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(a) General provisions.
(1) Except as provided in Paragraph (2), in single family, duplex, townhouse, MF-1(A), MF-1(SAH), MF-2(A), MF-2(SAH), MF-3(A), MH(A), NO(A), and NS(A) districts, institutional buildings may cover a maximum of 60 percent of the lot.
(2) In single family and MH(A) districts, structures used solely for child or adult care facility uses are limited to the maximum lot coverage applicable to residential structures in each district.
(3) The maximum lot coverage requirements in a planned development district are controlled by the planned development district regulations.
(b) Reserved.
(c) Schedule of maximum lot coverage.
(1) Except as otherwise provided in this section, a person shall not erect, alter, or convert any structure or part of a structure to cover a greater percentage of a lot than is allowed in the district regulations (Divisions 51A-4.100 et seq.). A schedule of maximum lot coverage is contained in Section 51A-4.410. (Ord. Nos. 19455; 32659)
(a) Special height provisions.
(1) Structures for utility and public service uses and institutional uses may be erected to any height consistent with the Federal Aviation Administration air space limitations, residential proximity slope height restrictions, and the building code. Exceptions:
(B) Local utility transmission and distribution lines and supporting structures are exempt from residential proximity slope height restrictions.
(C) A mounted cellular antenna, as defined in Paragraph 51A-4.212(10.1), attached to a utility structure is exempt from residential proximity slope height restrictions if the utility structure is greater than 65 feet in height. For purposes of this subparagraph, a utility structure means an electrical transmission distribution tower, an elevated water storage tank, and any other structure operated by a municipality, a transit authority, or a certificated, franchised, or licensed utility company in connection with provision of the utility.
(D) A tower/antenna for cellular communication, as defined in Paragraph 51A-4.212(10.1), is exempt from residential proximity slope height restrictions if a specific use permit is required, or if a modification to an existing tower/antenna for cellular communication use is modified in a manner that does not substantially change the physical dimensions of the existing tower/antenna for cellular communication or its auxiliary building. A modification substantially changes the physical dimensions of an existing tower/antenna for cellular communication or its auxiliary building if it meets any of the criteria listed in 47 C.F.R. §1.40001(b)(7), as amended.
(E) In single family, duplex, townhouse, MF-1(A), MF-1(SAH), MF-2(A), and MF-2(SAH) districts, structures used solely for child or adult care facility uses are limited to the maximum structure height applicable in each district.
(2) In a district in which building height is limited to 36 feet or less, the following structures may project a maximum of 12 feet above the maximum structure height specified in the district regulations (Divisions 51A-4.100 et seq.):
(A) Structures on top of a building:
(i) Elevator penthouse or bulkhead.
(ii) Mechanical equipment room.
(iii) Cooling tower.
(iv) Tank designed to hold liquids.
(v) Ornamental cupola or dome.
(vi) Skylights.
(vii) Clerestory.
(viii) Visual screens which surround roof mounted mechanical equipment.
(ix) Chimney and vent stacks.
(x) Amateur communications tower.
(xi) Parapet wall, limited to a height of four feet.
(B) Structures at grade level:
(i) Amateur communications tower.
Note: The heights allowed in Subsection (a)(2) are subject to any residential proximity slope height restrictions that may be contained in the district regulations for a particular district. (See Divisions 51A-4.100 et seq.).
(3) The maximum building height requirements in a planned development district are controlled by the planned development district regulations.
(4) In single family, duplex, townhouse, MF- 1(A), MF-1(SAH), MF-2(A), and MF-2(SAH) districts:
(A) no dormer eaves may project above the maximum structure height specified in the district regulations (Divisions 51A-4.100 et seq.); and
(B) the highest point of a structure with a gable, hip, gambrel, or dome roof may not project more than 12 feet above the maximum height specified in the district regulations (Divisions 51A-4.100 et seq.).
(b) Schedule of maximum building heights. Except as otherwise provided in this section, a person shall not erect, alter, or convert any structure or part of a structure to exceed the maximum height standards in the district regulations (Divisions 51A-4.100 et seq.). A schedule of maximum building heights is contained in Section 51A-4.410.
(a) General provisions.
(1) Reserved. (Repealed by Ord. 20361)
(2) A basement is not counted in the computation of floor area ratio.
(3) The maximum floor area ratio requirements in a planned development district are controlled by the planned development district regulations.
(4) through (7) Reserved.
(b) Schedule of maximum floor area ratio.
(1) Except as otherwise provided in this section, a person shall not erect or alter any structure or part of a structure to exceed the maximum floor area ratio in the district regulations (Divisions 51A-4.100 et seq.). A schedule of maximum floor area is contained in Section 51A-4.410. (Ord. Nos. 19455; 20361)
The following charts comprise the schedule of yard, lot, and space regulations for purposes of this division. In the event of a conflict between this schedule and the text of the district regulations (Divisions 51A-4.100 et seq.), the text of the district regulations controls. (Ord. 19455)
NOTE: The yard, lot, and space charts on the following pages have not been formally adopted by the city council; they are prepared by the city staff and are intended for use as a guide only. It is necessary to see the text of this chapter for specific regulations. In the event of a conflict between the yard, lot, and space charts and the text of this chapter, the text of this chapter controls.
To view a PDF of the schedules found below, please click HERE
(a) Purpose. Traditional single family lots front on a street and have a rectangular shape. New developments have been platted with a minimal frontage on a street, and have access to the street from a shared driveway. This section is designed to address the issues specific to these non-traditional lots.
(b) Definitions.
(1) SHARED ACCESS AREA means that portion of a shared access development that fronts on a public or private street and provides access to individual lots within the shared access development.
(2) SHARED ACCESS DEVELOPMENT means a development where one or more of the lots within the development do not front on a public or private street, where access to the lots within the development is provided via a shared access area and that meets all of the requirements of this section.
(3) SHARED ACCESS POINT means that portion of a shared access development where the shared access area provides vehicular access to a public or private street.
(c) Shared access development requirements.
(1) A shared access development is created by platting no less than three and no more than 36 individual lots. Adjacent shared access developments may not be connected or combined to exceed the 36 lot maximum.
(2) A shared access development must be restricted by plat to single family use.
(3) No building permit may be issued to authorize work in a shared access development until the plat and the shared access area agreement have been recorded in the real property records of the appropriate county, all requirements of the shared access area have been met, and the director has corrected the appropriate zoning map in the offices of the city secretary, the building official, and the department to reflect the restriction to single family use.
(4) A shared access development may not be platted as a community unit development (CUD).
(d) Shared access area requirements.
(1) Design and lighting of the shared access area must be approved by the director.
(2) Water and wastewater mains must be installed in accordance with applicable ordinances.
(3) Design and location of interior traffic control devices must be approved by the traffic engineer.
(4) The fire protection standards in the Dallas Fire Code must be followed.
(5) The geometrics of the shared access area must be designed to provide appropriate access for passenger, delivery, emergency, and maintenance vehicles and with a minimum height clearance of 18 feet above the surface of the shared access area.
(6) The shared access area must be shown on the plat of the shared access development.
(7) The shared access area must front on a public or private street (not an alley), have a minimum width of 20 feet, and have a minimum pavement width of 16 feet.
(8) If a guard house is provided, it must be at least 30 feet from the shared access point.
(9) If a shared access area entrance is closed at any time, it must be constructed to permit opening of the entrance in emergencies by boltcutters or breakaway panels.
(10) A shared access area may serve no more than 18 dwelling units per shared access point. No more than two shared access points may serve a shared access development.
(e) Written agreement requirements. A shared access development must be regulated by a written shared access agreement that:
(1) reflects adequate consideration;
(2) contains legal descriptions of the individual lots within the shared access development, and of the shared access area;
(3) is signed by all owners and lienholders of property in the shared access development and is binding on lienholders by a subordination clause;
(4) is approved by the building official;
(5) is approved as to form by the city attorney;
(6) creates a covenant running with the land (the document may be in any of several forms, including but not limited to, an access easement; a unity agreement; deed restrictions; or homeowners’ association’s covenants, conditions, and restrictions);
(7) provides that the owners of property in the shared access development are responsible for lighting, maintenance, and cleaning of the shared access area, and where appropriate, the installation and maintenance of interior traffic control devices;
(8) provides necessary easements in the shared access area for the benefit of the individual lots in the shared access development for utilities, storm water drainage, fire protection, lighting, traffic control, government and emergency vehicle access, mail service, meter-reading access, vehicular and pedestrian access, parking, and deliveries;
(9) gives the city the right, but not the obligation, to take any action needed to make necessary repairs or improvements within the shared access area, and to place a lien on all lots within the shared access development until the city has received full compensation for that action;
(10) provides that the owners of property in the shared access development agree to defend and indemnify the city, and to hold the city harmless from and against all claims or liabilities arising out of or in connection with the shared access development, shared access area, or shared access agreement;
(11) provides that it is governed by the laws of the State of Texas;
(12) provides that it may only be amended or terminated:
(A) with the consent of all the owners and lienholders of property in the shared access development; and
(B) after approval as to form by the city attorney, and approval by the director; and
(13) provides for the installation, maintenance, and repair of utilities, including electric, water, sewage, and communications located within the shared access area.
(f) Code compliance requirements.
(1) All code requirements must be met individually by each lot in the shared access development, unless otherwise specified in this subsection.
(2) The shared access development is treated as one lot for purposes of compliance with the front, side, and rear yard regulations, applicable landscape regulations, and any prohibition against parking in a front yard. For example, the front yard of the shared access development as a whole determines whether the front yard setback is in compliance with the zoning district regulations, and the individual lots within the shared access development are not individually required to meet front yard setback requirements.
(3) Each lot within the shared access development must meet the minimum lot area requirement for the zoning district in which it is located. In multifamily districts, the lot area of individual lots may be up to 20 percent less than the minimum lot area requirement if the average lot area of all lots within the shared access development equals or exceeds the minimum lot area requirement.
(4) In all districts other than multifamily districts, the shared access area may not be used to satisfy minimum lot area requirements or determine lot coverage.
(5) See Section 51A-10.125(a)(2) for landscape regulations applicable to shared access developments.
(g) Guest parking requirements. In addition to any parking spaces required for each dwelling unit, shared access developments must provide 0.25 unassigned spaces available for use by visitors and residents for each dwelling unit. Guest parking spaces must be located where they will not impede access from any other guest parking space or dwelling unit to the shared access point. (Ord. Nos. 24731; 25047; 26333; 28073)
(a) Definitions of general terms. In this section:
(1) PRIVATE PROPERTY means any property not dedicated to public use, except that “private property” does not include the following:
(A) A private street or alley.
(B) Property on which a utility and public service use listed in Section 51A-4.212 is being conducted as a main use.
(C) A railroad right-of-way.
(D) A cemetery or mausoleum.
(2) RESTRICTED BUILDING OR STRUCTURE means the building or structure whose height is restricted by a residential proximity slope.
(3) SITE OF ORIGINATION means any private property in:
(A) an R, R(A), D, D(A), TH, TH(A), CH, MF-1, MF-1(A), MF-1(SAH), MF-2, MF-2(A), or MF- 2(SAH) district; or
(B) an identifiable portion of a planned development or conservation district, which portion is restricted to residential uses not exceeding 36 feet in height. See the sections in this chapter governing planned development and conservation districts for specific guidance as to how to treat identifiable portions of those districts.
(b) Residential proximity slope defined. The residential proximity slope is a plane projected upward and outward from every site of origination as defined in Subsection (a). Specifically, the slope is projected from the line formed by the intersection of:
(1) the vertical plane extending through the boundary line of the site of origination; and
(2) the grade of the restricted building or structure.
(c) Angle and extent of projection. The angle and extent of projection of the residential proximity slope depends on the zoning category of the site of origination as follows:
ZONING CATEGORY
|
ANGLE OF PROJECTION
|
EXTENT
|
R, R(A), D, D(A), TH, and TH(A) | 18.4° (1 to 3 slope) | Infinite. |
CH, MF-1, MF-1(A), MF-2, and MF-2(A) | 45° (1 to 1 slope) | Terminates at a horizontal distance of 50 feet from the site of origination. |
(d) Calculation of height restrictions. The horizontal distances used to calculate the height restrictions imposed by the residential proximity slope may be determined by using the lot, block, and right-of-way dimensions as shown on the official plat or zoning maps of the city, or by scale measurement of the distances on such official maps. All dimensions and methodology used in determining the distance measurement are subject to the approval of the building official.
(e) Exemption. Certain structures are exempt from the residential proximity slope. See Section 51A-4.408. (Ord. Nos. 19455; 19786; 20308; 21663; 26578)
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