MF-4(A): Multifamily District 4 Regulations in the City of Dallas
The MF-4(A): Multifamily district 4 in the City of Dallas is a high-density residential zone primarily intended for highrise multifamily developments on single lots, with a maximum density of 160 dwelling units per net acre. Within the City of Dallas, this district permits a building height of up to 240 feet and a maximum floor area ratio of 4.0, provided all development standards and residential proximity slopes are observed.
Main Uses Permitted in the MF-4(A): Multifamily District 4
The City of Dallas categorizes main uses in the MF-4(A): Multifamily district 4 as being permitted by right, permitted by right as a limited use [L], or requiring a specific use permit [SUP] or residential adjacency review [RAR].
Residential and Lodging Uses
- Multifamily: Permitted by right [Section 51A-4.116(d)(2)(I)].
- Residential Hotel: Permitted by right [Section 51A-4.116(d)(2)(I)].
- Retirement Housing: Permitted by right [Section 51A-4.116(d)(2)(I)].
- Single Family and Duplex: Permitted by right [Section 51A-4.116(d)(2)(I)].
- Lodging or Boarding House: Permitted by right [Section 51A-4.116(d)(2)(E)].
- Short-Term Rental Lodging: Permitted by right [Section 51A-4.116(d)(2)(E)].
- Group Residential Facility: Permitted by right [Section 51A-4.116(d)(2)(I)].
Retail and Personal Service Uses
The City of Dallas limits non-residential activity in the MF-4(A): Multifamily district 4 to ensure these uses remain secondary to the residential character of the neighborhood.
- Alcoholic Beverage Establishments: Permitted by right, subject to specific code conditions [Section 51A-4.116(d)(2)(J)].
- Dry Cleaning or Laundry Store: Permitted as a limited use [L] only [Section 51A-4.116(d)(2)(J)].
- General Merchandise or Food Store (3,500 sq. ft. or less): Permitted as a limited use [L] only [Section 51A-4.116(d)(2)(J)].
- Personal Service Uses: Permitted as a limited use [L] only [Section 51A-4.116(d)(2)(J)].
- Restaurant (without drive-in or drive-through): Permitted as a limited use [L] and subject to residential adjacency review [RAR] [Section 51A-4.116(d)(2)(J)].
- Motor Vehicle Fueling Station: Permitted only with a specific use permit [SUP] [Section 51A-4.116(d)(2)(J)].
- Theater: Permitted only with a specific use permit [SUP] [Section 51A-4.116(d)(2)(J)].
Institutional and Community Service Uses
- Child or Adult Care Facility: Permitted by right [Section 51A-4.116(d)(2)(D)].
- Church: Permitted by right [Section 51A-4.116(d)(2)(D)].
- Convalescent and Nursing Homes: Permitted subject to residential adjacency review [RAR] [Section 51A-4.116(d)(2)(D)].
- Cemetery or Mausoleum: Permitted only with a specific use permit [SUP] [Section 51A-4.116(d)(2)(D)].
- Public or Private School: Permitted only with a specific use permit [SUP] [Section 51A-4.116(d)(2)(D)].
Prohibited Main Uses
Under the City of Dallas development code, any use not explicitly listed as permitted in the MF-4(A): Multifamily district 4 is prohibited. Notable prohibited categories include:
- Office Uses: No office uses are permitted as main uses in this district [Section 51A-4.116(d)(2)(G)].
- Commercial and Business Service Uses: No commercial or business service uses (e.g., custom woodworking, machinery sales, or medical scientific laboratories) are permitted as main uses [Section 51A-4.116(d)(2)(B)].
- Industrial Uses: Most industrial activities are prohibited, except for gas drilling and production or temporary batching plants which require a specific use permit [SUP] [Section 51A-4.116(d)(2)(C)].
- Wholesale, Distribution, and Storage Uses: General warehouse or freight terminal activities are not permitted [Section 51A-4.116(d)(2)(M)].
Accessory Use Restrictions
The City of Dallas permits accessory uses that are customarily incidental to the main use, provided they do not exceed 5% of the floor area of the main use (if inside) or 5% of the lot area (if outside) [Section 51A-4.217(a)(3)].
| Accessory Use Type | Permission Status in MF-4(A) |
|---|---|
| Accessory Community Center (Private) | Permitted by Right |
| Accessory Outside Display of Merchandise | Prohibited |
| Accessory Outside Sales | Prohibited |
| Accessory Pathological Waste Incinerator | Prohibited |
| Accessory Helistop | Specific Use Permit [SUP] Required |
| Amateur Communication Tower | Specific Use Permit [SUP] Required |
| Medical/Infectious Waste Incinerator | Specific Use Permit [SUP] Required |
[Section 51A-4.116(d)(3)]
Development and Technical Standards
The City of Dallas enforces strict dimensional and parking requirements for the MF-4(A): Multifamily district 4 to manage the high density of the area.
Yard and Space Regulations
| Standard | MF-4(A) Requirement |
|---|---|
| Minimum Front Yard | 15 feet |
| Minimum Side/Rear Yard | 20 feet (if adjacent to certain residential districts) or 10 feet (all other cases) |
| Maximum Dwelling Unit Density | 160 units per net acre |
| Maximum Floor Area Ratio (FAR) | 4.0 |
| Maximum Building Height | 240 feet |
| Maximum Lot Coverage | 80% (includes aboveground parking structures) |
[Section 51A-4.116(d)(4)]
Off-Street Parking Requirements
The City of Dallas calculates parking for multifamily uses based on the number of units in the development.
| Number of Units | Parking Space Requirement |
|---|---|
| 1 to 20 Units | No parking required |
| 21 to 199 Units | 0.5 spaces per dwelling unit |
| 200 or More Units | 1 space per dwelling unit |
| Guest Parking | |
| 100 or More Units | 15% of required parking spaces |
[Section 51A-4.301, Table 1.0.1]
Sections Cited
- Section 51A-4.116: Multifamily Districts
- Section 51A-4.201 - 51A-4.213: Use Regulations
- Section 51A-4.217: Accessory Uses
- Section 51A-4.301: Off-Street Parking Regulations
- Section 51A-4.408: Maximum Building Height
- Section 51A-4.105: Interpretation of District Regulations