In Texas, county governments do not have the power to zone or enforce residential building codes. This legal quirk creates a massive divide in Dallas County.
If your property sits in an unincorporated slice of the county, you can build a massive workshop in your backyard without pulling a permit or drawing a site plan (as long as you aren't in a floodplain). But if your property sits inside the City of Dallas, you are subject to the Dallas Development Code, which demands detailed, dimensioned site plans for almost every structural change to your property.
Here is how to figure out which rules apply to you, and what your site plan needs to show.
Do You Need a Site Plan for a Small Permit in Dallas County?
If you live in unincorporated Dallas County: No. You do not need a site plan because you do not need a building permit for residential accessory structures. There are no county-imposed setbacks, size limits, or material restrictions. (The only exception is if your property is in a FEMA-designated floodplain, which requires a floodplain permit).
If you live in the City of Dallas: Yes. The City of Dallas requires a site plan for most building permits. However, they offer a notable exemption: single-story detached accessory structures (sheds) under 200 square feet without electrical or plumbing do not require a building permit. If your shed crosses that 200 sq ft threshold, or if it has power, you must submit two copies of a dimensioned site plan through the DallasNow portal.
Who Runs Into This in Dallas County
- New arrivals to Texas who assume the county handles permits, completely unaware that unincorporated areas have almost no building rules
- City of Dallas homeowners trying to build a 250 sq ft shed, discovering they've crossed the permit threshold and suddenly need a fully dimensioned site plan showing lot coverage percentages
- Contractors in Garland or Irving navigating wildly different municipal setback rules just a few miles apart
- Homeowners in Conservation Districts (like Lakewood or Oak Cliff) who find that standard City of Dallas setbacks have been overridden by hyper-strict neighborhood rules
What Needs a Site Plan in the City of Dallas
(Note: These apply to properties inside Dallas city limits. Unincorporated areas are exempt from these rules).
- Fence permit site plan — Required in many cases. Site plan must show property lines, fence location, height, and materials.
- Shed permit site plan — Required for sheds over 200 sq ft, two-story sheds, or any shed with utilities. Must show footprints and setbacks (typically 3 ft in R districts).
- Deck permit site plan — Required for most decks. Must show footprint, height above grade, and setbacks.
- Pool permit site plan — Required. Must show pool location, equipment, barriers, and setbacks.
- Garage permit site plan — Required. Accessory structure rules apply; must show driveway and 2-foot alley setback if applicable.
- Addition permit site plan — Required. Must show expanded footprint, exact setbacks, and total lot coverage percentage.
Why This Trips People Up in Dallas County
The Jurisdiction trap. Dallas County is home to dozens of cities (Dallas, Garland, Irving, Mesquite, Richardson). Many people live in unincorporated "islands" surrounded by city limits but assume they must follow city rules. Others have a "Dallas" mailing address but actually live in an adjacent city. Your first step must be checking the Dallas Central Appraisal District (DCAD) to confirm which jurisdiction actually governs your parcel.
Lot Coverage Limits. The City of Dallas doesn't just care about setbacks; they care about how much of your lot is covered by buildings. In a standard R-7.5(A) zone, maximum lot coverage is 45%. Your site plan must calculate the existing house footprint plus the new addition to prove you aren't exceeding this limit.
Conservation and Planned Development (PD) Districts. Standard Dallas Development Code rules don't apply everywhere. If you live in a PD or a Conservation District, your setbacks, height limits, and lot coverage rules are completely custom to your neighborhood. You must check the Dallas GIS Interactive Map before designing.
Floodplain Management. If you live near the Trinity River or its tributaries, you may be in a floodplain. Both the City of Dallas and unincorporated Dallas County strictly enforce floodplain rules. If your property is in a flood zone, any new construction must be elevated at least 2 feet above Base Flood Elevation (BFE), requiring specialized site plans and engineering.
Zoning and Setbacks in the City of Dallas
Setbacks in the City of Dallas (Development Code Section 51A-4.400) depend on your specific zoning district:
| Zone | Front Setback | Side Setback | Rear Setback | Max Lot Coverage |
|---|---|---|---|---|
| R-7.5(A) (7,500 sq ft lot) | 25 ft | 5 ft minimum | 5 ft | 45% |
| R-5(A) (5,000 sq ft lot) | 20 ft | 5 ft | 5 ft | 55% |
| R-10(A) (10,000 sq ft lot) | 30 ft | 8 ft | 8 ft | 40% |
| Garage from alley | — | — | 2 ft minimum from ROW | — |
Note: Unincorporated Dallas County has NO minimum setbacks.
How the Tool Handles This — 4 Steps
SitePlans.ai loads Dallas County parcel data so you're starting from your actual property boundaries:
- Enter your address — Lot lines and existing building footprints load from county records.
- Place your project — Add your shed, pool, or addition to the lot.
- Set the required setbacks — The tool calculates distances to property lines so you can hit the City of Dallas's specific 5-foot or 8-foot side setbacks.
- Export a scaled PDF — Download a titled, scaled plan ready for upload to the DallasNow portal.
Where This Tool Fits — and Where It Doesn't
| Situation | Best path |
|---|---|
| City of Dallas addition, deck, or shed (>200 sq ft) | SitePlans.ai for the required site plan; non-certified plans accepted |
| Unincorporated Dallas County shed | SitePlans.ai for your own records; permit not required |
| Property in a Conservation or PD District | SitePlans.ai for layout; verify custom neighborhood setbacks first |
| Property in a Floodplain | Licensed surveyor/engineer required (elevation documentation) |
| Property line dispute or unclear boundaries | Licensed land surveyor |
| Plan rejected by DallasNow | SitePlans.us for human-reviewed revision |
What This Doesn't Replace
Our site Plan maker webtool helps create preliminary, conceptual, permit-style site plans for standard residential projects where local rules allow homeowner- or contractor-prepared drawings. It is not a licensed land survey, sealed engineering drawing, PE/PLS/architect stamp, or a guarantee of permit approval. Properties in flood zones require specialized engineering and elevation certificates. Where a jurisdiction requires a licensed professional's certification, that requirement must still be followed.
Comparison: Your Options for a Dallas County Site Plan
| Method | Cost | Time | Stamp | Notes |
|---|---|---|---|---|
| Hand sketch | Free | 1–2 hrs | ✗ | Often rejected if lot coverage or setbacks are inaccurate |
| SitePlans.ai | Free first plan | Minutes | ✗ | Pulls DCAD parcel data; perfect for City of Dallas residential permits |
| CAD drafter | $300–$800+ | 1–2 weeks | Sometimes | Better for complex additions or tight urban lots |
| Licensed surveyor/engineer | $500–$2,000+ | 1–3 weeks | ✅ | Mandatory for Floodplain permits and elevation certificates |
| SitePlans.us (done-for-you) | Custom | 1–3 days | ✗ (human-reviewed, non-certified) | Best for responding to city correction notices |
Common Mistakes That Delay Dallas County Permits
- Assuming the county issues your permit — If you live in an incorporated city, the county does not handle your permit.
- Ignoring the 200 sq ft rule — Building a 250 sq ft shed in the City of Dallas without a permit will trigger code enforcement.
- Exceeding Lot Coverage — Designing an addition that pushes your lot coverage to 50% in a zone that only allows 45%.
- Forgetting the alley setback — In the City of Dallas, a garage must be set back at least 2 feet from the alley right-of-way.
- Missing DCAD account numbers — Your site plan should include your Dallas Central Appraisal District account number.
Support and Local Resources
- Dallas Central Appraisal District (DCAD) — dcad.org — verify jurisdiction and parcel boundaries
- City of Dallas Sustainable Development — dallascityhall.com
- DallasNow Permitting Portal — developdallas.dallascityhall.com — for online submissions
- Dallas GIS Interactive Map — dallasgis.com — verify zoning and Conservation Districts
- Dallas County DUAS — dallascounty.org — for unincorporated floodplain info
- FEMA Flood Maps — msc.fema.gov
Nearby Counties
Frequently Asked Questions
1. Does unincorporated Dallas County require a building permit for a shed?
No. Texas counties do not have zoning authority and cannot require building permits for residential structures in unincorporated areas. There are no county size limits, setbacks, or material restrictions for residential sheds. (Floodplain regulations still apply).
2. What is the shed exemption in the City of Dallas?
Inside the City of Dallas, single-story detached accessory structures (sheds) under 200 square feet without electrical or plumbing are exempt from building permits. You still must follow setback rules.
3. Does the City of Dallas accept homeowner-drawn site plans?
Yes. For standard residential projects (like fences, small additions, and accessory structures), the City of Dallas accepts site plans prepared by the homeowner or contractor, provided they are accurate, legible, drawn to scale, and clearly show all required elements like setbacks and lot coverage.
4. How do I know if I'm in the City of Dallas or unincorporated Dallas County?
Look up your address on the Dallas Central Appraisal District (DCAD) website. The jurisdiction or taxing entities listed will confirm whether you are inside city limits.
5. What is a Conservation District in Dallas?
Conservation Districts (CD) and Planned Development (PD) districts are specific neighborhoods with custom zoning rules that override the standard Dallas Development Code. If your property is in a CD, you must adhere to strict architectural, setback, and lot coverage requirements unique to your street.
6. Can I build right up to the alley behind my house?
In the City of Dallas, no. Garages accessed from an alley must be set back a minimum of 2 feet from the alley right-of-way.
7. Can I use SitePlans.ai for a City of Dallas permit?
Yes. For projects that don't require an engineer's seal, SitePlans.ai is an excellent tool to pull your DCAD parcel data, layout your project, verify setbacks and lot coverage, and generate the PDF required for the DallasNow portal.
8. What if my property lines look wrong in SitePlans.ai?
GIS parcel data is a representation, not a legal survey. If your boundaries look significantly off in the tool, verify them against DCAD. If you are building very close to a setback line or have a boundary dispute, you must hire a licensed land surveyor.
9. What is SitePlans.us and when should I use it?
SitePlans.us is our done-for-you drafting service. If your application is rejected in DallasNow for site plan inaccuracies, or if you simply don't want to draw it yourself, our team will draft a permit-ready (non-certified) plan fast.
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Start Your Dallas County Site Plan
Check your jurisdiction on the DCAD site first. If you're in the City of Dallas and ready to draft your site plan, enter your address below to pull your property lines, place your project, verify your lot coverage, and download the PDF you need for the DallasNow portal.
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