MO-1: Mid-range Office District 1 in Dallas
The MO-1: Mid-range office district 1 in Dallas is a nonresidential zoning classification designed for high-intensity office and limited service uses that serve community and city-wide needs. Factual highlights include a maximum building height of 135 feet (up to 10 stories), a floor area ratio (FAR) of 2.0, and a requirement for a 20-foot side or rear yard setback when the property is adjacent to residential districts [Sec. 51A-4.121(c)].
Purpose and General Character
The MO-1: Mid-range office district 1 is established by the City of Dallas to accommodate sophisticated office developments. The district is intended to serve as a transition or support area, typically located adjacent to higher-density residential zones or near other low-to-medium density office, retail, and industrial districts [Sec. 51A-4.121(c)(1)].
The character of the MO-1: Mid-range office district 1 is defined by its mid-rise building envelope and its focus on professional environments. While primarily an office district, it allows for certain complementary retail and residential uses as minor components, provided they do not negatively impact the surrounding community or create excessive trip generation [Sec. 51A-4.121(c)(1)].
Permitted Land Uses
Land uses in the MO-1: Mid-range office district 1 are categorized into main uses (permitted by right), limited uses [L], those requiring a Specific Use Permit [SUP], and those requiring Residential Adjacency Review [RAR] or Development Impact Review [DIR].
Office and Professional Uses
- Medical clinic or ambulatory surgical center: Permitted by right.
- Office: Permitted by right.
- Financial institution without drive-in window: Permitted by right.
- Financial institution with drive-in window: Permitted subject to [DIR].
- Alternative financial establishment: Permitted only by [SUP] [Sec. 51A-4.121(c)(2)].
Residential and Lodging Uses
- College dormitory, fraternity, or sorority house: Permitted by [SUP].
- Hotel or motel: Permitted subject to [RAR] or [SUP].
- Short-term rental lodging: Permitted by right.
- Overnight general purpose shelter: Permitted by right for 20 or fewer guests; by [SUP] for more than 20 guests [Sec. 51A-4.121(c)(2)].
Retail and Personal Service Uses
- Business school: Permitted by right.
- Catering service: Permitted as a limited use [L].
- Dry cleaning or laundry store: Permitted as a limited use [L].
- General merchandise or food store (3,500 sq. ft. or less): Permitted as a limited use [L].
- Motor vehicle fueling station: Permitted as a limited use [L].
- Restaurant without drive-in or drive-through service: Permitted as a limited use [L] subject to [RAR] [Sec. 51A-4.121(c)(2)].
Development Standards
The City of Dallas imposes specific "Yard, Lot, and Space" regulations to control the density and physical form of structures within the MO-1: Mid-range office district 1.
| Regulation Type | Standard |
|---|---|
| Minimum Front Yard | 15 feet |
| Minimum Side Yard | 20 feet (if adjacent to a residential district); 0 feet (all other cases) |
| Minimum Rear Yard | 20 feet (if adjacent to a residential district); 0 feet (all other cases) |
| Maximum Floor Area Ratio (FAR) | 2.0 |
| Maximum Height | 135 feet |
| Maximum Number of Stories | 10 stories |
| Maximum Lot Coverage | 80% |
| Minimum Lot Size | No minimum |
[Sec. 51A-4.121(c)(4)]
Parking and Loading Requirements
Parking requirements in the MO-1: Mid-range office district 1 are generally lower than in other districts, with many uses requiring no off-street parking unless they are located within a specific overlay, such as the MD-1 Modified Delta Overlay.
| Use Category | Parking Requirement (Standard) |
|---|---|
| Office | None (1 per 333 sq. ft. if in MD-1 Overlay) |
| Medical Clinic | None (1 per 200 sq. ft. if in MD-1 Overlay) |
| Church | None (if 20,000 sq. ft. or less) |
| Retail / Personal Service | None (unless specified by use) |
| Residential Uses | None (unless specified by use) |
[Sec. 51A-4.301, Table 1.0.1 and 1.2.1]
Additional District Regulations
- Visual Intrusion: In the MO-1: Mid-range office district 1, no portion of a balcony or opening that faces a residential district may penetrate the "residential proximity slope" [Sec. 51A-4.121(c)(8)(B)].
- Stories: While the maximum is 10 stories, parking garages are exempt from the story count but must still comply with the overall height limits in feet [Sec. 51A-4.121(c)(4)(H)].
- Development Impact Review: A site plan must be submitted and approved for any project in the MO-1: Mid-range office district 1 where the estimated trip generation exceeds 6,000 trips per day or 500 trips per acre per day [Sec. 51A-4.121(c)(8)(A)].
Sections Cited
- Sec. 51A-4.101. New zoning districts established.
- Sec. 51A-4.121. Office districts.
- Sec. 51A-4.205. Lodging uses.
- Sec. 51A-4.207. Office uses.
- Sec. 51A-4.210. Retail and personal service uses.
- Sec. 51A-4.301. Off-street parking regulations.
- Sec. 51A-4.412. Residential proximity slope.