Allowed and Prohibited Uses in the Dallas MU-3 Mixed Use District 3
The MU-3 Mixed Use District 3 in the Municipality of Dallas is designed to accommodate high-density retail, office, hotel, and multifamily residential developments, often within a single building site or project. This district provides significant density and height incentives for "Mixed Use Projects" (MUP) that combine two or more categories such as residential, office, or lodging [Section 51A-4.125(a)]. While the Dallas MU-3 designation allows a wide array of commercial and residential activities, it strictly prohibits most industrial, agricultural, and low-density residential uses like single-family homes [Section 51A-4.125(f)].
Permitted Residential Uses
The MU-3 Mixed Use District 3 focuses on high-density residential options. Unlike lower-intensity districts in Dallas, single-family homes are not permitted as a main use in MU-3 [Section 51A-4.125(f)(2)(I)].
- Multifamily: Permitted by right.
- Residential Hotel: Permitted by right.
- Retirement Housing: Permitted by right.
- Duplex: Permitted by right.
- College Dormitory, Fraternity, or Sorority House: Permitted by right.
- Group Residential Facility: Permitted by right if located at least 1,000 feet from other such facilities; otherwise, a Specific Use Permit (SUP) is required.
- Handicapped Group Dwelling Unit: Permitted by right.
Permitted Office and Commercial Uses
Dallas MU-3 districts are primary hubs for professional and financial services.
- Office: Permitted by right.
- Medical Clinic or Ambulatory Surgical Center: Permitted by right.
- Financial Institution: Permitted by right (without drive-in window); requires Development Impact Review (DIR) if it includes a drive-in window.
- Alternative Financial Establishment: Permitted only by Specific Use Permit (SUP).
Permitted Retail and Personal Service Uses
The following uses are generally permitted by right in the Dallas MU-3 Mixed Use District 3, though specific high-impact activities require additional city review.
- General Merchandise or Food Store: Permitted by right (up to 100,000 square feet). Stores exceeding 100,000 square feet require a Specific Use Permit (SUP).
- Restaurant: Permitted by right if it does not have a drive-in or drive-through service (requires Residential Adjacency Review). Those with drive-in or drive-through service require a Development Impact Review (DIR).
- Alcoholic Beverage Establishments: Permitted by right [subject to Section 51A-4.210(b)(4)].
- Personal Service Uses: Permitted by right.
- Theater: Permitted by right.
- Motor Vehicle Fueling Station: Permitted by right.
- Furniture Store: Permitted by right.
- Nursery, Garden Shop, or Plant Sales: Permitted by right.
- Car Wash: Permitted with Residential Adjacency Review (RAR).
- Auto Service Center: Permitted with Residential Adjacency Review (RAR).
- Dry Cleaning or Laundry Store: Permitted by right.
Permitted Institutional, Civic, and Public Service Uses
- Church: Permitted by right.
- Public or Private School: Permitted by right (though some may require SUP or RAR).
- Library, Art Gallery, or Museum: Permitted by right.
- Hospital: Permitted with Residential Adjacency Review (RAR).
- Police or Fire Station: Permitted by right.
- Post Office: Permitted by right.
- Transit Passenger Shelter: Permitted by right.
Mixed Use Project (MUP) Requirements
To qualify for density and height bonuses in the Dallas MU-3 district, a project must meet minimum floor area percentages for at least two use categories.
| Use Category | Minimum % of Total Floor Area for MUP |
|---|---|
| Lodging | 10% |
| Office | 15% |
| Residential | 10% |
| Retail and Personal Service | 5% |
| Wholesale, Distribution, and Storage | 15% |
[Section 51A-4.125(b)]
Development Standards for MU-3 Mixed Use District 3
Development intensity in Dallas MU-3 is tiered based on whether the project is a standard single-use development (Base) or a qualified Mixed Use Project (MUP).
| Standard | Base (No MUP) | MUP (2 Categories) | MUP (3+ Categories) |
|---|---|---|---|
| Max Dwelling Unit Density | 50 units/acre | 60 units/acre | 65 units/acre |
| Max Floor Area Ratio (FAR) | 3.2 | 4.0 | 4.5 |
| Max Structure Height | 90 feet | 115 feet | 135 feet |
[Section 51A-4.125(f)(4)]
Prohibited Uses in the MU-3 District
If a use is not specifically listed as permitted in Section 51A-4.125(f), it is prohibited in the Dallas MU-3 Mixed Use District 3. Prohibited uses include, but are not limited to:
- Low-Density Residential: Single-family living is not permitted as a main use.
- Industrial Uses: Inside industrial, outside industrial, and metal salvage facilities are prohibited.
- Agricultural Uses: Animal production, commercial stables, and private stables are prohibited.
- Heavy Commercial: Truck stops and freight terminals are prohibited.
- Storage: Outside storage as a main use is prohibited [Section 51A-13.602(b)].
Sections Cited
- Section 51A-4.101. New Zoning Districts Established.
- Section 51A-4.125. Mixed Use Districts.
- Section 51A-4.200. Use Regulations.
- Section 51A-4.205. Lodging Uses.
- Section 51A-4.209. Residential Uses.
- Section 51A-4.210. Retail and Personal Service Uses.
- Section 51A-13.602. Outdoor Storage Display.