Dallas CA-1(A): Central Area District 1 Zoning Guide
The CA-1(A) Central Area District in the City of Dallas is a high-density urban zoning classification designed to protect the historical and cultural significance of the downtown core while facilitating intensive land use. The City of Dallas permits 100% lot coverage and a massive base floor area ratio (FAR) of 20.0 in this district, and it unique in that it does not require any minimum off-street parking for any use [Sec. 51A-4.124(a)]. Building heights are virtually unlimited, subject only to legal restrictions and specific residential proximity slopes [Sec. 51A-4.124(a)(4)].
Purpose and District Intent
The City of Dallas established the CA-1(A) district to accommodate existing development in the central urban area and to encourage the most appropriate future land use while preventing increases in street congestion [Sec. 51A-4.124(a)(1)]. The CA-1(A) district is formally designated by the City of Dallas as an area of architectural, cultural, and historical importance [Sec. 51A-4.124(a)(1)].
Permitted Land Uses
The CA-1(A) district allows for a wide array of mixed-use activities, ranging from high-rise residential to heavy commercial services.
Residential and Lodging
The City of Dallas permits several high-density residential and lodging types in the CA-1(A) district by right:
- Residential: Multifamily, duplex, single-family, and retirement housing [Sec. 51A-4.124(a)(2)(I)].
- Lodging: Hotel and motel, lodging or boarding house, and short-term rental lodging [Sec. 51A-4.124(a)(2)(E)].
- Special Residential: College dormitories and group residential facilities [Sec. 51A-4.124(a)(2)(I)].
Office and Commercial
The CA-1(A) district serves as the primary business hub for the Municipality:
- Office: General offices, medical clinics, and financial institutions (with or without drive-in windows) [Sec. 51A-4.124(a)(2)(G)].
- Retail and Personal Service: General merchandise stores, furniture stores, and restaurants (with or without drive-in service) are permitted by right [Sec. 51A-4.124(a)(2)(J)].
- Commercial Services: Building repair shops, custom woodworking, and electronics service centers [Sec. 51A-4.124(a)(2)(B)].
Institutional and Public Service
Community-oriented uses in the CA-1(A) district include:
- Institutional: Churches, colleges/universities, and hospitals [Sec. 51A-4.124(a)(2)(D)].
- Public Service: Police/fire stations, post offices, and transit passenger stations [Sec. 51A-4.124(a)(2)(L)].
Technical Development Standards
Development in the CA-1(A) district is characterized by a "build-to-the-edge" urban form, with minimal to no setback requirements for most structures.
| Standard | Requirement in CA-1(A) District |
|---|---|
| Front Yard Setback | 0 feet [Sec. 51A-4.124(a)(4)(A)] |
| Side Yard Setback (Duplex) | 5 feet [Sec. 51A-4.124(a)(4)(B)(i)] |
| Side Yard Setback (Multifamily $\le$ 36') | 10 feet [Sec. 51A-4.124(a)(4)(B)(i)] |
| Side Yard Setback (Other Uses) | 0 feet [Sec. 51A-4.124(a)(4)(B)(i)] |
| Floor Area Ratio (FAR) | 20.0 base (up to 24.0 with bonuses) [Sec. 51A-4.124(a)(4)(D)] |
| Maximum Building Height | Any legal height [Sec. 51A-4.124(a)(4)(E)] |
| Maximum Lot Coverage | 100 percent [Sec. 51A-4.124(a)(4)(F)] |
| Minimum Lot Area | None [Sec. 51A-4.124(a)(4)(G)] |
| Off-Street Parking | None required for any use [Sec. 51A-4.124(a)(5)(A)] |
General Character and Special Provisions
Pedestrian Environment and Sidewalks
The City of Dallas mandates specific sidewalk standards in the CA-1(A) district to maintain a high-quality pedestrian realm. In areas with a "CP" (Core Pedestrian) or "SP" (Secondary Pedestrian) suffix, sidewalks must generally be at least 15 feet wide, with 10 to 12 feet remaining entirely unobstructed by any structure or planting [Sec. 51A-4.124(a)(8)(C)].
Visual Intrusion and Proximity
While the CA-1(A) district is intensive, the City of Dallas enforces "Visual Intrusion" rules. No balcony or opening in the CA-1(A) district that faces a residential district (such as R, R(A), D, D(A), TH, or CH) may penetrate the residential proximity slope originating in that residential district [Sec. 51A-4.124(a)(8)(B)].
Parking and Loading
A defining characteristic of the CA-1(A) district is the lack of mandatory off-street parking. However, if a developer chooses to provide a parking structure, the City of Dallas requires it to be screened if it abuts or is across an alley from a residential district [Sec. 51A-4.124(a)(8)(E)]. Off-street loading spaces are generally required only for new structures or additions [Sec. 51A-4.124(a)(5)(B)].
Sections Cited
- Sec. 51A-4.101. New zoning districts established.
- Sec. 51A-4.124. Central area districts.
- Sec. 51A-4.200. Use Regulations.
- Sec. 51A-4.301. Off-street parking regulations.
- Sec. 51A-4.412. Residential proximity slope.