Permitted and Prohibited Uses in the MU-1(SAH) Mixed Use District of Dallas
The MU-1(SAH) Mixed Use District in Dallas is a specific zoning designation intended to facilitate the development of moderate density retail, office, and multifamily residential uses in combination on single or contiguous building sites. This district specifically encourages the provision of affordable housing by granting density and height bonuses to developers who set aside a required percentage of units for lower-income families [Section 51A-4.125(d)]. In the City of Dallas, the "SAH" suffix denotes that the regulations must comply with the city's affordable housing program and the Davis-Bacon Act requirements where applicable [Section 51A-4.901].
Primary Permitted Main Uses
In the MU-1(SAH) Mixed Use District of Dallas, main uses are categorized by their necessity for special review. Uses followed by "[SUP]" require a Specific Use Permit, "[DIR]" requires Development Impact Review, and "[RAR]" requires Residential Adjacency Review [Section 51A-4.125(d)(2)].
Residential and Lodging Uses
- Residential: Single family; duplex; multifamily; college dormitory, fraternity, or sorority house; residential hotel; and retirement housing [Section 51A-4.125(d)(2)(I)].
- Lodging: Extended stay hotel or motel [SUP]; and hotel or motel [RAR or SUP] [Section 51A-4.125(d)(2)(E)].
Office and Commercial Uses
- Office: Medical clinic or ambulatory surgical center; and general office uses [Section 51A-4.125(d)(2)(G)].
- Retail and Personal Service: Personal service uses; dry cleaning or laundry store; furniture store; general merchandise or food stores; nursery/garden shop; and restaurants [Section 51A-4.125(d)(2)(J)].
- Financial: Financial institution without drive-in window [DIR]; and financial institution with drive-in window [DIR] [Section 51A-4.125(d)(2)(G)].
Civic and Institutional Uses
- Education: Public or private school [RAR or SUP]; and child-care facility [Section 51A-4.125(d)(2)(D)].
- Community: Community service center [SUP]; library, art gallery, or museum; and place of worship [Section 51A-4.125(d)(2)(D)].
Prohibited Uses
Any use not specifically listed as a permitted use in the Dallas Development Code for this district is considered prohibited [Section 51A-4.101]. Specifically, the following categories are excluded from the MU-1(SAH) Mixed Use District:
- Industrial Uses: No industrial (inside or outside), gas drilling, or mining operations are permitted [Section 51A-4.125(d)(2)].
- Wholesale, Distribution, and Storage: Most wholesale trade or warehouse operations are prohibited, with the exception of recycling drop-off containers [Section 51A-4.125(d)(2)(M)].
- Commercial and Business Service: Uses such as machine shops, vehicle repair, or labor halls are not permitted in this residential/retail-focused district [Section 51A-4.125(d)(2)(B)].
Yard, Lot, and Space Regulations
The City of Dallas maintains strict standards for building placement and density within the MU-1(SAH) Mixed Use District to ensure compatibility with surrounding neighborhoods.
| Regulation Type | Standard Requirement |
|---|---|
| Front Yard Setback | 15 feet (Minimum) |
| Side Yard Setback | 20 feet (adjacent to residential); 0 feet (other cases) |
| Rear Yard Setback | 20 feet (adjacent to residential); 0 feet (other cases) |
| Maximum Lot Coverage | 80% (includes aboveground parking structures) |
| Maximum Floor Area Ratio (Base) | 0.8 total for all uses combined |
| Maximum Building Height (Base) | 80 feet (approximately 6 stories) |
Source: [Section 51A-4.125(d)(4)]
Density Bonuses for Affordable Housing (SAH)
The MU-1(SAH) Mixed Use District provides specific incentives for providing Standard Affordable Housing (SAH) units. If the developer provides at least 20% SAH units, the maximum height and density may be increased [Section 51A-4.125(d)(4)(C)].
| Percentage of SAH Units Provided | Maximum Dwelling Units per Net Acre |
|---|---|
| 0% (Base) | 15 units |
| 20% (with Density Bonus) | 25 units |
Source: [Section 51A-4.125(d)(4)(C)(ii)]
Off-Street Parking Requirements
In the MU-1(SAH) Mixed Use District of Dallas, parking ratios are determined by the specific use of the structure.
| Use Category | Required Parking Spaces |
|---|---|
| Multifamily (under 20 units) | No minimum requirement |
| Multifamily (21+ units) | 0.5 spaces per dwelling unit |
| Office | 1 space per 333 square feet |
| Medical Office | 1 space per 222 square feet |
| Retail Sales | 1 space per 250 square feet |
| Restaurant | 1 space per 100 square feet |
Source: [Table 1.2.2 MD-1 Overlay / Section 51A-13.402]
Sections Cited
- Section 51A-4.101
- Section 51A-4.125(d)
- Section 51A-4.901
- Section 51A-13.402
- Table 1.2.2 MD-1 Overlay Requirements