MF-3(A) Multifamily District 3 in Dallas
The Dallas MF-3(A) Multifamily District is established to accommodate midrise, medium-density residential developments, permitting a maximum building height of 90 feet and a dwelling unit density of 90 units per net acre. The district regulations mandate a maximum floor area ratio (FAR) of 2.0 and a maximum lot coverage of 60 percent for residential structures while requiring specific minimum lot areas based on the number of bedrooms in each unit [Section 51A-4.116].
Purpose and General Character
The primary purpose of the MF-3(A) Multifamily District in Dallas is to facilitate the development and protection of midrise, medium-density multifamily residential dwellings situated on a single lot. This district is intentionally excluded from areas designated for low-density residential development to maintain its specific urban character [Section 51A-4.116]. It functions as a higher-intensity residential zone that supports large-scale apartment living while integrating limited retail and personal service uses that primarily serve the building's occupants [Section 51A-4.210].
Permitted Land Uses
The Dallas MF-3(A) Multifamily District allows for a variety of residential, institutional, and limited commercial activities.
Residential and Lodging Uses
- Multifamily: Permitted by right.
- Group Residential Facility: Permitted by right if specifically defined conditions are met.
- Residential Hotel: Permitted by right.
- Retirement Housing: Permitted by right.
- College Dormitory, Fraternity, or Sorority House: Permitted by right.
- Short-term Rental Lodging: Permitted by right.
- Lodging or Boarding House: Permitted by right [Section 51A-4.116].
Civic and Institutional Uses
- Church: Permitted by right.
- Child or Adult Care Facility: Permitted by right.
- Convent or Monastery: Permitted by right.
- Foster Home: Permitted by right.
- Public or Private School: Permitted by Specific Use Permit (SUP).
- Hospital: Permitted by SUP [Section 51A-4.116].
Limited Retail and Personal Service Uses
In the Dallas MF-3(A) Multifamily District, certain retail uses are allowed as limited (L) uses, meaning they must be primarily for the service of the occupants of the building and have no exterior advertising signs on the lot [Section 51A-4.218].
- Dry Cleaning or Laundry Store: Limited use only.
- General Merchandise or Food Store (3,500 sq. ft. or less): Limited use only.
- Personal Service Uses: Limited use only.
- Motor Vehicle Fueling Station: Permitted by SUP [Section 51A-4.116].
Development Standards
The Dallas MF-3(A) Multifamily District is governed by strict yard, lot, and space regulations to ensure consistent midrise development.
General Yard and Lot Requirements
| Regulation | Standard |
|---|---|
| Minimum Front Yard | 15 feet |
| Urban Form Setback | 20 additional feet for portions of structure over 45 feet in height |
| Minimum Side/Rear Yard | 20 feet if adjacent to a residential district; 10 feet in all other cases |
| Maximum Building Height | 90 feet |
| Maximum Floor Area Ratio | 2.0 |
| Maximum Lot Coverage | 60% (includes residential structures) |
| Minimum Lot Size | 6,000 square feet |
| Maximum Dwelling Unit Density | 90 units per net acre |
[Section 51A-4.116]
Minimum Lot Area per Dwelling Unit
The MF-3(A) Multifamily District in Dallas requires a specific amount of lot area based on the size of the residential units:
| Unit Type | Minimum Lot Area Required |
|---|---|
| No Separate Bedroom | 450 square feet |
| One Bedroom | 500 square feet |
| Two Bedrooms | 550 square feet |
| More than Two Bedrooms | 550 square feet + 50 square feet for each bedroom over two |
[Section 51A-4.116]
Mixed-Income Housing Bonuses
The Dallas MF-3(A) Multifamily District provides development bonuses for projects that include a percentage of reserved units for lower-income families. These bonuses are determined by the property's Market Value Analysis (MVA) category [Section 51A-4.116].
Bonus Standards for MF-3(A)
For qualifying developments, the following bonuses may apply to the base standards of the Dallas MF-3(A) Multifamily District:
- Height Bonus: Maximum height can be increased to 105 feet or 120 feet depending on the income band set-asides [Section 51A-4.116].
- Density Bonus: Maximum unit density can be increased to 100, 120, or 150 units per acre based on the specific set-aside tier and MVA category [Section 51A-4.116].
- Lot Coverage: Maximum lot coverage can be increased to 80 percent or 85 percent for qualifying mixed-income projects [Section 51A-4.116].
Sections Cited
- Section 51A-4.110
- Section 51A-4.116
- Section 51A-4.209
- Section 51A-4.210
- Section 51A-4.218