Guide to Specific Use Permits (SUP) in Dallas
In the City of Dallas, the land use equivalent of a "Conditional Use Permit" is known as a Specific Use Permit (SUP), which provides a regulated means for developing land uses that may be compatible with a neighborhood but require case-by-case evaluation [Section 51A-4.219]. To obtain an SUP, an applicant must submit a detailed site plan and successfully complete a formal zoning amendment process involving public hearings before the Dallas City Plan and Zoning Commission and final approval via separate ordinance by the Dallas City Council [Section 51A-4.219; Section 51A-4.701].
Understanding the Specific Use Permit (SUP)
The Dallas Development Code utilizes the Specific Use Permit to ensure that certain developments complement surrounding uses and community facilities without being detrimental to public health, safety, or general welfare [Section 51A-4.219]. A use requires an SUP if it is marked with the symbol [SUP] in the use regulations for a specific zoning district within the City of Dallas [Section 51A-4.105].
The granting of an SUP does not waive the regulations of the underlying zoning district, nor does it constitute an absolute right to use the property in that manner; rather, it is a discretionary permit granted by the Dallas City Council [Section 51A-4.219].
Application Requirements and Procedures
The process for applying for an SUP in the City of Dallas follows the same legal procedures as a change in zoning district classification [Section 51A-4.219].
1. Application Submission
The applicant must submit an application to the City of Dallas including:
- A site plan detailing dimensions, bearings, street frontage, the location of all buildings and structures, and off-street parking/loading arrangements [Section 51A-4.219].
- A list and map of all trees near proposed construction activity, including their species and calipers [Section 51A-4.219].
- A traffic impact analysis if required by the director to evaluate the proposed development's impact on the Dallas transportation network [Section 51A-4.219].
- Proof that property taxes and any City of Dallas fees or penalties are not delinquent [Section 51A-1.104.1].
2. Public Notice and Hearings
Once an application is filed, the City of Dallas must provide public notice. The applicant is responsible for obtaining and posting notification signs on the property within 14 days of filing the application [Section 51A-1.106].
- City Plan Commission: The commission conducts a study and holds a public hearing to make a recommendation to the Dallas City Council [Section 51A-4.701].
- City Council: The council holds a final public hearing before voting to approve or deny the SUP ordinance [Section 51A-4.701].
Specific Use Permit Fee Schedule
Fees for SUP amendments and renewals in the City of Dallas are based on the acreage of the site and the type of request.
| Type of SUP Application | Application Fee | Area of Notification for Hearing |
|---|---|---|
| Original SUP (All Acreage) | $1,170.00 | 200 to 500 feet* |
| SUP Amendment or Renewal (All Acreage) | $825.00** | 200 to 500 feet* |
| Pedestrian Skybridge SUP | $10,000.00 | Per Sec. 51A-4.217(b)(12) |
| Gas Drilling and Production SUP | $2,000.00 | 1,000 feet |
| Appeal Fee (Appeal of Commission decision) | $400.00 | N/A |
*Notification area increases with acreage: 0-1 acre (200ft), 1-5 acres (300ft), 5-25 acres (400ft), over 25 acres (500ft). **If an SUP is automatically renewed without public hearings, the applicant is entitled to a refund of $350.00 [Section 51A-1.105].
Review and Approval Standards
The Dallas City Council evaluates SUP requests based on several critical factors:
- Whether the use contributes to or enhances the welfare of the area of request [Section 51A-4.219].
- Conformance with all other City of Dallas zoning regulations and standards [Section 51A-4.219].
- The proximity of the proposed use to "environmentally significant areas" [Section 51A-12.201].
- For specific items like "Labor Halls," the City of Dallas also considers the proximity to residential uses and schools (typically requiring a 1,000-foot or 500-foot buffer, respectively) [Section 51A-4.202].
Automatic Renewals and Time Limits
The Dallas City Council may impose a time limit on an SUP. If a time limit is set, the permit automatically terminates when it expires unless the owner follows renewal procedures [Section 51A-4.219].
- Automatic Renewal: An ordinance may declare an SUP eligible for automatic renewal. The owner must file for renewal between 180 and 120 days before the current SUP expires [Section 51A-4.219].
- Protests: If 20 percent or more of the owners within the 200-foot notification area file a written protest against an automatic renewal, the application must proceed to a full public hearing [Section 51A-4.219].
Sections Cited
- Section 51A-1.104.1 (Applications)
- Section 51A-1.105 (Fees)
- Section 51A-1.106 (Notification Signs)
- Section 51A-4.105 (Interpretation of District Regulations)
- Section 51A-4.202 (Commercial and Business Service Uses)
- Section 51A-4.219 (Specific Use Permit)
- Section 51A-4.701 (Zoning Amendments)
- Section 51A-12.201 (Seismic Survey Permit)