Proposed Future Land Use (FLU) Map Changes

flu-floodplain-example.png

The City of Fort Worth is proposing changes to the City's Comprehensive Plan Future Land Use Map (example shown). These changes identify vacant land located in FEMA floodways and floodplain boundaries to help inform property owners and developers of significant flood risks.

 

Proposed FLU Map Changes

 

For more information on the Comprehensive Plan, check out the 2022 Comprehensive Plan.

 

Open House Schedule

  1. Monday, September 19th: 6-8PM
    • Summerglen Library – 4205 Basswood Blvd - Cancelled due to unforeseen circumstances.

  2. Monday, September 26th: 12-1PM
    • Hazel Harvey Peace Center for Neighborhoods - Second Floor Conference Room

  3. Monday, October 10th: 6-8PM
    • Handley Meadowbrook Community Center - 6201 Beaty St

  4. Monday, October 17th: 6-8PM
    • Victory Forest Community Center - 3427 Hemphill St

  5. Monday, October 24th: 6-8PM
    • Central Library - 500 West 3rd Street

 

If you have any questions:

If our FAQs don’t answer your question, or if you need some clarification please reach out to us, and include your property address and contact information so that we can reach you.

Contact Us

 

Frequently Asked Questions

What is a FEMA floodplain and floodway?

According to the Federal Emergency Management Agency (FEMA), Floodplain is any land area susceptible to being inundated by water from any source.  FEMA shows some of these areas on their Flood Insurance Rate Maps (FIRM’s) to define where flood insurance is mandatory for many types of loans. 

FEMA FIRM’s also show Floodways, which are areas that are required to remain open to allow flood flows to pass through.  These areas are typically narrower than Floodplains, have a very high risk of flooding, and also require engineering analyses for any development activity.

It is important to note that FEMA FIRM’s do not show all flood risks, only those identified by FEMA for flood insurance purposes.  

What other types of flood zones are there?

Typically, FEMA only maps flood risks along larger rivers and creeks.  The City of Fort Worth has mapped areas of flood risk outside of FEMA floodplains and these are called Non-FEMA Flood Risk Areas.  At this time, information about if a property is within a mapped Non-FEMA Flood Risk Area can be found by going to https://oneaddress.fortworthtexas.gov/ and looking under the Reference section to see if Potential High Water is identified.  Non-FEMA Flood Risk mapping will be added to the website in two phases by the end of the year.

What does floodplain/floodway mean for development potential?

The presence of FEMA Floodplains or Floodways on a property does not prohibit development of a property.  However, in Fort Worth, both Floodplains and Floodways require engineering analyses to verify that insurable structures in the Floodplain / Floodway are not impacted by any proposed development.  Floodways require a higher level of analysis including specific Floodway models that must be used to ensure compliance with FEMA regulations, and to address the higher risk of flooding in these areas. 

Can my property flood without being in a floodplain?

Yes.  Any land can be flooded due to extreme rain events, streams or rivers overtopping their banks, clogged inlets or culverts, or even poor local drainage.  Property owners should always be mindful of their proximity to streams or channels, as well as the natural drainage patterns flowing through their property. 

Why is floodplain/floodway important to identify on the Future Land Use Map?

Identifying FEMA Floodplains and Floodways on the Future Land Use Map helps to inform property owners or developers of the significant flood risks and additional engineering efforts that are required to develop these areas.  This helps to make informed business decisions and ensures any developments in or near these areas are more protected from flooding and resilient when flooding does occur. 

Can I dispute the floodplain on my property?

Yes.  FEMA regulations provide a process to dispute the Floodplains and/or Floodways that may be present on a property.  The dispute process is called the Letter Of Map Amendment (LOMA) or Letter Of Map Revision (LOMR) process, and this information is typically prepared by an engineer. More information about this process can be found at FEMA’s Change Your Flood Zone Designation pages here: https://www.fema.gov/flood-maps/change-your-flood-zone

To dispute a Non-FEMA Flood Risk Area, please contact Stormwater Customer Service at 817-392-6261 for more information.

What is the City’s Comprehensive Plan?

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 goals, objectives, policies, strategies, programs, and projects that will enable the city to achieve its mission of focusing on the future, working together to build strong neighborhoods, develop a sound economy, and provide a safe community. 

The Texas Local Government Code establishes the legal basis for the comprehensive plan. The code states that a municipality may adopt a comprehensive plan for long-range development. If a city adopts a comprehensive plan, it must be used as the basis of subsequent zoning amendments. 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.” 

How does the City use the Comprehensive Plan?

The City uses the Comprehensive Plan as a guide for decisions when:

  • Creating functional plans, such as the Citywide Historic Preservation Plan, the Gateway Park Master Plan, and the Public Art Master Plan
  • Identifying budget priorities 
  • Preparing the capital improvement program 
  • Informing the annexation program 
  • Establishing development standards 
  • Reviewing zoning and subdivision cases 

What is the Future Land Use Map?

The Future Land Use Map determines appropriate locations for future uses, establishing the City’s vision for the placement of housing, employment, social activities, and protection of natural areas. Currently, 17 land use designations and three growth centers types, provide guidance for new development and redevelopment, describing the typical mix of land uses and design characteristics that are desirable to create distinct areas of the city.

The map does not establish zoning district boundaries or regulations, nor guarantee that individual properties are suitable for the full range of design characteristics described within each designation. Land use decisions on individual properties should consider not only the Future Land Use Map, but also other Comprehensive Plan policies, the context of the surrounding area, and other individual site considerations that cannot be evaluated as part of the high-level policy guidance of the Comprehensive Plan. 

How is the Future Land Use Map different from Zoning?

flu-zoning-graphic.jpg

The Future Land Use (FLU) Map determines appropriate locations for future land uses, establishing the City’s vision for the placement of housing, employment, retail and services, schools, recreation, social activities, and protection of significant natural areas such as floodplains.  The Future Land Use Map is a plan intended to inform development decisions.

Zoning is how the City regulates the land based on building height, parking requirements, landscape standards, etc. Zoning is a regulatory tool intended control the development and use of land.  Zoning helps to implement the Future Land Use Map and the Comprehensive Plan for growth and development. 

zoning-elements-2022-comp-plan.png


How and when is the Comprehensive Plan updated?

The City of Fort Worth typically updates portions of the Comprehensive Plan annually. Planning & Data Analytics (P&DA) Department staff works with other City departments, partner agencies, and stakeholders (typically through other adopted plans and completed planning processes) to identify potential amendments across multiple chapters and appendices of the City’s Comprehensive Plan. 

P&DA staff, in consultation with Development Services staff and others, reviews the Future Land Use Map on a regular basis to identify map amendments that may be needed to reflect new opportunities or plans, especially in newly developing areas or in locations where a new area plan has been adopted.  P&DA staff also recommends amendments to the Future Land Use Map where needed to reflect approved zoning changes or development that already exists and is unlikely to change in the next 20 years.

The process for updating the Comprehensive Plan starts in the summer and culminates with the City Council’s adoption of the Comprehensive Plan, typically in early March of each year.

Proposed amendments to the Comprehensive Plan are presented at a City Plan Commission work session in December in preparation for a January public hearing before the Commission on the draft Comprehensive Plan. At the conclusion of the public hearing, the City Plan Commission votes on a recommendation to the City Council.  The recommendation of the City Plan Commission is conveyed to the City Council in February through an Informal Report, which briefly describes the amendments proposed to the current Comprehensive Plan.  The City Council holds a public hearing, typically in early March and votes on the proposed Comprehensive Plan.

Can I dispute the Future Land Use designation change?

Yes. If you feel the Future Land Use designation proposed for your property does not accurately reflect your plans for your property, please contact us at longrangeplanning@fortworthtexas.gov to start the conversation prior to the City Plan Commission and City Council public hearings. 

What is the Open Space Conservation Program?

The mission of the Open Space Conservation Program is to conserve high-quality natural areas as the city grows to provide environmental benefits and recreational opportunities that support economic development and enhance the livability and desirability of Fort Worth. Participation in the Open Space Conservation Program is completely voluntary.

 

If you have any further questions about the Open Space Conservation Program or are interested in selling your property for conservation, contact us at: openspace@fortworthtexas.gov. You can also visit our website at: fortworthopenspace.org.

Future Land Use Map changes DO NOT impact the Open Space Conservation Program’s Identified Priority Open Space

Data categorized under seven goal areas were used to identify the highest-priority areas for open space conservation. Those goal areas are Ecosystem Preservation; Stream, River, and Lake Health; Community Health; Recreation; Flood Control; Equitable Access to Open Space; and Economic Development. The city uses this geographic data along with detailed site review when evaluating potential parcels for voluntary acquisition based on citywide needs, partnership opportunities, and resources. 

 

You can view parcels identified as high priority on the publicly-available Open Space Tool: mapitwest.fortworthtexas.gov/OpenSpaceTool.