UC-2: Urban Corridor District 2 in the City of Dallas
The UC-2: Urban Corridor District 2 is a medium-density mixed-use zoning designation in the City of Dallas designed to promote pedestrian-friendly environments with a required residential component above the street level. The district mandates a minimum density of 35 dwelling units per acre and allows for significant floor area ratio (FAR) increases, up to 3.6, when developers provide below-grade parking structures [Section 51A-13.301, Section 51A-4.127].
Purpose and General Character
The City of Dallas established the UC-2: Urban Corridor District 2 to encourage medium-density mixed-use development with an emphasis on pedestrian-friendly site design and an urban street character. A fundamental requirement of the UC-2: Urban Corridor District 2 is that at least two land uses must be developed on a lot, one of which must be residential use located above the street level [Section 51A-4.127]. The district is intended to increase pedestrian traffic, reduce vehicular dependence, and promote energy-efficient design by accommodating a range of compatible land uses [Section 51A-4.127].
Permitted Land Uses
The City of Dallas allows a variety of residential, commercial, and civic uses within the UC-2: Urban Corridor District 2, often with specific requirements for placement or special permits.
Residential and Lodging Uses
- Multifamily: Permitted by right [Section 51A-4.127].
- Short-term rental lodging: Permitted by right [Section 51A-4.127].
- Restricted Residential: College dormitory, fraternity or sorority house, group residential facility, and retirement housing are permitted only by Specific Use Permit (SUP) [Section 51A-4.127].
Office and Retail Uses
- Office: Medical clinic or ambulatory surgical center and general office uses are permitted by right [Section 51A-4.127].
- Alternative financial establishment: Permitted only by SUP [Section 51A-4.127].
- Retail and Personal Service: Permitted uses include dry cleaning, furniture stores, personal service uses, and restaurants without drive-in service. Certain uses, like a convenience store with a drive-through, require an SUP [Section 51A-4.127].
- Theater: Permitted via Development Impact Review (DIR), limited to theaters with fewer than 1,000 seats [Section 51A-4.127].
Civic and Institutional Uses
- Education: Public schools are subject to Residential Adjacency Review (RAR), while open-enrollment charter schools or private schools require an SUP [Section 51A-4.127].
- Community Services: Child-care facilities and churches are permitted by right. Community service centers and hospitals require an SUP [Section 51A-4.127].
Development Standards for UC-2
The City of Dallas imposes specific dimensional requirements on the UC-2: Urban Corridor District 2 to maintain its urban density and character.
| Feature | Standard in UC-2 |
|---|---|
| Minimum Dwelling Unit Density | 35 units per acre [Section 51A-4.127] |
| Minimum Dwelling Unit Area | 500 square feet [Section 51A-4.127] |
| Base Floor Area Ratio (FAR) | 0.85 [Section 51A-4.127] |
| FAR with Above-Grade Parking Bonus | 3.0 [Section 51A-4.127] |
| FAR with Below-Grade Parking Bonus | 3.6 [Section 51A-4.127] |
| Base Maximum Height | 40 feet [Section 51A-4.127] |
| Max Height with Parking Structure Bonus | 80 feet [Section 51A-4.127] |
| Minimum Number of Stories | 3 stories [Section 51A-4.127] |
| Max Stories with Parking Structure Bonus | 6 stories [Section 51A-4.127] |
| Maximum Lot Coverage | 80% (includes above-ground parking) [Section 51A-4.127] |
Site Design and Pedestrian Amenities
The City of Dallas requires the UC-2: Urban Corridor District 2 to adhere to strict streetscape and site design standards to ensure walkability.
- Front Yard Setback: There is no minimum front yard. The maximum front yard is the smallest distance required to provide the mandated buffer and pedestrian zones [Section 51A-4.127].
- Curb-to-Building Area: A width of 12 feet is required for the area between the curb and the building line in the UC-2: Urban Corridor District 2 [Section 51A-4.127].
- Sidewalks: A minimum clear zone of seven feet is required for sidewalks [Section 51A-4.127].
- Street-Level Use: Residential uses are strictly prohibited at the street level along an urban corridor frontage in the UC-2: Urban Corridor District 2 [Section 51A-4.127].
- Amenities: Large developments must provide at least three types of pedestrian amenities, such as awnings/canopies (minimum 4-foot overhang), benches (one per 100 feet of frontage), or enhanced trash receptacles [Section 51A-4.127].
Off-Street Parking Regulations
Parking in the UC-2: Urban Corridor District 2 must be located behind a parking setback line at the ground story. No on-site surface parking is permitted between a building and the street [Section 51A-13.304, Section 51A-4.127].
| Use Category | Parking Requirement in UC-2 |
|---|---|
| Residential (1-Bedroom) | 1.15 spaces per unit [Section 51A-13.402] |
| Residential (2-Bedroom) | 1.65 spaces per unit [Section 51A-13.402] |
| Office | 1 space per 333 square feet [Section 51A-13.402] |
| Retail Sales | 1 space per 250 square feet [Section 51A-13.402] |
| Restaurant | 1 space per 100 square feet [Section 51A-13.402] |
Sections Cited
- Section 51A-4.127
- Section 51A-13.301
- Section 51A-13.304
- Section 51A-13.402