Form Districts

Article XIII of Dallas Development Code

Oak Cliff Community Meeting November 16, 2011

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..
Former Sams Club on Park Lane West Village

..makes this easy

..makes this difficult

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

Development Examples in Suburban Style Strip MU Zoning Shopping Center

Auto-oriented Trade Center

Auto-oriented Hotel Tower

Mixed Use Development

Desired Development Character

Buildings pulled up to the sidewalk Pedestrian-scaled lighting On-street parking

Shading structures

UrbanAdvantage

Active frontage with street facing entrances

Wide sidewalks

Outdoor dining

Street trees and planters

Desired Development Character

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

Conventional Zoning
Land Use is the Focus
Form

Management

Use

New Approach
Makes Building Form the Focus

Management

Use

Form

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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 Development Types: define permitted development in each district primarily in terms of building form and site planning requirements Land Uses: Simplified categories of uses are permitted according to development type

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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
Existing Single Family Walkable Mixed Use / Walkable Residential District Residential Transition District Shopfront Overlay Height Map Overlay

Street A Street B

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Parking Management Overlay

Shared parking structure allows for greater development on adjacent sites

DART Station

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

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

SF or MF
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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

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