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(f)
Architectural
standards
for
remodeling
of High
Tudor and
Tudor
Cottage
houses.
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(1)
Applicability.
Remodeling
of houses
that are
identified
as High
Tudor or
Tudor
Cottage in
Exhibit B
must
comply
with the
standards
for new
construction
and the
standards
contained
in this
section.
This
section
applies to
the front
facade and
wrap-around.
(2) Materials. Any remodeling must match the original
brick and stone in size, color, coursing, texture, mortaring, and joint
detailing.
(3) Porte cocheres. Porte cocheres may not be
enclosed.
(4) Architectural design features: The following
architectural design features must be maintained or duplicated. These
architectural design features may be relocated within the front facade
or wrap-around.
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(A)
Balustrades.
(B) Chimneys.
(C) Dormers.
(D) Exterior stained and leaded glass.
(E) Front porches with columns.
(F) Porte cocheres.
(G) Roof eaves.
(H) Turrets.
(I) Window and door openings.
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(g)
Demolition
of
High
Tudor
houses.
Houses
identified
as
High
Tudor
in
Exhibit
B may
be
demolished
only
if the
cost
of
bringing
the
house
into
compliance
with
all
applicable
building
code
requirements
using
materials
similar
to the
original
materials
is
greater
than
80
percent
of the
structure’s
value
according
to the
Dallas
Central
Appraisal
District.
(h) Architectural standards for remodeling and
reconstruction of non-Tudor houses. Non-Tudor houses may be remodeled in
their own style, or in the High Tudor style, as long as the front facade
and wrap-around reflects the chosen architectural style. Houses
completely or partially destroyed due to acts of God may be rebuilt in
the original architectural style or in the High Tudor style.
(i)
Architectural
standards
for
Craftsman
houses. |
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(1)
Applicability.
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(A)
If a
Craftsman
house
is
demolished,
it
may
be
replaced
by a
High
Tudor
house
or a
Craftsman
house.
If
the
new
house
is a
High
Tudor
house,
it
must
comply
with
the
architectural
standards
for
new
construction.
If
the
new
house
is a
Craftsman
house,
it
must
comply
with
these
standards.
(B) Houses that are identified as Craftsman in Exhibit
B must be remodeled according to the following standards.
(C) This section applies to the front facade and
wrap-around.
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(2) Materials. Craftsman houses
must be constructed of brick, hardiplank, or wood. Any remodeling must
match
the
original
materials
in
type,
size,
color,
coursing,
texture,
and
joint
detailing.
(3) Roof form. Craftsman houses must have a
front-gabled roof with a shallow roof slope between 20 degrees and 40
degrees, with a minimum roof overhang of at least 18 inches. Roof
rafters must be exposed. Decorative beams or braces must be added under
gables. Gables must have dentils.
(4) Windows. Windows must be double-hung with 1-over-1
lights, or must be mission-styled. Windows must be grouped in clusters
of two or three.
(5) Front porches. An unenclosed front porch is
required along a minimum of 50 percent of the front facade. The front
porch roof must be supported by tapered, square box columns with a brick
or stone base. The front porch must be surrounded by a wood balustrade
or railing. The entryway must have a Craftsman wood door.
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| (j) Architectural standards for Spanish Revival houses.
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(1) Applicability. Spanish Revival houses must be remodeled according to the following standards. This section applies to the front facade and wraparound.
(2) Materials. Any renovations or additions must match
the original brick, stone, or stucco in color, coursing, mortaring,
size, and texture.
(3) Roofs. Spanish Revival houses must have a
front-gabled roof with a shallow roof slope between 20 degrees and 40
degrees, with a maximum roof overhang of 8 inches. (4) Windows. Windows must have 6-over-6 or 9-over-9
divided lights.
(5) Arches. Arches above doors and windows must be
retained.
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| (k) Architectural standards for Minimal Traditional
houses.
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(1) Applicability. Minimal Traditional houses must be
remodeled according to the following standards. This section applies to
the front facade and wraparound.
(2) Materials. Any remodeling must match the original
brick or stone in color, coursing, joint detailing, mortaring, size, and
texture.
(3) Roofs. Minimal Traditional houses must have a
cross-gabled roof with low to moderate roof slope between 30 and 45
degrees, and a single projecting front-facing entryway. The maximum roof
overhang is 12 inches.
(4) Windows. Windows must have multi-pane sashes.
(5) Porches. A front porch entry feature is required.
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| (l) Architectural standards for Neo-Colonial houses. |
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(1) Applicability. Neo-Colonial houses must be
remodeled according to the following standards. This section applies to
the front facade and wraparound.
(2) Materials. Any remodeling must match the original
brick or stone in color, coursing, joint detailing, mortaring, size, and
texture.
(3) Roof form. Neo-Colonial houses must have a
side-gabled roof with a low to moderate roof slope between 35 and 60
degrees.
(4) Windows. Windows must be double hung with
multi-pane sashes. Windows must be symmetrically balanced on both sides
of the center door.
(5) Front door. The front door must be accentuated
with a decorative pediment with crown, entry porch, slender columns, and
pilasters. |
| (m) Architectural standards for Ranch houses. |
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(1) Applicability. Ranch houses must be remodeled
according to the following standards. This section applies to the front
facade and wrap-around.
(2) Materials. Any remodeling must match the original
brick, stone, or wood in color, coursing, joint detailing, mortaring,
size, and texture.
(3) Roof form. Ranch houses must have a hipped roof
with a low roof slope between 20 and 35 degrees. The overhang must be a
minimum of 12 inches but no more than 24 inches.
(d) Windows. Windows must be ribbon or picture style.
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| (n) Architectural standards for Contemporary houses.
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(1) Applicability. Contemporary houses must be
remodeled according to the following requirements. This section applies
to the front facade and wraparound.
(2) Style and materials. Any remodeling must match the
original materials, roof slope, and style of the main structure.
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| (o) Procedures.
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(1) Review form applications. A review form application must be submitted to the Director for any work covered by the standards contained in this ordinance.
(2) Posting of architectural plans. Upon filing an
review form application for new construction, the applicant must post a
laminated minimum 11-inch-by- 17-inch sign in the front yard with the
following information, and forward a copy of the sign to the
neighborhood association.
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(A) A scaled color rendering of the front facade of the completed new construction or remodeling and the two adjacent houses, indicating the dimensions of all structures.
(B) A scaled site plan showing the front yards,
driveways, and footprints of the completed new construction or
remodeling and the two adjacent structures. The site plan must be sealed
by a licensed architect or engineer. |
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(3) Work requiring a building permit. |
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(A) Upon receipt of a review form application for a
work requiring a building permit, the building official shall refer the
review form application to the Director to determine whether the new
construction or remodeling meets the standards of this ordinance. The
review of the review form application by the Director must be completed
within 30 days after submission of a complete review form application.
(B) If the Director determines that the new
construction or remodeling complies with the standards of this
ordinance, the Director shall approve the review form application, and
forward it to the building official, who shall issue the building permit
if all requirements of the construction codes and other applicable
ordinances have been met.
(C) If the Director determines that the new
construction or remodeling does not comply with the standards of this
ordinance, the Director shall state in writing the specific requirements
to be met before issuance of a building permit, deny the review form
application, and forward it to the building official, who shall deny the
building permit. The Director shall give written notice to the applicant
stating the reasons for denial of the review form application. Notice is
given by depositing the notice properly addressed and postage paid in
the United States mail. The notice to the applicant must be sent to the
address shown on the review form application.
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(4) Work not requiring a building permit.
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(A) For work not requiring a building permit, the
applicant must submit a review form application. The Director shall
determine whether the proposed new construction or remodeling meets the
standards of this ordinance. The review of the review form application
by the Director must be completed within 10 days after submission of the
review form application.
(B) If the Director determines that the new
construction or remodeling complies with the standards of this
ordinance, the Director shall approve the review form application and
give written notice to the applicant.
(C) If the Director determines that the new
construction or remodeling does not comply with the standards of this
ordinance, the Director shall state in writing the specific requirements
to be met before an approval can be granted. The Director shall give
written notice to the applicant stating the reasons for denial. Notice
is given by depositing the notice properly addressed and postage paid in
the United States mail. Notice to the applicant must be sent to the
address shown on the review form application.
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(5) Appeals.
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(A) An applicant may appeal any decision made by the
Director to the board of adjustment by filing a written appeal with the
Director within 10 days after notice is given to the applicant of the
Director's decision.
(B) The director shall send written notice of the
appeal to the applicant, the neighborhood association, and all owners of
real property located within 200 feet, including streets and alleys,
from the boundary of the area upon which the appeal is made. The notice
must be given not less than 10 days before the day set for the hearing.
Notice is given by depositing the notice properly addressed and postage
paid in the United States mail to the property owners as evidenced by
the last approved city tax roll.
(C) The board of adjustment shall hold a public
hearing on all appeals.
(D) In considering the appeal, the sole issue before
the board of adjustment is whether the Director erred in the decision.
The board of adjustment shall consider the same standards that were
required to be considered by the Director.
(E) Appeals to the board of adjustment are the final
administrative remedy. |
