Dallas City Code § 51A-4.301 OFF-STREET PARKING REGULATIONS.
SEC. 51A-4.301. OFF-STREET PARKING REGULATIONS.
(a) General provisions.
(1) Parking as an accessory use. Off-street parking is an accessory use and is subject to Section 51A-4.217 (a).
(2) Minimum parking requirements.
(A) Except as provided in subparagraph (B), the parking requirements in Division 51A-4.200 are summarized in the following table. If there is a conflict between the table and a parking requirement in Division 51A-4.200, the parking requirement listed in Division 51A-4.200 controls.
Table 1.0.1 General Parking Requirements
Table 1.0.1 General Parking Requirements
51A-4.201 Agricultural uses | None for any use.
51A-4.202 Commercial and business service uses | See Table 1.1
51A-4.203 Industrial uses |
51A-4.204 Institutional uses | When not listed, no parking is required.
4 | Church | When in MD-1, see Table 1.2; otherwise, ≤ 20,000 SF: none.> 20,000 SF: 1 space per four fixed seats (18" is one seat).> 20,000 SF: 1 space per 28 SF of seating area in the sanctuary or auditorium.
17 | Public or private school | 9-12th grades: 9.5 spaces per classroom; Otherwise: none.
51A-4.205 Lodging uses | None for any use.
51A-4.206 Miscellaneous uses | None for any use.
51A-4.207 Office uses | When in MD-1, see Table 1.2; Otherwise, none.
51A-4.208 Recreation uses | None for any use.
51A-4.209(b) Residential uses | When not listed, no parking is required.
2 | Duplex | D and TH districts: 1 space per unit; Otherwise: None
5 | Multifamily | ≤ 20 units: None21 to 199 units: 0.5 space per dwelling unit≥ 200 units: 1 space per dwelling unitGuest parking:20-99 units: 10 % of required parking spaces≥ 100 units: 15 % of required parking spacesAll guest parking must be marked for use by guests and clearly marked at the driveway entrance or walking gate.
6 | Single-family | R, D, and TH districts: 1; Otherwise: None
Table 1.0.2 General Parking Requirements
51A-4.210(b) Retail and personal service uses | When not listed, no parking is required.
3 | Auto service center | When in MD-1, see Table 1.2.2; otherwise, none.
4 | Alcoholic beverage establishments | When in MD-1, see Table 1.2.2; otherwise,1 space per 200 SF used for retail sales and seating.No parking is required for a building 2,500 SF.
7 | Commercial amusement (inside) | When in MD-1, see Table 1.2.2; otherwise,Bowling alley: 1 space per 200 SF of lane area.Motor track: 1 space per 200 SFOther types: 1 space per 200 SF
8 | Commercial amusement (outside) | When in MD-1, see Table 1.2.2; otherwise, 1 space per 200 SF.
9 | Convenience store with drive-through | When in MD-1, see Table 1.2.2; otherwise, none.
11 | Dry cleaning or laundry store
12 | Furniture store.
13 | Gen. merch. or food store 3,500 SF
14 | Gen. merch. or food store >3,500 SF
17 | Liquor store
18 | Mortuary, funeral home, or commercial wedding chapel
19 | Motor vehicle fueling station
20 | Nursery, garden shop, or plant sales
21 | Outside sales
21 | Paraphernalia shop
22 | Pawn shop
23 | Personal service use
24 | Restaurant without drive-through or drive-in service | When in MD-1, see Table 1.2.2; otherwise,No parking is required for the first 2,500 SF;1 space per 200 SF for floor area >2,500 SF.
25 | Restaurant with drive-through or drive-in service
27 | Swap or buy shop | When in MD-1, see Table 1.2.2; otherwise, none.
29 | Temporary retail use
30 | Theater
31 | Vehicle display, sales, and service.
51A-4.211 Transportation uses | No minimum off-street parking requirements for any use in these categories.
51A-4.212 Utility and Public Service uses
51A-4.213 Wholesale, Distribution, and Storage uses
51A-4.217(b) Accessory uses
Table 1.1 Certain Uses Contiguous to R Districts with a Single Family Use
Except as provided in Section 51A-4.301(a)(2)(B), when the use is contiguous to a single family district with a single family or handicapped group dwelling unit use, the minimum off-street parking requirements below may apply. Otherwise, no minimum off-street parking requirement.If there is a conflict between this table and a parking requirement in Division 51A-4.200, the parking requirement listed in Division 51A-4.200 controls.
51A-4.202 Commercial and business service uses | Min. Off-Street Parking Req.
1 | Building repair and maintenance shop | 1 space per 500 SF
2 | Bus or rail transit vehicle maintenance or storage facility
3 | Catering service
4 | Commercial cleaning or laundry plant
5 | Custom business service
6 | Custom woodworking, furniture construction, or repair
7 | Electronics service center
8 | Job or lithographic printing | 1 space per 600 SF
8.1 | Labor hall | 1 space per 500 SF
9 | Machine or welding shop
10 | Machinery, heavy equipment, or truck sales and service | 1 space per 1,000 SF
11 | Medical or scientific laboratory | 1 space per 500 SF
12 | Technical school
13 | Tool or equipment rental
14 | Vehicle or engine repair or maintenance
51A-4.203(b) Industrial uses | Min. Off-Street Parking Req.
0 | Alcoholic beverage manufacturing | Retail sales & seating: 1 space per 200 SF, regardless if contiguous to single family
1 | Industrial (inside) | 1 space per 600 SF
1.1 | Industrial (inside) for light manufacturing
2 | Industrial (outside)
2.1 | Medical/infection waste incinerator | 1 space per 1,000 SF
3 | Metal salvage facility | 5 spaces minimum
3.1 | Mining | None.
3.2 | Gas drilling and production
3.3 | Gas pipeline compressor station | 5 spaces minimum
4 | Municipal waste incinerator | 1 space per 1,000 SF
4.1 | Organic compost recycling facility | 1 space per 500 SF
5 | Outside salvage or reclamation | 5 spaces minimum
5.1 | Pathological waste incinerator | 1 space per 1,000 SF
6 | Temporary concrete or asphalt batching plant | 2 spaces minimum
Table 1.2.1 MD-1 Overlay Requirements
The minimum off-street parking requirements summarized in the table below apply to the following uses when located within the MD-1 Overlay in existence since May 14, 2025.If there is a conflict between this table and a parking requirement in Division 51A-4.200, the parking requirement listed in Division 51A-4.200 controls.
Use | Minimum Off-Street Parking Requirement
51A-4.204 Institutional uses |
4 | Church | <5,000 SF and is located in a shopping center > 20,000 SF in floor area, 1 space per 333 SF.Otherwise, 1 space per four fixed seats (18 inches of linear fixed seat equals one seat) or1 space per 28 SF of seating area in the sanctuary or auditorium.
51A-4.205 Lodging uses |
1 | Hotel or motel | ≤ 250 rooms: 1 space for each room251 to 500 rooms: 3/4 space for each room>500 rooms: 1/2 space for each rooms;Meeting rooms: 1 space per 200 SF
51A-4.207 Office uses |
2 | Financial institution without drive-in window | 1 space per 333 SF
3 | Financial institution with drive-in window | 1 space per 333 SF
4 | Medical clinic or ambulatory surgical center | 1 space per 200 SF
5 | Office | 1 space per 333 SF
51A-4.210(b) Retail and personal service uses | See next pages.
Table 1.2.2 MD-1 Overlay Requirements
The minimum off-street parking requirements summarized in the table below apply to the following uses when located within the MD-1 Overlay in existence since May 14, 2025.If there is a conflict between this table and a parking requirement in Division 51A-4.201, the parking requirement listed in Division 51A-4.201 controls.
51A-4.210(b) Retail and personal service uses | Minimum Off-Street Parking Requirement
3 | Auto service center | 1 space per 500 SF; a minimum of 4 spaces is required. Parking spaces that are used to repair motor vehicles and located in a structure are not counted in determining the required parking.
4 | Alcoholic beverage establishments | Bar, lounge, or tavern and private club-bar:Areas used for the manufacture of alcoholic beverages as an accessory use: 1 space per 500 SFOther: 1 space per 100 SFMicrobrewery, micro-distillery, or winery: Storage: 1 space per 1,000 SF used for storageRetail sales and seating: 1 space per 100 SFOther: 1 space per 600 SF
7 | Commercial amusement (inside) | Bingo parlor: 1 space per 50 SF.Bowling alley: 6 spaces per lane.Children s amusement center: 1 space per 200 SF.Dance hall: 1 space per 25 SF of dance floor and 1 space per 100 SF for the remainder of the use. Delta credits, as defined in Section 51A-4.704(b)(4)(A), may not be used to meet this off-street parking requirement. No special exception may be granted to the parking requirements.Motor track: 1 space per 1,000 SF of restricted track area and 1 space per additional 200 SF.Skating rink: 1 space per 200 SF.Other uses: If an SUP is required for this use, the off-street parking requirements may be established in the ordinance granting the SUP, otherwise 1 space per 100 SF.
8 | Commercial amusement (outside) | If an SUP is required for this use, the off-street parking requirement may be established by the ordinance granting the SUP, otherwise 1 space per 200 SF, plus 1 space per 400 SF of site area exclusive of parking area.
9.1 | Convenience store with drive-through | 1 space per 200 SF
11 | Dry cleaning or laundry store | 1 space per 200 SF
12 | Furniture store. | Floor area open to the public: 1 space per 500 SFStorage or warehouse areas not open to the public: 1 space per 1,000 SF
13 | Gen. merch.or food store 3,500 SF | 1 space per 200 SF
14 | Gen. merch. or food store > 3,500 SF | < 10,000 SF: 1 space per 200 SF10,000 to 40,000 SF: 1 space per 220 SF40,000 SF to 100,000 SF: 1 space per 250 SF
17 | Liquor store | 1 space per 200 SF
18 | Mortuary, funeral home, or commercial wedding chapel | If any tandem spaces are provided, 1 space per 300 feet of floor area other than the chapel, plus one space for each two seats in the chapel. Maximum 50 percent of the required off-street parking for this use may be tandem spaces.If no tandem spaces are provided, 1 space per 500 feet of floor area other than the chapel, plus one space for each two seats in the chapel.
19 | Motor vehicle fueling station | 2 spaces
20 | Nursery, garden shop, or plant sales | 1 space per 500 square feet of floor area, plus one space per 2,000 square feet of outside sales and display area
21. 1 | Paraphernalia shop | 1 space per 200 SF
22 | Pawn shop | 1 space per 200 SF
23 | Personal service use | 1 space per 200 SF
24 | Restaurant without drive-through or drive-in service | As a main use: except as otherwise provided, 1 space per 100 SF.As a limited or accessory use: except as otherwise provided, 1 space per 200 SF.Area used for the manufacture of alcoholic beverages as an accessory use to the restaurant without drive-in or drive-through service use: 1 space per 500 SF.
25 | Restaurant with drive-through or drive-in service | Except as otherwise provided, 1 space per 100 SFAreas used for the manufacture of alcoholic beverages as an accessory use: 1 space per 500 SF
27 | Swap or buy shop | 1 space per 200 SF
29 | Temporary retail use | 1 space per 500 SF
30 | Theater | 1 space per 28 SF of seating area
31 | Vehicle display, sales, and service. | 1 space per 500 SF of floor and site area exclusive of parking area.
(B) Except when located within the MD-1 Overlay in existence since May 14, 2025, no parking is required for any use if any portion of the lot or established building site containing the use is:
(i) within 2,640 feet of a light rail or streetcar station;
(ii) in a central area district; or
(iii) located on a property designated as a recorded Texas historic landmark, state antiquities landmark, national historic landmark, national register district, or in a local historic district or landmark.
(C) New nonresidential developments that do not provide on-site parking must meet one of the following requirements:
(i) A minimum of one accessible parking space must be provided either on site or within 200 feet of the closest accessible-compliant entrance of the structure. If accessible parking is provided off-site, the property owner must submit a parking agreement that complies with the requirements of Division 51A-4.320 and identifies a corresponding accessible route to the structure’s nearest compliant accessible entrance.
(ii) An accessible arrival/drop off point with an accessible route to the structure’s nearest compliant accessible entrance may be approved by the building official if no accessible parking spaces are available within 200 feet of the structure.
(3) Calculating required parking. In any district except a central area district, the off-street parking requirements for each use are listed by use in Sections 51A-4.201 through 51A-4.217 . For the purposes of determining required parking:
(A) When a lot is used for a combination of uses, the off-street parking requirements are the sum of the requirements for each use, and no off-street parking space for one use is included in the calculation of off-street parking requirements for any other use, except as otherwise provided in this division or in Division 51A-4.320;
(B) Site area, as defined in Section 51A-2.102, does not include that area occupied by off-street parking, landscaped areas, and open space not used for storage or sales;
(C) Floor area does not include the area of a building used exclusively to provide bicycle parking spaces;
(D) Fractional spaces are counted to the nearest whole number, with one-half counted as an additional space.
(4) Location of parking on a lot or established building site.
(A) Except as specifically permitted in this article, all off-street parking must be provided on the lot occupied by the main use or in a parking P(A) district in accordance with Section 51A-4.302.
(B) A parking space must be at least 20 feet from the right-of-way line adjacent to a street if the space is located in an enclosed structure and if the space faces upon or can be entered directly from the street. This provision controls over any building line platted to a lesser setback and any other provision of this article.
(C) Off-street parking is not permitted in a visibility triangle as defined in Section 51A-4.602.
(D) The board of adjustment may not authorize the placement of special parking, as defined in Division 51A-4.320, in a residential district.
(E) In nonresidential districts, any off-street parking may extend to the front property line.
(F) Off-street parking provisions for residential districts.
(i) In residential districts, any off-street parking for nonresidential uses must comply with the minimum front yard requirements of Section 51A-4.401.
(ii) In residential districts, except an MF-3(A) or MF-4(A) district, required off-street parking for residential uses must be located behind a required front building line.
(iii) In an MF-1(A), MF-1(SAH), MF-2(A), or MF-2(SAH) district, no required or excess parking may be placed in the required front yard.
(iv) In an MF-3(A) or MF-4(A) district, any off-street parking for residential uses may extend to the front property line.
(v) Except for mechanized parking approved under Division 51A-4.340, in single family, duplex, townhouse, and CH districts, off-street parking must be provided at or below ground level.
(5) Design of parking.
(A) In general. Parking lots and structures must be designed to prioritize pedestrian safety, convenience, and connection to the existing public pedestrian network and pedestrian generators, including transit stops and nearby residential properties and neighborhoods.
(B) Pedestrian pathways in surface parking lots.
(i) A parking lot with 50 parking spaces or more must provide at least one pedestrian walkway that connects the primary entrance of the building to the nearest public right-of-way.
(ii) When crossing a drive aisle, the pathway must be a contrasting color, material, or texture, and raised to the level of the sidewalk.
(C) Tree protection. All trees within four feet of a parking space or drive aisle must be protected from vehicular contact with concrete curbs, wheel stops, or other permanent barriers.
(D) Drainage. Water from parking areas may not drain onto or across the surface of a public sidewalk.
(6) Waiver and relief from parking location and design regulations.
(A) The director shall grant an administrative waiver to deviate from Paragraph (5) if the requirements cannot be met due to:
(i) the presence of street easements;
(ii) interference with service provided by a public utility or state regulated entity for the transmission of power, fuel, water, or communication services; and
(iii) an increase in danger to pedestrians, cyclists, or motorists resulting from strict adherence to the regulations.
(B) The board may grant a special exception to the provisions in Paragraph (5) if strict compliance is impractical due to site constraints that would result in a substantial hardship, provided that the hardship is not self-created and is not only financial.
(C) In determining whether to grant a deviation to Subparagraphs (4) or (5), the director or board shall consider whether the resulting development is consistent with the purpose of the development code and with the comprehensive plan.
(7) Bi-annual briefing. The director must present a briefing to the appropriate city council committee on the off-street parking and loading regulations in Chapters 51 and 51A every two years in odd-numbered years beginning in January 2027.
(8) Visibility triangle. Off-street parking is not permitted in a visibility triangle as defined in Section 51A-4.602 .
(b) Reserved.
(c) Reserved.
(d) Construction and maintenance provisions for off-street parking.
(1) Each off-street parking space must be provided in accordance with the following dimensional standards:
(A) A parking space parallel with the access lane must be 22 feet long and 8 feet wide. A one-way access lane must be at least 10 feet wide; a two-way access lane must be at least 20 feet wide.
(B) All other parking spaces must be provided in accordance with this section and the chart entitled “Parking Bay Widths” on page 271.
(C) The following restrictions apply to the use of 7.5 foot stalls to satisfy off-street parking requirements:
(i) 7.5-foot wide stalls must be double-striped and identified by pavement markings which indicate that the stalls are for small car parking.
(ii) 7.5-foot wide stalls may constitute no more than 35 percent of the required parking spaces for any use.
(2) For a use other than a single family, duplex, or vehicle storage lot use, each off-street parking space must be clearly and permanently identified by stripes, buttons, tiles, curbs, barriers, or another method approved by the building official.
(3) For a single family or duplex use, the surface of a parking space, maneuvering area for parking, or driveway must consist of an all-weather and drainable material which is approved by the building official, or a material specified in Subsection (d)(4).
(3.1) For a vehicle storage lot use, the surface of a parking space, maneuvering area for parking, or driveway must consist of an all weather material which allows delivery and release of vehicles in all weather conditions as approved by the director, unless paving surface requirements reasonably consistent with this paragraph and Subsection (d)(4) are provided in an ordinance granting or amending a specific use permit or a planned development district.
(4) For a use other than a single family, duplex, or vehicle storage lot use, the surface of an enclosed or unenclosed parking space, maneuvering area for parking, or a driveway which connects to a street or alley must be on a compacted sub-grade, and must consist of:
(A) concrete paving;
(B) hot mix asphalt paving which consists of a binder and surface course; or
(C) a material which has equivalent characteristics of Subsections (d)(4)(A) or (d)(4)(B) and has the approval of the building official.
(5) A person commits an offense if he stops, stands, parks, or maneuvers a motor vehicle on a lot, unless the vehicle is on a surface as required in Subsections (d)(3) and (d)(4). The registered owner of an unattended or unoccupied vehicle is presumed to be the person who illegally parked the motor vehicle. The records of the State Highway Department or the County Highway License Department showing the name of the person to whom the state highway license was issued is prima facie evidence of ownership by the named individual.
(5.1) A person commits an offense if he owns, occupies, or is in control of property on which a motor vehicle is maneuvered, stopped, stood, or parked, unless the vehicle is maneuvered, stopped, stood, or parked on a surface as required in Subsections (d)(3) and (d)(4).
(6) The owner of off-street parking for a use other than single family or duplex use shall:
(A) keep the maneuvering area and parking surface free of potholes;
(B) maintain wheelguards and barriers; and
(C) maintain non-permanent parking space markings such as paint, so that clear identification of each parking space is apparent.
(7) Except for single family, handicapped group dwelling unit, and duplex uses, when off-street parking spaces or maneuvering areas abut a public sidewalk, pedestrian path, required landscaping, required screening or an adjoining property, wheel guards not less than six inches in height or other barriers approved by the building official are required. The wheel guard or barrier must be installed at least three feet from the above elements and must be placed so that no part of an automobile extends into or damages the required elements.
(8) All off-street parking spaces and areas must comply with the guidelines established in the Off-Street Parking Handbook. The director shall keep a true and correct copy of the Off-Street Parking Handbook on file in his office for public inspection and/or copying upon request.
PARKING WAY WIDTHS
PARKING ANGLE | 7.5' STALL | 8.5' STALL | 9.0' STALL | 10.0' STALL
AISLE | ONE ROW | TWO ROWS | AISLE | ONE ROW | TWO ROWS | AISLE | ONE ROW | TWO ROWS | AISLE | ONE ROW | TWO ROWS
ONE WAY | TWO WAY | ONE WAY | TWO WAY | ONE WAY | TWO WAY | ONE WAY | TWO WAY | ONE WAY | TWO WAY | ONE WAY | TWO WAY | ONE WAY | TWO WAY | ONE WAY | TWO WAY | ONE WAY | TWO WAY | ONE WAY | TWO WAY | ONE WAY | TWO WAY | ONE WAY | TWO WAY
PARKING ANGLE | 7.5' STALL | 8.5' STALL | 9.0' STALL | 10.0' STALL
AISLE | ONE ROW | TWO ROWS | AISLE | ONE ROW | TWO ROWS | AISLE | ONE ROW | TWO ROWS | AISLE | ONE ROW | TWO ROWS
ONE WAY | TWO WAY | ONE WAY | TWO WAY | ONE WAY | TWO WAY | ONE WAY | TWO WAY | ONE WAY | TWO WAY | ONE WAY | TWO WAY | ONE WAY | TWO WAY | ONE WAY | TWO WAY | ONE WAY | TWO WAY | ONE WAY | TWO WAY | ONE WAY | TWO WAY | ONE WAY | TWO WAY
30 | 12.0' | 18.0' | 26.5' | 32.5' | 41.0' | 47.0' | 11.1' | 20.0' | 27.5' | 36.4 | 43.9' | 52.8' | 10.7' | 20.0' | 27.5' | 36.8' | 53.6' | 53.6' | 9.3' | 20.0' | 27.0' | 37.7' | 44.7' | 55.4'
40 | 12.0' | 18.0' | 28.0' | 34.0' | 44.0' | 50.0' | 11.4' | 20.0' | 29.5' | 38.1 | 47.6' | 56.2' | 11.0' | 20.0' | 29.5' | 38.1' | 56.9' | 56.9' | 9.3' | 20.0' | 28.5' | 39.2' | 47.7' | 58.4'
50 | 12.0' | 18.0' | 29.1' | 35.1' | 46.2' | 52.2' | 12.7' | 20.0' | 32.0' | 39.3 | 51.3' | 58.6' | 11.4' | 20.0' | 31.0' | 39.6' | 59.2' | 59.2' | 9.9' | 20.0' | 30.1' | 40.2' | 50.3' | 60.4'
60 | 14.0' | 18.0' | 31.6' | 35.6' | 49.2' | 53.2' | 15.2' | 20.0' | 35.0' | 39.8 | 54.8' | 59.6' | 14.0' | 20.0' | 34.0' | 40.0' | 60.0' | 60.0' | 10.4' | 20.0' | 31.0' | 40.6' | 51.6' | 61.2'
70 | 15.0' | 18.0' | 32.6' | 35.6' | 50.2' | 53.2' | 18.2' | 20.0' | 38.0' | 39.8 | 57.8' | 59.6' | 17.0' | 20.0' | 37.0' | 40.0' | 60.0' | 60.0' | 13.7' | 20.0' | 34.0' | 40.3' | 54.3' | 60.6'
80 | 18.0' | 18.0' | 35.1' | 35.1' | 52.2' | 52.2' | 21.8' | 21.8' | 41.0' | 41.0 | 60.2' | 60.2' | 19.7' | 20.0' | 39.0' | 39.3' | 58.6' | 58.6' | 17.5' | 20.0' | 37.0' | 39.5' | 56.5' | 59.0'
90 | 18.0' | 18.0' | 34.0' | 34.0' | 50.0' | 50.0' | 24.0' | 24.0' | 42.0' | 42.0 | 60.0' | 60.0' | 22.0' | 22.0’ | 40.0' | 40.0' | 58.0' | 58.0' | 20.0' | 20.0' | 38.0' | 38.0' | 56.0' | 56.0'
(e) Lighting provisions for off-street parking.
(1) Commercial parking lot. A commercial parking lot which offers service and collects revenue for use after dark (including attended, self-park, coin-actuated gated lots, and rentals on any basis) must be lighted beginning one-half hour after sunset and continuing throughout the hours of use or until midnight, whichever is earlier. If only a portion of the parking lot is offered for use after dark, only that part must be lighted. However, the portion offered for use must be clearly designated. The lighting of a commercial parking lot must meet the following minimum requirements:
(A) The intensity of lighting on the parking surface must be:
(i) an average of at least two footcandles, initial measurement, and at least one footcandle on a maintained basis; and
(ii) a minimum at any point of at least 0.6 footcandle initial, and at least 0.3 footcandle maintained or one-third of the average for the lighted area, whichever is greater.
(B) The light sources must be:
(i) indirect, diffused, or covered by shielded type fixtures; and
(ii) installed to reduce glare and the consequent interference with boundary streets.
(C) Fixtures must be attached to buildings or mounted on metal poles at a height of no less than 20 feet above the parking surface.
(D) Strings of lamps or bare bulbs are prohibited.
(E) A commercial parking lot contiguous to or directly across the street or alley from an A, A(A), R, R(A), D, D(A), TH, TH(A), CH, MF, MF(A), MH, or MH(A) district must comply with Subsection (e)(2) instead of this subsection.
(2) Other off-street parking. Off-street parking for a use other than single family, duplex, or the commercial parking lot use that offers service after dark must be lighted beginning one-half hour after sunset and continuing throughout the hours of use or until 10 o’clock p.m., whichever is earlier. If only a portion of a parking area is offered for use after dark, only that part must be lighted. However, the portion offered for use must be clearly designated. The lighting of the off-street parking area must meet the following minimum requirements:
(A) The intensity of light on the parking surface must be:
(i) an average of at least one footcandle, initial measurement, and at least one-half footcandle on a maintained basis; and
(ii) a minimum at any point of at least 0.3 footcandle initial, and at least 0.2 footcandle maintained or one-third of the average for the lighted area, whichever is greater.
(B) The intensity of spillover light on neighboring residential lots, measured at a point five feet inside the residential lot line and five feet above the ground surface, may not exceed 0.1 footcandle.
(C) The light sources must:
(i) be indirect, diffused, or covered by shielded type fixtures;
(ii) be installed to reduce glare and the consequent interference with boundary streets; and
(iii) not be visible from property that is:
(aa) occupied by a residential use; and
(bb) located within 600 feet of the light source.
(D) Fixtures must be attached to buildings or mounted on metal poles. If any portion of a fixture is over 20 feet in height, that portion may not be located above a residential proximity slope. (See Section 51A-4.412.)
(E) Strings of lamps or bare bulbs are prohibited.
(3) Special exception. The board of adjustment may grant a special exception to the height restrictions in this subsection if the board determines, after a public hearing, that the special exception will not adversely affect neighboring property. In determining whether to grant a special exception, the board shall consider the following factors:
(A) Hours of use for the parking area.
(B) Size and configuration of the lot on which the parking area is located.
(C) Distances between the parking area and surrounding uses.
(f) Screening provisions for off-street parking.
(1) The owner of off-street parking must provide screening to separate the parking area from:
(A) a contiguous residential use or vacant lot if either is in an A, A(A), R, R(A), D, D(A), TH, TH(A), CH, MF, MF(A), MH, or MH(A) district and the parking area serves a nonresidential use; or
(B) a contiguous single family or duplex use or a vacant lot if any of these are in an R, R(A), D, D(A), TH, TH(A), or CH district and the parking area serves a multifamily use.
(2) If an alley separates a parking area from another use, the use is considered contiguous to the parking area. If a street separates a parking area from another use, the use is not considered contiguous to the parking area.
(3) Screening for off-street parking required under Subsection (f)(1) must be a brick, stone, or concrete masonry, stucco, concrete, or wood wall or fence that is not less than six feet in height. The wall or fence may not have more than ten square inches of open area for each square foot of surface area, and may not contain any openings or gates for vehicular access. The owner of off-street parking must maintain the screening in compliance with these standards.
(4) The board may not grant a special exception to the height requirements for screening around off-street parking.
(5) In an office district, all off-street surface parking lots, excluding driveways used for ingress or egress, must be screened from the street by using one or more of the following three methods to separately or collectively attain a minimum height of three feet above the parking surface:
(i) Brick, stone, or concrete masonry, stucco, concrete, or wood wall or fence.
(ii) Earthen berm planted with turf grass or ground cover recommended for local area use by the director of parks and recreation. The berm may not have a slope that exceeds one foot of height for each two feet of width.
(iii) Evergreen plant materials recommended for local area use by the building official. The plant materials must be located in a bed that is at least three feet wide with a minimum soil depth of 24 inches. Initial plantings must be capable of obtaining a solid appearance within three years. Plant materials must be placed a maximum of 24 inches on center over the entire length of the bed unless the building official approves an alternative planting density that a landscape authority certifies as being capable of providing a solid appearance within three years.
(6) For purposes of Subsection (f)(5):
(A) the height of screening is measured from the horizontal plane passing through the nearest point of the surface of the parking lot; and
(B) screening may be placed in a visibility triangle as defined in the visual obstruction regulations in Section 51A-4.602(c) of this chapter. Any screening placed in a visibility triangle must be two and one-half feet in height measured from the top of the adjacent street curb. If there is no adjacent street curb, the measurement is taken from the grade of the portion of the street adjacent to the visibility triangle.
(g) Reserved.
(h) Residential alley access restrictions for nonresidential uses.
(1) The following residential alley access restrictions are established in order to promote safety and protect the public from disturbances that interfere with the quiet enjoyment of residential properties. Between the hours of 10 p.m. and 7 a.m., no person may use a public alley or access easement that abuts or is in an R, R(A), D, D(A), TH, TH(A), or CH district for the purpose of delivering or receiving any goods or services to or from a nonresidential use in a nonresidential district. It is a defense to prosecution under this paragraph that the person is:
(A) a governmental entity;
(B) a communications or utility company, whether publicly or privately owned; or
(C) the operator of an authorized emergency vehicle as defined in Section 541.201 of the Texas Transportation Code.
(2) The board of adjustment may grant a special exception to the alley access restriction in Paragraph (1) if the board finds, based on evidence presented at a public hearing, that strict compliance with the restriction would result in the material and substantial impairment of access to the property as a whole. In determining whether access would be materially and substantially impaired, the board shall consider the following factors:
(A) The extent to which access to the restricted alley between the hours of 10 p.m. and 7 a.m. is essential to the normal operation of the use or uses to which the special exception would apply.
(B) The extent to which the property as a whole has reasonable access to other public streets, alleys, or access easements in addition to the restricted alley.
(C) The extent to which strict compliance with the alley access restriction will necessarily have the effect of substantially reducing the market value of the property.
(3) In granting a special exception under this subsection, the board shall:
(A) specify the use or uses to which the special exception applies; and
(B) establish a termination date for the special exception, which may not be later than five years after the date of the board’s decision.
(4) In granting a special exception under this subsection, the board may:
(A) authorize alley access only during certain hours; or
(B) impose any other reasonable condition that would further the purpose and intent of the alley access restriction.
(5) Notwithstanding any of the above, a special exception granted by the board under this subsection for a particular use automatically and immediately terminates if and when that use is changed or discontinued. (Ord. Nos. 19455; 19786; 20361; 20383; 20884; 21200; 21209; 21210; 21290; 21658; 21663; 22053; 22026; 23013; 24843; 25047; 28073; 29128; 30893; 33112)