R-16(A) Single Family District 16,000 Square Feet: Dallas Zoning Guide
The R-16(A) district in the City of Dallas is an intermediate-density residential zone requiring a minimum lot area of 16,000 square feet and limiting building heights to 30 feet. While the district primarily permits single-family dwellings and certain civic uses like churches and parks by right, most commercial, office, and lodging activities are strictly prohibited.
Permitted Main Uses in the R-16(A) District
The Dallas Development Code categorizes main uses within the R-16(A) district based on whether they are permitted by right, require a Specific Use Permit (SUP), or are subject to Residential Adjacency Review (RAR).
Uses Permitted by Right
The following uses are allowed without special discretionary approval in the R-16(A) district of Dallas, provided they meet standard building codes:
- Agricultural: Crop production [Section 51A-4.112(c)(2)(A)].
- Institutional: Church [Section 51A-4.112(c)(2)(D)].
- Miscellaneous: Temporary construction or sales office [Section 51A-4.112(c)(2)(F)].
- Recreation: Public park, playground, or golf course [Section 51A-4.112(c)(2)(H)].
- Residential: Single family; Handicapped group dwelling unit [Section 51A-4.112(c)(2)(I)].
- Transportation: Transit passenger shelter [Section 51A-4.112(c)(2)(K)].
- Utility and Public Service: Tower/antenna for cellular communication [Section 51A-4.112(c)(2)(L)].
- Wholesale, Distribution, and Storage: Recycling drop-off container; Recycling drop-off for special occasion collection [Section 51A-4.112(c)(2)(M)].
Uses Permitted by Specific Use Permit (SUP)
These uses require the City of Dallas to evaluate their impact on the surrounding neighborhood through the SUP process:
- Industrial: Gas drilling and production; Temporary concrete or asphalt batching plant [Section 51A-4.112(c)(2)(C)].
- Institutional: Cemetery or mausoleum; Child-care facility; College, university, or seminary; Community service center; Convent or monastery; Foster home; Hospital; Library, art gallery, or museum; Public or private school [Section 51A-4.112(c)(2)(D)].
- Recreation: Country club with private membership; Private recreation center, club, or area [Section 51A-4.112(c)(2)(H)].
- Transportation: Private street or alley; Transit passenger station or transfer center [Section 51A-4.112(c)(2)(K)].
- Utility and Public Service: Electrical substation; Police or fire station; Radio, television, or microwave tower; Utility or government installation other than listed; Water treatment plant [Section 51A-4.112(c)(2)(L)].
Prohibited Uses in the R-16(A) District
The City of Dallas expressly prohibits several categories of use within the R-16(A) district to maintain its residential character.
Prohibited Main Use Categories
The following categories have "None permitted" listed under the R-16(A) district regulations:
- Commercial and Business Service Uses (e.g., catering, medical labs, vehicle repair) [Section 51A-4.112(c)(2)(B)].
- Lodging Uses (e.g., hotels, motels, short-term rentals) [Section 51A-4.112(c)(2)(E)].
- Office Uses [Section 51A-4.112(c)(2)(G)].
- Retail and Personal Service Uses (e.g., restaurants, car washes, dry cleaners) [Section 51A-4.112(c)(2)(J)].
Prohibited Accessory Uses
Even if incidental to a permitted main use, the following accessory uses are not allowed in the R-16(A) district:
- Accessory helistop.
- Accessory medical/infectious waste incinerator.
- Accessory outside display of merchandise.
- Accessory outside sales.
- Accessory pathological waste incinerator [Section 51A-4.112(c)(3)(A)].
Development Standards for R-16(A)
All structures in the R-16(A) district of Dallas must adhere to specific "Yard, Lot, and Space" regulations to ensure consistent density and open space [Section 51A-4.112(c)(4)].
| Regulation | Single Family Requirement | Other Permitted Structures |
|---|---|---|
| Minimum Front Yard | 35 Feet | 35 Feet |
| Minimum Side Yard | 10 Feet | 15 Feet |
| Minimum Rear Yard | 10 Feet | 20 Feet |
| Maximum Height | 30 Feet | 30 Feet |
| Maximum Lot Coverage | 40 Percent | 25 Percent |
| Minimum Lot Area | 16,000 Square Feet | N/A |
Off-Street Parking Requirements
In the City of Dallas, the number of required parking spaces is determined by the specific use of the property [Section 51A-4.301].
| Use Category | Parking Requirement |
|---|---|
| Single Family | 1 Space per dwelling unit |
| Church | None if $\le$ 20,000 sq. ft.; 1 per 4 fixed seats if > 20,000 sq. ft. |
| Public or Private School | 9.5 spaces per classroom (9-12th grade); None for others |
| Institutional/Utility | Generally none, unless specified in the SUP |
Sections Cited
- Section 51A-2.102: Definitions
- Section 51A-4.101: New Zoning Districts Established
- 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
- Section 51A-4.410: Schedule of Yard, Lot, and Space Regulations