HomeMy WebLinkAboutOrdinance 23553-01-2019ORDINANCE NO. 23553-01-2019
AN ORDINANCE REPEALING AND RESTATING THE NEIGHBORHOOD
AND COMMUNITY PARK DEDICATION POLICY OF THE CITY OF
FORT WORTH; PROVIDING THAT THIS ORDINANCE SHALL BE
CUMULATIVE OF ALL PRIOR ORDINANCES AND REPEAL
CONFLICTING ORDINANCES; PROVIDING FOR A SEVERABILITY
CLAUSE; PROVIDING FOR A SAVINGS CLAUSE; AND PROVIDING AN
EFFECTIVE DATE.
WHEREAS, the City Council of the City of Fort Worth seeks to provide adequate parks
in the City to ensure the health, safety, welfare, and quality of life of the citizens of Fort Worth;
and
WHEREAS, Section 212.002 of the Texas Local Government Code provides that after a
public hearing, the governing body of a municipality may adopt rules governing plats and
subdivision of land within the municipality's jurisdiction to promote the health, safety, morals, or
general welfare of the municipality and the safe, orderly, and healthful development of the
municipality; and
WHEREAS, Section 212.010 of the Texas Local Government Code provides that the
municipal authority responsible for approving plats shall approve a plat if, in addition to meeting
other requirements, the plat conforms to the general plan of the municipality and its current and
future parks and playgrounds, and the plat conforms to any rules adopted under Section 212.002
of the Texas Local Government Code; and
WHEREAS, the Subdivision Ordinance of the City of Fort Worth requires compliance
with the Neighborhood and Community Park Dedication Policy of the City of Fort Worth in order
to obtain approval of a plat; and
WHEREAS, the City has determined that it is necessary to increase the acreage required
to be dedicated for Neighborhood Based Parks in the City, and to increase the Neighborhood Based
Park Development Fee and the Central City Flat Fee; and
WHEREAS, the City has determined that it is necessary to revise the Neighborhood and
Community Park Dedication Policy to update the requirements for acceptable parkland, conform
the appeals process to current State law, and make non -substantive changes to the Policy for
clarification and consistency with the Park, Recreation and Open Space Master Plan; and
WHEREAS, the City Council finds this Ordinance to be reasonable and necessary;
Ordinance No. 23553-01-2019
Page 1 of 3
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF FORT WORTH, TEXAS, THAT:
SECTION 1.
The Neighborhood and Community Park Dedication Policy of the City of Fort Worth,
Texas, as amended, is hereby repealed and restated in its entirety to read as set forth in Attachment
"A" to this Ordinance which is attached hereto and incorporated herein.
SECTION 2.
This ordinance shall be cumulative of all provisions of ordinances and of the Code of the
City of Fort Worth, Texas (2015), as amended, except where the provisions of this ordinance are
in direct conflict with the provisions of such ordinances and such Code, in which event conflicting
provisions of such ordinances and such Code are hereby repealed.
SECTION 3.
It is hereby declared to be the intention of the City Council that the phrases, clauses,
sentences, paragraphs and sections of this ordinance are severable, and, if any phrase, clause,
sentence, paragraph or section of this ordinance shall be declared unconstitutional by the valid
judgment or decree of any court of competent jurisdiction, such unconstitutionality shall not affect
any of the remaining phrases, clauses, sentences, paragraphs and sections of this ordinance, since
the same would have been enacted by the City Council without the incorporation in this ordinance
of any such unconstitutional phrase, clause, sentence, paragraph or section.
SECTION 4.
All rights and remedies of the City of Fort Worth, Texas, are expressly saved as to any and
all violations of the provisions of the Code of the City of Fort Worth, or any other ordinances of
the City, that have accrued at the time of the effective date of this ordinance; and, as to such accrued
violations and all pending litigation, both civil and criminal, whether pending in court or not, under
such ordinances, same shall not be affected by this ordinance, but may be prosecuted until final
disposition by the courts.
SECTION 5.
This ordinance shall take effect on March 1, 2019, and it is so ordained.
Ordinance No. 23553-01-2019
Page 2 of 3
APPROVED AS TO FORM AND LEGALITY:
Rich A. McCracken
Assistant City Attorney
ADOPTED: January 29, 2019
EFFECTIVE: March 1, 2019
Ordinance No. 23553-01-2019
Page 3 of 3
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ATTACHMENT A
NEIGHBORHOOD AND COMMUNITY PARK DEDICATION POLICY
PREMISE
The premise of the Neighborhood and Community Park Dedication Policy is that these
"local, close -to -home" park facilities are integral City infrastructure that are needed in
residential neighborhoods to ensure the health, safety, welfare and quality of life of the
citizens of Fort Worth.
II. PURPOSE
This policy shall ensure the provision of adequate park and recreational areas with needed
facilities in the form of Neighborhood Based Parks and Community Parks. New residential
development or an increase in density by redevelopment in existing neighborhoods creates
the need for additional park and recreation facilities. This Policy shall govern all park
dedication and improvement requirements within the corporate limits of the City of Fort
Worth. The implementation of the policy shall furnish developed Neighborhood Based
Parks that are in place when neighborhoods are built. The policy also shall provide for
needed land acquisition for Community Parks that serve new residential development or
an increase in density by redevelopment in existing neighborhoods. The City has developed
and adopted standards for Neighborhood Based and Community Parks that are included in
the Park, Recreation and Open Space Master Plan adopted in Resolution 4399-01-2015 by
the City Council on January 27, 2015. These standards are the basis for the adoption and
application of amendments to this existing policy.
III. DEFINITION OF TERMS
A. For purposes of this policy, the following terms shall be defined as follows:
1. Central City (PPD4) — will be defined as the area within I-820.
2. City Council — The City Council of the City of Fort Worth, Texas
Neighborhood and Community Park Dedication Policy
Revised November 21, 1995 G-11306
Adopted April 18, 2000 G-12893
Revised September 19, 2000 G-13015
Revised December 19, 2000 G-13114
Revised September 25, 2001 G-13388
Revised December 11, 2001 G-13463
Revised January 27, 2004 G-14225
Revised June 9, 2009 G-16592
Revised January 29, 2019 G-
3. Community Park — Open space area encompassing 30 to 500 acres within a one and
a half (1 1/2) mile service radius serving approximately 18,000 to 36,000 in
population and six Neighborhood Park Units for the purpose of providing both
preservation of natural features within the urban environment and programmed
recreational needs on a community -wide basis. (Refer to the Park, Recreation and
Open Space Master Plan for a more detailed description, recreation activity menu
and an example of a typical Community Park.)
4. Community Park Unit — A Community Park Unit consists of a minimum of six
Neighborhood Park Units and is the designated service area of one Community
Park. Community Park Units are defined by the Park & Recreation Department and
result from the service area definition included in the Park, Recreation and Open
Space Master Plan.
5. Consumer Price Index — The published price index of the United States Department
of Labor that indicates increases or decreases in prices of goods and services.
6. Developer or Owner — Individual, firm, association, corporation or any other
organization dividing or proposing to divide land for the purpose of developing or
making improvements to such land.
7. Director — The ranking official of the Park & Recreation Department, or any
successor department of the City of Fort Worth charged with the management of
the City parks system.
8. Dwelling Unit — A building, or any portion thereof, containing a complete set of
independent living facilities for occupancy and use by one family, including
permanent provisions for living, sleeping, eating, sanitation and cooking within a
kitchen for the exclusive use of the occupants whose intent is to live in the dwelling
unit.
9. Family — Any individual or two or more persons related by blood, adoption,
marriage or guardianship, or not more than five unrelated persons operating as a
single housekeeping unit and expressly excluding lodging, boarding, fraternity, and
sorority houses.
Neighborhood and Community Park Dedication Policy
Revised t4ovember 21, 1995 G-11306
Adopted April 18, 2000 G-12893
Revised September 19, 2000 G-13015
Revised December 19, 2000 G-13114
Revised September 25, 2001 G-13388
Revised December 11, 2001 G-13463
Revised January 27, 2004 G-14225
Revised June 9, 2009 G-16592
Revised January 29, 2019 G-
10. Neighborhood Based Park — A classification of parks that include Neighborhood
Parks, Pocket Parks and Urban Parks, which are easily accessible by park users and
are typically within walking distance of homes in the adjacent neighborhoods.
11. Neighborhood Park — Open space area generally encompassing five (5) to thirty
(30) acres. Neighborhood Based Parks should provide a one-quarter (1/4) to one-
half (1/2) mile service radius serving approximately 3,000 to 6,000 in population
for the purpose of providing daily unprogrammed recreational needs of residential
areas within the Neighborhood Unit. (Refer to the Park, Recreation and Open Space
Master Plan for a more detailed description, recreation activity menu and an
example of a typical Neighborhood Based Park).
12. Neighborhood Based Park Development Concept Plan — A park site plan drawn at
an appropriate scale that indicates the required park facilities and the relationship
of those facilities to the proposed park development. The Neighborhood Based Park
Development Concept Plan must indicate the following: (1) Scale, (2) North arrow,
(3) Topography indicating existing one foot (1') contours and any proposed grading
with appropriate spot elevations, (4) Location of required facilities proposed for the
Neighborhood Based Park. The plan must identify existing and proposed
easements, existing vegetation, and indicate if the vegetation will remain or be
removed. The plan must indicate the 100 year floodplain, the 100 year floodway
and the course of any stream, river, creek, or drainage channel in the proposed
Neighborhood Based Park.
13. Neighborhood Park Unit — A residential area bounded by major thoroughfares and
geographical boundaries which generally encompasses approximately one square
mile and serves approximately 3,000 to 6,000 in population. The Neighborhood
Park Unit is defined in the Park, Recreation and Open Space Master Plan.
14. Park & Recreation Department (PARD) — the department of the City of Fort Worth
charged with design, construction and management of the City's park system.
15. Park Planning Districts (PPD's) — geographic areas defined by the Park &
Recreation Department and derived from the physical characteristics of the City,
based on population size, roadways, rivers, creeks, topographic features and/or
defined political boundaries.
3
Neighborhood and Community Park Dedication Policy
Revised November 21, 1995 G-11306
Adopted April 18, 2000 G-12893
Revised September 19, 2000 G-13015
Revised December 19, 2000 G-13114
Revised September 25, 2001 G-13388
Revised December 11, 2001 G-13463
Revised January 27, 2004 G-14225
Revised June 9, 2009 G-16592
Revised January 29, 2019 G-
16. Pocket Parks — are a subset of Neighborhood Based Parks that are less than five (5)
acres. Dedication of land for use as a public Pocket Perk shall be considered for
sites 1.0 acres and greater, at the discretion of the Park & Recreation Department.
17. Subdivision of Land - Division of any lot, tract, or parcel of land into a minimum
of five (5) or more lots for the purpose of developing residential dwelling units or
the submission of a Multi -Family Development Site Plan whether immediate or
future.
18. Urban Park — are a subset of Neighborhood Based Parks and are less than one (1)
acre. Dedication of land for use as an Urban Park shall be considered for sites less
than 1.0 acres, at the discretion of the Park & Recreation Department.
IV. PLANNING
A. The overall program and full implementation of the Fort Worth Neighborhood and
Community Park Dedication Policy shall generally follow the City of Fort Worth's
Comprehensive Plan and the officially adopted Park, Recreation and Open Space
Master Plan. The Park & Recreation Department may develop implementation
guidelines to ensure the fair and objective application of this park policy.
B. There should be a minimum of one Neighborhood Based Park within each designated
"Neighborhood Unit" as defined by the Park, Recreation and Open Space Master Plan
and delineated by the Park & Recreation Department. The park should include needed
recreational facilities to service the recreation needs of the neighborhood unit.
C. The City of Fort Worth shall require residential developers to dedicate subdivision land
and recreation improvements for parks to meet the recreational needs as a condition of
the platting process and/or the submission of a Multi -Family Development Site Plan,
just as land for streets, alleys, utility easements and other improvements directly
attributable to the development of a new residential neighborhood is dedicated. A
combination of fees and parkland dedication shall be considered at the sole discretion
of the Park & Recreation Department.
4
Neighborhood and Community Park Dedication Policy
Revised November 21, 1995 G-11306
Adopted April 18, 2000 G-12893
Revised September 19, 2000 G-13015
Revised December 19, 2000 G-13114
Revised September 25, 2001 G-13388
Revised December 11, 2001 G-13463
Revised January 27, 2004 G-14225
Revised June 9, 2009 G-16592
Revised January 29, 2019 G-
D. Where private recreation facilities are built for the residents of a subdivision
development, a credit may be given to the Developer/Owner for Neighborhood Based
Park Development Fee, neighborhood land dedication or fee -in -lieu thereof, based on
the value of such neighborhood park recreational facility development. If the proposed
development falls outside the Central City, at the discretion of PARD Director or
his/her designee, credit may be issued for up to 50% of the total amount of
Neighborhood Based Park Development Fee, and up to 50% of the fair market value
of the required land dedication or fee -in -lieu thereof from such development. Credits
exceeding 50%, and up to 75%, will require prior written approval from the Director.
Credits greater than 75% will require City Council approval before they can be issued
on any development. Credit will be granted for those recreation facilities that are listed
as part of the minimum neighborhood park configuration. (See Section IV. G.) Credit
may also be given for recreation facilities that address the specific neighborhood
recreational needs of the development. The developer must provide sufficient
documentation to the Park & Recreation Department demonstrating that the
recreational needs of the proposed neighborhood are different than the needs of a
typical Neighborhood Park Unit. The Park & Recreation Department may at the
discretion of the Director or his/her designee award credit for those recreational
facilities that are deemed to meet the neighborhood recreational needs of a new
community. If the proposed residential development falls within the Central City (Park
Planning District 4), the PARD Director may issue up to 100% credit for qualifying
private plazas and recreational facilities that are publicly accessible.
E. Should a submitted subdivision development be located within a previous development
concept or preliminary plat in which park dedication requirements have been met and
the submitted development does not increase the overall population density, then
additional park dedication requirements shall not be required. However, if the
submitted subdivision development reflects an increased population density, then
additional park dedication requirements will be required for the increase in population.
New preliminary plats within an existing concept plan shall require community park
dedication and will also be subject to the application of the Neighborhood Based Park
Development Fee based on the portion of the neighborhood park dedication that can be
attributed to that preliminary plat. The requirements of this paragraph do not apply to
Park Planning District 4.
5
Neighborhood and Community Park Dedication Policy
Revised November 21, 1995 G-11306
Adopted April 18, 2000 G-12893
Revised September 19, 2000 G-13015
Revised December 19, 2000 G-13114
Revised September 25, 2001 G-13388
Revised December 11, 2001 G-13463
Revised January 27, 2004 G-14225
Revised June 9, 2009 G-16592
Revised January 29, 2019 G-
F. Neighborhood Park Infrastructure - The Developer shall bear the cost of all
improvements, including streets, water, sewer, storm drainage and street frontage
directly related to the Neighborhood Based Park site.
Required Street Frontage — The Developer shall provide street frontage that is equal
to thirty five percent (35%) of the linear measurement of a square area equal to the
required Neighborhood Based Park dedication. In the event the subdivision requires
the payment of a fee in lieu of park dedication, a fee must also be submitted for
Neighborhood Based Park Infrastructure. The Park & Recreation Department may
participate in a Community Facilities Agreement for additional street frontage and
infrastructure when there is a need determined by the Park & Recreation
Department or it is in the interest of the City of Fort Worth to provide additional
street frontage. The determination of the need for additional frontage is at the sole
discretion of the Park & Recreation Department.
2. In the event that additional land is donated to the City of Fort Worth for park
purposes at the same time as a required park dedication the Park & Recreation
Department may elect to participate in park infrastructure development. Any
additional street, utility and storm drainage frontage participation is contingent on
the availability of capital improvement funds for additional street frontage and City
Council approval. The Park & Recreation Department may participate in up to fifty
percent (50%) of the cost of additional street frontage, water and sewer front foot
charges generated by the additional donation of parkland. When the street frontage
is related to a Neighborhood Based Park the 50% participation cap applies to only
a residential street section. The Park & Recreation Department will only participate
in up to fifty percent (50%) of storm drainage improvements that are directly related
to storm water run-off generated by park development. Costs for the required
extension of neighborhood storm drainage systems to the cut bank of any existing
channels, streams, creeks, rivers or other park water bodies are the responsibility of
the developer. Any participation in additional infrastructure is at the sole discretion
of the Park & Recreation Department.
G. Neighborhood Park Development
Neighborhood and Community Park Dedication Policy
Revised November 21, 1995 G-11306
Adopted April 18, 2000 G-12893
Revised September 19, 2000 G-13015
Revised December 19, 2000 G-13114
Revised September 25, 2001 G-13388
Revised December 11, 2001 G-13463
Revised January 27, 2004 G-14225
Revised June 9, 2009 G-16592
Revised January 29, 2019 G-
1. The Developer shall bear a proportional cost of improvements of a Neighborhood
Based Park which shall include the following recreational facilities as a minimum
Neighborhood Based Park configuration:
i. Playground;
ii. Picnic shelter;
iii. Practice field with backstop;
iv. Walking trail;
V. Multi -Use Slab with basketball backboard and goal;
vi. Site grading and preparation; and
vii. Turf and vegetation
2. The Developer shall pay a Neighborhood Based Park Development Fee for each
acre of land required to be dedicated for the subdivision plat which shall be
calculated in accordance with section VI(B)(ii) of this Policy. The Per Acre Rate
for the Neighborhood Based Park Development Fee shall be as follows:
Per Acre Rate for the
Calendar Neighborhood Based
Year Park Development
j Fee
2018 $30,000.00
2019
$47,000.00
2020
$64,000.00
2021 $81,000.00
2022 $98,000.00
2023
$115,000.00
Neighborhood and Community Park Dedication Policy
Revised November 21, 1995 G-11306
Adopted April 18, 2000 G-12893
Revised September 19, 2000 G-13015
Revised December 19, 2000 G-13114
Revised September 25, 2001 G-13388
Revised December 11, 2001 G-13463
Revised January 27, 2004 G-14225
Revised June 9, 2009 G-16592
Revised January 29, 2019 G-
The Neighborhood Based Park Development Fee is based on the current
construction costs of recreational facilities and may be adjusted administratively by
the Park & Recreation Department Director or their designee up to the annual
amount of the change in the Consumer Price Index. Any fee adjustment greater than
the annual amount of change in the Consumer Price Index shall require City
Council approval. The acreage of required Neighborhood Based Park dedication
will be determined at the time of the preliminary plat. This fee shall be in addition
to the amount needed for the developer to provide the Neighborhood Based Park
infrastructure development.
3. Development Options and Offsets - If mutually agreed between the Developer and
the Park & Recreation Department, the Developer may choose to develop the park
site prior to final plat approval in lieu of submitting the Neighborhood Based Park
Development Fee. The cost of the Developer to provide the Neighborhood Based
Park and recreation facilities shall offset the required Neighborhood Based Park
Development Fee by the amount of the estimated cost of the Developer to design
and construct the Neighborhood Based Park recreational facilities based on Park
& Recreation Department Facility Standards. The estimated costs for recreational
facilities shall be based on current bid prices for similar recreational facilities and
be annually updated by January 1 by the Park & Recreation Department. Prior to
approval of a Neighborhood Based Park development agreement, the Developer
must submit a Neighborhood Based Park Concept Plan to the City indicating the
proposed Neighborhood Based Park facilities and their locations. Upon approval of
the proposed Neighborhood Based Park Development Concept Plan the Developer
may authorize preparation of construction documents for neighborhood park
development.
In the event that the Park & Recreation Department and the Developer reach a
development agreement for park development prior to final plat approval, the
developer shall be required to submit Neighborhood Based Park development
construction plans that conform to Park & Recreation Department design,
construction and specification standards. The Park & Recreation Department will
review the construction documents for compliance with City park construction
requirements. The Developer must agree to standard City construction inspections
of Neighborhood Based Park improvements. Neighborhood Based Park
construction must be approved and accepted by the City of Fort Worth before
8
Neighborhood and Community Park Dedication Policy
Revised November 21, 1995 G-11306
Adopted April 18, 2000 G-12893
Revised September 19, 2000 G-13015
Revised December 19, 2000 G-13114
Revised September 25, 2001 G-13388
Revised December 11, 2001 G-13463
Revised January 27, 2004 G-14225
Revised June 9, 2009 G-16592
Revised January 29, 2019 G-
Neighborhood Based Park fees that have been paid by the Developer are
reimbursed to the developer.
V. SITE SELECTION/CHARACTERISTICS OF PARK
A. In selecting a site for a park, the City shall avoid an accumulation of unrelated parcels
of land or an accumulation of land unsuitable for park purposes.
B. Parks sites shall be selected on the basis of obtaining natural, park -like settings where
available and shall consist of diverse topography and open space suitable for the
development of recreational facilities.
C. Neighborhood Park size should generally be a minimum of five (5) acres and obtained
as one complete parcel. If a Developer cannot provide the minimum five acre (5) parcel
or a smaller parcel which can potentially be contiguous to existing or future park
parcels, then a fee in lieu of parkland or a combination of a fee in lieu of parkland and
parkland dedication shall be required at the discretion of the Park & Recreation
Department.
D. Parcels less than five (5) acres outside of Park Planning District 4 will only be
considered for a park if they are contiguous with an existing park or school property,
unless approved by the Director. Credits for publicly accessible private open spaces
less than 1.0 acre will be considered on a case-by-case basis. (See Section IV. D.)
E. Neighborhood Based Parks to be dedicated as public parkland must meet the following
criteria:
Park sites to be dedicated to the City as public parkland shall be the appropriate size
for the classification;
2. Over 50% of the neighborhood must not be served by existing public or private
parkland;
3. Property should meet the needs of the neighborhood;
4. Site should be easily accessible from the neighborhood;
9
Neighborhood and Community Park Dedication Policy
Revised November 21, 1995 G-11306
Adopted April 18, 2000 G-12893
Revised September 19, 2000 G-13015
Revised December 19, 2000 G-13114
Revised September 25, 2001 G-13388
Revised December 11, 2001 G-13463
Revised January 27, 2004 G-14225
Revised June 9, 2009 G-16592
Revised January 29, 2019 G-
5. No drainage structures shall cut through or drain onto the public park site without
the approval of the Director or the Director's designee;
6. Topographically the site shall be suitable for Neighborhood Based Park uses as
further defined in the Park, Recreation and Open Space Master Plan, Section V;
7. Land must be out of the floodway and be accessible by maintenance and emergency
vehicles;
8. Funding must be identified for maintenance; and
9. Permanent or ongoing maintenance operations must be addressed.
The Director of the PARD or the Director's designee shall have the discretion to allow
Neighborhood Based Parks that do not meet all of the criteria outlined above.
F. Both Neighborhood Based and Community Park sites shall be located, whenever
possible, adjacent to and contiguous with school sites and other public or non-profit
agency sites in order to make maximum use of common facilities and grounds.
G. Careful consideration shall be given to the need for development of linear parks around
natural drainage and wooded areas which provide potential recreational uses. Criteria
for floodplain area (based upon 100 year floodplain) usage is as follows:
1. Floodplain and natural drainage areas shall generally not exceed seventy five (75%)
percent of the total park site.
2. Additional floodplain acreage may be acquired at a ratio of three acres of floodplain
for each acre of non -floodplain property required to be dedicated. Any such
consideration of additional floodplain acreage shall be as agreed upon between the
Park & Recreation Department and the Developer/ Owner.
H. Proposed parkland boundaries of Community Park dedications shall provide
reasonable access to improved street frontage for readily accessible entry into the park
area by the public. The minimum size for a Community Park dedication is thirty (30)
m
Neighborhood and Community Park Dedication Policy
Revised November 21, 1995 G-11306
Adopted April 18, 2000 G-12893
Revised September 19, 2000 G-13015
Revised December 19, 2000 G-13114
Revised September 25, 2001 G-13388
Revised December 11, 2001 G-13463
Revised January 27, 2004 G-14225
Revised June 9, 2009 G-16592
Revised January 29, 2019 G-
acres. When the subdivision development is not of sufficient size to generate a thirty
(30) acre Community Park, a dedication fee in lieu of park dedication will be assessed
or a combination of a fee in lieu of park dedication and park dedication may occur at
the discretion of the Park & Recreation Department. The Park & Recreation
Department at its sole discretion may determine that land in an amount less than the
minimum dedication for a community park is needed: (1) when the property adjoins
unplatted land that is zoned residential; (2) when the proposed land use according to
the City's Comprehensive plan is residential; (3) when market and development
patterns in the area indicate that the property is likely to be rezoned as a residential use;
or (4) when there is a larger park system need that will be met by the dedication of
Community Park land in an amount less than the minimum size.
VI. LAND DEDICATION AND DEVELOPMENT FEE
A. If the proposed residential development falls within the Central City (Park Planning
District 4), the Developer shall pay a Central City Flat Fee per each additional
residential dwelling unit in lieu of a land dedication and associated fees. Fees will be
assessed at the time of building permitting. Fees must be paid before a building permit
will be issued. If mutually agreed between the Developer and the Park & Recreation
Department, credits against this fee may be granted when there is public or private
parkland proposed for the site and/or when park facility development is proposed.
Agreements concerning parkland classification and acceptability, and determinations
of allowable fee credits, must be formalized prior to release of the first building permit.
The Central City Flat Fee is based on current costs for land acquisition and park
development and may be adjusted administratively on an annual basis up to the annual
amount of change in the Consumer Price Index (CPI). Any fee increase or decrease
greater than the CPI shall require the approval of the City Council. The Central City
Flat Fee shall be:
11
Neighborhood and Community Park Dedication Policy
Revised November 21, 1995 G-11306
Adopted April 18, 2000 G-12893
Revised September 19, 2000 G-13015
Revised December 19, 2000 G-13114
Revised September 25, 2001 G-13388
Revised December 11, 2001 G-13463
Revised January 27, 2004 G-14225
Revised June 9, 2009 G-16592
Revised January 29, 2019 G-
Central City Flat Fee
Calendar
Per Each Additional
Year
Residential Dwelling
Unit
2018
$500.00
2019
$660.00
11
Neighborhood and Community Park Dedication Policy
Revised November 21, 1995 G-11306
Adopted April 18, 2000 G-12893
Revised September 19, 2000 G-13015
Revised December 19, 2000 G-13114
Revised September 25, 2001 G-13388
Revised December 11, 2001 G-13463
Revised January 27, 2004 G-14225
Revised June 9, 2009 G-16592
Revised January 29, 2019 G-
2020 F $820.00
2021 $980.00
2022 $1,140.00
2023 $1,300.00
B. For all areas outside of Central City (Park Planning District 4), this policy requires 3.25
acres of Neighborhood Based Park dedication and 3.75 acres of Community Park
dedication per 1,000 population. For each submitted residential preliminary plat
subdivision or Multi -Family Development Site Plan, the following formula shall apply
for the calculation of parkland needs.
1. Neighborhood Based Park Dedication Formula:
3.25 Acres X (No. of Dwelling Units) X (Persons/Unit) = Acres to be dedicated
1,000 population
2. Neighborhood Based Park Development Fee Calculation:
Neighborhood Based Park Acres to be dedicated X Per Acre Neighborhood
Based Park Development Fee Rate (see Section IV.G.2.) = Neighborhood Park
Development Fee
3. Community Park Dedication Formula:
3.75 Acres X (No. of Dwelling Units) X (Persons/Unit) = Acres to be dedicated
1,000 population
C. The number of persons per dwelling unit shall be based on both current U.S. Census
information and population data compiled by the City and shall be reviewed and
adjusted administratively by the Director of the Park & Recreation Department or their
designee as necessary to fairly and accurately reflect trends in household size. The
following figures represent the average number of persons per unit by current density
categories, and shall be used to calculate parkland dedication.
1. Single Family Detached/Duplex 3.0 Persons/unit
12
Neighborhood and Community Park Dedication Policy
Revised November 21, 1995 G-11306
Adopted April 18, 2000 G-12893
Revised September 19, 2000 G-13015
Revised December 19, 2000 G-13114
Revised September 25, 2001 G-13388
Revised December 11, 2001 G-13463
Revised January 27, 2004 G-14225
Revised June 9, 2009 G-16592
Revised January 29, 2019 G-
2. Multi -Family 2.0 Persons/Unit
D. Where a subdivision plat is submitted indicating multi -family residential development,
and a table of information is not provided indicating the number of dwelling units, the
City shall assume the highest density allowed in the zoning classification to be applied
to the property by which to determine projected population in order to determine park
dedication policy requirements.
E. All determinations of required land dedication shall be based upon review of all
preliminary subdivision plats submitted through the City of Fort Worth's Planning and
Development Department to the Park & Recreation Department. Failure to indicate
proposed park dedications on the submitted preliminary plat shall be sufficient grounds
for the Plan Commission to deny a concept plan or preliminary plat. Upon final
agreement between the Park & Recreation Department and the Developer/Owner
regarding mutually acceptable parkland, such land shall be indicated on the revised
preliminary plat and final plat. Such park property shall be conveyed by General
Warranty Deed before the Neighborhood Based Park fees are reimbursed to the
Developer. Submission of park dedication documents is required for final plat and
Multi -Family Development Site Plan release. Park dedication documents include: (1)
a general warranty deed; (2) a metes and bounds description of the park dedication
property; (3) a survey plat of the park property only; (4) an abstractors certificate that
indicates that the Developer has clear title to the property and the legal ability to deliver
the title to the City of Fort Worth; and (5) an environmental statement that indicates
that the park site is free of environmental contamination or hazards. The Park &
Recreation Department can provide Developers with example documents for use in
meeting this submission requirement.
F. The land required to be conveyed for Neighborhood Based Park dedications may be
located inside or outside the subdivision development so long as the land is so located
within the Neighborhood Unit and is of such proximity to the development so as to
serve or benefit the neighborhood residents. Land required to be conveyed for
Community Park dedications may be located within the Park Planning District of the
subdivision.
13
Neighborhood and Community Park Dedication Policy
Revised November 21, 1995 G-11306
Adopted April 18, 2000 G-12893
Revised September 19, 2000 G-13015
Revised December 19, 2000 G-13114
Revised September 25, 2001 G-13388
Revised December 11, 2001 G-13463
Revised January 27, 2004 G-14225
Revised June 9, 2009 G-16592
Revised January 29, 2019 G-
G. If a replat is filed, the dedication requirements shall be controlled by the policy in effect
at the time of replat. Additional land dedication (or fee in lieu of) shall be required if
the actual density of structures constructed on the property is greater than the former
assumed density.
H. Prior to dedication of land and/or improvements, the Developer/Owner shall make full
disclosure of the presence of any hazardous substances and/or underground storage
tanks (U.S.T.'s) and all construction processes affecting the site of which the
Developer/Owner has knowledge. The City, at its discretion, may proceed to conduct
such initial construction inspections, environmental tests and surveys on the land and
improvements as it may deem appropriate, and the Developer/Owner shall grant to the
City and its agents and employees such reasonable access to the land as is necessary to
conduct such construction inspections, surveys, and tests.
If the results of such construction inspections, surveys and tests indicate a reasonable
possibility of construction failure, construction dumping, flawed construction,
environmental contamination or the presence of U.S.T.s, or other environmental
hazards the City may require further surveys and tests to be performed at the
Developer/Owner's expense as the City may deem necessary prior to its acceptance of
the dedication and improvements, or in the alternative, the Developer/Owner may be
required to identify alternative property or pay the Neighborhood Based Park Fee in
lieu of dedicating parkland.
I. In areas where the residential density is lower than one unit per acre or it is in the
interests of the City, the Park & Recreation Department may combine the
Neighborhood and Community Park dedication and development requirements to
create an adjoining neighborhood and community park facility that meets the
recreational needs of these suburban and rural neighborhoods.
VII. PAYMENT OF FEES IN LIEU OF PARKLAND DEDICATION
A. If the proposed residential development falls within the Central City (Park Planning
District 4), see Section VI(A).
B. If the calculation for required Neighborhood Based Park dedication within the proposed
subdivision development that falls outside Park Planning District 4 results in less than
14
Neighborhood and Community Park Dedication Policy
Revised November 21, 1995 G-11306
Adopted April 18, 2000 G-12893
Revised September 19, 2000 G-13015
Revised December 19, 2000 G-13114
Revised September 25, 2001 G-13388
Revised December 11, 2001 G-13463
Revised January 27, 2004 G-14225
Revised June 9, 2009 G-16592
Revised January 29, 2019 G-
five (5) acres and/or the calculation for required Community Park dedication does not
result in thirty (30) acres and/or does not meet site selection criteria as per Section V.
of this policy, the Park & Recreation Department may recommend that a fee -in -lieu of
Neighborhood Based and/or Community Park land dedication be required.
C. All fees received for Neighborhood Based Park acquisition and development and
Community Park acquisition will be dedicated for the purpose of acquiring and
developing parkland within the proposed subdivision development. However, if
acquisition and development of a Neighborhood Based or Community Park is not
achievable within the proposed subdivision development, then the Park & Recreation
Department shall:
1. Have the discretion of determining if park and recreational needs of the proposed
subdivision development would be served by the expansion of existing park sites
located within the same Neighborhood Unit where the proposed subdivision
development is located.
2. If such acquisition opportunities are not available within the Neighborhood Unit,
then areas within the adjacent contiguous Neighborhood Unit(s) may be
considered for acquisition if it will beneficially serve the residents of the proposed
subdivision development.
3. If such acquisition opportunities are not available within the adjacent contiguous
Neighborhood Unit(s), then areas within the adjacent contiguous Community
Park Unit(s) or within the Park Planning District may be considered for
acquisition if it will beneficially serve the residents of the proposed subdivision
development. Additionally, funding for Community Park acquisition may be
accumulated from Community Park Units with the Park Planning District,
adjacent contiguous Community Park Units or adjacent Park Planning District
equal to the percentage of service radius (1.5 mile) within the adjacent Park
Planning District.
4. Notwithstanding subsections (1) through (3) above, for the Central Business
District Community Park Unit and the Near Southside Community Park Unit, as
those units are identified in Exhibit A to this Policy, the following rules shall
apply:
15
Neighborhood and Community Park Dedication Policy
ReviseNovember 21, 1995 G-11306
A opted April 18, 2000 G-12893
Revise September 19, 2000 G-13015
Revised December 19, 2000 G-13114
Revise4September 25, 2001 G-13388
Revised December 11, 2001 G-13463
Revised January 27, 2004 G-14225
Revised June 9, 2009 G-16592
Revised January 29, 2019 G-
All Central City Flat Fees collected within the Central Business District
Community Park Unit shall only be spent within the Central Business
District Community Park Unit;
ii. Central City Flat Fees collected outside the Central Business District
Community Park Unit shall not be spent within the Central Business District
Community Park Unit;
iii. All Central City Flat Fees collected within the Near Southside Community
Park Unit shall only be spent within the Near Southside Community Park
Unit;
iv. Central City Flat Fees collected outside the Near Southside Community
Park Unit shall not be spent within the Near Southside Community Park
Unit;
D. The amount of the fee in lieu of parkland dedication shall be determined by the
following method:
The amount equal to the Fair Market Value of the required land dedication, and,
if applicable, less a credit for the value of the land actually dedicated for park
and recreational purposes. The Fair Market Value will be determined by the City
of Fort Worth.
2. The Developer/Owner, at their own expense, may obtain an appraisal of the
property by a State of Texas certified real estate appraiser, mutually agreed upon
by the City and the Developer/Owner, which may be considered by the City in
determining fair market value.
If the property was acquired by the developer within the last year the developer
may submit the contract for sale or appraisal documents related to the acquisition
of the property to be considered by the City in determining Fair Market Value.
E. Submission of fees related to final plats, which are part of larger preliminary plats.
16
Neighborhood and Community Park Dedication Policy
Revised November 21, 1995 G-11306
Adopted April 18, 2000 G-12893
Revised September 19, 2000 G-13015
Revised December 19, 2000 G-13114
Revised September 25, 2001 G-13388
Revised December 11, 2001 G-13463
Revised January 27, 2004 G-14225
Revised June 9, 2009 G-16592
Revised January 29, 2019 G-
1. All fee payments made in lieu of land dedication in accordance with this policy
shall be pro -rated on a per dwelling unit charge based on the Fair Market Value
of the required dedication of the land and relative to the number of dwelling units
included in the final plat submittal or the Multi -Family Development Site Plan.
2. Fees for Neighborhood Based Park development will be pro -rated on a per
dwelling unit rate based on the required dedication for that portion of the
preliminary plat being submitted as a final plat or a Multi -Family Development
Plan.
3. Time of Payment/Calculation
Outside Central Cijy (Park Planning District 4)- Fees established at the time
of preliminary plat submittal shall apply to subsequent final plats submitted
on any or all portions thereof for a period of two years from the date of
preliminary plat approval by the Plan Commission. Subsequent Final plat
submittals after such two year period shall be reassessed new fee values per
dwelling unit as per current Fair Market Value of the land and the current
Neighborhood Park Development Fee at time of Final plat submittal.
ii. Inside the Central City (Park Planning District 4) - Applicable fees will be
assessed and should be paid prior to issuance of a building permit.
F. For residential developments occurring outside Park Planning District 4, all required
fees shall be paid and received before release of the final plat on any or all portions
of the subdivision indicated on the original preliminary plat thereof by the City for
filing in the County plat record. For residential developments occurring within Park
Planning District 4, all fees will be due prior to issuance of a building permit.
G. All payments made in accordance with this policy shall be deposited in a designated
Neighborhood Park Unit Acquisition and Development Fund and/or a Community
Park Unit Acquisition Fund. The City shall account for all such funds paid with
reference to each subdivision development, neighborhood unit and community park
unit.
17
Neighborhood and Community Park Dedication Policy
Revised November 21, 1995 G-11306
Adopted April 18, 2000 G-12893
Revised September 19, 2000 G-13015
Revised December 19, 2000 G-13114
Revised September 25, 2001 G-13388
Revised December 11, 2001 G-13463
Revised January 27, 2004 G-14225
Revised June 9, 2009 G-16592
Revised January 29, 2019 G-
H. Interest earned on accumulated park acquisition and development fees designated for
a specific subdivision development shall be used for additional acquisition and
development as described in this policy.
I. All fees received must be expended within five years from date of receipt of the last
fee paid on the original preliminary plat. If such fees are not expended, the
Developer/Owner shall be entitled to a refund on interest earned, less inflation as
determined by the Consumer Price Index as published by the U.S. Department of
Labor, with the principal held by the City. The Developer/Owner must request such
refund in writing within ninety (90) days of entitlement or such right shall be waived.
VIII. INSTALLATION OF PARK IMPROVEMENTS
A. Installation of Neighborhood Based Park improvements by the City generally will
occur when there is:
1. A minimum population of 2,000 or, at the City's discretion, a minimum fifty
(50%) percent build out within the Neighborhood Park Unit;
2. Availability of funds for such improvement; and
3. Appropriation of maintenance funds for ongoing maintenance operations.
B. Installation of Community Park improvements by the City generally will occur
when there is:
1. A minimum population of 8,000 or, at the City's discretion, a minimum fifty
(50%) percent build out within the Community Park Unit, and
2. Availability of funds for such improvement; and
Appropriation of maintenance funds for ongoing Community Park
maintenance and operations.
IX. DECISION MAKING; APPEALS
18
Neighborhood and Community Park Dedication Policy
Revised November 21, 1995 G-11306
Adopted April 18, 2000 G-12893
Revised September 19, 2000 G-13015
Revised December 19, 2000 G-13114
Revised September 25, 2001 G-13388
Revised December 11, 2001 G-13463
Revised January 27, 2004 G-14225
Revised June 9, 2009 G-16592
Revised January 29, 2019 G-
A. Unless otherwise provided in this policy, any decision shall initially be made by the
Park & Recreation Department Director or their designee in the exercise of his/her
reasonable discretion. In the event that the determination is made by the Director's
designee the first recourse of the Developer is an appeal of the decision to the
Director.
B. Decisions of the Park & Recreation Department Director with regard to this policy
may be appealed to the City Council in accordance with State law.
19
Neighborhood and Community Park Dedication Policy
Revised November 21, 1995 G-11306
Adopted April 18, 2000 G-12893
Revised September 19, 2000 G-13015
Revised December 19, 2000 G-13114
Revised September 25, 2001 G-13388
Revised December 11, 2001 G-13463
Revised January 27, 2004 G-14225
Revised June 9, 2009 G-16592
Revised January 29, 2019 G-
EXHIBIT A
20
Neighborhood and Community Park Dedication Policy
Revised November 21, 1995 G-11306
Adopted April 18, 2000 G-12893
Revised September 19, 2000 G-13015
Revised December 19, 2000 G-13114
Revised September 25, 2001 G-13388
Revised December 11, 2001 G-13463
Revised January 27, 2004 G-14225
Revised June 9, 2009 G-16592
Revised January 29, 2019 Gm
P E LOTO N
L AND SOLUTI OHS
November 1, 2018
Joel McElhany
Capital Program Manager
Park and Recreation Department - City of Fort Worth
4200 S. Freeway, Ste 2200
Fort Worth, Texas 76115
RE: Neighborhood & Community Park Dedication Policy Update
Dear Mr. McElhany,
CORPORATE OFFICE
9800 Hillwood Pkwy.
Suite 250
Fort Worth. Texos. 76177
817.562.3350
Thank you again for taking the time to give your presentation to the Development Advisory
Committee (DAC) and thank you for the follow-up meeting on October 30th, 2018 to focus on the
questions and concerns we had regarding this policy.
As we discussed, development costs continue to rise and the ability of the development community
to deliver affordable housing continues to be more and more difficult in Fort Worth. Due to these
rising development costs, it's been difficult to gain consensus from our group on an increase in park
fees and dedication of land to the City.
It was presented that the City of Fort Worth is behind the national average when it comes to public
parkland and has fallen behind on the goals from the Master Park Dedication Policy approved by
City Council. However, due to the difficulties of being able to construct and dedicate public parks
to the City and the relatively low costs of paying the fees in lieu of land, developers have followed
the path of least resistance and created Private Open Spaces maintained by the HOA's instead of
building and dedication public parks. Therefore, it was the opinion of DAC that we may not measure
up to the national standards in regards to public parklands owned by the City, but when combined
with publicly accessible open spaces in and around neighborhoods (linear trails, playgrounds, sport
courts, ball fields, etc.) the ability of our residents to access park areas is greater than what was
measured and reported, and likely exceeds national standards.
With that being said, we all understand the need to provide recreational areas in our neighborhoods
that are accessible to all and meet the needs of residents. We, as does the City, understand the
value of these amenities and the need to provide them as a requirement of providing a complete
neighborhood.
Based on this focus group's recommendations and conversations with the Parks and Community
Services (PACS) and their consultant, we were able to gain favorable approval from DAC on the
following conditions:
• We will continue to work with PACS to develop a parkland construction review time table that
allows for the efficient review of the construction plans as well as an efficient acceptance
program of park items that are built by the developer/home-builder. The goal here would be
to incentivize the development community to build public parks and dedicate them to the
City instead of avoiding the delays that are often associated with the current process.
FORT WORTH I FRISCO I AUSTIN I LAS VEGAS PELOTONLAND.COM
Favorable language is inserted into the policy that allows for flexibility as it relates to the land
and the improvements that are dedicated to the City. As discussed, not all land comes in
nice, flat, square parcels that match the exhibits provided within the Park Dedication Policy
update presented to DAC. Reduction of language that uses words like "must" and "shall"
would allow the developers to work with the City in finding a mutually acceptable dedication
plan for the developments.
A phased -in approach, annually, over 4 years is developed for the increase of Neighborhood
Park Development fees from its current rate of $30,000 per acre to the requested $115,000 per
acre fee. From then on, the fees will be increased based on the yearly consumer price index.
Further, the fee increase from $500/Dwelling Unit to $1,300/Dwelling unit within the Central -City
areas would also be phased in over this same time -frame.
DAC is in favor of the proposed increase of the Neighborhood Park Dedication from 2.5
acres/ 1,000 population to 3.25 acres/ 1,000 population. However, DAC would like to delay the
Community Parkland Dedication from 3.75 acres/1,000 population to 5.0 acres/1,000
population. No time -table was given for this increase, but it was agreed upon that this
increase would not be pursued any time soon. We would recommend 5 years.
We also ask that additional credit be given for Developers and HOA's who maintain these
public park areas beyond the City's standard maintenance programs as the home -owners
and HOA's in these areas will require these public park areas to be kept up to standards similar
to their current Private Open Space areas.
We spent a significant amount of time discussing the importance of the City being able to be flexible
in negotiating with the development community when it comes to the development of these park
areas. The intent of this revised program should be to incentivize the developers and builders to build
and dedicate parklands to the City. This will only happen if the development community can work
efficiently with the City to gain approval of the plans and then gain acceptance of the parks once
constructed.
Again, we greatly appreciate the ability and willingness of the City to sit down with our members and
discuss the concerns of both the City and the development community. We believe that these
concessions given by both sides will result in a better program that will meet the needs of the City, its
residents and the development community.
;Si,erely,
707
Travis D Clegg
Chairman - Development Advisory Committee
Attachment: Neighborhood & Community Park Dedication Policy Update Meeting notes -
10/30/2018
FORT WORTH I FRISCO I AUSTIN I LAS VEGAS PELOTONLAND.COM
NEIGHBORHOOD AND COMMUNITY PARK DEDICATION POLICY
I. PREMISE
The premise of their Neighborhood and Community Park Dedication Policy is that these "local, close—to-
home" park facilities are integral City infrastructure that are needed in residential neighborhoods to ensure
the health, safety, welfare and quality of life of the citizens of Fort Worth.
II. PURPOSE
This policy shall iensure the provision of adequate park and recreational areas with needed facilities in the
form of Neighborhood Based Parks and Community Parks. New residential development or an increase in
density by redevelopment in existing neighborhoods creates the need for additional park and recreation
facilities. This Policy shall govern all park dedication and improvement requirements within the corporate
limits of the City of Fort Worth. The implementation of the policy shall furnish developed Neighborhood
Based Parks that are in place when neighborhoods are built. The policy also shall provide for needed land
acquisition for Community Parks that serve new residential development or an increase in density by
redevelopment in existing neighborhoods. The City has developed and adopted standards for Neighborhood
Based and Community Parks that are included in the Park, Recreation and Open Space Master Plan adopted
in Resolution 4399-01-20152414 by the City Council on june 30, 199 Qanuary 27, 2015. These standards
are the basis for the adoption and application of amendments to this existing policy.
III. DEFINITION OF TERMS
A. For purposes of this policy, the following terms shall be defined as follows:
1. Central City (PPD4) --will be defined as_=...the area within I-820,1-'
2. City Council — The City Council of the City of Fort Worth, Texas
3_Community Park =_—Open space area encompassing 30 to 4x-500 acres within a one and a half (1
1/2) mile service radius serving approximately 18,000 to 36,000 in population and six
Niieighborhood Park U+inits for the purpose of providing both preservation of natural features
within the urban environment and programmed recreational needs on a community -wide basis.
(Refer to the Park. Recreation and Open Space Master Plan for a more detailed description,
recreation activity menu and an example of a typical Community Park.)
3.
Neighborhood and Community Park Dedication Policy
Revised November 21, 1995 G-11306
Adopted April 18, 2000 G-12893
Revised September 19, 2000 G-13015
Revised December 19, 2000 G-13114
Revised September 25, 2001 G-13388
Revised December 11, 2001 G-13463
Revised January 27, 2004 G-14225
Revised June 9, 2009 G-16592
Rgyised January 29- 2019 G-
will be met by the dedieatien ef eemmunity paFk lemd in an afneent less them the miflimufn size.
4. Community Park Unit - A Community Park Unit consists of a minimum of six Nneighborhood
Park Utinits and is the designated service area of one Community Park. Community Park Units are
defined by the Pafles and Gemmunity SeFyiees DepagmeHtPark & Recreation Department and
result from the service area definition included in the Park, Recreation and Open Space Master
Plan.
5. Consumer Price Index = The published price index of the United States Department of Labor that
indicates increases or decreases in prices of goods and services.
6. Developers or Owner _Individual, firm, association, corporation or any other organization
dividing or proposing to divide land for the purpose of developing or making improvements to
such land.
7. Director - The ranking official of the Par4is and Community SeFViGeS DepallffleHtPark &
Recreation Department, or any successor department of the City of Fort Worth charged with the
management of the City parks system.
8. Dwelling Units - —A building or any portion thereof, containing a_complete set of independent
living facilities for occupancy and use by one family, including permanent provisions for living_
sleeping, eating, sanitation and cooking within a kitchen for the exclusive use of the occupants
whose intent is to live in the dwelling unit.
'. Y living quaAer�s-
9. Family - Any individual or two or more persons related by blood, adoption, marriage or
guardianship, or not more than five unrelated persons operating as a single housekeeping unit and
expressly excluding lodging, boarding, fraternity, and sorority houses.
Iafge Reereatien Parks am regional pwk sites gfeaor- then 75 aems with a-
seFyiee area ef 2 to 4 failes that serves 80,000 te 100,000 peeple. The pEfflis have 60 to 10-0
pa , baseball and softball.
ii
1Q. Neighborhood Based Park _ A classification of parks that include Neighborhood Parks, Packet
Parks and Urban Parks, which . these perks -are easily accessible by park users and are typically
within walking distance of homes in the adjacent neighborhoods.
42-.11. Neighborhood Park - Open space area generally encompassing five (5) to tiverrty--W
thirty 30 acres. , it may be five (5) to
twetYe (1') affs - Neighborhood Based Parks should provide a one-quarter (1/4) to one-half (1/2)
mile service radius serving approximately 3,000 to 6,000 in population for the purpose of
providing daily unprogrammed recreational needs of residential areas within the Neighborhood
Unit. (Refer to the Park, Recreation and Open Space Master Plan for a more detailed description,
recreation activity menu and an example of a typical Nseighborhood Based pPark).
Neighborhood and Community Park Dedication Policy
Revised November 21, 1995 G-11306
Adopted April 18, 2000 G-12893
Revised September 19, 2000 G-13015
Revised December 19, 2000 G-13114
Revised September 25, 2001 G-13388
Revised December 11, 2001 G-13463
Revised January 27, 2004 G-14225
Revised June 9, 2009 G-16592
Revised January 29_ 2019 G-
412. Neighborhood Based Park Development Concept Plan — A park site plan drawn at an
appropriate scale that indicates the required park facilities and the relationship of those facilities to
the proposed park development. The Neighborhood Based Park Development Concept Plan must
indicate the following: (1) Scale, (2) North arrow, (3) Topography indicating existing one foot (1')
contours and any proposed grading with appropriate spot elevations, (4) Location of required
facilities proposed for the eNeighborhood Based pPark. The plan must identify existingand
proposed easements, existing vegetation, and indicate if itthe vegetation will remain or be
removed. The plan must indicate the 100 year floodplain, the 100 year floodway and the course of
any stream, river, creek, or drainage channel in the proposed Nneighborhood Based Ppark.
44.13. Neighborhood Park Unit = A residential area bounded by major thoroughfares
and geographical boundaries which generally encompasses approximately one square mile and ;
semesing approximately 3,000 to 6,000 in population. The Neeighborhood P2 rk Uunit is defined
in the Park, Recreation and Open Space Master Plan.
414. Parks Park & Recreation Department
(P A Pf ARD) — the department of the City of Fort Worth charged with design, construction
and management of the City's park system.
46,15. Park Planning Districts (PPD's)_ = geographic areas defined by the Paf-ks and
Park & Recreation Department (PAGSD) R4RD4 and derived
from the physical characteristics of the City, based on population size, roadways, rivers, creeks,
topographic features and/or defined political boundaries.
16. Pocket Parks_ are a subset of Neighborhood Based deme-pl arks andthat are less than
five (5) acres. Dedication of land for use as a public Pocket Ppark shall be considered for sites 1.0
acres and greater, at the discretion of the o-R-'-. and C,...,...unit.• Sefviees Depai4mefitPark &
Recreation Department.. aietained. See
17. Subdivision of Land - Division of any lot, tract, or parcel of land into a minimum of five (5) or
more lots sites for the purpose of developing residential dwelling units or the submission of a
Unified Multi-Family Development Site Plan whether immediate or future.
418. Urban Park — are a subset of elese-te-homeNeighborhood Based -pParks and are less than
one (1) acre. Dedication of land for use as an Urban Park shall be considered for sites less than
1.0 acres, at the discretion of the Park & Recreation Department.
IV. PLANNING
A. The overall program and full implementation of the Fort Worth Neighborhood and Community Park
Dedication Policy shall generally follow the City of Fort Worth's Comprehensive Plan and the officially
adopted Park, Recreation and Open Space Master Plan. The
DepanmentPark & Recreation Department may develop implementation guidelines to iensure the fair
and objective application of this park policy.
Neighborhood and Community Park Dedication Policy
Revised November 21, 1995 G-11306
Adopted April 18, 2000 G-12893
Revised September 19, 2000 G-13015
Revised December 19, 2000 G-13114
Revised September 25, 2001 G-13388
Revised December 11, 2001 G-13463
Revised January 27, 2004 G-14225
Revised June 9, 2009 G-16592
_.� . Ryvised January 29 2019 G-
B. There should be a minimum of one Neighborhood Based Park within each designated "Neighborhood
Unit" as defined by the Park, Recreation and Open Space Master Plan and delineated by the PaAES a" d
Park & Recreation Department. The park should include needed
recreational facilities to service the recreation needs of the neighborhood unit.
C. The City of Fort Worth shall require residential developers; to dedicate subdivision land and recreation
improvements for parks to meet the recreational needs as a condition of the platting process and/or the
submission of a Multi -Family Development Site Plan, just as land for streets, alleys,
utility easements and other improvements directly attributable to the development of a new residential
neighborhood is dedicated. A combination of fees and parkland dedication shall be considered at the
sole discretion of theark & Recreation Department.
D. Where private recreation facilities are built for the residents of a subdivision development, a credit may
be given to the Developer/ -Owner for eNeighborhood Based -pPark dDevelopment €Fee, neighborhood
land dedication or fee -in -lieu thereof, based on the value of such neighborhood park recreational
facility development. If the proposed development falls outside the Central City, aPA-at the discretion
of PAGSD PARD direeter-Director or his/her designee, credit may -be issued for up to 50% of the total
amount of eNeighborhood Based pPark C-evelopment iFee, and up to 50% of the fair market value of
the required land dedication or fee -in -lieu thereof from such development. Credits exceeding 50%, and
up to 75%, will require prior written approval from the Director. Credits greater than 75% will require
City Council approval before they can be issued on any development. Credit will be granted for those
recreation facilities that are listed as part of the minimum neighborhood park configuration. (SeeRefef
to Section IV. G.) Credit may also be given for recreation facilities that address the specific
neighborhood recreational needs of the development. The developer must provide sufficient
documentation to the PadEs and Community SeFyiees DepaFtmentPark & Recreation Department
demonstrating that the recreational needs of the proposed neighborhood are different than the needs of
a typical Neeighborhood Park Ut+nit. The PadEs and SeMeas DepaphnewPark &
Recreation Department may at the discretion of the Director or his/her designee award credit for those
recreational facilities that are deemed to meet the neighborhood recreational needs of a new
community. If the proposed residential development falls within the Central City (Park Planning
District 4), the PACSB-PARD Director may issue up to 100% credit for qualifying private plazas and
recreational facilities that are publicly accessible.
E. Should a submitted subdivision development be located within a previous development concept or
preliminary plat in which park dedication requirements have been met and the submitted development
does not increase the overall population density, then additional park dedication requirements -will -be
waived shall not be required. However, if the submitted subdivision development reflects an increased
population density, then additional park dedication requirements will be in e�eE required for the
increY►sea'� wee in population. New preliminary plats within an existing concept plan shall require
community park dedication and will also be subject to the application of the eNeighborhood Based
pFark Ddevelopment 4Lcc based on the portion of the neighborhood park dedication that can be
attributed to that preliminary plat. The requirements of this paragraph do not apply to Park Planning
District 4.
F.—NeighborhoocL-Park Infrastructure - The Developer shall bear the cost of all improvements, including
streets, water, sewer, storm drainage and street frontage directly related to the Neighborhood Base
Park site.
Neighborhood and Community Park Dedication Policy
Revised November 21, 1995 G-11306
Adopted April 18, 2000 G-12893
Revised September 19, 2000 G-13015
Revised December 19, 2000 G-13114
Revised September 25, 2001 G-13388
Revised December 11, 2001 G-13463
Revised January 27, 2004 G-14225
Revised June 9, 2009 G-16592
12cvised Jany 22. 2019 G-
F:—
I_Required Street Frontage - The dDeveloper shall provide street frontage that is equal to thirty five
percent (35%) of the linear measurement of a square area equal to the required Neighborhood
Based Park dedication. In the event the subdivision requires the payment of a fee in lieu of park
dedication, a fee must also be submitted for Neighborhood Based --Park Infrastructure. The Pafks
and Community Sen,iees et entPark & Recreation Department may participate in a
Community Facilities Agreement for additional street frontage and infrastructure when there is a
need determined by the Park & Recreation Department
or it is in the interest of the City of Fort Worth to provide additional street frontage. The
determination of the need for additional frontage is at the sole discretion of the PaFk&-a*4
Park & Recreation Department.
4-.2. In the event that additional land is donated to the City of Fort Worth for park purposes at the same
time as a required park dedication the PadEs and Gemmunity Sepviees DepaomentPark &
Recreation Department may elect to participate in park infrastructure development. Any additional
street, utility and storm drainage frontage participation is contingent on the availability of capital
improvement funds for additional street frontage and City Council approval. The s --std
Community A* Park & Recreation Department may participate in up to fifty
percent (50%) of the cost of additional street frontage, water and sewer front foot charges
generated by the additional donation of parkland. When the street frontage is related to a
Neighborhood Based Park the 50% participation cap applies to only a residential street section.
The Paslzs and-k�offanuuity-Sepices-DepakinentPark & Recreation Department will only
participate in up to fifty percent (50%) of storm drainage improvements that are directly related to
storm water run-off generated by park development. Costs for the required extension of
neighborhood storm drainage systems to the cut bank of any existing channels, streams, creeks,
rivers or other park water bodies are the responsibility of the developer. Any participation in
additional infrastructure is at the sole discretion of the
DepaftmeutPark & Recreation Department.
G_Neighborhood Park Development
1_—The dDeveloper shall bear a proportional cost of improvements of a Neighborhood Based Park
which shall include the following recreational facilities as a minimum Neighborhood Based Park
configuration:
h
i. Playground;
ii.
iii—Picnic shelter;
oi.
iii. Practice field with backstop;
iv---
iN. Walking trail;
Neighborhood and Community Park Dedication Policy
Revised November 21, 1995 G-11306
Adopted April 18, 2000 G-12893
Revised September 19, 2000 G-13015
Revised December 19, 2000 G-13114
Revised September 25, 2001 G-13388
Revised December 11, 2001 G-13463
Revised January 27, 2004 G-14225
Revised June 9, 2009 G-16592
Revised January 214 21114 G-
V.
v. Multi -Use Slab with basketball backboard and goal;
Va.
vi. Site grading and preparation
WE —
-,iii.vii. Turf and vegetation
2.TheDeveloper shall pay a Neighborhood Based Park Development Fee_ for each acre of land
required to be dedicated for the subdivision plat which shall be calculated in accordance with
section VI(B)(ii) of this Policy..
The Per Acre Rate
for the Neighborhood Based Park Development Fee shall be as follows:
Calendar Year
Per Acre Rate for the
Neighborhood Based
Park Development Fee
2018 $30,000.00
2019 47 000.00
2020
F 164,66-6-66
2021
T JR.LOO.00
2022
$98,000.00
2023
I $115.000.00
-Theis Neighborhood Based Park Development 4'ee is based on the current construction costs of
these -recreational facilities and maybe adjusted administratively by the Parks Sid Farm R1114V
SePviees DepanmeHWark & Recreation Department Director or their designee up to the annual
amount of the change in the Consumer Price Index. Any fee adjustment greater than the annual
amount of change in the Consumer Price Index shall require City Council approval. The acreage of
required Neighborhood Based Park dedication will be determined at the time of the preliminary
plat. This fee shall be ever- and ebevein addition to the amount needed for the developer to provide
the Neighborhood Based Park infrastructure development.
Development Options and Offsets -_ h
3. If mutually agreed between the Developer and the Park
& Recreation Department, the dDeveloper may choose to develop the park site prior to final plat
approval in lieu of submitting the Neighborhood Based Park Development Fee. The cost of the
dDeveloper to provide the s+Neighborhood Based ppark and recreation facilities shall offset the
required Neighborhood Based Park Development Fee by the amount of the aeteal-estimated cost of
the dDeveloper to design and construct the Neighborhood Based Park recreational facilities and
site iemeets based on Park & Recreation Department Facility Standards. The estimated costs
Neighborhood and Community Park Dedication Policy
Revised November 21, 1995 G-11306
Adopted April 18, 2000 G-12893
Revised September 19, 2000 G-13015
Revised December 19, 2000 G-13114
Revised September 25, 2001 G-13388
Revised December 11, 2001 G-13463
Revised January 27, 2004 G-14225
Revised June 9, 2009 G-16592
Revised January 29, 2019 G-
for recreational facilities shall be based on current bid prices for similar recreational facilities and
be annually updated by January 1 by the Park & Recreation Department. Prior to approval of a
Neighborhood Based Park development agreement, the dDeveloper must submit a eet3eel
master P! !Neighborhood Based Park Concept Plan to the City indicating the proposed
aNNeighborhood Based pPark facilities and their locations. Upon approval of the proposed
Neighborhood Based Park Development Concept Plan the dDeveloper may authorize preparation
of construction documents for neighborhood park development.
.,---'..,.__In the event that the Parks and Gemmuftky SeFyiees Depai4mentPark & Recreation Department
and the dDeveloper reach a development agreement for park development prior to final plat
approval, the developer shall be required to submit Neighborhood Based Park development
construction plans that conform to Park & Recreation
Department design, construction and specification standards. The Pafks and Community SeFyieea
Depa tmea Park & Recreation Department will review the
construction documents for compliance with City park construction requirements. The dDeveloper
must agree to standard City construction inspections of Neighborhood Based Park improvements.
Prior- to final plat appreval tNeighborhood Based Park construction must be approved and
accepted by the City of Fort Worth before Neighborhood Based Park fees that have been paid by
the Developer are reimbursed to the developer.
V. SITE SELECTIONICHARACTERISTICS OF PARK
A. In selecting a site for a park, the City shall avoid an accumulation of unrelated parcels of land or an
accumulation of land unsuitable for park purposes.
B. Parks sites shall be selected on the basis of obtaining natural, park -like settings where available and
shall consist of diverse topography and open space suitable for the development of recreational
facilities.
C. Neighborhood Park size should generally be a minimum of five (5) acres and obtained as one complete
parcel. If a dDevelopment--pmeel er cannot provide the minimum five acre (5) parcel or a smaller
parcel which can potentially be contiguous to existing or future park parcels, then a fee in lieu of
parkland or a combination of a fee in lieu of parkland and parkland dedication shall be required at the
discretion of the PaAs and Community Sefyiees DepaFtRwntPark. & Recreation Department.
D. Parcels less than five (5) acres outside of Park Planning District 4
will only be considered for a park if they are contiguous with an existing park or school proverty.
unless approved by the Director.
Credits for publicly accessible private open spaces less than 1.0 acre will be considered
on a case-by-case basis. -(See Section IV„ Paf# D.-1
E. Neighborhood Based Parks and Peake` Pa to be dedicated as public parkland must meet the
following criteria:
Park sites to be dedicated to the City as public parkland shall be fie less than ' .^ acre the
appropriate size for the classification;
Neighborhood and Community Park Dedication Policy
Revised November 21, 1995 G-11306
Adopted April 18, 2000 G-12893
Revised September 19, 2000 G-13015
Revised December 19, 2000 G-13114
Revised September 25, 2001 G-13388
Revised December 11, 2001 G-13463
Revised January 27, 2004 G-14225
Revised June 9, 2009 G-16592
Ijcl ised January 29.2019 G-
Over 50% of the neighborhood must not be served by existing public or private parkland;
2,
3. Property should meet the needs of the neighborhood;
3—
*4_Site should be easily accessible from the neighborhood;
5_No drainage structures shall cut through or drain onto the public park site without the approval of
the pEimDirector or the Director's 4his,4xw-desi, neg::W val;
4.-
6. Topographically the site shall be suitable for e -Neighborhood Based Park uses as further defined in
the Park. Recreation and Open Space Master Plan, Section V.
.., t-� ....« �T.as� oe ��a�, :yaa� s�oPe� ::e gTeaz�-�,-T,,;Land must be out of the floodway and be
accessible by maintenance and emergency vehicles-,
8. Funding must be identified for maintenance; and
9. Permanent or ongoing maintenance operations must be addressed.
The Director of the PARD or the Director'sAw designee shall have the discretion to allow
Neighborhood Based Parks that do not meet all of the criteria outlined above.
1✓F. Both Neighborhood Based and Community Park sites shall be located, whenever possible, adjacent to
and contiguous with school sites and other public or non-profit agency sites in order to make maximum
use of common facilities and grounds.
FG. Careful consideration shall be given to the need for development of linear parks around natural
drainage and wooded areas which provide potential recreational uses. Criteria for floodplain area
(based upon 100 year floodplain) usage is as follows:
Il. Floodplain and natural drainage areas shall generally not exceed seventy five
(75%) percent of the total park site.
Additional floodplain acreage may be acquired at a ratio of three acres of floodplain
affffi in lie for each acre of non -floodplain property required to be dedicated. Any such
Neighborhood and Community Park Dedication Policy
Revised November 21, 1995 G-11306
Adopted April 18, 2000 G-12893
Revised September 19, 2000 G-13015
Revised December 19, 2000 G-13114
Revised September 25, 2001 G-13388
Revised December 11, 2001 G-13463
Revised January 27, 2004 G-14225
Revised June 9, 2009 G-16592
Revised January 29.2019 G-
consideration of additional floodplain acreage shall be as agreed upon between the Padis and
etttPark & Recreation Department and the Developer/ Owner.
H_G#I. Proposed parkland boundaries of Coommunity !!park dedications shall provide reasonable
access to improved street frontage for readily accessible entry into the park area by the public. The
minimum size for a Community Park dedication is thirty(30) acres. When the subdivision development
is not of sufficient size to generate a thirty (301 acre Community Park, a dedication fee in lieu of park
dedication will be assessed or a combination of a fee in lieu of park dedication and park dedication may
occur at the discretion of the Park & Recreation Department. The Park & Recreation Department at its
sole discretion may determine that land in an amount less than the minimum dedication for a
community park is needed: (1) when the propegy adioins unplatted land that is zoned residential; (2)
when the proposed land use according to the City's Comprehensive plan is residential, (3) when market
and development patterns in the area indicate that the property is likely to be rezoned as a residential
use; or (4) when there is a larger park s stem need that will be met by the dedication of Community
Park land in an amount less than the minimum size.
VI. LAND DEDICATION AND DEVELOPMENT FEE
A,.—If the proposed residential development falls within the Central City (Park Planning District 4), the
Developer shall pay a Central City #Flat #Fee Wiper each additional residential dwelling unit
will be assessed in lieu of a land dedication and associated fees. Fees will be assessed at the time of
building permitting. Fees must be paid before a building permit will be issued. If mutually agreed
between the Developer and the ark & Recreation
Department, credits against this fee may be granted when there is public or private parkland proposed
for the site and/or when park facility development is proposed. Agreements concerning parkland
classification and acceptability, and determinations of allowable fee credits, must be formalized prior to
release of the first building permit. The Central City Flat Fis—fee is based on current costs for land
acquisition and park development and may be adjusted administratively on an annual basis up to the
annual amount of change in the Consumer Price Index (CPI). Any fee increase or decrease greater than
the CPI shall require the approval of the City Council, The Central City Hat fee shall be:
Calendar Year
Central City Flat FeeA
Per Each Additional
Residential Dwelling Unit
2018
$500.00
2019
660.00
2020
F 820.00
2021
980.00
2022
$1,140.00
2023
1300.00
Neighborhood and Community Park Dedication Policy
Revised November 21, 1995 G-11306
Adopted April 18, 2000 G-12893
Revised September 19, 2000 G-13015
Revised December 19, 2000 G-13114
Revised September 25, 2001 G-13388
Revised December 11, 2001 G-13463
Revised January 27, 2004 G-14225
Revised June 9, 2009 G-16592
Itr vivid ]mnuary 29.2019 G-
B. For &all areas outside of Central City (Park Planning District 4), this policy requires The Pwk,
2: 53.25 acres of
Nfteighborhood Based Ppark dedication and 3.75 acres of Ceommunity park dedication per 1,000
population. For each submitted residential preliminary plat subdivision orUnified ' Multi -
Family Development Site Plan, the following formula shall apply for the calculation of parkland needs.
).+}Neighborhood Aascti Park Dedication Formula;
243.25 Acres X (No. of Dwelling Units) X (Persons/Unit) = Acres to be dedicated
1.000 population
2. 4Neighborhood Based Park Development Fee Calculation;
Neighborhood Based Park Acres to be dedicated X $30,00) Per Acre Neighborhood
Based Park Development Fee Rat (see Section IV.G.-2.1
Neighborhood Park Development Fee
"t. iii} -Community Park Dedication Formula;
3.75 Acres X (No. of Dwelling Units) X (Persons/Unit) = Acres to be dedicated
1,000 population
DC. The number of persons per dwelling unit shall be based on both current U.S. Census information and
population data compiled by the City and shall be reviewed and adjusted administratively by the
Director of the Park and Community Sefviees&Recreation Department or their designee as necessary
to fairly and accurately reflect trends in household size. The following figures represent the average
number of persons per unit by current density categories, and shall be used to calculate parkland
dedication.
1, Single Family Detached/Duplex 3.0 Persons/unit
2. Multi -Family 2.0 Persons/Unit
LD, Where a subdivision plat is submitted indicating multi -family residential development, and a table of
information is not provided indicating the number of dwelling units, the City shall assume the highest
density allowed in the zoning classification to be applied to the property by which to determine
projected population in order to determine park dedication policy requirements.
1?E.AII determinations of required land dedication shall be based upon review of all preliminary
subdivision plats submitted through the City of Fort Worth's Depai4meat of Planning and Development
10
Neighborhood and Community Park Dedication Policy
Revised November 21, 1995 G-11306
Adopted April 18, 2000 G-12893
Revised September 19, 2000 G-13015
Revised December 19, 2000 G-13114
Revised September 25, 2001 G-13388
Revised December 11, 2001 G-13463
Revised January 27, 2004 G-14225
Revised June 9, 2009 G-16592
Reyjsed January 29, 2019 G-
Department to the Park & Recreation Department. Failure
to indicate proposed park dedications on the submitted preliminary plat shall be sufficient grounds for
the Plan Commission to deny a concept plan or preliminary plat. Upon final agreement between the
Park & Recreation Department and the Developer/Owner
regarding mutually acceptable parkland, such land shall be indicated on the revised preliminary plat
and final plat. Such park property shall be conveyed by General Warranty Deed before the
Neighborhood Based Park fees are reimbursed to the dDeveloper.
. Submission of park
dedication documents is required for final plat and Unified ResideW4aMulti-Family Development Site
Plan release. Park dedication documents include_ k1) a general warranty deed,; (2) a metes and bounds
description of the park dedication property,; (3) a survey plat of the park property only;; (4) an
abstractors certificate that indicates that the dDeveloper has clear title to the property and the legal
ability to deliver the title to the City of Fort Worth; and -(5) an environmental statement that indicates
that the park site is free of environmental contamination or hazards. The Par -6 and C-effiffitinify
Park & Recreation Department can provide dDevelopers with example documents
for use in meeting this submission requirement.
G-- The land required to be conveyed for Neighborhood Based Park dedications may be located inside or
outside the subdivision development so long as the land is so located within the Neighborhood Unit and
is of such proximity to the development so as to serve or benefit the Nneighborhood residents. Land
required to be conveyed for Community Park dedications may be located within the Park Planning
District of the subdivision.
14:G. If a replat is filed, the dedication requirements shall be controlled by the policy in effect
at the time of replat. Additional land dedication (or fee in lieu of) shall be required if the actual density
of structures constructed on the property is greater than the former assumed density_-ef-eddkiefW
«t Fee)
i -H. Prior to dedication of land and -/-or improvements, the Developer/Owner shall make full disclosure of
the presence of any hazardous substances and/or underground storage tanks (U.S.T.'s) and all
construction processes affecting the site of which the Developer/Owner has knowledge. The City, at its
discretion, may proceed to conduct such initial construction inspections, environmental tests and
surveys on the land and improvements as it may deem appropriate, and the Developer/Owner shall
grant to the City and its agents and employees such reasonable access to the land as is necessary to
conduct such construction inspections, surveys, and tests.
If the results of such construction inspections, surveys and tests indicate a reasonable possibility of
construction failure, construction dumping, flawed construction, environmental contamination or the
presence of U.S.T: s, or other environmental hazards the City may require further surveys and tests to
be performed at the Developer/Owner's expense as the City may deem necessary prior to its acceptance
of the dedication and improvements, or in the alternative, the Developer/Owner may be required to
identify alternative property or pay theNeighbffheed
. Neighborhood Based Park Fee in
lieu of dedicating parkland.
11
Neighborhood and Community Park Dedication Policy
Revised November 21, 1995 G-11306
Adopted April 18, 2000 G-12893
Revised September 19, 2000 G-13015
Revised December 19, 2000 G-13114
Revised September 25, 2001 G-13388
Revised December 11, 2001 G-13463
Revised January 27, 2004 G-14225
Revised June 9, 2009 G-16592
Devised JanWjU 2Q. 2019 G-
'_In areas where the residential density is lower than one unit per acre or it is in the interests of the City,
the PaFkS alld .-,.., muHity Sem,iees depaf mentPark & Recreation Department may combine the
Neighborhood and Ceommunity Ppark dedication and development requirements to create an
adjoining neighborhood and community park facility that meets the recreational needs of these
suburban and rural neighborhoods.
VII. PAYMENT OF FEES IN LIEU OF PARKLAND DEDICATION
A. If the proposed residential development falls within the Central City (Park Planning District 4), see
Section VI(A).
asseeiated fees. Fees will be assessed at the time of building permit4ing. Fees must be paid befffe -a
building peFmit will be isseed. if mutually agFeed between the Deye!OpeF and the PaFks and
Community SeFyiees Depai4fnefit, eFedits against this fee rAE*, be ffafited When theFe is publie er- pFiN,PA
parkland PFOpesed ff)F the site aflEWF when park faeilivy deN,elOpffielit iS PFOpeSed. Affeeffiefits
.—Led PFi0F tO release of the fif!st building peFmit. This fee is based on euFFent eOsts feF land
aequisition and padi development and may be adjusted admifliStFatiWi5' Up W the annual amount a
FG -quire City .
B. If the calculation for required Neighborhood Based Park dedication within the proposed subdivision
development that falls outside Park Planning District 4 results in less than five (5) acres and/or the
calculation for required Community Park dedication does not result in a --thirty (30) acres and/or does
not meet site selection criteria as per Section V. of this policy, the Parks and ` emmunity c„n,iees
DepanmentPark & Recreation Department may recommend that a fee -in -lieu of *Neighborhood Based
and/or eCommunity pPark-land dedication be required.
C. All fees received for Neighborhood Based Park acquisition and development and Community Park
acquisition will be dedicated for the purpose of acquiring and developing parkland within the proposed
subdivision development. However, if acquisition and development of a nNeighborhood Based or
eCommunity pPark is not achievable within the proposed subdivision development, then the Parks and
Park & Recreation Department shall:
Have the discretion of determining if park and recreational needs of the proposed subdivision
development would be served by the expansion of existing park sites located within the same
Neighborhood Unit where the proposed subdivision development is located.
2. If such acquisition opportunities are not available within the Neighborhood Unit, then areas
within the adjacent contiguous Neighborhood Unit(s) may be considered for acquisition if it will
beneficially serve the residents of the proposed subdivision development.
3. If such acquisition opportunities are not available within the adjacent contiguous Neighborhood
Unit(s ;–Gemm wily Pafk ;'ni', then areas within the adjacent contiguous Community Park
Unit(s) or within the Park Planning District may be considered for acquisition if it will
beneficially serve the residents of the proposed subdivision development. Additionally, funding
for Community Park acquisition may be accumulated from Community Park Units with the Park
12
Neighborhood and Community Park Dedication Policy
Revised November 21, 1995 G-11306
Adopted April 18, 2000 G-12893
Revised September 19, 2000 G-13015
Revised December 19, 2000 G-131 14
Revised September 25, 2001 G-13388
Revised December 11, 2001 G-13463
Revised January 27, 2004 G-14225
Revised June 9, 2009 G-16592
Revised January29, 2019 G-
Planning District, adjacent contiguous Community Park Units or adjacent Park Planning District
equal to the percentage of service radius (1.5 mile) within the adjacent Park Planning District.
4. Notwithstanding subsections (1) through (3) above, for the Central Business District Community
Park Unit and the Near Southside Community Park Unit, as those units are identified in Exhibit
A to this Policy, the followin., rules shall apply:
i. All Central City Flat Fees collected within the Central Business District Communi1y Park
Unit shall only be spent within the Central Business District Community Park Unit,
ii. Central City Flat Fees collected outside the Central Business District Community Park
Unit shall not be spent within the Central Business District Community Park Unit;
iii. All Central City Flat Fees collected within the Near Southside Community Park Unit shall
only be spent within the Near Southside Community Park Unit;
iv. Central City Flat Fees collected outside the Near Southside Community Park Unit shall
not be spent within the Near Southside Community Park Unit;
3—
D. The amount of the fee in lieu of parkland dedication shall be determined by the following method:
The amount equal to the Fair Market Value of the required land dedication, and, if applicable,
less a credit for the value of the land actually dedicated for park and recreational purposes. The
Fair Market Value will be determined by the City of Fort Worth.
2. The Developer/Owner, at their own expense, may obtain an appraisal of the property by a State
of Texas certified real estate appraiser, mutually agreed upon by the City and the
Developer/Owner, which may be considered by the City in determining fair market value.
If the property was acquired by the developer within the last year the developer may submit the
contract for sale or appraisal documents related to the acquisition of the property to be
considered by the City in determining Fair Market Value.
E. Submission of fees related to final plats, which are part of larger preliminary plats.
All fee payments made in lieu of land dedication in accordance with this policy shall be pro-
rated on a per dwelling unit charge based on the Fair Market Value of the required dedication
of the land and relative to the number of dwelling units included in the final plat submittal or
theUnified Reside Multi -Family Development Site Plan.
Fees for Neighborhood Based Ppark development will be pro -rated on a per dwelling unit rate
based on the required dedication for that portion of the preliminary plat being submitted as a
final plat ora Unified ResidenfialMulti-Family Development Plan.
3. Time of Payment/Calculation
13
Neighborhood and Community Park Dedication Policy
Revised November 21, 1995 G-11306
Adopted April 18, 2000 G-12893
Revised September 19, 2000 G-13015
Revised December 19, 2000 G-13114
Revised September 25, 2001 G-13388
Revised December 11, 2001 G-13463
Revised January 27, 2004 G-14225
Revised June 9, 2009 G-16592
Revised January 29, 2019 G-
3-i. 6t—Outside Central City (Park Planning District 4)- Fees established at the time of
preliminary plat submittal shall apply to subsequent final plats submitted on any or all
portions thereof for a period of two years from the date of preliminary plat approval by
the Plan Commission. Subsequent Final plat submittals after such two year period shall
be reassessed new fee values per dwelling unit as per current Fair Market Value of the
land and the current Neighborhood Park Development Fee at time of Final plat submittal.
ii. � -Inside the Central City (Park Planning District 4) - Applicable fees will be assessed
and should be paid prior to issuance of a building permit.
F. For residential developments occurring outside Park Planning District 4, all required fees shall be
paid and received before release of the final plat on any or all portions of the subdivision indicated
on the original preliminary plat thereof by the City for filing in the County plat record. For residential
developments occurring within Park Planning District 4, all fees will be due prior to issuance of a
building permit.
G. All payments made in accordance with this policy shall be deposited in a designated Neighborhood
Pari: Unit Pack Acquisition and Development Fund and/or a Community Park Unit Acquisition Fund.
The City shall account for all such funds paid with reference to each subdivision development,
neighborhood unit and community park unit.
H. Interest earned on accumulated park acquisition and development fees designated for a specific
subdivision development shall be used for additional acquisition and development as described in
this policy.
All fees received must be expended within five years from date of receipt of the last fee paid on the
original preliminary plat. If such fees are not expended, the Developer/Owner shall be entitled to a
refund on interest earned, less inflation as determined by the Consumer Price Index as published by
the U.S. Department of Labor, with the principal held by the City. The Developer/Owner must
request such refund in writing within ninety (90) days of entitlement or such right shall be waived.
V1111I. INSTALLATION OF PARK IMPROVEMENTS
A. Installation of Neighborhood L3 tse Park improvements by the City generally will occur when there
is:
1. A minimum population of 2,000 or, at the City's discretion, a minimum fifty (50%) percent
build out within the Neighborhood Park Unit;
2. Availability of funds for such improvement---,and-.-
3.
mprovements-and;
3. Appropriation of maintenance funds for ongoing maintenance operations.
B. Installation of Community Park improvements by the City generally will occur when there is:
14
Neighborhood anj Community Park Dedication Policy
evised November 21, 1995 G-11306
Adopted April 18, 2000 G-12893
Devised September 19, 2000 G-13015
1�evised December 19, 2000 G-13114
evised September 25, 2001 G-13388
evised December 11, 20001 G-13463
Revised January 27, 2004 G-14225
Revised June 9, 2009 6-16592
1. A minimum population of 8,000 or, at the City's discretion, a minimum fifty (50%) percent
build out within the Community Park Unit, and
2. Availability of funds for such improvement;; and;
3. Appropriation of maintenance funds for ongoing Community Park maintenance and operations.
IX. DECISION MAKING; APPEALS
A. Unless otherwise provided in this policy, any decision shall initially be made by the Park: aftd
Recreation Department Director or their designee in the exercise of his/her
reasonable discretion. In the event that the determination is made by *4e4gaee--ef-the Director's
designee the first
recourse of the dDeveloper is an appeal of the decision to the Director.
B. Decisions of the Parks and !`,,.....unit., Sen, o & Recreation Department Director with regard to
this policy may be appealed to the Plan r......,.issi,.n and ultimately to the City Council in
accordance with State law.
15
Neighborhood and Community Park Dedication Policy
Revised November 21, 1995 G-11306
Adopted April 18, 2000 G-12893
Revised September 19, 2000 G-13015
Revised December 19, 2000 G-13114
Revised September 25, 2001 G-13388
Revised December 11, 2001 G-13463
Revised January 27, 2004 G-14225
Revised June 9, 2009 G-16592
Revised January 29. 2019 G-
EXHIBIT A
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CPU
CENTRAL
BUSINESS
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ISTRICT
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CPU
—4
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I
it
___Z",
-__.
1�
S
�ITHSiTDE
CPU
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—4
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it
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Al
16
Neighborhood and Community Park Dedication Policy
Revised November 21, 1995 G-11306
Adopted April 18, 2000 G-12893
Revised September 19, 2000 G-13015
Revised December 19, 2000 G-13114
Revised September 25, 2001 G-13388
Revised December 11, 2001 G-13463
Revised January 27, 2004 G-14225
Revised June 9, 2009 G-16592
Revised January 29- 2019 G-
City of Fort Worth, Texas
Mayor and Council Communication
COUNCIL ACTION: Approved on 1/2912019 - Ordinance No. 23553-01-2019
DATE: Tuesday, January 29, 2019 REFERENCE NO.: G-19470
LOG NAME: 80NEIGHBORHOOD AND COMMUNITY PARK DEDICATION POLICY UPDATE
SUBJECT:
Conduct Public Hearing and Adopt Ordinance Repealing and Restating the Neighborhood and Community
Park Dedication Policy to Increase the Neighborhood Park Land Dedication Requirements, the
Neighborhood Park Development Fee and the Central City Flat Fee, Update Requirements for Acceptable
Parkland, Revise the Appeals Process, and Make Non -Substantive Changes for Clarification and
Consistency with the Park, Recreation and Open Space Master Plan (ALL COUNCIL DISTRICTS)
RECOMMENDATION:
It is recommended that the City Council conduct a public hearing and adopt the attached ordinance
repealing and restating the Neighborhood and Community Park Dedication Policy to increase
neighborhood park land dedication requirements, the Neighborhood Park Development Fee and the
Central City Flat Fee, update requirements for acceptable parkland, revise the appeals process, and make
non -substantive changes for clarification and consistency with the Park, Recreation and Open Space
Master Plan.
DISCUSSION:
The purpose of this Mayor and Council Communication (M&C) is for the City Council to authorize the
adoption of updates to the Neighborhood and Community Park Dedication Policy to increase
neighborhood park land dedication requirements, the Neighborhood Park Development Fee and the
Central City Flat Fee; update requirements for acceptable parkland; revise the appeals process; and make
non -substantive changes for clarification and consistency with the Park, Recreation and Open Space
Master Plan.
Background
The Neighborhood and Community Park Dedication Policy originated in 1977 and is part of the City's
Subdivision Ordinance. Since then, the Policy has been revised several times to strategically enhance the
City's ability to meet the recreational and open space needs of a growing population without hindering
development and re -development initiatives. The purpose of the Policy is to insure that adequate
recreational areas in the form of neighborhood and community based parks are provided to meet the need
created by residential development.
Current Update
The Park & Recreation Department (PARD) contracted Dunaway Associates, L.P. (Consultant) to perform
a comprehensive update to the Neighborhood and Community Park Dedication Policy. This policy update
will help to ensure that the City provides adequate park and recreational areas with the needed amenities
and facilities in the form of Neighborhood Parks and Community Parks as defined in the City's 2015 Park,
Recreation and Open Space Master Plan previously endorsed by the Park & Recreation Advisory Board
on December 17, 2014 and approved by the City Council on January 27, 2015.
Upon adoption, the restated Neighborhood and Community Park Dedication Policy will be effective on
Logname: 80NEIGHBORHOOD AND COMMUNITY PARK DEDICATION POLICY UPDATE Page I of 3
March 1, 2019.
The Consultant worked closely with staff and a Technical Review Advisory Committee (TRAC) which was
comprised of the Park Board Chair, civic, business & neighborhood leaders, and members of the
development community. Additionally, meetings were held with the Greater (Fort Worth Builders
Association, the Real Estate Council of Fort Worth, the Central City Redevegopment Committee,
Downtown Fort Worth, Inc. and the Development Advisory Committee (DAC) to ensure that the
recommendations reflect the input from a variety of stakeholders.
The Consultant surveyed a total of fourteen (14) cities with similar attributes to Fort Worth such as
development patterns, population size and land area in order to obtain the following information:
1. Park dedication policy and/or similar policy for fee assessment and park land acquisition.
2. Method for acquiring, funding, and development of parks, facilities and amenities to meet the needs and
expectations of the growing population and trends in recreation.
3. How park dedication fees are calculated and assessed.
4. Lessons learned from previous policies and/or ordinances.
The policy update recommendations as outlined in the table below were presented to the TRAC, the
Greater Fort Worth Builders Association, the Real Estate Council of Fort Worth and the DAC.
REQUIREMENT
i CURRENT
RECOMMENDED
Neighborhood Park Land Dedication
.50 AC/1,000 pop.
.25 AC/1,000 pop.
Neighborhood Park Development Fee
30,000.00/AC
115,000.00/AC
(Based on actual cost
_
Based on estimated cost (developer
Neighborhood Park Development
(invoices for design and
ill receive the benefit of any realized
Construction)
avings)
Central City Flat Fee �'
500.00/Unit, assessed on
1,300.00/Unit, assessed on
additional
II newly constructed units
units only*
* Fees collected within the Central City will be expended within the Neighborhood Park Unit in which they
are collected. However, fees may be expended in an adjacent Neighborhood Park Unit, an adjacent
Community Park Unit or within the Central City if it will beneficially serve the residents of the proposed
subdivision development. Fees collected within the Central Business District Community Park Unit and
Near Southside Community Park Unit will only be spent within the unit in which they were collected. Fees
collected outside those two units will not be spent within those two units.
PARD received letters of support for all recommendations from the TRAC and DAC, and a letter of partial
support from the Greater Fort Worth Builders Association. Specifically, the Greater Fort Worth Builders
Association supported all recommendations with the exception of the Park: Land Dedication increase.
In order to mitigate the impact of the proposed increases of the neighborhood park development fee and
central city flat fee, the fees will be incrementally increased over a five (5) year period including Consumer
Price Index increases within each year. The base fee amounts are listed in the table below. The base fees
may be adjusted administratively up to the annual amount of the change in the Consumer Price Index
(CPI) as permitted under the existing policy.
Calendar Year(Neighborhood Park Development Fee Central City Flat Fee
018 $30,000.00 J$500.00
019 $47,000.00 T~ $660.00
Logname: 80NEIGHBORHOOD AND COMMUNITY PARK DEDICATION POLICY UPDATE Page 2 of 3
2020
1$64,000.00
J$820.00
021
1$81,000.00
$980.00
022
$98,000.00
1$1,140.00
023
$115,000.00
1$1,300.00
024
$115,000.00
$1,300.00
-
025
$115,000.00
.
$1,300.00___- _=
On December 12, 2018, the Park & Recreation Advisory Board endorsed staff s recommended for
updates to the Neighborhood and Community Park Dedication Policy to increase neighborhood park land
dedication requirements, neighborhood park development fees and central city flat fees; authorize
assessment of central city flat fees for the net increase in residential units; and authorize credits towards
the neighborhood park development fee based on the estimated cost of the improvements constructed.
On December 21, 2018, the City Plan Commission recommended approval for updates to the
Neighborhood and Community Park Dedication Policy to increase neighborhood park land dedication
requirements, neighborhood park development fees and central city flat fees; authorize assessment of
central city flat fees for the net increase in residential units; and authorize credits towards the
neighborhood park development fee based on the estimated cost of the improvements constructed.
This program services ALL COUNCIL DISTRICTS.
This M&C does not request approval of a contract with a business entity.
FISCAL INFORMATION /CERTIFICATION:
The Director of Finance certifies that upon approval of the above recommendations, the participating
department is responsible for the collection and deposit of funds due to the City.
FUND IDENTIFIERS (FIDS):
TO
Fund
Department
Accoun
Project
Program
ctivityJ
Budget
Reference #
mount
ID
ID
Year
(Chartfield 2)
FROM
Fund
Department
ccoun
Project
Program
ctivity
Budget
Reference #
moun
ID
ID
Year
(Chartfield 2)
CERTIFICATIONS:
Submitted for City Manager's Office by:
Originating Department Head:
Additional Information Contact:
Fernando Costa (6122)
Richard Zavala (5704)
David Creek (5744)
Logname: 80NEIGHBORHOOD AND COMMUNITY PARK DEDICATION POLICY UPDATE Page 3 of 3