Off-Street Parking Standards for the CR: Community Retail District in Dallas
In the Dallas Community Retail (CR) district, off-street parking requirements are primarily determined by the specific land use and the proximity of the development to residential districts. While many standard commercial uses in the City of Dallas have no minimum parking requirement under default conditions, significant requirements are triggered if the property is located within a Modified Delta Overlay (MD-1) or is contiguous to a residential district [Section 51A-4.301].
General Parking Framework for the CR District
The Community Retail (CR) district is a nonresidential zoning classification intended to provide for convenience retail, services, and professional offices that serve neighborhood needs [Section 51A-4.122]. The City of Dallas generally manages parking in this district through Use Regulations (Division 51A-4.200) and specific parking tables in the Off-Street Parking and Loading Regulations (Division 51A-4.300).
Commercial Parking Requirements
For commercial projects in the CR: Community Retail district, the Dallas Development Code establishes three distinct tiers of requirements based on the location of the building site.
Standard Ratios and Exceptions
For many retail and personal service uses within the CR district, no parking is required unless the use is specifically listed in the general parking tables or falls under an overlay [Section 51A-4.301]. However, specific high-impact commercial uses maintain set ratios regardless of proximity to other zones.
| Commercial Use Category | Standard Dallas CR District Requirement |
|---|---|
| Alcoholic Beverage Establishment | 1 space per 200 sq. ft. of floor area used for retail sales and seating (No parking if < 2,500 sq. ft.) |
| Restaurant with Drive-In/Drive-Through | 1 space per 200 sq. ft. of floor area |
| Commercial Amusement (Inside) | 1 space per 200 sq. ft. of floor area |
| Theater | 1 space per 28 sq. ft. of seating area |
Requirements for Sites Contiguous to Residential Districts
If a commercial project in the CR district is contiguous to a residential district (R, R(A), D, D(A), TH, TH(A), or CH) that contains a single-family use, the City of Dallas mandates the following minimum parking ratios [Table 1.1]:
| Use Contiguous to R District | Minimum Off-Street Parking Requirement |
|---|---|
| Restaurant (all types) | 1 space per 100 sq. ft. |
| Retail and Personal Service Uses | 1 space per 500 sq. ft. |
| Office Uses | 1 space per 500 sq. ft. |
| Medical Clinic or Scientific Laboratory | 1 space per 500 sq. ft. |
| Custom Business Services | 1 space per 500 sq. ft. |
| Building Repair and Maintenance Shop | 1 space per 500 sq. ft. |
| Job or Lithographic Printing | 1 space per 600 sq. ft. |
Modified Delta Overlay (MD-1) Requirements
If a CR district project is located within an MD-1 Overlay, the City of Dallas applies specific requirements that override standard district rules [Table 1.2.2].
- General Merchandise or Food Store: 1 space per 200 sq. ft. (up to 10,000 sq. ft.); ratios increase for larger footprints.
- Furniture Store: 1 space per 500 sq. ft. of floor area open to the public; 1 space per 1,000 sq. ft. for storage/warehouse areas.
- Convenience Store with Drive-Through: 1 space per 200 sq. ft.
Residential Parking Requirements
Residential uses are highly restricted within the CR: Community Retail district. The primary residential use permitted is the college dormitory, fraternity, or sorority house, which requires a Specific Use Permit (SUP) [Section 51A-4.122].
- College Dormitory/Fraternity/Sorority: No specific minimum parking is listed for this use within the standard CR district table, though the City of Dallas may establish requirements as a condition of the required SUP [Section 51A-4.219].
- Handicapped Group Dwelling: While not a primary use, if authorized, these follow the standard residential parking requirements of the municipality [Section 51A-4.209].
Parking Reductions and Credits
The City of Dallas provides several avenues to reduce the total number of required off-street parking spaces in the CR district:
- Bicycle Parking: Required off-street parking may be reduced by one space for every six short-term bicycle spaces provided, up to a maximum reduction of five percent of the total required parking [Section 51A-4.314].
- Tree Preservation: The City of Dallas allows for a reduction of one required parking space for every "protected tree" retained on the building site that would otherwise be removed for construction, limited to a 10 percent total reduction [Section 51A-4.312].
- Administrative Reduction: The director may grant a reduction of up to 50 percent if a study proves the parking demand for the specific occupancy is significantly lower than the code requirement [Section 51A-4.313].
Sections Cited
- SEC. 51A-4.122. RETAIL DISTRICTS.
- SEC. 51A-4.209. RESIDENTIAL USES.
- SEC. 51A-4.210. RETAIL AND PERSONAL SERVICE USES.
- SEC. 51A-4.219. SPECIFIC USE PERMIT (SUP).
- SEC. 51A-4.301. OFF-STREET PARKING REGULATIONS.
- SEC. 51A-4.312. TREE PRESERVATION PARKING REDUCTION.
- SEC. 51A-4.313. ADMINISTRATIVE PARKING REDUCTION.
- SEC. 51A-4.314. REDUCTIONS FOR PROVIDING BICYCLE PARKING.