ARTICLE 545.

PD 545.

SEC. 51P-545.101.

LEGISLATIVE HISTORY.

PD 545 was established by Ordinance No. 23930, passed by the Dallas City Council on June 23,
1999. Ordinance No. 23930 amended Ordinance No. 19455, Chapter 51A of the Dallas City Code, as
amended. (Ord. Nos. 19455; 23930; 25163)

SEC. 51P-545.102.

PROPERTY LOCATION AND SIZE.

PD 545 is established on property generally located on the west line of Merrifield Road, south of
the south line of Kiest Boulevard. The size of PD 545 is approximately 231.997 acres. (Ord. Nos. 23930;
25163)

SEC. 51P-545.103.

DEFINITIONS AND INTERPRETATIONS.

(a)

Unless otherwise stated, the definitions and interpretations in Chapter 51A apply to this

(b)

Unless otherwise stated, all code references are to Chapter 51A.

article.

(c)
Except as provided in this subsection, this district is considered to be a residential zoning
district. For purposes of remote and shared parking requirements, this district is considered to be a
nonresidential zoning district. (Ord. Nos. 23930; 25163)

SEC. 51P-545.104.

CONCEPTUAL PLAN.

Development and use of the Property must comply with the conceptual plan (Exhibit 545A). In
the event of a conflict between the provisions of this article and the conceptual plan, the provisions of this
article control. (Ord. Nos. 23930; 25163)

SEC. 51P-545.105.

DEVELOPMENT PLAN.

Development and use of the Property designated as Tracts 1a and 1b must comply with the
development plan (Exhibit 545B). A development plan that complies with the conceptual plan and this
article must be submitted for each additional tract and must be approved by the city plan commission
prior to the issuance of a building permit for that tract. A development plan approved by the city plan
commission subject to conditions shall not be considered as finally approved. Until a revised development
plan is finally approved by the commission, a development plan approved subject to conditions shall be
deemed denied. (Ord. Nos. 23930; 25163)

SEC. 51P-545.106.
(a)

Agricultural uses.
---

(b)

Theater.

Transportation uses.
--

(j)

Group residential facility.

Handicapped group dwelling unit.
Retirement housing.

Retail and personal service uses.

--

(i)

Private recreation center, club, or area..

Residential uses.
----

(h)

Office.
Medical clinic or ambulatory surgical center.

Recreation uses.
--

(g)

Temporary construction or sales office.

Office uses.
---

(f)

Child-care facility.
Church.
College, university, or seminary.
Community service center.
Convalescent and nursing homes, hospice care, and related institutions.
Public or private school.

Miscellaneous uses.
--

(e)

Temporary concrete or asphalt batching plant. [By special authorization of the

building official.]

Institutional and community service uses.

-------

(d)

Animal production.
Crop production.

Industrial uses.
--

(c)

MAIN USES PERMITTED.

Transit passenger shelter.

Utility and public service uses.

---

Local utilities.
Tower/antenna for cellular communication.

(k)

Tract 1b. The only use permitted on Tract 1b is surface parking.

(l)
Tract 9. Tract 9 must be reserved as unimproved open space as defined in Article VIII of
this chapter. (Ord. Nos. 23930; 25163)

SEC. 51P-545.107.

ACCESSORY USES.

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

The following accessory uses are not permitted in this district:

-Accessory outside display of merchandise.

-Accessory outside sales.
-Accessory pathological waste incinerator.
(Ord. Nos. 23930; 25163)

SEC. 51P-545.108.

YARD, LOT, AND SPACE REGULATIONS.

(Note: The yard, lot, and space regulations in this section must be read together with the yard, lot,
and space regulations contained in Division 51A-4.400. In the event of a conflict between this section and
Division 51A-4.400, this section controls.)
(a)

Front yard. Minimum front yard is 15 feet.

(b)

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

(c)

Floor area. Maximum floor area for each tract is as follows:

-----------

(d)

Tract 1a: 140,000 square feet.

Tract 1b: Not applicable.
Tract 2: 160,000 square feet.
Tract 3: 128,125 square feet.
Tract 4: 140,000 square feet.
Tract 5: 150,000 square feet.
Tract 6: 62,000 square feet.
Tract 7: 450,000 square feet.
Tract 8: 2,000 square feet.
Tract 9: Not applicable.

Height.

(1)
Residential proximity slope. If any portion of a structure is over 26 feet in
height, that portion may not be located above a residential proximity slope. Exception: Except for
chimneys, structures listed in Section 51A-4.408(a)(2) may project through the slope to a height not to
exceed the maximum structure height, or 12 feet above the slope, whichever is less. Chimneys may
project through the slope to a height 12 feet above the slope and 12 feet above the maximum structure
height.

(2)
Maximum height. Unless further restricted under Paragraph (1), maximum
structure height in each tract is as follows:
-Tract 1a: 60 feet.
-Tract 1b: 36 feet.
-Tract 2: 50 feet.
-Tract 3: 36 feet.
-Tract 4: 36 feet.
-Tract 5: 60 feet.
-Tract 6: 60 feet.
-Tract 7: 100 feet.
-Tract 8: 25 feet.
-Tract 9: Not applicable.
(e)

Lot coverage. Maximum lot coverage for each tract is 50 percent. (Ord. Nos. 23930;

25163)

SEC. 51P-545.109.

OFF-STREET PARKING AND LOADING.

(a)
In general. Consult the use regulations contained in Dallas Development Code, as
amended, for the specific off-street parking requirements for each use. Except as provided below, consult
the off-street parking regulations in the Dallas Development Code, as amended, for information regarding
off-street parking and loading generally.
(b)
Remote and shared parking. A church may use remote or shared parking to satisfy up to
50 percent of its off-street parking requirement, provided that the remote or shared parking is on a lot that
is:
(1)
dedicated to parking use by an instrument filed with the building official and
approved by the city attorney's office; and
(2)

located within 600 feet (including streets and alleys) of the lot occupied by the

church.
(c)
Distance extension with shuttle service. The building official may authorize remote
parking to be located up to one and one-half miles from the church if a shuttle service is provided.
(d)
Remote parking agreement. An agreement authorizing a church to use remote parking
may be based on a lease of the remote parking spaces if:
(1)

the lease is for a minimum term of three years; and

(2)
the agreement provides that both the owner of the lot occupied by the church and
the owner of the remote lot shall notify the city in writing if there is a breach of any provision of the lease,
or if the lease is modified or terminated.
(e)
Other remote and shared parking. Each of the uses located on Tracts 1 through 8,
inclusive, may locate part or all of its required off-street parking on other tracts within the Property
subject to the requirements of Division 51A-4.320. (Ord. Nos. 23930; 25163; 26102)

SEC. 51P-545.110.

SIGNS.

Signs must comply with the provisions for non-business zoning districts contained in Article VII.
(Ord. Nos. 23930; 25163)

SEC. 51P-545.111.

LANDSCAPE REGULATIONS.

The requirements of Article X apply to this district with the following exceptions:
(1)
Irrigation requirements. Irrigation requirements of Article X do not apply to
native vegetation contained within this district.
(2)
Protected trees. Existing trees preserved may be used to satisfy the landscape
requirements of Article X if the trees are documented as to location and caliper.
(3)
Parking lot trees. Required parking lot trees may be located along the edges of
parking lots. The trees must be canopy trees with a caliper of at least three inches. There must be one
large canopy tree for every 135 parking spaces or portion thereof (for example, 137 spaces will require 2
trees).
(4)
Artificial lot. For the purposes of this district, the boundaries of the development
plan submitted for each tract shall constitute an artificial lot when applying the landscape regulations.
When the artificial lot does not have street frontage, the street tree requirements in Section 51A10.125(b)(4) do not apply. (Ord. Nos. 23930; 25163)

SEC. 51P-545.112.

TREE PRESERVATION.

(a)
Tree survey. A tree survey must be provided to the building official for each tract prior
to the issuance of a building permit for work on that tract. The survey must show the locations of all
protected trees within the area of construction and within an area extending 50 feet from the perimeter of
the area of construction.
(b)
Protected trees. The term protected tree means a tree with a caliper of at least eight
inches that is one of the following species:
--------------

Cedar Elm
Gum Burnelia
Pecan
Texas Persimmon
American Persimmon
Texas Ash
Texas Black Walnut
Burr Oak
Chinquapin Oak
Shumard Red Oak
Texas Red Oak
Western Soapberry
Any other oak species

Ulmus crassifolia
Burnelia lanuguinosa
Carya illinoensis
Diospyros texana
Diospyros virginiana
Fraxinus texensis
Juglans microcarpa
Quercus macrocarpa
Quercus muhlenbergii
Quercus shumardii
Quercus texana
Sapindus drummondii

(c)
Protected Tract-9-trees. The term protected Tract-9-tree means a commonly known
species of tree in Tract 9 with a woody single trunk and a caliper of at least two inches. (Ord. Nos. 23930;
25163)

SEC. 51P-545.113.

MITIGATION OF TREE REMOVAL.

Mitigation of tree removal must be accomplished through compliance with Article X, or by

dedicating a conservation easement for Tract 9 that complies with Section 51A-8.511 and the following
conditions:
(1)
The owner of the Property must dedicate the conservation easement for Tract 9
before making application for a permit for any work on the Property. The conservation easement must be
shown on the development plan and on the final subdivision plat for the Property. The intended purposes
of this conservation easement are to preserve trees and keep Tract 9 in its natural state.
(2)

Except as provided below, the removal of trees within Tract 9 is prohibited.

(A)

Trees may be removed if located within the right-of-way for Grady Niblo

Road.
(B)
Trees may be removed to make room for a private driveway that will
provide access between Tracts 2 and 8.
(C)
pathways described below.
(3)

Trees under two caliper inches may be removed to create the pedestrian

Pedestrian pathways may be located within Tract 9, subject to the following

conditions:
(A)
The pedestrian pathways must be natural, hand-cut footpaths of dirt,
gravel, mulch, rail road ties, or natural stones. Asphalt or concrete pathways are prohibited.
(B)

The installation or placement of lighting along pedestrian pathways is

prohibited.
(C)
Dead trees, storm-damaged trees, or fallen tree limbs located on or
within 20 feet of a pedestrian pathway may be removed at any time. The purpose of this subparagraph is
to eliminate any hazards or potential hazards to pedestrians.
(D)
Pruning of trees located within 20 feet of a pedestrian pathway is
permitted. The purpose of this subparagraph is to eliminate any hazards or potential hazards to
pedestrians.
(E)
Dead or diseased trees located beyond 20 feet from a pedestrian pathway
may be removed subject to approval by the City Arborist. The City Arborist shall disallow the removal of
dead or diseased trees if the removal will:

within Tract 9.

(i)

create an unreasonably hazardous condition; or

(ii)

cause a significant disruption to the natural ecological balance

(4)
A count detailing the caliper inches of all protected Tract-9-trees must be
submitted to the City Arborist before making application for a permit for any work on the Property.
(5)
A minimum combined total of 6,500 caliper inches of replacement trees must be
planted in Tracts 1 through 8. Replacement trees planted in Tracts 1 through 8 must have a caliper of at
least three inches. No certificate of occupancy may be issued for development on the last remaining
undeveloped tract of Tracts 1 through 8 until the 6,500 caliper inches of replacement trees are planted or
included in the finally approved development plan for that tract. (For example, if Tracts 1 through 7 have
been developed with a combined total of 5,000 caliper inches of replacement trees having been planted on
those tracts, the building official shall not issue a certificate of occupancy for any development on Tract 8
until at least 1,500 caliper inches of replacement trees are planted or included in the finally approved
development plan for Tract 8.)
(6)
When the applicant submits a development plan to the city plan commission for
Tracts 2 through 8, an up-to-date master site plan must also be submitted. The master site plan must:
(A)
detail the mitigation of tree removal for each previously developed tract
by identifying all replacement trees that have been planted in each previously developed tract;
(B)

contain an up-to-date combined total of all planted replacement trees for

all tracts; and

(C)
identify the number of caliper inches of replacement trees to be planted
under the proposed development plan submitted with the master site plan.
(Note: The city plan commission shall consider whether progress is being made toward planting the
required 6,500 replacement trees in determining whether to approve or deny each development plan
submitted.) (Ord. Nos. 23930; 25163)

SEC. 51P-545.114.

FINAL PLAT.

A final plat that shows all proposed dedications and conservation easements must be approved by
the city plan commission prior to the issuance of any certificates of occupancy for any building in any
tract on the Property. (Ord. Nos. 23930; 25163)

SEC. 51P-545.115.

LANDSCAPE PLAN REVIEW.

The building official shall review and approve each landscape plan for compliance with Article X
and this article. The same landscape features and elements may be strategically placed so as to comply
with more than one provision of the design standards. (For example, the same large trees might be located
so as to be classified as "street trees" and as parking lot trees.) (Ord. Nos. 23930; 25163)

SEC. 51P-545.116.

THOROUGHFARE IMPROVEMENTS.

(a)
Notwithstanding any other development on the Property, no certificate of occupancy for a
church containing seating for 14,000 or more persons may be issued until the following improvements are
completed:

(1)
Merrifield Road between Grady Niblo Road and Kiest Boulevard must be
constructed to full thoroughfare plan standards with a free right turn lane on northbound Merrifield Road
at Kiest Boulevard.
(2)

A traffic signal must be installed at the intersection of Merrifield Road and Kiest

(3)
at Merrifield Road.

A right turn/deceleration lane must be constructed on eastbound Kiest Boulevard

Boulevard.

(4)
Secondary access from the Property must be constructed to either Mountain
Creek Parkway or Grady Niblo Road. If the secondary access is to Mountain Creek Parkway, then a
northbound right turn lane must be constructed at Kiest Boulevard. If the secondary access is to Grady
Niblo Road, then the right-of-way dedication for and construction of the north one-half of Grady Niblo
Road is required.
(b)
The following improvements must be completed prior to the issuance of a certificate of
occupancy for a building whose floor area, in combination with the floor areas of all other buildings on
the Property, exceeds 140,000 square feet:
(1)
The west one-half of Merrifield Road between Grady Niblo Road and Kiest
Boulevard must be constructed to thoroughfare plan standards.
(2)
(3)
Merrifield Road.

Parking control signs must be installed along the west line of Merrifield Road.
A traffic signal must be installed at the intersection of Kiest Boulevard and

(c)
The following improvements must be completed prior to the issuance of a certificate of
occupancy for a building whose floor area, in combination with the floor area of all other buildings on the
Property, exceeds 700,000 square feet:
(1)
Merrifield Road between Grady Niblo Road and Kiest Boulevard must be
constructed to full thoroughfare plan standards with a free right turn lane on northbound Merrifield Road
at Kiest Boulevard.
(2)
The traffic signal at Merrifield Road and Kiest Boulevard must be relocated to
accommodate the six-lane divided thoroughfare. (Ord. Nos. 23930; 25163)

SEC. 51P-545.117.
(a)
appearance.

ADDITIONAL PROVISIONS.

The entire Property must be properly maintained in a state of good repair and neat

(b)
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. (Ord. Nos. 23930; 25163; 26102)

SEC. 51P-545.118.

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
director of public works and transportation.
(b)
The building official shall not issue a building permit or certificate of occupancy for a use
in this planned development district until there has been full compliance with this article, the Dallas
Development Code, the construction codes, and all other ordinances, rules, and regulations of the city.
(Ord. Nos. 23930; 25163; 26102)

SEC. 51P-545.119.

ZONING MAP.

PD 545 is located on Zoning Map No. N-3. (Ord. Nos. 23930; 25163)