PARKING SPECIAL EXCEPTIONS.

Dallas City Code § 51A-13.409

in effect

SEC. 51A-13.409. PARKING SPECIAL EXCEPTIONS. (a) Exceptions Allowed. The following exceptions are allowed in addition to any permitted reductions authorized in this division. (1) Parking Design. (A) The board of adjustment may grant a special exception to the parking design standards of this division if the board of adjustment determines, after a public hearing, that the special exception will not adversely affect neighboring property. (B) In determining whether to grant a special exception, the board of adjustment shall consider the following factors: (i) Hours of use for the parking area. (ii) Size and configuration of the lot on which the parking area is located. (2) Parking Demand. (A) The board of adjustment may grant a special exception to authorize a reduction in the number of parking spaces required under this division if the board of adjustment finds, after a public hearing, that the parking demand generated by the use does not warrant the number of parking spaces required, and the special exception would not create a traffic hazard or increase traffic congestion on adjacent or nearby streets. (B) The maximum reduction authorized by this paragraph is 25 percent or one space, whichever is greater. (C) In determining whether to grant a special exception for reduced parking demand, the board of adjustment shall consider the following factors: (i) The extent to which the parking spaces provided will be remote, shared, or packed parking. (ii) The parking demand and trip generation characteristics of all uses for which the special exception is requested. (iii) The current and probable future capacities of adjacent and nearby streets based on the city’s thoroughfare plan. (iv) The availability of public transit and the likelihood of its use. (v) The feasibility of parking mitigation measures and the likelihood of their effectiveness. (D) In granting a special exception for reduced parking demand, the board of adjustment shall specify the use or uses to which the special exception applies. A special exception granted by the board of adjustment for a particular use automatically and immediately terminates if that use is changed to a new use or discontinued. (E) The board of adjustment may not grant a special exception for reduced parking demand to reduce the number of parking spaces required in an ordinance granting or amending a specific use permit. (3) ULI Shared Parking Model Factors. The board of adjustment may grant a special exception to allow modification of the weekday or weekend employee/customer or resident/visitor parking ratios, captive market percentages for visitors and employees, drive percentages for visitors and employees, monthly or time of day adjustment factors, or any other model assumptions of the ULI shared parking model. The board of adjustment must find that the alternative model assumptions are more appropriate given the specific location or characteristics of the proposed mix of uses. (4) Tree Preservation. (A) The board of adjustment may grant a special exception to authorize a reduction in the number of parking spaces required under this division if the board of adjustment finds, after a public hearing, that the reduction will result in the preservation of an existing protected tree. (B) The preserved tree must be protected from vehicular traffic through the use of concrete curbs, wheel stops, or other permanent barriers. (C) The reduction authorized by this paragraph is equal to the number of existing protected trees preserved, except that the maximum reduction authorized by this paragraph is 10 percent or one space, whichever is greater. No reduction may be granted under this paragraph for the preservation of any tree for which a parking reduc- tion has been obtained under Section 51A-13.403(i), “Tree Preservation.” (5) Stacking Spaces. (A) The board of adjustment may grant a special exception to authorize a reduction in the number of stacking spaces required if the board of adjustment finds, after a public hearing, that the stacking demand generated by the use does not warrant the number of stacking spaces required, and the special exception would not create a traffic hazard or increase traffic congestion on adjacent and nearby streets. (B) The maximum reduction authorized by this paragraph is two spaces for each of the first two drive-through windows, or 25 percent of the total number of required spaces, whichever is greater. (C) In determining whether to grant a special exception, the board of adjustment shall consider the following factors: (i) The stacking demand and trip generation characteristics of all uses for which the special exception is requested. (ii) The current and probable future capacities of adjacent and nearby streets based on the city’s thoroughfare plan. (D) In granting a special exception, the board of adjustment shall specify the use or uses to which the special exception applies. A special exception granted by the board of adjustment for a particular use automatically and immediately terminates if that use is changed to a new use or discontinued. (E) The board of adjustment may not grant a special exception to reduce the number of stacking spaces required in an ordinance granting or amending a specific use permit. (b) Restrictions or Conditions. In granting a special exception under this section, the board of adjustment may: (A) establish a termination date for the special exception; (B) provide for the reassessment of conditions after a specified period of time; (C) impose restrictions on access to or from the subject property; or (D) impose any other reasonable condition necessary to improve traffic safety, lessen congestion on the streets, or ensure adequate parking.

Source: City of Dallas, Dallas City Code and City Charter (American Legal Publishing, codelibrary.amlegal.com)URL: https://codelibrary.amlegal.com/codes/dallas/latest/dallas_tx/0-0-0-94873Fetched: 10/26/2026