Setback Requirements for the RTN: Residential Transition District in Dallas
In the City of Dallas, the Residential Transition (RTN) district requires front setbacks ranging from 5 feet to 20 feet depending on the specific development type, such as a Townhouse or Single-Family House. Side and rear setbacks in the Residential Transition (RTN) district are determined by the property's proximity to other residential zones, with rear setbacks reaching up to 24 feet when abutting a single-family district [Section 51A-13.304].
Permitted Development Types in the RTN District
The City of Dallas Residential Transition (RTN) district is a form-based district intended to facilitate a transition between more intense walkable urban districts and established neighborhoods. Within the Residential Transition (RTN) district, the City of Dallas permits several specific development types, each with its own "Buildable Envelope" standards. These types include:
- Single-Family House
- Manor House
- Townhouse
- Townhouse Stacked
- Apartment (limited to two dwelling units per lot)
- Civic Building
- Open Space Lot [Section 51A-13.301].
Front and Side Street Setback Requirements
In the Residential Transition (RTN) district, the "Front Setback Area" refers to the space between the building and the property line abutting a street. For most development types in the City of Dallas, there is both a minimum and a maximum setback to ensure buildings remain close to the street to support a pedestrian-friendly environment [Section 51A-13.304].
| Development Type | Primary Street Setback (Min/Max) | Side Street Setback (Min/Max) |
|---|---|---|
| Single-Family House | 15' / None | 10' / None |
| Manor House | 15' / None | 10' / None |
| Townhouse | 5' / 15' | 5' / 15' |
| Townhouse Stacked | 5' / 15' | 5' / 15' |
| Apartment | 5' / 15' | 5' / 15' |
| Civic Building | 20' / None | 10' / None |
| Open Space Lot | 10' / None | 10' / None |
Side and Rear Setback Requirements
The City of Dallas establishes side and rear setbacks in the Residential Transition (RTN) district based on the zoning of the adjoining property. If a property in the Residential Transition (RTN) district abuts a single-family district, the City of Dallas generally requires a larger setback to protect the privacy and character of the adjacent neighborhood [Section 51A-13.304].
| Development Type | Side Setback (Abutting SF District) | Side Setback (Abutting MF/Non-Res) | Rear Setback (Abutting SF District) |
|---|---|---|---|
| Single-Family House | 5' | 5' | 15' |
| Manor House | 10' | 5' | 15' |
| Townhouse | 10' | 0' or 5' | 24' |
| Townhouse Stacked | 10' | 0' or 5' | 24' |
| Apartment | 15' | 0' or 5' | 15' |
| Civic Building | 10' | 10' | 10' |
| Open Space Lot | 10' | 10' | 10' |
Additional Setback Nuances and Provisions
Rear Setbacks for Alleys and Service Streets
In the Residential Transition (RTN) district, the rear setback for a Single-Family House or Manor House is reduced to 3 feet when the property abuts an alley. For Townhouse or Townhouse Stacked types, if the property abuts an alley or service street, the rear setback is either 3 feet or 20 feet or more, but it cannot be between 3 and 20 feet [Section 51A-13.304].
Visibility Triangles
Regardless of the standard setbacks, the City of Dallas prohibits any structures or obstructions within a "visibility triangle." On corner lots in the Residential Transition (RTN) district, this is a triangular area formed by the intersection of the street curb lines and points 45 feet from the intersection [Section 51A-4.602].
Blockface Limitations
In the Residential Transition (RTN) district, the City of Dallas mandates that no blockface may exceed 500 feet in length without providing an alley, street, or pedestrian passage for through-access [Section 51A-13.502].
Sections Cited
- Section 51A-4.602
- Section 51A-13.301
- Section 51A-13.304
- Section 51A-13.502