Public Hearing and Notification Procedures for Zoning Actions in Fort Worth
For most zoning permits and actions in the City of Fort Worth, including rezonings, variances, and special exceptions, the City requires written notification to be mailed to all real property owners within 300 feet of the subject property at least 10 days prior to the public hearing. Additionally, a sign must be posted on the premises at least 10 days before the hearing, and City Council actions require a published notice in an official newspaper at least 15 days in advance.
Public Notification Requirements Table
The City of Fort Worth enforces specific notification standards based on the type of zoning request and the body conducting the hearing.
| Action Type | Mail Notification Radius | Mail/Sign Deadline | Newspaper Deadline |
|---|---|---|---|
| Rezoning (Map Amendment) | 300 feet | 10 days prior | 15 days (City Council) |
| Special Exception | 300 feet | 10 days prior | 15 days (Annexed land only) |
| Variance | 300 feet | 10 days prior | N/A |
| Interpretation Appeal | 300 feet | 10 days prior | N/A |
| Planned Development (PD) | 300 feet | 10 days prior | 15 days (Annexed land only) |
| Conservation District (CD) | Entire District | 10 days prior | N/A |
| Certificate of Appropriateness | 200 feet | N/A | N/A |
Zoning Commission and City Council Rezoning Procedures
When an application is made to amend a zoning boundary or regulation in the City of Fort Worth, the following notification and hearing procedures apply under Article 5 of Chapter 3:
Written and Posted Notice
The City of Fort Worth must send written notice of all public hearings before the Zoning Commission to owners of real property lying within 300 feet of the property proposed for a change in classification. This notice must be given at least 10 days before the hearing date based on the last approved City tax roll [Section 3.502(a)]. Simultaneously, the City Manager or a designee must direct the erection of at least one sign on every property proposed to be rezoned at least 10 days before the hearing [Section 3.502(b)].
Newspaper Publication
For property located in territory annexed to the City of Fort Worth after the final tax roll rendition date, notice must be published in an official newspaper or paper of general circulation at least 15 days before the public hearing [Section 3.502(a)]. For the final hearing before the City Council, a notice must be published one time in the official newspaper at least 15 days prior to the hearing [Section 3.502(c)].
Zoning Commission Recommendation
The Zoning Commission conducts the initial public hearing and transmits a recommendation of approval or denial to the City Council. A motion to recommend approval requires six favorable votes from the commission members [Section 2.100(e)].
Board of Adjustment: Variances and Special Exceptions
The Board of Adjustment handles appeals of administrative decisions, variances, and special exceptions in the City of Fort Worth.
Special Exceptions and Variances
Applications for special exceptions and variances require written notice to be sent to all owners of real property within 300 feet of the subject property not less than 10 days before the hearing [Section 3.302(a), Section 3.402]. For special exceptions, a sign must also be posted in a conspicuous place on the property at least 10 days before the hearing [Section 3.302(b)].
Appeals of Interpretations
If a party is aggrieved by an interpretation of the Zoning Administrator, they may appeal to the Board of Adjustment. Written notice must be provided to the requestor and all property owners within 300 feet at least 10 days before the hearing. The Board must schedule this hearing within 60 days of the appeal application [Section 3.201].
Specialized District Procedures
The City of Fort Worth utilizes distinct procedures for specific overlay and design districts.
Conservation District (CD) Overlay
Initiation of a Conservation District requires a public hearing by the Zoning Commission within 45 days of the City receiving the application and conservation plan. Notice must be mailed to all addresses of property owners and residents within the proposed district, as well as registered neighborhood associations, at least 10 days prior to the hearing [Section 4.400(f)].
Historic Preservation Overlay (HC and HSE)
For historic designations or removals, the Historic Preservation Officer (HPO) must mail a notice of nomination to all affected property owners at least 10 calendar days before the scheduled Historic and Cultural Landmarks Commission (HCLC) hearing. The HPO must schedule the hearing within 45 calendar days after the nomination is determined to be complete [Section 4.401(b)(5)].
Design Review Boards (UDC and DDRB)
For projects requiring a Certificate of Appropriateness (COA) in districts like the Downtown Design Review District or the Panther Island Peripheral Zone, the application must be submitted at least 21 days before the meeting of the Urban Design Commission or relevant board [Section 4.1307(e)(2)]. In the Downtown Urban Design District, a sign provided by the Planning and Development Department must be posted on the project site at least 10 days prior to the board meeting [Section 4.402(g)].
Sections Cited
- Section 2.100 Zoning Commission
- Section 3.201 Appeal of Interpretation by the Zoning Administrative Official
- Section 3.302 Notice (Special Exceptions)
- Section 3.402 Notice (Variances)
- Section 3.502 Notice (Rezoning)
- Section 4.302 Procedure for Site Plan Approval in "PD" District
- Section 4.400 Conservation ("CD") Overlay District
- Section 4.401 Historic Preservation Ordinance - Historic Overlays
- Section 4.402 Urban Design District-Downtown
- Section 4.1307 Trinity Lakes ("TL") District
- Section 4.1308 Berry/University ("BU") District
- Section 4.1309 Stockyards ("SY") District