Permitted Districts for Restaurants, Cafes, and Bakeries in Dallas
In the City of Dallas, restaurants, cafes, and bakeries are generally permitted by right in all Retail, Mixed Use, Multiple Commercial, and Central Area districts. While Neighborhood Office [NO(A)] and Multifamily districts typically require a Specific Use Permit (SUP) or impose significant floor area restrictions, these uses are considered primary active components in the City of Dallas's walkable urban and commercial corridors.
Use Classifications in the City of Dallas
The Dallas Development Code categorizes food-related establishments into three primary types of use:
- Restaurant without drive-in or drive-through service: An establishment principally for the sale and consumption of food on the premises [Section 51A-4.210(24)].
- Restaurant with drive-in or drive-through service: An establishment where food service is provided to customers in motor vehicles for on-premise consumption or via a direct window for off-premise consumption [Section 51A-4.210(25)].
- Retail Sales (Bakeries): Establishments involved in the sale of new products, specifically including the sale of baked goods [Section 51A-13.306(d)(5)(C)].
Cafes and coffee shops are expressly included in the definition of "Restaurant or Bar" uses [Section 51A-13.306(d)(5)(B)].
Zoning District Permissions Table
The following table outlines the permissions for food service uses across various City of Dallas districts.
| District Name | Restaurant (No Drive-Thru) | Restaurant (With Drive-Thru) | Retail Bakery |
|---|---|---|---|
| Neighborhood Office [NO(A)] | SUP | Not Permitted | Not Permitted |
| Limited/Mid-Range Office [LO/MO] | Limited [L] / RAR | Not Permitted | Not Permitted |
| General Office [GO(A)] | RAR | Not Permitted | Not Permitted |
| Neighborhood Service [NS(A)] | RAR | SUP | Permitted |
| Community Retail [CR] | Permitted | Permitted | Permitted |
| Regional Retail [RR] | Permitted | Permitted | Permitted |
| Mixed Use [MU-1, MU-2, MU-3] | Permitted | Permitted | Permitted |
| Central Area [CA-1, CA-2] | Permitted | SUP | Permitted |
| Urban Corridor [UC-1, 2, 3] | Permitted | SUP | Permitted |
| Walkable Urban Mixed Use [WMU] | Permitted | SUP | Permitted |
Note: [L] indicates a Limited Use, which must be contained entirely within a building and may not exceed 10% of the building's floor area [Section 51A-4.218].
Technical Standards and Requirements
Off-Street Parking Ratios
The City of Dallas requires specific parking levels based on the square footage and type of service provided by the establishment.
| Use Type | Standard Parking Requirement |
|---|---|
| Restaurant (No Drive-Thru) | No parking for first 2,500 SF; 1 space per 200 SF for area > 2,500 SF [Table 1.0.2] |
| Restaurant (With Drive-Thru) | 1 space per 200 SF [Table 1.0.2] |
| Retail Sales (Bakery) | 1 space per 250 SF [Table 1.0.2] |
| Form Districts (WMU/WR) | 1 space per 100 SF for Restaurant/Bar uses [Section 51A-13.402] |
Drive-Through Restrictions
In the Central Area [CA] and Urban Corridor [UC] districts, drive-through facilities are not permitted by right. A Specific Use Permit (SUP) is required, and all stacking spaces for the drive-through must be completely contained within a structure [Section 51A-13.306(c)(9)].
Residential Adjacency Review (RAR)
In many districts, such as the General Office [GO(A)] or Neighborhood Service [NS(A)] districts, restaurants are subject to Residential Adjacency Review. This requires the submission and approval of a site plan if the establishment is within 330 feet of a residential district to ensure the use does not adversely affect nearby properties [Section 51A-4.803].
Sections Cited
- Section 51A-4.116 (Multifamily Districts)
- Section 51A-4.121 (Office Districts)
- Section 51A-4.210 (Retail and Personal Service Uses)
- Section 51A-4.218 (Limited Uses)
- Section 51A-4.301 (Off-Street Parking Regulations)
- Section 51A-4.803 (Site Plan Review)
- Section 51A-13.306 (Form District Use Categories)
- Section 51A-13.402 (Form District Required Parking)