HomeMy WebLinkAboutOrdinance 25329-02-2022 ORDINANCE NO. 25329-02-2022
AN ORDINANCE AMENDING THE COMPREHENSIVE ZONING
ORDINANCE OF THE CITY OF FORT WORTH, BEING
ORDINANCE NO. 21653, AS AMENDED, CODIFIED AS
APPENDIX "A" OF THE CODE OF THE CITY OF FORT WORTH
(2015), TO AMEND CHAPTER 4, "DISTRICT REGULATIONS"
ARTICLE 13, "FORM BASED DISTRICTS", SECTION 4.1305,
"NEAR SOUTHSIDE ("NS") DISTRICT" TO AMEND "THE NEAR
SOUTHSIDE DEVELOPMENT STANDARDS AND GUIDELINES"
AS PROVIDED BY SECTION 4.1305.D., "OTHER
DEVELOPMENT STANDARDS" PROVIDE CLARIFICATION OF
THE LIMITATION OF HEIGHT FOR SHRUBS AND TREES IN
STREET FURNITURE ZONE; ADJUST THE REAR SETBACK
REQUIREMENT; ADJUST BUILDING HEIGHT
REQUIREMENTS; TO ALLOW CERTAIN STRUCTURES ON
ROOFTOPS; CLARIFY THE REQUIREMENTS FOR
COMMERCIAL GROUND FLOOR TRANSPARENCY AND
ALLOW UP TO TWO MOBILE VENDING UNITS ON ONE
PARCEL; PROVIDING THAT THIS ORDINANCE SHALL BE
CUMULATIVE; PROVIDING A SEVERABILITY CLAUSE;
PROVIDING A PENALTY CLAUSE; PROVIDING A SAVINGS
CLAUSE; PROVIDING FOR PUBLICATION; AND PROVIDING
AN EFFECTIVE DATE.
WHEREAS, in November 2007, the City Council created the Near Southside
Zoning Districts to encourage high quality, pedestrian-oriented development in the near
Southside; adopted the Near Southside Development Standards and Guidelines as part of
the Zoning Ordinance; and established the Urban Design Commission and staff to
administer those design standards; and
WHEREAS, since the creation of the Near Southside Districts and the
implementation of the Near Southside Development Standards and Guidelines Fort
Worth South Inc. has provided input and worked with staff on amendments to the Near
Southside Development Standards and Guidelines to add flexibility to the current code,
maintain high standards of design, and to update exhibits and references to further
Ordinance No.25329-02-2022
Page 1 of 4
promote desirable development that is consistent with the urban design and economic
development goals for the Near Southside District; and
WHEREAS, it is advisable to amend the following sections of the Near
Southside Development Standards and Guidelines: Streets and Public Spaces, Building
Location and Orientation, Building Height, and Architectural Standards;
WHEREAS,the amendments will provide clarification of the limitation of height
for shrubs and trees in the street tree, street furniture zone; adjust the rear setback
requirement; adjust building height requirements to allow certain structures on rooftops;
clarify the requirements for commercial ground floor transparency and allow up to two
mobile vending units on one parcel; and
WHEREAS, Section 4.1305.D. of the Zoning Ordinance entitled "Other
Development Standards" requires that any revisions to the Near Southside Development
Standards and Guidelines must be considered by the Urban Design Commission, the
Zoning Commission and the City Council;
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL
OF THE CITY OF FORT WORTH, TEXAS AS FOLLOWS:
SECTION 1.
The Near Southside Development Standards and Guidelines, as adopted and
incorporated into Ordinance No. 21653, the Zoning Ordinance in Chapter 4, "District
Regulations", Article 13 "Form Based Districts", Section 4.1305, "Near Southside (NS)
District", Subsection 4.1305.D. "Other standards" is hereby amended as set out in Exhibit
"A", attached and hereby incorporated into the Zoning Ordinance by reference, amending
various sections of the Near Southside Development Standards and Guidelines to provide
Ordinance No.25329-02-2022
Page 2 of 4
clarification of the limitation of height for shrubs and trees in the street tree, street
furniture zone; adjust the rear setback requirement; adjust building height requirements to
allow certain structures on rooftops; clarify the requirements for commercial ground floor
transparency and allow up to two mobile vending units on one parcel which will provide
clarity and flexibility for the property owners in the Near Southside District.
SECTION 2.
This ordinance shall be cumulative of all provision of ordinances and the Code of
the City of Fort Worth, Texas (2015), as amended, except where the provisions of this
ordinance are in direct conflict with the provisions of such ordinances and such Code, in
which event conflicting provisions of such ordinances and such Code are hereby
repealed.
SECTION 3.
It is hereby declared to be the intention of the City Council that the sections,
paragraphs, sentences, clauses and phrases of this ordinance are severable, and, if any
phrase, clause, sentence, paragraph or section of this ordinance shall be declared
unconstitutional by the valid judgment or decree of any court of competent jurisdiction,
such unconstitutionality shall not affect any of the remaining phrases, clauses, sentences,
paragraphs or sections of this ordinance, since the same would have been enacted by the
City Council without the incorporation in this ordinance of any such unconstitutional
phrase, clause, sentence,paragraph or section.
SECTION 4.
Any person, firm or corporation who violates, disobeys, omits, neglects or refuses
to comply with or who resists the enforcement of any of the provisions of this ordinance
Ordinance No.25329-02-2022
Page 3 of 4
shall be fined not more than Two Thousand Dollars ($2,000.00) for each offense. Each
day that a violation exists shall constitute a separate offense.
SECTION 5.
All rights and remedies of the City of Fort Worth, Texas, are expressly saved as to
any all violations of the provisions of Ordinance Nos. 13896 and 21653 which have
accrued at the time of the effective date of this ordinance and, as to such accrued
violations and all pending litigation, both civil and criminal, whether pending in court or
not, under such ordinances, same shall not be affected by this ordinance but may be
prosecuted until final disposition by the courts.
SECTION 6.
The City Secretary of the City of Fort Worth, Texas, is hereby directed to publish
the caption, penalty clause and effective date of this ordinance for two (2) days in the
official newspaper of the City of Fort Worth, Texas, as authorized by Section 52.013,
Texas Local Government Code.
SECTION 7.
This ordinance shall take effect upon adoption and publication as required by law.
APPROVED AS TO FORM AND LEGALITY:
ette S.Goodall(Mar 16,2022 11 CDT)
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Sr.Assistant City Attorney City Secretary
ADOPTED: February 8, 2022
O� OR*
EFFECTIVE: f�l a<< a
Tamps
Ordinance No.25329-02-2022
Page 4 of 4
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TABLE OF CONTENTS
SECTIONINTRODUCTION
A. Near Southside District Background (4)
B. Promoting Revitalization with Form-Based Code (5)
SECTION DEVELOPMENT PRINCIPLES
A. Intent (6)
B. General Development Principles (6)
A. Intent (8)
B. Relationship to Other Regulatory Documents (8)
C. Definition of "Standards" and "Guidelines" (8)
D. Development Review Process (9)
E. Near Southside District Boundary (11)
SECTION
A. Intent and Principles (12)
1. How to Use the Regulating Plan
2. The Transect Classification System
B. Development Zones and Historic Properties (16)
C. Circulation Network and Street Design (20)
1. Primary and Main Streets Map
2. CFW Near Southside - Master Thoroughfare Plan
$��Tjqp�- D�E�VELOPMENT STANDARDS AND GUIDELINES
A. Intent and Principles (22)
B. Streets and Other Public Spaces (26)
1. Street Standards
2. Public Roadsides
3. Roadside Elements
4. Public Parks and Plazas
5. Public Art
C. Building Location and Orientation (40)
1. Base Setback Standards
2. Contextual Setback Standards
3. Pedestrian Entrances
4. Fencing
5. Drive-Through Standards
6. Sky Bridges
D. Building Height (45)
1. Height Guideline
2. Building Heights
3. Building Heights Along Primary Streets
4. Height Bonus Requirements
5. Fairmount Transitional Height Plane
E. Parking and Driveways (48)
1. Off-Street Parking Requirements
2. Surface Parking Cap
3. Surface Parking Lots
4. Maximum Surface Parking Lot Frontage
5. Surface Parking Screening
6. Scaled Residential Garages
7. Structured Parking and Multi- Level Garages
8. Driveway Locations
9. Drop-Off and Loading Zone Areas
F. Architectural Standards (50)
1. Roofs
2. Parallel Frontages
3. Entrances
4. Awnings, Galleries, Arcades and Balconies
5. Facades
6. Screening of Mechanical Equipment
7. Architectural Variety in Large Projects
8. Outdoor Storage Display
9. Mobile Court Review
10. Signs
G. On-Site Landscaping (72)
1. Tree Preservation and Canopy Requirements
2. Front Yard Landscaping Guideline
3. City Approved Canopy Tree List
A. Mix of Use Requirement for Large Developments (74)
B. Special Requirements for "N" and "R" Zones (76)
C. Permitted Land Use (77)
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SECTION 1. INTRODUCTION
1.A. Near Southside District Background
The Near Southside is located just south of Downtown Fort Worth and is the city's second
largest employment center, with over 40,000 workers, many of whom 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.
Near Southside Inc. (NSI), formerly Fort Worth South, Inc., is 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.
(4) Near Southside District
1.B. Promoting Revitalization with Form-Based Development Standards
As reflected in the City's Comprehensive Plan (which includes the NSI strategic plan by
reference), NSI 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 Panther Island,
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.
f'b°dSI NSI has worked with property owners to promote desirable redevelopment in two ways: first,
through rezoning 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.
Near Southside District (5)
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.
2.13. 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 multi-modal 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. Providing a medium
scale and infill residential options for various household types and income levels is critical to
the district. The Missing Middle housing typologies reflect historical residential patterns and
create diverse housing options espoused.
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. Providing a medium scale and infill residential options for various household types
and income levels is critical to the district. The Missing Middle housing typologies reflect
historical residential patterns and create diverse housing options espoused.
5. Support existing Near Southside businesses: The Near Southside development standards
and guidelines should support the success of existing businesses.
(6) Near Southside District
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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.
Near Southside District (7)
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 two 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;
and,
b) Off-Street Parking and Loading (Chapter 6, Article 2)
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, 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.
(8) Near Southside District
3.D. Development Review Process
1. Projects subject to review: All private REVIEW OF PUBLIC PROCESS
construction projects, with the exception
of interior construction or exterior in-kind
replacement work, are subject to review by
the Development Services 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 Proposed West Rosedale streetscape improvements
clearly conform to all standards may be (Rendering by Carter&Burgess, Inc.).
approved administratively by the Development In addition to private construction projects, public
Services Director without UDC review. Staff projects such as street and streetscape
may administratively approve waivers from improvements are subject to review for consistency
roadside design elements for properties with the standards and guidelines.
located along a street that is planned for a
sponsored streetscape project.
Because of the unique signage needs of the major hospitals, staff may also approve
appropriate hospital signage that deviates from the dimensional standards. The UDC shall
review projects that require interpretation or discretionary judgment with respect to the project's
compliance with standards and guidelines.
The UDC shall also review all of the following:
• Skybridges (see Section 4.C.6)
• Drive-through Facilities (see Section 5.D.5.)
• Mobile Food Courts (see Section 4.F.8.)
• Monument Signs (see Section 4.F.9.a)
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. At least
one of the nine regular member appointees must be a practicing or retired professional in the
field of history, architectural history, or other discipline related to historic preservation. The
Development Services Director serves as staff advisor to the UDC.
Near Southside District (9)
3.D. Development Review Process (cont.)
4. Certificates of Appropriateness (COA): The Development Services Director or UDC will
issue a Certificate of Appropriateness for approved public and private projects. In exceptional
cases the UDC may approve a COA if a project is clearly consistent with applicable
development principles but does not conform to a certain development standard(s) or
guideline(s). The COA for such projects must describe the projects'compliance with applicable
principles.
5. Required Information: The full list of required materials is included in the Near Southside
District application available from the City's Development Services Department, 817-392-8000,
www.fortworthtexas.gov/developmentservices/urban-design.
In general, the following information is required, as applicable:
Site Plan
b. Building Plans and Elevations
c. Landscape Plan
d. Material Specifications
e. Plans and Specifications for Proposed Signs
f. Description of Proposed Scope of Work
g. Photographs of Site and Existing Conditions
CONCEPTUAL DESIGN REVIEW
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Developers are strongly encouraged to present conceptual plans
for large and/or multi-phase projects at an early stage to facilitate
timely review during the final design phase.
(10) Near Southside District
6. Review of Phased Projects: To minimize review steps for phased development projects, the
UDC may approve a COA for all phases provided that the applicant submits drawings that
depict the initial phase as well as all future phases. The COA is valid for two years from the
date of approval.
7. Variances to Zoning and Subdivision Ordinances' Property Development Standards:
The UDC is authorized to approve appropriate exceptions to the vast majority of the NS
Standards and Guidelines, provided a project complies with applicable development principles.
The UDC may allow additional flexibility for projects of exceptional civic or environmental
design. Any waiver of basic property development standards related to building heights or
setbacks, however, requires a variance approved by the Board of Adjustment. Similarly,
vacations of public rights-of-way and any waivers of subdivision requirements require approval
by the City Plan Commission. Variances, vacations, and subdivision waivers should be
recommended for approval by the UDC. The UDC is authorized to approve exceptions to
roadside design standards.
3.E. Near Southside District Boundary
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Near Southside District (11)
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.
DEVELOPMENT ZONES
1. Draw development zone boundaries so as to enhance the character of
existing neighborhoods and commercial districts while also promoting compatible
higher-density, mixed-use redevelopment in appropriate locations.
2. Draw development zone boundaries to promote a large number of new
residential units in order to create a "live, work, play"environment and to support
neighborhood retail and other commercial uses.
3. Draw development zone boundaries to support large institutions and
businesses that warrant tailored development standards based on their unique
operational requirements.
HISTORIC PROPERTIES
4. Facilitate the incorporation of historically significant buildings into
redevelopment projects by identifying those properties on the Regulating Plan
and by referencing the Zoning Ordinance's Historic Preservation Ordinance and
applicable incentives.
5. Facilitate the designation of currently unprotected historic properties and their
adaptive reuse by identifying the most eligible properties on the Regulating
Plan as information on those properties becomes available.
CIRCULATION NETWORK AND STREET DESIGN
6. Preserve the existing urban street grid to maximize street connectivity for
vehicles, pedestrians, public transportation, and bicycles. The grid promotes
efficient circulation and provides a wide range of mobility options.
7. Limit vacations of existing public rights-of-way, including streets and alleys,
only to situations where there is no adverse impact to future circulation and
desirable redevelopment, or in cases where such vacations are absolutely
necessary for an exceptional redevelopment project that is clearly consistent
with the general development principles.
8. Utilize context-sensitive street design that gives equal consideration to
redevelopment and mobility goals.
(12) Near Southside District
4.A. Intent and Principles (cont.)
1. How to Use the Regulating Plan
1. Locate the subject property on the applicable development zone and
historic properties map in Section 4.13.
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2. Identify the property's development zone and any applicable historic
designations.
Near Southside District (13)
4.A. Intent and Principles (cont.)
1. How to Use the Regulating Plan (cont.)
3. Locate the subject property on the primary and main street map in
Section 4.C.
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4. Identify subject property and adjacent primary and/or main streets if any.
5. Refer to Sections 5-7 for applicable standards and guidelines related to
streets, streetscapes, public spaces, sites, and buildings.
6. Refer to Chapter 4, Article 5 of the Zoning Ordinance for
regulations pertaining to historic properties.
7. Refer to all other referenced sections of the Zoning Ordinance or other
regulatory manuals.
(14) Near Southside District
4.A. Intent and Principles (cont.)
2. The Transect Classification System
The diagram below illustrates the "Transect"that serves as the basis for many form-based
development codes. The Transect diagram shows a continuous cross-section of human habitats,
from rural to urban. Transect zones 74: General Urban" and `75: Urban Center" are most
consistent with the redevelopment vision for the Near Southside. (The development standards
for T4 and T5 are very similar to those for the MU-1 and MU-2 zoning districts, respectively.) T4
and T5 zones, as well as special neighborhood and institutional/industrial zones are shown on the
development zone maps in the following section.
R U R A L I 1 1 I I I I I I 11 1 I I I I I I I I I I I I I I U R B A N
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Near Southside District (15)
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4.C. Circulation Network and Street Design
1. Primary Streets and Main Street Map
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PRIMARY STREET MAIN STREET
Primary Streets — For specific provisions that apply along a Primary Street,
reference sections:
5.D.2
5.D.3
Main Streets—Walkable, mixed-use streets of moderate to high density. These are primary
destination streets with active ground floor uses and on-street parking, and are comfortable
and safe for bicyclists. For specific provisions that apply along a Primary Street,
reference sections:
5.B.2.b.
5.B.3.d.
5.C.2.a.
5.C.5.c.
5.E.8.
5.F.7.d.
5.F.7.f.
(20) Near Southside District
2. CFW Master Thoroughfare Plan (MTP) Enlargement - Near Southside
ickery
o -- !-
Pennsylvania _
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y
W. Rose le
c — W. Magnolia
x I
-- -
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COMMERCIAL/MIXED USE COMMERCIAL CONNECTOR
ACTIVITY STREET NEIGHBORHOOD CONNECTOR
For more information and details on these classifications and for the city's long-range plan for
major transportation facilities in the City of Fort Worth, please reference the Master Thoroughfare
Plan, found here: http://fortworthtexas.gov/mtp/
Near Southside District (21)
SECTION 5. DEVELOPMENT STANDAM AND GUIDELINE
5.A. Intent and Principles
This section includes standards and •
guidelines related to the orientation and
configuration of streets, public spaces, t'
buildings, sites, and parking facilities. k
The purpose of these standards and '
guidelines is to promote high quality, - '
pedestrian-oriented, sustainable 91
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 the Near Southside's most 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 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 easy maintenance.
6. Provide on-street parking in as many areas as 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.
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.
(22) Near Southside District
,1 Magnolia
TA Avenue
4
r
X-C
u
i
On-street parking, wider sidewalks, street trees, and
outdoor dining areas will help create the district's most
appealing and heavily used public spaces.
,F S
_ r
On-street parking supports retail and restaurants and also
provides a traffic buffer for pedestrians.
, 1
II
F
A network of public spaces that includes both smaller
plazas and larger parks is a key element in urban districts.
Near Southside District (23)
4 L
� 1
f
X
The principles support active streets with ground level
uses that are oriented to public sidewalks.
Parking lots located behind or to the side of buildings are
consistent with the district's urban character
Historic Mehl Building .
mm"m dm
Historically significant buildings help definb the district and
should be incorporated into new projects.
(24) Near Southside District
5.A. Intent and Principles (cont.)
SITES AND BUILDINGS
1. Design sites and buildings, and the lower floors of buildings in particular, so that they
promote pedestrian activity and provide an active, human-scale, continuous,
pedestrian-oriented street edge along public sidewalks.
2. Design buildings and sites that provide visual variety and enhance the Near Southside's
overall sense of place.
3. Build distinctive neighborhoods that enhance local identity.
4. Promote building scale that enhances the public realm, and promote new buildings that
complement the scale of neighboring structures, particularly adjacent historic buildings.
5. Locate and design surface parking lots, individual garages, and large parking garages so
as to reduce their visual impact and/or to create public amenities (e.g., through aesthetic or
environmental features).
6. 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.
7. Encourage the use of durable, attractive materials that promote sustainability and the
reuse of buildings.
8. Design buildings that reflect the time in which the structures are built, as the district's most
treasured historic buildings do.
9. Without dictating architectural style, encourage building facade designs that contribute to
an attractive streetscape and skyline.
10.Encourage all civic and publicly sponsored buildings to be of exceptional design quality.
11. Design buildings and sites so as to minimize negative impacts on air and water quality and
to promote a sustainable natural environment.
Near Southside District (25)
5.13. Streets and Other Public Spaces
1. Street Standards
a. Main Streets
Main Street Local with Angled Parking
BOW=100'-1 l0'
10' SS' Ss 10'
min. I min —20'(var1esbyWVW 1S' 15' —0(wriesbyw4e) _ffin.1 min.
Pedestrian Parking Travel Travel Parking Pedestrian
2 Curbto-Curb-6S•-7(1 2
0 PT
- 1 1
Main Street 2-lane Local or Collector
IOW-7a-eo'
10 55 5' 51 SS' la
mint ImirLIL g min. 11 11 min B• min. min.
Pedestrian T,E.11ParkinglBike-1 Travel f Travel Bike' Parking aE Pedestrian
PT Curbto{urb=-W-SO' le
� l I �
•Wkler outside lanes maybe toed d hike lanes are not feasible.See Section 4.0 for proposed bike lane streets.
Main Street 3-lane Collector or Minor Arterial
BOW-W-W
as
lo• SS• 51 S• SS' lo•
mn. in. g Imimi min I min.
Walkway Paling Bike* Traek Tum lane Trawl Bike• s Walkway
� E
Curbto{ud—a4-eo'
l � � 1
Wderoutside lanes maybe used if bare lanes are not file.See Section 44.111or proposed lsire lane sweets
NOTES:
1)The City's Traffic Engineer is authorized to approve modifications to cross-section dimensions in response to
site-specific constraints.
(26) Near Southside District
a. Main Streets (contJ
Main Street 41ane Minor Arterial
liONV=9o'-t ts•
10, S.5• 5' s' 55, 10,
mn Imin iT min 11' 11' 11' 11' min. iT min I min.
aedewtan T Parkrvy Hike• Travel I navel I Tmel T navel I lake•Parking PT Pedestrian
CurbaaCurb=by-7V
l
'Wider axslde bees maybe used lFbke lanes arenotfeasible.See Seddon 4.Cfor proposed bike lane streets.
Main Street Major Arterial
ppW:1OS'-135'
10, ss 5' 51 SS 10•
min min, 8 rryn, 11' 11' Varies 11' 11' min, iT mlrLJ ndn
Pedestrians Parldrsg Bike• Travel Trarel� Median Trawl Trawl Bike ng Q Pedestrian
~ Qwb-to-Curb=75'-95'
—-z 'Wider outside lanes may be used 9bke lanes are not feailbk.See Section,.C.far proposed bike lane streets.
NOTES:
1)The City's Traffic Engineer is authorized to approve modifications to cross-section dimensions in response to
site-specific constraints.
Near Southside District (27)
5.13. Streets and Other Public Spaces (cont.)
1. Street Standards (cont.)
b. Mixed-Use Streets
Mixed-Use Local
Row=60•-7(Y
s' ss' s.s' s
ffdal min. 8' 11' 11' Ir min.Imin.
Parking Travel T Travel Parking
L
f
$ ,2 Curb4o{urb=38 .2 c
I
1 '
Mixed-Use 2-Lane Collector
ROW=60'-W
s' ss s' s ss s
min. min 8' Imin.1 11' 1 11' 1-1n.1 min. min
Parkng 88te' Travel Travel Bike- Parklrg
g
'Wider oulslde fines may be used If blke lanes are not feasum see section 4.Cforproposed bite lane streets.
Mixed-Use 2-Lane Collector
ROW=W-W
s' ss s• s ss s
min. mlrn Imin.1 11' 11' mhX 8' min. min.
g' Parkln9 oboe` Travel T Travel Twkel Paring,,,,g' F
Ctrb4o{ur1b=38':50' g
l
I tier outside lanes may be used If bike lanes are not%asble see sectln a.Ckrpmposed bike Ww suwm
r:
NOTES:
1)The City's Traffic Engineer is authorized to approve modifications to cross-section dimensions in response to
site-specific constraints.
(28) Near Southside District
b. Mixed-Use Streets (cont.).
Mixed-Use 4-lane Minor Arterial
wow=8a-lls
S' ss 5' 5' SS' 5
min min. 8' mkr. 11' 11 11' 11 min. 8' rdn. min.
Jr- Parking Bice' baud Karel Travel Travel Bete•Parkkg
r � rS
Cub-OwCurb=60'-75'
a I I
� 111 1 ► 1 � ,
I I
1 _ 1
'Wider auW&lanes mad be used Nbiz lanes are not feasNe.See Section 4.C.br proposedbike lane meek
Mixed-Use Major Arterial
110W=95'-135'
5' 55' 5' 5' 55' 5
min. min. 8' min. 11' 11' Yarfes 11' 11' min. 8' min min.
Peddny Bike• Trawl Travel Medan Travel Travel Bice•Parka gST
~ Curb-toCurb-75'-"' F .q2 3
"Wideomsi&ladesmaybereedibk imnarenotfm*LW-SeeSKlm4.C.brproposedbitelanesweets. i
NOTES:
1)The City's Traffic Engineer is authorized to approve modifications to cross-section dimensions in response to
site-specific constraints.
Near Southside District (29)
5.6. Streets and Other Public Spaces (cont.)
1. Street Standards (cont.)
c. Commercial Streets
Commercial Local or Collector
ROW=5060'
s ss' ss' s
min min. —16' 1 —16 min min
Travel Travel S
J� Cub-to-Curb=28'-3r 2
Commercial 4-lane Minor Arterial
ROW=70'
s' ss' ss' s
min.1 min. 13 11' 11' 1 13 min. min.
TITTrevel Travel Travel Travel
Curb-to-Curb=,W 2
F
I I
I I
Commercial Major Arterial
ROW=80'-100'
s' ss' ss' s
min. mirt 13' 11' 1 Varies 1 11' 13' min min.
n.w Travel I Travel T Median T Travel T Travel ST it
a Curb-to-Curb a
I I I
I I I
NOTES:
1)The City's Traffic Engineer is authorized to approve modifications to cross-section dimensions in response to
site-specific constraints.
(30) Near Southside District
d. Alleys
1. Alleys shall conform to all standards contained in the Subdivision Ordinance,
Traffic Design Manual and Water & Sewer Design Manual.
Near Southside District (31)
5.13. Streets and Other Public Spaces (cont.)
2. Public Roadsides
a. Roadside Design Options
1. Dual Planting 2. Wide Planting 3. Narrow Planting 4. Sidewalk
Strips Strip Strip Planter
Roadside Width -Total width of pedestrian way and street tree/furniture zone (see 5.B.2.b for minimums).
20+feet 13-15 feet 10-15 feet 10-20 feet
Pedestrian Way
NS 5 ft. minimum 5 ft. minimum 5-1Oft. minimum 5-1Oft. minimum
Paved (6 ft. if adjacent (6 ft. if adjacent (6 ft. if adjacent
Walkway to angled parking) to angled parking) to angled parking)
-------------- ---------------------- ----------------------- ---------------------- -----------------------
Hemphill
Corridor 7 ft. minimum 7 ft. minimum 7-1Oft. minimum 5-1Oft. minimum
Paved
Walkway
-------------- ---------------------- ----------------------- ---------------------- -----------------------
Between planting Along property Along property Along property
strips line line, or line, or
Walkway along planting along planting
y strip if sidewalk strip if sidewalk
location seating or display seating or display
is located along is located along
property line. property line.
Street Tree/Furniture Zone-Located along the curb;includes street trees, pedestrian lights, and other elements.
Planter Min 5.5 ft. wide Min 8 ft. wide Min 5.5 ft. wide Min 5 ft. x 5 ft
(each) tree well
-------------- ---------------------- ----------------------- ---------------------- -----------------------
Tree 25-35 ft
Spacing (Must be min. 10 ft 15-35 ft 15-35 ft 15-35 ft
5.B.3.a from bldg.)
-------------- ----------------------- ---------------------- ---------------------- -----------------------
Ped Light 60 ft 60 ft 60 ft 60 ft
Spacing maximum maximum maximum maximum
5.B.3.c
-------------- ----------------------- ---------------------- ---------------------- -----------------------
Other -Irrigated -Irrigated -Irrigated -Bike racks
elements groundcover groundcover groundcover -Trash bins
5.B.3.d -Fire hydrants -Fire hydrants -Bike racks -Benches
-Trash bins -Wayfinding signs
-Benches -Sidewalk tables
i -Wayfinding signs and displays
-Sidewalk tables
(32) Near Southside District and displays
2. Public Roadsides (cont.)
b. Projects subject to roadside standards—All new construction
projects, as well as major renovations in which the:
1. Gross floor area to be renovated exceeds 10,000 sf, and
2. Value of the renovation exceeds the appraised value (per Tarrant
Appraisal District records) of the property's improvements prior to
renovation.
c. Minimum roadside widths for new construction projects—To accommodate the
required minimum widths for street tree/furniture zones and pedestrian ways,
minimum roadside width standards apply. These standards apply regardless of the
available public right-of-way. Where insufficient right-of-way exists, the pedestrian
way shall extend onto private property, with a public sidewalk easement provided.
The roadside shall be measured from the back of the curb to the outside edge of the
pedestrian way (closest to the building fagade).
1. "Commercial" and "Mixed-Use" streets — 10.5 ft. minimum
2. "Main" streets— 15 ft. minimum
3. Roadside Elements
a. Street trees
1. Developments must conform to the tree preservation standards set forth
in Section 5.G.1. Canopy of street trees can be applied towards mitigation
requirements. The provisions below also apply.
2. Public and private development shall provide shade trees within the street
tree/furniture zone.
3. Street trees shall be a minimum of three (3) inch caliper and placed 15-35
feet apart on center, depending on the trees'size at maturity.* (See the list
at right for spacing standards, and the spacing note on the bottom of p.
33.) Where necessary, spacing exceptions may be made to accommodate
mature trees, curb cuts, fire hydrants and other infrastructure elements.
4. To maximize survival rates, trees shall be planted to ensure proper
drainage and shall be irrigated.
5. Low maintenance tree planter systems, such as pervious pavers or planting
strips, shall be used. Tree grates collect trash and damage trees and are
not a low maintenance system.
6. Street trees shall be pruned to allow 8-foot clearance for 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.
Near Southside District (33)
5.13. Streets and Other Public Spaces
3. Roadside Elements (cont.)
a. Street trees (cont.).
Best Good
Small Canopy(Min. 15'spacing) Medium Canopy(Min. 25'spacing)
Redbud Ginkgo
Mexican Plum
Eve's Necklace Large Canopy(Min.35'spacing)
Pecan
Medium Canopy(Min. 25'spacing)
Caddo Maple Prohibited
Bald Cypress Hackberry Willow
Large Canopy(Min.35'spacing) Sycamore Bradford Pear
Texas Red Oak Silver Maple Chinese Pistache
Shumard Oak Mulberry
Live Oak Siberian Elm
Durand Oak Mimosa
Lacebark Elm Arizona Ash
Cedar Elm Cottonwood
b. Pedestian Wad[
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:
• Concrete
• Pervious concrete
• Masonry pavers over concrete
base
• Similarly durable materials that
meet City standards
3. Landscape planting in the Street Tree/
Furniture Zone between the curb and
pedestrian way should allow clear Street tree/furniture Pedestrian Way
• visibility from the street. Shrubs to be a zone (Clear walkway,(Trees, Lights, Awnings and other
max 36" in height. Bike Racks,Tables) shade elements)
(34) Near Southside District
3. Roadside Elements (cont.)
c. Pedestrian Lights
1. New public and private development shall provide pedestrian lights within the roadside's
street tree/furniture zone.
• Any new structure larger of 10,000 sq. ft. in NS-T4 shall have street lighting
requirement under NS-T4 (installation of pedestrian street lighting shall be
required)
• NS-T4H require non-flood lighting sufficient to cover pedestrian areas in front
of property or business, but not beyond the curb, and per City code may not be
more than 3,000 kelvin.
• New or rehabilitated structures may not need to install pedestrian street
lighting as outlined in Section 5,13, 3,c; however, lighting for pedestrian areas
in and around property is required. Lighting must blend into the architectural
elements of the structure. These lighting elements shall be approved by either
UDC, Planning Department and if necessary Landmarks Commission.
• Any new lighting to meet this requirement shall not be in the form of flood
lighting, intermediate or strobe lighting.
2. Pedestrian lights shall be located
approximately at the midpoint between two
trees and spaced a maximum of 60 feet
apart.* (See note below.) Where necessary,
spacing exceptions may be made to
accommodate mature trees, curb cuts, fire y
hydrants and other infrastructure elements.
3. Guidelines
• Continuity of lighting style throughout a
neighborhood is encouraged.
• Lights should be durable and easy to
maintain or replace.
Y
M
Since its inception, Near Southside, Inc. has `
worked with developers to install pedestrian
lights as part of new construction projects,
including this development along College
Avenue. The roadside standards in this
section promote the installation of lights
throughout the Near Southside.
Near Southside District (35)
5.13. Streets and Other Public Spaces
3. Roadside elements (cont.)
d. Guidelines for other roadside elements
1. Bike racks, trash bins, and seating should be incorporated into streetscape designs
on "Main Streets" and other streets with high levels of pedestrian activity. Continuity of
style throughout a neighborhood is encouraged. These elements should be durable,
cost effective, and easy to maintain.
2. Transit shelters should:
• Be located in areas with a high level of pedestrian activity, but shall not
impede pedestrian traffic or wheelchair circulation.
i • Provide comfortable seating and should not use the standard,
stand-alone advertising benches seen at many bus stops.
• Where feasible, incorporate other streetscape elements, such as
water fountains, newspaper boxes, trash bins, and/or signage.
• Reflect design excellence and should be designed as more than
simple utilitarian fixtures. Creative and timeless designs that
complement other streetscape furnishings are encouraged.
• Be constructed of durable, attractive, and sustainable materials that
are easy to maintain.
" If no pedestrian lights or street trees exist on the project's block face, measure from the
end of the block to determine spacing. (For trees: begin 40 feet from curb intersection to
accommodate public open space easement requirement.) If trees or lights exist, measure
from existing trees or lights.
Ae
i
Bike racks that are easy to recognize,
attractive, and simple to use help make the
Near Southside bike-friendly, providing
{ convenience and security.
i
(36) Near Southside District
I
5.B. Streets and Other Public Spaces (cont.)
4. Public Parks and Plazas
a. Park Dedication Policy—The City's Neighborhood and Community Park dedication policy has
been updated, revised and effective March 1, 2019. If the proposed residential development
falls within the Central City, the developer shall pay, in accordance with the Neighborhood
and Community Park Dedication Policy, a Central City Flat Fee per each additional residential
dwelling unit in lieu of a land dedication and associated fees. Fees will be assessed at the time of
building permitting. Fees must be paid before a building permit will be issued. If mutually agreed
between the Developer and the Park & Recreation Department, credits against this fee may be
granted when there is public or private parkland proposed for the site and/or when park facility
development is proposed. Agreements concerning parkland classification and acceptability,
and determinations of allowable fee credits, must be formalized prior to release of the first
building permit. The Central City Flat Fee is based on current costs for land acquisition and park
development and may be adjusted administratively on an annual basis up to the annual amount
of change in the Consumer Price Index (CPI). Any fee increase or decrease greater than the CPI
shall require the approval of the City Council.
. Plazas— Plazas are urban public spaces that are more formal than parks and have a higher
degree of hard surfaces and pedestrian traffic. Guideline for impervious surface area: Maximum
40 percent.
c. Parks— Parks are open spaces that have less hard surface and pedestrian traffic
than plazas. Parks typically include both active and passive recreation areas. Guideline
for impervious surface area: Maximum 20 percent.
d. Hours — Publicly and privately maintained public spaces shall be publicly accessible
during daylight hours. Access may be limited at other times.
Near Southside District (37)
5.13. Streets and Other Public Spaces (cont.)
4. Public Parks and Plazas (cont.)
e. Design guidelines— Publicly and privately developed public spaces should
conform to the following guidelines, to the extent possible.
1. Design all public spaces other than large recreational parks to be human-
scale and visually interesting.
2. Locate and design public spaces so that they are clearly visible and easily
accessible.
3. Incorporate space-defining and active edges —such as multi-story fagades
with ground floor restaurants —but avoid blank walls. Cafes and shops that
attract pedestrians are ideal edge uses.
4. Plan for prevailing sun angles and climatic conditions.
5. Avoid locating public spaces on corner lots. Corners are better suited for
buildings that establish a strong urban street edge.
6. Avoid sunken plazas and architectural bench arrangements; these often fail
to promote use.
7. Provide flexible space for programmed uses, but design such spaces so that
they do not appear barren when there is no programming.
8. Incorporate features that attract users, such as fountains, public display
areas, or interactive sculpture.
9. Incorporate landscaping to provide natural shade and/or to soften hardscape
areas.
The standards and guidelines encourage
FPork. a variety of public spaces on the Near
y _ Southside, ranging from the type of active
Mri; mtln -*- urban plazas and more passive and
lei heavily landscaped urban neighborhood
parks shown here. .
AF
�r
(38) Near Southside District
5.B. Streets and Other Public Spaces (cont.)
5. Public Art Guidelines
a. Public art in private prrQjects—Where feasible, developers are encouraged to integrate
art into the design process for buildings and public spaces.
b. Public art in public projects — Public agencies are encouraged to integrate art in
the design of all publicly visible infrastructure, including retaining walls and public spaces.
c. Fort Worth Art Commission assistance —The Fort Worth Art Commission may assist
with identifying appropriate artists and/or advise on selection processes for projects.
Eric McGehearty's The firefighter boots sculpture at Fire Station
United #8 was funded through the City's public art
program. In addition to art that is integrated
at Fire Station .18 into City projects,privately sponsored public art
can greatly enhance a development project's
appeal and value.
woo 13
Near Southside District (39)
5.C. Building Location and Orientation
1. Base Setback Standards
New buildings shall be located in relation to the boundaries of their lots according to the
setback standards listed below and depicted to the right.
FRONT SETBACK
0 ft. min., 20 ft. max. except as described in Section 5.C.2. below.
SIDE SETBACK
0 ft. min., except as described in Section 5.C.2.e. below.
REAR SETBACK
0 ft. min.
CORNER SETBACK
5'x 5'dedication when required by Section 5.C.2.f. below.
General yard development standards: Development shall be exempt from Chapter 6,
Article 1, Sections 6.101 B, 6.101 E, and 6.101 G of the zoning ordinance.
2. Contextual Setback Standards
a. Buildings fronting designated "Main" streets— Front setback is 0 ft. min. and 10 ft.
max. (Street classification maps shown in Section 4.C.)
b. Buildings fronting public spaces-- Buildings that front pocket parks, plazas, or other
public spaces may exceed the maximum front setback.
c. Oleander Walk T4-N zone — Front setback is 5 ft. min. and 10 ft. max. along Oleander
Walk; 0 ft. min. and 10 ft. max. along other streets.
SETBACKS: SETBACKS:
PARTIAL BLOCKFACE CONDITIONS FULL BLOCKFACE CONDITIONS
_._._._._._.r ..... .-.-._._._.-._._._.T._._. <; _._._._._._._._._._._._._._._._._V_._._._
o •
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Mid-Block p ! o Comer p i a o- i 0 ` Condition Condition p
—
Condition i rn Condition LL i A B ,
._.
►.; (see below) (see below)
Cr min.
FRONT ! FRONT FRONT 2'0"
_._._.-._._._._._._.�._.-.-._._._.-..._. N - - - - - - - - - - - - - - - - o m
PutilicWalkway ' ,_._._._._`
• A i
Primary
Walking Street
Condition A Full building Condition B:Partial
frontage with side,rear,or building frontage
off-site parking occupying primary comer,
(Preferable) with side parking
(40) Near Southside District
SETBACKS:
INTERIOR BUILDINGS
_ _i._ _ T._._._._._._._.-._._.Y_._._�
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Buildings must occupy 60%(50%in"I")of the public frontage
e. "On-street" parking or public walkways located on private rroopedy— If angled,
perpendicular, or parallel parking is located on private property but functions the same
as on-street parking, the front setback is measured from the edge of the public walkway.
Similarly, if a required public walkway (see Section 5.13.2) encroaches onto private
property, the setback is measured from the walkway edge as shown in diagrams to right.
f. Side yards adjacent to existing buildings—When an abutting property with an
existing building has windows facing to the side, any new building shall provide at least
10 feet of separation.
g. Corner buildings — For corner buildings at street and alley intersections that do not
include all-way stop signs or traffic signals, a triangular dedication measuring 5' by 5' is
required by the subdivision ordinance. The triangle shall be measured from the property
line and clear of visibility obstructions.
h. Interior buildings— Interior buildings may be constructed if the project also includes
frontage buildings that are oriented to public streets. Specifically, buildings may exceed
the setback if at least 60 percent of the public street frontage on each block face within
the development contains buildings within the maximum setback of 20 ft. The frontage
percentage is reduced to 50 percent for institutional or industrial campuses in "I" zones.
i. Lots adjacent to historic buildings - Match front setback for historic buildings
(designated or eligible as noted in Section 4.B.)
Near Southside District (41)
5.C. Building Location and Orientation (cont.)
3. Pedestrian Entrances
a. Primary pedestrian building entrances PEDESTRIAN ENTRANCES
shall be located on the street frontage of u
the building. If a site's slope presents - f office building
significant impediments to a street fronting *�» ,,,
gnolia Green
entrance, such as a need for stairs within
the public right-of-way - and a proposed
entrance from an adjacent side facade .
would provide a similarly visible and
inviting entrance, City staff may approve
an exception administratively. 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 Pedestrian-oriented projects orient primary
entrances to public sidewalks, and corner
use with exterior ground level exposure retail/service buildings often include
along a street or public space shall have an corner entrances.
individual public entry from the street or
public space.
c. Corner building_guideline— Entrances to
corner buildings with ground floor retail
uses should be located at the corner.
d. Residential Entrance —Apartments,
condominiums, manor houses, and
townhomes with street level units shall
provide individual street-oriented entries for
each unit along the public street
frontage.
Entries shall incorporate the following:
1. Direct pedestrian access between unit
entrance and adjacent public sidewalk
2. Pedestrian protection at entrance with
awning, canopy, or building recess
3. Traditional front door, not sliding glass or
typical balcony double door
4. Patio or stoop
5. Transitional semi-public zone separating unit
entrance from sidewalk, either landscaped.
{ (42) Near Southside District
5.C. Building Location and Orientation (cont.)
4. Fencing
a. Front yard perimeter fencing prohibited — FENCING
Conventional gated complexes with perimeter
security fencing along public streets are
prohibited. Specifically, exterior security fences
and gates that are located along public streets,
along private streets or walkways that are +'
publicly accessible through a public use - ±
easement, or along publicly accessible open
space shall not extend beyond building facades;
i.e., these fences shall not be located in the area
between building facades and the property line.
b. Privacy fences—A front yard fence or railing t -
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.). Conventional gated complexes are not
allowed, but short privacy fences that
clearly delineate private yards and
patios are compatible.
5. Drive-Through Design Standards
Conventional drive-through uses do not support a pedestrian-oriented environment and are
inconsistent with the urban redevelopment goals for the Near Southside. Although
drive-through facilities are discouraged, the following standards shall apply to facilities
approved by the UDC.
a. Windows and stacking lanes — Drive-through windows and stacking lanes shall
not be located within the front yard setback or along facades that face a street; where
possible, they shall be located to the rear of buildings.
b. Circulation —The design and location of the facility shall not impede vehicular traffic
flow and shall not impede pedestrian movement and safety. Driveways shall not be
located on Main streets, such as Magnolia Avenue and South Main Street (see
classification maps in Section 4.C.). Shared driveways and/or driveways located off
of non-arterial streets should be used, where possible.
c. Screenina —Architectural elements, landscaping, and/or other screening elements
shall be used to minimize the visual impacts of the drive-through facility.
Near Southside District (43)
5.C. Building Location and Orientation (cont.)
URBAN DRIVE-THROUGHS
The well-screened Wells Fargo drive-through facility is a
good example of a compatible design that fits into a
walkable environment.
wis
11� �11� 111111tlb
SKY BRIDGES
UDC approval is required for all sky bridges
� r
6. Sky Bridges
Sky bridges spanning public streets to connect upper floors of opposing buildings often
negatively impact street-level pedestrian activity. There may be, however, unique
circumstances that would allow for a sky bridge that serves a vital connectivity function without
negative street-level impacts. All sky bridge proposals require Urban Design Commission
review. To receive UDC approval, a proposed sky bridge must meet all of the following criteria:
a. The sky bridge must serve a clear and vital connectivity function that is clearly
impractical to achieve through a street level connection.
b. The sky bridge must not remove significant pedestrian activity from street level, and
the evaluation of potential activity lost should take into account both the
potential number of pedestrians lost and any potential
lost benefits stemming from pedestrians in that particular area, such as lost benefits
to neighborhood safety or neighborhood businesses.
c. The sky bridge must not visually obstruct significant view corridors
(44) Near Southside District
wo
5.13. Building Height
1. Height Guideline - New single-story buildings are strongly discouraged. Multi-story
buildings are consistent with the urban character of the district and are essential in
achieving economic and urban design goals for the district. In NS-T4HN signle story
residential structures are permitted.
2. Building Heights - shall conform to the standards listed below and shown in the
diagrams to the right. Zones are shown on maps in Section 4.13. Height is measured
in stories, not including a raised basement or inhabited attic; i.e., the number of
complete stories between the average grade of the frontage line to the eave of a
pitched roof or to the surface of a flat roof.
The following may project above the height limit provided they do not exceed the
roof height of the top story by more than 10 feet, do not occupy more than 25% of
the roof area, and are set back at least 10 feet from the edge of the roof.
a. Elevator or stairway access to roof;
b. Rooftop shade structure;
c. Greenhouse; and
d. Mechanical Equipment (ref Sec 5.17.1.c. for screening requirments)
Minimum heights New fagades along public streets and pub-
(Also see 5.D.1. lic spaces:
guideline above) -Buildings<4,000 sq.ft.: 15 ft.
-Buildings�-4,000 sqA: 18 ft.for at least
50%of the fagade, unless located
along a primary street—see 5.D.3 be-
low.
Ground floors of multistory non-residential
buildings: min. 10 ft.,floor to ceiling.
Maximum heights T4 and T4-N 3 stories
T44 6 stories
T5 or T5N 5 stories
T54 10 stories
Maximum heights T4-N:a, b, or c 4 stories
with a)mix of use,
b)public space, T4: a, b,or c 5 stories
and/or c)struc- T4:a&b,a&c, or b&c 6 stories
tured parking bo-
nuses T5 or T5N:a, b,or c 8 stories
(See Section S.D.3.)
T5 or T5N:a&b, aft, or b&c 10 stories
Near Southside District (45)
5.D. Building Height (cont.)
3. Building Height along a Primary Street
Two (2) stories consisting of a minimum of 18 feet along the following streets:
• W. Vickery Boulevard from Adams Street to S. Main Street
• Pennsylvania Avenue from 8th Avenue to S. Main Street
• W. Rosedale Street from Jerome Street to Evans Avenue
• W. Magnolia Avenue from 8th Avenue to S. Main Street
• Park Place Avenue from FWRR to 8th Avenue
• 8th Avenue from Pennsylvania Avenue to Park Place Avenue
• S. Henderson Street from 1-30 to W. Magnolia Avenue
• S. Hemphill Street from W. Vickery Boulevard to W. Allen Avenue
+ • S. Jennings Avenue from W. Vickery Boulevard to W. Magnolia Avenue
• S. Main Street from W. Vickery Boulevard to W. Magnolia Avenue
Refer to Primary Streets map in Section 4.C.1.
T5 BUILDING HEIGHTS
fo
T54:maximum
T5:bonus for meeting 2 of 3 bonus provisions
.......................................9.......................................
8
T&bonus for mixed-use gr public space gL
ara
.............................pa ..............................
T4 BUILDING HEIGHTS 7
6
T4-1:maximum 6
__._.. ...... ......... _...... ....... . .... ., ....
T4:bonus for meeting 2 of 3 bonus provisions L
............................................................................._................................ —
5 5
+� T4:bonus for mixed-use gr public space Qr T&maximum
V
..................................I..pack..ng ga�. . ......................................
4
�+ T4-N:bonus for mixed-use 2r public space gf 4
parking garage
3 3
2 2
All zones:See table for minimum fagade All zones:See table for rrinknurn lagede
heights for single-dory buildings heights for skngia-Wory bu#*W
(Also see roof provisions in Section 5.F.f.) (Also see roof provisions in Section 5.F.1.)
(46) Near Southside District
5.13. Building Height (cont.)
4. Height Bonus Requirements
a. Mix of residential and non-residential uses—The project must include at least 20%
residential and 10%office, restaurant, and/or retail uses, as measured by gross floor
area. The UDC is authorized to reduce the required percentages by up to 50%for
exceptional projects.
b. Public space—The project must include a publicly accessible, privately maintained
park, plaza, or other usable outdoor public space. Public access must be maintain
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 space shall be less than 2,500 sq. ft. (See Sec. 5.13.4.)
c. Structured parking— Project must provide at least 75% of off-street spaces within a
multilevel garage. The number of garage levels are not limited except that the garage
height shall not exceed the tallest non-garage building. Also see 5.E.7.
5. Fairmount Transitional Height Plane
Properties that share a property line with a one- or two-family house in the Fairmount
Historic District: Any portion of a building within 20 ft. of the property line shall not
exceed 2 stories. A 450 transitional height plane shall apply to any portion of a building further
than 20 ft. from the property line, as depicted below.
(Shared property line) —
fFr
450 plane applies to any
IF
One- or two-family portion of building further _
residential than 20 feet from shared
�.
property line
20 feet:
2 stories max
Near Southside District (47)
5.E. Parking and Driveways
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. GUIDELINE — Shared parking lots and garages are encouraged.
Shared parking may assist in parking requirement; so long as business/property owner enters
into a parking agreement with neighboring/nearby lot or property.
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 behind or to the side of buildings as
depicted in the diagrams to the right. (Parking lot design standards are contained in Section
6.201 of the Zoning Ordinance.)
GUIDELINE —Surface parking lots that front streets are discouraged; all site plan options
that minimize surface lots along public streets should be explored.
4. Maximum Surface Parking Lot Frontage—The percentage of parking lot frontage along any
street shall not exceed the following maximums:
a. 40% of the development site's total frontage length along a project's primary streets, and
b. 70% of the development site's total frontage length along a project's secondary streets.
Parking lot frontage measurements shall include the combined frontage length of any paved
and/or drivable surface that functions as part of a parking lot's circulation, such as — but not
limited to—drive aisles and parking spaces.
5. Surface Parking Screening — Parking lots that front a street shall be separated from the
sidewalk by a decorative and durable screen at least 4 ft. in height.
GUIDELINE —Screening walls attached to buildings should be designed as architectural
extensions of the building, constructed of the same materials and style.
SURFACE PARKING: SURFACE PARKING:
PARTIAL BLOCKFACE CONDITIONS FULL BLOCKFACE CONDITIONS
VER
y �
1 }
H S H
Mid-Block Comer p ; bn ft Condition p
Condition Condition LL A BLL
(see below)
�� Z'fA
FRONT i0vi f E
.......................... 1.,. - - -.-.-.-.- -._.-._ rn - a 3
Cn
Primary
E, Surface parking areas MEN Surface parking areas walking Street
Condition A:Full building Condition B:Partial
frontage with side,rear,or building frontage
off-site parking occupying primary comer,
(Preferable) with side parking
(48) Near Southside District
6. Residential Scale Garages — Garages should not front public pedestrian space.
Garages shall be accessed from alleys or rear driveways or shall be detached and located at
the rear of the site. Examples of residential parking garages include those serving
townhomes, small apartment projects, single-family homes and duplexes.
7. Structured Parking and Multi-Level Garages - shall be located at the
interior of a block or underground and shall not be visible from public rights-of-way. These
parking structures include podium style single level parking facilities, and multi-level garages.
In exceptional circumstances the UDC may consider garages that front public rights-of-way, and
for all exceptions, the design standards and guidelines below apply:
a. Facade design:All parking structure facades that face a public space-shall be designed to
incorporate architectural elements and materials that complement the building or buildings
in the area.
b. Ground level screening_ Screening shall be incorporated to minimize the visual impact of
garages and parked cars at the pedestrian level. Landscaping (trees and shrubs) may be
utilized for screening purposes but must screen at least 50% of pedestrian level parking
garage facades immediately upon installation, with species selected to eventually provide
full 100% screening. Green screens or living wall systems may be utilized, but must
incorporate adequate planting area, irrigation, and structural support systems to be
successful.
c. Adaptable Design: Ground floor commercial use, or space adaptable for future
commercial use, should be integrated into parking garages located along public
streets.
8. Driveway Location — Private vehicular driveways shall not be located along "Main" streets.
This provision applies as a guideline in "I" zones.
9. Drop-Off and Loading Zone 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 T44 and T54 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 overhang of a building that maintains the urban street edge
within the maximum front setback.
COMPATIBLE PARKING FACILITIES
y
i
i
The parking standards are intended to minimize the impact of parking facilities.
Near Southside District (49)
5.F. Architectural Standards
1. Roofs
a. Single-story buildings— New single-story non-residential buildings shall not have large
expanses of sloped roofs. Roof slope shall not be greater than 1:12. Sloped roof elements
that are not part of the actual roof, similar to elements found on certain historic commercial
buildings, are permitted.
b. Roof design guidelines— Parapet roofs or low-sloped roofs are encouraged. Visually
dominant pitched roofs on multi-story buildings are strongly discouraged, but partial pitched
roofs or pitched roof elements are generally compatible. "Green" roofs that utilize plants to
absorb rainwater and reduce ambient air temperatures are strongly encouraged.
c. Screening of rooftop equipment—Parapets or other screening elements of sufficient
height shall conceal mechanical equipment from street-level views. Refer to
section 5.F.6.b for further information.
ROOFS ON SINGLE-STORY BUILDINGS
Incompatible Compatible
Ir 2, Parallel Frontages (Guideline) — Building facades should be built parallel to the street frontage,
except for chamfered corners.
3. Entrances - facing a pedestrian way shall incorporate elements that protect pedestrians from
the sun and rain.
4. Awnings, Galleries, Arcades, And Balconies (Guideline) —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
PEDESTRIAN PROTECTION
MOM
AI
sil
li X
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(50) Near Southside District
ENTRANCES FROM PEDESTRIAN WAYS
Incompatible Ll 0--u-SQU OEM
t
5. Facades - Facades facing public streets and other public spaces (except alleys). For
these facades, all standards in this section apply. Other highly visible facades that meet
any of the following conditions must also comply with the standards in this section, with the
exception of 5.17.5.d. "Ground floor transparency,"which shall not apply.
• Parking lot facing facades: Facades visible from a public street or other public space
and that face a surface parking lot of the same development project.
• Side facades: Facades visible from a public street or other public space as a result
of sharing a side property line with an adjacent building that is set back at least 15 feet
further than the proposed building.
• Railroad facades: Facades visible from public streets and other nearby public areas as a
result of facing a railroad right-of-way.
a. Fagade variation - Buildings shall, at a minimum, incorporate:
1. Expression of structural elements, such as:
o Floors
o Vertical support
o Foundation
2. Fagade articulation through the use of projecting and recessed elements.
3. Variety in materials, material pattern, or color.
b. Building materials
1. New building facades facing public areas (except alleys) shall conform to the
material standards listed to the right. The list 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
requirements shall be exempt from building material standards.
Near Southside District (51)
5.17. Architectural Standards (cont.)
5. Facades (cont.)
C. Fenestration (all buildings) —New building fagades fronting on publicly accessible
streets or other public spaces (except alleys) shall have openings and transparent
(not mirrored) glazing that together constitute not less than 25 percent of the facade.
This provision applies as a guideline in "I" zones.
d. Ground floor transparency for non-residential uses -
1. For all ground floor nonresidential uses located along publicly accessible streets
and other public spaces, at least 40% of the wall area between 2 and 12 feet shall
consist of doors and windows and transparent (not mirrored) glazing. Ensuring
visibility to the inside of the building with at least 75% of the view open to a minimum
of 4' perpendicular. Windows cannot be made opaque by window treatments (except
operable sunscreen devices within the conditioned space). Permanent interior
window installations, including but not limited to security bars or glass blocks, are not
allowed unless otherwise approved with a waiver from the UDC. Clear glazing must
have a visible transmittance rating of 0.5 or greater to count towards the fenestration
requirement. This provision applies as a guideline in "I" zones.
2. Guideline —Ground floor restaurants, cafes, and bars are encouraged along
"Main" streets and should have windows and doors that can be opened to provide
direct access to the sidewalk when weather permits (i.e., when interior heating or
cooling systems are not necessary.)
e. Lower level delineation for nonresidential or mixed-use buildings— Facades
oriented to a publicly accessible street or other public space shall include clear
delineation between the first or second level and the upper levels with a cornice,
canopy, balcony, arcade, or other architectural feature.
f. Parking garage fagades on "Main"Streets— Parking garages shall not have exposed
lei structured parking at the ground floor level along a "Main"street.
6. Screening of Mechanical Equipment
a. Ground level equipment— All service and delivery areas, trash storage, and
mechanical, electronic and communication equipment shall be screened from the adjacent
public street. view. The degree of visibility from all adjacent public ways will be evaluated,
and screening views should take into consideration future development of the area.
Acceptable screening applications include solid architectural or fencing screening
and/or planting material. Architectural screening must be proportioned to fully screen
equipment and designed and detailed to be fully compatible with building architecture and
overall site aesthetic, rather than draw attention to the screen. Planting must be evergreen,
a min. of 60% of the height of the equipment to be screened, and installed appropriately to
ensure their survival and achieve full screening of the equipment within 2 years.
b. Rooftop equipment—Rooftop equipment shall not be visible from the street or
neighboring properties at the same level or below. Screening of mechanical, electronic, and
communication equipment on the roof should be organized, proportioned, detailed
- and colored to be an integral element of the building as seen from points of high elevation
from the street, and adjacent residences.
(52) Near Southside District
ti
Incompatible compatible
+f}
FACADE VARIATION
GROUND FLOOR TRANSPARENCY
i■lncom tible � ampatbler
Lr
MATERIALS
Incompatible ornpal:Ebie
If
.�,,,,,�y fJRAPERIES
t-
GARAGE
■
FACADES
Incompatible
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Near Southside
5.17. Architectural Standards (cont.)
7. 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.
8.0utdoor Storage 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.
9. Mobile Food Court Review—The requirements of the mobile vending food court
ordinance apply for any site including 3 or more food vendors. Because of the diverse
development conditions and unique mix of residential and non-residential uses within the Near
Southside, all proposed mobile vending food courts within NS districts shall be reviewed by the
Urban Design Commission for contextual compatibility with neighboring structures.
Outside of driveways, bathrooms and other facilities required by the base ordinance, all areas
shall be landscaped, shaded, or otherwise improved to create spaces that are comfortable and
appealing for park users during business hours, and are also visually attractive and
complimentary to the court's surroundings during off hours. Bathroom buildings are exempt from
transparency and fenestration requirements. All building material standards shall apply.
BUILDING MATERIALS
Primary Materials
• Brick
—_ • Stone, or stone veneer with cavity wall construction
• Stucco
_ • Glass curtain wall system
• Metal Panels— individual or curtain wall systems
• Concrete—finish should be to an architectural level
�. • Wood
• Cement composite board (not simulating wood)
• Tile—terra cotta, porcelain, or ceramic
Limited Accent and Trim Materials Inappropriate Materials
• All primary materials listed above • Applied stone without cavity wall
• Metal—galvanized, painted, or ornamental construction
• Pre-cast masonry (trim and cornice only) • Vinyl or aluminum siding
EIFS (Exterior insulation and finish system) • Mirrored glass
i Concrete fiber simulated wood siding
(54) Near Southside District
10. Signs
a. Intent
1) To establish specific standards for
Near Southside business identification.
2) To encourage creative and innovative
approaches to regulating signs `4 ��
consistent with the principles and general
intent of the Near Southside Development _
Standards.
b. Principles
1) To encourage excellence in signage, t
both as a communication tool and as an
art form.
2) To enhance the economic value of the
built environment by avoiding visual
clutter, which is potentially harmful to Examples of our of scale signs.
property values and business
opportunities.
3) To allow and encourage creative and
unique sign designs while preventing
cluttered and unattractive streetscapes.
4) To ensure signs reinforce the existing -
and envisioned character and are
complementary to the architectural design
of the Near Southside.
c. Administration — Staff may authorize
installation of a sign that exceeds the applicable
size or height restriction by up to 20 percent of
the maximum size or height prescribed by this
section after determining that:
1) The applicant or user has
demonstrated the existence of practical fl
difficulties in complying with the
standards. WINTS
2)A unique circumstance exists that make
compliance with the requirements of this
section impractical.
d. Nonconforming Signs — An existing '
nonconforming sign may be restored to its
original condition. A Certificate of
Appropriateness (COA) shall be obtained prior
to the approval of an necessary permits. Ceneraily, signs sh,�u,'�1 align to promote visua+
PP Y rY P order. Contrast between the color of the
However, if the non-conforming sign is removed, background and the letters or symbols makes
destroyed, or the shape/design is changed, the the sign easier to read.
new sign must conform to the current standards. Near Southside District (55)
5.17. Architectural Standards (cont.)
10. Signs (cont.)
e. Modifications for Exceptional Design — Signage that does not fit the specific standards
and guidelines of this section may be considered by the UDC. In general, effectively designed
signs should respond to the site, landscape, and architectural design context within which they
are located. Signs should be compatible in scale, proportion, and design with the building's
fagade and its surroundings, and made of quality, durable material. These signs should seek
to become a piece of art or an architectural feature. Exceptional design modifications shall be
reviewed based on aforementioned criteria, sign standard intent, and the guiding principles of
the Near Southside Development Standards and Guidelines (see page 51 for creative signs).
f. Comprehensive Building Signage Plan Standards — A comprehensive building signage
plan regulates signage for multiple businesses or tenants within one building or development.
Commercial signs on a large project with an uniform fagade and more than one storefront,
should relate to each other in terms of height, proportion, color, and background value.
Maintaining uniformity among these characteristics reinforces the building's fagade
composition while still communicating business identity. A comprehensive sign plan is
a mandatory for allnew developments and sign modifications on existing buildings.
1. The comprehensive building signage plan shall establish an allowable area of signage for
existing and future tenants with regard to all allowed sign types.
2. The comprehensive building signage plan shall indicate existing nonconforming signs, and
the number and location of on-premises signage to be allocated to each tenant under the
new plan.
g. General Sign Standards-
1. Signs shall be positioned to emphasize or accent building elements such as storefront
openings or entrances.
2. Signs shall not be installed in locations that damage or obstruct important architectural
features.
3. Where possible and appropriate, signs shall be aligned with those on neighboring buildings
to promote visual order on the block, to avoid visual clutter, and to enhance legibility.
4. Signs shall be consistent with the human scale of Near Southside buildings and blocks.
Small scale signs are appropriate to smaller scale buildings and pedestrian traffic, while
larger scaled signs are typically appropriate to vehicular traffic. Well designed storefronts
include pedestrian oriented signage and window displays.
5. Signs shall relate in material with the building fagade and streetscape.
6. All permanent signs shall be constructed of quality, durable materials as specified in the
Sign Code (Chapter 29 of the City Code).
7. Sign graphics shall be simple. Symbols and logos on signs are quickly read and easily
remembered. Lettering shall.be in proportion to the size of the sign.
8. Lighting sources shall be external, shielded, and directed only at the sign. Internal
- illumination is acceptable when the letters themselves, not the background, are lit.
9. All electronic changeable copy signs shall be reviewed by the UDC and requires a special
exception from the Board of Adjustment.
(56) Near Southside District
10. Signs (cont.)
Datt•'
5_
This storefront has a large amount of visual
clutter. The signage obstructs the
interior view.
Well designed storefronts include pedestrian
oriented signage, window displays, and the
use of internally illuminated channel letters.
h. Allocation Of Sign Area— The following size limits apply to buildings occupied by a single tenant
and to individual tenant spaces in buildings with multiple tenants. One or more attached signs
may be erected on each facade of the occupied space. The signs may have a total area of 10%
of the area of the facade to which the signs are attached, with a maximum aggregate area of 500
square feet per facade. Doors and windows shall be included in the calculation of the facade area.
The facade area shall be calculated by multiplying the width times the height, with a maximum
calculated height of 15 feet. For structures exceeding 15 feet in height, allowable sign square
footage shall be calculated as 1.5 square feet per linear foot of building facade. A maximum of
1,340 square feet of attached on-premise signage shall be allowed, regardless of the number of
facades or buildings associated with a single business or tenant.
Near Southside District (57)
5.17. Architectural Standards (cont.)
10. Signs (cont.)
i. Sign Types:
1. The following signs types are prohibited:
• Off-premise signs
• Pole signs
• Animated signs
2. The following signs types are not allowed:
• Freeway signs along Interstate 30 and its
associated frontage roads.
• Wall signs made of flat vinyl or metal pans
and have a projecting depth of less than six
(6) inches
• Standard box cabinet signs ]yL1 A CHI T
• Monument signs (See page 53 for waiver
criteria) , " 'f
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Parts & as
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Standard box cabinet wall signs are not allowed. Pole signs and Freeway signs along Interstate 30
are not allowed.
3. The following signs are allowed:
Wall Sign Standards — Wall signs are attached to and completely supported by exterior
walls. A wall sign should be placed above ground floor windows on a one story structure or
. _ between windows. One wall sign for each storefront or building fagade that fronts a public
street or alley is usually sufficient.
• Maximum width: 75 percent of the linear width of the business, not to exceed the
maximum allowable square footage.
- Letter height: Lettering shall be in proportion to the size of the sign and the width of the
storefront. Wider storefronts could have taller letters. As a general rule, the maximum
height of a capital letter should be 3/4 the height of the sign background.
(58) Near Southside District
h
10. Signs (cont.)
i. Sign Types (cont.):
Wall Sign Standards (cont.)—
Raceways shall be 50% of the letter height and
painted to match the building/background OR if
the Raceway is used as the sign background, the ;
Raceway may extend 3 inches beyond the largest
part of the sign. t
• Signs on side or rear building elevations for a ground
floor business are permitted, provided that the
elevation contains a public entrance.
r
1 ,
Above: The raceway is painted to match the background.
■
Above: Raceways less than 50%of the height of the letters
and not painted to match the background are not allowed.
i. iI.V
Near Southside District (59)
5.17. Architectural Standards (cont.)
10. Signs (cont.)
i. Sign Types:
Projecting and Blade Sign Standards — Projecting signs are two sided signs attached to the
face of a building. Blade signs are two sided signs that are generally vertical in orientation and
span multiple floors. Both signs project perpendicular to the storefront or building.
• Minimum vertical clearance:11 feet
• Maximum projection width: 4 feet
• Exception: When existing signs on the same block-face project further than 4 feet, the new
sign may match the smallest projection over 4 feet.
• No sign projection shall encroach over public property except in accordance with
encroachment agreement provisions outlined in the Sign Code (Chapter 29 of the City Code).
fi ture
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kitchen and social lounge
Projecting and blade signs should reflect the character of each building and business. The size and
shape of a projecting and blade signs should respect the scale of the structure.
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Examples of acceptable blade signs.
(60) Near Southside District
10. Signs (cont.)
i. Sign Types (cont.):
Awning Sign Standards — Awning and canopy signs
are painted on or attached to an awning above a coffee
business door or window. Awning signs may be allowed
on the shed portion of the awning, but are preferred on
the valence flap. The flap height should be large enough '
MOE
for letters and symbols to be read easily.
• Minimum vertical clearance from sidewalk: 8 feet
• Maximum letter height is limited to 75 percent of the
height of the valence flap/shed area
• Material shall be a matte finish canvas
• Awning shape shall relate to the window or door f '
opening
• Awning Sign Guidelines
• Barrel shaped awnings should be used to �►
complement arched windows
• Rectangular awnings should be used on rectangular
windows
Canopy Sign Standards — Canopy signs typically are
attached above or below the face of a canopy.
• Maximum: one (1) sign per canopy
• A canopy sign shall not extend beyond the length or
width, but can extend above or below the face of the
canopy.
4 -y
Awnings and canopies enhance building architecture, and add color
and interest to the streetscape. ASK
,
JIM—
Near Southside District (61)
Al
5.17. Architectural Standards (cont.)
10. Signs (cont.)
L Sign Tykes:
Shingle Sign Standards — Shingle signs are smaller
projecting signs that are typically located near the
entrance of a storefront. They project outward at a 90 JOECKEL
degree angle and hang from brackets. Shingle signs B LAW
can include logos, symbols, or lettering. A shingle sign
NDI
is generally in-tended to be read by pedestrians and by _
motorists in slow moving vehicles. _
Minimum vertical clearance: 8feet WON _
• Maximum projection: 4 Feet -
• Maximum area per sign face: 8 square feet per sign
face
• Maximum total area: 16 square feet
• Shingle signs shall be located within eight (8) feet r
of an active pedestrian entrance. To minimize visual
clutter, shingle signs should not be located within
close proximity to other hanging signs or projecting
signs.
KENT Ev Co
I
Symbols and logos on signs, identifying the
business, add interest to the street, are quickly
read, and are often remembered more easily
than words.
r
(62) Near Southside District
10. Signs (cont.)
i. Sign Types (cont.):
Window Sign and Decal Standards — Window signs
are painted on or attached to the inside of a window
facing the street. This type of sign-age can contain text, ti '
graphic logos, and other images.Count toward total
allowable sign area if the sign(s) exceed 10% of window
space.
• Maximum area: 25 percent of the total transparent ;
glass area of windows parallel to the street, excluding
the area of all glass doors.
• Location shall be limited to ground floor window '
facing the primary street frontage and adjoining
parking lots.
• Materials shall be of high quality, such as vinyl
decals, paint, gold-leaf, or neon.
• Window signs shall not completely obscure visibility
into or out of the window. Exceptions may be made
by administrative staff for signs that screen utility,
mechanical office and kitchen equipment and vacant
spaces.
• A maximum of one window sign is permitted per
window pane or framed window area.
• Temporary window signs are allowed and shall follow
the temporary sign standards. Y
• Handwritten, paper, cardboard, and plastic signs are
not allowed.
• Neon signs are permitted provided that all electrical
supply cords, conduit, and electrical transformers are _
hidden from view through the window.
{
Window signs can express business image
CATCITY through graphic logos or colorful images.
The sign copy of window signs should be in
proportion to the glass surface. Well designed
window graphics attract attention while still
allowing pedestrians to view store interiors.
Near Southside District (63)
5.17. Architectural Standards (cont.)
10. Signs (cont.)
i. Sign Types:
A-Frame Sign Standards — Portable A-frame signs are
signs and advertising devices that rest on the ground and
are not designed to be permanently attached to a building or
permanently anchored to the ground.
• Each business is allowed to have one (1) A-frame sign. +
• A-frame signs shall not encroach into required off-street
parking areas, public roadways, or alleys, and may not
be arranged so as to create site distance conflicts or
other traffic hazards.
• A-frame signs can only be utilized only during regular
business
A-frame signs should not interfere with
• Hours and should be removed during non-business public right of way or ADA access. This
hours. sign is placed too close to the ADA
sidewalk ramp, making it difficult to cross
• A-frame signs are allowed on private property or within the street
public rights-of-ways sign shall not impede pedestrian,
ADA, or vehicular access.
A minimum access width of seven (7) feet should be
maintained along all sidewalks and building entrances
accessible to the public.
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�(64) Near Southside District
10. Signs (cont.)
i. Sign Types (cont.):
Crown of Building Sign Standards — A crown of building sign is a sign attached flat to or
mounted away from the building facade. A crown of building sign may be parallel to the building
facade horizontally or vertically, and shall be located on the upper band of a building.
• A crown of building sign must be located between the top of the parapet or high point of the
building, exclusive of penthouse and mechanical screening structures, and the horizontal line
not more than 15 feet below the top of the parapet or high point of the building on the side of
the building to which the sign is affixed.
• No portion of a crown of building sign shall extend above the roof line or above a parapet wall
of a building with a flat roof.
• No more than one (1) crown of building sign per facade is allowed.
• Exception:The UDC may approve multiple signs for multiple upper floor tenants, taking the
facade size and sign design of the sign and building into consideration.
• Lighting is limited to internally illuminated channel letters and/or logo and/or "halo- lit" channel
letters and/or logo.
• Signs shall be compatible with existing architecture and shall be appropriately scaled and
sized for their location. Signs shall not conceal, destroy, or distract from character defining
features.
• Letter Height (max): 8 feet
• Width (max percentage of facade length): 75%
Near Southside District (65)
S.F. Architectural Standards (cont.)
10. Signs (cont.)
i. Sign Types:
Creative Sign Standards — Creative
signs bring fun and vitality to streets and
are encouraged. In general, uniquely
designed signage should respond to the '
site, landscape, and architectural design
context where they are located. Signs
should seek to be-come a piece of art or an
architectural feature. Creative signs shall
be reviewed based on this criteria, sign
intent, and the guiding principles of the
Near Southside Development Standards
and Guidelines.
W
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Exciting, interesting, and unusual signs can con-
tribute to the Near Southside's vitality.
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(66) Near Southside District
10. Signs (cont.)
i. Sian Types (cont.):
Temporary Sign Standards — Temporary signs may be approved
administratively for a limited amount of time, as described below.
• Temporary signs are permitted for a maximum of 30 days or upon the
conclusion of the event, whichever occurs first. Extensions may be granted if
the applicant proves the necessity for additional time.
• Illumination of temporary signs is prohibited.
• Signs shall not extend beyond the subject property nor interfere with traffic
safety or visibility.
• The sign area shall not exceed 25 square feet and shall conform to all
applicable sign type standards.
• For buildings with a setback of 20 feet or more, a free-standing sign no
larger than 16 square feet per face may be considered.
• Material: Sturdy and not subject to fading or damage from weather. The use
of paper or cloth is not permitted unless located within a glass or plastic
enclosure.
Congratulations on becoming
a Blue Zones Project
` ! Approved Restaurant! BLUE ZONESyr
bluezonesproject.c
Near Southside District (67)
5.17. Architectural Standards (cont.)
10. Signs (cont.)
i. Sign Types:
Monument Sign Standards — Monument signs are freestanding and located adjacent to
sidewalks. Such signs are typically used for buildings that are separated from adjacent streets
by substantial setbacks and more suburban-style site layouts.
Monument signs are not allowed without a waiver from the UDC. The UDC may grant a waiver
for a monument sign, provided that the sign meets all of the requirements below:
• Maximum total area:60 square feet per sign face
• Maximum height:8 feet including base.
• Maximum letter height: Building/development name or logo: 8 inches. All others: 4 inches
• Locations are limited to landscaped areas, with a minimum setback from the public-rights-of-
ways of five (5) feet.
• Backgrounds shall be opaque with a non-reflective material.
• A monument sign shall be set onto a base or frame, presenting a solid, attractive,and well-
proportioned appearance that compliments the building design and materials.
• External lighting fixtures shall be designed to complement the appearance of the sign or
internal lighting that only illuminates text and logos.
• A sign erected on the top of a retaining wall is considered a monument sign. The height
of the wall shall be included in the overall height calculation. In this case, the five (5) foot
minimum setback is not required.
• A sign affixed to the face of a retaining wall or seat wall that is an integral part of a plaza or
streetscape design may utilize the sign area allocated to wall signs. In this case, the five (5)
foot minimum setback is not required.
i
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(68) Near Southside District
10. Signs (cont.)
i. Sign Types (cont.):
Changeable Copy Sign Standards — Changeable copy signs are signs where letters,
symbols, or numerals are not permanently affixed to the structure, framing, or background.
This allows the message to change over time. Examples include a bulletin board,
electronic mes-sage board, or projected image sign. Electronic changeable copy signs are
appropriate for the following uses: theaters, hotels, public transit, and gas station pricing
signs.
• All changeable copy signs shall be reviewed by the UDC and shall receive a
recommendation prior to seeking a special exception from the Board of Adjustment.
• Maximum of 25% of the sign face may be devoted to changeable copy.
• Changeable copy signs shall not be used to display commercial messages relating to
products or services that are not offered on premise.
• Window electronic display sign locations shall not contribute to light pollution for any
adjacent residential developments.
• On detached signs, electronic changeable copy shall be limited to monument signs.
• The message shall not change at a rate faster than one message every 20 seconds.
The interval between messages shall be a minimum of one second.
• Animation, rolling or running letters or message, flashing lights, or displays is prohibited.
• All sound is prohibited.
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COPENHAGEN
COPER 21 ONY WIN 4 BEST PLAY
fE818 TH sr FEB 18 THRU MAR 21
CA l 811 SrG wE
,SrAGEWEST DRG DINING AVAILABLE _
Brightly lit changeable copy signs add to the energy and vibrancy of the area.
Near Southside District (69)
5.17. Architectural Standards (cont.)
10. Signs (cont.)
L Sign Types:
Freeway Sign Standards— A Freeway sign is a sign which is oriented to be viewed primarily.
from an adjacent non-signalized freeway.
• Freeway signs are not allowed along Interstate 30 and associated front-age roads.
• Maximum height: 25 feet allowed at the right-of-way line and one addi-tional foot in height for
each one foot of setback, up to 35 feet. Set back sign one foot for each foot in height from all
adjacent property lines. (Administrative approval allowed for up to 50 feet in height to allow
sign to be 20 feet above adjacent main travel lanes of freeway.)
• Maximum width: 24 feet
• Maximum advertised message area: 320 square feet
• Minimum ground contact: 25% of structure's width
Garden Inn
Hilton
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(70) Near Southside District
10. Signs (cont.)
i. Sign Tv-pes (cont.):
Rooftop Sign Standards— A Rooftop sign is any sign erected, constructed or maintained on
the roof of a building.
Signs may be installed upon the roof subject to the following conditions:
• The area of the sign shall not exceed 10 percent of the area of the closest wall of the
building above which the sign is placed.
• The sign shall not exceed four feet above the roof or top of the parapet wall at the roof,
whichever is higher.
• All roof signs placed upon a building or buildings upon one platted lot shall be similar in
size, shape, area, and design.
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Near Southside District (71)
5.G. On-Site Landscaping (Also see Section 5.13.3.)
1. Tree Preservation and Canopy Requirements—The following provisions of the Tree
Ordinance apply:
a. Preservation Of Significant Trees—Significant trees at least 30 inches in diameter
(94.25 inches in circumference) can only be removed by permit of the City Forester.
Criteria for the permit will be one of the following conditions:
1) Retention of other existing trees on the same site with a canopy area 1 1/2
times the area of the specific tree's canopy, or
2) Removal will be granted if planting of new trees at five (5) times greater in
canopy area than the removed specific tree canopy (refer to list of canopy
trees on the following page), or
f 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 5.6.3. In this
document shall be replaced if it dies within 5 years.
2. Front Yard Landscaping Guideline —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.
(72) Near Southside District
3. City Approved Canopy Tree List
(Other species considered on case-by-case basis.)
Large Canopy/ Trees (2,000 square feet)
Pecan#Carya illinoensis
Deodar Cedar Cedrus deodara
Green Ash Fraxinus 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 '
Cedar Elm * Ulmus crassifolia
Lacebark Elm Ulmus parvifolia
Medium Canopy Trees (700 square feet) _
Caddo Maple * Acer barbatum var. Caddo n
Bigtooth Maple * Acer grandidentaturn 4
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
Honey Mesquite * Prosopis glandulosa retention of significant trees like these alor
Blackjack Oak* Quercus marilandica 8th Avenue.
Monterrey (Mex white) Oak*Quercus polymorpha
Pond Cypress Taxodium ascenders
Bald Cypress *Taxodium distichum
Small Canopy Trees (100 square feet)
Japanese Maple#Acer palmatum
Common button-bush Cephalanthus occidentalis
Redbud * Cercis Canadensis
Desert Willow * Chilopsis linearis
Rough-leaf Dogwood #Cornus drummondii s
Texas Persimmon * Diospyros texana -
Carolina buckthorn # Frangula caroliniana _ - -
Yaupon Holly* Ilex vomitoria --_
Deciduous Holly Ilex decidua
Crepe Myrtle * Lagerstroemia incica
Mexican Plum * Prunus mexicana
White Sin Oak* Quercus sinuate var. breviloba
Flameleaf Sumac* Rhus lanceolate
Eve's Necklace * Sophora affinis Trees planted in parking lots, together with
Mexican buckeye* Ugnadia speciosa pervious surfaces such as permeable
Rusty Blackhaw,Viburnum rufidulum concrete, improve environmental quality and
help reduce stormwater runoff.
* Drought tolerant species
# Not recommended for parking lots or
high heat areas
Near Southside District (73)
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 conceptual land use plan for approval by the Planning Director. The
conceptual land use plan must be approved before a building permit application is
accepted. The Planning Director may require a conceptual land use plan for a project
smaller than 3 acres if it is part of a project larger than 3 acres. The conceptual land use
plan shall illustrate the location and calculated land area of land uses on the site, using the
following land use categories (see Section 6.C. for detailed list of land uses within these
categories; exceptions noted below):
- One- or two-family residential
- Multifamily residential
• Industrial and commercial (including medical offices)
• Public and civic uses (excluding parks and medical offices)
• Mixed-use buildings (must include at least 20% residential and 10% non-residential)
-Publicly accessible parks and plazas
Parking facilities and private open spaces shall be classified the same as the primary land
use they serve.
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 use categories, and
b. No land use category other than mixed-use buildings occupies greater than 2/3 of the
total land area. If a project does not comply with the project test, then the vicinity test in
Section 3. shall apply.
(74) Near Southside District
3. Vicinity Test— Developments not complying with the project test are permitted if:
a. The Development Services Director determines that the following conditions are
satisfied:
1) The proposed land use at any location within the proposed development site must
be within a walking distance of 1,000 feet of a different land use, as measured by the
shortest pedestrian route, and
2) The percentage of any single land use category 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.
MIX OF USE TEST
Land Uses Within
1,000 Foot Buffer of Magnolia Green Site
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Projects of at least 3 acres must provide a mix of
uses that conforms to the `project test"requirements
of Section 2. or must contribute to the creation
of a larger mixed-use area, City staff conducts a
"vicinity test"to make this determination for large
single-use projects.
Near Southside District (75)
6.13. Special Requirements in "N" Neighborhood and "R" Restricted Zones
The following standards are intended to enhance the character of existing neighborhoods.
and to promote the development of additional housing in those areas.
1. "N" ZONES- RESIDENTIAL REQUIREMENT— New construction of single-use build-
ings of commercial, retail, or other non-residential character are prohibited in "N"
neighborhood zones. Buildings within these zones must include residential uses that
constitute at least 40% of gross floor area. Outdoor spaces for residential use may
be included in the percentage. For this section only, bed and breakfast uses are con-
sidered residential. Buildings that incorporate a mix of residential and non-residential
uses are allowed and encouraged.
2. PROHIBITED USES IN "R" ZONES— Certain uses, including bars and light industrial
uses, are prohibited in "R"
3. PROHIBITED USES IN "N" ZONES— Surface parking lots providing parking for single
use non-residential projects. These prohibited uses are noted in the tables in Section
6.C. on the next page.
4. PROHIBITED USES IN "H'ZONES - New vehicles sales or rental are prohibited.
MW � # i
- under Plaza
` Mixed-use projects that incorporate housing on upper floors are appropriate in
"N"zones.
(76) Near Southside District
6.C. Permitted Land Uses
The following table lists land uses permitted in the NS District. A(P) indicates that these uses
are allowed by right in the applicable development zone.A (SE) indicates that these uses are
allowed by special exception from the Board of Adjustment. An asterisk (*) indicates that the
uses are allowed but are subject to supplemental development standards. Please refer to the
the Zoning Ordinance for all use definitions and any referenced supplemental standards.
NS-T4R NS-T4H NS-T4HN NS-T4 NS-T5
Household Living One Family Detached Dwelling P P P P P
One Family Detached Dwelling with P P P P P
Secondary Dwelling Unit
Two Family Detached P P P P P
Duplex/Two Family Attached Dwelling P P P P P
One Family Attached(Townhouse or
R P P P P P
owhouse)
Multifamily Dwelling(up to 8 units) P P P P P
Multifamily Dwelling(9+units) P P P P P
One Dwelling as part of a Business(Security p P P P p
Residence)
Group living Community Home P P P P P
Group Home I P CUP CUP P P
Group Home II P CUP CUP P P
Halfway House
Shelter
7 s
Education College or University P P P P P
Day Care Center(Child or Adult) P P P P P
School,Elementary or Secondary P P P P P
Business College or Commercial School P P P P P
Government Correctional Facility P P
Government Maintenance Facility P P
Government Office Facility P P P P P
Government Vehicle Storage/Junkyard P P
Museum,Library,or Fine Arts Center P P P P
Probation or Parole Office P P
Healthcare Facilities Ambulance Dispatch Station P P P P
Assisted Living Facility P P P P
Blood Bank P P P P
Care Facility p P P p
Health Services Facility,including doctor's p CUP P P
office or medical clinic
Hospice P P P P
Hospital P P P P
Massage Therapy and Spa P P P P
Nursing Home(with full medical services) P P P P
Near Southside District (77)
6.C. Permitted Land Uses (cont.)
NS-T4R NS-T4H NS-T4HN NS-T4 NS-T5
Recreation Public Community,Recreation,or Welfare P P P P
Center
Private or Non-profit Community, P P P P
Recreation,or Welfare Center
Country Club, Public
Country Club, Private P P P
Golf Course P P P P
Golf Driving Range P
Park or Playground P P P P
Religious Place of Worship P P P P
Place of Worship,Auxiliary Use P P P P
Utilities Electric Power Substation CUP CUP CUP CUP
Gas Lift Compressor Station CUP
Gas Line Compressor Station CUP
Power Plant of Central Station Light
Stealth Telecommunication Tower P• P• P« P«
Telecommunication Antenna(on structure) P' P• P« P«
Telecommunication Tower CUP CUP CUP
Utilities(cont.) Utility Transmission or Distribution Line P' P• P• P•
Wastewater(Sewage)Treatment Facility
Water Supply,Treatment,or Storage CUP CUP CUP
Facility
Entertainment and Amusement,Indoor P P P P
Eating
Amusement,Outdoor P
Baseball/Softball Facility(Commercial) P P P P
Bowling Alley P P P P
Bar,Tavern,Cocktail Lounge,Club,or Dance P P P
Hall
Circus
Club,Commercial or Business P P P P
Drive-in Restaurant or Business P P P P
Event Center or Rental Hall P• P P
Bingo Parlor
Gambling Facility(including Bingo)
Game Room
Health or Recreation Club P P P P
Indoor Recreation P P P P
Lodge or Civic Club P P P P
Massage Parlor
Mobile Vendor Food Court P P• P P
Racing Facility(Horse,Dog,or Automotive)
Restaurant,Cafc,or Cafeteria P P P P
Sexually Oriented Business
Shooting or Weapons Firing Range
Stable(Commercial,Riding,Boarding,or
Rodeo Arena)
Swimming Pool,Commercial P P P P
Drive-in Theater
# Movie Theater or Auditorium P P P P
i
(78) Near Southside District
6r11111111111M=
6.C. Permitted Land Uses (cont.)
NS-T4R NS-T4H NS-T4HN NS-T4 NS-T5
•
Lodging Bed or Breakfast Home P P CUP* P P
Bed or Breakfast Inn P P P -P
Hotel,Motel,or Inn CUP P
Recreational Vehicle Park
Short Term Home Rental P P P P
Office Bank,Financial Institution P P P P
Offices P P P P
Retail Sales and Antique Shop P P P P
Service
Appliance Sales,Supply or Repair P* P*
Bakery P P P P
Beauty or Barber Shop P P P P
Boat Rental or Sales P
Bookstore,Stationary or Newsstand P P P P
Retail Sales and Burglar Alarm Sales and Service P P P P
Service(cont.)
Caterer or Wedding Service P P P P
Clothing Sales,New P P P P
Clothing Sales,Used P P P P
Convenience Store P P P P
Copy Store or Commercial Print with Off-set P P P P
printing
Dance Studio P P P P
Dressmaking,Custom;Millinery Shop P P P P
Duplicating Services P P P P
Farmers'Market P P P P
Feed Store,no Processing or Milling P P P P
Firewood Sales P P P P
Furniture Sales P P P P
Furniture Upholstery, Refinishing,or Resale P P P P
General Merchandise Store P P P P
Greenhouse or Plant Nursery P P P P
Grocery Store or Meat Market P P P P
Gunsmithing,Repair or Sales P P P P
Home Improvement Store P P P P
Interior Decorating P P P P
Kennel
Large Retail Store P P P P
Laundry or Dry Cleaning Collection Office P P P P
Laundry,Dry Cleaning,or Washeteria P P P P
Leather Goods Shop P P P P
Liquor or Package Store P P P P
Locksmith P P P P
Medical Supplies/Equipment Sales or Rental P P P P
Mini-warehouses
Mortuary or Funeral Home P P P P
Newspaper Distribution Center P
Optician P P P P
Pawn Shop P*
Pharmacy(Drug Store) P P P P
Portrait or Camera Shop or Photo Finishing P P P P
Recording Studio P P P P
Retail Sales,General P P P P
Near Southside District (79)
6.C. Permitted Land Uses (cont.)
NS-T4R NS-T4H NS-T4HN NS-T4 NS-T5
Saddle or Harness Repair or Sales P P P P
Shoe Shine Shop P P P P
Studio,Art or Photography P P P P
Tailor,Clothing or Apparel Shop P P P P
Tattoo Parlor P P
Taxidermist Shop P P* P P
Veterinary Clinic with Indoor Kennels P* P* P* P*
Veterinary Clinic with Outdoor Kennels
Vehicle Sales and Auto Parts Supply Retail P P* P P
Service
Automotive Repair,Paint and Body Shop P CUP P P
Car Wash, Full or Self Service
Gasoline Sales P P P P
Mobile Home or Manufactured Housing
Sales
Parking Area or Garage,Storage P P* P P
Recreational Vehicle Sales or Service P
Service Station P*
Towing Yard with Office
Truck Stop with Fuel and Accessory Services
Vehicle Junkyard
Vehicle Sales or Rental(Automobile, P P
Motorcycles,Boats,or Trailers)
Vehicle Steam Cleaning P
Light Industrial ,assaying P
Services
Assembly of Pre-manufactured Parts,
except for Vehicles,Trailers,Airplanes,or P P
Mobile Homes
Blacksmithing or Wagon Shop
Bottling Works,Milk or Soft Drinks P
Brewery,Distillery,or Winery CUP P
Carpet and Rug Clearer P
Chicken Battery or Brooder
Coal,Coke,or Wood Yard
Cottage Manufacturing Uses P P
Crematorium P
Electroplating P
Fabricating Manufactured Housing,
P
Temporary,or Office Building
Food Processing(No Slaughtering) P
Furniture or Cabinet Repair or Construction P* P P
Furniture Sales,with Outside Storage or
Display
Galvanizing Small Utensils
Machine Shops P
Manufacture of Artificial Flowers, P P P
111110� Ornaments,Awnings,Tents,Bags
Manufacture of Aluminum,Brass,or Other
Metals or from Bone,Paper,Rubber,or P P P
Leather
(80) Near Southside District
6.C. Permitted Land Uses (cont.)
NS-T4R NS-T4H NS-T4HN NS-T4 NS-T5
Manufactured Home/RV Repair
Monument/Marble Works,Finishing and
P
Carving only
Monument Works,Stone P
Outdoor Sales and Storage CUP P' P•
Paint Mixing or Spraying P
Paper Box Manufacturing P
Pattern Shop P
Printing,Lithographing,Book-binding,
P
Newspapers,or Publishing
Rubber Stamping,Shearing/Punching P
Sheet Metal Shop P'
Warehouse or Bulk Storage
Welding Shop,Custom Work(Not P
Structural)
Yards,Contractors,Lumber,or Storage,
Automobile Storage Yards,Building P•
Materials
Heavy Industrial and Animal By-Products Processing
Manufacturing
Batch Plant,Concrete,or Asphalt
(Permanent)
Brewery,Distillery,or Winery CUP P
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;Forage Plan,Boiler Works
Manufacture
Galvanizing,Sheet or Structural Shapes
Gas(Natural or Artificial)Manufacture,
Processing,or Storage
Glue Manufacture
Grain Elevator
Magnesium Casting, Machining,or
Fabricating
Manufacture of Acetylene or Oxygen Gas,
Alcohol,Computers,and Related Electronic
Products,Airplanes,Automobiles,Trucks
and Tractors(Including Assembly Plants),
Ball or Roller Bearings,Steel Tanks,Candles,
Celiuliod,Cash Registers,Cutlery,
Disinfectants,Dextrin,Dyestuff,ELectrical
Machinery, Farm TOols,Typewriters,and
Vinegar
Transportation Airport,aviation field,helistop,or landing CUP CUP CUP
area
Passenger Station P P P
Near Southside District (81)
6.C. Permitted Land Uses (cont.)
NS-T4R NS-T4H NS-T4HN NS-T4 NS-T5
Wasted Related Recycling Collection Facility CUP CUP P•
Wholesale Trade Wholesale:Bakery,Produce Market,or P
Wholesale House
Wholesale Office or Supply Room P P
r-
Accessory Uses Accessory Use or Building P P P P P
Home Occupation P P P P P
Recreation area P P P P
Satellite Antenna(dish) P" P" P"
�5
Temporary Uses Temporary Outdoor Amusement CUP CUP CUP
Garage or Other Occasional Sale P P P P P
Temporary Vendor P' P" P•
(82) Near Southside District
Near Southside District (83)