High-Density Apartment District Regulations in Fort Worth
The City of Fort Worth permits high-density apartment buildings primarily within the High Density Multifamily ("D"), Urban Residential ("UR"), and Central Business ("H") districts, as well as several high-intensity mixed-use and high-rise districts. These zones allow for varying densities ranging from 32 units per acre in the "D" district to unlimited density in the "H" and "MU-2" districts, with maximum height allowances extending up to 240 feet in specialized high-rise zones.
Primary High-Density Districts
In the City of Fort Worth, multifamily developments are categorized by density and intensity. The following districts are the primary locations for high-density residential construction.
High Density Multifamily ("D") District
The High Density Multifamily ("D") District is specifically designed for high-density residential environments. It requires a site plan approved by the development services director and must meet strict property development standards regarding open space and setbacks [Section 4.712].
| Standard | Requirement |
|---|---|
| Maximum Density | 32 units per acre |
| Minimum Open Space | 35% |
| Maximum Height | 36 feet (slab to top plate); 48 feet if at least 250 feet from one- or two-family districts |
| Front Yard Setback | 20 feet minimum |
| Rear Yard Setback | 5 feet minimum |
Urban Residential ("UR") District
The Urban Residential ("UR") District serves as a transition zone between low-density neighborhoods and high-density commercial areas. The City of Fort Worth uses this district to encourage a range of housing choices near rail transit stations and mixed-use urban villages [Section 4.713].
| Development Type | Maximum Density (Units/Acre) | Height Limit |
|---|---|---|
| 3 Stories, Single Use | 40 units/acre | 3 stories (max 14' per floor) |
| 4 Stories, with Bonus | 60 units/acre | 4 stories (requires structured parking/open space) |
Central Business ("H") District
The Central Business ("H") District is the most intensive zone in the City of Fort Worth, intended for the downtown core. This district removes most traditional density restrictions to accommodate high-rise living [Section 4.905].
| Standard | Requirement |
|---|---|
| Units Per Acre | No restriction |
| Units Per Building | No restriction |
| Maximum Height | No restriction |
| Front/Rear Yard | None required |
High-Intensity Mixed-Use Districts
The City of Fort Worth also allows significant residential density within its form-based and mixed-use categories, specifically designed for walkable, transit-oriented environments.
High Intensity Mixed-Use ("MU-2") District
The High Intensity Mixed-Use ("MU-2") District is designed for the highest level of density outside of the downtown core. It allows for unlimited density when part of a mixed-use project [Section 4.1302].
| Standard | Requirement |
|---|---|
| Residential Density | Unlimited (minimum 50 units/acre if within 1,320' of rail station) |
| Building Height | 5 stories generally; up to 10 stories or 120 feet in specific corridors |
| Mixed-Use Height Bonus | Can be utilized for up to 10 stories with approved site plan |
Inactive High-Rise Districts
Fort Worth maintains two specialized high-rise districts under "Inactive Districts." While new areas may not be zoned into these categories, existing properties under these designations follow specific high-intensity standards [Section 4.1100, Section 4.1101].
- Multifamily Highrise ("D-HR1"): Allows a maximum height of 144 feet.
- Multifamily Highrise ("D-HR2"): Allows a maximum height of 240 feet.
Supplemental Development Standards for Multifamily
High-density buildings in any City of Fort Worth district must adhere to specific design and parking requirements to ensure compatibility with the surrounding urban fabric.
- Parking Ratios: High-density multifamily requires 1 space per bedroom, plus 1 space per 250 square feet of common areas or offices [Section 6.201].
- Building Orientation: Buildings on public streets must face the street with the longest length of the building placed parallel to the street [Section 6.508].
- Building Materials: At least 70% of all new building facades (excluding doors and windows) must be constructed of masonry materials such as stone, brick, or terra cotta [Section 4.710].
- Entries: Primary entrances must be oriented toward a public sidewalk or plaza and cannot be accessed primarily from a parking lot [Section 4.713(g)(4)].
Sections Cited
- Section 4.100 Districts Established
- Section 4.603 Residential District Use Table
- Section 4.710 Low Density Multifamily ("CR") District
- Section 4.712 High Density Multifamily ("D") District
- Section 4.713 Urban Residential ("UR") District
- Section 4.803 Non-Residential District Use Table
- Section 4.905 Central Business ("H") District
- Section 4.1100 Multifamily Highrise ("D-HR1") District
- Section 4.1101 Multifamily Highrise ("D-HR2") District
- Section 4.1302 High Intensity Mixed-Use ("MU-2") District
- Section 6.201 Off-Street Parking Requirements
- Section 6.508 Entry Features