Permitted and Prohibited Uses in Dallas Planned Development (PD) Districts
In the City of Dallas, a Planned Development (PD) district may contain any use or combination of uses listed in the Dallas Development Code, provided that the specific permitted uses are explicitly enumerated in the ordinance establishing that particular district [Section 51A-4.702(a)(2)]. The Dallas Development Code prohibits any PD ordinance from authorizing the placement, relocation, or alteration of detached non-premise signs [Section 51A-4.702(a)(3)]. Factual use of a property within a Dallas PD district is governed by a required development plan or conceptual plan that must be approved by the City Plan and Zoning Commission [Section 51A-4.702(c)(3)].
Overview of Allowed Uses in Dallas PD Districts
The Dallas Development Code provides a broad spectrum of "Principal Uses" that may be incorporated into a Planned Development district. Because a PD is designed to provide flexibility for projects that protect contiguous land uses and preserve natural features, the city does not have a "one-size-fits-all" list of allowed uses for every PD [Section 51A-4.702(a)(1)]. Instead, the applicant must select from the following categories defined in the municipality's Use Regulations:
- Agricultural Uses: Such as animal production, crop production, or commercial stables [Section 51A-4.201].
- Commercial and Business Service Uses: Including building repair, catering services, and electronics service centers [Section 51A-4.202].
- Industrial Uses: Such as light manufacturing or metal salvage [Section 51A-4.203].
- Institutional and Community Service Uses: Including churches, schools, and child-care facilities [Section 51A-4.204].
- Lodging Uses: Such as hotels, motels, or short-term rental lodging [Section 51A-4.205].
- Office Uses: Including medical clinics and general financial institutions [Section 51A-4.207].
- Recreation Uses: Such as public parks, country clubs, or private recreation centers [Section 51A-4.208].
- Residential Uses: Including single-family, duplex, and multifamily dwellings [Section 51A-4.209].
- Retail and Personal Service Uses: Such as restaurants, furniture stores, or motor vehicle fueling stations [Section 51A-4.210].
- Wholesale, Distribution, and Storage Uses: Including warehouses and mini-warehouses [Section 51A-4.213].
General Guidelines for PD Use Categories
When establishing a PD, the City of Dallas uses existing zoning districts as "base" guidelines for different use categories. The following technical standards generally apply:
| General Use Category | Corresponding Dallas Zoning District Guideline |
|---|---|
| Single family | TH-3(A)* |
| Multifamily | MF-3(A) |
| Retail | CR |
| Office | MO-1 |
| Commercial | CS |
| Industrial | IR |
*Note: If platted lots for a single-family use have a minimum width of 30 feet at the front property line, then one parking space is required [Section 51A-4.702(a)(4)].
Specific Prohibitions and Restrictions
While the City of Dallas allows for significant customization within PD districts, certain uses and structures are strictly restricted or prohibited by the Dallas Development Code:
Detached Non-Premise Signs
The municipality explicitly prohibits any PD ordinance from allowing the erection, relocation, or alteration of detached non-premise signs. If an applicant wishes to include such signage, they must establish a separate "special provision sign district" pursuant to the regulations in Division 51A-7.500 [Section 51A-4.702(a)(3)].
Unlisted Uses
If a use is not specifically listed in the ordinance that established the specific Dallas PD district, it is considered prohibited. However, a person may propose a zoning amendment to regulate a new or previously unlisted use by submitting an application to the director that details the nature of the use, including dwelling activity, storage requirements, and potential environmental impacts like noise or fumes [Section 51A-4.220].
Discontinued Nonconforming Uses
If a nonconforming use within a Dallas PD district is discontinued for a period of six months or more, the right to operate that use ceases. The Dallas Board of Adjustment may only grant an exception to this rule if the owner can demonstrate a clear intent not to abandon the use [Section 51A-4.704(a)(2)].
Accessory Uses in PD Districts
As a general rule, an accessory use (a use customarily incidental to the main use) is permitted within a Dallas PD district if the main use itself is permitted. To qualify, the accessory use must be located on the same lot as the main use [Section 51A-4.217(a)].
Area Restrictions for Accessory Uses
Except for specific alcohol-related establishments, accessory uses are subject to the following area limits:
- Outdoor Accessory Use: May not occupy more than five percent of the area of the lot containing the main use [Section 51A-4.217(a)(3)].
- Indoor Accessory Use: May not occupy more than five percent of the floor area of the main use [Section 51A-4.217(a)(3)].
Sections Cited
- Sec. 51A-4.101. New zoning districts established.
- Division 51A-4.200. Use Regulations.
- Sec. 51A-4.201 through 51A-4.217. (Main Use Categories).
- Sec. 51A-4.220. Classification of new uses.
- Sec. 51A-4.702. Planned development (PD) district regulations.
- Sec. 51A-4.704. Nonconforming uses and structures.