Residential Transition (RTN) District Use Regulations in Dallas

The Residential Transition (RTN) district in the Municipality of Dallas is specifically designed to provide a low-density buffer of single-family and duplex housing between high-intensity walkable urban districts and established residential neighborhoods. Within the Dallas RTN District, development is strictly limited to a maximum of two dwelling units per individually platted lot and a maximum building height of 35 feet or 2.5 stories [Section 51A-13.301(c)].

Allowed and Conditionally Allowed Uses

The Municipality of Dallas regulates land use in the RTN district by authorizing specific "Development Types." For a use to be permitted, it must be compatible with one of the five allowed development types: Townhouse (Th), Manor House (Mh), Single-family House (Sf), Civic Building (Civ), or Open Space Lot (O) [Section 51A-13.304(a)(1)].

The following table details the specific uses allowed by right or via a Specific Use Permit (SUP) within these development types:

Use Category	Specific Use	Permission Status	Additional Regulations
Residential	Single-family living	Permitted by Right	Max 2 units per lot [Section 51A-13.306(c)(2)]
Civic	Community service	Specific Use Permit	Requires SUP in RTN [Section 51A-13.306(c)(3)]
Civic	Museum / Library	Specific Use Permit	Requires SUP in RTN [Section 51A-13.306(c)(3)]
Civic	Day care	Specific Use Permit	Requires SUP in RTN [Section 51A-13.306(c)(3)]
Civic	Educational	Specific Use Permit	Requires SUP in RTN [Section 51A-13.306(c)(3)]
Civic	Government service	Specific Use Permit	Requires SUP in RTN [Section 51A-13.306(c)(3)]
Civic	Detention center / Prison	Specific Use Permit	Allowed only in Civic Building type
Civic	Social service	Specific Use Permit	Allowed only in Civic Building type
Civic	Park or Open space	Permitted by Right	Allowed in Open Space Lot type
Civic	Transit station	Permitted by Right	Allowed in Civic Building type
Civic	Utilities	Permitted by Right	Subject to tower/antenna rules [Section 51A-13.306(c)(4)]
Civic	Place of Worship	Permitted by Right	Allowed in Civic Building type

Prohibited Uses

The Dallas RTN District prohibits all uses not explicitly listed as permitted in the use chart for the applicable development types. Furthermore, certain uses are expressly barred by the Municipality of Dallas to preserve the transitional nature of the district.

Expressly Prohibited Residential Uses

Multifamily Living: Residential structures containing three or more dwelling units are not permitted in the Dallas RTN District [Section 51A-13.306(c)(2)].
Group Living: Facilities intended for communal living (such as boarding houses or dormitories) are prohibited [Section 51A-13.306(c)(2)].

Prohibited Nonresidential Categories

The following broad categories of use are entirely prohibited in the Dallas RTN District, as they do not have permitted status for any of the RTN-eligible development types [Section 51A-13.306(b)]:

Office Uses: All medical and general office uses.
Retail Uses: All retail sales, restaurants, bars, vehicle sales, and drive-thru facilities.
Service and Entertainment: All commercial amusement (indoor/outdoor), recreation facilities, and animal care.
Commerce: All lodging uses, commercial parking lots, helistops, and self-service storage.
Fabrication: All light manufacturing, research and development, and vehicle service.
Transitional Uses: Unlike other form districts, the Municipality of Dallas does not allow transitional uses (such as temporary construction offices or sales lots) within the RTN district [Section 51A-13.306(e)(4)].

Technical Standards for RTN Development

All development in the Dallas RTN District must adhere to the following dimensional and density standards to ensure compatibility with adjacent neighborhoods:

Standard	Requirement	Section Reference
Maximum Height	2.5 Stories / 35 Feet	Section 51A-13.302(a)(1)
Minimum Height	1 Story	Section 51A-13.302(b)(1)
Density Limit	Max 2 units per individually-platted lot	Section 51A-13.301(c)(3)
Lot Coverage	Max 60% to 100% (varies by type)	Section 51A-13.304(a)(4)
Primary Street Setback	5 feet minimum / 15 feet maximum	Section 51A-13.304(a)(4)

Sections Cited