ARTICLE 335. PD 335.

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1 ARTICLE 335. PD 335. SEC. 51P LEGISLATIVE HISTORY. PD 335 was established by Ordinance No , passed by the Dallas City Council on November 28, Ordinance No amended Ordinance Nos and 19455, Chapters 51 and 51A of the Dallas City Code, as amended. Ordinance No was amended by Ordinance No , passed by the Dallas City Council on May 24, 1995, and Ordinance No , passed by the Dallas City Council on March 24, 2004, which changed the zoning on a small portion of the Property located at the northeast corner of Celestial Road and Noel Road from PD 335 to PD 676. (Ord. Nos ; 19455; 20819; 22423; 25535; 25850) SEC. 51P PROPERTY LOCATION AND SIZE. PD 335 is established on property generally fronting on the east line of Dallas Parkway, south of the south line of Verde Valley Lane. The size of PD 335 is approximately acres. (Ord. Nos ; 25535; 25850) SEC. 51P DEFINITIONS AND INTERPRETATIONS. (a) Definitions. article. (1) Unless otherwise stated, the definitions contained in Chapter 51A apply to this (2) Unless the context clearly indicates otherwise, in this article: (A) CURRENTLY PAVED PORTION OF NOEL ROAD means the foot paved roadway labelled "existing paving" on the conceptual site plan (Exhibit 335A). November 28, (B) (C) DECORATIVE PAVEMENT means enhanced or permeable pavement. EXISTING USES means multifamily uses existing on the Property on (D) NEW CONSTRUCTION means work that increases the floor area of any use on the Property (initial construction) or, except as otherwise provided in this subparagraph, work that replaces any portion of existing floor area on the Property (reconstruction). New construction does not include: (i) work that replaces any portion of existing floor area that is damaged or destroyed other than by the intentional act of the owner or his agent; or (ii) the intentional destruction by act of the owner or his agent of the remaining portion of a structure damaged as described in Paragraph (D)(i) in order to replace the original structure.

2 (E) REFLECTIVE GLASS means glass with exterior visible reflectance percentages in excess of 27 percent. Visible reflectance is 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.) (F) STREET IMPROVEMENTS means traffic control signals, signs and markings, paving, storm drainage, curbs, sidewalks, and driveway approaches, as well as utility relocations determined to be necessary by the director of public works and transportation for safe access and adequate infrastructure service to the Property consistent with the requirements of this article. (G) THE PROPERTY means the property defined in Section 1 of Ordinance No , as amended, which comprises the entire PD created by Ordinance No , as amended, and includes Districts A, B, C, D, E, and F shown on the conceptual site plan. (H) UTILITY AREAS means the areas occupied by loading docks, trash storage, air conditioning, heating, and ventilating equipment, and all other similar utility equipment. For the purposes of this article, utility poles are not "utility areas." (b) Interpretations. (1) Unless otherwise stated, all references to articles, divisions, or sections in this article refer to articles, divisions, or sections in Chapter 51A. (2) The following rules apply in interpreting the use regulations in this article. permitted by right. (A) The absence of a symbol appearing after a listed use means that the use is (B) The symbol [SUP] appearing after a listed use means that the use is permitted by specific use permit only. (C) The symbol [DIR] appearing after a listed use means that a site plan must be submitted and approved in accordance with the requirements of Section 51A ("DIR" means "development impact review." For more information regarding development impact review generally, see Division 51A ) (D) The symbol [RAR] appearing after a listed use means that, if the use has a residential adjacency as defined in Section 51A-4.803, a site plan must be submitted and approved in accordance with the requirements of that section. ("RAR" means "residential adjacency review." For more information regarding residential adjacency review generally, see Division 51A ) (3) The development impact review requirements contained in Section 51A apply to the Property. For the purpose of Section 51A-4.803(a)(2), the Property must be construed as a nonresidential zoning district. (Ord. Nos ; 25850) SEC. 51P CONCEPTUAL SITE PLAN. The Property is divided into Districts A, B, C, D, E, and F, as shown on the conceptual site plan. The alignment of Celestial Road must be provided as shown on Exhibit 335B. (Ord. Nos ; 22423; 25850)

3 SEC. 51P DEVELOPMENT AND LANDSCAPE PLANS. (a) In general. A detailed development plan and landscape plan for each phase of development must be approved by the commission before the issuance of a building permit for work within that phase. All detailed development plans must conform to the conceptual site plan. No time limit exists for the submission of the detailed development plan for Phase 1. Development must comply with the approved detailed development plans. (b) Amendments to the landscape plan. The applicant shall go through the procedures outlined in Section 51A to amend a landscape plan that is part of the PD ordinance, except that the director may authorize minor changes in the landscape plan that do not reduce the number of points earned by the plan or detrimentally affect the plan's screening or buffering function. The changes authorized by the director may alter the selective landscape standards only if alternate landscaping is required which provides a reasonable equivalent to the requirements of this article, and no overall detrimental impact to the landscape plan. The applicant may appeal the decision of the director to the commission, and, in this connection, the commission shall consider the same standards that were required to be considered by the director in making his determination. (c) Notice required before meeting date. Any applicant for approval of a detailed development plan involving land within any district abutting the northern boundary of the Property must send a notice of the scheduled commission meeting date to Mr. Gerhard Housing at 5100 Verde Valley, No. 239, Dallas, Texas, This notice must be sent 15 days before the commission meeting at which the detailed development plan is scheduled to be considered. Notice is given by depositing the notice properly addressed and postage paid in the United States mail. (Ord. Nos ; 25850) SEC. 51P USES. (a) Main uses permitted in Districts A, B, C, D, and E. (1) Agricultural uses. -- Crop production. (2) Commercial and business service uses. -- Catering service. -- Custom business services. -- Electronics service center. -- Medical or scientific laboratory. -- Tool or equipment rental. (3) Industrial uses. -- Temporary concrete or asphalt batching plant. [By special authorization of the building official.] (4) Institutional and community service uses. -- Adult day care facility. -- Cemetery or mausoleum. [SUP] -- Child-care facility. -- Church.

4 -- College, university, or seminary. -- Community home for disabled persons. -- Community service center. -- Convalescent and nursing homes and related institutions. [RAR] -- Convent or monastery. -- Establishment for the care of alcoholic, narcotic, and psychiatric patients. [RAR] -- Foster home. -- Group home or shelter for disabled, indigent, or abused persons. [SUP] -- Hospital. [RAR] -- Institution for special education. [SUP] -- Library, art gallery, or museum. -- Public or private school. [RAR] (5) Lodging uses. -- Hotel or motel. [RAR] -- Residential hotel. (6) Miscellaneous uses. -- Carnival or circus (temporary). [By special authorization of the building official.] -- Temporary construction or sales office. (7) Office uses. -- Ambulatory surgical center. -- Financial institution without drive-in window. -- Financial institution with drive-in window. [DIR] -- Medical clinic. -- Office. (8) Recreational uses. -- Country club with private membership. -- Private recreation center, club, or area. -- Public park, playground, or golf course. (9) Residential uses. -- College dormitory, fraternity, or sorority house. -- Duplex. -- Multifamily. -- Retirement housing. (10) Retail and personal service uses. -- Animal shelter or clinic without outside run. [RAR] -- Auto service center. [RAR] -- Bar, lounge, or tavern. [RAR] -- Business school. -- Commercial amusement (inside).

5 -- Dry cleaning or laundry store. -- Furniture store. -- General merchandise or food store 3,500 square feet or less. -- General merchandise or food store greater than 3,500 square feet. -- Household equipment and appliance repair. -- Liquor store. -- Mortuary, funeral home, or commercial wedding chapel. -- Motor vehicle fueling station. -- Nursery, garden shop, or plant sales. -- Pawn shop. -- Personal service uses. -- Restaurant without drive-in or drive-through service. [RAR] -- Restaurant with drive-in or drive-through service. [DIR] -- Temporary retail use. -- Theater. (11) Transportation uses. -- Heliport. [SUP] -- Helistop. [SUP] -- Railroad passenger station. [SUP] -- Transit passenger shelter. (12) Utility and public service uses. -- Commercial radio or television transmitting station. -- Electrical substation. -- Local utilities. -- Police or fire station. -- Post office. -- Radio, television, or microwave tower. [SUP] -- Utility or government installation other than listed. [SUP] (13) Wholesale, distribution, and storage uses. -- Recycling collection center. [RAR] -- Trade center. (b) Main uses permitted in District F. (1) Institutional and community service use. -- Public or private school. (2) Residential use. -- Multifamily. (c) Accessory uses. (1) Generally speaking, 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

6 subject to additional regulations contained in Section 51A For more information regarding accessory uses, consult Section 51A (2) The following accessory use is not permitted in any district on the Property: -- Private stable. (Ord. Nos ; 25850) SEC. 51P YARD, LOT, AND SPACE REGULATIONS. (a) Minimum setbacks. (1) Minimum setbacks must be provided as shown on the conceptual site plan. (2) In addition to the setbacks required in Paragraph (1), for those portions of the Property abutting the locations indicated in the chart below, a special setback of one foot for each foot in height above 36 feet is required for that portion of a structure above 36 feet in height, up to the following maximum setback for each location: Location from which setback is measured Maximum setback (in feet) All front property lines along the 50 west right-of-way Noel Road All front property lines along the 61.5* east right-of-way line of Noel Road Southern boundary of District C 50 Montford Road right-of-way line 50 adjacent to District C Montford and Celestial Road 50 right-of-way lines adjacent to District D *This setback is also measured as 50 feet from the Noel Road east easement line as shown on the conceptual site plan. (3) The urban form setback, as provided in Section 51A-4.125(f)(4)(A)(ii), applies to any building with frontage on a public right-of-way that is not subject to the special setback provisions contained in Paragraph (2). A building providing the setback required in Paragraph (2) is not required to provide the urban form setback. (b) Floor area and density. (1) Except as otherwise provided in Paragraph (2), the base floor areas and densities for office, retail, and personal service, residential, and lodging uses in any district on the Property are provided on the following chart, labelled Table 1.

7 TABLE 1 BASE FLOOR AREAS AND DENSITIES AND AMOUNT NOT SUBJECT TO CONVERSION (IN SQUARE FEET) A B C D E F Office 1,589,000 1,495,500 ** 330, ,000 *** No Conversion* 238, , ,500 81, Retail and 100,000 80,000 ** 70,000 ** *** Personal Service No Conversion* 15,000 12, , Lodging 250, ,000 ** ** ** *** No Conversion* 37,500 60, Total 1,939,000 1,975,500 ** 400, ,000 *** Base Multifamily 100 units 100 units 905 units 551 units ** 17 units Units No Conversion* 15 units 15 units 136 units 93 units ** 17 units * The "No Conversion" category indicates the number of square feet or residential units for each use that are not subject to conversation pursuant to Paragraph (2). ** No limitation on conversion applies except as otherwise indicated in this chart, Paragraph (2), and Table 2. *** No office, retail and personal service, or lodging uses permitted. (2) The base floor areas shown in Table 1 may be increased based upon conversion ratios shown in the following chart, labelled Table 2. The purpose of Table 2 is to provide approximate floor area equivalencies based upon the corresponding relationship between vehicle trips per day for the uses indicated and vehicle trips per day for one multifamily dwelling unit. The floor area for an eligible use may be increased if the floor area of another eligible use within the same district is proportionately reduced by applying the conversion ratios contained in Table 2. The number of square feet or residential units for each use that is not subject to conversion is specified in Table 1 in the category labelled "No Conversion." TABLE 2 CONVERSION CHART USES SQUARE FEET Office 405 Retail and personal service 92 Hotel room 1 unit Restaurant (less than 3,500 square feet in size) 12 Restaurant (3,500 to 7,000 square feet in size) 31 Restaurant (more than 7,000 square feet in size) 90 Multifamily dwelling unit 1 unit

8 (3) Residential density may not exceed 55.5 dwelling units per net acre in any district. For purposes of this subsection: net acre; and (A) fee simple right-of-way dedications are excluded from the calculation of (B) all dedicated access and street easements, including the westernmost nine and one-half feet of dedicated right-of-way adjacent to the currently paved portion of Noel Road as defined in Section 51P , are included in the calculation of net acre. (4) Density may be allocated anywhere within a district provided the maximum square footage for that district is not exceeded. (c) Maximum height. Maximum permitted heights are provided on the conceptual site plan. As shown on the conceptual site plan, no structure may exceed 187 feet in height, including all structures on top of a building listed in Section 51A-4.408(a)(2)(A). (d) Lot coverage. Maximum permitted lot coverage for each district is 80 percent. Aboveground parking structures are included in lot coverage calculations, surface parking and underground parking structures are not. (Ord. Nos ; 25850) SEC. 51P VISUAL OBSTRUCTION REGULATIONS. The visual obstruction regulations contained in Section 51A-4.602(d) apply to the Property. The area of visibility triangles must be shown on all detailed development plans for the Property. (Ord. Nos ; 25850) SEC. 51P OFF-STREET PARKING. (a) In general. Unless otherwise provided in this section, the parking regulations in the Dallas Development Code apply on the Property. (b) Requirements for office uses. (1) Phased office parking limit. In order to promote the development of transportation alternatives, the maximum number of parking spaces for office uses on the Property is restricted in accordance with the regulations below. In order to permit adequate parking for initial phases of development, the restrictions are phased in to gradually reduce the ratio of parking spaces to office floor area as development progresses. For the purposes of this subsection and Subsection (c), "office use" does not include medical clinic or ambulatory surgical center uses. (A) District A. Maximum number of parking spaces permitted for office uses is 3.0 spaces for each 1,000 square feet until building permits have been issued for construction of 1,004,407 square feet of office uses. When building permits have been issued for construction of more than 1,004,407 square feet of office uses but less than 1,350,509 square feet, maximum permitted number of parking spaces is 2.8 spaces for each 1,000 square feet of total office uses in the district. When application has been made for building permits for construction of more than 1,350,509 square feet of office uses, maximum permitted number of parking spaces for total office uses in the district is 2.38 spaces for each 1,000 square feet.

9 (B) District B. Maximum number of parking spaces permitted for office uses is 3.0 spaces for each 1,000 square feet until building permits have been issued for construction of 945,322 square feet of office uses. When building permits have been issued for construction of more than 945,322 square feet of office uses, but less than 1,271,042 square feet, maximum permitted number of parking spaces is 2.8 spaces for each 1,000 square feet of total office uses in the district. When application has been made for building permits for construction of more than 1,271,042 square feet, maximum permitted number of parking spaces for total office uses in the district is 2.38 spaces for each 1,000 square feet. (C) District C. Maximum number of parking spaces permitted for office uses is 3.0 spaces for each 1,000 square feet until building permits have been issued for construction of 196,833 square feet of office uses. When building permits have been issued for construction of 196,833 square feet of office uses but less than 264,728 square feet, maximum permitted number of parking spaces is 2.8 spaces for each 1,000 square feet of total office uses in the district. When application has been made for building permits for construction of more than 264,728 square feet of office uses, maximum permitted number of parking spaces for total office uses in the district is 2.38 spaces for each 1,000 square feet. (D) District D. Maximum number of parking spaces permitted for office uses is 3.0 spaces for each 1,000 square feet until building permits have been issued for construction of 208,596 square feet of office uses. When building permits have been issued for construction of more than 208,596 square feet of office uses, but less than 280,470 square feet, maximum permitted number of parking spaces is 2.8 spaces for each 1,000 square feet of total office uses in the district. When application has been made for building permits authorizing construction of more than 280,470 square feet of office uses, maximum permitted number of parking spaces for total office uses in the district is 2.38 spaces for each 1,000 square feet. (E) District E. Maximum number of parking spaces permitted for office uses is 3.0 spaces for each 1,000 square feet until building permits have been issued for construction of 341,656 square feet of office uses. When building permits have been issued for construction of more than 341,656 square feet of office uses, but less than 459,377 square feet, maximum permitted number of parking spaces is 2.8 spaces for each 1,000 square feet of total office uses in the district. When application has been made for building permits authorizing construction of more than 459,377 square feet of office uses, maximum permitted number of parking spaces for total office uses in the district is 2.38 spaces for each 1,000 square feet. (2) Minimum office parking requirements. Minimum permissible number of parking spaces provided for office use at any stage of development is 2.0 spaces for each 1,000 square feet. In the event of a conflict between this provision and the requirements of Paragraph (1), this provision controls. (c) Parking requirements for other uses. All uses other than office, including medical clinic and ambulatory surgical center uses, must provide minimum off-street parking in accordance with the provisions of the Dallas Development Code. Maximum number of off-street parking spaces allowed for any uses except office uses is 125 percent of the minimum requirement. The provisions of Section 51A (c)(6) (the mixed use parking reduction bonus) do not affect the maximum number of spaces permitted, but may be used to calculate the minimum number of spaces permitted. (d) General requirements applicable to all uses. (1) Location requirements. All parking requirements for uses within each district must be met within that same district. In the case of Districts B and C, which are divided by Noel Road and Preston Oaks Road, required parking for uses in one portion of the district cannot be located across the divisions created by Noel Road and Preston Oaks Road.

10 (2) Special parking. The special parking regulations contained in the Dallas Development Code apply on the Property, provided that special parking for one district cannot be located in another district or across the divisions of Districts B and C created by Noel Road and Preston Oaks Road. (3) Fees for nonresidential parking. Except for residential uses, a fee may be charged on a daily, hourly, or other basis for the use of required off-street parking on the Property. (4) Bicycle parking. Parking for bicycles must be provided for buildings constructed after any such time that the city council approves a parking requirement for bicycles. (5) Parking in landscape zones. No off-street parking or maneuvering for off-street parking is permitted within the required landscape zone on Noel Road or any other designated landscape zone. (Ord. Nos ; 25850) SEC. 51P LANDSCAPE, OPEN SPACE, AND BUILDING FORM REGULATIONS. (a) Special exception. The board of adjustment may grant a special exception to the requirements in this section when, in the opinion of the board, the special exception will not adversely affect neighboring property and will be in harmony with the general purpose and intent of this subsection. (b) Mandatory provisions. (1) All landscaping on the Property must conform to the mandatory provisions contained in Section 51A (2) In addition to the mandatory requirements of Section 51A , the following requirements apply on the Property: (A) For purposes of this section, a "lot with residential adjacency" includes an artificial lot or building site if the lot or site shares a common lot line with existing residential uses. (B) Utility areas as defined in Section 51P , that are greater than or equal to 100 cubic feet in volume and one and one-half feet in height, must be screened in accordance with the screening requirements for off-street loading spaces contained in Subsection (b) of Section 51A (C) A 13-foot-wide front yard landscape zone must be provided along the entire frontage of any building site along both Noel Road and Montfort Road. A seven and one-half-footwide front yard landscape zone must be provided along all other building site frontages. The area of street easements and driveways and accessways at points of egress and ingress to the site are not included in the measurement of a front yard landscape zone. (c) Baseline building standards. All buildings and site plans on the Property must conform to the following baseline building standards for which point credits will not be awarded. (1) Reflective glass. Reflective glass is prohibited. (2) Sidewalks. Sidewalks must be provided adjacent to all public streets and public access easements on the Property. All sidewalks must be a minimum of five feet in width. Sidewalks

11 bordering public streets must be located a minimum of five feet from the back of the street curb. All other sidewalks must be located adjacent to the roadway curb. (d) Selective landscaping. All landscape plans for the Property must earn a minimum of 90 points (out of a total of 198 possible points). Points are awarded for providing specific building forms, landscape zones, and enhancements of landscape zones. The points awarded for providing these features, as well as any maximum of points allowed in any category, are provided in parenthesis at the end of the provision to which they apply. The provisions of this subsection replace Section 51A , "Design Standards," of Article X. Unless otherwise provided, the definitions in Article X apply in the application of these provisions. A chart illustrating the selective landscape point options is provided as Exhibit 335C. (1) Landscape zones. Of the total required points, at least 25 points, but no more than 60 points, must be earned by providing one or more of the following. (A) Large canopy trees planted at a density of 30 feet on center within a front yard landscape zone (10 points awarded). (B) An intersection landscape zone in compliance with the requirements of this subparagraph (10 points awarded; 10-point maximum). For purposes of this subparagraph, an intersection landscape zone is an area defined by a line projecting from a point measured 80 feet back from the intersection along the pavement line of one street, to a point 80 feet back from the intersection along the pavement line of the intersecting street. The following must be provided in an intersection landscape zone. (i) Large canopy trees planted at a density of 30 feet on center along the entire length of the projected zone boundary line in combination with one of the following. (aa) A second row of large canopy trees in a staggered alignment with and parallel to the line of trees described above. The second row of trees must be at least 25 feet from the first row of trees. (bb) A border of evergreen shrubs extending along the entire length of the projected zone boundary line, located between the single line of trees described above and the intersection. Shrub materials must be planted at 36-inch centers. (C) A publicly accessible special pedestrian facility or feature such as a plaza, covered walkway, fountain, lake, pond, seating area, or outdoor recreation facility (five points awarded for each 2,000 square feet of building site area occupied by facility or feature; 10-point maximum). (D) Landscaped screening of surface parking lots located on the building site from all adjacent public streets. Parking lot screening must be at least three feet in height and must extend along the entire street frontage of the surface parking lot, excluding driveways and accessways at points of ingress and egress, and visibility triangles (10 points awarded; 10-point maximum). (E) Landscaping to conceal grade level parking within a residential structure (five points awarded for each of the following; 10-point maximum). These points may be earned by providing one or more of the following. (i) Earthen berms planted against the wall of the parking structure. The berm must be at least two feet in height, measured from grade of the parking structure to the top of the berm.

12 (ii) Canopy trees planted adjacent to the wall of the parking structure in a random pattern. The trees must be planted at a density of one tree for each 25 lineal feet of wall area visible from a public street. (iii) Evergreen shrubs planted adjacent to the wall of the parking structure. The shrubs must be planted at a minimum density of one shrub for each 36 inches of wall area visible from a public street. (F) A recreation zone containing at least one of the following improvements (five points are awarded for each 1,000 square feet of building site area occupied by a listed improvement). (i) (ii) (iii) (iv) (v) (vi) Pool. Sitting area (including benches or chairs). Open pavilion or gazebo. Playground equipment. Exercise facilities. Court sports facility. (2) Enhancement of landscape zones. Of the total required points, at least 25 points, but no more than 50 points, must be earned by providing one or more of the following. (A) Enhancement of front yard landscape zones and landscape buffer strips by providing the following (five points awarded for each enhancement; 30-point maximum). (i) An increase of 10 feet in the width of the front yard landscape zone (five points for each 10-foot increase in width; 10-point maximum). (ii) An additional parallel line of large canopy trees within the required front yard landscape zone. These trees must be planted 30 feet on center parallel to the street in a staggered alignment with other trees provided (five points awarded; five-point maximum). (iii) An undulating ground plane of gently sloping berms within the front yard landscape zone. This berm may not exceed a slope of one foot of height for every two feet of run (five points awarded; five-point maximum). (iv) Ornamental trees planted at a minimum density of one ornamental tree for each 15 linear feet of front yard landscape zone (five points awarded; five-point maximum). (v) Buffer strip enhancement by planting ornamental trees and evergreen shrubs at a minimum density of two trees and two shrubs for each 25 linear feet of landscape buffer strip (five points awarded). (B) Enhancement of the street intersection zone by providing the following (five points awarded for each enhancement; 10-point maximum).

13 (i) A total of two rows of evergreen shrubs and a seasonal color bed between the shrub rows and the intersection. (ii) A border of evergreen shrubs parallel to the double row of large canopy trees described in Paragraph (2)(A)(ii). (iii) An asian jasmine ground cover planted in the entire intersection landscape zone, and a seasonal color bed adjacent to the easement closest to the intersection. (C) Enhancement of pedestrian zones or recreation zones by providing the following (five points awarded for each enhancement; 10-point maximum). with a walkway. (i) A link between at least two pedestrian zones or recreation zones (ii) Canopy trees planted at a minimum density of one tree for every 30 feet of pedestrian walkway or, if this area is not a walkway or facility which occurs within a walkway, (hereafter "pedestrian facility area") one tree for every 1,000 square feet of pedestrian facility area. (iii) A seasonal color bed in a pedestrian walkway or pedestrian facility area. Seasonal color beds must comprise at least 10 percent of the area of the pedestrian walkway or pedestrian facility area. (iv) Flowering ornamental trees along the pedestrian walkway or pedestrian facility area. Ornamental trees must be planted at a density of one tree per 25 lineal feet of pedestrian walkway or one tree per 1,000 square feet of pedestrian facility area. (3) Landscape features. Of the total required points, at least 25 points, but no more than 58 points, must be earned by providing one or more of the following landscape features. (A) Public art in a building plaza, pedestrian facility area, or pedestrian walkway that is visible from a street. Art, such as wall tapestries and sculptures, that is located within a building, made visible to a public street, and scaled for viewing from the street, may earn points for public art (five points awarded for each art object). maximum), including: (B) Decorative pavement, as defined in Section 51P , (10.5-point (i) outdoor vehicular pavement (2.5 points awarded for every 25 percent of outdoor vehicular pavement area on the building site that consists of decorative pavement; 7.5- point maximum); and (ii) outdoor pedestrian pavement (three points awarded for every 50 percent of outdoor pedestrian pavement on the building site that consists of decorative pavement). (C) Large canopy trees planted on each surface parking lot on a building site at a minimum density of one tree for each 10 parking spaces (10 points awarded; an additional two and one-half points are awarded when the canopy tree density is increased to one tree for each five required parking spaces). including: (D) Driveway enhancements (five points awarded; 10-point maximum),

14 (i) a landscaped entry drive median. In order to earn points, the entry drive median must be at least 10 feet in length and must be landscaped with either: median; or (aa) a minimum of three ornamental trees planted in the (bb) forty percent of the median area covered with seasonal color and the remaining 60 percent covered with a ground cover; or (ii) driveway treescaping. In order to earn points, at least 60 percent of interior driveways on the building site must be lined on both sides with either: per 25 lineal feet of driveway, or (aa) canopy trees planted at a minimum density of one tree (bb) ornamental flowering trees planted at a minimum density of one tree for every 15 lineal feet of driveway. (E) A publicly accessible water feature incorporated into a detailed development plan submitted in accordance with the requirements of this article. A water feature must be prominently visible from a public street. A water feature may be either a stream, pond, pool, water fall, mechanical water jet, or other similar water device (10 points awarded; 10-point maximum). (4) Building form and parking garages. Of the total required points, at least 15 points, but no more than 30 points, must be earned by providing one or more of the following building form and parking garage treatments. In order to earn points, any item selected must be shown on detailed development plans submitted in accordance with the requirements of this article. (A) Landscape plans for building sites fronting Noel Road, Montfort Road, or the Dallas North Tollway provide the following (five points earned for each building form feature; 20- point maximum). (i) An upper story setback. For purposes of this subparagraph, an upper story setback means one in which any portion of a structure over 73 feet in height is set back an additional 20 feet from the required setback line. This provision is satisfied if the total height of the building is less than 73 feet. (ii) Vertical offsets. For purposes of this subparagraph, vertical offsets means vertical edges (other than the four 90-degree corners of a structure) created by offsets in the building perimeter. (iii) Horizontal offsets. For purposes of this subparagraph, horizontal offsets means horizontal edges in a structure created by stair-stepping the building skin or projecting spandrel bands beyond the curtain wall or projecting building features such as balconies, watertables, and chimneys, that form a continuous pattern on the facade. (iv) Roof forms. For purposes of this subparagraph, roof forms means complex building tops created by pitched or stair-stepped roofs. (B) All permanent parking structures on a building site are either located underground or are concealed in a building with a facade that is similar in appearance to the facade of the main non-parking building for which the parking is accessory (10 points awarded; 10-point maximum).

15 (e) Maintenance. (1) The owner shall maintain and replace damaged sidewalk surfaces, setting beds, and concrete bases. This requirement includes, but is not limited to those instances in which the city or a utility company, in the discharge of its responsibilities, removes any portion of these improvements. All improvements located in the public right-of-way must comply with all city regulations related to the use of the public right-of-way, including the requirement of property maintenance. (2) Each owner of land within the Property that abuts a parkway shall be responsible for maintaining landscaping in the parkway. Each owner of land within the Property required by this article to dedicate that portion of a street with a median shall be responsible for maintaining landscaping in that median. All owners responsible for maintaining landscaping in the parkway or median must execute a maintenance agreement consistent with the provisions of this article. The maintenance agreement must be approved as to form by the city attorney and filed with the director of development services. (Ord. Nos ; 25850) SEC. 51P TRANSPORTATION MANAGEMENT. (a) Transportation systems management. (1) In general. The owner of each district shall individually establish and operate a Transportation Systems Management (TSM) program to encourage carpool, vanpool, and other transit alternatives. (2) Reports. The first report for each district must be submitted within one year after the issuance of the first certificate of occupancy for 400,000 square feet of nonresidential uses in each district. An annual report must be submitted for each district that exceeds 400,000 square feet of nonresidential uses until directed otherwise by the director of public works and transportation. The final report must be submitted two years after the issuance of the certificate of occupancy which would permit occupancy of 90 percent of the final building shown on the detailed development plans for each district. (3) Alternative. In lieu of the requirements in Paragraph (1), the owners may participate with other local area property owners in establishing an area- wide transportation management organization (TMO) that is approved by the city. A TMO organizes, markets, and manages an area-wide vehicle trip reduction program on a daily basis to ensure mobility needs and facilitate internal circulation on the Property. (b) Mandatory transportation management support fee. (1) In general. All owners must pay a transportation management support fee, regardless of whether an owner chooses to establish a TSM for his property, or to participate in an area wide TMO. Prior to the issuance of the building permit for construction of a building for office use, an owner must pay to the director of public works and transportation a one-time fee of $.05 per square foot of office use for which a building permit is sought. The fees collected under this article must be: (A) placed in separate interest bearing accounts in a special fund; and (B) used for the establishment and operation of an area-wide TMO. The fee must be adjusted annually, using 1991 as the base year, to reflect changes in service costs by using the Consumer Price Index for Urban Consumers (CPIU) for the Dallas/Fort Worth Standard Metropolitan Statistical Area.

16 (2) Refund. If, after a period of five years from the time of a payment of a transportation management support fee, at least 80 percent of the interest earned has not been spent by transfer, allocation, or any other method for transportation management operations, based on a firstin/first-out accounting method, the fee paid shall be refunded to the payor, or his assignee, together with any remaining interest accrued at the city's investment rate, upon his application for refund, which must include proof of the amount and time of payment. (Ord. Nos ; 25850) SEC. 51P RIGHT-OF-WAY DEDICATIONS. (a) In general. (1) Right-of-way dedications must comply with city requirements and policies, and with the following requirements. To the extent of any conflict, the provisions of this section control. (2) Dedications of the rights-of-way and easements required for street paving, storm drainage improvements, sidewalks, and associated improvements may be accomplished by platting, replatting, or by creating a separate instrument. (3) When the dedications, if any, required in this section for a district or specified portion of a district have been made in accordance with this article and all applicable city regulations and policies, the development rights for that district or specified portion of a district must not be prejudiced by the failure of any other district or specified portion of a district to comply with the dedication requirements. (b) Noel Road dedications. (1) Noel Road must be 116 feet in width, including 95 feet of public right-of-way, a 9.5-foot parkway on the west side, and an 11.5-foot easement on the east side. No deceleration lanes are required. (2) Within 180 days after November 28, 1990, the owners who are required under this article to do so shall dedicate the necessary right-of-way for Noel Road as provided in Subsection (b)(1). No building permit for new construction, as defined in Section 51P , may be issued for a use within District B east of Noel Road, or for Districts C, D, E, or F until the required Noel Road rightof-way adjacent to the respective district, or, in the case of District B east of Noel Road, portion of a district, has been dedicated to the city in accordance with the requirements of this article. Under no circumstances shall any right-of-way dedication be required from owners of property in District A or District B west of Noel Road. (3) No right-of-way dedication requirements apply to the owners of property in District A or District B west of Noel Road. (4) The owners of property in District B east of Noel Road and District C shall dedicate all right-of-way and easements required for street paving and storm drainage improvements for Noel Road that lie adjacent to District B and C and east of the currently paved portion of Noel Road, as defined in Section 51P (5) The owners of property in Districts D and F shall have the sole responsibility for dedicating all additional right-of-way and easements required for street paving and storm drainage improvements adjacent to District D and F for Noel Road east of the currently paved portion of Noel Road, as defined in Section 51P The owner of District A shall have no responsibility for this dedication.

17 (c) Dedication connecting Dallas North Tollway and the Property. Before the issuance of a certificate of occupancy for any use in District A south of Celestial Road or in District B west of Noel Road that would result in more than 400,000 square feet of nonresidential floor area in the respective district, the owner of such district shall dedicate one-half of a 60-foot-wide access easement. Each 30-foot vehicular access easement must contain two lanes and a five-foot sidewalk along the property line between District A south of Celestial Road and District B west of Noel Road, which connects Dallas North Tollway and Noel Road. No building setback from these access easements is required. (d) Preston Oaks Road dedication. The owners of Property in Districts B east of Noel Road and District C shall dedicate all right-of-way and easements required for street paving and storm drainage improvements for Preston Oaks Road. (e) Celestial Road dedication. The owners of property in District D adjacent to Celestial Road shall dedicate all right-of-way and easements required for street paving and storm drainage improvements for Celestial Road. (Ord. Nos ; 22423; 25850) SEC. 51P STREET IMPROVEMENTS. (a) In general. In conjunction with all dedications of streets and access easements, the owners must provide street improvements that comply with all applicable city requirements and policies, and with the following special provisions. (b) Noel Road improvements. (1) The portion of Noel Road within the Property must not exceed four lanes until the issuance of certificates of occupancy for more than 1,000,000 square feet of nonresidential floor area on the Property. (2) No certificate of occupancy may be issued for any use in District D until the owner of property in District D adjacent to Noel Road constructs two northbound lanes of Noel Road adjacent to District D and widens the currently paved portion of Noel Road five and one-half feet to the east, providing a four-foot shoulder adjacent to District D. Except as otherwise provided in this paragraph, in no event shall the owner of property in District A be responsible for any cost associated with widening Noel Road (either four or additional lanes). Notwithstanding the foregoing, if application is made for a building permit for new construction, as defined in Section 51P , in District A south of Celestial Road before new construction occurs in District D, the only obligation of the owner of property in District A south of Celestial Road shall be to widen the currently paved portion of Noel Road five and one-half feet to the east, providing a four-foot shoulder, when that portion of the Noel Road right-of-way has been dedicated. (3) When application is made for a building permit for new construction, as defined in Section 51P , in District B east of Noel Road, the owner of that portion of District B shall build two northbound lanes adjacent to District B and widen the currently paved portion of Noel Road five and one-half feet to the east with a four-foot shoulder from the northern boundary of District B to the northern boundary of District E. Except as otherwise provided in this paragraph, in no event shall the owner of District B west of Noel Road be responsible for any cost associated with widening of Noel Road. Notwithstanding the foregoing, if application is made for a building permit for new construction, as defined in Section 51P , in District B west of Noel Road before new construction occurs in District B east of Noel Road, the only obligation of the owner of property in District B west of Noel Road shall be to widen the currently paved portion of Noel Road five and one-half feet to the east, providing a four-foot shoulder, when that portion of the Noel Road right-of-way has been dedicated.

18 (4) When application is made for a building permit for new construction, as defined in Section 51P , in District E, the owner of District E shall construct the portion of Noel Road adjacent to District E to provide a total of four lanes, when that portion of the Noel Road right-of-way has been dedicated. (5) When application is made for a building permit for new construction, as defined in Section 51P , in District F, the owner of property in District F shall build two northbound lanes of Noel Road north of the centerline of Celestial Road, and shall widen the currently paved portion of Noel Road north of the centerline of Celestial Road five and one-half feet to the east, providing a fourfoot shoulder. Except as otherwise provided in this paragraph, in no event shall the owner of property in District A be responsible for any cost associated with widening Noel Road (either four or additional lanes). Notwithstanding the foregoing, if application is made for a building permit for new construction, as defined in Section 51P , in District A north of Celestial Road before new construction occurs in District F, the only obligation of the owner of property in District A north of Celestial Road shall be to widen the currently paved portion of Noel Road north of the centerline of Celestial Road to the northern boundary of District A five and one-half feet to the east, providing a four-foot shoulder, when that portion of the Noel Road right-of-way has been dedicated. (c) Noel Road/Dallas North Tollway connection improvements. Before the issuance of a certificate of occupancy for any use in District E that would result in more than 270,000 square feet of nonresidential floor area, the owner shall construct a two-way vehicular connection between Noel Road and the Dallas North Tollway. This connection: (1) may traverse surface parking areas; (2) must be accessible to all internal traffic for the district; (3) must be a minimum of 20 feet in width; (4) may not be used as a maneuvering area for off-street parking spaces; and (5) must be approved by the director of public works and transportation. (d) Preston Oaks Road improvements. (1) When application is made for a building permit for new construction, as defined in Section 51P , in District B east of Noel Road, the owner of property in District B east of Noel Road shall construct a total of four lanes of Preston Oaks Road adjacent to District B. (2) When application is made for a building permit for new construction, as defined in Section 51P , in District C, the owner of property in District C north of Preston Oaks Road shall construct the northern one-half of Preston Oaks Road adjacent to District C. (e) Celestial Road improvements. When application is made for a certificate of occupancy for new construction, as defined in Section 51P , in District D adjacent to Celestial Road and east of Noel Road, the owner of property in District D shall construct the southern one-half of Celestial Road located within the Property. (Ord. Nos ; 22423; 25850) SEC. 51P PARKING GARAGE FACADES. A minimum of 12 percent of parking structure facades (including openings, if any) must be covered with the same material used predominantly on the first 24 feet of height of the main non-parking

19 building. Openings in parking structure facades may not exceed 52 percent of the total facade area. (Ord. Nos ; 25850) SEC. 51P GENERAL REQUIREMENTS. (a) Use of the Property must comply with all applicable federal and state laws and regulations, and with applicable ordinances, rules, and regulations of the city. (b) 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 director of public works and transportation. (c) The building official shall not issue a building permit or certificate of occupancy for a use in this PD until there has been full compliance with this article, the Dallas Development Code, the construction codes, and all other applicable ordinances, rules, and regulations of the city. (Ord. Nos ; 22423; 25850) SEC. 51P ZONING MAP. PD 335 is located on Zoning Map Nos. C-6 and C-7. (Ord. Nos ; 25850)

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