overview of the city of dallas form based code
TRANSCRIPT
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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