R-7.5(A) — Single Family

The most common single-family residential district in Dallas, requiring a minimum lot size of 7,500 sq ft. Permits detached single-family homes and limited accessory structures. Found throughout established residential neighborhoods across the city.

Typical uses: Single-family dwelling, Accessory building, Home occupation, Group home (small), Public park

Max height: 36 ft. FAR: 0.5:1. Min lot size: 7,500 sq ft. Setbacks: Front: 25 ft, Side: 5 ft, Rear: 5 ft. Lot coverage: 45%. Parking: 2 spaces per dwelling.

Developer notes: The baseline single-family district. Land assemblage for rezoning to higher density is common along corridors transitioning from single-family to mixed-use, particularly near DART stations.

R-5(A) — Single Family, Small Lot

A higher-density single-family district allowing smaller lots of 5,000 sq ft. Commonly used for urban infill single-family and townhome-style developments. Found in older urban neighborhoods and new infill subdivisions.

Typical uses: Single-family dwelling, Accessory building, Home occupation, Public park

Max height: 36 ft. FAR: 0.5:1. Min lot size: 5,000 sq ft. Setbacks: Front: 25 ft, Side: 5 ft, Rear: 5 ft. Lot coverage: 45%. Parking: 2 spaces per dwelling.

Developer notes: Attractive for infill single-family developers. The smaller lot size makes fee-simple detached homes pencil in urban locations where R-7.5(A) lots are too large to subdivide economically.

TH-2(A) — Townhouse

Permits attached single-family dwellings (townhouses) at moderate density. Bridges the gap between single-family and multifamily zones, allowing fee-simple ownership of attached units with individual lot lines.

Typical uses: Townhouses, Single-family dwelling, Home occupation, Public park

Max height: 36 ft. FAR: 0.8:1. Min lot size: 2,000 sq ft per unit. Setbacks: Front: 15 ft, Side: 0 ft (attached) / 5 ft (end unit), Rear: 5 ft. Lot coverage: 60%. Parking: 2 spaces per unit.

Developer notes: Strong product type for urban infill. Fee-simple townhomes sell well in Dallas and the 2,000 sq ft minimum lot size per unit delivers efficient density. Popular in the Design District fringe, East Dallas, and Oak Cliff infill areas.

MF-1(A) — Multifamily, Low Density

Permits low-density multifamily development including garden-style apartments, duplexes, triplexes, and fourplexes. Serves as a transitional density between single-family neighborhoods and more intensive multifamily zones.

Typical uses: Apartments, Duplexes, Triplexes, Fourplexes, Townhouses, Group home

Max height: 36 ft. FAR: 0.75:1. Min lot size: 6,000 sq ft. Setbacks: Front: 15 ft, Side: 10 ft, Rear: 15 ft. Lot coverage: 50%. Parking: 1.5 spaces per unit.

Developer notes: Good for small-scale multifamily projects. The 36 ft height allows 3-story wood-frame construction. Most efficient for 12–30 unit garden-style projects on assembled lots in transitional neighborhoods.

MF-2(A) — Multifamily, Moderate Density

The workhorse multifamily district in Dallas, permitting moderate-to-high density apartment and condominium development. Found along major corridors, near employment centers, and around DART stations.

Typical uses: Apartments, Condominiums, Townhouses, Group residential, Retirement housing

Max height: 54 ft (up to 240 ft with SUP). FAR: 1.0:1. Min lot size: 6,000 sq ft. Setbacks: Front: 15 ft, Side: 10 ft, Rear: 15 ft. Lot coverage: 60%. Parking: 1.0–1.5 spaces per unit.

Developer notes: The primary apartment development district. Base 54 ft allows 4-story wood-frame; with a Specific Use Permit (SUP) height can reach 240 ft for high-rise projects. MF-2(A) parcels near DART stations are among the most sought-after development sites in Dallas.

CR — Community Retail

The standard retail commercial district serving neighborhood and community-level shopping needs. Permits a broad range of retail, restaurant, service, and office uses.

Typical uses: Retail sales, Restaurants, Personal services, Offices, Financial institutions, Medical clinics

Max height: 54 ft. FAR: 1.0:1. Setbacks: Front: 15 ft, Side: 0 ft (20 ft adjacent to residential). Lot coverage: 80%. Parking: Varies by use (1 per 200–500 sq ft).

Developer notes: Versatile commercial district. The 80% lot coverage and 1.0 FAR allow efficient single-story retail or multi-story mixed-use. Often a starting point for mixed-use rezoning conversations in established commercial corridors.

CS — Commercial Service

Dallas's most permissive general commercial district. Allows a wide range of commercial, service, and light industrial uses including auto-related businesses, outdoor storage, and wholesale operations.

Typical uses: Retail, Restaurants, Auto sales/repair, Wholesale, Light manufacturing, Warehousing (limited), Hotels

Max height: 54 ft. FAR: 1.0:1. Setbacks: Front: 15 ft, Side: 0 ft (20 ft adjacent to residential). Lot coverage: 80%. Parking: Varies by use.

Developer notes: The broadest commercial district. CS-zoned parcels along older commercial corridors are common rezoning targets for multifamily or mixed-use redevelopment, especially near DART stations where auto-oriented uses are being replaced by transit-oriented projects.

MU-1 — Mixed Use, Low Intensity

Encourages walkable, mixed-use development at a neighborhood scale. Requires a mix of residential and non-residential uses with pedestrian-oriented design standards and ground-floor activation.

Typical uses: Ground-floor retail/restaurant, Upper-floor apartments, Offices, Live/work units, Civic uses

Max height: 54 ft. FAR: 2.0:1. Setbacks: Front: 0–15 ft (build-to zone), Side: 0 ft. Lot coverage: 80%. Parking: Reduced (0.75–1.0 spaces per residential unit).

Developer notes: A relatively new district type increasingly adopted along transit corridors. The 2.0 FAR is a significant improvement over CR/CS for mixed-use projects. Reduced parking requirements improve project economics, especially near DART stations.

MU-3 — Mixed Use, High Intensity

Permits high-intensity mixed-use development in urban core locations and major activity centers. Allows high-rise towers with retail, office, and residential uses in a vertically integrated format.

Typical uses: High-rise residential, Office towers, Hotels, Ground-floor retail, Entertainment, Cultural facilities

Max height: Unlimited (per base; may be limited by PD or overlay). FAR: 20:1. Setbacks: Front: 0 ft (build-to zone), Side: 0 ft. Lot coverage: 100%. Parking: Reduced (may be eliminated in certain PDs).

Developer notes: The most intensive mixed-use district — effectively unlimited height and 20:1 FAR. Found in downtown Dallas and select urban nodes. Projects in MU-3 are typically structured as PDs with negotiated community benefits.

TO-1 — Transit-Oriented, Low Intensity

Designed for areas within walking distance of DART light rail stations. Encourages compact, pedestrian-friendly development with reduced parking and increased density relative to conventional districts.

Typical uses: Apartments, Townhouses, Ground-floor retail, Offices, Restaurants, Live/work units

Max height: 54 ft. FAR: 2.0:1. Setbacks: Front: 0–15 ft (build-to zone), Side: 0 ft. Parking: 0.5–1.0 spaces per residential unit.

Developer notes: Specifically tailored for DART station areas. The reduced parking (as low as 0.5 spaces/unit) is a major cost advantage. Best suited for workforce and market-rate apartment projects targeting transit riders. Several DART stations still have adjacent surface parking lots ripe for TOD redevelopment.

IR — Industrial Research

Permits light industrial, research and development, flex space, and technology-focused uses in a campus-like setting. Restricts heavy manufacturing and noxious uses.

Typical uses: Research and development, Light manufacturing, Data centers, Flex space, Technology offices, Warehousing

Max height: 54 ft. FAR: 0.75:1. Min lot size: 10,000 sq ft. Setbacks: Front: 30 ft, Side: 15 ft, Rear: 20 ft. Parking: 1 per 500 sq ft.

Developer notes: Strong district for flex/industrial development serving the DFW logistics and technology sectors. IR-zoned land along I-35E, I-30, and the Inland Port area is in high demand for data center and last-mile distribution uses.

IM — Industrial Manufacturing

The most permissive industrial district, allowing heavy manufacturing, processing, and distribution operations. Found in established industrial corridors and the Inland Port area.

Typical uses: Heavy manufacturing, Warehousing/distribution, Trucking terminals, Recycling facilities, Concrete/asphalt plants

Max height: 70 ft. FAR: 1.0:1. Min lot size: 10,000 sq ft. Setbacks: Front: 30 ft, Side: 10 ft, Rear: 10 ft. Parking: 1 per 1,000 sq ft.

Developer notes: Core district for logistics and heavy industrial development. Increasingly scarce within the city limits as older industrial areas are rezoned for mixed-use. Remaining IM-zoned land in the Inland Port corridor and along I-45 South commands a premium for large-format distribution facilities.

PD — Planned Development

A custom zoning district negotiated between the developer and the city on a project-by-project basis. Each PD has its own unique ordinance specifying permitted uses, development standards, and conditions. There are hundreds of PDs across Dallas.

Typical uses: Mixed-use developments, Residential communities, Commercial centers, Industrial parks

Max height: Varies by PD. FAR: Varies by PD. Setbacks: Varies by PD. Parking: Varies by PD.

Developer notes: The dominant entitlement pathway for large and complex projects in Dallas. PDs offer maximum flexibility but require City Plan Commission and City Council approval. Always obtain the specific PD ordinance for any parcel — the base district shown on the zoning map may be entirely superseded by PD conditions.

Gateway Overlay (GO)

Applied to major entry corridors into Dallas to ensure high-quality development standards and visual appeal along gateway thoroughfares. Imposes additional design, signage, and landscaping requirements.

Affected areas: Key entry corridors including portions of I-35E, I-30, Stemmons Freeway, and other designated gateway streets

Key restrictions: Enhanced landscaping and screening requirements; Stricter signage regulations (size, illumination, placement); Building orientation and facade treatment standards; Restrictions on outdoor storage and display

Developer implication: Adds design review and enhanced standards to projects along gateway corridors. Budget additional time for compliance review and potentially higher construction costs for facade treatments and landscaping. Early engagement with planning staff is recommended.

Historic Districts

Locally designated historic districts with a Landmark Commission overlay requiring design review and approval for exterior modifications, new construction, and demolition within the district boundaries.

Affected areas: Swiss Avenue, Munger Place, Peak's Suburban Addition, South Boulevard/Park Row, and other designated historic neighborhoods and commercial areas

Key restrictions: Certificate of Appropriateness required for exterior changes; New construction must be compatible with historic character; Demolition of contributing structures requires Landmark Commission approval; Material, scale, and design guidelines specific to each district

Developer implication: Significant additional entitlement layer for any project within a historic district. New construction must pass Landmark Commission review for compatibility. Adaptive reuse of existing structures is generally favored over demolition. Federal and state historic tax credits may offset the added design constraints.

Conservation Districts (CD)

Neighborhood-specific overlay districts that impose tailored development standards to preserve the existing physical character of established neighborhoods without the full regulatory weight of historic designation.

Affected areas: Winnetka Heights, Kessler Park, Hollywood Heights/Santa Monica, Greenway Parks, and other designated neighborhoods

Key restrictions: Building height, mass, and scale limits beyond base zoning; Setback and lot coverage modifications; Design standards for new construction and additions; Some districts restrict subdivision of existing lots

Developer implication: Less restrictive than historic districts but still adds design review. Each conservation district has its own unique standards — always obtain the specific CD ordinance before planning a project. Infill projects in conservation districts can command premium pricing due to the protected neighborhood character.

West Dallas TOD Overlay

Transit-oriented development overlay applied to the West Dallas area near DART stations to encourage higher-density, mixed-use development while managing the transition from the area's industrial and single-family character.

Affected areas: West Dallas neighborhoods adjacent to DART stations along the Oak Cliff line, including areas near Beckley and Tyler-Vernon stations

Key restrictions: Increased density and height allowances near stations; Reduced parking requirements within 1/4 mile of stations; Pedestrian connectivity and streetscape requirements; Affordable housing incentives for bonus density

Developer implication: West Dallas is one of the most rapidly changing neighborhoods in the city. The TOD overlay provides a regulatory framework for higher-density development, but community sensitivity around displacement is high. Projects that include affordable housing components are more likely to navigate the approval process smoothly.

DART Light Rail Creates TOD Opportunities Across 64+ Stations

Dallas's DART system is the longest light rail network in North America with 64 stations across four lines. Many station-adjacent parcels remain underdeveloped — surface parking lots, low-density retail, and vacant land. The city's TOD districts (TO-1, TO-2) and reduced parking requirements near transit create a compelling framework for multifamily and mixed-use development. Key underutilized station areas include Cedars, Cityplace/Uptown, Mockingbird, Forest Lane, and several stations along the Blue and Green lines in Southern Dallas.

Southern Dallas Opportunity Zones Offer Tax Advantages and Land Arbitrage

Southern Dallas contains significant Qualified Opportunity Zone acreage with land prices at a fraction of North Dallas comparables. The city has prioritized infrastructure investment and streamlined permitting for Southern Dallas projects. Combined with federal Opportunity Zone tax benefits (capital gains deferral and potential elimination), the area presents a compelling risk-adjusted return for patient developers. Key focus areas include the Lancaster Corridor, UNT Dallas campus area, and the Red Bird/Westmoreland node.

Deep Ellum and Bishop Arts Redevelopment Momentum

Deep Ellum (east of downtown) and Bishop Arts (north Oak Cliff) have transformed from underinvested neighborhoods into two of Dallas's most dynamic mixed-use districts. Adaptive reuse of historic warehouses and new ground-up construction coexist, driven by favorable zoning (largely PD districts with flexible use allowances). While land prices have appreciated significantly, secondary blocks and adjacent transitional areas still offer development opportunity at more reasonable basis.

Hensley Field Redevelopment Is a Generational Opportunity

The former Naval Air Station Dallas (Hensley Field), a 738-acre site on the shores of Mountain Creek Lake in West Dallas, is one of the largest urban redevelopment opportunities in Texas. The city has selected a master developer and is advancing planning for a mixed-use community. Adjacent and nearby parcels stand to benefit significantly from the infrastructure investment and activity the redevelopment will generate.

PD Districts Can Override Everything — Always Check

Dallas has hundreds of Planned Development (PD) districts, each with its own unique ordinance. A PD can completely override the base zoning shown on the city's zoning map — different uses, different height limits, different parking requirements, different setbacks. Never rely solely on the base zoning designation. Always obtain and review the actual PD ordinance from the city before making acquisition or development decisions on any PD-zoned parcel.

ForwardDallas 2.0 Signals Strategic Density Along Corridors

The ForwardDallas 2.0 comprehensive plan update identifies specific corridors and nodes for increased density and mixed-use development. Rezoning applications that align with the comprehensive plan's vision face a significantly smoother approval process than those that don't. Developers should study the ForwardDallas place types map to identify parcels where upzoning is most likely to succeed — particularly along corridors designated as "Regional Centers," "Transit-Mixed Use," or "Urban Mixed Use."

What zoning system does Dallas use?

Dallas uses a traditional Euclidean (use-based) zoning system governed by the Dallas Development Code (Chapter 51A). The system includes approximately 30 base zoning districts across residential, commercial, industrial, mixed-use, and special purpose categories, supplemented by numerous Planned Development (PD) districts and overlay districts.

What is a Planned Development (PD) district and why are there so many in Dallas?

A PD is a custom zoning district with its own unique ordinance specifying permitted uses, development standards, and conditions. Dallas has hundreds of PDs because the city has historically used them as the primary tool for negotiating complex or large-scale developments. Each PD is approved by City Council and can override any or all base zoning standards. Always obtain the specific PD ordinance for any PD-zoned parcel.

How does Dallas support transit-oriented development near DART stations?

Dallas has adopted Transit-Oriented (TO) zoning districts and overlay standards near DART light rail stations. These districts allow higher density, reduced parking (as low as 0.5 spaces per unit), and encourage pedestrian-oriented mixed-use development. The city also offers tax increment financing (TIF) in several station areas to support TOD projects.

How long does a rezoning case typically take in Dallas?

A standard rezoning application in Dallas typically takes 4–6 months from filing to City Council approval. The process includes City Plan Commission review (approximately 8–10 weeks after filing) followed by City Council action. Contested cases or those requiring significant negotiation can take 6–12 months or longer.

What are the parking requirements for multifamily development in Dallas?

Base MF districts require 1.0–1.5 parking spaces per residential unit. Transit-oriented districts (TO-1, TO-2) reduce this to 0.5–1.0 spaces per unit. Planned Development districts can negotiate custom parking requirements, and some downtown PDs have eliminated minimums entirely. Parking reductions are a key economic driver for transit-adjacent multifamily projects.

What incentives are available for developing in Southern Dallas?

Southern Dallas offers multiple development incentives including federal Opportunity Zone tax benefits (capital gains deferral and potential elimination), city-sponsored Tax Increment Financing (TIF) districts, Public/Private Partnership programs, and expedited permitting for priority projects. The city has also invested in infrastructure improvements to support new development in the area.

How do historic and conservation districts affect development in Dallas?

Historic districts require a Certificate of Appropriateness from the Landmark Commission for exterior modifications, new construction, and demolition. Conservation districts impose additional design standards to preserve neighborhood character without full historic designation. Both add review time and design constraints, but historic districts may also qualify for federal and state historic tax credits that can offset additional costs.