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ZONING :: ADDITIONAL INFORMATION
 What is the notification process?
How can citizens participate in the zoning process?
How does the Planning and Zoning Commission review zoning cases?
How does the City Council review zoning cases?
What is the effective date of the new zoning?
What if a request is denied?
Can a request be postponed or withdrawn?
What are Special Purpose Districts?
The applicant and all owners of real property within 200 feet of the proposed change
are notified by mail of both the Planning and Zoning Commission and City Council public
hearings, at least 10 days before the Planning and Zoning Commission hearing.
Publication of the "Notice of Public Hearing" for both the Planning and
Zoning Commission and City Council public hearings also appears at least 15 days before
the Planning and Zoning Commission hearing in The Fort Worth Star Telegram. Signs are
posted on the property approximately two weeks before the public hearing. Also, pertinent
information about upcoming zoning cases is placed on the City's Video Bulletin Board on Telecable Channel 5 approximately 25 to 30 days before the first public hearing. This
service includes the applicant's name and phone number.
One of the principal functions of municipal government is to encourage citizen
participation within the framework of local government operations and decision making.
During the public hearings, the applicant and people in favor of or opposed to the request
may present their views.
In addition to speaking at the public hearing, you may also send letters to the
Commission and Council either directly or through the Department of Community Development and Planning, or you may discuss the case with the Planning and Zoning
Commissioners or Council Members.
A petition is a more formal process of registering your support for or opposition to a
request. A petition may influence the Planning and Zoning Commission and/or the City
Council's decision. A petition becomes a permanent part of the case and must be filed with
the City Secretary.
Regardless of the type of petition, there is no legal effect on the Planning and Zoning
Commission's vote. A simple majority vote recommending approval or denial of a zoning
request is all that is required of the Commission. However, the Commission's decision may
be influenced by petitions of support or opposition.
Petitions of support may influence final Council action, but they have no legal effect.
Petitions of opposition submitted to the City Secretary, that are properly notarized and
meet state and local criteria will invoke a required three-fourths vote of approval to
permit a change. In order to invoke the mandatory three-fourths approval, the petition
must be signed by the owners of at least 20 percent of either:
- the total area of the land (whether platted or otherwise) included within the boundaries
of the proposed change; or,
- the total area of the land (whether platted or otherwise) outside of the boundaries of
the proposed change and within 200 feet of any point of the land proposed to be changed.
Only one vote per lot in support or opposition per owner is permitted. The
"owner" is the owner shown on the City's most recently approved ad valorem tax
roles. For example, if John Doe appears as the owner on the tax rolls, then the signature
on the petition should be John Doe. If joint ownership appears on the tax rolls, i.e.,
John and Mary Doe, then John Doe and/or Mary Doe should sign the petition. Additionally,
the person who collected the petitioners' signatures should sign a sworn notarized
statement that he/she witnessed the petition being signed by the petitioners.
The Planning and Zoning Commission is an appointed advisory body to the City Council.
The Commission meets:
- The first and third Wednesday of each month at 6:30 p.m.
Council Chamber/Municipal Building
101 West Abram Street
The applicant or a representative is expected to attend the Commission hearing and
typically make a short presentation supporting the request.
The Planning and Zoning Commission will attempt to reach a decision recommending
approval or denial of the zoning change on the night of the hearing. If more time is
needed, the Planning and Zoning Commission may either continue the public hearing to a
future date or table the case. Since notification of the Commission and City Council
Public Hearings is made simultaneously, a case that is continued or tabled requires
cancellation of the original City Council public hearing date. The case is rescheduled for
the first available City Council meeting following the Commission's final action and the
renotification is made.
If the Commission recommends approval of a zoning change request, or an amended version
of the request, the case is automatically forwarded to City Council for another public
hearing. Depending upon Council's schedule, the public hearing is typically held two weeks
after the Planning and Zoning Commission public hearing. If the request is denied by the
Commission, the request is automatically considered by City Council the following week to
determine whether or not a public hearing will be granted. This consideration is not a
public hearing and the applicant does not have an opportunity to speak. However, the
applicant should attend the meeting to answer any questions the Council may ask. Due to
the limited opportunity to speak, the applicant may wish to write a letter to the Council
requesting they grant a public hearing. If Council grants the request, the hearing is
typically held the following week, unless the original public hearing date has been
cancelled because the Planning and Zoning Commission tabled or continued the public
hearing. If the Council does not grant the hearing, the request is denied.
City Council public hearings are held during regular Council meetings. The Council
meets:
- Every Tuesday at 6:30 p.m.
Council Chamber/Municipal Building
101 West Abram Street
The applicant or a representative is expected to attend the Council public hearing to
make a presentation supporting the request. After the public hearing, the Council may vote
on the request for First Reading. However, if any opposition is expressed during the
public hearing, the request may be tabled at least one week. The Council also has the
option of tabling a request regardless of opposition expressed. If approved, the item is
placed on the Consent Agenda the following week for a final vote. If the request is denied
on First Reading, there will not be another vote.
After the request is approved on Final Reading, an ordinance is prepared and published
twice in The Fort Worth Star Telegram, approximately 9 and 16 days following Final Reading
by Council. The Ordinance is effective on the second publication date and sent to the City
Secretary's Office for recording with legal description. On the effective date of the
ordinance, the new zoning designation is placed on the Official Zoning Map.
If the request is denied or withdrawn after the Planning and Zoning Commission public
hearing publication date, the same or more intensive request cannot be made on that
property for one year. A request for a waiver of the time limitation may be submitted in a
letter to City Council. The letter should be submitted to the Department of Community Development and Planning and state the reasons why a waiver should be granted. Staff prepares
a report to City Council which analyzes the situation and makes a recommendation. Council
will typically vote on the request when it first appears on their agenda. The process
takes approximately two weeks. Requests for planned development districts and/or
development plan approval do not require a waiting period.
To request a postponement, the applicant should submit a letter to the Department of
Community Development and Planning six working days before the scheduled public hearing. If
any newspaper publication or property owner notification has been made by the City
regarding the public hearing, a renotification fee of $125 is required.
To withdraw a zoning request prior to the Planning and Zoning Commission action, the
applicant should submit a letter to the Department of Community Development and Planning
prior to being placed on the City Council's agenda. After this time, but prior to City
Council's Final Reading, a request can be made to City Council to withdraw the case.
However, Council determines whether to withdraw a case already on their agenda.
A full refund of the application fee is attainable if the case is withdrawn before the
"notice of public hearing" publication date. A partial refund is attainable if
the case is withdrawn prior to the Planning and Zoning Commission public hearing. A
withdrawal either after the publication date or before the Commission public hearing is
the same as a denial and requires a one-year waiting period before submitting a new
request.
There are ten special purpose districts designed to meet special area needs. The intent
of each district varies. The ten special purpose districts are:
- "A" Agricultural District
- "PD" Planned Development District
- "MH" Manufactured Home District
- "SCT" Special Commercial Transition District
- "T" Transitional Overlay District
- "BP" Business Park Overlay District
- "AP" Airport Overlay District
- "LP" Landmark Preservation Overlay District
- "F" Festival District
- "DB" Downtown Business District
- "DN" Downtown Neighborhood District
- "LCMU" Lamar Collins Mixed Use Overlay District
- "VG" Village on the Green at Tierra Verde District
- "ED" Entertainment District
- There may be additional processing requirements, fees, and/or application forms for
these districts. A meeting with a planner is strongly encouraged to discuss the additional
requirements and regulations in these districts. Specific information regarding these
districts is found in the Zoning Ordinance. For more information and a
complete listing of Zoning Districts go to the Zoning
District Summary page.
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