Richardson, TX zoning districts
35 districts, 35 with a written citation. Each row says what the district permits by primary use.
Zoning in Richardson, Texas is governed by the city's Comprehensive Zoning Ordinance of 1956 (as amended), which is codified as Appendix A of the Richardson Code of Ordinances and hosted on Municode (library.municode.com/tx/richardson, productId 10221; content pulled from the current job 495968, Supplement 35 Update 2, codified through Ord. No. 4590, June 15, 2026). Each base district is defined in its own Article (Articles IV through XXI-D), and within each Article "Sec. 1. Use regulations" is the closed permitted-use list that governs that district (Richardson uses an exclusive-list, old-style ordinance: "no land shall be used and no building shall be erected for or converted to any use other than..." — there is no conditional/CUP use table; discretionary relief runs through Article XXII-A Special Permits). The official live district codes and their plain-language classifications were cross-checked against the City of Richardson's own GIS "Zoning District" layer (maps.cor.gov ArcGIS, DevelopmentServices/Zoning/MapServer/1, fields ZONECLASS + ZONEDESC).
How to read the permissions
By right — allowed without discretionary approval. Conditional use — allowed only with a specific approval. Not permitted — not allowed as a primary use. Not resolved — the ordinance does not settle it in a way we would state as fact.
These describe the district. A specific parcel can also be affected by overlays, corridors, flood zones and site conditions.
| District | Residential | Commercial | Industrial |
|---|---|---|---|
|
A-1000-M
A-1000-M Apartment District
residential high
|
By right | Not permitted | Not permitted |
| CZO-1956 (Code Appendix A), Art. XIII-A (A-1000-M Apartment District), Sec. 1 Use regulations; apartments/multi-family by-right (also duplex, single-family, patio, townhome per referenced districts); no retail/office/industrial main uses listed. | |||
|
A-950-M
A-950-M Apartment District
residential high
|
By right | Not permitted | Not permitted |
| CZO-1956 (Code Appendix A), Art. XV (A-950-M Apartment District), Sec. 1 Use regulations; apartment/multi-family district (same exclusive-list residential structure as Art. XIII-A); no commercial/industrial main uses. | |||
|
C-M
C-M Commercial District
commercial
|
Not permitted | By right | Not permitted |
| CZO-1956 (Code Appendix A), Art. XVII (C-M Commercial District), Sec. 1 Use regulations; permits all LR-M(1)/LR-M(2) uses plus full-service hotel, new motor-vehicle sales/leasing, commercial parking garage; no dwellings and no manufacturing/industrial uses. | |||
|
D-1400-M
D-1400-M Duplex District
residential mid
|
By right | Not permitted | Not permitted |
| CZO-1956 (Code Appendix A), Art. XIII (D-1400-M Duplex District), Sec. 1 Use regulations; duplex dwellings by-right (plus single-family per R-1500-M and patio homes per RP-1500-M); no commercial/industrial uses. | |||
|
D-2400-M
D-2400-M Duplex District
residential mid
|
By right | Not permitted | Not permitted |
| CZO-1956 (Code Appendix A), Art. XIII-1 (D-2400-M Duplex District), Sec. 1 Use regulations; duplex/two-family residential district (same exclusive-list structure as Art. XIII); no commercial/industrial main uses. | |||
|
FP-R-1500-M
R-1500-M Single-Family Residential District within Floodplain (FP) combining designation
residential low
|
Conditional use | Not permitted | Not permitted |
| CZO-1956 (Code Appendix A), base district Art. IV (R-1500-M Residential District, Sec. 1) + Art. XXI-B (FP Floodplain Regulations); within the FP-prefixed portion only agriculture, utilities, parks/open space are by-right and no permanent structure may be erected without City Engineer approval that it does not obstruct floodwaters — so the base single-family entitlement is conditional on floodplain engineering approval. | |||
|
FP-R-1800-M
R-1800-M Single-Family Residential District within Floodplain (FP) combining designation
residential low
|
Conditional use | Not permitted | Not permitted |
| CZO-1956 (Code Appendix A), base district Art. IV-B (R-1800-M Residential District, Sec. 1) + Art. XXI-B (FP Floodplain Regulations); single-family base entitlement conditioned on floodplain provisions (structures require City Engineer non-obstruction approval; only ag/utilities/parks by-right in the FP portion). | |||
|
FP-RA-1100-M
RA-1100-M Residential Attached (Townhome) District within Floodplain (FP) combining designation
residential mid
|
Conditional use | Not permitted | Not permitted |
| CZO-1956 (Code Appendix A), base district Art. XII-A (RA-1100-M Residential Attached/Townhome District, Sec. 1) + Art. XXI-B (FP Floodplain Regulations); townhome/attached-residential base entitlement conditioned on floodplain provisions (City Engineer approval required for permanent structures). | |||
|
FP-TO-M
TO-M Technical Office District within Floodplain (FP) combining designation
office
|
Not permitted | Conditional use | Conditional use |
| CZO-1956 (Code Appendix A), base district Art. XXI-A (TO-M Technical Office District, Sec. 1) + Art. XXI-B (FP Floodplain Regulations); base TO-M permits offices/high-tech manufacturing/incidental retail, but within the FP portion all permanent structures require City Engineer non-obstruction approval, so the office (commercial) and high-tech-manufacturing (industrial) entitlements are conditional; no residential. | |||
|
I-FP(1)
I-FP(1) Industrial District (fireproof/noncombustible construction)
industrial
|
Not permitted | By right | By right |
| CZO-1956 (Code Appendix A), Art. XX (I-FP(1) Industrial District), Sec. 1 Use regulations; permits manufacturing (incl. high-tech), distribution center, warehouse, wholesale, research labs (industrial by-right) plus bank, hardware store, health club, offices (commercial/office by-right); all buildings must be noncombustible; no dwellings. | |||
|
I-FP(2)
I-FP(2) Industrial District (fireproof/noncombustible construction)
industrial
|
Not permitted | By right | By right |
| CZO-1956 (Code Appendix A), Art. XXI (I-FP(2) Industrial District), Sec. 1 Use regulations; industrial district paralleling I-FP(1)/I-M with noncombustible construction; manufacturing/warehouse/wholesale industrial by-right plus commercial/office uses; residential prohibited. | |||
|
I-M(1)
I-M(1) Industrial District
industrial
|
Not permitted | By right | By right |
| CZO-1956 (Code Appendix A), Art. XVIII (I-M(1) Industrial District), Sec. 1 Use regulations; permits manufacturing facility (incl. high-tech), distribution center, warehouse-type contracting/wholesale (industrial by-right) plus bank, hardware store, health club, office, commercial parking (commercial/office by-right); no dwellings. Subject to Art. XXII-B performance standards. | |||
|
I-M(2)
I-M(2) Industrial District
industrial
|
Not permitted | By right | By right |
| CZO-1956 (Code Appendix A), Art. XIX (I-M(2) Industrial District), Sec. 1 Use regulations; permits any use allowed in I-M(1) plus pawn shop (heaviest industrial tier); manufacturing/warehouse industrial by-right, commercial/office by-right, residential prohibited. Subject to Art. XXII-B performance standards. | |||
|
IP-M(1)
IP-M(1) Industrial Park District
industrial
|
Not permitted | By right | By right |
| CZO-1956 (Code Appendix A), Art. XIX-B (IP-M(1) Industrial Park District), Sec. 1 Use regulations; expressly allows a mixture of industrial (manufacturing, distribution, warehouse, wholesale), commercial (retail/service, convenience store, health club), and office uses by-right; no dwellings. | |||
|
LIM
Light Industrial/Manufacturing (legacy GIS classification; no discrete CZO-1956 use Article located)
industrial
Lower confidence — verify against the ordinance before relying on it.
|
Not resolved | Not resolved | Not resolved |
| City of Richardson GIS 'Zoning District' layer classifies ZONECLASS 'LIM' as ZONEDESC 'Light Industrial/Manufacturing' (maps.cor.gov DevelopmentServices/Zoning/MapServer/1). No standalone 'LIM' Article exists in CZO-1956; tri-state use permissions cannot be grounded to an ordinance section, so they are null pending confirmation of the governing ordinance/PD for these parcels. | |||
|
LR-M(1)
LR-M(1) Local Retail District
commercial
|
Not permitted | By right | Not permitted |
| CZO-1956 (Code Appendix A), Art. XVI-A (LR-M(1) Local Retail District), Sec. 1 Use regulations; neighborhood retail/service and office uses by-right (grocery, drugstore, apparel, bank, restaurant w/o drive-through, office, etc.); no dwellings and no manufacturing/industrial uses. | |||
|
LR-M(2)
LR-M(2) Local Retail District
commercial
|
Not permitted | By right | Not permitted |
| CZO-1956 (Code Appendix A), Art. XVI-B (LR-M(2) Local Retail District), Sec. 1 Use regulations; second-tier local retail district (retail/service/office by-right); no residential; no industrial. | |||
|
O-M
O-M Office District
office
|
Not permitted | By right | Not permitted |
| CZO-1956 (Code Appendix A), Art. XVII-A (O-M Office District), Sec. 1 Use regulations; offices, banks, research labs, public buildings by-right with only incidental (accessory) retail/restaurant; no general retail as a main use, no dwellings, no manufacturing. Office treated within the commercial family per the Dallas exemplar convention. | |||
|
O-M / I-M(1) / LR-M(2)
Split zoning: O-M Office / I-M(1) Industrial / LR-M(2) Local Retail (multiple base districts on one polygon)
special
|
Not permitted | By right | By right |
| CZO-1956 (Code Appendix A), Art. XVII-A (O-M) + Art. XVIII (I-M(1)) + Art. XVI-B (LR-M(2)), each Sec. 1 Use regulations. This GIS value strings three base districts on one polygon; per-sub-area entitlement varies, but none of the three permit dwellings (residential prohibited) while commercial/office (all three) and industrial (I-M(1)) uses are by-right within their respective portions. | |||
|
O/C
Office/Commercial (combined GIS classification; no discrete CZO-1956 'O/C' Article located)
mixed use
Lower confidence — verify against the ordinance before relying on it.
|
Not resolved | Not resolved | Not resolved |
| City of Richardson GIS 'Zoning District' layer classifies ZONECLASS 'O/C' as ZONEDESC 'Office/Commercial'. No single 'O/C' Article exists in CZO-1956 (the components would be the O-M Office and C-M Commercial districts); because the exact governing entitlement for these parcels cannot be pinned to one ordinance section, tri-state permissions are null. | |||
|
PD
PD Planned Development District
planned development
Lower confidence — verify against the ordinance before relying on it.
|
Not resolved | Not resolved | Not resolved |
| CZO-1956 (Code Appendix A), Art. XXI-C (PD Planned Development District Regulations); a PD's permitted uses, density, and standards are fixed by the individual adopting ordinance for each PD site, so no generic base entitlement can be asserted from the code — permissions are null pending the specific PD ordinance. | |||
|
R
Retail (legacy GIS classification; no discrete CZO-1956 'R' retail Article located)
commercial
Lower confidence — verify against the ordinance before relying on it.
|
Not resolved | Not resolved | Not resolved |
| City of Richardson GIS 'Zoning District' layer classifies the bare ZONECLASS 'R' as ZONEDESC 'Retail' (NOT residential). No standalone 'R' retail Article exists in the current CZO-1956 (current retail districts are LR-M(1)/LR-M(2)/C-M); tri-state permissions cannot be grounded to an ordinance section, so they are null. | |||
|
R-1000-M
R-1000-M Single-Family Residential District (min. principal building 1,000 sq. ft.)
residential low
|
By right | Not permitted | Not permitted |
| CZO-1956 (Code Appendix A), Art. VIII (R-1000-M Residential District), Sec. 1 Use regulations; single-family detached dwellings by-right (plus accessory buildings, church, home occupation, public building, farming/gardening); retail/office/industrial main uses not permitted. | |||
|
R-1100-M
R-1100-M Single-Family Residential District
residential low
|
By right | Not permitted | Not permitted |
| CZO-1956 (Code Appendix A), Art. VII (R-1100-M Residential District), Sec. 1 Use regulations; single-family detached dwellings by-right (same exclusive-list residential structure as Art. VIII); no commercial/industrial main uses. | |||
|
R-1250-M
R-1250-M Single-Family Residential District
residential low
|
By right | Not permitted | Not permitted |
| CZO-1956 (Code Appendix A), Art. VI (R-1250-M Residential District), Sec. 1 Use regulations; single-family detached dwellings by-right; no commercial/industrial main uses. | |||
|
R-1500-M
R-1500-M Single-Family Residential District
residential low
|
By right | Not permitted | Not permitted |
| CZO-1956 (Code Appendix A), Art. IV (R-1500-M Residential District), Sec. 1 Use regulations; single-family detached dwellings by-right (this is the base district other districts cross-reference for single-family uses); no commercial/industrial main uses. | |||
|
R-1800-M
R-1800-M Single-Family Residential District
residential low
|
By right | Not permitted | Not permitted |
| CZO-1956 (Code Appendix A), Art. IV-B (R-1800-M Residential District), Sec. 1 Use regulations; single-family detached dwellings by-right; no commercial/industrial main uses. | |||
|
R-2000-M
R-2000-M Single-Family Residential District
residential low
|
By right | Not permitted | Not permitted |
| CZO-1956 (Code Appendix A), Art. IV-A (R-2000-M Residential District), Sec. 1 Use regulations; single-family detached dwellings by-right (largest-lot single-family tier); no commercial/industrial main uses. | |||
|
R-850-F
R-850-F Single-Family Residential District (frame construction permitted)
residential low
|
By right | Not permitted | Not permitted |
| CZO-1956 (Code Appendix A), Art. XI (R-850-F Residential District), Sec. 1 Use regulations; single-family detached dwellings by-right; '-F' permits frame (non-masonry) construction; no commercial/industrial main uses. | |||
|
R-850-M
R-850-M Single-Family Residential District
residential low
|
By right | Not permitted | Not permitted |
| CZO-1956 (Code Appendix A), Art. XII (R-850-M Residential District), Sec. 1 Use regulations; single-family detached dwellings by-right (masonry required); no commercial/industrial main uses. | |||
|
R-950-M
R-950-M Single-Family Residential District
residential low
|
By right | Not permitted | Not permitted |
| CZO-1956 (Code Appendix A), Art. IX (R-950-M Residential District), Sec. 1 Use regulations; single-family detached dwellings by-right; no commercial/industrial main uses. | |||
|
RA-1100-M
RA-1100-M Residential Attached (Townhome) District
residential mid
|
By right | Not permitted | Not permitted |
| CZO-1956 (Code Appendix A), Art. XII-A (RA-1100-M Residential Attached/Townhome District), Sec. 1 Use regulations; townhomes by-right (plus single-family per R-1500-M and patio homes per RP-1500-M, and residential amenities); no commercial/industrial uses. | |||
|
RP-1500-M
RP-1500-M Patio Home District
residential low
|
By right | Not permitted | Not permitted |
| CZO-1956 (Code Appendix A), Art. XII-B (RP-1500-M Patio Home District), Sec. 1 Use regulations; patio-home single-family residential by-right; no commercial/industrial main uses. | |||
|
TO-M
TO-M Technical Office District
office
|
Not permitted | By right | Conditional use |
| CZO-1956 (Code Appendix A), Art. XXI-A (TO-M Technical Office District), Sec. 1 Use regulations; offices, banks, research labs, hospital, full-service hotel, and high-tech manufacturing by-right, with only incidental retail/restaurant (office/commercial by-right); the only industrial use permitted is clean high-tech manufacturing (general/heavy industrial excluded), so the industrial family is limited rather than fully by-right; no dwellings. | |||
|
UR
Unified Residential (legacy GIS classification; no discrete CZO-1956 'UR' Article located)
residential mid
Lower confidence — verify against the ordinance before relying on it.
|
Not resolved | Not resolved | Not resolved |
| City of Richardson GIS 'Zoning District' layer classifies ZONECLASS 'UR' as ZONEDESC 'Unified Residential' (maps.cor.gov DevelopmentServices/Zoning/MapServer/1). No standalone 'UR' Article exists in CZO-1956 (these parcels are most likely governed by a PD/adopting ordinance); tri-state use permissions cannot be grounded to an ordinance section, so they are null. | |||
Sources
- City of Richardson Comprehensive Zoning Ordinance of 1956 (Code of Ordinances, Appendix A), via Municode Library — https://library.municode.com/tx/richardson/codes/code_of_ordinances?nodeId=PTIICOOR_APXACOZOOR1956 (fetched through the Municode content API, productId 10221, job 495968 = Supplement 35 Update 2, codified through Ord. No. 4590, 6-15-2026)
- City of Richardson Development Services — Comprehensive Zoning Ordinance landing page — https://www.cor.net/departments/development-services/regulations-and-guidelines/comprehensive-zoning-ordinance
- City of Richardson GIS 'Zoning District' feature layer (official ZONECLASS + ZONEDESC), ArcGIS MapServer — https://maps.cor.gov/arcgis/rest/services/DevelopmentServices/Zoning/MapServer/1 (used to confirm live codes and the city's own plain-language classification of legacy labels LIM='Light Industrial/Manufacturing', O/C='Office/Commercial', R='Retail', UR='Unified Residential')
Table verified against the sources above on 2026-07-19. Ordinances change, so check the current code before relying on any row for a decision.
Which district applies to your parcel?
This table describes the districts. To find out which one covers a specific address, and what else affects that site, run the address on the home page.