The RTN Residential Transition District in the Dallas Development Code
The RTN: Residential transition district in the city of Dallas is a low-intensity zoning classification primarily used to provide a land use buffer between intense walkable urban districts and established single-family neighborhoods. Development in the Dallas RTN district is strictly limited to a maximum of two dwelling units per lot, with building heights capped at 2.5 stories or 35 feet [Section 51A-13.301]. This district requires that at least 50 percent of all required yards be landscaped with turf, groundcover, soil, or mulch [Section 51A-13.304].
Purpose and General Character
The city of Dallas established the RTN: Residential transition district to serve as a low-intensity residential environment that mediates the scale and impact between high-density districts (such as WMU or WR) and traditional single-family areas. By regulation, the RTN: Residential transition district must be applied as a buffer at least half a block in depth [Section 51A-13.301].
The general character of the Dallas RTN district is defined by its requirement for building placement and streetscape. It is intended to maintain a residential feel with a maximum design speed for streets set at 30 mph [Section 51A-13.502]. Additionally, the district prohibits the placement of dumpsters for residential uses [Section 51A-13.604].
Permitted Development Types and Land Uses
The RTN: Residential transition district in Dallas only allows a specific subset of development types and land uses. Unlike more intense form districts, the RTN district does not allow apartments (three or more units), mixed-use shopfronts, or general commercial buildings [Section 51A-13.304].
Allowed Development Types
The following development types are permitted within the Dallas RTN district:
- Single-Family House: A structure on a single lot [Section 51A-13.304].
- Manor House: A structure containing two to five attached units, though restricted to two units per lot in this specific district [Section 51A-13.304, Section 51A-13.306].
- Townhouse: Three or more attached units, provided each is on an individually platted lot [Section 51A-13.304].
- Civic Building: Structures for religious, educational, or community purposes [Section 51A-13.304].
- Open Space Lot: Dedicated for public or private open space [Section 51A-13.304].
Use Chart Summary
The following table summarizes the permissions for primary uses in the Dallas RTN district:
| Use Category | Permission Level | Additional Regulations |
|---|---|---|
| Single-family living | Permitted | Max 2 units per lot |
| Multifamily living | Permitted | Restricted to 2 units per lot |
| Group living | Permitted | Spacing requirements apply |
| Place of Worship | Permitted | - |
| Public park/playground | Permitted | Site plan review (DIR) required |
| Museum or Library | SUP Required | Special RTN regulation |
| Day Care / Educational | SUP Required | Special RTN regulation |
| Government Service | SUP Required | Special RTN regulation |
| Transit Station | SUP Required | - |
[Section 51A-13.306]
Technical Development Standards
The RTN: Residential transition district in Dallas enforces specific lot and building standards to ensure low-density consistency.
Lot and Height Requirements
| Standard | Single-Family House | Manor House | Townhouse |
|---|---|---|---|
| Min. Lot Area (sf) | 3,500 | Depends on units | 1,200 |
| Max. Building Height | 2.5 stories / 35 ft | 2.5 stories / 35 ft | 2.5 stories / 35 ft |
| Min. Building Height | 1 story | 2 stories | 2 stories |
| Max. Lot Coverage | 60% | 60% | 80% |
[Section 51A-13.302, Section 51A-13.304]
Setback Requirements
| Setback Type | Single-Family | Manor House | Townhouse |
|---|---|---|---|
| Front Setback (Min) | 15 ft | 15 ft | 15 ft |
| Side Setback (Min) | 5 ft | 10 ft | 10 ft |
| Rear Setback (Min) | 15 ft | 15 ft | 24 ft |
| Parking Setback | None | None | None |
[Section 51A-13.304]
Parking and Site Regulations
In the RTN: Residential transition district, no parking reductions are permitted, and all off-street parking must be provided at or below ground level unless specifically authorized as mechanized parking [Section 51A-13.402, Section 51A-13.403].
Off-Street Parking Ratios
| Use | Required Parking Spaces |
|---|---|
| Single-family living | 1 space per unit |
| Duplex (2-unit Mh) | 1 space per unit |
| Place of Worship | 1 per 4 fixed seats |
| Community Service | 1 per 200 SF |
[Section 51A-4.301, Section 51A-13.402]
Open Space and Landscaping
A building site in the Dallas RTN district must provide at least eight percent of its net land area as open space [Section 51A-13.303]. For the Single-Family House type, at least one site tree must be provided in the front yard. For Townhouses, one site tree is required in the front yard for each individually platted lot [Section 51A-13.304].
Sections Cited
- Section 51A-4.101
- Section 51A-4.301
- Section 51A-13.301
- Section 51A-13.302
- Section 51A-13.303
- Section 51A-13.304
- Section 51A-13.306
- Section 51A-13.402
- Section 51A-13.403
- Section 51A-13.502
- Section 51A-13.604