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HomeMy WebLinkAbout28040-09-2025 - City Council - Ordinance Sec. 4.1305.D “NS” Dev. Code 2025 Amendment Ordinance No. 28040-09-2025 Page 1 of 4 ORDINANCE NO. 28040-09-2025 AN ORDINANCE AMENDING THE COMPREHENSIVE ZONING ORDINANCE OF THE CITY OF FORT WORTH, BEING ORDINANCE NO. 21653, AS AMENDED, CODIFIED AS APPENDIX “A” OF THE CODE OF THE CITY OF FORT WORTH (2015), BY AMENDING CHAPTER 4, “DISTRICT REGULATIONS” ARTICLE 13, “FORM BASED DISTRICTS”, SECTION 4.1305, “NEAR SOUTHSIDE (“NS”) DISTRICT TO AMEND THE “NEAR SOUTHSIDE DEVELOPMENT STANDARDS AND GUIDELINES” TO AMEND AND UPDATE CERTAIN MAPS TO REFLECT UPDATED DISTRICT BOUNDARIES AND CORE ZONES; TO AMEND APPENDIX B “MAPS”, “EXHIBIT B.19 NEAR SOUTHSIDE AND EXHIBIT B.20 NEAR SOUTHSIDE CORE ZONES TO REFLECT UPDATED DISTRICT BOUNDARIES AND CORE ZONES; AND PROVIDING THAT THIS ORDINANCE SHALL BE CUMULATIVE; PROVIDING A SEVERABILITY CLAUSE; PROVIDING A PENALTY CLAUSE; PROVIDING A SAVINGS CLAUSE; PROVIDING FOR PUBLICATION IN THE OFFICIAL NEWSPAPER; AND PROVIDING AN EFFECTIVE DATE. WHEREAS, in November 2007, the City Council created the Near Southside Zoning Districts to encourage high quality, pedestrian-oriented development in the near Southside; adopted the Near Southside Development Standards and Guidelines as part of the Zoning Ordinance; and established the Urban Design Commission and staff to administer those design standards; and WHEREAS, since the creation of the Near Southside Districts and the implementation of the Near Southside Development Standards and Guidelines Fort Worth South Inc. has provided input and worked with staff on amendments to the Near Southside Development Standards and Guidelines to add flexibility to the current code, maintain high standards of design, and to update exhibits and references to further promote desirable development that is consistent with the urban design and economic development goals for the Near Southside District; and WHEREAS, staff has reviewed the Near Southside Development Standards and Guidelines and have identified the need to update certain maps in the Near Southside Development Standards and Guidelines to reflect recent zoning that have affected the Near Southside District and Core Zone boundaries; and WHEREAS, staff has also reviewed Exhibit B. 19 Near Southside and Exhibit B.20 Near Southside Core Zones found in Appendix B: “Maps” of the Zoning Ordinance and have determined that such maps need to be amended and reflect the updated Near Southside District and Core Zones boundaries; and Sec. 4.1305.D “NS” Dev. Code 2025 Amendment Ordinance No. 28040-09-2025 Page 2 of 4 WHEREAS, Section 4.1305.D. of the Zoning Ordinance entitled “Other Development Standards” requires that any revisions to the Near Southside Development Standards and Guidelines must be considered by the Urban Design Commission, the Zoning Commission and the City Council; NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FORT WORTH, TEXAS AS FOLLOWS: SECTION 1. The Near Southside Development Standards and Guidelines, as adopted and incorporated into Ordinance No. 21653, the Zoning Ordinance in Chapter 4, “District Regulations”, Article 13 “Form Based Districts”, Section 4.1305, “Near Southside (NS) District”, Subsection 4.1305.D. “Other standards” is hereby amended as set out in Exhibit “A”, attached and hereby incorporated into the Zoning Ordinance by reference, to amend various maps to reflect the current Near Southside District boundary and the Near Southside Core Zone boundaries. SECTION 2. Appendix B: “Maps” of the Comprehensive Zoning Ordinance, Exhibit B.19 Near Southside and Exhibit B.20 Near Southside Core Zones, is hereby amended to reflect the updated district boundary and core zone boundaries and is replaced in its entirety with the Exhibit B.19 Near Southside and Exhibit B.20 Near Southside Core Zones attached to this Ordinance. SECTION 3. This ordinance shall be cumulative of all provisions of ordinances and of the Code of the City of Fort Worth, Texas (2015), as amended, except where the provisions of this ordinance are in direct conflict with the provisions of such ordinances and such Code, in which event conflicting provisions of such ordinances and such Code are hereby repealed. SECTION 4. It is hereby declared to be the intention of the City Council that the sections, paragraphs, sentences, clauses and phrases of this ordinance are severable, and, if any phrase, clause, sentence, paragraph or section of this ordinance shall be declared unconstitutional by the valid judgment or decree of any court of competent jurisdiction, such unconstitutionality shall not affect any of the remaining phrases, clauses, sentences, paragraphs and sections of this Sec. 4.1305.D “NS” Dev. Code 2025 Amendment Ordinance No. 28040-09-2025 Page 3 of 4 ordinance, since the same would have been enacted by the City Council without the incorporation in this ordinance of any such unconstitutional phrase, clause, sentence, paragraph or section. SECTION 5 Any person, firm, or corporation, who violates, disobeys, omits, neglects or refuses to comply with or who resists the enforcement of any of the provisions of this ordinance shall be fined not more than Two Thousand Dollars ($2,000.00) for each offense. Each day that a violation exists shall constitute a separate offense. SECTION 6. All rights and remedies of the City of Fort Worth, Texas, are expressly saved as to any and all violations of the provisions of Ordinances No. 3011, 13896, 21653 and any other ordinances affecting zoning which have accrued at the time of the effective date of this ordinance, and, as to such accrued violations and all pending litigation, both civil and criminal, whether pending in court or not, under such ordinances, same shall not be affected by this ordinance but may be prosecuted until final disposition by the courts. SECTION 7. The City Secretary of the City of Fort Worth, Texas, is hereby directed to publish the caption, penalty clause and effective date of this ordinance for two (2) days in the official newspaper of the City of Fort Worth, Texas, as authorized by Section 52.013, Texas Local Government Code. SECTION 8. All other provisions of the Zoning Ordinance of the City of Fort Worth not herein amended shall remain in full force and effect. SECTION 9. This ordinance shall take effect upon adoption and publication as required by law. APPROVED AS TO FORM AND LEGALITY: By: ______________________________________ Christopher Austria, Jannette S. Goodall, Senior Assistant City Attorney City Secretary ADOPTED: EFFECTIVE:December 05, 2025 SO Near Southside Core Zones 74" General Urban C T4-N General Urban 'Neighborhood '74-NR" General Urban Neighborhood Restricted 744' General Urban Restricted I , d Exhibit B.20 Near South "75" Urban Center '75-I" Urban Center Institutional/Industrial "75-N" Urban Neighborhood (See Section 4.1305) Scale: linch=1,850ft side Pd tA iiii:isL• A NEAREXHIBIT A SOUTHSIDE DEVELOPMENT STANDARDS • FORT WORTH.., 000*00 000000 ------ In •a � - - 59r.mL, -.Qrr "I LULULLU lost r INEMEEKS= --r C. � � =;\ , ,`y� r<z� . �, ■_ � � Ifs � �,. . - ;t - AA. Prepared by Near Southside, Inc. in cooperation with the City of Fort Worth Enacted January 2008. Updated as amended through June 2025. (This page intentionally left blank)SECTION 1 - INTRODUCTION A. Near Southside District Background B. Promoting Revitalization with Form-Based Development Standards SECTION 2 - GENERAL DEVELOPMENT PRINCIPLES A. Intent B. General Development Principles SECTION 3 - ADMINISTRATION A. Intent B. Relationship to Other Regulatory Documents D. Development Review Process E. Near Southside District Boundary SECTION 4 - REGULATING PLAN A. Intent and Principles 1. How to Use the Regulating Plan B. Development Zones and Historic Properties C. Circulation Network and Street Design 1. Primary and Main Streets Map 2. CFW Near Southside - Master Thoroughfare Plan SECTION 5 - DEVELOPMENT STANDARDS AND GUIDELINES A. Intent and Principles B. Streets and Other Public Spaces 1. Street Standards 2. Public Roadsides 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 (4) (6) (8) (12) (22) (4) (5) (6) (6) (8) (8) (8) (9) (11) (12) (16) (20) (22) (26) (40) (45) SECTION 6 - PERMITTED LAND USES A. Mix of Use Requirement for Large Developments C. Permitted Land Uses (78) (78) (80) (81) E. 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. Transitional Parking Lots 7. Review of Transitional Parking Lots 8. Residential Scale Garages 9. Structured Parking and Multi- Level Garages 10. Driveway Locations 11. Drop-Off and Loading Zone Areas F. Architectural Standards 1. Roofs 2. Parallel Frontages 3. Entrances 4. Awnings, Galleries, Arcades and Balconies 5. Facades 6. Screening of Mechanical Equipment 7. Architectural Variety in Large Projects 8. Outdoor Storage Display 9. Mobile Food Court Review 10. Signs G. On-Site Landscaping 1. Tree Preservation and Canopy Requirements SECTION 5 - DEVELOPMENT STANDARDS AND GUIDELINES (cont.) (48) (54) (76) largest employment center, with over 40,000 workers, many of whom are employed in the health historically been a mixed-use district with diverse neighborhoods and eclectic destinations. The corporation, working since 1996 with the City of Fort Worth and other community groups to 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 of neighborhoods and commercial districts is a primary goal for the City of Fort Worth. 1.A. Near Southside District Background reference), NSI and the City have long recognized the importance of urban design in realizing be determined by the individual design decisions made by hundreds of property owners, For decades, zoning regulations, street design requirements, and other development standards have worked against urban design and redevelopment goals for the Near Southside created new urban design districts with tailored development standards and guidelines that promote development consistent with the contextual design goals for those respective areas. Through 2007, NSI worked with property owners to promote desirable redevelopment in two ways: • The patchwork of single-use industrial, commercial, and residential zoning districts did not • Outdated development standards did not promote the type of pedestrian-oriented urban design competitive advantage for the district. • The patchwork of zoning districts threatened redevelopment momentum by failing to create zoning standards would require compatible development on adjacent properties. • • 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 emphasis on shaping the form of buildings and public spaces rather than the segregation of different land uses. 1.B. Promoting Revitalization with Form-Based Development Standards 2.A. Intent The Near Southside will become a vibrant, mixed-use, urban district if certain general development principles shape its redevelopment. The following principles serve as the basis for the standards and guidelines contained in this document. Development projects are evaluated with respect to the principles, in addition to the pertinent standards and guidelines. 2.B. General Development Principles 1. Promote a pedestrian-oriented urban form: In contrast to conventional zoning standards that place primary emphasis on the regulation of land uses, the Near Southside development standards and guidelines focus on promoting a walkable, urban form of development, conform to tested urban design principles and adapt to changing conditions over time. 2. Maximize connectivity and access: requires a truly multi-modal circulation network in which residents, workers, and visitors may conveniently walk, drive, bike, or ride public transportation to destinations within and outside of the district. Development standards and guidelines are intended to promote walkable blocks and street designs that balance these transportation modes, and also ensure accessibility for all residents and visitors, including those with disabilities. 3. civic art) and of buildings that front public spaces: The most successful and memorable urban environments are those in which walking down the street is appealing. Streets, plazas, parks, and other public spaces should be comfortable and inviting, and buildings fronting those spaces should be active and visually interesting at the pedestrian level. 4. Promote the preservation and creation of distinctive neighborhoods that provide diverse urban housing options: The vision for the Near Southside places high priority on the creation of mixed-use, mixed-income neighborhoods that include townhouses, apartments, condominiums, and supporting neighborhood-scale businesses. Providing a large number 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. buildings: incorporated into new development projects. The development standards and guidelines are 7. Encourage creativity, architectural diversity, and exceptional design: The Near Southside development standards and guidelines promote high quality design, and the development review process, are intended to support creativity and exceptional design while discouraging uniformity. 8. Promote sustainable development that minimizes negative impacts on natural resources:Creating a walkable, mixed-use, high-density, central city district supports sustainable development by providing an alternative to low-density development in peripheral 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 businesses. 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 3.B. Relationship to Other Regulatory Documents The Near Southside (NS) Development Standards and Guidelines document is intended to Developers are responsible, however, for reviewing and complying with all pertinent zoning and subdivision standards, including those not directly referenced in this document. There are two notable references to other sections of the Zoning Ordinance: a) the Historic Preservation Ordinance (Chapter 4, Article 5), which includes the procedures and, b) Off-Street Parking and Loading (Chapter 6, Article 2) All development must comply with all federal, state, county, or city regulations. Historically designated properties must comply with requirements associated with those designations (e.g., processes required by the Historic and Cultural Landmarks Commission). Development Standards are objective, measurable regulations, often illustrated through diagrams and sketches, with which all projects must comply, and any exemption from the standard requires a waiver approved by the Urban Design Commission. Unless noted as a guideline, all provisions in this document are development standards. If a project of exceptional design is clearly consistent with the General Development Principles but does not conform to a certain development standard, 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 to comply with a guideline. 3.D. Development Review Process 1. Projects subject to review: All private construction projects, with the exception of interior construction or exterior in-kind replacement work, are subject to review by the Development Services Department and/ or the Urban Design Commission (UDC) for compliance with the NS Standards and Guidelines. All buildings, streets, and public spaces by public entities are also subject to review. 2. Administrative Review VS. UDC Review: Projects that are clearly consistent with all applicable development principles and that clearly conform to all standards may be approved administratively by the Development Services Director without UDC review. Staff may administratively approve waivers from roadside design elements for properties located along a street that is planned for or has recently completed a sponsored streetscape project. Because of the unique signage needs of the major hospitals, staff may also approve appropriate hospital signage that deviates from the standards. The UDC shall review projects with standards and guidelines. The UDC shall also review all of the following: • Skybridges (see Section 4.C.6) • Drive-through Facilities (see Section 5.D.5.) • Mobile Food Courts (see Section 4.F.8.) • Monument Signs (see Section 4.F.9.a) 3. Urban Design Commission (UDC):The UDC is a nine-member body appointed by the City Council and charged with the administration of urban design districts. As stated above, the UDC shall review projects that require interpretation or discretionary judgment with respect that UDC appointees should be knowledgeable about fundamental principles of urban design. 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 Development Services Director serves as staff advisor to the UDC. REVIEW OF PUBLIC PROJECTS 4.The Development Services Director or UDC will 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 principles. 5. Required Information:The full list of required materials is included in the Near Southside www.fortworthtexas.gov/developmentservices/urban-design. In general, the following information is required, as applicable: SITE PLAN a. Building Plans and Elevations b. Landscape Plan c. d. e. Description of Proposed Scope of Work f. Photographs of Site and Existing Conditions 3.D. Development Review Process (cont.) CONCEPTUAL DESIGN REVIEW 3.E. Near Southside District Boundary See Section 4 for development zone map with parcels HEMPHILL LANCASTER COLLEGE ALSTON LIPSCOMB LEUDA CANNON T H R O C K M O R T O N LAMAR C O M M E R C E ST. LOUIS MAIN BRANSFORD JENNINGS FREEM A N I H 3 0 E B CHERRY CR AWFORD C A L H O U N TH FWY SR NB 9TH HARRISON BURNETT 1 2 T H FABONS JEROME SUMMIT CHERRY MORPHY KENTUCKY TEXAS HENDERSON FLORENCE LEXINGTON 1 2 T H BALLINGER COLLIER IH 35W NB IH 30 WB TROOST 11TH PENN 5TH PARK PLAC E LESLIE ALABAMA IRMA DASHWOOD MONROE B E C K H A M I H 3 5 W S B E IH 3 0 E B BROADWAY NEWMAN TRAVIS SHORT 14TH ENDERLY OLEANDER MAGNOLIA FOURNIER CHARLIE MISTLETOE CALHOUN STONE LEUDA S SOUTH SOUTHLAND PRESIDIO LAKE ELPASO MIDTOWN JEFFERSON DAGGETT NEW YORK ANNIE COOPER VERBENA TERRELL EDWIN WEATHERBEE MAGNOLIA VICKERY AL L S A I N T S MORPH MADDOX IRWIN ROSEDALE IPPI BEN HALL TERRELL HUMBOLT MA C O N RIO GRANDE PETERSMITH MAIN PINE TERRELL TUCKER COLLEGE ADAM S LIPSCOMB STELLA SANDBERRY 13TH CANNON LAKE BASTILLE MAY LEUDA 1 6 T H PULASKI MORPHY MISSOURI ROSEDALE MYRTLE FELIKS GWOZDZ 1 7 T H MORPHY MYRTLE OLEANDER MORPHY JEFFERSON JEFFERSON HATTIE PETERSMITH W L A N C A S T E R I H 3 0 W B VIRGINIA W E S T F W Y S R W B NEW YORK 1 5 T H S T.J O SEPH TERRELL ILLINOIS TENNESSEE LUXTON ELMWOOD 13TH E A S T MAGNOLIA GREEN NNINGS VEAL INGRAM SOUTH FWY NB ROSEDALE S U N S E T 1 4 T H 10TH SOUTHARIZONA LANCASTER TON ANNIE KUROKI SOUTH FWY SB ROSEDALE ILLIN OI S CHAMBERS TRAVIS A LLEN STEWART RLY WHITE SOUTH FWY SR SB JEFFERSON ELMWOOD ALLEN MILANO WASHINGTON IH 35W NB LANC ASTER ADAMS DAGGETT GRAINGER PEMBROKE CANNON MISSOURI RICHMOND MAGNOLIA TAYLOR WILLIAMS BRYAN HURLEY CYPRESS 7TH IH 30EBIH 3 5 W S B 1 9TH FAIRMOUNT CANNON 6TH LAKE OAK GROVE GALVESTON AIN BRYANGALVESTON JONES FULTON BRADNER JARVIS L A N C A S T E R 5TH BALLINGER PRESIDIO TUCKER KENNEDY DRIESS EL PASO CLEVELAND JARVIS ARIZONA PRUITT OLEAND E R PULASKI R CHASE N SMITH HATTIE STELLA TUCKER BESSIE BROADWAY HOUSTON I H 3 0 E B U S 2 8 7 S B W E N N E C A ST. LOUIS PETERSMITH 8TH NORTH SOUTH FWY SR NB M A N S FIE L D WORTH HUMBOLT HILLSIDE PARK U S 2 8 7 BROADWAY U S 2 8 7 N B T O IH 30 WB S U M M I T E N T E R I H 3 0 E B I H 3 0 W B S U M M I T DASHWOOD PULASKI MADDOX I H 3 0 W B I H 3 5 W S B IH 35W NB ROSEDALE I H 3 0 E B L A N C A S T E R IH 35W SB ROSEDALE F O R ES T PA R K I H 3 0 W B L A N C A S T E R A L L E N I H 3 IN D USTRIAL 8TH RIVER H E N D E R S O N IH 30 E B PENNSYLVANIA RO S E D A L E I H 3 5 W N B R OSED A L E I H 35 W SB IH 30 IH 35W SB DAGGETT WEST IH 30 EB ENTER LANC A STE R C H I S H O L M T R A I L N B E X I T L A N C A S T E R C H E R R Y C H I S H O L M T R A I L N B E X I T 8 T H S U M M I T 7. 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. 8. 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. design. Any waiver of basic property development standards related to building heights or setbacks, however, requires a variance approved by the Board of Adjustment. Similarly, vacations of public rights-of-way and any waivers of subdivision requirements require approval by the City Plan Commission. Variances, vacations, and subdivision waivers should be recommended for approval by the UDC. The UDC is authorized to approve exceptions to roadside design standards. 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 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 exist- ing neighborhoods and commercial districts while also promoting compatible higher-density, mixed-use redevelopment in appropriate locations. 2. Draw development zone boundaries to promote a large number of new resi- neighborhood retail and other commercial uses. 3. Draw development zone boundaries to support large institutions and busi- nesses that warrant tailored development standards based on their unique operational requirements. HISTORIC PROPERTIES 4. redevelopment projects by identifying those properties on the Regulating Plan and applicable incentives. 5. Facilitate the designation of currently unprotected historic properties and their adaptive reuse by identifying the most eligible properties on the Regulating Plan as information on those properties becomes available. CIRCULATION NETWORK AND STREET DESIGN 6. Preserve the existing urban street grid to maximize street connectivity for vehicles, pedestrians, public transportation, and bicycles. The grid promotes 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 rede- velopment and mobility goals. 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. 2. designations. Sample section of development zone map. See pages 16-19. 4.A. Intent and Principles (cont.) 1. How to Use the Regulating Plan (cont.) 4.A. Intent and Principles (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. Sample section of primary/main street map. See page 20. development codes. The Transect diagram shows a continuous cross-section of human habitats, 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. Source: SmartCode v8.0, Duany Plater-Zyberk & Company 4.A. Intent and Principles (cont.) 4.B. Development Zones and Historic Properties 1. Northwest Quadrant Basic Development Standards (Standards and guidelines are listed in Sections 5-7.) T4 3 stories max. if no bonus met 5 stories max. w/ one bonus criterion met 6 stories max. w/ two bonus criteria met Parking behind or beside buildings 5 stories max. if no bonus met 8 stories w/ one bonus criterion met 10 stories w/ two bonus criteria met Parking behind or beside buildings T5 Neighborhood zone No single-use non-residential 3 stories max., 4 stories w/ one bonus criterion met -N -I Institutional/Industrial zone Flexible driveway and entrance standards -R Restricted zone No bars or industrial HISTORIC PROPERTIES Local Designations HSE HC - Historic and Cultural Landmark DD - Demolition Delay 2. Northeast Quadrant T4 3 stories max. if no bonus met 5 stories max. w/ one bonus criterion met 6 stories max. w/ two bonus criteria met Parking behind or beside buildings 5 stories max. if no bonus met 8 stories w/ one bonus criterion met 10 stories w/ two bonus criteria met Parking behind or beside buildings T5 Neighborhood zone No single-use non-residential 3 stories max., 4 stories w/ one bonus criterion met -N -I Institutional/Industrial zone Flexible driveway and entrance standards -R Restricted zone No bars or industrial Basic Development Standards (Standards and guidelines are listed in Sections 5-7.) HISTORIC PROPERTIES Local Designations HSE HC - Historic and Cultural Landmark DD - Demolition Delay 4.B. Development Zones and Historic Properties (Cont.) 3. Southwest Quadrant Basic Development Standards (Standards and guidelines are listed in Sections 5-7.) T4 3 stories max. if no bonus met 5 stories max. w/ one bonus criterion met 6 stories max. w/ two bonus criteria met Parking behind or beside buildings 5 stories max. if no bonus met 8 stories w/ one bonus criterion met 10 stories w/ two bonus criteria met Parking behind or beside buildings T5 Neighborhood zone No single-use non-residential 3 stories max., 4 stories w/ one bonus criterion met -N -I Institutional/Industrial zone Flexible driveway and entrance standards -R Restricted zone No bars or industrial HISTORIC PROPERTIES Local Designations HSE HC - Historic and Cultural Landmark DD - Demolition Delay 4. Southeast Quadrant T4 3 stories max. if no bonus met 5 stories max. w/ one bonus criterion met 6 stories max. w/ two bonus criteria met Parking behind or beside buildings 5 stories max. if no bonus met 8 stories w/ one bonus criterion met 10 stories w/ two bonus criteria met Parking behind or beside buildings T5 Neighborhood zone No single-use non-residential 3 stories max., 4 stories w/ one bonus criterion met -N -I Institutional/Industrial zone Flexible driveway and entrance standards -R Restricted zone No bars or industrial Basic Development Standards (Standards and guidelines are listed in Sections 5-7.) HISTORIC PROPERTIES Local Designations HSE HC - Historic and Cultural Landmark DD - Demolition Delay 4.C. Circulation Network and Street Design 1. Primary Streets and Main Street Map Main Streets reference sections: 5.B.2.c. 5.B.3.d. 5.C.2.a. 5.C.5.b. 5.E.8. 5.F.5.d. 5.F.5.f. Primary Streets reference sections: 5.D.2 5.D.3 PRIMARY STREET MAIN STREET 2. CFW Master Thoroughfare Plan (MTP) Enlargement - Near Southside COMMERCIAL/MIXED USE ACTIVITY COMMERCIAL CONNECTOR NEIGHBORHOOD CONNECTOR major transportation facilities in the City of Fort Worth, please reference the Master Thoroughfare Plan, found here: http://fortworthtexas.gov/mtp/ 5.A. Intent and Principles This section includes standards and guidelines related to the orientation and buildings, sites, and parking facilities. The purpose of these standards and guidelines is to promote high quality, pedestrian-oriented, sustainable development that adapts to changing conditions over time, without dictating architectural style. The following principles provide the basis for the development standards and guidelines. STREETS AND PUBLIC SPACES 1. Design all streets and sidewalks to promote pedestrian activity and comfort. Sidewalks 2. Balance the circulation requirements of automobiles, mass transit vehicles, bicycles, and pedestrians in the design of street cross-sections. Utilize context-sensitive design strategies to achieve this balance. 3. Provide designated road space for bicycles, such as striped bike lanes, on roads that would otherwise be uncomfortable or unsafe for less experienced or slow riders. 4. Emphasize attention to detail and quality construction in the design and construction of streets. 5. Use simple but effective roadside designs to allow easy maintenance. 6. Provide on-street parking in as many areas as possible to support district businesses 7. Adhere to time-tested roadside design strategies that create walkable streets, including shade trees and pedestrian lights located along the curb, between the roadway and the walkway. 8. Provide a wide range of public spaces (in addition to comfortable sidewalks), including neighborhood-oriented pocket parks, community gathering places, and recreational facilities. 9. Incorporate elements into public spaces that engage all age groups, including young children and the elderly. Magnolia Avenue Fire Station Park Historic Mehl Building on Magnolia Ave. Storefronts along S. Main St. Parking lot located behind a bulding on Magnolia Ave. Historic Mehl Building on Magnolia Ave. New construction on Pennslyvania Ave. SITES AND BUILDINGS 1. promote pedestrian activity and provide an active, human-scale, continuous, pedestrian-oriented street edge along public sidewalks. 2. overall sense of place. 3. Build distinctive neighborhoods that enhance local identity. 4. Promote building scale that enhances the public realm, and promote new buildings that complement the scale of neighboring structures, particularly adjacent historic buildings. 5. Locate and design surface parking lots, individual garages, and large parking garages so as to reduce their visual impact and/or to create public amenities (e.g., through aesthetic or environmental features). 6. Design and orient buildings on Magnolia, Park Place, West Rosedale, South Main, 7. Encourage the use of durable, attractive materials that promote sustainability and the reuse of buildings. 8. treasured historic buildings do. 9. Without dictating architectural style, encourage building facade designs that contribute to an attractive streetscape and skyline. 10.Encourage all civic and publicly sponsored buildings to be of exceptional design quality. 11.Design buildings and sites so as to minimize negative impacts on air and water quality and to promote a sustainable natural environment. 5.A. Intent and Principles (cont.) 5.B. Streets and Other Public Spaces 1. Street Standards a. Main Streets NOTES: a. Main Streets (cont.) NOTES: 1. Street Standards (cont.) b. Mixed-Use Streets NOTES: 5.B. Streets and Other Public Spaces (cont.) b. Mixed-Use Streets (cont.) NOTES: 1. Street Standards (cont.) c. Commercial Streets 5.B. Streets and Other Public Spaces (cont.) NOTES: d. Alleys 1. Alleys shall conform to all standards contained in the Subdivision Ordinance, 1. Dual Planting Strips 2. Wide Planting Strip 3. Narrow Planting Strip 4. Sidewalk Planter 2. Public Roadsides a. Roadside Design Options 5.B. Streets and Other Public Spaces (cont.) Roadside Width - Total width of pedestrian way and street tree/furniture zone (see 5.B.2.b for minimums). Pedestrian Way 20+ feet 13-15 feet 10-15 feet 10-20 feet Paved Walkway 5 ft. minimum (6 ft. if adjacent to angled parking) 5 ft. minimum (6 ft. if adjacent to angled parking) 5-10 ft. minimum (6 ft. if adjacent to angled parking) 5-10 ft. minimum Between planting strips Along property line Along property line, or along planting strip if sidewalk seating or display is located along property line. Along property line, or along planting strip if sidewalk seating or display is located along property line. Walkway location Street Tree/Furniture Zone Planter Tree Spacing 5.B.3.a Min 5.5 ft. wide (each) Min 8 ft. wide Min 5.5 ft. wide Min 5 ft. x 5 ft tree well 25-35 ft (Must be min. 10 ft from bldg.) 15-35 ft 15-35 ft 15-35 ft Ped Light Spacing 5.B.3.c Other elements 5.B.3.d 60 ft maximum 60 ft maximum 60 ft maximum 60 ft maximum -Irrigated groundcover -Fire hydrants -Irrigated groundcover -Fire hydrants -Irrigated groundcover -Bike racks -Trash bins -Benches -Sidewalk tables and displays -Bike racks -Trash bins -Benches -Sidewalk tables and displays 2. Public Roadsides (cont.) b. Projects subject to roadside standards projects, as well as major renovations in which the: 1. 2. Value of the renovation exceeds the appraised value (per Tarrant Appraisal c. Minimum roadside widths for new construction projects required minimum widths for street tree/furniture zones and pedestrian ways, minimum roadside width standards apply. These standards apply regardless of the way shall extend onto private property, with a public sidewalk easement provided. The roadside shall be measured from the back of the curb to the outside edge of the pedestrian way (closest to the building façade). 1. 2. 3. Roadside Elements a. Street trees 1. Developments must conform to the tree preservation standards set forth in Section 5.G.1. Canopy of street trees can be applied towards mitigation requirements. The provisions below also apply. 2. Public and private development shall provide shade trees within the street tree/furniture zone. 3. Street trees shall be a minimum of three (3) inch caliper and placed 15- 35 the list on the next page for spacing standards, and the spacing note on the bottom of page 35.) Where necessary, spacing exceptions may be 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. 3. Roadside Elements (cont.) a. Street trees (cont.) b. Pedestrian Way 1.The pedestrian way shall have walkways a minimum width of 5 feet and shall comply with ADA and Texas Accessibility Standards. Exemption: Minor renovation projects on properties with existing 4 ft. sidewalks. 2. Paving materials shall be attractive and easy to maintain. Appropriate materials: Good Ginkgo Pecan Prohibited Hackberry Sycamore Silver Maple Mulberry Siberian Elm Mimosa Arizona Ash Cottonwood Best Redbud Mexican Plum Caddo Maple Bald Cypress Texas Red Oak Shumard Oak Live Oak Durand Oak Lacebark Elm Cedar Elm Willow Bradford Pear Chinese Pistache 5.B. Streets and Other Public Spaces • Concrete • Pervious concrete • Masonry pavers over concrete base • Similarly durable materials that meet City standards 3. Landscape planting in the Street Tree/ Furniture Zone between the curb and pedestrian way should allow clear visibility from the street. Shrubs to be a 1. New public and private development street tree/furniture zone. 3. Roadside Elements (cont.) c. Pedestrian Lights 2. Pedestrian lights shall be located approximately at the midpoint between two trees and spaced a maximum of 60 feet spacing exceptions may be made to hydrants and other infrastructure elements. 3. Guidelines • 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) •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 in and around property is required. Lighting must blend into the architectural elements of the structure. These lighting elements shall be approved by either UDC, Planning Department and if necessary Landmarks Commission. • lighting, intermediate or strobe lighting. • Continuity of lighting style throughout a neighborhood is encouraged. • Lights should be durable and easy to maintain or replace. Spacing note for trees and lights If no pedestrian lights or street trees exist on end of the block to determine spacing. (For trees: begin 40 feet from curb intersection to accommodate public open space easement requirement.) If trees or lights exist, measure from existing trees or lights. • Be located in areas with a high level of pedestrian activity, but shall not • Provide comfortable seating and should not use the standard, stand-alone advertising benches seen at many bus stops. • Where feasible, incorporate other streetscape elements, such as water fountains, newspaper boxes, trash bins, and/or signage. •than complement other streetscape furnishings are encouraged. • Be constructed of durable, attractive, and sustainable materials that are easy to maintain. 1. Bike racks, trash bins, and seating should be incorporated into streetscape designs style throughout a neighborhood is encouraged. These elements should be durable, cost effective, and easy to maintain. 2. Transit shelters should: 3. Roadside elements (cont.) d. Guidelines for other roadside elements 5.B. Streets and Other Public Spaces 5.B. Streets and Other Public Spaces (cont.) 4. Public Parks and Plazas a. Park Dedication Policy been updated, revised and effective January 1, 2024. The developer shall pay, in accordance with the Neighborhood and Community Park Dedication Policy and House Bill 1526, a Flat Fee per each additional residential dwelling unit depending on building type (multifamily residential multifamily and building permit for single family. Land Dedication, up to 10% of the gross site, is permitted. Developer to visit with the City of Fort Worth PRM-Planning group regarding land in the Neighborhood and Community Park Dedication Policy and the Park, Recreation and Open Space Master Plan. b. Plazas a higher 40 percent. c. Parks than plazas. Parks typically include both active and passive recreation areas. Guideline for impervious surface area: Maximum 20 percent. d. Hours during daylight hours. Access may be limited at other times. Magnolia Green Evans Avenue Plaza 5.B. Streets and Other Public Spaces (cont.) Crawford Park, in South Main Village 4. Public Parks and Plazas (cont.) e. Design guidelines 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. attract pedestrians are ideal edge uses. 4. Plan for prevailing sun angles and climatic conditions. 5. Avoid locating public spaces on corner lots. Corners are better suited for buildings that establish a strong urban street edge. to promote use. they do not appear barren when there is no programming. 8. Incorporate features that attract users, such as fountains, public display areas, or interactive sculpture. 9. Incorporate landscaping to provide natural shade and/or to soften hardscape areas. 5. Public Art Guidelines a. Public art in private projects art into the design process for buildings and public spaces. b. Public art in public projects the design of all publicly visible infrastructure, including retaining walls and public spaces. c. Fort Worth Art Commission assistance with identifying appropriate artists and/or advise on selection processes for projects. at Fire Station #5 5.B. Streets and Other Public Spaces (cont.) on South Main Street 5.C. Building Location and Orientation 1. Base Setback Standards New buildings shall be located in relation to the boundaries of their lots according to the setback standards listed below and depicted to the below. FRONT SETBACK 0 ft. min., 20 ft. max. except as described in Section 5.C.2. below. SIDE SETBACK 0 ft. min., except as described in Section 5.C.2.e. below. REAR SETBACK 0 ft. min. CORNER SETBACK SETBACKS: PARTIAL BLOCKFACE CONDITIONS SETBACKS: FULL BLOCKFACE CONDITIONS 2. Contextual Setback Standards b. Buildings fronting public spaces public spaces may exceed the maximum front setback. c. Oleander Walk T4-N zone General yard development standards: Development shall be exempt from Chapter 6, Article 1, Sections 6.101B, 6.101E, and 6.101G of the zoning ordinance. SETBACKS: INTERIOR BUILDINGS perpendicular, or parallel parking is located on private property but functions the same as on-street parking, the front setback is measured from the edge of the public walkway. Similarly, if a required public walkway (see Section 5.B.2) encroaches onto private property, the setback is measured from the walkway edge as shown in diagrams to right. f. Side yards adjacent to existing buildings existing building has windows facing to the side, any new building shall provide at least 10 feet of separation. g. Corner buildings required by the subdivision ordinance. The triangle shall be measured from the property line and clear of visibility obstructions. h. Interior buildings 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 i. Lots adjacent to historic buildings - Match front setback for historic buildings (designated or eligible as noted in Section 4.B.) 5.C. Building Location and Orientation (cont.) 3. Pedestrian Entrances a. Primary pedestrian building entrances shall be located on the street frontage of 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 use with exterior ground level exposure along a street or public space shall have an individual public entry from the street or public space. c. Corner building guideline uses should be located at the corner. d. Residential Entrance condominiums, manor houses, and townhomes with street level units shall provide individual street-oriented entries for each unit along the public street frontage. PEDESTRIAN ENTRANCES Entries shall incorporate the following: 1. Direct pedestrian access between unit entrance and adjacent public sidewalk 2. Pedestrian protection at entrance with awning, canopy, or building recess 3. Traditional front door, not sliding glass or typical balcony double door 4. Patio or stoop 5. Transitional semi-public zone separating unit entrance from sidewalk, either landscaped. 4. Fencing a. Front yard perimeter fencing prohibited Conventional gated complexes with perimeter security fencing along public streets are and gates that are located along public streets, along private streets or walkways that are publicly accessible through a public use easement, or along publicly accessible open i.e., these fences shall not be located in the area between building facades and the property line. b. Privacy fences not exceeding 4 feet in height may extend beyond building façades 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.B.3.b.). PRIVACY FENCING 5. Drive-Through Design Standards Conventional drive-through uses do not support a pedestrian-oriented environment and are inconsistent with the urban redevelopment goals for the Near Southside. Although drive-through facilities are discouraged, the following standards shall apply to facilities approved by the UDC. a. Windows and stacking lanes possible, they shall be located to the rear of buildings. b. Circulation located on Main streets, such as Magnolia Avenue and South Main Street (see of non-arterial streets should be used, where possible. c. Screening shall be used to minimize the visual impacts of the drive-through facility. 5.C. Building Location and Orientation (cont.) URBAN DRIVE-THROUGHS 6. Sky Bridges negatively impact street-level pedestrian activity. There may be, however, unique circumstances that would allow for a sky bridge that serves a vital connectivity function without negative street-level impacts. All sky bridge proposals require Urban Design Commission review. To receive UDC approval, a proposed sky bridge must meet all of the following criteria: a. The sky bridge must serve a clear and vital connectivity function that is clearly impractical to achieve through a street level connection. the evaluation of potential activity lost should take into account both the potential number of pedestrians lost and any potential to neighborhood safety or neighborhood businesses. SKY BRIDGES 5.C. Building Location and Orientation (cont.) 5.D. 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 single story residential structures are permitted. 2. Building Heights - shall conform to the standards listed below and shown in the diagrams below. Zones are shown on maps in Section 4.B. Height is measured in - plete stories between the average grade of the frontage line to the eave of a pitched The following may project above the height limit provided they do not exceed the roof height of the top story by more than 10 feet, do not occupy more than 25% of the roof area, and are set back at least 10 feet from the edge of the roof. d. Mechanical Equipment (ref Sec 5.F.1.c. for screening requirements) 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 I-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. 5.D. Building Height (cont.) 5. Fairmount Transitional Height Plane Properties that share a property line with a one- or two-family house in the Fairmount Historic District: Any portion of a building within 20 ft. of the property line shall not exceed 2 stories. A 45º transitional height plane shall apply to any portion of a building further than 20 ft. from the property line, as depicted below. 4. Height Bonus Requirements a. Mix of residential and non-residential uses – The project must include at least 20% area. The UDC is authorized to reduce the required percentages by up to 50% for exceptional projects. b. Public space park, plaza, or other usable outdoor public space. Public access must be maintain and no public space shall be less than 2,500 sq. ft. (See Sec. 5.B.4.) c. Structured parking multilevel garage. The number of garage levels are not limited except that the garage height shall not exceed the tallest non-garage building. Also see 5.E.7. 5.D. Building Height (cont.) 5.E. Parking and Driveways 1. Off Street Parking Requirement a one- or two-family zoning district. For those properties, the requirements in Section 6.201 into a parking agreement with neighboring/nearby lot or property. 2. Surface Parking Cap prescribed by Section 6.201 of the Zoning Ordinance, unless a parking study demonstrates need for additional spaces. 3. Surface Parking Lots subject to various standards outlined below, intended to minimize negative impacts on the new or existing building. a. behind or to the side of buildings as depicted in the diagrams on the following page. options that minimize surface lots along public streets should be explored. b. alone long-term parking lot is discouraged unless essential to the meet the general lots are subject to all standards applying to on-site parking lots, except parking lot frontage standards in subsection 4 below. c. pedestrian lights and street trees required by Section 5.B.3.) also apply to new surface parking lots, except section 5.E.4. below. d. contained in Section 6.201 of the Zoning Ordinance. SURFACE PARKING: FULL BLOCKFACE CONDITIONS SURFACE PARKING: PARTIAL BLOCKFACE CONDITIONS 4. Maximum Surface Parking Lot Frontage For new on-site parking lots serving uses in new or existing buildings, the percentage of parking lot frontage along any street shall not exceed the following maximums: a. b. Parking lot frontage measurements shall include the combined frontage length of any paved 5. Security for parking lots A fence not exceeding 6 ft. in height may be used to secure driveways and parking lot entracnes if it is not located in the front yard. Chain link and barbed wire fences are not allowed. 6. Surface Parking Screening Parking lots that front a street shall be separated from the sidewalk by a decorative and durable screen at least 4 ft. in height. extensions of the building, constructed of the same materials and style. 5.E. Parking and Driveways 7. Transitional Parking Lots. A transitional parking lot provides needed parking in a high activity new or existing building. 8. Review of Transitional Parking Lot. Proposals for short-term transitional parking lots consistent with all applicable development standards provided below may be approved administratively by the Development Services Director without UDC review. The UDC shall review proposals for transitional parking lots when a waiver from the development standards is a. Eligibility for Review i. Address parking demand generated by off-premise uses, projects or construction, and/or ii. NOTE: This section and all standards applying to transitional parking lots do not apply to construction staging lots primarily serving construction vehicles, contractor parking, trailers, or other users directly associated with a construction project. The duration of b. Locations i. Transitional parking lots are most appropriate in highly active business areas with high demand for additional off-street parking. ii. Proposed transitional parking lots should avoid direct frontage along designated Main Streets (see map in section 4.C.1.). See provisions in the section below for contextual site standards applying to Main Street locations. c. Primary Design Features noted as required in all). Any proposal to exempt any of these core features will be eval- i. Dust free surface (required in all cases) ii. Screening of public frontages, particularly in key pedestrian locations iii. Wheels stops and other elements to delineate individual spaces and drive areas iv. Safety lighting v. Curb and sidewalks along public street frontages vi. vii. other elements as well as a vertical edge element along the Main Street sidewalk viii. methods d. Duration (Time Period) and Renewal i. Because transitional parking lots are intended to meet parking demand in high activity areas while also facilitating the future development of the sites, the duration provided however, that a shorter time period may be approved administratively as determined by the Development Director or UDC, as applicable, using the criteria listed section in 7.a, above. ii. may be approved administratively. Each transitional parking lot is allowed only one (1) renewal. iii. (two (2) years), and Development Director or the UDC determines that there has not permanent parking lot would apply, if the site were to continue use as a parking lot (e.g. pedestrian lights and street trees installed along roadside, canopy trees planted within the lot, permanent screening along sidewalks). NOTE: Short Term Construction Staging Sites Short Term Construction Staging Sites will be reviewed administratively before the construction # - ti. �fi�., j��#y}+S,ar:•. �'. `v <a�Y%�°.?"Tr..y r .. � � * - y., per, � _ � t.. K � • t„ ,`<� _ '. •� _ � .._ .. `ate `�,. ,.+4:.: .._ _ t W.J W 0 - "'- COMPATIBLE PARKING FACILITIES Landscape screening of surface parking Interior parking garage 9. 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. 10.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. Façade design: All parking structure facades that face a public space shall be designed to incorporate architectural elements and materials that complement the building or buildings in the area. b. Ground level screening: Screening shall be incorporated to minimize the visual impact of garages and parked cars at the pedestrian level. Landscaping (trees and shrubs) may be utilized for screening purposes but must screen at least 50% of pedestrian level parking garage facades immediately upon installation, with species selected to eventually provide full 100% screening. Green screens or living wall systems may be utilized, but must incorporate adequate planting area, irrigation, and structural support systems to be successful. c. Adaptable Design: commercial use, should be integrated into parking garages located along public streets. 11. Driveway Location 12. Drop-Off and Loading Zone Areas Off-street loading and drop-off areas that are located between the building and the sidewalk are allowed in T4-I and T5-I zones if a continuous sidewalk is provided adjacent to the street. be located under the overhang of a building that maintains the urban street edge within the maximum front setback. PEDESTRIAN PROTECTION 5.F. Architectural Standards 1. Roofs a. Single-story buildings 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 absorb rainwater and reduce ambient air temperatures are strongly encouraged. c. Screening of rooftop equipment height shall conceal mechanical equipment from street-level views. Refer to section 5.F.6.b for further information. 2. Parallel Frontages frontage, except for chamfered corners. 3. Entrances -facing a pedestrian way shall incorporate elements that protect pedestrians from the sun and rain. 4. Awnings, Galleries, Arcades, And Balconies visual interest. Where feasible, balconies are encouraged and should be designed as an integral part of the building ROOFS ON SINGLE-STORY BUILDINGS Compatible Compatible Incompatible Incompatible ENTRANCES FROM PEDESTRIAN WAYS 5. Facades these facades, all standards in this section apply. Other highly visible facades that meet any of the following conditions must also comply with the standards in this section, with the • Parking lot facing facades: Facades visible from a public street or other public space and that face a surface parking lot of the same development project. • Side facades: Facades visible from a public street or other public space as a result of sharing a side property line with an adjacent building that is set back at least 15 feet further than the proposed building. • Railroad facades: Facades visible from public streets and other nearby public areas as a result of facing a railroad right-of-way. a. Façade variation 1. Expression of structural elements, such as: o Floors o Vertical support o Foundation 2. Façade articulation through the use of projecting and recessed elements. 3. Variety in materials, material pattern, or color. b. Building materials 1. New building façades facing public areas (except alleys) shall conform to the material standards listed on page 58. 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 shall be exempt from building material standards. CompatibleIncompatible c. Fenestration (all buildings) 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 façade. 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 operable sunscreen devices within the conditioned space). Permanent interior window installations, including but not limited to security bars or glass blocks, are not allowed unless otherwise approved with a waiver from the UDC. Clear glazing must have a visible transmittance rating of 0.5 or greater to count towards the fenestration direct access to the sidewalk when weather permits (i.e., when interior heating or cooling systems are not necessary.) e. Lower level delineation for nonresidential or mixed-use buildings oriented to a publicly accessible street or other public space shall include clear canopy, balcony, arcade, or other architectural feature. f. Parking garage façades on 6. Screening of Mechanical Equipment a. Ground level equipment— All service and delivery areas, trash storage, and mechanical, electronic and communication equipment shall be screened from the adjacent public street view. The degree of visibility from all adjacent public ways will be evaluated, and screening views should take into consideration future development of the area. Acceptable screening applications include solid architectural or fencing screening and/or planting material. Architectural screening must be proportioned to fully screen equipment and designed and detailed to be fully compatible with building architecture and overall site aesthetic, rather than draw attention to the screen. Planting must be evergreen, a min. of 60% of the height of the equipment to be screened, and installed appropriately to ensure their survival and achieve full screening of the equipment within 2 years. b. Rooftop equipment—Rooftop equipment shall not be visible from the street or neighboring properties at the same level or below. Screening of mechanical, electronic, and communication equipment on the roof should be organized, proportioned, detailed and colored to be an integral element of the building as seen from points of high elevation from the street, and adjacent residences. 5.F. Architectural Standards (cont.) 5. Facades (cont.) GROUND FLOOR TRANSPARENCY Incompatible Compatible FACADE VARIATION MATERIALS ALONG PUBLIC STREETS Incompatible Incompatible Compatible Compatible Incompatible Compatible SCREENING OF MECHANICAL EQUIPMENT 5.F. Architectural Standards (cont.) 8.Outdoor Storage Display a. T4, T4-N, and T5 zones standards for outdoor storage and display set forth in Section 5.306 of the Zoning screened by decorative fencing or other screening elements. the visual impact of outdoor storage adjacent to public streets or other public spaces. 9. Mobile Food Court Review ordinance apply for any site including 3 or more food vendors. Because of the diverse development conditions and unique mix of residential and non-residential uses within the Near Southside, all proposed mobile vending food courts within NS districts shall be reviewed by the Urban Design Commission for contextual compatibility with neighboring structures. Outside of driveways, bathrooms and other facilities required by the base ordinance, all areas shall be landscaped, shaded, or otherwise improved to create spaces that are comfortable and appealing for park users during business hours, and are also visually attractive and transparency and fenestration requirements. All building material standards shall apply. 7. Architectural Variety in Large Projects construction shall contain unique building façades so as to encourage architectural variety within 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. Primary Materials • Brick • Stone, or stone veneer with cavity wall construction • Stucco • Glass curtain wall system • • • Wood • Cement composite board (not simulating wood) • Limited Accent and Trim Materials • All primary materials listed above • • Pre-cast masonry (trim and cornice only) • • Inappropriate Materials • Applied stone without cavity wall construction • Vinyl or aluminum siding • Mirrored glass BUILDING MATERIALS a. Intent 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. 3) To allow and encourage creative and unique sign designs while preventing cluttered and unattractive streetscapes. 4) To ensure signs reinforce the existing and envisioned character and are complementary to the architectural design of the Near Southside. c. Administration — Staff may authorize installation of a sign that exceeds the applicable size or height restriction by up to 20 percent of the maximum size or height prescribed by this section after determining that: 1) The applicant or user has demonstrated the existence of practical 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 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. 10. Signs — 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 façade and its surroundings, and made of quality, durable material. These signs should seek reviewed based on aforementioned criteria, sign standard intent, and the guiding principles of the Near Southside Development Standards and Guidelines (see page 70 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 façade and more than one storefront, should relate to each other in terms of height, proportion, color, and background value. composition while still communicating business identity. A comprehensive sign plan is 1. The comprehensive building signage plan shall establish an allowable area of signage for existing and future tenants with regard to all allowed sign types. 2. The comprehensive building signage plan shall indicate existing nonconforming signs, and the number and location of on-premises signage to be allocated to each tenant under the new plan. g. General Sign Standards— 1. Signs shall be positioned to emphasize or accent building elements such as storefront openings or entrances. 2. Signs shall not be installed in locations that damage or obstruct important architectural features. 3. Where possible and appropriate, signs shall be aligned with those on neighboring buildings to promote visual order on the block, to avoid visual clutter, and to enhance legibility. 4. Signs shall be consistent with the human scale of Near Southside buildings and blocks. include pedestrian oriented signage and window displays. 5. Signs shall relate in material with the building façade and streetscape. 6. 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. 10. Signs (cont.) 5.F. Architectural Standards (cont.) h. Allocation Of Sign Area— The following size limits apply to buildings occupied by a single tenant and to individual tenant spaces in buildings with multiple tenants. One or more attached signs may be erected on each facade of the occupied space. The signs may have a total area of 10% of the area of the facade to which the signs are attached, with a maximum aggregate area of 500 square feet per facade. Doors and windows shall be included in the calculation of the facade area. The facade area shall be calculated by multiplying the width times the height, with a maximum calculated height of 15 feet. For structures exceeding 15 feet in height, allowable sign square footage shall be calculated as 1.5 square feet per linear foot of building facade. A maximum of 1,340 square feet of attached on-premise signage shall be allowed, regardless of the number of facades or buildings associated with a single business or tenant. 10. Signs (cont.) i. Sign Types: 10. Signs (cont.) 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. • and have a projecting depth of less than six (6) inches • Standard box cabinet signs • Monument signs (See page 72 for waiver criteria) 3. The following signs are allowed: Wall Sign Standards — Wall signs are attached to and completely supported by exterior between windows. One wall sign for each storefront or building façade that fronts a public • 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. 5.F. Architectural Standards (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 elevation contains a public entrance. i. Sign Types (cont.): 10. Signs (cont.) 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 • Minimum vertical clearance:11 feet • Maximum projection width: 4 feet • Exception: When existing signs on the same block-face project further than 4 feet, the new sign may match the smallest projection over 4 feet. • No sign projection shall encroach over public property except in accordance with encroachment agreement provisions outlined in the Sign Code (Chapter 29 of the City Code). i. Sign Types: 10. Signs (cont.) 5.F. Architectural Standards (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 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 • • 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 rectangular windows Canopy Sign Standards — Canopy signs typically are attached above or below the face of a canopy. • Maximum: one (1) sign per canopy • A canopy sign shall not extend beyond the length or width, but can extend above or below the face of the canopy. i. Sign Types (cont.): 10. Signs (cont.) Shingle Sign Standards — Shingle signs are smaller projecting signs that are typically located near the entrance of a storefront. They project outward at a 90 degree angle and hang from brackets. Shingle signs can include logos, symbols, or lettering. A shingle sign is generally in-tended to be read by pedestrians and by motorists in slow moving vehicles. • Minimum vertical clearance: 8 feet • Maximum projection: 4 Feet • Maximum area per sign face: 8 square feet per sign face • Maximum total area: 16 square feet • Shingle signs shall be located within eight (8) feet of an active pedestrian entrance. To minimize visual clutter, shingle signs should not be located within close proximity to other hanging signs or projecting signs. i. Sign Types: 10. Signs (cont.) 5.F. Architectural Standards (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 signage 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. •w facing the primary street frontage and adjoining parking lots. • Materials shall be of high quality, such as vinyl decals, paint, gold-leaf, or neon. • Window signs shall not completely obscure visibility into or out of the window. Exceptions may be made by administrative staff for signs that screen utility, spaces. • A maximum of one window sign is permitted per window pane or framed window area. • Temporary window signs are allowed and shall follow the temporary sign standards. • Handwritten, paper, cardboard, and plastic signs are not allowed. • Neon signs are permitted provided that all electrical supply cords, conduit, and electrical transformers are hidden from view through the window. i. Sign Types (cont.): 10. Signs (cont.) 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 • A-frame signs can only be utilized only during regular business hours and should be removed during non- business hours. • A-frame signs are allowed on private property or within public rights-of-ways sign shall not impede pedestrian, ADA, or vehicular access. • A minimum access width of seven (7) feet should be maintained along all sidewalks and building entrances accessible to the public. i. Sign Types: 10. Signs (cont.) 5.F. Architectural Standards (cont.) Crown of Building Sign Standards mounted away from the building façade. A crown of building sign may be parallel to the building façade 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 • No portion of a crown of building sign shall extend above the roof line or above a parapet wall • No more than one (1) crown of building sign per façade is allowed. • facade size and sign design of the sign and building into consideration. • letters and/or logo. • Signs shall be compatible with existing architecture and shall be appropriately scaled and features. • Letter Height (max): 8 feet • Width (max percentage of façade length): 75% i. Sign Types (cont.): 10. Signs (cont.) 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. i. Sign Types: 10. Signs (cont.) 5.F. Architectural Standards (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 the applicant proves the necessity for additional time. • Illumination of temporary signs is prohibited. • safety or visibility. • The sign area shall not exceed 25 square feet and shall conform to all applicable sign type standards. • For buildings with a setback of 20 feet or more, a free-standing sign no larger than 16 square feet per face may be considered. • Material: Sturdy and not subject to fading or damage from weather. The use of paper or cloth is not permitted unless located within a glass or plastic enclosure. i. Sign Types (cont.): 10. Signs (cont.) Monument Sign Standards — Monument signs are freestanding and located adjacent to sidewalks. Such signs are typically used for buildings that are separated from adjacent streets by substantial setbacks and more suburban-style site layouts. Monument signs are not allowed without a waiver from the UDC. The UDC may grant a waiver for a monument sign, provided that the sign meets all of the requirements below: • Maximum total area:60 square feet per sign face • Maximum height:8 feet including base. • Maximum letter height: Building/development name or logo: 8 inches. All others: 4 inches • Locations are limited to landscaped areas, with a minimum setback from the public-rights-of- • • A monument sign shall be set onto a base or frame, presenting a solid, attractive,and well- proportioned appearance that compliments the building design and materials. • internal lighting that only illuminates text and logos. • A sign erected on the top of a retaining wall is considered a monument sign. The height minimum setback is not required. • foot minimum setback is not required. i. Sign Types: 10. Signs (cont.) 5.F. Architectural Standards (cont.) Changeable Copy Sign Standards — Changeable copy signs are signs where letters, This allows the message to change over time. Examples include a bulletin board, electronic mes-sage board, or projected image sign. Electronic changeable copy signs are appropriate for the following uses: theaters, hotels, public transit, and gas station pricing signs. • All changeable copy signs shall be reviewed by the UDC and shall receive a recommendation prior to seeking a special exception from the Board of Adjustment. • Maximum of 25% of the sign face may be devoted to changeable copy. • Changeable copy signs shall not be used to display commercial messages relating to products or services that are not offered on premise. • Window electronic display sign locations shall not contribute to light pollution for any adjacent residential developments. • On detached signs, electronic changeable copy shall be limited to monument signs. • The message shall not change at a rate faster than one message every 20 seconds. The interval between messages shall be a minimum of one second. •ed. • All sound is prohibited. i. Sign Types (cont.): 10. Signs (cont.) 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 additional 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 • i. Sign Types: 10. Signs (cont.) 5.F. Architectural Standards (cont.) i. Sign Types (cont.): 10. Signs (cont.) Rooftop Sign Standards— A Rooftop sign is any sign erected, constructed or maintained on the roof of a building. Signs may be installed upon the roof subject to the following conditions: • The area of the sign shall not exceed 10 percent of the area of the closest wall of the building above which the sign is placed. • The sign shall not exceed four feet above the roof or top of the parapet wall at the roof, whichever is higher. • All roof signs placed upon a building or buildings upon one platted lot shall be similar in size, shape, area, and design. s. These standards specify planting requirements and contextual stan- dards. For example, for large project involving 5+ proposed trees in the parkway must have no more than 50% of the trees in the same subgenus (e.g., red oaks or white oaks). The Guidelines for Landcaping in Parkways can be found in the application for Tree Planting Permit on City of Fort Worth property including parkways and medians. 1. Tree Preservation and Canopy Requirements Ordinance apply: (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 ½ trees on the following page), or times $200 per diameter inch, or 4) Urban Forestry Board approved plan that mitigates the removal of the large construction or development activities will be the responsibility of the original applicant. Replacement will be new trees with a minimum of 3 inches each guaranteed for a period of two years. b. Trees In Surface Parking Lots long-term surface parking shall provide at least 40% tree canopy coverage of surface parking lots (refer to the categorized list of canopy trees on the following page). c. Tree Protections and Warranty/Replacement care is taken during construction to protect existing trees, and that any preserved or newly planted tree required by the provisions of Sections 5.G.1. and 5.B.3. In this document shall be replaced if it dies within 5 years. 2. Front Yard Landscaping Guideline here there is a setback, front yard landscaping in addition to required trees should be provided and maintained in areas outside of ground level elements such as patios or porches. Native and drought tolerant species should be used, and irrigation systems should designed to minimize water demand. 5.G. On-Site Landscaping (Also see Section 5.B.3.) 3. City Approved Canopy Tree List (Other species considered on case-by-case basis.) Large Canopy Trees (2,000 square feet) Pecan # Deodar Cedar Green Ash Southern Magnolia# Chinquapin Oak Shumard Oak # Texas Red Oak American Elm Lacebark Elm Medium Canopy Trees (700 square feet) Common Persimmon Texas Ash Ginkgo Kentucky Coffeetree Italian Stone Pine Pond Cypress Small Canopy Trees (100 square feet) Japanese Maple # Common button-bush Rough-leaf Dogwood # Carolina buckthorn # Deciduous Holly Rusty Blackhaw # Not recommended for parking lots or high heat areas 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 1. Conceptual Land-Use Plan equal to or larger than 3 acres in size shall submit a conceptual land use plan for approval by the Planning Director. The conceptual land use plan must be approved before a building permit application is accepted. The Planning Director may require a conceptual land use plan for a project smaller than 3 acres if it is part of a project larger than 3 acres. The conceptual land use plan shall illustrate the location and calculated land area of land uses on the site, using the following land use categories (see Section 6.C. for detailed list of land uses within these • One- or two-family residential • Multifamily residential • Mixed-use buildings (must include at least 20% residential and 10% non-residential) •Publicly accessible parks and plazas use they serve. 2. Project Test a. The project includes uses within at least two of the land use categories, and b. No land use category other than mixed-use buildings occupies greater than 2/3 of the total land area. If a project does not comply with the project test, then the vicinity test in Section 3. shall apply. 6.A. Mix of Use Requirement for Large Developments MIX OF USE TEST 3. Vicinity Test a. The Development Services Director determines that the following conditions are 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 or: b. The Director determines that the developer has demonstrated that unique site conditions (e.g. adjacency to natural features, highways, freight yards, etc.) make compliance with the conditions of section a. above impractical in certain areas of the development site. The following standards are intended to enhance the character of existing neighborhoods. and to promote the development of additional housing in those areas. 1.- neighborhood zones. Buildings within these zones must include residential uses that 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. 3. use non-residential projects. These prohibited uses are noted in the tables in Section 6.C. on the following page. 4. NS-T4R NS-T4 NS-T5 RESIDENTIAL USES Household Living One Family Detached Dwelling P P P One Family Detached Dwelling with Secondary Dwelling Unit P P P Two Family Detached P P P Duplex/Two Family Attached Dwelling P P P Multifamily Dwelling (up to 8 units) P P P Multifamily Dwelling (9+ units) P P P Group Living Community Home P P P Group Home I P P P Group Home II P P P Halfway House Shelter PUBLIC AND CIVIC USES Education College or University P P P Day Care Center (Child or Adult) P P P School, Elementary or Secondary P P P Business College or Commercial School P P P Government Correctional Facility P P Government Maintenance Facility P P P P P Government Vehicle Storage/Junkyard P P Museum, Library or Fine Arts Center P P P P P Healthcare Facilities Ambulance Dispatch Station P P P Assisted Living Facility P P P Blood Bank P P P Care Facility P P P P P P Hospice P P P Hospital P P P Massage Therapy and Spa P P P Nursing Home (with full medical services) P P P 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 uses are allowed but are subject to supplemental development standards. Please refer to the NS-T4R NS-T4 NS-T5 PUBLIC AND CIVIC USES (cont.) Recreation Public Community, Recreation, of Welfare Center P P P Recreation, or Welfare Center P P P Country Club, Public Country Club, Private P P P Golf Course P P P Golf Driving Range P Park of Playground P P P Religious Place or Worship P P P Place of Worship, Auxiliary Use P P P Utilities Electric Power Substation CUP CUP CUP Gas Lift or Line Compressor Station Power Plant of Central Station Light Stealth Telecommunication Tower Telecommunication Antenna (on structure) Telecommunication Tower CUP CUP CUP Utility Transmission or Distribution Line Wastewater (Sewage) Treatment Facility Water Supply, Treatment, or Storage Facility CUP CUP CUP COMMERCIAL USES Entertain- ment and Eating Amusement, Indoor P P P Amusement, Outdoor Baseball/Softball Facility (Commercial) P P P Bowling Alley P P P Bar, Tavern, Cocktail Lounge, Club, or Dance Hall P P Circus Club, Commercial or Business P P P Drive-in Restaurant or Business P P P Event Center or Rental Hall P P P Bingo Parlor Gambling Facility (including Bingo) Game Room Health or Recreation Club P P P Indoor Recreation P P P Lodge or Civic Club P P P Massage Parlor 6.C. Permitted Land Uses (cont.) NS-T4R NS-T4 NS-T5 COMMERCIAL USES (cont.) Entertain- ment and Eating (cont.) Mobile Food Vendor Court P P P Racing Facility (Horse, Dog, or Automotive) Restaurant, Cafe, or Cafeteria P P P Sexually Oriented Business Shooting or Weapons Firing Range Stable (Commercial, Riding, Boarding, or Rodeo Arena) Swimming Pool, Commercial P P P Drive-in Theater Movie Theater or Auditorium P P P Lodging Bed or Breakfast Home P P P Bed or Breakfast Inn P P P Hotel, Motel or Inn P Recreation Vehicle Park Short Term Home Rental P P P Bank, Financial Institution P P P P P P Retail Sales and Service Antique Shop P P P Appliances Sales, Supply or Repair Bakery P P P Beauty or Barber Shop P P P Boat Rental or Sales P Bookstore, Station, or Newstand P P P Burglar Alarm Sales and Service P P P Caterer or Wedding Service P P 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-set Printing P P P Dance Studio P P P P P P Duplicating Services P P P P P P Feed Store, no Processing or Milling P P P Firewood Sales P P P Furniture Sales P P P or Resale P P P 6.C. Permitted Land Uses (cont.) NS-T4R NS-T4 NS-T5 COMMERCIAL USES (cont.) Retail Sales and Service (cont.) General Merchandise Store P P P Greenhouse or Plant Nursery P P P Grocery Store or Meat Market P P P Gunsmithing, Repair or Sales P P P Home Improvement Store P P P Interior Decorating P P P Kennel Large Retail Store P P P P P P Laundry, Dry Cleaning, or Washeteria P P P Leather Goods Shop P P P Liquor or Package Store P P P Locksmith P P P Medical Supplies/Equipment Sales or Rental P P P Mini-Warehouse Mortuary or Funeral Home P P P Newspaper Distribution Center P Optician P P P Pawn Shop Pharmacy (Drug Store) P P P Portrait or Camera Shop or Photo Finishing P P P Recording Studio P P P Retail Sales, General P P P Saddle or Harness Repair or Sales P P P Shoe Shine Shop P P P Studio,Art or Photography P P P Tailor, Clothing or Apparel Shop P P P Tattoo Parlor P P Taxidermist Shop P P P Veterinary Clinic with Indoor Kennels Veterinary Clinic with Outdoor Kennels Vehicle Sales and Service Auto Parts Supply Retail P P P Automotive Repair, Paint and Body Shop P P P Car Wash, Full or Self Service Gasoline Sales P P P Mobile Home or Manufactured Housing Sales 6.C. Permitted Land Uses (cont.) NS-T4R NS-T4 NS-T5 COMMERCIAL USES (cont.) Vehicle Sales and Service (cont.) Parking Area or Garage, Storage P P P Recreational Vehicle Sales or Service P Service Station Truck Stop with Fuel and Accessory Services Vehicle Junkyard Vehicle Sales or Rental (Automobile, Motorcycles, Boats or Trailers) P P Vehicle Steam Cleaning P INDUSTRIAL USES Light Industrial Services Assaying P Assembly of Pre-manufactured Parts, except for Vehicles, Trailers, Airplanes, or Mobile Homes P P Blacksmithing or Wagon Shop P Bottling Works, Milk or Soft Drinks P Brewery, Distillery, or Winery P Carpet and Rug Cleaner P Chicken Batter or Brooder Coal, Coke, or Wood Yard Cottage Manufacturing Uses P P Crematorium P Electroplating Fabricating Manufactured Housing, P Food Processing (No Slaughtering) P Furniture or Cabinet Repair or Construction P P Furniture Sales, with Outside Storage or Display Galvanizing Small Utensils Machine Shops P Ornaments, Awnings, Tents, Bags P P Manufacture of Aluminum, Brass, or Other Metals or from Bone, Paper, Rubber or Leather P P Manufactured Home/RV Repair Monument/Marble Works, Finishing and Carving only P 6.C. Permitted Land Uses (cont.) NS-T4R NS-T4 NS-T5 INDUSTRIAL USES (cont.) Light Industrial Services (cont.) Monument Works, Stone P Outdoor Sales and Storage Paint Mixing and 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 Warehouse or Bulk Storage Welding Shop, Custom Work (Not Structural) P Yards, Contractors, Lumber, or Storage, Automobile Storage Yards, Building Materials Heavy Industrial and Manufactur- ing Animal By-Product Processing Batch Plant, Concrete, or Asphalt (Permanent) Brewery, Distillery, or Winery P Brick, Clay, Glass, Shale, Tile, or Terra Cotta Products Manufacture Cement Product Plant Cement, Lime, Gypsum, or Plaster of Paris Manufacture Cotton Gin, Cotton Oil Mill, Bail or Compress Creosote Treatment/Manufacture Egg Cracking or Processing Manufacture Galvanizing, Sheet or Structural Shapes Processing or Storage Glue Manufacture Grain Elevator Magnesium Casting, Machining, or Fabricating 6.C. Permitted Land Uses (cont.) NS-T4R NS-T4 NS-T5 INDUSTRIAL USES (cont.) Heavy Industrial and Manufactur- ing (cont.) 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, Celluloid, Cash Registers, Cutlery, Disinfectants, Dextrin, Dyestuff, Electrical Machinery, Farm Tools, Typewriters, and Vinegar. Transport- ation Airport, Aviation Field, Helistop, or Landing Area CUP CUP CUP Passenger Station P P P Waste Related Recycling, Collection Facility CUP CUP Wholesale Trade Wholesale: Bakery, Produce Market, or Wholesale House P P P ACCESSORY USES Accessory Uses Accessory Use or Building P P P Home Occupation P P P Recreation Area P P P Satellite Antenna (Dish) TEMPORARY USES Temporary Uses Temporary Outdoor Amusement CUP CUP CUP Garage or Other Occasional Sale P P P Temporary Vendor 6.C. Permitted Land Uses (cont.)