ARTICLE 655. PD 655. PD 655 was established by Ordinance No , passed by the Dallas City Council on June 25, (Ord.

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1 ARTICLE 655. PD 655. SEC. 51P LEGISLATIVE HISTORY. PD 655 was established by Ordinance No , passed by the Dallas City Council on June 25, (Ord ) SEC. 51P INTENT AND EXHIBITS. (a) The goals of this district are as follows: (1) Combine uses so that citizens have to leave the community only for medical care, big-ticket entertainment, specialized shopping, out-of-town business, and tourism. and incomes. (2) Provide a wide variety of housing types, accommodating a broad range of ages (3) Establish a town social center, at the intersection of principal streets and within a five-minute walk of most residences, that will provide for most of the residents daily needs. (4) Locate most residences within a five-minute walk of a surrounding greenbelt that connects to the natural open-space system. (5) Reserve prominent locations for civic uses such as schools, athletic complexes, chapels, clubhouses, auditoriums, day-care centers, and meeting halls. (6) Lay out a block structure that accommodates a broad range of lot sizes, building types, parking options, common areas, and thoroughfares. (7) Ensure that new buildings are harmonious with each other. (8) Place residences, shops, workplaces, and civic buildings within close proximity. automobile. (9) Provide a variety of thoroughfares that serve the needs of the pedestrian and the (10) Provide public open spaces, such as squares, parks, and playgrounds, for informal social activity and recreation. (11) Align building frontages so that they define the public space. (12) Encourage building elements which enhance the sense of community, such as stoops, porches, garden walls, and outbuildings. (b) In addition to listing the uses permitted and the yard, lot, and space regulations, each subdistrict also has required development standards. The development standards for Subdistricts 3, 4, 5, and 6 specify the use intensity, building type, frontage type, streetscape type, and thoroughfare type.

2 (c) The following exhibits are provided in this article: (1) Exhibit 655A: Conceptual plan. (2) Exhibit 655B: Regulating plan. The regulating plan is a map showing the various zoning categories. The regulating plan also shows the form and location of public open spaces, the type and location of the various thoroughfares, building type standards, and frontage type standards. The regulating plan provides guidance for development of the Property. Compliance with the regulating plan is recommended, but not required. (3) Exhibit 655C: Interior street assignment map. The interior street assignment map shows the location of thoroughfares and the thoroughfare types. (4) Exhibit 655D: Fire zone service plan. The fire zone service plan shows the location of fire lanes and striped no-parking areas for fire access. (Ord. Nos ; 26894) SEC. 51P PROPERTY LOCATION AND SIZE. PD 655 is established on property located on the west side of Merrifield Road, south of Kiest Boulevard. The size of PD 655 is approximately acres. (Ord ) SEC. 51P CREATION OF SUBDISTRICTS. This district is divided into the following subdistricts: (1) Subdistrict 1: Rural Preserve. The Rural Preserve subdistrict is to be left in its natural state through the use of conservation easements with limited structures. (2) Subdistrict 2: Rural Reserve. The Rural Reserve subdistrict is open space with recreational structures. (3) Subdistrict 3: Suburban. The Suburban subdistrict is the least dense, most purely residential subdistrict. (4) Subdistrict 4: General Urban. The General Urban subdistrict allows mixed uses, but is principally residential. (5) Subdistrict 5: Urban Center. The Urban Center subdistrict is the multifunctional social center of a neighborhood and is located within walking distance of the surrounding residential areas. (6) Subdistrict 6: Urban Core. The Urban Core subdistrict is the most dense business, service, and institutional center. It is shared by several neighborhoods. It straddles thoroughfares at their most active intersection. It is within walking distance of a substantial residential population. (Ord. Nos ; 26894) SEC. 51P DEFINITIONS AND INTERPRETATIONS. (a) article. Unless otherwise stated, the definitions and interpretations in Chapter 51A apply to this

3 (b) Unless otherwise stated, all references to articles, divisions, or sections in this article are to articles, divisions, or sections in Chapter 51A. (c) Subdistricts 1, 2, 3, 4, and 5 are considered to be residential zoning districts. Subdistrict 6 is considered to be a nonresidential zoning district. (d) In the event of a conflict between the definitions in this section and the definitions in Chapter 51A, the definitions in this section control. (e) In this district: (1) ARCADE FRONTAGE means that the building overhangs the sidewalk while the ground story remains set back at the lot line. (2) ART AND CRAFT PRODUCTION FACILITY means a facility for the handcrafted production and retail sale of art and craft objects on a small scale involving processes such as kiln firing, glass blowing, welding, or woodworking. (3) ASSISTED LIVING FACILITY means a permanent residential facility which furnishes (in single or multiple buildings) food, shelter, laundry, and other assistance in activities of daily living to five or more persons who are not related by blood, marriage, or adoption to the owner or proprietor of the establishment. Food is prepared in a central kitchen. Assisted living facilities must be licensed as Assisted Living Facilities under Chapter 247 of the Texas Health and Safety Code. Assisted living facilities do not include other licensed health facilities under Subtitle B of the Texas Health and Safety Code, specifically nursing homes. (4) NEIGHBORHOOD STORE means a general merchandise or food store with a floor area of 1,000 square feet or less. a shared lot. (5) OUTBUILDING means a small building associated with a principal building on (6) PERFORMING ARTS THEATER means a facility for staging theatrical performances, musical performances, lectures, or similar events to an audience inside an enclosed structure, including the showing of motion pictures as an accessory use. (7) PRIVATE EXECUTIVE RETREAT FACILITY is a facility for temporary lodging uses, not to exceed 30 days, at the discretion of and on terms set by the owner and operator. (Ord ) SEC. 51P CONCEPTUAL PLAN. Development and use of the Property must comply with the conceptual plan (Exhibit 655A). In the event of a conflict between the text of this article and the conceptual plan, the text of this article controls. (Ord ) SEC. 51P DEVELOPMENT PLAN. (a) Except for a single family use or a nonresidential use developed in conjunction with a single family use, a development plan that complies with the conceptual plan and this article must be

4 submitted for each tract and must be approved by the city plan commission prior to the issuance of a building permit for that tract. (b) subdistricts. Development plan tracts may have boundaries which are different from the boundaries of (c) A development plan must include a tabulation box showing the existing and proposed density on the tract, the density to-date for the district as a whole, and the existing and proposed floor area on the tract. For a single family use or a nonresidential use developed in conjunction with a single family use, a tabulation box must be approved in connection with the preliminary plat application. (d) A development plan approved by the city plan commission subject to conditions shall not be considered as finally approved. Until a revised development plan is finally approved by the commission, a development plan approved subject to conditions shall be deemed denied. (Ord. Nos ; 26894) SEC. 51P USE REGULATIONS AND DEVELOPMENT STANDARDS IN SUBDISTRICT 1 (RURAL PRESERVE). (a) Main uses permitted. (1) Agricultural uses. (2) Commercial and business service uses. (3) Industrial uses. (4) Institutional and community service uses. (5) Lodging uses. (6) Miscellaneous uses. (7) Office uses.

5 (8) Recreation uses. -- Open space. [Limited to maintenance buildings, pedestrian facilities, information kiosks, and similar structures necessary for recreational use of the open space.] (9) Residential uses. (10) Retail and personal service uses. (11) Transportation uses. (12) Utility and public service uses. (13) Wholesale, distribution, and storage uses. (b) Accessory uses. Accessory uses are permitted only if necessary for the recreational use of the open space. (c) Development standards. Development is limited to maintenance buildings, pedestrian facilities, information kiosks, and similar structures necessary for recreational use of the open space. (d) Yard, lot, and space regulations. (Note: The yard, lot, and space regulations in this subsection must be read together with the yard, lot, and space regulations contained in Division 51A , Yard, Lot, and Space Regulations. In the event of a conflict between this subsection and Division 51A-4.400, this subsection controls.) (1) Front yard. Minimum front yard is 25 feet. (2) Side yard. Minimum side yard is five feet. (3) Rear yard. No minimum rear yard. (4) Density. (Residential uses are not allowed.) feet. (5) Floor area. Maximum total floor area for all of Subdistrict 1 is 40,000 square (6) Height. Maximum structure height is 35 feet. (7) Lot coverage. Maximum lot coverage is five percent. (8) Lot size. No minimum lot size.

6 (9) Stories. The maximum number of stories above grade is 2.5. (Ord ) SEC. 51P USE REGULATIONS AND DEVELOPMENT STANDARDS IN SUBDISTRICT 2 (RURAL RESERVE). (a) Main uses permitted. (1) Agricultural uses. (2) Commercial and business service uses. (3) Industrial uses. (4) Institutional and community service uses. (5) Lodging uses. (6) Miscellaneous uses. (7) Office uses. (8) Recreation uses. -- Open space. [Limited to maintenance buildings, pedestrian facilities, information kiosks, and similar structures necessary for recreational use of the open space.] (9) Residential uses. (10) Retail and personal service uses. (11) Transportation uses.

7 (12) Utility and public service uses. (13) Wholesale, distribution, and storage uses. (b) Accessory uses. Accessory uses are permitted only if necessary for the recreational use of the open space. (c) Development standards. Development is limited to maintenance buildings, pedestrian facilities, information kiosks, and similar structures necessary for recreational use of the open space. (d) Yard, lot, and space regulations. (Note: The yard, lot, and space regulations in this subsection must be read together with the yard, lot, and space regulations contained in Division 51A , Yard, Lot, and Space Regulations. In the event of a conflict between this subsection and Division 51A-4.400, this subsection controls.) (1) Front yard. Minimum front yard is 25 feet. (2) Side yard. Minimum side yard is five feet. (3) Rear yard. No minimum rear yard. (4) Density. (Residential uses are not allowed.) feet. (5) Floor area. Maximum total floor area for all of Subdistrict 2 is 80,000 square (6) Height. Maximum structure height is 35 feet. (7) Lot coverage. Maximum lot coverage is 20 percent. Aboveground parking structures are included in lot coverage calculations; surface parking lots and underground parking structures are not. (8) Lot size. No minimum lot size. (9) Stories. Maximum number of stories above grade is 2.5. Parking garages are exempt from this requirement, but must comply with the height regulations of Paragraph (6), Height. (Ord ) SEC. 51P USE REGULATIONS AND DEVELOPMENT STANDARDS IN SUBDISTRICT 3 (SUBURBAN). (a) Main uses permitted. (1) Agricultural uses. -- Animal production. -- Crop production.

8 (2) Commercial and business service uses. (3) Industrial uses. -- Temporary concrete or asphalt batching plant. [By special authorization of the building official. For development within the district only.] (4) Institutional and community service uses. -- Child-care facility. -- Church. -- College, university, or seminary. -- Community service center. -- Convalescent and nursing homes, hospice care, and related institutions. -- Public or private school. (5) Lodging uses. -- Private executive retreat facility. (6) Miscellaneous uses. -- Temporary construction or sales office. (7) Office uses. -- Medical clinic or ambulatory surgical center. -- Office. (8) Recreation uses. -- Private recreation center, club, or area. [Off-street parking is not required for playing fields or for free-standing restroom or concession facilities.] -- Public park, playground, or golf course. [Off-street parking is not required for playing fields or for free-standing restroom or concession facilities.] (9) Residential uses. -- Assisted living facility. -- Group residential facility. [SUP required if spacing component of Section 51A-4.209(3) is not met.] -- Handicapped group dwelling unit. [SUP required if spacing component of Section 51A-4.209(3.1) is not met.] -- Multifamily. -- Retirement housing. -- Single family.

9 (10) Retail and personal service uses. (11) Transportation uses. -- Transit passenger shelter. (12) Utility and public service uses. -- Local utilities. -- Tower/antenna for cellular communication. (13) Wholesale, distribution, and storage uses. (b) Accessory uses. (1) In general. As a general rule, an accessory use is permitted in any district in which the main use is permitted. Some specific types of 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 (2) Prohibited accessory uses. The following accessory use is not permitted: -- Accessory pathological waste incinerator. (3) Outbuildings. (A) for other accessory uses. An outbuilding may be used as a dwelling, guest room, office, garage, or to the garage area. (B) An outbuilding may not exceed 660 square feet of floor area in addition (c) Development standards. (1) Use intensity. -- Restricted. (2) Building type. -- Edge yard buildings. (3) Frontage type. -- Common lawn. -- Porch and fence.

10 (4) Streetscape type. -- Road. (5) Thoroughfare type. -- Road (RD-47-23). -- Drive (DR-36-19). -- Drive (DR-42-23). -- Rear lane (LA-15-12). -- Rear lane (LA-20-15). -- Path (PT-40-06). -- Passage (PS-16-06). (d) Yard, lot, and space regulations. (Note: The yard, lot, and space regulations in this subsection must be read together with the yard, lot, and space regulations contained in Division 51A , Yard, Lot, and Space Regulations. In the event of a conflict between this subsection and Division 51A-4.400, this subsection controls.) (1) Front yard. Minimum front yard is 25 feet. (2) Side yard. Minimum side yard is five feet. (3) Rear yard. Minimum rear yard is three feet. (4) Density. For single family and multifamily uses, the maximum dwelling unit density is 1,300 dwelling units for the entire district. Of these 1,300 dwelling units, a maximum of 400 dwelling units may be developed for multifamily uses. No maximum number of dwelling units or suites for other permitted residential uses. No maximum number of guest rooms for lodging uses. (5) Floor area ratio. No maximum floor area ratio. (6) Height. Maximum structure height is 35 feet. (7) 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. (8) Lot size. Minimum lot size is 5,500 square feet. (9) Stories. Maximum number of stories above grade is 2.5. Parking garages are exempt from this requirement, but must comply with the height regulations of Paragraph (6), Height. (Ord. Nos ; 26894) SEC. 51P USE REGULATIONS AND DEVELOPMENT STANDARDS IN SUBDISTRICT 4 (GENERAL URBAN). (a) Main uses permitted. (1) Agricultural uses. -- Animal production.

11 -- Crop production. (2) Commercial and business service uses. (3) Industrial uses. -- Temporary concrete or asphalt batching plant. [By special authorization of the building official. For development within this district only.] (4) Institutional and community service uses. -- Child-care facility. -- Church. -- College, university, or seminary. -- Community service center. -- Convalescent and nursing homes, hospice care, and related institutions. -- Public or private school. (5) Lodging uses. -- Private executive retreat facility. (6) Miscellaneous uses. -- Temporary construction or sales office. (7) Office uses. -- Medical clinic or ambulatory surgical center. -- Office. (8) Recreation uses. -- Private recreation center, club, or area. [Off-street parking is not required for playing fields or for free-standing restroom or concession facilities.] -- Public park, playground, or golf course. [Off-street parking is not required for playing fields or for free-standing restroom or concession facilities.] (9) Residential uses. -- Assisted living facility. -- Group residential facility. [SUP required if spacing component of Section 51A-4.209(3) is not met.] -- Handicapped group dwelling unit. [SUP required if spacing component of Section 51A-4.209(3.1) is not met.] -- Multifamily. -- Retirement housing. -- Single family.

12 (10) Retail and personal service uses. -- Art and craft production facility. -- Dry cleaning or laundry store. -- General merchandise or food store 3,500 square feet or less. -- General merchandise or food store greater than 3,500 square feet. -- Neighborhood store. -- Nursery, garden shop, or plant sales. -- Performing arts theater. -- Personal service uses. (11) Transportation uses. -- Transit passenger shelter. (12) Utility and public service uses. -- Local utilities. -- Tower/antenna for cellular communication. (13) Wholesale, distribution, and storage uses. (b) Accessory uses. (1) In general. As a general rule, an accessory use is permitted in any district in which the main use is permitted. Some specific types of 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 (2) Prohibited accessory uses. The following accessory use is not permitted: -- Accessory pathological waste incinerator. (3) Outbuildings. (A) for other accessory uses. An outbuilding may be used as a dwelling, guest room, office, garage, or to the garage area. (B) An outbuilding may not exceed 660 square feet of floor area in addition (c) Development standards. (1) Use intensity. -- Limited. (2) Building type. -- Freestanding side yard. -- Freestanding edge yard.

13 (3) Frontage type. -- Dooryard. -- Porch and fence. (4) Streetscape type. -- Road. -- Residential street No Residential street No. 2. (5) Thoroughfare type. -- Main street (MS-60-34). -- Main street (MS-72-38). -- Street (ST-54-30). -- Street (ST-50-26). -- Road (RD-47-23). -- Rear lane (LA-15-12). -- Rear lane (LA-20-15). -- Path (PT-40-06). -- Passage (PS-16-06). (d) Yard, lot, and space regulations. (Note: The yard, lot, and space regulations in this subsection must be read together with the yard, lot, and space regulations contained in Division 51A , Yard, Lot, and Space Regulations. In the event of a conflict between this subsection and Division 51A-4.400, this subsection controls.) (1) Front yard. Minimum front yard is 10 feet. (2) Side yard. No minimum side yard, but the total of any sideyards provided must be a minimum of 10 feet. (3) Rear yard. No minimum rear yard, except the minimum rear yard for garage doors facing an alley (AL-20-20), rear lane (LA-15-12), or rear lane (LA-20-15) is three feet. (4) Density. For single family and multifamily uses, the maximum dwelling unit density is 1,300 dwelling units for the entire district. Of these 1,300 dwelling units, a maximum of 400 dwelling units may be developed for multifamily uses. No maximum number of dwelling units or suites for other permitted residential uses. No maximum number of guest rooms for lodging uses. (5) Floor area ratio. Maximum floor area ratio is 2.0. (6) Height. Maximum structure height is 35 feet. (7) 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. (8) Lot size. Minimum lot size is 3,200 square feet.

14 (9) Stories. Maximum number of stories above grade is three. Parking garages are exempt from this requirement, but must comply with the height regulations of Paragraph (6), Height. (Ord. Nos ; 26894) SEC. 51P USE REGULATIONS AND DEVELOPMENT STANDARDS IN SUBDISTRICT 5 (URBAN CENTER). (a) Main uses permitted. (1) Agricultural uses. -- Animal production. -- Crop production. (2) Commercial and business service uses. (3) Industrial uses. -- Temporary concrete or asphalt batching plant. [By special authorization of the building official. For development within the district only.] (4) Institutional and community service uses. -- Child-care facility. -- Church. -- College, university, or seminary. -- Community service center. -- Convalescent and nursing homes, hospice care, and related institutions. -- Public or private school. (5) Lodging uses. -- Private executive retreat facility. (6) Miscellaneous uses. -- Temporary construction or sales office. (7) Office uses. -- Medical clinic or ambulatory surgical center. -- Office. (8) Recreation uses. -- Private recreation center, club, or area. [Off-street parking is not required for playing fields or for free-standing restroom or concession facilities.]

15 -- Public park, playground, or golf course. [Off-street parking is not required for playing fields or for free-standing restroom or concession facilities.] (9) Residential uses. -- Assisted living facility. -- Group residential facility. [SUP required if spacing component of Section 51A-4.209(3) is not met.] -- Handicapped group dwelling unit. [SUP required if spacing component of Section 51A-4.209(3.1) is not met.] -- Multifamily. -- Retirement housing. -- Single family. (10) Retail and personal service uses. -- Art and craft production facility. -- Dry cleaning or laundry store. -- General merchandise or food store 3,500 square feet or less. -- General merchandise or food store greater than 3,500 square feet. -- Neighborhood store. -- Nursery, garden shop, or plant sales. -- Performing arts theater. -- Personal service uses. (11) Transportation uses. -- Transit passenger shelter. (12) Utility and public service uses. -- Local utilities. -- Tower/antenna for cellular communication. (13) Wholesale, distribution, and storage uses. (b) Accessory uses. (1) In general. As a general rule, an accessory use is permitted in any district in which the main use is permitted. Some specific types of 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 (2) Prohibited accessory uses. The following accessory use is not permitted: -- Accessory pathological waste incinerator. (3) Outbuildings.

16 (A) An outbuilding may be used as a dwelling, guest room, office, garage, or for other accessory uses. to the garage area. (B) An outbuilding may not exceed 660 square feet of floor area in addition (c) Development standards. (1) Use intensity. -- Open. (2) Building type. -- Courtyard. -- Rear yard. -- Side yard. (3) Frontage type. -- Forecourt. -- Shop. -- Stoop. (4) Streetscape type. -- Residential street No Residential street No Commercial street. (5) Thoroughfare type. -- Main street (MS-60-34). [All buildings must also be served by an alley (AL-20-20), rear lane (LA-15-12), or rear lane (LA-20-15).] -- Main street (MS-72-38). [All buildings must also be served by an alley (AL-20-20), rear lane (LA-15-12), or rear lane (LA-20-15).] -- Street (ST-54-30). [All buildings must also be served by an alley (AL-20-20), rear lane (LA-15-12), or rear lane (LA-20-15).] -- Street (ST-50-26). [All buildings must also be served by an alley (AL-20-20), rear lane (LA-15-12), or rear lane (LA-20-15).] -- Alley (AL-20-20). -- Rear lane (LA-15-12). -- Rear lane (LA-20-15). -- Path (PT-40-06). -- Passage (PS-16-06). (d) Yard, lot, and space regulations. (Note: The yard, lot, and space regulations in this subsection must be read together with the yard, lot, and space regulations contained in Division 51A , Yard, Lot, and Space Regulations. In the event of a conflict between this subsection and Division 51A-4.400, this subsection controls.) (1) Front yard. No minimum front yard.

17 (2) Side yard. No minimum side yard. (3) Rear yard. No minimum rear yard, except the minimum rear yard for garage doors facing an alley (AL-20-20), rear lane (LA-15-12), or rear lane (LA-20-15) is three feet. (4) Density. For single family and multifamily uses, the maximum dwelling unit density is 1,300 dwelling units for the entire district. Of these 1,300 dwelling units, a maximum of 400 dwelling units may be developed for multifamily uses. No maximum number of dwelling units or suites for other permitted residential uses. No maximum number of guest rooms for lodging uses. (5) Floor area ratio. No maximum floor area ratio. (6) Height. Maximum structure height is 55 feet. (7) Lot coverage. Maximum lot coverage is 100 percent. Aboveground parking structures are included in lot coverage calculations; surface parking lots and underground parking structures are not. (8) Lot size. Minimum lot size is 2,000 square feet. (9) Stories. Maximum number of stories above grade is four. Parking garages are exempt from this requirement, but must comply with the height regulations of Paragraph (6), Height. (Ord. Nos ; 26894) SEC. 51P USE REGULATIONS AND DEVELOPMENT STANDARDS IN SUBDISTRICT 6 (URBAN CORE). (a) Main uses permitted. (1) Agricultural uses. -- Animal production. -- Crop production. (2) Commercial and business service uses. (3) Industrial uses. -- Temporary concrete or asphalt batching plant. [By special authorization of the building official. For development within the district only.] (4) Institutional and community service uses. -- Child-care facility. -- Church. -- College, university, or seminary. -- Community service center. -- Convalescent and nursing homes, hospice care, and related institutions. -- Public or private school.

18 (5) Lodging uses. -- Private executive retreat facility. (6) Miscellaneous uses. -- Temporary construction or sales office. (7) Office uses. -- Medical clinic or ambulatory surgical center. -- Office. (8) Recreation uses. -- Private recreation center, club, or area. [Off-street parking is not required for playing fields or for free-standing restroom or concession facilities.] -- Public park, playground, or golf course. [Off-street parking is not required for playing fields or for free-standing restroom or concession facilities.] (9) Residential uses. -- Assisted living facility. -- Group residential facility. [SUP required if spacing component of Section 51A-4.209(3) is not met.] -- Handicapped group dwelling unit. [SUP required if spacing component of Section 51A-4.209(3.1) is not met.] -- Multifamily. -- Retirement housing. -- Single family. (10) Retail and personal service uses. -- Art and craft production facility. -- Dry cleaning or laundry store. -- General merchandise or food store 3,500 square feet or less. -- General merchandise or food store greater than 3,500 square feet. -- Neighborhood store. -- Nursery, garden shop, or plant sales. -- Performing arts theater. -- Personal service uses. (11) Transportation uses. -- Transit passenger shelter. (12) Utility and public service uses. -- Local utilities. -- Tower/antenna for cellular communication.

19 (13) Wholesale, distribution, and storage uses. (b) Accessory uses. (1) In general. As a general rule, an accessory use is permitted in any district in which the main use is permitted. Some specific types of 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 (2) Prohibited accessory uses. The following accessory use is not permitted: -- Accessory pathological waste incinerator. (3) Outbuildings. (A) for other accessory uses. An outbuilding may be used as a dwelling, guest room, office, garage, or to the garage area. (B) An outbuilding may not exceed 660 square feet of floor area in addition (c) Development standards. (1) Use intensity. -- Open. (2) Building type. -- Courtyard -- Rear yard. (3) Frontage type. -- Arcade. -- Forecourt. -- Shop. -- Stoop. (4) Streetscape type. -- Commercial street. (5) Thoroughfare type. -- Main street (MS-60-34). [All buildings must also be served by an alley (AL-20-20), rear lane (LA-15-12), or rear lane (LA-20-15).] -- Main street (MS-72-38). [All buildings must also be served by an alley (AL-20-20), rear lane (LA-15-12), or rear lane (LA-20-15).] -- Street (ST-54-30). [All buildings must also be served by an alley (AL-20-20), rear lane (LA-15-12), or rear lane (LA-20-15).]

20 -- Street (ST-50-26). [All buildings must also be served by an alley (AL-20-20), rear lane (LA-15-12), or rear lane (LA-20-15).] -- Alley (AL-20-20). -- Rear lane (LA-15-12). -- Rear lane (LA-20-15). -- Path (PT-40-06). -- Passage (PS-16-06). (d) Yard, lot, and space regulations. (Note: The yard, lot, and space regulations in this subsection must be read together with the yard, lot, and space regulations contained in Division 51A , Yard, Lot, and Space Regulations. In the event of a conflict between this subsection and Division 51A-4.400, this subsection controls.) (1) Front yard. No minimum front yard. (2) Side yard. No minimum side yard. (3) Rear yard. No minimum rear yard, except the minimum rear yard for garage doors facing an alley (AL-20-20), rear lane (LA-15-12), or rear lane (LA-20-15) is three feet. (4) Density. For single family and multifamily uses, the maximum dwelling unit density is 1,300 dwelling units for the entire district. Of these 1,300 dwelling units, a maximum of 400 dwelling units may be developed for multifamily uses. No maximum number of dwelling units or suites for other permitted residential uses. No maximum number of guest rooms for lodging uses. (5) Floor area ratio. No maximum floor area ratio. (6) Height. Maximum structure height is 75 feet. (7) Lot coverage. Maximum lot coverage is 100 percent. Aboveground parking structures are included in lot coverage calculations; surface parking lots and underground parking structures are not. (8) Lot size. Minimum lot size is 2,500 square feet. (9) Stories. Maximum number of stories above grade is six. Parking garages are exempt from this requirement, but must comply with the height regulations of Paragraph (6), Height. (Ord. Nos ; 26894) SEC. 51P USE INTENSITY STANDARDS. (a) Restricted. (1) Restricted lodging. The number of guest rooms is limited to one within an outbuilding, except that there is no maximum number of guest rooms if the main use is a private executive retreat facility. One assigned parking space must be provided for each guest room. (2) Restricted office. The area available for office use is restricted to the first floor of an outbuilding. One assigned parking space must be provided for each 333 square feet of floor area of office.

21 (3) Restricted residential. For single family uses, the number of dwelling units is restricted to one dwelling unit within the principal building and one dwelling unit within an outbuilding. For single family uses, two off-street parking spaces must be provided for each single family lot of 7,500 square feet or more, and one off-street parking space must be provided for each single family lot of less than 7,500 square feet. Multifamily uses must provide off-street parking at the ratio of one space for each efficiency, or one space for the first bedroom and one-half space for each additional bedroom. Multifamily uses may not use remote parking. (b) Limited. (1) Limited lodging. One assigned parking space must be provided for each guest room. Food service may be provided only in the morning. (2) Limited office. Office uses are limited to the first story of the principal building and outbuilding. One assigned parking space must be provided for each 333 square feet of floor area of office. (3) Limited residential. For single family uses, the number of dwelling units is restricted to one dwelling unit within the principal building and one dwelling unit within an outbuilding. For single family uses, two off-street parking spaces must be provided for each single family lot of 7,500 square feet or more, and one off-street parking space must be provided for each single family lot of less than 7,500 square feet. Multifamily uses must provide off-street parking at the ratio of one space for each efficiency, or one space for the first bedroom and one-half space for each additional bedroom. Multifamily uses may not use remote parking. (4) Limited retail. Retail uses are limited to the first story of buildings at corner locations One assigned parking space must be provided for each 333 square feet of floor area of retail. (c) Open. (1) Open lodging. One assigned parking space must be provided for each guest room, less the nonresidential parking reduction. Food service may be provided at all times. (2) Open office. One assigned parking space must be provided for each 333 square feet of floor area of office, less the nonresidential parking reduction. (3) Open residential. For single family uses, the number of dwelling units is restricted to one dwelling unit within the principal building and one dwelling unit within an outbuilding. For single family uses, two off-street parking spaces must be provided for each single family lot of 7,500 square feet or more, and one off-street parking space must be provided for each single family lot of less than 7,500 square feet. Multifamily uses must provide off-street parking at the ratio of one space for each efficiency, or one space for the first bedroom and one-half space for each additional bedroom. Multifamily uses within Subdistricts 5 or 6 may use remote parking if the remote parking is on a lot that is located with Subdistricts 5 or 6. (4) Open retail. One assigned parking space must be provided for each 333 square feet of floor area of retail, less the nonresidential parking reduction. (Ord ) SEC. 51P BUILDING TYPE STANDARDS. Building type standards are specified in the regulating plan (Exhibit 655B). Building type standards are recommended, but not required. (Ord )

22 SEC. 51P FRONTAGE TYPE STANDARDS. (a) In general. Frontage type standards are specified in the regulating plan. Frontage type standards are recommended, but not required. (b) Arcade frontage. Arcade frontage is recommended for retail uses. The sidewalk must be fully absorbed within the arcade so that a pedestrian cannot bypass the arcade. Use of the public right-ofway must comply with Article IV, "License for Use of the Public Right-of-Way," of Chapter 43, "Streets and Sidewalks," of the Dallas City Code. Arcades must be a minimum of 10 feet wide. The arcade and its supports must be setback a minimum of four feet from the back of the curb. (Ord. Nos ; 26894) SEC. 51P STREETSCAPE TYPE STANDARDS. (a) In general. (1) Streetscape type standards are specified in the interior street assignment map (Exhibit 655C). (2) Arcades, unscreened porches, stoops, bay windows, and balconies may encroach up to 10 feet into front yard setbacks. (3) Tree species specifications and spacing requirements may be overridden to allow for the preservation of existing trees. (b) Road. (1) Trees. The following trees may be planted on roads: Texas Red Oak Quercus texana Buckl. Sweetgum Liquidambar styraficula L. Magnolia (Claudia) Magnolia grandiflora "Claudia Wannaker" Cedar Elm Ulmus crassifolia Nutt. Live Oak Quercus virginiana Texas Ash Fraxinus texensis Bald Cypress Taxodium distichum Chinese Pistachio Pistacia chinensis Lace Bark Elm Ulmus parvifolia Burr Oak Quercus macrocarpe October Glory Maple Acer rubrum "October Glory" Pecan Carya illinoensis Homestead Elm Ulmus X "Homestead" Sycamore Acer psuedoplatanus Chinquapin Oak Quercus muehlenbergii (2) Shrubs. The following shrubs may be planted on roads: Abelia Barberry Littleleaf Boxwood Abelia R. Br. Mahonia Nutt. Buxus microphylla Siebold & Zucc.

23 Red Yucca Hesperaloe parviflora Hollies Ilex L. Juniper Sp. Juniperus L. Texas Sage Salvia texana (Scheele) Torr. Ligustrum Ligustrum L. Wax Myrtle Morella cerifera L. Small Nandina Nandina Thunb. Indian Hawthorne Rhaphiolepis indica Azaleas Rhododendron L. Yucca Yucca L. Vitex Vitex agnus - castus (3) Ground covers. The following ground covers may be used on roads: Asian Jasmine Trachelospermum asiaticum Ajuga Ajuga L. Liriope Liriope Lour. Tam Juniper Juniperus sabina "Tamariscifolia" Sod (4) Planting pattern. Trees must consist of multiple species planted in clusters of three trees. Each cluster of trees must be spaced no more than every 50 feet. (5) Street lights. Street light spacing must comply with the Paving Design Manual published by the department of public works and transportation. If additional street lights are provided, they must be spaced no less than 30 feet on-center. Street lights may alternate sides of the road. Street lights may not exceed 14 feet in height. (c) Residential street No. 1. (1) Trees. The following trees may be planted on residential street No. 1: Texas Red Oak Quercus texana Buckl. Sweetgum Liquidambar styraficula L. Magnolia (Claudia) Magnolia grandiflora "Claudia Wannaker" Cedar Elm Ulmus crassifolia Nutt. Live Oak Quercus virginiana Texas Ash Fraxinus texensis Bald Cypress Taxodium distichum Chinese Pistachio Pistacia chinensis Lace Bark Elm Ulmus parvifolia Burr Oak Quercus macrocarpe October Glory Maple Acer rubrum "October Glory" Homestead Elm Ulmus X "Homestead" Chinquapin Oak Quercus muehlenbergii (2) Planting pattern. Trees may be a single species or alternating species. Trees must be aligned on both sides of the street and spaced no more than every 50 feet.

24 (3) Street lights. Street light spacing must comply with the Paving Design Manual published by the department of public works and transportation. If additional street lights are provided, they must be spaced no less than 30 feet on-center. Street lights may alternate sides of the street. Street lights may not exceed 14 feet in height. (d) Residential street No. 2. (1) Trees. The following trees may be planted on residential street No. 2: Texas Red Oak Quercus texana Buckl. Sweetgum Liquidambar styraficula L. Magnolia (Claudia) Magnolia grandiflora "Claudia Wannaker" Cedar Elm Ulmus crassifolia Nutt. Live Oak Quercus virginiana Texas Ash Fraxinus texensis Bald Cypress Taxodium distichum Chinese Pistachio Pistacia chinensis Lace Bark Elm Ulmus parvifolia October Glory Maple Acer rubrum "October Glory" Homestead Elm Ulmus X "Homestead" (2) Planting pattern. Trees must be a single species aligned on both sides of the street and spaced no more than every 50 feet. (3) Street lights. Street light spacing must comply with the Paving Design Manual published by the department of public works and transportation. If additional street lights are provided, they must be spaced no less than 30 feet on-center. Street lights may alternate sides of the street. Street lights may not exceed 14 feet in height. (e) Commercial Street. (1) Trees. The following trees may be planted on commercial streets: Texas Red Oak Quercus texana Buckl. Sweetgum Liquidambar styraficula L. Magnolia (Claudia) Magnolia grandiflora "Claudia Wannaker" Cedar Elm Ulmus crassifolia Nutt. Live Oak Quercus virginiana Bald Cypress Taxodium distichum Chinese Pistachio Pistacia chinensis Lace Bark Elm Ulmus parvifolia October Glory Maple Acer rubrum "October Glory" Homestead Elm Ulmus X "Homestead" (2) Planting pattern. The planting pattern must be a regular type tree pit spaced no more than every 50 feet. (3) Street lights. Street light spacing must comply with the Paving Design Manual published by the department of public works and transportation. If additional street lights are provided,

25 they must be spaced no less than 30 feet on-center. Street lights may alternate sides of the street. Street lights may not exceed 14 feet in height. (Ord ) SEC. 51P THOROUGHFARE TYPE STANDARDS. map. (a) (b) In general. Thoroughfare type standards are specified in the interior street assignment Main Street (MS-72-38). (1) Description. A local, slow-movement thoroughfare providing frontage for higher-density mixed-use buildings such as shophouses, shops, and offices. It is urban in character with raised curbs, storm-drain inlets, and striped on-street parking. Sidewalks are wide enough to accommodate street furniture. (2) Attributes. Design speed: 30 MPH R.O.W. width: 72 feet Pavement width: 19 feet and 19 feet with an eight foot median Traffic flow: Two way Lane width: 10 feet Number of parking lanes: Two lanes of seven feet each Curb type: Raised Curb radius: 10 feet maximum Bike way type: Bike route Sidewalks: Both sides Sidewalk width: Five to 13 feet (c) Main Street (MS-60-34). (1) Description. A local, slow-movement thoroughfare providing frontage for higher-density mixed-use buildings such as shophouses, shops, and offices. It is urban in character with raised curbs, storm-drain inlets, and striped on-street parking. (2) Attributes. Design speed: 30 MPH R.O.W. width: 60 feet Pavement width: 34 feet Traffic flow: Two way Lane width: 10 feet Number of parking lanes: Two lanes of seven feet each Curb type: Raised Curb radius: 10 feet maximum Bike way type: Bike route Sidewalks: Both sides Sidewalk Width: Five to 13 feet (d) Street (ST-54-30).

26 (1) Description. A local, slow-movement thoroughfare. The purpose of a street is to accommodate pedestrians and vehicular access. Streets provide frontage for higher-density buildings such as offices, shops, apartment buildings, and rowhouses. A street is urban in character, with raised curbs, closed drainage, wide sidewalks, and parallel parking. (2) Attributes. Design speed: 25 MPH R.O.W. width: 54 feet Pavement width: 30 feet Traffic flow: Two way Lane width: 8 feet Number of parking lanes: Two lanes of seven feet each Curb type: Raised Curb radius: 15 feet maximum Sidewalks: Both sides Sidewalk width: Five feet (e) Street (ST-50-26). (1) Description. A local, slow-movement thoroughfare. The purpose of a street is to accommodate pedestrians and vehicular access. Streets provide frontage for higher-density buildings such as offices, shops, apartment buildings, and rowhouses. A street is urban in character, with raised curbs, closed drainage, wide sidewalks, and parallel parking. (2) Attributes. Design speed: 20 MPH R.O.W. Width: 50 feet Pavement width: 26 feet Traffic Flow: Two way Lane Width: Varies Number of parking lanes: Two unmarked Curb type: Raised Curb radius: 15 feet maximum Bike way type: Bike route with optional bike path Sidewalks: Both sides Sidewalk width: Five feet (f) Road (RD-47-23). (1) Description. A local, slow-movement thoroughfare providing frontage for low density buildings such as houses. A road tends to be rural in character, with curbs or striped on-street parking; it may have paths instead of sidewalks. (2) Attributes. Design speed: 20 MPH R.O.W. width: 47 feet Pavement width: 23 feet Traffic Flow: Two way Lane Width: Varies Number of parking lanes: One side unmarked

27 Curb type: Raised or swale Curb radius: 15 feet maximum Bike way type: Bike route Paths or sidewalks: Both sides Path or sidewalk width: Five feet (g) Drive (DR-42-23). (1) Description. A thoroughfare along the boundary between an urbanized and a natural condition, usually a waterfront or park. The urbanized side of the drive retains the character of a typical thoroughfare within that zone, while the other side should be designed as part of the adjacent civic space. (2) Attributes. Design speed: 25 MPH R.O.W. width: 42 feet Pavement width: 23 feet Traffic Flow: Two way Lane Width: 8 feet Number of parking lanes: One lane 7 feet wide Curb type: Raised or swale Curb radius: 15 feet maximum at the curb and 25 feet maximum at the swale. Sidewalks: One side Sidewalk width: Five feet (h) Drive (DR-36-19). (1) Description. A thoroughfare along the boundary between an urbanized and a natural condition, usually a waterfront or park. The urbanized side of the drive retains the character of a typical thoroughfare within that zone, while the other side should be designed as part of the adjacent civic space. (2) Attributes. Design Speed: 25 MPH R.O.W. width: 36 feet Pavement width: 19 feet Traffic flow: One way Lane width: 12 feet Number of parking lanes: One lane seven feet wide Curb type: Raised or swale Curb radius: 15 feet maximum at the curb, and 25 feet maximum at swale Sidewalks: One side Sidewalk width: Five feet (i) Alley (AL-20-20). (1) Description. A narrow pedestrian and vehicular access-way to the rear of more urban lots providing service areas, parking access, and utility easements. Alleys, as they are used by trucks and must accommodate dumpsters, must be paved from building face to building face, with drainage by inverted crown at the center. Alleys may be shared by residential and non-residential uses. Alleys may be used for access to any permitted use.

28 (2) Attributes. Design speed: 15 MPH R.O.W. width: 20 feet Pavement width: 20 feet Easement: 3 feet minimum on each side Traffic flow: Two way Lane width: 10 feet Number of parking lanes: None Curb type: None Curb radius: 10 feet maximum Bike way type: Bike route Sidewalks: None (j) Rear lane (LA-20-15). (1) Description. A pedestrian and vehicular access-way located to the rear of more rural lots providing access to parking, outbuildings, and utility easements. Lanes are paved as lightly as possible (to driveway standards) and may be just gravel or left unpaved, and should be as rural as possible in character. (2) Attributes. Design speed: 15 MPH R.O.W. width: 20 feet Pavement width: 15 feet Traffic flow: One way Lane width: Varied Number of parking lanes: None Curb type: Swale Curb radius: 15 feet maximum Bike way type: Bike route Sidewalks: None (k) Rear lane (LA-15-12). (1) Description. A pedestrian and vehicular access-way located to the rear of more rural lots providing access to parking, outbuildings, and utility easements. Lanes are paved as lightly as possible (to driveway standards) and may be just gravel or left unpaved, and should be as rural as possible in character. (2) Attributes. Design speed: 15 MPH R.O.W. width: 15 feet Pavement width: 12 feet Traffic flow: One way Lane width: Varied Number of parking lanes: None Curb type: Swale Curb radius: 15 feet maximum Bike way type: Bike route Sidewalks: None

29 (l) Path (PT-40-06). (1) Description. A pedestrian way traversing a park or the countryside. Paths should connect directly with the sidewalk network at the urban edge. (2) Attributes. R.O.W. width: 40 feet Pavement width: 6 feet Street light type: None (m) Passage (PS-16-06). (1) Description. A pedestrian connector passing between two buildings. Passages provide shortcuts through long blocks and connect rear parking areas with street frontages. Passages may be roofed over and lined by shopfronts. (2) Attributes. R.O.W. width: 16 feet Pavement width: 6 feet Street light type: None (lights on buildings) Sidewalks: One Sidewalk width: 6 feet (Ord. Nos ; 26894) SEC. 51P FIRE LANE AND FIRE ACCESS REQUIREMENTS. (a) The location of fire lanes and of striped no-parking areas for fire access are shown on the fire zone service plan (Exhibit 655D). (b) Alleys that are required accessways must be striped as designated fire lanes in accordance with the fire zone service plan. (c) All fences and garages must have a minimum three-foot setback from the alley. (d) A development plan showing all fire lanes and fire access areas for that tract must be approved by the city plan commission prior to issuance of the building permit for that tract. (e) See the fire zone service plan for typical conditions acceptable to the department of public works and transportation and the fire department. (Ord. Nos ; 26894) SEC. 51P OFF-STREET PARKING AND LOADING. (a) Off-street parking and loading. Except as modified in this section or Section 51P , "Use Intensity Standards," consult the use regulations (Division 51A-.200) for the specific offstreet parking and loading requirements for each use. Except as modified in this section or Section 51P , "Use Intensity Standards," consult the off-street parking and loading regulations (Divisions 51A et seq.) for information regarding off-street parking and loading generally.

30 (b) Single family parking. Two off-street parking spaces must be provided for each single family lot of 7,500 square feet or more. One off-street parking space must be provided for each single family lot of less than 7,500 square feet. (c) Multifamily parking. Multifamily uses must provide parking at the ratio of one space for each efficiency, or one space for the first bedroom and one-half space for each additional bedroom. (d) Nonresidential parking reduction in Subdistricts 5 and 6. Required off-street parking for any nonresidential use within Subdistricts 5 or 6 is reduced by one space for each 22 feet of street frontage. (e) Remote parking. (1) In general. Institutional and community service uses, office uses, recreation uses, multifamily uses within Subdistricts 5 or 6, and retail and personal service uses may use remote parking to satisfy up to 50 percent of their off-street parking requirements, provided that the remote parking is on a lot that is: (A) dedicated to parking use by an instrument filed with the building official and approved by the city attorney s office; (B) located within 600 feet of the main use; and (C) within Subdistricts 5 or 6. (2) Distance extension with shuttle service. The building official may authorize remote parking to be located up to one-and-one-half miles from an institutional or community service use if a shuttle service is provided. (3) Remote parking agreement for institutional and community service uses. An agreement authorizing an institutional and community service use to use remote parking may be based on a lease of the remote parking spaces if: (A) the lease is for a minimum term of three years; and (B) the agreement provides that both the owner of the lot occupied by the institutional and community service use and the owner of the remote lot shall notify the city in writing if there is a breach of any provision of the lease, or if the lease is modified or terminated. (4) Other remote parking. Except for single family uses, uses located in any subdistrict may locate part or all of the required off-street parking in Subdistricts 5 or 6, subject to the requirements of Division 51A (f) Stall Dimensions. Up to 33 percent of all required off-street parking may be provided in the form of parking stalls 7.5 feet in width that are striped or otherwise identified by pavement markings. Stripes or pavement markings are not required for single family off-street parking. (g) On-site parking for single family uses. Required parking for single family uses, and any nonresidential use that is being conducted on a lot where a single-family use is the principal use, must be on-site. (Ord. Nos ; 26102)