HomeMy WebLinkAboutOrdinance 19013-01-2010ORDINANCE NO 19013-01 2010
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 ARTICLE 7 "RESIDENTIAL
DISTRICTS", OF CHAPTER 4, "DISTRICT REGULATIONS" TO
ESTABLISH A NEW RESIDENTIAL ZONING DISTRICT, SECTION
4 713, "URBAN RESIDENTIAL ("UR") DISTRICT AND ESTABLISH
DEVELOPMENT STANDARDS FOR THE DISTRICT, AMENDING
SECTION 4.603, "THE RESIDENTIAL DISTRICT USE TABLE" OF
CHAPTER 4, TO REFLECT THE NEW DISTRICT AND USES TO BE
ALLOWED, AMENDING SECTION 4.100, "DISTRICTS
ESTABLISHED", OF CHAPTER 4 TO REFLECT THE NEW DISTRICT,
AMENDING CHAPTER 9 TO ADD DEFINITIONS RELATED TO
URBAN RESIDENTIAL DISTRICT, PROVIDING THAT THIS
ORDINANCE SHALL BE CUMULATIVE, PROVIDING A
SEVERABILITY CLAUSE, PROVIDING A PENALTY CLAUSE,
PROVIDING FOR PUBLICATION IN THE OFFICIAL NEWSPAPER,
AND PROVIDING AN EFFECTIVE DATE
WHEREAS, the Comprehensive Plan designates mixed-use growth centers and urban
villages to encourage the development of sustainable, compact, pedestraan-scaled, mixed-use
neighborhoods and commercial centers, and
WHEREAS, m December 2007 the City Council adopted urban village master plans
that recommended creating an urban residential zoning distract to serve as a transition between
mixed-use areas and adjacent single family neighborhoods, and
WHEREAS, the City's existing multifamily zoning classifications require a suburban
development form that is not compatible with central city neighborhoods or urban mixed-use
distracts, and
WHEREAS, the Planning and Development Department formed aMixed-Use Zoning
Advisory Group to guide the creation of an urban residential zoning classification, and
WHEREAS, urban residential zoning addresses the need for denser residential
developments to support and complement rail transit and to support commercial uses, and
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WHEREAS, urban residential zoning will be a residential-only distract with building
heights consistent with single-family zoning where an urban form is still desirable; and
WHEREAS, it is recommended that the City Council adopt an amendment to the Zoning
Ordinance to incorporate Urban Residential distract standards,
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE
CITY OF FORT WORTH, TEXAS AS FOLLOWS
SECTION 1
Article 7 `Residential Distracts" Chapter 4 `Distract Regulations" of Ordinance No
13896, the Zoning Ordinance of the City of Fort Worth, is hereby amended to add a new section,
Section 4 713 `Urban Residential Distract ("UR')" to read as follows.
Sec 4.713. Urban Residential District ("UR")
A. Purpose and Intent.
1 Purpose.
It is the purpose of the Urban Residential ("UR') Distract to provide a residential
density transition zone between low density single family neighborhoods and
higher density commercial areas. An additional purpose of the Urban Residential
("UR ') Distract is to encourage a range of housing choices within walking
distance of rail transit stations and mixed-use urban villages. The goal is to
ensure compatibility between one and two-family distracts and more intense
mixed-use distracts and related uses.
Urban residential neighborhoods are characterazed by higher density residential
structures in a highly walkable urban environment. The following building types
will be found m neighborhoods with Urban Residential zoning:
Apartment/Condominium, Townhouse, Manor House, and Single Family House.
Maximum densities m Urban Residential ("UR') distracts are determined by the
building form and compliance with other development standards included
throughout the Zoning Ordinance, such as but not limited to maximum building
heights and required parking. New housing m Urban Residential ("UR') distracts
is between two and three stones m height, providing a density transition between
low density neighborhoods and areas zoned for higher density Enhanced
landscaping m Urban Residential ("UR') distracts provides street trees to help
protect pedestrians from the elements, creating more attractive and walkable
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neighborhoods. A mixture of housing types is present to provide architectural
diversity while shallow front setbacks frame the pedestrian environment with
engaging building facades, improve visibility and safety of building entrances,
and increase neighborhood vitality
2. Intent Statements
a. General Development Principles ~
1 Promote apedestrian-oriented urban form. In contrast to conventional
zoning standards that place a primary emphasis on the regulation of land uses,
urban residential development standards and guidelines focus on promoting a
walkable, urban form of development, consistent with the surrounding area s
historic urban character The focus on form promotes buildings that conform to
tested urban design principles.
2. Require excellence in the design of the public realm and of buildings
that front public spaces. The most successful and memorable urban
environments are those m which walking down the street is appealing. Streets,
plazas, parks, and other public spaces should be comfortable and inviting, and
buildings fronting those spaces should be active and. visually interesting at the
pedestrian level.
3. Encourage creativity, architectural diversity, and exceptional design.
Urban residential is intended to promote high quality design, and the development
review process for urban residential projects is intended to promote flexibility
Standards and guidelines, as well as the development review process, are intended
to support creativity and exceptional design while discouraging uniformity
4 Promote sustainable development that minimizes negative impacts on
natural resources. Creating a walkable, higher density residential district
surrounding mixed-use distracts supports sustainable development by providing an
alternative to low-density development in peripheral areas. In accordance with
sustainable development principles, the urban residential buildings and public
spaces should be designed to minimize negative impacts on air and water quality
and promote innovation m environmental design.
b. Building Types Permitted
The following building intent statements and illustrations have been provided to
demonstrate the recommended building forms m the Urban Residential ("UR')
Distract. All intent statements are addressed through development standards set
out m Section 4 713 B C and D
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1 Apartment/ Condominium. The front of the building is placed on, -- >--
or very close to the front property line. On corner lots, the building side ~ =="
facing the street is also placed on or near the side property hne. The ¢D ~ ~~
building often shares a common entrance. Primary entrances are romtnent I~ ~
,~-
and street facing. An elevated ground floor for residential uses is ~`~
recommended to ensure privacy Parking for an apartment/condomamum ~ '~
building is allowed on the side or rear of the building, but the preferred
method is at the rear of the building. ~~,:
2. Townhouse A building with three or more attached dwelling units
consolidated into a single structure. The front of the building is placed on,
or very close to the front property line. On corner lots, the building side o ~o~----~
facing the street is also placed on or near the side property hne. A ° o 0 0 ° '
townhouse unit is more than one story in height; however units should not ° ° ~ ~'
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be vertically mixed. Each unit has its own external entrance. Parking access j ~ '~ `~ ~ ,~
via a driveway or rear alley is required. An elevated ground floor for ~•' ,},,
residential uses is recommended to ensure privacy ~` ~ ~~'y''
3. Urban Manor House. A development/building with two to five ~'
attached dwelhng units consolidated m a single structure. A manor house is ¢~ I:
located on a single lot and contains common walls. Dwelling units w~thm a I~('1 -
building may be situated eifher wholly or partially over or under other - - .--.`
dwelhng amts. The front of the building is placed on, or very close to the _
' €~
front property line. On corner lots, the building side facing the street is also ~_
placed on or near the side property hne. The building has the appearance of a _
`'~
convf;ntronal single family house with a suigle primary entrance except that a
manor house wrfh two dwelling units (duplex) may'have one primary entrance _
for each amt provided it meets the requirements of 4 713 D 7 e.rv An I ~~y' ~ `" ~ ~'
~
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elevated ground floor for res~dent~al uses is recommended to ensure privac y
`~'
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Parking for a manor house is allowed on the side or rear of the building
but _'_y
,
i
,. ~ L`
,
the preferred method is through traditional forms wifh detached garages at the ,
`~"°--~.
- ~%'
rear when possible. ~
`~~~/
4 Single-Family House. The front of the building is placed on, or
very close to the front property line. On corner lots, the building side i c~
facing the street is also placed on or near the side property line. An elevated Ins
ground floor for residential uses is recommmended to ensure privacy Parking ~ _
for a single family home is allowed on the side or rear of the building, but ~ :. _ ~ ~--'
the preferred method is through traditional forms wrfh detached garages at _.~
the rear when possible. ~~-`./~
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B Uses In the Urban Residential ("UR') Distract, 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 m accordance with the use table m Chapter 4
Article 6 and the supplemental standards of Chapter 5
C Property development standards In the Urban Residential ("UR') Distract, the
dimension of yards, the maximum height of buildings, the maximum residential density
and the required open space shall be as follows.
1 General yard development standards• Development shall be exempt from
Chapter 6 article 1 Sections 6 101 B 6 101 C 6 101 E. and 6 101 F
2. Front yard• 20 feet maximum setback
3 Rear yard'
a. 20 feet minimum setback for the pnmary structure
b 5 feet minimum setback for an accessory structure unless an alley is
provided, m which case there is no minimum
4 Side yard Setbacks are required when an abutting property with an existing
building has windows facing to the side. Any new development or addition shall
provide at least ten (10) feet of separation between the existing and new buildings.
5 Minimum Building Height• Two (2) stones consisting of a minimum of 17 feet
6 Maximum Building height 35 feet
Note Development m the Urban Residential ("UR') Distract is exempt from Section
6 100 `Height" Building height for all uses shall be measured from the top of the
finished slab at grade level to the top of the highest wall top plate. An unroofed and
unenclosed rooftop terrace, and the enclosed stairwell or elevator providing access to the
terrace, shall not be included m the measurement of total building height.
7 Maximum residential units per acre• none
D Other development standards Development m the Urban Residential ("UR') Distract
shall be subject to the applicable development standards in Chapter 6 and the following
provisions.
1 Off street parking and loading. The following table establishes the required
parking for the allowed building types m the Urban Residential ("UR') Distract.
All other applicable requirements and applicable nonresidential use requirements
included m Chapter 6 Article 2 apply
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a. Parking Table
Building Type/Use Requirement
Single Family (UR) 2 parking spaces located behind the front of the
building line per dwelling unit.
Townhouse (UR)
2 parking spaces per dwelling unit are required at
the rear of the primary structure and accessed via a
driveway or rear alley
Manor house (duplex) 2 spaces per dwelling unit
plus 1 space per bedroom over three (3) bedrooms
per dwelling unit
all located behind the front building line
Manor house 0 75 to Toff-street spaces required per bedroom,
(apartment) and . located behind the front building lme*
Apartment/
Condominium Plus 1 space per 250 square feet of common areas,
offices and recreation (less laundry rooms and
On-street parking along storage)
the lot frontage maybe
applied toward the If the development is wrthm 1 000 feet of a rail
minimum parking transit station
requirements, but shall
not reduce the 0 5 to 1 off street spaces required per bedroom,
applicable maximum located behind the front building lme*
parking limitations.
Plus 1 space per 250 square feet of common areas,
offices and recreation (less laundry rooms and
storage)
*All partial spaces are rounded up
b The required off street parking maybe located off premises, on property
within 500 feet of the subject site within a structured parking garage.
c. Surface parking shall not be permitted between a building front and the
street. Residential uses locally designated as either Historic or Cultural
Landmark ("HC") or Highly Significant Endangered ("HSE") shall be
exempt from off-street parking requirements.
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2 Landscaping and buffers. See Chapter 6 `Development Standards" Article 3
`Landscaping, Buffers and Urban Forestry" provided however the following
provisions shall apply m the Urban Residential ("UR') District:
a. Bufferyard.
i. A bufferyard is not required between the boundary of a one- or
two-family development within the Urban Residential ("UR')
Distract and an adjacent one- or two-family distract.
u. Multi family development within the Urban Residential ("UR')
District shall have a five (5) foot bufferyard.
b Enhanced landscaping point system requirements. Enhanced landscaping
must earn a minimum of 30 points (20 points m urban single family
house and urban manor houses with two (2) units) that are awarded for
providing and maintaining specific landscaping and design features.
The points are accumulated as follows
Enhanced Landscaping Point System - 30 points required (20 points in
sin le-famil houses and urban manor houses with two 2) units)
Feature Requirement or example items Points
Awarded
Plaza 5% of net land area. Plaza shall be continuous 15
w/ minimum area not less than 1 000 sq ft. If
S% of net land area is greater then 2, 000 square
feet, multiple lazas are permitted.
Playground 5% of net land area w/ mzmmum area not less 15
than 1000 s ft
Community 1 pt for every 250 sq ft w/ minimum area not 5-15
garden less than 1250 sq ft
Arcades, structural 50% of facade facing primary street or 25 linear 10
awnings, galleraes, ft, whichever is greater 4 ft minimum depth.
balconies or other
approved
edestraan shelter
Single family front 50% of facade facing pramary street 10
orch
Enhanced Each 50 ft segment of street frontage is required 10
streetscapmg to have 2 streetscapmg items. Items include but
are not limited to benches, trash receptacles, bike
racks, and planters using materaals appropriate
for the adjacent street and approved by the
Transportation and Public Works Department.
Pedestrian-scaled 1 light post every 60 ft of street frontage; style 10
lighting approved by the Transportation and Pubic Works
Department and consistent with other pedestrian
lights on the same block.
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Programmed 3% of net land area. Programmed recreation 10
recreation area areas include but are not limited to chess parks,
(buildings with 3 bocce ball courts, and exercise/yoga facilities
or more units)
Public art As approved by the Planning and Development 10
installation Director or designee. Public art installations
include but are not hmrted to pieces of sculpture,
murals, and water features planned and executed
with the specific intention of being sited or
staged m the physical public domain, outside and
accessible to all. Materials used are durable and
resistant to graffiti and weather
Street trees Required spacing: 10
• Small/Medium Canopy 25 - 30 ft
• Large Cano y 35 - 40 ft
Window awnings, 25% of facade facing primary street or 15 linear 5
shallow door ft, whichever is greater Multiple features (i.e.
canopies, or other awnings) may add up to the required amount.
facade features
that are not
intended to
provide pedestrian
shelter (less then 4
ft in depth)
Programmed Minimum 15 seats 5
sitting area/pubhc
outdoor dining
area
Proximity to a Within 500 ft 5
public park
Sustainable Xeriscapmg, on-site stormwater management, 5
landsca ing rain gardens, bio-swales, etc.
Roofto terrace Minimum 200 sq ft 5
Paved walkway 1 pt for every additional foot of sidewalk width 1 11
enhancement over the City standard (up to a 15 ft wide
sidewalk total)
i. Points shall be awarded only once for each feature category per
project
ii. Submittal of Landscape Plan. The location and description of
enhanced landscaping features, decorative paving, sidewalk
furniture or other decorative elements, shall be indicated on the
landscape plan.
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iii. Landscape area required. Section 6 301.H `Landscape Area
Required" does not apply to developments in the Urban
Residential ("UR') District except;
a) Section 6.301.H 1 b
b) Section 6.301.H 1 d, and,
c) When there is a front yard setback of at least five feet, front
yard landscaping is required for areas outside of ground
level patios, parkways and pedestrian walkways. Front yard
landscaping must adhere to the shrub and native plants as
listed m Table 6 8, Table A of Section 6.301.H. as well as
other applicable regulations described or referenced within
the UR regulations.
iv Imgation. An irngation system shall be installed to provide total
water coverage to all plant materials installed pursuant to this
Section 6.301 I `Irngation for developments with more than three
dwelling units.
v Miscellaneous Requirements. In addition to required trees and
shrubs, all of the required landscape area must be covered with
grass, organic mulch, hve groundcover decorative paving,
sidewalk furniture or other decorative elements.
c. Landscaping m parking and driveway areas.
i. Landscape islands or linear landscaping strips shall be required m
parking lots with 12 or more parking spaces. All landscaped
islands shall have at least one tree.
ii. Every parking space is required to be not more than 60 feet from a
large canopy tree planted within a median, step or island measured
from the trunk at planting.
iii. Required size of landscape islands containing trees
a) Within parking lots with porous surfaces 130 square feet.
b) Planted in Structural Soil 65 square feet. The use of an
approved structural soil shall be limited to landscape
islands and adjacent walkways and parking areas necessary
for proper tree growth. Structural soils shall not be used
for fire lanes in parking lots.
c) Within parking lots with approved porous surfaces for
parking areas excluding fire lanes 16 square feet. Tree
trunks should be protected by wheel stops or other physical
bamers excluding curbs.
d) Linear landscaping strips are encouraged m lieu of
landscaping islands where possible.
iv Parking lots shall be screened from the public right-of way with
landscaping, berms, fences or walls 36 to 42 inches in height.
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3 Signs.
a. On premise signs on single family houses, manor houses with two
dwelling units and townhouses are limited to one umllummated
nameplate per unit bearang the family name of the occupants residing in
the residence not to exceed one square foot m area.
b For apartment/condominium and manor homes containing more than
two dwelling units, attached identification signs shall be permitted,
subject to the following provisions.
i. Attached signs shall be permitted to identify the name of the
property upon which displayed.
u. A sign or combination of signs shall have a maximum allowable
area of exposure on 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 at least one sign shall be
allowed having an area of 12 square feet.
iii. Signs may be illuminated, but the source of fight shall not be
visible.
c. An umllummated sign for those uses permitted that are not residential is
allowed. The sign shall not exceed 30 square feet m 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 draves providing ingress and egress to the property
4 Residential design standards.
Multifamily developments are exempt from the requirements of Section b SOb
`Unified Residential Development"
5 Entrances. In order to create apedestnan-onented environment in which
buildings are onented toward publicly accessible streets and sidewalks, a
pnncipal building must have its main entrance from a public sidewalk or plaza, or
from a pravate sidewalk or plaza that is publicly accessible through a public use
easement recorded in the real property records of the county The main entrance
shall not be from a parking lot. Secondary entrances from parking lots are
permitted. Intenor buildings constructed as part of a campus development are
exempt from these requirements.
6 Fences and gates. In order to promote pedestnan-onented developments, extenor
secunty fences and gates that are located along public streets, along private streets
or walkways that are publicly accessible through a public use easement recorded
m the real property records, or along publicly accessible open space shall not
extend beyond building facades, fences shall not be located in the area between
building facades and the property line. Fences not exceeding four feet m height,
however may extend beyond the building facade of attached or detached single
family house or townhouse developments m the Urban Residential Distract (see
Section 5 305.B.2 for fence development standards)
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7 Facade design standards for new construction.
a. Projects that clearly conform to all facade design standards may be
approved administratively by the Planning and Development Director or
designee. A waiver from the facade design standards m the Urban
Residential ("UR ') Distract may be granted by the Urban Design
Commission (UDC) m accordance with the applicable development
principles and standards.
b Required drawings. To illustrate compliance with the following
standards, elevation drawings shall be .submitted to the Planning and
Development Department for those building facades that are oriented to
i. Public streets,
ii Private streets and walkways that are publicly accessible through a
public use easement; or
iu. Publicly accessible open space.
c. Facade variation.
i. Scaling Elements Each new building facade oriented to a publicly
accessible street or open space shall at a minimum incorporate
three or more of the following four scaling elements for building
facades greater than 50 feet in width, and at least two of the
following scaling elements for building facades less than 50 feet m
width.
a) Expression of building structural elements such as
1) Floors (banding, belt courses, etc. not less than one
inch deep and four inches wide),
2) Columns (pilasters, piers, quoins, etc. not less than
four inches deep and six inches wide), or
3) Foundation (water tables, rustication)
b) Variation in wall plane (not less than four inches) through
the use of projecting and recessed elements. Such elements
could include patterns of door and window openings (and
the use of sills, mullions, and other scale providing window
elements), and/or more pronounced architectural features,
such as porches, alcoves, and roof dormers,
c) Changes in material or material pattern. Each change of
material shall involve a minimum one inch variation in
wall plane; and
d) Noticeable changes to color or shade.
ii. New buildings facades oriented to a publicly accessible street or
open space shall include differentiation between the first or second
level and the upper levels with a cornice, canopy balcony arcade,
or other architectural feature.
iu If a project consists of more than one block face, each sequential
block of new construction shall contain a different building facade
to encourage architectural variety within large projects, using the
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required architectural elements listed m Section a.i above and/or
other architectural features.
iv New multifamily residential building facades oriented to a publicly
accessible street or open space shall include at least two variations
m wall plane per l00 linear feet of street frontage. Variations shall
be not less than three feet in depth or projection and not less than
two stones m height for multi-story buildings.
d. Building materials. Not less than 70 percent of all new building facades
(not including door and window areas) facing publicly accessible streets
or open space shall be constructed of the following masonry materials
stone, back, terra cotta, patterned pre-cast concrete, cement board
siding, cast stone or prefabricated back panels.
e. Building entries.
i. Building entrances shall incorporate arcades, roofs, porches,
alcoves or awnings that protect pedestrians from the sun and rain.
ii. Primary entrances shall be provided at intervals not to exceed 125
linear feet of street-onented residential building frontage.
iii. Townhouses and other similar street level dwelling units within
multi-unit structures shall have individual street-onented entnes
for each unit.
iv Manor Houses shall have a single pnmary entrance provided
however that a manor house with two dwelling units (duplex) may
have one pnmary entrance for each unit. :Each pnmary entrance
must be provided under a shared porch or one of the entrances
must be accessed from a side fa4ade of the structure
E. Administrative review requirements.
Conceptual site plan. In order to facilitate compliance with the Urban Residential
development standards, a conceptual site plan shall be submitted to the Planning and
Development Department for administrative review prior to submittal of permit
applications for new construction projects. The site plan shall show the anticipated
location of proposed streets, sidewalks and walkways, building footprints, parking areas,
landscaped areas and features, and open space.
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SECTION 2.
Section 4 603 `The Residential Distract Use Table Of Chapter 4 `Distract Regulations"
of Ordinance No 13896, the Zoning Ordinance of the City of Fort Worth, is hereby amended to
add a new column heading 'UR between 'D and 'MU 1 and add as permitted uses all uses
currently permitted, including all associated supplemental standards, m 'D High Density
Multifamily Distract.
SECTION 3.
Section 4 100 `Distracts Established Of Chapter 4 `Distract Regulations" of Ordinance
No 13896, the Zoning Ordinance of the City of Fort Worth, is hereby amended to add a new
section and district entitled Section 4 713 `Urban Residential ("UR') Distract"
5ECTION 4.
Section 9 101 `Defined Terms" of Chapter 9 `Definitions" of Ordinance Number
13896 the Zoning Ordinance of the City of Fort Worth, is amended to amend the definition of
Townhouse to address a Townhouse m the Urban Residential ("UR') Distract and to add the
following new definitions.
BELT COURSE.. A horizontal course of back or stone flush with or projecting
beyond the face of a building.
CAMPUS DEVELOPMENT A campus development is defined as a unified
group of buildings and/or facilities located on a contiguous parcel(s) and operated
as a place of worship, school, or hospital.
CORNICE A pro~ectmg shelf along the top of a wall, along the exterior tram at
the meeting of a roof and wall, or at the uppermost division of an entablature.
FACADE The faces or elevations of a building visible from a public way or
space; usually limited to the front face of a building m an urban environment.
FENESTRATION The design, proportioning, and disposition of windows and
other exterior openings of a building.
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FRIEZE The horizontal part of a classical entablature, often decorated with
sculpture in low relief.
MULLION A vertical strip that divides windows and doors.
PILASTER. A shallow rectangular feature projecting from a wall, having a
capital and a base and architecturally treated as a column.
QUOIN A differentiated exterior angle or corner of a masonry wall, or one of
the stones or bricks forming such an angle, usually differentiated from ad~oimng
surfaces by material, texture, color size, or projection.
RUSTICATION Rough masonry materials often located at the base of a
classical building; the rough stones being expressive of strength and therefore,
logically required at the base.
STRUCTURAL SOIL An artificially engineered medium that meets or exceeds
road bearing-load requirements for structurally sound pavement design and
installation while supporting tree growth, remaining root penetrable, and
encouraging deep root growth away from the pavement surface. Examples
include C U Structural Soil, Permatill, and Utelrte E-Soil.
TOWNHOUSE or ROWHOUSE Aone-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 roof, and each dwelling being located on a
separately platted lot. A Townhome m the Urban Residential District shall be
defined as a development containing three or more attached dwelling units
consolidated into a single structure.
URBAN MANOR HOUSE A building with two to five attached dwelling units
consolidated in a single structure. A manor house ~s located on a single lot acid
must contain c~mm~n walls. Dwelling units w~thm a building may be situated.
either wholly or partially over or under other dwelling units.
WATER TABLE (ARCHITECTURAL) A pro~ectmg course of molded beck
between the upper and ground floor The wall above the water table steps back
several inches.
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SECTION 5.
This ordinance shall be cumulative of all provisions of ordinances and of the Code of the
City of Fort Worth, Texas (1986), as amended, except where the provisions of this ordinance are
m 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 6.
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 ~unsdiction, 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 m this ordinance of any such unconstitutional phrase, clause, sentence, paragraph
or section.
SECTION 7
Any person, firm, or corporation, who violates, disobeys, omits, neglects or refuses to
comply with or who resists the enforcement of any of the provisions of this ordinance shall be
fined not more than Two Thousand Dollars ($2,000 00) for each offense. Each day that a
violation exists shall constitute a separate offense.
SECTION 8.
All nghts and remedies of the City of Fort Worth, Texas, are expressly saved as to any
and all violations of the provisions of Ordinances No 3011 13896 and any other ordinances
affecting zoning which have accrued at the time of the effective date of this ordinance, and, as to
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such accrued violations and all pending hhgation, both civil and criminal, whether pending m
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 9
The City Secretary of the City of Fort Worth, Texas, is hereby directed to publish the
caption, penalty clause and effective date of this ordinance for two (2) days m the official
newspaper of the City of Fort Worth, Texas, as authorized by Section 52 013 Texas Local
Government Code.
SECTION 10.
All other provisions of the Zoning Ordinance of the City of Fort Worth not herein
amended shall remain m full force and effect.
SECTION 11
This ordinance shall take effect upon adoption and publication as required by law
APPROVED AS TO F)OR~ M AND LEGALITY
Assistant City Attorney
ADOPTED Janua 26 2010
EFFECTIVE ~j (~
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