Guide to Dallas Multiple Commercial District 3 (MC-3) Zoning
The MC-3: Multiple Commercial District 3 in Dallas is a medium-density zone designed primarily for lodging, office, and retail uses, allowing for building heights up to 115 feet and a maximum of 9 stories. The district permits the intensification of development through "Multiple Commercial Project" bonuses while strictly prohibiting standard residential uses to maintain a compatible commercial character within the Dallas development code.
Purpose and General Character
The Dallas Development Code defines the MC-3 Multiple Commercial District as a zone intended for the development of medium-density lodging, office, and retail uses. This classification is specifically applied in areas where a moderate-density mixed-use development that includes a residential component might negatively impact the existing community [Section 51A-4.126(f)(1)].
The general character of the MC-3 Multiple Commercial District is defined by its exclusion of residential uses like single-family or multifamily dwellings, focusing instead on commercial activities that can be intensified through a "Multiple Commercial Project" (MCP) designation. Under an MCP, the City of Dallas allows for higher floor area ratios if a developer mixes various commercial use categories on a single site [Section 51A-4.126(a)].
Permitted Land Uses
Land uses in the Dallas MC-3 Multiple Commercial District are categorized by their level of permission, ranging from permitted by right to requiring a Specific Use Permit (SUP) or a Residential Adjacency Review (RAR).
Commercial and Office Uses
- Office Uses: Standard offices and medical clinics are permitted by right, while financial institutions with drive-in windows require a Specific Use Permit [Section 51A-4.126(f)(2)].
- Retail and Personal Service: Includes a wide range of uses such as dry cleaning, furniture stores, and general merchandise. Restaurants with drive-in or drive-through service require a Specific Use Permit [Section 51A-4.126(f)(2)].
- Lodging Uses: Hotels and motels are permitted but often require a Residential Adjacency Review (RAR) or a Specific Use Permit (SUP) [Section 51A-4.126(f)(2)].
Civic and Institutional Uses
- Permitted by Right: Churches, convents, libraries, museums, and certain schools.
- Permitted by SUP: Child or adult care facilities and hospitals.
Prohibited Uses
- Residential Uses: Standard residential dwellings, including single-family, duplex, and multifamily housing, are not permitted in the Dallas MC-3 Multiple Commercial District [Section 51A-4.126(f)(2)].
Technical Development Standards
The City of Dallas enforces specific yard, lot, and space regulations for the MC-3 Multiple Commercial District to ensure development remains within a medium-density envelope.
Yard and Height Standards
| Standard | Requirement |
|---|---|
| Minimum Front Yard | 15 feet [Section 51A-4.126(f)(4)(A)] |
| Minimum Side/Rear Yard | 20 feet if adjacent to a residential district; none otherwise [Section 51A-4.126(f)(4)(B)] |
| Maximum Structure Height | 115 feet [Section 51A-4.126(f)(4)(E)] |
| Maximum Number of Stories | 9 [Section 51A-4.126(f)(4)(H)] |
| Maximum Lot Coverage | 80 percent [Section 51A-4.126(f)(4)(F)] |
Floor Area Ratio (FAR) and MCP Bonuses
The MC-3 Multiple Commercial District allows for increased density when development is categorized as a "Multiple Commercial Project." To qualify, the combined floor areas of the uses must meet specific percentage thresholds, such as at least 10% for lodging and 15% for office uses [Section 51A-4.126(b)].
| Project Type | Maximum Floor Area Ratio (FAR) |
|---|---|
| Base (No MCP) | 1.2 |
| MCP with Mix of 2 Categories | 1.35 |
| MCP with Mix of 3 or More Categories | 1.5 |
Residential Proximity Slope
Developments in the Dallas MC-3 Multiple Commercial District are subject to a residential proximity slope. If any portion of a structure is over 26 feet in height, that portion may not be located above a slope originating from adjacent residential districts, such as R, R(A), D, D(A), TH, or TH(A) zones [Section 51A-4.126(f)(4)(E)].
Sections Cited
- Section 51A-4.101
- Section 51A-4.126
- Section 51A-4.201
- Section 51A-4.203
- Section 51A-4.209