SEC. 51P-357.101. LEGISLATIVE HISTORY.
PD 357 was established by Ordinance No. 22097, passed by the Dallas City Council on June 22, 1994. Ordinance No. 22097 amended Ordinance No. 19455, Chapter 51A of the Dallas City Code, as amended. (Ord. Nos. 19455; 22097; 25850)
SEC. 51P-357.102. PROPERTY LOCATION AND SIZE.
PD 357 is established on property generally bounded by the center lines of East R.L. Thornton Freeway (I-30), St. Paul Street, Young Street, Park Avenue, Wood Street, Harwood Street, Commerce Street, and I-345. The size of PD 357 is approximately 172.5 acres. (Ord. Nos. 22097; 25850)
SEC. 51P-357.103. PURPOSE.
This article provides standards specifically tailored to meet the needs of the Farmers Market area of the city, which is hereby designated as an area of cultural 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) To achieve buildings more urban in form.
(2) To promote and protect an attractive street level pedestrian environment by encouraging the development of structures along entire blockfaces with continuous activities.
(3) To promote development appropriate to the character of nearby neighborhood uses by imposing standards sensitive to scale and adjacency issues.
(4) To use existing zoned development densities as a base from which to plan, while providing bonuses to encourage residential development in commercial areas.
(5) To encourage and protect the quantity and quality of residential uses.
(6) To promote landscape/streetscape quality and appearance.
(7) To aid the environment's ecological balance by contributing to the processes of air purification, oxygen regeneration, groundwater recharge, and storm water runoff retardation, while at the same time aiding in noise, glare, and heat abatement.
(8) To provide visual buffering and enhance the beautification of the city.
(9) To safeguard and enhance property values and to protect public and private investment.
(10) To conserve energy.
(11) To discourage changes that fail to comply with the overall objectives of the Farmers Market concept approved by the Dallas City Council on August 14, 1991. (Ord. Nos. 22097; 25850)
(A) CANOPY TREE means a species of tree that normally bears crown foliage no lower than six feet above ground level upon maturity.
(B) COLORED CONCRETE means concrete with one or more pigments added to it.
(D) MAJOR MODIFICATION means modifications to an original building within a one-year period where the value of the modifications as stated on applications for building permits exceeds 50 percent of the building's assessed value as determined by the Dallas Central Appraisal District.
(H) PARKWAY means the portion of a right-of-way located between the street curb and the property line of an adjoining lot.
(K) SCREENING means a visual barrier provided by using one of the following methods:
SEC. 51P-357.105. ZONING CLASSIFICATION CHANGE.
Chapter 51A is amended by changing the zoning classification from CA-1(A) Central Area District to PD 357, to be known as the Farmers Market Special Purpose District ("the Farmers Market SPD"), on the property described in Ordinance No. 22097. (Ord. Nos. 22097; 25850)
SEC. 51P-357.106. ESTABLISHMENT OF SUBDISTRICTS.
A map (Exhibit 357A) shows the boundaries of the district and the 10 subdistricts. Property descriptions of the subdistricts are attached to Ordinance No. 22097 as Exhibit B. The subdistricts are hereby established for purposes of this article. If there is a conflict between the map and the text of this article, the text controls. (Ord. Nos. 22097; 25850; 26370)
SEC. 51P-357.107. GENERAL DEVELOPMENT STANDARDS.
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. (Ord. Nos. 22097; 25850)
SEC. 51P-357.109. YARD, LOT, AND SPACE REGULATIONS.
(Note: The yard, lot, and space regulations in this section must be read together with the yard, lot, and space regulations contained in Division 51A-4.400. In the event of a conflict between this section and Division 51A-4.400, this section controls.)
(a) Front yard. No minimum front yard.
(b) Side and rear yard.
(d) Commercial parking lots and garages.
(1) Definitions. In this subsection:
(2) Site plan.
(9) Screening and landscaping.
SEC. 51P-357.113. SINGLE FAMILY STRUCTURE SPACING.
In this district, a minimum of 15 feet between each group of eight single family or handicapped group dwelling unit structures must be provided by plat. (Ord. Nos. 22097; 25850)
SEC. 51P-357.114. SIDEWALK REGULATIONS.
(a) A sidewalk must be provided between the back of the street curb and the face of a building at grade in accordance with this section. The face of a building is behind the columns for a building with exterior columns.
(b) Sidewalks must be constructed and maintained in accordance with the following regulations:
SEC. 51P-357.115. DEVELOPMENT PLAN REVIEW.
(a) Pre-application conference. A person desiring to develop in the district should consult with the director to discuss whether the project is consistent with the requirements of this article.
(b) Review of project. Upon receipt of an application for a building permit for new construction or a major modification of a structure in the district and a landscape plan, the building official shall refer the application and plans to the director for review to determine whether the application complies with all requirements of this article. The director shall complete the review within 30 days from the date of submission of the completed application to the building official, or the application shall be deemed to be approved.
(c) Return of application to the building official. Once the director makes his determination, he shall refer the permit application, plans, all other relevant information, and his recommendation to the building official. If the director determines that sufficient points have been accumulated under the design and landscape tests and all mandatory provisions of this article have been met, he shall recommend approval. Otherwise, he shall recommend denial. If the recommendation is for denial, the director shall state the grounds for denial in writing to the applicant, and the building official shall not issue the permit unless the director's recommendation is overturned upon appeal to the board. If the recommendation is for approval and the building official determines that all requirements of the construction codes and all other applicable ordinances have been met, the building official shall issue the permit. (Ord. Nos. 22097; 25850)
SEC. 51P-357.116. DESIGN TEST AND REQUIREMENTS.
(a) In general. All applications referred to the director for review in accordance with Section 51P-357.115 of this article must be evaluated against the tests and prohibitions in this section. Plans for new construction or a major modification of a structure must earn at least 65 points (out of a total of 120 possible points) and comply with all mandatory requirements of this section. The points awarded for providing a feature, as well as the maximum number of points allowed in any category, are provided in parenthesis.
(b) Highly reflective glass prohibited. Reflective glass may not be used as an exterior building material on any building or structure in the district.
(c) Building offset requirement. A building facade that faces a public right-of-way must contain an offset of at least 100 square feet in area for the first five stories if the facade is for:
(d) Design points. Design points are awarded in accordance with the following criteria:
SEC. 51P-357.117. LANDSCAPE REGULATIONS.
(a) Street trees. Except for a lot that contains a warehouse, distribution, or storage use for produce, a tree must be planted at a density of one tree for each 30 linear feet of frontage, exclusive of visibility triangles and driveways and accessways at points of ingress and egress to and from the property. A tree must be planted at a density of one tree for each 60 linear feet of frontage, exclusive of visibility triangles and driveways and accessways at points of ingress and egress to and from the property, for a lot that contains a warehouse, distribution, or storage use for produce. The trees provided must be of a species listed in Exhibit 357B.
(b) ROW clearance. A structure constructed above any landscaping installed in the public right-of-way may not be lower than:
(c) Minimum caliper. All trees installed in accordance with this section must have a caliper of at least three and one-half inches.
(d) Landscape plan test and requirements. A landscape plan must accompany an application for a building permit for new construction or a major modification of a structure in the district. A landscape plan must earn at least 65 points (out of a total of 130 possible points) and comply with all mandatory requirements of this section. Points are awarded for providing specific lighting, paving, landscape zones, and other enhancements. The points awarded for providing these features, as well as the maximum number of points allowed in any category, are provided in parenthesis at the end of the provision to which they apply. Unless otherwise provided, the definitions in Article X apply when construing these provisions. Existing landscaping may qualify for points.
(e) Parkway landscape permit.
(f) Lighting. Pedestrian areas where lighting fixtures are provided to obtain points under this section must be lighted beginning one-half hour after sunset and continuing until one-half hour before sunrise.
COMMERCIAL PARKING LOTS AND GARAGES
New USE or enlarging existing USE by MORE THAN 40%.
Screening and Landscaping
-surface parking lot;
1 tree OR shrub must be provided in adjoining parkway at 1:30' along required landscaping area.
Trees: 2.5" min.
Shrubs: 30" ht. min. and in planter or metal or concrete pot.
13.5' over street clearance.
Tree grates MUST be provided for all trees planted in public sidewalk.
Private License for commercial parking lots and garages for LA.
Parkway Landscape Permit
Single Family Spacing
between back of street curb and face of building at grade.
FAR 15:1 - CA-1(A)-CP requirements
FAR 10:1 - 15:1 - avg. sidewalk width of 15' and min. width of 9' unobstructed.
Development Plan Review
DESIGN TEST AND REQUIREMENTS
65 POINTS REQUIRED
Awnings and Arcades
Front Facade Openings
Flags and Banners
Ground Floor Light Fixtures
1:60', exclusive, for lot w warehouse, distribution, or storage use for produce.
3.5" min. size.
LANDSCAPE PLAN TEST AND REQUIREMENTS
65 POINTS REQUIRED