Forney, Texas zoning

A plain-language summary of the Forney zoning ordinance, organized by district and topic. Source: the official ordinance on City Document Center (standalone Zoning Ordinance PDF, adopted by reference in eCode360 Chapter 14, Article 14.02, Sec. 14.02.001), last reviewed July 3, 2026.

Zoning districts

AGResidential
Agricultural
Ranching, crop cultivation, and large-lot single-family uses (Sec. 14). One acre minimum lots. Default interim classification for newly annexed land until the City assigns a permanent district (Sec. 6). Confirm the current zoning map and any PD or overlay conditions before acting.
R1Residential
Single-Family Residential-R1
Very low density detached single-family district on one-acre-minimum lots (Sec. 15). This is now the primary classification the City assigns to newly zoned single-family residential land; the legacy SF-20 through SFA districts remain valid only for property already zoned to them. Confirm the current zoning map and any PD or overlay conditions before acting.
SF-20Residential
Single-Family Residential-20
Very low density detached single-family district on 20,000 square-foot-minimum lots (Sec. 16). Transitional: no property is newly zoned SF-20 after the current Ordinance's effective date; the district continues to govern property already zoned SF-20. Confirm the current zoning map and any PD or overlay conditions before acting.
SF-15Residential
Single-Family Residential-15
Low density detached single-family district on 15,000 square-foot-minimum lots (Sec. 17). Transitional: no property is newly zoned SF-15; the district continues to govern property already zoned SF-15. Confirm the current zoning map and any PD or overlay conditions before acting.
SF-11Residential
Single-Family Residential-11
Low density detached single-family district on 11,000 square-foot-minimum lots (Sec. 18). Transitional: no property is newly zoned SF-11; the district continues to govern property already zoned SF-11. Confirm the current zoning map and any PD or overlay conditions before acting.
SF-8Residential
Single-Family Residential-8
Detached single-family district on smaller, more compact lots of 8,800 square feet minimum (Sec. 19). Transitional: no property is newly zoned SF-8; the district continues to govern property already zoned SF-8. Also used as the applicable standard for single-family lots built within the 2F, SFA and MF-15 districts. Confirm the current zoning map and any PD or overlay conditions before acting.
SF-6Residential
Single-Family Residential-6
Small, compact single-family lots of 7,700 square feet minimum, 6,000 square feet for areas already platted or permanently zoned as of the current Ordinance's effective date (Sec. 20). Transitional: creation of new SF-6 area is not anticipated. Confirm the current zoning map and any PD or overlay conditions before acting.
SF-PHResidential
Single-Family Residential-Patio Home
Zero-lot-line detached single-family district on compact lots of 4,500 square feet minimum, developed in clustered patio home projects with shared usable open space (Sec. 21). Transitional: no property is newly zoned SF-PH. Confirm the current zoning map and any PD or overlay conditions before acting.
2FResidential
Two-Family Residential (Duplex)
Duplex district intended as a buffer between lower density residential and higher intensity uses (Sec. 22). Transitional: no property is newly zoned 2F. Detached single-family homes in this district follow SF-8 standards. Confirm the current zoning map and any PD or overlay conditions before acting.
SFAResidential
Single-Family Attached Residential (Townhomes)
Attached single-family townhome district at higher density, rear-entry alley access required (Sec. 23). Transitional: no property is newly zoned SFA. Maximum density 8 units per gross acre. Confirm the current zoning map and any PD or overlay conditions before acting.
MF-15Residential
Multi-Family Residential-15 (Apartments)
Highest residential density district, capped at 15 dwelling units per acre, for garden apartments and other attached multifamily (Sec. 24). Ten acre minimum project size for newly platted MF-15. Confirm the current zoning map and any PD or overlay conditions before acting.
MHResidential
Manufactured Home
District for HUD-code manufactured home parks (rented spaces) and manufactured home subdivisions (individually platted lots) (Sec. 26). Confirm the current zoning map and any PD or overlay conditions before acting.
OCommercial
Office
Low intensity office and professional district intended as a transition between residential and more intense uses, height limited to encourage compatibility with adjacent residential (Sec. 27). Confirm the current zoning map and any PD or overlay conditions before acting.
NSCommercial
Neighborhood Service
Limited, low intensity local retail and service district, typically at intersections of collectors or thoroughfares (Sec. 28). Maximum building footprint 15,000 square feet (20,000 with a lot coverage limit). Confirm the current zoning map and any PD or overlay conditions before acting.
GRCommercial
General Retail
Local neighborhood shopping and service district along collectors or thoroughfares (Sec. 29). Maximum building footprint 35,000 square feet (50,000 with a lot coverage limit). Structures over 36 feet require a Conditional Use Permit. Confirm the current zoning map and any PD or overlay conditions before acting.
CBDCommercial
Central Business District
The historic downtown core (the vicinity of Main Street, Bois d'Arc Street, Austin Street and Trinity Street, south of the railroad tracks), with pedestrian-oriented, historically compatible design standards (Sec. 30). No minimum lot size or setbacks; 100 percent lot coverage and 3:1 FAR allowed. Confirm the current zoning map and any PD or overlay conditions before acting.
CCommercial
Commercial
Commercial and service-related establishments such as wholesale sales, contractor shops, and automotive repair, with screened open storage allowed and some light manufacturing (Sec. 31). Structures over 36 feet require a Conditional Use Permit. Confirm the current zoning map and any PD or overlay conditions before acting.
MUMixed use
Mixed-Use
Mixed-use district combining SFA, SF-PH or MF-15 residential with office, neighborhood service and retail uses; design and development standards are established on the site plan (Sec. 32). Structures over 36 feet require a Conditional Use Permit. Confirm the current zoning map and any PD or overlay conditions before acting.
LIIndustrial
Light Industrial
Light manufacturing, assembly, warehousing, research and development, and wholesale/service operations needing highway, thoroughfare, or rail access (Sec. 33). Structures over 36 feet require a Conditional Use Permit; open storage limited to 20 percent of lot area. Confirm the current zoning map and any PD or overlay conditions before acting.
PDSpecial purpose
Planned Development (overlay)
Overlay district for planned associations of uses (office parks, shopping centers, mixed residential, etc.) approved by individual ordinance (Sec. 34a). Each PD's ordinance sets its own uses and dimensional standards, which control over the stated base district(s) where they conflict. Five acre minimum. The GIS zoning layer also carries legacy codes PCD (Planned Commercial District, the pre-2013 label for the same overlay type) and specific PD ordinances such as IPTPD (Industrial Park Temp PD, Ord. 24-19) that are not separately named in the Ordinance's own Appendix A-1 list; always pull the individual PD's adopting ordinance rather than relying on base-district rules.
CUPSpecial purpose
Conditional Use Provision (overlay)
Not a mapped zoning district; a permit process for uses marked "C" in the Sec. 37 Use Charts, approved with site-specific conditions by the process in Sec. 34b. Confirm the current zoning map and any PD or overlay conditions before acting.
CBTSpecial purpose
Central Business Transition (overlay)
Overlay along the City's original primary traffic corridor; base district use and dimensional standards apply, with added architectural standards to visually connect the area to the adjacent CBD (Sec. 34c). Confirm the current zoning map and any PD or overlay conditions before acting.
ENTSpecial purpose
Entertainment (overlay)
Overlay encouraging dining and entertainment development along the City's primary traffic corridors; base district standards apply, and on-premise alcohol consumption is a permitted use here unlike in the base district (Sec. 34d).
HOZSpecial purpose
Historic Overlay Zone
Overlay protecting the geographic area shown on the Ordinance's Exhibit A for historic, small-town character; HOZ standards supersede the underlying base district where they conflict, and mapped HOZ property may not be removed from the overlay (Sec. 34e). Shown on the map as "HOZ" prefixed to the base district code, for example HOZ-CBD.
HSpecial purpose
Historic Landmark Designation
Individual historic landmark designation overlay, applied parcel by parcel (Sec. 34f). Confirm the current zoning map and any PD or overlay conditions before acting.

Code	Name	Category	Summary
AG	Agricultural	Residential	Ranching, crop cultivation, and large-lot single-family uses (Sec. 14). One acre minimum lots. Default interim classification for newly annexed land until the City assigns a permanent district (Sec. 6). Confirm the current zoning map and any PD or overlay conditions before acting.
R1	Single-Family Residential-R1	Residential	Very low density detached single-family district on one-acre-minimum lots (Sec. 15). This is now the primary classification the City assigns to newly zoned single-family residential land; the legacy SF-20 through SFA districts remain valid only for property already zoned to them. Confirm the current zoning map and any PD or overlay conditions before acting.
SF-20	Single-Family Residential-20	Residential	Very low density detached single-family district on 20,000 square-foot-minimum lots (Sec. 16). Transitional: no property is newly zoned SF-20 after the current Ordinance's effective date; the district continues to govern property already zoned SF-20. Confirm the current zoning map and any PD or overlay conditions before acting.
SF-15	Single-Family Residential-15	Residential	Low density detached single-family district on 15,000 square-foot-minimum lots (Sec. 17). Transitional: no property is newly zoned SF-15; the district continues to govern property already zoned SF-15. Confirm the current zoning map and any PD or overlay conditions before acting.
SF-11	Single-Family Residential-11	Residential	Low density detached single-family district on 11,000 square-foot-minimum lots (Sec. 18). Transitional: no property is newly zoned SF-11; the district continues to govern property already zoned SF-11. Confirm the current zoning map and any PD or overlay conditions before acting.
SF-8	Single-Family Residential-8	Residential	Detached single-family district on smaller, more compact lots of 8,800 square feet minimum (Sec. 19). Transitional: no property is newly zoned SF-8; the district continues to govern property already zoned SF-8. Also used as the applicable standard for single-family lots built within the 2F, SFA and MF-15 districts. Confirm the current zoning map and any PD or overlay conditions before acting.
SF-6	Single-Family Residential-6	Residential	Small, compact single-family lots of 7,700 square feet minimum, 6,000 square feet for areas already platted or permanently zoned as of the current Ordinance's effective date (Sec. 20). Transitional: creation of new SF-6 area is not anticipated. Confirm the current zoning map and any PD or overlay conditions before acting.
SF-PH	Single-Family Residential-Patio Home	Residential	Zero-lot-line detached single-family district on compact lots of 4,500 square feet minimum, developed in clustered patio home projects with shared usable open space (Sec. 21). Transitional: no property is newly zoned SF-PH. Confirm the current zoning map and any PD or overlay conditions before acting.
2F	Two-Family Residential (Duplex)	Residential	Duplex district intended as a buffer between lower density residential and higher intensity uses (Sec. 22). Transitional: no property is newly zoned 2F. Detached single-family homes in this district follow SF-8 standards. Confirm the current zoning map and any PD or overlay conditions before acting.
SFA	Single-Family Attached Residential (Townhomes)	Residential	Attached single-family townhome district at higher density, rear-entry alley access required (Sec. 23). Transitional: no property is newly zoned SFA. Maximum density 8 units per gross acre. Confirm the current zoning map and any PD or overlay conditions before acting.
MF-15	Multi-Family Residential-15 (Apartments)	Residential	Highest residential density district, capped at 15 dwelling units per acre, for garden apartments and other attached multifamily (Sec. 24). Ten acre minimum project size for newly platted MF-15. Confirm the current zoning map and any PD or overlay conditions before acting.
MH	Manufactured Home	Residential	District for HUD-code manufactured home parks (rented spaces) and manufactured home subdivisions (individually platted lots) (Sec. 26). Confirm the current zoning map and any PD or overlay conditions before acting.
O	Office	Commercial	Low intensity office and professional district intended as a transition between residential and more intense uses, height limited to encourage compatibility with adjacent residential (Sec. 27). Confirm the current zoning map and any PD or overlay conditions before acting.
NS	Neighborhood Service	Commercial	Limited, low intensity local retail and service district, typically at intersections of collectors or thoroughfares (Sec. 28). Maximum building footprint 15,000 square feet (20,000 with a lot coverage limit). Confirm the current zoning map and any PD or overlay conditions before acting.
GR	General Retail	Commercial	Local neighborhood shopping and service district along collectors or thoroughfares (Sec. 29). Maximum building footprint 35,000 square feet (50,000 with a lot coverage limit). Structures over 36 feet require a Conditional Use Permit. Confirm the current zoning map and any PD or overlay conditions before acting.
CBD	Central Business District	Commercial	The historic downtown core (the vicinity of Main Street, Bois d'Arc Street, Austin Street and Trinity Street, south of the railroad tracks), with pedestrian-oriented, historically compatible design standards (Sec. 30). No minimum lot size or setbacks; 100 percent lot coverage and 3:1 FAR allowed. Confirm the current zoning map and any PD or overlay conditions before acting.
C	Commercial	Commercial	Commercial and service-related establishments such as wholesale sales, contractor shops, and automotive repair, with screened open storage allowed and some light manufacturing (Sec. 31). Structures over 36 feet require a Conditional Use Permit. Confirm the current zoning map and any PD or overlay conditions before acting.
MU	Mixed-Use	Mixed use	Mixed-use district combining SFA, SF-PH or MF-15 residential with office, neighborhood service and retail uses; design and development standards are established on the site plan (Sec. 32). Structures over 36 feet require a Conditional Use Permit. Confirm the current zoning map and any PD or overlay conditions before acting.
LI	Light Industrial	Industrial	Light manufacturing, assembly, warehousing, research and development, and wholesale/service operations needing highway, thoroughfare, or rail access (Sec. 33). Structures over 36 feet require a Conditional Use Permit; open storage limited to 20 percent of lot area. Confirm the current zoning map and any PD or overlay conditions before acting.
PD	Planned Development (overlay)	Special purpose	Overlay district for planned associations of uses (office parks, shopping centers, mixed residential, etc.) approved by individual ordinance (Sec. 34a). Each PD's ordinance sets its own uses and dimensional standards, which control over the stated base district(s) where they conflict. Five acre minimum. The GIS zoning layer also carries legacy codes PCD (Planned Commercial District, the pre-2013 label for the same overlay type) and specific PD ordinances such as IPTPD (Industrial Park Temp PD, Ord. 24-19) that are not separately named in the Ordinance's own Appendix A-1 list; always pull the individual PD's adopting ordinance rather than relying on base-district rules.
CUP	Conditional Use Provision (overlay)	Special purpose	Not a mapped zoning district; a permit process for uses marked "C" in the Sec. 37 Use Charts, approved with site-specific conditions by the process in Sec. 34b. Confirm the current zoning map and any PD or overlay conditions before acting.
CBT	Central Business Transition (overlay)	Special purpose	Overlay along the City's original primary traffic corridor; base district use and dimensional standards apply, with added architectural standards to visually connect the area to the adjacent CBD (Sec. 34c). Confirm the current zoning map and any PD or overlay conditions before acting.
ENT	Entertainment (overlay)	Special purpose	Overlay encouraging dining and entertainment development along the City's primary traffic corridors; base district standards apply, and on-premise alcohol consumption is a permitted use here unlike in the base district (Sec. 34d).
HOZ	Historic Overlay Zone	Special purpose	Overlay protecting the geographic area shown on the Ordinance's Exhibit A for historic, small-town character; HOZ standards supersede the underlying base district where they conflict, and mapped HOZ property may not be removed from the overlay (Sec. 34e). Shown on the map as "HOZ" prefixed to the base district code, for example HOZ-CBD.
H	Historic Landmark Designation	Special purpose	Individual historic landmark designation overlay, applied parcel by parcel (Sec. 34f). Confirm the current zoning map and any PD or overlay conditions before acting.

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