Dallas MC-2: Multiple Commercial District 2 Zoning Guide
The MC-2: Multiple Commercial District 2 in Dallas is a moderate-density zoning classification designed primarily for developments involving lodging, office, and retail uses located adjacent to residential communities. This Dallas district requires a 15-foot minimum front yard and enforces a maximum structure height of 70 feet to maintain compatibility with neighboring homes [Section 51A-4.126]. The Dallas MC-2 district provides flexible development options through the "Multiple Commercial Project" (MCP) program, which allows for increased floor area and height when a specific mix of uses is provided on a single site [Section 51A-4.126].
Purpose and General Character of the MC-2 District
The primary purpose of the MC-2 district in Dallas is to facilitate the development of moderate-density commercial projects that are sensitive to the proximity of residential neighborhoods. The City of Dallas established this district to provide flexible development options while ensuring that mixed-use projects do not adversely impact the residential character of the surrounding community [Section 51A-4.126].
A defining characteristic of the Dallas MC-2 district is its participation in the Multiple Commercial Project (MCP) framework. To qualify as an MCP, a development must include at least two or more categories of uses (Lodging, Office, or Retail/Personal Service) that each occupy a minimum percentage of the total floor area. Projects meeting these criteria are eligible for density and height bonuses [Section 51A-4.126].
Technical Development Standards
The Dallas MC-2 district utilizes specific setbacks, height limits, and lot coverage ratios to manage the transition between commercial uses and residential areas.
| Category | Standard |
|---|---|
| Minimum Front Yard | 15 feet [Section 51A-4.126] |
| Minimum Side/Rear Yard | 20 feet (if adjacent to or across an alley from a residential district); No minimum otherwise [Section 51A-4.126] |
| Maximum Structure Height | 70 feet [Section 51A-4.126] |
| Maximum Lot Coverage | 80% [Section 51A-4.126] |
| Base Floor Area Ratio (FAR) | 0.8 [Section 51A-4.126] |
| Maximum FAR with MCP Bonus | 0.9 (Mix of 2 uses); 1.0 (Mix of 3+ uses) [Section 51A-4.126] |
Permitted Land Uses in the Dallas MC-2 District
The Dallas MC-2 district allows a wide array of commercial and institutional uses. Some uses are permitted by right, while others require a Specific Use Permit (SUP), Residential Adjacency Review (RAR), or Development Impact Review (DIR).
Lodging and Residential Uses
The MC-2 district in Dallas is primarily commercial but allows for specialized residential and lodging services.
- Permitted by Right: Overnight general purpose shelter; Short-term rental lodging [Section 51A-4.126].
- Requires Review/Permit: Hotel or motel (RAR or SUP); Extended stay hotel or motel (SUP); College dormitory, fraternity, or sorority house [Section 51A-4.126].
Office and Retail Uses
Office and retail activities form the core of the Dallas MC-2 district's economy.
- Permitted by Right: Office; Medical clinic or ambulatory surgical center; Financial institution without a drive-in window; Dry cleaning or laundry store; Furniture store; General merchandise or food stores [Section 51A-4.126].
- Requires Review/Permit: Alternative financial establishment (SUP); Financial institution with a drive-in window (DIR); Convenience store with drive-through (SUP); Restaurant without drive-in/through (RAR); Restaurant with drive-in/through (DIR) [Section 51A-4.126].
Institutional and Community Service Uses
- Permitted by Right: Church; Convent or monastery; Library, art gallery, or museum; Child or adult care facility [Section 51A-4.126].
- Requires Review/Permit: Cemetery or mausoleum (SUP); Community service center (SUP); Hospital (SUP); Public school or open-enrollment charter school (SUP or RAR) [Section 51A-4.126].
Transportation and Utility Uses
- Permitted by Right: Transit passenger shelter; Tower/antenna for cellular communication [Section 51A-4.126].
- Requires Review/Permit: Heliport (SUP); Railroad passenger station (SUP); Electrical substation (SUP); Radio, television, or microwave tower (SUP); Water treatment plant (SUP) [Section 51A-4.126].
Multiple Commercial Project (MCP) Requirements
For a development in the Dallas MC-2 district to qualify for the higher Floor Area Ratios (FAR) and be recognized as a Multiple Commercial Project, it must meet these minimum floor area percentages:
- Lodging: 15% of total floor area.
- Office: 15% of total floor area.
- Retail and Personal Service: 10% of total floor area [Section 51A-4.126].
Sections Cited
- Section 51A-4.101: New Zoning Districts Established
- Section 51A-4.126: Multiple Commercial Districts
- Section 51A-2.102: Definitions
- Section 51A-4.412: Residential Proximity Slope