HomeMy WebLinkAboutOrdinance 21672-03-2015 i
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ORDINANCE NO. 21672-03-2015
AN ORDINANCE AMENDING THE ZONING ORDINANCE OF THE CITY OF FORT
WORTH, BEING ORDINANCE NO. 13896, AS AMENDED, CODIFIED AS APPENDIX
"A" OF THE CODE OF THE CITY OF FORT WORTH, BY AMENDING CHAPTER 4
"DISTRICT REGULATIONS" TO AMEND ARTICLE 7 "RESIDENTIAL DISTRICTS"
TO AMEND SECTION 4.708. "ZERO LOT LINE/CLUSTER ("RI") DISTRICT AND
SECTION 4.709. "TOWNHOUSE/CLUSTER ("R2") TO REVISE DEVELOPMENT {
STANDARDS FOR "RI" DISTRICT, TO INCREASE MAXIMUM DENSITY AND SIZE
OF BUILDING ROW FOR "R2" DISTRICT AND TO MOVE THE SUPPLEMENTAL
RESIDENTIAL DEVELOPMENT STANDARDS FOR BOTH THE "RI" AND "R2"
DISTRICTS FROM CHAPTER 6, "DEVELOPMENT STANDARDS" INTO THEIR
RESPECTIVE SUBSECTIONS IN CHAPTER 4; PROVIDING THAT THIS
ORDINANCE SHALL BE CUMULATIVE; PROVIDING A SEVERABILITY CLAUSE;
PROVIDING A PENALTY CLAUSE; PROVIDING A SAVINGS CLAUSE; PROVIDING
FOR PUBLICATION; AND PROVIDING AN EFFECTIVE DATE i
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WHEREAS, residential developers have requested that the City's residential zoning
classifications be modified to allow narrower single-family lots with smaller side yard setbacks
for detached single-family homes; and `
WHEREAS, the type of housing product desired by residential developers is first i
allowed in the Zero Lot Line/Cluster("Rl") district; and
WHEREAS, staff proposes to reduce the minimum lot area, lot width, and side yard
requirements in the Zero Lot Line/Cluster("Rl") district to address market demand; and
WHEREAS, in the Townhouse/Cluster ("R2") district, staff proposes to increase the
maximum density from 12 to 24 units per acre and to change the size of a building row to a
maximum face length of 250 feet; and
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WHEREAS, staff also recommends, in both the Rl and R2 districts, existing
supplemental development standards be moved from Section 6.503 into the individual Rl and R2
sections to provide for greater clarity when administering the districts; and I
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WHEREAS, the Zoning Commission recommends amending the "Rl and R2 Districts as
proposed by staff and amending Chapter 6. Development Standards, Article 5. Residential
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Design Standards to move the language in sections 6.503 through 6.505 to their respective i
sections in the Rl and R2 districts; I
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE
CITY OF FORT WORTH, TEXAS AS FOLLOWS:
R1 and R2 Districts 2015 amendment Ordinance No.21672-03-2015 I
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SECTION 1. ,
Chapter 4, "District Regulations", Article 7, "Residential Districts," Section 4.708. "Zero
Lot Line Cluster" of Ordinance No. 13896, the Zoning Ordinance, Appendix A of the Code of
Ordinances of the City of Fort Worth, hereby amends section 4.708 to read as follows: j
4.708 Zero Lot Line/Cluster ("R1") District
A. Purpose and Intent
It is the purpose of the Zero Lot Line/Cluster ("R1") District to provide a specific zone
for the development of one-family and two-family dwelling units where such dwelling
units are developed on smaller lot areas and zero yards, including such uses accessory
thereto. It is also for the purpose of providing for the development of one-family homes
on unique patterned lots clustered around a common access road or cul-de-sac. I
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B. Uses
In the Zero Lot Line/Cluster ("Rl") District, no building or land shall be used and no
building shall be hereafter erected, reconstructed, altered or enlarged, nor shall a 1
Certificate of Occupancy be issued, except in accordance with the use tables in Chapter 4, I
Articles 6 and 8 and the supplemental use standards of Chapter 5. The following housing
types shall be permitted:
1. Detached zero lot line units;
2. Attached zero lot line units; and ;
3. Cluster housing units.
C. Property Development Standards
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The minimum dimension of lots and yards and the height of buildings in the Zero Lot
Line/Cluster ("R1") District shall be as shown in the tables on the following pages. See
subsection D.5. below.
D. Other Development Standards
Development in the Zero Lot Line/Cluster ("Rl") District may be subject to a variety of P
general development standards in Chapter 6, and the following provisions.
1. Signs. On-premises signs subject to the following:
An unilluminated nameplate bearing the family name of the occupants residing in
the residence not to exceed one square foot in area.
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 line. Such
sign shall not be placed within 20 feet of drives providing ingress and egress to
the property.
2. Parking. Two spaces per dwelling unit, located behind the front building line,
except for limited local streets, where four spaces shall be required, located I
behind the front building line (see Section 403.D of the subdivision
regulations). For nonresidential uses, see 6 `Development Standards', Article 2.
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3. Landscaping and Buffers. Nonresidential uses may require landscaping or j
buffers. See Chapter 6, Article 3.
4. Access through Residential Districts. See `6.500 Access Through Residential
Districts'. (A driveway or walk on private property in a one- or two-family
district shall not provide access for uses in the "CR" District through the "K"
District.)
5. Residential Design Standards. A site plan for residential development is
required.
A. Zero Lot Line Dwellings
i. Platting Required. All blocks using the zero yard concept shall be platted
or replatted to provide a zero-foot setback and a ten-foot access easement
per lot.
ii. Pattern of Yards. The first dwelling unit co on a lot within a block shall
set the zero lot line pattern of yards for the remaining lots within the I
block.
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iii. Corner Lot Setback. Depending on the zero lot line pattern, the last corner
lot may have a setback adjacent to the street a ten-foot setback on the
interior side to maintain the pattern.
B. Cluster Housing in the "Rl" District
i. General. Under this provision, clustering of residential units may be f
permitted where such units cluster around a common access road or feed
from a loop or cul-de-sac and provided that such development shall
conform to the following regulations regarding buildings and structures. I
ii. Plat Required. Such properties shall be platted showing the following, if
applicable: j
A. Public streets.
B. Private streets and private access.
C. Private open space and open space easements.
D. Utility easements.
E. Public parks.
F. Pedestrian walkways and bicycle trails. i
G. Lot, block and addition name.
H. The building setback lines for each lot. Setback lines may be shown on
each lot, described in margin comments or described by common
detail. In the alternative, the setback lines may be described in a
development plan submitted pursuant to paragraph vi. below.
iii. Open Space.
A. The open space, exclusive of paved areas, parking spaces and patios,
must be not less than 15 percent of the total lot area.
B. Provisions, such as a homeowner's association, shall be instituted to
provide maintenance for all common open space.
iv. One Building per Lot. No more than one residential building may be
located on any lot.
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V. Building Separation. A ten-foot setback shall be required between all
buildings.
vi. Development Plan.
A. Unless setbacks are shown or described on the plat, a development
plan must be submitted showing the proposed setbacks on each lot. '
B. Adjustments in the development plan that change the setbacks from
one lot to another will not be accepted without a written release from
all property owners involved in the adjustment. When amendments are
accepted, the original development plan must be withdrawn in its
entirety.
C. A development plan shall be reviewed as a site plan under the
requirements of Section 6.506, unified residential development.
6. Reconstruction of Nonconforming Accessory Buildings. A nonconforming
accessory building that is damaged by fire, the elements, or other cause beyond
the control of the owner may be repaired or reconstructed in the same rear and
side yard setbacks provided the construction is limited to the identical footprint
(replacement of the foundation is allowed); the building is the same design, height
and roof p itch (use of different material is allowed) and the owner or an agent
obtains a building permit to repair the structure within six months after the
damage date. The owner shall have the burden of proof to establish the damage Y
date.
7. Garage/Carport. No more than one garage and one carport or porte cochere
shall be allowed per residential unit on a single residential lot, unless the
additional garages or porte cocheres are an integral part of the main residential
structure with the same roofline and driveway as the residential structure.
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"RV District, One-Family Detached Units
of Area 3, 0300 square feet minimum per unit
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Lot Width 30-3 feet minimum at building line
ront Yard* 0-5 feet minimum
Side Yard* 3-feet minimum; fire and building codes apply
ear Yard 15 feet minimum
Oei 35 feet maximum(See `6.100 Height') j
Notes:
o front yard entry driveway or parking i
* See ( '6101 Yards'D)for front yard setback requirements. h
** May be subject to projected front yard(Section 6101F)
COMMENTARY:
Carports/porte cocheres —allowed in side, rear and front yard in certain circumstances. (See
`5.301 Accessory Buildings on Residential Lots' D and `6.101 Yards' A).
Fences -2 feet high in public open space easement, 8 feet high behind front yard, (See `5.305
R1 and R2 Districts 2015 amendment Ordinance No.21672-03-2015
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Fences' for fence requirements for fences allowed for residential dwellings).
Facade—Materials and appearance under Section 6.507
N mmp,..e
Lot 1 i ~Lot 2
iOwIT +s dpi:is
4onammen��6I B,lm Sq.F� EE mv..e w o-m.m r•,
pinYnum: E 1
�LalAm i 33 �
SNNNUmhml f �NIMZ �d ^/L-�
he�a�E IN�9�Nr u.ia.r.,....maair+al
•n u. — _• a..wram.ma.
Picture 4.21 .
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"RV District, Detached Zero Lot Line Units i
�Lot Area 12,500 square feet minimum per unit
Lot Width 125 feet minimum at building line
Units per Acre Maximum number of 13 units per acre on average, unless located in a
"C" or"D"District where authorized density shall apply.
rout Yard* 0 feet minimum, garage set back 18 feet if required parking is in front
and
ear Yard 15 feet minimum
Side Yard* One side 10 feet minimum,the other parallel side 0 feet (Section 6.5 03),
Interior lot 10 feet minimum adjacent to side street, interior lot line subject to j
Corner lot** Section 6.503 i
Height 13 5 feet maximum(see Section 6.100) j
otes:
* See s( '6101 Yards'D)for front yard setback requirements. 1
** May be subject to projected front yard(Section 6101F) I
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COMMENTARY: I
Carports/porte cocheres—allowed in side, rear and front yard in certain circumstances. (See
`5.301 Accessory Buildings on Residential Lots' D and `6.101 Yards' A).
Fences -2 feet high in public open space easement, 8 feet high behind front yard, (See `5.305
Fences' for fence requirements for fences allowed for residential dwellings).
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R1 and R2 Districts 2015 amendment Ordinance No.21672-03-2015
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10 feet minimum setback
/rom parePel interior lot Ones
for comer aM Imedor
to Minimum o15 feet
Setback to side street /� to rear property One
Is a minimum of 10 feel.unless /
there is a projected front yard
from another properly to the rear /
f r;yam^ av
_ - .--
o fbacklrom gar age
�to Iron(sveef is e I
inimu or 1 a feel,
Side and setback Frant Sueet m m Setback to front street Is a- —amass there is a plat-
xerefeet on orm Side minimum of 5 feet.unless tea or established
(All lots a rrdnimum of 25 feet wide) ishrea Iron°(yar"`d of gmaty drimensy and greater
dlmenston '
Picture 4.22 .
t NOTE:F=irst unit sets lot pattem for block lace Y
4 .f
r 1,MM9osr F5y_'fdrd__
t
s L t 11 Lpt 2 1 lot 3 t 4ot 4 t lot 5 f l;ot 6
A °
o 0.+- I !g Ott orN- 1 `°
L lY F LL¢ } l
nt o z E t
q EI n O j
E
IF
v nn
.iWOM!^r` - '„_I a? VrOplrlY lm!
c.,e
Street Right-of-way
Picture 4.23 .
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"RI" District, Attached Zero Lot Line Units
of Area 2,500 square feet minimum per unit
of Width _ 25 feet minimum at building line
Units per Acre aximum number of 13 units per acre on average, unless located in a
or"D" District where authorized density shall apply.
ront Yard* 0 feet minimum, garage set back 18 feet if required parking is in front i
and
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ear Yard 15 feet minimum
Side Yard* One side 5 feet minimum, the other parallel side 0 feet (Section 6.503)
Interior lot 10 feet minimum adjacent to side street I
Corner lot**
Oeight �^35 feet maximum(see `6.100 Height')
Notes:
*See (`6.101 Yards'D)for front yard setback requirements.
**May be subject to projected front yard(Section 6.101F).
COMMENTARY:
Carports/porte cocheres—allowed in side, rear and front yard in certain circumstances. (See
`5.301 Accessory Buildings on Residential Lots' D and `6.101 Yards' A).
Fences—2 feet high in public open space easement, 8 feet high behind front yard, (See `5.305
R1 and R2 Districts 2015 amendment Ordinance No.21672-03-2015 j
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Fences' for fence requirements for fences allowed for residential dwellings). i
Facade—Materials and appearance under Section 6.507
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Setback to side street 5 feet minimum setback from Minimum o15 feet
Is a minimum of 10 Parallel interior lot Ivies for
feet,unless there is a gamer an+d interior lots to rear property line
tomantlfromyard
rothanother property
N the rear 1
. SU ' a Setbackfromgarage to
5do /..-* - 1 front street is a mimmum of
Side rd 5albadc(.�----^"'�. to feet.unless there is a
Front Street platted or estalNished(rant l
zero feet on am side Setback to from street yard of greater dimension
is a rtdnimum of 5 teat.— f
unless there Is a plaaetl
(All lots a minimum of 25 feet wide) orestablishe1 trop yaro
of greater tlimeru b.
Picture 4.24 .
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NOTE:Maximum 13 units per acre on average
NOTE:First un ets tat pattern for block face
T y _ m%T pAV YarO
_,_.$.___ _ _._ to � i-I
o g L t 1 I Lot 2j {Lot 3 fLot 4; i;Lot 5 Lot 6;
-,lo,-
m
Side
bie yard
Iront yard lrananomar'-��.t` to o E O m _
pnyertymtba
From yam sT:0 S. {° rt I
uNess mere fe apWmaa 25 ��` oa
Bs:aNrshedhont yard of _7 I`4
g(oatofGRArISRI `. I YUrc I
tuinimum Loc 4V&Ith+ N lmcnbuildina mimmura g—lr cam
At EkMm g um hom yard front yard
Street Right-of-way
Picture 4.25 .
"RV District, Cluster Housing Units
Open Space I 15 percent minimum (see Section 6.504)
nits per Acre aximum 15 units per acre on average, unless located in a"C" or
"D" District where authorized density shall apply.
Front Yard*
Interior lot 5 feet minimum adjacent to street
Corner lot** 10 feet minimum adjacent to both streets
ear Yard 5 feet minimum
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Side Yard*
Interior lot 5 feet minimum adjacent to street j
Corner lot** 10 feet minimum adjacent to both streets
Oeigkt 35 feet maximum (see `6.100 Height')
ldg. Separation 10 feet minimum C
otes:
* See (`6101 Yards'D)for front yard setback requirements.
**May be subject to projected front yard(Section 6101 F)
RI and R2 Districts 2015 amendment Ordinance No.21672-03-2015
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COMMENTARY:
Carports—not allowed in front of building line or in required yards. (Sections 5.30013 and
6.101A).
Fences—2 feet high in public open space easement, 8 feet high behind front yard, (See `5.305
Fences' for fence requirements for fences allowed for residential dwellings).
Facade—Materials and appearance under Section 6.507
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SECTION 2.
Chapter 4, "District Regulations", Article 7, "Residential Districts," Section 4.708. "Zero
Lot Line Cluster" of Ordinance No. 13896, the Zoning Ordinance, Appendix A of the Code of !
Ordinances of the City of Fort Worth, hereby amends section 4.709 to read as follows:
4.709 Townhouse/Cluster("112")District
A. Purpose and Intent
It is the purpose of the Townhouse/Cluster("R2") District to provide a specific zone
for the development of row houses and townhouses on unique patterned lots clustered
around a common access road or cul-de-sac.
B. Uses
In the Townhouse/Cluster ("R2") District, no building or land shall be used and no
building shall be hereafter erected, reconstructed, altered or enlarged, nor shall a ;
Certificate of Occupancy be issued, except in accordance with the use tables in
Chapter 4, Articles 6 and 8 and the supplemental use standards of Chapter 5.
C. Property Development Standards ;
Property in R2 may be developed to the property development standards defined in
the "Rl" district. The minimum dimension of lots and yards and the height of
buildings in the Townhouse/Cluster ("R2") District, shall be as shown in the j
accompanying table. See subsection D.3. below
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Townhouse/Cluster
(«112»)District,i
,Open Space 15 percent minimum
Units per Acre Maximum number of 24-units per acre on average,unless
located in a"C"or"D"District where authorized density
shall apply. I
Maximum Facade Length Maximum building fagade length of 250 ft.
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'Front Yard* None required
Side Yard* j
Interior lot 5 feet minimum adjacent to street
Corner lot** 10 feet minimum adjacent to both streets j
Height 35 feet maximum(refer to"Development Standards, Section
6.100 Height")
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Bldg. Separation 10 feet minimum
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Notes:
*Maybe subject to projected front yard(see Chapter 6 "Development Standards, Section 6.101 G
Yards").
** May be subject to other front, side and rear yard setback requirements (see Chapter 6 i
"Development Standards, Section 6.101D Yards"). E
COMMENTARY:
Carports/porte cocheres — allowed in side, rear and front yard in certain circumstances. (See f
Chapter 5 "Supplemental Use Standards, Section 5.301 Accessory Buildings on Residential
Lots" and Section 6.101 "Yards".)
Fences — Two feet high in public open space easement, eight feet high behind front yard. (See
Chapter 6 "Supplemental Use Standards Fences" for fence requirements for fences allowed for
residential dwellings.)
Facade — Materials and appearance. See Chapter 6 "Development Standards, Section 6.507
Single-Family Residential Design Districts".
D. Other Development Standards
Development in the Townhouse/ Cluster ("R2") District may be subject to a j
variety of general development standards in Chapter 6, and the following
provisions:
1. Signs. On-premises signs 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.
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
Rl and R2 Districts 2015 amendment Ordinance No.21672-03-2015
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line. Such sign shall not be placed within 20 feet of drives providing ingress
and egress to the property. F
2. Parking. Two spaces per dwelling unit, located behind the front building line, r
except for limited local streets or private access easements, where four spaces shall
be required, located behind the front building line or may be provided within the
development. For nonresidential uses, see Chapter 6 "Development Standards,
Article 2 Off Street Parking and Loading," Section 6.200.
3. Residential Design Standards. A site plan for residential development is required.
A. General. Under this provision, townhouses, rowhouses or the clustering of
residential units may be permitted where such units cluster around a common access
road or feed from a loop or cul-de-sac and provided that such development shall
conform to the following regulations regarding buildings and structures.
B. Plat required. Such properties shall be platted showing the following, if f
applicable:
i. Public streets.
ii. Private streets and private access.
iii. Private open space and open space easements.
iv. Utility easements.
v. Public parks.
vi. Pedestrian walkways and bicycle trails.
vii. Lot, block and addition name.
C. Open space.
i. The open space, exclusive of paved areas, parking spaces and patios, must be
not less than 15 percent of the total lot area.
ii. Provisions, such as a homeowner's association, shall be instituted to provide
maintenance for all common open space.
D. One building per lot. Each residential building shall be located on a separately
platted lot. i
E. Maximum Building Fagade length. Building face shall not exceed a maximum of
250 feet.
F. Development plan.
i. Unless setbacks are shown or described on the plat, a development plan must
be submitted showing the proposed setbacks on each lot.
ii. Adjustments in the development plan that change the setbacks from one lot to
another will not be accepted without a written release from all property
owners involved in the adjustment. When amendments are accepted, the
original development plan must be withdrawn in its entirety.
iii. A development plan shall be reviewed as a site plan under the requirements of
Section 6.506, unified residential development. (See also Section 5.302,
accessory uses in unified residential development.)
4. Landscaping and Buffers.Nonresidential uses may require landscaping or buffers.
See Chapter 6 `Development Standards, Article 3 Landscaping, Buffers, and Urban j
Forestry, Section 6300'.
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5. Reconstruction of Nonconforming Accessory Buildings. A nonconforming
accessory building that is damaged by fire, the elements, or other cause beyond the
control of the owner may be repaired or reconstructed in the same rear and side yard i
setbacks provided the construction is limited to the identical footprint (replacement i
of the foundation is allowed); the building is the same design, height and roof pitch
(use of different material is allowed) and the owner or an agent obtains a building
permit to repair the structure within six months after the damage date. The owner
shall have the burden of proof to establish the damage date.
6. Garage/Carport.No more than one garage and one carport or porte cochere shall
be allowed per residential unit on a single residential lot, unless the additional
garages or porte cocheres are an integral part of the main residential structure with i
the same roofline and driveway as the residential structure.
Property Llr3es y
Maximum 12
units per acre
3 z _: *' a e: on average
t •`� `" ! r;
r °w''
1 16%Open
Space min n
u
m
.0 10 units per
building N _
makiriturn
t MIn Frond 7[d No Min,Front Yard On Interior Lots R.p—y Lin.
on Corner Lot curb 6
Street Right-of-Way
Picture 4.27.
SECTION 3. I
Chapter 6, "Development Standards" Article 5, "Residential Design Standards" of
Ordinance No. 13896, the Zoning Ordinance, Appendix A of the Code of Ordinances of the City
of Fort Worth, is amended to delete Sections 6.503 through 6.505 in their entirety and the
sections are hereafter reserved.
SECTION 4.
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This ordinance shall be cumulative of all other ordinances of the Code of the City of Fort j
Worth, Texas (1986), as amended, affecting zoning and shall not repeal any of the provisions of
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such ordinances, except in those instances where provisions of such ordinance are in direct
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conflict with the provisions of this ordinance.
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SECTION 5.
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That all rights or remedies of the City of Fort Worth, Texas, are expressly saved as to any
and all violations of Ordinance Nos. 3011, 13896, or any amendments thereto that have accrued
at the time of the effective date of this ordinance; and as to such accrued violations, and all
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pending litigation, both civil or criminal, same shall not be affected by this ordinance but may be
prosecuted until final disposition by the courts.
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SECTION 6.
That 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 void, ineffective or I
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unconstitutional by the valid judgment or decree of any court of competent jurisdiction, such
voidness, ineffectiveness or unconstitutionality shall not affect any of the remaining phrases,
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clauses, sentences, paragraphs or sections of this ordinance, since the same would have been
enacted by the City Council without the incorporation herein of any such void, ineffective or
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unconstitutional phrase, clause, sentence, paragraph or section.
SECTION 7. j
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That any person, firm or corporation who violates, disobeys, omits, neglects or refuses to
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comply with or who resists the enforcement of any of the provisions of this ordinance shall be
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fined not more than Two Thousand Dollars ($2000.00) for each offense. Each day that a
violation is permitted to exist shall constitute a separate offense.
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SECTION 8.
That the City Secretary of the City of Fort Worth, Texas is hereby directed to publish this I
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ordinance for two (2) days in the official newspaper of the City of Fort Worth, Texas, as
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authorized by Section 52.013, Texas Local Government Code.
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SECTION 9.
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This ordinance shall take effect after adoption and publication as required by law.
APPROVED AS TO FORM AND LEGALITY:
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By:l
Melinda Ramos, Assistant City Attorney Mary Kayser, C S re ary
Adopted: March 3, 2015
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Effective:
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