HomeMy WebLinkAboutOrdinance 23586-03-2019ORDINANCE NO. 23586-03-2019
AN ORDINANCE AMENDING THE COMPREHENSIVE ZONING
ORDINANCE OF THE CITY OF FORT WORTH, BEING
ORDINANCE NO, 216539 AS AMENDED, CODIFIED AS
APPENDIX "A" OF THE CODE OF THE CITY OF FORT WORTH
(2015)9 TO AMEND "THE NEAR SOUTHSIDE DEVELOPMENT
STANDARDS AND GUIDELINES" AS PROVIDED BY SECTION
4.1305.D., "OTHER DEVELOPMENT STANDARDS" OF
CHAPTER 4, "DISTRICT REGULATIONS" OF ARTICLE 13,
"FORM BASED DISTRICTS", OF SECTION 4,1305, "NEAR
SOUTHSIDE ("NS") DISTRICT" TO PROVIDE VISUAL
GUIDANCE OF SIGN TYPES; ADD REFERENCE TO BUILDING
CODE FOR SIDE SETBACKS; ADD REFERENCE TO ADOPTED
STREET STANDARDS FOR ALLEYS AND ACCESS; REQUIRE
INDIVIDUAL UNIT ENTRANCES FROM MULTIFAMILY
STRUCTURES AT THE GROUND FLOOR; REQUIRE
SCREENING OF GROUND FLOOR MECHANICAL
EQUIPMENT; DISALLOW BRICK PANELS FROM FACADES
AND SCREENING; DIFFERENTIATE BETWEEN
REGULATIONS FOR SMALL AND LARGE PARKING
STRUCTURES; AND TO AMEND SECTION 4.1203, THE FORM
BASED USE TABLE TO ADD COTTAGE INDUSTRY AND
TATTOO PARLORS AS ALLOWED USES IN THE NS-T4 ZONE;
PROVIDING THAT THIS ORDINANCE SHALL BE
CUMULATIVE; PROVIDING A SEVERABILITY CLAUSE;
PROVIDING A PENALTY CLAUSE; PROVIDING A SAVINGS
CLAUSE; PROVIDING FOR PUBLICATION; AND PROVIDING
AN EFFECTIVE DATE.
WHEREAS, in November 2007, the City Council created the Near .Southside
Zoning Districts to encourage high quality, pedestrian- oriented development in the near
Southside; adopted the Near Southside Development Standards and Guidelines as part of
the Zoning Ordinance; and established the Urban Design Commission and staff to
administer those design standards; and
WHEREAS, since the creation of the Near Southside Districts and the
implementation of the Near Southside Development Standards and Guidelines Fort
Worth South Inc. has provided input and worked with staff on amendments to the Near
Ordinance No. 23586-03-2019
Page 1 of 5
Southside Development Standards and Guidelines to clarify certain standards to further
promote desirable development that is consistent with the urban design and economic
development goals for the Near Southside District; and
WHEREAS, it is advisable to amend Section 4.1305.D. to provide visual
guidance of sign types; add reference to building code for side setbacks; add reference to
adopted street standards for alleys and access; require individual unit entrances from
multifamily structures at the ground floor; require screening of ground floor mechanical
equipment; disallow brick panels from facades and screening; differentiate between
regulations for small and large parking and amend the use table to add cottage industry
and tattoo parlors as allowed uses in the NS-T4; and
WHEREAS, Section 4.1305.D. of the Zoning Ordinance entitled "Other
Development Standards" requires that any revisions to the Near Southside Development
Standards and Guidelines must be considered by the Urban Design Commission, the
Zoning Commission and the City Council;
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL
OF THE CITY OF FORT WORTH, TEXAS AS FOLLOWS:
SECTION 1.
The Near Southside Development Standards and Guidelines, as adopted and incorporated
into Ordinance No. 21653, the Zoning Ordinance in Chapter 4, "District Regulations",
Article 13 "Form Based Districts", Section 4.1305, "Near Southside (NS) District",
Subsection 4.1305.D. "Other standards" is hereby amended as set out in Exhibit "A",
attached and hereby incorporated into the Zoning Ordinance by reference, in various
sections of the Near Southside Development Standards and Guidelines to provide visual
Ordinance No. 23586-03-2019
Page 2 o47 5
such unconstitutionality shall not affect any of the remaining phrases, clauses, sentences,
paragraphs or sections of this ordinance, since the same would have been enacted by the
City Council without the incorporation in this ordinance of any such unconstitutional
phrase, clause, sentence, paragraph or section.
SECTION 5.
Any person, firm or corporation who violates, disobeys, omits, neglects or refuses
to comply with or who resists the enforcement of any of the provisions of this ordinance
shall be fined not more than Two Thousand Dollars ($2,000.00) for each offense. Each
day that a violation exists shall constitute a separate offense.
SECTION 6.
All rights and remedies of the City of Fort Worth, Texas, are expressly saved as to
any all violations of the provisions of Ordinance No. 13896 which have accrued at the
time of the effective date of this ordinance and, as to such accrued violations and all
pending litigation, both civil and criminal, whether pending in court or not, under such
ordinances, same shall not be affected by this ordinance but may be prosecuted until final
disposition by the courts.
SECTION 7.
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.
Ordinance No. 23586-03-2019
Page 4 of 5
SECTION 8.
This ordinance shall take effect upon adoption and publication as required by law.
APPROVED FORM AND LEGALITY:
Melinda Ramos, Assistant City Attorney
ADOPTED: March 5,,
EFFECTIVE:
Mary Ka s*/Ci retary
Ordinance No. 23586-03-2019
Page 5 of 5
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TABLE OF CONTENTS
TABLE OF CONTENTS
Section 1. I ntroduction
A. Background
B. Promoting Revitalization with Form -Based Standards
3
3
Section2. General Development Principles
A. Intent 4
B. General Development Principles 4
Section3. Administration
A. Intent 5
B. Relationship to Other Regulatory Documents 5
C. Definition of "Standards" and "Guidelines" 5
D. Development Review Process 5-6
E. Near Southside District Boundary 7
Section4. Regulating Plan
A. Intent and Principles 9
•How to Use the Regulating Plan 9
•The Transect Classification System 10
B. Maps of Development Zones and Historic Properties 11-14
C. Circulation Network and Thoroughfare Classification 15
•Maps 18-21
Sections. Development Standards and Guidelines
A. Intent and Principles 20-21
B. Streets and Other Public Spaces 22-31
•Streets 22-27
•Roadsides 28-30
•Public Parks and Plazas 31
•Public Art
C. Building Location and Orientation 32-35
D. Building Height 35-36
E. Parking and Driveways 37-38
F. Architectural Standards 3941
•Signs 42-57
G. On -Site Landscaping 58
•Canopy Tree List 59
Section6. Permitted Land Uses
A. Mix of Use Requirement for Large Developments 60
B. Special Requirements for "N" and "R" Zones 61
C. Permitted Land Uses 61-69
SECTION I. INTRODUCTION
A. Background
The Near Southside is located just south of Downtown Fort Worth and is the city's second largest employment center,
with over 30,000 workers. Approximately 18,000 of these workers are employed in the health care industry. Although
commonly recognized today as the "Medical District," the area has historically been a mixed -use district with diverse
neighborhoods and eclectic destinations. The area's remaining historic buildings — with their architectural diversity,
human -scale design, and wide range of locally -owned businesses — reflect this storied past.
Fort Worth South, Inc. (FWSI), a non-profit redevelopment corporation, has worked since 1996 with the City of Fort Worth
and other community groups to promote the area's revitalization in a way that builds on this history and capitalizes on the
district's eclectic, mixed -use, human -scale character to create a competitive advantage in attracting new residents and
businesses. Urban design (i.e., the design of buildings, streets, and other public spaces, and the interrelationships
among those elements) will continue to be a major factor in determining the district's economic, social, and cultural
sustainability. Promoting the sustainability of neighborhoods and commercial districts is a primary goal for the City of Fort
Worth,
1.B. Promoting Revitalization with Form -Based Development Standards
As reflected in the City's Comprehensive Plan (which includes the FWSI strategic plan by reference), FWSI and the City have
long recognized the importance of urban design in realizing revitalization goals for the Near Southside. As in the past, the
district's future character will largely be determined by the individual design decisions made by hundreds of property owners,
businesses, and residents over the following decades. The City's zoning regulations and other development standards play
perhaps the most influential role in guiding these decisions, and, as a result, in shaping the Near Southside Is character, quality
of life, and sustainability.
For decades, zoning regulations, street design requirements, and other development standards have worked against urban
design and redevelopment goals for the Near Southside and other central city districts. In response, the City adopted new
form -based "MU" mixed -use zoning classifications, and, in certain central city areas such as Downtown and Trinity Uptown,
created new urban design districts with tailored development standards and guidelines that promote development that is
consistent with the contextual design goals for those respective areas.
FWSI has worked with `property owners to promote desirable redevelopment in two ways: first, through rezonings to the "MU"
classifications; and second, through the application of informal design guidelines. Although the effects of these past efforts
have been significant, a comprehensive update of the district's development standards — through the creation of a new Near
Southside urban design district overseen by the Urban Design Commission — is necessary to promote the district's continued
revitalization, for several reasons:
• The patchwork of single -use industrial, commercial, and residential zoning districts did not allow or promote a mix of resi-
dential, retail, office, and institutional uses as envisioned in the City's Comprehensive Plan, within which the Near
Southside is designated as a "mixed -use growth center."
• Outdated development standards did not promote the type of pedestrian -oriented urban design that characterizes the
Near Southside's most distinctive and memorable areas and serves as a competitive advantage for the district.
• The patchwork of zoning districts threatened redevelopment momentum by failing to create a predictable investment envi-
ronment in which property owners could confidently invest in redevelopment projects that conformed to the
trict's vision and be reasonably assured that zoning standards would require compatible development on adjacent proper-
ties.
• The wide range of conditions within the district —from lower density residential neighborhoods to large institutional
campuses— required a more tailored approach than simply applying all of the "MU" standards throughout the area.
• Design excellence, administrative flexibility, and timely approval of conforming projects would best be promoted through a
development review process overseen by awell-qualified design review board, as demonstrated by the Down-
town Urban Design District process.
This illustrated document uses photographs and other images in an effort to create auser-friendly manual for use by
professional developers as well as non -experts. The standards and guidelines contained are largely based on the form -based
standards of the "MU" classifications. Form -based standards differ from conventional zoning standards in their emphasis on
shaping the form of buildings and public spaces rather than the segregation of different land uses.
.f3c
NEAR SOUTHSI E DISTRICT SECTION 2. GENERAL DEVELOPMENT PRINCIPLES
2.A. Intent
The Near Southside will become a vibrant, mixed -use, urban district if certain general development principles shape its
redevelopment. The following principles serve as the basis for the standards and guidelines contained in this document.
Development projects are evaluated with respect to the principles, in addition to the pertinent standards and guidelines.
2.B. General Development Principles
1. Promote apedestrian-oriented urban form.
In contrast to conventional zoning standards that place primary emphasis on the regulation of land uses, the Near
Southside development standards and guidelines focus on promoting a walkable, urban form of development, consistent
with the district's historic urban character. The focus on form promotes buildings that conform to tested urban design
principles, and that adapt to changing conditions over time.
2. Maximize connectivity and access.
The Near Southside's successful revitalization requires a truly multimodal circulation network in which residents,
workers, and visitors may conveniently walk, drive, bike, or ride public transportation to destinations within and outside of
the district. Development standards and guidelines are intended to promote walkable blocks and street designs that
balance these transportation modes, and also ensure accessibility for all residents and visitors, including those with
disabilities.
3. Require excellence in the design of the public realm (building on Fort Worth's history of civic art) and of
buildings that front public spaces.
The most successful and memorable urban environments are those in which walking down the street is appealing.
Streets, plazas, parks, and other public spaces should be comfortable and inviting, and buildings fronting those spaces
should be active and visually interesting at the pedestrian level.
4. Promote the preservation and creation of distinctive neighborhoods that provide diverse urban housing
options.
The vision for the Near Southside places high priority on the creation of mixed -use, mixed -income neighborhoods that
include townhouses, apartments, condominiums, and supporting neighborhood -scale businesses. Providing a large
number of units and options for various household types and income levels is critical to the district's success.
5. Support existing Near Southside businesses.
The Near Southside Development Standards and Guidelines should support the success of existing businesses.
6. Encourage adaptive reuse and support the preservation of historically significant buildings.
The Near Southside includes historically significant buildings that should be incorporated into new development projects.
The development standards and guidelines are intended to work in conjunction with the City's Historic Preservation
Ordinance to encourage preservation and adaptive reuse of significant buildings.
7. Encourage creativity, architectural diversity, and exceptional design.
The Near Southside Development Standards and Guidelines promote high quality design, and the development review
process promotes flexibility. Standards and guidelines, as well as the development review process, are intended to
support creativity and exceptional design while discouraging uniformity.
8. Promote sustainable development that minimizes negative impacts on natural resources.
Creating a walkable, mixed -use, high -density, central city district supports sustainable development by providing an
alternative to low -density development in peripheral areas. In accordance with sustainable development principles, the
Near Southside's buildings, transportation systems, and public spaces should be designed to minimize negative impacts
on air and water quality and promote innovation in environmental design.
9. Encourage the integration of public art into public and private development.
Public art should be integrated into architecture, streetscapes, and public spaces. Public art will enhance the built
environment and contribute to the area's success in attracting new residents and businesses.
SECTION 3. ADMINISTRATION
3.A. Intent
The development standards and guidelines included in this document are intended to be clear, concise, and user
-friendly. The development review process is intended to be predictable and flexible, and to facilitate the timely
approval of conforming projects.
3.B. Relationship to Other Regulatory Documents
The Near Southside (NS) Development Standards and Guidelines document is intended to minimize references to other
sections of the City's Zoning and Subdivision Ordinances. Developers are responsible, however, for reviewing and com-
plying with all pertinent zoning and subdivision standards, including those not directly referenced in this document.
There are three notable references to other sections of the Zoning Ordinance: a) the Historic Preservation Ordinance
(Chapter 4, Article 5), which includes the procedures and requirements related to the preservation and reuse of
historically significant buildings; b) Off -Street Parking and Loading (Chapter 6, Article 2), and c) the Sign Ordinance
(Chapter 6, Article 4) and Downtown Sign Standards. The sign ordinance includes basic dimensional standards, and the
Downtown sign standards are applied as design guidelines within the Near Southside district (see Appendix A).
All development must comply with all federal, state, county, or city regulations. Historically designated properties must
comply with requirements associated with those designations (e.g., Fairmount Historic District properties must comply
with that district's design guidelines as well as processes required by the Historic and Cultural Landmarks Commission).
3.C. Definition of "Standards" and "Guidelines"
Development Standards are objective, measurable regulations, often illustrated through diagrams and sketches, with
which all projects must comply. Unless noted as a guideline, all provisions in this document are development stand-
ards. If a project of exceptional design is clearly consistent with the General Development Principles but does not con-
form to a certain development standard, the Urban Design Commission (UDC) may approve a Certificate of Approprk
ateness (COA) that cites the project Is compliance with those principles. (For projects not conforming to the height and
setback regulations listed in the Zoning Ordinance as shown in Section 7, Appendix B, a variance approved by the
Board of Adjustment is also required; see Development Review section below.)
Development Guidelines are more subjective statements though which the City proposes additional design strategies.
The guidelines should be suitable for most projects, and developers should endeavor to ensure that guidelines are fol-
lowed to the extent possible. City staff and the UDC will work with developers to explore design approaches that max-
imize conformance with guidelines. The UDC shall not deny a Certificate of Appropriateness solely because a project
fails to comply with a guideline.
3.D. Development Review Process
1. PROJECTS SUBJECT TO REVIEW —All private construction projects, with the exception of interior construction or
exterior in -kind replacement work, are subject to review by the Planning and Development Department andlor the
Urban Design Commission (UDC) for compliance with the NS Standards and Guidelines. All buildings, streets, and
public spaces by public entities are also subject to review.
2. ADMINISTRATIVE REVIEW VS. UDC REVIEW —Projects that are clearly consistent with all applicable development
principles and that clearly conform to all standards may be approved administratively by the Planning and
Development Director without UDC review. Because of the unique signage needs of the major hospitals, staff may
also approve appropriate hospital signage that deviates from the dimensional standards. Additionally, staff may ap-
prove waivers from roadside design elements for properties located along a street that is planned for City or Fort
Worth South Inc. sponsored streetscape projects. The UDC shall review projects that require interpretation or discre-
tionary judgment with respect to the project's compliance with standards and guidelines. The UDC shall also review
all of the following:
• Skybridges (see Section 5.C.6.)
• Drive -through Facilities (see Section 5.D.5.)
• Mobile Food Courts (see Section 51.8.)
• Monument Signs (see Section 5.F.9.a)
5
SECTION 3. ADMINISTRATION
3.D. Development Review Process (conL.)
3. URBAN DESIGN COMMISSION (UDC) —The UDC is anine-member body appointed by the City Council and charged with
the administration of urban design districts. As stated above, the UDC shall review projects that require interpretation or
discretionary judgment with respect to the project's compliance with standards and guidelines. The Zoning Ordinance
specifies that UDC appointees should be knowledgeable about fundamental principles of urban design. Furthermore, at
least six of the nine appointees shall be practicing professionals from the fields of architecture, landscape architecture,
urban design or planning, real estate, or law. The Planning and Development Director serves as staff advisor to the UDC.
4. CERTIFICATES OF APPROPRIATENESS —The Planning and Development Director or UDC will issue a Certificate of
Appropriateness (COA) for approved public and private projects. In exceptional cases the UDC may approve a COA if a
project is clearly consistent with applicable development principles but does not conform to a certain development
standard(s) or guideline(s). The COA for such projects must describe the projects' compliance with applicable principles.
5. REQUIRED INFORMATION —The full list of required materials is included in the Urban Design Commission application
available from the City's Planning and Development Department. In general, the following information is required, as
applicable:
a. Site Plan
b. Building Plans and Elevations
c. Landscape Plan
d. Material Specifications
e. Plans and Specifications for Proposed Signs
f. Description of Proposed Scope of Work
g. Photographs of Site and Existing Conditions
6. REVIEW OF PHASED PROJECTS — To minimize review steps for phased development projects, the UDC may approve a
COA for all phases provided that the applicant submits drawings that depict the initial phase as well as all future phases.
The COA is valid for two years from the date of approval.
7. CONCEPTUAL PHASE DISCUSSIONS —One of the UDC's most important roles is to provide informal guidance to
developers of significant projects during the conceptual design phase. These discussions take place during monthly UDC
work sessions, and provide an opportunity for early UDC and staff input that should facilitate timely design review and
approval of the final design phase. City staff encourages all public and private developers of significant projects to present
their conceptual plans during a UDC work session.
8. VARIANCES TO ZONING AND SUBDIVISION ORDINANCES' PROPERTY DEVELOPMENT STANDARDS —The UDC is
authorized to approve appropriate exceptions to the vast majority of the NS Standards and Guidelines, provided a project
complies with applicable development principles. The UDC may allow additional flexibility for projects of exceptional civic or
environmental design. Any waiver of basic property development standards related to building heights or setbacks, however,
requires a variance approved by the Board of Adjustment. Similarly, vacations of public rights -of -way and any waivers of
subdivision requirements require approval by the City Plan Commission. Variances, vacations, and subdivision waivers
should be recommended for approval by the UDC. The UDC is authorized to approve exceptions to roadside design
standards.
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NEAR SGUTHSIDE DISTRICT SECTION 4. REGULATING PLAN
4.A. Intent and Principles
The Near SOUthSlde Regulating Plan functions similarly to both the Zoning Ordinance map and the Master Thoroughfare
Plan map. The NS Regulating Plan includes maps that depict the boundaries of different types of development zones, as
well as maps identifying the location and classification of thoroughfares. These maps serve as a guide for determining which
development standards and guidelines apply to a development project. A unified section that classifies both development
zones and streets is intended to promote coordination among land use, urban design, and transportation decisions, which is
an essential strategy in creating a vibrant, livable, mixed -use district. The following principles guide the content of the Reg-
ulating Plan.
DEVELOPMENT ZONES
1. Draw development zone boundaries so as to enhance the
character of existing neighborhoods and commercial districts
while also promoting compatible higher -density, mixed -use
redevelopment in appropriate locations.
2. Draw development zone boundaries to promote a large
number of new residential units in order to create a "live,
work, play" environment and to support neighborhood retail
and other commercial uses.
3. Draw development zone boundaries to support large
institutions and businesses that warrant tailored
development standards based on their unique operational
requirements.
HISTORIC PROPERTIES
4. Facilitate the incorporation of historically significant buildings
into redevelopment projects by identifying those properties
on the Regulating Plan and by referencing the Zoning
Ordinance's Historic Preservation Ordinance and applicable
incentives.
5. Facilitate the designation of currently unprotected historic
properties and their adaptive reuse by identifying the most
eligible properties on the Regulating Plan as information on
those properties becomes available.
CIRCULATION NETWORK AND STREET CLASSIFICATION
6. Preserve the existing urban street grid to maximize street
connectivity for vehicles, pedestrians, public transportation,
and bicycles. The grid promotes efficient circulation and
provides a wide range of mobility options.
7. Limit vacations of existing public rights -of -way, including
streets and alleys, only to situations where there is no
adverse impact to future circulation and desirable
redevelopment, or in cases where such vacations are
absolutely necessary for an exceptional redevelopment
project that is clearly consistent with the general
development principles.
8. Utilize a context -sensitive street classification system that
gives equal consideration to redevelopment and mobility
goals.
Sample section of _
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The diagram below illustrates the "Transect" that serves as the basis for many form -based development codes. The Transect diagram shows a continu- C
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velopment vision for the Near Southside. (The development standards for T4"and T5 are very similar to those for the MU-1 and MU-2 zoning districts, m
respectively.) T4 and T5 zones, as well as special neighborhood and institutional/industrial zones are shown on the development zone maps in the fol-
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4.13. Development Zones and Historic Properties
1. NORTHWEST
T4
20-ft. maximum front setback
18-foot minimum fagade height* T5
20-foot maximum front setback
18-foot minimum fagade height*
FNNo
Neiqhborhood zone Restricted zone
single -use non-residential FRNo bars or
3 stories max. if single use
5 stories max. if single use
industrial uses;
5 stories max. w/ public space or mix of uses
8 stories w/ public space or mix of uses
see p. 44.
6 stories max, w/ public space and mix of uses
10 stories w/ public space and mix of uses
Parking behind or beside buildings
Parking behind or beside buildings
Institutional/Industrial zone
*unless located on "primary street— see map page 9
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Flexible driveway and entrance standards
NORTHWEST QUADRANT
HISTORIC
PROPERTIES
(Refer to of Zoning
Ordinance Ch. 4, Art. 5)
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Local Desianations
HSE- Highly Significant
Endangered
HC - Historic and Cultural
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DD - Demolition Delay
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4.13. Development Zones and Historic Properties
2. SOUTHWEST
Basic Development Standards (Standards and guidelines are listed in Sections 5-7.)
r20-ft. maximum front setback
T4 18-foot minimum fagade height* r
3 stories max. if single use
5 stories max, w/ public space or mix of uses
6 stories max. w/ public space and mix of uses
Parking behind or beside buildings
*unless located on "primary street— see map page 9
SOUTHWEST QUADRANT
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18-foot minimum fagade height* [-N]No single -use non-residential FRNo bars or
5 stories max. if single use industrial uses;
8 stories w/ public space or mix of uses see p. 44.
10 stories w/ public space and mix of uses
Parking behind or beside buildings _I Institutional/Industrial zone
Flexible driveway and entrance standards
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4.13. Development Zones and Historic Properties
3. NORTHEAST
Basic Development Standards (Standards and guidelines are listed in Sections 5-7.)
r20-ft. maximum front setback
T4 18-foot minimum facade height* T5
3 stories max. if single use
5 stories max. w/ public space or mix of uses
6 stories max. w/ public space and mix of uses
Parking behind or beside buildings
*unless located on "primary street— see map page 9
NORT
20-foot maximum front setback Neiahborhood zone Restricted zone
18-foot minimum facade height ❑ No single -use non-residential F-R]
No bars or
5 stories max. if single use industrial uses;
8 stories w/ public space or mix of uses see p. 44.
10 stories w/ public space and mix Institutional/Industrial zone
of uses ❑ Flexible driveway and entrance standards
HISTORIC
PROPERTIES
(Refer to of Zoning Ordi-
nance Ch. 4, Art. 5)
Local Desiana-
:•::•: ions
HSE- Highly Significant
Endangered
HC - Historic and Cultura
Landmark
DD - Demolition Delay
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4.13. Development Zones and Historic Properties
4. SOUTHEAST
Basic Development Standards (Standards and guidelines are listed in Sections 5-7.)
20-ft. maximum front setback
T4 18-foot minimum fagade height* r
3 stories max. if single use
5 stories max. w/ public space or mix of uses
6 stories max. w/ public space and mix of uses
Parking behind or beside buildings
unless located on "primary street— see map page 9
SOUTHEAST QUADRANT
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18-foot minimum fagade height
5 stories max. if single use
8 stories w/ public space or mix of uses
10 stories w/ public space and mix of
uses
Neiahborhood zone Restricted zone
7-N No single -use non-residential 7-R
No bars or
industrial uses;
see p. 44.
Institutional/Industrial zone
1-17 Flexible driveway and entrance standards
HISTORIC
PROPERTIES
(Refer to of Zoning Ordi-
nance Ch. 4, Art. 5)
Local DesVations
HSE- Highly Signifi-
�cant Endangered
HC - Historic and Cultural
P`t?''? , Landmark
�- - DD - Demolition Delay
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4.C. Circulation Network and Thoroughfare Classification
1. CLASSIFICATIONS BY CONTEXT: DEFINITIONS
a. Mixed -Use Streets — Flexible and walkable urban streets
serving a variety of land uses and densities. These in-
clude on -street parking and comfortable sidewalks, and
are comfortable and safe for bicyclists.
b. Main Streets — Walkable, mixed -use streets of moderate
to high density. These are primary destination streets with
active ground floor uses and on -street parking, and are
comfortable and safe for bicyclists.
c. Commercial Streets — Automobile -oriented streets with
high levels of automobile and truck movement, no on -
street parking, and low to moderate levels of pedestrian
and bicycle movement.
2. CLASSIFICATIONS BY VEHICULAR CAPACITY: DEFINITIONS
a. Local Streets — less than 2,500 vehicles per day.
b. Collector Streets* — less than 8,000 vehicles per day.
c. Arterial Streets — more than 8,000 vehicles per day.
•Minor* — Usually undivided with 3-4 travel lanes
*Major* — Usually divided with 4 travel lanes
*Principal — Usually divided with 6 travel lanes
*If feasible, striped bike lanes are usually necessary on these
streets to create a safe and comfortable cycling environment.
3. CONTEXT -SENSITIVE STREET CLASSIFICATIONS
Development Content
Mixed -Use
Main Street
Commercial
Vehicular Capacity
Local
Collector
Arterial
Context -Sensitive Street Classifications (Examales)
Mixed -Use Local (North -south streets at Oleander Walk)
Mixed -Use Collector (Jennings north of Rosedale)
Mixed -Use Arterial (8th Avenue)
Main Street Local (Park Place)
Main Street Collector (Magnolia)
Main Street Arterial (West Rosedale between 8th Ave.and S. Main)
Commercial Local (No Near Southside examples)
Commercial Collector (Vickery across I-35W)
SECTION 4. REGULATING PLAN
CONTEXT -SENSITIVE CLASSIFICATIONS
Mixed -Use Streets are walkable and serve a variety of
residential and non-residential land uses.
Main Street Collector
Main Streets are the primary retail and destination
streets.
Commercial Streets are oriented to vehicles but still
provide comfortable pedestrian environments.
(West Rosedale rendering by Carter &Burgess)
15
4.C. Circulation Network and Thoroughfare Classification
4. NORTHWEST QUADRANT
ARTERIALS
CAPACITY Local Collector Minor Major Principal
CONTEXT 2lanes 2-3 lanes 3-4 lanes 4lanes 6lanes
Mixed -Use
"Main" Street * _
(Storefront retail)
Commercial (No N/A
on -street parking)
Striped bike lane N/A
(Recommended)
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5. F.5. f.
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4.C. Circulation Network and Thoroughfare Classification
5. SOUTHWEST QUADRANT
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* See: 5.B.2.b. 5.B.3.d. 5.C.2.a.
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5. F.5.f.
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4.C. Circulation Network and Thoroughfare Classification
6.NORTHEAST QUADRANT
ARTERIALS
CAPACITY
Local
Collector
Minor
Major
Principal
CONTEXT
2lanes
2-3 lanes
3-4 lanes
4lanes
6lanes
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4.C. Circulation Network and Thoroughfare Classification
7. SOUTHEAST QUADRANT
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REYNOLC
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Collector Minor Major Principal
2-3 lanes 3-4 lanes 4 lanes 6 lanes
N/A
(Storefront retail)
N/A
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N/A
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5.F.5.f.
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SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.A. Intent and Principles
This section includes standards and guidelines related to
the orientation and configuration of streets, public spac-
es, buildings, sites, and parking facilities. The purpose of
these standards and guidelines is to promote high quality,
pedestrian -oriented, sustainable development that adapts
to changing conditions over time, without dictating archi-
tectural style. The following principles provide the basis
for the development standards and guidelines.
STREETS AND PUBLIC SPACES
• Design all streets and sidewalks to promote
pedestrian activity and comfort. Sidewalks serve as
the Near Southside's most heavily used public spac-
es.
• Balance the circulation requirements of automobiles,
mass transit vehicles, bicycles, and pedestrians in
the design of street cross -sections. Utilize context -
sensitive design strategies to achieve this balance.
• Provide designated road space for bicycles, such as
striped bike lanes, on roads that would otherwise be
uncomfortable or unsafe for less experienced or slow
riders.
• Emphasize attention to detail and quality construction
in the design and construction of streets.
• Use simple but effective roadside designs to allow
easy maintenance.
• Provide on -street parking in as many areas as
possible to support district businesses and to calm
traffic speeds.
• Adhere to time -tested roadside design strategies that
create walkable streets, including shade trees and
pedestrian lights located along the curb, between the
roadway and the walkway.
• Provide a wide range of public spaces (in addition to
comfortable sidewalks), including neighborhood -
oriented pocket parks, community gathering places,
and recreational facilities.
• Incorporate elements into public spaces that engage
all age groups, including young children and the
elderly.
On -street parking, wider sidewalks, street trees, and outdoor
On -street parking supports retail and restaurants and also
provides a traffic buffer for pedestrians.
A network of public spaces thaf includes both smaller plazas
and larger parks is a key element in urban districts.
20
SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.A. Intent and Principles (cont.)
SITES AND BUILDINGS
• Design sites and buildings, and the lower floors of
buildings in particular, so that they promote pedestrian
activity and provide an active, human -scale, continuous,
pedestrian -oriented street edge along public sidewalks.
• Design buildings and sites that provide visual variety
and enhance the Near Southside's overall sense of
place.
• Build distinctive neighborhoods that enhance local
identity.
• Promote building scale that enhances the public realm,
and promote new buildings that complement the scale
of neighboring structures, particularly adjacent historic
buildings.
• Locate and design surface parking lots, individual
garages, and large parking garages so as to reduce
their visual impact and/or to create public amenities
(e.g., through aesthetic or environmental features).
• Design and orient buildings on Magnolia, Park Place,
West Rosedale, South Main, Pennsylvania, 8th Avenue,
and Vickery so as to support the streets' roles as the
Near Southside's primary pedestrian -oriented
commercial districts.
• Encourage the use of durable, attractive materials that
promote sustainability and the reuse of buildings.
• Design buildings that reflect the time in which the
structures are built, as the district's most treasured
historic buildings do.
• Without dictating architectural style, encourage building
facade designs that contribute to an attractive
streetscape and skyline.
• Encourage all civic and publicly sponsored buildings to
be of exceptional design quality.
• Design buildings and sites so as to minimize negative
impacts on air and water quality and to promote a
sustainable natural environment.
The principles support active streets with ground level uses
that are oriented to public sidewalks.
Parking lot located to the side of a historic building on S. Main St. �
Parking lots located behind or to the side of buildings are con-
sistent with the district's urban character.
Historic Mehl Building on Magnolia Avenue
Historically significant buildings help define the district and
should be incorporated into new projects.
29
NEAR SOU ( Vw_)IOF D13- T H46IC 3
5.13. Streets and Other Public Spaces
1. STREET STANDARDS
a. Main Streets
10' 5.5'
min. in.
Pedestrian
mt
�E
SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
Main Street Local with Angled Parking
ROW=100'-110'
�20'(varies byangle) 15' 15'—20'(varkesbyangke)
—Parking + Travel } Travel + Parking
Curb4o{urb=65'-70
5.5
' 10'
min,
�
min.
Pedestrian ,
t
w
Main Street 2-lane Local or Collector
ROW = V-90'
10, 5.5' 5' s' 5.5' 10'
min. 1min. 8' min. 11' �`I 11' min.I 80 min. in.
`Pedestrian la Parking+Bike•} Travel I Travel }Bike' Parking a r+4Pedestnan
y L N
E � E
2 Curb-to-Curb=38'-50' 2
11
CV
1 1 A)
er outside lanes may be used if bike lanes are not feasible. See Section 4.C.for proposed bike lane streets.
Main Street 3-lane Collector or Minor Arterial
ROW = e0'-1110'
.r
10, 55' 5' 5' 55' to
min. I min. 8' min. ill 11' ill min. 8' min. min.
Walkway l � Parking }Bike`4 Travel 4 Turn Lane I Travel +Bike }Parking M Walkway ~
15
~ , Curb-to-Curb=49'-60' ~ .Z
I (
l I 1 C%
`Wider outside lanes maybe used if bike lanes are not feasible. See Section 4.C.for proposed bike lane streets.
NOTES:
1) The Near Southside street standards are based on the City's draft Context -Sensitive Solutions (CSS) Policy. In the
case of any conflict between the NS and CSS standards (upon their adoption), the CSS standards shall apply.
2) The City's Traffic Engineer is authorized to approve modifications to cross-section dimensions in response to site -
specific constraints.
22
Main Street 2-lane Local or Collector
ROW = V-90'
10, 5.5' 5' s' 5.5' 10'
min. 1min. 8' min. 11' �`I 11' min.I 80 min. in.
`Pedestrian la Parking+Bike•} Travel I Travel }Bike' Parking a r+4Pedestnan
y L N
E � E
2 Curb-to-Curb=38'-50' 2
11
CV
1 1 A)
er outside lanes may be used if bike lanes are not feasible. See Section 4.C.for proposed bike lane streets.
Main Street 3-lane Collector or Minor Arterial
ROW = e0'-1110'
.r
10, 55' 5' 5' 55' to
min. I min. 8' min. ill 11' ill min. 8' min. min.
Walkway l � Parking }Bike`4 Travel 4 Turn Lane I Travel +Bike }Parking M Walkway ~
15
~ , Curb-to-Curb=49'-60' ~ .Z
I (
l I 1 C%
`Wider outside lanes maybe used if bike lanes are not feasible. See Section 4.C.for proposed bike lane streets.
NOTES:
1) The Near Southside street standards are based on the City's draft Context -Sensitive Solutions (CSS) Policy. In the
case of any conflict between the NS and CSS standards (upon their adoption), the CSS standards shall apply.
2) The City's Traffic Engineer is authorized to approve modifications to cross-section dimensions in response to site -
specific constraints.
22
SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
53. Streets and Other Public Spaces (conl..)
1. STREET STANDARDS
a. Main Streets (cont.)
t (Y ss'
s'
min. min.
fir
min.
Pedestrian J
g+
Parking+Bike'}
E
Main Street 41ane Minor Arterial
ROW = 9a-115•
n• tr it• n•
navel Travel Travel I Travel
Curbto-Curb=60'-75'
s' 55' IV
min. 8' min. min.
Bike•4Parking g+ Pedestrian
I I �
der outside lanes may prop be used if bike lanes are not feasible. See Section 4.C.for osed bike lane streets.
Main Street Major Arterial
ROW=105•-135'
1a s.s' s• s' s.sto
min. min. 8' min. 11' 11' Varies it' 11' min. 8' min. min.
Pedestrian #a ParkingBike'# Travel } Travel Median Travel Travel 'Bike`}Parking a �++Pedestrian
is
,� Curb-to-Curb=7s'-9s'
i
'Wider outside lanes may be used if bike lanes are not feasible. See Section 4.C.for proposed bike lane streets.
NOTES:
1) The Near Southside street standards are based on the City's draft Context -Sensitive Solutions (CSS) Policy. In the
case of any conflict between the NS and CSS standards (upon their adoption), the CSS standards shall apply.
2) The City's Traffic Engineer is authorized to approve modifications to cross-section dimensions in response to site -
specific constraints.
23
M=AK SCSI) r MAUL LA IMU I
SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.0. Streets and Other Public Spaces (cont.)
I. STREET STANDARDS
b. Mixed -Use Streets
M(xed-Use Local
ROW=60'-70'
min. min. 811' 11' 8' min. min.
c
Parking' Travel Travel +Parking �++ a
WE �� w�
~ a Curbto-Curb=36' ~ ,2
Mixed -Use 2-Lane Collector
ROW=60'-90'
S' S'
min. min. 8' min. 11' 11' min. 8' min. min.
}� c Parking}Bike"j Travel 4 Travel +Bike"+ Parking c
E
a a Curbto-Curb=38" 50' .2 u
*Wider outside lanes may be used if bike lanes are not feasible. See section 4.0 for proposed bike lane streets.
Mixed -Use 3-Lane Collector or Minor Arterial
ROW = 70'-100'
11' 11'
min. 8'
min.
min.
+
s
Parking Blke"
Travel i Tumlane Travel
Bike'+Parking
N
>u
w N
"
~
~,2
?
Curb-to{urb=49'fi'
8
WVider outside lanes maybe used If bike lanes are not feasible. see Section 4.C. for proposed bike lane streets.
NOTES:
1) The Near Southside street standards are based on the City's draft Context -Sensitive Solutions (CSS) Policy. In the
case of any conflict between the NS and CSS standards (upon their adoption), the CSS standards shall apply.
2) The City's Traffic Engineer is authorized to approve modifications to cross-section dimensions in response to site -
specific constraints.
NEAR SOUTHSIDE DISTRICT
SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
511. Streets and Other Public Spaces (cont.)
1. STREET STANDARDS
b. Mixed -Use Streets (cont.)
s
ss
s'
min.
min.
8"
min.
c #
o+
ParkingiBike•}
r c
Mixed-Use4lane MinorArterial
ROW = 80'-115'
11' I 11' 11' 11'
Travel i Travel I Travel I Travel
Curb-to{urb=60'-75'
s'
s.s
s
6'
min.
min.
(B#Parking
101 c 1
N
�
w
a
'Wider outside lanes maybe used if bike lanes are not feasible. See Section 4.C.for proposed bike lane streets.
Mixed -Use MaJor Arterial
ROW=95'-135'
S' 55' 5'
min. min. 8' min. 11' 11' Varies lI il'
} Nvt Parking }Bike•} Travel 1 Travel 4 Median I Travel
� v
3
Curb -to -Curb = 75'-95'
11' min. 8"
min.
min.
Travel }Bike•}Parking`
c
3e
s
'E
3
'Wider outside lanes maybe used if bike lanes are not feasible. See Section 4.C.for proposed bike lane streets.
NOTES:
1) The Near Southside street standards are based on the City's draft Context -Sensitive Solutions (CSS) Policy. In the
case of any conflict between the NS and CSS standards (upon their adoption), the CSS standards shall apply.
2) The City's Traffic Engineer is authorized to approve modifications to cross-section dimensions in response to site -
specific constraints.
25
5
55'
mina
in. 13'
M
Travel
s
ss
mm.
mm.
13�
NZ 51 Z 0)UU I -MAUL CIS T KIL I
SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.01. Streets and Other Public Spaces (com.)
1. STREET STANDARDS
c. Commercial Streets
Commercial Local or Collector
ROW=50'-60'
i
5' 55' 5.5' 5
min. min. �16' �16' min, min,
i
a Travel I Travel a
al Curb-to-Curb=28'-32' 2
Commercial 41ane Minor Arterial
ROW = 70'
11' 11'
} Travel } Travel
Curb to-Curb=48'
Commercial Major Arterial
Row=80-100
Varies
4 I1' Travel � Median
Curb -to -Curb= 58'-68'
Travel
11'
NOTES:
1) The Near Southside street standards are based on the City's draft Context -Sensitive Solutions (CSS) Policy. In the
case of any conflict between the NS and CSS standards (upon their adoption), the CSS standards shall apply.
2) The City's Traffic Engineer is authorized to approve modifications to cross-section dimensions in response to site -
specific constraints.
26
NEAR SOUTRSIDE DIS T RICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.13. Streets and Other Public Spaces (cont.)
1. STREET STANDARDS
d. Alleys
1) Alleys shall conform to all standards contained in the Subdivision Ordinance, Traffic Design Manual,
and Water & Sewer Design Manual.
27
SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
53. Streets and Other Public Spaces (cont.)
2. PUBLIC ROADSIDES
a. Roadside Design Options
1. Dual Plantino Strips
2. Wide Planting Strip
3. Narrow Planting Strip
4. Sidewalk Planter
Suitable Streets —Listed in order of applicability; see Thoroughfare Classification Maps in section 4.C.
•Commercial Streets
•Mixed -Use Streets
•Mixed -Use Streets
•Main Streets
•Mixed -Use Streets
•Commercial Streets
I •Main Streets
•Mixed -Use Streets
Roadside Width —Total width of pedestrian way and street tree/furniture zone (see 5.B.2.b. for minimums).
~20+ feet I �13-15 feet I ~10-15 feet I �10-20 feet
Pedestrian Way
Paved walk- 5 ft. minimum, (6 ft. mini- 5 ft. minimum, (6 ft. 5-10 ft., (6 ft. minimum 10-15 ft*
way mum if adjacent to an. minimum if adjacent to if adjacent to angled
gled parking) angled parking) parking)
Walkway loca- Between planting strips Along property line *Along property line, or •Along property line,
tion *Along planting strip if or
sidewalk seating or •Along planting strip if
display is located sidewalk seating or
along property line display is located
along property line
Street Tree/Furniture Zone —Located along the curb; includes street trees, pedestrian lights, and other elements.
Planter Min. 5.5 ft. wide (each) Min. 8 It. wide Min. 5.5 It. wide Min. 5 ft. x 5 ft, tree well
.......................................................................................................... .............................
Tree spacing 25-35 feet 15-35 feet 15-35 feet 15-35 feet
(Sec. 3.a) (Must be >_10' from bldg.)
Pedestrian 60 feet maximum 60 feet maximum 60 feet maximum 60 feet maximum
light spacing
(Sec. 3.c)
.......................................................................................................... .............................
Other ele- *Irrigated groundcover *Irrigated groundcover *Irrigated groundcover •Bike racks
ments •Fire hydrants •Fire hydrants •Bike racks •Trash bins
(Guidelines in *Trash bins *Benches
Sec. 3.d.) *Benches •Wayfinding signs
•Wayfinding signs *Sidewalk tables and
•Sidewalk tables and displays
displays
IN
NEAR SOUTHSIDE DISTRIC r
SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.M. Streets and Other Public Spaces (com.)
2. PUBLIC ROADSIDES (cunt.)
b. Projects subject to roadside standards — All new construction
projects, as well as major renovations in which the: STREET TREE SPECIES
1. Gross floor area to be renovated exceeds 101000 sf, and .
2. Value of the renovation exceeds the appraised value (per Best Good
Tarrant Appraisal District records) of the property's improve- Small Canopy Ginkgo (Med.)
ments prior to renovation. (Min. 15'sr)acin Pecan (Large)
c. Minimum roadside widths for new construction projects — To Redbud
accommodate the required minimum widths for street tree/ Mexican Plum Prohibited
furniture zones and pedestrian ways, minimum roadside width Eve's Necklace Hackberry
standards apply. These standards apply regardless of the availa- Medium Canopy Sycamore
ble public right-of-way. Where insufficient right-of-way exists, the (Min. 25'spacin Silver Maple
pedestrian way shall extend onto private property, with a public Caddo Maple Mulberry
sidewalk easement provided. The roadside shall be measured Bald Cypress Siberian Elm
from the back of the curb to the outside edge of the pedestrian Large Canopy Mimosa
way (closest to the building fapade). (Min. 35'snacina) Arizona Ash
1. "Commercial" and "Mixed -Use" streets — 10.5 ft. minimum Texas Red []Oak Cottonwood
2. "Main" streets — 15 ft. minimum Shumard Oak Willow
Live Oak Bradford Pear
Durand Oak Chinese Pistache
Lacebark Elm
Cedar Elm
3. ROADSIDE ELEMENTS
a. Street trees
1. Developments must conform to the tree preservation stand-
ards set forth in Section 5.G.1. Canopy of street trees can
be applied towards mitigation requirements. The provisions
below also apply.
2. Public and private development shall provide shade trees within
the street tree/furniture zone.
3. Street trees shall be a minimum of three (3) inch caliper and
placed 15-35 feet apart on center, depending on the trees' size
at maturity.* (See the list at right for spacing standards, and the
spacing note on the bottom of p. 33.) Where necessary, spacing
exceptions may be made to accommodate mature trees, curb
cuts, fire hydrants and other infrastructure elements.
4. To maximize survival rates, trees shall be planted to ensure
proper drainage and shall be irrigated.
5. Low maintenance tree planter systems, such as pervious pavers
or planting strips, shall be used. Tree grates collect trash and
damage trees and are not a low maintenance system.
6. Street trees shall be pruned to allow 8-foot clearance for pedes-
trians.
7. Trees shall be planted at the time of development, although the
planting schedule may be extended to allow planting during the
fall/winter season.
b. Pedestrian Way
1. The pedestrian way shall have walkways a minimum width
of 5 feet and shall comply with ADA and Texas Accessibility
Standards. Exemption: Minor renovation projects on proper-
ties with existing 4 ft. sidewalks.
2. Paving materials shall be attractive and easy to maintain.
Appropriate materials:
•Concrete • Pervious concrete
•Masonry pavers over concrete base
*Similarly durable materials that meet City standards
ROADSIDE ZONES
Street tree/
furniture zone
•Trees
•Lights
•Bike Racks
•Tables
Pedestrian way
•Clear walkway
•Awnings and other
shade elements
29
NER SOU r HSIDE DISTRU T"
SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
53. Streets and Other Public Spaces (cont.)
3. STREET LANDSCAPING AND FURNISHINGS (cunt.)
c. Pedestrian Lights
1. New public and private development shall
provide pedestrian lights within the roadside's
street tree/furniture zone.
2. Pedestrian lights shall be located approximately
at the midpoint between two trees and spaced a
maximum of 60 feet apart.* (See note below.)
Where necessary, spacing exceptions may be
made to accommodate mature trees, curb cuts,
fire hydrants and other infrastructure elements.
3. Guidelines
• Continuity of lighting style throughout a
neighborhood is encouraged.
• Lights should be durable and easy to
maintain or replace.
d. Guidelines for other roadside elements
1. Bike racks, trash bins, and seating should be
incorporated into streetscape designs on "Main
Streets" and other streets with high levels of
pedestrian activity. Continuity of style
throughout a neighborhood is encouraged.
These elements should be durable, cost
effective, and easy to maintain.
2. Transit shelters should:
• Be located in areas with a high level of
pedestrian activity, but shall not impede
pedestrian traffic or wheelchair circulation.
• Provide comfortable seating and should
not use the standard, stand-alone
advertising benches seen at many bus
stops.
• Where feasible, incorporate other
streetscape elements, such as water
fountains, newspaper boxes, trash bins,
and/or signage.
• Reflect design excellence and should be
designed as more than simple utilitarian
fixtures. Creative and timeless designs that
complement other streetscape furnishings
are encouraged.
• Be constructed of durable, attractive, and
sustainable materials that are easy to
maintain.
* If no pedestrian lights or street trees exist on the project's
block face, measure from the end of the block to
determine spacing. (For trees: begin 40 feet from curb
intersection to accommodate public open space easement
requirement.) If trees or lights exist, measure from
existing trees or lights.
PEDESTRIAN LIGHTS
Since its inception, Fort Worth South, Inc. has
worked with developers to install pedestrian lights as
part of new construction projects, including this de-
velopment along College Avenue. The roadside
standards in this section promote the installation of
lights throughout the Near Southside,
BIKE RACKS
Bike racks that are easy to recognize, attractive, and
simple to use help make the Near Southside bike -
friendly, providing convenience and security. 30
NEAR S®U I HSIDE DISTRICT
SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.B. Streets and Other Public Spaces (coat.)
4. PUBLIC PARKS AND PLAZAS
a. Park Dedication Policy — The City's park dedication
policy applies to new residential units.
b. Plazas — Plazas are urban public spaces that are more
formal than parks and have a higher degree of hard
surfaces and pedestrian traffic. Guideline for impervious
surface area: Maximum 40 percent.
c. Parks — Parks are open spaces that have less hard
surface and pedestrian traffic than plazas. Parks typically
include both active and passive recreation areas.
Guideline for impervious surface area: Maximum 20
percent.
d. Hours — Publicly and privately maintained public spaces
shall be publicly accessible during daylight hours. Access
may be limited at other times.
e. Design guidelines — Publicly and privately developed
public spaces should conform to the following guidelines,
to the extent possible.
1. Design all public spaces other than large recreational
parks to be human -scale and visually interesting.
2. Locate and design public spaces so that they are
clearly visible and easily accessible.
3. Incorporate space -defining and active edges — such
as multi -story fagades with ground floor restaurants but avoid blank walls. Cafes and shops that attract
pedestrians are ideal edge uses.
4. Plan for prevailing sun angles and climatic conditions.
5. Avoid locating public spaces on corner lots. Corners
are better suited for buildings that establish a strong
urban street edge.
6. Avoid sunken plazas and architectural bench
arrangements; these often fail to promote use.
7. Provide flexible space for programmed uses, but
design such spaces so that they do not appear barren
when there is no programming.
8. Incorporate features that attract users, such as
fountains, public display areas, or interactive
sculpture.
9. Incorporate landscaping to provide natural shade and/
or to soften hardscape areas.
5. PUBLIC ART GUIDELINES
a. Public art in private projects —Where feasible,
developers are encouraged to integrate art into the
design process for buildings and public spaces.
b. Public art in public projects — Public agencies are
encouraged to integrate art in the design of all
publicly visible infrastructure, including retaining walls
and public spaces.
c. Fort Worth Art Commission assistance — The Fort
Worth Art Commission may assist with identifying
appropriate artists and/or advise on selection pro-
cesses for projects.
PUBLIC SPACES
The standards and guidelines encourage a variety of
public spaces on the Near Southside, ranging from
the type of active urban plaza shown above to more
passive and heavily landscaped neighborhood parks.
PUBLIC ART
The firefighterboots sculpture at Fire Station #8 was
funded through the City's public art program. In addi-
tion to art that is integrated into City projects, private-
lysponsored public art can greatly enhance a devel-
opment project's appeal and value.
31
NLAVI Z0-1 TI VAM LAO I SIG I
SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5A, Building Location and Orientation
1. BASE SETBACK STANDARDS
New buildings shall be located in relation to the bound-
aries of their lots according to the setback standards
listed below and depicted to the right.
Front Setback 0 ft. min., 20 ft. max. except as described
in Section 5.C.2. below.
Side Setback 0 ft. , except as required by building
separation provisions in building code.
Rear Setback 3 ft. min.
Corner Setback 5' x 5' dedication when required by Sec-
tion 5.C.2.f. below.
General yard development standards: Development
shall be exempt from Chapter 6, Article 1, Sections
6.101 B, 6.101 C, 6.101 E, and 6.101 G of the Zoning
Ordinance,
2. CONTEXTUAL SETBACK STANDARDS
a. Buildings fronting designated "Main" streets —
Front setback is 0 ft. min. and 10 ft. max. (Street
classification maps shown in Section 4.C.)
b. Buildings fronting public spaces — Buildings
that front pocket parks, plazas, or other public
spaces may exceed the maximum front setback.
c. Oleander Walk T4-N zone — Front setback is 5 fts
min. and 10 ft. max. along Oleander Walk; 0 ft.
min. and 10 ft. max. along other streets.
d. "On -street" parking or public walkways located
on private property — If angled, perpendicular, or
parallel parking is located on private property but
functions the same as on -street parking, the front
setback is measured from the edge of the public
walkway. Similarly, if a required public walkway
(see Section 5.13.2) encroaches onto private
property, the setback is measured from the
walkway edge as shown in diagrams to right.
e. Corner buildings — For corner buildings at street
and alley intersections that do not include alkway
stop signs or traffic signals, a triangular dedication
measuring 5' by 5' is required by the subdivision
ordinance. The triangle shall be measured from
the property line and clear of visibility obstructions.
f. Interior buildings — Interior buildings may be
constructed if the project also includes frontage
buildings that are oriented to public streets.
Specifically, buildings may exceed the setback if at
least 60 percent of the public street frontage on
each block face within the development contains
buildings within the maximum setback of 20 ft. The
frontage percentage is reduced to 50 percent for
institutional or industrial campuses in "I" zones.
SETBACKS: PARTIAL BLOCKFACE CONDITIONS
J._._._._._._._._._._T_._._._.a •
REAR 31min. ; SIDE O'min.
►! d min. II >
i U
I
Mid -Block w i w Z
pip Corner p ! a........
Condition cn ; co Condition Of !
u_ •
I ►O' min, � ' ....
20' matt.
FRONT i FRONT Wmin. 3.4 20' max. �'
l?ubi'ic Walkway 1
SETBACKS: FULL BLOCKFACE CONDITIONS
♦
SIDE o'min. N 1
U �
i LLI Z ,
o i Condition Condition ° ,
co
(see below) (see below)
..... ►i 0' min. 0' min. !'..., ..
i 20' max. i
I44
♦ +� m co
E rn
._ �._._._._._._._._._._. FRONT2o'max. " �� ' _ a
cn Public Walkway
-----y
Primary
Condition A: Full building
frontage with side, rear, or
off -site parking
(Preferable)
Walking Street
al
Condition B: Parti
building frontage
occupying primary comer,
with side parking
SETBACKS: INTERIOR BUILDINGS
._._._._._._._._.T._._._._.-•-•-•-• •--1`.,,• '• REAR T min. SIDE0' min. i (.
Interior Building � ZO i 3
ip c
8
a
m O' min.
► 20' max.
c • ca
ILL E
Frontage Frontage Building : rn
Building i c
FRONT O•� FRONT
Public Walkwa , '
y
♦............................................ B
0
a
Buildings must occupy 60% (50% in "I") of the public frontage
32
SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.C. Building Location and Orientation (conl..)
3. PEDESTRIAN ENTRANCES
a. Primary pedestrian building entrances shall be located
on the street frontage of the building. If a site's slope
presents significant impediments to a street fronting en-
trance, such as a need for stairs, within the public right-of-
way — and a proposed entrance from an adjacent side fa-
pade would provide a similarly visible and inviting front en-
trance, City staff may approve an exception administratively.
For buildings fronting other public spaces, the primary pe-
destrian entrance shall be oriented to and accessible from
the public space.
b. Individual retail entrances — Each retail use with exterior
ground level exposure along a street or public space shall
have an individual public entry from the street or public
space.
c. Corner building guideline — Entrances to corner buildings
with ground floor retail uses should be located at the corner.
d. Residential Entrances - Apartments, condominiums, manor
houses, and townhomes with street level units shall provide
individual street -oriented entries for each unit along the prk
mary street frontage.
Entries shall incorporate the following:
1. Direct pedestrian access between unit entrance and
adjacent public sidewalk
2. Pedestrian protection at entrance with awning, canopy,
or building recess
3. Traditional front door, not sliding glass or typical balcony
double door
4. Patio or stoop
5. Transitional semi-public zone separating unit entrance
from sidewalk, either landscaped yard area or hard-
scape zone with planters
6. Delineation between patio/stoop and sidewalk through
one of the following:
a. Grade transition such as stairs or ramp, if feasible
and consistent with grade conditions
b. Low walls or other vertical delineation between
entrance patio and public sidewalk or transitional
semi-public zone.
4. FENCING
a. Front yard perimeter fencing prohibited — Conventional
gated complexes with perimeter security fencing along
public streets are prohibited. Specifically, 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.
b. Privacy fences — A front yard fence or railing not exceeding
4 feet in height may extend beyond building facades if the
fence encloses a private patio, yard, or sidewalk eating ar-
ea. The fence is not permitted to encroach on a required
pedestrian walkway (see Section 5.13.3.b.).
5. DRIVE -THROUGH DESIGN STANDARDS
a. Guideline —Conventional drive -through uses do not support
a pedestrian -oriented environment and are inconsistent with
the urban redevelopment goals for the Near Southside.
PEDESTRIAN ENTRANCES
_ � 1
.J
tta� n �� 1
Medical office building
at Magnolia Green
Pedestrian -oriented projects orient primary entrances
to public sidewalks, and corner retail/service build-
ings often include corner entrances.
FENCING
Conventional gated complexes are not allowed, but
short privacy fences that clearly delineate private
yards and patios are compatible.
URBAN DRIVE-THROUGHS
The well -screened Wells Fargo drive -through facility
is a good example of a compatible design that fits
into a walkable environment. 33
lk9t Ar< Z OULJ I =1 IDE ®ISTRIU i SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.C. Building Location and Orientation (cont.) SKY BRIDGES
Although drive -through faces are discouraged, the
following standards shall apply to facilities approved by the
UDC.
b. Windows and stacking lanes — Drive -through windows
and stacking lanes shall not be located within the front yard
setback or along facades that face a street; where possible,
they shall be located to the rear of buildings.
c. Circulation — The design and location of the facility shall
not impede vehicular traffic flow and shall not impede
pedestrian movement and safety. Driveways shall not be
located on Main streets, such as Magnolia Avenue and
South Main Street (see classification maps in Section 4.C.).
Shared driveways and/or driveways located off of non -
arterial streets should be used, where possible.
J. Screening —Architectural elements, landscaping, and/or
other screening elements shall be used to minimize the
visual impacts of the drive -through facility.
6. SKY BRIDGES
Sky bridges spanning public streets to connect upper floors of
opposing buildings often negatively impact street -level
pedestrian activity. There may be, however, unique
circumstances that would allow for a sky bridge that serves a
vital connectivity function without negative street -level impacts.
All sky bridge proposals require Urban Design Commission
review. To receive UDC approval, a proposed sky bridge must
meet all of the following criteria:
a. The sky bridge must serve a clear and vital
connectivity function that is clearly impractical to
achieve through a street level connection.
b. The sky bridge must not remove significant pedestrian
activity from street level, and the evaluation of
potential activity lost should take into account both the
potential number of pedestrians lost and any potential
lost benefits stemming from pedestrians in that
particular area, such as lost benefits to neighborhood
safety or neighborhood businesses.
c. The sky bridge must not visually obstruct significant
view corridors.
UDC Approval is required for all sky bridges.
SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.13. Building Height
1, HEIGHT GUIDELINE — New single -story buildings are strongly discouraged.
Multi -story buildings are consistent with the urban character of the district and
are essential in achieving economic and urban design goals for the district.
2. BUILDING HEIGHTS shall conform to the standards listed below and shown
in the diagrams to the right. Zones are shown on maps in Section 4.13. Height
is measured in stories, not including a raised basement or inhabited attic; i.e.,
the number of complete stories between the average grade of the frontage
line to the eave of a pitched roof or to the surface of a flat roof.
Minimum heights New fapades along public streets and pub,,,
(Also see 5.D.1. lic spaces:
guideline above) *Buildings < 41000 sq. ft.: 15 ft.
*Buildings >_ 4,000 sq.ft.: 18 ft, for at least
50% of the fagade, unless located rl
14,,
along a primary street —be,,, see 5.D.3 �,
-
low. ;1
Ground floors of multistory non-residential I
buildings: min. 10 ft., floor to ceiling. _, ''
Maximum heights
Maximum heights
with a) mix of use,
b) public space,
and/or c) struc-
tured parking bo-
nuses
(See Section 5.D.3.)
T4 and T4-N 3 stories
T4-I 6 stories
T5 or T5N 5 stories
T5-I I 10 stories
T4-N: a, b,,,or c 14 stories
T4: a, b, or c ( 5 stories
T4: a&b, aft, or b&c 16 stories
T5 or T5N: a, b, or c 8 stories
T5 or T5N: a&b, aft, or b&c 10 stories
3. BUILDING HEIGHT ALONG PRIMARY STREET
Two (2) stories consisting of a minimum of 18 feet along the following streets:
W. Vickery Boulevard from Adams Street to S. Main Street
• Pennsylvania Avenue from 8`h Avenue to S. Main Street
• W. Rosedale Street from Jerome Street to Evans Avenue
• W. Magnolia Avenue from 8th Avenue to S. Main Street
• Park Place Avenue from FWRR to 81h Avenue
• 8th Avenue from Pennsylvania Avenue to Park Place Avenue
• S. Henderson Street from 1-30 to W. Magnolia Avenue
• S. Hemphill Street from W. Vickery Boulevard to W. Allen Avenue
• S. Jennings Avenue from W. Vickery Boulevard to W. Magnolia Avenue
• S. Main Street from W. Vickery Boulevard to W. Magnolia Avenue
Refer to map in Section 3.F.
14 BUILDING HEIGHTS
6
T41 maximum
T4 bonus for meeting 2 of 3 bonus provisions '•;
1 T5 BUILDING HEIGHTS �
35
SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
D.U. Building Height
3. HEIGHT BONUS REQUIREMENTS
a. Mix of residential and non-residential uses —The project
must include at least 20% residential and 10% office,
restaurant, and/or retail uses, as measured by gross floor
area. The UDC is authorized to reduce the required
percentages by up to 50% for exceptional projects.
b. Public space —The project must include a publicly accessible,
privately maintained park, plaza, or other usable outdoor public
space. Public access must be maintained through a public
access easement. The ratio of the project's gross floor area
(including height bonus area) to the public space's surface ar-
ea shall not exceed 10:1, and no public space shall be less
than 2,500 sq. ft. (See Sec. 5.13.4.)
c. Structured parking — Project must provide at least 75% of off
-street spaces within a multilevel garage. The number of gar-
age levels are not limited except that the garage height shall
not exceed the tallest non -garage building. Also see 5.E.7.
4, FAIRMOUNT TRANSITIONAL HEIGHT PLANE — Properties that
share a property line with a one- or two-family house in the
Fairmount Historic District: Any portion of a building within 20 ft. of
the property line shall not exceed 2 stories. A 45' transitional
height plane shall apply to any portion of a building further than 20
ft. from the property line, as depicted to the right.
FAIRMOUNT TRANSITIONAL
HEIGHT PLANE
120�'
2 stories max
36
NEAR SOUTHSIDE DISTRICT
5.E. Parking and Driveways
1
2
3.
4.
6.
7
SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
OFF-STREET PARKING REQUIREMENT —None, except for
properties located within 250 feet of a one- or two-family
zoning district. For those properties, the requirements in
Section 6.201 of the Zoning Ordinance, reduced by 25%, shall
apply. Uses within historically significant buildings are
exempt.
GUIDELINE — Shared parking garages are encouraged.
SURFACE PARKING CAP — The number of off-street spaces
shall not exceed 100% of the total prescribed by Section
6.201 of the Zoning Ordinance, unless a parking study
demonstrates need for additional spaces.
SURFACE PARKING LOTS — Lots shall be located behind or
to the side of buildings as depicted in the diagrams to the
right. (Parking lot design standards are contained in Section
6.201 of the Zoning Ordinance.)
GUIDELINE — Surface parking lots that front streets are
discouraged; all site plan options that minimize surface lots
along public streets should be explored.
MAXIMUM SURFACE PARKING LOT FRONTAGE —
The percentage of parking lot frontage along any street shall
not exceed the following maximums:
a. 40% of the development site's total frontage length
along a project's primary streets, and
b. 70% of the development site's total frontage length
along a project's secondary streets.
Parking lot frontage measurements shall include the combined
frontage length of any paved and/or drivable surface that
functions as part of a parking lot's circulation, such as — but
not limited to — drive aisles and parking spaces.
SURFACE PARKING SCREENING — Parking lots that front a
street shall be separated from the sidewalk by a decorative
and durable screen at least 4 ft. in height.
GUIDELINE — Screening walls attached to buildings should be
designed as architectural extensions of the building,
constructed of the same materials and style.
SCALE RESIDENTIAL GARAGES — Garages should not front
public pedestrian space. Garages shall be accessed from
alleys or rear driveways or shall be detached and located at
the rear of the site. Examples of residential parking garages
include those serving townhomes, small apartment projects,
single-family homes and duplexes.
STRUCTURED PARKING AND MULTI -LEVEL PARKING
GARAGES shall be located at the interior of a block or under-
ground and shall not be visible from public rights -of -way.
These parking structures include podium style single level
parking facilities, and multi -level garages. In exceptional cir-
cumstances the UDC may consider garages that front public
rights -of -way, and for all exceptions, the design standards
and guidelines below apply:
a. Facade design: All parking structure facades that
face a public space shall be designed to incorporate
architectural elements and materials that comple-
ment the building or buildings in the area.
b. Ground level screening: Screening shall be incorpo-
rated to minimize the visual impact of garages and
parked cars at the pedestrian level. Landscaping
(trees and shrubs) may be utilized for screening pur-
poses but must screen at least 50% of pedestrian
level parking garage facades immediately upon in-
stallation, with species selected to eventually provide
full 100% screening. Green screens or living wall
systems may be utilized, but must incorporate ade-
SURFACE PARKING:
PARTIAL BLOCKFACE CONDITIONS
ca
/OF
/ U
F
Mid -Block Corner p a
Condition Condition •
FRONT FRONT
pu67ic Walkway
• G1 i l
MEN. Surface parking areas
SURFACE PARKING:
FULL BLOCKFACE CONDITIONS
�m
I U
Z ! a
i i� Condition'FEE I
p
BLL
•
(see belo ! `
�._._._._._._._._._._, FRONT_ a Y
Public Walkway
I • • I
- Primary
�� Surface parking areas Walking Street
Condition A: Full building
frontage with side, rear, or
off -site parking
(Preferable)
Condition B: Partial
building frontage
occupying primary corner,
with side parking
COMPATIBLE PARKING FACILITIES
Landscape screening
of surface parking
The parking standards are intended to minimize the impact of
parking facilities.
37
quate planting area, irrigation, and structural support
systems to be successful.
c. Adaptable Design: Ground floor commercial use, or
space adaptable for future commercial use, should
be integrated into parking garages located along pub-
lic streets.
8. DRIVEWAY LOCATION — Private vehicular driveways shall
not be located along "Main" streets. This provision applies as a
guideline in "I" zones.
9. DROP-OFF AND LOADING AREAS — On -street drop-off and
loading areas support a pedestrian -oriented district and may
be approved by the City's Traffic Engineer.
Off-street loading and drop-off areas that are located between
the building and the sidewalk are allowed in T41 and T5-1
zones if a continuous sidewalk is provided adjacent to the
street.
GUIDELINE — Drop-off and loading areas proposed in zones
other than T4-1 and T5d should be located under the
overhang of a building that maintains the urban street edge
within the maximum front setback.
K�:7
NEAR SOU I NWL)t DISTRICT
5.F. Architectural Standards
1
2.
3.
4.
5.
C�
SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
ROOFS
a. Single -story buildings — New single -story
non-residential buildings shall not have large
expanses of sloped roofs. Roof slope shall not be
greater than 1:12. Sloped roof elements that are
not part of the actual roof, similar to elements
found on certain historic commercial buildings, are
permitted.
b. Roof design guidelines —
• Parapet roofs or low -sloped roofs are
encouraged.
• Visually dominant pitched roofs on multi -story
buildings are strongly discouraged, but partial
pitched roofs or pitched roof elements are
generally compatible.
• "Green" roofs that utilize plants to absorb
rainwater and reduce ambient air
temperatures are strongly encouraged.
c. Screening of rooftop equipment —Parapets or
other screening elements of sufficient height shall
conceal mechanical equipment from street -level
views.
PARALLEL FRONTAGES (Guideline) — Building
facades should be built parallel to the street frontage,
except for chamfered corners.
ENTRANCES facing a pedestrian way shall
incorporate elements that protect pedestrians from the
sun and rain.
AWNINGS, GALLERIES, ARCADES, AND
BALCONIES (Guidelines) — Awnings, galleries, and
arcades are encouraged for all ground floor retail uses
so as to provide pedestrian protection and visual
interest. Where feasible, balconies are encouraged
and should be designed as an integral part of the
building
FAQADES — Facades facing public streets and oth-
er public spaces (except alleys). For these facades, all
standards in this section apply. Other highly visible
facades that meet any of the following conditions
must also comply with the standards in this section,
with the exception of 5.F.5.d. "Ground floor transparen-
cy," which shall not apply.
Parking lot facing facades: Facades visible
from a public street or other public space and
that face a surface parking lot of the same
development project.
Side facades: Facades visible from a public
street or other public space as a result of
sharing a side property line with an adjacent
building that is set back at least 15 feet further
than the proposed building.
Railroad facades: Facades visible from
public streets and other nearby public areas as
a result of facing a railroad right-of-way.
SCREENING OF MECHANICAL EQUIPMENT
a. Ground level equipment —All service and de-
livery areas, trash storage, and mechanical,
electronic and communication equipment shall
be screened from the adjacent public street
ROOFS ON SINGLE -STORY BUILDINGS
Incompatible — Compatible
PEDESTRIAN PROTECTION
ENTRANCES FROM PEDESTRIAN WAYS
FACADE VARIATION
Compatible
Compatible
39
SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.F. Architectural Standards (cont.)
view. The degree of visibility from all adjacent public
ways will be evaluated, and screening views should
take into consideration future development of the
area. Acceptable screening applications include sol-
id architectural or fencing screening and/or planting
material. Architectural screening must be propor-
tioned to fully screen equipment and designed and
detailed to be fully compatible with building architec-
ture and overall site aesthetic, rather than draw at-
tention to the screen. Planting must be evergreen, a
min. of 60% of the height of the equipment to be
screened, and installed appropriately to ensure their
survival and achieve full screening of the equipment
within 2 years.
b. Rooftop equipment —Rooftop equipment shall not
be visible from the street or neighboring properties
at the same level or below. Screening of mechani-
cal, electronic, and communication equipment on
the roof should be organized, proportioned, detailed
and colored to be an integral element of the building
as seen from points of high elevation, from the
street, and adjacent residences.
7. ARCHITECTURAL VARIETY IN LARGE PROJECTS —Each
sequential block of new construction shall contain unique bu
ing fagades so as to encourage architectural variety within large
projects. While the use of similar architectural elements on mul-
tiple buildings is acceptable; large, visually monotonous projects
that repeat the same exterior buildings design(s) and do not
contribute to visual diversity and human -scale character are in-
appropriate.
a. Fa(;ade variation — Buildings shall, at a minimum, in-
corporate:
1) Expression of structural elements, such as:
o Floors
o Vertical support
o Foundation
2) Fagade articulation through the use of projecting
and recessed elements.
3) Variety in materials, material pattern, or color.
b. Building materials
1) New building fagades facing public areas (except
alleys) shall conform to the material standards
listed to the right. The list could evolve as tech-
nology changes. Creative design is encour-
aged, and projects that incorporate unlisted materi-
als may be submitted for staff and UDC review.
2) Leadership in Energy and Environmental Design
(LEED) Buildings — Buildings following the U.S.
Green Building Council's LEED certification re-
quirements shall be exempt from building materi.
al standards.
c. Fenestration (all buildings) —New building fagades
fronting on publicly accessible streets or other public
spaces (except alleys) shall have openings and trans-
parent (not mirrored) glazing that together constitute
not less than 25 percent of the fagade. This provision
applies as a guideline in 111 zones.
d. Ground floor transparency for non-residential uses
1) For all ground floor nonresidential uses located
MATERIALS ALONG PUBLIC STREETS
BUILDING MATERIALS
Primary Materials
•Brick
•Stone, or stone veneer with cavity wall construction 40
•Stucco
•Glass curtain wall system
•Metal Panels — individual or curtain wall systems
•Concrete — finish should be to an architectural level
•Wood
•Cement composite board (not simulating wood)
•Tile — terra cotta, porcelain, or ceramic
Limited Accent and Trim Materials
•All primary materials listed above
•Metal — galvanized, painted, or ornamental
•Pre -cast masonry (trim and cornice only)
•EIFS (Exterior insulation and finish system)
•Concrete fiber simulated wood siding
Inappropriate Materials
•Applied stone without cavity wall construction
•Vinyl or aluminum siding
•Mirrored glass
•Faux brick veneer
GARAGE FACADES ON "MAIN" STREETS
5.F. Architectural Standards (com.)
along publicly accessible streets and other public spaces, at least 40 percent of the wall area between 2 and
12 feet shall consist of doors and windows and transparent (not mirrored) glazing. Clear glazing must have a visi-
ble transmittance rating of 0.5 or greater to count towards the fenestration requirement. This provision applies
as a guideline in "I" zones.
2) Guideline — Ground floor restaurants, cafes, and bars are encouraged along "Main" streets and should have win-
dows and doors that can be opened to provide direct access to the sidewalk when weather permits (i.e., when
interior heating or cooling systems are not necessary.)
e. Lower level delineation for nonresidential or mixed -use buildings — Fapades oriented to a publicly accessible
street or other public space shall include clear delineation between the first or second level and the upper levels with a
cornice, canopy, balcony, arcade, or other architectural feature.
f. Parking garage fagades on "Main" Streets — Parking garages shall not have exposed structured parking at the
ground floor level along a "Main" street.
&OUTDOOR STORAGE OR DISPLAY
a. T4, T4-N, and T5 zones — Development in these zones shall comply with the standards for outdoor storage and dis-
play set forth in Section 5.306 of the Zoning Ordinance. The UDC may consider exceptions if outdoor materials are
sufficiently screened by decorative fencing or other screening elements.
b. "I" zones — Decorative fencing or other screening elements shall be used to minimize the visual impact of outdoor
storage adjacent to public streets or other public spaces.
9. MOBILE FOOD COURT REVIEW— The requirements of the mobile vending food court ordinance apply.
Because of the diverse development conditions and unique mix of residential and non-residential uses within the Near
Southside, all proposed mobile vending food courts within NS districts shall be reviewed by the Urban Design Commission for
contextual compatibility with neighboring structures.
Outside of driveways, bathrooms and other facilities required by the base ordinance, all areas shall be landscaped, shaded, or
otherwise improved to create spaces that are comfortable and appealing for park users during business hours, and are also
visually attractive and complimentary to the court's surroundings during off hours. Bathroom buildings are exempt from trans-
parency and fenestration requirements. All building material standards shall apply.
:SI
SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.r.10.. SIGNS -
a. Intent
1) To establish specific standards for Near Southside busi-
ness identification.
2) To encourage creative and innovative approaches to regu-
lating signs consistent with the principles and general intent
of the Near Southside Development Standards.
b. Principles
a) To encourage excellence in signage, both as a communica-
tion tool and as an art form.
b) To enhance the economic value of the built environment by
avoiding visual clutter, which is potentially harmful to prop-
erty values and business opportunities.
c) To allow and encourage creative and unique sign designs
while preventing cluttered and unattractive streetscapes.
d) To ensure signs reinforce the existing and envisioned char-
acter and are complementary to the architectural design of
the Near Southside.
a. Administration —Staff may authorize installation of a sign that
exceeds the applicable size or height restriction by up to 20 percent
of the maximum size or height prescribed by this section after de-
termining that:
b. The applicant or user has demonstrated the existence of
practical difficulties in complying with the standards.
c. A unique circumstance exists that make compliance with
the requirements of this section impractical.
d. Nonconforming Signs — An existing nonconforming sign may be
restored to its original condition. A Certificate of Appropriateness
(COA) shall be obtained prior to the approval of any necessary per-
mits. However, if the non -conforming sign is removed, destroyed, or
the shape/design is changed, the new sign must conform to the
current standards.
E. Modifications for Exceptional Design — Signage that does not fit
the specific standards and guidelines of this section may be consid-
ered by the UDC. In general, effectively designed signs should re-
spond to the site, landscape, and architectural design context within
which they are located. Signs should be compatible in scale, pro-
portion, and design with the building's facade and its surroundings,
and made of quality, durable material. These signs should seek to
become a piece of art or an architectural feature. Exceptional de-
sign modifications shall be reviewed based on aforementioned cri-
teria, sign standard intent, and the guiding principles of the Near
Southside Development Standards and Guidelines (see page 51 for
creative signs).
f. Comprehensive Building Signage Plan Standards —A compre-
hensive building signage plan regulates signage for multiple busi-
nesses or tenants within one building or development. Commercial
Examples of out of scale signs.
xi
N
Generally, signs should align to promote visu-
al order. Contrast between the color of the
background and the letters or symbols makes
the sign easier to read.
42
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
signs on a large project with an uniform fagade and more than one
storefront, should relate to each other in terms of height, proportion,
color, and background value. Maintaining uniformity among these
characteristics reinforces the building's fagade composition while
still communicating business identity. A comprehensive sign plan is
mandatory for all new developments and sign modifications on ex-
isting buildings.
1) The comprehensive building signage plan shall establish an
allowable area of signage for existing and future tenants
with regard to all allowed sign types.
2) The comprehensive building signage plan shall indicate
existing nonconforming signs, and the number and location
of on -premises signage to be allocated to each tenant un-
der the new plan.
g. General Sign Standards-
1) Signs shall be positioned to emphasize or accent building
elements such as storefront openings or entrances.
2) Signs shall not be installed in locations that damage or ob-
struct important architectural features.
3) Where possible and appropriate, signs shall be aligned with
those on neighboring buildings to promote visual order on
the block, to avoid visual clutter, and to enhance legibility.
4) Signs shall be consistent with the human scale of Near
Southside buildings and blocks. Small scale signs are ap-
propriate to smaller scale buildings and pedestrian traffic,
while larger scaled signs are typically appropriate to vehicu-
lar traffic. Well designed storefronts include pedestrian ori-
ented signage and window displays.
5) Signs shall relate in material with the building fagade and
streetscape.
6) All permanent signs shall be constructed of quality, durable
materials as specified in the Sign Code (Chapter 29 of the
City Code). I
7) Sign graphics shall be simple. Symbols and logos on signs
are quickly read and easily remembered. Lettering shall be
in proportion to the size of the sign.
8) Lighting sources shall be external, shielded, and directed
only at the sign. Internal illumination is acceptable when the
letters themselves, not the background, are lit.
9) All electronic changeable copy signs shall be reviewed by
the UDC and requires a special exception from the Board of
Adjustment.
h. Allocation Of Sign Area— The following size limits apply to build-
ings occupied by a single tenant and to individual tenant spaces in
buildings with multiple tenants. One or more attached 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
:i E S]�iA1�iS
Well designed storefronts include pedestrian
oriented signage, window displays, and the
use of internally illuminated channel letters.
This storefront has a large amount of visual
clutter. The signage obstructs the interior
view.
43
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
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 calcu-
lated height of 15 feet. For structures exceeding 15 feet in
height, allowable sign square footage shall be calculated as
1.5 square feet per linear foot of building facade. A maximum
of 1,340 square feet of attached on -premise signage shall be
allowed, regardless of the number of facades or buildings as-
sociated with a single business or tenant.
Sign Types:
1) The following signs types are prohibited:
• Off -premise signs
• Pole signs
• Animated signs
2) The following signs types are not allowed:
• Freeway signs along Interstate 30 and its as-
sociated frontage roads.
• Wall signs made of flat vinyl or metal pans
and have a projecting depth of less than six
(6) inches
• Standard box cabinet signs
• Monument signs (See page 53 for waiver
criteria)
3) The following signs are allowed:
Standard box cabinet wall signs are not allowed.
Pole signs and Freeway signs along Interstate 30
are not allowed.
Gl!
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
Wall Sign Standards — Wall signs are attached to and completely
supported by exterior walls. A wall sign should be placed above ground
floor windows on a one story structure or between windows. One wall
sign for each storefront or building facade that fronts a public street or
alley is usually sufficient.
• Maximum width: 75 percent of the linear width of the business, not
to exceed the maximum allowable square footage.
• Letter height: Lettering shall be in proportion to the size of the sign
and the width of the storefront. Wider storefronts could have taller
letters. As a general rule, the maximum height of a capital letter
should be 3/4 the height of the sign background.
• Raceways shall be 50% of the letter height and painted to match
the building/ background OR if the Raceway is used as the sign
background, the Raceway may extend 3 inches beyond the largest
part of the sign.
• Signs on side or rear building elevations for a ground floor business
are permitted, provided that the elevation contains a public en-
trance.
Above: The raceway is painted to match the background
Below: Raceways less than 50% of the height of the letters and not
painted to match the background are not allowed.
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NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
Awning Sign Standards — Awning and canopy signs are painted on
or attached to an awning above a business door or window. Awning
signs may be allowed on the shed portion of the awning, but are pre-
ferred on the valence flap. The flap height should be large enough for
letters and symbols to be read easily.
• Minimum vertical clearance from sidewalk
8 feet
• Maximum letter height is limited to 75 percent of the height of the
valence flap/shed area
• Material shall be a matte finish canvas
• Awning shape shall relate to the window or door opening
Awning Sign Guidelines
• Barrel shaped awnings should be used to complement arched
dows
• Rectangular awnings should be used on rectangular windows
Canopy Sign Standards —Canopy signs typically are attached above
or below the face of a canopy.
• Maximum: one (1) sign per canopy
• A canopy sign shall not extend beyond the length or width, but can
extend above or below the face of the canopy.
Awnings and canopies enhance building architecture, and add color
and interest to the streetscape.
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NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
Shingle Sign Standards — Shingle signs are smaller projecting signs
that are typically located near the entrance of a storefront. They project
outward at a 90 degree angle and hang from brackets. Shingle signs
can include logos, symbols, or lettering. A shingle sign is generally in-
tended to be read by pedestrians and by motorists in slow moving vehi-
cles.
• Minimum vertical clearance:
• Maximum proiection:
• Maximum area aer sign face:
• Maximum total area:
8 feet
4 Feet
8 square feet per sign face
16 square feet
• Shingle signs shall be located within eight (8) feet of an active pe-
destrian entrance. To minimize visual clutter, shingle signs should
not be located within close proximity to other hanging signs or pro-
jecting signs.
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Symbols and logos on signs, identifying the
business, add interest to the street, are quickly
read, and are often remembered more easily
than words.
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
Window Sign and Decal Standards — Window signs are painted on
or attached to the inside of a window facing the street. This type of sign -
age can contain text, graphic logos, and other images.
• Count toward total allowable sign area if the signs) exceed 10% of
window space.
• Maximum area: 25 percent of the total transparent glass area of
windows parallel to the street, excluding the area of all glass doors.
• Location shall be limited to ground floor window facing the primary
street frontage and adjoining parking lots.
• Materials shall be of high quality, such as vinyl decals, paint, leaf, or or neon.
• Window signs shall not completely obscure visibility into or out of
the window. Exceptions may be made by administrative staff for
signs that screen utility, mechanical office and kitchen equipment
and vacant spaces.
• A maximum of one window sign is permitted per window pane or
framed window area.
• Temporary window signs are allowed and shall follow the temporary
sign standards.
• Handwritten, paper, cardboard, and plastic signs are not allowed.
• Neon signs are permitted provided that all electrical supply cords,
conduit, and electrical transformers are hidden from view through
the window.
'a
Window signs can express business image
through graphic logos or colorful images. The
sign copy of window signs should be in propor-
tion to the glass surface. Well designed window
graphics attract attention while still allowing
pedestrians to view store interiors.
49
-Frame Sign Standards — Portable A -frame signs are signs and
advertising devices that rest on the ground and are not designed to be
permanently attached to a building or permanently anchored to the
ground.
• Each business is allowed to have one (1) A -frame sign.
• A -frame signs shall not encroach into required off-street parking
areas, public roadways, or alleys, and may not be arranged so as
to create site distance conflicts or other traffic hazards.
• A -frame signs can only be utilized only during regular business
hours and should be removed during non -business hours.
• A -frame signs are allowed on private property or within public rights
-of-ways sign shall not impede pedestrian, ADA, or vehicular ac-
cess.
• A minimum access width of seven (7) feet should be maintained
along all sidewalks and building entrances accessible to the public.
A —frame signs should not interfere with public
right of way or ADA access. This sign is
placed too close to the ADA sidewalk ramp,
making it difficult to cross the street.
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
Crown of Building Sign Standards — A crown of building sign is a
sign attached flat to or mounted away from the building facade. A crown
of building sign may be parallel to the building facade horizontally or
vertically, and shall be located on the upper band of a building.
• A crown of building sign must be located between the top of the
parapet or high point of the building, exclusive of penthouse and
mechanical screening structures, and the horizontal line not more
than 15 feet below the top of the parapet or high point of the build-
ing on the side of the building to which the sign is affixed.
• No portion of a crown of building sign shall extend above the roof
line or above a parapet wall of a building with a flat roof.
• No more than one (1) crown of building sign per fapade is allowed.
• Exception: The UDC may approve multiple signs for multi-
ple upper floor tenants, taking the facade size and sign de-
sign of the sign and building into consideration.
• Lighting is limited to internally illuminated channel letters and/or
logo and/or "halo- lit" channel letters and/or logo.
• Signs shall be compatible with existing architecture and shall be
appropriately scaled and sized for their location. Signs shall not
conceal, destroy, or distract from character defining features.
♦ Letter Height (max): 8 feet
♦ Width (max percentage of fagade length): 75%
NLAK b(AJ I HZJIDE DIjTRIG II SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
Creative Sign Standards — Creative signs bring fun
and vitality to streets and are encouraged. In general,
uniquely designed signage should respond to the
site, landscape, and architectural design context
where they are located. Signs should seek to be-
come a piece of art or an architectural feature. Crea.
tive signs shall be reviewed based on this criteria,
sign intent, and the guiding principles of the Near
Southside Development Standards and Guidelines.
Exciting, interesting, and unusual signs can contrib-
ute to the Near Southside's vitality.
52
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
Temporary Sign Standards — Temporary signs may be approved admin-
istratively for a limited amount of time, as described below.
• Temporary signs are permitted fora maximum of 30 days or upon the
conclusion of the event, whichever occurs first. Extensions may be
granted if the applicant proves the necessity for additional time.
• Illumination of temporary signs is prohibited.
• Signs shall not extend beyond the subject property nor interfere with
traffic safety or visibility.
• The sign area shall not exceed 25 square feet and shall conform to all
applicable sign type standards.
• For buildings with a setback of 20 feet ormore, afree-standing sign no
larger than 16 square feet per face may be considered.
• Material: Sturdy and not subject to fading or damage from weather. The
use of paper or cloth is not permitted unless located within a glass or
plastic enclosure,
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BLUE ZONES PROJECT* Y
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
Monument Sign Standards — Monument signs are freestanding and located adjacent
to sidewalks. Such signs are typically used for buildings that are separated from adja-
cent streets by substantial setbacks and more suburban -style site layouts.
Monument signs are not allowed without a waiver from the UDC. The UDC may grant a
waiver for a monument sign, provided that the sign meets all of the requirements below:
• Maximum total area: 60 square feet per sign face
• Maximum heiaht: 8 feet including base.
• Maximum letter heiaht: Building/development name or logo: 8
inches. All others: 4 inches
• Locations are limited to landscaped areas, with a minimum setback from the public
rights -of -ways of five (5) feet.
• Backgrounds shall be opaque with anon -reflective material.
• A monument sign shall be set onto a base or frame, presenting a solid, attractive,
and well-proportioned appearance that compliments the building design and materi-
als.
• External lighting fixtures shall be designed to complement the appearance of the
sign or internal lighting that only illuminates text and logos.
• A sign erected on the top of a retaining wall is considered a monument sign. The
height of the wall shall be included in the overall height calculation. In this case, the
five (5) foot minimum setback is not required.
• A sign affixed to the face of a retaining wall or seat wall that is an integral part of a
plaza or streetscape design may utilize the sign area allocated to wall signs. In this
case, the five (5) foot minimum setback is not required.
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
Changeable Copy Sign Standards — Changeable copy signs are
signs where letters, symbols, or numerals are not permanently affixed
to the structure, framing, or background. This allows the message to
change over time. Examples include a bulletin board, electronic mes-
sage board, or projected image sign. Electronic changeable copy signs
are appropriate for the following uses: theaters, hotels, public transit,
and gas station pricing signs.
• All changeable copy signs shall be reviewed by the UDC
and shall receive a recommendation prior to seeking a spe.
cial exception from the Board of Adjustment.
• Maximum of 25% of the sign face may be devoted to
changeable copy.
• Changeable copy signs shall not be used to display com-
mercial messages relating to products or services that are
not offered on premise.
• Window electronic display sign locations shall not contrib-
ute to light pollution for any adjacent residential develop-
ments.
• On detached signs, electronic changeable copy shall be
limited to monument signs.
• The message shall not change at a rate faster than one
message every 20 seconds. The interval between messag-
es shall be a minimum of one second.
• Animation, rolling or running letters or message, flashing
lights, or displays is prohibited.
• All sound is prohibited.
Brightly lit changeable copy signs add
to the energy and vibrancy of the area.
55
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
Freeway Sign Standards— A Freeway sign is a sign which is oriented to be
viewed primarily from an adjacent non -signalized freeway.
• Freeway signs are not allowed along Interstate 30 and associated front-
age roads.
• Maximum height: 25 feet allowed at the right-of-way line and one addi-
tional foot in height for each one foot of setback, up to 35 feet. Set back
sign one foot for each foot in height from all adjacent property lines.
(Administrative approval allowed for up to 50 feet in height to allow sign
to be 20 feet above adjacent main travel lanes of freeway.)
• Maximum width: 24 feet
• Maximum advertised message area: 320 square feet
• Minimum ground contact: 25% of structure's width
56
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
Rooftop Sign Standards— A Rooftop sign is any sign erected, con-
structed or maintained on the roof of a building.
Signs may be installed upon the roof subject to the following condi-
tions:
• The area of the sign shall not exceed 10 percent of the area of the
closest wall of the building above which the sign is placed.
• The sign shall not exceed four feet above the roof or top of the par-
apet wall at the roof, whichever is higher.
• All roof signs placed upon a building or buildings upon one platted
lot shall be similar in size, shape, area, and design.
57
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.G. On -Site Landscaping (Also see Section 5.13.3.)
1. TREE PRESERVATION AND CANOPY REQUIREMENTS — The following provisions of the Tree Ordinance apply:
a. Preservation Of Significant Trees — Significant trees at least 30 inches in diameter (94.25 inches in
circumference) can only be removed by permit of the City Forester. Criteria for the permit will be one of the
following conditions:
1) Retention of other existing trees on the same site with a canopy area 1 'h times the area of the specific
tree's canopy, or
2) Removal will be granted if planting of new trees at five (5) times greater in canopy area than the removed
specific tree canopy (refer to list of canopy trees on the following page), or
3) Payment into the tree fund based upon the total diameter of the specific tree times $200 per diameter
inch, or
4) Urban Forestry Board approved plan that mitigates the removal of the large tree.
Replacement of any tree preserved and that dies within five years due to construction or development
activities will be the responsibility of the original applicant. Replacement will be new trees with a minimum of 3
inches each in diameter and equal to five times the lost canopy. Tree replacement will be guaranteed for a
period of two years.
b. Trees In Surface Parking Lots — All new construction projects shall provide at least 40% tree canopy
coverage of surface parking lots (refer to the categorized list of canopy trees on the following page).
c. Tree Protections and Warranty/Replacement — The provisions of Zoning Ordinance Chapter 6, Article 3,
Section 6.301.K.6. apply. These provisions ensure that sufficient care is taken during construction to protect
existing trees, and that any preserved or newly planted tree required by the provisions of Sections 5.G.1. and
5.13.3. In this document shall be replaced if it dies within 5 years.
2. FRONT YARD LANDSCAPING GUIDELINE —Although no front yard setback is required, where there is a setback,
front yard landscaping in addition to required trees should be provided and maintained in areas outside of ground
level elements such as patios or porches. Native and drought tolerant species should be used, and irrigation
systems should designed to minimize water demand.
m
SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
CANOPY TREES APPROVED BY THE CITY FORESTER (Other species considered on case -by -case basis.)
Large Canopy Trees (2,000 square feet)
Pecan # Carya illinoensis
Deodar Cedar Cedrus deodara
Green Ash Fraximus pennsylvanica
Southern Magnolia# Magnolia grandiflora
Bur Oak* Quercus macrocarpa
Chinquapin OakQuercus muhlenbergii
Shumard Oak # Quercus shumardii
Texas Red Oak Quercus buckleyi
Live Oak * Quercus virginiana
American Elm Ulmus Americana
Cedar Elm * Ulmus crassifolia
Lacebark Elm Ulmus parvifolia
Medium Canopy Trees (700 square feet)
Caddo Maple * Acer barbatum var. Caddo
Bigtooth Maple * Acer grandidentatum
Common Persimmon Diospyros virginiana
Texas Ash Fraxinus texensis
Ginkgo Ginkgo biloba
Kentucky Coffeetree Gymnocladus dioicus
Eastern Red -Cedar * Juniperus virginiana
Eldarica (Afghan) Pine *Pinus eldarica
Italian Stone Pine Pinus pinea
Honey Mesquite * Prosopis glandulosa
Blackjack Oak * Quercus marilandica
Monterrey (Mex white) Oak * Quercus polymorpha
Pond Cypress Taxodium ascenders
Bald Cypress * Taxodium distichum
Small Canopy Trees (100 square feet)
Japanese Maple # Acer palmatum
Common button -bush Cephalanthus occidentalis
Redbud * Cercis Canadensis
Desert Willow * Chilopsis linearis
Rough -leaf Dogwood # Cornus drummondii
Texas Persimmon * Diospyros texana
Carolina buckthorn # Frangula caroliniana
Yaupon Holly * Ilex vomitoria
Deciduous Holly Ilex deciduas
Crepe Myrtle * Lagerstroemia incica
Mexican Plum * Prunus mexicana
White Sin Oak *Quercus sinuate var. breviloba
Flameleaf Sumac * Rhus lanceolata
Eve's Necklace * Sophora affinis
Mexican buckeye * Ugnadia speciosa
Rusty BlackhawViburnum rufidulum
* Drought tolerant species
# Not recommended for parking lots or high heat areas
Tree preservation standards promote the retention of
significant trees like these along Sth Avenue.
Trees planted in parking lots, together with pervious
surfaces such as permeable concrete, improve envi-
ronmental quality and help reduce stormwater runoff
59
N AR SU THSIDE DISTRICT
SECTION 6. PERMITTED LAND USES
6.A. Mix of Use Requirement for Large Developments
The following standards are intended to ensure that large projects in mixed -use zoning districts include a mix of uses,
or contribute to the creation of a larger mixed -use area. These standards do not apply in "I" zones.
1
2
3.
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
Director. The conceptual land use plan must be approved
before a building permit application is accepted. The Planning
Director may require a conceptual land use plan for a project
smaller than 3 acres if it is part of a project larger than 3 acres.
The conceptual land use plan shall illustrate the location and
calculated land area of land uses on the site, using the
following land use categories (see Section 6.C. for detailed list
of land uses within these categories; exceptions noted below):
• One- or two-family residential
• Multifamily residential
• Industrial and commercial (including medical offices)
• Public and civic uses (excluding parks and medical
offices)
• Mixed -use buildings (must include at least 20% residential
and 10% non-residential)
*Publicly accessible parks and plazas
Parking facilities and private open spaces shall be classified
the same as the primary land use they serve.
PROJECT TEST — The conceptual land use plan shall be
approved if it shows that:
a. The project includes uses within at least two of the land
use categories, and
b. No land use category other than mixed -use buildings
occupies greater than 2/3 of the total land area.
If a project does not comply with the project test, then the
vicinity test in Section 3. shall apply.
VICINITY TEST — Developments not complying with the
project test are permitted if:
a. The Planning and Development Director determines that
the following conditions are satisfied:
1) 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
2) The percentage of any single land use category oth-
er than mixed -use buildings within a 1,000-foot radi-
us of any location within the proposed devel-
opment site shall not be greater than 2/3 of the total
land area within the radius. The proposed devel-
opment shall be included in the calculation of this
percentage. Undeveloped or agricultural property
located within the radius shall not be included in
the calculation; or
b. The Director determines that the developer has
demonstrated that unique site conditions (e.g. adjacency
to natural features, highways, freight yards, etc.) make
compliance with the conditions of section a. above
impractical in certain areas of the development site.
MIX OF USE TESTS
Q4yrON WA'.4
oR oro avyn59!'.
Q irVMs 1v 59% 0 250 600
�Fn•1X%
FORT_ iV(
LOCO Fee: =,:r Fi0e arr
i _
"
Projects of at least 3 acres must provide a mix of uses
that conforms to the `project t
est" requirements of Sec-
tion 2. or must contribute to the creation of a larger
mixed -use area. City staff conducts a "vicinity test' to
make this determination for large single -use projects.
NEAR SOUTHSIDE DISTRICT
SECTION be PERMITTED LAND USES
D.M. Special Requirements in "N" Neighborhood and "R" Restricted Zones
The following standards are intended to enhance the residential character of existing neighborhoods and to promote
the development of additional housing in those areas.
1. RESIDENTIAL REQUIREMENT IN "N" ZONES —Single-use buildings of
commercial, retail, or other non-residential character are prohibited in "N"
neighborhood zones. (See development zone maps in Section 4.B.).
Buildings within these zones must include residential uses that constitute
at least 40% of gross floor area within each two-story building, and at
least 60% within each building with more than two stories. Outdoor spac-
es for residential use may be included in the percentage. For this section
only, bed and breakfast uses are considered residential. Buildings that
incorporate a mix of residential and non-residential uses are allowed and
encouraged (see height bonus for mix of uses in Section 5.C.)
Oleander Plaza
2. PROHIBITED USES IN "R" ZONES —Certain uses, including bars and light industrial uses, are prohibited in "R"
3. PROHIBITED USES IN "N" ZONES —Surface parking lots providing parking for single use non-residential projects.
6.C. Permitted Land Uses
The following table lists land uses permitted in the NS District. A (P) indicates that these uses are allowed by right in
the applicable development zone. A (SE) indicates that these uses are allowed by special exception from the Board of
Adjustment. An asterisk (*) indicates that the uses are allowed but are subject to supplemental development stand-
ards. Please refer to the the Zoning Ordinance for all use definitions and any referenced supplemental standards.
Household Living One -family detached dwelling P P P
One -family -attached (townhouse, rowhouse)
Multifamily dwelling (apartment)
HUD -code manufactured housing
Industrialized housing
One dwelling unit when part of a business
Group Living Boarding or lodging house
Community home
Fraternity or sorority house
Group home I
Group home II
Halfway house
Shelter
Education College or university
Day care center (child or adult)
Kindergarten
School, elementary or secondary (public or private)
P P
P P
P*
P*
Supplemental
Standards
P* 15.115
P* 15.115
4.305B
P P I P
P P IP
P P IP
P P IP
69
A.P. Permitted Land Uses (cont.)
Government (cont.) Animal shelter
Correctional facility
Government maintenance facility
Government office facility
Museum, library or fine art center
Probation or parole office
Health Care Facili- Ambulance dispatch station
ties
Assisted living facility
Blood bank
Care facility
Health services facility; including doctor's office
or medical clinic
Hospice
Hospital
Massage Therapy and Spa
Nursing home (with full medical services)
Recreation Center, community recreation or welfare
Center, community recreation or welfare, private
or non-profit
Country club (private)
Country club (public)
Golf course
Golf driving range
Neighborhood recreation center
Park or playground (public or private)
Religious Place of worship
Place of worship auxiliary use
Utilities Electric power substation
Power plant or central station light
Stealth telecommunications towers
Telecommunications antenna (on structure)
Telecommunications tower
SECTION 6. PERMITTED LAND USES
P P P
P P P
P*
P
(P
(P
P
IP
P
P
IP
P
P
I P
I P
P
IP
IP
IP
IP
IP
IP
IP
IP
IP
IP
IP
IP
IP
IP IP
(�P
IP
IP IP
IP
P
IP
IP
P
I
IP
I
(P
IP
P
P I
P
P
P I
P
P
IP IP
P
I P (
P
SE
I SE
P
P*
I
I P* I
P*
P*
I P* I
P*
SE*
SE* I
SEIII
5.127
5.137
5.136
5.137
62
X.P. Permitted Land Uses keom.)
Utilities (cont.) Utility transmission or distribution line, Natural gas
compressor stations
Wastewater (sewage) treatment facility
Water supply, treatment or storage facility
Entertainment and Amusement, outdoor
Eating
Baseball/softball facility (commercial)
Bowling alley
Bar, tavern, cocktail lounge; club, private or teen
Circus
Club, commercial or business
Drive-in restaurant or business
Gambling facility (including bingo)
Health or recreation club
Indoor recreation
Lodge or civic club
Massage parlor
Museum/cultural facility
Racing; horse, dog or automotive
Restaurant, cafe or cafeteria
Sexually oriented business
Shooting or weapons firing range
Stable, commercial, riding, boarding or rodeo
arena
Swimming pool, commercial
Theater, drive-in
Theater, movie theater or auditorium
Lodging Bed and breakfast inn
Bed and breakfast home
Hotel, motel or inn
Recreational vehicle (RV) park
Office Bank, financial institution
Offices
SECTI
ON 6. PERMITTED LAND USES
NS
NS-
T4R„� T4 T5
I
I SE
I
IP
IP
IP
P
P
P �P
P IP
P (P
I
P IP
I�
P
I P
I
P I P
P IP
P IP
P
P
Supplemental
Standards
5.14
Chap 9, Rest.
I�
P
I P
I
P I P
P IP
P IP
P
P
Supplemental
Standards
5.14
Chap 9, Rest.
P
P
Supplemental
Standards
5.14
Chap 9, Rest.
6XI Permitted Land Uses (cont.)
Retail Sales and Antique shop
Service
Appliance, sales, supply or repair
Bakery
Barber or beauty shop
Boat rental or sales
Book, stationery stores or newsstand
Burglar alarms sales or service
Business college or commercial school
Caterer or wedding service
Clothing/wearing apparel sales, new
Clothing/wearing apparel sales, used
Convenience store
Copy store or commercial print center without off-
set printing
Dance studio
Dressmaking, custom; millinery shop
Duplicating services
Farmer's Market
Feed store, no process/milling
Firewood sales
Furniture sales, new and used (office & residential)
in a building
Furniture upholstery, refinishing or resale
General merchandise store
Greenhouse or plant nursery
Grocery store, meat market
Gunsmithing, repairs or sales
Home improvement store
Interior decorating
Kennel
Large retail store
Laundry or dry cleaning collection office
Laundry, dry cleaning or washeteria
Leather goods shop
SECTION 6. PERMITTED LAND USES
P P P
P* P* P*
P P P
P P P
P
P P P
P P I P
P (P IP
P IP (P
P* I P* I P*
P* I P* I P*
P IP IP
P IP IP
P
IIP IP
IP IP IP
IP IP IP
IP IP IP
(P IP (P
IP* IP IP*
P* I P* ( P*
P
P
P
P
P
P
P
P
P
P
P I P
P I P
P IP
P IP
IP
P I P
P I P
IP IP
P
IIP IP
IP IP IP
IP IP IP
IP IP IP
(P IP (P
IP* IP IP*
P* I P* ( P*
P
P
P
P
P
P
P
P
P
P
P I P
P I P
P IP
P IP
IP
P I P
P I P
IP IP
P
P
P
P
P
P
P
P
P
P
P I P
P I P
P IP
P IP
IP
P I P
P I P
IP IP
IP IP
IP IP
IP IP
IP IP
5.113
5.114
6.C. Permitted Land Uses (cont.)
Retail Sales and Liquor or package store
Service (cont.)
Locksmith
Medical supplies/equipment sales or rental
Mini -warehouses
Mobile food court
Mortuary or funeral home
Newspaper distribution center
Optician
Pawn shop
Pharmacy (drug store)
Photograph, portrait/camera shop or photo finishing
Recording studio
Retail sales, general
Saddle or harness, repair or sales
Shoe shine shop
Studio, art or photography
Tailor, clothing or apparel shop
Tattoo parlor
Taxidermist shop
Veterinary clinic with indoor kennels
Veterinary clinic with outdoor kennels
Vehicle Sales and Auto parts supply, retail
Service
Automotive repair; paint and body shop
Car wash, full or self service
IGasoline sales
Mobile home or manufactured housing sales
IParking area or garage, commercial or auxiliary Im
Recreational vehicle (RV) sales/service I
Service station
Truck stop w/ fuel and accessory services
Vehicle junkyard
Vehicle sales or rental; including automobiles, mo-
torcycles, boats or trailers
Vehicle steam cleaning
SECTION 6. PERMITTED LAND USES
ME IT4 T . ,... S ........ .. 5 leT4R.. I � ._ Ipp enaal
Standards
P P I P
P P (P
P P I P
P
I * I P*
IP IP
I
IP IP
P
P
P
P
P
P
P
P
I
I
I
I
(
(
(
I
P
P
I*
P
P
IP
IP
I
P IP
P*
P
6.C. Permitted Land Uses (cont.)
Light Industrial Ser- Assaying
vices
Assembly of pre -manufactured parts, except for
vehicles, trailers, airplanes or mobile homes
Blacksmithing or wagon shop
Bottling works, milk or soft drinks
Carpet and rug cleaning
Chicken battery or brooder
Coal, coke or wood yard
Cottage manufacturing uses
Crematorium
Electroplating
Fabricating or manufactured housing; temporary or
office building
Food processing (no slaughtering)
Furniture or cabinet repair or construction
Furniture sales w/ outside storage/display (new/
used)
Galvanizing, small utensils
Machine shops
Manufacture of artificial flowers, ornaments, awn-
ings, tents, bags, cleaning/polishing preparations,
boats under 28 ft in length, brooms or brushes,
buttons & novelties, canvas products, clothing,
suits, coats, or dresses for wholesale trade, plas-
tics
Manufacture of aluminum, brass or other metals or
from bone, paper, rubber, leather
Manufactured home/RV repair
Monument/marble works, finishing and carving
only
Monument works, stone
Outdoor sales and storage
Paint mixing or spraying
Paper box manufacture
Pattern shop
Printing, lithographing, book -binding, newspapers
or publishing
SECTION 6. PERMITTED LAND USES
T4R I T4 i T5
[r
I I
I I
P P
�i
0
Supplemental
Standards
5.133
SECTION 6. PERMITTED LAND USES
6.C. Permitted Land Uses (com.)
Light Industrial Ser-
vices (cont.)
Heavy Industrial
and Manufacturing
Rubber stamping, shearing/punching
Rubber stamp manufacture
Sheet metal shop
Warehouse or bulk storage I P
Welding shop, custom work (not structural) I I P I P
Yards, contractor's, lumber or storage, automo- I ( P* 15.133
biles, storage yards, building material
Animal by-products processing I I I
Batch plant, concrete or asphalt (permanent) ( I I
Brewery, distillery or winery I I P I
Brick, clay, glass, shale, tile or terra cotta products I I ( I
manufacture
Cement products plant I I I
Cement, lime, gypsum or plaster of Paris manufac-
ture
Cotton gin, cotton oil mill, bailing or compress ( ( ( I
Creosote, treatment/manufacture
Egg cracking or processing I I
Furnace, blast; forge plant, boiler works manufac- I I I
to re
Galvanizing, sheet or structural shapes ( I
Gas (natural or artificial) manufacture processing/
storage
Glue manufacture ( I I I
Grain elevator I I I
Magnesium casting, machining or fabricating ( I I I
Manufacture of acetylene or oxygen gas, alcohol,
computers and related electronic products, air-
planes, automobiles, trucks (Xtractors (including
assembly plants), ball or roller bearings, steel
tanks, candles & celluloid, cash registers, cutlery,
disinfectants, dextrin, dyestuff, electrical machin-
ery, farm tools, typewriters and vinegar
Manufacture of basket material, bicycles, boots, I I I I
boxes, other than paper, caskets, shoes
67
6.C. Permitted Land Uses (comj
Heavy Industrial Manufacture of dies, cores, die-casting molds
and Manufacturing
(cont.) Manufacture, processing/production of hazardous
chemicals
Metal casting
Metal foundry plant or fabrication plant
Metal smelting, reclamation or ore reduction
Metal stamping, dyeing, shearing or punching
Mill, feed or flour
Mining quarry, dredging or excavation of rock, dirt,
gravel, sand, stone
Packing plant
Paper or pulp manufacture
Petroleum refining or wholesale storage
Planing mill or woodworking shop
Poultry killing or dressing
Rock, cement crushers & stone quarry
Rolling mill
Soap manufacture
Soda or compound manufacture
Stoneyard, building stone, cutting, sawing or stor-
age
Tar distrillation/manufacturing
Tobacco (chewing) manufacture or treatment
Welding shop
Transportation Airport, aviation field, helistop or landing area
Passenger station
Railroad freight or classification yard
Railroad roundhouse or RR car repair shop
Railroad tracks: team, spur, loading or storage
Terminal; truck, freight, rail or water
Waste Related Landfill, recycling center, household hazardous
waste or waste tire facility
Pet cemetery
SECTION 6. PERMITTED LAND USES
SE � SE
P IP
SE
7
6.C. Permitted Land Uses (com.)
SECTION 6. PERMITTED LAND USES
�uppiernenrai
Standards
Waste Related Recycling collection facility SE* SE* ( P* 5.13
(cont.)
Salvage yard (other than automotive)
Wholesale Trade Wholesale: bakery, produce market or wholesale I P
house
Agriculture
Accessory Uses
Temporary Uses
Wholesale office or sample room
Agricultural
Stockyards or feeding pens (commercial)
Accessory use or building
Home occupation P
Recreation area (private), indoor or outdoor P
Satellite antenna (dish) ( P*
Stable, stockyards or feeding pens I
(noncommercial)
Storage or display, outside I P*
Amusement, outdoor (temporary)
Batch plant, concrete or asphalt (temporary)
Garage or other occasional sale
P IP
I P I P* 5.304
I P* P* 5.306
Model home I P* I P*
Residence for security purposes, temporary I SE* I SE*
Trailer, portable; sales, construction or storage I P P
Vendor, doorAo-door I P* P*
Vendor, Food, Non -Potentially Hazardous Food I P* P*
ILI
Vendor, Food, Potentially Hazardous Food ( P* P*
Vendor, Merchandise I P* P*
Vendor, Transient I P* I P*
Vendor, Transient, Non -Potentially Hazardous I P* I P*
Food
Vendor, Transient, Potentially Hazardous Food ( P* + P*
P* 5.402
P* 5.403
SE* 15.404
P
P* 19.101
P*
P*
P*
I
I
P*
5.406
15.406
5.406
19.101
5.406
15.406