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HomeMy WebLinkAboutOrdinance 19514-01-2011ORDINANCE NO. 19514-O1-2011 AN ORDINANCE AMENDING THE COMPREHENSIVE ZONING ORDINANCE OF THE CITY OF FORT WORTH, BEING ORDINANCE NO. 13896, AS AMENDED, CODIFIED AS APPENDIX "A" OF THE CODE OF THE CITY OF FORT WORTH (1986), TO AMEND VARIOUS SECTIONS OF THE NEAR SOUTHSIDE DEVELOPMENT STANDARDS AND GUIDELINES AS PROVIDED BY SECTION 4.909D, "OTHER DEVELOPMENT STANDARDS" OF CHAPTER 4, "DISTRICT REGULATIONS" OF ARTICLE 9, "COMMERCIAL DISTRICTS" TO REVISE CRITERIA OF SIGNIFICANT TREES AND METHODS OF MITIGATION FOR REMOVAL; TO FURTHER PROMOTE DESIRABLE DEVELOPMENT AND TO CORRECT INCONSISTENCIES; TO AMEND THE REGULATIONS FOR BUILDING HEIGHT AND PROJECTING SIGNS; TO CLARIFY THE APPLICATION OF ROOF SLOPE STANDARDS;TO PROVIDE ADDITIONAL REGULATIONS FOR "N" ZONES; TO CORRECT REFERENCES FOR ESTABLISHED AND PROJECTING YARDS; PROVIDING THAT THIS ORDINANCE SHALL BE CUMULATIVE; PROVIDING A SEVERABILITY CLAUSE; PROVIDING A PENALTY CLAUSE; PROVIDING A SAVINGS CLAUSE; PROVIDING FOR PUBLICATION; AND PROVIDING AN EFFECTIVE DATE. WHEREAS, in November 2007, the City Council created the Near Southside Zoning Districts to encourage high quality, pedestrian-oriented development in the near Southside; adopted the Near Southside Development Standards and Guidelines as part of the Zoning Ordinance; and established the Urban Design Commission and staff to administer those design standards; and WHEREAS, in July 2008, the City Council adopted amendments to the Near Southside Zoning Districts to provide clarity and correct inconsistencies; and WHEREAS, Fort Worth South Inc. has provided input and worked with staff on the proposed amendments to the Near Southside Development Standards and Guidelines and has endorsed the proposed amendments, and WHEREAS, it is advisable to amend the Near Southside Development Standards and Guidelines in order to further promote desirable development that is consistent with the urban design and economic development goals for the Near Southside District and provide clarity for property owners; and WHEREAS, Section 4.909D of the Zoning Ordinance entitled "Other Development Standards" requires that any revisions to the Near Southside Development Standards and Guidelines must be considered by the Urban Design Commission, the Zoning Commission and the City Council; NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FORT WORTH, TEXAS AS FOLLOWS: SECTION 1. The Near Southside Development Standards and Guidelines is hereby amended as set out in Exhibit "A", attached and hereby incorporated into the Zoning Ordinance by reference, to provide clarification and correct inconsistencies in various sections of the Near Southside Development Standards and Guidelines to include requiring three-(3) inch minimum caliper trees; and revising criteria of significant trees and methods of mitigation for removal; amending the regulations related to building height and projecting signs; clarifying the application of roof slopes; providing regulations for "N" zones which will provide clarity for the property owners in the Near Southside District; specifying exemption from established and projected front yard requirements; as follows: 2 S.B. Streets and Other Public Spaces 3. ROADSIDE ELEMENTS a.Streettrees Developments must conform to the tree preservation standards se forth in Section S.G.1. Canopy of all street trees can be applied towards mitigation requirements. The provisions below also apply. 1. Public and private development shall provide shade trees within the street tree/furniture zone. 2. Street trees shall be a minimum of three (3) inch caliper and spaced 15- 35 feet apart on center, depending on the trees' size at maturity.* S.C. Building Location and Orientation 1. BASE SETBACK STANDARDS New buildings shall be located in relation to the boundaries of their lots according to the setback standards listed below and depicted to the right. Front Setback 0 ft. min., 20 ft. max. except as described in Section S.C.2. below. Side Setback 0 ft. min., except as described in Section S.C.2.e. below. Rear Setback 3 ft. min. Corner Setback 5' x 5' dedication when required by Section S.C.2.f. below. General yard development standards: Development shall be exempt from Chapter 6, Article 1, Sections 6.101 B, 6.101 C, 6.101 E, and 6.101 G of the Zoning Ordinance. S.D. Building Height 2. BUILDING HEIGHTS Minimum Height: Two (2) stories consisting of a minimum of 18 feet along the following streets (refer to map in Section 4.B.): 1. W. Vickery Boulevard from Adams Street, to S. Main Street 2. Pennsylvania Avenue from 8th Avenue to S. Main Street 3. W. Rosedale Street from Jerome Street to Evans Avenue 4. W. Magnolia Avenue from 8th Avenue to S. Main Street 5. Park Place Avenue from FWRR to 8th Avenue 6. 8th Avenue from Pennsylvania Avenue to Park Place Avenue 7. S. Henderson Street from I-30 to W. Magnolia Avenue 8. S. Hemphill Street from W. Vickery Boulevard to W. Allen Avenue 9. S. Jennings Avenue from W. Vickery Boulevard to W. Magnolia Avenue 10. S. Main Street from W. Vickery Boulevard to W. Magnolia Avenue S.F Architectural Standards 1. ROOFS a. Single-story buildings -New single-story non-residential buildings shall not have large expanses of sloped roofs. Roof slope shall not be greater than 1:12. 3 Sloped roof elements that are not part of the actual roof, similar to elements found on certain historic commercial buildings, are permitted. 6.B. Special Requirements in "N" Neighborhood and "R" Restricted Zones "N" ZONES- PROHIBITED USE -Surface parking lots providing parking for single-use non-residential projects 7. SIGNS - b. Basic Sign Standards -Signs shall conform to the basic dimensional regulations set forth in Chapter 6, Article 4 of the Zoning Ordinance with the following exceptions for projecting signs: Maximum projection: Four (4) feet Exception: When existing signs on the same block face project further than 4 feet, the new sign may match the smallest projection over 4 feet. SECTION 2. This ordinance shall be cumulative of all provision of ordinances and the Code of the City of Fort Worth, Texas (1986), as amended, except where the provisions of this ordinance are in direct conflict with the provisions of such ordinances and such Code, in which event conflicting provisions of such ordinances and such Code are hereby repealed. SECTION 3. It is hereby declared to be the intention of the City Council that the sections, paragraphs, sentences, clauses and phrases of this ordinance are severable, and, if any phrase, clause, sentence, paragraph or section of this ordinance shall be declared unconstitutional by the valid judgment or decree of any court of competent jurisdiction, such unconstitutionality shall not affect any of the remaining phrases, clauses, sentences, 4 paragraphs or sections of this ordinance, since the same would have been enacted by the City Council without the incorporation in this ordinance of any such unconstitutional phrase, clause, sentence, paragraph or section. SECTION 4. Any person, firm or corporation who violates, disobeys, omits, neglects or refuses to comply with or who resists the enforcement of any of the provisions of this ordinance shall be fined not more than Two Thousand Dollars ($2,000.00) for each offense. Each day that a violation exists shall constitute a separate offense. SECTION 5. All rights and remedies of the City of Fort Worth, Texas, are expressly saved as to any all violations of the provisions of Ordinance No. 13896 which have accrued at the time of the effective date of this ordinance and, as to such accrued violations and all pending litigation, both civil and criminal, whether pending in court or not, under such ordinances, same shall not be affected by this ordinance but may be prosecuted until final disposition by the courts. SECTION 6. The City Secretary of the City of Fort Worth, Texas, is hereby directed to publish the caption, penalty clause and effective date of this ordinance for two (2) days in the official newspaper of the City of Fort Worth, Texas, as authorized by Section 52.013, Texas Local Government Code. 5 SECTION 7. This ordinance shall take effect upon adoption and publication as required bylaw. APPROVED AS TO FORM AND LEGALITY: 1 ~ Assistant pity Attorney ADOPTED: Janua 4 2011 EFFECTIVE: S ~ f 6 EXHIBIT"A" FORT WORTH .,,,,,,,..ivp,00g-- Fort Worth South, Inc. NEAR SOUTHSIDE Development Standards and Guidelines t I, 4 , . ..„.„,,...T.': ,j ‘.;!..I ' ! .'> `i r' ' ''''''4*.: - ' ,' 4 F ., „_,.. - .. .,.....„.„,,i,,,,T , 1 Prepared by Fort uth, Inc..___.. .,:.•_. ______.,., .,,,.. . .. . _ ----T.' --11, .,..,„,,,,..f.,,,,:,„,A,i, ' l• i i 41)) * ,.., a...liar\\\ k ,,„ .-.' ' ''Px-r ' --- - ... . ,..... . ......,...„.... ,: i ....- ...„- ... ..... _ ., ,... 00 - in cooperation with the Worth City So of Fort Worth January 2011 (This page intentionally left blank) NEAR SOUTHSIDE DISTRICT TABLE OF CONTENTS Section 1. Introduction A. Background 3 B. Promoting Revitalization with Form-Based Standards 3 Section 2. General Development Principles A. Intent 5 B. General Development Principles 5 Section 3. Administration TABLE OF CONTENTS A. Intent 7 B. Relationship to Other Regulatory Documents 7 C. Definition of "Standards" and "Guidelines" 7 D. Development Review Process 7-8 E. Near Southside District Boundary 9 Section 4. Regulating Plan A. Intent and Principles 11 •How to Use the Regulating Plan 11 •The Transect Classification System 12 B. Maps of Development Zones and Historic Properties 13-16 C. Circulation Network and Thoroughfare Classification 17 •Maps 18-21 Section 5. Development Standards and Guidelines A. Intent and Principles 23-24 B. Streets and Other Public Spaces 25-34 •Streets 25-30 •Roadsides 31-33 •Public Parks and Plazas 34 •Public Art 34 C. Building Location and Orientation 35-36 D. Building Height 37 E. Parking and Driveways 38 F. Architectural Standards 39-40 G. On-Site Landscaping 41 •Canopy Tree List 42 Section 6. Permitted Land Uses A. Mix of Use Requirement for Large Developments 43 B. Special Requirements for "N" and "R" Zones 44 C. Permitted Land Uses 44-52 Section 7. Appendix A. Sign Guidelines (excerpted from Downtown Sign Standards) B. Zoning Ordinance Page for Near Southside "NS" District (This page intentionally left blank) NEAR SOUTHSIDE DISTRICT 1.A. Background SECTION 1. INTRODUCTION The Near Southside is located just south of Downtown Fort Worth and is the city's second largest employment center, with over 30,000 workers. Approximately 18,000 of these workers are employed in the health care industry. Although commonly recognized today as the "Medical District," the area has historically been amixed-use district with diverse neighborhoods and eclectic destinations. The area's remaining historic buildings -with their architectural diversity, human-scale design, and wide range of locally-owned businesses -reflect this storied past. Fort Worth South, Inc. (FWSI), anon-profit redevelopment corporation, has worked since 1996 with the City of Fort Worth and other community groups to promote the area's revitalization in a way that builds on this history and capitalizes on the district's eclectic, mixed-use, human-scale character to create a competitive advantage in attracting new residents and businesses. Urban design (i.e., the design of buildings, streets, and other public spaces, and the interrelationships among those elements) will continue to be a major factor in determining the district's economic, social, and cultural sustainability. Promoting the sustainability of neighborhoods and commercial districts is a primary goal for the City of Fort Worth. 1.B. Promoting Revitalization with Form-Based Development Standards As reflected in the City's Comprehensive Plan (which includes the FWSI strategic plan by reference), FWSI and the City have long recognized the importance of urban design in realizing revitalization goals for the Near Southside. As in the past, the district's future character will largely be determined by the individual design decisions made by hundreds of property owners, businesses, and residents over the following decades. The City's zoning regulations and other development standards play perhaps the most influential role in guiding these decisions, and, as a result, in shaping the Near Southside's character, quality of life, and sustainability. For decades, zoning regulations, street design requirements, and other development standards have worked against urban design and redevelopment goals for the Near Southside and other central city districts. In response, the City adopted new form-based "MU" mixed-use zoning classifications, and, in certain central city areas such as Downtown and Trinity Uptown, created new urban design districts with tailored development standards and guidelines that promote development that is consistent with the contextual design goals for those respective areas. FWSI has worked with property owners to promote desirable redevelopment in two ways: first, through rezonings to the "MU" classifications; and second, through the application of informal design guidelines. Although the effects of these past efforts have been significant, a comprehensive update of the district's development standards -through the creation of a new Near Southside urban design district overseen by the Urban Design Commission - is necessary to promote the district's continued revitalization, for several reasons: The patchwork of single-use industrial, commercial, and residential zoning districts did not allow or promote a mix of residential, retail, office, and institutional uses as envisioned in the City's Comprehensive Plan, within which the Near Southside is designated as a "mixed-use growth center." Outdated development standards did not promote the type of pedestrian-oriented urban design that characterizes the Near Southside's most distinctive and memorable areas and serves as a competitive advantage for the district. The patchwork of zoning districts threatened redevelopment momentum by failing to create a predictable investment environment in which property owners could confidently invest in redevelopment projects that conformed to the district's vision and be reasonably assured that zoning standards would require compatible development on adjacent properties. The wide range of conditions within the district -from lower density residential neighborhoods to large institutional campuses - required a more tailored approach than simply applying all of the "MU" standards throughout the area. • Design excellence, administrative flexibility, and timely approval of conforming projects would best be promoted through a development review process overseen by awell-qualified design review board, as demonstrated by the Downtown Urban Design District process. This illustrated document uses photographs and other images in an effort to create auser-friendly manual for use by professional developers as well as non-experts. The standards and guidelines contained are largely based on the form-based standards of the "MU" classifications. Form-based standards differ from conventional zoning standards in their emphasis on shaping the form of buildings and public spaces rather than the segregation of different land uses. 3 (This page intentionally left blank) NEAR SOUTHSIDE DISTRICT SECTION 2. GENERAL DEVELOPMENT PRINCIPLES 2.A. Intent The Near Southside will become a vibrant, mixed-use, urban district if certain general development principles shape its redevelopment. The following principles serve as the basis for the standards and guidelines contained in this document. Development projects are evaluated with respect to the principles, in addition to the pertinent standards and guidelines. 2. B. General Development Principles 1. Promote apedestrian-oriented urban form. In contrast to conventional zoning standards that place primary emphasis on the regulation of land uses, the Near South- side development standards and guidelines focus on promoting a walkable, urban form of development, consistent with the district's historic urban character. The focus on form promotes buildings that conform to tested urban design principles, and that adapt to changing conditions over time. 2. Maximize connectivity and access. The Near Southside's successful revitalization requires a truly multimodal circulation network in which residents, workers, and visitors may conveniently walk, drive, bike, or ride public transportation to destinations within and outside of the district. Development standards and guidelines are intended to promote walkable blocks and street designs that balance these transportation modes, and also ensure accessibility for all residents and visitors, including those with disabilities. 3. Require excellence in the design of the public realm (building on Fort Worth's history of civic art) and of buildings that front public spaces. The most successful and memorable urban environments are those in which walking down the street is appealing. Streets, plazas, parks, and other public spaces should be comfortable and inviting, and buildings fronting those spaces should be active and visually interesting at the pedestrian level. 4. Promote the preservation and creation of distinctive neighborhoods that provide diverse urban housing options. The vision for the Near Southside places high priority on the creation of mixed-use, mixed-income neighborhoods that include townhouses, apartments, condominiums, and supporting neighborhood-scale businesses. Providing a large number of units and options for various household types and income levels is critical to the district's success. 5. Support existing Near Southside businesses. The Near Southside Development Standards and Guidelines should support the success of existing businesses. 6. Encourage adaptive reuse and support the preservation of historically significant buildings. The Near Southside includes historically significant buildings that should be incorporated into new development projects. The development standards and guidelines are intended to work in conjunction with the City's Historic Preservation Ordinance to encourage preservation and adaptive reuse of significant buildings. 7. Encourage creativity, architectural diversity, and exceptional design. The Near Southside Development Standards and Guidelines promote high quality design, and the development review process promotes flexibility. Standards and guidelines, as well as the development review process, are intended to support creativity and exceptional design while discouraging uniformity. 8. Promote sustainable development that minimizes negative impacts on natural resources. Creating a walkable, mixed-use, high-density, central city district supports sustainable development by providing an alternative to low-density development in peripheral areas. In accordance with sustainable development principles, the Near Southside's buildings, transportation systems, and public spaces should be designed to minimize negative impacts on air and water quality and promote innovation in environmental design. 9. Encourage the integration of public art into public and private development. Public art should be integrated into architecture, streetscapes, and public spaces. Public art will enhance the built environment and contribute to the area's success in attracting new residents and businesses. 5 (This page intentionally left blank) NEAR SOUTHSIDE DISTRICT 3.A. Intent SECTION 3. ADMINISTRATION The development standards and guidelines included in this document are intended to be clear, concise, and user-friendly. The development review process is intended to be predictable and flexible, and to facilitate the timely approval of conforming projects. 3. B. Relationship to Other Regulatory Documents The Near Southside (NS) Development Standards and Guidelines document is intended to minimize references to other sections of the City's Zoning and Subdivision Ordinances. Developers are responsible, however, for reviewing and com- plying with all pertinent zoning and subdivision standards, including those not directly referenced in this document. There are three notable references to other sections of the Zoning Ordinance: a) the Historic Preservation Ordinance (Chapter 4, Article 5), which includes the procedures and requirements related to the preservation and reuse of historically significant buildings; b) Off-Street Parking and Loading (Chapter 6, Article 2), and c) the Sign Ordinance (Chapter 6, Article 4) and Downtown Sign Standards. The sign ordinance includes basic dimensional standards, and the Downtown sign standards are applied as design guidelines within the Near Southside district (see Appendix A). All development must comply with all federal, state, county, or city regulations. Historically designated properties must comply with requirements associated with those designations (e.g., Fairmount Historic District properties must comply with that district's design guidelines as well as processes required by the Historic and Cultural Landmarks Commission). 3.C. Definition of "Standards" and "Guidelines" Development Standards are objective, measurable regulations, often illustrated through diagrams and sketches, with which all projects must comply. Unless noted as a guideline, all provisions in this document are development stan- dards. If a project of exceptional design is clearly consistent with the General Development Principles but does not con- form to a certain development standard, the Urban Design Commission (UDC) may approve a Certificate of Appropri- ateness (COA) that cites the project's compliance with those principles. (For projects not conforming to the height and setback regulations listed in the Zoning Ordinance as shown in Section 7, Appendix B, a variance approved by the Board of Adjustment is also required; see Development Review section below.) Development Guidelines are more subjective statements though which the City proposes additional design strategies. The guidelines should be suitable for most projects, and developers should endeavor to ensure that guidelines are fol- lowed to the extent possible. City staff and the UDC will work with developers to explore design approaches that maxi- mize conformance with guidelines. The UDC shall not deny a Certificate of Appropriateness solely because a project fails to comply with a guideline. 3. D. Development Review Process 1. PROJECTS SUBJECT TO REVIEW -All private construction projects, with the exception of interior construction or exterior in-kind replacement work, are subject to review by the Planning and Development Department and/or the Urban Design Commission (UDC) for compliance with the NS Standards and Guidelines. All buildings, streets, and public spaces by public entities are also subject to review. 2. ADMINISTRATIVE REVIEW VS. UDC REVIEW -Projects that are clearly consistent with all applicable development principles and that clearly conform to all standards may be approved administratively by the Planning and Development Director without UDC review. Because of the unique signage needs of the major hospitals, staff may also approve appropriate hospital signage that deviates from the dimensional standards. The UDC shall review projects that require interpretation or discretionary judgment with respect to the project's compliance with standards and guidelines. The UDC shall also review all proposed drive-through facilities (see Section 5.D.5.). 3. URBAN DESIGN COMMISSION (UDC) -The UDC is anine-member body appointed by the City Council and charged with the administration of urban design districts. As stated above, the UDC shall review projects that require interpretation or discretionary judgment with respect to the project's compliance with standards and guidelines. The Zoning Ordinance specifies that UDC appointees should be knowledgeable about fundamental principles of urban design. Furthermore, at least six of the nine appointees shall be practicing professionals from the fields of architec- ture, landscape architecture, urban design or planning, real estate, or law. The Planning and Development Director serves as staff advisor to the UDC. ~ NEAR SOUTHSIDE DISTRICT SECTION 3. ADMINISTRATION 3.D. Development Review Process (cont.) 4. CERTIFICATES OF APPROPRIATENESS—The Planning and Development Director or UDC will issue a Certificate of REVIEW OF PUBLIC PROJECTS Appropriateness (COA)for approved public and private .,.. projects. In exceptional cases the UDC may approve a COA if , a project is clearly consistent with applicable development 4 principles but does not conform to a certain development *',,f„ . .µ£. standard(s) or guideline(s). The COA for such projects must I describe the projects' compliance with applicable principles. , 3 . y t '� 5. REQUIRED INFORMATION—The full list of required "' , i' materials is included in the Near Southside District application ivr available from the City's Planning and Development �`�� ° Department, www.fortworthgov.org/planninganddevelopment or 817-392-8000. In general, the following information is required, as applicable: a. Site Plan b. Building Plans and Elevations Proposed West Rosedale streetscape improvemen c. Landscape Plan (Rendering by Carter&Burgess, Inc.) `- d. Material Specifications In addition to private construction projects, public projects e. Plans and Specifications for Proposed Signs such as street and streetscape improvements are subject f. Description of Proposed Scope of Work to review for consistency with the standards and guidelines. g. Photographs of Site and Existing Conditions 6. REVIEW OF PHASED PROJECTS—To minimize review steps for phased development projects, the UDC may approve a COA for all phases provided that the applicant CONCEPTUAL DESIGN REVIEW submits drawings that depict the initial phase as well as all future phases. The COA is valid for two years from the date Magnolia Green site plan by Red Oak Realty of approval. _" ;aec,,... ::= oo ., 7. CONCEPTUAL PHASE DISCUSSIONS—One of the UDC's a, most important roles is to provide informal guidance to 'ao _ I OA developers of significant projects during the conceptual design ,a.... o ° p° •0 -o phase. These discussions take place during monthly UDC ° ®4-. --� `O. 0 to work sessions, and provide an opportunity for early UDC and °` _ -at ° staff input that should facilitate timely design review and 0 0 *:I approval of the final design phase. City staff encourages all . °.04 public and private developers of significant projects to present 4 z.44441111#.-4,1. ° .a their conceptual plans during a UDC work session. o "— 0 o }:<_ 8. VARIANCES TO ZONING AND SUBDIVISION ° `: _,.. ORDINANCES' PROPERTY DEVELOPMENT STANDARDS o "` I The UDC is authorized to approve appropriate exceptions to I e J Z 1;,t i the vast majority of the NS Standards and Guidelines, 0 provided a project complies with applicable development ° '�' o°• ,*� ... , '�" principles. The UDC may allow additional flexibility for projects of exceptional civic or environmental design. Any waiver of - 'I" basic property development standards related to building ""' heights or setbacks, however, requires a variance approved l o °: e 1 by the Board of Adjustment. Similarly, vacations of public 'p°°' ° . 0'--00 ti,."0040000 t rights-of-way and any waivers of subdivision requirements require approval by the City Plan Commission. Variances, vacations, and subdivision waivers should be recommended Developers are strongly encouraged to present conceptual for approval by the UDC. The UDC is authorized to approve plans for large and/or multi phase projects at an early stage exceptions to roadside design standards. to facilitate timely review during the final design phase. 8 NEAR SOUTHSIDE DISTRICT SECTION 3. 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ADMINISTRATION L _ - 3 } +fi � uL, 7 . 3 _._L ____ i e .., : - — = - ®' - - - - - mQ mtl be - - _ ..._„ ( II ..1 UWG _,< I.1 c 1 - — t x k I t II I , I 1 I 1- # f ill1i�uaaH 1�. _ �, .5c > 1 e .< I i _.. - �-c 9 _.._--__.! 1 i , a' y4 - - - ,. — CO - — mm ;-.. ere ma — v s - �� - -0 1 ; { — __-T_ ___ ____4----__ _--; I , iii:c, � 1.. , N • _. .. >, 1 __ f_ u. E a aF .< ._. a n uaAv 42 k , .,� 0 cv r N Z 0 , w L - ; LL z co 9 (This page intentionally left blank) NEAR SOUTHSIDE DISTRICT 4.A. Intent and Principles SECTION 4. REGULATING PLAN The Near Southside Regulating Plan functions similarly to both the Zoning Ordinance map and the Master Thoroughfare Plan map. The NS Regulating Plan includes maps that depict the boundaries of different types of development zones, as well as maps identifying the location and classification of thoroughfares. These maps serve as a guide for determining which development standards and guidelines apply to a development project. A unified section that classifies both development zones and streets is intended to promote coordination among land use, urban design, and transportation decisions, which is an essential strategy in creating a vibrant, livable, mixed-use district. The following principles guide the content of the Regulating Plan. DEVELOPMENT ZONES 1. Draw development zone boundaries so as to enhance the character of existing neighborhoods and commercial districts while also promoting compatible higher-density, mixed-use redevelopment in appropriate locations. 2. Draw development zone boundaries to promote a large number of new residential units in order to create a "live, work, play" environment and to support neighborhood retail and other commercial uses. 3. Draw development zone boundaries to support large institutions and businesses that warrant tailored development standards based on their unique operational requirements. HISTORIC PROPERTIES 4. Facilitate the incorporation of historically significant buildings into redevelopment projects by identifying those properties on the Regulating Plan and by referencing the Zoning Ordinance's Historic Preservation Ordinance and applicable incentives. 5. Facilitate the designation of currently unprotected historic properties and their adaptive reuse by identifying the most eligible properties on the Regulating Plan as information on those properties becomes available. CIRCULATION NETWORK AND STREET CLASSIFICATION 6. Preserve the existing urban street grid to maximize street connectivity for vehicles, pedestrians, public transportation, and bicycles. The grid promotes efficient circulation and provides a wide range of mobility options. 7. Limit vacations of existing public rights-of-way, including streets and alleys, only to situations where there is no adverse impact to future circulation and desirable redevelopment, or in cases where such vacations are absolutely necessary for an exceptional redevelopment project that is clearly consistent with the general development principles. 8. Utilize acontext-sensitive street classification system that gives equal consideration to redevelopment and mobility goals. HOW TO USE THE REGULATING PLAN 1. Locate the subject property on the applicable develop- mentzone and historic properties map in Section 4. B. Sample section of development zone map. See pages 13-16. 2. Identify the property's development zone and any appli- cable historic designations. 3. Locate the subject property on the applicable circulation network and street classification map in Section 4.C. Sample section of street classification map. See pages 18-21. 4. Identify the classifications of all adjacent streets. 5. Refer to Sections 5-% for applicable standards and guidelines related to streets, streetscapes, public spaces, sites, and buildings. 6. Refer to Chapter 4, Article 5 of the Zoning Ordinance for regulations pertaining to historic properties. %. Refer to all other referenced sections of the Zoning Or- dinance or other regulatory manuals. 11 NEAR SOUTHSIDE DISTRICT SECTION 4. REGULATING PLAN – 2 ( 0 o Z o a) N 1 4 Ce V N � � � C 4 1 1. 41 w nu re N LcDo v 41 cn �_ OU N C :tom o t � E — I )4..- ,; ' W I IJJ � � � I , I om2c - � z W N I � ®a, W N O o � o� �; ° - I �...,. o c . T) as > N — 1 • s a J u) to 3 w w � L � � I ZZ I wO 00c � _ I '' ON 1 c� EN Q L � l —, l �- 1 .�. _ ! J y 0 i r Z a) o -0 -c m... _ x to co Vii 8(6 U — a)r `' 06 to ai N _ _o N = JrN� •Zt al ns V a�'i c _ 0 as , lia = (0 D ,.- w H O- M O 0 O o J 0 76 oo � ,-< a U L r4 g (q N .> a) I- fa O F- dtr O N p Q.0 _ Z1al,.. _. 0 = L L 12 NEAR SOUTHSIDE DISTRICT SECTION 4. REGULATING PLAN U, O T co Fr 7 mi TL)iii o Q c E U ET 1— N U) 1:3) c p w"-_ in m o o W v o > U y o i d o U Cn N E v CO c N O w O - O � a) co V = N c J = O) (6 N U .� a R'-6 c = E 0 'N � Q 0 CO cC Z uu)i = W ZJ 0 U) IXas I -o co a 1 j z ' j 2:2 a) •llIHdW3H r • • .1 • • •'..• •. w WI -. L- 0 '' 1 f SIAy211 O = y fj, SIAV2f1 ._... # N o 0 ), ., Q NI o x tz M�( a��oasdn 1 cl a N x E c i i ! NOiSIy 1 NOISlV 3931100 t = E O ca .� 1 r .1 k 1 - - NOlSIy.. # re I� z Z M .O E 1 Q �IN61lfFj. — .j w ..CD Z 1 SWyay _ `_ s __ z O a `1„_ I 1 �, -.m,..._,.., .., w _SWbC3p i r 1` 1 h -Q a 1 o�SWVOV r a) 4-0 _... - i i K Y X to • r �i '� •° I � _.W y • NOSNSOY3-' r.. O •- -- r_�y r 1 a / 1 x O Y t .- - [ i O {•m .o, E �I a3Nayaa I 1 uls � �, = Q � � In C_) o a) 3�' H � es— o 1 c a> ca 0.N amyl I o cr o) rt _ w cu = N o -0 I W 1 . O g E E w -a O U O J_ S _ .— a 1 Q x Q Q -._ - U W-. ,.._...,_Q ._ ..H9 .. N . E O 0 Mater) a39NIliva w ce w II CD L .moo �O �O �O N Y _ _ 1, 1 a ° .° NCO ° a 1 ems. �i 1 micL, CC 1 >' ` -- # -aNy'1H1ft� 1 cc O- o H � � a f 4.7I RS U) aa'i ° � SNr i x o • ._ _ z C ! # 1 ! 2 0 O a e 1 � o 1I, \ , , o o � Q9 1 C o .X ; cC X { -O co Z I- I as �L__ C Y OI O Q 1 1 H1.6f IA_. .�.�''{' /, N N N N 7 _ }}}} 3, -1 11•-+:03 �..... O O i I— \ . a E = �- � a a} � d_--„:- E x X x .= a) (n s', O E •— co ca as s co W /I �_ d x .S E E E _o coo /f �j�j E n n — 9 0 E a) CD a) EP cn . O o0 V) N N E .'" LL CO r 30102131 mf V Z I— 13 NEAR SOUTHSIDE DISTRICT SECTION 4. REGULATING PLAN U C m N 0 0 c — — T 0 (1) o 2 as 0 U LI-I O Cri _ V°' (j a> N _ I— , u) 0 - O U) ix .= a' O c5 -- O LLJ E Q 0 _ o O- .--cy).c N o- , d N U - -O O V) t O o 8192 0 O = r� o J O CZ .c co p dw W 0.N as o C = E 0 C'� c :• W ZJ 1 0 a - U) I W 1 I � a i �ItHdW3H. N I ' r ctsc ow C 0 W O N ...,_"3 i -o N oN a' I p I ° N N SIAVMi SIdw 1 f O #-T.,.-t..,,... .n. c o '� I f' a t3 I L - O = V X c6 O 6s. Z Y [__:.:. N e C:k1 <o cv 2c-5->a H 1 7_ �'�"- O — N a) 0 0 O O U ..-. — 1 r 1 X I 3 -^T���77i��i o O N N 1 t(Pl t.. I " _ di of l 1 �-,` Z 1 I NO.LONIHSV: I cn 1 L.�iti.�s3( a' � st:VaV O 1 �7r 17 i _FIL r I �!_ l�l L CI . O 0 .x o' -,.- ;.. NOSM3ONRH! — _ i (C'j y- Y ++ x -� i`I r 1 I--;�.,..- >, H 1 c; r 6 LJ� Q V) a' T N oIa' -° Z 1I .E] €111iL_.. N N U z .� • = U l6 -O i 1 }'_ ifl[IFin Rh 1 I 1 } 73 o cra' o- '') a) r- - 0 °' E E .X QQ� 2 I " e . II i) III {I i i X — N t U s ° c o o .2 a`ni a' a I 1NnOwaIVd �s L O c0 O O O ca i.. I H7.L.. f 3§- . Lk k F_`._,� 1 1 3`.1= ��..5.�.... I a �- cN � cr' oo � d 1 •i -a Cl) 1 A3zaflH i O c6 In rn s I 1 = _ us 0 t` 0 •Ia O = Oa 0 elliiiii o a' 1 0 a cn Q •O E aN' • 1 a o ° �H16 % ; O 72 - =-0-. ' V c°) —°— N I— 10 2 I- 1 rr TM N C U .o c6 l— ls1NIVS` - ,�" . ' _ ' ++ co f6 _c ai Q a- Z 7 N +., co cm a' = = 'in •'c C ' t' d3NaVM i ! :1.: 1 O v 0 0 0 0 0 W Orc�NiLo � d .,, I °^ ■ V _.., I— 0 co 14 NEAR SOUTHSIDE DISTRICT SECTION 4. REGULATING PLAN - E "172' di 2 Z >, 0 co o Lc') = 0 g = c6- ,. 0.= ov E 0 < -0 - ix ....=, E (I) (1.) rzs ,.._,.. - , M 0,1- a (/) (15 0 -.--, c./) .- -, v-/ w N • C) ,- — 0 ° W ° 2) a) .2 E ct. ,32 ca c . CI ED U) 0 a 2 Lu A) ■ -cs ■ II -to I -cs 1. .IZI.L.12 _i (Z) = as i--ca,----,,,,,, _6 0 ,,,,, 4 1, cl..,'' z e., C.C.S CL = = CZ G -§ CD .._ 104tsiiiiftemislionummitelliaile.., i 1_1771_, _;:ii:___1, 1.,■.__1 ...._.1, - , CD = .E' 0 0 -Cs co co Ni CD .c7) (I) a) -0 i a> ,;„5 cs) as = VI ,1111. 11.6 .--I a> , -.. = -= aa ,,,,,,,,,,,..", .,,,,c-„:„...,,,,t,_ I.0 cn O u) >, 0 ,7,„ wo ; _....= ,N:. ,-- or--1 cn= ci),_.ox ....=-! ..,.'„ -..,-.i.,.t,- 0,■ ., -P-, a) E a> .', ZE 8 cz ,z9 _=° ---.= -c=1) 'la's =° _OCD .,- ..iC - 1 1 ',75 >—, 5 o ta „w r1) CD , e t ' ---"' 1 .)C.' 0 = = c., .= - U- ---'--"---L' 1011111111. Z .■ I filftiftill 1 u) ... . a.> v> = .-... ,•,_ 0 g x _.., ._ ._ Lo „, .. , -01 „,c, cs) _ et w _so 5 •-s ca .,'„1--„, c•'. c O. -c (1:3) °I CD l'' u teell3 0 ' CO 0 0 CD (-) --.:■ 0 CZ -..-' tla I r 0 -L-' 1:', CL) RS 0_ CC' 0 0-,7:31 CL cr' Cl) ..- cc3 c tr, C3 Z (3 E , -• = _so •- = ,- —, _--._ CD '>-< - CCS 1'7 ., 4 a I ' 17; ccs E u, o • c, 4 .,,.-1,' ,"",:... ._. E E u, u, (1) C5 U) -.re CD CD "1.= V) • ,.j ";,." at ...;-: CI ,, ,-, a 0 !,;..,"' as •E I... tn 0 CO e) 0 =, .- ...0 ,—C.I LO CO N— 0 1 111 .c -0 Le) 0) r= ., _ * - • z-_ LL., - CI l- a a, ±-- a -03 0 = co v) = 15 E 2 1 Ci cz CI i -0 0 x 8 i in I- ';;: * '''''' CU ...... 0 0 . (1) - 1111 0 '---- , m , ,-IIIIL-1 CD I !,73=1 rry,u) 4.) 01 as , a) -5 --„, I 1. -xl,,i oNtkk, 2 C -hd CD c_, — ca o _,(13 ccei .5 ,a) m m _Po CIL 0_ co N .-E- _0 -= </) co co a.) ,,, CI) = ,, ,, , E ' c4 SaaV .J .1-. 0 c',5 -0 , = =' = 'CI . 4 ° a3 tr' 0- 4:t a> - 4 . "-,-' ".11°,.., . - - ,3 1.... "..,,,,"4 •-,' a) as ,,-, < E •- CZ (13 (a _E 0 D '7, I' "...-'1, '-. I- CI •Zr CO CO ,:r i ,...„-, li 4 l • 1-- Az 15 NEAR SOUTHSIDE DISTRICT SECTION 4. REGULATING PLAN Ct ._ F a) &) _ >, (AO o U at ON () W cm Q '4= .`� 0 0 O � � Ix F- Ev C 0) -• c6 O W N-C of O N n Cl- o a 0 a) o -0 a) (A o U ❑ s= a) a o MYZ . O E- C3' � E co d o E1 E 0 IX cL -I W cS . a . I a cn 0 o 2o = w2 _i 0 N = a) taoMts U iIINTWarj ME CZ Q C a) as 1 � 2 i I ow= o n u, O N C o •ct i i 7) .2 a) _ e anossin o ° `° 7 -a i - t toc n Z o v ' a - ) 0 o a) c l8 — co a o O I _1 1 a o N a) o Z co --2 E LI 1 C31 t7 Z I l )unoHlVO Z / `. H �( ,. a a 0740.0740.00N14 I r; Cr) 0"- a 1 i I IA• 4— o ° o re NVAae 1 i�L£17 26 O .o) E cl q Q . u o• s a) I r - pft,r s g ra s r r — 7 r r.. r r r - 3 I - h 3iOat)roO f" QC: CO o a) ca az I ® I F.- O U^ O) 0- O C c N U 5 INOIS3A1 ° '. N = = .N _0 -c' , NO1S3A1M9 I !o .x -E Q SMOI IS I e 0 r E E § I_ W q W I t.CD 2 E E to N a) .. 2 O C�'. ca O o .o a) ' ° AVwq Z II I ffi L@%1 i Sm. O O O O O N r Q Q r I Z Q C ON O c 4= i t --. -SJNINN3G_::m..w,. r O - z Q L : O Q 0 a D O ZEMZES o M ) . £N a) r r vs-.or wo r q sF.• 03 q Na N M6 ai Q Q q 2 fiC1 snVru sinaal cn c v E ° SRO saner_ o a C to ox .X '� to E -o N 0 (6 U .5 '= 27 3aTSIOa.CCS (13 N a) Qf- N o 0 0 a QTJ Q o E x x x -� a) -r r . . r ,. t CD W ca CO CO +� rrrr r rwrr - r .>• 7 -2EEEsruct py la a.• 2 ca E co n s U o o x mt.Q) I-- a) E o .o a) o N V ;7 h D O O O O O Y mg I- IMN M O U o 0o v) fn 6 E • i 1 CO (n •w N M L(7 co 11 7 CO �' 2 1 ��7 M i F•'- ■ _4 16 NEAR SOUTHSIDE DISTRICT SECTION 4. REGULATING PLAN 4.C. Circulation Network and Thoroughfare Classification 1. CLASSIFICATIONS BY CONTEXT: DEFINITIONS a. Mixed-Use Streets—Flexible and walkable urban streets CONTEXT-SENSITIVE CLASSIFICATIONS serving ; a variety of land uses and densities. These in- clude on-street parking and comfortable sidewalks, and ;.,. „ ,,I. are comfortable and safe for bicyclists. b. Main Streets—Walkable, mixed-use streets of moderate to high density. These are primary destination streets with active ground floor uses and on-street parking, and are comfortable and safe for bicyclists. C. Commercial Streets—Automobile-oriented streets with t j high levels of automobile and truck movement, no on- street parking, and low to moderate levels of pedestrian i moo. -.e.. ,.� 8 C and bicycle movement. _ - i w 2. CLASSIFICATIONS BY VEHICULAR CAPACITY: DEFINITIONS Mixed-Use Streets are walkable and serve a variety of a. Local Streets—less than 2,500 vehicles per day. residential and non-residential land uses. b. Collector Streets*—less than 8,000 vehicles per day. c. Arterial Streets—more than 8,000 vehicles per day. - •Minor*—Usually undivided with 3-4 travel lanes -Major*—Usually divided with 4 travel lanes •Principal—Usually divided with 6 travel lanes -- *If feasible, striped bike lanes are usually necessary on these j w .a ,, �, streets to create a safe and comfortable cycling environment. , «' > t Main Street Collector 3. CONTEXT-SENSITIVE STREET CLASSIFICATIONS Main Streets are the primary retail and destination streets. Development Context Vehicular Capacity Mixed-Use —' Local •'a' } 1 t Main Street ;�� Collector « . ' . ,,' '� N w Commercial �� Arterial � �: ; 4 ...., „„....,,,.,,,,,. „ „ ,,„,. •---- Context-Sensitive Street Classifications (Examples) ' Mixed-Use Local (North-south streets at Oleander Walk) i. Mixed-Use Collector(Jennings north of Rosedale) A ' Mixed Use Arterial (8th Avenue) Commercial Streets are oriented to vehicles but still provide comfortable pedestrian environments. Main Street Local (Park Place) (West Rosedale rendering by Carter&Burgess) Main Street Collector(Magnolia) Main Street Arterial (West Rosedale between 8th Ave.and S. Main) Commercial Local (No Near Southside examples) Commercial Collector(Vickery across I-35W) Commercial Arterial (West Rosedale, west of 8th Ave. and east of S. Main) 17 NEAR SOUTHSIDE DISTRICT SECTION 4. REGULATING PLAN , • • 1 • 1 . • i 0 • i 0 : • , ••?•'1L •f• ,11 , , 5 2 , 4, 1 90'0*NO. • • , . (13• t- I I f.; ••i ••••": • 1 . O .,._.(1) i 1 • • -0 u) ,4 g'((ie." ',,NIV)1`) • 1 . a) 1 1 • , •• co - 4 e•to• •••• •••• 1 ,4 a 1 ••t (1) - 1 64141•44.41e.o • 1 1 • - o 40000 t I • , 0-_C S) 1 0 I . t 'i: .IttYtil Mil S 0 - itt • -C •"-- U) i -t-•_, C. I N I °MIIM I • ' - : • • c\i Lo = -o - Nt-tit-1,, (9' t • . co w c t 1 o c = t 1,,,o,.. -1, \ • t . 6 Lr) o as 0 4-, (..) c c t • • c >. E ■ mom I 1 • i c6 mi. - .-..z. -0 1 13:1 L11 (1) C C C Ei2 a.) t 1 • • • ■ • t.r) Lc) =▪ -,'-- E i 1 • 1 • • a) (...) t-t., I„,_ .... ,,., _ ._., .... ._. _ C't 0 ... -6 ri Lri f) -2 ....,.,. 1 . el,, • .1 _° , • i (N • as c ca ' 1 • cd 0 LL 0 o y_ 1 , I , tr) Ili -p 1 • 1 • .., • o „._ —I • I • tr...,..• -- F- c •v-- „- - - -- - - - -- ' i • 0 Ft.c ,A 1 .i,t •I Cf) ta) cri n t 1 • -6 o ',NK, I 1 • , , I , I • — I Mill I • • i • C 7ii (,) 1 1 • O D. (1) e ‹C < 1 < - 1 I • CU c n -2 z I -2 ,'.-, , • • . • N < I I . • U) Q) t . 1 U) -I 1 • I . , . , • ,,,, • . [ LU C c . `,,,, • ,, oNV HJ ) ::,, • 1 . 1.• Ce I `,..', • • rn 1.- 0 t 41• O C M i III ••• ....J 0 L 0 D r, ...: -C x I— ........ i C 0 a) 1 at r) c ,-,....,.....), 0 al '....- I 0 z c.) cil 2 g a I CD 0 () I Z _ _ ...„. — -- ' Hit.s 3■ 0 0 M I Z Z 0 -J RI (1) = / i I- 2 r.) 1 ( i3 Ci < * . 0 C.) Z •ZI: '4: (-) I— Ut X -, .... :- Lu 1— 'c "c 6 E _ to 0 ZW •- •..- .ff ira.. 0. 4; 0 . .( ‘..) 2 2 65 „o C ' „..47".. 1:15 : ........ ....• o V! •••••••• 18 NEAR SOUTHSIDE DISTRICT SECTION 4. REGULATING PLAN Ts v, Q. c Q L __ �. c z z 111 z a:— co • . ,..„: .._. . . . ,7„--. I , .„,.. ••.•.r , • 0 I <Try. J • , e ,_. • 1 `JNINN3f r•.r, 1 N • ; • S9NIN -1 W . III l H • , 23SrJ Itlif`J • , ce Til < LA w a C II I ,,u • I • sln+fr_t 4 �1 ° C s I C9 • I • I a -` E4YOJSdII u w • 1 . • 1 s• i O N41S1 t•. 1 • I •y c • i • I I I fl U N • 1 s • dC1JPl t +,', I • _ 40 • 0 Z Z I • I J N • hiG52i:L)f^EH[- I 5 I • ;-11 �. D H17WS `I © 1 I . E Hi" `1I z_ � a Q? t C C I • 1 a a+ .� f. ro. 0 I . v I 3?It"> Q 4...., 2. t0 Ctl 'C s 1 1.11 0 m x o °' m 0 o U E - - V © i N C..) •_ . 1 I H t I 1_ 1 '.• I +T' O• cc 7,.0 c • 1 • (6 i •••• I I U 1 N L N 1 O O � 0 w 0 t Qt N O � C .mss a CU � (6 -p �, N LNIHS'11 N N C OZ , 0LL � o ,E O '' =' "Q C T E Z Q &6 ar sai — ri .� --o 0 a Sri iri 0 c=) Q H = 11.1 N ULL Oa LO LO 10 H i.•w m 0 • ai v,c a) • co rn UN •moo et Lri * •• 19 NEAR SOUTHSIDE DISTRICT SECTION 4. REGULATING PLAN vnn1.,::' al CL,__ x • 2 to a O O C Q O 1 O AAS -I N to m U N C j a O LS) U O C -O ._ N M C T • VI.r :HV 0 N > c 0 m C N cs U Q ■MEIN=■ nj CO C 03 NI X, O � - - � •• U L . r a ••• ••• ••-i lt �(6 "C = NOtsn{F U) • CU I • •• ▪1 „,77 t I -;®� • • ri U^ I •.11.■ • 1 • I 41 z'" 1 • Q _ 1 f�■ 1 •EN "„",. ;47= CL i CU i••• - _1_ — — _B � i ,�; ■•••• 1 ID J I ID Q L I Nil. •• 1 t.?h3.'L{�' U �. III d13 P9; i tCt2. • k• • 6 • W • I •••• L F- E d I�•••• • I s••• cis •••• •••:;•:•-•JL. •••• • I •• i ill • r3) SO L I I Il c • O 2 'U Shcl i P=6tS'1: t •• 1 I { •. 1 1111 L. "E3(Jti1 1 • CU r) C ...;'-', ilEr — — — ME I O Z U N • 1 • O 0 th I MI ■ • (� J Z Z 'Q av3:zt 1 • 1 W H U .. CSC 4, axe 111 • 1 E MEI 11 1111 cs • 1 Z � !R {j III! m v1aCa�iy � I III 11 I 20 NEAR SOUTHSIDE DISTRICT SECTION 4. REGULATING PLAN _ r- 12Lf1OSSill C m r .SIWa 2 r �` o a. z Ibf2 lYa ° ./ coi_ a - � o- :, U N I x U G O- o M5 I ol � Q U a i y � N CO � !' ;1 N �? U an C noa v7 z U tL a) c 0 DiiO tA"ib2a»J S Q2J03t41Vb0 f"' y T E z m W ,_ N nV r,<+:Eaa a I in Lo = '- E 4 U. 0 U < U any. t lI N U LL C6 C N 4 • I • m p o i X •.: I • ra •:= N . - I O N •,( - o n ;. I ._ N • u) aT •' • is • U 0 1 • LU • k t al •. I • ,... n. v O • Z Z Q. Q ••••M` L • _ C RS Z Z Z — • • Ss3N9NN3f d • • J 03 i s -714'3" 1 1 III H • ' • '4 c W U ....• • 1 y E W v U I' SartiT1 1 • SIAVNL ,5 d E L • I • Z K {n SIf2/211 I •, 1 ♦ w J > Z L Q) i •- • w r uuu • I • K `x 8N1OS O 11 a) V •' , = N 3 0 •. 1 • O ? ,a, NGIS'IV t •; • c"3 0 / Nf;:.:"`.` •. 1 • < •+ • g O I a> • I - c ▪ I q .. •- I • p • I • ,, s.{t Ch . 1 • O N Y w • 3 L.L •', I • a) 0 • • - -- c I I d Q p t i• Nos �JN �- O tO z Z Q • 1 • > x J _ D • o N O 0 1 2 • zr ``� i 2 u'tea o • I •• ° Q 15 c0 Z t0 m V D w (� • I • 1{ls Q L L t9 {n ( Y C • • • W 4 2 3dA-0 I n • 1 >I•i= lldfl6W: i- C o E v j a) o 1 - I • Z Gi R o 1 0 uj I d C7 21 (This page intentionally left blank) 22 NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES ' °� . ='.x w 1 N • Magnolia Avenue 5.A. Intent and Principles ;, A This section includes standards and guidelines related tort ` ' the orientation and configuration of streets, public :*:� , *; . spaces, buildings, sites, and parking facilities. The pur- ?, pose of these standards and guidelines is to promote _ z high quality, pedestrian-oriented, sustainable develop ment that adapts to changing conditions over time, with- - t° 1= out dictating architectural style. The following principles provide the basis for the development standards and a "" f �a . ,5g: `is ; r 4 , - r, e . STREETS AND PUBLIC SPACES "` r •Design all streets and sidewalks to promote pedestrian x if 1'' " „ _•= activity and comfort. Sidewalks serve as the Near ' f �" @ .h1- 'l, r' '•t Southside's most heavily used public spaces. On street parking, wider sidewalks, street trees, and outdoor •Balance the circulation requirements of automobiles, dining areas will help create the district's most appealing and mass transit vehicles, bicycles, and pedestrians in heavily used public spaces. the design of street cross sections. Utilize context- f, r r; , sensitive design strategies to achieve this balance. •Provide designated road space for bicycles, such as striped bike lanes, on roads that would otherwise be uncomfortable or unsafe for less experienced or slow . riders. •Emphasize attention to detail and quality construction in ' . . - f`. b ff ,' the design and construction of streets. s ` •Use simple but effective roadside designs to allow easy I :. maintenance. •Provide on street parking in as many areas as possible I i f '`: t F ' to support district businesses and to calm traffic --- 1- •. �---.7 speeds. �-, ,, •Adhere to time-tested roadside design strategies that - �;Y create walkable streets, including shade trees and t ; pedestrian lights located along the curb, between the On-street parking supports retail and restaurants and also roadway and the walkway. provides a traffic buffer for pedestrians. •Provide a wide range of public spaces (in addition to comfortable sidewalks), including neighborhood- Pocket parkin Celebration,FL oriented pocket parks, community gathering places, and recreational facilities. •Incorporate elements into public spaces that engage all � age groups, including young children and the elderly. 11 >. r 4' #! ' 44k. 1/ w..... yr" '.. A and network of public spaces that h l larger parks is a key element in includes urban bot distrismalcts.er plazas 23 NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES 5.A. Intent and Principles (cont.) ' , i : ,..„,,,,.„..,,-,..::.::::::,.,:,...,....1:,;;;.','1, 1 ipij SITES AND BUILDINGS •Design sites and buildings, and the lower floors of buildings s £ in particular, so that they promote pedestrian activity 'x n,P ;,.,.:,,,,,,, '''' : .:--,: and provide an active, human-scale, continuous, pedes '' a : � trian-oriented street edge along public sidewalks. - .. ;4 •Design buildings and sites that provide visual variety and i 11 1 z,..i ' . enhance the Near Southside's overall sense of place. , , •Build distinctive neighborhoods that enhance local identity. . •Promote building scale that enhances the public realm, and \ 4 promote new buildings that complement the scale of neighboring structures, particularly adjacent historic buildings. •Locate and design surface parking lots, individual garages, Storefronts along 8th Avenue , and large parking garages so as to reduce their visual The principles support active streets with ground level uses impact and/or to create public amenities (e.g., through that are oriented to public sidewalks. aesthetic or environmental features). •Design and orient buildings on Magnolia, Park Place, West Rosedale, South Main, Pennsylvania, 8th Avenue, and Parking lot located to the side of a historic building on S.Main St. Vickery so as to support the streets' roles as the Near Southside's primary pedestrian-oriented commercial '"""►... districts. i F,� RcY •Encourage the use of durable, attractive materials that pro r -r= mote sustainability and the reuse of buildings. "ZE •Design buildings that reflect the time in which the structures : — ;li are built, as the district's most treasured historic build g k i ~'° ings do. , •Without dictating architectural style, encourage building a..,.,,� facade designs that contribute to an attractive street scape and skyline. •Encourage all civic and publicly sponsored buildings to be of exceptional design quality. •Design buildings and sites so as to minimize negative im- Parking lots located behind or to the side of buildings are con- pacts on air and water quality and to promote a sustain- sistent with the district's urban character. able natural environment. Historic Mehl Building on Magnolr..,� "i id 7 h i,. :,1 g :. �L t' Sti l Historically significant buildings help define the district and should be incorporated into new projects. 24 NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES 5.B. Streets and Other Public Spaces 1. STREET STANDARDS a. Main Streets Main Street Local with Angled Parking ROW=100'-110' 10' 5.5' 5.5 10° I min. �min.� -20'{varies by angle) 15' i I 15' -20' (varies byangle) min. mm. • Pedestrian! El Parking Travel Travel Parking Pedestrian NJ v. �+ 1'„ 2 d Curb-to-Curb=b5'-70' 2 -1 11`,111,''''-':: ...'''',",, .,';`C4'v1,.., _-- ., ,.414iiitt. I Main Street 2-lane Local or Collector ROW=70-90' • • 10' 5.5' 5' 5' 5.5' 10' min. if min. 8' min. 11' • 11' min. 8' min. min. •Pedestrian g•Parking I Bike*T Travel I Travel I Bike, Parking•. m}Pedestrian v N y L H c• •H C 0_ Curb-to-Curb=38'-50' 2 `Wider outside lanes may be used if bike lanes are not feasible.See Section 4E for proposed bike bne streets. Main Street 3-lane Collector or Minor Arterial ROW=80'100' • 10' 55' 5' 5' 55' 10' win. i min. 8' min. 11' 11' • 11' min.I 8' i min. min. •Walkway h c Parking Bike** Travel i Turn Lane l Travel }Bike*t Parking „ ' Walkway E• � E ,C Curb-to-Curb=4Y-60' I I *Wider outside lanes may be used if bike lanes are not feasible.See Section 4.C.for proposed bike lane streets. NOTES: 1) The Near Southside street standards are based on the City's draft Context-Sensitive Solutions (CSS) Policy. In the case of any conflict between the NS and CSS standards (upon their adoption), the CSS standards shall apply. 2)The City's Traffic Engineer is authorized to approve modifications to cross-section dimensions in response to site- specific constraints. 25 NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES 5.B. Streets and Other Public Spaces (cont.) 1. STREET STANDARDS a. Main Streets (cont.) Main Street 4-lane Minor Arterial ROW=90'-115 • • 10' 53' 5' 5' 55' 10' min. rein. 8' min. 11' 11' 11' 11' min. 8' min, min. • • . • Pedestrian 2, Parking Bike*T Travel I Travel I Travel T Travel TBike TParking .§T Pedestrian ,2. Curb-to-Curb=60=75' ,2 1 I i fi • i `Wider outside lanes may be used if bike lanes are not feasible.See Section 4.C.for proposed bike lane streets. Main Street Major Arterial ROW=105'135' • 10' 55' 5' 5' 5.5' 10' min. min. 8' I min, 11' 11' Varies I1' 11' mina 8' mina min. IF __• • * • • • • • • • • • • Pedestrian „a,p' Parking I8ike* Travel Travel Median Travel Travel Bike',Parking g Pedestrian 11• a»•Curb-to-Curb=75=95' 2 9 1 I I I II I 'Wider outside lanes may be used if bike lanes are not feasible.See Section 4.C.for proposed bike lane streets. NOTES: 1) The Near Southside street standards are based on the City's draft Context-Sensitive Solutions (CSS) Policy. In the case of any conflict between the NS and CSS standards (upon their adoption), the CSS standards shall apply. 2)The City's Traffic Engineer is authorized to approve modifications to cross-section dimensions in response to site- specific constraints. 26 NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES 5.B. Streets and Other Public Spaces (cont.) 1. STREET STANDARDS b. Mixed-Use Streets Mixed-Use Local ROW-,V.,'70' • 5' 5.8 53 5 mini min. 8 i 11' i 11' 8' Mill- Min. • ..,10 • . Z 2 ,...„.,Vt Parking T Travel I Travel I 't a-5, it 3 11 . F'11° Curb tiaCurb-,38 •it=— It . 1.. tti I si It- i Mixed-Use 2-Lane Collector ROW=60,90 S 5' 5.5' 5 5' 5.5' 5 rnin.1 mln. 8' mini 11' i 11' i mind 8' mln.irnIn. Parking TBike.T Travel 7 Travel 7BikeT Parking ..tt rir ff. 1 ..np Curb-to-Curb=38250' -2 Pl 1 A v 4 6-0,9 I — I 'Wider outside lanes may be used if bike lanes are not feasible.See Section 4.C.for proposed bike lane streets. Mixed-Use 3-Lane Collector or Minor Arterial ROW=70"-100' • • 5• 5.5' S' 8 5.S' S mini,min. 8' I mln 51' 1r 1 11' 1 rnIrs,i,. 8' min 11,mln AI • ,..,• • 3 g Parking t DikettT Travel T Turraane T Travel .rBlise*Parking ______________,,q_ i a Curiato-Curb=49`40' a i , e , - I L - i. 1 1 'Mier outside lanes may be used lf blke lanes are not feasible.SeeSection 4 C tor prepescid bike Line streets. NOTES: 1) The Near Southside street standards are based on the City's draft Context-Sensitive Solutions (CSS) Policy. In the case of any conflict between the NS and CSS standards (upon their adoption), the CSS standards shall apply. 2)The City's Traffic Engineer is authorized to approve modifications to cross-section dimensions in response to site- specific constraints. 27 NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES 5.B. Streets and Other Public Spaces (cont.) 1. STREET STANDARDS b. Mixed-Use Streets (cont.) Mixed-Use 4-lane Minor Arterial ROW=80'-115' • • 5' 5.5' 5' 5' 5.5' 5 mini{'min. 8' min. 11' I+ 11' 11' 1f. min.1 8' min. min. • 2 i-� m Parking I&kel. Travel I Travel } Travel 7 Travel }Bike.I Parking S+ r,:c to a ,2 Curb-to-Curb=50'-75' ~,�]� a. i ' 1-6tr" .::_, ,: „,,,,, I '"Wider outside lanes may be used if bike lanes are not feasible.See Section4.C.for proposed bike lane streets. Mixed-Use Major Arterial ROW=95-135' • • 5' 55' 5' 5' 5.5' 5 min.1 min.1i 8' min, 11' 11' Varies 11 Ij 11' min.{* 8' ! min. min. • 3 N Parking}Bike'} Travel } Travel } Median } Travel 7 Travel }bike.1 Parking•, g#1 W L N F- C 3 .22 Curb-to-Curb=75-95' T I \--,` Wider outside lanes may be used if bike lanes are not feasible.See Section 4.C.for proposed bike lane streets. NOTES: 1) The Near Southside street standards are based on the City's draft Context-Sensitive Solutions (CSS) Policy. In the case of any conflict between the NS and CSS standards (upon their adoption), the CSS standards shall apply. 2)The City's Traffic Engineer is authorized to approve modifications to cross-section dimensions in response to site- specific constraints. 28 NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES 5.B. Streets and Other Public Spaces (cont.) 1. STREET STANDARDS c. Commercial Streets Commercial Local or Collector ROW=50'-60' I t a 'L Travel Travel c� 3 W F= _ ) P ,2` Curb-to-Curb-=28'-32' ,2' Commercial 4-lane Minor Arterial ROW=70' • 5 5.5' 5 5 5 min. min. 13' 11' 11' 13' min. min. 3 c+ Travel Travel Travel Travel �+ 3 E E s 3 Curb-to-Curb=48' 2 I I 1 1 i 1 .` . i 1 i ,._ 1 Commercial Major Arterial ROW=80'-100' • i 5' 5.5' 5.5' 5 min. min. 13' 11' Varies 11' 13' min. min. • 3 ]. = Travel + Travel + Median } Travel + Travel i N m} 3• N.0 y L Curb-to-Curb=58'-68' ,2 I'� I I Sis } 1 I 1 \ 1 I ii i I 1 ' ~ l NOTES: 1) The Near Southside street standards are based on the City's draft Context-Sensitive Solutions (CSS) Policy. In the case of any conflict between the NS and CSS standards (upon their adoption), the CSS standards shall apply. 2)The City's Traffic Engineer is authorized to approve modifications to cross-section dimensions in response to site- specific constraints. 29 NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES 5. B. Streets and Other Public Spaces (cont.) STREET STANDARDS d. Alleys 1) Alleys shall conform to all standards contained in the Subdivision Ordinance. Chapter 6, Article VI, Section G.2. of the Subdivision Ordinance includes the following dimensional requirements: •Alleys serving single-family (including townhouses) ortwo-family residential: Right-of-way width: Minimum 16 feet Pavement width: Minimum 12 feet •Alleys serving other uses: Right-of-way width: Minimum 20 feet Pavement width: Minimum 20 feet 30 NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES 5.B. Streets and Other Public Spaces (cont.) 2. PUBLIC ROADSIDES a. Roadside Design Options 1. Dual Planting Strips 2. Wide Planting Strip 3. Narrow Planting Strip 4. Sidewalk Planter i ) :,„„101000.*Itt i X1441, 144.1nt F43-311-tili,V..41 ,,,_..) iii , ,,,,,...,,,„,..,,,.... „,„,....,.„„, , itc„,„,„„,,,,,,,,,„ _ ,.. ,,,,,I*ZWMIIV'N.V ? 40r..?!,trq,,,,A,.,0??,44,??, J ma 11111111111/ • • Suitable Streets—Listed in order of applicability; see Thoroughfare Classification Maps in section 4.C. •Commercial Streets •Mixed-Use Streets •Mixed-Use Streets •Main Streets •Mixed-Use Streets •Commercial Streets •Main Streets •Mixed-Use Streets Roadside Width—Total width of pedestrian way and street tree/furniture zone (see 5.B.2.b. for minimums). —20+feet I—13-15 feet 1-10-15 feet I—10-20 feet Pedestrian Way Paved walk- 5 ft. minimum, (6 ft. mini- 5 ft. minimum, (6 ft. 5-10 ft., (6 ft. minimum 10-15 ft. way mum if adjacent to an- minimum if adjacent to if adjacent to angled gled parking) angled parking) parking) Walkway loca- Between planting strips Along property line •Along property line, or •Along property line, tion •Along planting strip if or sidewalk seating or •Along planting strip if display is located sidewalk seating or along property line display is located along property line Street Tree/Furniture Zone—Located along the curb; includes street trees, pedestrian lights, and other elements. Planter Min. 5.5 ft. wide (each) Min. 8 ft. wide Min. 5.5 ft. wide Min. 5 ft. x 5 ft. tree well Tree spacing 25-35 feet 15-35 feet 15-35 feet 15-35 feet (Sec. 3.a) Pedestrian 60 feet maximum 60 feet maximum 60 feet maximum 60 feet maximum light spacing (Sec. 3.c) Other ele- -Irrigated groundcover -Irrigated groundcover -Irrigated groundcover •Bike racks ments •Fire hydrants •Fire hydrants •Bike racks •Trash bins (Guidelines in •Trash bins •Benches Sec. 3.d.) •Benches •Wayfinding signs •Wayfinding signs •Sidewalk tables and •Sidewalk tables and displays displays 31 NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES 5.B. Streets and Other Public Spaces (cont.) 2. PUBLIC ROADSIDES (cont.) b. Projects subject to roadside standards—All new construction projects, as well as major renovations in which the: STREET TREE SPECIES 1. Gross floor area to be renovated exceeds 10,000 sf, and 2. Value of the renovation exceeds the appraised value (per Best Good Tarrant Appraisal District records) of the property's improve- Small Canopy Ginkgo(Med.) ments prior to renovation. (Min. 15'spacing) Pecan (Large) c. Minimum roadside widths for new construction projects—To Redbud accommodate the required minimum widths for street tree/ Mexican Plum Prohibited furniture zones and pedestrian ways, minimum roadside width Eve's Necklace Hackberry standards apply. These standards apply regardless of the avail- Medium Canopy Sycamore able public right-of-way. Where insufficient right-of-way exists, (Min. 25'spacing) Silver Maple the pedestrian way shall extend onto private property, with a pub- Caddo Maple Mulberry lic sidewalk easement provided. The roadside shall be measured Bald Cypress Siberian Elm from the back of the curb to the outside edge of the pedestrian Large Canopy Mimosa way(closest to the building facade). (Min. 35'spacing) Arizona Ash 1. "Commercial" and "Mixed-Use"streets— 10.5 ft. minimum Texas Red Oak Cottonwood 2. "Main" streets— 15 ft. minimum Shumard Oak Willow Live Oak Bradford Pear Durand Oak Chinese Pistache Lacebark Elm Cedar Elm 3. ROADSIDE ELEMENTS a. Street trees 1. Developments must conform to the tree preservation stan- dards set forth in Section 5.G.1. Canopy of street trees can be applied towards mitigation requirements. The provisions ROADSIDE ZONES below also apply. 2. Public and private development shall provide shade trees within the street tree/furniture zone. 3. Street trees shall be a minimum of three(3) inch caliper and paced 15-35 feet apart on center, depending on the trees' size at maturity.* (See the list at right for spacing standards, and the Ott spacing note on the bottom of p. 33.) Where necessary, spacing exceptions may be made to accommodate mature trees, curb a , cuts, fire hydrants and other infrastructure elements. 4. To maximize survival rates, trees shall be planted to ensure proper drainage and shall be irrigated. 5. Low maintenance tree planter systems, such as pervious pavers or planting strips, shall be used. Tree grates collect trash and '', t. damage trees and are not a low maintenance system. ;a 6. Street trees shall be pruned to allow 8-foot clearance for pedes- trians. 7. Trees shall be planted at the time of development, although the planting schedule may be extended to allow planting during the fall/winter season. b. Pedestrian Way 1. The pedestrian way shall have walkways a minimum width of 5 feet and shall comply with ADA and Texas Accessibility un a r x Standards. Exemption: Minor renovation projects on proper- ties with existing 4 ft. sidewalks. Street tree/ Pedestrian way 2. Paving materials shall be attractive and easy to maintain. furniture zone •Clear walkway Appropriate materials: •Trees •Awnings and other •Concrete • Pervious concrete •Lights shade elements •Masonry pavers over concrete base -Bike Racks •Similarly durable materials that meet City standards •Tables 32 NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES PEDESTRIAN LIGHTS 5.B. Streets and Other Public Spaces (cont.) b „4^a 3. STREET LANDSCAPING AND FURNISHINGS (cont.) r ,° " , c. Pedestrian Lights '" 1. New public and private development shall pro- "+ vide pedestrian lights within the roadside's street tree/furniture zone. *_e 2. Pedestrian lights shall be located approximately at the midpoint between two trees and spaced a , -, °. . ' ,. maximum of 60 feet apart.* (See note below.) `a> ; Where necessary, spacing exceptions may be f" ' ,. '�` 4�' made to accommodate mature trees, curb cuts, ,,. < ", fire hydrants and other infrastructure elements. 3. Guidelines ry •' • ` •Continuity of lighting style throughout a neighborhood is encouraged. � 4_ •Lights should be durable and easy to main tain or replace. I d. Guidelines for other roadside elements 1. Bike racks, trash bins, and seating should be El ` incorporated into streetscape designs on "Main a Streets" and other streets with high levels of pedestrian activity. Continuity of style through out a neighborhood is encouraged. These ele- ments should be durable, cost effective, and easy to maintain. Since its inception, Fort Worth South, Inc. has 2. Transit shelters should: worked with developers to install pedestrian lights as •Be located in areas with a high level of pe- part of new construction projects, including this de- destrian activity, but shall not impede pe- velopment along College Avenue. The roadside destrian traffic or wheelchair circulation. standards in this section promote the installation of •Provide comfortable seating and should not lights throughout the Near Southside. use the standard, stand-alone advertising benches seen at many bus stops. BIKE RACKS •Where feasible, incorporate other streetscape elements, such as water fountains, news- 4' y�::.F1 .fir. paper boxes, trash bins, and/or signage. •Reflect design excellence and should be de f signed as more than simple utilitarian fix- --„s tures. Creative and timeless designs that .a: r'° �C< complement other streetscape furnishings 1 ' �� Wm, are encouraged. f ' •Be constructed of durable, attractive, and sustainable materials that are easy to �.:, maintain. I * If no pedestrian lights or street trees exist on the project's r block face, measure from the end of the block to deter- i - I f , 1 ,,%._ •- mine spacing. (For trees: begin 40 feet from curb intersec- a i °~ :); tion to accommodate public open space easement require- r 1' �° ment.) If trees or lights exist, measure from existing trees ii or lights. '' * t; .. Bike racks that are easy to recognize, attractive, and simple to use help make the Near Southside bike- friendly,providing convenience and security. 33 NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES 5.B. Streets and Other Public Spaces (cont.) 4. PUBLIC PARKS AND PLAZAS PUBLIC SPACES a. Park Dedication Policy—The City's park dedication pol- icy applies to new residential units. b. Plazas—Plazas are urban public spaces that are more ¢ : ` formal than parks and have a higher degree of hard sur- °� ' faces and pedestrian traffic. Guideline for impervious sur- ' `* face area: Maximum 40 percent. c. Parks—Parks are open spaces that have less hard sur- face and pedestrian traffic than plazas. Parks typically in- clude both active and passive recreation areas. Guideline �Mr for impervious surface area: Maximum 20 percent. "- d. Hours—Publicly and privately maintained public spaces a _ l f , shall be publicly accessible during daylight hours. Access e ' " °"` may be limited at other times. j r let utrots alrt a-,w. ��a�ehice. Design guidelines—Publicly and privately developed Spaces public spaces should conform to the following guidelines, to the extent possible. The standards and guidelines encourage a variety of 1. Design all public spaces other than large recreational public spaces on the Near Southside, ranging from parks to be human-scale and visually interesting. the type of active urban plaza shown above to more 2. Locate and design public spaces so that they are passive and heavily landscaped neighborhood parks. clearly visible and easily accessible. 3. Incorporate space-defining and active edges—such as multi-story façades with ground floor restaurants— PUBLIC ART but avoid blank walls. Cafés and shops that attract pedestrians are ideal edge uses. Eric McGehearty's p g United We Stand �f i 4. Plan for prevailing sun angles and climatic conditions. at Fire Station#8 5. Avoid locating public spaces on corner lots. Corners are better suited for buildings that establish a strong urban street edge. -<-->- 6. Avoid sunken plazas and architectural bench arrange- ments; these often fail to promote use. t:. 7. Provide flexible space for programmed uses, but de- sign such spaces so that they do not appear barren when there is no programming. 8. Incorporate features that attract users, such as foun- tains, public display areas, or interactive sculpture. 9. Incorporate landscaping to provide natural shade and/ or to soften hardscape areas. 11 1 Air II.: lt41 Pill guar - 5. PUBLIC ART GUIDELINES a. Public art in private projects—Where feasible, de- velopers are encouraged to integrate art into the de- sign process for buildings and public spaces. ry b. Public art in public projects—Public agencies are encouraged to integrate art in the design of all pub- ' licly visible infrastructure, including retaining walls The firefighter boots sculpture at Fire Station#8 was and public spaces. funded through the City's public art program. In addi- c. Fort Worth Art Commission assistance—The Fort tion to art that is integrated into City projects,pri- Worth Art Commission may assist with identifying vately sponsored public art can greatly enhance a appropriate artists and/or advise on selection proc development project's appeal and value. esses for projects. 34 NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES 5.C. Building Location and Orientation SETBACKS: PARTIAL BLOCKFACE CONDITIONS T .J.— a 1. BASE SETBACK STANDARDS New buildings shall be located in relation to the REAR 3'mr ; SIDE o n :;e boundaries of their lots according to the setback �;Q mn. standards listed below and depicted to the right. ; a a ! 0 : p ' c X ' Front Setback 0 ft. min., 20 ft. max. except as '2::::; 7::" , to ,fit, U.. i described in Section 5.C.2. below. 0'min. '/ Side Setback 0 ft. min., except as described in ! 20 nax'; Section 5.C.2.e. below. ; : ` h . FRONT FRONT n;,. �\, 1 Rear Setback 3ft. min. _._._._._,_._._•_,_. ._._._._._._._._,_ ._._.= Pubirt Walkway Corner Set- 5' x 5' dedication when required — back by Section 5.C.2.f. below. General yard development standards: Development SETBACKS: FULL BLOCKFACE CONDITIONS shall be exempt from Chapter 6, Article 1, Sections 6.101B, 6.101C, 6.101E, and 6.101G of the Zoning Ordinance. SIDE O'mfn. 2. CONTEXTUAL SETBACK STANDARDS a. Buildings fronting designated "Main" streets— t— Front setback is 0 ft. min. and 10 ft. max. (Street D Conditions ".,n p ' classification maps shown in Section 4.C.) cn A Ix ' I.L. b. Buildings fronting public spaces—Buildings ►o 00 (see below) that front pocket parks, plazas, or other public o,m .r spaces may exceed the maximum front setback. i °' c. Oleander Walk T4-N zone—Front setback is 5 ft. - . `5 min. and 10 ft. max. along Oleander Walk; 0 ft. o FRONT ZO max °2,m — a min. and 10 ft. max. along other streets. cn \ • i► / d. "On-street" parking or public walkways located on private property— If angled, perpendicular, or Primary parallel parking is located on private property but Walking Street functions the same as on-street parking, the front Condition A:Full building Condition B:Partial setback is measured from the edge of the public frontage with side,rear,or building frontage walkway. Similarly, if a required public walkway off-site arkin p g occupying py g primary corner, (see Section 5.B.2)encroaches onto private (Preferable) with side parking property, the setback is measured from the walkway edge as shown in diagrams to right. SETBACKS: INTERIOR BUILDINGS e. Side yards adjacent to existing buildings— ' ' , When an abutting property with an existing -'-' - - '-'-t-.T._ -'-._._" -'-SI®E• ; REAR a min, o'm� building has windows facing to the side, any new ; 2 building shall provide at least 10 feet of separation. ;',,,,7-„ -; .,._ z ' '7 f. Corner buildings—For corner buildings at street and alley intersections that do not include all-way u_ - G 8 stop signs or traffic signals, a triangular dedication s: k o.�„� ; a w measuring 5' by 5' is required by the subdivision 20' . m ordinance. The triangle shall be measured from E the property line and clear of visibility obstructions. �' tr' ; rn g. Interior buildings—Interior buildings may be o constructed if the project also includes frontage ;FRONT °'m�" FRONT D0. ,,,-":24.0,!,,, i .0 20'maz. 20'r�sz c�' - � buildings that are oriented to public streets. - - '- - - - - - - ' `o Specifically, buildings may exceed the setback if at `) least 60 percent of the public street frontage on .+ each block face within the development contains 4 Q buildings within the maximum setback of 20 ft. The u u n fl frontage percentage is reduced to 50 percent for Buildings must occupy 60%(50/a in I )of the public frontage institutional or industrial campuses in "I"zones. 35 NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES 5.C. Building Location and Orientation (cont.) PEDESTRIAN ENTRANCES Medical office building 3. PEDESTRIAN ENTRANCES aMagnolia Green a. Primary pedestrian building entrances shall be located on the street frontage of the building. For buildings fronting other public spaces, the primary pedestrian entrance shall be oriented to and accessible from the public space. b. Individual retail entrances—Each retail use with exterior ,,, ground level exposure along a street or public space shall ' ' ` have an individual public entry from the street or public ' space. c ,,v t., . Corner building guideline—Entrances to corner buildings r 's-'_1 1 I i'.,:-.1i H.", /l9 I''1'1',-g,*'i'.''.-f,''.,.-'-'0-..'..l•,,.1 rip..,ft....:6.;.4,t',,,I.,4si. 7.t„*.:r.A'. -4~,i-i'„.„—.,,A,i0r;47-;X-"1•..-:.7„.,i"*..;r,#....,..,4 .',..1., ,..tI4:,,-t,.„7 4,.._"l.t_,-14I:)w,,gi..,- P`F-t4.`-,-...'.ikl with ground floor retail uses should be located at the corner. -. 4. FENCING Pedestrian-oriented projects orient primary entrances •a. Front yard perimeter fencing prohibited—Conventional to public sidewalks, and corner retail/service build gated complexes with perimeter security fencing along ings often include corner entrances. public streets are prohibited. Specifically, exterior security fences and gates that are located along public streets, along FENCING private streets or walkways that are publicly accessible r through a public use easement, or along publicly accessible open space shall not extend beyond building facades; i.e., /a ` these fences shall not be located in the area between building facades and the property line r `1 .ii t .. b. Privacy fences—A front yard fence or railing not exceeding 4 feet in height may extend beyond building fagades if the ' fence encloses a private patio, yard, or sidewalk eating `< area. The fence is not permitted to encroach on a r equired t °' pedestrian walkway (see Section 5.B.3.b.). 5. DRIVE-THROUGH DESIGN STANDARDS ° a. Guideline—Conventional drive through uses do not support " - a pedestrian-oriented environment and are inconsistent with the urban redevelopment goals for the Near Southside. Although drive-through facilities are discouraged, the -, µ =A following standards shall apply to facilities approved by the Conventional gated complexes are not allowed, but UDC. short privacy fences that clearly delineate private b. Windows and stacking lanes—Drive-through windows yards and patios are compatible. and stacking lanes shall not be located within the front yard setback or along facades that face a street; where possible, URBAN DRIVE-THROUGHS they shall be located to the rear of buildings. c. Circulation—The design and location of the facility shall not impede vehicular traffic flow and shall not impede pedestrian movement and safety. Driveways shall not be `”' x ” located on Main streets, such as Magnolia Avenue and South Main Street(see classification maps in Section 4.C.). Shared driveways and/or driveways located off of t E * i non-arterial streets should be used, where possible. d. Screening—Architectural elements, landscaping, and/or = ` •other screening elements shall be used to minimize the , I visual impacts of the drive-through facility. The well screened Wells Fargo drive through facility is a good example of a compatible design that fits into a walkable environment. 36 NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES 5.D. Building Height T4 BUILDING HEIGHTS 1. HEIGHT GUIDELINE—New single-story buildings are strongly discouraged. 6 Multi-story buildings are consistent with the urban character of the district and T4-I:maximum are essential in achieving economic and urban design goals for the district. T4:bonus for meeting2of3bonusprovisions 2. BUILDING HEIGHTS shall conform to the standards listed below and shown 5 in the diagrams to the right. Zones are shown on maps in Section 4.B. Height T4:bonus for mixed-use or public space or is measured in stories, not including a raised basement or inhabited attic; i.e., parking garage the number of complete stories between the average grade of the frontage 4 line to the eave of a pitched roof or to the surface of a flat roof. T4-N:bonus for mixed-use or pubic space or parking garage Minimum heights New façades along public streets and 3 (Also see 5.D.1. public spaces: T4 and T4-N:maximum guideline above) •Buildings <4,000 sq. ft.: 15 ft. •Buildings>_4,000 sq.ft.: 18 ft. for at 2 least 50% of the façade, unless located along a primary street— All zones:See table for minimum façade see 5.D.3 below. heights for single-story buildings Ground floors of multistory non- (Also see roof provisions in Section 5.F.1.) residential buildings: min. 10 ft., floor ! to ceiling. Maximum heights T4 and T4-N 3 stories T4-I 6 stories T5 5 stories T5 BUILDING HEIGHTS T5-I 10 stories 10 T5-I:maximum Maximum heights T4-N: a, b, or c 4 stories 15:bonus for meeting 2 of 3 bonus provisions with a) mix of use, b) public space, T4: a, b, or c 5 stories 9 • and/or c)struc- T4: a&b, a&c, or c&b 6 stories to red parking bo- 15:bonus for mixed-use ski public space gr nuses T5: a, b, or c 8 stories • parking garage (See Section 5.D.3.) T5: a&b, a&c, or c&b 10 stories T 3. BUILDING HEIGHT ALONG PRIMARY STREET Two (2) stories consisting of a minimum of 18 feet along the following streets: 6 • W. Vickery Boulevard from Adams Street to S. Main Street • Pennsylvania Avenue from 8th Avenue to S. Main Street .ta . • • W. Rosedale Street from Jerome Street to Evans Avenue • W. Magnolia Avenue from 8th Avenue to S. Main Street ,. • Park Place Avenue from FWRR to 8th Avenue • 8th Avenue from Pennsylvania Avenue to Park Place Avenue • S. Henderson Street from 1-30 to W. Magnolia Avenue • S. Hemphill Street from W. Vickery Boulevard to W.Allen Avenue • S. Jennings Avenue from W. Vickery Boulevard to W. Magnolia Avenue • • S. Main Street from W. Vickery Boulevard to W. Magnolia Avenue Refer to map in Section 3.F. ; :Alien s See, tie toiiiirst8867140 (Also see roof peovfsions Sec (1 5 F.1.) 37 NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES 5.D. Building Height 3. HEIGHT BONUS REQUIREMENTS a. Mix of residential and non-residential uses—The project must include at least 20% residential and 10% office, restaurant, and/or retail uses, as measured by gross floor area. The UDC is authorized to reduce the required percentages by up to 50% for exceptional projects. b. Public space—The project must include a publicly accessible, FAIRMOUNT TRANSITIONAL privately maintained park, plaza, or other usable outdoor public HEIGHT PLANE space. Public access must be maintained through a public (Shared property line) access easement. The ratio of the project's gross floor area (including height bonus area)to the public space's surface area shall not exceed 10:1, and no public space shall be less than 2,500 sq. ft. (See Sec. 5.B.4.) .„4; c. Structured parking—Project must provide at least 75% of off-street spaces within a multilevel garage. The number of 2a ' garage levels are not limited except that the garage height 2 stories max shall not exceed the tallest non-garage building. Also see 5.E.7. 4. FAIRMOUNT TRANSITIONAL HEIGHT PLANE—Properties that share a property line with a one-or two-family house in the Fairmount Historic District: Any portion of a building within 20 ft. of the property line shall not exceed 2 stories. A45.°transitional height plane shall apply to any portion of a buildng further than 20 ft. from the property line, as depicted to the right. 37 NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES 5.E. Parking and Driveways SURFACE PARKING: PARTIAL BLOCKFACE CONDITIONS 1. OFF-STREET PARKING REQUIREMENT-None, / except for properties located within 250 feet of a one-or - - - two-family zoning district. For those properties, the / j/ /hi, . requirements in Section 6.201 of the Zoning Ordinance, /���/��� reduced by 25%, shall apply. Uses within historically �/ significant buildings are exempt. � GUIDELINE-Shared parking garages are encouraged. Mid-Block /: ,./ Comer : p 99 9 9 /,� 2. SURFACE PARKING CAP-The number of off-street Condition jam% Condition spaces shall not exceed 100% of the total prescribed by Section 6.201 of the Zoning Ordinance, unless a parking / study demonstrates need for additional spaces. Y p 3. SURFACE PARKING LOTS-Lots shall be located behind or to the side of buildings as depicted in the diagrams to the right. (Parking lot design standards are contained in Section 6.201 of the Zoning Ordinance.) , 12 GUIDELINE-Surface parking lots that front streets are discouraged; all site plan options that minimize surface Surface parking areas lots along public streets should be explored. 4. SURFACE PARKING SCREENING-Parking lots that front a street shall be separated from the sidewalk by a SURFACE PARKING: decorative and durable screen at least 4 ft. in height. FULL BLOCKFACE CONDITIONS GUIDELINE-Screening walls attached to buildings � should be designed as architectural extensions of the :, /� - - building, constructed of the same materials and style. j %'4 j 5. SECURITY FOR PARKING LOTS-A fence not exceed-ing 6 ft. in height may be used to secure drive- 1 t., �.i % •was and parking lot entrances if it is not located in the /4..,./. `' �` front yard. Chain link and barbed wire fences are not 1 /5 Condition allowed. A 6. RESIDENTIAL GARAGES-Garages should not front ,(see below) 9 % public pedestrian space. Garages shall be accessed - from alleys or rear driveways or shall be detached and G�jj ryi located at the rear of the site. , FRONT 7. COMMERCIAL OR PUBLIC PARKING GARAGES shall — g _._._._._._._., _ E be located at the interior of a block or underground and shall not be visible from public rights-of-way, unless the - UDC approves an exception. Exception requirement: Primary Ground floor commercial uses, or space adaptable for VI Surface parking areas Walking Street future commercial use, shall be integrated into parking garages located along public streets. condition A:Full building Condition B:Partial 8. DRIVEWAY LOCATION—Private vehicular driveways frontage with side,rear,or building frontage off-site parking occupying primary corner, shall not be located along "Main" streets. This provision (Preferable) with side parking applies as a guideline in "I"zones. 9. DROP-OFF AND LOADING AREAS-On-street drop-off COMPATIBLE PARKING FACILITIES and loading areas support a pedestrian-oriented district and may be approved by the City's Traffic Engineer. •ndscape screening Interior parking garage.'- " ' of surface parking '+ :` Off-street loading and drop-off areas that are located p g between the building and the sidewalk are allowed in �I t T4-I and T5-I zones if a continuous sidewalk is provided <; ":1(r, ad scent to the street. ' ', z "" GUIDELINE-Drop-off and loading areas proposed in -A.,- ,. zones other than T4-I and T5-I should be located under ' the overhang of a building that maintains the urban - s street edge within the maximum front setback. ,... The parking standards are intended to minimize the impact of parking facilities. 38 NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES 5.F. Architectural Standards 1. ROOFS ROOFS ON SINGLE-STORY BUILDINGS a. Single-story buildings—New single-story non-residential buildings shall not have large expanses of sloped roofs. Roof slope shall not be greater than 1:12. Sloped roof elements that are .I not part of the actual roof, similar to elements . t . _ I found on certain historic commercial buildings, are permitted. Roof design guidelines— • Parapet roofs or low-sloped roofs are encouraged. • Visually dominant pitched roofs on multi-story buildings are strongly discouraged, but partial pitched roofs or pitched roof elements are PEDESTRIAN PROTECTION generally compatible. • "Green" roofs that utilize plants to absorb l Inco '.le ` Gompatible rainwater and reduce ambient air ki temperatures are strongly encouraged. . t ch . Screening of rooftop equipment—Parapets or other screening elements of sufficient height sh trya° conceal mechanical equipment from street level all views. = s �� 6 2. PARALLEL FRONTAGES (Guideline)—Building facades should be built parallel to the street frontage, except for chamfered corners. 3. ENTRANCES facing a pedestrian way shall incorporate elements that protect pedestrians from the sun and rain. 4. AWNINGS, GALLERIES, ARCADES, AND BALCONIES (Guidelines)—Awnings, galleries, and ENTRANCES FROM PEDESTRIAN WAYS arcades are encouraged for all ground floor retail uses Incompatible Compatible so as to provide pedestrian protection and visual interest. Where feasible, balconies are encouraged and should be designed as an integral part of the building. 5. FACADES—The following standards apply to building HI facades facing a publicly accessible street or other ,. y public space (except alleys). " a. Facade variation—Buildings shall, at a minimum, incorporate: c vu 1) Expression of structural elements, such as: o Floors o Vertical support o Foundation 2) Façade articulation through the use of FACADE VARIATION projecting and recessed elements. 3) Variety in materials, material pattern, or color. Incompatible (Facade section continued on next page.) tsa, 39 NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES 5.F. Architectural Standards (cont.) MATERIALS ALONG PUBLIC STREETS b. Building materials Compatible 1) New building facades facing public areas (except # alleys) shall conform to the material standards k - " listed to the right. The list could evolve as - t�RAPERlE! technology changes. Creative design is °' ... encouraged, and projects that incorporate l unlisted materials may be submitted for staff and UDC review. 2) Leadership in Energy and Environmental Design Incompatible (LEED) Buildings—Buildings following the U.S. Green Building Council's LEED certification BUILDING MATERIALS requirements shall be exempt from building Primary Materials material standards. •Brick c. Fenestration (all buildings)—New building facades •Stone, or stone veneer with cavity wall construction fronting on publicly accessible streets or other public •Stucco spaces (except alleys) shall have openings and •Glass curtain wall system transparent (not mirrored)glazing that together •Metal Panels—individual or curtain wall systems constitute not less than 25 percent of the facade. This •Concrete—finish should be to an architectural level provision applies as a guideline in "I"zones. •Wood d. Ground floor transparency for non-residential uses •Cement composite board (not simulating wood) 1) For all ground floor nonresidential uses located •Tile—terra cotta, porcelain, or ceramic along publicly accessible streets and other public Limited Accent and Trim Materials spaces, at least 40 percent of the wall area •All primary materials listed above between 2 and 12 feet shall consist of doors and •Metal—galvanized, painted, or ornamental windows and transparent(not mirrored) glazing. •Pre-cast masonry (trim and cornice only) This provision applies as a guideline in "I"zones. •EIFS (Exterior insulation and finish system) 2) Guideline—Ground floor restaurants, cafés, and •Concrete fiber simulated wood siding bars are encouraged along"Main" streets and Inappropriate Materials should have windows and doors that can be •Applied stone without cavity wall construction opened to provide direct access to the sidewalk •Vinyl or aluminum siding when weather permits (i.e., when interior heating •Mirrored glass or cooling systems are not necessary.) e. Lower level delineation for nonresidential or mixed-use buildings—Facades oriented to a publicly accessible street or other public space shall include clear delineation between the first or second level and GARAGE FACADES ON "MAIN" STREETS the upper levels with a cornice, canopy, balcony, Compatible arcade, or other architectural feature. f. Parking garage facades on "Main" Streets— �' low Parking garages shall not have exposed structured ° 9 9 9 p GARAGE parking at the ground floor level along a"Main" street. ;° F i7,11 Alit 7, • 1771"prow f i Incompatible 6. ARCHITECTURAL VARIETY IN LARGE PROJECTS—Each sequential block of new construction shall contain unique building facades so as to encourage architectural variety within large projects. While the use of similar architectural elements on multiple buildings is acceptable; large, visually monotonous projects that repeat the same exterior buildings design(s) and do not contribute to visual diversity and human-scale character are inappropriate. 7. OUTDOOR STORAGE OR DISPLAY a. T4,T4-N, and T5 zones—Development in these zones shall comply with the standards for outdoor storage and display set forth in Section 5.306 of the Zoning Ordinance. The UDC may consider exceptions if outdoor materials are sufficiently screened by decorative fencing or other screening elements. b. "I" zones—Decorative fencing or other screening elements shall be used to minimize the visual impact of outdoor storage adjacent to public streets or other public spaces. 40 NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES 7. SIGNS— SIGNS a. Types 1) On premise attached and monument style signs are permitted. W 2) Pole signs are not permitted. 3) Off premise signs are not permitted. b. Basic Sign Standards—Signs shall conform to the basic ,�� /r! dimensional regulations set forth in Chapter 6, Article 4 of the Zoning Ordinance with the following exceptions for projecting signs: a� r '4"' Maximum projection: Four(4)feet Exception: When existing signs on the same block ! , face project further than 4 feet, the new sign may match the smallest projection over 4 feet. c. Design Guidelines—Signs should conform to the design guidelines `'t contained in Appendix A, excerpted from the Downtown Sign - Standards. The following are general guidelines for sign design: 1) Location: Signs should be positioned to emphasize or accent building elements such as storefront openings or entrances. 0,. 2) Alignment: Signs should be aligned with those on neighboring Muni buildings to promote visual order on the block, to avoid visual clutter, and to enhance legibility. 3) Dimensions and Scale: Signs should be consistent with the ,gyp, human scale of Near Southside buildings and blocks. A r 6 4) Number of Signs: The number of signs per building facade f' should be limited to the fewest necessary to clearly identify :. . businesses located within the building. 5) Colors and Materials: Signs should relate in color and material with the building facade and streetscape. Colors should ¢ contribute to legibility and visual appeal. � 6) Graphics: Sign graphics should be simple. Symbols and logos t .,' on signs are quickly read and easily remembered. Lettering :, should be in proportion to the size of the sign. °� 7) Lighting: Indirect illumination is recommended. Lighting sources ... should be external, shielded, and directed only at the sign. The signs above are all consistent with the Internal illumination is acceptable when the letters themselves— design guidelines contained in Appendix A. not the background—are lit. 5.G. On-Site Landscaping (Also see Section 5.B.3.) 1. TREE PRESERVATION AND CANOPY REQUIREMENTS—The following provisions of the Tree Ordinance apply: a. Preservation Of Significant Trees—Significant trees at least 30 inches in diameter(94.25 inches in circum- ference) can only be removed by permit of the City Forester. Criteria for the permit will be one of the following conditions: 1) Retention of other existing trees on the same site with a canopy area 1 1/2 times the area of the specific tree's canopy, or 2) Removal will be granted if planting of new trees at five (5)times greater in canopy area than the removed specific tree canopy (refer to list of canopy trees on the following page), or 3) Payment into the tree fund based upon the total diameter of the specific tree times$200 per diameter inch, or 4) Urban Forestry Board approved plan that mitigates the removal of the large tree. Replacement of any tree preserved and that dies within five years due to construction or development activities will be the responsibility of the original applicant. Replacement will be new trees with a minimum of 3 inches each in diameter and equal to five times the lost canopy. Tree replacement will be guaranteed for a period of two years. b. Trees In Surface Parking Lots—All new construction projects shall provide at least 40%tree canopy coverage of surface parking lots (refer to the categorized list of canopy trees on the following page). c. Tree Protections and Warranty/Replacement—The provisions of Zoning Ordinance Chapter 6,Article 3, Section 6.301.K.6. apply. These provisions ensure that sufficient care is taken during construction to protect existing trees, and that any preserved or newly planted tree required by the provisions of Sections 5.G.1. and 5.B.3. In this document shall be replaced if it dies within 5 years. 41 NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES 2. FRONT YARD LANDSCAPING GUIDELINE–Although no front yard setback is required, where there is a setback, front yard landscaping in addition to required trees should be provided and maintained in areas outside of ground level elements such as patios or porches. Native and drought tolerant species should be used, and irrigation systems should designed to minimize water demand. CANOPY TREES APPROVED BY THE CITY FORESTER (Other species considered on case-by-case basis.) Large Canopy Trees (2,000 square feet) Pecan# Carya illinoensis ,-� Deodar Cedar Cedrus deodara i."- ,. Green Ash Fraximus pennsylvanica Southern Magnolia# Magnolia grandiflora ' Bur Oak* Quercus macrocarpa '" $1.o ° Chinquapin OakQuercus muhlenbergii 'U_ ' Shumard Oak#Quercus shumardii Texas Red Oak Quercus buckleyi °" ''' . 'i ; Live Oak* Quercus virginiana American Elm Ulmus Americana tr Cedar Elm * Ulmus crassifolia Lacebark Elm Ulmus parvifolia @"' Medium Canopy Trees (700 square feet) , I ° Caddo Maple* Acer barbatum var. Caddo _.; Bigtooth Maple* Acer grandidentatum Common Persimmon Diospyros virginiana Texas Ash Fraxinus texensis ,1,4 Ginkgo Ginkgo biloba _. " Kentucky Coffeetree Gymnocladus dioicus • . Eastern Red-Cedar* Juniperus virginiana Eldarica (Afghan) Pine*Pinus eldarica 414114 4-4, Italian Stone Pine Pinus pinesx ' Honey Mesquite* Prosopis glandulosa Tree preservation standards promote the retention of Blackjack Oak*Quercus marilandica significant trees like these along 8th Avenue. Monterrey (Mex white) Oak* Quercus polymorpha Pond Cypress Taxodium ascenders Bald Cypress* Taxodium distichum a :*`x:"'• Small Canopy Trees (100 square feet) ' . • < Japanese Maple# Acer palmatum Common button-bush Cephalanthus occidentalis I . = Redbud * Cercis Canadensis - .`� '�� a :$V'a ts. ,se s' , r Desert Willow* Chilopsis linearis `°�� Rough-leaf Dogwood# Cornus drummondii —" Texas Persimmon * Diospyros texana __...;-,,,--,-jr....„-_Y--. °H Carolina buckthorn# Frangula caroliniana � :y Yaupon Holly* Ilex vomitoria `_ -Al Deciduous Holly Ilex deciduas � " �-w ;�' -4" Crepe Myrtle * Lagerstroemia incica �, - _= Mexican Plum * Prunus mexicana - �` 4. :.°"- aR-- White Sin Oak*Quercus sinuate var. breviloba ... -• Flameleaf Sumac* Rhus lanceolate . - Eve's Necklace* Sophora affinis Trees planted in parking lots, together with pervious Mexican buckeye* Ugnadia speciosa surfaces such as permeable concrete, improve envi- Rusty BlackhawViburnum rufidulum ronmental quality and help reduce stormwater runoff * Drought tolerant species # Not recommended for parking lots or high heat areas 42 NEAR SOUTHSIDE DISTRICT SECTION 6. PERMITTED LAND USES 6.A. Mix of Use Requirement for Large Developments The following standards are intended to ensure that large projects in mixed-use zoning districts include a mix of uses, or contribute to the creation of a larger mixed-use area. These standards do not apply in "I"zones. 1. CONCEPTUAL LAND USE PLAN—Developers of projects equal to or larger than 3 acres in size shall submit a MIX OF USE TESTS conceptual land use plan for approval by the Planning Director. The conceptual land use plan must be approved Land Uses Within before a building permit application is accepted. The Planning 1.000 Foot Buffer of Magnolia Green Site Director may require a conceptual land use plan for a project smaller than 3 acres if it is part of a project larger than 3 acres. �r---�•---- e The conceptual land use plan shall illustrate the location and ,l 4,. calculated land area of land uses on the site, using the , 1117 following land use categories (see Section 6.C. for detailed list of land uses within these categories; exceptions noted below): � • One-or two-family residential °p°xe� ' = - m , • Multifamily residential ' • Industrial and commercial (including medical offices) ;r"� ' • Public and civic uses (excluding parks and medical offices) 0. 444 • Mixed-use buildings (must include at least 20% residential I and 10% non-residential) -1,,,w441,111.� � �� •Publicly accessible parks and plazas -. � � ;;74 Parking facilities and private open spaces shall be classified - <, u . u : ter_ 1 the same as the primary land use they serve. � 2. PROJECT TEST—The conceptual land use plan shall be ; approved if it shows that: I �' a. The project includes uses within at least two of the land —sl- =4$xx use categories, and b. No land use category other than mixed-use buildings occupies greater than 2/3 of the total land area. If a project does not comply with the project test, then the . .r. FORT WORTH vicinity test in Section 3. shall apply. rte, = 3. VICINITY TEST—Developments not complying with the ` "_3=q ""•` - r;$,_ t Pte..��project test are permitted if: Projects of at least 3 acres must provide a mix of uses a. The Planning and Development Director determines that that conforms to the `project test"requirements of Sec- the following conditions are satisfied: tion 2. or must contribute to the creation of a larger 1)The proposed land use at any location within the mixed-use area. City staff conducts a "vicinity test"to proposed development site must be within a walking make this determination for large single-use projects. distance of 1,000 feet of a different land use, as measured by the shortest pedestrian route, and 2)The percentage of any single land use category other than mixed-use buildings within a 1,000-foot radius of any location within the proposed development site shall not be greater than 2/3 of the total land area within the radius. The proposed development shall be included in the calculation of this percentage. Undeveloped or agricultural property located within the radius shall not be included in the calculation; or b. The Director determines that the developer has demonstrated that unique site conditions (e.g. adjacency to natural features, highways, freight yards, etc.) make compliance with the conditions of section a. above impractical in certain areas of the development site. 43 NEAR SOUTHSIDE DISTRICT SECTION 6. PERMITTED LAND USES 6.B. Special Requirements in "N" Neighborhood and "R" Restricted Zones The following standards are intended to enhance the residential character of existing neighborhoods and to promote the development of additional housing in those areas. 4 ixe use projao :ncorpo housing on 1. RESIDENTIAL REQUIREMENT IN "N"ZONES—Single-use build- pperftoors are appropriate in•M"zones. ings of commercial, retail, or other non-residential character are pro- rim:■ hibited in "N" neighborhood zones. (See development zone maps in .. ; � = `w R ,a Section 4.B.). Buildings within these zones must include residential = y v uses. For this section only, bed and breakfast uses are considered residential. Buildings that incorporate a mix of residential and non " ~ _ � •' residential uses are allowed and encouraged (see height bonus for mix of uses in Section 5.C.) s = •' '""t= ' *' ^, --'—uTeander Plaza 2. PROHIBITED USES IN "R"ZONES—Certain uses, including bars and light industrial uses, are prohibited in "R" restricted zones. These prohibited uses are noted in the tables in Section 6.C. below. 3. PROHIBITED USES IN "N"ZONES—Surface parking lots providing parking for single use non-residential projects. 6.C. Permitted Land Uses The following table lists land uses permitted in the NS District. A(P) indicates that these uses are allowed by right in the applicable development zone. A(SE) indicates that these uses are allowed by special exception from the Board of Adjustment. An asterisk(*) indicates that the uses are allowed but are subject to supplemental development stan- dards. Please refer to the the Zoning Ordinance for all use definitions and any referenced supplemental standards. NS- NS- NS- Supplemental T4R T4 T5 Standards RESIDENTIAL USES Household Living One-family detached dwelling P P P One-family-attached (townhouse, rowhouse) P P P Multifamily dwelling (apartment) P P P 4.305B, 6.506 HUD-code manufactured housing Industrialized housing P* P* P* 5.116B One dwelling unit when part of a business P P P Group Living Boarding or lodging house Community home P* P* P* 5.11 Fraternity or sorority house P P P Group home I P* P* P* 5.115 Group home II P* P* P* 5.115 Halfway house 4.305B Shelter PUBLIC AND CIVIC USES Education College or university P P P Day care center(child or adult) P P P Kindergarten P P P School, elementary or secondary (public or private) P P P 44 NEAR SOUTHSIDE DISTRICT SECTION 6. PERMITTED LAND USES 6.C. Permitted Land Uses (cont.) NS- T4R NS- T4 NS- T5 Supplemental Standards Government (cont.) Animal shelter Correctional facility Government maintenance facility Government office facility P P P Museum, library or fine art center P P P Probation or parole office P* 5.127 Health Care Facili- Ambulance dispatch station P P P ties Assisted living facility P P P Blood bank P P P Care facility P P P Health services facility; including doctor's office or medical clinic P P P Hospice P P P Hospital P P P Massage Therapy and Spa P P P Nursing home (with full medical services) P P P Recreation Center, community recreation or welfare P P P Center, community recreation or welfare, private ornon-profit P P P Country club (private) P P P Country club (public) Golf course P P P Golf driving range P Neighborhood recreation center P P P Park or playground (public or private) P P P Religious Place of worship P P P Place of worship auxiliary use P P P Utilities Electric power substation SE SE P Power plant or central station light Stealth telecommunications towers P* P* P* 5.137 Telecommunications antenna (on structure) P* P* P* 5.136 Telecommunications tower SE* SE* SE* 5.137 45 NEAR SOUTHSIDE DISTRICT SECTION 6. PERMITTED LAND USES 6.C. Permitted Land Uses (cont.) NS- T4R NS- T4 NS- T5 Supplemental Standards Utilities (cont.) Utility transmission or distribution line, Natural gas compressor stations P* P* P* 5.14 Wastewater (sewage) treatment facility Water supply, treatment or storage facility SE SE SE Entertainment and Amusement, outdoor Eating Baseball/softball facility (commercial) P P P Bowling alley P P P Bar, tavern, cocktail lounge; club, private or teen P P Circus Club, commercial or business P P P Drive-in restaurant or business P* P* P* 5.112 Gambling facility (including bingo) Health or recreation club P P P Indoor recreation P P P Lodge or civic club P P P Massage parlor Museum/cultural facility P P P Racing; horse, dog or automotive 4.305C Restaurant, cafe or cafeteria P P P Chap 9, Rest. Sexually oriented business 5.2 Shooting or weapons firing range 4.305C Stable, commercial, riding, boarding or rodeo arena 5.132 Swimming pool, commercial P* P* P* 5.135 Theater, drive-in Theater, movie theater or auditorium P* P* P* 5.138 Lodging Bed and breakfast inn P P P 5.107 Bed and breakfast home P P P Hotel, motel or inn P 5.116 Recreational vehicle (R~ park 5.129 Office Bank, financial institution P P P Offices P P P NEAR SOUTHSIDE DISTRICT SECTION 6. PERMITTED LAND USES 6.C. Permitted Land Uses (cont.) NS- T4R NS- T4 NS- T5 Supplemental Standards Retail Sales and Antique shop P P P Service Appliance, sales, supply or repair P* P* P* 5.134 Bakery P P P Barber or beauty shop P P P Boat rental or sales P Book, stationery stores or newsstand P P P Burglar alarms sales or service P P P Business college or commercial school P P P Caterer or wedding service P P P Clothing/wearing apparel sales, new P* P* P* 5.134 Clothing/wearing apparel sales, used P* P* P* 5.134 Convenience store P P P Copy store or commercial print center without off- set printing P P P Dance studio P P P Dressmaking, custom; millinery shop P P P Duplicating services P P P 5.126 Feed store, no process/milling P P P Firewood sales P* P P* 5.113 Furniture sales, new and used (office & residential) in a building P* P* P* 5.134 Furniture upholstery, refinishing or resale P P P General merchandise store P* P* P* 5.134 Greenhouse or plant nursery P P P 5.114, 5.134 Grocery store, meat market P* P* P* 5.134 Gunsmithing, repairs or sales P Home improvement store P* P* P* 5.134 Interior decorating P P P Kennel 5.117 Large retail store P* P* P* 5.134 Laundry or dry cleaning collection office P P P Laundry, dry cleaning orwasheteria P P P Leather goods shop P P P 47 NEAR SOUTHSIDE DISTRICT SECTION 6. PERMITTED LAND USES 6.C. Permitted Land Uses (cont.) NS- T4R NS- T4 NS- T5 Supplemental Standards Retail Sales and Liquor or package store P P P Service (cont.) Locksmith P P P Medical supplies/equipment sales or rental P P P Mini-warehouses 5.143 Mortuary or funeral home P P P Newspaper distribution center P 5.124 Optician P P P Pawn shop P* 5.125, 5.134 Pharmacy (drug store) P P P Photograph, portrait/camera shop or photo finishing P P P Recording studio P* P* P* 5.128 Retail sales, general P* P* P* 5.134 Saddle or harness, repair or sales P P P Shoe shine shop P P P Studio, art or photography P P P Tailor, clothing or apparel shop P P P Tattoo parlor P Taxidermist shop P P P Veterinary clinic with indoor kennels P* P* P* 5.142 Veterinary clinic with outdoor kennels 5.142 Vehicle Sales and Auto parts supply, retail P P P Service Automotive repair; paint and body shop P P P 5.104 Car wash, full or self service P* 5.108 Gasoline sales P P P Mobile home or manufactured housing sales Parking area or garage, commercial or auxiliary P* P* P* 6.202E Recreational vehicle (RV) sales/service P Service station P 5.104 Truck stop w/ fuel and accessory services Vehicle junkyard 5.141 Vehicle sales or rental; including automobiles, mo- torcycles, boats or trailers P P P Vehicle steam cleaning P 48 NEAR SOUTHSIDE DISTRICT SECTION 6. PERMITTED LAND USES 6.C. Permitted Land Uses (cont.) NS- T4R NS- T4 NS- T5 Supplemental Standards Light Industrial Ser- Assaying P 5.103 vices Assembly of pre-manufactured parts, except for vehicles, trailers, airplanes or mobile homes P P Blacksmithing or wagon shop Bottling works, milk or soft drinks P Carpet and rug cleaning P Chicken battery or brooder Coal, coke or wood yard Crematorium P Electroplating P Fabricating or manufactured housing; temporary or office building Food processing (no slaughtering) P Furniture or cabinet repair or construction P P Furniture sales w/ outside storage/display (new/ used) Galvanizing, small utensils Machine shops P* 5.12 Manufacture of artificial flowers, ornaments, awn- ings, tents, bags, cleaning/polishing preparations, boats under 28 ft in length, brooms or brushes, buttons & novelties, canvas products, clothing, suits, coats, or dresses for wholesale trade, plas- tics P P 5.12 Manufacture of aluminum, brass or other metals or from bone, paper, rubber, leather P P 5.12 Manufactured home/RV repair Monument/marble works, finishing and carving only P Monument works, stone P Outdoor sales and storage P P 5.133 Paint mixing or spraying P Paper box manufacture P Pattern shop P Printing, lithographing, book-binding, newspapers or publishing P 49 NEAR SOUTHSIDE DISTRICT A /'~ A.______LL.J 1 J 11 SECTION 6. PERMITTED LAND USES v.v. ra~~~uuau ~a~~u a~aaa ~~.vin.~ NS- T4R NS- T4 NS- T5 Supplemental Standards Light Industrial Ser- Rubber stamping, shearing/punching P vices (cont.) Rubber stamp manufacture P Sheet metal shop P* 5.131 Warehouse or bulk storage P* 5.143 Welding shop, custom work (not structural) P P Yards, contractor's, lumber or storage, automo- bites, storage yards, building material P 5.133 Heavy Industrial Animal by-products processing and Manufacturing Batch plant, concrete or asphalt (permanent) Brewery, distillery or winery P Brick, clay, glass, shale, the or terra cotta products manufacture Cement products plant Cement, lime, gypsum or plaster of Paris manufac- tu re Cotton gin, cotton oil mill, bailing or compress Creosote, treatment/manufacture Egg cracking or processing Furnace, blast; forge plant, boiler works manufac- tu re Galvanizing, sheet or structural shapes Gas (natural or artificial) manufacture processing/ storage Glue manufacture Grain elevator Magnesium casting, machining or fabricating Manufacture of acetylene or oxygen gas, alcohol, computers and related electronic products, air- planes, automobiles, trucks & tractors (including assembly plants), ball or roller bearings, steel tanks, candles & celluloid, cash registers, cutlery, disinfectants, dextrin, dyestuff, electrical machin- ery, farm tools, typewriters and vinegar Manufacture of basket material, bicycles, boots, boxes, other than paper, caskets, shoes 50 NEAR SOUTHSIDE DISTRICT SECTION 6. PERMITTED LAND USES 6.C. Permitted Land Uses (cont.) NS- T4R NS- T4 NS- T5 Supplemental Standards Heavy Industrial Manufacture of dies, cores, die-casting molds and Manufacturing (cont.) Manufacture, processing/production of hazardous chemicals Metal casting 5.121 Metal foundry plant or fabrication plant 5.122 Metal smelting, reclamation or ore reduction Metal stamping, dyeing, shearing or punching 5.123 Mill, feed or flour Mining quarry, dredging or excavation of rock, dirt, gravel, sand, stone 4.305D Packing plant Paper or pulp manufacture Petroleum refining or wholesale storage Planing mill or woodworking shop Poultry killing or dressing Rock, cement crushers & stone quarry Rolling mill Soap manufacture Soda or compound manufacture Stoneyard, building stone, cutting, sawing or stor- age Tar distrillation/manufacturing Tobacco (chewing) manufacture or treatment Welding shop Transportation Airport, aviation field, helistop or landing area SE SE SE Passenger station P P P Railroad freight or classification yard Railroad roundhouse or RR car repair shop Railroad tracks: team, spur, loading or storage Terminal; truck, freight, rail or water 5.139 Waste Related Landfill, recycling center, household hazardous waste or waste tire facility 4.305D Pet cemetery 51 NEAR SOUTHSIDE DISTRICT SECTION 6. PERMITTED LAND USES 6.C. Permitted Land Uses (cont.) NS- T4R NS- T4 NS- T5 Supplemental Standards Waste Related Recycling collection facility SE* SE* P* 5.13 (cont.) Salvage yard (other than automotive) Wholesale Trade Wholesale: bakery, produce market or wholesale house P Wholesale office or sample room P P Agriculture Agricultural 5.307 Stockyards or feeding pens (commercial) 5.307 Accessory Uses Accessory use or building P P P Home occupation P P P Recreation area (private), indoor or outdoor P P P Satellite antenna (dish) P* P P* 5.304 Stable, stockyards or feeding pens (noncommercial) 5.307 Storage or display, outside P* P* P* 5.306 Temporary Uses Amusement, outdoor (temporary) SE* SE* SE* 5.4 Batch plant, concrete or asphalt (temporary) 5.401 Garage or other occasional sale P* P* P* 5.402 Model home P* P* P* 5.403 Residence for security purposes, temporary SE* SE* SE* 5.404 Trailer, portable; sales, construction or storage P P P Vendor, door-to-door P* P* P* 9.101 Vendor, Food, Non-Potentially Hazardous Food P* P* P* 5.406 Vendor, Food, Potentially Hazardous Food P* P* P* 5.406 Vendor, Merchandise P* P* P* 5.406 Vendor, Transient P* P* P* 9.101 Vendor, Transient, Non-Potentially Hazardous Food P* P* P* 5.406 Vendor, Transient, Potentially Hazardous Food P* P* P* 5.406 52