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.
