PD 225 State-Thomas SPD

This is an abridged copy of the ordinance for landscaping and site design criteria only. It is provided solely for educational purposes and is not an official document.  

HISTORIC DISTRICT
    Special landscaping:  2 + trees (3" caliper) in parkways over 2' wide.
    Screening: All off-street parking must be screened with 3.5' height screening material.
    Preservation criteria:  4' sidewalk between 0' to 8' from back of curb.
INTERIOR NEIGHBORHOOD DISTRICT
FREEWAY FRONTAGE DISTRICT
FRINGE TRANSITION DISTRICT
LANDSCAPING - 225.121

SEC. 51P-225.101.  LEGISLATIVE HISTORY. 
 PD 225 was established by Ordinance No. 19084, passed by the Dallas City Council on March 
19, 1986. Ordinance No. 19084 amended Ordinance No. 10962, Chapter 51 of the Dallas City Code, as 
amended. Ordinance No. 19084 was amended by Ordinance No. 19382, passed by the Dallas City 
Council on November 19, 1986; Ordinance No. 20429, passed by the Dallas City Council on September 
13, 1989; and Ordinance No. 21018, passed by the Dallas City Council on August 14, 1991. (Ord. Nos. 
10962; 19084; 19382; 20429; 21018; 25711) 

SEC. 51P-225.102.  PROPERTY LOCATION AND SIZE. 
PD 225 is established on property generally bounded by the southerly line of properties fronting 
McKinney Avenue, the southerly lines of the Greenwood, Calvary, and the Emanual Cemeteries, and 
Freedmen’s Cemetery/Park, North Central Expressway, Woodall Rodgers Freeway, the Routh-Maple 
connector and Fairmont Avenue, and also including blocks bounded by Fairmont Avenue, Thomas 
Avenue, and the Routh-Maple Connector. The size of PD 225 is approximately 115.73 acres. (Ord. Nos. 
19084; 25711)

SEC. 51P-225.103.    DISTRICTS AND SUBDISTRICTS IN PD 225.

 (a)  Historic District.  The Historic District consists of three subdistricts. The following 
districts and subdistricts are located within the State-Thomas Special Purpose District: 

  (1) the Core Subdistrict on property more particularly described in Exhibit B of 
Ordinance No. 19084; 
  (2) the Neighborhood Service Subdistrict on property more particularly described in 
Exhibit C of Ordinance No. 19084; and 
  (3) the Transition Subdistricts on property more particularly described in Exhibits D 
and E of Ordinance No. 19084. 

 (b)  Interior Neighborhood District.  The Interior Neighborhood District consists of six 
subdistricts: 

  (1) the Mid-Rise Residential Subdistrict on property more particularly described in 
Exhibit F of Ordinance No. 19084; 
  (2) the Hi-Rise Office/Residential Subdistrict on property more particularly 
described in Exhibit G of Ordinance No. 19084; 
  (3) the Mid-Rise Office/Residential Subdistrict on property more particularly 
described in Exhibit H of Ordinance No. 19084;
 (4) the Mid-Rise Mix Subdistrict on property more particularly described in Exhibit I 
of Ordinance No. 19084; 
  (5) the Transition Subdistrict on property more particularly described in Exhibit J of 
Ordinance No. 19084; and 
  (6) the Allen Street Special Retail Subdistrict on property more particularly 
described in Exhibit K of Ordinance No. 19084. 

 (c)  Freeway Frontage District.  The Freeway Frontage District consists of six subdistricts: 

  (1) the Woodall/Guillet Hi-Rise Subdistrict on property more particularly described 
in Exhibit L of Ordinance No. 19084; 
  (2) the Woodall Hi-Rise Subdistrict on property more particularly described in 
Exhibit M of Ordinance No. 19084; 
  (3) the Woodall Mid-Rise Mix Subdistrict on property more particularly described in 
Exhibit N of Ordinance No. 19084; 
  (4) the Woodall Transition Subdistrict on property more particularly described in 
Exhibit O of Ordinance No. 19084; 
  (5) the Central Hi-Rise Office Subdistrict on property more particularly described in 
Exhibit P of Ordinance No. 19084; and 
  (6) the Central Hi-Rise Mix Subdistrict  on property more particularly described in 
Exhibit Q of Ordinance No. 19084. 

 (d)  Fringe Transition District.  The Fringe Transition District consists of one subdistrict, the 
Lo-Rise Office Subdistrict on property more particularly described in Exhibit R of Ordinance No. 19084. 
(Ord. Nos. 19084; 25711)

Definitions:
(4) CALIPER means the diameter of the trunk measured six inches above ground 
level up to and including four-inch-caliper size,  and measured 12 inches above ground level if the 
measurement taken at six inches above ground level exceeds four inches. If a tree is of a multi-trunk 
variety, the caliper of the tree is the average caliper of all of its trunks. 
(5) CANOPY TREE means a species of tree which normally bears crown foliage no 
lower than six feet above ground level upon maturity. 
(16) EVERGREEN TREE OR SHRUB means a tree or shrub of a species which 
normally retains its leaves throughout the year. 
(20) FRONT YARD means the portion of a lot that abuts a street (other than streets 
listed in Section 51P-225.123) and extends across the width of the lot between the street and the main 
building and lines parallel to and extending outward from the front facade of the main building. Portions 
of lots abutting streets listed in Section 51P-225.123 are rear yards for the purposes of this article. 
(22) GROUND COVER means natural mulch or plants of species which normally 
reach a height of less than three feet upon maturity, installed in such a manner so as to form a continuous 
cover over the ground. 
(24) LANDSCAPE ARCHITECT means a person licensed to practice or teach 
landscape architecture in the state of Texas pursuant to state law. 
  (25) LARGE SHRUB means a shrub which normally reaches a height of six feet or 
more upon maturity. 
  (26) LARGE TREE means a tree of a species which normally reaches a height of 30 
feet or more upon maturity. 
(33) NONPERMEABLE COVERAGE means coverage with nonpermeable 
pavement. 
  (34) NONPERMEABLE PAVEMENT means any pavement that is not "permeable 
pavement" as defined in this section. 
  (35) PERMEABLE PAVEMENT means a paving material that permits water 
penetration to a soil depth of 18 inches or more. Permeable pavement may consist of nonporous surface 
materials poured or laid in sections not exceeding one square foot in area and collectively comprising less 
than two-thirds of the total surface area.
(39) SCREENING means screening that complies with the construction and 
maintenance regulations in Section 51-4.602, except as those regulations may be expressly modified in 
this article. 
(43) SMALL TREE means a tree of a species which normally reaches a height of less 
than 30 feet upon maturity. 
(44) SOIL means a medium that plants will grow in. 
(48) VISIBILITY TRIANGLE means the term "visibility triangle" as defined in 
Section 51-4.602(c). (Ord. Nos. 19084; 25711)



SEC. 51P-225.107.    DEVELOPMENT STANDARDS FOR THE HISTORIC DISTRICT

(4)  Screening.  All off-street parking must be screened from the street and from 
adjacent lots containing residential uses. Screening from the street must be at least three and one-half feet 
in height. Screening from adjacent lots containing residential uses must be at least six feet in height. 
Screening on vacant lots must be located within three feet of the parking spaces screened. A landscape 
hedge may be used to screen off-street parking. No screening must be solid, however, it may not have 
more than 70 square inches of open area for each square foot of surface area. 
(5)  Surface materials.  The only permitted off-street parking surface materials are 
brushed or aggregate concrete, hot mix asphalt, masonry pavers, and gravel that is at least three inches 
thick.

(i)  Special landscaping requirements.  All lots with nonresidential uses on the ground floor 
must have at least two trees planted in parkway areas that are over two feet in width. The trees must be: 
  (1) of at least three-inch caliper
  (2) placed a uniform distance apart; and 
  (3) planted along a line parallel to the street. (Ord. Nos. 19084; 21018; 25711) 



SEC. 51P-225.108. REVIEW PROCEDURES FOR CERTIFICATE OF APPROPRIATENESS IN THE HISTORIC DISTRICT

(a)  In general. The review procedure for routine maintenance and replacement and the 
standard review procedure outlined in Section 51-4.501 apply to the Historic District except as expressly 
modified by this section.  

(b)  Review by the director
  (1)  Routine maintenance and replacement. Routine maintenance and replacement 
includes, but is not limited to the process of cleaning (including water blasting and stripping); repainting 
an item the same color; and replacing, duplicating, or stabilizing deteriorated or damaged architectural 
features. (For more information regarding routine maintenance and replacement, see Section 51-4.501.) 

  (2)  Minor exterior alterations.  In addition to approving or denying applications for 
certificates of appropriateness for routine maintenance and replacement, the director shall approve or 
deny an application for a certificate of appropriateness for one or more of the following minor exterior 
alterations as if the work were routine maintenance and replacement: 

   (A) The application, installation, maintenance, or replacement of: 
    (i) storm windows and doors; 
    (ii) window and door screens; 
    (iii) gutters and downspouts; 
    (iv) skylights and solar panels; 
    (v) fences;
    (vi) a chimney or awning located on an accessory building, or 
located on the rear 50 percent of a main building and not part of the corner side facade; 
    (vii) lights located at ground level, in a tree or shrub, along eaves and 
soffits, or on accessory buildings; 
    (viii) paint of any color; 
    (ix) signs; 
    (x) pavement; and 
    (xi) landscaping. 

   (B) The restoration of original architectural elements. 

   (C) The demolition of an accessory structure. 



SEC. 51P-225.109. PRESERVATION CRITERIA FOR THE HISTORIC DISTRICT

(a)  Building placement, form, and treatment. .....

(b) Landscaping. 

  (1) Certain items prohibited in front and corner side yards.  The following items are 
not permitted in the front and corner side yards: 
   (A) Aboveground meters. 
   (B) Berms. 
   (C) Cacti. 
   (D) Pylons and similar structures. 
   (E) Rock or sculpture gardens.   

  (2) Fences. 
   (A) Form. 
    (i) Fences must be constructed and maintained in a vertical position. 
    (ii) The top edge of a fence must be along a line that is either 
horizontal or parallel to grade. Except in the case of a picket, chain link, or wrought iron fence, the top 
edge of a fence must be flat. The director may approve a fence that does not comply with this paragraph if 
the applicant establishes that the fence is Victorian in character. 

   (B) Height.  A fence in a front or corner side yard may not exceed three feet 
in height, unless a taller fence is needed to satisfy screening requirements for off-street parking. 
Maximum permitted height of any fence is nine feet. 

   (C) Location. 
    (i) A fence in an interior side yard must be located in the rear 50 
percent of the side yard and behind the rearmost side projection of the main building, except that the 
commission may allow a fence to be located anywhere in an interior side yard if it determines that the 
fence does not screen all or any portion of a significant architectural feature of the main building on the 
same or an adjacent lot. 
    (ii) A fence in a corner side yard must not be directly in front of the 
corner side facade, except that the commission may allow a fence that is directly in front of all or any 
portion of the rear 50 percent of the corner side facade if: 
     (aa) more screening is necessary to insure privacy due to 
unusually high pedestrian or vehicular traffic; and 
     (bb) the fence does not screen all or any portion of a 
significant architectural feature of the main building. 
    (iii) A fence in the corner side yard must be set back a minimum of 
two feet from a public sidewalk. 
    (iv) A fence must run either parallel or perpendicular to a building 
wall or lot line. 
    (v) A fence on a vacant lot must be set back a distance that is equal 
to or greater than the setback of the front facade of the closest main building, if any, in the same 
blockface. If no main building exists on the blockface, this setback is equal to or greater than the setback 
of the closest main building in the Historic Core Subdistrict. In the case of a single interior vacant lot, the 
setback must be equal to or greater than the setback of the main building, if any, on the adjacent lots with 
the greater setback. If no main building exists on either adjacent lot, this setback is equal to or greater 
than the setback of the closest main building in the Historic Core Subdistrict. 

   (D) Materials.  A fence in a front or corner side yard must be constructed of 
wrought iron, wood, or brick. The use of brick in a fence is not permitted except as part of a structural 
column, or a base that is two feet or less in height.  Concrete blocks are not permitted. 

   (E) Masonry columns and bases.     
    (i) The color, texture, pattern, and dimensions of masonry and the 
color, width, type, and elevation of mortar joints in a fence column or base must match the masonry and 
mortar joints of the main building as nearly as practicable. 
    (ii) All exposed brick in a fence column or base must be fired brick 
as defined by the American Standard Testing Materials Designation C-126-75A, Type Grade FBS-SW. 

   (F) Metal fences.  Wrought iron and metal fences must be compatible with 
the style and period of the main building. 

   (G) Wooden fences. 
    (i) All wooden structural posts must be at least four inches in 
diameter (nominal size). 
    (ii) The side of a wooden fence facing a public street must be the 
finished side. 
    (iii) Wooden fences may be painted or stained a color that is 
complementary to the main building. 

  (3) Foundation plantings. Foundation plantings must not screen significant architectural features of the main building. 

  (4) Outdoor lighting.  Outdoor light fixtures must be compatible with the style and 
period of the main building and not obscure or conflict with significant architectural details. Overhead 
and exposed wiring and conduit for outdoor lighting is not permitted. Except for mercury halogen vapor 
lights, colored outdoor lighting is not permitted in a front or side yard. 

  (5) Parkway plantings.  All trees in the parkway must be placed a uniform distance 
apart and planted along a line parallel to the street.

  (6) Pavement, filler, and edging materials.  Pavement and filler and edging materials, 
such as landscape timbers, gravel, stone, brick, and bark, used in landscape beds in the front and corner 
side yards must be approved by the commission as part of an overall landscape plan if the landscape beds 
collectively comprise more than 25 percent of the combined areas of the front and corner side yards. No 
more than 25 percent of the front yard of a residential use may be covered by pavement or filler materials. 

  (7) Retaining walls.  Retaining walls are not permitted in the front and side yards, 
except to preserve a natural or existing slope, or to make a slope similar to that of an adjacent lot. The 
height of a retaining wall must not exceed the height of the slope it retains. A retaining wall must be 
constructed of unpainted natural stone or brick that is compatible in texture, color, and style with the main 
building. 

 (8) Sidewalks, driveways, and curbing. 
   (A) Materials.  All sidewalks and front yard driveways must be constructed 
of brushed or exposed aggregate concrete, masonry pavers, or red brick that matches or is compatible in 
texture, color, and style with the main building. 

   (B) Width, style, and spacing.     
     (i) Maximum permitted width of a driveway in a front yard is 10 feet. 
The driveway width may be expanded to 20 feet at any point behind the front facade. 
    (ii) Ribbon driveways are permitted, but only if the ribbons are at least one foot wide. 
    (iii) Circular driveways are not permitted in the front yard. 
    (iv) a driveway constructed in the front yard adjacent to an existing 
driveway on an adjacent lot must be spaced a minimum of one foot from the existing driveway pavement. 
    (v) Prior to the issuance of a certificate of occupancy (or prior to a 
final inspection if no certificate of occupancy is required for the use), each property owner is required to 
construct and maintain a four-foot-wide sidewalk in an area parallel to and within zero to eight feet of the 
back of the projected street curb. If the sidewalk is to be located in the front yard, the property owner 
must dedicate a sidewalk easement to the city to  assure its availability to the public as a permanent 
pedestrianway. Except as otherwise provided in this article, the standards, provisions, and requirements of 
CHAPTER 43, "STREETS AND SIDEWALKS," of the Dallas City Code, as amended, apply to all 
sidewalks and driveways in the State-Thomas SPD. (Ord. Nos. 19084; 19382; 25711)




SEC. 51P-225.116.    DEVELOPMENT STANDARDS FOR THE INTERIOR NEIGHBORHOOD DISTRICT.

(k) Sidewalks

  (1) Generally.  With the exception of Paragraphs (2) and (3) below, all property 
owners in the Interior Neighborhood District are required to construct, prior to the issuance of a certificate 
of occupancy, and maintain an unobstructed six-foot-wide sidewalk in an area parallel to and within zero 
to 10 feet of the back of the projected street curb
. If the sidewalk is to be located in the front yard, the 
property owner must dedicate a sidewalk easement to the city to assure its availability to the public as a 
permanent pedestrianway. Except as otherwise provided in this article, the standards, provisions, and 
requirements of Chapter 43, "Streets and Sidewalks," of the Dallas City Code, as amended, apply to all 
sidewalks and driveways in the State-Thomas SPD. 

  (2) Allen Street Special Retail Subdistrict.  All property owners in the Allen Street 
Special Retail Subdistrict
are required to construct, prior to the issuance of a certificate of occupancy, and 
maintain an unobstructed eight-foot-wide sidewalk in an area parallel to and within zero to 12 feet of the 
back of the projected street curb
. If the sidewalk is to be located in the front yard, the property owner 
must dedicate a sidewalk easement to the city to  assure its availability to the public as a permanent 
pedestrianway. Except as otherwise provided in this article, the standards, provisions, and requirements of 
Chapter 43, "Streets and Sidewalks," of the Dallas City Code, as amended, apply to all sidewalks and 
driveways in the State-Thomas SPD. 

(3) Interior Transition Subdistrict.  Owners of lots having frontage on Hibernia Street 
are required to construct, prior to the issuance of a certificate of occupancy, and maintain an unobstructed 
four-foot sidewalk in an area parallel to and within eight feet of the back of the projected street curb of Hibernia Street
If the sidewalk is to be located in the front yard, the property owner must dedicate a 
sidewalk easement to the city to assure its availability to the public as a permanent pedestrianway. Except 
as otherwise provided in this article, the standards, provisions, and requirements of Chapter 43, "Streets 
and Sidewalks," of the Dallas City Code, as amended, apply to all sidewalks and driveways in the State Thomas SPD. 



SEC. 51P-225.117.    DEVELOPMENT STANDARDS FOR THE FREEWAY FRONTAGE DISTRICT.

(j) Sidewalks.   

(1) Generally.  With the exception of Paragraph (2) below, all property owners are 
required to construct, prior to the issuance of a certificate of occupancy, and maintain an unobstructed 
eight-foot-wide sidewalk in an area parallel to and within zero to 12 feet of the back of the projected 
street curb.  If the sidewalk is to be located in the front yard, the property owner must dedicate a sidewalk 
easement to the city to assure its availability to  the public as a permanent pedestrianway. Except as 
otherwise provided in this article, the standards, provisions, and requirements of Chapter 43, "Streets and 
Sidewalks," of the Dallas City Code, as amended, apply to all sidewalks and driveways in the StateThomas SPD.
 
  (2) Woodall Mid-Rise Mix and Woodall Transition Subdistricts.  Each property 
owner is required to construct, prior to the issuance of a certificate of occupancy, and maintain an 
unobstructed six-foot-wide sidewalk in an area parallel to and within zero to 10 feet of the back of the 
projected street curb. If the sidewalk is to be located in the front yard, the property owner must dedicate a 
sidewalk easement to the city to assure its availability to the public as a permanent pedestrianway. Except 
as otherwise provided in this article, the standards, provisions, and requirements of Chapter 43, "Streets 
and Sidewalks," of the Dallas City Code, as amended, apply to all sidewalks and driveways in the StateThomas SPD. 



SEC. 51P-225.118.  DEVELOPMENT STANDARDS FOR THE FRINGE TRANSITION DISTRICT
...
(i) Sidewalks.  Each property owner is required to construct prior to the issuance of a 
certificate of occupancy, and maintain an unobstructed four-foot-wide sidewalk in an area parallel to and 
within zero to eight feet of the back of the projected street curb. If the sidewalk is to be located in the 
front yard, the property owner must dedicate a sidewalk easement to the city to assure its availability to 
the public as a permanent pedestrianway. Except as otherwise provided in this article, the standards, 
provisions, and requirements of Chapter 43, "Streets and Sidewalks," of the Dallas City Code, as 
amended, apply to all sidewalks and driveways in the State-Thomas SPD.  ...



SEC. 51P-225.119.    STATE-THOMAS SPD GENERAL PLAN REVIEW.
 Prior to applying for a building permit, a person desiring to develop property in the State-Thomas 
SPD shall consult with the director to discuss whether the project is consistent with the general plan for 
the area and the requirements of this article. The director shall determine if the project complies with this 
article generally, and shall advise the applicant of any landscape review, certificate of appropriateness 
review, development impact review, or any other review which may be necessary prior to the issuance of 
a building permit. The director shall forward a written copy of his determination to the building official. 
(Ord. Nos. 19084; 25711)




SEC. 51P-225.121.    LANDSCAPING IN THE INTERIOR NEIGHBORHOOD
FREEWAY FRONTAGE, AND FRINGE TRANSITION DISTRICTS. 

 (a) Purpose.  The process of development with its alteration of the natural topography, 
vegetation, and creation of impervious cover can have a negative effect on the ecological balance of an 
area by causing increases in air temperatures and accelerating the processes of runoff, erosion, and 
sedimentation. The economic base of the city can and should be protected through the preservation and 
enhancement of the unique natural beauty, environment, and vegetative space in this area. Recognizing 
that the general objectives of this section are to promote and protect the health, safety, and welfare of the 
public, the city council further declares that this section is adopted for the following specific purposes: 
  (1) To aid in stabilizing the environment's ecological balance by contributing to the 
processes of air purification, oxygen regeneration, ground-water recharge, and storm water runoff 
retardation, while at the same time aiding in noise, glare, and heat abatement. 
  (2) To provide visual buffering between land uses of differing character. 
  (3) To enhance the beautification of the city. 
  (4) To safeguard and enhance property  values and to protect public and private 
investment. 
  (5) To conserve energy. 
  (6) To provide habitat for wildlife. 

(b) Application of section.  This section applies to all districts in the State-Thomas Special 
Purpose District except the Historic District. This section applies to all uses on a lot when an application 
for a building permit for work on the lot is made, unless the application is for: 

  (1) restoration of a building that has been damaged or destroyed by fire, explosion, 
flood, tornado, riot, act of the public enemy, or accident of any kind. For purposes of this subsection, 
"restoration" means the act of putting back into a former or original state; or 

  (2) construction work that does not increase: 

   (A) the number of buildings on the lot; 
   (B) the number of stories in a building on the lot; 
   (C) the floor area of a building on the lot by more than 10 percent or 10,000 
square feet, whichever is less; or 
   (D) the nonpermeable coverage of the lot by more than 2,000 square feet

 (c) Parks.  In city parks over five acres in size, the director of parks and recreation shall 
designate the boundaries of the lot for purposes of this section. The lot designated by the director must:
 
  (1) wholly include the area on which the work is to be done; and 
  (2) be clearly delineated on plans submitted to the building official at the time the 
application for a building permit is made. 

 (d) Binding effect.  When this section becomes applicable to a lot, its requirements are 
binding on all current and subsequent owners of the lot.
 
 (e) Consistency.  The city council shall, at a minimum, impose landscaping requirements 
consistent with the standards and purposes of this section as a part of all ordinances establishing or 
amending districts other than the Historic District in the State-Thomas Special Purpose District.
 
(f) Special exception.  The board may grant a special exception to the landscaping 
requirements of this section upon making a special finding from the evidence presented that strict 
compliance with the requirements of this section will result in substantial financial hardship or inequity to 
the applicant without sufficient corresponding benefit to the city and its citizens in accomplishing the 
objectives and purposes of this section

 (g) Fee waiver.  The board may waive the filing fee for a special exception under Subsection 
(f) when the board finds that payment of the fee would result in financial hardship to the applicant. The 
applicant may either pay the fee and request reimbursement as part of his appeal or request that the matter 
be placed on the board's miscellaneous docket for  predetermination. If the matter is placed on the 
miscellaneous docket, the applicant may not file his appeal until the merits of the request for waiver have 
been determined by the board. 


 (h) Landscape plan submission. 

 (1) If this section applies to a lot pursuant to Subsection (b), a landscape plan must 
be submitted to the building official with the application for a building permit for work on the lot.
   
(2) If a landscape plan is required under Paragraph (1), the plan must be submitted to 
and approved by the building official before a building permit is issued for the work. A landscape plan 
submission must consist of two blueline or blackline prints. The plan must have a scale of one inch equals 
50 feet or larger (e.g. one inch equals 40 feet, one inch equals 30 feet, etc.) and be on a standard drawing 
sheet of a size not to exceed 36 inches by 48 inches. A plan which cannot be drawn in its entirety on a 36 
inch by 48 inch sheet must be drawn with appropriate match lines on two or more sheets. 

(3) A landscape plan required under this section must contain the following information: 

   (A) Date, scale, north point, and the names, addresses, and telephone 
numbers of both the property owner and the person preparing the plan. 
   (B) Location of existing boundary lines and dimensions of the lot, the zoning 
classification of the lot, and the subdistrict classification of adjacent properties. A vicinity map should 
also be attached to or made a part of the plan. 
   (C) Approximate centerlines of existing water courses and the location of the 
100-year flood plain, the escarpment zone, and geologically similar areas, if applicable; the approximate 
location of significant drainage features; and the location and size of existing and proposed streets and 
alleys, utility easements, driveways, and sidewalks on or adjacent to the lot. 
   (D) Project name, street address, and lot and block description. 
   (E) Location, height, and material of proposed screening and fencing (with 
berms to be delineated by one-foot contours). 
   (F) Locations and dimensions of proposed landscape buffer strips
   (G) Complete description of plant materials shown on the plan, including 
names (common and botanical name), locations, quantities, container or caliper sizes at installation, 
heights, spread, and spacing. The location and type of all existing trees on the lot over six inches in 
caliper must be specifically indicated
   (H) Complete description of landscaping and screening to be provided in or 
near off-street parking and loading areas, including information as to the amount (in square feet) of 
landscape area to be provided internal to parking areas and the number and location of required off-street 
parking and loading spaces. 
   (I) An indication of how existing healthy trees proposed to be retained will 
be protected from damage during construction. 
   (J) Size, height, location, and material of proposed seating, lighting, 
planters, sculptures, and water features. 
   (K) A description of proposed watering methods. 
   (L) Location of visibility triangles on the lot (if applicable).


(i) Landscape plan review.   

(1) The building official shall review each landscape plan submitted to determine 
whether or not it complies with the requirements of this section. All landscape plans must comply with 
the mandatory provisions in Subsection (j). In addition, all landscape plans must earn a minimum of 20 
"points."
Points are awarded for specified landscape features and elements based on their relative value or 
merit. 

 (2) The alternatives from which an applicant may select to achieve the minimum 
point score needed for approval are referred to in  this section as "design standards" and contained in 
Subsection (k). 

 (j) Mandatory provisions

 (1) Trees. 

    (A) Tree planting zone.  For purposes of this section, the "tree planting zone" 
is that area parallel to and between two and one-half and four feet from the back of the projected street 
curb.
[If the tree planting zone is in the parkway, the property owner must apply for a parkway landscape 
permit before any required trees may be planted in the parkway. See Subparagraph (H) of this paragraph 
for more details regarding the parkway landscape permit.] 

    (B) Number, location, and type of trees required.  Each lot must have one or 
more trees whose trunks are located wholly within the tree planting zone. The number of required trees is 
determined by dividing the number of feet of lot frontage by 25. Fractions are rounded to the nearest 
whole number, with .5 being rounded up to the next higher whole number. All required trees must be 
recommended for local area use by the director of parks and recreation. If a property owner cannot obtain 
a parkway landscape permit to locate a required tree in the parkway, he shall locate the tree in the 
required front yard as near as practicable to the front lot line. If a lot has no front yard requirement and the 
property owner cannot obtain a parkway landscape permit to locate a required tree in the parkway, the 
property owner need not provide that required tree

   (C) Minimum tree height and trunk caliper.  Required trees must have a 
minimum height of 14 feet, and a minimum trunk caliper of three and one-half inches measured at a point 
12 inches above the root ball. 

   (D) Tree spacing requirements.  Required trees must be spaced as uniformly 
as practicable. The trunk of a required tree must be within 50 feet of another required tree.
 
   (E) Minimum clearance above pavement.  The property owner shall maintain 
all trees to comply with the following minimum vertical height clearances over street and sidewalk 
pavements: 

    (i) Thirteen and one-half feet above street pavement. 
    (ii) Eight feet above a public sidewalk and any sidewalk required by 
this article. 

   (F) Tree grates required near sidewalks.  Tree grates conforming to state 
standards and specifications adopted to eliminate, insofar as possible, architectural barriers encountered 
by aged, handicapped, or disabled persons, and of a size adequate to permit healthy tree growth must be 
provided for all trees whose trunks are within 18 inches of a public sidewalk and any sidewalk required 
by this article


   (G) Private license granted.  The city council hereby grants a private license 
to the owners of all property in the State-Thomas SPD for the exclusive purpose of authorizing 
compliance with the parkway landscaping requirements of this section. 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 Subparagraph (H) of this paragraph. This private license shall not 
terminate at the end of any specific time period, however, the city council retains the right to terminate 
this license whenever in its judgment the purpose or use of this license is inconsistent with the public use 
of the right-of-way or whenever the purpose or use of this license is likely to become a nuisance.
 
   (H) Parkway landscape permit. 

    (i) It is the responsibility of the property owner to apply for and 
obtain a parkway landscape permit before locating trees, landscaping, or pavement other than for the 
sidewalk required under this article in the parkway. An application for a parkway landscape permit, if 
required, 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 of public works and transportation and accompanied by plans or drawings showing the area of the 
parkway affected and the construction and planting proposed. 

    (ii) Upon receipt of the application and any required fees, the 
director of public works and transportation 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 of public works and transportation determines that the construction and planting proposed will 
not be inconsistent with and will not unreasonable 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. 

    (iii) A property owner is not  required to comply with any parkway 
landscaping requirement of this section if compliance is made impossible due to the director of public 
works and transportation's denial of a parkway landscape permit. 

    (iv) A parkway landscape permit issued by the director of public 
works and transportation 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 right-of-way. The property owner is not required to comply with any 
parkway landscaping requirement of this section if compliance is made impossible due to the director's 
revocation of a parkway landscape permit. 

(v) The issuance of a parkway landscape permit under this section 
does not excuse the property owner, his agents, or employees from liability in the installation or 
maintenance of trees, landscaping, or pavement in the public right-of-way. 

  (2) Screening of off-street loading spaces and service areas. 

   (A) Off-street loading spaces and service areas on the lot must be screened 
from: 

    (i) all public streets; and 
    (ii) all adjoining property whether abutting or directly across a street 
or alley.    

   (B) The screening required under Paragraph (2)(A) must be at least six feet 
in height measured from the horizontal plane passing through the nearest point of the off-street loading 
space and may be provided by using any of the methods for providing screening described in Section 51-
4.602(b)(3), except that screening around service areas  for trash collection must be screened only by a 
masonry wall. 


  (3) Acceptable landscape materials. 

   (A) No artificial plant materials may be used to satisfy the requirements of 
this section. 

   (B) Plant materials used to satisfy the requirements of this section must 
comply with the following minimum size requirements at the time of installation: 

    (i) Large trees must have a minimum caliper of three inches, or a 
minimum height of six feet, depending on the standard measuring technique for the species. 
    (ii) Small trees must have a minimum height of six feet
    (iii) Large shrubs must have a minimum height of three feet

  (C) For purposes of Paragraph (3)(B), "height" is measured from the top of the root 
ball or, if the plant is in a container, from the soil level in the container. 

  (D) In satisfying the landscaping retirements of this section, the use of high-quality, 
hardy, and drought-tolerant plant materials is recommended and encouraged. 


  (4) Soil requirements. 

   (A) Landscape planting areas in general must have the following soil depths 
and dimensions: 
    (i) For each large shrub or small tree installation, a minimum of 24 
inches of soil depth and 16 square feet of surface area (total of 32 cubic feet). 
    (ii) For each large tree installation, a minimum of 36 inches of soil 
depth and 25 square feet of surface area (total of 75 cubic feet).
 
   (B) Landscape planting areas located above underground buildings or 
structures must have the following soil depths and dimensions: 
    (i) For each large shrub or small tree installation, a minimum of 30 
inches of soil depth and 25 square feet of surface area (total of 62.5 cubic feet). 
    (ii) For each large tree installation, a minimum of 40 inches of soil 
depth and 36 square feet of surface area (total of 120 cubic feet).
 
   (C) The building official may waive the minimum soil requirements if a 
landscape architect certifies that the proposed alternative soil depths and dimensions are sufficient to 
support the healthy and vigorous growth of the plant materials affected. 


  (5) Protection of landscape areas.  Required landscape areas must be protected from 
vehicular traffic through the use of concrete curbs, wheel stops, or other permanent barriers. 


  (6) Irrigation requirements.  Required plant materials must be located within 100 feet 
of a verifiable water supply. Proposed watering methods (irrigation or otherwise) must be: 

   (A) indicated on the landscape plan; and 
   (B) adequate to maintain the plant materials in a healthy, growing condition 
at all times. 


  (7) Pedestrian scale lighting.  Pedestrian scale lighting that provides a minimum 
maintained average illumination level of 1.5 footcandles along all sidewalks on or adjacent to the lot and 
adjacent to a public street must be provided. For purposes of this subsection, pedestrian scale lighting 
means that the light emanates from a source that is no more than 14 feet above the grade of the sidewalk. 
The design and placement of both the standards and fixtures must be approved by the director of public 
works and transportation. Each property owner is responsible for the cost of installation, operation, and 
maintenance of the lighting on his property or in the public right-of-way adjacent to his property. 


 (k) Design standards.  In order to earn points under this subsection, landscape areas must be 
placed in the front yard of a building site

  (1) Percentage of front yard area.  One point is awarded for each three percent of the 
total front yard area provided as landscape area to a maximum of 15 points if the landscape area: 

   (A) is at least 50 square feet; 
   (B) is covered with grass or other plant material as ground cover; and 
   (C) for every 100 square feet of landscape area, or fraction thereof has a 
minimum of: 
    (i) one large canopy tree; 
    (ii) three small trees; 
    (iii) two small trees and one large shrub; 
    (iv) one small tree and two large shrubs; or 
    (v) three large shrubs. 

(2) Parking concealment.  Five points are awarded for providing all parking in 
structures which: 

   (A) have all facades covered with the same material as the main building; or 
   (B) are totally underground. 

  (3) Existing tree credits.  Existing healthy trees are categorized in accordance with 
the definitions of this section and credited toward meeting design standards as follows:
 
   (A) For each tree retained or relocated to the front yard of the building site or 
to the street parkway, having a caliper equal to or greater than four inches but less than six inches, a credit 
of one required large tree is allowed.  
  
   (B) For each tree retained or relocated to the front yard of the building site or 
to the street parkway, having a caliper equal to or greater than six inches but less than 12 inches, a credit 
of two required large trees is allowed. 

   (C) For each tree retained or relocated to the front yard of the building site or 
to the street parkway, having a caliper equal to or greater than 12 inches, a credit of three required large 
trees is allowed. 

  (4) Special amenities. 

   (A) Enhanced pavement material

    (i) Three points are awarded when at least 50 percent of all outdoor vehicular pavement
area in the front yard(s) of a lot consists of enhanced pavement. (Note: All vehicular 
pavement must comply with the construction and maintenance provisions for off-street parking in the 
Dallas Development Code.) 

    (ii) Three points are awarded when at least 50 percent of all outdoor pedestrian pavement
area consists of enhanced pavement. (Note: All pedestrian pavement material and 
design must be approved by the director of public works and transportation.) 

   (B) Pedestrian facilities. One point is awarded for each one percent increment of lot area
covered by publicly accessible special pedestrian facilities and features such as 
plazas, covered walkways, fountains, lakes and ponds, seating areas, and outdoor recreation facilities, up 
to a maximum of five points


 (l) When landscaping must be completed. 

  (1) Except as otherwise provided in Paragraph (2) below, all landscaping must be 
completed in accordance with the approved landscape  plan before a certificate of occupancy may be 
issued for any building on the lot. 

  (2) If the property owner provides the building official with documented assurance 
that the landscaping will be completed within six months, the building official may issue one six-month 
temporary certificate of occupancy and permit the property owner to complete his landscaping during the 
six-month period. For purposes of this subsection, "documented assurance" means: 

   (A) a copy of a valid contract to install the landscaping in accordance with 
the landscape plan within the six-month period; or 

   (B) a set of deed restrictions containing a covenant to install the landscaping 
in accordance with the landscape plan within the six-month period. The deed restrictions must: 

    (i) expressly provide that they may be enforced by the city; 
    (ii) be approved as to form by the city attorney; and 
    (iii) be filed in the deed records of the county in which the land is located.

(3) If a temporary certificate of occupancy is issued under Paragraph (2) and, at the 
end of the six-month period, no permanent certificate of occupancy has been issued because the 
landscaping has not been installed in accordance with the landscape plan, the owner of the property is 
liable to the city for a civil penalty in the amount of $200 a day for each calendar day thereafter until the 
landscaping is properly installed. The building official shall give written notice to the property owner of 
the amount owed to the city in civil penalties, and shall notify the city attorney of any unpaid civil 
penalty. The city attorney shall collect unpaid civil penalties in a suit on the city's behalf. 

  (4) The civil penalty provided for in Subsection (c) is in addition to any other 
enforcement remedies the city may have under city ordinances and state law. 


 (m) General maintenance

  (1) Required landscaping must be maintained in a healthy, growing condition at all 
times. The property owner is responsible for regular  weeding, mowing of grass, irrigating, fertilizing, 
pruning, and other maintenance of all plantings as needed. Any plant that dies must be replaced with 
another living plant that complies with the approved landscape plan within 90 days after notification by 
the city. 

  (2) Any damage to utility lines resulting from the negligence of the property owner 
or his agents or employees in the installation and maintenance of required landscaping in a utility 
easement is the responsibility of the property owner. If a public utility disturbs a landscaped area in a 
utility easement, it shall make every reasonable effort to preserve the landscaping materials and return 
them to their prior locations after the utility work. If, nonetheless, some plant materials die, it is the 
obligation of the property owner to replace the plant materials. (Ord. Nos. 19084; 25711) 


City-Data






















SUBDISTRICTS

Historic District







Interior Neighborhood District













Freeway Frontage District

















Definitions







































Development Standards for HISTORIC DISTRICT











Special Landscaping:
2 + 3" caliper trees in parkway areas over 2' wide.




C of A in Historic District




































Preservation Criteria for Historic District



Landscaping


Prohibitions






Fences

























































Foundation Plantings - Design standard element




Parkway plantings 


Pavement materials











Sidewalks












Historic District sidewalks:
4' wide sidewalk in area parallel to and within 0' to 8' from back of curb.






Interior Neighborhood Districts



General:  Unobstructed 6' wide sidewalk in area parallel to and within 0' to 10' from back of curb.





Allen Street Retail SD:  
Unobstructed 8' wide sidewalk in area parallel to and within 0' to 12' of back of curb.







Interior Transition SD: Hibernia Street - unobstructed 4' wide sidewalk in area parallel to within 8' of back of curb.




Freeway Frontage District


General:  Unobstructed 8' sidewalk in area parallel to and within 0' to 12' of back of curb.





Woodall Mid-Rise Mix and Woodall Transition SD:
Unobstructed 6' sidewalk in area parallel to and within 0' to 10' of back of curb.









Fringe Transition District:
Unobstructed 4' sidewalk in area parallel to and within 0' to 8' of back of curb.








Plan Review










LANDSCAPING in ALL districts EXCEPT HISTORIC DISTRICT.

Purpose.
See Article X.

















Excepts Historic Districts.

TRIGGER:
1) increases number of buildings on lot.
2) increases number of stories in a building,
3) increases floor area of a building by more than 10%, or 10,000 sf,
4) increases non-permeable coverage on lot by more than 2,000 sf.

Parks












Special Exceptions














Landscape plan submissions









































Landscape plan review

ALL landscape plans must comply with mandatory provisions, and
MUST EARN A MINIMUM  OF 20 POINTS.


Mandatory Provisions


TREES

Tree Planting Zone
Area between 2.5' and 4' from back of curb.




1 tree per 25 feet.









Minimum height of 14 feet and trunk caliper of 3.5". 

Spaced uniform, within 50' of each other.



Trees must maintain: 
13' above street, and 8' above public sidewalk.




Tree grates required for all trees with trunks within 18" of a sidewalk.




Private license







Parkway landscape permit
































Screening of off-street loading spaces






Screening must be at least 6' in height.






Acceptable landscape materials.





Large trees must be at least 3" caliper
Small trees must be at least 6' in height.
Large shrubs must have a minimum height of 3' at time of planting.





Soil requirements: see Article X.



















Protection: see Article X.


Irrigation:  All required plants must be within 100 feet of a 'verifiable water supply.'
- See Article X.



Pedestrian scale lighting







Design Standards:
Points must be in FRONT YARD of site.

% of Front Yard Area:
1 pt. per 3% of total front yard area provided, max. 15 pts.
- at least 50sf
- covered with ground cover
-ever 100 sf has minimum of 1 large canopy tree, 3 small trees, 2 small trees and 1 large shrub, 1 small tree and 2 large shrubs, or 3 large shrubs.

Parking concealment:
5 points for all parking in structures

Existing tree credits:
4" >< 6" = 1 large tree
6" >< 12" = 2 large trees
12"> = 3 large trees








Special Amenities

Enhanced pavement:
- 3 pts. when 50%+ of vehicular pavement in FY is enhanced.
- 3 pts. when 50%+ of ALL pedestrian pavement is enhanced.

Pedestrian facilities
1 pt. for each 1% increment of lot area with facilities, to a maximum of 5 pts.


When Landscaping Must Be Completed

See Article X.


















Temporary CO










General Maintenance

See Article X.














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