MU-1(SAH): Mixed Use District 1 Affordable in Dallas
The MU-1(SAH) district in the City of Dallas is a moderate-density mixed-use category designed to integrate retail, office, and multifamily residential uses while providing specific density and height incentives for affordable housing. This Dallas development zone allows a base density of 15 dwelling units per net acre, which may be increased to 25 units per acre if the developer provides a specified percentage of standard affordable housing (SAH) units [SEC. 51A-4.125(d)].
Purpose and Intent of the MU-1(SAH) District
The City of Dallas established the MU-1(SAH) district to encourage the development of moderate-density retail, office, and/or multifamily residential uses in combination on single or contiguous building sites. The district is intended to promote innovative and energy-conscious design, efficient circulation systems, and the conservation of land by minimizing vehicular travel [SEC. 51A-125(d)(1)]. A primary distinction of the "SAH" suffix is the intent to encourage the provision of standard affordable housing throughout the City of Dallas [SEC. 51A-4.901].
Permitted Land Uses in MU-1(SAH)
Land uses in the MU-1(SAH) district are broadly categorized into residential, office, retail, and service uses. Many uses are permitted by right, while others require a Specific Use Permit (SUP) or are subject to Residential Adjacency Review (RAR) [SEC. 51A-4.125(d)(2)].
Residential and Lodging Uses
- Residential: Single family, duplex, multifamily, group residential facility [RAR], retirement housing, and residential hotel [SEC. 51A-4.125(d)(2)(I)].
- Lodging: Hotel or motel [RAR or SUP], short-term rental lodging, and extended stay hotel or motel [SUP] [SEC. 51A-4.125(d)(2)(E)].
Office and Retail Uses
- Office: Medical clinic or ambulatory surgical center, and general office [SEC. 51A-4.125(d)(2)(G)].
- Retail and Personal Service: General merchandise or food store, furniture store, dry cleaning or laundry store, and restaurant without drive-in or drive-through service [SEC. 51A-4.125(d)(2)(J)].
- Specialty Retail: Liquor store, pawn shop, and paraphernalia shop [SUP] [SEC. 51A-4.125(d)(2)(J)].
Civic and Commercial Service Uses
- Civic: Church, public or private school [SUP or RAR], library, art gallery, or museum [SEC. 51A-4.125(d)(2)(D)].
- Commercial Service: Catering service, custom business services, and electronics service center [SEC. 51A-4.125(d)(2)(B)].
General Character and Development Standards
The character of the MU-1(SAH) district is defined by its "Mixed Use Project" (MUP) requirements. To qualify for maximum density and height bonuses in the City of Dallas, a development must include a combination of categories (lodging, office, residential, or retail) where each category meets a minimum percentage of the total floor area [SEC. 51A-4.125(b)].
Yard and Space Regulations
The City of Dallas enforces the following dimensional requirements for the MU-1(SAH) district:
| Regulation | Standard |
|---|---|
| Front Yard Setback | 15 feet minimum [SEC. 51A-4.125(d)(4)(A)] |
| Side and Rear Yard | 20 feet if adjacent to a residential district; none otherwise [SEC. 51A-4.125(d)(4)(B)] |
| Maximum Lot Coverage | 80 percent [SEC. 51A-4.125(d)(4)(F)] |
| Minimum Lot Size | No minimum lot size [SEC. 51A-4.125(d)(4)(G)] |
Floor Area Ratio (FAR) and Density Bonuses
The MU-1(SAH) district uses a tiered FAR system based on whether the development is a standard project or a qualified Mixed Use Project (MUP).
| Use Category | Base (No MUP) | MUP with 2 Categories | MUP with 3+ Categories |
|---|---|---|---|
| Lodging | 0.8 | 0.85 | 0.95 |
| Office | 0.8 | 0.85 | 0.95 |
| Residential | 0.8 | 0.90 (with Res) | 0.95 (with Res) |
| Retail/Service | 0.4 | 0.5 | 0.6 |
| Total Development | 0.8 | 0.9 to 1.0 | 1.0 to 1.1 |
Note: Residential FAR bonuses are awarded specifically for the inclusion of residential units in the mix [SEC. 51A-4.125(d)(4)(D)].
Height Limits
The maximum structure height in the MU-1(SAH) district depends on the specific use mix:
| Development Type | Maximum Height |
|---|---|
| Base (No MUP) | 80 feet |
| MUP with Mix (No Retail) | 90 feet |
| MUP with Retail | 120 feet |
Structures are also subject to the City of Dallas residential proximity slope if they are located near certain residential districts [SEC. 51A-4.125(d)(4)(E)].
Affordable Housing Incentives
The "SAH" component provides a specific density bonus for residential units. In the City of Dallas MU-1(SAH) district, the maximum dwelling unit density increases as the percentage of units reserved for lower-income families increases [SEC. 51A-4.125(d)(4)(C)].
| Percentage of SAH Units Provided | Dwelling Units Permitted (per net acre) |
|---|---|
| 0% | 15 |
| 5% | 16 |
| 10% | 17 |
| 15% | 20 |
| 20% | 25 |
Sections Cited
- SEC. 51A-4.101. NEW ZONING DISTRICTS ESTABLISHED.
- SEC. 51A-4.125. MIXED USE DISTRICTS.
- SEC. 51A-4.901. PURPOSE. (Affordable Housing)
- SEC. 51A-4.408. MAXIMUM BUILDING HEIGHT.
- SEC. 51A-4.412. RESIDENTIAL PROXIMITY SLOPE.