HomeMy WebLinkAboutOrdinance 17871-11-2007 ORDINANCE NO. 17871-11-2007
AN ORDINANCE AMENDING THE ZONING ORDINANCE OF
THE CITY OF FORT WORTH, BEING ORDINANCE NO. 13896,
AS AMENDED, CODIFIED AS APPENDIX "A" OF THE CODE OF
THE CITY OF FORT WORTH, BY AMENDING ARTICLE 9
"COMMERCIAL DISTRICTS", OF CHAPTER 4, "DISTRICT
REGULATIONS" TO ADD A NEW SECTION, SECTION 4.909
"NEAR SOUTHSIDE" ("NS") DISTRICT AND TO ADD
SEPARATE TRANSECT ZONES WITHIN THE DISTRICT TO
CONTROL BUILDING HEIGHTS AND LAND USES; PROVIDING
FOR DEVELOPMENT STANDARDS AND GUIDELINES FOR
NEW CONSTRUCTION AND CERTAIN RENOVATIONS IN THE
NEAR SOUTHSIDE DISTRICT; REQUIRING A CERTIFICATE
OF APPROPRIATENESS FOR NEW CONSTRUCTION AND
CERTAIN RENOVATIONS IN THE NEAR SOUTHSIDE
DISTRICT; PROVIDING THAT THIS ORDINANCE SHALL BE
CUMULATIVE; PROVIDING A SEVERABILITY CLAUSE;
PROVIDING A PENALTY CLAUSE; PROVIDING A SAVINGS
CLAUSE; PROVIDING FOR PUBLICATION IN THE OFFICIAL
NEWSPAPER; AND PROVIDING AN EFFECTIVE DATE.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF
THE CITY OF FORT WORTH, TEXAS, AS FOLLOWS:
SECTION 1.
Article 9, "Commercial Districts" of Chapter 4 "District Regulations" is amended
to add a new section, Section 4.909, "Near Southside ("NS") District to provide a specific
mixed-use development zone for the Near Southside area and to provide development
standards and guidelines and administrative procedures to read as follows:
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4.909 Near Southside("NS")District
A. Purpose and Intent
It is the purpose of the Near Southside ("NS") District to provide a specific mixed-use
development zone that encourages pedestrian-oriented, urban development on the
Near Southside, and to provide development standards and administrative procedures
that encourage high-quality, sustainable development and creative design.
B. Uses
In the Near Southside ("NS") District, no building or land shall be used and no
building shall be hereafter erected,
reconstructed, altered or enlarged, nor shall Near Southside("NS") District
a Certificate of Occupancy be issued, except Front 0 feet minimum,20 feet maximum.
in accordance with the use tables and Setback*
supplemental standards contained in Section Rear Yard* 3 feet minimum
6 of the document "Near Southside Side Yard* 0 feet minimum
Development Standards and Guidelines," an Units per No restriction Acre
adopted supplement to the City's Zoning Units per No restriction
Ordinance. Building
Minimum New facades along public streets and
Heights public places:
C. Property Development Standards 15 feet for buildings<4,000 square feet
18 feet for buildings>4,000 square feet
The minimum dimension of lots and yards Ground floors of multistory non-
and the height of buildings in the Near residential buildings:minimum 10 feet,
Southside ("NS") District, shall be as shown floor to ceiling
in the accompanying table and the document Maximum T4 and T4-N: 3 stories
T4-I: 6 stories
"Near Southside Development Standards heights** T5 5 stories
and Guidelines." T54 10 stories
The development standards may only be Maximum TN4-N:mix or 4 stories
heights with public space
applied to that area known as the Near mix of use T4:mix or 5 stories
Southside District of Fort Worth boundary and/or public space
as described in Exhibits "A" through "C", public spaces T4:mix and 6 stories
attached hereto and incorporated by bonuses** public space
reference. T5:mix or 8 stories
public space
T5: mix and 10 stories
public space
Notes: *Additional setback standards and guidelines
D. Other Development Standards contained in"Near Southside Development
Standards and Guidelines."
Development in the Near Southside ("NS"') ** See zone boundary map in Exhibit C. Height
District is subject to the development bonus and Fairmount transitional height plane
standards and guidelines contained in the provisions contained in"Near Southside
"Near Southside Development Standards Development Standards and Guidelines."
and Guidelines" document. The Near
Southside Development Standards and Guidelines attached hereto and approved by
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the City Council are included in the zoning ordinance by reference. All future
amendments to the Near Southside Development Standards and Guidelines must be
considered by the Urban Design Commission and Zoning Commission and approved
by the City Council in accordance with the procedure set out in Article 5, Chapter 3.
E. Development Review Process
1. Certificate of Appropriateness: The Planning and Development Director
or Urban Design Commission (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.
Within the Near Southside ("NS") District, issuance of a certificate of
appropriateness reflecting compliance with the Near Southside
Development Standards and Guidelines is required as a condition for the
following:
a. Acceptance by the Planning and Development Department of an
application for a building permit for construction of a new
structure;
b. Acceptance by the Planning and Development Department of an
application for a building permit for expansion of an existing
structure;
C. Acceptance by the Planning and Development Department of an
application for a building permit for exterior renovation,
remodeling or other alteration of an existing structure; and
d. Construction of a surface parking lot.
e. Acceptance by the Planning and Development Department of an
application for a sign permit.
2. Application for Certificate of Appropriateness
The following materials shall be submitted to the Planning and
Development Department in connection with an application for a
certificate of appropriateness. The materials must be submitted at least
twenty-one days before the meeting of the UDC at which the application
for a certificate of appropriateness will be considered. At the time
application materials are submitted, the applicant shall receive a sign
provided by the Planning and Development Department that shall be
posted on the project site at street level in a location readily visible to the
public no less than ten days prior to the meeting of the UDC.
a. Copies of site plan including
i. Footprints of all existing structures
ii. Proposed footprint of all new structures
iii. Fxisting structures adjacent to the property
PV. Building setbacks
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V. Location of parking areas, parking lot islands, driveways,
sidewalks, walkways, loading areas, walls or fences,
utilities, lighting, signage, at-grade mechanical units,
dumpsters, and all other site improvements.
b. Copies of landscape plan including location and dimension of
areas to be landscaped (including private property, adjoining right-
of-way and parking lot islands), total amount of landscaped area,
location, number and planting size of all trees, shrubs, and
groundcover, location and coverage of irrigation system, and
location and description of street furniture.
C. Copies of schematic floor plans depicting the arrangement of
interior spaces, location of windows and doors, mechanical
equipment, electrical meter and utility locations. First floor site
plans should show the relationship between the first floor and the
site.
d. Copies of schematic building elevations for all sides of the
building(s) showing design of all elevations, existing grade,
proposed grade, finish floor elevations, roof slopes, mechanical
vents and equipment, location and type of outdoor light fixtures,
design and location of all wall sign(s) and notations regarding
exterior colors and material;
e. Material specification outline with samples, brochures and/or
photographs of all exterior building and site materials, finishes and
fixtures.
f. For all detached signs, site plans drawn to scale indicating sign
location and drawings of proposed sign, lettering and graphics,
drawn to scale of at least one-quarter inch to the foot including any
support structures. Colors of the proposed sign shall be indicated
on the drawing and actual color samples shall also be furnished.
Any proposed illumination shall be indicated on the drawing.
3. Authority to Approve Certificate of Appropriateness
a. The Planning and Development Director or designee is
hereby charged with the duty and invested with the
authority to approve a certificate of appropriateness for new
construction and renovations when the project conforms to
all standards and guidelines. He or she has the discretion to
forward the application for a certificate of appropriateness
to the Urban Design Commission for decision.
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b. The Urban Design Commission is hereby charged with the
duty and invested with the authority to enforce the Near
Southside Development Standards and Guidelines for new
construction and exterior renovations by hearing and
deciding applications for certificates of appropriateness in
accordance with this section.
F. Appeals
1. All decisions by the Planning and Development Director may be
appealed to the Urban Design Commission. A written notice of
appeal must be filed with the Executive Secretary of the UDC
within ten (10) days of notice of the decision of the Planning and
Development Director or designee. The standard of review for an
appeal before the UDC shall be de novo.
2. All decisions other than actions relating to designation by the UDC
may be appealed to the Appeals Board by the applicant. A written
notice of appeal must be filed with the City Secretary within ten
days after receipt of notification of the UDC's decision. The
written notice of appeal shall specify:
a That the decision of the board is unreasonable, either in
whole or in part; and
b The grounds for the appeal.
3. The Appeals Board shall schedule a hearing on such appeal within
30 days after receipt of the notice of appeal, or as soon thereafter
as reasonably practicable. The Secretary of the UDC shall forward
to the Appeals Board a complete record of the matter, including a
transcript of the tape of the hearing before the UDC. In
consideration of an appeal, the Appeals Board shall:
a Hear and consider testimony and evidence concerning the
previous recommendations and actions of the city staff and
the UDC;
b Hear new testimony and consider new evidence that was not
available at the time of the hearing before the UDC;
c Apply the substantial evidence test to the decision of the
UDC, considering the record made before the UDC;
d Have the option to remand any case back to the UDC for
further proceedings.
4. The Appeals Board may uphold, reverse or modify the decision of
the UDC unless a continuance is agreed to by the owner/appellant.
5. A hearing before the Appeals Board shall exhaust the
administrative remedies of the property owner/appellant under this
title. Any owner/appellant aggrieved by the decision of the
Appeals Board may file in District Court.
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SECTION 2.
The Near Southside Development Standards and Guidelines are hereby set out in
Exhibit "D", attached and hereby incorporated into the Zoning Ordinance by reference, to
provide development standards and guidelines for the Near Southside District Area.
SECTION 3.
This ordinance shall be cumulative of all provisions of ordinances and of the
Code of the City of Fort Worth, Texas (1986), as amended, except where the provisions
of this ordinance are in direct conflict with the provisions of such ordinances and such
Code, in which event conflicting provisions of such ordinances and such Code are hereby
repealed.
SECTION 4.
It is hereby declared to be the intention of the City Council that the sections,
paragraphs, sentences, clauses and phrases of this ordinance are severable, and, if any
phrase, clause, sentence, paragraph or section of this ordinance shall be declared
unconstitutional by the valid judgment or decree of any court of competent jurisdiction,
such unconstitutionality shall not affect any of the remaining phrases, clauses, sentences,
paragraphs and sections of this ordinance, since the same would have been enacted by the
City Council without the incorporation in this ordinance of any such unconstitutional
phrase, clause, sentence, paragraph or section.
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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 and 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.
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SECTION 8.
This ordinance shall take effect upon adoption and publication as required by law.
APPROVED AS TO FORM AND LEGALITY:
1
Assistant City Attorney
ADOPTED:November 6, 2007
EFFECTIVE: K-6ferbLf aol o �
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EXHIBIT C
ZC-07-176
Near Southside Metes and Bounds Description
Tract I;
A parcel of land,being all of the Peter Rouche Survey,Abstract Number 1340,and the William Welch
Survey,Abstract Number 1644,and portions of the Heirs of John Childress Survey,Abstract Number 250,
Joshua H. Ellis Survey,Abstract Number 463,Ethelbert S.Harris Survey,Abstract Number 688,Elizabeth
Jones Survey,Abstract Number 839, Sarah Gray Jennings Survey,Abstract Number 844,Franklin Richards
Survey,Abstract Number 1297,the George Shields Survey,Abstract Number 1402,and the Peter T. Welch
Survey,Abstract Number 1643,in Tarrant County, Texas, and being more particularly described by metes
and bounds as follows;
BEGINNING at the intersection of the northeasterly right-of-way of the Fort Worth and Western Railroad,
formerly the St Louis San Francisco and Texas Railroad,with the south right-of-way of the Union Pacific
Railroad;
THENCE with the south right-of-way of the Union Pacific Railroad,generally the following courses and
distances:
North 57 degrees 46 minutes 14 seconds East,some 1611 feet;
South 00 degrees 35 minutes 23 seconds East, some 107 feet;
North 45 degrees 47 minutes 30 seconds East, some 131 feet;
North 53 degrees 48 minutes 20 seconds East, some 591 feet;
North 58 degrees 25 minutes 10 seconds East,some 1089 feet;
North 01 degrees 02 minutes 14 seconds East, some 204 feet;
North 72 degrees 27 minutes 24 seconds East, some 163 feet;
North 81 degrees 48 minutes 29 seconds East, some 216 feet;
North 63 degrees 11 minutes 35 seconds East, some 964 feet;
EAST,some 143 feet;
North 61 degrees 59 minutes 27 seconds East,some 48 feet;
North 33 degrees 25 minutes 26 seconds East, some 58 feet;
North 71 degrees 01 minutes 10 seconds East,some 662 feet;
and North 81 degrees 15 minutes 42 seconds East, some 288 feet;to its intersection with the south
right-of-way of Interstate Highway Number 30;
THENCE with the south right-of-way of Interstate Highway Number 30,generally the following courses
and distances:
South 88 degrees 23 minutes 23 seconds East, some 1532 feet;
South 74 degrees 06 minutes 25 seconds East, some 59 feet;
North 88 degrees 10 minutes 15 seconds East,some 600 feet;
South 87 degrees 49 minutes 41 seconds East, some 255 feet;
North 01 degrees 25 minutes 23 seconds East, some 72 feet;
North 82 degrees 06 minutes 42 seconds East, some 442 feet;
North 89 degrees 23 minutes 49 seconds East, some 251 feet;
South 83 degrees 17 minutes 25 seconds East, some 136 feet;
and South 63 degrees 47 minutes 19 seconds East, 191 feet,to its intersection with the west right-
of-way of the Burlington Northern and Santa Fe Railroad;
THENCE with the west right-of-way of the Burlington Northern and Santa Fe Railroad,the following
courses and distances:
South 03 degrees 41 minutes 29 seconds West, some 82 feet;
South 10 degrees 45 minutes 29 seconds West. some 236 feet:
North 88 degrees 34 minutes 06 seconds West. some 108 feet:
South 00 degrees 3I minutes 35 seconds East. some 609 feet:
EXHIBIT C
South 88 degrees 40 minutes 23 seconds West, some 124 feet;
South 00 degrees 22 minutes 08 seconds West, some 705 feet;
South 89 degrees 37 minutes 07 seconds East, some 15 feet;
South 00 degrees 38 minutes 29 seconds East, some 453 feet;
South 88 degrees 27 minutes 17 seconds West, some 80 feet;
South 03 degrees 29 minutes 03 seconds East, some 221 feet;
South 24 degrees 02 minutes 39 seconds West,some 85 feet;
South 00 degrees 17 minutes 38 seconds West, some 241 feet;
South 89 degrees 58 minutes 53 seconds East,some 76 feet;
South 08 degrees 34 minutes 59 seconds West, some 569 feet;
SOUTH, some 463 feet;
South 88 degrees 59 minutes 57 seconds West, some 22 feet;
South 00 degrees 41 minutes 14 seconds West,some 430 feet;
South 30 degrees 08 minutes 52 seconds West, some 76 feet;
North 88 degrees 49 minutes 48 seconds West, some 9 feet;
South 08 degrees 12 minutes 16 seconds West,some 1064 feet;
SOUTH,some 161 feet;
South 15 degrees 38 minutes 08 seconds West,some 114 feet;
South 08 degrees 59 minutes 02 seconds West, some 694 feet;
and South 16 degrees 02 minutes 35 seconds West, some 583 feet to its intersection with the
centerline of Allen Avenue;
THENCE with the centerline of Allen Avenue,the following courses and distances:
South 87 degrees 00 minutes 49 seconds West,some 524 feet;
North 89 degrees 33 minutes 35 seconds West, some 1532 feet;
and South 88 degrees 44 minutes 07 seconds West, some 300 feet;
THENCE to and along the centerline of Travis Avenue,,the following courses and distances:
North 00 degrees 21 minutes 47 seconds West, some 410 feet;
South 87 degrees 57 minutes 10 seconds West, some 12 feet;
North 00 degrees 54 minutes 26 seconds East,some 413 feet;
North 89 degrees 46 minutes 37 seconds East, some 47 feet;
and North 00 degrees 59 minutes 51 seconds West, some 425 feet,to its intersection with the
centerline of West Morphy Street;
THENCE with the centerline of West Morphy Street, South 88 degrees 46 minutes 21 seconds West,some
280 feet,to its intersection with the centerline of Lipscomb Street;
THENCE with the centerline of Lipscomb Street,North 00 degrees 40 minutes 08 seconds West,some 266
feet,to its intersection with the north line of Lot 3B of Block A,of Martin and Moody Subdivision;
THENCE North 89 degrees 58 minutes 21 seconds West,to and along the north line of said Lot 3B, some
143 feet,to the northeast corner of Lot 3A,of said Block A;
THENCE with the east line of said Lot 3A, South 00 degrees 37 minutes 16 seconds East, and to and along
the east line of Lot 4R, some 181 feet,to the southeast corner of said Lot 4R;
THENCE with the south line of Lot 4R, South 89 degrees 42 minutes 32 seconds West, some 129 feet;
to the centerline of Alston Avenue;
THENCE with said centerline, North 00 degrees 23 minutes 03 seconds West, some 118 feet, to its
intersection with the centerline of the included east/west alley within Blocks 1 and 2,of Brooks and Bailey
Subdivision;
THENCE ti ith said centerline. South 88 degrees 32 minutes 38 seconds West. some 532 feet. to the
centerline of Washington Avenue:
EXHIBIT C
THENCE North 57 degrees 55 minutes 23 seconds West, some 30 feet to the southeast corner of Lot 1 D of
D. S.Ross Subdivision;
THENCE with the south line of Lot 1 D South 89 degrees 28 minutes 14 seconds West, some 112 feet to its
intersection with the centerline of the alley between Washington Avenue,and South Adams Street;
THENCE with said centerline,North 01 degrees 12 minutes 50 seconds West,some 28 feet,to its
intersection with the south line of Lot IA of D. S.Ross Subdivision;
THENCE with the south line of Lot 1 A South 89 degrees 23 minutes 17 seconds West, some 105 feet,to
the east right-of-way of South Adams Street;
THENCE North 57 degrees 55 minutes 23 seconds West, some 26 feet to the centerline of South Adams
Street;
THENCE with said centerline North 00 degrees 26 minutes 11 seconds West,some 25 feet,to its
intersection with the south line of Lot 8E of D. S.Ross Subdivision;
THENCE with the south line of Lot 8E, South 89 degrees 23 minutes 17 seconds West,some 134 feet,to
the east line of Lot 8B of D. S.Ross Subdivision;
THENCE with said east line, South 03 degrees 23 minutes 33 seconds West,some 24 feet,to the southeast
corner of Lot 8B;
THENCE with the south line of Lot 8B, South 89 degrees 14 minutes 30 seconds West,some 132 feet,to
its intersection with the centerline of South Henderson Street;
THENCE with said centerline,North 00 degrees 25 minutes 56 seconds West, some 10 feet,to its
intersection with the south line of Lot 3R of Block A of King Addition;
THENCE with the south line of Lot 3R,North 89degrees 57 minutes 13 seconds West, some 130 feet to the
east right-of-way of the included alley within said Block;
THENCE crossing said alley, South 15 degrees 53 minutes 27 seconds West,some 130 feet, to the
southeast corner of Lot 13R of Block A of King Addition;
THENCE with the south line of Lot 13R,,North 87degrees 53 minutes 51 seconds West, some 124 feet,to
its intersection with the centerline of Fifth Avenue;
THENCE with said centerline,North 00 degrees 28 minutes 11 seconds West,some 47 feet,to its
intersection with the south line of Lot 3 of Block B of King Addition;
THENCE with the south line of Lot 3, South 89 degrees 16 minutes 42 seconds West,to and along the
south line of Lot 14 of said Block, some 268 feet,to its intersection with the centerline of South Lake
Street;
THENCE with said centerline, South 00 degrees 33 minutes 27 seconds East, some 40 feet,to its
intersection with the south line of Lot 4, Block 1 of Johnson's Subdivision;
THENCE with the south line of Lot 4, South 88 degrees 54 minutes 44 seconds West,to and along the
south lines of Lots 29,4 and 29 of Block 2, some 532 feet, to its intersection with the centerline of
Fairmount Avenue;
EXHIBIT C
THENCE with said centerline,North 00 degrees 47 minutes 48 seconds West, some 91 feet,to its
intersection with the south line of Lot 29 of Block C of McNulty and Nye Subdivision;
THENCE with the south line of Lot 29,North 89 degrees 22 minutes 09 seconds West,to and along the
south line of Lot 4, some 262 feet,to its intersection with the centerline of Seventh Avenue;
THENCE with said centerline South 01 degrees 09 minutes 42 seconds East,some 47 feet, to its
intersection with the south line of Lot 27 of Block B of McNulty and Nye Subdivision;
THENCE with the south line of Lot 27, South 88 degrees 54 minutes 44 seconds West,to and along the
south line of Lot 6,some 260 feet,to its intersection with the centerline of Hurley Avenue;
THENCE with said centerline South 01 degrees 00 minutes 37 seconds East,some 269 feet, to
intersection with the centerline of West Morphy Street;
THENCE with said centerline, South 89 degrees 53 minutes 59 seconds West,some 94 feet,to its
intersection with the east line of Lot F7 of Block F of McNulty and Nye Subdivision;
THENCE with the east line of Lot F7, South 00 degrees 06 minutes 10 seconds West,to and along the east
lines of Lots F3,F2A2,and F2A1, some 105 feet,to the southwest corner of Lot F5;
THENCE with the south line of Lot F5, South 89 degrees 50 minutes 45 seconds East, some 97 feet,to its
intersection with the centerline of Hurley Avenue;
THENCE with said centerline, South 00 degrees 45 minutes 28 seconds East,some 228 feet,to its
intersection with the centerline of West Myrtle Street;
THENCE WEST with said centerline, some 93 feet,to its intersection with the centerline of the included
alley within Block 9 of Loyd's Addition;
THENCE with said centerline, South 00 degrees 06 minutes 10 seconds West, to and along the
centerlines of the included alleys within Block 1 of Stewart's Addition, and Block 1,Fairmount Addition,
some 598 feet,to the north right-of-way of West Allen Avenue;
THENCE South 23 degrees 14 minutes 48 seconds East, some 27 feet,to the centerline of West Allen
Avenue;
THENCE with said centerline, South 89 degrees 18 minutes 15 seconds East, some 179 feet,to the
centerline of Hurley Avenue;
THENCE with said centerline, South 00 degrees 33 minutes 27 seconds East, some 277 feet,to
intersection with the north line of Lot 22 of Block 10 of Fairmount Addition;
THENCE with the north line of Lot 22, South 87 degrees 13 minutes 18 seconds West,some 186 feet to its
intersection with the centerline of the included alley within said Block 10;
THENCE with said centerline, South 00 degrees 19 minutes 33 seconds East,to and along the centerlines
of the included alleys within Blocks 11 and 20 of Fairmount Addition, some 1299 feet, to its intersection
with the centerline of West Arlington Avenue;
THENCE WEST,with said centerline, some 190 feet to its intersection with the centerline of Eight
Avenue;
THENCE with said centerline North 00 degrees 13 minutes 01 seconds West, some 1 19 feet,to its
intersection with the south line of the E. S. Harris SurNev. Abstract Number 668;
EXHIBIT C
THENCE W with the south line of the said Survey, South 87 degrees 16 minutes 45 seconds West, some 72
feet to its intersection with said northeasterly right-of-way of the Fort Worth and Western Railroad;
THENCE with the northeasterly right-of-way of the Fort Worth and Western Railroad,generally the
following courses and distances:
North 24 degrees 43 minutes 13 seconds West, some 321 feet;
North 39 degrees 48 minutes 52 seconds West,some 676 feet;
North 30 degrees 58 minutes 32 seconds West, some 965 feet;
North 28 degrees 04 minutes 17 seconds West,some 521 feet;
North 13 degrees 24 minutes 43 seconds West, some 284 feet;
North 06 degrees 46 minutes 17 seconds West,some 1503 feet,to intersection with the south line
of Lot l OR of Block 4 of Mistletoe Heights;
THENCE with the south line of Lot l ORI,North 81 degrees 43 minutes 08 seconds West, some 95 feet;
THENCE continuing with the south line of Lot IORI,North 89 degrees 09 minutes 05 seconds West, some
286 feet,to its intersection with the centerline of Jerome Street;
THENCE with said centerline, North 00 degrees 04 minutes 28 seconds West, some 231 feet to its
intersection with the centerline of West Rosedale;
THENCE with said centerline, South 78 degrees 19 minutes 53 seconds East, some 372 feet to its
intersection with said northeasterly right-of-way of the Fort Worth and Western Railroad;
THENCE with the northeasterly right-of-way of the Fort Worth and Western Railroad,generally the
following courses and distances:
North 02 degrees 27 minutes 46 seconds West,some 120 feet;
North 13 degrees 07 minutes 07 seconds West, some 281 feet;
North 24 degrees 04 minutes 27 seconds West,some 812 feet,to the Place of Beginning, and
containing some 1,001 acres of land,more or less.
Tract II;
A parcel of land,being a portion of the Franklin Richards Survey,Abstract Number 1297,in Tarrant
County,Texas,and being more particularly described by metes and bounds as follows;
BEGINNING at the intersection of the centerline of Allen Avenue,with the centerline of the north bound
Service Road of Interstate Highway 35W;
THENCE,with said centerline of said north bound Service Road,North 00 degrees 20 minutes 49 seconds
West, some 2394 feet,to its intersection with the centerline of East Rosedale Street;
THENCE with said centerline, South 66 degrees 09 minutes 10 seconds East, some 354 feet;
THENCE continuing with said centerline, South 88 degrees 11 minutes 21 seconds East, some 427 feet,
to its intersection with the centerline of Short Street;
THENCE with said centerline, South 01 degrees 23 minutes 35 seconds East,some 239 feet,to its
intersection with the centerline of East Oleander Street;
THENCE with said centerline, South 89 degrees 27 minutes 37 seconds West, some 55 feet,to its
intersection with the centerline of the included alley in Block 1 of J. R. Graves and McDaniel Addition
Number l:
EXHIBIT C
THENCE with said centerline, South 00 degrees 41 minutes 33 seconds East,to and along the included
alleys in Block 2 of J.R.Graves and McDaniel Addition Number 1,Block 1,of Greenwood Addition
Number 1,Block 1 of Greenwood Addition Number 3,and the north south alley of Block 1 J. C. Graves
and McDaniel Addition,to and along the east lines of Lots 554 and 579 of Block 22 of Hyde Park
Addition,some 1984 feet,to its intersection with the centerline of Allen Avenue;
THENCE with said centerline, South 88 degrees 50 minutes 29 seconds West,some 711 feet,to the Place
of Beginning,and containing some 37 acres of land,more or less.
Tract III;
A parcel of land,being a portion of the Franklin Richards Survey,Abstract Number 1297,in Tarrant
County, Texas,and being more particularly described by metes and bounds as follows;
BEGINNING at the intersection of the centerline of East Dashwood Street,with the centerline of the south
bound Service Road of Interstate Highway 35W;
THENCE with said centerline of said south bound Service Road, South 01 degrees 20 minutes 56 seconds
East,some 1402 feet,to its intersection with the centerline of East Magnolia Avenue;
THENCE with said centerline, North 89 degrees 34 minutes 18 seconds West,some 423 feet, to its
intersection with the east right-of-way of the Missouri,Kansas,and Texas Rail Road;
THENCE with said east right-of-way,North 02 degrees 23 minutes 34 seconds East, some 965 feet, to its
intersection with the centerline of East Rosedale Street;
THENCE with said centerline, South 88 degrees 49 minutes 48 seconds East, some 89 feet,to its
intersection with the centerline of Arizona Avenue;
THENCE with said centerline,North 00 degrees 03 minutes 59 seconds West, some 431 feet, to its
intersection with the centerline of said East Dashwood Street;
THENCE with said centerline,North 88 degrees 47 minutes 31 seconds East,some 261 feet,to the Place
of Beginning,and containing some 11 acres of land,more or less.
Tract IV;
A parcel of land,being a portion of the Heirs of John Childress Survey,Abstract Number 250,the W.B.
Tucker Survey,Abstract Number 1577,and the Peter T. Welch Survey,Abstract Number 1643 in Tarrant
County, Texas,and being more particularly described by metes and bounds as follows;
BEGINNING at the intersection of the centerline of East Vickery Boulevard, with the centerline of the
north bound Service Road of Interstate Highway 35W;
THENCE with said centerline of said East Vickery Boulevard, South 87 degrees 26 minutes 38 seconds
East, some 392 feet,to its intersection with the centerline of Kentucky Avenue;
THENCE with said centerline, South 00 degrees 28 minutes 16 seconds East, some 1946 feet,to its
intersection with the centerline of East Hattie Street;
THENCE with said centerline. South 70 decrees 16 minutes 43 seconds West. some 276 feet:
EXHIBIT C
THENCE South 01 degrees 45 minutes 30 seconds East, some 33 feet;
THENCE South 88 degrees 45 minutes 30 seconds East,some 63 feet;
THENCE with said centerline, South 00 degrees 54 minutes 09 seconds East, some 333 feet,to its
intersection with the centerline of East Leuda Street;
THENCE with said centerline, South 89 degrees 09 minutes 53 seconds West, some 493 feet,to its
intersection with the centerline of said centerline of the north bound Service Road;
THENCE with said centerline,North 00 degrees 14 minutes 17 seconds East, some 1083 feet;
THENCE continuing with said centerline,North 09 degrees 36 minutes 55 seconds East, some 812 feet;
THENCE continuing with said centerline,North 14 degrees 02 minutes 28 seconds East,some 562 feet,to
the Place of Beginning,and containing some 32 acres of land,more or less.
Basis of bearings,and distances,as determined from the City of Fort Worth Texas,Graphic information
Systems.
This description prepared in electronic format by Hans Kevin Hansen,Registered Professional Land
Surveyor,Number 4786, in September 2007.
"This document was prepared under 22 TAC § 663.2 1,does not reflect the results of an on the ground
survey,and is not to be used to convey or establish interests in real property except those rights or interests
implied or established by the creation or reconfiguration of the boundary of the political subdivision for
which it was prepared."
EXHIBIT"D"
\(,�1/y,(Fo °° FORTWORTH
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INCORPORATED
NEAR SOUTHSIDE
Development Standards and Guidelines
F:
Prepared by Fort Worth South, Inc.
in cooperation with the City of Fort Worth
October 2007
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NEAR SOUTHSIDE DISTRICT TABLE OF CONTENTS
TABLE OF CONTENTS
Section 1. Introduction
A. Background 3
B. Promoting Revitalization with Form-Based Standards 3
Section2. General Development Principles
A. Intent 5
B. General Development Principles 5
Section3. Administration
A. Intent 7
B. Relationship to Other Regulatory Documents 7
C. Definition of"Standards" and "Guidelines" 7
D. Development Review Process 7-8
E. Near Southside District Boundary 9
Section4. Regulating Plan
A. Intent and Principles 11
• How to Use the Regulating Plan 11
• The Transect Classification System 12
B. Maps of Development Zones and Historic Properties 13-16
C. Circulation Network and Thoroughfare Classification 17
• Maps 18-21
Section5. Development Standards and Guidelines
A. Intent and Principles 23-24
B. Streets and Other Public Spaces 25-34
• Streets 25-30
• Roadsides 31-33
• Public Parks and Plazas 34
• Public Art 34
C. Building Location and Orientation 35-36
D. Building Height 37
E. Parking and Driveways 38
F. Architectural Standards 39-40
G. On-Site Landscaping 41
• Canopy Tree List 42
Section6. Permitted Land Uses
A. Mix of Use Requirement for Large Developments 43
B. Residential Requirement for"N" Neighborhood Zones 44
C. Permitted Land Uses 44-52
Section7. Appendix
A. Sign Guidelines (excerpted from Downtown Sign Standards)
B. Zoning Ordinance Page for Near Southside "NS" District
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2
NEAR SOUTHSIDE DISTRICT SECTION 1. INTRODUCTION
1.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's character, quality of life, and sustainability.
For decades, zoning regulations, street design requirements, and other development standards have worked against
urban design and redevelopment goals for the Near Southside and other central city districts. In response, the City
adopted new form-based "MU" mixed-use zoning classifications, and, in certain central city areas such as Downtown and
Trinity Uptown, created new urban design districts with tailored development standards and guidelines that promote
development that is consistent with the contextual design goals for those respective areas.
FWSI has worked with property owners to promote desirable redevelopment in two ways: first, through rezonings to the
"MU" classifications; and second, through the application of informal design guidelines. Although the effects of these
past efforts have been significant, a comprehensive update of the district's development standards—through the creation
of a new Near Southside urban design district overseen by the Urban Design Commission— is necessary to promote the
district's continued revitalization, for several reasons:
• The patchwork of single-use industrial, commercial, and residential zoning districts did not allow or promote a mix
of residential, retail,office, and institutional uses as envisioned in the City's Comprehensive Plan, within which
the Near Southside is designated as a "mixed-use growth center."
• Outdated development standards did not promote the type of pedestrian-oriented urban design that
characterizes the Near Southside's most distinctive and memorable areas and serves as a competitive advantage
for the district.
• The patchwork of zoning districts threatened redevelopment momentum by failing to create a predictable
investment environment in which property owners could confidently invest in redevelopment projects that
conformed to the district's vision and be reasonably assured that zoning standards would require compatible
development on adjacent properties.
• The wide range of conditions within the district—from lower density residential neighborhoods to large institutional
campuses— required a more tailored approach than simply applying all of the "MU" standards throughout the
area.
• Design excellence, administrative flexibility, and timely approval of conforming projects would best be promoted
through a development review process overseen by a well-qualified design review board, as demonstrated by
the Downtown Urban Design District process.
This illustrated document uses photographs and other images in an effort to create a user-friendly manual for use by
professional developers as well as non-experts. The standards and guidelines contained are largely based on the form-
based standards of the"MU" classifications. Form-based standards differ from conventional zoning standards in their
emphasis on shaping the form of buildings and public spaces rather than the segregation of different land uses.
3
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4
NEAR SOUTHSIDE DISTRICT SECTION 2. GENERAL DEVELOPMENT PRINCIPLES
2.A. Intent
The Near Southside will become a vibrant, mixed-use, urban district if certain general development principles shape its
redevelopment. The following principles serve as the basis for the standards and guidelines contained in this document.
Development projects are evaluated with respect to the principles, in addition to the pertinent standards and guidelines.
2.B. General Development Principles
1. Promote a pedestrian-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. 5
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6
NEAR SOUTHSIDE DISTRICT 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.
3.13. 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
complying 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 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
standards. If a project of exceptional design is clearly consistent with the General Development Principles but does not
conform to a certain development standard, the Urban Design Commission (UDC) may approve a Certificate of
Appropriateness(COA)that cites the project's compliance with those principles. (For projects not conforming to the
height and setback regulations listed in the Zoning Ordinance as shown in Section 7,Appendix B, a variance approved
by the Board of Adjustment is also required; see Development Review section below.)
Development Guidelines are more subjective statements though which the City proposes additional design strategies.
The guidelines should be suitable for most projects, and developers should endeavor to ensure that guidelines are
followed to the extent possible. City staff and the UDC will work with developers to explore design approaches that
maximize conformance with guidelines. The UDC shall not deny a Certificate of Appropriateness solely because a
project fails to comply with a guideline.
3.D. Development Review Process
1. PROJECTS SUBJECT TO REVIEW—All private construction projects, with the exception of interior construction or
exterior in-kind replacement work, are subject to review by the Planning and Development Department and/or the
Urban Design Commission (UDC)for compliance with the NS Standards and Guidelines. All buildings, streets, and
public spaces by public entities are also subject to review.
2. ADMINISTRATIVE REVIEW VS. UDC REVIEW— Projects that are clearly consistent with all applicable development
principles and that clearly conform to all standards may be approved administratively by the Planning and
Development Director without UDC review. The UDC shall review projects that require interpretation or discretionary
judgment with respect to the project's compliance with standards and guidelines. The UDC shall also review all
proposed drive-through facilities (see Section 5.D.5.).
3. URBAN DESIGN COMMISSION (UDC)—The UDC is a nine-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. 7
NEAR SOUTHSIDE DISTRICT SECTION 3. ADMINISTRATION
3.D. Development Review Process (cont.)
4. CERTIFICATES OF APPROPRIATENESS-The Planning
and Development Director or UDC will issue a Certificate of REVIEW OF PUBLIC PROJECTS
Appropriateness (COA)for approved public and private
projects. In exceptional cases the UDC may approve a COA
if a project is clearly consistent with applicable development
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. ,
i - �.
5. REQUIRED INFORMATION-The full list of required
materials is included in the Near Southside District
application available from the City's Planning and
Development Department, 817-392-8000,
www.fortworthgov.or-q/planning. In general, the following
information is required, as applicable:
a. Site Plan Proposed West Rosedale steeetspape Improvernen
b. Building Plans and Elevations (Rendering by Carter&Burgess,Inc.) `
c. Landscape Plan In addition to private construction projects,public projects
d. Material Specifications such as street and streetscape improvements are subject
e. Plans and Specifications for Proposed Signs to review for consistency with the standards and guidelines.
f. Description of Proposed Scope of Work
g. Photographs of Site and Existing Conditions
6. REVIEW OF PHASED PROJECTS-To minimize review CONCEPTUAL DESIGN REVIEW
_------._._.....___-__-_
steps for phased development projects, the UDC may Magnolia Green site plan by Red Oak Realty -w-,
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 s ,
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. I ,
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, ~
i
provided a project complies with applicable development
principles. The UDC may allow additional flexibility for - - e -----�,-
projects of exceptional civic or environmental design. Any �-
waiver of basic property development standards related to Developers are strongly encouraged to present conceptual
building heights or setbacks, however, requires a variance plans for large and/or multi-phase projects at an early stage
approved by the Board of Adjustment. Similarly, vacations of to facilitate timely review during the final design phase.
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.
8
NEAR SOUTHSIDE DISTRICT SECTION 3. ADMINISTRATION
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10
NEAR SOUTHSIDE DISTRICT SECTION 4. REGULATING PLAN
4.A. Intent and Principles
The Near Southside Regulating Plan functions similarly to both the Zoning Ordinance map and the Master
Thoroughfare Plan map. The NS Regulating Plan includes maps that depict the boundaries of different types of
development zones, as well as maps identifying the location and classification of thoroughfares. These maps serve as
a guide for determining which development standards and guidelines apply to a development project. A unified section
that classifies both development zones and streets is intended to promote coordination among land use, urban design,
and transportation decisions, which is an essential strategy in creating a vibrant, livable, mixed-use district. The
following principles guide the content of the Regulating Plan.
HOW TO USE THE REGULATING PLAN
DEVELOPMENT ZONES f'. Locate the subject property on the applicable
development zone and historic properties map in
1. Draw development zone boundaries so as to enhance the Section 4.8.
character of existing neighborhoods and commercial
districts while also promoting compatible higher-density,
mixed-use redevelopment in appropriate locations. Sample section of i
2. Draw development zone boundaries to promote a large
development zone
number of new residential units in order to create a"live, map. See pages 117
work, play"environment and to support neighborhood 13-16
retail and other commercial uses. -
3. Draw development zone boundaries to support large
J�l 9 ,
institutions and businesses that warrant tailored
development standards based on their unique operational
requirements.
z
HISTORIC PROPERTIES
2. Identify the property's development zone and any
4. Facilitate the incorporation of historically significant applicable historic designations.
buildings into redevelopment projects by identifying those
properties on the Regulating Plan and by referencing the 3': Locate the subject property on the applicable circulation
Zoning Ordinance's Historic Preservation Ordinance and network and street classification map in Section 4.C.
applicable incentives.
5. Facilitate the designation of currently unprotected historic Sample section of
properties and their adaptive reuse by identifying the most street classification
eligible properties on the Regulating Plan as information map. See pages
on those properties becomes available. 18-21
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 4. Identify the classifications of all adjacent streets.
streets and alleys, only to situations where there is no 5. Refer to Sections 5-7 for applicable standards and
adverse impact to future circulation and desirable guidelines related to streets,streetscapes, public
redevelopment, or in cases where such vacations are spaces, sites,and buildings.
absolutely necessary for an exceptional redevelopment
project that is clearly consistent with the general 6. Refer to Chapter 4,Article 5 of the Zoning Ordinance for
regulations pertaining to historic properties.
development principles.
7. Refer to all other referenced sections of the Zoning
8 Utilize a context-sensitive street classification system that Ordinance or other regulatory manuals.
gives equal consideration to redevelopment and mobility
goals.
11
NEAR SOUTHSIDE DISTRICT SECTION 4. REGULATING PLAN
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NEAR SOUTHSIDE DISTRICT SECTION 4. REGULATING PLAN
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NEAR SOUTHSIDE DISTRICT SECTION 4. REGULATING PLAN
4.C. Circulation Network and Thoroughfare Classification
1. CLASSIFICATIONS BY CONTEXT: DEFINITIONS
a. Mixed-Use Streets— Flexible and walkable urban streets CONTEXT-SENSITIVE CLASSIFICATIONS
serving a variety of land uses and densities. These
include on-street parking and comfortable sidewalks, and
are comfortable and safe for bicyclists.
b. Main Streets—Walkable, mixed-use streets of moderate R _ -
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- --e
street parking, and low to moderate levels of pedestrian -
and bicycle movement. .
2. CLASSIFICATIONS BY VEHICULAR CAPACITY: DEFINITIONS Mixed-Use Streets are walkable and serve a variety of
a. Local Streets—less than 2,500 vehicles per day. residential and non-residential land uses.
b. Collector Streets*—less than 8,000 vehicles per day.
c. Arterial Streets—more than 8,000 vehicles per day.
• Minor*— Usually undivided with 3-4 travel lanes
• Major*— Usually divided with 4 travel lanes
• Principal— Usually divided with 6 travel lanes ,
*If feasible, striped bike lanes are usually necessary on these
streets to create a safe and comfortable cycling environment.
3. CONTEXT-SENSITIVE STREET CLASSIFICATIONS
Main Streets are the primary retail and destination
Development Context VeWigWir Ca ac` streets.
Mixed-Use Loll i
Main Street Collector � ^
commercial Arterial �- ! J
Context-Sensitive Street Classifications(Examples) r'
Mixed-Use Local (North-south streets at Oleander Walk)
ECG ♦ _ ..
Mixed-Use Collector(Jennings north of Rosedale) ` A A Al - `- -
Mixed-Use Arterial (8th Avenue) Commercial Streets are oriented to vehicles but still
provide comfortable pedestrian environments.
Main Street Local(Park Place) (West Rosedale rendering by Carter&Burgess)
Main Street Collector(Magnolia)
Main Street Arterial (West Rosedale between 8th Ave.and S. Main)
Commercial Local (No Near Southside examples)
Commercial Collector (Vickery across 1-35W)
Commercial Arterial (West Rosedale, west of 8th Ave. and east of S. Main) 17
NEAR SOUTHSIDE DISTRICT SECTION 4. REGULATING PLAN
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NEAR SOUTHSIDE DISTRICT SECTION 4. REGULATING PLAN
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NEAR SOUTHSIDE DISTRICT SECTION 4. REGULATING PLAN
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(This page intentionally left blank)
22
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
S.A. Intent and Principles Magnolia Avenue
This section includes standards and guidelines related to
the orientation and configuration of streets, public
spaces, 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 architectural style. The following
principles provide the basis for the development
standards and guidelines.
STREETS AND PUBLIC SPACES
1. Design all streets and sidewalks to promote
pedestrian activity and comfort. Sidewalks serve as On-street parking, wider sidewalks, street trees, and outdoor
the Near Southside's most heavily used public dining areas will help create the district's most appealing and
spaces.
heavily used public spaces.
2. 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.
3. 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 �43
riders.
4. Emphasize attention to detail and quality construction
in the design and construction of streets.
5. Use simple but effective roadside designs to allow On-street parking supports retail and restaurants and also
easy maintenance. provides a tragic buffer for pedestrians.
6. Provide on-street parking in as many areas as Ee Pocket park,in Celebration,FI
possible to support district businesses and to calm,
traffic speeds.
7. 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.
3
8. Provide a wide range of public spaces (in addition to
comfortable sidewalks), including neighborhood-
oriented pocket parks, community gathering places,
and recreational facilities.
9. Incorporate elements into public spaces that engage
all age groups, including young children and the
elderly A network of public spaces that includes both smaller plazas
and larger parks Is a key element in urban districts
23
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.A. Intent and Principles (cont.)
SITES AND BUILDINGS
9. Design sites and buildings, and the lower floors of t
buildings in particular, so that they promote pedestrian I
activity and provide an active, human-scale, continuous,
pedestrian-oriented street edge along public sidewalks. I ,
10. Design buildings and sites that provide visual variety
and enhance the Near Southside's overall sense of
place.
11. Build distinctive neighborhoods that enhance local 11 Emillil;ma :
identity.
The principles support active streets with ground level uses
12. Promote building scale that enhances the public realm, that are oriented to public sidewalks.
and promote new buildings that complement the scale
of neighboring structures, particularly adjacent historic Ong: lit to s e,,fatgst "buDdIngAM MAIn, :
buildings.
13. Locate and design surface parking lots, individual
garages, and large parking garages so as to reducer _
their visual impact and/or to create public amenities
(e.g., through aesthetic or environmental features).
14. 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.
15. Encourage the use of durable, attractive materials that Parking lots located behind or to the side of buildings are
promote sustainability and the reuse of buildings. consistent with the district's urban character.
16. Design buildings that reflect the time in which the s�istoaiwent:
structures are built, as the district's most treasured
historic buildings do.
17. Without dictating architectural style, encourage building
facade designs that contribute to an attractive
streetscape and skyline. <
18. Encourage all civic and publicly sponsored buildings to {
be of exceptional design quality.
19. Design buildings and sites so as to minimize negative
impacts on air and water quality and to promote a
f.
sustainable natural environment. '
Histoncally significant buildings help define the district and
should be incorporated into new projects.
24
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.13. Streets and Other Public Spaces
1. STREET STANDARDS
a. Main Streets
Main Street Local with Angled Parking
ROW=100'-1 10'
10' 55 55 10'
min. I min. —2a(varies by angle) 15' 15' —2a(varies byarxje) nirLI min.
Pedestrian t c Parkng Tavel Travel Parking Pedestrian
l �
2
Curb-to-Curb 65'-7Y
Main Street 2-lane Local or Collector
ROW-711-900'
1 a 5.5 5' 5' 55' 10'
min. min. 8' min 11' 1 11' 1 min. 8' min. min.
Pedestrian ,, g+ Parkng Bike Travel I Travel TBikeJ Parking g' 'n
Ell E
2
Curb-to-Curb 3T-5V
`Wider outside lanes maybe used if bike lanes are not feasible.See Section 4L.for proposed bike lane streets.
Main Street 3-lane Collector or Minor Arterial
Row-W-1W
111 55' 5• 5' 55 la
min. min. 8' �min. 11' j 11' 11' min. 8' min I min,
Walkway , 6, Parking!Bike• Travel I Tum lane T Travel Bike•Parkgtg . Walkway
a _
~.2 Curb-to-Curb=44'fia ~,
I �
I
1 � � 1
'Wider outside lanes may be used if bike lanes are not feasible.See Section 4.C.for proposed bike lane streets.
NOTES:
1) The Near Southside street standards are based on the City's draft Context-Sensitive Solutions (CSS) Policy In the
case of any conflict between the NS and CSS standards (upon their adoption). the CSS standards shall apply
2) The City s Traffic Engineer is authorized to approve modifications to cross-section dimensions in response to site-
specific constraints. 25
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.6. Streets and Other Public Spaces (cont.)
1. STREET STANDARDS
a. Main Streets (cont.)
Main Street 4-lane Minor Arterial
ROW-9(Y-11S'
1a ss s
J mm. min, 8 min. 11 l 11' 11' it'
min !r - min min.
Pedestrian Parking eike" Tavel i Travel Travel Travel Bike'Parking` g Pedestrian
Curb4o-Curb ea-75' !~
1 1
t
I
'Wider outside lanes may be used if bike lanes are feasible.See Seaton 4.C.fa proposed bike lane streeu.
Main Street Major Arterial
ROW-105'-135'
10' S3' S' )y la mi
Varies Pedestrian{g Parking lee' Travel Tlwvei Median i Ti ._.T_..T ..�T � min. pstrlan Par
Curb-to-Curb=75'-95'
t —
_ r
---.__._----_----'Wider outside lanes maybe used K bike lanes are not kasible.See Section 4.C.for proposed bike lane streets
NOTES:
1) The Near Southside street standards are based on the City's draft Context-Sensitive Solutions (CSS) Policy. In the
case of any conflict between the NS and CSS standards (upon their adoption), the CSS standards shall apply
2) The City's Traffic Engineer is authorized to approve modifications to cross-section dimensions in response to site-
specific constraints. 26
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.13. Streets and Other Public Spaces (cont.)
l. STREET STANDARDS
b. Mixed-Use Streets
Mixed-Use Local
ROW-60'70r
ss,
1*11 mill, a' 1 11' 1 min I mki.
l
T T,V P-ewT T4 T I-,, Tp-*kv jT T
Curb to 5 1
Mixed-Use 2-Lane Collector
ROW=60'-90'
55, 5! s 55' 5
min.]min. min.l 11' 1 111 1 min.1 min t mh
T T I Mel Tr-,4 I Travel I Bike` Parking
�
i T
7
11 -5
� Curb4o-Curb 38'2501
1 l � t
'wilder outside lanes may be used if bike lanes are not feasible.See Section 4.C.for proposed b&e lane streets
Mixed-Use 3-Lane Collector or Minor Arterial
5,5' S, 5, 5.51
min.I rnoln. 8' 1 min 1 11' mll 1 8- , Wn.I min
T_ Parking me' Travel T 7wnt..v* I T,,m TBwTpkkvl F d2'
Cub to-Curb 4960
oil -1.
I
'wilder ocKsW lanes maybe used it bike lanes are not kaslble See Section A.C.fa proposed b4le Wv strects,
NOTES:
1) The Near Southside street standards are based on the City's draft Context-Sensitive Solutions (CSS) Policy In the
case of any conflict between the NS and CSS standards (upon their adoption), the CSS standards shall apply
2) The City s Traffic Engineer is authorized to approve modifications to cross-section dimensions in response to site-
specific constraints. 27
NEAR SOUTHS|0ED|STR/CT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.K3. Streets and Other Public Spaces (cont.)
1. STREETSTANDARDS
b. Mixed-Use Streets(nonL)
Mixed-Use 4-lane Minor Arterial
-Afider outside lanes miry be used Ifixke lanes am not feasible.See Section4k.for proposed bike Ww stroem
Mixed-Use Major Arterial
ParV
,PT Curb-to-Curb 75'-95'
Wkkf outside lanes rnay be used ifiNke lanes are not feastble.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 cnnotnsmts. 28
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.13. Streets and Other Public Spaces (cont.)
1. STREET STANDARDS
c. Commercial Streets
Commercial Local or Collector
ROW=50'60'
rm.n.1 5' 5S' 5
min. -1 6' -16' rrtin, min
Q Travel I Travei
a r
.e
Curb-to-Curb 28'-32'
�r
Commercial 4-lane Minor Arterial
Row=70'
s 55' 55' 5
min min. 13' 11' 11' 13' min. min
Travel Travel Travel Travel a T
E --
,2 f Curb-to-Curb 4W
i
3
I I �
I iii I '
7
Commercial Major Arterial
ROW=So'-100'
5' 55' 55' 5
min. min. 13' 11' Varies 11' 13' min. min.
YA Travel Travel Median Travel Travel 3
L �
E 3
2 Curb-to{urb=5868' 2
NOTES:
1) The Near Southside street standards are based on the City's draft Context-Sensitive Solutions (CSS) Policy In the
case of any conflict between the NS and CSS standards(upon their adoption), the CSS standards shall apply.
2) The City s Traffic Engineer is authorized to approve modifications to cross-section dimensions in response to site-
specific constraints. 29
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.6. Streets and Other Public Spaces (cont.)
1. STREET STANDARDS
d. Alleys
1)Alleys shall conform to all standards contained in the Subdivision Ordinance. Chapter 6, Article VI,
Section G.2. of the Subdivision Ordinance includes the following dimensional requirements:
• Alleys serving single-family (including townhouses)or two-family residential:
Right-of-way width: Minimum 16 feet
Pavement width: Minimum 12 feet
• Alleys serving other uses:
Right-of-way width: Minimum 20 feet
Pavement width: Minimum 20 feet
30
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.13. Streets and Other Public Spaces (cont.)
2. PUBLIC ROADSIDES
a. Roadside Design Options
1. Dual Planting Strips 2. Wide Planting Strip 3. Narrow Planting Strip 4. Sidewalk Planter
CE.;
i � ♦ _j ii y/j
Suitable Streets— Listed in order of applicability; see Thoroughfare Classification Maps in section 4.C.
1. Commercial Streets 1. Mixed-Use Streets 1. Mixed-Use Streets 1. Main Streets
2. Mixed-Use Streets 2. Commercial Streets 2. Main Streets 2. 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 5 ft. minimum 5 ft. minimum 5-10 ft. 10-15 ft.
walkway
.................... .............................. ............................ ............................ ..............................
Walkway Between planting strips Along property line • Along property line, • Along property line,
location or or
• Along planting strip if • Along planting strip if
sidewalk seating or sidewalk seating or
display is located display is located
along property line along property line
Street Tree/Furniture Zone— Located along the curb; includes street trees, pedestrian lights, and other elements.
Planter Min. 5 ft. wide (each) Min. 8 ft. wide Min. 5 ft. wide Min. 5 ft. x 5 ft. tree well
.................... .............................. ............................ ............................ ..............................
Tree spacing 25-35 feet 15-35 feet 15-35 feet 15-35 feet
(Sec. 3.a) (Must be z10' from bldg.)
.................... .............................. ............................ ............................ ..............................
Pedestrian 60 feet maximum 60 feet maximum 60 feet maximum 60 feet maximum
light spacing
(Sec. 3.c)
.................... .............................. ............................ ............................ ..............................
Other • Irrigated groundcover • Irrigated groundcover • Irrigated groundcover • Bike racks
elements • Fire hydrants • Fire hydrants • Bike racks • Trash bins
(Guidelines in • Trash bins • Benches
Sec. 3.d.) • Benches • Wayfinding signs
• Wayfinding signs • Sidewalk tables and
• Sidewalk tables and displays
displays
31
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.13. Streets and Other Public Spaces (cont.)
2. PUBLIC ROADSIDES (cunt.)
b. Minimum roadside widths for new construction projects
To accommodate the required minimum widths for street STREET TREE SPECIES
tree/furniture zones and pedestrian ways, the following Best Good
minimum roadside width standards apply. These standards
apply regardless of the available public right-of-way. Where Small Canopy Ginkgo LMed.)
insufficient right-of-way exists, the pedestrian way shall jM�n. 75'sp�cinv) Pecan (Large)
extend onto private property, with a public sidewalk Redbud
easement provided. The roadside shall be measured from Mexican Plum Prohibited
the back of the curb to the outside edge of the pedestrian Eve's Necklace Hackberry
way(closest to the building facade). Medium Canopy Sycamore
1. "Commercial" and"Mixed-Use" streets— 10.5 ft.
Win. 25'snacinq,) Silver Maple
minimum Caddo Maple Mulberry
Siberian Elm
2. "Main" streets— 15 ft. minimum Bald Cypress Mimosa
Large Canopy Arizona Ash
3. ROADSIDE ELEMENTS fNfin, 35's sing) Artzo aAsh
a. Street trees Texas Red Oak Willow
Shumard Oak Bradford Pear
1. Developments must conform to the tree preservation Live Oak'
standards set forth in Section 5.G.1. The provisions Durand Oak Chinese Pistache
below also apply. Lacebark Elm
2. Public and private development shall provide shade Cedar Elm
trees within the street tree/furniture zone.
3. Street trees shall be spaced 15-35 feet apart on center, ROADSIDE ZONES
depending on the trees' size at maturity. (See the list at
right for spacing standards.) Where necessary, spacing � 3g3g �:
exceptions may be made to accommodate mature trees, y
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 4
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
pedestrians.
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 properties with existing 4 ft. sidewalks.
2. Paving materials shall be attractive and easy to
maintain. Appropriate materials: Street tree/ Pedestrian way
• Concrete furniture zone Clear walkway
• Pervious concrete Trees Awnings and other
• Masonry pavers over concrete base Lights shade elements
• Any similarly durable materials that meet the City's Bike Racks
sidewalk standards Tables 32
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
PEDESTRIAN LIGHTS
5.13. 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. Where necessary, +� u
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 o wp
maintain or replace. y r
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 Since its inception, Fort Worth South, Inc. has
throughout a neighborhood is encouraged. worked with developers to install pedestrian lights as
These elements should be durable, cost part of new construction projects, including this
effective, and easy to maintain. development along College Avenue. The roadside
standards in this section promote the installation of
2. Transit shelters should: lights throughout the Near Southside.
• Be located in areas with a high level of BIKE RACKS
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, 3..
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.
�y
Bike racks that are easy to recognize. attractive, and
simple to use help make the Near Southside bike-
fnendly, providing convenience and security. 33
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.13. Streets and Other Public Spaces (cont.)
4. PUBLIC PARKS AND PLAZAS
PUBLIC SPACES
a. Park Dedication Policy—The City's park dedication k
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 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 The standards and guidelines encourage a variety of
public spaces should conform to the following guidelines, public spaces on the Near Southside, ranging from
to the extent possible. the type of active urban plaza shown above to more
1. Design all public spaces other than large recreational passive and heavily landscaped neighborhood parks.
parks to be human-scale and visually interesting.
2. Locate and design public spaces so that they are
clearly visible and easily accessible. PUBLIC ART
3. Incorporate space-defining and active edges—such {
as multi-story facades with ground floor restaurants— ?"
but avoid blank walls. Caf6s and shops that attract
pedestrians are ideal edge uses.
4. Plan for prevailing sun angles and climatic conditions.
5. Avoid locating public spaces on comer 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 ,mow
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 The firefighter boots sculpture at Fire Station#8 was
publicly visible infrastructure, including retaining walls funded through the City's public art program. In
and public spaces. addition to art that is integrated into City projects,
c. Fort Worth Art Commission assistance— The Fort privately sponsored public art can greatly enhance a
Worth Art Commission may assist with identifying development projects appeal and value
appropriate artists and/or advise on selection
processes for projects.
34
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.C. Building Location and Orientation SETBACKS: PARTIAL BLOCKFACE CONDITIONS
_._._.__-_-_-_T_._-_._.j
1. BASE SETBACK STANDARDS REAR . SIDE
} i
New buildings shall be located in relation to the ! iNT boundaries of their lots according to the setback standards listed below and depicted to the right. w ; w Z O Front Setback 0 ft. min., 20 ft. max. except as U) ; U) X described in Section 5.C.2. below.
2a Side Setback 0 ft. min., except as described in Section 5.C.2.e. below.
FRONT
Rear Setback 3ft. min. - - ......... - - - �•----- ---•- - -• z.
Corner 5'x 5' dedication when required w •
Setback by Section 5.C.2.f. below.
2. CONTEXTUAL SETBACK STANDARDS SETBACKS: FULL BLOCKFACE CONDITIONS
a. Buildings fronting designated "Main" streets— s h; - ---------------------_ ---'_.-
Front setback is 0 ft. min. and 10 ft. max. (Street SIDE
classification maps shown in Section 4.C.) x
b. Buildings fronting public spaces— Buildings w t—
that front pocket parks, plazas, or other public - o Condition Z
spaces may exceed the maximum front setback. Cn A ur
c. Oleander Walk T4-N zone—Front setback is 5 ft. I►;vm��(seebelow) '
min. and 10 ft. max. along Oleander Walk; 0 ft. p^ m
min. and 10 ft. max. along other streets. ;
d. "On-street" parking or public walkways located FRONT o
on private property—If angled, perpendicular, or o, - - - - - - -
parallel parking is located on private property but e
functions the same as on-street parking, the front Primary
setback is measured from the edge of the public Walking Street
walkway. Similarly, if a required public walkway Condition A:Full building Condition B:Partial
(see Section 5.6.2)encroaches onto private frontage with side,rear,or building frontage
property, the setback is measured from the off-site parking occupying primary comer,
walkway edge as shown in diagrams to right. (Preferable) with side parking
e. Side yards adjacent to existing buildings— SETBACKS: INTERIOR BUILDINGS
When an abutting property with an existing
building has windows facing to the side, any new --4'"'" -'- - - T - ------------------
�-•-
REAR 3°.nE- SIDE cr
building shall provide at least 10 feet of separation. Wlpq I m;
f. Corner buildings— For corner buildings at street z ! °
p
and alley intersections that do not include all-way C
stop signs or traffic signals, a triangular dedication 11 : 8
measuring 5' by 5' is required by the subdivision
ordinance. The triangle shall be measured from � � • = iA
the property line and clear of visibility obstructions. E
Cb
g. Interior buildings— Interior buildings may be c ;
constructed if the project also includes frontage FRONT p FRONT 01
buildings that are oriented to public streets. - - - - - - -• -•
Specifically, buildings may exceed the setback if at
least 60 percent of the public street frontage on e •
each block face within the development contains .............................................. Q
buildings within the maximum setback of 20 ft The Buildings must occupy 6096(5096 in 'I')of the public frontage
frontage percentage is reduced to 50 percent for
institutional or industrial campuses in "I"zones. 35
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.C. Building Location and Orientation (cont.) PEDESTRIAN ENTRANCES
Medical office building
3. PEDESTRIAN ENTRANCES ,' at Magnolia Green
a. Primary pedestrian building entrances shall be located
on the street frontage of the building. For buildings fronting
other public spaces, the primary pedestrian entrance shall
be oriented to and accessible from the public space. °
b. Individual retail entrances— Each retail use with exterior
ground level exposure along a street or public space shall
have an individual public entry from the street or public
space. 4
c. Corner building guideline—Entrances to comer buildings
with ground floor retail uses should be located at the corner.
4. FENCING Pedestrian-oriented projects orient primary entrances
a. Front yard perimeter fencing prohibited—Conventional to public sidewalks, and comer retail/service
gated complexes with perimeter security fencing along buildings often include comer entrances.
public streets are prohibited. Specifically, exterior security FENCING
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. rf
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 +
area. The fence is not permitted to encroach on a required
pedestrian walkway(see Section 5.13.3.b.). a
I
5. DRIVE-THROUGH DESIGN STANDARDS
W°
a. Guideline—Conventional drive-through uses do not support
a pedestrian-oriented environment and are inconsistent with i .
the urban redevelopment goals for the Near Southside.
Although drive-through facilities are discouraged, the
following standards shall apply to facilities approved by the Conventional gated complexes are not allowed, but
UDC. short privacy fences that clearly delineate private
b. Windows and stacking lanes— Drive-through windows yards and patios are compatible.
and stacking lanes shall not be located within the front yard URBAN DRIVE-THROUGHS
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 ma "
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 -` F
South Main Street (see classification maps in Section 4.C)1
Shared driveways and/or driveways located off of non-
arterial streets should be used, where possible.
d. Screening—Architectural elements, landscaping, and/or
other screening elements shall be used to minimize the
visual impacts of the drive-through facility
The well-screened Wells Fargo dnve-through facility
is a good example of a compatible design that fits
into a walkable environment 36
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.D. Building Height T4 BUILDING HEIGHTS
1. HEIGHT GUIDELINE— New single-story buildings are strongly e
discouraged. Multi-story buildings are consistent with the historic T44:maxitW1
urban character of the district and are essential in achieving economic i••••T{:• eft.
.................................. .............................
development and urban design goals for the Near Southside. s
1. T4:bonus for mbmd-usa gr pub6C span
2. BUILDING HEIGHTS shall conform to the standards listed below and .......................................1...................:........
..
shown in the diagrams to the right. Zones are shown on the maps in {-
Section 4.13. Building height is measured by number of stories, not T4-N:bo"for mbsG-um2EpuWspew
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. v
Minimum heights New facades along public 0, T
(Also see 5.D.1. streets and public spaces:
guideline above) • 15 ft. for buildings< 4,000 ►i k,
square feet
• 18 ft. for buildings z 4,000 X
square feet
Ground floors of multistory T5 BUILDING HEIGHTS
non-residential buildings: min.
10 ft., floor to ceiling. 1°
TSa: num
Maximum heights T4 and T4-N 3 stories
Ts bonus for mined-us sari tit
T4-1 6 stories
T5 5 stories
T5:bmw for mixed gg pubic spem
T5-1 10 stories '
Maximum heights T4-N: a or b 4 stories 71
with a) mix of use
and/or b) public T4: a or b 5 stories
space bonuses T4: a and b 6 stories
(See Section 5.D.3.) -
T5: a or b 8 storiesr � ,
T5: a and b 10 stories
3. HEIGHT BONUS REQUIREMENTS ' t
a. Mix of residential and non-residential uses—The building
must include at least 20% residential and 10% office,
restaurant, and/or retail uses, as measured by gross floor
area.
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 area shall not exceed 10:1, and no public FAIRMOUNT TRANSITIONAL
space shall be less than 2,500 sq. ft. (See Sec. 5.6.4.) HEIGHT PLANE
4. FAIRMOUNT TRANSITIONAL HEIGHT PLANE—Applies to (Shared property line)
properties that share a property line with a one-or two-family
house located in the Fairmount Historic District. Any portion of a
building within 20 feet of the property line shall not exceed 2
stories A 45 degree transitional height plane shall apply to any
portion of a building further than 20 feet from the property line, as 20r 0feet�
depicted in the diagram to the right. 2 stories max 37
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.E. Parking and Driveways SURFACE PARKING:
PARTIAL BLOCKFACE CONDITIONS
1. OFF-STREET PARKING REQUIREMENT— None,
except for properties located within 250 feet of a one-or
two-family zoning district. For those properties, the
requirements in Section 6.201 of the Zoning Ordinance,
reduced by 25%, shall apply. Uses within historically
significant buildings are exempt. z
GUIDELINE—Shared parking garages are encouraged. Mid-Block Comer p ?
Condition` Condition LL ;
2. 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.
3. SURFACE PARKING LOTS— Lots shall be located FRONT FRONT
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 Surface parking areas
discouraged; all site plan options that minimize surface
lots along public streets should be explored.
SURFACE PARKING:
4. SURFACE PARKING SCREENING— Parking lots that FULL BLOCKFACE CONDITIONS
front a street shall be separated from the sidewalk by a
decorative and durable screen at least 4 ft. in height. , y -----
GUIDELINE—Screening walls attached to buildings j
should be designed as architectural extensions of the
building, constructed of the same materials and style. _
5. SECURITY FOR PARKING LOTS—A fence not exceed- Z
ing 6 ft. in height may be used to secure driveways and ,. . , C
o`
parking lot entrances if it is not located In the front yard. u-
Chain link and barbed wire fences are not allowed.
6. RESIDENTIAL GARAGES—Garages should not front
�n
public pedestrian space. Garages shall be accessed
from alleys or rear driveways or shall be detached and _._._._._._FRON 9
located at the rear of the site.
7. COMMERCIAL OR PUBLIC PARKING GARAGES shall i •
be located at the interior of a block or underground and Pr
shall not be visible from public rights-of-way, unless the Surface parking areas v aI 'rT street
UDC approves an exception. Exception requirement: Condition A.Fun building Condition B:Partial
Ground floor commercial uses, or space adaptable for frontage with side,rear,or building frontage
future commercial use, shall be integrated into parking off-site parking occupying primary comer,
garages located along public streets. (Preferable) with side parking
8. DRIVEWAY LOCATION— Private vehicular driveways COMPATIBLE PARKING FACILITIES
shall not be located along "Main"streets. This provision
applies as a guideline in "I"zones. lit pe screeni Interior parking garage
cf rface parking
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
T4-1 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 T5-1 should be located under The parking standards are intended to minimize the impact of
the overhang of a building that maintains the urban parking facilities
street edge within the maximum front setback. 38
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.F. Architectural Standards
1. ROOFS ROOFS ON SINGLE-STORY BUILDINGS
a. Single-story buildings—New single-story
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. Now
sr.
b. Roof design guidelines— h ;
• Parapet roofs or low-sloped roofs are
encouraged.
• Visually dominant pitched roofs on multi-story
buildings are strongly discouraged, but partial
pitched roofs or pitched roof elements are PEDESTRIAN PROTECTION
generally compatible.
• "Green" roofs that utilize plants to absorb hCO a le +j mpatible
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.
2. PARALLEL FRONTAGES (Guideline)—Building
facades should be built parallel to the street frontage,
except for chamfered corners.
3. ENTRANCES facing a pedestrian way shall incorporate ENTRANCES FROM PEDESTRIAN WAYS
elements that protect pedestrians from the sun and rain.
4. AWNINGS, GALLERIES,ARCADES, AND
• •. • ° .POMP atible
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.
5. FACADES—The following standards apply to building
facades facing a publicly accessible street or other
public space(except alleys).
a. Facade variation—Buildings shall, at a minimum,
incorporate:
1) Expression of structural elements, such as: FACADE VARIATION
• Floors Incompatible
• Vertical support
• Foundation
2) Facade articulation through the use of
projecting and recessed elements.
3) Variety in materials, material pattern, or color.
(Facade section continued on next page.)
39
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.F. Architectural Standards (cont.) MATERIALS ALONG PUBLIC STREETS
b. Building materials
1) New building facades facing public areas(except
alleys) shall conform to the material standards
listed to the right. The lists could evolve as
technology changes. Creative design is
encouraged, and projects that incorporate ►
unlisted materials 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 BUILDING MATERIALS
requirements shall be exempt from building Primary Materials
material standards. * Brick
c. Fenestration (all buildings)—New building facades • Stone, or stone veneer with cavity wall construction
fronting on publicly accessible streets or other public ' Stucco
spaces(except alleys) shall have openings and • Glass curtain wall system
transparent(not mirrored) glazing that together • Metal Panels—'individual or curtain wall systems
constitute not less than 25 percent of the facade. This ' Concrete--finish should be to an architectural level
provision applies as a guideline in "I"zones. ' Wood
• Cement composite board(not simulating wood)
d. Ground floor transparency for non-residential uses . File-.terra cotta, porcelain, or ceramic
1) For all ground floor nonresidential uses located
along publicly accessible streets and other public Limited Accent and Trim Materials
spaces, at least 40 percent of the wall area • All primary materials listed above
between 2 and 12 feet shall consist of glazing • Metal—'galvanized,painted,or ornamental
(i.e., clear windows or doors). This provision • Pre-cast masonry(trim and cornice only)
applies as a guideline in "I"zones. • EIFS(Exterior insulation and finish system)
2) Guideline—Ground floor restaurants, cafes, and ' Concrete fiber simulated wood siding
bars are encouraged along "Main" streets and Inappropriate Materials
should have windows and doors that can be . Applied stone without cavity wall construction
opened to provide direct access to the sidewalk . Vinyl or aluminum siding
when weather permits (i.e., when interior heating . Mirrored glass
or cooling systems are not necessary.)
e. Lower level delineation for nonresidential or GARAGE FACADES ON "MAIN" STREETS
mixed-use buildings— Facades oriented to a publicly Compatible
accessible street or other public space shall include
clear delineation between the first or second level and *44�=
the upper levels with a cornice, canopy, balcony,
arcade, or other architectural feature.
f. Parking garage facades on "Main" Streets— _
Parking garages shall not have exposed structured i-
parking at the ground floor level along a "Main" street. Incompatible;
6. ARCHITECTURAL VARIETY IN LARGE PROJECTS— Each sequential block of new construction shall contain
unique building facades so as to encourage architectural variety within large projects. While the use of similar
architectural elements on multiple buildings is acceptable; large, visually monotonous projects that repeat the same
exterior buildings design(s)and do not contribute to visual diversity and human-scale character are inappropriate.
7. OUTDOOR STORAGE OR DISPLAY
a. T4, T4-N, and T5 zones— Development in these zones shall comply with the standards for outdoor storage and
display set forth in Section 5.306 of the Zoning Ordinance. The UDC may consider exceptions if outdoor
materials are sufficiently screened by decorative fencing or other screening elements
b. "I" zones — Decorative fencing or other screening elements shall be used to minimize the visual impact of
outdoor storage adjacent to public streets or other public spaces. 40
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
7. SIGNS—
SIGNS
a. Types
1) On premise attached and monument style signs are permitted.
2) Pole signs are not permitted.
3) Off premise signs are not permitted.
b. Basic Sign Standards s—
Signs shall conform to the basic dimensional r > .
regulations set forth in Chapter 6,Article 4 of the Zoning Ordinance.
c. Design Guidelines—Signs should conform to the design guidelines
contained in Appendix A, excerpted from the Downtown Sign
Standards. The following are general guidelines for sign design:
1) Location: Signs should be positioned to emphasize or accent
building elements such as storefront openings or entrances.
2) Alignment: Signs should be aligned with those on neighboring
buildings to promote visual order on the block, to avoid visual f�� '�,;,;,
clutter, and to enhance legibility.
3) Dimensions and Scale: Signs should be consistent with the
human scale of Near Southside buildings and blocks.
4) Number of Signs: The number of signs per building facade
should be limited to the fewest necessary to clearly identify
businesses located within the building.
5) Colors and Materials: Signs should relate in color and material
with the building facade and streetscape. Colors should
contribute to legibility and visual appeal.
6) Graphics: Sign graphics should be simple. Symbols and logos `q
on signs are quickly read and easily remembered. Lettering
should be in proportion to the size of the sign.
7) Lighting: Indirect illumination is recommended. Lighting sources
should be external, shielded, and directed only at the sign.
Internal illumination is acceptable when the letters themselves—
not the background—are lit. The signs above are all consistent with the
5.G. On-Site Landscaping (Also see Section 5.13.3.) design guidelines contained in Appendix A.
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 Y times the area of the specific
tree's canopy, or
2) Removal will be granted if planting of new trees at five (5)times greater in canopy area than the removed
specific tree canopy(refer to list of canopy trees on the following page), or
3) Payment into the tree fund based upon the total diameter of the specific tree times$200 per diameter
inch, or
4) Urban Forestry Board approved plan that mitigates the removal of the large tree.
Replacement of any tree preserved and that dies within five years due to construction or development
activities will be the responsibility of the original applicant. Replacement will be new trees with a minimum of 3
inches each in diameter and equal to five times the lost canopy. Tree replacement will be guaranteed for a
period of two years.
b. Trees In Surface Parking Lots—All new construction projects shall provide at least 40% tree canopy
coverage of surface parking lots (refer to the categorized list of canopy trees on the following page).
c. Tree Protections and Warranty/Replacement—The provisions of Zoning Ordinance Chapter 6, Article 3.
Section 6 301 K 6 apply. These provisions ensure that sufficient care is taken during construction to protect
existing trees, and that any preserved or newly planted tree required by the provisions of Sections 5.G.1. and
5 B 3. In this document shall be replaced if it dies within 5 years. 41
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
2. FRONT YARD LANDSCAPING GUIDELINE—Although no front yard setback is required, where there is a setback,
front yard landscaping in addition to required trees should be provided and maintained in areas outside of ground
level elements such as patios or porches. Native and drought tolerant species should be used, and irrigation
systems should designed to minimize water demand.
CANOPY TREES APPROVED BY THE CITY FORESTER(Other species considered on case-by-case basis.)
Large Canopy Trees(2,000 square feet)
Pecan# Carya illinoensis
Deodar Cedar Cedrus deodara
Green Ash Fraximus pennsylvanica
Southern Magnolia# Magnolia grandiflora
Bur Oak* Quercus macrocarpa
Chinquapin Oak Quercus muhlenbergii
Shumard Oak# Quercus shumardii
Texas Red Oak Quercus buckleyi
Live Oak* Quercus virginiana `
American Elm Ulmus Americana ' S,
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 Tree preservation standards promote the retention of
Honey Mesquite* Prosopis glandulosa significant trees like these along 8th Avenue.
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 palmaturn ,
Common button-bush Cephalanthus occidentalis 4
Redbud * Cercis Canadensis -
Desert Willow* Chilopsis linearis
Rough-leaf Dogwood# Cornus drummondii
Texas Persimmon * Diospyros texana aw r
Carolina buckthorn# Frangula caroliniana � �
Yaupon Holly * Ilexvomitoria
Deciduous Holly I lex deciduas
Crepe Myrtle* Lagerstroemia incica
Mexican Plum Prunus mexicanar
White Sin Oak* Quercus sinuate var. breviloba Trees planted in parking lots, together with pervious
Flameleaf Sumac* Rhus lanceolata surfaces such as permeable concrete, improve
Eve's Necklace* Sophora affinis environmental quality and help reduce stormwater
Mexican buckeye* Ugnadia speciosa runoff.
Rusty Blackhaw Viburnum rufidulum
* Drought tolerant species
# Not recommended for parking lots or high heat areas
42
NEAR SOUTHSIDE DISTRICT SECTION 6. PERMITTED LAND USES
6.A. Mix of Use Requirement for Large Developments
The following standards are intended to ensure that large projects in mixed-use zoning districts include a mix of uses,
or contribute to the creation of a larger mixed-use area. These standards do not apply in "I"zones.
1. CONCEPTUAL LAND USE PLAN—Developers of projects
equal to or larger than 3 acres in size shall submit a MIX OF USE TESTS
conceptual land use plan for approval by the Planning
Director. The conceptual land use plan must be approved Land Uses Within
before a building permit application is accepted. The Planning 1,000 Foot Buffer of Magnolia Green Site
Director may require a conceptual land use plan for a project
smaller than 3 acres if it is part of a project larger than 3 acres.
The conceptual land use plan shall illustrate the location and o-
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
,aisa. di�rxy
• 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. IF'
-
2. 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 p •.o..y
use categories, and
( a.>.w -,>nn
b. No land use category other than mixed-use buildings �.,.�.,_r,�, R)RTWORTH
occupies greater than 2/3 of the total land area WC F«
If a project does not comply with the project test, then the Projects of at least 3 acres must provide a mix of uses
vicinity test in Section 3. shall apply. that conforms to the project test'requirements of
3. VICINITY TEST—Developments not complying with the Section 2. or must contribute to the creation of a larger
project test are permitted if: mixed-use area. City staff conducts a "vicinity test"to
a. The Planning and Development Director determines that make this determination for large single-use projects.
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
other than mixed-use buildings within a 1,000-foot
radius of any location within the proposed
development site shall not be greater than 2/3 of the
total land area within the radius. The proposed
development shall be included in the calculation of
this percentage. Undeveloped or agricultural
property located within the radius shall not be
included in the calculation; or
b. The Director determines that the developer has
demonstrated that unique site conditions (e g adjacency
to natural features, highways, freight yards, etc ) make
compliance with the conditions of section a. above
impractical in certain areas of the development site. 43
NEAR SOUTHSIDE DISTRICT SECTION 6. PERMITTED LAND USES
6.13. Residential Requirement in "N" Neighborhood Zones
The following standard is intended to enhance the residential character of existing neighborhoods and to promote the
development of additional housing in those areas.
1. RESIDENTIAL REQUIREMENT—Single-use buildings of
commercial, retail, or other non-residential character are prohibited
in"N" neighborhood zones. (See development zone maps in
Section 4.6.). Buildings within these zones must include residential
uses. For this section only, bed and breakfast uses are considered
residential. Buildings that incorporate a mix of residential and non-
residential uses are allowed and encouraged (see height bonus for 7 .
mix of uses in Section 5.C.)
`-=— Vander Plaza
Mixed-use projects that incorporate housing on
6.C. Permitted Land Uses upper floors are appropriate in°M'zones.
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
standards. Please refer to the the Zoning Ordinance for all use definitions and any referenced supplemental standards.
Supplemental
NS-T4 NS-T5 Standards
RESIDENTIAL USES
Household
Living One-family detached dwelling P P
One4amily zero lot line detached P P
One-family zero lot line attached P P
twin home
Two one-family detached : P P
Duplex/two-family attached P P
dwelling
One-family attached(townhouse, P P
rowhouse
Cluster housing P P
HUD-code manufactured housing
Industrialized housing P* P* 5.116B
Manufactured home park
Manufactured home subdivision
Mobile home
Multifamily dwelling (apartment) P P
Boarding or lodging house
Community home P* P* 5.110
Group Living Fraternity or sorority house P P
Group home I P* P* 5.115
Group home 11 P* P` 5.115
Halfway house
Shelter
One dwelling unit when part of a P P P
business
44
NEAR SOUTHSIDE DISTRICT SECTION 6. PERMITTED LAND USES
6.C. Permitted Land Uses (cont.)
PUBLIC AND CIVIC USES
Education College or University P P
care center child or adult P P
er arten P P
ol, elementary or secondary P P
(public or rivate
Government Animal Shelter
Correctional facili
Government maintenance facili
Government office facility P P
Museum, library or fine art center P P
Probation or parole office P* 5.127
Healthcare
Facilities Ambulance dispatch station P P
Assisted living facility P P
Blood bank P P
Care facilitv, P p
Healthcare Health services facility; including P P
Facilities doctor's office or medical clinic
Hospice P p
Hos ital P P
Massage TherapylSpaii P P
Nursing home (with full medical P P
services)
Recreation Center, community recreation or P P
welfare
Center, community recreation or P P
welfare, private or non-profit
Country club(private) P P
Country club (public)
Golf course P P
Golf driving range P
Park or playground(public or P P
private)
Religious Place of worship P P
Place of worship auxiliary use P P
Utilities Central utility plant for institutional P
or industrial uses
Communication Tower
Electric power substation SE P
Natural gas compressor stations SE SE
Power plant or central station light
Stealth Telecommunication towers P P
Telecommunications antenna (on P* P* 5.136
structure
Telecommunications tower SE* SE 5.137
Utility transmission or distribution P. P. 5.14
facility
45
NEAR SOUTHSIDE DISTRICT SECTION 6. PERMITTED LAND USES
6.C. Permitted Land Uses (cont.)
Supplemental
NS-T4 NS-T5 Standards
PUBLIC AND CIVIC USES
Utilities Wastewater(sweage)treatment
facility
Water supply,treatment or storage SE SE
facilitj
COMMERCIAL
Entertainment
and Eating Amusement, indoor P P
Amusement outdoor
Baseball/softball facility P P
commercial
Bowling Alley P P
Bar, tavern, cocktail lounge, club, P P
private or teen
Circus
Club commercial or business P P
Drive-in restaurant or business P* P* :, 5.112
Gambling facility (including bingo
Health or recreation!club P P
Lodge or civic club P P
Massage Parlor P P
Massage Parlor/Bath P
Museum/cultural facility P P
Racing; horse, dog or automotive
Restaurant cafe cafeteria P P
Sexually oriented business
Shooting or weapons firing range
Stable, commercial, riding,
boarding or rodeo arena
Svifirnming pool, commercial P* P* 5.135
Theater, drive-in
Theater, movie theater, or P* p 5.138
auditorium
Lodging Bed and breakfast inn P* P* 5.107
t!2LeL motel or inn P
Recreational vehicle R ark
Office Ban ` financial institution P P
Offices P P
Retail Sales
and Service Antique shop P P
Appliance, sales, supply or re air P. P* 5.133
Bakery P P
Barber or beauty shop P P
Boat rental or sals P
book, stationary stores or P P
newstand
Burglar alarms sales or service P P
46
NEAR SOUTHSIDE DISTRICT SECTION 6. PERMITTED LAND USES
6.C. Permitted Land Uses (cont.)
Supplemental
NS-T4 NS-T5 Standards.
COMMERCIAL USES
Retail Sales Business college or commercial P P
and Service school
Caterer or wedding service P P
Clothing/wearing apparel sales, P* P*
5.133
new
Clothing/wearing apparel sales, P* P* 5.133
used
Convenience store P P
Dance Studio P P
Dressmaking, custom; millinery P P
shop
Duplicating Services P P
Feed store, no processing/milling_ P P
Firewood sales P* P 5.113
Furniture sales, new and used P* P* 5.133
(office& residential) in a building
Furniture upholstery, refinishing or P
resale P
Retail Sales
and Service General merchandise store P* P* 5.133
Greenhouse or plant nurse P* P* 5.114, 5.133
Grocery store, meat market P* P* 5.133
Gunsmithing, repairs or sales P
Home improvement store P* P* 5.133
Interior decorabrin P P
Kennel 5.117
Large retail store P* P* 5.134
Laundry or dry cleaning collection P P
office
Laundry, dry cleaning or washateri P P
Leather goods shop P P
Liquor or package store P P
Locksmith P P
Marina,water taxi, recreation boat
house
Medical supplies/equipment sales P P
or rental
Mini-warehouses 5.143
Mortuary or funeral home P P
Newspaper distribution center P 5.124
Optician P P
Pawn shop I P* 5.125, 5.133
Pharmacy (drug store) P P
Photograph, portrait/camera shop P P
or photo finishing
47
NEAR SOUTHSIDE DISTRICT SECTION 6. PERMITTED LAND USES
6.C. Permitted Land Uses (cont.)
Supplemental
79 NS-T6 Standards
COMMERCIAL USES
Retail Sales Business college or commercial P P
and Service school
Caterer or wedding service P P
Clothing/wearing apparel sales, P. P* 5.133
new
Clothing/wearing apparel sales, P. P.
used 5.133
Convenience store P P
Dance Studio P P
Retail Sales
and Service Recording studio P P
Retail sales,general P* P* "5.133
Saddle or harness, repair or sales P P
Shoe shine shop P P
Studio, art or photography P P
Retail Sales&
Service Tailor,clothing or`apparel`-sho P P
Tattoo parlor P
Taxidermist shop P P
Veterinary clinic w/indoor kennels P. P* 5.141
Veterinary clinic w/outdoor kennels 5.142
Vehicle Sales&
Service Auto parts supply, retail P P
Automotive repair,paint and body P P
shopi
Car wash, full or self service P* 5.108
Gasoline safes P P
Mobile home or manufactured
housing sales
Parking area or garage,storage P* p* 5.202F
commercial or auxiliary
Recreational vehicle(RV)sales& P
service
Service station P
Truck stop w/fuel&accessory
services
Vehicle iunkyard
Vehicle sales or rental; including
automobiles, motorcycles, boats or P P
trailers
Vehicle steam deaninq I P
INDUSTRIAL
Light Industrial
Services P. 5.103
Assaying
Assembly of pre-manufactured P P
parts,except for vehicles,trailers,
ai lanes or mobile homes
Blacksmithing orwagon shop
Bottling works milk or soft drinks P
Carpet and rug cleaning P
Chicken Battery or brooder
Coal coke or wood yard
Crematorium P
Electroplating P
48
NEAR SOUTHSIDE DISTRICT SECTION 6. PERMITTED LAND USES
6.C. Permitted Land Uses (cont.) Supplemental
NS-T4 NS-T5 Standards
INDUSTRIAL USES
Light Industrial Fabricating or manufactured
Services housing,temporary or office
building
Food processing (no slaughtering) P
Furniture or cabinet repair or P P
construction
Furniture sales, w/outside
storage/display (new/used
Galvanizing, small utensils
Machine shops P*
Manufacture of artificial flowers,
ornaments, awnings,tents, bags,
cleaning/polishing preparations;
boats under 28'in length, brooms P P
or brushes, buttons&novelties,
canvas products,electronic
equipment,clothing, suits,coats, o
dresses for wholesale
Manufacture of aluminum, brass or
other metals or from bone, paper, P P
rubber, leather or plastics
Manufactured home/RV're air
Monument/marble works, finishing P
and carving only
Monument works,stone P
Outdoor sales and storage P P 5.133
Paint manufacturing,mixing or P
spraying
Light Industrial Manufacture of boxes other than
Services paper
P
Pattern shop P
Printing, lithographing, book- P
binding, newspapers or publishing
Rubber stamping,
shearing/punching
Rubber stamp manufacture P
Sheet metal shop P* 5.131
Warehouse or bulk stora e P* 5.143
Welding shop, custom work(not P P
structural
Yards, contractor's, lumber or P 5.133
stora a including vehicles
Heavy Industrial
Manufacturing Animal by-products rocessin
Batch plant. concrete or asphalt
(permanent)
49
NEAR SOUTHSIDE DISTRICT SECTION 6. PERMITTED LAND USES
6.C. Permitted Land Uses (cont.)
Supplemental
NS-T4 NS-TS Standards
INDUSTRIAL USES
Heavy Industrial
& P
Manufacturing Brewery,distillery or winery
Brick, clay, glass, shale, tile or terra
cotta products manufacture
Cement products plant
Cement, lime, gypsum or plaster of
Paris manufacture
Cotton gin,cotton oil mill,bailing or
compress
Creosote, treatment/manufacture
Egg cracking or processing,
Furnace, blast; forge plant, boiler
works manufacture
Galvanizing,;sheet or structural
shapes
Heavy Industrial
& Gas (natural or artificial)
Manufacturing manufacture processing/storage
Glue.rnanufacture
Grain elevator
Magnesium casting; machining or
fabricating
Manufacture of acetylene or
oxygen gas, alcohol, adding
machines, airplanes, automobiles,
trucks &tractors(including
assembly plants), ball or roller
bearings, steel tanks, candles and
celluloid, cash registers, cutlery,
disinfectants, dextrin, dyestuff
Manufacture of basket material,
bicycles, boots, boxes,caskets,
shoes. Defined as other than
paper-
Manufacture of dies, cores, die-
cas nq molds
Manufacture,
processing/production of
hazardous chemicals
50
NEAR SOUTHSIDE DISTRICT SECTION 6. PERMITTED LAND USES
6.C. Permitted Land Uses (cont.)
Supplemental
NS-T4 NS-T5 Standards
INDUSTRIAL USES
Heavy Industrial
Manufacturing Metal casting
Metal foundry plant or fabrication
plant
Metal smelting, reclamation or ore
reduction
Metal stamping, dyeing, shearing'
or unchin
Mill, feed or flour
Mining quarry,dredging or
excavation of rock, dirt,gravel,
sand'stone
Packing plant
Pa er or pulp manufacture''
Petroleum refining or wholesale
storage
Planing mill or woodworking
Poultry killing or dressing
Rock,:cement crushers&stone
quarry
Rolling mill
Soap manufacture
Soda or compound manufacture
Stoneyard, building stone, cuffing,',
sawin or stcra e
Tar distillation/manufacturing
Tobacco(chewing)manufacture or
treatment
Weldina shop
Transportation Airport, aviation field, helistop or SE SE
landing area
Passenger station p p
Transportation Railroad freight or classification
and
Railroad roundhouse or RR car
repair shop P
Railroad tracks: team, spur, laadin
or storage
Terminal truck frei ht rail or wate
Waste Related Landfill, recycling center,
household hazardous waste or
waste tire facility
51
NEAR SOUTHSIDE DISTRICT SECTION 6. PERMITTED LAND USES
6.C. Permitted Land Uses (cont.)
Supplemental
NS-T4 NS-T5 Standards
INDUSTRIAL USES
Waste Related Pet cemete
Recycling collection facility, SE* P* 5.130
Salvage yard (other than
automotive
Wholesale Wholesale: bakery,produce marke P
lor wholesale house
Wholesale office or sample room P P
OTHER
Agriculture A ricultural uses
Stockyards or feeding pens
(commercial)
ACCESSORY USES
Accessory Uses
Accessory use or building 5.302
Satellite antenna dish P* P 5.304
Stable,stockyards or feeding pens
non'commerciai
Storage or display, outside I P* I P* 1 5.306
TEMPORARY
Temporary Amusement!outdoor tem `Fora SE* SE* 5.400
Batch plant, concrete or asphalt 5.401
(temporary)
Residence for security purposes SE*SE*
(temporary)
Trailer, portable; sales, constructio P P
or storage
Vendor, door to door P* P* 5.406
Vendor, Food, Non-Potentially P* P* 5.406
Hazerdous Food
Vendor, Food, Potentially P* p* 5.406
Hazardous Food
Vendor, Merchandise P* P* 5.406
Vendor Transient
Vendor, Transient, Non-Potentially P. p* 5.406
Hazardous Food
Vendor, Transient, Potentially
Hazardous Food P* P* 5.406
52
DEVELOPMENT REVIEW CHECKLIST Complies? Comments
Streets and Other Public Spaces
Street standards on-street parking, bike lanes,etc. Yes No N/A
Roadside design (trees,walkways,pedestrian lights, etc.) No N/A
Public park or plaza guidelines Yes No N/A
Public art guidelines Yes No N/A
Building Location and Orientation
Base setbacks and contextual setbacks Yes No N/A
Primary pedestrian entrances from streets/public spaces Yes F No D N/A
Individual retail entrances from streets/public spaces Yes No N/A
Corner entrance for corner retail buildings n Yes No N/A
No front yard perimeter fence Yes No D N/A
Privacy fence<4 ft for residential patios or sidewalk eating Yes No N/A
Drive-through design standards Yes No N/A
Building Height
Minimum height guideline: multistory buildings encouraged Yes No N/A
Base height limit for applicable development zone Yes No N/A
Height bonus for mix of use and/or public space Yes No N/A
Parking and Driveways
Off-street parking for uses within 250'of one-or two-family Yes F1 No R N/A
Surface parking cap FYes No N/A
Surface parking located to rear or side of buildings Yes No F N/A
Screening of surface parking M Yes 7 No N/A
Driveway and/or parking lot security fencing Yes 0 No❑N/A
Residential garages accessed from alleys or rear driveways Yes No N/A
Commercial/public parking garages not visible from street Yes n No N/A
No new vehicular driveways on"Main"streets P Yes No N/A
Drop-off and loading areas Yes No R N/A
Architectural Standards
No large expanses of sloped roofs on single-story buildings Yes No N/A
Parapet or low-slope roofs encouraged;visually dominant ❑Yes❑No❑N/A
sloped roofs discouraged but pitched elements compatible
Green roofs strongly encouraged Yes No D N/A
Parapets screen rooftop equipment Yes No N/A
Frontages parallel to street, except chamfered corners Yes No I N/A
Entrances have pedestrian protection Yes No N/A
Awnings,arcades,etc. encouraged for 1 floor retail Yes No N/A
Balconies encouraged Yes 7 No N/A
Fa de variation DYes n No❑N/A
Building materials Yes No N/A
Ground floor transparency for non-residential uses Yes n No N/A
Fenestration at least 25%of all public facades Yes No D N/A
Delineation between lower and upper floors for non- ❑Yes❑No❑N/A
residential and mixed-use buildings
Parking garage facade standards Yes No N/A
Architectural variety in large projects Yes No E N/A
Outdoor storage or dis la Yes No N/A
No pole signs Yes F No N/A
Sign standards and guidelines D Yes No N/A
On-Site Landscaping
Tree preservation and canopy standards Yes No N/A
Front yard landsca in Yes No N/A
Land Uses and Historically Significant Buildings
Mix of use test for sites z 3 acres ❑Yes❑No❑N/A
Residential component for all projects in"N"zones Yes No N/A
All land uses permitted per land use tables Yes No N/A
Supplemental standards, as'applicable Yes No El N/A
Historic buildings incorporated Yes No Ej N/A
Required Drawings—Enclosed, as applicable:
Site and landscape plans Yes 0 No D N/A
Building plans and elevations Yes No N/A
Materialspecifications Yes F No N/A
Plans andspecifications for proposed signs ^ Yes No N/A
Description of proposed scope of work _1 Yes F, r'N/A
Photographs of site and existing conditions Yes No N/A