HomeMy WebLinkAbout(0088) ZC-21-237Date: February 8, 2021
Case Manager:
Jamie DeAngelo
Case Number: ZC-21-237
Text Amendment
Council District: 8, 9
Owner /Applicant: The City of Fort Worth
Request
Request: An ordinance amending the Zoning Ordinance of the City of Fort Worth, being ordinance
no. 21563, as amended, codified as Appendix "A" of the code of the City of Fort Worth,
by amending Article 13 "Form Based Districts", of Chapter 4, "District Regulations" to
amend sections related to the Near Southside District in its entirety to revise certain
development and design standards in the Near Southside; providing that this ordinance
shall be cumulative; providing a severability clause; providing a penalty clause;
providing for publication in the official newspaper; and providing an effective date.
Urban Design Commission:
Staff Recommendation:
Zoning Commission Recommendation:
Recommendation
Approval
Approval
Approval
Table of Contents
1. Project Description and Background
2. Near Southside Text Amendments (Tracked Changes)
3. Recommendation Letter from Urban Design Commission
Project Description and Background
Staff is proposing Zoning Ordinance text amendments for the Near Southside Design Standards and Guidelines.
The purpose of the amendments, as requested by Near Southside, Inc, is to add flexibility to the current code,
maintain high standards of design, and to update exhibits and references. Changes are being recommended to
the design standards in the Streets and Public Spaces, Building Location and Orientation, Building Height, and
Architectural Standards sections of the code. Specifically, the amendments are as follows:
Recommendations:
1) S.B. Streets and Other Public Spaces:
• Add a requirement that landscaping in the street tree/furniture zone between the curb and
pedestrian way should allow clear visibility from the street, and limit shrubs to be a max of 36"
in height.
• Remove table detailing the annual flat fee rate per residential dwelling unit and instead refer to
fees listed in the Neighborhood and Community Park Dedication Policy.
2) S.C. Building Location and Orientation:
Reduce rear minimum setback from 3 feet to 0 feet.
• Adjust the requirement for pedestrian residential entrances to require street -level units to have
pedestrian access on all public street frontages, rather than just `primary' streets.
3) S.D. Building Height:
• Adjust rules about height to allow some elements to 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. These elements
include: a. Elevator or stairway access to roof; b. Rooftop shade structure; c. Greenhouse; and d.
Mechanical Equipment.
4) 5.17.7 Ground Floor Transparency
• Adjust rules to ground floor transparency such that, for all ground floor nonresidential uses
located along publicly accessible streets and other public spaces, glazing allowing views into the
ground story use for a depth of at least 8 feet. Windows cannot be made opaque by window
treatments (except operable sunscreen devices within the conditioned space).
• Adjust rules for transparency to prohibit permanent interior window installations, including but
not limited to security bars or glass blocks, unless otherwise approved with a waiver from the
UDC.
5) S.F. Architectural Standards
• Allow up to two mobile food vendors on a site in the Near Southside without requiring design
plan approval by the UDC.
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TABLE OF CONTENTS
A. Near Southside District Background
B. Promoting Revitalization with Form -Based Code
A. Intent
B. General Development Principles
(4)
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A. Van iples�B. er Public Spaces
ndards
adsides
3. Roadside Elements
4. Public Parks and Plazas
5. Public Art
C. Building Location and Orientation
1. Base Setback Standards
2. Contextual Setback Standards
3. Pedestrian Entrances
4. Fencing
5. Drive -Through Standards
6. Sky Bridges
D. Building Height
1. Height Guideline
2. Building Heights
3. Building Heights Along Primary Streets
4. Height Bonus Requirements
5. Fairmount Transitional Height Plane
OW (12)
(16)
(20)
(22)
(26)
(40)
(45)
E
1
Parking and Driveways
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
(48)
(50)
(72)
A. Mi Use quirement for Large Developments (74)
B. Spe quirements for "N" and "R" Zones (76)
C. Pe fitted Land Use (77)
4
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Th ar So side is located just south of Downtown Fort Worth and is the city's second
largest em center, with over 40,000 workers, many of whom are employed in the health
care indus Ithough 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 FSWI-NSI strategic plan by
reference), + NSI and the City have long recognized the importance of urban design in real-
izing 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 guideline that
promote development that is consistent with the contextual design goals for those/ ctive
areas
FWS+ NSI has worked with property owners to promote desire
through rezoning to the "MU" classifications; and second, tl�j/
design guidelines. Although the effects of these past efforts h
comprehensive update of the district's developm*1standard,
Near Southside urban design district overseen l
to promote the district's continued revitalization,
• The patchwork of singl
allow or promote a mix
City's Comp e
growt er."
• Outda developme
that cha terizes the
competiti dvantag
ways: first,
rmal
sary
ing districts did not
in the
is designated as a "mixed -use
the type of pedestrian -oriented urban design
memorable areas and serves as a
• The patch of ing districts threatened redevelopment momentum by failing to create
a pre. ctab sstment environment in which property owners could confidently invest in
redevelop ent 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
2
3
4
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 prom es buildings
that conform to tested urban design principles, and that adapt to changin ions over
time.
Maximize connectivity and access: The Near Souths
requires a truly multi -modal circulation network in wf
conveniently walk, drive, bike, or ride public transportat
the district. Development standards andXidelines are
and street designs that balance thestraation mo
all residents and visitors, including thosebilitie:
Require excellen
civic art) and of I
urban ener
ization
d visitors may
and outside of
IIIIII&Ole blocks
Fulessibility for
An of the m (bui�on Fort Worth's history of
hront pu c spac e most successful and memorable
which waing do e street is appealing. Streets, plazas,
Id be rtable and inviting, and buildings fronting those sting at the pedestrian level. Providing a medium
or various household types and income levels is critical to
using typologies reflect historical residential patterns and
ons espoused.
Promotgoofreservation and creation of distinctive neighborhoods that provide
divers an 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
6. Encourage adaptive reuse port the res tion of h ri ally significant
buildings: The Near S de i des histo cant b gs that should be
incorporated into new ev ment ojects. T develo standards and guidelines are
intended to njunc wi he City's toric P servation Ordinance to encourage
preser and a ere cant gs.
7. Encour creativity, hite ral diversity, and exceptional design: The Near Southside
develop standard d gui s promote high quality design, and the development
review pro s promo flexi ity. Standards and guidelines, as well as the development
review proc are ' nded 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)
SECTION 3. ADMINISTRATION
3.A. Intent
The development standards and guidelines included in this document are intended to be clear,
concise, and user-friendly. The development review process is intended to be predictable and
flexible, and to facilitate the timely approval of conforming projects.
3.13. Relationship to Other Regulatory Documents
The Near Southside (NS) Development Standards and Guidelines document is intended to
minimize references to other sections of the City's Zoning and Subdivision ordinances.
Developers are responsible, however, for reviewing and complying with all pertinent zoning and
subdivision standards, including those not directly referenced in this document.
There are two notable references to other sections of the Zoning Ordinance:
a) the Historic Preservation Ordinance (Chapter 4, Article 5), whic des e procedures
and requirements related to the preservation and reuse of his all nificant buildings;
and,
b) Off -Street Parking and Loading (Chapter 6, Ar '
All development must comply with all federal,KLarks
nty, i lations. H Ily
designated properties must comply with requssoci with those de tions (e.g.,
Fairmount Historic District properties must cohat dis is design guidelines as well as
processes required by the and Cultur Co n).
3.C. Def aWINO Pf "St " and " idelines"
De ent Stan are 'ect�le regulations, often illustrated through diagrams
and hes, with w all ects mu comply. Unless noted as a guideline, all provisions in
this doc ent are de pme dards. If a project of exceptional design is clearly consistent
with the Stan
Dev pme rinciples but does not conform to a certain development standard,
the Urban sign C mission (UDC) may approve a Certificate of Appropriateness (COA) that
cites the pr ompliance with those principles. (For projects not conforming to the height
and setba egulations, 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)
o u
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 Roe stre '
clear) conform to all standards may be n pe improvements
Y Y (Rendering b & urges ).
approved administratively by the Development In ad private construction ects, public
Services Director without UDC review. Staff projects s as stre and streets
may administratively approve waivers from improveme r t to review istency
roadside design elements for properties with the stan s and guidelines.
located along a street that is planned for a
sponsored streetscape proj
Because of the unique age n s of the o Is, st ay also approve
appropriate hospital sign that iates fro the dime al standards. The UDC shall
review pro' equir er tion or di retiona judgment with respect to the project's
com ' e with s rds gu s.
The C shall als view he following:
kybridge ee on 4.C.6)
ive-thr h Facilities (see Section 5.D.5.)
• i od Courts (see Section 4.F.8.)
• ment 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:
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 Citv Plan Commission. Variances, vacations, and subdivision waivers should be
See Section 4 for development zone map with parcels
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 promotin
higher -density, mixed -use redevelopment in appropriate location V10
2. Draw development zone boundaries to promote a la
residential units in order to create a "live, work, play" eri
neighborhood
3
Draw development zone boundaries to
businesses that warrant tailored developme
operational requirements.
HISTORIC PROPE
4. F
re4
and I
appli
5. F
;rer new
a to supp(
ns and
their unique
>i cant buildings into i o
oUperties on the Regulating Plan
istoric Preservation Ordinance and
e
psi ation of currently unprotected historic properties and their
identifying the most eligible properties on the Regulating
tion 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.B.
Sample section of
development zone
map. See pages J
16-19. z '
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.
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 I I I I I I I I I I I I I I I I I I _IV -I
I I U R B A Nm
MIN f
Dr..
NATURAL RURAL SUB -URBAN GENERALURBANr URBAN CENTER
ZONE ZONE ZONE ZONE ZONE
Source: SmartCode v8.0, Duany Plater-Zyberk & Company
r-
URBAN CORE ,
ZONE
Near Southside District (15)
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HISTORIC PROPERTIES
(Refer to of Zoning Ordinance Ch. 4, Art. 5)
0 Local Desiqnations
HSE - Highly Significant Endangered
HC - Historic and Cultural Landmark
DD - Demolition Delay
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Standards (Standards and guidelines are listed in Sections 5-7.)
T4 20-ft. maximum front setback
18-foot minimum farade height
3 stories max. if single use
5 stories max. w/ public space or mix of uses
6 stories max. w/ public space and mix of uses
Parking behind or beside buildings
T5 20-foot maximum front setback
18-foot minimum fa�ade height
5 stories max. if single use
8 stories w/ public space or mix of uses
10 stories w/ public space and mix of uses
Parking behind or beside buildings
�Neighborhood zone
No single-use non-residential
3 stories max., 4 stories w/ public
space or mix of uses
�Institutional/Industrial zone
Flexible driveway and entrance
standards
R Restricted zone
No bars or industrial �
uses; see p. 44.
Near Southside District (17)
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mE u i
4.C. Circulation Network and Street Design
1. Primary Streets and Main Street Map
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
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 STANDARDS AND GUIDELINES
5.A. Intent and Principles
This section includes standards and
guidelines related to the orientation and
configuration of streets, public spaces,
buildings, sites, and parking facilities.
The purpose of these standards and
guidelines is to promote high quality,
pedestrian -oriented, sustainable
development that adapts to changing
conditions over time, without dictating
architectural style. The following principles
provide the basis for the development
standards and guidelines.
STREETS AND PUBLIC SPACES
1
2
3
4
5
6
7
Design all streets and sidewalks to prom
serve as the Near Southside's most hea,
Balance the circulation re
and pedestrians in tl
strategies to achie e
it vehicles, bicycles,
text -sensitive design
ch as striped bike lanes, on roads that
r less experienced or slow riders.
construction in the design and construction of
roadside designs to allow easy maintenance.
09M parking in as many areas as possible to support district businesses
traffic speeds.
Adhere to time -tested roadside design strategies that create walkable streets, including
shade trees and pedestrian lights located along the curb, between the roadway and the
walkway.
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.
Near Southside District
On -street parking, wider sidewalks, street trees, and
outdoor dining areas will help create the district's most
appealing and heavily used public spaces. _
` wing supports retail and restaurants and also
provides a traffic buffer for pedestrians.
A network of public spaces that includes both smaller
plazas and larger parks is a key element in urban districts.
Near Southside District (GJI
The principles support active streets with ground level
uses that are oriented to public sidewalks.
ed behind or to the side of buildings are
with the district's urban character.
Historically significant buildings help define 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.
R
Q
Locate and design surface parking lots, individual garages, and large parking gar
as to reduce their visual impact and/or to create public amenities (e.g., �;e
environmental features).
Design and orient buildings on Magnolia, Park Place, West
Pennsylvania, 8th Avenue, and Vickery so as to support t
Southside's primary pedestrian -oriented commercial di i
7. Encourage the use of durable, attractive mat
reuse of buildings.
8. Design buildings that reflect th
treasured historic buildinu%*#
9. Without dictating arch
._u
10. En
11. Design`
to prom
s so
etic or
It, as the district's most
designs that contribute to
gs to be of exceptional design quality.
inimize negative impacts on air and water quality and
ronment.
Near Southside District (25)
5.13. Streets and Other Public Spaces
1. Street Standards
a. Main Streets
Main Street Local with Angled Parking
ROW = 100'-110'
10' 55 5.5' 10'
min. min. —20'(varies byangle) 15' 15'—20'(varies byangle) min. min.
Pedestrian _ M Parking Travel Travel Parking _ m Pedestrian
C C
Curb -to -Curb =65'-V
Main Street 2-lane Local or Coll
ROW - AY-90'
10' 5.5' S' S' 5.5' 10'
min. min. 8' min. 1' 11' min._.,6jjjppMnn.
Pedestrian 6' Parking Bike* Travel Bike* Pedestr
c & c
,2 C to 50" 2
199-1 ICE
maybe used if bike lanes are not feasible. See Section 4.C. for proposed bike lane streets.
Main Street 3-lane Collector or MinorArterial
ROW 60'-100'
10' 5.5' S' S' SS 1(y
min. min. 8' min. 11' 1 11' 1 11' min. 8' min. Imin.
Walkway N ParkinglBikel Travel I Turn Lane I Travel Bike* Parking rn Walkway
E
Curb -to -Curb = 49'-60'
I � I
ry ry "
I Imo. I
*Wideroutside lanes may be used if bike lanes are not feasible. See Section 4.C.for 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
a. Main Streets (cont j
Main Street 4-lane Minor Arterial
ROW = 40'-115'
10' 5.5' S' 5' 5.5' 1(Y
min. I min. 8' Imin.1 I I 11' I ill 1 11' 1 min. 8' min. I min.
Pedestrian r Parking jBike-I Travel I Travel I Travel I Travel I Bike" Parking Pedestrian
7
SO piC
Curb -to -Curb = 60'-75'
I I
I I
I 1
"Wider outside lanes may be used if bike lanes are not feasible. See Section 4.C.for propM
Main Street M rial
ROW =105' S'
lo' 5.5'
min. min. 8' 11' 1' Varies 1'
Pedestrian Parking Bi Travel Median Travel
L
Curb -to -Curb
5' 5.5' la
i min. min.
ke" Parking �+ Pedestrian
"Wider outside lanes may be used if bike lanes are not feasible. See Section 4.C.for proposed bike lane streets
F,I
16-A
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 =60WO'
5'
5.5'
5.5'
5
min.i
min.
8` 1
11" ill
81
min. I
min.
m
,
Parking
Travel Travel
Parking
m
R
8
8
a
Curb-to-Curb=38'
,2
a
Mixed -Use 2-Lane Collector
ROW =60'-90' 10
5' 5.5' 5' 5' 5.5'
min. min. 8' min. 11" JL[11' min. i
m Parking Bike* Travel ravel Bik,-1 Parkin -
vo E
� �5 ["urh-r nrh- a
I t J �-1010
outside lariliftljosed if bike lanes are not feasible. See Section 4.C. for proposed bike lane streets.
Mixed -Use 2-Lane Collector
ROW = 60'-9(Y
5' 5.5'
5' 5'
5.5'
5
min.1
min.
8" min.
11'
11'
min.
8"
min.
min.
m
Parking Bjkc-T
Travel
T Travel
T Bike-T
Parking
m
w N L
dl L
u�i
Curb -to -Curb= 38"50'
[i
*Wider outside lanes may be used if bike lanes are not feasible. See Section 4.C. for proposed bike lane streets.
NOTES:
1) The City's Traffic Engineer is authorized to approve modifications to cross-section dimensions in response to
site -specific constraints.
) Near Southside District
b. Mixed -Use Streets (cont.)
Mixed -Use 4-lane Minor Arterial
ROW = 80'-115'
5' 5.5' 5'
min.i min. 8' min. 11' 11' 11' 11
m ds s Parking jBikel Travel I Travel I Travel Trav
p vb
Curb -to -Curb = 50'-75'
"Wider outside lanes may be used if bike lanes are not feasible. See Section 4.C.
5' 5.5' 5
min. 8' min. j min.
BikeParking o- 5.
N
bike
Mixed -Us 'or Arterial
ROW
5'
ILI
min.
min. 8' m' 11' V s 11'
min. mir
3
P ike" Tra Travel M Tr Travel
arking �'
3
F
Curb-to-Cu 75'-95'
H
2
r
"Wider outside lanes maybe used if bike lanes are not feasible. See Section 4.C.for proposed bike lane streets.
NOTES: VP_
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)
5.13. Streets and Other Public Spaces (cont.)
1. Street Standards (cont.)
c. Commercial Streets
Commercial Local or Collector
ROW = 50'-60'
5'
5.5'
5.5'
5
min
I min.
—16'
—16 min.
min.
3
Travel
Travel
ay
Curb -to -Curb - 28'-32'
Commercial 4-lane Minor
ROW = 70'
5' 5.5' S.5'
min. min. 13' 1 11' 11' 1 13' it
Travel I Travel ravel Travel
Y �
3 E 3
Commercial Major Arterial
ROW - W-100'
s
5.5'
5.5'
5
in,
min,,
min. 13'
11'
Varies 11'
t 13' min, Imin.
Travel
I Travel
t Median TTravel
T Travel Q
Y
L
N L
_
Curb -to -Curb - 58'-68'
2
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
dd. Alleys
1. Alleys shall conform to all standards contained in the Subdivision Ordinance,
Traffic Design Manual and Water & Sewer Design Manual.
Near Southside District (ji )
5.13. Streets and Other Public Spaces (cont.)
2. Public Roadsides
a. Roadside Design Options
1. Dual Planting
Strips
I
2. Wide Planting
Strip
3. Narrow Planting
Strip
4. Sidewalk
Planter
Roadside Width - Total width of pedestrian way and street tree/furniture zone (see 5.B.2.b for minimums).
20+ feet I 13-15 feet
Pedestrian Way
NS 5 ft. minimum 5 ft. minimum
Paved (6 ft. if adjacent (6 ft. if acent
Walkway to angled parking) to angl rking) to
Hemphill
Corridor 7 ft mu 7 ft.
Paved
Walkway
ween Along rty
10-20 feet
ft. m' um 5 ft. minimum
aw,nt
ed parking)
7-10 ftigMimum
5-10 ft. minimum
Along property
Along property
line, or
line, or
along planting
along planting
strip if sidewalk
strip if sidewalk
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.
Plante Min 5.5 ft. wide Min 8 ft. wide Min 5.5 ft. wide Min 5 ft. x 5 ft
(each) tree well
Tree
Spacing
5.B.3.a
---------------
Ped Light
Spacing
5.B.3.c
---------------
Other
elements
5.B.3.d
25-35 ft
(Must be min. 10 ft
from bldg.)
-----------------------
60 ft
maximum
-----------------------
-Irrigated
groundcover
-Fire hydrants
(32) Near Southside District
15-35 ft
60 ft
maximum
------------------------
-Irrigated
groundcover
-Fire hydrants
15-35 ft
60 ft
maximum
-----------------------
-Irrigated
groundcover
-Bike racks
-Trash bins
-Benches
-Wayfinding signs
-Sidewalk tables
and displays
15-35 ft
60 ft
maximum
-----------------------
-Bike racks
-Trash bins
-Benches
-Wayfinding signs
-Sidewalk tables
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 ped trian
way shall extend onto private property, with a public sidewalk easement ed.
The roadside shall be measured from the back of the curb to the o edge of the
pedestrian way (closest to the building facade).
"Commercial" and "Mixed -Use" streets — 10.
"Main" streets — 15 ft
3. Roadside Elements
a. Street trees
,e pation standards set forth
,s c n be applied towards mitigation
so apply.
nt shall provide shade trees within the street
Street tr s shall be a minimum of three (3) inch caliper and placed 15-35
et rt on center, depending on the trees' size at maturity.* (See the list
prng 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
Small Canopy (Min. 15' spacing)
Redbud
Mexican Plum
Eve's Necklace
Medium Canopy (Min. 25' spacing)
Caddo Maple
Bald Cypress
Large Canopy (Min. 35' spacing)
Texas Red Oak
Shumard Oak
Live Oak
Durand Oak
Lacebark Elm
Cedar Elm
b. Pedestian Way
1.The pedestrianjanexas
ave
walkways a mf 5 feet
shall comply with
.mption: IWr re ation'rIIWon
perties wi xistin f sidewalks.
2. ving mjririals shall be attractive and
ea ain. Appropriate materials:
•I�oncrete
• Pervious concrete
• Masonry pavers over concrete
base
• Similarly durable materials that
meet City standards
3. Landscaae Dlantina in the Street Tree/
Furniture Zone between the curb and
pedestrian way should allow clear
visibilitv from the street. Shrubs to be a
max 36" in height.
Medium Canopy (Min. 25' spacing)
Ginkgo
Large Canopy (Min. 35' spacing)
Pecan
Prohibited
Hackberry
Sycamore
Silver Maple
Mulberry
Siberian Elm
Mimosa
Arizona Ash
Willow
Bradford Pear
Chinese Pistach
Street tree/furniture Pedestrian Way
zone (Clear walkway,
(Trees, Lights, Awnings and other
Bike Racks,Tables) shade elements)
j (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 pedestri s
in and around property is required. Lighting must blend into t itectural
elements of the structure. These lighting elements shall e prov y either
UDC, Planning Department and if necessary Land missio
• Any new lighting to meet this requirement sha e in the form of fl
lighting, intermediate or strobe lighting.
2. Pedestrian lights shall be located
approximately at the midpoint between tin
trees and spaced a m 60 feet
apart.* (See note Whe ecessa
spacing exceptions m e m e to
re t
and
, fire
3. GNnfinuity
es
• of htin ylethroughout a
borh is encouraged.
uld be durable and easy to
ain or replace.
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. 14
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.
Provide comfortable seating and should not use the standard,
stand-alone advertising benches seen at many bus stops.
Where feasible, incorporate other streetscape elements, su
water fountains, newspaper boxes, trash bins, and/or si ge
Reflect design excellence and should be d
simple utilitarian fixtures. Creative and timc
complement other streetscape furnishings
Be constructed of durable,
are easy to maintain.
* If no pedestrian ligh
end of the block too
accommodate public
sure from the
curb intersection to
or lights exist, measure
Bike racks that are easy to recognize,
attractive, and simple to use help make the
Near Southside bike -friendly, providing
convenience and security.
(36) Near Southside District
5.13. 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 acquisitio and park
development and may be adjusted administratively on an annual basis up to the amount
of change in the Consumer Price Index (CPI). Any fee increase or decre r than the CPI
shall require the approval of the City Council.
b. Plazas — PlaJPWe urban public spaces that are more formal than parks and have a higher
degree of har 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.
buildings that establish a strong urban street
6. Avoid sunken plazas and architectural be
to promote use.
7. Provide flexible space for pri
they do not appear barren whe
bet suited for
nts; th often fail
design such s
kning.
s so that
ns, public display
natural shade and/or to soften hardscape
The standards and guidelines encourage
a variety of public spaces on the Near
Southside, ranging from the type of active
urban plazas and more passive and
heavily landscaped urban neighborhood
parks shown here. .
(38) Near Southside District
5.13. Streets and Other Public Spaces (cont.)
5. Public Art Guidelines
a. Public art in private projects — Where feasible, developers are encouraged to integrate
art into the design process for buildings and public spaces.
b. Public art in public projects — Public agencies are encouraged to integrate art in
the design of all publicly visible infrastructure, including retaining walls and public spaces.
c. Fort Worth Art Commission assistance — The Fort Worth Art Commission may assist
with identifying appropriate artists and/or advise on selection processes for projects.
3e firefighter boots
3 was funded LbA
-ogram. In aaai
to City projects, I
Near Southside District (39)
5.C. Building Location and Orientation
119
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
8 ft. m9mmr 0 ft. min.
CORNER SETBACK
5' x 5' dedication when required by Section 5.C.2.f.
General yard development standards: Development sh
Article 1, Sections 6.101 B, 6.101 E, and 6.101 G of-IWIlIll!
2. Contextual Setback Standards
max. (Street classification maps s
Buildings front' aces — B
public space excel§the maxi
- Front
Ik; 0
PA
SE
L BLOC
CKS
ACE 7ONDITIONS
_._._._._._.
_.�.
_._._._._._._._T_._._._.a,'
i111
+
REAR .min.
I
SIDE O'min. N
i
I �..
✓Umm
i
Mid -Block
I
I
p p
�
Z 12
Corner p a...
Condition
;
Condition
u_
O'min. y
20' max.
I
I
I
I
V
FRONT
I
ai
0' min
FRONT 20' max.
—.—.—.—.—.—._._._._.J._._._.—.—.—.—.—.—.
— Front I
section 4.
tmpt NChapter 6,
rdinan
is 0 ft.d 10 ft.
front p�f parks, plazas, or other
k is Th. min. and 10 ft. max. along Oleander
,,r streets.
SETBACKS:
FULL BLOCKFACE CONDITIONS
SIDE -min.
>
........
W
a Condition
Conditio
Z a
a......
,
o' m (see below)
(see below)
20' max.
G
[
fail
V
0' min.
FRONT
5
�xc�c�•�i
z vi
07
3 ui
.-.-.-.-.-.-.-.-.-.-.
20 max.
..e _
y
Y
in
Public Walkway
♦
Condition A: Full building
frontage with side, rear, or
off -site parking
(Preferable)
Primary
Walking Street
Condition B: Partial
building frontage
occupying primary corner,
with side parking
(40) Near Southside District
SETBACKS:
INTERIOR BUILDINGS
Y._._._._._._._._._._.
---------—--- ......................
REAR O'min.
SIDE
a' min.
•
♦
♦.
Interior Building
C
z c
a
O
m
LL
CD
0' min.
20' max.
•
Frontage Frontage Building..........}
L4J
Aeza•
0' min.
!FRONT 20'max. FRONT
0' min.
20'max.
S4 ao i
�. _.I_._._._._. _.
Public Walkway
,
V,
♦.............................................�
must occuov 60% (50% in "I") of the
perpendicular, or parallel parking is loc on private
as on -street parking, the front setback X ured from
Similarly, if a required pub is walkway (s eX
.B.2)
property, the setba red from edge
a
CD
U
i
En
C
8
T
C
W
IT
Zi
`o
0
��ty — If ang
y t function lame
edge of the p is walkway.
W
ches onto private
wn in diagrams to right.
aide yards adjacent existi buildin s When al Wting property with an
existi has do facing to t side, �y new building shall provide at least
et of se ion.
obuildiinFor er builMr7s at street and alley intersections that do not
in sign ffic signals, a triangular dedication measuring 5'by 5'is
reqdivi ordinance. The triangle shall be measured from the property
linebility obstructions.
Intenterior buildings may be constructed if the project also includes
frontAlre 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 4.13.)
Near Southside District (41)
5.C. Building Location and Orientation (cont.)
3. Pedestrian Entrances
a. Primary pedestrian building entrances
shall be located on the street frontage of
the building. If a site's slope presents
significant impediments to a street fronting
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
use with exterior ground level exposure
along a street or public space shall have an
individual public entry from the street or
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.
PEDESTRIAN ENTRANCES
edi al office building
z t magnolia Green
The tHA
specialty
CsM�
hy caker
corner
?cts orient primary
walks, and corner
s often include
(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'!F,
f
prohibited. Specifically, exterior security fences
and gates that are located along public streets,
F ,
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
R
between building facades and the property line.
b. Privacy fences —A front yard fence or railing
r
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.).
ntion gated com s are not
a d, but short priv y fences that
c delineate private yards and
s are compatible.
5. Drive-Throu sign St and
Conventio e- h us
port a strian-oriented environment and are
incons' with the ur rede pm r the Near
Southside. Although
drive-thro facilities ar 'scou ed, the o lowing standards
shall apply to facilities
a!Ta0z
siRkina lanes — Drive -through windows and stacking lanes shall
ithin the front yard setback or along facades that face a street; where
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. Screening — 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
SKY BRIDGES
6. Sky
The well -screened Wells Fargo drive -through facility is a
good example of a compatible design that fits into a
walkable environment.
es
Sky bridge 6an public streets to connect upper floors of opposing buildings often
negatively i street -level pedestrian activity. There may be, however, unique
circumsta es 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
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 250f
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 Eauiament (ref Sec 5.F.1.c. for c in
Minimum height facades alo pu eets andP
(Also see 5. li ces:
guideline above iWings < 41 sq. ft.:
ildings >_ 4, sq.ft.: 1 for at least
° of the fa unless located
ri reet— see 5.D.3 be-
low.
round floors of multistory non-residential
gs: min. 10 ft., floor to ceiling.
Worn heights
T4 and T4-N
3 stories
T4-1
6 stories
T5 or T5N
5 stories
T5-1
10 stories
Maximum heights
with a) mix of use,
b) public space,
and/or c) struc-
tured parking bo-
nuses
(See Section 5.D.3.)
T4-N: a, b, or c
4 stories
T4: a, b, or c
5 stories
T4: a&b, a&c, or b&c
6 stories
T5 or T5N: a, b, or c
8 stories
T5 or T5N: a&b, a&c, or b&c
10 stories
uirments)
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.
r
NG F�S
VT4
s
4-I: maximum
eting 2 of 3 bonus provisions
5
T4: bonus for mixed -use or public space or
parking garage
:...............................................................................................................
4
T4-N: bonus for mixed -use or public space or
parking garage
'...............................................................................................................:
3
2
All zones: See table for minimum facade
heights for single -story buildings
(Also see roof provisions in Section 5.F.1.)
Near Southside District
TGJIIIIIIIn P' KItU 2 LJ
c
10
T5-I: maximum
T5, for meeting 2 of 3 bonus provisions
9
8
T5: bonus for mixed -use ac public space gL
parking garage
:................................... ...................... .............. ............
7
6
5
T5: maximum
4
3
2
All zones: See table for minimum facade
heights for single -story buildings
(Also see roof provisions in Section 5.F.1.)
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 tha garage
height shall not exceed the tallest non -garage building. Also see 5.
5. Fairmount Transitional Height Plane
Properties that share a property line with a one -
Historic District: Any portion of a building within
exceed 2 stories. A 450 transitional height plane
than 20 ft. from the property li icted bel
_lea.
(Shared
One- or two-family
residential
OMFairmou
line shall not
n of a building further
property line)
450 plane applies to any
IF
portion of building further
than 20 feet from shared
property line
120 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; Ian options
that minimize surface lots along public streets should be explore
Maximum Surface Parking Lot Frontage — The perce
street shall not exceed the following maximums:
a. 40% of the development site's total frontage IEtj
b. 70% of the development site's total frontage lengt
Parking lot frontage measurements shall i
and/or drivable surface that functions as r
limited to — drive aisles gtaAmadkinq spacE
Surface Parking
sidewalk by a de(
ntage along any
ry streets, and
idary streets.
:ron"tage lenglogr5any paved
irculation, such as — but not
t fro e>�shall be separated from the
lea In height.
uildings should be designed as architectural
same materials and style.
SURFACE PARKING:
FULL BLOCKFACE CONDITIONS
z
Condition Condition p o_
A B
u- ;
(see below) (see below)
FROM i
-_._._._._._._._._._._._._._._.
Public Vlfialktivay�
ME, Surface parking areas
Condition A: Full building
frontage with side, rear, or
off -site parking
(Preferable)
Primary
Walking Street
Condition B: Partial
building frontage
occupying primary corner,
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. Fagade 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 shr may be
utilized for screening purposes but must screen at least 50% of pedest evel rking
garage facades immediately upon installation, with species selec a tually provide
full 100% screening. Green screens or living wall systems a ilized, t must
incorporate adequate planting area, irrigation, and str al sup ort syste o be
successful.
c. Adaptable Design: Ground floor comme ial use, or sp ble for fut
commercial use, should be integrated intokin garage cated along pub
streets.
8. Driveway Location — Priv lar drive ys of be I�along "Main" streets.
This provision applies uideli in 'T zon
9. Drop -Off an ing Z Are — On-str t drop- 00
and loading areas support a
pedest rien trict approv y the City's Traffic Engineer.
Off-IUI
loading an op-o eas cated between the building and the sidewalk are
alloT4-I and T ones continuous sidewalk is provided adjacent to the street.
NE — Dro ff an ding areas proposed in zones other than T4-1 and T5-1 should
under overhang of a building that maintains the urban street edge
within th a ' m front setback.
COMPATIBLE PARKING FACILITIES
The parking standards are intended to minimize the impact of parking facilities.
Near Southside District
5.17. 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. AL
2. Par('
except
3. Entrana
the sun an
ROOFS ON SINGLE -STORY BUILDING
ng facades should be built parallel to the street frontage,
pedestrian way shall incorporate elements that protect pedestrians from
4. Awning#Malleries, 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
z
CW
G
0
�i
W
PEDESTRIAN PROTECTION
7WS ,s
(50) Near Southside District
ENTRANCES FROM PEDESTRIAN WAYS
5. Facades — Facades facing public streets and other public spaces
these facades, all standards in this section apply. Other highly visib
any of the following conditions must also comply with the stand r
exception of 5.F.5.d. "Ground floor transparency," which sh appl
Parking lot facing facades: Facades visible
and that face a surface parking lot of the sam
Side facades: Facades visibl
of sharing a side prop
further than the propo
Rail
resu
k at least 15 feet
and other nearby public areas as a
Builds shall, at a minimum, incorporate:
of structural elements, such as:
ioors
o Vertical support
o Foundation
2. Fagade articulation through the use of projecting and recessed elements.
3. Variety in materials, material pattern, or color.
b. Building materials
1. New building fagades facing public areas (except alleys) shall conform to the
material standards listed to the right. The list could evolve as 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
5.17. Architectural Standards (cont.)
5. Facades (cont.)
c. Fenestration (all buildings) —New building facades 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). PermanA@t interior
window installations, including but not limited to security bar, as locks, are not
allowed unless otherwise approved with a waiver from Clear glazing must
have a visible transmittance rating of 0.5 or great c nt to ds the fenestration
requirement. This provision applies as a gu' Ille in ' zones.
2. Guideline — Ground floor restaurants, c nd ba are enco ed along
"Main" streets and should have indows and rs an be op d t provide
direct access to the sidewalk w weather pe (i.e., when inte eating or
cooling systems are not necess
e. Lower level delin non resid tial ixed-us n s — Facades
oriented to a pIfac
cce le street e is s shall include clear
delineation bete fir r second vel and pper levels with a cornice,
ca e her archi ctural feature.
Parkin ason eets — Parking garages shall not have exposed
ctured par at t round floor level along a "Main" street.
6. ScreeIc
of Me
anical Equipment
a.d equipment— All service and delivery areas, trash storage, and
me al, electronic and communication equipment shall be screened from the adjacent
pustreet. 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
FACADE VARIATION
GROUND FLOOR TRANSPARENCY
GARAGE FACADES ON "MAIN" STREETS
Near Southside District (53)
5.17. Architectural Standards (cont.)
7. Architectural Variety in Large Projects — Each sequential block of new
construction shall contain unique building fagades 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.Outdoor 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 pu l�k spaces.
9. Mobile Food Court Review — The requirements of the mobile ve \be
t
ordinance apply for any site including 3 or more food vendors. B u of se
development conditions and unique mix of residential and esi n ial un the Near
Southside, all proposed mobile vending food courts wit distric sshalwed by the
Urban Design Commission for contextual compatibility with ghb g str
Outside of driveways, bathrooms and other
shall be landscaped, shaded, or otherwise im
appealing for park usersIreements.,
ness hou
complimentary to the 's dings du
transparency and fenestr
requiredWhe base ordinqWW,'all areas
o create ces that are comfortable and
a also vis ttractive and
off h oom buildings are exempt from
buildin erial standards shall apply.
BUILDING MATERIALS
leer with cavity wall construction
• Glass curtain wall system
• Metal Panels — individual or curtain wall systems
• Concrete — finish should be to an architectural level
• Wood
• Cement composite board (not simulating wood)
• Tile — terra cotta, porcelain, or ceramic
Limited Accent and Trim Materials
All primary materials listed above
Metal — galvanized, painted, or ornamental
Pre -cast masonry (trim and cornice only)
EIFS (Exterior insulation and finish system)
Concrete fiber simulated wood siding
Inappropriate Materials
• Applied stone without cavity wall
construction
• Vinyl or aluminum siding
• Mirrored glass
g (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
consistent with the principles and general
intent of the Near Southside Development
Standards.
b. Principles
1) To encourage excellence in signage,
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
property values and business
opportunities. 61
3) To allow and encourage creative a
unique sign designs while reventing
cluttered and una eetscap(
4) To ensure s' inforc he exist
and envisioned ch ter dare
gn tO excip-Mhe applicable
tric'ph by up to 20 percent of
height prescribed by this
rmining that:
1) The applicant or user has
demonstrated the existence of practical
difficulties in complying with the
standards.
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 any necessary permits.
However, if the non -conforming sign is removed,
destroyed, or the shape/design is changed, the
new sign must conform to the current standards.
Generally, signs should align to promote visual
order. Contrast between the color of the
background and the letters or symbols makes
the sign easier to read.
Near Southside District (55)
5.1=. 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
fapade 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 fapade and more than on storefront,
should relate to each other in terms of height, proportion, color, and backgr value.
Maintaining uniformity among these characteristics reinforces the bui s fapa e
composition while still communicating business identity. A com r siv 'gn plan is
mandatory for allnew developments and sign modificationci 'ng bu gs.
1. The comprehensive building signage plan shall oM
existing and future tenants with regard to all allowe
The comprehensive building signage
the number and location of on-premi;
an a,Ilowable aloof signage for
stint nonconfo signs, and
sated to each fenant under the
ding elements such as storefront
at damage or obstruct important architectural
FI
nd ap#115priate, signs shall be aligned with those on neighboring buildings
order on the block, to avoid visual clutter, and to enhance legibility.
consistent with the human scale of Near Southside buildings and blocks.
Sm�cale 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 fapade 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.
Near Southside District
10. Signs (cont.)
Well designed storefronts include pedestrian
oriented signage, window Y,4011MWnd the
use of internally illumi chan-7%tters.
square feet pe
The owin'�iits apply to buildings occupied by a single tenant
es in 'I ' gs with multiple tenants. One or more attached signs
ade occupied space. The signs may have a total area of 10%
which the signs are attached, with a maximum aggregate area of 500
oors and windows shall be included in the calculation of the facade area.
The facade are I be calculated by multiplying the width times the height, with a maximum
calculated hei t 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
• Monument signs (See page 53 for waiver
criteria)
J C
Parts $ orle
x
et wall signs are not allowed
3. The following signs are allowed:
M1
i�
sgo
Pole signs and Freeway signs along Interstate 30
are not 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.
) Near Southside District
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.
Signs on side or rear building elevations for a ground
floor business are permitted, provided that the
elevation contains a public entrance.
Above: Raceways less than 50% of the height of the letters
and not painted to match the background are not allowed.
I
Near Southside District
5.F. 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 owe City Code).
le reflect the character of each building and business. The size and
and blade signs should respect the scale of the structure.
Examples of acceptable blade signs.
4
(60) Near Southside District
10. Signs (cont.)
i. Sign Tapes (cont.):
Awning Sign Standards — Awning and canopy signs
are painted on or attached to an awning above a
business door or window. Awning signs may be allowed
on the shed portion of the awning, but are preferred on
the valence flap. The flap height should be large enough
for letters and symbols to be read easily.
• Minimum vertical clearance from sidewalk: 8 feet
• Maximum letter height is limited to 75 percent of the
height of the valence flap/shed area
• Material shall be a matte finish canvas
• Awning shape shall relate to the window or door
opening
• Awning Sign Guidelines
• Barrel shaped awnings should be used to
complement arched windows
• Rectangular awnings should be used on rect War
windows
Canopy Sign Standards — C igns typica a
attached above or below t ce o nopy.
Awnings and canopies enhance building architecture, and add color
and interest to the streetscape.
Near Southside District
5.F. Architectural Standards (cont.)
10. Signs (cont.) �
i. Sign Types:
Shingle Sign Standards — Shingle signs are smaller
projecting signs that are typically located near the
LA
entrance of a storefront. They project outward at a 90 Jo`V
degree angle and hang from brackets. Shingle signs
can include logos, symbols, or lettering. A shingle sign ..
is generally in -tended to be read by pedestrians and by—'�'_., r
motorists in slow moving vehicles.
• Minimum vertical clearance: 8 feet EWE= !mnd
• Maximum projection: 4 Feet
• Maximum area per sign face: 8 square feet per sign A0
face
• Maximum total area: 16 square feet
• Shingle signs shall be located within eight (8) feet
of an active pedestrian entrance. To minimize visual
clutter, shingle signs should not be locate within
close proximity to other hanging signs or M
g
signs.
ip
ii
Symbols and logos on signs, identifying the
business, add interest to the street, are quickly
read, and are often remembered more easily
than words.
ON
r�
M
l (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,
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 de
by administrative staff for signs that screen u
mechanical office and kitchen equipment an a
spaces.
• A maximum of one wi ign is rmitted p
window p ed wi w
• Te y window are owe oHow
the to ary sign st ards.
• Handwri paper, c boar d plastic signs are
not allowe
• Neon signs itted provided that all electrical
supply cor onduit, and electrical transformers are
hidden from view through the window.
I F-P,
Window signs can express business image
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.F. 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
• Hours and should be removed during non -business
hours.
• A -frame signs are allowed on private property or wit in
public rights -of -ways sign shall not impedNedaestrian,,ADA, or vehicular access.
A minimum access width of seven (7) feebe
maintained along alls, nd buildi4s
accessible to the
,,r
sidewalk ramp,
the sttet.
N%
not interfere with
ADA access. This
se to the ADA
v it difficult to cross
j (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
facade size and sign design of the sign and building into consideratioW
• Lighting is limited to internally illuminated channel letters a
letters and/or logo. 4I
• Signs shall be compatible with existing archite
sized for their location. Signs shall not conce�
features.
• Letter Height (max): 8 feet
• Width (max perce
ure and shal
jestroy, or d
Near Southside District
5.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.
Zk
Exciting, interesting, and unusual signs can con-
tribute to the Near Southside's vitality.
(66) Near Southside District
10. Signs (cont.)
i. Sign 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 noA
larger than 16 square feet per face may be considered.
Material: Sturdy and not subject to fading or damage froo
of paper or cloth is not permitted unless located within a g
enclosure.
r'
Near Southside District (67)
5.1=. Architectural Standards (cont.)
10. Signs (cont.)
i. Sign !ypes:
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
• Locations are limited to landscaped areas, with a minimum setback
ways of five (5) feet. 100
• Backgrounds shall be opaque with a non -reflective m
A monument sign shall be set onto a base or frames
proportioned appearance that complime is the buildi
External lighting fixtures shall be design comple
internal lighting that only illuminates text n os.
A sign erected o op o etaining
of the wall shall e uded the overa eight c
minim ack is re ed.
4 inches
lic-rights-of-
ive,and well -
sign or
eredAffl6nument sign. The height
[lion. In this case, the five (5) foot
OW -or seat wall that is an integral part of a plaza or
area allocated to wall signs. In this case, the five (5)
(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 relati
products or services that are not offered on premise.
• Window electronic display sign locations shall not contribute to ligh p tion any
adjacent residential developments.
On detached signs, electronic changeable copy shall b d to m nument si
• The message shall not change at a rate faste han one me e 20 secon
The interval between messages shall be a mi m of one s d.
• Animation, rolling or running letters or messa ng lights, displays is prohibited.
• All sound is prohibited.
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.)
i. Sign !ypes:
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
) Near Southside District
10. Signs (cont.)
i. Sign Types (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
sIZP chanP area and rlacirin
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
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 remov the large
tree. Replacement of any tree preserved and that dies with e ye s due to
construction or development activities will be the resp ili f the original
applicant. Replacement will be new tree400
of hes each
in diameter and equal to five times the lopy. ee replac nt will be
guaranteed for a period of two years. IL
b. Trees In Surface Parking Lots —A ew construct shall prolloW least
40% tree canopy coverage of surfac ing lots (re to the categoriAtIfflist of
canopy trees on the following page).
c. Tree Protecti n rant/Re The pr ns of Zoning Ordinance
Chapter 6, Ar c Secti 6.301
.K. apply. ovisions ensure that sufficient
care n duri on s ction to pr ect exi g trees, and that any preserved or
y p tree the pr ns of Sections 5.G.1. and 5.13.3. In this
ocument s be r ced ithin 5 years.
2. Fron rd Land apin uideline — Where there is a setback, front yard landscaping
in additio requ- d trees should be provided and maintained in areas outside of ground
level elem ch as patios or porches. Native and drought tolerant species should be
used, an rigation systems should designed to minimize water demand.
Near Southside District
3. City Approved Canopy Tree List
(Other species considered on case -by -case basis.)
Larae Canopv Trees (2.000 sauare 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
Bigtooth Maple * Acer grandidentatum
Common Persimmon Diospyros virginiana
Texas Ash Fraxinus texensis
Ginkgo Ginkgo biloba
Kentucky Coffeetree Gymnocladus dioicus
Eastern Red -Cedar * Juniperus virginiana
Eldarica (Afghan) Pine * Pinus eldarica
Italian Stone Pine Pinus pinea
Honey Mesquite * Prosopis ulosa
Blackjack Oak * Quercus maril ca
Monterrey (MexJp &k * Qu s mor
Common buttol
Redbud * Cerci
Desert Willow *
Rough -leaf Dod ood # Cornus drummonc
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. bre�
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.
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 si , using the
following land use categories (see Section 6.C. for detailed list of land us these
categories; exceptions noted below):
• One- or two-family residential
• Multifamily residential
• Industrial and commercial (including medical
• Public and civic uses (excluding parks and rr
• Mixed -use buildings (must include atWst 2(
-Publicly accessible parks and plazas
Parking facilities and private open spE
use they serve.
2.
ntial)
primary land
use pliL.,shall be approved if it shows that:
*tl�*Wtwo of the land use categories, and
xed-use buildings occupies greater than 2/3 of the
not comply with the project test, then the vicinity test in
(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: A
b. The Director determines that the developer has demonstrated that
(e.g. adjacency to natural features, highways, freight yards, etc.)
conditions of section a. above impractical in certain areasi;;�i E
MIX OF US&TEST
,1
1,000 Foot Buffer of Mm
Bill,
Err
5 710
= = 9
J
ofL C
1
r
•
J'��
■rlanh
7 !� ����
IF
1'
FORT WORTH
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.
site'tonditions
Hance with the
k site.
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"
PROHIBITED USES IN "N" ZONES — Surface parking lots providi
use non-residential projects. These prohibited uses are note
6.C. on the next page.
PROHIBITED USES IN "H' ZONES - New veh
Mixed -use projects that incorporate housing on upper floors are appropriate in
"N" zones.
i for single
n Section
hibited.
(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 I NS-T4H I NS-T4HN I NS-T4 I NS-TS
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
One Family Attached (Townhouse or
Rowhouse)
P
P
rV
P
Multifamily Dwelling (up to 8 units)
P
P
Multifamily Dwelling (9+ units)
P
P
Pla
P
One Dwelling as part of a Business (Security
Residence)
P
P ILP
Group Living
Community Home P
P
P
P
Group Home I P
Cu CUP
P
P
Group Home II
CUP CUP
P
P
Halfway Hous
Shelter
Education
e or Universi P
P P P P
Day Cen or Ad P
P
P
P
P
chool, entary ary
P
P
P
P
P
Bu s CollegWCommercial School
P
P
P
P
P
Governm
Correcti Facility
P
P
Govern t Maint nance Facility
P
P
Gover ent Office Facility
P
P
P
P
P
A00rnment Vehicle Storage/Junkyard
P
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
office or medical clinic
P
CUP
P
P
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,
Recreation, or Welfare Center
P
P
P
P
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*
Telecommunication Tower
C
IftyP
CUP
Utilities (cont.)
Entertainment and
Eating
Utility Transmission or Distribution Line
*
P*
P*
Wastewater (Sewage) Treatment Facility
Water Supply, Treatment, or Storag
Facility
Amuse Ind
CUP
P
CUP
P
Amuse Outdo
P
aseball all F ity (Commercia
ling Al
P
P
P
P
P
P
P
vern, all Lo ance
Ha
P
P
P
Cir
Clu omme or Business
P
P
P
P
Dr' -in Restaurant or Business
P
P
P
P
ent 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, Cafe, 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
I P
I P
I
I P
I P
(78) Near Southside District
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
Service
Antique Shop
P
P
P
P
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
Retail Sales and
Service (cont.)
Burglar Alarm Sales and Service
P
P
OX
P
Caterer or Wedding Service
P
Pir
IL
P
Clothing Sales, New
P
P
P
Clothing Sales, Used
P
P
P
Convenience Store
P
P
P
Copy Store or Commercial Print with Off-s
printing
P
P
P
P
Dance Studio
P
P
P
Dressmaking, Cus ery Shop
P
P
P
Duplicatin ces
P
P
P
Farmers' ar
P
P
P
Store, no essin Milling
P
P
P
P
—7141111�Sales
P
P
P
P
Furnit les
P
P
P
P
Furnitur holster finishing, sale
P
P
P
P
General handise
P
P
P
P
GreenhoLffor Plan
P
P
P
P
Grocery re or Meat Market
P
P
P
P
Guns ing, Repair or Sales
P
P
P
P
e 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
Service
Auto Parts Supply Retail
P
P*
P
P
Automotive Repair, Paint and Body Shop
P
CUP
P
P
Car Wash, Full or Self Service
Gasoline Sales
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 61
Vehicle Sales or Rental (Automobile,
Motorcycles, Boats, or Trailers)
P
P
Vehicle Steam ing
P
AMP -
Light Industrial
Services
Assayin
P
embly tured Parts,
t for les, irpla
Hom
P
P
Bla ithing ag n Shop
Bot g Works or Soft Drinks
P
Bratry, Disti ery, or Winery
CUP
P
et and Rug Cleaner
P
O'Chicken Battery or Brooder
Coal, Coke, or Wood Yard
Cottage Manufacturing Uses
P
P
Crematorium
P
Electroplating
P
Fabricating Manufactured Housing,
Temporary, or Office Building
P
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,
Ornaments, Awnings, Tents, Bags
P
P
P
Manufacture of Aluminum, Brass, or Other
Metals or from Bone, Paper, Rubber, or
Leather
P
P
P
(80) Near Southside District
6.C. Permitted Land Uses (cont.)
NS-T4R
NS-T4H
NS-T4HN
NS-T4
NS-T5
AmkL
Manufactured Home/RV Repair
Monument/Marble Works, Finishing and
Carving only
P
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,
Newspapers, or Publishing
P
Rubber Stamping, Shearing/Punching
P
Sheet Metal Shop
P*
Warehouse or Bulk Storage
Welding Shop, Custom Work (Not
Structural)
P
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
Cuq&
P
Brick, Clay, Glass, Shale Tile, or Terra Cott
products Manu
Cement s Plant
Cement, Lim sum, o aster of Paris
facture
Co Cott or
Comp
Creosot atmen nufacture
Egg Crac or Procibw
Furnace, st; For Ian, Boiler Works
Manuf re
Galy.jlFing, Sheet or Structural Shapes
s (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,
Celluliod, 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
"77USTRIAL
Wasted Related Recycling Collection Facility CUP CUP
P*
Wholesale Trade
Wholesale: Bakery, Produce Market, or
Wholesale House
P
Wholesale Office or Supply Room
P
P
7 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*
Temporary Uses Temporary Outdoor Amusement CUP CUP CUP
Garage or Other Occasional Sale
P
P
P
P
Temporary Vendor
P*
P*
(82) Near Southside District
Near Southside District (83)