Zoning Ordinance Update Adopted by the Duncanville City Council

With the adoption of the Comprehensive Plan in September 2017, the City of Duncanville provided a framework for future development decisions and set the direction for change.  A primary action for implementing the comprehensive plan is a zoning ordinance revision. The City of Duncanville is beginning the process to update the Zoning Ordinance, with the help from planning consultants at Freese and Nichols.  On March 2, 2021, City Council members adopted the major update of the Zoning Ordinance.

The three primary goals of the zoning ordinance update are:

  • to update and correct outdated regulations,
  • address redevelopment, and
  • align the ordinance with the vision established in the Comprehensive Plan.

A key achievement of updating the Zoning Ordinance is removing regulatory barriers to redevelopment.

For more information please visit www.duncanville.com or contact Skye Thibodeaux, City Planner at 972-707-3878.

About Us

The Planning Division of the Public Works Department manages the City’s long-range plans and develops ordinances and policies that implement these plans, and facilitates the land development process. Our mission is to shape the physical development of the City through sound planning. We work closely with the development community to ensure careful and thoughtful compliance with all City codes, policies and ordinances. In doing so, we help to establish safe and attractive residential neighborhoods and commercial areas.

Development Review Process

The Development Review process creates an effective and organizational plan to reduce costs to the business community (time), provide better quality reviews, and improve customer service for documenting and measuring performance.

The development review process involves any combination of the following processes:

  • Zoning
  • Platting
  • Permitting & inspection (mechanical, electrical, plumbing, signage, construction, foundation, etc.)
  • Stormwater management
  • Water and wastewater installation and inspecting
  • Roadway improvement and inspecting
  • Special district reviews (historic)
  • Variances

City Planning News


Here are the most commonly asked question about site develop-ment and the development process in the City of Duncanville. Although these questions are generic and cannot cover every project or answer all of your questions, they should direct you to the correct department. The City of Duncanville encourages you to meet with planning staff and schedule a pre-development meeting to assist you with your project.

Plat vs Survey

“Plat” and “Survey” are two terms that are often used interchangeably in real estate. However, there are differences between the two. Listed below are the differences and similarities between plats and surveys.

What Plat and Survey have in common?

  1. Both a depiction of a tract of land
  2. They can both show a very small tract or a very large tract
  3. Each can show the dimensions of the property
  4. They both show the location of the property (county, land lot, district, abutting streets etc.)

What is different with Plat and Survey?

  1. A survey will show any dwellings, buildings or improvements (driveways, fences, pools) located on the property; A plat usually shows the dimensions of the property before the improvements are made.
  2. A plat will often cover more than one lot or parcel of land. For example, a developer will have a plat of an entire subdivision drawn; A survey usually only shows one lot or a limited number of lots.
  3. Plats are often drawn in order to be recorded at the courthouse for public use; surveys are usually only for the personal use of the owner of the property.

If you have any questions please contact staff at (972) 780-5015 and we would be happy to assist you with your project.

How do I plat or replat my property in Duncanville?

Plat and replats are approved by the Planning and Zoning Commission. The Planning and Zoning Commission meets the second and fourth Monday of each month at 7:00 pm. Detailed instructions, fees, and a copy of the application form can be obtained by viewing the Application for Preliminary and Final Plat or Application for a Replat. The applicant will need to provide background data for the plat and engineered plans, if required, along with the application, application fee, and plat drawings.

For approval by the Planning and Zoning Commission, submit a minimum of six black line copies of the plat, or replat, and one mylar, all with original signatures, prior to the meeting. After approval by the Planning and Zoning Commission, the chairman will sign the plat or replat. All copies are then returned to the applicant for filing at Dallas County.

After filing, the applicant should return four prints and the mylar to the city with the recording information.

If you have any questions please contact staff at (972) 780-5015 and we would be happy to assist you with your project.

How do I build a project in Duncanville?

A detailed outline of the requirements to build a commercial or residential project in Duncanville can be obtained by viewing: How to Build a Commercial Project in Duncanville or How to Build a Residential Project in Duncanville.

If you have any questions please contact staff at (972) 780-5015 and we would be happy to assist you with your project.

Planning & Zoning Commission

Mission Statement

Our mission is to promote commerce and neighborhood preservation through orderly review, study, and consideration of zoning issues relative to state and local laws; consider zoning requests and make recommendations to the City Council; and review all zoning categories and allowed uses, making recommendations as needed. The Planning and Zoning Commission shall act as an Advisory Board to the City Council on planning and zoning matters.

Q: When are Planning and Zoning Commission meetings?

A: The Commission meets the second and fourth Monday of each month. Agendas for each meeting are posted at City Hall and on the city website. Meetings are open to the public.

The application for a zoning change, fees, and a detailed explanation of the zoning process can be reviewed on the Application for a Change in Zoning Classification.

If you have any questions, please contact staff at (972) 780-3878 and we would be happy to assist you with your project.

Planning and Zoning Commission Agendas

Agendas for each meeting are posted at City Hall. Agendas can also be found on the City Planning and Zoning Commission webpage.





Short-Term Rental Property Registration

City Council adopted the new Short-Term Rental Property Registration Ordinance on December 21, 2021, and enforcement begins on April 1, 2022. The purpose of this ordinance is to require any residential single-family property, including duplexes and townhomes that are being used as a rental property, to be registered and to adhere to established guidelines for maintenance and standards of care for the property.

This ordinance is intended to promote the health, safety, and general welfare of the City and its residents by enforcing regulations regarding residential rental properties in the City through annual registration and periodic inspection.


Rental Registration Fee: $250
Inspection Fee: $100
Specific Use Permit Fee (for properties that require the approval of an SUP): $125 for each property
Rental Registration Late Fee 30 Days After Due Date: $250

The Registration Form should be filled out and returned to the Planning Desk at City Hall, or filled out electronically and emailed to Lynette Romero at lromero@duncanville.com.

Specific Use Permits (SUP)

In addition to registration, if your property falls into one of the following zoning districts, the approval of a Specific Use Permit is required.

Zoning Districts that require the approval of an SUP:

  • All Single-Family Residential Districts (SF-43, SF-7, SF-10, SF-13, TF-7, MF-14, MF-21)
  • Neighborhood Office/Retail District (NOR)
  • Local Office/Retail District (LOR)
  • General Office/Retail District (GOR)

The process to obtain approval of a SUP may take anywhere between 60-70 days from the date of application submittal. This process also includes a public hearing before the Planning and Zoning Commission and a hearing before City Council for final decision. Public notices will be mailed to surrounding property owners and an ad in the local newspaper will also be published during this process. If you have any questions regarding zoning, please contact Planning and Zoning at 972-707-3878. You may also email Lynette Romero, Planning Technician, at lromero@duncanville.com.

You may also verify zoning via the City’s Interactive Zoning Map.


Ordinance No. 2419, Short-Term Residential Rental Registration Regulations

What facilities are governed by this ordinance?

Single-family dwellings, duplexes, townhouses, and certain multifamily dwellings that are rented or leased by an owner or owner’s agent to one or more people. Such rentals may include a shared room, a single room or the entire dwelling unit. These uses are conducted by the homeowner or tenant, not by a hotel or other business. The term does not include a dwelling, or a part thereof, unit that is used for a nonresidential purpose, including an educational, health care, retail, restaurant, banquet or event space, or another similar use as determined by the City Planner; a bed and breakfast; or a hotel/residence hotel.

What is the most basic requirement of this ordinance?

Every short-term rental, once approved by Specific Use Permit (if applicable), must register with the City, pass inspection, and then annually repeat the registration and inspection process.

What fees are associated with registering a short-term rental?

The following fees are specified by the City’s Master Fee Schedule:

Specific Use Permit $125 (For those properties that require the approval of a Specific Use Permit)

Registration of Property $250.00

Inspection of Property $100.00

2nd Reinspection for the Same Violation(s) $50.00

How often must an owner register residential rental property?

Registration and inspection of every short-term rental property must be completed annually.

Is there a fee for a late renewal?

Yes, if a registration renewal is submitted over 30 days after the due date, a $250 late fee will apply.

How often must the property be inspected?

An inspection is required upon initial registration with the City and afterward, annually Every 30th of June.

When does my inspection need to be scheduled?

Inspections should be scheduled within 30 days of registration or the last failed inspection.

Property owners/managers who do not schedule inspections within this time will incur a $250 late fee.

What if my property fails inspection?

Properties failing inspection will be given 30 days to correct all violations. There is no fee for the initial reinspection, but a $50 fee will be required upon scheduling the 2nd reinspection for the same violation.

What are the responsibilities of the property owner or agent?

Owners must:

  • Maintain all structures, equipment, appliances to the property
  • Not permit occupancy of property that is not in safe and sanitary condition, or that does not comply with all ordinances enforceable by the City of Duncanville
  • Pay all taxes, liens, abatement fees, utility bills, fines, etc.
  • Not allow to exist any condition detrimental to safety or sanitation or in violation of any ordinance
  • Keep the property free from any accumulation of rubbish, trash, debris, filth, or garbage


  • Identify single-family (including duplexes and townhomes) residential rental properties citywide that are rented for 30 nights or less.
  • Obtain property information and/or property/owner/manager/agent contact information for use by code enforcement and for emergency situations
  • Enhance partnerships and communication with property owners and tenants
  • Aid in housing stock preservation, maintenance, and upgrades
  • Facilitate neighborhood stabilization, foster clean and safe rental properties without diminishing availability and affordability
  • Safeguard the life, health, safety, welfare, and property of occupants by enforcement of minimum property standards

What’s Inspected

In accordance with applicable codes:

  • Interior and Exterior Building Conditions
  • Property Sanitation
  • Sidewalks and Driveways
  • Accessory Structures
  • Pools, Hot Tubs, and Spas
  • Infestation Issues
  • Water and Plumbing Systems
  • Sanitary Systems
  • Mechanical Equipment
  • Electrical and Fire Hazards


  • Ordinance requires all single-family, duplexes, and townhouse properties to be registered with the City of Duncanville.
    • $250 annual registration fee.
  • Specific Use Permit Fee: $125 (for properties that require the approval of a SUP)
  • Must receive a City inspection at the time of initial registration. An inspection is also required annually:
    • Inspection: $100
    • Re-Inspection: $50 (after failing to comply with the first Fail Notice)
  • Interior and exterior inspections.
  • Must successfully meet the minimum standards set forth within the following:
  • Failure to register a property and/or abide by the terms of this ordinance will result in a Class C misdemeanor.
    • Fine not to exceed $2,000 (fine does not include any other applicable code violations).
  • Maximum occupancy for residential unit will be determined at time of registration (determined by both the Residential Property and International Property Maintenance Codes).

Planning & Zoning Documents


Subdivisions Map


Benchmarks (GPS Control Network)

Monuments have been set throughout the City at designated key areas. All fieldwork and post processing was performed by The Wallace Group. PDF file (3MB).