Fort Worth, TX Zoning
Districts & Requirements
Every zoning district in Fort Worth with permitted uses, setbacks, height limits, and density requirements — in plain English. Fort Worth uses traditional Euclidean zoning with letter-based districts (A through K) plus form-based mixed-use districts (MU-1, MU-2, NS, CB, TU). Texas SB 840, effective September 1, 2025, allows multifamily by right on any commercial-zoned land — no rezoning, no hearings. SB 840 also eliminates FAR limits, caps parking at 1 space/unit, and sets minimum density at 36 units/acre or the city's highest, whichever is greater.
21
Zoning districts
8
Overlay districts
1,008,000
Population
2025
Code adopted
Quick Reference
Find your district, see what you can do. Click any row for details.
| District | At a glance | Height | Coverage |
|---|---|---|---|
| A-5 | Standard single-family, 5,000 SF lots. Fort Worth's most common residential district. | 35 ft | 45% |
| A-7.5 | Larger single-family lots, 7,500 SF. More yard, more buildable footprint. | 35 ft | 40% |
| AR | Zero-lot-line single-family, 3,500 SF minimum. Narrow urban infill product. | 35 ft | 55% |
| B | Duplexes allowed. 5,000 SF for attached, 7,500 SF for detached two-family. First density bump. | 35 ft | 45% |
| R1 | Zero-lot-line and cluster housing. 13-15 units/acre. Small-lot infill at scale. | 35 ft | 55% |
| R2 | Townhouses and rowhouses. 12 units/acre, max 10 attached per building. 15% open space required. | 35 ft | 55% |
| CR | Apartments at 12 units/acre max. Garden-style product. Unified residential development standards apply. | 36 ft / 3 stories | 50% |
| C | Apartments at 18 units/acre. Mid-density product, surface parking still works. | 36 ft / 3 stories | 55% |
| D | Apartments at 24 units/acre. Highest residential density in traditional zoning. Structured parking territory. | 48 ft / 4 stories | 60% |
| UR | Pedestrian-oriented residential, 3 stories, near transit and urban villages. Residential only — no commercial. | 3 stories / 42 ft (14 ft per floor) | 80% |
| MU-1 | 3 stories base, 5 with bonus. Neighborhood-scale mixed-use. Urban Design Commission review. | 3 stories (5 with height bonus) | 80% |
| MU-2 | 5 stories base, 10 max. Full mixed-use with light industrial. Fort Worth's most permissive mixed-use. | 5 stories (10 with bonus) | 85% |
| NS | High-density mixed-use south of downtown. UDC review. One of Fort Worth's fastest-growing corridors. | 5-10 stories (varies by transect zone) | 85% |
| H | No height limit. No setback minimums. Downtown only. Design Review Board required. | No limit | 100% |
| E | Small-scale retail, restaurants, offices. 45-ft height cap. Neighborhood-serving uses. | 45 ft | Per area regulations |
| F | Broad commercial uses including auto sales, hotels, entertainment. Alcohol sales permitted. | 45 ft (increases with additional setbacks) | Per area regulations |
| G | High-intensity commercial, 12-story max. Less restrictive area regulations. SB 840 multifamily target. | 12 stories / 120 ft | Per area regulations |
| I | Light manufacturing, warehousing, outside storage. 55-ft height. SB 840 applies — multifamily by right. | 55 ft (can increase with extra setbacks) | Per area regulations |
| J | Heavy manufacturing, cement, power plants. 120-ft height. Long-term rezoning play near transitioning areas. | 120 ft | Per area regulations |
| CB | Form-based district along Camp Bowie Blvd. Mixed-use, pedestrian-oriented. UDC review required. | Varies by character zone (2-5 stories) | Per character zone |
| TU | Mixed-use north of downtown along Trinity River. High density, UDC review. Panther Island area. | Varies by zone (up to 10+ stories) | 85% |
Residential — Single-Family
3 districts in Fort Worth
A-5
One-FamilyThe workhorse single-family district. 5,000 SF minimum lots, one dwelling per lot. Covers most of Fort Worth's established neighborhoods.
What you can build
- ✓Single-family detached home
- ✓Accessory dwelling unit (ADU)
- ✓Home occupation
- ✓Churches, schools, parks
- ✗Duplexes or multifamily
- ✗Commercial or retail
- ✗Zero-lot-line homes (need AR)
Key numbers
- Height
- 35 ft
- Lot min
- 5,000 SF
- Width
- 50 ft
- Coverage
- 45%
- Front
- 25 ft
- Side
- 5 ft (3 ft for detached garage behind rear wall)
- Rear
- 20 ft (3 ft accessory)
What this means in practice
45% coverage on 5,000 SF = 2,250 SF footprint. Two stories gets you ~4,200 SF of living space. These lots are tight — if you're doing spec homes, keep the product under 2,400 SF to leave room for a driveway and backyard. ADUs allowed but must fit within setbacks. Under SB 840, adjacent commercial-zoned parcels can now go multifamily by right.
A-7.5
One-FamilyMid-size single-family lots common in established neighborhoods south and west of downtown. 50% more lot than A-5 means more room for larger homes and detached structures.
What you can build
- ✓Single-family detached home
- ✓ADU
- ✓Home occupation
- ✓Churches, schools, parks
- ✗Duplexes or multifamily
- ✗Commercial or retail
Key numbers
- Height
- 35 ft
- Lot min
- 7,500 SF
- Width
- 60 ft
- Coverage
- 40%
- Front
- 25 ft
- Side
- 5 ft
- Rear
- 20 ft (3 ft accessory)
What this means in practice
40% of 7,500 SF = 3,000 SF footprint. Two stories yields ~5,600 SF — solid for move-up product. The 60-ft lot width gives you more design flexibility than A-5. If you're assembling A-7.5 lots near a commercial corridor, check whether SB 840 makes the adjacent commercial parcels more valuable for multifamily.
AR
One-Family RestrictedFort Worth's smallest single-family district. Zero-lot-line allowed on 3,500 SF lots. Built for narrow infill and cottage-style development.
What you can build
- ✓Single-family detached home
- ✓Zero-lot-line home
- ✓ADU
- ✓Home occupation
- ✗Duplexes or multifamily
- ✗Commercial
Key numbers
- Height
- 35 ft
- Lot min
- 3,500 SF
- Width
- 35 ft
- Coverage
- 55%
- Front
- 20 ft
- Side
- 0 ft or 5 ft
- Rear
- 15 ft (3 ft accessory)
What this means in practice
55% coverage on 3,500 SF = 1,925 SF footprint. Two stories gets you ~3,600 SF. The zero-lot-line option is the play — build to one side, put all yard on the other. These are often platted as new subdivisions inside older neighborhoods. Compare with R1 if you want attached units.
Residential — Two-Family
1 district in Fort Worth
B
Two-FamilyFort Worth's duplex district. Two attached units on 5,000 SF, two detached units on 7,500 SF. Also allows all A-5 and AR uses. The first step up from single-family.
What you can build
- ✓Single-family home
- ✓Duplex (attached on 5,000 SF)
- ✓Two detached dwellings (on 7,500 SF)
- ✓Zero-lot-line homes
- ✓ADU
- ✗Triplexes or larger multifamily
- ✗Commercial or retail
Key numbers
- Height
- 35 ft
- Lot min
- 5,000 SF (attached) / 7,500 SF (detached)
- Width
- 50 ft
- Coverage
- 45%
- Front
- 20 ft
- Side
- 5 ft
- Rear
- 15 ft
What this means in practice
A side-by-side duplex on 5,000 SF at 45% coverage = 2,250 SF footprint, two stories = ~4,200 SF total — two units at 2,100 SF each. Lenders treat duplexes well in Fort Worth. If you have a 7,500 SF B lot, you can do two detached cottages — popular for short-term rental plays near the Stockyards or Near Southside.
Residential — Attached
2 districts in Fort Worth
R1
Zero Lot Line / ClusterSmall-lot and attached housing district. Zero-lot-line on 2,500 SF, detached on 3,300 SF, cluster development at 15 units/acre with 15% open space. The bridge between duplexes and multifamily.
What you can build
- ✓Single-family detached (3,300 SF lot)
- ✓Zero-lot-line detached (2,500 SF lot)
- ✓Two-family attached ZLL (2,500 SF lot)
- ✓Cluster development (15 du/ac)
- ✓All B district uses
- ✗Apartments or large multifamily
- ✗Commercial
Key numbers
- Height
- 35 ft
- Lot min
- 2,500 SF (ZLL) / 3,300 SF (detached)
- Width
- 25 ft (ZLL) / 33 ft (detached)
- Coverage
- 55%
- Front
- 15 ft
- Side
- 0 ft or 5 ft
- Rear
- 15 ft
What this means in practice
Cluster development at 15 du/ac is the play here. On a 1-acre site: 15 units with 15% common open space. At 2,500 SF per ZLL lot, you can fit tight rows of attached townhouse-style product. The 25-ft lot width forces narrow, deep floor plans — 3-story product with rooftop decks pencils best.
R2
Townhouse / ClusterFort Worth's townhouse district. Attached rowhouse product at 12 units per acre with a 10-unit building cap and 15% open space requirement.
What you can build
- ✓Townhouses / rowhouses (max 10 attached)
- ✓All R1 uses
- ✓Single-family and duplexes
- ✗Apartment buildings
- ✗Commercial
- ✗More than 10 attached units per building
Key numbers
- Height
- 35 ft
- Lot min
- 2,500 SF per unit
- Width
- 20 ft per unit
- Coverage
- 55%
- Front
- 15 ft
- Side
- 0 ft (interior) / 10 ft (end unit)
- Rear
- 15 ft
What this means in practice
12 du/ac on a half-acre: 6 townhouses. On 1 acre: 12 units minus 15% open space. At 20-ft wide and 2 stories, each unit is ~2,400 SF — solid for-sale product at Fort Worth price points. The 10-unit building cap means you break longer rows into separate buildings, which buyers actually prefer. R2 sites near Magnolia Avenue or West 7th trade at a premium.
Residential — Multifamily
3 districts in Fort Worth
CR
Low Density MultifamilyLow-density multifamily — garden apartments, small complexes. 12 units per acre under Unified Residential Development (URD) standards. Subject to enhanced design and landscaping requirements.
What you can build
- ✓Apartment buildings
- ✓Townhouses
- ✓All R2 uses
- ✓Senior housing
- ✗Commercial or retail
- ✗Industrial
- ✗Density above 12 du/ac
Key numbers
- Height
- 36 ft / 3 stories
- Lot min
- Per URD standards
- Width
- Per URD standards
- Coverage
- 50%
- Front
- 25 ft
- Side
- 10 ft (20 ft adjacent to single-family)
- Rear
- 25 ft
What this means in practice
12 du/ac on 5 acres = 60 apartments. At 50% coverage and 3 stories, a 5-acre site yields ~108,900 SF of gross floor area — enough for 60 units averaging 1,500 SF with corridors and common areas. Surface parking works at this density. The URD standards require enhanced landscaping and pedestrian connections — budget for it. Under SB 840, this density floor is now 36 du/ac on any commercial-zoned land, making CR less relevant for new projects.
C
Medium Density MultifamilyMedium-density apartments at 18 units per acre. The step up from CR that pencils for conventional apartment product — enough density for institutional capital.
What you can build
- ✓Apartment complexes
- ✓Townhouses
- ✓All CR uses
- ✓Senior housing
- ✗Commercial or retail
- ✗Industrial
- ✗Density above 18 du/ac
Key numbers
- Height
- 36 ft / 3 stories
- Lot min
- Per URD standards
- Width
- Per URD standards
- Coverage
- 55%
- Front
- 25 ft
- Side
- 10 ft (20 ft adjacent to single-family)
- Rear
- 25 ft
What this means in practice
18 du/ac on 5 acres = 90 units. At 3 stories and 55% coverage: ~179,800 SF gross — 90 units averaging 1,100 SF plus corridors. Surface parking at 1.5 spaces/unit needs ~2 acres, so plan accordingly. C-zoned sites near transit stops or mixed-use corridors are the sweet spot. Note: SB 840 now allows 36 du/ac by right on commercial land, so C-zoned sites may face competition from converted commercial parcels.
D
High Density MultifamilyFort Worth's highest-density residential district in the traditional code. 24 units per acre, URD standards. This is where conventional apartment complexes and large-scale projects land.
What you can build
- ✓Large apartment complexes
- ✓Townhouses
- ✓All C uses
- ✓Senior housing
- ✗Commercial or retail (without mixed-use zoning)
- ✗Industrial
Key numbers
- Height
- 48 ft / 4 stories
- Lot min
- Per URD standards
- Width
- Per URD standards
- Coverage
- 60%
- Front
- 25 ft
- Side
- 10 ft (25 ft adjacent to single-family)
- Rear
- 25 ft
What this means in practice
24 du/ac on 10 acres = 240 apartments — a Class A suburban project. At 4 stories and 60% coverage, you're pushing into structured parking on tighter sites. D-zoned land along I-30, I-35W, and the Trinity River corridor commands premium pricing. Compare with SB 840 sites: commercial land can now do 36 du/ac by right, but D-zoned sites avoid the 65% residential floor area requirement.
Residential — Urban
1 district in Fort Worth
UR
Urban ResidentialForm-based residential district for transition areas between mixed-use centers and single-family neighborhoods. 3 stories max, shallow setbacks, designed for walkability near rail stations and urban villages.
What you can build
- ✓Apartments and condos
- ✓Townhouses
- ✓Live/work units
- ✓All multifamily types
- ✗Standalone commercial or retail
- ✗Industrial
- ✗Office (standalone)
Key numbers
- Height
- 3 stories / 42 ft (14 ft per floor)
- Lot min
- Per form-based standards
- Width
- Per form-based standards
- Coverage
- 80%
- Front
- 0-15 ft (build-to zone)
- Side
- 0 ft or 5 ft
- Rear
- 5 ft
What this means in practice
UR is the density transition zone — higher coverage and shorter setbacks than D, but no commercial uses. At 80% coverage and 3 stories on a half-acre: ~52,000 SF gross. The shallow front setback creates an urban street wall. UR is found near TEXRail stations and planned urban villages. If you need commercial on the ground floor, you need MU-1 or MU-2 instead.
Mixed Use
2 districts in Fort Worth
MU-1
Low Intensity Mixed-UseForm-based mixed-use for urban villages and growth centers. Housing plus neighborhood commercial — coffee shops, restaurants, small retail. 3 stories base, up to 5 with height bonus. UDC review required.
What you can build
- ✓Apartments above retail
- ✓Standalone residential
- ✓Neighborhood commercial
- ✓Live/work units
- ✓Office
- ✗Auto-oriented uses (drive-throughs, gas stations)
- ✗Industrial
- ✗Big-box retail
Key numbers
- Height
- 3 stories (5 with height bonus)
- Lot min
- Per form-based standards
- Width
- Per form-based standards
- Coverage
- 80%
- Front
- 0-10 ft (build-to zone)
- Side
- 0 ft or 5 ft
- Rear
- 5-15 ft
What this means in practice
The height bonus from 3 to 5 stories is the value play. At 80% coverage and 5 stories on a half-acre: ~87,000 SF gross — roughly 10,000 SF retail plus 60-70 apartments. The UDC review adds 1-2 months but is not adversarial. MU-1 near Magnolia Avenue, West 7th, or TEXRail stations is prime. The 45-degree transitional height plane kicks in when you're adjacent to single-family — step back upper floors.
MU-2
High Intensity Mixed-UseHigh-intensity mixed-use for major growth centers. 5 stories base, 10-story max with bonus. Residential, commercial, institutional, and light industrial all in one district. UDC review required.
What you can build
- ✓Large mixed-use buildings
- ✓Apartments (5-10 stories)
- ✓Office and commercial
- ✓Light industrial / maker spaces
- ✓Hotels
- ✓Breweries and distilleries
- ✗Heavy industrial
- ✗Uses that produce noxious emissions
Key numbers
- Height
- 5 stories (10 with bonus)
- Lot min
- Per form-based standards
- Width
- Per form-based standards
- Coverage
- 85%
- Front
- 0-10 ft (build-to zone)
- Side
- 0 ft
- Rear
- 5 ft
What this means in practice
At 10 stories and 85% coverage, a 1-acre MU-2 site yields ~370,000 SF — a major project. But within 250 ft of existing single-family, height drops to 5 stories max. Structured parking required at this density. Light industrial is a differentiator — breweries, maker spaces, and creative office all work here. MU-2 sites along Lancaster Avenue and near the medical district are the hottest targets.
Mixed Use — Form-Based
3 districts in Fort Worth
NS
Near SouthsideForm-based district for the Near Southside — Fort Worth's hottest development corridor south of downtown along Magnolia Avenue and South Main. High density, pedestrian-oriented, UDC oversight.
What you can build
- ✓Mixed-use buildings
- ✓Apartments and condos
- ✓Restaurants, retail, office
- ✓Live/work
- ✓Bars and entertainment (NS only, prohibited in NS/R)
- ✗Auto-oriented commercial
- ✗Heavy industrial
- ✗Bars and light industrial (in NS/R subdistrict)
Key numbers
- Height
- 5-10 stories (varies by transect zone)
- Lot min
- Per Near Southside standards
- Width
- Per Near Southside standards
- Coverage
- 85%
- Front
- 0-10 ft (build-to zone)
- Side
- 0 ft
- Rear
- 5 ft
What this means in practice
The Near Southside has T4 (General Urban) and T5 (Urban Center) transect zones — similar to MU-1 and MU-2 respectively. T5 along Magnolia gets you the most height. UDC review is collaborative here — the commission wants density. The NS/R variant prohibits bars and light industrial for areas closer to residences. Land costs have doubled since 2020 along Magnolia — act on remaining parcels before the next round of price discovery.
CB
Camp BowieDedicated form-based district for the Camp Bowie Boulevard corridor from I-30 to SW Loop 820. Character zones with building form and frontage standards. UDC oversight.
What you can build
- ✓Mixed-use buildings
- ✓Apartments above retail
- ✓Restaurants and retail
- ✓Office
- ✓Live/work
- ✗Auto-oriented uses conflicting with pedestrian character
- ✗Heavy industrial
Key numbers
- Height
- Varies by character zone (2-5 stories)
- Lot min
- Per character zone
- Width
- Per character zone
- Coverage
- Per character zone
- Front
- 0-10 ft (build-to zone)
- Side
- 0 ft
- Rear
- 5 ft
What this means in practice
Camp Bowie is one of Fort Worth's premier retail corridors — land here trades at a premium. Corner buildings can exceed max height by 15% for 20% of the building's frontage, which is a design bonus worth using. The UDC review follows the Camp Bowie Boulevard Revitalization Code — know the character zone standards before you design. Mixed-use product with retail below and apartments above is the best-performing asset type on this corridor.
TU
Trinity UptownForm-based district for the Trinity Uptown / Panther Island area north of downtown. High-density, mixed-use, pedestrian-oriented development tied to the Trinity River Vision project.
What you can build
- ✓Mixed-use buildings
- ✓High-density residential
- ✓Office and commercial
- ✓Hotels
- ✓Entertainment and restaurants
- ✗Auto-oriented commercial
- ✗Industrial
Key numbers
- Height
- Varies by zone (up to 10+ stories)
- Lot min
- Per form-based standards
- Width
- Per form-based standards
- Coverage
- 85%
- Front
- 0-10 ft (build-to zone)
- Side
- 0 ft
- Rear
- 5 ft
What this means in practice
Trinity Uptown is a long-term bet on the Trinity River Vision / Panther Island infrastructure project. When the bypass channel and flood control work completes, this area unlocks waterfront development north of downtown. Early movers on TU-zoned land get the most upside, but infrastructure timing risk is real — underwrite the deal assuming a 3-5 year hold before full buildout conditions exist.
Commercial — Downtown
1 district in Fort Worth
H
Central BusinessFort Worth's downtown district. No height restrictions, permissive area regulations. Multifamily residential allowed alongside all commercial uses. Subject to Downtown Design Review Board oversight.
What you can build
- ✓High-rise office and residential
- ✓Hotels
- ✓All commercial uses
- ✓Multifamily residential
- ✓Entertainment venues
- ✓Printing and publishing
- ✗Heavy industrial
- ✗Uses that conflict with downtown character
Key numbers
- Height
- No limit
- Lot min
- None
- Width
- None
- Coverage
- 100%
- Front
- 0 ft
- Side
- 0 ft
- Rear
- 0 ft
What this means in practice
H-zoned land is limited to the downtown core and commands top prices because the entitlement is the most permissive in the city. Build lot-line to lot-line with structured or below-grade parking. Downtown Design Review Board adds 2-3 months — engage early. Sundance Square area has the highest rents. With SB 840 eliminating FAR limits statewide, the H district's already-permissive regulations become even more developer-friendly.
Commercial
3 districts in Fort Worth
E
Neighborhood CommercialNeighborhood-scale commercial — retail, restaurants, banks, offices, gas stations. Capped at 45 ft. The base commercial district for neighborhood corridors.
What you can build
- ✓Retail and restaurants
- ✓Banks and offices
- ✓Gas stations
- ✓Bakeries
- ✓All ER uses plus alcohol sales
- ✗Residential (without SB 840)
- ✗Auto repair or sales
- ✗Hotels
- ✗Industrial
Key numbers
- Height
- 45 ft
- Lot min
- None specified
- Width
- None specified
- Coverage
- Per area regulations
- Front
- 25 ft
- Side
- 0 ft (10 ft adjacent to residential)
- Rear
- 0 ft (20 ft adjacent to residential)
What this means in practice
SB 840 is the headline for E-zoned sites: multifamily is now by right at 36 du/ac minimum, 45 ft height, 1 parking space per unit max. An E-zoned corner lot on a neighborhood corridor just became a mixed-use development site without any rezoning. Run the numbers both ways — neighborhood retail vs. apartments — and pick the higher-value use. Transitional bufferyard required when adjacent to single-family.
F
General CommercialGeneral commercial with auto-oriented uses, hotels, entertainment, and alcohol sales. Fort Worth's most common commercial district along major arterials.
What you can build
- ✓All E uses plus auto sales and repair
- ✓Hotels and motels
- ✓Theaters and entertainment
- ✓Nightclubs, taverns, pool halls
- ✓Large retail and home improvement centers
- ✗Heavy industrial
- ✗Warehousing (need G or I)
- ✗Residential (pre-SB 840)
Key numbers
- Height
- 45 ft (increases with additional setbacks)
- Lot min
- None specified
- Width
- None specified
- Coverage
- Per area regulations
- Front
- 25 ft
- Side
- 0 ft (10 ft adjacent to residential)
- Rear
- 0 ft (20 ft adjacent to residential)
What this means in practice
F-zoned parcels along Camp Bowie, Lancaster, and Hemphill are the prime SB 840 targets. By right: 36+ du/ac, 45 ft, 1 space/unit parking. A 2-acre F-zoned strip center site can now support 72+ apartments without a single hearing. The auto-oriented commercial baseline means existing improvements are often low-value — demolition math works. Height can increase beyond 45 ft if you increase setbacks 1:1 above the limit.
G
Intensive CommercialFort Worth's highest-intensity commercial district outside downtown. 12 stories, less restrictive lot regulations. All F uses plus non-offensive industrial-adjacent commercial.
What you can build
- ✓All F uses
- ✓High-intensity retail
- ✓Uses not considered offensive or noxious
- ✓Multifamily (via SB 840, by right)
- ✗Heavy manufacturing
- ✗Noxious industrial uses
Key numbers
- Height
- 12 stories / 120 ft
- Lot min
- None specified
- Width
- None specified
- Coverage
- Per area regulations
- Front
- 25 ft (less restrictive than E/F)
- Side
- 0 ft
- Rear
- 0 ft (unless adjacent to residential)
What this means in practice
G-zoned sites are the biggest SB 840 winners. 12-story height is well above the SB 840 floor of 45 ft, and the less restrictive area regulations mean fewer constraints than E or F. A 1-acre G site at 12 stories could theoretically support 300+ units — though you'll need structured parking. G-zoned parcels near downtown, along I-30, or near the medical district are prime redevelopment plays.
Industrial
2 districts in Fort Worth
I
Light IndustrialLight industrial with warehousing, food processing, light manufacturing, and outside sales/storage. SB 840 makes these sites eligible for multifamily by right — a major value unlock for transitioning industrial areas.
What you can build
- ✓All G uses
- ✓Food processing
- ✓Warehousing and distribution
- ✓Light manufacturing
- ✓Outside sales and storage
- ✓Transportation terminals
- ✓Multifamily (via SB 840)
- ✗Heavy industrial (breweries, cement — need J)
- ✗Noxious manufacturing
Key numbers
- Height
- 55 ft (can increase with extra setbacks)
- Lot min
- None specified
- Width
- None specified
- Coverage
- Per area regulations
- Front
- 25 ft
- Side
- 0 ft (bufferyard if adjacent to residential)
- Rear
- 0 ft (no rear required if abuts railway)
What this means in practice
I-zoned land along the Trinity River, near the Stockyards, and along East Lancaster is transitioning. SB 840 is the catalyst — warehouse-to-apartment conversions and ground-up multifamily on old industrial sites now happen by right. At 55 ft height and no FAR limit, the math works for 4-5 story wrap product. Environmental due diligence is critical on former industrial sites — Phase I/II before you close.
J
Medium IndustrialMedium industrial for breweries, cement products, power plants, grain elevators, and heavier manufacturing. 120-ft height limit accommodates large-scale industrial buildings.
What you can build
- ✓All I uses
- ✓Breweries and cement products
- ✓Power plants and grain elevators
- ✓Poultry slaughtering
- ✓Heavy-motor manufacturing (over 50 HP)
- ✗Metal fabrication, asphalt mixing (need K)
- ✗Stockyards
Key numbers
- Height
- 120 ft
- Lot min
- None specified
- Width
- None specified
- Coverage
- Per area regulations
- Front
- 25 ft
- Side
- 0 ft
- Rear
- 0 ft
What this means in practice
J-zoned land is a long-term play. SB 840 technically allows multifamily by right on warehouse-zoned land, but active heavy industrial sites need full environmental cleanup before residential conversion. Brewery and distillery uses are the near-term value play — craft beverage + taproom is an increasingly common J-district use in Fort Worth. Check the comprehensive plan for future land use changes before buying.
Development Bonus Program
Fort Worth's mixed-use districts (MU-1, MU-2) include height bonuses: MU-1 goes from 3 to 5 stories, MU-2 from 5 to 10 stories. Bonuses are granted through UDC review based on design quality, public realm contributions, and consistency with district intent. This is discretionary — not automatic like Greenville's affordable housing bonus. Build a strong design case and engage the UDC early. Separately, SB 840 provides a statewide density and height floor on commercial-zoned land that functions as a de facto bonus program without any review process.
Overlay Districts
Downtown Design Review
Applies to all H-zoned (Central Business) development. The Downtown Design Review Board reviews new construction and major renovations for compatibility with downtown character. Expect 2-3 months for COA review. Building height, massing, materials, and street-level activation are all evaluated. Engage the board informally before formal submission.
Urban Design Commission (UDC) Districts
UDC oversight applies to all form-based districts: MU-1, MU-2, NS, NS/R, CB, TU, and TL. Certificate of Appropriateness required. The UDC can waive or modify development standards if the project is consistent with district intent. UDC review adds 1-2 months but is generally collaborative in growth districts like Near Southside.
Demolition Delay (DD)
Properties designated DD require Historic and Cultural Landmarks Commission review before demolition. 180-day delay period. Does not prevent demolition — delays it while alternatives are explored. Check DD status before making an offer on older buildings, especially near downtown and the Stockyards.
Historic and Cultural (HC)
Properties or districts designated HC require Certificate of Appropriateness from the Historic and Cultural Landmarks Commission for exterior modifications. Stronger protection than DD — exterior changes must be compatible with historic character. Found in Fairmount, Ryan Place, and other historic neighborhoods.
Highly Significant Endangered (HSE)
The highest level of historic protection. Properties designated HSE face the most stringent review requirements. Demolition is extremely difficult to obtain. Rare designation — typically applied to individually significant landmarks.
Stockyards Form-Based District (SY)
Form-based code for the historic Fort Worth Stockyards area. Design standards emphasize historic preservation and western heritage character. Development must follow prescribed building types, frontage standards, and material palettes. Active entertainment and tourism district — retail and hospitality uses command premium rents.
FEMA Flood Overlay
Trinity River and tributary floodplains affect large areas of Fort Worth. Check FEMA FIRM panels before any deal — especially along the Trinity, Marine Creek, and Sycamore Creek. Floodway vs. flood fringe dramatically changes buildability. The Trinity River Vision project will remap some flood zones when complete, potentially unlocking currently constrained land.
SB 840 By-Right Multifamily (Statewide)
Not a local overlay but functionally acts like one. Effective September 1, 2025, Texas SB 840 allows multifamily by right on any land zoned for commercial, retail, office, warehouse, or mixed-use in cities over 150,000. No rezoning, no hearings, no variances. Minimum 36 du/ac or the city's highest density, whichever is greater. Max parking requirement: 1 space/unit. No FAR limits. Applies to Fort Worth's E, ER, F, FR, G, H, I, J, K, MU-1, MU-2 districts.
Frequently Asked Questions
How does SB 840 change development in Fort Worth?
SB 840 allows multifamily (3+ units) and mixed-use residential by right on any commercial-zoned land in Fort Worth — no rezoning, no public hearings, no variances. Minimum density: 36 units/acre or the city's highest residential density, whichever is greater. Height floor: 45 ft or the highest allowed on the site. Max parking: 1 space/unit. No FAR limits. This applies to E, F, G, H, I, J, K, and mixed-use districts. Every commercial parcel in Fort Worth is now a potential multifamily site.
How do I check zoning for a specific property?
Use the City's MapIt GIS portal at mapit.fortworthtexas.gov — the zoning viewer shows district, overlays, and parcel boundaries. For what that zoning means for your specific site — permitted uses, setbacks, buildable area, and development potential — that requires parcel-level analysis.
What's the difference between MU-1 and MU-2?
Scale and uses. MU-1 is neighborhood-serving: 3 stories base, 5 with bonus, limited to smaller commercial. MU-2 is urban-center scale: 5 stories base, 10 with bonus, includes light industrial and larger commercial. Both require UDC review. MU-1G and MU-2G variants apply to greenfield sites outside the central city. If you're building more than 5 stories, you need MU-2.
What's the Urban Design Commission (UDC) process?
UDC review is required in all form-based districts (MU-1, MU-2, NS, CB, TU). You submit for a Certificate of Appropriateness. The UDC evaluates building form, frontage, materials, and pedestrian environment — not use or density. The commission can waive development standards if the project meets district intent. Budget 1-2 months. Pre-application meetings are available and recommended.
What districts allow multifamily without rezoning?
By-right multifamily: D (24 du/ac), C (18 du/ac), CR (12 du/ac), UR, MU-1, MU-2, NS, TU, and H. Post-SB 840: any E, F, G, I, J, or K district also allows multifamily by right at 36+ du/ac. The only districts where multifamily requires rezoning are the single-family A districts and R1/R2.
Are there historic preservation constraints I should know about?
Three tiers of protection: Highly Significant Endangered (HSE) — strongest, demolition nearly impossible. Historic and Cultural (HC) — COA required for exterior changes. Demolition Delay (DD) — 180-day hold before demolition. Check the Historic Overlay map on MapIt before making any offer on buildings over 50 years old. The Stockyards and Fairmount/Southside areas have the heaviest concentration of designated properties.
How does Fort Worth handle parking requirements?
Traditional zoning districts have standard parking minimums (varies by use — typically 1.5-2 spaces per residential unit, 1 per 250-300 SF commercial). But SB 840 caps parking at 1 space per unit for qualifying multifamily on commercial-zoned land — a major reduction. Form-based districts (MU-1, MU-2, NS) have their own parking standards, typically lower than traditional districts. Shared parking agreements are available in mixed-use areas.
Get the full property profile for
any address in Fort Worth
Permitted uses, setbacks, density, buildable area, overlays, and nearby development activity — for a specific parcel, not just the district.