Oak Cliff Gateway District

PD 468

September 4, 2014

Authorized Hearing September, 2013

2013 Authorized Hearing

September 12, 2013

City Plan Commission

expanded boundaries to

represent current Oak Cliff

Gateway Authorized Hearing

area

Existing Zoning • PD 160 (Tract 1C & 2B) - mixture of residential &

commercial

• PD 340 (Tract 1 & 2) – high density residential & commercial

• PD 364 (Track 1, 2, & 3) - commercial

• PD 468 (Subdistrict A, A1, A2, B, C, C1, D, D1, D2, E) – mixture of residential & commercial

• PD 830 (Subdistrict 6) - mixture of residential, office, retail & personal services, and commercial

• R-5 – Single Family District, low density

• R-7.5 - Single Family District, low density

• MF-2 – Multifamily District, med density

• TH-2 – Townhouse District, med density

• CH – Clustered Housing District

• MU-1 – Mixed-Use District, low density

• MU-2 – Mixed-Using District, med density

• CR – Commercial Retail District

• CS – Commercial Service District

• LO-1 – Neighborhood Office District

• RR – Regional Retail District

• IR – Industrial/Research District

• P(A) – Parking District

• SUPs – nursing home, utility or government building, 2 – financial institution with drive-in window,

and child-care facility

• DR (Deed Restrictions) – 9 total

• Historic District – Lake Cliff (H-84)

& Betterton Home (H-71)

Kidd Springs, East Kessler, Dallas Housing

Authority, Old Oak Cliff Conservation League

• Remove dairying use.

• Reduce ‘VISUAL AND PERFORMING ARTS STUDIO’ from 6,000 SF to 3,000 SF

• Do not want restaurant bar allowed along Beckley/Zang

• Remove SKY BRIDGE as an allowed use, even by SUP.

• Reduce LEGACY BUILDING parking reduction from 25% to 15%, and valet parking cannot supply more than 50% of required parking.

Staff Response:

• Staff trying to limit non-conforming uses, DAIRYING use only allowed in WMU-20.

• 6,000 SF was made at the request of the Steering Committee. Lot size will limit where 6,000 SF could be located.

• See map presentation.

• SKY BRDIGE is allowed, by SUP, only between/within Hospital District, and across Beckley to Hospital District.

• Parking reduction for LEGACY BUILDING is to incentivize keeping the structure core, by reducing the incentive, few buildings will be kept. Article XIII and Chapter 51 do not restrict maximum % of valet parking

Methodist Hospital District Consensus

• Implement ‘Street Hierarchy Plan’, to define primary, secondary, and service streets.

• Expand District through rezoning process, with updated ‘Street Hierarchy Plan’ and expansion of Overlay.

• No minimum story height required, except along Colorado and Beckley (4 stories min, 20 max).

• Street level activating uses on the ground level of any structure are required along Beckley and Colorado.

• Side yard setback increased to 50’.

• Minimum parking setback of 10 feet allowed, except along Beckley and Colorado (which must meet Article XIII primary street setback of behind 30’ building face).

• Along Beckley and Colorado, minimum façade transparency is 30% on ground story, remaining streets minimum façade transparency of 20% total of all stories. (applicant reviewing option)

• Hospital District may charge a fee for use of required of excess parking.

• No minimum or maximum ceiling heights are required.

Hospital District Recommendation

• Maximum block length requirements may be measured from intervening fire lanes, private streets, driveways, pedestrian or bicycle passages, or dedicated public rights-of-way that serve to divide a block face.

• Sky bridges by right.

Staff recommendation

• Block length definition in Article XIII does not include private streets (City staff concerned of gated/limited access for circulation patterns, Methodist looking at rewording) or dedicated public rights-of-way that serve to divide a block face (too vague).

• Pedestrian sky bridges are only allowed by SUP citywide.

• Baylor – PD 749, no Sky Bridge by right

• Parkland – MU-3, IR, PD 337, 798, no Sky Bridge by right (SUP 1385 – 3 Sky Bridges)

• Presbyterian – PD 453, no Sky Bridge by right

Oak Farms / Burnett Field • Additional Definitions

• Site Plan regulations

• Creation of building site

• Accessory uses: Alternative energy plant.

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

Heliport. [SUP] Helistop. [SUP]

• Parking Management Plan.

• Parking Reductions

• Parking garage must be screened through façade or vegetation regulations.

• Allow on-street parking and below-grade parking structures. Screening of surface parking from the street.

Staff Response:

• Proposed definitions currently in Chapter 51A, Article XIII except for Alternative Energy Plant, staff still seeing if it falls under existing definition.

• Site Plan regulations allowed in both Article XIII and Chapter 51A. Article XIII allows building official minor site improvement or minor construction to the site plan, including limited parking lot modifications, accessory structures, fences, or similar).

• Creation of building site regulations allowed in Article XIII. Site will need to be replatted, so building site definition unnecessary.

• Uses allowed in Article XIII, still determining Alternative Energy Plant.

• PM Overlay requires site plan, applicant has not submitted information as of yet. Staff explained this option could be pursued in future.

• Article XIII already has parking reductions.

• Article XIII façade regulations are for any structure facing primary and secondary streets.

• Article XIII allows on-street parking through streetscape regulations, and allows underground parking (not subject to setbacks). Screening: Article XIII requires 60 feet from a large canopy tree planted in a median or island, while applicant is requiring 100 feet.

Tower Dimension • Tower separation. Minimum tower separation is 70

feet.

• Tower floor plate, dimension, and orientation restrictions. Any portion of a building greater than 75 feet in height must comply with the following: • There are no tower dimension or orientation

restrictions for a tower with an average floor plate of 12,500 square feet or less.

• Towers with an average floor plate greater than 12,500 square feet must comply with the following:

• For office uses, the longest tower

dimension may not exceed two times the shortest tower dimension.

• For all other uses, the longest tower dimension may not exceed three times the shortest tower dimension.

• In no case may floor plate dimensions exceed 130 feet by 260 feet.

• Towers may not have floor plates greater than

30,000 square feet.

• Any portion of a building above 75 feet in height and located within the CBD view control area shown on the CBD view control map (Exhibit 468I) must comply with tower floor plate proportion and orientation requirements (Exhibit 468I).

Office 12,500 SF

Oak Farms / Burnett Field Staff Response:

Par

alle

l

Perpendicular

Trin

ity

Riv

er L

evee

12,500 SF

+25,000 SF

Trin

ity

Riv

er L

evee

Other 12,500 SF

Office 12,500 SF

Other 12,500 SF

Orientation requires short edge along Levee, Urban form setback requires stepping back as building gets taller to reduce wall effect.

Does not require short edge to be parallel to Levee, does not require step back as building gets taller.

Oak Farms / Burnett Field Yard, Lot, Space Regulations • 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 a maximum of six feet into a required front, side, or rear yard.

• Except as provided in this paragraph, if any portion of a structure is over 26 feet in height, that portion of a structure may not be located above a residential proximity slope.

Staff Response: Residential Proximity Slope already in Article XIII:

• Except as provided in this subsection, no portion of building or structure over 26 feet in height may be located above the residential proximity slope as established in 51A-4.412.

• Form districts are not sites of origin in the application of the residential proximity slope regulations of Section 51A-4.412

• 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:

• Elevator penthouse or bulkhead.

• Mechanical equipment room.

• Cooling tower.

• Tank designed to hold liquids.

• Ornamental cupola or dome.

• Skylights.

• Clerestory.

• Visual screens that surround roof mounted mechanical equipment.

• Chimney and vent stacks.

Staff Response: Elements listed above are allowed height exception in Article XIII. Article XIII allowed 12’ height above structure, and does not limit percentage of roof area.

Article XIII also allows additional structures in height exception:

Amateur communications tower, Flagpoles, Parapet wall (limited to 4 feet), Stairway access to roof, Roof top deck, Spires and belfries, solar panels, wind turbines and other integrated renewable energy systems

Oak Farms / Burnett Field PARKING REGULATIONS AND PARKING MANAGEMENT.

• Except as provided in this section, consult the use regulations in Division 51A-4.200 for the specific off-street parking and loading requirements for each use.

• Except for residential uses, required off-street parking may be located anywhere on the Property, 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 on the Property, a parking agreement in accordance with Division 51A-4.320 is required.

• Off-street parking ratios. Off-street parking must be provided at the following ratios:

• Alternative energy plant. The parking requirement must be set by SUP conditions.

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

• Staff Response: Article XIII: would be considered ‘Retail Sales’: 1 per 250 SF, significantly reducing ratio

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

• Staff Response: Article XIII: would be considered ‘Commercial Amusement Inside’: 1 per 200 SF, significantly reducing ratio

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

• Staff Response: Article XIII: would be considered ‘Office (Art Studio/Gallery)’: 1 per 500 SF, reducing ratio

• Art or craft production facility. One space per 1,000 square feet of floor area.

• Staff Response: Article XIII: would be considered ‘Light Manufacturing’: 1 per 600 SF, significantly reducing ratio

• Custom vehicle shop. One space per 500 square feet of floor area and outdoor area, exclusive of parking area.

• Staff Response: Article XIII: would be considered ‘Vehicle Service’: 1 per 500 SF, min 5 spaces

Staff Response:

• Article XIII does not provide parking reductions for mixed-use projects, since form-based zoning promotes elements of mixed use in all development projects.

• Entertainment complex. One space for each four seats.

• Staff Response: Article XIII: would be considered ‘Theater’: 1 per 4 seats

• Gourmet marketplace. One space per 220 square feet of floor area.

• Staff Response: Article XIII: would be considered General Merchandise/ Restaurant, requiring each use to be parked by SF of each use.

• 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.

• Staff Response: Article XIII: already has live/work, requiring each use to be parked with residential and proposed use.

• Massage establishment. One space per 200 square feet of floor area.

• Staff Response: Not an allowed used in Article XIII

• Mobile food establishment. No required parking. A mobile food establishment may not occupy a required parking space for another main use.

• Staff Response: Article XIII: would be considered Restaurant, requiring each use to be parked by SF.

• 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.

• Staff Response: Article XIII: Restaurant: requires all covered dining, including covered patio, in parking ratio

Oak Farms / Burnett Field

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.)

Parking Reductions

• The off-street parking requirement for a mixed use development may be reduced in accordance with the mixed use development parking chart May not be reduced by more than 30 percent.

• 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.

Staff Response:

• Reflective glass would fall under ‘Transparency’ requirements of Article XIII. WMU-20 allows 20-50% transparency on ground floor, and 0-20% on upper stories (min). There is not a restriction on what material can be used for transparency, highly reflective glass would not be allowed if pedestrians are unable to see into building.

• Article XIII does not provide parking reductions for mixed-use projects, since form-based zoning promotes elements of mixed use in all development projects. Parking reductions are based on proximity to mass transit (5-25%), car sharing (5 spaces per car-share vehicle), affordable housing (# of units), employer transportation demand management (25%), pedestrian amenities (2%), and tree preservation (1 space per preserved tree).

• Article XIII allows the use of the ULI Shared Parking Model (see next page).

ULI Shared Parking Model

ULI (Urban Land Institute) Shared Parking Model is a - Model used around the world since the

1980’s. - Allows for parking reductions based on

time of day and use. - Works to reduce parking competition at

peak times. - Works to reduce excess/unused parking

area.