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Purpose and lntent
Esta.,b,lish" standard zoning to encourage
i
walkabl.e, mixed us~development
consistent' with' the ,'forward'Dallas! Vision
Provide a tool 'kit of zoning opttons tosuit a
variety of locations and a range. of densities
Strikea balance between tlexlblllty and
predictability to reduce the "need ~or
planned development distrlcts
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Exi'sti,ng:.M J X 9 < ; j Use (MU)Zoni:ng
AI10ws a g,reat deal.of land u.seflexlbtllty
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Rarely results inwalkable' developments
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Rarelyresults I nmixed usedevelopments
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Nopredictability ln bulldlng form
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~ Street trees
and planters 6
Desired:D:ev"elopment"Chara,cter
Buildings pulled upto
the sidewalk
Pedestrian-scaled
lighting ." On-street parking
Shading,
structures
Active frontage with
street facing entrances
Wide sidewalks Outdoor dining
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Wa' lk a' bIEf ,Urb' a' n , Form
stron g emphasis onwalkable urban form
alongprimary s treet.frontages
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Active groun d tlo' or
Buildin g entrance 9,n street f ron tage
Buildingfront~g~,onstr~.etand park in g setback
, " '.,~. ~
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Pedestrian trlendlystreetscapes
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Hierarchy ,of Zon:~h,gTools
Form Districts:A palette of district options that
can b,eapplled flextbly to suit a range of
sltuatlons
Development Types: ' define permitte
development ln each' district prlmarlly in terms
, .
ot building form and site planning requirements
Land Uses:Simplified categories of uses are
permitted according to development type
FormDi,stricts
3.,Base Districts
, ~ '~':tI l l!I ' I I I ,.-1 :;, j; - !I '7i i , 1 (.ii, lJ
Walka,ble. Mixed:Us:e(WMU):Allows:a mix of uses in a
ti " /" , I i j
walkable tormat
Walkable Reside:ntial (WR):Allows a range of housing
types' in a. walkable format
I n, I :i
.n I I I ~i' . hili'
t; j ~'f ! '. tl f. '
Residential'Transiti:on (RiTN):Provides for a transition in
scale and lntenslty-near single famlty neighborhoods
12
FormDtstrlcts
.. ,
.3,;Overlay Districts
H~ight Ma,pOyerla} ! : provides forcustom height
, < 1 '" j" ':} ,
adjustmentsto suit speci: f ic con texts
!,~ .!. l '
,~, J;,.
~ ~
Shopf ron t Overlay: allows/mandatesvertical mix of
" jt ' ' ,I
uses on wen def in ed f ron tages
1, r
Park in g Man agemen t Overlay:allows greater f lexi' b,ility
in ,meetin,g.. parking requirements
13
H
' ~ i !'~ ' ith,""', t
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Exi sti ng Si ngl e Fami l y
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,Wal kabl e Mi xed Use /
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Wal kabl e Resi denti al '
Di stri ct
Resi denti a/,.[ rf l nsi ti on.
Di stri ct
Shopf ront Overl ay
Hei ght Map Qverlay
Parking ,Management Overlay
Shared parking structure allows for
greater development on adjacent sites
Parking Management Overlay enables greater
fl.:exibility in meeting parking requirements
15
D'evelopmen't-Typ'es
(1) D evelopment Types by D ls mct,
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D is trict
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Walkable Urban M ixed Us e {W'M U
Lovv (WMU-3J WM lJ-S)
Medium (WM U-8, \~/I I \I ~ U-12)
High (WMU-20
J
VJ f'VI U-40)
'X/alkab!leUrban Residential (\X/R)
OW (WR-3J Wt<-5
rvreaiurn {\VR=-8!'X!R-~~l
High (\VR-20, WR-~o)

1.
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---+ --+-;--t---:-.1 I +----l- --+ -:--j~--l---~-+
es idential Transition (RTN)
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Shopfront (-SH) Overlay
over anvWM U or \flR district

16
~
-~"~' ~
A d0J 'eh:jpment tfPe. irrts 110e.dpMrnari 1:1 for
ground -story rE itai 1and uppar -!1tory re.5identi 81
or offices us es .
Mixed 'Uis'e~"'Sh,opfront
--~
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-........:::-- -. :::.::~--I -"_ ~'-"""' _ _ ._ .
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17
Mixed Use Sho~front
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Required s treet frontage (min): 90%
Front s etback area (min/ max): 5' / 15'
Parki ngs etback (mi n):30'
~ - " I l : i
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I T1 r" Side lot line -t.
,~ ~-.----,. _ _ .. _ _ .. _ _ .._ _ .,
>-1 !S;d" .tb,d (m;,), varies
: I
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ear set ac nlln):vanes "
1 I 1 1
~f" 1 : .,_ Si?;~e,_ t
Po:: Side s etback (mi n): varies : 15
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: 1-= c . W J
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.- I ; Front s etback area I
; (minltmx): 5' / 15'
, . .
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; Front lot line . p:;;;):;i;;;g-s ~tb;.;Z k(mi;~F5;1'-,.
f'-~ ~~ . _ ~ ~., "' ~" _ _ "
:t
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Required s treet frontage
(rnin): 40%
SI DE STREET
PLACEMENT
(plan view)
i
FRONT SEHlAO( AREA
Primary street (rnin/rrrax ft)
Side street (minimax ft)
Service street (rnin/max ft) none
5/
1
5
5 / 15
REQI ..J I RED STREET FRONTAGE
Pri mal')' street (rnin)
90%
"'ST"cltntw@'t'1"fTi'1")
Service street (min)
4?J%
none
PARKI NG SETBACI (
From primary street (rnin ft)
5
5
From sl(le street (min I t)
From sel\dce street (mln ft)
Abuttl ng si ngle fam il)' cI istrict (min ft)
Abutting multifamily 01' nonresidential district or
alley (rnin ft)
SI DE SETBACK
30
10
5
1S
Abutting single-family district (mln ft)
Abutting multifamily or nonresidential district
(min ft)
Abutti ng alley (rn in ft)
REAR SETBACK
001' 5
5
15
Abutting single-family district (min ft)
Abutting multifamily or nonresidential district
(rnln ft)
Abutting alley (rnin ft)
Abutti ng s erv ice street (min ft)
5
5
10
f
18
Mi! xed U:s,eShopfront
BUllD 'lliNG FAC AD E
Blankw" lI ilrea {milx}
Prim;::;ry s treet: 20'
none
1------,,-----;----------- ::1,----------,------------------------
J1nnr fJrJll
DJ O DO[ 0
Upper-s iory trJ i ns pa ren C 'f
Prim.JPj s treet: 20% Service s treet facade (min]
Side s treet: 20% Me aslArl!'dFom jJoor to jloor.
Ground-s tory trans parency
rimaI )' 5treet; 50Q/ ..
Side s treet: 25%
'NCY
none
1 l
required
E ntrance s pacing (max)
Primdlf)' s treet 100'
Sides treet
Service street
allowed
allo, red
E LE M E NTS
(elevation vie'N)
2:0
(6), C rollnd.Story Skopfront;Windows .
A minimum or 60percent of the s treet-fronting, street-is . el windaw pane
s urface area mus t allew views into the ground-storr use for a depth of at least four feet,
Windaws m us !beclear or lmpainte<J, or, if treated, mus t be transl ucent. Span drei glas "
or backpalnted glas s does not c{)mply with this provision.
none
none
19
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Stack ed Town house
(f) Townhous e Stacked.
(1) D efinition.
A development type with six or more attached
units consolidated into a single structure
that creates separate ground-story units for
residential or office purposes.
E tit:il unit shires a common side wall and a
C011mon floor or ceiling. Units are stacked
vertically , however, no more than one unit is
permittee! above another unit. Each building
must contain at least three units horizom,lli/,'
(si>:units ro.al). Each unit t)/pically has its own
external en.ranee. No on-site surface parking is
oermnted :etween the building and the street
Ca"ages b:i:1g the prtrnary street are not per-
-nmed An elevated ground floor for resldemlal
.ises is recommended to ensure privacy.
23
Man o r, House
(hi) Manor House.
('I l) Definition.
A development ty pewith two to fiveattached
dwelling units consolidated in a single struc-
ture.
A manor house mus t be located on asingle
lot and must contain common walls. The
building mus t look like a conventional single-
family house 'Nitti a single primary entrance
except that a manor bouse with two dwelling
units (duplex} may have one primary entrance
for each unit. Dwelling units within a building
may be situated either \'lholly or partially over
or under other dwelling units. No garage may
face a primary street. I n the RTN district, up
to 1\1/0units per lot are permitted. An elevated
ground floor fer residential uses is recom-
mended {O ensure privacy.
24
Civic Developmen t Types
Civic B,uild'ing
Places of Worship, Schools,
Public Buildin gs
Open Space Lot
Park s, Open" Space,
Squares, Plazas
25
Open Space
Publrcopen space stan dards
I ,"",", ," ,r
Pu,blic square
Green
Plaza
Nelghborhood Park
Tot Lot
Commun ity Garden
Green belt
Lan dscaped Median
r-.. ...,1','''rTTT1'"rT'!""'"l
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Open Space
(b) Open Space I Required'.
s trated at
27
(2) O'FF-SI TE OPEN 5P~i.CEmeans open s pace that is not located on the
build ing s ite but is within aquarter of a mile \I t/a I king dis tance of the property Off-s ite
open s pace may cons is t of parks , wildli fe preserves, or any form of open s pace lot as
des cri bed in this article,
(3) O'N-SI TE Q'PEN SPl\CI E means the portion of a building s ite that is acces -
s ible to all occupants of that building s ite (or to the general public ifdedicated as public
open s pace) and princi pally open to the s ky but allows for arch itectural elements s uc
as colonnades , pergolas , and gazebos, The s pace mus t be acontiguous onen area of
not les s than 10feet in width or length.
Minor Street Standards
New palette ofmlnor
streets options
Em,phasizes on-street
parking, pedestrian
amenities and slower
traffic speeds
28
Streetscape Stan dards
{hI . M ixed Us e Streeis c:alpe (51" -1).
Tile following s treets cape s tandard applies to property within a " " lM U or WR
district that abuts an exis ting street.
~-:...~-:::=="='
(fJ Pedles tFlian An,e;nJt~es .
(1} Applic3I D iHt)',.
he follco.lfingpedestrian ar-ienlnes <lpp~fin the '\J,n iU and VIR districts. -ft r~~1
I .k.LJ L I J ~J LI t, ",
_ ~~'I ~ [ W ,
(,,~I [\[~L~l l ~ lr." ';" ~ li " ,
11 ,1-- ,,~t"'l:,-~'<.'~~
'1
11
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f
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v
(2) location.
Pedes trian amenmes must be provided within the door J ard or planting
zone,
0) Reqlml redAmenJ ~]es.
hefollo'wing pedes tna n amenities <Ire requi roo:
(i] Benches <I tone per ,31::>0feet cffrontage on at leas t 0neprimary
street.
(li:1 Tras h receptacles <l1011eper )00 feet of' frontage 011iStleas t one
'"
g
I '- 1?
J!
~
"",
w
prim<lrr street. """
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f.. "';
-r-:, I .~
;'" t
I n 0:
5'-l!]" I ,6' 1;'
Vehicular
ll: i le (iii) 'Bicycleparking at one ~ve-bh:'J clerack per :~oofeetof frontage on
at leas t one pri mary street.
RlC HT-oFJ~'A '(
(2:1 E>:ceptin .111-SoH overl.1y. the doorvard may behardscaped or landscaped.
I n a -SH overl~', the door y ard must be harcis,(a~.
29
Ran.g'e, ofDensltles
, , , iii, "
!I I
oi ',I
WalkabI e Mixed Use andWalkable. '
b -- .
!!!
Resldentlal dis tricts comeI s a range ,6f
tntensltles: . .
Low: 3story
5story
lVI ed:i~.,m:,,~" . ,,8, sto- ry
.. . .,.. ' 1-2story
,Hlg'I 1,: ' ""' " z 20story
I I I i'
4,O:sto:ry /C'u'sto"m, maximum
with H':ei'ght'e:l\?ap overlay
30
Maximum Heights
s s c. SlA-13.3,Oi2. H E I 'GJHT~
(a) M axi mum D1ms:tr-ict Helght,
(1) Height within a\l/i\~U, \~R. or RTN district cannot exceedthe maximum
height li mit below (in feet or stories), except as otherwi senrovided in thi s sectio.. _
~ntensity
I I
I WM U-:l._ WR-~
I
2]/ 2
I
35
LOW'
_ ~!1
5
5
I 80
t~1EDI U~J 1
~.... - _ .::- _ .- .. -
.8
12
5
12 180
HI GH
-- ... - --~-... _ - 20
JOO
- - - -- -
..iI .o
I 600
31
Min imum Heights
(b) Millrdmiurn D is .t.rict Hei,ght.
(1) Height within aWi\;1U, \l:I R, or RTN dis trict mus t meet or exceed the mini-
rnum reuuirernents below (in s tories ), except as otherwis e nrovided in th is secti
Height in
lntenslty District Stories (t'll1in)
RTN i
I
LO\)!/
VJ r\ll U-3, \x/R-3 1
I
\VrVlU-" \VR-~ 1
r..,1EDI Ui\~
WfV1U-8, \'K/R-8 2
,);/M U-12, \~ I R-12 2
HI GH
\)!/~ i l U-20, \V R-20
4
\~/rv1U-40, \~lR-40
5
(2) Mixed use s hopfront, townhouse s tacked, townho
velopm ent ty pes are required to be at leas t ThVO s tories in heig
dis trict height (See Section 51A-1J 304, 'l D evelopment Ty pes . " )
s e, ana manor hous ede-
.egardless of the minirnu
I y to the frs t 30feet of the bui I ding
any primary or s ide s treet. except that up
ay D elower than the minimum height for the
e
dis trict
32
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--
. .
~ ! SF or MF
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Residen tial Proxtmity Slope
Automatic protection f or residen tial uses f rom
height above 26 f eet in adj acen t developmen ts
33
Lan d Uses
PRI NCI I i'.,u USE
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Lan d Uses
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Fabrication I R;~earchancBeh~vel~l:lment ~
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Generous Parking Reductions
Reduced requirements derived from Urban land
I nstitute (UL,I )
ULI shared parking 'model, codlfled for calculating
parking requirements "
,
U;pto 50% additional' parking reductlon;
25% for transit proxlrnlty
50% for affordable housing near transit
25% for below grade office parking
25% for employee transportation demand management
5% f.ortree preservation (1,spa,ce per tree)
2% for increased pedestrian amenities
Onstreet 'parking counts towards' off street
requirement
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