Fort Worth I-35W North Corridor Design Overlay District Requirements
The I-35W North Corridor Design Overlay District in the City of Fort Worth establishes quality standards for site layout, lighting, and landscaping for all properties within 1,000 feet of the I-35W centerline between Meacham Boulevard and State Highway 114. All new construction, expansions, and renovations within this district require a Certificate of Appropriateness (COA) issued by the City of Fort Worth, which must be applied for at least 21 days prior to a review. While the overlay supplements base zoning, specific mixed-use regulations (MU-1 or MU-2) for properties along frontage roads will take precedence over overlay standards regarding setbacks.
Purpose and Scope
The City of Fort Worth established the I-35W North Corridor Design Overlay District to promote excellence in development through high-quality site layout and design. The intent is to create a unified and natural landscape along the various corridor zones [Section 4.404(a)].
The district is divided into three distinct geographical segments, each defined by specific engineering stations and landmarks:
| Corridor Zone | Boundary Description |
|---|---|
| South Zone | Meacham Boulevard to Basswood Boulevard |
| Central Zone | Basswood Boulevard to Keller Hicks Road |
| North Zone | Keller Hicks Road to State Highway 114 |
The district extends 1,000 feet on each side of the centerline of Interstate Highway 35 West within these zones [Section 4.404(b)].
Relationship to Base Zoning
The I-35W North Corridor Design Overlay District acts as a zoning overlay that supplements the primary underlying zoning classification of a property. In any instance where requirements conflict, the City of Fort Worth mandates that the more restrictive requirement shall prevail. However, for properties located in mixed-use zoning districts (such as MU-1 or MU-2) or Planned Developments based on mixed-use zoning (PD/MU-1 or PD/MU-2), the mixed-use regulations specifically govern the setbacks instead of the overlay standards [Section 4.404(c)].
Development Review and COA Requirements
A Certificate of Appropriateness (COA) is a mandatory condition for development within the I-35W North Corridor Design Overlay District. This requirement applies to:
- The construction of a new structure.
- The expansion of an existing structure.
- Renovation, remodeling, or other alterations of an existing structure [Section 4.404(e)(1)].
Application Materials
The City of Fort Worth requires specific documentation to be submitted at least 21 days before the meeting of the design review board:
| Required Item | Technical Specifications |
|---|---|
| Site Plan | Five copies showing footprints of all structures, setbacks, parking areas (including islands), driveways, sidewalks, loading areas, and utilities. |
| Landscape Plan | Five copies detailing the location, number, and size of all trees and shrubs, as well as irrigation system coverage and street furniture descriptions. |
| Schematic Floor Plans | Five copies showing interior space arrangements and the locations of doors, windows, and utility meters. |
| Building Elevations | Five copies for all sides of the building showing finish floor elevations, roof slopes, and the location/type of outdoor light fixtures. |
| Material Specifications | An outline accompanied by samples, brochures, or photographs of all exterior building and site materials and fixtures. |
Administration and Appeals
The City of Fort Worth Development Services Director (or a designated representative) has the authority to approve a COA when the project conforms to all standards and guidelines. If a project requires interpretation or discretionary judgment regarding compliance, the Urban Design Commission (UDC) is charged with enforcing the standards [Section 4.404(e)(3)].
The Appeals Process
- Appeal of Director’s Decision: Decisions made by the Development Services Director may be appealed to the Urban Design Commission. A written notice of appeal must be filed with the executive secretary of the UDC within 10 days of the decision. The UDC performs a de novo review [Section 4.404(f)(1)].
- Appeal of UDC Decision: Decisions made by the Urban Design Commission may be further appealed by the applicant to the City of Fort Worth Board of Adjustment. This appeal must also be filed within 10 days of the UDC’s decision [Section 4.404(f)(2)].
Sections Cited
- Section 2.101 Board of Adjustment
- Section 2.102 Urban Design Commission
- Section 4.100 Districts Established
- Section 4.404 I-35W Corridor (“I-35W”) Design Overlay District