Guide to the MF-1(A) Multifamily District 1 in Dallas
The MF-1(A) Multifamily District 1 in Dallas is a medium-density residential zone intended to protect neighborhood character by allowing a blend of single-family, duplex, and multifamily dwellings while strictly prohibiting commercial and office uses. Development in this district is governed by a maximum building height of 36 feet and a maximum residential lot coverage of 60 percent, with specific lot area requirements based on the number of bedrooms per unit [Section 51A-4.116(a)].
Purpose and General Character
The City of Dallas established the MF-1(A) Multifamily District 1 to facilitate medium-density housing in areas located both near the city center and in various outlying locations. The primary intent of the Dallas MF-1(A) district is to provide a uniform residential environment that prevents land overcrowding through specific building spacing, yard, and coverage standards [Section 51A-4.116(a)(1)].
By regulation, the Dallas MF-1(A) district excludes all commercial and office operations to preserve a quiet residential atmosphere. The City of Dallas anticipates that new areas may be designated as MF-1(A) over time as infrastructure becomes available to support medium-density residential needs [Section 51A-4.116(a)(1)].
Permitted Land Uses
The Dallas MF-1(A) district allows a variety of residential and supporting community uses. While most residential uses are permitted by right, many institutional and utility uses require a Specific Use Permit (SUP) or are subject to Residential Adjacency Review (RAR).
Residential Uses
- Multifamily [Permitted by right]
- Duplex [Permitted by right]
- Single-family [Permitted by right]
- Retirement housing [Permitted by right]
- Handicapped group dwelling unit [Section 51A-4.209(3.1)]
- College dormitory, fraternity, or sorority house [Permitted by right]
Institutional and Community Service Uses
- Child or adult care facility [Permitted by right]
- Church [Permitted by right]
- Convent or monastery [Permitted by right]
- Foster home [Permitted by right]
- Library, art gallery, or museum [SUP required]
- Public or private school [SUP required]
- Hospital [SUP required]
- Cemetery or mausoleum [SUP required]
Utility and Public Service Uses
- Local utilities [SUP or RAR may be required]
- Electrical substation [SUP required]
- Police or fire station [SUP required]
- Radio, television, or microwave tower [SUP required]
- Water treatment plant [SUP required]
Other Permitted Uses
- Agricultural: Crop production [Permitted by right]
- Recreation: Public park, playground, or golf course; Country club with private membership [RAR required]
- Lodging: Short-term rental lodging [Section 51A-4.205(3)]
- Industrial: Gas drilling and production [SUP required]; Temporary concrete or asphalt batching plant [SUP required]
Technical Development Standards
The City of Dallas enforces strict dimensional requirements for the MF-1(A) district to maintain the medium-density character of the area.
| Standard | Requirement |
|---|---|
| Front Yard Setback | 15 feet [Section 51A-4.116(a)(4)(A)] |
| Side Yard Setback | 0' (Single-family); 5' (Duplex); 10' (Other uses) [Section 51A-4.116(a)(4)(B)] |
| Rear Yard Setback | 0' (Single-family); 10' (Duplex); 15' (Other uses) [Section 51A-4.116(a)(4)(B)] |
| Maximum Height | 36 feet (Subject to Residential Proximity Slope) [Section 51A-4.116(a)(4)(E)] |
| Max. Lot Coverage | 60% (Residential); 25% (Non-residential) [Section 51A-4.116(a)(4)(F)] |
| Max. Dwelling Unit Density | No maximum density [Section 51A-4.116(a)(4)(C)] |
| Max. Number of Stories | No maximum [Section 51A-4.116(a)(4)(H)] |
Minimum Lot Area per Dwelling Unit
In the Dallas MF-1(A) district, the required lot area per unit is determined by the size of the dwelling [Section 51A-4.116(a)(4)(G)]:
- Single-family or Duplex: 3,000 square feet.
- Multifamily (No separate bedroom): 1,000 square feet.
- Multifamily (One bedroom): 1,400 square feet.
- Multifamily (Two bedrooms): 1,800 square feet.
- Multifamily (More than two bedrooms): 1,800 square feet plus 200 square feet for each bedroom over two.
Accessory and Supplemental Regulations
The City of Dallas applies additional rules for accessory structures and parking within the MF-1(A) district.
- Prohibited Accessory Uses: Accessory community centers (private), accessory outside sales, accessory outside display of merchandise, and accessory pathological waste incinerators are not allowed [Section 51A-4.116(a)(3)(A)].
- Parking Placement: In the Dallas MF-1(A) district, no required or excess parking may be placed within the required front yard [Section 51A-4.301(a)(4)(F)].
- Structure Spacing: A minimum of 15 feet must be maintained between each group of eight single-family structures when multiple units are placed on a single lot [Section 51A-4.116(a)(8)(A)].
- Building Separation: The minimum space between exterior walls of multifamily dwellings must be 10 feet if one wall has an opening for light/air, and 20 feet if both walls have such openings [Section 51A-4.116(a)(4)(E)(ii)].
Sections Cited
- Section 51A-4.116. Multifamily Districts
- Section 51A-4.201. Agricultural Uses
- Section 51A-4.205. Lodging Uses
- Section 51A-4.209. Residential Uses
- Section 51A-4.212. Utility and Public Service Uses
- Section 51A-4.217. Accessory Uses
- Section 51A-4.301. Off-Street Parking Regulations