Sam Dealey, Kessler Woods and Timbergrove
Sam Dealey Estates and Kessler Woods were the first post-WWII developments within the current KNU boundaries. Initial homes were primarily 1 1/2 or 2 stories, giving way almost exclusively to one-story dwellings with the growing popularity of ranch style homes that responded to the more casual lifestyle of post WWII America. Early ranch houses were mostly based on western ranch house designs popular on the west coast, and featured elements such as roughhewn posts on front porches, rustic brick or stone, and cedar shake shingles (now replaced). As the 1950’s progressed, homes now classified as Mid-Century Modern were constructed in addition to those incorporating traditionally historic elements within the ranch style framework. Emphasis was placed on backyards, with many of the original homes featuring outdoor barbeques and large paved private patios for entertaining. The more modern homes feature large plate glass windows, sliding glass doors, and decorative metalwork. In addition, several homes in this area were designed by prominent architects.
Developed by former Kessler resident and Dallas Mayor Robert Folsom, Timbergrove Circle represents the next addition to KNU. Starting in 1960, homes were constructed primarily in both the Contemporary style and traditional Ranch style but with more emphasis on the vertical structure.
Of the 231 post-war homes surveyed by volunteers supervised by Preservation Dallas in March 2004, the following information was gathered:
- 12% or 28 homes were built in the 1940’s
- 65% or 151 homes were built in the 1950’s
- 18% or 41 homes were built in the 1960’s
- 5% or 11 homes were built in the 1970’s
These post war homes were built beginning in 1947, and are categorized by fairly low roof lines, private outdoor areas, and have elevations with a heavy emphasis on the horizontal line. The prevalent styles are Western Ranch, American Colonial Ranch, California (contemporary) Ranch, French Provincial Ranch and Minimal Traditional. Generally, these homes are frequently one story although there are multi-level exceptions.
Following is a summary and discussion of the elements in the ordinance for Sub-Area 3:
Building Mass and Lot Coverage
New construction and remodels will adhere to the following guidelines:
- Front setback shall be an average of the two adjacent homes (existing footprint), with the exception of 910 and 940 W. Colorado. (These homes will have a setback of 25 feet measured from the curb or property line, whichever is greater. Corner lot set back should be no less than the adjacent property.)
- Side setbacks shall be 5 feet, the current standard for R7.5 (our base zoning district). In addition, we will adopt the side yard setbacks (height looming), similar to the Greenway Parks Conservation District Ordinance where homes must have additional setback as they get taller. The height of any structure may not exceed 3x the distance from ground level of the side or rear property line, with the height being measured from the ground level at the side or rear property line. For example, a structure set back six feet from the side yard line may not exceed 18 feet in height above the ground level at the side property line. Chimneys are not subject to this height looming provision.
- Rear setback shall be 5 feet, the current standard for R7.5 (our base zoning district) with the addition of the height looming clause as stated above.
- Lot coverage will remain at the current City maximum of 45%.
- Maximum Height will be 30 feet (measured midpoint between the eave and ridge) and limited to two full stories only measured from the street façade.
Explanation: As in Greenway Parks, a value preference is given to preserving our original homes. Therefore, if the demand exists to expand a home size, a homeowner can add on to the original structure in lieu of demolition and new construction. This keeps the streetscape and architectural integrity intact over time. It also ensures that homeowners’ needs are met as lifestyles, trends and times change. The anti-looming side yard setback mandates that houses move away from their neighbors as they get taller, in order to protect privacy and allow for sunlight. The maximum height limitation is self-explanatory, and lends consistency in scale as it relates to our streetscapes.
- A significant house as designated by Preservation Dallas during the Discover Dallas Architectural Survey in March 2004, may only be demolished if the cost of bringing the house up to compliance standards, addressing all applicable building code requirements, and employing materials that achieve a similar appearance to the original construction is greater than 80% of the structure’s value (according to the Dallas Central Appraisal District).
Explanation: These post war homes represent those of architectural and/or social significance to our neighborhood. Preservation of these properties will maintain a historic thread throughout the sub-district, illustrating the evolution of the Ranch House. Tighter restrictions apply to the removal of these homes due to the historic value. Demolition is only for the most dilapidated properties and not those that are in need of extensive repair, customary maintenance, or costly renovation/remodeling.
- For structures not designated as significant by Preservation Dallas, there are no demolition restrictions.
- List of Significant Houses in Sub-Area 3:
- 808 W. Colorado Boulevard
- 910 W. Colorado Boulevard
- 940 W. Colorado Boulevard
- 806 Evergreen Hills Road
- 823 Evergreen Hills Road
- 1010 Evergreen Hills Road
- 1019 Evergreen Hills Road
- 1027 Evergreen Hills Road
- 810 W. Greenbriar Lane
- 827 W. Greenbriar Lane
- 944 W. Greenbriar Lane
- 1661 Kessler Canyon Drive
- 1510 Kessler Parkway
- 1516 Kessler Parkway
- 1522 Kessler Parkway
- 1626 Kessler Parkway
- 1708 Kessler Parkway
- 1810 Kessler Parkway
- 1828 Kessler Parkway
- 1834 Kessler Parkway
- 1934 Kessler Parkway
- 2022 Kessler Parkway
- 1006 Knott Place
- 1016 Knott Place
- 1010 Knott Place
- 1024 Knott Place
- 1614 Nob Hill Road
- 1622 Nob Hill Road
- 1687 Nob Hill Place
- 1696 Nob Hill Place
- 1346 Rainbow Drive
- 907 Sam Dealey Drive
- 834 Shady Lane
- 1931 Timbergrove Circle
- Front Yard Fencing: Chain link fencing is specifically prohibited in the front yard
- Side and Rear Yard Fencing: For those side yards adjacent to a street (corner lots), no chain link fencing shall be permitted on a street side yard.
Fencing Restrictions on Escarpment Lots
Twelve lots within Sub-Area 3 also lie in the escarpment zone. Additional fencing regulations are included in the Conservation District Ordinance for those properties. Addresses below.
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- 1906 Kessler Parkway
- 1910 Kessler Parkway
- 1914 Kessler Parkway
- 1924 Kessler Parkway
- 1934 Kessler Parkway
- 1940 Kessler Parkway
- 1948 Kessler Parkway
- 1954 Kessler Parkway
- 2010 Kessler Parkway
- 2016 Kessler Parkway
- 2022 Kessler Parkway
- 2040 Kessler Parkway
Kessler Park was originally conceived as a sylvan, park-like setting without fences. Any future fencing projects should preserve the neighborhood beauty, adhering to more careful restrictions than currently allowed by the city standards.
Property owners who reside along the escarpment enjoy unrestricted views across the hills without privacy fencing. The escarpment is the single most defining and unique element in Kessler Park. The existing escarpment ordinance serves to define where the escarpment is located specific to individual lots within Kessler Park. Enforcement of the existing escarpment ordinance also protects native vegetation, requires a like-plant replacement, and prevents encroachment of new structures. It is also used to restrict fence types in an effort to preserve corridor and vista views for homes that were originally built for the views.
Where interior lots and side yards above or below the escarpment allow for privacy, solid privacy fencing shall be permitted on an interior lot line and up to 25 feet of the back face of the original house, but not within the escarpment. Property owners bordering Colorado Blvd are predominantly in need of privacy and special consideration.
Kessler Park has double-frontage lots whereby one property’s backyard fence abuts a neighbor’s front yard. The appearance and type of fence used in these applications should be respectful to property owners who share their front door with back yard fences. The same standards created for the escarpment zone will be applicable to double-frontage lots
New Construction and Remodeling Material Restrictions
Exterior Insulated Foam System (E.I.F.S.) is specifically prohibited.
- Garages may be located anywhere within the lot per the existing R7.5 regulations.
- Recreational vehicles, trailers and boats shall be parked behind the front building setback and screened from the front street.
- The front yard shall be limited to a maximum of 30% of non-pervious material.
Sub-Area 3: Matrix of Development Standards