Multifamily District 2 (MF-2(A)) Zoning in the City of Dallas
The MF-2(A) Multifamily District 2 in the City of Dallas is a medium-density residential zone designed to protect residential character while allowing a mix of single-family, duplex, and multifamily dwellings. In the MF-2(A) district, development is primarily regulated by minimum lot area requirements per unit and a maximum height limit of 36 feet to prevent the overcrowding of land [Section 51A-4.116(b)].
Purpose and General Character
The primary purpose of the MF-2(A) district is to provide for the development and protection of medium-density residential neighborhoods within the City of Dallas. These areas are intended to be located in specific sections of the city where the infrastructure can reasonably accommodate a variety of housing types, including single-family homes, duplexes, and multifamily complexes [Section 51A-4.116(b)(1)]. The City of Dallas utilizes this classification to prevent the overcrowding of land by establishing specific standards for building spacing, yard requirements, and coverage [Section 51A-4.116(b)(1)].
Permitted Main Uses
The MF-2(A) district allows for a variety of residential and community-oriented uses. Some uses are permitted by right, while others require a Specific Use Permit (SUP) or a Residential Adjacency Review (RAR).
Residential Uses
- Single-family [Section 51A-4.116(b)(2)(I)]
- Duplex [Section 51A-4.116(b)(2)(I)]
- Multifamily [Section 51A-4.116(b)(2)(I)]
- Retirement housing [Section 51A-4.116(b)(2)(I)]
- Group residential facility [Section 51A-4.116(b)(2)(I)]
- Handicapped group dwelling unit [Section 51A-4.116(b)(2)(I)]
- Residential hotel [Section 51A-4.116(b)(2)(I)]
Institutional and Community Service Uses
- Child or adult care facility [Section 51A-4.116(b)(2)(D)]
- Church [Section 51A-4.116(b)(2)(D)]
- Convent or monastery [Section 51A-4.116(b)(2)(D)]
- Foster home [Section 51A-4.116(b)(2)(D)]
- Convalescent and nursing homes, hospice care, and related institutions (RAR required) [Section 51A-4.116(b)(2)(D)]
- Public or private school (SUP required) [Section 51A-4.116(b)(2)(D)]
Other Permitted Uses
- Agricultural: Crop production [Section 51A-4.116(b)(2)(A)]
- Lodging: Short-term rental lodging and lodging or boarding houses [Section 51A-4.116(b)(2)(E)]
- Recreation: Public park, playground, or golf course; Country club with private membership (RAR required) [Section 51A-4.116(b)(2)(H)]
- Utility: Local utilities (SUP or RAR may be required) [Section 51A-4.116(b)(2)(L)]
Yard, Lot, and Space Regulations
The City of Dallas mandates specific spatial requirements for the MF-2(A) district to ensure consistent neighborhood density and adequate light and air between structures.
Yard and Height Standards
| Regulation | Requirement |
|---|---|
| Minimum Front Yard | 15 feet |
| Minimum Side Yard (Single-Family) | None |
| Minimum Side Yard (Duplex) | 5 feet |
| Minimum Side Yard (Other) | 10 feet |
| Minimum Rear Yard (Single-Family) | None |
| Minimum Rear Yard (Duplex) | 10 feet |
| Minimum Rear Yard (Other) | 15 feet* |
| Maximum Structure Height | 36 feet |
| Maximum Lot Coverage (Residential) | 60 percent |
| Maximum Lot Coverage (Non-Residential) | 25 percent |
*A minimum rear yard of 10 feet may be provided for certain structures when the building site backs upon specific non-residential or higher-density districts [Section 51A-4.116(b)(4)(B)].
Minimum Lot Area per Unit
In the MF-2(A) district, the total number of units allowed on a lot is determined by the "lot area per dwelling unit" standard [Section 51A-4.116(b)(4)(G)].
| Type of Structure | Minimum Lot Area Requirement |
|---|---|
| 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 each additional bedroom |
Off-Street Parking Requirements
The City of Dallas establishes parking ratios based on the size of the multifamily development within the MF-2(A) district [Table 1.0.1].
| Development Size | Parking Space Requirement |
|---|---|
| 1 to 20 units | None |
| 21 to 199 units | 0.5 space per dwelling unit |
| 200 or more units | 1 space per dwelling unit |
Additionally, developments must provide designated guest parking. For projects between 20 and 99 units, 10% of the required spaces must be marked for guests. For projects with 100 or more units, 15% must be marked for guest use [Table 1.0.1].
Sections Cited
- Section 51A-4.116(b): Multifamily Districts (MF-2(A) and MF-2(SAH))
- Section 51A-4.116(b)(1): Purpose
- Section 51A-4.116(b)(2): Main Uses Permitted
- Section 51A-4.116(b)(4): Yard, Lot, and Space Regulations
- Section 51A-4.209: Residential Uses
- Section 51A-4.212: Utility and Public Service Uses
- Section 51A-4.301: Off-Street Parking Regulations (Table 1.0.1)