Kessler Square and Kessler Highlands were originally platted in 1923 and currently contain 366 homes. The lots are laid out on a tight grid, with a regularity of setbacks, stylistic influences, scale, materials and landscaping. Both additions were largely built out during the 1920’s and 1930’s with a variety of revival-style cottages and contemporary bungalows. The predominant styles are:
These two additions, along with the two Kessler Park Additions, are listed in the National Register of Historic Places. Together, the whole district is noted for its excellent collection of 1920’s-1940’s bungalows and large revival-style houses. The area has maintained a high level of integrity, achieved through unchanged historic fabric and well maintained yards and public spaces. This is a remarkably intact residential area with well-built homes, charming character, hills and trees.
Kessler Square and Kessler Highlands represent the best in Dallas community. A sense of history with architecture representing the last century. A community where neighbors respect the architectural integrity, landscape, scale and sense of place. With this respect, comes pride in our homes, surroundings and neighbors. It is a community that restores history while building a new future…a great place to call home.
The goals of establishing a Conservation District for Sub-area 2 are:
Limit the massing and scale of new and remodeled homes and maintain the spacing that is currently created by the consistent placement of driveways.
Discourage the complete demolition of sound homes of contributing styles and ensure that new and remodeled homes fit in with the original character of the neighborhood.
Keep the green spaces of the continuous front yards.
Sub-Area 2: Matrix of Development Standards
|#||Item||Standard Zoning (R-7.5)||Sub-Area 2 (Kessler Square & Kessler Highlands)|
|1||Height||30 feet maximum (measured from grade to the mid-point of the lowest eave to the top of house)||30 feet maximum height to the peak of the roof, from average of front ground level. First stories with a maximum 10 feet vertical face, as measured from the finished floor. (does not include front facing gables)|
|2a||Front yard setback||25 feet minimum||Average of the two adjacent houses.|
|2b||Rear yard setback||5 feet minimum||5 feet minimum|
|2c||Side yard setback||5 feet minimum||5 feet minimum on neighbor’s driveway side and 8 feet minimum on the side with original driveway; Remodels can keep existing setbacks on both sides Second story additions can be flush with the ground floor (i.e. can violate 5 or 8 ft side setbacks and use same side setback as original house)|
|3a||Front yard fences Height Material||4 feet maximum height
|3b||Rear yard fences Height Material||9 feet maximum height
|Must be set back at least 30 feet from front façade. Maximum height of 9 feet on back side of fence. Materials can be wood, stone, iron, or chain link.|
|3c||Corner-side yard fences Height Material||9 feet maximum height
|Must be set back at least 30 feet from front façade. Maximum height of 9 feet on side yard fence. Maximum height on alley is 9 feet. Materials can be wood, stone, iron, or chain link.|
|4||Driveways||#||Driveways must stay on original side. Exception being those where the driveway is on the north or west side. Only one curb cut per lot (except corner lots) with a maximum width of 10 feet. Corner lots can have 1 curb cut on each street total.|
|6||Lot size*||7500 square foot minimum||7500 square foot minimum|
|7||Stories*||No maximum||2 story maximum|
|8||Floor Area Ratio||No maximum||.45 (45%) maximum (main structure only) allows up to approx. 3400 s.f. home|
|9||Accessory Structures||#||Must be located in rear 1/3 of the lot.|
|10||Remodeling||#||Certain features may not be removed|
|11||Additions||#||Must match style of existing house and use the same or similar materials. Porte cocheres must be cons tructed of same material as 1st floor of house and may not be more than 1 ½ stories. No additions allowed to the front façade of the house.|
|12||2nd story additions||#||2nd story additions must be made of the same materials as the 1st floor. Any second story addition must be set back from the plane of the original front façade by a minimum of 18”. Porte cochere may not be more than 1 ½ stories. Porte cochere as distinguished from carports, must be built of the same material as the 1st floor of the house. No restrictions on gables other than no vinyl or aluminum siding.|
|13||Architecture (New const/ Remodeling)||#||Contributing styles are: Colonial Revival, Craftsman, French Eclectic, Minimal Traditional, Spanish Eclectic, and Tud|
|14||Building materials||#||First floor façade and 25 feet back on the sides must be brick, brick veneer, or stone. No vinyl or aluminum siding. Cement based stucco is permissible for Spanish Eclectic style home. Gables and 2nd stories may also use stucco, wood or wood- like materials.|
|15||Roof type||#||With regards to renovation, alterations to original roof line must be consistent with original roof style and slope. Tudor: cross gabled with steep roof slope between 45 to 70 degrees. Spanish Eclectic: appear to be flat or with low slope of 30 degrees maximum. Craftsman: front gabled with a slope of 20 – 40 degrees. Colonial: side gabled with a pediment over the porch or single-centered cross-gabled with a slope of 20 – 40 degrees. With regards to new constructions, the principle roofline on the front part of the house should be parallel with the street and broken up by gables, dormers, chimney or other features. The roof type should adhere to one of the architectural types listed above or have a slope between 45 and 70 degrees. No hip roofs allowed on front façade of the house.|
|16||Porch enclosures||#||Must be at least 75% glass|
|17||Front yard coverage||#||30% maximum non-plant life material (non-plant life material: cement, stone, gravel, pavers)|
|18||House width||#||50 foot maximum (for oversized lots) and 30 foot minimum|
|19||Painting brick/stone||#||Natural stone may not be painted|
|20||Garages and carports||#||Must be located in the rear 1/3 of the lot. Porte Cocheres may be up to 1 ½ stories.|
|21||Parkway trees||#||All new construction is required to plant at least 1 large shade tree in the front yard 4 – 5 feet from the sidewalk (unless a large shade tree is already standing). Trees must have a minimum caliper of 5”.|
|22||Retaining walls||#||Must be some form of masonry: stone, brick, concrete pavers, etc., and must be no more than 6” above the retained ground level.|
|23||Demolitio||Requires demolition permit||A contributing structure built prior to 1945 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% of the structure’s value according to DCAD. Contribut ing structures are: Tudor, Spanish Eclectic, Colonial Revival, Craftsman, Mission, French Eclectic, and Minimal Traditional.|
|24||Parking||#||All boats, trailers, and RVs must be parked in the rear of the house.|
|25||Foundations||#||New construction foundation must be raised a minimum of 18” above grade on the front façade.|
|26||Windows||#||For new construction, no more than 25% of front façade can be fenestration (except for porch enclosures). All windows principle dimensions must be vertical. All windows must have a sash of 1.5 inches minimum and windows must have a brick mould or exterior casing of no less than 1.5 inches in width. This is to give a total trim width around windows of 3” minimum. Paired or tripled windows must have a mullion not less than 4” in width.|