Guide to the R-13(A) Single Family District in Dallas
The R-13(A) district in Dallas is a residential zone designed for intermediate-density development, requiring a minimum lot size of 13,000 square feet for single-family homes. While primarily intended for detached dwellings with a maximum height of 30 feet, the Dallas Development Code allows for various institutional and utility uses, often requiring a Specific Use Permit (SUP).
Purpose and General Character
The Dallas Development Code establishes the R-13(A) district to protect and encourage the development of intermediate-sized residential lots within the city. This classification is intended to conserve the character and value of buildings and building sites in areas where such density has already been established or is desired as a transition between lower and higher density zones [Section 51A-4.112(d)(1)]. The character of the R-13(A) district is defined by single-family dwellings supplemented by essential community institutions such as schools, churches, and public parks that complement the residential environment [Section 51A-4.112(d)(1)].
Permitted Land Uses
In the R-13(A) district, land use is strictly regulated to maintain the residential integrity of the neighborhood. While single-family living is the primary use, several other categories are permitted, either by right or via a Specific Use Permit (SUP).
Main Uses Permitted by Right
- Residential: Single-family living; handicapped group dwelling unit [Section 51A-4.112(d)(2)(I)].
- Agricultural: Crop production [Section 51A-4.112(d)(2)(A)].
- Institutional: Church; child or adult care facility [Section 51A-4.112(d)(2)(D)].
- Recreation: Public park, playground, or golf course [Section 51A-4.112(d)(2)(H)].
- Transportation: Transit passenger shelter [Section 51A-4.112(d)(2)(K)].
- Wholesale/Distribution: Recycling drop-off container [Section 51A-4.112(d)(2)(M)].
Main Uses Requiring a Specific Use Permit (SUP)
- Institutional: Cemetery or mausoleum; college, university, or seminary; community service center; convent or monastery; foster home; hospital; library, art gallery, or museum; public or private school [Section 51A-4.112(d)(2)(D)].
- Recreation: Country club with private membership; private recreation center, club, or area [Section 51A-4.112(d)(2)(H)].
- Industrial/Utility: Gas drilling and production; electrical substation; police or fire station; radio, television, or microwave tower; water treatment plant [Section 51A-4.112(d)(2)(C)&(L)].
Accessory Uses
Accessory uses in the R-13(A) district must be customarily incidental to the main use and located on the same lot. The Dallas Development Code explicitly prohibits certain accessory uses in this district, including accessory outside sales, outside display of merchandise, and pathological waste incinerators [Section 51A-4.112(d)(3)(A)]. An accessory helistop may be permitted only by SUP [Section 51A-4.112(d)(3)(B)].
Development Standards
Development in the R-13(A) district must adhere to specific yard, lot, and space requirements to ensure uniform density and neighborhood character.
| Regulation | Standard for Single-Family Dwellings | Standard for Other Permitted Structures |
|---|---|---|
| Minimum Front Yard | 30 feet | 30 feet |
| Minimum Side Yard | 10 feet | 15 feet |
| Minimum Rear Yard | 15 feet | 20 feet |
| Maximum Structure Height | 30 feet | 30 feet |
| Maximum Lot Coverage | 45% | 25% |
| Minimum Lot Area | 13,000 square feet | N/A |
| Maximum Number of Stories | No maximum | No maximum |
[Section 51A-4.112(d)(4)]
Parking and Loading
Off-street parking in the R-13(A) district must be provided at or below ground level [Section 51A-4.112(d)(5)]. Single-family dwellings in this Dallas district are generally required to provide one off-street parking space [Table 1.0.1].
Additional District Provisions
The R-13(A) district includes specific restrictions regarding utility infrastructure for residential lots. For single-family uses, a lot may be supplied by no more than one electrical utility service and may have no more than one electrical meter. The Dallas Board of Adjustment may grant a special exception to this rule if it determines the additional service will not be contrary to the public interest or adversely affect neighboring properties [Section 51A-4.112(d)(8)(A)].
Sections Cited
- SEC. 51A-4.101. NEW ZONING DISTRICTS ESTABLISHED.
- SEC. 51A-4.112. SINGLE FAMILY DISTRICTS.
- SEC. 51A-4.201 through 51A-4.217. USE REGULATIONS.
- SEC. 51A-4.301. OFF-STREET PARKING REGULATIONS.