Article 12. Urban Design Districts

4.1200 Urban Design District-Downtown

  1. Purpose and Intent
    The purpose of the Urban Design District-Downtown is to establish design standards for new construction and certain renovations of property in the Downtown area in order to protect and enhance the character of Downtown, encourage economic development and protect property values.
  2. Boundaries of Urban Design District-Downtown
    The Urban Design District-Downtown includes all land located within the area bounded by the following: Beginning at the point of the north ROW line of Interstate 30 and the east ROW line of Forest Park Boulevard: Northward on the East ROW line of Forest Park Boulevard to the north ROW line of the Fort Worth & Western Railroad Track; Northwestward along the north ROW line of the Fort Worth & Western Railroad Track to the centerline of the Clear Fork of the Trinity River; Following the centerline of the Clear Fork of the Trinity River to the centerline of the West Fork of the Trinity River to the northwest corner of Block 2, Lot 20, Gouhenant Addition; Eastward along the northern boundary of Block 2, Lot 20, Gouhenant Addition to the centerline of Samuels Avenue; Southward along the centerline of Samuels Avenue to the northwest corner of Block 1 N55;, Lots 10 & 11, Gouhenant Addition; Eastward along the northern boundary of Block 1 N55' Lots 10 & 11, Block 1 Lot 13, Block 1 E1/2 Lot 12, and Block 1 Lots 2-8, Gouhenant Addition to the east ROW line of the T & P Railroad Track;  Southward along the east ROW line of the T & P Railroad Track to the northwest corner of Block 124, Lot 19R, Fort Worth Original Town Addition; Northeastward along the northern boundary of parcels fronting Belknap Street to the west ROWQ line of Interstate 35; South along the west ROW line of Interstate 35 to Lot 6, 6 Less Row, Penderys Addition;  Southwestward along the southern boundary of parcels fronting Weatherford Street to the centerline of Nichols Street; Southeastward along the centerline of Nichols Street to the centerline of 2nd Street; Northeastward along the centerline of 2nd Street to the centerline of Hampton Street; Southeastward along the centerline of Hampton Street to the western ROW line of the BNSF Railroad Track; Southward along the western ROW line of the BNSF Railroad Track to the northern ROW line of State Highway 280; Southwestward along the northern ROW line of SH 280 to the western ROW line of the T & P Railroad Track; Southward along the western ROW line of the T & P Railroad Track to the north ROW line of Interstate 30; then Westward along the northern ROW line of Interstate 30 to the point of beginning.  The area is as shown in Exhibit B.16
  3. Relationship of Urban Design District-Downtown to Base Zoning Districts
    The Urban Design District-Downtown is a zoning overlay that supplements the primary underlying zoning district classification.  The permitted uses of the property shall be determined by the use regulations set forth for the primary zoning district classification for the property.  Development of projects in the Urban Design District-Downtown shall be subject to the Downtown Urban Design Standards in accordance with this section.  In the event of any conflict between the design standards and any provision of this ordinance, the design standards shall control.
  4. Downtown Urban Design Standards Adopted
    Sections 2 through 5 of the Downtown Urban Design Standards are hereby approved by the City Council and are included in the zoning ordinance by reference.  All future amendments to Sections 2 through 5 of the Downtown Urban Design Standards must be considered by the Zoning Commission and approved by the City Council in accordance with the procedure set out in Article 5, Chapter 3.  Sections 1 and 6 through 9 of the Downtown Urban Design Standards relate primarily to development of public spaces and are not adopted as part of the zoning ordinance.
  5. Certificate of Appropriateness Required
    1. Within the Urban Design District-Downtown, issuance of a certificate of appropriateness reflecting compliance with Sections 2 through 5 of the Downtown Urban Design Standards is required as a condition for the following:
      1. Issuance by the Planning and Development Department of a building permit for construction of a new structure;
      2. Issuance by the Planning and Development Department of a building permit for expansion of an existing structure;
      3. Issuance by the Planning and Development Department of a building permit for renovation, remodeling or other alterations of the exterior of an existing structure; and
      4. Construction of a surface parking lot.
    2. Applications for a building permit may be submitted in conjunction with an application for a certificate of appropriateness, however, no building permit shall be issued for construction, expansion, renovation, remodeling or other alterations on any building within the Urban Design District-Downtown until a certificate of appropriateness reflecting compliance with Sections 2 through 5 of the Downtown Urban Design Standards is approved by the Downtown Design Review Board and issued by the Planning and Development Department.
  6. Pre-Design Conference
    A pre-design conference with the Planning and Development Director or a designee is required before an applicant makes application for a certificate of appropriateness.  Two copies of a site plan containing the following information shall be submitted to the Planning and Development Director for discussion at the pre-design conference:
    1. Footprints of all existing structures
    2. Proposed footprints of all new structures
    3. Existing structures adjacent to the property
    4. Existing and proposed floor plans of first and second floors (schematic drawings)
    5. Building setbacks
    6. Location of parking areas
    7. Location of landscape areas
    8. Two copies of building elevations for all sides of the building
    9. Photographs of the site and adjoining properties
  7. Application for Certificate of Appropriateness
    The following materials shall be submitted to the Planning and Development Department in connection with an application for a certificate of appropriateness.  The materials must be submitted at least ten days before the meeting of the Design Review Board at which the application for a certificate of appropriateness will be considered.  At the time application materials are submitted, the applicant shall receive a sign provided by the Planning and Development Department that shall be posted on the project site at street level in a location readily visible to the public no less than ten days prior to the meeting of the Downtown Design Review Board
    1. Five copies of site plan including:
      Footprints of all existing structures
      Proposed footprint of all new structures
      Existing structures adjacent to the property
      Building setbacks
      Location of parking areas, parking lot islands, driveways, sidewalks, walkways, loading areas, walls or fences, utilities, lighting, signage, at grade mechanical units, dumpsters, and all other site improvements.
    2. Five copies of landscape plan including location and dimension of areas to be landscaped (including private property, adjoining right-of-way and parking lot islands), total amount of landscaped area, location, number and planting size of all trees, shrubs, and groundcover, location and coverage of irrigation system, and location and description of street furniture.
    3. Five copies of schematic floor plans depicting the arrangement of interior spaces, location of windows and doors, mechanical equipment, electrical meter and utility locations.  First floor site plans should show the relationship between the first floor and the site.
    4. Five copies of schematic building elevations for all sides of the buildings(s) showing design of all elevations, existing grade, proposed grade, finish floor elevations, roof slopes, mechanical vents and equipment, location and type of outdoor light fixtures, design and location of all wall sign(s) and notations regarding exterior colors and material.
    5. Material specification outline with samples, brochures and/or photographs of all exterior building and site materials, finishes and fixtures.
    6. For all detached signs, five site plans drawn to scale indicating sign location and drawings of proposed sign, lettering and graphics, drawn to scale of at least one-quarter inch to the foot including any support structures.  Colors of the proposed sign shall be indicated on the drawing and actual color samples shall also be furnished.  Any proposed illumination shall be indicated on the drawing.
  8. Authority to Approve Certificate of Appropriateness
    1. Approval of requirements concerning walkway areas, landscape, building edge and signs and banners, contained in Sections 2, 3, 4 and 5 of the Downtown Urban Design Standards shall be by the Downtown Design Review Board.  Meetings of the Downtown Design Review Board shall be conducted in accordance with Section 2.104.
  9. Appeal
    1. All decisions of the Planning and Development Director or a designee concerning walkway areas and landscape may be appealed by the applicant to the Downtown Design Review Board by submitting a written appeal to the City Secretary within ten days after receipt of notification of the Planning and Development Director’s or a designee’s decision.  Hearings by the Downtown Design Review Board shall be held in accordance with Section 2.104.  The Downtown Design Review Board may uphold, reverse or modify the decision of the Planning and Development Director or a designee.
    2. All decisions by the Downtown Design Review Board may be appealed to the City Council by the applicant.  A written notice of appeal must be filed with the City Secretary within ten days after receipt of notification of the Downtown Design Review Board’s decision.  The appeal shall be a denovo hearing.  The City Council shall schedule a hearing on such appeal within 30 days after receipt of the notice of appeal, or as soon thereafter as reasonably practicable.  The City Council may uphold, reverse or modify the board’s decision.

4.1201 Trinity Uptown District

  1. Certificate of Appropriateness Required
    Within the Trinity Uptown District, issuance of a certificate of appropriateness reflecting compliance the Trinity Uptown Development Standards and Guidelines is required as a condition for the following:
    1. Acceptance by the Planning and Development Department of an application for a building permit for construction of a new structure;
    2. Acceptance by the Planning and Development Department of an application for a building permit for expansion of an existing structure;
    3. Acceptance by the Planning and Development Department of an application for a building permit for renovation, remodeling or other alteration of an existing structure; and
    4. Construction of a surface parking lot.
  2. Pre-Design Conference
    A pre-design conference with the Planning and Development Director or a designee is required before an applicant makes application for a certificate of appropriateness.  Two copies of a site plan containing the following information shall be submitted to the Planning and Development Director for discussion at the pre-design conference:
    1. Footprints of all existing structures
    2. Proposed footprints for all new structures
    3. Existing structures adjacent to the property
    4. Existing and proposed floor plans (schematic drawings)
    5. Building setbacks
    6. Location of parking areas
    7. Location of landscape areas
    8. Two copies of building elevations for all sides of the building(s)
    9. Photographs of the site and adjoining properties
  3. Application for Certificate of Appropriateness
    The following materials shall be submitted to the Planning and Development Department in connection with an application for a certificate of appropriateness.  The materials must be submitted at least twenty-one days before the meeting of the Design Review Board at which the application for a certificate of appropriateness will be considered.
    1. Nine copies of site plan including:
      1. Footprints of all existing structures
      2. Proposed footprint of all new structures
      3. Existing structures adjacent to the property
      4. Building setbacks
      5. Location of parking areas, parking lot islands, driveways, sidewalks, walkways, loading areas, walls or fences, utilities, lighting, signage, alt-grade mechanical units, dumpsters, and all other site improvements.
    2. Nine copies of landscape plan including location and dimension of areas to be landscaped (including private property, adjoining right-of-way and parking lot islands), total amount of landscaped area, location, number and planting size of all trees, shrubs, and groundcover, location and coverage of irrigation system, and location and description of street furniture.
    3. Nine copies of schematic floor plans depicting the arrangement of interior spaces, location of windows and doors, mechanical equipment, electrical meter and utility locations.  First floor site plans should show the relationship between the first floor and the site.
    4. Nine copies of schematic building elevations for all sides of the building(s) showing design of all elevations, existing grade, proposed grade, finish floor elevations, roof slopes, mechanical vents and equipment, location and type of outdoor light fixtures, design and location of all wall sign(s) and notations regarding exterior colors and material;
    5. Material specification outline with samples, brochures and/or photographs of all exterior building and site materials, finishes and fixtures.
    6. For all detached signs, nine site plans drawn to scale indicating sign location and drawings of proposed sign, lettering and graphics, drawn to scale of at least one-quarter inch to the foot including any support structures.  Colors of the proposed sign shall be indicated on the drawing and actual color samples shall also be furnished.  Any proposed illumination shall be indicated on the drawing.
  4. Authority to Approve Certificate of Appropriateness
    The Downtown Design Review Board is hereby charged with the duty and invested with the authority to:
    1. Enforce the Trinity Uptown Development Standards and Guidelines for new construction and renovations by hearing and deciding applications for certificates of appropriateness in accordance with Section 4.908 and 4.1201; and,
    2. Propose amendments to the Trinity Uptown Development Standards and Guidelines to the Zoning Commission and City Council from time to time.
  5. Appeal
    1. Appeals Board
      1. All decisions by the Downtown Design Review Board may be appealed to the Appeals Board by the applicant.  A written notice of appeal must be filed with the City Secretary within ten days after receipt of notification of the Downtown Design Review Board's decision.  The written notice of the appeal shall specify:
        1. That the decision of the board is unreasonable, either in whole or in part; and
        2. The grounds for the appeal.
      2. The Appeals Board shall schedule a hearing on such appeal within 30 days after receipt of the notice of appeal, or as soon thereafter as reasonably practicable.  The Secretary of the Downtown Design Review Board shall forward to the Appeals Board a complete record of the matter, including a transcript of the tape of the hearing before the Downtown Review Board.  In consideration of an appeal, the Appeals Board shall:
        1. Hear and consider testimony and evidence concerning the previous recommendations and actions of the city staff and the Downtown Design Review Board;
        2. Hear new testimony and consider new evidence that was not available at the time of the hearing before the Downtown Design Review Board;
        3. Apply the substantial evidence test to the decision of the Downtown Design Review Board, considering the record made before the Downtown Design Review Board;
        4. Have the option to remand any case back to the Downtown Design Review Board for further proceedings.
      3. The Appeals Board may uphold, reverse or modify the decision of the Downtown Design Review Board unless a continuance is agreed to by the owner/appellant.
      4. A hearing before the Appeals Board shall exhaust the administrative remedies of the property own/appellant under this title.  Any owner/appellant aggrieved by the decision of the Appeals Board may file in District Court.