Heavy Manufacturing and Industrial Zoning Districts in Dallas
In the City of Dallas, heavy industrial manufacturing and supporting storage uses are primarily concentrated in the Industrial Manufacturing (IM) district. The Industrial Manufacturing (IM) district allows for both "inside" and "outside" industrial activities, including potentially incompatible heavy manufacturing processes like petroleum refining and metal ore reduction, which are regulated via Specific Use Permits (SUP) [Sec. 51A-4.123(d)]. Light industrial activities, research, and development are permitted in the Light Industrial (LI) and Industrial Research (IR) districts, which feature lower height limits and stricter proximity requirements to residential areas [Sec. 51A-4.123(b)-(c)].
Primary Industrial Zoning Districts
The Dallas Development Code establishes three primary districts for industrial and manufacturing activities:
1. Industrial Manufacturing (IM) District
The Industrial Manufacturing (IM) district is intended for "heavy industrial manufacturing uses with accompanying open storage and supporting commercial uses" [Sec. 51A-4.123(d)(1)]. This district is generally located away from residential developments to mitigate the impact of noise, odors, and intense operations.
2. Light Industrial (LI) District
The Light Industrial (LI) district is designed for an industrial park setting that includes office, research and development, and light commercial uses [Sec. 51A-4.123(b)(1)]. Operations in this district are intended to be compatible with adjacent residential communities.
3. Industrial Research (IR) District
The Industrial Research (IR) district provides for a mix of light industrial, office, and supportive commercial uses in an industrial research park environment [Sec. 51A-4.123(c)(1)].
Technical Standards for Industrial Districts
The following table outlines the yard, lot, and space regulations for the three industrial districts in the City of Dallas:
| Regulation | Light Industrial (LI) | Industrial Research (IR) | Industrial Manufacturing (IM) |
|---|---|---|---|
| Min. Front Yard | 15 feet | 15 feet | 15 feet (if adjacent to expressway/thoroughfare); otherwise none |
| Min. Side/Rear Yard | 30 feet if adjacent to residential; otherwise none | 30 feet if adjacent to residential; otherwise none | 30 feet if adjacent to residential or A(A); otherwise none |
| Max. Height | 70 feet | 200 feet | 110 feet |
| Max. Lot Coverage | 80% | 80% | 80% |
| Max. Floor Area Ratio | 1.0 (all uses combined) | 2.0 (all uses combined) | 2.0 (all uses combined) |
| Max. Stories | Not specified | Not specified | 8 stories (above grade) |
Source: [Sec. 51A-4.123(b)-(d)]
Heavy and Potentially Incompatible Industrial Uses
The City of Dallas identifies certain manufacturing activities as "potentially incompatible." These heavy industrial uses are permitted only by Specific Use Permit (SUP) and only within the Industrial Manufacturing (IM) district [Sec. 51A-4.203(a)].
Examples of these heavy industrial uses include:
- Asphalt or concrete batching.
- Fat rendering.
- Foundries (ferrous or non-ferrous).
- Metal or metal ore reduction, refining, smelting, or alloying.
- Petroleum or petroleum product refining.
- Radioactive waste disposal services.
- Slaughtering of animals, fish, or poultry.
- Wood or bone distillation.
- Manufacturing of brick, tile, clay, or cement.
Permitted Industrial Use Categories
Industrial uses are categorized based on whether the activity is conducted entirely inside a building or involves outside operations.
Industrial (Inside)
An industrial facility where all processing, fabricating, assembly, or disassembly takes place wholly within an enclosed building [Sec. 51A-4.203(b)(1)].
- Permitted By Right: LI, IR, and IM (unless the use is "potentially incompatible").
- SUP Required: IM (if potentially incompatible).
Industrial (Outside)
An industrial facility where any portion of the processing or assembly takes place outside or in an open structure [Sec. 51A-4.203(b)(2)].
- Permitted By Right: IM (unless potentially incompatible).
- SUP Required: IR (always), IM (if potentially incompatible).
Industrial (Inside) for Light Manufacturing
Focuses on items like apparel, jewelry, instruments, and electronics. These are permitted by right in the Commercial Service (CS) and Industrial districts [Sec. 51A-4.203(b)(1.1)].
Off-Street Parking Requirements
Minimum off-street parking for industrial uses in the City of Dallas is calculated based on the square footage of the structure and the specific use category.
| Use Category | Dallas Parking Requirement |
|---|---|
| Industrial (Inside) | 1 space per 600 SF |
| Industrial (Inside) for Light Manufacturing | 1 space per 600 SF |
| Industrial (Outside) | 1 space per 600 SF (inside) PLUS 1 space per 600 SF (outside manufacturing area) |
| Medical/Infectious Waste Incinerator | 1 space per 1,000 SF |
| Municipal Waste Incinerator | 1 space per 1,000 SF |
Source: [Table 1.0.1 and Sec. 51A-4.203(b)]
Sections Cited
- Sec. 51A-4.120. Nonresidential District Regulations.
- Sec. 51A-4.123. Commercial Service and Industrial Districts.
- Sec. 51A-4.203. Industrial Uses.
- Sec. 51A-4.301. Off-Street Parking Regulations.