How to Reduce Urban Sprawl in Fort Worth

Urban sprawl—the uncontrolled, low-density expansion of cities into surrounding rural and natural areas—has long been a defining challenge for rapidly growing metropolitan regions. In Fort Worth, Texas, population growth, economic development, and shifting lifestyle preferences have fueled a pattern of outward expansion that strains infrastructure, increases commute times, degrades ecosystems, and escalates public spending. Reducing urban sprawl is not merely an environmental imperative; it is a critical step toward building a more equitable, resilient, and economically sustainable city for future generations.

This guide provides a comprehensive, actionable roadmap for stakeholders—including city planners, policymakers, developers, community advocates, and residents—to meaningfully reduce urban sprawl in Fort Worth. By combining strategic land use policies, transit-oriented development, community engagement, and smart investment, Fort Worth can transition from sprawling suburbia to a compact, connected, and vibrant urban core. This tutorial outlines proven methods, real-world examples, essential tools, and best practices to turn theory into tangible change.

Step-by-Step Guide

1. Conduct a Comprehensive Land Use Audit

Before implementing any policy, Fort Worth must establish a clear baseline of its current land use patterns. A land use audit involves mapping existing development densities, identifying vacant or underutilized parcels, analyzing zoning codes, and evaluating transportation corridors. This audit should be conducted using GIS mapping tools and data from the City of Fort Worth’s Planning and Development Services Department, the North Central Texas Council of Governments (NCTCOG), and satellite imagery platforms like Google Earth Engine.

Key metrics to track include:

• Percentage of land dedicated to single-family residential zones
• Number of acres of greenfield development per year
• Ratio of impervious surface to green space
• Distance from employment centers to residential zones

Once data is compiled, prioritize areas with the highest sprawl indicators—typically outer suburbs like Grapevine, Keller, or the I-35 corridor—where low-density housing dominates and public transit is absent. These zones represent the greatest opportunity for infill and redevelopment.

2. Revise Zoning Codes to Allow Mixed-Use and Higher-Density Development

Fort Worth’s zoning code has historically favored single-family detached homes on large lots, especially in neighborhoods outside the urban core. This regulatory framework is a primary driver of sprawl. To counteract this, the city must update its zoning ordinances to permit mixed-use development—combining residential, commercial, and civic spaces—in designated corridors and nodes.

Implement form-based codes (FBCs) instead of use-based zoning. Form-based codes regulate building form, scale, and placement rather than land use, enabling greater flexibility. For example, allow two- to four-story buildings with ground-floor retail and apartments above on major arterials like Camp Bowie Boulevard, North Tarrant Parkway, and the Trinity River Corridor.

Introduce “missing middle housing” zoning districts that permit duplexes, triplexes, fourplexes, townhomes, and cottage courts—types of housing that are common in pre-1940s neighborhoods but now largely prohibited. These housing types are more affordable, land-efficient, and compatible with walkable neighborhoods.

3. Prioritize Transit-Oriented Development (TOD)

Fort Worth’s Trinity Metro light rail system, bus rapid transit (BRT) lines, and commuter rail corridors are underutilized due to surrounding land use patterns. TOD transforms transit stations into vibrant, walkable hubs by encouraging dense, mixed-use development within a half-mile radius.

Start by identifying priority TOD zones along existing and planned transit lines:

• Downtown Fort Worth to Tarrant County College (TCC) via the Orange Line
• Fort Worth Central Station to AllianceTexas via the TEXRail line
• North Richland Hills to Grapevine via the Blue Line extension

In these zones, offer developers incentives such as:

• Expedited permitting for projects with 20%+ affordable housing
• Reduced parking minimums (or eliminate them entirely)
• Density bonuses for including public plazas, bike lanes, or green roofs

Ensure that TOD zones are connected by safe, continuous pedestrian and bicycle infrastructure. Install street lighting, curb extensions, protected bike lanes, and crosswalks with countdown signals to encourage non-motorized travel.

4. Implement Urban Growth Boundaries (UGBs) and Greenbelts

Urban Growth Boundaries (UGBs) are legally defined lines that separate urbanized areas from rural or agricultural land. While Fort Worth currently lacks a formal UGB, establishing one would prevent unchecked annexation and greenfield development beyond designated service areas.

Designate an inner UGB around the existing urban fabric, extending just beyond current infrastructure capacity, and an outer UGB to protect critical watersheds, farmland, and wildlife corridors. Within the inner boundary, allow higher densities and infrastructure investment. Outside, restrict municipal services (sewer, water, road expansion) unless the development meets strict sustainability criteria.

Complement UGBs with greenbelts—protected strips of natural land surrounding the city. Fort Worth’s Trinity River Corridor Project offers a model. Expand this concept by acquiring conservation easements on floodplains, prairies, and riparian zones. These greenbelts serve as ecological buffers, recreational spaces, and natural flood controls.

5. Promote Infill Development and Brownfield Redevelopment

Infill development—building on vacant or underused parcels within existing neighborhoods—is one of the most effective ways to reduce sprawl. Fort Worth has thousands of underutilized lots, shuttered commercial buildings, and abandoned industrial sites, particularly in areas like Southside on Lamar, the Near Southside, and the former T&P Rail Yard.

Create an Infill Development Incentive Program offering:

• Tax abatements for 5–10 years for projects that redevelop vacant lots
• Grants for environmental remediation of brownfields
• Low-interest loans for small developers targeting infill projects

Streamline the approval process for infill projects under 10 units by creating a “Fast-Track Infill Permitting” pathway. Require only one public hearing and eliminate redundant environmental reviews if the site has no known contamination.

Partner with community land trusts and nonprofit developers to ensure that infill housing remains affordable. The Fort Worth Housing Solutions initiative is a good starting point for scaling this model.

6. Reform Parking Requirements

Most zoning codes in Fort Worth mandate excessive parking minimums—often 2–3 spaces per residential unit and up to 5 per retail square foot. These requirements inflate construction costs, consume valuable land, and encourage car dependency.

Eliminate or drastically reduce parking minimums citywide, especially in TOD zones and downtown. Replace them with parking maximums or performance-based standards that link parking supply to actual demand.

Encourage shared parking agreements between businesses with complementary hours (e.g., a church and a café). Invest in public parking garages near transit hubs rather than requiring each building to provide its own parking.

Studies show that reducing parking requirements can lower housing costs by 10–20% and free up land for housing, parks, or bike lanes.

7. Expand and Integrate Active Transportation Networks

Car-centric infrastructure is a hallmark of urban sprawl. To reverse this, Fort Worth must build a comprehensive network of sidewalks, bike lanes, multi-use trails, and pedestrian plazas that connect neighborhoods to schools, jobs, and transit.

Complete the Fort Worth Urban Trail System by filling gaps along the Trinity River, along the Cotton Belt Trail, and through the Cultural District. Prioritize safe crossings at high-traffic intersections and install protected intersections for cyclists.

Launch a “15-Minute Neighborhood” initiative, where every resident can access daily needs—groceries, schools, clinics, parks—within a 15-minute walk or bike ride. Map existing service gaps and prioritize infrastructure investments accordingly.

Adopt Complete Streets policies that require all new or renovated roads to accommodate pedestrians, cyclists, transit riders, and drivers equally.

8. Strengthen Public Engagement and Equitable Planning

Urban sprawl disproportionately affects low-income and minority communities, who often bear the brunt of traffic congestion, air pollution, and lack of services while being excluded from planning decisions.

Establish a Community Land Use Advisory Council with rotating seats for residents from historically marginalized neighborhoods—such as Southside on Lamar, South Fort Worth, and the East Side. Conduct door-to-door outreach, multilingual workshops, and digital surveys to ensure broad participation.

Use participatory budgeting to let residents decide how a portion of infrastructure funds are spent—e.g., whether to build a new bike lane or upgrade a local park.

Ensure that all planning documents are published in plain language and multiple languages, and that public hearings are held at accessible times and locations.

9. Coordinate Regional Planning with NCTCOG and Neighboring Cities

Urban sprawl doesn’t stop at city limits. Fort Worth’s growth spills into Tarrant County and beyond, including Arlington, Grapevine, and Hurst. Without regional coordination, local efforts will be undermined by unchecked development elsewhere.

Work with the North Central Texas Council of Governments (NCTCOG) to align regional transportation plans, housing goals, and growth forecasts. Advocate for a Regional Compact on Smart Growth that commits all jurisdictions to:

• Limit annexation of rural land
• Share transit funding and infrastructure
• Adopt common zoning standards for mixed-use development

Coordinate on regional open space preservation, such as the Trinity River watershed and the Cross Timbers ecoregion, to prevent fragmented conservation efforts.

10. Monitor Progress and Adjust Policies with Data

Reduce urban sprawl is not a one-time project—it requires continuous evaluation. Establish a Fort Worth Urban Form Index that tracks key indicators annually:

• Urban density (residents per acre)
• Share of trips made by walking, biking, or transit
• Acres of greenfield development vs. infill development
• Percentage of housing units classified as affordable
• Green space per capita

Publicly report this data on a dedicated city website with interactive maps and trend graphs. Use the findings to refine zoning, transportation, and housing policies every two years.

Engage independent researchers from Texas Christian University (TCU) or the University of North Texas to conduct third-party evaluations and validate outcomes.

Best Practices

Reducing urban sprawl in Fort Worth requires more than isolated policies—it demands a systemic shift in how the city thinks about growth. The following best practices, drawn from national and international models, should guide all efforts:

1. Embrace “Complete Communities”

Complete communities are neighborhoods designed so that residents can meet most daily needs without a car. They feature a mix of housing types, local employment, schools, parks, and shops within walkable distances. Fort Worth should adopt this model as its default for all new development and major redevelopment projects.

2. Prioritize Equity in Growth

Historically, anti-sprawl policies have led to gentrification and displacement. To avoid this, pair density incentives with strong affordable housing protections. Mandate inclusionary zoning requiring 15–20% of new units to be affordable. Fund housing trust funds through developer fees or land value capture mechanisms.

3. Use Form-Based Codes Over Use-Based Zoning

Traditional zoning separates uses (residential here, commercial there), which creates isolated, car-dependent zones. Form-based codes focus on the physical form of buildings and streetscapes, allowing mixed uses while preserving neighborhood character. Cities like Miami and Portland have successfully transitioned to form-based codes with strong public support.

4. Leverage Public Land for Strategic Development

Fort Worth owns thousands of acres of surplus public land—abandoned schools, closed military bases, underused parking lots. Repurpose these assets for high-density, mixed-use development, community centers, or urban farms. The former Tarrant County Courthouse site is a prime example of underutilized land that could anchor a new transit-oriented district.

5. Integrate Climate Resilience

Urban sprawl increases vulnerability to flooding, heat islands, and water scarcity. Reduce sprawl by preserving natural drainage systems, planting native trees, and requiring green infrastructure in new developments. Fort Worth’s Climate Action Plan should be fully integrated into land use planning.

6. Avoid “Sprawl by Default” in Infrastructure Investment

When the city extends water, sewer, and road infrastructure into new suburbs, it incentivizes sprawl. Instead, invest infrastructure dollars only within existing urban boundaries or designated growth areas. Use “pay-as-you-grow” financing to ensure new developments fund their own infrastructure costs.

7. Encourage Adaptive Reuse

Repurposing old buildings—warehouses into lofts, churches into co-working spaces, motels into housing—is more sustainable than demolition and new construction. Fort Worth should create a Historic Adaptive Reuse Grant Program to support these projects, especially in historic districts like the Near Southside and the Cultural District.

8. Align Housing Policy with Transportation Policy

Too often, housing and transit planning operate in silos. Fort Worth must ensure that new housing is built near transit lines and that transit expansions are planned in tandem with housing density targets. Joint planning between the City and Trinity Metro is essential.

9. Educate the Public on the Benefits of Compact Development

Many residents associate density with congestion or loss of character. Launch a public education campaign highlighting the benefits: shorter commutes, lower housing costs, cleaner air, stronger local economies, and more vibrant street life. Use real stories from residents who’ve benefited from walkable neighborhoods.

10. Pilot Programs Before Citywide Rollout

Test new policies in small, controlled areas before scaling up. For example, pilot a “No Parking Minimum” zone in the Near Southside for one year, then evaluate traffic, housing affordability, and business performance before expanding citywide.

Tools and Resources

Effective implementation of anti-sprawl strategies requires access to the right tools, data, and technical support. Below is a curated list of resources available to Fort Worth planners, advocates, and developers:

1. GIS and Mapping Tools

• Fort Worth City GIS Portal – Provides parcel data, zoning maps, and infrastructure layers.
• Esri ArcGIS Urban – Allows simulation of development scenarios and impact analysis.
• Walk Score and Transit Score APIs – Evaluate walkability and transit access for any address.
• Google Earth Engine – Monitor land cover changes over time using satellite imagery.

2. Policy and Planning Frameworks

• Smart Growth America’s 10 Principles – A national framework for sustainable development.
• Congress for the New Urbanism (CNU) Charter – Guidelines for walkable, mixed-use communities.
• Urban Land Institute’s “Building Healthy Places” Toolkit – Integrates health outcomes into land use planning.
• Texas Department of Transportation’s “Transit-Oriented Development Guide” – Specific to Texas context.

3. Financial Incentive Programs

• Texas Economic Development & Tourism Division – Offers tax credits for brownfield redevelopment.
• Community Development Block Grants (CDBG) – Federal funds available for affordable housing and infrastructure.
• Low-Income Housing Tax Credits (LIHTC) – Critical for financing affordable units in infill projects.
• Fort Worth Housing Solutions – Local nonprofit managing affordable housing programs.

4. Technical Assistance Providers

• NCTCOG Planning Division – Offers regional planning support and data analysis.
• Texas A&M Urban Planning Extension Program – Free workshops for city staff on zoning reform.
• Center for Neighborhood Technology (CNT) – Provides tools to calculate transportation and housing cost burdens.
• Project for Public Spaces – Helps design public spaces that encourage walking and social interaction.

5. Data Sources

• U.S. Census Bureau – American Community Survey (ACS) – Demographics, commuting patterns, housing costs.
• Fort Worth Open Data Portal – Real-time datasets on traffic, crime, parks, and permits.
• Trinity Metro Ridership Reports – Public transit usage trends.
• Environmental Protection Agency (EPA) Smart Location Database – Measures environmental and transportation impacts of land use.

6. Community Engagement Platforms

• Participatory Budgeting Project (PBP) – Free software for community voting on infrastructure funds.
• Commonplace – Digital platform for public input on planning projects.
• Nextdoor – Useful for grassroots outreach in specific neighborhoods.
• Zoom and YouTube Live – Enable remote participation in public hearings.

Real Examples

Fort Worth is not alone in its struggle with sprawl. Cities across the U.S. and globally have successfully implemented strategies to curb uncontrolled growth. Here are three compelling examples with direct relevance to Fort Worth:

1. Portland, Oregon: The Nation’s Leader in Smart Growth

Since the 1970s, Portland has used an Urban Growth Boundary to contain sprawl and concentrate development within the city. The result? Portland has one of the highest rates of walking, biking, and transit use in the U.S., and its urban core is more densely populated than Fort Worth’s.

Key lessons for Fort Worth:

• Legal protection of the UGB prevents annexation of rural land.
• Investment in light rail (MAX) and streetcars transformed corridors into walkable hubs.
• Form-based codes replaced use-based zoning, allowing mixed-use neighborhoods to thrive.

Fort Worth can replicate this by legally codifying its own growth boundary and investing aggressively in transit infrastructure.

2. Minneapolis, Minnesota: Eliminating Single-Family Zoning

In 2018, Minneapolis became the first major U.S. city to eliminate single-family-only zoning citywide. The change allowed duplexes and triplexes in all residential neighborhoods, dramatically increasing housing supply and affordability.

Result: In five years, housing construction increased by 40%, and the city avoided outward expansion into surrounding suburbs.

Fort Worth can adopt a similar approach by introducing “Missing Middle Housing” districts citywide. This would allow more people to live closer to jobs and transit without building new suburbs.

3. Arlington, Texas: Transit-Oriented Development at AllianceTexas

Though often seen as a sprawl epicenter, Arlington’s AllianceTexas development demonstrates how TOD can work even in car-dominated regions. By integrating rail access, mixed-use buildings, and pedestrian pathways around the AllianceTexas Station, the city created a dense, walkable node amid sprawling land use.

Key takeaways:

• Even in areas with low density, transit can anchor high-value development.
• Public-private partnerships (like the one between Arlington and the AllianceTexas development group) are essential.
• Design matters: wide sidewalks, shade trees, and public art make transit stations feel welcoming.

Fort Worth should replicate this model along the TEXRail corridor and future transit extensions.

4. Fort Worth’s Own Success: The Near Southside Revitalization

One of Fort Worth’s most inspiring examples of anti-sprawl success is the Near Southside neighborhood. Once a neglected industrial zone, it has been transformed through infill development, adaptive reuse of warehouses, and strategic investment in bike lanes and public art.

Today, it’s one of the city’s most walkable, vibrant districts—with a 30% increase in population since 2010, mostly from young professionals and artists choosing to live without a car.

What worked:

• City support for small business incubators
• Removal of parking minimums for adaptive reuse projects
• Community-led beautification and safety initiatives

This neighborhood proves that even in a sprawling city, dense, livable urban cores can be revived.

FAQs

What is urban sprawl, and why is it a problem in Fort Worth?

Urban sprawl refers to the low-density, car-dependent expansion of cities into surrounding rural areas. In Fort Worth, it leads to longer commutes, higher infrastructure costs, loss of natural habitats, increased air pollution, and social isolation. As the city grows, sprawl makes it harder to provide efficient public services and affordable housing.

Can Fort Worth afford to reduce sprawl without hurting economic growth?

Yes. In fact, reducing sprawl boosts economic resilience. Compact, walkable neighborhoods attract talent, reduce transportation costs for households, increase property values, and lower public infrastructure spending. Cities that invest in density and transit see higher tax revenues per acre than sprawling suburbs.

Won’t higher density make neighborhoods more crowded and less safe?

No. Well-designed dense neighborhoods are often safer than sprawling ones. Increased “eyes on the street,” better lighting, and stronger community ties reduce crime. Studies from the Urban Institute show that walkable neighborhoods have lower rates of violent crime than car-dependent suburbs.

How can we prevent gentrification when we increase density in low-income areas?

By pairing density with strong affordability protections: inclusionary zoning, rent control, community land trusts, and direct housing subsidies. The goal is not to displace residents but to expand housing options for people of all incomes.

Will reducing parking requirements hurt local businesses?

Research from the Federal Highway Administration shows that reducing parking requirements does not hurt business revenue. In fact, walkable areas with less parking often see higher foot traffic and more repeat customers. People who walk or take transit spend more per month at local businesses than drivers.

How long will it take to see results from anti-sprawl policies?

Some changes—like improved sidewalks or bike lanes—can be implemented within months. Others, like changing zoning codes or building new transit lines, take years. But measurable progress—like increased infill development or reduced vehicle miles traveled—can be tracked within 3–5 years. Long-term transformation takes 10–20 years, but the benefits compound over time.

What role do residents play in reducing sprawl?

Residents are essential. They can vote for leaders who support smart growth, attend city council meetings, join neighborhood associations, advocate for bike lanes, and choose to live in denser, walkable neighborhoods. Public pressure drives policy change.

Is Fort Worth too big to reverse sprawl?

No. Even the largest cities—Tokyo, Paris, New York—have successfully managed growth through smart policies. Size is not a barrier; lack of political will and outdated regulations are. Fort Worth has the space, talent, and resources to lead the region in sustainable growth.

Where can I find the current Fort Worth zoning code?

The Fort Worth Municipal Code, Title 17 (Zoning), is publicly available on the City of Fort Worth’s website under Planning and Development Services. You can also request a copy from the City Clerk’s office or attend a zoning board meeting to ask questions.

Can I help implement these strategies as a private citizen?

Absolutely. You can join local organizations like Fort Worth Walkable, the Trinity River Corridor Project advocates, or the Urban Land Institute’s North Texas chapter. You can also submit public comments during zoning hearings, write to your council member, or support local candidates who prioritize smart growth.

Conclusion

Reducing urban sprawl in Fort Worth is not about stopping growth—it’s about guiding it wisely. The city stands at a crossroads: continue down the path of endless subdivision development, or embrace a future of compact, connected, and equitable neighborhoods that serve all residents. The tools, models, and strategies exist. What’s needed now is leadership, courage, and collective action.

By revising zoning codes, investing in transit, promoting infill, protecting green space, and centering equity in every decision, Fort Worth can become a national model for sustainable urban growth in the 21st century. The Near Southside proves it’s possible. Portland and Minneapolis show it’s scalable. The data confirms it’s cost-effective.

The time to act is now. Every new subdivision built on the edge of town is a missed opportunity to strengthen the urban core. Every mile of sidewalk added, every parking minimum removed, every mixed-use building approved brings Fort Worth one step closer to a more livable, resilient, and just city.

Let’s build a Fort Worth that doesn’t just grow—but grows well.