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Fort Worth Overview
Fort Worth, TX Code of Ordinances
FORT WORTH, TEXAS CODE OF ORDINANCES
OFFICIALS of the CITY OF FORT WORTH, TEXAS
PART I: THE CHARTER OF THE CITY OF FORT WORTH
PART II: CITY CODE
CHAPTER 1: GENERAL PROVISIONS
CHAPTER 2: ADMINISTRATION
CHAPTER 2.5: RETIREMENT
CHAPTER 3: AIRPORTS AND AIRCRAFT
CHAPTER 4: ALCOHOLIC BEVERAGES
CHAPTER 5: AMBULANCES/EMERGENCY MEDICAL SERVICES
CHAPTER 6: ANIMALS AND FOWL
CHAPTER 7: BUILDINGS
CHAPTER 8: CABLE COMMUNICATION SERVICE
CHAPTER 9: COMMUNITY FACILITIES AGREEMENTS
CHAPTER 10: COURTS
CHAPTER 11: ELECTRICITY
CHAPTER 11.5: EMERGENCY MANAGEMENT
CHAPTER 12: EMERGENCY REPORTING EQUIPMENT AND PROCEDURES
CHAPTER 12.5: ENVIRONMENTAL PROTECTION AND COMPLIANCE
CHAPTER 13: FIRE PREVENTION AND PROTECTION
CHAPTER 14: RESERVED
CHAPTER 15: GAS
CHAPTER 16: HEALTH AND SANITATION
CHAPTER 17: HUMAN RELATIONS
CHAPTER 18: LAKE WORTH
CHAPTER 19: LIBRARIES
CHAPTER 20: LICENSES AND MISCELLANEOUS BUSINESS REGULATIONS
CHAPTER 21: RESERVED
CHAPTER 22: MOTOR VEHICLES AND TRAFFIC
CHAPTER 23: OFFENSES AND MISCELLANEOUS PROVISIONS
CHAPTER 24: PARK AND RECREATION
CHAPTER 25: RESERVED
CHAPTER 26: PLUMBING
CHAPTER 27: POLICE
CHAPTER 28: PUBLIC UTILITIES
CHAPTER 29: SIGNS
CHAPTER 29.5: SMOKING
CHAPTER 30: STREETS AND SIDEWALKS
CHAPTER 31: SUBDIVISION ORDINANCE
CHAPTER 32: TAXATION
CHAPTER 33: TREES, SHRUBS, ETC.
CHAPTER 34: VEHICLES FOR HIRE
CHAPTER 35: WATER AND SEWERS
CHAPTER 36: RESERVED
APPENDIX A: ZONING REGULATIONS
APPENDIX B: CODE COMPLIANCE
APPENDIX C: RESERVED
CODE COMPARATIVE TABLE
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§§ 31-64—31-80 RESERVED.
ARTICLE V: SUBDIVISION GENERAL STANDARDS
§ 31-81 GENERALLY.
   (a)   Plats, plans and proposed public improvements shall conform to this chapter, the comprehensive plan as it applies within the city limits (except where it conflicts with existing zoning); master thoroughfare plan; parks and recreation policies; Meacham, Alliance and Spinks Airport controls; and other city codes, ordinances, policies, rules or regulations.
   (b)   These subdivision regulations shall be administered in accordance with the following.
      (1)   Sites and access. Appropriately sized sites per the comprehensive zoning ordinance and access to public schools, parks, playgrounds and other community facilities shall be provided in conformance with rules and regulations of the city. Subdivisions shall provide an adequate system of streets with multiple routes and connections serving the same origins and destinations.
      (2)   Adequate public facilities and infrastructure.
         a.   Each subdivision of land shall provide adequate public facilities including water, wastewater collection and disposal, drainage facilities, parks and recreation facilities, and transportation facilities necessary to properly serve the proposed development, including related off-site facilities.
         b.   The adequacy of public facilities shall be determined by evaluating their conformance with the minimum levels of service, as established in this chapter or any other applicable city development standards.
            1.   Street access. All final platted lots shall have a paved direct access to an all weather paved hard surfaced public or private street or an access easement approved by the public safety departments and the city engineer.
            2.   Water. All final platted lots must be connected to a domestic public water system or served by a non-contaminated private water well, when public water service is not available in accordance with adopted city water department policy for water service. The public water system shall not cross property lines, parallel side or rear property lot lines, nor encroach into natural areas or wetlands, without written approval from the city water department.
            3.   Wastewater. All final platted lots shall be connected to a public wastewater collection and treatment system or served by a county health department approved aerobic or septic sanitary waste disposal system, when a public wastewater system is not available in accordance with City of Fort Worth water department policy for wastewater service. The projected wastewater discharge of a proposed development shall not exceed the capacity of the public wastewater system. The public wastewater collection system shall not cross property lines, or parallel side or rear property lot lines, without written approval from the city water department.
            4.   Stormwater management. Stormwater management shall conform to the adopted stormwater management policies and ordinances adopted by the city.
            5.   Parks and recreation. Park and recreation facilities and features shall be deemed adequate when all required park fees have been paid and/or all required agreements for land dedication or participation have been approved and accepted by the department of park and recreation and the city council.
            6.   Public utilities. All final platted lots must have access to public and franchise public utilities.
      (3)   Drainage and natural land features. Subdivisions shall be designed and platted in conformance with the tree preservation ordinance and the stormwater management policy and ordinances. Floodplain and floodway conservation, wetland protection and the preservation of historic and archaeological sites and natural features including steep slopes and protected wildlife habitats shall conform to federal and state laws.
      (4)   Urban forestry plan.
         a.   Subdivision plats are subject to the tree preservation and planting requirements of the zoning ordinance of the City of Fort Worth in effect at the time of vesting. Prior to the submission of any plat for review and approval by the city, the applicant shall apply for an urban forestry permit or a waiver from such permit from the planning and development department.
         b.   Should compliance with the urban forestry permit require a provision for the planting of one or more trees per residential lot, a note shall be placed on the final plat stating: “In accordance with City of Fort Worth tree ordinance, construction shall require the provision of one tree per 5,000 square feet of lot area prior to final building inspection.”
      (5)   Incorporation of adopted design standards and policy manuals.
         a.   Design manuals. The city’s traffic engineering manual; Installation Policy and Design Criteria for Water, Wastewater, and Reclaimed Water Infrastructure; and utility construction policies, as adopted and amended by the city council and published by the city, are hereby incorporated by reference as if fully set forth in these regulations.
         b.   Installation of community facilities. The city’s community facilities agreement ordinance is incorporated by reference, as if fully set forth in these regulations.
         c.   Chapter 212 of the State of Texas Local Government Code. Tex. Local Government Code Chapter 212, governing: Municipal Regulation of Subdivisions and Property Development is incorporated by reference as if fully set forth in these regulations.
         d.   City Council adopted form based codes and/or design overlay zoning districts containing a regulating plan, street cross sections, or streetscape standards are hereby incorporated by reference as if fully set forth in these regulations and shall apply to those areas zoned with the appropriate zoning suffix.
         e.   Access Management Policy. The city’s Access Management Policy is incorporated by reference as if fully set forth in these regulations.
         f.   Active Transportation Plan. The Active Transportation Plan, as may be amended, is incorporated by reference as if fully set forth in these regulations.
(Ord. 17794, § 8, passed 9-25-2007; Ord. 17851, § 1 (App. C, Ch. 5), passed 10-30-2007; Ord. 17924, §§ 1, 3, passed 12-18-2007; Ord. 20382-09-2012, § 5, passed 9-11-2012; Ord. 22051-01-2016, § 1, passed 1-12-2016; Ord. 22274-06-2016, § 1, passed 6-14- 2016, eff. 6-23-2016; Ord. 23225-06-2018, § 1, passed 6-5-2018, eff. 8-1-2018; Ord. 23679-06-2019, § 3, passed 6-4-2019; Ord. 25824-11-2022, § 1, passed 11-8-2022)
Editor’s note:
   Ord. 17924, § 1, adopted December 18, 2007, deleted the provisions of § 31-136, incorporation of adopted design standards and policy manuals, and renumbered said provisions as § 31-81(d). Said provisions have been designated as § 31-81(e) at the discretion of the editor, as there already exist provisions designated (d). See also the Code Comparative Table.
§§ 31-82—31-100 RESERVED.
ARTICLE VI: SUBDIVISION DESIGN STANDARDS
§ 31-101 ACCESS.
   (a)   Roadway network. Prior to plat approval the city shall determine whether the roadway network serving the development to be platted has adequate capacity to accommodate existing traffic, traffic reasonably anticipated from the development, and traffic reasonably anticipated from other developments approved or for which a formal application has been submitted. Adequate connectivity will address internal connectivity as well as external connectivity. This determination shall be based on information provided by the developer in the plat application and supporting studies, unless the study is waived.
   (b)   Vehicular paved access to subdivisions.
      (1)   Vehicular access to subdivisions within the city shall be by means of a public street having an all weather reinforced concrete or HMAC asphalt paved surface, constructed to city standards, and of appropriate design, traffic capacity and service level rating to accommodate the present and anticipated traffic volumes and wheel loads of passenger, sanitation, moving vans, delivery services and emergency vehicles and equipment. Failure to meet, or provide satisfactory proof of meeting these requirements, by the developer, prior to the construction of on-site buildings, shall be basis for denial of any required building or related permit.
      (2)   Vehicular access to subdivisions within the ETJ area of the city shall be by an approved paved all weather hard-surfaced street, meeting the design standards of the city or as depicted in an adopted city/county inter-local agreement.
   (c)   Secondary ingress and egress to subdivisions.
      (1)   Subdivisions containing more than 30 one-family or two-family dwelling units shall have a platted and constructed secondary ingress and egress to a public street. Multi-family developments of 100 dwelling units or more shall have a platted and constructed secondary ingress and egress to a public street.
      (2)   Development phasing of any subdivision shall ensure that all such residential units have a platted and constructed secondary entrance when more than 30 residential units are proposed.
      (3)   Subdivisions with up to 40 one-family or two-family dwelling units may be permitted with one access point if a platted and constructed secondary entrance will connect to future development.
   (d)   Internal roadway network connectivity.
      (1)   All proposed developments shall have a connectivity index of 1.4 or greater. The connectivity index shall be calculated by dividing the total number of links (streets including stub-out streets) by the total number of nodes (intersections, culs-de-sacs, no-outlets, dead-ends).
      (2)   Stub outs to adjacent property are worth one-half credit each toward the number of links. Residential road connections to collector streets and larger are worth one full credit each. Standard public access easements count as links. Culs-de-sac count as links.
      (3)   Street elbows do not count as nodes. Standard alley intersections do not count as nodes. Intersections on collector streets and larger do not count as nodes. The termination of culs-de-sac count as nodes.
      (4)   Link-to-node connectivity index.
   
   Ratio = 7/8 = 0.88      Ratio = 13/9 = 1.44
      (5)   The city plan commission may grant waivers to these requirements only upon finding that the development is constrained by topographic features, existing development or other impassible features.
   (e)   External roadway network connectivity. Subdivisions shall be phased in such a way to ensure effective traffic management. Applications for subdivisions including five or more lots shall include a traffic management plan, which shall include at a minimum: the estimated number of phases; the necessary improvements to ensure adequate access; the trigger point(s) for providing the improvements; and the number of lots that will be included in the corresponding phases.
   (f)   Secondary ingress and egress shall be in conformance with § 31-101(c). Above the second access point, the accumulated estimated peak hour traffic volumes for each public street connection shall not exceed the following:
 
Street Classification
Peak Hour Traffic Volumes
Local
350 vehicles per hour per lane (vphpl) (each direction)
Collector
750 vphpl (each direction)
Industrial
750 vphpl (each direction)
 
   (g)   Collector network planning. All new preliminary plats shall show a collector network consistent with these requirements. Final minor plats contained within or adjacent to the planned or existing collector network shall connect with the collector network.
      (1)   Collector design is a careful balance between providing direct connectivity and attracting no more traffic than is appropriate. The primary means of achieving this balance is through proper subdivision network layout design, which considers each internal roadway's tributary area (the streets and homes that feed it), the daily number of vehicle trips generated by a typical home, and the resulting expected daily traffic on the key internal streets.
   Example Collector Street Network
      (2)   Collector streets shall provide continuous access between thoroughfares, but discourage long-distance through traffic. The definition of long distance varies with context; Figure 4 indicates the target trip length and upper-limit traffic volumes for each context.
      (3)   Collector streets serve both residential and non-residential land-uses. However, they shall be planned and designed to discourage non-residential (i.e. commercial, industrial) traffic intrusion into residential areas.
   Figure 4
 
Residential area
C. Non-residential/ mixed-use areas
A. With fronting single-family homes*
B. No fronting single-family homes
Typical trip length
½ mile
1 mile
up to 2 miles
Upper limit daily traffic volume (both directions)
2,000
5,000
10,000
Applicable design features to promote these characteristics (see text)
Curvilinear design; traffic-calming treatments
Roundabouts; discontinuities
Curvilinear design; roundabouts
On-street parking
Required
Allowed but not required
Allowed but not required
*Collectors without fronting homes are preferred
 
      (4)   Collectors shall only terminate at an intersection with a thoroughfare or another collector except when the collector is a stub, that when ultimately finished will make this connection.
      (5)   Collector streets shall connect to thoroughfares at full median opening locations in accordance with the requirements of the Access Management Manual where feasible. The connection shall also be made at a location suitable for a future traffic signal installation.
      (6)   Collectors shall align across thoroughfares rather than forming offset intersections (to promote safe, efficient traffic flow on the thoroughfare). The city plan commission may grant a waiver if analysis determines that applying this approach will encourage cut-through traffic and/or undesirably long trips on a specific collector. Figure 4 indicates the typical trip lengths.
      (7)   At jurisdictional boundaries, collector planning and design must coordinate with the adjacent jurisdiction to maximize the ability to meet Fort Worth's policies and needs while supporting the adjacent jurisdiction's policies and needs.
      (8)   Design features shall encourage speeds of 25 mph or less and provide visual cues to drivers that the street is not intended for long-distance trips.
      (9)   If a subdivision network layout alone is insufficient to achieve the characteristics above, especially on collectors fronted by homes, special design approaches shall be incorporated. Traffic engineering studies can predict or estimate the effects of many of the design approaches described below, especially the effects on traffic volumes. If these measures are not sufficient to achieve the desired characteristics, then larger building setbacks and/or landscaping along the street shall be considered to buffer residences fronting on higher-volume collector streets. Design features to discourage speeding and long-distance trips:
         a.   Curvilinear street design: Curvilinear design reduces speeds, gives the road a meandering feel, and supplies a visual cue (if curvature is visible from intersections) that speeds are lower and unsuitable for cut-through traffic.
         b.   Neighborhood entry features: For residential collectors that have fronting homes and that cross thoroughfares, neighborhood entry features - including treed entry medians and entry signage - send visual cues that the street is intended for neither through traffic nor desirable for that purpose.
         c.   Traffic calming measures: These measures are most appropriate on residential collectors with fronting homes. They can include such items as on-street parking, roundabouts, mini-roundabouts, chicanes, and raised crosswalks.
         d.   Discontinuities: The design approaches listed above are generally sufficient to discourage cut-through traffic and promote desirable collector function. For cases in which these measures are deemed through analysis to be inadequate, discontinuities (Figure 5) may be considered. Discontinuities generally make thoroughfare access unnecessarily difficult for local travelers. Therefore, the discontinuity treatments described below shall only be considered if the above design approaches are shown, via traffic engineering analysis, to be unable to provide volume and trip-length limits appropriate to their context as described in Figure 4.
            1.   L-shaped collectors. This approach discourages cut-through traffic with a collector that connects intersecting thoroughfares rather than parallel thoroughfares.
            2.   Offset thoroughfare crossing. This approach puts a jog in the collector where it intersects the thoroughfare. This approach decreases pedestrian access and comfort and increases the number of intersections on the thoroughfare.
            3.   Internal offset. This approach puts a jog in between the thoroughfares connected by the collector.
            4.   Internal gap. This approach creates deliberately circuitous navigation through the neighborhood.
   Figure 5: Discontinuities
      (10)    Collector streets shall be spaced accordi ng to Figure 6, subject to consistency with the Access Management Policy, unless natural or man-made features pose constraints. When planning and designing a collector layout:
         a.   Avoid steep slopes and otherwise unsuitable topography.
         b.   Minimize impact to the built environment.
         c.   Minimize wetland and floodplain impacts (i.e., identify 90-degree stream crossings at the narrowest point possible), critical watershed areas, and stream crossings.
         d.   Avoid railroad crossings and bisecting parks.
         e.   Minimize impacts to utilities (e.g., gas wells).
      (11)   The city plan commission may grant waivers to these requirements only upon finding that the development is constrained by topographic features, existing development, or other impassible features. The city traffic engineer or designee may administratively modify the spacing requirements within 10% or 100 feet (whichever is less) where it is impractical to meet the standards.
   Figure 6
 
Land Use
Dwelling Units/Acre
Access Function
Desired Maximum Spacing between Collector Intersections along a Thoroughfare (feet)
Rural
< 2
N.A.
N.A.
Residential Suburban
2 - 4
High
1,500 - 3,000
   Urban
> 4
High
750 - 1,500
Non-Residential and Mixed Use
n.a.
Medium
750 - 1,500
 
(Ord. 17794, § 9, passed 9-25-2007; Ord. 17851, § 1 (App. C, Ch. 6, Art. I), passed 10-30-2007; Ord. 22051-01-2016, §§ 1 - 4, passed 1-12-2016; Ord. 23225-06-2018, § 2, passed 6-5-2018, eff. 8-1-2018)
§ 31-102 STREETS AND BLOCKS ARRANGEMENTS.
   (a)   Streets and blocks shall be designed and configured in accordance with the Table of Geometric Street Design Standards of Article V and shall provide for the following.
   (b)   Arterial streets shall be intersected only by collector streets or other arterial streets, unless the means of ingress and egress to a subdivision is from such an arterial street. The city traffic engineer may approve exceptions based on adopted traffic engineering standards.
      (1)   Roadway design. Roadway design should take advantage of natural site features such as topography and drainage to reduce speeds through neighborhoods and discourage through traffic intrusions.
      (2)   Interconnectivity of neighborhoods. Fragmented street systems impede emergency access and increase the number and length of individual trips. New residential subdivisions shall be designed to coordinate with existing, proposed, and anticipated streets. Local and collector streets shall be extended to the tract boundary to provide future connection with adjoining un-platted lands. In instances where the street stub-out would traverse an adjacent 100-year floodplain, the spacing of the street crossings shall not exceed one-half mile. Where the street crossing is in a public park, the design of the crossing shall provide for pedestrian/bicycle access under the street, unless the depth of the creek below the roadway makes such a grade separation infeasible. Subdivisions shall be designed to connect to adjacent existing stub-out streets as provided on an approved preliminary or final plat. Subdivisions shall be designed to discourage the use of local streets by non-local traffic while maintaining the connectivity with the surrounding system of roadways. This can be accomplished using modified grid systems, T-intersections, roadway jogs, or other appropriate traffic calming or roadway design measures.
   Figure 7: Street Connectivity
 
Poor
Improved
   a. Walking, bicycling , transit use impeded.
   a. Local trips shortened.
   b. Local trips on major roads increased.
   b. Multimodal mobility improved.
   c. Properties cannot be developed properly.
   c. Local mobility enhanced.
 
   d. Internal site access opportunities increased.
 
      (3)   School location standards. For reasons of student and pedestrian safety and vehicular access, circulation and control, development around proposed school sites shall be guided by the following standards.
         a.   Elementary and middle schools. New elementary and middle school sites shall have adjacent perimeter streets on at least two sides of the site. These streets shall have at least 36 feet of roadway paving within a 60-foot ROW, and one street shall function and be classified as a collector street. Elementary and middle school sites shall not be located adjacent to, or at the intersection of, one or more arterial streets.
         b.   Senior high schools. New senior high school sites shall have direct access to an adjacent arterial street. Said schools shall have “boundary” streets on at least three sides of the site. Two of which shall have at least 60-foot ROW’s with paving widths of not less than 36 feet to 40 feet, as determined by TPW, with one such street classified as a major collector street. The third boundary street shall be an arterial street having ROW and paving widths commensurate with the city’s master thoroughfare plan standards.
         c.   Colleges and universities. When new two- and four-year institutions of higher learning are platted, they shall be sited and platted as to the type and nature of perimeter street service necessary to ensure adequate and safe circulation, mobility and access to the school facility, and to minimize any adverse impact on the city’s street and transportation system. Following recommendation from TPW department, and after review and approval of a traffic impact study embracing the proposed school site and surrounding environs, such plat shall be presented to the plan commission for approval.
(Ord. 17851, § 1 (App. C, Ch. 6, Art. II), passed 10-30-2007; Ord. 23225-06-2018, § 3, passed 6-5-2018, eff. 8-1-2018)
§ 31-103 LOT TYPES AND DESIGN.
   (a)   Minimum residential lot widths.
      (1)   Within zoning districts. No residential lot shall be of less width, at the building line, nor less total lot area than required by the zoning district regulations governing the plat.
      (2)   Within ETJ areas. Where no zoning regulations apply, lots less than 10,000 square feet in area shall not be less than 50 feet in width; nor less than 100 feet in width when greater than 10,000 square feet in area, unless a waiver is granted for a panhandle or flag type lot. No waiver will be granted for a lot less than 40 feet in width, measured at the lot access connection with the adjacent street right-of- way.
         a.   Lots 150 feet in width or more, fronting onto an arterial street, shall have a front building setback line of not less than 30 feet and shall be provided with a circular drive if accessing such street.
         b.   Lots 100 feet in width or more, not fronting onto or accessing an arterial street, shall have a front building set-back line of not less than 30 feet.
   (b)   Residential lot arrangements.
      (1)   Lot configuration. No residential lot shall be configured in such a manner that it does not meet the minimum standards of zoning ordinance.
      (2)   Lot lines. Lot lines shall be perpendicular with street centerline or street centerline radii.
      (3)   Lot platting arrangement. Residential subdivisions shall be platted to provide two-tiers of residential lots between opposite parallel public or private residential streets. All single-family and two-family residential lots shall be platted with a front and a rear yard, with the front yard designed to face a residential street. The rear yards of such lots may abut another adjacent rear or side yard, open space, institutional lot or un-platted property.
      (4)   Alternative lot platting arrangements: double frontage residential lots (a.k.a. reverse frontage lots). Double frontage residential lots may only be platted providing such lots have their primary frontage onto a residential street or collector street and their opposite (secondary non-access) frontage abutting an arterial street. Such lots shall be platted, screened and landscaped in accordance with the following requirements.
         a.   Collector street (secondary) lot frontage. Lots that are less than 100 feet in width at the front building line and face a residential street with the opposite end of the lots backing onto a collector street, shall have the collector street of the lot also considered as a “front yard” for zoning purposes. The collector street frontage shall be subject to the provisions of the front yard setback and fencing restrictions, designated in § 6.101 of the zoning ordinance for the type of zoning district in which the lots are located, except where the following conditions are present:
            1.   Where residential lots back onto both sides of the collector street for a distance not to exceed 250 feet; or
            2.   The lot on the opposite side of the collector street forms the rear or side yard of a nonresidential use or dedicated public or private open space use.
         b.   Arterial street (secondary) lot frontage. Subdivisions with three lots or more, having less than 100 feet in width at the front building line and facing a residential street with the opposite end of the lots backing onto an arterial street, shall have the arterial street frontage considered as the rear of the lots. See § 6.101 of the zoning ordinance. Such lots shall have:
            1.   A minimum six-foot high solid masonry screen wall or solid wood cedar fence with brick masonry columns at intervals not greater than ten feet on center in accordance with § 5.305, Fences, of the comprehensive zoning ordinance;
            2.   Street trees, not less than three-inch diameter caliper and of a type and species acceptable to the city forester, shall be provided along or within the arterial parkway at a minimum ratio of one tree per 50 lineal feet of parallel parkway. Required trees may be clustered as necessary to avoid obstructions to safe traffic visibility, pedestrian access and circulation, drainage or utility service lines and facilities or to provide enhancement to related aesthetic landscape features; and
            3.   Failure to comply with these requirements will cause withholding of building permits on the lots affected.
         c.   Arterial street (primary) lot frontage. Direct residential driveway access to individual one-family and two-family dwellings shall not be allowed on any arterial. The city plan commission may grant a waiver if such lots are a minimum of 150 feet in width or greater at the building setback line and contain a circular access drive with approval by the city traffic engineer and egress per TPW design requirements.
      (5)   Residential corner lots. Residential corner lots adjacent to arterials shall obtain access from the collector or local street, and access shall be placed as far from the arterial intersection as possible to achieve the maximum available corner clearance.
   (c)   Flag lots (“panhandle lots”).
      (1)   Flag lots, known as “panhandle lots,” are defined as lot configurations where the perimeter lot geometry reflects the shape of a “flag” or “panhandle” where the narrow or elongated part of the lot abuts a public or private street and widens at the building setback line to accommodate a buildable development site.
      (2)   Flag lots are expressly prohibited, unless:
         a.   The proposed lot configuration is needed to abate an unusual property accessibility constraint, not created by the applicant;
         b.   The property has acute topographical conditions and constraints; or
         c.   The unusual adjacent property boundary configuration constrains the arrangement of an otherwise standard lot configuration.
      (3)   Where any of the above items are present, the commission may grant a waiver to allow such configuration, provided the following conditions are met:
         a.   The waiver does not circumvent the normal platting of streets for public and emergency access;
         b.   The waiver does not prevent the extensions of streets to adjacent un-subdivided property;
         c.   The lot width is not less than 40 feet in width at its frontage connection with the adjacent public or approved private street; and
         d.   The narrow or elongated part of the lot “panhandle” does not exceed 100 feet in length, measured from the connecting street frontage to where the lot widens into a “flag” shape to receive a suitable building area where a building setback line shall be established; nor shall more than two adjacent panhandle/neck lots be connected.
   (d)   Lots served by conventional septic or aerobic sanitary disposal systems.
      (1)   Lots served by on-site wastewater septic disposal systems shall have a contiguous land area not less than one acre (net) in size, exclusive of 100-year floodplain, drainage easements and features, access easements and street right-of-way. Contiguous gross and net lot area calculations shall be shown on and for each lot on the plat.
      (2)   Developments to be served by a public wastewater system but having individual water wells shall have a “dry line” public water system, conforming to city standards, to allow future connections to the public water supply system for domestic use and fire protection purposes. See the Installation Policy and Design Criteria for Water, Wastewater, and Reclaimed Water Infrastructure Manual for standards.
   (e)   Pedestrian access way lots or easements.
      (1)   When a school, park, or open space recreation site has only one point of street access, a mid-block public pedestrian access easement or lot shall be provided. Where adjacent to a single-family neighborhood, such access ways shall not be less than 16 feet wide for pedestrian restricted walkways, bicycle paths, and hiking/jogging paths.
      (2)   a.   All access ways shall be paved to city sidewalk standards, shall contain city approved lighting illumination arranged so as not to shine directly on adjacent residential properties, and shall be contained within a designated lot or easement of common ownership. An all-weather paved hard access way surface shall be provided therein, as follows:
            1.   Five-foot paved surface for eight-foot wide public use easement or lot for access to lots less than 50 feet in width;
            2.   Eight-foot paved surface for ten-foot wide public use easement, or 12-foot wide public pedestrian access easement or lot; and
            3.   Twelve-foot paved surface for 16-foot wide public pedestrian access easement or lot.
         b.   Access ways may be platted as an easement, adjacent to a lot line, or as a separate designated lot owned and maintained by a property owner's association within the subdivision.
      (3)   Developments/subdivisions shall be designed to connect to adjacent existing or platted sidewalk stub outs as provided on an approved preliminary or final plat.
(Ord. 17851, § 1 (App. C, Ch. 6, Art. III), passed 10-30-2007; Ord. 18705-07-2009, § 1, passed 7-14-2009; Ord. 20382-09-2012, § 6, passed 9-11-2012; Ord. 22051-01-2016, § 6, passed 1-12-2016; Ord. 23225-06-2018, § 4, passed 6-5-2018, eff. 8-1-2018; Ord. 23679-06-2019, § 4, passed 6-4-2019)
§ 31-104 EASEMENTS.
   (a)   Utility easements. Utility easements shall be provided on subdivision plats sufficient in width and location as defined by the city or approved franchised utility provider. Where utility easements are required, the following full statement of restriction shall be placed on the plat face of the subdivision plat.
   Utility easements:
   Any public utility, including the City of Fort Worth, shall have the right to move and keep moved all or part of any building, fences, trees, shrubs, other growths or improvements which in any way endanger or interfere with the construction, maintenance or efficiency of its respective system on any of the easements shown on the plat; and any public utility, including the City of Fort Worth, shall have the right at all times of ingress and egress upon said easements for the purpose of construction, reconstruction, inspection, patrolling, maintaining and adding to or removing all or part of its respective systems without the necessity at any time of procuring the permission of anyone.
   (b)   Emergency access and fire lane easements. Emergency access and fire lane easements shall be provided in locations required by the “Fort Worth Fire Lane Ord. 6722.” The roadway surface shall be constructed to city design standards and emergency access and fire lane easements must meet all requirements of Ord 6722. No such easement shall be encroached upon by any obstruction or parking.
   (c)   Intersections of streets and alleys with emergency access easement. At the intersection of an emergency access easement driveway or turnout section with a dedicated street or alley, a ten-foot by ten-foot triangular public open space easement (P.O.S.E.) shall be provided on each side at the driveway or turnout at the time the driveway and/or alley is constructed. In all such cases, the following full statement of restriction shall be placed on the face of the plat:
   PUBLIC OPEN SPACE RESTRICTION:
   No structure, object or plant of any type may obstruct vision from a height of 24-inches to a height of 11-feet above the top of the curb, including, but not limited to buildings, fences, walks, signs, trees, shrubs, cars, trucks, etc., in the public open space easement as shown on this plat.
(Ord. 17851, § 1 (App. C, Ch. 6, Art. IV), passed 10-30-2007; Ord. 20382-09-2012, § 7, passed 9-11-2012)
§ 31-105 STORMWATER MANAGEMENT.
   (a)   General. All plats must conform to the stormwater management policy. Any plat for property within or affected by a Federal Emergency Management Agency (FEMA) designated floodplain must show the limits of the FEMA floodplain effective on the date the plat is filed. The FEMA floodplain limits must be geometrically and spatially correct, with a note indicated the Flood Insurance Rate Maps (FIRM) panel, community number and effective date of the map or the most recent revision for the area.
   (b)   Storm drainage easements. Easements for storm drainage facilities shall be provided at locations containing proposed or existing drainage ways. The width of the easements shall be substantiated by a drainage study and drainage calculations or other criteria submitted to and approved by the city engineer.
      (1)   Storm drainage easements of 15 feet minimum width shall be provided for existing and proposed enclosed drainage systems. When the underground system exceeds 36 inches or when the dept of the system or the soil conditions dictate additional width, additional easement width shall be provided.
      (2)   Storm drainage easements along proposed or existing open channels shall provide sufficient width for the required channel and such additional width as may be required to provide ingress and egress of maintenance equipment; to provide clearance from fences and space for utility poles; to allow maintenance of the channel bank; and to provide adequate slopes necessary along the bank. Such width shall conform with those specifications in the city storm drain policy and/or as determined and required by the city engineer.
      (3)   Storm drainage easements shall be provided for emergency overflow drainage ways of sufficient width to contain within the easement stormwater resulting from a 100-year frequency storm, less the amount of stormwater carried in an enclosed system of a capacity required by the city storm drain policy, and/or as determined and required by the city engineer.
   (c)   (1)   Floodplain easements. Except as provided for in subsection (d) below, floodplain easements shall be provided along natural or improved drainage ways and lakes or reservoirs. Floodplain easements shall encompass all areas beneath the water surface elevation resulting from a storm whose design frequency is 100 years, plus such additional width as may be required to provide ingress and egress to allow for maintenance of the banks and for the protection of adjacent property, as determined and required by the city engineer. If a floodplain drainage way is proposed, the following full statement of restrictions shall be placed in the dedication instrument on the subdivision plat unless the city council agrees to waive this requirement, or the city engineer agrees to assume maintenance of the floodplain/drainage way.
      (2)   Floodplain restriction. No construction shall be allowed within the floodplain easement without the written approval of the director of transportation and public works. In order to secure approval, detailed engineering plans and/or studies for the improvements, satisfactory to the director, will be prepared and submitted by the party(ies) wishing to construct within the floodplain. Where construction is permitted, all finished floor elevations shall be a minimum of two feet above the floodplain base flood elevation resulting from ultimate development of the watershed.
      (3)   Floodplain/drainageway maintenance. The existing creek, stream, river or drainage channel traversing along or across portions of this addition, will remain unobstructed at all times and will be maintained by the individual lot owners whose lots are traversed by, or adjacent to, the drainage ways. The City of Fort Worth will not be responsible for the maintenance, erosion control and/or operation of said drainage ways. Property owners shall keep the adjacent drainage ways traversing their property clean and free of debris, silt or other substances, which would result in unsanitary conditions, and the city shall have the right of entry for the purpose of inspecting the maintenance work by the property owners. The drainage ways are occasionally subject to stormwater overflow and/or bank erosion that cannot be defined. The City of Fort Worth shall not be liable for any damages resulting from the occurrence of those phenomena, nor the failure of any structure(s) within the drainage ways. The drainage way crossing each lot is contained within the floodplain easement line as shown on the plat.
   (d)   Federal floodway project. Floodplain easements shall not be required from the Tarrant Regional Water District performing any activity in the federal floodway project (however, a note shall be included on plat documents stating that all requirements associated with development in the floodplain will apply to any future owners of the property). The federal floodway project shall mean the flood control levees and channel improvements constructed on the Clear Fork and West Fork Trinity River by the U.S. Army Corps of Engineers (USACE) after the severe flood of 1949, with subsequent additions through the 1980s. The project shall extend along the West Fork Trinity River from Beach Street westward to Meandering Road; and on the Clear Fork Trinity River southwesterly from the confluence with the West Fork Trinity River at North Main Street to State Highway 183; or as otherwise determined by the USACE.
   (e)   Stormwater storage easements.
      (1)   Stormwater storage easements shall be provided adjacent to a levee’s drainage control structure to provide for the storage of the one hundred-year frequency storm runoff while the drainage control structure is closed due to high floodwater in the river.
      (2)   If a stormwater storage easement is proposed, the following full statement of restriction shall be placed in the dedication instrument of the subdivision plat:
 
Stormwater storage easement: Lot(s) ____________ of block(s) ____________ is (are) within a designated sump (stormwater storage area) of the ____________ levee system, and may be subject to flooding whenever the sump’s drainage control structure is closed.
 
      (3)   Stormwater storage area restriction. Construction will not be allowed within a stormwater storage easement without the written approval of the director of transportation and public works. Approval will only be given when engineering studies show that the stormwater’s storage capacity is maintained and the finished floor elevations, of all buildings, will be a minimum of two feet above the floodplain base flood elevation resulting from ultimate development of the watershed. The City of Fort Worth is not responsible for the maintenance or operation of said stormwater storage area and shall not be deemed liable for any flood damages occurring in said area.
   (f)   Dam and lake easements.
      (1)   A dam and lake easement shall be provided to encompass the proposed dam and the area of the 100-year frequency impounded lake. No construction, without the written approval of the director of transportation and public works, shall be allowed within the dam and/or lake easement, and then only with approved engineering plans and/or studies for the improvements.
      (2)   If a dam and lake easement is proposed, the following full statement of restriction shall be placed on the face of the plat:
         Dam and lake easement: The owner of any dam or spillway shall comply with all federal, state and local statutes, ordinances, rules and regulations relating to the construction, maintenance, use and location of dams, spillways and the impounding of water caused by said dams. Owner shall be solely responsible for all costs, liability, maintenance and repair of said dam, the spillway, the bed and banks of the lake created thereby, and all appurtenances related thereto, and same shall not be the responsibility or liability of the City of Fort Worth, its officers, agents, employees, contractors or subcontractors. In this connection, owner shall indemnify, hold harmless and defend the City of Fort Worth, its officers, agents, servants and employees, from and against any and all claims or suits for property damage or loss and/or personal injury, including death, arising out of or in connection with the design, construction, maintenance, use or location of said dam or dams, the spillways, the impoundment of waters resulting there from, and the failure of said dam or dams to retain said waters; and owner hereby assumes all liability and responsibility for same.
      (3)   In addition to the above statement, a separate dam maintenance agreement acceptable to the City of Fort Worth shall be provided by the owner.
   (g)   A levee easement.
      (1)   A levee easement shall be provided to encompass the proposed levee with a minimum of 20 feet of additional width from the landside toe of the levee to allow for the operation and maintenance of the levees. No construction, alteration or modification may be made to the levee or its water control structure without the written consent of the director of transportation and public works. A stormwater storage easement may be needed adjacent to the levee’s water control structure (see subsection (e) above).
      (2)   If a levee easement is proposed, the following full statement of restriction shall be placed on the face of the plat:
         Levee easement: The owner of any levee shall comply with all federal, state and local statutes, ordinances, rules and regulations relating to the construction, maintenance, use and location of levees, and the impounding of water caused by said levees. Owner shall be solely responsible for all costs, liability, maintenance and repair of said levee, and all appurtenances related thereto, and same shall not be the responsibility or liability of the City of Fort Worth, its officers, agents, employees, contractors or subcontractors. In this connection, owner shall indemnify, hold harmless and defend the City of Fort Worth, its officers, agents, servants and employees, from and against any and all claims or suits for property damage or loss and/or personal injury, including death, arising out of or in connection with the design, construction, maintenance, use or location of said levee, the impoundment of waters resulting there from, and the failure of said levee to retain said waters; and owner hereby assumes all liability and responsibility for same.
      (3)   In addition to the above statement, a separate levee maintenance agreement acceptable to the City of Fort Worth shall be provided by the owner.
   (h)   Trinity River Vision Storm Drain Master Plan. The Trinity River Vision Storm Drain Master Plan as adopted and amended by the city council is hereby incorporated herein by reference as if fully set forth in these regulations. All development within Panther Island District, and all other areas that a part of the Trinity River Vision Storm Drain Master Plan, shall conform to the Trinity River Vision Storm Drain Master Plan.
(Ord. 17851, § 1 (App. C, Ch. 6, Art. V), passed 10-30-2007; Ord. 19156-05-2010, §§ 3—6, passed 5-18-2010; Ord. 19336-09-2010, §§ 1, 2, passed 9-14-2010; Ord. 26605-11-2023, § 1, passed 11-28-2023)
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