Permitted and Prohibited Uses in the MF-3(A) Multifamily District 3: City of Dallas
The MF-3(A) Multifamily District 3 in the City of Dallas is a midrise, medium-density zoning designation that permits a maximum of 90 dwelling units per net acre and a maximum building height of 90 feet. While the district is primarily intended for multifamily residential developments, it allows for limited institutional and service uses, provided they comply with specific floor area and access restrictions.
Permitted Main Uses in the MF-3(A) District
In the City of Dallas, the MF-3(A) Multifamily District 3 allows for a variety of uses categorized by their nature. Some uses are allowed "by right," while others require a Specific Use Permit (SUP), a Residential Adjacency Review (RAR), or are permitted only as a Limited Use (L).
Residential and Lodging Uses
Residential development is the primary focus of the City of Dallas MF-3(A) Multifamily District 3.
| Use Category | Permission Level |
|---|---|
| Multifamily | By Right [Sec. 51A-4.116(c)(2)(I)] |
| Retirement Housing | By Right [Sec. 51A-4.116(c)(2)(I)] |
| Residential Hotel | By Right [Sec. 51A-4.116(c)(2)(I)] |
| College Dormitory, Fraternity, or Sorority House | By Right [Sec. 51A-4.116(c)(2)(I)] |
| Group Residential Facility | By Right (must meet 1,000 ft spacing) [Sec. 51A-4.116(c)(2)(I)] |
| Lodging or Boarding House | By Right [Sec. 51A-4.116(c)(2)(E)] |
| Short-term Rental Lodging | By Right [Sec. 51A-4.116(c)(2)(E)] |
Institutional and Community Service Uses
The City of Dallas allows these uses to support the residential character of the MF-3(A) Multifamily District 3.
| Use Category | Permission Level |
|---|---|
| Child or Adult Care Facility | By Right [Sec. 51A-4.116(c)(2)(D)] |
| Church | By Right [Sec. 51A-4.116(c)(2)(D)] |
| Convent or Monastery | By Right [Sec. 51A-4.116(c)(2)(D)] |
| Foster Home | By Right [Sec. 51A-4.116(c)(2)(D)] |
| Convalescent and Nursing Homes | RAR Required [Sec. 51A-4.116(c)(2)(D)] |
| Hospital | SUP Required [Sec. 51A-4.116(c)(2)(D)] |
| Library, Art Gallery, or Museum | SUP Required [Sec. 51A-4.116(c)(2)(D)] |
| Public or Private School | SUP Required [Sec. 51A-4.116(c)(2)(D)] |
| Cemetery or Mausoleum | SUP Required [Sec. 51A-4.116(c)(2)(D)] |
| College, University, or Seminary | SUP Required [Sec. 51A-4.116(c)(2)(D)] |
| Community Service Center | SUP Required [Sec. 51A-4.116(c)(2)(D)] |
Retail and Personal Service Uses (Limited)
In the MF-3(A) Multifamily District 3, retail and personal services are designated as "Limited Uses" [L]. This means they must be contained entirely within a building, have no exterior advertising or public entrance, and cannot exceed 10% of the building's total floor area [Sec. 51A-4.218].
- Dry cleaning or laundry store [L] [Sec. 51A-4.116(c)(2)(J)]
- General merchandise or food store (3,500 sq. ft. or less) [L] [Sec. 51A-4.116(c)(2)(J)]
- Personal service uses [L] [Sec. 51A-4.116(c)(2)(J)]
- Motor vehicle fueling station (Requires SUP) [Sec. 51A-4.116(c)(2)(J)]
Other Permitted Uses
- Agricultural: Crop production [Sec. 51A-4.116(c)(2)(A)].
- Industrial: Gas drilling and production (SUP); Temporary concrete or asphalt batching plant (SUP) [Sec. 51A-4.116(c)(2)(C)].
- Recreation: Public park, playground, or golf course; Country club with private membership (RAR); Private recreation center (SUP) [Sec. 51A-4.116(c)(2)(H)].
- Transportation: Transit passenger shelter; Transit passenger station (SUP) [Sec. 51A-4.116(c)(2)(K)].
- Wholesale/Distribution: Recycling drop-off container (per conditions in Sec. 51A-4.213) [Sec. 51A-4.116(c)(2)(M)].
Prohibited Uses in the MF-3(A) District
The City of Dallas strictly prohibits uses that are incompatible with the residential environment of the MF-3(A) Multifamily District 3.
Specifically Prohibited Categories
The following use categories are listed as "None permitted" within the district regulations:
- Commercial and Business Service Uses: Including building repair, custom woodworking, or medical scientific laboratories [Sec. 51A-4.116(c)(2)(B)].
- Office Uses: Standalone professional or medical offices are not permitted [Sec. 51A-4.116(c)(2)(G)].
Prohibited Accessory Uses
Certain accessory activities are barred from the MF-3(A) Multifamily District 3 even if the main use is residential:
- Accessory outside display of merchandise [Sec. 51A-4.116(c)(3)(A)].
- Accessory outside sales [Sec. 51A-4.116(c)(3)(A)].
- Accessory pathological waste incinerator [Sec. 51A-4.116(c)(3)(A)].
Technical Development Standards for MF-3(A)
The City of Dallas mandates the following density and placement requirements for developments within the MF-3(A) Multifamily District 3.
| Standard | Requirement |
|---|---|
| Maximum Density | 90 dwelling units per net acre [Sec. 51A-4.116(c)(4)(C)] |
| Maximum Height | 90 feet [Sec. 51A-4.116(c)(4)(E)(ii)] |
| Maximum Floor Area Ratio (FAR) | 2.0 [Sec. 51A-4.116(c)(4)(D)] |
| Maximum Lot Coverage | 60% [Sec. 51A-4.116(c)(4)(F)] |
| Minimum Front Yard Setback | 15 feet [Sec. 51A-4.116(c)(4)(A)] |
| Urban Form Setback | Additional 20 feet if building height exceeds 45 feet [Sec. 51A-4.116(c)(4)(A)(ii)] |
| Minimum Side/Rear Yard Setback | 10 feet (Standard) / 20 feet (if adjacent to lower-density residential) [Sec. 51A-4.116(c)(4)(B)] |
Minimum Lot Area per Unit
The City of Dallas specifies minimum lot areas based on the size of the multifamily unit:
- No separate bedroom (Studio): 450 square feet.
- One bedroom: 500 square feet.
- Two bedrooms: 550 square feet.
- More than two bedrooms: 550 square feet plus 50 square feet for each bedroom over two [Sec. 51A-4.116(c)(4)(G)(ii)].
Sections Cited
- Sec. 51A-4.116. Multifamily Districts
- Sec. 51A-4.105. Interpretation of District Regulations
- Sec. 51A-4.209. Residential Uses
- Sec. 51A-4.212. Utility and Public Service Uses
- Sec. 51A-4.213. Wholesale, Distribution, and Storage Uses
- Sec. 51A-4.217. Accessory Uses
- Sec. 51A-4.218. Limited Uses
- Sec. 51A-4.301. Off-Street Parking Regulations