(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) 

  (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. 

  (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. 

  (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) 

  (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. 

  (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)

  (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. 

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

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

  (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. 

---

   (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. 

   (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. 

  (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. 

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

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

   (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)