MU-1 Mixed Use District 1 Regulations in Dallas
The MU-1 Mixed Use District 1 in the City of Dallas provides for moderate-density developments with a base height of 80 feet and a maximum residential density of 15 units per acre. By qualifying as a Mixed Use Project (MUP), developments within the City of Dallas can increase height up to 120 feet and density up to 25 units per acre while achieving a total floor area ratio (FAR) of up to 1.1.
Purpose of the MU-1 District
The MU-1 Mixed Use District 1 is established by the City of Dallas to provide for the development of moderate-density retail, office, and/or multifamily residential uses in combination on single or contiguous building sites. The regulations for the MU-1 district are designed to encourage innovative and energy-conscious design, efficient circulation systems, the conservation of land, and the minimization of vehicular travel [Section 51A-4.125(d)(1)].
Permitted Land Uses
In the MU-1 district, the City of Dallas allows a broad range of uses. Some uses are permitted by right, while others require a Specific Use Permit (SUP), Residential Adjacency Review (RAR), or Development Impact Review (DIR) [Section 51A-4.125(d)(2)].
Residential and Lodging Uses
- Residential: Duplex, Multifamily, Residential hotel, Retirement housing, and Single family are permitted by right. College dormitories, fraternities, or sorority houses require an SUP.
- Lodging: Short-term rental lodging is permitted by right. Hotels or motels require RAR or an SUP, and extended-stay hotels or motels require an SUP.
Office and Retail Uses
- Office: Medical clinics, ambulatory surgical centers, and standard offices are permitted by right. Financial institutions with a drive-in window require a DIR.
- Retail and Personal Service: Most standard retail uses, such as furniture stores, dry cleaning, and general merchandise stores, are permitted by right. However, restaurants with drive-in or drive-through service require a DIR, and those without require RAR. Large-scale retail (100,000 square feet or more) requires an SUP.
Civic and Recreation Uses
- Civic: Child or adult care facilities, churches, and convents are permitted by right. Community service centers and hospitals require an SUP.
- Recreation: Country clubs, private recreation centers, and public parks are permitted by right.
Industrial and Commercial Uses
- Commercial: Catering services, custom business services, and electronics service centers are permitted by right. Labor halls and medical/scientific laboratories require an SUP.
- Industrial: Gas drilling and production and temporary batching plants require an SUP.
Development Standards
The City of Dallas regulates the MU-1 district through specific yard, lot, and space requirements. These standards vary depending on whether the development qualifies as a "Mixed Use Project" (MUP) [Section 51A-4.125(d)(4)].
Density, Height, and Coverage
| Regulation | Base (No MUP) | MUP (2 Categories) | MUP (3+ Categories) |
|---|---|---|---|
| Max Dwelling Units (Per Acre) | 15 | 20 | 25 |
| Max Height (in feet) | 80 feet | 90 feet (No Retail) | 120 feet (With Retail) |
| Max Lot Coverage | 80% | 80% | 80% |
Floor Area Ratio (FAR)
The total maximum FAR for the MU-1 district is as follows:
| Development Type | Total Maximum FAR |
|---|---|
| Base (No MUP) | 0.8 |
| MUP (2 Categories, No Residential) | 0.9 |
| MUP (2 Categories, With Residential) | 1.0 |
| MUP (3 Categories, No Residential) | 1.0 |
| MUP (3 Categories, With Residential) | 1.1 |
Setback Requirements
| Yard Type | Minimum Distance |
|---|---|
| Front Yard | 15 feet [Section 51A-4.125(d)(4)(A)] |
| Side and Rear Yard | 20 feet if adjacent to a residential district; otherwise, no minimum [Section 51A-4.125(d)(4)(B)] |
General Character and Mixed Use Projects (MUP)
The City of Dallas promotes a specific character for the MU-1 district by incentivizing the mixing of uses. To qualify as an MUP and receive density or height bonuses, a development must contain uses in two or more of the following categories, and those uses must meet minimum floor area percentages [Section 51A-4.125(b)]:
- Lodging: 15%
- Office: 15%
- Residential: 15%
- Retail and Personal Service: 10%
Additionally, if a structure in the MU-1 district is over 26 feet in height, it must not exceed a residential proximity slope if it originates in certain residential districts [Section 51A-4.125(d)(4)(E)].
Sections Cited
- Section 51A-4.125. Mixed Use Districts
- Section 51A-4.209. Residential Uses
- Section 51A-4.210. Retail and Personal Service Uses