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Guide to CA-2(A) Central Area District 2 Regulations in Dallas

Jurisdiction: Dallas•Code Version: March 2025

The CA-2(A) Central Area District 2 in the City of Dallas is a high-density urban zoning designation that permits a maximum floor area ratio (FAR) of 20.0 and allows for 100% lot coverage. While it encourages a diverse mix of residential, office, and retail uses by right, certain intense industrial and service activities require a Specific Use Permit (SUP) or are prohibited entirely to preserve the character of the Dallas central business district.

Purpose of the CA-2(A) Central Area District 2

The City of Dallas established the CA-2(A) Central Area District 2 to accommodate existing high-density development within the central area of the city. The regulations are designed to encourage appropriate future land use while simultaneously preventing an increase in street congestion. This district is frequently associated with areas of historical, cultural, and architectural significance [Section 51A-4.124(b)(1)].

Permitted Main Uses

The City of Dallas permits a broad range of uses within the CA-2(A) Central Area District 2. Uses are categorized by their nature and may be permitted by right, by Specific Use Permit (SUP), or subject to Residential Adjacency Review (RAR) or Development Impact Review (DIR).

Residential and Lodging Uses

The CA-2(A) Central Area District 2 is highly flexible regarding living accommodations, permitting most residential types by right.

  • Residential Uses Permitted by Right: Duplex, Multifamily, Residential hotel, Retirement housing, and Single family [Section 51A-4.124(b)(2)(I)].
  • Lodging Uses Permitted by Right: Hotel or motel, Lodging or boarding house, and Short-term rental lodging [Section 51A-4.124(b)(2)(E)].
  • Lodging Uses requiring SUP: Extended stay hotel or motel [Section 51A-4.124(b)(2)(E)].

Office and Professional Uses

The City of Dallas allows for intensive office development in this district to support the downtown economy.

  • Office Uses Permitted by Right: Financial institution without drive-in window, Medical clinic or ambulatory surgical center, and General Office [Section 51A-4.124(b)(2)(G)].
  • Office Uses requiring SUP: Alternative financial establishment [Section 51A-4.124(b)(2)(G)].
  • Office Uses requiring DIR: Financial institution with drive-in window [Section 51A-4.124(b)(2)(G)].

Retail and Personal Service Uses

Retail activities in the CA-2(A) Central Area District 2 are intended to serve both residents and commuters.

  • Retail Uses Permitted by Right: Ambulance service, Business school, Dry cleaning or laundry store, Furniture store, General merchandise or food stores (all sizes), Liquor store, Mortuary/wedding chapel, Motor vehicle fueling station, Nursery/garden shop, and Personal service uses [Section 51A-4.124(b)(2)(J)].
  • Restaurants: Permitted by right if without drive-in or drive-through service. An SUP is required for a restaurant with drive-in or drive-through service [Section 51A-4.124(b)(2)(J)].
  • Amusement and Sales: Commercial amusement (inside) is permitted by right, though an SUP may be required for specific iterations like bingo parlors [Section 51A-4.210(b)(7)]. Vehicle display, sales, and service require an SUP [Section 51A-4.124(b)(2)(J)].

Commercial, Wholesale, and Industrial Uses

The City of Dallas restricts heavy industrial activity in the CA-2(A) Central Area District 2 while allowing light business services.

  • Business Services Permitted by Right: Building repair and maintenance shop, Bus or rail transit vehicle maintenance, Catering service, Commercial cleaning/laundry plant, and Custom woodworking [Section 51A-4.124(b)(2)(B)].
  • Industrial/Commercial requiring SUP: Labor hall, Alcoholic beverage manufacturing, and Gas drilling and production [Section 51A-4.124(b)(2)(C)].
  • Wholesale/Storage: Mini-warehouse, Office showroom/warehouse, and Trade center are permitted by right. Outside storage is only permitted by SUP [Section 51A-4.124(b)(2)(M)].

Prohibited Uses in CA-2(A)

In the City of Dallas, any use not specifically listed as permitted in the CA-2(A) Central Area District 2 is prohibited. Key examples of prohibited uses based on the exclusions in the district regulations include:

  • Agricultural: Animal production and Commercial stables [Section 51A-4.201].
  • Industrial: Heavy industrial (inside or outside), Metal salvage facilities, Mining, and Municipal waste incinerators [Section 51A-4.203].
  • Retail: Truck stops and Swap or buy shops [Section 51A-4.210].

Technical Development Standards

The CA-2(A) Central Area District 2 features some of the most intensive development standards in the City of Dallas.

Regulation Standard
Maximum Floor Area Ratio (FAR) 20.0 [Section 51A-4.124(b)(4)(D)]
Maximum Lot Coverage 100% [Section 51A-4.124(b)(4)(F)]
Minimum Front Yard 0 Feet [Section 51A-4.124(b)(4)(A)]
Minimum Side Yard 0 Feet* [Section 51A-4.124(b)(4)(B)]
Minimum Rear Yard 0 Feet* [Section 51A-4.124(b)(4)(B)]
Maximum Building Height No Limit (Legal Height) [Section 51A-4.124(b)(4)(E)]
Maximum Stories No Limit [Section 51A-4.124(b)(4)(H)]

*Note: Special setbacks apply if the structure abuts a residential district or is for a specific use like multifamily (10 to 15 feet depending on height) [Section 51A-4.124(b)(4)(B)].

Additional Regulations

Off-Street Parking

In the CA-2(A) Central Area District 2, the City of Dallas does not require a minimum number of off-street parking spaces for any use [Section 51A-4.124(b)(5)(A)]. However, if parking is provided, it must follow specific layout and screening requirements if it is near a residential district [Section 51A-4.124(b)(5)(B)].

Residential Proximity Slope

Buildings in the CA-2(A) Central Area District 2 must comply with the residential proximity slope if they are located near certain residential zones. This regulation limits the height of a structure based on its distance from a "site of origination" (typically a single-family or duplex district) [Section 51A-4.412].

Specific Use Permits (SUP)

Uses designated with [SUP] require a public hearing and an ordinance passed by the Dallas City Council. The council evaluates the use's impact on the community and may impose conditions on its operation [Section 51A-4.219].

Sections Cited

  • Section 51A-4.124
  • Section 51A-4.201
  • Section 51A-4.203
  • Section 51A-4.205
  • Section 51A-4.207
  • Section 51A-4.209
  • Section 51A-4.210
  • Section 51A-4.212
  • Section 51A-4.213
  • Section 51A-4.219
  • Section 51A-4.412

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