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City of Fort Worth

2023

COMPREHENSIVE PLAN

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To the citizens of Fort Worth:

On behalf of the City Council and the City Plan Commission, we are pleased to release the 2023 Comprehensive Plan, which was adopted by the City Council on March 21, 2023.

The Comprehensive Plan is the City’s official guide for making decisions about growth and development. It sets forth the City’s vision for the future and describes the policies, programs, and projects by which we seek to realize that vision. The Comprehensive Plan thus helps the City in fulfilling its mission of focusing on the future and working together to build strong neighborhoods, develop a sound economy, and provide a clean, safe community.

This annual update of the plan incorporates the most current population, economic, and financial trends affecting the City, while also updating some individual chapters and appendices within the plan. The update also incorporates new plans adopted by the City, amends the future land use maps that guide development decisions, identifies funded capital improvement projects, and describes changes to the City’s annexation program. Throughout this process, our goal has been to produce a practical document that will be concise, readable, accessible, usable, and easy to update.

If you have any questions about the City’s planning process, please call our FWLab/Planning and Data Analytics Department at (817) 392-7621.

Sincerely,

ORDINANCE NO. 26050-03-2023

AN ORDINANCE ADOPTING THE CITY OF FORT WORTH 2023 COMPREHENSIVE PLAN; ANALYZING POPULATION, ECONOMIC AND FINANCIAL TRENDS; DESCRIBING IMPLEMENTATION TOOLS; DIVIDING THE CITY INTO 16 PLANNING SECTORS; PROVIDING MAPS DESCRIBING PROPOSED FUTURE LAND USES AND RECOMMENDED LAND USE POLICIES FOR EACH SECTOR; PROVIDING THAT THIS ORDINANCE SHALL BE CUMULATIVE; PROVIDING A SEVERABILITY CLAUSE; AND PROVIDING AN EFFECTIVE DATE

WHEREAS, the City Council approved Ordinance No. 25379-03-2022 adopting the Fort Worth 2022 Comprehensive Plan on March 8, 2022; and

WHEREAS, the 2022 Comprehensive Plan is the City of Fort Worth's general guide for making decisions about growth and development; and

WHEREAS, the 2022 Comprehensive Plan includes, without limitation, provisions on land use, housing, parks and community services, libraries, human services, neighborhood capacity building, economic development, transportation, education, historic preservation, urban design, arts and culture, police services, fire and emergency services, environmental quality, public health, and municipal facilities; and

WHEREAS, it is the City Council’s intent to update elements of the Comprehensive Plan annually; and

WHEREAS, on January 25, 2023, the City Plan Commission conducted a public hearing on the 2023 Comprehensive Plan and recommended that the City Council adopt the plan; and

WHEREAS, the City Council conducted a public hearing on the 2023 Comprehensive Plan on March 21, 2023, at which the public was given the opportunity to give testimony and present written evidence; and

WHEREAS, a copy of the of the 2023 Comprehensive Plan was made available in a file in the City Secretary's Office and available from the Planning and Data Analytics Department and included the following revisions to the 2022 Comprehensive Plan:

1. The Population Trends, Economic Trends, and Financial Trends chapters have been updated to reflect the latest statistical information available for these chapters.
2. Chapter 4: Land Use has been updated to include relevant new information and data, and to streamline the Future Land Use – Zoning table.
3. Minor updates have been made to the Introduction, Chapter 12: Education, Chapter 16: Police Services, and Chapter 19: Public Health.
4. Maps have been updated throughout the plan to reflect approved annexations and boundary adjustments.
5. Appendix A: Existing Plans and Studies has been updated to reflect the City Council’s adoption of the following plans: a. Botanic Garden Master Plan, 2023 update b. Economic Development Strategic Plan, 2022 update c. Las Vegas Trail Neighborhood Transformation Plan, 2023 (proposed March 2023) d. Meacham Airport Master Plan, 2023 e. Public Art Plan for 2022 Bond Program
6. Appendix C: Future Land Use by Sector has been updated to reflect 100-year floodplain locations on vacant land, approved zoning changes, new development plans and opportunities, and existing development patterns unlikely to change.
7. Appendix D: Proposed Capital Improvements has been updated to include the adopted FY2023-2027 Five-Year Capital Improvement Plan, along with a graphic summary of major expenditures described in the plan.
8. Appendix E: Planned Service Areas has been updated to reflect 20-year service area adjustments and recent annexations.
9. Appendix F: Annexation Plan, Policy, and Program has been updated to reflect changes to the annexation program.

WHEREAS, following testimony at the public hearing on March 21, 2023, the City Council adopted the 2023 Comprehensive Plan on that date, with the exception of Chapter 4: Land Use and Appendix C: Future Land Use by Sector; and

WHEREAS, Chapter 4: Land Use and Appendix C: Future Land Use by Sector will be considered by the City Council at a public hearing on April 25, 2023.

NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FORT WORTH, TEXAS:

SECTION 1.

The 2023 Comprehensive Plan of the City of Fort Worth is adopted as set out in Exhibit A attached and incorporated as if contained herein, specifically including existing plans and studies described in Appendix A to the Plan, which are incorporated by reference. A copy of the 2023 Comprehensive Plan of the City of Fort Worth is on file in the City Secretary’s Office and in the Planning and Data Analytics Department.

SECTION 2.

The City of Fort Worth 2023 Comprehensive Plan supersedes and replaces the 2022 Comprehensive Plan.

SECTION 3.

This ordinance shall be cumulative of all provisions of ordinances and of the Code of the City of Fort Worth, Texas (2015), as amended, except where the provisions of this ordinance are in direct conflict with the provisions of such ordinances and such Code, in which event conflicting provisions of such ordinances and such Code are hereby repealed.

SECTION 4.

It is hereby declared to be the intention of the City Council that the sections, paragraphs, sentences, clauses and phrases of this ordinance are severable, and, if any phrase, clause, sentence, paragraph or section of this ordinance shall be declared unconstitutional by the valid judgment or decree of any court of competent jurisdiction, such unconstitutionality shall not affect any of the remaining phrases, clauses, sentences, paragraphs and sections of this ordinance, since the same would have been enacted by the City Council without the incorporation in this ordinance of any such unconstitutional phrase, clause, sentence, paragraph or section.

SECTION 5.

This ordinance shall take effect upon adoption.

APPROVED AS TO FORM AND LEGALITY:

ADOPTED: March 21, 2023

EFFECTIVE: March 21, 2023

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EXHIBIT A

• USB flash drives or similar electronic storage devices containing the 2023 Comprehensive Plan to be attached and on file in the City Secretary's Office.
• 2023 Comprehensive Plan URL: https://www.fortworthtexas.gov/departments/planning-data-analytics/planning/comprehensiveplan/adopted

CITY OFFICIALS

Mattie Parker, Mayor

City Council

Carlos Flores, District 2 Michael Crain, District 3 Alan Blaylock District 4 Gyna Bivens, District 5 Jared WIlliams, District 6 Leonard Firestone, District 7 Chris Nettles, District 8 Elizabeth Beck, District 9

City Plan Commission

Don Boren, Chair, District 8 Vicky Schoch, District 1 Kathy Hamilton, District 2 Jim Tidwell, District 3 Matt Kotter, District 4 Will Dryden, District 5 Roderick Miles, District 6 Edward Deegan, District 7 Vacant, District 9 Josh Lindsay, Alternate Matthijs Melchiors, Alternate Andrew Scott, Alternate Jarrett Wilson, Alternate

Zoning Commission

Willie Rankin, Chair, District 2 Jarod Cox, District 1 Beth Welch, District 3 Jesse Gober, District 4 Rafael McDonnell, District 5 Mia Hall, District 6 Jacob Wurman, District 7 Wanda Conlin, Vice Chair, District 8 Kimberly Miller, District 9

City Manager’s Office

David Cooke, City Manager Dana Burghdoff, Assistant City Manager Fernando Costa, Assistant City Manager William Johnson, Assistant City Manager Jessica McEachern, Assistant City Manager Valerie Washington, Assistant City Manager Reyne Telles, Chief Communications Officer Lawrence Thompson, Education Strategy Manager

Department Heads

Roger Venables, Aviation Leann Guzman, City Attorney Jannette Goodall , City Secretary Brandon Bennett, Code Compliance Michelle Gutt, Communications & Public Engagement D. J. Harrell, Development Services Christina Brooks, Diversity & Inclusion Robert Sturns, Economic Development Reginald Zeno, Financial Management Services James Davis, Fire Chief Dianna Giordano, Human Resources David Medrano, Interal Audit Kevin Gunn, IT Solutions Manya Shorr, Library William Rumuly, Municipal Court Services Victor Turner, Neighborhood Services Kim Neal, Office of the Police Oversight Monitor Richard Zavala, Park & Recreation Mark McDaniel, Interim Planning & Data Analytics Neil Noakes, Police Chief Steve Cooke, Property Management Michael Crum, Public Events Lauren Prieur, Transportation & Public Works Christopher Harder, Water

Cooperating Agencies

Arts Council of Fort Worth Camp Bowie District, Inc. Crowley Independent School District Cultural District Alliance, Inc. Dallas-Fort Worth International Airport Downtown Fort Worth, Inc. Eagle Mountain-Saginaw Independent School District Fort Worth Business Press Fort Worth Chamber of Commerce Fort Worth Hispanic Chamber of Commerce Fort Worth Housing Solutions Fort Worth Independent School District Fort Worth League of Neighborhood Associations, Inc. Fort Worth Metropolitan Black Chamber of Commerce Goodwill Industries of Fort Worth, Inc. Greater Fort Worth Association of Realtors Historic Fort Worth, Inc. Keller Independent School District Near Southside, Inc. North Central Texas Council of Governments Northwest Independent School District Southeast Fort Worth, Inc. Streams & Valleys, Inc. Tarrant County Texas Christian University Texas Department of Health, Bureau of Vital Statistics Texas Health and Human Services Commission Texas Wesleyan University Texas Workforce Commission The Real Estate Council of Greater Fort Worth Trinity Metro University of North Texas Health Science Center United Way of Metropolitan Tarrant County Visit Fort Worth (formerly known as Fort Worth Convention and Visitors Bureau) Workforce Solutions of Tarrant County

FWLab/Planning & Data Analytics Department

Mark McDaniel, Interim Director Eric Fladager, Assistant Director - Planning Division Ashley Clement, Assistant Director - Capital Budget Division Christianne Simmons, Assistant Director - Operations Budget Division

Planning Division

Korrie Becht, Planning Manager Rachel Bristow, Senior Planner Isaac Robles, Senior Planner Luis Vazquez, Senior Planner Cauner McDonald, Planner

Operations Budget Division

Brady Kirk, Operating Budget Manager Pam Kacmarynski, Budget Systems Manager

Capital Budget Division

May Ma, Capital Budget Manager

Strategy & Performance Division

Amethyst Sloan, Performance Manager

Data Analytics Division

Orkhan Ismayilov, Data Analytics Manager

TABLE OF CONTENTS

INTRODUCTION

The Comprehensive Plan is the City of Fort Worth’s official guide for making decisions about growth and development. The Plan is a summary of the recommended goals, policies, strategies, and projects that will enable the City to achieve its mission of focusing on the future and working together to build strong neighborhoods, develop a sound economy, and provide a safe community.

Based on the U.S. Census Bureau 2020 Census, Fort Worth’s population is 935,508 and the City is ranked 13th in the nation by population. According to the North Central Texas Council of Governments, Fort Worth’s population is projected to surpass 1,206,000 by 2045. In addition, the North Central Texas Council of Governments, Fort Worth’s population is projected to surpass 1,206,000 by 2045. According to the North Central Texas Council of Governments’ employment forecast, employment in the City of Fort Worth will continue to rise at a rate 1.49 percent annually to approximately 973,000 jobs within Fort Worth in 2045.

CREATING A COMMON VISION

The vision statement for the Comprehensive Plan has been shaped by citizens’ comments and expressed values, and more sharply focused by the Mayor and City Council. The vision and values defined within the Comprehensive Plan represent the creative efforts of the community to lay a successful foundation for the future of Fort Worth.

During the 2000 Comprehensive Plan sector workshops held throughout Fort Worth in 1998, several values were identified that refine the City’s vision. These values are preserved as part of the 2023 Plan: Preservation of western heritage, a friendly small town atmosphere, quality and ethnic diversity of cultural life, the arts, neighborhood vitality, preservation of historic buildings and districts, efficiency and equity in delivery of quality public services, educational and economic opportunity, aviation history and technology, can-do attitude, promotion of free enterprise, protection of property rights, mobility, children and youth, conservation of natural resources, and inclusiveness and cooperation: “The Fort Worth Way.”

In developing the Plan to reflect these community values and to help the City realize its vision, five major themes emerged. These five themes, which influence various elements of the Plan, can guide the City in its decisions about the future.

1. Promoting Economic Growth
2. Meeting the Needs of an Expanding Population
3. Revitalizing the Central City
4. Developing Multiple Growth Centers
5. Celebrating the Trinity River

VISION

“Fort Worth will be commonly recognized as the most livable city in Texas. Residents will be able to enjoy Fort Worth’s friendly atmosphere and the opportunities that are associated with a growing economy and diverse community. Fort Worth’s public schools will produce well-rounded citizens and a skilled workforce to fill high-paying jobs in local businesses. Fort Worth’s environmental quality will also be superior, meeting the highest national standards.”

PLANNING THEMES

PROMOTING ECONOMIC GROWTH

Economic growth and diversification are dependent on the overall economic health of the community. The City has developed several policies and strategies to assist in fostering economic growth. Examples include the following:

Policy

• Strengthen the effectiveness of economic development incentives by including appropriate capital improvement funding in an overall incentive package that encourages central city redevelopment (p. 10-12).

Strategies

• Use appropriate incentives to promote development of vacant land and redevelopment or reuse of deteriorated properties within designated commercial districts (p. 10-12).
• Encourage the use of federal brownfields programs to assist in central city revitalization (p. 10-13).

Nearly $10.5 billion in public and private funds have been invested in infrastructure and development in the 17,000-acre Alliance Airport and Alliance Corridor industrial area. Alliance is the first industrial airport in this region, and is a concept that has proven effective for economic development elsewhere. More than 62,000 jobs have been created within the Alliance Corridor.

The Evans & Rosedale Urban Village is being developed in Near Southeast Fort Worth as a heritage center that celebrates the area’s African-American history. The conceptual plan includes a major commercial anchor, other businesses, and a plaza to celebrate the heritage of the area within a pedestrian-friendly mixed-use setting. The Ella Mae Shamblee Branch Library opened in the urban village in June 2008. Additionally, the Hazel Harvey Peace Center for Neighborhoods opened in 2009. The City is currently working with a development firm to advance redevelopment of the urban village.

The City worked with the North Texas Tollway Authority and the Texas Department of Transportation on design and construction of the Chisholm Trail Parkway (CTP). This 8.4-mile toll road connects Downtown with the rapidly growing neighborhoods and commercial centers of southwest Fort Worth. The $1.175 billion roadway was completed in 2014. The following table illustrates the economic impact of the new roadway in comparison to mixed-use areas.

BUILDING PERMIT VALUES PER ACRE (2014-2021)*

*Values exclude permits that were expired or denied.

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Downtown Fort Worth Skyline. (Photo Credit, Brian Luenser, May 11, 2021.)

Source: City of Fort Worth, Planning & Data Analytics, 2022.

PLANNING THEMES

MEETING THE NEEDS OF AN EXPANDING POPULATION

Nearly every element of the Plan addresses the additional demand placed on City services and facilities by an expanding population. As infill development occurs in the central city, greater demand is placed on the existing facilities.

In the last 20 years, growth has been greatest in the Far North, Far Northwest, Far Southwest, Far South, and Far West sectors, partially because of the availability of large tracts of developable land in these areas. The majority of growth in these sectors has been outside Loop 820.

Expanding population produces additional traffic and solid waste, and places a greater demand on natural resources (such as land and water supply), existing facilities, and fiscal resources. Because population increases affect most public service providers, encouraging cooperation among providers and developing opportunities for shared facilities and coordinated services is important. The City has developed a number of policies and strategies to provide services and facilities efficiently and effectively to Fort Worth’s growing population. Examples include the following:

Policies

• Increase the efficiency and cost-effectiveness of providing City services by promoting development in urban villages, transit-oriented developments, and mixed-use growth centers (p. 18-28).
• Encourage new development adjacent and connected to previously developed or platted areas in order to utilize existing utility and road infrastructure, thereby optimizing public and private investments and discouraging sprawl development. (p. 4-16).

Strategy

• When possible, share school and City facilities to provide efficient access to services and use of public funds (p.12-12).

Services such as police, fire, environmental, and code compliance are recommended to be expanded to other parts of the city to better serve all residents. In 2008, the City Council approved a transportation impact fee to fund new roadway construction in growing areas outside the central city. The City is studying other ways to fund $1 billion in street construction and maintenance needs. The City’s 2018 Bond Program provided approximately $261 million for transportation projects to help address this need, and the City is preparing for a new bond election scheduled for May 2022.

Over $29 million has been identified for park improvements over the next five years, including athletic fields at Rolling Hills and improvements at city golf courses, the Fort Worth Nature Center and Refuge, and Botanic Gardens Rock Springs garden in the Botanic Gardens. In order to maintain standards for meeting park and recreation needs, 1,186 acres of parkland will need to be acquired by 2040 to meet the 3.75 acres of neighborhood-based parkland per 1,000 population standard, based on projected population.

To enable our community to thrive with reliable clean water, the Water Department is planning to invest more than $1 billion in water and wastewater infrastructure between 2021 and 2025. The investments include funding for master planning, operational enhancements, initiatives that support City Council priorities, regulatory mandates, and infrastructure rehabilitation. Major projects include the Sanitary Sewer Overflow Initiative, the new Mary’s Creek Water Reclamation Facility, Lake Arlington and Clear Fork lift stations and force mains, and a major transmission main from Eagle Mountain Water Treatment Plant to Hicks Field.

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Rock Spring Gardens in the Botanic Gardens. (Source: City of Fort Worth, Park & Recreation Department, 2020.)

PLANNING THEMES

REVITALIZING THE CENTRAL CITY

The City of Fort Worth is committed to revitalizing its central city — the areas consisting of low- and moderate-income neighborhoods within Loop 820 — through a comprehensive and coordinated strategy that includes economic development, housing, historic preservation, infrastructure, parks, cultural programs, human services, and safety initiatives. The City’s principal strategies for central city revitalization are to:

• Develop compact, pedestrian-oriented mixed-use growth centers (p. 10-7).
• Revitalize distressed commercial corridors by developing mixed-use urban villages along those corridors (p. 10-7).
• Develop a rail transit system that connects the growth centers and urban villages and promotes transit-oriented development (TOD) in appropriate transit station locations. (p. 10-7).

The City has developed other related policies and strategies to promote revitalization of the central city, including the following:

Policies

• Promote neighborhood stability through a comprehensive and coordinated strategy that includes housing, neighborhood economic development, infrastructure, parks, safety, and human services (p. 5-25).
• Use the Neighborhood Empowerment Zone program to promote the development of designated urban villages and other targeted redevelopment areas (p. 10-12).
• As a matter of public policy, the identification, protection, enhancement, and perpetuation of landmarks or districts of historical, cultural, architectural, or archeological significance are necessary to safeguard and promote the economic, cultural, education, and general welfare of the public (13-14).

Strategy

• Support redevelopment, community development, and nonprofit organizations’ efforts to spur the revitalization of central city business districts where investment is not occurring but that have redevelopment potential (p. 10-12).

Projects such as the redesign of South Main Street, Lancaster Avenue, Berry Street, North Main Street, and Race Street act as catalysts for central city redevelopment. Lancaster Avenue from I-35W to Henderson Street has been redeveloped into an attractive, pedestrian-oriented street with residential, retail, and office uses. The I-30 and I-35W interchange was relocated to the south of the Union Pacific railroad lines, enabling the Lancaster improvements. The Lancaster Avenue construction began in 2005 and was completed in June 2008. Public art was installed in the median in 2009. A new mixed-use development on Lancaster between Jennings and Throckmorton also has been completed including retail, office, and residential units. A block from the new Hemphill Lamar connector, which links Downtown to the Near Southside district, the Burnett Lofts development will feature 330 residential units and flex-work space. More such developments are anticipated.

The Berry Street corridor was redesigned from Evans Avenue west to University Drive to help revitalize the corridor, stimulate new economic development, and promote pedestrian activity. As part of its urban village program, the City secured approximately $4.2 million in federal and local funds for pedestrian and streetscape improvements on Berry Street. Construction of phase one was completed in the spring of 2007. Phase two construction was completed in 2014. The Berry/University Form-Based Code was adopted in 2019 to guide mixed-use development along the corridor.

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New Hyatt Place Hotel located on Texas Christian University’s campus. (Source: @FortWorthUrban Twitter post, February 2, 2021.)

PLANNING THEMES

REVITALIZING THE CENTRAL CITY (CONT)

The North Main corridor project created an attractive, safe, and pedestrian-oriented environment to improve tourism and stimulate economic activity along the corridor, from the Tarrant County Courthouse to the Historic Stockyards. Two districts received streetscape improvements: the Stockyards district, between 23rd and 28th Street; and the Historic Marine retail and restaurant district, between the railroad and 23rd Street. Pedestrian and streetscape improvements in the Historic Marine district were completed in September 2006. The Stockyards Form-Based Code was adopted in 2017 to guide redevelopment in the Stockyards District, including the $175M renovation of the Historic Stockyards, with the construction and opening of Hotel Drover.

In 2002, the City created conceptual redevelopment plans for urban villages along priority commercial corridors targeted for reinvestment. Since that time the City designated additional urban villages for a total of seventeen. The City allocated $4.5 million for planning in twelve of these villages, and for design and construction in five villages. In addition, the 2004 bond package designated $2 million in local match funding to secure federal funding as it becomes available. The City Council adopted twelve urban village master plans in December 2007. Construction of streetscape improvements is complete in several urban villages and is underway in several more. 2014 Bond Program funding for urban villages provided an additional $6 million for streetscape improvements in these target areas.

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The New Isis Theater, which sat vacant for decades prior to the adoption of the Stockyards Form-Based Code, has been undergoing rehabilitation since 2018. (Source: City of Fort Worth, Development Services Department, 2021.)

PLANNING THEMES

DEVELOPING MULTIPLE GROWTH CENTERS

A multiple growth center development pattern will accommodate citywide growth with fewer environmental impacts, less land consumption, less traffic generation, and less pollutant production than a dispersed development pattern. Providing a variety of transportation modes within and between growth centers will lessen residents’ current dependence on automobiles, thus helping to improve Fort Worth’s air quality by reducing automobile emissions.

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The designated growth centers serve as the primary development pattern for future public and private development. Mixed-use and industrial growth centers will concentrate more intense land uses away from low-density residential areas.

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Mixes-Use Growth Centers

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Industrial Growth Centers

The City has developed several policies and strategies related to promoting a multiple growth center development pattern, including the following:

Policies

• Locate multifamily units within walking distance of public transportation, employment, recreation, and/or shopping to increase accessibility and decrease vehicular traffic (p. 4-15).
• Link growth centers with major thoroughfares, public transportation, trails and linear parks (p. 4-15).
• Locate large industrial uses along rail lines, highways, or airports within industrial growth centers and other appropriate locations (p. 4-17).

Strategy

• Plan for, facilitate, and aggressively pursue appropriate transit-oriented development (TOD) at existing and future transit station locations. A TOD encourages compact urban development adjacent to transit stations. Mixed uses in a single building, minimal setbacks, and taller structures help achieve the higher densities necessary to support transit. Retail businesses and services for commuters should be located adjacent to transit stops, between the rail platform and parking facilities (p. 4-18).

Completed in January 2002, the Fort Worth Central Station, located downtown at Ninth and Jones Streets, links neighborhood residents and visitors to employment centers, as well as to locations of cultural and recreational interest. Central Station serves as the hub for several transportation modes including Amtrak, Greyhound, Trinity Metro’s local buses, and commuter rail service between Fort Worth, Dallas, and DFW International Airport.

The Trinity Railway Express (TRE) provides commuter rail service from Dallas to the Fort Worth Central Station and the T&P Terminal on Lancaster Avenue. TRE offers an important transportation link to other areas in the region. It was completed in 2001 through a partnership with Dallas Area Rapid Transit and is now operated by Trinity Metro, with funding assistance from the Federal Transit Administration, TxDOT, and Tarrant County.

PLANNING THEMES

DEVELOPING MULTIPLE GROWTH CENTERS (CONT)

A regional commuter rail line from southwest Fort Worth to DFW International Airport was identified as the Locally Preferred Alternative and the best new commuter rail transportation investment Trinity Metro could make. TEXRail broke ground in 2016 on the first phase between Downtown and DFW Airport, with construction completed in 2019. Planning for a TEXRail extension to the Medical District is underway. City staff is working to ensure appropriate transit-oriented development occurs around all passenger rail stations.

In 2007, Trinity Metro’s Board of Directors passed a resolution to acknowledge and affirm that building and operating passenger rail service in southeast Fort Worth is its next top priority. In December 2011, Trinity Metro completed a study evaluating the various options for meeting this goal, recommending the East Lancaster corridor as the best opportunity for Bus Rapid Transit, followed by a passenger rail service as development density along the corridor increased. Passenger rail service in southeast Fort Worth would provide economic development benefits, serve public transportation needs, and further sustainable development in southeast Fort Worth.

Concentrated development will support more efficient delivery of public transportation, promote restoration and reuse of historic buildings within the growth centers, and present opportunities for shared facilities housing a variety of service providers. Residents living in mixed-use growth centers, as well as non-resident employees, will benefit from their proximity to a range of compatible businesses, health and human services, and information and educational resources.

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TEXRail Central Station in Downtown. (Source: Trinity Metro, 2019.)

CELEBRATING THE TRINITY RIVER

The Trinity River and its tributaries are important resources that provide a natural means of linking the City's recreation sites and open space, as well as providing trail linkages between neighborhoods and activity centers. Promoting compatible development along the riverfront is essential to preserving the Trinity River as Fort Worth’s greatest natural asset, while connecting more of the city’s residents to the river. Preserving floodplains as open space allows for natural filtration of surface runoff before it reaches waterways and also protects structures from flooding.

The river and its tributaries are also an important economic asset to Fort Worth, attracting high profile development projects that complement and benefit from these important water features. Examples include the former Pier 1 — and future City Hall — as well as the former RadioShack headquarters — now Tarrant County College — along the Downtown segment of the river. The more recent Clearfork and Waterside developments bring residents and business to the river.

The Trinity Uptown Plan, also known as Panther Island, envisions mixed-use development along an expanded waterfront near Downtown. The Trinity Uptown Plan is an outgrowth of the Trinity River Vision Master Plan and includes bold recommendations to ensure long-term flood protection, while also transforming Fort Worth’s urban waterfront.

Examples of current policies and strategies that protect the Trinity River as a natural and economic resource include the following:

Policies

• Pursue implementation of the Confluence: The Trinity River Strategic Master Plan in cooperation with Streams and Valleys, Inc., the Tarrant Regional Water District, and the U.S. Army Corps of Engineers (p. 6-16).
• Maintain floodplains in their natural state to the extent possible to protect water quality, reduce the risk of erosion, and protect the riparian environment (p. 18-29).
• Encourage development and building practices that reduce environmental impacts (p. 18-28).

Strategy

• When feasible, develop linear parks with walking and biking trails along drainage ways as an effective means of filtering out water pollutants and connecting neighborhoods. (p.18-29).

The trails that line the Trinity River corridor provide important opportunities for recreation and fitness in addition to stimulating the use of alternative transportation between neighborhoods, growth centers, and Downtown. While these trails are not yet fully linked throughout Fort Worth, much has been accomplished. The Trinity River and its tributaries, including West Fork, Clear Fork, Marine Creek, and Sycamore Creek, stretch 88 miles through Tarrant County, with more than 72 miles of shared-use trails along their banks. Ultimately, the Fort Worth-to-Dallas spine trail will connect both downtowns, drawing residents, visitors, and new development to the Trinity River.

In 1999, Streams and Valleys, Inc. completed an update to the Trinity River Master Plan, called the Tilley Plan, which addressed the river corridor from Trinity Park to Gateway Park. A far-sighted update of this plan, the Trinity River Vision Master Plan, was completed in 2003. This master plan expanded its scope to encompass approximately 88 miles of river and creek corridors. In 2018, Streams and Valleys, Inc. completed Confluence: The Trinity River Strategic Master Plan. This plan builds on past planning efforts to continue the evolution of the Trinity River system, including its banks and adjacent amenities, as well as the major tributaries. This action-oriented document outlines policies, programs, and catalytic projects that will help the Trinity River live up to its full potential as the communal centerpiece of Tarrant County. The plan centers on sustaining a healthy and thriving river that connects citizens and communities, catalyzes economic development, and offers an abundance of active transportation and recreational amenities for the region.

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Phyllis J. Tilley Memorial Bridge along the Trinity Trails. (Source: City of Fort Worth, Planning & Data Analytics Department, 2020.)

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The Clearfork Farmers Market at The Trailhead at Clearfork located along the Trinity River. (Source: Clearfork Farmers Market, Pinterest, 2020.)

BACKGROUND

Fort Worth is the nation’s 13th largest city with 935,508 residents, more than many other well-known cities across the country, including Columbus, Charlotte, Indianapolis, San Francisco, Seattle, Denver, Washington D.C., and Nashville.

Fort Worth is projected to grow by over 270,000 people in the next 24 years.

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Fort Worth’s physical and economic climates are ideal for residents and employers. Once dependent on defense, oil and agriculture, Fort Worth’s economy has become more diversified with high-tech jobs. The cost of living is comparatively low, keeping labor costs down and homeownership within reach of many. Fort Worth offers excellent opportunities for unique cultural experiences, quality education, recreation, and a safe environment, creating a high quality of life.

Fort Worth’s rapid population growth can result in many different patterns of development — some more desirable than others. A current, updated comprehensive plan is essential to improving our community and making successful decisions about Fort Worth’s growth and development. Fort Worth’s 2023 Comprehensive Plan updates, extends, and enhances the vision of Fort Worth’s future that was originally expressed in the 2000 Comprehensive Plan, while also providing an updated policy framework to guide the decisions that will shape the city for years to come.

PLANNING SECTORS

The City and its extraterritorial jurisdiction have been divided into 16 sectors for planning purposes.

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Source: U.S. Census Bureau, 2021 Population Estimates; NCTCOG 2045 Population Projection; and City of Fort Worth, Planning & Data Analytics Department, 2023.

BACKGROUND

HISTORY OF PLANNING IN FORT WORTH

Fort Worth has a rich history of planning. The City has taken hold of its future since its inception, from the commissioning of the outpost and the original town plan, to the creation of some of the first city plans in the country. The Kessler Plan of 1909 laid out some of the first city parks, lakes, and boulevards. In 1923, the first City Plan Board was created, and two years later the City Plan Commission was established by ordinance.

Among the Commission’s first tasks was retaining Harland Bartholomew and Associates of St. Louis to create the 1927 Major Thoroughfare Plan, beginning with a boulevard and parkway system. In 1956, Victor Gruen and Associates produced a world-renowned plan for a walkable downtown. For the first time, a comprehensive plan was produced by City staff in 1965. This planning effort incorporated substantial citizen participation over a seven-year period and resulted in specific area plans for sectors and districts. These sector and district plans were updated in the early 1980s, again with significant input from the citizens of Fort Worth.

The first major update of Fort Worth’s Comprehensive Plan began October 15, 1998, with a citywide forum attended by over 200 interested citizens. Following the forum, approximately 700 citizens attended 16 sector meetings held over a four-week period. Additionally, nine focus group meetings drew 160 citizens to provide input on specific issues, and presentations were made to civic organizations throughout the planning process. City Council and City Plan Commission members were a significant part of this process, moderating public meetings and informing citizens. This intense effort resulted in the receipt of over 1,000 comment cards from citizens wishing to express their concerns and suggestions. City staff incorporated comments and released the plan to the public in libraries, community centers, and on the Internet. Sixteen sector workshops and several focus group meetings were held again. After incorporating public comments, the plan was revised for public hearings held by the City Plan Commission and the City Council in early 2000. The Plan was adopted by the City Council on August 1, 2000, as a guide for Fort Worth’s growth and development.

In October 2000, the City Council authorized staff to update the plan annually so that it continues to be a useful guide. The annual public review process starts in the fall when City staff conduct a series of community meetings to receive comments on the Plan. This process culminates with the adoption and release of a revised document the following spring.

HISTORY OF PLANNING IN FORT WORTH

The City’s annual planning and budgeting processes are interwoven. The two processes are coordinated so as to enable City departments, the City Manager’s Office, and the City Council to make budgeting decisions that are consistent with the Council’s priorities as reflected in the Comprehensive Plan. The Plan is also intended to help City officials in formulating capital improvement budgets and bond packages.

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The planning process is a continuous sequence of activities taking approximately one year to complete. There are opportunities for input into the process at all stages. (Source: Planning & Data Analytics, 2022.)

Through the Comprehensive Plan process in 2008, the Mayor and City Council reviewed the goals and identified five strategic goals to guide City decisions and performance.

City Council Strategic Goals

• Make Fort Worth the nation’s safest major city.
• Improve mobility and air quality.
• Create and maintain a clean, attractive city.
• Strengthen the economic base, develop the future workforce, and create quality job opportunities.
• Promote orderly and sustainable development.

These strategic goals, along with the vision statement in the Comprehensive Plan and financial policies, help guide the City Manager in formulating an annual

BACKGROUND

PLANNING PROCESS (CONT)

Consolidated Business Plan, which in turn provides the framework for department business plans and individual performance plans. Each City department prepares an annual business plan describing their mission and vision, organization, budget, major initiatives, and performance measures. The business plan relates the department’s activities to the City Council’s strategic goals and to the City’s organizational priorities: communication, customer service, and diversity. The business plan also relates the department’s activities to the goals, objectives, policies, programs, and projects contained in the Comprehensive Plan. This strategic alignment of the planning and budgeting processes, combined with continuous public input, helps to ensure that the City of Fort Worth provides the best possible service to its citizens.

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The Comprehensive Plan guides the City’s strategic business planning process. (Source: City Manager’s Office, 2009, updated by Planning & Data Analytics Department, 2022.)

LEGAL BASIS

The Texas Local Government Code, Section 213.005, states that municipalities may have comprehensive plans. Section 211 provides that zoning regulations must be adopted in accordance with the comprehensive plan. As a home rule city, Fort Worth has chosen to appoint a City Plan Commission. Among the duties of the Commission is maintaining a comprehensive plan for the City. Section 25-55(2) of the City Code directs the City Plan Commission to formulate a comprehensive plan and recommend it to the City Council. The Commission is also responsible for reviewing the plan and recommending changes. The comprehensive plan is described as a plan for the orderly growth and development of the city and its environs. The plan should “facilitate the movement of people and goods, and the health, safety and general welfare for the citizens of the city.” Section 25-55(7) requires that the City Plan Commission advise the Zoning Commission on the location of uses, height, bulk of buildings, and the division of the city into zones to carry out the goals of the comprehensive plan. A current and realistic comprehensive plan based on existing conditions and trends, as well as goals and objectives of the City, is essential to the effective growth and development of Fort Worth.

USING THE PLAN

SCOPE OF COMPREHENSIVE PLAN

The 2023 Comprehensive Plan is organized according to elements of the City’s mission statement: “Fort Worth, Texas is a city focusing on its future. Together we are building strong neighborhoods, developing a sound economy, and providing a safe community.” The mission statement’s elements form four major sections in the plan:

1. Focusing on the Future – A summary of major trends that serves as a basis for the Plan.

2. Building Strong Neighborhoods – Initiatives to enhance quality of life by promoting compatible land uses and improving community services.

3. Developing a Sound Economy – Components that enhance economic opportunity and keep our economy growing.

4. Providing a Safe Community – Services that make Fort Worth a safe place in which to live, work, and recreate.

5. Tools for Implementation – Identifies sources of funding, rules and regulations, financial incentives, and cooperative efforts with other governmental bodies.

The appendices include other plans incorporated by reference, sector land use maps and policies, and capital improvements for the 16 planning sectors, as well as supporting materials.

HOW TO USE THE PLAN

The 2023 Comprehensive Plan is the twenty-third update of the 2000 Comprehensive Plan, a dynamic and evolving working document that is updated each year to assure its usefulness and relevance to the community. Changes to the Plan reflect shifts in demographic and economic trends that occur over time, as well as changes in policies, strategies, programs, and project status.

1 CITY STAFF

City staff should consult the Plan when reviewing development proposals and making recommendations for services and capital improvements. Departments should be familiar with the Comprehensive Plan, especially when preparing master plans, budgets, and capital improvements.

2 GENERAL PUBLIC

Fort Worth residents, property owners, and businesses should reference the Future Land Use Map and Goals, Policies, Strategies, and Policies when addressing a particular proposal or other matter before the City Council or other appointed boards or commissions. The Plan can offer insight to the future of Fort Worth for businesses as they plan to move to Fort Worth or expansions.

3 APPOINTED BOARDS AND COMMISSIONS

Since the Plan touches on elements that effect all aspects of the city, members of appointed boards and commissions should consult the Plan for guidance in decision making to best carry out their work and mission.

4 DEVELOPMENT INTERESTS

Developers, property owners, builders, and others involved in the building process should consult the Plan and adopted master plans when developing site specific plans. Creating site plans that consider the larger context, rather than focusing solely on individual sites will help encourage interconnected developments and neighborhoods.

COMMUNITY VALUES

Thirteen values were identified during public engagment for the 2000 Comprehensive Plan to define and guide the city’s future. Over the years, additional values have been added by City Council.

1. Preservation of western heritage
2. A friendly small town atmosphere
3. Quality and ethnic diversity of cultural life
4. The arts
5. Neighborhood vitality
6. Preservation of historic buildings and districts
7. Efficiency and equity in delivery of quality public services
8. Educational and economic opportunity
9. Promotion of free enterprise
10. Protection of property rights
11. Mobility
12. Children and youth
13. Conservation of natural resources
14. Aviation history and technology (2003)
15. Can-do-attitude (2003)
16. Inclusiveness and Cooperation: “The Fort Worth Way” (2005)

Preservation of Western Heritage

Fort Worth’s western heritage is deeply rooted in the city’s history as the gateway to the West and as a busy outpost along the famous Chisholm Trail. We value this heritage by preserving and celebrating it in our Historic Stockyards District, our brick paved streets, and the development of world class livestock and rodeo exhibit space. Our western heritage can also be experienced through the residents, friendly and unpretentious, as they speak with pride of their modern, easy paced city, still alive with legends of cowboys and cattle, larger than life wildcatters, ranching families, and business icons.

Friendly, Small Town Atmosphere

Although Fort Worth has reached a population of 918,915, the distinctive atmosphere remains one of friendly, helpful residents who are committed to the well-being of their city. Visitors to Fort Worth are welcomed by citizens who are eager to share the unique character of their city. Residents take pride in their neighborhoods and are willing to spend countless volunteer hours to ensure a safe and viable place to live, work, and play.

Quality and Ethnic Diversity of Cultural Life

Fort Worth is blessed with a rich and diverse cultural life. We celebrate our western heritage while enjoying local and international artistic and scientific contributions. We are also blessed with a diverse population, representing many ethnic groups that offer unique means of expression, traditions, and skills that should be celebrated to ensure continued diversity in our cultural life.

The Arts

We value the fine arts, including performing arts and public art. We want all citizens of Fort Worth to be able to enjoy art, music, theater, and dance, both in our cultural centers and in our neighborhoods. We want our public buildings and facilities to incorporate art that reflects the values of the community.

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Fort Worth’s strong western heritage is celebrated with a daily cattle drive in the Historic Fort Worth Stockyards north of Downtown. (Source: City of Fort Worth, 2009.)

COMMUNITY VALUES

Neighborhood Vitality We believe a neighborhood has a chance at vitality when provided with quality community facilities and services, such as schools, parks, sidewalks, libraries, and fire and police protection. Neighborhoods should also be secure and should enjoy convenient access to shops, businesses, and other destinations throughout the city and region. Residents who have pride and a sense of ownership in their neighborhood actively work to preserve and improve Fort Worth. We want citizens to have a sense of community and belonging, to gain access to needed services, and to have the opportunity to connect with other people. We want our children to have safe and supportive communities in which to grow.

Preservation of Historic Buildings and Districts We value and respect our historic buildings and neighborhoods as reminders and teachers of our history. We want to preserve our historic structures as a means of tying our western heritage to the future so that younger generations and visitors will have an authentic experience of our great history.

Efficiency and Equity in Delivery of Quality Public Services The City of Fort Worth will provide public services in the most efficient manner so that citizens can enjoy the best possible services at the lowest cost. We want to have equal access to quality public services that meet the needs of our community. We want quality infrastructure and services throughout the city to support economic viability and a high quality of life. We want all of our neighborhoods to have safe homes, parks, and streets.

Educational and Economic Opportunity We value equal access to educational and economic opportunity. We want high quality education and training offered to citizens of all ages in all parts of Fort Worth. We want schools and training programs that produce a talented workforce capable of filling high paying jobs in our diversified economy.

Aviation History and Technology We value our rich aviation history and contributions to aviation technology, from the first air show organized by Amon G. Carter in 1911[^p22-1], to the manufacture of Joint Strike Fighters at Lockheed Martin Aeronautics Company. We value our aviation role in national defense, as home to the U.S. Army’s aviation training camp at Camp Bowie during World War I, to Carswell Air Force Base during the Cold War, to today’s Naval Air Station/Joint Reserve Base. We want our municipal airports to continue to contribute to the region’s economy. As the headquarters location for American Airlines and Bell Helicopter Textron, the world’s largest manufacturer of helicopters, we value our partnership with the aviation industry.

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Artist's booths line Magnolia Avenue at the ArtsGoggle hosted annually by the Near Southside, Inc. (Source: Near Southside - Larry Schuessler, 2015.)

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The Blackstone Hotel was vacant for many years until it was restored as a Courtyard Marriott by Historic Restoration, Inc. and Marriott Hotels. The restored hotel is one of many historic structures in Fort Worth that has been preserved for future generations. (Source: Downtown Fort Worth Inc, 2014.)

COMMUNITY VALUES

Can-Do Attitude Fort Worth’s western heritage and pioneer spirit are reflected in our can-do attitude. Whether recovering from a tornado or an economic recession, we value our ability to create opportunities from challenges. We want to continue to foster collaboration among all facets of our community and to build on our diverse strengths. We are proud of our remarkable accomplishments and dedicated to realizing our vision for the future.

Promotion of Free Enterprise Fort Worth was founded by pioneering individuals who were willing to take risks and act on new ideas. That same entrepreneurial spirit still exists in Fort Worth today. Our environment has fostered innovation and development for over a century. We want to continue promoting new ideas and business, and to encourage new developments that will enhance Fort Worth’s role as the diverse economic center of the region. We want the benefit of a healthy economy so that all residents have an opportunity to improve their quality of life.

Protection of Property Rights The plentiful supply of land and the independence it symbolized attracted pioneers to settle Fort Worth. Our economy thrived, first on agriculture and then on oil. Land and its ownership were seen as wealth or a means to wealth. A strong connection was perceived between economic independence and the ownership of land. Though our economy has diversified, the traditions and attitudes shaped by our history are strong. We want to choose how we use our land, as long as it does not negatively impact a neighbor’s use of property.

Mobility We value being able to safely move about the city with ease and convenience. We want streets and public transportation systems that allow us to travel conveniently throughout the city and region. We want sidewalks that allow safe movement within our neighborhoods and commercial districts, and greenway trails that connect our parks and provide access to Fort Worth’s natural resources.

Children and Youth We value the youth of Fort Worth as important contributors to the city’s success. Youth demonstrate their interest in community life by taking advantage of opportunities to be involved in civic activities. We are committed to offering a nurturing and safe environment for Fort Worth’s children by providing strong neighborhoods in which to live and play, quality child care, quality education, and diverse job opportunities.

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Lockheed Martin Aeronautics Company’s headquarters (home of the F-35 Joint Strike Fighter) is located seven miles west of Downtown Fort Worth. The production facility was established in 1942 in response to the U.S. War Department’s need to produce additional B-24 Liberator bombers for World War II. (Source: Fort Worth Chamber, 2016.)

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The Texas Wesleyan Bell Tower was constructed as part of a new Texas Wesleyan University main entrance. The new entrance, together with the East Rosedale Renaissance streetscape improvements, enhance student safety and effectively connect the University to the East Rosedale Street store fronts. (Source: City of Fort Worth, 2016.)

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On the evening of March 28, 2000, two tornadoes struck Fort Worth, Arlington, and Grand Prairie, Texas. The Fort Worth tornado touched down on the city’s west side and moved right through the Downtown area. Within hours, City crews, public utility workers, and volunteer crews were working together on the recovery efforts. (Source: Texas Roots and Boots Blog, Tornado State of Mind, posted 2012.)

COMMUNITY VALUES

Conservation of Natural Resources We value our natural features — the Trinity River, lakes, rolling prairie lands, trees, vegetation, and wildlife — as resources. We want to protect, preserve, and enhance these resources for future generations. Where our stewardship has lapsed, we want to renew resources by planting trees, cleaning up and replenishing degraded areas, and setting aside reserves for native vegetation and wildlife that once roamed the prairies. We want to reduce air and water pollutants so that we may have clean air and water for future generations.

Inclusiveness and Cooperation: “The Fort Worth Way” Before our community makes important decisions, we seek to involve all citizens who might be affected by those decisions. We strive to communicate effectively with all our citizens, and to include them early and meaningfully in our decision-making process through town hall meetings, citizen surveys, workshops and informal discussions. When conflicts arise, we bring interested parties together to work out practical solutions. We use inclusiveness and cooperation to make Fort Worth a livable city for all—it’s the Fort Worth way.

Working from the city’s existing conditions, the chapters that follow make recommendations for the future that will preserve and enhance the values identified by the citizens of Fort Worth.

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The Fort Worth Central Station, at the intersection of 9th Street and Jones Street in Downtown Fort Worth, exemplifies the value that Fort Worth assigns to mobility. This facility, which opened in January 2002, serves as a terminal for seven transportation modes, including commuter rail services between Fort Worth, Dallas, and the Dallas Fort Worth International Airport. (Source: We Are Dallas Fort Worth Blog, wearedallasfortworth.com)

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Fort Worth Nature Center and Refuge. (Source: City of Fort Worth Planning & Data Analytics, 2019.

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PART 1

FOCUSING ON THE FUTURE

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CHAPTER 1

POPULATION TRENDS

According to U.S. Census Bureau estimates, Fort Worth’s population is 935,508. The City of Fort Worth has added more than 194,000 persons between the 2010 Census base estimate and 2021, equating to 25% growth since 2010.

The City of Fort Worth is ranked 13th in the nation by population. At the current rate of population growth, Fort Worth is projected to be home to approximately 1,000,000 people by 2027.

QUICK FACTS

CURRENT POPULATION, 2021

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Source: U.S. Census Bureau, 2021 Population Estimates

Source: City of Fort Worth, Development Services - Annexation Division, and Planning & Data Analytics, 2022; U.S. Census Bureau, 2021 Population Estimates; American Community Survey 2017-2021 5-Year Estimates.

FORT WORTH POPULATION, 1940 – 2045

Fort Worth has a larger population than cities including Columbus, Charlotte, Indianapolis, San Francisco, Seattle, Denver, Washington D.C., and Nashville.

Fort Worth is projected to grow by over 270,000 people in the next 24 years.

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Source: U.S. Census Bureau, 2021 Population Estimates; NCTCOG 2045 Population Projection; and City of Fort Worth, Planning & Data Analytics Department, 2022.

POPULATION RANKING

Fort Worth is the 13th largest city in the nation by population.

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Source: U.S. Census Bureau, 2000-2021 Population Estimates.

POPULATION GROWTH

EXISTING POPULATION, 2020

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Source: U.S. Census Bureau, 2020 Census.

PROJECTED POPULATION, 2045

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Source: North Central Texas Council of Governments Demographic Forecast, 2022.

RACE & ETHNICITY

POPULATION GROWTH & DIVERSITY

As Fort Worth's total population grows, there will also be changes in the composition of the population. Collectively, minorities have been the majority of the population since 2000.

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Source: U.S. Census Bureau, 1990-2020 Census, 2021 Population Estimates.

MEDIAN AGE BY RACE/ETHNICITY

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Source: U.S. Census Bureau, American Community Survey, 2017-2021 5-Year Estimates.

RACE DISTRIBUTION

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Source: U.S. Census Bureau, 2020 Census.

MEDIAN AGE COMPARISON

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Source: U.S. Census Bureau, American Community Survey, 2017-2021 5-Year Estimates.

AGE COMPARISON

Fort Worth is a relatively young city compared to the U.S. and Texas.

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Source: U.S. Census Bureau, American Community Survey, 2017-2021 5-Year Estimates.

MEDIAN AGE

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Source: U.S. Census Bureau, American Community Survey, 2017-2021 5-Year Estimates, by Census Tract.

GENERATIONS

Generational cohorts can be used to analyze changes in views and attitudes over time. They can provide a way to understand how different formative experiences (such as world events and technological, economic and social shifts) interact with the life-cycle and aging process to shape people’s views of the world. As we plan for the future of Fort Worth, we need to consider different generational trends and preferences on topics such as housing choice, transportation, and work.

Source: Esri Demographics, Predominant Generations in the United States, 2018.

GENERATIONS IN FORT WORTH

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Source: MySidewalk, U.S. Census Bureau, American Community Survey, 2017-2021 5-Year Estimates.

PREDOMINANT GENERATION BY CENSUS BLOCK GROUP

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Source: Esri Demographics, Predominant Generations in the United States, 2018.

EDUCATION & LANGUAGE

EDUCATIONAL ATTAINMENT COMPARISON, 25+ YEAR OLDS

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BACHELORS DEGREE OR HIGHER, 25+ YEAR OLDS

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LANGUAGE SPOKEN AT HOME

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16.7%

Fort Worth residents were born in a foreign country.

32.1%

Fort Worth households speak a language other than English at home.

Source: U.S. Census Bureau, American Community Survey, 2017-2021 5-Year Estimates.

HOUSEHOLD SIZE & STATUS

FORT WORTH HOUSEHOLD SIZE

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Source: U.S. Census Bureau, 2017-2021 American Community Survey 5-Year Estimates, by Census Tract.

Source: U.S. Census Bureau, American Community Survey, 2017-2021 5-Year Estimates.

HOUSEHOLD SIZE COMPARISON

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HOUSEHOLD SIZE CHANGE OVER TIME

One-person households and two-person households constitute more than half of the total population in Fort Worth. The average household size in Fort Worth has increased slightly from 2.64 in 1990 to 2.81 in 2021.

As we plan for the future, we need to consider how changes in household size and composition may affect demand for different housing types, and how this demand is distributed throughout the City.

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HOUSEHOLD COMPOSITION

HOUSEHOLD STATUS COMPARISON

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104,746

Non-Family Households

120,533

Households with Children

84,671

Adults Live Alone

15,626

Multi-Generational Households (Grandparents and Grandchildren)

Source: U.S. Census Bureau, American Community Survey, 2017-2021 5-Year Estimates.

LIVING ARRANGEMENTS FOR ADULTS (18 AND OVER)

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HOUSEHOLDS WITH CHILDREN

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CHAPTER 2

ECONOMIC TRENDS

The present day prosperity of Fort Worth is linked to domestic and international changes in the past. During the 1970s and 1980s, the local economy was driven primarily by a large and successful aerospace and defense industry. Substantial cutbacks in defense contracts prompted the City to begin working towards diversifying its economy in the 1990s, largely through small business development. The result is an economy that is diversified in many industry sectors such as services, trade, manufacturing, transportation, communication, and construction. This diverse employment base helped Fort Worth weather the 2008 Great Recession and is foundational to Fort Worth’s ability to rebound from economic impacts of the Coronavirus (COVID-19) pandemic. The economy surpassed pre-pandemic employment levels during 2021 and saw notable expansion in 2022. Fort Worth’s robust economic growth is expected to continue over the next five years and beyond.

QUICK FACTS

KEY EMPLOYMENT INDICATORS

Source: City of Fort Worth, Economic Development Department, estimates, 2022.

REAL GROSS PRODUCT

Real gross product is forecast to expand at a 3.36% annual pace, resulting in a gain of about $23.5 billion by 2027.

1,157,533

Current Total Employment in 2022, Fort Worth-Arlington-Grapevine MD

2,249,634

Projected Total Employment by 2045

Source: The Perryman Group, Fort Worth-Arlington-Grapevine MD, 2022.

$67,927

Median Household Income in Fort Worth, 2021.

3.9%

Annual unemployment rate for Fort Worth, 2022 (average of rates published for January-November 2022)

Source, left: U.S. Census Bureau, 2017-2021 American Community Survey 5-Year Estimates, 2000 Decennial Census. Source, right: Texas Workforce Commission LAUS Report, 2022.

FORT WORTH-ARLINGTON-GRAPEVINE EMPLOYMENT, 2001-2045

FW-A-G MD area is projected to grow by over 725,000 jobs in the next 25 years.

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Source: The Perryman Group, Fort Worth-Arlington-Grapevine Metropolitan Division ( FW-A-G MD), 2022.

ANNUAL EMPLOYMENT GROWTH, 2022-2027

Growth and development in the Fort Worth-Arlington-Grapevine Metropolitan Division (MD) is expected to occur at a pace above growth in Texas and the United States growth.

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Source: The Perryman Group, Fort Worth-Arlington-Grapevine MD, 2022.

EMPLOYMENT & JOB GROWTH

PROJECTED KEY INDICATORS - 5-YEAR FORCAST, INFLATION ADJUSTED, 2022 – 2027

Source: The Perryman Group, Fort Worth-Arlington-Grapevine MD, 2022.

Employment is projected to grow by over 112,698 net new positions, led by the Services Sector. Services employ 65,910 while Trade and Logistics add 16,799 and 10,227, respectively.

1.269 M

Projected Total Employment by 2027

$154.2 B

Projected Real Gross Product by 2027

1.86%

Projected Employment Growth Rate, Annually, 2022-2027

3.36%

Projected Annual Real Gross Product (RPG) Annual Growth Rate, 2022-2027

QUARTERLY REAL GROSS DOMESTIC PRODUCT BY INDUSTRY - TEXAS

Texas’s Real Gross Domestic Product (GDP) first quarter 2021 activity indicates positive growth, while the aftermath of the economic fallout due to the pandemic has resulted in a K-shaped recovery. Private Goods and Private Services alternately lag then rebound through the second quarter of 2022. By the third quarter 2022, all industries are making significant gains except Government Sectors. The annual Year-Over-Year percentage change is shown in the table below.

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Source: U.S. Bureau of Economic Analysis, 2021.

EMPLOYMENT & JOB GROWTH

PROJECTED INDUSTRY GROWTH FOR FORT WORTH-ARLINGTON-GRAPEVINE METROPOLITAN DIVISION, 2022–2027

ANNUAL EMPLOYMENT GROWTH, 2022-2027

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ANNUAL REAL GROSS PRODUCT INCREASE, 2022 – 2027

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Source, all on this page: The Perryman Group, Fort Worth-Arlington-Grapevine MD, 2022.

EMPLOYMENT & JOB GROWTH

EMPLOYMENT BY SECTOR, 2022

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The Fort Worth-Arlington-Grapevine economy has recovered most of the jobs lost during the COVID-19 pandemic, but business activity remains modestly below pre-COVID-19 levels. Expansion in hard-hit industries such as those related to travel and personal services has contributed to hiring, with other local businesses also experiencing notable expansion. With a long-standing pattern of growth and a number of desirable attributes, the Fort Worth-Arlington-Grapevine area will remain an attractive destination for new business locations and expanded operations.

Source: The Perryman Group, Fort Worth-Arlington-Grapevine MD, 2022.

PROJECTED EMPLOYMENT BY SECTOR, 2047

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42.7%

Percentage Increase for Projected Employment from 2022 to 2047

EMPLOYMENT & JOB GROWTH

EXISTING EMPLOYMENT PER ACRE, 2019

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Source: U.S. Census Bureau, LEHD, 2019.

PROJECTED EMPLOYMENT GROWTH PER ACRE, 2010 – 2045

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Source: North Central Texas Council of Governments, 2045 Employment Forecast, 2018.

GROWTH & DEVELOPMENT

DEVELOPMENT PERMITTING AND GROWTH

Single-family residential development comprises the majority of the City’s building permit activity, which correlates to Fort Worth’s population growth. Commercial building permits have fluctuated annually over the past decade, with a high in 2012 and a low in 2020. Multifamily building permits have increased steadily over the past ten years, with the 2022 total more than doubling the previous peak in 2016.

$5.1B

Total Permit Value for 2022

$4.5B

Total Permit Value for 2021

14.68 % ↑

Permit Value Percent Change From 2021 to 2022

NEW UNITS OF HOUSING - SINGLE-FAMILY AND MULTI-FAMILY BUILDING PERMITS, 2022

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Source: City of Fort Worth, Development Services Department, 2022.

TOTAL BUILDING PERMITS ISSUED, 2022

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BUILDING PERMITS ISSUED, 2022

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MEDIAN HOUSEHOLD INCOME

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Source: U.S. Census Bureau, American Community Survey 5-Year Estimates, 2017-2021.

Household Income is defined as the total gross income received by all members of a household within a 12-month period. This figure comprises the earnings of everyone under the same roof who is over the age of 15 whether they're related or not. Sources include wages, salaries, retirement income, investment income, Social Security benefits, and earnings from other income sources. Median household income, on the other hand, is the number that falls in the middle of all the member's incomes.

2.3%

Annual Growth Rate of Median Family Income between 2000 and 2022

2.24%

Average inflation rate from 2000 to 2022. Calculations are based on the average annual CPI data in the U.S. from 1914 to 2022

LOCAL AREA MEDIAN FAMILY INCOME, 2000 - 2022

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Source: HUD, Income Limits, Fort Worth-Arlington Metropolitan Fair Market Rent Area, 2022.

KEY ECONOMIC INDICATORS

HOUSEHOLD INCOME VS. FAMILY INCOME VS. PER CAPITA INCOME & RETAIL SALES

Household income is one of three commonly cited measures of individual wealth. The other two, family income and per capita income, take different approaches to measure how well people in a given area are doing financially. Retail sales represent a key metric that tracks consumer demand for finished goods.

HOUSEHOLD INCOME VS. FAMILY INCOME VS. PER CAPITA INCOME

Household Income, as defined by the U.S. Census Bureau, includes the gross cash income of all people ages 15 years or older occupying the same housing unit, regardless of how they are related, if at all. A single person occupying a dwelling alone also is considered a household.

Family Income considers only households occupied by two or more people related by birth, marriage, or adoption.

Per Capita Income measures the income earned by each individual in a given area. Therefore, two-income earners in the same family or household are counted separately when measuring per capita income.

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PERSONAL INCOME PER PERSON, DALLAS-FORT WORTH-ARLINGTON MSA

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Source: U.S. Bureau of Economic Analysis, 2022. Personal income last published on November 16, 2022 for prior year (2021).

$67,927

Median Household Income, Fort Worth-Arlington-Grapevine Metropolitan Division (MD), 2021

$17,038

Per Capita Retail Sales in Fort Worth-Arlington-Grapevine Metropolitan Division, 2022

35.6%

Increase in Per Capita Retail Sales from 2002 ($11,773)

Source: The Perryman Group, 2022

$61,638

Per Capita Personal Income (By Residence) for the Dallas-Fort Worth-Arlington MSA, 2022

$48,042

Per Capita Real Personal Income (By Residence, Inflation Adjusted, for the Dallas-Fort Worth-Arlington MSA in 2022

Source: The Perryman Group, 2022.

EMPLOYMENT

WORKFORCE & INDUSTRY EMPLOYMENT

For the 19th consecutive month, every Texas metro area achieved positive annual growth, with 19 areas exceeding the pre-COVID employment levels set in Februrary 2020. The Dallas-Fort Worth-Arlington MSA consists of two metropolitan divisions: Fort Worth-Arlington and Dallas-Plano-Irving — separately identifiable employment centers within the larger metropolitan area. Fort Worth-Arlington gained 53,900 jobs during the period. The local rate of job gain, 5.6 percent, compares favorably to the 4.1 percent national increase.

The total non-farm employment in the Dallas-Fort Worth-Arlington Metropolitan Statistical Area (MSA) increased by 210,000 over the year in November. Professional and business services had the largest gain (+51,700) among the metropolitan area's private-industry supersectors. The 7.1 percent increase in the metropolitan area's professional and business services supersector compared to the 3.2 percent gain on a national level.

TOP 5 METROPOLITAN AREA JOB GROWTH, 2022

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Source: U.S. Bureau of Labor Statistics, November 2022.

3rd

Largest employment growth between November 2020 and November 2021, in rankings among largest MSAs in the nation

53,900

Total jobs gained in Fort Worth-Arlington in 2022

5.6%

Local rate of job gain

29%

Fort Worth-Arlington share of the greater Dallas-Fort Worth-Arlington MSA's total non-farm employment in 2022

Source: The Perryman Group, Economic Forecast, Fort Worth-Arlington-Grapevine MD, 2022.

INDUSTRY SUPERSECTOR EMPLOYMENT, OVER-THE-YEAR NET CHANGE FOR THE DALLAS METROPOLITAN AREA, 2022

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UNEMPLOYMENT

UNEMPLOYMENT RATE

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Source: U.S. Census Bureau, American Community Survey 5-Year Estimates, 2017-2021.

Over 2022, all Texas metropolitan areas experienced a decrease in unemployment rates.

3.3%

Unemployment Rate in the D-FW-A Metro Area, 2022

4.4%

Veteran Unemployment Rate, 2022

3.6%

Unemployment Rate Among Those with a High School Diploma

2.3%

Unemployment Rate Among Those with a Bachelor’s Degree and Higher

17,500

Women Entering Texas’ Labor Force for the First Time in November, 2022

32,200

Men Entering Texas’ Labor Force for the First Time in November, 2022

Source: Texas Workforce Commission, 2022.

CHALLENGES, TRENDS & OPPORTUNITIES

The City of Fort Worth continues to successfully adapt to the challenges and many opportunities of a changing economy. National, state, and local economies were hard hit by the 2007-2008 recession and the COVID-19 pandemic. Fort Worth’s diverse economy and pro-business stance, close proximity to Alliance and D/FW airports, and to the Interstate 35-corridor have all contributed to its ability to rebound from these economic challenges.

Fort Worth continues to face significant challenges from local and worldwide economic trends. The COVID-19 pandemic radically changed not only the business landscape, but wider development patterns. An unbalanced tax base, major supply chain disruptions, online retail’s disruption of brick-and-morter stores, labor shortages, social equity, climate change, uncertainty in corporate real estate, and increasing competitive pressures within the Dallas-Fort Worth metro area further complicate the picture.

The primary challenges to the Fort Worth economy are the convergence of three major factors:

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In light of Fort Worth’s monumental growth over the past few years and the various economic disruptions caused by the COVID-19 pandemic, the City of Fort Worth updated the 2017 Economic Development Strategic Plan. The 2022-2026 Update includes a list of Fort Worth’s target industries, calls for several bold new initiatives to help Fort Worth build upon its existing foundation, and creates a long-term roadmap for further economic development success.

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CHAPTER 3

FINANCIAL TRENDS

Population growth and economic trends greatly affect the financial planning process of the City of Fort Worth. City officials must consider this information, as well as local revenue trends, debt capacity, and the capital and operating costs of new facilities when responding to the needs of citizens. Economic expansion and population growth call for detailed fiscal planning to provide new infrastructure and public services.

This chapter presents information on financial planning as it applies to a local governmental entity and summarizes past, present, and future financial trends of the City of Fort Worth. The FY2023 Adopted Budget totals nearly $2.3 billion, an increase of 11.87 percent over the FY2022 budget.

QUICK FACTS

CITY OPERATING FUND STRUCTURE

GOVERNMENTAL FUNDS

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OPERATING DEPARTMENTS

• City Attorney’s Office
• City Auditor’s Office
• City Manager’s Office
• City Secretary’s Office
• Code Compliance
• Communications & Public Engagement
• Development Services
• Diversity & Inclusion
• Economic Development
• Financial Managment
• Fire
• Human Resources
• Library
• Municipal Court
• Neighborhood Services
• Non-Departmental
• Park & Recreation
• Planning & Data Analytics
• Police
• Property Management
• Transportation & Public Works

DEBT SERVICE

GENERAL FUND

SPECIAL REVENUE FUNDS

OPERATING FUNDS

• Alliance Airport Facility Maintenance
• Community Tree Planting Program
• Crime Control and Prevention District
• Culture & Tourism
• DFW Revenue Sharing
• Culture & Tourism Hotel Occupancy Tax
• Culture & Tourism Project Financing
• Environmental Protection
• Library Special Revenue MC
• Municipal Golf
• Special Donations Fund
• Special Revenue MC
• Venue Operating

CAPITAL PROJECTS FUNDS

PROPRIETARY FUNDS

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ENTERPRISE FUNDS

OPERATING FUNDS

• Municipal Airports
• Municipal Parking
• Solid Waste
• Stormwater Utility
• Water & Sewer

INTERNAL SERVICE FUNDS

OPERATING FUNDS

• Capital Project Services
• Equipment Services
• Insurance (Risk Management & Worker’s Compensation)
• Information Technology Systems

Source: City of Fort Worth FY2023 Budget.

GENERAL FUND REVENUES

GENERAL FUND REVENUE SOURCES

The economic outlook for Fort Worth remains encouraging, with both property tax revenue and fee income continuing to grow. Revenue growth enables City staff to implement budget priorities, while also allowing the City to cover overages in General Fund costs while contributing a small amount to the City's fund balance.

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Source: City of Fort Worth FY2023 Budget.

PROPERTY TAX

The FY2023 Adopted Budget lowers the City's property tax rate.

SALES TAX

Sales tax collections are the second major revenue component. Fort Worth consumers have sustained spending, which generates sales tax receipts. This consumer behavior pushed sales and use tax collections to exceed the original assumptions for last fiscal year. Due to this recent activity, the FY2023 budgeted sales tax is shown with a fairly significant increase as compared to last year. Sales tax collections were evaluated using recent activity, historical trends, and many other economic indicators for the local economy, to determine tax revenue.

$212,147,461

Budgeted Sales Tax

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16%

FY2023 SALES TAX REVENUE

PROPERTY TAX REVENUES

PROPERTY TAX RATE

-16.6% Decrease In Tax Rate per $100 of Value since FY2010

138.1% Increase In Adjusted Net Taxable Value since FY2010

Appraised Value: A value determined by professional judgement, or the market value of a property.

Adjusted Net Taxable Value: Net Taxable Value plus the value of incomplete properties and properties under protest. Used as the basis of the City’s property tax revenue calculation.

ADJUSTED NET TAXABLE VALUE

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Source: City of Fort Worth FY2023 Budget.

PROPERTY TAX REVENUES

TOTAL MARKET VALUE OF TAXABLE REAL & PERSONAL PROPERTY, 1998 – 2021

While property tax revenue has continued to grow as the city has grown, the proportion of total property tax revenue generated by residential properties has exceeded that generated by commercial properties — and the gap has grown in recent years. The City is working to attract commercial development to rebalance the property tax burden and generate jobs.

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Source: Property Tax Division at the Texas Comptroller of Public Accounts.

SALES TAX REVENUES

SALES TAX REVENUE GROWTH

Sales Tax is expected to continue growing in FY2023.

Historical improvement in economic conditions demonstrated by actual receipts reported by the State Comptroller’s Office and growth of the City has influenced growth in the past and is leading the current and future performance of sales tax.

The latest data suggests collections are strongest in retail, general services, professional services, food, and wholesale industries.

112%

Increase In Sales Tax Revenue since FY2010

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Source: City of Fort Worth FY2023 Budget.

You pay 8.25% Sales Tax, but the City only gets 1%

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■ City of Fort Worth ■ Fort Worth Transportation Authority (Trinity Metro) ■ Fort Worth Crime Control and Prevention District

PROPERTY & SALES TAX REVENUES, 1990 - 2022

CITY PROPERTY TAX REVENUE, 1990 – 2022

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CITY SALES TAX REVENUE, 1990 – 2022

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Sources: U.S. Census Bureau; City of Fort Worth, Planning & Data Analytics Department, 2023.

GENERAL FUND

The City strategized to streamline spending, assessing priorities across the organization, and identifying cost savings while also addressing cleanliness and safety concerns for operations. Variances or fluctuations in budgeted categories may be greater than in prior years due to this strategic implementation. However, despite identified savings, some costs continue to increase due to a variety of factors, including rising costs of supplies and contractual services, additional facilities becoming operational, improving equity of City services, and enhancing public safety.

ADOPTED GENERAL FUND REVENUE BUDGET

BUDGET GROWTH AREAS, FY2013 – 2023

*Indicates that this department was not a department in one of the comparing years.

Source: City of Fort Worth FY2013 and FY2023 Budgets.

GENERAL OBLIGATION DEBT

TAX RATE ALLOCATION

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State property tax law allows the City to levy a property tax to pay for its long-term (over 1 year) debt obligations. Of the total debt amount projected for the upcoming FY2023, $144,211,071 is for general obligation bonds, certificates of obligation, loans, and tax notes.

PROJECTED REVENUES TO COVER DEBT SERVICE

Current property tax xollections cover most of the general debt service assisted by delinquent proerty tax collections. Other revenues include transfer to the General Debet Service Fund from CCPD for CCPD-eligible activites, a transfer from the Trinity Lakes TIF, and interest earnings. Project revenues for debt services are as follows:

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98.5%

Collection Rate in FY2023

20.14%

Long-Term Debt Portion of Total Tax Rate

Source: City of Fort Worth FY2023 Budget.

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PART 2

BUILDING STRONG NEIGHBORHOODS

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CHAPTER 4

LAND USE

Land use refers to how land is currently used and how it should be used in the future. Population and economic trends help predict future needs for various land uses. The City of Fort Worth guides land use to ensure that land resources appropriately encourage economic development, promote a variety of housing choices, preserve natural and historic resources, and accommodate transportation routes and public facilities, in order to protect and improve Fort Worth's quality of life.

EXISTING LAND USE

An understanding of Fort Worth’s land use and zoning puts into perspective the City’s development history and how Fort Worth may continue to develop. Single-family housing, and manufactured housing occupies the greatest amount of developed land area in Fort Worth. In recent decades, development has often occurred in a leapfrog fashion, leading to a pattern of land uses that is irregular, non-contiguous, and less efficient and cost-effective to serve than is desirable.

EXISTING LAND USE BY PERCENTAGE*

*City limits only.

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Source: City of Fort Worth, Planning & Data Analytics Department, 2022.

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FUTURE LAND USE

Fort Worth is one of the fastest growing amongst the 20 largest U.S. cities. From 2010 to 2020, Fort Worth permitted almost 44,000 new single-family housing units, with slightly over half of that total occurring just since the beginning of 2017. During the same period, Fort Worth permitted over 34,000 multifamily units, with over 57 percent of the total occurring within the last four years.

While a wide variety of residential units are essential to accommodate future population growth, the 2017 Economic Development Strategic Plan highlighted that Fort Worth is continuing to grow more single-family suburban housing than jobs, and Fort Worth is at risk of becoming overly dependent on low density residential uses to support its tax base and pay for services. Together with a focused business development effort, sufficient land must be planned for increases in job creation, mixed-use development, and appropriately located higher density housing, all which support a more balanced tax base and improved return on public investment.

FUTURE LAND USE BY PERCENTAGE*

*City limits only.

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Source: City of Fort Worth, Planning & Data Analytics Department, 2023

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CURRENT ZONING

The land within the city limits of Fort Worth is divided into zones that permit certain land uses and prohibit others. Zoning regulations also include development standards such as those addressing building height and setbacks. Zoning districts can be identified in these general categories: Residential

• One-family detached
• One-family and two-family, detached and attached
• Multifamily Mixed-Use/Form-Based
• Low and high intensity mixed-use
• Six form-based code areas Commercial
• Neighborhood, general, and intensive commercial Industrial
• Light, medium, and heavy industrial Special Districts & Overlay Districts
• Agricultural, community facilities, manufactured housing, and planned developments
• Eight overlay districts

CURRENT ZONING BY PERCENTAGE

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Source: City of Fort Worth, Planning & Data Analytics Department, 2022.

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LAND USE & ZONING CONFORMANCE

FUTURE LAND USE AND ZONING CLASSIFICATIONS

Zoning implements the Future Land Use Map, which guides the location of appropriate places to live, play, and conduct business. The future land use maps and policies are used by staff, appointed comissioners, and elected officials when making decisions regarding zoning, annexation, budgeting, and major public facilities expenditures.

FACTORS THAT INFLUENCE LAND USE

Population Growth and Housing Demand As the population grows, the demand for residential units will increase. Higher-density housing types will respond to changing demographic and popular market trends, reflecting a greater preference for walkable urban neighborhoods.

Economic Growth Due to continued population and employment growth, Fort Worth will see a significant amount of land developed for new businesses and industry. Assuming current land use proportions remain consistent over time, approximately 2,000 new acres of commercial and industrial land use could be developed by 2032.

Market Demand Depending on several related variables, market demand will impact the amount and location of land uses. The future supply of any land use should not exceed the anticipated demand. Reliance on current market demand can unnecessarily restrict future development. For example, the multifamily market Downtown was untapped until multifamily zoning was introduced and found to be successful.

Transportation Access and Infrastructure Availability Land use decisions, such as the siting of offices, housing, and industry, are influenced by access to transportation and other public infrastructure. Despite the significance of mobility, investment in transportation infrastructure may follow land use decisions, particularly where rapid development occurs. Coordination of future land uses and zoning districts with the Master Thoroughfare Plan helps plan the correct location, classification, and desired capacity of roadways.

Development Regulations A property's location within or outside the city limits influences how the land is used:

Environmental Constraints Environmental conditions impact the type of land uses that develop. These constraints include floodplains, soils, slope, gas wells, odors, and noise pollution. A specific example of an environmental constraint impacting land use is airport noise surrounding Naval Air Station Fort Worth Joint Reserve Base.

NOISE CONTOURS AND LAND USE EXAMPLE:

NAVAL AIR STATION FORT WORTH JOINT RESERVE BASE

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Source: City of Fort Worth, Planning & Data Analytics Department, 2022.

VACANT LAND

According to 2015 estimates from the North Central Texas Council of Governments (NCTCOG), Fort Worth has more vacant developable land (over 66,000 acres) than any other city in the Dallas-Fort Worth metro area. Fort Worth has more than twice as much vacant land as Dallas and more developable acreage than the four largest cities in Collin County combined (Frisco, McKinney, Plano, and Allen). Fort Worth’s vacant developable land provides a unique opportunity for the city to accommodate a significant amount of future growth. Innovative and sustainable strategies such as multiple growth centers, mixed-use and urban residential development, and transit-oriented development will help to ensure that future growth contributes to a strong, financially healthy, and highly livable community.

ACRES OF VACANT LAND IN METRO AREA CITIES WITH POPULATIONS OF 100K+

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Source: NCTCOG, Existing Land Use, 2015.

LOCATION OF VACANT LAND

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Source: City of Fort Worth, Planning & Data Analytics Department, Existing Land Use, 2022.

HOUSING PREFERENCES

Development patterns, since about 1950, have preferred strictly single-family homes or large multifamily complexes creating a large physical, social, and economic gap in housing choices. Smaller homes and multifamily dwellings are less costly to rent, purchase, and maintain for consumers. Historically, the limitations to smaller scale multifamily housing included zoning barriers, difficult financing, and the production scale not being as profitable as large multifamily or single-family developments.

Changing market demands for walkable, compact communities can be addressed by providing smaller scale multifamily housing projects, dispersed within and compatible with single-family housing. Walkable, compact communities provide common destinations within walking and bicycling distance, increasing transportation choices.

MARKET SUPPLY & DEMAND

Source: National Association of Realtors, Community and Transportation Preferences Surve, 2017.

MISSING MIDDLE HOUSING TYPOLOGIES

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Copyright: 2015 Opticos Design, Inc.

WHERE DO PEOPLE WANT TO LIVE?

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WHERE DO PEOPLE LIVE IN FORT WORTH?

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Source: Source: National Association of Realtors Community Preference Survey, 2011.

The multiple growth centers concept promotes compact urban land use within designated areas and lower intensities of land use elsewhere. As an alternative to the typical urban/suburban pattern, Fort Worth’s Comprehensive Plan advocates for the development of multiple growth centers.

Growth centers are located along highway or rail corridors to facilitate transportation linkages to other growth centers. A network of growth centers can accommodate citywide growth with fewer environmental impacts, less land consumption and traffic generation, and less pollution than a dispersed development pattern. The North Central Texas Council of Governments is also promoting this growth strategy in response to growing concerns over traffic, pollution, and reduced funding for transportation infrastructure.

URBAN DEVELOPMENT PATTERNS

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DISPERSED DEVELOPMENT

COMPACT URBAN CORE

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MULTIPLE GROWTH CENTERS

INDUSTRIAL AND MIXED-USE GROWTH CENTERS

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Source: City of Fort Worth, Planning & Data Analytics Department, 2022.

INDUSTRIAL GROWTH CENTERS

An industrial growth center will primarily consist of industrial and commercial uses, with a high concentration of jobs, mostly industrial in nature. Other related and supporting uses include office space and services. Residential uses are generally discouraged within industrial growth centers.

Criteria for designation include:

• A high concentration of employees — 10,000+ employees per square mile, and
• The location nearby one or more major transportation facilities, such as an airport, railroad, highway, public transit station, and/or arterial roadway.

MIXED-USE GROWTH CENTERS

Mixed-use growth centers are highly urbanized places containing many characteristics of a downtown including a high concentration of jobs and housing, schools, parks, and other public facilities, public transportation hubs, and pedestrian activity. Its predominant land uses are residential and commercial. Within a small geographic area, different land uses are found side by side or within the same building. These places tend to be bustling and diverse, with a sense of place.

Criteria for designating new mixed-use growth centers are listed below, with centers often having (or planned to have) three or more of the following characteristics:

• A high concentration of employees — 10,000+ employees per square mile.
• A high concentration of residents — 10,000+ residents per square mile.
• One or more major transportation facilities — an airport, railroad, highway, public transit, or arterial roadway.
• An existing or planned transit-oriented development (TOD).
• Major institution(s) — a university, government facility, or hospital.
• Major tourist destination(s) — 100,000+ visitors per year.

Some mixed-use growth centers serve a large region, while others serve local residents. The functions and characteristics of the two different growth center concepts are generally the same, with variations in the size of their service areas and intensity of development.

*Indicates growth centers that do not currently meet the criteria, but have the potential to do so.

BENEFITS OF MIXED-USE AREAS

Urban Villages and Mixed-Use Growth Centers support the concept of sustainable development, seeking to balance access, mobility, affordability, community cohesion, and environmental quality.

The potential benefits of mixed-use growth centers include:

• Additional economic development opportunities
• Protection of single-family neighborhoods
• Development of multifamily housing at appropriate locations
• Convenience for residents and workers
• Reduced reliance upon automobile usage
• Efficiency in the provision of public facilities and services
• Protection of the environment
• Improved health due to increased opportunities for pedestrian and active transportation activities
• Creating a sense of place; fostering community

Return on Public Investment Prioritizing development within mixed-use growth centers is critical to building a financially sustainable future. Urban infill development uses existing public infrastructure (roadways, water, and sewer) making it less expensive to build and maintain the development long-term. Population density, encouraged by mixed-use centers, allows for the efficient use of public services (police, fire, public transportation); which improves quality of service while reducing expenditures. Overall, mixed-use growth centers and urban villages generate more tax revenue than they consume through use of city services and infrastructure.

CORE PRINCIPLES OF MIXED-USE DEVELOPMENT

Connected Development

vs. Disconnected Development

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Compact development allows for a more efficient use of land, natural resources, and existing infrastructure.

Integration of Land Uses

vs. Separation of Single Land Use

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A mix of uses increases economic and community vitality, and reduces the need to travel longer distances for everyday needs.

Pedestrians, Bikes, and Public Transit

vs. Only Automobiles

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Active transportation alternatives are healthier for residents and cleaner for the environment.

Street-Facing Buildings

vs. Buildings Facing Parking Lots

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Buildings set close to the street define the public realm and engage with citizens.

ZONING FOR MIXED-USE AREAS

Mixed-use, multifamily, and commercial zoning classifications are most desirable for mixed-use areas because they provide the density of jobs and residential units needed to create a vibrant urban sense of place. Townhouse, duplex, and similar residential zoning classifications are usually acceptable in appropriate locations on the periphery of the mixed-use core.

Urban Residential (UR) Zoning The City's Urban Residential (UR) zoning classification provides an appropriate transition zone between higher and lower density residential areas. Inappropriate zoning districts for Urban Residential:

• Single-family Residential (less than four units per acre)
• Industrial
• Agricultural

Form-Based Codes A form-based code is a land development regulation that uses physical form as the organizing principle for the code. A form-based code differs from a conventional zoning regulation by allowing a mixture of appropriate uses within a single district or building. Form-based codes address the relationship between building facades and the public realm, the form and mass of buildings in relation to one another, and the scale and types of streets and blocks. Form-based codes are usually implemented as component of a community-sponsored regulating plan that designates the appropriate form and scale of development within a specific area.

The City of Fort Worth has adopted the following form-based districts:

• Camp Bowie District Inc.
• Berry/University Form-Based Code District
• Stockyards Historic and Form-Based Code District
• Near Southside
• Trinity Lakes

APPROPRIATE ZONING CLASSIFICATIONS FOR MIXED-USE GROWTH CENTERS

*H, NS, PI, CB, BU, TL, and SY are only allowed in Downtown, Near Southside, Panther Island, Camp Bowie, Berry/University, Trnity Lakes, and the Stockyards, respectively.

MIXED-USE ZONING WITHIN URBAN TRANSECT

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Image Source: Congress for the New Urbanism

ZONING FOR PUBLIC TRANSIT

A transit-oriented development (TOD) is a mixed-use area, such as an urban village or mixed-use growth center, but designed to incorporate and support a major public transportation connection. Maximizing the concentration of residential, commercial, and recreational uses near the public transportation connection promotes ridership and lowers automobile dependence for people who live and/or work in proximity to the development.

Mixed-Use (MU-1&2) and Urban Residential (UR) zoning, or an appropriate form-based zoning classification, benefit a TOD particularly within one-quarter mile of the public transportation connection. These zoning classifications allow for the development of a higher-density "transit core" that is the primary source of ridership to and from the connection. Within one-half mile of the connection, referred to as the "transit neighborhood," compatible higher-density residential should be encouraged as a means to promote housing affordability and variety in available housing types.

SUGGESTED ZONING AROUND PUBLIC TRANSIT

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MAJOR COMMUTER RAIL LINES

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Source: City of Fort Worth, Planning & Data Analytics Department, 2020.

In 2015 the North Central Texas Council of Governments conducted a survey of residents regarding public transportation:

67%

Percent of residents would like their community to add or improve access to public transportation.

72%

Percent of residents would consider options besides driving alone to work if it were more convenient.

$10K

The amount individuals could save per year using transit in place of car ownership.

Source: North Central Texas Council of Governments (NCTCOG), 2015 Transit Survey

Fort Worth demonstrates how the annexation process can be administered as a positive tool for guiding development in its ETJ. The strategies listed below should help the City achieve its strategic goal of promoting orderly and sustainable growth.

GOALS & OBJECTIVES

1 Multiple Growth Centers

Achieve a multiple growth center development pattern by encouraging higher intensity residential and commercial uses within mixed-use growth centers, and higher intensity industrial and commercial uses within industrial growth centers.

• Increase new residential units in mixed-use growth centers, urban villages, and transit-oriented development areas so that at least one-third of new residential development occurs in these locations.

2 Direct Connections

Improve land use efficiency, mobility, and air quality.

• Encourage developments that create a network of interconnected local streets and trails that facilitate more direct pedestrian, bicycle, and vehicle access between nearby uses and destinations.

3 Zoning Conformity

Ensure that the City’s zoning regulations and districts generally conform to the adopted Comprehensive Plan.

• Improve the percentage of zoning decisions that are consistent with the Comprehensive Plan (80% in 2017).

POLICIES & STRATEGIES

POLICIES

• Identify and designate on future land use maps regional and community mixed-use growth centers in rapidly developing areas, based on proximity to future rail transit and key transportation intersections.
• Accommodate higher density residential and mixed uses in transit-oriented developments, urban villages, and designated mixed-use growth centers.
• Include projects in future Capital Improvement Programs that support the growth center concept, transit-oriented development, and urban villages.

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Multiple Growth Center Development Pattern

• Adopt a sustainable development policy that promotes the following:
  1. Land use and transportation practices that promote economic development while using limited resources in an efficient manner;
  2. Transportation decision-making based on land use, traffic congestion concerns, vehicle miles traveled, and the viability of alternative transportation modes; and
  3. Balance among accessibility, affordability, mobility, community cohesion, and environmental quality. (For more information, see Chapter 11: Transportation and Chapter 18: Environmental Quality.)
• Link growth centers with major thoroughfares, public transportation, trails, and linear parks.
• Locate multifamily units within walking distance of public transportation, employment, recreation, and/or shopping to increase accessibility and decrease vehicular traffic.

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Distance from Public Transit

• Encourage Urban Residential and Low Density Residential as transitional uses between Single-Family Residential and high density uses.
• Encourage small-lot single-family zoning districts (i.e. AR and A-5) on the periphery of mixed-use growth centers, where the City seeks to concentrate employment and public services.
• Coordinate future land uses and development types and intensity with the Complete Streets policy, Master Thoroughfare Plan, Active Transportation Plan, and Transit-Oriented Development (TOD) Plans.
• Provide interconnectivity of streets and trails, especially within residential subdivisions, to reduce vehicle trips on arterial streets, increase efficiency, reduce air pollution, distribute traffic, improve access to public places, improve efficiency in providing services and deliveries, and ensure access for emergency services.
• Encourage clustering of development sites within new subdivisions to avoid steep slopes (greater than 15%) and to conserve 100-year floodplains, existing tree cover, wildlife habitat, storm water detention areas, riparian buffers along natural waterways, and archeologically significant sites.

POLICIES & STRATEGIES

POLICIES (CONT.)

• Encourage the use of parallel local access streets along collector and minor arterial roadways to allow the front façade of homes to face the street without the need for multiple driveway curb-cuts on the main street, thereby preserving traffic safety while increasing the pedestrian friendliness of the collector or minor arterial.
• To protect water quality and provide for connected green spaces, encourage parks, bike trails, and open space within floodplains and along adjacent water bodies.
• Encourage the provision of open space within new developments, with the goal of linking open spaces within adjoining subdivisions.
• Locate public neighborhood parks within easy access of residents (less than one-half mile).
• Promote appropriate infill development of vacant lots, old commercial centers (greyfields), and contaminated sites (brownfields) within developed areas, particularly in the central city.
• Provide for and maintain interconnectivity of streets and trails, especially within residential subdivisions, to reduce vehicle trips on arterial streets, increase efficiency, reduce air pollution, distribute traffic, improve access to public places, improve efficiency in providing services and deliveries, and ensure access for emergency services.
• Promote appropriate infill development of vacant lots within developed areas, which will efficiently utilize existing infrastructure, particularly in the central city.
• Identify and designate on future land use maps new industrial growth centers in rapidly developing areas, based on proximity to existing infrastructure and key transportation intersections.
• Promote appropriate uses within the NAS-JRB Overlay.
• Encourage urban agriculture with the purpose of increasing access to fresh food, providing income for people who want to grow and sell produce, and contributing to urban food security and nutritious, especially for residents within food deserts.
• Encourage new development adjacent and connected to previously developed or platted areas in order to utilize existing utility and road infrastructure and services, thereby optimizing public and private investments and discouraging sprawl development.
• Preserve the character of rural and suburban residential neighborhoods.
• Support zoning changes that accommodate multifamily residential development within urban villages, transit-oriented developments (TOD) and designated growth centers.

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Parallel Local Access Streets along Collector and Minor Arterial Roadways