Parking Regulations.

Dallas City Code ch. 51A, art. XIII, div. 51A-13.400

in effect

Dallas City Code § 51A-13.401 GENERAL PROVISIONS.

SEC. 51A-13.401. GENERAL PROVISIONS. (a) Accessory or Main Use. (1) Except as provided in this division, all off-street parking must be provided on the lot occupied by the main use. (2) Off-street parking is considered an accessory use. (3) Off-street parking may be provided as a main use, subject to the standards of this article (see Commercial Parking). (4) Parking may be provided in a parking overlay district in accordance with Section 51A-13.410, “Parking Management Overlay (-PM).” (b) Calculation of Required Parking. (1) Except as provided in this division, when a lot is used for a combination of uses, the parking requirements are the sum of the requirements for each use, and no parking space for one use is included in the calculation of the parking requirements for any other use. (2) In determining the required number of parking spaces, fractional spaces are counted to the nearest whole number, with one-half counted as an additional space. (c) Reserved. (d) Outdoor Dining. The area of any uncovered outdoor dining (not to exceed 50 percent of the indoor dining area) is exempt from the calculation of required parking spaces. (e) Maximum Reserved Parking. (1) Surface parking spaces may be reserved for a specific tenant or dwelling unit, provided that the following standards are not exceeded. Use | Reserved Spaces (maximum) Residential | 1.5 per single-family living unit1.0 per one-bedroom multifamily living unit1.0 per two-bedroom multifamily living unit2.0 per three-bedroom (or more) multifamily living unit Nonresidential | 1.2 per 1,000 SF (2) Underground parking may be reserved without the imposition of maximum standards. (f) Surface Parking Cap (maximum). Surface parking may not exceed 125 percent of the required parking specified in Sec- tion 13.402, except where the parking is part of a -PM overlay. (g) Handicapped Parking. If more than 10 parking spaces are required, handicapped parking spaces are re- quired as set out in Section 51A-4.305, and designed in accordance with the latest edition of the city of Dallas Off-Street Parking and Driveways Handbook (latest edition). (Ord. 10962)

Dallas City Code § 51A-13.402 REQUIRED PARKING.

SEC. 51A-13.402. REQUIRED PARKING. (a) Spaces Required. (1) RTN District Required Spaces. (A) Except as otherwise provided, the residential parking design standards of Division 51A-4.300 and the number of required off-street parking spaces in Division 51A-4.200 apply in the RTN district. (B) No compact parking is permitted on surface parking lots. A maximum of 20 percent of the required parking in a structure may be compact parking. (C) The parking requirement exceptions provided in Section 51A-4.301(a)(2)(B) apply in the RTN district. (2) WMU and WR District Required Spaces. The parking design standards of Division 51A-4.300 and the number of required off-street parking spaces in Division 51A-4.200 apply in the WMU or WR districts. The parking requirement exceptions provided in Section 51A-4.301(a)(2)(B) apply in the WMU and WR Districts. (Ord. Nos. 31470, 10962)

Dallas City Code § 51A-13.403 PARKING REDUCTIONS.

SEC. 51A-13.403. PARKING REDUCTIONS. (a) General. In the WR and WMU districts, if a parking reduction is requested, delta credits may not be used to supply required parking, and all rights to future delta credits must be relinquished except in the following cases: (A) any building certified or eligible for certification as historic on the National Register of Historic Places or located within a city of Dallas historic overlay district; and (B) any building on the city of Dallas Landmark Commission’s historic resources list. (b) Maximum Parking Reductions. The maximum cumulative parking reduction allowed under Section 51A-13.403, “Parking Reductions,” and Section 51A-13.501(f ), “Pedestrian Amenities,” is 50 percent of the parking specified in Section 51A-13.402(a)(2). (c) Access to Transit. (1) Bus or Trolley Transit. The building official may approve a five percent reduction in the number of required parking spaces for uses with a main entrance within a 600-foot walking distance of an improved bus or trolley transit stop providing both shade and seating. This reduction will be granted only where a rail transit station is not available. (2) Measurement of Walking Distance. Walking distance is measured from the primary entrance of the use to the rail platform (or in the case of an underground station, the top of the nearest elevator, stair, or escalator leading to the rail platform) or the nearest bus boarding location using the most convenient pedestrian path. (d) Access to Car-Sharing Program. The building official may approve a reduction in the number of required parking spaces for residential units in a residential project or mixed use project with a residential component where an active car-sharing program is made available to residents, and where cars for the program are available on the site or within a 600-foot walking distance of the site. The building official may reduce parking requirements by five spaces for each car-share vehicle available. (e) Affordable Housing. The parking reductions available in Section 51A-4.1107 apply to this section for developments that qualify for a mixed income housing development bonus under the Division 51A-4.1100. (f) Employer Transportation Demand Management (TDM). (1) The building official may approve up to a 25 percent reduction in the number of spaces for uses that institute and commit to maintain a transportation demand management (TDM) program, considering information the applicant submits that clearly indicates the types of TDM activities and measures proposed. The applicant must demonstrate to the satisfaction of the building official that a specific reduction will occur. If the applicant demonstrates that a specific reduction will occur, the building of- ficial shall reduce the amount of required parking equal to the amount of the reduction, up to a maximum of 25 percent. (2) There is no limitation on the types of TDM activities for which reductions may be granted. The following measures serve as a guide to potential transportation management activities that may be used in combination to reduce parking demand. (3) No TDM program may be discontinued without notice to the building official and proof of compliance with all applicable parking requirements. (4) No TDM program may be changed without the approval of the building official. The building official may approve a change only if the applicant demonstrates that the changes proposed will either maintain the previously approved reduction, support an increase in the previously approved reduction, or that parking is provided to compensate for any reduction lost by the proposed change to the plan. (A) Transportation Coordinator. The occupant of the use may appoint an employee to act as transportation coordinator with responsibility for disseminating information on ride-sharing and other transportation options that may be cause for a reduction in otherwise applicable parking requirements. In addition to acting as liaisons, transportation coordinators must be available to attend meetings and training sessions with transit providers. (B) Preferential Parking. The occupant of the use may provide specially marked spaces for each registered car pool and van pool. (C) Financial Incentives. The occupant of the use may provide cash or in-kind financial incentives for employees telecommuting or commuting by car pool, van pool, and mass transit. (D) Telecommuting. The occupant of the use may allow work from home or otherwise outside the facility on specific days. (E) Emergency Ride Home. The occupant of the use may provide an emergency ride home for those with family, medical, or other similar emergencies. (g) Increased Pedestrian Amenities. A parking reduction of two percent will be granted where a higher level of pedes- trian amenity is provided in accordance with Section 51A-13.501(f), “Pedestrian Amenities.” (h) Underground Office Parking. When all or part of the parking for an office use is provided underground, the building official shall approve a parking reduction of 0.33 spaces for each space provided underground. (i) Tree Preservation. (1) The building official may approve a reduction in the number of parking spaces required by one space for each protected tree (as defined in Article X) retained that would otherwise have to be removed to provide required parking. (2) The preserved tree must be protected from vehicular traffic through the use of concrete curbs, wheel stops, or other permanent barriers and meet the planting area requirements of Section 51A-10.104. (3) The maximum reduction authorized by this subsection is five percent or one space, whichever is greater. (Ord. No. 10962, 30889)

Dallas City Code § 51A-13.404 SPECIAL PARKING REGULATIONS.

SEC. 51A-13.404. SPECIAL PARKING REGULATIONS. (a) Purpose. (1) This section provides alternatives to standard parking design. (2) Joint parking allows the connection of parking lots on abutting properties. (3) Shared parking allows an exception to the requirement that no parking space for one use be included in the calculation of the parking required for any other use. (4) On-street parking provides credit for adjacent on-street spaces. (5) Packed parking provides more efficient surface parking through the reduction of maneuvering area on a lot when an attendant is used to park vehicles. (6) Remote parking allows an exception to the requirement that all parking be provided on the lot occupied by the main use. (7) Tandem parking provides for cars to be more efficiently parked by stacking one behind the other. (b) General Standards. (1) Special parking may account for 100 percent of the parking required for any use. (2) Special parking may not be located in a residential district, except that civic and place of worship uses may provide parking in residential districts on the same lot where these uses are located. Nonresidential uses in residential districts may also use special parking, provided that the special parking is not located in a residential district. (3) Special parking must comply with all codes, ordinances, rules, and regulations of the city and may not create safety hazards. (c) Joint Parking. (1) Uses abutting one another may physically connect their parking areas at the lot line to create connecting drive aisles, provided a mutual access easement accept- able to the city has been executed. The agreement must ensure that maneuvering space for required parking spaces in both parking areas is preserved. See Section 51A-4.328. (2) The use of joint parking does not by itself authorize a reduction in the number of required spaces. (d) Shared Parking. (1) Uses sharing parking must have either mutually exclusive or compatibly overlapping hours of operation. The building official shall determine whether the hours of operation are compatibly overlapping on a case-by-case basis through the use of the ULI Shared Parking Model (latest edition). (2) The building official shall use the ULI Shared Parking Model, assuming the national averages provided in the accompanying manual. 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 are permitted only through the parking special exception process. (3) The building official is expressly authorized to apply the reductions of Section 51A-13.403, “Parking Reductions,” prior to running the ULI Shared Parking Model. (e) On-Street Parking. (1) A parking space located on a public street may be included in the calculation of parking requirements if it is adjacent to the building site where the use is located. (2) Each on-street parking space may only be counted for one use, except that an on-street parking space may be used to reduce the combined total parking requirement of a mixed use project. (3) An on-street parking space that is not available to the public at all times of the day may only be counted as a partial parking space in proportion to the amount of time that it is available. For example, a parking space that is available to the public only eight hours per day will be counted as one-third of a parking space (8 ÷ 24 = 1/3). The total of the limited-availability parking spaces will be counted to the nearest whole number, with one-half counted as an additional space. (f) Packed Parking. (1) The passenger loading and unloading area for packed parking must have adequate means of ingress to and egress from a street or an alley. The building official shall only consider alley access in satisfaction of this requirement when alley access is permitted by this article. (2) All maneuvering, parking, and loading for packed parking must be accomplished on private property. (3) The area of each packed parking space must be no less than 145 square feet. (4) An access lane that is no less than 24 feet wide must be provided through the packed parking area. (5) An attendant must be provided to park vehicles during all business hours of the main use. A valet parking license may also be required. See Division 3, “Valet Park- ing Services,” of Article VI of Chapter 43 of the Dallas City Code. (6) A sign must be prominently displayed at all entrances of a packed parking lot. (A) Each sign must state: (i) that all or a portion of the lot is restricted to packed parking serving the main use; (ii) that an attendant must be provided during all business hours of the main use; (iii) the business hours of the main use; (iv) a phone number specified by the building official to be used for reporting violations of this division; (v) the phone number of the valet licensee; and (vi) the issuance number of the valet license. (B) Each sign must be constructed of weather resistant material. (C) Each sign must be no less than 30 inches wide and 24 inches long. (D) Each sign must contain clearly legible letters in a color that contrasts with the background material of the sign. (g) Remote Parking. (1) Remote parking must be located within a walking distance of 300 feet from the use served by the remote parking unless an extension of walking distance is approved by the building official. (2) The building official shall extend the walking distance for remote parking to no more than 600 feet unless the extension would: (A) significantly discourage patrons of the use from using the remote parking; (B) unreasonably endanger the safety of persons or property; or (C) not otherwise be in the public interest. (3) A license is required to authorize an extension of walking distance beyond 600 feet. The building official must require that either a shuttle or an attendant be provided by the applicant as a condition to approval of an extension of the walking distance for remote parking beyond 600 feet. (A) If a shuttle is required, it must: (i) transport patrons between the main use and the remote parking lot; (ii) be adequately staffed during all hours of operation of the main use; and (iii) have adequate seating capacity to accommodate patrons expected to use the remote parking. (B) If an attendant is required, the attendant shall drive vehicles of patrons between the main use and the remote parking lot. A valet parking license may also be required. See Division 3, “Valet Parking Services,” of Article VI of Chapter 43 of the Dallas City Code. (C) The building official may not authorize remote parking to be located beyond a walking distance of 2,640 feet from the main use. (4) A sign must be prominently displayed at all entrances of a remote parking lot and at all entrances of a parking lot providing on-site parking for the main use. Each sign must: (A) illustrate or describe the location of the remote parking in relation to the main use; (B) be constructed of weather resistant material; (C) be no less than 30 inches wide and 24 inches long; and (D) contain clearly legible letters in a color that contrasts with the back- ground material of the sign. (h) Tandem Parking. (1) Tandem parking is allowed for: (A) single-family living; (B) multifamily living; and (C) the residential component of a mixed-use project. (2) Two parking spaces in tandem must have a combined minimum dimension of nine feet in width by 34 feet in length. (3) Up to 85 percent of the total parking spaces provided for residential projects may incorporate tandem parking. (4) For residential projects, both parking spaces in tandem must be assigned to the same dwelling unit. (5) Tandem parking may not be used to provide guest parking.

Dallas City Code § 51A-13.405 DESIGN AND MAINTENANCE.

SEC. 51A-13.405. DESIGN AND MAINTENANCE. (a) Parking Handbook Applies. All off-street parking spaces and areas must comply with the guidelines estab- lished in the city of Dallas, Off-Street Parking and Driveways Handbook (latest edition). The director shall keep a true and correct copy of the handbook on file for public inspection upon request. (b) Location of Parking. Parking must comply with the parking setback standards as set forth for each development type in Section 51A-13.304, “Development Types.” (c) Dimensional Standards. Except as provided in this division, each off-street parking space must be provided in accordance with the dimensional standards as set out in Section 51A-4.301(d)(1) and the Off-Street Parking and Driveways Handbook (latest edition). (d) Parking Surface. Permeable paving such as pervious asphalt or concrete is permitted. (e) Residential Alley Access Restrictions. Residential alley restrictions in Section 51A-4.301(h), “Residential Alley Access Restrictions for Nonresidential Uses,” apply in the WMU, WR and RTN districts.

Dallas City Code § 51A-13.406 PARKING LOT LIGHTING.

SEC. 51A-13.406. PARKING LOT LIGHTING. All parking lot lighting must meet the standards of Section 51A-13.601, “Site Light- ing.”

Dallas City Code § 51A-13.407 REQUIRED STACKING SPACES.

SEC. 51A-13.407. REQUIRED STACKING SPACES. The required number of stacking spaces in Division 51A-4.200 apply to each use, and the design requirements of Section 51A-4.304(c) apply to any stacking spaces provided.

Dallas City Code § 51A-13.408 SURFACE PARKING SCREENING AND LANDSCAPING.

SEC. 51A-13.408. SURFACE PARKING SCREENING AND LANDSCAPING. (a) Screening Required. (1) Off-street surface parking must be screened in the following instances: (A) Where the parking area serves a nonresidential use contiguous with a residential use or vacant lot in an A, A(A), R, R(A), D, D(A), TH, TH(A), CH, MF, MF(A), MH, MH(A), or RTN district. (B) Where the parking area serves a multifamily use contiguous with a single-family or duplex use or a vacant lot in an R, R(A), D, D(A), TH, TH(A), CH, or RTN district. (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. (b) Screening Standards. (1) Required screening for off-street parking must be a brick, stone, concrete masonry, stucco, or concrete wall that is not less than six feet in height. No wall may have more than 10 square inches of open area for each square foot of surface area, and may contain a maximum of two openings or gates for vehicular access (although openings or gates for pedestrian access are acceptable). (2) Either one large canopy tree or two large non-canopy trees are required along any parking lot screening for every 50 linear feet of the screening wall, with trees spaced no less than 25 feet apart. (c) Surface Parking Landscaping. (1) Parking spaces in a surface parking lot may not be more than 60 feet from a large canopy tree planted in a median or island. (2) Each tree must have a caliper of at least two inches and may not be planted closer than four feet to the paved portion of the parking lot. (3) A median or island in a surface parking lot must be a minimum of 125 square feet in area. (4) Where no building lies between the sidewalk and a surface parking lot, a perimeter buffer around the parking lot is required. (See also Section 51A-13.503(f), “Parking Buffer (ST-6).”) The perimeter buffer must consist of: (A) a brick, stone, concrete masonry, stucco, or concrete wall that is not less than 30 inches in height. No wall may have more than 10 square inches of open area for each square foot of surface area, and may contain a maximum of two openings or gates for vehicular access (although openings or gates for pedestrian access are acceptable); or (B) a planting strip not less than five feet in depth, planted with landscape materials that will form a continuous, evergreen hedge of not less than 30 inches in height. Landscape materials must be no less than 24 inches in height at time of plant- ing, and must be maintained at no greater than 48 inches in height. (d) Maintenance of Landscaping and Screening. The owner of off-street parking must maintain required landscaping and screening in compliance with the requirements of this section.

Dallas City Code § 51A-13.409 PARKING SPECIAL EXCEPTIONS.

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.

Dallas City Code § 51A-13.410 PARKING MANAGEMENT OVERLAY (-PM).

SEC. 51A-13.410. PARKING MANAGEMENT OVERLAY (-PM). (a) General Provisions. (1) A Parking Management (-PM) overlay may only be established within a WMU or WR district, or within a WMU or WR district and a contiguous MU district, or within a WMU or WR district and a contiguous planned development district for MU district uses. (2) The establishment or amendment of a -PM overlay is a change in zoning district classification and must follow the procedures set out in Section 51A-4.701. (b) Establishing a -PM overlay. (1) The applicant must submit a site plan that includes: (A) a map and the legal description of the property within the proposed district; (B) the location of existing and proposed parking spaces within the proposed district, including any on-street parking spaces; (C) all uses the proposed district will serve; (D) any parking reduction or parking special exception granted within the boundaries of the -PM overlay; (E) the method of ingress and egress to each parking area; (F) screening, lighting, and landscaping of each parking area; (G) the entity responsible for managing the required parking within the proposed overlay, limited to the board of a public improvement district (PID), tax increment financing reinvestment zone (TIF), or parking authority, the city, or other govern- mental entity established under Texas law; and (H) any other information the director determines is necessary for a complete review of the proposed overlay. (2) In establishing a -PM overlay, the city council may impose conditions to ensure adequate parking and efficient management of parking within the overlay. (c) Meeting Parking Standards. For purposes of meeting parking standards, the entire area within the -PM over- lay shall be considered one lot. In order to measure compliance for a site plan or certifi- cate of occupancy, the applicant must provide a table demonstrating compliance with the requirements of this division.

Dallas City Code § 51A-13.411 OFF-STREET LOADING.

SEC. 51A-13.411. OFF-STREET LOADING. (a) Off-Street Loading Not Required. Off-street loading is not required for any use. (b) Location and Design Standards. If off-street loading is provided, it must meet the following standards. (A) Ingress to and egress from off-street loading spaces must have at least the same vertical height clearance as the off-street loading space. (B) Each off-street loading space must be designed with a reasonable means of vehicular access from the street or alley in a manner which will least interfere with traffic movement. (C) Each off-street loading space must be independently accessible so that no loading space blocks another loading space. (D) Trash removal facilities and other structures must not block a loading space. The design of the ingress, egress, and maneuvering area must be approved by the director. (E) Off-street loading must be located behind the parking setback. (Ord. No. 30889)

Dallas City Code § 51A-13.412 NONCONFORMING PARKING.

SEC. 51A-13.412. NONCONFORMING PARKING. (a) A use that is nonconforming as to parking may be expanded only if the parking spaces required to serve the additional area are provided. (b) A use that is nonconforming as to parking may be changed to another allowed use requiring more parking if parking spaces for the additional demand are provided. (c) A use that is nonconforming as to parking may be changed to another allowed use that requires less parking. (d) Additional required parking for a nonconforming site must be calculated based on the difference between the required parking in Section 51A-13.402 for the prior use and the required parking for the new use. Additional spaces must be made available to accommodate this difference. These additional spaces may be provided through the use of special 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/0-0-0-94685Fetched: 10/26/2026