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OPENPUBLICA · PUBLIC MEETING RECORD

Record of Proceedings

Fort Worth Urban Design Commission Meeting - June 18, 2026: Panther Island Update, JPS Waivers, and More

City Council — Thursday, June 18, 2026

BodyFort Worth, Texas

SessionCity Council

DateThursday, June 18, 2026

StatusFILED

Video Record

0:00 / 1:00:02

Transcript — VerbatimClick a timed line to jump · ⧉ to share it

0:02

Welcome everyone today to the Urban Design Commission meeting for June 18th.

0:06

Before the formal commission hearing begins, we do have a work session presentation.

0:10

So we'll do that work session and then we'll officially start the hearing.

0:14

But just for the record to show those who are in attendance, we have Chairman Benner, Commissioner DeBose, Commissioner Harrier, Commissioner Hughes, Commissioner Ramsey, Commissioner Reed, and Commissioner West.

0:25

But right now I'm going to turn it over to planning manager Brandon Utterback, who is going to share an update on the Panther Island form-based code.

0:34

This is just an informational work session presentation.

0:54

Good morning, good morning.

0:57

It is a great day to live work and play in the city of Fort Worth.

1:02

All those in favor say aye.

1:04

Okay, I need to make sure I hear from you guys too.

1:08

Today I'll be presenting the proposed 2026 update to the Panther Island Form Based Code.

1:14

This update builds on Vision 2.0 and responds to real world development conditions.

1:20

This is still a work in progress.

1:21

We're tweaking some things, but want to get it out to you guys early as it moves up to chain for approval.

1:32

The purpose of the code, the main purpose of this code is to align development to vision 2.0, respond to actual development activity, improve connectivity, and the waterfront experience, and provide clearer, more predictable development standards.

1:51

It's taken a lot to get to this point.

1:54

This has been going on for decades, right?

1:58

Y'all have heard of Panther Island, been hearing about it for a long time.

2:00

When's it going to get here?

2:01

When's it going to be?

2:02

When's this going to start happening?

2:03

Well, it's it's it's happening.

2:05

We're really excited about that.

2:08

This is evolution of the code, not a complete rewrite.

2:10

The original code established a framework, vision 2.0, refine the priorities, and this 2026 update implements operationalizes and that vision into practical standards.

2:27

So Vision 2.0 priorities.

2:29

Um these five priorities from Vision 2.0 are driving the changes we're proposing.

2:34

Robust open space network, which I'm sure you'll be happy about.

2:37

Continuous waterfront and canal access.

2:39

I'm just absolutely thrilled about this.

2:41

Smaller blocks and walkable streets, that's what we're all about, form-based codes.

2:46

Um preservation of view corridors, and concentrated development intensity in the core.

2:54

There's an updated boundary.

2:56

We've refined the Panther Island form-based code zoning district boundary to better reflect current conditions and ownership.

3:02

Everything inside the red line will be subject to the new standards.

3:05

So on the left-hand side, you see where the old standards were, what it covered.

3:10

This is redefined just a little bit.

3:12

These three areas here that are in dark are coming out.

3:22

Okay, we focus the guiding principles, prioritize waterfront and open space.

3:27

Deemphasize a purely residential focus.

3:29

If you guys remember seeing this before, it was largely residential.

3:33

Um now we've embraced commercial, even some high-rise development in here.

3:40

So it uh strengthens connections, surrounding neighborhoods and protects key view corridors.

3:47

One of which I'll point out, I believe it's mentioned later, is you know how in downtown you look from the convention center to the courthouse, and you see that down Main Street, and it's an impressive view.

3:58

And if you go back on the other side of Panther Island, you get to see the other side of the courthouse.

4:03

That view down Main Street is really emphasized.

4:05

So, governance and administration.

4:12

Uh, this update clarifies roles and authority and strengthens coordination between uh program office, design review, the urban design committee.

4:21

It also formally aligns with TRW canal standards in the system manual.

4:31

So the regulating plan.

4:33

So this has uh been decluttered a bit as you can tell.

4:36

The plan on the left is the uh is the old plan, the plan on the new air plan on the right is the new plan.

4:44

Uh the new plan introduces two primary primary development zones, PI core and a high uh which is higher intensity development and the PI edge for more sensitive transitions at the edges of the district.

4:59

Streets and mobility.

5:02

We've refined the streets and mobility network with clearer hierarchy of streets designed to support walkability, multimodal movement, and better connections to downtown and surrounding neighborhoods.

5:18

Sidewalks and streetscape standards.

5:20

This slide shows a proposed sidewalk zone framework.

5:24

We're defining three zones with furnishing zone immediately next to the buildings and seating and active uses, the pedestrian way as the clear central walking path, and frontage zones closest to the curb for trees, lighting, street furniture.

5:38

This organization better supports active building frontages while keeping the street edge functional.

5:45

And this flexes just a bit in this zone.

Discussion Breakdown — Share of Meeting

Engineering And Infrastructure█████████████████████████████████████████████55%

Historic Preservation████████████15%

Procedural███████████13%

Environmental Protection███████████13%

Parks and Recreation███4%

Summary of Proceedings

Fort Worth Urban Design Commission Meeting - June 18, 2026

The Fort Worth Urban Design Commission (UDC) met on June 18, 2026, with a quorum of eight members present: Chairman Benner, Commissioner DeBose, Commissioner Harrier, Commissioner Hughes, Commissioner Moss, Commissioner Ramsey, Commissioner Reed, and Commissioner West. The meeting began with a work session presentation on the Panther Island Form-Based Code update, followed by formal public hearings on three cases: an urban forestry preservation waiver, a signage waiver in the Cambuie District, and a medical outpatient building by JPS Hospital with rooftop equipment waivers.

Work Session: Panther Island Form-Based Code Update

Presentation: Brandon Utterback, planning manager, presented the proposed 2026 update to the Panther Island Form-Based Code, which builds on Vision 2.0. Key changes include refined boundaries (removing three areas), introduction of two primary development zones (PI Core for higher intensity, PI Edge for sensitive transitions), waterfront standards aligned with TRWD canal standards, height ranges of 4–24 stories in PI Core and 3–15 in PI Edge, and improved sidewalk and streetscape standards. The update is still a work in progress and is expected to go to City Council for approval in October 2026.
Canal Construction Update: Susan Alanis, Panther Island Program Director for the Tarrant Regional Water District, stated that phase one canals (east of North Main, between 4th and 5th) are nearly at 100% plans and will go to bid in late summer, with construction starting in early fall. The bypass channel bids were opened the prior week, with contract award expected in August and mobilization early next year.
No action taken; the presentation was informational.

Approval of Minutes

Minutes from the May 2026 UDC meeting were approved by a vote of 8-0. Staff noted that the May meeting recording was unavailable due to technical issues, which have been resolved.

New Case: UDC-2026-127 – Urban Forestry Preservation Waiver

Staff Presentation: Caleb Olson, senior plans examiner, presented a request to reduce the preservation requirement from 25% of protected species canopy to 0% for a 54.5-acre subdivision (four parcels, council district 7). The site contains only 15 protected species trees (due to prior development), and the applicant proposes to plant trees on each residential lot, achieving an estimated 39.7% canopy coverage (exceeding the 25% requirement). Staff recommended approval.
Applicant: A representative confirmed the existing homes would be demolished and that tree planting would exceed the requirement. Commissioners suggested diversifying tree species.
No opposition.
Vote: Motion to approve passed 8-0.

New Case: UDC-2026-117 – Cambuie Signage Waiver

Staff Presentation: The applicant (Highlands Church) requested a certificate of appropriateness for two wall signs on a corner tenant space at 3347 Winthrop Avenue within the Cambuie Boulevard Revitalization Code District. The combined sign area (120 sq ft) exceeds the allowed 100 sq ft per tenant. Staff noted that proposed code amendments would allow such configurations in the future. Staff recommended approval.
Support: Lydia Wahardo Rickard, executive director of Cambuie District Inc., stated the proposed code amendments would allow two signs for businesses with two street frontages and that the district aligns with staff’s recommendation.
Applicant: Stephen Klein explained the building’s layout and why signs are needed on both facades, noting the rear façade is not suitable for signage.
No opposition.
Vote: Motion to approve passed 8-0.

Case UDC-2026-140 – Administrative Withdrawal

The TCU-related case was administratively withdrawn without a vote; the item was not heard.

New Case: UDC-2026-129 – JPS Medical Outpatient Building (1300 S Main Street)

Staff Presentation: The applicant (Tarrant County Hospital District/JPS) requested a certificate of appropriateness for a 10-story medical outpatient building within the Near South Side Form-Based Code, along with four waivers: (1) allowing mechanical equipment to exceed roof height by 20 ft (capped at 10 ft); (2) allowing mechanical equipment to occupy 65% of roof area (capped at 25%); (3) allowing mechanical equipment to be zero feet from roof edge (required 10 ft setback); (4) allowing rooftop equipment to be visible from neighboring properties at the same level (must be screened). Staff recommended approval of the first three waivers but denial of the fourth, citing the ability to screen the equipment at reasonable cost.
Applicant: Jaron Ricketts, principal architect, stated that the equipment is necessary for surgical services and that screening the small exhaust fans and relief vents on top of the mechanical penthouse would cost $200,000–$250,000 (exceeding equipment value). He argued that the unscreened equipment is not visible from current adjacent buildings and only potentially from a future JPS tower to the southeast. The design carefully screens larger equipment behind a screen wall.
Support: Austin James, representing Near South Side, Inc., expressed unanimous support from the design review committee for all four waivers, noting that only JPS buildings would be at a similar height and that the equipment is a minor issue.
Commission Discussion: Commissioners debated the visibility concern. Some noted that from I-35 the equipment likely is not visible, and that future buildings in the area would be hospital-related (general hospitals allowed up to 20 stories). Commissioner Ramsey moved to approve all four waivers, citing the minimal visual impact and taxpayer savings. The motion was seconded.
Vote: Motion to approve all four waivers passed 7-0 (Commissioner DeBose recused prior; vote included Chairman Benner, Commissioner West, Commissioner Reed, Commissioner Hughes, Commissioner Ramsey, Commissioner Moss, and Commissioner Harrier). The commission overruled staff’s recommendation to deny the fourth waiver.

Key Outcomes

Minutes approved: May 2026 minutes passed 8-0.
Urban forestry waiver approved: Preservation requirement reduced to 0% for a 54.5-acre subdivision (8-0).
Cambuie signage waiver approved: Two wall signs allowed on corner tenant space exceeding current allocation (8-0).
TCU case withdrawn administratively.
JPS waivers approved: All four waivers for mechanical equipment on the 10-story medical outpatient building approved (7-0), including the screening waiver that staff had recommended denying.
Meeting adjourned at the conclusion of the JPS case.

Meeting Transcript

Welcome everyone today to the Urban Design Commission meeting for June 18th. Before the formal commission hearing begins, we do have a work session presentation. So we'll do that work session and then we'll officially start the hearing. But just for the record to show those who are in attendance, we have Chairman Benner, Commissioner DeBose, Commissioner Harrier, Commissioner Hughes, Commissioner Ramsey, Commissioner Reed, and Commissioner West. But right now I'm going to turn it over to planning manager Brandon Utterback, who is going to share an update on the Panther Island form-based code. This is just an informational work session presentation. Good morning, good morning. It is a great day to live work and play in the city of Fort Worth. All those in favor say aye. Okay, I need to make sure I hear from you guys too. Today I'll be presenting the proposed 2026 update to the Panther Island Form Based Code. This update builds on Vision 2.0 and responds to real world development conditions. This is still a work in progress. We're tweaking some things, but want to get it out to you guys early as it moves up to chain for approval. The purpose of the code, the main purpose of this code is to align development to vision 2.0, respond to actual development activity, improve connectivity, and the waterfront experience, and provide clearer, more predictable development standards. It's taken a lot to get to this point. This has been going on for decades, right? Y'all have heard of Panther Island, been hearing about it for a long time. When's it going to get here? When's it going to be? When's this going to start happening? Well, it's it's it's happening. We're really excited about that. This is evolution of the code, not a complete rewrite. The original code established a framework, vision 2.0, refine the priorities, and this 2026 update implements operationalizes and that vision into practical standards. So Vision 2.0 priorities. Um these five priorities from Vision 2.0 are driving the changes we're proposing. Robust open space network, which I'm sure you'll be happy about. Continuous waterfront and canal access. I'm just absolutely thrilled about this. Smaller blocks and walkable streets, that's what we're all about, form-based codes. Um preservation of view corridors, and concentrated development intensity in the core. There's an updated boundary. We've refined the Panther Island form-based code zoning district boundary to better reflect current conditions and ownership. Everything inside the red line will be subject to the new standards. So on the left-hand side, you see where the old standards were, what it covered. This is redefined just a little bit. These three areas here that are in dark are coming out. Okay, we focus the guiding principles, prioritize waterfront and open space. Deemphasize a purely residential focus. If you guys remember seeing this before, it was largely residential. Um now we've embraced commercial, even some high-rise development in here. So it uh strengthens connections, surrounding neighborhoods and protects key view corridors. One of which I'll point out, I believe it's mentioned later, is you know how in downtown you look from the convention center to the courthouse, and you see that down Main Street, and it's an impressive view. And if you go back on the other side of Panther Island, you get to see the other side of the courthouse. That view down Main Street is really emphasized. So, governance and administration. Uh, this update clarifies roles and authority and strengthens coordination between uh program office, design review, the urban design committee. It also formally aligns with TRW canal standards in the system manual. So the regulating plan.

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