Dallas MF-1(SAH) Multifamily District 1 Affordable: Zoning and Development Guide
The MF-1(SAH) district in the City of Dallas is a medium-density residential zone designed to preserve neighborhood character while specifically incentivizing the development of affordable housing through density bonuses. This district allows for a mix of single-family, duplex, and multifamily dwellings with a base density of 15 units per acre that can increase to 30 units per acre when 20% of units are set aside as standard affordable housing. All commercial and office uses are strictly prohibited within the City of Dallas MF-1(SAH) district to maintain its purely residential nature [Section 51A-4.116].
Purpose and General Character
The primary intent of the City of Dallas in establishing the MF-1(SAH) district is to provide areas for medium-density residential living that include a variety of housing types. It is designed to protect the residential character of neighborhoods and prevent the overcrowding of land [Section 51A-4.116].
A defining characteristic of the MF-1(SAH) district is its role in the City of Dallas mixed-income housing strategy. It is classified as a "Type One" development area, meaning it is eligible for specific development bonuses regarding height, lot coverage, and density if the developer provides a percentage of units for lower-income families [Section 51A-4.1102].
Permitted Land Uses
The MF-1(SAH) district primarily permits residential and community service uses. Below is a categorization of the specific uses allowed:
Residential Uses
- Multifamily: Three or more dwelling units on a single lot [Section 51A-4.209].
- Single-family and Duplex: Standard residential dwellings.
- Retirement Housing: Residential facilities for persons 55 years of age or older.
- Group Living: Including college dormitories, fraternity/sorority houses, and group residential facilities (subject to spacing requirements) [Section 51A-4.116].
Institutional and Community Service Uses
- Educational: Public or private schools [SUP] and college, university, or seminary [SUP].
- Religious: Churches and convents or monasteries.
- Care Facilities: Child or adult care facilities and convalescent/nursing homes [RAR].
- Public Services: Library, art gallery, or museum [SUP] and community service centers [SUP].
Recreation and Other Uses
- Open Space: Public parks, playgrounds, and golf courses.
- Recreation: Country clubs [RAR] and private recreation centers [SUP].
- Agricultural: Crop production.
- Lodging: Short-term rental lodging [Section 51A-4.116].
Note: [SUP] indicates a Specific Use Permit is required; [RAR] indicates Residential Adjacency Review is required.
Technical Development Standards
The City of Dallas imposes specific requirements on the MF-1(SAH) district regarding building placement, size, and intensity.
Yard and Space Regulations
| Standard | Requirement for MF-1(SAH) |
|---|---|
| Minimum Front Yard | 15 feet |
| Minimum Side Yard (Single-Family) | 0 feet |
| Minimum Side Yard (Duplex) | 5 feet |
| Minimum Side Yard (Other) | 10 feet |
| Minimum Rear Yard (Other) | 15 feet |
| Maximum Building Height | 36 feet (Subject to Residential Proximity Slope) |
| Maximum Lot Coverage | 60% (Residential); 25% (Nonresidential) |
| Maximum Stories | No maximum (Subject to height limit) |
Density and Affordable Housing Bonuses
The density allowed in the MF-1(SAH) district increases based on the percentage of Standard Affordable Housing (SAH) units provided in the project:
| Percentage of SAH Units Provided | Maximum Dwelling Units (Per Net Acre) |
|---|---|
| 0% (Base) | 15 |
| 5% | 16 |
| 10% | 17 |
| 15% | 20 |
| 20% | 30 |
Minimum Lot Area per Dwelling Unit
The City of Dallas requires minimum lot areas for multifamily structures based on the number of bedrooms:
| Type of Structure | Minimum Lot Area Per Unit |
|---|---|
| Single-family / Duplex | 3,000 square feet |
| Multifamily (No separate bedroom) | 1,000 square feet |
| Multifamily (One bedroom) | 1,400 square feet |
| Multifamily (Two bedrooms) | 1,800 square feet |
| More than two bedrooms | 1,800 sq. ft. + 200 sq. ft. per additional bedroom |
Off-Street Parking Requirements
In the City of Dallas MF-1(SAH) district, parking requirements for multifamily uses are determined by the total number of units in the development [Section 51A-4.301]:
- 1 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: Required for developments with 20+ units. 10% of total required spaces (for 20-99 units) or 15% (for 100+ units) must be clearly marked for guests.
Sections Cited
- Sec. 51A-4.101 (New Zoning Districts Established)
- Sec. 51A-4.116 (Multifamily Districts)
- Sec. 51A-4.209 (Residential Uses)
- Sec. 51A-4.301 (Off-Street Parking Regulations)
- Sec. 51A-4.900 (Affordable Housing)
- Sec. 51A-4.1102 (Applicability of Mixed-Income Housing)