Off-Street Parking Standards for MU-3(SAH) Mixed Use Districts in the City of Dallas
In the MU-3(SAH): Mixed Use District 3 Affordable, off-street parking requirements are determined by the specific use and whether the development utilizes mixed-income housing bonuses. For residential multifamily projects, the City of Dallas requires no parking for the first 20 units, while commercial and retail projects in this district often have a base requirement of zero spaces unless the project is contiguous to a single-family residential district. Nonresidential uses within a mixed-income project can receive parking reductions of up to 100% depending on the percentage of units set aside for households earning 50% or less of the Area Median Family Income [Section 51A-4.1106].
Residential Parking Requirements
The City of Dallas calculates off-street parking for residential projects in the MU-3(SAH) district based on the total number of dwelling units. While small-scale projects are exempt from parking requirements, larger developments must provide spaces for residents and guests [Section 51A-4.301].
| Residential Use Type | Required Parking Ratio |
|---|---|
| Multifamily (20 units or fewer) | None required |
| Multifamily (21 to 199 units) | 0.5 spaces per dwelling unit |
| Multifamily (200 units or more) | 1 space per dwelling unit |
| Guest Parking (20 to 99 units) | 10% of the required resident parking |
| Guest Parking (100 units or more) | 15% of the required resident parking |
Guest parking in the MU-3(SAH) district must be clearly marked and accessible via the driveway entrance or a walking gate [Section 51A-4.301].
Commercial and Nonresidential Parking Requirements
For many commercial, office, and retail uses in the MU-3(SAH) district, the City of Dallas specifies a base requirement of zero off-street parking spaces. However, if the commercial project is located on a lot contiguous to a residential district with a single-family use, specific minimums apply to prevent spillover parking [Section 51A-4.301].
| Commercial Use (Contiguous to Single-Family) | Minimum Off-Street Parking Requirement |
|---|---|
| Office | None required |
| Retail or Personal Service | None required (unless in MD-1 Overlay) |
| Building Repair and Maintenance Shop | 1 space per 500 square feet of floor area |
| Catering Service | 1 space per 500 square feet of floor area |
| Custom Business Service | 1 space per 500 square feet of floor area |
| Electronics Service Center | 1 space per 500 square feet of floor area |
| Medical or Scientific Laboratory | 1 space per 500 square feet of floor area |
| Job or Lithographic Printing | 1 space per 600 square feet of floor area |
Mixed-Income Housing Parking Reductions
Because the MU-3(SAH) district is designated for affordable housing, the City of Dallas provides substantial parking reductions for the nonresidential portions of mixed-income developments. These reductions are based on the Market Value Analysis (MVA) category of the site and the income "Tier" of the units provided [Section 51A-4.1106].
| MVA Category | Tier 1 (<= 50% AMFI) | Tier 2 (51% - 80% AMFI) | Tier 3 (81% - 100% AMFI) |
|---|---|---|---|
| MVA A-F | 100% Reduction | 50% Reduction | 20% Reduction |
| MVA G-I | 100% Reduction | 70% Reduction | 40% Reduction |
These reductions apply to the total number of required off-street parking spaces for nonresidential uses, excluding alcoholic beverage establishments and certain entertainment uses [Section 51A-4.1106].
General Parking Reductions and Adjustments
Beyond the affordable housing bonuses, the City of Dallas allows for additional reductions in the MU-3(SAH) district through alternative transportation provisions and tree preservation.
Bicycle Parking Credit
The total required off-street parking for a building site may be reduced by providing specialized bicycle parking facilities [Section 51A-4.314]:
- Short-term: A reduction of one space for every six short-term bicycle spaces provided.
- Long-term: A reduction of one space for every four long-term bicycle spaces provided.
- Showers/Lockers: An additional five percent reduction is available for nonresidential uses that provide showers and changing facilities for cyclists.
Tree Preservation Credit
The City of Dallas allows a reduction of one required off-street parking space for every protected tree retained on the site that would otherwise be removed for construction. This reduction cannot exceed 10% of the total required parking [Section 51A-4.312].
Sections Cited
- Section 51A-4.125. Mixed Use Districts
- Section 51A-4.207. Office Uses
- Section 51A-4.209. Residential Uses
- Section 51A-4.210. Retail and Personal Service Uses
- Section 51A-4.301. Off-Street Parking Regulations
- Section 51A-4.312. Tree Preservation Parking Reduction
- Section 51A-4.314. Reductions for Providing Bicycle Parking
- Section 51A-4.1106. Development Regulations (Mixed-Income Housing)