Dallas Residential Zoning for Duplex and Multifamily Townhome Developments
In the City of Dallas, duplexes and townhomes (including stacked and multi-family variations) are primarily permitted in specialized residential districts such as the Duplex [D(A)] District, Townhouse [TH-1(A), TH-2(A), TH-3(A)] Districts, and all Multifamily [MF-1(A) through MF-4(A)] Districts. High-density urban areas like the Walkable Urban Mixed Use [WMU] and Walkable Urban Residential [WR] districts also accommodate these housing types to promote transit-oriented development. While Duplexes require a minimum of one parking space per unit in their namesake districts, Multifamily developments may receive significant parking reductions if the project is located within 600 feet of a rail transit station [Section 51A-4.301, Section 51A-13.403].
Permitted Districts for Duplex and Townhome Uses
The Dallas Development Code identifies specific districts where duplex and townhome uses are allowed by right. A duplex is defined by the City of Dallas as two dwelling units located on a single lot, while a townhome is generally categorized as three or more attached units [Section 51A-4.209].
Duplex [D(A)] and Townhouse [TH(A)] Districts
The Duplex [D(A)] District is a residential category specifically provided to protect and encourage two-unit dwellings [Section 51A-4.113]. The Townhouse [TH-1(A), TH-2(A), and TH-3(A)] Districts provide for higher density single-family attached housing and also permit duplexes as a main use [Section 51A-4.114].
Multifamily [MF(A)] Districts
All Multifamily Districts in the City of Dallas permit both duplexes and townhomes. These include:
- MF-1(A) and MF-1(SAH): Limited density multifamily.
- MF-2(A) and MF-2(SAH): Medium density multifamily.
- MF-3(A): Mid-rise, medium density multifamily.
- MF-4(A): High-rise, high density multifamily [Section 51A-4.116].
Mixed Use and Form-Based Districts
To facilitate walkable neighborhoods, the City of Dallas allows these residential types in several non-exclusive residential districts:
- Mixed Use [MU] Districts: MU-1, MU-2, and MU-3 all list duplex and multifamily as permitted uses [Section 51A-4.125].
- Walkable Urban [WMU] and [WR] Districts: These districts allow "Townhouse," "Townhouse Stacked," and "Apartment" development types [Section 51A-13.301].
- Central Area [CA-1(A) and CA-2(A)] Districts: These accommodate duplex and multifamily uses to encourage residential density in the downtown core [Section 51A-4.124].
Technical Development Standards
The City of Dallas mandates specific yard and height requirements to maintain the character of residential neighborhoods. The following table outlines the base standards for the primary districts allowing these uses.
| District | Front Yard Setback (Min) | Side Yard Setback (Min) | Rear Yard Setback (Min) | Maximum Height |
|---|---|---|---|---|
| Duplex [D(A)] | 25 feet | 5 feet (Side) | 10 feet | 36 feet |
| Townhouse [TH(A)] | None* | 5 feet (Side) / 0 feet (SF) | 10 feet (Rear) / 0 feet (SF) | 36 feet |
| Multifamily [MF-1(A)] | 15 feet | Varies (5 to 10 feet) | 15 feet | 36 feet |
| Multifamily [MF-2(A)] | 15 feet | Varies (5 to 10 feet) | 15 feet | 36 feet |
| Multifamily [MF-3(A)] | 15 feet | Varies (10 to 20 feet) | Varies (10 to 20 feet) | 90 feet |
| Multifamily [MF-4(A)] | 15 feet | Varies (10 to 20 feet) | Varies (10 to 20 feet) | 240 feet |
*Note: If a Townhouse district abuts a more restrictive district on the same blockface, the greater front yard requirement applies [Section 51A-4.401].
Off-Street Parking Requirements
The Dallas Development Code requires dedicated off-street parking for residential uses, though the volume varies based on the number of units and proximity to transit in certain districts.
| Use Category | District | Parking Requirement (Min) |
|---|---|---|
| Duplex | D(A), TH(A), RTN | 1 space per dwelling unit |
| Multifamily | MF-1(A) to MF-4(A) | 0.5 spaces per unit (21–199 units) |
| Multifamily | MF-1(A) to MF-4(A) | 1 space per unit (200+ units) |
| Stacked Townhouse | WMU, WR | 1.15 to 2.0 spaces per unit* |
*Note: In Walkable Urban [WMU and WR] districts, the specific parking requirement depends on the number of bedrooms per unit [Section 51A-13.402].
Mixed-Income Housing Bonuses
In the City of Dallas, the Multifamily [MF(A)] and Mixed Use [MU] districts provide "Development Bonuses" for projects that set aside a percentage of units for lower-income families. Qualifying developments can receive increases in maximum height, floor area ratio (FAR), and lot coverage [Section 51A-4.1100].
Sections Cited
- Sec. 51A-4.101. New zoning districts established.
- Sec. 51A-4.113. Duplex [D(A)] district.
- Sec. 51A-4.114. Townhouse [TH-1(A), TH-2(A), and TH-3(A)] districts.
- Sec. 51A-4.116. Multifamily districts.
- Sec. 51A-4.124. Central area districts.
- Sec. 51A-4.125. Mixed use districts.
- Sec. 51A-4.209. Residential uses.
- Sec. 51A-4.301. Off-street parking regulations.
- Sec. 51A-4.401. Minimum front yard.
- Sec. 51A-13.301. Districts established.
- Sec. 51A-13.304. Development types.
- Sec. 51A-13.402. Required parking.
- Sec. 51A-13.403. Parking reductions.
- Division 51A-4.1100. Mixed-Income Housing.