l>~,.._.o-CDX---o~

cQ)--Q)(A

cCD<CD-o-c3CD~,..oo~CD

I .

Purpose and lntentEsta.,b,li·sh"standard zoning to encourage

i • •

walkabl.e, mixed us~ developmentconsistent' with' the ,'forward'Dallas! Vision

Provide a tool 'kit of zoning opttons to suit avariety of locations and a range.of densities

Strike a balance between tlexlblllty andpredictability to reduce the "need ~orplanned development distrlcts

2

,'\.

• ~

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•C)

3CD..,

Q(J) 0

"Q)

:3CD

:len'"

t/)-to

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CD

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Exi'sti,ng:.MJX9<;j Use (MU)Zoni:ng

AI10ws a g,reat deal.of land u.se flexlbtllty'" .~ i' (, "

Rarely results in walkable' developments, ," i: ""~~, ;i'j ~" ~!.;i '~" I'l •••

Rarely results In mixed use developments, ;,. ,(

No predictability ln bulldlng form

4

r

s:cCCDN<o CD:s 0_. -C:s 3(Q CD

:sr+mxm3-cCDen

»esIo.,

(ti0:lCDa.-t.,Q)a.CDoCD:lCD.,

fJ

_.:s

'L

'. .1, ~W:Dl~T"~

~ Street treesand planters 6

Desired: D:ev"elopment"Chara,cterBuildings pulled up tothe sidewalk

Pedestrian-scaledlighting ." On-street parking

Shading,structures

Active frontage withstreet facing entrances Wide sidewalks Outdoor dining

oCDen_..,CDC.oCD<CD-o

~

3CD:l~

o=rQ).,Q)oco.,

Wa'lka'bIEf,Urb'a'n, Formstrong emphasis onwalkable urban formalong primary street.frontages

. ,;

Active ground tlo'orBuilding entrance 9,n street frontageBuildingfront~g~,onstr~.etand parking setback

, " '.,~. ~! 't

Pedestrian trlendlystreetscapes

1;~-L~~~~__~_._ '__

[

10~ 0a.:Jc::<en CDCD :J_ . .-+tn _ •.-+0::J:JCD m,,-o No 0~ :::s_.

::::l(Q

Hierarchy ,of Zon:~h,gTools

Form Districts: A palette of district options thatcan b,eapplled flextbly to suit a range ofsltuatlons

Development Types:' define permittedevelopment ln each' district prlmarlly in terms

, .ot building form and site planning requirements

Land Uses: Simplified categories of uses arepermitted according to development type

Form Di,stricts3.,Base Districts, ~ '~':tIl l!I ' III ,.-1 :;, j; • - • !I '7i i, 1 (.ii, lJ

Walka,ble. Mixed: Us:e(WMU): Allows: a mix of uses in ati " /", Ii· j

walkable tormat

Walkable Reside:ntial (WR): Allows a range of housingtypes' in a.walkable format

In, I:i

.n III ~i' . hili't; j ~'f ! '. tl f. '

Residential'Transiti:on (RiTN): Provides for a transition inscale and lntenslty-near single famlty neighborhoods

12

Form Dtstrlcts.. ,

.3,;Overlay DistrictsH~ight Ma,p Oyerla}!: provides for custom height

, < 1 '"j"':} ,

adjustmentsto suit speci:fic contexts!,~ .!. l '

,~, J;,.

~ ~

Shopfront Overlay: allows/mandatesvertical mix of" jt ' ' ,I

uses on wen defined frontages1, r

Parking Management Overlay: allows greater flexi'b,ilityin ,meetin,g ..parking requirements

13

H' ~i!'~' ith ,""',te ".,' ~I'~'E",'" 'I.ypl~ ."e·l:ca"·~antpe

[d,,,,Iiloiil ',I

." "- .

D••.-

Street A

Existing Single Family

Ql••••••CI.)Q).f1

CI)

,Walkable Mixed Use /, , -

Walkable Residential'District

Residentia/,.[rflnsition.District

Shopfront Overlay

Height Map Qverlay

Parking ,Management OverlayShared parking structure allows forgreater development on adjacent sites

Parking Management Overlay enables greaterfl.:exibility in meeting parking requirements

15

D'evelopmen't-Typ'es(1) Development Types by Dlsmct,

I I I I >'-2-~- C'd I .•..... (l) I aJl/)

.•..... o +-' -v . c VI I VI

:Jc +-J C I IDI \U :::3 :J0 tn 0 - °u 0 '"

IDD

m rI

LL¢ ~ Ill:: !..... r C ....c: QJ ....c: L vi I (u. C

~o... - 0...1 v c -I-" r- ~ I 0 VI· tV VII --oo 0 r "- s; u c C :J 1))":) :J uu

x 0 C c ro ! ::...•. I.;:;:.....c: _~ ....c: I.]) o CL•••. IT.i i r=~ ro 0 c c' .2:: ~:Jo +-' ~ -;»

.:::::.tI) tn 1Il1 I LJ o 4 I-tI1

District- --" ~ 'tw=-1t

Walkable Urban Mixed Use {W'MULovv (WMU-3J WMlJ-S)Medium (WM U-8, \~/II\I~U-12)High (WMU-20J VJf'VIU-40)

'X/alkab!le Urban Residential (\X/R)OW (WR-3J Wt<-5

rvreaiurn {\VR=-8!'X!R-~~lHigh (\VR-20, WR-~o)

••

• 1.1• I. I.---1--.--- -. -- -.-----+------+-- ..- .---;-.----.-• I. • I .: I

• •• •

• • I • I I I I • •I • I • IJ.---+ --+-;-- t---:- .1I +----l- --+- :--j ~--l---~-+

esidential Transition (RTN) I I. • • I • I •Shopfront (-SH) Overlay

over anvWM U or \flR district • • • •

16

~

-~"~' ~ A d0J'eh:jpment tfPe. irrts 110 e.d pMrn ari 1:1 fo rground -sto ry rEitai 1and u ppar -!1 tory re.5 identi 81or offices uses.

Mixed 'Uis'e~"'Sh,opfront--~

.-zoo:=.~.:-

u

i

i';-__ ~-lM ~' /~._-~-'-........:::---. :::.::~--I-"_~'-"""'__._ .

--~/- ~"::?--,- ...'

-,.-....:---- -s-, -.-~ ••••.••.

,,........ ---- •.•..._-"> .•....-..,.' /".--- '- ,

,r'0":--..,. :.-' -.-.~" /.'~-".'-'---''- ~-""-'-""-""~>'-/''''

'-,_ •••-.. ••••••~J

17

Mixed Use Sho~front- 1

I:ui..LJ0::tIi>-c.::.-;(

~c.::0..

Required street frontage (min): 90%

Front setback area (min/max): 5'/15'

Parki ng setback (mi n): 30'

~- "I l : i. 1· ~

IT 1 r" Side lot line -t.,~ ~-.- ---,.__ ..__ ..__ ..__ .,>-1 ! S;d".tb,d (m;,), varies

: II " RbI ( .,. Iear set ac nlln): vanes "

1 I 1 1~f" 1 : .,_Si?;~e··,_··tPo:: Side setback (mi n): varies :15

1::1

: 1-=c . WJ() • Qj

-£i jLt ;' ~ .~" . : ..- I; Front setback area I

; (minltmx): 5'/15', . .

Iii . " ' 1-]'I • •

; Front lot line . ·······p:;;;):;i;;;g-·s~tb;.;Zk·(m·i;~F5;1'····-,.···f'-~ •• ~~ •. _~ •• ~., "' ~" __ "

:t:3

Required street frontage(rnin): 40%

SIDE STREET

PLACEMENT(plan view)

i

FRONT SEHlAO( AREAPrimary street (rnin/rrrax ft)

Side street (minimax ft)Service street (rn in/max ft) none

5/155/15

REQI..JIRED STREET FRONTAGE

Pri mal')' street (rn in) 90%"'ST"cltntw@'t'1"fTi'1")

Service street (m in)

4?J%none

PARKING SETBACI(

From primary street (rnin ft)

55

From sl(le street (min It)

From sel\dce street (mln ft)Abuttl ng si ngle fam il)' cIistrict (m in ft)

Abutting multifamily 01' nonresidential district oralley (rnin ft)

SIDE SETBACK

30

10

5

1SAbutting single-family district (mln ft)Abutting multifamily or nonresidential district(min ft)

Abutti ng alley (rn in ft)

REAR SETBACK

001' 5

5

15Abutting single-family district (min ft)Abutting multifamily or nonresidential district(rnln ft)Abutting alley (rnin ft)Abutti ng serv ice street (min ft)

5

510

f

18

Mi!xed U:s,eShopfrontBUllD'lliNG FACADE

Blank w"lIilrea {milx}Prim;::;rystreet: 20' none

1------,,-----;----------- ::1,----------,------------------------J1 nnr fJrJll

DJO DO[ 0Upper- siory trJi nspa ren C'fPrim.JPj street: 20% Service street facade (min]Side street: 20% MeaslArl!'dFom jJoor to jloor.Ground-story transparency

rima I)' 5treet; 50Q/..

Side street: 25%

'NCY

none

1 lrequired

Entrance spacing (max)Primdlf)' street 100'

Side streetService street

allowedallo, ••red

ELEMENTS(elevation vie'N)

2:0

(6), Crollnd.Story Skopfront; Windows.A minimum or 60 percent of the street-fronting, street-is •••.el windaw pane

surface area must allew views into the ground-storr use for a depth of at least four feet,Windaws m us! be clear or lmpainte<J, or, if treated, must be transl ucent. Span drei glas"or backpalnted glass does not c{)mply with this provision.

nonenone

19

en_.::JccCDenr+o

~

en':ro-c~..,c::Jr+

G)(1)::J(1)..,moo33(1)..,o_.Q)

»-ct\)..,,....3CD:l,....

Stacked Townhouse(f) Townhouse Stacked.

(1) Definition.

A development type with six or more attachedunits consolidated into a single structurethat creates separate ground-story units forresidential or office purposes.

Etit:il unit shires a common side wall and aC011mon floor or ceiling. Units are stackedvertically, however, no more than one unit ispermittee! above another unit. Each buildingmust contain at least three units horizom,lli/,'(si>:units ro.al). Each unit t)/pically has its ownexternal en.ranee. No on-site surface parking isoermnted :etween the building and the streetCa"ages b:i:1g the prtrnary street are not per--nmed An elevated ground floor for resldemlal.ises is recommended to ensure privacy.

23

Mano·r, House(hi) Manor House.

('Il) Definition.

A development type with two to five attacheddwelling units consolidated in a single struc-ture.

A manor house must be located on a singlelot and must contain common walls. Thebuilding must look like a conventional single-family house 'Nitti a single primary entranceexcept that a manor bouse with two dwellingunits (duplex} may have one primary entrancefor each unit. Dwelling units within a buildingmay be situated either \'lholly or partially overor under other dwelling units. No garage mayface a primary street. In the RTN district, upto 1\1/0 units per lot are permitted. An elevatedground floor fer residential uses is recom-mended {O ensure privacy.

24

Civic Development TypesCivic B,uild'ing

Places of Worship, Schools,Public Buildings

Open Space LotParks, Open" Space,Squares, Plazas

25

Open SpacePublrc open space standards

I ,"",", ,",rPu,blic squareGreenPlazaNelghborhood ParkTot LotCommunity GardenGreenbeltLandscaped Median

r-.....,1','''rTTT1'"rT'!""'"lt--..--J: : ii, , : , I 1--..-;. . L .Ll.J. U .L ~ II I "•••••. ~. 41_.. .Il---l --.. •......J,.-"1~;~.:=J(-' j-'i_ ••- ..""'•..•.J .J.....'f]'.................. . ..... ""' ../1..•..~ :--" ••.••'I"'~ • ', .. JI--..-l ~. : ~, .......!J

j::::l~, "~ ~t=jt-.'-I ;-C~.~~ t-"-t-, ..----" ~~ . _ ..---'r"'---, "-rrTTT1--r"1 ,r'-:1--'-11 i ; i :i ; l .' • 'I-"-iL ..--l LLL1..U..1-.IL.J ~ ..----l

Open Space(b) Open Space IRequired'.

strated at

27

(2) O'FF-SITE OPEN 5P~i.CEmeans open space that is not located on thebuild ing site but is within a quarter of a mile \It/a Iking distance of the property Off-siteopen space may cons ist of parks, wildli fe preserves, or any form of open space lot asdescri bed in this article,

(3) O'N-SITE Q'PEN SPl·\CIE means the portion of a bu ildin g site that is acces-sible to all occupants of that building site (or to the general public if dedicated as publicopen space) and princi pally open to the sky but allows for arch itectural elements sucas colonnades, pergolas, and gazebos, The space must be a contiguous onen area ofnot less than 10 feet in width or length.

Minor Street StandardsNew palette ofmlnorstreets optionsEm,phasizes on-streetparking, pedestrianamenities and slowertraffic speeds

28

Streetscape Standards{hI. Mixed Use Streeis·c:alpe (51"-1).

Tile following streetscape standard applies to property within a ""lMU or WRdistrict that abuts an existing street.

~-:...~-:::=="='(fJ PedlestFlian An,e;nJt~es.

(1} Applic3IDiHt)',.he follco.lfing pedestrian ar-ienlnes <lpp~fin the '\J,n ••iU and VIR districts.-ft r~~1

I.k.LJL IJ~JLI t, ",

_~~'I~[W ,(,,~I [\[ ~L~ll ~lr."';"~li",11 ,1-- ,,~t"'l:,-~'<.'~~

'111,1, ,.r: ",~-~~I ~" • & {::.~"" ~I

f""''',,0. :,/Gi" .'-' - l, :i,".! ,~-:;::/!; ''A'iI.. ~'-">v' ~~'f&i-1

I ,"/ ,.' ~~ ~~'/v

(2) location.Pedestrian amenmes must be provided within the door Jard or planting

zone,

0) Reqlml red AmenJ~]es.he follo'wing pedestna n amenities <Ire requi roo:

(i] Benches <Itone per ,31::>0 feet cffrontage on at least 0 ne primarystreet.

(li:1 Trash receptacles <l1011eper )00 feet of' frontage 011iSt least one'"gI'-1?

J!~"",w

prim<lrr street."""It. !.?f.. "';

-r-:, I.~••••• ;'"tIn 0:

5'-l!]" I ,6' 1;'

Vehicularll:ile (iii) 'Bicycle park ing at one ~ve-bh:'Jclerack pe r :~oofeet of frontage on

at least one primary street.RlCHT-oFJ~'A '(

(2:1 E>:cept in .111-SoH overl.1y. the doorvard may be hardscaped or landscaped.In a -SH overl~', the door ya rd must be harcis,(a~.

29

Ran.g'e, ofDensltles, , , iii, "

!IIoi ',I

WalkabIe Mixed Use and Walkable. 'b -- .

!!!

Resldentlal districts come Is a range ,6ftntensltles: . .

Low: 3 story5 story

lVIed:i~.,m:,,~" . ,,8, sto-ry.. . .,.. ' 1-2·story

,Hlg'I1,: ' ""' " z 20 storyIIIi'

4,O:sto:ry /C'u'sto"m, maximumwith H':ei'ght'e:l\?ap overlay

30

Maximum Heightsssc. SlA-13.3,Oi2. H EI'GJHT~

(a) Maxi mum D1ms:tr-ict Helght,

(1) Height within a \l/i\~U,\~R. or RTN district cannot exceed the maximumheight li m it below (in feet or stories), except as otherwi se nrovided in thi s sectio .._

~ntensityI I

I WMU-:l._ WR-~ I2]/2

I35

LOW' _~!1 55 I 80

t~1EDIU~J1~.... - _.::- _.- .. - .8 125

12 180

HIGH-- ... - --~ - ... _- 20 JOO

- - - -- - ..iI.oI 600

31

Minimum Heights(b) Millrdmiurn Dis.t.rict Hei,ght.

(1) Height within a Wi\;1U, \l:IR, or RTN district must meet or exceed the mini-rn um reuu irernents below (in stories), except as otherwise nrovided in th is secti

Height inlntenslty District Stories (t'll1in)

RTN i ILO\)!/ VJr\ll U-3, \x/ R-3 1 I

\VrVlU-" \VR-~ 1

r..,1EDIUi\~·WfV1U-8, \'K/R-8 2

,);/M U-12, \~IR-12 2

HIGH\)!/~ilU-20, \V R-20 4\~/rv1U-40, \~lR-40 5

(2) Mixed use shopfront, townhouse stacked, townhovelopm ent types are req uired to be at least ThVO stories in heigdistrict height (See Section 51A-1J 304, 'l Development Types. ")

se, ana manor hou se de-.egardless of the minirnu

Iy to the f rst 30 feet of the bui Idingany primary or side street. except that up

ay De lower than the minimum height for thee

district 32

'" '" ". -.....•..... '-..............'"III 1················j'........ i ~ ~I I · -......... . I I

. -·.It_.. .--

. .

~ ! SF or MFI I

Residential Proxtmity SlopeAutomatic protection for residential uses fromheight above 26 feet in adjacent developments

33

Land Uses

PRINCIIi'.,u USE

::i:'E:::;:;.c-o'i.; C-.W..t:

LI~

e-D .•...",.•..•. ;:vi E'.J:l I'h.,Met:..t:

i.:;:f V""'l

I Mu' II~SS,

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n

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IJ

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v:'=.0::";

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M:: I ~'~~ ....'l't

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~~<Ii

.1. • • • IcHI,.(::1~••)

es identia.1

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• .1. ••

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I.... Jr-Ic)(',-:, 1

r;:

• I •

• • I •

• (C:II,)

Dd~'care• I •

• I •

••

(c) I~)

(c) I~)

Gc:vernment sE!ri[ie~,except aslisted bel,~,:(Me • I •

•

•n

((:1 r~)

l!l I [I

•(,r.1~8).1.

_, laco .fWo"hip I PI«. orWorsl>ip 1-""1. I • I • I []--I•

• I (~1.:'11

I • I I II I34

Land Uses~- II ., 'I.> :'!::-:..' - b .1 ',..' - "',j\ E

:5 ~ th ~ - v ~ ~ 1::) ,i; ..I:~ I~ ..!:' '~ t E ~ -§ ~ -i D ~ l:' ~- L> t:.~ 00 =!; "'" '4: ••.•• -.: t:::J. ~,t, :l

,ZI .J: C .J:: V tj. 1:> -; '" , ,.. 00 [; Cw~ i,;:, V") t) L~ e: ~ .=:' Vi ~ :E:::: 1;:1 :r:

I l ,. ,,': Mu ~.:'S5_ ~~dfi!i: •••,

T~JTh -, Mh l~l~Sf~'__ = _ __ _ ~ 'rIt~jf~

S' 0- "t IJ..•

v;.~

.•... '11 .£ ,3.? -I:-E' v:. ~ .~' '~ '" "'0 -r.: t: ,-

c .B .£ I: - ~ ~ 11 ~ £~e ~ "",,%: ~I,.., ,..• Et I.~ ••••" \.o~, tJ""i ::s-s::..- - :..'

RINCllPAl US.E I U.SI£ CATEC0 R"f I o I ~ I C· o ~ - -< <: < ,"" olCt "'" -d.:tt:

. - -1-----, --, f*-I I I I I I I I

,I II• •Office • •--

I I I • II• • I I I ! I

I::' I I D I 13 I I I r--I I I I I:e)(')1

I llid •

I t±±Ej I I I

le)!',:1etail

• Ie) ('))

•D I CI I D I II r--I I I I I I I• I • I • I • I I I I I I I I

• I • I • I • I I I I I I I I I

• I • I • I • I I I I I I I I I (e)(G]

• I • I I • I I I I I I I I r: I ICommerce I t-I!:USLDP I I~I rn±H I I I

I II ~clb') II I

I I I I I I I I I I•Fabrication I R;~earchancBeh~vel~l:lment ~ ;-t--t---r-r---1---1 I r--I II 35

Generous Parking ReductionsReduced requirements derived from Urban landInstitute (UL,I)ULI shared parking 'model, codlfled for calculatingparking requirements "

,

U;pto 50% additional' parking reductlon;25% for transit proxlrnlty50% for affordable housing near transit25% for below grade office parking25% for employee transportation demand management5% f.or tree preservation (1,spa,ce per tree)2% for increased pedestrian amenities

On street 'parking counts towards' off streetrequirement

36