Fort Worth Zoning and Site Plan Review Timelines
Milestone durations for zoning and site plan reviews in the City of Fort Worth are dictated by mandatory notice periods and maximum scheduling windows. Public hearings for zoning classification changes require a minimum of 10 days' notice, while appeals to the Board of Adjustment regarding ordinance interpretations must be scheduled within 60 days of the application. For specialized districts like the Near Southside or Stockyards, the City of Fort Worth requires public hearings for new designations to be conducted within 45 days of receiving a completed application.
Rezoning and Site Plan Public Hearing Requirements
The City of Fort Worth Zoning Ordinance establishes strict notice requirements for public hearings. These timelines ensure that property owners within 300 feet of a subject property are adequately informed before the City of Fort Worth Zoning Commission or the City of Fort Worth City Council takes action [Section 3.502].
| Action | Required Timeline/Notice Period |
|---|---|
| Written Notice to Neighbors | At least 10 days prior to the City of Fort Worth Zoning Commission hearing [Section 3.502]. |
| Published Notice (Newspaper) | At least 15 days prior to the City of Fort Worth City Council hearing [Section 3.504]. |
| Planned Development (PD) Site Plan Notice | At least 10 days prior to the hearing for owners on the tax roll [Section 4.302]. |
| Designation of MU-1/MU-2 Districts | Public hearing must be conducted within 45 days of application receipt [Section 4.1300(f)(2)]. |
Appeals and Administrative Review Timelines
When a party is aggrieved by an interpretation of the City of Fort Worth Zoning Administrative Official, specific legal windows apply for filing and hearing appeals through the City of Fort Worth Board of Adjustment [Section 3.201].
| Appeal Action | Mandatory Timeline |
|---|---|
| Filing an Appeal | Must be made within 30 days from the date of the written decision [Section 3.201]. |
| Scheduling the Appeal Hearing | Within 60 days of the date of the appeal application [Section 3.201(g)]. |
| Board of Adjustment Decision | Must be rendered within three regularly scheduled hearing dates of the initial hearing [Section 3.202(a)]. |
| Appeal to Court of Record | Must be filed within 10 days after the Board of Adjustment renders its decision [Section 3.202(d)]. |
| Reapplication After Denial | A 24-month waiting period applies before the same request can be reconsidered [Section 3.305]. |
Specialized Commission Timelines
The City of Fort Worth utilizes several boards for design and historical reviews, each with distinct scheduling requirements for their respective processes.
Urban Design Commission (UDC)
Decisions made by the City of Fort Worth Development Services Director regarding walkways and landscapes in the Downtown Design District may be appealed to the Downtown Design Review Board within 10 days [Section 4.402(i)]. For other Urban Design Commission decisions, a written notice of appeal must be filed with the executive secretary within 10 days [Section 4.403(f)(1)].
Historic and Cultural Landmarks Commission (HCLC)
For properties seeking historic designation or removal, the City of Fort Worth Historic Preservation Officer (HPO) must follow these mandated steps:
- Hearing Scheduling: The HPO must schedule a hearing before the Commission within 45 calendar days after the date a nomination is determined to be complete [Section 4.401(5)c.1].
- Notice to Owners: Written notice of the hearing must be mailed to affected property owners at least 10 calendar days before the scheduled hearing [Section 4.401(5)b.1].
- Tax Exemption Verification: The HPO must investigate a completed historic treatment project within 30 business days of receiving a sworn statement of completion from the owner [Section 4.401(f)(7)c.3].
Expiration of Approvals
The City of Fort Worth Zoning Ordinance provides expiration dates for various approvals if development does not proceed within a specific timeframe:
- Special Exceptions: Expire 180 days after City of Fort Worth Board of Adjustment approval unless a building permit or certificate of occupancy is issued [Section 3.306].
- Variances: Expire 180 days after approval unless a building permit or certificate of occupancy is issued [Section 3.404].
- Certificates of Appropriateness (COA): Within the City of Fort Worth Urban Residential (UR) District, a COA expires if a building permit is not issued within two years of approval [Section 4.713(b)(2)b].
Sections Cited
- Section 3.201
- Section 3.202
- Section 3.305
- Section 3.306
- Section 3.404
- Section 3.502
- Section 3.504
- Section 4.302
- Section 4.401
- Section 4.402
- Section 4.403
- Section 4.713
- Section 4.1300