PD 468 Oak Cliff Gateway SPD

SEC. 51P-468.101. LEGISLATIVE HISTORY.

PD 468 was established by Ordinance No. 23057, passed by the Dallas City Council on March

12, 1997. Ordinance No. 23057 amended Ordinance No. 19455, Chapter 51A of the Dallas City Code, as

amended. Ordinance No. 23057 was amended by Ordinance No. 23868, passed by the Dallas City

Council on April 28, 1999, and Ordinance No. 25866, passed by the Dallas City Council on January 26,

2005. (Ord. Nos. 19455; 23057; 23868; 25866; 26042)

SEC. 51P-468.102. PROPERTY LOCATION AND SIZE.

PD 468 is established on property generally bounded by Interstate 30, the Levee on the east side

of the Trinity River, Interstate 35E (South R.L. Thorton Freeway), Jefferson Boulevard, Eighth Street, a

line midway between Beckley Avenue and Crawford Street, Neches Street, Bishop Avenue, Colorado

Boulevard, and Beckley Avenue. The size of PD 468 is approximately 608.86 acres. (Ord. Nos. 23057;

26042; 26606)

SEC. 51P-468.103. PURPOSE.

This article provides standards specifically tailored to meet the needs of the Oak Cliff Gateway

area of the city, which is hereby designated as an area of historical, cultural, and architectural importance

and significance to the citizens of the city. The general objectives of these standards are to promote and

protect the health, safety, welfare, convenience, and enjoyment of the public, and in part, to achieve the

following:

(1) Accommodate the existing mix of uses in the area.

(2) Protect the internal and adjacent stable residential neighborhoods.

(3) Preserve and enhance the historical, cultural, and architectural significance of the area.

(4) Strengthen the neighborhood identity.

(5) Create a more desirable pedestrian environment. (Ord. Nos. 23057; 26042)

SEC. 51P-468.105. CREATION OF SUBDISTRICTS.

(a) This district is to be known as the Oak Cliff Gateway Special Purpose District, and is

divided into the following nine subdistricts, as described in Exhibit A of Ordinance No. 23057, as

amended, and as shown on the map labelled Exhibit 468A:

(1) Subdistrict A - Beckley Industrial Area.

(2) Subdistrict A-1 - Beckley Residential Area.

(3) Subdistrict B - Oak Farms Commercial Area.

(4) Subdistrict C - Lake Cliff Residential Area.

(5) Subdistrict C-1 - Lake Cliff Neighborhood Service Area.

(6) Subdistrict D - Founders Park Mixed Area.

(7) Subdistrict D-1 - Founders Park Retail (Tracts 1 and 3) and Founders Park

Residential (Tract 2).

(8) Subdistrict D-2 - Founders Park Mixed Area 2.

(9) Subdistrict E - Hospital Area.

(b) In the event of a conflict between Exhibit A of Ordinance No. 23057, as amended, and

Exhibit 468A, Exhibit A, as amended, controls.

(c) Use regulations and development standards for each subdistrict are set out below. (Ord.

Nos. 23057; 23868; 25866; 26042; 26149; 26190; 27391)

SEC. 51P-468.106. GENERAL DEVELOPMENT STANDARDS.

(a) Except as provided in this section, the provisions of Section 51A-4.702, “Planned

Development (PD) District Regulations,” relating to the PD pre-application conference, site plan

procedure, site analysis, conceptual plan, development plan, development schedule, and amendments to

the development plan do not apply to this district.

(b) Use and development of Subdistrict A-1 must comply with the Subdistrict A-1

development plan (Exhibit 468C). In the event of a conflict between the text of this ordinance and the

Subdistrict A-1 development plan, the text of this ordinance controls.

(c) In Subdistrict A-1, for use and development of the Property as shown in the Subdistrict

A-1 development plan, a preliminary plat is not required to be submitted at the same time that the

development plan is submitted. For any other development or use of Tract A-1 that deviates from the

Subdistrict A-1 development plan, a preliminary plat must be submitted with the development plan.

(d) For Tract 1 in Subdistrict D-1, a development plan that complies with the Tract 1 and 3

Conceptual Plan/Tract 2 Development Plan and this article must be approved by the city plan commission

prior to the issuance of a building permit in Tract 3. In the event of a conflict between the text of this

article and the Tract 1 and 3 Conceptual Plan/Tract 2 Development Plan, the text of this article controls.

(e) For Tract 2 in Subdistrict D-1, development and use of the property must comply with the

Tract 1 and 3 Conceptual Plan/Tract 2 Development Plan (Exhibit 468B). In the event of a conflict

between the text of this article and the development plan, the text of this article controls.

(f) For Tract 3 in Subdistrict D-1, a development plan that complies with the Tract 1 and 3

Conceptual Plan/Tract 2 Development Plan and this article must be approved by the city plan commission

prior to the issuance of a building permit in Tract 3. In the event of a conflict between the text of this

article and the Tract 1 and 3 Conceptual Plan/Tract 2 Development Plan, the text of this article controls.

(g) The provisions of Section 51A-4.702(h) and (i) apply to Subdistrict D-1. (Ord. Nos.

25866; 26042; 26149; 26328; 26395; 26750; 27391)

SEC. 51P-468.107. SUBDISTRICT A - BECKLEY INDUSTRIAL AREA.

Subdistrict A - Beckley Industrial Area: nonresidential.

(d) Off-street parking and loading. Consult the use regulations contained in Division 51A-

4.200 for the specific off-street parking/loading requirements for each use.

(f) Landscaping.

(1) All landscaping must be provided in accordance with Article X.

(2) Plant material must be maintained in a healthy, growing condition.

(i) Urban design guidelines for properties fronting on Beckley Avenue, East Colorado

Boulevard, Jefferson Boulevard, and Greenbriar Lane.

(1) Purpose. The purpose of these urban design guidelines is to enhance the

pedestrian environment by increasing safety measures and providing amenities; preserve the historic

character of Old Oak Cliff; and enhance the safety factors for heavily traveled major thoroughfares.

(2) CPTED review. Compliance with Crime Prevention Through Environmental

Design (CPTED) review standards is encouraged for all construction requiring a building permit. Contact

the building official plans examiner for information on CPTED review standards.

(3) Front yard. Minimum front yard is 15 feet. Maximum front yard is 30 feet.

(4) Lighting. Exterior lighting of the front yard and parking areas must be directed

away from adjoining properties.

(5) Parking lots.

(A) Screening methods. All off-street surface parking lots, excluding

driveways used for ingress or egress must be screened from the street by using one or more of the

following three methods to separately or collectively attain a minimum height of three feet above the

parking surface: [MANDATORY SCREENING - prohibits Article X design standard]

(i) Brick, stone, or concrete masonry; stucco; concrete; or wood

wall or fence.

(ii) Earthen berm planted with turf grass or ground cover

recommended for local area use by the director of parks and recreation. The berm may not have a slope

that exceeds one foot of height for each two feet of width.

(iii) Evergreen plant materials recommended for local area use by the

director of parks and recreation. The plant materials must be located in a bed that is at least three feet wide

with a minimum soil depth of 24 inches. Initial plantings must be capable of obtaining a solid

appearance within three years. Plant materials must be placed a maximum of 24 inches on center over the

entire length of the bed unless the building official approves an alternative planting density that a

landscape authority certifies as being capable of providing a solid appearance within three years.

(B) Measuring the height of screening. The height of screening is measured

from the horizontal plane passing through the nearest point of the surface of the parking lot. Screening

may be placed in a visibility triangle as defined in the visual obstruction regulations in Section 51A-

4.602(c). Any screening placed in a visibility triangle must be two and one-half feet in height measured

from the top of the adjacent street curb. If there is no adjacent street curb, the measurement is taken from

the grade of the portion of the street adjacent to the visibility triangle.

(6) Reflective glass. Maximum permitted luminous reflectance of glass used as an

exterior building material varies depending on where the reflective glass is used on the building. The

luminous reflectance of glass used on the exterior of the first two stories of a building may not exceed 15

percent. The luminous reflectance of exterior glass used above the first two stories of the building may

not exceed 27 percent.

(7) Screening of outside storage. Outside storage must be screened as provided by

Section 51A-4.602(b).

(8) Street trees. In addition to any landscaping required by Article X, trees must be

planted within 10 feet of the front property line at a density of one tree for each 30 linear feet of frontage,

excluding visibility triangles, driveways, and points of ingress and egress to and from the property.

(j) Urban design guidelines for properties fronting on Julian Street, Spann Street, Oregon

Street, Dealey Street, and Morgan Street.

(1) Purpose. The purpose of these urban design guidelines is to enhance the

pedestrian environment by increasing safety measures and providing amenities, and to preserve the

historic character of Old Oak Cliff.

(2) CPTED review. Compliance with CPTED review standards is encouraged for all

construction requiring a building permit. Contact the building official plans examiner for information on

CPTED review standards.

(3) Lighting. Exterior lighting of the front yard and parking areas must be directed

away from adjoining properties.

(4) Reflective glass. Maximum permitted luminous reflectance of glass used as an

exterior building material varies depending on where the reflective glass is used on the building. The

luminous reflectance of glass used on the exterior of the first two stories of a building may not exceed 15

percent. The luminous reflectance of exterior glass used above the first two stories of the building may

not exceed 27 percent.

(5) Screening of outdoor storage. Outside storage must be screened as provided by

Section 51A-4.602(b).

(6) Sidewalks. Buildings must be set back at least six feet from the required

sidewalk.

(7) Street trees. In addition to any landscaping required by Article X, trees must be

planted within 10 feet of the front property line at a density of one tree for each 30 linear feet of frontage,

excluding visibility triangles, driveways, and points of ingress and egress to and from the property. (Ord.

Nos. 23057; 26042)

SEC. 51P-468.107.1 SUBDISTRICT A-1 - BECKLEY RESIDENTIAL AREA.

Subdistrict A-1 - Beckley Residential Area: residential.

(d) Off-street parking and loading. Consult the use regulations contained in Division 51A-

4.200 for the specific off-street parking/loading requirements for each use.

(f) Landscaping.

(1) For a shared access development, landscaping must be provided in accordance

with all provisions set forth in this paragraph.

(A) Treatment as a single lot. For purposes of landscape regulations, a

shared access development is treated as a single lot.

(B) Landscape site area designation. A minimum of 20 percent of the shared

access development must be designated as landscape site area. Permeable pavement for motor vehicles

does not count as a part of the landscape site area.

(C) Trees.

(i) Site trees. One tree must be provided for every 4,000 square feet

within the shared access development. A minimum of 50 percent of these site trees must be planted within

the rear 50 percent of the shared access development. Every site tree must have a planting area of at least

25 square feet. The trunk of any site tree must be located more than two-and-one-half feet from any

pavement.

(ii) Street trees. All street trees must be large canopy trees. One

large canopy tree must be provided for every 25 feet of frontage, with a minimum of two trees required.

These trees must be located within the public right-of-way.

(2) For all other uses, landscaping must be provided in accordance with Article X.

(3) All plant materials must be maintained in a healthy, growing condition.

SEC. 51P-468.108. SUBDISTRICT B - OAK FARMS COMMERCIAL AREA.

Subdistrict B - Oak Farms Commercial Area: nonresidential.

(d) Off-street parking and loading. Consult the use regulations contained in Division 51A-

4.200 for the specific off-street parking/loading requirements for each use.

(f) Landscaping.

(1) All landscaping must be provided in accordance with Article X.

(2) Plant material must be maintained in a healthy, growing condition.

(i) Urban design guidelines for properties fronting on Jefferson Boulevard from the Trinity

River to Eighth Street; Lancaster Boulevard north of Colorado Boulevard; and Marsalis Street north of

Colorado Boulevard.

(1) Purpose. The purpose of these urban design guidelines is to enhance the

pedestrian environment by increasing safety measures and providing amenities; preserve the historic

character of Old Oak Cliff; and enhance the safety factors for heavily traveled major thoroughfares.

(2) CPTED review. Compliance with CPTED review is encouraged for all

construction requiring a building permit. Contact the building official plans examiner for information on

CPTED review standards.

(3) Front yard. Minimum front yard is 15 feet. Maximum front yard is 30 feet.

(4) Lighting. Exterior lighting of the front yard and parking areas must be directed

away from adjoining properties.

(5) Parking lots.

(A) Screening methods. All off-street surface parking lots, excluding

driveways used for ingress or egress, must be screened from the street by using one or more of the

following three methods to separately or collectively attain a minimum height of three feet above the

parking surface: [MANDATORY SCREENING - prohibits Article X design standard]

(i) Brick, stone, or concrete masonry; stucco; concrete; or wood

wall or fence.

(ii) Earthen berm planted with turf grass or ground cover

recommended for local area use by the director of parks and recreation. The berm may not have a slope

that exceeds one foot of height for each two feet of width.

(iii) Evergreen plant materials recommended for local area use by the

director of parks and recreation. The plant materials must be located in a bed that is at least three feet

wide with a minimum soil depth of 24 inches. Initial plantings must be capable of obtaining a solid

appearance within three years. Plant materials must be placed a maximum of 24 inches on center over the

entire length of the bed unless the building official approves an alternative planting density that a

landscape authority certifies as being capable of providing a solid appearance within three years.

(B) Measuring the height of screening. The height of screening is measured

from the horizontal plane passing through the nearest point of the surface of the parking lot. Screening

may be placed in a visibility triangle as defined in the visual obstruction regulations in Section 51A-

4.602(c). Any screening placed in a visibility triangle must be two and one-half feet in height measured

from the top of the adjacent street curb. If there is no adjacent street curb, the measurement is taken from

the grade of the portion of the street adjacent to the visibility triangle.

(6) Reflective glass. Maximum permitted luminous reflectance of glass used as an

exterior building material varies depending on where the reflective glass is used on the building. The

luminous reflectance of glass used on the exterior of the first two stories of a building may not exceed 15 percent.

The luminous reflectance of exterior glass used above the first two stories of the building may

not exceed 27 percent.

(7) Street trees. In addition to any landscaping required by Article X, trees must be

planted within 10 feet of the front property line at a density of one tree for each 30 linear feet of frontage,

excluding visibility triangles, driveways, and points of ingress and egress to and from the property. (Ord.

Nos. 23057; 26042)

SEC. 51P-468.109. SUBDISTRICT C - LAKE CLIFF RESIDENTIAL AREA.

Subdistrict C - Lake Cliff Residential Area: residential

(d) Off-street parking and loading. Consult the use regulations contained in Division 51A-

4.200 for the specific off-street parking/loading requirements for each use.

(f) Landscaping.

(1) All landscaping must be provided in accordance with Article X.

(2) Plant material must be maintained in a healthy, growing condition.

(h) CPTED review. Compliance with CPTED review standards is encouraged for all

construction requiring a building permit. Contact the building official plans examiner for information on

CPTED review standards.

SEC. 51P-468.110. SUBDISTRICT C-1 - LAKE CLIFF NEIGHBORHOOD SERVICE AREA.

Subdistrict C-1 - Lake Cliff Neighborhood Service Area: nonresidential.

(d) Off-street parking and loading. Consult the use regulations contained in Division 51A-

4.200 for the specific off-street parking/loading requirements for each use.

(e) Landscaping.

(1) All landscaping must be provided in accordance with Article X.

(2) Plant material must be maintained in a healthy, growing condition.

(g) CPTED review. Compliance with CPTED review standards is encouraged for all

construction requiring a building permit. Contact the building official plans examiner for information on

CPTED review standards.

SEC. 51P-468.111. SUBDISTRICTS D AND D-2 - FOUNDERS PARK MIXED AREA

AND FOUNDERS PARK MIXED AREA 2.

Subdistrict D - Founders Park Mixed Area: nonresidential.

Subdistrict D-2 - Founders Park Mixed Area 2: nonresidential.

(c) Off-street parking and loading.

(1) In general. Consult the use regulations contained in Division 51A-4.200 for the

specific off-street parking and loading requirements for each use.

(2) Screening. All off-street surface parking lots, excluding driveways used for

ingress or egress, must be screened from the street by using one or more of the following three methods to

separately or collectively attain a minimum height of three feet above the parking surface.

(A) Brick, stone, or concrete masonry; stucco; concrete; or wood wall or

fence.

(B) Earthen berm planted with turf grass or ground cover recommended for

local area use by the director of parks and recreation. The berm may not have a slope that exceeds one

foot of height for each two feet of width.

(C) Evergreen plant materials recommended for local area use by the director

of parks and recreation. The plant materials must be located in a bed that is at least three feet wide with a

minimum soil depth of 24 inches. Initial plantings must be capable of obtaining a solid appearance within

three years. Plant materials must be placed a maximum of 24 inches on center over the entire length of the

bed unless the building official approves an alternative planting density that a landscape authority certifies

as being capable of providing a solid appearance within three years.

(3) Measuring the height of screening. The height of screening is measured from the

horizontal plane passing through the nearest point of the surface of the parking lot. Screening may be

placed in a visibility triangle as defined in the visual obstruction regulations in Section 51A-4.602(c). Any

screening placed in a visibility triangle must be two and one-half feet in height measured from the top of

the adjacent street curb. If there is no adjacent street curb, the measurement is taken from the grade of the

portion of the street adjacent to the visibility triangle.

(e) Landscaping.

(1) All landscaping must be provided in accordance with Article X.

(2) Plant material must be maintained in a healthy, growing condition.

(g) Urban design guidelines for all nonresidential uses.

(1) Purpose. The purpose of these urban design guidelines is to enhance the

pedestrian environment by increasing safety measures and providing amenities and to preserve the

historic character of Old Oak Cliff.

(2) Lighting. Exterior lighting of the front yard and parking areas must be directed

away from adjoining properties.

(3) Street trees. In addition to any landscaping required by Article X, trees must be

planted within 10 feet of the front property line at a density of one tree for each 30 linear feet of frontage,

excluding visibility triangles, driveways, and points of ingress and egress to and from the property.

(4) CPTED review. Compliance with CPTED review standards is encouraged for all

construction requiring a building permit. Contact the building official plans examiner for information on

CPTED review standards.

(5) Reflective glass. Maximum permitted luminous reflectance of glass used as an

exterior building material varies depending on where the reflective glass is used on the building. The

luminous reflectance of glass used on the exterior of the first two stories of a building may not exceed 15 percent.

The luminous reflectance of exterior glass used above the first two stories of the building may

not exceed 27 percent.

SEC. 51P-468.112. SUBDISTRICT D-1 - FOUNDERS PARK RETAIL (TRACTS 1

AND 3) AND FOUNDERS PARK RESIDENTIAL (TRACT 2).

Subdistrict D-1 - Founders Park Retail (Tracts 1 and 3) and Founders Park

Residential (Tract 2).

(d) Off-street parking and loading.

(1) Except as provided below, consult the use regulations contained in Division 51A-

4.200 for the specific off-street parking/loading requirements for each use.

(A) For any permitted nonresidential use developed on Tract 1, no more than

one head-in parking space may be credited for each nine feet of frontage along Plowman Avenue, with no

more than 21 head-in parking spaces being provided as shown on the Tract 1 and 3 Conceptual Plan/Tract

2 Development Plan. The head-in or parallel parking on Plowman Avenue or Oakenwald Street as shown

on the Tract 1 and 3 Conceptual Plan/Tract 2 Development Plan is not required.

(B) The property owner must stripe the head-in parking spaces in accordance

with city striping standards up to a distance of eight feet from the curb.

(C) The following off-street parking requirements apply for an accessory

community center (private) use on Tract 1: A minimum of one space per 500 square feet of floor area.

(D) The following off-street parking requirements apply for a multifamily

use on Tract 1: A minimum of one-and-one half spaces are required for each dwelling unit.

(E) The following off-street parking requirements apply for a multifamily

use on Tract 2:

(i) A minimum of one-and-one-half spaces are required for each

dwelling unit in the building.

(ii) In addition, a minimum of three visitor spaces must be provided

in the location shown on the Tract 1 and 3 Conceptual Plan/Tract 2 Development Plan.

(F) Aboveground parking structures located on Tract 1 must be constructed

of materials similar to the materials used for any main structure located on Tract 1.

(2) All off-street surface parking lots, excluding driveways used for ingress or

egress, must be screened from the street by using one or more of the following three methods to

separately or collectively attain a minimum height of three feet above the parking surface:

(A) Brick, stone, or concrete masonry; stucco; concrete; or wood wall or

fence.

(B) Earthen berm planted with turf grass or ground cover recommended for

local area use by the director of parks and recreation. The berm may not have a slope that exceeds one

foot of height for each two feet of width.

(C) Evergreen plant materials recommended for local area use by the director

of parks and recreation. The plant materials must be located in a bed that is at least three feet wide with a

minimum soil depth of 24 inches. Initial plantings must be capable of obtaining a solid appearance within

three years. Plant materials must be placed a maximum of 24 inches on center over the entire length of the

bed unless the building official approves an alternative planting density that a landscape authority certifies

as being capable of providing a solid appearance within three years.

(D) The height of screening is measured from the horizontal plane passing

through the nearest point of the surface of the parking lot. Screening may be placed in a visibility triangle

as defined in the visual obstruction regulations in Section 51A-4.602(c). Any screening placed in a

visibility triangle must be two and one-half feet in height measured from the top of the adjacent street

curb. If there is no adjacent street curb, the measurement is taken from the grade of the portion of the

street adjacent to the visibility triangle.

(f) Landscaping.

(1) For Tracts 1 and 2, landscaping must be provided and located as shown on the

Tract 1 and 3 Conceptual Plan/Tract 2 Development Plan prior to the issuance of a certificate of

occupancy.

(2) For Tract 3, in addition to the street trees located as shown on the Tract 1 and 3

Conceptual Plan/Tract 2 Development Plan, landscaping must be provided in accordance with Article X.

(3) Plant material must be maintained in a healthy, growing condition.

(g) Landscaping in the parkway. In this section, parkway means the portion of a street rightof-way between the

projected street curb and the lot line of the Property.

(1) Private license granted.

(A) The city council hereby grants a revocable, non-exclusive license to the

owners, or with the written consent of the owner, to the tenants (“property owner”) of all property in this

district for the exclusive purpose of authorizing compliance with the parkway landscaping requirements

of this article. A property owner is not required to pay an initial or annual fee for this license, although a

fee may be charged for issuance of a parkway landscape permit in accordance with the Dallas Building

Code, or Paragraph (2) of this section. This private license shall not terminate at the end of any specific

time period, however, the city council reserves and has the absolute right to terminate this license at will,

by resolution passed by the city council, any time such termination becomes necessary. The determination

by the city of the necessity for such termination shall be final and binding and the city shall become

entitled to possession of the premises without giving any notice and without the necessity of legal

proceedings to obtain possession whenever in its judgment the purpose or use of this license is

inconsistent with the public use of the right-of-way or when the purpose or use of this license is likely to

become a nuisance or a public safety issue. Upon termination of the license by the director, each property

owner shall remove all improvements and installations in the public rights-of-way in a manner

satisfactory to the director of public works and transportation.

(B) A property owner is not required to comply with any landscaping

requirement if compliance is made impossible due to the director's revocation of a landscape permit or the

revocation of the license granted herein affecting landscaping.

(C) Upon the installation of landscaping and related amenities, such as

irrigation systems, in the public rights-of-way, the property owner shall procure, pay for, and keep in full

force and effect commercial general liability insurance coverage with an insurance company authorized to

do business in the State of Texas and otherwise acceptable to the city, covering, but not limited to, the

liability assumed under the license granted herein, with combined single limits of liability for bodily

injury and property damage of not less than $1,000,000 for each occurrence, $2,000,000 annual

aggregate. Coverage under this liability policy shall be on an “occurrence” basis and the city shall be

named as additional insured. Proof of such insurance shall be sent to: Office of Risk Management, City of

Dallas, 1500 Marilla, 1/C/North, Dallas, Texas 75201 and the policy shall provide for 30 days prior

written notice to the Office of Risk Management of cancellation, expiration, non-renewal or material

change in coverage. All subrogation rights for loss or damage against the city are hereby waived to the

extent same are covered by this liability insurance policy.

(D) Each property owner shall be responsible for maintaining the

landscaping and related amenities in good repair and condition and to keep the premises safe and from

deteriorating in value or condition, at no expense to the city, and the city shall be absolutely exempt from

any requirements to make repairs or to maintain the landscaping and related amenities. The granting of a

license for landscaping and related amenities under this section does not release the property owner from

liability in the installation or maintenance of trees, landscaping, and related amenities in the public rightof-way.

(2) Parkway landscape permit.

(A) It is the responsibility of the property owner to apply for and obtain a

parkway landscape permit before locating trees, landscaping, or related amenities in the parkway. An

application for a parkway landscape permit must be made to the director of public works and

transportation before an application for a building permit is made for work on the lot. The application

must be in writing on a form approved by the director and accompanied by plans or drawings showing the

area of the parkway affected and the planting or other amenities proposed.

(B) Upon receipt of the application and any required fees, the director shall

circulate it to all affected city departments and utilities for review and comment. If, after receiving

comments from affected city departments and utilities, the director determines that the construction and

planting or other amenities proposed will not be inconsistent with and will not unreasonably impair the

public use of the right-of-way, the director shall issue a parkway landscape permit to the property owner;

otherwise, the director shall deny the permit.

(C) A property owner is not required to comply with any parkway

landscaping requirement of this article if compliance is made impossible due to the director's denial of a

parkway landscape permit.

(D) A parkway landscape permit issued by the director is subject to

immediate revocation upon written notice if at any time the director determines that the use of the

parkway authorized by the permit is inconsistent with or unreasonably impairs the public use of the rightof-way.

The property owner is not required to comply with any parkway landscaping requirement of this

article if compliance is made impossible due to the director's revocation of a parkway landscape permit.

(E) The issuance of a parkway landscape permit under this paragraph does

not excuse the property owner, his agents, or employees from liability in the installation or maintenance

of trees or other amenities in the public right-of-way.

(i) Urban design guidelines for all nonresidential uses.

(1) Purpose. The purpose of these urban design guidelines is to enhance the

pedestrian environment by increasing safety measures and providing amenities; and to preserve the

historic character of Old Oak Cliff.

(2) Lighting. Exterior lighting of the front yard and parking areas must be directed

away from adjoining properties.

(3) Street trees. In addition to any landscaping required by Article X, trees must be

planted within 10 feet of the front property line at a density of one tree for each 30 linear feet of frontage,

excluding visibility triangles, driveways, and points of ingress and egress to and from the property.

(4) CPTED review. Compliance with CPTED review standards is encouraged for all

construction requiring a building permit. Contact the building official plans examiner for information on

CPTED review standards. (5) Reflective glass. Maximum permitted luminous reflectance of glass used as an

exterior building material varies depending on where the reflective glass is used on the building. The

luminous reflectance of glass used on the exterior of the first two stories of a building may not exceed 15

percent. The luminous reflectance of exterior glass used above the first two stories of the building may

not exceed 27 percent.

SEC. 51P-468.113. SUBDISTRICT E - HOSPITAL AREA.

Subdistrict E - Hospital Area.

(c) Off-street parking and loading. Consult the use regulations contained in Division 51A-

4.200 for the specific off-street parking and loading requirements for each use.

(e) Landscaping.

(1) All landscaping must be provided in accordance with Article X.

(2) Plant material must be maintained in a healthy, growing condition.

(h) Urban design guidelines for properties fronting on Colorado Boulevard across from

Methodist Medical Center Complex.

(1) Canopy trees. Front yards and side yards must contain canopy trees.

(2) CPTED review. Compliance with CPTED review standards is encouraged for all

construction requiring a building permit. Contact the building official plans examiner for information on

CPTED review standards.

(3) Parking lots.

(A) Screening methods. All off-street surface parking lots, excluding

driveways used for ingress or egress, must be screened from the street by using one or more of the

following three methods to separately or collectively attain a minimum height of three feet above the

parking surface: [MANDATORY SCREENING - prohibits Article X design standard]

(i) Brick, stone, or concrete masonry; stucco; concrete; or wood

wall or fence.

(ii) Earthen berm planted with turf grass or ground cover

recommended for local area use by the director of parks and recreation. The berm may not have a slope

that exceeds one foot of height for each two feet of width.

(iii) Evergreen plant materials recommended for local area use by the

director of parks and recreation. The plant materials must be located in a bed that is at least three feet

wide with a minimum soil depth of 24 inches. Initial plantings must be capable of obtaining a solid

appearance within three years. Plant materials must be placed a maximum of 24 inches on center over

the entire length of the bed unless the building official approves an alternative planting density that a

landscape authority certifies as being capable of providing a solid appearance within three years.

(B) Measuring the height of screening. The height of screening is measured

from the horizontal plane passing through the nearest point of the surface of the parking lot. Screening

may be placed in a visibility triangle as defined in the visual obstruction regulations in Section 51A-

4.602(c). Any screening placed in a visibility triangle must be two and one-half feet in height measured

from the top of the adjacent street curb. If there is no adjacent street curb, the measurement is taken from

the grade of the portion of the street adjacent to the visibility triangle. (Ord. Nos. 23057; 26042)

Additional provisions. (all districts)

(1) Properties must be maintained in a state of good repair and neat appearance.

(2) Development and use of the properties must comply with all federal and state

laws and regulations, and with all ordinances, rules, and regulations of the city.