Allowed and Prohibited Uses in the Dallas MC-1 Multiple Commercial District
The MC-1: Multiple Commercial District 1 in the municipality of Dallas is primarily intended for moderate-density lodging, office, and retail developments, particularly in areas adjacent to residential communities. While it permits a wide array of commercial activities, it strictly limits residential options to institutional housing, such as dormitories, and prohibits common residential forms like single-family homes or standard apartments. Development in this Dallas district is restricted by a 70-foot maximum height and an 80% maximum lot coverage [Section 51A-4.126].
Purpose of the MC-1: Multiple Commercial District 1
The primary purpose of the MC-1 district is to provide a flexible environment for moderate-density commercial projects. This designation is often used near residential areas where the municipality of Dallas seeks to encourage mixed-use development while preventing the adverse impacts that high-density residential or industrial uses might cause to the community [Section 51A-4.126(d)(1)].
Main Permitted Uses
The Dallas Development Code categorizes uses in the MC-1 district into those permitted by right and those requiring special municipal oversight.
Uses Permitted by Right
The following uses are generally allowed without additional special permits in the MC-1 district:
- Agricultural: Crop production [Section 51A-4.126(d)(2)(A)].
- Commercial and Business Service: Catering service, custom business services, and electronics service centers [Section 51A-4.126(d)(2)(B)].
- Institutional: Child or adult care facilities, churches, convents or monasteries, and libraries, art galleries, or museums [Section 51A-4.126(d)(2)(D)].
- Lodging: Overnight general purpose shelters and short-term rental lodging [Section 51A-4.126(d)(2)(E)].
- Office: Financial institutions without drive-in windows, medical clinics or ambulatory surgical centers, and standard offices [Section 51A-4.126(d)(2)(G)].
- Recreation: Country clubs, private recreation centers, and public parks or playgrounds [Section 51A-4.126(d)(2)(H)].
- Residential: College dormitories, fraternities, or sorority houses [Section 51A-4.126(d)(2)(I)].
- Retail and Personal Service: Business schools, dry cleaning/laundry stores, furniture stores, general merchandise/food stores under 100,000 square feet, and motor vehicle fueling stations [Section 51A-4.126(d)(2)(J)].
Uses Requiring Special Approval
Several uses in the MC-1 district are subject to Residential Adjacency Review (RAR), Specific Use Permits (SUP), or Development Impact Review (DIR).
| Use Category | Specific Use | Approval Type |
|---|---|---|
| Retail | Restaurant with drive-in or drive-through service | DIR |
| Retail | Restaurant without drive-in or drive-through service | RAR |
| Retail | Auto service center or Car wash | RAR |
| Retail | Commercial parking lot or garage | RAR |
| Office | Financial institution with drive-in window | DIR |
| Office | Alternative financial establishment | SUP |
| Wholesale | Mini-warehouse | SUP |
| Service | Commercial amusement (outside) | SUP |
| Industrial | Gas drilling and production | SUP |
| Institutional | Hospital or Community service center | SUP |
| Institutional | Private, public, or charter school | SUP/RAR |
Prohibited Uses and Limitations
The Dallas Development Code defines prohibited uses in the MC-1 district either through explicit exclusion or by omission from the permitted list.
Prohibited Main Uses
The following uses are specifically not permitted as main uses in the MC-1 district of Dallas:
- Standard Residential: Single-family living, duplexes, and multifamily (apartments) are not listed as permitted main uses [Section 51A-4.126(d)(2)(I)].
- Industrial: Most heavy industrial uses, including metal salvage facilities and mining, are prohibited [Section 51A-4.126(d)(2)(C)].
- Retail: Animal shelters or clinics with outside runs (only those without outside runs are allowed via RAR) [Section 51A-4.126(d)(2)(J)].
Prohibited Accessory Uses
The Dallas municipality explicitly prohibits the following as accessory uses within the MC-1 district:
- Accessory community centers (private).
- Home occupations.
- Private stables. [Section 51A-4.126(d)(3)(A)]
Technical Development Standards
The technical requirements for the MC-1 district ensure that developments remain compatible with the surrounding Dallas urban fabric.
| Standard | Requirement | Code Reference |
|---|---|---|
| Minimum Front Yard | 15 feet | Sec. 51A-4.126(d)(4)(A)(i) |
| Side and Rear Yard | 20 feet if adjacent to Residential; otherwise none | Sec. 51A-4.126(d)(4)(B)(i) |
| Base Floor Area Ratio | 0.8 | Sec. 51A-4.126(d)(4)(D) |
| Maximum Building Height | 70 feet | Sec. 51A-4.126(d)(4)(E)(ii) |
| Maximum Lot Coverage | 80% | Sec. 51A-4.126(d)(4)(F) |
Sections Cited
- Sec. 51A-4.101. New zoning districts established.
- Sec. 51A-4.126. Multiple commercial districts.
- Sec. 51A-4.201. Agricultural uses.
- Sec. 51A-4.202. Commercial and business service uses.
- Sec. 51A-4.203. Industrial uses.
- Sec. 51A-4.204. Institutional and community service uses.
- Sec. 51A-4.205. Lodging uses.
- Sec. 51A-4.206. Miscellaneous uses.
- Sec. 51A-4.207. Office uses.
- Sec. 51A-4.208. Recreation uses.
- Sec. 51A-4.209. Residential uses.
- Sec. 51A-4.210. Retail and personal service uses.
- Sec. 51A-4.211. Transportation uses.
- Sec. 51A-4.212. Utility and public service uses.
- Sec. 51A-4.213. Wholesale, distribution, and storage uses.
- Sec. 51A-4.217. Accessory uses.