Oak Cliff Gateway

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AGENDA ITEM # 51

KEY FOCUS AREA:

Economic Vibrancy

AGENDA DATE:

April 22, 2015

COUNCIL DISTRICT(S):

DEPARTMENT:

Sustainable Development and Construction

CMO:

Ryan S. Evans, 671-9837

MAPSCO:

6-K; 6-L; 7-K; 7-L

SUBJECT
A public hearing to receive comments regarding an ordinance granting an amendment
to, and expansion of, Planned Development District No. 468 and a resolution accepting
the termination of deed restrictions Z812-227 (located at the northwest corner of East
8th Street and North Marsalis Avenue), Z834-399 (located at the southwest corner of
East 5th Street and North Crawford Street), and Z867-185 (property bounded by East
6th Street, North Beckley Avenue, West Neely Street and North Zang Boulevard) for a
City Plan Commission authorized hearing to determine proper zoning on property zoned
Planned Development District No. 468, the Oak Cliff Special Purpose District, with deed
restrictions on a portion, Specific Use Permit No. 10 for a nursing home, Specific Use
Permit No. 1032 for a utility or government installation, Specific Use Permit No. 1623 for
a financial institution with a drive-in window, and Specific Use Permit No. 1679 for a
financial institution with a drive-in window, H/84 Lake Cliff Historic District, H/71
Betterton House Historic District; Planned Development District No 160 with Specific
Use Permit 2079 for a child-care facility; Planned Development District No 340; Planned
Development District No 364; Planned Development District No 830; an R-5(A) Single
Family District; an R-7.5(A) Single Family District; a TH-2(A) Townhouse District; a CH
Clustered Housing District; an MF-2(A) Multifamily District; a CR Community Retail
District with deed restrictions; an IR Industrial/Research District; a CS Commercial
Service District with deed restrictions; an LO-1 Office District with deed restrictions; an
RR Regional Retail District; an MU-1 Mixed-Use District with deed restrictions; an MU-2
Mixed-Use District; and a P(A) Parking District the property is generally bounded by
Interstate 30 to the north, the east levee of the Trinity River to the northeast, Interstate
35 to the east, Marsalis Street to the west, Eighth Street and Seventh Street to the
south, Zang Boulevard to the west, Davis Street to the south, Elsbeth Street to the west,
Neches Street to the south, Madison Street to the west, between blocks BLK M/3363
LOT 1& 2 to the south, between blocks BLK M/3363 TR 23-A and 24 to the south,
Bishop Avenue to the west, Colorado Boulevard to the north, both sides of Beckley
Avenue to the west including property facing Interstate 30 service road

SUBJECT (Continued)
Recommendation of Staff: Approval of amendments to and expansion of Planned
Development District No. 468, subject to a street hierarchy plan and approval of the
termination of deed restrictions Z812-227, Z834-399, and Z867-185 with retention of
Historic Overlay District No. 84 Lake Cliff, Historic Overlay District No. 71 Betterton
House, Specific Use Permit Nos. 10, 1032, 1623, and 1679, and existing deed
restrictions Z034-301, Z801-168, Z890-182, Z923-112, Z923-183, Z945-113 and no
change of zoning on: 1) a portion of Tract 1C within Planned Development District No.
th
160 on the east side of Elsbeth Avenue between Neely Street and 5 Street; 2) an
th
R-5(A) Single Family District on the east side of Elsbeth Avenue between 5 Street and
Neches Street; 3) a portion of Subdistrict 6 within Planned Development District No. 830
on the northeast corner of Davis Street and Elsbeth Avenue; 4) a CR Community Retail
District and an MF-2(A) Multifamily District south of Davis Street between Beckley
Avenue and Patton Avenue; and 5) Planned Development District No. 340
Recommendation of CPC: Approval of amendments to and expansion of Planned
Development District No. 468, subject to a yard, lot, space chart; a parking chart; and a
street hierarchy plan and approval of the termination of deed restrictions Z812-227,
Z834-399, and Z867-185 with retention of H/84 Lake Cliff Historic District and H/71
Betterton House Historic District, Specific Use Permit Nos. 10, 1032, 1623, 1679, and
deed restrictions Z034-301, Z801-168, Z890-182, Z923-112, Z923-183, Z945-113 and
no change of zoning on: 1) a portion of Tract 1C within Planned Development District
th
No. 160 on the east side of Elsbeth Avenue between Neely Street and 5 Street; 2) a
portion of Subdistrict 6 within Planned Development District No. 830 on the northeast
corner of Davis Street and Elsbeth Avenue; and 3) Planned Development District No.
340
Z067-203(VM)
Note: This item was considered by the City Council at public hearings on February 25,
2015, and March 25, 2015, and was taken under advisement until April 22, 2015, with
the public hearing reopened

Agenda Date 04/22/2015 -page 2

HONORABLE MAYOR & CITY COUNCIL


FILE NUMBER:

_WEDNESDAY, APRIL 22, 2015


ACM: Ryan S. Evans

Z067-203(VM)

DATE INITIATED: March 15, 2007

LOCATION: Generally bounded by Interstate 30 to the north, the east levee of the Trinity River to
the northeast, Interstate 35 to the east, Marsalis Street to the west, Eighth Street and Seventh
Street to the south, Zang Boulevard to the west, Davis Street to the south, Elsbeth Street to the
west, Neches Street to the south, Madison Street to the west, between blocks BLK M/3363 LOT
1& 2 to the south, between blocks BLK M/3363 TR 23-A and 24 to the south, Bishop Avenue to
the west, Colorado Boulevard to the north, both sides of Beckley Avenue to the west including
property facing Interstate 30 service road.
COUNCIL DISTRICT: 1
SIZE OF REQUEST: 850 acres

MAPSCO: 6-K, 6-L, 7-K, 7-L


CENSUS TRACTS: 20.00, 42.01, 47.44, 48.00

REQUEST: A City Plan Commission authorized hearing to determine proper zoning on property
zoned Planned Development District No. 468, the Oak Cliff Special Purpose District, with deed
restrictions on a portion, Specific Use Permit No. 10 for a nursing home, Specific Use Permit No.
1032 for a utility or government installation, Specific Use Permit No. 1623 for a financial institution
with a drive-in window, Specific Use Permit No. 1679 for a financial institution with a drive-in
window, H/84 Lake Cliff Historic District, and H/71 Betterton House Historic District; Planned
Development District No. 160 with Specific Use Permit No. 2079 for a child-care facility; Planned
Development District No. 340; Planned Development District No. 364; Planned Development
District No. 830; an R-5(A) Single Family District; an R-7.5(A) Single Family District; a TH-2(A)
Townhouse District; a CH Clustered Housing District; an MF-2(A) Multifamily District; a CR
Community Retail District with deed restrictions; an IR Industrial Research District; a CS
Commercial Service District with deed restriction; an LO-1 Office District with deed restrictions; an
RR Regional Retail District; an MU-1 Mixed-Use District with deed restrictions; an MU-2 MixedUse District; and a P(A) Parking District. Consideration will be given to appropriate zoning
including use, development standards, parking, landscaping, sign, and other appropriate
regulations, with retention of the H/84 Lake Cliff Historic District and H/71 Betterton House Historic
District, including the termination of deed restrictions DR Z812-227, DR Z834-399, and DR Z867185.
SUMMARY: A Form-Based Code District is being proposed to foster the creation of a regional
mixed use center, with moderate to high density residential and non-residential uses developed in
a pedestrian-, bicycle- and transit-friendly format, supported by an enhanced network of streets
and open spaces.
CPC RECOMMENDATION: Approval of amendments to and expansion of Planned Development
District No. 468, subject to a yard, lot, space chart; a parking chart; and a street hierarchy plan
and approval of the termination of deed restrictions Z812-227, Z834-399, and Z867-185 with
retention of H/84 Lake Cliff Historic District and H/71 Betterton House Historic District, Specific
Use Permit Nos. 10, 1032, 1623, 1679, and deed restrictions Z034-301, Z801-168, Z890-182,
Z923-112, Z923-183, Z945-113 and no change of zoning on: 1) a portion of Tract 1C within
Planned Development District No. 160 on the east side of Elsbeth Avenue between Neely Street
and 5th Street; 2) a portion of Subdistrict 6 within Planned Development District No. 830 on the
northeast corner of Davis Street and Elsbeth Avenue; and 3) Planned Development District No.
340

STAFF RECOMMENDATION: Approval of amendments to and expansion of Planned


Development District No. 468, subject to a street hierarchy plan and approval of the termination
of deed restrictions Z812-227, Z834-399, and Z867-185 with retention of Historic Overlay District
No. 84 Lake Cliff, Historic Overlay District No. 71 Betterton House, Specific Use Permit Nos. 10,
1032, 1623, and 1679, and existing deed restrictions Z034-301, Z801-168, Z890-182, Z923-112,
Z923-183, Z945-113 and no change of zoning on: 1) a portion of Tract 1C within Planned
Development District No. 160 on the east side of Elsbeth Avenue between Neely Street and 5th
Street; 2) an R-5(A) Single Family District on the east side of Elsbeth Avenue between 5th Street
and Neches Street; 3) a portion of Subdistrict 6 within Planned Development District No. 830 on
the northeast corner of Davis Street and Elsbeth Avenue; 4) a CR Community Retail District and
an MF-2(A) Multifamily District south of Davis Street between Beckley Avenue and Patton
Avenue; and 5) Planned Development District No. 340.

DESIGNATED ZONING CASE


2

Z067-203 (VM)

BACKGROUND INFORMATION:
In 2005, as part of the implementation process for the Trinity River Corridor
Comprehensive Land Use Plan, the City Plan Commission created an ad hoc committee
to work with the community to develop zoning recommendations. The Oak Cliff Gateway
Land Use Opportunity Plan (The 2005 Plan) called for continued residential development
along the Lancaster and Ewing corridors, with the focus of mixed use development
located along the rivers edge.
In 2007, City Plan Commission authorized a hearing to evaluate existing zoning
regulations with respect to The 2005 Plan to determine what zoning changes were
necessary to facilitate the type of development desired. Given that much of the existing
zoning in the Oak Cliff Gateway area complied with The 2005 Plan, staffs initial
recommendation regarding the zoning change was to only change a small portion of the
area evaluated.
In September, October, and November of 2008, the ad hoc committee hosted a series of
meetings to discuss this proposed zoning change. Input from that series of meetings
revealed a strong community sentiment to revise The 2005 Plan, looked at the entire Oak
Cliff Gateway area to place a greater focus on mixed-use development and encourage a
more walkable district.
In 2008, the City also established a Neighborhood Investment Program (NIP) target area
for the Marsalis corridor which overlaps a portion of the Oak Cliff Gateway. Since the NIP
is an effective tool to address a number of the planning issues that the community raised
during the community meetings in the fall of 2008, staff from the Trinity River Corridor
Project worked with the Housing Department to incorporate the new NIP area into the
Oak Cliff Gateway planning process. The result was an expanded study area which
included the area within the boundaries of the authorized hearing and the Marsalis NIP
area.
In January and February of 2009, community meetings focused on seeking input to
clearly define the vision for the neighborhood with the goal of outlining necessary
amendments to The 2005 Plan. The outcome of the meetings showed the goals of the
community and of Trinity River Corridor Comprehensive Land Use Plan were not
consistent for land use and density patterns in the area. At the conclusion of the series of
planning meetings in Feb 2009, groups of stakeholders requested that additional areas be
included in the plan (Attachment A). After testimony from the April 21, 2009 meeting, the
CPC Trinity River Committee recommended including two of the three areas highlighted
on Attachment A in the planning study. Stakeholders advocating for the areas inclusion,
felt the existing study area boundaries arbitrarily divided the neighborhood and left a gap
between the area and other ongoing planning studies. Testimony given at the CPC
Trinity River Committee meeting voiced concerns over adding property into the study area
at the end of the process, without detailed input into the plan recommendations for that
area. The Trinity River Committee recommended including all of the areas in the study
(Attachment B) and directed staff to initiate a process to notify property owners and get
community input on the long range vision for the additional area.
3

Z067-203 (VM)

On May 27, 2009, City Council authorized an amendment to forwardDallas! and the
Trinity River Corridor Comprehensive Land Use Plan to incorporate revisions to the Oak
Cliff Gateway Land Use Opportunity Plan for the area shown in Attachment B.
The City Plan Commission (CPC) Trinity River Committee continued to host public
meetings in July 2009 to gain further public input on plan revisions for the expanded
boundaries of the planning study. On September 24, 2009, the Committee made a
recommendation to the CPC regarding proposed amendments to The 2005 Plan
(Attachment C). The newly proposed plan consists of two components outlining future
land use designations and an urban design framework that identifies important corridors
in the area and features, such as views and desired access points to the Trinity River
Park.
On November 5, 2009, the City Plan Commission recommended approval of the
Committees recommendation with the following changes, as shown in Attachment C:

Revise the future land use designations to include:


o A larger area of high-density mixed use along I-30 west of Beckley
and along the eastern portion of Greenbriar Lane;
o Neighborhood Infill for properties along Ballard at the northwest
corner of Ballard and Madison, as well as along the eastern side of
the block between Madison and El Dorado;
o Limiting the future land use designation to only office and townhouse
uses for property near the southwest corner of Zang and Beckley;
and
o Remove the western block face of Zang south of Fifth Street from the
plan.

In 2010-2012, a Steering Committee was formed, appointed by previous Council


members, and prepared a draft zoning ordinance for the area.
On August 8, 2013, the CPC expanded the area of the authorized hearing to include four
areas, as shown in attachment D. On September 12, 2013, City Plan Commission
expanded the area within the authorized hearing to clarify the inclusion of a small area
southwest of the intersection of Colorado and Zang, as shown in attachment E.
Staff used the Steering Committee draft ordinance and The 2005 Plan as a base for the
initial proposed amendments. Through a community meeting held on February 4, 2014 at
Hitt Auditorium, and numerous special interest and neighborhood meetings, staff revised
the proposed ordinance and zoning map.
On September 30, 2014, CPC held a work session to hear from local stakeholder groups
regarding the proposed amendments. CPC incorporated many of the recommendations
from local stakeholders into the approved CPC ordinance.
At the October 23, 2014 City Plan Commission meeting, the Commissioners asked to
have a list of proposed recommendations from Commissioner Anglin be submitted prior to
4

Z067-203 (VM)

a motion being made on November 20, 2014. The proposed recommendations were sent
to the City Plan Commission, the public, and posted on the City webpage.
On January 8, 2015 CPC approved the termination of three deed restrictions within the
boundaries of the Oak Cliff Gateway which are in conflict with the development types and
uses allowed by the proposed zoning on that property. Removal of the three deed
restrictions DR Z812-227, DR Z834-399, and DR Z867-185 would allow for future
development and improvement to the property in accordance with the proposed zoning.
The existing regulations for DR Z812-227 located at the northwest corner of East 8th
Street and North Marsalis Avenue, requires a six foot screening fence on the north and
west boundaries, which conflicts with WMU-5-SH Walkable Urban Mixed Use-5 District
with Shopfront Overlay regulations that require shopfront building face along the west side
of the property, and would not allow for the 6 foot screening wall required by the deed
restrictions. DR Z834-399, located at the southwest corner of East 5th Street and North
Crawford Street, limit uses to MF-2 Multiple Family District uses and art studio. The
proposed form based zoning is an RTN Residential Transition district would limit uses to
single family, civic, and open space uses. DR Z867-185, property bounded by East 6th
Street, North Beckley Avenue, West Neely Street and North Zang Boulevard, limit uses
and yard, lot, space regulations to NO(A) Neighborhood Office District and limited drug
store. The proposed from based zoning of an WMU-5 Walkable Mixed Use-5 District
would not allow Neighborhood Office District uses and would be in conflict with yard, lot,
space regulations.

Zoning History:
The principal zoning cases over the past five-year period are summarized below:
#

CASE #

DATE

Z134-135

12/23/2013

Z123-372

11/7/2013

3
4

Z123-306
Z123-101

8/29/2013
11/13/2012

5
6
7

Z101-280
Z101-233
Z090-183

8
9

BDA123-037
BDA112-104

7/27/2011
12/15/2011
5/11/2010
5/21/2013

10 BDA101-126

9/19/2012
11/15/2011

DISPOSITION

SUP for Child Care Facility


Create new Subdistrict A-4 to permit alcohol beverage
manufacturing and microbrewery, microdistillery or
winery

Create new Subdistrict A-3 to permit multifamily


housing
Create new Subdistrict A-2
Zoning change from MU-1 Mixed-use District to RR
Regional Retail District
SUP for new alcohol sales
SUP for government installation other than listed
Variance to side yard setback (approved)
Variance to front yard setback (approved)
Special exception for landscape (approved) and
parking variance (denied).

Z067-203 (VM)

Thoroughfares/Streets:
Thoroughfare /
Street

Limits

Type

Current Cross
Section

Current
Thoroughfare
Plan
Designation

Beckley Avenue

IH-30 to Zang
Zang to IH-35E
Houston Viaduct to
Clarendon
Zang to IH-35E
Bishop to Zang
Sylvan to Bishop
Colorado to Jefferson
Viaduct
Fleming to Colorado

Minor
Arterial
Minor
Arterial
Community
Collector

6-lanes divided

M-6D(A)
S-4-U
M-6-D(A)

Minor
Arterial

5-lanes divided

Zang Boulevard
Colorado
Boulevard

Jefferson
Boulevard

Marsalis
Avenue

Zang to Fleming
Jefferson / Houston
Viaduct to Jefferson
Jefferson to IH-35E

Davis Street/ 8th


Street

8th Street: Patton to IH35E


Davis: Hampton to
Patton

6-lanes divided
4-lanes
undivided

Minor
Arterial/
Community
Collector

4-lanes
undivided

Minor Arterial

4-lanes
undivided

S-4-U
S-4-D
M-4-U
S-4-U
SPCL 5D 90
ROW
Existing
S-4-U
S-4-U
S-4-U
Study (Not
Defined)

STAFF ANALYSIS:
Comprehensive Plan:
This zoning request is consistent with the forwardDallas! Comprehensive Plan adopted
June 2006. The Comprehensive Plans Vision Illustration depicts the request area as
within Walkable Urban Mixed-Use, Walkable Urban Residential, and Residential
Transition.
This proposal is consistent with the goals and policies of the Comprehensive Plan.
Specifically:
LAND USE ELEMENT
GOAL 1.2
Promote desired development.
GOAL 1.3
Provide equitable opportunities for Dallas residents.

Z067-203 (VM)

GOAL 1.4
Coordinate planning activities to balance transportation, land use,
infrastructure and the environment.
ECONOMIC ELEMENT
GOAL 2.1
Promote balanced growth.
GOAL 2.2
Engage in strategic economic development.
GOAL 2.5
Foster a city of great neighborhoods.
TRANSPORTATION ELEMENT
GOAL 4.1
Provide a fundamental land use/ transportation linkage.
URBAN DESIGN ELEMENT
GOAL 5.1
Promote a sense of place, safety and walkability.
GOAL 5.2
Strengthen community and neighborhood identity.
GOAL 5.3
Establishing walk-to convenience.
ENVIRONMENTAL ELEMENT
GOAL 6.5
Provide access to parks, open spaces and recreational opportunities.
NEIGHBORHOOD ELEMENT
GOAL 7.1 Promote vibrant and viable neighborhoods.
Land Use Compatibility:
The Oak Cliff Gateway is predominately single-family and low density multifamily dwelling
units, with an historic district in the center of the study area. The western boundary of the
study area shares a boundary with Methodist Hospital. The internal streets within the
study area support mostly single and multifamily living units. The Jefferson, Davis,
Marsalis (southern portion), and Zang (northern portion) corridors support commercial and
retail uses.
The Oak Cliff Gateway Area is located at the confluence of two major transportation
corridors, Interstate 30 and Interstate 35, and abuts the Trinity River corridor. The study
area supports a stable residential community that is showing growth and infill of
commercial and retail development, as well as, higher density multifamily dwelling units.
The Oak Cliff Gateway Area is envisioned as a regional town center of Southwest Dallas,
characterized by an economically vibrant and environmentally sustainable mix of
moderate to high density residential and non-residential land uses, supported by an
enhanced system of streets and open spaces. The goals of this special purpose district
are as follows:
1) Encourage development that creates a diverse mix of compatible land uses
designed to support a pedestrian, bicycle and transit friendly environment,
reduce the dominance of visible parking, and reduce environmental impacts.

Z067-203 (VM)

2) Create a network of well-maintained, publicly-accessible open spaces with a


range of sizes and functions, designed to enhance the quality of life for the
growing resident population and workforce.
3) Create a network of connected streets and pathways designed to enhance
the multi-modal accessibility while reducing automobile-dependence through
improvements that support pedestrian, bicycle, and transit circulation.
Key Zoning Features and Changes
Existing Zoning
According to the Oak Cliff Gateway Area Plan, much of the existing zoning supports a mix
of both residential and non-residential uses, but does limit long-term, higher-density
mixed-use development goals of the area. While the Historic residential district,
multifamily dwellings, and schools are stable, properties along the major transportation
corridors have portions undeveloped or declining.
There is a variety of traditional zoning, Planned Developments, Deed Restrictions, and
SUPs throughout the study area.
DISTRICT

R-5(A)
Residential

R-7.5 (A)
Residential

MF-2(A)
Multifamily

TH-2(A)
Townhouse

CH
Clustered
Housing

CR
Community
retail

IR
Industrial/
research

SETBACKS
Front

Side/Rear

Density

20'

5' for SF,


10' for
accessory

no max

25'

5' for SF,


10' for
accessory

no max

15'

No min
15' when
facing
street,
none for
other
15

15

0' for SF,


5' for
duplex, 10'
for other
0' for SF,
5' for
duplex, 10'
for other
10' for all
districts
except TH
20
adjacent to
residential
OTHER:
No Min.
30' when
adjacent to
residential
; 0' in

no max

9 units /
AC

Height

Lot
Coverage

Special
Standards

45%
30'
residential
No max
, 25% nonstories
residential
45%
30'
residential
No max
, 25% nonstories
residential
60%
36'
residential
No max
, 50% non
stories
residential
60%
36'
residential
No max
, 25% nonstories
residential

18 units /
AC

36'
No max
stories

0.75 FAR
overall
0.5 office

54
4
stories

PRIMARY Uses

Residential, low
density
Residential, low
density
Medium density
residential
Medium density
residential
Residential

60%

Proximity
Slope

High-density
residential

Residential

60%

Proximity
Slope
Visual
Intrusion
Residential

no max

200'

80%

Proximity
Slope

Retail & personal


service, office
Research
development, light
industrial, office,
commercial

Z067-203 (VM)

DISTRICT

SETBACKS
Front

Side/Rear

Density

Height

N/A

45
3
stories

Lot
Coverage

Special
Standards

PRIMARY Uses

other cases

CS
Commercial
Service

LO-1
Limited Office

RR
Regional Retail

MU-1
Mixed use-1

MU-2
Mixed use-2

15' when
adj to
expressw
ay or
freeway;
0' all
others

Abutting:
Residentia
l district 20', all
other - 0'

20' when
adjacent to
residential
; 0' in
15'' w/
other
additiona
cases;
l 10' if
additional
over 45' 1' for every
in height
2' in
height
over 45' up
to 30'
setback
15'' w/
20' when
additiona adjacent to
l 10' if
residential
over 45'
; 0' in
in height other cases

15

15

Residential

80%

Proximity
Slope

Commercial and
business

Residential

no max

70
5
stories

80%

Proximity
Slope
U-form
setback

Neighborhood
office, limited uses

Residential

no max

70
5
stories

0.8 FAR
20
base
adjacent to
1.0 FAR
residential
maximum
OTHER:
+ bonus for
No Min.
residential

90
7
stories
120
9
stories
with
retail

1.6 FAR
20
base
adjacent to
2.0 FAR
residential
maximum
OTHER:
+ bonus for
No Min.
residential

135
10
stories
180
14
stories
with
retail

P(A)

80%

Proximity
Slope
U-form
setback

Regional retail,
personal services,
office uses

Residential

80%

Proximity
Slope
U-form
setback
Tower
spacing
Visual
Intrusion

Office, retail &


personal service,
lodging, residential

Residential

80%

Proximity
Slope
U-form
setback
Tower
spacing
Visual
Intrusion

Office, retail &


personal service,
lodging, residential

Surface parking

Parking

Z067-203 (VM)

The following chart summarizes the existing five planned development districts within the
proposed rezoning:
PD #

Permitted uses

F.A.R.

Height

PD 160 Tract 1C

Recreation,
institutional, single
family, utility
Recreation, single
family, multifamily,
institutional, utility
Uses limited to: dry
cleaning, financial with
& w/o window, general
merchandise, medical
clinic. MF, office,
personal services,
restaurant with & w/o
drive through
Limited to
convalescent/nursing
home/hospice/related
uses; hotel or model;
medical clinic; office;
retail
Dairy, Dairy vehicle
parking, outside
storage (w/ screening),
outside storage (w/o
screening)-limited;
warehouse; MU-3
allowed uses
Dairy, Dairy vehicle
parking, outside
storage (w/ screening),
outside storage (w/o
screening)-limited;
warehouse; MU-3
allowed uses
Dairy vehicle parking,
surface parking

No max

30

No max

30

Nonresidential hours:
6:30am-10pm

51A requirements by
use

45

Development plan,
restricted hours, no
outside loud speakers
except for drivein/drive-through

51A requirements by
use

36

Development plan

51A requirements by
use

270

Development plan,
landscape
restrictions; signs
business zoning

51A requirements by
use

135

Development plan,
landscape
restrictions; signs
non-business zoning

51A requirements by
use

Development plan,
landscape
restrictions; signs
non-business zoning

PD 468 - Sub A

Industrial

3:1

PD 468 Sub A1

Residential

3:1

110' (W of
Plowman)
270' (E of
Plowman)
50

PD 468 Sub A2

Residential, high
density

No max

78

PD 468 Sub B

Commercial zoning

1.5:1

South of
Colorado - 54',
north of
Colorado - 95'

PD 468 Sub C

Residential, low
density
Commercial services

No max

36

No max

36

PD 160 Tract 2B

PD 340 Tract 1

PD 340 Tract 2

PD 364 Tract 1

PD 364 Tract 2

PD 364 Tract 3

PD 468 Sub C1

10

Other

Urban design
guidelines;
conceptual plan
Urban design
guidelines for
properties facing
Jefferson between
th
Trinity River and 8 ;
development plan

Z067-203 (VM)
PD 468 Sub D &
D2

Mixed-use

PD 468 Sub D1

Residential, high
density

PD 468 Sub E

Hospital District Limited variety

PD 830 Sub 6

Mixed-use

1.6, except office - 3.0;


Tract 1 - 30000 sf non
residential & 300,000 sf
residential; Tract 3 10500 must be within
setbacks
1.6, except office - 3.0;
Tract 1 - 30000 sf non
residential & 400,000 sf
residential, must be
within setbacks; Tract 3
- 10500 must be within
setbacks
1.5:1

east of
Plowman 270', west of
Plowman 135'

Urban design
guidelines;
development plan

Tract 1 - 156'
Tract 2 - 153'
Tract 3 - 35'

Development Tract 1
& 3, conceptual Tract
2; Live/work allowed;
urban design
guidelines;
streetscape

115

Urban design
guidelines

No max

75

Proposed Zoning
Proposed subdistricts
CPC proposed Planned Development District is comprised of eight subdistricts that will
use the Walkable Urban Mixed Use (WMU), Walkable Residential (WR), and Residential
Transition (RTN) districts described in Article XIII, Form Districts. There will be a variety
of residential and commercial/retail densities allowed, with higher densities being
permitted the LBJ corridor, Trinity River Corridor, and medium densities along Zang,
Colorado, and Beckley. The subdistricts will allow for adequate transitioning of densities
while also providing for open space.
Single family use is allowed in all form-based districts, but single family structures are only
allowed in the RTN district, making 115 single family structures non-conforming with the
proposed zoning changes.
Lake Cliff Historic District
CPC recommends changing the Lake Cliff Residenital and Founders Park area
(subdistricts C & D) to RTN, WR-3, and WMU-5 districts. Staff proposes no change for the
Lake Cliff Residenital and Founders Park area (subdistricts C & D), to prevent conflicts
with the historic overlay. The current base zoning for the area, PD No. 468, subdistricts C
& D, restricts uses to some community service and residenital. The historic overlay only
allows for new construction in the rear of the property, and all renovation must compliment
existing structures.
Building Types / Uses and Heights
In general, all properties in the proposed zoning area will receive an increase in
development rights, relative to uses and heights. The Article XIII form based zoning
districts allowed in each subdistrict specify the types of building form and uses allowed.
CPC recommendation approved a revised chart for development type / uses that reduces
street frontage percentage to 50%, and removed minimum building height. The chart
below summarizes staff recommendation for development type / uses and heights in the
proposed subdistricts.
11

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Designation

Development Type / Use

RTN

Townhouse, Manor House, Single-family


House, Civic Building, Open Space-lot
Apartment, Townhouse Stacked, Townhouse,
Manor House, Civic Building, Open Space-lot
Mixed Use Single-Story Shopfront, General
Commercial, Apartment, Townhouse Stacked,
Townhouse, Manor House, Civic Building,
Open Space-lot
Mixed Use, General Commercial, Apartment,
Townhouse Stacked, Townhouse, Manor
House, Civic Building, Open Space-lot
Mixed Use, General Commercial, Apartment,
Townhouse Stacked, Townhouse, Civic
Building, Open Space-lot
Mixed Use, General Commercial, Apartment,
Townhouse Stacked, Townhouse, Civic
Building, Open Space-lot
Mixed Use, General Commercial, Apartment,
Townhouse Stacked, Townhouse, Civic
Building, Open Space-lot

WR-3
WMU-3

WMU-5

WMU-8

WMU-12

WMU-20

Stories
Min/Max
1 / 2.5

Max
Height *
35

1 / 3.5

50

1 / 3.5

50

1/5

80

2/8

125

2 /12

180

4/20

300

Parking standards
CPC recommends a modified parking chart for household living, office, retail, and lodging
uses. Staff recommendation for parking in all subdistricts represents a reduction from
existing parking requirements. The parking standards for each subdistrict are found in
Article XIII and are consistent with the Urban Land Institute (ULI) parking standards.
Article XIII provides parking reductions for proximity to transit, multiple or shared uses,
and other reductions. On-street parking can also be counted toward required parking.
CPC recommendation allows parking to be moved up to 10 feet from primary street. Staff
recommendation requires surface parking to be located to the rear of buildings on primary
streets or behind enhanced landscaping on other frontages.
Open Space
Open Space requirements in the planned development district are those of Article XIII
Form Districts
Landscaping
Landscaping requirements in the planned development district are those of Article XIII
Form Districts
Signs
Sign requirements are those of Article XIII Form Districts. Generally, the Article XIII
districts limit non-attached signs to monument signs (pole signs are prohibited) and limit
12

Z067-203 (VM)

ground story attached signs to 10 percent of the total area of the ground story faade, and
upper story signs to 5 percent of the total area of the ground story facade.
Nonconformity
Existing uses and structures within the Oak Cliff Gateway District that do not comply with
the provisions of the proposed zoning, if adopted, would be classified as nonconforming.
This nonconformity can be either for a use, or for a structure. Use nonconformity is
created when an existing use is no longer allowed in new zoning. Structural
nonconformity is created when a building or structure no longer complies with the new
zoning site standards.
Nonconforming Structures
Buildings that no longer comply with current zoning regulations due to a change in those
regulations are structurally nonconforming. A nonconforming structure may be repaired,
remodeled, and rebuilt if destroyed by an act of nature such as a fire or storm. In the
proposed planned development district most, if not all, structures will become structurally
nonconforming. Most structures will be made non-conforming as to set back, entrance,
and faade transparency requirements.
Nonconforming Uses
Generally, uses becoming nonconforming can remain in operation until such time as they
relinquish their nonconforming rights. For example, businesses becoming nonconforming
can remain in operation, remodel, rebuild on their existing footprint, and even add to their
site if that addition does not increase the level of non-conformity. The chart below shows
the number of businesses becoming nonconforming within Staffs and CPCs proposed
planned development district. It is important to note that only 6 businesses with a current
CO will become nonconforming.
Use

Number becoming nonconforming

Industrial (inside) not potentially


incompatible

Foster Home

General merchandise 3500 or less

Personal services

Warehouse

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Curre
ent Tho
orough
hfare Plan

14

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CPC Min
nutes Actio
on:
November 20, 2014
4

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17

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18

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19

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CPC Actio
on:
January 8, 2014

Motion: Itt was moved


d to recommend approva
al for the terrmination of deed restricttions DR Z812-227
(located att the northwest corner of East
E
8th Stre
eet and North
h Marsalis Avvenue), DR Z834-399 (loca
ated at
the southw
west corner off East 5th Street and Norrth Crawford S
Street), and DR Z867-185
5 (bounded b
by East
6th Street, North Beckle
ey Avenue, West
W
Neely Strreet and North
h Zang Boule
evard).
Maker:
Ridley
Second:
Abtahi
Result:
Carried: 15 to 0
For:
15 Anglin, Emmons, R
Rodgers, Culb
breath, Shidid
d, Anantasom
mboon,
Bagley, La
avallaisaa, Ab
btahi, Tarpleyy, Shellene, Schultz, Peado
on, Murphy, R
Ridley
Against:
0
Absent:
0
Vacancy:
0
Notices:
133
Area: 200 Mailed:
Speakers:
For: None
Again
nst: Bill Whitlo
ock

26

Z067-203 (VM)
CPC Recommendation Conditions

An ordinance amending Article 468, PD 468, of Chapter 51P, Dallas Development Code:
Planned Development District Regulations, of the Dallas City Code; amending the regulations
of Article 468; providing a new subdistrict map; providing a street hierarchy plan; providing a
penalty not to exceed $2,000; providing a saving clause; providing a severability clause; and
providing an effective date.
WHEREAS, 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
the Dallas City Code; and
WHEREAS, the city council finds that it is in the public interest to amend Article 468 as
specified in this ordinance; Now, Therefore,
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF DALLAS:
SECTION 1. That Article 468, PD 468, of Chapter 51P, Dallas Development Code:
Planned Development District Regulations, of the Dallas City Code is amended to read as
follows:
ARTICLE 468.
PD 468.
Oak Cliff Gateway Special Purpose District

SEC. 51P-468.101.

LEGISLATIVE HISTORY.

27

Z067-203 (VM)

PD 468 was established by Ordinance No. 23057, passed by the Dallas City Council on
March 12, 1997. Ordinance No. 23057 amended Ordinance No. 19455, Chapter 51A of the
Dallas City Code, as amended. Ordinance No. 23057 was amended by Ordinance No.
23868, passed by the Dallas City Council on April 28, 1999, and Ordinance No. 25866,
passed by the Dallas City Council on January 26, 2005.

SEC. 51P-468.102.

PROPERTY LOCATION AND SIZE.

PD 468 is established on property generally bounded by Interstate 30, the Levee on


the east side of the Trinity River, Interstate 35E (South R.L. Thornton Freeway), Jefferson
Boulevard, Eighth Street, a line midway between Beckley Avenue and Crawford Street, Neches
Street, Bishop Avenue, Colorado Boulevard, and Beckley Avenue. The size of PD 468 is
approximately 853.55 [608.86] acres.

SEC. 51P-468.103.

PURPOSE.

This article provides standards specifically tailored to meet the needs of the Oak Cliff
Gateway area of the city, which is hereby designated as an area of historical, cultural,
and architectural importance and significance to the citizens of the city. The general
objectives of these standards are to promote and protect the health, safety, welfare,
convenience, and enjoyment of the public, and in part, to achieve the following:

(1)

Accommodate the existing mix of uses in the area.

(2)

Protect the internal and adjacent stable residential neighborhoods.

(3)

Preserve and enhance the historical, cultural, and architectural significance

(4)

Strengthen the neighborhood identity.

(5)

Create a more desirable pedestrian environment.

(6)

Periodically revisit proper zoning on the Property.

of the area.

SEC. 51P-468.104.

(a)
(b)

DEFINITIONS AND INTERPRETATIONS.

Unless otherwise stated, the definitions in Chapter 51A apply to this article.
Unless the context clearly indicates otherwise, in this article:

28

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(1)
ACCESSORY DWELLING UNIT means a residential structure accessory
to a single family or duplex use located in the rear 50 percent of a lot.
(2)
ACCESSORY ENERGY GENERATION means equipment used to
generate power from alternative energy sources using solar panels, turbines, and other
power- creating means that have the ability to return some or all of the newly created
power to the energy grid.
(3)
ANTIQUE SHOP means an establishment for the retail sale of
articles such as glass, china, furniture, or items and decorations that have value and
significance as a result of age, design, or sentiment.
(4)
AQUARIUM means an establishment where aquatic animals and
plants are kept and exhibited.
(5)
AREA REGULATING PLAN means a planning document that sets forth
policies and programs regulating development in a local area.
(6) ART GALLERY means an establishment where original works of art or
limited editions of original works of art are bought, sold, loaned, appraised, or exhibited to the
general public.
(7)
ARTISAN AND SPECIALTY GOODS SHOP means a small scale
business that manufactures artisan goods or specialty goods for sale on- or off-premise. This
use does not include other uses that are specifically listed in Section 51A-4.200.
(8) ART OR CRAFT PRODUCTION FACILITY means a facility for the
production of handcrafted art or craft products through processes such as kiln firing, glass
blowing, welding, or woodworking and for sale of the products to the general public.
(9)
BAIL BOND OFFICE means an office for the issuance, brokerage, or
procurement of bail bonds, whether as an accessory use or a main use.
(10)
BULB-OUT means location where the sidewalk edge is extended from
the prevailing curb line into the roadway at sidewalk grade, effectively increasing pedestrian
space.
(11)
CUSTOM VEHICLE SHOP means a facility for the restoration,
fabrication, modification, display, and sale of customized or modified automobiles, boats, trucks,
motorcycles, motor scooters, recreational vehicles, or trailers.
Staff recommendation
(12) DAIRYING means a facility primarily for the processing and delivery of milk
and milk products.
CPC recommendation
Remove DAIRYING use.

(13) ENTERTAINMENT COMPLEX means a public, multi-use sports,


entertainment, and convention facility where people view and participate in events and
performances, including theatrical, musical, and dramatic performances; professional or amateur
sporting events; and meetings and assemblages.

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(14)
GOURMET MARKETPLACE means a facility that offers prepared
meals, catered meals, and retail grocery items that may include the sale of alcoholic
beverages for consumption on-premise or off-premise and which may also allow customers
in motor vehicles to pick-up food for off-premise consumption. The display area for the sale of
alcoholic beverages may not exceed 40 percent of the floor area for this use.
(15)
(16)

IDENTIFICATION SIGN means an attached premise sign that identifies


the name or logo of the district, business, or tenant.
LEGACY BULDING means a building constructed before 1957 that has:
(A)
(B)

all original street-facing facades remaining;


a primary street-facing facade located within 15 feet of a right-of-

way line;
(C)
a main entrance that faces Colorado Boulevard, Zang,
Beckley, Marsalis, Jefferson, Eighth Street, or Ballard;
window and door openings that total at least 20 percent of
(D)
the street-facing facades; and
(E)

off-street parking located 100 percent outside of the required front

yard.

30

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(17)
LINER DEVELOPMENT means a development specifically designed to
mask a parking structure from a frontage on a public street or public space.
(18)
LIVE/WORK UNIT means an interior space that combines a single
occupancy residential [and nonresidential] use and an office or retail or personal service use. A
live/work unit is considered a nonresidential use.
(19)
LUMINOUS REFLECTANCE means the ratio of the amount of total light
that is reflected outward by a material to the amount of total light falling on the material.
(20)
MASSAGE ESTABLISHMENT and MASSAGE mean a massage
establishment or massage as defined by the Texas Occupation Code 455, as amended.
(21)
MEWS means the public or private right-of-way for pedestrians and/or
vehicles within a block that provides access to the building, serves as a small street, and
may provide access to vehicle parking.
(22)
MIXED USE DEVELOPMENT means a development containing a mix
of any two categories of main uses listed in this subdistrict on a building site.
(23)
MOBILE FOOD ESTABLISHMENT means a container or vehiclemounted food establishment that is designed to be readily moveable and from which food is
distributed, sold, or served to an ultimate consumer. The term includes mobile food preparation
vehicles and pushcarts.
(24)
NEW CONSTRUCTION means an application for a building permit to
expand floor area, excluding uncovered porches and uncovered patios, if the expansion is
over 50 percent for nonresidential projects, over 65 percent for mixed use projects, or over 75
percent for residential projects.
(25)
PROJECT ANNOUNCEMENT SIGN means an attached premise sign
constructed of rigid material, mesh or fabric surface, or a projection of a light image onto a wall
face that announces a project, tenant, or activity in the district.
(26)
STREETSCAPE means the area between the buildings and edge of
the vehicular or parking lanes. The principal streetscape components are curbs, sidewalks,
street trees, tree planters, bicycle racks, litter containers, benches, and street lights.
Treatments may also include paving materials, street/pedestrian wayfinding signs, parking
meters, public art, water features, bollards and other elements.
(27)
TATTOO OR BODY PIERCING STUDIO means an establishment in
which tattooing is performed, or body piercing for the purpose of wearing jewelry in the pierced
body part (for any body part other than earlobes) is performed. TATTOOING means the practice
of producing an indelible mark or figure on the human body by scarring or inserting a pigment
under the skin using needles, scalpels, or other related equipment.]

(c)

Unless otherwise stated, all references to articles, divisions, or sections in


this article are to articles, divisions, or sections in Chapter 51A.

(d)

The following rules apply in interpreting the use regulations in this article:

(1)
The absence of a symbol appearing after a listed use means that the
use is permitted by right.
31

Z067-203 (VM)

(2)

The symbol [SUP] appearing after a listed use means that the use
is permitted by specific use permit only.

(3)
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-4.803.
(DIR means development impact review. For more information regarding development impact
review generally, see Division 51A-4.800.)
(4)

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-4.800.)

(e)
Unless the context clearly indicates otherwise, for purposes of
interpreting Chapter 51A, the subdistricts are considered to be residential or nonresidential as
indicated:
(1)

Subdistrict A RTN [Beckley Industrial Area I]: [non]residential.

(2)

Subdistrict B [A-1] WR-3 [Beckley Residential Area]: residential.

(3)

Subdistrict C [A-2] WMU-3 Mixed-Use [Greenbriar Residential Area]:

nonresidential.

(4)

Subdistrict D [A-3]
Multifamily Residential Area]: nonresidential.

WMU-5

Mixed-Use

[Trinity

Townhome

(5)

Subdistrict E [A-4] WMU-8 Mixed-Use [Beckley Industrial Area II]:

(6)

Subdistrict F [B] WMU-12 Mixed-Use [Oak Farms Commercial Area]:

(7)

Subdistrict G [C] WMU-20 Mixed-Use [Lake Cliff Residential Area]:

nonresidential.

nonresidential.

nonresidential.

32

Z067-203 (VM)

(8)
Subdistrict H [C-1] WMU-20 Mixed-Use [Lake Cliff Neighborhood
Service Area]: nonresidential.
[(9)

Subdistrict ] Founders Park Mixed Area]: nonresidential.

(10)
Subdistrict D-1, Tracts 1 and 3 Founders Park Retail:
nonresidential; Tract 2 - Founders Park Residential]: nonresidential.
(11)

Subdistrict D-2 - Founders Park Mixed Area 2: nonresidential.

(12)

Subdistrict E - Hospital Area: nonresidential.]

SEC. 51P-468.104.1.

EXHIBITS.

The following exhibits are incorporated into this article:

(1)

Exhibit 468A: Subdistrict map.

(2)

Exhibit 468B: Yard, Lot, Space Chart. [Tract 1 and 3 conceptual plan/tract
2 development plan.]

(3)

Exhibit 468C: Street Hierarchy Plan. [Subdistrict A-1 development plan.]

(4)

Exhibit 468D: Parking Chart. [Subdistrict A-2 conceptual plan.

(5)

Exhibit 468E: Subdistrict A-3 development plan.]

SEC. 51P-468.105.

CREATION OF SUBDISTRICTS.

(a)
This district is known as the Oak Cliff Gateway Special Purpose District, and is
divided into the following 8 [12] subdistricts, as described in Exhibit A of Ordinance No. 23057,
as amended, and as shown on the map labelled Exhibit 468A:
(1)

Subdistrict A RTN [Beckley Industrial Area I].

(2)

Subdistrict B [A-1] WR-3 [Beckley Residential Area].

(3)

Subdistrict C [A-2] WMU-3 Mixed-Use [Greenbriar Residential Area].

(4)
Subdistrict
Multifamily Residential Area].

[A-3]

WMU-5

Mixed-Use

[Trinity

Townhome

(5)

Subdistrict E [A-4] WMU-8 Mixed-Use [Beckley Industrial Area II].

(6)

Subdistrict F [B] WMU-12 Mixed-Use [Oak Farms Commercial Area].

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(7)

Subdistrict G [C] WMU-20 Mixed-Use [Lake Cliff Residential Area].

(8)

Subdistrict H [C-1] WMU-20 Mixed-Use. [Lake Cliff Neighborhood

(9)

Subdistrict D Founders Park Mixed Area.

Service Area.

(10)
Subdistrict D-1, Tracts 1 and 3 Founders Park Retail:
nonresidential; Tract 2 - Founders Park Residential.
(11)

Subdistrict D-2 - Founders Park Mixed Area 2: nonresidential.

(12)

Subdistrict E - Hospital Area: nonresidential.]

(b)
If there is [In the event of] a conflict between Exhibit A of Ordinance No. 23057,
as amended, and Exhibit 468A, Exhibit A, as amended, controls.
(c)

Use regulations and development standards for each subdistrict are set out below.

34

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SEC. 51P-468.106.

SUBDISTRICTS A, B, C, D, E, F, and G [GENERAL


DEVELOPMENT STANDARDS].

(a)
General provisions. Except as provided in this subsection, Division 51A13.100, General provisions, applies.
(1)
Nonconforming structures. See Section 51A-4.704 and Section 51A13.102(S) for details on nonconforming structures. Section 51A-13.102(S) provides that a
person may renovate, remodel, repair, rebuild, or enlarge a nonconforming structure if the work
does not cause the structure to become more nonconforming as to building placement,
building height, building facade, garage placement, open space, or landscaping regulations.
In this district, a major renovation is what causes a structure to become more
nonconforming. For purposes of this section, MAJOR RENOVATION means a building permit
or series of building permits for the reconstruction, alteration, or modification of an original
building that increases the floor area that existed on [date of passage] by 50 percent or more.

(A)
Additional square footage totals less than or equal to 50
percent permitted square footage. Floor area, building height, and any new construction must
be developed according to the height regulations defined by each development type. The
additional floor area, building height, and new construction is not required to fill the entire height
regulations, but must be contained wholly within the area.
(B)
Additional square footage totals 51 percent or more
permitted square footage. Site must come into complete compliance with Article XIII regulations.
(b)
District regulations. Except as otherwise provided in this subsection, Division
51A-13.300, District Regulations, applies.
(1)

In general.

(A)
Subdistrict A. Except as provided in this section, Subdistrict A
must comply with the RTN regulations and development standards in Article XIII of Chapter
51A.
(B)
Subdistrict B. Except as provided in this section, Subdistrict B
must comply with the WR-3 regulations and development standards in Article XIII of Chapter
51A.
(C)
Subdistrict C. Except as provided in this section, the Subdistrict C
must comply with the WMU-3 regulations and development standards in Article XIII of Chapter
51A.
(D)

Subdistrict D. Except as provided in this section, Subdistrict A


must comply with the WMU-5 regulations and development standards in Article XIII of Chapter
51A.

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(E)
Subdistrict E. Except as provided in this section, Subdistrict A
must comply with the WMU-8 regulations and development standards in Article XIII of Chapter
51A.
(F)
Subdistrict F. Except as provided in this section, Subdistrict A
must comply with the WMU-12 regulations and development standards in Article XIII of Chapter
51A.
(7)
Subdistrict G. Except as provided in this section, Subdistrict A
must comply with the WMU-20 regulations and development standards in Article XIII of Chapter
51A.
(8)
Development types. The Development Types By District chart
in Section 51A-13.402(a)(1) is replaced by Exhibit 468
, Required Parking in WMU and WR
Districts.
(2)
Detention center, jail, or prison.
prohibited as a main use.
(3)

Detention center, jail, or prison is

Height.

(A)
No minimum height is required for structures less than
15,000 square feet in floor area.
(B)
The following accessory structures may exceed the subdistrict
height limits of this section provided they do not exceed the maximum subdistrict height by more
than 12 feet:
(A)

Amateur communications tower.

(B)

Cooling tower.

(C)

Clerestory.

(D)

Chimney and vent stack.

(E)

Elevator penthouse or bulkhead.

(F)

Flagpoles.

(G)

Mechanical equipment room.

(H)

Ornamental cupola or dome.

(I)

Parapet wall, limited to a height of four feet.

36

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(J)

Stairway access to roof.

(K)

Roof top deck.

(L)

Skylights.

(M)

Spires and belfries.

(N)

Solar panels.

(O)

Tank designed to hold liquids.

(P)

Visual screens surrounding roof-mounted mechanical

(Q)

Wind turbines and other integrated renewable energy

equipment.

systems.
(4)

Residential proximity slope. Residential proximity slope applies in these

subdistricts.
(5)
Accessory dwelling units. For lots zoned Subdistrict A and located south
of Colorado Boulevard, east of Beckley Avenue, and west of Marsalis Avenue, accessory
dwelling units are permitted in the rear 50 percent of a single-family lot. Single family garages
are not required to have vehicular access from an alley.
Staff Recommendation
(1)
Fences and walls. In a door yard, a fence may not exceed three feet
in height above grade. In all other required yards, no fence or wall may exceed six feet in height.
CPC Recommendation
(2)
Fences and walls. In a door yard, a fence may not exceed four feet
in height above grade. In all other required yards, no fence or wall may exceed six feet in height.
(c)
Parking regulations. Except as otherwise provided in this subsection,
Division 51A-13.400, Parking Regulations, applies.
CPC Recommendation
(1)
In general. The Required Parking in WMU and WR Districts chart in
Section 51A-13.402(a)(2) is replaced by Exhibit 468
, Required Parking in WMU and WR
Districts.
(2)
Delta credits. In Subdistricts B, C, D, E, F, and G, if a parking reduction
is granted, delta credits may not be used to meet the remaining parking requirement, and
all rights to future delta credits are relinquished. This provision does not apply to properties that
are granted a legacy building parking reduction.
(3)

Remote parking.

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(A)
Remote parking, as reference in Section 51A-404(g), must be
located within a walking distance of 500 feet from the use served by the remote parking unless
an extension of walking distance is approved by the building official.
(B)
The building official shall extend the walking distance for remote
parking to no more than 1,000 feet for up to 50 percent of the required parking spaces for a
use unless the extension would
(i)

significantly discourage patrons of the use from using the

(ii)

unreasonable endanger the safety of persons or property; or

(iii)

not otherwise be in the public interest.

remote parking;

(C)
A license is required to authorize an extension of walking
distance beyond 1,000 feet. The building official must require that either a shuttle or an
attendant be provided by the applicant as a condition to approval of an extension of the
walking distance for remote parking beyond 1,000 feet.
Staff Recommendation
No parking reduction for outdoor dining.
CPC recommendation
(4)
Parking for restaurant outdoor covered patios. For bar and restaurant
uses, outdoor covered patio area is not included in parking requirement calculations for up
to 25 percent of the size of the indoor floor area. The combined area of a restaurants parkingexempts covered and uncovered outdoor dining area may not exceed 50 percent of the indoor
dining area of the restaurant. Any portion of the outdoor dining patio area in excess of these
maximums
must be parked in accordance with Exhibit
.
(5)
Legacy building parking reduction. If the director determines that a
structure is a legacy building as defined in Section 51P-468.104, the director may grant the
following off-street parking reductions:
Staff Recommendation

(A)
For residential a n d o f f i c e uses within a legacy building,
required off-street parking may be reduced by up to 25 percent.
CPC Recommendation

(B)
For residential uses within a legacy building, required off-street
parking may be reduced by up to 25 percent.
(C)
For office uses within a legacy building, required off-street parking
may be reduced by up to 50 percent.
(D)
For retail uses other than restaurant uses within a legacy
building, required off-street parking may be reduced by up to 35 percent.
38

Z067-203 (VM)

(E)
For restaurant uses within a legacy building, required offstreet parking may be reduced by up to 25 percent.
Bicycle parking.

Consult Division 51A-4.330 for bicycle parking

regulations.

39

Z067-203 (VM)
(6)
parking regulations.

Mechanized parking.

Consult Division 51A-4.340 for mechanized

(d)
Minor streets and streetscapes. Except as otherwise provided in this
subsection, Division 51A-13.500, Minor Streets and Streetscapes, applies. Block lengths and
perimeters required in Section 51A-13.502(a) may be broken up with ungated private streets.
(e)
Site development regulations. Except as otherwise provided in this
subsection, Division 51A-13.600, Site Development Regulations, applies.
(f)
Administration. Except as otherwise provided in this subsection, Division 51A13.700, Administration, applies.
[(a)
Except as provided in this section, the provisions of Section 51A-4.702,
Planned Development (PD) District Regulations, relating to the PD pre-application conference,
site plan procedure, site analysis, conceptual plan, development plan, development schedule,
and amendments to the development plan do not apply to this district.
In Subdistrict A-1, development and use of the Property must comply with the
(b)
Subdistrict A-1 development plan (Exhibit 468C). If there is a conflict between the text of this
article and the Subdistrict A-1 development plan, the text of this article controls.
(c)
In Subdistrict A-1, for development and use of the Property as shown in
the Subdistrict A-1 development plan, a preliminary plat is not required to be submitted at the
same time that the development plan is submitted. For any other development or use of the
Property that deviates from the Subdistrict A-1 development plan, a preliminary plat must be
submitted with the development plan.
(d)
In Subdistrict A-2, development and use of the Property must comply with the
Subdistrict A-2 conceptual plan (Exhibit 468D). If there is a conflict between the text of this
article and the Subdistrict A-2 conceptual plan, the text of this article controls. A development
plan must be approved by the city plan commission before the issuance of any building permit to
authorize work in this subdistrict.
In Subdistrict A-3, development and use of the Property must comply with the
(e)
Subdistrict A-3 development plan (Exhibit 468E). If there is a conflict between the text of this
article and the Subdistrict A-3 development plan, the text of this article controls.
For Tract 1 in Subdistrict D-1, a development plan that complies with the Tract 1
(f)
and 3 Conceptual Plan/Tract 2 Development Plan and this article must be approved by the city
plan commission prior to the issuance of a building permit to authorize work in Tract 1. If there is
a conflict between the text of this article and the Tract 1 and 3 Conceptual Plan/Tract 2
Development Plan, the text of this article controls.

40

Z067-203 (VM)
(g)
For Tract 2 in Subdistrict D-1, development and use of the Property must
comply with the Tract 1 and 3 Conceptual Plan/Tract 2 Development Plan (Exhibit 468B). If
there is a conflict between the text of this article and the development plan, the text of this article
controls.
(h)
For Tract 3 in Subdistrict D-1, a development plan that complies with the Tract 1
and 3 Conceptual Plan/Tract 2 Development Plan and this article must be approved by the city
plan commission prior to the issuance of a building permit to authorize work in Tract 3. If there is
a conflict between the text of this article and the Tract 1 and 3 Conceptual Plan/Tract 2
Development Plan, the text of this article controls.
(i)

The provisions of Section 51A-4.702(h) and (i) apply to Subdistrict D-1.]

Staff Recommendation
Subdistrict H to be WMU-20
CPC Recommendation
SEC. 51P-468.107.

(a)

SUBDISTRICT H. [SUBDISTRICTS A AND A-4 BECKLEY INDUSTRIAL AREAS.

Site plan.
(1)

A conceptual plan is not required for this Subdistrict.

(2)
A site plan must accompany any application for a building permit that
provides for new floor area within the district.
(3)
Each site plan must comply with the requirements for a development
plan listed in Section 51A-4.702(e)(1) and (e)(2), and must include:
(A)
a tabulation box consisting of the proposed floor area, number
of dwelling units, structure height, lot coverage, and number of required and provided offstreet parking associated with the building permit;
(B)

existing floor area or number of dwelling units, if applicable;

(C)

existing floor area for the district; and

(D)

cumulative floor area for the district.

(4)
An example of the format for the requirements of Subsection (a)(3) may
be found on the site plan development table (Exhibit 468
).
(b)

Creation of a building site.


(1)

In general. In addition to Subsection (b), the provisions of Section 51A-

4.601 apply.

41

Z067-203 (VM)
(2)
Combined building site. A building site may be established by
agreement between two adjacent lots or building sites if:

42

Z067-203 (VM)

(A)

the area of the combined building site may not exceed one acre;

(B)
only one combined building site may be created per block (for
purposes of this section, block is an area surrounded on all sides by a street, alley, or
railroad right-of-way);
(C)
the proposed work is an addition to an existing structure for which
a building permit was authorized for development of the existing structure;
the proposed work does not increase the floor area of the
(D)
existing structure by more than 50 percent; and
(E)

the proposed work is for a ground level addition of no greater than

one story.
(c)

Main uses permitted.


(1)

Agricultural uses.
--

(2)

Commercial and business service uses.


-----

(3)

Crop production [Limited to community gardens.]

Catering service.
Custom business services.
Medical or scientific laboratory.
Technical school.

Industrial uses.

-Alcoholic beverage manufacturing.


-Temporary concrete or asphalt batching plant. [By
special authorization of the building official.]
(4)

Institutional and community service uses.


----------

Adult day care facility.


Child-care facility.
Church.
College, university, or seminary.
Community service center.
Convent or monastery.
Halfway house. [SUP]
Hospital. [RAR]
Library, art gallery, or museum.

43

Z067-203 (VM)
---(5)

Lodging uses.
--

--(6)

---

Financial institution without drive-in window.


Financial institution with drive-in window. [SUP]
Medical clinic or ambulatory surgical center.
Office.

Recreation uses.
----

(9)

Carnival or circus (temporary). [By special authorization of the


building official.]
Live/work unit.
Temporary construction or sales office.

Office uses.
-----

(8)

Extended stay hotel or motel [SUP. Limited to internal entry guest


rooms only. Interior courtyard-entry guest rooms are permitted.
Guest rooms with direct access to the street or parking area
are prohibited.]
Hotel or motel. [RAR]
Lodging or boarding house. [SUP]

Miscellaneous uses.
--

(7)

Public school. [SUP]


Open-enrollment charter school. [SUP]
Private school. [SUP]

Country club with private membership.


Private recreation center, club, or area.
Public park, playground, or golf course.

Residential uses.
----

--

--

College dormitory, fraternity, or sorority house. [SUP]


Duplex.
Group residential facility. [SUP required if the spacing component
of Section 51A-4.209(b)(3) is not met. Permitted in this district
subject to the same requirements as if located in an MU-3
Mixed Use District.]
Handicapped group dwelling unit. [SUP required if the spacing
component of Section 51A-4.209(b)(3.1) is not met. Permitted
in this district subject to the same requirements as if located in
an MU-3 Mixed Use District.]
Multifamily.

44

Z067-203 (VM)
--(10)

Retirement housing.
Single family.

Retail and personal service uses.


--

------------

------------

-----------

Alcoholic beverage establishments. [By right for a microbrewery,


microdistillery, or winery with a maximum of 10,000 square feet of
floor area. By right for all other uses with a maximum floor area of
6,000 square feet. Otherwise by SUP.]
Ambulance service. [RAR]
Animal shelter or clinic without outside runs. [RAR]
Animal shelter or clinic with outside runs. [SUP]
Antique shop.
Aquarium.
Art gallery. [May include outside display.]
Art or craft production facility. [May include outside display.]
Auto service center. [SUP]
Business school.
Car wash. [Tunnel-type only.]
Commercial amusement (inside). [See Section 51A-4.210(b)(7).
Except as otherwise provided, permitted in this district subject to
the same requirements as if located in an MU-3 Mixed Use
District. Class E dance halls, as defined in Chapter 14 of the
Dallas City Code, are not permitted. Billiard hall by SUP only.
Bingo parlor by SUP only.]
Commercial amusement (outside). [SUP]
Commercial parking lot or garage. [SUP required for commercial
parking lot.]
Convenience store with drive-through. [SUP]
Custom vehicle shop.
Dry cleaning or laundry store.
Entertainment complex. [Allowed by right up to 500 seats;
otherwise by SUP only.]
Furniture store.
General merchandise or food store 3,500 square feet or less.
[May include outside display.]
General merchandise or food store greater than 3,500 square feet.
Gourmet marketplace.
Home improvement center, lumber, brick, or building materials
sales yard. [By SUP only if greater than 10,000 square feet;
otherwise by right.]
Household equipment and appliance repair.
Liquor store.
Massage establishment. [SUP]
Mortuary, funeral home, or commercial wedding chapel.
Motor vehicle fueling station. [SUP]
Mobile food establishment.
Nursery, garden shop, or plant sales.
Outside sales.
Personal service uses.
Restaurant without drive-in or drive-through service.

45

Z067-203 (VM)
-----(11)

Transportation uses.
-------

(12)

Heliport. [SUP]
Helistop. [SUP]
Private street or alley. [SUP]
Railroad passenger station.
Transit passenger shelter.
Transit passenger station or transfer center.

Utility and public service uses.


----------

(13)

Restaurant with drive-in or drive-through service. [SUP]


Swap or buy shop. [SUP]
Temporary retail use.
Theater.
Vehicle display, sales, and service. [SUP]

Alternative energy plant. [SUP]


Commercial radio or television transmitting station.
Electrical substation.
Local utilities.
Police or fire station.
Post office.
Radio, television, or microwave tower. [SUP]
Tower/antenna for cellular communication. [SUP]
Utility or government installation other than listed. [SUP]

Wholesale, distribution, and storage uses.


--------

Auto auction. [SUP]


Contractors maintenance yard. [SUP]
Mini-warehouse. [SUP]
Office showroom/warehouse.
Recycling drop-off container. [SUP required if the requirements of
Section 51A- 4.213(11.2)(E) are not satisfied.]
Trade center.
Warehouse. [SUP]

(d)

Accessory uses.
(1)
As a general rule, an accessory use is permitted in any district in which
the main use is permitted. Some specific accessory uses, however, due to their unique
nature, are subject to additional regulations in Section 51A-4.217. For more information
regarding accessory uses, see Section 51A-4.217.
(2)
The following accessory uses are permitted as accessory uses only to
an office use or mixed use development:
-----

Alternative energy plant.


Radio, television, or microwave tower. [SUP]
Tower/antenna for cellular communication. [SUP]
Heliport. [SUP]

46

Z067-203 (VM)
-(e)

Helistop. [SUP]

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 in Division 51A-4.400. If there is a conflict between this section
and Division 51A-4.400, this section controls.)
(1)

(2)

(3)

Front yard.
(A)

Primary Streets: Minimum 5 feet, maximum 15 feet.

(B)

Side streets: Minimum 5 feet, no maximum.

(C)

Service streets: No required setback.

Side yard.
(A)

Abutting single family subdistricts: Minimum 15 feet.

(B)

Abutting all other districts: No required setback.

(C)

Abutting alleys: Minimum 5 feet.

Rear yard.
(A)

Abutting single family subdistricts: Minimum 15 feet.

(B)

Abutting all other districts: Minimum 5 feet.

(C)

Abutting alleys: Minimum 5 feet.

(4)
Projections. Belt courses, cornices, window sills, bay windows, awnings,
arcades, fireplace chimneys, unenclosed balconies, enclosed and unenclosed porches and
patios,
unenclosed stairs, unenclosed ingress-egress ladders, unenclosed mechanical access ladders,
stoops, and other architectural features may project up to six feet into a required front, side, or
rear yard.
(5)

Density. No maximum or minimum density.

(6)

Height.
(A)

Maximum structure height is 300 feet.

Maximum number of

stories is 20.
(B)

Minimum ground story height is 15 feet. Maximum ground story

height is 30 feet.
height is 15 feet.

47

Z067-203 (VM)
Minimum upper
(C) Minimum

(C)
Minimum upper story height is 10 feet. Maximum upper story
height is 15 feet.

Except as provided in this paragraph, if any portion of a


(C)
structure is over 26 feet in height, that portion of a structure may not be located above a
residential proximity slope.
(D)
The following structures may project a maximum of eight feet
above the residential proximity slope provided they do not exceed 25 percent of the roof area:
(i)

elevator penthouse or bulkhead.

(ii)

mechanical equipment room.

(iii)

cooling tower.

(iv)

tank designed to hold liquids.

(v)

ornamental cupola or dome.

(vi)

skylights.

(vii)

clerestory.

(viii)

visual screens that surround roof mounted mechanical

equipment.

48

Z067-203 (VM)

(ix)

chimney and vent stacks.

(7)

Lot coverage. Maximum lot coverage is 100 percent.

(8)

Lot size. No minimum lot size. Minimum lot width is 16 feet.

(9)
Required street frontage. Minimum required street frontage along
primary streets is 50 percent.
(8)
Maximum blank wall area. Maximum contiguous blank wall area along
primary streets is 30 feet. No maximum contiguous blank wall area along side streets or service
streets.
(g)
Open space regulations. This subdistrict must comply with the open
space regulations for the WMU-20 District in Article XIII.
(h)

Off-street parking and loading.


(1)

In general.

(A)
Except as provided in this subsection, consult the use
regulations in Division 51A-4.200 for the specific off-street parking and loading requirements for
each use.
(B)
Except for residential uses, required off-street parking may be
located anywhere in the subdistrict, even another building site or lot, without regard to distance.
The minimum front yard setback for surface parking lots is ten feet. If the required off-street
parking is not provided in the subdistrict, a parking agreement in accordance with Division 51A4.320 is required.
(2)
following ratios:

Off-street parking ratios. Off-street parking must be provided at the

(A)

Alternative energy plant. The parking requirement must be set by

SUP conditions.

49

Z067-203 (VM)

(B)

Antique shop. One space per 600 square feet of floor area.

(C)

Aquarium. One space per 600 square feet of floor area.

(D)

Art gallery. One space per 600 square feet of floor area.

(E)
Art or craft production facility. One space per 1,000 square feet of
floor area. (6) Custom vehicle shop. One space per 500 square feet of floor area and
outdoor area, exclusive of parking area.
(F)

Entertainment complex. One space for each four seats.

(G)
Gourmet marketplace. One space per 220 square feet of floor area.
(H)
Live/work unit. One space per live/work unit. If the nonresidential
component of this use exceeds 1,000 square feet of floor area, off-street parking must be
provided as if the nonresidential component is a main use.
(I)
area.

Massage establishment. One space per 200 square feet of


floor

50

Z067-203 (VM)

(J)
Mobile food establishment. No required parking. A mobile food
establishment may not occupy a required parking space for another main use.
(3)
Outdoor dining areas. For restaurant uses, the area of any covered
or uncovered outdoor dining (not to exceed 50 percent of the indoor dining area) is exempt from
the calculation of required parking spaces.
(4)

On-street parking.

(A)
Except as provided in this subsection, any on-street parking
spaces may be counted as a reduction of the parking requirement of the use adjacent to the
on-street parking space.
(i)
An on-street parking space may not be used to reduce
the required parking for more than one use, except that an on-street parking space may be
used to reduce the combined total parking requirement of a mixed-use project.
(ii)
An on-street parking space that is not available to the
public at all times of the day may only be counted as a partial parking space in proportion to the
amount of time it is available. For example, a parking space that is available to the public only
eight hours per day will be counted as one-third of a parking space (8/24 = one-third). The total
of the limited-availability parking spaces will be counted to the nearest whole number, with onehalf counted as an additional space.
(B)
All on-street parking must be approved as to design and
construction by the director of public works and transportation. On-street parking must be striped
in accordance with standard city specifications.
(5)

Master parking plan and floor area plan.

(A)
Purpose. Because required off-street parking may be provided
in remote locations on the Property without a parking agreement, the master parking plan and
floor area plan supplement (Exhibit 468I) calculates the amount of required off-street parking,
identifies available off-street parking, and ensures that each use within the district meets the offstreet parking requirements.
(B)

Master parking plan and floor area plan supplement.


(i)
To maintain adequate required off-street parking, a
master parking plan and floor area plan supplement must be submitted to and approved by the
building official when:
(aa)

a site plan is submitted;

(bb)

required off-street parking spaces are relocated; or

(cc)

required off-street parking spaces are added or

removed.
(ii)

A master parking plan and floor area plan supplement must

include:

51

Z067-203 (VM)

(aa)

the number of existing required off-street parking

spaces;
(bb)
the number and location of required offstreet parking spaces added, removed, or relocated;
(cc)
(dd)

the number and location of all parking spaces; and


a revised master parking plan and floor area plan

that shows:
(1)

changes to a site plan; and

(2)
other changes to the master parking plan
and floor area plan since the last update, including changes to floor area and revisions to
streets, alleys, or private drives.
(iii)
The building official shall maintain a copy of each
approved master parking plan and floor area supplement.
The Property owner must deliver a copy of each
(iv)
approved master parking plan and floor area plan supplement to the director within five days
after the building officials approval of each supplement.
(6)

Public transit parking reduction.

(A)
The off-street parking requirement for all uses except
restaurant uses and alcoholic beverage establishment uses may be reduced by 10 percent if the
use is within 1,200 feet, measured as a pedestrian would walk, from a DART light rail station at
which DART light rail service is available with train headways at least every 20 minutes during
the morning and evening peak periods (between 7:00 a.m. and 8:30 a.m. and between 4:30
p.m. and 6:00 p.m., Monday through Friday), or a DART bus stop or trolley stop at which
DART bus service

52

Z067-203 (VM)
or trolley service is available with bus or trolley headways at least every 20 minutes during the
morning and evening peak periods (between 7:00 a.m. and 8:30 a.m. and between 4:30 p.m.
and 6:00 p.m., Monday through Friday).
(B)
The off-street parking requirement for an office use may be
reduced by three percent if the office use is within 1,200 feet, measured as a pedestrian
would walk, from a DART commuter rail station at which DART commuter rail service is
available or a DART bus stop or trolley stop where DART bus service or trolley service is
available, during the morning and evening peak periods (between 7:00 a.m. and 8:30 a.m. and
between 4:30 p.m. and 6:00 p.m., Monday through Friday).
(C)

The total public transit parking reduction for an office use may not

exceed 10 percent.
(7)

Mixed use development parking reduction.


(A)

In general.

(i)
The off-street parking requirement for a mixed
use development may be reduced in accordance with the mixed use development parking
chart
(Exhibit 468
).
(ii)
This reduction may be used in combination with other
parking reductions, except that the requirement for a mixed use development may not be
reduced by more than 30 percent.
(B)
Calculation of adjusted off-street parking requirement.
The adjusted off-street parking requirement for a mixed use development is calculated as follows:
(i)
The parking requirements for each of the uses in the
mixed use development must be ascertained.
(ii)
The parking demand for each use is determined for each
of the six times of day shown in the mixed use development parking chart by multiplying
the standard off-street parking requirement for each use by the percentage in the chart
assigned to the category of use. If a use in the development does not fall within one of the
categories shown in the mixed use development parking chart, the percentage assigned to that
use is 100 percent for all six times of day unless other factors can be demonstrated by a parking
study and approved by the building official.
(iii)
The time of day columns are totaled to produce sums
that represent the aggregate parking demand for the development at each time of day. The
largest of these six sums is the adjusted off-street parking requirement for the development.
If one or more of the main uses in a mixed use
(iv)
development is a retail or personal service use, the minimum parking requirement for
the mixed use

53

Z067-203 (VM)
development cannot be reduced to a number of spaces that is less than the sum of the
standard parking spaces required for each of the retail and personal service uses in the mixed
use development.
(8)
Fees for required parking. Fees may be charged for required parking if
the required parking is located within a parking structure.
(9)
Below-grade parking structures. Below-grade parking structures
may extend to the lot line and across lot lines within this district.
(10)
Special exception. The board of adjustment may grant a special
exception to reduce the number of required off-street parking spaces required in accordance
with Section 51A-4.311.
(i)

Site design requirements.

(1)
Screening of surface parking from the street. All surface parking must
be screened from the street by using one or more of the following three methods to
separately or collectively attain a minimum height of three and one-half feet above the parking
surface:
(A)
Earthen berm planted with turf grass or ground cover
recommended for local area use by the director of park and recreation. The berm may not have
a slope that exceeds one foot of height for each three feet of width.
(B)

Solid wood or masonry fence or wall.

(C)
Hedge-like evergreen plant materials recommended for local
area use by the director of park and recreation. The plant materials must be located in a bed
that is at least three feet wide with a minimum soil depth of 24 inches. Initial plantings must be
capable of obtaining a solid appearance within three years. Plant materials must be placed
24 inches on center over the entire length of the bed unless a landscape architect
recommends an alternative planting density that the building official determines is capable of
providing a solid appearance within three years.
(2)
Screening of surface parking from single-family or duplex adjacency. One
or more of the three screening methods listed in Subsection (b) must be used to provide
screening to separate a surface parking area from an adjacent single family or duplex
zoned property. The screening must separately or collectively attain a minimum height of six feet
above the parking surface.
(3)

Off-street loading and garbage storage area screening.

(A)
Off-street loading spaces and garbage storage areas for all
uses except single family and duplex uses must be screened from:
(i)

a public street that is adjacent to the lot; and

54

Z067-203 (VM)

(ii)
property in a single family or duplex zoned district that is
adjacent to or directly across an alley from the lot.
(B)
Screening required by this paragraph must be at least six feet
in height measured from the horizontal plane passing through the nearest point of the offstreet loading space or garbage storage area.
(C)

Required screening must be constructed of:

(i)
for off-street loading spaces, any of the materials
described in Subsection (b) to separately or collectively attain the minimum height of six feet
above the parking surface; and
(ii)
wall.

for garbage storage areas, a solid wood or masonry fence


or

(D)
Access through required screening may be provided only by a
solid gate that equals the height of the screening. The gate must remain closed at all times
except when in actual use.
(4)

Above-grade off-street parking in general.

(A)
Parking is permitted on any level of a building. Except for the
portions of an above-grade parking structure facing a mews or an alley, parking structures
must comply with the following:
(i)
parking levels must be screened through use of
vegetation, metal panels, or other architectural elements to obscure sloping ramps from view; or
(ii)
parking levels must be concealed in a structure with
facade building materials similar in appearance to the main structures facade; and
(B)
Liner development must be provided along the street level of
the garage, only when fronting on a primary street, in accordance with the table of
development standards (Exhibit 468 ).
(5)
Highly reflective glass. Highly reflective glass may not be used as
an exterior building material for more than 25 percent of a facade on any building or structure.
For purposes of this subsection, HIGHLY 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.)
(6)

Block standards.

55

Z067-203 (VM)
(A)
Block layouts must generally conform as shown on the area
regulating plan. Additional streets not shown on the regulating plan are allowed if they are
needed to meet minimum block standards or create blocks with a block perimeter of less than
1,600 feet. Additional streets must be developed in accordance with one of the street
sections identified in the streetscape standards.
(B)
Block standards apply during the platting process if the
existing parcel of land or block is greater than the block perimeters described in this section.
Except as provided in this paragraph, block perimeters may
(C)
not exceed 1,600 linear feet as measured along the inner edges of each street right-of-way,
private street, mews, or designated fire lane which is accompanied by a pedestrian sidewalk on
at least one side and available at all times to the general public. The block may be broken
by a civic building or open space lot provided the lot containing the civic building or open space
is at least 50 feet wide and provides perpetual pedestrian access through the block. Block
perimeters may exceed 1,600 feet up to a maximum perimeter of 2,400 feet, if one or more
of the following conditions apply:

considered a minor street.

(i)
not

The block has at least one block face on a street

(ii)
The block has a mid-block mews constructed in
accordance with this article that connects to another street.
(iii)
The block has a pedestrian passage available at all times
to the public. The pedestrian passage must comply with the following conditions:
(aa)
The pedestrian passage has a continuous
delineated path that is a minimum of 10-feet wide;
(bb)
The pedestrian passage contains lighting at an
interval to ensure a minimum illumination on the surface of the path of no less than one-half
footcandle; and
(cc)
The passage may be partially covered by a
structure only if the following conditions are met:
(I)

the total covered portion of each pedestrian

passage is not longer than 70


feet;
(II)
the portions of the facade of the structure
are treated architecturally the same as the adjoining building through the use of materials, colors
and architectural style;

56

Z067-203 (VM)
(III)
the portion of the structure covering the
pedestrian passage has a minimum setback of 15 feet (the portion of the passage within
the setback must comply with the mews cross section as shown in the streetscape standards);
(IV)
the portion of the pedestrian passage
under the structure has a minimum clearance of 14 feet and contains a clearly demarcated
continuous pedestrian passageway; and
(V)
the area between the covered portion of
the pedestrian path and the street is treated architecturally like a courtyard through
changes in ground surface materials, colors, or textures.
(7)
Street standards. Streets and mews must comply with cross-sections in
the streetscape standards.
(A)
Bulb-outs. Bulb-outs are required at all intersections, except
where parking is used as a lane of traffic during peak hours.
(B)
Crosswalks. Crosswalks must be delineated through the use
of contrasting pavement, texture, material, or color.
(C)
Building access. Building access must be provided as shown in
the table of development standards. Maximum entrance spacing is 150 feet.
(8)

Sidewalk standards for new construction.


(A)

In general.

(i)
Sidewalks complying with the standards of this
subsection must be provided for all new construction.
(ii)
If a sidewalk is located in a front yard, a sidewalk
easement must be dedicated to the city to assure its availability to the public for pedestrian use.
(B)

Location.

(i)
For all new construction, sidewalks must be located
along the entire length of the street frontage.
(ii)
Except for existing buildings that do not have room
between the building and the street, sidewalks must be located as show in the streetscape
standards. Sidewalks may be located farther from the projected street curb to the extent
necessary to preserve existing trees or structures or to comply with landscaping requirements.
(C)

Width.

57

Z067-203 (VM)
(i)

Sidewalks must comply with the streetscape standards.

(ii)
For any required sidewalks not illustrated in the street
standards, sidewalks must have a minimum width of four feet, unobstructed by any structures or
landscaping except tree grates, utility poles, and service boxes.
(9)
Screening of outdoor storage areas. Except for retail and personal
service uses, all outdoor storage areas must be screened by an eight-foot-high solid
screening fence, vegetative materials consisting of evergreen plant materials, or other
alternative deemed appropriate by the building official.
(j)

Landscaping.

(1)
In general. Except as provided in this subsection, landscaping must
be provided in accordance with Article X.
(A)

All street trees must meet the requirements of Section 51A-

10.125(b)(4).
(B)
All site trees must be a minimum of two inches in caliper at time of
planting and may not be located closer than four feet to any paved surface (measured from
the center of the tree trunk).
All site tree in-ground planting areas must be a minimum of 100
(C)
square feet for a large tree and 50 square feet for a small tree. Planters for large or small
trees must be a minimum of 25 square feet.
(D)
(E)

Site trees must be large tree species listed in Section 51A-10.134.


Small tree species may be substituted at a rate of two small
trees per required large tree.

(F)
Existing healthy site trees may be used to satisfy the site tree
requirements of this section in accordance with Section 51A-10.125(b)(3)(B). Whether a site tree
is healthy is a determination made by the building official.
(G)
One site tree must be provided for every 4,000 square feet of
lot area, or portion thereof, or a minimum of four site trees must be provided, whichever is
greater.
(H)

Site trees must be evenly distributed throughout the development.

(I)
Required landscaping may be provided aboveground
when configured as on-site open space in accordance with Section 51A-13.303, Open
Space.
(2)

Surface parking landscaping.

58

Z067-203 (VM)
(A)
Parking spaces in a surface parking lot may not be more than
100 feet from a large canopy tree planted in a median or island.
(B)
Each tree must have a caliper of at least two inches and may
not be planted closer than two feet to the paved portion of the parking lot.
(C)

A median or island in a surface parking lot must be a minimum of

25 square feet in area.


(3)

Shared Access Developments.

(A)
One site tree must be provided for every 4,000 square feet, or
portion thereof, within the shared access development, or a minimum of one site tree must
be provided for each individual dwelling unit in the shared access development, whichever is
greater.
(B)
development.
(k)

Site trees must be evenly distributed throughout the shared


access

Signs.

(1)
Except as otherwise provided, signs must comply the provisions
for business zoning districts in Article VII.
(2)

The following additional attached premise signs are permitted:


(A)

Identifications signs.

(i)
An SUP is required. In addition to the provisions of Section
51A-4.219 in determining whether or not to grant a specific use permit, the following factors
must be considered:
(aa)

Effect on view corridors into and out of the

Property.
(bb)
Effect on views to and from area parks
and landmarks, including the Trinity River Park.
(cc)

Effect on public open space and parks.

(dd)

Effect on residential uses within the Property.

(ii)

A maximum of two are allowed.

(iii)

May project 50 feet above the roof.

59

Z067-203 (VM)

(B)

(iv)

Maximum effective area is 5,000 square feet.

(v)

May contain a changeable message.

Project announcement signs.


(i)

A maximum of ten are allowed.

(ii)

Maximum effective area is 1,500 square feet.

(iii)

May contain a changeable message.

(iv)
May be displayed no more than 90 days before the
project or activity in the subdistrict commences or the tenant moves in.
(v)
Must be removed no more than 90 days after the project
or activity in the subdistrict is completed or the tenant moves in.
(3)

The use of neon is permitted.

(4)

No sign may project beyond the street curb line.

(5)
Signs may be illuminated by an independent external light source (such
as an external floodlight).
[(a)
(1)

Commercial and business service uses.


-----------

(2)

Main uses permitted.

Building repair and maintenance shop.


Catering service.
Commercial cleaning or laundry plant.
Custom business services.
Custom woodworking, furniture construction or repair.
Electronics service center.
Job or lithographic printing.
Medical or scientific laboratory.
Technical school.
Tool or equipment rental.

Industrial uses.
----

Alcoholic beverage manufacturing. [Subdistrict A-4 only.] [RAR]


Industrial (inside) not potentially incompatible.
Industrial (inside) light manufacturing.

60

Z067-203 (VM)
--

(3)

Institutional and community service uses.


----

(4)

Financial institution without drive-in window.


Financial institution with drive-in window.
Medical clinic or ambulatory surgical center.
Office.

Recreation uses.
--

(8)

Temporary construction or sales office.

Office uses.
-----

(7)

Hotel or motel. [SUP required if less than 80 rooms.]

Miscellaneous uses.
--

(6)

Child-care facility.
Church.
Public or private school.

Lodging uses.
--

(5)

Temporary concrete or asphalt batching plant. [By


special authorization of the building official.]

Public park, playground, or golf course.

Residential uses. The following residential uses are permitted only as


a use category within a mixed use project:
------

Duplex.
Handicapped group dwelling unit. [SUP required if spacing
component of Section 51A-4.209(3.1) is not met.]
Multifamily.
Single family.
Retirement housing.
To qualify as a mixed use project, a development must
contain residential uses and one or more of the other use
categories, and the combined floor areas of the uses in each
category must equal or exceed the following percentages of the
total floor area of the project:

Use Category

Percentage of Total Floor Area

61

Z067-203 (VM)
Lodging
Office
Residential
Retail and personal
service
(9)

----------

Transit passenger shelter.

Utility and public service uses.


-------

(12)

Ambulance service.
Auto service center.
Car wash. [Tunnel unit type only.]
Commercial amusement (outside). [SUP]
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.
Home improvement center, lumber, brick, or building materials
sales yard.
Household equipment and appliance repair. [No outside
storage permitted.]
Microbrewery, microdistillery, or winery. [Subdistrict A-4 only.]
[RAR]
Mortuary, funeral home, or commercial wedding chapel.
Motor vehicle fueling station.
Nursery, garden shop, or plant sales.
Personal service uses.
Restaurant without drive-in or drive-through service.
Restaurant with drive-in or drive-through service.
Theater.

Transportation uses.
--

(11)

5 percent

Retail and personal service uses.


----------

(10)

10 percent
15 percent
10 percent

Electrical substation.
Local utilities.
Police or fire station.
Post office.
Tower/antenna for cellular communication.
Utility or government installation other than listed. [SUP]

Wholesale, distribution, and storage uses.


-----

Contractors maintenance yard.


Mini-warehouse.
Office showroom/warehouse.
Warehouse.

(b)
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

62

Z067-203 (VM)
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.
(c)

Yard, lot, and space regulations.

(1)
Application of subsection. The following yard, lot, and space regulations
apply to all properties within Subdistricts A and A-4 except as provided in the urban design
guidelines for properties fronting on specific streets.
(2)
In general. The yard, lot, and space regulations in this subsection must
be read together with the yard, lot, and space regulations contained in Division 51A-4.400. If
there is a conflict between this subsection and Division 51A-4.400, this subsection controls.
(3)

Front yard. Minimum front yard is 15 feet.

(4)

Side and rear yard. No minimum side or rear yard.

(5)

Density. No maximum density.

(6)

Floor area ratio. Maximum floor area ratio is 3:1.

(7)
Height. Maximum structure height to the east of Plowman Avenue is 270
feet. Maximum structure height to the west of Plowman Avenue is 110 feet.
(8)

Lot coverage. Maximum lot coverage is 80 percent.

(9)

Lot size. No minimum lot size.

Stories. Maximum number of stories to the east of Plowman Avenue


(10)
is 20. Maximum number of stories to the west of Plowman Avenue is eight.
(d)
Off-street parking and loading. Consult the use regulations contained in Division
51A-4.200 for the specific off-street parking and loading requirements for each use.
(e)

Environmental performance standards. See Article VI.

(f)

Landscaping.
(1)

All landscaping must be provided in accordance with Article X.

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Z067-203 (VM)
(2)
(g)
Article VII.
(h)

Plant material must be maintained in a healthy, growing condition.

Signs. Signs must comply with the provisions for business zoning districts in

Additional provisions.

(1)
appearance. neat

Properties must be maintained in a state of good repair and

Development and use of the properties must comply with all federal
(2)
and state laws and regulations, and with all ordinances, rules, and regulations of the city.
(i)
Urban design guidelines for properties fronting on Beckley Avenue,
East Colorado Boulevard, Jefferson Boulevard, and Greenbriar Lane.
(1)
Purpose. The purpose of these urban design guidelines is to enhance
the pedestrian environment by increasing safety measures and providing amenities;
preserve the historic character of Old Oak Cliff; and enhance the safety factors for heavily
traveled major thoroughfares.
(2)
CPTED review.
Compliance with Crime Prevention Through
Environmental Design (CPTED) review standards is encouraged for all construction requiring a
building permit. Contact the building official plans examiner for information on CPTED review
standards.
(3)

Front yard. Minimum front yard is 15 feet. Maximum front yard is 30

feet.
(4)
Lighting. Exterior lighting of the front yard and parking areas must be
directed away from adjoining properties.
(5)

Parking lots.

Screening methods. All off-street surface parking lots, excluding


(A)
driveways used for ingress or egress must be screened from the street by using one or more
of the following three methods to separately or collectively attain a minimum height of three
feet above the parking surface:
(i)

Brick, stone, or concrete masonry; stucco; concrete; or

wood wall or fence.


Earthen berm planted with turf grass or ground cover
(ii)
recommended for local area use by the director of parks and recreation. The berm may not have
a slope that exceeds one foot of height for each two feet of width.

64

Z067-203 (VM)
(iii)
Evergreen plant materials recommended for local area
use by the director of parks and recreation. The plant materials must be located in a bed that
is at least three feet wide with a minimum soil depth of 24 inches. Initial plantings must be
capable of obtaining a solid appearance within three years. Plant materials must be placed a
maximum of 24 inches on center over the entire length of the bed unless the building
official approves an alternative planting density that a landscape authority certifies as being
capable of providing a solid appearance within three years.
Measuring the height of screening. The height of screening is
(B)
measured from the horizontal plane passing through the nearest point of the surface of
the parking lot. Screening may be placed in a visibility triangle as defined in the visual
obstruction regulations in Section 51A-4.602(c). Any screening placed in a visibility triangle
must be two and one-half feet in height measured from the top of the adjacent street curb.
If there is no adjacent street curb, the measurement is taken from the grade of the portion of the
street adjacent to the visibility triangle.
(6)
Reflective glass. Maximum permitted luminous reflectance of glass used
as an exterior building material varies depending on where the reflective glass is used on
the building. The luminous reflectance of glass used on the exterior of the first two stories
of a building may not exceed 15 percent. The luminous reflectance of exterior glass used
above the first two stories of the building may not exceed 27 percent.
(7)
Screening of outside storage. Outside storage must be screened
as provided by Section 51A-4.602(b).
Street trees. In addition to any landscaping required by Article X, trees
(8)
must be planted within 10 feet of the front property line at a density of one tree for each 30 linear
feet of frontage, excluding visibility triangles, driveways, and points of ingress and egress to and
from the property.
(j)
Urban design guidelines for properties fronting on Julian Street, Spann
Street, Oregon Street, Dealey Street, and Morgan Street.
Purpose. The purpose of these urban design guidelines is to enhance
(1)
the pedestrian environment by increasing safety measures and providing amenities, and to
preserve the historic character of Old Oak Cliff.
(2)
CPTED review. Compliance with CPTED review standards is encouraged
for all construction requiring a building permit. Contact the building official plans examiner for
information on CPTED review standards.
Lighting. Exterior lighting of the front yard and parking areas must be
(3)
directed away from adjoining properties.
(4)
Reflective glass. Maximum permitted luminous reflectance of glass
used as an exterior building material varies depending on where the reflective glass is used
on the

65

Z067-203 (VM)
building. The luminous reflectance of glass used on the exterior of the first two stories of a
building may not exceed 15 percent. The luminous reflectance of exterior glass used above
the first two stories of the building may not exceed 27 percent.
(5)
Screening of outdoor storage. Outside storage must be screened
as provided by Section 51A-4.602(b).
(6)

Sidewalks. Buildings must be set back at least six feet from the required

sidewalk.
Street trees. In addition to any landscaping required by Article X, trees
(7)
must be planted within 10 feet of the front property line at a density of one tree for each 30 linear
feet of frontage, excluding visibility triangles, driveways, and points of ingress and egress to and
from the property.]
Staff Recommendation
Zoning to be WR-3
CPC Recommendation
SEC. 51P-468.108[7.1].
EAST KESSLER OVERLAY. [SUBDISTRICT A-1
BECKLEY RESIDENTIAL AREA.]
(a)

Applicability.

The provisions in this section apply only in the East Kessler


overlay as identified in Exhibit
.

(b)

Height. Maximum structure height is 35 feet.

(c)

Stories. Maximum number of stories is 2.5.

(d)
Parking reductions. Parking reductions allowed in this district are not allowed in
the East Kessler Overlay.
(e)
Remote parking. Remote parking is prohibited. No use in the East Kessler
Overlay may use remote parking for required parking, whether the remote parking lot is within
the overlay or outside of it. No use outside of the overlay may use a remote parking lot within
the overlay for required parking.
(f)

Rooftop decks. Rooftop decks accessible to the public are prohibited.

(g)

Outdoor speakers. Outdoor speakers are prohibited.

(h)
Detached signs.
and Greenbriar Lane.

Detached signs are prohibited along Handley Drive

(i)

Backlit signs. Backlit signs are prohibited.

(j)

Special provisions for lots adjacent to Handley.


(1)

The following main uses are the only main uses allowed:

66

Z067-203 (VM)

------

Single family.
Duplex.
Multifamily.
Office.
Medical office.

(2)

Minimum front yard setback is 15 feet.

(3)

When adjacent to a single family use, minimum side and rear setback is 5

(4)

Maximum structure height is 30 feet.

(5)

Maximum lot coverage is 80 percent.

feet.

(vi)

Detached signs are prohibited.

(6)

LED lights are prohibited.

(7)

Maximum effective area for attached premise signs is four square feet.
[(a)

(1)

Residential uses.
-----

(2)

Handicapped group dwelling unit. [SUP required if spacing


component of Section 51A-4.209(3.1) is not met.]
Multifamily.
Residential hotel.
Single family.

Transportation uses.
--

(3)

Main uses permitted.

Transit passenger shelter.

Utility and public service uses.


-------

Electrical substation.
Local utilities.
Police or fire station.
Post office.
Tower/antenna for cellular communication.
Utility or government installation other than listed. [SUP]

67

Z067-203 (VM)
(b)
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 in Section 51A-4.217. For more
information regarding accessory uses, consult Section 51A-4.217.
(c)

Yard, lot, and space regulations.

Application of subsection. The following yard, lot, and space regulations


(1)
apply to all properties within Subdistrict A-1.
In general. The yard, lot, and space regulations in this section must be
(2)
read together with the yard, lot, and space regulations in Division 51A-4.400. In the event of a
conflict between this section and Division 51A-4.400, this subsection controls.)
(3)

Front yard. Minimum front yard is 15 feet.

(4)

Side and rear yard. No minimum side or rear yard.

(5)

Density. Maximum number of dwelling units is 23.

(6)

Floor area ratio. Maximum floor area ratio is 3:1.

(7)

Height. Maximum structure height is 50 feet.

Lot coverage. Maximum lot coverage is 80 percent. Aboveground parking


(8)
structures are included in lot coverage calculations; surface parking lots and underground
parking structures are not.
(9)

Lot size. No minimum lot size.

(10)

Stories. No maximum number of stories.

Off-street parking and loading. Consult the use regulations contained in Division
(d)
51A-4.200 for the specific off-street parking/loading requirements for each use.
(e)

Environmental performance standards. See Article VI.

(f)

Landscaping.

(1)
For a shared access development, landscaping must be provided
in accordance with all provisions set forth in this paragraph.
Treatment as a single lot. For purposes of landscape regulations,
(A)
a shared access development is treated as a single lot.

68

Z067-203 (VM)
(B)
Landscape site area designation. A minimum of 20 percent of
the shared access development must be designated as landscape site area. Permeable
pavement for motor vehicles does not count as a part of the landscape site area.
(C)

Trees.

(i)
Site trees. One tree must be provided for every 4,000
square feet within the shared access development. A minimum of 50 percent of these site
trees must be planted within the rear 50 percent of the shared access development. Every site
tree must have a planting area of at least 25 square feet. The trunk of any site tree must be
located more than two-and-one-half feet from any pavement.
(ii)
Street trees. All street trees must be large canopy
trees. One large canopy tree must be provided for every 25 feet of frontage, with a minimum
of two trees required. These trees must be located within the public right-of-way.
(2)

For all other uses, landscaping must be provided in accordance with

(3)

All plant materials must be maintained in a healthy, growing condition.

Article X.

(g)
Article VII.
(h)

Signs. Signs must comply with the provisions for non-business zoning districts in

Additional provisions.

Property in this subdistrict must be properly maintained in a state of


(1)
good repair and neat appearance.
(2)
Development and use of property in this subdistrict must comply with all
federal and state laws and regulations, and with all ordinances, rules, and regulations of the city.]

SEC. 51P-468.109[7.2].
MEDICAL USE OVERLAY. SUBDISTRICT A-2
GREENBRIAR RESIDENTIAL AREA.
(a)
Applicability.
The provisions in this section apply only in the medical use
overlay as identified in Exhibit
only when occupied by a medical use as defined in
Section 51A-13.306(d)(4).
(b)
Purpose. The medical use overlay is intended to provide flexibility to meet the
unique requirements of medical uses including accessibility, building infrastructure, and
structure design standards.

69

Z067-203 (VM)
(c)
Conflict. If there is a conflict between the text of this section and the text of other
sections in this article, this section controls. If there is a conflict between the text of this section
and Chapter 51A, the text of this section controls.
(d)
Street hierarchy plan. The medical use overlay must comply with the
street hierarchy plan (Exhibit 468C). Amendments to the hierarchy plan must follow the
procedures for the minor amendment process in Section 51A-4.702(h)(2).
(e)

Main uses permitted.


(1)
----

In general. The following uses are the only main uses permitted:
Commercial parking lot.
Medical uses as defined in Section 51A-13.306(d)(4).
Pedestrian sky bridge. [SUP. See Section 51A-4.217(b)(12). Traffic
impact analysis is not required.]

(2)
Active uses. Along Beckley Avenue and Colorado Boulevard, the only
uses permitted on street-level and as part of a parking structure are active uses.
(f)

Yard, lot, and space regulations.

(1)
Front yard. Along secondary streets, maximum front yard is 30
feet. Along service streets, no maximum front yard. Pedestrian skybridges may be located
in a required front yard.
(2)

Side yard. Maximum side yard is 50 feet.

(3)
Parking setback. Along non-primary streets, minimum setback for
surface parking is 10 feet.
(4)
Structure height. Except along Beckley Avenue and Colorado Boulevard,
no minimum structure height. Along Colorado and Beckley, structure height must comply with
WMU-20 regulations in Article XIII.
(5)

Story height. No maximum or minimum story height.

(6)
Block length. Maximum block lengths required by Article XIII may be
measured from intervening fire lanes, driveways, pedestrian or bicycle passages, or alleys
that serve to divide blockfaces.
(g)

Off-street parking regulations.

(1)
In general. Except as otherwise provided in this subsection, consult
the parking regulations in Section 51A-13.402 for the specific off-street parking and loading
requirements for medical uses.

70

Z067-203 (VM)

(A)

Hospital. One off-street parking space per bed is required.


(D)

(2)

Parking fees.

Pedestrian sky bridge. None required.

Medical uses may charge a fee for required off-street

parking.
(h)

Facade transparency.

(1)
Along Beckley Avenue and Colorado Boulevard, minimum facade
transparency at street-level is 30 percent. Minimum facade transparency above street-level is 20
percent.
(i)
Single story shopfront development. Single story shopfront development
is allowed for medical uses in buildings that do not front Beckley Avenue or Colorado Boulevard.
(a)

Main uses permitted.

(1)
In general. Except for transit passenger shelter and local utilities,
nonresidential uses must be part of a live/work unit and located in buildable area 2 as shown
on the Subdistrict A-2 conceptual plan.
(2)

Commercial and business service uses.


-----

(3)

Industrial uses.
--

(4)

Office.

Residential uses.
--

(6)

Industrial (inside) for light manufacturing. [Limited to 1,000


square feet. Street level only.]

Office uses.
--

(5)

Artisan and specialty goods shop.


Art or craft production facility.
Catering service.
Live/work unit.

Multifamily.

Retail and personal service uses.


--

Art gallery.

71

Z067-203 (VM)
---(7)

Transportation uses.
--

(8)

General merchandise or food store 3,500 square feet or less.


Personal service uses.
Restaurant without drive-in or drive-through service.

Transit passenger shelter.

Utility and public service uses.


--

Local utilities.

Accessory uses. As a general rule, an accessory use is permitted in any district


(b)
in which the main use is permitted. Some specific accessory uses, however, due to their
unique nature, are subject to additional regulations in Section 51A-4.217. For
more
information regarding accessory uses, consult Section 51A-4.217.
(c)

Yard, lot, and space regulations.

In general. The yard, lot, and space regulations in this section must be
(1)
read together with the yard, lot, and space regulations in Division 51A-4.400. If there is a
conflict between this section and Division 51A-4.400, this section controls.
(2)

Front yard.
(A)

Minimum front yard.


(i) Greenbriar Lane. Minimum front yard is five feet.
(ii) Dealey Avenue. No front yard is required.

(B)

Buildable area 1.

(i) A minimum of 65 percent of the easement frontage must


have a building facade located within 0 and 15 feet of the wastewater easement.
The required setback from the wastewater easement is
(ii)
measured from the northernmost line of the easement shown on the Subdistrict A-2
conceptual plan.
(iii)
A permit must be issued for a building in buildable area 2
that meets the minimum frontage requirement in Subparagraph (C) before the issuance of
a permit to construct a building in buildable area 1.
(C)

Buildable area 2.

72

Z067-203 (VM)
(i)

Maximum front yard is 15 feet.

A minimum of 65 percent of the lot frontage must have a


(ii)
building facade located between the minimum and maximum front yard.
(3)
(4)
dwelling unit density.

Side and rear yard. No minimum side or rear yard.


Density. Minimum density is 55 dwelling units per acre. No maximum

(5)

Floor area ratio. No maximum floor area ratio.

(6)

Height. Maximum structure height is 78 feet.

(7)
Lot coverage. Maximum lot coverage is 80 percent. Aboveground
parking structures are included in lot coverage calculations; surface parking lots and
underground parking structures are not.
(8)

Lot size. No minimum lot size.

(9)
Stories. Minimum number of stories above grade is two.
number of stories above grade is five.
(d)

Maximum

Off-street parking and loading.

In general. Except as provided in this subsection, consult the use


(1)
regulations in Division 51A-4.200 for the specific off-street parking and loading requirements
for each use.
(2)

Multifamily.

(A)
On-street parking reduction. Any on-street parking spaces may
be counted as a reduction of the parking requirement of the use adjacent to the on-street
parking space.
An on-street parking space may not be used to reduce
(i)
the required parking for more than one use, except that an on-street parking space may be
used to reduce the combined total parking requirement for a mixed-use project.
(ii)
An on-street parking space that is not available to the
public at all times of the day may only be counted as a partial parking space in proportion to the
amount of time that it is available. For example, a parking space that is available to the public
only eight hours per day will be counted as one-third of a parking space (8 24 = one-third).
The total of the limited-availability parking spaces will be counted to the nearest whole number,
with one-half counted as an additional space.

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Z067-203 (VM)
(B)
Bicycle parking. One bicycle parking space per 10 dwelling units
is required. A minimum of 25 percent of the required bicycle parking spaces must be unassigned
and available for guest parking. The remaining required bicycle parking spaces must be secure
and located within an enclosed structure.
(C)
Street car parking reduction. If a street car stop is located within
a walking distance of 1,500 feet, the off-street parking requirement is 1.1 spaces per dwelling
unit.
Live/work units. Live/work units must comply with the parking
(3)
requirements for multifamily uses. The nonresidential portion of a live/work unit does not
require additional parking or loading above the minimum requirement for a multifamily use;
however, the minimum parking requirement in Division 51A-4.200 or this section must be
available and unassigned and must be located on site or within the adjacent public right-of-way.
(4)
Artisan and specialty goods shop or art or craft production facility. One
space per 500 square feet of floor area is required.
(5)

Art gallery. One space per 200 square feet of floor area is required.

(e)

Environmental performance standards. See Article VI.

(f)

Landscaping.

(g)

(1)

Landscaping must be provided in accordance with Article X.

(2)

Plant material must be maintained in a healthy, growing condition.

Landscaping in the parkway.


(1)

Private license granted.

The city council hereby grants a revocable, non-exclusive


(i)
license to the owners or tenants (with the written consent of the owner) of all property in this
subdistrict for the exclusive purpose of authorizing compliance with the parkway landscaping
requirements of this article. Parkway means the portion of a street right-of-way between the
street curb and the lot line. An owner or tenant is not required to pay an initial or annual fee
for this license, although a fee may be charged for issuance of a parkway landscape permit.
This private license will not terminate at the end of any specific period, however, the city council
reserves the right to terminate this license at will, by resolution passed by the city council, any
time such termination becomes necessary. The determination by the city council of the need for
termination is final and binding. The city shall become entitled to possession of the licensed
area without giving any notice and without the necessity of legal proceedings to obtain
possession when, in its judgment, the purpose or use of the license is inconsistent with the
public use of the right-of-way or when the purpose or use of the license is likely to become a
nuisance or a threat to public safety. Upon termination of the license by the city council, each
owner or tenant shall remove all improvements and installations in the public rights-of-way to
the satisfaction of the city.

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Z067-203 (VM)

An owner or tenant is not required to comply with any landscaping


(ii)
requirement to the extent that compliance is made impossible due to the city council's revocation
of the private license granted by this subsection.
(iii)
Upon the installation of landscaping and related amenities, such
as irrigation systems, in the public rights-of-way, the owner or tenant shall procure, pay for,
and keep in full force and effect commercial general liability insurance coverage with an
insurance company authorized to do business in the State of Texas and otherwise acceptable
to the city, covering, but not limited to, the liability assumed under the private license granted
under this subsection, with combined single limits of liability for bodily injury and property
damage of not less than $1,000,000 for each occurrence, and $2,000,000 annual aggregate.
Coverage under this liability policy must be on an occurrence basis and the city shall be named
as additional insured. Proof of such insurance must be sent to: Office of Risk Management,
City of Dallas, 1500 Marilla, Dallas, Texas 75201, and the policy must provide for 30 days prior
written notice to the Office of Risk Management of cancellation, expiration, non-renewal, or
material change in coverage. All subrogation rights for loss or damage against the city are
hereby waived to the extent that they are covered by this liability insurance policy.
Each owner or tenant is responsible for maintaining the
(iv)
landscaping in a healthy, growing condition, for keeping related amenities in good repair and
condition, and for keeping the premises safe and from deteriorating in value or condition, at no
expense to the city. The city is absolutely exempt from any requirements to make repairs or to
maintain the landscaping, related amenities, or the premises. The granting of a license for
landscaping and related amenities under this subsection does not release the owner or
tenant from liability for the installation or maintenance of trees, landscaping, and related
amenities in the public right-of-way.
(2)

Parkway landscape permit.

(i)
It is the responsibility of the property owner to apply for and obtain
a parkway landscape permit before locating trees, landscaping, or related amenities in the
parkway. An application for a parkway landscape permit must be made to the building official.
The application must be in writing on a form approved by the building official and accompanied
by plans or drawings showing the area of the parkway affected and the planting or other
amenities proposed.
(ii)
Upon receipt of the application and any required fees, the
building official shall circulate it to all affected city departments and utilities for review and
comment. If, after receiving comments from affected city departments and utilities, the building
official determines that the construction, planting, or other amenities proposed will not be
inconsistent with and will not unreasonably impair the public use of the right-of-way, the
building official shall issue a parkway landscape permit to the property owner; otherwise, the
building official shall deny the permit.

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Z067-203 (VM)
(iii)
A property owner is not required to comply with any parkway
landscaping requirement of this article if compliance is made impossible due to the building
official's denial of a parkway landscape permit.
(iv)
A parkway landscape permit issued by the building official is
subject to immediate revocation upon written notice if at any time the building official
determines that the use of the parkway authorized by the permit is inconsistent with or
unreasonably impairs the public use of the right-of-way. The property owner is not required to
comply with any parkway landscaping requirement of this section if compliance is made
impossible due to the building official's revocation of a parkway landscape permit.
(v)
The issuance of a parkway landscape permit under this
subsection does not excuse the property owner, his agents, or employees from liability for the
installation or maintenance of trees or other amenities in the public right-of-way.
(h)

Signs.
(1)

Signs must comply with the provisions for non-business zoning districts in

Article VII.
(2)
For the purpose of projecting signs, a live/work unit is considered a
nonresidential premise. Projecting signs are limited to a maximum of 10 square feet of effective
area.
(i)

Urban design guidelines.

Purpose. The purpose of these urban design guidelines is to enhance


(1)
the pedestrian environment by increasing safety measures and providing amenities;
preserve the historic character of Old Oak Cliff; and enhance the safety factors for heavily
traveled major thoroughfares. For the purpose of these urban design guidelines, a live/work unit
is considered a dwelling unit.
(2)

Street-facing ground-floor dwelling units.

(A)
A minimum of 80 percent of the street-facing, ground-floor
dwelling units must have individual entries that access the street and must have an improved
path connecting to the sidewalk.
(B)
Individual entries may be gated and private yards or patios may
be fenced if the fencing is a minimum 70 percent open, such as wrought iron.
(C)
A minimum of 60 percent of the street-facing, ground-floor
dwelling units must have an individual entrance or patio within six to 30 inches above the
finished sidewalk grade.

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Z067-203 (VM)

(D)
Construction of stoops or porches at each street-facing,
ground- floor dwelling unit is encouraged.
(E)
For a live/work unit, the second floor shall be the maximum height
allowed above the finished floor without the requirement of a mid-stair landing.
(F)
The street-facing facade of a live/work unit must provide the
following fenestration for the portions of the ground floor that has floor area. If an enclosed
parking area within a live/work unit is converted to floor area, the entire street-facing facade of
the ground level must comply with the following fenestration requirements.
(i)
Windows and doors must contain clear and unpainted
or similarly treated glass that provides a transparent surface (spandrel glass or back-painted
glass is prohibited).
(ii)
Windows and doors are required at a minimum of
50 percent of the street-fronting, street-level facade.
(iii)

Windows must be located a maximum of three feet above

(iv)

Windows must be at least 10 feet in height.

the base of the structure.

(3)

Architectural elements.

(A)

Maximum permitted luminous reflectance of glass used as


an exterior building material above the first two stories of the building may not exceed 27 percent.

(B)

To break up long walls, building articulation of a minimum depth


of one foot is required for every 50 feet of length of a street-facing facade.

(C)

A minimum of two different facade materials or colors is required

on each street-facing facade.

(D)

Special architectural elements, such as architecturally


prominent public entrances, a canopy or awning, or an attached tower or turret, are required
at building public entry points. A minimum of two elements are required for buildable area
1 and a minimum of one element is required for buildable area 2.
(4)
Parking structures. Parking structure facades must be concealed with
a facade that is similar in materials, architecture, and appearance to the facade of the main
structure or the adjacent structure, except that breaks in the exterior parking structure facade
not exceeding 40 feet in width are permitted at driveway and entryway locations. Openings in
the exterior parking structure facade may not exceed 60 percent of the total parking structure
facade area. Solid screening that is a minimum of 42 inches in height from the floor level
within the parking structure is required to screen vehicles and vehicle headlights. Other
openings must be

77

Z067-203 (VM)
screened with architectural grill work or other visual screening materials that provide ventilation.
Cable guard strands must not be visible from the exterior of the parking structure.
(5)

Pedestrian amenities.

(A)
A minimum of two benches and two trash receptacles are
required along each street frontage.
(B)
Pedestrian scale lighting must be provided at an average of
one lighting fixture per 75 feet of street frontage. Lighting fixtures may be attached or detached.
(C)
A minimum sidewalk width of eight feet must be provided with a
minimum unobstructed width of five feet. Trees and tree grates are sidewalk obstructions.
(D)
Pedestrian crossings at driveways must be distinguished by a
change in surface materials such as pavers or patterned concrete. Pedestrian crossings may
not be distinguished by paint alone.
(6)
Open space. A minimum of eight percent of the lot area must be provided
as open space. Open space may be provided at or below grade or above ground through the
use of an outside roof deck, rooftop garden, pool area, or similar type of outside common area.
Open space cannot be parked on or driven upon.
CPTED review.
Compliance with Crime Prevention Through
(7)
Environmental Design (CPTED) review standards is encouraged for all construction requiring a
building permit. Contact the building official plans examiner for information on CPTED review
standards.
(8)

Street trees.

(A)
In addition to any landscaping required by Article X, trees must be
planted within 10 feet of the front property line or within the parkway at a density of one tree for
each 30 linear feet of frontage, excluding visibility triangles, driveways, and points of ingress
and egress to and from the Property.
(B)
The following small trees may be provided to comply with this
requirement in areas where a conflict exists due to above or below ground utilities:
(i)

Crepe Myrtle (Lagerstroemia indica)

(ii)

Redbud (Cercis canadensis)

(iii)

Desert Willow (Chilopsis linearis)

(iv)

Yaupon Holly (Ilex vomitoria)

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Z067-203 (VM)
(v)

Mexican Plum (Prunus mexicana)

Paving. Architecturally enhanced paving is encouraged adjacent


(9)
to Greenbriar Lane and for parking areas visible from an improved public street.
(j)

Additional provisions.
(1)

A live/work unit may:

only have customers on the premises between 7:00 a.m. and


(A)
9:00 p.m., Monday through Sunday;
(B)

only have material deliveries and pick-ups twice per week or less;

(C)

not allow work-related activities to occur outside;

(D)

not have outdoor displays; and

not generate loud and raucous noise that renders enjoyment of


(E)
life or property uncomfortable or interferes with public peace and comfort.
(2)
of a half inch.

A stucco system used as a facade material must have a minimum


thickness

(3)
Property in this subdistrict must be properly maintained in a state of
good repair and neat appearance.
Development and use of the Property in this subdistrict must comply with
(4)
all federal and state laws and regulations, and with all ordinances, rules, and regulations of
the city.

SEC. 51P-468.110[7.3].

(a)

TRANSITIONAL USES. [SUBDISTRICT A-3


TRINITY TOWNHOME MULTIFAMILY RESIDENTIAL
AREA.

Application. This section applies only to Subdistricts B, C, D, E, F, and G.

(b)
Purpose. When a form district is initiated, it may not be possible to develop and
completely transition the entire area at the inception, Transitional uses are intended to provide
an opportunity for owners in a form district to make appropriate use of their property during the
interim period as the district develops. Transitional uses are intended to allow underutilized or
vacant properties to have value between the effective date of this article and the time that full
implementation of the zoning changes become practical and feasible with strict compliance. No
transitional use is allowed without a specific use permit which must contain a specific duration

79

Z067-203 (VM)
and, which may, if necessary provide regulations in this section to ensure compatibility of the
use with surrounding properties.
(c)

Specific use permit.

(1)
The uses listed in Subsection (d) are permitted as transitional uses
subject to a specific use permit.
(2)
A specific use permit approved for a transitional use must contain a
specified duration, which may not exceed years. A specific use permit for a transitional use is
not subject to automatic renewal. No off-street parking reductions are permitted.
(3)
A specific use permit approved for a transitional use may modify the
following regulations of this article if the city council determines that no adverse impact on
surrounding properties will result:
(A)

Section 51A-13.302, Height.

(B)

Section 51A-13.304, Development Types.

(C)

Section 51A-13.305, Building Elements.

(4)
A specific use permit for a transitional use does not create
nonconforming rights in the use, structure, or any modifications of the regulations of this article.
Upon expiration of the specific use permit, immediate compliance with all regulations of this
article is required.
(5)
No expiration for a specific use permit may occur while an application for
renewal of the specific use permit is pending before the city plan commission or city council. If
an application is pending at the end of the current time limit stated in the specific use permit
ordinance, the time limit shall be extended as a matter of law:
(A)
unitl the day following the next succeeding official agenda meeting
of the city council after the council makes a final decision to deny the application; or
(B)
if the city council votes to create a new time limit, until the
effective date of the amending ordinance establishing the new time limit.
(d)

List of transitional uses.

(1)
All uses permitted under Section 51A-13.306, regardless of the
subdistrict in which the use is located.
(2)

Crop production.

(3)

Building repair and maintenance shop.

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Z067-203 (VM)

(4)

Catering service, large scale.

(5)

Electronics service center.

(6)

Tool or equipment rental.

(7)

Lumber, brick, or building materials sales yard.

(8)

Recycling collection center.

(9)
Outdoor recreation, including, but not limited to, country club with private
membership, private recreation center, club, or area (outside), public golf course, and
commercial amusement (outside).
(10)
(a)

Nursery or plan sales on an open lot.

Main uses permitted. The following are the only main uses permitted:
---

Local utilities.
Multifamily.

(b)
Accessory uses. As a general rule, an accessory use is permitted in any district
in which the main use is permitted. Some specific accessory uses, however, due to their
unique nature, are subject to additional regulations in Section 51A-4.217. For
more
information regarding accessory uses, consult Section 51A-4.217.
(c)

Yard, lot, and space regulations.

(1)
In general. The yard, lot, and space regulations in this section must be
read together with the yard, lot, and space regulations in Division 51A-4.400. If there is a
conflict between this subsection and Division 51A-4.400, this subsection controls.
(2)

Front yard.
(A)

Dealey Avenue. Along Dealey Avenue, minimum front yard is

(B)

Greenbriar Lane.

five feet.

Except as provided in this subparagraph, along


(i)
Greenbriar Lane and south of the sanitary sewer easement shown on the development plan,
(aa)
(bb)

81

minimum front yard is 5 feet; and


maximum front yard is 15 feet.

Z067-203 (VM)

For dwelling units along Greenbriar Lane and south of


(ii)
the sanitary sewer easement shown on the development plan, stoops and stairs may encroach
up to five feet into the minimum front yard setback.

A portion of the front facade equal to at least 25 percent


(iii)
of the length of the Property along Greenbriar Lane, including pedestrian and vehicular ingress
and egress points, must be located within the area between the minimum and maximum front
yard setback. The remainder of the front facade must comply only with the minimum front
yard setback.
(C)

Urban form. Urban form setbacks are not required.

(3)

Side and rear yard. No minimum side or rear yard.

(4)

Density. Minimum density is 60 dwelling units. No maximum density.

(5)

Floor area ratio. No maximum floor area ratio.

(6)

Height.
(A)

Except as provided in this paragraph, maximum height is 75 feet.

(B)

In the area shown on the development plan, maximum height is 38

feet.
Lot coverage. Maximum lot coverage is 80 percent. Aboveground
(7)
parking structures are included in lot coverage calculations; surface parking lots and
underground parking structures are not.

(d)

(8)

Lot size. No minimum lot size.

(9)

Stories. Maximum number of stories is five.

Off-street parking and loading.

Except as provided in this subsection, consult the use regulations


(1)
in Division 51A-4.200 for the specific off-street parking/loading requirements for each use.
(2)

Tandem parking is permitted in garages attached to individual dwelling

units.
(3)
For a multifamily use, a minimum of 1.50 off-street parking spaces per
dwelling unit must be provided. For visitor parking, an additional minimum of 0.25 off-street

82

Z067-203 (VM)
parking spaces per dwelling unit must be provided. Required visitor parking must be available
and unassigned.
On-street parking spaces adjacent to the multifamily use may be
(4)
counted toward the off-street visitor parking requirements.
(e)

Environmental performance standards. See Article VI.

(f)

Landscaping.

(g)
Article VII.

(1)

Landscaping must be provided in accordance with Article X.

(2)

Plant materials must be maintained in a healthy, growing condition.

Signs. Signs must comply with the provisions for non-business zoning districts in

Urban design guidelines.

(h)

(1)

In general.
(A)

The purpose of these urban design guidelines is to:

(i)
enhance the pedestrian environment by increasing
safety measures and providing amenities;
(ii)

preserve the historic character of Old Oak Cliff; and

(iii)

enhance the safety factors for heavily traveled major

thoroughfares.
(B)

For purposes of the urban design guidelines, internal driveways are

considered streets.
(C)
The urban design guidelines do not apply to the existing dwelling
units constructed before January 1, 2013 and shown on the development plan.
(2)

Street-facing facades.

Except as provided in this paragraph, a minimum of 80 percent


(A)
of the street-facing street-level dwelling units must have an:
(i)

individual entry with access to the street; and

(ii)

improved path that connects to a sidewalk.

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Z067-203 (VM)
(B)
Along Greenbriar Lane and south of the sanitary sewer
easement shown on the development plan, 100 percent of the street-facing street-level dwelling
units must have an:
(i)

individual entry with access to the street; and

(ii)

improved path that connects to a sidewalk.

Along Greenbriar Lane and south of the sanitary sewer


(C)
easement shown on the development plan, at least 30 percent of the area of street-facing
street-level dwelling unit facades, including windows and doors, must be transparent.
(3)

Architectural elements.

(A)
To break up long walls, building articulation of a minimum depth
of one foot is required for every 50 feet of length of a street-facing facade.
A minimum of two different facade materials or colors is required
(B)
on each street-facing facade.
(4)

Off-street parking structures.

(A)
Except as provided in this paragraph, parking structures must
be concealed with a facade that is similar in materials, architecture, and appearance to the
facade of the main structure, except that breaks in the exterior parking structure facade not
exceeding 40 feet in width are permitted at driveway and entryway locations.
(B)
Openings in the exterior parking structure facade may not
exceed 60 percent of the total parking structure facade area.
Solid screening of a minimum of 42 inches in height from the floor
(C)
level within the parking structure to screen vehicles and vehicle headlights.
Other openings must be screened with architectural grill work or
(D)
other visual screening materials that provide ventilation and minimize glare and noise.
(E)
The off-street parking structure requirements do not apply
to garages attached to individual dwelling units.
(5)

Pedestrian amenities along Greenbriar Lane.

Pedestrian scale lighting must be provided at an average of


(A)
one lighting fixture per 75 feet of Greenbriar Lane street frontage, including ingress and
egress points.

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Z067-203 (VM)
(B)
A minimum sidewalk width of eight feet must be provided with a
minimum unobstructed width of five feet. Trees and tree grates are considered sidewalk
obstructions. Internal sidewalks along the driveways must be a minimum width of three feet.
(C)
Pedestrian crossings at driveways that connect to Greenbriar
Lane must be distinguished by a change in surface materials, such as pavers or patterned
concrete. Pedestrian crossings may not be distinguished by paint alone.
CPTED review. Compliance with Crime Prevention Through
(6)
Environmental Design (CPTED) review standards is encouraged for all construction requiring a
building permit. Contact the building official plans examiner for information on CPTED review
standards.
Fencing. The following fencing requirements apply when the
(7)
seventh dwelling unit is completed on the Property:
(A)
All fencing existing on November 12, 2013 must be removed,
except the fencing for existing dwelling units constructed before January 1, 2013 and shown on
the development plan.
Except as provided in this paragraph, fencing for street(B)
facing dwelling units may not exceed four feet in height.
(C)

Side yard perimeter fencing may not exceed nine feet in height.

(D)
Vehicular security gates may not exceed six feet in height
and must be located at least 15 feet from the street right-of-way as shown on the development
plan.
Fencing in the area between a street-facing facade and the
(E)
street that is not part of an individual dwelling units private yard or patio must have one
pedestrian gate for every 150 feet of fencing length.
(F)
Fencing and gates for individual dwelling unit entries, private
yards, and patios must be a minimum of 70 percent open.
(i)

Additional provisions.

To ensure compliance with the standards of this article, before the


(1)
issuance of a building permit to construct a building north of the sanitary sewer easement shown
on the development plan, a building permit must be issues for a building that meets the
facade location requirements in Section 51P-107.3(c)(2).
(2)

Dumpsters are not permitted.

(3)
The Property must be properly maintained in a state of good repair
and neat appearance.

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Z067-203 (VM)

Development and use of property in this subdistrict must comply with all
(4)
federal and state laws and regulations, and with all ordinances, rules, and regulations of the city.]

SEC. 51P-468.111[08].

HIGH-RISE TOWER CONFIGURATION AND


ORIENTATION REQUIREMENTS. [SUBDISTRICT B OAK FARMS COMMERCIAL AREA.]

(a)
Applicability. This section applies only to building sites in Subdistricts G and H
that are adjacent to the Trinity River levee.
(b)

Tower separation. A minimum tower separation of 100 feet is required.

(c)
Tower floor proportion. To prevent a wall effect along the Trinity River, any
portion of a building greater than 75 feet in height must comply with the following:
(1)
For a tower with an average floor plate of 12,500 square feet or less,
tower dimension or orientation restrictions are not required.
(2)
Towers with an average floor plate greater than 12,500 square feet
must comply with the following:
(A)
The longest floorplate dimension for a tower greater than 75
in height must be oriented to be perpendicular to the nearest Trinity River axis. The
perpendicular tower orientation is permitted a variation up to 10 degrees from perpendicular axis.
(B)
Variations in the building shape and architectural faade
are permitted, but the primary mass of the building tower must be as compact as possible to
maintain
the perpendicular tower orientation as shown in Exhibit
.
(C)

Floor plate dimensions may not exceed 130 feet in width and 300

feet in length.
(3)
[(a)

Towers may not have floor plates greater than 30,000 square feet.

Main uses permitted.


(1)

Commercial and business service uses.


-------

Building repair and maintenance shop.


Catering service.
Commercial cleaning or laundry plant.
Custom business services.
Custom woodworking, furniture construction or repair.
Electronics service center.

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Z067-203 (VM)
----(2)

Industrial uses.
--

(3)

---

Financial institution without drive-in window.


Financial institution with drive-in window.
Medical clinic or ambulatory surgical center.
Office.

Recreation uses.
---

(8)

Temporary construction or sales office.

Office uses.
-----

(7)

Hotel or motel. [SUP required if less than 80 rooms.]

Miscellaneous uses.
--

(6)

Child-care facility.
Church.
Convalescent and nursing homes, hospice care, and
related institutions. [SUP]
Public or private school.
Library, art gallery, or museum.

Lodging uses.
--

(5)

Temporary concrete or asphalt batching plant. [By


special authorization of the building official.]

Institutional and community service uses.


----

(4)

Job or lithographic printing.


Medical or scientific laboratory.
Technical school.
Tool or equipment rental. [No outside display or storage.]

Private recreation center, club, or area.


Public park, playground, or golf course.

Residential uses.
-------

Duplex.
Handicapped group dwelling unit. [SUP required if spacing
component of Section 51A-4.209(3.1) is not met.]
Multifamily.
Single family.
Retirement housing.
The residential uses listed above are also permitted as a use
category within a mixed use project. To qualify as a mixed
use project, a development must contain residential uses and
one or more of the other use categories, and the combined floor

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Z067-203 (VM)
areas of the uses in each category must equal or exceed the
following percentages of the total floor area of the project:
Percentage of Total Floor Area

Use Category
Lodging
Office
Residential
Retail and personal
service
(9)

-----------

Ambulance service.
Animal shelter or clinic without outside run.
Auto service center.
Car wash. [Tunnel unit type only.]
Commercial amusement (outside). [SUP]
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.
Home improvement center, lumber, brick, or building materials
sales yard.
Household equipment and appliance repair.
Mortuary, funeral home, or commercial wedding chapel.
Motor vehicle fueling station.
Nursery, garden shop, or plant sales.
Personal service uses.
Restaurant without drive-in or drive-through service.
Restaurant with drive-in or drive-through service.
Temporary retail store.
Theater.
Vehicle display, sales, and service.

Transportation uses.
--

(11)

5 percent

Retail and personal service uses.


-----------

(10)

10 percent
15 percent
10 percent

Transit passenger shelter.

Utility and public service uses.

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Z067-203 (VM)
-------

Electrical substation.
Local utilities.
Police or fire station.
Post office.
Tower/antenna for cellular communication.
Utility or government installation other than listed. [SUP]

(b)
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.
(c)

Yard, lot, and space regulations.

Application of subsection. The following yard, lot, and space regulations


(1)
apply to all properties within Subdistrict B except as provided in the urban design guidelines for
properties fronting on specific streets.
(2)
In general. The yard, lot, and space regulations in this subsection 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 subsection and Division 51A-4.400, this subsection controls.
(3)

Front yard. Minimum front yard is 15 feet.

(4)

Side and rear yard. No minimum side or rear yard.

(5)

Density. No maximum density.

(6)

Floor area. Maximum floor area ratio is 1.5:1.

Height. Maximum structure height to the south of Colorado Boulevard is


(7)
54 feet. Maximum structure height to the north of Colorado Boulevard is 95 feet.
(8)

Lot coverage. Maximum lot coverage is 80 percent.

(9)

Lot size. No minimum lot size.

(10)
Stories. Maximum number of stories above grade to the south of
Colorado Boulevard is four. Maximum number of stories above grade to the north of Colorado
Boulevard is seven.
(d)
Off-street parking and loading. Consult the use regulations contained in Division
51A-4.200 for the specific off-street parking and loading requirements for each use.
(e)

Environmental performance standards. See Article VI.

89

Z067-203 (VM)
(f)

Landscaping.
(1)

All landscaping must be provided in accordance with Article X.

(2)

Plant material must be maintained in a healthy, growing condition.

(g)
Signs. Signs must comply with the provisions for business zoning
districts contained in Article VII.
(h)

Additional provisions.

(1)
appearance. neat

Properties must be maintained in a state of good repair and

(2)
Development and use of the properties must comply with all federal
and state laws and regulations, and with all ordinances, rules, and regulations of the city.
(i)
Urban design guidelines for properties fronting on Jefferson Boulevard from the
Trinity River to Eighth Street; Lancaster Boulevard north of Colorado Boulevard; and Marsalis
Street north of Colorado Boulevard.
(1)
Purpose. The purpose of these urban design guidelines is to enhance
the pedestrian environment by increasing safety measures and providing amenities;
preserve the historic character of Old Oak Cliff; and enhance the safety factors for heavily
traveled major thoroughfares.
CPTED review. Compliance with CPTED review is encouraged for all
(2)
construction requiring a building permit. Contact the building official plans examiner for
information on CPTED review standards.
(3)

Front yard. Minimum front yard is 15 feet. Maximum front yard is 30

feet.
Lighting. Exterior lighting of the front yard and parking areas must be
(4)
directed away from adjoining properties.
(5)

Parking lots.

(A)
Screening methods. All off-street surface parking lots, excluding
driveways used for ingress or egress, must be screened from the street by using one or more
of the following three methods to separately or collectively attain a minimum height of three
feet above the parking surface:
(i)

Brick, stone, or concrete masonry; stucco; concrete; or

wood wall or fence.

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Z067-203 (VM)
(ii)
Earthen berm planted with turf grass or ground cover
recommended for local area use by the director of parks and recreation. The berm may not have
a slope that exceeds one foot of height for each two feet of width.
(iii)
Evergreen plant materials recommended for local area
use by the director of parks and recreation. The plant materials must be located in a bed that
is at least three feet wide with a minimum soil depth of 24 inches. Initial plantings must be
capable of obtaining a solid appearance within three years. Plant materials must be placed a
maximum of 24 inches on center over the entire length of the bed unless the building
official approves an alternative planting density that a landscape authority certifies as being
capable of providing a solid appearance within three years.
Measuring the height of screening. The height of screening is
(B)
measured from the horizontal plane passing through the nearest point of the surface of
the parking lot. Screening may be placed in a visibility triangle as defined in the visual
obstruction regulations in Section 51A-4.602(c). Any screening placed in a visibility triangle
must be two and one-half feet in height measured from the top of the adjacent street curb.
If there is no adjacent street curb, the measurement is taken from the grade of the portion of the
street adjacent to the visibility triangle.
Reflective glass. Maximum permitted luminous reflectance of glass used
(6)
as an exterior building material varies depending on where the reflective glass is used on
the building. The luminous reflectance of glass used on the exterior of the first two stories
of a building may not exceed 15 percent. The luminous reflectance of exterior glass used
above the first two stories of the building may not exceed 27 percent.
Street trees. In addition to any landscaping required by Article X, trees
(7)
must be planted within 10 feet of the front property line at a density of one tree for each 30 linear
feet of frontage, excluding visibility triangles, driveways, and points of ingress and egress to and
from the property.

Staff Recommendation
Do not remove SUBDISTRICT C LAKE CLIFF RESIDENTIAL AREA to prevent conflict with Lake
Cliff Historic Overlay.
SEC. 51P-468.10].

[SUBDISTRICT C - LAKE CLIFF RESIDENTIAL AREA.]


[(a)

(1)

Main uses permitted.

Institutional and community service uses.


-----

Child-care facility.
Church.
Convalescent and nursing homes, hospice care, and
related institutions
Public or private school.

91

Z067-203 (VM)

(2)

Recreation uses.
-Public park, playground, or golf course.

(3) Residential uses.


------

--

Duplex.
Handicapped group dwelling unit. [SUP required if spacing
component of Section 51A-4.209(3.1) is not met.]
Multifamily.
Single family.
West of Marsalis Avenue, single family is the only permitted
residential use on the following lots:
(i)

Lots that were vacant on March 12, 1997.

(ii)

Lots on which structures are removed, demolished,


or destroyed by the intentional act of the owner or his
agent.

West of Marsalis Avenue, the number of dwelling units on a lot


may not be increased. If the number of dwelling units on a lot is
reduced, the lot is thereafter limited to the lesser number of
dwelling units.

(4) Transportation uses.


-(5)

Utility and public service uses.


--

(b)

Transit passenger shelter.

Local utilities.

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.
(c)

Yard, lot, and space regulations.

(1) Application of subsection. The following yard, lot, and space regulations
apply to all properties within Subdistrict C.
(2)
In general. The yard, lot, and space regulations in this subsection 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 subsection and Division 51A-4.400, this subsection controls.

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Z067-203 (VM)
(3)
Front yard. Minimum front yard is 15 feet, except that west of Marsalis
Avenue, minimum front yard for the R-7.5(A) Single Family District applies.
(4)

Side and rear yard. No minimum side or rear yard.

(5)

Density. Maximum dwelling unit density is 30 units per acre.

(6)

Floor area ratio. No maximum floor area ratio.

(7)

Height. Maximum structure height is 36 feet.

(8)

Lot coverage. Maximum lot coverage is 45 percent.

(9)

Lot size. No minimum lot size.

(10)

Stories. No maximum number of stories.

(d)
Off-street parking and loading. Consult the use regulations contained in Division
51A-4.200 for the specific off-street parking and loading requirements for each use.
(e)

Environmental performance standards. See Article VI.

(f)

Landscaping.
(1)

All landscaping must be provided in accordance with Article X.

(2)

Plant material must be maintained in a healthy, growing condition.

(g)
Signs. Signs must comply with the provisions for business zoning
districts contained in Article VII.
CPTED review. Compliance with CPTED review standards is encouraged for all
(h)
construction requiring a building permit. Contact the building official plans examiner for
information on CPTED review standards.
(i)

Additional provisions.

(1)
appearance. neat

Properties must be maintained in a state of good repair and

Development and use of the properties must comply with all federal
(2)
and state laws and regulations, and with all ordinances, rules, and regulations of the city.]

SEC. 51P-468.110.

[SUBDISTRICT C-1 - LAKE CLIFF NEIGHBORHOOD


SERVICE AREA.]

93

Z067-203 (VM)

[(a)
Main uses permitted. The uses permitted in this district are those uses
permitted in the NS(A) Neighborhood Service District, subject to the same conditions
applicable in the NS(A) Neighborhood Service District, as set out in the Dallas Development
Code. For example, a use permitted in the NS(A) Neighborhood Service District only by specific
use permit (SUP) is permitted in this subdistrict only by SUP; a use subject to development
impact review (DIR) in the NS(A) Neighborhood Service District is subject to DIR in this
subdistrict; etc.
(b)

Yard, lot, and space regulations.

Application of subsection. The following yard, lot, and space regulations


(1)
apply to all properties within Subdistrict C-1.
(2)
In general. The yard, lot, and space regulations in this subsection 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 subsection and Division 51A-4.400, this subsection controls.
(3)

Front yard. Minimum front yard is 15 feet.

(4)

Side and rear yard. No minimum side or rear yard.

(5)

Density. Maximum dwelling unit density is 30 units per acre.

(6)

Floor area ratio. No maximum floor area ratio.

(7)

Height. Maximum structure height is 36 feet.

(8)

Lot coverage. Maximum lot coverage is 45 percent.

(9)

Lot size. No minimum lot size.

(10)

Stories. No maximum number of stories.

(c)
Off-street parking and loading. Consult the use regulations contained in Division
51A-4.200 for the specific off-street parking and loading requirements for each use.
(d)

Environmental performance standards. See Article VI.

(e)

Landscaping.
(1)

All landscaping must be provided in accordance with Article X.

(2)

Plant material must be maintained in a healthy, growing condition.

(f)
Signs. Signs must comply with the provisions for business zoning
districts contained in Article VII.

94

Z067-203 (VM)

CPTED review. Compliance with CPTED review standards is encouraged for all
(g)
construction requiring a building permit. Contact the building official plans examiner for
information on CPTED review standards.
(h)

Additional provisions.

(1)
appearance. neat

Properties must be maintained in a state of good repair and

Development and use of the properties must comply with all federal
(2)
and state laws and regulations, and with all ordinances, rules, and regulations of the city.

SEC. 51P-468.111.

(a)

SUBDISTRICTS D AND D-2 - FOUNDERS PARK MIXED


AREA AND FOUNDERS PARK MIXED AREA 2.

Main uses permitted.


(1)

Commercial and business service uses.


------

(2)

Industrial uses.
--

(3)

Temporary concrete or asphalt batching plant. [By


special authorization of the building official.]

Institutional and community service uses.


---------

(4)

Catering service.
Custom business services.
Electronics service center.
Medical or scientific laboratory. [SUP]
Tool or equipment rental. [No outside display or storage.]

Adult day care facility.


Child-care facility.
Church.
College, university, or seminary.
Convalescent and nursing homes, hospice care, and
related institutions. [SUP]
Hospital. [SUP]
Library, art gallery, or museum.
Public or private school.

Lodging uses.

95

Z067-203 (VM)

-(5)

Miscellaneous uses.
--

(6)

Financial institution without drive-in window.


Financial institution with drive-in window. [SUP]
Medical clinic or ambulatory surgical center.
Office.

Recreation uses.
---

(8)

Temporary construction or sales office.

Office uses.
-----

(7)

Hotel or motel. [SUP required if less than 80 rooms.]

Private recreation center, club, or area.


Public park, playground, or golf course.

Residential uses.
--------

College dormitory, fraternity or sorority house.


Duplex.
Handicapped group dwelling unit. [SUP required if spacing
component of Section 51A-4.209(3.1) is not met.]
Multifamily.
Single family.
Retirement housing.
Single family and duplex uses are also permitted as a use
category within a mixed use project. To qualify as a mixed use
project, a development must contain single family or duplex
residential uses and one or more of the other use categories,
and the combined floor areas of the uses in each category must
equal or exceed the following percentages of the total floor area
of the project:
Use Category

Percentage of Total Floor Area

Lodging
Office
Residential

10 percent
15 percent
10 percent

Retail and personal


service
(9)

Retail and personal service uses.

96

5 percent

Z067-203 (VM)
--------------(10)

Transportation uses.
--

(11)

Helistop. [SUP]
--

Transit passenger shelter.

Utility and public service uses.


-------

(b)

Auto service center.


Commercial parking lot or garage.
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.
Mortuary, funeral home, or commercial wedding chapel.
Motor vehicle fueling station.
Nursery, garden shop, or plant sales. [SUP]
Personal service uses.
Restaurant without drive-in or drive-through service.
Restaurant with drive-in or drive-through service. [SUP]
Temporary retail use.
Theater.

Electrical substation.
Local utilities.
Police or fire station.
Post office.
Tower/antenna for cellular communication.
Utility or government installation other than listed. [SUP]

Yard, lot, and space regulations.

(1)
Application of subsection. The following yard, lot, and space regulations
apply to all properties within Subdistricts D and D-2 except as provided in the urban design
guidelines for all nonresidential uses.
In general. The yard, lot, and space regulations in this subsection must
(2)
be read together with the yard, lot, and space regulations contained in Division 51A-4.400. In
the event of a conflict between this subsection and Division 51A-4.400, this subsection controls.
(3)
Front yard. For Subdistrict D and for nonresidential uses in Subdistrict D2, minimum front yard is 25 feet, and maximum front yard is 30 feet. For residential uses in
Subdistrict D-2, minimum front yard is 15 feet.

97

Z067-203 (VM)
(4)

Side and rear yard. Minimum side yard is 10 feet. Minimum rear yard is

10 feet.

(5)
Density. Maximum dwelling unit density is 50 units per acre provided,
however, that if the dwelling unit density is 35 units per acre or more, development impact
review pursuant to Section 51A-4.800, with review and approval by the director pursuant to
Section 51A-4.803(e), is required. Appeals from decisions on development impact review will be
made pursuant to Section 51A- 4.803(i).
Floor area ratio. Maximum floor area ratio is 1.6:1, except that maximum
(6)
floor area ratio for office uses is 3.0:1.
(7)
Height. Maximum structure height to the east of Plowman Avenue is 270
feet. Maximum structure height to the west of Plowman Avenue is 135 feet.
(8)

Lot coverage. Maximum lot coverage is 80 percent.

(9)

Lot size. No minimum lot size.

(10)
Stories. Maximum number of stories to the east of Plowman Avenue
is 20. Maximum number of stories to the west of Plowman Avenue is 10.
(c)

Off-street parking and loading.

In general. Consult the use regulations contained in Division 51A-4.200


(1)
for the specific off-street parking and loading requirements for each use.
Screening. All off-street surface parking lots, excluding driveways used
(2)
for ingress or egress, must be screened from the street by using one or more of the
following three methods to separately or collectively attain a minimum height of three feet
above the parking surface.
(A)

Brick, stone, or concrete masonry; stucco; concrete; or wood wall

or fence.
Earthen berm planted with turf grass or ground cover
(B)
recommended for local area use by the director of parks and recreation. The berm may not have
a slope that exceeds one foot of height for each two feet of width.
(C)
Evergreen plant materials recommended for local area use by
the director of parks and recreation. The plant materials must be located in a bed that is at least
three feet wide with a minimum soil depth of 24 inches. Initial plantings must be capable of
obtaining a solid appearance within three years. Plant materials must be placed a maximum of
24 inches on center over the entire length of the bed unless the building official approves
an alternative

98

Z067-203 (VM)
planting density that a landscape authority certifies as being capable of providing a solid
appearance within three years.
Measuring the height of screening. The height of screening is
(3)
measured from the horizontal plane passing through the nearest point of the surface of the
parking lot. Screening may be placed in a visibility triangle as defined in the visual obstruction
regulations in Section 51A-4.602(c). Any screening placed in a visibility triangle must be two and
one-half feet in height measured from the top of the adjacent street curb. If there is no adjacent
street curb, the measurement is taken from the grade of the portion of the street adjacent to the
visibility triangle.
(d)

Environmental performance standards. See Article VI.

(e)

Landscaping.
(1)

All landscaping must be provided in accordance with Article X.

(2)

Plant material must be maintained in a healthy, growing condition.

(f)
Signs. Signs must comply with the provisions for business zoning
districts contained in Article VII.
(g)

Urban design guidelines for all nonresidential uses.

Purpose. The purpose of these urban design guidelines is to enhance


(1)
the pedestrian environment by increasing safety measures and providing amenities and to
preserve the historic character of Old Oak Cliff.
(2)
Lighting. Exterior lighting of the front yard and parking areas must be
directed away from adjoining properties.
Street trees. In addition to any landscaping required by Article X, trees
(3)
must be planted within 10 feet of the front property line at a density of one tree for each 30 linear
feet of frontage, excluding visibility triangles, driveways, and points of ingress and egress to and
from the property.
(4)
CPTED review. Compliance with CPTED review standards is encouraged
for all construction requiring a building permit. Contact the building official plans examiner for
information on CPTED review standards.
Reflective glass. Maximum permitted luminous reflectance of glass used
(5)
as an exterior building material varies depending on where the reflective glass is used on
the building. The luminous reflectance of glass used on the exterior of the first two stories
of a building may not exceed 15 percent. The luminous reflectance of exterior glass used
above the first two stories of the building may not exceed 27 percent.
(h)

Additional provisions.

99

Z067-203 (VM)

(1)
appearance. neat

Properties must be maintained in a state of good repair and

Development and use of the properties must comply with all federal
(2)
and state laws and regulations, and with all ordinances, rules, and regulations of the city.]
Staff Recommendation
Do not remove SUBDISTRICT D FOUNDERS PARK MIXED AREA to prevent conflict with Lake
Cliff Historic Overlay.
SEC. 51P-468.112.

(a)

SUBDISTRICT D-1 - FOUNDERS PARK RETAIL (TRACTS


1 AND 3) AND FOUNDERS PARK RESIDENTIAL (TRACT
2).

Main uses permitted.


(1)

Commercial and business service uses.


-----

(2)

Institutional and community service uses.


----------

(3)

Hotel or motel. [SUP]

Miscellaneous uses.
--

(5)

Adult day care facility. [SUP]


Child-care facility. [SUP]
Church.
College, university, or seminary.
Community service center.
Convalescent and nursing homes, hospice care, and
related institutions. [By right in Tract 1; otherwise, by SUP]
Hospital. [SUP]
Library, art gallery, or museum.
Public or private school.

Lodging uses.
--

(4)

Catering service.
Custom business services.
Electronics service center.
Medical or scientific laboratory. [SUP]

Temporary construction or sales office.

Office uses.
---

Financial institution without drive-in window.


Financial institution with drive-in window. [SUP]

100

Z067-203 (VM)
--(6)

Recreation uses.
---

(7)

Medical clinic or ambulatory surgical center.


Office.

Private and public recreation center, club, or area.


Public park, playground, or golf course.

Residential uses.
----

--

College dormitory, fraternity or sorority house.


Duplex.
Handicapped group dwelling unit. [SUP required if spacing
component of Section 51A-4.209(3.1) is not met.]
-Multifamily.
-Retirement housing.
-Single family.
Single family and duplex residential uses are also permitted as
a use category within a mixed use project. To qualify as a mixed
use project, a development must contain single family or duplex
residential uses and one or more of the other use categories,
and the combined floor areas of the uses in each category must
equal or exceed the following percentages of the total floor
area of the project:

Use Category

Percentage of Total Floor Area


Lodging
Office
Residential
Retail and personal service

(8)

10 percent
15 percent
10 percent
5 percent

Retail and personal service uses.


-----------

Commercial parking lot or garage.


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.
Mortuary, funeral home, or commercial wedding chapel.
Motor vehicle fueling station. [Maximum of eight pumps.]
Nursery, garden shop, or plant sales. [SUP]
Personal service uses. [Bail bond office, and tattoo or
body piercing studio uses are prohibited.]
Restaurant without drive-in or drive-through service.

101

Z067-203 (VM)
---(9)

Transportation uses.
---

(10)

Restaurant with drive-in or drive-through service. [By right in


Tract 1; otherwise, by SUP.]
Temporary retail use.
Theater.

Helistop. [SUP]
Transit passenger shelter.

Utility and public service uses.


------

---

Electrical substation.
Local utilities.
Police or fire station.
Post office.
Radio, television, or microwave tower. [By right as an accessory
use when located on a tract serving a main use; otherwise,
by SUP.]
Tower/antenna for cellular communication. [SUP]
Utility or government installation other than listed. [SUP]

Accessory uses. As a general rule, an accessory use is permitted in any district


(b)
in which the main use is permitted. Some specific types of accessory uses, however, due to
their unique nature, are subject to additional regulations in Section 51A-4.217. For more
information regarding accessory uses, consult Section 51A-4.217.
Yard, lot, and space regulations. The following yard, lot, and space regulations
(c)
apply to all properties within Subdistrict D[-1], except as provided in the urban design guidelines
for all nonresidential uses. (Note: The yard, lot, and space regulations in this subsection must
be read together with the yard, lot, and space regulations contained in Division 51A-4.400. In
the event of a conflict between this subsection and Division 51A-4.400, this subsection controls.
(1)

Front yard.

(A)
Minimum front yard is as shown on the Tract 1 and 3
Conceptual Plan/Tract 2 Development Plan.
(B)
required front yard.

For Tract 2, fences, carports, and security gates may be located in


a

(2)
Side and rear yard. Minimum side and rear yard is as shown on the
Tract 1 and 3 Conceptual Plan/Tract 2 Development Plan.
(3)

Density.

102

Z067-203 (VM)

(A)
Except as provided below, maximum dwelling unit density is 50
units per acre, provided, however that if the dwelling unit density is 35 units per acre or more,
development impact review pursuant to Section 51A-4.803(e) is required. Appeals from
decisions on development impact review will be made pursuant to Section 51A-4.803(i).
(B)
For Tract 1, maximum number of dwelling units is 400. A
development impact review under Section 51A-4.803(e) is not required.
(C)

For Tract 2, maximum number of dwelling units is 57 and dwelling


units must be located as shown on the Tract 1 and 3 Conceptual Plan/Tract 2 Development Plan.
(4)

Floor area.

(A) Except as provided below, maximum floor area ratio is 1.6, except
that maximum floor area ratio for office uses is 3.0.
(B)
For Tract 1, maximum floor area is 30,000 square feet for
nonresidential uses and 400,000 square feet for residential uses. The floor area must be
located within the building setbacks as shown on the Tract 1 and 3 Conceptual Plan/Tract 2
Development Plan.
(C)

For Tract 3, maximum floor area is 10,500 square feet and


the floor area must be located within the building setbacks as shown on the Tract 1 and
3]Conceptual Plan/Tract 2 Development Plan.
(5)

Height.

(A)
For Tract 1, maximum structure height is 35 [156] feet as
shown on the Tract 1 and 3 Conceptual Plan/Tract 2 Development Plan.
(B)
For Tract 2, maximum structure is 153 feet as shown on the Tract
1 and 3 Conceptual Plan/Tract 2 Development Plan.
(C)
For Tract 3, maximum structure height is 35 feet as shown on
the Tract 1 and 3 Conceptual Plan/Tract 2 Development Plan.
(6)

Lot coverage.

(A)
For Tract 1, maximum lot coverage is 80 percent [except as
provided in this subparagraph, maximum lot coverage is 80 percent. Aboveground parking
structures do not count toward lot coverage if at least 50 percent of their off-street parking
spaces are dedicated to residential uses and at least 60 percent the roof surface is a
landscape area as defined in Article X. Any portion of a building that is above 75 feet in
height, measured along the west boundary of Tract 1 (Plowman right-of-way) may not have a
floor plate greater than 60 percent of the lot.]

103

Z067-203 (VM)

(d)

(B)

For Tract 2, maximum lot coverage is 32 percent.

(C)

For Tract 3, maximum lot coverage is 80 percent.

(7)

Lot size. No minimum lot size.

(8)

Stories.

(A)

For Tract 1, maximum number of stories is 15.

(B)

For Tract 2, maximum number of stories is 12.

(C)

For Tract 3, maximum number of stories is two.

Off-street parking and loading.

Except as provided below, consult the use regulations contained


(1)
in Division 51A-4.200 for the specific off-street parking/loading requirements for each use.

(A)
For any permitted nonresidential use developed on Tract 1,
no more than one head-in parking space may be credited for each nine feet of frontage
along Plowman Avenue, with no more than 21 head-in parking spaces being provided as shown
on the Tract 1 and 3 Conceptual Plan[/Tract 2 Development Plan. The head-in or parallel
parking on Plowman Avenue or Oakenwald Street as shown on the Tract 1 and 3 Conceptual
Plan/Tract 2 Development Plan is not required.
(B)
The property owner must stripe the head-in parking spaces
in accordance with city striping standards up to a distance of eight feet from the curb.
(C)
The following off-street parking requirements apply for an
accessory community center (private) use on Tract 1: A minimum of one space per 500
square feet of floor area.
(D)
The following off-street parking requirements apply for a
multifamily use on Tract 1: A minimum of one-and-one half spaces are required for each
dwelling unit.
(E)

The following off-street parking requirements apply for a

multifamily use on Tract 2:


(i)
A minimum of one-and-one-half spaces are required
for each dwelling unit in the building.
In addition, a minimum of three visitor spaces must
(ii)
be provided in the location shown on the Tract 1 and 3 Conceptual Plan/Tract 2 Development
Plan.

104

Z067-203 (VM)
(F)
Aboveground parking structures located on Tract 1 must
be constructed of materials similar to the materials used for any main structure located on Tract
1.
(2)
All off-street surface parking lots, excluding driveways used for ingress or
egress, must be screened from the street by using one or more of the following three methods
to separately or collectively attain a minimum height of three feet above the parking surface:
(A)

Brick, stone, or concrete masonry; stucco; concrete; or wood wall

or fence.
(B)
Earthen berm planted with turf grass or ground cover
recommended for local area use by the director of parks and recreation. The berm may not have
a slope that exceeds one foot of height for each two feet of width.
(C)
Evergreen plant materials recommended for local area use by
the director of parks and recreation. The plant materials must be located in a bed that is at least
three feet wide with a minimum soil depth of 24 inches. Initial plantings must be capable of
obtaining a solid appearance within three years. Plant materials must be placed a maximum of
24 inches on center over the entire length of the bed unless the building official approves
an alternative planting density that a landscape authority certifies as being capable of providing
a solid appearance within three years.
The height of screening is measured from the horizontal
(D)
plane passing through the nearest point of the surface of the parking lot. Screening may be
placed in a visibility triangle as defined in the visual obstruction regulations in Section 51A4.602(c). Any screening placed in a visibility triangle must be two and one-half feet in height
measured from the top of the adjacent street curb. If there is no adjacent street curb, the
measurement is taken from the grade of the portion of the street adjacent to the visibility triangle.
(e)

Environmental performance standards. See Article VI.

(f)

Landscaping.

(1)
For Tracts 1 and 2, landscaping must be provided and located as shown
on the Tract 1 and 3 Conceptual Plan/Tract 2 Development Plan landscaping must be
provided in accordance with Article X prior to the issuance of a certificate of occupancy.
For Tract 3, in addition to the street trees located as shown on the Tract
(2)
1 and 3 Conceptual Plan/Tract 2 Development Plan, landscaping must be provided in
accordance with Article X.
(3)

Plant material must be maintained in a healthy, growing condition.

Landscaping in the parkway. In this section, parkway means the portion of


(g)
a street right-of-way between the projected street curb and the lot line of the Property.

105

Z067-203 (VM)
(1)

Private license granted.

(A)
The city council hereby grants a revocable, non-exclusive
license to the owners, or with the written consent of the owner, to the tenants (property
owner) of all property in this district for the exclusive purpose of authorizing compliance with
the parkway landscaping requirements of this article. A property owner is not required to pay
an initial or annual fee for this license, although a fee may be charged for issuance of a
parkway landscape permit in accordance with the Dallas Building Code, or Paragraph (2) of
this section. This private license shall not terminate at the end of any specific time period,
however, the city council reserves and has the absolute right to terminate this license at will,
by resolution passed by the city council, any time such termination becomes necessary. The
determination by the city of the necessity for such termination shall be final and binding and the
city shall become entitled to possession of the premises without giving any notice and
without the necessity of legal proceedings to obtain possession whenever in its judgment the
purpose or use of this license is inconsistent with the public use of the right-of-way or when the
purpose or use of this license is likely to become a nuisance or a public safety issue. Upon
termination of the license by the director, each property owner shall remove all
improvements and installations in the public rights-of-way in a manner satisfactory to the
director of public works and transportation.
(B)
A property owner is not required to comply with any landscaping
requirement if compliance is made impossible due to the director's revocation of a
landscape permit or the revocation of the license granted herein affecting landscaping.
(C)

Upon the installation of landscaping and related amenities, such


as irrigation systems, in the public rights-of-way, the property owner shall procure, pay for,
and keep in full force and effect commercial general liability insurance coverage with an
insurance company authorized to do business in the State of Texas and otherwise acceptable
to the city, covering, but not limited to, the liability assumed under the license granted herein,
with combined single limits of liability for bodily injury and property damage of not less
than
$1,000,000 for each occurrence, $2,000,000 annual aggregate. Coverage under this
liability policy shall be on an occurrence basis and the city shall be named as additional
insured. Proof of such insurance shall be sent to: Office of Risk Management, City of Dallas,
1500 Marilla, 1/C/North, Dallas, Texas 75201 and the policy shall provide for 30 days prior
written notice to the Office of Risk Management of cancellation, expiration, non-renewal or
material change in coverage. All subrogation rights for loss or damage against the city are
hereby waived to the extent same are covered by this liability insurance policy.

(D)
Each property owner shall be responsible for maintaining the
landscaping and related amenities in good repair and condition and to keep the premises safe
and from deteriorating in value or condition, at no expense to the city, and the city shall be
absolutely exempt from any requirements to make repairs or to maintain the landscaping and
related amenities. The granting of a license for landscaping and related amenities under this
section does not release the property owner from liability in the installation or maintenance of
trees, landscaping, and related amenities in the public right-of-way.
(2)

Parkway landscape permit.

106

Z067-203 (VM)

(A)
It is the responsibility of the property owner to apply for and obtain
a parkway landscape permit before locating trees, landscaping, or related amenities in the
parkway. An application for a parkway landscape permit must be made to the director of public
works and transportation before an application for a building permit is made for work on the lot.
The application must be in writing on a form approved by the director and accompanied by plans
or drawings showing the area of the parkway affected and the planting or other amenities
proposed.
(B)

Upon receipt of the application and any required fees, the


director shall circulate it to all affected city departments and utilities for review and comment.
If, after receiving comments from affected city departments and utilities, the director determines
that the construction and planting or other amenities proposed will not be inconsistent with and
will not unreasonably impair the public use of the right-of-way, the director shall issue a
parkway landscape permit to the property owner; otherwise, the director shall deny the permit.

(C)
A property owner is not required to comply with any parkway
landscaping requirement of this article if compliance is made impossible due to the director's
denial of a parkway landscape permit.
(D)
A parkway landscape permit issued by the director is subject
to immediate revocation upon written notice if at any time the director determines that the use
of the parkway authorized by the permit is inconsistent with or unreasonably impairs the public
use of the right-of-way. The property owner is not required to comply with any parkway
landscaping requirement of this article if compliance is made impossible due to the director's
revocation of a parkway landscape permit.
(E)
The issuance of a parkway landscape permit under this
paragraph does not excuse the property owner, his agents, or employees from liability in the
installation or maintenance of trees or other amenities in the public right-of-way.
(h)

Signs.

Except as provided below, signs must comply with the provisions for
(1)
business zoning districts contained in Article VII.
(2)
A maximum of three monument signs are permitted at the locations
shown on the Tract 1 and 3 Conceptual Plan/Tract 2 Development Plan.
(i)

Urban design guidelines for all nonresidential uses.

(1)
Purpose. The purpose of these urban design guidelines is to enhance
the pedestrian environment by increasing safety measures and providing amenities; and to
preserve the historic character of Old Oak Cliff.

107

Z067-203 (VM)
(2)
Lighting. Exterior lighting of the front yard and parking areas must be
directed away from adjoining properties.
Street trees. In addition to any landscaping required by Article X, trees
(3)
must be planted within 10 feet of the front property line at a density of one tree for each 30 linear
feet of frontage, excluding visibility triangles, driveways, and points of ingress and egress to and
from the property.
CPTED review. Compliance with CPTED review standards is encouraged
(4)
for all construction requiring a building permit. Contact the building official plans examiner for
information on CPTED review standards.
(5)
Reflective glass. Maximum permitted luminous reflectance of glass used
as an exterior building material varies depending on where the reflective glass is used on
the building. The luminous reflectance of glass used on the exterior of the first two stories
of a building may not exceed 15 percent. The luminous reflectance of exterior glass used
above the first two stories of the building may not exceed 27 percent.
(j)

Additional provisions.

(1)
appearance. neat

Properties must be maintained in a state of good repair and

(2)
Development and use of properties must comply with all federal and
state laws and regulations, and with all ordinances, rules, and regulations of the city.

SEC. 51P-468.113.

SUBDISTRICT E HOSPITAL AREA.


[(a)

(1)

Commercial and business service uses.


-----

(2)

institutions.

Main uses permitted.

Catering service.
Custom business services.
Medical or scientific laboratory.
Technical school.

Institutional and community service uses.


-Child-care facility.
-Church.
-Convalescent and nursing homes, hospice care, and
related
--

Public or private school.

108

Z067-203 (VM)
(3)

Lodging uses.
--

(4)

Miscellaneous uses.
--

(5)

---

Ambulance service.
Dry cleaning or laundry store.
General merchandise or food store 3,500 square feet or less.
Motor vehicle fueling station.
Personal service uses.
Restaurant without drive-in or drive-through service.
Restaurant with drive-in or drive-through service.
Surface parking.

Transportation uses.
---

(10)

Duplex.
Handicapped group dwelling unit. [SUP required if spacing
component of Section 51A-4.209(3.1) is not met.]
Multifamily. [SUP required if the density is greater than 30
dwelling units per acre.]
Single family.

Retail and personal service uses.


---------

(9)

Public park, playground, or golf course.

Residential uses.
---

(8)

Medical clinic or ambulatory surgical center.


Office.

Recreation uses.
--

(7)

Temporary construction or sales office.

Office uses.
---

(6)

Hotel or motel. [SUP required if less than 80 rooms.]

Helistop. [SUP]
Transit passenger shelter.

Utility and public service uses.


---

Electrical substation.
Local utilities.

109

Z067-203 (VM)
----(b)

Police or fire station.


Post office.
Tower/antenna for cellular communication.
Utility or government installation other than listed. [SUP]

Yard, lot, and space regulations.

Application of subsection. The following yard, lot, and space regulations


(1)
apply to all properties within Subdistrict E except as provided in the urban design guidelines for
properties fronting on specific streets.
(2)
In general. The yard, lot, and space regulations in this subsection 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 subsection and Division 51A-4.400, this subsection controls.
(3)

Front yard. Minimum front yard is 15 feet.

(4)

Side and rear yard. Minimum side yard is 20 feet.

(5)

Density. Maximum dwelling unit density is 30 units per acre.

(6)

Floor area ratio. Maximum floor area ratio is 1.5:1.

(7)

Height. Maximum structure height is 115 feet.

(8)

Lot coverage. Maximum lot coverage is 80 percent.

(9)

Lot size. No maximum lot size.

(10)

Stories. Maximum number of stories is nine.

(c)
Off-street parking and loading. Consult the use regulations contained in Division
51A-4.200 for the specific off-street parking and loading requirements for each use.
(d)

Environmental performance standards. See Article VI.

(e)

Landscaping.
(1)

All landscaping must be provided in accordance with Article X.

(2)

Plant material must be maintained in a healthy, growing condition.

(f)
Signs. Signs must comply with the provisions for business zoning
districts contained in Article VII.
(g)

Additional provisions.

110

Z067-203 (VM)

(1)
appearance. neat

Properties must be maintained in a state of good repair and

Development and use of the properties must comply with all federal
(2)
and state laws and regulations, and with all ordinances, rules, and regulations of the city.
(h)
Urban design guidelines for properties fronting on Colorado Boulevard
across from Methodist Medical Center Complex.
(1)

Canopy trees. Front yards and side yards must contain canopy trees.

(2)
CPTED review. Compliance with CPTED review standards is encouraged
for all construction requiring a building permit. Contact the building official plans examiner for
information on CPTED review standards.
(3)

Parking lots.

Screening methods. All off-street surface parking lots, excluding


(A)
driveways used for ingress or egress, must be screened from the street by using one or more
of the following three methods to separately or collectively attain a minimum height of three
feet above the parking surface:
(i)

Brick, stone, or concrete masonry; stucco; concrete; or

wood wall or fence.


(ii)
Earthen berm planted with turf grass or ground cover
recommended for local area use by the director of parks and recreation. The berm may not have
a slope that exceeds one foot of height for each two feet of width.
Evergreen plant materials recommended for local area
(iii)
use by the director of parks and recreation. The plant materials must be located in a bed that
is at least three feet wide with a minimum soil depth of 24 inches. Initial plantings must be
capable of obtaining a solid appearance within three years. Plant materials must be placed a
maximum of 24 inches on center over the entire length of the bed unless the building
official approves an alternative planting density that a landscape authority certifies as being
capable of providing a solid appearance within three years.
(B)
Measuring the height of screening. The height of screening is
measured from the horizontal plane passing through the nearest point of the surface of
the parking lot. Screening may be placed in a visibility triangle as defined in the visual
obstruction regulations in Section 51A-4.602(c). Any screening placed in a visibility triangle
must be two and one-half feet in height measured from the top of the adjacent street curb.
If there is no adjacent street curb, the measurement is taken from the grade of the portion of the
street adjacent to the visibility triangle.]

111

SEC. 51P-468.112[4].

ADDITIONAL PROVISIONS [PAVING].

(a)
Subject to engineering approval, permeable pavement is allowed
for surface parking lots, provided that individual parking spaces are clearly
marked in accordance with city standards.
(b)
The Property must be properly maintained in a state of good
repair and neat appearance.
(c)
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.
[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.]

SEC. 51P-468.113[5].

COMPLIANCE WITH CONDITIONS.

(a)
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 city.
(b)
The building official shall not issue a building permit to
authorize work, or certificate of occupancy to authorize the operation of [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.
.

112

Z067-203
3(VM)

CPC Recom
mmendatio
on for Yard
d, Lot, Spac
ce Chart

113

Z067-203
3(VM)

CPC Re
ecommend
dation for Parking Ch
hart

ation
Staff Reecommenda
Article XIII
X Yard, Lo
ot, Space Chart
C
and Parking
P
Ratiio Chart.

114

Z067-203
3(VM)

C Recomme
endation Exhibit 468C: Street H
Hierarchy Plan Hospital Overla
ay
CPC

115

Z067-203
3(VM)

CPC Recomme
endation Subarea Ma
ap

116

Z067-203
3(VM)

Stafff Recomm
mended Su barea Map
p

117

Z067-203
3(VM)

Existing Deed
D
Restrrictions to be TERMIN
NATED
Z812-227
Z

118

Z067-203(VM)

Existing Deed Restrictions to be TERMINATED


Z834-399

119

Z067-203
3(VM)

120

Z067-203
3(VM)

121

Z067-203
3(VM)

122

Z067-203
3(VM)

Existing Deed Restrrictions to be TERMIN


NATED
Z867-185
Z

123

Z067-203
3(VM)

124

Z067-203
3(VM)

125

Z067-203
3(VM)

Noveember 5, 20
009
126

Z067-203
3(VM)

Attachme
ent C: Oak Cliff
C Ga
atewayy Stud
dy Area
a

127

Z067-203
3(VM)

Attachme
ent D: Oak Cliff
C Ga
atewayy Stud
dy Area
a

128

Z067-203
3(VM)

Atttachm
ment E: Oak Cliff
C G
Gatewa
ay Exp
panded
d
Stud
dy Are
ea

129

Z067-203
3(VM)

130

Z067-203
3(VM)

In
ndustrial

Multi-Family
M
Single
Family

Hospital

Retail
R

Church
Mullti-Family

MultiFamily

Industrrial
Park &
Open Sp
pace
School
Single
Family

SingleF
Family

Mu
ulti-Family
Auto Sales

Multi-Fam
mily
Officce

Re
etail

131

Z067-203
3(VM)

10
1
4

1
9

6
5

132

CPC RESPONSE
R
ES

133

Z067-203(VM)

11/19/2014

Reply List of Property Owners


Z067-203
1187 Property Owners Notified
69 Property Owners Opposed

Reply

Label #

Address

Owner

90 Property Owners in Favor

1100

LANCASTER AVE

CITY & COUNTY LEVEE

929

MARSALIS AVE

SEGURA PATRICIA A

900

MARSALIS AVE

RISING TIDE LTD PS

908

MARSALIS AVE

BAKER ALBERT L JR &

914

MARSALIS AVE

MALONE TONY L

922

MARSALIS AVE

CARTER CRAIG HARLAN &

926

MARSALIS AVE

WIDMER LEE ANN

917

LANCASTER AVE

WEISFED HERSCHEL A

925

LANCASTER AVE

WEISFELD HERSHCEL A

10

618

ADDISON ST

WEISFELD HERSCHEL ALAN

11

913

LANCASTER AVE

SMITH ROBERT

12

911

LANCASTER AVE

PRESTON DIGBY M &

13

619

COLORADO BLVD

DILBECK AUDRY & DELLA MARLENE

14

901

LANCASTER AVE

MCKNIGHT MARY L

15

701

COLORADO BLVD

SOUTHERN FOODS GROUP LP

16

904

EWING AVE

DOMINGUEZ INVESTMENTS LTD

17

909

COLORADO BLVD

BELTLINE TRINITY GATEWAY

18

100

R L THORNTON FWY

19

1400

JEFFERSON BLVD

FIRST GLENDORA PARTNERS LTD

20

1421

JEFFERSON BLVD

TRINITY BASIN PREPARATORY

21

1413

JEFFERSON BLVD

HOOD WARREN W

22

1417

JEFFERSON BLVD

TRINITY BASIN PREPARATORY

23

1411

JEFFERSON BLVD

ALLEGHENY DALLAS INV

24

1401

JEFFERSON BLVD

GARCIA CATALINA E

25

800

LANCASTER AVE

FAIM ECONOMIC DEVELOPMENT CORP

26

804

LANCASTER AVE

804 N LANCASTER AVENUE LLC

134

GRTP LTD

Z067-203(VM)
11/19/2014

Reply

Label #

Address

Owner

27

810

LANCASTER AVE

AMG/TPRF II GENEVA SUBSIDIARY 3

28

816

LANCASTER AVE

HERNANDEZ JESSE R

29

822

LANCASTER AVE

CHANG HENRY

30

830

LANCASTER AVE

WOOD MICHELE

31

836

LANCASTER AVE

PRESTON DIGBY &

32

833

EWING AVE

CAMSTAM LP

33

825

EWING AVE

PARK HIL PROPERTY LLC

34

819

EWING AVE

MUSIYKO KONSTANTIN

35

824

MARSALIS AVE

MAYS GREGORY T &

36

817

LANCASTER AVE

HALL PATRICIA A

37

812

MARSALIS AVE

ROBINSON RONALD R

38

800

MARSALIS AVE

DRAKEMONT JOINT VENTURE

39

821

LANCASTER AVE

SUPPORTIVE HOUSING INC

40

834

MARSALIS AVE

HILLCREST HOUSE

41

609

COMAL ST

WIGGINS MARTIN &

42

837

LANCASTER AVE

MOHAMAD SHAHID

43

801

LANCASTER AVE

PETERS RICHARD D

44

808

MARSALIS AVE

FLORES MARIA D

45

808

MARSALIS AVE

FLORES MARIA D

46

815

LANCASTER AVE

HALL PATRICIA

47

830

MARSALIS AVE

HAUPERS ERIC

48

809

LANCASTER AVE

SCOTTSDALE TE PROPERTIES LLC

49

801

MARSALIS AVE

SALA LARRY J

50

807

MARSALIS AVE

MARTINEK MARK

51

811

MARSALIS AVE

JAMISON MARIANNE &

52

817

MARSALIS AVE

WATERS ROBERT L

53

819

MARSALIS AVE

TRI-DESERT INVESTMENTS INC

54

820

BLAYLOCK DR

RATLIFF STEVEN

55

816

BLAYLOCK DR

HEMBRY LISA

56

825

MARSALIS AVE

B J TRUCKING &

57

829

MARSALIS AVE

REYNA KARON DEA BROW &

135

Z067-203(VM)
11/19/2014

Reply

Label #

Address

Owner

58

835

MARSALIS AVE

WEISFELD HERSCHEL

59

839

MARSALIS AVE

WEISFELD HERSCHEL A

60

834

BLAYLOCK DR

HHRCD LLC

61

832

BLAYLOCK DR

DELATORRE ALEJANDRO &

62

808

BLAYLOCK DR

RIVERA GROUP

63

800

BLAYLOCK DR

RIVERA GROUP LLC

64

705

MARSALIS AVE

RADKE JONATHAN WILLIAM &

65

716

BLAYLOCK DR

HEYLAND EDWARD A

66

704

BLAYLOCK DR

HERNANDEZ MENDY L

67

708

BLAYLOCK DR

THOMAS BRIAN M

68

714

BLAYLOCK DR

DAVIS ORVILL G &

69

507

SABINE ST

ARAMBULA INOCENCIO &

70

707

MARSALIS AVE

WOOD MICHELE S

71

715

MARSALIS AVE

RAVKIND WILLIAM M

72

723

MARSALIS AVE

LSM 723 MARSALIS LP

73

731

LANCASTER AVE

GARZON JACQUELINE L

74

727

LANCASTER AVE

GARZON JACQUELINE

75

704

MARSALIS AVE

ESPINOZA MARIA ELENA

76

700

MARSALIS AVE

SIMS TROY A & SHAKEELA BROOK

77

708

MARSALIS AVE

WOOD SHAUN D &

78

714

MARSALIS AVE

LOPEZ DAVID

79

718

MARSALIS AVE

CASTILLO GERRARDO G

80

722

MARSALIS AVE

EL PATO JOINT VENTURE

81

715

LANCASTER AVE

707 715 LANCASTER LLC

82

707

LANCASTER AVE

707 715 LANCASTER LLC

83

701

LANCASTER AVE

CHAVARRIA CRUZ T

84

700

LANCASTER AVE

CRYSTAL PICON

85

713

SABINE ST

GARCIA ZENOVIO JR

86

707

SABINE ST

VERGARA ROBERTO

87

706

LANCASTER AVE

FATINO FERNANDO

88

708

LANCASTER AVE

PATINO FERNANDO

136

Z067-203(VM)
11/19/2014

Reply

Label #

Address

Owner

89

712

LANCASTER AVE

CARBALLO FRANCISCO J

90

720

LANCASTER AVE

SUPPORTIVE HOUSING INC

91

731

EWING AVE

SUPPORTIVE HOUSING INC

92

EWING AVE

ENSERCH CORP

93

709

EWING AVE

RODRIGUEZ RAUL & CECILIA

94

719

SABINE ST

TRIPLE VVV LLC

95

707

EWING AVE

SALA GARRY W

96

706

EWING AVE

AMG TPRF II GENEVA SUBSID 4 LP

97

812

COMAL ST

TEAMES JUDY KAY

98

716

EWING AVE

CARSON JANICE P

99

720

EWING AVE

SALA LARRY J

100

724

EWING AVE

LEE YUNG JA

101

824

COMAL ST

MCCORMICK BONNIE C

102

820

COMAL ST

OLIVER JOHN M

103

1305

JEFFERSON BLVD

ADIA PARTNERSHIP LLC

104

1323

JEFFERSON BLVD

SRSR INC

105

823

SABINE ST

AVERY CHARLES E

106

817

SABINE ST

VARGAS FEDERICO &

107

825

SABINE ST

COX PPTIES

108

829

SABINE ST

MONTOYA JOSE GUADALUPE &

109

604

EWING AVE

REYNOLDS ROBERT

110

600

EWING AVE

OBREGON BERTHA G

111

610

EWING AVE

VALERO JESSE III & DIANE

112

620

EWING AVE

ARGUINZONI GILBERT &

113

618

EWING AVE

RENDON MARY B

114

812

SABINE ST

MURILLO ERIKA

115

624

EWING AVE

ARMENDARIZ MARTIN G &

116

808

SABINE ST

MORIEL BENITO & EDITH

117

628

EWING AVE

MARQUEZ ENRIQUE

118

816

SABINE ST

DALLAS AREA RAPID TRANSIT

119

1215

JEFFERSON BLVD

DALLAS AREA RAPID TRANSIT

137

Z067-203(VM)
11/19/2014

Reply

Label #

Address

Owner

120

602

LANCASTER AVE

SALDIVAR FAMILY LTD PS

121

612

LANCASTER AVE

AMG/ TPRF II GENEVA SUBSIDIARY I LP

122

618

LANCASTER AVE

BRIGGEMAN SUSAN

123

624

LANCASTER AVE

AURORA APT LLC

124

625

EWING AVE

VEASLEY JAMES

125

619

EWING AVE

DALLAS HOUSING ACQUISITION &


DEVELOPMENT CORP

126

609

EWING AVE

DALLAS HOUSING ACQUISITION & DEV


CORP

127

613

EWING AVE

RODRIGUEZ NORA

128

600

MARSALIS AVE

P & V INC

129

606

MARSALIS AVE

AMG/TPRF II GENEVA SUBSIDIARY 2 LP

130

622

MARSALIS AVE

ELAM EDNA EST OF

131

626

MARSALIS AVE

KENNEDY LISA

132

630

MARSALIS AVE

MARTINEZ PEDRO JOE &

133

614

SABINE ST

HAYNES DELBERT K &

134

616

SABINE ST

RAMOS GILBERTO VASQUEZ

135

627

LANCASTER AVE

DSILVA JOHN

136

623

LANCASTER AVE

REALESTATE R US INC

137

623

LANCASTER AVE

MECCA APRIL INC

138

609

LANCASTER AVE

AMG/TPRF II GENEVA SUBSIDIARY 2 LP

139

609

LANCASTER AVE

BATTS DOUGLAS R

140

619

5TH ST

FISHER BRANDY

141

612

BLAYLOCK DR

SANDBERG LEIF A

142

616

BLAYLOCK DR

DIETERT DALE M &

143

622

BLAYLOCK DR

SMITH BOB W & LINDA J

144

606

BLAYLOCK DR

GORDON EVA M & LESLIE W HALL

145

611

MARSALIS AVE

OLIVER JOHN

146

601

MARSALIS AVE

RISING TIDE LTD PS

147

615

MARSALIS AVE

AMINI RAMIN

148

629

MARSALIS AVE

JASSO JUANA HERMELINDA &

149

626

BLAYLOCK DR

LOPEZ DAVID A

150

625

MARSALIS AVE

SIXTOS ROCIO

138

Z067-203(VM)
11/19/2014

Reply

Label #

Address

Owner

151

630

BLAYLOCK DR

GARCIA MARIA ELBA

152

506

SABINE ST

SEFCIK MRS ROBERT

153

400

5TH ST

PRATT EMRON E & ANNIE H

154

406

5TH ST

PRICE JOHN WILEY

155

410

5TH ST

PENA ALFREDO & ASHLEY C

156

414

5TH ST

RODRIGUEZ SANJUANITA EST OF

157

418

5TH ST

CAMACHO JUAN

158

430

5TH ST

REYES JESUS

159

431

6TH ST

THORNTON JENNIFER

160

427

6TH ST

ZANUDIO MELISSA YANEZ &

161

425

6TH ST

RAMOS JOHN C & CONNIE F

162

423

6TH ST

VIERA JOAQUIN

163

419

6TH ST

DAVILA JUAN M LIFE ESTATE

164

415

6TH ST

TORRES LUIS ARMANDO

165

411

6TH ST

FLORES ROSE

166

401

6TH ST

WEYS CHILDRENS TRUST

167

500

5TH ST

DUBOVE FERNANDO

168

510

5TH ST

PRICE JOHN W

169

520

5TH ST

BARNARD BEVERLY A

170

521

6TH ST

CENTENO MERCEDES

171

519

6TH ST

DELASANCHA ANDRES

172

515

6TH ST

GOMEZ GRACIELA

173

511

6TH ST

BIRNBAUM ENTERPRISES LLC

174

507

6TH ST

CRUZ LEONARDO &

175

503

6TH ST

GARCIA MARIA ELENA

176

501

MARSALIS AVE

STONERIDGE JOINT VENTURE

177

531

6TH ST

GUDELMAN DEBORAH L

178

515

MARSALIS AVE

OAK RIDGE JOINT VENTURE

179

528

5TH ST

JOHNSON CHRISTINA

180

523

MARSALIS AVE

CRUZ MARTHA E

181

500

MARSALIS AVE

SANDOVAL HERMINIA

139

Z067-203(VM)
11/19/2014

Reply

Label #

Address

Owner

182

611

6TH ST

CARBALLO OLIVIA

183

504

MARSALIS AVE

MARSALIS FAMILY TRUST

184

514

MARSALIS AVE

YOCOM GALE

185

612

5TH ST

CHILDS HAROLD K

186

602

5TH ST

RAMIREZ GERMAN A & IRMA

187

517

LANCASTER AVE

ALKEBULAN CHRISTIE E

188

618

5TH ST

SOWELLS EDDY

189

523

LANCASTER AVE

TORRES LORENZA

190

511

LANCASTER AVE

FAZ ISMAEL

191

501

LANCASTER AVE

KAVANAUGH CECIL L

192

507

LANCASTER AVE

KARIKAL GEORGE J

193

711

6TH ST

FLORES JOSE LUIS &

194

506

LANCASTER AVE

WILLIAMS GREGORY A

195

500

LANCASTER AVE

SEGOVIANO JUAN M &

196

512

LANCASTER AVE

HICKORY CREEK RETAIL LP

197

520

LANCASTER AVE

ALCANTARA JULIA

198

518

LANCASTER AVE

ARRONA LUCIO &

199

501

EWING AVE

JA CONSTRUCTION SERVICES

200

1101

JEFFERSON BLVD

MARCER INVESTMENTS LLC

201

500

EWING AVE

AGUINAGA GLORIANA GUADALUPE

202

500

EWING AVE

PEDROZA SALVADOR

203

508

EWING AVE

PEDROZA SALVADOR ET AL

204

512

EWING AVE

GRANOFF ALVIN ROY

205

518

EWING AVE

HUNTER WILLIAM

206

812

5TH ST

EDDIN ALDARAGMI SALAH

207

826

5TH ST

GAMBER MONTY

208

820

5TH ST

MAY JOSE FRANCISCO

209

1113

JEFFERSON BLVD

MARCER INV LLC

210

817

6TH ST

JDJM CAPTIAL INVESTMENT LLC

211

831

6TH ST

MARCER INVESTMENTS LLC TR

212

821

6TH ST

LIRA MANUEL &

140

Z067-203(VM)
11/19/2014

Reply

Label #

Address

Owner

213

911

7TH ST

NOVA INVESTMENTS

214

400

FLEMING PL

MEAZELL M GEAN

215

1010

JEFFERSON BLVD

SWILLING JOHN T

216

317

R L THORNTON FWY NOVA INVESTMENT

217

402

EWING AVE

SALINAS LEOBARDO &

218

406

EWING AVE

SALINAS ANTONIO

219

817

7TH ST

RODRIGUEZ ROBERTO &

220

408

EWING AVE

SALINAS ANTONIO &

221

414

EWING AVE

SALINAS OLGA &

222

814

6TH ST

JDJM CAPITAL INVESTMENTS LLC

223

420

EWING AVE

GONZALEZ JESUS S

224

418

EWING AVE

ESTRELLA JUAN M

225

816

6TH ST

BARTOLO VICTOR &

226

820

6TH ST

VILLARREAL MONICO

227

1021

JEFFERSON BLVD

CHRISTIAN CHAPEL

228

1013

JEFFERSON BLVD

KARLEN GEORGE FRANK

229

828

6TH ST

HERNANDEZ JAIME & MARIA E

230

1001

JEFFERSON BLVD

KARLE GEORGE FRANK

231

800

7TH ST

KARLEN AUTO CO INC

232

400

LANCASTER AVE

DOMINO LAUREN M

233

711

7TH ST

MASTERS HARVEST INC THE

234

412

LANCASTER AVE

DALLAS CITY HOMES INC

235

704

6TH ST

418-422 LANCASTER LLC

236

418

LANCASTER AVE

418-422 LANCASTER LLC

237

405

EWING AVE

PAULSON INGRID E &

238

412

MARSALIS AVE

CHERBONAY AT MARSALIS

239

418

MARSALIS AVE

REFUGIO RIZO VASQUEZ

240

422

MARSALIS AVE

LIME HOLDINGS LLC

241

612

6TH ST

RAMIREZ AGRIPINA

242

417

LANCASTER AVE

PAREDES CATALINA LEIJA EST OF

243

616

6TH ST

LACIO ROBERT &

141

Z067-203(VM)
11/19/2014

Reply

Label #

Address

Owner

244

413

LANCASTER AVE

FLORES BILLY MOISES

245

501

7TH ST

RODRIQUEZ ERNESTO V &

246

505

7TH ST

NUNEZ ARTURO

247

500

6TH ST

GARZA ROBERT & BRENDA

248

506

6TH ST

CRUZ LUIS GERARDO

249

509

7TH ST

LOPEZ JOSE G & ESTER

250

511

LANSING ST

C & C RESIDENTIAL PROPERTIES INC

251

510

6TH ST

MOXLEY CECELIA K

252

516

6TH ST

WILLIAMS SAMUEL L &

253

532

6TH ST

PORTAL 7 LLC

254

419

MARSALIS AVE

ARRELLANO MARIA LUCILA

255

528

6TH ST

NANEZ BENITO M &

256

524

6TH ST

CASTILLO JUAN S & MARIA E

257

415

MARSALIS AVE

ALONSO JUAN ANTONIO &

258

411

MARSALIS AVE

SALAZAR JOE A

259

516

LANSING ST

CASTILLO JUAN &

260

514

LANSING ST

CASTILLO JUAN &

261

407

MARSALIS AVE

OLIVO ALBERTO &

262

401

MARSALIS AVE

PERALTA PASCUALA J

263

525

7TH ST

LEAL RUBEN JR & MARTA

264

521

7TH ST

ALEJANDRO ANGELICA &

265

531

7TH ST

GALVAN JOSE G & MARY JANE

266

506

DENVER ST

FLORES BILLY MOISES

267

409

7TH ST

CHAVEZ LORA A

268

510

DENVER ST

HERNANDEZ J PASCUAL &

269

502

DENVER ST

FLORES JOSE &

270

404

6TH ST

MCELROY JOSEPH III &

271

512

DENVER ST

WISTERIA HILLS 4 LLC

272

408

6TH ST

WISTERIA HILLS 11 LLC

273

412

6TH ST

GARZA ROBERT P & BRENDA A

274

415

7TH ST

AGUILLON JOSE L &

142

Z067-203(VM)
11/19/2014

Reply
O

Label #

Address

Owner

275

510

LAKE CLIFF DR

HENDERSON MARLAND M

276

421

7TH ST

GALVAN LORENZA

277

425

7TH ST

ESTRADA NORBERTO &

278

420

6TH ST

WISTERIA HILLS 10 LLC

279

422

6TH ST

CARRION BENJAMIN III &

280

432

6TH ST

GOMEZ EDUARDO & OLGA E

281

428

6TH ST

MOLINA BENITO

282

433

7TH ST

HERNANDEZ VERONICA

283

429

7TH ST

SALINAS CANDELARIO

284

333

STARR ST

SIERRA JOSE AMPARO

285

401

8TH ST

MACIAS EDGAR ALEXANDER

286

407

8TH ST

MACIAS EDGAR A

287

313

LAKE CLIFF DR

PANIAGUA MARTIN

288

327

STARR ST

CEJA OCTAVIANO

289

413

8TH ST

MUNOZ JULITA PADILLA

290

324

DENVER ST

GASPAR PASTOR A

291

314

DENVER ST

JASSO MARIA CLARA &

292

340

LAKE CLIFF DR

GOMEZ ALMA

293

317

LAKE CLIFF DR

LEAL FEDERICO M

294

321

LAKE CLIFF DR

PEREZ PAUL & FIDELFA

295

326

DENVER ST

SILVAS MARIA L

296

316

DENVER ST

AVALOS SANTIAGO LOPEZ &

297

328

DENVER ST

AVALOS SANTIAGO L

298

329

LAKE CLIFF DR

ORTIZ ERLINDA ESTATE OF

299

325

LAKE CLIFF DR

MAGNA RAUL

300

336

LAKE CLIFF DR

RODRIGUEZ CAROLYN EST OF

301

330

DENVER ST

ORTA J G

302

402

DENVER ST

FLORES RUBEN G

303

403

LAKE CLIFF DR

SANCHEZ FELIBERTO

304

407

LAKE CLIFF DR

HERNANDEZ IRMA ROJAS

305

400

DENVER ST

ORTA JOSE

143

Z067-203(VM)
11/19/2014

Reply

Label #

Address

Owner

306

412

DENVER ST

RECINOS SANTOS & IMELDA

307

415

LAKE CLIFF DR

AMADOR MARIA DE LOURDES

308

411

LAKE CLIFF DR

MENDOZA MERCEDES

309

421

LAKE CLIFF DR

TREVINO MARIA ESTELLA

310

424

DENVER ST

MEDINA MARIA LIF EST

311

422

DENVER ST

MEDRANO DANIEL &

312

419

LAKE CLIFF DR

DIOSDADO ERMELINDA & JUAN

313

430

DENVER ST

ALCARAZ BASILIO

314

434

DENVER ST

MCCORKLE LELA

315

435

LAKE CLIFF DR

BARRERAS ALFREDO & ESTELA

316

426

DENVER ST

PEREZ RODOLFO M

317

429

LAKE CLIFF DR

ANGUIANO JOE T & HELEN R

318

431

LAKE CLIFF DR

BARRERA ALFREDO & BARRERA

319

410

LAKE CLIFF DR

CORONA JOSE & JULIA

320

406

LAKE CLIFF DR

GOMEZ BRIGGET CHAVEZ

321

416

7TH ST

PRADO FELIPA DEJESUS

322

408

LAKE CLIFF DR

GARCIA PETE

323

420

7TH ST

PINONES MARY

324

419

STARR ST

RODRIQUEZ HERLINDA

325

403

STARR ST

CHAVEZ LORA A

326

405

STARR ST

MARQUEZ FELIX &

327

409

STARR ST

ROMERO JOSE ASCENCION &

328

326

LAKE CLIFF DR

JIMENZ ENRIQUE ROBERTO

329

321

STARR ST

THOMPSON ALVA

330

319

STARR ST

BRYANT ELIZABETH

331

314

LAKE CLIFF DR

JUDKINS DAVID PAUL SR &

332

318

LAKE CLIFF DR

SANCHEZ RUBI &

333

431

8TH ST

FLORES ARMANDO

334

315

STARR ST

MARTINEZ RAMON

335

317

STARR ST

MORALES JORGE D &

336

501

8TH ST

FRANCO TINA M

144

Z067-203(VM)
11/19/2014

Reply

X
O

Label #

Address

Owner

337

312

STARR ST

RILEY CHRISTINE

338

509

8TH ST

GOMEZ RUTH

339

505

8TH ST

GOMEZ JUAN &

340

316

STARR ST

DIAZ CRISPIN & ROSA M

341

308

STARR ST

BALDERAS MARTIN R

342

513

8TH ST

DORSEY MRS M E

343

517

8TH ST

SALINAS ELIDA

344

521

8TH ST

ALVAREZ JORGE

345

410

STARR ST

ESQUIVEL RAFAEL

346

508

7TH ST

RECIO JESUS & GRACIELA

347

500

7TH ST

PARRA ROLANDO

348

415

LANSING ST

ROSS DON L &

349

411

LANSING ST

OLGUIN JAIME O

350

407

LANSING ST

BARAJAS ADELAIDA

351

403

LANSING ST

NARVAEZ JUAN MANUEL

352

317

LANSING ST

VEGA JUAN

353

525

8TH ST

LEAL ELVIRA TRUSTEE FOR

354

525

8TH ST

LEAL FAMILY PARTNERSHIP

355

529

8TH ST

DALLAS TORTILLAS INC

356

310

LANSING ST

LEAL RUBEN R

357

315

MARSALIS AVE

LEAL FAMILY PARTNERSHIP

358

316

LANSING ST

MEDINA MIGUEL & SACORRO

359

400

LANSING ST

DURAN FELIPE

360

317

MARSALIS AVE

SALINAS ELIDA ETAL

361

323

MARSALIS AVE

MORENO CESAREO & MARIA

362

339

MARSALIS AVE

MARTINEZ MARGARET &

363

335

MARSALIS AVE

KNOX WILLIAM T

364

331

MARSALIS AVE

LEIJAALVARADO LIDIA

365

327

MARSALIS AVE

TENIENTE LEONELA

366

418

LANSING ST

FLORES BILL

367

414

LANSING ST

HERRERA BENJAMIN N &

145

Z067-203(VM)
11/19/2014

Reply

Label #

Address

Owner

368

408

LANSING ST

RAMIREZ MARIE E

369

406

LANSING ST

ACEVEDO EVANGELINA G

370

306

MARSALIS AVE

SOUTHLAND CORP 12292

371

302

LANCASTER AVE

FERNANDEZ GUSTAVO

372

312

LANCASTER AVE

GARCIA ZENOBIO JR

373

324

LANCASTER AVE

Dallas ISD

374

326

LANCASTER AVE

HERNANDEZ DAVID E

375

336

LANCASTER AVE

J&M 401K LLC

376

722

7TH ST

MARCER INVESTMENTS

377

321

EWING AVE

AYZ GROUP INC

378

315

EWING AVE

MAHER PROPERTIES TWO

379

301

EWING AVE

TGFB PROPERTIES INC

380

314

EWING AVE

MAZZMANIA LP

381

326

EWING AVE

BANDA RAUL & EPIFANIA

382

330

EWING AVE

WOOD CORA ANN

383

945

JEFFERSON BLVD

KARLEN AUTO COMP INC

384

921

8TH ST

PATEL RAJNIKANT L

385

910

JEFFERSON BLVD

MORRISON JAY II

386

909

8TH ST

MARTINEZ FERNANDO

387

920

7TH ST

MCLAIN JESSE C &

388

924

DALE ST

MARTINEZ RAUL & LETICIA

389

911

8TH ST

ABDOLLAHIDEMENEH MORTAZA

390

920

DALE ST

LACKEY HARRY T JR &

391

912

DALE ST

ABDOLLANIDEMENEH MORTAZA

392

908

DALE ST

QUEME EASTER MARISELVA

393

904

DALE ST

MORRISON JAY R

394

913

DALE ST

LOUETTAS PLACE LLC

395

917

DALE ST

LOUETTA S PLACE LLC

396

921

DALE ST

MCLAIN MARGARET A

397

925

DALE ST

MCCRARY HOLDINGS I LLC

398

914

7TH ST

MCLAIN JESSE C &

146

Z067-203(VM)
11/19/2014

Reply

Label #

Address

Owner

399

908

7TH ST

GALINDO SERVANDO

400

904

7TH ST

KARLEN GEORGE F

401

842

JEFFERSON BLVD

MAGHAIDA BLANCA A &

402

912

8TH ST

MARTINEZ ELSA C

403

920

8TH ST

RATH MARY L

404

930

8TH ST

RIOS PROPERTIES LLC

405

935

CHURCH ST

MORA GUADALUPE

406

939

CHURCH ST

MORA & ASSOCIATES

407

927

CHURCH ST

DD MCDONALD

408

915

CHURCH ST

BRAVO ALFREDO & BERTHA

409

911

CHURCH ST

CEDILLO MARIA

410

905

CHURCH ST

VILLEGAS VENANCIO

411

901

CHURCH ST

VILLEGAS VENANCIO

412

904

CHURCH ST

MARTINEZ LUIS H & ELIA

413

906

CHURCH ST

MARTINEZ LUIS H & ELIA

414

908

CHURCH ST

GRIMES D W

415

912

CHURCH ST

GRIMES DAVID & RHONDA

416

926

CHURCH ST

CALIXTO ARACELY

417

920

CHURCH ST

MACIAS JUAN I & PATRICIA

418

930

CHURCH ST

MASTERS KETAN & KUSUM

419

465

R L THORNTON FWY MASTERS KETAN & KUSUM

420

909

9TH ST

GALARZA JOSE

421

911

9TH ST

GALARZA MARTHA

422

901

9TH ST

MARQUEZ EFRAIN

423

905

9TH ST

CERVANTES DAVID & BLANCA

424

817

9TH ST

LOPEZ SIMON C

425

811

9TH ST

KING SHAUNTAI H

426

815

9TH ST

GUSTAVO QUEME LUES

427

200

MARSALIS AVE

REEVES GEORGE M ET AL

428

124

MARSALIS AVE

BALLAS VICTOR

429

134

MARSALIS AVE

VILLAFRANCO JOSE B &

147

Z067-203(VM)
11/19/2014

Reply

Label #

Address

Owner

430

102

EWING AVE

LONGORIA LOUIS A

431

108

EWING AVE

PUENTE DANIEL JAMES

432

806

9TH ST

LONGORIA LOUIS A

433

810

9TH ST

EMMETT SAM

434

822

9TH ST

EMMETT JOSEPHINE

435

525

R L THORNTON FWY CHUNG TAI Y & SOON E

436

837

10TH ST

MONZURES ERASMO

437

835

10TH ST

LOVE DELLA CARTER

438

825

10TH ST

HERNANDEZ ISAAC

439

821

10TH ST

LEWIS DWIGHT E

440

817

10TH ST

DAL CO RACING PIDGEON

441

824

BETTERTON CIR

LES TAYLOR PONTIAC INC

442

828

BETTERTON CIR

MYRICK HORACE C JR &

443

820

BETTERTON CIR

ROBINSON PATRICIA A &

444

816

BETTERTON CIR

WRIGHT FLOYD

445

900

BETTERTON CIR

TAYLOR LES PONTIAC

446

830

BETTERTON CIR

MYRICK HORACE JR &

447

902

BETTERTON CIR

TAYLOR LES PONTIAC INC

448

128

LANCASTER AVE

TAYLOR PONTIAC INC

449

108

LANCASTER AVE

LES TAYLOR PONTIAC INC

450

702

10TH ST

GOODE BARBARA ANN

451

129

EWING AVE

TAYLOR LES PONTIAC INC

452

133

EWING AVE

TAYLOR LES PONTIAC INC

453

719

11TH ST

TAYLOR PONTIAC INC

454

129

LANCASTER AVE

TORRES MIGUEL A

455

133

LANCASTER AVE

GOODE BARBARA ANN

456

133

LANCASTER AVE

TAYLOR PONTIAC

457

617

11TH ST

TAYLOR BARBARA ANN

458

246

MARSALIS AVE

FOUNTAIN VILLA JV

459

220

MARSALIS AVE

SECKER BETTY 1

460

206

MARSALIS AVE

RUBIO REYNA

148

Z067-203(VM)
11/19/2014

Reply

Label #

Address

Owner

461

212

MARSALIS AVE

BUENO MARIA AUDELIA

462

202

MARSALIS AVE

VIRGINIA JV

463

237

LANCASTER AVE

JOSEPH GEORGE K

464

600

R L THORNTON FWY DALLAS CITY OF ETAL

465

232

LANCASTER AVE

AZTEC APT

466

208

LANCASTER AVE

RISPOLI ANTHONY M

467

213

EWING AVE

LAFUENTE LUPE

468

223

EWING AVE

MONARCH HOSPITALITY INC

469

300

MARSALIS AVE

Z B EAGLE PARTNERS LTD

470

311

8TH ST

GONZALEZ JOSE E & EMMA

471

321

8TH ST

JMTT&Z LLC

472

330

PATTON AVE

TORRES EFRAIN &

473

334

PATTON AVE

MENDOZA IRENE

474

311

DENVER ST

ZAMORA JONNY

475

313

DENVER ST

YOUNG JUSTIN

476

338

PATTON AVE

REYES ISIDRO G &

477

300

STEINMAN AVE

DELGADO JUAN & MARIA

478

304

STEINMAN AVE

SILVA RUBEN

479

308

STEINMAN AVE

CANDIDO ENCARNACION

480

321

DENVER ST

LOPEZ RODOLFO &

481

333

DENVER ST

LOPEZ SERGIO A

482

319

DENVER ST

GARCIA HECTOR & MARIA

483

303

STEINMAN AVE

GOMEZ EDUARDO & OLGA

484

410

PATTON AVERANGEL ISIDRO &

485

305

STEINMAN AVE

DELGADILLO EDUARDA EST OF

486

307

STEINMAN AVE

GARCIA RAFAEL R

487

313

STEINMAN AVE

GARCIA RAFAEL RAMIREZ

488

407

DENVER ST

SOLORZANO ZEFERINO

489

411

DENVER ST

CARBAJAL VELIA

490

405

DENVER ST

DELEON SEVERO

491

414

PATTON AVE

SILVA JOSE L

149

Z067-203(VM)
11/19/2014

Reply
O

Label #

Address

Owner

492

424

PATTON AVE

MACHADO MARCO A &

493

415

DENVER ST

ARAIZA JUAN J & ROSA M

494

425

DENVER ST

SILVA YOLANDA

495

302

7TH ST

MENDOZA JUANA SILVA &

496

310

7TH ST

LARA ALFONSO S LIFE EST &

497

314

7TH ST

SALAS ARMANDO & MARIA

498

316

7TH ST

CAPISTRAN ADRIANA

499

320

7TH ST

LOPEZ ROGER II ET AL

500

303

7TH ST

VELAZQUEZ MARIA M

501

307

7TH ST

HERNANDEZ FRANCISCO &

502

311

7TH ST

NINO LUIS &

503

315

7TH ST

MENDOZA JUANA

504

317

7TH ST

BARRERA LAEL

505

302

6TH ST

RAMOS OSCAR LIF EST

506

306

6TH ST

AGUILAR FERMIN

507

310

6TH ST

FLOYD WILLIAM R LIFE ESTATE

508

320

6TH ST

CHAVEZ SULEMA CARDENAS &

509

324

6TH ST

GONZALEZ MIGUEL &

510

800

10TH ST

MATTHEWS WILLIAM ANDREW

511

116

EWING AVE

TAYLOR LES PONTIAC INC

512

811

BETTERTON CIR

TAYLOR LES PONITAC INC

513

814

10TH ST

JOHNSON GLENN ETAL

514

824

10TH ST

GONZALEZ TERESA

515

831

BETTERTON CIR

MARQUEZ EFRAIN

516

830

10TH ST

GONZALEZ MARIA

517

845

BETTERTON CIR

IGBOKWE OBI E

518

904

10TH ST

CRANFORD EVIES O &

519

903

BETTERTON CIR

WEATHERALL T W

520

907

BETTERTON CIR

TAYLOR LES PONTIAC

521

908

10TH ST

ROGERS BILLY JOE

522

916

10TH ST

HERREROS MARY HELEN

150

Z067-203(VM)
11/19/2014

Reply

Label #

Address

Owner

523

916

10TH ST

CASTELAN ALEX

524

912

10TH ST

WADE DORA

525

201

8TH ST

GOMEZ JOHN M &

526

207

8TH ST

GOMEZ JOHN MARTIN

527

215

8TH ST

RUIZ RAMON & BERTHA A

528

211

8TH ST

TORRES RICARDO & MARIA

529

217

8TH ST

GOMEZ MICHAEL J

530

1201

ELDORADO AVE

WISTERIA HILLS I LLC

531

1106

BALLARD AVE

MONTGOMERY AUDREY LEE ANN

532

1112

BALLARD AVE

ANNIS BETTY JEAN SHORES LIFE ESTATE

533

1116

BALLARD AVE

GRIFFIN CLINT

534

1118

BALLARD AVE

BECKLEY PROPERTIES LTD

535

1124

BALLARD AVE

WALDEN PAUL &

536

1126

BALLARD AVE

COLECIO JUAN ANTONIO &

537

1132

BALLARD AVE

MCFADDEN SHARON A &

538

1136

BALLARD AVE

METHODIST HOSPITALS OF DALLAS

539

1212

MADISON AVE

MOJICA MARIA

540

1129

BECKLEY AVE

GREENHOUSE CLYDE

541

1127

BECKLEY AVE

CHOUDRY YASIN

542

1115

BECKLEY AVE

BECKLEY PPTIES LTD

543

1101

BECKLEY AVE

BECKLEY PPTIES LTD

544

1300

MADISON AVE

122S HAMPTON LLC

545

1304

MADISON AVE

CASTILLO SIMON III

546

222

COLORADO BLVD

TEXAS WAGGONER CORPORATION &

547

1211

ZANG BLVD

PECAN DELUXE CANDY CO

548

1317

MADISON AVE

NEWMAN WILLIAM E JR

549

1202

BECKLEY AVE

TRITON BECKLEY LLC

550

1309

MADISON AVE

MARTINEZ BROS INV

551

1218

BECKLEY AVE

MARTINEZ BRO INV

552

1211

BECKLEY AVE

BECKLEY PLACE PARTNERS LP

553

1221

BECKLEY AVE

DEJONG VLADI &

X
X

151

Z067-203(VM)
11/19/2014

Reply

Label #

Address

Owner

554

200

COLORADO BLVD

KECHEJIAN TRUST

555

1322

BECKLEY AVE

JONES VICKI D

556

116

OAKENWALD ST

BARR JOHN H TRUSTEE

557

1339

ENGLEWOOD DR

KESSLER WOMERNS GROUP LLC

558

1333

ENGLEWOOD DR

BARR MARY CHRISTIAN TRUST

559

1329

ENGLEWOOD DR

BARR BURT JR

560

1325

ENGLEWOOD DR

BARR JOHN H

561

1307

ENGLEWOOD DR

AMIRGHOLIZADEH KARIM

562

123

COLORADO BLVD

AMIR KARIM

563

211

COLORADO BLVD

BARR MARY CHRISTIAN TRUST

564

203

COLORADO BLVD

MARY CHRISTIAN BARR TRUST

565

1334

ENGLEWOOD DR

BARR JOHN ETAL

566

1336

ENGLEWOOD DR

BARR JOHN HOLMAN II TR

567

1338

ENGLEWOOD DR

BARR JOHN HOLMAN II TR

568

1345

PLOWMAN AVE

COLLIE LUIS R

569

1341

PLOWMAN AVE

GENA WEST LLC

570

1339

PLOWMAN AVE

S&N PARTNERS

571

1327

PLOWMAN AVE

SANCHEZ DINO &

572

1323

PLOWMAN AVE

RKCBJF LLC

573

1321

PLOWMAN AVE

WASHBURNE RAY TRUSTEE

574

1402

ENGLEWOOD DR

DEAN PATRICK J

575

1406

ENGLEWOOD DR

METHODIST HOSPITALS OF DALLAS

576

1426

ENGLEWOOD DR

BUCKOVAN ROBERT SCOTT

577

1430

ENGLEWOOD DR

BUCKOVAN COPE CYNTHIA JEAN

578

1438

ENGLEWOOD DR

DIAZ MARY G

579

1431

PLOWMAN AVE

METHODIST HOSPITALS OF DALLAS

580

1405

PLOWMAN AVE

MORTENSEN VIBEKE M

581

1403

ENGLEWOOD DR

METHODIST HOSPITALS OF DALLAS

582

1047

ELDORADO AVE

MORENO MARIO

583

1031

ELDORADO AVE

MONTANI MARIA CLAUDIA

584

1027

ELDORADO AVE

ARMSTRONG DAVID

152

Z067-203(VM)
11/19/2014

Reply

Label #

Address

Owner

585

1019

ELDORADO AVE

BEHRMANN SUSAN

586

1032

ELSBETH ST

GRANADOS ANDRES &

587

1035

ELDORADO AVE

MENDOZA JUAN

588

124

NECHES ST

MONRIAL JOSE F &

590

1037

ELDORADO AVE

ALARDIN PEDRO G

591

130

NECHES ST

RICO JOSE LUNA &

592

1218

BISHOP AVE

AXXIS ENTERPRISES

593

1171

MADISON AVE

KECHEJIAN TRUST

594

600

ELSBETH ST

ALIGN LP

595

610

ELSBETH ST

FLORES JUAN &

596

630

ELSBETH ST

BALLAS VICTOR & VA CAPITAL LLC

597

635

ZANG PL

BISHOP 1910 PARTNERS LTD

598

612

ZANG BLVD

DALLAS COUNTY SCHOOL

599

601

BECKLEY AVE

DALLAS COUNTY SCHOOL TRUS

600

718

ZANG BLVD

DALLAS COUNTY SCHOOLS

601

737

BECKLEY AVE

BUSTAMANTE ANTONIO &

602

735

BECKLEY AVE

HODGES RAMONA G

603

727

BECKLEY AVE

LOPEZ ISRAEL

604

733

BECKLEY AVE

LOPEZ ISRAEL

605

719

BECKLEY AVE

TONGRA LP

606

723

BECKLEY AVE

YBARRA MARY MAGDALENA

607

707

BECKLEY AVE

GOMEZ RAY

608

700

ELSBETH ST

FUENTES VIRGINIA PEREZ

609

708

ELSBETH ST

SIROOSIAN RAMIN

610

712

ELSBETH ST

3M 707 ZANG LLC

611

716

ELSBETH ST

LEE MARIE E

612

720

ELSBETH ST

AFA DEVELOPMENT LLC

613

732

ELSBETH ST

PENA JESUS H &

614

726

ELSBETH ST

GUEL ELIZABETH

615

734

ELSBETH ST

CASTILLO GERARDO

616

736

ELSBETH ST

WHITEAKER BETTYE M

153

Z067-203(VM)
11/19/2014

Reply

Label #

Address

Owner

617

733

ZANG BLVD

PENA JESUS H & IRMA

618

727

ZANG BLVD

CHERNOCK CHRISTIAN

619

723

ZANG BLVD

GOMEZ CELIA O

620

719

ZANG BLVD

GALICIA GUILLERMO

621

715

ZANG BLVD

3M 707 ZANG LLC

622

707

ZANG BLVD

HERSH KAPLAN RAY

623

707

ZANG BLVD

HERSH BERNARD J ETAL

624

810

ELSBETH ST

COUCH KEDRIC

625

814

ELSBETH ST

LOPEZ BENITO JR

626

818

ELSBETH ST

ELAINE S GORENSTEIN

627

820

ELSBETH ST

TOVAR MARTIN

628

828

ELSBETH ST

TUCKER MICHAEL BRITT &

629

835

ZANG BLVD

GEMSK LLC

630

813

ZANG BLVD

MINOR TIMOTHY &

631

801

ZANG BLVD

BECKLEY PROPERTIES LTD

632

807

ZANG PL

MINOR TIMOTHY

633

839

BECKLEY AVE

VINES DAN

634

900

ZANG BLVD

READ JOHN H II &

635

908

ZANG BLVD

SALAZAR JOSE

636

1118

ELSBETH ST

SALDIVAR FAMILY I LIMITED


PARTNERSHIP

637

912

ZANG BLVD

NEFFENDORF SHANNON

638

917

BECKLEY AVE

SALDIVAR FAMILY I LTD PS

639

909

BECKLEY AVE

BREETE LLC

640

907

BECKLEY AVE

DELGADILLO JOSE LUIS

641

903

BECKLEY AVE

TORRES LUIS & MARIA G

642

1006

ZANG BLVD

GARCIA MAGDALENA &

643

1018

ZANG BLVD

KAEMERLE HAROLD JR &

644

1030

ZANG BLVD

CHONG JOHN

645

1010

ZANG BLVD

KAEMERLE HAROLD JR ET AL

646

1003

BECKLEY AVE

KAEMERLE HAROLD JR & C A E C TRUST &

647

900

ELSBETH ST

GRACE PRESBYTERY INC

154

Z067-203(VM)
11/19/2014

Reply

Label #

Address

Owner

648

918

ELSBETH ST

WHISENANT LAUREL K

649

901

ZANG BLVD

GRACE PRESBYTERY INC

650

1039

ZANG BLVD

MALLEY JOSEPH H & MARY L

651

1045

ZANG BLVD

MALLEY JOSEPH H &

652

1019

ZANG BLVD

DALAL KARIM & RAYAN DALAL

653

1020

ELDORADO AVE

MENDOZA OSCAR

654

1007

ZANG BLVD

ESTES NOLAN TRUSTEE &

655

1006

ELSBETH ST

CROW ELISABETH A

656

1011

ZANG BLVD

MATA MARIA &

657

1033

ZANG BLVD

VICTOR BALLAS & VA CAPITAL

658

1015

ZANG BLVD

AVERITE CHRISTOPHER J

659

1024

ELDORADO AVE

CORTEZ NATIVIDAD

660

1000

ELSBETH ST

HERRERA RUBEN D

661

143

5TH ST

ALATORRE DANIEL &

662

1035

ZANG BLVD

VICTOR BALLAS & VA CAPITAL

663

147

5TH ST

GALVAN ALFREDO GONZALEZ &

664

1003

ZANG BLVD

FISCAL GABRIEL AND MARIA DE LA LUZ

FISCAL
665

1022

ELDORADO AVE

BARRIENTOS EMILIO A &

666

1016

ELDORADO AVE

CALZADA ANTONIO

667

1010

ELSBETH ST

DREILING COURTNEY

668

139

5TH ST

AMADOR JUAN

669

414

R L THORNTON FWY County of Dallas

670

2008

BECKLEY AVE

DEALEY LTD

671

1916

BECKLEY AVE

REID JON ROY

672

119

OREGON AVE

TRINITY FLOOR CO INC

673

1902

BECKLEY AVE

TRINITY FLOOR COMPANY

674

1902

BECKLEY AVE

SUNDOWN ASSOCIATES

675

129

OREGON AVE

GVIRTZ JOE H

676

211

OREGON AVE

TRINITY HARDWOOD DISTRIBUTORS INC

677

123

OREGON AVE

123 E OREGON JV

678

125

OREGON AVE

123 E OREGON JV

155

Z067-203(VM)
11/19/2014

Reply

Label #

Address

Owner

679

301

GREENBRIAR LN

BANKS BRYAN F

680

1720

PLOWMAN AVE

HOLLEMAN BILLIE C

681

317

DEALEY ST

TEXAS UTILITIES ELEC CO

682

126

OREGON AVE

OREGON AVE PROPERTIES LLC

683

110

OREGON AVE

REID BUILDING COMPANY

684

101

MORGAN AVE

NEW MT GILEAD BAPTIST CH

685

1805

SPANN ST

STEARNS KENNETH & NAOMI R

686

1813

PLOWMAN AVE

MCKEMIE M JEAN

687

218

OREGON AVE

IRA PLUS SOUTHWEST LLC

688

214

OREGON AVE

WANG GLOBALNET

689

1802

SPANN ST

SUNDOWN PROPERTIES LLC

690

1710

BECKLEY AVE

DALLAS COUNTY SCHOOLS

691

123

JULIAN ST

HOLLEMAN CONST CO

692

127

JULIAN ST

HOLLEMAN CONSTRUCTION

693

1707

SPANN ST

TOBIAS MANUEL S

694

234

MORGAN AVE

PEREZ GUILLERMO &

695

230

MORGAN AVE

CHOI MI HYUN

696

208

MORGAN AVE

STEARNS KENNETH L

697

213

JULIAN ST

CORONADO PIOQUINTO &

698

221

JULIAN ST

CORONADO PIOQINTO &

699

132

JULIAN ST

DARYL RICHARDSON GOURMET

CATERING INC
700

1616

BECKLEY AVE

STEWARD MICHAEL

701

1620

BECKLEY AVE

STEWARD MICHAEL LEE

702

115

GREENBRIAR LN

MIMS JACK A &

703

123

GREENBRIAR LN

RICHARDSON DARYL GOURMET


CATERING INC

704

1619

PLOWMAN AVE

STEARNS NAOMI RUTH

705

214

JULIAN ST

LOCHRIDGE JOHN O JR

706

210

JULIAN ST

PITMAN LAURIE TRUSTEE

707

200

JULIAN ST

RICHARDSON GERALD R

708

227

GREENBRIAR LN

AMERICAN WAY INC

709

231

GREENBRIAR LN

HUNT ROBERT W

156

Z067-203(VM)
11/19/2014

Reply

Label #

Address

Owner

710

235

GREENBRIAR LN

HUNT ROBERT

711

323

GREENBRIAR LN

ATA APARTMENTS LTD

712

1407

ZANG BLVD

THE RANKIN CORPORATION

713

202

NEELY ST

VALDEZ YOLANDA E

714

632

BECKLEY AVE

PEREZ MAXIMO JR & PETRA

715

204

NEELY ST

GUERRERO TERESA

716

116

NEELY ST

PRADO MINERVA

717

303

PATTON AVE

CUADROS APOLONIO

718

309

PATTON AVE

QUINTERO MARIA

719

120

NEELY ST

AGUIRRE ANDRES &

720

311

PATTON AVE

NARRO LORENZO A & ROSA M

721

317

PATTON AVE

MONDRAGON ROGELIO

722

321

PATTON AVE

NARRO CAMERINA V

723

325

PATTON AVE

ALONSO RUBEN & MARIA DEL

724

329

PATTON AVE

ZUNIGA JUAN

725

205

DAVIS ST

CFS 1 LTD

726

333

PATTON AVE

MATA FRAYNOE & EVELIA

727

335

PATTON AVE

TAMAYO MARIA REYNA

728

620

CRAWFORD ST

DOMINGUEZ MARIA G &

729

710

BECKLEY AVE

MARTINEZ SILVERIO SR

730

716

BECKLEY AVE

CALDERON JORGE A

731

732

BECKLEY AVE

MONTOYA BLANCA E L

732

714

BECKLEY AVE

YBARRA MAGDALENA

733

736

BECKLEY AVE

FIRA MARIA DEL CARMEN

734

702

BECKLEY AVE

MARTINEZ BENJAMIN

735

720

BECKLEY AVE

ORTIZ JESUS & MARIA

736

728

BECKLEY AVE

RAMIREZ BENJAMIN &

737

730

BECKLEY AVE

DIODATI MONICA CHIARA

738

341

PATTON AVE

JASSO CESILIA

739

343

PATTON AVE

GONZALEZ VICENTE R &

740

345

PATTON AVE

DIAZ MARCELINO

157

Z067-203(VM)
11/19/2014

Reply

Label #

Address

Owner

741

347

PATTON AVE

REYES RICARDO

742

401

PATTON AVE

HERNANDEZ TEODORO ETAL

743

405

PATTON AVE

PEREZ RICARDO M & PETRA

744

411

PATTON AVE

GIL JO JESUS G & SILVIA

745

413

PATTON AVE

PUENTE JANET &

746

417

PATTON AVE

SALINAS ELIDA &

747

421

PATTON AVE

WALTER MORTGAGE CO LLC

748

701

CRAWFORD ST

ARECHAR FRANCISCO &

749

707

CRAWFORD ST

GARCIA JORGE & LIDIA

750

711

CRAWFORD ST

JASSO JUANA H &

751

715

CRAWFORD ST

CHAVEZ ROMEO

752

719

CRAWFORD ST

LOPEZ JUAN C

753

723

CRAWFORD ST

TORRES OLGA M

754

727

CRAWFORD ST

TORRES JOSE G EST OF

755

731

CRAWFORD ST

GOEN ERIK D

756

735

CRAWFORD ST

DIAZ MARIA TERESA

757

739

CRAWFORD ST

DIAZ ELENO NINO &

758

700

CRAWFORD ST

CENDEJAS VICENTE A

759

706

CRAWFORD ST

ROJAS HUMBERTO CARLOS &

760

710

CRAWFORD ST

MUNIZ MIGUEL & MARIA D C

761

714

CRAWFORD ST

JUAREZ MARIO

762

718

CRAWFORD ST

VALVERDE PABLO

763

722

CRAWFORD ST

JUAREZ MARIO & EDILIA A

764

728

CRAWFORD ST

FLORES MAURILIO &

765

730

CRAWFORD ST

ORTIZ JESUS &

766

734

CRAWFORD ST

HERNANDEZ PEDRO & FELIPA

767

738

CRAWFORD ST

CARRIZALES EDWARD

768

212

CANTY ST

IBARRA MANUEL GONZALEZ &

769

211

NEELY ST

ABONZA SUSANO &

770

218

CANTY ST

HERRERA HUMBERTO

771

220

CANTY ST

RAMIREZ FELIPE &

158

Z067-203(VM)
11/19/2014

Reply

Label #

Address

Owner

772

215

NEELY ST

GONZALEZ JUAN & MARIBEL

773

219

NEELY ST

MAGDALENO RAMIRO & MARIA

774

223

NEELY ST

LOPEZ ENRIQUE P &

775

838

BECKLEY AVE

WILSON ZAMORA INVESTMENTS

776

818

BECKLEY AVE

SAMUEL DEXTER

777

812

BECKLEY AVE

TORRES MARTIN

778

800

BECKLEY AVE

SOLORZANO JUAN E &

779

808

BECKLEY AVE

SAUCEDO NICOLAS & MARIA

780

832

BECKLEY AVE

BAEZA LORENA

781

828

BECKLEY AVE

TONGRA LP

782

820

BECKLEY AVE

GARCIA RAFAEL QUEVEDO &

783

824

BECKLEY AVE

CHRISTENSEN JANELLE M

784

826

BECKLEY AVE

BOBO LINDA

785

804

BECKLEY AVE

TIDEY CRAIG

786

809

CRAWFORD ST

MENDEZ MANUEL

787

811

CRAWFORD ST

ESTRADA FEDERICO &

788

817

CRAWFORD ST

AKHAVIZADEH CYRUS

789

823

CRAWFORD ST

MOONEY RICHARD LEE

790

825

CRAWFORD ST

ROMIG RANDALL ROBERT

791

829

CRAWFORD ST

GENA NORTH LLC

792

112

6TH ST

RAMOS TONY M &

793

835

CRAWFORD ST

ADAME MARIA

794

124

6TH ST

GENA NORTH LLC

795

230

6TH ST

TORRES PABLO &

796

228

6TH ST

CASTRO PEDRO & LINA

797

226

6TH ST

LUEVANO MATTHEW A

798

222

6TH ST

CYMMION TERRINGTON G

799

216

6TH ST

SANCHEZ JUAN JOSE

800

824

CRAWFORD ST

VASQUEZ MARIA Z CADENA

801

820

CRAWFORD ST

COUCH KEDRIC &

802

816

CRAWFORD ST

JONES ELIZABETH M

159

Z067-203(VM)
11/19/2014

Reply

Label #

Address

Owner

803

812

CRAWFORD ST

COUCH KEDRIC & PAT COUCH

804

800

CRAWFORD ST

CHUPA JAMES EDWARD &

805

213

CANTY ST

MILLER GENE BELL

806

215

CANTY ST

ALVARADO JUAN &

807

427

PATTON AVE

BELMONTE JOSE O &

808

431

PATTON AVE

TORRES JOSE JAIME & TORRES SILVIA

809

435

PATTON AVE

TORRES BONIFACIO & AURORA

810

439

PATTON AVE

ORTIZ MOSES &

811

511

PATTON AVE

TOVAR VALENTIN

812

503

PATTON AVE

FRANCO RAMON JR

813

507

PATTON AVE

VILLEGAS SYLVESTRE

814

213

CANTY ST

MILLER GENE BELL

815

313

6TH ST

VARELA CRUZ LIFE ESTATE

816

303

6TH ST

VARELA CRUZ LIFE EST

817

305

6TH ST

VANIAN MARY TRUSTEE

818

320

5TH ST

CLAXTON JAMES D

819

323

6TH ST

RODRIGUEZ MARY

820

302

5TH ST

MAY SHARON K

821

307

6TH ST

WISTERIA HILLS 9 LLC

822

222

5TH ST

LEON ROBERT

823

306

5TH ST

GARRISON JEFFERY &

824

310

5TH ST

CASTRO JOHN J

825

316

5TH ST

PETERSON JAY

826

1122

ZANG BLVD

FORD KAYCE L & NEAL P &

827

1118

ZANG BLVD

SPILLERS ALLEN & DONNA

828

1112

ZANG BLVD

ELEVEN12 PROPERTIES LLC

829

1106

ZANG BLVD

DALLAS PROPERTY TRUST

830

1104

ZANG BLVD

WALIA & SONS REAL ESTATE INC

831

1032

BECKLEY AVE

PARKER LEON

832

1028

BECKLEY AVE

WHATLEY KATRINA L &

833

1026

BECKLEY AVE

HALL PATRICIA A

160

Z067-203(VM)
11/19/2014

Reply

Label #

Address

Owner

834

1022

BECKLEY AVE

SCHULTZ MEREDITH

835

1018

BECKLEY AVE

GRANADO RALPH & DEBRA

836

1014

BECKLEY AVE

GONZALEZ MARIA &

837

1006

BECKLEY AVE

COFER WILLIE R

838

1002

BECKLEY AVE

WISTERIA HILLS 5 LLC

839

1010

BECKLEY AVE

SPERLING MERCEDES &

840

1001

CRAWFORD ST

STOFOROPOULOS EUTHYMIOS

841

1159

MADISON AVE

FOUNTAIN VILLA INC

842

1019

CRAWFORD ST

GONZALEZ MACARIO &

843

1023

CRAWFORD ST

RAMIREZ MIGUEL & EVANGELI

844

1027

CRAWFORD ST

EQUITY GATEWAY LLC

845

1103

CRAWFORD ST

SCHROEDER MARTIN C &

846

1109

CRAWFORD ST

SCHROEDER MARTIN C &

847

123

6TH ST

GUFFEY TYLER H

848

119

6TH ST

VICTOR PPTIES LLC

849

115

6TH ST

SEGOVIA RAFAEL

850

107

6TH ST

GUAJARDO LEO II

851

111

6TH ST

GASPER PASTOR & MARIA

852

103

6TH ST

BAEZA IGNACIO & MARIA

853

102

5TH ST

PARR DAVID ROBERT

854

106

5TH ST

MURPHY CHRISTOPHER W

855

108

5TH ST

WISTERIA HILLS 6 LLC

856

122

5TH ST

WHITLOCK NEILL DAVIDSON

857

218

5TH ST

LLOYD JOSHUA

858

214

5TH ST

ARELLANO MARTHA

859

210

5TH ST

DANTZLER HAL S

860

204

5TH ST

LUGO ELPIDIO &

861

202

5TH ST

SHEETS CLAY C III

862

205

6TH ST

SAVALA SANTOS R EST OF

863

209

6TH ST

WISTERIA HILLS 8 LLC

864

215

6TH ST

FARELY INVESTMENTS LP

161

Z067-203(VM)
11/19/2014

Reply

Label #

Address

Owner

865

223

6TH ST

HOPKINS JOYCE

866

233

6TH ST

BERLIN APRIL

867

237

6TH ST

ZWERN ARTHUR

868

1605

BECKLEY AVE

AUSBROOKE

869

1620

HANDLEY DR

KAVANAGH PETER

870

115

GREENBRIAR LN

OUELLETTE JARRETT

871

1717

BECKLEY AVE

BG BROOKVIEW PARTNERS LTD

872

1909

BECKLEY AVE

BURDINE INDUSTRIES INC

873

2001

BECKLEY AVE

LONE STAR CONSOLIDATED

874

202

TURNPIKE AVE

TERRY ROY HICKS

875

244

TURNPIKE AVE

AGUIRRE ALBERT T

876

240

TURNPIKE AVE

RICE ROBERT RAY

877

234

TURNPIKE AVE

MAGEORS & RICE PHOTO

878

228

TURNPIKE AVE

MASSEY DAVID

879

1016

LANCASTER AVE

SOUTHERN FOODS GROUP LP

880

517

7TH ST

CARBAJAL JOSE J &LETICIA

881

407

STARR ST

VALENZUELA ROSA

882

320

STARR ST

CASTILLO PABLO

883

400

STARR ST

NIETO RODOLFO ESTATE OF

884

406

STARR ST

PINEDA FRANCISCO

885

309

MARSALIS AVE

LEAL ELVIRA TRUSTEE OF

886

457

R L THORNTON FWY PRESCOTT INTERESTS BILLBOARDS LTD

887

457

R L THORNTON FWY MORA GUADALUPE

888

923

CHURCH ST

YANGTZE RIVER REALTY LLC

889

108

MARSALIS AVE

MALCHI JOHN E & CONNIE S

890

101

EWING AVE

LOPEZ ISRAEL

891

545

R L THORNTON FWY ELLIOTT DUPREE & EARLENE

892

906

BETTERTON CIR

PERRY CO THE

893

115

EWING AVE

SHELTER MINISTRIES OF

894

620

JEFFERSON BLVD

TORRES MIGUEL A

895

610

JEFFERSON BLVD

TNS INVESTMENTS LTD

162

Z067-203(VM)
11/19/2014

Reply

Label #

Address

Owner

896

324

PATTON AVE

GUTIERREZ VICTOR

897

150

DAVIS ST

GARNER BRIAN S

898

1133

ZANG BLVD

ZANG/MADISON PARTNERS LP

899

126

COLORADO BLVD

ADVANTAGED ASSET ACQUISITIONS I LLC

900

214

COLORADO BLVD

KECHIJIAN TRUST

901

1306

BECKLEY AVE

CTA ASSOCIATES LP

902

1330

BECKLEY AVE

KESSLER WOMENS GROUP LLC

903

225

COLORADO BLVD

SOUTHLAND CORP

904

1222

BISHOP AVE

BISHOP COLORADO RETAIL PLAZA

905

612

ELSBETH ST

BRIONES MARIA & ADOLFO

906

235

DAVIS ST

SRI REAL ESTATE PROPERTIES

907

810

ZANG BLVD

AHA GROUP LP

908

820

ZANG BLVD

NORTH ZANG DEV LTD

909

830

ZANG BLVD

JT REALTY INC

910

835

BECKLEY AVE

BECKLEY PROFESSIONALS INC

911

815

BECKLEY AVE

SHERRY IRWIN H & DALIA D TRUST NO 1

912

1026

ZANG BLVD

MILLER DONALD W. & DONNA

913

99

IH 30

DALLAS CITY & COUNTY

914

801

RIVERFRONT BLVD INDUSTRIAL GOLD RUSH LTD

915

209

GREENBRIAR LN

LOCHRIDGE J O

916

1335

ZANG BLVD

ZANG TRIANGLE LLC

917

1520

BECKLEY AVE

KESSLER PEAK LTD PS

918

1401

ZANG BLVD

FOUNDERS PEAK LTD PS

919

381

GREENBRIAR LN

SOUTHWEST CATTLEMEN S CORPORATION

920

381

GREENBRIAR LN

DATLA UMA &

921

381

GREENBRIAR LN

AGRAWAL SURESH C

922

381

GREENBRIAR LN

GITOMER JASA JAY

923

381

GREENBRIAR LN

GREGORY JOSEPH R &

924

381

GREENBRIAR LN

CHITWOOD JENNIFER N

925

381

GREENBRIAR LN

TAYLOR KEITH

926

381

GREENBRIAR LN

GRAFF TROY JAMES

163

Z067-203(VM)
11/19/2014

Reply
X

Label #

Address

Owner

927

401

TRINITY RIVER CIR HAWKES ELLIOTT W &

928

409

TRINITY RIVER CIR MASHBURN JAY H &

929

413

TRINITY RIVER CIR RAINES DON JR & ELIZABETH

930

415

TRINITY RIVER CIR ROBINSON JOE A &

931

419

TRINITY RIVER CIR PETERSEN ERIKA A

932

423

TRINITY RIVER CIR BUTTS BROTHERS PROPERTIES LLC

933

425

TRINITY RIVER CIR KOSTECKI NICOLE L

934

427

TRINITY RIVER CIR MORENO LORENZO

935

429

TRINITY RIVER CIR DIFRONZO RALPH

936

431

TRINITY RIVER CIR CHEUNG BRIAN D

937

433

TRINITY RIVER CIR CONOVALOFF TANYA JO &

938

435

TRINITY RIVER CIR KAZANAS DEAN S &

939

437

TRINITY RIVER CIR BRAKEY BUD ARVIN JR

940

441

TRINITY RIVER CIR WGMA LAKESIDE LP

941

445

TRINITY RIVER CIR MEYER PHILIPP W &

942

432

TRINITY RIVER CIR Taxpayer at

943

446

TRINITY RIVER CIR JACKSON STEVEN FRANCIS &

944

443

GREENBRIAR LN

PHAM DANH

945

439

GREENBRIAR LN

WATKINS MICHAEL &

946

402

TRINITY RIVER CIR BLANCHARD AIMEE NOELLE

947

406

TRINITY RIVER CIR WALLACE LESLEIGH

948

426

TRINITY RIVER CIR VOSS BENJAMIN

949

408

TRINITY RIVER CIR BROWN MANDISA P

950

208

NEELY ST

BAUTISTA MANUEL

951

212

NEELEY ST

RUIZ VERONICA Y

952

216

NEELEY ST

RUIZ VERONICA YOUNG

953

220

NEELY ST

MENDOZA MARIA ROSA

954

111

DAVIS ST

DALLAS COUNTY SCHOOL

955

230

5TH ST

WHITE JOHN D & LAMONA L

956

1300

ZANG BLVD

GRAND BANK OF TEXAS

957

1619

BECKLEY AVE

AUSBROOKE

164

Z067-203(VM)
11/19/2014

Reply

Label #

Address

Owner

958

200

TURNPIKE AVE

TERRY ROY H

959

11111

PLOWMAN AVE

OAK CLIFF GATEWAY-DALLAS TIF 930

960

711

BECKLEY AVE

BECKLEY LLC

961

711

BECKLEY AVE

ROBINSON DARIN A

962

824

BLAYLOCK DR

KZ2

963

824

BLAYLOCK DR

RILEY HANNAH KATE

964

329

COLORADO BLVD

ARROW CREEK LLC

965

329

COLORADO BLVD

BALLAS VICTOR

966

329

COLORADO BLVD

BALLAS VICTOR

967

329

COLORADO BLVD

DJA REAL ESTATE LLC

968

329

COLORADO BLVD

ROCKWELL JOHN J

969

329

COLORADO BLVD

VA CAPITAL LLC &

970

329

COLORADO BLVD

HUBBARD DAVID

971

329

COLORADO BLVD

NUTTER CASSINDRA C &

972

329

COLORADO BLVD

GONDA JOHN C III & MARY M

973

329

COLORADO BLVD

AUGUSTINE ROGER B

974

329

COLORADO BLVD

WATERS LISA WHITEHEAD

975

329

COLORADO BLVD

SHOTZMAN DARREL S

976

329

COLORADO BLVD

STOUT TIMOTHY JAMES

977

329

COLORADO BLVD

LEPESKA ALLYN &

978

329

COLORADO BLVD

PUGH JETHRO JR

979

329

COLORADO BLVD

ROLONG NELSON A

980

329

COLORADO BLVD

WILLER ERIC

981

329

COLORADO BLVD

CASTLOO STANLEY LEE

982

329

COLORADO BLVD

LEPESKA ALLYN & ELLEN FITZSIMMONS

983

329

COLORADO BLVD

LCT CONDO ASSN INC

984

329

COLORADO BLVD

SEXTON RANDALL C

985

329

COLORADO BLVD

HENDON MARK D

986

329

COLORADO BLVD

GROSSMAN LEO M & GEORGIA A

987

329

COLORADO BLVD

NYANZI SUSAN A

988

329

COLORADO BLVD

CORNETTE MARVIN F

165

Z067-203(VM)
11/19/2014

Reply

Label #

Address

Owner

989

329

COLORADO BLVD

DAVIS JOHN M JR

990

329

COLORADO BLVD

BREN AARON &

991

329

COLORADO BLVD

LCT CONDOMINIUM ASSN INC

992

329

COLORADO BLVD

DAVIS LEVI & LORETTA

993

329

COLORADO BLVD

GONZALEZ CARLOS

994

312

PATTON AVE

BUILDERS OF HOPE CDC

995

312

PATTON AVE

AVILA JENNY CARRILLO

996

417

ROCK ISLAND ST

CITY & COUNTY LEVEE

997

525

RIVERFRONT BLVD LITTLE L W

998

527

RIVERFRONT BLVD LITTLE MRS L W

999

531

RIVERFRONT BLVD CHARALAMBOPOULOS FAY

1000

535

RIVERFRONT BLVD PRESCOTT INTERESTS LTD

1001

543

RIVERFRONT BLVD MITCHELL YARA L

1002

1019

DODD ST

HOLMAN ETHEL

1003

1015

SABINE ST

GOLDEN GATE ADULT REHABILITATION

MINISTRY INC THE


1004

1016

DODD ST

MARTINEZ MARIO

1005

1012

DODD ST

PROCTOR JOHN & PROCTOR CHRISTINE

1006

1008

HUTCHINS AVE

DALLAS TRANSIT SYSTEM

1007

1030

RED OAK ST

DAL TEX DEVELOPERS

1008

1018

SABINE ST

DUBON JOSE A G

1009

1020

SABINE ST

DAVIS LUCY

1010

523

EADS AVE

BAZAN CARLOS D

1011

330

R L THORNTON FWY KIRBYS KREATIVE LEARNING

1012

409

EADS AVE

KUNOFSKY MORRIS &

1013

413

EADS AVE

WISNER TWAMEEKA

1014

1008

7TH ST

DALLAS COUNTY PUBLIC

1015

1010

8TH ST

GONZALEZ GERARD S

1016

1023

CHURCH ST

SLIDER L G JR ETAL &

1017

1024

CHURCH ST

COKELEY MAURICE

1018

1023

9TH ST

GUTEN DONALD ESTATE

1019

230

STARR ST

PYLON HOMES COMPANY

166

Z067-203(VM)
11/19/2014

Reply

Label #

Address

Owner

1020

510

8TH ST

PONDEROSA 8TH LLC

1021

520

8TH ST

BLESSED SACRAMENT PARISH

1022

201

MARSALIS AVE

ROMAN CATH DIOCESE DALLAS

1023

220

DENVER ST

MONROY MARINA FLORES &

1024

406

8TH ST

HOME AGAIN INC

1025

400

8TH ST

MENDEZ JOSE &

1026

404

8TH ST

GARCIA MARGARITA

1027

216

DENVER ST

FLORES DAMIANA J &

1028

412

8TH ST

ORTEGA ELENA

1029

408

8TH ST

ORTEGA ELENA

1030

430

8TH ST

GOMEZ MARCOS MARIA

1031

426

8TH ST

MUNOZ CATALINA PADILLA

1032

221

STARR ST

CARRANZA JESUS G & MARIA

1033

220

PATTON AVE

ROSALES MARGARITA &

1034

312

8TH ST

MARTINEZ GABRIEL V

1035

320

8TH ST

320 E 8TH ST LAND TRUST

1036

316

8TH ST

GOMEZ MARIA EST OF

1037

217

DENVER ST

CISNEROS SOCORRO LOPEZ

1038

328

8TH ST

GARCIA CLYDE D & MARIE

1039

324

8TH ST

GARCIA MARIA

1040

111

MARSALIS AVE

MACIAS ROBERTO &

1041

101

MARSALIS AVE

CAHUA ROSA E

1042

1022

9TH ST

MANNING BROS BARNETT LTD

1043

1020

9TH ST

MANNING BROTHERS BARNETT LTD INC

1044

1021

10TH ST

COMMON GROUND COMM ECO

1045

514

R L THORNTON FWY GRANT CURTIS SR

1046

508

R L THORNTON FWY PATRICK REALTY CORP

1047

510

R L THORNTON FWY GOLDEN GATE BAPTIST CHURC

1048

1008

BETTERTON CIR

BELL LEOLA

1049

208

FLEMING AVE

MARQUEZ FROILAN

1050

210

FLEMING AVE

LIRA ISMAEL & ROSARIO

167

Z067-203(VM)
11/19/2014

Reply
X

Label #

Address

Owner

1051

535

JEFFERSON BLVD

VAZQUEZ HOLDINGS GROUP LP

1052

105

MARSALIS AVE

MACIAS JESUS & IRMA

1053

632

R L THORNTON FWY ARCHLAND PROPERTY II LP

1054

628

R L THORNTON FWY MIDBELT PROPERTIES LP

1055

320

UPTON ST

MCDONALD BETTY S

1056

301

MARSALIS AVE

ROBERTOS LAVADERIA LLC

1057

309

MARSALIS AVE

ALLAN REBECA

1058

400

MARSALIS AVE

TEXAS STATE OF

1059

1015

BETTERTON CIR

WOODERT ROBERT

1060

138

DAVIS ST

ROY L SMITH INC

1061

510

ZANG BLVD

BANJO VENTURES LTD

1062

108

DAVIS ST

LA ESTRELLA DE CUELLAR INC

1063

238

DAVIS ST

VICTOR PROPERTIES LLC

1064

228

DAVIS ST

WEST DAVIS INVESTMENTS LLC

1065

218

DAVIS ST

ENGLISH FAMILY LTD PS

1066

105

8TH ST

WILSON ED

1067

421

BECKLEY AVE

MGC CONSULTING INC

1068

114

7TH ST

RUIZ MANUEL SNS

1069

629

ELSBETH ST

EVERLAST CONSTRUCTION LLC

1070

212

NEELY ST

1122 HOLDINGS LLC

1071

627

ELSBETH ST

ACQUISTO MICHAEL F

1072

621

ELSBETH ST

MENA JUAN BARRERA

1073

615

ELSBETH ST

MATRIX PARTNERS LP

1074

210

CANTY ST

MACIAS JESUS & IRMA V

1075

727

ELSBETH ST

MARTINEZ JOSE SANTOS &

1076

719

ELSBETH ST

ACQUISTO AMY F

1078

709

ELSBETH ST

CANALES ROBERTO M &

1079

701

ELSBETH ST

KAEMERLE HAROLD K

1080

833

ELSBETH ST

TAYLOR EVELYN S LIVING TRUST &

1081

839

ELSBETH ST

PRINCE MICHAEL

1082

825

ELSBETH ST

RICHINS RANDALL K

168

Z067-203(VM)
11/19/2014

Reply

Label #

Address

Owner

1083

819

ELSBETH ST

MARTIN JEREMY &

1084

815

ELSBETH ST

ROPPOLO MATTHEW J

1085

813

ELSBETH ST

CERVANTES CECILIA H

1086

809

ELSBETH ST

A & E HOUSING LLC

1087

805

ELSBETH ST

MARTINEZ AGUSTIN

1088

801

ELSBETH ST

CLIMER NICHOLAS I &

1090

908

MADISON AVE

HENSON JESSICA

1091

912

MADISON AVE

BELTRAN MARY A

1092

918

MADISON AVE

MOTA CONSUELO

1093

917

ELSBETH ST

BROWN CYNTHIA R

1094

913

ELSBETH ST

TORRES EDGAR ALFREDO

1095

909

ELSBETH ST

PEREZ VICENTE

1096

907

ELSBETH ST

HERNANDEZ BELEN I

1097

901

ELSBETH ST

MATA RENE R

1098

314

NECHES ST

HERNANDEZ FRANCISCO

1099

1037

MADISON AVE

CHIBLI EMILIO

1100

1031

MADISON AVE

ROGERS LINDSEY

1101

1029

MADISON AVE

CHIBLI EMILIO & ANA

1102

1002

MADISON AVE

MONROY AMANDO

1103

1006

MADISON AVE

MARTINEZ JOSE JUAN &

1104

1010

MADISON AVE

ESCALANTE JOSE JESUS &

1105

1012

MADISON AVE

GRAHAM STEPHEN &

1106

1016

MADISON AVE

RANGEL JOSE DE LA LUZ

1107

1034

MADISON AVE

TOBAR SALVADOR

1108

1036

MADISON AVE

JONISO LLC

1109

212

NECHES ST

CORDOSO ERNESTO

1110

1041

ELSBETH ST

OJEDA ISAIAS &

1111

1020

MADISON AVE

VALADEZ BENITA

1112

1037

ELSBETH ST

CARDOSO PRUDENCIO

1113

1024

MADISON AVE

HOPKINS ALAN

1114

1033

ELSBETH ST

DAVILA PEDRO R &

169

Z067-203(VM)
11/19/2014

Reply

Label #

Address

Owner

1115

1027

ELSBETH ST

JIMENEZ MARIA

1116

1021

ELSBETH ST

DAVILA JOSE R

1117

1028

MADISON AVE

DIAZ CARMEN D

1118

1023

ELSBETH ST

ALMAZAN BENITA DEL CARMEN

1119

1013

ELSBETH ST

TIJERINA JOSE M & SILVIA DELGADO

1120

1011

ELSBETH ST

SALDIVAR RAUL

1121

1007

ELSBETH ST

MENDOZA JUANA NAOMI

1122

1003

ELSBETH ST

LIMON PAULA

1123

1212

HAINES AVE

MATYASTIK PAUL J

1124

400

COLORADO BLVD

GARCIA LIBRADA

1125

330

COLORADO BLVD

HUGHES WENDY L

1126

328

COLORADO BLVD

ANDROSOV TATIANA

1127

1123

BALLARD AVE

WALDEN LAWRENCE PAUL &

1128

1119

BALLARD AVE

CASTILLO GONZALO

1129

1115

BALLARD AVE

WORSHAM JAMES B &

1130

1111

BALLARD AVE

WISTERIA HILLS 2 LLC

1131

1105

BALLARD AVE

WISTERIA HILLS 14 LLC

1132

1103

BALLARD AVE

FOLEY MARRION RAY

1133

1114

ELSBETH ST

MENDOZA JUAN H

1134

111

NECHES ST

BURGESS CARMELEITA C

1135

121

NECHES ST

CARDENAS ARIK B & AMELIA J

1136

1110

ELSBETH ST

SANDOVAL RODRIGO & MARIA

1137

1104

ELSBETH ST

NEYRA FERNANDO

1138

1102

BISHOP AVE

ALBA MERCEDES

1139

1114

BISHOP AVE

BYERS DR JEROME L

1140

1122

BISHOP AVE

WILLIAMS DEBRA C M K

1141

1167

MADISON AVE

DELEON SERGIO & OLGA A

1142

1155

MADISON AVE

LOMAS HOMAR C &

1143

1151

MADISON AVE

RIVERA ELOINA R

1144

1147

MADISON AVE

GARY ROLLIN F &

1145

1141

MADISON AVE

OCHOA RENE & DEBORAH

170

Z067-203(VM)
11/19/2014

Reply

Label #

Address

Owner

1146

1139

MADISON AVE

ALANIZ MARIA DEL R

1147

1135

MADISON AVE

JC LEASING LLP

1148

1131

MADISON AVE

NAVARRO ADAN &

1149

1125

MADISON AVE

OCHOA RENE A &

1150

1119

MADISON AVE

LOPEZ PEDRO & BEATRIZ

1151

1115

MADISON AVE

TORRES JUAN M &

1152

1111

MADISON AVE

OCHOA JUAN S & MARTHA C

1153

1107

MADISON AVE

VILLEGAS MARY ISABEL

1154

1101

MADISON AVE

ARELLANO JULIO NAVA &

1155

2120

BECKLEY AVE

PRESCOTT INTERESTS L C

1156

100

IH 30

TEXAS STATE OF

1157

130

JEFFERSON BLVD

DALLAS COUNTY FLOOD

1158

1640

HANDLEY DR

MALLINSON LUKE W &

1159

141

GREENBRIAR DR

SCOTT KACEY & JAKE B

1160

1611

RIO VISTA DR

CHERNOCK CHRISTIAN S

1161

1616

RIO VISTA DR

DANIEL LYNSEY

1162

1612

RIO VISTA DR

TRAYLOR GARY L &

1163

1606

RIO VISTA DR

ALEXANDER BRIAN & BICK SARAH

1164

2121

HARDWICK ST

U S POSTAL SERVICE

1165

320

R L THORNTON FWY SKYVIEW DEVELOPMENT LLC

1166

424

R L THORNTON FWY VICTRON STORES LP

1167

418

8TH ST

WINN ELISE LIFE ESTATE EST OF

1168

422

8TH ST

ROCHA ANTONIO

1169

542

9TH ST

HARRIS CLAYTON SCHULZ INC

1170

630

R L THORNTON FWY POP HOLDINGS LP

1171

602

R L THORNTON FWY ATLAS FINANCIAL SERVICE

1172

721

R L THORNTON FWY TRIBOX REAL ESTATE LLC

1173

204

DAVIS ST

204 WD LTD

1174

202

DAVIS ST

AJEDL LLC

1175

1441

BECKLEY AVE

METHODIST HOSPITALS OF DALLAS

1176

1441

BECKLEY AVE

PAVILION PROPERTIES

171

Z067-203(VM)
11/19/2014

Reply

Label #

Address

Owner

1177

1401

STEMMONS AVE

PAVILLION PROP

1178

1441

BECKLEY AVE

METHODIST HOSPITALS OF DALLAS

1179

1441

BECKLEY AVE

METHODIST HOSPITALS OF DALLAS

1180

1215

BISHOP AVE

SMITH RODDIE ROBERT

1181

1213

BISHOP AVE

ARCHER PHILLIP D

1182

1211

BISHOP AVE

PALCHIK DIANA

1183

1163

MADISON AVE

ARELLANO JULIO &

1184

1150

BISHOP AVE

OAK CLIFF LAND DEV CO

1185

1639

HANDLEY DR

HOMAN CHRISTOPHER A &

1186

1629

HANDLEY DR

HOMAN KATHERINE LIFE ESTATE

1187

133

GREENBRIAR LN

JOHNSTON JOHN & PATRICIA

A1

126

NECHES ST

DSRE CONSULTING LLC

A2

904

MADISON AVE

FLORES RAMON

A3

713

ELSBETH ST

FLORES DORA

172

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