Loading...
HomeMy WebLinkAboutOrdinance 19587-03-2011ORDINANCE NO. 19587-03-2011 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 9 "RESIDENTIAL DISTRICTS" AND ARTICLE 10 "INDUSTRIAL DISTRICTS", OF CHAPTER 4, "DISTRICT REGULATIONS" TO AMEND MIXED-USE ZONING DISTRICTS: SECTION 4.902, "LOW INTENSITY MIXED-USE" (MU-1) DISTRICT; SECTION 4.903 "LOW INTENSITY GREENFIELD MIXED-USE" (MU-1G) DISTRICT; SECTION 4.1001, "HIGH INTENSITY MIXED- USE"(MU-2) DISTRICT AND SECTION 4.1002, "HIGH INTENSITY GREENFIELD MIXED-USE" (MU-2G) DISTRICT; AND ESTABLISH DEVELOPMENT STANDARDS FOR THE DISTRICTS; AMENDING CHAPTER 9 TO ADD DEFINITIONS RELATED TO LOW INTENSITY MIXED-USE DISTRICT AND LOW INTENSITY GREENFIELD MIXED-USE DISTRICT; PROVIDING THAT THIS ORDINANCE SHALL BE CUMULATIVE; PROVIDING A SEVERABILITY CLAUSE; PROVIDING A PENALTY CLAUSE; PROVIDING FOR PUBLICATION IN THE OFFICIAL NEWSPAPER; AND PROVIDING AN EFFECTIVE DATE WHEREAS the Comprehensive Plan designates mixed-use growth centers to encourage the development of compact, pedestrian-scaled, mixed-use neighborhoods and commercial centers; WHEREAS the zoning ordinance contains certain property development regulations that impede the development of mixed-use neighborhoods and commercial centers as envisioned in the Comprehensive Plan; WHEREAS the zoning ordinance prohibits residential development within commercial and industrial districts other than the Central Business District; WHEREAS mixed-use zoning may help advance revitalization initiatives in areas outside of the designated mixed-use growth centers; WHEREAS the creation of walkable, mixed-use districts should assist the City in addressing air quality and congestion problems; WHEREAS there is growing market demand for new residential and commercial development within compact, mixed-use districts; WHEREAS mixed-use development standards, together with the proactive use of historic preservation regulations contained in Chapter 4, Article 5 of the zoning ordinance, will promote the preservation and adaptive reuse of historic buildings; WHEREAS mixed-use zoning is intended to work in conjunction with district- specific redevelopment plans and urban design guidelines or standards to ensure high quality development that is consistent with the character of the district; WHEREAS mixed-use zoning is intended to work in conjunction with the proactive development of urban parks and plazas; and an open space development program, separate from the mixed-use zoning regulations, could help ensure the creation of public spaces in mixed-use districts; WHEREAS mixed-use zoning is intended to work in conjunction with redevelopment incentive programs such as the Neighborhood Empowerment Zones authorized by Chapter 378 of the Texas Local Government Code; NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FORT WORTH, TEXAS, AS FOLLOWS: SECTION 1. Article 9 "Non-Residential Districts", Chapter 4 "District Regulations" of Ordinance No. 13896, the Zoning Ordinance of the City of Fort Worth, is hereby 2 amended to amend Section 4.902, "Low Intensity Mixed-Use ("MU-1")" in its entirety to read as follows: 4.902 Low Intensity Mixed-Use (MU-1) District A. Purpose and Intent. 1. Purpose. It is the purpose and intent of the Low Intensity Mixed-Use ("MU- 1 ") District to provide areas in which a variety of housing types exist among neighborhood-serving commercial and institutional uses. 2. Intent Statements a. General Development Principles 1. Promote apedestrian-oriented urban form. In contrast to conventional zoning standards that place a primary emphasis on the regulation of land uses, mixed-use development standards and guidelines focus on promoting a walkable, urban form of development, consistent with the surrounding area's historic urban character. The focus on form promotes buildings that conform to tested urban design principles. 2. Require excellence in the design of the public realm 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. 3. Encourage creativity, architectural diversity, and exceptional design. Mixed-use is intended to promote high quality design, and the development review process for mixed-use projects is intended to promote flexibility. Standards and guidelines, as well as the development review process, are intended to support creativity and exceptional design while discouraging uniformity. 4. Promote sustainable development that minimizes negative impacts on natural resources. Creating a walkable, higher density residential district surrounding mixed-use districts supports sustainable development by providing an alternative to low-density development in peripheral areas. In accordance with sustainable development principles, the mixed-use buildings and public spaces should be designed to minimize negative impacts on air and water quality and promote innovation in environmental design. b. Building Types Permitted The following building intent statements and illustrations have been provided to demonstrate the recommended building forms in the Low Intensity Mixed-Use 3 ("MU-1") District. All intent statements are addressed through development standards set out in Section 4.902 C through G. 1. General Commercial: A development type with nonresidential uses. Ground-story spaces are flexible enough to accommodate a variety of nonresidential uses. Upper stories are used for offices or other types of compatible nonresidential uses. The front of the building is placed on, or very close to, the front property line. On corner lots, the building side facing the street is also placed on or near the side property line. No on-site surface parking is permitted between the building and the street. Primary entrances are prominent and street- facing. Large storefront windows are provided to encourage interaction between the pedestrian and the ground-story space. Qoo drlQ QaQ' aQQ p~~ p~~ k~~ ~ '. 2. Mixed-Use Shopfront: A development type with ground-story retail and upper-story residential or offices uses. The front of the building is placed on, or very close to, the front property line. On corner lots, the building side facing the street is also placed on or near the side property line. No on-site surface parking is permitted between the building and the street. Primary entrances are prominent and street-facing. Large storefront windows are provided to encourage interaction between the pedestrian and the ground-story space. aQa aaa goo 000 ppQ ~~E] ~~~ 3. Apartment/ Condominium: The front of the building is placed on, or very close to, the front property line. On corner lots, the building side facing the street is also placed on or near the side property line. The building often shares a common entrance. Primary entrances are prominent and street-facing. An elevated mound floor fior residential uses is recommended to ensure privacy. Parking for 4 an apartment/condominium building is allowed on the side or rear of the building, but the preferred method is at the rear of the building. ~ ®I~ a ^„ ... ~~~ ; ~ 4. Townhouse: A building with three or more attached dwelling units consolidated into a single structure. The front of the building is placed on, or very close to, the front property line. On corner lots, the building side facing the street is also placed on or near the side property line. A townhouse unit is more than one story in height; however, units should not be vertically mixed. Each unit has its own external entrance. Parking access via a driveway or rear alley is required. An elevated ground floor for residential uses is recommended to ensure privacy. 5. Urban Manor House: A developmentlbuilding with two to five attached dwelling units consolidated in a single structure. A manor house is located on a single lot and contains common walls. Dwelling units within a building may be situated either wholly or partially over or under other dwelling units. The front of the building is placed on, or very close to, the front property line. On corner lots, the building side facing the street is also placed on or near the side property line. The building has the appearance of a conventional single-family house with a single primary entrance except that a manor house with two dwelling units (duplex) may have one primary entrance for each unit provided it meets the requirements of 4.902 D.8.f.iv. An elevated ground floor for residential uses is recommended to ensure privacy. Parking for a manor house is allowed on the side or rear of the building, but the preferred method is through traditional forms with detached garages at the rear when possible. 5 ~QQI pp~_ 6. Single-Family House: The front of the building is placed on, or very close to, the front property line. On corner lots, the building side facing the street is also placed on or near the side property line. An elevated ground floor for residential uses is recoimnended to ensure privacy. Parking for a single family home is allowed on the side or rear of the building, but the preferred method is through traditional forms with detached garages at the rear when possible. B. Uses In the Low Intensity Mixed-Use ("MU-1 ") District, no building or land shall be used and no building shall be hereafter erected, reconstructed, altered or enlarged, nor shall a Certificate of Occupancy be issued, except in accordance with the use table in Chapter 4, Article 8, and the supplemental standards of Chapter 5. In the Low Intensity Mixed-Use ("MU-1") District, residential, commercial and institutional uses may occupy the same building and lot. All projects must comply with the mix of use requirements described in Section 4.902. H. l . C. Property Development Standards In the Low Intensity Mixed-Use ("MU-1 ") District, the dimension of yards, the placement of the building, the minimum and maximum height of buildings, the minimum and maximum residential density, and the enhanced landscaping shall be as follows: 1. 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. 2. Required street frontage: The intent of requiring building street frontage is to encourage a more prominent and continuous street wall to promote a 6 multi-modal, pedestrian friendly environment while reducing the visual dominance of large surface parking lots. a. Primary Street: building facades shall be located within the area between the property line and the maximum setback for a minimum of 50 percent of the primary street frontage of the parcel. b. Side Street: applies only to corner lots; building facades shall be located within the area between the property line and the maximum setback for a minimum of 30 percent of the side street frontage of the parcel. c. Required street frontage shall apply only to the ground floor of the building. d. Required street frontage alternatives: These alternatives may count towards a portion of the required street frontage for the building, when meeting the following standards; i. Arcades:l00% ii. Residential garden court: 40% iii. Outdoor seating: 40% iv. P1aza:40% 3. Front yard: 20 feet maximum setback, with the following provisions: a. Campus developments: Interior buildings constructed as part of a campus development may be set back from the property line more than 20 feet if at least 50 percent of the public street frontage on each block face within the development contains buildings within the maximum setback of 20 feet. Interior buildings set back farther than 20 feet may not be constructed unless and until this 50 percent requirement has been satisfied. b. Buildings may exceed the maximum 20-foot setback if angled, perpendicular, or parallel parking on private property meets the conditions of Section 4.902.D.4.e. In these situations, the front yard setback shall be measured from the front of the parking space instead of the property line, and the setback shall be no greater than 20 feet. c. Buildings on corner lots are required to meet the front yard maximum setback on primary and side streets. Note: A campus development is defined as a unified group of buildings and/or facilities located on a contiguous parcel(s) and operated as a place of worship, school, or hospital. 4. Rear yard: 5 feet minimum setback. 5. Side yard: Setbacks are required when a existing building has windows facing to development or addition shall provide at between the existing and new building. n abutting property with an the side. Then, any new least 10 feet of separation 7 Note: Additional setback conditions are included in Section 4.902.G Other Development Standards. 6. Minimum Height: 18 feet Note: Development in the Low Intensity Mixed-Use ("MU-1 ") District is exempt from Section 6.100. Minimum building height for all uses shall be measured from the top of the finished slab to top of the highest wall facade. An unroofed and unenclosed rooftop terrace, and the enclosed stairwell or elevator providing access to the terrace, shall not be included in the measurement of total building height, as described in Section 6.100.5. 7. Maximum Height: a. 45 feet, or 3 stories, whichever is less; or b. 60 feet or 5 stories, whichever is less, if: i. Residential uses constitute 20 percent or more of a building's gross floor area, and ii. Office, eating and entertainment, and/or retail sales and service use constitute 10 percent or more of the building's gross floor area. Note: Development in the Low Intensity Mixed-Use ("MU-1") District is exempt from Section 6.100. Maximum building height for all uses shall be measured from the top of the finished slab at grade level to the top of the highest wall top plate. An unroofed and unenclosed rooftop terrace, and the enclosed stairwell or elevator providing access to the terrace, shall not be included in the measurement of total building height, as described in Section6.100.5. Stealth Telecommunication Towers are permitted to a height of 75 feet. The Urban Design Commission must approve the design of all Stealth Telecommunication Towers. Telecommunication Towers are permitted to a height of 60 feet as a Special Exception approved by the Board of Adjustment. 8. Minimum residential units per acre: None; except when a residential or mixed use project is located within 1,320 feet of an entrance to an existing or approved passenger rail station or stop: 20 9. Maximum residential units per acre: 40; or 70 if the project includes office, eating and entertainment, and/or retail sales and service uses that constitute at least 10 percent of gross floor area. 8 D. Off-Street Parking and Loading. 1. Commercial and Mixed-Use Parking Table: Location Requirement as a percentage of parking re uirement listed in Section 6.201B Minimum Maximum Project not located within 250 feet None 100 percent of One or Two Family zoned property Project located within 250 feet of 75 percent 100 percent One or Two Family zoned property and within 1,000 feet of 50 percent 100 percent an entrance to an existing or approved passenger rail station or stop 2. Residential Parking Table: Building Type/Use Requirement Single Family 2 parking spaces located behind the front of the buildin line per dwelling unit. Townhouse 2 parking spaces per dwelling unit are required at the rear of the primary structure and accessed via a driveway or rear alley. Manor house (duplex) 2 spaces per dwelling unit plus 1 space per bedroom over three (3) bedrooms per dwelling unit all located behind the front building line Manor house 0.75 to loff-street spaces required per bedroom, (apartment) and located behind the front building line* Apartment/ Condominium Plus 1 space per 250 square feet of common areas, offices and recreation (less laundry rooms and On-street parking along storage) the lot frontage may be applied toward the If the development is within 1,320 feet of a rail minimum parking transit station requirements, but shall not reduce the 0.5 to 1 off-street spaces required per bedroom, applicable maximum located behind the front building line* parking limitations. Plus 1 space per 250 square feet of common areas, offices and recreation (less laundry rooms and storage) *All partial spaces are rounded up. 3. Bicycle Parking: See Section 6.204 4. Other Off-Street Parking and Loading Standards a. The required off-street parking for any use maybe located off-site, on property within 500 feet of the subject site. b. Adjacent on-street parking may be applied toward the minimum parking requirements, but shall not reduce the pertinent maximum parking limitations. c. For mixed-use buildings and projects the total parking requirement shall be the sum of the individual requirements for all uses. A joint use parking agreement, if executed according to the standards set forth in section d below, would allow a reduction in the total requirement for amixed-use building or project. d. Joint use parking facilities may be used to meet minimum parking requirements. The total number of spaces shall not exceed the sum of the maximum spaces allowed for all individual uses sharing the facility. Joint use of required parking spaces may occur where two or more uses on the same site or on separate sites are able to share the same parking spaces because their parking demands occur at different times. Joint use of required parking spaces is allowed if the following documentation is submitted in writing to the Planning and Development Department as part of a building permit application or site plan review: i. The names and addresses of the uses and of the owners or tenants that are sharing the parking; ii. The location and number of parking spaces that are being shared; iii. An analysis showing that the peak parking demands for the different uses occur at different times, and that the parking area will supply at least the minimum number of required spaces for each use during its respective peak parking times; and, iv. A legal instrument such as an easement or deed restriction that guarantees access to the joint parking for all uses. e. Surface parking shall not be permitted between a building front and the street, except that angled, perpendicular, or parallel parking that is designed to function as on-street parking shall be permitted if it meets the following three conditions: i. The City's Traffic Engineer determines that the parking does not adversely atfect public safety or circulation and 10 satisfies the conditions described in Section 22-175d of the City Code, ii. Each parking space is located adjacent to and is directly accessible from a public street or publically accessible private street, and iii. Surface parking permitted between a building front and the street (on-street parking) and the required pedestrian walkway shall be either dedicated as public right-of--way or be included in a public access easement recorded in the real property records of the county. In these situations, the front yard setback shall be measured from the front of the parking space instead of the property line and the setback shall be no greater than 20 feet. f. Uses located in historically significant buildings shall be exempt from off-street parking requirements. For the purposes of this exemption, historically significant buildings shall include those determined by the Historic Preservation Officer to be eligible, based on the applicable criteria, for: i. Listing in the National Register of Historic Places; or ii. Local designation as either Historic and Cultural Landmark ("HC") or Highly Significant Endangered ("HSE"). g. These requirements supersede the parking requirements of Section 6.201 B. All other requirements of Chapter 6, Article 2 apply. E. Landscaping and Buffers. The requirements of Chapter 6, Article 3 apply, with the following provisions. 1. Bufferyard and Supplemental Building Setback. a. For the purposes of this section, the Low Intensity Mixed-Use ("MU-1") District shall be considered a nonresidential district. b. A bufferyard and supplemental building setback are not required between the boundary of a one- or two-family development within the Low Intensity Mixed-Use ("MU-1") District and an adjacent one- or two- family district. c. All uses, other than one- or two-family adjacent to one- and two-family districts, shall conform to the supplemental building setback and bufferyard width standards required for the Neighborhood Commercial ("E") District, as described in Section 6.3000. Area Requirements. In addition, a transitional height plane of 45 degrees shall apply to portions of a building above 45 feet or 3 stories, whichever is less; starting from the property line of the one- or two-family district. Any portion of a building above 45 feet or 3 stories, whichever is less, shall be set back so that the building does not encroach the transitional height plane; i.e., the portion of a building above 45 feet or 3 stories must be set back an additional foot for each additional toot in height with the plane starting from the property line of the one- or two-family district. This standard is illustrated in Figure 4.1 below. These supplemental building setback and transitional height plane requirements shall not apply to buildings adjacent to one- or two-family districts that serve as public open space, such as parks and drainage ways. Property Line r f ~5" ~ ~ 45 feet or 3 stories, ~ r F 6° feet height ~nhichever is Less ; ~ maximum for ~ mixed~use i -~ f ~' , ~ 2p feet Figure 4.1 MU-1 Transitional Height Plane 2. Enhanced Landscaping Point System Requirements. Enhanced landscaping must earn a minimum of 30 points (20 points in single-family house and urban manor houses with two (2) units) that are awarded for providing and maintaining specific landscaping and design features. The points are accumulated as follows: Enhanced Landscaping Point System - 30 points required (20 points in sin le-famil houses and urban manor houses with two (2) units) Feature Requirement or example items Points Awarded Plaza 5% of net land area. Plaza shall be continuous 15 w/ minimum area not less than 1,000 sq ft. If S% of net land area is greater then 2, 000 square feet, multiple plazas are permitted. Playground 5% of net land area w/ minimum area not less 15 than 1000 sq ft Community 1 pt for every 250 sq ft w/ minimum area not 5-15 garden less than 1250 s ft Arcades, structural 50% of facade facing primary street or 25 linear 10 awnings, galleries, ft, whichever is greater. 4 ft minimum depth. balconies or other approved pedestrian shelter Single family front 50% of facade facing primary street 10 porch Enhanced Each 50 ft segment of street frontage is required 10 streetscaping to have 2 streetscaping items. Items include but are not limited to benches, trash receptacles, bike racks, and planters using materials appropriate for the adjacent street and a proved by the 12 Transportation and Public Works Department. Pedestrian-scaled 1 light post every 60 ft of street frontage; style 10 lighting approved by the Transportation and Pubic Works Department and consistent with other pedestrian lights on the same block. Programmed 3% of net land area. Programmed recreation 10 recreation area areas include but are not limited to chess parks, bocce ball courts, and exercise/yoga facilities Public art As approved by the Planning and Development 10 installation Director or designee. Public art installations include but are not limited to pieces of sculpture, murals, and water features planned and executed with the specific intention of being sited or staged in the physical public domain, outside and accessible to all. Materials used are durable and resistant to graffiti and weather. Street trees Required spacing: 10 • Small/Medium Canopy 25 - 30 ft • Large Cano 35 - 40 ft Window awnings, 25% of facade facing primary street or 15 linear 5 shallow door ft, whichever is greater. Multiple features (i.e. canopies, or other awnings) may add up to the required amount. facade features that are not intended to provide pedestrian shelter (less then 4 ft in depth) Programmed Minimum 15 seats 5 sitting area/public outdoor dining area Proximity to a Within 500 ft 5 public park Sustainable Xeriscaping, on-site stormwater management, 5 landscaping rain gardens, bio-swales, etc. Rooftop terrace Minimum 200 sq ft 5 Paved walkway 1 pt for every additional foot of sidewalk width 1-11 enhancement over the City standard (up to a 15 ft wide sidewalk total) a. Points shall be awarded only once for each feature category, per project. b. Submittal of Landscape Plan. The location and description of decorative paving, sidewalk furniture or other decorative elements, if any, shall he indicated un the landscape plan. 13 c. Landscape area required. Section 6.301.H "Landscape Area Required" does not apply to developments in the MU-1 district; except i. All landscaped areas shall be located outside the perimeter of the footprint of a building or structure; protected by wheel stops, curbs or other physical barriers where adjacent to vehicle use areas; and be covered with grass, organic mulch or low maintenance groundcover. (Section 6.301.H.1.b) ii. Landscaped bioretention areas are encouraged for natural drainage channels to reduce runoff and increase infiltration of water into the soil. (Section 6.301.H.2.b) iii. When there is a front yard setback of at least five feet, front yard landscaping is required for areas outside of ground level patios, parkways and pedestrian walkways. Front yard landscaping must adhere to the shrub and native plants as listed in Table 6.8, Table A of Section 6.301.H. as well as other applicable regulations described or referenced within the MU-1 regulations. d. Irrigation. An irrigation system shall be installed to provide total water coverage to all plant materials installed pursuant to Section 6.301.I "Irrigation". e. Miscellaneous Requirements. In addition to required trees and shrubs, all of the required landscape area must be covered with grass, organic mulch, live groundcover, decorative paving, sidewalk furniture or other decorative elements. 3. Landscaping in Parking and Driveway Areas. a. Landscape islands, linear landscaping strips, bio swales, or rain gardens shall be required in parking lots with 12 or more parking spaces. All landscape islands and strips shall have at least one tree. b. Every parking space is required to be not more than 60 feet from a medium or large canopy tree planted within a median, strip or island measured from the trunk at planting. c. Required size of landscape islands and linear landscaping strips containing trees: i. Within parking lots with non-porous surfaces: 130 square feet; 8 feet minimum width ii. Planted in Structural Soil: 64 square feet; 8 feet minimum width. The use of an approved structural soil shall be limited to landscape islands and adjacent walkways and parking areas necessary for proper tree growth. Structural soils shall not be used for fire lanes in parking lots. iii. Within parking lots with approved porous surfaces for parking areas excluding fire lanes: 16 square feet. Tree trunks should be protected by wheel stops or other physical barriers excluding curbs. iv. Linear landscaping strips are encouraged in lieu of landscaping islands where possible. 14 d. Parking lots shall be screened from the public right-of--way with landscaping, berms, fences or walls 36 to 42 inches in height. e. Driveways that are located adjacent and parallel to a public street shall be screened from the public right-of--way with landscaping, berms, fences, or walls 36 to 42 inches in height. F. Facade Design Standards for New Construction. Projects that clearly conform to all facade design standards may be approved administratively by the Planning and Development Director or designee. A waiver from the facade design standards may be granted by the Urban Design Commission (UDC) in accordance with the applicable development principles and standards. 1. Required drawings. To illustrate compliance with the following standards, elevation drawings shall be submitted to the Planning and Development Department for those building facades that are oriented to: a. Public streets; b. Private streets and walkways that are publicly accessible through a public use easement; or c. Publicly accessible open space. 2. Facade variation. a. Scaling Elements: Each new building facade oriented to a publicly accessible street or open space shall at a minimum incorporate three or more of the following four scaling elements for building facades greater than 50 feet in width, and at least two of the following scaling elements for building facades less than 50 feet in width: i. Expression of building structural elements such as: a) Floors (banding, belt courses, etc. not less than one inch deep and four inches wide), b) Columns (pilasters, piers, quoins, etc. not less than four inches deep and six inches wide), or c) Foundation (water tables, rustication); ii. Variation in wall plane (not less than four inches) through the use of projecting and recessed elements. Such elements could include patterns of door and window openings (and the use of sills, mullions, and other scale providing window elements), and/or more pronounced architectural features, such as porches, alcoves, and roof dormers; iii. Changes in material or material pattern. Each change of material shall involve a minimum one-inch variation in wall plane; and iv. Noticeable changes in color or shade. b. New buildings facades oriented to a publicly accessible street or open space shall include differentiation between the first or second level and the upper levels with a cornice, canopy, balcony, arcade, or other architectural feature. 15 c. If a project consists of more than one block face, each sequential block of new construction shall contain a different building facade to encourage architectural variety within large projects, using the required architectural elements listed in Section a.i above and/or other architectural features. d. New multifamily residential building facades oriented to a publicly accessible street or open space shall include at least two variations in wall plane per 100 linear feet of street frontage. Variations shall be not less than three feet in depth or projection and not less than two stories in height for multi-story buildings. 3. Fenestration: New single use commercial and mixed-use building facades fronting on publicly accessible streets or open space shall meet the following requirements: Fenestration Re uirement Project Type Primary Street Side Street Mixed-Use Ground Story from 2 feet to 12 feet above grade 60 percent 40 percent Upper Stories 25 percent 25 percent Commercial Ground Story from 2 feet to 12 feet above grade 60 percent 40 percent Upper Stories 25 percent 25 percent Residential None None a. Clear glazing must have a visible transmittance rating of 0.5 or greater to count towards the fenestration requirement b. Fenestration alternatives: The following alternatives may count towards meeting the fenestration requirement and can be used in singular or in combination. If used in combination, they may count no more then 70 percent of the fenestration requirements: Fenestration Alternatives Alternative Percent towards re uirement Windows at the ground story but outside the 2 - 12 feet zone 40 percent Wall mounted or recessed display cases at least 4 feet high 40 percent Walk-up automated teller machines, video rental or similar kiosk 40 percent Green screen system, planter walls, or similar vegetation 40 ercent Translucent, fritted, patterned, or colored lazing 40 ercent Outdoor dining/seating located between the building and street 60 percent 16 4. Building materials. Not less than 70 percent of all new building facades (not including door and window areas) facing publicly accessible streets or open space shall be constructed of the following masonry materials: stone, brick, terra cotta, patterned pre-cast concrete, cement plaster stucco, cement board siding, cast stone or prefabricated brick panels. 5. Building entries. b. Building entrances shall incorporate arcades, roofs, porches, alcoves or awnings that protect pedestrians from the sun and rain. c. Primary entrances shall be provided at intervals not to exceed 125 linear feet ofstreet-oriented residential building frontage. d. Townhouses and other similar street level dwelling units within multi-unit structures shall have individual street-oriented entries for each unit. e. Manor Houses shall have a single primary entrance provided however, that a Manor House with two dwelling units (duplex) may have one primary entrance for each unit. Each primary entrance must be provided under a shared porch or one of the entrances must be accessed from a side facade of the structure. 6. Commercial and Mixed-Use Roof Design. Roof slope shall not be greater than 1:12 on all single-story buildings. Sloped roof elements, including but not limited to mansard roofs, half -false roofs and towers are allowed. 7. Parking Structure Facade Standards a. Buildings shall not have exposed structured parking at the ground floor level. b. A parking structure facade that faces a public street shall be designed to incorporate contextual architectural elements that complement adjacent buildings or buildings in the area. c. Parking structure openings shall not exceed 50 percent of the total ground floor facade. G. Other Development Standards. Development in the Low Intensity Mixed-Use ("MU-1") District shall be subject to the pertinent development standards in Chapter 6, and the following provisions: 1. Signs. See Chapter 6, Article 4 for requirements and the following provision: a. In addition to signs allowed in Chapter 6, Article 4, one or more attached project identifier or wayfinding signs maybe erected on each facade of the occupied space. The signs may have a total area of 10% of the area of the facade to which the signs are attached, with a maximum aggregate area of 500 square feet per facade. Doors and windows shall be included in the calculation of the facade area. The facade area shall be calculated by multiplying the width times the height, with a maximum calculated height of 15 feet. For structures exceeding 15 feet in height, allowable sign square footage shall be calculated as .75 square feet per linear foot of building facade. 17 2. Residential Design Standards. Multifamily developments are exempt from the requirements of Section 6.506. "Unified Residential Development". 3. Outdoor Storage or Display. Outdoor storage or display requirements for the Neighborhood Commercial ("E") District shall apply to the Low Intensity Mixed-Use ("MU-1") District. 4. Entrances. In order to create apedestrian-oriented environment in which buildings are oriented toward publicly accessible streets and sidewalks, a principal building must have its main entrance from a public sidewalk or plaza, or from a private sidewalk or plaza that is publicly accessible through a public use easement. The main entrance shall not be from a parking lot. Secondary entrances from parking lots are permitted. Interior buildings constructed as part of a campus development are exempt from these requirements. 5. Fences and Gates. In order to promote pedestrian-oriented developments, exterior security fences and gates that are located along public streets, along private streets or walkways that are publicly accessible through a public use easement, or along publicly accessible open space shall not extend beyond building facades; i.e., these fences shall not be located in the area between building facades and the property line. Fences not exceeding 4 feet in height, however, may extend beyond the building facade of attached or detached single family house or townhouse developments in mixed-use zoning districts (see `5.305 Fences' B.2. for fence development standards). 6. Development Standards Applicable to Privately Owned Streets and Drives with Public Access Easements. Private streets and drives with public access easements shall be considered public streets or rights-of--way for the purposes of review for compliance with setbacks, parking, screening, facade variations, fenestration, and any other MU-1 design requirement normally based on streets. H. Administrative Review Requirements 1. Conceptual Land Use Plan. Developers of projects equal to or larger than 3 acres in size shall submit a conceptual land use plan for approval by the Planning and Development Director. The conceptual land use plan must be approved before a building permit application is accepted by the Planning and Development Department. The Planning and Development Director may require a conceptual land use plan for a project smaller than 3 acres if the project is part of a development equal to or larger than 3 acres in size. a. The conceptual land use plan shall illustrate the proposed location of land uses on the site, using the following land use categories: i. One- or two-family residential, ii. Multifamily residential, 18 iii. Commercial, iv. Institutional, v. Mixed-use buildings (a mix of residential and non-residential within the same building, meeting the percentage requirements defined in Section 4.902.C.7.b), or vi. Public Park. Parking facilities and private open spaces shall be classified the same as the primary land use they serve. b. Project Test -The conceptual land use plan shall show that the proposed project includes uses within at least two of the land use categories, and that no land use category other than mixed-use buildings occupies greater than 70 percent of the total land area. The land use area percentages shall be calculated using property information obtained from the applicable tax appraisal district. If a development does not comply with this test, then the vicinity test described below shall apply. c. Vicinity Test -Developments in which a single land use other than mixed- use buildings exceeds 70 percent of the site's total land area are permitted if: i. The Planning and Development Director determines that the following conditions are satisfied: a) The proposed land use at any location within the proposed development site must be within a walking distance of 1,000 feet of a different land use, as measured by the shortest pedestrian route, and b) 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 70 percent of the land area within the radius. The proposed development shall be included in the calculation of this percentage. Or ii. The Planning and Development 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 i. above impractical in certain areas of the development site. 2. Conceptual Site Plan. In order to facilitate compliance with the mixed-use zoning standards, developers shall submit a conceptual site plan to the Planning and Development Department for administrative review prior to submittal of permit applications for new construction projects. The site plan shall show the anticipated location of proposed streets, sidewalks and walkways, building footprints, parking areas, landscaped areas and features, and open space. 19 SECTION 2. Article 9 "Non-Residential Districts", Chapter 4 "District Regulations" of Ordinance No. 13896, the Zoning Ordinance of the City of Fort Worth, is hereby amended to amend Section 4.903, "Low Intensity Mixed-Use ("MU-1 G")" in its entirety to read as follows: 4.903 Low Intensity Greenfield Mixed-Use ("MU-1G") District A. Purpose and Intent 1. Purpose. The purpose of the MU-1G zoning classification is to promote pedestrian-oriented, mixed-use development in undeveloped areas designated in the Comprehensive Plan as future mixed-use growth centers. The MU-1 G regulations are intended to encourage the development of neighborhood-scale activity centers in which a variety of housing types may exist among neighborhood-serving commercial and institutional uses. Minimum Development Site Land Area: MU-1G shall only be used for large- scale development sites of at least 100 acres. These development sites of at least 100 acres may include a combination of contiguous MU districts (i.e. MU-1, MU- 1 G, MU-2, MU-2G, PD/MU). Public rights of way may be included in the calculation of a site's size. 2. Intent Statements a. General Development Principles 1. Promote a pedestrian-oriented urban form. In contrast to conventional zoning standards that place a primary emphasis on the regulation of land uses, mixed-use development standards and guidelines focus on promoting a walkable, urban form of development, consistent with the surrounding area's historic urban character. The focus on form promotes buildings that conform to tested urban design principles. 2. Require excellence in the design of the public realm 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. 20 3. Encourage creativity, architectural diversity, and exceptional design. Mixed-use is intended to promote high quality design, and the development review process for mixed-use projects is intended to promote flexibility. Standards and guidelines, as well as the development review process, are intended to support creativity and exceptional design while discouraging uniformity. 4. Promote sustainable development that minimizes negative impacts on natural resources. Creating a walkable, higher density residential district surrounding mixed-use districts supports sustainable development by providing an alternative to low-density development in peripheral areas. In accordance with sustainable development principles, the mixed- use buildings and public spaces should be designed to minimize negative impacts on air and water quality and promote innovation in environmental design. b. Building Types Permitted The following building intent statements and illustrations have been provided to demonstrate the recommended building forms in the Low Intensity Mixed-Use ("MU-1 G") District. All intent statements are addressed through development standards set out in Section 4.903 C through G. 1. General Commercial: A development type with nonresidential uses. Ground-story spaces are flexible enough to accommodate a variety of nonresidential uses. Upper stories are used for offices or other types of com- patible nonresidential uses. The front of the building is placed on, or very close to, the front property line. On corner lots, the building side facing the street is also placed on or near the side property line. No on-site surface parking is permitted between the building and the street. Primary entrances are prominent and street-facing. Large storefront windows are provided to encourage interaction between the pedestrian and the ground-story space. aoo aoo oao Qa~ Opp pp~ -4 2. Mixed-Use Shopfront: A development type with ground-story retail and upper-story residential or offices uses. The front of the building is placed on, or very close to, the front property line. On corner lots, the 21 building side facing the street is also placed on or near the side property line. No on-site surface parking is permitted between the building and the street. Primary entrances are prominent and street-facing. Large storefront windows are provided to encourage interaction between the pedestrian and the ground-story space. ooa goo aoQ dna aoo Qot~ 3. Apartment/ Condominium: The front of the building is placed on, or very close to, the front property line. On corner lots, the building side facing the street is also placed on or near the side property line. The building often shares a common entrance. Primary entrances are prominent and street-facing. An elevated ground floor for residential uses is recommended to ensure privacy. Parking for an apartment/condominium building is allowed on the side or rear of the building, but the preferred method is at the rear of the building. -=- ~~ ~°~ ~ ~ ~~ `~ ~` w ,- ~ ,. 4. Townhouse: A building with three or more attached dwelling units consolidated into a single structure. The front of the building is placed on, or very close to, the front property line. On corner lots, the building side facing the street is also placed on or near the side property line. A townhouse unit is more than one story in height; however, units should not be vertically mixed. Each unit has its own external entrance. Parking access via a driveway or rear alley is required. An elevated ground floor for residential uses is recommended to ensure privacy. 22 5. Urban Manor House: A development/building with two to five attached dwelling units consolidated in a single structure. A manor house is located on a single lot and contains common walls. Dwelling units within a building may be situated either wholly or partially over or under other dwelling units. The front of the building is placed on, or very close to, the front property line. On corner lots, the building side facing the street is also placed on or near the side property line. The building has the appearance of a conventional single-family house with a single primary entrance except that a manor house with two dwelling units (duplex) may have one primary entrance for each unit provided it rneets the requirements of 4.902 D.8.f.iv. An elevated ground floor for residential uses is recommended to ensure privacy. Parking for a manor house is allowed on the side or rear of the building, but the preferred method is through traditional forms with detached garages at the rear when possible. - _ f ^~ - -~ \. tI1 r~1Jf/ InQI~ t~ '-~~ _ ~~ /~ _ 4 ~ > .~!~ \` ~ ~_/~ 6. Single-Family House: The front of the building is placed on, or very close to, the front property line. On corner lots, the building side facing the street is also placed on or near the side property line. An elevated ground floor for residential uses is recommended to ensure privacy. Parking for a single family home is allowed on the side or rear of the building, but the preferred method is through traditional forms with detached garages at the rear when possible. ~ __~~ ~ I ~~ C ~1~ 1 ~ ~~`~' =~..._` "~ --,.. ~~ B. Uses In the Low Intensity Greenfield Mixed-Use ("MU-1 G") District, no building or land shall be used and no building shall be hereafter erected, reconstructed, altered or enlarged, nor shall a Certificate of Occupancy be issued, except in accordance with the use table in Chapter 4, Article 8, and the supplemental standards of Chapter 5. 23 In the Low Intensity Greenfield Mixed-Use ("MU-1G") District, residential, commercial and institutional uses may occupy the same building and lot. All projects must comply with the mix of use requirements described in Section 4.903.H.1. One-family detached residential lots shall not exceed 10,000 square feet. C. Property Development Standards In the Low Intensity Greenfield Mixed-Use ("MU-1G") District, the dimension of yards, the placement of the building, the minimum and maximum height of buildings, the minimum and maximum residential density, and the enhanced landscaping shall be as follows: 1. 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. 2. Required street frontage: The intent of requiring building street frontage is to encourage a more prominent and continuous street wall to promote a multi-modal, pedestrian friendly environment while reducing the visual dominance of large surface parking lots. i. Primary Street: building facades shall be located within the area between the property line and the maximum setback for a minimum of 50 percent of the primary street frontage of the parcel. ii. Side Street: applies only to corner lots; building facades shall be located within the area between the property line and the maximum setback for a minimum of 30 percent of the side street frontage of the parcel. iii. Required street frontage shall apply only to the ground floor of the building. iv. Required street frontage alternatives: These alternatives may count towards a portion of the required street frontage for the building, when meeting the following standards; i. Arcades: 100% ii. Residential garden court: 40% iii. Outdoor seating: 40% iv. P1aza:40% 3. Front yard: 20 feet maximum setback, with the following provisions: a. Campus developments: Interior buildings constructed as part of a campus development maybe set back from the property line more than 20 feet if at least 50 percent of the public street frontage on each block face within the development contains buildings within the maximum setback of 20 feet. Interior buildings set back farther than 20 feet may not be constructed unless and until this 50 percent requirement has been satisfied. b. Buildings may exceed the maximum 20-foot setback if angled, perpendicular, or parallel parking on private property meets the conditions of Section 4.903.D.4.e. In these situations, the front yard setback shall be measured from the front of the parking space instead of the property line, and the setback shall be no greater than 20 feet. 24 c. Buildings on corner lots are required to meet the front yard maximum setback on primary and side streets. d. To allow convenient access to parking from the front entrances of large retail buildings greater than 50,000 square feet, the building side of any internal street with a public access easement may serve as the line from which the setback is measured. The total ground floor area of buildings utilizing this exception, however, shall constitute no more than 50 percent of the total ground floor area of buildings shown on the conceptual site plan. Note: A campus development is defined as a unified group of buildings and/or facilities located on a contiguous parcel(s) and operated as a place of worship, school, or hospital. 4. Rear yard: 5 feet minimum setback. 5. Side yard: Setbacks are required when an abutting property with an existing building has windows facing to the side. Then, any new development or addition shall provide at least 10 feet of separation between the existing and new building. Note: Additional setback conditions are included in Section 4.903.G Other Development Standards. 6. Minimum Height: 18 feet Note: Development in the Low Intensity Mixed-Use ("MU-1G") District is exempt from Section 6.100. Minimum building height for all uses shall be measured from the top of the finished slab to top of the highest wall facade. An unroofed and unenclosed rooftop terrace, and the enclosed stairwell or elevator providing access to the terrace, shall not be included in the measurement of total building height, as described in Section 6.100.5. 7. Maximum Height a. 45 feet, or 3 stories, whichever is less; or b. 60 feet or 5 stories, whichever is less, if: i. Residential uses constitute 20 percent or more of a building's gross floor area, and ii. Office, eating and entertainment, and/or retail sales and service use constitute 10 percent or more of the building's gross floor area. Note: Development in the Low Intensity Greenfield Mixed-Use ("MU- 1 G") District is exempt from Section 6.100. Maximum building height for all uses shall be measured from the top of the finished slab at grade level to the top of the highest wall top plate. An unroofed and unenclosed rooftop terrace, and the enclosed stairwell or elevator providing access to the terrace, shall not be included in the 25 measurement of total building height, as described in Section 6.100.5. Stealth Telecommunication Towers are permitted to a height of 75 feet. The Urban Design Commission must approve the design of all Stealth Telecommunication Towers. Telecommunication Towers are permitted to a height of 60 feet as a Special Exception approved by the Board of Adjustment. 8. Minimum residential units per acre: None; except when a residential or mixed use project is located within 1,320 feet of an entrance to an existing or approved passenger rail station or stop: 20 9. Maximum residential units per acre: a. 40; or b. 70 if the project includes office, eating and entertainment, and/or retail sales and service uses that constitute at least 10 percent of gross floor area. D. Off-Street Parking and Loading. 1. Commercial and Mixed-Use Parking Table: Location Requirement as a percentage of parking requirement listed in Section 6.201B Minimum Maximum Project not located within 250 feet None 100 percent of One or Two Family zoned property Project located within 250 feet of 75 percent 100 percent One or Two Family zoned property and within 1,000 feet of an 50 percent 100 percent entrance to an existing or approved passenger rail station or stop 2. Residential Parking Table: Building Type/Use Requirement Single Family 2 parking spaces located behind the front of the building line per dwelling unit. Townhouse 2 parking spaces per dwelling unit are required at the rear of the primary structure and accessed via a driveway or rear alley. 26 Manor house (duplex) 2 spaces per dwelling unit plus 1 space per bedroom over three (3) bedrooms per dwelling unit all located behind the front building line Manor house 0.75 to Toff-street spaces required per bedroom (apartment) and , located behind the front building line* Apartment/ Condominium Plus 1 space per 250 square feet of common areas, offices and recreation (less laundry rooms and On-street parking along storage) the lot frontage maybe applied toward the If the development is within 1,320 feet of a rail minimum parking transit station requirements, but shall not reduce the 0.5 to Toff-street spaces required per bedroom, applicable maximum located behind the front building line* parking limitations. Plus 1 space per 250 square feet of common areas, offices and recreation (less laundry rooms and storage) *All partial spaces are rounded up. 3. Bicycle Parking: See Section 6.204 4. Other Off-Street Parking and Loading Standards a. The required off-street parking for any use maybe located off-site, on property within 500 feet of the subject site. b. Adjacent on-street parking may be applied toward the minimum parking requirements, but shall not reduce the pertinent maximum parking limitations. c. For mixed-use buildings and projects the total parking requirement shall be the sum of the individual requirements for all uses. A joint use parking agreement, if executed according to the standards set forth in section d below, would allow a reduction in the total requirement for amixed-use building or project. d. Joint use parking facilities may be used to meet minimum parking requirements. The total number of spaces shall not exceed the sum of the maximum spaces allowed for all individual uses sharing the facility. Joint use of required parking spaces may occur where two or more uses on the same site or on separate sites are able to share the same parking spaces because their parking demands occur at different times. Joint use of required parking spaces is allowed if the following documentation is submitted in writing to the 27 Planning and Development Department as part of a building permit application or site plan review: i. The names and addresses of the uses and of the owners or tenants that are sharing the parking; ii. The location and number of parking spaces that are being shared; iii. An analysis showing that the peak parking demands for the different uses occur at different times, and that the parking area will supply at least the minimum number of required spaces for each use during its respective peak parking times; and, iv. A legal instrument such as an easement or deed restriction that guarantees access to the joint parking for all uses. e. Surface parking shall not be permitted between a building front and the street, except that angled, perpendicular, or parallel parking that is designed to function as on-street parking shall be permitted if it meets the following three conditions: i. The City's Traffic Engineer determines that the parking does not adversely affect public safety or circulation and satisfies the conditions described in Section 22-175d of the City Code, ii. Each parking space is located adjacent to and is directly accessible from a public street or publically accessible private street, iii. Surface parking permitted between a building front and the street (on-street parking) and the required pedestrian walkway shall be either dedicated as public right-of--way or be included in a public access easement recorded in the real . property records of the county. In these situations, the front yard setback shall be measured from the front of the parking space instead of the property line and the setback shall be no greater than 20 feet. f. Uses located in historically significant buildings shall be exempt from off-street parking requirements. For the purposes of this exemption, historically significant buildings shall include those determined by the Historic Preservation Officer to be eligible, based on the applicable criteria, for: i. Listing in the National Register of Historic Places; or ii. Local designation as either Historic and Cultural Landmark ("HC") or Highly Significant Endangered ("HSE"). g. These requirements supersede the parking requirements of Section 6.201 B. All other requirements of Chapter 6, Article 2 apply. E. Landscaping and Buffers. The requirements of Chapter 6, Article 3 apply, with the following provisions. 28 1. Bufferyard and Supplemental Building Setback. a. For the purposes of this section, the Low Intensity Mixed-Use ("MU-1G") District shall be considered a nonresidential district. b. A bufferyard and supplemental building setback are not required between the boundary of aone- or two-family development within the Low Intensity Mixed-Use ("MU-1G") District and an adjacent one- or two-family district. c. All uses, other than one- or two-family adjacent to one- and two- family districts, shall conform to the supplemental building setback and bufferyard width standards required for the Neighborhood Commercial ("E") District, as described in Section 6.3000. Area Requirements. In addition, a transitional height plane of 45 degrees shall apply to portions of a building above 45 feet or 3 stories, whichever is less; starting from the property line of the one- or two-family district. Any portion of a building above 45 feet or 3 stories, whichever is less, shall be set back so that the building does not encroach the transitional height plane; i.e., the portion of a building above 45 feet or 3 stories must be set back an additional foot for each additional foot in heigh, with the plane starting from the property line of the one- or two-family districtt. This standard is illustrated in Figure 4.1 below. These supplemental building setback and transitional height plane requirements shall not apply to buildings adjacent to one- or two- family districts that serve as public open space, such as parks and drainage ways. Property line ~ .~ ~ } Ff 45teet ar 3 banes; ; s' 60 feet h~ght n~hichever i5 [ess --; -~ maximum far } mxed~use i t F" 20 feet ` Figure 4.2. MU-1G Transitional Height Plane 2. Enhanced Landscaping Point System Requirements. Enhanced landscaping must earn a minimum of 30 points (20 points in single-family house and urban manor houses with two (2) units) that are awarded for providing and maintaining specific landscaping and design features. The points are accumulated as follows: 29 Enhanced Landscaping Point System - 30 points required (20 points in sin le-famil houses and urban manor houses with two (2) units) Feature Requirement or example items Points Awarded Plaza 5% of net land area. Plaza shall be continuous 15 w/ minimum area not less than 1,000 sq ft. If S% of net land area is greater then 2,000 square feet, multiple plazas are permitted. Playground 5% of net land area w/ minimum area not less 15 than 1000 sq ft Community 1 pt for every 250 sq ft w/ minimum area not 5-15 garden less than 1250 sq ft Arcades, structural 50% of facade facing primary street or 25 linear 10 awnings, galleries, ft, whichever is greater. 4 ft minimum depth. balconies or other approved pedestrian shelter Single family front 50% of facade facing primary street 10 porch Enhanced Each 50 ft segment of street frontage is required 10 streetscaping to have 2 streetscaping items. Items include but are not limited to benches, trash receptacles, bike racks, and planters using materials appropriate for the adjacent street and approved by the Transportation and Public Works Department. Pedestrian-scaled 1 light post every 60 ft of street frontage; style 10 lighting approved by the Transportation and Pubic Works Department and consistent with other pedestrian lights on the same block. Programmed 3% of net land area. Programmed recreation 10 recreation area areas include but are not limited to chess parks, bocce ball courts, and exercise/yoga facilities Public art As approved by the Planning and Development 10 installation Director or designee. Public art installations include but are not limited to pieces of sculpture, murals, and water features planned and executed with the specific intention of being sited or staged in the physical public domain, outside and accessible to all. Materials used are durable and resistant to graffiti and weather. Street trees Required spacing: 10 • Small/Medium Canopy 25 - 30 ft • Lar e Cano 35 - 40 ft Window awnings, 25% of facade facing primary street or 15 linear 5 shallow door ft, whichever is greater. Multiple features (i.e. canopies, or other awnin s) may add up to the re uired amount. 30 facade features that are not intended to provide pedestrian shelter (less then 4 ft in depth) Programmed Minimum 15 seats 5 sitting area/public outdoor dining area Proximity to a Within 500 ft 5 public park Sustainable Xeriscaping, on-site stormwater management, 5 landscaping rain gardens, bio-swales, etc. Rooftop terrace Minimum 200 sq ft 5 Paved walkway 1 pt for every additional foot of sidewalk width 1-11 enhancement over the City standard (up to a 15 ft wide sidewalk total) a. Points shall be awarded only once for each feature category, per project. b. Submittal of Landscape Plan. The location and description of decorative paving, sidewalk furniture or other decorative elements, if any, shall be indicated on the landscape plan. c. Landscape area required. Section 6.301.H "Landscape Area Required" does not apply to developments in the MU-1 G district; except i. All landscaped areas shall be located outside the perimeter of the footprint of a building or structure; protected by wheel stops, curbs or other physical barriers where adjacent to vehicle use areas; and be covered with grass, organic mulch or low maintenance groundcover. (Section 6.301.H.1.b) ii. Landscaped bioretention areas are encouraged for natural drainage channels to reduce runoff and increase infiltration of water into the soil. (Section 6.301.H.2.b) iii. When there is a front yard setback of at least five feet, front yard landscaping is required for areas outside of ground level patios, parkways and pedestrian walkways. Front yard landscaping must adhere to the shrub and native plants as listed in Table 6.8, Table A of Section 6.301.H. as well as other applicable regulations described or referenced within the MU-1G regulations. d. Irrigation. An irrigation system shall be installed to provide total water coverage to all plant materials installed pursuant to Section 6.301.I "Irrigation". e. Miscellaneous Requirements. In addition to required trees and shrubs, all of the required landscape area must be covered with grass, organic mulch, live groundcover, decorative paving, sidewalk furniture or other decorative elements. 31 3. Landscaping in Parking and Driveway Areas. a. Landscape islands, linear landscaping strips, bio swales, or rain gardens shall be required in parking lots with 12 or more parking spaces. All landscape islands and strips shall have at least one tree. b. Every parking space is required to be not more than 60 feet from a medium or large canopy tree planted within a median, strip or island measured from the trunk at planting. c. Required size of landscape islands and linear landscaping strips containing trees: i. Within parking lots with non-porous surfaces: 130 square feet; 8 feet minimum width ii. Planted in Structural Soil: 64 square feet; 8 feet minimum width. The use of an approved structural soil shall be limited to landscape islands and adjacent walkways and parking areas necessary for proper tree growth. Structural soils shall not be used for fire lanes in parking lots. iii. Within parking lots with approved porous surfaces for parking areas excluding fire lanes: 16 square feet. Tree trunks should be protected by wheel stops or other physical barriers excluding curbs. iv. Linear landscaping strips are encouraged in lieu of landscaping islands where possible. d. Parking lots shall be screened from the public right-of--way with landscaping, berms, fences or walls 36 to 42 inches in height. e. Driveways that are located adjacent and parallel to a public street shall be screened from the public right-of--way with landscaping, berms, fences, or walls 36 to 42 inches in height. F. Facade Design Standards for New Construction. Projects that clearly conform to all facade design standards may be approved administratively by the Planning and Development Director or designee. A waiver from the facade design standards maybe granted by the Urban Design Commission (UDC) in accordance with the applicable development principles and standards. Large Retail Stores -Large retail stores greater than 50,000 square feet are exempt from the regulations of this section 8 "Facade Design Standards for New Construction," but shall conform to the design standards for large retail stores listed in section 5.134 of the zoning ordinance. 1. Required drawings. To illustrate compliance with the following standards, elevation drawings shall be submitted to the Planning and Development Department for those building facades that are oriented to: a. Public streets; b. Private streets and walkways that are publicly accessible through a public use easement; or c. Publicly accessible open space. 32 2. Facade variation. a. Scaling Elements: Each new building facade oriented to a publicly accessible street or open space shall at a minimum incorporate three or more of the following four scaling elements for building facades greater than SO feet in width, and at least two of the following scaling elements for building facades less than SO feet in width: i. Expression of building structural elements such as: a) Floors (banding, belt courses, etc. not less than one inch deep and four inches wide), b) Columns (pilasters, piers, quoins, etc. not less than four inches deep and six inches wide), or c) Foundation (water tables, rustication); ii. Variation in wall plane (not less than four inches) through the use of projecting and recessed elements. Such elements could include patterns of door and window openings (and the use of sills, mullions, and other scale providing window elements), and/or more pronounced architectural features, such as porches, alcoves, and roof dormers; iii. Changes in material or material pattern. Each change of material shall involve a minimum one-inch variation in wall plane; and iv. Noticeable changes in color or shade. b. New buildings facades oriented to a publicly accessible street or open space shall include differentiation between the first or second level and the upper levels with a cornice, canopy, balcony, arcade, or other architectural feature. c. If a project consists of more than one block face, each sequential block of new construction shall contain a different building facade to encourage architectural variety within large projects, using the required architectural elements listed in Section a.i above and/or other architectural features. d. New multifamily residential building facades oriented to a publicly accessible street or open space shall include at least two variations in wall plane per 100 linear feet of street frontage. Variations shall be not less than three feet in depth or projection and not less than two stories in height for multi-story buildings. 3. Fenestration: New single use commercial and mixed-use building facades fronting on publicly accessible streets or open space shall meet the following requirements: 33 Fenestration Re uirement Project Type Primary Street Side Street Mixed-Use Ground Story from 2 feet to 12 feet above grade 60 percent 40 percent Upper Stories 25 percent 25 percent Commercial Ground Story from 2 feet to 12 feet above grade 60 percent 40 percent Upper Stories 25 percent 25 percent Residential None None a. Clear glazing must have a visible transmittance rating of 0.5 or greater to count towards the fenestration requirement b. Fenestration alternatives: The following alternatives may count towards meeting the fenestration requirement and can be used in singular or in combination. If used in combination, they may count no more then 70 percent of the fenestration requirements: Fenestration Alternatives Alternative Percent towards re uirement Windows at the ground story but outside the 2 - 12 feet zone 40 percent Wall mounted or recessed displa cases at least 4 feet high 40 percent Walk-up automated teller machines, video rental or similar kiosk 40 percent Green screen system, planter walls, or similar vegetation 40 percent Translucent, fritted, patterned, or colored glazing 40 percent Outdoor dining/seating located between the building and street 60 percent 4. Building materials. Not less than 70 percent of all new building facades (not including door and window areas) facing publicly accessible streets or open space shall be constructed of the following masonry materials: stone, brick, terra cotta, patterned pre-cast concrete, cement plaster stucco, cement board siding, cast stone or prefabricated brick panels. 5. Building entries. a. Building entrances shall incorporate arcades, roofs, porches, alcoves or awnings that protect pedestrians from the sun and rain. b. Primary entrances shall be provided at intervals not to exceed 125 linear feet ofstreet-oriented residential building frontage. c. Townhouses and other similar street level dwelling units within multi-unit structures shall have individual street-oriented entries for each unit. d. Manor Houses shall have a single primary entrance provided however, that a '~1anor House ~~~ith two dwelling units (duplex) may ha~~c one primary entrance tier each unit. Each primary entrance must be pm~ided 34 under a shared porch or one of the entrances must be accessed from a side facade of the structure. 6. Commercial and Mixed-Use Roof Design. Roof slope shall not be greater than 1:12 on all single-story buildings. Sloped roof elements, including but not limited to mansard roofs, half -false roofs and towers are allowed. 7. Parking Structure Facade Standards a. Buildings shall not have exposed structured parking at the ground floor level. b. A parking structure facade that faces a public street shall be designed to incorporate contextual architectural elements that complement adjacent buildings or buildings in the area. c. Parking structure openings shall not exceed 50 percent of the total ground floor facade. 8. Metal Buildings. The exterior metal building walls of the front and any sides of a building facing a public street that will be constructed with metal cladding as the primary siding material shall not be constructed with exposed fasteners on more than fifty (50%) percent of the building. All buildings with metal siding shall have at least two exterior architectural features for articulation, such as front porches, gables, awnings, or other exterior siding materials. Exterior metal siding shall not be considered an architectural feature. These provisions shall not apply to large Retail Stores. (Ord. No. 18904, Eff. 11/10/09) G. Other Development Standards Development in the Low Intensity Mixed-Use ("MU-1") District shall be subject to the pertinent development standards in Chapter 6, and the following provisions: 1. Signs. See Chapter 6, Article 4 for requirements and the following provision: a. In addition to signs allowed in Chapter 6, Article 4, one or more attached project identifier or wayfinding signs may be erected on each facade of the occupied space. The signs may have a total area of 10% of the area of the facade to which the signs are attached, with a maximum aggregate area of 500 square feet per facade. Doors and windows shall be included in the calculation of the facade area. The facade area shall be calculated by multiplying the width times the height, with a maximum calculated height of 15 feet. For structures exceeding 15 feet in height, allowable sign square footage shall be calculated as .75 square feet per linear foot of building facade. 2. Residential Design Standards. Multifamily developments are exempt from the requirements of Section 6.506. "Unified Residential Development". 3. Outdoor Storage or Display. Outdoor storage or display requirements for the Neighborhood Commercial ("E") District shall apply to the Low Intensity Mixed-Use Greenfield ("MU-1G") District. 35 4. Entrances. In order to create apedestrian-oriented environment in which buildings are oriented toward publicly accessible streets and sidewalks, a principal building must have its main entrance from a public sidewalk or plaza, or from a private sidewalk or plaza that is publicly accessible through a public use easement. The main entrance shall not be from a parking lot. Secondary entrances from parking lots are permitted. Interior buildings constructed as part of a campus development are exempt from these requirements. 5. Fences and Gates. In order to promote pedestrian-oriented developments, exterior security fences and gates that are located along public streets, along private streets or walkways that are publicly accessible through a public use easement, or along publicly accessible open space shall not extend beyond building facades; i.e., these fences shall not be located in the area between building facades and the property line. Fences not exceeding 4 feet in height, however, may extend beyond the building facade of attached or detached single family house or townhouse developments in mixed-use zoning districts (see `5.305 Fences' B.2. for fence development standards). 6. Development Standards Applicable to Privately Owned Streets and Drives with Public Access Easements. Private streets and drives with public access easements shall be considered public streets or rights-of--way for the purposes of review for compliance with setbacks, parking, screening, facade variations, fenestration, and any other MU-1 G design requirement normally based on streets. H. Administrative Review Requirements 1. Conceptual Land Use Plan. Developers of projects equal to or larger than 3 acres in size shall submit a conceptual land use plan for approval by the Planning and Development Director. The conceptual land use plan must be approved before a building permit application is accepted by the Planning and Development Department. The Planning and Development Director may require a conceptual land use plan for a project smaller than 3 acres if the project is part of a development equal to or larger than 3 acres in size. a. The conceptual land use plan shall illustrate the proposed location of land uses on the site, using the following land use categories: i One- or two-family residential, ii Multifamily residential, iii Commercial, iv Institutional, v Mixed-use buildings (a mix of residential and non-residential within the same building, meeting the percentage requirements defined in Section 4.903.C.7.b), or vi Public park. Parking facilities and private open spaces shall be classified the same as the primary land use they serve. 36 b. Project Test -The conceptual land use plan shall show that the proposed project includes uses within at least two of the land use categories, One-family detached residential shall not exceed 50 percent of the total land area, and that no land use category other than mixed-use buildings occupies greater than 70 percent of the total land area. The land use area percentages shall be calculated using property information obtained from the applicable tax appraisal district. If a development does not comply with this test, then the vicinity test described below shall apply. c. Vicinity Test -Developments in which a single land use other than mixed- use buildings exceeds 70 percent of the site's total land area are permitted if: i. The Planning and Development Director determines that the following conditions are satisfied: a. The proposed land use at any location within the proposed development site must be within a walking distance of 1,000 feet of a different land use, as measured by the shortest pedestrian route, and b. 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 70 percent of the 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. c. Once a project, or portion of a project, is constructed or partially constructed in accordance with the approved Conceptual Land Use Plan, this Vicinity Test shall not create legal non-conforming status nor prevent the restoration of a building or buildings destroyed by fire, explosion or other casualty, or act of God, or the public enemy, nor prevent the continued occupancy or use of such building or part thereof which existed at the time of such partial destruction. Subsequent development within the 1,000 ft. radius described in Section b. above shall not affect the approved conceptual land use plan and shall not create legal non-conforming status. Or ii. The Planning and Development 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 i. above impractical in certain areas of the development site. 2. Conceptual Site Plan. In order to facilitate compliance with the mixed-use zoning standards, developers shall submit a conceptual site plan to the Planning and Development Department for administrative review prior to submittal of permit applications for new construction projects. The site plan shall show the anticipated location of proposed streets, sidewalks and walkways, building footprints, parking areas, landscaped areas and features, and open space. 37 SECTION 3. Article 10 "Industrial Districts", Chapter 4 "District Regulations" of Ordinance No. 13896, the Zoning Ordinance of the City of Fort Worth, is hereby amended to amend Section 4.1001, High Intensity Mixed-Use ("MU-2")" in its entirety to read as follows: 4.1001 High Intensity Mixed-Use (MU-2) District A. Purpose and Intent. 1. Purpose. It is the purpose and intent of the High Intensity Mixed-Use ("MU- 2") District to provide areas in which a variety of higher density housing types exist among commercial, institutional, and selected light industrial uses. 2. Intent Statements a. General Development Principles 1. Promote a pedestrian-oriented urban form. In contrast to conventional zoning standards that place a primary emphasis on the regulation of land uses, mixed-use development standards and guidelines focus on promoting a walkable, urban form of development, consistent with the surrounding area's historic urban character. The focus on form promotes buildings that conform to tested urban design principles. 2. Require excellence in the design of the public realm 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. 3. Encourage creativity, architectural diversity, and exceptional design. Mixed-use is intended to promote high quality design, and the development review process for mixed-use projects is intended to promote flexibility. Standards and guidelines, as well as the development review process, are intended to support creativity and exceptional design while discouraging uniformity. 4. Promote sustainable development that minimizes negative impacts on natural resources. Creating a walkable, higher density residential district surrounding mixed-use districts supports sustainable development by providing an alternative to low-density development in peripheral 38 areas. In accordance with sustainable development principles, the mixed- use buildings and public spaces should be designed to minimize negative impacts on air and water quality and promote innovation in environmental design. b. Building Types Permitted The following building intent statements and illustrations have been provided to demonstrate the recommended building forms in the High Intensity Mixed-Use ("MU-2") District. All intent statements are addressed through development standards set out in Section 4.1001 C through G. 1. General Commercial: A development type with nonresidential uses. Ground-story spaces are flexible enough to accommodate a variety of nonresidential uses. Upper stories are used for offices or other types of com- patible nonresidential uses. The front of the building is placed on, or very close to, the front property line. On corner lots, the building side facing the street is also placed on or near the side property line. No on-site surface parking is permitted between the building and the street. Primary entrances are prominent and street-facing. Large storefront windows are provided to encourage interaction between the pedestrian and the ground-story space. X00 Q0~ ~~0 ~Ua dpp qd~ ~I 2. Mixed-Use Shopfront: A development type with ground-story retail and upper-story residential or offices uses. The front of the building is placed on, or very close to, the front property line. On corner lots, the building side facing the street is also placed on or near the side property line. No on-site surface parking is permitted between the building and the street. Primary entrances are prominent and street-facing. Large storefront windows are provided to encourage interaction between the pedestrian and the ground-story space. poa aao ppQ aaa oo© aoo ~~~~ ,. ~,~`~- 39 3. Apartmentl Condominium: The front of the building is placed on, or very close to, the front property line. On corner lots, the building side facing the street is also placed on or near the side property line. The building often shares a common entrance. Primary entrances ase prominent and street-facing. An elevated ground floor for residential uses is recommended to ensure privacy. Parking for an apartment/condominium building is allowed on the side or rear of the building, but the preferred method is at the rear of the building. 4. Townhouse: A building with three or more attached dwelling units consolidated into a single structure. The front of the building is placed on, or very close to, the front property line. On corner lots, the building side facing the street is also placed on or near the side property line. A townhouse unit is more than one story in height; however, units should not be vertically mixed. Each unit has its own external entrance. Parking access via a driveway or rear alley is required. An elevated ground floor for residential uses is recommended to ensure privacy. 5. Urban Manor House: A development/building with two to five attached dwelling units consolidated in a single structure. A manor house is located on a single lot and contains common walls. Dwelling units within a building may be situated either wholly or partially over or under other dwelling units. The front of the building is placed on, or very close to, the front property line. On corner lots, the building side facing the street is also placed on or near the side property line. The building has the appearance of a 40 conventional single-family house with a single primary entrance except that a manor house with two dwelling units (duplex) may have one primary entrance for each unit provided it meets the requirements of 4.902 D.8.f.iv. An elevated ground floor for residential uses is recommended to ensure privacy. Parking for a manor house is allowed on the side or rear of the building, but the preferred method is through traditional forms with detached garages at the rear when possible. i ,. ~.._~_~~ -,-; ~~,.. i i O'ff' 6. Single-Family House: The front of the building is placed on, or very close to, the front property line. On corner lots, the building side facing the street is also placed on or near the side property line. An elevated ground floor for residential uses is recommended to ensure privacy. Parking for a single family home is allowed on the side or rear of the building, but the preferred method is through traditional forms with detached garages at the rear when possible. ~ ___ -~n m~' m rn~ s ~-~~; `-~ ~ _. ~.. B. Uses In the High Intensity Mixed-Use ("MU-2") District, no building or land shall be used and no building shall be hereafter erected, reconstructed, altered or enlarged, nor shall a Certificate of Occupancy be issued, except in accordance with the use table in Chapter 4, Article 8, and the supplemental standards of Chapter 5. In the High Intensity Mixed-Use ("MU-2") District, residential, commercial, institutional, and light industrial uses may occupy the same building and lot. All projects must comply with the mix of use requirements described in Section 4.1001.H.1. One-family detached residential lots shall not exceed 10,000 square feet 41 C. Property Development Standards In the High Intensity Mixed-Use ("MU-2") District, the dimension of yards, the placement of the building, the minimum and maximum height of buildings, the minimum and maximum residential density, and the enhanced landscaping shall be as follows: 1. 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. 2. Required street frontage: The intent of requiring building street frontage is to encourage a more prominent and continuous street wall to promote a multi-modal, pedestrian friendly environment while reducing the visual dominance of large surface parking lots. a. Primary Street: building facades shall be located within the area between the property line and the maximum setback for a minimum of 70 percent of the primary street frontage of the lot. b. Side Street: applies only to corner lots; building facades shall be located within the area between the property line and the maximum setback for a minimum of 30 percent of the side street frontage of the lot. c. Required street frontage shall apply only to the ground floor of the building. d. Required street frontage alternatives: These alternatives may count towards a portion of the required street frontage, when meeting the following standards; i. Arcades: 100% ii. Residential garden court: 40% iii. Outdoor seating: 40% iv. P1aza:40% 3. Front yard: 20 feet maximum setback, with the following provisions: a. Campus developments: Interior buildings constructed as part of a campus development maybe set back from the property line more than 20 feet if at least 50 percent of the public street frontage on each block face within the development contains buildings within the maximum setback of 20 feet. Interior buildings set back farther than 20 feet may not be constructed unless and until this 50 percent requirement has been satisfied. b. Buildings may exceed the maximum 20-foot setback if angled, perpendicular, or parallel parking on private property meets the conditions of Section 4.1001.D.4.e. In these situations, the front yard setback shall be measured from the front of the parking space instead of the property line, and the setback shall be no greater than 20 feet. c. Buildings on corner lots are required to meet the front yard maximum setback on primary and side streets. 42 Note: A campus development is defined as a unified group of buildings and/or facilities located on a contiguous parcel(s) and operated as a place of worship, school, or hospital. 4. Rear yard: 5 feet minimum setback. 5. Side yard: Setbacks are required when an abutting property with an existing building has windows facing to the side. Then, any new development or addition shall provide at least 10 feet of separation between the existing and new building. Note: Additional setback conditions are included in Section 4.1001.G Other Development Standards. 6. Minimum Height: Two (2) stories consisting of a minimum of 18 feet Note: Development in the High Intensity Mixed-Use ("MU-2") is exempt from Section 6.100. Minimum building height for all uses shall be measured from the top of the finished slab to top of the highest wall facade. An unroofed and unenclosed rooftop terrace, and the enclosed stairwell or elevator providing access to the terrace, shall not be included in the measurement of total building height, as described in Section 6.100.5. 7. Maximum Height: a. 60 feet, or 5 stories, whichever is less; or b. 120 feet or 10 stories, whichever is less, if: i. Residential uses constitute 20 percent or more of a building's gross floor area, and ii. Office, eating and entertainment, and/or retail sales and service use constitute 10 percent or more of the building's gross floor area. Note: Development in the High Intensity Mixed-Use ("MU-2") District is exempt from Section 6.100. Building height for all uses shall be measured from the top of the finished slab at grade level to the top of the highest wall top plate. An unroofed and unenclosed rooftop terrace, and the enclosed stairwell or elevator providing access to the terrace, shall not be included in the measurement of total building height, as described in Section 6.100.5. Stealth Telecommunication Towers are permitted to a height of 75 feet. The Urban Design Commission must approve the design of all Stealth Telecommunication Towers. Telecommunication Towers are permitted to a height of 60 feet as a Special Exception approved by the Board of Adjustment. 43 8. Minimum residential units per acre: None; except when a residential or mixed use project is located within 1,320 feet an entrance to an existing or approved passenger rail station or stop: 50 9. Maximum residential units per acre: 70; or No limit if the project includes office, eating and entertainment, and/or retail sales and service uses that constitute at least 10 percent of gross floor area. D. Off-Street Parking and Loading. 1. Commercial and Mixed-Use Parking Table: Location Requirement as a percentage of parking requirement listed in Section 6.201 B Minimum Maximum Project not located within 250 feet None 100 percent of One or Two Family zoned property Project located within 250 feet of 75 percent 100 percent One or Two Family zoned property and within 1,000 feet of 50 percent 100 percent an entrance to an existing or approved passenger rail station or stop 2. Residential Parking Table: Building Type/Use Requirement Single Family 2 parking spaces located behind the front of the building line per dwelling unit. Townhouse 2 parking spaces per dwelling unit are required at the rear of the primary structure and accessed via a driveway or rear alley. Manor house (duplex) 2 spaces per dwelling unit plus 1 space per bedroom over three (3) bedrooms per dwelling unit all located behind the front building line Manor house 0.75 to loff-street spaces required per bedroom, (apartment) and located behind the front building line* Apartment/ 44 Condominium On-street parking along the lot frontage maybe applied toward the minimum parking requirements, but shall not reduce the applicable maximum parking limitations. Plus 1 space per 250 square feet of common areas, offices and recreation (less laundry rooms and storage) If the development is within 1,320 feet of a rail transit station 0.5 to toff-street spaces required per bedroom, located behind the front building line* Plus 1 space per 250 square feet of common areas, offices and recreation (less laundry rooms and storage) *All partial spaces are rounded up. 3. Bicycle Parking: See Section 6.204 4. Other Off-Street Parking and Loading Standards a. The required off-street parking for any use maybe located off-site, on property within 500 feet of the subject site. b. Adjacent on-street parking maybe applied toward the minimum parking requirements, but shall not reduce the pertinent maximum parking limitations. c. For mixed-use buildings and projects the total parking requirement shall be the sum of the individual requirements for all uses. A joint use parking agreement, if executed according to the standards set forth in section d below, would allow a reduction in the total requirement for amixed-use building or project. d. Joint use parking facilities may be used to meet minimum parking requirements. The total number of spaces shall not exceed the sum of the maximum spaces allowed for all individual uses sharing the facility. Joint use of required parking spaces may occur where two or more uses on the same site or on separate sites are able to share the same parking spaces because their parking demands occur at different times. Joint use of required parking spaces is allowed if the following documentation is submitted in writing to the Planning and Development Department as part of a building permit application or site plan review: i. The names and addresses of the uses and of the owners or tenants that are sharing the parking; ii. The location and number of parking spaces that are being shared; 45 iii. An analysis showing that the peak parking demands for the different uses occur at different times, and that the parking area will supply at least the minimum number of required spaces for each use during its respective peak parking times; and, iv. A legal instrument such as an easement or deed restriction that guarantees access to the joint parking for all uses. e. Surface parking shall not be permitted between a building front and the street, except that angled, perpendicular, or parallel parking that is designed to function as on-street parking shall be permitted if it meets the following three conditions: i. The City's Traffic Engineer determines that the parking does not adversely affect public safety or circulation and satisfies the conditions described in Section 22-175d of the City Code, and ii. Each parking space is located adjacent to and is directly accessible from a public street ROW or publically accessible private street. iii. Surface parking permitted between a building front and the street (on-street parking) and the required pedestrian walkway shall be either dedicated as public right-of--way or be included in a public access easement recorded in the real property records of the county. In these situations, the front yard setback shall be measured from the front of the parking space instead of the property line and the setback shall be no greater than 20 feet. f. Uses located in historically significant buildings shall be exempt from off-street parking requirements. For the purposes of this exemption, historically significant buildings shall include those determined by the Historic Preservation Officer to be eligible, based on the applicable criteria, for: i. Listing in the National Register of Historic Places; or ii. Local designation as either Historic and Cultural Landmark ("HC") or Highly Significant Endangered ("HSE"). g. These requirements supersede the parking requirements of Section 6.201 B. All other requirements of Chapter 6, Article 2 apply. E. Landscaping and Buffers. The requirements of Chapter 6, Article 3 apply, with the following provisions. 1. Bufferyard and Supplemental Building Setback. a. For the purposes of this section, the High Intensity Mixed-Use ("MU-2") District shall be considered a nonresidential district. b. A bufferyard and supplemental building setback are not required between the boundary of a one- or two-family development within the High 46 Intensity Mixed-Use ("MU-2") District and an adjacent one- or two- family district. c. All uses, other than one- or two-family adjacent to one- and two-family districts, shall conform to the supplemental building setback and bufferyard width standards required for the Neighborhood Commercial ("E") District, as described in Section 6.3000. Area Requirements. In addition, a transitional height plane of 45 degrees shall apply to portions of a building above 45 feet or 3 stories, whichever is less; starting from the property line of the one- or two- family district. Any portion of a building above 45 feet or 3 stories, whichever is less, shall be set back so that the building does not encroach the transitional height plane; i.e., the portion of a building above 45 feet or 3 stories must be set back an additional foot for each additional foot in height, with the plane starting from the property line of the one- or two-family district. This standard is illustrated in Figure 1. These supplemental building setback and transitional height plane requirements shall not apply to buildings adjacent to one- or two- family districts that serve as public open space, such as parks and drainage ways. ~~ ~E :ould slow 6ulltknQs Lot Line Figure 4.3 MU-2 Transitional Height Plane 2. Enhanced Landscaping Point System Requirements. Enhanced landscaping must earn a minimum of 30 points (20 points in urban single- family house and urban manor houses with two (2) units) that are awarded for providing and maintaining specific landscaping and design features. The points are accumulated as follows: 47 Enhanced Landscaping Point System - 30 points required (20 points in sin le-famil houses and urban manor houses with two 2) units) Feature Requirement or example items Points Awarded Plaza 5% of net land area. Plaza shall be continuous 15 w/ minimum area not less than 1,000 sq ft. If S% of net land area is greater then 2, 000 square feet, multiple plazas are permitted. Playground 5% of net land area w/ minimum area not less 15 than 1000 sq ft Community 1 pt for every 250 sq ft w/ minimum area not 5-15 garden less than 1250 sq ft Arcades, structural 50% of facade facing primary street or 25 linear 10 awnings, galleries, ft, whichever is greater. 4 ft minimum depth. balconies or other approved pedestrian shelter Single family front 50% of facade facing primary street 10 porch Enhanced Each 50 ft segment of street frontage is required 10 streetscaping to have 2 streetscaping items. Items include but are not limited to benches, trash receptacles, bike racks, and planters using materials appropriate for the adjacent street and approved by the Transportation and Public Works Department. Pedestrian-scaled 1 light post every 60 ft of street frontage; style 10 lighting approved by the Transportation and Pubic Works Department and consistent with other pedestrian lights on the same block. Programmed 3% of net land area. Programmed recreation 10 recreation area areas include but are not limited to chess parks, bocce ball courts, and exercise/yoga facilities Public art As approved by the Planning and Development 10 installation Director or designee. Public art installations include but are not limited to pieces of sculpture, murals, and water features planned and executed with the specific intention of being sited or staged in the physical public domain, outside and accessible to all. Materials used are durable and resistant to graffiti and weather. Street trees Required spacing: 10 • Small/Medium Canopy 25 - 30 ft • Lar e Cano 35 - 40 ft Window awnings, 25% of facade facing primary street or 15 linear 5 shallow door ft, whichever is heater. Multiple features (i.e. canopies, or other awnings) may add up to the required amount. 48 facade features that are not intended to provide pedestrian shelter (less then 4 ft in depth) Programmed Minimum 15 seats 5 sitting area/public outdoor dining area Proximity to a Within 500 ft 5 public ark Sustainable Xeriscaping, on-site stormwater management, 5 landscaping rain gardens, bio-swales, etc. Rooftop terrace Minimum 200 sq ft 5 Paved walkway 1 pt for every additional foot of sidewalk width 1-11 enhancement over the City standard (up to a 15 ft wide sidewalk total) a. Points shall be awarded only once for each feature category, per project. b. Submittal of Landscape Plan. The location and description of decorative paving, sidewalk furniture or other decorative elements, if any, shall be indicated on the landscape plan. c. Landscape area required. Section 6.301.H "Landscape Area Required" does not apply to developments in the MU-2 district; except i. All landscaped areas shall be located outside the perimeter of the footprint of a building or structure; protected by wheel stops, curbs or other physical barriers where adjacent to vehicle use areas; and be covered with grass, organic mulch or low maintenance groundcover. (Section 6.301.H.1.b) ii. Landscaped bioretention areas are encouraged for natural drainage channels to reduce runoff and increase infiltration of water into the soil. (Section 6.301.H.2.b) iii. When there is a front yard setback of at least five feet, front yard landscaping is required for areas outside of ground level patios, parkways and pedestrian walkways. Front yard landscaping must adhere to the shrub and native plants as listed in Table 6.8, Table A of Section 6.301.H. as well as other applicable regulations described or referenced within the MU-2 regulations. d. Irrigation. An irrigation system shall be installed to provide total water coverage to all plant materials installed pursuant to Section 6.301.I "Irrigation". e. Miscellaneous Requirements. In addition to required trees and shrubs, all of the required landscape area must be covered with grass, organic mulch, live groundcover, decorative paving, sidewalk furniture or other decorative elements. 49 3. Landscaping in Parking and Driveway Areas. a. Landscape islands, linear landscaping strips, bio swales, or rain gardens shall be required in parking lots with 12 or more parking spaces. All landscape islands and strips shall have at least one tree. b. Every parking space is required to be not more than 60 feet from a medium or large canopy tree planted within a median, strip or island measured from the trunk at planting. c. Required size of landscape islands containing trees: i. Within parking lots with non-porous surfaces: 130 square feet; 8 feet minimum width ii. Planted in Structural Soil: 64 square feet; 8 feet minimum width. The use of an approved structural soil shall be limited to landscape islands and adjacent walkways and parking areas necessary for proper tree growth. Structural soils shall not be used for fire lanes in parking lots. iii. Within parking lots with approved porous surfaces for parking areas excluding fire lanes: 16 square feet. Tree trunks should be protected by wheel stops or other physical barriers excluding curbs. iv. Linear landscaping strips are encouraged in lieu of landscaping islands where possible. d. Parking lots shall be screened from the public right-of--way with landscaping, berms, fences or walls 36 to 42 inches in height. e. Driveways that are located adjacent and parallel to a public street shall be screened from the public right-of--way with landscaping, berms, fences, or walls 36 to 42 inches in height. F. Facade Design Standards for New Construction. Projects that clearly conform to all facade design standards maybe approved administratively bythe Planning and Development Director or designee. A waiver from the facade design standards maybe granted by the Urban Design Commission (UDC) in accordance with the applicable development principles and standards. 1. Required drawings. To illustrate compliance with the following standards, elevation drawings shall be submitted to the Planning and Development Department for those building facades that are oriented to: a. Public streets; b. Private streets and walkways that are publicly accessible through a public use easement; or c. Publicly accessible open space. 2. Facade variation. a. Scaling Elements: Each new building facade oriented to a publicly accessible street or open space shall at a minimum incorporate three or more of the following four scaling elements for building facades greater than 50 feet in width, and at least two of the following scaling elements for building facades less than 50 feet in width: i. Expression of building structural elements such as: 50 a) Floors (banding, belt courses, etc. not less than one inch deep and four inches wide), b) Columns (pilasters, piers, quoins, etc. not less than four inches deep and six inches wide), or c) Foundation (water tables, rustication); ii. Variation in wall plane (not less than four inches) through the use of projecting and recessed elements. Such elements could include patterns of door and window openings (and the use of sills, mullions, and other scale providing window elements), and/or more pronounced architectural features, such as porches, alcoves, and roof dormers; iii. Changes in material or material pattern. Each change of material shall involve a minimum one-inch variation in wall plane; and iv. Noticeable changes in color or shade. b. New buildings facades oriented to a publicly accessible street or open space shall include differentiation between the first or second level and the upper levels with a cornice, canopy, balcony, arcade, or other architectural feature. c. If a project consists of more than one block face, each sequential block of new construction shall contain a different building facade to encourage architectural variety within large projects, using the required architectural elements listed in Section c.i above and/or other architectural features. d. New multifamily residential building facades oriented to a publicly accessible street or open space shall include at least two variations in wall plane per 100 linear feet of street frontage. Variations shall be not less than three feet in depth or projection and not less than two stories in height for multi-story buildings. 3. Fenestration: New single use commercial and mixed-use building facades fronting on publicly accessible streets or open space shall meet the following requirements: Fenestration Re uirement Project Type Primary Street Side Street Mixed-Use or Non-Residential Ground Story from 2 feet to 12 feet above grade 60 percent 40 percent Upper Stories 25 ercent 25 ercent Residential None None a. Clear glazing must have a visible transmittance rating of 0.5 or greater to count towards the fenestration requirement. b. Fenestration alternatives: The following alternatives may count towards meeting the fenestration requirement and can be used in singular or in combination. If used in combination, they may count no more then 70 percent of the fenestration requirements: 51 Fenestration Alternatives Alternative Percent towards re uirement Windows at the ground story but outside the 2 - 12 feet zone 40 percent Wall mounted or recessed display cases at least 4 feet high 40 percent Walk-up automated teller machines, video rental or similar kiosk 40 percent Green screen system, planter walls, or similar vegetation 40 percent Translucent, fritted, patterned, or colored glazing 40 percent Outdoor dining/seating located between the building and street 60 percent 4. Building materials. Not less than 70 percent of all new building facades (not including door and window areas) facing publicly accessible streets or open space shall be constructed of the following masonry materials: stone, brick, terra cotta, patterned pre-cast concrete, cement plaster stucco, cement board siding, cast stone or prefabricated brick panels. 5. Building entries. a. Building entrances shall incorporate arcades, roofs, porches, alcoves or awnings that protect pedestrians from the sun and rain. b. Primary entrances shall be provided at intervals not to exceed 125 linear feet ofstreet-oriented residential building frontage. c. Townhouses and other similar street level dwelling units within multi-unit structures shall have individual street-oriented entries for each unit. d. Manor Houses shall have a single primary entrance provided however, that a manor house with two dwelling units (duplex) may have one primary entrance for each unit. Each primary entrance must be provided under a shared porch or one of the entrances must be accessed from a side facade of the structure. 6. Parking Structure Facade Standards a. Buildings shall not have exposed structured parking at the ground floor level. b. A parking structure facade that faces a public street shall be designed to incorporate contextual architectural elements that complement adjacent buildings or buildings in the area. c. Parking structure openings shall not exceed 50 percent of the total ground floor facade. G. Other Development Standards Development in the High Intensity Mixed-Use ("MU-2") District shall be subject to the pertinent development standards in Chapter 6, and the following provisions: 1. Signs. See Chapter 6, Article 4 for requirements and the following provision: 52 a. In addition to signs allowed in Chapter 6, Article 4, one or more attached project identifier or wayfinding signs maybe erected on each facade of the occupied space. The signs may have a total area of 10% of the area of the facade to which the signs are attached, with a maximum aggregate area of 500 square feet per facade. Doors and windows shall be included in the calculation of the facade area. The facade area shall be calculated by multiplying the width times the height, with a maximum calculated height of 15 feet. For structures exceeding 15 feet in height, allowable sign square footage shall be calculated as .75 square feet per linear foot of building facade. 2. Residential Design Standards. Multifamily developments are exempt from the requirements of Section 6.506. "Unified Residential Development". 3. Outdoor Storage or Display. Outdoor storage or display requirements for the Intensive Commercial "G" District shall apply to the High Intensity Mixed- Use ("MU-2") District. 4. Entrances. In order to create apedestrian-oriented environment in which buildings are oriented toward publicly accessible streets and sidewalks, a principal building must have its main entrance from a public sidewalk or plaza, or from a private sidewalk or plaza that is publicly accessible through a public use easement. The main entrance shall not be from a parking lot. Secondary entrances from parking lots are permitted. Interior buildings constructed as part of a campus development are exempt from these requirements. 5. Fences and Gates. In order to promote pedestrian-oriented developments, exterior security fences and gates that are located along public streets, along private streets or walkways that are publicly accessible through a public use easement, or along publicly accessible open space shall not extend beyond building facades; i.e., these fences shall not be located in the area between building facades and the property line. Fences not exceeding 4 feet in height, however, may extend beyond the building facade of attached or detached single family house or townhouse developments in mixed-use zoning districts (see Section 5.305 Fences B.2. for fence development standards). 6. Public Access to Privately Owned Streets and Drives. Private streets and drives with public access easements shall be considered public streets or rights-of--way for the purposes of review for compliance with setbacks, parking, screening, facade variations, fenestration, and any other MU-2 design requirement normally based on streets. H. Administrative Review Requirements 1. Conceptual Land Use Plan. Developers of projects equal to or larger than 3 acres in size shall submit a conceptual land use plan for approval by the Planning and Development Director. The conceptual land use plan must be 53 approved before a building permit application is accepted by the Planning and Development Department. The Planning and Development Director may require a conceptual land use plan for a project smaller than 3 acres if the project is part of a development equal to or larger than 3 acres in size. a. The conceptual land use plan shall illustrate the proposed location of land uses on the site, using the following land use categories: i. One- or two-family residential, ii. Multifamily residential, iii. Commercial, iv. Institutional, v. Mixed-use buildings (a mix of residential and non-residential within the same building, meeting the percentage requirements defined in Section 4.1001.C.7.b), or vi. Public park. Parking facilities and private open spaces shall be classified the same as the primary land use they serve. b. Project Test -The conceptual land use plan shall show that the proposed project includes uses within at least two of the land use categories, and that no land use category other than mixed-use buildings occupies greater than 70 percent of the total land area. The land use area percentages shall be calculated using property information obtained from the applicable tax appraisal district. If a development does not comply with this test, then the vicinity test described below shall apply. c. Vicinity Test -Developments in which a single land use other than mixed- usebuildings exceeds 70 percent of the site's total land area are permitted if: i. The Planning and Development Director determines that the following conditions are satisfied: a) The proposed land use at any location within the proposed development site must be within a walking distance of 1,000 feet of a different land use, as measured by the shortest pedestrian route, and b) 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 70 percent of the land area within the radius. The proposed development shall be included in the calculation of this percentage. Or ii. The Planning and Development 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 54 conditions of section i. above impractical in certain areas of the development site. 2. Conceptual Site Plan. In order to facilitate compliance with the mixed- use zoning standards, developers shall submit a conceptual site plan to the Planning and Development Department for administrative review prior to submittal of permit applications for new construction projects. The site plan shall show the anticipated location of proposed streets, sidewalks and walkways, building footprints, parking areas, landscaped areas and features, and open space. SECTION 4. Article 10 "Industrial Districts", Chapter 4 "District Regulations" of Ordinance No. 13896, the Zoning Ordinance of the City of Fort Worth, is hereby amended to amend Section 4.1002, High Intensity Greenfield Mixed-Use ("MU-2G")"in its entirety to read as follows: 4.1002 High Intensity Greenfield Mixed-Use ("MU-2G") District A. Purpose and Intent 1. Purpose. The purpose of the MU-2G zoning classification is to promote pedestrian-oriented, mixed-use development in undeveloped areas designated in the Comprehensive Plan as future mixed-use growth centers. The MU-2G regulations are intended to encourage the development of neighborhood-scale activity centers in which a variety of housing types may exist among neighborhood-serving commercial and institutional uses. Minimum Development Site Land Area: MU-2G shall only be used for large- scale development sites of at least 100 acres. These development sites of at least 100 acres may include a combination of contiguous MU districts (i.e. MU-1, MU- 1 G, MU-2, MU-2G, PD/MU). Public rights of way maybe included in the calculation of a site's size. 2. Intent Statements a. General Development Principles 1. Promote a pedestrian-oriented urban form. In contrast to conventional zoning standards that place a primary emphasis on the regulation of land uses, mixed-use development standards and guidelines 55 focus on promoting a walkable, urban form of development, consistent with the surrounding area's historic urban character. The focus on form promotes buildings that conform to tested urban design principles. 2. Require excellence in the design of the public realm 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. 3. Encourage creativity, architectural diversity, and exceptional design. Mixed-use is intended to promote high quality design, and the development review process for mixed-use projects is intended to promote flexibility. Standards and guidelines, as well as the development review process, are intended to support creativity and exceptional design while discouraging uniformity. 4. Promote sustainable development that minimizes negative impacts on natural resources. Creating a walkable, higher density residential district surrounding mixed-use districts supports sustainable development by providing an alternative to low-density development in peripheral areas. In accordance with sustainable development principles, the mixed- use buildings and public spaces should be designed to minimize negative impacts on air and water quality and promote innovation in environmental design. b. Building Types Permitted The following building intent statements and illustrations have been provided to demonstrate the recommended building forms in the Low Intensity Mixed-Use ("MU-2G") District. All intent statements are addressed through development standards set out in Section 4.1002 C through G. 1. General Commercial: A development type with nonresidential uses. Ground-story spaces are flexible enough to accommodate a variety of nonresidential uses. Upper stories are used for offices or other types of compatible nonresidential uses. The front of the building is placed on, or very close to, the front property line. On corner lots, the building side facing the street is also placed on or near the side property line. No on-site surface parking is permitted between the building and the street. Primary entrances are prominent and street-facing. Large storefront windows are provided to encourage interaction between the pedestrian and the ground- story space. 56 ooa o0o aQo 000 000 ooa _= 2. Mixed-Use Shopfront: A development type with ground-story retail and upper-story residential or offices uses. The front of the building is placed on, or very close to, the front property line. On corner lots, the building side facing the street is also placed on or near the side property line. No on-site surface parking is permitted between the building and the street. Primary entrances are prominent and street-facing. Large storefront windows are provided to encourage interaction between the pedestrian and the ground-story space. o~n ~©o ~~~~j! ooA "au ono, j == _.~ . ``-~:'-, 3. Apartment/ Condominium: The front of the building is placed on, or very close to, the front property line. On corner lots, the building side facing the street is also placed on or near the side property line. The building often shares a common entrance. Primary entrances are prominent and street-facing. An elevated ground floor for residential uses is recommended to ensure privacy. Parking for an apartment/condoininium building is allowed on the side or rear of the building, but the preferred method is at the rear of the building. 57 4. Townhouse: A building with three or more attached dwelling units consolidated into a single structure. The front of the building is placed on, or very close to, the front property line. On corner lots, the building side facing the street is also placed on or near the side property line. A townhouse unit is more than one story in height; however, units should not be vertically mixed. Each unit has its own external entrance. Parking access via a driveway or rear alley is required. An elevated ground floor for residential uses is recommended to ensure privacy. 5. Urban Manor House: A development building with two to five attached dwelling units consolidated in a single structure. A manor house is located on a single lot and contains common walls. Dwelling units within a building may be situated either wholly or partially over or under other dwelling units. 'The front of the building is placed on, or very close to, the front property line. On corner lots, the building side facing the street is also placed on or near the side property line. The building has the appearance of a conventional single-family house with a single primary entrance except that a manor house with two dwelling units (duplex) may have one primary entrance for each unit provided it meets the requirements of 4.902 D.8.f.iv. An elevated ground floor for residential uses is recommended to ensure privacy. Parking for a manor house is allowed on the side or rear of the building, but the preferred method is through traditional forms with detached garages at the rear when possible. ''~ _- T ~~. ~ ,6y (±~ ~-~ i t~.l _ u, -.Ili v ,~ --- ;~ ~ // / ~~~~~ ~' 58 6. Single-Family House: The front of the building is placed on, or very close to, the front property line. On corner lots, the building side facing the street is also placed on or near the side property line. An elevated ground floor for residential uses is recommended to ensure privacy. Parking for a single family home is allowed on the side or rear of the building, but the preferred method is through traditional forms with detached garages at the rear when possible. ~~ ~ fT '~ 1~ f ~~ ~ i,Y B. Uses In the High Intensity Greenfield Mixed-Use ("MU-2G") District, no building or land shall be used and no building shall be hereafter erected, reconstructed, altered or enlarged, nor shall a Certificate of Occupancy be issued, except in accordance with the use table in Chapter 4, Article 8, and the supplemental standards of Chapter 5. In the High Intensity Greenfield Mixed-Use ("MU-2G") District, residential, commercial and institutional uses may occupy the same building and lot. All projects must comply with the mix of use requirements described in Section 4.1002. H.1. One-family detached residential lots shall not exceed 10,000 square feet. C. Property Development Standards In the High Intensity Greenfield Mixed-Use ("MU-2G") District, the dimension of yards, the placement of the building, the minimum and maximum height of buildings, the minimum and maximum residential density, and the enhanced landscaping shall be as follows: 1. General yard development standards: Development shall be exempt from Chapter 6, Article 1, Sections 6.1 O 1 B, 6.1 O l C, 6.1 O 1 E, and 6.101 G. 2. Required street frontage: The intent of requiring building street frontage is to encourage a more prominent and continuous street wall to promote a multi-modal, pedestrian friendly environment while reducing the visual dominance of large surface parking lots. a. Primary Street: building facades shall be located within the area between the property line and the maximum setback for a minimum of 70 percent of the primary street frontage of the parcel. b. Side Street: applies only to corner lots; building facades shall be located within the area between the property line and the maximum 59 setback for a minimum of 30 percent of the side street frontage of the parcel. c. Required street frontage shall apply only to the ground floor of the building. d. Required street frontage alternatives: These alternatives may count towards a portion of the required street frontage for the building, when meeting the following standards; i. Arcades: 100% ii. Residential garden court: 40% iii. Outdoor seating: 40% iv. P1aza:40% 3. Front yard: 20 feet maximum setback, with the following provisions: a. Campus developments: Interior buildings constructed as part of a campus development maybe set back from the property line more than 20 feet if at least 50 percent of the public street frontage on each block face within the development contains buildings within the maximum setback of 20 feet. Interior buildings set back farther than 20 feet may not be constructed unless and until this 50 percent requirement has been satisfied. b. Buildings may exceed the maximum 20-foot setback if angled, perpendicular, or parallel parking on private property meets the conditions of Section 4.1002.D.4.e. In these situations, the front yard setback shall be measured from the front of the parking space instead of the property line, and the setback shall be no greater than 20 feet. c. Buildings on corner lots are required to meet the front yard maximum setback on primary and side streets. d. To allow convenient access to parking from the front entrances of large retail buildings greater than 50,000 square feet, the building side of any internal street with a public access easement may serve as the line from which the setback is measured. The total ground floor area of buildings utilizing this exception, however, shall constitute no more than 50 percent of the total ground floor area of buildings shown on the conceptual site plan. Note: A campus development is defined as a unified group of buildings and/or facilities located on a contiguous parcel(s) and operated as a place of worship, school, or hospital. 4. Rear yard: 5 feet minimum setback. 5. Side yard: Setbacks are required when an abutting property with an existing building has windows facing to the side. Then, any new development or addition shall provide at least 10 feet of separation between the existing and new building. Note: Additional setback conditions are included in Section 4.1002.G Other Development Standards. 6. Minimum Height: Two (2) stories consisting of a minimum of 18 feet 60 Note: Development in the High Intensity Greenfield Mixed-Use ("MU- 2G") District is exempt from Section 6.100. Minimum building height for all uses shall be measured from the top of the finished slab to top of the highest wall facade. An unroofed and unenclosed rooftop terrace, and the enclosed stairwell or elevator providing access to the terrace, shall not be included in the measurement of total building height, as described in Section 6.100.5. 7. Maximum Height a. 60 feet, or 5 stories, whichever is less; or b. 120 feet or 10 stories, whichever is less, if: a. Residential uses constitute 20 percent or more of a building's gross floor area, and b. Office, eating and entertainment, and/or retail sales and service use constitute 10 percent or more of the building's gross floor area. Note: Development in the High Intensity Greenfield Mixed-Use ("MU-2G") District is exempt from Section 6.100. Maximum building height for all uses shall be measured from the top of the finished slab at grade level to the top of the highest wall top plate. An unroofed and unenclosed rooftop terrace, and the enclosed stairwell or elevator providing access to the terrace, shall not be included in the measurement of total building height, as described in Section 6.100.5. Stealth Telecommunication Towers are permitted to a height of 75 feet. The Urban Design Commission must approve the design of all Stealth Telecommunication Towers. Telecommunication Towers are permitted to a height of 60 feet as a Special Exception approved by the Board of Adjustment. 8. Minimum residential units per acre: None; except when a residential or mixed use project is located within 1,320 feet of an entrance to an existing or approved passenger rail station or stop: 50 9. Maximum residential units per acre: 70; or No limit if the project includes office, eating and entertainment, and/or retail sales and service uses that constitute at least 10 percent of gross floor area. D. Off-Street Parking and Loading. 1. Commercial and Mixed-Use Parking Table: Location Requirement as a percentage of parking re uirement listed in Section 6.201 B Minimum Maximum Project not located within 250 feet None 100 percent of One or Two Family zoned property; 61 Project located within 250 feet of 75 percent 100 percent One or Two Family zoned pro ert ; and within 1,000 feet of 50 percent 100 percent an entrance to an existing or approved passenger rail station or stop 2. Residential Parking Table: Building Type/Use Requirement Single Family 2 parking spaces located behind the front of the building line per dwelling unit. Townhouse 2 parking spaces per dwelling unit are required at the rear of the primary structure and accessed via a driveway or rear alley. Manor house (duplex) 2 spaces per dwelling unit plus 1 space per bedroom over three (3) bedrooms per dwelling unit all located behind the front building line Manor house 0.75 to Toff-street spaces required per bedroom, (apartment) and located behind the front building line* Apartment/ Condominium Plus 1 space per 250 square feet of common areas, offices and recreation (less laundry rooms and On-street parking along storage) the lot frontage maybe applied toward the If the development is within 1,320 feet of a rail minimum parking transit station requirements, but shall not reduce the 0.5 to Toff-street spaces required per bedroom, applicable maximum located behind the front building line* parking limitations. Plus 1 space per 250 square feet of common areas, offices and recreation (less laundry rooms and storage) *All partial spaces are rounded up. 62 3. Bicycle Parking: See Section 6.204 4. Other Off-Street Parking and Loading Standards a. The required off-street parking for any use may be located off-site, on property within 500 feet of the subject site. b. Adjacent on-street parking may be applied toward the minimum parking requirements, but shall not reduce the pertinent maximum parking limitations. c. For mixed-use buildings and projects the total parking requirement shall be the sum of the individual requirements for all uses. A joint use parking agreement, if executed according to the standards set forth in section d below, would allow a reduction in the total requirement for amixed-use building or prof ect. d. Joint use parking facilities may be used to meet minimum parking requirements. The total number of spaces shall not exceed the sum of the maximum spaces allowed for all individual uses sharing the facility. Joint use of required parking spaces may occur where two or more uses on the same site or on separate sites are able to share the same parking spaces because their parking demands occur at different times. Joint use of required parking spaces is allowed if the following documentation is submitted in writing to the Planning and Development Department as part of a building permit application or site plan review: i. The names and addresses of the uses and of the owners or tenants that are sharing the parking; ii. The location and number of parking spaces that are being shared; iii. An analysis showing that the peak parking demands for the different uses occur at different times, and that the parking area will supply at least the minimum number of required spaces for each use during its respective peak parking times; and, iv. A legal instrument such as an easement or deed restriction that guarantees access to the joint parking for all uses. e. Surface parking shall not be permitted between a building front and the street, except that angled, perpendicular, or parallel parking that is designed to function as on-street parking shall be permitted if it meets the following three conditions: i. The City's Traffic Engineer determines that the parking does not adversely affect public safety or circulation and satisfies the conditions described in Section 22-175d of the City Code, and ii. Each parking space is located adjacent to and is directly accessible from a public street or publically accessible private street. 63 iii. Surface parking permitted between a building front and the street (on-street parking) and the required pedestrian walkway shall be either dedicated as public right-of--way or be included in a public access easement recorded in the real property records of the county. In these situations, the front yard setback shall be measured from the front of the parking space instead of the property line and the setback shall be no greater than 20 feet. f. Uses located in historically significant buildings shall be exempt from off-street parking requirements. For the purposes of this exemption, historically significant buildings shall include those determined by the Historic Preservation Officer to be eligible, based on the applicable criteria, for: i. Listing in the National Register of Historic Places; or ii. Local designation as either Historic and Cultural Landmark ("HC") or Highly Significant Endangered ("HSE"). g. These requirements supersede the parking requirements of Section 6.201 B. All other requirements of Chapter 6, Article 2 apply. E. Landscaping and Buffers. The requirements of Chapter 6, Article 3 apply, with the following provisions. 1. Bufferyard and Supplemental Building Setback. a. For the purposes of this section, the High Intensity Greenfield Mixed- Use ("MU-2G") District shall be considered a nonresidential district. b. A bufferyard and supplemental building setback are not required between the boundary of a one- or two-family development within the High Intensity Greenfield Mixed-Use ("MU-2G") District and an adjacent one- ortwo-family district. c. All uses, other than one- or two-family adjacent to one- and two- family districts, shall conform to the supplemental building setback and bufferyard width standards required for the Neighborhood Commercial ("E") District, as described in Section 6.3000. Area Requirements. In addition, a transitional height plane of 45 degrees shall apply to portions of a building above 45 feet or 3 stories, whichever is less; starting from the property line of the one- or two- family district. Any portion of a building above 45 feet or 3 stories, whichever is less, shall be set back so that the building does not encroach the transitional height plane; i.e., the portion of a building above 45 feet or 3 stories must be set back an additional foot for each additional foot in height, with the plane starting from the property line of the one- or two-family district. This standard is illustrated in Figure 1. These supplemental building setback and transitional height plane requirements shall not apply to buildings adjacent to one- or two- 64 family districts that serve as public open space, such as parks and drainage ways. :aulC alav rim 6tdldnfle lM Llrn Figure 4.4 MU-2G Supplemental Building Setback and Transitional Height Plane 2. Enhanced Landscaping Point System Requirements. Enhanced landscaping must earn a minimum of 30 points (20 points in single-family house and urban manor houses with two (2) units) that are awarded for providing and maintaining specific landscaping and design features. The points are accumulated as follows: Enhanced Landscaping Point System - 30 points required (20 points in sin le-famil houses and urban manor houses with two 2) units) Feature Requirement or example items Points Awarded Plaza 5% of net land area. Plaza shall be continuous 15 w/ minimum area not less than 1,000 sq ft. If S% of net land area is greater then 2, 000 square eet, multi le lazas are ermitted. Playground 5% of net land area w/ minimum area not less 15 than 1000 s ft Community 1 pt for every 250 sq ft w/ minimum area not 5-15 arden less than 1250 s ft Arcades, structural 50% of facade facing primary street or 25 linear 10 awnings, galleries, ft, whichever is greater. 4 ft minimum depth. balconies or other approved edestrian shelter Single family front 50% of facade facing primary street 10 porch 65 Enhanced Each 50 ft segment of street frontage is required 10 streetscaping to have 2 streetscaping items. Items include but are not limited to benches, trash receptacles, bike racks, and planters using materials appropriate for the adjacent street and approved by the Transportation and Public Works De artment. Pedestrian-scaled 1 light post every 60 ft of street frontage; style 10 lighting approved by the Transportation and Pubic Works Department and consistent with other pedestrian lights on the same block. Programmed 3% of net land area. Programmed recreation 10 recreation area areas include but are not limited to chess parks, bocce ball courts, and exercise/yoga facilities Public art As approved by the Planning and Development 10 installation Director or designee. Public art installations include but are not limited to pieces of sculpture, murals, and water features planned and executed with the specific intention of being sited or staged in the physical public domain, outside and accessible to all. Materials used are durable and resistant to graffiti and weather. Street trees Required spacing: 10 • Small/Medium Canopy 25 - 30 ft • Lar e Cano y 35 - 40 ft Window awnings, 25% of facade facing primary street or 15 linear 5 shallow door ft, whichever is greater. Multiple features (i.e. canopies, or other awnings) may add up to the required amount. facade features that are not intended to provide pedestrian shelter (less then 4 ft in depth) Programmed Minimum 15 seats 5 sitting area/public outdoor dining area Proximity to a Within 500 ft 5 public park Sustainable Xeriscaping, on-site stormwater management, 5 landsca ing rain gardens, bio-swales, etc. Rooftop terrace Minimum 200 sq ft 5 Paved walkway 1 pt for every additional foot of sidewalk width 1-11 enhancement over the City standard (up to a 15 ft wide sidewalk total) 66 a. Points shall be awarded only once for each feature category, per project. b. Submittal of Landscape Plan. The location and description of decorative paving, sidewalk furniture or other decorative elements, if any, shall be indicated on the landscape plan. c. Landscape area required. Section 6.301.H "Landscape Area Required" does not apply to developments in the MU-2G district; except i. All landscaped areas shall be located outside the perimeter of the footprint of a building or structure; protected by wheel stops, curbs or other physical barriers where adjacent to vehicle use areas; and be covered with grass, organic mulch or low maintenance groundcover. (Section 6.301.H.1.b) ii. Landscaped bioretention areas are encouraged for natural drainage channels to reduce runoff and increase infiltration of water into the soil. (Section 6.301.H.2.b) iii. When there is a front yard setback of at least five feet, front yard landscaping is required for areas outside of ground level patios, parkways and pedestrian walkways. Front yard landscaping must adhere to the shrub and native plants as listed in Table 6.8, Table A of Section 6.301.H. as well as other applicable regulations described or referenced within the MU-2G regulations. d. Irrigation. An irrigation system shall be installed to provide total water coverage to all plant materials installed pursuant to Section 6.301.I "Irrigation". e. Miscellaneous Requirements. In addition to required trees and shrubs, all of the required landscape area must be covered with grass, organic mulch, live groundcover, decorative paving, sidewalk furniture or other decorative elements. 3. Landscaping in Parking and Driveway Areas. a. Landscape islands, linear landscaping strips, bio swales, or rain gardens shall be required in parking lots with 12 or more parking spaces. All landscape islands and strips shall have at least one tree. b. Every parking space is required to be not more than 60 feet from a medium or large canopy tree planted within a median, strip or island measured from the trunk at planting. c. Required size of landscape islands and linear landscaping strips containing trees: i. Within parking lots with non-porous surfaces: 130 square feet; 8 feet minimum width ii. Planted in Structural Soil: 64 square feet; 8 feet minimum width. The use of an approved structural soil shall be limited to landscape islands and adjacent walkways and parking areas necessary for proper tree growth. Structural soils shall not be used for fire lanes in parking lots. iii. Within parking lots with approved porous surfaces for parking areas excluding fire lanes: 16 square feet. Tree trunks should be protected by wheel stops or other physical barriers excluding curbs. 67 iv. Linear landscaping strips are encouraged in lieu of landscaping islands where possible. d. Parking lots shall be screened from the public right-of--way with landscaping, berms, fences or walls 36 to 42 inches in height. e. Driveways that are located adjacent and parallel to a public street shall be screened from the public right-of--way with landscaping, berms, fences, or walls 36 to 42 inches in height. F. Facade Design Standards for New Construction. Projects that clearly conform to all facade design standards may be approved administratively by the Planning and Development Director or designee. A waiver from the facade design standards maybe granted by the Urban Design Commission (UDC) in accordance with the applicable development principles and standards. Large Retail Stores -Large retail stores greater than 50,000 square feet are exempt from the regulations of this section 8 "Facade Design Standards for New Construction," but shall conform to the design standards for large retail stores listed in section 5.134 of the zoning ordinance. 1. Required drawings. To illustrate compliance with the following standards, elevation drawings shall be submitted to the Planning and Development Department for those building facades that are oriented to: a. Public streets; b. Private streets and walkways that are publicly accessible through a public use easement; or c. Publicly accessible open space. 2. Facade variation. a. Scaling Elements: Each new building facade oriented to a publicly accessible street or open space shall at a minimum incorporate three or more of the following four scaling elements for building facades greater than 50 feet in width, and at least two of the following scaling elements for building facades less than 50 feet in width: i. Expression of building structural elements such as: a) Floors (banding, belt courses, etc. not less than one inch deep and four inches wide), b) Columns (pilasters, piers, quoins, etc. not less than four inches deep and six inches wide), or c) Foundation (water tables, rustication); ii. Variation in wall plane (not less than four inches) through the use of projecting and recessed elements. Such elements could include patterns of door and window openings (and the use of sills, mullions, and other scale providing window elements), and/or more pronounced architectural features, such as porches, alcoves, and roof dormers; 68 iii. Changes in material or material pattern. Each change of material shall involve a minimum one-inch variation in wall plane; and iv. Noticeable changes in color or shade. b. New buildings facades oriented to a publicly accessible street or open space shall include differentiation between the first or second level and the upper levels with a cornice, canopy, balcony, arcade, or other architectural feature. c. If a project consists of more than one block face, each sequential block of new construction shall contain a different building facade to encourage architectural variety within large projects, using the required architectural elements listed in Section a.i above and/or other architectural features. d. New multifamily residential building facades oriented to a publicly accessible street or open space shall include at least two variations in wall plane per 100 linear feet of street frontage. Variations shall be not less than three feet in depth or projection and not less than two stories in height for multi-story buildings. 3. Fenestration: New single use commercial and mixed-use building facades fronting on publicly accessible streets or open space shall meet the following requirements: Fenestration Re uirement Project Type Primary Street Side Street Mixed-Use Ground Story from 2 feet to 12 feet above grade 60 percent 40 percent Upper Stories 25 percent 25 percent Commercial Ground Story from 2 feet to 12 feet above grade 60 percent 40 percent Upper Stories 25 percent 25 percent Residential None None a. Clear glazing must have a visible transmittance rating of 0.5 or greater to count towards the fenestration requirement b. Fenestration alternatives: The following alternatives may count towards meeting the fenestration requirement and can be used in singular or in combination. If used in combination, they may count no more then 70 percent of the fenestration requirements: 69 Fenestration Alternatives Alternative Percent towards re uirement Windows at the ground story but outside the 2 - 12 feet zone 40 percent Wall mounted or recessed display cases at least 4 feet high 40 percent Walk-up automated teller machines, video rental or similar kiosk 40 percent Green screen system, planter walls, or similar vegetation 40 percent Translucent, fritted, patterned, or colored glazing 40 percent Outdoor dining/seating located between the building and street 60 percent 4. Building materials. Not less than 70 percent of all new building facades (not including door and window areas) facing publicly accessible streets or open space shall be constructed of the following masonry materials: stone, brick, terra cotta, patterned pre-cast concrete, cement plaster stucco, cement board siding, cast stone or prefabricated brick panels. 5. Building entries. a. Building entrances shall incorporate arcades, roofs, porches, alcoves or awnings that protect pedestrians from the sun and rain. b. Primary entrances shall be provided at intervals not to exceed 125 linear feet ofstreet-oriented residential building frontage. c. Townhouses and other similar street level dwelling units within multi-unit structures shall have individual street-oriented entries for each unit. d. Manor Houses shall have a single primary entrance provided however, that a Manor House with two dwelling units (duplex) may have one primary entrance for each unit. Each primary entrance must be provided under a shared porch or one of the entrances must be accessed from a side facade of the structure. 6. Parking Structure Facade Standards a. Buildings shall not have exposed structured parking at the ground floor level. b. A parking structure facade that faces a public street shall be designed to incorporate contextual architectural elements that complement adjacent buildings or buildings in the area. c. Parking structure openings shall not exceed 50 percent of the total ground floor facade. G. Other Development Standards Development in the High Intensity Greenfield Mixed-Use ("MU-2G") District shall be subject to the pertinent development standards in Chapter 6, and the following provisions: 1. Signs. See Chapter 6, Article 4 for requirements and the following provision: 70 a. In addition to signs allowed in Chapter 6, Article 4, one or more attached project identifier or wayfinding signs maybe erected on each facade of the occupied space. The signs may have a total area of 10% of the area of the facade to which_the signs are attached, with a maximum aggregate area of 500 square feet per facade. Doors and windows shall be included in the calculation of the facade area. The facade area shall be calculated by multiplying the width times the height, with a maximum calculated height of 15 feet. For structures exceeding 15 feet in height, allowable sign square footage shall be calculated as .75 square feet per linear foot of building facade. 2. Residential Design Standards. Multifamily developments are exempt from the requirements of Section 6.506. "Unified Residential Development". 3. Outdoor Storage or Display. Outdoor storage or display requirements for the Neighborhood Commercial ("E") District shall apply to the High Intensity Greenfield Mixed-Use ("MU-2G") District. 4. Entrances. In order to create apedestrian-oriented environment in which buildings are oriented toward publicly accessible streets and sidewalks, a principal building must have its main entrance from a public sidewalk or plaza, or from a private sidewalk or plaza that is publicly accessible through a public use easement. The main entrance shall not be from a parking lot. Secondary entrances from parking lots are permitted. Interior buildings constructed as part of a campus development are exempt from these requirements. 5. Fences and Gates. In order to promote pedestrian-oriented developments, exterior security fences and gates that are located along public streets, along private streets or walkways that are publicly accessible through a public use easement, or along publicly accessible open space shall not extend beyond building facades; i.e., these fences shall not be located in the area between building facades and the property line. Fences not exceeding 4 feet in height, however, may extend beyond the building facade of attached or detached single family house or townhouse developments in mixed-use zoning districts (see `5.305 Fences' B.2. for fence development standards). 6. Development Standards Applicable to Privately Owned Streets and Drives with Public Access Easements. Private streets and drives with public access easements shall be considered public streets or rights-of--way for the purposes of review for compliance with setbacks, parking, screening, facade variations, fenestration, and any other MU-2G design requirement normally based on streets. H. Administrative Review Requirements 1. Conceptual Land Use Plan. Developers of projects equal to or larger than 3 acres in size shall submit a conceptual land use plan for approval by the Planning and Development Director. The conceptual land use plan must be 71 approved before a building permit application is accepted by the Planning and Development Department. The Planning and Development Director may require a conceptual land use plan for a project smaller than 3 acres if the project is part of a development equal to or larger than 3 acres in size. a. The conceptual land use plan shall illustrate the proposed location of land uses on the site, using the following land use categories: i One- or two-family residential, ii Multifamily residential, iii Commercial, iv Institutional, v Mixed-use buildings (a mix of residential and non-residential within the same building, meeting the percentage requirements defined in Section 4.1002.C.7~.b), or vi Public park. Parking facilities and private open spaces shall be classified the same as the primary land use they serve. b. Project Test -The conceptual land use plan shall show that the proposed project includes uses within at least two of the land use categories, One- family detached residential shall not exceed 50 percent of the total land area, and that no land use category other than mixed-use buildings occupies greater than 70 percent of the total land area. The land use area percentages shall be calculated using property information obtained from the applicable tax appraisal district. If a development does not comply with this test, then the vicinity test described below shall apply. c. Vicinity Test -Developments in which a single land use other than mixed- usebuildings exceeds 70 percent of the site's total land area are permitted if: The Planning and Development Director determines that the following conditions are satisfied: a. The proposed land use at any location within the proposed development site must be within a walking distance of 1,000 feet of a different land use, as measured by the shortest pedestrian route, and b. 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 70 percent of the 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. c. Once a project, or portion of a project, is constructed or partially constructed in accordance with the approved Conceptual Land Use Plan, this Vicinity Test shall not create legal non-conforming status nor prevent the restoration of a 72 building or buildings destroyed by fire, explosion or other casualty, or act of God, or the public enemy, nor prevent the continued occupancy or use of such building or part thereof which existed at the time of such partial destruction. Subsequent development within the 1,000 ft. radius described in Section b. above shall not affect the approved conceptual land use plan and shall not create legal non-conforming status. Or ii. The Planning and Development 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 i. above impractical in certain areas of the development site. 2. Conceptual Site Plan. In order to facilitate compliance with the mixed-use zoning standards, developers shall submit a conceptual site plan to the Planning and Development Department for administrative review prior to submittal of permit applications for new construction projects. The site plan shall show the anticipated location of proposed streets, sidewalks and walkways, building footprints, parking areas, landscaped areas and features, and open space. SECTION 5. Section 9.101, "Defined Terms" of Chapter 9, "Definitions" of Ordinance Number 13896, the Zoning Ordinance of the City of Fort Worth, is amended to amend the definition of Townhouse to address a Townhouse in the Low Intensity Mixed-Use (MU-1), Low Intensity Mixed-Use Greenfield (MU-1 G), High Intensity Mixed-Use (MU-2), and High Intensity Mixed-Use Greenfield (MU-2G) Districts and to add the following new definitions: PRIMARY STREET: the principal frontage for a building site, as defined during site plan review by the Planning and Development Director or designee. SIDE STREET: the frontage that is not a primary street, as defined during site plan review by the Planning and Development Director or designee. TOWNHOUSE or ROWHOUSE: Aone-family dwelling constructed as part of a series of dwellings, all of which are either attached to the adjacent dwelling or dwellings by party walls or are located immediately adjacent thereto with no visible separation between walls or roof, and each dwelling being located on a separately platted lot. A Townhome in the 73 Urban Residential, Low Intensity Mixed-Use, Low Intensity Mixed-Use Greenfield, High Intensity Mixed-Use and High Intensity Mixed-Use Greenfield Districts shall be defined as a development containing three or more attached dwelling units consolidated into a single structure. SECTION 6. This ordinance shall be cumulative of all provisions of ordinances and of 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 7. 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, paragraphs and 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 8. 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. 74 SECTION 9. All rights and remedies of the City of Fort Worth, Texas, are expressly saved as to any and all violations of the provisions of Ordinances No. 3011, 13896 and any other ordinances affecting zoning 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 10. 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. SECTION 11. All other provisions of the Zoning Ordinance of the City of Fort Worth not herein amended shall remain in full force and effect. SECTION 12. This ordinance shall take effect upon adoption and publication as required by law. APPROVED AS TO FC~I~ND LEGALITY: By: t ~ (~ ssistant City Attorney ADOPTED: March 8, 2011 EFFECTIVE: f~Or- ~ 2:q ~D1 ~ 75