ARTICLE 504. PD 504. SEC. 51P-504.101. LEGISLATIVE HISTORY. PD 504 was established by Ordinance No. 23475, passed by the Dallas City Council on March 25, 1998. Ordinance No. 23475 amended Ordinance No. 19455, Chapter 51A of the Dallas City Code, as amended. Ordinance No. 23475 was amended by Ordinance No. 26047, passed by the Dallas City Council on June 22, 2005. (Ord. Nos. 19455; 23475; 26042; 26047) SEC. 51P-504.102. PROPERTY LOCATION AND SIZE. PD 504 is established on property generally located at the southeast corner of Midway Road and Northaven Road. The size of PD 504 is approximately 11.92 acres. (Ord. Nos. 23475; 26042; 26047) SEC. 51P-504.103. DEFINITIONS AND INTERPRETATIONS. article. Unless otherwise stated, the definitions and interpretations in Chapter 51A apply to this (b) Unless otherwise stated, all references to articles, divisions, or sections in this article are to articles, divisions, or sections in Chapter 51A. (c) This district is considered to be a residential zoning district. (Ord. Nos. 26042; 26047) SEC. 51P-504.104. DEVELOPMENT/CONCEPTUAL PLAN. For a private school or church, development and use of the Property must comply with the Tract 1 conceptual plan portion of the development/conceptual plan (Exhibit 504A) and the Tract 2 development plan portion of the development/conceptual plan. For a private school or church, there will be multiple development plans submitted for Tract 1; a development plan must be approved by the city plan commission before the issuance of any building permit to authorize work in Tract 1. In the event of a conflict between the provisions of this article and the development/conceptual plan or any development plan approved in the future for Tract 1, the provisions of this article control. A development schedule for the Property is not required. (b) The city plan commission shall approve as minor amendments any amendments to any development plan for Tract 1 if the proposed amendment does not: change the uses permitted; increase the maximum density, lot coverage, floor area ratio, educational grades above eighth, or height; decrease the amount of required off-street parking; reduce the minimum yards required at the boundary of the site, or alter the basic relationship of the proposed development to adjacent property (changes to the location of structures within the buildable area shown on the development/conceptual plan are deemed to not alter the basic relationship to adjacent property). (c) For all other permitted uses, no development plan is required, and the provisions of Section 51A-4.702, regarding submission of or amendments to a development plan, site plan, development schedule, or landscape plan, do not apply. (Ord. Nos. 26042; 26047)
SEC. 51P-504.105. MAIN USES PERMITTED. Agricultural uses. -- Crop production. (b) Commercial and business service uses. (c) Industrial uses. (d) Institutional and community service uses. -- Adult day care facility. [SUP] -- Cemetery or mausoleum. [SUP] -- Child-care facility. [SUP] -- Church. -- College, university, or seminary. [SUP] -- Community service center. [SUP] -- Convent or monastery. [SUP] -- Foster home. [SUP] -- Library, art gallery, or museum. [SUP] -- Private school. -- Public school. [SUP] (e) Lodging uses. (f) Miscellaneous uses. -- Carnival or circus (temporary). [By special authorization of the building official.] -- Temporary construction or sales office. (g) Office uses. (h) Recreation uses. -- Country club with private membership. [SUP] -- Private recreation center, club, or area. [SUP] -- Public park, playground, or golf course. (i) Residential uses. -- Handicapped group dwelling unit. [SUP required if spacing component of Section 51A-4.209(3.1) is not met.] -- Single family.
(j) Retail and personal service uses. (k) Transportation uses. -- Private street or alley. [SUP] -- Transit passenger shelter. [See Subparagraph (E) of Section 51A-4.211(9).] -- Transit passenger station or transfer center. [SUP] (l) Utility and public service uses. -- Electrical substation. [SUP] -- Local utilities. -- Police or fire station. [SUP] -- Radio, television, or microwave tower. [SUP] -- Tower/antenna for cellular communication. [This use is permitted in this district as if the Property were located in an R-16(A) Single Family District; see Section 51A-4.212(10.1).] -- Utility or government installation other than listed. [SUP] (m) Wholesale, distribution, and storage uses. -- Recycling drop-off container. [This use is permitted in this district as if the Property were located in an R-16(A) Single Family District; see Section 51A- 4.213(11.2).] -- Recycling drop-off for special occasion collection. [This use is permitted in this district as if the Property were located in an R-16(A) Single Family District; see Section 51A-4.213(11.3).] (Ord. Nos. 26042; 26047) SEC. 51P-504.106. ACCESSORY USES. 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 contained in Section 51A-4.217. For more information regarding accessory uses, consult Section 51A-4.217. (b) The following accessory uses are not permitted in this district: -- Accessory helistop. -- Accessory medical/infectious waste incinerator. -- Accessory outside display of merchandise. -- Accessory outside sales. -- Accessory pathological waste incinerator. (c) In this district, the following accessory use is permitted by SUP only: (Ord. Nos. 26042; 26047) -- Accessory community center (private).
SEC. 51P-504.107. YARD, LOT, AND SPACE REGULATIONS. (Note: The yard, lot, and space regulations in this section must be read together with the yard, lot, and space regulations contained in Division 51A-4.400. In the event of a conflict between this section and Division 51A-4.400, this section controls.) Front yard. (1) For a private school or church, minimum front yard is as shown on the development/conceptual plan as the area between the adjacent street and the line designated as future buildable area. (2) For all other permitted uses, minimum front yard is 35 feet. (b) Side and rear yard. (1) For a private school or church, minimum side and rear yards are as shown on the development/conceptual plan as the area between the side or rear property lines and the line designated as future buildable area. (2) For all other permitted uses, minimum side yard for single family structures is 10 feet, and minimum side yard for all other permitted structures is 15 feet. Minimum rear yard for single family structures is 10 feet, and minimum rear yard for all other permitted structures is 20 feet. (c) (d) Density. No maximum dwelling unit density. Height. (1) For a private school, maximum structure height is 45 feet. (2) For a church, maximum structure height is 50 feet. (3) Except as provided in Section 51A-4.408, maximum structure height for all other permitted uses is 30 feet. (4) For a private school or church, the residential proximity slope does not apply if measured from a residentially zoned lot adjacent to this district containing an institutional use. (e) Lot coverage. (1) For a private school or church, maximum lot coverage is 31 percent. For purposes of this condition, Tract I is considered one lot. (2) For all other permitted uses, maximum lot coverage is 40 percent for residential structures and 25 percent for nonresidential structures. (3) Surface parking lots and underground parking structures are not included in lot coverage calculations. (f) Lot size. Minimum lot size for residential uses is 16,000 square feet.
(g) Stories. (1) For a private school, maximum number of stories above grade is two. (2) For all other permitted uses, no maximum number of stories. (h) Floor area. (1) For a private school or church, maximum floor area is as shown on the development/conceptual plan. (2) For all other permitted uses, no maximum floor area. (Ord. Nos. 26042; 26047) SEC. 51P-504.108. OFF-STREET PARKING AND LOADING. For a private school and church. (1) In general. Off-street parking for a private school and church must be provided in accordance with the Dallas Development Code, as amended, except as otherwise provided in this section. (2) Tract 1. Shared parking between the church and school is permitted within Tract 1 if the church and school have mutually exclusive or compatibly overlapping hours of operation. For purposes of this condition, Tract 1 is considered one lot and all required parking must be provided on Tract 1. The parking area adjacent to Northaven Road must be screened by a minimum three-foot-tall evergreen hedge, with shrubs planted on two foot centers, such that a solid screen will be provided within two years of planting. This screening must be provided in conjunction with the issuance of any building permit for new construction on the Property. (3) Tract 2. Parking on Tract 2 must be provided as shown on the development/conceptual plan. A minimum three-foot-tall wrought iron fence must be provided at the eastern end of the parking lot within Tract 2 as shown on the landscape plan (Exhibit 504B). Except for vehicles used by TXU or a subsequent owner of Tract 2, no vehicular access is permitted between the parking area on the eastern end of Tract 2 and the remainder of the Property; a bollard and chain vehicle barrier must make this area inaccessible from the remainder of the Property as shown on the landscape plan. In Tract 2, the screening provisions for off-street parking in Chapter 51A do not apply. (4) Parking in required yards. Parking may be located in the required yards, subject to a setback of 35 feet from Northaven Road and a 20-foot setback from Midway Road. (b) For all other uses. For all other permitted uses, consult the use regulations (Division 51A-4.200) for the specific off-street parking requirement for each use. (c) In general. For all permitted uses, consult the use regulations (Division 51A-4.200) for the specific off-street loading requirement for each use. Consult the off-street parking and loading regulations (Division 51A-4.300) for information regarding off-street parking and loading generally. (Ord. Nos. 26042; 26047) SEC. 51P-504.109. ENVIRONMENTAL PERFORMANCE STANDARDS. See Article VI. (Ord. Nos. 26042; 26047)
SEC. 51P-504.110. LANDSCAPING. For a private school or church. (1) Landscaping for Tract 1 must comply with Article X, as amended. Landscaping for Tract 2 must comply with the landscape plan. The design standard provisions of Section 51A-10.126 do not apply to Tract 2. Plant material must be maintained in a healthy, growing condition. X. (2) Tree mitigation for Tracts 1 and 2 must be provided in accordance with Article (3) In Tract 2, no vehicular access is permitted in the area shown as Lawn Solid Sod Bermudagrass except for utility or emergency vehicles. (b) For other uses. For all other permitted uses, consult Article X. (Ord. Nos. 26042; 26047) SEC. 51P-504.111. FENCING REQUIREMENTS FOR A PRIVATE SCHOOL OR CHURCH. A maximum three-foot-tall fence with openings for pedestrians may be located as shown on the development/conceptual plan within Tract 2. The landscaping along the southern boundary of Tract 2 may be a combination of fencing and or shrubs (maintained at a height not to exceed three feet), and ornamental trees. (b) A three-foot-tall wrought iron fence is required at the eastern end of the parking lot within Tract 2, as shown on the landscape plan. (Ord. Nos. 26042; 26047) SEC. 51P-504.112. LIGHTING FOR A PRIVATE SCHOOL OR CHURCH. Light standards within Tract 2 and within 100 feet of Northaven Road may not exceed five feet in height, and in all other parts of this district, light standards may be located only in the location and at the heights shown on the landscape plan. Lights must comply with all city standards for brightness and must be shielded from adjacent residential properties. All three rows of lights may operate only between 6:30 a.m. and 10:00 p.m., except that the middle row of lights may also operate between 10:00 p.m. and 6:30 a.m. (Ord. Nos. 26042; 26047) SEC. 51P-504.113. GATES FOR A PRIVATE SCHOOL OR CHURCH. The western gate on Tract 2 may only be open during school pick-up and drop-off hours Monday through Friday and during special events. (Ord. Nos. 26042; 26047) SEC. 51P-504.114. MAXIMUM ENROLLMENT. Maximum enrollment for a private school is 700 students. (Ord. Nos. 26042; 26047)
SEC. 51P-504.115. SIGNS. Signs must comply with the provisions for non-business zoning districts contained in Article VII, except that for a private school or church, directional and warning signs may be installed within Tract 2 restricting access, or prohibiting go-carts, motorized skate boards, and other recreational vehicular use of the driveways and parking lots. (Ord. Nos. 26042; 26047) SEC. 51P-504.116. ADDITIONAL PROVISIONS. Maintenance. The entire Property must be properly maintained in a state of good repair and neat appearance. (b) Compliance with all laws. Development and use of the Property must comply with all federal and state laws and regulations, and with all ordinances, rules, and regulations of the city. (c) Electrical service for single family uses. In this PD, a lot for a single family use may be supplied by not more than one electrical utility service, and metered by not more than one electrical meter. The board of adjustment may grant a special exception to authorize more than one electrical utility service and more than one electrical meter on a lot in this PD when, in the opinion of the board, the special exception will: (1) not be contrary to the public interest; (2) not adversely affect neighboring properties; and (3) not be used to conduct a use not permitted in this district. (d) Notification to neighbors and neighborhood associations. When any request for a zoning change or any amendment to the regulations governing this district, including a minor amendment to a landscape plan, a development plan, or the development plan portion of a development/conceptual plan, is submitted to the city by the church or the private school, the applicant must notify those single family property owners whose properties abut the TXU easement (i.e. those properties located at 4207, 4215, 4223, 4231, 4239, 4247, 4315, 4321, and 4329 San Gabriel Drive) and the representatives of any known homeowners associations as identified by the city for properties within 500 feet of this zoning district. Evidence that this neighborhood notice has been sent must be provided to the city. This notice is to be given concurrently with the submittal of the application to the city. (Ord. Nos. 26042; 26047) SEC. 51P-504.117. PAVING. 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. (Ord. Nos. 26042; 26047) SEC. 51P-504.118. COMPLIANCE WITH CONDITIONS. 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 ordinances, rules, and regulations of the city. (Ord. Nos. 26042; 26047)
SEC. 51P-504.119. NO PARKING SIGNS. The director of public works and transportation shall investigate the feasibility of placing No Parking signs on the southern side of Northaven Road on the northern boundary of the Property. (Ord. Nos. 26042; 26047) SEC. 51P-504.120. ZONING MAP. PD 504 is located on Zoning Map No. E-6. (Ord. Nos. 23475; 26042; 26047)