Walkable Urban Mixed Use (WMU) Districts in Dallas
The Walkable Urban Mixed Use (WMU) district in Dallas is a high-density zoning category designed to create pedestrian-friendly neighborhoods where residents can live, work, and shop in close proximity. These districts are divided into six intensity levels ranging from three to 40 stories, and they mandate that at least eight percent of a building site’s net land area be dedicated to functional open space to support urban livability [Section 51A-13.301(a); Section 51A-13.303(b)].
Purpose and Intent
The City of Dallas established the Walkable Urban Mixed Use (WMU) districts to implement the goals of the "forwardDallas!" comprehensive plan. The primary objective is to reduce automobile dependence by encouraging higher-density, mixed-use developments that are successfully integrated into existing neighborhoods through judicious mapping [Section 51A-13.101].
The Dallas development code specifically intends for Walkable Urban Mixed Use districts to be located near rail transit stations, the Central Business District, and within the 23 study areas of the Trinity River Comprehensive Plan [Section 51A-13.301(a)].
Permitted Development Types and District Intensities
The Walkable Urban Mixed Use district is structured around specific "Development Types" that dictate the form and function of buildings. While the district allows various forms, the "Mixed Use Shopfront" (Mu) is the primary type associated with the district's core character [Section 51A-13.304(a)].
The Dallas municipality categorizes the Walkable Urban Mixed Use districts into three intensity levels based on the maximum number of stories permitted:
| Intensity Level | District Designations | Maximum Stories | Maximum Height (Feet) |
|---|---|---|---|
| Low | WMU-3, WMU-5 | 3.5 to 5 | 50 to 80 |
| Medium | WMU-8, WMU-12 | 8 to 12 | 125 to 180 |
| High | WMU-20, WMU-40 | 20 to 40 | 300 to 600 |
[Section 51A-13.302(a)]
Permitted Land Uses
The land use regulations for the Walkable Urban Mixed Use district emphasize a vertical mix of uses. In the "Mixed Use Shopfront" (Mu) development type, for example, the ground story must be dedicated to active uses such as retail or service to engage the public sidewalk [Section 51A-13.304(b)].
| Use Category | Permitted in WMU (Mu Type) | Additional Notes |
|---|---|---|
| Residential | Permitted (By Right) | Includes Single-family and Multifamily living |
| Office | Permitted (By Right) | Includes Medical and general office uses |
| Retail Sales | Permitted (By Right) | Includes general sales, restaurants, and bars |
| Civic | Permitted (By Right/SUP) | Museum, Library, and Schools; Social services require SUP |
| Service | Permitted (By Right/SUP) | Indoor recreation; Commercial amusement requires SUP |
| Commerce | Permitted (By Right/SUP) | Lodging; Commercial parking and self-storage require SUP |
| Fabrication | Permitted (By Right) | Includes Light manufacturing and R&D |
[Section 51A-13.306(b)]
General Character and Design Standards
The Walkable Urban Mixed Use district is defined by an "urban street" character. Buildings must be pulled up toward the street with minimal setbacks to create a defined "street wall" [Section 51A-13.304(b)]. Dallas regulations require high levels of transparency (windows and doors) on the ground floor to ensure safety and visual interest for pedestrians.
Technical standards for the primary "Mixed Use Shopfront" (Mu) type in the Walkable Urban Mixed Use district include:
| Standard Type | Requirement for Mu Type |
|---|---|
| Maximum Lot Coverage | 100% |
| Primary Street Setback | 5 feet (minimum) to 15 feet (maximum) |
| Required Street Frontage | 90% (minimum) |
| Ground Story Transparency | 50% (minimum) |
| Upper Story Transparency | 20% (minimum) |
| Primary Entrance | Required on the primary street |
[Section 51A-13.304(a)(4)]
Parking and Open Space Requirements
To maintain the pedestrian-oriented character, the Walkable Urban Mixed Use district in Dallas prohibits surface parking between a building and the street [Section 51A-13.304(a)(3)(C)]. Parking must be located behind the building or within a structure.
Parking Ratios
The Dallas code provides specific parking requirements for the Walkable Urban Mixed Use district that are generally lower than standard requirements to reflect transit proximity:
- Multifamily: 1 to 2 spaces per unit (depending on bedroom count).
- Office: 1 space per 333 square feet.
- Retail/Restaurant: 1 space per 200 to 250 square feet.
- Transit Proximity Reduction: Developments within 600 feet of a rail station may receive a 25% reduction in total required parking [Section 51A-13.402; Section 51A-13.403].
Open Space
All building sites in form districts must provide at least eight percent of the net land area as open space. In the Walkable Urban Mixed Use district, this space must be accessible to all occupants and can include rooftop gardens, plazas, or "door yards" [Section 51A-13.303].
Sections Cited
- Section 51A-13.101. PURPOSE.
- Section 51A-13.301. DISTRICTS ESTABLISHED.
- Section 51A-13.302. HEIGHT.
- Section 51A-13.303. OPEN SPACE.
- Section 51A-13.304. DEVELOPMENT TYPES.
- Section 51A-13.306. USES.
- Section 51A-13.402. REQUIRED PARKING.
- Section 51A-13.403. PARKING REDUCTIONS.