Regulations for the I-35W Design Overlay District in the City of Fort Worth
The I-35W design overlay district in the City of Fort Worth functions as a supplemental layer of regulation that imposes stricter design, layout, and landscaping standards than the underlying base zoning. While the more restrictive standard generally prevails in cases of conflict, the City of Fort Worth grants specific precedence to mixed-use district regulations regarding setbacks for developments along I-35W frontage roads [Section 4.404(c)].
Relationship to Base Zoning Districts
The I-35W design overlay district is a zoning overlay that supplements the primary underlying zoning classification of a property. The City of Fort Worth establishes that development projects within this overlay must adhere to the "I-35W Development Standards and Guidelines" [Section 4.404(c)].
The following table outlines how the City of Fort Worth manages the hierarchy of standards between the overlay and base districts:
| Regulatory Category | Overlay Modification Rule |
|---|---|
| General Conflict | The more restrictive requirement prevails between the overlay and base zoning [Section 4.404(c)]. |
| Mixed-Use Setbacks | Mixed-use regulations govern setbacks in MU-1, MU-2, or corresponding PD districts, overriding other standards [Section 4.404(c)]. |
| Review Process | Adds a mandatory "Certificate of Appropriateness" layer for all new construction and renovations [Section 4.404(e)]. |
| Landscaping/Design | Imposes specific standards for site layout, lighting, and natural landscape creation [Section 4.404(a)]. |
Geographic Scope and Zoning Segments
The I-35W design overlay district applies to all land within the City of Fort Worth situated 1,000 feet on either side of the I-35W centerline. The City of Fort Worth divides this corridor into three distinct zones, each with its own metes and bounds descriptions [Section 4.404(b)]:
| Zone Designation | Boundary Description |
|---|---|
| South Zone | Meacham Boulevard to Basswood Boulevard [Section 4.404(b)]. |
| Central Zone | Basswood Boulevard to Keller Hicks Road [Section 4.404(b)]. |
| North Zone | Keller Hicks Road to State Highway 114 [Section 4.404(b)]. |
Mandatory Development Review Procedures
The City of Fort Worth requires a higher level of administrative and commission oversight for properties within the I-35W design overlay district.
Certificate of Appropriateness (COA)
Property owners in the I-35W design overlay district cannot receive a building permit from the City of Fort Worth without first obtaining a COA. This requirement applies to:
- Construction of any new structure [Section 4.404(e)(1)(a)].
- Expansion of an existing structure [Section 4.404(e)(1)(b)].
- Renovation, remodeling, or other alterations of an existing structure's exterior [Section 4.404(e)(1)(c)].
Application Submission Requirements
The City of Fort Worth requires specific materials to be submitted at least 21 days before a design review board meeting, including [Section 4.404(e)(2)]:
- Site Plans: Nine copies showing footprints, setbacks, parking islands, and at-grade mechanical units.
- Landscape Plans: Detailing the number and planting size of trees and shrubs, and irrigation coverage.
- Architectural Drawings: Schematic floor plans and building elevations showing finish floor heights, roof slopes, and material specifications.
- Lighting and Signage: Details on outdoor light fixtures and wall sign notations including colors and materials.
Administrative Authority and Appeals
The Development Services Director for the City of Fort Worth is charged with approving a Certificate of Appropriateness if the project conforms to all standards. However, the Urban Design Commission is the body responsible for enforcing standards that require interpretation or discretionary judgment [Section 4.404(e)(3)].
If an applicant is aggrieved by a decision in the I-35W design overlay district, the City of Fort Worth provides the following appeals hierarchy [Section 4.404(f)]:
- Decisions of the Director: Appealed to the Urban Design Commission.
- Decisions of the Commission: Appealed to the Board of Adjustment.
- Final Administrative Remedy: Appeals of the Board of Adjustment's decision must be filed in district court.
Sections Cited
- Section 4.100 Districts Established
- Section 4.404 I-35W Corridor (“I-35W”) Design Overlay District
- Section 6.100 Height
- Section 6.201 Off-Street Parking Requirements