CA-2(A) Central Area District 2: Dallas Development Standards and Land Use
The CA-2(A) district is a high-intensity zoning classification in the City of Dallas designed to accommodate existing development in the urban core while encouraging appropriate future land use and managing street congestion. This district features a massive maximum floor area ratio (FAR) of 20.0 and allows for buildings of any legal height, provided they do not violate residential proximity slopes [Section 51A-4.124]. Notably, the City of Dallas does not require minimum off-street parking for any use within this central business environment [Section 51A-4.124].
Purpose and General Character
The City of Dallas established the CA-2(A) district to support the specific needs of the central urban area. The primary intent is to accommodate existing high-density developments and provide a framework for future growth that maximizes land utility while preventing the further increase of street congestion [Section 51A-4.124]. It is characterized by zero-foot front yard setbacks and up to 100% lot coverage, creating a dense, pedestrian-oriented urban fabric [Section 51A-4.124].
Permitted Land Uses
The CA-2(A) district allows for a wide variety of mixed-use opportunities, ranging from high-rise residential to commercial and institutional services.
Residential and Lodging Uses
- Residential: Single family, duplex, multifamily, college dormitory, fraternity/sorority house, and retirement housing.
- Lodging: Hotel or motel, boarding houses, short-term rental lodging, and overnight general purpose shelters [Section 51A-4.124].
Commercial and Retail Uses
- Business Services: Building repair/maintenance, catering services, custom woodworking, and medical/scientific laboratories.
- Retail/Personal Service: General merchandise or food stores (all sizes), restaurants (with or without drive-in/drive-through), alcoholic beverage establishments [SUP], personal service uses, and vehicle display/sales [Section 51A-4.124].
- Office: General office, medical clinic, and financial institutions (with or without drive-in windows) [Section 51A-4.124].
Civic and Industrial Uses
- Civic: Churches, child care facilities, colleges, community service centers, hospitals, libraries, museums, and post offices [Section 51A-4.124].
- Industrial: Alcoholic beverage manufacturing [SUP], gas drilling [SUP], and temporary concrete/asphalt batching plants [SUP] [Section 51A-4.124].
Yard, Lot, and Space Regulations
The City of Dallas enforces specific dimensional requirements in the CA-2(A) district to maintain the density and character of the central area.
| Regulation Type | Standard |
|---|---|
| Minimum Front Yard | 0 feet [Section 51A-4.124] |
| Minimum Side/Rear Yard (General) | 0 feet [Section 51A-4.124] |
| Minimum Side Yard (Duplex) | 5 feet [Section 51A-4.124] |
| Minimum Side Yard (Multifamily $\le$ 36ft) | 10 feet [Section 51A-4.124] |
| Minimum Side Yard (Multifamily > 36ft) | 15 feet [Section 51A-4.124] |
| Maximum Floor Area Ratio (FAR) | 20.0 [Section 51A-4.124] |
| Maximum Building Height | Any legal height [Section 51A-4.124] |
| Maximum Lot Coverage | 100% [Section 51A-4.124] |
Parking and Loading Requirements
Unique to the central area districts in the City of Dallas, the CA-2(A) district does not impose a minimum requirement for off-street parking for any land use [Section 51A-4.124]. However, if a developer chooses to provide parking, it must meet specific design and screening standards.
Off-street loading is generally required only for new structures or additions. On-street loading spaces may be used to satisfy these requirements subject to the approval of the City of Dallas traffic engineer [Section 51A-4.124].
Additional District Provisions
- Residential Proximity Slope: While buildings have no fixed height limit, they must respect the residential proximity slope if they are located near certain residential districts (R, R(A), D, D(A), TH, or TH(A)) [Section 51A-4.412].
- Visual Intrusion: In the CA-2(A) district, no portion of a balcony or opening that faces a protected residential district may penetrate or be located above the residential proximity slope [Section 51A-4.124].
- Landscape and Signs: Development must comply with the general landscape regulations of Article X and the sign regulations of Article VII, though specific downtown provision sign districts may apply [Section 51A-4.124].
Sections Cited
- SEC. 51A-4.101. NEW ZONING DISTRICTS ESTABLISHED.
- SEC. 51A-4.124. CENTRAL AREA DISTRICTS.
- SEC. 51A-4.410. SCHEDULE OF YARD, LOT, AND SPACE REGULATIONS.
- SEC. 51A-4.412. RESIDENTIAL PROXIMITY SLOPE.
- Division 51A-4.200. Use Regulations.