MF-2(SAH): Multifamily District 2 Affordable in Dallas
The MF-2(SAH) district in Dallas is a medium-density residential zone primarily intended to facilitate the development of affordable housing through mixed-income projects. This district permits a maximum dwelling unit density ranging from 20 to 40 units per net acre depending on the percentage of standard affordable housing units provided, and maintains a base height limit of 36 feet [Section 51A-4.116(b)].
Purpose of the MF-2(SAH) District
The Dallas city council established the MF-2(SAH) district to provide areas for a uniform mixture of single-family, duplex, and multifamily dwellings [Section 51A-4.116(b)(1)]. The district's regulations are designed to protect existing residential character while preventing land overcrowding by enforcing specific standards for building spacing, yards, and lot coverage [Section 51A-4.116(b)(1)]. Most importantly, the "SAH" designation indicates that the district is specifically crafted to encourage the provision of standard affordable housing within the Dallas municipality [Section 51A-4.116(b)(1)].
Permitted Land Uses
In the MF-2(SAH) district, the city of Dallas allows several categories of land uses, some of which require a Specific Use Permit (SUP) or are subject to Residential Adjacency Review (RAR) [Section 51A-4.116(b)(2)].
Residential and Lodging Uses
- Multifamily: Permitted by right [Section 51A-4.116(b)(2)(I)].
- Single-family and Duplex: Permitted by right [Section 51A-4.116(b)(2)(I)].
- Retirement housing: Permitted by right [Section 51A-4.116(b)(2)(I)].
- Short-term rental lodging: Permitted by right [Section 51A-4.116(b)(2)(E)].
- Lodging or boarding house: Permitted by right [Section 51A-4.116(b)(2)(E)].
Civic and Institutional Uses
- Church: Permitted by right [Section 51A-4.116(b)(2)(D)].
- Child or adult care facility: Permitted by right [Section 51A-4.116(b)(2)(D)].
- College, university, or seminary: Permitted by right or SUP [Section 51A-4.116(b)(2)(D)].
- Community service center: Permitted by SUP [Section 51A-4.116(b)(2)(D)].
- Library, art gallery, or museum: Permitted by SUP [Section 51A-4.116(b)(2)(D)].
Other Uses
- Agricultural: Crop production is permitted by right [Section 51A-4.116(b)(2)(A)].
- Utility: Local utilities are permitted by right, though some may require SUP or RAR [Section 51A-4.116(b)(2)(L)].
- Commercial: Most commercial and business service uses are prohibited in the MF-2(SAH) district to maintain residential integrity [Section 51A-4.116(b)(2)(B)].
Yard, Lot, and Space Regulations
The Dallas Development Code provides specific dimensional requirements for the MF-2(SAH) district to regulate the intensity and scale of development [Section 51A-4.116(b)(4)].
| Standard | Requirement |
|---|---|
| Minimum Front Yard | 15 feet [Section 51A-4.116(b)(4)(A)] |
| Minimum Side Yard | 5 feet for duplexes; 10 feet for other structures; 15 feet if backing onto certain districts [Section 51A-4.116(b)(4)(B)] |
| Minimum Rear Yard | 10 feet for duplexes; 15 feet for other structures; 10 feet if backing onto nonresidential districts [Section 51A-4.116(b)(4)(B)] |
| Maximum Height | 36 feet (Base); up to 160 feet with mixed-income bonuses [Section 51A-4.116(b)(4)(E)] |
| Maximum Lot Coverage | 60% for residential; 25% for nonresidential [Section 51A-4.116(b)(4)(F)] |
| Minimum Lot Area | 3,000 sq. ft. for single-family/duplex; Varies for multifamily (see below) [Section 51A-4.116(b)(4)(G)] |
Density and Mixed-Income Bonuses
Density in the MF-2(SAH) district is directly linked to the provision of affordable housing units. If a developer provides a higher percentage of Standard Affordable Housing (SAH) units, Dallas permits an increase in the allowable units per net acre [Section 51A-4.116(b)(4)(C)(ii)].
MF-2(SAH) Maximum Dwelling Unit Density Table
| Percentage of SAH Units Provided | Dwelling Units Permitted per Net Acre |
|---|---|
| 0% | 20 units |
| 5% | 22 units |
| 10% | 24 units |
| 15% | 30 units |
| 20% | 40 units |
[Source: Section 51A-4.116(b)(4)(C)(ii)]
General Character and Additional Provisions
Development in the Dallas MF-2(SAH) district is characterized by its "mixed-income" nature. Structures must adhere to residential proximity slopes when adjacent to lower-density residential districts [Section 51A-4.116(b)(4)(E)(i)]. For projects involving single-family structures, Dallas requires a minimum spacing of 15 feet between each group of eight single-family structures [Section 51A-4.116(b)(8)(A)]. Off-street parking must generally be provided at or below ground level for multifamily uses within this district [Section 51A-4.116(b)(5)].
Sections Cited
- Section 51A-4.101
- Section 51A-4.116
- Section 51A-4.200
- Section 51A-4.301
- Section 51A-4.408
- Section 51A-4.900
- Section 51A-10.104
- Section 51A-10.135