PD 784 Trinity River Corridor SPD

PD 784
Part 1. General Provisions
Site and landscape plan
Landscaping (784.111)
Part 2. Form District Regulations
Downtown Form District 
Open Space
Landscaping
Landscaping
Street Trees
On-Site Landscaping
Screening
Surface Parking Lots
Part 3. Subarea Regulations
MixMaster Riverfront Subarea
Streetscape Standards


Article XIII - Form Districts 
This is an abridged version of the ordinance to address site design and landscape elements for the district. It is for educational purposes only, and is not an official document.

PART I. 
GENERAL PROVISIONS. 
SEC. 51P-784.101.  LEGISLATIVE HISTORY. 

Date passed             Ordinance Number                          Description 
    9-24-08                         27331              Established Planned Development District No. 784. 
(Ord. 27331) 

SEC. 51P-784.102.  PROPERTY LOCATION AND SIZE. 
 PD 784 is established on property generally bounded by the Union Pacific Railroad on the north, I-35 
(Stemmons Freeway) on the east and south, and the east Trinity River levee on the west. The size of PD 784 is 
approximately 145 acres. (Ord. 27331) 

SEC. 51P-784.103.  PURPOSE, VISION, AND COMPONENTS.  
(a)  Purpose.  The purpose of form-based zoning is to integrate urban design into land use and 
development regulations and to define the desired scale and character of a particular area. Form-based zoning 
focuses on controlling the form and placement of buildings on a lot by describing the building types that may be 
developed, what the sidewalks and public spaces should look like, and how these elements relate to one another. 
Form-based zoning also uses simple graphic depictions to illustrate the required zoning and development 
regulations. 

 (b)  Vision.  The Trinity River Corridor Comprehensive Land Use Plan was adopted on March 9, 
2005 by City Council Resolution No. 05-0983. The Trinity River Corridor Comprehensive Land Use Plan 
established a broad vision that describes the Corridor as the heart of a thriving Dallas with unified, diverse 
neighborhoods and business centers connected by a ribbon of water and green spaces. The Trinity River 
Corridor Comprehensive Land Use Plan establishes the Corridor as the city’s model for economic growth 
without physical, social, or economic barriers, which attracts residents and visitors to live, learn, work, shop, 
and play within a cosmopolitan urban core alongside the river’s meandering environment. This article 
implements the Plan. 

(c)  Components.  This article includes: 

  (1) Part I, General Provisions. Applies to the Property. 
  (2) Part II, Form District Regulations.  Development and use standards for each form 
district. 
  (3) Part III, Subarea Regulations. Regulating plans showing the subarea boundaries and 
height regulations, and additional regulations such as streetscape standards, build-to lines, setback lines, and 
parking setback lines for each subarea. (Ord. 27331)

Definitions:
(13) LINEAR TREE PIT means a linear planting area designed to accept and treat storm 
water runoff; provide an improved planting environment for the tree; and accommodate additional soil volume, 
regular irrigation, and better drainage to promote tree growth. A linear tree pit includes a continuous soil trench 
underneath the pavement connecting individual tree pits. 
(14) PEDESTRIAN ZONE means that portion of the sidewalk for pedestrian passage that is 
free of any obstructions.   
(15) PLANTING AND AMENITY ZONE means that portion of the sidewalk between the 
curb line and the pedestrian zone for landscaping and pedestrian amenities.
(16) STOREFRONT ZONE means that portion of the sidewalk within the pedestrian zone 
closest to the building facade that may include seating  with or without tables, recessed lighting for building 
facades, bike racks, valet or hostess stations, moveable sandwich boards, postal or freight collection boxes, or 
planters. 
 (17) STREET WALL means the vertical plane of building facades along a block face. 
 (18) STRUCTURAL SOILS means a landscape material that meets pavement design and 
installation requirements while remaining root penetrable and supportive of plant growth. 


(c) The form district regulations specify whether a form district is considered a residential or nonresidential district. (Ord. 27331) 


SEC. 51P-784.105.  ILLUSTRATIONS AND TABLES. 
Development and use of the Property must comply with the illustrations in this article. If there is a 
conflict between the text of this article and the illustrations, the text of this article controls. Information within a 
table is considered text. (Ord. 27331) 

SEC. 51P-784.106.  CONCEPTUAL AND DEVELOPMENT PLANS. 
 No conceptual plan or development plan is required, and the provisions of Section 51A-4.702 regarding 
submission of or amendments to a conceptual plan, development plan, site analysis plan, and development 
schedule do not apply. (Ord. 27331)

SEC. 51P-784.108.  SITE PLAN AND LANDSCAPE PLAN. 
 (a)  Site plan and landscape plan review
 (1) Except as provided in Subsection (c), a site plan that complies with the requirements of 
this article and the regulating plan must be submitted to the Building official before an application is made for 
any work that will increase the floor area on a building site. 

(2) Except as provided in Subsection (c), a landscape plan that complies with the 
requirements of this article and the regulating plan must be submitted to the Building official before an 
application is made for any work that will change the existing landscape plan or when required by Section 51A-
 
(3) The site plan must include: 
   (A) existing and proposed building footprints, points of ingress and egress, building 
entrances and exits, service areas, windows, and doors; 
   (B) all public and private rights-of-way lines and easements; 
   (C) the location, type, size, and height of perimeter fencing, screening, and 
buffering elements proposed or required; 
   (D) all provisions to be made to direct and detain storm water; 
   (E) mitigation to erosion during construction; 
   (F) location, type, orientation, size, and height of light standards; 
   (G) location of existing and proposed signs; 
   (H) location of existing and proposed exterior loudspeakers and sound amplifiers; 
   (I) location of existing and proposed mechanical equipment that produces high 
levels of noise; 
   (J) pedestrian zones and circulation, including the location and description of 
amenities provided, including: 
    (i) enhanced pavement, 
    (ii) benches, 
    (iii) trash receptacles, 
    (iv) pedestrian street lamps, 
    (v) awnings and canopies, 
    (vi) bicycle parking, and 
    (vii) tree grates;
  (K) shared parking reduction calculations for parking reduction eligibility, if 
requested; 
   (L) location of existing and proposed public and private utilities; 
   (M) build-to lines and curb lines; 
   (N) proposed street type classifications;    (O) information sufficient to determine tower coverage on a block; 
   (P) topographic contours at intervals of not less than two feet; 
   (Q) height of nearest levee; and 
   (R) any other information that the building official determines necessary. 

  (4) The landscape plan must include: 
   (A) date, scale, and north point; 
   (B) names, addresses, and telephone numbers of both the property owner and the 
person preparing the plan; 
   (C) location of existing boundary lines and dimensions of the lot, the zoning 
classification of the lot, including the form district, the zoning classification of adjacent properties, and a 
vicinity map; 
   (D) approximate center line of existing water courses; location of the 100-year 
floodplain; and approximate location of significant drainage features; 
   (E) location and size of existing and proposed streets and alleys, utility easements, 
driveways, and sidewalks on or adjacent to the lot; 
   (F) project name, street address, and lot and block descriptions; 
   (G) location, height, and material of proposed fencing and screening (with berms to 
be delineated by topographic contours at one-foot intervals), and the location of existing and proposed loading 
and garage storage areas; 
   (H) location and dimensions of proposed landscape buffer strips; 
   (I) a complete description of plant materials shown on the plan, including names 
(common and botanical), locations, quantities, container and caliper sizes at installation, heights, spread, and 
spacing; 
   (J) location and type of all existing trees over six inches in caliper and the location 
and type of all trees to remain on the building site, in the adjacent right-of-way, or within 15 feet on the adjacent 
property, as well as plans to protect trees from damage during construction; 
   (K) a complete description of landscaping and screening to be provided in or near 
off-street parking and loading areas, including the amount (in square feet) of landscape area to be provided 
interior to parking areas and the number and location of required off-street parking and loading spaces; 
   (L) location of existing and proposed public and private utilities; 
   (M) size, height, location, and material of proposed seating, lighting, planters, 
sculptures, and water features; 
   (N) location of the required irrigation system; 
   (O) location of visibility triangles; 
(P) location and dimensions of pedestrian amenities and enhanced pavement; 
   (Q) adjacent right-of-way area and any landscaping within the right-of-way area; 
   (R) location and dimensions of required open space; and 
   (S) any other information that the building official deems necessary. 

 (b)  Standard for approval.  Except as provided in Subsection (c), the building official shall approve 
the site plan or the landscape plan if the: 
  (1) plans are complete; 
  (2) proposed development is adequately served by public facilities; 
  (3) plans are consistent with or will not unreasonably impair the public use of the rights-of-way; 
  (4) plans comply with the requirements of this article and the regulating plan; and 
  (5) plans comply with all city codes, ordinances, rules, or regulations. 

(c)  City plan commission approval required
  
  (1) A site plan or landscape plan that does not comply with the regulating plan may be 
approved by the city plan commission using the minor amendment fee and public hearing process in Section 
51A-1.105(k)(3)

  (2) The city plan commission shall approve a site plan or landscape plan that does not 
comply with the regulating plan if the modification: 
   (A) is to the right-of-way or street alignments shown on the regulating plan, and the 
modification does not alter the street types designated on the regulating plan; 
   (B) does not alter the minimum or maximum heights designated on the height map; 
and 
   (C) the site plan or landscape plan
     (i) does not alter the basic relationship of the proposed development to 
abutting property; 
    (ii) does not adversely affect surrounding properties; 
    (iii) is consistent with the Trinity River Corridor Comprehensive Land Use 
Plan; and 
    (iv) is consistent with the vision and intent of the applicable form district 
and regulating plan. (Ord. 27331) 



SEC. 51P-784.109.  BUILDING FRONTAGES. 

 (a)  In general.  This section establishes eight frontage types. The form district regulations in Part II 
of this article specify the frontage types permitted in each form district. 

 (b)  Common yard.  The building is set back substantially from 
the property line. The front yard is continuous within the blockface.  

(c)  Porch and fence.  The building is set back from the property 
line and includes an attached porch. A fence at the property line may 
separate the front yard from the street. 

 (d)  Terrace or light court.  The building is set back from the 
property line using an elevated terrace or a sunken light court that is suitable 
for outdoor cafes.  

(e)  Forecourt.  A majority of the building is set close to the 
property line with the central portion of the building set back to create a 
forecourt. The forecourt is suitable  for vehicular pick-ups and drop-offs. 
Large trees within the forecourts may overhang the sidewalks. 

(f)  Stoop.  The building’s first story is set close to the property 
line, raised above grade, and is accessed from a raised entry platform. This 
building frontage type may have a fence that separates the front yard from 
the street.  

(g)  Shopfront/awning.  The building is at or near the property 
line with a canopy or awning. 

(h)  Gallery.  The building is set close to the property line and a 
continuous, covered space is attached to the length of the facade.  

 (i)  Arcade. The building is set close to the property line and the 
ground floor is set back to allow for a continuous, covered passageway. 




SEC. 51P-784.111.  LANDSCAPING. 

(a)  In general.  Except as provided in this article, landscaping must be provided in accordance with 

(b)  Irrigation and drainage systems.  For multifamily and nonresidential uses, all required 
landscaping must be irrigated by an automatic irrigation system. Recycled water use is encouraged. The arborist 
may waive the automatic irrigation requirement if an approved alternative means of irrigation and drought 
tolerant plantings are provided

(c)  Soil requirements. 
(1) For each large shrub or small tree, a minimum of 30 inches of soil depth and 25 square 
feet of surface area (total of 62.5 cubic feet) must be provided.   

(2) For each large tree, a minimum of 40 inches of soil depth and 25 square feet of surface 
area (total of 83.3 cubic feet) must be provided. 

(3) The building official may waive the minimum soil requirements if a landscape architect 
or arborist qualified by the International Society of Arboriculture certifies that the proposed alternative soil 
depths and surface area dimensions are sufficient to support the healthy and vigorous growth of the plant. 

(4) Structural soil use is encouraged under pavement areas abutting tree plantings. 

(d)  Landscape plan. 
  (1)  In general.  If required by Section 51P-784.108(a)(2), a landscape plan that complies 
with Article X and this article must be submitted to the building official with an application for a building 
permit. Before the issuance of the building permit, the landscape plan must be approved by the building official. 

  (2)  Review.  If the landscape plan includes trees, landscaping, or pavement (other than 
sidewalks required by this article) in the parkway, the building official shall circulate the landscape plan to all 
affected city departments and utilities for review and comment. 

  (3)  Determination. 
   (A) If, after review and comment from  all affected city departments and utilities, 
the building official determines that the proposed landscaping shown on the landscape plan is consistent with 
and will not unreasonably impair the public use of the right-of-way, and complies with Article X, the standard of 
approval in Section 51P-784.108(b), and this article, the building official shall approve the landscape plan.
 
   (B) If the building official denies the landscape plan because the landscaping within 
the parkway is inconsistent with or will unreasonably impair the public use of the rights-of-way, a new 
landscape plan must be submitted that locates the parkway landscaping requirements on the building site as near 
as practical to the parkway.
 
 (e)  Maintenance. 
  (1) Landscaping and screening must be maintained in a healthy, growing condition. The 
property owner is responsible for the regular maintenance of all landscaping. Required plants that die must be 
replaced with another living plant in compliance with the approved landscape plan or this article within three 
months after the plant dies. 

  (2) Any damage to utility lines resulting from the negligence of the property owner, his 
agents, or employees in the installation and maintenance of required landscaping in the public right-of-way is 
the responsibility of the property owner. 

  (3) If a public utility disturbs a landscaped  area in the public right-of-way, it shall make 
every reasonable effort to preserve the landscaping materials and return them to their prior locations after the 
utility work. If nonetheless some plant materials die, it is the obligation the property owner to replace the plant 
materials.

(f)  Private license granted. 

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

  (3) Upon the installation of landscaping and related amenities, such as irrigation systems, in 
the public right-of-way, the owner or tenant shall procure, pay for, and keep in full force and effect commercial 
general liability insurance coverage with an insurance company authorized to do business in the State of Texas 
and otherwise acceptable to the city, covering, but not limited to, the liability assumed under the private license 
granted under this subsection, with combined single limits of liability for bodily injury and property damage of 
not less than $1,000,000 for each occurrence, and $2,000,000 annual aggregate. Coverage under this liability 
policy must be on an occurrence basis and the city shall be named as additional insured. Proof of such insurance 
must be sent to: Office of Risk Management, City of Dallas, 1500 Marilla, Dallas, Texas 75201, and the policy 
must provide for 30 days prior written notice to the Office of Risk Management of cancellation, expiration, 
nonrenewal, 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. 

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

(g)  Parkway landscape permit. 

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

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

 (3) A parkway landscape permit issued by the  building official is subject to immediate 
revocation upon written notice if at any time the building  official determines that the use of the parkway 
authorized by the permit is inconsistent with or unreasonably impairs the public use of the right-of-way. 
  
(4) The issuance of a parkway landscape permit under this subsection does not excuse the 
property owner, his agents, or employees from liability  for the installation or maintenance of trees or other 
amenities in the public right-of-way. (Ord. 27331) 




PART II. 
FORM DISTRICT REGULATIONS. 
SEC. 51P-784.201.  CREATION OF FORM DISTRICTS. 
  
 (a) Form district regulations are zoning district regulations that may be applied to any subarea. 

 (b) The following form district is incorporated into the Trinity River Special Purpose District: 
  (1) Downtown. 
(Ord. 27331)

SEC. 51P-784.202.  DOWNTOWN FORM DISTRICT REGULATIONS. 

(a)  In general

  (1) The downtown form district is the most intense level of development in the Corridor
combining a dense mix of office, retail, residential, lodging, and civic uses to create a vibrant, 
urban, pedestrian-oriented environment. This form district creates a destination that draws residents, tourists, and businesses to retail, cultural, and civic attractions. Development will  include low, mid-rise, and high-rise structures with 
active pedestrian frontages. The streets and open spaces  will form a network with wide sidewalks and other 
pedestrian amenities. 

 (2) This district is considered to be a nonresidential zoning district. 

(b)  Open space. 

  (1) Purpose.  Open space requirements are intended to provide relief from a dense urban 
environment, assist with pedestrian movement, and provide connections to public spaces. 

  (2) Requirements.  A minimum of 10 percent of a lot area or building site must be open 
space meeting the following requirements: 

   (A) Open space must be a contiguous area of not less than ten feet in width or 
length
   (B) Open space must be unobstructed to the sky and may not have permanent 
structures except structures supporting pedestrian or outdoor recreational uses; kiosks that provide information 
related to the open space; water features, including fountains, ponds, and waterfalls; and security, audio-visual, 
or maintenance equipment. 

   (C) Open space must be accessible to all occupants of the building site.
 
 (3) Location.  Open space may be located at, below, or above grade. 

 (4) Landscaping. 

 (A) A minimum of 25 percent of the open space area must be landscaped, and may 
include turf, ground cover, shrubs, trees, or seasonal plantings.  
  
(B) One tree having a caliper of at least three inches must be provided in the open 
space for each 2,000 square feet. Street trees may be counted toward this requirement. 

  (5) Maintenance.  Open spaces and pedestrian amenities must be maintained in a state of 
good repair and neat appearance. Landscaping must be maintained in a healthy, growing condition. The property 
owner is responsible for the regular maintenance of open spaces and all landscaping.  Required plants that die 
must be replaced with another living plant in compliance with the approved landscape plan within three months 
after the plant dies. 

 (c) Block standards

  (1) Applicability.  The following block standards apply during the platting process if the 
parcel of land being platted is greater than the block perimeters described in this subsection. 

  (2) Block perimeter and length
   (A) Except as provided in this paragraph, block perimeters may not exceed 1,600 
linear feet, measured along the inner edges of each street right-of-way. 

   (B) A block perimeter may exceed 1,600 linear feet if no single block face exceeds 
700 feet in length and the block includes: 

        (i) at least one plaza that is integrated into the proposed development and 
has at least one pedestrian access point for each 600 feet of block perimeter using escalators, stairs, or ramps to 
provide direct, public, pedestrian access from the street network to the levee top; or 
       (ii) at least one mid-block sidewalk that has a minimum unobstructed width 
of eight feet and connects to at least two streets.


 (d) Frontage types.  The frontage types shown in Illustration 202A are the only frontage types 
permitted: 

Illustration 202A:  Allowed Frontage Types.



(e) Pedestrian amenities.  Pedestrian amenity requirements are shown on Illustration 202B and 
listed in Table 202.1. To the extent possible, pedestrian amenities and enhanced pavement must be the same on 
both sides of a block face abutting a street. Amenities may not be historical in appearance, but must be of a 
modern character. Amenities must be neutral in color. Pedestrian amenities are required for any new 
development or increase in floor area of existing development. 



(f) Building siting.  Building siting requirements are shown in Illustration 202C and listed in Table 
202.2.

Illustration 202C:  Building Siting. 

Table 202.2.  Building siting requirements


(g) Building configuration and orientation requirements.  Building configuration and orientation 
requirements are shown in Illustration 202D and listed in Table 202.3

  (1) Height, story, and tower coverage. 

Illustration 202D:  Tower Lot Coverage.

Table 202.3.  Building configuration. 


(h) Tower orientation.  Tower orientation requirements are shown in Illustration 202E and listed in 
Table 202.4

Illustration 202E:  Tower Orientation. 

Table 202.4.  Tower orientation requirements. 


(i) Building elements and design standards.  Building elements and design standards are shown in 
Illustration 202F and listed in Tables 202.5, 202.6, and 202.7.
 
Illustration 202F:  Building Fenestration. 

Table 202.5.  Building elements and layout standards

Table 202.6.  Building elements and entrances. 

Table 202.7.  Building elements and parking.


(j) Landscaping and screening.
  (1) Landscaping regulations. 
   (A) Street trees.  Street tree requirements are shown in Illustration 202G and listed 
in Table 202.8. 


(B) On-site landscaping

    (i) At-grade areas.  Excluding the building footprint, at least 50 percent of 
the on-site area, including adjacent pedestrian zones and planting and amenity zones, must be a combination of 
the following: 

     (aa) areas that will be shaded by trees or other landscape features 
(not awnings, buildings, or other structural features) within five years after the issuance of the first certificate of 
occupancy for the building site; 
     (bb) paving materials with a  Solar Reflectance Index (SRI) of at 
least 29; or 
     (cc) permeable pavement surface or landscaping beds for areas that 
are not required to be paved. 

(ii) Roof tops.  Roof materials must be composed of one of the following: 

 (aa) Solar Reflectance Index (SRI) equal to or greater than the 
values listed in Table 202.9 covering a minimum of 75 percent of the roof surface. 

(bb) Plant materials covering at least 50 percent of the roof area. 

(cc) A combination of materials complying with the SRI 
requirements of provision (aa) and plant materials collectively covering 75 percent of the roof area. 
    
(iii) Single family use.  For each single family or handicapped group 
dwelling unit, one tree (large or small) from the replacement tree list in Section 51A-10.134 must be provided 
on the building site, subject to approval of the city arborist. 
 

 
(2) Screening. 

   (A) Service areas.  Garbage storage areas, service areas, and loading bays must be 
visually screened from a street or public park by a minimum six-foot-high brick, stone, concrete masonry, 
stucco, or concrete wall. 

   (B) Mechanical equipment.  Mechanical equipment, skylights, and solar panels on 
roofs must be screened or setback so that they are not visible from a point five feet, six inches above grade at the 
property line. 

   (C) Prohibited materials.  Chain link and vinyl fencing materials are prohibited. 

(3) Surface parking lots.  Surface parking lot requirements are listed in Table 202.10
   




PART III. 
SUBAREA REGULATIONS. 

SEC. 51P-784.301.  REGULATING PLANS. 
Use and development of the Property must comply with the regulating plan approved for each subarea. 
If there is a conflict between the text of this article and a regulating plan, the text of this article controls. (Ord. 27331)

SEC. 51P-784.302.  CREATION OF SUBAREAS. 

 (a) Subareas are geographic areas within the district. The form district regulations are applied to the 
subareas. 

 (b) The following subarea is incorporated into the Trinity River Special Purpose District (See Illustration 302A): 
  (1) Mixmaster Riverfront Subarea. 
(Ord. 27331) 

SEC. 51P-784.303.  MIXMASTER RIVERFRONT SUBAREA. 
(a) Vision and intent.  The Mixmaster Riverfront Subarea comprises approximately 145 acres along 
the eastern side of the Trinity River, adjacent to downtown. Mixmaster riverfront redevelopment will extend 
downtown Dallas toward the banks of the Trinity River. The street network includes Industrial Boulevard as the 
spine, a ceremonial connection between the existing Central Business District and the Trinity River’s park 
amenities along Reunion Boulevard, and a significant approach street along Commerce Street. Minor streets will 
also be necessary to provide improved access into development sites. 

 (b) Additional regulations.  Minimum setback for surface parking is 50 feet from key intersections 
as designated on the regulating plan. 

 (c) Form district regulations.  The Mixmaster Riverfront Subarea is subject to downtown form 
district regulations. Build-to lines, parking setback, and additional information is shown on Illustration 303A. 

(d) Height Standards. 

(e) Streetscape standards. 
  (1) In general. 
   (A) Developments that create public or private streets must connect with and 
provide for future extension of the community’s street network. Network designs must include: 

    (i) A high level of connectivity that allows drivers, pedestrians, and transit 
users the most direct routes and access to urban properties. 
    (ii) A street system that supports a dense, urban development pattern. 
    (iii) Connectivity that provides easy transfer between modes of 
transportation. 

   (B) Neck-downs and landscape islands are permitted in that portion of the 
minimum pavement width designated for on-street parking. 

  (2) Applicability.  
The following standards apply to new street construction. 

(f) Primary street types. 
(1) In general.  
Primary streets are streets listed in the City of Dallas Thoroughfare Plan and 
shown on the regulating plan. 

(2) Industrial Boulevard.  
Industrial Boulevard street type requirements are shown in Illustration 303B
and Table 303.1. 

(3) Commerce Street.  
Commerce Street street type requirements are shown in illustration 303C
and Table 303.2. Enhanced pedestrian amenities are required. See Section 51P-784.202(e). 

(4) Reunion Boulevard.  
As a primary pedestrian and bicycle access way into the Trinity 
River Park, Reunion Boulevard will transition to an entry plaza west of Industrial Boulevard. Reunion 
Boulevard street type requirements are shown in Illustration 303D and Table 303.3. Enhanced pedestrian are 
amenities required
.

(g) Secondary street types.  Local streets as indicated on a site plan. 

 (1) Enhanced downtown local street.  A walkable, low speed street that primarily serves 
abutting properties, designated to connect to the Trinity River Park. Generally oriented perpendicular to the 
levee. Enhanced downtown local street type requirements are shown in Illustration 303E and Table 303.4. 
Enhanced pedestrian amenities are required

(2) Downtown local street.  A walkable, low-speed street that primarily serves abutting 
properties, designed to connect with other districts, local streets, or thoroughfares. Generally oriented parallel to 
levee. Downtown local street type requirements as  shown in Illustration 303F and Table 303.5. Enhanced 
pedestrian amenities are required

(3) Service drive.  Primarily provides access to parking, service areas and other ancillary 
uses. Service drive street type requirements are shown in Illustration 303G and Table 303.6. 







PART 1
GENERAL PROVISIONS













PURPOSE









VISION





















DEFINITIONS

























ILLUSTRATIONS not found here can be found in the scanned document at City Attorney website.  Refer to PD 784.







SITE and LANDSCAPE PLANS

Site plan - 
when application is made for work to increase floor area.

Landscape plan - 
when application is made for work that will change existing plan or when required per Article X.

Site Plan

































Landscape Plan










































Standard for Approval









CPC Approval Required, if no compliance.























Building Frontages













































LANDSCAPING:

ARTICLE X, except


Automatic irrigation system required for MF and non-residential uses.  
Alternative plan option.


Soil Requirements
25 sq ft area for all trees and shrubs.










STRUCTURAL SOIL

Landscape Plan
(see above)




Review





Determination






Provision for LA alteration.




Maintenance


















Private license















































Parkway Landscape Permit






























PART II.
FORM DISTRICT REGULATIONS










Downtown Form District














OPEN SPACE
Minimum of 10% of lot area, contiguous area of not less than 10 feet in width or length.


















LANDSCAPING
Minimum of 25% of open space area with 1 tree of 3"+ per 2000 sf. Street trees may count.





Maintenance






BLOCK STANDARDS






















FRONTAGE TYPES







PEDESTRIAN AMENITIES


All Street Types:
-curb-to-building area:
1+ bench per 100'  street frontage.
1+ trash receptacle per 100' street frontage.
1+ pedestrian street lamp per 75' of frontage.
Pedestrian street lamps

Enhanced Pedestrian Amenities:
At least 1 for each block:
Awnings, canopies, gallery, or arcade
1+ five-bicycle or M-type bicycle parking unit
1 piece of public art






















BUILDING SITING









BUILDING CONFIGURATION










TOWER ORIENTATION









BUILDING ELEMENTS AND DESIGN STANDARDS











LANDSCAPING AND SCREENING

STREET TREES






Location:
1+  in 25 sf planting area in planting zone.
No large trees within 10' of overhead utility.
Linear pits encouraged.
Number:
1:30' large tree
Size:
Large trees: 4" +
Small trees: 2" +
Clearance:
8'+ over pedestrian zone
13'+ over street.
Tree grates:
For trees within 18" of sidewalk. Refer to materials, design.
Large Species:
Cedar Elm
Red Oak
Chinese pistache
Sweetgum
Baldcypress
Lacebark Elm
Caddo maple
Chinquapin oak
Possumhaw
Highrise live oak
Pond cypress
Small Species:
Mexican plum
Texas persimmon
Desert-willow
Redbud
Crepe myrtle
Yaupon holly
Other:
Low level plantings accepted if not over 2.5' above curb and not in pedestrian zone.
















ON-SITE LANDSCAPING


At-Grade













Roof Tops

SRI















SINGLE FAMILY USES





SCREENING


Service Areas




Mechanical Equipment


Prohibited


SURFACE PARKING LOTS































PART III
SUBAREA REGULATIONS


Plans













MIXMASTER RIVERFRONT



















STREETSCAPE STANDARDS



















PRIMARY STREET























SECONDARY STREET












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