HomeMy WebLinkAboutOrdinance 27545-03-2025ORDINANCE NO.27545-03-2025
AN ORDINANCE AMENDING THE ZONING ORDINANCE OF THE
CITY OF FORT WORTH, BEING ORDINANCE NO. 21653, AS
AMENDED, CODIFIED AS APPENDIX "A" OF THE CODE OF THE CITY
OF FORT WORTH, BY AMENDING CHAPTER 9 "DEFINITIONS",
SECTION 9.101 "DEFINED TERMS" TO REMOVE "UNIFIED
RESIDENTIAL DEVELOPMENT" AND AMEND
"COMMERCIAL/INSTITUTIONAL USE", "FLOOR AREA", "OPEN
SPACE", "NET LAND AREA", AND "RECREATIONAL SPACE";
AMENDING CHAPTER 6, "DEVELOPMENT STANDARDS," ARTICLE 1,
"GENERAL" SECTION 6.1.00, "HEIGHT" TO ADD "I" LIGHT
INDUSTRIAL TO WHERE THE HEIGHT OF A BUILDING MAY BE
INCREASED; AND TO AMEND VARIOUS SECTIONS OF THE ZONING
ORDINANCE TO REMOVE REFERENCES TO SECTION 6.506 OF THE
ZONING ORDINANCE AND "UNIFIED RESIDENTIAL
DEVELOPMENT" AND REPLACE SUCH REFERENCES WITH
APPROPRIATE SECTIONS; PROVIDING THAT THIS ORDINANCE
SHALL BE CUMULATIVE; PROVIDING A SEVERABILITY CLAUSE;
PROVIDING A PENALTY CLAUSE; PROVIDING FOR PUBLICATION
IN THE OFFICIAL NEWSPAPER; AND PROVIDING AN EFFECTIVE
DATE
WHEREAS, Chapter 211 of the Texas Local Government Code ("TLGC") authorizes the
governing body of a municipality to adopt zoning regulations to promote the public health, safety,
morals, or general welfare and protect and preserve places and areas of historical, cultural, or
architectural importance and significance; and
WHEREAS, Section 211.005 of the TLGC authorizes the governing body of a
municipality to divide the municipality into districts of a number, shape, and size that the
governing body considers best for carrying out the provisions of Chapter 211, General Zoning
Regulations, within which districts the governing body may regulate the erection, construction,
reconstruction, alteration, repair or use of buildings, other structures or land; and
WHEREAS, Chapter 6 "Development Standards", Article I "General", Section 6.100
"Height" allows the height of certain buildings in the "A through "F" districts, to be increased
when the front, side and rear yard dimensions are each increased above the minimum requirements
by one foot for each foot such building exceeds the height limit of the district in which it is Iocated;
and
WHEREAS, the City Manager's Office requested a text amendment to the Zoning
Ordinance to add "I" Light Industrial District to the list of districts where the height of a building
may be increased when the front, side, and rear yard dimensions are each increased above the
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minimum requirements by one foot for each foot such building exceeds the height limit of the
district in which it is located;
WHEREAS, in 2018, City Council adopted Ordinance No. 23495-12-2018, which
repealed Section 6.506, "Unified Residential Development", but references of such section still
exist throughout the Zoning Ordinance; and
WHEREAS, City staff recommends removing references of Section 6.506, "Unified
Residential Development in the Zoning Ordinance to be consistent with Ordinance No. 23495-12-
2018; and
WHEREAS, City staff recommends adopting the requested text amendment to add I
"Light Industrial District" to the list of districts where the height of a building may be increased
when the front, side, and rear yard dimensions are each increased above the minimum requirements
by one foot for each foot such building exceeds the height limit of the district in which it is located.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF FORT WORTH, TEXAS
SECTION 1.
Chapter 9, "Definitions", Section 9.101, "Defined Terms" of Ordinance No. 21653, the
Zoning Ordinance of the City of Fort Worth, is hereby amended to remove "Unified residential
development" and revise the following definitions: "Commercial/Institutional Use", "Floor Are",
"Net Land Area", "Open Space", and "Recreational Space" and shall read as follows:
COMMERCIALIMSTITUTIONAL USE
(1) For the purpose of the landscape provisions of § 6.301, the following uses are
considered to be commercial/institutionaI:
a. Any use allowed by right in the commercial districts, including public and private
schools and places of worship;
district;
b. Private recreation facilities in manufactured housing subdivisions in the "NM"
c. Principal and special exception uses in the "CF" district; and
d. The following uses, which are permitted only in "PD" districts: halfway houses,
gambling facilities or other operations featuring games of chance (including bingo parlors), and
horse, dog and automotive racing.
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FLOOR AREA. The sure total of the area of all buildings= on the uni€e�l
residential developffient site excluding utility rooms and mechanical rooms, measured between the
outer perimeter walls of the buildings, provided that space in a building or structure used for
parking of motor vehicles shall not be computed in the floor area. Courtyards or balconies open to
the sky and roofs which are utilized for recreation, etc., shall not be counted in the FLOOR
AREA but shall be a part of the recreational space.
NET LAND AREA. All of the privately owned property
embraced within the outer perimeter property lines, not including dedicated public streets.
Dedicated rights -of -way for open space, drainage or access, approved private streets or dedicated
easements which can be used by the land occupants for private purposes shall be included in net
land area. Where Iand is dedicated for future opening or widening of a public street such land shall
not be computed as net land area.
OPEN SPACE. For the purposes of calculating open space yea
the net Iand area minus all building
footprints, parking areas, access drives and fenced patios. OPENSPACE must be open to the sky
and cannot be paved, except for necessary sidewalks, active recreation areas and patios that are
adjacent to dwelling units and not enclosed by a fence.
RECREATIONAL SPACE. F^r- the purposes e f § ti 506, outdoe Outdoor space which is
made available and maintained in a suitable condition to afford occupants space for passive and
active recreational pursuits to the exclusion of all other uses and/or recreation rooms or buildings
available to all occupants of the development.
developed in aeeer-danee with the unified residential develepEnent pr-avisiens ef § E.�06 on atfaet
SECTION 2.
Chapter 6, "Development Standards", Article 1, "General," Section 6.100, "Height" of
Ordinance No. 21653, the Zoning Ordinance of the City of Fort Worth, is hereby amended to revise
6.100 "Height" to add "I" Light Industrial District to where height may be increased; to remove
references to "6.506" and "unified residential development"; and shall read as follows:
§ 6.100 HEIGHT.
The height, area, and setback requirements in the various districts in Chapter 4 shall be
subject to the following exceptions and regulations.
(a) Except for multifamily developments subject to the • nifiod residential ^ of s
6.506 in &§ 4.710, 4.711, and 4.7I2, the height of a building in the "A through "F" districts, and
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"I" district, may be increased when the front, side and rear yard dimensions are each increased
above the minimum requirements by one foot for each foot such building exceeds the height limit
of the district in which it is located.
(b) Except for multifamily dwellings developed in accordance with the ,,.,: oa��
4.710, 4.711 and 4.712, the height of a building shall be the
vertical distance measured from the curb Ievel to the highest point of the roof surface, if a flat roof;
to the deck line of a mansard roof; and to the mean height Ievel between eaves and ridge for a
gable, hip or gambrel roof; provided, however, that where buildings are set back from the street
line, the height of the building may be measured from the average elevation of the finished grade
along the front of the building.
Building Height
(c) Height in multifamily residential developments constructed in accordance with —the
development, in U 4.7I0, 4.711,_ and 4.712 shall be
measured from the top of the finished slab to top of the highest wall top plate.
(d) Except for multifamily dwellings developed in accordance with §§ 4.710, 4.711, and
4.712 , on through lots 150 feet or less
in depth, the height of a building may be measured from the curb level on either street. On through
lots more than 150 feet in depth the height regulations and basis of height measurements for the
street permitting the greater height shall apply to a depth of not more than 150 feet from that street.
(e) EIevator penthouses or bulkheads; mechanical equipment rooms; cooling towers;
tanks; enclosed stairwells; and ornamental cupolas and domes; signs and spires may be erected on
buildings to any height not prohibited by any other law, code or regulation.
(0 Nothing in this ordinance shall interfere with limitation on height of structures
included in the airport zoning regulations in §§ 3-260 et seq. of the city code.
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SECTION 3.
Chapter 6, "Development Standards", Article 2, "Off -Street Parking and Loading," Section
6.201, "Off -Street Parking Requirements" of Ordinance No. 21653, the Zoning Ordinance of the
City of Fort Worth, is hereby amended to revise Section 6.201(b)(2) "Maximum parking
requirements", "Residential", to remove "unified residential development" and shall read as
follows:
Use
Requirement
Residential
Residential unit: one-
I to 4 spaces per dwelling unit (see individual districts for details)
family up to four family
Multifamily residential
I space per bedroom plus I space per 250 square feet of common areas,
(unifiedresidentialoffices
and recreation (less laundry rooms and storage); 2 spaces may be
develepmeti)
tandem if assigned to the same unit and restricted from use for storage
SECTION 4.
Chapter 6, "Development Standards", Article 3, "Landscaping, Buffers and Urban
Forestry" Section 6.301, "Landscaping" of Ordinance No. 21653, the Zoning Ordinance of the
City of Fort Worth, is hereby amended to revise Section 6.301(g)(3) "Exemptions from landscape
requirements", to remove "6.506" and "unified residential development" and shall read as follows:
(g) Exemptions from landscape requirements. The following are not subject to these
landscape requirements:
(3) Construction or expansion of multifamily and mixed use developments 9jec�e
in §§ 4.710, 4.711, and 4.712;
SECTION 5.
Chapter 5, "Supplemental Use Standards", Article 3, "Accessory Uses" Section 5.305,
"Fences" of Ordinance No. 21653, the Zoning Ordinance of the City of Fort Worth, is hereby
amended to revise Section 5.305(a)(15) "Fences required", to remove "6.506" and "unified
residential development" and shall read as follows:
(a) Fences required. Fences are required as follows.
(15) A screening fence shall be constructed on property lines of multifamily residential
developments pf unified residefAi l ,developments adjacent to a one- or two-family residential
district in accordance with+6306(d) &&.710 44.711, and 4.712.
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SECTION 6.
Chapter 6, "Development Standards", Article 2, "Off -Street Parking and Loading," Section 6.202,
"Parking Lot Design Standards" of Ordinance No. 21653, the Zoning Ordinance of the City of
Fort Worth, is hereby amended to revise Section 6.202(c)(4) "Parking Lot Layout Dimensions",
"Driveways" to remove "6.506" and "unified residential development" and shall read as follows:
(c) Driveways.
(4) Except for multifamily residential developments developed in accordance to §§ 4.710
4.711, and 4.712 unified a . sideiAial deyel,..,., eat : er-d. nee with § 6.506, driveways
designated as fire Ianes shall meet the standards of the fire code.
SECTION 7.
Chapter 4, "District Regulations", Article 1, "General," Section 4.103, "Compliance with
District Standards" of Ordinance No. 21653, the Zoning Ordinance of the City of Fort Worth, is
hereby amended to revise Section 4.103(g)(1), to remove "unified residential development" and
"6.506" and to read as follows:
(g) Every dwelling hereafter erected, reconstructed, altered or enlarged shall be located
on a lot of record unless:
(1) The dwelling is an integral part of a multifamily development
SECTION S.
Chapter 4, "District Regulations", ArticIe 3, "Planned Development ("PD") District,"
Section 4.306, "Property Development Standards" of Ordinance No. 21653, the Zoning Ordinance
of the City of Fort Worth, is hereby amended to revise Section 4.306(d) "Property Development
Standards", to remove "unified residential development" and "6.506" and read as follows:
(d) The parking requirements of Chapter 6, Article 2 shall apply to all commercial and
industrial uses in the "PD" district. Parking requirements for apartments and multifamily
dwellings in the "PD" district shall be determined in accordance with
the development provisions in § § 4.710
4.711, and 4.712.
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SECTION 9.
Chapter 4, "District Regulations", Article 7, "Residential Districts," Section 4.708, "Zero
Lot Line/Cluster ("R1") District" of Ordinance No. 21653, the Zoning Ordinance of the City of
Fort Worth, is hereby amended to revise Section 4.708(b)(6)(iii) "Zero Lot Line/Cluster ("RI")
District", "Cluster housing in the "R1" district", "Development Plan", to remove "unified
residential development" and "6.506" and shall read as follows:
6. De>elopment plan.
iii. A development plan shall be reviewed as a site plans under the r-equirements-ef
SECTION 10.
Chapter 4, "District Regulations", Article 7, "Residential Districts," Section 4.709,
"Townhouse/Cluster CRT") District" of Ordinance No. 21653, the Zoning Ordinance of the City
of Fort Worth, is hereby amended to revise Section 4.709(d)(3)(f)(3) "Townhouse/CIuster ("R2")
District", "Other development standards", "residential design standards" "Development plan", to
remove "unified residential development" and shall read as follows:
f. Development plan.
3. A development plan shall be reviewed as a site plan_
_ La lf1T.��;erAW
SECTION 11.
Chapter 4, "District Regulations", Article 7, "Residential Districts," Section 4.710 "Low
Density Multifamily ("CR") District" of Ordinance No. 21653, the Zoning Ordinance of the City
of Fort Worth, is hereby amended to revise Sections 4.710(c)(3)(b)(2), 4.710(d)(1), 4.710(d)(3) to
remove "6.506" and "unified residential development" and shall read as follows:
b. Commentary.
1. Carports, not allowed in front of building line or in required yards, see
§§ 6.300(b) and 6.101(a).
2. Fences, up to five feet high in front yard and projected front yard for one -family
and two-family residential dwellings per regulations in § 5.305(b)(2); six -feet high in the front
yard for multifamily developments in §§ 4,710, 4.711, and 4.712 subjeet to
the Unified Resi eRtial Fe any f § 6c"6 as constructed under § 5.305(b)(3). (The design
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may include masonry columns to a maximum height of six feet, six inches); two feet high in public
open space easement and eight feet high behind front yard.
(d) Other development standards. Development in the Iow deinsity multifamily ("CR")
district may be subject to a variety of general development standards, including, but not Iimited to
the following.
(1) Signs. r-or- development net subjeet to the unified residential pr-evisiens e
Developments are subject to the following:
a. An unilluminated nameplate bearing the family name of the occupants residing
in the residence not to exceed one square foot in area; and
b. An unilluminated sign for those uses permitted that are not residential. The sign
shall not exceed 30 square feet in area, shall be no higher than six feet above grade and shall be
placed a minimum of ten feet behind the property Iine. Such sign shall not be placed within 20 feet
of drives providing ingress and egress to the property.
(2) Parking. One- and two-family residential development shall meet the parking
requirements for the selected district. For multifamily and nonresidential parking requirements
see Chapter 6, Development Standards, Article 2, Off -Street Parking and Loading, § 6.200.
(3) Residential design standards. For one -and two-family residential development,
see the selected district and also see Chapter 6, Development Standards, § 6.507, Single -
Family Residential Design Standards. For multifamily development, see S4 4.710, 4.711, and
4.712.
SECTION 12.
Chapter 4, "District Regulations", Article 11, "Inactive Districts," Section 4.1100,
"Multifamily Highrise ("D-HRI") District" of Ordinance No. 21653, the Zoning Ordinance of the
City of Fort Worth, is hereby amended to revise Section 4.1100(d)(2)-(3) "Multifamily Highrise
("D-HR1") District", "Height and area regulations", to remove "6.506" and "unified residential
development" and shall read as follows:
(d) Height and area regulations.
(2) Multifamily residential development shall conform to the provisions outlined in
&& 4.710, 4.711, and 4.712 and those for the "D" district.
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(3) One- and two-family dwelling units must meet the regulations of the "A," "AR," "B,"
"RI" or "R2" districts.
SECTION 13.
Chapter 4, "District Regulations", Article 11, "Inactive Districts," Section 4.1101,
"Multifamily Highrise ("D-HR2") District" of Ordinance No. 21653, the Zoning Ordinance of the
City of Fort Worth, is hereby amended to revise Section 4.1101(d)(2)-(3) "Multifamily Highrise
("D-HR211) District", "Height and area regulations", to remove references to "6.506" and "unified
residential development" and to read as follows:
(d) Height and area regulations.
(2) Multifamily residential development shall conform to the provisions outlined in
§ §§ 4.710, 4.711, and 4.712 and those for the "D" district.
(3) One- and two-family dwelling units must meet the regulations of the "A," "AR," "B,"
"RI" or "R2" districts.
SECTION 14.
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 15.
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
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
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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 16.
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.
SECTION 17.
All rights and remedies of the City of Fort Worth, Texas, are expressly saved as to any and
all violations of the provisions of Ordinances No. 3011, 13896, 21653 and any other ordinances
affecting zoning 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 18.
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.
SECTION 19.
All other provisions of the Zoning Ordinance of the City of Fort Worth not herein amended
shall remain in full force and effect.
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SECTION 20.
This ordinance shall take effect upon adoption and publication as required by law.
APPROVED AS TO FORM AND LEGALITY:
By: 1-,�
Christopher Austria,
Senior Assistant City Attorney
ADOPTED: March 11.2025
EFFECTIVE.
Jannette S. Goodall,
City Secretary
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