Allowed and Prohibited Uses in the Dallas MU-2(SAH) Mixed Use District
The MU-2(SAH) district in the City of Dallas is a high-density mixed-use zoning designation that permits a diverse range of residential, office, and retail activities, provided that a portion of the development is dedicated to affordable housing. In this City of Dallas district, residential density can reach a maximum of 100 units per acre and building heights may extend to 180 feet when developed as a Mixed Use Project (MUP) with a residential component. While the designation allows most commercial and personal service activities by right, specific uses like labor halls and paraphernalia shops require a Specific Use Permit (SUP). [Section 51A-4.125(e)]
Permitted Main Uses in the MU-2(SAH) District
The City of Dallas permits the following main uses within the MU-2(SAH) Mixed Use District 2 Affordable designation. Uses marked with [SUP] require a Specific Use Permit, [RAR] require Residential Adjacency Review, and [DIR] require Development Impact Review.
Residential and Lodging Uses
The primary goal of the MU-2(SAH) district is to integrate high-density residential living with commercial services.
| Use Category | Permitted Uses |
|---|---|
| Residential | Single family, Duplex, Multifamily, Retirement housing, Residential hotel, Group residential facility, College dormitory/fraternity/sorority house. |
| Lodging | Hotel or motel (RAR or SUP required), Extended stay hotel or motel [SUP], Short-term rental lodging, Overnight general purpose shelter. |
Office and Retail Uses
The MU-2(SAH) district supports a robust commercial environment intended to serve both the local neighborhood and the broader City of Dallas community.
| Use Category | Permitted Uses |
|---|---|
| Office | Office, Medical clinic/ambulatory surgical center, Financial institution (with or without drive-in window), Alternative financial establishment [SUP]. |
| Retail & Personal Service | Personal service uses, Retail sales, Restaurant (with or without drive-in/through), Furniture store, Liquor store, Pawn shop, Motor vehicle fueling station, Auto service center [RAR], Car wash [RAR], Vehicle display/sales/service [RAR], Animal shelter/clinic (without outside runs) [RAR]. |
| Entertainment | Theater, Commercial amusement (inside) [SUP may be required], Commercial amusement (outside) [SUP]. |
Civic and Institutional Uses
These uses are permitted to ensure the MU-2(SAH) district remains a self-sustaining community within the City of Dallas.
- Educational: Public school other than open-enrollment charter [RAR], Open-enrollment charter school or private school [SUP], Business school, College/university/seminary.
- Community: Church, Convent or monastery, Library/art gallery/museum, Community service center [SUP], Child or adult care facility.
- Social Service: Halfway house [SUP], Foster home, Hospital [SUP]. [Section 51A-4.125(e)(2)]
Industrial, Wholesale, and Utility Uses
While primarily a residential and commercial zone, the City of Dallas allows limited industrial and utility support uses in the MU-2(SAH) district.
- Agricultural: Crop production.
- Industrial: Gas drilling and production [SUP], Temporary concrete or asphalt batching plant [SUP].
- Wholesale/Storage: Mini-warehouse [SUP], Trade center, Recycling buy-back center, Recycling collection center, Recycling drop-off container.
- Utility: Local utilities [SUP or RAR may be required], Police or fire station, Post office, Electrical substation, Radio/TV/microwave tower [SUP], Water treatment plant [SUP]. [Section 51A-4.125(e)(2)]
Prohibited and Restricted Uses
Under the City of Dallas Development Code, if a use is not specifically listed as a "Main Use Permitted" in Section 51A-4.125(e)(2), it is prohibited within the MU-2(SAH) district. Furthermore, specific accessory uses are explicitly forbidden or limited.
- Explicitly Prohibited Accessory Uses: Private stables are not permitted in the MU-2(SAH) district. [Section 51A-4.125(e)(3)(A)]
- Industrial Restrictions: General industrial (inside/outside), metal salvage facilities, and mining are not permitted main uses in this district. [Section 51A-4.125(e)(2)(C)]
- Retail Restrictions: Any retail or personal service use must be contained entirely within a building if located in a GO(A) district component. Additionally, retail and personal service uses may not exceed 10% of the total floor area of a building in a GO(A) district. [Section 51A-4.122(g)(ii)]
Development Standards for the MU-2(SAH) District
Development within the MU-2(SAH) district must adhere to specific intensity and space regulations, which are summarized in the table below.
| Regulation Type | Standard Requirement |
|---|---|
| Minimum Front Yard | 15 feet |
| Minimum Side/Rear Yard | 20 feet (only if adjacent to certain residential districts); otherwise 0 feet |
| Max Floor Area Ratio (Base) | 1.6 |
| Max Floor Area Ratio (MUP w/ Res) | 2.25 |
| Max Height (Base) | 135 feet |
| Max Height (MUP w/ Res) | 180 feet |
| Max Lot Coverage | 80% |
[Section 51A-4.125(e)(4)]
Sections Cited
- Section 51A-2.102 (Definitions)
- Section 51A-4.121 (Office Districts)
- Section 51A-4.122 (Retail Districts)
- Section 51A-4.125 (Mixed Use Districts)
- Section 51A-4.205 (Lodging Uses)
- Section 51A-4.209 (Residential Uses)
- Section 51A-4.210 (Retail and Personal Service Uses)
- Section 51A-4.212 (Utility and Public Service Uses)
- Section 51A-4.213 (Wholesale, Distribution, and Storage Uses)