Dallas R-1ac(A) Single Family District 1 Acre Zoning Overview
The R-1ac(A) district in the City of Dallas is established to preserve and manage low-density residential neighborhoods characterized by large "estate type" lots of at least one acre. This zoning classification primarily permits single-family dwellings and compatible institutional uses, requiring a substantial 40-foot front yard setback and a maximum building height of 36 feet.
Purpose and Character of the R-1ac(A) District
The City of Dallas created the R-1ac(A) district to conserve the character and value of buildings and building sites in areas where residential development has already been established on lots of one acre or more. The district is intended to consist primarily of single-family dwellings alongside essential community services such as public and private schools, churches, and parks [Section 51A-4.112(a)(1)].
A key characteristic of the R-1ac(A) district is its stability. The City of Dallas limits the sections designated as R-1ac(A) in area and intends for them to remain protected from major alterations, except at the fringes where minor adjustments may be necessary for gradual transitions into other zoning districts [Section 51A-4.112(a)(1)].
Permitted Land Uses
Land use in the R-1ac(A) district is strictly regulated to maintain its residential estate character. While single-family living is the primary use, certain other institutional and recreational uses are allowed, often subject to a Specific Use Permit (SUP) or Residential Adjacency Review (RAR).
Residential and Personal Service Uses
- Single-family living: Permitted by right [Section 51A-4.112(a)(2)(I)].
- Handicapped group dwelling unit: Permitted by right [Section 51A-4.112(a)(2)(I)].
- Church: Permitted by right [Section 51A-4.112(a)(2)(D)].
Uses Requiring Special Authorization
Many non-residential uses within the R-1ac(A) district require an SUP or RAR to ensure they do not disrupt the neighborhood:
- Institutional: Cemetery or mausoleum (SUP), College or university (SUP), Foster home (SUP), and Library/art gallery/museum (SUP) [Section 51A-4.112(a)(2)(D)].
- Recreational: Country club with private membership (SUP) and Private recreation center, club, or area (SUP) [Section 51A-4.112(a)(2)(H)].
- Transportation/Utility: Private street or alley (SUP), Electrical substation (SUP), and Police or fire station (SUP) [Section 51A-4.112(a)(2)(K-L)].
Prohibited Accessory Uses
The City of Dallas explicitly prohibits certain accessory uses in the R-1ac(A) district to protect the residential environment, including accessory helistops, accessory medical/infectious waste incinerators, and accessory outside display or sales [Section 51A-4.112(a)(3)(A)].
Yard, Lot, and Space Regulations
The R-1ac(A) district features some of the most generous spacing requirements in the Dallas Development Code to maintain its estate-like atmosphere.
| Regulation Type | R-1ac(A) Requirement |
|---|---|
| Minimum Lot Size | 1 Acre (43,560 sq. ft.) |
| Minimum Front Yard Setback | 40 Feet |
| Minimum Side Yard (Single-Family) | 10 Feet |
| Minimum Side Yard (Other Uses) | 20 Feet |
| Minimum Rear Yard (Single-Family) | 10 Feet |
| Minimum Rear Yard (Other Uses) | 20 Feet |
| Maximum Building Height | 36 Feet |
| Maximum Lot Coverage (Residential) | 40% |
| Maximum Lot Coverage (Non-Residential) | 25% |
Note: Institutional buildings in this district may have their lot coverage increased to a maximum of 60% in certain circumstances [Section 51A-4.407(a)(1)].
Off-Street Parking Standards
In the R-1ac(A) district, the City of Dallas requires that off-street parking for single-family residential uses be provided at a ratio of one space per dwelling unit [Section 51A-4.301, Table 1.0.1]. Additionally, all off-street parking in this district must be provided at or below ground level [Section 51A-4.112(a)(5)].
Special provisions also apply to electrical service for single-family uses in the R-1ac(A) district. A single lot may not be supplied by more than one electrical utility service or metered by more than one electrical meter, unless the board of adjustment grants a special exception based on the public interest [Section 51A-4.112(a)(8)(A)].
Sections Cited
- Section 51A-4.112: Single Family Districts
- Section 51A-4.201: Agricultural Uses
- Section 51A-4.204: Institutional and Community Service Uses
- Section 51A-4.205: Lodging Uses
- Section 51A-4.208: Recreation Uses
- Section 51A-4.301: Off-Street Parking Regulations
- Section 51A-4.401: Minimum Front Yard
- Section 51A-4.407: Maximum Lot Coverage
- Section 51A-4.410: Schedule of Yard, Lot, and Space Regulations