ARTICLE 987. PD 987. PD 987 was established by Ordinance No , passed by the Dallas City Council on June 14, (Ord.

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1 ARTICLE 987. PD 987. SEC. 51P LEGISLATIVE HISTORY. PD 987 was established by Ordinance No , passed by the Dallas City Council on June 14, SEC. 51P PROPERTY LOCATION AND SIZE. PD 987 is established on property located at the north corner of San Jacinto Street and Annex Avenue. The size of PD 987 is approximately acres. SEC. 51P DEFINITIONS AND INTERPRETATIONS. (a) Unless otherwise stated, the definitions and interpretations in Chapter 51A apply to this article. In this district: (1) HIGHLY REFECTIVE GLASS means glass with exterior visible reflectance percentages in excess of 27 percent. structure. (2) STOOP means a small porch leading to the entrance of a residential (3) VISIBLE REFECTANCE means the percentage of available visible light energy reflected away from the exterior surface of the glass. (The higher the percentage, the more visible light reflected and the more mirror-like the surface will appear.) (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. SEC. 51P EXHIBIT. The following exhibit is incorporated into the article: Exhibit 987A: development plan. SEC. 51P DEVELOPMENT PLAN.

2 Development and use of the Property must comply with the development plan (Exhibit 987A). If there is a conflict between the text of this article and the development plan, the text of this article controls. SEC. 51P MAIN USES PERMITTED. The only main uses permitted are those main uses permitted in the MF-2(A) Multifamily District, subject to the same conditions applicable in the MF-2(A) Multifamily District, as set out in Chapter 51A. For example, a use permitted in the MF-2(A) Multifamily District only by specific use permit (SUP) is permitted in this district only by SUP; a use subject to development impact review (DIR) in the MF-2(A) Multifamily District is subject to DIR in this district; etc. (Ord ) SEC. 51P ACCESSORY USES. 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 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-2(A) Multifamily District apply. (b) Front yard. Minimum front yard is five feet. Stairs, stoops, balconies, bay windows, and other ordinary architectural projections may encroach up to four feet into the required front yard. (c) Side and rear yard. No minimum side or rear yard. (d) Density. Maximum number of dwelling units is 170. (e) Height. (1) Maximum structure height is 54 feet. (2) The following structures may project up to 12 feet above the maximum structure height when set back a minimum 50 feet from each exterior street-facing facade:

3 equipment. (A) (B) (C) (D) (E) (F) (G) (H) (I) Elevator penthouse or bulkhead. Mechanical equipment room. Cooling tower. Tank designed to hold liquids. Ornamental cupola or dome. Skylights. Clerestory. Visual screens which surround roof mounted mechanical Chimney and vent stacks. (J) Parapet walls, limited to a height of four feet, do not have to be setback 50 feet from the exterior street-facing facade. (f) Lot coverage. Maximum lot coverage is 70 percent. Aboveground parking structures are included in lot coverage calculations; surface parking lots and underground parking structures are not. (g) (h) grade is four. Lot size. No minimum lot size. Stories. (1) Except as provided in this subsection, maximum number of stories above (2) For parking structures, maximum number of stories above grade is five. SEC. 51P OFF-STREET PARKING AND LOADING. Consult the use regulations in Division 51A for the specific off-street parking and loading requirements for each use. SEC. 51P ENVIRONMENTAL PERFORMANCE STANDARDS.

4 See Article VI. SEC. 51P URBAN DESIGN STANDARDS. (a) Sidewalks. Sidewalks with a minimum width of six feet must be provided along all street frontages. (b) Pedestrian scale lighting. Pedestrian scale lighting must be provided at a minimum of 1.5 footcandles and be mounted at a height no greater than 14 feet. (c) Highly reflective glass. Highly reflective glass may not be used as an exterior building material on any building or structure. (d) Fencing. Except for required screening, fencing located between the street and a front building facade must be constructed of wrought iron, tubular steel, or similar materials, or a combination of these materials, with a maximum four-foot-high masonry base. (e) Entries. (1) A minimum of 80 percent of the street-facing, street-level dwelling units along Annex Avenue and a minimum of 50 percent of the street-facing, street-level dwelling units along San Jacinto Street must have: (A) (B) (C) individual entries directly from the outside; street access; and improved paths connecting the dwelling unit to the sidewalk. (2) A minimum of 70 percent of the street-facing, street-level dwelling units along Annex Avenue and a minimum of 40 percent of the street-facing, street-level dwelling units along San Jacinto Street must have individual entries, stoops, or porches that are elevated between six and 30 inches above the finished sidewalk grade, measured to the top of the entry, stoop, or porch. (f) Facades. (1) To break up the monotony created by long facade walls, street-facing facades must have building articulation with a minimum depth of one foot for every 50 feet of facade length. (2) A minimum of two different facade materials must be provided on each street-facing facade.

5 (A) The surface of each exterior wall (excluding doors and windows) facing a public street, residential use, or public open space must consist of stone, brick, glass block, tile, cast metal, cast or cultured stone, concrete, or a combination of these materials. (B) Other cement products (such as stucco, Hardie Plank, or other similar materials) are limited to 50 percent of each building s exterior finishes. (C) When used, stucco must be located at least eight feet above grade on a facade visible from a public right-of-way or a public area. (3) Parking structures facades that are visible from the public right-of-way must be similar in materials, architecture, and appearance to the facade of the main structure. (g) Architectural elements. A minimum of one architectural element must be provided at all building corners and at public entry points along Annex Avenue and San Jacinto Street. Some examples of architectural elements are architecturally prominent public entrances, canopies, awnings, or attached towers. SEC. 51P LANDSCAPING. (a) In general. Except as provided in this section, and except when a utility conflict exists, landscaping must be provided in accordance with Article X. (b) Street trees. Two small trees with a minimum caliper of two inches and a minimum height of six feet may be substituted for each large tree required. (c) Buffer plant materials. A landscape buffer strip must contain two small trees with a minimum caliper of two inches and a minimum height of six feet spaced no less than 25 feet apart and three large evergreen shrubs for each 50 linear feet of the buffer strip. (d) Maintenance. Plant materials must be maintained in a healthy, growing condition. SEC. 51P SIGNS. Signs must comply with the provisions for non-business zoning districts in Article VII. SEC. 51P ADDITIONAL PROVISIONS. (a) appearance. The Property must be properly maintained in a state of good repair and neat

6 (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. 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.