Dallas city officials have made Public Draft 1.0 of a rewritten development code available for public review. The 414‑page draft, released on November 5, outlines new provisions that would allow duplex‑style housing and two‑unit dwellings by right in the existing R‑1, R‑2 and R‑3 residential districts, as well as limited multi‑unit homes on corner lots with alley access.
Key provisions of the draft
Article 10 of the draft lists single‑unit attached homes of up to two units and two‑unit dwellings as permitted uses in the R‑1, R‑2 and R‑3 zones. Article 10.4.D restricts larger multi‑unit projects to corner parcels that provide alley access, meaning not every lot in the city automatically gains these rights.
The zoning conversion chart in Article 4 proposes consolidating several existing classifications: R‑1ac, R‑1/2ac, R‑16, R‑13 and R‑10 would move into R‑1; R‑7.5 and R‑5 would become R‑2; and various townhouse designations would shift to R‑3. Property owners will need to compare their current zoning and any overlay districts with the new standards to determine how the changes affect them.
Minimum lot sizes and design standards
The draft sets minimum lot areas of 10,000 sq ft for detached and two‑unit homes in R‑1 and 5,000 sq ft for the same in R‑2. It also includes provisions for cottage‑court developments and accessory dwelling units, each subject to separate location, size, design and use restrictions. These rules are intended to give homeowners a clear framework rather than a blanket elimination of single‑family neighborhoods.
Article 5 adds safeguards such as front‑setback requirements that follow existing homes when block‑face conditions are met, and a height‑setback plane that limits taller structures near residential lot lines.
Public participation and next steps
The city council adopted the ForwardDallas 2.0 plan on September 25, 2024, by an 11‑4 vote despite opposition from some homeowners. Supporters argued that Dallas needs more housing choices, while critics worried about the impact of higher density on established neighborhoods. City officials have described ForwardDallas as a guiding framework rather than a parcel‑by‑parcel rezoning.
Public Draft 1.0 builds on that framework with a more detailed permitted‑use matrix, zoning conversion chart, building dimensions and transition provisions. Existing planned‑development districts would remain valid under Article 1, though any matters not addressed in the draft could default to the new code.
Article 17 retains procedures for written zoning protests and requires notices that comply with state law. The draft clarifies that a failure to provide an optional courtesy notice would not invalidate an approval if the city meets the legally required notice provisions, making the delivery of neighborhood notice a key accountability issue.
How residents can get involved
Dallas has scheduled a virtual Lunch & Learn session for November 18, noon to 1:30 p.m., where residents can review the draft and submit comments. The council has not yet adopted Public Draft 1.0, and further revisions are expected based on public input.
Homeowners and developers alike are encouraged to examine the draft closely, compare it with current zoning maps, and consider how the proposed changes might affect property values, neighborhood character and future development opportunities.
Original reporting: The Dallas Express — read the source article.
