Allowed and Prohibited Uses in the Dallas MF-1(A) Multifamily District 1
The Dallas MF-1(A) Multifamily District 1 is a medium-density residential zone designed to protect the residential character of neighborhoods while allowing for a mix of single-family, duplex, and multifamily dwellings. In this district, the City of Dallas prohibits all commercial and office uses, though it permits various institutional and community service activities either by right or through a Specific Use Permit (SUP) [Section 51A-4.116].
Main Permitted Uses in the MF-1(A) District
The City of Dallas defines "main uses" as the primary activities allowed on a lot. In the MF-1(A) district, these are categorized by the nature of the activity.
Residential and Lodging Uses
Residential uses are the primary focus of the MF-1(A) district in Dallas.
- Multifamily: Permitted by right [Section 51A-4.116].
- Single-family and Duplex: Permitted by right [Section 51A-4.116].
- Retirement Housing: Permitted by right [Section 51A-4.116].
- Group Residential Facility: Permitted by right [Section 51A-4.116].
- College Dormitory, Fraternity, or Sorority House: Permitted by right [Section 51A-4.116].
- Short-term Rental Lodging: Permitted by right [Section 51A-4.116].
Institutional and Community Service Uses
- Child Care Facility: Permitted by right [Section 51A-4.116].
- Church: Permitted by right [Section 51A-4.116].
- Convent or Monastery: Permitted by right [Section 51A-4.116].
- Foster Home: Permitted by right [Section 51A-4.116].
- Nursing Homes and Related Institutions: Permitted by right, though Residential Adjacency Review (RAR) is required [Section 51A-4.116].
- Specific Use Permit (SUP) Required: Cemetery or mausoleum, college/university, community service center, hospital, library, art gallery, museum, and public or private schools [Section 51A-4.116].
Utility, Transportation, and Miscellaneous Uses
- Agricultural: Crop production is allowed by right [Section 51A-4.116].
- Transportation: Transit passenger shelters are allowed by right; transit passenger stations or transfer centers require an SUP [Section 51A-4.116].
- Utilities: Local utilities are allowed by right (subject to RAR/SUP in some cases); electrical substations, police/fire stations, and various communication towers require an SUP [Section 51A-4.116].
- Miscellaneous: Temporary construction or sales offices are permitted; a carnival or circus requires special authorization from the Dallas building official [Section 51A-4.116].
Prohibited Uses in the MF-1(A) District
The Dallas Development Code is explicit regarding the exclusion of business activities in this zone. Specifically, the code states that all commercial and office uses are prohibited in the MF-1(A) district [Section 51A-4.116]. This includes, but is not limited to:
- Retail and Personal Service Uses: No retail stores, salons, or dry cleaners are permitted.
- Office Uses: Professional offices, medical clinics (unless qualified as a hospital with an SUP), and financial institutions are prohibited.
- Commercial and Business Service Uses: Repair shops, catering services, and maintenance facilities are not allowed.
- Industrial Uses: Manufacturing and warehouse operations are prohibited, with the narrow exception of gas drilling or temporary batching plants, which both require an SUP [Section 51A-4.116].
Technical Development Standards
The City of Dallas imposes specific "Yard, Lot, and Space" regulations to maintain the medium-density character of the MF-1(A) district.
| Regulation Type | Requirement |
|---|---|
| Minimum Front Yard | 15 feet |
| Minimum Side Yard | 0' for single-family; 5' for duplex; 10' for other structures |
| Minimum Rear Yard | 10' for duplex; 15' for other structures |
| Maximum Height | 36 feet (subject to residential proximity slope) |
| Maximum Lot Coverage | 60% for residential; 25% for nonresidential |
| Maximum Dwelling Unit Density | No maximum for the MF-1(A) designation |
Note: A minimum 10-foot rear yard may be provided if the building site backs upon a nonresidential district [Section 51A-4.116].
Off-Street Parking Requirements
Parking requirements in Dallas for the MF-1(A) district are calculated based on the number of units and the type of residential use.
| Use Type | Parking Space Requirement |
|---|---|
| Multifamily (1 - 20 units) | No minimum requirement |
| Multifamily (21 - 199 units) | 0.5 spaces per dwelling unit |
| Multifamily (200+ units) | 1 space per dwelling unit |
| Single-Family/Duplex | 1 space per unit (in R, D, and TH districts) |
| Guest Parking (20-99 units) | 10% of total required parking spaces |
| Guest Parking (100+ units) | 15% of total required parking spaces |
All guest parking in the Dallas MF-1(A) district must be clearly marked and accessible via a driveway entrance or walking gate [Section 51A-4.301].
Sections Cited
- Section 51A-2.102 (Definitions)
- 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-4.301 (Off-Street Parking Regulations)
- Section 51A-4.401 (Minimum Front Yard)
- Section 51A-4.408 (Maximum Building Height)