Off-Street Parking Requirements for the Dallas MF-4(A) Multifamily District 4
Off-street parking for the MF-4(A) Multifamily District 4 in the City of Dallas is governed by a tiered system for residential units, where projects with 20 or fewer units require no parking, while larger developments require up to 1.0 space per unit plus additional guest parking. For the limited retail and personal service uses permitted in this City of Dallas district, most small-scale operations under 2,500 square feet are exempt from parking requirements, though restaurants and alcoholic beverage establishments must provide one space per 200 square feet of floor area exceeding that threshold. Crucially, all off-street parking in the City of Dallas MF-4(A) Multifamily District 4 must be located at or below ground level [Section 51A-4.116].
Residential Off-Street Parking Requirements
In the City of Dallas MF-4(A) Multifamily District 4, the number of required parking spaces for residential projects depends entirely on the total number of dwelling units provided. While single-family and duplex uses located within the City of Dallas MF-4(A) Multifamily District 4 require no off-street parking, multifamily developments must adhere to the following ratios:
| Use Type | Units in Project | Required Parking Ratio |
|---|---|---|
| Multifamily | 0 to 20 Units | None [Table 1.0.1] |
| Multifamily | 21 to 199 Units | 0.5 spaces per dwelling unit [Table 1.0.1] |
| Multifamily | 200+ Units | 1.0 space per dwelling unit [Table 1.0.1] |
| Single-Family | Any | None [Table 1.0.1] |
| Duplex | Any | None [Table 1.0.1] |
Mandatory Guest Parking
Multifamily developments in the City of Dallas MF-4(A) Multifamily District 4 that exceed 20 units must provide additional guest parking spaces based on the total required parking calculated from the table above:
- 20 to 99 Units: 10% of the total required parking spaces must be dedicated to guests [Table 1.0.1].
- 100+ Units: 15% of the total required parking spaces must be dedicated to guests [Table 1.0.1].
All guest parking in the City of Dallas MF-4(A) Multifamily District 4 must be clearly marked for guest use and identified at the driveway entrance or walking gate [Section 51A-4.301].
Retail and Personal Service Parking Requirements
While "Commercial and business service uses" are strictly prohibited in the City of Dallas MF-4(A) Multifamily District 4, a limited set of "Retail and personal service uses" are permitted, often restricted to the ground floor as limited [L] uses or requiring a Specific Use Permit [SUP] [Section 51A-4.116].
| Use Type | Standard Requirement | Exemption/Condition |
|---|---|---|
| Restaurant / Bar | 1 space per 200 sq. ft. | First 2,500 sq. ft. is exempt [Table 1.0.2] |
| Alcoholic Beverage Establishment | 1 space per 200 sq. ft. | First 2,500 sq. ft. is exempt [Table 1.0.2] |
| General Merchandise (≤ 3,500 SF) | None | Must be a limited [L] use [Table 1.0.2] |
| Dry Cleaning / Laundry Store | None | Must be a limited [L] use [Table 1.0.2] |
| Personal Service Use | None | Must be a limited [L] use [Table 1.0.2] |
| Theater | None | Requires SUP [Table 1.0.2] |
Special Regulations and Reductions
The City of Dallas applies several cross-cutting regulations to both residential and retail components within the MF-4(A) Multifamily District 4.
Below-Grade Requirement
A specific requirement for the City of Dallas MF-4(A) Multifamily District 4 is that all off-street parking must be provided at or below ground level [Section 51A-4.116]. This prohibits the use of above-ground multi-story parking garages that do not also contain active uses on the ground floor.
Bicycle Parking Reductions
Developments in the City of Dallas may reduce their total required motorized vehicle parking by providing bicycle parking:
- Short-term: Required parking is reduced by one space for every six short-term bicycle spaces provided [Section 51A-4.314].
- Long-term: Required parking is reduced by one space for every four long-term bicycle spaces provided [Section 51A-4.314].
- Cap: This reduction cannot exceed five percent of the total required off-street parking for the building site [Section 51A-4.314].
Modified Delta Overlay (MD-1)
If an MF-4(A) Multifamily District 4 project is located within a Modified Delta Overlay (MD-1), the parking ratios for retail uses increase significantly. For example, a restaurant in an MD-1 overlay must provide one space per 100 square feet of floor area, rather than the standard 1 per 200 square feet [Table 1.2.2].
Sections Cited
- Section 51A-4.116: Multifamily Districts
- Section 51A-4.209: Residential Use Regulations
- Section 51A-4.210: Retail and Personal Service Use Regulations
- Section 51A-4.301: Off-Street Parking Regulations
- Section 51A-4.314: Reductions for Providing Bicycle Parking
- Table 1.0.1: General Parking Requirements
- Table 1.0.2: General Parking Requirements (Retail)
- Table 1.2.2: MD-1 Overlay Requirements