​​Mixed Income Housing Development Bonus (MIHDB)

About MIHDB:

On March 27, 2019, City Council approved amendments to Chapter 51A of the Dallas Development Code to allow by-right development bonuses to incentivize new mixed-income rental development. These by-right bonuses are available in MF – Multifamily Districts and MU – Mixed Use Districts, specifically MF-1(A), MF-2(A), and MF-3(A) Multifamily Districts and MU-1, MU-2, and MU-3 Mixed Use Districts. Today, these districts represent approximately 15,000 acres across the city. The bonuses are also available by right in planned development districts that refer to Chapter 51A-4.1100, the section of the development code that regulates the MIHDB program.

In the MF and MU districts, the development bonus and number of reserved units required to attain that bonus vary by the location of the development under the City's Market Value Analysis (MVA) Categories. Properties in A, B, and C categories are required to serve families at lower income levels than properties in G, H, and I categories. The percent of reserved units is related to the amount of the bonus requested, and the income ranges depend on the MVA category. In planned development districts (PDs), the bonus and the reserved units vary by district.


The Department of Housing & Neighborhood Revitalization presented an overview of the mixed income housing incentives to the Housing and Homlessness Solutions (HHS) Committee on January 25, 2021. To learn more about the MIHDB Program please watch the video below, or view the full HHS Council Committee meeting on the Dallas City News Network.


 




Eligibility Requirements:

To get started, check the City's unofficial online zoning map to see if your development is in one of the eligible base zoning districts or a participating planned development district (PD). If your development is in a PD, you can look up the PD language HERE.

If your development is in an eligible zoning district, contact Housing staff to get started. If you are applying to change the zoning, contact the Current Planning staff for assistance. 



How to Apply:


Contact Housing staff and ask for a Market Value Analysis (MVA) verification form. This serves as an application form for the program and includes information about the owner, developer, proposed project, requested bonuses, and required reserved units (including required Area Median Incomes to be served).

Please note: The MVA Verification is required to be completed prior to any pre-development or Q Team meeting.


CONTACT HOUSING TO APPLY



Additional Information:

 

  • Chapter 51A-4.1100 and Chapter 20A-II regulate the program. Please read through both portions of code carefully.
  • Chapter 51A-4.1105 requires that all owners seeking the bonus for their developments obtain a certified verification of the building site's Market Value Analysis (MVA) category. This document serves as an application and a letter of understanding of the bonuses sought and the reserved dwelling units planned on the site. The city requires the MVA verification to be fully executed before holding a predevelopment meeting. Contact staff to receive the correct form. 
  • The MIHDB uses HUD's income limits for the Dallas, TX HUD Metro Fair Market Rent Area, updated annually. The current income limits are available HERE.
  • Look up your property's MVA category HERE.
  • Zoning
    • The City's online zoning map is HERE. Please note that this is not an official zoning map of the city and is provided here for informational purposes only.  Instead, the Department of Planning and Urban Design offers an official zoning verification letter through the application available HERE.
    • Mixed used districts are HERE.
    • Multifamily districts are HERE. (Please note that the SAH district regulations are from an earlier program and are not part of the MIHDB program.)
    • Planned Development Districts are HERE.
  • The program has a set of required fees, available HERE. 

  • Developments participating in the MIHDB program must not discriminate against holders of housing vouchers. More information about how to become an approved landlord with DHA/Housing Solutions for North Texas, one of several entities that issue housing vouchers, is available HERE. DHA has streamlined, improved, and automated much of its processes in the past few years. It now uses artificial intelligence and virtual inspections to streamline the landlord registration process.



Email MIHDB Staff     |     214-670-3644     |     www.dallascityhall.com/MIHDB