planned development district no. 521- mountain creek · 6/6/2019 · hospice care, and related...
TRANSCRIPT
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Planned Development District No. 521- Mountain Creek
Community Meeting
June 6, 2019
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Background• PD No. 521 was established by
the Dallas City Council onNovember 11, 1998
• Generally located along bothsides of Interstate Highway 20between Spur 408 and ClarkRoad on the east and MountainCreek Parkway and FM 1382on the west
• Comprised of approximately 2,924 acres and divided by Interstate Highway 20 into two zones:
• North Zone
• South Zone 2
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• The type of development that has occurred over the last 20 years in each zone has been very different.
• North Zone - industrial and warehouse
• South Zone - residential and community serving business and retail
• Few amendments have occurred since the inception of the PD and all but one have been in the North Zone.
• The overall PD has not been amended to reflect the developing character of each zone. 3
Background
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• January 2017 the First Industrial zoning case was approved. It amended the subdistrict boundaries and enhanced development regulations BUT did not amend uses. Warehouse use was allowed by right.
• Development regulations were enhanced to lessen the intrusive nature of the development and reduce the impact to the area. • Wide landscape buffer to be provided along street
frontage with berms and enhanced landscaping
• Wide sidewalks
• Architectural design standards
• Lighting standards to reduce light spillover to adjacent properties
• Realized other subdistricts in the South Zone needed evaluation for appropriate and compatible land uses, design standards and development regulations.
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Background
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Background
5
• An Authorized Hearing was initiated
by City Council on June 15, 2016 to
evaluate and determine appropriate
zoning for 6 subdistricts within
Planned Development District No.
521, to include use, development
standards, and other appropriate
regulations.
• S-1a
• S-1b
• S-2a
• S-2b
• S-9
• S-10
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PD No. 521 – Subdistricts
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Authorized Hearing Process
1. Authorization of the zoning case by City Councilon June 15, 2016
2. First Community meeting was held on February15, 2018.
3. A steering committee was appointed by Mayor ProTem Thomas.
4. Twelve steering committee meetings were heldbetween May and December 2018 to review thecurrent zoning of the area, the intent and directionof possible changes, and to develop proposedzoning amendments.
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Authorized Hearing Process (continued)
5. Second Community meeting was held on January10, 2019 to present the proposed amendments.
6. February 21, 2019 City Plan Commission held apublic hearing to consider the proposed changesand held the case under advisement until March21, 2019 at which time they held the case underadvisement until May 2, 2019.
7. May 2, 2019 City Plan Commission recommendedapproval.
8. On June 12, 2019 City Council public hearingagenda to determine whether or not to approveamendments. 8
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PD No. 521 – Subdistrict S-1b
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S-1b Uses• Animal production
• Crop production
• Catering service
• Custom business service
• Electronics service center
• Job or lithographic printing
• Medical or scientific laboratory
• Technical school
• Tool or equipment rental
• Industrial (inside) light manufacturing
• Industrial (inside) light manufacturing
with SUP
• Temporary concrete or asphalt
batching plant* By special authorization
of the building official
• Adult day care facility
• Child-care facility
• Church
• College, university, or seminary
• Community service center
• Convalescent and nursing homes,
hospice care, and related institutions
• Convalescent and nursing homes,
hospice care, and related institutions
with SUP
• Hospital
• Hospital with SUP
• Library, art gallery, or museum
• Public school
• Private school or open enrollment
charter school
• Hotel or motel
• Carnival or circus (temporary)
• Temporary construction or sales office
• Financial institution without drive-in
window
• Financial institution with drive-in
window
• Medical clinic or ambulatory surgical
center
• Office
• Country club with private membership
• Private recreation center, club, or area
• Public park, playground, or golf course
• Handicapped group dwelling unit
• Multifamily
• Retirement Housing
• Single family
• Animal shelter or clinic without outside
run
• Business school
• Carwash
• Commercial amusement (inside)
• Commercial amusement (outside)
• Commercial amusement (outside) with
SUP
• Commercial parking lot or garage
• Convenience store with drive-through
• 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
• Outside sales
• Personal service uses (no tattoo or
massage establishments)
• Restaurant without drive-in or drive-
through service
• Restaurant with drive-in or drive-
through service
• Surface parking
• Temporary retail use
• Theater
• Vehicle display, sales, or service
• Heliport
• Helistop
• Private street or alley
• Transit passenger shelter
• Transit passenger station or transfer
center
• Commercial radio or television
transmitting station
• Electrical substation
• Local utilities
• Police or fire station
• Post office
• Radio, television, or microwave tower
with SUP
• Tower/antenna for cellular
communication
• Tower/antenna for cellular
communication with SUP
• Utility or government installation other
than listed with SUP
• Mini-warehouse with SUP
• Office showroom/warehouse
• Trade Center
• Warehouse
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S-1b Development Standards
• Front yard setback• Current: 15 ft.• Proposed: minimum 15 ft. with a 65 ft. maximum
and a 50% street frontage• Rationale: prevent large parking lots in street view
• Side and Rear yard setbacks• Current: 5 ft.• Proposed: 20 ft. adjacent to residential use, no
setback in all other cases.• Rationale: Maximize development opportunity and
respect residential development.
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S-1b Development Standards
• Dwelling Unit Density• Current: 5 units per acre• Proposed: A range of 22 units per acre to 35 units per
acre, depending on the mix of uses• Rationale: Incentive to develop mixed use projects
• Stories• Current: 3 stories for residential structures and 12
stories for non-residential structures• Proposed: No maximum number of stories• Rationale: Regardless of the number of stories, no
structure can exceed the maximum height standard for their subdistrict. Allows for design flexibility on the interior of structures.
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S-1b Development Standards
• Floor area ratio (FAR)• Current: 0.15• Proposed: A range of 0.4 to 1.1, depending on the
mix of uses• Rationale: Incentive to develop mixed use projects
• Height• Current: 36 ft. for residential structures, 54 ft. for
non-residential structures • Proposed: 54 ft.• Rationale: Maximize development
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S-1b Development Standards
• Lot Coverage• Current: 60%
• Proposed: 80% for non-single family development
• Rationale: Maximize development
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S-1b Development Standards
• Architectural Design Standards• Current: None
• Proposed: Mandatory canopies and elements of vertical and horizontal articulation.
• Rationale: Improve public view from street level and match design standards of adjacent subdistrict.
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PD 521 – Subdistrict S-1a
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S-1a Uses• Crop production
• Catering service
• Custom business service
• Electronics service center
• Job or lithographic printing
• Medical or scientific laboratory
• Technical school
• Technical school with SUP
• Temporary concrete or asphalt
batching plant* By special authorization
of the building official
• Adult day care facility
• Child-care facility
• Church
• College, university, or seminary
• Community service center
• Convalescent and nursing homes,
hospice care, and related institutions
• Convalescent and nursing homes,
hospice care, and related institutions
with SUP
• Hospital
• Hospital with SUP
• Library, art gallery, or museum
• Public school
• Private school or open enrollment
charter school
• Hotel or motel
• Carnival or circus (temporary)
• Temporary construction or sales office
• Financial institution without drive-in
window
• Financial institution with drive-in
window
• Medical clinic or ambulatory surgical
center
• Office
• Country club with private membership
• Private recreation center, club, or area
• Public park, playground, or golf course
• Handicapped group dwelling unit
• Multifamily
• Retirement Housing
• Single family
• Animal shelter or clinic without outside
run
• Business school
• Carwash
• Commercial amusement (inside)
• Commercial amusement (outside)
• 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
• 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
• Outside sales
• Personal service uses (no tattoo or
massage establishments)
• Restaurant without drive-in or drive-
through service
• Restaurant with drive-in or drive-
through service
• Surface parking
• Temporary retail use
• Vehicle display, sales, or service
• Heliport
• Helistop
• Private street or alley
• Transit passenger shelter
• Transit passenger station or transfer
center
• Commercial radio or television
transmitting station
• Electrical substation
• Local utilities
• Police or fire station
• Post office
• Radio, television, or microwave tower
with SUP
• Tower/antenna for cellular
communication
• Utility or government installation other
than listed with SUP
• Office showroom/warehouse
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S-1a Development Standards
• Front yard setback• Current: 15 ft.• Proposed: 15 ft.• Rationale: No change
• Side and Rear yard setbacks• Current: No setback• Proposed: 20 ft. adjacent to residential use, no
setback in all other cases.• Rationale: Maximize development opportunity
and respect residential development.18
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S-1a Development Standards
• Dwelling Unit Density• Current: 12 units per acre
• Proposed: A range of 15 units per acre to 25 units per acre, depending on the mix of uses
• Rationale: Incentive to develop mixed use projects
• A mixed income housing development bonus forincreased density of up to 65 additional units may beobtained if 5 percent of the total units are reserved for
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S-1a Development Standards
• Stories• Current: 3 stories for residential structures
and 12 stories for non-residential structures
• Proposed: No maximum number of stories
• Rationale: Regardless of the number of stories, no structure can exceed the maximum height standard for their subdistrict. Allows for design flexibility on the interior of structures.
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S-1a Development Standards
• Floor area ratio (FAR)• Current: 0.23• Proposed: A range of 0.4 to 1.1, depending on the
mix of uses• Rationale: Incentive to develop mixed use projects
• Height• Current: 36 ft. for residential structures, 54 ft. for
non-residential structures • Proposed: 45 ft. with Residential Proximity Slope• Rationale: Maximize development
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S-1a Development Standards
• Lot Coverage• Current: 60%
• Proposed: 80% for non-single family development
• Rationale: Maximize development
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PD No. 521 – Subdistrict S-10
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S-10 Uses• Crop production
• Catering service
• Custom business service
• Electronics service center
• Job or lithographic printing
• Medical or scientific laboratory
• Technical school
• Tool or equipment rental
• Industrial (inside) light manufacturing
• Industrial (inside) light manufacturing
with SUP
• Temporary concrete or asphalt
batching plant* By special authorization
of the building official
• Adult day care facility
• Child-care facility
• Church
• College, university, or seminary
• Community service center
• Convalescent and nursing homes,
hospice care, and related institutions
• Hospital
• Library, art gallery, or museum
• Public school
• Public school with SUP
• Private school or open enrollment
charter school
• Private school or open enrollment
charter school with SUP
• Hotel or motel
• Carnival or circus (temporary)
• Temporary construction or sales office
• Financial institution without drive-in
window
• Financial institution with drive-in
window
• Medical clinic or ambulatory surgical
center
• Office
• Country club with private membership
• Private recreation center, club, or area
• Public park, playground, or golf course
• Handicapped group dwelling unit
• Multifamily
• Retirement Housing
• Single family
• Animal shelter or clinic without outside
run
• Business school
• Carwash
• Commercial amusement (inside)
• Commercial amusement (outside)
• Commercial parking lot or garage
• Convenience store with drive-through
• 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
• Outside sales
• Personal service uses (no tattoo or
massage establishments)
• Restaurant without drive-in or drive-
through service
• Restaurant with drive-in or drive-
through service
• Surface parking
• Temporary retail use
• Theater
• Vehicle display, sales, or service
• Heliport
• Helistop
• Private street or alley
• Transit passenger shelter
• Transit passenger station or transfer
center
• Commercial radio or television
transmitting station
• Commercial radio or television
transmitting station with SUP
• Electrical substation
• Local utilities
• Police or fire station
• Post office
• Radio, television, or microwave tower
with SUP
• Tower/antenna for cellular
communication
• Utility or government installation other
than listed with SUP
• Mini-warehouse with SUP
• Office showroom/warehouse24
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S-10 Development Standards
• Front yard setback• Current: 15 ft.• Proposed: 15 ft.• Rationale: No change
• Side and Rear yard setbacks• Current: No setback• Proposed: 20 ft. adjacent to residential use, 5
ft. in all other cases.• Rationale: Maximize development opportunity
and respect residential development.
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S-10 Development Standards
• Dwelling Unit Density• Current: 24 dwelling units per acre• Proposed: 24 dwelling units per acre• Rationale: No change
• Stories• Current• Proposed: No maximum number of stories• Rationale: Regardless of the number of
stories, no structure can exceed the maximum height standard for their subdistrict. Allows for design flexibility on the interior of structures.
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S-10 Development Standards
• Floor area ratio (FAR)• Current: 0.23• Proposed: 0.5• Rationale: More closely follows standard floor area
ratio for allowed uses.
• Height• Current: 36 ft. for residential structures, 160 ft. for
non-residential structures • Proposed: 45 ft. for residential structures, 54 ft. for
non-residential structures with Residential Proximity Slope
• Rationale: Maximize development27
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S-10 Development Standards
• Lot Coverage• Current: 60%
• Proposed: 80% for non-single family development
• Rationale: Maximize development
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PD No. 521 – Subdistrict S-2a
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S-2a Uses• Animal production
• Crop production
• Temporary concrete or asphalt batching
plant* By special authorization of the
building official
• Child-care facility
• Church
• Public school with SUP
• Private school or open enrollment charter
school with SUP
• Temporary construction or sales office
• Country club with private membership
• Private recreation center, club, or area
• Public park, playground, or golf course
• Handicapped group dwelling unit
• Multifamily
• Retirement housing with SUP
• Single family
• General merchandise or food store 3,500
square feet or less
• Personal service uses (no tattoo or
massage establishments)
• Private street or alley
• Transit passenger shelter
• Electrical substation with SUP
• Local utilities
• Police or fire station with SUP
• Tower/antenna for cellular communication
with SUP
• Utility or government installation other
than listed with SUP 30
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S-2a Development Standards
• Front yard setback• Current: 15 ft.
• Proposed: 15 ft.
• Rationale: No change
• Side and Rear yard setbacks• Current: 5 ft.
• Proposed: 5 ft.
• Rationale: No change31
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S-2a Development Standards
• Dwelling Unit Density• Current: 15 units per acre• Proposed: 15 units per acre• Rationale: No change
• Stories• Current: 3 stories for residential structures, no
maximum story height for non-residential structures
• Proposed: No maximum number of stories• Rationale: Regardless of the number of stories, no
structure can exceed the maximum height standard for their subdistrict. Allows for design flexibility on the interior of structures. 32
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S-2a Development Standards
• Floor area ratio (FAR)• Current: N/A
• Proposed: 0.5
• Rationale: The standard is appropriate for the proposed uses that would be subject to the ratio
• Height• Current: 36 ft.
• Proposed: 36 ft.
• Rationale: No change33
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S-2a Development Standards
• Lot Coverage• Current: 60%
• Proposed: 60% for non-single family development
• Rationale: No change for non-single family development
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PD No. 521 – Subdistrict S-2b
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S-2b Uses• Crop production
• Temporary concrete or asphalt batching
plant* By special authorization of the
building official
• Child-care facility
• Church
• Public school with SUP
• Private school or open enrollment charter
school with SUP
• Temporary construction or sales office
• Country club with private membership
• Private recreation center, club, or area
• Public park, playground, or golf course
• Handicapped group dwelling unit
• Multifamily
• Retirement housing with SUP
• Single family
• General merchandise or food store 3,500
square feet or less
• Personal service uses (no tattoo or
massage establishments)
• Private street or alley
• Transit passenger shelter
• Electrical substation with SUP
• Local utilities
• Police or fire station with SUP
• Tower/antenna for cellular communication
with SUP
• Utility or government installation other
than listed with SUP
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S-2b Development Standards
• Front yard setback• Current: 15 ft.
• Proposed: 15 ft.
• Rationale: No change
• Side and Rear yard setbacks• Current: 5 ft.
• Proposed: 5 ft.
• Rationale: No change37
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S-2b Development Standards
• Dwelling Unit Density• Current: 20 units per acre• Proposed: 20 units per acre• Rationale: No change
• Stories• Current: 3 stories for residential structures, no
maximum story height for non-residential structures
• Proposed: No maximum number of stories• Rationale: Regardless of the number of stories, no
structure can exceed the maximum height standard for their subdistrict. Allows for design flexibility on the interior of structures. 38
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S-2b Development Standards
• Floor area ratio (FAR)• Current: N/A• Proposed: 0.5• Rationale: The standard is appropriate for the
proposed uses that would be subject to the ratio
• Height• Current: 36 ft. • Proposed: 36 ft. with Residential Proximity Slope• Rationale: Maximize development opportunity and
respect to residential development.39
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S-2b Development Standards
• Lot Coverage• Current: 60%
• Proposed: 60% for non-single family development
• Rationale: No change for non-single family development
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PD No. 521 – Subdistrict S-9
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S-9 Uses• Crop production
• Temporary concrete or asphalt batching plant* By
special authorization of the building official
• Child-care facility
• Church
• College, university, or seminary with SUP
• Convalescent and nursing homes, hospice care, and
related institutions with SUP
• Convent or monastery with SUP
• Public school with SUP
• Private school or open enrollment charter school with
SUP
• Temporary construction or sales office
• Office with SUP
• Country club with private membership
• Private recreation center, club, or area
• Public park, playground, or golf course
• College dormitory, fraternity, or sorority house with SUP
• Handicapped group dwelling unit
• Multifamily
• Retirement housing with SUP
• Single family
• General merchandise or food store 3,500 square feet or
less
• Personal service uses (no tattoo or massage
establishments)
• Private street or alley
• Transit passenger shelter
• Electrical substation with SUP
• Local utilities
• Police or fire station with SUP
• Tower/antenna for cellular communication with SUP
• Utility or government installation other than listed with
SUP
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S-9 Development Standards
• Front yard setback• Current: 15 ft.
• Proposed: 15 ft.
• Rationale: No change
• Side and Rear yard setbacks• Current: 5 ft.
• Proposed: 5 ft.
• Rationale: No change43
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S-9 Development Standards
• Dwelling Unit Density• Current: 24 units per acre• Proposed: 24 units per acre• Rationale: No change
• Stories• Current: 3 stories for residential structures, no
maximum story height for non-residential structures
• Proposed: No maximum number of stories• Rationale: Regardless of the number of stories, no
structure can exceed the maximum height standard for their subdistrict. Allows for design flexibility on the interior of structures. 44
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S-9 Development Standards
• Floor area ratio (FAR)• Current: 0.15• Proposed: 0.5• Rationale: The standard is appropriate for the
proposed uses that would be subject to the ratio
• Height• Current: 36 ft. • Proposed: 36 ft. with Residential Proximity Slope• Rationale: Maximize development opportunity and
respect to residential development.45
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S-9 Development Standards
• Lot Coverage• Current: 60%
• Proposed: 60% for non-single family development
• Rationale: No change for non-single family development
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All Subdistricts Single Family Standards
• Single Family Use on lots less than 5000square feet• Minimum front yard setback is 8 ft• No minimum side and rear yard setback• Maximum lot coverage is 60%
• Single Family Use on lots 5000 square feet orgreater• Minimum front yard setback is 25 ft• Minimum side and rear yard setback is 5 ft• Maximum lot coverage is 45%
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All Subdistricts Lot Size
• Minimum lot size of 2000 square feet
• Smallest lot size that allows single familydevelopment in Chapter 51A
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All Subdistricts Lighting
• In addition to all applicable height and lightingrequirements in Chapter 51A:• Light fixtures attached to poles may not be located
above 35 feet in height.• All light sources mounted on poles or attached to
buildings must utilize a 15-degree belowhorizontal, full, visual cut-off fixture.
• lighting must be LED or similar lighting and fixturesto lessen the glare and light spillover toneighboring properties.
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All Subdistricts Sidewalks
• Current: 5 ft. per current City standard
• Proposed: 6 ft. average width, to be providedbetween 2 ft. and 15 ft. from back of curb
• Rationale: Promote walkability with flexibilityaround choke points where 6 ft. is not possible
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Planned Development District No. 521 – Mountain Creek
Community Meeting
June 6, 2019
City of Dallas Authorized Hearings website:
http://dallascityhall.com/departments/sustainabledevelopment/planning
/Pages/ Authorized-Hearings.aspx