HomeMy WebLinkAboutOrdinance 22792-06-2017 ORDINANCE NO. 22792-06-2017
AN ORDINANCE AMENDING THE COMPREHENSIVE ZONING ORDINANCE
OF THE CITY OF FORT WORTH, BEING ORDINANCE NO. 21653, AS
AMENDED, CODIFIED AS APPENDIX "A" OF THE CODE OF THE CITY OF
FORT WORTH (2015), TO AMEND SECTIONS OF THE I-35W DESIGN
OVERLAY DISTRICT — DISTRICT STANDARDS AND GUIDELINES AS
PROVIDED BY SECTION 4.404.D., "I-35W DEVELOPMENT STANDARDS AND
GUIDELINES ADOPTED" OF SECTION 4.404, "4.404 I-35W CORRIDOR (64I-
35W") DESIGN OVERLAY DISTRICT OF ARTICLE 4,"OVERLAY DISTRICTS"
OF CHAPTER 4, "DISTRICT REGULATIONS" TO PROVIDE
CLARIFICATIONS TO THE REQUIREMENTS FOR LANDSCAPING,PARKING,
TREE PLANTING, SETBACKS AND PLAN SUBMITTALS; PROVIDING THAT
THIS ORDINANCE SHALL BE CUMULATIVE; PROVIDING A SEVERABILITY
CLAUSE; PROVIDING A PENALTY CLAUSE; PROVIDING A SAVINGS
CLAUSE; PROVIDING FOR PUBLICATION; AND PROVIDING AN EFFECTIVE
DATE.
WHEREAS, on February 8, 2011 the City Council adopted Ordinance No. 19544-02-2011 to
create the I-35W Overlay District and adopt I-35W Development Standards and Guidelines to
ensure that the quality of new development along the I-35 W Corridor enhances the economic value
of all property within the corridor by reflecting a level of quality of construction and aesthetic
character; and
WHEREAS, the standards and guidelines are intended to achieve this vision of an
economic sustainability that would help to retain natural features of the landscape environment by
focusing on landscaping, lighting and site planning; and
WHEREAS, since the creation of the I-35W Overlay District and the implementation of
the I-35W Development Standards and Guidelines staff has reviewed projects which have
prompted these proposed amendments to clarify and correct inconsistencies in the I-35W
Development Standards and Guidelines; and
WHEREAS, the property owner and their consultants have provided input and worked
with staff on the proposed amendments to the and has endorsed the proposed amendments, and
WHEREAS, it is advisable to amend the I-35W Development Standards and Guidelines
to provide clarifications to the requirements for landscaping, parking, tree planting, setbacks and
plan submittals; and
WHEREAS, Section 4.404.D of the Zoning Ordinance entitled "I-35W Development
Standards and Guidelines adopted " requires that any revisions to the document must be
considered by the Zoning Commission and the City Council; and
Sec. 4.404 1-35W Overlay 2017 amendments Ordinance No. 22792-06-2017
Pagel of 5
WHEREAS, the Urban Design Commission and the Zoning Commission recommend
approval of the proposed amendments to the 1-35W Development Standards and Guidelines to the
City Council.
NOW,THEREFORE,BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF FORT WORTH, TEXAS AS FOLLOWS:
SECTION 1.
The "I--35W Development Standards and Guidelines", as adopted and incorporated into
Ordinance No. 21653, the Zoning Ordinance in Chapter 4, "District Regulations", Article 4 "
Overlay Districts", Section 4.404, "I-35W Overlay ("I-35W") District", Subsection 4.404.D. "I-
35W Development Standards and Guidelines adopted." as set out in Exhibit "A", attached and
hereby incorporated into the Zoning Ordinance by reference, is hereby amended by revising to:
clarifications to the requirements for landscaping, parking, tree planting, setbacks and plan
submittals. A copy of the I-35W Development Standards and Guidelines is on file in the City
Secretary's Office and the Planning and Development Department.
SECTION 2.
This ordinance shall be cumulative of all provision of ordinances and 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 3.
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
Sec. 4.404 I-35W Overlay 2017 amendments Ordinance No. 22792-06-20I7
Page 2 of 5
decree of any court of competent jurisdiction, such unconstitutionality shall not affect any of the
remaining phrases, clauses, sentences, paragraphs or 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 4.
Any person, firm or corporation who violates, disobeys, omits, neglects or refuses to
comply with or who resists the enforcement of any of the provisions of this ordinance shall be
fined not more than Two Thousand Dollars($2,000.00)for each offense. Each day that a violation
exists shall constitute a separate offense.
SECTION 5.
That all rights or remedies of the City of Fort Worth, Texas, are expressly saved as
to any and all violations of Ordinance Nos. 3011, 13896, and 21653 or any amendments thereto
that have accrued at the time of the effective date of this ordinance; and as to such accrued
violations, and all pending litigation, both civil or criminal, same shall not be affected by this
ordinance but may be prosecuted until final disposition by the courts.
SECTION 6.
The City Secretary of the City of Fort Worth, Texas, is hereby directed to publish the
caption, penalty clause and effective date of this ordinance for two (2) days in the official
newspaper of the City of Fort Worth, Texas, as authorized by Section 52.013, Texas Local
Government Code.
Sec. 4.404 1-35W Overlay 2017 amendments Ordinance No.22792-06-2017
Page 3 of 5
SECTION 7.
This ordinance shall take effect upon adoption and publication as required by law.
APPROVED AS TO FU.r AND LEGALITY:
Melinda Ramos, Assistant City Attorney T ary Kaye t ecr ary
ADOPTED: _June 20, 2017
h
EFFECTIVE: ?�
Sec.4.404 1-35W Overlay 2017 amendments Ordinance No.22792-06-2017
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EXHIBIT A
I-35W DEVELOPMENT STANDARDS AND GUIDELINES
Physical copy to be inserted
Sec. 4.404 I-35W Overlay 2017 amendments Ordinance No. 22792-06-2017
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OVERLAYI-35W DESIGN
Section OneIntroductionT
A
Administration
B
L
E
Section Two
O
F
C
O
SectionExisting Conditions
N
Three
T
E
N
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Section FourStandards and GuidelinesS
Publication:
Appendix ASubmittal Requirements ChecklistCity of Fort Worth
Pl.tnnin�;and
Development
Department
Preservation and
Dcsi�n
Fort Worth,Texas
June 2017
S
E
Popp
low
Section •
Introduction
3
Introduction General Development Principles Section
Background Vision
Until the 1990s,a motorist traveling north from Fort Worth on Interstate 35 The members of the I-35W Coalition envision a corridor along this portion of
West(I-35W)would have enjoyed a genuine Texas scenic drive,experiencing I-35W that reflects a level of quality and an aesthetic character that would support
beautiful wide open spaces and long,uninterrupted vistas. In fact,the majority of the continued economic sustainability of the area and that would help retain natural
the 1-35W corridor between Fort Worth and Denton remained unchanged between features of the landscape environment.The standards and guidelines are intended to
the 1960s,when the interstate was constructed,and the 1990s,when Alliance help achieve this vision by focusing on three primary design elements:landscaping,
Airport opened and the North American Free Trade Agreement(NAFTA)passed. lighting,and site planning. R
An important transportation link,Alliance Airport initiated new development, Development Principles
including numerous corporate headquarters,office and warehouse uses,and single- 0
family homes.In addition,NAFTA brought increased truck traffic to the entire I-35 Protect Investment D
Corridor,which stretches from Laredo,Texas to Duluth,:Minnesota.Although
portions of the I-35W corridor remain rural in character,development activity In addition to providing for protection and enhancement of the character of
continues at a steady pace. existing business and commercial areas and the visual and aesthetic character of the
corridor,protect the investment of current and future landowners,investors,and
In the midst of current growth in the I-35W corridor,many business and land users.
owners have become increasingly concerned with traffic congestion and the quality
of development.As a result,the 35W Coalition was formed to"Keep 35W Moving Maintain a high standard of development
North"by finding solutions to transportation and traffic problems,and encouraging The 1-35IVDevelopment Standards and Guidelines promote high quality design,and 0
quality development along the I-35W corridor extending north from the core of the development review process promotes flexibility. Creativity and exceptional
Fort Worth into southern Denton County. design are encouraged.Standards and guidelines on quality site layout,lighting,and
Public Process: landscaping will ensure positive growth and development.
Public participation was a considerable part and foundation of the planning pro- Create and maintain a sense of place
cess.The public was presented concepts of the guidelines as well as detailed con- The I-35W corridor should have a distinct sense of place and extend its identity
cepts of landscaping and building location.Planners consulted the public,major or"brand"throughout the length of the corridor. It should also be recognized that
stakeholders along the corridor as well as meeting with municipalities that have the area is made up of three distinct development zones,which are reinforced
jurisdiction within the corridor.Through this public process,the 35W Coalition through the use of unique,zone-specific landscaping and site layout standards.By
created the I-35W Development Standards and Guidelines to ensure that the quality promoting excellence in development through architectural design and landscaping,
of new development enhances the economic value of all property within the design standards and guidelines can rejuvenate a sense of local pride and identity.
corridor.Although development activity increases each year,the 35W Coalition
believes there is still time to create a special sense of place throughout the I-35W Preserve and promote the natural setting and features of the native landscape
corridor,while preserving some of the qualities of the North Texas Prairie. The importance of a unified and natural landscape along the I-35W corridor is
Geography of the Corridor fundamental to improving the character and quality of existing and future
development.
The I-35W Development Standards and Guidelines encompass four categories:
corridor-wide,south zone,central zone,and north zone.The corridor-wide
standards and guidelines are all inclusive and apply to the entire corridor.They
include standards and guidelines for site layout,landscaping,and lighting.The
character zone standards and guidelines apply,in addition to the corridor-wide
standards and guidelines,to the respective character zone.This will ensure that the
existing natural and aesthetic character of each zone will remain.Each character
zone has specific instructions for site layout and landscaping.
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Administration
Section
Intent
The I-351TI'Development Standards and Guidelines are intended to be clear,concise,and R
user-friendly.The development review process is intended to be predictable and flex-
ible,and to facilitate the timely approval of projects that conform to the general de- - --
velopment principles for I-35W found on page 4.
Relationship to Other Regulatory Documents BUILDING
SETBACK
The I-351TI'Development Standards and Guidelines is an overlay that supplements the PAVING
base zoning district classification.The permitted uses of the property shall be deter- SETBACK
mined by the use regulations set forth for the base zoning district for the property.
Whenever there appears to be a conflict between the I-35W Development Standards and EARTHEN BERMS ARE PUBLIC RIGHT-OF-WAY
Guidelines and other sections of the City of Fort Worth Zoning Ordinance or otherSETBACK v� PAEnaNG
applicable regulations,the more restrictive requirement shall prevail.If there is a FRONTS THE PUBUCRIGFR-0F-MY
conflict between the I-351TI'Development Standards and Guidelines and a mixed-use zon-
ing district(or Planned Development based on mixed-use zoning i.e.PD/MU-1 or
PD/MU-2)located on along I-35W frontage roads,the mixed-use regulations will Diagrams and Sketches Illustrate Standards
govern the setbacks.All development must comply with all Federal,State,and Local
regulations and ordinances.
Definition of"Standards"and"Guidelines" ;
Standards are objective,measurable regulations,often illustrated through diagrams
and sketches,with which all projects must comply. Unless noted as a guideline,all
provisions in this document are standards.For projects not conforming to height and .
setback regulations listed in the Zoning Ordinance for the base zoning district,a -In r i
variance approved by the Board of Adjustment is also required. g
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Design Guidelines are more subjective statements through which the City proposes
additional design strategies. The guidelines should be suitable for most projects,and
developers should endeavor to ensure that guidelines are followed to the extent
possible. City staff and the Urban Design Commission(UDC)will work with _
developers to explore design approaches that maximize conformance with guidelines. = -The UDC shallnot deny a Certificate of Appropriateness(COA) solely because a
project fails to comply with guidelines.
Urban Design Commission(UDC)
The UDC is composed of nine regular members appointed by the City Council
charged with the administration of Design Districts.UDC appointees should be qual-
ified electors of the City of Fort Worth.At least six of the nine appointees shall be
practicing professionals from the fields of architecture,landscape architecture,urban
design or planning,real estate development or law. Photographs Depict Guidelines Images are only intended to help the user
visualize key guidelines. •
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Development Review Process Development Review Process Section
Projects Subject to Review Conceptual Phase Discussions
All construction projects,with the exception of interior construction or exterior One of the most important roles of the design review process is to provide in-
in-kind replacement work,are subject to review by the Planning and Development formal guidance to developers of significant projects during the conceptual design
Department and/or the Urban Design Commission(UDC) for compliance with the phase.These discussions take place during the monthly UDC work sessions,and
I-35WI Development Standards and Guidelines. provide an opportunity for early UDC input that should facilitate timely design
review and approval of the final design phase. City staff encourages all public and
Administrative Review vs. UDC Review private developers of significant projects to present their conceptual plans during a
Projects that are clearly consistent with all applicable development principles and UDC work session.
that clearly conform to all standards may be approved administratively by the Variances to Zoning Ordinance Property Development Standards
Planning and Development Director,or his/her designee,without UDC review or
approval.Any application that meets the standards can be administratively approved The UDC is authorized to approve appropriate waivers to the vast majority of the
at any time.The UDC shall review projects that require interpretation or discretion- I-35W Development Standards and Guidelines,provided that a project complies with
ary judgment with respect to the project's compliance with standards and guidelines. applicable development principles.The UDC may allow additional flexibility for D
projects of exceptional civic or environmental design.However,any waiver of basic
Certificates of Appropriateness property development standards related to building heights or setbacks requires a
The Planning and Development Director,or his or her designee,or the UDC will variance approved by the Board of Adjustment. Similarly,vacations of public rights-
issue a Certificate of Appropriateness (COA) for approval of conforming public and of-way and any waivers from subdivision ordinance requirements require approval
private projects.The Planning and Development Director,or his or her designee, by the City Plan Commission.Vacations must also be approved by the City Council.
may approve a COA if a project is clearly consistent with the Intent and General Variances,vacations,and subdivisions ordinance waivers should have a
Development principles.If a project does not clearly conform to any portion of recommendation by the UDC.
these standards and guidelines,then the Planning and Development Director,or
his/her designee,will refer the submission to the UDC for review and action.
Additionally,if an applicant believes adherence to these standards and guidelines R
would create an extraordinary hardship,they may apply to the UDC for ,
consideration.Any COA approved by the UDC must describe compliance with the
intent and general development principles.
Required Information
The plan submittal requirements are outlined on page 13.Additionally,refer to ,
the submittal checklist on page 32 prior to submission for review.
Review of Public Buildings and Public Spaces
In accordance with their civic role,public buildings should reflect exceptional
design quality.The UDC may approve public buildings of exceptional design that
do not comply with certain standards or guidelines,provided that the buildings
conform to the intent and general development principles.
Review of Phased Projects
To minimize review steps for phased development projects,the Planning and
Development Director,or his/her designee,or the UDC may approve a COA for
all phases of a project provided that the applicant submits drawings that depict the
initial phase and all future phases,and all phases conform to pertinent development
standards.The COA is valid for two(2)years from the date of approval. COAs will
expire if the project has not begun within a two(2)year time period.
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Section Three:
Existing Conditions
I-35W District Boundary
�•� Character Zones Map Section
635
pFVflON
IT4 MIR
F35W
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North Zone:
svaeow
Keller Hicks Road to
DfN1UN �'
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GDALITION
BOUNDARYAIRPORTRY 121 '
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The I-35W Demlopment Standards and Guidelines apply to a 2,000 foot wide corridor
of I-35W from Meacham Boulevard to Highway 114(1,000 feet from either side of Central Zone:
the centerline of I-35W).This 15-mile corridor includes many of Fort Worth's most Basswood Boulevard to
prominent business parks and businesses including Mercantile Center,Fossil Creek, Keller Hicks Road
BNSF Corporate Headquarters,Cabela's,Alliance Airport,and Texas Motor
Speedway. il Ta
Character Zones
While the main purpose of these standards and guidelines is to establish a strong
common identity for the I-35W corridor,it is recognized that the area is made up of
three distinct development zones:North,Central,and South Zones.These areas
s5wodiffer greatly in density of existing development,architectural style,and in the
amount of open space available for future development.The expression of these .' N
Blvd N
three zones will establish a framework for the roadway experience along the length of
the corridor. _
Too often,highway frontage roads and intersections are developed in a haphazard, South Zone:
uncoordinated manner that results in the disjointed pattern of buildings and parking - Meacham Boulevard to
lots throughout the highway corridor.Frequently,expansive parking lots with little Basswood Boulevard
shade or pedestrian walkways are located between the highway frontage road and the r
building. {
South Zone—Looking North Central Zone—Looking North
The South Zone extends from Meacham Boulevard in the south to Basswood The Central Zone extends from Basswood Boulevard in the south to Keller Hicks Section
Boulevard in the north and includes the major highway interchange at Interstate 820. Road in the north.Currently,this area is the least developed of the three character
The South Zone is comprised of a number of well-established developments, zones.However,new residential and retail development is flourishing on both the
including commercial,office,hotel,apartments,and retail establishments.In addition, east and west sides of the corridor.Existing land uses include industrial,commercial,
residential developments are present on the periphery of the corridor.This zone mixed-use,and residential.Because existing development is sparse,the Central Zone
reflects the unbridled growth that has taken place in north Fort Worth over the last will be most affected by the I-35W Development Standards and Guidelines,as they will
20 years.Although the I-35W Development Standards and Guidelines will only apply to all apply to all new development.
new development,there is an opportunity to bring a sense of visual order and
consistency to this area and to create and enhance economic value.
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North Zone—Looldng North
The North Zone extends from Keller Hicks Road in the south to Highway 114 miSection
the north.With the exception of Texas Motor Speedway,the land uses in this area
are primarily commercial,including warehouse and light industrial,office,and some
retail.Many of the commercial buildings in this zone reflect the"cutting edge"
technology that populates this area along the corridor.There is also a significant
amount of undeveloped land in this zone,which will be affected by the I-35W
Development Standards and Guidelines,as they apply to all new development.
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Plan Submittal Requirements ( PUBUC RIGHT-0F-WAY
Section'
General . _ . . _ . . _ . .
• A written description of the proposed work must accompany the following
PAVIM6$ET9ACK------ -------------- - ------- -
required graphical information.
Site Layout
• A proposed site plan depicting the following site layout elements shall be
submitted to staff for review:
1. Building location
2. Building orientation
3. Setbacks(Building&Paving) I
4. Sidewalk/pedestrian routes
5. Vehicle and bike parking orientation,layout,and space counts
6. Driveways 1-351M O�
1 •.
7. Vehicle and truck circulation routes within development I j
8. Truck and trailer storage and parking areas
9. Screening for truck and trash areas
7ti
10. Urban Forestry Compliance � ;Y,,. �r� ,
11. Landscape Plan i s:
12. Grading Plan
13. Fencing(If applicable)
14. Retaining/Landscape Walls
15. Light pole/fixture locations, Fig. 13.1 Example of a Site Plan
16. Lighting photometrics and specifications
*This is only an example of a site plan submittaL Refer to the dxckist on page 32 for all site plan requirements.
Building Elements
• The following building elements shall be submitted to staff for review:
1. Building elevations
2. Building material specifications
3. Signage
4. Exterior building mounted light fixture locations and specifications
Site Layout Site Layout
Intent Section
The purpose of the site layout standards and guidelines is to create a coordinated General Setback Guidelines
development pattern that welcomes motorists into shopping areas and business • Features that can be incorporated into the setback area are as follows:
developments,while promoting the natural beauty of the landscape.These commercial • Signage
areas should have a"front door"feel in the way they address or face the roadway.In
addition,the layout of parking areas and buildings should promote safe and efficient • Entry drives
pedestrian travel. • Sidewalks and Pedestrian Plazas
• Benches and other pedestrian amenities (including shade structures)
Building Orientation Standards • Planter and retaining walls
• Each building fronting I-35W or the frontage road should have primary entrances • Below-ground structures (utilities,etc.)
facing I-35W. (See page 16 for architectural guidelines) • Sculptures,public art,and other decorative items t
• If a building cannot have its primary entrance facing I-35W,then the require-
ments for the I-35W facing elevation must meet the architectural intent listed on General Setback Standards
page 16. • Setbacks shall be calculated from the public right-of-way. (See Figure 20.2 on ,
• To the extent possible,locate dumpsters and service areas on the side or rear of page 20)
the buildings.Where this cannot be achieved all services areas and dumpsters a Building and paving setbacks vary by street type and location within each char-
must be screened with architectural elements that match the building. (See page atter zone(See charts on page 15)
24 for screening requirements) • Where two public rights-of-way intersect,the setback requirements for each
shall be incorporated.
• All setback areas shall be landscaped and maintained in good condition. (See
landscape standards and guidelines for specific information.) D
• Building and paving setback requirements may not be waived by the UDC.
This requires a variance from the Board of Adjustment,with a recommenda-
tion from the UDC.
D
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Fig. 14.1 Example of landscaped setback
Sectioni
South Zone Setback Standards
ROADWAY TYPE PAVING SURFACE BUILDING STRUCTURE PARKING STRUCTURE
Minimum Minimum Minimum
1-35W Frontage 15' 25' 50'
Arterial 15' 15' 30'
Secondary Roadway 15' 15' 20' D
1
Central and North Zones Setback Standards
D
ROADWAY TYPE PAVING SURFACE BUILDING STRUCTURE PARKING STRUCTURE
s
Minimum Minimum Minimum
1-35W Frontage Read 25' S0' i 50'
Arterial 25' 50' j _50'
Secondary Roadway 20' 50' 50'
Architectural Standards
Section
Intent
The purpose of the architectural standards and guidelines is to promote a high quality U'� ! pry "�"°
of design and character along the I-35W corridor. '
Architectural Guidelines for Commercial and Retail Development
• Articulation by the use of offsets,change in material,pilasters,and similar archi-
tectural features are encouraged to express a rhythm or pattern along the facade.
• The use of canopies,awnings,blade signs and arcades are encouraged for provid- -. 4 �,�
ing shade and pedestrian interest. D
• A combination of a variety of building materials,offsets and recesses are encour- I
aged to break up long fagades.
•
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Primary Building Architectural Standards + 1
• If a building cannot have its primary entrance facing I-35W,then the require-
ments for the I-35W facing elevation include the following. Ii w
• Excluding window glazing,which may include spandrel glass,employ
the same materials and colors as the building fagade with the primary ` _ _
entrance for the development or business.
• In the Central Zone,buildings must employ architectural treatments,
detail and scale elements such as canopies,that are consistent with the
primary building facade.
Secondary Building Standards ri
�
• Secondary buildings and service enclosure structures must utilize similar materials }� R -,• ,_
and architectural treatments as the primary building front fagade. 4
• Screen service areas,including storage,meter banks,HVAC equipment,
generators and similar equipment with screening walls and/or landscaping. -
• Enclose dumpsters,recycle bins and compactors within screening walls that
match style and colors of the adjacent building. - -
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v16
Architectural Standards for Commercial and Retail Development
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LONG EXPANSES OF THE SAME MATERIAL T
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LACK OF SHADING DEVICES
OR ARTICULATION t .
Fig. 17.1 Examples of incompatible architectural treatment for commemal retail Fig 17.2 Examples of compatible architectural treatment for commercial retail .171
Parking and Driveways 19-V MI/.WOSCAPE
MEDIAN BETWEEN
Intent: PARKING AREASrROOMS` Sectjoll
Landscaping is an important tool to mitigate the visual impact of parking.The intent
of this section is to ensure that landscaping is appropriately used to mitigate surface
parking and to provide flexibility,if necessary,for developers to meet unique site con-
ditions. PAR OM" PAR OM"
UMI LIMIT
�,` MAX. CES MAX. CES
Guidelines:
• Pedestrian walkways are encouraged to offer safe,marked routes between parking CE A
spaces and building entries. (See Figure 19.1) N
• When possible,utilize shared parking provisions to reduce the total number of ,
parking spaces.
• Parking islands are recommended to achieve the required canopy coverage and to
breakup long rows of parking.
Standards: Fig. 18.1 Diagram example of parking rooms D
• All parking areas in all zones shall be limited to a maximum of 200 spaces per
parking"room".
----- ----- -----
• For every parking area a minimum ten(10) foot landscaped median/divider shall
be installed to help break up"rooms"of large parking fields. (See Figure 18.1) SPAC
• For buildings fronting I-35W,a minimum of 50%of the parking areas shall be
located behind or within groups of buildings. (See Figure 18.2) 1
• If 50%of parking cannot be located behind the building or within
groups of buildings,one tree shall be added for everyadditional ten(10)
spaces,beginning with the first additional space and for each ten(10) `
:^ YIN.50'i OF PARKING
spaces thereafter.Priority should be given to placing additional trees --- MST BE LOCATED BERM OR WITHIN A
within the paving or building setback fronting I-35W. FRONT �POF�G�
• If buildings front I-35W and are located outside the design FRO MM
overlay,all surface parking located within the overlay fronting D
I-35W will be required to meet the planting conditions above. OR
• The setback areas along I-35W and where parking areas and/or drives front the
public right-of-way will be required to include earthen berms for screening pur- AMLIt THrtroH
poses where topography allows.If topography does not allow,refer to page 22 for SPAC TEN
alternate screening methods.(Reference pages 20 and 22) , Oa��- - NFE
•
All parking areas shall have buffers of at least ten(10) feet from any building face - rnSREAMR,
fronting on a street and ten(10)feet from side and rear building faces to allow for S �t�F7°oHESiRr
a combination of landscaping,sidewalks,and pedestrian plazas.No less than 30% "Egt"�"�N15
of the remaining area in the 10 foot buffer must be landscaping from the ap-
proved planting list(Page 29) and distributed along the front and sides of the
building. (See Figure 21.2)Where appropriate in urban and retail settings a combi-
nation of planters and planting beds can be used to achieve the required landscap-
ing.Paving requirements vary by zone,refer to pages 26-28.
1-35W FRONTAGE
Fig. 18.2 Diagram example of parking requirements when fronting I-35W
z
Standards (continued): Parking and Driveways Section
• Landscape screening is required between the parking areas on adjacent parcels so w
as to break up the area of paving-,landscape screening shall be a minimum of ten
(10)feet wide and accomplished with earthen berms and/or with planting materi-
al from the approved planting list(See page 22 and 29).If there is a shared access k
easement along the property line,a minimum ten(10) foot landscaped median/
divider shall be installed on either side of the access easement. (See Figures 19.2-
19.3)
• Earthen berms shall be a natural,oscillating form with an average overall height
of thirty-six(36)inches tall. (Refer to page 22)
• Sidewalks,medians,and building entryways shall utilize appropriate paving and - 1
landscaping materials.All pavers in public spaces and common areas shall be
interlocking concrete pavers—terra cotta,pewter,natural/limestone or equal. .= R
Fig. 19.2 Example of shared access easement along the properly line
1
I I i i
t I i t
{ i W-W&O I I SHARED d 10-0 MIN I
LANDSCAPE I ACCESS I wLOscAPE I
+R +� 1 MEDUW I EASEMENT i MEDIAN {
.,��., �l• I I I w I
I 1 REFER TO PG,24 I i
FOR BERM AND I I 1
F; I i SCREENING µ i !
REQUIREMENTS I E
Term Coda Pewter I e Valk: I i
1I
i � I
i i I
A.
•z. "`s SECTION A 1
-1
A
T
PARKING SCREENING REQUIRED IN
_ IQ' N f0'-0°MIN LANDSCAPE MEDIAN,ACHIEVED
LANDSCAPE ACCESS LANDSCAPE THROUGH USE OF BERMS AND OR
DIVWR EASEMENT DIVIDER REQUIRED PLANTING MATERIAL
«^� I REFER TO PG 20
PLAN
8 •
Fig. 19.1 Examples ofpedestrian walkways along landscape medians Fig. 19.3 Diagram example of a shared access easement along the properly line
Parking and Driveway,,
Section
i
9 y1
F
1
i 11
• i - _
s f"
- I
f
'i
J� r
Fig. 20.1 Example of landscape screening within the paving setback Fig. 20.4 Example of compatible earthen berm with landscaping 1
1
BUILDING
SETBACK
EARTHEN BERMS ARE
REQUIRED W P^4W
SETBXXV *F,X G
FRONTS M
Fig. 20.2 Diagram of how setbacks are measured 20
Section
4:
*'�} -•��� � '� �� �+F, � �.�yam!'r-
Parldng and Driveways
Fi
g. 21.3 Example of a successful combination of landscapin& sidewalk andpatin
D
Fi
g. 2 1.1 Example of distributin
landscapin
g alon
gparking buffers
G
H I
CNL l�T4s71���'A4ty a
Tj
ATLEW30%OFTHF YMEEL STOPS ARE
MATERIAL DISTRIVIIJTED TO PUWTING AREAS
S
, ,TW WLIWIG
Fi
g. 21.2 Diagram ., �Y
Berms and Screening _
Intent: Section
Landscape screening is an important tool to mitigate the visual impact of parking.The ., - _ ,
intent of this section is to ensure that berms and landscape are appropriately used to
mitigate parking headlights onto the frontage road and promote an aesthetic consisten- A A
cy along the I-35 corridor.
Standards: - -
• Earthen berms fronting the I-35W public right of way shall be a minimum overall ±
average of thirty-six(36)inches tall. The average height is measured from the r,•
public right-of-way or parking area elevation,whichever is greater.In order to
achieve natural formation,the berms shall consist of a change of at least one(1)
foot in height and five(5) feet in setback for every thirty(30)linear feet.(See Fig-
ure 22.3) 'i _ I
4&W
• Where topography prohibits berm screening height requirements from
being met,landscape supplementation can be used to achieve the re-
quired screening as an exception to berms.
• If landscaping is needed to achieve screening,layering of planting mate-
rial from the pre-approved list(Page 29)must be used to supplement an i
average of thirty-six(36)inches tall screen.Two(2)to three(3)different
species,excluding turf grass,must be used to achieve the required land-
scape screen(See Figure 22.1).In the central zone,berms must be treat-
ed with layering of shade trees,ornamental trees and planting beds of
ornamental grasses and/or shrubbery. -
• All headwalls or retaining walls visible from I-35W are required to be treated with g.W MIN SET
decorative masonry cladding.Storm water drainage areas are required to be main- BACK EVERY '"
tained in accordance with the city requirements. 30'-0'LINEARLY
FRONTING 1.35
PLAN
Example of layering planting material to Example of berm height and width variations
achieve screening height requirements
rya.�mm�
1Y MIN CHANGE
k IN BERM HEIGHT 36'AVERAGE
EVERY 30-0' L 31# L 3V4r BERM HEIGHT
LINEARLY
Section:Landscape screening where min.berm Section:Earthen-berm height requirements ELEVATION
requirements cannot be met 22
Fig. 22.1 Example of earthen berms and landreape exceptions Fig. 22.3 Example of earthen berm height change requirements
Berms and Screening
Section
r1
a .
_ 1
EXAMPLES DO NOT EXPRESS A NATURAL VERTICAL CHANGE IN ELEVATION '
OVER THE LENGTH OF THE BERM
t
1
BERM IS AT A CONSISTENT HEIGHT AND DOES NOT USE PLANTING TO ACHIEVE
THE REQUIRED PARKING SCREEN
SCREEN
a
UNACCEPTABLE PARKING SCREEN
Fig. 23.1 Example of noncompliant landscape Greening attempts Fig. 23.2 Examples of compliant landscape screening
Screening of Loading Docks
Intent: Section
The intent of this section is to ensure that screening of service and loading docks
fronting I-35W is appropriately used to uphold the aesthetic standards of develop-
ments along I-35W. Locating service and loading at the rear of the building and not
fronting I-35W is encouraged. -
Standards:
• All service,trash,and utility areas shall be permanently screened from view with
an enclosure and/or landscaping.All enclosures should be constructed of ma-
sonry or concrete and match the adjacent building materials and color. 5
• Dumpster enclosures shall include metal/steel gates. 4 r 1
• Industrial loading docks and trailer storage shall be screened from I-35W with a P
screening wall,berm,and/or landscaping. •
• Wood or plastic fencing materials are prohibited.
1
SITE PLAN
r j
-d r MATERIALS OF SCREEN.WALL MATCH
BUILDING MATERIALS-
SCREENING MATERIAL DOES NOT MATCH THE ADJACENT BUILDING AND USE OF A PROHIBITED 1
SCREENING MATERIAL
LANDSCAPING USED
SECONDARYS REEKING
USE OF A PROHIBITED SCREENING MATERIAL DUMPSTER IS NOT FULLY ENCLOSED AND
THE USE OF A PROHIBITED SCREENING ELEVATIONS
MATERIAL
Fig. 24.1 Example of noncompRantloading and service areas Fig. 24.2 Example of compKantscreen wally and landscaping of service areas
Landscaping
ct
Intent:
The importance of a unified and natural landscape along the I-35W corridor is
fundamental to improving the character and quality of existing and future
development.The landscape treatment of the corridor is intended to differentiate the
three character zones from each other,while maintaining a consistent theme
throughout the corridor.Landscape treatment of the corridor should be in the form of
native grasses,shrubbery,shade trees,and ornamental trees.These categories vary
between character zones in hierarchy and stringency of planting design.
Standards:
• A proposed site plan depicting the following landscape elements shall be submit- D
ted for review:
1. Existing tree locations and species -
2. Topography -
3. New plant species and location D
4. Location and dimensions of berms
5. Detailed planting schedule Fig. 25.1 Example of enhancing existing landscapes and topography
• Refer to the pre-approved plant list(Page 29)and the zone specific guidelines
when selecting plant materials.
• Care shall be taken to preserve and enhance any existing landscape features,such
as existing groves of trees,creeks and waterways,interesting topography,etc. t
Existing landscape amenities shall be evaluated and inventoried prior to the com-
mencement of site planning.
• Landscaping in the right-of-way shall be designed to look as natural as possible by z
incorporating open mowed areas,native plant species,and drought tolerant plant OMEN
materials to reinforce the prairie look.
• Landscape shall be designed,installed,and maintained in accordance with plans.
• Projects in the I-35W corridor shall comply with urban forestry requirements. ,
Guideline:
• Development in all zones is encouraged to utilize the"Recommended List of - w •, ,
Native Plants for Landscape Use in North Central Texas"as complied by the
North Central Chapter of the Native Plant Society of Texas.
Fig. 25.2 Example of a well landscaped paving setback
Landscaping Scctuyfi
South Zone Landscape Standards:
• In the setback areas(see table on page 15),use more compact planting materials,
such as:
0 Ulmus crassifolia—Cedar Elm
0 Ilex vomitoria—Dwarf Yaupon
0 Langerstroemia indica—Crepe Myrtle
a'l
0 Raphiolepis indica—Indian Hawthorne
• Use landscaping,such as street trees,to create buffers between sidewalks and 4
automobile lanes.Where possible,create a buffer area between the sidewalk and i,�:_ '�-� s` �_ �, .. • .� tt�y
parking to screen the parking from both pedestrians and passing automobiles.
• Take advantage of parking medians and other small spaces to plant turf grasses ° - �� y
and ground covers.In areas where space for landscaping is extremely constrained, `
use large pots to provide greenery around buildings and parking lots.
1.4 -
L
PI
y .; y-
""�:-
261
Landscaping
Central Zone Landscape Guideline: Sectio
• Maintain a view corridor from highway and access roads by using low growing
grasses and shrubs,and street trees with a higher canopy.
-ar a
Central Zone Landscape Standards:
• Paving setback shall be landscaped per standards outlined on page 22. x
• Maximum of 40%Bermuda grass or other sod may be used in the required I-35W - �*
paving setbacks.
• In the paving setback areas(see table on page 15),use native and adaptive prairie
planting materials,such as: ,
0 Quercus virgiana—Live Oak
0 Leucophyllum frutescens—Texas Sage F
0 Any of the ornamental grasses on the
pre-approved plant list on page 30. D
• Trees may be clustered in small groups at least fifty(50) feet apart to compliment
the wide-open vistas of the North Texas prairie.The landscape design shall have a
free-flowing,natural,and unstructured style.
_� -r. x `�
Landscaping
North Zone Landscape Guideline: section
• Maintain a view corridor from highway and access roads by using low growing
grasses and shrubs(where necessary for screening)and street trees with a higher 4 — -
canopy.
• Planting beds at the site-entry are encouraged.
• Existing development can be described as,"industrial ranch or working land-
scape"character.Therefore,the style of the landscape design should be fnere less
formal and structured,while still complimenting the North Texas prairie.
T�#
• Street trees are required for properties fronting the public right of way.Trees mays
be clustered in small groups at least fifty(50) feet apart to compliment the wide-
open vistas of the North Texas prairie.The landscape design shall have a free- `►, _ "'� = *'
flowing,natural,and unstructured style.
North Zone Landscape Standards:
• Paving setback shall be landscaped,which includes required earthen berm screen-
ing,ornamental trees and canopy trees. —
• Where a minimum average 36"berm cannot be fully achieved due to topography,
then screening shall be supplemented with shrubbery and ornamental grasses.
• In the pavement setback areas(see table on page 15),use plant materials such as:
0 Sophara secundiflora-Texas Mountain Laurel
0 Ilex decidua-Possum Haw V_-
0
—0 Quercus virginiana-Live Oak
0 Ulmus crassifolia-Cedar Elan"
0 Lagerstroemia indica-Crepe Myrtle
0 Cercis Canadensis-Red Bud
0 Vitex angus-castus a
0 As long as the berm requirements can be met,100%sod can be used
within the paving setback,along with the required ornamental and
canopy trees. ¢'
0 Where topography inhibits the ability to achieve compliant berms,addi-
tional landscaping is required to provide screening within the paving '
setback(Refer to page 22). --AMR" �;`
Pre-approved Plant List Pre-approved Plant List
Canopy Trees: hs xYx g Large Evergreen Shrubs: Xyi Sectio
Bumelia lanuginosa—Chittarnwood Elaeagnus pungens—Elaeagnus
Quercus macrocarpa—Bus Oak `
Ilex cornuta`Burfordi"—Burford Holly
Quercus muehlenbergii—Cbinkapin Oak Ilex x"Nellie R. Stevens"—Nellie Stevens Holly
Quercus virginiana—Live Oak
Ulmus crassifolia—Cedar Elm ° r6 Small/Intermediate shrubs and Ornamentals: `fie
Ulmus parvifolia—Lacebark Elm Abelia grandiflora—Abelia varieties M i y
Gleditsia triacanthos—Honey Locust Berberis thunbergii—Barberry varieties `
Quercus rubra—Red Oak Bur Oak Cotoneaster spp.—Cotoneaster varieties (:j m r{iur.
Cydonia japonica—Texas Scarlet Flowering Quince ,
Hypericum sp.—Hypericum St.Jobn s Wort
ti s 4 Ilex cornuta`Burfordia Dwarf'— Dwarf Burford Holly
►.< Ilex cornuta"Carissa"— Carissa Holly
Ilex vomitoria"Nana"— Dwarf Yaupon Holly
v 1
Juniperius sp.— Juniper varieties t
M
Lagerstromia indica— Dwarf Crepe Myrtle varieties
Leucophyllum frutescens— Texas Sage "
jI long,Lo.-Ust
t strum sinense"Vane to"— Variegated Privet
J
- Mahonia aquifolium"Compactum"—Oregon Grapeholly
1`J`ehl i:lr� Miscanthus sinensis—Maidengrass
I e:4�r.�.aaarle•t(,ofr:v:m, wrn
Ornamental Trees: Nandina domestica"Compacta"— Compact Nandina
Cerds spp.—Redbud varieties Nandina domestica"Harbor Dwarf'— Harbor Dwarf Nandina
Crataegus spp.—Hawthorn varieties Nandina domestica"Gulf Stream"— Gulf Stream Nandina
Ilex decidua—Possumhaw Raphiolepis indica—Indian I Iawthorn
Ilex vomitoria—Yaupon Holly a
Lagerstroemeia indica—Crepe Myrtle
Malus sPPSCrabapple varieties «�
`� s' �..•
Prosopis juliflora—Honey Mesquite
Prunus mexicana—Mexican Plum T�` ' s"
Rhus glabra—Scarlet Sumac Crabapple
Rhus lanceolata—Prairie Flame Leaf Sumac `
Sophora secundiflora—Texas Mountain Laurel ' j x Texas
Mexican Sage�spy
i' a Plum
�?
Hawthorn
Flowers " '�
l" Variegated Privet 29
Pre-approved Plant List Pre-approved Wildflowers and Field Flowers by Zone
Section
Vines and Groundcovers: North Zone: '+ ,
Parthenocissus quinquefolia—Virginia Creeper Lupinus texensis—Bluebonnet
Junuperus sp.—Prostrate Juniper varieties
! Rudbeckia amplexicaulis—Coneflower
Liriope sp.—Liriope varieties r Gaillardi pulchella—Firewheel/Indian Blanket
Lonicera sempervirens—Coral Honeysuckle
Ophiopogon sp.—Mondo Grass
Santolina sp.—Santolina
Trachelospermum asiaticum—Asian Jasmine ? ,+F�.;5,r;,,nr
Vinca minor`Bowles"—Vinca
Vinca `Bowles"
R
j' Indian Blanket 1
Central Zone:
Monarda citriodora—Lemon Mint
Coreopsis tinctoria—Plains Coreopsis '
C:`oral Honeysuckle Oenothera speciiosa—Pink Evening Primrose
Ornamental Grasses: Virginia Creeper
Schizachyrium scoparium var.frequens—Little Bluestem C:i�na+:?a;irr
Sorghastrum nutans—Indiangrass
Eragrotis curvula—Love Grass .
Other Similar Native grasses
w
on Mint
Pink Evening Primrose
South Zone:
Castilleja indivisa—Texas Paintbrush
Coreopsis lanceolata—Tickseed
Indiangrass Little Bluestem Love Grass yK y ? ; '
Lighting
Intent: Section
The purpose of these lighting standards is to establish a minimum level of design and
performance for all light fixtures in the corridor.Lighting and lighting system
components and hardware shall be compatible and harmonious throughout the
corridor.A successful exterior lighting program shall include adequate illumination for :..t
safe pedestrian and vehicular movement,sufficient lighting for all signs and
wayfinding,and decorative lighting that enhances the landscape design without creat-
ing excessive glare or visual hot spots.
Standards:
• A proposed site plan depicting lighting fixture types and locations for the entire D
development,including pedestrian routes,driveways,parking,loading areas,and
the building shall be included in the COA application.
• All exterior lighting shall be designed,installed,and maintained in accordance E•%amp&of-renin,station danm figh1m,,
with plans and specifications submitted and approved in the COA application. D
• Fixture orientation and design shall minimize direct glare from the fixture,both
within the site and particularly as viewed from the I-35W and frontage roads.
• Architectural lighting shall articulate and animate the particular building design
and visibly promote and reinforce pedestrian movement.Indirect wall lighting or
"wall washing",overhead down lighting and interior illumination(glow)is
encouraged in the expression of the building.
• All direct down lighting,except where noted in lighting diagrams,shall be accom- D
plished by utilizing light fixtures with 90 degree(horizontal) cutoffs.Glowing
light sources shall not be used at any time to provide or supplement functional
light level requirements.
• Loading and service area lighting shall be contained within the service yard
boundaries and enclosures,and utilize cutoff light fixtures that are mounted no
higher than the adjacent building.Wall mounted light fixtures will be permitted
only if they have a 90 degree cut off to prevent glare. Examples of architecturallighting 1
• Security lighting shall be primarily accomplished by the ambient light levels
created by the required site lighting elements.
• Parking areas,access drives,and internal vehicular circulation areas shall be "
illuminated by lighting fixtures with total cutoffs of 90 degrees.No spot lights are
allowed for site lighting.
Guidelines: , -
• Architectural`wall washing"is highly encouraged. ,;fir
• Pedestrian routes should utilize bollard-type lighting rather than pole lights.
• Up lighting should be minimized to include architectural wall washing and - -
architectural accenting only.
• Lighting should be reduced after normal closing hours when the parking lot is not
in use to only the bare essentials to provide security,building illumination,and ! •
pathway marking. 31
Submittal Requirements Checklist •
1) Required Information
❑ Site Plan
❑ Grading Plan
❑ Include earthen berm contours
❑ Building Plans and Elevations
❑ Public Right-of-way Cross section
❑ Berm Elevations
❑ Paving Setback
❑ Building Elevations
❑ Material Specifications
❑ Fence Material
I] Building Material
❑ Screen Material
❑ Plan Specifications for Proposed Signs:
❑ Building Signs
❑ Regulatory/Site Signs
❑ Directional Signs (if applicable)
❑ Monument Sign
❑ Signage Site Plan
C Description of Proposed Work
2) Site Layout Standards (Page 14)
❑ Proposed Site Plan including the following:
❑ Building Location
❑ Building Orientation
❑ Setbacks
❑ Building Setbacks calculated from public right-of-way
❑ Paving Setbacks calculated from the public right-of-way 32
11 Setback landscaped and maintained in good condition
Submittal Requirement Checklist
❑ Sidewalk/pedestrian routes
❑ Parking orientation and spaces
❑ Signage
❑ Driveways
I I Vehicle and truck circulation routes within development i
❑ Screening for truck and trash areas
3) Parking and Driveways Page 18)
❑ 200 spaces maximum per parking area (Refer to figure 18.1 on page 18)
❑ 10 foot minimum landscaped median/dividers breaking up "rooms" of large parking fields (Refer to figure 18.1 on page 18)
❑ Building fronting I-35W, 50% minimum of parking located behind or within groups of buildings (See Figure 18.2 on page 18)
❑ 36" minimum landscaped berm in setback area along public right-of-way (See Figure 23.2 on page 23)
❑ Landscape screening between parking areas on adjacent parcels with berms and/or approved planting material. (Refer to pages 19 and 30)
❑ Utilize appropriate paving and landscape materials. (Page 19)
❑ Public space pavers to be terra cotta,pewter,natural/limestone or equal.
❑ Masonry or concrete permanent screening, finished to match adjacent building style for:
❑ Service Areas
❑ Trash Areas
❑ Utility Areas
❑ Retail truck loading docks facing I-35W
❑ Office truck loading docks facing 1-35W
❑ No wood or plastic fencing materials
❑ Screening wall, finished to match adjacent building style and/or landscaped berms for:
❑ Industrial looking docks and trailer storage
4) Landscaping
❑ Proposed Landscape Plan including the following:
❑ Existing tree locations and species 33
Submittal Requirement Checklist
4) Landscaping (continued
❑ Topography
❑ New plant species and locations
❑ Locations and dimensions of berm
❑ Detailed plant schedule
❑ Plant selection meeting the following requirements:
❑ Approved Plant List(Page 29)
❑ Zone specific guidelines (Pages 26-28)
❑ Preserve and enhance existing landscape features such as:
❑ Existing tree groves
❑ Creeks
❑ Waterways
❑ Interesting topography
❑ Landscaping in the right-of-way/landscape set back area designed to look as natural as possible by:
❑ Incorporating open mowed areas
❑ Native plant species
❑ Drought tolerant plant materials
❑ Project complies with urban forestry requirements
❑ South Zone Landscape Standards (Page 26)
❑ Use more compact planting materials
❑ Use street trees between sidewalks and auto.Lanes
❑ Buffer areas between sidewalk and parking
❑ Install groundcover/grasses in parking medians and small spaces
11 Install large pots to provide greenery in constrained spaces around building and parking lots.
Submittal Requirement Checklist
❑ Central Zone Landscape Standards (Page 27)
❑ Use native and adaptive prairie planting materials (Page 29)
❑ Street trees clustered in small groups
❑ Small groups offset minimum (50) feet apart B
❑ Design shall have free flowing,natural,unstructured style.
❑ Shield and buffer parking areas with berms and planted native grasses in lieu of taller shrubbery.
❑ Pavement and hardscape areas accented with terra cotta having material or natural limestone with natural form and shape.
C North Zone Landscape Standards (Page 28)
5) Lighting (Page 31)
C Lighting Plan:
❑ Photometric Study including the following:
❑ Building Lights
❑ Site Lights
❑ Foot Candle (Fc) representation to and through property line
❑ 0.0 Fc at property line
❑ Overall pole height (including concrete base)
❑ Light Fixture Cut Sheets with complete field selections
❑ Full Cutoff fixtures
❑ Uniform color-temperature
❑ Site Lighting Plan
❑ Pole locations coordinated with landscape plan
11 Photographs of the Site and Existing Conditions
Submittal Requirement Checklist
5) Lighting (Continued
❑ Lighting fixture type for entire development including:
❑ Pedestrian routes
❑ Driveways
❑ Parking
❑ Loading areas
❑ Building
❑ Fixture orientation and design has minimal glare from the fixture from:
❑ Within the site
❑ I-35W
❑ I-35W frontage roads.
❑ Architectural Lighting fulfills the following:
❑ Animates the building design
❑ Visibly promotes and reinforces pedestrian movement
L✓ Provide indirect wall lighting ("wall washing"), overhead down lighting and interior illumination.
❑ All light fixtures have 90 degree (horizontal) cut offs.
❑ No spot lights for site lighting.
L_ No glowing light sources to supplement light level requirements.
❑ Security light primarily achieved by ambient lights levels created by required site lighting elements.