301 E.

GREENBRIAR LANE ZONING SYNOPSIS

21 July 2015
This is a synopsis of the zoning at 301 E. Greenbriar Lane, Dallas, TX. This 2-acre site is part of PD 468
and is located at the intersection of Plowman Avenue and E. Greenbriar Lane just west of the Trinity River
in Oak Cliff. The site falls into zoning category WMU-20, subdistrict G-TR1 (Fig. 1) as recently enacted by
the Dallas City Council North Oak Cliff Gateway Zoning ordinance PD 468.
In general, the parameters of the WMU-20 zoning district are intended to create walkable, urban, mixeduse neighborhoods where an emphasis is placed on the quality of the pedestrian experience rather
than on the convenience of the automobile driver. A further description of the zoning requirements and
allowances for this site can be found in Article XIII: Form Districts of the Dallas City Code.

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EXHIBIT 468A
Subdistrict Map

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BEATRICE ST

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Medical Use
Overlay

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301 E. Greenbriar

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DODD ST

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6TH ST

6TH ST

LANSING ST

LAKE CLIFF DR

7TH ST

DALE ST

DALE ST

8TH ST

LANSING ST

STEINMAN AVE

NEELY ST

6
SH-

CLIFF ST

DENVER ST

CRAWFORD ST

CANTY ST

STARR ST

SH-7
BISHOP AVE

SABINE ST

EADS AVE

BLAYLOCK DR

NECHES ST

SERV
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MARSALIS AVE

COMAL ST

CLIFF ST

SH-8

MILLARD ST

EADS AVE

SH-5

CHURCH ST

CHURCH ST

9TH ST
NOAH ST

7TH ST

PD468_Subdistricts
PD468_Subdistricts

1:7,800

Printed Date: 5/11/2015

Fig. 1

page 1 of 8

K
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Shop_Front_Overlays
Height_Map_Overlays
MedicalUseOverlay
CertifiedParcel13

Streets

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BECKLEY AVE

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ZANG BLVD

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12TH ST

Z067-203: PD 468 Expansion

Establishing new Subdisrticts
and Overlays

301 E. GREENBRIAR LANE ZONING SYNOPSIS

21 July 2015

Trinity River

301 E. Greenbriar
East Kessler

Methodist
Hospital

Fig. 2
Aerial Map

page 2 of 8

Image taken from Google Maps

301 E. GREENBRIAR LANE ZONING SYNOPSIS

21 July 2015
ZONING:

301 E. Greenbriar Lane in Subdistrict G-TR 1 is zoned as WMU-20 (Walkable

Urban Mixed Use). This zoning category allows for a variety of uses including
both commercial and residential, as indicated in Fig. 3, excerpted from Article
XIII: Form Districts of the City of Dallas Development Code.
Zoning in WMU-20 allows the following development types - Mixed Use
Shopfront; General Commercial; Apartment; Civic Building; and Open Space
Lot. Refer to the Development Types by District chart (Fig. 3).
Refer to Development Types chart (Fig. 4) for parameters within each
development type including lot coverage; lot size; setbacks; and building height.

ADJACENCIES:

Specific provisions exist for certain uses when they are adjacent to residential
uses in other districts. These requirements are noted in the Development Types
chart (Fig. 4) taken from page 3-10 of Article XII: Form Districts of the Dallas
City Code.

RESIDENTIAL
PROXIMITY
SLOPE:

Residential Proximity Slopes (RPS) originate approximately 1,150 feet west of

the site at zone R-7.5(A) and do not impact this site. Refer to RPS diagrams
(Figs. 7 and 8).
Wording in Sec. 51A.302(f) of Article XIII: Form Districts of the Dallas City Code
states that an -HM overlay may be adopted for parcels rezoned to WMU, WR,
or RTN so that the overlay would provide the same height restrictions applicable
to the parcel before rezoning. However, Dallas City Council has not adopted an
-HM overlay for this site.

PARKING:

FLOODPLAIN:

Numerical parking requirements vary from those of typical zoning categories,

and discounts are available for mixed-use, provision of bicycle facilities, and
certain other amenities. These requirements, however, need careful calculation
on a project-by-project basis based on the mix of uses and other site and
project-specific parameters. (Fig. 5)

In addition, parking is generally not allowed in front of a building (other than onstreet parking).

301 E. Greenbriar Ln. in Subdistrict G-TR 1 is in floodplain zone AE per

zoning map on the City of Dallas Zoning website (http://gis.dallascityhall.
com/zoningweb/). According to the FEMA definition of this area, Zone AE is
subject to inundation by the 1-percent-annual-chance flood event determined
by detailed methods. Mandatory flood insurance purchase requirements and
floodplain management standards apply. (https://www.fema.gov/zone-aeand-a1-30). Refer Fig. 6.
Further careful analysis by a qualified civil engineer will be needed to determine
the specific impact of the floodplain zoning.

MISCELLANEOUS:

page 3 of 8

There are other specific requirements that should be considered carefully on

a case-by-case basis, depending on the specific program of the project, prior to
making final development decisions for this property.

Division 51A-13.300. District Regulations.

Sec. 51A-13.304. Development Types.

SEC.E.51A-13.304.
DEVELOPMENT
301
GREENBRIAR LANE ZONING
SYNOPSIS
21 July 2015
(a) General.

TYPES.

Civic
Building

Open
Space Lot

Manor
House

Townhouse

Townhouse
Stacked

Apartment

General
Commercial

Civ

Single-Story
Shopfront

Sf

Mixed Use
Shopfront
District
Walkable Urban Mixed Use (WMU)
Low (WMU-3, WMU-5)
Medium (WMU-8, WMU-12)
High (WMU-20, WMU-40)
Walkable Urban Residential (WR)
Low (WR-3, WR-5)
Medium (WR-8, WR-12)
High (WR-20, WR-40)
Residential Transition (RTN)
Shopfront (-SH) Overlay
over any WMU or WR district

Single-Family
House

(1) Development Types by District.

Mu

Ss

Gc

Apt

Ts

Th

Mh

Fig. 3 (2) Landscaping.

Source document:
Article
XIII: Form Districts from Dallas City Code, modified by DSGN Associates
(A) In
General.

(i) Specific landscaping requirements for each development type are

provided in Subsections (b) through (k) of this section.
(ii) All street trees must meet the requirements of Section 51A10.125(b)(4).
(iii) All site trees must be a minimum of two inches in caliper at time
of planting and may not be located closer than four feet to any paved surface (measured
from the center of the tree trunk).
(iv) All site tree in-ground planting areas must be a minimum of 100
square feet for a large tree and 50 square feet for a small tree. Planters for large or small
trees must be a minimum of 25 square feet.
(v) Site trees must be large tree species listed in Section 51A-10.134.
Small tree species may be substituted at a rate of two small trees per required large tree.
(vi) Existing healthy site trees may be used to satisfy the site tree
requirements of this section in accordance with Section 51A-10.125(b)(3)(B). Whether a
site tree is healthy is a determination made by the building official.
(vii) In the RTN district, at least 50 percent of all required yards must
be landscaped with turf, groundcover, soil, or mulch.
(B) Shared Access Developments.
(i) One site tree must be provided for every 4,000 square feet, or
portion thereof, within the shared access development, or a minimum of one site tree
must be provided for each individual dwelling unit in the shared access development,
whichever is greater.
(ii) Site trees must be evenly distributed throughout the shared access development.
DCA 078-011 (Creation of Article XIII)

page 4 of 8

Article XIII. Form Districts | 3-7

301 E. GREENBRIAR LANE ZONING SYNOPSIS

21 July 2015

Manor
House

Single-family
House

Civic
Building

Open Space
Lot

3,000

2,000

5,000
35
45
60%

none
30
none
60%

none
20
none
5%

5/15
5/15
none

5/15
5/15
none

15/none
10/none
none

15/none
10/none
none

20/none
10/none
none

10/none
10/none
10/none

70%
40%
none

70%
40%
none

70%
40%
none

none
none
none

none
none
none

none
none
none

none
none
none

30
5
5
10

30
5
5
10

30
5
5
10

30
5
5
10

none
none
none
none

none
none
none
none

20
5
5
10

none
none
none
none

none

none

none

10

10

10

10

10

10

10

15

15

10

10

15

15

10

10

3/20+
none

3/20+
none

10
10

10
10

1
District
dependent

none

Townhouse
Stacked

3,500

none
16
none
80%

depends on
# of units
20,000
50
100
60%

Apartment

General
Commercial

Civ

Single-Story
Shopfront

Sf

Ss

Gc

Apt

Ts

none

none

none

none

1,200

1,200

none
none
none
100%

none
none
none
80%

none
none
none
80%

none
none
none
80%

none
16
none
80%

5/15
5/15
none

5/15
5/15
none

5/15
5/15
none

5/15
5/15
none

90%
40%
none

90%
40%
none

70%
40%
none

30
5
5
10

30
5
5
10
5

15

15

15

10

10

0 or 5

15

0 or 5

0 or 5

0 or 5

0 or 5

0 or 5

15

15

15

24

24

24

24

5
10

5
10

5
10

3/20+
3/20+

3/20+
3/20+

15
5
5
10

District
District
dependent dependent

2
District
3 / 50 dependent

THESE DEVELOPMENT TYPES NOT ALLOWED IN WMU-20 DISTRICT

STORY HEIGHT
Ground story (min/max ft)
Upper story (min/max ft)
GROUND STORY TRANSPARENCY
Primary street facade (min)
Side street facade (min)
Service street facade (min)
UPPER STORY TRANSPARENCY
Primary street facade (min)
Side street facade (min)
Service street facade (min)
ENTRANCE
Primary street entrance
Entrance spacing (max linear ft)
Side street entrance
Service street entrance
BLANK WALL AREA
Primary street (max linear ft)
Side street (max linear ft)
Service street (max linear ft)

Mh

Mu

THIS DEVELOPMENT TYPE NOT ALLOWED IN WMU-20 DISTRICT

Area per building (max sf)

Width (min ft)
Width (max ft)
Lot coverage (max)
FRONT SETBACK AREA
Primary street (min/max ft)
Side street (min/max ft)
Service street (min/max ft)
REQUIRED STREET FRONTAGE
Primary street (min/max ft)
Side street (min/max ft)
Service street (min/max ft)
PARKING SETBACK
From primary street (min ft)
From side street (min ft)
From service street (min ft)
Abutting single-family district (min ft)
Abutting multifamily, nonresidential district,
alley (min ft)
SIDE SETBACK
Abutting single-family district (min ft)
Abutting multifamily, nonresidential district
(min ft)
Abutting alley (min ft)
REAR SETBACK
Abutting single-family district (min ft)
Abutting multifamily, nonresidential district
(min ft)
Abutting alley (ft)
Abutting service street (ft)
HEIGHT
Building height (min stories)
Building height (max stories/ft)

Th

Mixed Use
Shopfront

LOT
Area per unit or building (min sf)

Division 51A-13.300. District Regulations.

Townhouse

Sec. 51A-13.304. Development Types.

2 / 35

2 / 35

10/15
10/15

10/15
10/15

none
none

none
none

20%
20%
none

20%
20%
none

none
none
none

none
none
none

20%
20%
none

20%
20%
none

none
none
none

none
none
none

required
none
allowed
allowed

required
none
allowed
allowed

required
none
allowed
allowed

none
none
none
none

none
none
none
none

30
none
none

30
none
none

30
none
none

none

none

none
none

none
none

District
dependent

1 / 30

15/30
10/15

15/30
none

11/22
10/15

10/15
10/15

10/15
10/15

10/15
10/15

50%
25%
none

50%
25%
none

30%
25%
none

30%
25%
none

30%
25%
none

30%
25%
none

20%
20%
none

none
none
none

20%
20%
none

20%
20%
none

20%
20%
none

20%
20%
none

required
100
allowed
allowed

required
100
allowed
allowed

required
none
allowed
allowed

required
none
allowed
allowed

required
none
allowed
allowed

20
none
none

20
none
none

30
none
none

30
none
none

30
none
none

35

Fig. 4
Source document: Article XIII: Form Districts from Dallas City Code, modified by DSGN Associates
3-10 | Article XIII. Form Districts

page 5 of 8

DCA 078-011 (Creation of Article XIII)

301 E. GREENBRIAR LANE ZONING SYNOPSIS

21 July 2015
Division 51A-13.400. Parking Regulations.

Sec. 51A-13.402. Required Parking.

Required Parking in WMU and WR Districts

Use Category

Residential

Civic

Oce

Retail

Service
and
Entertainment

Commerce

Number of Spaces Required

Household living

1.50 per single-family living unit

1.15 per one-bedroom or smaller multifamily living unit
1.65 per two-bedroom multifamily living unit
2.00 per three-bedroom or larger multifamily living unit
0.70 per retirement housing living unit

Group living

0.25 spaces per bed PLUS 1 per 200 SF office, minimum 4 spaces

Community service

1 per 200 SF

Day care

1 per 500 SF

Educational

1.50 spaces per elementary classroom

3.50 spaces per junior high or middle classroom
9.50 spaces per senior high classroom
1 per 4 seats in any other classroom

Government service

1 per 200 SF

Park/open space

None

Place of worship

1.00 per 4 fixed seats or per 18 length of bench OR 1 per 28.00 SF floor area without
seating

Social service

see Group Living

Utilities

Building official to apply similar use

Medical

1 per 222 SF

Office, except:
Art studio, gallery
Financial services, Bank
Call center

1 per 333 SF
1 per 500 SF
1 per 222 SF
1 per 167 SF

Restaurants, except:
Bar, private club

1 per 100 SF
1 per 83 SF

Retail sales

1 per 250 SF

Vehicle sales

1 per 200 SF sales area

Commercial amusement
(inside), except:
Dance hall

1 per 200 SF

Indoor recreation,
except:
Health club or spa
Movie theater
Performing arts theater

1 per 150 SF

1 per 25 SF

1 per 143 SF
0.27 per seat
0.40 per seat

Personal service

1 per 250 SF

Overnight lodging

1.25 per room PLUS 1 per 200 SF of meeting room

Self-service storage

1 per 1,000 SF floor area up to 20,000 SF

1 per 4,000 SF floor area over 20,000 SF

Light manufacturing

1 per 600 SF

Fabrication Research & development 1 per 300 SF

Vehicle service

1 per 500 SF, minimum 5 spaces

Note: The parking requirements of Division 51A-4.200 apply to uses not listed in the preceding chart nor deemed to be
an equivalent use pursuant to the provisions of Section 51A-13.306, Uses.

Fig. 5
Source document: Article XIII: Form Districts from Dallas City Code, modified by DSGN Associates

DCA 078-011 (Creation of Article XIII)

page 6 of 8

Article XIII. Form Districts | 4-3

301 E. GREENBRIAR LANE ZONING SYNOPSIS

21 July 2015

301 E. Greenbriar

Fig. 6
Zoning/Floodplain Map
Map taken from City of Dallas Zoning website (http://gis.dallascityhall.com/zoningweb/)

page 7 of 8

- Floodplain Zone AE

301 E. GREENBRIAR LANE ZONING SYNOPSIS

21 July 2015

300-0
Maximum height allowance per
Sec. 51A-13.302(a) of Article
XIII: Form Districts from the
Dallas City Code

~1150
*Measured distance is approximate

Fig. 7
Residential Proximity Slope Section

site of origin

300-0

East Kessler
Neighborhood
R-7.5(A)

~1150

Fig. 8
Residential Proximity Slope Diagram Looking North

Maximum height = 300

Wording in Sec. 51A.302(f) of Article XIII: Form Districts of the Dallas City Code says that an -HM overlay may be adopted for
parcels rezoned to WMU, WR, or RTN so that the overlay would provide the same height restrictions applicable to the parcel
before rezoning. However, Dallas City Council has not adopted an -HM overlay for this site.

page 8 of 8