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(a) General Provisions.
(1) A Parking Management (-PM) overlay may only be established within a WMU or WR district, or within a WMU or WR district and a contiguous MU district, or within a WMU or WR district and a contiguous planned development district for MU district uses.
(2) The establishment or amendment of a -PM overlay is a change in zoning district classification and must follow the procedures set out in Section 51A-4.701.
(b) Establishing a -PM overlay.
(1) The applicant must submit a site plan that includes:
(A) a map and the legal description of the property within the proposed district;
(B) the location of existing and proposed parking spaces within the proposed district, including any on-street parking spaces;
(C) all uses the proposed district will serve;
(D) any parking reduction or parking special exception granted within the boundaries of the -PM overlay;
(E) the method of ingress and egress to each parking area;
(F) screening, lighting, and landscaping of each parking area;
(G) the entity responsible for managing the required parking within the proposed overlay, limited to the board of a public improvement district (PID), tax increment financing reinvestment zone (TIF), or parking authority, the city, or other govern- mental entity established under Texas law; and
(H) any other information the director determines is necessary for a complete review of the proposed overlay.
(2) In establishing a -PM overlay, the city council may impose conditions to ensure adequate parking and efficient management of parking within the overlay.
(c) Meeting Parking Standards.
For purposes of meeting parking standards, the entire area within the -PM over- lay shall be considered one lot. In order to measure compliance for a site plan or certifi- cate of occupancy, the applicant must provide a table demonstrating compliance with the requirements of this division.
(a) Off-Street Loading Not Required.
Off-street loading is not required for any use.
(b) Location and Design Standards.
If off-street loading is provided, it must meet the following standards.
(A) Ingress to and egress from off-street loading spaces must have at least the same vertical height clearance as the off-street loading space.
(B) Each off-street loading space must be designed with a reasonable means of vehicular access from the street or alley in a manner which will least interfere with traffic movement.
(C) Each off-street loading space must be independently accessible so that no loading space blocks another loading space.
(D) Trash removal facilities and other structures must not block a loading space. The design of the ingress, egress, and maneuvering area must be approved by the director.
(E) Off-street loading must be located behind the parking setback.
(Am. Ord. 30889, passed 6-13-18)
(a) A use that is nonconforming as to parking may be expanded only if the parking spaces required to serve the additional area are provided.
(b) A use that is nonconforming as to parking may be changed to another allowed use requiring more parking if parking spaces for the additional demand are provided.
(c) A use that is nonconforming as to parking may be changed to another allowed use that requires less parking.
(d) Additional required parking for a nonconforming site must be calculated based on the difference between the required parking in Section 51A-13.402 for the prior use and the required parking for the new use. Additional spaces must be made available to accommodate this difference. These additional spaces may be provided through the use of special parking.
(a) Planting Zone.
(1) The planting zone is the area nearest to the curb within the public right-of-way.
(2) Street trees must be planted in the planting zone in accordance with the applicable street cross-section (see Section 51A-13.502, “New Minor Streets,” and Section 51A-13.503, “Existing Streets”).
(3) One large canopy tree must be planted every 40 feet on center, on average. All street trees must have a minimum caliper of three inches at the time of installation.
(4) Where utilities exist or are proposed, two small trees may replace a required large canopy tree except where a mixed-use shopfront or single-story shopfront is proposed or required. If the replacement small trees conflict with utilities and cannot be planted within the planting zoen, the replacement small trees must be planted within the door yard, but no closer than five feet from the building facade. Replacement small trees must be planted as evenly spaced as possible considering utility conflicts.
(5) The planting zone may be hardscaped with tree grates or landscaped with a tree lawn.
(6) The planting zone must remain clear of obstacles at all times except as provided for in Section 51A-13.501(d), “Encroachments.”
(b) Sidewalk Zone.
(1) The sidewalk zone is the area between the planting zone and the front property line or right-of-way easement within the public right-of-way.
(2) The sidewalk zone must remain clear of obstacles at all times and must be constructed to meet all city and ADA specifications.
(c) Door Yard Zone.
(1) The door yard is the area between the sidewalk zone and the front building facade.
(2) Except in an -SH overlay, the door yard may be hardscaped or landscaped. In a -SH overlay, the door yard must be hardscaped.
(3) The door yard must remain clear of obstacles at all times except as specifically provided for in Section 51A-13.501(d), “Encroachments.”
(d) Encroachments.
(1) Planting Zone.
The following encroachments are permitted in the planting zone subject to approval of a license for use of public right-way issued in accordance with Article VI of Chapter 43 of the Dallas City Code.
(i) Benches, trash receptacles, newspaper racks, and bicycle racks.
(ii) Utility boxes, meters, man hole covers, regulatory signs, and fire suppression equipment.
(iii) Pedestrian lighting.
(iv) Landscaping, sidewalk, trees, tree grates, and planters.
(2) Sidewalk Zone.
Except as permitted in Section 51A-13.503(g), “Nonconforming Streetscapes,” no encroachments are permitted over or in the sidewalk zone.
(3) Door Yard Zone.
The following encroachments are permitted in the door yard.
(i) Galleries, awnings, balconies, stoops, and front porches in accordance with Section 51A-13.305, “Building Elements.”
(ii) Outdoor seating areas.
(iii) A maximum three-foot-high fence.
(iv) Outdoor display in accordance with Section 51A-13.602, “Outdoor Storage and Display.”
(v) Signs in accordance with Section 51A-13.603, “Signs.”
(vi) Benches, trash receptacles, public art, water features, bicycle racks, and bollards.
(vii) Pedestrian lighting.
(viii) Utility boxes, meters, man hole covers, and fire suppression equipment.
(ix) Landscaping, sidewalks, trees, tree grates, and planters.
(e) Easements.
(1) The sidewalk zone, planting zone, and on-street parking area may be provided on private property provided the sidewalk zone, planting zone, and on-street parking area are located within an easement permanently dedicated to the city.
(2) The dedicated easement must provide the city with perpetual access to allow for customary public use, including but not limited to, the provision of public signs, street lighting, parking meters, and public utilities.
(3) The easement cannot be used for underground structures of any kind except those associated with underground utilities.
(f) Pedestrian Amenities.
(1) Applicability.
The following pedestrian amenities apply in the WMU and WR districts.
(2) Location.
Pedestrian amenities must be provided within the door yard or planting zone.
(3) Required Amenities.
The following pedestrian amenities are required:
(i) Benches at one per 300 feet of frontage on at least one primary street.
(ii) Trash receptacles at one per 300 feet of frontage on at least one primary street.
(iii) Bicycle parking at one five-bicycle rack per 300 feet of frontage on at least one primary street.
(4) Optional Amenities.
(A) In General.
A minimum of two of the pedestrian amenities or enhancements listed in this subparagraph are required to obtain a two percent parking reduction.
(B) Galleries, Arcades, and Awnings.
Galleries, arcades, or awnings with a minimum length of 25 feet per 100 feet of building facade must be provided along the frontage in accordance with Section 51A-13.305, “Building Elements.”
(C) Pedestrian Passage.
A mid-block pedestrian passage, available at all times to the general public, must be provided and constructed in accordance with Section 51A-13.502(b)(7), “Pedestrian Passage.”
(D) Public Open Space.
An additional two percent of net land area must be provided as public open space in accordance with Section 51A-13.304(k), “Open Space Lot,” either on- or off- site (within a walking distance of 1,320 feet). To obtain this credit, the dedication of public open space must be accepted by the city of Dallas.
(E) Building Materials.
(i) At least 85 percent of the exterior finish of all buildings (not including windows and doors) must be masonry. For purposes of this paragraph, masonry materials include stone, cementitious simulated stone, brick, portland cement stucco, and cementitious siding.
(ii) The use of no more than 15 percent of the following materials may be used on the exterior finish of a building:
(aa) Pre-cast masonry (for trim and cornice elements only).
(bb) Glass fiber reinforced fiber concrete and fiberglass reinforced plastic (for trim elements only).
(cc) Metal (for beam lintels, trim elements, and ornamentation only).
(dd) Split-faced concrete masonry unit (only for piers and foundation walls).
(ee) Glass block (no closer than 30 inches to building corners).
(ff) Fabric for awnings.
(F) Public Art.
Public art (including water features), approved in writing by the director of cultural affairs or the cultural affairs commission, must be provided.
(G) Pedestrian Lighting.
Pedestrian lighting (free-standing or wall-mounted) must be provided at one per 75 feet of frontage.
(H) Underground Utilities.
All utilities must be provided underground.
(5) Maintenance.
All pedestrian amenities must be maintained by the owner of the lot; if there is more than one owner, all owners are jointly and severally liable for maintenance.
(g) No Waiver Permitted.
No waiver of the minor street or streetscape provisions of this division is allowed through the subdivision process.
(Am. Ord. 29827, passed 8-15-15; Am. Ord. 30889, passed 6-13-18)
(a) Block and Street Standards.
(1) Except as provided in this subsection, in WR and WMU districts, no blockface may be greater than 500 feet in length without an alley, street, or pedestrian passage providing through-access to another alley, street, or pedestrian passage. If an alley, street, or pedestrian passage cannot connect to another alley, street, or pedestrian passage because one does not exist, through-access must be provided by an alley, street, or pedestrian passage to the rear property line.
(2) An individual lot with less than 100 feet of street frontage is exempt from the requirements in Paragraph (1) above.
(3) The building official may issue a waiver to the requirement in Paragraph (1) above if building official finds that the spirit and intent of this subsection has been met and:
(A) the property shares a property line with a cemetery, Dallas Area Rapid Transit right-of-way, a railroad, a levee, or a natural feature such as floodplain, escarpment, waterways, or similar features; or
(B) the location and size of an existing building prevents the property from being developed in accordance with Paragraph (1) above.
(b) Street Cross-Sections.
(1) General.
Alternative on-street parking configuration other than those shown (including reverse angle parking) and travel lane increases, up to 10 percent, may be approved by the director of public works and transportation.
(2) New Streets.
The following requirements apply to the construction of new streets within a WMU, WR, or RTN district. All streets must be two-way and be constructed with a maxi- mum design speed of 35 mph.
(A) Parallel Parking (MS-1A).
(B) Angle (60°) Parking (MS-1B).
(3) Residential Streets.
The following requirements apply to the construction of new residential streets within a RTN district. All streets must be two-way and be constructed with a maxi- mum design speed of 30 mph. When RTN applies to either side of a street and the other side of the street is in a WMU or WR district, both sides of the street must use the RTN cross-section.
(A) Parallel Parking (MS-2A).
(B) Yield with Parallel Parking (MS-2B).
(4) Service Street (MS-3A).
(A) The following requirements apply to the construction of new service streets within a WMU and WR district.
(B) All service streets must be two-way and be constructed with a maximum design speed of 30 mph.
(C) A hedge or low wall not less than 30 inches in height at the time of installation must be provided within the parking setback area to screen the edge of the vehicular use area or parking structure.
(5) Alley.
The following requirements apply to the construction of new alleys within a WMU, WR, and RTN district. When a residential use abuts both sides of an alley, the cross-section for a residential alley (MS-4B) is required, otherwise the cross-section for a commercial alley (MS-4A) is required.
(A) Commercial Alley (MS-4A).
(B) Residential Alley (MS-4B).
(6) Shared Access Area.
The following requirements apply to the construction of a shared access area.
(7) Pedestrian Passage.
The following requirements apply to the construction of a pedestrian passage. Except as provided in this paragraph, the passage must connect from a street a pedestrian passage, an alley, or another street. If a pedestrian passage, alley, or another street does not exist, the pedestrian passage must connect to a rear property line. Required building side setbacks may be used to accommodate the pedestrian passage. If located on private property, a pedestrian passage must be accessible to the public, dedicated as an easement, and must be maintained by the property owner.
(c) Bump-Outs Required.
(1) Except for MS-2B and MS-3A streets, all streets must include bump-outs at intersections to shorten the distance that pedestrians are required to cross. No bump-outs are required on alleys.
(2) The width and depth of the bump-out will be determined by the director of public works and transportation by balancing the needs for vehicular access with those of pedestrian accessibility.
(d) Modification of Standards.
Modifications to the street standards may be allowed by the director of public works and transportation where necessary to address specific conditions. The modifications must be the minimum necessary to address specific conditions, while preserving the integrity of the street and minimizing impacts on the pedestrian experience, and are limited to the following:
(A) adding turn lanes to respond to critical traffic needs;
(B) adding medians when such medians enhance pedestrian safety, or address critical traffic needs;
(C) prohibiting on-street parking during peak periods;
(D) adding or deleting lanes adjacent to public open spaces to enhance access or encourage pedestrian usage; or
(E) eliminating bump-outs when adding needed turn lanes or prohibiting on-street parking during peak hours to respond to critical traffic needs.
(Am. Ord. 29827, passed 8-15-15)
(a) Applicability.
(1) The streetscape requirements of this section apply to all new development and to the addition of any floor area or pervious cover to the site.
(2) Where the proposed addition of floor area or pervious cover is associated with only one specific tenant space, only the portion of the streetscape associated with that tenant space must be constructed.
(3) These standards apply to the maximum extent feasible on streets regulated by the Texas Department of Transportation (TXDOT), as determined by TXDOT.
(b) Mixed Use Streetscape (ST-1).
The following streetscape standard applies to property within a WMU or WR district that abuts an existing street.
(c) Indented Parking.
(1) In General.
(A) The following streetscape standards may apply to property within a WMU, WR, or RTN district that abuts an existing thoroughfare.
(B) Alternative angles other than those shown (including reverse angle) may be approved by the director of public works and transportation.
(C) When indented parking is used, the front setback area and parking setback, as set forth in Section 51A-13.304, “Development Types,” may be adjusted to accommodate the parking as specified below. Trees along a multi-way boulevard are considered street trees and are not counted as site trees.
(2) Indented Parking (ST-2).
(d) Multi-Way Boulevards.
(1) In General.
(A) The following streetscape standards may apply to property within a WMU or WR district when the property abuts an existing thoroughfare or a street on which on-street or indented parking is prohibited by the city.
(B) Alternative angles other than shown (including reverse angle) may be approved by the director of public works and transportation.
(C) When a multi-way boulevard streetscape is used, the front setback area and parking setback, as set forth in Section 51A-13.304, “Development Types,” may be adjusted to accommodate the multi-way zone as specified below. Trees along a multi- way boulevard are considered street trees and are not counted as site trees.
(2) Parallel Parking (ST-3).
(3) Angle (60°) Parking (ST-4).
(e) Residential Streetscape (ST-5).
The following streetscape standards apply to property within a RTN district that abuts an existing street.
(f) Parking Buffer (ST-6).
(1) The following streetscape standards apply when a parking lot abuts a public street (not including an alley).
(2) A hedge or low wall at least 30 inches in height at the time of installation must be provided within the parking setback area to screen the edge of the vehicular use area/parking structure.
(g) Nonconforming Streetscapes.
(1) Reductions.
(A) If a streetscape along an existing street is constrained by an existing building, the building official may modify the streetscape standards to the minimum extent necessary to accommodate the existing area between the face of the building and back of curb.
(B) The standards shall be modified in the following order:
(i) Reduce the door yard as necessary.
(ii) Reduce or eliminate the planting zone.
(iii) If necessary, replace large canopy trees with small trees that are more appropriate for the reduced area. If the planting zone is eliminated, create a bump-out to provide for tree planting.
(iv) Reduce the sidewalk to the minimum width to accommodate ADA accessibility.
(2) Encroachments.
If a streetscape along an existing street is constrained by an existing building, the following encroachments may be permitted over the sidewalk subject to approval of a license for use of public right-way issued in accordance with Article VI of Chapter 43 of the Dallas City Code.
(i) Awnings, balconies, stoops, and front porches in accordance with Section 51A-13.305, “Building Elements.”
(ii) Outdoor display in accordance with Section 51A-13.602, “Outdoor Storage and Display.”
(iii) Signs in accordance with Section 51A-13.603, “Signs.”
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