Off-Street Parking Requirements for the RTN: Residential Transition District in the City of Dallas

In the City of Dallas RTN: Residential Transition District, off-street parking is strictly required at a ratio of one space per dwelling unit for single-family and duplex uses, and the Dallas Development Code prohibits any parking reductions within this specific district. Commercial and retail projects are generally not permitted in this district, while allowed civic and institutional uses, such as places of worship, must provide parking at a ratio of one space per four fixed seats once the facility exceeds 20,000 square feet. Furthermore, the City of Dallas mandates that all compact parking be prohibited on surface parking lots and requires that all parking be situated at or below ground level [Section 51A-13.402].

Applicable Ratios for Residential and Civic Projects

The City of Dallas RTN: Residential Transition District is primarily intended for single-family and duplex living [Section 51A-13.301]. Because it is a residential form district, most commercial, retail, and office uses are prohibited [Section 51A-13.306]. Parking requirements for the limited permitted uses are derived from the standard use regulations of the Dallas Development Code [Section 51A-13.402].

Use Category	Required Off-Street Parking Spaces
Single-Family House	1 space per dwelling unit
Duplex	1 space per dwelling unit
Place of Worship (Church)	1 space per 4 fixed seats (or per 28 sq. ft. of seating area) if the structure exceeds 20,000 sq. ft.
Child-Care Facility	None required
Community Service Center	None required
Public or Private School	9.5 spaces per classroom (Grades 9-12); otherwise none

Prohibitions and Mandatory Limitations

The City of Dallas imposes unique restrictions on the RTN: Residential Transition District to preserve the character of the neighborhood transitions. Unlike other form districts (such as WMU or WR), the RTN district is subject to the following prohibitions:

No Parking Reductions: The Dallas Development Code expressly forbids the use of any parking reductions, such as those for transit proximity or tree preservation, within the RTN district [Section 51A-13.402].
Compact Parking Restrictions: No compact parking spaces are permitted on surface parking lots in the RTN district. If parking is provided within a structure, a maximum of 20 percent of the required spaces may be compact [Section 51A-13.402].
Below-Grade Requirement: All off-street parking in the RTN: Residential Transition District must be provided at or below ground level, except for specifically approved mechanized parking [Section 51A-4.301].
Dumpster Prohibitions: No dumpsters are permitted for residential uses within the RTN district [Section 51A-13.604].

Design and Placement Standards

The Dallas Development Code requires that parking be integrated into the site design following specific setbacks based on the development type:

Parking Setbacks

Required parking must be set back from the primary street depending on the building type. For Townhouse developments in the RTN district, the parking setback from the primary street is 30 feet. For Civic Buildings, the setback is 20 feet. Single-family and Manor House developments in the RTN district have no minimum parking setback from the primary street [Section 51A-13.304].

Alley and Access Restrictions

The City of Dallas prohibits the delivery or receipt of goods or services to or from a nonresidential use via a public alley in the RTN district between the hours of 10:00 p.m. and 7:00 a.m. [Section 51A-13.405]. Additionally, for manor houses or townhouses in the RTN district, all vehicular access must be to the rear of the building if an alley is provided [Section 51A-13.304].

Sections Cited