MU-2(SAH) Mixed Use District 2 Affordable: Dallas Zoning Guide
The Dallas MU-2(SAH) district is a medium-density mixed-use zone designed to integrate retail, office, and residential uses while providing significant incentives for affordable housing development. In the City of Dallas, this district allows for a maximum dwelling unit density of up to 100 units per net acre and a building height of up to 180 feet when specific mixed-use and affordable housing criteria are met [Section 51A-4.125].
Purpose of the MU-2(SAH) District
The primary purpose of the MU-2(SAH) district in the City of Dallas is to facilitate the development of medium-density retail, office, hotel, and multifamily residential uses in combination on single or contiguous building sites. This Dallas Development Code classification aims to encourage innovative and energy-conscious design, efficient circulation systems, and the conservation of land by minimizing vehicular travel. Specifically, the "SAH" suffix indicates that the MU-2(SAH) district was created to encourage the provision of affordable housing within these mixed-use environments [Section 51A-4.125(e)(1)].
General Character and Mixed Use Project (MUP) Requirements
The MU-2(SAH) district is characterized by its requirement for a functional mix of uses to unlock higher development potential. To qualify as a Mixed Use Project (MUP) in this Dallas district, a development must contain at least two of the following categories, and the combined floor areas must meet or exceed these minimum percentages:
| Use Category | Minimum % of Total Floor Area |
|---|---|
| Lodging | 10% |
| Office | 15% |
| Residential | 10% |
| Retail and Personal Service | 5% |
[Section 51A-4.125(b)]
Permitted Land Uses in MU-2(SAH)
Permitted uses in the Dallas MU-2(SAH) district are generally the same as those in the standard MU-2 district. Key permitted uses include:
- Agricultural Uses: Crop production [Section 51A-4.125(e)(2)(A)].
- Residential Uses: College dormitory, duplex, group residential facility [SUP], multifamily, residential hotel, and retirement housing [Section 51A-4.125(e)(2)(I)].
- Institutional and Community Service Uses: Child or adult care facility, church, college/university, community service center [SUP], convalescent and nursing homes [RAR], library, and various schools [Section 51A-4.125(e)(2)(D)].
- Office and Retail Uses: Financial institution [DIR], medical clinic, office, alcoholic beverage establishments [SUP/RAR], and general merchandise or food stores [Section 51A-4.125(e)(2)(G),(J)].
- Lodging Uses: Hotel or motel [RAR/SUP], and short-term rental lodging [Section 51A-4.125(e)(2)(E)].
Yard, Lot, and Space Regulations
The City of Dallas imposes specific dimensional requirements in the MU-2(SAH) district. These standards vary depending on whether the development is classified as a "Base" project or a "Mixed Use Project" (MUP).
| Standard | MU-2(SAH) Requirement |
|---|---|
| Minimum Front Yard | 15 feet [Section 51A-4.125(e)(4)(A)] |
| Minimum Side/Rear Yard | 30 feet if adjacent to or directly across an alley from an R, R(A), D, D(A), TH, TH(A), or CH district; otherwise none [Section 51A-4.125(e)(4)(B)] |
| Maximum Lot Coverage | 80% (includes aboveground parking; excludes surface/underground parking) [Section 51A-4.125(e)(4)(F)] |
| Minimum Lot Size | None [Section 51A-4.125(e)(4)(G)] |
Floor Area Ratio (FAR)
The maximum FAR in the Dallas MU-2(SAH) district increases as more use categories are mixed on the site.
| Use Category | Base (No MUP) | MUP (2 Uses, no Res) | MUP (2 Uses, with Res) | MUP (3+ Uses, with Res) |
|---|---|---|---|---|
| Lodging | 1.6 | 1.7 | 1.8 | 1.9 |
| Office | 1.6 | 1.7 | 1.8 | 1.9 |
| Residential | 1.6 | — | 1.8 | 1.9 |
| Retail/Personal Service | 0.6 | 0.7 | 0.7 | 0.8 |
| TOTAL DEVELOPMENT | 1.6 | 1.8 | 2.0 | 2.25 |
[Section 51A-4.125(e)(4)(D)]
Maximum Building Height
Building height in the MU-2(SAH) district is linked to the inclusion of retail uses.
| Development Type | Maximum Height |
|---|---|
| Base (No MUP) | 135 feet |
| MUP (No Retail) | 135 feet |
| MUP (With Retail) | 180 feet |
[Section 51A-4.125(e)(4)(E)]
Affordable Housing (SAH) Density Bonuses
Because the MU-2(SAH) district is an affordable housing incentive zone, the City of Dallas allows for increased dwelling unit density based on the percentage of Standard Affordable Housing (SAH) units provided.
| % of SAH Units Provided | Base (No MUP) | MUP (2 Uses) | MUP (3+ Uses) |
|---|---|---|---|
| 0% | 30 units/acre | 45 units/acre | 60 units/acre |
| 5% | 33 units/acre | 50 units/acre | 65 units/acre |
| 10% | 37 units/acre | 55 units/acre | 70 units/acre |
| 15% | 42 units/acre | 60 units/acre | 75 units/acre |
| 20% | 50 units/acre | 75 units/acre | 100 units/acre |
[Section 51A-4.125(e)(4)(C)]
Mixed-Income Housing Development Bonuses
Qualifying developments in the City of Dallas may also obtain additional bonuses for mixed-income housing, which can further increase the maximum unit density per acre or provide height and floor area ratio increases, subject to set-aside minimums for specific income bands [Section 51A-4.125(e)(4)(I)].
Sections Cited
- Section 51A-4.101: New Zoning Districts Established
- Section 51A-4.125: Mixed Use Districts
- Section 51A-4.125(b): Qualifying as a Mixed Use Project
- Section 51A-4.125(e): MU-2 and MU-2(SAH) Districts
- Section 51A-4.200: Use Regulations
- Section 51A-4.900: Affordable Housing
- Section 51A-4.1100: Mixed-Income Housing