Memorandum

CITY OF DALLASDATE May 2, 2008

TO Trinity River Corridor Project Committee Members:David A. Neumann (Chairman) Pauline MedranoMayor Pro Tern Dr. Elba Garcia (Vice-Chair) Mitchell RasanskyDeputy Mayor Pro Tern Dwaine Caraway Steve SalazarCarolyn R. DavisLinda Koop

SUBJECT Mixmaster Riverfront Rezoning

On April 24, 2008, the City Plan Commission recommended approval of a planneddevelopment district for the Mixmaster Riverfront Study Area. Staff will brief the TrinityRiver Corridor Project Committee to provide an overview of the zoning case at the May 6,2008 meeting. A copy of the presentation is attached for your information, as well as acopy of the City Plan Commission recommended conditions. A use comparison guide hasalso been attached to highlight those uses that are allowed under existing zoning in thearea, but would be prohibited or require an SUP under the City Plan Commissionrecommendation.

If you have further questions, please let me know.

Ji A. Jordan, P.E.Assistant City Manager

Attachments

C: Honorable Mayor and Members of the City CouncilMary K. Suhm, City ManagerRyan S. Evans, First Assistant City ManagerRamon F. Miguez, P.E., Assistant City ManagerA. C. Gonzalez, Assistant City ManagerDavid 0. Brown, Interim Assistant City ManagerDave K. Cook, Chief Financial OfficerDeborah A. Watkins, City SecretaryThomas P. Perkins, Jr., City AttorneyCraig D. Kinton, City AuditorJudge Jay E. RobinsonChandra Marshall-Henson, Assist. to the City ManagerFrank Librio, Director, Public Information Office

“Dallas, the City that works: diverse, vibrant, and progressive”

May 6, 2008

Mixmaster Riverfront Rezoning

Z067-148(DW)

Trinity River Corridor Project CommitteeMay 6, 2008

2May 6, 2008

Study Area

3May 6, 2008

Mixmaster Riverfront

4May 6, 2008

Plan Recommendations• The Trinity River Corridor Comprehensive Land

Use Plan recommends extending downtown to the river

• Land Use Recommendation summary:– Height – 3-35 stories – Siting – Create an active pedestrian-oriented

environment with an urban streetscape to accommodate high pedestrian volumes

– Elements – Direct access of retail onto the sidewalk– Uses – Mixed use, with a dense, vertical mix of uses

with ground floor commercial, along with regional destinations, distinctive office, professional services, multifamily, entertainment and civic uses

5May 6, 2008

Mixmaster Riverfront

35E

366

3

Office/Campus Tech

Mixed Use

Mixed Use High Density

Justice Center

Reunion Gateway

MHH Bridge

6May 6, 2008

Mixmaster Riverfront

7May 6, 2008

Background: Existing Zoning• Existing zoning is

primarily zoned for commercial and industrial uses, with a smaller component of mixed use and central area zoning

• Two SUPs

8May 6, 2008

Background: Existing Zoning

• SUP 1203– Government

Installation other than listed

• SUP 432 – Private animal

pound

9May 6, 2008

Background: Sign Regulations

• A majority of the area is part of the Downtown SPSD, Downtown Perimeter Subdistrict

10May 6, 2008

Background: Previous Meetings

• Community Meeting held December 4, 2006– Included Old Trinity Industrial, Mixmaster

Riverfront and Cedars West areas– Discussion of Plan Recommendations– Briefly outlined the concept of form-based

codes• City Council authorized a hearing on

January 24, 2007

11May 6, 2008

Background: Previous Meetings

• CPC Trinity River Corridor Ad Hoc Committee and Urban Design Advisory Committee held a total of 16 meetings to discuss the case

• The Committees hosted a second community meeting on January 14, 2008

• CPC Bus tour and initial briefing on February 14, 2008

• CPC recommended approval on April 24, 2008

12May 6, 2008

Recommendation: Provisions for the whole corridor• Established form-based approach• Defines administration and amendment processes• Requires LEED Silver eligibility for all new construction

greater than 10,000 square feet• Nonconforming structures follow 51A provisions• Nonconforming uses:

– Nonconforming industrial uses must terminate in 5 years or seek an extension from the Board of Adjustment

– Provision to allow for changes from one nonconforming use to another does not apply

– 18 month window for SUP requests– Committee discussion on abandonment of uses

13May 6, 2008

Recommendation: Downtown form district

• Applicable to Mixmaster and any other future areas where downtown development is appropriate

• 10 percent private open space required• Maximum block perimeter of 1,600 feet

– Staff recommendation allows for the is to be extended if no single block face exceeds 700 feet, connectivity to plazas and levee top, and mid-block pedestrian connections

14May 6, 2008

Recommendation: Downtown form district

ARCADEARCADE

15May 6, 2008

Recommendation: Downtown form district

16May 6, 2008

Recommendation: Downtown form district

17May 6, 2008

Recommendation: Downtown form district

18May 6, 2008

Recommendation: Downtown form district

19May 6, 2008

Recommendation: Downtown form district

20May 6, 2008

Recommendation: Downtown form district

• Sign regulations geared toward pedestrians• Use regulations modeled after Downtown,

Mixed-use and urban corridor districts• Parking:

– Credit for on-street parking– Shared parking reduction based upon combination of

uses– Tandem parking allowed– Fees for required parking allowed

21May 6, 2008

Recommendation: Mixmaster Subarea

22May 6, 2008

Recommendation: Mixmaster Subarea

23May 6, 2008

Mixmaster Riverfront• Hierarchy of streets

– Industrial Boulevard as spine of the district

– Park approaches at Commerce St

– Reunion Boulevard as civic focal point

– Minor streets

24May 6, 2008

Recommendation: Mixmaster Subarea

25May 6, 2008

Recommendation: Mixmaster Subarea

26May 6, 2008

Staff Recommendation

• May 28, 2008 City Council Hearing• Approval of a Planned Development

District, subject to conditions and a regulating plan for property located south of the Union Pacific Rail Line, with termination of SUP No. 432 and no change to zoning on property north of the Union Pacific Rail Line