Irving, TX Zoning Overlays & Bonuses: Downtown Design Guide (2026)

The Downtown Development District carries a purpose clause aimed at establishing "a unique set of standards and guidelines to encourage development and redevelopment of the historic Irving downtown and the surrounding area," split into four subdistricts under an adopted land use plan, including the Downtown Pedestrian Subdistrict focused on retail, restaurant and entertainment uses. Any new building or renovation exceeding 50 percent of the current improvement value on the county appraisal roll must earn design points from a table: up to 20 points for ground-floor canopies (1 point per 5 percent of primary facade width), 20 for false fronts with articulated heights, 20 for glazed windows/doors between 25-30 percent of facade, 18 for streetscape amenities like planters, lights, benches and trees, 20 for unpainted brick/stone coverage over 40 percent, 20 for painted brick/stone, and smaller allowances for ground-floor retail and residential units, for a possible maximum of 126 points.

Buildings fronting directly on Main Street must clear a higher 55-point floor rather than the citywide 40-point minimum, and the table sets separate minimum point floors by street tier (Main Street, Irving Boulevard, other streets) for individual categories like canopies and glazing. Amendments to the subdistrict boundaries or the district's text go through the standard zoning-case hearing process before the Planning and Zoning Commission and City Council, but must also go through additional, non-mailed public hearings before the City of Irving Redevelopment Board and the Preservation and Redevelopment Executive Board first.

The council may grant exceptions to the district's land-use and design standards only where a nine-factor test is satisfied, including consistency with adjacent architecture, no adverse impact on neighboring property, protection of tourist appeal, and enhancement of property values within the district; approved exceptions are marked on the official zoning map with dashed lines and the case number. This regulatory text was carried into the code's "Repealed Zoning Districts" reference part when the city adopted a new Unified Development Code in 2020, but an editor's note confirms it remains in full force for properties already zoned within the district, and the current code's fence and screening rules still carve out an exception for land within the Downtown Development District, confirming the district is a live, currently zoned designation.