Upload
oocclcom
View
112
Download
1
Tags:
Embed Size (px)
Citation preview
1
Form Districts
Article XIII of Dallas Development Code
Oak Cliff Community MeetingNovember 16, 2011
2
Purpose and Intent• Establish standard zoning to
encourage walkable, mixed use development consistent with the forwardDallas! Vision
• Provide a tool kit of zoning options to suit a variety of locations and a range of densities
• Strike a balance between flexibility and predictability to reduce the need for planned development districts
3
Conventional Zoning…..
…..makes this easy
…..makes this difficult
Former Sam’s Club on Park Lane West Village
4
Existing Mixed Use (MU) Zoning
• Allows a great deal of land use flexibility
• Rarely results in walkable developments
• Rarely results in mixed use developments
• No predictability in building form
5
Development Examples in MU Zoning
Mixed Use Development
Auto-oriented Trade Center
Suburban Style Strip Shopping Center
Auto-oriented Hotel Tower
6
Buildings pulled up to the sidewalk
Street trees and plantersWide sidewalks
On-street parking
Outdoor diningActive frontage with street facing entrances
Pedestrian-scaled lighting
UrbanAdvantage
Desired Development Character
Shading structures
7
Desired Development Character
8
Walkable Urban Form• Strong emphasis on walkable urban
form along primary street frontages– Active ground floor – Building entrance on street frontage – Building frontage on street and parking
setback– Pedestrian friendly streetscapes
9
Conventional ZoningLand Use is the Focus
Form
Use
Management
10
New Approach Makes Building Form the Focus
Form
ManagementUse
11
Hierarchy of Zoning Tools
• Form Districts: A palette of district options that can be applied flexibly to suit a range of situations
• Land Uses: Simplified categories of uses are permitted according to development type
• Development Types: define permitted development in each district primarily in terms of building form and site planning requirements
12
Form Districts
• 3 Base Districts– Walkable Mixed Use (WMU): Allows a mix of
uses in a walkable format
– Walkable Residential (WR): Allows a range of housing types in a walkable format
– Residential Transition (RTN): Provides for a transition in scale and intensity near single family neighborhoods
13
Form Districts
• 3 Overlay Districts– Height Map Overlay: provides for custom
height adjustments to suit specific contexts
– Shopfront Overlay: allows/mandates vertical mix of uses on well defined frontages
– Parking Management Overlay: allows greater flexibility in meeting parking requirements
14
Hypothetical Example
Height Map Overlay
Existing Single Family
Street A
Str
eet
B
Residential Transition District
Shopfront Overlay
Walkable Mixed Use / Walkable Residential District
15
Parking Management OverlayShared parking structure allows for greater development on adjacent sites
DART StationInwood Rd.
Denton Dr.
• Parking Management Overlay enables greater flexibility in meeting parking requirements
16
Development Types
17
Mixed Use Shopfront
18
Mixed Use Shopfront
19
Mixed Use Shopfront
20
Single Story Shopfront
21
General Commercial
22
Apartment
23
Stacked Townhouse
24
Manor House
25
Civic Development Types– Civic Building
• Places of Worship, Schools, Public Buildings
– Open Space Lot• Parks, Open Space,
Squares, Plazas
26
Open Space• Public open space standards
– Public square
– Green
– Plaza
– Neighborhood Park
– Tot Lot
– Community Garden
– Greenbelt
– Landscaped Median
27
Open Space
28
Minor Street Standards• New palette of minor
streets options• Emphasizes on-street
parking, pedestrian amenities and slower traffic speeds
29
Streetscape Standards
30
Range of Densities• Walkable Mixed Use and Walkable
Residential districts come is a range of intensities:– Low: 3 story
5 story– Medium: 8 story
12 story – High: 20 story
40 story /Custom maximum with Height Map overlay
31
Maximum Heights
32
Minimum Heights
33
Residential Proximity Slope
SF or MF
• Automatic protection for residential uses from height above 26 feet in adjacent developments
34
Land Uses
35
Land Uses
36
Generous Parking Reductions• Reduced requirements derived from Urban
land Institute (ULI)• ULI shared parking model codified for
calculating parking requirements• Up to 50% additional parking reduction:
– 25% for transit proximity– 50% for affordable housing near transit– 25% for below grade office parking– 25% for employee transportation demand
management– 5% for tree preservation (1 space per tree)– 2% for increased pedestrian amenities
• On street parking counts towards off street requirement
37
Questions