Fort Worth Zoning Ordinance

Chapter 6 Development Standards

Article 1. General

6.100 Height

The height, area and setback requirements in the various districts in Chapter 4 shall be subject to the following exceptions and regulations:

1. Except for multifamily developments subject to the Unified Residential Development provisions of Section 6.506, the height of a building in the “A” through “F” Districts may be increased when the front, side and rear yard dimensions are each increased above the minimum requirements by one foot for each foot such building exceeds the height limit of the district in which it is located.
2. Except for multifamily dwellings developed in accordance with the Unified Residential Development provisions of Section 6.506, the height of a building shall be the vertical distance measured from the curb level to the highest point of the roof surface, if a flat roof; to the deck line of a mansard roof; and to the mean height level between eaves and ridge for a gable, hip or gambrel roof; provided, however, that where buildings are set back from the street line, the height of the building may be measured from the average elevation of the finished grade along the front of the building.
   

   
   

   

   Building Height (Popup full image) 

   
   

3. Height in multifamily residential developments constructed in accordance with the provisions of Section 6.506, Unified Residential Development, shall be measured from the top of the finished slab to top of the highest wall top plate.
   

   
   

   

   Building Height (Unified Residential Development) (Popup full image) 

   
   

4. Except for multifamily dwellings developed in accordance with the Unified Residential Development provisions of Section 6.506, on through lots 150 feet or less in depth, the height of a building may be measured from the curb level on either street. On through lots more than 150 feet in depth the height regulations and basis of height measurements for the street permitting the greater height shall apply to a depth of not more than 150 feet from that street.
5. Elevator penthouses or bulkheads; mechanical equipment rooms; cooling towers; tanks; enclosed stairwells; and ornamental cupolas and domes; signs and spires may be erected on buildings to any height not prohibited by any other law, code or regulation.
6. Nothing in this Ordinance shall interfere with limitation on height of structures included in the airport zoning regulations in Section 3-260, et seq. of the City Code.

6.101 Yards

1. Yards to Remain Unobstructed
   Every part of a required yard shall be open from its lowest point to the sky unobstructed, except that:
   1. Ordinary sills, belt courses, cornices, chimneys, bay windows, buttresses and ornamental features may project not more than six inches into a required yard; and
   2. Eaves may project not more than 36 inches into a required yard.
   3. A terrace garage in any residential district may be located in a front or side yard, provided that it is completely recessed into the terrace, and that the height of the terrace is sufficient to cover and conceal the structure from above, and further provided that the doors when open, shall not project beyond the property line, and that the structure shall be set back at least five feet from any property line.
   4. The front yard setback shall be measured from the front property line to the main wall of the structure.  An open porch or patio that has a vertical roof support may not be set closer than fifteen (15) feet from the front property line on a local street and ten (10) feet on a limited local street.
2. Multifamily/Nonresidential Districts Adjacent to Residential Districts
   1. For corner lots in multifamily and nonresidential districts that abut the front yard of a lot with residential zoning, the exterior minimum side yard requirements shall be the same as the front yard requirements of the adjacent residential lot.
   2. Structures are not permitted to be located in this yard area, nor can such area be used for signage, garbage collection, loading and/or parking of vehicles, any type of storage, or any nonresidential activity.
   3. This required yard area shall not be graveled or hard-surfaced, but shall be maintained as open green space, save and except for necessary driveways.
3. Zero Lot Line/Cluster (“R1”) and Townhouse/Cluster (“R2”) Districts and Nonresidential Districts Across from Residential Districts
   Property located in “FR” through “K” Districts, with the exemption of the Central Business “H” District, that abuts a public or private street and that is across the street from a residential district shall comply with the following setback requirements:
   1. Zero Lot Line/Cluster (“R1”) and Townhouse/Cluster (“R2”) Districts.  For Zero Lot Line/Cluster (“R1”) and Townhouse/Cluster (“R2”) Districts that abut a public or private street that are across the street from a One-Family Residential or Multifamily residential District, the front, side and rear setback requirements shall be the same as the setback requirements for the residential or multifamily district.
   2. Nonresidential Districts.  Property located in “FR” through the “K” Districts, with the exception of the Central Business “H” District, that abuts a public or private street and that is across the street from a One-Family Residential or Multifamily District, the front, side and rear setback requirements shall be the same as the setback requirements for the residential or multifamily district.
   3. The setback requirement shall apply to the entire front, side or rear yard and shall not be limited to the portion of the property that is directly across the street from a residential district.  The setback requirement shall extend through the entire block face.
4. Front Yard Setbacks
   The front yard setback in residential districts shall be the greatest of:
   1. The platted building line;
   2. The setback for the applicable zoning district; or
   3. The setback of the nearest building on either side that is the closest to the street, up to a maximum setback of 50 feet, provided that said setback is not the result of a variance granted by the Board of Adjustment.
      
      Where 60% of the existing block face has been built such that the setbacks of the existing structures are less than the minimum required setback, an infill structure may be constructed consistent with the setback of the nearest building on either side that is closest to the street, regardless of whether said setback is the result of a variance granted by the Board of Adjustment.
5. Established Front Yard Setback
   1. No building hereafter erected or altered shall project beyond the front yard so established, provided that this regulation shall not be so interpreted as to require a front yard of more than 50 feet.
   2. Provided, further, that where a recorded plat has been filed establishing front yard requirements which are of equal or greater depth than the minimum depth required by this Ordinance, any main building may be built to those established front yard requirements of the street.
   3. Where a front yard of more than 20 feet, measured between the property line and the main wall of the building, is required, then the ordinary projection of sills, belt courses, cornices, chimneys, bay windows, buttresses, ornamental features and eaves, canopies, open canopies, and open porches shall be permitted to extend from the main wall of the building to the required 20-foot front yard line or platted front yard line.
6. Through Lots
   1. Arterial or wider streets:
      If the rear frontage of a through lot is on an arterial or wider street, the rear yard setback standards for the applicable district shall apply.
   2. Local or Collector streets:
      If the rear frontage of a through lot is located on a local or collector street, the front yard setback standards of the applicable district shall apply; except the following:
      1. Where the block face is equal to or less than 250 feet; or
      2. The facing lot on the opposite street face is the front, side or rear yard of a non-residential use, then the rear yard setback standards for the applicable district shall apply.
7. Projected Front Yard Setbacks
   1. Corner Lot. Where a corner lot abuts on the side of a lot facing the other intersecting street, there shall be a side yard on the corner lot equal to the front yard required on the lot adjacent to the rear of the corner lot or separated only by an alley.
      

      
      

      

      Projected Front Yard Setback, Corner Lot (Popup full image) 

      
      

   2. Interior Lot. Where an interior lot abuts another zoning district, there shall be a projected front yard equal to the most restrictive front yard required on any lot in the same block face.
      

      
      

      

      Projected Front Yard Setback, Interior Lot (Popup full image) 

      
      
      
      
8. Rear Yard Exception Adjacent to Railway
   No rear yard shall be required in the “ER” to “K” Districts inclusive on any lot used for business or industrial purposes, the rear line of which adjoins a railway right-of-way or which has a rear railway track connection.
9. Yards and Official Line for Future Rights-of-Way
   Where an official line has been established for future widening or opening of a street upon which a lot abuts, then the width of a yard shall be measured from such official line to the nearest line of the building.  No commercial or industrial building shall be located closer than 30 feet to the centerline of the street

Article 2. Off-Street Parking And Loading

6.200 General Requirements

1. Applicability
   Nothing in this Article shall require additional parking spaces to be furnished for an existing building that is repaired, altered, maintained, or modernized, where no structural alterations are made and the size of the building is not increased.
   COMMENTARY:

   For parking requirements in the “AG”, “CF”, “MH”, ”A”, “AR”, “B”, “R1”, “R2” and “ER” Districts, see the “Other Development Standards” section for the district.

2. Enlargement or Change in Use
   1. For existing buildings that are enlarged, additional parking spaces shall be required for the enlarged portion only.
   2. Parking spaces furnished for a building constructed prior to March 1, 1953, that are in excess of the requirements for the building under the provisions of Ordinance 3041, may be counted toward the additional spaces required for a change in use, expansion of an existing use or a new building on the premises.
   3. When the occupancy of any building is changed to another use, parking shall be provided to meet the requirements of this Article for the new use.
   4. Nothing in this Article shall require the furnishing of additional parking spaces for existing buildings which are not enlarged or changed to a new use.
3. Plan Required
   Where off-street parking is required, except for one-, two-, three-, or four-family dwellings, a plan approved by the City Traffic Engineer, showing the location and arrangement of spaces, shall be furnished to the Planning and Development Department, accompanied by sufficient proof of ownership, lease or other arrangement as will show that the spaces contemplated will be permanent.  Any future changes in parking arrangements must be approved by the Planning and Development Department.
4. District “H” Exempt from Parking Requirements
   No off-street parking shall be required for development in the “H” District.

6.201 Off-Street Parking Requirements

1. Calculation of Parking
   1. Where permanent seating is not provided in any public assembly area, the occupant load shall be computed in accordance with the appropriate section of the Building Code in effect at time of occupancy, except as otherwise specifically provided in this Ordinance.
   2. All parking requirements applying to a stated unit of measurement shall be understood to include a parking space for each unit or fraction thereof.
2. Required Off-Street Parking
   1. Minimum Parking Requirements: The following table establishes the minimum parking requirements for uses located in residential zoned property or within two hundred fifty feet (250') of One or Two-Family zoned property.  For all other uses, no minimum parking spaces shall be required.
   2. Maximum Parking Requirements: The maximum number of parking spaces shall not exceed 125% of the minimum parking requirement for all uses listed in the table set out below.  Parking in excess of the maximum shall be allowed by meeting the requirement of one tree above the minimum required under Chapter 6, Article 3, for every additional ten (10) parking spaces beginning with the first additional parking space and for each ten (10) spaces thereafter.

6.202 Parking Lot Design Standards

1. Space Size
   The following minimum standards shall apply to the width and length of parking spaces.

* Parking spaces adjacent to landscape areas may project into the landscape area and be reduced to 16 feet in length when separated from the landscape area by curbing or approved wheel stops.

2. Angle Parking Size
   The standards for the minimum width of parking spaces plus the aisle are shown in the following table.  These standards apply to a single row of head-in parking or two rows of head-in parking sharing an aisle.  See the illustrations on the following page.

3. Driveways
   1. When driveways are less than 20 feet in width, marked separate entrances and exits shall be provided so that traffic shall flow in one direction only.
   2. Entrances and exits to an alley may be provided if prior approval is obtained in writing from the Transportation and Public Works Department.
   3. The location of ingress and egress driveways shall be subject to approval of the City Traffic Engineer under curb cut or laid down curb permit procedures.
   4. Except for Unified Residential development in accordance with Section 6.506, driveways designated as fire lanes shall meet the standards of the Fire Code.
4. Maneuvering Space
   1. Maneuvering space shall be located completely off the right-of-way of a public street, place or court, except for on-street parking approved by the Traffic Engineer.
   2. Parking areas that would require the use of public right-of-way for maneuvering shall not be acceptable as required off-street parking spaces other than for one- and two-family dwellings, except for on-street parking approved by the Traffic Engineer.
   3. Parking parallel to the curb on a public street shall not be substituted for off-street parking requirements, except as provided for in an MU-1 or MU-2 Mixed-Use District.
5. Parking Surface
   Drives and parking spaces, except for one- and two-family dwellings, must be hard-surfaced and dust free, except in instances where the adjacent street is unpaved, in which case the drives and parking spaces shall be hard-surfaced within one year after all adjacent streets are paved.
6. Off-Site Auxiliary Parking
   If sufficient parking is not available on the premises, a private parking lot may be provided within 500 feet, either on property zoned for that purpose or on approval as a special exception by the Board of Adjustment subject to the following conditions:
   1. The parking must be subject to the front yard setback requirements of the district in which it is located.
   2. The parking area must be hard surfaced and dust free (except as provided in 6.202E. above).
      COMMENTARY: For additional restrictions on auxiliary parking in the “ER” District, see Section 4.900D.
   3. A minimum 6-foot screen fence and bufferyard must be provided on all sides adjacent to a residential district in accordance with Section 6.300.
   4. Area lights must be directed away from adjacent properties.
   5. The lot, if adjacent to a residential district, must be chained and locked at night.
7. Accessible Parking
   1. Number of Spaces Required.  When parking lots or garage facilities are provided, either in accordance with parking requirements or voluntarily, accessible parking spaces shall be provided according to the table below, except for the following uses:
      • For general and long term hospitals, nursing and care homes, and philanthropic medical care uses, any of which specializes in the treatment of persons with mobility impairments, 20 percent of the parking spaces provided shall be accessible.
      • For offices, professional and commercial uses, eleemosynary institutions, and doctors’ clinics, any of which provides outpatient medical care, ten percent of the parking spaces provided shall be accessible.
      • For multifamily dwellings and apartment hotels containing accessible or adaptable dwelling units as specified by the Building Code, two percent of the parking spaces shall be accessible.  Where parking for such uses is provided within or beneath a building, accessible parking spaces shall also be provided within or beneath the building.
        

2. Variances.  The Board of Adjustment’s authority is limited to considering variances from the number of accessible parking spaces and van accessible parking spaces required.  Accessible parking spaces, van accessible parking spaces, and passenger loading zones shall be located and installed as specified in the Building Code.  Variances, as to these items, must be addressed through the process described in the Building Code.
3. Restriping Parking Areas.  When parking areas are restriped, the provisions of this Paragraph shall apply.  When restriping is done voluntarily to existing parking for the purpose of installing accessible spaces, City staff may allow a reduction in the number of parking spaces required by this Section in accordance with the table below when necessary to provide the accessible spaces.  Plans for the restriping must be submitted to the Planning and Development Department for review and approval before work begins.
   

6.203 Off-Street Loading Facilities

1. Applicability
   All buildings (except one-family, two-family, three-family or four-family dwellings) hereafter erected, reconstructed or enlarged so as to require additional parking spaces, except in District “H”, shall have adequate permanent off-street facilities providing for the loading and unloading of merchandise and goods within or adjacent to the building, in such a manner as not to obstruct the freedom of traffic movement on the public rights-of-way. 
2. Loading Facility Design Standards
   1. The minimum distance from the loading dock to the right-of-way line shall be 60 feet. Such space shall be submitted on a plan and approved by the Director of Traffic Engineering and the Planning and Development Department. 
   2. The minimum distance above may be reduced by the approval of the Director of Traffic Engineering and the Planning and Development Department under unusual circumstances. 
   3. Loading space shall be in addition to all required vehicular parking.
   4. All loading facilities shall be screened in accordance with Section 6.301D.

Article 3. Landscaping And Buffers

6.300 Bufferyard and Supplemental Building Setback

1. When Required
   A bufferyard consisting of an open space of grass and other landscaping and a masonry wall or wood fence in combination with design features that screen or block vision, noise pollutants, and other negative by-products shall be provided and maintained along the entire length of the boundary line between any one- or two-family district, and adjacent nonresidential districts.  A bufferyard shall be required even when an alley is located between a nonresidential district and an adjacent one- or two-family district.  Temporary buildings, utility facilities, and additions to primary structures placed on the site that are less than 30% and under 3,000 square feet are excepted from the bufferyard requirements of this subsection.
   
2. Restrictions of the Use of Bufferyard and Building Setback Areas
   These areas are intended to serve as a buffer between potentially incompatible uses. Structures are not permitted to be located in these areas, nor can such areas be used for signs, dumpsters or other garbage containers, any type of storage, or any nonresidential activity.  Passenger car parking, automobile and truck access and loading or unloading of goods during the daylight hours shall be permitted within the building setback areas exclusive of the landscaped areas.
   
3. Area Requirements
   1. Except as noted in Paragraph 3 below, when a nonresidential use is initially established, a residential use is converted to a nonresidential use, or when the zoning district classification of property is changed to a less restrictive nonresidential district after April 12, 1988, then in each instance where the nonresidential use is located on a lot or premises adjacent to a one- or two-family district, a bufferyard and supplemental building setback shall be provided and maintained by the owner and/or occupant of the nonresidential use in accordance with the following standards.

2. When there is an expansion of any parking area or the square footage of a nonresidential use that is located on a lot or a premises that is adjacent to a one- or two-family district, then the development shall be subject to the supplemental bufferyard and building setback requirements, as set forth in this Section.
3. When the zoning district classification of vacant property is initially established as a nonresidential use or changed to a less restrictive nonresidential district, the required screen fence and bufferyard shall not be required until such time as the property is actually used as a nonresidential use.

4. Screening Requirements
   The owner and/or occupant of the use shall also erect and maintain a solid masonry wall, wood fence, or combination thereof, to a height that is a minimum of six feet above the grade of adjacent property along the entire adjacent property line except for minimum required front yards and visibility triangles.  For construction standards, see ‘5.304 Satellite Antenna (Dish)’ C.
   

5. Irrigation Requirements
   All bufferyards required under this Section must be irrigated by an underground automatic irrigation system. Provided, however, that, when the total area of the bufferyard is less than 1,000 square feet, an irrigation system shall not be required if there is a working water faucet located no more than 100 feet from every part of the bufferyard.
   

6. Landscaping Requirements
   The bufferyard shall be sodded with turf grass or ground cover that will provide the appearance of a finished planting.  Minimum landscaping and buffering must be provided as outlined in Paragraph G. The landscaping in the bufferyard shall be protected from vehicular encroachment by curbs, railroad ties, concrete retainers or other permanent barriers.
   

7. Point System Requirements
   Bufferyards must earn a minimum of 25 points that are awarded for providing and maintaining specific landscaping and design features.  The points are accumulated as follows:

8. Permit Requirements
   In order to determine compliance with this Section, an application for a building permit for property that abuts a one- or two-family district shall include a landscaping plan with a planting schedule and a written statement indicating the options that were selected in order to meet the minimum “point” requirements.
9. Installation and Maintenance
   The owner and/or occupant shall be jointly and severally liable for installing and maintaining all masonry walls, fences and landscaping in a healthy, neat, orderly and physically sound condition and replacing it when deemed necessary by the Planning and Development Department.
10. Bonus Provisions
    The minimum building setback in rear yards can be reduced by 5 feet in “ER”, “E”, and “O-M” Districts and ten feet in all other commercial and industrial districts provided that a minimum ten-foot landscaped front yard is provided on the site in accordance with the standards specified in Paragraphs E and F.
11. Exemptions and Exceptions
    1. Remodeling work that does not increase the existing floor area or the restoration of a building that has been involuntarily damaged or destroyed shall be exempt from the supplemental bufferyard and building setback requirements.
    2. When a legal use exists on property and subsequent to establishing such legal use, adjacent property or property across an alley is rezoned to a one- or two-family district, the construction of new buildings and the addition, remodeling, alteration, or total restoration due to involuntary destruction of existing buildings on the property are exempt from the requirements of a bufferyard, screening fence, and supplemental building setback.
    3. When a residence is converted to a nonresidential use or when an existing nonresidential use expands the building square footage and/or parking area, then the minimum required bufferyard points shall be reduced to 15 points.  If a masonry wall is used to satisfy the minimum point requirements, there shall be no minimum bufferyard width requirement.
    4. Nothing herein shall require a bufferyard to be placed on a nonresidential use site where such nonresidential use site is immediately adjacent to a railroad right-of-way, power transmission or other easement where such right-of-way or easements are at least 50 feet in width.
    5. Any area located within an airport operating area, defined as those areas associated with aircraft movement, shall be exempt from the supplemental bufferyard and supplemental building setback requirements.

6.301 Landscaping

1. Purpose
   It is the purpose of this Section to preserve the existing natural environment whenever possible and to provide landscape amenities, setbacks and screening. This Section is also intended to promote a positive urban image by promoting quality development, enhancing property values, providing landscape improvements in all parts of the city, and promoting orderly growth and aesthetic quality in the city.
2. Delineation of Artificial Lot
   If a developer wishes to develop a portion of a one acre or larger tract, the developer may request that the Planning and Development Director delineate the portion of the tract to be developed as an artificial lot, for purposes of calculating landscape requirements for the development. Artificial lots may be delineated in any type of development, including schools and places of worship. All artificial lots shall meet the following requirements:
   1. Contain the entire area on which the development is to occur, including all paved areas;
   2. Contain a land area of less than 50 percent of the entire tract, or, if the proposed artificial lot contains more than 50 percent of the entire tract, the Director must determine that a substantial amount of the tract is not affected by the proposed development; and
   3. Be delineated on the landscape plan as required in Paragraph C, below.
3. Submittal of Landscape Plan
   A landscape plan shall be submitted to the Planning and Development Department together with the application for a building permit. The following information shall be shown on the required landscape plan:
   1. Calculation of net site area showing all existing and proposed structures, parking and access, other paved areas, and all required bufferyard areas pursuant to this Section;
   2. Calculation of required landscape area;
   3. Location and dimensions of areas to be landscaped and total amount of landscaped area;
   4. Location, number and planting size of all shrubs, and groundcover including both required and actual materials provided;
   5. Location and coverage of required irrigation system; and
   6. Delineation of artificial lot, if applicable, including depiction of all proposed and existing structures, access drives, appurtenant parking and other paved areas proposed for expansion or new construction.
4. Screening for Commercial and Institutional Uses
   Screening for commercial/institutional uses shall include screening of loading docks, truck berths, refuse handling facilities (including refuse disposal and recycling), and ground level mechanical equipment visible from public right- of-way and is required per the following.
   1. Loading docks and truck berths: Opaque walls, wooden screening fences, landscaped berms, or landscape areas all of which must be a minimum of eight feet in height and must screen loading dock areas from view from the public street right-of-way with the greatest pavement width parallel to the trailer berths. Screening shall be of sufficient length to screen the maximum size trailer which can be accommodated on site and shall be parallel to trailer berths.
      
      EXAMPLE: Docks and berths that accommodate a 50-foot trailer shall be screened with a 50-foot wall parallel to the berth.
   2. Refuse handling facilities and mechanical equipment: Opaque walls or wooden screening fences of not less than the height of the facilities or equipment to be screened are required to screen the view from any public street right-of-way. Permanent walls are required on three sides with an opaque gate allowed on the fourth side.
      

      
      

      

      Frontage on One Street (Popup full image) 

      
      
      
      
      

      Facing Alley (Popup full image) 

      
      
      
      
      

      Facing Street (Popup full image) 

      
      
      
      
      

      Frontage on Two Streets of Equal Width (Popup full image) 

      
      
      
      

      Frontage on Major and Minor Streets (Popup full image) 

      
      
5. No Paving of Parkway Allowed
   After October 1, 1998, no portion of a parkway shall be paved, except for sidewalks or driveways permitted by Transportation and Public Works Department.
6. Applicability of Landscape Requirements
   These landscape requirements shall be applicable to the following construction, subject to the exemptions in Paragraph G. below:
   1. Construction of new structures for which a building permit is required for any commercial/institutional and industrial uses.
   2. Expansions of structures used for commercial/institutional and industrial uses that increase the footprint of existing structures by at least 30 percent, and that add at least 3,000 square feet to existing structures. Expansions that do not meet both the 30 percent and the 3,000 square foot criteria are not subject to these landscape requirements; and
   3. Construction of manufactured home parks and recreational vehicle parks for which a permit is required pursuant to Chapter 13-2 of the City Code and private recreation facilities located in manufactured housing subdivisions.
7. Exemptions from Landscape Requirements
   The following are not subject to these landscape requirements:
   1. Structures that do not create or expand building square footage or temporary structures such as job shacks associated with construction activities;
   2. Construction or expansion of one-family and two-family dwellings;
   3. Construction or expansion of multifamily and mixed use developments subject to Unified Residential development provisions set out in section 6.506;
   4. Change in use of an existing structure, unless the structure is expanded in accordance with Paragraph F.2 above;
   5. Construction or expansion of structures in the “H” Central Business District.
   6. Temporary buildings in place for a maximum of five years and erected as accessory buildings for elementary and secondary schools and institutions of higher education.
   7. Any area located within an airport operating area, defined as those areas associated with aircraft movement.
8. Landscape Area Required
   Construction projects subject to this section shall provide landscape areas calculated as follows.
   1. Commercial or Institutional Uses: A minimum of ten percent of net site area shall be landscaped; provided, however, for new construction on undeveloped sites, the required landscape area shall not be less than the minimum landscape area set out in the table below.   In addition:
      • For every 50 square feet, or fraction thereof, of required landscape area, one shrub a minimum of five gallons in size is required.
   2. Industrial Uses and Manufactured Home Uses: A minimum of four percent of net site area, or, at the option of the developer, a landscape area at least 30 feet in depth along the length of the property line frontage on all public rights-of-way adjacent to the property; provided, however, for new construction on undeveloped sites, the required landscape area shall not be less than the minimum landscape area set out in the table below.  In addition:
      • For every 50 square feet, or fraction thereof, of required landscape area, one shrub a minimum of five gallons in size is required. 
   3. Landscaping in Parkway:  Parkway (area between the street curb and front property line) may be counted toward landscape area required by this subsection.  Groundcover and flowers are permitted in the parkway.  Shrubs are prohibited.
   4. Minimum Landscape Area for Undeveloped Sites.

9. Irrigation
   A permanently installed irrigation system shall be installed to provide total water coverage to all plant materials installed pursuant to this Section.
10. Miscellaneous Requirements
    1. All required landscape areas adjacent to vehicle use areas shall be protected by wheel stops, curbs, or other physical barriers.
    2. All required landscape areas shall be located outside the exterior perimeter of the footprint of a building or structure.
    3. A minimum of 75 percent of all required landscape areas shall be located in the front yard between the building line and the front property line. For lots with multiple street frontages, a minimum of 75 percent of all required landscape areas shall be located in the yard adjacent to the street with the greatest pavement width, unless the Planning and Development Director approves a modification to this requirement in accordance with Paragraph L below. When an artificial lot or a building expansion is separated from property adjacent to a street frontage, the required landscape areas may be located anywhere on the site subject to Paragraph J.2. above.
    4. In addition to required trees and shrubs, all of the required landscape area must be covered with grass, organic mulch, or live groundcover.
11. Tree coverage, preservation, planting and maintenance
    1. Intent
       1. It is recognized that there is a need to establish regulations addressing the protection of healthy and significant trees and to provide for the replacement and replanting of trees that are necessarily removed during construction, development or redevelopment.
          

          
          

          

          . (Popup full image) 

          
          

       2. It is the intent of these regulations to limit the removal of tree canopy, promote a multi-aged urban forest, to promote the orderly development of the City of Fort Worth, and to protect the public health, safety and general welfare of the citizens of the City of Fort Worth.  It is not the intent of these regulations to deny development rights protected by law.
       3. Further, it is the intent of the City to address the removal, replacement, maintenance and replanting of trees that are necessarily removed during construction, development or redevelopment in an expeditious manner and with due regard for the legal rights of property owners in Fort Worth.
       4. The process of development with its alteration of natural topography, vegetation and creation of impervious cover can have a negative effect on the ecological balance on an area by causing increases in air temperature and accelerating the processes of runoff, erosion and sedimentation.  Recognizing that the general objectives of this section are to promote and protect the health, safety and welfare of the public, it is declared that this section is adopted with the following objectives
          1. Eliminate the process of clear cutting;
          2. Promote the preservation / conservation of trees throughout the city;
          3. Recognize the benefits of trees in the urban environment;
          4. Encourage planting and preservation of quality trees that are suitable to an area;
          5. Promote a safe environment that includes trees;
          6. Aid in stabilizing the environment’s ecological balance by contributing to the processes of air purification, oxygen regeneration, ground-water recharge and storm water runoff retardation, while at the same time aiding in noise, glare, wind and heat abatement;
          7. To provide visual buffering within and between land uses of differing character to alleviate the harshness of urban life;
          8. Enhance the beautification of the city;
          9. To safeguard and enhance property values and to protect public and private investment;
          10. To conserve energy;
          11. To provide habitat for wildlife; and
          12. To encourage the preservation of large trees which, once removed, can be replaced only after generations.
    2. Tree Coverage
       1. The municipal urban forestry strategy is to achieve citywide tree canopy coverage of 30%.  To achieve the citywide 30% tree canopy coverage goal, these tree regulations are directed toward preservation, planting and maintenance.
       2. The citywide 30% canopy coverage goal will be achieved through residential land uses (one and two family dwelling units) having 40% canopy coverage, commercial land uses having 30% canopy coverage and industrial land uses having 20% canopy coverage.  The 40% canopy coverage for one and two family developments will be reduced by 15% canopy coverage if one tree per residential lot is placed on all lots up to 5000 square feet in area and one additional tree for each additional 5000 square feet or faction thereof up to a maximum of nine (9) trees per residential lot.  The remaining 25% canopy coverage to be provided in public right of ways, parks, Homeowner Association lots or boundary street parkways.  For other residential uses and mixed used areas, 50% of the required open space will have canopy coverage through planting or preservation.
       3. To achieve the 30% citywide canopy coverage goal, all parking areas for all developments other than one or two family developments shall have a 40% canopy coverage achieved through preservation of existing or tree planting within the parking field and drives. Planting within the parkway will be credited to the coverage requirements.
       4. Public projects such as city water, sewer or street projects shall have a 30% canopy coverage if the project can not be classified as residential or industrial.  City projects that are residential or industrial in nature will be required to meet the canopy coverage for those land uses. 
    3. Tree preservation / retention of existing canopy
       1. Preservation of existing canopy coverage regardless of tree type
          1. On all properties of land greater than one acre, a minimum retention of existing canopy shall be 25%.  The existing canopy can be determined via recent air photo, on the ground survey or other approved method by the City Forester.
          2. Property located in floodplains or located in areas that will be dedicated to public spaces will be counted toward the required 25% minimum retention.
          3. Calculation of all canopy coverage and retention areas will not include utility right of ways or easements covered under the rules and regulation of the Public Utility Commission
          4. To remove more than the minimum retention will require a waiver from the Urban Forestry Board.
       2. Preservation of existing canopy coverage for protected trees only
          1. Retention of quality trees (protected trees) only will be allowed if an additional 5% is preserved (a total preservation of 30% of the existing canopy of protected trees) and planting/preservation will ensure an additional 5% coverage (residential coverage would be a minimum of 45%, commercial coverage would be a minimum of 35% and industrial would be a minimum of 25%)
          2. To determine the existing tree canopy coverage for protected trees only will require an onsite tree survey noting the location, size(diameter of trees 6 inches or greater) and canopy coverage of each tree.
          3. Protected trees include the following species:
             • Redbud - Cercis Canadensis
             • Mexican plum - Prunus mexicana
             • Cherry laurel - Prunus caroliniana
             • Eve’s necklace - Sophora affinis
             • Crab apple Malus - angustifolia
             • Bradford pear - Pyrus calleryana var. Bradford
             • Golden Raintree - Koelrueteria paniculata
             • Caddo Maple - Acer saccharum
             • Red Maple - Acer rubrum
             • Bigtooth maple - Acer grandidentatum
             • Bur oak - Quercus macrocarpa
             • Chinquapin oak - Quercus muhlenbergii
             • Live oak - Quercus virginiana
             • Shumard red oak - Quercus shumardii
             • Texas red oak - Quercus texana
             • Post oak - Quercus stallata
             • Blackjack oak - Quercus marilandica
             • Pecan - Carya Illinoensis
             • Lacebark elm - Ulmas parvifolia
             • Cedar elm - Ulmas crassifolia
             • American elm - Ulmas americana
             • Bald cypress - Taxodium distichum
             • Black walnut - Carya nigra
             • Green ash - Fraxinus pennsylvanica
             • Texas ash - Fraxinus
             • Southern magnolia - Magnolia grandiflora
    4. Tree preservation/significant or large trees
       1. Significant or large trees 30 inches in diameter (94.25 inches in circumference) for the entire city or 20 inch diameter (62.83 inches in circumference) for Post Oaks and Blackjack Oaks east of Interstate Highway 35 West can only be removed by permit of the City Forester.  The reduced diameter for Post Oaks and Blackjack Oaks east of I 35 W is in recognition of the naturally occurring Post Oak Savannahs within the Cross Timbers Zone.  Preservation of a significant or large tree will be credited to the required canopy cover 1.5 times the actual canopy size.
       2. Criteria for granting the permit will be one of the following conditions;
          1. Removal will be granted if an area 1 ½ times the area of the specific tree’s canopy is retained on the same site.  The 1 ½ retention of existing trees shall be in excess of the required tree coverage on the site/tract, or
          2. Removal will be granted if planting of new trees at five (5) times greater in canopy area than the removed specific tree canopy.  The additional planting of 5 to 1 will be in excess of the required tree coverage on the site, or
          3. Payment into the tree fund based upon the total diameter of the specific tree times $200 per diameter inch, or
          4. Urban Forestry Board approved plan that mitigates the removal of the large tree
       3. Replacement any tree preserved and that dies within five years due to construction or development activities will be the responsibility of the original applicant.  Replacement will be new trees with a minimum of 3 inches each in diameter and equal to five times the lost canopy.  Tree replacement will be guarantee for a period of two years.  
    5. Tree Planting to achieve the goal of canopy coverage
       1. Trees planting to provide canopy coverage shall be a minimum of 3 inches each in diameter and will be credited its canopy coverage at normal maturity. These credits are as follows:
          1. Large canopy tree with typical crown width of 50 feet in diameter – 2000 square feet (minimum spacing of 40 feet on center)
          2. Medium canopy tree with typical crown width of 30 feet in diameter – 700 square feet (minimum spacing of 24 feet on center)
          3. Small canopy tree with typical crown width of 10 feet in diameter – 100 square feet (minimum spacing of 8 feet on center)
    6. Tree Protections and Maintenance
       1. All trees being preserved for canopy coverage or a significant tree covered under section 4 due to size will be protected during any development activities.  Development activities will include vegetation removal, grading, installation of utilities and/or construction of structures and site amenities.
       2. Protective measures must occur on all trees located within 50 feet of development activities
       3. Protective measures are required at the critical root zone (the critical root zone radius is defined as one (1) foot per inch diameter measured at breast height (four and ½ feet) of the tree.
       4. The following activities within the critical root zone are prohibited:
          1. No material intended for use in construction or waste material accumulated due to excavation or demolition shall be place within the limits of the critical root zone of any preserved tree;
          2. No equipment shall be cleaned or other liquids deposited or allowed to flow overland with the limits of the critical root zone of a preserved tree.  This includes, without limitations, paint, oil, solvents, asphalt, concrete, mortar or similar materials;
          3. No signs, wires or other attachments, other than those of a protective nature, shall be attached to any preserved tree;
          4. No vehicular and/or construction equipment traffic or parking shall take place within the limits of the critical root zone of any protected tree other than on existing street pavement; or
          5. No heavy equipment, including but not limited to trucks, tractors, trailers, bulldozers, bobcat tractors, trenchers, compressors and hoists shall be allow inside the critical root zone of any preserved tree on any construction site without the specific approval of the City Forester.
          6. No grade change within the critical root zone without submission of a certified arborist/forester report dealing with protections and the report acceptance by the City Forester.
       5. Procedures required prior to development activities
          1. Protective fencing:  Prior to development activities, the contractor or subcontractor shall construct and maintain, for each preserved tree or tree cluster on a tract, a protective fence which encircles the outer limits of the critical root zone of the tree to protect it from development activities.  All protective fencing shall be in place prior to commencement of any site work and remain in place until all exterior work has been completed. (add minimum requirements on size and material of protective fencing)
          2. Bark Protection:  In situation where a preserved tree remains in immediate area of intended construction and the City Forester determines the tree bark to be in danger of damage by development activities, the contractor or subcontractor shall protect the tree by enclosing the entire circumference of the tree with 2” x 4” lumber encircled with wire or other means that does not damage the tree.  The intent is to protect the bark of the tree against incidental contract by large construction equipment.
       6. Construction methods
          1. Boring:  Boring of utilities under preserved trees shall be required in those circumstances where it is not possible to trench around the critical root zone of the preserved tree.  When required, the length of the bore shall be the width of the critical root zone at a minimum and shall be a minimum depth of 48 inches.
          2. Grade Change:  In situation in which the City Forester approves a grade change within the critical root zone of a preserved tree, procedures and special conditions shall be approved by the City Forester in advance of any work.
          3. Trenching:  All trenching shall be designed to avoid trenching across the critical root zone of any preserved tree, unless otherwise approved by the City Forester.  All work within the critical root zone requires advance approval by the City Forester.  The placement of underground utility lines such as electric, phone, gas, etc., is encouraged to be located outside the critical root zone of preserved trees. Trenching for an irrigation system shall be place outside the critical root zone, except into the critical root zone perpendicular to the tree trunk and in the manner that has the least possible encroachment into the critical root zone.  Boring is required for all underground utility lines that cross the critical root zone.
          4. Root Pruning: All roots two inches or larger in diameter which are exposed as a result of trenching or other excavation shall be cut off square with a sharp medium tooth saw and covered with pruning compound within two hours of initial exposure.
          5. Underground utilities:  All onsite underground utilities with backfill other than onsite material shall have a clay dam every 200 feet for the entire length of the utility placement.
          6. Paving:  No paving is allowed within the critical root zone of any preserved tree unless otherwise approved by the City Forester.  Approvals will be based upon best management practices for tree preservation.
       7. Warranty / Replacement
          
          Any preserved tree that dies or becomes hazardous due to the construction activities within 5 years following the completion of the development activities shall be replaced following the criteria outlined above for tree preservation and significant tree replacement by the original applicant or assigned party.
    7. Urban Forestry Plan / Permits
       1. Except as otherwise provided herein, no tree removal (6 inches in diameter or larger, all species) will be allowed within the City of Fort Worth without the approval of an Urban Forestry Plan by the City Forester on and after the effective date of this ordinance.
       2. An approved Urban Forestry Plan / Permit will run with the land and can only be amended by the Urban Forestry Board.
       3. Notice of Application – The City shall post on the City’s Website a notice of application within seven calendar days of receipt.  The website posting shall include the location, applicant’s name and address, and general description of the requested forestry activities.  The City shall not approve an Urban Forestry Plan / Permit until 21 calendar days have past since the website posting.
       4. Credit for preserved or planted trees shall be given for trees located outside the subject property within the parkway of adjacent streets or on property designated for public use in the immediate area.
       5. Submittal requirements:  Prior to any development, disruptive activities ( including clearing and grading) or tree removal, the following information must be submitted to the City Forester:
          
          Phase One Documents
          1. A scaled diagram of the subject property in which development, disruption or tree removal is proposed.  The scaled diagram may be an engineered drawing, survey, air photo or other City Forester approved illustration.  The first sheet will reflect the existing condition by including the following information:
             1. Boundaries of the property and its calculated area i.e. acres, square feet.
             2. Location map showing the proximately of the property to the nearest streets.
             3. Outline of the existing tree canopy area on the property and the calculated area (square feet or acres) of existing canopy coverage.
             4. Scaled existing or proposed utilities regulated by the Public Utility Commission.  Indicate the calculated area (square footage or acres) for these rights of ways or easements.
             5. Location of each large or significant tree as defined in Section 4, its type and canopy area.
             6. The following tables:

7. Upon completion and approval of phase one documentation, removals will be granted if a minimum of 50% of the existing tree canopy is retained.  The documentation pre-development canopy coverage will run with the property until development occurs.  The required retention noted in phase one documentation will have to be achieved within the area remaining after the initial clearing.

Phase Two Documents

The second sheet will overlay the proposed improvements and removals/preservations/plantings.  The sheet should include the following information: 

1. Scaled site plan depicting the location of proposed structures, parking areas, drives and amenities;
2. Outline the canopy areas that are desired to be removed;
3. Depiction of trees (large, medium or small canopy crown) that will be planted;

4. The following charts:

8. Tree Planting Requirements
   
   The following list of trees is considered desirable and adapted trees for the Fort Worth area.  Planting of trees from this list is acceptable.  Other trees will be considered by the City Forester and granted on a case-by-case basis.  The approval of additional species will be judged on adaptability, long-term health and growing characteristic of the tree type.
   

* Drought tolerant species

# Not recommended for parking lots or high heat areas

1. The minimum size of tree planted will be 3 inches in diameter measured one foot above ground level.  If the tree is multi trunk, the main stem will be given full credit for its diameter and all other stems will receive ½ credit.  The total of all must be 3 inches or greater.

2. All trees that die within two years of the date of project completion will be replaced by another replacement tree.  The replacement tree carries the same two-year replacement requirement. The requirement to replace the trees shall run with the land.

3. A minimum of 16 square feet of permeable surfaces must be provided for all tree plantings.

9. Exceptions to the tree coverage, preservation, planting and maintenance provisions
   1. Any existing residential lot one acre or less in size either zoned or used as residential with a residential structure upon it is exempted from these regulations.  All other uses e.g. commercial, institutional, industrial must comply with these regulations regardless of lot size.
   2. The removal of any tree in the case of an emergency, such as due to storm damage or utilities, shall not be subject to these regulations or require an Urban Forestry Plan / Permit.
   3. Any tree that is deemed to be in unsafe condition, or is injurious to common good, or to electrical, gas or water utilities, or sewer pipes, pavement or improvements, or is infested and dangerous to other trees or conflicts with other ordinances or regulations.
   4. Any permits or projects vested per Chapter 245 of the Local Government Code.
   5. Agriculture development will require documentation of the existing canopy coverage and detailed tree survey of the property.  The tree survey will include the location, size and type of tree.  At the time of development a payment of $200 per diameter inch will be required for 25% of the removed trees.  The documented canopy coverage and total diameter inch total will run with the land.
   6. Areas within mixed used zoning districts or within the boundaries of the Downtown Urban Design District are exempted from the preservation / retention provisions.  Mixed used zoned properties must provide through either preservation or planting 50% canopy coverage of required open space.  Downtown Urban Design District projects require a minimum 40% provision of canopy coverage on surface parking lots, in addition to any other landscape regulation required under the adopted Downtown Urban Design Standards. 
   7. Special districts with tree or landscape requirements – Should other special districts be established other than the Downtown Design District, the special district guidelines will apply if the requirements are more restrictive than those outlined within this section.
   8. Gas Well Sites – Only urban and high impact wells will require tree preservation and/or planting measures.  Well classifications are established through there proximity to protected uses.  A 30% tree canopy requirement through preservation and/or planting will apply to urban classified wells.  A 40% tree canopy requirement through preservation and/or planting will apply to high impact classified wells.  The following requirements apply to both urban and high impact wells;
   9. A minimum retention of 25% of the existing trees will be required as with other land uses unless removal necessary for location of equipment as determined by the Gas Inspector:
      1. No more than 25% of the same species may be planted at one site.
      2. A minimum of 25% of the planted trees must be evergreen species.
      3. A minimum of 75% of the planted trees must be located between the gas well site and protected uses or public way.  An administrative waiver of the 75% placement can be approved by the City Forester with proof that the proposed planting will screen the negative views into the well site from the protected uses.
      4. All planted trees that die within two years of the date for project completion will be replaced by another replacement tree.  The replacement tree carries the same two-year replacement requirement.  A replacement of any tree that dies within two-years of planting will be replaced by the Gas Well Operator or agent and a new two-year guarantee will begin at the time of replacement.

10. Appeals.
    1. If the City Forrester, or other city official refuses to accept or issue an Urban Forestry Plan / Permit, or the applicant disagrees with the decision of the City Forester, the applicant may appeal the decision to the Urban Forestry Board.  The appeal shall be in writing and shall be transmitted to the Executive Secretary of the Urban Forestry Board within ten days after receipt of notification that the City Forester will not accept the Urban Forestry plan / permit.
    2. The Urban Forestry Board shall consider the appeal within 30 days after the appeal is received by the Board’s Executive Secretary, unless the applicant requests a later hearing.  The Urban Forestry Board shall not release the applicant from the requirements of this ordinance, unless the applicant first presents credible evidence from which the Board can reasonably conclude application of this ordinance to the applicant would be likely to deprive the applicant of rights protected by law.
    3. The Board may take the following actions on an appeal:
       1. Deny the appeal, in which case the Urban Forestry Plan / Permit shall not be accepted or granted; or,
       2. Grant the appeal, and direct the City Forester to accept and approve the Urban Forestry Plan / Permit; or,
       3. Grant the appeal subject to such provisions, conditions, or limitations as deemed appropriate by the Board.
    4. In no event shall acceptance of an application guarantee that the City will issue the Urban Forestry Plan / Permit, unless the permit application is in compliance with all applicable codes, laws and regulations.
    5. Appeals of the Urban Forestry Board will be handled by the City’s Board of Adjustment

11. Penalty
    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 assessed a penalty of Two Hundred Dollars ($200.00) per diameter inch of trees removed or damaged without a valid Urban Forestry Plan / Permit, Four Hundred Dollars ($400.00) per diameter inch of significant tree removed or damaged without a valid Urban Forestry Plan / Permit and be guilty of a misdemeanor and upon conviction shall be fined not more than Five Hundred Dollars ($500.00) for the removal or damage of each tree.
12. Enforcement
    Any Code Enforcement officer, City Forester or designee shall have the authority to enforce the provisions of this ordinance.

12. Modification of Landscape Requirements
    
    The Planning and Development Director or a designee may approve minor variations in the location of required landscape materials due to unusual topographic constraints, sight restrictions, sitting requirements, preservation of existing stands of native trees or similar conditions, or in order to maintain consistency of established front yard setbacks. These minor changes may vary the location of required landscape materials, but may not reduce the amount of required landscape area or the required amount of landscape materials. The landscape plan shall be submitted and shall specify the modifications requested and present a justification for such modifications.
13. Installation and Maintenance
    1. All landscape materials shall be installed within 90 days after issuance of a Certificate of Occupancy.  Such 90-day period may be extended for an additional 90 days by the Planning and Development Director.  Upon completion of installation of all plant materials, the owner or agent shall notify the Planning and Development Department of completion of installation and shall request inspection.  Verification by the Planning and Development Department of installation in compliance with this Section shall be required.
    2. The owner shall maintain all landscape materials in good condition in accordance with the terms of this Section.
14. Variances by Board of Adjustment
    1. As provided by state law, the Board of Adjustment may grant variances to the provisions of this section only if the variance is not contrary to the public interest and, due to special conditions, a literal enforcement of the Section would result in unnecessary hardship, and so that the spirit of the Section is observed and substantial justice is done. As provided by state law, a “hardship” does not include financial hardship resulting from compliance with the landscape provisions.
    2. The City Manager or his/her designee shall report monthly to the City Council any variances granted to this Section.

Article 4. Signs

6.400 Scope and Enforcement

This Article is enacted to provide uniform standards for the location, spacing, height, lighting, and other regulation of signs within the City of Fort Worth.  This Article is adopted with specific reference to the regulations contained in the Fort Worth Sign Code, Chapter 29, City Code, and shall be enforced in conjunction with such code.  The purpose of this Article is protect the health, safety, welfare, convenience and enjoyment of the general public and to protect the public from injury which may be caused by the unregulated construction of signs.  It is the intent of these regulations to achieve the following:

1. Enhance the economic value of the landscape by avoiding visual clutter which is potentially harmful to property values and business opportunities;
2. Promote the safety of persons and property by providing that signs do not create a hazard, due to collapse, fire, collision, weather or decay;
3. Protect the safety and efficiency of the City’s transportation network by reducing the confusion or distraction to motorists and enhancing motorists’ ability to see pedestrians, obstacles, other vehicles and traffic signs;
4. Enhance the impression of the City which is conveyed to tourists and visitors;
5. Protect adjacent and nearby properties from the impact of lighting, size, height and location of signs;
6. Preserve, protect and enhance areas of historical, architectural, scenic and aesthetic value, regardless of whether they be cultural, natural or man-made; and
7. Encourage the removal of off-premises signs from designated scenic, cultural, architectural or historic districts or corridors.

6.401 Definitions

Advertised commercial area.  That portion of a sign used or intended to be used to convey information or to attract attention to the subject matter of such sign.

Commercial copy.  A message displayed on a sign which relates solely to the economic interests of the advertiser and its audience; a message pertaining to price and product advertising, goods and services. 

Non-advertised message area. That portion of a sign not used or intended to be used to display commercial copy, convey information or to attract attention to the subject matter of such sign.

Premises.  A single tract or platted lot. In addition, multiple adjacent tracts or platted lots under common ownership will be deemed to be a single premises if they meet the following requirements: 

1.   Lots or tracts are not separated by intervening streets, alleys, utility or railroad rights-of-way or other interruption;

2.   Property contains a single primary use; and

3.   Property is not used for one- or two-family residential purposes.

Tracts or platted lots that are at cross corners or that are connected by narrow strips of land too small to serve as emergency access easements shall not be considered to be adjacent.

Sign.  Any surface, fabric, device, display or visual medium, including the component parts, which bears letters, pictorial forms or sculptured matter, including logos, used or intended to be used to convey information or to attract attention to the subject matter of such sign. Graphics painted upon the side of a building which carry no advertising shall not be construed to be a sign, except where such graphics pictorially display products or business that convey an advertising intent. The term "sign" includes the sign structure.

Sign, animated.  A sign employing visible moving parts or the changing of colors.

Sign, attached.  A sign which is affixed to, supported by or painted on a building.

Sign banner. A temporary banner is a sign which is constructed of pliable materials such as canvas, fabric, vinyl plastic or similar materials which will withstand exposure to wind and rain without significant deterioration.

Sign, changeable copy.  A sign that is characterized by changeable copy, letters, symbols or numerals that are not permanently affixed to the structure, framing or background allowing the letters, characters, or graphics to be modified from time to time manually or by electronic or mechanical devices, such as but not limited to, a bulletin board, or electronic message board.  Changeable copy signs may not be used to display commercial messages relating to products or services that are not offered on the premise.

Sign, detached.  A sign which is supported by structures, supports or foundations in or upon the ground and independent of support from any building. 

Sign, flashing.  A sign that contains an intermittent or sequential flashing light source. 

Sign, freeway.  A sign which is oriented to be viewed primarily from an adjacent non-signalized freeway.

Sign, illegal.  Any sign erected, constructed, enlarged or altered which does not conform to the provisions of the zoning ordinance, the sign code (chapter 29 of the City Code) or other applicable ordinances in effect at the time of erection, construction, enlargement or alteration. 

Sign, illuminated.  Any sign illuminated in any manner by an artificial light source. 

Sign, kiosk.  Free-standing sign structure located in or adjacent to public right-of-way that features a City of Fort Worth identification panel at the top of each structure and displays directional information to new homes and municipal facilities and parks.

Sign, monument.  Any sign in which a majority of the structure’s width is in contact with the ground.

Sign, nonconforming.  A sign that was lawfully installed in compliance with all city ordinances applicable at the time of installation, but that does not comply with the current provisions of this zoning ordinance, the sign code (chapter 29 of the City Code), or other applicable ordinances. 

Sign, off-premises.  A sign which advertises businesses, commodities, activities, services or persons which are not usually available or present upon the premises upon which such sign is located, or which directs persons to any location not on the premises. Any sign with more than ten percent of the sign devoted to such use shall be deemed to be an off-premises sign. 

Sign, on-premises.  A sign which advertises the business name, owner and/or commodities, activities or services offered on the premises where such sign is located and where at least ninety (90) percent of the sign is devoted to the advertisement of such business name, owner, commodities, activities or services.

Sign, pole.  A detached sign which is supported by one or more poles in or upon the ground.

Sign, portable.  A sign whose principle supporting structure is intended by design, use or construction, to be used by resting upon the ground for support and which may be easily moved or relocated for reuse. Portable signs shall include but not be limited to signs mounted  upon or designed  to be mounted upon a trailer, bench, wheeled carrier or other non-motorized mobile structure with or without wheels.

Sign, pylon.  A freestanding sign, which has at least fifty (50) percent of the sign structure width in contact with the ground and in which the sign face is separated from ground level by means of one or more supports such as poles, pole covers or columns.

Sign, revolving.  A sign which revolves on, around, or about a structural support. A structural support includes, but not limited to, a pole, building or other type of support. Revolving parts within the sign shall not be construed as a revolving sign. 

Sign, roof.  Any sign erected, constructed or maintained on the roof of a building.

Sign, running light or twinkle.  A sign with low wattage outline lighting that runs or twinkles.

Sign.   Sexually Oriented Business. For the purpose of Chapter 5, Article 2, Sexually Oriented Businesses, "sign" means any on-premise display, design, pictorial, or other representation that is constructed, placed, attached, painted, erected, fastened or manufactured in any manner whatsoever so that it is visible from the outside of a sexually oriented business and used to seed the attraction of the public to any goods, services, or merchandise available at the sexually oriented business. The term "sign" also includes any representation painted on or otherwise affixed to any exterior portion of a sexually oriented business establishment or to any part of the tract upon which the establishment is situated. 

Sign structure.  Any structure which supports or is intended to support any sign. 

Sign, temporary.  Any sign intended to be displayed for a limited period of time only, including by way of example but not of limitation, any sign, banner, pennant, valance, or advertising display constructed of cloth, canvas, light fabric, cardboard, wallboard or other light materials, with or without frames or wheels. 

Sign, window.  Any  commercial copy sign located on the internal and or external surface of a window or a glass door, or is located less than ten (10’) feet from the window or a glass door of any establishment for the purpose of being visible to and read from the outside of the building.

6.402 Scenic Preservation Areas and Corridors

1. Scenic Preservation Areas Established

   The following scenic preservation areas are hereby established based on their scenic, cultural, architectural or historic character. Generalized maps of these areas appear in appendix B. For official maps of the districts, please contact the Planning and Development Department. (See Sections 2.102 and 6.413B) 

   1. Fort Worth Stockyards National Register Historic District

   2. Central Business District Scenic Preservation Area

   3. Cultural District Scenic Preservation Area

   4. Medical District Scenic Preservation Area

   5. Fairmount/Southside Historic District

   6. Elizabeth Boulevard National Register Historic District

   7. Circle Park Conservation District

   8. Grand Avenue National Register Historic District

   9. Masonic Widows Orphans Home Historic District

   10. Kenwood Court Historic District

2. Scenic Preservation Area Boundaries.  All scenic preservation area boundary lines shall be measured to the centerlines of all public or railroad rights-of-way bordering the areas. 

3. Scenic Preservation Corridors Established.  In addition to the areas established above, the following scenic preservation corridors are designated based on their scenic, cultural, architectural or historic character. (See Sections 2.102 and 6.413B)

   1. Arterial scenic corridors.  Arterial scenic corridors shall be measured 200 feet from each side of the public right-of-way of the following roadways.
      1. North Main Street from the Historic Stockyards to Downtown.
      2. Lancaster Avenue from Camp Bowie Boulevard to South Beach Street.
      3. University Drive/North Side Drive/Oakhurst Scenic Drive from Granbury Road to Belknap Street.
      4. Camp Bowie Boulevard from University Drive to I-30 (West Freeway).
      5. Hemphill Street from Allen Avenue south to Felix Street.
      6. Jacksboro Highway from Lake Worth (100 year floodplain, 600 feet elevation above sea level) to the southerly end of Nine Mile Bridge Road and from 500 feet north of the Municipal Golf Course to North Side Drive.
      7. Randol Mill Road/1st Street from Haltom Road east to Bridgewood Drive and from .25 miles east of Loop 820 East to John T. White Road.
      8. East Berry Street from Mitchell Boulevard to Old Mansfield Highway.
      9. South Hulen Street from Vickery Boulevard south to Loop 820 South.
      10. Bryant Irvin Road from Vickery Boulevard south to Oakmont Boulevard.
      11. Angle Avenue/Marine Creek Parkway from Loop 820 West (Jim Wright Freeway) to Northwest 28th Street.
      12.  Evans Avenue from Terrell Avenue to East Berry Street.
      13. Horne Street from I-30 to Vickery Boulevard.
      14. Amanda Avenue from Ramey Street to East Rosedale Street.
      15. South Riverside Drive from I-30 (East Freeway) to Wichita Street.
      16. 4th Street from Downtown to South Riverside Drive.
      17.  East and West Rosedale from University Drive to Loop 820 East.
      18. Seminary Drive from I-35W (South Freeway) to Wichita Street.
      19. Vickery Boulevard from I-35W (South Freeway) to South Ayers Avenue.
      20.  White Settlement Road from University Drive to the city limits of Westworth Village.
      21. Trinity Railway Express corridor from the east Fort Worth city limit line west to Downtown.
   2. Freeway scenic corridors.  Freeway scenic preservation corridors shall be measured 660 feet from each side of the public right-of-way of the following roadways:
      1. I-35W (North Freeway) from 28th Street exit south to the centerline of the Trinity River.
      2. I-30 (East Freeway) from Downtown east to Loop 820 East.
      3. U.S. Hwy. 287 (Martin Luther King Freeway) from Downtown southeast to Village Creek Road.
      4. Loop 820 West (Jim Wright Freeway) from .25 miles north to .25 miles south of Lake Worth (100 year floodplain, 600 feet elevation above sea level).
      5. Loop 820 East from .25 miles north of the first bridge abutment north of Mosier Lake to the southerly boundary of the 100 year floodplain of the West Fork of the Trinity River (approximately 150 feet).
   3. Future scenic corridors. 
      1. It is the intent of this section that the future alignment of SH 121 will be designated as a scenic preservation corridor upon determination of the final alignment of such highway, after notice and hearing in accordance with Section 2.102. Such scenic corridor shall be 660 feet wide from each side of the public right-of-way.
      2. It is the intent of this section that in the event Jacksboro Highway (U.S. Hwy. 199) is widened, the width of the scenic preservation corridor along Jacksboro Highway shall be increased to 660 feet wide from each side of the final alignment of the public right-of-way, after notice and hearing in accordance with Section 2.102.

D.  Scenic Preservation Corridor Boundaries.  When a corridor designated under this section ends at an intersection                with a right-of-way that is not designated as part of a corridor, the corridor shall terminate at the centerline of the                   non-designated right-of-way. 

6.403 Signs Not Requiring a Permit

The following signs are exempted from the requirements of this Article and may be erected or constructed without a permit:

1. Signs on vehicles or trailers, provided, however, signs on vehicles or trailers that are parked or located for the primary purpose of displaying the sign are prohibited pursuant to Section 6.405 below.
2. Temporary signs, as follows:
   1. Temporary decorative flags.
   2. Temporary signs erected in accordance with temporary banner policy administered by the Transportation and Public Works Department for signs in the public right-of-way, large banner policy administered by the Parks and Community Services Department for signs on park property, policy governing erection of banners on Main Street, and other temporary banner policies administered by City Departments or their designees.
3. Warning, security and directional signs for parking or vehicle access.
4. Government signs, flags, insignia, legal notices or informational, directional or traffic signs.
5. Political signs referring to the candidates or issues involved in a public election, subject to the following conditions:
   1. The sign is located on private real property with the consent of the property owner;
   2. The sign does not exceed eight feet in height;
   3. The sign may not have an effective area greater than 36 square feet;
   4. The sign shall not be illuminated;
   5. The sign shall not contain any moving elements.
6. Signs in windows subject to the following:
   1. Signs shall not exceed 10% of the window area, and
   2. The window area shall be calculated by multiplying the window width times the height of the window, with a maximum calculated height of 15 feet.
7. Other than electrical, all signs not visible from off the property.
8. Nameplate and street address signs not exceeding one square foot in area.
9. One non-illuminated real estate sign, temporary in nature, advertising the sale or lease of real property on which the sign is located or announcing contemplated improvements of real property on which the sign is located; provided, however, that said sign shall not exceed eight square feet in area in any one- or two-family dwelling district or 60 square feet in area and eight feet in height in any other district; provided, further, however, on corner lots and through lots, one such sign, shall be allowed for each street on which the lot has frontage. The sign shall be removed within 30 days after the sale or occupancy of the property.
10. One non-illuminated estate or garage sale sign, not to exceed two square feet in area, temporary in nature, advertising the sale of items on property for which a garage sale permit has been obtained.  The sign shall be removed within 24 hours after the sale ends.
11. One construction sign, not exceeding four square feet in area in any one- or two-family dwelling district or 40 square feet in area and 12 feet in height in any other district, denoting the owner, architect, financial institution, general contractor, subcontractor or any statement pertaining to the project on the real property on which the sign is located; provided, however, on corner lots and through lots, one such sign shall be allowed for each street on which the lot has frontage. The sign shall be removed within 30 days after completion of the project.
12. “No Dumping,” “No Trespassing,” and “No Solicitation” signs.
13. Noncommercial residential signs. In addition to the other noncommercial signs permitted by this article, a maximum of four signs not exceeding a total of 16 square feet in area may be erected on any lot used for residential purposes and may contain noncommercial copy. No one sign shall exceed eight square feet in area.
14. Signs depicting or relating to a national, local or religious holiday or season if installed maintained or displayed for not more than 45 consecutive days.
15. Signs designed and used for display upon or with lighter than air objects, such as balloons, or in conjunction with aircraft.
16. Signs of not more than two (2) square feet with a ground clearance of not more than four (4) feet within twenty (20) feet of a driveway or other ingress/egress to private property which restricts parking on said property.  Corners of this type of sign shall be mitered or rounded corner signs.   
17. Signs erected by a public utility or transportation organization operating pursuant to a franchise agreement with the City, where such signs are erected or displayed for the purpose of public instruction, traffic control and similar uses incidental to the public interest.

6.404 Temporary On-Premise Signs Requiring a Permit

All temporary signs not previously exempted under Section 6.403, including portable signs, trailers and banners, shall require a permit.  Temporary signs are permitted only in the “CF” Community Facilities and “ER” Neighborhood Commercial Restricted or less restrictive districts.  Temporary signs must meet all requirements of the Sign Code (Chapter 29 of the City Code), including permitting requirements.

1. Signs shall be a maximum size of 60 square feet.

2. Only one such sign shall be allowed per business, not to exceed two signs per platted lot.  On lots with more than 300        feet of street frontage, one sign shall be allowed per business, not to exceed three signs.

3. No temporary signs shall be located within 100 feet of another temporary sign.

4. One temporary portable sign or banner shall be permitted for a period of 30 consecutive days, provided only one sign          or banner shall be permitted during the 30 day period and there must be at least 30 days between the display of each        sign or banner.

6.405 Prohibited Signs

The following signs are expressly prohibited within the City of Fort Worth:

1. Off-premise signs, unless provisions for such signs are contained within these regulations.

2. Signs erected in violation of City Building, Electrical or Sign Codes, or other applicable local regulations.

3. Signs erected in violation of federal or state law.

4. Pole signs.

5. Portable signs, except those allowed under Section 6.404.

6. Animated signs, flashing signs, running message, twinkle or running light signs, and revolving signs or any other sign that moves. Electronic changeable copy signs may be permitted by special exception from the Board of Adjustment in accordance with Section 6.411 below.

7. Signs illuminated to such intensity or brilliance as to cause glare or impair vision.  Lighting shall be shielded upward to prevent beams or rays from being directed at any portion of a traveled roadway or an occupied residential area.  Nothing herein shall be construed to permit the lighting of signs near airports which would conflict with any regulations adopted by the Federal Aviation Administration in the furtherance of air safety.  This requirement shall not apply to internally lit signs with a lighting intensity of less than 150 foot lamberts.

8. Signs erected in or projecting into the public right-of-way unless an encroachment agreement is executed in accordance with the requirements of the Sign Code (Chapter 29 of the City Code) and any other ordinances regulating encroachments.

9. Signs on vehicles or trailers that are parked or located for the primary purpose of displaying the sign.  It shall be prima facie evidence that the primary purpose of a vehicle or trailer is to display a sign if the vehicle or trailer is parked on a site for a continuous period exceeding 72 hours.

10. “V” type signs with a face that protrudes from the opposite face at an interior angle greater than 25 degrees.  This restriction shall not be construed to prevent oval, cylindrical or box type signs.

11. Signs with sign structure larger than is reasonably necessary to support the sign.

6.406 Measurement of Signs

A. Measurement of Detached Signs

The sign area for a detached on-premise sign shall be the area included within vertical and horizontal line projections of the furthermost points of any logos, letters, or other symbols, composed of the total area of the message, and any border, trim or surface upon which the message is displayed. One sign area will be calculated for a detached sign no matter how the message is displayed. The sign structure shall not be included in the sign area unless there is a sign displayed thereon. 

---

Box Sign

---

                                                                                                 Cylinder Sign

---

                                                                                                  Multi-Panel Flat Sign

---

                                                                                                Multi-Surface Sign

B. Measurement of Attached Signs 

The sign area for an attached on-premise sign shall be the area included within the vertical and horizontal line projection of any logos, letters or other symbols intended to be read together, composed of the total area of the message and any border, trim or surface upon which the message is displayed. There may be several sign areas on the wall of a building depending upon how a sign is displayed. 

---

6.407 Relation to Zoning Districts

1. Signs in "AG," "CF," "MH" and residential districts.  On-premises signs in agricultural, community facilities, manufactured housing, and residential districts are governed by the district regulations set out in the respective district regulations in Chapter 4.
2. Signs in Commercial and Industrial Districts.  Signs located in commercial and industrial districts shall conform to the regulations in Sections 6.408 and 6.409.
3. Signs in Planned Development Districts. Signs located in planned development districts shall conform to the regulations in Section 4.300.
4. Signs in Conservation Overlay Districts.  Regulations for signs located within conservation districts shall be in accordance with Section 4.400.  However, unless indicated otherwise the most restrictive sign regulations shall be followed.
5. Signs in Urban Design Districts.  Signs located within the boundaries of an Urban Design District shall be generally exempt from the regulations of this Article and shall be in accordance with the pertinent district standards of the Zoning Ordinance.  However, the most restrictive sign regulations contained in this Article shall apply unless otherwise indicated in the pertinent district standards.  No off-premise signs shall be allowed.
6. Signs in Special Purpose Districts.
   1. Agricultural Districts. On-Premise signs are permitted as follows:
      1. An illuminated nameplate bearing the family name of the occupants residing in the residence not to exceed one square foot in area.
      2. A non-illuminated sign for those uses 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 10 feet behind the property line.  Such sign shall not be placed within 20 feet of drives providing ingress and egress to the property.
   2. Community Facilities. Identification signs shall be permitted subject to the following provisions:
      1. Signs shall be permitted to identify the use or uses of the property on which displayed.
      2. 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 10 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.
      3. Not more than 50 percent 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 space shall exceed 20 square feet in sign area.
      4. Symbols which are designed as an integral part of the building structure and symbols which are not visible or readable from the public street shall not be limited by the above regulations.
      5. Signs located across the street from a one-family 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.
   3. Manufactured Housing. An identifying sign shall be permitted at each major entrance to the manufactured home park except that no more than three signs shall be permitted for one park, and such shall be subject to the following provisions:
      1. Each sign shall contain only the identifying name of the park and its street address.
      2. Signs may be illuminated but the source of light shall not be visible and shall not be intermittent or flashing; revolving signs shall not be permitted.  Signs shall not be lighted between the hours of 10:00 p.m. and 6:00 a.m.
      3. Such signs may be freestanding but shall have not more than two supports and the top of each sign shall be no more than 8 feet above the grade.

6.408 Regulations Governing On-Premise Attached Signs in Commercial and Industrial Districts

Unless exempted under the provisions of Section 6.403, the following regulations shall apply to all attached on-premise signs erected in districts "E" through "K," except for signs for large retail stores which are subject to Section 5.134A.7. 

A.  The following size limits apply to buildings occupied by a single tenant and to individual tenant spaces in buildings with multiple tenants. One or more attached signs may be erected on each façade of the occupied space.  The signs may have a total area of 10% of the area of the façade to which the signs are attached, with a maximum aggregate area of 500 square feet per façade.  Doors and windows shall be included in the calculation of the façade area. The façade area shall be calculated by multiplying the width times the height, with a maximum calculated height of 15 feet.  For structures exceeding 15 feet in height, allowable sign square footage shall be calculated as 1.5 square feet per linear foot of building façade.

B.  Length of an attached sign is limited to 75% of the lineal footage of the building or commercial space, whichever is less.

C.  The entire length and height of backlit awnings in which the lighting causes the illumination of the awning, of which the length will be limited to subsection B above, will be counted toward the allowed square footage of attached signs.

D.  Signs shall not project more than three (3) feet from the building or canopy. No sign projection shall encroach over public property except as permitted by the Sign Code (Chapter 29 of the City Code).

E.  Signs may be installed upon the roof subject to the following conditions:

1.   The area of the sign shall not exceed 10 percent of the area of the closest wall of the building above which the sign is placed.

2.   The sign shall not exceed four feet above the roof or top of the parapet wall at the roof, whichever is higher.

3.   All roof signs placed upon a building or buildings upon one platted lot shall be similar in size, shape, area, and design.

F.   A maximum of 1,340 square feet of attached on-premise signage shall be allowed, regardless of the number of facades or buildings associated with a single business or tenant.

6.409 Regulations Governing On-Premise Detached Signs in Commercial and Industrial Districts

Unless exempted under the provisions of Section 6.403, the following regulations shall apply to all detached on-premise signs erected in districts "E" through "K", except for signs for large retail stores subject to Section 5.134A.8 and for signs in mixed-use districts which are additionally subject to Section 4.902D.3, Section 4.903D.3, Section 4.1001D.3, and Section 4.1002D.3.

1. Types of Detached Signs
   1. Monument signs are permitted by right.
   2. Pylon signs are only permitted as part of a unified sign agreement, per Section 6.410.
   3. Freeway signs are only permitted on property immediately adjacent to a designated freeway.
2. Monument Signs
   1. Maximum height: 8 feet
   2. Maximum width:  16 feet
   3. Maximum advertised message area: 96 square feet
   4. Minimum ground contact: 75% of structure’s width
3. Pylon Signs
   1. Maximum height: 8 feet at the right-of-way line and one additional foot in height for each one foot of setback, up to 25 feet. Set back sign one foot for each foot in height from all adjacent property lines.
   2. Maximum width:  16 feet
   3. Maximum advertised message area: 300 square feet
   4. Minimum ground contact: 50% of structure’s width
4. Freeway Signs
   1. Maximum height: 25 feet allowed at the right-of-way line and one additional foot in height for each one foot of setback, up to 35 feet. Set back sign one foot for each foot in height from all adjacent property lines. (Administrative approval allowed for up to 50 feet in height to allow sign to be 20 feet above adjacent main travel lanes of freeway.)
   2. Maximum width:  24 feet
   3. Maximum advertised message area: 320 square feet
   4. Minimum ground contact: 25% of structure’s width
5. One detached sign may be erected on each platted lot or on property which is subject to a unified sign agreement executed in accordance with 6.410. Additional signs may be erected under the following circumstances:
   1. On corner lots and through lots and on corner tracts and through tracts that are subject to a unified sign agreement, one sign shall be allowed on each street on which the property has frontage;
   2. On lots having more than 100 feet of street frontage, more than one detached sign may be installed provided that such signs are at least 100 feet apart and the total area of all signs does not exceed the maximum allowable sign area set forth in paragraph F below; and
   3. On property subject to a unified sign agreement having more than 300 feet of street frontage, more than one detached sign may be installed provided that such signs are at least 300 feet apart and the total area of all signs does not exceed the maximum allowable sign area set forth in paragraph B below.
6. The maximum allowable sign area shall be the lesser of one square foot of signage per linear foot of street frontage, or:
   1. 120 square feet for minor arterials or neighborhood streets;
   2. 165 square feet for major arterials;
   3. 195 feet for principle arterials;
   4. 600 square feet from freeways or toll roads.

Street types are as defined in the most recently adopted/amended Master Thoroughfare Plan.

      G.   A minimum of 25% of the sign face, excluding the base, shall contain non-advertised message                      area (see definition).  The non-advertised message area shall be of construction materials similar                to the building and shall be non-illuminated.

6.410 Unified Sign Agreements for On-Premise Signs

The City Council or Planning and Development Director may authorize the consideration of a single premise of two or more adjacent lots or two or more lots that are separated only by right-of-way for the purpose of erecting on-premise signs, if a unified sign agreement is approved and executed in accordance with this section.

1. Lots Eligible for Unified Sign Agreement.  In order to be considered to be adjacent, lots must be immediately adjacent to each other and not at cross corners or connected by narrow strips of land too small to serve as emergency access easements. Lots separated by right-of-way must be directly across the right-of-way and, except for the right-of-way, must be adjacent and not at cross corners or connected by narrow strips of land too small to serve as emergency access easements.
2. Criteria for Approval.  In deciding whether to approve multiple lots as a single premise, the following criteria shall be considered:
   1. All areas to be combined in the unified sign agreement must be part of a clearly defined unified commercial or industrial development constructed as a single destination point for customers and visitors. Attributes of a unified commercial or industrial development include:
      1. Common name identification to the public;
      2. Shared parking provided throughout the development;
      3. Sign structures utilized for shared signage, including identification of the common name of the development;
      4. Physical layout of the development results in a cohesive development; and
      5. The area should not be the combination of disparate premises joined solely for the purpose of initiating a unified sign agreement.
   2. The signage proposed pursuant to a unified sign agreement must demonstrate an overall reduction in sign clutter as evidenced by a reduction of 50% in the number of signs that would be allowed in the absence of a unified sign agreement.
   3. No more than 50% of the advertised message area may be used by one tenant.
   4.  A unified sign agreement shall be authorized only in an "E" or more intensive zoning district.
   5. Property can be subject to only one unified sign agreement.
3. Allowed Signage.
   1. Upon approval of a unified sign agreement, all existing signs shall be removed or brought into compliance with this paragraph. All new signs constructed pursuant to the agreement and all existing signs remaining on the property shall comply with this paragraph. Existing signs shall not be considered to be nonconforming as a result of erection of signs in accordance with the agreement.
   2. Within the area of the unified sign agreement, spacing between detached signs shall be a minimum of 300 feet.
   3. The allowed size and height of signs shall be calculated as provided for in Section 6.407 above, except that the length and width of any right-of-way separating lots within the area shall not be counted toward allowable sign square footage.
4. Sign Plan Required.
   1. A sign plan covering the entire area included in the unified sign agreement shall be submitted to the Planning and Development Director for approval. The sign plan shall contain the following information:
      1. The location, size, and height of all existing and proposed signs;
      2. Description of development within the area of the unified sign agreement demonstrating the attributes of a unified commercial or industrial development as described in paragraph B.1; and
      3. Demonstrated compliance with paragraph B.2 showing an overall reduction in sign clutter as evidenced by a reduction of 50% in the number of detached signs.
   2. A copy of the sign plan shall be attached to the unified sign agreement and may be amended only with the approval of the City Council, upon compliance with the requirements set out in paragraphs C and D.
5. Findings. The Planning and Development Director may administratively approve a unified sign agreement, if on the basis of the sign plan submitted the Director finds that all of the above requirements are met without any variances.  Should the Director find variances from the above requirements are necessary for height, size or location, consideration of the variance(s) shall be before the Board of Adjustment with final approval of the unified sign agreement by the City Council.
6. Notice of Decision.  Upon review of a unified sign agreement requesting a variance or an amendment of a unified sign agreement by the Planning and Development Director, notice shall be sent by regular United States Mail to all property owners within 300 feet of the boundaries of the area included in the agreement, as indicated on the most recently approved municipal tax roll. Such notice shall provide a description of the unified sign agreement and the location of the area included in the agreement. The notice shall be mailed no later than 30 days prior to consideration of the agreement by the City Council.
7. Execution, Amendment, Termination and Filing of Unified Sign Agreements.
   1.  The unified sign agreement shall:
      1. Contain the names and addresses of the owners and the legal descriptions of all properties within the unified sign agreement;
      2. State that all parties agree that the properties covered by the agreement may be collectively treated as a single premise for the limited purpose of determining the number, size and location of on-premises signs permitted in accordance with this section;
      3. State that the agreement constitutes a covenant running with the land with respect to all properties subject to the agreement;
      4. State that all parties agree to defend, indemnify and hold harmless the City of Fort Worth from and against all claims or liabilities arising out of or in connection with the agreement;
      5. State that the agreement will be governed by the laws of the state of Texas;
      6. State that the agreement may be amended or terminated only in accordance with paragraph b. below;
      7. Be approved by the City Council or Planning and Development Director and approved as to form by the City attorney;
      8. Be signed by all owners of the properties included in the agreement; and
      9. Be signed by all lien holders, other than taxing entities that have either an interest in the lots covered by the agreement or an improvement on those properties.
   2. A unified sign agreement may be amended or terminated as follows:
      1.   The amendment or termination agreement shall be executed by all owners of the properties included in the unified sign agreement, and all lien holders, other than a taxing entity, that have an interest in land covered by the agreement or an improvement on such land.
      2. A termination agreement shall be approved by the City Council if all signs on the property governed by the agreement are in compliance with city sign regulations, as if no unified sign agreement had been executed. Any signs that are not in compliance shall be removed or brought into compliance prior to approval of the agreement by the City Council.
      3. In considering whether to approve an amendment to a unified sign agreement, the City Council shall consider the criteria for approval of unified sign agreements set out in paragraph B.
   3. A unified sign agreement or an agreement to amend or terminate such an agreement is not effective until the agreement is approved by the City Council and approved as to form by the City attorney, the agreement is filed in the deed records in the county in which the property is located, and two file-marked copies of the agreement are delivered to the Planning and Development Director.

6.411 Electronic Changeable Copy Signs

Electronic changeable copy signs may be permitted by special exception of the Board of Adjustment in commercial, industrial, mixed-use, and community facility zoning districts, subject to the following conditions:

1. A maximum of 25% of the sign face may be devoted to changeable copy.
2. The message rate shall not change at a rate faster than one message every 20 seconds and the interval between messages shall be a minimum of one second.
3. Changeable copy signs shall not contain animation, rolling or running letters or message, flashing lights or displays as part of the display.

Changeable copy signs may not be used to display commercial messages relating to products or services that are not offered on the premises.

6.412 Sales Office and Model Home Signs

Sales office and model home signs (signs identifying a developer's sales office/model home sites) are subject to the following:

1. Signs shall not exceed a maximum size of 32 square feet.
2.  Signs shall be not exceed a maximum height of 6 feet.
3. No sign shall be illuminated between the hours of 10:00 p.m. and 7:00 a.m.
4. Only one sign advertising a model home may be permitted per builder in the subdivision.
5.  Sign must be located on the site of the model home/sales office and shall be set back a minimum of ten (10) feet from the public right of way.
6. Model home sign shall be allowed only after a certificate of occupancy has been issued for the model home.
7. No sign may be erected for more than two years.
8. Signs shall meet all requirements of the Sign Code (chapter 29 of the City Code), including permitting requirements.

6.413 Nonconforming Signs

1. Permitted Alteration of Nonconforming Signs.  A nonconforming sign may be altered only as follows, subject to complying with permitting requirements set out in the Sign Code (Chapter 29 of the City Code):
   1. The sign may be upgraded in accordance with paragraph B below;
   2. Advertising copy, including letters, symbols, or other matter on the sign, may be changed, including the exchange of display faces that are designed to be interchangeable to facilitate the display of advertising copy; provided, however, display faces that are designed to be permanently attached to the supporting sign structure may be replaced only with display faces composed of like materials, e.g., a plywood display face may be replaced only with a plywood display face. Display faces may be replaced only with display faces that are the same size or smaller than the size initially registered as of January 2, 1998, in accordance with Section 29-31 of the sign code, plus cut-out extensions that do not exceed 20 percent of the registered sign area. The temporary use of a sign with a display face that is smaller than the size that was initially registered shall not bar the replacement of the display face with a larger display face, provided that it shall not exceed the size reflected in the initial registration. Notwithstanding anything herein to the contrary, vinyl, paint, or pasted paper may be affixed to a display face composed of any material;
   3.   A sign which has been blown down or otherwise destroyed by wind, fire or damages from any other source, may be repaired, provided that the cost of repairing the sign is 60 percent of the cost of erecting a new sign of the same type at the same location, or less. If the cost of repairing the sign is more than 60 percent of the cost of erecting a new sign of the same type at the same location, the sign may not be altered, reconstructed, repaired or replaced, and the owner shall remove the sign or bring it into compliance with the zoning ordinance, the Sign Code (Chapter 29 of the City Code) and all other applicable ordinances.
   4. Maintenance operations may be performed on the sign. For purposes of this section, "maintenance operations" means the process of keeping a sign in good repair. Maintenance operations include: (1) cleaning; (2) painting; (3) repair of parts with like materials in a manner that does not alter the basic design or structure of the sign, provided that the cost of all repairs performed during any consecutive 365-day period is not more than 60 percent of the cost of erecting a new sign of the same type at the same location; and (4) replacement of parts with like materials in a manner that does not alter the basic design or structure of the sign, provided that the cost of all replacement of parts performed during any consecutive 365-day period is not more than 60 percent of the cost of erecting a new sign of the same type at the same location. The 365-day period limitation shall not apply to a sign that has been blown down or otherwise destroyed as described in paragraph 3 above. Examples of actions that are not maintenance operations and are therefore prohibited include, without limitation: (1) converting a sign from a multiple pole structure to a monopole structure; (2) replacing wooden components with metal components; (3) increasing the area or height of a sign, except for increases in area permitted under paragraph 2 above; (4) adding illumination to a non-illuminated sign; (5) adding additional display faces; and (6) converting a sign to utilize animated display or moveable copy technology, including but not limited to signs featuring Tri-Vision technology and (7) updating the technology in an already existing animated display or moveable copy signs. If a sign is dismantled for any purpose other than an alteration or maintenance operation permitted hereunder, the sign may not be altered, reconstructed, repaired or replaced, and the owner shall remove the sign or bring it into compliance with this ordinance, the Sign Code (Chapter 29 of the City Code) and all other applicable ordinances.
   5. All other alterations of any nature whatsoever in connection with nonconforming signs are prohibited. If any such alteration is performed, the owner shall remove the sign or bring it into compliance with the comprehensive zoning ordinance, the Sign Code (Chapter 29 of the City Code) and all other applicable ordinances. The cost of any accessory use to a sign, including without limitation a communication antenna and support facilities, shall not be included in calculating the cost of erecting a new sign at the same location pursuant to paragraphs 3 and 4 above.
2. Upgrading Existing Off-Premises Signs.  In order to encourage the removal of off-premises signs from designated scenic areas and corridors, an owner may upgrade an existing off-premises sign, with City Council approval, under the conditions set out below.
   1. Definition of "upgrading."  For purposes of this section, "upgrading" means making any change to an existing off-premises sign, other than repairs and maintenance operations permitted pursuant to paragraph A above, provided, however, signs erected on buildings and multiple signs located within 25 feet of each other on the same structure or separate structures shall not be upgraded. Upgrading of off-premises signs shall be permitted only in areas that have not been designated as a scenic area or corridor pursuant to Section 6.402. Upgrading of off-premises signs in designated scenic areas is prohibited.
   2. Calculation of credits for removal of off-premises signs.
      1. Any person wishing to upgrade an off-premises sign must remove four off-premises signs from designated scenic areas or corridors and must have square footage credits, as defined below, equal to the size of the sign to be upgraded. No credit will be given for signs that have not been registered in accordance with Section 29-31 of the Sign Code (Chapter 29 of the City Code).
      2. The Planning and Development Department shall create an account for each sign owner showing the date of removal and the location and dimensions of the signs removed. The account shall reflect two types of sign credits, as follows:
         1. One-fourth credit for each off-premises sign that is removed (“structure credit”); and
         2. One-fourth credit for each square foot of display area that is removed, excluding cut-out extensions (“square footage credit”). The number of square footage credits awarded shall be equal to the display area of the sign, and shall not be increased if copy is displayed on more than one side of the sign.
      3. Any sign credits not used within five years of their creation shall expire.
      4. A sign owner may transfer sign credits; provided, however, the transfer does not extend the five year term of such credits.
   3. Use of sign credits for upgrading off-premises sign.  A permit to upgrade an off-premises sign shall be issued only if the applicant has at least one structure credit and sufficient square footage credits. When the permit to upgrade the existing sign is issued, the development department shall deduct from the sign owner's account:
      1. One (1) structure credit for each sign to be upgraded; and
      2. Square footage credits equal to the square footage of display area of the sign to be upgraded.
3. Example:  One 672 square foot sign (with advertising copy on one side only or on both sides) can be upgraded by using one structure credit and 672 square footage credits. In order to earn one structure credit and 672 square footage credits, it would be necessary to remove four off-premises signs with display areas totaling 2,688 square feet.

4. Procedure for removal of off-premises signs.  Any person wishing to obtain sign credits          for removal of an off-premises sign shall submit written notice of intent to remove the              sign to the development department, before taking any action to remove the sign. The             notice shall be submitted on a form provided by the development department. No sign            credits shall be awarded for any off-premises sign that is removed before the notice of           intent is submitted to and accepted by the development department, except as set forth          below. Eligibility for credit shall be determined as follows:

1. Illegal signs.  No sign credits will be awarded for removal of illegal off-premises signs.
2. Nonconforming signs that have been illegally altered.  No sign credits will be awarded for illegally altered nonconforming signs that are required to be removed in accordance with paragraph A.
3. Signs removed pursuant to eminent domain.  No sign credits will be awarded for removal of signs for which compensation is paid pursuant to eminent domain proceedings.
4. Removal of damaged nonconforming signs.  No sign credits will be awarded for the removal of a nonconforming sign that is blown down or otherwise destroyed by wind, fire or damages from any other source, where the cost of repairing the sign is more than 60 percent of the cost of erecting a new sign of the same type at the same location. If the damaged nonconforming sign can be repaired at a cost of 60 percent or less of the cost of erecting a new sign, the owner may elect to repair the sign. In the alternative, the owner may remove the sign and receive sign credits for the removal. The owner shall submit a notice of intent to the development department before removing the sign, unless the immediate removal of the damaged sign is required because it presents a safety hazard.

5.  No increase in area or height.  An off-premises sign with a display area           exceeding 672 square feet that is upgraded in accordance with this                   section shall be reduced to no larger than 672 square feet. The display            area of a sign that is 672 square feet or less in size may not be increased       as a result of the upgrade. No height increase is allowed for any upgraded      sign.

6.   Zoning Commission recommendation and City Council approval                       required.  The zoning commission shall conduct a public hearing on the         upgrade request and shall submit its recommendation to the city council.        No off-premises sign may be upgraded without city council approval after         a public hearing. Notice of the zoning commission and city council                     hearings shall be given in accordance with Section 3.502.

7.   No violation of federal or state law.  Nothing herein shall permit a                       nonconforming sign to be upgraded in violation of any federal or state law. 

6.414 Kiosk Signs

Kiosk signs provide a uniform, coordinated method of providing homeowners, developers and municipalities a means of utilizing directional signs, while minimizing the negative impacts to the City and its residents.  Kiosk signs shall be used for homebuilder, developer and subdivision directional signage.  Kiosk signs are also intended to provide service to the public on directions to municipal facilities and parks.

1. The Planning and Development Director may approve and permit kiosk signs subject to the following requirements and limitations:
   1. All kiosk signs and individual sign panels must have approval by the City.  Fees for kiosk signs shall be as set forth in Chapter 25 of the City Code.
   2. Placement and installation of kiosk signs must be in accordance with specifications.  A site plan must be submitted to the Planning and Development Department for review and approval.  The Department of Transportation and Public Works must approve the location of all kiosk signs prior to installation.
   3. Sign structures shall be located at least 100 feet apart from each other, excluding signs located across a street from each other.
   4. Directional kiosk signs shall not obstruct the use of sidewalks and walkways, and shall not obstruct visibility triangles designated by the City for vehicles, pedestrians or traffic control signs.
   5. In the event a kiosk sign is not constructed within sixty (60) days after the date of issuance of a kiosk sign permit, such permit shall expire.
   6. Kiosk sign structures shall be ladder type with individual sign panels of uniform height and background color.  Dimensions shall be as follows:
      1. 6’ x 4’
      2. 8’ x 4’
      3. 10’ x 4’
      4. 12’ x 4’
   7. Kiosk signs may be located on private property, provided written permission is obtained from the property owner.  Such kiosk signs shall not exceed the dimensions of 4’ x 12’ in height.
   8. Kiosk signs shall not be illuminated.
   9. Kiosk signs installations shall include break away design features as required in right of way areas, as depicted in Texas Department of Transportation’s Sign Mounting Details for Roadside Signs.
   10. No signs, pennants, flags or other devices for visual attention or other appurtenances shall be placed on the directional kiosk signs.
   11. In the event the contractor/developer is unable to provide a kiosk sign for infill or smaller development tracts, the developer may work with the Planning and Development Director or designee to develop a signage plan for that particular development.
2. Services Contract:  The City Council may, by a duly executed services contract, grant to a qualified person or company the right to design, erect and maintain directional kiosk signs within the City.

6.415 Noncommercial Copy

Notwithstanding anything contained herein to the contrary, any sign authorized under this article to contain commercial copy may contain noncommercial copy in lieu of commercial copy.

Article 5. Residential Design Standards

6.500 Access Through Residential Districts

A driveway or walk on private property in a one- or two-family district shall not provide access for uses in the “CR” District through the “K” District.

6.501 Lot Area Where Not Served by Sanitary Sewer

In areas not served by sanitary sewer the minimum lot area per family shall be subject to the approval of the county Department of Health.

6.502 Two Detached Dwelling Units on One Lot

1. Access
   Ingress and egress shall be made available to both dwelling units located upon the lot or site by paved driveways operating in such a fashion that independent access shall be provided each unit through the installation of separate driveways. If one unit is to the rear of the lot behind a second unit, a back-up turn-around shall be provided. A parking space shall be provided adjacent to each unit.
2. Building Separation
   Minimum building separation of ten feet shall be maintained.
3. Landscaping
   All yards shall be planted in ground cover except for those areas occupied by building, driveways, sidewalks, flowerbeds, tree wells, and other landscaped areas.

6.503 Zero Lot Line Dwellings

1. Platting Required
   All blocks using the zero yard concept shall be platted or replatted to provide a zero-foot setback and a ten-foot access easement per lot.
2. Pattern of Yards
   The first dwelling unit co on a lot within a block shall set the zero lot line pattern of yards for the remaining lots within the block.
3. Corner Lot Setback
   Depending on the zero lot line pattern, the last corner lot may have a setback adjacent to the street a ten-foot setback on the interior side to maintain the pattern.

6.504 Cluster Housing in the "R1" District

1. General
   Under this provision, clustering of residential units may be permitted where such units cluster around a access road or feed from a loop or cul-de-sac and provided that such development shall conform to the following regulations regarding buildings and structures.
2. Plat Required
   Such properties shall be platted showing the following, if applicable.
   1. Public streets.
   2. Private streets and private access.
   3. Private open space and open space easements.
   4. Utility easements.
   5. Public parks.
   6. Pedestrian walkways and bicycle trails.
   7. Lot, block and addition name.
   8. The building setback lines for each lot.  Setback lines may be shown on each lot, described in margin comments or described by common detail.  In the alternative, the setback lines may be described in a development plan submitted pursuant to Paragraph F. below.
3. Open Space
   1. The open space, exclusive of paved areas, parking spaces and patios, must be not less than 15 percent of the total lot area.
   2. Provisions, such as a homeowner’s association, shall be instituted to provide maintenance for all common open space.
4. One Building Per Lot
   No more than one residential building may be located on any lot.
5. Building Separation
   A ten-foot setback shall be required between all buildings.
6. Development Plan
   1. Unless setbacks are shown or described on the plat, a development plan must be submitted showing the proposed setbacks on each lot.
   2. Adjustments in the development plan that change the setbacks from one lot to another will not be accepted without a written release from all property owners involved in the adjustment. When amendments are accepted, the original development plan must be withdrawn in its entirety. 
   3. A development plan shall be reviewed as a site plan under the requirements of Section 6.506, Unified Residential Development.

6.505 Townhouse or Cluster Housing in the "R2" District

1. General
   Under this provision, townhouses, rowhouses or the clustering of residential units may be permitted where such units cluster around a common access road or feed from a loop or cul-de-sac and provided that such development shall conform to the following regulations regarding buildings and structures.
2. Plat Required
   Such properties shall be platted showing the following, if applicable.
   1. Public streets.
   2. Private streets and private access.
   3. Private open space and open space easements.
   4. Utility easements.
   5. Public parks.
   6. Pedestrian walkways and bicycle trails.
   7. Lot, block and addition name.
3. Open Space
   1. The open space, exclusive of paved areas, parking spaces and patios, must be not less than 15 percent of the total lot area.
   2. Provisions, such as a homeowner’s association, shall be instituted to provide maintenance for all common open space.
4. One Building Per Lot
   Each residential building shall be located on a separately platted lot.
5. Maximum Units Per Building
   No more than ten units may be attached in any one building.
6. Development Plan
   1. Unless setbacks are shown or described on the plat, a development plan must be submitted showing the proposed setbacks on each lot.
   2. Adjustments in the development plan that change the setbacks from one lot to another will not be accepted without a written release from all property owners involved in the adjustment. When amendments are accepted, the original development plan must be withdrawn in its entirety. 
   3. A development plan shall be reviewed as a site plan under the requirements of Section 6.506, Unified Residential Development.

6.506 Unified Residential Development

1. Legislative Intent
   It is the legislative intent of the City Council, in adopting these Unified Residential Development regulations, to encourage the most appropriate uses of land; to provide larger amounts of usable open space; to consolidate recreational facilities and other community amenities; to reduce the cost of utilities and public services; to recognize building sites where unique topographic or other features preclude the normal building pattern of individual lots and blocks; and to provide criteria for development of land zoned for multifamily dwelling use.
   COMMENTARY:

   See the “CR”, “C” and “D” Districts for maximum units per acre, minimum open space, and other property development standards.

2. Site Plan Approval
   No permit shall be issued for construction, alteration or revision in a Unified Residential Development area unless there has been a site plan approved by the Planning and Development Director or an authorized representative and a subdivision plat approved by the Plan Commission.
   COMMENTARY:

   See also ‘5.303 Accessory Uses in Unified Residential Developments’, Accessory Uses in Unified Residential Development.

3. Summary of Development Regulations
   The following development regulations are intended to be a minimal summation of regulations that will cause compatible development near and adjacent to neighborhoods where a Unified Residential Development is placed.
4. Height and Yard Regulations
   1. Height: The maximum permitted height for buildings or structures in any Unified Residential Development shall be 32 feet as set forth in Section 6.100.
   2. Street Frontage: There shall be a minimum front yard of not less than 20 feet on any portion of the site which has frontage on a public street. The required front yard cannot be paved, except for necessary driveways, and must remain as open space. No parking shall be permitted in the front yard.
   3. Side and Rear Yards.
      • There shall be side and rear yards of not less than five feet on any side except on a street frontage.
      • Structures shall meet the following requirements on any side which is adjacent to a one- or two-family district: The structure shall be set back three feet for every one foot of building height as measured from the slab to the top of the sill plate or set back two feet for each one foot in overall building height when measured from lowest finished grade to top of the peak of the roof, whichever measurement is greater but not less than 30 feet.  For purposes of determining such setback, building height shall be measured from along the building face exposed to the closest property line to the sill plate or the peak of the roof.  A five-foot bufferyard and six-foot screen fence shall be placed on the property line. Paved driveways, parking, and parking with carport are permitted in the side and rear yard.
5. Emergency Access
   1. Emergency access shall be provided to each principal building by:
      • A public street or alley; or by
      • A private way, alley, or paved place, delineated on an approved subdivision plat conforming to the requirements of Chapter 212, Texas Local Government Code. Access may also be provided by an emergency access easement approved by the Plan Commission and recorded in the county deed records.
   2. Emergency access easements shall not be less than 26 feet in width; the boundaries shall be distinctly and permanently marked with not less than one street name sign per intersection, the location of which shall be approved by the Director of Transportation and Public Works. The signs are to be installed and maintained by the developer or homeowners association.  All signs are to be constructed using aluminum sign blanks 6¾ inches wide and a variable length from a minimum of 24 inches to a maximum of 36 inches.
   3. The background of the sign face shall be constructed using green reflective material with a reflective silver-white legend.  The legend shall be printed using four-inch capital letters and three-inch lower case letters and the words “private street” shall be printed in one-half inch letters across the bottom of the sign.
   4. The paved width of an emergency access easement may not be less than 24 feet and the curbs shall not exceed five inches in height; provided that there shall be no obstructions which will interfere with the use of the full 26-foot width of the easement by emergency vehicles and their appurtenances.
   5. All emergency easements shall conform to commonly accepted engineering practices and shall be approved by the Director of Transportation and Public Works.
6. General Site Plan Requirements
   1. Slopes: Contour slopes shall be shown upon the site plan by contour intervals of not more than five feet.  Contours at one-foot intervals may be required when a drainage study is required.
   2. Location of Buildings: All buildings and structures shall be shown on the site plan with dimensions of the buildings and adequate dimensions showing distance from property lines, easements, driveways, parking spaces and other buildings.
   3. Driveways and Parking Spaces: The location of all driveways and parking spaces shall be shown on the site plan, including ingress-egress, and all calculations for required parking.
   4. Landscape and Walkways: Show landscape materials, required and proposed height of perimeter walls, bufferyards, and recreational facilities.  Walkways shall be provided to connect all buildings, parking areas and recreation facilities and shall be shown on the site plan.
   5. Garbage Collection: Garbage collection locations shall be shown on the site plan.  Such locations shall not be placed within 20 feet of adjacent one- or two-family districts.  Dumpsters shall be visually screened, except from the access side, and shall not be placed within the required open space.  Access shall not face upon adjacent properties.
   6. Open Space and Recreational Facilities: All open space and recreational facilities shall be identified on the site plan.  Open space is the ratio of open space to net land area (see Chapter 9 ‘Definitions’, Definitions).
      • Open space shall be clustered in areas upon the site to provide views and vistas for a given group of buildings.  Open spaces and recreational amenities shall be designed as functional space with appropriate distribution on the total site plan. Any recreational facilities shall be used primarily by the residents and their guests. No alcohol, beer or wine shall be sold on the premises unless permitted in a district zoned for that use.
      • Except for required front yards, no space or area less than 25 feet in either dimension shall be counted as open space.
      • Patios adjacent to dwelling units, unless enclosed, may be included as part of the open space.
   7. Miscellaneous Requirements.
      • The developer shall submit a site plan which shows the zoning of all adjacent properties.
      • The submitted site plan shall include a location map, north point, scale and date. The face of the site plan shall include a table showing net land area, floor area, open space area, number of parking spaces, maximum units per acre and maximum height.
      • The developer shall prepare and submit a checklist to accompany the submitted site plan which shall constitute an application and include a listing of those basic requirements found in the Zoning Ordinance, the Subdivision Ordinance, and the Plan Commission Rules and Regulations. 
7. Parking Requirements
   One parking space shall be provided for each Bedroom, plus one additional space for each 250 square feet of indoor recreation area; provided that the number of parking spaces required shall not be less than 1½ per dwelling unit and need not exceed 2½ per dwelling unit.  See also Chapter 6 ‘Development Standards’, Article 2.
8. Distances Between Buildings

The minimum distances between buildings are as follows:

*  “Face” is any exterior plane of a building that is 60 feet in length or greater, provided, however, if all exterior planes are less than 60 feet in length, the two longest planes shall be deemed to be faces.  All buildings shall be deemed to have at least two faces.

**  “End” is any exterior plane of a building that is not a “face”, as defined above.

Building Separation

9. Signs
   Identification signs shall be permitted, subject to the following provisions:
   1. Signs shall be permitted to identify the use or uses of the property upon which displayed.
   2. 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.
   3. Signs may be illuminated, but the source of light shall not be visible and shall not be intermittent or flashing; revolving signs shall not be permitted.
   4. Not more than 50 percent 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.
   5. 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.
   6. Nothing contained herein shall exempt the owner of any Unified Residential building from placing identification signs on buildings as required by the City of Fort Worth Fire Code.
10. Certificate of Occupancy Requirements
    1. No Certificate of Occupancy shall be issued for a Unified Residential Development until a final landscape plan has been approved by the Planning and Development Director or a designated representative and all landscaping required by the plans has been installed. 
    2. During the construction phase where development regulations contained herein have not been met, construction permits may be issued, and construction may proceed, but no Certificate of Occupancy shall be issued until all regulations have been complied with. The City shall refuse any final connection of utilities prior to issuance of a Certificate of Occupancy.
11. Deviation from Plan or Construction Without Approval
    It shall be an offense under this Ordinance where it is shown that any person, firm or corporation has deviated from an approved Unified Residential Development plan or plat without approval or has commenced such construction of multifamily dwelling units without approval.
12. Unified Residential Development Site Plan Expiration
    A Unified Residential Development site plan submitted to the Planning and Development Department on or after August 19, 1996 shall expire two years from the date of site plan approval unless a Certificate of Occupancy is issued for a multifamily use building in accordance with the approved site plan.

6.507 Single Family Residential Design Standards

Any single family residential constructed on property platted or replatted into three or more lots after April 26, 2007 shall be required to conform to the following architectural requirements:

1. Same elevation shall not be permitted within a six lot pattern, an adjacent lot or on a low lot directly across the street as depicted in the diagram below.
   

   
   

   

   . (Popup full image) 

   
   

2. Exterior walls shall consist of a minimum of 50% masonry.  Exposures to a minor arterial or wider street shall require 100% masonry construction except where such building face is obscured by a minimum six (6) foot masonry wall.  "Masonry" shall include brick, stone, cementitious fiber concrete products or stucco.  Similar products made from such materials and/or durable recycled material shall be allowed as approved by the Building Official.
3. No attached garage facing a public or private street may project greater than eight (8) feet in front of the front wall of the house in all Single-Family Districts.
4. An infill house shall be required to have a minimum 3" caliper front yard tree of choice, and one minimum 3' caliper street parkway tree as approved by the City Forester. In all instances, a minimum of 40% canopy cover per lot must be achieved in accordance with Section 6.301.K.

6.508 Entry Features

Entry features may be located at the entry to a subdivision subject to the following:

1. Entry feature must be located on a collector or wider street;
2. Entry feature is limited to twenty-five (25) feet with a minimum side and rear setback of five (5) feet.  No  front setback along the street right-of-way is required;
3. Entry signs must be free standing or attached to a wall or entry feature; and
4. Signage is limited to sixty (60) square feet and a maximum height of six (6) feet with a maximum illumination of 25 lumens.

• Back to Top

• Previous
• Next