Allowed and Prohibited Uses in the MF-2(A) Multifamily District 2 of Dallas
The MF-2(A): Multifamily District 2 in Dallas is a medium-density residential designation that prohibits all commercial and office uses to protect neighborhood character. Under the Dallas Development Code, permitted uses include a wide range of housing types, from single-family homes to apartments, as well as institutional facilities such as churches and schools, with residential structures generally limited to a height of 36 feet and 60 percent lot coverage [Section 51A-4.116(b)].
Permitted Uses in the MF-2(A) District
The City of Dallas permits several categories of uses in the MF-2(A) district. Uses are categorized as permitted by right, requiring a Specific Use Permit (SUP), or requiring a Residential Adjacency Review (RAR).
Residential Uses
Residential development is the primary focus of the MF-2(A) district in Dallas. The following uses are permitted by right [Section 51A-4.116(b)(2)(I)]:
- Multifamily
- Single family
- Duplex
- Retirement housing
- Residential hotel
- College dormitory, fraternity, or sorority house
- Handicapped group dwelling unit
- Group residential facility
Institutional and Community Service Uses
Dallas allows these uses to support the residential population, though many require additional oversight [Section 51A-4.116(b)(2)(D)]:
- Permitted by Right: Church, Convent or monastery, and Foster home.
- Permitted by SUP Only: Cemetery or mausoleum, College/university/seminary, Community service center, Hospital, Library/art gallery/museum, and Public or private schools.
- Permitted by RAR: Convalescent and nursing homes, hospice care, and related institutions.
Recreation and Open Space Uses
The Dallas MF-2(A) district includes provisions for the following recreational activities [Section 51A-4.116(b)(2)(H)]:
- Permitted by Right: Public park, playground, or golf course.
- Permitted by RAR: Country club with private membership.
- Permitted by SUP Only: Private recreation center, club, or area.
Utility, Transportation, and Miscellaneous Uses
The following infrastructure and secondary uses are permitted [Section 51A-4.116(b)(2)]:
- Utility (mostly SUP/RAR): Electrical substation, local utilities, police or fire station, radio/TV/microwave tower, and tower/antenna for cellular communication.
- Transportation: Transit passenger shelter (by right); Transit passenger station or transfer center (by SUP).
- Miscellaneous: Temporary construction or sales office (by right); Carnival or circus (by special authorization of the building official).
- Agricultural: Crop production (by right).
- Wholesale/Distribution: Recycling drop-off container or special occasion collection.
Prohibited and Restricted Uses
The Dallas Development Code explicitly limits non-residential activity in the MF-2(A) district to ensure it remains a medium-density residential environment.
Prohibited Categories
The City of Dallas prohibits the following categories of use entirely within the MF-2(A) district [Section 51A-4.116(b)(1)]:
- All commercial uses.
- All office uses.
- All retail and personal service uses.
- All business service uses.
Accessory Use Restrictions
Accessory uses are generally permitted if they are incidental to the main use. However, Dallas specifies the following exclusions for the MF-2(A) district [Section 51A-4.116(b)(3)]:
- Not Permitted: Accessory outside display of merchandise, accessory outside sales, and accessory pathological waste incinerators.
- SUP Required: Accessory helistop and accessory medical/infectious waste incinerators.
Technical Standards for the MF-2(A) District
Development in the Dallas MF-2(A) district must adhere to specific density, height, and setback requirements to maintain the "medium-density" character.
Yard and Lot Standards
| Standard | Requirement |
|---|---|
| Front Yard Setback | 15 feet [Section 51A-4.116(b)(4)(A)] |
| Side Yard Setback (Single Family) | No minimum [Section 51A-4.116(b)(4)(B)(i)] |
| Side Yard Setback (Duplex) | 5 feet [Section 51A-4.116(b)(4)(B)(ii)] |
| Side Yard Setback (Other) | 10 feet [Section 51A-4.116(b)(4)(B)(iii)] |
| Rear Yard Setback (Duplex) | 10 feet [Section 51A-4.116(b)(4)(B)(iv)] |
| Rear Yard Setback (Other) | 15 feet [Section 51A-4.116(b)(4)(B)(v)] |
| Maximum Lot Coverage (Residential) | 60 percent [Section 51A-4.116(b)(4)(F)(i)] |
| Maximum Lot Coverage (Non-Residential) | 25 percent [Section 51A-4.116(b)(4)(F)(i)] |
| Maximum Structure Height | 36 feet [Section 51A-4.116(b)(4)(E)(ii)] |
Minimum Lot Area per Dwelling Unit
| Structure Type | Minimum Lot Area |
|---|---|
| Single Family | 1,000 sq. ft. |
| Duplex | 3,000 sq. ft. |
| Multifamily (No separate bedroom) | 800 sq. ft. |
| Multifamily (One bedroom) | 1,000 sq. ft. |
| Multifamily (Two bedrooms) | 1,200 sq. ft. |
| Multifamily (More than two bedrooms) | 1,200 sq. ft. + 150 sq. ft. per extra bedroom |
Source: [Section 51A-4.116(b)(4)(G)]
General Parking Requirements
Parking requirements for the Dallas MF-2(A) district vary depending on the number of units in a development [Section 51A-4.301(a)]:
- 0 to 20 Units: No parking required.
- 21 to 199 Units: 0.5 spaces per dwelling unit.
- 200+ Units: 1 space per dwelling unit.
- Guest Parking: Developments with 20-99 units must provide 10% additional spaces for guests; 100+ units require 15% additional guest spaces.
Sections Cited
- Sec. 51A-2.102. DEFINITIONS.
- Sec. 51A-4.101. NEW ZONING DISTRICTS ESTABLISHED.
- Sec. 51A-4.116. MULTIFAMILY DISTRICTS.
- Sec. 51A-4.200. Use Regulations.
- Sec. 51A-4.301. OFF-STREET PARKING REGULATIONS.
- Sec. 51A-4.401. MINIMUM FRONT YARD.
- Sec. 51A-4.402. MINIMUM SIDE YARD.
- Sec. 51A-4.403. MINIMUM REAR YARD.
- Sec. 51A-4.407. MAXIMUM LOT COVERAGE.
- Sec. 51A-4.408. MAXIMUM BUILDING HEIGHT.
- Sec. 51A-4.410. SCHEDULE OF YARD, LOT, AND SPACE REGULATIONS.