Fort Worth will consider another proposal to restrict ‘stealth dorms’ near TCU
Throughout the Rosemont neighborhood in Fort Worth, there are homes that look a little different from the rows of single-family houses.
They’re mostly narrow two-story duplexes with modern designs in stark contrast to the architecture of the surrounding homes.
These are what have been dubbed “stealth dorms” — single-family homes rented out by the room, popular with college students in neighborhoods across the country. For over 10 years, neighborhoods around TCU have been asking the city of Fort Worth to clamp down on these developments, and a proposal is once again expected to be on the agenda at the next City Council meeting.
At their meeting on Dec. 9, council members are expected to weigh rezoning a large portion of the Rosemont neighborhood to prohibit the development of these houses, according to a public hearing notice posted on Nov. 21.
Here’s what you need to know before then:
Zoning proposal recently approved
In November, the Zoning Commission approved a proposal brought by council members Elizabeth Beck, who represents District 9, and Jeanette Martinez, who represents District 11, to rezone 386 acres in Rosemont to prioritize single-family homes.
The area that will be rezoned is bounded by Berry Street, the BNSF railroad line, Biddison Street, Hemphill Street, Seminary Drive, Lubbock Avenue, Pafford Street, McCart Avenue, and Cleburne Road.
The proposal would mostly remove dense multifamily zoning from the neighborhood and replace it with zoning code that only allows for single-family homes and commercial development.
“We’ve noticed that in the northern portion of the Rosemont neighborhood, there have been new builds that are out of place,” Martinez told the Star-Telegram. “The neighborhood association felt that establishing council-initiated rezoning to rezone as much duplex housing to single family would limit the ability for these dorms to further come into the neighborhood.”
The movement is brought on by what Martinez, and the Rosemont Neighborhood Association, say are fears of neighborhood gentrification.
“We want families to be able to stay in the areas that they grew up in if they want to be close to their family,” Martinez said.
How we got here
In Rosemont, the median household income is lower than the median household income for Texas residents, according to Census data.
As TCU’s footprint has grown, Rosemont is one of several neighborhoods that have struggled to balance the interests of residents and the university.
In 2014, after six months of debate, the Fort Worth City Council passed an ordinance that lowered the number of unrelated adults who could live in one home in some neighborhoods near TCU from five to three. The motion faced stiff opposition from developers, and residents worried that it would be difficult to enforce.
After a complicated mediation process between several neighborhood associations, the city, and developers, the city agreed to a proposal that would exempt properties already renting to more than three unrelated people from the rule with some caveats.
Crucially, that rule did not affect lots zoned for more than one home. Neighborhood advocates identified another issue — developers could tear down single-family homes and build duplexes or triplexes on the same lot.
In 2023, portions of Ryan Place — a mile east of the TCU campus and northeast of Rosemont — were rezoned to allow up to two individual homes or one attached duplex on lots of at least 5,000 square feet.
Residents favored the zoning change, and began to think about their neighbors to the south, in Rosemont. After she was elected in 2023, Martinez supported the rezoning efforts, along with Beck.
Next steps
The agenda for the next City Council meeting, scheduled for Dec. 9 at 6 p.m., has not been published yet, but Martinez confirmed that it is likely the proposal will be considered at that meeting. There will be a City Council public comment meeting held on Dec. 2 at 5 p.m.
“This rezoning helps preserve affordability, protect generational homes, and maintain Rosemont’s single-family character while still welcoming new residents and families,” the Rosemont Neighborhood Association spokesperson wrote.
