R1: Zero Lot Line/Cluster District in the City of Fort Worth
The R1: Zero Lot Line/Cluster District in the City of Fort Worth provides a specialized residential zone for one-family and two-family dwellings on compact lots, allowing for densities up to 15 units per acre in cluster developments. This district facilitates unique urban forms such as detached zero lot line units on 2,500-square-foot lots and cluster housing that requires at least 15% common open space [Section 4.708].
Purpose and Intent
The primary objective of the R1: Zero Lot Line/Cluster District is to accommodate the development of one-family and two-family residential units in areas where smaller lot sizes and zero-yard setbacks are desirable. The City of Fort Worth uses this district to encourage unique development patterns, such as homes clustered around common access roads or cul-de-sacs, rather than traditional grid layouts [Section 4.708].
Permitted Land Uses
The R1: Zero Lot Line/Cluster District in the City of Fort Worth primarily allows for various forms of single-family and two-family living. According to the City of Fort Worth Residential District Use Table, the following uses are permitted by right (P) or subject to supplemental standards (P*):
- Household Living: One-family detached dwellings, one-family zero lot line detached units, two-family detached units, duplexes, and cluster housing [Section 4.603].
- Specialized Housing: Industrialized housing and community homes (subject to spacing and licensing requirements) [Section 4.603].
- Civic and Institutional: Public schools (elementary or secondary), places of worship, and public parks or playgrounds [Section 4.603].
- Limited Commercial/Accessory: Bed and breakfast homes (via Conditional Use Permit), home occupations, and community gardens [Section 4.603].
General Character and Development Standards
Residential development in the City of Fort Worth R1 District is characterized by higher-density suburban or "urban village" forms. All new residential developments in the R1 District require a site plan to be submitted for review [Section 4.708].
Zero Lot Line Requirements
For zero lot line dwellings, the City of Fort Worth requires that entire blocks be platted or replatted to provide a zero-foot setback on one side and a ten-foot access easement per lot to ensure maintenance access [Section 4.708].
Cluster Housing Requirements
Cluster housing developments must provide a minimum of 15% open space, which must be managed and maintained by a homeowner’s association [Section 4.708].
Technical Development Standards
The technical requirements for the R1 District vary significantly based on the specific housing type chosen for the site.
| Standard | One-Family Detached | Detached Zero Lot Line | Attached Zero Lot Line |
|---|---|---|---|
| Minimum Lot Area | 3,000 sq. ft. | 2,500 sq. ft. | 2,500 sq. ft. |
| Minimum Lot Width | 30 feet | 25 feet | 25 feet |
| Max Units Per Acre | N/A | 13 (Average) | 13 (Average) |
| Front Yard Setback | 0 feet | 0 feet (18' for garage) | 0 feet (18' for garage) |
| Side Yard Setback | 3 feet | 10' one side / 0' other | 5' one side / 0' other |
| Rear Yard Setback | 5 feet | 5 feet | 5 feet |
| Maximum Height | 35 feet | 35 feet | 35 feet |
[Section 4.708]
Cluster Housing Standards
| Standard | Requirement |
|---|---|
| Minimum Open Space | 15% |
| Max Units Per Acre | 15 (Average) |
| Building Separation | 10 feet minimum |
| Max Building Height | 35 feet |
[Section 4.708]
Parking and Landscaping
The City of Fort Worth enforces specific standards for infrastructure and aesthetics within the R1: Zero Lot Line/Cluster District:
- Parking: Two off-street parking spaces are required per dwelling unit. For detached units, no entry driveways or parking are permitted in the front yard [Section 4.708].
- Bicycle Parking: Multifamily developments with 5 or more units must provide 0.10 bicycle spaces for every bedroom [Section 6.204].
- Bufferyards: While a bufferyard is not generally required between the R1 District and other one- or two-family districts, screening fences may be required if the development is adjacent to nonresidential districts [Section 6.300].
Sections Cited
- § 4.603 Residential District Use Table
- § 4.708 Zero Lot Line/Cluster (“R1”) District
- § 6.204 Bicycle Parking
- § 6.300 Bufferyard and Supplemental Building Setback