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Fort Worth Height Restrictions


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#1 PeopleAreStrange

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Posted 14 August 2017 - 05:40 PM

Any chance there's a list of height restrictions by zoning?

 

There's this, but it only mentions height restrictions for "G" (high intensity commercial; 12 stories) and "H" (downtown; unlimited height).

https://mapit.fortwo...DistSummary.pdf

 

Most of Panther Island is restricted to a few stories, with the exception of a few plots where you can build up to 288 feet (24-ish stories).

http://trinityriverv...13.pdf?sfvrsn=2

 

Apparently, there's a 5-story limit on non-residential buildings within MU zoning based on what I've read in the "Museum Place" thread.

 

I'm not able to find height restrictions for the Near Southside or land that's zoned industrial (which allows commercial use), but I assume they exist.


- Dylan


#2 Austin55

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Posted 14 August 2017 - 06:53 PM

Here's what I can find

 

AG - Agriculture  -75ft

 

CF - Commercal Facilities 

 

 

Based on most restrictive adjacent district. Stealth telecommunication towers are permitted to a height of 15 feet above the allowable height of the most restrictive adjacent district as a special exception approved by the board of adjustment. The scenic preservation and design review commission must approve the design of all stealth telecommunication towers. Telecommunication towers are permitted to the allowable height of the most restrictive adjacent district as a special exception approved by the board of adjustment.

 

MH - Manufactured Housing - 35 ft

 

Most all the residential detached uses are capped at 35.

 

CR, low density multifamily - 32 ft

 

Urban residential requires 2 floors/17ft minimum, capped at 35.

 

 

MU-1

 

(7)   Maximum height.
         a.   Forty-five feet, or three stories, whichever is less; or
         b.   Sixty feet or five stories, whichever is less, if:
            1.   Residential uses constitute 20% or more of a building’s gross floor area; and
            2.   Office, eating and entertainment and/or retail sales and service use constitute 10% or more of the building’s gross floor area.

 

 

 

MU-2

 

 

Maximum height.

         a.   Sixty feet, or five stories, whichever is less; or
         b.   1.   One hundred and twenty feet or ten stories, whichever is less, if:
               i.   Residential uses constitute 20% or more of a building’s gross floor area; and
               ii.   Office, eating and entertainment and/or retail sales and service use constitute 10% or more of the building’s gross floor area.
            2.   Note: Development in the high intensity mixed-use (“MU-2”) district is exempt from § 6.100. Building height for all uses shall be measured from the top of the finished slab at grade level to the top of the highest wall top plate. An unroofed and unenclosed rooftop terrace and the enclosed stairwell or elevator providing access to the terrace, shall not be included in the measurement of total building height, as described in § 6.100.

 

But then there's some other weird things that allow for some changes

 

c.   All uses, other than one- or two-family adjacent to one- and two-family districts, shall conform to the supplemental building setback and bufferyard width standards required for the neighborhood commercial (“E”) district, as described in § 6.300©, Area Requirements. In addition, a transitional height plane of 45 degrees shall apply to portions of a building above 45 feet or three stories, whichever is less; measured from the property line of the one- or two-family district. Any portion of a building above 45 feet or three stories, whichever is less, shall be set back so that the building does not encroach the transitional height plane; i.e., the portion of a building above 45 feet or three stories must be set back an additional foot for each additional foot in height with the plane starting from the property line of the one- or two-family district. This standard is illustrated in Figure 4.3 below. These supplemental building setback and transitional height plane requirements shall not apply to buildings adjacent to one- or two-family districts that serve as public open space, such as parks and drainage ways.

 

 

 

 

BTW - "H" (CBD/Downtown) has almost no restrictions, none on height or parking. MU zoning also has bonuses which reduce the parking needed if a certain distance from transit, for example

 

Also, here's the Panther Island height restrictions seen in plan view

 

OzZ3OCP.png



#3 John T Roberts

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Posted 14 August 2017 - 07:36 PM

Austin, you can always come up with great documentation.  Thanks.



#4 PeopleAreStrange

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Posted 14 August 2017 - 08:07 PM

Finally found Near Southside height restrictions: http://fortworthtexa...e-standards.pdf

 

 

NS T-4 zoning:

3 stories max. if single use
5 stories max. w/ public space or mix of uses
6 stories max. w/ public space and mix of uses

 

NS T-5 zoning:

5 stories max. if single use
8 stories w/ public space or mix of uses
10 stories w/ public space and mix of uses

 

IMO, these height restrictions are ridiculous. I'm okay with height restrictions along Magnolia, but high-rises should be allowed north of Rosedale.

 

The proposed residential building at Vickery & Main is 12 stories. I'd like to see it get built.


- Dylan


#5 Austin55

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Posted 14 August 2017 - 08:13 PM

Also there's PD zoning, which I cant really find a solid restriction on. An example of a recently proposed building in PD zoning would be the Magnolia Ave hotel.



#6 PeopleAreStrange

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Posted 14 August 2017 - 09:11 PM

Can't find any specific info on industrial zoning, but "K" (heavy industrial) includes everything in "J," (moderate industrial) which includes everything in "I," (light industrial) which includes everything in "G" (heavy commercial). Buildings in G are restricted to 12 stories, so I'm thinking that might apply to industrial zoning as well.

 

-------------------------

 

From what I can tell, we have small-town zoning restrictions outside of downtown.

 

Fort Worth is pretty much telling developers: "If you want to build a tall building outside of downtown, go find a different city."


- Dylan


#7 Austin55

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Posted 14 August 2017 - 09:45 PM

Can't find any specific info on industrial zoning, but "K" (heavy industrial) includes everything in "J," (moderate industrial) which includes everything in "I," (light industrial) which includes everything in "G" (heavy commercial). Buildings in G are restricted to 12 stories, so I'm thinking that might apply to industrial zoning as well.

 

-------------------------

 

From what I can tell, we have small-town zoning restrictions outside of downtown.

 

Fort Worth is pretty much telling developers: "If you want to build a tall building outside of downtown, go find a different city."

 

Nearly correct. K & J have a 12 story/ 120 foot max, while I (light industry) is only 3 stories/45 feet. 



#8 Austin55

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Posted 14 August 2017 - 09:57 PM

.Fort Worth is pretty much telling developers: "If you want to build a tall building outside of downtown, go find a different city."

 

Also don't forget the Board of Adjustment can hear proposals on a case by case basis and make variances for certain proposals. For example

 

 

 

10. BAC-16-123 OGC Main Street LP by Mitchell Planning Group 2315 N. Main Street a. Request a VARIANCE in a “MU-2” High Intensity Mixed-Use District to permit the construction of a 75-foot building, where 60 feet is allowed, excessive by 15 feet.

 

 

This change was approved by the board by a vote of 9-0, so the rules are very liquid. It does add an extra step which could be a deterrent. 

 

Edit -  another example of this, the building you mentioned earlier @ Vickery & Main.

 

 

3. BAC-16-083 Fort Worth Transportation Authority by Michael Bennett 200 W. Vickery Boulevard a. Request a VARIANCE in the “NS-T5” Near Southside – Urban Center Zone District to permit the construction of a 156-foot or 12 story building, where 10 stories is allowed, excessive by two stories.

Passed 8-0.



#9 pelligrini

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Posted 15 August 2017 - 09:30 AM

Here's what I can find

 

 

Also, here's the Panther Island height restrictions seen in plan view

 

OzZ3OCP.png

 

Where did you find that graphic on the view corridor? Have you run across any other documentation or zoning code? I've been looking around for a while and have come up with about nothing.


Erik France


#10 Austin55

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Posted 15 August 2017 - 09:36 AM

Where did you find that graphic on the view corridor? Have you run across any other documentation or zoning code? I've been looking around for a while and have come up with about nothing.

 

 

That image is really old from the early 2000s when the TRV was in early planning stages, but its in a PDF so I don't have a good way to attach the file.

 

You can find a lot more updated info on the website here.  The entire 86 page form based code is in a link on the right side in PDF form. 



#11 pelligrini

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Posted 15 August 2017 - 09:52 AM

Any chance there's a list of height restrictions by zoning?

 

I've never seen a concise list like the simplified District Summary you linked to. I wish the city would have included the info in that document.

 

You'll have to explore the Appendix A (Zoning) of the Fort Worth code, Chapter 4. http://fortworthtexa...ning/ordinance/ Looks like Austin55 already did.

 

 

 

Also don't forget the Board of Adjustment can hear proposals on a case by case basis and make variances for certain proposals. For example

 

 

There's no guarantee that a variance will be granted. It can certainly add a lot of time to getting a project off the ground, especially if there is neighborhood opposition.


Erik France


#12 pelligrini

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Posted 15 August 2017 - 03:50 PM

Can't find any specific info on industrial zoning, but "K" (heavy industrial) includes everything in "J," (moderate industrial) which includes everything in "I," (light industrial) which includes everything in "G" (heavy commercial). Buildings in G are restricted to 12 stories, so I'm thinking that might apply to industrial zoning as well.

The District Use Tables are good for seeing what can be done in the various Zones. You'd have to refer back to the respective district sections to see what the height and other requirements are.

http://library.amleg...rame.htm$3.0$p=

 

For Residential Districts:

http://library.amleg...t-frame.htm$3.0


Erik France


#13 John T Roberts

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Posted 15 August 2017 - 08:19 PM

I couldn't get the links to work.



#14 PeopleAreStrange

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Posted 15 August 2017 - 10:57 PM

Here's my best attempt at a list of height restrictions by zoning:

 

Unlimited- H: Most of downtown

24 stories- TU (small portion)

12 stories- G, J, K: Heavy commercial and industrial areas; primarily along freeways

10 stories- NS T-5 (multi-use+park), MU-2 (multi-use)

8 stories- NS T-5 (multi-use), TU (some exceptions)

6 stories- NS T-4 (multi-use+park), TU (small portion)

5 stories- NS T-5 (single use), NS T-4 (multi-use), MU-2 (single use), MU-1 (multi-use)

3 stories- NS T-4 (single use), MU-1(single use), UR, A, B, R, C, D, E, F, & I.

 

NS: Near Southside

TU: Panther Island

MU: Mixed-use (walkable urban areas)

 

UR, A, B, R, C, & D: Residential

E & F: Commercial (light to moderare intensity)

I: Industrial (low intensity)


- Dylan


#15 PeopleAreStrange

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Posted 15 August 2017 - 11:00 PM

I couldn't get the links to work.

 

The links work for me. They are PDF files.


- Dylan


#16 pelligrini

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Posted 16 August 2017 - 01:19 PM

They were links to the PDF links within the City's zoning pages. They might need some cookies from the Zoning pages to work. I tried the links in another browser and I was getting an 'Unable to resolve document ID'. 

*edit* They worked in that same browser after I went to a Zoning Page. http://library.amleg...nc=JD_App.ACh.4

 

They were Table 4.803 and Table 4.603 of the Zoning code showing the allowed uses for each district.


Erik France


#17 Jeriat

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Posted 16 August 2017 - 03:08 PM

Here's my best attempt at a list of height restrictions by zoning:

 

Unlimited- H: Most of downtown

24 stories- TU (small portion)

12 stories- G, J, K: Heavy commercial and industrial areas; primarily along freeways

10 stories- NS T-5 (multi-use+park), MU-2 (multi-use)

8 stories- NS T-5 (multi-use), TU (some exceptions)

6 stories- NS T-4 (multi-use+park), TU (small portion)

5 stories- NS T-5 (single use), NS T-4 (multi-use), MU-2 (single use), MU-1 (multi-use)

3 stories- NS T-4 (single use), MU-1(single use), UR, A, B, R, C, D, E, F, & I.

 

NS: Near Southside

TU: Panther Island

MU: Mixed-use (walkable urban areas)

 

UR, A, B, R, C, & D: Residential

E & F: Commercial (light to moderare intensity)

I: Industrial (low intensity)

 

Not that I'm saying we should follow their zoning model or anything, but... does this mean that we can't build a 30 story building a mile outside of downtown like in Houston? 


7fwPZnE.png

 

8643298391_d47584a085_b.jpg


#18 johnfwd

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Posted 16 August 2017 - 03:17 PM

The City of Fort Worth's "unlimited" height restrictions downtown is on the books.  But didn't we have a discussion not too long ago that Sundance Square's monopolistic influence over 35 blocks of downtown may have an adverse effect on the construction of new high-rise towers within their territorial limits?  Consider the three recently new low profile buildings (roughly six floors each) in the vicinity of Sundance Square Plaza.  I don't know the territorial parameters of SS offhand, but I'm guessing the proposed 20-plus floor Residence Inn by Marriott at 8th and Houston is outside SS's territorial jurisdiction.  Am I correct?



#19 Austin55

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Posted 16 August 2017 - 03:21 PM

Yes, nothing in Sundance ownership goes south of 5th street. I'm glad the Westbrook and Commerce buildings were scaled to only 6 floors, a look at Burnett Park shows why they shouldn't have been taller. It's an appropriate scale for the site. I am dissapointed the the Cassidy, which was supposedly going to be int he 20 story range, was'nt built any higher.



#20 PeopleAreStrange

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Posted 16 August 2017 - 09:23 PM

Not that I'm saying we should follow their zoning model or anything, but... does this mean that we can't build a 30 story building a mile outside of downtown like in Houston?

 

Nope. You can't do that unless you are granted a variance.

 

If you want to build an office tower along a freeway or a residential tower south of downtown, good luck.

 

For comparison, Plano permits 20-story buildings along freeway / tollway corridors. The Legacy area has no height restrictions.


- Dylan


#21 Austin55

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Posted 18 August 2017 - 05:17 PM

 

Not that I'm saying we should follow their zoning model or anything, but... does this mean that we can't build a 30 story building a mile outside of downtown like in Houston?

 

Nope. You can't do that unless you are granted a variance.

 

If you want to build an office tower along a freeway or a residential tower south of downtown, good luck.

 

For comparison, Plano permits 20-story buildings along freeway / tollway corridors. The Legacy area has no height restrictions.

 

 

Perhaps to encourage high rise development in DT? 



#22 Jeriat

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Posted 18 August 2017 - 07:12 PM

 

 

Not that I'm saying we should follow their zoning model or anything, but... does this mean that we can't build a 30 story building a mile outside of downtown like in Houston?

 

Nope. You can't do that unless you are granted a variance.

 

If you want to build an office tower along a freeway or a residential tower south of downtown, good luck.

 

For comparison, Plano permits 20-story buildings along freeway / tollway corridors. The Legacy area has no height restrictions.

 

 

Perhaps to encourage high rise development in DT? 

 

 

Well a mile outside of downtown is still The Core, but I guess that might be a good reason. 


7fwPZnE.png

 

8643298391_d47584a085_b.jpg


#23 PeopleAreStrange

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Posted 18 August 2017 - 07:19 PM

Unfortunately, some large companies would rather be located in suburbia than in downtown.

 

If we insist companies or developers build downtown when they don't want to, they're going to find a different city instead.

 

That said, the majority of new office buildings in Plano are below 12 stories. Most of what's going up in Plano could go up here.


- Dylan


#24 renamerusk

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Posted 20 August 2017 - 11:43 AM

Chatting with employees at Four Star. Said everyone supposed to be out of Century Plaza by year end, building will be torn down. [Residence Inn]

 

 

Core samples [AC Marriott Hotel]

 

The new building [640 Taylor]  is clearly distinguishable from SH-121 in Haltom City and Riverside.

 

The "fill-in" of the skyline is underway. :)






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