CITY PLAN COMMISSION THURSDAY, FEBRUARY 7, 2008
Planner: Olga Torres-Holyoak
FILE NUMBER: Z067-325 (OTH) DATE FILED: September 5, 2007
LOCATION: East corner of Wycliff Avenue and Lemmon Avenue
COUNCIL DISTRICT: 14 (Emmons) MAPSCO: 35 S
SIZE OF REQUEST: Approx. 0.537 acres CENSUS TRACT: 6.03
REPRESENTATIVE: SGDesign, Inc.
APPLICANT: Well Fargo Bank
REQUEST: An application for a Specific Use Permit for a bank or
savings and loan with drive-in window on property zoned a
GR General Retail Subdistrict within Planned Development
District No. 193, the Oak Lawn Special Purpose District.
SUMMARY: The applicant proposes to construct an approximately 2,749
square foot bank with two drive-through ATM windows.
STAFF RECOMMENDATION: Approval for a ten-year period with eligibility for
automatic renewals for additional ten-year periods,
subject to a site plan, landscape plan and conditions.
• The request site is currently undeveloped.
• The request site is adjacent to multiple family and retail.
• The proposed use is an approximately 2,749 square foot bank with two drive-thru
automatic teller machines.
Zoning History: There has been one Board of Adjustment case in the area.
1. BDA-056-025: On November 14, 2005, the Board of Adjustment denied a request
for a special exception to the landscape regulations in conjunction
with construction of eight, 3-story residential units on a site
currently developed with a multiple family use.
Thoroughfares/Street Type Existing ROW
Lemmon Avenue Principle Arterial 80 ft.
Wycliff Avenue Major Arterial 60 ft.
Zoning Land Use
Site PD 193 -GR Undeveloped
Northeast PD 193 MF-2 Multiple family
Northwest PD 193 GR Retail & Restaurant
Southwest PD 193 GR Retail
Southeast PD 193 GR Retail
The Oak Lawn Special Purpose District and the Oak Lawn Plan include the following
(1) To achieve buildings more urban in form.
(2) To promote and protect an attractive street level pedestrian
environment with continuous street frontage activities in retail areas.
(3) To encourage the placement of off-street parking underground or
within buildings similar in appearance to non-parking buildings.
(4) To promote development appropriate to the character of nearby
neighborhood uses by imposing standards sensitive to scale and adjacency issues.
(5) To use existing zoned development densities as a base from which
to plan, while providing bonuses to encourage residential development in commercial
(6) To discourage variances or zoning changes which would erode the
quantity or quality of single-family neighborhoods, or would fail to adhere to the
standards for multiple-family neighborhoods and commercial areas.
(7) To promote landscape/streetscape quality and appearance.
The applicant’s request complies with objectives No. 2, 4, 6, and 7. It is anticipated that
pedestrian sidewalks will be aligned away from Wicliff Avenue and Lemmon Avenue,
thus providing a buffer from traffic movements along the thoroughfare.
The request does not comply with the following objectives: No. 1 because the design of
the building and overall layout of the site does not have an urban form; No. 3, because
the required parking does not warrant a parking structure; and No. 5, because the
request does not include a residential element.
The forwardDallas!The request for a bank or savings and loan with drive-through
window service complies with the following land use goal and policy of the
Comprehensive Plan because the use and development of the property is consistent
with the retail nature of the area:
The neighborhood has a unique retail and office development character.
Goal 1.1 Align Land Use strategies with economic development priorities.
Policy 1.1.5 Strengthen existing neighborhoods unique characteristics and
promote unique characteristics.
Land Use Compatibility:
The approximately 0.537-acre request site is zoned a GR General Retail Subdistrict
within Planned Development District No. 193, the Oak Lawn Special Purpose District.
The site is currently undeveloped. The applicant is proposing to construct a bank with
drive-through automatic teller machines on the property, which requires a Specific Use
Permit. The applicant indicates the proposed building height is 21’6” feet, the maximum
allowed height in a GR District is 24’.
The surrounding land uses are multiple family to the northeast; retail to the southeast;
retail uses to the southwest; and retail uses and restaurant to the northwest.
The general provisions for a Specific Use Permit in Section 51A-4.219 of the Dallas
Development Code specifically state: (1) The SUP provides a means for developing
certain uses in a manner in which the specific use will be consistent with the character
of the neighborhood; (2) Each SUP application must be evaluated as to its probable
effect on the adjacent property and the community welfare and may be approved or
denied as the findings indicate appropriate; (3) The city council shall not grant an SUP
for a use except upon a finding that the use will: (A) complement or be compatible with
the surrounding uses and community facilities; (B) contribute to, enhance, or promote
the welfare of the area of request and adjacent properties; (C) not be detrimental to the
public health, safety, or general welfare; and (D) conform in all other respects to all
applicable zoning regulations and standards. The regulations in this chapter have been
established in accordance with a comprehensive plan for the purpose of promoting the
health, safety, morals, and general welfare of the city.
The proposed use and development of the property is consistent with the retail and
office nature of the area. The site plan indicates the drive-through lane will provide two
stacking spaces for the ATM service as required by Code. The ATM lanes have ingress
and egress access on Wycliff Avenue and on Lemmon Avenue. The bank will also
have ingress/access on both, Wicliff Avenue and Lemmon Avenue.
SETBACKS Density Lot Special
DISTRICT Height Primary Uses
Front Side/Rear FAR Coverage Standards
Maximum FAR 2:1
Additional .5:1 FAR is Retail and
PDD 193 10* ft. 0 ft.
allowed where there is
General Retail a minimum 1:1 personal service
component of uses
* The front yard for this site is on Lemmon Avenue.
Landscaping required per Planned Development District No. 193. The attached
landscaping plan is also a condition of the Specific Use Permit. The landscaping plan
meets the requirements of PDD No. 193.
Parking / Traffic:
Parking required per Planned Development District No. 193 for a bank requires 1 off-
street parking space per 366 square feet of floor area. The proposed bank will require 8
off-street parking spaces for 2,749 square feet. The site plan shows that 22 spaces will
be provided. The SUP conditions state that at least two stacking spaces for ATM
service be provided.
The site plan shows ingress and egress points on Lemmon Avenue and Wycliff Avenue.
This driveway allows for customers who park to use either Wycliff Avenue or Lemmon
Avenue as an exit. Egress on Lemmon Avenue will be a right-turn only since traffic will
be exiting on to Lemmon Avenue west bound. Wycliff Avenue is a one way street and
will allow a left turn only for exit purposes. Staff is recommending that directional
signage be provided on the Wycliff Avenue access point.
The expected number of trips generated by the proposed use is 730 trips per day
according to the trip rate for a financial institution with drive-in for the proposed floor
area. A Traffic Impact Study is only required for proposals that generate more than
1,000 trips per day unless a waiver is issued.
List of Partners/Principals/Officers
Piedmont Wycliff Partners, L.P.
The partners that are the owners of the property at 4232 Lemmon Ave. are:
Allen S. Hardin, Jr.
Robert L. Mencke
WELLS FARGO CORPORATE GOVERNANCE
Board of Directors
John S. Chen
Lloyd H. Dean
Susan E. Engel
Enrique Hernandez, Jr..
Robert L. Joss
Richard M. Kovacevich
Richard D. McCormick
Cynthia H. Milligan
Nicholas G. Moore
Philip J. Quigley
Donald B. Rice
Judith M. Runstad
Stephen W. Sanger
John G. Stumpf
Susan G. Swenson
Michael W. Wright
Howard I. Atkins, Senior EVP, Chief Financial Officer
Patricia R. Callahan, EVP, Compliance and Risk Management
David A. Hoyt, Senior EVP, Wholesale Banking
Richard M. Kovacevich, Chairman
Richard D. Levy, EVP, Controller
Michael J. Loughlin, EVP and Chief Credit Officer
Mark C. Oman, Senior EVP, Home and Consumer Finance
James M. Strother, EVP, General Counsel, Law and Government Relations
John G. Stumpf, President and Chief Executive Officer
Carrie L. Tolstedt, Senior EVP, Regional Banking
Julie M. White, EVP, Director of Human Resources
SPECIFIC USE PERMIT CONDITIONS
Z067 325 (OTH)
1. USE: The only use authorized by this specific use permit is a bank or savings
and loan office with two unmanned teller machines.
2. SITE PLAN: Use and development of the Property must comply with the
attached site plan.
3. TIME LIMIT: This specific use permit is approved for a ten-year period, and is
eligible for automatic renewal for additional ten-year periods, pursuant to Section
51A-4.219 of CHAPTER 51A of the Dallas City Code, as amended. In order for
automatic renewal to occur, the Property owner must file a complete application
for automatic renewal with the director before the expiration of the current
period. Failure to timely file a complete application will render this specific use
permit ineligible for automatic renewal. (Note: The Code currently provides that
applications for automatic renewal must be filed after the 180th but before the
120th day before the expiration of the current specific use permit period. The
Property owner is responsible for checking the Code for possible revisions to this
provision. The deadline for application for automatic renewal is strictly enforced).
4. LANDSCAPING: Landscaping must be provided as shown on the attached site
plan. Plant materials must be maintained in a healthy, growing condition.
5. INGRESS-EGRESS: Ingress and egress must be provided in the locations
shown on the attached site plan.
6. STACKING: A minimum of two stacking spaces must be provided for each
automated teller machine (ATM) in the location shown on the attached site plan.
7. DIRECTIONAL SIGNAGE: Directional signage and pavement markings must be
provided to clearly indicate ingress and egress from the drive-through window
lane. Final design of the signage and pavement markings must be approved by
the building official prior to the issuance of a certificate of occupancy for the use
authorized by this specific use permit.
8. MAINTENANCE: The entire Property must be properly maintained in a state of
good repair and neat appearance.
9. GENERAL REQUIREMENTS: Use of the Property must comply with all federal
and state laws and regulations, and with all ordinances, rules, and regulations of
the City of Dallas
PROPOSED SITE PLAN
PROPOSED LANDSCAPE PLAN
Page 1 of 2
Notification List of Property Owners
30 Property Owners Notified
Label # Address Owner
1 4232 LEMMON PIEDMONT WYCLIFF LP
2 4227 BOWSER BOWSER AVE LTD PS
3 4311 BOWSER BREEDEN BRETT COCHRAN &
4 4208 LEMMON BURGER KING 542
5 4310 LEMMON CHANDLER NANCY ANN S TR
6 4301 BOWSER CHANWYN CORPORATION
7 3518 WYCLIFF CLIPPARD DAVID T
8 403 REUNION DALLAS AREA RAPID TRANSIT
9 4304 LEMMON DESANDERS LEE
10 4239 LEMMON EXXON MOBIL CORP
11 4235 BOWSER FARHAT PHILLIP &
12 3502 WYCLIFF GOMEZ JOSE F
13 3542 WYCLIFF HOMESALES INC
14 4207 LEMMON JOHNSON PAGE H &
15 4305 LEMMON K&B LEMMON TX LTD &
16 4207 BOWSER KANAWHA PROPERTIES LTD
17 3534 WYCLIFF KATZ LUCIA
18 4239 BOWSER LETZLER DANIEL C &
19 4218 LEMMON LIU TA H
20 3510 WYCLIFF MARTINDALE CATHY M
21 4243 BOWSER MASSO JADD F
22 3526 WYCLIFF PERINI VINCENT W
23 4212 LEMMON PILLSBURY CO
24 4231 BOWSER THOMPSON STEPHEN B &
25 4226 LEMMON XAST INVESTMENTS INC
26 4221 BOWSER YOUNG EDWIN C
Friday, December 14, 2007
Label # Address Owner
27 4217 BOWSER JIMENEZ DOMINIC L
28 4217 BOWSER MARTORI STEPHEN A
29 4217 BOWSER BAY STEFFEN
30 4217 BOWSER LANDRY BARBARA
Friday, December 14, 2007
Early Notification List
Al Romero Anthony Jones Betty Wadkins
PO Box 870875 PO Box 0711 2843 Modesto Drive
Mesquite, TX 75150 Galveston, TX 77553 Dallas, TX 75227
Bill Dahlstrom Bridge Ballowe c/o Nextel Cindy Harris
901 Main St.,Ste 6000 1680 N. Prospert Dr. 4310 Buena Vista #8
Dallas, TX 75202 Ricardson, TX 75081 Dallas, TX 75205
Clarence F Cope Jane Guerrini Jeff Bosse
10404 Ferndale 7032 Lupton PO Box 4738
Dallas, TX 75238 Dallas, TX 75225 Dallas, TX 75208
Leanne Witek Marcus Wood Pam Conley
16660 N Dallas Pkwy #1200 6060 N Central Expy Ste 333 901 N Madison Avenue
Dallas, TX 75248 Dallas, TX 75206 Dallas, TX 75208
Rob Baldwin Robert P. Garza Mindy Owen
401 Exposition 412 E. Sixth St. 1500 Marilla 5FS
Dallas, TX 75226 Dallas, TX 75203 Dallas, TX 75201
Steve Craft Steve Kim Alpha Testing, Inc
P O Box 542225 4318 Sexton Ln. Virginia Brown
Dallas, TX 75354 Dallas, TX 75229 2209 Wisconsin St, Ste 100
Dallas, TX 75229
Am. Metro/Study Corp Arborilogical Services, Inc. Bluffview Homeowner
Marque Nelson Bill Seaman Pat White
14881 Quorum Dr #400 16 Steel Rd. 4714 Wildwood
Dallas, TX 75240 Wylie, TX 75098 Dallas, TX 75209
Cedar Vista Conservation Dallas ISD Dallas Planning Asoc
Chris Lomax Stan Armstrong Stuart Pully
6430 Dixie Garden Ln 3700 Ross Ave, Box 61 P O Box 781609
Dallas, TX 75236 Dallas, TX 75204 Dallas, TX 75378
FW Dodge Reports INCAP Fund Jackson Walker
Donna McGuire Lauren Odell Suzan Kedron
9155 Sterling Dr. Ste 160 300 Crescent Court 901 Main St. #6000
Dallas, TX 75063 Dallas, TX 75208 Dallas, TX 75202
Jackson Walker Kiestwood Neighbors Koons Real Estate Law
Jonathan Vinson Neoma Shafer James Schnurr
901 Main St. #6000 2538 W Kiest Blvd 3400 Carlisle St, #400
Dallas, TX 75202 Dallas, TX 75233 Dallas, TX 75204
Lake Highlands AIA Law Office of R Albright Master Plan
Terri Woods Roger Albright J Kimborough
9603 Rocky Branch Drive 3301 Elm St 900 Jackson St
Dallas, TX 75243 Dallas, TX 75226 Dallas, TX 75202
MetroStudy Corp Micheal R Coker Co Minyards Properties Inc
Rebecca Webb Michael R Coker Dennis O'Malley
14881 Quorum Dr #400 2700 Swiss Ave. #100 777 Freeport Pkwy
Dallas, TX 75254 Dallas, TX 75209 Coppell, TX 75019
N Pk Lovefied Comm Civic Oak Cliff Chamber PARC DU LAC
League Joe Burkleo Linda Sharp
Joyce Lockley 545 Lacewood Drive 12126 Vendome Place
4718 Wateka Dr. Dallas, TX 75224 Dallas, TX 75230
Dallas, TX 75209
PWS Architects Inc. Quick Trip Co. Robert Reeves & Assoc. Inc.
Phillip Shepherd Teri Dorazil Robert Reeves
4616 Abbott Ave 14450 Trinity Blvd. #300 900 Jackson St, Suite 160
Dallas, TX 75205 Fort Worth, TX 76155 Dallas, TX 75202
Signs Manufacturing United HOA United HOA
William Watson Norma Parry Thelma J. Norman
4610 Mint Way 1515 Reynaldston Ln. 2628 Blackstone Dr.
Dallas, TX 75236 Dallas, TX 75232 Dallas, TX 75237
W.A.R.N. Alan Pierce Art Rogers
Tashia Moseley 3912 Cedar Springs 4523 Holland Ave
5353 Maple Ave. Ste. 200 Dallas, TX 75219 Dallas, TX 75219
Dallas, TX 75235
Judith Hearst Laura French Leslie Brosi
2512 Thomas Ave 3856 W Beverly 3030 McKinney Ave. #205
Dallas, TX 75201 Dallas, TX 75209 Dallas, TX 75204
Margaret L Ray Michael Northrup P D Sterling
3211 Cherrywood 901 Main St, Ste 4000 P O Box 190511
Dallas, TX 75235 Dallas, TX 75202 Dallas, TX 75219
Robert Dyer Airway Heights Cedar Springs CC
1601 Elm St, Ste 3000 Rick Gonzales Alice Dykeman
Dallas, TX 75201 4283 S Cresthaven 4926 Cedar Springs Rd
Dallas, TX 75209 Dallas, TX 75235
Claridge Cochran Heights Cochran Heights
Mitch Hart-President Hector Garcia Karen Anderson
3510 Turtle Creek Blvd. 3601 Turtle Creek Blvd #901 5122 Pershing St
Dallas, TX 75219 Dallas, TX 75219 Dallas, TX 75206
CS Stakeholders Friends of the Katy Trail Greenland Hills
Alise Barrentine Eric VanSteengurg William A Payne
4114 Newton Ave #117 3523 McKinney Ave, PMB 441 5523 Monticello Ave
Dallas, TX 75219 Dallas, TX 75204 Dallas, TX 75206
Harwood International, Inc. Harwood International, Inc. Junius Heights HOA
Julie Morris Jerry Jackson Kara Kunkel
2828 N Harwood, Suite 1600 2828 N Harwood, Suite 1600 5527 Tremont Street
Dallas, TX 75201 Dallas, TX 75201 Dallas, TX 75214
Oak Lawn Committee Oak Lawn Comm. Prosecutor Orion Real Estate Group
P O Box 190912 Tanya Oliveira Bill Lamm
Dallas, TX 75219 9801 Harry Hines Blvd PO Box 540021
Dallas, TX 75220 Dallas, TX 75354
Perry Heights NA Raleigns-Hall Group
Cay Kolb Frank M Stick
4402 Rawlins 4224 N Hall St ENZ067-325(OTH)
Dallas, TX 75219 Dallas, TX 75219