Off-Street Parking Requirements for the R-5(A) Single Family District
In the City of Dallas, residential projects located within the R-5(A) Single Family District are required to provide one off-street parking space per dwelling unit. All off-street parking for any use within the R-5(A) district must be provided at or below ground level, and most nonresidential activities permitted via special authorization are subject to strict alley access and screening limitations [Section 51A-4.112(g); Section 51A-4.301].
General Parking Ratios in the R-5(A) District
Off-street parking requirements in the R-5(A) district are determined by the specific use of the property as categorized in the City of Dallas use regulations. While the district is primarily intended for single-family residential use, certain institutional and agricultural uses are permitted by right or through a Special Use Permit (SUP).
| Use Category | Required Parking Spaces |
|---|---|
| Residential Uses | |
| Single-family living | 1 space per dwelling unit [Section 51A-4.301] |
| Handicapped group dwelling unit | None [Section 51A-4.209] |
| Accessory Dwelling Unit (ADU)* | 1 space (where overlay exists) [Section 51A-4.510] |
| Institutional and Civic Uses | |
| Church (20,000 sq. ft. or less) | None [Section 51A-4.301] |
| Church (over 20,000 sq. ft.) | 1 space per 4 fixed seats OR 1 per 28 sq. ft. of seating [Section 51A-4.301] |
| Public or private school (9-12th) | 9.5 spaces per classroom [Section 51A-4.301] |
| Other Institutional (not listed) | None [Section 51A-4.301] |
| Agricultural and Other Uses | |
| Agricultural uses (Animal/Crop production) | None [Section 51A-4.301] |
| Transit passenger shelter | None [Section 51A-4.301] |
*Note: ADU parking is not required if the property is located within 1,200 feet of a DART bus or transit stop [Section 51A-4.510].
Design and Construction Standards
The City of Dallas mandates specific construction and location standards for all parking areas within the R-5(A) district. These regulations ensure that parking facilities do not degrade the residential character of the 5,000-square-foot lot developments.
- Vertical Limitation: A critical restriction in the R-5(A) district is that all off-street parking must be provided at or below ground level [Section 51A-4.112(g)].
- Paving Surfaces: For single-family uses, the surface of a parking space, maneuvering area, or driveway must consist of all-weather and drainable material approved by the building official [Section 51A-4.301(d)].
- Visibility Triangles: Off-street parking is strictly prohibited within any visibility triangle, which typically includes the area 45 feet from the intersection of two street curb lines [Section 51A-4.301; Section 51A-4.602].
- Handicapped Parking: If the property includes a nonresidential use requiring more than 10 spaces, handicapped parking must be provided in compliance with the City of Dallas Off-Street Parking and Driveways Handbook [Section 51A-4.301(g)].
Residential Alley and Service Access
To protect the quiet enjoyment of R-5(A) neighborhoods, the City of Dallas imposes restrictions on how nonresidential projects interact with residential alleys.
- Nighttime Restrictions: Between the hours of 10 p.m. and 7 a.m., no person may use a public alley or access easement that abuts an R-5(A) district for the purpose of delivering or receiving goods or services for a nonresidential use [Section 51A-4.301(h)].
- Screening: If a building site in a nonresidential district is across an alley from an R-5(A) district, any portion of that building site must be screened from the R-5(A) property [Section 51A-4.602(c)].
Parking Reductions and Special Exceptions
The Dallas Board of Adjustment has the authority to grant special exceptions to these requirements under specific circumstances. For example, a reduction in the number of required spaces may be granted if the board finds that the parking demand generated by a specific use does not warrant the full amount usually required [Section 51A-4.311]. Additionally, a 10% reduction in the total number of required spaces may be granted for the preservation of a protected tree on the building site [Section 51A-4.312].
Sections Cited
- Section 51A-4.112: Single Family Districts
- Section 51A-4.209: Residential Uses
- Section 51A-4.301: Off-Street Parking Regulations
- Section 51A-4.311: Special Exceptions
- Section 51A-4.312: Tree Preservation Parking Reduction
- Section 51A-4.510: Accessory Dwelling Unit Overlay
- Section 51A-4.602: Fence, Screening and Visual Obstruction Regulations