The Planned Development (PD) District in the City of Dallas
The Planned Development (PD) District in the City of Dallas is designed to allow for flexible planning and construction of large-scale or complex development projects under a single uniform plan. Every Planned Development District is governed by a specific ordinance that must define land uses and ten mandatory regulatory categories, including height, density, and parking standards [Sec. 51A-4.702(a)].
Purpose of the Planned Development District
The City of Dallas established the Planned Development District to provide a regulatory framework that encourages flexibility in the planning and construction of development projects. By utilizing a combination of land uses developed under a uniform plan, the Planned Development District aims to protect contiguous land uses and preserve significant natural features [Sec. 51A-4.702(a)(1)].
Permitted Land Uses
In the City of Dallas, a Planned Development District may contain any use or combination of uses that are otherwise listed in the general use regulations of the Dallas Development Code (specifically those in Division 51A-4.200). However, these uses are not automatically permitted; they must be specifically enumerated and listed in the individual ordinance that establishes the specific Planned Development District [Sec. 51A-4.702(a)(2)].
General Character and Regulatory Framework
The character of a Planned Development District in the City of Dallas is defined by its "unified development plan." This plan serves as the blueprint for the district and its conditions must be met before the City of Dallas will issue a certificate of occupancy [Sec. 51A-4.702(a)(5)].
Mandatory Regulations
Each ordinance establishing a Planned Development District must specify a set of mandatory regulations. If the ordinance does not specifically list these, the City of Dallas applies "default" standards based on the general use category of the development [Sec. 51A-4.702(a)(4)].
| Regulation Category | General Guidelines for PD Districts (Default Zoning) |
|---|---|
| Single Family | TH-3(A)* |
| Multifamily | MF-3(A) |
| Retail | CR |
| Office | MO-1 |
| Commercial | CS |
| Industrial | IR |
| *Note: If platted lots for single-family use are at least 30 feet wide at the front property line, then only one parking space is required. |
Signage and Environmental Standards
The general character of these districts is further regulated regarding visual impact and environmental performance. An ordinance establishing a Planned Development District cannot authorize the erection or alteration of a detached non-premise sign; instead, a separate special provision sign district must be established for such purposes [Sec. 51A-4.702(a)(3)]. Additionally, all Planned Development Districts must specify regulations for:
- Building height and floor area.
- Lot area and lot coverage.
- Density and yard requirements.
- Off-street parking and loading.
- Landscaping.
- Street and alley design [Sec. 51A-4.702(a)(4)].
Subdistricts and Proximity Slopes
To accommodate varied intensities within a single project, a Planned Development District may be divided into subdistricts. For the purposes of determining how regulations apply based on proximity to other zones, each identifiable portion of a Planned Development District is treated as if it were a separate zoning district [Sec. 51A-4.702(a)(7)]. Furthermore, while the City of Dallas generally enforces residential proximity slopes, the height regulations within a specific Planned Development District ordinance may set their own limits, overriding the standard proximity slope requirements found elsewhere in the code [Sec. 51A-4.702(a)(8)].
Application and Plan Requirements
To establish or modify a Planned Development District, an applicant must undergo a formal procedure with the City of Dallas. This process often begins with a pre-application conference to discuss proposed land uses, density, and projected height [Sec. 51A-4.702(b)].
The formal application requires several technical documents to define the district's character:
- Site Analysis: A topographical map identifying flood plains, water bodies, and significant natural features [Sec. 51A-4.702(d)].
- Development Plan: A drawing indicating proposed building sites, public or private streets, and the arrangement of off-street parking and loading [Sec. 51A-4.702(e)].
- Conceptual Plan: In some cases, a conceptual plan may be submitted first, which provides general locations for land use areas and maximum heights before a detailed development plan is finalized [Sec. 51A-4.702(f)].
Sections Cited
- Sec. 51A-4.702. PLANNED DEVELOPMENT (PD) DISTRICT REGULATIONS.
- Sec. 51A-4.702(a)(1). Purpose.
- Sec. 51A-4.702(a)(2). Uses.
- Sec. 51A-4.702(a)(3). Signs.
- Sec. 51A-4.702(a)(4). Mandatory Regulations.
- Sec. 51A-4.702(a)(5). Codification.
- Sec. 51A-4.702(a)(7). Subdistricts.
- Sec. 51A-4.702(a)(8). Residential Proximity Slope.
- Sec. 51A-4.702(b). PD Preapplication Conference.
- Sec. 51A-4.702(d). Site Analysis.
- Sec. 51A-4.702(e). Development Plan.
- Sec. 51A-4.702(f). Conceptual Plan.