Fort Worth Zoning Districts for Duplexes and Multi-Family Townhomes
Duplexes and multi-family townhomes are primarily permitted in the City of Fort Worth within the B (Two-Family), R1 (Zero Lot Line/Cluster), R2 (Townhouse/Cluster), CR (Low Density Multifamily), C (Medium Density Multifamily), D (High Density Multifamily), and UR (Urban Residential) districts [Section 4.603]. In these City of Fort Worth residential zones, duplexes require a minimum lot area of 7,500 square feet for two units, while townhouses in the R2 district are permitted up to a maximum density of 24 units per acre [Section 4.707, Section 4.709]. Additionally, these attached housing types are allowed in various form-based and mixed-use districts, including MU-1 and MU-2 [Section 4.1203].
Permitted Residential Districts
The City of Fort Worth provides specific residential districts tailored to attached housing forms. The following table details the base permissions for duplexes (two-family attached) and townhomes (one-family attached) across the residential zoning hierarchy [Section 4.603].
| Use Type | B | R1 | R2 | CR | C | D | UR |
|---|---|---|---|---|---|---|---|
| Duplex / Two-family attached | P | P | P | P | P | P | P |
| Townhouse / One-family attached | P* | P | P | P | P | P |
Note: "P" indicates Permitted by right. "P" indicates Permitted with supplemental standards.*
Two-Family ("B") District
The City of Fort Worth intended the B district for the development of a maximum of two dwelling units on a single lot [Section 4.707]. This district allows four specific housing configurations:
- Two attached units on a single lot (standard duplex).
- Two detached units on a single lot.
- Detached zero lot line units.
- Attached zero lot line units [Section 4.707].
Townhouse/Cluster ("R2") District
The City of Fort Worth established the R2 district specifically for the development of row houses and townhomes on unique patterned lots [Section 4.709]. A townhouse in the City of Fort Worth is defined as a one-family dwelling constructed as part of a series of dwellings attached by party walls, each located on a separately platted lot [Section 9.101].
Form-Based and Mixed-Use Districts
In addition to standard residential zones, the City of Fort Worth allows duplexes and townhomes in several high-intensity and form-based districts. These districts emphasize urban form and walkability [Section 4.1300, Section 4.1302].
| District Name | Townhouse Permission | Duplex Permission |
|---|---|---|
| MU-1 (Low Intensity Mixed-Use) | Permitted (P) | |
| MU-2 (High Intensity Mixed-Use) | Permitted (P) | Permitted (P) |
| PI (Panther Island) | Permitted (P) | |
| CB (Camp Bowie) | Permitted (P) | Permitted (P) |
| TL (Trinity Lakes) | Permitted (P) | Permitted (P) |
| BU (Berry/University) | Permitted (P) | Permitted (P) |
[Section 4.1203]
Development Standards for Attached Housing
The City of Fort Worth mandates specific dimensional and parking requirements for these uses to ensure compatibility with surrounding neighborhoods.
Dimensional Requirements
Standards for building height and lot dimensions vary based on the specific district and housing type [Section 4.707, Section 4.709].
| Standard | Two-Family ("B") District | Townhouse ("R2") District |
|---|---|---|
| Minimum Lot Area | 7,500 sq. ft. (for 2 units) | N/A (Based on units/acre) |
| Maximum Density | N/A | 24 units per acre |
| Minimum Lot Width | 50 feet | N/A |
| Maximum Height | 35 feet | 35 feet |
| Max Façade Length | N/A | 250 feet |
Parking Requirements
The City of Fort Worth requires off-street parking for all residential units. The number of required spaces is based on the number of bedrooms and the building type [Section 6.201].
- Duplex / Two-family: 2 spaces per dwelling unit, plus 1 space per bedroom for every bedroom over three per unit.
- Townhouse: 2 spaces per dwelling unit.
- Multifamily (3+ units): 1 space per bedroom, plus 1 space per 250 square feet of common areas, offices, and recreation facilities.
Sections Cited
- Section 4.100 Districts Established
- Section 4.603 Residential District Use Table
- Section 4.707 Two-Family ("B") District
- Section 4.708 Zero Lot Line/Cluster ("R1") District
- Section 4.709 Townhouse/Cluster ("R2") District
- Section 4.1203 Form-Based Code District Use Table
- Section 4.1300 Low Intensity Mixed-Use ("MU-1") District
- Section 4.1302 High Intensity Mixed-Use ("MU-2") District
- Section 6.201 Off-Street Parking Requirements
- Section 9.101 Defined Terms