DNO: Downtown Neighborhood Overlay Requirements in Arlington, Texas
The Downtown Neighborhood Overlay (DNO) in the City of Arlington establishes a transitional zone between the central business district and surrounding neighborhoods, requiring a minimum building height of 20 feet and a maximum building street frontage setback of 25 feet. Development in this district prioritizes pedestrian-oriented mixed-use projects, offering a 50% reduction in standard off-street parking requirements and permitting angled head-in parking within the public right-of-way. Property owners in the DNO must adhere to strict streetscape standards, including an 18-foot wide roadside area featuring integrated street trees and 10-foot wide sidewalks [Section 2.4.3, Section 5.2.2.C, Section 5.4.4.H.2].
Purpose and Applicability
The Downtown Neighborhood Overlay (DNO) is intended to protect and enhance the character of the City of Arlington’s downtown business and lodging areas while attracting new residential development. It serves as a transition area between the high-intensity Downtown Business (DB) district and the rest of the municipality [Section 2.4.3, Section 5.8.5].
The regulations of the Downtown Neighborhood Overlay apply in addition to the standards of the underlying base zoning district. In the event of an express conflict between the standards of the base district and the DNO, the standards for the DNO control [Section 2.1.5].
Dimensional and Development Standards
The City of Arlington enforces specific dimensional requirements within the Downtown Neighborhood Overlay to ensure a high-quality urban character.
DNO Dimensional Standards
| Standard | Requirement |
|---|---|
| Minimum Building Height | 20 feet |
| Maximum Lot Coverage | 90% |
| Minimum Street Frontage Setback | 0 feet |
| Maximum Street Frontage Setback | 25 feet |
| Public Street Setback | 10 feet |
| Private Access Easement or Alley Setback | 5 feet |
| Side and/or Rear Setback | 0 feet |
| Setback Adjacent to Single-Family (Side/Rear) | 20 feet |
Note: For lot area, width, and depth, the requirements of the underlying base zoning district apply [Section 2.4.3].
Streetscape and Landscaping Requirements
All multi-family and non-residential developments within the Downtown Neighborhood Overlay must provide a perimeter landscape setback along the entire right-of-way adjacent to any public street [Section 5.2.2.C.1].
DNO Perimeter Streetscape Standards
| Feature | Requirement |
|---|---|
| Total Minimum Streetscape Width | 18 feet (from back of curb) |
| Street Tree / Planter Strip Width | 8 feet (minimum) |
| Sidewalk Width | 10 feet (minimum) |
| Street Tree Height (at planting) | 10 feet (minimum) |
| Street Tree Caliper (at planting) | 3 inches (minimum) |
| Street Tree Spacing | 25 to 30 feet apart on center |
If the existing right-of-way is less than 18 feet from the back of the curb to the property line, the additional required area must be provided on private property via a landscape easement [Section 5.2.2.C.2].
Parking Lot Screening
Parking lots in the Downtown Neighborhood Overlay that are not screened by on-site buildings must be screened from the view of public streets. This is achieved by a three-foot-high masonry fence placed within a five-foot-wide landscaping bed [Section 5.2.2.E.3.c].
Use Regulations and Prohibitions
While the Downtown Neighborhood Overlay generally follows the allowed uses of the base district, the City of Arlington imposes specific conditions and prohibitions:
- Mixed-Use Requirement: Multi-family and mixed-use developments in the DNO must submit a Mixed-Use Development Plan for approval [Section 3.2.3.K.1, Section 5.7.6].
- Prohibited Uses: "Alternative Financial Institution" uses are strictly prohibited within the Downtown Neighborhood Overlay [Section 3.2.3.C.2.e].
- Mobile Food Establishments: These are permitted as an accessory use in the DNO, provided they exist concurrently with a valid certificate of occupancy for a restaurant, bar, theatre, or microbrewery [Section 3.3.6.N].
- Sexually Oriented Businesses: These uses require a Specific Use Permit (SUP) if the base district is Light Industrial (LI) and are prohibited if the base district is Industrial Manufacturing (IM) [Section 3.2.3.J.c].
Parking and Circulation
The City of Arlington provides significant flexibility for parking within the Downtown Neighborhood Overlay to encourage a dense, urban environment.
Off-Street Parking Reductions
For non-residential or mixed-use developments within the Downtown Neighborhood Overlay, the standard off-street parking requirements are reduced to one-half the amount required in other zoning districts. Additionally, the off-street parking requirement may be reduced by one space for each on-street parking space located immediately in front of the parcel [Section 5.4.4.H.2].
Design and Layout
- Location: All surface parking lots must be located behind and/or on the sides of buildings. Side parking is limited to 25 percent of the width of the street frontage [Section 5.4.4.H.2.d].
- Head-In Parking: Head-in parking is permitted within the DNO but must be angled and typically must be located entirely within the right-of-way unless otherwise approved [Section 5.4.9.B.3].
- Bicycle Parking: Multi-family and mixed-use developments must provide one bicycle parking space for every five residential units. These must be located in a covered and secured area [Section 5.4.11.A, Section 5.4.11.C].
Building Design and Materials
The City of Arlington maintains specific aesthetic standards for all construction within the Downtown Neighborhood Overlay established prior to April 1, 2019.
- Exterior Finish: 100 percent of the primary residential structure must consist of masonry materials (stone, brick, cultured stone, or three-coat stucco). Prohibited materials include plain concrete block, corrugated metal, and vinyl/aluminum/wood siding [Section 5.8.5.C.1].
- Multi-Family and Non-Residential Cladding: Exterior walls must be finished with 100% (for multi-family) or 85% (for non-residential) approved materials. No single building material may cover more than 80 percent of the front building facade [Section 5.8.5.C.2, Section 5.8.5.C.3].
- Transparency: The ground floor level of non-residential and mixed-use buildings facing public rights-of-way or parks must comprise at least 40 percent windows or doors [Section 5.13.6.K].
Sections Cited
- Article 2, Zoning Districts
- Section 2.1.5, Relationship to Overlay Districts
- Section 2.4.3, Downtown Neighborhood Overlay | DNO
- Section 3.2.3, Commercial Uses
- Section 3.3.6, Supplemental Accessory Use Standards
- Section 5.2.2, Landscaping Required
- Section 5.4.4, Computation of Parking and Loading Requirements
- Section 5.4.9, Parking Facility Location and Design
- Section 5.4.11, Bicycle Parking
- Section 5.7.2, Applicability (Mixed-Use Design Standards)
- Section 5.7.6, Development Plans Required for All Mixed-Use Development
- Section 5.8.5, Downtown Neighborhood Overlay | DNO
- Section 5.13.6, Building Design