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HomeMy WebLinkAboutOrdinance 22703-05-2017 ORDINANCE NO. 22703-05-2017 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), BY AMENDING ARTICLE 13 "FORM BASED DISTRICTS", OF CHAPTER 4, "DISTRICT REGULATIONS" TO ADD A NEW SECTION, SECTION 4.1309 STOCKYARDS ("SY") DISTRICT" AND TO ADD SEPARATE ZONES WITHIN THE FORM-BASED DISTRICT; PROVIDING FOR STANDARDS FOR NEW CONSTRUCTION AND CERTAIN RENOVATIONS; PROVIDING FOR STANDARDS AND GUIDELINES FOR DESIGNATED HISTORIC STRUCTURES; REQUIRING A CERTIFICATE OF APPROPRIATENESS FOR DESIGNATED HISTORIC STRUCTURES,NEW CONSTRUCTION AND CERTAIN RENOVATIONS; PROVIDING FOR ADMINISTRATIVE APPROVAL OF CERTIFICATE OF APPROPRIATENESS UNDER CERTAIN CIRCUMSTANCES;PROVIDING AN APPEAL PROCESS; AND TO AMEND SECTION 4.1200 FORM BASED DISTRICTS CODE USE TABLE TO ADD THE USES ALLOWED WITHIN THE STOCKYARDS DISTRICT; TO REPEAL SECTION 4.407 "STOCKYARDS DESIGN ("SYD") OVERLAY DISTRICT"; AMENDING SECTION 4.100, "DISTRICTS ESTABLISHED", OF CHAPTER 4 TO ADD THE NEW STOCKYARDS FORM-BASED DISTRICT; AMENDING CHAPTER 9 TO ADD DEFINITIONS AND PROVIDING THAT THIS ORDINANCE SHALL BE CUMULATIVE; PROVIDING A SEVERABILITY CLAUSE; PROVIDING A PENALTY CLAUSE; PROVIDING A SAVINGS CLAUSE; PROVIDING FOR PUBLICATION IN THE OFFICIAL NEWSPAPER; AND PROVIDING AN EFFECTIVE DATE. WHEREAS, the Fort Worth Stockyards ("Stockyards") was one the largest livestock markets in the United States and is a defining factor for the community since its inception in the 1870's with the advent of the railroads and to its peak in 1944 , when over 5 million cattle were processed by meat packing plants; and WHEREAS, as the meat packing industry changed, the Stockyards transitioned from an important center for the livestock industry to a visitor destination for both local residents and tourists from across the nation and abroad; and Sec.4.1309 Stockyards District Ordinance No.22703-05-2017 Pagel of 23 WHEREAS, the Fort Worth Stockyards Form-Based Code ("Code") and Design Guidelines was developed to serve as development standards and guidelines for the Stockyards Districts, a historic and mixed-use growth area that is defined by the City of Fort Worth; and WHEREAS, the Code is intended to promote rehabilitation and compatible new construction that is sensitive to the surrounding historic context; and WHERAS, the Code was prepared to provide zoning and development standards for the Stockyards area and to provide the means to guide the implementation of the citizen-endorsed concepts of the Stockyards Charrette Report dated September 22, 2016; and WHEREAS, this Code helps to foster predictable results and a high-quality public realm by prescribing the physical form of buildings and other elements and addressing the relationship between buildings and the public realm, the form and mass of buildings in relation to one another and the scale and types of streets and blocks; and WHEREAS,this Code is intended to guide Fort Worth's prosperous and sustainable future by providing clear regulations and processes that result in predictable, efficient and coordinated review processes; and WHEREAS,it is advisable to amend the Zoning Ordinance to create the Stockyards Form- Based District and adopt the Fort Worth Stockyards Form-Based Code and Design Guidelines to further promote desirable development that is consistent with the urban design and economic development goals for the City of Fort Worth; NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FORT WORTH, TEXAS AS FOLLOWS: SECTION 1. Article 13, "Form Based Districts" of Chapter 4 "District Regulations" is amended to add a new section, Section 4.1309, "Stockyards ("SY") District to provide a specified form-based development zone and to provide development standards and guidelines, and administrative procedures to read as follows: 4.1309. Stockyards ("SY") District A. Purpose and Intent Sec.4.1309 Stockyards District Ordinance No.22703-05-2017 Page 2 of 23 It is the purpose of the Stockyards form based District to provide a more functional and attractive community through the use of recognized principles of historic preservation and urban design and allow property owners flexibility in land use. The design standards and guidelines and administrative procedures for new construction and certain renovations in the area prescribe a higher level of detail in building design and form. B. Uses In the Stockyards("SY")District,no building or land shall be used and no building shall be hereafter erected,reconstructed, altered or enlarged, nor shall a Certificate of Occupancy be issued except in accordance with the use tables and supplemental standards contained in the document "Fort Worth Stockyards Form Based Code and Design Guidelines," an adopted supplement to the City's Zoning Ordinance. C. Property Development Standards The minimum dimension of lots and yards and the height of buildings in the Stockyards("SY')District are as described by sub-districts contained and as shown in the document "Fort Worth Stockyards Form Based Code and Design Guidelines." The Fort Worth Stockyards Form Based code and Design Guidelines development standards and guidelines may only be applied to that area known as the Stockyards District of Fort Worth, boundary as described in Exhibit B.33, as amended and attached hereto, added to Appendix B of the Zoning Ordinance and incorporated by reference. D. Relationship of Stockyards District to Other Overlay Zoning Districts Alterations, additions, and new construction on properties with a local historic designation,with the exception of the demolition delay("DD")designation,located within or partially within the boundary of the Stockyards district properties shall be under the sole jurisdiction of the Historic and Cultural Landmarks Commission. Provided however, any property designated demolition delay ("DD") is subject to review by the Historic and Cultural Landmarks Commission. E. Other Development Standards Development in the Stockyards ("SY") District is subject to the development regulations contained in the"Stockyards Form Based Code and Design Guidelines" document, attached as Exhibit"A". The Stockyards Form Based Code and Design Guidelines is hereby approved by the City Council and included in the Zoning Ordinance by reference. All future amendments to the Fort Worth Stockyards Form Based Code and Design Guidelines must be considered by the Historic and Cultural Landmarks Commission, the Urban Design Commission, the Zoning Commission Sec.4.1309 Stockyards District Ordinance No.22703-05-2017 Page 3 of 23 with respect to their area of authority and approved by the City Council in accordance with the procedure set out in Article 5, Chapter 3. F. Development Review Process 1. Certificate of appropriateness required. Within the Stockyards District, issuance of a certificate of appropriateness reflecting compliance the Stockyards Form Based Code and Design Guidelines is required as a condition for the following: a. Acceptance by the Planning and Development Department of an application for a building permit for construction of a new structure; b. Acceptance by the Planning and Development Department of an application for a building permit for expansion of an existing structure; c. Acceptance by the Planning and Development Department of an application for a building permit for renovation, remodeling or other alteration of an existing structure; and d. Construction of a surface parking lot. e. Acceptance by the Planning and Development Department of an application for a sign permit. 2. Application for certificate of appropriateness. The following materials shall be submitted to the Planning and Development Department in connection with an application for a certificate of appropriateness. The materials must be submitted at least twenty-one (21) days before the meeting of the design review board at which the application for a certificate of appropriateness will be considered. a. Copies of site plan including: i. Footprints of all existing structures. ii. Proposed footprint of all new structures. iii. Existing structures adjacent to the property. iv. Building setbacks. v. Location of parking areas, parking lot islands, driveways, sidewalks, walkways, loading areas, walls or fences, utilities, lighting, signage, at- grade mechanical units, dumpsters, and all other site improvements. b. Copies of landscape plan including location and dimension of areas to be landscaped (including private property, adjoining right-of-way and parking lot islands), total amount of landscaped area, location, number and planting size of all trees, shrubs, and groundcover, location and coverage of irrigation system, and location and description of street furniture. c. Copies of schematic floor plans depicting the arrangement of interior spaces, location of windows and doors, mechanical equipment, electrical meter and utility locations. First floor site plans should show the relationship between the first floor and the site. d. Copies of schematic building elevations for all sides of the building(s) showing design of all elevations, existing grade, proposed grade, finish floor elevations, roof slopes, mechanical vents and equipment, location and Sec.4.1309 Stockyards District Ordinance No.22703-05-2017 Page 4 of 23 type of outdoor light fixtures, design and location of all wall sign(s) and notations regarding exterior colors and material; e. Material specification outline with samples, brochures and/or photographs of all exterior building and site materials, finishes and fixtures. f. For all detached signs,nine site plans drawn to scale indicating sign location and drawings of proposed sign, lettering and graphics, drawn to scale of at least one-quarter-inch to the foot including any support structures. Colors of the proposed sign shall be indicated on the drawing and actual color samples shall also be furnished. Any proposed illumination shall be indicated on the drawing. 3. Authority to approve certificate of appropriateness. a. The Planning and Development Director or designee is hereby charged with the duty and invested with the authority to approve a certificate of appropriateness for new construction and renovations when the project conforms to all standards and guidelines of the Fort Worth Stockyards Form Based Code and Design Guidelines, with the exception of those properties with a local historic designation. The director or designee may refer any case to the UDC for review. b. The Urban Design Commission,with the exception of those properties with a local historic designation, is hereby charged with and invested with the authority to enforce the Fort Worth Stockyards Form Based Code and Design Guidelines for new construction and exterior renovations by hearing and deciding applications for certificates of appropriateness with this section. G. Appeal. 1. All decisions by the Planning and Development Director may be appealed to the Urban Design Commission or the Historic and Cultural Landmarks Commission with respect to their area of authority. A written notice of the appeal must be filed with the Executive Secretary of the Urban Design Commission or the Historic and Cultural Landmarks Commission within ten (10) days of notice of the decision of the Planning and Development Director or designee. The standard of review before the Urban Design Commission or the Historic and Cultural Landmarks Commission shall be de novo. 2. All decisions by the Urban Design Commission or the Historic and Cultural Landmarks Commission may be appealed to the Board of Adjustment by the applicant. A written notice of appeal must be filed with the City Secretary within ten days after receipt of notification of the Urban Design Commission's or the Historic and Cultural Landmarks Commission's decision. The written notice of appeal shall specify: i. That the decision of the commission is unreasonable, either in whole or in part; and ii. The grounds for the appeal. Sec.4.1309 Stockyards District Ordinance No.22703-05-2017 Page 5 of 23 b. The Board of Adjustment shall schedule a hearing on such appeal within 30 days after receipt of the notice of appeal, or as soon thereafter as reasonably practicable. The secretary of the Urban Design Commission or Historic and Cultural Landmarks Commission shall forward to the Board of Adjustment a complete record of the matter, including a transcript of the tape of the hearing before the Urban Design Commission or the Historic and Cultural Landmarks Commission. In consideration of an appeal, the Board of Adjustment shall: i. Hear and consider testimony and evidence concerning the previous recommendations and actions of the city staff and the Urban Design Commission or the Historic and Cultural Landmarks Commission; ii. Apply the substantial evidence test to the decision of the Urban Design Commission or the Historic and Cultural Landmarks Commission, considering the record made before the Urban Design Commission or the Historic and Cultural Landmarks Commission; iii. Have the option to remand any case back to the Urban Design Commission or the Historic and Cultural Landmarks Commission for further proceedings. c. The Board of Adjustment may uphold,reverse or modify the decision of the Urban Design Commission or the Historic and Cultural Landmarks Commission unless a continuance is agreed to by the owner/appellant. SECTION 2. Article 12, "Form Based Code District Use Table" of Chapter 4, "District Regulations" of Ordinance No. 21653, the Zoning Ordinance of the City of Fort Worth, is hereby amended to add Section 4.1203 "Form Based Code Districts Use Table"and move the contents of the table labeled "FORM BASED CODE DISTRICTS USE TABLE"in Section 4.1202 to Section 4.1203. SECTION 3. Section 4.1203 of Article 12, "Form Based Code Districts Use Table" of Chapter 4, "District Regulations" of Ordinance No. 21653, the Zoning Ordinance of the City of Fort Worth, is hereby amended as set out in Exhibit "C" attached and hereby incorporated into the Zoning Sec.4.1309 Stockyards District Ordinance No.22703-05-2017 Page 6 of 23 Ordinance to add to the table the uses allowed by right or by special exception in the Stockyards ("SY")District. SECTION 4. Sections 4.407 "Stockyards Design ("SYD") Overlay District and Article 4, "Overlay Districts"of Chapter 4, "District Regulations" of Ordinance No. 21653, the Zoning Ordinance of the City of Fort Worth, is hereby repealed in its entirety. SECTION 5. Chapter 4, Article 1, of Ordinance No. 21653, the Zoning Ordinance of the City of Fort Worth, Section 4.100"District Established," is hereby amended to add Stockyards ("SY") district to subsection(h) "Form-based districts,"to read as follows: (h) Form-based districts. (1) Low intensity mixed-use ("MLT-1") district; (2) High intensity mixed-use ("MU-2")district; (3) Panther Island ("PI") district; (4) Near Southside ("NS")district; (5) Camp Bowie ("CB") district; (6) Trinity Lakes ("TL") district; (7) Berry/University("BU") district; and (8) Stockyards ("SY") district. Sec.4.1309 Stockyards District Ordinance No.22703-05-2017 Page 7 of 23 SECTION 6. Chapter 9,"Definitions"of Ordinance No. 21653,the Zoning Ordinance of the City of Fort Worth, Section 9.101 "Defined Terms"is hereby amended to add definitions for"awning/canopy," to read as follows: Awning/Canopy means a wall mounted, cantilevered structure providing shade and cover from the sun. Balcony means a cantilevered platform projecting from the wall of an upper-story of a building with a railing along its outer edge, often with access from a door or window. Building Fagade means the face of a building that delineates the edge of conditioned floor space. FBC Administrator means the Planning and Development Director or designee responsible for the day-to-day administration of the Stockyards Form Based Code and Design Guidelines. Forecourt means an open area at grade,or within 30 inches of grade,that serves as an open space, plaza or dining area. Gallery means a covered passage extending along the outside wall of a building supported by arches or columns that is open on three sides. Porch means a raised structure attached to a building, forming a covered entrance to a doorway. Stoop means a small raised platform that serves as an entrance to a building. Sec.4.1309 Stockyards District Ordinance No.22703-05-2017 Page 8 of 23 SECTION 7. This ordinance shall be cumulative of all other ordinances of the Code of the City of Fort Worth, Texas (2015), as amended, affecting zoning and shall not repeal any of the provisions of such ordinances, except in those instances where provisions of such ordinance are in direct conflict with the provisions of this ordinance. SECTION 8. 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 9. That 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 void, ineffective or unconstitutional by the valid judgment or decree of any court of competent jurisdiction, such voidness, ineffectiveness or 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 herein of any such void, ineffective or unconstitutional phrase, clause, sentence,paragraph or section. Sec.4.1309 Stockyards District Ordinance No.22703-05-2017 Page 9 of 23 SECTION 10. That 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 ($2000.00)for each offense. Each day that a violation is permitted to exist shall constitute a separate offense. SECTION 11. That the City Secretary of the City of Fort Worth, Texas is hereby directed to publish 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. SECTION 12. This ordinance shall take effect after adoption and publication as required by law. APPROVED AS TO F RM AND LEGALITY: By: � -" Melinda Ramos, Sr. Assistant City Attorney Nlary J. Ka ty ecret y Adopted: May 2, 2017 Effective: vl Sec.4.1309 Stockyards District Ordinance No.22703-05-2017 Page 10 of 23 EXHIBIT A FORT WORTH STOCKYARDS FORM BASED CODE AND DESIGN GUIDELINES Physical copy to be inserted but see htip://fortworthtexas.goy/planninaanddevel opment/urban-design-districts- overlays/pdf/stockyards-fb-code.pdf?v=2 Sec.4.1309 Stockyards District Ordinance No.22703-05-2017 Page 11 of 23 EXHIBIT B.33 Stockyards Zoning Map-District, Subdistricts and Historic District See next page Sec.4.1309 Stockyards District Ordinance No.22703-05-2017 Page 12 of 23 VIES- __ R districtboundariesM" .change, see the Official Zoning Map the City of Fort Worth Planning and Development Department. _ ■ V-41 Piro. ON i� _��-� 0 it �i Sit 2.11 01, �� —_ iWY.. •�.�.�.�� 1 /1. I1 �,�111■ �- ` __ —_ _ r ❖�-a� plyoil I _ _ •.�.� ► r. F� • iii ' i ���• -EI os ._� •_•_�. .. r+J • , i WWI i ■ ._:J ± .J icy L��I Aw i� cy111LIME! �1 c •. �� g �1 MQ .•, 10-`4 00 ,\ 1 iAN 00 811 :St�ckyard Form Based Code od cts 12K ECC COMMOMW .. ..Mw shopftr*40 IM TW L4Wft OWk-U �� �!�■ I Nil Mom ickyards FormBased Code W& EXHIBIT C Stockyards District use table supisl€mfrrtal use standards NOW Household Wng one-famay detached dwelling — -- — -- — -- — -- -- ......................................_......._..._......._. Two-family detached -- -- — — — _ -- — -- ......_......._..................... .._..._. .............................. _ € s Duplex/two-family attached ? dwel.ing ... s ...... _ w . M_ . One-family attached(townhouse, r _ p — P P P P P rowhouse) ....................................................................................I.......... -- _ . _ _ _ ........_........._........_..._............_. Multifamily dwelling P- — P — P ! P P P j P sec Uj _..._..........................................._..._..._..._..._..._..._..._..._..._..._... ...........r_ .............................................. One dwelling unit(when part of a P — P — P ! PP P P business) e : Group WrIg Boarding Horne .........................................................._....._............................ ...... �_ ....__--.._.._-....................... Community Home -- — — — P- P. P. P- P- S S.110 OW"code) ...........................................................__._..._......._............... _ __{-- ............, ..................._........................... Group Home I — — — — P- ; P• P• P' s sou(mamg code) ......... ..... ............................._..._......._..._......._..._..._........... __....t. ...... -Groupt P- s st>5 code) ... _..._............................................ ..i — — .. ... ......... _..._........................... Halfway House.. ............ ....._..._....................................................................... 1............ ............................................. _._ Shelter -- — — -- — -- — -- I — Education College or University — — — — i Day Care Center(Child or Adult) -- -- — -- P- j P. P- P- P- S Sill am"code) ..........................._..._..............._..._..._..._..._..._..._..._..._..._..._..._... ...........; School„Elementary or Secondary P P P -- (Public) — — — — — t ..........._....................................................................... r _ ....�— ..._. ............_..._..._... ................ �.. School,Elementary or Secondary .................._......._..._..._......._..._......................._......._............... _..._......_._ ...................... Business College or Commercial School P P P P P P P s P P Government Animal Shelter ` Correctional Facility ; ......... .................................................................................... _ ......._. ...... _ ............................................... Government Maintenance Facility -- — — -- — — — -- _ -- _ __., .._.......... ......................_..............._... Government Office Facility p P LuP ? P P P P P-Permitted r-PermMea must also meet supplemental use standards SE-Spewt Exception rtequlrea SE--specw Exception requires ana must also meet supplemental use standards —-Not Permitted Sec.4.1309 Stockyards District Ordinance No.22703-05-2017 Page 14 of 23 supplemental use - standards Governmental Vehicle Storage/ — Junkyard ._._.........................._................_........_................................. _ _.... . .............................................. Museum.Library or Fine Art Center P P P P P ! P P P P ...................................................................................... : ............i ......-...-.._.-...-...-....-...-........... Probation or Parole Office -- — -- — — — — -- P �l Care FadMes Ambulance Dispatch Station -- __ -- _ — -- ! P Assisted Living Facility -- _ — P P P P P _._...... .......... Blood Bank -- — - — — — — i -- ' P Care Facility -- — — — P P P P i P ........................................................... Health Services Facility.including P ' P P P I P Doctor's or Medical Office ..............._.....__................................................................... ....-...... __................................. Hospice -- — — -- P P P P I P ................................ ............ Hospital.......... . -- — — -- — — _ -- ( — ......................_..................................._......................_......... ___ ....................�.................... Massage Therapy and Spa P P P P P P j P P •...........: .............................................. Nursing Home(with Full Medical R I P P R j P Services) i = tin - Center,Community Recreation or -- — _ — P € P P P P Welfare ................ .............................................. .......... _. ............_........ .........,......... Center,Community Recreation or P l P P i P P Welfare(p................ _.. ........................................ Country (p............_Club(private) ......._..._.I.................... -- — — — — — — __ ; — .............................................................I............................ _ .__ ..._........................................ Country Club(public) — — — — — ' — -- — ............................................................................................... __.L i....._..... ............................................... Golf Course -- -- — -- — -- — -- — Golf Driving Range -- — _ -- — -- — -- _ — ............................................................................................... _... :....._.....• ............................................... Park or Playground(public or P P P P P _ P P P P private) Religious Place of Worship P P P P ': P P P ? P P ........................................................... _ _ .s............s..__.._. ..._.... ............;......_............................... ...._.............. Place of Worship Auxiliary Use P P P P i P j P j P P P P-Permitted P-Permlitea must also meet supplemental use standards SE-special EXcepuon Required SE--speam Brepuon required am must also meet Supplem8ntal use stanaaras —-Not Permitted Sec.4.1309 Stockyards District Ordinance No.22703-05-2017 Page 15 of 23 sapplemerttal use Standards U Electric Power Substation — — — SE SE SE SE SE ...... ....... ........ ....._......._........................... __..._ __- — .........._._ ._.. Gas Lift Compressor Station -- — — — ; SE SE SE SE i SE aL A Gas my case ............................................................................................... ._ _............ .._..... ......... ....,......................_............... Gas Line Compressor Station -- — — -- SE ; SEISE SE ' SE CK�Ws my code ..................................................................................._........... __ ; .__ _ .......................................... Power Plant or Central Station Light — — — — -- __ .. ... ......................................................................_....................... __ _-............_...... .......................................... Stealth Telecommunications Towers — — — — = SE- SE* SE* ' SE* SE* s&M among code) _...................................................._.......................... - — _...... _. _........_..._..._..__.. Telecommunications Antenna(on I I — SE- SE- SE- SE- SE- SE* SE* SE* 6&M atmos COO e) ' t Telecommunications Tower -- — — -- SE- = SE* { SE- SE- SE- sstvCzmngcode) ..............-.................................................. Utility Transmission or Distribution 1 -----._.....___ __ ........_........_..._.................... SE- SE- SE- SE- SE- SE* { SE- SE- SE- s sus coning code) Line ___: _ _.. :....._... ............................................ Wastewater(Sewage)Treatment ' Facility F ` ... . . ....................................................... __ _ _.._ .........................,.... Water Supply,Treatment or Storage ! -- — — — i SE € SE SE `_. SE ': SE Facility I ' Entertainment and Eating Amusement,Indoor P P P P P P P £ P P ....................................._..._..._..._..._..._..._..._..._.....,. _ _..._. Amusements Outdoor — i .. __.._., .............................................. Baseball,Softball Facility (commercial) I Bar,Tavern,Cocktail Lounge.Club, P P P i P P P P P i P Private or Teen i ......................._............................................................. �._......_.; ............................................... Brewpub P P P PI P P P PP ..............._..............................................................................- . _ _ _..._.__. ............................................... Circus — — P — q P P — — Club.Commercial or Business P P P P P P P P ! P .. .. ..........................................................._.........................., ____ s... ......................................... Drive-In Restaurant or Business -- -- -- — F — -- — I -- P* sec.6.2.2 ...... ....................................................................................... :. __ _...... .. .............................................. Health or Recreation Club P P P P P P P P i P ..................................................................................... __ _. ............................................... Indoor Recreation P P P P P PP P I P ............................................................................................... _ _._. ............................................... Lodge or Civic Club P P P P P P P P i P ............................................................................................... w _ ............. - ............................................... Museum/Cultural Facility P P P P P P P P P ................................................................................I.............. _. .. ............................................... Racing Horse.Dog or Automotive -- — -- — -- — — -- P-Permittee P--PermRtea must also row suppwrientai use stanaaras SE-speaal Dumptian Requirea sr-special Eiseptlon requires aria must also meet supplernerttal use stanaaras —-Not PermRtee Sec.4.1309 Stockyards District Ordinance No.22703-05-2017 Page 16 of 23 supplemental use Standards Intintainmat wW Eating P. P* Cap%RRstau rants Restaurant Cafe,Cafeteria P* po P0 PO P* P* Pe ...........................................................:................................... ........ ..................................... Sexually Oriented Business ......................................................... ..........................- .................... Shooting or Weapons Firing Range - - - - - - - - - ............. -..... .. ....... ............ ..... Commercial.Ridin&Board ine P P p p P or Rodeo Arena .............................I....................................... . .............................................. Swimming Pool,Commercial ...................................I........................................................ Th . .............................................. eater.Drive-in ....... ................................I................................ Movie Theater or Auditorium Po P* po po P* i P* P* Pft P* 6 SM(Mng code) Bed and Breakfast Home .......................................I...................................................... ....................--.-.................... Bed and Breakfast Inn P P P P P P P P P ........................................................................................... ................................. Hotel,Motel or Inn PP P P P P P p .........................1----.......................................... ................................................. Recreational Vehicle Park P* I P* 11 P* Off" P* Bank Financial Institution P - P p p P P P ............................................................................................. .......... .................................................. Office p P P P P P P p P AeUll Sales WW SO(wke Antique Shop P P P P, P P P P P ............................................................................... --,-; ".'-,- -.+-- ---................................................. Appliance,Sales.Supply or Repair P P I) P ! P P P P ..........................................I............................................... ._......._.I.............................................. Bakery P -P] P P- P P P P ............................................................................................... - I - ............ ............................................... Barber or Beauty Shop P P P P P i P P P p ...................... ..................................................... .......... .............................................. Book Stationary Stores or Newsstand P P P P P P P P P ........................................................................................ . . . .... .....- .............. .......... ................................. Burglar Alarm Sales and Service P P P P-J P T P P P .......................................-..........--.................................... ............. ............................................... Caterer or Wedding Service P P P P P P PP P ..............................................1-.................................. ............L. ............................................... Clothing/Wearing Apparel Sales, P P P P P P P P P New .......................................................................................... ........................................................... Clothing/Wearing Apparel Sales, P P P P P P PP P Used ............................................................................................... .............................................. P P Convenience Store P- P P P P i P ................... ......................I.-- - - - - - - - .............................................. Copy or Commercial Print Without Off-Set Printing P P P P P P P P I I P )1� P-Permrm V-PermMea must also meet supplemental use st2rwlaras SE-SpeClat Exception Required SE--special Dreption required and must also meet supplemental use stanuards --Not POFMIUM Sec.4.1309 Stockyards District Ordinance No.22703-05-2017 Page 17 of 23 supplemental use standards Reta(l Sales and Service Dance Studio P i P P P P P P P P ._.................................................................... ........... ................................... Dhop ressmaking,Custom;Millinery P P P P P P P P P .......................................................................................... ......... ........................................ Duplicating Services P P P P P P P F P ! P ..........._........................................................._......._............... ........... ...................................._-..... Farmer's Market P P 3 P P P P P P . _ _ ................................ ............................................. ....... ... _..... -. — .... . .................._........_........_ _. Feed Store,No Processing/Milling P P P P P P P ...............,..............................__............._..................... ------- ......................................... Firewood Sales P' P- P- P- P- P- P- S stu code) ....._......................--...................................._..._..._............... 1..._......: ............................................... Furniture Sales in a Building(new/ E used) P P P P P { P P P P Furniture Sales with Outside P P P — P — -- P Storage/Display(new/used) _.._._._.................. ............................................ ._.._...... ...................._........................ Furniture Upholstery,Refinishing or P P P P P P P P P ..... Resale..................................................._............... ....................................... _._. General Merchandise Store P P P P PP P P P . .................................._........................................................... 6 ..._........ .._..................................... Greenhouse or Plant Nursery -- — — E -- P P P P P .. .. .. . .. .. . . . .. .. . .. .. ..... .. .. -,. _........ ............................,................. Grocery Store,Meat Market P P P P P P P P P ............................................................................................... _,r :_........ ............................................. Gunsmithing,Repair or Sales P 3 P P P P P P P _ ...... .................................................._......................... :._......._ ..................................... Home Improvement Sales P ; P P P P P P P I P ........................................................................................_.. .. .._ __ ...........i._ _. ...................... ........._........ Interior Decorating P I P P P P P P P P ............................................_................................................. _ ............ .......................................... Laundry or Ory Cleaning Collection Office __ I _ _ € -- P P PP P £ ................._..........................._......._............................... Laundry,Dry Cleaning or Washeteria -- — — -- . P P P P �P ............................................................................................... ..,... _..._. :._........ .._........................................... Leather Goods Shop P P P P P P P =: P P ................._............................................................................ __.. �............ _ ........... Liquor or Package Store P P P P P P P xP P ........................................................................................ .. _. _....._._ ..................................... Livestock Auction P P P P — P P -- — ......................._.... _ _.. Locksmith P P P P t P P P P l P Medical Supplies/Equipment Sales P P P P P P P P ( P ...........................................................-................................ __ ........._.l._ _ .............................................. Mini-Warehouse Mortuary or Funeral Home P P P P P P P P P ..............................................................._............................... :_.._._. ............._..................... .._... Newspaper Distribution Center -- — — -- — ............................................................................. :_..... .._......._................................... Optician P P P P P P P P P P-Permlttea P--Perminea must also meet supplemental use standanis SE-special Exception Required SE--specbl Exception requireo and must also meet supplemental use stanciaras —-Not Pemintea Sec.4.1309 Stockyards District Ordinance No.22703-05-2017 Page 18 of 23 gosupplemental use standards Retail Sales and Service Pawn Shop -- — — — — — _ — P ................---•----.._................................................................. _ .................._,.......................... Pharmacy(Drug Store) P P P P P P P —P-r P ........................................._.............................................-... ,,_. _............................................ Photograph,Portrait/Camera Shop P P P P P P P P s P or Photo Finishing i .................................................................................._........... ..... Recording Studio P• P• P* P• P• P• P• P• P• s sua UMM code) ...................................................................._......__............... ..._...3 .............................................. Retail Sales,General P P P P P P P I P P ..........................................................................................._... ....�,... . w.-...- Saddle or Harness,Repair or Sales P P P 1 P P P P P P .............................................................................................. ,:W:._ . _,. -._ --..-.- .................._......................... Shoe Shine Shop P P P P P P P P P ............................................................................................. ,..._._..._ ...................I.......................... Studio,Art or Photography P P P P P P P P P ............__....................................................................... _ _.. ...................._....._................. Tailor,Clothing or Apparel Shop P P P P P P P P , P ............. -- -- ........ .............................................. Tattoo Parlor P P P P P P P P P Taxidermist Shop P P PP P P P P P .........._................................................................._............_... _ _.. , .............................................. Veterinary Clinic w/Indoor Kennels -- PP P P P P P P• s SW(Mrig code) .............................................................................................. .............................................. Veterinary Clinic w/Outdoor Kennels P P P — P P — P Vehicle Sales and Service Auto Parts Supply,Retail -- — — -- — -- -- -- P ............................._........................................................... ..._....... ................................... Automotive Repair,Paint and Body -- _ Shop -- — — — — — -- i .............._..._.................................................._..._................... _..._ ..............._........................... Car Wash,Full or Self-Service -- -- — — — — — _ -- I P .............................................................................................. ................----._........................ Gasoline Sales — — — — — -- — I — P Mobile Home or Manufactured Housing Sales -- — _ — — — — _ — i — _....._........................................................................... -._e_ _... .._.} ............................................... Recreational Vehicle(RV)Sales/ Service -- — -- — — — _ -- P ............_....._......................................._.....-.......................... ` .........._. ................_.-__...........I........... SemceStation .,. i� ;..........._...._..._............_.................................................... _. _ .. ...... ......._................................... Towing Yard w/Office -- — _.... _ ...................................................•. _ _........ _. .............._............................. Truck Stop w/Fuel and Accessory j Services Vehicle Junkyard — — — — — — — — — ..............................................................—.............................. - �.. ........... .............................................. Vehicle Sales or Rental Showrooms or 10osks;Including Automobiles, -- — P P — P P __ P Motorcyctes,Boats or Trailers .............._............................................ ................................ _ _ .......................................... Vehicle Steam Cleaning -- — -- — — — -- P P-PermMW P'-wffatea must also meet suppiemerxat use stanaaras SE-Speaal Eeoeptlan ADqurreo sE--special arepuon requima ana must also meet supplemental use stanaaras —-Mot Perrnittea Sec.4.1309 Stockyards District Ordinance No.22703-05-2017 Page 19 of 23 supptemelNat use sta dards ,a s Light Industrial Servkaes Assaying ............................__..._......._................................................... _..... _. _-_' .............................................. Assembly of Pre-Manufactured Parts,Except for Vehicles,Trailers, — — — — Airplanes or Mobile Homes ....................................................................................... _. ...... .......................................... Bottling Works,Milk or Soft Drinks -- - - — - -- ' — : _..............»»..»..........»...«.._.._...........__............................... _.._._.._..I 4 Blacksmithing or Wagon Shop P P P P P P P P I P ..................._-........................................................................ ,...._.. ..__..._ ........................,......«........ Brewery,Distillery or Winery P l P P P P P P f P P .............................................. -.......... ......................._-................... Carpet and Rug Cleaning - _ _ _ ............................................................................................... _nry _.._........ . .............................................. Chi.cken. . ..Batte. ..ry..or... ........_............Brooder -- -- — — — — — -- -- ............................. ................... Coal,Coke or Wood Yard -- _ _ — _ _ _ 's _ _ ...............—........................................................................... —_ _ -.,__ -- .; ».................................... Cottage Manufacturing Uses P P P P P P P P i P .................._........................................................................... ....... ---------..........-........-...-...-....-.. Crematorium -- - - — — — — j — ................._.........._..._........................................I.................. ............................................... Electroplating __ _ - — _ — _ ; — j _ W Fabricating of Manufactured i Housing,Temporary or Office I Building ......_...................•......................................._........................... - ...-:._ .............................................. Food Processing(no slaughtering) PP P P P P P i P i P ......................................._....................................................... _ _.._................... Galvanizing Small Utensils -- -- — — -- -- -- ............................................................................................... __ _ _....._ .............................................. Machine Shops .........................................................................I..................... Manufacture of Artificial Flowers. € Ornaments,Awnings,Tents,Bags, Cleaning/Polishing Preparations Boats Under 28' i ............................................................................................... _ ..._.. ............................................... Manufacture of Aluminum,Brass or Others Metals or from Bone,Paper,. -- — — — — Rubber,leathers .................._......................................................................e . _� ......._._ ............................................... Manufacture of Basket Material, Bicycles`Boots/Shoes Boxes, _ P P P P P -- P Caskets I ............................................................................................... -- __. _.. Manufactured Home/RV Repair -- -- a r—P — — — --- — .........................._....------......................_........................... _,._. _ .................................. Monument/Marble Works,Finishing _ __ '_ and Carving Only P P P P `. P P-Permitted V-Pwrrdt d must also meet supplementat use standards SE-Special Exception Required sE--special Exception required and must also meet supplemental use standards —-Not Permttted Sec.4.1309 Stockyards District Ordinance No.22703-05-2017 Page 20 of 23 supplemental use Standards Light Industrial Services Monument Works,Stone — P P P _ P P - P ............._............................................................................ ._....... __.. ;.........._ _. _..........._................... Paint Mixing or Spraying __ ................................_........................................................ ... . ....... __ .......................................... Paper Box Manufacture -- _ _ _ _ _ _ ............................................................................................ _ _ ...... ..._ ..._................_........_..._........ Pattern Shop _ P P P — P P -- ' P ................_..._..__............................................................ ......................_..................... Printing,Lithographing,Book- P P P — j P P ' -- P Binding Newspapers or Publishing ...................................................................._......................... ............ ... Rubber Stamping,Shearing/ P P P P P r -- P Punching _ _ ;_ ..........._.......................... ...................................................... __• ................................. Rubber StampManufacture _ _ _ _ 1 _ _ _ '• _ ......................................................._...................................... _ .......................................... Sheet Metal Shop i Warehouse or Bulk Storage P P P P P l P P P E P ............................................................................... _ _ ..._......._ _. ...................................... Welding Shop,Custom Work(not structural) -- P P P — ( P P -- _. P ..........................._.................................................................. ......... ................................................ Yards,Contractors,Lumber or l Storage,Automobiles,Storage Yards, Building Materials Al[Heavy Industrial ManufactuHng — -- Transportation Airport,Aviation Field,Helistop or Landing Area ............................................................................................... _.. _............i..... ............................................... Passenger Station -- P P P _ P P -- — ..................................._..._..........._........................................... _._ ............ __ ............................................... Railroad Freight or Classification _ Yard i ..... ........................................................................................ ............................................... Railroad Roundhouse or Railroadi _ P — P Car Repair Shop l ..............................................................................................,., ... ...... .......................................... Railroad Tracks,Team,Spur or !_ p p p _ p p Storage Terminal:Truck Freight,Rail or i Water P-Permntea P--Permittee must also meet supplemental use stan0aras SE-Special Eiception Requlrea SE--special Enteptm requires ane must also meet supplemental use stanaaras —-Not Permittee Sec.4.1309 Stockyards District Ordinance No.22703-05-2017 Page 21 of 23 suppiemeotal use standards Waste Related Landfill,Recycling Center,Household Hazardous Waste or Waste Tire -- FacilAy ............................................................................................. Pet Cemetery -- — — — — ! -- _ -- -- ..................................................................................... _�. ...... Recycling Collection Facility -- — _ — — F — — i...-- SE- S&M tzonng code) ........................................................ Salvage Yard(other than automotive) ' l Wholesale Trade Wholesale:Bakery,Produce MarketP P P P P P P P j P or Wholesale House € -1 _..__.._• ........... Wholesale Office or Sample Room — — — -- p Agrkultures Agncultura.Uses -- p P P _ p p ........_..........................._..._................... ...... Community Garden -- — P P P l P P I P P Stockyards or Feeding Pens P P P '_• P P -- -- (commercial/noncommercial) -- _.............. ......_.................................................... ............. Fresh Water Fracture Ponds and Production ..........................._..............................................................._... __..._• ............................................... Gas Drilling and Production -- — P- P- P- P- P- P- P- Ch A Gas My code ............................................................................................. ........................................ Oil Drilling and Production _ Accessory Uses Accessory Use or Building P - P P P P P P '_: P i P r. .......•....................................................................................... _... • ............................................... Home Occupation P- — P- — P- P- P- ' P- € P- s S3%A(zordng code) ............................................................................................... Outdoor Disp�ay P' P- P- P- P- ' P- P- P" P- sec W : Limited Outdoor Storage P- P- P- P- P- ' P- P- ' P- P- sec.7.S3General Outdoor Storage -- -- — -- — -- — __ _ sec 7SA .............................................................................................. Satellite Antenna(dish) P P P P P P P P ...._...P ............................................................................................... _ . • .......... . ................I.................I............ Solar Energy Equipment P P P P P P P P P ........._..........................•..............-........._........_..........._..._... ......... .......................................... Wired Energy Equipment P P P P P P P P P .....................................................................................I........ =._ _. ............. .......................................... Rain Water Harvesting Equipment P P P P P P P P P Utility Equipment(includes electrical transformers,gas meters, P P P P P P P P P etc) P-Permftw V-Permitted must also meet supptewoul use stanaaras SE-tSpe=UUMM Requirea SE--specGi Deception required and must also meet supplementai use standaras —-Not Permitted Sec.4.1309 Stockyards District Ordinance No.22703-05-2017 Page 22 of 23 wPPemeay use Snndards T,wwmry, Uses Amusements Outdoor SE- 5E' SE* f* SE* = SE- SE- SE- SE- s swo(zanirs 1 ....................................................................................... _ _ _..._.€ .......................................... Batch Plant.Concrete or Asphalt -- — - -- _ t _ _ _ — ...........................................................,................_......._... _._..__._ ................... Garage or Other Occasional Sale P -- P — P P P P E P _._...................................................:.....:.....:..:............._....._ _ Model Home -- — _ _ _ _ — ............................................................................................... ........... .............................................. Residence for Security Purposes SE- SE* SE* SE* SE* SE- SE SE* f SE* s S�dr(Zordng core ..... ................... ...................................._..._... _..., Special Event(subject to City I special events ordinance) P P P P P P P P P = 1 ..........................................................._......................._......._... _»..�».;....... .............................................. Temporary construction offices, I storage sheds,trailers„barricades, P* P* P* P* P* P. P. P- ! P. sec 613 fences Trailer,Portable.Sales or Storage P P P P P P P i P = P »......................................»............................................... . . ._....-— Vendor,Food,Mobile Food Court P* P* P* P* P* P* PIP P* ser-62A ...... _..............................._........................I........................ _ ». E............j_.... .........._ ............... Vendor.Merchandise P- P* P* P• P* P* P* P* P* sec 62A ........,............................................................._...........-.......... Vendor,Transient P* P* P* P* P* P' P* P* i P* sec.62A .................................................................._ _.. _........._..._...._..._.......:...._. Sales from Kiosks P P P P l P P P i P P-Permitted P--Permitted must also m"t suppWrtenbl use standards SE-sperm Emmptbn Required sr-speciai Exepuon required and must also meet suppiemetrtal use standards —-Not PermIUM Sec.4.1309 Stockyards District Ordinance No.22703-05-2017 Page 23 of 23 • in 0 ■ . JJ e _ ■ ■ le . ` — mob F ■ Awl . e; MEN On . _ OW - ■ - �J ■ e ■s w ■ ■ ■m A 16 0 on On in m 10 In Rj — • Lin e ' ■ ADOPTED - May 02, 2017 FORTWORTH® PREPARED FOR: CONSULTANTTEAM: City of Fort Worth Code Studio, Project Lead Winter&Company, Historic Preservation MAYOR AND CITY COUNCIL: Third Coast Design Studio, Urban Design Betsy Price, Mayor Noell Consulting Group, Market Analysis Sal Espino, District 2 Toole Design Group, Mobility W.B.Zimmerman, District 3 Berkenbile Landscape Architects, Landscape Cary Moon, District 4 Gyna Bivens, District 5 STAFF RESOURCE TEAM: Jungus Jordan, District 6 Fernando Costa,Assistant City Manager Dennis Shingleton, District 7 Randle Harwood, Planning Director Kelly Allen Gray, District 8 Dana Burghdoff,Assistant Director-Planning Ann Zadeh, District 9 Randy Hutcheson, Planning Manager Laura Voltmann, Senior Planner HISTORICAL AND CULTURAL LANDMARKS COMMISSION: Sevanne Steiner, Senior Planner Edith Jones Murray Miller, Historic Preservation Officer Brenda Sanders Wise ILLUSTRATIONS: Mitchell Moses Sketches by Murray Miller Randle Howard Historic photographs courtesy of Gannon Gries Stockyards Museum,City of Fort Worth Paul Randall ASSISTANCE FROM: Robert Gutierrez North Fort Worth Historical Society Billy Daniels,Jr. HISTORIC OVERVIEW ADAPTED FROM: Fort Worth Stockyards Historic District National Register Nomination (1976) The Fort Worth Stockyards national historic district:An illustrated history and guide by Horace Craig Stockyards Form-Based Code and Design Guidelines . . ADOPTED May 02,2017 CONTENTS Introduction 0-1 How to Use this Document 0-23 Article 1 . Opening Provisions 1 -1 Article 2. Historic District 2-1 Article 3. Transition District 3-1 Article 4. Edge District 4-1 Article 5. Rules for All Districts 5-1 Article 6. Land Use Provisions 6-1 Article 7. Site Standards 7-1 Article 8. Street Standards 8-1 Article 9. Administration 9-1 Article 10. Definitions 10-1 ADOPTED May 02,2017 Stockyards Form-Based Code The UDC recommends that in support of ongoing heritage tourism at the Fort Worth Stockyards,the City of Fort Worth should work cooperatively with the Economic Development Department and Events Facilities Depart- ment to pursue potential opportunities for permanent parking for vehicles of audiences attending events at the Colesium,and for transport of live- stock,including trucks and trailers,to be located along the storm water easement area,as related to specific requirements for utility easements and existing infrastructure located there. Also,the UDC recommends that City should explore all potential options to preserve and enhance opportunities for museums and other cultural facilities to maintain their presence at desirable locations within the Stock- yards,through coordination with the Economic Development Department and other relevant institutions,and to identify potential incentives and programs that can promote their ongoing economic viability,so that they can continue to operate in a manner that enhances heritage tourism within the Fort Worth Stockyards. Stockyards Form-Based Code and Design Guidelines . . ADOPTED May 02,2017 -INTRODUCTION Background............................................................................................................0-2 The Stockyard Districts ......................................................................................0-4 Historic District 0-4 Transition District 0-4 Edge District 0-4 Historic Framework..............................................................................................0-6 Period of Significance 0-6 Historic Development Patterns: 1911 0-8 Historic Development Patterns: 1927 0-10 Historic Development Patterns: 1951 0-11 The Stockyards Today 0-11 Circulation and Access Patterns....................................................................0-13 Historic Figure-Ground Patterns...................................................................0-14 Details of Historic Figure-Ground Patterns 0-15 Character Defining Features...........................................................................0-16 Circulation Patterns 0-16 Landscape and Site Features 0-17 Buildings 0-19 ViewOpportunities ..........................................................................................0-21 ADOPTED May 02,2017 Stockyards Form-Based Code INTRODUCTION Background Background This document(the Stockyards Form-Based Code and Design Guidelines)is intended to promote The Fort Worth Stockyards was one of the largest rehabilitation and compatible new construction that livestock markets in the United States and a defining is sensitive to the surrounding historic context.By factor for the community.Beginning in the 1870's preserving existing buildings and guiding compatible with the arrival of the railroad,it served as a major new development,this document will also help employment center,reaching its peak in 1944,when to promote cultural,environmental and economic it processed over 5 million cattle.As the industry sustainability. changed,the Fort Worth Stockyards transitioned from an important center for the meat packing and The Stockyards project area covers almost 300 acres livestock industry to a visitor destination,attracting and includes the Historic Stockyards themselves,the residents from the region as well as tourists from Marine Creek area,the Swift and Armour meatpacking across the nation and abroad.Today,the Stockyards sites,the North Forty area,the commercial corridors is challenged to set a direction for the future while of Main Street and 28th Street,and portions of the honoring its working heritage.As the population North Side and Diamond Hill-Jarvis neighborhoods. of Fort Worth and North Texas continues to grow, The map(to the right)shows two separate boundaries: development pressures are quickly transforming the boundary for the entire Stockyards area and the central Fort Worth.The Stockyards area is no local historic district boundary designated by the City Council. exception. 0-2 Stockyards Form-Based Code and Design Guidelines . . ADOPTED May 02,2017 Background I INTRODUCTION NIL IT o- [I 4 ~® - 1 �• �• r I .d i �5 101 l h ' r �y JL P � ' - - -� • fir � F7 ti rl , C"ARD ° 4' PROJECT AREA JL99 F Project Boundary Mi Local Historic District ADOPTED May 02,2017 Stockyards Form-Based Code INTRODUCTION I The Stockyard Districts The Stockyard Districts HISTORIC DISTRICT of the larger Stockyards area and the former Swift/ The Historic and Cultural District is an extremely Armour properties,in terms of form,materials and important resource for the City of Fort Worth.The core character,but in more abstract ways than within the Historic District itself.The Transition District also has of the area is designated locally as a historic district a series of implementing sub-districts that come in a and a larger area is listed in the National Register variety of height patterns(see also Div.3.1): of Historic Places.The locally designated historic district is rich with buildings that serve as a link to 1. Transition Marine Creek; the region's heritage and the dramatic impact that the Stockyards had on the historic development patterns 2. Transition North Forty; in the area.While only some of these buildings 3. Transition Neighborhood Mixed Use; remain,their influence is still felt. 4. Transition Northern Edge;and The Fort Worth Stockyards Historic District was added to the National Register of Historic Places in 1976, 5. Transition Swift/Armour. and locally-designated as the Fort Worth Stockyards Historic and Cultural Landmarks District in 2016. EDGE DISTRICT Highlighted in red in the map on the following page, The Edge District is the area most removed from the the Historic District stretches along Exchange Avenue Historic District.As such,greater flexibility in design to encompass the buildings used in the operations of is available here,in terms of form,character and the stockyards.On the west side,the Historic District materials.While this area was historically associated stretches along Main Street to capture the commercial with the Stockyards,little evidence of this remains buildings related to the Stockyards operation.Marine today and new development is anticipated here Creek also acts as a natural boundary that runs that will be less influenced by historic precedents. through the District and separates the Stockyards from Therefore,greater variety in building form and the commercial core.The Historic District has a series materials is appropriate in the Edge District.An of implementing sub-districts that come in a variety of objective is to provide services that support the height patterns(see also Div.2.1): overall Stockyards area and adjacent neighborhoods. The Edge District has its own series of implementing 1. Historic Shopfront;and sub-districts that come in a variety of height patterns 2. Historic Core. (see also Div.4.1): 1. Edge Neighborhood Mixed Use;and TRANSITION DISTRICT 2. Edge Commercial Corridor. The Transition District is intended to form a buffer around the Historic District.The objective is to promote development that is compatible with the Historic District along its periphery,while permitting a transition to buildings of larger scale farther away from the Historic District.Development also is intended to be influenced by the design traditions 0-4 Stockyards Form-Based Code and Design Guidelines . . ADOPTED May 02,2017 The Stockyard Districts I INTRODUCTION Ems lip 1 ■ i r � C == ---n----- L ME 1 • 1 pw T . ----. - BM ■* 01- :EE . � LF_� ♦. ■ !: i■ now WE;. ■ .■.� ■ ■■■ . 40 Ell IL ■a w !:f ■ ■■ ra ' �� • ■ M ■ ■•� L• �•� ; ��■ .i Id — TI.r r ■ ADOPTED May 02,2017 Stockyards Form-Based Code and Design INTRODUCTION Historic Framework Historic Framework The significance of the Stockyards in the history of Fort Worth is evident by the city's nickname,"Cowtown;'and the adoption of the longhorn head j� as an emblem for the City of Fort Worth.From dusty cattle drives in the decades after the Civil War to the industrial processing of beef throughout the first half of the twentieth century,the bovine figured prominently r in the evolution of Fort Worth from a frontier village to a modern city. Workers drive cattle from pens behind the Livestock Exchange Building to The Fort Worth Stock Yards Company and vast Texas herds assured the weigh stations. city's predominance as a major national livestock market. As a railroad center,Fort Worth was an excellent choice for the location of national meatpacking plants.The resulting industrialization led to exponential population and economic growth for the city. The Stockyards district today still retains many of its character-defining features,such as the circulation patterns used to move livestock to the packing plants and a vibrant collection of early 20th-century commercial buildings that were erected to support the meatpacking plants.The high degree of integrity within the local Historic District is significant because The Armour and Company office it represents a remnant of an extinct industrial American form. building,built in 1902.The Swift office building(ca.1920s)is similar in style. The degree to which the Historic District,as it exists today,conveys its historic character is a key consideration in determining how rigorously the design guidelines should be applied to an individual project.A review of historical data and photographs informs one's understanding of the way in which the district retains its early character and also the {! � 4 — � degree to which the district exhibits change during its period of historic - significance.This change demonstrates that the district was not frozen in time,but shows a history of gradual development,modification and t restoration.This evolution is a key characteristic.At the same time,any future changes must take the historic context into account and preserve Events such as the 2008 Chevy Thunder the key character-defining features that contribute to the significance Days now take place where the cattle of the district.This is essential when determining appropriateness of pens once stood. future alterations to historic properties and for designing compatible new construction.These key character-defining features are also important in understanding the"period of significance"for a district. PERIOD OF SIGNIFICANCE The key period during which the Stockyards took on historic significance is between 1902 and 1962.Features(including landscapes,buildings, pens,streets,walkways,paving,stairs and retaining walls)that date from this period contribute to the significance of the Historic District and aid in its interpretation.While development and prosperity in the cattle industry began in the area prior to 1902,namely the construction 0-6 Stockyards Form-Based Code and Design Guidelines . . ADOPTED May 02,2017 Historic Framework INTRODUCTION of livestock pens and of nearby railroad tracks,the Swift and Armour companies began construction of their meat packing facilities in 1902, with business beginning in 1903.The further construction of expanded rail lines,the Coliseum and the Exchange buildings established the Fort Worth Stockyards as the major livestock market of the southwest and a key economic generator for the city.It continued to be a vital part of the city's economy through the 1950s,and some historically significant - features exist from this mid-century era.The majority of the key features Southeast view of the Swift offices with that contribute to the historic significance of the district,however,date packaging plant in the background(ca. from the first quarter of the twentieth century. early 1900s). The Stockyards were founded in 1890,three miles north of downtown Fort Worth.Located along the historic Chisholm Trail,cattle were moved through the area on their way to railheads and markets to the north.With n1'A the advent of a local rail line,the site was ideal for cattle business.Before 1902,cattle were driven to the Stockyards,where they then were sold and loaded onto train cars and then shipped farther north to meatpacking _ plants.This system proved costly though,and Fort Worth courted large meat packing companies to locate near the Stockyards. Southwest view of the Exchange building in the historic core of the Growth in the Stockyards exploded in 1902 when the two-meatpacking Stockyards(ca.1910). giants-Armour and Swift-built their facilities just east of the core of the Stockyards.This led to exponential local economic and population growth in Fort Worth.These developments are also significant on a statewide r level,as their arrival signals the beginning of modern industrialization -F in Texas.The Stock Exchange Building (1902)and the Coliseum (1908) were erected around that same time.The packing plants constituted an impressive massing of industry,with a fine-tuned processing system that ���� encompassed many buildings.At its peak,the Swift plant alone occupied : R: . more than 1,000,000 square feet of floor space and employed over 4,000 employees. Northeast aerial view of the Armour and Swift meat-packing plants(ca. World War I was a prosperous time for the Stockyards,when horse and 1930s). mule sales expanded tremendously to meet the needs of the military. This is significant on a national level because Fort Worth was consistently - •^" ranked in the top-five livestock centers nationwide,which included Chicago,Omaha,Kansas City and St.Louis.The Horse and Mule Barns were built in the 1910s,and the commercial areas of Exchange Avenue and Main Street continued to grow to meet the needs of the Stockyard's 1 t 14 employees and visitors.The commercial areas provided services-dining, entertainment and lodging. View of the east entry tower that g g' frames Horse and Mule Alley. The eastern Horse and Mule Barns can be At the peak of the Stockyards'prosperity,cattle pens stretched from seen in the background. Exchange Avenue north to 28th Street,covering more than 100 acres.The cattle pen complex was rectilinear in form,with occasional interruptions ADOPTED May 02,2017 Stockyards Form-Based Code INTRODUCTION Historic Framework of rail spurs,commissary huts and hay sheds.It was oriented around a grid of walkways and animal runs,all organized along north-south and east-west axes.Notable axes included cattle runway ramps that led cattle into the packing plants,and a"subway"which ran north-south and served the same function for sheep and pigs. As the meat packing industry became more decentralized nationally and trucking supplanted rail transportation,the meatpacking plants and Stockyards began to decline.Armour closed its complex in 1962,and Swift followed seven years later. Historic photographs and insurance maps document the early development framework of the Stockyards area,including the different functional zones and site features that existed,as well as the supporting circulation systems.The following maps outline important points in the historic development of the Stockyards area and provide an understanding of some of the historic features that survive today. HISTORIC DEVELOPMENT PATTERNS: 1911 A Sanborn fire insurance map from 1911 shows the core of the Stockyards as being well established by that time.At the center stood the Coliseum and Stock Exchange buildings.These were set back from Exchange,with large lawns in front.Just to the west of these buildings,commercial storefronts were erected,positioned at the sidewalk edge. West Exchange(location A on the map on the following page)developed in a similar manner,with buildings of predominately masonry construction that stood between 1 and 3 stories in height.Similar buildings extended North and South along Main Street,from the intersection of Exchange and Main.Wood frame canopies were common on the commercial buildings along both streets. To the East and North of the Stock Exchange building,cattle pens(B) extended up toward 28th Street,but some land remained vacant in the northwestern quadrant.The cattle pens were arranged in a rectilinear pattern and were framed by the"subway"(hog and sheep run)to the east. Early photographs document that the pens were constructed of wood fencing and braced with steel gusset plates.Walkways,or cattle runs,also were laid out in a grid and provided a means of moving selected groups of livestock through the network of pens.A few buildings also appear in the pens area in the Sanborn map.Among these were hay sheds,a quarantine building,scale houses and shelters for sales agents. 0-8 Stockyards Form-Based Code and Design Guidelines . . ADOPTED May 02,2017 Historic Framework I INTRODUCTION -- r South of Exchange Avenue,the map shows only a portion of a set of hog and sheep pens.This first"module"of those pens was positioned along the sheep subway,which paralleled the rail yards farther east. rl , yii Along the east edge of the Stockyards complex stood the two- '�" meatpacking plants.There were numerous buildings,which were laid ` out in a north-south orientation,creating distinctive lines of building walls with open spaces in between where rail spurs(C) ran.The greatest concentration of these buildings was at the center of these sites.The Cattle pen area showing wood and steel gusset fencing. structures along the western edge were lower in scale,with more open space in between. R� The entry of the Stockyards Club which once was located at the corner of Main Street and Exchange Avenue. to �F.1i — e: f $ Lk _v ��Exchange Ave . SSV+-�'�'S, $4J • �. °. ;� Fes '. Sanborn Insurance Maps document primary building materials:masonry(including brick and stucco)is shown in red, while frame construction appears in yellow.Metal buildings have a blue color.This 1911 Sanborn map shows a mixture of masonry and wood frame buildings,with only one metal building by the railyards.Note that no buildings appear for a portion of the area south of Exchange Avenue. ADOPTED May 02,2017 Stockyards Form-Based Code INTRODUCTION I Historic Framework r _ r 1 +1� ° T. - 1 1 1 1 1 Sanborn Map from 1927 HISTORIC DEVELOPMENT PATTERNS: the southern edge of Exchange.These established a 1927 clearly defined edge to the sidewalk on this side of the street. A later Sanborn Map,from 1927,shows further development:Main and Exchange were lined with While buildings aligned along the rectilinear system more commercial buildings,all built to the edge of of streets,cattle runs and rail lines,this pattern the sidewalks(location D on the map above).Many changed along the edge of Marine Creek.There, of these structures had traditional storefronts with buildings created more of a"sawtooth"edge,as recessed entries,display windows and transoms simple rectilinear structures were set back to follow above. the meandering contours of the creek bank. By this time,the grid of cattle pens extended all the Key north-south sight lines existed along streets, way to 28th and also had filled in farther west to alleys and livestock runways,some of which Main.Cattle sheds had been erected just north of the terminated at the Coliseum (F)and Exchange Coliseum,again following the grid. Building (G).Other sight lines existed in an east-west The rectilinear pattern of the cattle pens area also was orientation,notably along Exchange Avenue,where repeated in the layout of the Horse and Mule Barns views to the east terminated at the Swift/Armour as well as hog and sheep barns and pens(E).The stairs,with the administration buildings and the taller maps now show a more complete set of pens along meatpacking structures serving as a backdrop. 0-10 Stockyards Form-Based Code and Design Guidelines . . ADOPTED May 02,2017 Historic Framework I INTRODUCTION Early photographs also help to document building heights:In the meat packing area,buildings decreased in massing and had less site coverage �r toward the rail yards(H)to the west.That is,lower scaled buildings,such as the Armour(J)and Swift(K)administration buildings,appeared along the western edge of the meat packing area.This was a key feature of the historic development patterns in this area.Several open/lawn spaces (1)also existed on this west edge of the meat packing area and also - contributed to its historic character. Traditional Main Street storefront with recessed entry and transom. - P HISTORIC DEVELOPMENT PATTERNS: 1951 _ By 1951,documentation shows that the cattle pens now extended all the way north to 28th,where a loading area for trucks existed.The rectilinear pattern of pens and livestock runs remained consistent throughout this i area with the occasional exceptions of an individual building and a rail spur,as noted earlier(location L on the map on the following page). The rail yards(M)created a swath of open space between the meat `- packing plants and the core of the Stockyards.A"wishbone"of rail spurs Early hog&sheep barns and pens were roofed with a"Y"frame also was a particularly distinctive feature(N) in the meat packing area at construction with clerestories for this time. sunlight and airflow(E). One other change is the footprint of a set of exhibit buildings that stood along the eastern edge of Marine Creek,just north of Exchange.These now had a wedge-shaped form that followed a retaining wall on part of the creek.Aerial photos show that,south of Exchange,the creek edge remained informal and tree-lined. THE STOCKYARDS TODAY Today,the Stockyards Historic District is highly significant because it contains industrial buildings associated with the meatpacking, remnants of scale houses and holding pens for livestock,and an outstanding collection of commercial buildings erected in response to the construction of the meatpacking plants.The commercial buildings, originally incorporated as North Fort Worth and later as Niles City,are, essentially,a central business district that provided for the business demands of this distinct area.The Historic District still contains a wealth of resources associated with several historic themes of significance,such as architecture,agriculture,commerce,and industry. ADOPTED May 02,2017 Stockyards Form-Based Code INTRODUCTION Historic Framework IM k_ Buildings at the two meat packing _tl`■ b�—�s '' plants step down in scale along the s eastern edge(M). `` !f Aj` 1 ; 1 P 1 1 - � A r M ... 4 T. 4I ' F 1. rir Sanborn Map from 1951 0-12 Stockyards Form-Based Code and Design Guidelines . . ADOPTED May 02,2017 Circulation and Access Patterns I INTRODUCTION Circulation and Access Patterns MEN 4 j4sr� ly z - EE Al r _, „mss. e ° Aerial photo:1957 KEY: Livestock Walkways Many key circulation routes existed historically in the Stockyards.These circulation routes should be Streets respected by future development whenever feasible. - - - - - -p - Rail Lines These circulation corridors are shown in the map Heritage Tree Lawn above. ADOPTED May 02,2017 Stockyards Form-Based Code INTRODUCTION I Historic Figure-Ground Patterns Historic Figure-Ground Patterns z n '�� ■ ` - W �a o n KongE.Exchan a AVE ■L■ lmwlllll ■ Jim �,. L& _ CE M Ulm 14 ■ 1 ■ a1• 23rd Street Aerial photo:1957 KEY: Livestock Walkways In this illustration,all roof structures that existed in and Fencelines 1957 are shown in black.This highlights the differences Streets in form and scale of individual buildings.Livestock walkways and open pens are shown in the map i Buildings above and documents the finer-grained texture of the stockyards themselves. 0-14 Stockyards Form-Based Code and Design Guidelines . . ADOPTED May 02,2017 Historic Figure-Ground Patterns INTRODUCTION DETAILS OF HISTORIC FIGURE-GROUND PATTERNS NE 28th Street 1 mn 2. ■ N c z ■ i WL I Lima E.Exchan e AVE L HIMEM ME Aerial photo:1957 KEY: Livestock Walkways In a closer view,the roofs of small structures, and Fencelines including scale houses and commission agent Streets shelters,appear more clearly.These may provide Buildings inspiration for new site furnishing structures,such as vending kiosks and seating areas. ADOPTED May 02,2017 Stockyards Form-Based Code INTRODUCTION I C Character Defining Features This section describes some of the key features of the Stockyards Historic District that convey its significance as a major livestock center and meat producer for the United States.While some of the circulation patterns, landscapes and buildings described earlier have been altered;this section describes how those features are still relevant to the Historic District today.Other features that existed historically(and that are no longer present or that lie outside the Historic District)are described as well,because they help in understanding the significance of the features that do survive within the Historic District.Within the District,there are currently 54 architectural contributing resources.This lends a high degree of integrity to the District.This collection of resources is highly significant because it retains more historic buildings and site features than any other historic stockyards district in the United States.Note that a more detailed listing of key features in the Stockyards area may be found in a historic resources survey that was prepared by Historic Fort Worth,Inc.in 2016. CIRCULATION PATTERNS A critical aspect of the Stockyards was the need for orderly circulation throughout the site for pedestrians,animals and vehicles(including truck and train traffic).This consisted of a network of streets,sidewalks, walkways and ramps as well as rail lines. P ' Livestock Circulation Stockyards employees lead cattle to The Stockyards had an efficient circulation system for livestock.It a weigh station through the complex circulation system of pens. consisted of a hierarchy of runs that provided ways to move cattle to and from the pens,through scale houses,to meat packing plants and,once - processed,onto trains.The arrangement of the cattle pens determined the circulation routes for much of the livestock.Sitting north of Exchange Avenue,just to the east of the Exchange Building,walkways(runs)from the pens provided direct routes to ramps that led into the packing plants. The suppressed walk,or subway,was used to transport hogs and sheep to the ramps.Vestiges of this circulation system survive,including part of Trucks and autos traveled along the subway,some ramps and the paved walkways once were framed with Exchange Avenue. cattle pens.These remnants are key features. Truck and Auto Circulation Historically,truck and auto circulation was confined to the perimeter of the Stockyards,save for Exchange Avenue itself.Trucks typically unloaded at the northern end of the Stockyards.Streets in the commercial areas,to �= the west of the Stockyards,were laid out in an orderly grid pattern that accommodated vehicular movement.Exchange Avenue and Packers Street Rail spurs wound through the packing are historic alignments that survive and reflect this circulation system. plants,allowing loading of final products onto rail cars. 0-16 Stockyards Form-Based Code and Design Guidelines . . ADOPTED May 02,2017 Character Defining Features INTRODUCTION Rail Circulation A key advantage of the layout of the Stockyards and packing plants was that they had direct access to a railroad.Spurs wound through the 19 packing plants,allowing loading of products onto rail cars.Remnants awe of rail lines and railroad beds survive in some locations and are key —--- e• features. Pedestrian Circulation The Main Street commercial area was Pedestrian circulation systems also were important to the Stockyards a primary pedestrian corridor in the operations.In the early days,meat packing workers often commuted by Stockyards Historic District. streetcar,which delivered them to the base of the Swift/Armour staircase .Y at the end of Exchange Avenue and thus into the system of walkways that existed.Other workers and stockyards patrons arrived by car.In each case,they then entered a system of sidewalks and special paths Y that afforded access to events,goods and services in the area.Livestock buyers and sellers moved through the pens on elevated walkways,which = facilitated inspection of the cattle. Sidewalks along Main Street and Exchange Avenue also were key Company representatives stand on theelevated walkways above the pens, pedestrian corridors.They,along with numerous alleys,provided a which allowed for easy inspection of rectilinear network that served cattlemen,visitors and workers.Those the cattle below. sidewalks and related pathways that survive contribute to the historic significance of the area. LANDSCAPE AND SITE FEATURES Numerous landscape and site features existed throughout the Stockyards ) area.These are some key features: ^I Formal Landscapes While most of the open spaces were working places,a few"formal" The historic Swift&Co.stairway once served as the south entrance landscapes also existed.The most noteworthy of these were the lawns to the Swift complex.This stairway in front of the Exchange Building and the Coliseum.These were relatively still stands along 23rd Street and is simple grassy areas that were framed,in part,by low hedges and fences. landmarked. While these lawns and fences have been altered since their original form,they still exist and convey some of their original character.They are 3 �•:..� significant features.Another historic landscape is the tree lawn that runs ' r' f X _ along the western edge of Packers Street. _ t Industrial Features and Historic Stairs j The Exchange Avenue Stairs and Armour&Swift Plaza were historic Al landscape features of the Packing Area.The stairs scaled a sloped " ;' } embankment that also supported letters that spelled out the names Raised brick thoroughfares provided "Armour"and"Swift." An open space located between the administration footing for animals as they were buildings for Armour and Swift also was a noteworthy landscape feature. moved. Another open space was located to the west of the meat packing plants, ADOPTED May 02,2017 Stockyards Form-Based Code INTRODUCTION I Character Defining Features some of which was landscaped to create a formal entryway.In addition to the staircase at the end of Exchange Avenue,another staircase at 23rd Street provided access at the southern end of the Swift site.These stairs and related retaining walls survive and are key features.In addition, vestiges of the formally landscaped spaces remain as opportunities for restoration. 'l II T_ Livestock Runs,Paving and Pens . Livestock pens stood in a dense grid network west of the meat packing Marine Creek provides a natural buffer to the Stockyards and commercial plants and north and east of the Coliseum and Exchange buildings. area,and creates outdoor spaces for These were wood-framed fences that stood 5 to 6 feet tall.Raised walks pedestrians. throughout the pens allowed workers to oversee the livestock.The fencing was constructed of wood and braced with metal brackets.The pens had brick paving and the walkways connecting them did as well,using a different paving pattern,which provided better traction.Much of this brick paving survives and is a key feature.A portion of the wood frame cattle pens also survives just north of the Coliseum and is a key feature. Roofed pens were located to the south of Exchange Avenue to hold sheep and pigs.These had clerestory windows.Brick paving was used for the pen floors as well as walkways here as well.A portion of these structures survives as Stockyards Station and is a key feature also. Marine Creek Marine Creek ran through the area,providing a source for water and creating a meandering edge for buildings and outdoor spaces that flanked it.This is a key feature and amenity for the area.Portions of the creek bank have been covered with stone that date from a more recent period.Just north of Exchange Avenue,the creek is more constrained with masonry retaining walls.Of special note is the masonry arch structure supports Exchange Avenue as it crosses the Creek.This also serves as the foundation for several buildings that span the Creek. - - The Livestock area consisted of wood-framed fences that stood five to six feet tall and had brick pavers for flooring.Paving in the cattle runs had raised edges that provided better traction. 0-18 Stockyards Form-Based Code and Design Guidelines . . ADOPTED May 02,2017 Character Defining Features INTRODUCTION Other Site Features d Other noteworthy site features include ornamental columns on Main a . Street at the northern and southern gateways to the Stockyards,as well as a gateway arch that spans Exchange Avenue just east of Main Street. k. These are historically significant. � r4` BUILDINGS i These are some of the noteworthy structures that make the Fort Worth Stockyards unique. Industrial Buildings Industrial meat processing buildings form the backdrop of the 2-story office Most buildings on the east side of Packers were industrial in character. of Swift and Company. These were primarily brick structures with heights that varied from 2 to 9-stories.Raised concrete foundations and cylindrical metal towers were also present in the Packing Area.Lower scale buildings and administrative offices were located along the western edge of the packing area while the �. height and intensity of the buildings increased to the east.Although few t1 of these buildings survive,the Exchange Avenue Stairs/Armour&Swift Co�� Plaza,the Swift&Co.General Offices and the Armour Company-Blood B�a1s t Serum Albumin Plant still survive and contribute to the Historic District. LOW Commercial Buildings The commercial area,which centered on Exchange and Main,consisted predominately of 1 and 2-story brick buildings.Stores and other i. businesses were located on the street level,while offices and residences were in the upper floors.Many of the historic commercial buildingsTY survive and are key features of the Historic District. AV •A 4% Traditionally,hotels,bars and restaurants had storefronts at the street level. 3yd � l - The meat packing area was the central location for the Stockyards workforce and consisted of buildings between 2 and 9 stories. ADOPTED May 02,2017 Stockyards Form-Based Code INTRODUCTION I Character Defining Features Exchange Building The Livestock Exchange Building was built in 1902 and is at the center '; of the historic district.Designed in the Mission style,this structure is an i pa " early example of a design that was first introduced in California in the 1890s.The Exchange Building is the oldest building in the district that is still in use. Built in a U-shape out of stuccoed brick,the building's main "A facade has two projecting hip roofed end pavilions displaying at the The Livestock Exchange Building was built in 1902 and is at the center of center"Alamo"style parapets with Palladian windows.The building is the historic district.Designed in the further defined by small octagonal cupolas,a curvilinear parapet and a Mission style,this structure is an early T-shaped,arcaded gallery. example of the design that was first introduced in California in the 1890s. Coliseum Building Adjacent to the Exchange Building is the 1908 Coliseum,built to display the livestock on sale.Ten years after its construction,the first indoor rodeo was held here.The Fort Worth Fat Stock Show was also a popular annual event and was held in this building until after World War II.This WM } rectangular structure is flanked by two,one-story hipped roof wings, a connecting arcade gallery across the front and a second-story with several small windows and an arched opening.The original facade is _ obscured by an arcaded ticket booth entry that was added at a later date. Adjacent to the Exchange Building is Two,large neighboring buildings also are associated with the stock shows the 1908 Coliseum,built to display livestock on sale. and livestock trading.A triangular-shaped building to the west of the Coliseum once served as exhibit barns and another rectangular building to the north is the old auction barn.These also are historically significant as well. m I anz Agricultural or Livestock Buildings South of Exchange Avenue,across from the Exchange and Coliseum buildings stand the Horse and Mule Barns.The original barns,built before World War I,were destroyed by fire and the present buildings The Coliseum and Exchange Buildingssit side by side on the north side of were constructed in 1912.They face onto a shared paved walkway,"Mule Exchange Avenue.A green lawn and Alley':The entrance to this walkway from Exchange Avenue is marked by a rail fence are key features. pair of two-story towers,each with a round arched openings at the base and three small round arched openings on the second level.The towers are connected by a pitched,tile roof.Each barn entry is identified by a ���• Mission-style parapet.This ensemble of structures,spaces and towers is a key landmark in the district. I�V Further east along Exchange Avenue standards the Stockyards Station, which originally was a part of the hog and sheep barns and pens.This The entrance to the Horse and Mule structure is noteworthy for its concrete structural system and clerestory Barns is marked by two two-story windows.It retains much of its historic brick paving material and is a towers,each with round arched openings at the base and three small contributor to the historic district. round arched openings on the second level. 0-20 Stockyards Form-Based Code and Design Guidelines . . ADOPTED May 02,2017 View Opportunities I INTRODUCTION View Opportunities VIEWTARGETS Many noteworthy views exist throughout the T1.South entry piers on Main Street Stockyards area that enrich the experience of visitors, T2.North entry piers on Main Street residents and employees.They offer opportunities to T3.Stockyards arch on Exchange Avenue be used for more formally-organized interpretation programs,which could include historical markers and T4.Archway to Mule Alley other"station points"to be used in walking tours and T5.Towers(cupolas)on the Coliseum other heritage tourism events and activities. T6.Scale house#1 Some of the key view opportunities are indicated on T7.Cattle run the View Opportunities Map on the following page. T8.Scale house#2 Many key view opportunities lie along public streets, while others are in places that may be included in new T9.Towers on the Exchange Building development projects.New plazas,courtyards,decks T10.View to sheep and hog sheds(Stockyards and other active outdoor use areas could be located Station) to take advantage of these view opportunities and T11.Armour/Swift stairs to aid in interpreting the heritage of the Stockyards. T12.Swift Administration building These view opportunities should be incorporated into public and private sector improvements to the extent T13.Armour Laboratory&Storage building feasible. T14.Swift south entry stairs Station Points T15.Arches of Main Street buildings/bridge The map identifies"station points"as places where T16.View to Marine Creek from Mule Alley an observer may stand to experience a specific view. View Cones These are identified with an'Y'framed in a box. C1.View looking east along Exchange Avenue to Station points are found along Exchange Avenue and historic commercial building and to the Stockyards Main Street and also along lines within the stockyards gateway arch beyond that once were defined by cattle runs and other C2.View of south entry piers and flanking historic walkways. commercial buildings View Points C3.View of north entry piers and Billy Bob's beyond The object of a specific view is identified with a red C4.View of the historic structures in the core of the historic stockyards district with downtown Fort asterisk. Worth in the distance View Cones C5.View from Exchange Avenue to the towers Other views are"cones;'which take in a wider expanse (cupolas)on the Exchange Building of features and landmarks.These are identified with a C6.View from Exchange Avenue to the Armor/Swift yellow fan-shaped symbol on the map. stairs and historic meat packing buildings C7.View along historic eastern end of Exchange View Corridors Avenue to the Armor/Swift stairs,Exchange Avenue and the gateway arch View corridors are the sight lines from station points to specific view targets.These are identified with blue arrows on the map. ADOPTED May 02,2017 Stockyards Form-Based Code and Design Guidelines . . 0-21 INTRODUCTION View Opportunities A •, ® Station Point �v nalt tit at SIF View Target (1#) View ConidOF 1 „ a i F d C7 r -Tl Jho rt f i View Opportunities Map t hq 4. now .' _ A ° Views from within View Cone 4(C4),looking south towards the Coliseum and Exchange Building. 0-22 Stockyards Form-Based Code and Design Guidelines . . ADOPTED May 02,2017 �� HOW TO USE THIS DOCUMENT 1 Determine Your District 2 District Standards 0 Lot Size H i stoc ; • • Building Setbacks Building Height Roof Form Building Form Articulation Frontage Standards Build-to Zones ow Front Setback Parking Setbacks Transparency Story Height • Pedestrian Access Building Elements . .. . 1 Design Guidelines 1 40 , "Principles on District Principles District Principles ; Site Design ; Site Design Building Design ; Building Design J J • 919r."W". I�,k Buildings&New pNon-contributing • Site Design Guidelines Other Rules 5 . Measurements& Land Use Landscaping Signs Exceptions See Article 6 See Div.7.2 See Div.7.4 See Div.5.1 Parking&Access Site Lighting . ... D . . StorageArchitectural Standards See Div.7.1 See Div.7.3 -- See Div.5.2 60 Streets m&Stockyards Blvd B Street:Existing Pathway:Typical Applicability m@m Swift and Armour Blvd B Street:Proposed Pathway:With Cattle Run Dimensional Standards 0@0 23rd St B Street:Cycle-track m(ps Rodeo Plaza(North) Future Streets& 000 Main St(South) Q Ellis Ave 'O° Rodeo Plaza(South) Pathways y.}Main St(Core) Q West Exchange Ave Street&Pathways Types 0@0 Main St(North) 0 East Exchange Ave 0 Packers Ave 0-24 Stockyards Form-Based Code .Design Guidelines . . ADOPTED May 02,2017 ARTICLE 1 . OPENING PROVISIONS Div. 1.1. Legal Requirements............................................................................1-2 Sec. 1.1.1.Title 1-2 Sec. 1.1.2.Effective Date 1-2 Sec. 1.1.3. Purpose 1-2 Sec. 1.1.4. Intent 1-2 Sec. 1.1.5.Applicability 1-3 Sec. 1.1.6.Conflicting Provisions 1-3 Div. 1.2. Districts.................................................................................................... 1-4 Sec. 1.2.1. Naming Convention 1-4 Sec. 1.2.2. Districts Established 1-4 Div. 1.3. Frontages ...............................................................................................1-4 Sec. 1.3.1. Description 1-4 Sec. 1.3.2. Frontages Established 1-4 Div. 1.4. District and Frontage Map................................................................1-5 ADOPTED May 02,2017 Stockyards Form-Based Code OPENING PROVISIONS I Legal Requirements Div. 1 .1 . Legal Requirements Sec. 1.1.4. Intent Sec. 1.1.1.Title A. This Code is intended to balance historic preservation and development by: This document is the"Stockyards Form-Based Code and Design Guidelines,"and is referred to or cited 1. Ensuring continuation of the authenticity of throughout this document as this"Code." the Stockyards as a part of the National Reg- ister of Historic Places(listed in 1976),and as Sec. 1.1.2. Effective Date the Fort Worth Stockyards Historic and Cultur- This Code was adopted on May 02,2017 and became al Landmarks District(a local Historic District effective on August 24,2017. designated in 2016). Sec. 1.1.3. Purpose 2• Applying development standards and design guidelines to promote rehabilitation and rede- A. This Code was prepared to provide development velopment that is sensitive to the surrounding standards for the Stockyards area,a mixed-use historic context. growth area within the City of Fort Worth. 3. Preserving existing buildings and guiding B. This Code provides the means to guide compatible redevelopment to help promote implementation of the citizen-endorsed concepts cultural,environmental and economic sustain- of the Stockyards Charrette Report dated ability. September 22,2016. 4. Acknowledging circulation patterns,land- C. The Stockyards Charrette Report describes a stapes and site features,and buildings and series of character areas that have been refined structures that existed during earlier periods to provide the basis for development standards of significance on the site,in order to allow in this area.One of the key concepts is that interpretation of these older patterns in the the level of design review and the specificity of future as the area grows. development standards should reflect the need to: B. This Code is intended to achieve design excellence 1. Protect the local historic district; in the built environment by: 2. Respond to the historic context and patterns 1. Providing building and site design standards when developing new buildings and sites in that address the public aspects of private the transition areas;and development and how building form,place- ment,and uses contribute to the quality of the 3. Treat the edge areas in a manner similar to public realm. other similar locations in the City. 2. Providing parking and access standards that D. This Code helps to foster predictable results and appropriately balance pedestrian and ve- a high-quality public realm by prescribing the hicular needs and result in safe pedestrian physical form of buildings and other site elements environments of the highest quality. and addressing the relationship between buildings and the public realm,the form and mass of 3. Promoting innovative landscape and building buildings in relation to one another,and the scale design that advance the function and beauty and types of streets and blocks. of Fort Worth,while respecting the historic character of the Stockyards area. 407—T op :t�vv ADOPTED May 02,2017 a .x ��a".iR.Ad: s��"A� 4k msft.3 Legal Requirements OPENING PROVISIONS C. This Code is intended to guide Fort Worth's prosperous and sustainable future by providing clear development standards and processes that result in predictable,efficient and coordinated review processes. Sec. 1.1.5.Applicability This Code applies to all property as shown in Div. 1.4 and the City of Fort Worth Official Zoning Map. Sec. 1.1.6.Conflicting Provisions A. Where the City of Fort Worth Zoning Ordinance conflicts with a standard set out in this Code,the standard in this Code controls. B. Illustrations,photographs and graphics are included in this Code to illustrate the intent and requirements of the text.In the case of a conflict between the text of this Code and any Illustrations,photographs and graphics,the text of this Code governs. ADOPTED May 02,2017 Stockyards Form-Based Code OPENING PROVISIONS I Districts Div. 1 .2. Districts Div. 1 .3. Frontages Sec. 1.2.1. Naming Convention Sec. 1.3.1. Description Each sub-district uses the following naming Frontages link a desired development pattern with convention: specific form requirements that mandate the type of development desired along the street edge. A. First two letters=Stockyards Form-Based District B. Third letter=Character Area Sec. 1.3.2. Frontages Established The following Frontages are established and are 1. H=Historic shown on the map in Div. 1.4. 2. T=Transition A. Historic Frontages 3. E=Edge 1. Pedestrian C. Forth and fifth letters=Form and Use 2. General D. Final Number=Maximum Height in Feet 3. Marine Creek E. EXAMPLE:SY-HSH-40 4. Open Space Stockyards-Historic Shopfront-40 feet max height 5. Pathway Sec. 1.2.2. Districts Established 6. Historic Shopfront The following sub-districts are established and are 7, Active Alley shown on the map in Div. 1.4. 8. Plaza A. Historic Districts 1. SY-HSH:Shopfront-40,-68 9. Heritage Tree Lawn B. Transition Frontages 2. SY-HCO:Core-40,-55,-60,-68 1. Pedestrian B. Transition Districts 2. General 1. SY-TMC:Marine Creek-68 3. Marine Creek 2. SY-TNF:North Forty-40,-55 3. SY-TNX:Neighborhood Mixed Use-55,-80 4. Pathway 5. Heritage Tree Lawn 4. SY-TNE:Northern Edge-68,-105 6. Historic Wall 5. SY-TSA:Swift/Armour-55,-80,-105,-130 C C. Edge Districts C. Edge Frontages 1. Pedestrian 1. SY-ENX:Neighborhood Mixed Use-40,-55 2. General 2. SY-ECC:Commercial Corridor-68 3. Marine Creek 4. Commercial Corridor 1-4 Stockyards Form-Based Code and Design Guidelines . . ADOPTED May 02,2017 District and Frontage Map OPENING PROVISIONS Div. 1 .4. District • • Frontage Map F F F F F STF ECC-G8 ENx-55 TNx-55 I THE-705 THE-705 Td1E-705 THE-10s NE-705 ENx-55 THE-68 THE-fib THE-fib TSA-80 TNx-55BLVD. EHx-55 HCCi-4Dj TNF-55 TNF-55 _ TSA-705 TSA-55' �LO-4D H[U-40 THF-40 = TSA-1o5 ENx-40 ENx-55 TNx-5S B HCO-60 ENx-40 � B HCA-#+I7 TNF-40H��-Sa TSA-130 A LH5H 40 �A-7�� TNx-55 � liCU-� I d!'!Irl A A EI ENx-aro ►1 A A—r A H5H- ST SH-SOA � H[o-Sa HCl7-s rNx-ss HGd-40 HCL1-4(► TSA-130 Hca-6s ° ENx-40 H5H-�4 H5H-40 �' 'ENx-40 H�kd f ENx-55 Nx-80 .. rsA-105 TMG-fib TMC-68� r' JHSH-60 TSA-705 TSA-551 .- TNK-55' TMC-fib - E x36�r E r �N7(-55 TSA-55 TSA-55 :.TSA-55 Frontage TNx-55 Pedestrian General � TNx-55 Marine Creek Open Space Pathway Unique TSA-55 p Historic Shopfront PlazaBActive Alley (D Heritage Tree Lawn C E Historic Wall F Commercial Corridor ADOPTED May 02,2017 Stockyards Form-Based Code and Design Guidelines Fort Worth,Texas 1-5 1-6 Stockyards Form-Based Code .Design Guidelines . . ADOPTED May 02,2017 ARTICLE 2. HISTORIC DISTRICT Div.2.1. Description.............................................................................................2-2 Div.2.2. Historic Sub-Districts..........................................................................2-3 Sec.2.2.1.Shopfront(SY-HSH) 2-4 Sec.2.2.2.Core(SY-HCO) 2-6 Div.2.3. Frontages................................................................................................2-8 Sec.2.3.1.Pedestrian 2-9 Sec.2.3.2.General 2-9 Sec.2.3.3.Marine Creek 2-10 Sec.2.3.4.Open Space 2-10 Sec.2.3.5.Pathway 2-11 Sec.2.3.6.Historic Shopfront 2-11 Sec.2.3.7.Active Alley 2-12 Sec.2.3.8.Plaza 2-12 Sec.2.3.9.Heritage Tree Lawn 2-13 Div.2.4. Historic Design Guidelines.............................................................2-14 Sec.2.4.1.Statement of Significance 2-14 Sec.2.4.2.Historic Preservation Principles 2-18 Sec.2.4.3.Standards and Guidelines for Contributing Buildings 2-28 Sec.2.4.4.Standards and Guidelines for Non-Contributing Buildings and New Construction 2-60 Sec.2.4.5.Standards and Guidelines for Site Design 2-67 ADOPTED May 02,2017 Stockyards Form-Based Code HISTORIC DISTRICT I Description -Div. AJ. Description The locally designated Fort Worth Stockyards Historic This Article includes development standards(Div. and Cultural Landmarks District constitutes the heart 2_2 and Div.2.3)that are mandatory and apply to all of the Stockyards area and its preservation is a high properties throughout the Historic District unless priority.Four sub-districts fit within the Historic modified by the Historic and Cultural Landmark District.These are defined to recognize different Commission,per§4.401,Historic Preservation Overlay contexts,each with distinctive development patterns District,of the Code of Ordinances.All projects must and historic resources.Each sub-district is designed to meet the criteria for issuance of a Certificate of respond to those conditions and promote preservation Appropriateness as provided in that section,and also of the historic significance of each of those individual must meet the applicable Historic Guidelines in Div. contexts as well as of the Historic District as a whole. 2_4 of this document as determined by the Historic Preservation Officer and/or the Historic and Cultural The objective is to promote the rehabilitation of Landmark Commission. historic resources and to assure that new construction is compatible with the significance of the place. The historic guidelines for the Historic District work in concert with the standards to help protect the historic There are several key principles of the Historic District. character of the area.The standards apply to all First is to assure preservation of historic structures properties throughout the Historic District.However, including accommodating appropriate restoration, the Historic and Cultural Landmark Commission rehabilitation and reuse of existing buildings.All may recommend a modification from some of the new construction or expansion is also assured to be standards as part of the Certificate of Appropriateness low in scale and compatible in character with the approval process,when doing so would assure existing historic fabric.And lastly,to accommodate compliance with the relevant historic guidelines. enhancement of historically significant open spaces, including Rodeo Plaza and Mule Alley while preserving their integrity.The Historic District includes the following sub-districts:* 1. SY-HSH:Shopfront-40,-68 2. SY-HCO:Core-40,-55,-60,-68 arae. TT *The number represents the maximum height allowed in feet for that sub-district. .2.1ro NEW 2-2 Stockyards Form-Based Code and Design Guidelines . . ADOPTED May 02,2017 Historic Sub-Districts I HISTORIC DISTRICT Historic • slim s ■ ..!i+ .s. . r { '�_,y7_f_W 8- " I ' �— 1p s t 7 r� f EN ------- --.--- } - - - - - - - - - - - - - - - - - - - - -' -' 1 - ar +r I� � 1 { �\ G 7- 1 1 1 ! . 1 1 rime Is 1 .1 F - - - - - - - - - - O-40 EWA1 � �� { ■ M6F E•Cw+PE.tvF Fulu[r wvr#w��F 1i , a iii sly 1 q ■ 1F { -1 or f , • Ir0144.6 � "i! P- 1 � � I 1 � 7 i fir'■ I 1 -1 ♦-- ++ ..�-,.. ' r LjLF a s i -a rf w to IL1. air�c .-I*-: r-I[t 1, 0 . I ADOPTED May 02,2017 Stockyards Form-Based Code HISTORIC DISTRICT Shopfront(SY-HSH) PLACEMENTSEC. 2.2.1 . SHOPFRONT (SY-HSH) A. BUILDING Att s .,.f 2. ' Intent Lot The Historic Shopfront District(SY-HSH)is defined Area n/a by a context of historic commercial buildings.An objective of the SY-HSH District is to maintain the Width n/a historic development patterns of the traditional Building Setbacks commercial storefront structures by allowing buildings that will be compatible with the historic Q Front see Frontage context,while doing so in ways that express their own time.This includes locating new building fronts Common lot line 0'min to align at the sidewalk edge with a high percentage Alley 5'min of display windows that permit views of activities inside and that enhance the area as a visually interesting place for pedestrians. Applicable Districts SY-HSH-40,SY-HSH-60 Use Allowed uses See Div.6.1 2-4 Stockyards Form-Based Code and Design Guidelines . . ADOPTED May 02,2017 Shopfront(SY-HS[ HISTORIC DISTRICT B. BULK AND MASS C. FRONTAGE all 41 Building Height Applicable Frontages see Div.2.3 Maximum height Pedestrian 0 .............. ................. ........................................... .......................................................... SY-HSH-40 40'max General 0 ............................................................................................................................... .......................................................................................................................................................................... SY-HSH-68 68'max Marine Creek ................... .................................................................. ................................................................................................... Minimum height 2 stories of Open Space occupiablespace ............................................................................................................................................. Roof Form see Sec.5.2.1 Pathway ...................................................................................................................... Flat AllowedActive Alley .............- ­­ ........................................................................................................................... Traditional parapet Allowed Historic Shopfront 0 .................... .. ........................................................................................ .......................... .......................................................... Barrel vault Not allowed Heritage Tree Lawn ................................................................................................................................................................. Gable:medium pitch Not allowed Building Materials see Sec.5.2.4 Gable:steep pitch Not allowed .......................................................................................................................................................................... Hipped Not allowed Building Form see Sec.5.2.2 0 Street-facing building length 150'max ................ ................................ Rectilinear building Required ......................- .................................................................................. Angled,curved building Not allowed ADOPTED May 02,2017 Stockyards Form-Based Code and Design Guidelines Fort Worth,Texas 2-5 HISTORIC DISTRICT Core(SY-HCO) A. BUILDING PLACEMENT Intent Lot The Historic Core District(SY-HCO)contains some of Area n/a the most significant historic resources in the Historic Width n/a District.Preservation of the integrity of these resources individually,and maintaining the sense of Building Setbacks their relationship to each other,are of the highest priority.New development is intended to draw upon Front see Frontage historic design precedents.These include the mass, Q Common lot line 0'min scale,shape,roof form and palette of materials used.New development is intended to build on Alley 5'min these traditions,while doing so in contemporary ways that express the evolving nature of the Historic District. Applicable Districts SY-HCO-40,SY-HCO-55,SY-HCO-60,SY-HCO-68 Use Allowed uses see Div.6.1 2-6 Stockyards Form-Based Code and Design Guidelines . . ADOPTED May 02,2017 [ove(SY-H[[ HISTORIC DISTRICT B. BULKANDMASS C. FRONTAGE � Building Height Applicable Frontages see Div.2.3 Maximum height --' ' Pedestrian <> SY-H[O'40 47mux --'- ................. ........................................................................................................................................................................... General <> SY-H[O'55 55'nsax �___'- 8cH[O-6O Marine Creek V __' __' Total building height 00'max Open Space o --------------------------------------------------------- VVaU plate height 4O'nmux --'---.�� �---.. -- _ HbtohcShopfn»nt — SY'H[0'68 08'max — --- '----------------------------------------' '-- Pathway <> Minimum height n/a _ -__ _ Rmm Form see Sec.5.2.1 Active Alley V Rat Allowed Plaza o Traditional parapet Allowed --'— --------------- __' Heritage Tree Lawn v> Barrel vault Not allowed ------ --------------�I Building Materials see Sec.5.2A Gable:medium pitch Allowed ................ ............................................. Gable:steep pitch Not allowed --------------------------------------------------------- Hipped Allowed Building Form see Sec.J5.2.2 Street-facing building length n/a --------------------------------------------------------- Recd|inearbui|ding Required '-------'' Angled,curved building Not allowed ADOPTED May oz'zu/r Stockyards Form-Based Code and Design Guidelines Fort Worth,Texas 2-7 HISTORIC DISTRICT Frontages Frontages 11 MIF. _ -L-J t SIU w . Frontage Key Pedestrian IF General Marine Creek - Open Space Pathway Unique O Historic Shopfront p Active Alley p Plaza - O Heritage Tree Lawn ° Historic Wall °Commercial Corridor 2-8 Stockyards Form-Based Code and Design Guidelines . . ADOPTED May 02,2017 Pedestriai I HISTORIC DISTRICT SEC. 2.3.1. PEDESTRIAN I k Setbacks Setbacks Q Build-to zone 10'max Q Build-to zone10'max ......................................................................................................................... ........................................................................................................................... %of building facade in build- o %of building facade in build-to 0 to zone 80/o min 0 zone 70/o min . . . . . . . . . . . . ................................................................. . ................................................................................................................. Q Parking setback 30'min Q Parking setback 30'min Transparency Transparency Ground story 70%min @ Ground story 50%min .......................................................................................................................................................................... ........................................................................................................................................................ © Upper story 20%min © Upper story 20%min . .......................................................................................................................................................................... ......................................................................................................................................................................... Q Blankwall area 20'max © Blankwall area 30'max Story Height Story Height Q Ground floor elevation 0'min/2'max Ground floor elevation 0'min/2'max ................................................................ .......................................................................................................................................................................... © Ground story 14'min © Ground story 12'min . .......................................................................................................................................................................... ......................................................................................................................................................................... Q Upper story 9'min O Upper story 9'min Pedestrian Access Pedestrian Access Entrance facing street Required Entrance facing street Required ................................................................................................................................................................ ........................................................ .......... © Entrance spacing along street 50'max © Entrance spacing along street 75'max Building Elements Sec.5.1 A Building Elements Sec.5.1 A Awning/canopy O Awning/canopy O . .......................................................................................................................................................................... ......................................................................................................................................................................... Balcony O Balcony O . .......................................................................................................................................................................... ......................................................................................................................................................................... Forecourt -- Forecourt -- .......................................................................................................................................................................... .......................................................................................................................................................................... Gallery O Gallery O .......................................................................................................................................................................... .......................................................................................................................................................................... Porch -- Porch -- .......................................................................................................................................................................... .......................................................................................................................................................................... Stoop -- Stoop O ADOPTED May 02,2017 Stockyards Form-Based Code HISTORIC DISTRICT I Marine Creek MARINE OPEN SPACE Setbacks Setbacks Q Front(measured from the Marine Creek 0'min Q Build-to zone 100'min/120'max Floodway and Beautification Easement Line) ........................... ... ......................................................................................................................................................... %of building facade in ° Q %of building facade in build-to zone n/a build-to zone 60%min ............................................................................................................ Q Parking setback 30'min Q Parking setback 120'min Transparency Transparency Ground story 20%min Q Ground story 20%min .......................................................................................................................................................................... .......................................................................................................................................................................... © Upper story 20%min Q Upper story 20%min .......................................................................................................................................................................... .......................................................................................................................................................................... © Blank wall area 50'max 50'max � Blankwall area (ground story only) Story Height Story Height Q Ground floor elevation n/a ...... ......... .......................................................... Q Ground floor elevation 2'min/4'max © Ground storyn/a ............................................................................................................ .......................................................................................................................................................... Ground story ....................................................................................12'min � Upper story n/a Pedestrian Access O Upper story 9'min 0 Entrance facing Creek RequiredPedestrian Access ...................................................... O Entrance facing open Required © Entrance spacing along Creek n/a space q .......................................................................... _ Building Elements Sec.5.1 A © Entrance spacing along n/a Awning/canopy O _ open space ....................................................................................................................................................................... Building Elements Sec.5.1.4 Balcony O ................Forecourt......................................................................................................................0... Awning/canopy 0_ ..................................................................................... .......................................................................................................................................................................... GalleryO Balcony............................................................................................................................0... ................Porch..................................................................................................................................0 Forecourt -- ................................................................................................................................................ ................Stoop.................................................................................................................................0... Gallery O ................................................................................................................................................. Porch O .......................................................................................................................................................................... Stoop O 2-10 Stockyards Form-Based Code and Design Guidelines . . ADOPTED May 02,2017