PD 714 Fort Worth Avenue

Subdistrict 2 amendment (1/9/08) - no LA amendment
Subdistrict 4A and 4B amendments
(2/24/10)
Subdistrict 1C (12/14/11)


Planned Development 714 - passed February 23, 2005 by the Dallas City Council. It covers approximately 245 acres west of the Trinity River.
Links to PD 714 and its exhibits made through DallasCityAttorney.com.  This is an abridged version of PD 714 directed primarily toward site, street, and landscape ordinance.  The Article X 'Tree Preservation' ordinance applies to this district.  This is not an official document but is presented solely for educational purposes to introduce the ordinance and make it more readily approachable to the general public.  Added narrative is to provide some direction on how the provisions work in the permit process. Although there are comments regarding comparisons to Article X, this ordinance is not open to amendment at this time. Comparisons are shown for informational purposes only.  For more information on Fort Worth Avenue and development in the area, go to the site for the Fort Worth Avenue Development Group.

ARTICLE 714. 
PD 714. 
West Commerce Street/Fort Worth Avenue Special Purpose District 

SEC. 51P-714.103.  CREATION OF SUBDISTRICTS. 
 (a) This district is divided into the following subdistricts: 

(1) Subdistrict 1.  This subdistrict is for medium density mixed-use development that 
respects existing businesses but gives incentive  for new mid-rise commercial and residential 
development. Development should support West Commerce Street as the gateway from downtown into 
the area, and strengthen the Sylvan Avenue-Fort Worth Avenue intersection as a retail anchor. New 
development should support future light rail along the northern edge of the subdistrict. Preserving historic 
buildings through adaptive re-use is a priority. This subdistrict will be the most densely developed urban 
subdistrict due to its proximity to the Trinity River and downtown. The mix of uses should lean more to 
commercial, although residential development is essential to the success of the mixed uses. Buildings 
should front the street with broad sidewalks. Street trees should line the street edge. On-street parking 
should be parallel parking along West Commerce Street and Fort Worth Avenue. Off-street parking 
should be provided behind buildings or in parking structures and shared between adjacent lots. This 
subdistrict should have an overall urban feel, but still provide pedestrian amenities. Subdistricts 1A, 
1B and 1C have maximum building heights and maximum stories that reflect the rising topography and protect the downtown view. Buildings should have minimum or no setbacks, with commercial and retail uses at the ground level and office and residential above. Pedestrian protections from traffic, such as street trees, planters, and crosswalks, are desired. Subdistricts 1A, 1B, and 1C are part of Subdistrict 1. Except as provided in this article, Subdistrict 1 regulations apply in Subdistricts 1A, 1B, and 1C.

(2) Subdistrict 2.  Subdistrict 2 is a mixed-use subdistrict that consists predominately 
of residential uses, but with some small retail and office uses. Because residential neighborhoods are 
adjacent to the subdistrict, it should be more serene than other subdistricts. New development should 
strengthen the existing residential  neighborhoods and help to create a  pedestrian-friendly environment. 
North Edgefield Avenue should connect the north and the south neighborhoods. Pedestrian protections 
from traffic, such as on-street parking, street trees, and parkways, are desired. Buildings should have 
minimum or no setbacks. Building heights are controlled separately in Subdistricts 2A, 2B, and 2C to 
optimize medium density residential development,  preserve downtown views, and be sensitive to the 
existing single-family neighborhood to the north. Preserving historic buildings through adaptive re-use is 
a priority. Subdistricts 2A, 2B, and 2C are part of Subdistrict 2. Subdistrict 2 regulations apply in 
Subdistricts 2A, 2B, and 2C unless otherwise indicated.   

(3) Subdistrict 3.  Subdistrict 3 is a mixed-use subdistrict primarily developed with 
commercial and retail uses, but with some residential uses. Retail and commercial areas should be 
strengthened with more varied uses. New development should include residential uses and vertical 
stacking of uses for more efficient land use resulting in activity throughout the day and night. Buildings 
should have minimum or no setbacks. Off-street parking should be provided behind buildings and shared 
between neighboring lots. Use of traffic calming elements such as median plantings, on-street parking, 
street trees, broad sidewalks, and low-to-mid-rise buildings is desirable. Development should strive to 
create a village center accessible by pedestrians, bicycles, mass transit, and cars. Land uses are controlled 
separately in Subdistricts 3A and 3B to be sensitive to residential neighborhoods. 

(4) Subdistrict 4.  Subdistrict 4 is a mixed-use subdistrict dominated by multifamily 
uses. While commercial and retail uses are encouraged  at street level, maintenance of the residential 
density is desired. Pedestrian protections from traffic, such as broad sidewalks, street trees, and 
crosswalks, are desired. New construction should be oriented to address the street front. Existing slip 
roads providing on-street parking and pedestrian amenities should be preserved. Building height, land use, 
and setbacks are controlled separately in Subdistricts 4A and 4B to encourage mixed use, townhouse, and 
senior independent living development. Subdistricts 4A and 4B are part of Subdistrict 4. Subdistrict 4 
regulations apply in Subdistricts 4A and 4B unless otherwise indicated

 (5) Subdistrict 5.  Subdistrict 5 is a mixed-use district balanced with residential, 
commercial, and retail uses. New development should include vertical stacking of different uses to 
achieve more efficient land use and activity throughout the day and night. New development should also 
include a medium density residential component to strengthen surrounding residential neighborhoods and 
ensure the success of commercial and retail development. Building heights and uses are controlled to be 
sensitive to residential neighborhoods. New development should strengthen pedestrian connections on 
Fort Worth Avenue. Buildings should have minimum or no setbacks, with commercial and retail uses at 
the ground level and office and residential uses above. Off-street parking should be provided behind 
buildings and shared between neighboring lots. Pedestrian protections from traffic, such as broad 
sidewalks, street trees, planters, and crosswalks, are a priority

 (b) Exhibit 714A is a map showing the boundaries of this district and its subdistricts.  Exhibit 714B 
is a verbal description of the boundaries of this district and its subdistricts. In the event of a conflict 
between the graphic depiction in Exhibit 714A and the verbal description in Exhibit 714B, the verbal 
description in Exhibit 714B controls. 

 (c) This district is considered to be a mixed-use zoning district. (Ord. Nos. 25898; 26876; 
27056) 


SEC. 51P-714.104.  DEFINITIONS. 

(4) FULLY SIGHT-OBSCURING FENCE means a fence that provides complete 
visual separation. Fully sight-obscuring fences must be six feet high and 100 percent sight-obscuring
Fences must be constructed of one or more of the following: brick, concrete masonry (split or polished 
face only; no unfinished units or cinder block), stone, stucco, or wood. Landscaping with a minimum 
height of three feet must be provided on the street side of the fence. Landscaping must consist of hedgelike 
evergreen plant materials recommended for local area use by the building official. Landscaping 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. Plants must be placed 24 inches on 
center over the entire length of the bed unless a landscape architect recommends an alternative planting 
density that the building official determines is capable of providing a solid appearance within three years. 

  (5) HIGH SCREEN means a landscape treatment that provides physical and visual 
separation between uses. Shrubs must form a six-foot-high screen that is 95 percent opaque year-round 
within three years of planting. Landscaping must consist of hedge-like evergreen plant materials 
recommended for local area use by the building official. Landscaping must be located in a bed that is at 
least three feet wide with a minimum soil depth of 24 inches. Plants must be placed 24 inches on center 
over the entire length of the bed unless a landscape architect recommends an alternative planting density 
that the building official determines is capable of providing a solid appearance within three years. Ground 
cover plants must cover the remainder of the landscaped area. If a wall or fence is also provided, it must 
be on the interior side of the high screen. 

  (6) LOW SCREEN means a landscape treatment that provides physical separation 
between uses. Shrubs must form a three-foot-high screen that is 95 percent opaque year-round within 
three years of planting. Landscaping must consist of hedge-like evergreen plant materials recommended 
for local area use by the building official. Landscaping must be located in a bed that is at least three feet 
wide with a minimum soil depth of 24 inches. Plants must be placed 24 inches on center over the entire 
length of the bed unless a landscape architect recommends an alternative planting density that the 
building official determines is capable of providing a solid appearance within three years. Ground cover 
plants must cover the remainder of the landscaped area. A three-foot-high masonry wall may be 
substituted, but ground cover plants are still required. A berm may be substituted. The berm must be 
planted with turf grass or groundcover recommended for local area use by the building official. The berm 
may not have a slope that exceeds one foot of height per three feet of width. If a wall or fence is provided 
in addition to shrubs or a berm, it must be on the interior side of the shrubs or berm. 

(7) MAJOR MODIFICATION means reconstruction, alteration, or renovation of an 
original building that exceeds 50 percent of the value of the original building assessed by the Dallas 
Central Appraisal District or any increase in floor area of an original building by 50 percent or more. 
With regard to streets and sidewalks, MAJOR MODIFICATION means reconstruction, alteration, or 
renovation that exceeds 50 percent of the surface area of that street or sidewalk segment.

(12) PARTIALLY SIGHT-OBSCURING FENCE means a fence that provides partial 
visual separation. Partially sight-obscuring fences must be six feet high and at least 50 percent sightobscuring
Fences must be constructed of one or more of the following: brick, concrete masonry (split or 
polished face only; no unfinished units or cinder block), stone, stucco, wood, or wrought iron. 
Landscaping with a minimum height of three feet must be provided on the street side of the fence. 
Landscaping must consist of hedge-like evergreen plant materials recommended for local area use by the 
building official. Landscaping 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. 
Plants must be placed 24 inches on center over the entire length of the bed unless a landscape architect 
recommends an alternative planting density that the building official determines is capable of providing a 
solid appearance within three years.

(13.2) PEDESTRIAN ZONE means the area between the back-of-curb and the building facade, which is intended for sidewalks, planting areas, outdoor eating areas, and pedestrian amenities.

(16) VISIBILITY TRIANGLE means the portion of a corner lot within a triangular 
area formed by connecting together the point of intersection of adjacent street curb lines (or, if there are 
no street curbs, what would be the normal street curb lines) and points on each of the street curb lines 30 
feet from the intersection. VISIBILITY TRIANGLE means the portion of a lot within a triangular area 
formed by connecting together the point of intersection of the edge of a driveway or alley and an adjacent 
street curb line (or, if there is no street curb, what would be the normal street curb line) and points on 
driveway or alley edge and the street curb line 20 feet from the intersection
  • Discussion:  The standard visibility triangle in the City of Dallas is 45 feet for street intersections.


SEC. 51P-714.114.  LANDSCAPING. 
 (a) In general. 

  (1) Except as modified in this section, the regulations in Article X, “Landscape and 
Tree Preservation Regulations,” apply to this district. In the event of a conflict between this section and 
Article X, this section controls. 
  • Discussion:  Article X tree preservation regulations apply in this district.
  (2) Landscaping of streets as shown in Exhibit 714F is required. 


 (b) Street trees. 

  (1) One street tree must be provided per 30 feet of street frontage, with a minimum 
of two street trees per building site. Along Fort Worth Avenue in Subdistrict 1C, small tree types, as listed in Section 51P-714.114(c)(5) may be provided in lieu of street trees.

  (2) It is recommended that, to the extent possible, street trees be spaced 30 feet apart
but, where necessary, street trees may be spaced a minimum of 20 feet apart

  (3) Street trees must have a minimum caliper of three inches and must have a 
minimum height of eight feet when planted. 

  (4) In Subdistricts 1A and 1B, street trees must be placed in a 16-foot square tree grate. In Subdistrict 1C, street trees must be planted in either a minimum 16-foot square tree grate or a minimum 4x6 planting area. In Subdistrict 1C, street trees must be planted within six feet of the back of curb.

  (5) In Subdistrict 2, street trees must be placed in a four-foot-wide planting strip with 
a minimum length of six feet

  (6) In Subdistrict 3, street trees must be placed in a 16-foot square tree grate.

  (7) Except as provided in this subsection, in Subdistrict 4, street trees must be placed in a four-foot-wide planting strip with a minimum length of six feet

  (8) In Subdistricts 4A and 4B, street trees must be placed in a minimum 15 square foot tree grate if placed within a sidewalk or other non-permeable area. In Subdistricts 4A and 4B, street trees not planted within a sidewalk or other non-permeable area must be placed in a minimum 15 square foot planting strip. In Subdistricts 4A and 4B, street trees may be placed anywhere within the public right-of-way.

(9) In Subdistricts 4A and 4B, credit will be given for the preservation of existing street trees in accordance with Section 51A-10.125(b)(3)(B).

(10) In Subdistricts 4A and 4B, site trees and street trees planted in the right-of-way count as replacement trees required for the mitigation of protected trees.

  (11) In Subdistrict 5, street trees along Fort Worth Avenue must be placed in a 16-foot 
square tree grate, and street trees along all other streets must be placed in a four-foot-wide planting strip 
with a minimum length of six feet

  (12) Street trees at the following frontages must be placed in a 16-foot-square tree 
grate
   (A) The Fort Worth Avenue frontage of Block B/3926 between Neal Street 
and Montclair Avenue. 
   (B) The Fort Worth Avenue frontage of Block 6157 and Block 6156
   (C) The Fort Worth Avenue frontage of Block 3977 between Windomere 
Avenue and Edgefield Avenue. 
   (D) The Fort Worth Avenue frontage and the Sylvan Avenue frontage of 
Block 4015
   (E) The Fort Worth Avenue frontage in Subdistrict 4A. (omitted)
   (F) Any location where the provision of parallel parking would require a 
retaining wall in excess of four feet. 

  (13) Trees must be evenly spaced over the length of a planting strip.
 
  (14) Except for Subdistrict 1C, see Exhibit 714F for the required location of tree grates or planting strips. 

  (15) Except as provided in this paragraph, street trees may not be counted as site trees. In Subdistrict 4A, street trees may be counted as site trees.  In Subdistrict 4B, street trees other than those directly adjacent to Fort Worth Avenue may be counted as site trees.

  (16) Except as provided in this section,  street trees must be provided from the 
following list of Texas native or adapted species: 
(All trees also in Article X.)
Scientific name                                Common name                      Tree type
  Acer barbatum var. “Caddo”                    Caddo maple               Large canopy 
  Acer buergerianum                                  Trident maple              Large canopy 
  Acer grandidentatum                                Bigtooth maple           Large canopy 
  Acer truncatum                                        Shantung maple           Medium canopy (Sub. 1C only)
  Diospyros virginiana (male only)               Common persimmon     Large canopy 
  Fraxinus americana                                  White ash                   Large canopy 
  Fraxinus pennsylvanica                             Urbanite ash                Large canopy  (Sub. 1C only)
  Gymnocladus dioicus                               Kentucky coffee tree    Large canopy 
  Liquidambar styraciflua                           Sweetgum                    Large canopy 
  Pistachia chinensis                                  Chinese pistachio         Large canopy 
  Prosopis glandulosa                                 Maverick mesquite        Large canopy (Sub. 4A and 4B only)
  Quercus buckleyi                                     Texas red oak              Large canopy 
  Quercus durandii                                     Durand oak                  Large canopy 
  Quercus fusiformis                                   Escarpment live oak     Large canopy 
  Quercus muhlenbergii                               Chinkapin oak             Large canopy 
  Quercus shumardii                                   Shumard oak                Large canopy 
  Quercus virginiana "SLDN"                         Cathedral live oak        Large canopy (Sub. 1C only)
  Quercus virginiana "QVTIA"                        High-rise live oak        Large canopy (Sub. 4A and 4B only)
  Quercus virginiana                                   Live oak                      Large canopy 
  Ulmus crassifolia                                      Cedar elm                   Large canopy 
  Ulmus parvifolia                                      Bosque elm                  Large canopy (Sub. 4A and 4B only)
  Ulmus parviflora                                      Lacebark elm               Large canopy 

  (17) Street trees required to be planted along West Commerce Street or Fort Worth 
Avenue must be provided from the following list of Texas native or adapted species: 
(All trees also in Article X.)
  Scientific name                              Common name                     Tree type
  Acer barbatum var. “Caddo”                      Caddo maple              Large canopy 
  Acer buergerianum                                    Trident maple             Large canopy 
  Acer grandidentatum                                  Bigtooth maple          Large canopy 
  Acer truncatum                                          Shantung maple          Medium canopy (Sub. 1C only)
  Fraxinus pennsylvanica                                Urbanite ash              Large canopy (Sub. 1C only)
  Liquidambar styraciflua                              Sweetgum                  Large canopy 
  Pistachia chinensis                                     Chinese pistachio       Large canopy
  Prosopis glandulosa                                    Maverick mesquite      Large canopy (Sub. 4A and 4B only) 
  Quercus buckleyi                                        Texas red oak            Large canopy 
  Quercus durandii                                        Durand oak                Large canopy   
  Quercus fusiformis                                      Escarpment live oak   Large canopy 
  Quercus muhlenbergii                                 Chinkapin oak            Large canopy 
  Quercus shumardii                                      Shumard oak              Large canopy 
  Quercus virginiana                                      Live oak                    Large canopy 
  Quercus virginiana, "SLDN"                         Cathedral live oak        Large canopy (Sub. 1C only)  
  Quercus virginiana "QVTIA"                          High-rise live oak       Large canopy (Sub. 1C, 4A and 4B only)
  Ulmus crassifolia                                        Cedar elm                  Large canopy 
  Ulmus parvifolia                                         Bosque elm                Large canopy (Sub. 4A and 4B only)
  Ulmus parviflora                                        Lacebark elm              Large canopy


(c) Site trees. 

  (1) One site tree must be provided per 3,000 square feet of lot area or fraction 
thereof, with a minimum of four trees provided. 

  (2) Site trees must have a minimum caliper of two inches

  (3) Site trees may not be counted as street trees

  (4) In Subdistricts 4A and 4B, site trees planted in the right-of-way count as replacement trees required for the mitigation of protected trees.

  (5) Except as provided in this paragraph, site trees must be provided from the following list of Texas native or adapted species.  In Subdistrict 1C, other species of trees may be used as street trees with approval from the building official. 

  Scientific name                                    Common name              Tree type
  Acer barbatum var. “Caddo”                  Caddo maple              Large canopy 
  Acer buergerianum                                Trident maple             Large canopy 
  Acer grandidentatum                             Bigtooth maple            Large canopy 
  Acer truncatum                                     Shantung maple           Medium canopy (Sub. 1C only)  
  Aesculus glaba v. arguta                         Texas buckeye             Small  (not in Art. X)
  Aesculus pavia                                       Red buckeye               Small  (not in Art. X)
  Carya illinoinensis                                  Pecan                        Large canopy 
  Carya texana                                         Black hickory             Large canopy (not in Art. X)
  Cercis canadensis                                   Redbud                      Small 
  Chilopsis linearis                                    Desert willow             Small 
  Diospyros texana                                    Texas persimmon        Small 
  Diospyros virginiana (male only)              Common persimmon    Large canopy 
  Fraxinus americana                                White ash                   Large canopy 
  Fraxinus pennsylvanica                            Urbanite ash               Large canopy (Sub. 1C only)
  Gymnocladus dioicus                              Kentucky coffee tree   Large canopy 
  Ilex decidua                                           Deciduous holly or 
                                                              Possumhaw                Small 
  Ilex vomitoria                                        Yaupon holly              Small 
  Juglans microcarpa                                 Texas black walnut      Large canopy 
  Juniperus ashei                                      Ashe juniper               Small 
  Juniperus virginiana                                Eastern red cedar       Large non canopy 
  Lagerstroemia indica                              Crepe myrtle              Small 
  Liquidambar styraciflua                           Sweetgum                  Large canopy 
  Magnolia grandiflora                                Southern magnolia      Large non canopy 
  Pistachia chinensis                                  Chinese pistachio       Large canopy 
  Prosopis glandulosa                                  Mesquite                   Small 
  Prosopis glandulosa                                 Maverick mesquite      Large canopy (Sub. 4A and 4B only)
  Prunus mexicana                                      Mexican plum            Small 
  Quercus buckleyi                                    Texas red oak             Large canopy 
  Quercus durandii                                     Durand oak                 Large canopy 
  Quercus fusiformis                                   Escarpment live oak   Large canopy 
  Quercus macrocarpa                                Bur oak                      Large canopy 
  Quercus muhlenbergii                              Chinkapin oak             Large canopy 
  Quercus shumardii                                   Shumard oak               Large canopy 
  Quercus virginiana                                   Live oak                    Large canopy 
  Quercus virginiana "SLDN"                        Cathedral live oak        Large canopy  (Sub. 1C only)
  Quercus virginiana "QVTIA"                        High-rise live oak        Large canopy (Sub. 1C, 4A and 4B only)
  Rhamnus caroliniana                                 Carolina buckthorn      Small (not in Art. X)
  Rhus lanceolata                                        Flameleaf sumac         Small (not in Art. X)
  Rhus virens                                              Evergreen sumac        Small (not in Art. X)
  Sophora affinis                                         Eve's necklace           Small 
  Taxodium ascandens                                 Pond cypress               Large non canopy 
  Taxodium distichum                                 Bald cypress                Large non canopy 
  Ulmus crassifolia                                      Cedar elm                   Large canopy 
  Ulmus parviflora                                      Lacebark elm               Large canopy 
  Ulmus parvifolia                                      Bosque elm                 Large canopy (Sub. 4A and 4B only)
  Viburnum rufidulum                                  Rusty blackhaw 
                                                                     viburnum               Small 


 (d) Parking lot trees.
 
  (1) Except as provided in this subsection, each required parking space must be within 75 feet of the trunk of a large canopy site tree. 

  (2) In Subdistricts 4A and 4B, each required parking space not within a parking structure must be within 75 feet of either a site tree or street tree.

  (3) Parking lot trees must have a minimum caliper of three inches

  (4) Parking lot trees may not be planted closer than two feet from a paved surface. 

  (5) Parking lot trees may be counted as site trees, but may not be counted as street 
trees. 

 (e) Prohibited trees.  The following trees may not be planted within this district: 

    Scientific name    Common name
  Pyrus calleryana      Bradford pear 
  Populus deltoides    Cottonwood 
  Albizia julbrissen     Mimosa

  • Discussion:  Article X specifies required parking spaces within 120 feet of a large canopy tree.  Article X parking lot trees are a minimum of 2" caliper.  UFAC recommends spaces within 50 feet of a large canopy tree with a three inch minimum caliper.  Trees would not be planted closer than four feet to the pavement.

(f) Open space fund. 

  (1) If a property owner cannot plant all of the required trees on the building site, the 
property owner shall make a payment into the West Commerce Street/Fort Worth Avenue Open Space 
Fund for no more than 50 percent of the required trees. 

  (2) The amount of the payment required per tree not planted is calculated by using 
the formula for appraising the value of a tree equal in caliper to the tree not planted, as derived from the 
most recent edition of the  Guide for Establishing Values of Trees and Other Plants published by the 
Council of Tree and Landscape Appraisers, unless another publication is designated by the building 
official, and adding the cost of planting and maintaining the tree for two years as determined by the park 
and recreation department. 

  (3) The department shall administer a city account to be known as the West 
Commerce Street/Fort Worth Avenue Open Space Fund. Funds from the West Commerce Street/Fort 
Worth Avenue Open Space Fund must be used only for acquiring and maintaining property for parks and 
open space within this district and for median landscape improvement on West Commerce Street or Fort Worth Avenue. The Fort Worth Avenue Development Group, its successor or a similar organization, 
should be consulted on uses of the fund. 


 (g) Landscaping in the public right-of-way. 

  (1) Landscaping may be located in the public right-of-way if a right-of-way 
landscape permit is obtained from the city. 

  (2) The city council hereby grants a non-exclusive revocable license to the owners or 
tenants (with written consent of the owner) of all property within this district for the exclusive purpose of 
authorizing compliance with the landscaping requirements of this district. An owner or tenant is not 
required to pay an initial or annual fee for this license, although a fee may be charged for issuance of a 
right-of-way landscape permit. This private license will not terminate at the end of any specific time 
period; however, the city council reserves the right to terminate this license at will, by resolution passed 
by the city council, at any time such termination  becomes necessary. The determination by the city 
council of the need for termination is final and binding. The city shall become entitled to possession of 
the licensed area without giving any notice and without the necessity of legal proceedings to obtain 
possession when, in its judgment, the purpose or use of the license is inconsistent with the public use of 
the right-of-way or when the purpose or use of the license is likely to become a nuisance or threat to 
public safety. Upon termination of the license by the city council, each owner or tenant shall remove all 
improvements and installations in the public rights-of-way to the satisfaction of the director of public 
works and transportation. 

(3) A property owner or tenant is not required to comply with any right-of-way 
landscaping requirement to the extent that compliance is made impossible due to the city council’s 
revocation of a right-of-way landscape permit or the revocation of the private license granted under this subsection
  • Discussion:  In this PD, only the city council, not a city department, determines any revocation of license or permit. 
  (4) Upon the installation of landscaping in the public right-of-way, the owners or 
tenants 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 private license granted 
under this subsection, with combined single limits of liability for bodily injury and property damage of 
not less than $1,000,000 for each occurrence, and  $2,000,000 annual aggregate. Coverage under this 
liability policy must be on an occurrence basis and the city shall be named as additional insured. Proof of 
such insurance must be sent to:  Office of Risk Management, City of Dallas, 1500 Marilla, Dallas, Texas 
75201, and the policy must 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 that they are covered by this liability insurance 
policy. 

  (5) Each owner or tenant is responsible for maintaining the right-of-way landscaping 
in a healthy, growing condition, and for keeping the premises safe and in good condition and repair, at no 
expense to the city, and the city is absolutely exempt from any requirements to maintain right-of-way 
landscaping or make repairs. The granting of a license for landscaping under this subsection does not 
release the owner or tenant from liability for the installation or maintenance of landscaping in the public 
right-of-way. 


(h) Plant requirements.  Plants used to satisfy landscape requirements must comply with the 
following requirements: 

  (1) A large evergreen shrub must have the ability to grow to a minimum height of 
three feet within three years. 

  (2) Solid sod or hydro-mulch grass may be used. 
 
  (3) Artificial plant materials may not be used. 

  (4) Any required landscaping that dies must be replaced.

  (5) Except as provided in this subsection, trees and shrubs must be planted at least 10 feet from the centerline of any water or sewer main. Landscaping over water or sewer mains must be limited to ground cover.   
  • Discussion:  The PD specifies an engineering review in the landscape submissions.  In order to avoid delays in permitting, this should be analyzed between private and city engineers prior to street improvement design being submitted for building permit.  The landscape plan review must be passed through engineering when there is any question of possible underground water or sewer utility in proximity to the desired tree locations.
 (6) In Subdistricts 4A and 4B, trees and shrubs must be planted at least five feet from the centerline of any water or sewer main. 

(7) Trees must be trimmed to provide adequate clearance for pedestrians and 
vehicles so as not to create a safety hazard. 

  (8) Trees may not be located within 15 feet of light poles, signal lights, warning 
signs, or traffic control devices. This provision does not apply to existing trees in Subdistrict 4A and 4B.

  (9) Trees may not be planted within 90 feet of a school crossing or a railroad crossing. This provision does not apply to existing trees in Subdistricts 4A and 4B.
  • Discussion:  A school crossing is determined by road signage and a striped road crossing. 
  (10) An adequate irrigation and drainage system must be provided for all landscaping. 
Drought tolerant plants must be used when an irrigation system is not provided. See Section 51A-10.106
“Irrigation Requirements.” 

  (11) Plants other than trees within parkways must be maintained so that they do not 
overhang the curb. 


(i) Plantings within medians. 

  (1) Trees within medians may not be planted adjacent to left turn lanes. 

  (2) Trees within medians must be located so as to provide adequate sight distance. 

  (3) Trees within medians may not be planted within 30 feet of the tip of the median. 

  (4) Trees within medians may not be planted within three feet of the back of the 
curb. 

  (5) Trees within medians must be placed in a six-foot-wide planting strip. 

  (6) Plants other than trees within medians  must be maintained so that they do not 
overhang the curb. 

  (7) Trees within medians must have a minimum clearance of 15 feet. 

  (8) Drought tolerant plants must be used in medians. 
  • Discussion:  All permits along Fort Worth Avenue or other streets must include median plantings in their landscape design, as applicable. The approval process must be taken through the Street Department.  A confirmation of approval or denial by the department is required prior to a final landscape inspection for the building permit completion on the property. If approved, the median must be planted accordingly prior to a final landscape inspection. Preliminary approval of the plan in building permit review by Building Inspection is subject to revocation upon contrary findings by the Street Department review for street improvements.

 (j) Landscape plan. 

  (1) This section becomes applicable to a  building site when an application is made 
for a building permit for construction work that within a 24-month period: 

   (A) increases the number of stories in a building on the site; 
   (B) increases the combined floor area of all buildings on the site; or 
   (C) increases the nonpermeable coverage on the site by 1,000 square feet or 
more

  (2) Landscape plans must be reviewed by water utilities and the department of public 
works and transportation

  (3) A landscape plan must include a schedule for maintenance of required landscaping. 

  (4) A landscape plan must earn at least 75 points (out of a total of 125 possible 
points). The points awarded for providing each feature is provided in parentheses. Existing landscaping 
qualifies for points. If the landscape plan earns at least 75 points, the design standards of Section 51A-
10.126, “Design Standards,” are not required. 
  • Discussion:  The ordinance does not provide for any alternative to obtaining a minimum of 75 points so there is no option to using the Article X design standard.  Therefore, Article X design standards do not apply in this district.
   (A) Lighting. (Total possible points = 30)  Ten points each are awarded for 
providing tree lighting, building facade lighting, or landscape area lighting. Tree lighting must provide lighting in each tree in the front yard. Building facade lighting must illuminate the entire front facade. Landscape area lighting must illuminate a landscape feature such as a planting bed, fountain, sculpture, or water feature. The lighting must be at least 1.5 foot-candles in intensity. 

   (B) Foundation planting strip. (Total possible points = 30)  Thirty points are 
awarded for a three-foot-wide foundation planting strip extending along at least 50 percent of the 
foundation facing the street. The foundation planting strip must have evergreen shrubs planted every three feet on center.  (Similar to Article X Foundation Planting Strip. It varies by specifically using evergreen shrubs at 3' on center.)

   (C) Seasonal color landscaping. (Total possible points = 15)  Points may be 
obtained for providing a landscape area for seasonal color in planting beds, raised planters, or pots. Five points are awarded for each 10 square feet of landscape area. The plants in the landscape area must be changed at least twice per year with appropriate seasonal color plants. The landscape area must contain the appropriate seasonal landscaping at all times except when the landscaping is being changed at the beginning of a new season. 

   (D) Native or adapted xeriscape landscaping. (Total possible points = 30)  
Points may be obtained for using native plants or xeriscape plants for at least 80 percent of the landscape requirement. Native plants or adapted xeriscape plants listed in Exhibit 714C must be used.  

   (E) Creation of open space. (Total possible points = 20)  Five points are 
awarded for every 200 square feet of open space if the open space is a minimum of 500 feet from the building site but within this district. For purposes of this subparagraph, “open space” means a contiguous space containing primarily grass or vegetation and pedestrian amenities such as fountains, benches, paths, or shade structures. In Subdistricts 4A and 4B, dog parks, community gardens, and publicly-accessed plazas are also open space. Open space must be available for use by the public. The open space must be maintained in a state of good repair and neat appearance at all times by the owner of the property for which the building permit was issued. (Ord. Nos. 25898; 26876)
End of Landscape Section


SEC. 51P-714.115.  STREET AND SIDEWALK STANDARDS. 

 (a) In general. 

  (1) The street and sidewalk standards of this section apply only to new construction 
or a major modification. 

  (2) Except as provided in this section, streets as shown in Exhibit 714F are required. This provision does not apply in Subdistrict 1C.

  (3) Except as provided in this section, sidewalks along streets as shown in Exhibit 
714F are required. 

 (b) Street standards. 

  (1) Except as provided in this section,  streets must be constructed as shown in 
Exhibit 714F. If future right-of-way dedications are made in Subdistricts 4A and 4B, the pavement width for new streets must be in accordance with Exhibit 714F. Parallel parking must be provided as shown in Exhibit 714F.  This provision does not apply in Subdistrict 1C. 

 (2) Access to and from Subdistrict 4B to Colorado Boulevard and Walter Drive is permitted only at the locations in existence on February 24, 2010.

 (3) The following frontages are exempt from parallel parking requirements: 
   (A) The Fort Worth Avenue frontage of Block B/3926 between Neal Street at 
Montclair Avenue. 
   (B) The Fort Worth Avenue frontage of Block 6157 and Block 6156
   (C) The Fort Worth Avenue frontage of Block 3977 between Windomere 
Avenue and Edgefield Avenue. 
   (D) The Fort Worth Avenue frontage and the Sylvan Avenue frontage of 
Block 4015
   (E) Any location where the provision of parallel parking would require a 
retaining wall in excess of four feet. 
   (F) Street frontages in Subdistricts 4A and 4B.

(c) Sidewalk standards. 

  (1) In Subdistricts 1A and 1B, there must be a 15-foot-wide sidewalk along West Commerce 
Street and Fort Worth Avenue, and an 11-foot, six-inch-wide sidewalk along any other street. In Subdistrict 1C, there must be a minimum 15-foot-wide pedestrian zone along Fort Worth Avenue, and a minimum 11-foot, six-inch-wide pedestrian zone along Sylvan Avenue.

  (2) In Subdistrict 2, there must be a six-foot sidewalk

  (3) In Subdistrict 3, there must be a 12-foot sidewalk along Fort Worth Avenue, and 
an 11-foot, six-inch sidewalk along any other street. 

  (4) Except as provided in this subsection, in Subdistrict 4, there must be a six-foot sidewalk, except that in Subdistrict 4Athere must be a minimum 10-foot sidewalk. (omitted)

  (5)  In Subdistricts 4A and 4B, the minimum width of sidewalks along Fort Worth Avenue is 10 feet. At least five feet of the sidewalks along Fort Worth Avenue msut be made of concrete; the remainder may be an aggregate or permeable surface.  All other sidewalks along a right-of-way must be at least six-feet-wide with at least three feet of the sidewalk unobstructed and clear.  ADA-approved tree grates are not a sidewalk obstruction. If a sidewalk is located in the front yard, the property owner must dedicate a sidewalk easement or access agreement to the city to assure its availability to the public as a permanent pedestrian way.
  
 (6) In Subdistrict 5, there must be a 10-foot sidewalk

  (7) Except as provided in this paragraph, see Exhibit 714F for the required widths of sidewalks. See Paragraph (1) for the required width of sidewalks in Subdistrict 1C.

  (8) The street curb may not be counted as part of the sidewalk width. 

  (9) The following frontages must provide the sidewalks shown on page 6 of Exhibit 714F

   (A) The Fort Worth Avenue frontage of Block B/3926 between Neal Street at 
Montclair Avenue. 
   (B) The Fort Worth Avenue frontage of Block 6157 and Block 6156
   (C) The Fort Worth Avenue frontage of Block 3977 between Windomere 
Avenue and Edgefield Avenue. 
   (D) The Fort Worth Avenue frontage and the Sylvan Avenue frontage of 
Block 4015
   (E) Any location where the provision of parallel parking would require a 
retaining wall in excess of four feet. 

  (10) Sidewalk widths must taper or expand to match the width of existing sidewalks 
in front of adjacent properties at the point of convergence. 

  (11) Sidewalks must be located along the entire length of the street frontage. 

  (12) Each owner or tenant is responsible for maintaining sidewalks, and for keeping 
sidewalks safe and in good condition and repair, at no  expense to the city, and  the city is absolutely 
exempt from any requirements to maintain sidewalks or make repairs. (Ord. Nos. 25898; 26876)


SEC. 51P-714.116.  SCREENING REGULATIONS. 

 (a) In general.  Except as modified in this section, the provisions of Section 51A-4.301(f)
“Screening Provisions for Off-Street Parking,” apply. 

 (b) Parking lots.  
            (1) Except as provided in this subsection, surface parking lots must be screened with a low screen. The screening requirement for surface parking lots applies only to new construction
            (2) If a structure is built in Permissible Building Area E in Subdistrict 1C before structures are built in Permissible Building Areas A, B, C, and D and surface parking exists between Permissible Building Area E and the public right-of-way, then the surface parking must be screened from the public right-of-way with a low screen until structures are built in Permissible Building Areas A, B, C, and D.  In Subdistrict 1C, screening of surface parking is not required for any surface parking between Permissible Building Areas C and D.

 (c) Loading spaces.  Except as provided in this subsection, off-street loading spaces must be screened with a fully sight-obscuring fence or a high screen. In Subdistricts 4A and 4B, only off-street loading spaces visible from Fort Worth Avenue must be screened.

 (d) Dumpsters and garbage storage areas. 

  (1) All dumpsters and garbage storage areas must be screened on all four sides with a 
solid fence. One side may be a gate. 

  (2) Screening materials must match the main building. This provision does not apply to Subdistrict 1C.

  (3) Screening must be at least as tall as the objects being screened, but in no case less 
than six feet in height. 

  (4) Each panel of the gate must have a pin that can be inserted in a sleeved hole in 
the ground to allow the gate to be held open during garbage collection. 

 (e) Outside storage areas.  
        (1)  Except as provided in this subsection, all outside storage areas for commercial and business services uses and industrial uses must be entirely screened on any side visible from a street with a fully sight-obscuring fence or a high screen
        (2) In Subdistrict 1C, outside storage used for temporary outside display and sales does not need to be screened.
        (3) In Subdistrict 1C, accessory outside storage provided in conjunction with a special temporary retail use must be screened with a minimum four-foot solid screen. Metal panels or slats are prohibited screening materials. Accessory outside storage may not exceed five percent of the land area associated with each special temporary retail use.

 (f) Nonresidential buildings.  The rear or service side of a nonresidential building must be 
screened with a partially sight-obscuring fence if the nonresidential building is exposed to a residential 
use

 (g) Maintenance. 

  (1) Each owner or tenant is responsible for maintaining screening at no expense to 
the city, and the city is absolutely exempt from any requirements to maintain screening or make repairs. 

  (2) Screening must be properly maintained so that: 

(A) the screening is not out of vertical alignment more than one foot from the 
vertical, measured at the top of the screening; and

(B) any rotted, fire damaged, or broken slats or support posts; any broken or 
bent metal posts; any torn, cut, bent, or ripped metal screening; any loose or missing bricks, stones, rocks, 
mortar, or similar materials; and any dead or damaged landscaping materials are repaired or replaced. (Ord. 25898)


SEC. 51P-714.119.  ADDITIONAL PROVISIONS. 

 (a) Property within this district must be properly maintained in a state of good repair and 
neat appearance. 

 (b) Development and use of property within this district must comply with all federal and 
state laws and regulations, and with all ordinances, rules, and regulations of the city. 

 (c) A person shall not erect, place, or maintain a structure, berm, plant life, or any other item 
on a lot if the item is in a visibility triangle and between two and one-half feet and eight 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. The board of adjustment shall grant a special exception to the requirements of this subsection when, in the opinion of the board of adjustment, the item will not constitute a traffic hazard. (Ord. 25898)
















Subdistricts


Subdistrict 1
Medium Density MU




















Subdistrict 2
MU, mostly residential














Subdistrict 3
MU, mostly commercial and retail uses










Subdistrict 4
MU, mostly MF









Subdistrict 5
MU, with residential, commercial and retail balance




















DEFINITIONS



























































































LANDSCAPING
In General


ARTICLE X







Street Trees
1:30', min. 2
3" cal. min., 8' ht.



SD 1: 16sf tree grate
SD 2: 4' x 6' planting strip
SD 3: 16sf tree grate
SD 4: 4'x6' planting strip
SD 5: FW Ave. 16sf tree grate
        Other - 4' x 6' planting strip

Exception blocks

Evenly spaced plantings


















































Street trees may not be site trees.

Street Tree List





































Street Trees for W. Commerce and FW Ave.





























Site Trees
1:3000sf lot area
2" cal. min.
Site trees not street trees.














Site Tree List
































































Parking Lot Trees
1 space / 75' of large canopy site tree.
3" cal. minimum
2' or > from pavement

Site trees, not street trees
Prohibited tree list


























Open Space Fund

























Landscaping in ROW
Permit required.




Licence granted



















Council revocation of licence.

































Plant Requirements



Large evergreen shrub
3' in 3 years

Grasses

No Artificial plants.

General maintenance.












ENGINEERING: Trees and shrubs planted at least 10 feet from centerline of water or sewer main.



No safety hazard.

Location to light poles, signal lights, warning signs, or traffic control devices:  15'.

90' to school crossing or railroad crossing.




IRRIGATION








MEDIANS


































LANDSCAPE PLAN

Application.
increase # of stories;
increase combined floor  area of all buildings;
increase nonpermeable coverage by 1000+ sf.



REVIEW BY WATER UTILITIES AND PW



Schedule of Maintenance

75 POINT REQUIREMENT
(no Article X design standard)





Lighting: 30 points
- 10 pts tree lighting
- 10 pts building facade
- 10 pts landscape area





Foundation planting strip: 30 points




Seasonal color landscaping: 15 points
- 5 pts for each 10 sf of landscape area.
Plants changed 2x year.



Native or adapted 'xeriscape' landscaping: 30 points
- 80% of landscape req.

Creation of open space: 20 points
- 5 pts per 200 sf of open space; min. 500 feet from space. 















STREET AND SIDEWALK


In General

EXHIBIT 714F
Streets
Sidewalks






Street Standards





Exemptions





















Sidewalk Standards


SD 1: 15' wide for W. Commerce and FW Ave
        11'6" for other.
SD 2: 6' wide
SD 3: 12' wide for W. Commerce and FW Ave
        11'6" for other.
SD 4: 6' wide, except 4A with 10' minimum.
SD 5: 10' wide.

EXHIBIT 714F








Frontages



































SCREENING

In General.



Parking Lots
LOW SCREEN


Loading Spaces
FULLY SIGHT-OBSCURING FENCE, or HIGH SCREEN

Dumpsters ...













Outside Storage Areas
FULLY SIGHT-OBSCURING FENCE or HIGH SCREEN

Non-residential buildings - screening with PARTIALLY SIGHT-OBSCURING FENCE

Maintenance



















































ADDITIONAL











BOARD OF ADJUSTMENT for visibility triangle only.





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