The IM Industrial/Manufacturing District in Dallas: Land Use and Regulations
The IM Industrial/Manufacturing district in Dallas is designated for heavy industrial manufacturing, supporting commercial activities, and significant open storage, and is strictly prohibited from being located in or near residential developments. This Dallas zoning district allows for high-intensity operations with a maximum building height of 110 feet (up to eight stories) and a maximum lot coverage of 80% [Section 51A-4.123(d)]. While heavy industrial uses are permitted by right, certain "potentially incompatible" activities, such as asphalt batching or radioactive waste disposal, require a Specific Use Permit (SUP) within the Dallas city limits [Section 51A-4.203(a)].
Purpose and General Character of the IM District
The primary purpose of the IM district in Dallas is to facilitate heavy industrial manufacturing and the large-scale storage of goods [Section 51A-4.123(d)(1)]. Because of the intensity of these operations—which may involve noise, vibration, or the use of hazardous materials—the Dallas Development Code requires these districts to be isolated from residential neighborhoods [Section 51A-4.123(d)(1)]. The general character is one of low-density, high-coverage industrial parks with substantial provisions for outdoor storage and heavy vehicle transit [Section 51A-4.123(d)(4)].
Permitted Main Uses
The Dallas Development Code allows a wide range of industrial and commercial uses within the IM district, though many high-impact uses are restricted by the requirement for a Specific Use Permit (SUP) or Residential Adjacency Review (RAR).
Industrial and Manufacturing Uses
- Permitted by Right: Industrial (inside) for light manufacturing, and certain other inside industrial processes [Section 51A-4.123(d)(2)(C)].
- Permitted by SUP Only: Gas drilling and production, gas pipeline compressor stations, medical/infectious waste incinerators, metal salvage facilities, mining, municipal waste incinerators, and pathological waste incinerators [Section 51A-4.123(d)(2)(C)].
- Potentially Incompatible Uses: The following uses always require an SUP in the Dallas IM district: asphalt or concrete batching, fat rendering, grain milling, leather tanning, and petroleum refining [Section 51A-4.203(a)].
Commercial and Service Uses
- Permitted by Right: Building repair and maintenance shops, custom business services, electronics service centers, and tool/equipment rental [Section 51A-4.123(d)(2)(B)].
- RAR Required: Bus or rail transit vehicle maintenance, commercial cleaning plants, and job or lithographic printing [Section 51A-4.123(d)(2)(B)].
Other Use Categories
- Agricultural: Crop production is permitted by right [Section 51A-4.123(d)(2)(A)].
- Transportation: Railroad passenger stations and heliports are permitted by SUP [Section 51A-4.123(d)(2)(K)].
- Wholesale/Storage: Auto auctions [SUP], freight terminals [RAR], and mini-warehouses are common within the IM district [Section 51A-4.123(d)(2)(M)].
Yard, Lot, and Space Regulations
The following table outlines the technical development standards for the IM district in Dallas:
| Regulation | Standard |
|---|---|
| Minimum Front Yard | 15 feet (if adjacent to expressway/thoroughfare); 0 feet (all other cases) |
| Minimum Side/Rear Yard | 30 feet (if adjacent to or across an alley from a residential district); 0 feet (all other cases) |
| Maximum Floor Area Ratio (FAR) | 0.5 for retail/personal service; 0.75 for office/lodging; 2.0 for all uses combined |
| Maximum Building Height | 110 feet |
| Maximum Lot Coverage | 80% (includes aboveground parking structures) |
| Maximum Stories | 8 stories above grade |
| Minimum Lot Size | None |
[Source: Section 51A-4.123(d)(4)]
Parking and Loading Requirements
Parking in the Dallas IM district is calculated based on the specific use of the building. Most industrial activities have higher requirements when they are located near residential areas.
| Use Type | Minimum Parking Requirement |
|---|---|
| Industrial (Inside) | 1 space per 600 square feet of floor area |
| Industrial (Outside) | 1 space per 1,000 square feet of site area |
| Metal Salvage Facility | 5 spaces minimum |
| Municipal Waste Incinerator | 1 space per 1,000 square feet of floor area |
| Office | 1 space per 333 square feet of floor area |
| Retail & Personal Service | 1 space per 200 square feet of floor area |
[Source: Table 1.1, Section 51A-4.301]
Accessory and Environmental Restrictions
The Dallas Development Code imposes specific limits on accessory uses within the IM district to maintain its industrial character. Accessory community centers, home occupations, and day homes are strictly prohibited [Section 51A-4.123(d)(3)]. Furthermore, any outside storage must be screened if it is located within 200 feet of a thoroughfare or a residential district [Section 51A-4.123(d)(4)(F)]. All operations must also adhere to Dallas noise regulations, which limit daytime sound pressure levels to 70 decibels in the IM district [Section 51A-6.102(e)].
Sections Cited
- Section 51A-4.101
- Section 51A-4.123
- Section 51A-4.203
- Section 51A-4.301
- Section 51A-6.102