PD 621 Old Trinity and Design SPD

LEGISLATIVE HISTORY
PROPERTY LOCATION AND SIZE
CREATION OF SUBDISTRICTS - 1, 1A, 1B, 2.
DEFINITIONS

LANDSCAPING
    ALL SUBDISTRICTS
        Required Tree Species
        Prohibited Trees
    STREET TREES
        1, 1A, 1B -  1:25', within 50' of street curb.
        2 - 1:50', within 50' of street curb
    PARKWAY LICENSE AND PERMIT

    SUBDISTRICTS 1, 1A, 1B
        ARTICLE X, except
            Railbeds
            Parking Lot Buffer 
            Plant Requirements
            Landscape Plans
                Trigger - other than Article X
                Points System - does not replace Article X design standards.
            Open Space Fund - landscaping fund
            Parking/Landscaping Zone

    SUBDISTRICT 2
        Article X

ARCHITECTURAL DESIGN GUIDELINES

SITE DESIGN REQUIREMENTS
    includes Sidewalks

SCREENING REGULATIONS
    Mandatory screening removes Article X screening design standard.

Abridged ordinance for understanding landscaping and site design elements.

SEC. 51P-621.101.  LEGISLATIVE HISTORY. 
 PD 621 was established by Ordinance No. 25013, passed by the Dallas City Council on August 
28, 2002. (Ord. 25013) 

SEC. 51P-621.102.  PROPERTY LOCATION AND SIZE. 
 PD 621 is established on property generally bounded by Sylvan Avenue/Wycliff Avenue on the 
northwest, the meanders of the old channel of the Trinity River on the north, Interstate 35 on the east, 
Continental Avenue on the south, and the Trinity River Floodway on the west. The size of PD 621 is 
approximately 415.13 acres. (Ord. Nos. 25013; 25560; 27006)

SEC. 51P-621.102.1.  CREATION OF SUBDISTRICTS. 
 (a)  Name.  This special purpose district is to be known as the Old Trinity and Design District 
Special Purpose District. 

 (b)  Creation of subdistricts. 

      (1) This special purpose district is divided into four subdistricts. Exhibit 621A 
describes the boundaries of each subdistrict. The map labelled Exhibit 621B shows the boundaries of each 
subdistrict. In case of a conflict, the verbal description in Exhibit 621A controls over the map in Exhibit 
621B. 

      (2) Subdistricts 1, 1A, and 1B are transit-oriented, mixed-use zoning district for the 
development of combinations of medium-density residential, retail, and office uses. Development should 
encourage residential, retail, office, and lodging uses in compatible combinations within walking distance 
of DART light-rail stations; conserve energy; provide  for efficient traffic circulation; conserve land; 
minimize vehicular travel; encourage both day-time and night-time activity; encourage use of mass 
transit; increase pedestrian activity; and encourage bicycle usage. Subdistricts 1, 1A, and 1B retain the 
potential for limited industrial and warehouse uses. 

      (3) Subdistrict 2 is for MU-3 Mixed Use  District uses, bus or rail transit vehicle 
maintenance or storage facility uses, and commercial bus station and terminal uses. (Ord. Nos. 25013; 
26975; 27006; 27280)

Definitions:
(5) CANOPY TREE means a species of tree that normally bears crown foliage no 
lower than six feet above ground upon maturity. 

(8) MAJOR MODIFICATION means reconstruction, alteration, or renovation of an 
original building that exceeds 50 percent of the  value of the original building assessed by the Dallas 
Central Appraisal District or any increase in the floor area of an original building if the expansion is over 
50 percent for nonresidential projects, over 65 percent for mixed use projects, and over 75 percent for 
residential projects.

(17) RAILBEDS means the areas shown on the map labelled Exhibit 621D.



SEC. 51P-621.112.  LANDSCAPING. 

 (a)  General requirements applicable to all subdistricts. 

     (1)  Required tree species.  All required trees must be from the following list of Texas 
native species: 

Scientific name                           Common name
Aesculus glaba v. arguta              Texas buckeye 
Aesculus pavia                             Red buckeye 
Bumelia lanuginosa                      Woolly-bucket bumelia 
Carya illinoinensis                        Pecan 
Carya texana                               Black hickory 
Cercis canadensis v. Canadensis  Eastern redbud 
Diospyros virginiana                     Common persimmon 
Ilex decidua                                 Deciduous holly 
Ilex vomitoria                               Yaupon holly 
Juglans nigra                               Black walnut 
Juniperus virginiana                       Eastern red cedar 
Morus rubra                                 Red mulberry 
Myrica cerifera                              Wax myrtle 
Prunus mexicana                         Mexican plum 
Quercus macrocarpa                    Bur oak 
Quercus marilandica                     Blackjack oak 
Quercus shumardii                        Shumard red oak 
Quercus stellata                           Post oak 
Quercus virginiana                        Live Oak 
Rhamnus caroliniana                     Carolina buckthorn 
Rhus copallina                              Flameleaf sumac 
Rhus virens                                  Evergreen sumac 
Sapindus drummondii                   Western soapberry 
Sophora affinis                              Eve's necklace 
Taxodium distichum                      Bald cypress 
Ulmus americana                          American elm 
Ulmus crassifolia                           Cedar elm 
Viburnum rufidulum                        Rusty blackhaw viburnum 
Zanthoxylum clavaherculis             Hercules' club 

  (2)  Prohibited trees. 
       (A) The following trees may not be  planted within this special purpose 
district: 
        Scientific name                    Common name
    Populus deltoides                     Cottonwood 
    Albizia julbrissen                      Mimosa 

       (B) Bradford pears (pyrus calleryana) may be planted as site trees. Bradford 
pears may not be used as street trees, used as landscape buffer trees, or planted in the public right-of-way. 

  (3)  Street trees

   (A) In Subdistricts 1, 1A, and 1B, one street tree must be provided per 25 
feet of street frontage, with a minimum of one street tree per building site. In Subdistrict 2, one street tree 
must be provided per 50 feet of street frontage, with a minimum of one street tree per building site. 

   (B) Street trees must be located on the building site within 50 feet of the 
projected street curb, except that street trees may be located in the public right-of-way if all private 
licensing requirements of the city code and charter are met and a right-of-way landscape permit is 
obtained from the city. For purposes of this subparagraph, “projected street  curb” means the future 
location of the street curb consistent with the City of Dallas Thoroughfare Plan as determined by the 
director of public works and transportation. 

   (C) Street trees must be provided for all new construction. 

 (4)  Landscaping in the public right-of-way. 

   (A) Landscaping may be located in the public right-of-way if a right-of-way 
landscape permit is obtained from the city. 

   (B) Plants in the public right-of-way may not obstruct visibility or create a 
traffic hazard. See Section 51A-4.602(d), “Visual Obstruction Regulations.” 

   (C) The city council hereby grants a non-exclusive revocable license to the 
owners or tenants (with written consent of the owner) of all property within this special purpose district 
for the exclusive purpose of authorizing compliance with the landscaping requirements of this special 
purpose district. 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  right-of-way landscape permit in accordance with the 
Dallas Building Code. This private license will not terminate at the end of any specific time period; 
however, the city council reserves the right to terminate this license at will, by resolution passed by the 
city council, at 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 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 director of public works and 
transportation. 

   (D) A property owner or tenant is not required to comply with any right-ofway landscaping requirement 
to the extent that compliance is made impossible due to the city council’s 
revocation of a right-of-way landscape permit or the revocation of the private license granted under this 
subsection.

  (E) Upon the installation of landscaping in the public right-of-way, the 
owners or tenants 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. 

  (F) Each owner or tenant is responsible for maintaining the landscaping in a 
healthy, growing condition, and for keeping the premises safe and in good condition and repair, at no 
expense to the city, and the city is absolutely exempt from any requirements to make repairs or maintain 
the landscaping. The granting of a license for landscaping under this subsection does not release the owner 
or tenant from liability for the installation or maintenance of trees and landscaping in the public 
right-of-way. 

  (5)  Visual obstruction regulations.  A property owner is not required to comply with 
the landscaping requirements of this section to the  extent that compliance is made impossible by 
Subsection (d), “Visual Obstruction Regulations,” of Section 51A-4.602, “Fence, Screening, and Visual 
Obstruction Regulations.” 



  (1)  General requirement.  Except as otherwise provided in this section, landscaping 
must be provided as required by Article X

  (2)  Landscaping in railbeds

   (A) Any landscaping planted in the area to the centerline of a railbed may be 
used to satisfy required landscaping for the adjacent property. Landscaping planted in a railbed may not 
be located in an access easement. 

   (B) The requirements of Section 51A-10.125(b)(5), “Parking Lot Trees,” do 
 not apply to parking located within a railbed. 

  (3)  Parking lot buffer.  A five-foot-wide landscaped strip must be located along any 
edge of a parking lot or parking structure that is visible at grade level from a street. A minimum three inch-caliper tree 
must be located every 15 feet, or fraction thereof, or clustered every 30 feet within the landscaped strip. 

  (4)  Plant requirements.  Plants used to satisfy the landscape requirements must 
comply with the following requirements: 

   (A) A large evergreen shrub must  have the ability to grow to a minimum 
height of three feet within three years

   (B) Solid sod or hydro-mulch grass may be used. 

   (C) Artificial plant materials may not be used. 

   (D) Any required landscaping that dies must be replaced. 

  (5)  Landscape plan.  A landscape plan must accompany any application for a 
building permit to expand floor area if the expansion is over 50 percent for nonresidential projects, over 
65 percent for mixed use projects, or over 75 percent for residential projects. A landscape plan must earn 
at least 50 points (out of a total of 155 possible points.) The points awarded for providing these features 
are provided in parentheses. Existing landscaping qualifies for points. 

   (A)  Lighting.  (Total possible points = 20) Ten points each are awarded for 
providing tree lighting, light bollards, light poles, building facade lighting, or landscaped area lighting, up 
to a maximum of 20 points. The lighting provided must be at least 1.5 foot-candles in intensity over 
adjacent pedestrian areas. 

   (B)  Landscaping on rooftops and facades.  (Total possible points = 30) Ten 
points each are awarded for large planters, hanging planters, exterior embedded or extended planters, and 
vine supports on rooftops or along front facades up to a maximum of 30 points. Vines within ground-based planters 
must be able to extend above one-half the total height of the ground story of the main structure. 

  (C)  Landscape buffer.  (Total possible points = 25) The landscape buffer 
must be a minimum of 80 square feet. A mix of plant materials may be used.
 
  (D)  Tree canopy at the street frontage.  (Total possible points = 20) Points 
may be obtained for planting canopy trees along the entire street frontage, exclusive of vehicular and 
pedestrian entrances and exits. The trees may be planted in the right-of-way if a right-of-way landscape 
permit is obtained. Ten points are awarded for planting these trees at a density of one tree per 30 linear 
feet of street frontage and 20 points are awarded for planting these trees at a density of one tree per 15 
linear feet of street frontage. Note: Power lines may affect the types of trees used. 

   (E)  Seasonal color landscaping.  (Total possible points = 20) Points may be 
obtained for providing a landscape area for seasonal color in planting beds, raised planters, or pots. Five 
points are awarded for a landscape area that is equal to at least one-fourth of a square foot multiplied by 
the number of feet of street frontage. Ten points are awarded for a landscape area that is equal to at least 
one-half of a square foot multiplied by the number of feet of street frontage. Fifteen points are awarded 
for a landscape area that is equal to at least three-fourths of a square foot multiplied by the number of feet 
of street frontage. The plants in the landscape area  must be changed at least twice per year with the 
appropriate seasonal color plants. This area must contain the appropriate seasonal landscaping at all times 
except when the landscaping is being changed at the beginning of a new season. 

   (F)  Native plant landscaping.  (Total possible points = 20) Points may be 
obtained for providing a landscape area containing native plants. Five points are awarded for a landscape 
area that is equal to at least one-fourth of a square foot multiplied by the number of feet of street frontage. 
Ten points are awarded for a landscape area that is equal to at least one-half of a square foot multiplied by 
the number of feet of street frontage. Fifteen points are awarded for a landscape area that is equal to at 
least three-fourths of a square foot multiplied by the number of feet of street frontage. Native plants listed 
in Exhibit 621E must be used. 

   (G)  Creation of open space.  (Total possible points = 20) Five points are 
awarded per 200 square feet of open space if the open space is a minimum of 500 feet from the building 
site but within this special purpose district. For purposes of this subparagraph, “open space” means a 
space containing no structures or pavement at or above grade, and containing only grass or other 
vegetation. Open space must be available for use by the public. The open space must be maintained in a 
state of good repair and neat appearance at all times by the owner of the property for which the building 
permit was issued. 

  (6)  Open space fund.  If a property owner in Subdistricts 1, 1A, and 1B cannot plant 
all of the required trees on the building site, the  property owner shall comply with the following 
requirements for no more than 50 percent of the required trees

        (A) Make a payment into the Old Trinity and Design District Open Space 
Fund. The department shall administer a city account to be known as the Old Trinity and Design District 
Open Space Fund. Funds from the Old Trinity and Design District Open Space Fund must be used only 
for acquiring and maintaining property for parks and open-space within this special purpose district. The 
amount of the payment required per tree not planted is calculated by using the formula for appraising the 
value of a two-inch-caliper tree, as derived from the most recent edition of the Guide for Establishing 
Values of Trees and Other Plants published by the Council of Tree and Landscape Appraisers, unless 
another publication is designated by the building official, and adding the cost of planting and maintaining 
a two-inch tree for two years.    

        (B) Plant trees within: 
    (i) portals to the Trinity River (as identified in the Trinity River 
Corridor Comprehensive Land Use Plan) within this special purpose district, 
    (ii) along that portion of the Old Trinity Trail within this special 
purpose district, or 
    (iii) along the meanders of the Old Trinity River channel, as shown 

  (7)  Parking/landscaping zone.  Where there is at least a 70-foot space between 
buildings, a parking/landscaping zone meeting the  following requirements is allowed in the space 
between the two buildings, but is not required. The composition of the parking/landscaping zone, moving 
from one building façade across to the other building façade, is as follows:
 
   (A) First, a minimum six-foot-wide sidewalk parallel to the façade of the first 
building. 

   (B) Second, a parking area between six feet from the first building façade to 
16 feet from the first building façade. This parking area must have angled head-in parking at an angle of 
60 degrees to 90 degrees. A landscaped area containing one tree must be located between every fifth 
parking stall. Trees in the parking area must be spaced 46 to 50 feet on center, and must be 12 to 16 feet 
away from the first building façade. One parking stall may be omitted to allow for a loading dock to 
remain functional. 

   (C) Third, a minimum of 26 feet of right-of-way for the two-way traffic in 
the middle. 

  (D) Fourth, a matching parking area from between 16 feet from the second 
building façade to six feet from the second building façade. 

   (E) Fifth, a matching six-foot-wide  sidewalk parallel to the façade of the 
second building. 

 (c)  Subdistrict 2.  Except as otherwise provided in this section, all properties in Subdistrict 2 
must comply with Article X. (Ord. Nos. 25013; 25560; 26975; 27280) 



These additional sections are provided to give a rounded explanation of the site improvements for construction.
http://www.dallasdesigndistrict.net
SEC. 51P-621.113.  ARCHITECTURAL DESIGN GUIDELINES. 

 (a)  Purpose.  The architectural design guidelines of this section are intended to preserve the 
historical, cultural, and architectural importance and  significance of Subdistricts 1, 1A, and 1B. These 
architectural design guidelines are intended to encourage adaptive reuse of existing buildings; new 
contemporary and creative construction and major modifications that will enhance the architectural 
character of the district; and sustainable, green, energy efficient design and construction. 

 (b)  Facade requirements for new construction and major modifications in Subdistricts 1, 1A, 
and 1B

 (1) Facades must be brick, concrete  masonry, glass, hollow tile, stone, or other 
fireproof materials, except that wooden siding, wooden sheets, and metal may not be used on more than 
50 percent of any facade. 
  
(2) Facades consisting of more than 80 percent glass, excluding glass block, are 
prohibited. 

(3) The maximum permitted reflectance  of glass used as a facade material varies 
depending on where the glass is used. The reflectance of glass used on the first two stories may not 
exceed 15 percent. The reflectance of glass used above the first two stories may not exceed 27 percent.  
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 glass 
will appear.
 
(c)  Design test requirements in Subdistricts 1, 1A, and 1B.  New construction or a major 
modification must earn at least 50 points for properties with a floor area ratio of 2.0 or less, and at least 70 
points for properties with floor area ratios greater than 2.0 (out of 205 possible points). The total possible 
points in any category are provided in parentheses. 

 (1)  Maintenance of original facades.  (Total possible points = 10) Ten points are 
awarded for the adaptive reuse of an original building if its original facade design elements are not 
altered. 
 (2)  Ground floor uses, building facades, and roofs.  (Total possible points = 20
Points may be earned as follows: 

   (A)  Retail and showroom uses.  Ten points are awarded if a building’s 
ground floor (excluding halls, restrooms, utility areas, and other public spaces) is allocated to retail and 
personal service uses or office showroom/warehouse uses. 
   (B)  Restaurant uses.  Ten points are awarded if a building’s ground floor 
(excluding halls, restrooms, utility areas, and other public spaces) includes restaurant uses. 
   (C)  Facade treatments.  Ten points are awarded if the building’s front facade 
is given texture and complexity by the inclusion of ground level entries more than 14 feet in height, 
porticos, indented entries, belt coursing or other horizontal banding, grid coursing, articulation of window 
openings, corner pilasters, rustication of the first floor, changes of color, or ornamental iron. 

  (3)  Pedestrian amenities.  (Total possible points = 25) Five points each are awarded 
for benches, trash receptacles, awnings/canopies, bicycle parking racks, and pedestrian street lamps. 
These items should be creative and contemporary. Pedestrian amenities must be located within the 
curb to-building area of the building site, but, if a hardship prohibits locating these in the curb-to-building area 
of the building site, the amenities may be placed within the public right-of-way as long as they meet city 
standards and licensing requirements and do not block free movement of pedestrians. Pedestrian 
amenities must be maintained and operated by the owner of the building site. If there is more than one 
owner, all owners are jointly responsible for maintenance. Such amenities include: 

   (A) Benches or exterior seating areas (maximum of one every 50 feet). 
   (B) Trash receptacles (maximum of five points). 
   (C) Awnings/canopies along the front facade.
   (D) One five-bicycle stand per 100 feet of street frontage. 
   (E) At least one pedestrian street lamp (freestanding or wall mounted) per 50 
feet of street frontage.   

(4)  Public art or water features.  (Total possible points = 15) Fifteen points are 
awarded for public art or water features costing at least $2,500, limited to one per building site. In order to 
qualify for public art points, the public art must be visible from a public right-of-way at all times. 
Examples of public art could include art in an atrium or lobby that is visible from a public right-of-way, 
art incorporated into the sidewalk or building facade, or freestanding art. For purposes of this paragraph, 
“water features” means: fountains, pools, mechanical water jets, or similar water devices. 
  
(5)  Paving material.  (Total possible points = 15) Five points are awarded per one third increment of an outdoor 
private walkway area accessible to the public that is covered by decorative 
pavement. For purposes of this paragraph, “decorative pavement” means: colored concrete pavers; brick; 
stone; stamped, textured, or colored concrete; and exterior grade tile. 

(6)  Pedestrian orientation of building facade.  (Total possible points = 20) Twenty 
points are awarded if a minimum of 25 percent of the front facade has transparent display windows or 
windows affording views into retail, office, or lobby space. The transparency requirement applies to the 
first 16 feet of height of the facade.
 
 (7)  Structured parking facilities.  (Total possible points = 50) Fifty points are 
awarded for a structured parking facility if the design matches the facade of a new building or 
architecturally complements the facade of an original building. 

 (8)  Energy conservation.  (Total possible points = 15) Ten points are awarded for 
using solar, geothermal, or other  non-petroleum, non-coal energy sources. Five points are awarded for 
planting twice the number of canopy trees required by Section 51P-621.112, “Landscaping.” 

 (9)  Permeable surface.  (Total possible points = 15) Five points are awarded each 
third of an outdoor walkway or driveway with a permeable surface. 

 (10)  LEED’s credit.  (Total possible points = 20) Twenty points are awarded for a 
project with a floor area ratio of more than 2.0 when the project complies with the following: 

   (A) A United States Green Building Council’s Leadership in Energy and 
Environmental Design (LEED) Checklist, effective May 1, 2004, must be submitted with an application 
for a building permit for development, indicating  how development will comply with a certified 
designation (26 to 32 project points). The development plans submitted for a building permit must be 
certified by a LEED accredited professional designated by the department of development services. Prior 
to the issuance of a building permit, the building official shall determine that the project is consistent with 
the standards and criteria for a LEED certified designation. 

   (B) If the developer is unable to achieve all of the green building rating 
system points identified on the checklist, the developer must replace any points not achieved with other 
green building rating system points acceptable under the United States Green Building Council’s LEED 
rating system. 

   (C) All supporting documentation and templates related to the points 
previously approved by the city for the LEED certified level designation must be submitted with an 
application for a certificate of occupancy. A certificate of occupancy may not be issued until a LEED 
accredited professional designated by the department of development services certifies that the building 
complies with the LEED certified designation (26 to 32 project points). 


SEC. 51P-621.114.  SITE DESIGN REQUIREMENTS. 

 (a)  Above-grade off-street parking.  Parking is permitted on any level of a building. 

 (b)  Median and curb cuts along Industrial Boulevard.  Median and curb cuts to access 
railbeds for off-street parking from Industrial Boulevard, between Continental Avenue and 
Sylvan/Wycliff Avenue, must be approved by the director of public works and transportation. Traffic 
must be one-way from Industrial Boulevard westbound to Levee Street. 

 (c)  Sidewalk standards for new construction

  (1)  In general. 

   (A) Sidewalks complying with the standards of this subsection must be 
provided for all new construction. 
   (B) If a sidewalk is to be located in a front yard, a sidewalk easement must 
be dedicated to the city to assure its availability to the public for pedestrian access. 
   (C) Except as otherwise provided in  this subsection, the requirements of 
Chapter 43, “Streets and Sidewalks,” apply to all sidewalks. 

  (2)  Location. 

   (A) Sidewalks must be located along the entire length of the street frontage. 
   (B) On state highways, sidewalks must be provided in the parkway, subject 
to Texas Department of Transportation approval. If Texas Department of Transportation approval cannot 
be obtained, the property is exempt from this requirement. 
   (C) Sidewalks must be located between five feet and 10 feet from the back of 
the projected street curb, except that sidewalks on Oak Lawn Avenue, Irving Boulevard, Market Center 
Boulevard, and Turtle Creek Boulevard must be located between five feet and 12 feet from the back of 
the projected street curb
. 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

(3)  Width. 

   (A) Sidewalk widths must match the width of existing sidewalks in front of 
adjacent properties at the point of convergence. Where there are different sidewalk widths on each side of 
the street frontage, the new sidewalk must taper or expand to meet the incongruous sidewalks. 

   (B) Sidewalks must have an unobstructed minimum width of four feet, 
except that sidewalks on Oak Lawn Avenue, Irving Boulevard, Market Center Boulevard, and Turtle Creek Boulevard must have 
an unobstructed minimum width of six feet. For purposes of this provision, “unobstructed” means by structures or landscaping, 
excluding utility poles and service boxes. 



SEC. 51P-621.115.  SCREENING REGULATIONS. 

 (a)  Parking lot screening
  (1) Except as otherwise provided in this section, Section 51A-4.301(f), “Screening 
Provisions for Off-Street Parking,” applies to all parking lots and parking structures. 

  (2) Fences may complement but not substitute for parking lot trees and shrubbery 
screening.   

 (3) The provision of screening for surface parking only applies to new construction
All surface parking must be screened from a street or access easement 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) Earthen berm planted with turf grass or groundcover 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 per three feet of width. 
   (B) A fence constructed of one or more of the following: brick, stone, 
concrete masonry, stucco, concrete, wood, or other durable material. Wrought iron fences are allowed. 
   (C) Hedge-like evergreen plant materials recommended for local area use by 
the city arborist. 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 36 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. 

(b)  Screening of off-street loading spaces, dumpsters, and garbage storage areas

  (1) Except as otherwise provided in this  subsection, screening of off-street loading 
spaces, dumpsters, and garbage storage areas must be provided in compliance with Section 51A-4.602
“Fence, Screening, and Visual Obstruction Regulations.” 

  (2) All off-street loading spaces, dumpsters, and garbage storage areas must be 
screened from all public streets adjacent to the building site. Screening is not required on sides that are 
not visible from a public street. 

  (3) Screening of all off-street loading spaces, dumpsters, and garbage storage areas 
must be at least six feet in height

  (4) Screening is not required in the railbeds. 

 (c)  Outdoor storage areas.  Except for vehicle display, sales, and service uses and nursery, 
garden shop, and plant sales uses, all outdoor storage areas for commercial and business services uses and 
industrial uses must be entirely screened by an eight-foot solid screening fence, vegetative materials, or 
other alternative deemed appropriate by the building official. 

 (d)  Exemption for Subdistrict 2.  The screening regulations of this section do not apply to a 
bus or rail transit vehicle maintenance or storage facility use in Subdistrict 2. (Ord. Nos. 25013; 25560) 

















































Definitions
















LANDSCAPING
ALL Subdistricts

Required Tree Species











































Prohibited Trees











Street Trees

SD 1, 1A, 1B: 1:25'
SD 2:  1:50'


Within 50' of curb




"Projected Street Curb"









































































SUBDISTRICT 1,1A,1B


GENERAL: Article X


RAILBEDS









PARKING LOT BUFFER
5' wide LA strip along parking lot or structure at grade. Min. 3" tree @ 15', or clustered every 30'.

PLANT REQUIREMENTS
Large evergreen shrubs @ 3' within 3 years.

No artificial plants.

Replacement.






LANDSCAPE PLAN
BU Permit - expand floor area 
1) over 50% for non-residential projects,
2) over 65% for mixed use projects,
3) over 75% for residential projects.

PLAN NEEDS 50 PTS.
A. Lighting       20
B. LA/rooftops  30
C. LA Buffer      25
D. Tree canopy  20
E. Season. color 20
F. Native Plant   20
G. Open Space   20















































OPEN SPACE FUND
1, 1A, 1B only.
No more than 50% of required trees.


OTAD District Open Space Fund
= Reforestation Fund +
Cost of planting and maintaining a 2" tree for 2 years.













Parking/Landscaping
IF 70 feet between buildings. NOT required.
- 6' sidewalk
- 6' - 16' parking area
1:5 stalls
- 26' ROW for 2-way
- 6' - 16' parking area
- 6' sidewalk




















SUBDISTRICT 2

ARTICLE X








































































These pedestrian amenities may be applicable to Article X pedestrian amenities, except if they are placed off the property.
























Paving material may be considered for enhanced pedestrian pavement for Article X if conditions are met.



































































SIDEWALKS
Required for all new construction - not LA trade inspection.















Sidewalks must be between 5 - 10 feet from back of curb,
except Oak Lawn, Irving, Market Center, and Turtle Creek must be  5 - 12 feet.
May be set back to preserve existing trees.









Sidewalks must be unobstructed width of four feet, or with exception at 6 feet. 







Parking Lot Screening
NOT LA trade.  Mandatory screening means it may not be used as a Article X design standard.




Applies to new construction (new building or pavement).


Must be able to obtain a solid appearance within three years.


















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