Setback Standards for Dallas Planned Development (PD) Districts
Setback requirements for a PD: Planned development district in Dallas are primarily established by the unique ordinance created for that specific project. If the establishing ordinance is silent regarding yard regulations, the Dallas Development Code defaults to the standards of a "base" zoning district assigned to the project's primary use category, such as 15 feet for multifamily or no minimum for single-family residential.
Ordinance Specifications for Planned Development Districts
In the City of Dallas, every ordinance establishing a PD: Planned development district must specifically enumerate the regulations governing yards (setbacks), as well as building height, lot area, and density [Section 51A-4.702(a)(4)]. Because the purpose of the PD: Planned development district is to provide flexibility for projects developed under a unified plan, these requirements vary from one district to another [Section 51A-4.702(a)(1)].
Default Setback Guidelines
For PD: Planned development districts created on or after March 1, 1987, the regulations of Chapter 51A control unless they are expressly altered by the specific PD ordinance. If the ordinance does not define specific setbacks, the City of Dallas utilizes the following base zoning districts as a guide to determine the appropriate standards [Section 51A-4.702(a)(4)]:
| General Use Category | Default Base Zoning District |
|---|---|
| Single Family | TH-3(A) |
| Multifamily | MF-3(A) |
| Retail | CR |
| Office | MO-1 |
| Commercial | CS |
| Industrial | IR |
Technical Setback Requirements by Use Category
Based on the default mapping provided by the City of Dallas, the following yard standards apply when the specific PD ordinance does not state otherwise:
Residential Uses
For residential developments within a PD: Planned development district, the setbacks depend on the density and structure type:
- Single-Family (Defaulting to TH-3(A)): There is no minimum front yard requirement. There is no minimum side or rear yard for single-family structures, though a 10-foot side and rear yard is required for other permitted structures [Section 51A-4.114(4)].
- Multifamily (Defaulting to MF-3(A)): The minimum front yard is 15 feet. Side and rear yards are 10 feet unless the building site is adjacent to or directly across an alley from a residential district, in which case the requirement increases to 20 feet [Section 51A-4.116(c)(4)].
Nonresidential Uses
For commercial and industrial uses within a PD: Planned development district, setbacks are generally focused on providing a buffer for adjacent residential areas:
- Office and Retail (Defaulting to MO-1 and CR): The minimum front yard is 15 feet. No side or rear yard is required unless the site is adjacent to a residential district, which requires a 20-foot setback [Section 51A-4.121(c)(4); Section 51A-4.122(b)(4)].
- Industrial (Defaulting to IR): The minimum front yard is 15 feet. No side or rear yard is required unless adjacent to a residential district, which requires a 30-foot setback [Section 51A-4.123(c)(4)].
Summary of General Setback Standards
The following table summarizes the default minimum setbacks for the most common use categories in a Dallas PD: Planned development district [Section 51A-4.410]:
| Base District Use | Front Yard | Side Yard (Standard) | Side/Rear Yard (Adjacent to Residential) |
|---|---|---|---|
| TH-3(A) (Single Family) | 0' | 0' | 0' |
| MF-3(A) (Multifamily) | 15' | 10' | 20' |
| CR (Community Retail) | 15' | 0' | 20' |
| MO-1 (Office) | 15' | 0' | 20' |
| CS (Commercial Service) | 15'* | 0' | 20' |
| IR (Industrial) | 15' | 0' | 30' |
*Note: In a CS district, the front yard is 15 feet if adjacent to an expressway or thoroughfare, otherwise no minimum applies [Section 51A-4.123(a)(4)].
General Rules for All Yards
In any Dallas zoning district, including the PD: Planned development district, required yards must remain open and unobstructed from the ground to the sky. However, certain architectural features like window sills and belt courses may project up to 12 inches into the yard, while fireplace chimneys and cantilevered roof eaves may project up to two feet into the required setback area [Section 51A-4.401(a)(1); Section 51A-4.402(a)(1)].
Sections Cited
- Sec. 51A-4.114. Townhouse Districts.
- Sec. 51A-4.116. Multifamily Districts.
- Sec. 51A-4.121. Office Districts.
- Sec. 51A-4.122. Retail Districts.
- Sec. 51A-4.123. Commercial Service and Industrial Districts.
- Sec. 51A-4.401. Minimum Front Yard.
- Sec. 51A-4.402. Minimum Side Yard.
- Sec. 51A-4.403. Minimum Rear Yard.
- Sec. 51A-4.410. Schedule of Yard, Lot, and Space Regulations.
- Sec. 51A-4.702. Planned Development (PD) District Regulations.