Self-Storage and Warehousing Regulations in the City of Dallas
In the City of Dallas, warehousing and mini-warehouse (self-storage) facilities are permitted by right in all industrial, central area, and commercial service districts. In many retail and mixed-use districts, self-storage is only allowed via a Specific Use Permit (SUP), whereas the Dallas Development Code permits warehousing by right in high-intensity form districts like MU-3.
Permitted Zoning Districts
The City of Dallas distinguishes between "Mini-warehouse" (self-storage units not exceeding 500 square feet) and "Warehouse" (general storage and distribution). The following table outlines where these uses are allowed in the Dallas Development Code.
| District Type | District Names | Mini-Warehouse (Self-Storage) | Warehouse (Wholesale/Storage) |
|---|---|---|---|
| Industrial | LI, IR, IM | Permitted by Right | Permitted by Right |
| Central Area | CA-1(A), CA-2(A) | Permitted by Right | Permitted by Right |
| Commercial | CS | Permitted by Right | Permitted by Right |
| Retail | CR, RR | Requires SUP | Not Permitted |
| Mixed Use (Traditional) | MU-1, MU-2 | Requires SUP | Not Permitted |
| Mixed Use (Traditional) | MU-3 | Requires SUP | Permitted by Right |
| Multiple Commercial | MC-1, MC-2, MC-3, MC-4 | Requires SUP | Not Permitted |
| Form Districts (Article XIII) | Gc (General Commercial), Apt (Apartment) | Requires SUP | Not Permitted |
| Form Districts (Article XIII) | MU (Mixed Use Shopfront) | Not Permitted | Permitted by Right (MU-3 only) |
[Section 51A-4.213(7) & (15)], [Section 51A-13.306(b)], [Section 51A-13.306 Use Chart]
Technical Standards for Self-Storage and Warehousing
Off-Street Loading Requirements
Both mini-warehouse and warehouse structures in the City of Dallas must meet the following off-street loading standards based on the total square footage of the structure:
| Square Feet of Floor Area in Structure | Total Required Spaces or Berths |
|---|---|
| 0 to 10,000 | None |
| 10,000 to 50,000 | 1 |
| 50,000 to 100,000 | 2 |
| Each additional 100,000 or fraction thereof | 1 additional |
[Section 51A-4.213(7)(D)], [Section 51A-4.213(15)(D)]
Parking Standards
While general warehousing often requires no off-street parking, the City of Dallas applies specific ratios when these uses are contiguous to residential (R) districts or located in specialized overlays.
- Contiguous to R Districts: If a facility is contiguous to a single-family district, the Commercial Service and Industrial districts in Dallas require 1 parking space per 500 square feet for mini-warehouses and 1 space per 1,000 square feet for general warehouses [Section 51A-4.301, Table 1.1].
- MD-1 Modified Delta Overlay: Within this overlay, a mini-warehouse requires 1 space per 2,000 square feet of floor area [Section 51A-4.301, Table 1.2.2].
- Form Districts (Article XIII): Self-service storage facilities must provide a minimum of 6 parking spaces [Section 51A-13.402].
- Caretaker's Quarters: For mini-warehouses, one parking space must be provided per 500 square feet of caretaker’s quarters, with a maximum requirement of two spaces [Section 51A-4.213(7)(E)(i)].
Use-Specific Regulations
Mini-warehouse (Self-storage)
The Dallas Development Code defines this use as a building or group of buildings containing compartmentalized storage units for customers' goods, where no individual unit exceeds 500 square feet [Section 51A-4.213(7)(A)]. This use is strictly for storage; it may not be used as an office for a business other than the storage facility itself.
Warehouse
A warehouse is defined as a facility for the inside storage and distribution of items [Section 51A-4.213(15)(A)]. In the City of Dallas, limited retail sales are permitted as part of the warehouse use if they meet the following criteria:
- Occasional Sales: Up to 100% of the floor area may be used for retail sales during an occasional sale, limited to 12 times per year and a duration of three consecutive days per sale [Section 51A-4.213(15)(E)(i)(aa)].
- Permanent Sales: Retail sales are permitted at all times if the sales area does not exceed 10% of the total warehouse floor area [Section 51A-4.213(15)(E)(i)(bb)].
- Mixed Use (MU-3): In MU-3 and MU-3(SAH) districts, an office showroom component must comprise at least 25% of the total floor area [Section 51A-4.213(8)(E)(ii)].
Sections Cited
- Sec. 51A-4.122. Retail Districts.
- Sec. 51A-4.123. Commercial Service and Industrial Districts.
- Sec. 51A-4.124. Central Area Districts.
- Sec. 51A-4.125. Mixed Use Districts.
- Sec. 51A-4.126. Multiple Commercial Districts.
- Sec. 51A-4.213. Wholesale, Distribution, and Storage Uses.
- Sec. 51A-4.301. Off-Street Parking Regulations.
- Sec. 51A-13.304. Development Types.
- Sec. 51A-13.306. Uses.
- Sec. 51A-13.402. Required Parking.