Overview of the CIty of Dallas Form Based Code

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Form Districts

Article XIII of Dallas Development Code

Oak Cliff Community MeetingNovember 16, 2011

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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

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Conventional Zoning…..

…..makes this easy

…..makes this difficult

Former Sam’s Club on Park Lane West Village

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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

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Development Examples in MU Zoning

Mixed Use Development

Auto-oriented Trade Center

Suburban Style Strip Shopping Center

Auto-oriented Hotel Tower

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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

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Desired Development Character

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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

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Conventional ZoningLand Use is the Focus

Form

Use

Management

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New Approach Makes Building Form the Focus

Form

ManagementUse

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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

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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

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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

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Hypothetical Example

Height Map Overlay

Existing Single Family

Street A

Str

eet

B

Residential Transition District

Shopfront Overlay

Walkable Mixed Use / Walkable Residential District

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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

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Development Types

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Mixed Use Shopfront

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Mixed Use Shopfront

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Mixed Use Shopfront

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Single Story Shopfront

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General Commercial

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Apartment

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Stacked Townhouse

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Manor House

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Civic Development Types– Civic Building

• Places of Worship, Schools, Public Buildings

– Open Space Lot• Parks, Open Space,

Squares, Plazas

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Open Space• Public open space standards

– Public square

– Green

– Plaza

– Neighborhood Park

– Tot Lot

– Community Garden

– Greenbelt

– Landscaped Median

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Open Space

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Minor Street Standards• New palette of minor

streets options• Emphasizes on-street

parking, pedestrian amenities and slower traffic speeds

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Streetscape Standards

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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

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Maximum Heights

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Minimum Heights

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Residential Proximity Slope

SF or MF

• Automatic protection for residential uses from height above 26 feet in adjacent developments

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Land Uses

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Land Uses

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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

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Questions