Off-Street Parking Requirements for Dallas Conservation Districts
In the City of Dallas, off-street parking requirements for projects within a Conservation District are primarily dictated by the specific individual ordinance created for that district, as each Conservation District is established by a separate legislative act [Section 51A-4.505(c)(1)]. In instances where the specific district ordinance does not enumerate unique parking standards, the Dallas Development Code applies default requirements based on the land use and the residential or nonresidential nature of the project [Section 51A-4.301].
Individual District Ordinances
The City of Dallas specifies that any ordinance establishing a Conservation District (CD) must include specific regulations for off-street parking and loading requirements [Section 51A-4.505(d)(4)(C)]. Because a Conservation District is intended to protect the physical attributes of a specific neighborhood, these requirements may be more or less stringent than the general City of Dallas standards to accommodate the historical or architectural character of the area [Section 51A-4.505(b)].
Default Residential Parking Requirements
If a Dallas Conservation District ordinance does not specify its own ratios, the Dallas Development Code provides default "base" zoning classifications to determine which general standards apply. For the purposes of triggers in the code, an area restricted to single-family or duplex use is treated as a TH-3(A) district, while multifamily areas are treated as either MF-2(A) or MF-3(A) depending on the height limits of the district [Section 51A-4.505(c)(3)].
The following table summarizes the general City of Dallas off-street parking requirements for residential uses that typically apply as defaults within a Conservation District:
| Use Category | Parking Ratio Requirement |
|---|---|
| Single-Family House | 1 space per dwelling unit (in R, D, or TH districts) [Table 1.0.1] |
| Duplex | 1 space per dwelling unit (in D or TH districts) [Table 1.0.1] |
| Multifamily (20 units or less) | No parking required [Table 1.0.1] |
| Multifamily (21 to 199 units) | 0.5 spaces per dwelling unit [Table 1.0.1] |
| Multifamily (200+ units) | 1 space per dwelling unit [Table 1.0.1] |
| Multifamily Guest Parking | 10% of required spaces (for 20-99 units); 15% (for 100+ units) [Table 1.0.1] |
Default Commercial and Retail Parking Requirements
Commercial projects within a Dallas Conservation District follow the general requirements for "Nonresidential District Regulations" if the specific CD ordinance is silent on the matter [Section 51A-4.505(c)(3)(D)]. For commercial developments that are contiguous to residential districts with single-family uses—a common occurrence in Conservation Districts—the City of Dallas may apply specific minimums for business services [Table 1.1].
| Commercial/Retail Use | Parking Ratio Requirement |
|---|---|
| General Office | 1 space per 333 square feet of floor area [Table 1.2.1] |
| General Merchandise/Food Store | 1 space per 200 square feet of floor area (if < 3,500 SF) [Table 1.0.2] |
| Restaurant (without drive-in) | No parking for first 2,500 SF; 1 per 200 SF for area > 2,500 SF [Table 1.0.2] |
| Catering Service | 1 space per 500 square feet of floor area [Table 1.1] |
| Business Services (General) | 1 space per 500 square feet of floor area [Table 1.1] |
| Medical Clinic | 1 space per 200 square feet of floor area [Table 1.2.1] |
Special Exceptions and Reductions
The City of Dallas Board of Adjustment may grant special exceptions to reduce the number of required off-street parking spaces in a Conservation District by up to 25% (or up to 35% for office uses) if it finds that the parking demand generated by the specific use does not warrant the full standard amount [Section 51A-4.311(a)]. Additionally, the number of required spaces may be reduced by one for every "protected tree" (as defined in Article X) that is retained on the building site, up to a maximum reduction of 10% [Section 51A-4.312].
Sections Cited
- Section 51A-4.301: Off-Street Parking Regulations
- Section 51A-4.311: Special Exceptions (Parking)
- Section 51A-4.312: Tree Preservation Parking Reduction
- Section 51A-4.505: Conservation Districts
- Table 1.0.1: General Parking Requirements (Residential)
- Table 1.0.2: General Parking Requirements (Retail and Personal Service)
- Table 1.1: Certain Uses Contiguous to R Districts with a Single Family Use
- Table 1.2.1: MD-1 Overlay Requirements (Office/Institutional)