Dallas R-16(A) Single Family District: Development and Land Use Guide
The R-16(A) district in Dallas is an intermediate-density residential zone requiring a minimum lot size of 16,000 square feet and a standard front yard setback of 35 feet. Primarily established to protect single-family neighborhoods, the Dallas R-16(A) district limits residential structures to a maximum height of 30 feet while permitting essential community uses like schools and churches.
Purpose and General Character
The Dallas R-16(A) district is intended to protect and encourage the development of intermediate-density single-family neighborhoods [Section 51A-4.112(c)(1)]. The character of the Dallas R-16(A) district is defined by larger-than-average estate lots that allow for a blend of residential living and essential community facilities. Regulations for the Dallas R-16(A) district are designed to ensure that complementary uses, such as public and private schools, churches, and public parks, are available to serve residents while maintaining the quiet, low-profile nature of the neighborhood [Section 51A-4.112(c)(1)].
Permitted Land Uses
In the Dallas R-16(A) district, land use is strictly regulated to prioritize residential stability. Uses are categorized as permitted by right, permitted by Specific Use Permit (SUP), or subject to Residential Adjacency Review (RAR).
Residential and Agricultural
- Single-family living: Permitted by right [Section 51A-4.112(c)(2)(I)].
- Handicapped group dwelling unit: Permitted by right, subject to specific spacing and occupancy requirements [Section 51A-4.112(c)(2)(I)].
- Crop production: Permitted by right [Section 51A-4.112(c)(2)(A)].
Institutional and Community Service
- Church: Permitted by right [Section 51A-4.112(c)(2)(D)].
- Child or adult care facility: Permitted by right under certain conditions or by SUP [Section 51A-4.112(c)(2)(D)].
- Public or private school: Permitted only by SUP [Section 51A-4.112(c)(2)(D)].
- Library, art gallery, or museum: Permitted only by SUP [Section 51A-4.112(c)(2)(D)].
- Hospital or Community service center: Permitted only by SUP [Section 51A-4.112(c)(2)(D)].
Recreation and Utilities
- Public park, playground, or golf course: Permitted by right [Section 51A-4.112(c)(2)(H)].
- Country club: Permitted only by SUP [Section 51A-4.112(c)(2)(H)].
- Local utilities: Permitted by right, though some specific utility installations may require an SUP or RAR [Section 51A-4.112(c)(2)(L)].
Yard, Lot, and Space Regulations
The Dallas R-16(A) district enforces specific density and placement standards to maintain the neighborhood's spatial character. The following table outlines the primary requirements for the Dallas R-16(A) district.
| Standard | Requirement |
|---|---|
| Minimum Lot Area | 16,000 square feet [Section 51A-4.112(c)(4)(G)] |
| Minimum Front Yard | 35 feet [Section 51A-4.112(c)(4)(A)] |
| Minimum Side Yard (Single Family) | 10 feet [Section 51A-4.112(c)(4)(B)] |
| Minimum Side Yard (Other Permitted Uses) | 15 feet [Section 51A-4.112(c)(4)(B)] |
| Minimum Rear Yard (Single Family) | 10 feet [Section 51A-4.112(c)(4)(B)] |
| Minimum Rear Yard (Other Permitted Uses) | 20 feet [Section 51A-4.112(c)(4)(B)] |
| Maximum Building Height | 30 feet [Section 51A-4.112(c)(4)(E)] |
| Maximum Lot Coverage (Residential) | 40 percent [Section 51A-4.112(c)(4)(F)] |
| Maximum Lot Coverage (Non-Residential) | 25 percent [Section 51A-4.112(c)(4)(F)] |
| Maximum Number of Stories | No maximum [Section 51A-4.112(c)(4)(H)] |
Off-Street Parking Requirements
Parking in the Dallas R-16(A) district must be provided at or below ground level [Section 51A-4.112(c)(5)]. For a standard single-family dwelling in the Dallas R-16(A) district, the municipality requires one parking space per unit [Section 51A-4.301, Table 1.0.1].
Additional Provisions
- Electrical Service: In the Dallas R-16(A) district, a lot for a single-family use may be supplied by no more than one electrical utility service and metered by no more than one electrical meter, unless a special exception is granted by the board of adjustment [Section 51A-4.112(c)(8)(A)].
- Accessory Uses: Accessory uses are generally permitted if they are customarily incidental to the main use. However, the Dallas R-16(A) district specifically prohibits accessory helistops, medical/infectious waste incinerators, and outside display or sales of merchandise [Section 51A-4.112(c)(3)].
- Visual Intrusion: If a structure exceeds 26 feet in height, it may be subject to the residential proximity slope, which limits height relative to nearby residential lots to prevent visual intrusion [Section 51A-4.412].
Sections Cited
- Section 51A-4.101
- Section 51A-4.112
- Section 51A-4.204
- Section 51A-4.209
- Section 51A-4.212
- Section 51A-4.301
- Section 51A-4.412