Regulations and Permitted Uses for R-13(A) Single Family District in Dallas
The R-13(A) Single Family District in the Municipality of Dallas is primarily designed to protect intermediate-density residential areas with a minimum lot size requirement of 13,000 square feet. While single-family dwellings and crop production are permitted by right, the Municipality of Dallas requires a Specific Use Permit (SUP) for most institutional, utility, and recreation-related uses to ensure they do not adversely impact the residential character of the neighborhood [Section 51A-4.112(d)].
District Purpose and Intent
The Municipality of Dallas established the R-13(A) Single Family District to conserve the character and value of building sites in areas where intermediate-density development has already occurred or is planned. This district is intended to be composed primarily of single-family dwellings alongside essential community services such as schools, churches, and parks [Section 51A-4.112(d)(1)].
Main Uses Permitted by Right
In the R-13(A) Single Family District, the following uses are generally permitted without a Specific Use Permit, though they remain subject to general building and site regulations.
Residential and Agricultural
- Single-family living: One dwelling unit per lot [Section 51A-4.209(6)].
- Handicapped group dwelling unit: Permitted by right when located at least 1,000 feet from other group residential facilities or licensed handicapped group dwelling units [Section 51A-4.209(3.1)].
- Crop production: The cultivation of plants, including urban gardens, subject to specific structure limitations [Section 51A-4.201(3)].
Institutional and Community Service
- Church: A facility used for religious worship and training [Section 51A-4.204(4)].
- Child-care facility: Permitted by right ONLY if operated on property that was previously used as a religious organization, public or private school, or recreation center. Otherwise, the Municipality of Dallas requires an SUP [Section 51A-4.204(3)].
- Public park, playground, or golf course: Land used for active or passive recreational use by the public [Section 51A-4.208(3)].
Transportation and Utility
- Transit passenger shelter: A structure providing protection from weather for transit users [Section 51A-4.211(9)].
- Local utilities: Generally permitted by right, but may require a Specific Use Permit or Residential Adjacency Review (RAR) if the above-grade facilities exceed 300 square feet in area or the structure exceeds certain height/size thresholds [Section 51A-4.212(4)].
Main Uses Permitted by Specific Use Permit (SUP)
The Municipality of Dallas requires a Specific Use Permit (SUP) for several uses within the R-13(A) Single Family District to evaluate their impact on the surrounding residents [Section 51A-4.219].
- Institutional: Cemetery or mausoleum, community service center, convalescent and nursing homes, convent or monastery, foster home, hospital, library/art gallery/museum, and public or private schools [Section 51A-4.112(d)(2)(D)].
- Recreation: Country club with private membership and private recreation centers, clubs, or areas [Section 51A-4.112(d)(2)(H)].
- Transportation: Private streets or alleys and transit passenger stations or transfer centers [Section 51A-4.112(d)(2)(K)].
- Utility and Public Service: Electrical substations, police or fire stations, radio/television/microwave towers, and water treatment plants [Section 51A-4.112(d)(2)(L)].
- Industrial: Gas drilling and production and temporary concrete or asphalt batching plants [Section 51A-4.112(d)(2)(C)].
Prohibited Main Uses
The R-13(A) Single Family District strictly prohibits the following use categories in their entirety to maintain the residential nature of the Municipality of Dallas neighborhoods [Section 51A-4.112(d)(2)]:
- Commercial and business service uses
- Lodging uses (such as hotels or motels)
- Office uses
- Retail and personal service uses (except for limited recycling drop-off containers)
Accessory Use Regulations
In the R-13(A) Single Family District, accessory uses must be customarily incidental to the main residential use and located on the same lot [Section 51A-4.217(a)].
- Prohibited Accessory Uses: The Municipality of Dallas expressly prohibits accessory helistops, accessory medical/infectious waste incinerators, accessory outside sales or display of merchandise, and accessory pathological waste incinerators in this district [Section 51A-4.112(d)(3)(A)].
- Restricted Accessory Uses: An accessory community center (private) is permitted only by Specific Use Permit [Section 51A-4.112(d)(3)(B)].
Technical Standards and Yard Regulations
The following table outlines the structural and lot requirements for the R-13(A) Single Family District in the Municipality of Dallas.
| Regulation Type | Standard for Single-Family Structures | Standard for Other Permitted Structures |
|---|---|---|
| Minimum Front Yard | 30 feet | 30 feet |
| Minimum Side Yard | 8 feet | 15 feet |
| Minimum Rear Yard | 15 feet | 20 feet |
| Maximum Height | 30 feet | 30 feet |
| Minimum Lot Area | 13,000 square feet | N/A |
| Maximum Lot Coverage | 45% | 25% |
| Maximum Stories | No Maximum | No Maximum |
[Sections 51A-4.112(d)(4) and 51A-4.410]
Sections Cited
- Section 51A-1.102
- Section 51A-2.102
- Section 51A-4.112
- Section 51A-4.201
- Section 51A-4.204
- Section 51A-4.208
- Section 51A-4.209
- Section 51A-4.211
- Section 51A-4.212
- Section 51A-4.217
- Section 51A-4.219
- Section 51A-4.410