HomeMy WebLinkAboutOrdinance 6439 e �
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ORDINANCE NO. .6431
LAND USE INTENSITY RATIO
F
a M-70-2
ORDAINED BY
THE CITY COUNCIL
a MARCH 1 , 1971
P
ORDINANCE NO. 6439
AN ORDINANCE AMENDING THE COMPREHENSIVE ZONING ORDINANCE,
NO. 3011 , SAME BEING AN ORDINANCE TO REGULATE AND RESTRICT
THE LOCATION AND USE OF BUILDINGS, STRUCTURES AND LAND FOR
TRADE, INDUSTRY, RESIDENCE AND OTHER PURPOSES: THE HEIGHT,
NUMBER OF STORIES, AND SIZE OF BUILDINGS AND OTHER STRUCTURES:
THE SIZE OF YARDS AND OTHER OPEN SPACES, OFF-STREET PARKING
AND LOADING , AND THE DENSITY OF POPULATION: AND FOR SAID
PURPOSES TO DIVIDE THE MUNICIPALITY INTO DISTRICTS OF SUCH
NUMBER, SHAPE AND AREA AS MAY BE DEEMED BEST SUITED TO CARRY
OUT THESE REGULATIONS: BY MAKING FINDINGS: BY DECLARING
LEGISLATIVE INTENT; BY ADDING CERTAIN TERMS AND THEIR DEFIN-
ITIONS; BY ADDING NEW PROVISIONS FOR OPTIONAL DEVELOPMENT
UNDER UNIFIED RESIDENTIAL DEVELOPMENT REGULATIONS IN DISTRICTS
"A" AND "B" ; BY PROVIDING THAT ALL FUTURE RESIDENTIAL DEVELOP-
MENT BE UNDER UNIFIED RESIDENTIAL DEVELOPMENT PROVISIONS IN
DISTRICTS "C-R" , "C" , "E-R" , "E" , "F-R" , "F" , "G" , "H" , and "I" ,
PRECLUDING FUTURE RESIDENTIAL DEVELOPMENT IN DISTRICT "E-R" ,
"E-P" , "J" , and "K" ; BY PROVIDING DEVELOPMENTAL STANDARDS FOR
UNIFIED RESIDENTIAL DEVELOPMENTS; BY REQUIRING SITE PLAN
APPROVAL AND RECORDING FOR ALL UNIFIED RESIDENTIAL DEVELOPMENTS ;
PROVIDING A SAVINGS CLAUSE; PROVIDING A PENALTY FOR VIOLATIONS
HEREOF: PROVIDING FOR SEVERABILITY; PROVIDING THAT THIS ORDINANCE
SHALL BE CUMULATIVE OF ALL ORDINANCES AFFECTING ZONING; PROVIDING
A SAVINGS CLAUSE; NAMING AN EFFECTIVE DATE AND PROVIDING FOR THE
CITY SECRETARY TO ENGROSS AND ENROLL THIS ORDINANCE BY COPYING
THE CAPTION OF SAME IN THE MINUTE BOOK OF THE CITY COUNCIL AND BY
FILING THE COMPLETE ORDINANCE IN THE APPROPRIATE ORDINANCE RECORDS
OF THE CITY.
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FORT WORTH:
SECTION 1
THAT the City Council of the City of Fort Worth has found
and hereby declares that the existing zoning regulations are inadequate
in respect to the amounts of open space, recreational space and car
parking spaces required in certain residential and mixed use develop-
ments; and
THAT the City Council finds and hereby declares that increased
requirements of open space, recreational space and car parking spaces
are necessary and desirable to carry out the stated purposes of the
comprehensive zoning plan ordinance for the orderly and proper develop-
ment of the community.
SECTION 2
THAT it is the legislative intent of the City Council in
adopting these regulations to
ENCOURAGE the most appropriate use of land throughout the
community;
FACILITATE the clustering of residential and mixed use structures
thus providing for larger amounts of usable open space;
PROMOTE the consolidation of recreational facilities and other
community amenities;
FACILITATE the reduction of cost of utilities and other community
facilities;
RECOGNIZE and provide for better utilization of problem building
sites where unique topographic or other features preclude
the usual individual lot building pattern; and
ENCOURAGE a better environment for the benefit of the occupants,
the neighbors and the community as a whole.
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SECTION 3
THAT Section 1 , Definitions of the Comprehensive Zoning
Ordinance No. 3011 , as amended, be and the same is further amended,
changed and modified by adding thereto, in their proper alphabeti-
cal listing places, the following additional terms and their defini-
tions:
CAR SPACE:
A Car Space is the space required to park one motor
vehicle. The number of car spaces required shall mean that
all necessary ingress, egress and maneuvering space shall
be in addition to the Car Spaces.
CAR SPACE RATIO:
The Car Space Ratio is the ratio of the Car Spaces to
one dwelling unit on the site. The total minimum number of
Car Spaces is the minimum number of car spaces per dwelling
unit for the district in which the site is located times the
number of dwelling units.
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CLUSTER SUBDIVISION:
A Cluster Subdivision is a grouping of individual
building lots or sites in close proximity, each of which
or the majority of which has less land area than required
for isolated individual lots, with the additional area in
the cluster subdivision site being devoted to open space,
recreation space, car spaces and access facilities in
addition to required yards. Cluster subdivisions are per-
mitted by these regulations and are expressly encouraged
subject to the performance standards of the Unified Residen-
tial Development.
DWELLING UNIT:
A residential unit providing complete, independent
living facilities for one family including permanent pro-
visions for living, sleeping, cooking, eating and sanitation.
EMERGENCY ACCESS EASEMENT:
An area other than a dedicated street or place, or an
alley, which is maintained free and clear of buildings,
structures and other obstructions for the purpose of provid-
ing free passage of service and emergency vehicles .
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FLOOR AREA:
The sum total of the area of all floors of all build-
ings on the Unified Residential Development 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. Courts 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 part of the
recreation space.
FLOOR AREA RATIO:
The ratio of the sum total floor area to the net land
area. The ratio is computed by dividing the floor area by
the net land area and multiplying by 100 to read a percentage.
LAND USE INTENSITY:
Land Use Intensity, which may be found abbreviated as LUI ,
is a modification of the Land Use Intensity Rating used by the
Department of Housing and Urban Development to determine if a
proposed project will be compatible, in density and amenity
scale, to the neighborhood in which it is proposed.
MIXED USE STRUCTURE:
A mixed use structure is one in a commercial-zoned district
housing commercial uses on the lower floors and residential uses
above. The Unified Residential Development provisions for open
space, recreation space and car parking spaces shall apply to
the residential uses.
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NET LAND AREA:
Net Land Area is 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 land is dedicated for future opening
or widening of a public street such land shall not be
computed as Net Land Area.
OPEN SPACE:
The Net Land Area minus the Building Area, the Recreation
Area and Car Space. Open space must be open to the sky and
cannot be paved, with the exception of necessary sidewalks.
All recreation space furnished in excess of the minimum recrea-
tion space requirements may be credited 2:1 as open space.
OPEN SPACE RATIO:
The ratio of the Open Space to the Floor Area. The ratio
is computed by dividing the floor area by the net land area
and multiplying by 100 to read a percentage.
PATIO HOUSE:
An attached or detached one family dwelling unit with an
outdoor area enclosed by walls to form a secluded outdoor
living area.
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RECREATION SPACE:
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.
RECREATION SPACE RATIO:
The ratio of the Total Recreation Space to the Floor
Area. The ratio is computed by dividing the total Recreation
Space by the total Floor Area and multiplying by 100 to read
a percentage. All Recreation Space furnished in excess of
the minimum recreation space requirements may be credited
2:1 as open space.
ROW HOUSE: (See Town House)
TOWN HOUSE: (Sometimes referred to as Row House)
A single-family dwelling constructed as part of a series
of dwellings , all of which are either attached to the adjacent
dwelling or dwellings by party walls or are located immediately
adjacent thereto with no visible separation between walls or
roofs.
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SECTION 4
THAT Item 13, SubSection A, Use Regulations of SECTION 3 -
"A" ONE-FAMILY District be and the same is hereby changed, altered and
amended so that it shall hereafter read as follows :
13. Unified Residential Development, as an optional use,
provided that where the optional use is exercised the development shall
be in complete compliance with all requirements as set out in SECTION
16A, UNIFIED RESIDENTIAL DEVELOPMENT, in addition to all other applicable
codes and ordinances.
SECTION 5
THAT SECTION 5 - "C-R" RESTRICTED APARTMENT DISTRICT be changed,
altered and amended so that it shall hereafter read as follows:
SECTION 5 - "C-R" RESTRICTED APARTMENT DISTRICT.
In the "C-R" Restricted Apartment District no building or land
shall be used and no building shall be hereafter erected, reconstructed,
altered or enlarged except for one or more of the following uses:
1 . Unified Residential Development when in compliance with all
requirements set out in SECTION 16A in addition to all other applicable
codes and ordinances; except that the height regulations shall be the
same as District "A".
2. Special Exception uses when authorized by the Board of Adjustment
under the provisions of SECTION 20.
SECTION 6
THAT SubSection A, Use Regulations and SubSection B, Height and
Area Regulations of SECTION 6-"C" APARTMENT DISTRICT be and the same are
hereby changed, altered and amended so that they shall hereafter read as
follows:
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SECTION 6 - "C" APARTMENT DISTRICT
In the "C" Apartment District no building or land shall be used
and no building shall be hereafter erected, reconstructed, altered or
enlarged except for one or more of the following uses :
1 . Unified Residential Development when in complete compliance
with all the requirements set out in Section 16A in addition to all other
applicable codes and ordinances.
2. Special Exception uses when authorized by the Board of Adjustment
under the provisions of Section 20.
3. The following additional uses when a part of a Unified Residential
Development:
a) Private clubs, fraternities, sororities and lodges, excluding
those the chief activity of which is a service customarily carried on as
a business.
b) Hotel , when located on a site which has frontage on a federal
or state designated highway. Incidental business may be conducted within
the hotel .
B. Height and Area Regulations
In the "C" Apartment District the height, front, side and rear
yard requirements shall be the same as for District "A" except that a
maximum height of 45 feet shall be allowed for non-residential uses.
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SECTION 7
THAT SubSection A, Use Regulations and SubSection B, Height
and Area Regulations of Section 7 - "D" Apartment District be and the
same are hereby changed, altered and amended so that they shall hereafter
read as follows:
SECTION 7 - "D" APARTMENT DISTRICT
A. Use Regulations
In the "D" Apartment District no building or land shall be used
and no building shall be hereafter erected, reconstructed, altered or
enlarged except for one or more of the following uses:
1 . Unified Residential Development when in complete compliance with
all the requirements set out in Section 16A in addition to all other applic-
able codes and ordinances.
2. Special Exception uses when authorized by the Board of Adjustment
under the provisions of Section 20.
3. Additional uses the same as "C" Apartment
B. Height and Area Regulations
1 . In the "D" Apartment District the height, front, side and rear yard
requirements shall be the same as for a Unified Residential Development as
set out in Section 16A.
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SECTION 8
THAT Item 1 of the Use Regulations of SECTION 13 - "I" Light
Industrial District be and the same is hereby changed, altered and
amended so that it shall hereafter read as follows :
1 . Unified Residential Development when in compliance with all
requirements set out in SECTION 16A in addition to all other applicable
codes and ordinances ; except that the height regulations shall be the
same as District "A
SECTION 9
THAT Item 1 of the Use Regulations of SECTION 14 - "J" Light
Industrial District be and the same is hereby changed, altered and
amended so that it shall hereafter read as follows:
1 . Any uses permitted in the "I" Light Industrial District except
that all dwellings are excluded and no mobile home park shall be permitted.
SECTION 10
THAT the Comprehensive Zoning Ordinance Number 3011 , as amended,
be further amended, altered and changed by adding thereto a new Section,
SECTION 16A, UNIFIED RESIDENTIAL DEVELOPMENT which shall be and shall read
as follows:
SECTION 16A - UNIFIED RESIDENTIAL DEVELOPMENT PROVISIONS.
A. Legislative Intent
It is the legislative intent of the City Council , in adopting
these Unified Residential Development regulations, to encourage the most
appropriate uses of land; clustering of residential structures to provide
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larger amounts of usable open space; consolidation of recreational facil -
ities and other community amenities; reduction of costs of utilities and-
public services; recognition of problem building sites where unique topo-
graphic or other features preclude the normal building pattern of individ-
ual lots and blocks ; and to encourage a better environment for the benefit
of the occupants, the neighbors and the community as a whole.
B. Permitted Uses :
The Unified Residential Development provisions are designed
specifically for dwelling uses. The permitted uses shall be limited to
single family dwellings , two family dwellings and multi-family dwellings
constructed as detached, semi -detached, multi -family and apartment
buildings ; or as town houses , patio houses , condominiums; or a mix use
structure in a commercial district if platting (or plan) approved by the
City Plan Commission; and accessory buildings and uses as specifically
authorized in these regulations; or any combination of these which are
in compliance with the building and other codes of the City of Fort Worth.
The Unified Residential Development shall be an optional use in
Districts "A" and "B" and shall be required for any residential use in
Districts "C-R" , "C", "D", "E-R" "E", "F" , "F-R", "G", "H" and "I".
1 . Principal Uses
a. Dwellings : Single family, two family and multi family.
b. Mixed use structures housing commercial and dwelling uses
in a commercial zoned district (Except District "E-P") .
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2. Accessory Uses
a. Recreation areas and spaces within buildings primarily
for use of the dwelling occupants.
b. Kindergarten and day nursery primarily for use of the
dwelling occupants.
c. Mechanical and storage buildings necessary for operation
and maintenance of the project.
d. Garages and carports
3. Signs: Identification signs shall be permitted subject to the
following provisions:
a. Signs shall be permitted to identify the use or uses of the
property upon which displayed.
b. A sign or combination of signs shall have a maximum allowable
area of exposure along each dedicated street frontage of not
more than one square foot of sign area for each ten linear
feet of frontage along said street; provided however, a mini-
mum of at least one sign shall be allowed having an area of
twelve (12) square feet.
c. Signs may be illuminated but the source of light shall not be
visible and shall not be intermittent or flashing; revolving
signs shall not be permitted.
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d. Not more than fifty per cent (50%) of the total allowable
sign area may be located in the required yard space along
a dedicated street. However, no individual sign in such
required yard space shall exceed twenty (20) square feet
in sign area.
e. Symbols which are designed as an integral part of the
building structure, and symbols and signs which are not
visible or readable from the public street shall not be
limited by the above regulations.
C. Site Plan Required:
No permit shall be issued for construction in a Unified Resi-
dential Development area unless there has been a site plan approved by
the City Plan Commission and a subdivision plat thereof recorded in the
County Plat Records. Fourteen (14) prints of a proffered site plan shall
be submitted for review. The requirement for a new site plan plat may be
waived when:
1 . The site has been platted for record after receiving the
zoning classification which will be utilized for Unified
Residential Development,
2. And the proposed development is in full compliance with
all other Unified Residential Development requirements.
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D. Site Plan Information Required:
a. The name of the record owner and the engineer, surveyor,
architect or land planner responsible for preparation of
the site plan .
b. The name of the subdivision; the names of adjacent sub-
divisions; the designation of adjacent unsubdivided property
with property owners shown; the names and location with
widths of adjacent streets; and numbers of all existing
and proposed lots , blocks and tracts . The subdivision
plat, in addition to a subdivision name, if any, shall be
clearly labeled "Unified Residential Development Site Plan."
c. The following information shall be required on preliminary
plan.
(1 ) The location of all building setback lines, utility
easements, and emergency access easements .
(2) Certificates of approval to be completed by the commission,
(3) Profiles of grades for streets, when the grade exceeds 10%
other rights-of-way and easements if required by the
commission.
(4) North point, scale and date.
(5) Topographic map with contour intervals as required by
the commission, spot elevations may be required. Wooded
areas shall be outlined.
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(6) Approximate outlines of the perimeter walls of buildings
with their distances from property lines and each other
building.
(7) Identification of open space, recreation space, car park-
ing areas , driveways and other access features.
(8) A table showing the approximate net land area and the
planned amounts of floor area, open space, recreation
space and car parking spaces with their ratios to the net
land area.
(9) A preliminary landscape plan for the entire net land area.
d. The following information shall be required on a final plat.
(1 ) An accurate boundary survey of the property with correct
bearings and distances , referenced to survey lines and
adjacent subdivisions , and showing the lines of all
adjacent lands and the lines of adjacent streets and
alleys with their width and names.
(2) The location of lots , streets , public highways , alleys ,
parks and other features , with accurate dimensions and
with all other information necessary to reproduce the
plat on the ground.
(3) A certificate of dedication of the plat and a copy of
any restrictive covenants to be filed with the plat.
(4) Waiver of any claims for damage to the city.
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E. Submission, Hearing and Approval :
Submission, hearing and consideration and approval of a Unified Resi-
dential Development Site Plan shall be in accordance with the rules of procedure
of the City Plan Commission , The commission may deny, modify, approve , or
approve with conditions ,
The City Plan Commission may authorize and direct the Executive Sec-
retary to execute its certificate of approval on Unified Residential Develop-
ment site plans which are in strict compliance with the criteria and guidelines
which the commission shall develop and promulgate for that purpose ,
When the City Plan Commission finds that detailed plans for proposed
construction were substantially completed on the effective date of this ordinance,
and were diligently prosecuted for implementation within a period of six (6)
months after the effective date of this ordinance the Plan Commission may, at its
discretion, waive, modify or alter these requirements to the end that the spirit
of the requirements shall be generally observed but substantial justice shall be
done to the applicant ,
F. General Requirements in all Districts
a, HEIGHT REGULATIONS: The maximum permitted height for a building
or structure in any unified residential development, shall not
be limited except by other applicable codes and ordinances ,
b. FRONT YARD: There shall be a front yard of not less than twenty
feet on any portion of the site which has frontage on a public
street, (This does not apply to public access easements . ) The
required front yard cannot be paved except for necessary drive-
ways and must remain as open space. The City Plan Commission,
for good cause shown at a public hearing, may modify or waive
the front yard requirements on a Unified Residential Development
site plan where all of the dedicated street frontage is in one
block-face.
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c. SIDE YARD: There shall be a side yard of at least ten feet
adjacent to any lot not a part of the Unified Residential
Development and which is zoned "A" , "B" , "C-F", "AG" or
"MH" and is occupied by a use permitted in those Districts;
otherwise no Side Yard shall be required. Paved driveways
are permissible in Side Yards.
d. REAR YARD: There shall be a rear yard of at least ten feet
when adjacent to any lot not a part of the Unified Residential
Development and which is zoned "A", "B", "C-F", "AG" or "MH"
and is occupied by a use permitted in those Districts;
otherwise no Rear Yard shall be required. Paved driveways
are permissible in Rear Yards.
e. Where outside entrances to individual dwelling units are
provided, no such dwelling unit need front upon a dedicated
street.
f. Emergency access shall be provided to each principal building
by:
(1) A street or public alley; or by
(2) A private way, alley, or paved place, delineated on an
approved subdivision plat conforming to the requirements
of Article 974a, Revised Civil Statutes of Texas.
Access may also be provided by an emergency access ease-
ment approved by the City Plan Commission and recorded in
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the Tarrant County Deed Records , provided that where access
is not available by a street, alley, place or recorded
easement; and recorded easement access is planned, construc-
tion permits may be issued and construction may proceed but
certificate of occupancy shall not be issued until the
required emergency access easements are approved by the City
Plan Commission and filed for record in the Tarrant County
Deed Records . Emergency access easements shall be not less
than twenty-six (26) feet in width, the boundaries shall be
distinctly and permanently marked on the ground and the
entrances shall be permanently marked by signs not less than
two (2) square feet nor more than four (4) square feet in
face area .
The paved width of an emergency access easement may be reduced to,
but not below, 20 feet provided that curbs shall not exceed 5 inches in height
and further provided that there shall be no obstructions which will interfere
with the use of the full 26 foot width of the easement by emergency vehicles
and their appurtenances .
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SECTION 7 - FLOOR AREA RATIO, OPEN SPACE, RECREATION SPACE:
The maximum floor area, the minimum open space, the minimum
recreation space shall be as tabulated below for the district in which the
Unified Residential Development is located:
DISTRICT MAXIMUM MINIMUM MINIMUM MINIMUM PARKING
F.AeR. O.S.R. R.S,R.
"A" 28% 170% 15 (See following Page)
"B" , "E-R" , "I" 37% 120% 14% "
"C-R" , "E" 43% 100% 13% "
"C", "F" , "F-R" 53% 58% 9% "
I'D", IV', "H11
1 and 2 story 58% 46% 9% "
3-6 story 75% 40% 8% "
7-12 story 90% 35% 6% "
13 story 200% 25% 6% "
& over
1F.A.R. is ratio of floor area (all stories) to land area.
2O.S.R. is ratio of open space to total floor area .
3R.S.R. is ratio of recreation space to total floor area. (Exclusive of O.S.R.)
NOTE: Unified Residential Development is not permitted in District "K", "AG",
"CF" , "EP" , and "M,H."
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1
In any Unified Residential Development there shall be fur-
nished and maintained one (1 ) car parking space for each 500 square feet
of floor area in the dwelling, excluding mechanical and storage spaces ;
plus one (1 ) additional space for each 100 square feet of indoor recrea-
tion area; provided that the total number of car parking spaces required
shall not be less than 1 .5 per dwelling unit and need not exceed 2.5
per dwelling unit.
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s
SECTION 11
THAT Item 4, Unified Residential Development, of SubSection A
of SECTION 18 - MODIFICATIONS TO DISTRICT REGULATIONS be and the same
is hereby repealed.
SECTION 12
THAT all rights or remedies of the City of Fort Worth, Texas , are
expressly saved as to any and all violations of Ordinance No. 3011 or of
any amendments thereto, of said City of Fort Worth, Texas that have accrued
at the time of the effective date of this ordinance, and as to such accrued
violation, the court shall have all the powers that existed prior to the
effective date of this ordinance; and that all existing violations of
Ordinance No. 3011 , as amended, which would otherwise become non-conforming
uses under this ordinance, shall not become legal non-conforming uses under
this ordinance but shall be considered as violations of this ordinance in the
same manner that they were violations of Ordinance No. 3011 , as amended, of
said city.
SECTION 13
THAT it is hereby declared to be the intention of the City Council
that the sections, paragraphs, sentences, clauses and phrases of this ordin-
ance are severable, and if any phrase, clause, sentence, paragraph or section
of this ordinance shall be declared void, ineffective, or unconstitutional
by the valid judgment or final decree of a court of competent jurisdiction,
such voidness, ineffectiveness or unconstitutionality shall not affect any
Y
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of the remaining phrases , clauses , sentences , paragraphs and sections
hereof, since the same would have been enacted by the City Council without
the incorporation herein of any such void, ineffective or unconstitutional
phrase, clause, sentence, paragraph or section.
SECTION 14
THAT 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 less than Five and
No/100 Dollars ($5.00) nor more than Two Hundred and No/100 ($200.00) for
each offense. Each day that a violation is permitted to exist shall con-
stitute a separate offense.
SECTION 15
THAT the City Secretary is hereby directed to engross and enroll
this ordinance by copying the caption of same in the Minute Book of the
City Council and by filing the complete ordinance in the appropriate
Ordinance Records of the City.
SECTION 16
THAT this ordinance will take effect and be in full force and effect
from and after 1971
APPROVED AS TO FORM AND LEGALITY:
do , /
City Attorney
Adopted
ADJACENT OPEN SPACE BONUS
FOR UNIFIED RESIDENTIAL DEVELOPMENTS
Subject to City Plan Commission approval , adjacent and abutting
beneficial open space which has a reasonable expectance of perpetuity (such
as a river or a public park) may be considered as bonus net land area for
computation of the number of dwelling units permitted on a site, with
these limitations:
1 . Not more than 100 feet of the depth of the
abutting open space shall be counted, and
2. The increase in the total floor area allowable
by bonus open space shall not exceed 20%.
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UNIFIED RESIDENTIAL DEVELOPMENT:
For the purposes of this ordinance a Unified Residential
Development is defined as a grouping of residential structures,
with their permitted accessory buildings and uses, open spaces,
recreational spaces, car parking spaces and emergency access
facilities; all developed, or proposed to be developed on a tract
of land initially under single ownership or unified control as
opposed to the usual development of one dwelling on one lot of
record; having approval of the City Plan Commission and being
recorded in the County Records; dll to the aim of permitting more
flexible and innovative land use while securing greater amenities
of livability space, recreational space and car space to the
benefit of the occupants and the community. Within the limits of
the performance standards for a Unified Residential District, as
set out below, Unified Residential Developments shall include
"Cluster Subdivision," "Row Houses," "Patio Houses," "Town Houses"
and "Mixed Use Structures."
UNIFIED RESIDENTIAL DEVELOPMENT SITE PLAN:
A plan which shows existing and proposed physical features
together with data in respect to number of dwelling units, floor
area ratio, open space ratio, car space ratio and such additional
data as will furnish the City Plan Corinis5ion a complete picture of
the proffered Unified Residential Development; and which will provide
inspection personnel sufficient data for processing of permit applica-
tions. The use of the words "Site Plan" for the purposes of this
definition shall mean a Unified Residential Development Site Plan.
_
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CITY OF FORT WORTH, TEXAS _�, p+��� �� ���-'�•'�' „��
CITY PLANNING DEPARTMENT
CITY HALL
FORT WORTH,TEXAS 76102
ED 2-7241 / AREA CODE 817
January 6, 1971
The Honorable Mayor and
Members of the City Council
City of Fort Worth, Texas
Gentlemen:
RE: RECOMMENDED LAND USE INTENSITY ZONING (M-70-2)
At the close of an advertised public hearing held on Wednesday,
December 16, 1970, the Zoning Commission unanimously recommended that
the City Council adopt changes and amendments to the text of the
Comprehensive Zoning Ordinance No. 3011 .
A copy of the minutes of the Commission meeting is attached.
A copy of a draft ordinance embodying the recommended changes will
be submitted for Council consideration.
Respectfully Submitted,
0-a4� "tZ4��
Dennis Hopkins
Chairman
ZONING COMMISSION
Fort Worth, Texas
Regular Meeting -- December 16, 1970
PRESENT
Dennis Hopkins, Chairman
Max Eubank, Vice Chairman
Mrs . Madge Johnstone
Grady Shropshire
C . A. Holliday
Donald Hudgins (left at 3:00 P.M. - before the voting session)
Wray D _ Brown
John Wood
Ray Wyatt
STAFF PRESENT
David E . Farrington, Planning Director
Mrs , Geraldine Harr, Senior Planner
Joe Bilardi , Executive Secretary
Charles Johnson, Planning Assistant
The meeting was called to order at 1 :00 P.M,
The Chairman of the Zoning Commission presented Resolution 's of Appreciation to
two former members, Messrs . Thurman Killman and C , E. "Bud" Wann, which were read
into the permanent record of the Zoning Commission meeting.
M:56 MINUTES
The minutes of the Regular Meeting of November 12, 1970 were approved unanimously,
on a motion by Mrs . Johnstone, seconded by Mr. Eubank.
PUBLIC HEARING REQUESTS
Z-70-154 PROPOSED TEXT CHANGE
Modification of the Unified Residential Develop-
ment Provisions
The Planning Director represented this request . He began with a slide presentation
which he stated proposed a method of »residential land use and open space that was
developed as a result of the expressed concern of the City Council , Zoning Commis-
sion, City Plan Commission and Zoning Board of Adjustment, He pointed out that be-
cause of the Regional Airport and its auxiliary facilities, industrial parks, world
trade center, etc, , Fort Worth 's population would increase fifty per cent in the
next fifteen years, and double by the year 2000. He said that in order to provide
sufficient housing, the trend would be toward apartment living, He stated that
existing dwelling district zoning regulations did not provide for development and
use of land in keeping with changing land use demands . He showed a number of
slides of actual developments in order to demonstrate the intent of the proposed
ordinance amendment which is: to encourage the most appropriate uses of land;
clustering of residential structures to provide larger amounts of usable open space;
consolidation of recreational facilities and other community amenities; reduction
of costs of utilities and public services; recognition of problem building sites
where unique topographic or other features preclude the normal building pattern of
individual lots and blocks; and to encourage a better environment for the benefit
of the occupants, the neighbors, and the community as a whole.
Zoning Commission 12-16-70 2
Z-70-154 (cont, )
The Planning Director concluded his presentation by showing the Commission several
actual plot plans of existing deveiupments in curt Worth that conformed qu)te
closely with the provisions of the proposed ordinance amendment -
Del Barron, President of the Apartment Association of Tarts n7� C,:Jnty, stated that
the Association could not endo-se the proposed text change 'n its entirety as they
had not had sufficient time to examine it . He stated that : "uster hous ;ng, row
housing, patio type development, something other than garden type apartments, was
needed in Fort Worth , He said Fort Worth had grown on a horizontal bases and -t
was time to consider vertical development because land was becoming scarce. He
stated that the Association was concerned that when Unif'ed Residential Development
was put into effect under the proposed ordinance, every apa-tment project in the
"C-R" and "C" Districts would have to be approved by the City Plan Commission to-
gether with all of the detailed plans they must have befo-e they can review it -
He stated that if the ordinance required this only in the "A" and "B" Districts for
cluster developments, they telt this was reasonable -- but st-11 had some reserva-
tions , He said the Plan Commission in a few years m ght take the same attitude
as the Board of Adjustment, that they had no authority to app,cJe :luster housing,
He stated that if building cluster housing in "A" and "B" was zoning, then 4t should
be the responsibility of the Zoning Commission He also *ook exception w7th the
proposed parking provisions , He requested that the Zoning Commission allow the
Association more time to study the proposed text change by postponing the, - decision
for preferab°y sixty days , but not less than th° rty days ,
The Chairman asked Mr . Barron how he thought parking requ) ementy should be deter-
mined?
Mr, Barron replied that parKing shouia he determined by the number of bedrooms .
ThePlanning Director stated that the proposed parking requirements assumed there
would be a mixture of one, two and three bedroom units in each project and there-
fore were based on averages , He said the present ordnance was harder to admin—
ster and control , He stated that it would not be necessay for the Plan Commission
to review every apartment project _ A set of crite, a was being developed and -, f a
proposed development met those criteria the Executive Secretary would have authority
to execute a certificate of appro•-il Only duster developments in the "A" and "B"
Districts would require publ7c hear°ng and review by the Plan Commission - He added
that the Zoning Commission would have as much authority under the proposed amendments
as they presently had,
John Maddux, a member of the Apaftment Associat?on, agreed that some change was
necessary, but stated that this could be handled within the framework of the ex—ting
ordinance. He stated that most things •n the proposed text change would not be
needed by 99 per cent of the projects , He was especially concerned w)th any change
from horizontal to vertical development because of the increased construction costs .
He said L .U,I - was not easy to understand, and also requested additional study time.
Bart Bradford, Land Planner, stated that the present ordinance was archaic and that
a performance or site plan ordinance was badly needed He said he was basically
in favor of the proposed ordinan-,e but telt there were some adjustments needed and
that he wou'ld be happy to serve on the Apartment Association Committee if the Com-
mission allowed the requested additional study time -
Zoning Commission 12-16-70 3
Z-70-154 (cont. )
M, B. Fleet, Chairman of the Apartment As�cciation Committee, also requested addi -
tional time because the propcsee changes were quite complex and not fully understood .
J. B, Nelson, member of the Apartment Association, asked why the proposed text change
was being 'rushed?
The Planning Director stated that this was the type o,dinance the City Counc7l wanted
and felt should have been in effect some time ago , He said all the bugs would not
be uncovered until it was put into p,,active- He added that perpetual study was not
the answer,
The Chairman stated that 'n the past proposed text changes were somet.,�mes dragged
out for further study as long as eighteen months- He said amendments could always
be made if portions of the proposed ordinan:.e d,d not work out In actual prar't,ce ,
He stated that the proposal was something Fort Worth had needed for a long time ,
Mrs , John R Hart appeared and urged the Comvs sjon to adopt the subje;t proposa� ,
Mr, James Bu'rnecke, with Baker-Jones-Crow, stated that his company planned, construc-
ted and man#ged several apartment complexes . He said that the City should be commen-
ded for trying to move along with changing times, and that he was in favor of the
concept and the proposed text change .
The Planning Directoe stated that the follow,ng three items were not 7,ncluded in
the draft repo,,t to the Commission: (1 ) Accessory buildings; (2 ) Signs; (3) Day
care facilit es for use of project res dents .
He requested that the Commission incrude these three Mems in their recommendat`on
to the City Council _
After discussion the Commission, on a motion by Mrs , Johnstone, seconded by
Rev, Holliday, unanimously
VOTED: To recommend that the City Council APPROVE the Proposed Text
Change, including provisions for f11 Accessory buildings;
(2) Signs; (3) Day care facileties for use of project residents ,
ADDENDUM
TO
THE LAND USE INTENSITY RATIO
A PROPOSAL FOR FORT WORTH
VOLUME II
FORT WORTH PLANNING DEPARTMENT
JANUARY, 1971
PREFACE
The material contained in this Addendum is intended
to be used with, and to supplement, the Land Use Intensity
Ratio Proposal for Fort Worth, Volume II .
Certain additions and changes are offered as specified.
SECTION 1 .
No change.
SECTION 2.
After its public hearing on December 16, 1970 the City Zoning
Commission adopted a motion that the Land Use Intensity Ratio Proposal be
recommended to the City Council , with amendments as discussed.
The amendments are to incorporate provisions for:
1 , Day Nurseries and Kindergartens primarily
for use of the dwelling occupants.
2. Signs shall be permitted to identify the use
or uses of the property upon which displayed.
3, Accessory buildings and uses.
After further discussions with representatives of the affected
industry the Planning Director would like to include the following changes:
SECTION 3
Provision can be made for waiving the requirement for a new site plan
plat when:
I . The site has been platted for record after receiving
the zoning classification which will be utilized for Unified
Residential Development,
2. And the proposed development is in full compliance
with all other Unified Residential Development requirements.
^! 4 & 5
No change.
SECTION 6,
In reference to SIDE YARD, at page 15 of the report it is recom-
mended that the SIDE YARD and REAR YARD requirements be re=worded as
follows:
co SIDE YARD: There shall be a side yard of at least ten
feet adjacent to any lot not a part of the Unified Resi-
dential Development and which is zoned "A" , "B'" , "'C-F'" ,
"AG" or MH and is occupied by a permitted use in those
Districts; otherwise, no Side Yard shall be required.
Paved driveways are permissible in Side Yards.
d. REAR YARD: There shall be a rear yard of at least ten
feet adjacent to any lot not a part of the Unified Resi-
dential Development and which is zoned "A", "B" , "C-F" ,
"AG" or "MH" and is occupied by a use permitted in those
Districts; otherwise no Rear Yard shall be required.
Paved driveways are permissible in Rear Yards.
SECTION 70
In reference to SECTION 7, FLOOR AREA RATIO, OPEN SPACE, RECREATION
SPACE AND CAR SPACES: , at page 17 of the repor=t, it is recommended that the
following section be substituted:
s2s
SECTION 7., FLOOR AREA RATIO, OPEN SPACE, RECREATION SPACE:
The maximum floor area, the minimum open space, the minimum
recreation space shall be as tabulated below for the district in which the
Unified Residential Development is located:
MAXIMUM MINIMUM MINIMUM
DISTRICT F,VR. 0,SR. R.S,R�
28% 170% 15
"B" , ""E-R"" 37% 120% 14%
'"C-R"" , "E"" 43% 100% 13%
""C"" - "F11 , ""F=R"" 53% 58% 9%
'Vm ,, ""G"" , 'PH"
PH"
1 & 2 story 58% 46% 9%
3=6 story 75% 40% 8%
7-12 story 90% 35% 6%
13 story 200% 25% 6%
& over
1F: A, R, is ratio of floor area (all stories) to land area,
20 5 R� Is ratio of open space to total floor area
3R,S, R� is ratio of recreation space to total floor area
NOTE. Unified Residential Development is not permitted in Districts "I" ,
"K"" , ""AG"" , ""CF"" , "EP"" and "M, H."
SECTION 8,
In reference to the definition of FLOOR AREA at page 20 of the report
it is recommended that the following additional wording be added to the
definition:
- 3 �
" Excluding utility rooms , mechanical rooms,
attics with headroom of less than 6 feet, parking structures ,
unenclosed stairs or fi
SrC s I UN 7A
ADJACENT' OPEN SPACE BONUS
FOR UNIFIED RESIDENTIAL DEVELOPMENTS
Subject to City Plan Commission approval , adjacent and abutting
beneficial open space which- has a reasonable expectance of perpetuity (such
as a river or a public park) may be considered as bonus net land area for
computation of the number of dwelling units permitted on a site, with
these limitations,
1 . Not more than 100 feet of the depth of the
abutting open space shall be counted, and
20 The increase in the total floor area allowable
by bonus open space shall not exceed 20%.
� 5m