R-1/2ac(A) Single Family District 1/2 Acre Regulations in Dallas
The R-1/2ac(A) district in Dallas is a residential zoning designation that requires a minimum lot size of one-half acre and a minimum front yard setback of 40 feet. While the primary purpose of this district is to accommodate single-family dwellings and crop production by right, various institutional, utility, and miscellaneous uses are permitted only via a Specific Use Permit (SUP) or under specific conditions [Section 51A-4.112(b)].
Allowed Main Uses
The Dallas Development Code categorizes uses within the R-1/2ac(A) district as either permitted by right, permitted by Specific Use Permit (SUP), or permitted with Residential Adjacency Review (RAR).
Residential and Agricultural Uses
In the R-1/2ac(A) district, residential and agricultural activities are the primary intended uses.
- Single-Family Living: Permitted by right [Section 51A-4.112(b)(2)(I)].
- Crop Production: Permitted by right [Section 51A-4.112(b)(2)(A)].
- Handicapped Group Dwelling Unit: Permitted by right, subject to specific internal regulations [Section 51A-4.209(3.1)].
Institutional and Community Service Uses
Most institutional uses in this Dallas district require a Specific Use Permit to ensure compatibility with the surrounding residential environment.
- Church: Permitted by right [Section 51A-4.112(b)(2)(D)].
- Cemetery or Mausoleum: Permitted by SUP only [Section 51A-4.112(b)(2)(D)].
- Child or Adult Care Facility: Permitted by right if operated by a religious organization, school, or recreation center; otherwise, an SUP is required [Section 51A-4.204(3)].
- College, University, or Seminary: Permitted by SUP only [Section 51A-4.112(b)(2)(D)].
- Community Service Center: Permitted by SUP only [Section 51A-4.112(b)(2)(D)].
- Convent or Monastery: Permitted by SUP only [Section 51A-4.112(b)(2)(D)].
- Foster Home: Permitted by SUP only [Section 51A-4.112(b)(2)(D)].
- Library, Art Gallery, or Museum: Permitted by SUP only [Section 51A-4.112(b)(2)(D)].
- Public or Private School: Permitted by SUP only [Section 51A-4.112(b)(2)(D)].
Utilities and Transportation Uses
- Transit Passenger Shelter: Permitted by right [Section 51A-4.112(b)(2)(K)].
- Electrical Substation: Permitted by SUP only [Section 51A-4.112(b)(2)(L)].
- Local Utilities: Permitted by right, though an SUP or RAR may be required in certain instances [Section 51A-4.212(4)].
- Police or Fire Station: Permitted by SUP only [Section 51A-4.112(b)(2)(L)].
- Radio, Television, or Microwave Tower: Permitted by SUP only [Section 51A-4.112(b)(2)(L)].
- Tower/Antenna for Cellular Communication: Permitted subject to specific height and placement regulations [Section 51A-4.212(10.1)].
- Private Street or Alley: Permitted by SUP only [Section 51A-4.112(b)(2)(K)].
Miscellaneous and Industrial Uses
- Temporary Construction or Sales Office: Permitted by right [Section 51A-4.112(b)(2)(F)].
- Carnival or Circus (Temporary): Permitted only by special authorization of the building official [Section 51A-4.112(b)(2)(F)].
- Gas Drilling and Production: Permitted by SUP only [Section 51A-4.112(b)(2)(C)].
- Temporary Concrete or Asphalt Batching Plant: Permitted by SUP only [Section 51A-4.112(b)(2)(C)].
Prohibited Main Uses
Per the Dallas Development Code, the following categories of use are entirely prohibited within the R-1/2ac(A) district [Section 51A-4.112(b)(2)]:
- Commercial and Business Service Uses: Including catering, medical laboratories, and tool rentals.
- Lodging Uses: Including hotels, motels, and short-term rentals.
- Office Uses: Including financial institutions and medical clinics.
- Retail and Personal Service Uses: Including restaurants, furniture stores, and car washes.
- Wholesale, Distribution, and Storage Uses: Except for specific recycling drop-off containers.
Accessory Use Restrictions
While accessory uses are generally permitted if they are customarily incidental to the main use, the Dallas Municipality specifically prohibits the following accessory uses in the R-1/2ac(A) district [Section 51A-4.112(b)(3)]:
- Accessory helistop.
- Accessory medical/infectious waste incinerator.
- Accessory outside display of merchandise.
- Accessory outside sales.
- Accessory pathological waste incinerator.
- Note: An Accessory Community Center (private) is permitted only by SUP [Section 51A-4.112(b)(3)(B)].
Technical Development Standards
Property owners in the R-1/2ac(A) district must adhere to the following yard, lot, and space requirements:
| Standard | Requirement |
|---|---|
| Minimum Front Yard | 40 Feet |
| Minimum Side Yard (Single-Family) | 10 Feet |
| Minimum Side Yard (Other Uses) | 20 Feet |
| Minimum Rear Yard (Single-Family) | 10 Feet |
| Minimum Rear Yard (Other Uses) | 20 Feet |
| Maximum Structure Height | 36 Feet |
| Minimum Lot Area | 0.5 Acre (21,780 sq. ft.) |
| Maximum Lot Coverage | 40% (Residential) / 25% (Non-residential) |
| Maximum Stories | No Maximum |
[Section 51A-4.112(b)(4)]
Off-Street Parking Requirements
The Dallas Development Code establishes minimum parking ratios for uses permitted in the R-1/2ac(A) district:
| Use | Minimum Parking Requirement |
|---|---|
| Single-Family House | 1 Space per dwelling unit |
| Church | 1 Space per 4 fixed seats (in sanctuary or auditorium) |
| Public or Private School | 9.5 Spaces per classroom (9th–12th grades) |
| Community Service Center | No minimum (unless in MD-1) |
[Section 51A-4.301, Table 1.0.1]
Sections Cited
- Section 51A-4.112. SINGLE FAMILY DISTRICTS.
- Section 51A-4.204. INSTITUTIONAL AND COMMUNITY SERVICE USES.
- Section 51A-4.209. RESIDENTIAL USES.
- Section 51A-4.212. UTILITY AND PUBLIC SERVICE USES.
- Section 51A-4.213. WHOLESALE, DISTRIBUTION, AND STORAGE USES.
- Section 51A-4.217. ACCESSORY USES.
- Section 51A-4.301. OFF-STREET PARKING REGULATIONS.