ARTICLE 286. PD 286. SEC. 51P-286.101. LEGISLATIVE HISTORY. PD 286 was established by Ordinance No. 19911, passed by the Dallas City Council on March 23, 1988. Ordinance No. 19911 amended Ordinance Nos. 10962 and 19455, Chapters 51 and 51A of the Dallas City Code, as amended. Ordinance No. 19911 was amended by Ordinance No. 22794, passed by the Dallas City Council on June 26, 1996, and Ordinance No. 23964, passed by the Dallas City Council on August 11, 1999. (Ord. Nos. 10962; 19455; 19911; 22794; 23964; SEC. 51P-286.102. PROPERTY LOCATION AND SIZE. PD 286 is established on property generally located at the northwest corner of Stults Road and Greenville Avenue. The size of PD 286 is approximately 6.30 acres. (Ord. Nos. 19911; SEC. 51P-286.103. DEFINITIONS AND INTERPRETATIONS. Unless otherwise stated, the definitions and interpretations in Chapter 51A apply to this article. In this article, AUXILIARY OFFICE USE means a main (not accessory) office use, including administrative offices, storage, and conference rooms, that is associated with the long term acute care hospital use and the convalescent and nursing home, hospice care, and related institutions use in Tract I. Unless otherwise stated, all references to articles, divisions, or sections in this article are to articles, divisions, or sections in Chapter 51A. (Ord. Nos. SEC. 51P-286.104. CREATION OF TRACTS. PD 286 is divided into two tracts, Tract I and Tract II, as shown on the development plan (Exhibit 286A). (Ord. 26558) SEC. 51P-286.105. DEVELOPMENT PLAN. 26558) Use of the Property must comply with the development plan. (Ord. Nos. 22794; 23964; 25711; SEC. 51P-286.106. USES. The only uses permitted on Tract I are as follows: (1) Convalescent and nursing homes, hospice care, and related institutions as defined in Section 51A-4.204, Institutional and Community Service Uses. (2) Long term acute care hospital, defined as a facility certified by Medicare, or its successor, as a long term hospital that conforms to the following:
(A) The facility must be operated for patients requiring long term hospital care who are transferred from other medical facilities. (B) Patient transfer must be accomplished through scheduled deliveries of stabilized patients without the use of ambulance sirens. (C) The facility may contain a Level IV emergency room as defined in 25 Administrative Code Section 157.121. (D) Except as provided in Subparagraph (E), emergency room services and other hospital services may not be marketed as available for general medical care to day patients or other short term patients. Except as provided in Subparagraph (E), or as otherwise required by state licensing standards, all hospital services must be exclusively available to the patients admitted and scheduled for long term care. (E) Patients not admitted and scheduled for long term care may use hospital facilities for wound care and outpatient surgery if their physician has a primary role in treating patients who are then admitted and scheduled for long term care. The only uses permitted on Tract II are as follows: (1) Required and excess parking for uses in Tract I and Tract II. (2) Auxiliary office use. (Ord. Nos. 22794; SEC. 51P-286.107. LANDSCAPE PLAN. Tract I and Tract II are considered one lot for landscaping purposes. Landscaping in Tract I must be provided as shown on the landscape plan (Exhibit 286B). (c) Landscaping in Tract II must be provided in accordance with Article X. (d) Plant materials must be maintained in a healthy, growing condition. (Ord. Nos. 22794; SEC. 51P-286.108. PARKING. Tract I. Consult the use regulations in Division 51A-4.200 for the specific off-street parking and loading requirements for each use. Tract II. One space per 333 square feet of floor area is required. (c) Off-street parking spaces must be provided in the locations shown on the development plan. (Ord. Nos. 22794; SEC. 51P-286.109. PAVING. All parking spaces, aisles, maneuvering areas, and driveway connections must be surfaced to comply with the standards set forth in Chapter 51A. (Ord. Nos. 22794;
SEC. 51P-286.110. SIGNS. Except as provided below, signs must comply with the provisions for non-business zoning districts in Article VII. Only one two-sided detached premise sign is permitted on Tract I. This sign must be limited to premise identification and located within the area shown on the development plan. This sign may not exceed 50 square feet in effective area nor five feet, six inches in height. (c) Only one two-sided detached premise sign is permitted on Tract II. This sign must be limited to premise identification and located within the area shown on the development plan. This sign may not exceed 15 square feet in effective area or four feet in height. (d) Movement control signs are the only other detached signs permitted on the Property. (Ord. Nos. 22794; SEC. 51P-286.111. FLOOR AREA. Maximum permitted floor area for Tract I is 95,860 square feet. A maximum of 250 square feet may be utilized for an emergency room. Maximum permitted floor area for Tract II is 13,904 square feet. (Ord. Nos. 22794; SEC. 51P-286.112. DENSITY. No more than 110 beds are permitted on the Property. (Ord. Nos. 23964; SEC. 51P-286.113. HEIGHT. The height of structures on Tract I may not exceed: (1) forty-one feet for the long term acute care hospital; (2) twenty-five feet for the convalescent and nursing homes, hospice care, and related institutions; and (3) nine feet for the parking garage. Structures on Tract I may have no more than two stories. (c) The height of structures on Tract II may not exceed 25 feet or one story. (Ord. Nos. 22794; SEC. 51P-286.114. SETBACKS. Setbacks on the Property must comply with the development plan. (Ord. Nos. 22794; 25711; 26558)
SEC. 51P-286.115. COVERAGE. Lot coverage may not exceed 47 percent in Tract I or 12 percent in Tract II. (Ord. Nos. 22794; SEC. 51P-286.116. FILL OF WELL. The existing well located on the northeast portion of the Property must be filled prior to the issuance of a certificate of occupancy for any permitted use. (Ord. Nos. 22794; SEC. 51P-286.117. PARKING AREA LIGHTING. Except as otherwise provided, lighting of the surface parking areas on the Property must comply with the provisions outlined in Section 51A-4.301(e). Section 51A-4.301(e)(2)(D), regarding the mounting or attachment of fixtures to buildings or metal poles and compliance with the residential proximity slope for that portion of a fixture over 20 feet in height, does not apply to light fixtures in this district. inches. Light fixtures for surface parking areas may not exceed a maximum height of 17 feet, six (c) All lighting of the parking garage must be diverted away from adjacent residentially zoned property. Spillover light on neighboring residential lots must not exceed 0.1 footcandle measured at a point five feet inside the residential lot line and five feet above the ground surface. (Ord. Nos. 22794; SEC. 51P-286.118. SCREENING. The western facade of the parking garage must contain a minimum four-foot-high solid facade for each parking level to screen adjoining property from vehicle headlights. (Ord. Nos. 22794; SEC. 51P-286.119. SITE CIRCULATION. In Tract I, the traffic control device must be maintained to provide a one-way traffic flow along the driveway between the long term acute care hospital and the convalescent and nursing home, hospice care, and related institution and the parking garage. The device must be located within the first 25 feet south of the southern entrance to the parking garage to prevent vehicles from exiting the parking garage to Stults Road. Prior to issuance of a certificate of occupancy on Tract II, the left-turn lane for northbound Greenville Avenue in the median adjacent to Tract I must be closed. (Ord. Nos. 22794; SEC. 51P-286.120. GENERAL REQUIREMENTS. The Property must be properly maintained in a state of good repair and neat appearance.
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) 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. (d) The building official shall not issue a building permit to authorize work, or a certificate of occupancy to authorize the operation of a use, in this district 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. 19911; 22794; SEC. 51P-286.121. ZONING MAP. PD 286 is located on Zoning Map Nos. D-8 and E-8. (Ord. Nos. 19911;