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(a) Accessory or Main Use.
(1) Except as provided in this division, all off-street parking must be provided on the lot occupied by the main use.
(2) Off-street parking is considered an accessory use.
(3) Off-street parking may be provided as a main use, subject to the standards of this article (see Commercial Parking).
(4) Parking may be provided in a parking overlay district in accordance with Section 51A-13.410, “Parking Management Overlay (-PM).”
(b) Calculation of Required Parking.
(1) Except as provided in this division, when a lot is used for a combination of uses, the parking requirements are the sum of the requirements for each use, and no parking space for one use is included in the calculation of the parking requirements for any other use.
(2) In determining the required number of parking spaces, fractional spaces are counted to the nearest whole number, with one-half counted as an additional space.
(c) Parking Charges.
Except as provided in this subsection, required parking must be available as free parking. Required parking located in a parking structure may be available as free parking, contract parking, or parking on an hourly or daily fee basis. On-street parking may be metered or otherwise be offered for a fee by the city of Dallas or where authority has been appropriately delegated by the city in a -PM overlay.
(d) Outdoor Dining.
The area of any uncovered outdoor dining (not to exceed 50 percent of the indoor dining area) is exempt from the calculation of required parking spaces.
(e) Maximum Reserved Parking.
(1) Surface parking spaces may be reserved for a specific tenant or dwelling unit, provided that the following standards are not exceeded.
Use | Reserved Spaces (maximum) |
Residential | 1.5 per single-family living unit 1.0 per one-bedroom multifamily living unit 1.0 per two-bedroom multifamily living unit 2.0 per three-bedroom (or more) multifamily living unit |
Nonresidential | 1.2 per 1,000 SF |
(2) Underground parking may be reserved without the imposition of maximum standards.
(f) Surface Parking Cap (maximum).
Surface parking may not exceed 125 percent of the required parking specified in Sec- tion 13.402, except where the parking is part of a -PM overlay.
(g) Handicapped Parking.
If more than 10 parking spaces are required, handicapped parking spaces are re- quired as set out in Section 51A-4.305, and designed in accordance with the latest edition of the city of Dallas Off-Street Parking and Driveways Handbook (latest edition).
(a) Spaces Required.
(1) RTN District Required Spaces.
(A) Except as otherwise provided, the residential parking design standards of Division 51A-4.300 and the number of required off-street parking spaces in Division 51A-4.200 apply in the RTN district.
(B) No compact parking is permitted on surface parking lots. A maximum of 20 percent of the required parking in a structure may be compact parking.
(C) No parking reductions are permitted in the RTN district.
(2) WMU and WR District Required Spaces.
The following spaces are required in the WMU or WR districts.
Required Parking in WMU and WR Districts
Use Category | ||
Number of Spaces Required |
Use Category | ||
Number of Spaces Required | ||
Residential | Household living | 1.50 per single-family living unit 1.15 per one-bedroom or smaller multifamily living unit 1.65 per two-bedroom multifamily living unit 2.00 per three-bedroom or larger multifamily living unit 0.70 per retirement housing living unit |
Group living | 0.25 per bed PLUS 1 per 200 SF office, minimum 4 | |
Civic | Community service | 1 per 200 SF |
Day care | 1 per 500 SF | |
Educational | 1.50 per elementary classroom 3.50 per junior high or middle classroom 9.50 per senior high classroom 1 per 25 SF seats in any other classroom type | |
Government service | 1 per 200 SF | |
Park/open space | None | |
Place of worship | 1.00 per 4 fixed seats or per 18” length of bench OR 1 per 28.00 SF floor area without seating | |
Social service | see Group Living | |
Office | Medical | 1 per 222 SF |
Office, except: Art studio, gallery Financial services, Bank Call center | 1 per 333 SF 1 per 500 SF 1 per 222 SF 1 per 167 SF | |
Retail | Restaurants, except: Bar, private club | 1 per 100 SF 1 per 83 SF |
Retail sales | 1 per 250 SF | |
Vehicle sales | 1 per 200 SF sales area | |
Service and Entertainment | Commercial amusement (inside), except: Dance hall | 1 per 200 SF 1 per 25 SF |
Indoor recreation, except: Health club or spa Movie theater Performing arts theater | 1 per 150 SF 1 per 143 SF 0.27 per seat 0.40 per seat | |
Personal service | 1 per 250 SF | |
Commerce | Overnight lodging | 1.25 per room PLUS 1 per 200 SF of meeting room |
Self-service storage | minimum 6 | |
Fabrication | Light manufacturing | 1 per 600 SF |
Research & development | 1 per 300 SF | |
Vehicle service | 1 per 500 SF, minimum 5 | |
Note: The parking requirements of Division 51A-4.200 apply to uses not listed in the preceding chart nor deemed to be an equivalent use pursuant to the provisions of Section 51A-13.306, “Uses.”
(Am. Ord 31470, passed 2-24-20)
(a) General.
(1) No parking reductions are permitted in the RTN district.
(2) In the WR and WMU districts, if a parking reduction is requested, delta credits may not be used to supply required parking, and all rights to future delta credits must be relinquished except in the following cases:
(A) any building certified or eligible for certification as historic on the National Register of Historic Places or located within a city of Dallas historic overlay district; and
(B) any building on the city of Dallas Landmark Commission’s historic resources list.
(b) Maximum Parking Reductions.
The maximum cumulative parking reduction allowed under Section 51A-13.403, “Parking Reductions,” and Section 51A-13.501(f ), “Pedestrian Amenities,” is 50 percent of the parking specified in Section 51A-13.402(a)(2).
(c) Access to Transit.
(1) Rail Transit Station Access.
(A) The following parking reductions apply for locations within a 2,640-foot walking distance of a rail transit station:
(i) A parking reduction of two percent for properties located within a 1,321- to 2,640-foot walking distance of a rail transit station.
(ii) A parking reduction of 15 percent for properties located within a 601- to 1,320-foot walking distance of a rail transit station.
(iii) A parking reduction of 25 percent for properties located within a 600- foot walking distance of a rail transit station.
(B) The rail transit station must be in operation or anticipated to be in operation within one year of the requested reduction.
(C) For purposes of this paragraph, a stop on a fixed rail system is considered a rail transit station.
(2) Bus or Trolley Transit.
The building official may approve a five percent reduction in the number of required parking spaces for uses with a main entrance within a 600-foot walking distance of an improved bus or trolley transit stop providing both shade and seating. This reduction will be granted only where a rail transit station is not available.
(3) Measurement of Walking Distance.
Walking distance is measured from the primary entrance of the use to the rail platform (or in the case of an underground station, the top of the nearest elevator, stair, or escalator leading to the rail platform) or the nearest bus boarding location using the most convenient pedestrian path.
(4) Restaurant and Bar Uses.
No parking reduction for access to transit is allowed for restaurant or bar uses located within a 600-foot radius of the property in a residential district other than multifamily. For purposes of this subparagraph, distance is measured from the primary entrance of the bar or restaurant use to the nearest point of the property in a residential district other than multifamily.
(d) Access to Car-Sharing Program.
The building official may approve a reduction in the number of required parking spaces for residential units in a residential project or mixed use project with a residential component where an active car-sharing program is made available to residents, and where cars for the program are available on the site or within a 600-foot walking distance of the site. The building official may reduce parking requirements by five spaces for each car-share vehicle available.
(e) Affordable Housing.
(1) The building official may approve a reduction in the number of spaces for each standard affordable housing dwelling unit, as defined in Division 51A-4.900, to 50 percent of the spaces required in Section 51A-13.402(a)(2) provided the following findings are made:
(A) any parking problems that may be caused by the development in the future can be corrected either on-site or on one or more sites in the immediate area that are bound by a covenant running with the land to provide parking for the site in question; and
(B) alternate transportation is available for the residents of the development or public transportation is within 1,320 feet of the site.
(2) Approval is conditioned upon the owner of the property recording a covenant, approved as to form by the city attorney. The covenant must run with the land for the benefit of the city. The covenant must also ensure that no change in the affordable housing status of the property as described in the application is allowed unless parking that meets the requirement of all applicable laws in effect at the time the affordable housing status change is provided.
(f) Employer Transportation Demand Management (TDM).
(1) The building official may approve up to a 25 percent reduction in the number of spaces for uses that institute and commit to maintain a transportation demand management (TDM) program, considering information the applicant submits that clearly indicates the types of TDM activities and measures proposed. The applicant must demonstrate to the satisfaction of the building official that a specific reduction will occur. If the applicant demonstrates that a specific reduction will occur, the building of- ficial shall reduce the amount of required parking equal to the amount of the reduction, up to a maximum of 25 percent.
(2) There is no limitation on the types of TDM activities for which reductions may be granted. The following measures serve as a guide to potential transportation management activities that may be used in combination to reduce parking demand.
(3) No TDM program may be discontinued without notice to the building official and proof of compliance with all applicable parking requirements.
(4) No TDM program may be changed without the approval of the building official. The building official may approve a change only if the applicant demonstrates that the changes proposed will either maintain the previously approved reduction, support an increase in the previously approved reduction, or that parking is provided to compensate for any reduction lost by the proposed change to the plan.
(A) Transportation Coordinator.
The occupant of the use may appoint an employee to act as transportation coordinator with responsibility for disseminating information on ride-sharing and other transportation options that may be cause for a reduction in otherwise applicable parking requirements. In addition to acting as liaisons, transportation coordinators must be available to attend meetings and training sessions with transit providers.
(B) Preferential Parking.
The occupant of the use may provide specially marked spaces for each registered car pool and van pool.
(C) Financial Incentives.
The occupant of the use may provide cash or in-kind financial incentives for employees telecommuting or commuting by car pool, van pool, and mass transit.
(D) Telecommuting.
The occupant of the use may allow work from home or otherwise outside the facility on specific days.
(E) Emergency Ride Home.
The occupant of the use may provide an emergency ride home for those with family, medical, or other similar emergencies.
(g) Increased Pedestrian Amenities.
A parking reduction of two percent will be granted where a higher level of pedes- trian amenity is provided in accordance with Section 51A-13.501(f), “Pedestrian Amenities.”
(h) Underground Office Parking.
When all or part of the parking for an office use is provided underground, the building official shall approve a parking reduction of 0.33 spaces for each space provided underground.
(i) Tree Preservation.
(1) The building official may approve a reduction in the number of parking spaces required by one space for each protected tree (as defined in Article X) retained that would otherwise have to be removed to provide required parking.
(2) The preserved tree must be protected from vehicular traffic through the use of concrete curbs, wheel stops, or other permanent barriers and meet the planting area requirements of Section 51A-10.104.
(3) The maximum reduction authorized by this subsection is five percent or one space, whichever is greater.
(Am. Ord. 30889, passed 6-13-18)
(a) Purpose.
(1) This section provides alternatives to standard parking design.
(2) Joint parking allows the connection of parking lots on abutting properties.
(3) Shared parking allows an exception to the requirement that no parking space for one use be included in the calculation of the parking required for any other use.
(4) On-street parking provides credit for adjacent on-street spaces.
(5) Packed parking provides more efficient surface parking through the reduction of maneuvering area on a lot when an attendant is used to park vehicles.
(6) Remote parking allows an exception to the requirement that all parking be provided on the lot occupied by the main use.
(7) Tandem parking provides for cars to be more efficiently parked by stacking one behind the other.
(b) General Standards.
(1) Special parking may account for 100 percent of the parking required for any use.
(2) Special parking may not be located in a residential district, except that civic and place of worship uses may provide parking in residential districts on the same lot where these uses are located. Nonresidential uses in residential districts may also use special parking, provided that the special parking is not located in a residential district.
(3) Special parking must comply with all codes, ordinances, rules, and regulations of the city and may not create safety hazards.
(c) Joint Parking.
(1) Uses abutting one another may physically connect their parking areas at the lot line to create connecting drive aisles, provided a mutual access easement accept- able to the city has been executed. The agreement must ensure that maneuvering space for required parking spaces in both parking areas is preserved. See Section 51A-4.328.
(2) The use of joint parking does not by itself authorize a reduction in the number of required spaces.
(d) Shared Parking.
(1) Uses sharing parking must have either mutually exclusive or compatibly overlapping hours of operation. The building official shall determine whether the hours of operation are compatibly overlapping on a case-by-case basis through the use of the ULI Shared Parking Model (latest edition).
(2) The building official shall use the ULI Shared Parking Model, assuming the national averages provided in the accompanying manual. Modification of the weekday or weekend employee/customer or resident/visitor parking ratios, captive market percentages for visitors and employees, drive percentages for visitors and employees, monthly or time of day adjustment factors, or any other model assumptions are permitted only through the parking special exception process.
(3) The building official is expressly authorized to apply the reductions of Section 51A-13.403, “Parking Reductions,” prior to running the ULI Shared Parking Model.
(e) On-Street Parking.
(1) A parking space located on a public street may be included in the calculation of parking requirements if it is adjacent to the building site where the use is located.
(2) Each on-street parking space may only be counted for one use, except that an on-street parking space may be used to reduce the combined total parking requirement of a mixed use project.
(3) An on-street parking space that is not available to the public at all times of the day may only be counted as a partial parking space in proportion to the amount of time that it is available. For example, a parking space that is available to the public only eight hours per day will be counted as one-third of a parking space (8 ÷ 24 = 1/3). The total of the limited-availability parking spaces will be counted to the nearest whole number, with one-half counted as an additional space.
(f) Packed Parking.
(1) The passenger loading and unloading area for packed parking must have adequate means of ingress to and egress from a street or an alley. The building official shall only consider alley access in satisfaction of this requirement when alley access is permitted by this article.
(2) All maneuvering, parking, and loading for packed parking must be accomplished on private property.
(3) The area of each packed parking space must be no less than 145 square feet.
(4) An access lane that is no less than 24 feet wide must be provided through the packed parking area.
(5) An attendant must be provided to park vehicles during all business hours of the main use. A valet parking license may also be required. See Division 3, “Valet Park- ing Services,” of Article VI of Chapter 43 of the Dallas City Code.
(6) A sign must be prominently displayed at all entrances of a packed parking lot.
(A) Each sign must state:
(i) that all or a portion of the lot is restricted to packed parking serving the main use;
(ii) that an attendant must be provided during all business hours of the main use;
(iii) the business hours of the main use;
(iv) a phone number specified by the building official to be used for reporting violations of this division;
(v) the phone number of the valet licensee; and
(vi) the issuance number of the valet license.
(B) Each sign must be constructed of weather resistant material.
(C) Each sign must be no less than 30 inches wide and 24 inches long.
(D) Each sign must contain clearly legible letters in a color that contrasts with the background material of the sign.
(g) Remote Parking.
(1) Remote parking must be located within a walking distance of 300 feet from the use served by the remote parking unless an extension of walking distance is approved by the building official.
(2) The building official shall extend the walking distance for remote parking to no more than 600 feet unless the extension would:
(A) significantly discourage patrons of the use from using the remote parking;
(B) unreasonably endanger the safety of persons or property; or
(C) not otherwise be in the public interest.
(3) A license is required to authorize an extension of walking distance beyond 600 feet. The building official must require that either a shuttle or an attendant be provided by the applicant as a condition to approval of an extension of the walking distance for remote parking beyond 600 feet.
(A) If a shuttle is required, it must:
(i) transport patrons between the main use and the remote parking lot;
(ii) be adequately staffed during all hours of operation of the main use; and
(iii) have adequate seating capacity to accommodate patrons expected to use the remote parking.
(B) If an attendant is required, the attendant shall drive vehicles of patrons between the main use and the remote parking lot. A valet parking license may also be required. See Division 3, “Valet Parking Services,” of Article VI of Chapter 43 of the Dallas City Code.
(C) The building official may not authorize remote parking to be located beyond a walking distance of 2,640 feet from the main use.
(4) A sign must be prominently displayed at all entrances of a remote parking lot and at all entrances of a parking lot providing on-site parking for the main use. Each sign must:
(A) illustrate or describe the location of the remote parking in relation to the main use;
(B) be constructed of weather resistant material;
(C) be no less than 30 inches wide and 24 inches long; and
(D) contain clearly legible letters in a color that contrasts with the back- ground material of the sign.
(h) Tandem Parking.
(1) Tandem parking is allowed for:
(A) single-family living;
(B) multifamily living; and
(C) the residential component of a mixed-use project.
(2) Two parking spaces in tandem must have a combined minimum dimension of nine feet in width by 34 feet in length.
(3) Up to 85 percent of the total parking spaces provided for residential projects may incorporate tandem parking.
(4) For residential projects, both parking spaces in tandem must be assigned to the same dwelling unit.
(5) Tandem parking may not be used to provide guest parking.
(a) Parking Handbook Applies.
All off-street parking spaces and areas must comply with the guidelines estab- lished in the city of Dallas, Off-Street Parking and Driveways Handbook (latest edition). The director shall keep a true and correct copy of the handbook on file for public inspection upon request.
(b) Location of Parking.
Parking must comply with the parking setback standards as set forth for each development type in Section 51A-13.304, “Development Types.”
(c) Dimensional Standards.
Except as provided in this division, each off-street parking space must be provided in accordance with the dimensional standards as set out in Section 51A-4.301(d)(1) and the Off-Street Parking and Driveways Handbook (latest edition).
(d) Parking Surface.
Permeable paving such as pervious asphalt or concrete is permitted.
(e) Residential Alley Access Restrictions.
Residential alley restrictions in Section 51A-4.301(h), “Residential Alley Access Restrictions for Nonresidential Uses,” apply in the WMU, WR and RTN districts.
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