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Regional Retail (RR) District: Purpose, Character, and Standards

Jurisdiction: Dallas•Code Version: March 2025

The Regional Retail (RR) district in the City of Dallas is a high-intensity zoning classification designed to facilitate large-scale retail, personal service, and office developments that serve a regional population. This district is characterized by its accommodation of significant commercial activity and its intentional separation from low-density residential neighborhoods [Sec. 51A-4.122(c)(1)]. Within the Regional Retail (RR) district, structures are permitted to reach a height of 70 feet and a maximum floor area ratio of 1.5, emphasizing its role as a major commercial hub [Sec. 51A-4.122(c)(4)].

Purpose and General Character

The City of Dallas established the Regional Retail (RR) district to provide appropriate locations for a wide range of regional-serving business activities. Unlike smaller neighborhood-scale retail districts, the Regional Retail (RR) district is intended for areas where flexibility for large-scale development is required. Consequently, the City of Dallas prohibits the placement of this district in locations that would adversely impact low-density residential environments [Sec. 51A-4.122(c)(1)]. The character of the Regional Retail (RR) district is defined by mid-rise commercial buildings, extensive retail options, and significant professional office spaces.

Permitted Land Uses

The Regional Retail (RR) district allows for a diverse array of land uses, ranging from heavy retail to institutional services. Many of these uses are permitted by right, while others require a Specific Use Permit (SUP) or are subject to Residential Adjacency Review (RAR) [Sec. 51A-4.122(c)(2)].

Commercial and Business Service Uses

  • Catering service.
  • Electronics service center.
  • Medical or scientific laboratory [SUP].
  • Tool or equipment rental.
  • Building repair and maintenance shop [RAR].
  • Machinery, heavy equipment, or truck sales and services [RAR].

Retail and Personal Service Uses

  • Alcoholic beverage establishments [SUP].
  • General merchandise or food store (all sizes).
  • Furniture store.
  • Motor vehicle fueling station.
  • Restaurant with or without drive-in/drive-through service [RAR/DIR].
  • Vehicle display, sales, and service [RAR].
  • Dry cleaning or laundry store.

Office and Residential Uses

  • General office.
  • Medical clinic or ambulatory surgical center.
  • Financial institution with or without drive-in window [DIR].
  • College dormitory, fraternity, or sorority house (the only primary residential use permitted).

Institutional and Community Service Uses

  • Church.
  • College, university, or seminary.
  • Community service center.
  • Library, art gallery, or museum.
  • Public or private school [SUP/RAR].
  • Hospital [RAR].

Yard, Lot, and Space Regulations

The City of Dallas maintains specific dimensional requirements for any development within the Regional Retail (RR) district to ensure consistent urban form and protect adjacent properties.

Regulation Requirement
Minimum Front Yard 15 feet [Sec. 51A-4.122(c)(4)(A)]
Minimum Side/Rear Yard 20 feet if adjacent to/across an alley from residential; 0 feet in all other cases [Sec. 51A-4.122(c)(4)(B)]
Maximum Floor Area Ratio (FAR) 0.5 for office uses; 1.5 for all uses combined [Sec. 51A-4.122(c)(4)(D)]
Maximum Structure Height 70 feet (subject to Residential Proximity Slope) [Sec. 51A-4.122(c)(4)(E)]
Maximum Lot Coverage 80% (includes aboveground parking) [Sec. 51A-4.122(c)(4)(F)]
Maximum Stories 5 stories (parking garages are exempt) [Sec. 51A-4.122(c)(4)(H)]

Additional Development Standards

Residential Proximity Slope

If a structure in the Regional Retail (RR) district is over 26 feet in height, it may not be located above a residential proximity slope. This is a 1-to-3 slope originating from private property in certain residential districts, designed to ensure that large commercial buildings do not overpower nearby homes [Sec. 51A-4.122(c)(4)(E)(i)].

Visual Intrusion

To protect the privacy of neighboring residents, the City of Dallas prohibits any portion of a balcony or opening that faces certain residential districts from penetrating or being located above a residential proximity slope [Sec. 51A-13.501(b)].

Development Impact Review

A site plan must be submitted and approved under the "Development Impact Review" process if a proposed development in the Regional Retail (RR) district is estimated to generate more than 6,000 vehicle trips per day [Sec. 51A-4.803].

Sections Cited

  • Sec. 51A-4.101
  • Sec. 51A-4.122
  • Sec. 51A-4.210
  • Sec. 51A-4.211
  • Sec. 51A-4.212
  • Sec. 51A-4.213
  • Sec. 51A-4.217
  • Sec. 51A-4.301
  • Sec. 51A-4.803

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