Permitted Zoning Districts for Retail Stores and Commercial Shopping Centers in Dallas
In the City of Dallas, retail stores and commercial shopping centers are primarily permitted in the Neighborhood Service [NS(A)], Community Retail (CR), and Regional Retail (RR) districts. Larger retail developments, such as general merchandise stores exceeding 100,000 square feet, are specifically allowed by right in the Regional Retail (RR) and Central Area (CA) districts, while the City of Dallas also permits various retail activities in Mixed Use (MU), Multiple Commercial (MC), and Urban Corridor (UC) districts subject to specific density and design standards.
Primary Retail Zoning Districts
The City of Dallas classifies retail and commercial shopping center uses under several specific "Nonresidential" districts. Each district is intended to serve a different scale of community need, from local convenience to regional destination hubs.
Neighborhood Service [NS(A)] District
The City of Dallas established the Neighborhood Service [NS(A)] District to accommodate convenience retail shopping and professional offices that are compatible in scale with adjacent residential neighborhoods [Sec. 51A-4.122(a)]. This district typically limits retail uses to smaller footprints, such as general merchandise or food stores of 3,500 square feet or less [Sec. 51A-4.210(13)].
Community Retail (CR) District
The Community Retail (CR) District is intended for development that serves the broader community with retail and personal services at a larger scale than the NS(A) district [Sec. 51A-4.122(b)]. It allows for larger shopping centers and general merchandise stores [Sec. 51A-4.210(14)].
Regional Retail (RR) District
The Regional Retail (RR) District is designed for the highest intensity of retail and office uses intended to serve the entire Dallas region [Sec. 51A-4.122(c)]. It is the primary district for large-scale "big box" stores and regional shopping malls, including general merchandise stores of 100,000 square feet or more [Sec. 51A-4.210(14.1)].
Technical Standards for Retail Districts
The following table outlines the yard, lot, and height requirements for the primary retail districts in the City of Dallas.
| District | Min. Front Yard | Min. Side Yard (Adjacent to Residential) | Max. Building Height | Max. Lot Coverage |
|---|---|---|---|---|
| Neighborhood Service [NS(A)] | 15 feet | 20 feet | 35 feet (2 stories) | 50% |
| Community Retail (CR) | 15 feet | 20 feet | 54 feet (4 stories) | 60% |
| Regional Retail (RR) | 15 feet | 20 feet | 70 feet (5 stories) | 80% |
Note: Setbacks may be adjusted if the frontage is shared with a different zoning district or if the property is located within an overlay [Sec. 51A-4.410].
Parking Requirements for Retail and Commercial Uses
Off-street parking requirements in the City of Dallas vary based on the size and specific type of retail use. The following standards generally apply to retail uses within these districts.
| Use Category | Parking Space Requirement |
|---|---|
| General Merchandise (<= 3,500 SF) | 1 space per 200 square feet of floor area [Table 1.2.2] |
| General Merchandise (> 3,500 SF) | Varies: 1 per 200 to 1 per 250 SF based on total area [Table 1.2.2] |
| Furniture Store | 1 per 500 SF (public area); 1 per 1,000 SF (storage) [Table 1.2.2] |
| Restaurant without Drive-In | 1 space per 100 square feet of floor area [Table 1.2.2] |
Note: Parking requirements for retail uses may be reduced if the building site is located within specific proximity to a light rail or streetcar station [Sec. 51A-4.301(b)].
Design Standards for Large Retail Developments
The City of Dallas imposes additional design standards on retail stores and shopping centers that exceed 100,000 square feet in size. These regulations are intended to mitigate the impact of large structures on the surrounding community and ensure they are pedestrian-friendly [Sec. 51A-4.605].
- Facade Walls: Primary facades must incorporate at least three design elements (such as wall recesses, arches, or integral planters) to prevent blank wall areas [Sec. 51A-4.605(a)(4)].
- Parking Placement: No more than two-thirds of the required off-street parking may be located in the front parking area [Sec. 51A-4.605(a)(8)].
- Pedestrian Pathways: Large retail sites must provide a system of pathways at least eight feet wide that connect mass transit stops, public sidewalks, and the primary building entrance [Sec. 51A-4.605(a)(8)].
- Landscape Buffers: A buffer strip at least 20 feet wide is required between any parking area and a public right-of-way (excluding alleys) [Sec. 51A-4.605(a)(8)].
Other Districts Supporting Retail
While NS(A), CR, and RR are the core retail districts, the City of Dallas also permits retail stores and commercial centers in the following:
- Central Area [CA-1(A), CA-2(A)] Districts: High-density downtown districts that allow for major retail destinations [Sec. 51A-4.124].
- Mixed Use [MU] Districts: Districts intended for a combination of retail, office, and residential uses, often providing density bonuses for "mixed use projects" [Sec. 51A-4.125].
- Multiple Commercial [MC] Districts: Allow for flexible combinations of lodging, office, and retail uses [Sec. 51A-4.126].
- Urban Corridor [UC] Districts: Encourage medium-density developments with a required above-grade residential component and street-level retail [Sec. 51A-4.127].
Sections Cited
- Sec. 51A-4.122. RETAIL DISTRICTS.
- Sec. 51A-4.124. CENTRAL AREA DISTRICTS.
- Sec. 51A-4.125. MIXED USE DISTRICTS.
- Sec. 51A-4.126. MULTIPLE COMMERCIAL DISTRICTS.
- Sec. 51A-4.127. URBAN CORRIDOR DISTRICTS.
- Sec. 51A-4.210. RETAIL AND PERSONAL SERVICE USES.
- Sec. 51A-4.301. OFF-STREET PARKING REGULATIONS.
- Sec. 51A-4.410. SCHEDULE OF YARD, LOT, AND SPACE REGULATIONS.
- Sec. 51A-4.605. DESIGN STANDARDS.