Dallas City Zoning Code

CHAPTER 2

6 Mixed Use Master Plan Districts

2.6.010 Purpose

The Master Plan District implements Volume I, Goals and Policies, of the Dallas Comprehensive Plan related to proposed development within Master Planned Mixed Use Nodes.

Mixed Use Nodes encourage a combination of commercial, medium and low density residential, public and semi-public land uses in conformance with an approved master plan and upon demonstration that adequate public facilities and services are available to the site proposed for development.
The intent of this chapter is to create neighborhoods that have a commercial focal point with public plazas, flanked by multiple family development with nearby recreational opportunities, with an outer ring of single family development, schools and parks.
Master planning also facilitates City review of the impacts resulting from development of individual parcels on remaining parcels within a Mixed Use Node, in terms of land use, transportation and public facilities (sewer, water, storm drainage, schools, parks).
This chapter allows flexibility in zoning and urban design, consistent with an approved Master Development Plan, that complies with specific adopted performance standards for Mixed Use Nodes as expressed in Chapters 2 and 3, Volume I of the Dallas Comprehensive Plan.
This chapter is expressly intended to avoid problems associated with “piecemeal” development of individual parcels, by requiring consideration and facilitation of appropriate development of neighboring parcels.

2.6.020 Applicability

The Master Plan designation is an overlay zone that applies over the base land use districts of Article 2 and allows a wider range of land uses than would be allowed by the base districts alone. The MP overlay also establishes development standards based on adopted plans for each MP area. The Dallas Comprehensive Plan identifies the lands that are regulated by this chapter. The standards of Chapter 2.6 apply to land use actions within those designated areas. The City of Dallas may amend those areas, designate new Mixed Use Master Plan areas, and adopt standards for such areas pursuant to Chapter 4.7.

Annexation, zone change and/or land development requests within any Mixed Use Node designated by the Comprehensive Plan shall not be processed unless and until the City of Dallas has adopted a Master Plan for the Mixed Use Node.
Where a Mixed Use Master Plan District applies, all land uses and development within the designated MP area shall be consistent with the applicable standards of this Chapter. Zoning shall be applied to land within each Mixed Use Node upon annexation to the City or upon approval of a Detailed Development Plan under Chapter 4.5, as applicable, and based on the adopted Master Plan for each area. For areas designated “Mixed Use”, the standards of the RM (Residential Medium) and CN (Commercial Neighborhood) districts shall apply, depending on the use involved.
An adopted Mixed Use Master Plan satisfies the requirements for a Concept Development Plan under Chapter 4.5.
Development within Mixed Use Master Plan Districts shall be in conformance with the review and approval procedures for master planned developments found in Section 4.5.030.
Single-family and duplex developments on approved lots, and accessory uses, shall be sited in conformance with the Master Plan and shall not impede the future provision of planned transportation or other public facilities.
The Planning Commission may modify the plan designations and transportation connections identified in the approved Master Plan through a Type III process in conjunction with a land use request, provided that the change is consistent with the land use allocation in the Master Plan, and the location of a specific plan designation boundary or transportation facility is not changed by more than 200 feet. Other amendments shall be reviewed through a Type IV legislative process.

2.6.030 General Requirements

Transportation Plans. All development shall be consistent with adopted transportation plans for the area, including the following:
1. The collector and arterial street system as shown on the Dallas Comprehensive Plan Map.
2. Chapter 5, Multi-Modal Transportation, Volume I, Goals and Policies, of the Dallas Comprehensive Plan (see also Chapter 5, Transportation Element, Volume II, Background, of the Dallas Comprehensive Plan, for useful information).
3. The 1999 Transportation Impact Study adopted in conjunction with adoption of the Barberry and LaCreole Master Plans, or any updates thereto as approved by the City; and
4. Required transportation impact studies for specific development proposals.
Adequate Public Facilities & Level-of-Service Standards. Before land is annexed and rezoned to enable implementation of adopted Master Plans for Mixed Use Nodes.
1. Adequate public facilities standards of Chapter 4.7, Comprehensive Plan and Zoning Map and Text Amendments, shall be met.
2. Public facility improvement standards of Chapter 3.4 shall be met.
3. Public facilities deficiencies for specific areas, as described in the Dallas Comprehensive Plan, shall be to the satisfaction of the Director of Public Works. See especially: Chapter VII, Public Facilities Plan, Volume II, Background, of the Dallas Comprehensive Plan; and Map 9, Public Facilities Deficient Areas, of the Dallas Comprehensive Plan.
Parks & Schools. Sites and funding mechanisms shall be identified for needed parks and schools within each Mixed Use Node, consistent with the provisions of this Chapter and the Dallas Comprehensive Plan. All development shall be consistent with adopted Parks and Open Space plans for the area, including the following:
1. The standards of this Chapter which are based on the mandatory park and open space policies of Chapters 2 and 3, Volume I, Goals and Policies, of the Dallas Comprehensive Plan; and
2. Level-of-service standards and parks and open space policies in Chapter 4, Parks & Open Space, Volume I, of the Dallas Comprehensive Plan (for useful information regarding parks, open space and school needs, see also Chapter 4, Parks, Schools and Open Space, Volume II, of the Dallas Comprehensive Plan; Map 8, Parks and Schools, of the Dallas Comprehensive Plan; and Illustrative Plans for the Mixed Use Nodes).

2.6.040 Development Standards - Barberry Mixed Use Node

The Dallas Comprehensive Plan, Volume I, Goals and Policies, includes specific policies that must be met within the Barberry Mixed Use Node. This section incorporates these policies as performance standards that must be met by the applicants for development within each Mixed Use Node. Policy 3.2.2 sets forth specific performance standards for the area “South of E Ellendale between Fir Villa and Hawthorne Avenue”.

Land Uses. Land uses shall be consistent with the applicable zoning district and shall approximate the following numeric standards (does not include streets or unbuildable areas):

Table 2.6.040 Barberry Mixed Use Node Land Use Allocation

Land Uses	Net Buildable Acres (approximate)	Number of Dwelling Units / Gross Square Feet (approximate)
Neighborhood Commercial	10	110,000 sq. ft¹
Multiple Family Residential	20	320 units²
Small Lot Single Family	22	154 units³
Single Family Residential	75	375 units⁴
School & Park Facilities	45	N/A
Total	172	674 Units

Neighborhood Commercial. Neighborhood Commercial uses shall be allowed consistent with the provisions of the Neighborhood Commercial zoning district.
1. The neighborhood commercial node located in the Barberry Master Planning Area shall be implemented by the Neighborhood Commercial zoning district, and shall minimize the distance Dallas citizens must travel for routine shopping needs.
2. Approximately 15 gross acres (10 net acres exclusive of streets and plaza area) of Neighborhood Commercial land south of E Ellendale Avenue, between Fir Villa and Hawthorne Avenue, shall be designated Neighborhood Commercial.
3. In addition to meeting setback, buffering and lot coverage standards of the underlying neighborhood commercial zoning district, the master plan shall reserve at least 10 percent of the Neighborhood Commercial area for use as a central, open, publicly-accessible plaza.
4. The small shopping center shall be designed to serve the east Dallas neighborhood and the maximum square footage of the “anchor” use or building shall be limited to 50,000 square feet of floor area (a large grocery store); other uses are limited to 25,000 square feet each.
5. Uses that serve an area outside the immediate neighborhood, such as car dealerships or large department or discount stores, shall be prohibited.
6. Primary vehicular access to the neighborhood commercial center shall take place from Barberry Avenue; vehicular access shall not occur directly from E Ellendale Avenue.
7. All commercial development shall be subject to the standards of the Dallas Development Code (Chapter 2.3) and shall encourage pedestrian access from residential areas to the neighborhood commercial center. Direct pedestrian access to store fronts shall be required and parking lots shall be placed to the side or rear of buildings.
Multi-Family Residential. Multi-family residential uses shall be allowed consistent with the provisions of the Medium Density Residential zoning districts.
1. The Barberry Mixed-use node shall designate and reserve at least twenty (20) buildable acres, exclusively for Medium Density Residential use (including streets and open space) near the planned intersection of Barberry Avenue and E Ellendale Avenue.
2. In addition to meeting setback, buffering and lot coverage standards of the underlying residential zoning district, the master plan shall include at least ten percent (10%) percent of the multiple-family area for active recreational play areas.
Open Space. The “illustrative master plan” shows where land for open space and schools could be provided as required by the Dallas Comprehensive Plan, Volume I, Chapter 4, Parks and Open Space, and this chapter.
1. Land within the Barberry Mixed Use Node shall not be annexed to the City of Dallas without assurances that a school site and neighborhood park will be provided in a timely fashion, at a specific location, to support planned development in the Barberry Mixed Use Node.
2. Developed active recreational play areas and commercial plazas shall be recognized as helping to meet the relevant level-of-service standards prescribed in Chapter 4 of the Dallas Comprehensive Plan.
Transportation and Circulation. Multi-family residential development shall be connected to adjacent Neighborhood Commercial, park and open space and single-family residential land with a combination of grid streets and access ways that actively encourage bicycle, pedestrian, automobile and delivery truck access.
1. All connectivity standards of Chapter 3.1 of the Dallas Development Code shall be met.
2. Prior to granting land use permits for any new commercial or multi-family development in the Barberry Mixed Use Node, the Commission shall approve a street plan to connect Barberry Avenue to E Ellendale Avenue.
3. Prior to occupancy of any commercial or multi-family development, Barberry Avenue shall be fully improved along the subject property frontage, in accordance with City development standards.
4. The Master Development Plan shall be coordinated with the Oregon Department of Transportation (ODOT), and approved by the Commission, before a zone change to Commercial Neighborhood (CN) or Residential Medium Density (RM) may be approved.
Phasing. Development within the Barberry Mixed Use Node shall occur from the southeast (the west end of SE Barberry Avenue) towards the north and west, in phases. Commercial development in the north-central area depends upon connecting SE Barberry Avenue through to E Ellendale Avenue, and extending SE Academy Street through to SE Fir Villa Road. Sites must be identified for parks, consistent with the Comprehensive Plan, before this area is rezoned.

2.6.050 Development Standards - La Creole Mixed Use Node

The Dallas Comprehensive Plan, Volume I, Goals and Policies, includes specific policies that must be met within the LaCreole Mixed Use Node. This section incorporates these policies as performance standards. Policy 3.2.1 sets forth specific performance standards for the area described as “LaCreole Drive North of E Ellendale Avenue”.

Land Uses	Net Buildable Acres (approximate)	Number of Dwelling Units / Gross Square Feet (approximate)
General Commercial	26	271,000 sq. ft.¹
Multiple Family Residential	24	384²
Small Lot Residential	25	175³
Single Family Residential	20	80⁴
Mixed Use	17	85/40,000 sq. ft.⁵
Parks & Open Space	05	N/A
Total	117	639 units

¹ Based on a floor area ratio (FAR) range of 0.25. ² Based on a density range of 16 dwelling units per net buildable acre. ³ Based on a density of 7 dwelling units per net buildable acre. ⁴ Based on a density of 4 dwelling units per net buildable.
⁵ Based on a floor area ratio (FAR) range of approximately 0.10 for 8.5 acres and 10 dwelling units per net buildable acre on 8.5 acres. This area probably will not be fully redeveloped over the next 20 years.

General Commercial. General commercial uses shall be allowed consistent with the provisions of the General Commercial zoning district.
1. The LaCreole General Commercial Node shall concentrate automobile-orientated general commercial uses, which require large areas for development, near existing commercial uses in the North Dallas commercial area.
2. This commercial node must be supported by multi-family development and open space, and must be provided with adequate public facilities, as required by the Dallas Comprehensive Plan, Volume I, Policy 3.2.
3. In addition to meeting setback, buffering and lot coverage standards of the underlying commercial zoning district, the master plan shall reserve at least five percent (5%) of the General Commercial area for use as central, open, publicly-accessible plaza(s).
Multi-Family Residential. Multi-family residential uses shall be allowed consistent with the provisions of the Medium or High Density Residential zoning districts. Multi-family development must support neighborhood commercial development, so that there is an established neighborhood to serve.
1. A minimum of 30 gross buildable multi-family acres shall be designated and reserved exclusively (including open space and streets) for multi-family residential use between King’s Valley Highway and E Ellendale Avenue. This area includes required children’s recreational areas, which must occupy at least 10 percent of each development site.
2. Multi-Family residential development shall be connected to adjacent General Commercial and low-density residential land with a combination of grid streets and access ways that encourage bicycle, pedestrian, automobile and delivery truck access.
3. In addition to meeting setback, buffering and lot coverage standards of the underlying zoning district, the master plan shall include at least 10 percent of the multiple-family area for active recreational play areas.
Open Space. The master plan must demonstrate how land for open space, in proportion to planned residential acreage, will be provided, as indicated in the Dallas Comprehensive Plan,Volume I, Chapter 4, Parks and Open Space. Active recreational play areas improved to City standards shall be recognized as helping to meet the relevant level-of-service standards prescribed in Chapter 4 of the Dallas Comprehensive Plan.
Transportation and Circulation.
1. Prior to granting land use permits for any new commercial or multi-family development in the LaCreole Node, the approved Master Development Plan shall identify a street connection through the mixed use node from E Ellendale Avenue to King’s Valley Highway.
2. Prior to occupancy of any commercial or multi-family development, LaCreole Drive shall be fully improved along the subject property frontage, in accordance with City development standards.
3. The Master Development Plan shall be coordinated with the Oregon Department of Transportation (ODOT), and approved by the City Council, before a zone change to General Commercial or Medium/High Density Residential may be approved.
Phasing. Development within the LaCreole Mixed Use Node shall occur from the west (Polk Station Road) to the east in phases. Commercial development in the north-central area depends upon connecting NE LaCreole Avenue through to Kings Valley Highway. A site or sites must be identified for the commercial plaza(s), and improvement guarantees for the same approved by the City, before commercial development occurs in this area.

2.6.060 Development Standards - Wyatt Mixed Use Node

The Dallas Comprehensive Plan, Volume I, Goals and Policies, includes specific policies that must be met within the Wyatt Mixed Use Node. This section incorporates these policies as performance standards that must be met by the applicants for development within each Mixed Use Node. Policy 3.2.3 sets forth specific performance standards for the area “North of the Intersection of W Ellendale and Wyatt Street”.

Planned Development. Because this area is under common ownership, the Wyatt Mixed Use Node will develop as a Planned Development, subject to the applicable standards of this Chapter and a Master Plan approved through the Type IV process.

Land Uses	Net Buildable Acres (approximate)	Number of Dwelling Units / Gross Square Feet (approximate)
Neighborhood Commercial	04	50,000 sq. ft¹
Multiple Family Residential	12	192 units²
Small Lot Single Family	15	105 units³
Single Family Residential	34	170 units⁴
Park Facilities	10	N/A
Total	75	433 Units

Neighborhood Commercial. Neighborhood Commercial uses shall be allowed consistent with the provisions of the Neighborhood Commercial zoning district.
1. The neighborhood commercial node located in the Wyatt Mixed Use Node shall be implemented by the Neighborhood Commercial zoning district, and shall minimize the distance Dallas citizens must travel for routine shopping needs.
2. Approximately five gross acres (four net acres exclusive of streets and plaza area) of Neighborhood Commercial land, north W Ellendale Avenue near Wyatt Street, shall be designated Neighborhood Commercial.
3. In addition to meeting setback, buffering and lot coverage standards of the underlying neighborhood commercial zoning district, the master plan shall reserve at least ten percent (10%) of the Neighborhood Commercial area for use as a central, open, publicly-accessible plaza.
4. A small shopping center shall be designed to serve the west Dallas neighborhood and the maximum square footage of the “anchor” use or building shall be limited to 30,000 square feet of floor area (a large grocery store); other uses are limited to 15,000 square feet each.
5. Uses that primarily serve an area outside the immediate neighborhood, such as car dealerships and large department or discount stores, are prohibited.
6. Primary vehicular access to the neighborhood commercial center shall take place from Wyatt Street; vehicular access shall not occur directly from E Ellendale Avenue.
7. All commercial development shall be subject to the standards of the Dallas Development Code and shall encourage pedestrian access from residential areas to the neighborhood commercial center. Direct pedestrian access to store fronts shall be required and parking lots shall be placed to the side or rear of buildings.
Multi-Family Residential. Multi-family residential uses shall be allowed consistent with the provisions of the Medium Density Residential zoning districts. Multi-family development must support neighborhood commercial development, so that there is an established neighborhood to serve. In addition to meeting setback, buffering, and lot coverage standards of the underlying residential zoning district, the master plan shall include at least ten percent (10%) of the multiple-family area for active recreational play areas; the active recreational play area shall count toward meeting the common open space standards for multiple family development in subsection 2.2.120.
Open Space. Land for parks and open space shall be provided as required by the Dallas Comprehensive Plan, Volume I, Chapter 4, Parks and Open Space, and this Chapter. Active recreational play areas and commercial plazas improved to city standards shall be recognized as helping to meet the relevant level-of-service standards prescribed in Chapter 4 of the Dallas Comprehensive Plan.
Transportation and Circulation.
1. All connectivity standards of Chapter 3.1 of the Dallas Development Code shall be met. Multi-family residential development shall be connected to adjacent Neighborhood Commercial, park and open space and single-family residential land with a combination of grid streets and access ways that actively encourage bicycle, pedestrian, automobile and delivery truck access.
2. Prior to granting land use permits for any new commercial or multi-family development in the Wyatt Mixed Use Node, the Commission shall approve a street plan to connect the planned extension of NW Denton Avenue to W Ellendale Avenue, via Wyatt Street.
3. Prior to occupancy of any commercial or multi-family development, W Ellendale Avenue shall be fully improved along the subject property frontage, in accordance with City development standards.
4. The Master Development Plan shall be coordinated with the Oregon Department of Transportation (ODOT), and approved by the Commission, before a zone change to Commercial Neighborhood or Residential Medium Density may be approved.
Phasing. Development within the Wyatt Mixed Use Node shall occur from the south (W Ellendale) towards the north, consistent with an approved Master Plan. Commercial development in the south-central area depends upon connecting SW Wyatt Street from W Ellendale Avenue to the planned extension of SW Denton Avenue.

Dallas City Zoning Code

CHAPTER 2

6 Mixed Use Master Plan Districts

2.6.010 Purpose

The Master Plan District implements Volume I, Goals and Policies, of the Dallas Comprehensive Plan related to proposed development within Master Planned Mixed Use Nodes.

Mixed Use Nodes encourage a combination of commercial, medium and low density residential, public and semi-public land uses in conformance with an approved master plan and upon demonstration that adequate public facilities and services are available to the site proposed for development.
The intent of this chapter is to create neighborhoods that have a commercial focal point with public plazas, flanked by multiple family development with nearby recreational opportunities, with an outer ring of single family development, schools and parks.
Master planning also facilitates City review of the impacts resulting from development of individual parcels on remaining parcels within a Mixed Use Node, in terms of land use, transportation and public facilities (sewer, water, storm drainage, schools, parks).
This chapter allows flexibility in zoning and urban design, consistent with an approved Master Development Plan, that complies with specific adopted performance standards for Mixed Use Nodes as expressed in Chapters 2 and 3, Volume I of the Dallas Comprehensive Plan.
This chapter is expressly intended to avoid problems associated with “piecemeal” development of individual parcels, by requiring consideration and facilitation of appropriate development of neighboring parcels.

2.6.020 Applicability

Annexation, zone change and/or land development requests within any Mixed Use Node designated by the Comprehensive Plan shall not be processed unless and until the City of Dallas has adopted a Master Plan for the Mixed Use Node.
Where a Mixed Use Master Plan District applies, all land uses and development within the designated MP area shall be consistent with the applicable standards of this Chapter. Zoning shall be applied to land within each Mixed Use Node upon annexation to the City or upon approval of a Detailed Development Plan under Chapter 4.5, as applicable, and based on the adopted Master Plan for each area. For areas designated “Mixed Use”, the standards of the RM (Residential Medium) and CN (Commercial Neighborhood) districts shall apply, depending on the use involved.
An adopted Mixed Use Master Plan satisfies the requirements for a Concept Development Plan under Chapter 4.5.
Development within Mixed Use Master Plan Districts shall be in conformance with the review and approval procedures for master planned developments found in Section 4.5.030.
Single-family and duplex developments on approved lots, and accessory uses, shall be sited in conformance with the Master Plan and shall not impede the future provision of planned transportation or other public facilities.
The Planning Commission may modify the plan designations and transportation connections identified in the approved Master Plan through a Type III process in conjunction with a land use request, provided that the change is consistent with the land use allocation in the Master Plan, and the location of a specific plan designation boundary or transportation facility is not changed by more than 200 feet. Other amendments shall be reviewed through a Type IV legislative process.

2.6.030 General Requirements

Transportation Plans. All development shall be consistent with adopted transportation plans for the area, including the following:
1. The collector and arterial street system as shown on the Dallas Comprehensive Plan Map.
2. Chapter 5, Multi-Modal Transportation, Volume I, Goals and Policies, of the Dallas Comprehensive Plan (see also Chapter 5, Transportation Element, Volume II, Background, of the Dallas Comprehensive Plan, for useful information).
3. The 1999 Transportation Impact Study adopted in conjunction with adoption of the Barberry and LaCreole Master Plans, or any updates thereto as approved by the City; and
4. Required transportation impact studies for specific development proposals.
Adequate Public Facilities & Level-of-Service Standards. Before land is annexed and rezoned to enable implementation of adopted Master Plans for Mixed Use Nodes.
1. Adequate public facilities standards of Chapter 4.7, Comprehensive Plan and Zoning Map and Text Amendments, shall be met.
2. Public facility improvement standards of Chapter 3.4 shall be met.
3. Public facilities deficiencies for specific areas, as described in the Dallas Comprehensive Plan, shall be to the satisfaction of the Director of Public Works. See especially: Chapter VII, Public Facilities Plan, Volume II, Background, of the Dallas Comprehensive Plan; and Map 9, Public Facilities Deficient Areas, of the Dallas Comprehensive Plan.
Parks & Schools. Sites and funding mechanisms shall be identified for needed parks and schools within each Mixed Use Node, consistent with the provisions of this Chapter and the Dallas Comprehensive Plan. All development shall be consistent with adopted Parks and Open Space plans for the area, including the following:
1. The standards of this Chapter which are based on the mandatory park and open space policies of Chapters 2 and 3, Volume I, Goals and Policies, of the Dallas Comprehensive Plan; and
2. Level-of-service standards and parks and open space policies in Chapter 4, Parks & Open Space, Volume I, of the Dallas Comprehensive Plan (for useful information regarding parks, open space and school needs, see also Chapter 4, Parks, Schools and Open Space, Volume II, of the Dallas Comprehensive Plan; Map 8, Parks and Schools, of the Dallas Comprehensive Plan; and Illustrative Plans for the Mixed Use Nodes).

2.6.040 Development Standards - Barberry Mixed Use Node

Land Uses	Net Buildable Acres (approximate)	Number of Dwelling Units / Gross Square Feet (approximate)
Neighborhood Commercial	10	110,000 sq. ft¹
Multiple Family Residential	20	320 units²
Small Lot Single Family	22	154 units³
Single Family Residential	75	375 units⁴
School & Park Facilities	45	N/A
Total	172	674 Units

Neighborhood Commercial. Neighborhood Commercial uses shall be allowed consistent with the provisions of the Neighborhood Commercial zoning district.
1. The neighborhood commercial node located in the Barberry Master Planning Area shall be implemented by the Neighborhood Commercial zoning district, and shall minimize the distance Dallas citizens must travel for routine shopping needs.
2. Approximately 15 gross acres (10 net acres exclusive of streets and plaza area) of Neighborhood Commercial land south of E Ellendale Avenue, between Fir Villa and Hawthorne Avenue, shall be designated Neighborhood Commercial.
3. In addition to meeting setback, buffering and lot coverage standards of the underlying neighborhood commercial zoning district, the master plan shall reserve at least 10 percent of the Neighborhood Commercial area for use as a central, open, publicly-accessible plaza.
4. The small shopping center shall be designed to serve the east Dallas neighborhood and the maximum square footage of the “anchor” use or building shall be limited to 50,000 square feet of floor area (a large grocery store); other uses are limited to 25,000 square feet each.
5. Uses that serve an area outside the immediate neighborhood, such as car dealerships or large department or discount stores, shall be prohibited.
6. Primary vehicular access to the neighborhood commercial center shall take place from Barberry Avenue; vehicular access shall not occur directly from E Ellendale Avenue.
7. All commercial development shall be subject to the standards of the Dallas Development Code (Chapter 2.3) and shall encourage pedestrian access from residential areas to the neighborhood commercial center. Direct pedestrian access to store fronts shall be required and parking lots shall be placed to the side or rear of buildings.
Multi-Family Residential. Multi-family residential uses shall be allowed consistent with the provisions of the Medium Density Residential zoning districts.
1. The Barberry Mixed-use node shall designate and reserve at least twenty (20) buildable acres, exclusively for Medium Density Residential use (including streets and open space) near the planned intersection of Barberry Avenue and E Ellendale Avenue.
2. In addition to meeting setback, buffering and lot coverage standards of the underlying residential zoning district, the master plan shall include at least ten percent (10%) percent of the multiple-family area for active recreational play areas.
Open Space. The “illustrative master plan” shows where land for open space and schools could be provided as required by the Dallas Comprehensive Plan, Volume I, Chapter 4, Parks and Open Space, and this chapter.
1. Land within the Barberry Mixed Use Node shall not be annexed to the City of Dallas without assurances that a school site and neighborhood park will be provided in a timely fashion, at a specific location, to support planned development in the Barberry Mixed Use Node.
2. Developed active recreational play areas and commercial plazas shall be recognized as helping to meet the relevant level-of-service standards prescribed in Chapter 4 of the Dallas Comprehensive Plan.
Transportation and Circulation. Multi-family residential development shall be connected to adjacent Neighborhood Commercial, park and open space and single-family residential land with a combination of grid streets and access ways that actively encourage bicycle, pedestrian, automobile and delivery truck access.
1. All connectivity standards of Chapter 3.1 of the Dallas Development Code shall be met.
2. Prior to granting land use permits for any new commercial or multi-family development in the Barberry Mixed Use Node, the Commission shall approve a street plan to connect Barberry Avenue to E Ellendale Avenue.
3. Prior to occupancy of any commercial or multi-family development, Barberry Avenue shall be fully improved along the subject property frontage, in accordance with City development standards.
4. The Master Development Plan shall be coordinated with the Oregon Department of Transportation (ODOT), and approved by the Commission, before a zone change to Commercial Neighborhood (CN) or Residential Medium Density (RM) may be approved.
Phasing. Development within the Barberry Mixed Use Node shall occur from the southeast (the west end of SE Barberry Avenue) towards the north and west, in phases. Commercial development in the north-central area depends upon connecting SE Barberry Avenue through to E Ellendale Avenue, and extending SE Academy Street through to SE Fir Villa Road. Sites must be identified for parks, consistent with the Comprehensive Plan, before this area is rezoned.

2.6.050 Development Standards - La Creole Mixed Use Node

Land Uses	Net Buildable Acres (approximate)	Number of Dwelling Units / Gross Square Feet (approximate)
General Commercial	26	271,000 sq. ft.¹
Multiple Family Residential	24	384²
Small Lot Residential	25	175³
Single Family Residential	20	80⁴
Mixed Use	17	85/40,000 sq. ft.⁵
Parks & Open Space	05	N/A
Total	117	639 units

General Commercial. General commercial uses shall be allowed consistent with the provisions of the General Commercial zoning district.
1. The LaCreole General Commercial Node shall concentrate automobile-orientated general commercial uses, which require large areas for development, near existing commercial uses in the North Dallas commercial area.
2. This commercial node must be supported by multi-family development and open space, and must be provided with adequate public facilities, as required by the Dallas Comprehensive Plan, Volume I, Policy 3.2.
3. In addition to meeting setback, buffering and lot coverage standards of the underlying commercial zoning district, the master plan shall reserve at least five percent (5%) of the General Commercial area for use as central, open, publicly-accessible plaza(s).
Multi-Family Residential. Multi-family residential uses shall be allowed consistent with the provisions of the Medium or High Density Residential zoning districts. Multi-family development must support neighborhood commercial development, so that there is an established neighborhood to serve.
1. A minimum of 30 gross buildable multi-family acres shall be designated and reserved exclusively (including open space and streets) for multi-family residential use between King’s Valley Highway and E Ellendale Avenue. This area includes required children’s recreational areas, which must occupy at least 10 percent of each development site.
2. Multi-Family residential development shall be connected to adjacent General Commercial and low-density residential land with a combination of grid streets and access ways that encourage bicycle, pedestrian, automobile and delivery truck access.
3. In addition to meeting setback, buffering and lot coverage standards of the underlying zoning district, the master plan shall include at least 10 percent of the multiple-family area for active recreational play areas.
Open Space. The master plan must demonstrate how land for open space, in proportion to planned residential acreage, will be provided, as indicated in the Dallas Comprehensive Plan,Volume I, Chapter 4, Parks and Open Space. Active recreational play areas improved to City standards shall be recognized as helping to meet the relevant level-of-service standards prescribed in Chapter 4 of the Dallas Comprehensive Plan.
Transportation and Circulation.
1. Prior to granting land use permits for any new commercial or multi-family development in the LaCreole Node, the approved Master Development Plan shall identify a street connection through the mixed use node from E Ellendale Avenue to King’s Valley Highway.
2. Prior to occupancy of any commercial or multi-family development, LaCreole Drive shall be fully improved along the subject property frontage, in accordance with City development standards.
3. The Master Development Plan shall be coordinated with the Oregon Department of Transportation (ODOT), and approved by the City Council, before a zone change to General Commercial or Medium/High Density Residential may be approved.
Phasing. Development within the LaCreole Mixed Use Node shall occur from the west (Polk Station Road) to the east in phases. Commercial development in the north-central area depends upon connecting NE LaCreole Avenue through to Kings Valley Highway. A site or sites must be identified for the commercial plaza(s), and improvement guarantees for the same approved by the City, before commercial development occurs in this area.

2.6.060 Development Standards - Wyatt Mixed Use Node

Planned Development. Because this area is under common ownership, the Wyatt Mixed Use Node will develop as a Planned Development, subject to the applicable standards of this Chapter and a Master Plan approved through the Type IV process.

Land Uses	Net Buildable Acres (approximate)	Number of Dwelling Units / Gross Square Feet (approximate)
Neighborhood Commercial	04	50,000 sq. ft¹
Multiple Family Residential	12	192 units²
Small Lot Single Family	15	105 units³
Single Family Residential	34	170 units⁴
Park Facilities	10	N/A
Total	75	433 Units

Neighborhood Commercial. Neighborhood Commercial uses shall be allowed consistent with the provisions of the Neighborhood Commercial zoning district.
1. The neighborhood commercial node located in the Wyatt Mixed Use Node shall be implemented by the Neighborhood Commercial zoning district, and shall minimize the distance Dallas citizens must travel for routine shopping needs.
2. Approximately five gross acres (four net acres exclusive of streets and plaza area) of Neighborhood Commercial land, north W Ellendale Avenue near Wyatt Street, shall be designated Neighborhood Commercial.
3. In addition to meeting setback, buffering and lot coverage standards of the underlying neighborhood commercial zoning district, the master plan shall reserve at least ten percent (10%) of the Neighborhood Commercial area for use as a central, open, publicly-accessible plaza.
4. A small shopping center shall be designed to serve the west Dallas neighborhood and the maximum square footage of the “anchor” use or building shall be limited to 30,000 square feet of floor area (a large grocery store); other uses are limited to 15,000 square feet each.
5. Uses that primarily serve an area outside the immediate neighborhood, such as car dealerships and large department or discount stores, are prohibited.
6. Primary vehicular access to the neighborhood commercial center shall take place from Wyatt Street; vehicular access shall not occur directly from E Ellendale Avenue.
7. All commercial development shall be subject to the standards of the Dallas Development Code and shall encourage pedestrian access from residential areas to the neighborhood commercial center. Direct pedestrian access to store fronts shall be required and parking lots shall be placed to the side or rear of buildings.
Multi-Family Residential. Multi-family residential uses shall be allowed consistent with the provisions of the Medium Density Residential zoning districts. Multi-family development must support neighborhood commercial development, so that there is an established neighborhood to serve. In addition to meeting setback, buffering, and lot coverage standards of the underlying residential zoning district, the master plan shall include at least ten percent (10%) of the multiple-family area for active recreational play areas; the active recreational play area shall count toward meeting the common open space standards for multiple family development in subsection 2.2.120.
Open Space. Land for parks and open space shall be provided as required by the Dallas Comprehensive Plan, Volume I, Chapter 4, Parks and Open Space, and this Chapter. Active recreational play areas and commercial plazas improved to city standards shall be recognized as helping to meet the relevant level-of-service standards prescribed in Chapter 4 of the Dallas Comprehensive Plan.
Transportation and Circulation.
1. All connectivity standards of Chapter 3.1 of the Dallas Development Code shall be met. Multi-family residential development shall be connected to adjacent Neighborhood Commercial, park and open space and single-family residential land with a combination of grid streets and access ways that actively encourage bicycle, pedestrian, automobile and delivery truck access.
2. Prior to granting land use permits for any new commercial or multi-family development in the Wyatt Mixed Use Node, the Commission shall approve a street plan to connect the planned extension of NW Denton Avenue to W Ellendale Avenue, via Wyatt Street.
3. Prior to occupancy of any commercial or multi-family development, W Ellendale Avenue shall be fully improved along the subject property frontage, in accordance with City development standards.
4. The Master Development Plan shall be coordinated with the Oregon Department of Transportation (ODOT), and approved by the Commission, before a zone change to Commercial Neighborhood or Residential Medium Density may be approved.
Phasing. Development within the Wyatt Mixed Use Node shall occur from the south (W Ellendale) towards the north, consistent with an approved Master Plan. Commercial development in the south-central area depends upon connecting SW Wyatt Street from W Ellendale Avenue to the planned extension of SW Denton Avenue.

Dallas City Zoning Code

CHAPTER 2

6 Mixed Use Master Plan Districts

2.6.010 Purpose

The Master Plan District implements Volume I, Goals and Policies, of the Dallas Comprehensive Plan related to proposed development within Master Planned Mixed Use Nodes.

Mixed Use Nodes encourage a combination of commercial, medium and low density residential, public and semi-public land uses in conformance with an approved master plan and upon demonstration that adequate public facilities and services are available to the site proposed for development.
The intent of this chapter is to create neighborhoods that have a commercial focal point with public plazas, flanked by multiple family development with nearby recreational opportunities, with an outer ring of single family development, schools and parks.
Master planning also facilitates City review of the impacts resulting from development of individual parcels on remaining parcels within a Mixed Use Node, in terms of land use, transportation and public facilities (sewer, water, storm drainage, schools, parks).
This chapter allows flexibility in zoning and urban design, consistent with an approved Master Development Plan, that complies with specific adopted performance standards for Mixed Use Nodes as expressed in Chapters 2 and 3, Volume I of the Dallas Comprehensive Plan.
This chapter is expressly intended to avoid problems associated with “piecemeal” development of individual parcels, by requiring consideration and facilitation of appropriate development of neighboring parcels.

2.6.020 Applicability

Annexation, zone change and/or land development requests within any Mixed Use Node designated by the Comprehensive Plan shall not be processed unless and until the City of Dallas has adopted a Master Plan for the Mixed Use Node.
Where a Mixed Use Master Plan District applies, all land uses and development within the designated MP area shall be consistent with the applicable standards of this Chapter. Zoning shall be applied to land within each Mixed Use Node upon annexation to the City or upon approval of a Detailed Development Plan under Chapter 4.5, as applicable, and based on the adopted Master Plan for each area. For areas designated “Mixed Use”, the standards of the RM (Residential Medium) and CN (Commercial Neighborhood) districts shall apply, depending on the use involved.
An adopted Mixed Use Master Plan satisfies the requirements for a Concept Development Plan under Chapter 4.5.
Development within Mixed Use Master Plan Districts shall be in conformance with the review and approval procedures for master planned developments found in Section 4.5.030.
Single-family and duplex developments on approved lots, and accessory uses, shall be sited in conformance with the Master Plan and shall not impede the future provision of planned transportation or other public facilities.
The Planning Commission may modify the plan designations and transportation connections identified in the approved Master Plan through a Type III process in conjunction with a land use request, provided that the change is consistent with the land use allocation in the Master Plan, and the location of a specific plan designation boundary or transportation facility is not changed by more than 200 feet. Other amendments shall be reviewed through a Type IV legislative process.

2.6.030 General Requirements

Transportation Plans. All development shall be consistent with adopted transportation plans for the area, including the following:
1. The collector and arterial street system as shown on the Dallas Comprehensive Plan Map.
2. Chapter 5, Multi-Modal Transportation, Volume I, Goals and Policies, of the Dallas Comprehensive Plan (see also Chapter 5, Transportation Element, Volume II, Background, of the Dallas Comprehensive Plan, for useful information).
3. The 1999 Transportation Impact Study adopted in conjunction with adoption of the Barberry and LaCreole Master Plans, or any updates thereto as approved by the City; and
4. Required transportation impact studies for specific development proposals.
Adequate Public Facilities & Level-of-Service Standards. Before land is annexed and rezoned to enable implementation of adopted Master Plans for Mixed Use Nodes.
1. Adequate public facilities standards of Chapter 4.7, Comprehensive Plan and Zoning Map and Text Amendments, shall be met.
2. Public facility improvement standards of Chapter 3.4 shall be met.
3. Public facilities deficiencies for specific areas, as described in the Dallas Comprehensive Plan, shall be to the satisfaction of the Director of Public Works. See especially: Chapter VII, Public Facilities Plan, Volume II, Background, of the Dallas Comprehensive Plan; and Map 9, Public Facilities Deficient Areas, of the Dallas Comprehensive Plan.
Parks & Schools. Sites and funding mechanisms shall be identified for needed parks and schools within each Mixed Use Node, consistent with the provisions of this Chapter and the Dallas Comprehensive Plan. All development shall be consistent with adopted Parks and Open Space plans for the area, including the following:
1. The standards of this Chapter which are based on the mandatory park and open space policies of Chapters 2 and 3, Volume I, Goals and Policies, of the Dallas Comprehensive Plan; and
2. Level-of-service standards and parks and open space policies in Chapter 4, Parks & Open Space, Volume I, of the Dallas Comprehensive Plan (for useful information regarding parks, open space and school needs, see also Chapter 4, Parks, Schools and Open Space, Volume II, of the Dallas Comprehensive Plan; Map 8, Parks and Schools, of the Dallas Comprehensive Plan; and Illustrative Plans for the Mixed Use Nodes).

2.6.040 Development Standards - Barberry Mixed Use Node

Land Uses	Net Buildable Acres (approximate)	Number of Dwelling Units / Gross Square Feet (approximate)
Neighborhood Commercial	10	110,000 sq. ft¹
Multiple Family Residential	20	320 units²
Small Lot Single Family	22	154 units³
Single Family Residential	75	375 units⁴
School & Park Facilities	45	N/A
Total	172	674 Units

Neighborhood Commercial. Neighborhood Commercial uses shall be allowed consistent with the provisions of the Neighborhood Commercial zoning district.
1. The neighborhood commercial node located in the Barberry Master Planning Area shall be implemented by the Neighborhood Commercial zoning district, and shall minimize the distance Dallas citizens must travel for routine shopping needs.
2. Approximately 15 gross acres (10 net acres exclusive of streets and plaza area) of Neighborhood Commercial land south of E Ellendale Avenue, between Fir Villa and Hawthorne Avenue, shall be designated Neighborhood Commercial.
3. In addition to meeting setback, buffering and lot coverage standards of the underlying neighborhood commercial zoning district, the master plan shall reserve at least 10 percent of the Neighborhood Commercial area for use as a central, open, publicly-accessible plaza.
4. The small shopping center shall be designed to serve the east Dallas neighborhood and the maximum square footage of the “anchor” use or building shall be limited to 50,000 square feet of floor area (a large grocery store); other uses are limited to 25,000 square feet each.
5. Uses that serve an area outside the immediate neighborhood, such as car dealerships or large department or discount stores, shall be prohibited.
6. Primary vehicular access to the neighborhood commercial center shall take place from Barberry Avenue; vehicular access shall not occur directly from E Ellendale Avenue.
7. All commercial development shall be subject to the standards of the Dallas Development Code (Chapter 2.3) and shall encourage pedestrian access from residential areas to the neighborhood commercial center. Direct pedestrian access to store fronts shall be required and parking lots shall be placed to the side or rear of buildings.
Multi-Family Residential. Multi-family residential uses shall be allowed consistent with the provisions of the Medium Density Residential zoning districts.
1. The Barberry Mixed-use node shall designate and reserve at least twenty (20) buildable acres, exclusively for Medium Density Residential use (including streets and open space) near the planned intersection of Barberry Avenue and E Ellendale Avenue.
2. In addition to meeting setback, buffering and lot coverage standards of the underlying residential zoning district, the master plan shall include at least ten percent (10%) percent of the multiple-family area for active recreational play areas.
Open Space. The “illustrative master plan” shows where land for open space and schools could be provided as required by the Dallas Comprehensive Plan, Volume I, Chapter 4, Parks and Open Space, and this chapter.
1. Land within the Barberry Mixed Use Node shall not be annexed to the City of Dallas without assurances that a school site and neighborhood park will be provided in a timely fashion, at a specific location, to support planned development in the Barberry Mixed Use Node.
2. Developed active recreational play areas and commercial plazas shall be recognized as helping to meet the relevant level-of-service standards prescribed in Chapter 4 of the Dallas Comprehensive Plan.
Transportation and Circulation. Multi-family residential development shall be connected to adjacent Neighborhood Commercial, park and open space and single-family residential land with a combination of grid streets and access ways that actively encourage bicycle, pedestrian, automobile and delivery truck access.
1. All connectivity standards of Chapter 3.1 of the Dallas Development Code shall be met.
2. Prior to granting land use permits for any new commercial or multi-family development in the Barberry Mixed Use Node, the Commission shall approve a street plan to connect Barberry Avenue to E Ellendale Avenue.
3. Prior to occupancy of any commercial or multi-family development, Barberry Avenue shall be fully improved along the subject property frontage, in accordance with City development standards.
4. The Master Development Plan shall be coordinated with the Oregon Department of Transportation (ODOT), and approved by the Commission, before a zone change to Commercial Neighborhood (CN) or Residential Medium Density (RM) may be approved.
Phasing. Development within the Barberry Mixed Use Node shall occur from the southeast (the west end of SE Barberry Avenue) towards the north and west, in phases. Commercial development in the north-central area depends upon connecting SE Barberry Avenue through to E Ellendale Avenue, and extending SE Academy Street through to SE Fir Villa Road. Sites must be identified for parks, consistent with the Comprehensive Plan, before this area is rezoned.

2.6.050 Development Standards - La Creole Mixed Use Node

Land Uses	Net Buildable Acres (approximate)	Number of Dwelling Units / Gross Square Feet (approximate)
General Commercial	26	271,000 sq. ft.¹
Multiple Family Residential	24	384²
Small Lot Residential	25	175³
Single Family Residential	20	80⁴
Mixed Use	17	85/40,000 sq. ft.⁵
Parks & Open Space	05	N/A
Total	117	639 units

General Commercial. General commercial uses shall be allowed consistent with the provisions of the General Commercial zoning district.
1. The LaCreole General Commercial Node shall concentrate automobile-orientated general commercial uses, which require large areas for development, near existing commercial uses in the North Dallas commercial area.
2. This commercial node must be supported by multi-family development and open space, and must be provided with adequate public facilities, as required by the Dallas Comprehensive Plan, Volume I, Policy 3.2.
3. In addition to meeting setback, buffering and lot coverage standards of the underlying commercial zoning district, the master plan shall reserve at least five percent (5%) of the General Commercial area for use as central, open, publicly-accessible plaza(s).
Multi-Family Residential. Multi-family residential uses shall be allowed consistent with the provisions of the Medium or High Density Residential zoning districts. Multi-family development must support neighborhood commercial development, so that there is an established neighborhood to serve.
1. A minimum of 30 gross buildable multi-family acres shall be designated and reserved exclusively (including open space and streets) for multi-family residential use between King’s Valley Highway and E Ellendale Avenue. This area includes required children’s recreational areas, which must occupy at least 10 percent of each development site.
2. Multi-Family residential development shall be connected to adjacent General Commercial and low-density residential land with a combination of grid streets and access ways that encourage bicycle, pedestrian, automobile and delivery truck access.
3. In addition to meeting setback, buffering and lot coverage standards of the underlying zoning district, the master plan shall include at least 10 percent of the multiple-family area for active recreational play areas.
Open Space. The master plan must demonstrate how land for open space, in proportion to planned residential acreage, will be provided, as indicated in the Dallas Comprehensive Plan,Volume I, Chapter 4, Parks and Open Space. Active recreational play areas improved to City standards shall be recognized as helping to meet the relevant level-of-service standards prescribed in Chapter 4 of the Dallas Comprehensive Plan.
Transportation and Circulation.
1. Prior to granting land use permits for any new commercial or multi-family development in the LaCreole Node, the approved Master Development Plan shall identify a street connection through the mixed use node from E Ellendale Avenue to King’s Valley Highway.
2. Prior to occupancy of any commercial or multi-family development, LaCreole Drive shall be fully improved along the subject property frontage, in accordance with City development standards.
3. The Master Development Plan shall be coordinated with the Oregon Department of Transportation (ODOT), and approved by the City Council, before a zone change to General Commercial or Medium/High Density Residential may be approved.
Phasing. Development within the LaCreole Mixed Use Node shall occur from the west (Polk Station Road) to the east in phases. Commercial development in the north-central area depends upon connecting NE LaCreole Avenue through to Kings Valley Highway. A site or sites must be identified for the commercial plaza(s), and improvement guarantees for the same approved by the City, before commercial development occurs in this area.

2.6.060 Development Standards - Wyatt Mixed Use Node

Planned Development. Because this area is under common ownership, the Wyatt Mixed Use Node will develop as a Planned Development, subject to the applicable standards of this Chapter and a Master Plan approved through the Type IV process.

Land Uses	Net Buildable Acres (approximate)	Number of Dwelling Units / Gross Square Feet (approximate)
Neighborhood Commercial	04	50,000 sq. ft¹
Multiple Family Residential	12	192 units²
Small Lot Single Family	15	105 units³
Single Family Residential	34	170 units⁴
Park Facilities	10	N/A
Total	75	433 Units

Neighborhood Commercial. Neighborhood Commercial uses shall be allowed consistent with the provisions of the Neighborhood Commercial zoning district.
1. The neighborhood commercial node located in the Wyatt Mixed Use Node shall be implemented by the Neighborhood Commercial zoning district, and shall minimize the distance Dallas citizens must travel for routine shopping needs.
2. Approximately five gross acres (four net acres exclusive of streets and plaza area) of Neighborhood Commercial land, north W Ellendale Avenue near Wyatt Street, shall be designated Neighborhood Commercial.
3. In addition to meeting setback, buffering and lot coverage standards of the underlying neighborhood commercial zoning district, the master plan shall reserve at least ten percent (10%) of the Neighborhood Commercial area for use as a central, open, publicly-accessible plaza.
4. A small shopping center shall be designed to serve the west Dallas neighborhood and the maximum square footage of the “anchor” use or building shall be limited to 30,000 square feet of floor area (a large grocery store); other uses are limited to 15,000 square feet each.
5. Uses that primarily serve an area outside the immediate neighborhood, such as car dealerships and large department or discount stores, are prohibited.
6. Primary vehicular access to the neighborhood commercial center shall take place from Wyatt Street; vehicular access shall not occur directly from E Ellendale Avenue.
7. All commercial development shall be subject to the standards of the Dallas Development Code and shall encourage pedestrian access from residential areas to the neighborhood commercial center. Direct pedestrian access to store fronts shall be required and parking lots shall be placed to the side or rear of buildings.
Multi-Family Residential. Multi-family residential uses shall be allowed consistent with the provisions of the Medium Density Residential zoning districts. Multi-family development must support neighborhood commercial development, so that there is an established neighborhood to serve. In addition to meeting setback, buffering, and lot coverage standards of the underlying residential zoning district, the master plan shall include at least ten percent (10%) of the multiple-family area for active recreational play areas; the active recreational play area shall count toward meeting the common open space standards for multiple family development in subsection 2.2.120.
Open Space. Land for parks and open space shall be provided as required by the Dallas Comprehensive Plan, Volume I, Chapter 4, Parks and Open Space, and this Chapter. Active recreational play areas and commercial plazas improved to city standards shall be recognized as helping to meet the relevant level-of-service standards prescribed in Chapter 4 of the Dallas Comprehensive Plan.
Transportation and Circulation.
1. All connectivity standards of Chapter 3.1 of the Dallas Development Code shall be met. Multi-family residential development shall be connected to adjacent Neighborhood Commercial, park and open space and single-family residential land with a combination of grid streets and access ways that actively encourage bicycle, pedestrian, automobile and delivery truck access.
2. Prior to granting land use permits for any new commercial or multi-family development in the Wyatt Mixed Use Node, the Commission shall approve a street plan to connect the planned extension of NW Denton Avenue to W Ellendale Avenue, via Wyatt Street.
3. Prior to occupancy of any commercial or multi-family development, W Ellendale Avenue shall be fully improved along the subject property frontage, in accordance with City development standards.
4. The Master Development Plan shall be coordinated with the Oregon Department of Transportation (ODOT), and approved by the Commission, before a zone change to Commercial Neighborhood or Residential Medium Density may be approved.
Phasing. Development within the Wyatt Mixed Use Node shall occur from the south (W Ellendale) towards the north, consistent with an approved Master Plan. Commercial development in the south-central area depends upon connecting SW Wyatt Street from W Ellendale Avenue to the planned extension of SW Denton Avenue.