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In order to regulate and restrict the location of trades and industries and the location of buildings erected, reconstructed, altered or enlarged for specified uses, to regulate and restrict the height and bulk of buildings hereafter erected, reconstructed, altered or enlarged, to protect and preserve places and areas of historical and cultural importance and significance, to regulate and determine the area of yards and other open spaces and to regulate and limit the density of population, the City of Fort Worth is hereby divided into districts that are grouped in classes for convenience of reference as follows.
(a) Special purpose districts.
(1) Agricultural (“AG”) district;
(2) Community facilities (“CF”) district;
(3) Manufactured housing (“MH”) district;
(4) Floodplain (“O-1”) district; and
(5) Floodplain (“O-2”) district.
(b) Planned development district. Planned development (“PD”) district.
(c) Overlay districts.
(1) Conservation (“CD”) overlay district;
(2) Historic preservation (“HSE,” “HC,” “DD”) overlay district;
(3) Urban design (“DUDD”) overlay district-downtown;
(4) Panther island peripheral zone (“PIP”) overlay district;
(5) I-35W north corridor (“I-35W”) overlay district;
(6) Airport/airfield overlay district; and
(7) Conditional use permit.
(d) Residential districts.
(1) One-family (“A-2.5A”) district;
(2) One-family (“A-43”) district;
(3) One-family (“A-21”) district;
(4) One-family (“A-10”) district;
(5) One-family (“A-7.5”) district;
(6) One-family (“A-5”) district;
(7) One-family restricted (“AR”) district;
(8) Two-family (“B”) district;
(9) Zero lot line/cluster (“R1”) district;
(10) Townhouse/cluster (“R-2”) district;
(11) Low density multifamily (“CR”) district;
(12) Medium density multifamily (“C”) district;
(13) High density multifamily (“D”) district; and
(14) Urban residential (“UR”) district.
(e) Commercial districts.
(1) Neighborhood commercial restricted (“ER”) district;
(2) Neighborhood commercial (“E”) district;
(3) General commercial restricted (“FR”) district;
(4) General commercial (“F”) district;
(5) Intensive commercial (“G”) district; and
(6) Central business (“H”) district.
(f) Industrial districts.
(1) Light industrial (“I”) district;
(2) Medium industrial (“J”) district; and
(3) Heavy industrial (“K”) district.
(g) Inactive districts.
(1) Multifamily highrise (“DHR1”) district;
(2) Multifamily highrise (“DHR2”) district;
(3) Planned commercial (“EP”) district;
(4) Office midrise (“OM”) district; and
(5) Industrial park (“IP”) district.
(h) Form-based districts.
(1) Low intensity mixed-use (“MU-1”) district;
(2) High intensity mixed-use (“MU-2”) district;
(3) Panther Island (“PI”) district;
(4) Near southside (“NS”) district;
(5) Camp Bowie (“CB”) district;
(6) Trinity Lakes (“TL”) district;
(7) Berry/University (“BU”) district; and
(8) Stockyards (“SY”) district.
(Ord. 20159-04-2012, § 1 (Exh. A), passed 4-3-2012; Ord. 22336-08-2016, § 1, passed 8-2- 2016; Ord. 22703-05-2017, § 5, passed 5-2-2017; Ord. 22810-08-2017, § 2, passed 8-1-2017, eff. 9-7-2017; Ord. 23609-03-2019, § 4, passed 3-19-2019; Ord. 23886-10-2019, § 1, passed 10-15-2019, eff. 11-7-2019)
References in this zoning ordinance to more or less restrictive zoning districts refer to the base zoning districts established above and represent a progression from the “A” district as the most restrictive base zoning district to the “K” district as the least restrictive base zoning district. Special purpose and inactive districts are not included in the zoning district hierarchy.
(Ord. 20159-04-2012, § 1 (Exh. A), passed 4-3-2012)
(a) Maps incorporated. The districts described above and the boundaries of such districts are shown upon the maps attached hereto and made a part of this zoning ordinance, being designated as the “district maps” and said maps and all the notations, references and other information shown thereon shall be as much a part of this ordinance as if the matters and information set forth by said map were all fully described herein. The district maps are available in the planning and development department.
(b) Boundaries of districts. Where uncertainty exists with respect to the boundaries of the various districts, as shown on the map accompanying and made a part of this ordinance, the following rules shall apply.
(1) The district boundaries are either streets or alleys unless otherwise shown, and where the districts designated on the map accompanying and made a part of this ordinance are bounded approximately by the street or alley lines, the centerline of said street or alley shall be construed to be the boundary of such district.
(2) Where the district boundaries are not otherwise indicated and where the property has been or may hereafter be divided into blocks and lots, the district boundaries shall be construed to be lot lines, and where the districts designated on the map accompanying and made a part of this ordinance are bounded approximately by lot lines, said lot line shall be construed to be the boundary of such districts unless said boundaries are otherwise indicated on the map.
(3) In unsubdivided property, the district boundary lines on the map accompanying and made a part of this ordinance shall be determined by use of the scale contained on such map, unless dimensions are shown.
(c) Omitted land. If, because of error or omission in the district maps, any property in the City of Fort Worth is not shown as being in a zoning district, or if for any other reason the zoning cannot be properly determined on any property in the City of Fort Worth, such property shall be classified as “AG” agricultural until changed by amendment.
(d) Initial zoning. In the case of property annexed to the city without a specific action designating zoning districts for the property, the property shall be classified as “AG” agricultural until changed by amendment.
(Ord. 20159-04-2012, § 1 (Exh. A), passed 4-3-2012)
Except as specifically authorized to the contrary in this ordinance the following regulations apply in all districts.
(a) No building permit, certificate of occupancy or other permit shall be issued, nor shall any use be made of land or any building or structure within the City of Fort Worth unless such land is located in a district.
(b) No building or structure shall be erected, reconstructed, altered or enlarged nor shall any building or structure or land be used for any purpose other than is permitted hereafter in the district in which such building, structure or land is located, and no building, structure or land shall be used and no certificate of occupancy or building permit shall be issued for any use or purpose prohibited by ordinance or by the Constitution and laws of the United States of America or of the State of Texas.
(c) No building or structure shall be erected, reconstructed, altered or enlarged to exceed the height or bulk limit established for the district in which such building is located.
(d) No lot area shall be so reduced or diminished that the yards or other open spaces shall be smaller than prescribed by this ordinance, nor shall the density of population be increased in any manner except in conformity with the area regulations herein established.
(e) No building permit shall be issued for any building or structure unless such building or structure is located on a platted lot or lots which have been described by an instrument recorded in the county deed records in accordance with Tex. Local Government Code Chapter 212, and the lot or lots front upon a legally established street or private access easement.
(f) In addition, no building permit shall be issued for any building on land composed of a fractional part of any lot, or a lot and a fractional part of any adjacent lot, or the fractional parts of two adjacent lots.
(g) Every dwelling hereafter erected, reconstructed, altered or enlarged shall be located on a lot of record unless:
(2) The lot is described by metes and bounds by an instrument recorded in the county deed records before October 1, 1940, or the date of annexation, whichever is later; or
(3) The lot qualifies for a dwelling permit by other provisions of this ordinance.
(h) No yard or other open space provided about any building or structure for the purpose of complying with the provisions of these regulations shall be considered as providing a yard or open space for any other building or structure; provided further that no yard or open space on an adjacent property shall be considered as providing a yard or open space on a lot whereon a building is to be erected.
(Ord. 20159-04-2012, § 1 (Exh. A), passed 4-3-2012)
(a) Purpose and intent. The purpose of the agricultural district is to provide for continued use of land for agricultural purposes, including farms, ranches, orchards, truck farms and nurseries, until such time as it is appropriate and desirable to develop the property (at which time a rezoning to a district appropriate for the proposed development is required). One-family dwellings are permitted, provided they are clearly accessory to an agricultural operation.
(b) Uses. In the agricultural (“AG”) district, no building or land shall be used and no building shall be hereafter erected, reconstructed, altered or enlarged, nor shall a certificate of occupancy be issued, except in accordance with the use tables in Chapter 4, Articles 6 and 8 and the supplemental use standards of Chapter 5.
(1) One-family dwellings. One-family dwellings clearly incidental to the operation of a farm, ranch, orchard, truck garden or nursery (including dwellings on the same farm or ranch used exclusively for the housing of employees living on the premises) are permitted in the “AG” district, provided that tracts that contain less than ten acres in separate ownership shall be limited to one principal dwelling.
(2) Feeding pens. In the “AG” district, farms, ranches and similar agrarian activities involving the growing of plants and the raising and pasturing of livestock may include accessory feeding pens, provided that no operation shall be conducted that will be obnoxious or offensive. Commercial feeding pens shall not be permitted.
(c) Property development standards. In the agricultural (“AG”) district, the minimum dimension of lots and yards and the height of buildings shall be as shown in the accompanying table.
Agricultural (“AG”) District
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Agricultural (“AG”) District
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Front yard | 25 feet minimum |
Rear yard | 25% of lot depth minimum, not to exceed 25 feet |
Side yard | |
Interior lot, up to 50 feet width | Each side 10% of lot width minimum, but not less than 3 feet |
Interior lot over 50 feet width | Each side 5 feet minimum, sum of both sides equal to minimum 20% of lot width (not to exceed 20 feet) |
Corner lot* | Same as interior lot |
Height | 3-1/2 stories or 45 feet maximum, provided, however, stealth telecommunication towers are permitted to a height of 75 feet as a special exception approved by the board of adjustment. The scenic preservation and design review commission must approve the design of all stealth telecommunication towers. Telecommunication towers are not permitted. |
Notes: | |
* May be subject to projected front yard setback (see §§ 6.101(f) and subsection (d)(4) below) | |
(d) Other development standards. Development in the agricultural (“AG”) district may be subject to a variety of general development standards included in Chapter 6, and the following provisions.
(1) On-premises signs. On-premises signs are permitted in the “AG” district subject to the following:
a. An unilluminated nameplate bearing the family name of the occupants residing in the residence not to exceed one square foot in area; and
b. An unilluminated sign for those uses permitted that are not residential. The sign shall not exceed 30 square feet in area, shall be no higher than 25 feet above grade and shall be placed a minimum of ten feet behind the property line. Such sign shall not be placed within 20 feet of drives providing ingress and egress to the property.
(4) Projected front yard setback.
a. On corner lots, the side yard regulations shall be the same as for interior lots except in the case of reversed frontage where the corner lot abuts on the side of a lot facing the other intersecting street, in which case there shall be a side yard on the corner lot of not less than 50% of the front yard required on the lot abutting the rear of the corner lot or separated only by an alley.
b. This regulation shall not be interpreted so as to reduce the buildable width, after providing the required minimum side yard, of a corner lot of record and in separate ownership as of May 16, 1966, to less than 28 feet.
c. No accessory buildings (§ 5.301) on a reverse frontage corner lot shall project beyond the front yard of the lots in the rear, nor shall a building be erected, reconstructed, altered or enlarged closer than five feet to the rear.
(5) Accessory buildings and structures. Accessory buildings and structures clearly incidental to a farm, ranch, orchard, truck garden or nursery (including, but not limited to, barns, stables, equipment sheds, poultry houses, swine pens, granaries, pump houses, water tanks and silos) are permitted in the “AG” district provided that accessory building and structures on tracts that contain less than four acres shall be limited to 50% of the area of the principal dwelling, provided further that such allowable area shall not be less than 1,500 square feet.
(Ord. 20159-04-2012, § 1 (Exh. A), passed 4-3-2012; Ord. 20454-10-2012, § 6, passed 10-9-2012)
(a) Purpose and intent. The purpose of the community facilities (“CF”) district is to accommodate those institutional and related uses that are established in response to the health, safety, educational and welfare needs of a neighborhood, community or major sector of the city.
(b) Uses. In the community facilities (“CF”) district, no building or land shall be used and no building shall hereafter be erected, reconstructed, altered or enlarged, nor shall a certificate of occupancy be issued, except in accordance with the use tables in Chapter 4, Articles 6 and 8 and the supplemental use standards of Chapter 5.
(c) Property development standards. In the community facilities (“CF”) district, the minimum dimension of lots and yards and the height of buildings shall be as shown in the accompanying table.
“CF” District
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“CF” District
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Lot width | 50 feet minimum |
Front yard* | |
Across street from front yard in “A” or “B” district | 20 feet minimum |
Across street from front yard in “AR” or “R1” through “D” district | 10 feet minimum |
Rear yard | 5 feet minimum reduced to 0 feet where adjacent to an alley at least 10 feet wide |
Side yard** | |
Adjacent to residential district | 5 feet minimum |
Across street from a side yard in a residential district | 10 feet minimum |
Height | Based on most restrictive adjacent district. Stealth telecommunication towers are permitted to a height of 15 feet above the allowable height of the most restrictive adjacent district as a special exception approved by the board of adjustment. The scenic preservation and design review commission must approve the design of all stealth telecommunication towers. Telecommunication towers are permitted to the allowable height of the most restrictive adjacent district as a special exception approved by the board of adjustment. |
Notes: | |
* May be subject to setback averaging (§ 6.101(f)) | |
** May be subject to projected front yard (§ 6.101(d)) | |
(d) Other development standards. Development in the community facilities (“CF”) district may be subject to a variety of general development standards included in Chapter 6, and the following provisions.
(2) 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 on 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 minimum of at least one sign shall be allowed having an area of 12 square feet.
c. Not more than 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 20 square feet in sign area.
d. 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.
e. Signs located across the street from a one- or two-family district shall not be illuminated. The source of light for illuminated signs shall not be visible and shall not be intermittent or flashing. Revolving signs shall not be permitted.
(4) Development adjacent to a one- or two-family district.
a. When adjacent to or across the street from a one- or two-family district, parking is prohibited in the front yard. Access to parking may be through the front yard.
b. Except for country clubs, elementary and secondary schools, public parks, playgrounds, community centers, places of worship, day care facilities and kindergartens, all uses in the “CF” district shall be located at least 100 feet from any one- or two-family district. Such distance shall be measured from the facility to the district boundary line.
c. A bufferyard in accordance with the requirements of § 6.300 shall be required when a “CF” district is located adjacent to any one- or two-family district.
(e) Special definition of site. The site for any use permitted in the “CF” district may be composed of one or more lots of record whether the same are adjacent or separated by a dedicated right-of-way.
(Ord. 20159-04-2012, § 1 (Exh. A), passed 4-3-2012)
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