Walkable Urban Residential (WR) Zoning in Dallas
The Walkable Urban Residential (WR) district in the City of Dallas is designed to establish residential neighborhoods with diverse housing options in pedestrian-friendly environments, often located near rail transit stations. This Dallas district is divided into low, medium, and high intensities—ranging from WR-3 to WR-40—with maximum height limits reaching up to 40 stories or 600 feet in the most dense sub-districts [Section 51A-13.301]. Development in the Walkable Urban Residential district is restricted to specific residential and civic development types, such as apartments, townhouses, and manor houses, which must adhere to strict parking setbacks and ground-story transparency requirements [Section 51A-13.304].
Purpose and Intent
The primary purpose of the Walkable Urban Residential district is to create a tool for implementing the forwardDallas! comprehensive plan by encouraging higher-density residential environments that reduce dependence on automobiles [Section 51A-13.101]. By integrating various housing types with walkable streetscapes, the City of Dallas seeks to transition these areas into successful, transit-oriented neighborhoods [Section 51A-13.101]. The Walkable Urban Residential district is specifically intended for use in the 23 study areas of the Trinity River Comprehensive Plan and areas immediately adjacent to the Dallas Central Business District [Section 51A-13.301].
District Intensity and Scaling
The City of Dallas categorizes the Walkable Urban Residential district into three distinct intensity levels to manage density and scale [Section 51A-13.301]:
| Intensity Level | Sub-districts | General Scaling |
|---|---|---|
| Low Intensity | WR-3, WR-5 | Small-scale residential buildings |
| Medium Intensity | WR-8, WR-12 | Mid-rise residential developments |
| High Intensity | WR-20, WR-40 | High-rise urban residential towers |
Permitted Development Types and Land Uses
In the Walkable Urban Residential district, land use is governed by "Development Types." Each type has specific rules for how the building is placed on the lot and what activities can occur within it.
Allowed Development Types
The following development types are permitted by right in any Walkable Urban Residential district in Dallas [Section 51A-13.304]:
- Apartment: Three or more dwelling units in a single structure.
- Townhouse Stacked: Six or more units where units are stacked vertically (no more than two high).
- Townhouse: Three or more attached units, each separated by a common side wall.
- Manor House: Two to five attached units designed to look like a large single-family house.
- Single-Family House: One dwelling unit located on a single lot.
- Civic Building: Structures for place of worship or community-serving uses.
- Open Space Lot: Areas for public or private open space/natural areas.
Permitted Land Uses
Specific uses allowed within these development types in the Walkable Urban Residential district include [Section 51A-13.306]:
- Residential: Single-family living, multifamily living, and group living.
- Civic: Community service, day care, educational, social service, transit station, and place of worship.
- Prohibited Uses: Standard commercial, retail, and industrial uses are generally prohibited in the Walkable Urban Residential district unless the area is subject to a Shopfront (-SH) overlay [Section 51A-13.301].
Technical Development Standards
Height and Stories
The maximum height allowed in the Walkable Urban Residential district depends on the specific sub-district designation assigned by the City of Dallas [Section 51A-13.302].
| Sub-District | Max Height (Stories) | Max Height (Feet) |
|---|---|---|
| WR-3 | 3½ | 50 feet |
| WR-5 | 5 | 80 feet |
| WR-8 | 8 | 125 feet |
| WR-12 | 12 | 180 feet |
| WR-20 | 20 | 300 feet |
| WR-40 | 40 | 600 feet |
Setbacks and Placement
Setbacks in the Walkable Urban Residential district are designed to bring buildings close to the sidewalk to enhance the pedestrian experience [Section 51A-13.304].
| Development Type | Primary Street Setback (Min/Max) | Side Setback (Min) | Rear Setback (Min) |
|---|---|---|---|
| Apartment | 5 ft / 15 ft | 0 or 5 ft* | 5 ft |
| Townhouse Stacked | 5 ft / 15 ft | 0 or 5 ft* | 24 ft |
| Manor House | 15 ft / none | 10 ft | 15 ft |
| Single-Family House | 15 ft / none | 5 ft | 15 ft |
*0 ft if abutting a nonresidential or mixed-use district; 5 ft otherwise [Section 51A-13.304].
Parking Requirements
The City of Dallas requires specific parking ratios for the Walkable Urban Residential district, though these may be reduced through various credits like transit proximity [Section 51A-13.402].
| Use Category | Required Parking (Walkable Urban Residential District) |
|---|---|
| Single-Family Living | 1.50 spaces per dwelling unit |
| Multifamily (1 bedroom) | 1.15 spaces per dwelling unit |
| Multifamily (2 bedrooms) | 1.65 spaces per dwelling unit |
| Multifamily (3+ bedrooms) | 2.00 spaces per dwelling unit |
| Community Service | 1 space per 200 square feet |
General Character and Design
The character of the Walkable Urban Residential district is defined by its "Urban Streetscape." Buildings are required to have high levels of transparency; for example, apartments must have a minimum of 30% transparency on the ground story [Section 51A-13.304]. Additionally, all surface parking must be located behind the building or a designated parking setback line to ensure that cars do not dominate the street-facing view [Section 51A-13.304].
Sections Cited
- Section 51A-13.101
- Section 51A-13.102
- Section 51A-13.301
- Section 51A-13.302
- Section 51A-13.304
- Section 51A-13.306
- Section 51A-13.402