•2659 0 - dallas...z067. 132(0th) (amend hd no. 31 old parkland hospital and pd no. 262)--page 2...

• 070719

2-27-07

•2659 0

An ordinance amending Historic District Overlay No. 31 (Old Parkiand Hospital); amending

Article 262, “PD 262,” of Chapter• 5 1P, “Dallas Development Code: Planned Development

District Regulations,” of, the Dallas City Code, as amended; amending the development plan

regulations in Section 51P-262.105, the landsc~ipe plan regulations in Section 51P-262.106, the

use, floor area, height, and setback regulations in Section 51P-262.108, the off-street parking

regulations in Section 51P-262.109, the roadway improvement regulations in Section SiP-

262.111, the preservation criteria in Section 51 P-262. 112, the Maple Avenue transportation

center regulations in Section 51P-262.1 14, and the paving regulations in Section 51P-262.1 16 of

Article 262; providing a new conceptual plan; replacing the Entry Feature Plan (Exhibit 262B)

with a development plan; providing a landscape plan; providing a penalty not to exceed $2,000;

providing a saving clause; providing a severability clause; and providing an effective date.

W}{EREAS, the city plan commission and the city council, in accordance with the

Charter of the City of Dallas, the state law, and the ordinances of the City of Dallas, have given

the required notices and have held the required public hearings regarding this amendment to ~he

Dallas City Code; and

WHEREAS, the city council finds that it is in the public interest to amend Historic

District Overlay No. 31 and Article 262 as specified herein; Now, Therefore,

BE iT ORDAINED BY THE CiTY COUNCIL OF THE CITY OF DALLAS:

SECTION 1. That Article 262, “PD 262,” of Chapter 51P, “Dallas Development Code:

Z067-132(OTH) (Amend HD No. 31 Old Parkiand Hospital and PD No. 262)- -

265Q. 070719Planned Development District Regulations,” of the Dallas City Code is amended to read as

follows:

“ARTICLE 262.

PD 262.

SEC. 51P-262.1O1. LEGISLATIVE HISTORY.

PD 262 was established by Ordinance No. 19432, passed by the Dallas City Council onJanuary 7, 1987. Ordinance No. 19432 amended Ordinance No. 10962, Chapter 51 of the DallasCity Code, as amended. Ordinance No. 19432 was amended by Ordinance No. 19459, passed bythe Dallas City Council on February 11, 1987, and Ordinance No.. 22379, passed by the DallasCity Council on April 12, 1995. .

SEC. 51P-262.102. PROPERTY LOCATION AND SIZE.

PD 262 is established on property generally located at the west conier of Maple Avenueand Oak Lawn Avepue. The size of PD 262 is approximately 8.9522 acres.

SEC. 51P-262.103. DEFINITIONS AND INTERPRETATIONS.

(a) Unless otherwise stated, the definitions and interpretations .in Chapter 51 apply tothis article.

(b) Unless otherwise stated, all references to articles, divisions, or sections in thisarticle are to articles, divisions, or seôtions in Chapter 51.

SEC. 51P-262.104. . CONCEPTUAL PLAN.

A conceptual plan[, including Schemes A and B and] dividing the Property into Tract4 1and 2[;] is labelled Exhibit 262A. Utilization of the Property must comply with[either Scheme~Aor B ~fl the conceptual plan.

Z067. 132(0TH) (Amend HD No. 31 Old Parkland Hospital and PD No. 262)- -

~.59O 0 0719

SEC. 51P-262.105. DEVELOPMENT PLAN.

(a) ~çYelooment olan for Tract A and Tract B[In generall. Development and use ofTract A and Tract B as shown on the development plan must comply with the development plan(Exhibit 262B). Tracts A and B of the development plan encompass most of the Tract 1 and aportion of the Tract 2 shown on the conceptual plan. Tract C shown on the development planconstitutes the remainder of the Property.

~ Dcyelovment plan for Tract C. For Tract C. a[A] development plan(s) Iacompliance with the conceptual plan [incorporating either Scheme A or Seheme. B] must be

• submitted to and approved by the city plan commission prior to the issuance of any buildingpermit for construction On Tract C of the Property. A[TheJ development plan must include the

• site plan requisites listed in Section 51-4.803(d) [and must indieate selection ef Scheme A er• Scheme B]. In deciding whether to approve or deny ~ [the] development plan, the city plan

commission shall follow the standards set out for the director of development services in Sectionb 51-4.803.

[fb~ ~pecia1 standards for Tract ~] In reviewing a[thel development plan[for Tract 2or any portion thèreef], the city plan commission shall consider the following:

(1) Additional density and massing[in Tract 2] should be distributed so as to- minimize any negative impact on the historic resources in the environmental zone [on the• Property].

(2) Any. new construction [en Tract 2] should be so situated as to protectsignificant public spaces and building facades in the environmental zone.

~(ç~ ~flic~. In the event of a conflict between the text of this article and anyapproved development plan. the text of this article controls.

SEC. 51P-262J06. LANDSCAPE PLAN.

~ ~p~dscape olan for Tract A and Tract~. Landscapina in Tract A and Tract B asshown on the landscape plan must be provided as shown on the landscape plan (Exhibit 262D).

f~ L~ndscaDe vlañ for Tract C± For Tract C. a[A] landscape plan in confrmancewith the requirements of Part I of Article 193, must be submitted with each development planand approved by the city plan commission prior to the issuance of any building permit forconstruction on Tract C [the Property].

~cI ~rnina of instalJatio~~ Landscaping must be installed in accordance with theapproved landscape plan within six months after [of] the issuance of a certificate of occupancyfor any structure on the portion of the Property covered by the landscape plan.

Z067.132(OTH) (Amend HD No. 31 Old Paridand Hospital and PD No. 262). -

• • 01071926590~ ~j~tenance~± [All] ~[p]1ant materials must be maintained in a healthy, growing

condition [at-aU-tifiies].

~ ~~fljçj~ In the event of a conflict between the text of this article and any~pproved landscape plan. the text of this article controls.

[If th~~isting~fioor area—on Tract 1 n~

or morc of floor cr-ca is rctaincd on Trnct-as-~~ “ ~cneme -uiuu ui.... -. -

de~’eleped in aecerdanee with Scheme A.]

SEC. 51P-262.108. USES, FLOOR AREA, HEIGHT, AND SETBACKS.

(a) Tract 1 as shown on the conceptual plan.

(1) Uses. The only uses permitted are those uses permitted by right in a GRGeneral Retail Subdistrict, as defined in [the] Part I of Article 193, except that.~

• (A) motor vehicle related uses are not permitted, and

(B) a utility or government installation other than listed use ispermitted only by specific use permit.

(2) Floor area. Minimum permitted floor area is [os-follows:

~cneme A 89,308 square feet.

fB~ Scheme B )53,534 square feet.

(3) Height. No additional height to any portion of the existing structures ispermitted. I

(4) Setbacks. Setbacks for any portion of the existing structures must 1bemaintained~c)CCePt that the installation of a perimeter fence, chillers, and a screening wall on thesouth side of the building near the 1935 addition facing Oak Lawn Avenue are permitted assh~WWon the conceptual plan. The screening wall must match the first floor facade of the currentadjacent structure in height and materials.

(5) Open space. The existing trees and open space must remain as indicatedon the conceptual plan.

SEC. 51P-Z62.107. RESERVEI) [SITE PLANS].

wn en Scheme A, is reduced belew 89,308danee with Seheme B. If 89,308 square feet

~, ~1 - — ..1.___ *I__.

a.

7.067-132(0TH) (Amend HD No. 31 Old Parkiand Hospital and PD No. 262)- -

.2659.0 0707J9(b) TractZAsshoWfl on the conceptual plan.

(1) Uses. The only uses permitted are those uses permitted by right in a GRGeneral Retail Subdistrict, as defined in the Part I of Article 193, except that.~

(A) motor vehicl~ related uses are not permitted, and

(B) a utility or government installation other than listed use is.permitted only by specific use permit.

(2) floor area. Maximum permitted floor area is [as fo1low~

S~ehemeA. 861,575 sguarefeet~

fB~ Scheme B 1 726,384 square feet.

(3) . Height. No structure may exceed 240 feet in height, as defined in theDallas Development Code, except that no additional height to any portion of the existingstructures is permitted. . .

(4) Setbacks.

(A) Oak Lawn Avei~. Except for fences, and except as shown on theconceptual plan. a[A]ny new construction on Tract 2 as shown on the conceptual plan adjacent toOak Lawn Avenue must be set back at least as far from the propertY line as Existing Building Aas shown on the conceptual plan [eenferm te the existing building setback line] for that portionof Tract 2 ~ [which] abuts Oak Lawn Avenue. An additional setback of no less than 36 feetmust be provided for that portion of a structure that exceeds 505 feet aboy~ mean sea level.

(B) Dallas North Toliway and Reagan Street. Any new structures onTract 2 as shown on the conceptual plan must be setback from the Daflas North Toliway andReagan Street pursuant to the provisiOnS of Part I of Article 193 for structures in a General RetailSubdistrict.

(c) Tracts 1 and 2 as shown on the conceptual plan.

(1) Floor area ratio (FARI.

(A) Maximum permitted floor area ratio for Tracts 1 and 2 as shown onthe conceptual plan combined is [as follows~

Scheme A 2.11.

fii) Schcme B—] 2.0.

Z067-132(OTH) (Amend ND No. 31 Old Parkiand Hospital and PD No. 262)- -

26590 .070719

1• (B) Any property dedicated for right-of-way pursuant to this article isincluded for purposes of computing maximum permitted floor area.

(2) L~ot covera~. Maximum permitted lot coverage for Tracts 1 and 2 ~ashown on the conceptual plan combined is 80 percent, including above-grade parking structures.

SEC. 51P-262.109. OFF-STREET PARKING. I

Off~street~arking on the-Property—must be pro~idedior_e~ath~i1se in accordance with theprovisions of Part I of Article 193. The basement area is exempt from parking requirementswhen devoted to support uses including storage. mail room, break rooms, and workout facilities..For the purpose of this section. a basement is a story that is primarily belo’i~ii grade. Anyreduction in the required parking provided for in Part I of Article 193 must occur in thefollowing sequence:

(1) Contributions to the Oak Lawn Transit Management Organization Fund,for a maximum reduction of 10 percent.

(2) Implementation of a Transportation Management Plan and/or mixed useparking pursuant to a provision of the mixed use development parking chart contained in Part Iof Article 193.

SEC. E1P-262.11O. RESERVED [TRANSPORTATION SYSTEMSMANAGEMENT (TSM) SCHEME-A].

[(a) ~~erall~. If the Property is developed pursuant te Scheme A, the owner(s) shallestablish and operate a TSM pregrarn to encourage transit, earpeel, vanpeel, and ether tripreduction alternatives eensistent with the objectives of the Oak Lawn Transpertatien Planadopted in October, 1983. A specific TSM aetien program designed to meet these trip reductionsmust be submitted to the city plan eemmissien eeneurrently with the submission of the firstdevelopment plan—submitted. An annual report documenting the TSM effort and trip reduet~enresults must be furnished to the director of publie works and transportation. The TSM pregi~ainmust maintain trips at 2.0 FAR level.

• fb) Rwerts. The first annual report must be submitted within two years after !iheissuance of the first certificate of occupancy on the Property and must be submitted annuallythereafter until otherwise directed by the director of public works and transportation. The finalreport must be—submitted two years after the issuanc~_~ ertj1Jç~ of occupancy whichwould permit eeeupaney of 90 percent of the final building shown en the development plan(s).]


26590 070719

SEC. 51P-262.l11. ROADWAY IMPROVEMENTS.

[(a) Oak Lawn Avenue. The owner(s) must dedicate~ exceed 10 feet)for right of way, as approved by the direeter of public works and transportation, ier an additionalwestbound lane en Oak Lawn kvenue from l~4aple Avenue to Dallas North Teliway.

~b) ~gbt-turn 1nn~J The owner(s) must dedicate the necessary right-of-way for aright-turn lane from southbound Maple Avenue to westbo~nd Oak Lawn Avenue to the extentthe dedication is roughly proportional to the need for the ri~ht-of-wav created by thedevelopment of the Property.

[(e) ~~p]e M’enue median. Prior to the issuance of any building permit en theProperty, the owner(s) shall fund the censtruetien of the Gateway Plan as shown en. Exhibit.262B

P (d) Reimbursement fer traffic control signs and markings. Prier to the issuance -ofany certificate ef occupancy on the Property, the owner(s) shall reimburse the department ofpublic works and transportation for the cost of installing traffic eontrel signs and markings enadjacent streets necessitated by this developinentj

SEC. 51P-262.112. PRESERVATION CRITERIA.

(a) Environmental zone/protected public space. That area designated as Tract 1 [ofScheme A] on the conceptual plan is considered the protected public space or environmentalzone. All buildings and facades in this area are subject to the following preservation criteria andany changes to such buildings and facades must be approved through the certificate ofappropriateness process contained in the Dallas Development Code.

(1) Surface. mat~ria1s.

(A) Any renovations or reconstruction of the facades must employ abrick similar in color, module size, and texture to the existing brick. Existing brick may not bepainted unless the brick and mortar joints have deteriorated to a point where they must bereplaced and the new brick color cannot reasonably match the old color.

(B) Any renovations or reconstruction of existing trim and detailing onprotected facades must employ materials (concrete, cut stone, etc.) similar in color, module size,and texture to the existing trim and detailing. Existing masonry elements may not be painted.

(2) FenestrationS and opening.

(A) Existing window and door openings in the facades must bepreserved.


26500 . 070719

I . (B) Reflective, mirrored, or tainted glass is not permitted in openingsin the facades. Existing wooden windows should be preserved, and reconditioned if at allpossible. They may be replaced with metal or vinyl clad frame windows if they express previouscolors, mullion patterns, window lights, and frame profile. New window openings may becreated only in order to comply with health and safety code provisiçns.

(C) Existing door openings in facades must be preserved as dooropenings unless they are not part of the original design~ New doc1r openings may be created onlyin order to comply with health and safety code provisions. Doors must be compatible with thecharacter of the—b~uilding, and may not be_made eniireIy_~Lglass. Solid wood or a mixture ofwood and glass doors are required. .

(3) Roof. . . . .

(A) The character, configuration, and slope of the existing roofs mustbe maintained and preserved.

(B) No new vertical addition is allowed abcive the existing buildings inthe environmental zone. All existing gables and parapets on the proteCted facades must bepreserved. Mechanical equipment may be placed on the roofs if the placement, configuration,and color is reviewed and approved through the certificate of appropriateness process.

(4) Porches and balconies.

(A) Existing porches and balconies on facades in the environmentalzone must be maintained and preserved. Porches and balconies may not be enclosed except bymesh screening. Canvas and other fabric awnings are permitted, within the acceptable colorrange.

(B) All columns or railings that are part of a porch or balconyconfiguration must be preserved.

(5) Embellishments and detailing. The following embellishments anddetailing must be preserved and maintained. Any reconstruction, renovation, or replacement ofthese items, due to irreversible damage, must be as similar in composition, texture, color, j~ndsize as practicable.

(A) Window mullions.

‘—I

(C) Parapets and gables.

(D) Columns and railings.

(B) Window sills.


26596 O?O7~9

(F) Decorative detailing.

(6) Color;

(A) Existing bridk and trim detailing must remain unpainted. Brickmay be painted a compatible color only if existing brick and mortar joints are beyond repair andthe new brick color cannot reasonably match the old color. The color of any additions, repairs, oralterations to the buildings must coincide as nearly as practicable to the original brick color

(B) Any cleaning of the brick and trim must follow United StatesDepartment of the Interior guidelines, as stated in the Secretary of the Interior’s “Standards forRehabilitation.” .

(C) Accent colors may be• used on . window frames, mullions, anddoors, but must comply with the hue, value, and chroma content of the Munsell Color System asoutlined in the Munsell Book of Color, Neighboring Hues Collection, 1973.

(7) Signs. All exterior signs and graphics must be reviewed and approved forcompatibility through the certificate of appropriateness process. Temporary political campaign~jgps and temporarY real estate signs may be erected without a certificate of appropriateness.

(8) New construction.

(A). Existing front and side yard setbacks must be preserved and nonew building construction is allowed in the environmental zone, except.~ [in the, courtyardsadjacent to Tract 2 following approval by the landmark committee in the certificate ef~rn,ronriatenes5 procesS.j

m the installation of chillers,,

fiil erection of a screening wall on the south side of thebuilding near the 1935 addition facing Oak Lawn Avenue as shown on of the conceptual plan.and

~ju construction of a maximum six-foot-tall security fence.with vertical elements to be spaced no more than six inches apart on center, surrounding theenvironmental zone as shown on the development plan.

(B) The existing courtyards that face the protected public space mustbe preserved and maintained.

(9) Tree preservation.

(A) The existing mature tree cover must be preserved.

Z067-132(OTH) (Amend HD No. 3J Old Parkiand Hospital and PD No. 262)- -

26590(B) Surface parking lots are prohibited in the protected area in order to

protect the existing tree root systems. A circular drive for access to Building A as shown on thedevelopment pla~i may be permitted if it will nOt adversely affect the tree root systems; limitedparking may occur along the drive. Grass or groundcover must be used throughout theenvironmental zone to further protect the trees. Any paving surface used to preserve the treesmust be approved by the building official.

(C) Any tree listed in the inventory of existing trees (Exhibit 262C)must be replaced with one of the same variety within six months of its loss, with a four-inchminimum caliper dimension for any single tree. Replacements must be placed within the originaltree canopy area.

(D) Prior to the issuance of a building permit for construc~tion on Tract1 as shown on the conceptual plan, a [landscape] plan for maximum protection of all the treesmust be submitted to and approved by the city plan commission and filed with the landmarkcommission [committee]. .

(b) New construction on Tract 2 as shown on of the conce~tual nian.

• (.1) New construction on Tract 2 as shown on of the conceptual pia~ which isphysically attached to existing structures located in. the environmental zone will affect [andiinpac1] the structures located in the environmental zone. Therefore, the following items must beapproved by the landmark commission in accordance with the Secretary of the Interior’sStandards for Rehabilitation:

f~ Facade materials for new construction on Tract 2 which isphysically attached to existing structures located in the environmental zone [Buildings A or Bmi~st be compatible in texture, eelor, and module size to the materials in the existing buildings].

L~1 The relationship of glass to opaque areas of new facades [must becompatible with-the rhythm efselid to veid extant en the protected structures].

~ respond to the existing strictures 9nd~— rnn~tn3et3on. ~u eentinueus glass er spandrel and gl~ss

.f~ Window articulation~ ~should-~~d in scale in - -—

cmrtaL walls are-

The cornice lines articulated on. existing structures located in theenvironmental z~p~ [Buildings A and B] must also be reflected in any new construction frontingReagan, Maple, or Oak Lawn Avenues and attached to the buildings located in the environmentalzone. .---.--—.- — . -—-.—.--—. -

~ Detailing, materials, and solid-to-void relationships for any newconstruction that is physically attached to existing structures located in the environmental zone[Buildings A er-B-must be reviewed for compatibility by the landmark eommittee]

4~I

Z067-132(OT1~) (Amend HD No. 31 Old Parkiand Hospital and PD No. 262)--

26590 0 071g

) (2) Any new construction on Tract 2 as shown on of the conceptual plan not a•part of a structure which is physically attached to a structure located in the environmental zone isexempt from the certificates of appropriate process.

SEC. 51P-262.113. SIGNS.

All signs must comply with the provisions for business zoning districts contained inArticle VU. No non-premise signs are permitted.

SEC. 51P-262.114. RESERVED [MAPLE AVENUE TRANSPORTATION-• CENTER].

[Prier to the issuance of any building permit for censtruowner(s) must install a transportation center en Maple Avenue -aceThmsportation P1~an].

SEC. 51P-262.116. PAVING.~

Except as provided in this section, all [MI] paved areas, permanent drives, streets, anddrainage 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. Alternativematerials, including crushed granite, may be used for drives and parking areas in theenvironmental zone, subject to the approval of the director of development services as routinemaintenance. The director may require a report from the city arborist and an engineering analysisto support any request for alternative materials.

SEC. 51P-262.117. COMPLIANCE WITH CONDITIONS.

The building official shall not issue a building permit or certificate of occupancy for a usein 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.

c3ton on the Property, theerdance with the Oak Lawn

SEC. 51P-262.115. GENERAL REQUIREMENTS.

Utilization of the Property must comply with the requirements of the Oak Lawn SpecialPurpose District (Article 193) and all other applicable ordinances, rules, and regulations of thecity.

2067-132(0TH) (Amend HD No. 31 Old Parkiand Hospital and PD No. 262)- -

26590 •O7O71~

SEC. 51P-262.118. ZONING MAP.

PD 262 is located on Zoning Map No. 1-7.”

SECTION 2. That the conceptual plan, Exhibit 262A of ArtIcle 262, “PD 262,” of

Chapter 5 1P of the Dallas City Code, is replaced by the conceptual plan labelled Exhibit 262A

and attached to this ordinance.

SECTION 3. That Exhibit 262B, “Considerations for Entry Feature Development at Oak

Lawn,” of Article 262, “PD 262,” of Chapter 51P of the Dallas City Code is replaced with the

development plan labelled Exhibit 262B and attached tO this ordinance.

SECTION 4. That development of this district must comply with the full-scale versions

of the conceptual plan, development plan, and landscape plan attached to this ordinance.

Reduced-sized versions of these plans shall be provided in Chapter 51P. Permits shall be issued

based on information provided on the full-scale versions of the plans.

SECTION 5. That a person who violates a provision of this ordinance, upon conviction,

is punishable by a fine not to exceed $2,000.

SECTION 6. That Chapter 51P of the Dallas City Code, as amended, shall remain in full

force and effect, save and except as amended by this ordinance.

SECTION. 7. . That the terms and provisions of this ordinance are severable and are

governed by Section 1-4 of Chapter 1 of the Dallas City Code, as amended.

Z067-132(OTH) (Amend ND No. 31 Old Parkiand Hospital and PD No. 262)- -

26590 U’i70719

SECTION 8. That this ordinance shall take effect immediately from and after its passage

and publication in accordance with the Charter of the City of Dallas, and it is accordingly so

ordained.

APPROVED AS TO FORM:

THOMAS P. PERKINS, JR., City Attorney

By______Assistant c~~Attorney

FEB 2 8 2007Passed

Z067-132(OTH) (Amend HD No. 31 Old Parkiand J1o~pital and PD No. 262)- -

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