ARTICLE 922. PD 922. PD 922 was established by Ordinance No , passed by the Dallas City Council on September 10, (Ord.

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1 ARTICLE 922. PD 922. SEC. 51P LEGISLATIVE HISTORY. PD 922 was established by Ordinance No , passed by the Dallas City Council on September 10, (Ord ) SEC. 51P PROPERTY LOCATION AND SIZE. PD 922 is established on property generally bounded by Willomet Avenue, Stafford Avenue, Pollard Street, and Ormsby Street. The size of PD 922 is approximately 4.46 acres. (Ord ) SEC. 51P DEFINITIONS AND INTERPRETATIONS. (a) Unless otherwise stated, the definitions and interpretations in Chapter 51A apply to this article. In this district: (1) BLADE SIGN means a sign projecting perpendicularly from a main building facade, visible from both sides, and made of rigid or soft materials. (2) STOOP means a small porch leading to the entrance of a residence. (3) TANDEM PARKING means one parking space in front of another parking space, making it necessary to pass through one parking space to gain vehicular access to the other parking space. (b) Unless otherwise stated, all references to articles, divisions, or sections in this article are to articles, divisions, or sections in Chapter 51A. (c) This district is considered to be a residential zoning district. (Ord ) SEC. 51P EXHIBITS. The following exhibits are incorporated into this article: (1) Exhibit 922A: development plan. (2) Exhibit 922B: existing site topography survey. (3) Exhibit 922C: finished grade section plan. (Ord )

2 SEC. 51P DEVELOPMENT PLAN. Development and use of the Property must comply with the development plan (Exhibit 922A). If there is a conflict between the text of this article and the development plan, the text of this article controls. (Ord ) SEC. 51P MAIN USES PERMITTED. The following uses are the only main uses permitted: (1) Residential uses. -- Handicapped group dwelling unit. [SUP required if spacing component of Section 51A-4.209(b)(3.1) is not met.] -- Multifamily. -- Single family. (2) Miscellaneous uses. -- Temporary construction or lease office. [May operate on the Property for up to 180 days from the date the first building permit is issued. If construction of the residential uses has not been completed within 180 days, the building official may grant additional 30-day extensions.] (3) Utility and public service uses. (Ord ) -- Local utilities. -- Tower/antenna for cellular communication. [Limited to a mounted cellular antenna.] SEC. 51P ACCESSORY USES. (a) As a general rule, an accessory use is permitted in any district in which the main use is permitted. Some specific accessory uses, however, due to their unique nature, are subject to additional regulations in Section 51A For more information regarding accessory uses, consult Section 51A (b) The following accessory uses are not permitted: -- Accessory outside display of merchandise. -- Accessory outside sales. -- Accessory pathological waste incinerator. (c) (Ord ) The following accessory uses are permitted by SUP only: -- Accessory helistop. -- Amateur communication tower.

3 SEC. 51P YARD, LOT, AND SPACE REGULATIONS. (Note: The yard, lot, and space regulations in this section must be read together with the yard, lot, and space regulations in Division 51A If there is a conflict between this section and Division 51A-4.400, this section controls.) (a) In general. Except as provided in this section, the yard, lot, and space regulations for the MF-3 Multifamily District apply. (b) Front yard. (1) Except as provided in this subsection, minimum front yard is ten feet. (2) Along Conklin Street, minimum setback is five feet. (3) Along Willomet Avenue, minimum setback is 25 feet. (4) Attached signs, awnings, balconies, bay windows, and entryways affixed to a building or part of a foundation may project up to five feet into the required front yard if a minimum of eight feet clearance above the sidewalk is provided. (5) Stoops, steps, patios, stairs, planters, retaining walls, transformers and other utility equipment, benches, pots, raised planters, sculptures, cabanas, and other decorative landscape items may be located within the required front yard. (6) Any portion of a fence located in a required front yard that is facing a street must be a minimum of 25 percent open. (7) Urban form setback and tower spacing do not apply in this district. (8) The minimum front yard setbacks in this subsection may not be increased by more than ten feet through the minor amendment process. For purposes of this subsection, the original development plan is the September 10, 2014 city council approved development plan. (c) Density. Maximum number of dwelling units is feet. (d) Height. (1) In general. Except as provided in this subsection, maximum structure height is (2) Subarea A. (B) (C) (D) Building A-1: Maximum structure height is 44 feet. Building A-2: Maximum structure height is 44 feet. Building A-3: Maximum structure height is 36 feet. Building A-4: Maximum structure height is 36 feet.

4 (E) Building A-5: Maximum structure height is 34 feet. (F) Building A-6: Maximum structure height is 38 feet. (3) Subarea B. (B) (C) (D) (E) (F) (G) (H) (I) (J) (K) Building B-1: Maximum structure height is 90 feet. Building B-1A: Maximum structure height is 55 feet. Building B-2: Maximum structure height is 90 feet. Building B-2A: Maximum structure height is 66 feet. Building B-3: Maximum structure height is 100 feet. Building B-4: Maximum structure height is 95 feet. Building B-5: Maximum structure height is 95 feet. Building B-6: Maximum structure height is 85 feet. Building B-7: Maximum structure height is 60 feet. Building B-8: Maximum structure height is 12 feet. Parking B-1: Maximum structure height is 85 feet. (4) Floor-to-floor height. The maximum floor-to-floor height per story as shown on the development plan is 12 feet, six inches. (5) Projections. The following may project up to 12 feet above the maximum height when set back a minimum of 25 feet from the street-facing building facade: (B) (C) (D) (E) (F) (G) (H) (I) Elevator penthouse or bulkhead. Mechanical equipment room(s). Cooling tower. Tank designed to hold liquids. Ornamental cupola or dome. Skylights. Observation deck. Clerestory. Visual screens that surround roof mounted mechanical equipment.

5 (J) (K) Chimney and vent stacks. Stair penthouse. (6) Parapet walls. maximum height of six feet. Except as provided in this subsection, parapet walls are limited to a (B) For buildings fronting Willomet Avenue or Stafford Avenue, maximum parapet wall height is three feet when located within 25 feet of Willomet Avenue or Stafford Avenue. (C) For buildings fronting on Willomet Avenue or Stafford Avenue, maximum parapet wall height is six feet when the parapet wall is located more than 25 feet from a Willomet Avenue or Stafford Avenue. (7) The residential proximity slope does not apply in this district. (e) Stories. (1) In general. Except as provided in this subsection, maximum number of stories above grade is eight. (2) Subarea A. off-street parking. off-street parking. (B) (C) (D) (E) (F) Building A-1: Maximum number of stories is two. Building A-2: Maximum number of stories is three. Building A-3: Maximum number of stories is two. Building A-4: Maximum number of stories is two above one story of Building A-5: Maximum number of stories is one above one story of Building A-6: Maximum number of stories is two. (3) Subarea B. (B) (C) (D) (E) Building B-1: Maximum number of stories is five. Building B-1A: Maximum number of stories is two. Building B-2: Maximum number of stories is four. Building B-2A: Maximum number of stories is two. Building B-3: Maximum number of stories is seven.

6 (F) (G) (H) (I) (J) (K) Building B-4: Maximum number of stories is seven. Building B-5: Maximum number of stories is seven. Building B-6: Maximum number of stories is six. Building B-7: Maximum number of stories is seven. Building B-8: Maximum number of stories is three. Parking B-1: Maximum number of stories is eight. (4) Stair penthouse. For purposes of this subsection, the stair penthouse for Building A-6 is not considered a story, but must comply with Section 51P (d)(5). (f) Lot coverage. (1) Maximum lot coverage for Subarea A is 35 percent. (2) Maximum lot coverage for Subarea B is 75 percent. (3) Aboveground parking structures are included in lot coverage calculations; surface parking lots and underground parking structures are not. (g) Lot size. (1) Except as provided in this subsection, no minimum lot size. (2) For single family uses, minimum lot size is 4,000 square feet. (Ord ) (3) For handicapped group dwelling unit, minimum lot size is 3,000 square feet. SEC. 51P OFF-STREET PARKING AND LOADING. (a) Except as provided in this section, consult the use regulations in Division 51A for the specific off-street parking and loading requirements for each use. (b) (c) Tandem parking is permitted for residents only. A maximum of 25 percent compact parking is allowed. (d) Except as provided in this subsection, all off-street surface parking spaces must be screened from view from the street by a building. (1) In Subarea A, a solid-faced vehicular access gate accessed from Stafford Avenue may be used to screen surface parking.

7 (2) Off-street parallel parking spaces that are accessed from private drives are not required to be screened. (e) On street parking must be approved by the Streets Department and may not be counted as required off-street parking. (Ord ) SEC. 51P ENVIRONMENTAL PERFORMANCE STANDARDS. See Article VI. (Ord ) SEC. 51P URBAN DESIGN STANDARDS. (a) Compatibility. To ensure compatibility with surrounding uses, building facades facing an improved public right-of-way must be at least 70 percent masonry, excluding windows, entrances, and ingress and egress points. (1) Masonry includes stone, brick, concrete, hollow clay tile, decorative concrete blocks or tile, glass block, other similar building materials, or a combination of those materials. For purposes of this subsection, stucco is considered masonry but Exterior Finish Insulations System (EFIS) materials are not. (2) Ten percent of the required masonry must be stone or brick material at the first story above grade. (3) Decorative metal, wood, or synthetic wood wall-accent materials may not exceed 20 percent of a facade. The use of corrugated metal panels is prohibited. (b) Facade walls. Facade walls facing improved public rights-of-way must incorporate at least three of the following design elements. The cumulative length of these design elements must extend for at least 50 percent of the facade wall s horizontal length. (1) A repeating pattern of wall recesses and projections, such as bays, offsets, reveals, expressed stair towers, or projecting ribs, that has a relief of at least eight inches. (2) A repeating pattern of pilasters projecting from the facade wall by a minimum of eight inches or balconies recessed by a minimum of eight inches. (3) Enhanced exterior light fixtures such as wall sconces, light coves with concealed light sources, ground-mounted accent lights, or decorative pedestal lights. (4) Trim, molding, a stone base, or accent elements using decorative contrasting colors of at least five percent of the area of the facade wall. (5) At least three of the following design elements must be provided at the primary entrances as shown on the development plan, so the primary entrances are architecturally prominent and clearly visible from the abutting street: moldings. Architectural details such as arches, friezes, tile work, murals, or

8 (B) Integral planters or wing walls that incorporate landscaping or seating. (C) Enhanced exterior light fixtures such as wall sconces, light coves with concealed light sources, ground-mounted accent lights, or decorative pedestal lights. (D) Arcades, awnings, canopies, covered walkways, or porticos. (c) Facade wall changes. Facade walls must have one or more of the following changes: (1) Changes of color, texture, or material, either diagonally, horizontally, or vertically, at intervals of not less than 10 feet and not more than 100 feet. (2) Changes in plane with a depth of at least 18 inches, either diagonally, horizontally, or vertically, at intervals of not less than 20 feet and not more than 100 feet. (d) Facade transparency. A minimum of 20 percent of each street-facing building facade story must be composed of windows and unit entry doors. In this subsection TRANSPARENCY means the total area of window and door openings filled with glass, expressed as a percentage of the total facade area by story. (e) percent. Glass reflectivity. Glass reflectance shall be limited to a maximum of twenty-seven (f) Street-level street-facing dwelling units. A minimum of 65 percent of the total streetlevel street-facing dwelling units must have individual entries that have access to the street and an improved path connecting to the sidewalk. The improved path may be constructed of concrete, decomposed granite, or other similar material. Individual entries may be gated and private yards fenced if the fencing is at least 25 percent open. (Ord ) SEC. 51P PEDESTRIAN AMENTIES. (a) The following pedestrian amenities must be provided: (1) Willomet Avenue frontage: Three benches and three trash cans. (2) Seale Street frontage: Three benches and three trash cans. (3) Ormsby Street frontage: Two benches and two trash cans. (4) Stafford Avenue frontage: Two benches and two trash cans. (b) A minimum of one light standard, a maximum 16 feet in height, measured to the top of the fixture, must be provided for each 75 feet of street frontage. (Ord )

9 SEC. 51P PRESERVATION OF SIGNIFICANT NATURAL FEATURES. (a) Finished grade for each subarea must comply with the finished grade section plan (Exhibit 922C), except that the finished grade in a subarea may move horizontally a maximum of 10 feet and may be up to five feet higher or lower than shown on the finished grade section plan. (b) Within 30 days of the building official approving finished grade deviations in compliance with this section, a minor amendment to the finished grade section plan that reflects the finished grade deviations must be submitted. Minor amendment applications and fees for the finished grade section plan will be processed under the provisions of the director procedure in Section 51A-4.702(h)(2). If the finished grade deviations require a change of a building location on the approved development plan, a minor amendment to the development plan that reflects the new location of the building must be submitted. (Ord ) SEC. 51P LANDSCAPING. (a) with Article X. In general. (1) Except as provided in this section, landscaping must be provided in accordance (2) All trees must have a minimum height of eight feet and a minimum caliper of three and one-half inches, measured at a point 12 inches above the root ball. (3) Landscaping may be completed in phases on a lot. Each phase for completion must be indicated on the landscape plan for construction. (4) Where possible, landscaping open space will be contoured so that storm water is detained for a short duration to increase the ground water absorption and remove suspended solids. (5) Plant materials must be maintained in a healthy, growing condition. (b) Street trees. (1) A large tree must be provided for each 30 feet of street frontage, with a minimum of two trees planted per street frontage. (2) If a large tree cannot be spaced every 30 feet, the large tree must be spaced no more than 60 feet from another required street tree and no less than 20 feet from another required tree per street frontage. (3) Large trees must be located within 12 feet of the projected street curb where no parallel parking is provided and within 20 feet of the projected street curb where parallel parking is provided. For the purposes of this subparagraph, projected street curb means the future location of the street curb consistent with the city thoroughfare plan as determined by the Director of the Streets Department. (4) Subject to obtaining a private license, large trees may be located in the parkway.

10 (c) Tree mitigation. Except as provided in this section, tree mitigation must be provided in accordance with Article X. (1) Subject to obtaining a private license and a landscape permit, street trees planted in the parkway may be counted toward the tree replacement requirement for the Property. (2) Subject to obtaining a private license and a landscape permit, trees planted in the parkway may be counted as site trees. (3) Tree mitigation must be completed within five years of issue of a tree removal permit or a building permit authorizing tree removal on the Property. (4) Tree mitigation for each phase must be completed within five years with the following restrictions: For single family or multifamily developments, at least 50 percent of the total caliper of replacement trees must be planted before 65 percent of the development has received a final building inspection or a certificate of occupancy, and all replacement trees must be planted before the issuance of the final certificate of occupancy for the final phase of development. (B) The landscape plan for the final phase of development within the district must include a plan to accomplish any remaining tree mitigation requirements. (C) Tree replacement on sites not in this district must begin within one year of the issuance of the tree removal permit. At least 50 percent of the planting of the total caliper of replacement inches designated for planting off-site must be completed with 36 months of the issuance of the removal permit. All off-site planting must be completed before the issuance of the final certificate of occupancy for the final phase of development. (D) The building official may extend the deadline for completion if significant delays result from the permitting process or the installation of public improvements. (E) If the city accepts, and the necessary licenses and permits are obtained, off-site replacement trees planted in the following locations may be counted toward the tree mitigation requirements in this section: Viaduct. (i) (ii) (iii) (iv) (v) (vi) Stafford Park 1103 Stafford Avenue; Hattie Rankin Moore Park 3352 North Winnetka Avenue; Westmount Park 1620 Westmount Avenue; Kessler Park 1821 Kessler Parkway; Western Height Cemetery 1617 Fort Worth Avenue; or Continental Street Bridge and Landing 1001 Continental Street

11 (5) Tree credits. For any protected tree of 15 caliper inches or greater retained on the Property, the building official may authorize an inch-for-inch credit to apply to the mitigation of trees removed. A qualifying tree must be fully protected under a tree protection plan as specified in Section 51A Where the building official has determined that irreparable damage has occurred to trees under a tree protection plan, the responsible party must remove and replace the damaged trees. (Ord ) SEC. 51P SIGNS. (a) In general. Except as provided in this section, signs must comply with the provisions for non-business zoning districts in Article VII. (b) Blade sign. (1) One blade sign is allowed on Ormsby Street and one blade sign is allowed on Seale Street within 250 feet of the intersection with Ormsby Street. (2) The maximum effective area for each blade sign is 36 square feet. (3) Blade signs must be mounted a minimum of 10 feet above the sidewalk. (4) Internal illumination is prohibited. (Ord ) SEC. 51P SIDEWALKS. (a) In general. Except as provided in this section, a minimum unobstructed seven-foot-wide sidewalk must be provided on all street frontages. (b) Willomet Avenue. A minimum seven-foot unobstructed sidewalk must be provided. An additional unobstructed five-foot-wide sidewalk easement must be provided in the locations shown on the attached development plan for a future trail connection to Stafford Avenue from the south or east and a connection to a trail north to Commerce Street, so that residents and occupants of the Property may access the trail. (c) Stafford Avenue. A minimum unobstructed twelve-foot-wide sidewalk must be provided ) (d) Tree grates. ADA-approved tree well grates are not considered an obstruction. (Ord. SEC. 51P ADDITIONAL PROVISIONS. (a) The Property must be properly maintained in a state of good repair and neat appearance. (b) Development and use of the Property must comply with all federal and state laws and regulations, and with all ordinances, rules, and regulations of the city.

12 (c) Within 15 days before filing any of the following applications, the applicant shall provide a copy of the application, including attachments, to the entities listed in Subsection (d): (1) change in zoning district classification or boundary; and (2) amendments, including minor amendments, to an approved development plan; (3) variance or special exception. (d) Subsection (c): The following entities must be notified by United States mail of the applications listed in (1) Fort Worth Avenue TIF District, Office of Economic Development, 1500 Marilla Street, 2CN, Dallas, Texas, (2) Fort Worth Avenue Development Group, P. O. Box , Dallas, Texas, (3) All property owners within 500 feet of this District as ownership appears on the last approved tax roll. (Ord ) SEC. 51P COMPLIANCE WITH CONDITIONS. (a) All paved areas, permanent drives, streets, and drainage structures, if any, must be constructed in accordance with standard city specifications, and completed to the satisfaction of the city. (b) The building official shall not issue a building permit to authorize work, or a certificate of occupancy to authorize the operation of a use, until there has been full compliance with this article, the Dallas Development Code, the construction codes, and all other ordinances, rules, and regulations of the city. (Ord )