Guide to the MU-3(SAH) Mixed Use District 3 Affordable in Dallas
The MU-3(SAH) Mixed Use District in Dallas is a high-density zoning classification designed to facilitate the integration of retail, office, hotel, and multifamily residential uses with a primary focus on providing affordable housing. This district allows a base floor area ratio of 3.2 and can reach a maximum structure height of 270 feet when developed as a qualifying mixed-use project with retail components. The MU-3(SAH) designation specifically utilizes density and height bonuses to incentivize the set-aside of residential units for lower-income families [Section 51A-4.125(f)].
Purpose and General Character
The primary purpose of the MU-3(SAH) Mixed Use District is to encourage the development of high-density projects that combine multiple distinct land uses on a single or contiguous building site. The City of Dallas established this district to promote innovative and energy-conscious design, efficient circulation systems, and the conservation of land while minimizing vehicular travel. By adding the (SAH) suffix, the Dallas City Council provides specific incentives for developers to include Standard Affordable Housing units within these high-intensity developments [Section 51A-4.125(f)(1)].
Permitted Land Uses
The Dallas development code permits a wide range of uses within the MU-3(SAH) district, though several are subject to specific use permits (SUP), residential adjacency reviews (RAR), or development impact reviews (DIR).
Principal Permitted Uses
- Agricultural Uses: Crop production [Section 51A-4.125(f)(2)(A)].
- Commercial and Business Service Uses: Catering service, custom business services, and electronics service center [Section 51A-4.125(f)(2)(B)].
- Industrial Uses: Gas drilling and production [SUP] and temporary concrete or asphalt batching plant [SUP] [Section 51A-4.125(f)(2)(C)].
- Institutional and Community Service Uses: Church, library, art gallery, or museum. Public or private schools and community service centers require an SUP [Section 51A-4.125(f)(2)(D)].
- Lodging Uses: Hotel or motel [SUP or RAR] and short-term rental lodging [Section 51A-4.125(f)(2)(E)].
- Office Uses: Medical clinic, office, and financial institutions without drive-in windows. Financial institutions with drive-in windows require a DIR [Section 51A-4.125(f)(2)(G)].
- Residential Uses: Multifamily, duplex, and retirement housing [Section 51A-4.125(f)(2)(I)].
- Retail and Personal Service Uses: Animal shelter [RAR], dry cleaning, general merchandise, furniture store, and restaurants [Section 51A-4.125(f)(2)(J)].
- Wholesale, Distribution, and Storage Uses: Mini-warehouse [SUP] and trade center [Section 51A-4.125(f)(2)(M)].
Mixed Use Project (MUP) Requirements
To qualify for density and height bonuses in Dallas, a development in the MU-3(SAH) district must qualify as a Mixed Use Project (MUP). This requires that the development contains at least two or more of the following categories, meeting the minimum floor area percentages listed below:
| Use Category | Minimum % of Total Floor Area |
|---|---|
| Lodging | 10% |
| Office | 15% |
| Residential | 10% |
| Retail and Personal Service | 5% |
| Wholesale, Distribution, and Storage | 15% |
[Section 51A-4.125(b)]
Yard, Lot, and Space Regulations
The MU-3(SAH) district features stringent setback and density regulations to ensure compatibility with surrounding Dallas neighborhoods.
| Regulation | Standard |
|---|---|
| Minimum Front Yard | 15 feet [Section 51A-4.125(f)(4)(A)] |
| Minimum Side/Rear Yard | 30 feet where adjacent to or across an alley from a residential district; 0 feet in all other cases [Section 51A-4.125(f)(4)(B)] |
| Maximum Lot Coverage | 80% (includes aboveground parking structures) [Section 51A-4.125(f)(4)(F)] |
| Base Floor Area Ratio (FAR) | 3.2 [Section 51A-4.125(f)(4)(D)] |
| Maximum FAR (with MUP/Res) | 4.5 [Section 51A-4.125(f)(4)(D)] |
| Maximum Height | Varies from 90 to 270 feet based on MUP and Retail mix [Section 51A-4.125(f)(4)(E)] |
Height and Density Bonuses
In the MU-3(SAH) district, the maximum floor area ratio can be increased by 1.0 above the standard allowed if a development bonus for mixed-income housing is utilized. Additionally, the maximum lot coverage can be increased to 90% for developments with transit proximity [Section 51A-4.125(f)(4)(I)].
Affordable Housing Set-Asides
Qualifying for the (SAH) incentives in Dallas requires reserving a percentage of units for households within specific Area Median Family Income (AMFI) tiers.
- Tier 1: Households at or below 50% of AMFI.
- Tier 2: Households between 51% and 80% of AMFI.
- Tier 3: Households between 81% and 100% of AMFI.
The number of required reserved units and the corresponding floor area ratio bonuses are determined by the location of the building site within the Dallas Market Value Analysis (MVA) categories [Section 51A-4.1106].
Sections Cited
- Section 51A-4.101. New Zoning Districts Established.
- Section 51A-4.1106. Development Regulations.
- Section 51A-4.125. Mixed Use Districts.
- Section 51A-4.200. Use Regulations.
- Section 51A-4.900. Affordable Housing.