HomeMy WebLinkAbout28336-02-2026 - City Council - OrdinanceORDINANCE NO.28336-02-2026
AN ORDINANCE AMENDING THE SUBDIVISION ORDINANCE OF THE
CITY OF FORT WORTH, CODIFIED AS CHAPTER 31 "SUBDIVISION
ORDINANCE" OF THE CODE OF THE CITY OF FORT WORTH (2015),
AS AMENDED, TO ADOPT REGULATIONS GOVERNING INFILL
DEVELOPMENTS; RENAMING THE PLANNING AND DEVELOPMENT
DEPARTMENT TO THE DEVELOPMENT SERVICES DEPARTMENT;
UPDATING REGULATIONS GOVERNING THE SUBDIVISION OF
LAND; PROVIDING THAT THIS ORDINANCE SHALL BE
CUMULATIVE OF ALL ORDINANCES; PROVIDING A SAVINGS
CLAUSE; PROVIDING A SEVERABILITY CLAUSE; PROVIDING FOR
PUBLICATION IN THE OFFICIAL NEWSPAPER; AND NAMING AN
EFFECTIVE DATE.
WHEREAS, on September 12, 2006, the City Council of Fort Worth adopted Ordinance
Number 17154-09-2006 which combined the Subdivision Regulations of Chapter 31 of the City
Code and the Plan Commission Rules and Regulations into one revised subdivision ordinance
adopted by the City Council as Appendix C, "Subdivision Ordinance" to the City Code; and
WHEREAS, on October 30, 2007, the City Council adopted Ordinance Number 17851-
10-2007 which repealed the contents of Chapter 31 "Subdivision Regulations", replaced Chapter
31 with the contents of Appendix C, "Subdivision Ordinance" and repealed Appendix C; and
WHEREAS, the 2023 Comprehensive Plan of the City of Fort Worth includes a policy to
promote appropriate infill development of vacant lots, commercial centers (greyfields), and
contaminated sites (brownfields) within developed areas, particularly in the central city; and
WHEREAS, promotion of infill development may revitalize the City by encouraging
building on vacant or underused land, lessening urban sprawl, preserving natural land, reducing
public infrastructure costs through the use of existing infrastructure, boosting the local economy,
improving walkability, and providing diverse housing options; and
WHEREAS, the City of Fort Worth is one of the fastest growing cities in the United States,
necessitating the need for policies and regulations supporting infill development; and
WHEREAS, the City Council finds it necessary to amend the Subdivision Ordinance to
adopt regulations governing infill developments; and
WHEREAS, the City Plan Commission has reviewed the proposed amendments to the
Subdivision Ordinance and recommends that the City Council amend the Subdivision Ordinance
as proposed.
Infill Subdivision Ordinance Ordinance Number 28336-02-2026
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NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF FORT WORTH, TEXAS, THAT:
SECTION 1.
Chapter 31, "Subdivision Ordinance," Article I "Plan Commission," Section 31-4
"Organization" of the Code of the City of Fort Worth, Texas (2015), as amended, is hereby
amended to amend subsection (c) to be and read as follows:
(c) There is hereby created the position of executive secretary to the commission. The Director
of the Development Services -Department, or his or her designated representative, shall
serve as the Executive Secretary.
SECTION 2.
Chapter 31, "Subdivision Ordinance," Article II "Development Review Committee,"
Section 31-22 "Composition" of the Code of the City of Fort Worth, Texas (2015), as amended, is
hereby amended to be and read as follows:
(a) The DRC is composed of members of various City departments and related agencies having
an interest in the work and activities of the Plan Commission.
(b) The Executive Secretary to the Plan Commission, or his or her appointed representative,
shall serve as the chairperson of the DRC. The following shall constitute membership in
the DRC:
_Department/Aeencv Member
Development Services Department
Development Services - Transportation Development Service
Park and Recreation Department
Water Department
Environmental Services Department
Development Services - Water Section
Development Services - Stormwater Development Services
Fire Department
Police Department
Tarrant County Health Department
Tarrant County Transportation and Engineering Department
SECTION 3.
Chapter 31, "Subdivision Ordinance," Article III "Platting," Section 31-42 "Types of Plans
and Plats" of the Code of the City of Fort Worth, Texas (2015), as amended, is hereby amended to
amend subsection (b), subdivision (2) to be and read as follows:
Infill Subdivision Ordinance Ordinance Number 28336-02-2026
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(2) A Preliminary Plat is required to be processed by the Development Services Department
and approved by the City Plan Commission prior to the applicant submitting a final plat
for City approval and recording with the respective county clerk.
SECTION 4.
Chapter 31, "Subdivision Ordinance," Article III "Platting," Section 31-42 "Types of Plans
and Plats," subsection (h) of the Code of the City of Fort Worth, Texas (2015), as amended, is
hereby amended to amend subdivision (3) to be and read as follows:
(3) Existing utility easements may be shown on the conveyance plat.
SECTION 5.
Chapter 31, "Subdivision Ordinance," Article III "Platting" of the Code of the City of Fort
Worth, Texas (2015), as amended, is hereby amended to add Sections 31-43 and 31-44 to be and
read as follows:
Section 31-43 Infill Development.
(a) The purpose of this Section is to define infill development areas in order to support growth
and development in those areas, consistent with the City of Fort Worth's Comprehensive
Plan and long-term infrastructure plans. For projects designated as Infill Development,
alternative standards throughout this Chapter and applicable infrastructure policies and
manuals are intended to enable redevelopment in compact urban environments.
(b) For the purposes of this Chapter, the term "Infill Development" is defined as development
within the following areas:
(1) The Urban Design District -Downtown zoning overlay district;
(2) Any Urban Residential ("UR") zoning district or any form -based zoning district;
(3) Any federally or locally designated historic district;
(4) Any property located within a quarter mile of Frequent Transit; or
(5) Any property that:
a. is located inside of, or wholly or partially located within 1 mile outside of,
Interstate 820 and Interstate 20 between its intersections with Interstate 820;
and
b. was platted or considered to be a legal lot of record prior to January 1, 2000.
Infill Subdivision Ordinance Ordinance Number 28336-02-2026
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The Director of the Development Services Department, or the Director's designee, shall
make the final determination on whether a property meets the definition of an Infill
Development pursuant to this subsection.
Section 31-44 Infill Development — Role of Director of Development Services.
(a) The intent of the Infill Development regulations is to carry out the City's Comprehensive
Plan which contains a policy of promoting appropriate infill development which will
efficiently utilize existing infrastructure.
(b) The role of the Director of the Development Services Department, or the Director's
designee, during review of Infill Development is to facilitate the application of the City's
infill development standards, including working with other department directors with
regard to flexible planning and engineering solutions that achieve the goal of making
development in infill areas more feasible, while maintaining the integrity of the City's
systems such as streets, water, sewers, utilities, and fire safety. This role includes working
with other department directors to ensure that each department's development policies,
manuals, and regulations are applied with due discretion in order to fulfill the City's
planning goals.
(c) For Infill Developments, when an irreconcilable conflict exists between the Subdivision
Ordinance and the design manuals, the rule that promotes the construction of an Infill
Development shall be controlling.
SECTION 6.
Chapter 31, "Subdivision Ordinance," Article IV "Submission and Review Process,"
Section 31-62 "Submission Process" of the Code of the City of Fort Worth, Texas (2015), as
amended, is hereby amended to amend subsection (a) to be and read as follows:
(a) Written request. Every proposal shall be submitted in writing in a format and on application
forms provided by the Development Services Department or Transportation and Public
Works Department. All applications and any required supplemental documents shall be
submitted to the Executive Secretary, or their designee. No plat or plan application will be
accepted for filing and processing by the Executive Secretary until all fees are paid, the
application meets the requirements of this chapter, including all necessary studies, plans
and supporting information; supporting documents are accepted and approved by the
reviewing department, and the property is properly zoned for the anticipated use or an
application has been submitted for rezoning.
SECTION 7.
Chapter 31, "Subdivision Ordinance," Article IV "Submission and Review Process,"
Section 31-62 "Submission Process" of the Code of the City of Fort Worth, Texas (2015), as
amended, is hereby amended to amend subsection (c) to be and read as follows:
Infill Subdivision Ordinance Ordinance Number 28336-02-2026
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(c) Public notices for certain applications. The following applications shall require notice of
a public hearing: application for waivers from Subdivision Ordinance requirements for
plats, right-of-way or easement vacations and Master Thoroughfare Plan
amendments/waivers. Notice of the public hearing shall be sent to the applicant or his or
her agent; and to the owners of all properties lying within 200 feet of the property (as
ownership appears on the last approved county tax roll). Notice may also be sent to the
owners of all abutting properties located outside the City limits and to other persons as the
Executive Secretary determines may be affected by the proposal. Notice shall be given in
writing, deposited in the United States mail, postage prepaid, not less than ten days prior
to the date of Commission hearing. The notice shall advise that a specific application as
listed above has been submitted for consideration and is available for review in the
n annin-,- an,4--Development Services Department. The notice shall not be deemed a
condition precedent to the holding of any public hearing or to any official action concerning
the matter before the Plan Commission.
SECTION 8.
Chapter 31, "Subdivision Ordinance," Article IV "Submission and Review Process,"
Section 31-63 "Review, Approval and Expiration" of the Code of the City of Fort Worth, Texas
(2015), as amended, is hereby amended to amend subsection (e), subdivision (2), paragraph (b) to
be and read as follows:
b. The study shall be performed and completed in a format as required by the Transportation
and Public Works Department. The study shall be submitted not less than two calendar
weeks prior to the Commission's scheduled public hearing. Copies of an executive
summary of the traffic study shall also be simultaneously transmitted to the Development
Services Department for distribution to applicable City departments and the Plan
Commission.
SECTION 9.
Chapter 31, "Subdivision Ordinance," Article V "Subdivision General Standards," Section
31-81 "Generally" of the Code of the City of Fort Worth, Texas (2015), as amended, is hereby
amended to amend subsection (b), subdivision (4), paragraph (a) to be and read as follows:
a. Subdivision plats are subject to the tree preservation and planting requirements of the
Zoning Ordinance of the City of Fort Worth in effect at the time of vesting. Prior to the
submission of any plat for review and approval by the City, the applicant shall apply for an
urban forestry permit or a waiver from such permit from the Development Services
Department.
SECTION 10.
Chapter 31, "Subdivision Ordinance," Article VI "Subdivision Design Standards," Section
31-101 "Access," subsection (c) of the Code of the City of Fort Worth, Texas (2015), as amended,
is hereby amended to add subdivision (4) which shall be and read as follows:
Infill Subdivision Ordinance Ordinance Number 28336-02-2026
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(4) For purposes of this subsection, the term "platted and constructed" shall include the
execution of a community facilities agreement for the construction of the secondary ingress
and egress and providing the City with a financial guarantee, other than a completion
agreement, guaranteeing the construction of the secondary ingress and egress.
SECTION 11.
Chapter 31, "Subdivision Ordinance," Article VI "Subdivision Design Standards," Section
31-101 "Access," subsection (d) of the Code of the City of Fort Worth, Texas (2015), as amended,
is hereby amended to amend subdivision (1) to be and read as follows:
(1) All proposed developments shall have a connectivity index of 1.4 or greater. The
connectivity index shall be calculated by dividing the total number of links (streets
including stub -out streets) by the total number of nodes (intersections, cul-de-sacs, no
outlets, dead -ends). For Infill Developments, the Director of the Development Services
Department, or the Director's designee, may waive or reduce the connectivity index
requirement based upon prevailing site conditions, topography, and existing neighborhood
character.
SECTION 12.
Chapter 31, "Subdivision Ordinance," Article VI "Subdivision Design Standards," Section
31-103 "Lot Types and Design," subsection (b) of the Code of the City of Fort Worth, Texas
(2015), as amended, is hereby amended to amend subdivisions (2) and (3) to be and read as
follows:
(2) Lot Lines.
a. For projects not designated as Infill Development, lot lines shall be perpendicular
with street centerline or street centerline radii.
b. For Infill Developments, existing conditions, including, but not limited to,
topography, easements, neighborhood character, utilities, and built conditions, can
allow for lot configurations where lot lines are not perpendicular with street
centerline, street centerline radii, public access easements, or open spaces.
(3) Lotplatting arrangement.
a. Residential subdivisions that are not Infill Developments shall be platted to provide
two tiers of residential lots between opposite parallel public or private residential
streets. All single-family and two-family residential lots shall be platted with a front
and a rear yard, with the front yard designed to face a residential street. The rear
yards of such lots may abut another adjacent rear or side yard, alley, open space,
institutional lot or un-platted property.
Infill Subdivision Ordinance Ordinance Number 28336-02-2026
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b. Unless otherwise dictated by the zoning district, all single-family and two-family
lots in Infill Developments shall be platted with a front yard designed to face a
public or private street, alley, public or private access easement, or a separately
designated lot located within the subdivision that is owned and maintained by a
property owners' association for the subdivision. For turned townhome lots with
access ways perpendicular to a public street, the end lot fronting both the public
street and access way shall have its front yard designed to face the public street.
For Infill Developments, shared access may be provided to more than two lots.
SECTION 13.
Chapter 31, "Subdivision Ordinance," Article VI "Subdivision Design Standards," Section
31-103 "Lot Types and Design," subsection (e), subdivisions (2) and (3) of the Code of the City
of Fort Worth, Texas (2015), as amended, is hereby amended to be and read as follows:
(2) Access Ways.
a. All access ways shall be paved to City sidewalk standards, shall contain City
approved lighting illumination arranged so as not to shine directly on adjacent
residential properties, and shall be contained within a designated lot or easement of
common ownership. An all-weather paved hard access way surface shall be
provided therein as follows:
1. Five-foot paved surface for 8-foot wide public use easement or lot for
access to lots less than 50 feet in width;
2. Eight -foot paved surface for ten -foot wide public use easement, or 12-foot
wide public pedestrian access easement or lot; ftffd
3. Twelve -foot paved surface for 16-foot wide public pedestrian access
easement or lot.-; and
4. For Infill Developments, a minimum 5-foot paved surface on a designated
private lot or private easement of common ownership for access to lots .
b. Access ways may be platted as an easement, adjacent to a lot line, or as a separate
designated lot owned and maintained by a property owners' association within the
subdivision.
(3) Developments/subdivisions shall be designed to connect to adjacent existing or platted
sidewalk stub -outs as provided on an approved preliminary or final plat.
Infill Subdivision Ordinance Ordinance Number 28336-02-2026
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SECTION 14.
Chapter 31, "Subdivision Ordinance," Article VI "Subdivision Design Standards," Section
31-104 "Easements," subsections (b) and (c) of the Code of the City of Fort Worth, Texas (2015),
as amended, are hereby amended to be and read as follows:
(b) Emergency access andfire lane easements. Emergency access and fire lane easements shall
be provided in locations required by the Fort Worth Fire Code. The roadway surface, and
emergency and fire lane access easements, shall be constructed to City design standards.
No such easement shall be encroached upon by any obstruction or parking.
(c) Intersections of streets and alleys with emergency access easement.
(1) At the intersection of an emergency access easement driveway or turnout section
with a dedicated street or alley, a ten -foot by ten -foot triangular public open space
easement (P.O. S.E.) shall be provided on each side at the driveway or turnout at the
time the driveway and/or alley is constructed.
(2) For Infill Developments, the public open space easement (P.O.S.E.) shall be a 5-
foot by 5-foot easement except where such dedication does not provide adequate
sight distance, in which case the Director of the Development Services Department,
or the Director's designee, may require a P.O. S.E. not to exceed 10-feet by 10-feet.
(3) Whenever a public open space easement (P.O.S.E.) is required, the following full
statement of restriction shall be placed on the face of the plat:
PUBLIC OPEN SPACE RESTRICTION:
No structure, object or plant of any type may obstruct vision from a height of 24-
inches to a height of 11-feet above the top of the curb, including, but not limited to,
buildings, fences, walks, signs, trees, shrubs, cars, trucks, etc., in the public open
space easement as shown on this plat.
SECTION 15.
Chapter 31, "Subdivision Ordinance," Article VI "Subdivision Design Standards," Section
31-106 "Street Design Standards," subsection (c), subdivision (5) of the Code of the City of Fort
Worth, Texas (2015), as amended, is hereby amended to be and read as follows:
(5) For Infill Developments, where the existing street systems provides adequate public
facilities to the development, no additional right-of-way is required. Where the
existing street system does not provide adequate public facilities for an Infill
Development and additional right-of-way is determined by the City to be required,
then dedication may be made by a replat or be a separate instrument. If the Infill
Development generates vehicular traffic that reduces the Level of Service (LOS)
Infill Subdivision Ordinance Ordinance Number 28336-02-2026
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below an acceptable level as determined by the City, the Developer will be
responsible for the cost of the roadway improvements.
SECTION 16.
Chapter 31, "Subdivision Ordinance," Article VI "Subdivision Design Standards," Section
31-106 "Street Design Standards," subsection (c), subdivisions (8) and (9) of the Code of the City
of Fort Worth, Texas (2015), as amended, are hereby amended to be and read as follows:
(8) Street naming and addressing.
a. Streets shall be named to provide continuity with existing streets, and shall be
named so as to avoid confusion to postal or emergency response agencies. The City
Fire Department shall approve all street names and provide addressing of lots
within the City. No building permit shall be issued without a valid Fire Department
approved platted lot address.
b. For Infill Development lots that face a private access easement or a separate lot
owned and maintained by a property owners' association, rear access to the lots
shall be provided with a street name for the rear street or access easement, and street
numbering provided on each structure on the rear of the structure.
(9) Street/alley intersection corner clips.
A triangular right-of-way dedication (corner clip) measuring ten feet by ten feet,
measured at the property line, is required on corner lots at the intersection of two
streets or intersection of a street and an alley.
b. No corner clip dedication is required at all -way stop signs and signalized
intersections where there is a required stop in at least two directions.
For Infill Developments, a triangular dedication measuring five feet by five feet is
required at the intersection of two streets, or at the intersection of a street and an
alley, that do not have traffic signals or all -way stop signs, except where such
dedication does not provide adequate sight distance in which case the Director of
the Development Services Department, or the Director's designee, may require
expansion of the dedication up to a maximum of ten feet by ten feet.
SECTION 17.
Chapter 31, "Subdivision Ordinance," Article VI "Subdivision Design Standards," Section
31-106 "Street Design Standards," subsection (c), subdivision (13) of the Code of the City of Fort
Worth, Texas (2015), as amended, is hereby amended to be and read as follows:
(13) Residential driveway access limitation.
Infill Subdivision Ordinance Ordinance Number 28336-02-2026
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a. Driveway access from an adjacent urban local residential, limited local residential,
cul-de-sac, loop or collector street to a residential lot less than 50 feet in width at
the building line shall be by rear access by one of the following means:
-al. From an abutting side or rear alley or side or rear driveway within an
appropriate access easement; or
42. From a common shared driveway, centered over the common lot lines
between the adjacent dwelling units continuing through to the rear of the
dwelling units, shall be provided within an appropriate access easement.
b. A single lot of residential Infill Development that is less than 50 feet in width at the
building line may have driveway access at the front of the lot if the lot previously
had driveway access at the front of the lot and the driveway meets all City standards
and design requirements.
C. A contiguous Infill Development covering more than half of the block consisting
of residential lots of less than 50 feet wide requires the construction of a public
alley built to City standard for rear entry access, unless shared driveways are
provided in accordance with subsection (13)(a)(2).
d. For an Infill Development covering less than half of the block consisting of
residential lots less than 50 feet wide, the Director of the Development Services
Department, or the Director's designee, may waive the requirement of a public alley
based upon prevailing site conditions, topography, anticipated traffic, and existing
neighborhood character.
SECTION 18.
Chapter 31, "Subdivision Ordinance," Article VI "Subdivision Design Standards," Section
31-106 "Street Design Standards," subsection (d), subdivision (2) of the Code of the City of Fort
Worth, Texas (2015), as amended, is hereby amended to be and read as follows:
(2) Block face length.
a. Except for Infill Developments zoned UR, form -based codes, or H, block face
length and perimeter standards do not apply to Infill Developments that are less
than 2 acres.
b. Standard public and private local streets that serve large lots, 150 feet in width and
greater, shall have a maximum block face of 1,950 feet. Standard public and private
local streets that serve urban lots, less than 150 feet in width, shall have a maximum
block face of 1,320 feet. Limited local streets shall not have a block face that
exceeds 800 feet.
C. There is no minimum block face dimension.
Infill Subdivision Ordinance Ordinance Number 28336-02-2026
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1. [Reserved.]
2. Regulations.for areas zoned UR, MU or H. Areas zoned for "UR" urban
residential district "MLT-1" "MU-2" and mixed -use districts or, "H"
central business district shall conform to the following block restrictions.
To ensure efficient circulation, the maximum distance between publicly
accessible streets shall be 1,000 feet. No block may have a perimeter greater
than 1,600 feet, with a maximum block face of 500 feet. Private streets with
adjacent sidewalks that are accessible to the general public through a public
pedestrian access easement, or a private walkway, which is accessible to the
general public through a public pedestrian access easement, may serve as a
block boundary. When a public access easement or private street with an
adjacent sidewalk that is accessible to the general public through a public
pedestrian access easement is substituted for a block boundary, it shall
connect to an existing public sidewalk or shall be stubbed out to provide for
the continuation of a sidewalk accessible to the general public.
Developments/subdivisions shall be designed to connect to adjacent
existing or platted sidewalk stub outs as provided on an approved
preliminary or final plat.
3. Regulations. for areas zoned CR, C or D. Areas zoned for "CR" low density
multifamily, "C" medium density multifamily, and "D" high density
multifamily districts shall conform to the following block restrictions. To
ensure efficient circulation, the maximum block face shall be 1,000 feet.
Private streets with adjacent sidewalks that are accessible through a public
use easement, or a private walkway, which is accessible through such public
use easement, may serve as a block boundary. Walkways are required to
connect to public streets for improved connectivity and walkability. When
a public access easement or private street with an adjacent sidewalk that is
accessible to the general public through a public pedestrian access easement
is substituted for a block boundary, it shall connect to an existing public
sidewalk or shall be stubbed out to provide for the continuation of a
sidewalk accessible to the general public. Developments/subdivisions shall
be designed to connect to adjacent existing or platted sidewalk stub outs as
provided on an approved preliminary or final plat.
4. Measurement technique. The length of a block face shall be the distance
between intersecting street rights -of -way, regardless of directional changes.
Block width is the block end without lots facing onto it. The perimeter of a
block is the cumulative length of all block faces and block ends. (See Figure
10.)
Infill Subdivision Ordinance Ordinance Number 28336-02-2026
Page I I of 15
Figure 10
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{ I - BTOC&. Vac -w. —; -& Bfock rid
5. Private trails in public use easements may be substituted for a private
sidewalk in a public use easement where there is a connection that is part of
an adopted City plan for lake, river or creek trail systems.
6. Trails identified in the Fort Worth Active Transportation Plan (Spine, rib,
or local trail classifications) shall follow design guidance established in the
Trails Master Plan Executive Summary.
SECTION 19.
Chapter 31, "Subdivision Ordinance," Article VI "Subdivision Design Standards," Section
31-106 "Street Design Standards," subsection (g), subdivisions (2) and (3) of the Code of the City
of Fort Worth, Texas (2015), as amended, are hereby amended to be and read as follows:
(2) Width. Alleys shall comply with the following widths:
Minimum Single -Family
Multifamily and
Infill
Infill
Width and Two -Family
Non-residential
Developments
Developments
Subdivisions
Subdivisions
One -Way
All Other
a. Right-of-way 16 ft.
20 ft.
12 ft.
16 ft.
b. Roadway 12 ft.
20 ft.
12 ft.
16 ft.
paving (edge to
edge)
c. ROW radius 25 ft.
25 ft.
25 ft.
25 ft.
@ street/alley
d. ROW radius 20 ft.
25 ft.
25 ft.
25 ft.
property line
(3) Paving.
a. Alleys shall be paved with
asphalt or concrete
in accordance
with city design
standards and specifications.
Alley paving shall
have a minimum grade of 0.5%
and a maximum grade of 10%.
Infill Subdivision Ordinance Ordinance Number 28336-02-2026
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b. For an Infill Development covering less than half of the block consisting of
residential lots less than 50 feet wide:
An asphalt or concrete alley constructed in accordance with City design
standards and specifications must be constructed for the entire width of the
property being developed;
2. The remaining portion of the alley from the property being developed to the
nearest public street shall be constructed in asphalt, concrete, or as an
interim public alley; and
An interim public alley must be constructed with an all-weather pavement
strong enough to support a single axle with a load of 10,000 pounds or more.
SECTION 20.
Chapter 31, "Subdivision Ordinance," Article VI "Subdivision Design Standards," Section
31-106 "Street Design Standards," subsection (h), subdivisions (6) of the Code of the City of Fort
Worth, Texas (2015), as amended, is hereby amended to be and read as follows:
(6) Grade. Grade incline of fire lanes shall not exceed 6% in any direction in accordance with
the Fire Code.
SECTION 21.
Chapter 31, "Subdivision Ordinance," Article VII "Public Improvements," Section 31-133
"Paving and Drainage Facilities," subsection (a) of the Code of the City of Fort Worth, Texas
(2015), as amended, is hereby amended to be and read as follows:
(a) All streets and alleys shall be paved and shall be designed and constructed in accordance
with City design standards and specifications.
(1) When an interim public alley is allowed for Infill Development, the interim public
alley must meet the reduced standards in Section 31-106(g)(3)(b).
(2) When a property is being developed and access from the alley is not required by
the Subdivision Ordinance, an unpaved alley is not required to be paved.
SECTION 22.
Chapter 31, "Subdivision Ordinance," Article IX "Glossary of Terms," Section 31-171
"Glossary of Terms" of the Code of the City of Fort Worth, Texas (2015), as amended, is hereby
amended to amend the definition of "Executive Secretary" to be and read as follows:
EXECUTIVE SECRETARY. The Director of the Development Department, or the Director's
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designated representative, who serves as the Executive Secretary to the Plan Commission.
SECTION 23.
Chapter 31, "Subdivision Ordinance," Article IX "Glossary of Terms," Section 31-171
"Glossary of Terms" of the Code of the City of Fort Worth, Texas (2015), as amended, is hereby
amended to add a definition for "Infill Development" to be and read as follows:
INFILL DEVELOPMENT. Shall have the meanings ascribed to that term in Section 31-43.
SECTION 24.
Chapter 31, "Subdivision Ordinance," Article IX "Glossary of Terms," Section 31-171
"Glossary of Terms" of the Code of the City of Fort Worth, Texas (2015), as amended, is hereby
amended to add a definition for "Frequent Transit Route" to be and read as follows:
FREQUENT TRANSIT. Public bus routes that have a headway of fifteen minutes or less and all
passenger rail stations.
SECTION 25.
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 26.
All rights and remedies of the City of Fort Worth, Texas, are expressly saved as to any
and all violations of the provisions of Code of the City of Fort Worth 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 27.
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
would have been enacted by the City Council without the incorporation in this ordinance of any
such unconstitutional phrase, clause, sentence, paragraph or section.
Infill Subdivision Ordinance Ordinance Number 28336-02-2026
Page 14 of 15
SECTION 28.
The City Secretary of the City of Fort Worth, Texas is hereby directed to publish this
ordinance for two days in the official newspaper of the City of Fort Worth, Texas as authorized by
Local Government Code Section 52.013.
SECTION 29.
This ordinance shall take effect upon its passage and publication as required by law.
APPROVED AS TO FORM AND LEGALITY:
Richard A. McCracken
Senior Assistant City Attorney
ADOPTED: February 24, 2026
EFFECTIVE: March 13, 2026
—&77n,—�
Jannette S. Goodall
City Secretary
Infill Subdivision Ordinance Ordinance Number 28336-02-2026
Page 15 of 15
City of Fort Worth, Texas
Mayor and Council Communication
DATE: 02/24/26 M&C FILE NUMBER: M&C 26-0122
LOG NAME: 06SUBDIVISION ORDINANCE AMENDMENTS INFILL DEVELOPMENT
SUBJECT
(ALL) Conduct Public Hearing and Adopt Ordinance Amending Chapter 31 "Subdivision Ordinance," of the Code of the City of Fort Worth, Texas
(2015), as Amended, to Adopt Regulations Governing Infill Developments, Rename the Planning and Development Department to the
Development Services Department, and Update Regulations Governing the Subdivision of Land
(PUBLIC HEARING - a. Staff Available for Questions: Stephen Murray; b. Public Comment; c. Council Action: Close Public Hearing and Act on
M&C)
RECOMMENDATION:
It is recommended that the City Council:
1. Conduct a public hearing; and
2. Adopt the attached ordinance amending Chapter 31 "Subdivision Ordinance," of the Code of the City of Fort Worth, Texas (2015), as
amended, to adopt regulations governing infill developments, rename the Planning and Development Department to the Development
Services Department, and update regulations governing the subdivision of land.
DISCUSSION:
The purpose of this Mayor and Council Communication (M&C) is to recommend adoption of amendments to the Subdivision Ordinance which are
intended to promote infill development in the City of Fort Worth, as well as update the department name to the currently used development services
department. The growth of infill development maximizes the potential of underused properties and existing infrastructure, develops compact
neighborhoods by promoting increased densities, and promotes development consistent with the Comprehensive Plan. The result is smarter
growth, stronger neighborhoods, and better long-term financial sustainability for the city. The proposed amendments will also allow for flexibility and
predictability for infill developers and help promote innovation through design of alternative housing options to help promote missing middle
housing.
Feedback received from the Development Advisory Committee on (DAC) on June 26, 2025 and October 16, 2025, and the City Plan Commission
(CPC) on November 7, 2025, was incorporated into the proposed amendments. The City Plan Commission voted to recommend approval of the
proposed amendments to the Subdivision Ordinance at their meeting on January 29, 2026.
The proposed changes are summarized as follows:
Section 31-43 Infill Development
Add a definition of infill development as any development inside of or within one -mile outside of Loop 820 in the city limits and platted prior to
January 1, 2000; or any development zoned UR, form -based code, historic districts, or within '/4 mile of frequent transit routes or passenger rail
stations.
Section 31-44 Infill Development - Role of the Director of Development Services
Facilitate the application of the City's infill development standards
Engage with other Departments for flexible planning and engineering solutions
Ensure that each department's development policies, manuals, and regulations are applied with due discretion in order to fulfill City's planning
goals
For infill developments, when an irreconcilable conflict exists between the Subdivision Ordinance and the design manuals, the rule that promotes
the construction of an infill development shall be controlling
Section 31-101 Access Connectivity Index
For infill developments, the director of the development services department, or the director's designee, may waive or reduce the connectivity
index requirement based upon prevailing site conditions, topography, anticipated traffic, and existing neighborhood character.
Section 31-103 Lot Types and Design
For infill developments, existing conditions, including, but not limited to, topography, easements, neighborhood character, utilities, and built
conditions, can allow for lot configurations where lot lines are not perpendicular with street centerline, street centerline radii, public access
easements, or open spaces
Unless otherwise dictated by the zoning district, all single-family and two-family lots in infill developments shall be platted with a front yard designed
to face a public or private street, alley, public or private access easement, or a separately designated lot located within the subdivision that is
owned and maintained by a property owners' association for the subdivision. For turned townhome lots with access ways perpendicular to a
public street, the end lot fronting both the public street and access way shall have its front yard designed to face the public street. For infill
developments, shared access may be provided to more than two lots.
For infill developments, a 5-foot paved surface on a designated private lot or private easement of common ownership for access to lots
Section 31-104 Easements
For infill developments, the public open space easement (P.O.S.E.) shall be a 5-foot by 5-foot easement except where such dedication does not
provide adequate sight distance, in which case the Director of the Development Services Department, or the Director's designee, may require
a P.O.S.E. not to exceed 10-feet by 10-feet.
Section 31-106 Street Design Standards
For infill developments, where the existing street systems provides adequate public facilities to the development, no additional right-of-way is
required. Where the existing street system does not provide adequate public facilities for an infill development and additional right-of-way is
determined by the City to be required, then dedication may be made by a replat or by a separate instrument. If the infill development generates
vehicular traffic that reduces the Level of Service (LOS) below an acceptable level as determined by the City, the Developer will be responsible
for the cost of the roadway improvements.
For infill development lots that face a private access easement or a separate lot owned and maintained by a property owners' association, rear
access to the lots shall be provided with a street name for the rear street or access easement, and street numbering will be provided on each
structure on the rear of the structure.
For infill developments, a triangular dedication measuring five feet by five feet (5x5) is required at the intersection of two streets, or at the
intersection of a street and an alley, that do not have traffic signals or all -way stop signs, except where such dedication does not provide
adequate sight distance in which case the Director of the Development Services Department, or the Director's designee, may require
expansion of the dedication up to a maximum of ten feet by ten feet.
Except for infill developments zoned UR, form -based code or H, block face length and perimeter standards do not apply to infill developments
that are less than 2 acres.
A single lot of residential infill development that is less than 50 feet in width at the building line may have driveway access at the front of the lot if
the lot previously had driveway access at the front of the lot and the driveway meets all City standards and design requirements..
A contiguous infill development covering more than half of the block consisting of residential lots of less than 50 feet wide requires the
construction of a public alley built to city standard for rear entry access, unless shared driveways are provided.
For an infill development covering less than half of the block consisting of residential lots less than 50 feet wide, the Director of the Development
Services Department, or the Director's designee, may waive the requirement of a public alley based upon prevailing site conditions,
topography, anticipated traffic, and existing neighborhood character.
For an infill development covering less than half of the block, consisting of residential lots less than 50 feet wide:
An asphalt or concrete alley constructed in accordance with City design standards and specifications must be constructed for the entire
width of the property being developed;
The remaining portion of the alley from the property being developed to the nearest public street shall be constructed in asphalt,
concrete, or as an interim public alley; and
An interim public alley must be constructed with an all-weather pavement strong enough to support a single axle with a load of 10,000
pounds or more.
Section 31-171 Article IX Glossary of Terms
Define Frequent Transit Route as public bus routes that have a headway of fifteen minutes or less and passenger rail routes that run every thirty
minutes or less during the hours of 6:00 a.m. and 7:00 p.m.
A Form 1295 is not required because: This M&C does not request approval of a contract with a business entity
FISCAL INFORMATION / CERTIFICATION:
The Director of Finance certifies that approval of this recommendation will have no material effect on City funds.
Submitted for Citv Manaaer's Office bv: Jesica McEachern 5804
Oriainatina Business Unit Head: D.J. Harrell 8032
Additional Information Contact: LaShondra Stringfellow 6214
Stephen Murray/Alexander Parks 6226/2638
Expedited