HomeMy WebLinkAboutOrdinance 16521-07-2005ORDINANCE N®. (v ~a i _ ~ 7-a.-6
AN ORDINANCE AMENDING THE ZONING ORDINANCE OF THE CITY
OF FORT WORTH, BEING ORDINANCE NO. 13896, AS AMENDED,
CODIFIEED AS APPENDIX "A" OF THE CODE OF THE CITY OF FORT
WORTH, BY ADDING A NEW SECTION TO ARTICLE TEN
"INDUSTRIAL DISTRICTS" OF CHAPTER FOUR TO PROVIDE A NEW
CATEGORY, AND DEVELOPMENT ANT) LAND USE STANDA1tI)S FOR
A ffiGH INTENSITY GREENFIELD ~D USE (MU-2G) DISTRICT; BY
AMENDING SECTION 4.603 RESIDEN'T'IAL DISTRICT USE TABLE AND
SECTION 4.803 NONRESIDENTIAL DISTRICT USE TABLE TO
INCLUDE THE SIGH INTENSITY GREENFIELD MIXED-USE (MU-2G)
DISTRICT; BY RENUMBERING SECTIONS 4.1002 AND 4.1003 TO 4.1003
AND 4.1004 RESPECTIVELY; BY AMENDING SECTION 4.100
"DISTRICTS ESTABLISHED" TO REFLECT THE CREATION OF TWO
NEW MIXED-USE DITRICTS; BY AMENDING SECTION 5.305
"FENCES" OF ARTICLE 3 "ACCESSORY USES" OF CHA-I'TER 5
"SUPPLEMENTAL USE STANDARDS" TO INCLUDE MU-1G AND MU-
2G; BY AMENDING SECTION 6.300 "AREA REQLIIRMENTS" TO
INCLUDE MU-1G AND MU-2G IN THE TABLE; AND BY AMENDING
SECTION 6.404D "DETACHED SIGNS IN COMMERCIAL. AND
INDUSTRIAL DISTRICTS" TO SUBJECT DETACHED SIGNS IN li~D-
USE DISTRICTS TO ADDITIONAL REGULATIONS; PROVIDING A
SEVERABILITY CLAUSE; PROVIDING A PENALTY CLAUSE;
PROVIDING A SAVINGS CLAUSE; PROVIDING FOR PUBLICATION;
PROVIDING THAT THIS ORDINANCE IS CUMULATIVE AND
PROVIDING AN EFFECTIVE DATE.
WHEREAS the High Intensity Mixed-Use ("MLJ-2") District development standards are
intended to promote higher density, mixed-use, pedestrian-oriented development in mixed-use
growth centers and urban villages designated in the City's Comprehensive Plan;
WHEREAS certain existing "MLT-2" zoning provisions, including those affecting front
yard setbacks, parking requirements, permitted uses, and signs, might impede desirable mixed-use
projects on large undeveloped "geenfield" tracts in certain mixed-use growth centers;
WHEREAS the creation of a new High Intensity Greenfield Mixed-Use ("MU-2G")
District would provide appropriate development standards to encourage a variety of higher density
housing types among commercial, institutional, and selected light industrial uses on previously
undeveloped land in these growth centers;
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF
THE CITY OF FORT WORTH, TEXAS:
SECTION 1.
Chapter 4, Article 10 of Ordinance No. 13896, the zoning ordinance of the City of Fort
Worth, Section. 4.1002, "Medium Industrial ('J') District," is renumbered as Section 4.1003;
Section 4.1003, "Heavy Industrial ('K') District," is renumbered as Section 4.1004.
SECTION 2.
Chapter 4, Article 10, of Ordinance No. 13896, the Zoning Ordinance of the City of Fort
Worth, is hereby amended by adding a new Section 4.1002 "High Intensity Greenfield Mixed-
Use (MU-2G) District," to provide for mixed-use developments in previously undeveloped areas
as follows:
A. Purpose and Intent
The purpose of the MLT-2G zoning classification is to promote pedestrian-oriented,
mixed-use development in undeveloped areas designated in the Comprehensive Plan as
future mixed-use growth centers. The MU-2G regulations are intended to encourage the
development of higher intensity activity centers in which a variety of housing types may
exist among commercial, institutional, and selected light industrial uses.
Minunum Development Site Land Area: MU-2G shall only be used for large-scale
development sites of at least 100 acres. These development sites of at least 100 acres
may include a combination of contiguous MU districts (i.e. MU-l, MU-1G, MCT-2, MU-
2G, PD/MLT). Public rights of way maybe included in the calculation of a site's size.
B. Uses
In the High Intensity Greenfield Mixed-Use ("MU-2G") District, no building or land
shall be used and no building shall be hereafter erected, reconstructed, altered or
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enlarged, nor shall a Certificate of Occupancy be issued, except in accordance with the
use table in Chapter 4, Article 8, and the supplemental standards of Chapter 5.
In the High Intensity Greenfield Mixed-Use ("ML7-2G") District, residential, commercial,
institutional, and light industrial uses may occupy the same building and lot. All projects
must comply with the mix of use requirements described in Section 4.1002.E.1.
One-family detached dwellings shall not be permitted.
C. Property Development Standards
In the High Intensity Greenfield Mixed-Use ("MU-2G") District, the dimension of yards,
the maximum height of buildings, the maximum residential density, and the required
open space shall be as follows:
General yard development standards: Development shall be exempt from Chapter
6, Article 1, Sections 6.101 B, 6.101 C, 6.101 E, and 6.101 G.
2. Front yard: 20 feet maximum setback, with the following provisions:
a. Any portion of a building above 60 feet in height must be set back at least
20 feet from the front property line.
b. Campus developments: Interior buildings constructed as part of a campus
development maybe set back from the property line more than 20 feet if at
least 50 percent of the public street frontage on each block face within the
development contains buildings within the maximum setback of 20 feet.
Interior buildings set back farther than 20 feet may not be constructed
unless and until this 50 percent requirement has been satisfied.
c. Buildings may exceed the maximum 20-foot setback if angled,
perpendicular, or parallel parking on private property meets the conditions
of Section 4.1002.D.1.f. In these situations, the front yard setback shall be
measured from the front of the parking space instead of the property line,
and the setback shall be no greater than 20 feet.
d. To allow convenient access to parking from the front entrances of large
retail buildings greater than 50,000 square feet, the building side of any
internal street with a public access easement may serve as the line from
which the setback is measured. The total ground floor area of buildings
utilizing this exception, however, shall constitute no more than 50 percent
of the total ground floor area of buildings shown on the conceptual site
plan.
3. Rear yard: 5 feet minimum setback.
4. Side yard: Setbacks are required when an abutting property with an existing
building has windows facing to the side. Then, any new development or addition
shall provide at least 10 feet of separation between the existing and new building.
Note: Additional setback conditions are included in D. Other Development
Standards.
5. Maximum height
a. 60 feet or 5 stories, whichever is less; or
b. 10 stories, if:
i. Residential uses constitute 20 percent or more of a building's gross
floor area, and
ii. Office, eating and entertainment, and/or retail sales and service
uses constitute 10 percent or more of the building's gross floor
area.
Note: Development in the High Intensity Greenfield Mixed-Use ("MU-2G")
District is exempt from Section 6.100. Building height for all uses shall be
measured from the top of the finished slab at grade level to the top of the highest
wall top plate. An unroofed and unenclosed rooftop terrace, and the enclosed
stairwell or elevator providing access to the terrace, shall not be included in the
measurement of total building height, as described in Section 6.100.5.
Stealth Telecommunication Towers are permitted to a height of 90 feet. The
Scenic Preservation and Design Review Commission must approve the design of
all Stealth Telecommunication Towers. Telecommunication Towers are
permitted to a height of 75 feet as a Special Exception approved by the Board of
Adjustment.
6. Maximum residential units per acre:
a. 60; or
b. No limit if the project includes office, eating and entertainment, and/or
retail sales and service uses that constitute at least 10 percent of gross
floor area.
7. Open space: Open space shall constitute at least:
a. 20 percent of net land area for single-use residential developments and
mixed-use projects in which residential uses constitute greater than 90
percent of gross floor area; or
b. 10 percent of net land area for commercial, institutional, and industrial
uses, and for mixed-use projects which include office, eating and
entertainment, and/or retail sales and service uses that constitute 10
percent or more of gross floor area.
Note: Also see conditions for required landscape areas and bufferyards in
Chapter 6, Article 3, and D. Other Development Standards below.
D. ®ther Development Standards
Development in the High Intensity Greenfield Mixed-Use ("MU-2G") District may be
subject to a variety of general development standards in Chapter 6, and the following
provisions.
1. Off-Street Parking and Loading.
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a. Townhouses require a minimum of one off-street parking space per
dwelling unit, with a maximum of two off-street parking spaces per unit.
For uses other than townhouses in the High Intensity Greenfield Mixed-
Use ("MU-2G") District, the parking requirements listed in Section
6.201 B shall be reduced by the following proportions:
i. 25 percent reduction for all uses in buildings not within 1,500 feet
of an entrance to a passenger rail station, with the maximum
number of parking spaces limited to 110 percent of the nnuiiunum
requirement listed in Section 6.201B; or
ii. 50 percent reduction for all uses in buildings whose primary
entrance is within 1,500 feet of an entrance to a passenger rail
station or rail stop, with the maximum number of parking spaces
limited to 110 percent of the minimum requirement listed in
Section 6.201B.
b. For mixed-use buildings and projects, the total parking requirement shall
be the sum of the individual requirements for all uses. A joint use parking
agreement, if executed according to the standards set forth in section e
blow, would allow a reduction in the total requirement for amixed-use
building or project.
c. The required off-street parking for any use may be located off-site, on
property within 50 feet of the subject site.
d. Adjacent on-street parking may be applied toward the minimum parking
requirements, but shall not reduce the pertinent maximum parking
limitations.
e. Joint use parking facilities are encouraged. Uses may provide more than
the inaxiinum number of parking spaces if the additional spaces are
provided as part of a joint use parking facility. However, if the joint use
parking facility is a surface parking lot, the total number of spaces in the
surface lot shall not exceed the sum of the maximum spaces allowed for
all individual uses sharing the facility. This limit shall not apply to a
multilevel parking garage that is used as a joint use facility. Joint use of
required parking spaces may occur where two or more uses on the same
site or on separate sites are able to share the same parking spaces because
their parking demands occur at different times. Joint use of required
parking spaces is allowed if the following documentation is submitted in
writing to the Development Department as part of a building permit
application or site plan review:
i. The names and addresses of the uses and of the owners or tenants
that are sharing the parking;
ii. The location and number of parking spaces that are being shared;
iii. An analysis showing that the peak parking demands for the
different uses occur at different times, and that the parking area
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will supply at least the minimum number of required spaces for
each use during its respective peak parking times; and
iv. A legal instrument such as an easement or deed restriction that
guarantees access to the joint parking for all uses.
f. Surface parking shall not be permitted between a building front and the
street, except that angled, perpendicular, or parallel parking that is
partially or completely located on private property shall be permitted if it
meets the following two conditions:
i. The City's Traffic Engineer determines that the parking does not
adversely affect public safety or circulation and satisfies the
conditions described in Section 22-1754 of the City Code, and
ii. The parking is located adjacent to and is directly accessible from a
public street ROW or a publicly accessible private street.
In these situations, the front yard setback shall be measured from
the front of the parking space instead of the property line and the
setback shall be no greater than 20 feet.
g. Uses located in historically significant buildings shall be exempt from off-
street parking requirements. For the purposes of this exemption,
historically significant buildings shall include those determined by the
Historic Preservation Officer to be eligible, based on the applicable
criteria, for:
i. Listing in the National Register of Historic Places; or
ii. Local designation as either historic and Cultural Landmark ("HC")
or Highly Significant Endangered ("HSE").
h. These requirements supersede the parking requirements of Section
6.201 B. All other requirements of Chapter 6, Article 2 apply.
2. Landscaping and Buffers. The requirements of Chapter 6, Article 3 apply, with
the following provisions.
a. Bufferyard and Supplemental Building Setback.
i. For the purposes of this section, the High Intensity Greenfield
Mixed-Use ("MU-2G") District shall be considered a
nonresidential district.
ii. A bufferyard and supplemental building setback are not required
between the boundary of a one- or two-family development within
the High Intensity Greenfield Mixed-Use ("MLT-2G") District and
an adjacent one- or two-family district.
iii. All uses, other than one- or two-family adjacent to one- and two-
family districts, shall conform to the supplemental building setback
and bufferyard width standards required for the Neighborhood
Commercial ("E") District as described in Section 6.300C. Area
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Requirements. In addition, a transitional height plane of 45
degrees shall apply to portions of a building above 45 feet or 3
stories, whichever is less. Any portion of a building above 45 feet
or 3 stories, whichever is less, shall be set back so that the building
does not encroach the transitional height plane; i.e., the portion of a
building above. 45 feet or 3 stories must be set back an additional
foot for each additional foot in height. This standard is illustrated
in Figure 2. These supplemental building setback and transitional
height plane requirements shall not apply to buildings adjacent to
one- or two-family districts that serve as public open space, such as
parks and drainage ways.
Figure 1. MU-2G Supplemental Building Setback and Transitional weight Plane
Deeper lots could
allow taller buildings,
'~"- in this case 90 feet
20 feet minimum
setback required
'~'~"" above 60 feet
45 feet or 3 stories, -
whichever is less ~-••~•-•••~~••~•-•~
_~~Q~it ~_?~~'
in;; t ~ Liii~P„
20 feet)
J
l~rf_ .~~ !~~ ~?~
..~. .
200 feet
220 feet
b. Landscaping.
i. Submittal of Landscape Plan. The location and description of
decorative paving, sidewalk furniture or other decorative elements,
if any, shall be indicated on the landscape plan.
ii. Landscape Area Required. When there is a front yard setback of at
least five feet, front yard landscaping is required for areas outside
of ground level encroachments. This front yard landscaping must
adhere to the tree and shrub planting requirements of Section
6.301H as well as other applicable landscaping requirements
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described or referenced within the MU-2G regulations. Street trees
planted in the parkway abutting the property may be credited
towards the tree planting requirement described in Section 6.301H
if the property owner assumes responsibility for their maintenance
through formal agreement with the Parks and Community Services
Department. This credit is applicable to properties with or without
required front yard landscaping. Multifamily and mixed-use
developments shall conform to the requirements of commercial
and institutional uses in Section 6.301H.
iii. Irrigation. An irrigation system shall not be required if the
landscape plan demonstrates that use of drought resistant plants
does not require irrigation. Trees shall require an irrigation
system, regardless of species, and the irrigation system may be
provided entirely within the property boundary.
iv. Miscellaneous Requirements. Section 6.301J.3 and 6.301J.4 shall
not apply. In addition to required trees and shrubs, all of the
required landscape area must be covered with grass, organic
mulch, live groundcover, decorative paving, sidewallc furniture or
other decorative elements.
v. Exemptions from Landscape Requirements. Section 6.301G shall
not apply. Construction and expansion of multifamily and mixed-
uses developments within the MU-2G districts are not subject to
the Unified Residential Development provisions set forth in
Section 6.506, except for 6.506H, but are subject to the
landscaping requirements described and/or referenced within the
MU-2G regulations, which include provisions of the landscape
ordinance.
c. Landscaping in Parking and Driveway Areas.
i. Landscape islands shall be required in parking lots with 12 or more
parking spaces. The total area of landscape islands shall equal at a
ininunum 5 square feet per parking space.
ii. Parking lots shall be screened from the public right-of--way with
landscaping, berms, fences or walls 36 to 42 inches in height.
iii. Driveways that are located adjacent and parallel to a public right-
of-way shall be screened from the public right-of--way with
landscaping, berms, fences, or walls 36 to 42 inches in height.
3. Signs. Sign requirements included in Chapter 6, Article 4 for the Light Industrial
("I") District shall apply to the High Intensity Greenfield Mixed-Use ("MU-2G")
District, with the following exceptions:
a. Pole signs are not allowed, with the exception of pole signs located along
highway frontage and principal arterials. These pole signs shall be subject
to unified sign agreements.
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b. The maximum aggregate area for attached signs as described in Section
6.404E shall be 200 square feet per fagade; and
c. With the exception of pole signs located along highway frontage and
principal arterials, as described in section a. above, permitted detached
signs shall be monument style and shall be limited to eight feet in height.
4. Residential Design Standards.
a. For townhouses and other one- and two-family residential development,
the "MU-2G" property development standards of Section 4.1002.C. shall
apply, with the exception of maximum residential units per acre and
maximum height. For townhouses and other one-and two-family
development, the maximum residential units per acre shall be 24, and the
maximum building height shall be 45 feet or 3 stories, whichever is less.
b. Multifamily development and mixed-use projects are exempt from the
requirements of Section 6.506 Unified Residential Development except
Section 6.506H, which lists spacing requirements for projects consisting
of multiple buildings. Section 6.506H shall apply to all multifamily
development and to mixed-use projects in which the residential uses
constitute greater than 90 percent of gross floor area.
c. The following requirements are applicable to open space in multifamily
developments and mixed-use projects in which the residential uses
constitute greater than 90 percent of gross floor area:
i. Rooftop terraces and other common spaces maybe included as part
of the required open space.
ii. No space or area less than 6 feet in any dimension shall be counted
as open space.
5. Outdoor Storage or Display. Outdoor storage or display requirements for the
Intensive Commercial "G" District shall apply to the High Intensity Greenfield
Mined-Use ("MU-2G") District.
6. Entrances. In order to create apedestrian-oriented environment in which
buildings are oriented toward publicly accessible streets and sidewallcs, a
principal building must have its main entrance from a public sidewalk or plaza, or
from a private sidewalk or plaza that is publicly accessible through a public use
easement. The main entrance shall not be from a parking lot, unless the parking is
angled, perpendicular, or parallel parking consistent with the conditions of section
l.f. Secondary entrances from parking lots are permitted. Interior buildings
constructed as part of a campus development are exempt from these requirements.
7. Fences and Gates. In order to promote pedestrian-oriented developments, exterior
security fences and gates that are located along public streets, along private streets
or walkways that are publicly accessible through a public use easement, or along
publicly accessible open space shall not extend beyond building facades; i.e.,
these fences shall not be located in the area between building facades and the
property line.
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Fences not exceeding 4 feet in height, however, may extend beyond the building
facade of attached or detached one- and two-family residential dwellings in
mixed-use zoning districts (see Section 5.305.B.2. for fence development
standards).
S. Fagade Design Standards for New Construction
Statement of Intent -The following design standards are intended to encourage
new buildings that complement neighborhood character, add visual interest, and
support apedestrian-oriented environment. The standards are not intended to
encourage architectural unifornuty or the imitation of older buildings.
Large Retail Stores -Large retail stores greater than 50,000 square feet are
exempt from the regulations of this section 8 "Facade Design Standards for New
Construction," but shall conform to the design standards for large retail stores
listed in section 5.133 of the zoning ordinance.
Required Drawings - To illustrate compliance with the following standards,
developers shall submit to the Development Department elevation drawings for
those building facades that are oriented to:
® public streets,
® private streets and wallcways that are publicly accessible through a
public use easement, or
® publicly accessible open space.
a. Facade Variation
i. Each new building facade oriented to a publicly accessible street or
open space shall at a minunum incorporate 3 or more of the
following 4 scaling elements for building facades greater than 50
ft. in width, and at least 2 of the following elements for building
facades less than 50 ft. in width:
a) Expression of building structural elements such as:
® Floors (banding, belt courses, etc. not less than 1" deep
and 4" wide),
® Columns (pilasters, piers, quoins, etc. not less than 4"
deep and 6" wide), or
® Foundation (watertables, rustication);
b) Variation in wall plane (not less than 4 inches) through the
use of projecting and recessed elements. Such elements
could include patterns of door and window openings (and
the use of sills, mullions, and other scale providing window
elements), and/or more pronounced architectural features,
such as porches, alcoves, and roof dormers;
c) Changes in material or material pattern. Each change of
material shall involve a lninitnum 1 inch variation in wall
plane; and
d) Changes in color.
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ii. New commercial and mixed-use building facades oriented to a
publicly accessible street or open space shall include
differentiation between the first or second level and the upper
levels with a cornice, canopy, balcony, arcade, or other
architectural feature.
iii. Each sequential block of new construction shall contain a unique
building facade so as to encourage architectural variety within
large projects, using the required architectural elements listed in
Section a.i. above and/or other architectural features.
iv. New multifamily residential building facades oriented to a publicly
accessible street or open space shall include at least 2 variations in
wall plane per 100 linear feet of street frontage. Variations shall
be not less than 3 feet in depth or projection and not less than 2
stories in height for multi-story buildings.
Commercial floors and frontage within mixed-use buildings shall
not be required to meet this standard.
b. Fenestration
New commercial building facades fronting on publicly accessible streets
or open space shall be not less than 40 percent or more than 90 percent
clear glazing.
c. Building Materials
Not less than 70 percent of all new building facades (not including door
and window areas) facing publicly accessible streets or open space shall
be constructed of the following masonry materials: stone, brick, terra
' cotta, patterned pre-cast concrete, cement board siding, cast stone or
prefabricated brick panels.
d. Building Entries
i. Building entrances shall incorporate arcades, roofs, porches,
alcoves or awnings that protect pedestrians from the sun and rain.
ii. Each retail use with exterior, street-oriented exposure shall have an
individual public entry from the street.
iii. Primary entrances shall be provided at intervals not to exceed 125
linear feet ofstreet-oriented residential building frontage.
iv. Townhouses and other similar street level dwelling units within
multi-unit structures shall have individual street-oriented entries
for each unit.
E. Administrative Review Requirements
1. Conceptual Land Use Plan. Developers of projects equal to or larger than 3 acres
in size shall submit a conceptual land use plan for approval by the Development
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Director. The conceptual land use plan must be approved before a building permit
application is accepted by the Development Department. The Development
Director may require a conceptual land use plan for a project smaller than 3 acres
if the project is part of a development equal to or larger than 3 acres in size.
a. The conceptual land use plan shall illustrate the proposed location of land
uses on the site, using the following land use categories:
® One- or two-family residential,
® Multifamily residential,
Commercial,
® Institutional,
® Mixed-use buildings (a mix of residential and non-residential within
the same building, meeting the percentage requirements defined in
Section 4.1002.C.S.b), or
® Public park.
Parking facilities and private open spaces shall be classified the same as
the primary land use they serve.
b. Project Test -The conceptual land use plan shall show that:
i. The proposed project includes uses within at least two of the land
use categories, and
ii. No land use category other than mixed-use buildings occupies
greater than 70 percent of the total land area.
The land use area percentages shall be calculated using property
information obtained from the applicable tax appraisal district. If a
development does not comply with this test, then the vicinity test
descnbed below shall apply.
c. Vicinity Test -Developments in which a single land use other than mixed-
use buildings exceeds 70 percent of the site's total land area are permitted
if
i. The Development Director determines that the following
conditions are satisfied:
a) The proposed land use at any location within the proposed
development site must be within a wallcing distance of
1,000 feet of a different land use, as measured by the
shortest pedestrian route, and
b) The percentage of any single land use category other than
mixed-use buildings within a 1,000-foot radius of any
location within the proposed development site shall not be
greater than 70 percent of the land area within the radius.
The proposed development shall be included in the
calculation of this percentage. Undeveloped or agricultural
property located within the radius shall not be included in
the calculation.
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c) Once a project, or portion of a project, is constructed or
partially constructed in accordance with the approved
Conceptual Land Use Plan, this Vicinity Test shall not
create legal non-conforming status nor prevent the
restoration of a building or buildings destroyed by fire,
explosion or other casualty, or act of God, or the public
enemy, nor prevent the continued occupancy or use of such
building or part thereof which existed at the time of such
partial destruction. Subsequent development within the
1,000 ft. radius described in Section b. above shall not
affect the approved conceptual land use plan and shall not
create legal non-conforming status.
Or
ii. The Development Director deterniines that the developer has
demonstrated that unique site conditions (e.g. adjacency to natural
features, highways, freight yards, etc.) make compliance with the
conditions of section i. above impractical in certain areas of the
development site.
2. Conceptual Site Plan. In order to facilitate compliance with the mixed-use zoning
standards, developers shall submit a conceptual site plan to the Development
Department for administrative review prior to submittal of permit applications for
new construction projects. The site plan shall show the anticipated location of
proposed streets, sidewallcs and walkways, building footprints, parking areas,
landscaped areas and features, and open space.
SECTI®N 3.
Chapter 4, Article 6, of Ordinance No. 13896, the Zoning Ordinance of the City of Fort
Worth, Section 4.603, "Residential District Use Table", is amended to add a new column
heading "MU-2G" between "MU-2" and "PD" and to identify the following uses as pernutted in
"MU-2G":
All uses permitted by right and by special exception in the "MU-2" High
Intensity Mixed-Use District, and all associated supplemental standards,
except one-family detached dwellings shall not be permitted.
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SECTI®N 4.
Chapter 4, Article 8, of Ordinance No. 1,3896, the Zoning Ordinance of the City of Fort
Worth, Section 4.803, "Non-Residential District Use Table", is amended to add a new column
heading "MU-2G" between "MiJ-2" and "T' and to identify the following uses as permitted in
"MU-2G":
All uses permitted by right and by special exception in the "MU-2" High
Intensity Mixed-Use District, and all associated supplemental standards.
SECTI®N 5.
Chapter 4, Article 1 of Ordinance No. 13896, the zoning ordinance of the City of Fort
Worth, Section 4.100, "Districts Established," is amended to reflect creation of the "MU-1 G"
Low Intensity Greenfield Mixed Use and the "MU-2G" High Intensity Greenfield Mixed-Use
Districts as follows:
C. Commercial Districts
1. Neighborhood Commercial Restricted ("ER") District
2. Neighborhood Commercial ("E") District
3. Low Intensity Muted-Use ("MLT-1 ") District
4. Low Intensity Greenfield Mixed-Use ("MU-1G") District
5. General Commercial Restricted ("FR") District
6. General Commercial ("F") District
7. Intensive Commercial ("G") District
8. Central Business ("H") District
D. Industrial Districts
1. Light Industrial ("I") District
2. High Intensity Mixed-Use ("MU-2") District
3. High Intensity Greenfield Mixed-Use ("MU-2G", District
4. Medium Industrial ("J") District
5. Heavy Industrial ("K") District
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SECTI®N 6.
Chapter 5, Article 3, of Ordinance No. 13896, the Zoning Ordinance of the City of Fort
Worth, Section 5.305, "Supplemental Use Standards", Subsection B. "Accessory Uses" is
amended to exempt multifamily dwellings in "MU-1 G" and "MU-2G" districts from a provision
allowing a 6-foot wrought iron fence in the front yard, and to exempt newly constructed
automotive repair and body shops in "MLJ-2G" districts from a provision allowing fences to be
constructed between the building facade and the property line, as follows:
3. Multifamily Developments
Up to six-foot wrought-iron fence or similar type construction fence that does not.
obscure visibility (excluding chain link) may be erected within the minimum required
front yard or projected front yard of a multifamily development constructed under
Section 6.506 entitled "Unified Residential Development." Such fence design may
include masonry columns to a maximum height of six feet, six inches (6'6"). For
multifamily developments located in MLJ-1, MU-1G, ~ MtJ-2, and MU-2G
districts, exterior security fences and gates located along public streets, along private
streets or walkways that are publicly accessible through a public use easement, or
along publicly accessible open. space, shall not extend beyond building facades; i.e.
these fences shall not be located in the area between building facades and the property
line.
and
5. Fences required under Section 5.104 for automotive repair and body shops may be
erected within the minimum required front yard, platted front yard, or projected front
yard. For newly constructed automotive repair and body shops located in MU-2 and
MU-2G districts, exterior security fences and gates located along public streets, along
private streets or walkways that are publicly accessible through a public use
easement, or along publicly accessible open space, shall not extend beyond building
facades; i.e. these fences shall not be located in the area between building facades and
the property line.
SECTILIN 7.
Chapter 6, Article 4, of Ordinance No. 13896, the Zoning Ordinance of the City
of Fort Worth, Section 6.404, "Development Standards", Subsection D. "Detached Signs in
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Commercial and Industrial Districts" is amended to cross reference sign regulations in mixed-use
districts as follows:
D. Detached Signs in Commercial and Industrial Districts
Unless exempted under the provisions of Section 6.402, the following regulations
shall apply to all detached on-premises signs erected in districts "E" through "K",
except for signs for large retail stores subject to Section 5.133A.8 and for signs in
mixed-use districts which are additionally subject to Section 4.902.D.3, Section
4.903.D.3 Section 4.1001 D 3 and Section 4 1002 D 3
SECTION 8.
Chapter 6, Article 3, of Ordinance No. 13896, the Zoning Ordinance of the City
of Fort Worth, Section 6.300, "Development Standards", Subsection C. "Area Requirements" is
amended to include MU-1G and MU-2G zoning districts in the table referencing the required 5
ft. ininunum bufferyard width and 20 ft. ininiinum building setback for both zoning districts and
including a reference to and illustrations of the 45 degree transitional height plane for mixed-use
zoning districts.
SECTION 9.
This ordinance shall be cumulative of all provisions of ordinances and of the Code of the
City of Fort Worth, Texas (1986), 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 10.
It is hereby declared to be the intention of the City Council that the sections, paragraphs,
sentences, clauses and phrases 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
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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 11.
Any person, firm or corporation who violates, disobeys, omits, neglects or refuses to comply
with or who resists the enforcement of any of the provisions of this ordinance shall be fined not
more than Two Thousand Dollars ($2,000.00) for each offense. Each day that a violation exists
shall constitute a separate offense.
SEC'T'ION 12.
All rights and remedies of the City of Fort Worth, Texas, .are expressly saved as to any and
all violations of the provisions of Ordinance No. 13896 which 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 13.
The City Secretary of the City of Fort Worth, Texas, is hereby directed to publish the
caption, penalty clause and effective date of this ordinance for two (2) days in the official
newspaper of the City of Fort Worth, Texas, as authorized by Section 52.013, Texas Local
Government Code.
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SECTION 14.
This ordinance shall take effect upon adoption and publication as required bylaw.
APPROVED AS TO FORM AND LEGALITY:
Assistant C' y Attorney
G/'~ ~
EFFECTI _~ I ~~~~~~~~
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