MF-2(SAH): Multifamily District 2 Affordable Zoning Regulations in Dallas
The MF-2(SAH) district in the City of Dallas is a medium-density residential zone designed to protect residential character while encouraging the development of affordable housing. In this district, all commercial and office uses are strictly prohibited, and the maximum residential density is capped at 40 dwelling units per net acre, provided that 20% of the units meet standard affordable housing (SAH) requirements [Section 51A-4.116].
Permitted Main Uses in the MF-2(SAH) District
The City of Dallas allows several categories of use within the MF-2(SAH) district. Uses are permitted either "by right," or they require additional review such as a Specific Use Permit (SUP) or a Residential Adjacency Review (RAR).
| Use Category | Use Type | Permission Level |
|---|---|---|
| Residential | Multifamily, Single family, Duplex, Retirement housing, Residential hotel, College dormitory, Fraternity/Sorority house | By Right |
| Residential | Group residential facility, Handicapped group dwelling unit | By Right |
| Institutional | Child or adult care facility, Church, Convent or monastery, Foster home | By Right |
| Institutional | Convalescent and nursing homes, hospice care, and related institutions | RAR |
| Institutional | Cemetery or mausoleum, College/University/Seminary, Community service center, Hospital, Library/Art gallery/Museum, Public or private school | SUP |
| Lodging | Short-term rental lodging, Lodging or boarding house | By Right |
| Recreation | Public park, playground, or golf course | By Right |
| Recreation | Country club with private membership | RAR |
| Recreation | Private recreation center, club, or area | SUP |
| Agricultural | Crop production | By Right |
| Industrial | Gas drilling and production, Temporary concrete or asphalt batching plant | SUP |
| Transportation | Transit passenger shelter | By Right |
| Transportation | Transit passenger station or transfer center | SUP |
| Utility/Public | Tower/antenna for cellular communication | [Section 51A-4.212] |
| Utility/Public | Electrical substation, Police or fire station, Radio/TV/Microwave tower, Refuse transfer station, Sanitary landfill, Sewage treatment plant, Water treatment plant, Utility or government installation other than listed | SUP |
[Section 51A-4.116]
Prohibited Uses in the MF-2(SAH) District
The City of Dallas maintains strict prohibitions against non-residential activities in the MF-2(SAH) district to ensure neighborhood stability. The following uses are expressly prohibited:
- Office Uses: No office uses of any kind are permitted [Section 51A-4.116(b)(2)(G)].
- Commercial and Business Service Uses: No commercial service uses are permitted [Section 51A-4.116(b)(2)(B)].
- Retail and Personal Service Uses: No retail or personal service uses are permitted [Section 51A-4.116(b)(2)(J)].
- Specific Accessory Prohibitions: The following accessory uses are not allowed: accessory outside display of merchandise, accessory outside sales, and accessory pathological waste incinerators [Section 51A-4.116(b)(3)(A)].
Development Standards
The City of Dallas regulates the physical layout of structures in the MF-2(SAH) district through specific yard, lot, and space requirements.
| Standard | Requirement |
|---|---|
| Minimum Front Yard | 15 feet |
| Minimum Side Yard | 5 feet (duplex), 10 feet (multifamily 36ft or less), 15 feet (other) |
| Minimum Rear Yard | 10 feet (duplex), 15 feet (other) |
| Maximum Height | 36 feet |
| Maximum Lot Coverage | 60% (Residential structures), 50% (Nonresidential) |
| Maximum Stories | No maximum |
[Section 51A-4.116]
Density and Affordable Housing Bonuses
In the MF-2(SAH) district, the City of Dallas provides a density bonus for developments that set aside a percentage of units as Standard Affordable Housing (SAH) in accordance with Division 51A-4.900.
| Percentage of SAH Units Provided | Maximum Units Per Net Acre |
|---|---|
| 0% | 20 units |
| 5% | 22 units |
| 10% | 24 units |
| 15% | 30 units |
| 20% | 40 units |
[Section 51A-4.116]
Sections Cited
- Section 51A-4.116. MULTIFAMILY DISTRICTS.
- Section 51A-4.209. RESIDENTIAL USES.
- Section 51A-4.212. UTILITY AND PUBLIC SERVICE USES.
- Section 51A-4.213. WHOLESALE, DISTRIBUTION, AND STORAGE USES.
- Section 51A-4.900. AFFORDABLE HOUSING.