MU-3 Mixed Use District 3: Purpose, Uses, and Development Standards in Dallas
The MU-3: Mixed Use District 3 in the City of Dallas is a high-density zoning classification designed to integrate significant retail, office, lodging, and residential uses with base building heights starting at 90 feet. Within the City of Dallas, this district utilizes a "Mixed Use Project" (MUP) incentive system that allows developers to increase building heights up to 270 feet and floor area ratios up to 4.5 by combining multiple land-use categories.
Purpose of the MU-3 District
The primary purpose of the MU-3 district in the City of Dallas is to facilitate the development of high-density retail, office, hotel, and multifamily residential uses on single or contiguous building sites [Section 51A-4.125(f)(1)]. The City of Dallas intends for this district to encourage innovative and energy-conscious design, promote efficient circulation systems, conserve land, and minimize the need for extensive vehicular travel by concentrating diverse uses in a single area [Section 51A-4.125(f)(1)].
General Character and the Mixed Use Project (MUP)
The MU-3 district is characterized by its intensity and the use of density bonuses to reward "mixed use projects." To qualify as an MUP in the City of Dallas, a development must include at least two of the following categories, and those categories must meet minimum percentages of the total floor area:
| 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)]
Permitted Land Uses
The City of Dallas permits a wide array of uses in the MU-3 district. If a use is designated with [SUP], it requires a Specific Use Permit; [RAR] indicates Residential Adjacency Review is required; and [DIR] indicates Development Impact Review is required.
Residential and Lodging Uses
- Multifamily residential
- Duplex and Single-family living
- Residential hotel
- Retirement housing
- Hotel or motel [RAR or SUP]
- Short-term rental lodging
- College dormitory, fraternity, or sorority house
[Section 51A-4.125(f)(2)]
Office and Retail Uses
- General office
- Medical clinic or ambulatory surgical center
- Financial institution without drive-in window
- Financial institution with drive-in window [DIR]
- General merchandise or food store (all sizes)
- Alcoholic beverage establishments [Section 51A-4.210(b)(4)]
- Personal service uses
- Restaurants with or without drive-in/through service [DIR/RAR]
[Section 51A-4.125(f)(2)]
Other Permitted Uses
- Agricultural: Crop production.
- Industrial: Gas drilling and production [SUP] and temporary batching plants [SUP].
- Institutional: Public or private schools [RAR/SUP], churches, and hospitals [RAR].
- Wholesale: Office showroom/warehouse and trade centers.
- Transportation: Transit passenger shelter and heliport [SUP].
[Section 51A-4.125(f)(2)]
Development Standards
Technical requirements in the MU-3 district govern the physical placement and intensity of buildings. The City of Dallas mandates specific setbacks to protect surrounding residential areas.
| Regulation | Standard |
|---|---|
| Minimum Front Yard | 15 feet |
| Urban Form Setback | Additional 20-foot setback for portions of a structure above 45 feet |
| Minimum Side/Rear Yard | 30 feet if adjacent to a residential district; otherwise 0 or 5 feet |
| Maximum Lot Coverage | 80% (parking structures excluded from calculation) |
| Maximum Floor Area Ratio (Base) | 3.2 |
| Maximum Floor Area Ratio (MUP) | 4.5 (requires 3+ categories including residential) |
| Maximum Building Height (Base) | 90 feet |
| Maximum Building Height (MUP) | 270 feet |
[Section 51A-4.125(f)(4)]
Residential Proximity Slope
Buildings in the MU-3 district are restricted by a residential proximity slope if they are located near certain residential zones. Any portion of a structure over 26 feet in height may not be located above a slope originating at the boundary of an R, R(A), D, D(A), TH, or TH(A) district [Section 51A-4.125(f)(4)(E)(i)].
Off-Street Parking
Parking requirements for the MU-3 district are generally determined by the specific use of the property. For example, multifamily uses require parking based on the number of bedrooms, while office and retail uses require one space per a specific amount of square footage (e.g., 1 space per 333 square feet for general office) [Section 51A-13.402].
Sections Cited
- Division 51A-4.120 Nonresidential District Regulations
- Section 51A-4.101 New Zoning Districts Established
- Section 51A-4.125 Mixed Use Districts
- Section 51A-4.200 Use Regulations
- Section 51A-4.210 Retail and Personal Service Uses
- Section 51A-13.402 Required Parking