MC-1 Multiple Commercial District 1 in Dallas

The MC-1: Multiple Commercial District 1 in Dallas is designed for moderate-density developments featuring lodging, office, and retail uses, primarily located in or adjacent to residential communities. This district provides a base Floor Area Ratio (FAR) of 0.8, which can increase up to 1.0 when a development qualifies as a "Multiple Commercial Project" by mixing use categories. Residential proximity is a major factor in this district, with structure heights limited by proximity slopes and mandatory 20-foot setbacks when directly adjacent to residential zones.

Purpose and General Character

The Dallas Development Code establishes the MC-1: Multiple Commercial District 1 to facilitate flexible development options for moderate-density lodging, office, and retail uses [Section 51A-4.126(d)(1)]. The district's character is defined by its compatibility with nearby residential neighborhoods; it is intended for areas where high-intensity mixed-use developments might otherwise negatively impact the community [Section 51A-4.126(d)(1)].

A primary feature of the MC-1: Multiple Commercial District 1 is the "Multiple Commercial Project" (MCP) concept. In the Dallas municipality, an MCP is a development that earns density and height bonuses by including a specific mix of uses on one site [Section 51A-4.126(a)]. To qualify as an MCP in the MC-1: Multiple Commercial District 1, a project must allocate at least 15% of its total floor area to lodging, 15% to office, and 10% to retail and personal service uses [Section 51A-4.126(b)].

Permitted Land Uses

The Dallas Development Code allows for a wide array of uses within the MC-1: Multiple Commercial District 1. These uses are categorized below, with notations for those requiring a Specific Use Permit [SUP], Development Impact Review [DIR], or Residential Adjacency Review [RAR].

Residential and Lodging Uses

Residential: Single family, duplex, multifamily, college dormitory, fraternity or sorority house, group residential facility, residential hotel, and retirement housing [Section 51A-4.126(d)(2)(I)].
Lodging: Hotel or motel [RAR or SUP], overnight general-purpose shelter, and short-term rental lodging [Section 51A-4.126(d)(2)(E)].

Office and Business Service Uses

Office: Medical clinic or ambulatory surgical center, general office, financial institution [DIR/RAR], and alternative financial establishments [SUP] [Section 51A-4.126(d)(2)(G)].
Commercial and Business Services: Catering service, custom business services, and electronics service centers [Section 51A-4.126(d)(2)(B)].

Retail and Personal Service Uses

Permitted by Right: Furniture store, general merchandise or food store (up to 100,000 square feet), and personal service uses [Section 51A-4.126(d)(2)(J)].
Permitted with Review: Ambulance service [RAR], auto service center [RAR], business school, car wash [RAR], and restaurant without drive-in or drive-through [RAR] [Section 51A-4.126(d)(2)(J)].
Permitted by SUP/DIR: Liquor store [SUP], motor vehicle fueling station, dry cleaning or laundry store, swap or buy shop [SUP], and restaurant with drive-in or drive-through service [DIR] [Section 51A-4.126(d)(2)(J)].

Institutional, Civic, and Other Uses

Civic: Church, college, convent, library, and public or private school [Section 51A-4.126(d)(2)(D)].
Utility: Local utilities, police or fire station, post office, and radio/microwave towers [Section 51A-4.126(d)(2)(L)].
Industrial: Gas drilling and production [SUP] and temporary concrete or asphalt batching plants [SUP] [Section 51A-4.126(d)(2)(C)].
Wholesale/Storage: Mini-warehouse [SUP] and various recycling facilities [Section 51A-4.126(d)(2)(M)].

Technical Development Standards

The MC-1: Multiple Commercial District 1 follows specific yard, lot, and space regulations as mandated by the Dallas Development Code.

Standard	Requirement
Minimum Front Yard	15 feet [Section 51A-4.126(d)(4)(A)]
Urban Form Front Setback	Additional 20-foot setback for portions of a building above 45 feet in height [Section 51A-4.126(d)(4)(A)]
Minimum Side/Rear Yard	20 feet if adjacent to or across an alley from a residential district; otherwise none [Section 51A-4.126(d)(4)(B)]
Maximum Building Height	70 feet [Section 51A-4.126(d)(4)(E)]
Maximum Lot Coverage	80 percent [Section 51A-4.126(d)(4)(F)]
Minimum Lot Size	No minimum [Section 51A-4.126(d)(4)(G)]
Maximum Stories	5 stories above grade [Section 51A-4.126(d)(4)(H)]

Floor Area Ratio (FAR)

Maximum FAR in the MC-1: Multiple Commercial District 1 is determined by whether the project qualifies as an MCP [Section 51A-4.126(d)(4)(D)].

Base (No MCP): 0.8
MCP with Mix of 2 Use Categories: 0.9
MCP with Mix of 3 or More Use Categories: 1.0

Residential Adjacency Protections

The Dallas municipality implements strict protections to prevent "visual intrusion" from commercial structures into residential areas. In the MC-1: Multiple Commercial District 1, no portion of a balcony or building opening that faces a residential district may penetrate or be located above a "residential proximity slope" originating from that residential district [Section 51A-4.126(d)(8)(B)].

Sections Cited

Section 51A-4.126. Multiple Commercial Districts
Section 51A-4.101. New Zoning Districts Established
Section 51A-4.201 through 51A-4.217. Use Regulations
Section 51A-4.301. Off-Street Parking Regulations
Section 51A-4.410. Schedule of Yard, Lot, and Space Regulations