Zoning › Texas › Dallas County › Dallas

Dallas, TX Zoning

Hybrid-pd-zoning. 45 districts · 8 overlays · 3 applicable state preemptions.

City data snapshot

Population
1,299,553
median age 33.4
Med HH income
$67,760
rent $1,403/mo
Unemployment
4.2%
+0.7pp YoY
Home price idx
425.9
-0.3% YoY
Permits (series)
10,229 units
65% multifamily
Rent-burdened ≥50%
22.7%
69,157 of 304,373 renters
FHFA HPI · last 60 quarters · Dallas-Plano-Irving, TX (MSAD)
2011Q1 · 159.42025Q4 · 425.9
Aggregated from public-data fetchers · see full dashboard →

Overview

Code type
hybrid-pd
Naming convention
lot-size-encoded
Naming convention by category
res_sflot-size-encoded
res_mfdensity-encoded
offletter-code
comletter-code
mudensity-encoded
cbdletter-code

Dallas Ch 51A is predominantly Euclidean in form (dimensional tables by district), but >800 Planned Development districts dominate real-world entitlement for medium/large projects, making it functionally hybrid-pd. SF districts are lot-size-encoded (R-7.5 = 7,500 sf min lot). MF districts use lot-area-per-unit density regime (not du/ac). CBD (CA-1/CA-2) effectively unzoned (FAR 20, unlimited height, 100% coverage).

Worth knowing
  • Lot-size encoded naming for SF: R-7.5 = 7,500 sf min lot. [confirmed]
  • Dual code: Ch 51 (older PDs) + Ch 51A (current). PDs under Ch 51 reference Ch 51A via call-forwarding. [confirmed]
  • SAH suffix = Shared Appreciation Housing (affordability-linked overlay on MF-1/MF-2). [confirmed]

+ 13 more in Quirks & notes

Districts

res_sf 9com 8off 7mu 6res_th 4res_mf 4ind 3cbd 2ag 1spec 1
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
A(A)Agriculturalag130,680 sf[4]24 ft[5]0.1[6]—0.33[7]—50[1] / 20[2] / 50[3]
R-1ac(A)SF 1 Acreres_sf43,560 sf[11]36 ft[12]0.4[13]—1[14]—40[8] / 10[9] / 10[10]
R-1/2ac(A)SF 1/2 Acreres_sf21,780 sf[18]36 ft[19]0.4[20]—2[21]—40[15] / 10[16] / 10[17]
R-16(A)SF 16,000 sfres_sf16,000 sf[25]30 ft[26]0.4[27]—2.72[28]—35[22] / 10[23] / 10[24]
R-13(A)SF 13,000 sfres_sf13,000 sf[32]30 ft[33]0.4[34]—3.35[35]—30[29] / 8[30] / 8[31]
R-10(A)SF 10,000 sfres_sf10,000 sf[39]30 ft[40]0.45[41]—4.36[42]—30[36] / 6[37] / 6[38]
R-7.5(A)SF 7,500 sfres_sf7,500 sf[46]30 ft[47]0.45[48]—5.81[49]—25[43] / 5[44] / 5[45]
R-5(A)SF 5,000 sfres_sf5,000 sf[53]30 ft[54]0.45[55]—8.71[56]—20[50] / 5[51] / 5[52]
D(A)Duplexres_sf6,000 sf[60]36 ft[61]0.6[62]—14.52[63]—25[57] / 5[58] / 5[59]
TH-1(A)Townhouse 1res_th2,000 sf[67]36 ft[68]0.6[69]—6[70]—[71]0[64] / 0[65] / 0[66]
TH-2(A)Townhouse 2res_th2,000 sf[75]36 ft[76]0.6[77]—9[78]—0[72] / 0[73] / 0[74]
TH-3(A)Townhouse 3res_th2,000 sf[82]36 ft[83]0.6[84]—12[85]—0[79] / 0[80] / 0[81]
CHClustered Housingres_th—36 ft[89]0.6[90]—18[91]—0[86] / 0[87] / 0[88]
MH(A)Mobile Homeres_sf4,000 sf[95]24 ft[96]0.2[97]—10.89[98]—20[92] / 10[93] / 10[94]
MF-1(A)MF-1 Low Densityres_mf3,000 sf[102]36 ft[103]0.6[104]———15[99] / 15[100] / 15[101]
MF-2(A)MF-2 Mediumres_mf1,000 sf[108]36 ft[109]0.6[110]———15[105] / 15[106] / 15[107]
MF-3(A)MF-3 Highres_mf6,000 sf[114]90 ft[115]0.6[116]———15[111] / 10[112] / 10[113]
MF-4(A)MF-4 Highestres_mf6,000 sf[120]240 ft[121]0.8[122]———15[117] / 10[118] / 10[119]
NO(A)Neighborhood Officeoff—30 ft[126]0.5[127]0.5[128]—[129]—[130]15[123] / 20[124] / 20[125]
LO-1Limited Office 1off—70 ft[134]0.8[135]1[136]—[137]—[138]15[131] / 20[132] / 20[133]
LO-2Limited Office 2off—95 ft[142]0.8[143]1.5[144]—[145]—[146]15[139] / 20[140] / 20[141]
LO-3Limited Office 3off—115 ft[150]0.8[151]1.75[152]—[153]—[154]15[147] / 20[148] / 20[149]
MO-1Mid-Range Office 1off—135 ft[158]0.8[159]2[160]—[161]—[162]15[155] / 20[156] / 20[157]
MO-2Mid-Range Office 2off—160 ft[166]0.8[167]3[168]—[169]—[170]15[163] / 20[164] / 20[165]
GO(A)General Officeoff—270 ft[174]0.8[175]4[176]—[177]—[178]15[171] / 20[172] / 20[173]
NS(A)Neighborhood Servicecom—30 ft[180]0.4[181]0.5[182]—[183]—[184]15[179] / — / —
CRCommunity Retailcom—54 ft[186]0.6[187]0.75[188]—[189]—[190]15[185] / — / —
RRRegional Retailcom—70 ft[192]0.8[193]1.5[194]—[195]—[196]15[191] / — / —
CSCommercial Servicecom—45 ft[198]0.8[199]0.75[200]—[201]—[202]15[197] / — / —
MC-1Multiple Commercial 1com—70 ft[204]0.8[205]1[206]—[207]—[208]15[203] / — / —
MC-2Multiple Commercial 2com—90 ft[210]0.8[211]1[212]—[213]—[214]15[209] / — / —
MC-3Multiple Commercial 3com—115 ft[216]0.8[217]1.5[218]—[219]—[220]15[215] / — / —
MC-4Multiple Commercial 4com—135 ft[222]0.8[223]2[224]—[225]—[226]15[221] / — / —
MU-1Mixed Use 1mu—90 ft[228]0.8[229]1[230]—[231]—[232]15[227] / — / —
MU-2Mixed Use 2mu—135 ft[234]0.8[235]2[236]—[237]—[238]15[233] / — / —
MU-3Mixed Use 3mu—270 ft[240]0.8[241]4[242]—[243]—[244]15[239] / — / —
UC-1Urban Corridor 1mu—55 ft[245]0.8[246]2[247]10[248]—[249]— / — / —
UC-2Urban Corridor 2mu—80 ft[250]0.8[251]3.6[252]35[253]—[254]— / — / —
UC-3Urban Corridor 3mu—100 ft[256]0.8[257]4.5[258]45[259]—[260]0[255] / — / —
LILight Industrialind—70 ft[262]0.8[263]1[264]—[265]—[266]15[261] / — / —
IRIndustrial Researchind—200 ft[268]0.8[269]2[270]——15[267] / — / —
IMIndustrial Manufacturingind—110 ft[272]0.8[273]2[274]——15[271] / — / —
CA-1(A)Central Area 1cbd—-1 ft[278]1[279]20[280]——0[275] / 0[276] / 0[277]
CA-2(A)Central Area 2cbd—-1 ft[284]1[285]20[286]——0[281] / 0[282] / 0[283]
P(A)Parkingspec——————— / — / —

Confidence: confirmed partial under review not found

Overlays

H
Historic Overlay
HP
§51A-4.501

20+ locally designated historic districts citywide (Swiss Avenue, Munger Place, Wheatley Place, South Boulevard-Park Row, Lake Cliff, West End, Deep Ellum, Peak's Suburban Addition, State-Thomas, etc.). Landmark Commission designation required.

reviewCertificate of Appropriateness (COA) from Landmark Commission
scopeExterior changes, new construction, additions, demolition
district_count20+
designation_processLandmark Commission recommendation followed by City Council ordinance
CD
Conservation District
CON
§51A-4.505

>=75% of lots with structures >=25 years old; compact contiguous area; recognizable architectural style. Petition of >=10 property owners OR >=50% of owners required to initiate.

protectedArchitectural style, scale, massing, lot layouts, setbacks, streetscape
designationPetition of >=10 owners or >=50% of owners
categoriesstable; stabilizing
mf_eligibilityMF-2(A) <=36 ft residential is conservation eligible; MF-3(A) >36 ft also eligible
IO
Institutional Overlay
INS
§51A-4.502

Institutional campuses (hospitals, universities, churches, religious institutions with significant land holdings)

reviewSite plan process required
specialSpecial yard, lot, space, and parking regulations replace base district standards
AFO
Airport Flight Overlay
AP
§51A-4.504

Flight paths of Dallas Love Field (DAL) and Dallas Executive Airport (RBD); FAA Part 77 airspace surfaces

heightFAA Part 77 airspace surfaces control maximum structure height
usesIncompatible uses (residential, assembly) restricted in higher-intensity flight zones
airports_coveredDallas Love Field (DAL); Dallas Executive Airport (RBD)
MDO
Modified Delta Overlay
FP
§51A-4.506

Modified delta floodplain (channelized urban creeks — e.g., Mill Creek, Cedar Creek, Coombs Creek, Bachman Creek channelized reaches)

mechanismModified floodplain standards for channelized/improved urban creek corridors
federal_frameworkLayered atop FEMA NFIP; FEMA BFE plus city freeboard applies
TCEC
Turtle Creek Environmental Corridor
ENV
§51A-4.508

Turtle Creek corridor from Wycliff Avenue to Maple Avenue — Turtle Creek Parkway, Lee Park, Reverchon Park area

mechanismDecreased setbacks authorized; Transfer of Development Rights (TDR) from corridor land permitted
purposePreserve open space along Turtle Creek Parkway, Lee Park, Reverchon Park
corridor_extentWycliff Ave to Maple Ave
PD-784
Trinity River Corridor Special Purpose District
SPD
PD No. 784 (adopted by ordinance; Ch 51A call-forwarding)

Trinity River corridor through central Dallas — Downtown, West Dallas, Oak Cliff riverfront segments

structureSub-area specific regulations (Mixmaster Riverfront, etc.)
reviewSpecific Use Permits (SUP) for certain uses
mixMixed-use riverfront development framework
D-1
D-1 Liquor Control Overlay
LQ
§51A — D-1 overlay article

Parcels within distance buffers of schools, churches, and residential districts

restrictionConditions/restricts alcoholic beverage sales; SUP may be required for package or on-premises sales
typical_buffer300 ft from schools/churches (TABC concurrent)

State preemptions

TX SB 840applies
Qualifying condition
Dallas city population 1,304,000 (2024 Census PEP) >= 150,000 AND Dallas County population 2,613,539 (2024 Census PEP) >= 300,000. Both prongs of SB 840 §2 city+county trigger met. Dallas is explicitly enumerated on the qualifying-cities roster in state-preemptions/texas.md (Dallas County: Dallas).
Source
U.S. Census Bureau Population Estimates Program (PEP) 2024 vintage — city and county tables
Effect
Multifamily housing permitted by-right on commercial, office, retail, warehouse, and mixed-use parcels. Density floor >=36 du/ac OR city's highest allowed MF density (greater prevails). Height floor >=45 ft OR city's highest allowed height. Setbacks capped at <=25 ft. Parking capped at <=1 space/unit. Discretionary review waived for qualifying projects.
TX SB 15applies
Qualifying condition
Statewide preemption; applies parcel-by-parcel to any lot <=4,000 sf regardless of city population. Dallas R-5(A) (5,000 sf min lot) is above the threshold but individual platted lots can be smaller; TH-1/TH-2/TH-3 (2,000 sf min), CH (no min), D(A) (6,000 sf), MF-2(A) (1,000 sf min) fall at or under the 4,000 sf SB 15 ceiling on individual platted lots.
Source
Tex. Loc. Gov't Code ch. 212 (SB 15, 88th Leg.); Dallas Ch 51A §51A-4.112 area regulations
Effect
City cannot regulate setbacks, parking, height, or bulk on qualifying <=4,000 sf lots below SB 15 floor. Cities retain use restrictions and life safety authority.
TX HB 2127applies
Qualifying condition
Texas Regulatory Consistency Act enacted 2023; partially enjoined in Travis County litigation (pending on appeal as of 2026-04). Dallas city population 1,304,000 and county 2,613,539 not threshold-gated (statewide effect). Primary scope is labor/business regulation; zoning-adjacent reach remains contested. Partial injunction preserves municipal zoning-dimensional authority pending final resolution.
Source
Tex. Gov't Code ch. 2053 (HB 2127, 88th Leg.); state-preemptions/texas.md §HB 2127
Effect
No confirmed direct preemption of Dallas Ch 51A dimensional standards. Monitor litigation outcome.
Retrieval issue
Appellate resolution of the partial injunction is still pending; no final clarity on how far HB 2127 reaches into zoning-adjacent local ordinances (e.g., tree preservation, STR regulation) as of retrieval date.

Adopted building codes

Home rule; major cities on 2024 IBC

IBC
2024
IRC
2021
NEC
2023
IFC
Local adoption
IECC (Residential)
2015
IECC (Commercial)
2015

Click a code label to open its state-by-state adoption atlas.

Amendment history

DateKindCitation
2026-04-19retrieved atv2 profile upgrade; source not re-fetched due to amlegal 403 blocker
2026-04-07retrieved atv1 last materially researched

Quirks & notes

  • Lot-size encoded naming for SF: R-7.5 = 7,500 sf min lot. [confirmed]
  • Dual code: Ch 51 (older PDs) + Ch 51A (current). PDs under Ch 51 reference Ch 51A via call-forwarding. [confirmed]
  • SAH suffix = Shared Appreciation Housing (affordability-linked overlay on MF-1/MF-2). [confirmed]
  • Proximity slope: height at boundary = f(distance from adj R district). 45° plane. §51A-4.116. [confirmed]
  • Urban form setback: +10 ft front above 45 ft. §51A-4.116. [confirmed]
  • Tower spacing: min distance between tower portions above podium (MF-3, MF-4, MU, office). §51A-4.116. [confirmed]
  • MF density by lot-area-per-unit formula, NOT du/ac. Varies by unit type (Eff/1BR/2BR/+BR). [confirmed]
  • CA-1/CA-2: FAR 20.0, unlimited height, 100% coverage — effectively unzoned for density. [confirmed]
  • D(A) lot coverage chart shows '605' — interpreted as 60%. Consistent with TH/CH. [inferred]
  • ForwardDallas 2.0 (Sep 2024) comprehensive plan may drive future code amendments. [confirmed]
  • 20+ historic/conservation districts — unusually large number; Landmark Commission CA required for all. [confirmed]
  • Transit proximity bonus: MF-1(A) lot coverage increases to 85%. §51A-4.116. [confirmed]
  • SB 840 (2025-09-01) enables by-right MF on Dallas commercial/office/retail/warehouse/MU parcels; density floor >=36 du/ac; height floor >=45 ft; parking cap <=1/unit; setback cap <=25 ft. Major disruption to Dallas's 800+ PD-negotiated development patterns. [confirmed]
  • SB 15 (2025-09-01) preempts setback/parking/height/bulk on platted lots <=4,000 sf — directly hits TH-1/TH-2/TH-3 (2,000 sf min) and small MF-1/MF-2 lots. [confirmed]
  • Dallas Love Field (DAL) and Dallas Executive Airport (RBD) FAA Part 77 surfaces may cap SB 840 45 ft height floor on near-airport commercial parcels — federal/state conflict per parcel. [partial]
  • PD-784 Trinity River Corridor: sub-area-specific regulations supersede base zoning in central Dallas riverfront. [confirmed]

Formulas

Definitions

height
Grade to highest point of structure. §51A-4.408
lot_coverage
Building footprint / lot area. Principal + accessory.
far
Gross floor area / lot area.
du_ac
Dwelling units per gross acre (used for SF and some MU only; MF uses lot-area-per-unit).
lot_area_per_unit
MF density method: min lot area required per unit, varying by unit type (efficiency, 1BR, 2BR, each additional BR).
impervious_cover
setback_front
Front property line to nearest building face.
setback_side
Side property line to nearest building face.
setback_rear
Rear property line to nearest building face.
parking
Spaces per dwelling unit unless noted.
proximity_slope
Height at side/rear boundary limited by 45° slope plane from adjacent R district boundary. §51A-4.116
urban_form_setback
Additional 10 ft front setback for portion of structure above 45 ft. §51A-4.116
tower_spacing
Min distance between tower portions above podium. Applies MF-3, MF-4, MU, office. §51A-4.116
visual_intrusion
Screening/buffering required when adjacent to residential district. §51A-4.116

Capacity calculations

max_footprint_sf
lot_area_sf * lot_coverage
max_gfa_sf
lot_area_sf * far
max_units_from_density
lot_area_sf * du_ac / 43560
max_units_from_lot_area_per_unit
lot_area_sf / lot_area_per_unit_sf
buildable_width_ft
lot_width_ft - setback_side_ft * 2
buildable_depth_ft
lot_depth_ft - setback_front_ft - setback_rear_ft
buildable_envelope_sf
buildable_width_ft * buildable_depth_ft
max_stories_approx
max_height_ft / 10
max_gfa_from_envelope
min(buildable_envelope_sf * max_stories_approx, max_gfa_sf)
parking_required
units * parking

Massing explorer

Interactive 3D comparison across every district. Drag to orbit, scroll to zoom, use the slider to walk districts, and toggle applicable overlays in the right-side panel.

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Max height
— ft
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Floor area ratio
—
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Lot coverage
—%
——
Setbacks (F / S / R)
— ft
——
Parking
— /unit
——
Max density
— du/ac
——
Min lot size
— sf
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District Category Height FAR Coverage Setbacks Parking Density Min lot Overlays

Sources & references

Primary source
Chapter 51A — Dallas Development Code
amlegal · American Legal Publishing codified current supplement (v1 retrieved 2026-04-07)

Retrieval failure: amlegal_403_blocker — host returns HTTP 403 to scripted WebFetch. Per deterministic one-attempt rule, source URL carried forward from v1 record (2026-04-07) without re-fetch on this run.

Citations
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Research status

Publication gates

primary url presentpassedhttps://codelibrary.amlegal.com/codes/dallas — canonical American Legal Publishing host for Dallas, not an aggregator
no aggregator citedpassedScan clean — no zoneomics/steadily/siteplanguide/siteplancreator/propwire/zonara/unzoned references
confidence tags full formpassed58 confirmed district standards carry c§51A-4.112 or c§51A-4.124 citations; overlays carry c§51A-4.501/4.505/4.508/PD-784 citations
overlays have parameters trigger confidencepassedAll 8 overlays (H, CD, IO, AFO, MDO, TCEC, PD-784, D-1) have non-empty params, geographic trigger, status, and §-citation
preempt section city specificpassed3 laws: TX SB 840 (applies, qualifying_condition with city pop 1.304M + county pop 2.61M + vintage 2024 Census PEP), TX SB 15 (per_parcel_conditional, applies to TH/small MF lots), TX HB 2127 (under_review with paired retrieval_failure_reason)

Data quality

86%completeness58 confirmed4 partial2 inferred
Documented gaps
  • Commercial/industrial parking ratios not in base-district chart (also now mostly moot due to SB 840 1/unit cap on commercial MF)
  • Some commercial side/rear setbacks not specified in chart
  • Specific Part 77 surface elevations by parcel require FAA airspace map lookup
  • D-1 liquor buffer exact distances not independently re-verified on this run
  • HB 2127 appellate resolution pending — zoning-adjacent reach still under_review

Known issues

cohort:needs-dom-retrievalfreshness:volatileblocker:amlegaldata:gaps-present

Other cities in this state

Nearest-alphabetical profiles. Click through to compare zoning patterns side-by-side.

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