HomeMy WebLinkAboutOrdinance 19544-02-2011ORDINANCE NO. 19544-02-2011
AN ORDINANCE AMENDING THE 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, BY AMENDING ARTICLE 12
URBAN DESIGN DISTRICTS, OF CHAPTER 4, "DISTRICT
REGULATIONS" TO ADD A NEW SECTION, SECTION 4.1203 "I-
35W DESIGN ("I35W") OVERLAY DISTRICT"; PROVIDING FOR
DESIGN STANDARDS AND GUIDELINES FOR NEW
CONSTRUCTION IN THE I-35W DESIGN OVERLAY DISTRICT;
REQUIRING A CERTIFICATE OF APPROPRIATENESS FOR
NEW CONSTRUCTION IN THE I35W DESIGN OVERLAY
DISTRICT; PROVIDING FOR ADMINISTRATIVE APPROVAL OF
CERTIFICATE OF APPROPRIATENESS UNDER CERTAIN
CIRCUMSTANCES; AND PROVIDING AN APPEAL PROCESS;
PROVIDING THAT THIS ORDINANCE SHALL BE
CUMULATIVE; PROVIDING A SEVERABILITY CLAUSE;
PROVIDING A PENALTY CLAUSE; PROVIDING A SAVINGS
CLAUSE; PROVIDING FOR PUBLICATION IN THE OFFICIAL
NEWSPAPER; AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, the Interstate 35 West ("I-35W") corridor between the City of Fort
Worth and the City of Denton remained unchanged between its initial construction in the
1960's and the 1990's when Alliance Airport opened and the North American Free Trade
Agreement ("NAFTA") was passed; and
WHEREAS, until the 1990's, a motorist traveling from Fort Worth to Denton
would have enjoyed a genuine Texas scenic drive, experiencing wide open spaces and
long, uninterrupted vistas; and
WHEREAS, the passage of NAFTA has brought increased truck traffic to the
entire I-35W corridor and although portions of the I-35W corridor remain rural in
character, development activity occurs at a steady pace; and
WHEREAS, many businesses and land owners have become increasingly
concerned with traffic congestion and the quality of development and formed the 35W
Coalition; and
WHEREAS, the 35W Coalition was formed to find solutions to traffic and
transportation problems, and encourage quality development along the I-35W corridor
extending from the core of Fort Worth into southern Denton County; and
WHEREAS, the 35W Coalition through a series of public meetings created the I-
35W Development Standards and Guidelines to ensure that the quality of new
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development enhances the economic value of all property within the corridor by
reflecting a level of quality of construction and aesthetic character; and
WHEREAS, the standards and guidelines are intended to achieve this vision of
an economic sustainability that would help to retain natural features of the landscape
environment by focusing on landscaping, lighting and site planning; and
WHEREAS, it is recommended that the City Council approve the creation of the
I-35W overlay zoning district
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF
THE CITY OF FORT WORTH, TEXAS, AS FOLLOWS:
SECTION 1.:
Article 12, "Urban Design Districts" of Chapter 4 "District Regulations" is
amended to add a new section, Section 4.1203, "I-35W Design Overlay District" to
provide development standards and guidelines and administrative procedures for the
portions of the I-35W corridor to read as follows:
4.1203 I-35W Design Overlay District ("I-35W")
A. Purpose and Intent
It is the purpose of the I-35W Design Overlay to provide standards and guidelines and
administrative procedures for new construction and certain renovations in the corridor
zones to promote and encourage excellence in development though quality site layout,
lighting landscaping and design while creating a unified and natural landscape along the
corridor zones.
B. Boundaries of I-35W Design Overlay District
Corridor Zones are described as follows and as shown on Exhibit B.22:
South Zone: Meacham Boulevard to Basswood Boulevard
A parcel of land situated in the County of Tarrant, being one thousand feet (1000') each
side of the following described centerline of Interstate Highway 35 West, from its
intersection with the centerline of Meacham Boulevard, to its intersection with the
centerline of Basswood Boulevard;
Beginning at the intersection of the centerlines of Interstate Highway 35 West, and
Meacham Boulevard (formerly known as Odum Road), according to the right-of-way
map of Interstate Highway 35W, Project No. I-35W-5(27)-429, from N. of St. Louis &
S.W. R.R. North to Loop 217 (now known as Loop 820), and being at Engineer's Station
407+44;
THENCE northerly with said centerline, North 00 degrees 13 minutes 00 seconds East, to
and along the centerline of Interstate Highway 35W, according to the right-of-way map
of Interstate Loop 820, Project No. I-820-4(56)-454, from present U. S. 377 West to
proposed location of Interstate 35W, 2544 feet, to an angle point at Engineer's Station
382+00;
THENCE continuing northerly with said centerline, North 00 degrees 04 minutes 00
seconds West, 2963.15 feet, to its intersection with the centerline of said Interstate Loop
820 at Engineer's Station 352+36.85, at Interstate Loop 820 Engineer's Station
662+58.39;
THENCE east with said centerline, North 90 degrees 00 minutes 00 seconds East, 30.00
feet, to its intersection with the centerline of said Interstate Highway 35W, at Interstate
Loop 820 Engineer's Station 662+88.39, at Interstate Highway 35W Engineer's Station
619+06.89;
THENCE northerly with said centerline, North 00 degrees 04 minutes 00 seconds West,
2988.79 feet, to an angle point at Engineer's Station 589+18.10, according to the
right-of-way map of Interstate Highway 35W, Project No. I-35W-5(41)-431, from
Proposed U.S. 81 to Interstate Loop 820;
THENCE continuing northerly with said centerline, according to said right-of-way map,
the following courses and distances;
North 00 degrees 02 minutes 05 seconds West, 810.05 feet, to the beginning of a curve
having a radius of 11459.16 feet, at Engineer's Station 581+08.05;
Northerly with said curve to the left, through a central angle of 10 degrees 05 minutes 11
seconds, an arc distance of 2017.28 feet, to its end at Engineer's Station 560+90.77;
North 10 degrees 07 minutes 16 seconds West, 6014.19 feet, to the beginning of a curve
having a radius of 11459.16 feet, at Engineer's Station 500+76.58;
Northerly with said curve to the right, through a central angle of 01 degrees 07 minutes
58 seconds, an arc distance of 226.58 feet, to its Terminus at the intersection of the
centerlines of Interstate Highway 35 West, and Basswood Boulevard at Engineer's
Station 498+50;
Basis of called bearings and distances, per recited right-of-way maps.
This description prepared by Hans Kevin Hansen, Registered Professional Land Surveyor, Number 4786,
in April 2009, in an electronic format.
"This document was prepared under 22 TAC § 663.21, does not reflect the results of an on the ground
survey, and is not to be used to convey or establish interests in real property except those rights or interests
implied or established by the creation or reconfiguration of the boundary of the political subdivision for
which it was prepared."
Revision 1, September 21, 2009, width changed from "one thousand five hundred (1500')" to
"one thousand feet (1000')".
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Revision II, November 15, 2010, Title changed to reflect limits changed from Meacham Blvd. to SH 114,
divided into three sections, Meacham Blvd to Basswood Blvd, Basswood Blvd to Keller Hicks Rd, and
Keller Hicks to SH 114
Central Zone- Basswood Boulevard to Keller Hicks Road
A parcel of land situated in the County of Tarrant, being one thousand feet (1000') each
side of the following described centerline of Interstate Highway 35 West, from its
intersection with the centerline of Basswood Boulevard, to its intersection with the
centerline of Keller Hicks Road (County Road Number 4033);
Beginning at the intersection of the centerlines of Interstate Highway 35 West, and
Basswood Boulevard according to the right-of-way map of Interstate Highway 35W,
Project No. I-35W-5(41)-431, from Proposed U.S. 81 to Interstate Loop 820, and being at
Engineer's Station 498+50, and being in a curve having a radius of 11459.16 feet;
THENCE northerly with said centerline, according to said right-of-way map, the
following courses and distances;
Northerly with said curve to the left, through a central angle of 08 degrees 59 minutes 06
seconds, an arc distance of 1796.98 feet, to its end at Engineer's Station 480+53.02;
North 00 degrees 00 minutes 12 seconds West, at 3638.40 feet pass the end of said
project, at Engineer's Station 444+14.62, and continuing with said centerline, according
to the right-of-way map of Interstate Highway 35W, Project No. I-35W-5(21)-435, from
Denton County Line to Proposed U.S. 81, in all 17707.45 feet, to the beginning of a
curve having a radius of 5729.58 feet, at Engineer's Station 303+45.57;
Northerly with said curve to the left, through a central angle of 14 degrees 57 minutes 07
seconds, an arc distance of 1495.19 feet, to its end at Engineer's Station 288+50.38;
North 14 degrees 56 minutes 55 seconds East, 4503.36 feet, to its Terminus at the
intersection of the centerlines of Interstate Highway 35 West, and Keller Hicks Road at
Engineer's Station 243+47.02;
Basis of called bearings and distances, per recited right-of-way maps.
This description prepared by Hans Kevin Hansen, Registered Professional Land Surveyor, Number 4786,
in April 2009, in an electronic format.
"This document was prepared under 22 TAC § 663.21, does not reflect the results of an on the ground
survey, and is not to be used to convey or establish interests in real property except those rights or interests
implied or established by the creation or reconfiguration of the boundary of the political subdivision for
which it was prepared."
Revision I, September 21, 2009, width changed from "one thousand five hundred (1500')"to "one
thousand feet (1000')".
Revision II, November 15, 2010, Title changed to reflect limits changed from Meacham Blvd. to SH 114,
divided into three sections, Meacham Blvd to Basswood Blvd, Basswood Blvd to Keller Hicks Rd, and
Keller Hicks to SH 114
Scribner's errors corrected December 2, 2010
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North Zone- Keller Hicks Road to State Highway 114
A parcel of land situated in the Counties of Denton and Tarrant, being one thousand feet
(1000') each side of the following described centerline of Interstate Highway 35 West,
from its intersection with the centerline of Keller Hicks Road (County Road Number
4033), to its intersection with the centerline of State Highway 114;
Beginning at the intersection of the centerlines of Interstate Highway 35 West, and Keller
Hicks Road according to the right-of-way map of Interstate Highway 35W, Project No. I-
35W-5(21)-435, from Denton County Line to Proposed U.S. 81, and being at Engineer's
Station 243+07.02;
THENCE northerly with said centerline, according to said right-of-way map, the
following courses and distances;
North 14 degrees 56 minutes 55 seconds East, 1779.10 feet, to the beginning of a curve
having a radius of 5729.58 feet, at Engineer's Station 225+67.92;
Northerly with said curve to the left, through a central angle of 14 degrees 40 minutes 59
seconds, an arc distance of 1468.31 feet, to its end at Engineer's Station 210+99.61;
North 00 degrees 15 minutes 56 seconds East, 4997.63 feet, to the beginning of a curve
having a radius of 5729.58 feet, at Engineer's Station 161+01.98;
Northerly with said curve to the right, through a central angle of 10 degrees 26 minutes
03 seconds, an arc distance of 1043.42 feet, to its end at Engineer's Station 150+58.56;
North 10 degrees 41 minutes 59 seconds East, 3744.61 feet, to the beginning of a curve
having a radius of 5729.58 feet, at Engineer's Station 113+13.98;
Northeasterly with said curve to the right, through a central angle of 19 degrees 14
minutes 39 seconds, an arc distance of 1924.42feet, to its end at Engineer's Station
93+89.56;
THENCE northeasterly with said centerline, North 29 degrees 56 minutes 38 seconds
East, at 2848.83 feet, pass the called County Line at Engineers Station Equation
65+40.73=0+00, and at 2872.13 feet pass Engineers Station Equation 0+23.30=0+00, to
and along the centerline of Interstate Highway 35W, according to the right-of-way map
of Interstate Highway 35-W, Project No. I 35W-6(47)442, from Tarrant Co. Line to
F. M. 407, in all 4924.48 feet, to the beginning of a curve having a radius of 11459.16
feet, at Engineer's Station 20+52.35;
THENCE continuing northeasterly with said centerline, according to said right-of-way
map, the following courses and distances;
Northeasterly with said curve to the right, through a central angle of 00 degrees 58
minutes 10 seconds, an arc distance of 193.89 feet, to its end at Engineer's
Station 22+46.24;
North 30 degrees 54 minutes 48 seconds East,11222.42 feet, to the beginning of a curve
having a radius of 5729.58 feet, at Engineer's Station 134+68.66;
Northeasterly with said curve to the right, through a central angle of 06 degrees 48
minutes 35 seconds, an arc distance of 680.97 feet, to its end at Engineer's
Station 141+49.63;
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North 37 degrees 43 minutes 23 seconds East, 1845.43 feet, to its Terminus at the
intersection of the centerlines of Interstate Highway 35 West, and State Highway 114, at
Engineer's Station 159+95.06;
Basis of called bearings and distances, per recited right-of-way maps.
This description prepared by Hans Kevin Hansen, Registered Professional Land Surveyor, Number 4786,
in April 2009, in an electronic format.
"This document was prepared under 22 TAC § 663.21, does not reflect the results of an on the ground
survey, and is not to be used to convey or establish interests in real property except those rights or interests
implied or established by the creation or reconfiguration of the boundary of the political subdivision for
which it was prepared."
Revision I, September 21, 2009, width changed from "one thousand five hundred (1500')" to
"one thousand feet (1000')".
Revision II, November 15, 2010, Title changed to reflect limits changed from Meacham Blvd. to SH 114,
divided into three sections, Meacham Blvd to Basswood Blvd, Basswood Blvd to Keller Hicks Rd, and
Keller Hicks to SH 114
Scribner's errors corrected December 2, 2010
C. Relationship of I-35W Design Overlay District to Base Zoning Districts
The I-35W Design Overlay District is a zoning overlay that supplements the primary
underlying zoning district classification. The permitted uses of the property shall be
determined by the use regulations set forth in the primary zoning district classification for
the property. Development of projects in the I-35W Design District shall be subject to the
I-35W Development Standards and Guidelines in accordance with this section. In the
event of a conflict between the I-35W Development Standards and Guidelines and other
sections of the City of Fort Worth Zoning Ordinance or other applicable regulations, the
more restrictive requirement shall prevail. If there is a conflict between the I-35 W
Development Standards and Guidelines and a mixed -use zoning district (or Planned
Development based on mixed -use zoning: i.e. PD/MU-1 or PD/MU-2) located on along I-
35W frontage roads, the mixed -use regulations will govern the setbacks.
D. I-35W Development Standards and Guidelines Adopted
The I-35W Development Standards and Guidelines, attached as Exhibit A, are hereby
approved by the City Council and are included in the Zoning Ordinance by reference. All
future amendments to the I-35W Development Standards and Guidelines must be
considered by the Zoning Commission and approved by the City Council in accordance
with the procedure set forth in Article 5, Chapter 3 of the Zoning Ordinance.
E. Development Review Process
1. Certificate of Appropriateness required.
Within the I-35W Overlay District, issuance of a Certificate of Appropriateness
reflecting compliance with the I-35W Development Standards and Guidelines is
required for the following:
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a. Acceptance by the Planning and Development Department of an application
for a building permit for construction of a new structure; or
b. Acceptance by the Planning and Development Department of an application
for a building permit for expansion of an existing structure; or
c. Acceptance by the Planning and Development Department of an application
for a building permit for renovation, remodeling or other alteration of an
existing structure.
2. Application for Certificate of Appropriateness
The following materials shall be submitted to the Planning and Development
Department in connection with an application for a Certificate of
Appropriateness. The materials must be submitted at least twenty one (21) days
before the meeting of the design review board at which the application of the
Certificate of Appropriateness will be considered.
a. Copies of the site plan including:
i. Foot prints of all existing structures;
ii. Proposed footprint of all new structures;
iii. Existing structures adjacent to the property;
iv. Location of parking areas, parking lot islands, driveways, sidewalks,
walkways, loading areas, walls or fences, utilities, lighting, signage, at -
grade mechanical units, dumpsters , and all other site improvements.
b. Copies of landscaping plan including location and dimension of areas to be
landscaped (including private property, adjoining right-of-way and parking lot
islands), total amount of landscaped area, location, number and planting size
of all trees, shrubs, and groundcover, location and coverage of irrigation
systems, and location and description of street furniture.
c. Copies of schematic floor plans depicting the arrangement of interior spaces,
location of windows and doors, mechanical equipment, electrical meter and
utility locations. First floor site plans should show the relationship between
the first floor and the site.
d. Copies of schematic building elevations for all sides of the building(s)
showing the design of all elevations existing grade, proposed grade, finish
floor elevations, roof slopes, mechanical vents and equipment, location and
type of outdoor light fixtures, design and location of all wall signs(s) and
notations regarding exterior colors and materials;
e. Material specification outline with samples, brochures and/or photographs of
all exterior building site materials, finishes and fixtures.
3. Authority to approve Certificate of Appropriateness
a. The Planning and Development Director or designee is hereby charged with
the duty and invested with the authority to approve a Certificate of
Appropriateness for new construction and exterior renovations when the
project conforms to all standards and guidelines of the I-35W Development
Standards and Guidelines.
b. The Urban Design Commission is hereby charged with and invested with the
authority to enforce the I-35W Development Standards and Guidelines for
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new construction and exterior renovations that do not conform to all of the
standards and guidelines by hearing and deciding application for Certificates
of Appropriateness in accordance with this section.
F. Appeal
1. All decisions by the Planning and Development Director may be appealed to the
Urban Design Commission. A written notice of the appeal must be filed with the
Executive Secretary of the Urban Design Commission within ten (10) days of
notice of the decision of the Planning and Development Director or designee. The
standard of review before the Urban Design Commission shall be de novo.
2. All decisions by the Urban Design Commission may be appealed to the Appeals
Board by the applicant. A written notice of appeal must be filed with the City
Secretary's Office within ten (10) days after receipt of notification of the decision
of the Urban Design Commission's decision. The written notice of appeal shall
specify:
a. That the decision of the Urban Design Commission is unreasonable, either in
whole or in part; and
b. The grounds for the appeal.
3. The Appeals Board shall schedule a hearing on such appeal as soon as reasonably
practicable. The Executive Secretary of the Urban Design Commission shall
forward to the Appeals Board a complete record of the matter including but not
limited to, a transcript of the hearing before the Urban Design Commission.
4. In consideration of an appeal, the Appeal Board shall:
a. Hear and consider testimony and evidence concerning the previous
recommendations and actions of city staff and the Urban Design Commission.
b. Hear new evidence that was not available at the time of the hearing before the
Urban Design Commission. New evidence does not include information that
was created after the date of the hearing before the Urban Design
Commission;
c. Apply the substantial evidence test to the decision of the Urban Design
Commission, considering the record made before the Urban Design
Commission;
d. Have the option to remand any case back to the Urban Design Commission
for further proceedings.
5. The Appeals Board may uphold, reverse or modify the decision of the Urban
Design Commission unless a continuance is agreed to by the appellant.
6. A hearing before the Appeals Board shall exhaust the administrative remedies of
the appellant under this title. Any appellant aggrieved by the decision of the
Appeals Board may file in District Court.
SECTION 2.
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This ordinance shall be cumulative of all other ordinances of the Code of the City
of Fort Worth, Texas (1986), as amended, affecting zoning and shall not repeal any of the
provisions of such ordinances, except in those instances where provisions of such
ordinance are in direct conflict with the provisions of this ordinance.
SECTION 3.
That all rights or remedies of the City of Fort Worth, Texas, are expressly saved
as to any and all violations of Ordinance Nos. 3011, 13896, or any amendments thereto
that have accrued at the time of the effective date of this ordinance; and as to such
accrued violations, and all pending litigation, both civil or criminal, same shall not be
affected by this ordinance but may be prosecuted until final disposition by the courts.
SECTION 4.
That it is hereby declared to be the intention of the City Council that the sections,
paragraphs, sentences, clauses and phrases of this ordinance are severable, and if any
phrase, clause, sentence, paragraph or section of this ordinance shall be declared void,
ineffective or unconstitutional by the valid judgment or decree of any court of competent
jurisdiction, such voidness, ineffectiveness or unconstitutionality shall not affect any of
the remaining phrases, clauses, sentences, paragraphs or sections of this ordinance, since
the same would have been enacted by the City Council without the incorporation herein
of any such void, ineffective or unconstitutional phrase, clause, sentence, paragraph or
section.
SECTION 5.
That any person, firm or corporation who violates, disobeys, omits, neglects or
refuses to comply with or who resists the enforcement of any of the provisions of this
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ordinance shall be fined not more than Two Thousand Dollars ($2000.00) for each
offense. Each day that a violation is permitted to exist shall constitute a separate offense.
SECTION 6.
That the City Secretary of the City of Fort Worth, Texas is hereby directed to
publish this ordinance for two (2) days in the official newspaper of the City of Fort
Worth, Texas, as authorized by Section 52.013, Texas Local Government Code.
SECTION 7.
This ordinance shall take effect after adoption and publication as required by law.
APPRO
By: t
Assistant City Attorney
Adopted: Feruary 8.2011
Effective:
D LEGALITY:
.1-3.-- PC., 1==q 1
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EX N!T "A"
I-35W DESIGN OVERLAY DISTRICT
District Standards and Guidelines
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Section One
Section Two
Section
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Section Four
Introduction
Administration
Existing Conditions
Standards and Guidelines
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Preservation and
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Fort Worth, l exas
December 2009
Section One:
Introduction
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Introduction
Background
Cnril the 1990s, a motorist traveling north from Fort Worth on Interstate 35
West (1 35V(') would have enjoyed a genuine Texas scenic drive, experiencing
beautiful wide open spaces and long, uninterrupted vistas. In fact, the majority of
the 135\W' corridor between Fort Worth and Denton remained unchanged between
the 1 `)(, is, when the interstate was constructed, and the 1990s, when Alliance
Airport opened and the North American Free Trade Agreement (NAFTA) passed.
An important transportation link, Alliance Airport initiated new development,
including numerous corporate headquarters, office and warehouse uses, and single-
tamih homes. In addition, NAFTA brought increased truck traffic to the entire I-35
Corridor, which stretches from Laredo, Texas to Duluth, Minnesota. Although
portion` of the I-35W corridor remain rural in character, development activity
continues at a steady pace.
In the midst of current growth in the I-35W corridor, many business and land
owners have become increasingly concerned with traffic congestion and the quality
of development. As a result, the 351' Coalition was formed to "Keep 35W Moving
North" by finding solutions to transportation and traffic problems, and encouraging
quality development along the I-35\X' corridor extending north from the core of
Fort Worth into southern Denton County.
Public Process:
Public participation was a considerable part and foundation of the planning
process The public was presented concepts of the guidelines as well as detailed
concepts of landscaping and building location. Planners consulted the public, major
stakeholders along the corridor as well as meeting with municipalities that have
iurisdicnon within the corridor. Through this public process, the 35II%'Coalition
created the I-35W Development Standards and Guidelines to ensure that the quality
of new development enhances the economic value of all property within the
corridor Although development activity increases each year, the 35IVCoalition
believes there is still time to create a special sense of place throughout the I-35W
corridor, while preserving some of the qualities of the North Texas Prairie.
Geography of the Corridor
The 1 35V(' Development Standards and Guidelines encompass four categories:
corridor wide, south zone, central zone, and north zone. The corridor -wide
standards and guidelines are all inclusive and apply to the entire corridor. They
include standards and guidelines for site layout, landscaping, and lighting. The
charac ter zone standards and guidelines apply, in addition to the corridor -wide
standards and guidelines, to the respective character zone. This will ensure that the
existing natural and aesthetic character of each zone will remain. Each character
zone has specific instructions for site layout and landscaping.
General Development Principles
Vision
The members of the I-35W Coalition envision a corridor along this portion of
I-35W that reflects a level of quality and an aesthetic character that would support
the continued economic sustainability of the area and that would help retain natural
features of the landscape environment. The standards and guidelines are intended to
help achieve this vision by focusing on three primary design elements: landscaping,
lighting, and site planning.
Development Principles
Protect Investment
In addition to providing for protection and enhancement of the character of existing
business and commercial areas and the visual and aesthetic character of the corridor,
protect the investment of current and future landowners , investors, and users.
Maintain a high standard of development
The I-35IV Development Standards and Guidelines promote high quality design, and the
development review process promotes flexibility. Creativity and exceptional design
are encouraged. Standards and guidelines on quality site layout, lighting, and
landscaping will ensure positive growth and development.
Create and maintain a sense of place
The I-35W corridor should have a distinct sense of place and extend its identity or
"brand" throughout the length of the corridor. It should also be recognized that the
area is made up of three distinct development zones, which are reinforced through
the use of unique, zone -specific landscaping and site layout standards. By promoting
excellence in development through architectural design and landscaping, design
standards and guidelines can rejuvenate a sense of local pride and identity.
Preserve and promote the natural setting and features of the native landscape
The importance of a unified and natural landscape along the I-35W corridor is
fundamental to improving the character and quality of existing and future
development.
Section
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Section Two:
Administration
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Administration
Intent
The 1 3 y 1I- Development Standards and Guidelines 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 projects that conform to the general
development principles for I-35W found on page 4.
Relationship to Other Regulatory Documents
Chc / 3 i It" Development Standards and Guidelines is an overlay that supplements the
base zoning district classification. The permitted uses of the property shall be
determined by the use regulations set forth for the base zoning district for the
property Whenever there appears to be a conflict between the I-35IIVDevelopment
St,mdnde ,md Guidelines and other sections of the City of Fort Worth Zoning
( )rdinance or other applicable regulations, the more restrictive requirement shall
prevail 1 t there is a conflict between the I-351V Development Standards and Guidelines
and a mixed -use zoning district (or Planned Development based on mixed -use
zoning i c. PD/MMU-I or PD/MU-2) located on along I-35W frontage roads, the
mixed use regulations will govern the setbacks. All development must comply with all
Federal, Mate, and Local regulations and ordinances.
Definition of "Standards" and "Guidelines"
Standards are objective, measurable regulations, often illustrated through diagrams
and skete hes, with which all projects must comply. Unless noted as a guideline, all
provisions in this document are standards. For projects not conforming to height and
setback regulations listed in the Zoning Ordinance for the base zoning district, a
variance approved by the Board of Adjustment is also required.
Design ( ;utdelines are more subjective statements through which the City proposes
additional design strategies. The guidelines should be suitable for most projects, and
developers should endeavor to ensure that guidelines are followed to the extent
possible ity staff and the Urban Design Commission (UDC) will work with
developers to explore design approaches that maximize conformance with guidelines.
The I D(. shall not deny a Certificate of Appropriateness (COA) solely because a.
protect fails to comply with guidelines.
Urban Design Commission (UDC)
I'he C1)(. is composed of nine regular members appointed by the City Council
charged .with the administration of Design Districts. UDC appointees should be
qualified electors of the City of Fort Worth. At least six of the nine appointees shall
he prae nctng professionals from the fields of architecture, landscape architecture,
urban design or planning, real estate development or law.
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Diagrams and Sketches Illustrate Standards
Photographs Depict Guidelines -Images are only intended to help the user
visualize key guidelines.
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Development Review Process
Projects Subject to Review
.111 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
1 3 311-1)eve/opment Standards and Guidelines.
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, or his/her designee, without UDC review or
approval .\ny application that meets the standards can be administratively approved
at any time 'l'he UDC shall review projects that require interpretation or discretion-
ary judgment with respect to the project's compliance with standards and guidelines.
Certificates of Appropriateness
The Planning and Development Director, or his or her designee, or the UDC will
issue a Certificate of Appropriateness (COA) for approval of conforming public and
private projects. The Planning and Development Director, or his or her designee,
may approve a COA if a project is clearly consistent with the Intent and General
Development principles. If a project does not clearly conform to any portion of
these standards and guidelines, then the Planning and Development Director, or
his her designee, will refer the submission to the UDC for review and action.
ldditionally, if an applicant believes adherence to these standards and guidelines
would create an extraordinary hardship, they may apply to the UDC for
consideration. Any C( )A approved by the UDC must describe compliance with the
intent and general development principles.
Required Information
In general, the following information is required, as determined applicable by
staff:
i
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d.
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Site Plan
Building Plans and Elevations
Landscape Plan
Material Specifications
Plan and Specifications for Proposed Signs
Description of Proposed Work
Lighting Plan
Photographs of Site and Existing Conditions
Development Review Process
Review of Public Buildings and Public Spaces
In accordance with their civic role, public buildings should reflect exceptional
design quality. The UDC may approve public buildings of exceptional design that
do not comply with certain standards or guidelines, provided that the buildings
conform to the intent and general development principles.
Review of Phased Projects
To minimize review steps for phased development projects, the Planning and
Development Director, or his/her designee, or the UDC may approve a COA for
all phases of a project provided that the applicant submits drawings that depict the
initial phase and all future phases, and all phases conform to pertinent development
standards. The COA is valid for two (2) years from the date of approval. COAs will
expire if the project has not begun within a two (2) year time period.
Conceptual Phase Discussions
One of the most important roles of the design review process is to provide
informal guidance to developers of significant projects during the conceptual design
phase. These discussions take place during the monthly UDC work sessions, and
provide an opportunity for early UDC input that should facilitate timely design
review and approval of the final design phase. City staff encourages all public and
private developers of significant projects to present their conceptual plans during a
UDC work session.
Variances to Zoning Ordinance Property Development Standards
The UDC is authorized to approve appropriate waivers to the vast majority of the
I-35IVDevelopment Standards and Guidelines, provided that a project complies with
applicable development principles. The UDC may allow additional flexibility for
projects of exceptional civic or environmental design. However, any waiver of basic
property development standards related to building heights or setbacks requires a
variance approved by the Board of Adjustment. Similarly, vacations of public rights -
of -way and any waivers from subdivision ordinance requirements require approval
by the City Plan Commission. Vacations must also be approved by the City Council.
Variances, vacations, and subdivisions ordinance waivers should have a
recommendation by the UDC.
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Existing Conditions
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I-35W District Boundary
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BOUNDARY
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ARLINGTON
The / i .3U.. Development Standards and Guiden.nes apply to a 2,000 foot wide corridor of
I-35\\ from Meacham Boulevard to Highway 114 (1,000 feet from either side of the
centerline of I-35W). This 15-mile corridor includes many of Fort Worth's most
prominent business parks and businesses including Mercantile Center, Fossil Creek,
BNSF e a Irporate Headquarters, Cabela's, Alliance Airport, and Texas Motor
Speedway.
Character Zones
While the main purpose of these standards and guidelines is to establish a strong
common identity for the I-35\X' corridor, it is recognized that the area is made up of
three distinct development zones: North, Central, and South Zones. These areas
differ greatly in density of existing development, architectural style, and in the
amount of open space available for future development. The expression of these
three zones will establish a framework for the roadway experience along the length of
the c()rndor.
'1 uo often. highway frontage roads and intersections are developed in a haphazard,
uncoordinated manner that results in the disjointed pattern of buildings and parking
lots throughout the highway corridor. Frequently, expansive parking lots with little
shade or pedestrian walkways are located between the highway frontage road and the
building.
Texas Motor
Sl ee&way
, Hwy t14
Fort
Allianee
Westlwort Pkwy ' ' 1,<ota�E`kr°
* If zcOGa
—''Keller Hicks Road
Mitten' Triangle Blvd
-
Heritage.Trace Pkwy
riorthtrarra9t Pkwy
.z
Basswo kt'Btvd
Y +
r Blvd
00 }820
anfl3hod
Character Zones Map
North Zone:
Keller Hicks Road to
Highway 114
Central Zone:
Basswood Boulevard to
Keller Hicks Road
South Zone:
Meacham Boulevard to
Basswood Boulevard
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South Zone— Looking North
The South Zone extends from Meacham Boulevard in the south to Basswood
Boulevard in the north and includes the major highway interchange at Interstate 820.
The South Zone is comprised of a number of well -established developments,
including commercial, office, hotel, apartments, and retail establishments. In addition,
residential developments are present on the periphery of the corridor. This zone
reflects the unbridled growth that has taken place in north Fort Worth over the last
2() years .\]though the I-3511" Development Standards and Guidelines will only apply to all
new development, there is an opportunity to bring a sense of visual order and
consistency to this area and to create and enhance economic value.
Central Zone— Looking North
The Central Zone extends from Basswood Boulevard in the south to Keller Hicks
Road in the north. Currently, this area is the least developed of the three character
zones. However, new residential and retail development is flourishing on both the
east and west sides of the corridor. Existing land uses include industrial, commercial,
mixed -use, and residential. Because existing development is sparse, the Central Zone
will be most affected by the I-35W Development Standards and Guidelines, as they will
apply to all new development.
K.1 i.xp,e1a za.d
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North Zone— Looking North
The North Zone extends from Keller flicks Road in the south to Highway 114 in the
north. \\'irh the exception of Texas Motor Speedway, the land uses in this area are
prtmanly commercial, including warehouse and light industrial, office, and some
retail Many of the commercial buildings in this zone reflect the "cutting edge"
technology that populates this area along the corridor. There is also a significant
amount of undeveloped land in this zone, which will be affected by the I-35IV
Development Standards and Guidelines, as they apply to all new development.
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Section Four:
Standards and Guidelines
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Site Layout
Intent
The purpose of the site layout standards and guidelines is to create a coordinated
development pattern that welcomes motorists into shopping areas and business
developments, while promoting the natural beauty of the landscape. These commercial
areas should have a "front door" feel in the way they address or face the roadway. In
addition, the layout of parking areas and buildings should promote safe and efficient
pedestrian travel.
Building Orientation Standards
Each building fronting I-35W or the frontage road shall have primary entrances facing
1-35\r if this is deemed to be a hardship, then the buildings must have facades visible
from I 13W or the frontage road that are similar in architectural character and scale to
the main entry facade. If a building cannot have its primary entrance facing I-35W,
then the requirements for the I-35W facing elevation include the following:
• l' xcluding window glazing, which may include spandrel glass, employ the same
materials and colors as the building facade with the primary entrance.
• l':mplov architectural treatments, detail and scale elements such as canopies, that
are consistent with the primary building facade.
• l Inclose dumpsters, recycle bins and compactors within screening walls that
match style and colors of the adjacent building.
• To the extent possible, locate dumpsters and service areas on the side of the
buildings.
• Screen service areas, including storage, meter banks, HVAC equipment,
generators and similar equipment with screening walls and/or landscaping.
General Setback Standards
• .\ proposed site plan depicting the following site layout elements shall be
submitted to staff for review:
I . Building location
2. Building orientation
3. Setbacks
4. Sidewalk/pedestrian routes
5. Parking orientation and spaces
6. Driveways
7. Vehicle and truck circulation routes within development
8. Truck and trailer storage and parking areas
9. Screening for truck and trash areas
I0. Signage
• Building and paving setbacks vary by street type and location within each
character zone (See charts on page 14)
Site Layout
• Setbacks shall be calculated from the public right-of-way.
• All parking areas shall have buffers of at least ten (10) feet from any building
face fronting on a street and ten (10) feet from side and rear building faces to
allow for landscaping, sidewalks, and pedestrian plazas.
• Where two roadways intersect, the setback requirements for each roadway
shall be incorporated.
• All setback areas shall be landscaped and maintained in good condition. See
landscape standards and guidelines for specific information.
• Building setback requirements may not be waived by the UDC. This requires a
variance from the Board of Adjustment, with a recommendation from the
UDC.
General Setback Guidelines
Other features that can be incorporated into the setback area are as follows:
• Signage
• Entry drives
• Sidewalks and pedestrian plazas
• Benches and other pedestrian amenities (including shade structures)
• Planter and retaining walls
• Below -ground structures (utilities, etc)
• Sculptures, public art, and other decorative items
Example of landscaped setback
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South Zone Setback Standards
ROADWAY TYPE PAVING SURFACE BUILDING PARKING
STRUCTURE STRUCTURE
front side rear front side rear front side rear
yard yard yard yard yard yard min. min. min.
min. min. min. min. min. min.
I-35W Frontage Road 15' 2' 2' 25' 10' 10' 50' 30' 20'
Arterial Connector 15' 2' 2' 15' 10' 10' 30' 20' 20'
Primary Collector 15' 2' 2' 15' 10' 10' 30' 20' 20'
Secondary Roadways 15' 2' 2' 15' 10' 10' 20' 20' 20'
Central and North Zones Setback Standards
ROADWAY TYPE PAVING SURFACE BUILDING PARKING
STRUCTURE STRUCTURE
front side rear front side rear front side rear
yard yard yard yard yard yard min. min. min.
min. min. min. min. min. min.
I-35W Frontage Road 25' 20' 10' 50' 20' 20' 50' 30' 20'
Arterial Connector 25' 20' 10' 50' 20' 20' 50' 20' 20'
Primary Collector 25' 20' 10' 50' 20' 20' 50' 20' 20'
Secondary Roadways 25' 20' 10' 50' 20' 20' 50' 20' 20'
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Parking and Driveways
Standards:
• 111 parking areas in all zones shall be limited to a maximum of 200 spaces per
parking area.
• For every parking area a minimum ten (10) foot landscaped median/divider shall
he installed to help break up "rooms" of large parking fields. These may contain
pedestrian walkways if appropriate to offer safe, marked routes between parking
spaces and building entries.
• For buildings fronting I-35W, a minimum of 50% of the parking areas shall be
located behind or within groups of buildings. If that is not possible in a particular
development, parking lots located in front of buildings shall include additional
landscaping islands. One tree shall be added for every additional ten (10) spaces,
beginning with the first additional space and for each ten (10) spaces thereafter.
• The setback areas shall include a landscaped berm for screening purposes where
these parking areas front the public right-of-way.
• Landscape screening is required between the parking areas on adjacent parcels so
as to break up the area of paving; landscape screening shall be accomplished with
earth berms and/or with suitable planting material (see pages 18-19).
• sidcwvalks, medians, and building entryways shall utilize appropriate paving and
landscaping materials. All pavers in public spaces and common areas shall be
interlocking concrete pavers —terra cotta, pewter, natural/limestone or equal.
• .\ll service, trash, and utility areas shall be permanently screened from view and
landscaped. They shall be constructed of masonry or concrete and finished to
match adjacent building styles. Wood or plastic fencing materials are prohibited.
• Retail and Office Truck loading docks facing I-35W shall be screened with walls
matching the style of adjacent building materials and color.
• Industrial loading docks and trailer storage shall be screened from I-35W with a
screening wall matching style of building, and/or landscaped berms.
• Landscaping berms shall be at least thirty-six (36) inches tall.
Guidelines:
• \X hen possible, utilize shared parking provisions to reduce the total number of
parking spaces.
• The use of landscaping materials with masonry screening is recommended.
MIN
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HEIGHT
36 INCHES
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Landscaping
Intent:
The importance of a unified and natural landscape along the I-35W corridor is
fundamental to improving the character and quality of existing and future
development. The landscape treatment of the corridor is intended to differentiate the
three character zones from each other while maintaining a consistent theme
throughout the corridor. Landscape treatment of the corridor should be in the form of
native grasses, shrubbery, shade trees, and ornamental trees. These categories vary
between character zones in hierarchy and stringency of planting design.
Standards:
• .\ propose site plan depicting the following landscape elements shall be submitted
for review:
I_ Existing tree locations and species
Topography
3. New plant species and location
4. Location and dimensions of berms
Detailed planting schedule
• Refer to the Recommended Plant List on page 18 And the zone specific
guidelines when selecting plant materials.
• Care shall be taken to preserve and enhance any existing landscape features, such
as existing groves of trees, creeks and waterways, interesting topography, etc.
Existing landscape amenities shall be evaluated and inventoried prior to the com-
mencement of site planning.
• Landscaping in the right-of-way shall be designed to look as natural as possible by
incorporating open mowed areas, native plant species, and drought tolerant plant
materials to reinforce the prairie look.
• Landscape shall be maintained according to the original landscape plan.
• Proiects in the I-35W corridor shall comply with urban forestry requirements.
Guideline:
• De'elopment in all zones is encouraged to utilize the "Recommended List of
Native Plants for Landscape Use in North Central Texas" as complied by the
North Central Chapter of the Native Plant Society of Texas.
Example of enhancing existing landscapes and topography
Example of a well landscaped right-of-way
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Landscaping
South Zone Landscape Standards:
• In the setback areas (see table on page 14), use more compact planting materials,
such as:
Ulmus crassifolia— Cedar Elm
Ilex vomitoria— Dwarf Yaupon
Langerstroemia indica— Crepe Myrtle
0 Raphiolepis indica— Indian Hawthorne
• Use landscaping such as street trees to create buffers between sidewalks and
automobile lanes. Where possible, create a buffer area between the sidewalk and
parking to screen the parking from both pedestrians and passing automobiles.
• "Take advantage of parking medians and other small spaces to plant turf grasses
and ground covers. In areas where space for landscaping is extremely constrained,
use large pots to provide greenery around buildings and parking lots.
Central Zone Landscape Standards:
• In the setback areas (see table on page 14), use native and adaptive prairie planting
materials, such as:
0 Quercus virgiana— Live Oak
0 Leucophyllum frutescens— Texas Sage
0 Any of the native grasses
0 .any of the wildflowers— see page 19
• Street trees should be clustered in small groups at least fifty (50) feet apart to
compliment the wide-open vistas of the North Texas prairie. The landscape
design shall have a free -flowing, natural, and unstructured style.
• Parking areas shall be shielded and buffered using berms planted with native
grasses, rather than taller shrubbery.
• Pavement and hardscape areas shall be accented with terra cotta paving material
or natural limestone that has a natural form or shape.
Guideline:
• \lainram a view corridor from highway and access roads by using low growing
grasses and shrubs, and street trees with a higher canopy.
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Recommended Plant List
Canopy Trees:
Bumeha lanuginosa— Chittamwood
Quercus macrocarpa— Bur Oak
Quercus muehlenbergii— Chinkapin Oak
Quercus virginiana— Live Oak
Ulmus crasstfolia— Cedar Elm
Clmus parvifoha—Lacebark Elm
Gleditsia tnacanthos— Honey Locust
Quercus rubra— Red Oak
Hone), Locust
Ornamental Trees:
Ccrcis spp — Redbud varieties
Cratacgus spp.— Hawthorn varieties
Ilex dccidua— Possumhaw
Ilex vonutona— Yaupon Holly
Lagerstroemeia indica— Crepe Myrtle
`talus spp — Crabapple varieties
Prosopis juliflora— Honey Mesquite
Prunus mexicana— Mexican Plum
Rhus glabra— Scarlet Sumac
Rhus lanceolata— Prairie Flame Leaf Sumac
Sophora secundiflora— Texas Mountain Laurel
Mexican
Plum
Hawthorn
Flowers
Bur Oak
Lacebark Elm
Crabapple
Recommended Plant List
Large Evergreen Shrubs:
Elaeagnus pungens— Elaeagnus
Ilex cornuta "Burfordi"— Burford Holly
Ilex x "Nellie R. Stevens"— Nellie Stevens Holly
Small/Intermediate shrubs and Ornamentals:
Abelia grandiflora— Abelia varieties
Berberis thunbergii— Barberry varieties
Cotoneaster spp.— Cotoneaster varieties
Cydonia japonica— Texas Scarlet Flowering Quince
Hypericum sp.— Hypericum St. John's Wort
Ilex cornuta "Burfordia Dwarf"— Dwarf Burford Holly
Ilex cornuta "Carissa"— Carissa Holly
Ilex vomitoria "Nana"— Dwarf Yaupon Holly
Juniperius sp.— Juniper varieties
Lagerstromia indica— Dwarf Crepe Myrtle varieties
Leucophyllum frutescens— Texas Sage
Ligustrum sinense "Variegata"— Variegated Privet
Mahonia aquifolium "Compactum"— Oregon Grapeholly
Miscanthus sinensis— Maidengrass
Nandina domestica "Compacta"— Compact Nandina
Nandina domestica "Harbor Dwarf"— Harbor Dwarf Nandina
Nandina domestica "Gulf Stream"— Gulf Stream Nandina
Raphiolepis indica— Indian Hawthorn
Variegated Privet
Elaeagnus
Texas Scarlet Flown., g Quince
Texas
Sage
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Recommended Plant List
Vines and Groundcovers:
Parthcnocissus quinquefolia— Virginia Creeper
junlperus sp.— Prostrate Juniper varieties
I.tnopc sp.— I,iriope varieties
IA,nicera sempervirens— Coral Honeysuckle
( )phlopogon sp.— Mondo Grass
Sant,,lina sp.— Santolina
Trachelospermum asiattcum— Asian Jasmine
Vinca minor "Bowles"— Vinca
Vinca `Bowles"
Coral Honeysuckle
Grasses:
Buchloe dacryloides— "Prairie" Buffalo Grass
"609" Buffalo Grass
Tif 41') Bermuda sod— South and Central Zones, no more than 30% in the pavement
setback /one)
Schvachvrium scopartum var. frequens— Little Bluestem
Sorghastrum nutans— Indiangrass
I ndrnngrass
Little Bluestem
T erginia Creeper
Buffalo Grass
Wildflowers and Field Flowers by Zone
North Zone:
Lupinus texensis— Bluebonnet
Rudbeckia amplexicaulis— Coneflower
Gaillardi pulchella— Firewheel/Indian Blanket
Indian Blanket
Central Zone:
Monarda citriodora— Lemon Mint
Coreopsis tinctoria— Plains Coreopsis
Oenothera speciiosa— Pink Evening Primrose
Lemon Mint
Pink Evening Primrose
South Zone:
Castilleja indivisa— Texas Paintbrush
Coreopsis lanceolata— Tickseed
Bluebonnet
• ' — .' j Apo.,
IR 'le" to i, 0 A
Coneflower
Coreopsis
Bluebonnet and Paintbrush
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Lighting
Intent:
The purpose of these lighting standards is to establish a minimum level of design and
performance for all light fixtures in the corridor. Lighting and lighting system
components and hardware shall be compatible and harmonious throughout the
corridor \ successful exterior lighting program shall include adequate illumination for
safe pedestrian and vehicular movement, sufficient lighting for all signs and
wavtinding, and decorative lighting that enhances the landscape design.
Standards:
• .\ proposed site plan depicting lighting fixture types and locations for the entire
development, including pedestrian routes, driveways, parking, loading areas, and
the building shall be included in the COA application.
• \11 exterior lighting shall be designed, installed, and maintained in accordance
with plans and specifications submitted and approved in the COA application.
• Fixture orientation and design shall minimize direct glare from the fixture, both
within the site and particularly as viewed from the I-35W and frontage roads.
• \rchitcctural lighting shall articulate and animate the particular building design
and visibly promote and reinforce pedestrian movement. Indirect wall lighting or
"wall washing", overhead downhghting and interior illumination (glow) is
encouraged in the expression of the building. All direct downlighting, except
where noted in lighting diagrams, shall be accomplished by utilizing light fixtures
with )( degree (horizontal) cutoffs. Glowing light sources shall not be used at any
time to provide or supplement functional light level requirements.
• Loading and service area lighting shall be contained within the service yard
boundaries and enclosures, and utilize cutoff light fixtures that are mounted no
higher than the adjacent building. Wall mounted light fixtures will be permitted
onh if they have a 90 degree cut off to prevent glare.
• Security lighting shall be primarily accomplished by the ambient light levels
created by the required site lighting elements.
• Parking areas, access drives, and internal vehicular circulation areas shall be
illuminated by lighting fixtures with total cutoffs of 90 degrees. No spot lights are
allowed for site lighting.
Guidelines:
• 1)ownlighting is highly encouraged.
• Pedestrian routes should utilize bollard -type lighting rather than pole lights.
• Up lighting should be minimized to include architectural wall washing and
archirectural accenting only.
• Lighting should be reduced after normal closing hours when the parking lot is not
in use to only the bare essentials to provide security, building illumination, and
pathway marking.
Example of service station downhghting
Examjtles of architectural lighting
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