Guide to the City of Fort Worth Conservation Overlay District (CD)
The City of Fort Worth Conservation Overlay District (CD) is a supplemental zoning layer designed to protect the character of neighborhoods by establishing objective design standards for new construction and facade alterations. Initiation requires a petition from owners representing 50% of the land area or a City Council action, and once established, most projects require a Certificate of Appropriateness for compliance. Specific standards within a designated district cannot restrict building height to less than two stories over the original structure's footprint.
Purpose and Intent
The City of Fort Worth utilizes the Conservation Overlay District (CD) to protect and enhance the value of residential and commercial areas that contribute significantly to the city's character but may lack sufficient historical or architectural significance to be designated as a formal historic district [Section 4.400(a)(1)]. The district provides tools for economic revitalization, the stabilization of property values, and the reduction of conflicts caused by insensitive development [Section 4.400(a)(3)].
Relationship to Base Zoning
A Conservation Overlay District in the City of Fort Worth acts as a supplement to the primary underlying zoning district. While the permitted uses of a property are still determined by the base zoning, the CD introduces specific development regulations and design standards [Section 4.400(b)(4)]. In instances of conflict, the adopted design standards of the conservation district prevail over other provisions of the City of Fort Worth zoning ordinance, unless the ordinance specifies a more restrictive regulation elsewhere [Section 4.400(b)(7)].
Procedures for Establishment
To initiate a Conservation Overlay District, a zoning application must be filed with the City of Fort Worth planning and development department. Initiation occurs through one of two methods:
- Petition: A petition must be signed by owners who collectively own more than 50% of the individual tracts or parcels AND more than 50% of the land area (excluding streets and alleys) within the proposed boundaries [Section 4.400(c)(3)a].
- City Council: The City of Fort Worth City Council may initiate the process directly [Section 4.400(c)(3)b].
Protest Requirements
If the owners of at least 20% of the area nominated for the Conservation Overlay District submit a written, signed protest, the designation requires an affirmative vote of at least three-quarters of all members of the City of Fort Worth City Council to take effect [Section 4.400(f)(4)].
Technical Designation Criteria
For an area to be eligible for the Conservation Overlay District designation in the City of Fort Worth, it must meet specific physical and historical criteria:
| Criteria Category | Requirement Standard |
|---|---|
| Minimum Size | Must contain a minimum of one block length (both sides of the street) [Section 4.400(d)(1)]. |
| Improvement Status | At least 50% of the land area must be presently improved [Section 4.400(d)(2)]. |
| Distinctive Features | Must possess at least two distinctive features such as unique scale/size, specific lot layouts/setbacks, or natural streetscape characteristics (e.g., creek beds, greenbelts) [Section 4.400(d)(3)]. |
Mandatory Design Standards
Every City of Fort Worth Conservation Overlay District must include a conservation plan with objective design standards. These standards are applied administratively by city staff to new construction and street-facing additions [Section 4.400(e)(1)].
| Mandatory Element | Regulation Requirement |
|---|---|
| Building Height | Height must be defined; standards cannot restrict height to less than two stories over the original footprint [Section 4.400(b)(5)]. |
| Lot Standards | Must include specific requirements for lot size and lot coverage [Section 4.400(e)(3)]. |
| Yard Setbacks | Must define specific front and side yard setbacks [Section 4.400(e)(3)]. |
| Site Features | Must address driveways and hardscape covering [Section 4.400(e)(3)]. |
| Optional Elements | May include building orientation, garage entrance location, street trees, and building form [Section 4.400(e)(4)]. |
Administration and Enforcement
Within a designated Conservation Overlay District, no building permit will be issued for new construction or street-facing alterations without a Certificate of Appropriateness issued by the Director of Planning and Development [Section 4.400(i)].
If the Building Official determines that work is being performed that does not comply with the certificate, they must issue a stop-work order. Properties within a CD that also carry a "Highly Significant Endangered" (HSE) or "Historic and Cultural Landmark" (HC) designation must comply with the most restrictive regulations applicable [Section 4.400(i)].
Appeals and Penalties
Any owner dissatisfied with a decision regarding a Certificate of Appropriateness has the right to appeal to the City of Fort Worth Board of Adjustment. This appeal must be filed with the city secretary and the planning department within ten calendar days of the decision [Section 4.400(j)(1)].
Violations of the Conservation Overlay District regulations are subject to fines of up to $2,000 per offense, with each day of a continuing violation constituting a separate offense [Section 4.400(j)(2)].
Sections Cited
- § 3.400 Variances
- § 3.600 Designation of “PD,” “CD,” “HSE,” “HC” and “DD” Districts
- § 4.400 Conservation (“CD”) Overlay District