How to Reduce Urban Sprawl in Fort Worth

Urban sprawlthe uncontrolled expansion of low-density residential and commercial development into rural and undeveloped areashas long been a defining challenge for rapidly growing metropolitan regions. In Fort Worth, Texas, a city experiencing one of the fastest population growth rates in the United States, urban sprawl threatens infrastructure resilience, environmental sustainability, economic efficiency, and community cohesion. As the citys population surges past 950,000 and its metropolitan area approaches 5 million residents, the pressure to accommodate growth without sacrificing quality of life has never been greater. Reducing urban sprawl in Fort Worth is not merely an urban planning issue; it is a strategic imperative for preserving natural resources, reducing transportation emissions, enhancing public health, and ensuring equitable access to housing and services.

This guide provides a comprehensive, actionable roadmap for stakeholdersincluding city planners, policymakers, developers, community advocates, and residentsto actively reduce urban sprawl in Fort Worth. By combining evidence-based strategies, local context, and real-world examples, this tutorial offers a practical framework to transform growth patterns from sprawling and inefficient to compact, transit-oriented, and sustainable.

Step-by-Step Guide

1. Conduct a Comprehensive Land Use Audit

Before any intervention can be effective, a detailed understanding of current land use patterns is essential. Fort Worths sprawling development is not accidentalit is the result of decades of zoning policies, infrastructure investments, and market incentives that favored low-density single-family homes and car-dependent commercial corridors.

Begin by mapping existing land use using GIS tools and publicly available data from the City of Fort Worths Planning and Development Services Department. Identify areas with:

• Low-density residential zones (e.g., R-1, R-2) adjacent to high-capacity roadways
• Underutilized commercial properties near transit corridors
• Greenfield developments on the urban fringe (e.g., near Grapevine, Crowley, or Arlington borders)
• Disconnected neighborhoods lacking sidewalks, bike lanes, or mixed-use amenities

Overlay this with data on population density, commute times, water usage, and air quality to quantify the environmental and economic costs of sprawl. This audit will serve as the baseline for measuring progress and justifying policy changes.

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

Fort Worths zoning code has historically separated residential, commercial, and industrial usesa hallmark of 20th-century American planning that fuels sprawl. To reverse this trend, the city must adopt form-based codes and upzone key corridors.

Start by revising zoning districts in areas near existing or planned transit stations (e.g., DART Rail stations in the Cultural District, Tarrant County College, or the future TxBolt corridor). Allow:

• Mixed-use buildings with ground-floor retail and residential units above
• Accessory dwelling units (ADUs) and duplexes in single-family zones
• Increased floor area ratios (FAR) and reduced parking minimums

Eliminate or reduce mandatory parking requirements, which inflate development costs and encourage car dependency. Studies show that reducing parking mandates can lower housing costs by up to 20% while freeing land for green space or housing.

3. Prioritize Transit-Oriented Development (TOD)

Fort Worths TEXRail and DART light rail lines offer a powerful opportunity to concentrate growth around stations instead of allowing unchecked suburban expansion. TOD transforms transit stops into vibrant, walkable neighborhoods.

Identify 57 high-potential TOD sites within a -mile radius of existing or planned stations. For each site:

• Offer density bonuses to developers who include affordable housing units
• Require pedestrian-friendly design: wide sidewalks, street trees, lighting, and building setbacks that activate street life
• Partner with public agencies to improve last-mile connectivity via bike-share programs and feeder buses

Example: The Trinity Metros Fort Worth Central Station area has already seen TOD pilot projects. Scale this model citywide by creating a TOD Development Incentive Program that provides expedited permitting, tax abatements, and infrastructure grants for qualifying projects.

4. Strengthen and Enforce Urban Growth Boundaries

Unlike cities such as Portland or Seattle, Fort Worth lacks a formal urban growth boundary (UGB). Without limits, developers have little incentive to infill vacant or underused land within the city and instead push outward into farmland and natural areas.

Establish a scientifically informed UGB based on:

• Existing infrastructure capacity (water, sewer, roads)
• Ecologically sensitive areas (e.g., Trinity River floodplains, bird migration corridors)
• Historic development patterns and municipal boundaries

Within the boundary, prioritize redevelopment of brownfields, vacant lots, and aging commercial strips. Outside the boundary, impose higher infrastructure fees, restrict utility extensions, and require environmental impact reviews for any new development. This creates a clear in-fill or pay dynamic that redirects investment inward.

5. Invest in Complete Streets and Non-Motorized Infrastructure

Urban sprawl thrives when walking, biking, and public transit are inconvenient or unsafe. Fort Worths street network remains overwhelmingly car-centric, with wide, high-speed arterials that discourage foot traffic and increase crash risks.

Adopt a Complete Streets policy that mandates:

• Protected bike lanes on all major corridors undergoing reconstruction
• Continuous sidewalks with curb ramps and pedestrian signals
• Speed reduction measures: traffic calming, narrower lanes, raised crosswalks
• Safe routes to schools and transit hubs

Launch a citywide 10-Minute Neighborhood initiative: ensure every resident can access essential servicesgrocery stores, parks, schools, clinicswithin a 10-minute walk or bike ride. This reduces vehicle miles traveled (VMT) and fosters community resilience.

6. Promote Infill Development Through Financial Incentives

Developers often find it cheaper and less risky to build on greenfield sites than to redevelop complex urban parcels. To counter this, create targeted financial tools:

• Density Bonuses: Allow additional units in exchange for including affordable housing or public amenities
• Tax Increment Financing (TIF) Districts: Redirect future property tax increases from redeveloped areas to fund infrastructure improvements
• Fast-Track Permitting: Reduce approval timelines for infill projects that meet sustainability criteria
• Grants for Demolition and Site Remediation: Help private owners clear blighted properties for reuse

Partner with local banks and community development financial institutions (CDFIs) to offer low-interest loans for small-scale infill projects, especially those led by minority or women-owned developers.

7. Protect and Expand Green Infrastructure

Urban sprawl consumes not just land, but ecosystems. Fort Worth sits atop the Trinity River basin, a vital watershed that supports biodiversity and flood mitigation. Unplanned development fragments habitats, increases runoff, and degrades water quality.

Implement a Green Infrastructure Plan that:

• Designates conservation easements on critical riparian zones and prairie remnants
• Requires stormwater retention features (bioswales, rain gardens, permeable pavement) on all new developments
• Converts underused asphalt lots into pocket parks and community gardens
• Connects green spaces via urban trail networks (e.g., expanding the Trinity River Trail system)

Use GIS modeling to identify green corridors that serve as ecological and recreational links between neighborhoods. Protecting these areas reduces the pressure to develop on the urban fringe.

8. Engage Communities in Participatory Planning

Top-down planning often fails when residents feel excluded. Fort Worths diverse communitiesespecially in historically disinvested neighborhoods like Southside on Lamar, North Side, and Near Southsidemust be active partners in shaping growth.

Establish Neighborhood Growth Councils with rotating resident representation, funded by the city to:

• Review proposed development applications
• Advocate for equitable housing and transit access
• Host public workshops on land use changes

Use digital tools like interactive mapping platforms to let residents visualize proposed changes and submit feedback. Ensure all materials are available in English, Spanish, and VietnameseFort Worths three most spoken languages.

9. Align Regional Planning Across Municipal Boundaries

Urban sprawl doesnt stop at city limits. Fort Worths growth spills into Tarrant County and neighboring cities like Arlington, Grapevine, and Haltom City. Fragmented governance undermines coordinated efforts to reduce sprawl.

Strengthen the role of the North Central Texas Council of Governments (NCTCOG) to:

• Coordinate regional transportation investments
• Harmonize zoning and development standards across jurisdictions
• Develop a shared regional growth model that prioritizes infill and transit

Encourage annexation moratoriums or interlocal agreements that prevent edge city sprawl along major highways like I-35W and US-287. Joint planning reduces duplication and ensures that growth benefits the entire region, not just individual municipalities.

10. Monitor, Evaluate, and Adapt Using Performance Metrics

Reduction of urban sprawl is not a one-time policyit requires continuous evaluation. Establish a set of measurable indicators to track progress annually:

• Percent of new housing built within the urban growth boundary
• Change in average commute time and VMT per capita
• Number of acres of green space preserved vs. developed
• Percentage of residents living within mile of transit
• Ratio of infill to greenfield development permits

Publish an annual Fort Worth Growth Report accessible to the public. Use data to refine policies, celebrate successes, and hold developers and officials accountable.

Best Practices

Reducing urban sprawl in Fort Worth is not about halting growthits about guiding it wisely. The following best practices, drawn from successful cities across the U.S. and globally, provide a proven framework for sustainable urban expansion.

1. Prioritize Equity in Land Use Decisions

Historically, urban planning decisions have displaced low-income and minority communities. To avoid repeating these harms, apply an equity lens to every land use policy. Use tools like the Environmental Justice Screening Tool (EJSCREEN) to identify communities most burdened by pollution, lack of access, and disinvestment. Direct infill investments, affordable housing, and transit improvements to these areas first.

2. Adopt Missing Middle Housing as a Standard

Single-family zoning has been a primary driver of exclusion and sprawl. Missing middle housingduplexes, triplexes, fourplexes, townhomes, and cottage courtsoffers medium-density, human-scaled alternatives that fit naturally in existing neighborhoods. Fort Worth should amend its zoning code to allow these forms by right in all residential zones, not just in designated districts.

3. Decouple Parking from Development

Most U.S. cities require one or more parking spaces per residential unit. This inflates costs, wastes land, and encourages driving. Best practice: eliminate minimum parking requirements and set maximums instead. Allow developers to provide parking based on actual demand, especially near transit.

4. Leverage Public Land for Affordable Housing

Fort Worth owns hundreds of underutilized parcelsincluding former schools, public works yards, and surplus lots. Convert these into mixed-income housing, community centers, or urban farms. Public land should serve public good, not sit vacant for speculative gain.

5. Implement Impact Fees That Reflect True Costs

Developers often pay fees that dont cover the full cost of extending infrastructure to sprawl areas. Reform impact fee structures to charge higher fees for greenfield development and lower fees for infill. Use the revenue to fund transit, sidewalks, and water infrastructure in dense areas.

6. Foster Public-Private Partnerships for Transit

Fort Worths transit ridership lags behind peer cities. Partner with private employers (e.g., American Airlines, Lockheed Martin, Tarrant County College) to subsidize transit passes for employees. Create employer-sponsored shuttle services connecting parking lots to rail stations.

7. Design for Climate Resilience

As extreme heat and flooding become more frequent, sprawling development increases vulnerability. Best practice: require all new developments to incorporate climate-adaptive designshaded walkways, reflective roofing, native drought-tolerant landscaping, and flood-resistant foundations.

8. Educate the Public on the Benefits of Compact Living

Many residents associate density with overcrowding or loss of character. Launch a citywide awareness campaign showcasing how walkable neighborhoods improve health, save money, reduce commute stress, and strengthen community ties. Use testimonials, before-and-after photos, and data visualizations to change perceptions.

9. Streamline Approval Processes for Small Projects

Small developers and homeowners often face the same bureaucratic hurdles as large corporations. Create a Fast-Track Infill Program for projects under 5 units, with simplified plans, pre-approved design templates, and online permitting.

10. Celebrate and Incentivize Sustainability

Recognize developers, neighborhoods, and businesses that reduce sprawl through an annual Compact Fort Worth Awards program. Offer public recognition, media coverage, and small cash grants to winners. This builds momentum and social legitimacy for sustainable development.

Tools and Resources

Implementing these strategies requires access to data, funding, and technical support. Below is a curated list of tools and resources specifically relevant to Fort Worths context.

1. City of Fort Worth Planning and Development Services

The official source for zoning maps, development codes, and application forms. Visit fortworthtexas.gov/planning to access GIS data, land use plans, and public meeting schedules.

2. NCTCOG Regional Growth Forecast Model

The North Central Texas Council of Governments provides detailed projections of population, employment, and housing demand through 2050. Use this data to align local policies with regional trends. Available at nctcog.org/planning/land-use.

3. Texas A&M Urban Planning & Design Extension Program

Offers free technical assistance to Texas cities on form-based codes, transit-oriented development, and green infrastructure. Contact their Urban Design Lab for workshops and planning charrettes. Visit tamu.edu/urbanplanning.

4. Smart Growth Americas Tools

Provides free templates for zoning code reform, complete streets policies, and equity assessments. Download their Zoning Code Toolkit and TOD Implementation Guide at smartgrowthamerica.org.

5. OpenStreetMap and QGIS

Free, open-source mapping platforms to analyze land use patterns, calculate walkability scores, and visualize transit coverage. QGIS tutorials are available through the Fort Worth Public Librarys tech center.

6. Texas Department of Transportation (TxDOT) Urban Design Guidelines

Provides standards for street design, pedestrian safety, and bike infrastructure. Use these to advocate for safer streets in development reviews. Available at txdot.gov.

7. Urban Land Institute (ULI) Texas District Council

Connects local planners with national experts in sustainable development. Attend ULIs annual Texas Growth Summit for case studies and networking opportunities.

8. Local Nonprofits and Advocacy Groups

Engage with organizations like:

• Fort Worth Bike Coalition Advocates for safe cycling infrastructure
• Walkable Fort Worth Promotes pedestrian-friendly design
• North Texas Fair Housing Center Ensures equitable access to housing
• Trinity River Conservancy Protects green space and waterways

These groups offer volunteer support, public education, and policy advocacy that amplify city efforts.

9. Federal and State Grant Programs

Apply for funding through:

• HUDs Choice Neighborhoods Initiative For revitalizing distressed areas
• FHWAs Safe Streets for All Program For pedestrian and bike infrastructure
• TxDOTs Transit Infrastructure Grant Program For expanding transit access
• Texas Water Development Boards Water Efficiency Grants For sustainable development

Real Examples

Learning from real-world success stories helps turn theory into action. Here are three compelling examples from cities with similar challenges to Fort Worthand how their strategies can be adapted locally.

1. Austin, Texas: The CodeNext Zoning Reform

In 2022, Austin replaced its outdated zoning code with CodeNext, a form-based system that allows duplexes and triplexes in all residential zones. The result? A 40% increase in infill housing permits within two years, and a measurable decline in outward sprawl.

Fort Worth Lesson: Austins success came from community engagement and phased implementation. Fort Worth should adopt a similar approach: start with pilot districts (e.g., Near Southside), gather feedback, then expand citywide.

2. Portland, Oregon: Urban Growth Boundary and Transit Investment

Since 1979, Portland has maintained a legally binding urban growth boundary that has contained sprawl while directing investment into dense, walkable neighborhoods. Combined with extensive light rail and bus rapid transit, Portland now has the highest transit ridership in the American Southwest.

Fort Worth Lesson: Fort Worth doesnt need to replicate Portlands boundary exactlyit needs a similarly enforceable framework. Start by designating a pilot UGB around the I-35 corridor and expand based on infrastructure capacity.

3. Nashville, Tennessee: Infill Incentives and Public Land Redevelopment

Nashville created a Infill Development Bonus Program offering expedited permits and fee waivers for projects that reuse vacant lots or redevelop aging strip malls. The city also repurposed over 50 public parcels into affordable housing, parks, and community centers.

Fort Worth Lesson: Fort Worth owns dozens of underused properties, including the old Fort Worth Central Library site and vacant city garages. A targeted program to convert these into mixed-use hubs could transform neglected areas into thriving nodes.

4. Minneapolis, Minnesota: Eliminating Single-Family Zoning

In 2018, Minneapolis became the first major U.S. city to eliminate single-family-only zoning citywide. The move allowed duplexes and triplexes everywhere, dramatically increasing housing supply and reducing pressure to expand outward.

Fort Worth Lesson: Fort Worths housing crisis is severe. Allowing missing middle housing in every neighborhoodespecially near schools, transit, and employment centerscould add tens of thousands of units without new land consumption.

5. San Antonio, Texas: Green Infrastructure and Stormwater Management

San Antonios Greenprint initiative integrates stormwater management, habitat protection, and recreation into development standards. New projects must retain 20% of land as green space and use permeable surfaces to reduce runoff.

Fort Worth Lesson: Fort Worths flood-prone areas (e.g., near the Trinity River) need similar protections. Mandating green infrastructure in all new developments would reduce flooding, improve water quality, and enhance livability.

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 unequal access to services. As the city grows, sprawl makes it harder to provide efficient transit, affordable housing, and public services to all residents.

Can Fort Worth afford to reduce sprawl without slowing growth?

Yes. Reducing sprawl doesnt mean stopping growthit means growing smarter. Infill development and transit-oriented communities are more cost-effective than extending roads, sewers, and utilities to distant suburbs. Studies show that compact cities save municipalities up to 25% in infrastructure costs per capita.

Wont allowing more density make neighborhoods less safe or reduce property values?

No. Multiple studies, including those by the Urban Institute and the National Bureau of Economic Research, show that well-designed density improves safety through increased eyes on the street and boosts property values over time. The key is quality designwalkable streets, green spaces, and community inputnot just more buildings.

How can I, as a resident, help reduce sprawl in my neighborhood?

Attend city planning meetings, support local candidates who prioritize smart growth, advocate for sidewalks and bike lanes, and consider building an accessory dwelling unit (ADU) if you own a home. Join neighborhood groups like Walkable Fort Worth or the Fort Worth Bike Coalition to amplify your voice.

Does reducing sprawl mean stopping new housing construction?

Absolutely not. Reducing sprawl means building more housing in the right placesnear transit, schools, and jobsrather than on the citys edge. Fort Worth needs more housing, especially affordable and mid-density options. Smart growth provides that without sacrificing open space or increasing traffic.

What role does public transit play in reducing sprawl?

Public transit is the backbone of compact development. When people can reliably get to work, school, or the grocery store without a car, theyre less likely to demand large lots and distant suburbs. Investing in frequent, safe, and affordable transit makes density viable and attractive.

How long will it take to see results from these strategies?

Some changeslike new sidewalks or ADU permitscan show benefits within months. Others, like transit expansion or large-scale redevelopment, take 510 years. But the long-term payofflower emissions, reduced traffic, more affordable housing, and stronger communitiesis worth the wait.

Is there opposition to reducing sprawl in Fort Worth?

Yes. Some residents fear change, especially in established neighborhoods. Others argue that development should be left to the market. These concerns are valid and must be addressed through transparency, education, and inclusive planningnot ignored.

Conclusion

Fort Worth stands at a crossroads. Its rapid growth presents an unprecedented opportunity to build a more equitable, sustainable, and livable cityor to double down on the costly, inefficient patterns of the past. Reducing urban sprawl is not a radical idea; it is a necessary evolution. By revising zoning laws, investing in transit and walkability, protecting green space, and empowering communities, Fort Worth can become a national model for responsible urban growth in the 21st century.

The tools, examples, and strategies outlined in this guide are not theoreticalthey have worked in cities across America, from Austin to Nashville to Minneapolis. Whats needed now is political will, public engagement, and consistent implementation. Every policy change, every new bike lane, every infill housing project is a step away from sprawl and toward a more connected, resilient Fort Worth.

The future of Fort Worth doesnt have to be paved with asphalt and dotted with parking lots. It can be a city of vibrant neighborhoods, accessible transit, protected nature, and shared prosperity. The blueprint is here. The time to act is now.