DNO: Downtown Neighborhood Overlay Standards for the City of Arlington
The Downtown Neighborhood Overlay (DNO) in the City of Arlington serves as a transition zone between the Downtown Business (DB) district and surrounding neighborhoods, mandating a minimum building height of 20 feet and allowing up to 90% lot coverage. This overlay modifies City of Arlington base district standards by reducing required off-street parking for non-residential and mixed-use developments by 50% and requiring buildings to be positioned between a 0-foot minimum and 25-foot maximum frontage range. Additionally, the DNO requires an 18-foot wide perimeter streetscape and enforces strict masonry-based building material standards to ensure a high-quality urban character.
Dimensional and Development Standards
The City of Arlington DNO overlay establishes specific intensity and height requirements that supersede the underlying base zoning. While density, lot area, and lot width generally refer back to the base zoning district, the DNO imposes a minimum height to ensure consistent street-wall volume [Section 2.4.3].
| Standard | DNO Requirement |
|---|---|
| Minimum Building Height | 20 feet |
| Maximum Lot Coverage | 90% |
| Minimum Streetscape Width | 18 feet (from back of curb) |
| Primary Building Entrance Orientation | Must face the street [Section 5.7.5] |
| Ground Floor Transparency | Min. 40% (for walls facing public rights-of-way) [Section 5.7.5] |
Setback Requirements
The City of Arlington DNO utilizes a "build-to" approach for frontages to encourage a pedestrian-friendly environment, requiring buildings to be placed relatively close to the street [Section 2.4.3].
| Setback Type | Distance Requirement |
|---|---|
| Street Frontage (Minimum) | 0 feet |
| Street Frontage (Maximum) | 25 feet |
| Public Street | 10 feet |
| Private Access Easement or Alley | 5 feet |
| Side and/or Rear (Interior) | 0 feet |
| Adjacent to Single-Family (Side/Rear) | 20 feet |
Parking and Circulation Modifications
The City of Arlington provides significant parking relief within the DNO to support urban density, while also restricting the location of parking lots to prevent them from disrupting the streetscape [Section 5.4.4].
Off-Street Parking Reductions
For non-residential or mixed-use developments located within the DNO boundaries, the off-street parking requirements are reduced to one-half (50%) of the amount required in other City of Arlington zoning districts. This reduction does not apply to developments already utilizing reductions under Texas Local Government Code Chapter 218 [Section 5.4.4].
Parking Location and Design
- Placement: All surface parking lots must be located behind or on the sides of buildings. Surface parking is strictly prohibited between the building and the street [Section 5.4.4].
- Side Parking Limit: Parking located on the side of a building is limited to 25% of the width of the street frontage [Section 5.4.4].
- Screening: Parking lots not screened by buildings must be screened from public view by a three-foot-high masonry fence placed within a five-foot-wide landscaping bed [Section 5.2.2].
- Bicycle Parking: The DNO requires one bicycle parking space for every five residential units in multi-family and mixed-use developments. For non-residential developments, bicycle parking must equal 5% of the required automobile parking spaces [Section 5.4.11].
Streetscape and Landscaping
The DNO requires a specialized perimeter streetscape to enhance the pedestrian experience in the City of Arlington [Section 5.2.2].
- Width and Composition: The mandatory 18-foot streetscape must include a minimum 8-foot wide strip dedicated to street trees or planters and a 10-foot wide sidewalk [Section 5.2.2].
- Street Trees: Trees must have a minimum height of 10 feet and a 3-inch caliper at the time of planting. They must be spaced between 25 and 30 feet apart on center [Section 5.2.2].
- Vertical Root Barriers: These are required for any trees planted at the back of the curb [Section 5.2.2].
Building Materials and Design
The City of Arlington enforces high-quality material standards in the DNO to maintain the district's distinctive character [Section 5.8.5].
- Residential Structures: 100% of the primary residential structure must consist of approved masonry materials (stone, brick, or stucco). This excludes doors, windows, and specific architectural features like chimneys or dormers [Section 5.8.5].
- Non-Residential Structures: All exterior walls must be finished with at least 85% approved masonry materials. No single building material may cover more than 80% of the front building façade [Section 5.8.5].
- Prohibited Materials: The use of aluminum siding, wood or plastic siding, unfinished concrete block, and corrugated metal as primary cladding is prohibited [Section 5.8.5].
Use Modifications and Restrictions
The DNO overlay adjusts the permissibility of certain land uses to align with its revitalizing intent [Section 3.2.3].
- Alternative Financial Institutions: These uses (such as payday or motor vehicle title loans) are strictly prohibited in the DNO [Section 3.2.3].
- Sexually Oriented Businesses: These uses are prohibited in the IM base district within the DNO and require a Specific Use Permit (SUP) if the base district is LI [Section 3.2.3].
- Mobile Food Establishments: Permitted as an accessory use in the DNO, provided they operate concurrently with an active certificate of occupancy for a restaurant, bar, brewery, or theatre [Section 3.3.6].
- Wall Murals: Murals are permitted on non-residential structures within the DNO, subject to specific design and placement conditions [Section 7.8.17].
Sections Cited
- 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 5.4.11, Bicycle Parking
- Section 5.7.2, Applicability (Mixed-Use Design Standards)
- Section 5.7.5, Building Design
- Section 5.8.5, Downtown Neighborhood Overlay | DNO
- Section 7.8.17, Wall Murals