Dallas MU-2 Mixed Use District 2: Regulations and Guidelines
The MU-2 Mixed Use District 2 in the City of Dallas is a medium-density zoning classification that permits a high-intensity integration of retail, office, hotel, and multifamily residential uses. Standard developments are limited to a base height of 135 feet and a floor area ratio (FAR) of 1.6, though "Mixed Use Projects" that incorporate residential components can increase density to 100 dwelling units per net acre and a maximum height of 180 feet [Section 51A-4.125(e)].
Purpose and General Character
The City of Dallas established the MU-2 Mixed Use District 2 to facilitate the development of medium-density nonresidential and residential uses in combination on single or contiguous building sites. The primary objectives of the MU-2 Mixed Use District 2 include the promotion of innovative and energy-conscious design, the development of efficient circulation systems, the conservation of land, and the minimization of vehicular travel through the co-location of diverse land uses [Section 51A-4.125(e)(1)].
A defining feature of this district is the "Mixed Use Project" (MUP) designation. To qualify as an MUP in the City of Dallas, a development must meet specific minimum floor area percentages for different use categories, as detailed in the table below:
MU-2 Mixed Use Project (MUP) Thresholds
| Use Category | Minimum % of Total Floor Area |
|---|---|
| Lodging | 10% |
| Office | 15% |
| Residential | 10% |
| Retail and Personal Service | 5% |
| [Section 51A-4.125(b)] |
Permitted Land Uses
The MU-2 Mixed Use District 2 allows a broad array of land uses, ranging from residential to commercial services. Many uses are allowed by right, while others require a Specific Use Permit (SUP), Residential Adjacency Review (RAR), or Development Impact Review (DIR).
- Residential Uses: Includes multifamily, duplex, single family, retirement housing, residential hotels, and college dormitories [Section 51A-4.125(e)(2)(I)].
- Office and Professional: Includes general offices, medical clinics, ambulatory surgical centers, and financial institutions [Section 51A-4.125(e)(2)(G)].
- Retail and Personal Service: Includes general merchandise or food stores of all sizes, restaurants (with and without drive-in service), furniture stores, and alcoholic beverage establishments [Section 51A-4.125(e)(2)(J)].
- Lodging: Includes hotels and motels, extended stay facilities, and short-term rentals [Section 51A-4.125(e)(2)(E)].
- Institutional and Community Service: Includes child care facilities, churches, colleges, libraries, museums, and hospitals [Section 51A-4.125(e)(2)(D)].
- Commercial and Wholesale: Includes catering services, custom business services, mini-warehouses (subject to SUP), and regular warehouse uses (subject to RAR) [Section 51A-4.125(e)(2)(B), (M)].
Development Standards
Development within the City of Dallas MU-2 Mixed Use District 2 is governed by strict yard, lot, and space regulations. These standards vary depending on whether the development is a standard single-use project or a qualified Mixed Use Project (MUP).
Yard and Lot Requirements
| Regulation | Standard Requirement |
|---|---|
| Front Yard Setback | 15 feet minimum |
| Side Yard Setback | 30 feet minimum if adjacent to an R, R(A), D, D(A), TH, TH(A), or CH district; otherwise no minimum |
| Rear Yard Setback | 30 feet minimum if adjacent to an R, R(A), D, D(A), TH, TH(A), or CH district; otherwise no minimum |
| Max. Lot Coverage | 80% |
| [Section 51A-4.125(e)(4)] |
Density and Intensity Standards
The maximum Floor Area Ratio (FAR) and dwelling unit density are incentivized for projects that mix uses, particularly those that include a residential component.
| Development Type | Max. Dwelling Units (Per Net Acre) | Max. Floor Area Ratio (FAR) |
|---|---|---|
| Base (No MUP) | 50 | 1.6 |
| MUP (Mix of 2 Categories, no Res) | 75 | 1.8 |
| MUP (Mix of 2 Categories, with Res) | 75 | 2.0 |
| MUP (Mix of 3+ Categories, no Res) | 100 | 2.0 |
| MUP (Mix of 3+ Categories, with Res) | 100 | 2.25 |
| [Section 51A-4.125(e)(4)(C)-(D)] |
Height and Story Limits
The City of Dallas imposes height limits that vary based on the retail component of the mixed-use project.
| Development Category | Max. Structure Height | Max. Number of Stories |
|---|---|---|
| Base (No MUP) | 135 feet | 10 stories |
| MUP (No Retail) | 135 feet | 10 stories |
| MUP (With Retail) | 180 feet | 14 stories |
| [Section 51A-4.125(e)(4)(E), (H)] |
Mixed-Income and SAH District Provisions
The City of Dallas also recognizes an MU-2(SAH) sub-district, which is intended to encourage the provision of affordable housing. Developments in the MU-2 district may be eligible for density bonuses if they provide Standard Affordable Housing (SAH) units or obtain a development bonus for mixed-income housing [Section 51A-4.1100]. When these bonuses are utilized, the maximum dwelling unit density can be increased further based on the specific percentage of SAH units provided and the Market Value Analysis (MVA) category of the site [Section 51A-4.125(e)(4)(I)].
Sections Cited
- Section 51A-4.125. Mixed Use Districts
- Section 51A-4.1100. Mixed-Income Housing
- Section 51A-4.125(b). Qualifying as a Mixed Use Project
- Section 51A-4.125(e). MU-2 and MU-2(SAH) Districts
- Section 51A-4.125(e)(1). Purpose
- Section 51A-4.125(e)(4). Yard, Lot, and Space Regulations