MF-4(A) Multifamily District: High-Density Highrise Regulations
The MF-4(A) Multifamily District in Dallas is a residential classification designed specifically for high-density, highrise multifamily dwellings typically established on a single lot. Within the City of Dallas, this district supports a maximum dwelling unit density of 160 units per net acre and allows for structures to reach a maximum height of 240 feet. Development in this district is subject to strict urban form setbacks for buildings over 45 feet in height and requires a maximum lot coverage of 80 percent [Section 51A-4.116(d)].
Purpose and General Character
The primary purpose of the MF-4(A) Multifamily District is to facilitate the development and protection of high-density highrise residential buildings. The City of Dallas does not intend for this district to be located in areas characterized by low- or medium-density residential development. The character of the MF-4(A) Multifamily District is urban and intense, emphasizing vertical growth while providing necessary standards for building spacing, coverage, and off-street parking to prevent the overcrowding of land [Section 51A-4.116(d)(1)].
Permitted Land Uses
The City of Dallas permits a variety of residential and supporting uses in the MF-4(A) Multifamily District. While many uses are allowed by right, others require a Specific Use Permit (SUP) or are subject to Residential Adjacency Review (RAR) or Limited Use (L) restrictions.
Residential Uses
- Multifamily dwellings (Main Use).
- Single-family and duplex dwellings.
- College dormitory, fraternity, or sorority house.
- Group residential facilities [Section 51A-4.209(3)].
- Handicapped group dwelling units [Section 51A-4.209(3.1)].
- Residential hotels.
- Retirement housing.
Institutional and Community Service Uses
- Child or adult care facilities.
- Churches.
- Convent or monastery.
- Foster homes.
- Convalescent and nursing homes, hospice care, and related institutions [RAR required].
- Cemetery or mausoleum [SUP required].
- Hospital [SUP required].
- Public or private schools [SUP required].
- Library, art gallery, or museum [SUP required].
Utility and Public Service Uses
- Post office.
- Tower/antenna for cellular communication [Section 51A-4.212(10.1)].
- Radio, television, or microwave tower [RAR required].
- Electrical substation.
- Police or fire station [SUP required].
- Sewage treatment plant [SUP required].
- Water treatment plant [SUP required].
Retail and Personal Service Uses
- Alcoholic beverage establishments [Section 51A-4.210(b)(4)].
- Dry cleaning or laundry store [Limited use only].
- General merchandise or food store 3,500 square feet or less [Limited use only].
- Personal service uses [Limited use only].
- Restaurant without drive-in or drive-through service [Limited use and RAR required].
- Theater [SUP required].
- Motor vehicle fueling station [SUP required].
Yard, Lot, and Space Regulations
The City of Dallas mandates specific spatial requirements for all structures within the MF-4(A) Multifamily District to maintain urban form and ensure adequate light and air.
Setbacks and Coverage
| Regulation Type | Requirement |
|---|---|
| Minimum Front Yard | 15 feet [Section 51A-4.116(d)(4)(A)(i)] |
| Urban Form Setback | Additional 20-foot front yard setback for portions of a structure over 45 feet in height [Section 51A-4.116(d)(4)(A)(ii)] |
| Min. Side/Rear Yard (Standard) | 10 feet [Section 51A-4.116(d)(4)(B)(i)(bb)] |
| Min. Side/Rear Yard (Adjacent to R-CH) | 20 feet if adjacent to or across an alley from an R, R(A), D, D(A), TH, TH(A), or CH district [Section 51A-4.116(d)(4)(B)(i)(aa)] |
| Tower Spacing | Add 1 foot of side/rear setback for every 2 feet of height above 45 feet (up to 30 feet total) [Section 51A-4.116(d)(4)(B)(ii)] |
| Maximum Lot Coverage | 80 percent [Section 51A-4.116(d)(4)(F)] |
Density and Building Height
| Intensity Standard | Requirement |
|---|---|
| Maximum Dwelling Unit Density | 160 units per net acre [Section 51A-4.116(d)(4)(C)] |
| Maximum Floor Area Ratio (FAR) | 4.0 [Section 51A-4.116(d)(4)(D)] |
| Maximum Structure Height | 240 feet [Section 51A-4.116(d)(4)(E)(ii)] |
| Minimum Lot Size | 6,000 square feet [Section 51A-4.116(d)(4)(G)(i)] |
| Maximum Number of Stories | No maximum [Section 51A-4.116(d)(4)(H)] |
Minimum Lot Area Per Unit
For multifamily developments in the MF-4(A) Multifamily District, the City of Dallas requires minimum lot area based on the number of bedrooms per unit [Section 51A-4.116(d)(4)(G)(ii)]:
| Unit Type | Minimum Lot Area |
|---|---|
| No separate bedroom | 225 square feet |
| One bedroom | 275 square feet |
| Two bedrooms | 325 square feet |
| More than two bedrooms | 325 square feet + 50 square feet for each additional bedroom |
Off-Street Parking and Loading
In the MF-4(A) Multifamily District, the City of Dallas generally requires off-street parking to be provided at or below ground level [Section 51A-4.116(d)(5)]. Specific parking ratios are governed by the use type as listed in the general parking regulations. For example, residential uses typically require:
- Multifamily: 1 space per dwelling unit if the development has 200 units or more. For smaller developments, the requirement is 0.5 spaces per unit (21–199 units) or no required parking (20 units or fewer).
- Guest Parking: Developments with 20 or more units must provide marked guest parking at a rate of 10% (for 20–99 units) or 15% (for 100+ units) of the total required spaces [Section 51A-4.301].
Sections Cited
- Section 51A-4.116. MULTIFAMILY DISTRICTS.
- Section 51A-4.209. RESIDENTIAL USES.
- Section 51A-4.210. RETAIL AND PERSONAL SERVICE 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.