Panther Island Peripheral Zone (PIP) Overlay District Standards

The Panther Island Peripheral Zone (PIP) Overlay District serves as a supplemental layer of regulation in the City of Fort Worth that mandates a Certificate of Appropriateness (COA) for all new construction, structural expansions, renovations, and sign installations. In any instance where the development standards or design guidelines of the Panther Island Peripheral Zone conflict with the underlying base zoning district standards, the PIP standards and guidelines take precedence and shall control the development [Section 4.403(c)].

Purpose and Relationship to Base Zoning

The City of Fort Worth established the Panther Island Peripheral Zone (PIP) Overlay District to promote high-quality, sustainable, and pedestrian-oriented urban design within specified peripheral areas. This district functions as a "zoning overlay," meaning it is applied on top of existing base zoning classifications. While the base zoning district continues to determine the permitted uses for a property, the Panther Island Peripheral Zone Overlay District modifies how those uses are implemented by requiring adherence to the "Panther Island Peripheral Zone Overlay Zoning Standards and Guidelines" [Section 4.403(a), (c)].

The City of Fort Worth code explicitly states that the development standards and guidelines of this overlay district are the controlling regulations. If a property owner in the City of Fort Worth finds a discrepancy between their base district requirements and the PIP guidelines, the PIP guidelines must be followed [Section 4.403(c)].

Certificate of Appropriateness (COA) Requirements

A primary modification to the standard development process in the City of Fort Worth base districts is the mandatory requirement for a Certificate of Appropriateness (COA). Within the boundaries of the Panther Island Peripheral Zone, the planning and development department cannot accept or approve certain applications unless a COA has been issued [Section 4.403(e)(1)].

The following table outlines the activities within the Panther Island Peripheral Zone that require a COA, modifying the standard administrative procedures of the City of Fort Worth:

Activity Category	COA Requirement Specifics
New Construction	Required for the acceptance of a building permit for any new structure.
Structural Expansion	Required for the acceptance of a building permit to expand an existing structure.
Renovations	Required for any building permit involving renovation, remodeling, or other structural alterations.
Parking Facilities	Required for the construction of any surface parking lot.
Signage	Required for the acceptance of an application for a sign permit.

[Section 4.403(e)(1)]

Application and Submission Standards

The City of Fort Worth requires that all COA applications for the Panther Island Peripheral Zone be submitted at least 21 days before the scheduled meeting of the design review board [Section 4.403(e)(2)]. This process modifies the typical base district timeline by adding a specific design review phase.

Applications for a COA within the Panther Island Peripheral Zone must include the following technical documentation:

• Site Plan (9 copies): Must show building footprints, setbacks, parking lot islands, driveways, walkways, loading areas, walls, fences, and utilities [Section 4.403(e)(2)a].
• Landscape Plan (9 copies): Must detail areas to be landscaped, number and size of all trees and shrubs, and the coverage of the irrigation system [Section 4.403(e)(2)b].
• Building Elevations (9 copies): Must show design for all sides of the building, including finished floor elevations, roof slopes, mechanical vents, and the location/type of outdoor light fixtures [Section 4.403(e)(2)d].
• Material Specifications: An outline accompanied by samples or photographs of all exterior building and site materials, including finishes and fixtures [Section 4.403(e)(2)e].
• Sign Plans: For detached signs, five site plans drawn to scale showing sign location, lettering, and graphics [Section 4.403(e)(2)f].

Appeals Process

Decisions regarding the issuance of a COA in the Panther Island Peripheral Zone are initially made by the development services director or their designee. These decisions can be appealed to the Urban Design Commission. Further appeals of the Urban Design Commission's decision may be taken to the City of Fort Worth Board of Adjustment [Section 4.403(f)].

The Board of Adjustment in the City of Fort Worth uses the "substantial evidence test" when reviewing these appeals. This means the Board considers the record made before the Urban Design Commission and may uphold, reverse, or modify the decision, or remand the case back to the commission for further proceedings [Section 4.403(f)(2)b].

Sections Cited

• Section 4.100, Districts Established
• Section 4.403, Panther Island Peripheral Zone (“PIP”) Overlay District
• Section 6.201, Off-Street Parking Requirements