LANDMARK COMMISSION OCTOBER 7, 2024

FILE NUMBER: CR245-005(RD) PLANNER: Rhonda Dunn, Ph.D.

LOCATION: 1124 E 9th St. DATE FILED: August 26, 2024
STRUCTURE: Non-Contributing DISTRICT: Tenth Street (H/60)
COUNCIL DISTRICT: 4 MAPSCO: 55-B
ZONING: PD-388 CENSUS TRACT: 0041.00

APPLICANT: Shannon Brown Keys

REPRESENTATIVE: N/A

OWNER: HIDDEN CREEK FUND QOZB LLC

REQUEST

Courtesy Review (CR) -- Construct a new main residential building (on a vacant lot), a
duplex.

BACKGROUND / HISTORY:

Presently, 1124 E 9th Street is a vacant interior lot sited near the intersection of E 9th
Street and N. Cliff Street (the southwest quadrant). The proposed new construction will
be identified as non-contributing to the Tenth Street Historic District.

There are no previous applications for Certificates of Appropriateness (or Demolition)

filed for this property that are pertinent to this CR.

RELEVANT PRESERVATION CRITERIA:

Tenth Street Historic District (H-60), Ordinance No.: 22852

(g) Yard, lot, and space regulations.

(1) Front yard setback;
(b) A main building on a corner lot must have front yard setback that is within five
percent of the average setback of other main buildings in the same blockface.
Documentation establishing average setbacks to be submitted by applicant.

CR245-005(RD) CR3-1
NEW CONSTRUCTION AND ADDITIONS
(b) New construction, additions to historic structures, accessory buildings,
porches, and balconies must be of appropriate massing, roof form, shape
materials, detailing and color and have fenestration patterns and solids-to-void
ratios that are typical of the historic structure.

(c) Vinyl and aluminum, or other imitation materials are not acceptable cladding
materials for the construction of a new main structure in this district or addition to
existing historic structure in this district.

RELEVANT SECRETARY OF THE INTERIOR’S STANDARDS/GUIDELINES FOR THE

TREATMENT OF HISTORIC PROPERTIES:

Guidelines for Setting (District / Neighborhood)

• Recommended: Identifying, retaining, and preserving building and landscape
features that are important in defining the overall historic character of the setting.
Such features can include circulation systems, such as roads and streets;
furnishings and fixtures, such as light posts or benches; vegetation, gardens and
yards; adjacent open space, such as fields, parks, commons, or woodlands; and
important views or visual relationships.
• Not Recommended: Removing or substantially changing those building and
landscape features in the setting which are important in defining the historic
character so that, as a result, the character is diminished.
• Not Recommended: Introducing new construction into historic districts which is
visually incompatible or that destroys historic relationships within the setting, or
which damages or destroys important landscape features.

RELEVANT DALLAS CITY CODE:

Section 51A-4.501. Historic Overlay District

(g) Certificate of Appropriateness.

(6) Standard certificate of appropriateness review procedure.
(C) Standard for approval. The landmark commission must grant the
application if it determines that:
(ii) for noncontributing structures, the proposed work is compatible
with the historic overlay district.

PROJECT DESCRIPTION & ANALYSIS:

The subject property is a vacant lot located in the 1,100 block of East 9th St, adjacent to
Greater El Bethel Baptist Church in the Tenth Street Historic District. On this lot, the
applicant is proposing to build a non-contributing residential structure, a side by side
duplex. Google Maps indicates a one-story duplex was sited on the lot as late as January
of 2013 however, a demolition permit is not on record with the city.

CR245-005(RD) CR3-2
Construction of a Residential Main Building
The applicant is proposing to build a side by side duplex with a shared wall between the
two units. (Reference attached architectural drawings for specifications.). The applicant’s
plans have received a preliminary review by the Plan Review and Field Inspections office;
regarding lot coverage, setbacks, and building placement.

Generally speaking, the applicant is reconstructing the prior duplex with minor alterations
in fenestration and increased massing to accommodate current living standards. During
the task force meeting, the applicant was asked to add exterior rear doors to both dwelling
units for safe egress. Other than that, the task force was supportive and appreciative of
the applicant’s efforts to pay homage to what was previously lost.

Conceptually, the setbacks, elevation and massing of the proposed building are
appropriate to the surrounding historic district. The purpose of this Courtesy Review is to
seek comments and feedback from the Landmark Commission, on the concept of
constructing a new main residential building on an interior lot in the Tenth Street district.
The applicant will return with a Certificate of Appropriateness application for approval,
prior to commencement of any work. No motion or action is required by the Landmark
Commission for this Courtesy Review.

STAFF RECOMMENDATION:

Courtesy review – no action required. That the request to construct a new main
residential building (on a vacant lot), a duplex be conceptually approved with the
understanding that the final design, as well as any associated site plans, elevations,
renderings, and details are to be submitted for Landmark Commission review.

TASK FORCE RECOMMENDATION:

Courtesy Review -- Supportive. Comments only specifically, rear exits needed.

CR245-005(RD) CR3-3
SITE MAP
1124 E 9th St.

The yellow rectangle highlights 1124 E 9th St. The orange shading indicates Tenth Street Historic District
coverage. Basemap Source: Google Earth (Google Maps mistakenly identifies Greater El Bethel at
1130 E. 9th St as 1124 E. 9th St)

CR245-005(RD) CR3-4
CURRENT PHOTO
1124 E 9th St.

Front, north elevation – displays vacant lot at 1124 E 9th St next to Greater El Bethel Baptist
Church. Source: Google Maps - Streetview.

CR245-005(RD) CR3-5
ATTACHMENTS:

• Task Force Recommendation Form

• Courtesy Review Application

CR245-005(RD) CR3-6
CR245-005(RD) CR3-7
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CR245-005(RD) CR3-8
 NEW CONSTRUCTION FORM – TO BE FILLED OUT BY APPLICANT

This form must be completed by the applicant and submitted with any Certificate of Appropriateness
application for new construction. Incomplete applications will not be docketed for consideration by the
Landmark Commission. Please refer to the preservation criteria in the historic district ordinance or
contact a City Preservation Planner for further information.

Y/N Will the proposed new construction require the demolition of any structure(s) on the site?
If yes, you must submit a Certificate of Demolition form in addition to this application.

Y/N Have you completed a preliminary review of the drawings with Building Inspection?
NOTE: This step is required for construction of a main structure and strongly recommended for
accessory structures. Preliminary review does not guarantee final approval of a permit.

Preliminary review: DATE ___/___/___ Lanita Jacques

08 23 24 NAME OF PLANS EXAMINER: ______________________
Sr. Plan Examiner
ALL NEW CONSTRUCTION City of Dallas

LOT COVERAGE (lot coverage includes all structures with a permanent roof, including porches and patios)

0
Existing _____% 42
Proposed _____%

PROPOSED MAIN STRUCTURE (skip if no new main structure is proposed):

Roof: Roof height (peak) 22'11"

_____ft 7 12
Roof pitch ____/____

Setbacks: 8
Front yard _____ft 5
Left side _____ft 5
Right side _____ft

10
Rear _____ft Accessory or Other structure (if applicable) _____ft

Context:* n/a'
Average roof height of adjacent structures _____ft

n/a
Average front yard setback of adjacent structures _____ft

n/a
Average width of adjacent structures _____ft

Note: Contextual site plan and streetscape drawings are required for main
structure proposals.

PROPOSED ACCESSORY STRUCTURE (skip if no new accessory structure is proposed):

Roof: Proposed roof height _____ft Roof height of main structure _____ft

Setbacks: Distance from main structure _____ft Left side _____ft Right side _____ft

Rear _____ft

City of Dallas Office of Historic Preservation Revised 09/02/20

CR245-005(RD) CR3-9
 OWNER

HIDDEN CREEK

AVERAGE BLOCK SETBACKS FOR 9TH STREET

AVERAGE FRONT SETBACK: NOT AVAILABLE ( VACANT LOTS)

AVERAGE LEFT SETBACK: NOT AVAILABLE ( VACANT LOTS)
AVERAGE RIGHT SETBACK: NOT AVAILABLE ( VACANT LOTS)

BLOCK CONTEXT
1124 E 9TH
E NINTH ST

19' - 8 3/4"
7' - 5 5/8"

15' - 5 5/8"
COVERED
D

PORCH
DER ROA

1022 E 9TH NON

BLK 100/3083 E CONFORMING
1/2 LOT 3 1124 E 9TH CHURCH
BLK 100/3083 LOT 8

103' - 0"
1102 E 9TH STRUCTURE
EE

BLK 100/3083
1024 E 9TH 1030 E 9TH
W PT LT 5
KEY PLAN
ATE 35 F

57' - 0"
INTERST

1119 NOAH ST
BLK 100/3083 PT
LT 7

4 7/8"
1020 E 9TH 1031 NOAH ST
1125 NOAH ST
BLK 100/3083 1027 NOAH BLK 100/3083 SE
BLK 3083/100 REVISION
W PT LT 3 BLK 100/3083 PT LT 4 PT LT 5
LT 8.3
PT LT 4 NO. DESCRIPTION DATE

24' - 0"
27' - 0" 25' - 0" 28' - 0"

7' - 3"
2' - 0"
3' - 0"
2' - 0"
6' - 0"

5' - 0"

5' - 0"
5' - 0"

5' - 0"

COVERED PORCH COVERED PORCH

3' - 0" COVERED PORCH COVERED PORCH

10' - 11 7/8"
41' - 0"
7' - 2"

7' - 2"

11' - 0"

10' - 6"
10' - 0"

10' - 0"

NOAH ST PROJECT NUMBER

0035
DATE

06/03/21
ISSUE

SHEET TITLE

CONTEXT
8/26/2024 11:28:36 AM

SHEET NO.
PLOT DATE:

CR245-005(RD) CR3-10
AA100
 OWNER

HIDDEN CREEK

E 9TH
1124 E
1124 9TH
KEY PLAN

REVISION
NO. DESCRIPTION DATE

PROJECT NUMBER

0035
DATE

01/03/24
ISSUE

SHEET TITLE

COVER
8/26/2024 11:28:36 AM

SHEET NO.

MASSING FROM 9TH STREET

PLOT DATE:

CR245-005(RD) CR3-11
AC1.00
 OWNER

HIDDEN CREEK

E 9TH
9TH
5' - 0 1/8"
AC5.01/4

1124 E
16' - 10 1/2"

22' - 10 3/4"

1124
14' - 11"

PARKING SPACE PARKING SPACE

1 2

AC5.01/1
1124 E 9TH COVERED
BLK 100/3083 LOT 8 PORCH
AC5.01/3

NINTH ST
LOT SIZE: 5,982 SF KEY PLAN
57' - 0"

BUILDING FOOTPRINT: 2,500 SF

PIER ON
PARKING SPACE PARKING SPACE
BEAM AT 18"
3 4

REVISION
NO. DESCRIPTION DATE

AC5.01/2

13' - 7 1/2"

15' - 0 3/4" PROJECT NUMBER

103' - 0" 0035

DATE

06/08/24
ISSUE

SHEET TITLE

SITEPLAN

1 SITEPLAN
8/26/2024 11:28:38 AM

3/16" = 1'-0"

SHEET NO.
PLOT DATE:

CR245-005(RD) CR3-12
AC1.01
 OWNER

HIDDEN CREEK

E 9TH
9TH
EXACT EXISTING HOME AT 1124 E 9TH ST IN 2011 AS REFERENCE

1124 E
CRAFTSMAN STYLE HOME

1124
1124 E 9TH
KEY PLAN

REVISION
NO. DESCRIPTION DATE

PROJECT NUMBER

0035
DATE

06/09/24
ISSUE

SHEET TITLE

REFERENCE
8/26/2024 11:28:39 AM

SHEET NO.
PLOT DATE:

SANBORN MAP COMPANY, 1922 - AUG 1950 VOL. 5

CR245-005(RD) CR3-13
AC1.02
 OWNER

HIDDEN CREEK
1 STORY HOME
3 BED - 3.5 BATH 67' - 5 1/8"

A/C SPACE: 1,450 SF AC5.01/4

NON A/C SPACE: 240SF 7' - 9 1/4"

TOTAL SF: 1,690 SF

PORCH: 100 SF

4" / 12"
1 CAR GARAGE

7" / 12"
REF.
4" / 12"

AC5.01/1
38' - 4 1/2"
40' - 3 3/4"

7" / 12"

E 9TH
9TH
REF.

4" / 12"

1124 E
AC5.01/2

1124
2 Roof 1124
3/16" = 1'-0"

AC5.01/4

86

89 88 87
11' - 0 3/8"
BATH 11' - 0"
44 SF 202
BATH KEY PLAN
BEDROOM
43 SF
138 SF
12' - 6 1/2"

12' - 6 1/2"
207

208

BEDROOM KITCHEN
138 SF 321 SF
98
204

18' - 5"
85
12' - 0"

REF.
12' - 5 3/4"

210

203

209

205
23' - 7 5/8"

MASTER
LIVING ROOM
BEDROOM
266 SF
150 SF
91
97 206

AC5.01/1
REVISION

38' - 4 1/2"
NO. DESCRIPTION DATE
AC5.01/3

198
96
LIVING ROOM 83
12' - 0" 266 SF
12' - 5 3/4"

211

195

212

197

18' - 4 1/4"
MASTER
REF.

BATHROOM
150 SF
84
11' - 0"
196

95 KITCHEN 23' - 7 5/8"

12' - 5 3/4"

12' - 5 3/4"

BEDROOM 320 SF
BEDROOM BATH 138 SF
199

200

137 SF 43 SF
11' - 0 3/8"
BATH 201 PROJECT NUMBER
44 SF
0035
90 94 92 DATE

06/08/24
93 8' - 0"
ISSUE

AC5.01/2

SHEET TITLE

FLOORPLAN

1 FLOORPLAN
8/26/2024 11:28:40 AM

3/16" = 1'-0"
SHEET NO.
PLOT DATE:

CR245-005(RD) CR3-14
AC2.01
 OWNER

DOOR SCHEDULE
MATERIALS AND FINISHES
Window Schedule 1022
HIDDEN CREEK

FRAME MATERIAL
Mark Width Height Comments

DOOR MATERIAL
DOOR NUMBER

DOOR NUMBER
DOOR FINISH
DOOR TYPE
83 3' - 0" 5' - 0" x

COMMENTS
84 3' - 0" 5' - 0" x

HEIGHT
WIDTH
85 3' - 0" 5' - 0" x
86 3' - 0" 5' - 0" x
87 3' - 0" 5' - 0" x
88 3' - 0" 5' - 0" x
195 2' - 8" 6' - 8" A1 - x 195
89 3' - 0" 5' - 0" x
196 2' - 8" 6' - 8" A1 - x 196
90 3' - 0" 5' - 0" x
197 2' - 8" 6' - 8" A1 - x 197
91 3' - 0" 5' - 0" x
198 3' - 0" 6' - 8" A1 - x 198
92 3' - 0" 5' - 0" x
199 3' - 0" 6' - 8" A1 - x 199
93 3' - 0" 5' - 0" x
200 3' - 0" 7' - 0" G2 - x 200
94 3' - 0" 5' - 0" x
201 3' - 0" 6' - 8" A1 - x 201
95 3' - 0" 5' - 0" x
202 3' - 0" 6' - 8" A1 - x 202
96 3' - 0" 5' - 0" x
203 2' - 8" 6' - 8" A1 - x 203
97 3' - 0" 5' - 0" x
204 2' - 8" 6' - 8" A1 - x 204
98 3' - 0" 5' - 0" x
205 2' - 8" 6' - 8" A1 - x 205
Grand total: 16
206 3' - 0" 6' - 8" A1 - x 206
207 3' - 0" 6' - 8" A1 - x 207
208 3' - 0" 7' - 0" G2 - x 208
209 4' - 0" 6' - 8" H2 - x 209
210 4' - 0" 6' - 8" H2 - x 210
211 4' - 0" 6' - 8" H2 - x 211
212 4' - 0" 6' - 8" H2 - x 212

E 9TH
9TH
ROOF ROOF
21' - 6" 21' - 6"

1124 E
1124
Level 2A Level 2A
6' - 0" 6' - 0"

Level 1 Level 1
0" 0"

KEY PLAN

4 1124 WEST
3/16" = 1'-0"

3 1124 SOUTH
3/16" = 1'-0"

REVISION
NO. DESCRIPTION DATE

ROOF ROOF
21' - 6" 21' - 6"
22' - 11"

Level 2
8' - 0"

10' - 0"
PROJECT NUMBER

0035
Level 2A Level 2A DATE
6' - 0" 6' - 0"
06/09/24
ISSUE
6' - 0"

Level 1 Level 1
0" 0" SHEET TITLE

ELEVATIONS
8/26/2024 11:28:44 AM

2 1124 EAST
1 1124 NORTH SHEET NO.
PLOT DATE:

AC5.01
3/16" = 1'-0" 3/16" = 1'-0"

CR245-005(RD) CR3-15
1124 E 9th Street Specifications
225
1033Anthony Street
E. 9th Street
Dallas, Texas

SECTION 01 - PREFINISHED FLUSH WOOD DOORS

Section Includes: Prefinished flush wood doors and supplementary items
necessary for installation.

Image:

Product Data: Manufacturer's technical literature for each product and system
indicated.
Tag: D-01
Brand: Pella
Description:
Pella's Traditional Collection of wood entry doors
Rustic Walnut: A908 2 36" x 96"

CR245-005(RD) CR3-16
 225 Anthony Street

Tag: WD-01

CR245-005(RD) CR3-17
 225 Anthony Street

Drop Siding – Pattern #117

Tag: S-01

CR245-005(RD) CR3-18
 225 Anthony
1033 Street
E. 9th Street
Dallas, Texas

SECTION 04 – EXTERIOR PAINT

Section Includes: Exterior paint selections and supplementary items necessary for
installation.

Image:

Brand: BEHR Premium

Sherman Plus Ultra
Willaims
Description: SW
1-Gal. Ultra
6323 Pure White Semi-Gloss Enamel Exterior
Romance
Tag: PT-01
Product Data: Manufacturer's technical literature for each product and system
indicated.

CR245-005(RD) CR3-19
 225
1033Anthony Street
E. 9th Street
Dallas, Texas

SECTION 04 – EXTERIOR PAINT

Section Includes: Exterior paint selections and supplementary items necessary for
installation.

Image:

Sherman
Brand: BEHR Willaims
MARQUEE
Description: 1-gal. #MQ2-56 Abbey Stone Satin Enamel Exterior Paint
Alabaster
Tag: PT-02
Product Data: Manufacturer's technical literature for each product and system
indicated.

CR245-005(RD) CR3-20
 225
1033Anthony Street
E. 9th Street
Dallas, Texas

SECTION 05 – ROOFING AND GUTTUERS

Section Includes: Exterior roof shingles selections with metal gutter selections and
supplementary items necessary for installation.

Image:

Brand: GAF
Description: Royal Sovereign Gray Weathered Stain Guard 3-Tab Shingles
Tag: R-01
Product Data: Manufacturer's technical literature for each product and system
indicated.

CR245-005(RD) CR3-21
 225 Anthony
1033 Street
E. 9th Street
Dallas, Texas

SECTION 06 – HARDSCAPE AND LANDSCAPE

Section Includes: Exterior hardscape ground selections and plants selection and
supplementary items necessary for installation.

Image:

Brand: Dallas Rose Nursery

Description: 3 gallon Wintergreen Boxwood
Tag: FL-01
Product Data: Manufacturer's technical literature for each product and system
indicated.

CR245-005(RD) CR3-22