Fort Worth R1: Zero Lot Line/Cluster District Use Regulations
The R1: Zero lot line/cluster district in the City of Fort Worth is a residential classification that allows for a maximum density of 13 to 15 units per acre depending on the specific housing configuration. Primary permitted uses in this Fort Worth district include one-family detached dwellings, zero lot line units, and cluster housing, while commercial and industrial activities are generally prohibited. All developments within the City of Fort Worth R1: Zero lot line/cluster district must comply with a 35-foot maximum building height and specific supplemental standards for accessory structures and home occupations [Section 4.708, Section 4.603].
Allowed Uses in the Fort Worth R1 District
The City of Fort Worth identifies uses as permitted by right (P), permitted subject to supplemental standards (P*), or requiring a special exception (SE).
Residential Housing Types
The R1: Zero lot line/cluster district is designed to provide a variety of single-family and two-family housing options on smaller lots or in unique patterns [Section 4.708].
| Housing Type | Permission Status |
|---|---|
| One-family detached dwelling | Permitted (P) |
| One-family zero lot line attached (twin home) | Permitted (P) |
| Two-family detached dwelling | Permitted (P) |
| Duplex / two-family attached dwelling | Permitted (P) |
| Cluster housing | Permitted (P) |
| One-family zero lot line detached | Permitted with Supplemental Standards (P*) |
| Industrialized housing | Permitted with Supplemental Standards (P*) |
Public, Civic, and Institutional Uses
Certain community-oriented uses are allowed within the R1: Zero lot line/cluster district to serve the local Fort Worth neighborhood residents [Section 4.603].
| Use Category | Permission Status |
|---|---|
| School, elementary or secondary (public or private) | Permitted (P) |
| Place of worship | Permitted (P) |
| Museum, library, or fine arts center (government operated) | Permitted (P) |
| Park or playground (public or private) | Permitted (P) |
| Country club (private) | Permitted (P) |
| Golf course | Permitted (P) |
| Neighborhood recreation center | Permitted (P) |
| Community home | Permitted with Supplemental Standards (P*) |
| Boarding home facility (max 6 residents) | Permitted with Supplemental Standards (P*) |
Accessory and Temporary Uses
Accessory uses must be clearly incidental to the primary residential use of the property in the City of Fort Worth [Section 5.300].
| Use Category | Permission Status |
|---|---|
| Accessory use or building | Permitted with Supplemental Standards (P*) |
| Home occupation | Permitted with Supplemental Standards (P*) |
| Community garden | Permitted with Supplemental Standards (P*) |
| Garage or other occasional sale | Permitted with Supplemental Standards (P*) |
| Model home | Permitted with Supplemental Standards (P*) |
| Large animals (equine, bovine, etc.) | Permitted with Supplemental Standards (P*) |
| Satellite antenna (dish) | Permitted with Supplemental Standards (P*) |
| Gas drilling and production | Permitted with Supplemental Standards (P*) |
| Stealth telecommunications towers | Special Exception Required (SE) |
| Private carport/porte cochere (front yard) | Special Exception Required (SE*) |
Prohibited Uses in the Fort Worth R1 District
Under the City of Fort Worth zoning ordinance, any use not specifically listed as permitted in the use table for the R1: Zero lot line/cluster district is prohibited [Section 4.601]. Prohibited uses include, but are not limited to:
- Multifamily Dwellings: Standard multifamily dwelling apartments (except for allowed cluster or twin home configurations).
- Commercial Trade: Retail stores, shopping centers, liquor stores, and restaurants.
- Industrial Uses: All light and heavy industrial manufacturing, warehousing, and storage yards.
- Vehicle Services: Auto parts sales, car washes, and automotive repair shops.
- Health Facilities: Hospitals, nursing homes, and medical clinics (except as may be permitted in a community home).
- Education/Lodging: Day care centers (commercial), fraternity/sorority houses, and hotels/motels.
- Entertainment: Theaters, bowling alleys, and amusement parks.
Development and Density Standards for R1 Uses
Development in the R1: Zero lot line/cluster district is governed by density limits that vary based on the specific housing type used [Section 4.708].
| Development Type | Density / Standard |
|---|---|
| Detached Zero Lot Line Units | Maximum 13 units per acre |
| Cluster Housing Units | Maximum 15 units per acre |
| Maximum Building Height | 35 feet |
| Minimum Open Space (Cluster) | 15% of total lot area |
| Building Separation | 10 feet minimum |
| Parking Requirement | 2 spaces per dwelling unit |
For detached zero lot line units, the City of Fort Worth requires a minimum lot area of 2,500 square feet and a minimum lot width of 25 feet. Cluster housing developments must be platted and require a homeowner’s association to maintain common open spaces [Section 4.708].
Sections Cited
- Section 4.100 Districts Established
- Section 4.601 Key to Table Designations
- Section 4.603 Residential District Use Table
- Section 4.708 Zero Lot Line/Cluster ("R1") District
- Section 5.300 Accessory Uses - General
- Section 5.307 Large Animals
- Section 6.100 Height
- Section 6.201 Off-Street Parking Requirements