HomeMy WebLinkAbout28193-12-2025 - City Council - OrdinanceORDINANCE NO. 28193-12-2025
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 SECTION 4.1305(D)(1) "OTHER DEVELOPMENT
STANDARDS" BY AMENDING THE "NEAR SOUTHSIDE
DEVELOPMENT STANDARDS AND GUIDELINES" TO DEFINE
GENERAL HOSPITAL, ALLOW GREATER BUILDING HEIGHT AND
SETBACK FOR GENERAL HOSPITALS, ADOPT A GENERAL
HOSPITAL RESIDENTIAL BUFFER REQUIREMENT, ADOPT
DEVELOPMENT STANDARDS FOR SKYBRIDGES FOR GENERAL
HOSPITALS; TO ALLOW ADMINISTRATIVE APPROVAL FOR
GENERAL HOSPITALS CONCERNING SKYBRIDGES, PLACEMENT
OF PEDESTRIAN ENTRANCES, FENCING, FENESTRATION,
TRANSPARENCY, AND ARCHITECTURAL REQUIREMENTS; TO
AMEND GUIDELINES AND STANDARDS FOR PARKING
STRUCTURES AND GARAGES, AND ESTABLISH DESIGN STANDARDS
AND GUIDELINES FOR HELIPADS; TO AMEND SECTION 4.1305(B) BY
MOVING THE "NEAR SOUTHSIDE ("NS") DISTRICT TABLE FROM
4.1305(B) TO 4.1305(C), AND AMEND THE "NEAR SOUTHSIDE ("NS")
DISTRICT TABLE TO ILLUSTRATE THE CHANGES IN THE MINIMUM
AND MAXIMUM HEIGHT; 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
Sec. 4.1305. Hospital "NS" Code 2025 Amendment Ordinance No. 28193-12-2025
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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, various hospital campuses located within the Near Southside District are
seeking to upgrade and expand their hospital campuses within the district; and
WHEREAS, Development Services staff has reviewed the design standards of the Near
Southside District and wish to help facilitate the unique operation of hospital campuses, facilitate
hospital growth and hospital improvements, and ensure a more predictable design review process
for these hospital campuses; and
WHEREAS, these Development Services staff recommends that design standards and
guidelines for hospital campuses be amended to provide greater flexibility for building height,
hospital garages fronting public streets, and skybridges; and
WHEREAS, Development Services recommends that the Near Southside Standards and
Guidelines be amended to define general hospital, to establish setback and buffer requirements for
general hospitals, allow skybridges by right for general hospitals, increase the maximum height
allowed for general hospitals, establish design standards and guidelines for parking garages,
establish helipad design standards, and allow administrative approval authority for staff for minor
modifications for hospital uses within the Near Southside District.
Sec. 4.1305. Hospital "NS" Code 2025 Amendment Ordinance No. 28193-12-2025
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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)(1) "Other development standards" is hereby amended as set out in Exhibit
"A", attached and hereby incorporated into the Zoning Ordinance by reference, to amend the
development standards and guidelines contained in the "Near Southside Development Standards
and Guidelines" to define General Hospitals, allow greater building height and setback for General
Hospitals, adopt a General Hospital residential buffer requirement, to adopt development standards
for skybridges for General Hospitals, to allow skybridges for General Hospitals to be
administratively approved, to allow administrative approval for general hospitals concerning
skybridges, placement of pedestrian entrances, fencing, fenestration, transparency, and
architectural requirements, to amend guidelines and standards for parking structures and garages,
and establish design standards and guidelines for helipads.
SECTION 2.
Chapter 4, "District Regulations", Article 13 "Form Based Districts," of Ordinance No.
21653, the Zoning Ordinance of the City of Fort Worth, is hereby amended to revise Section
4.1305, "Near Southside (NS) District", Subsection 4.1305(b) "Uses", to amend the "Near
Southside ("NS") District" table by amending the minimum and maximum heights allowed within
Sec. 4.1305. Hospital "NS" Code 2025 Amendment Ordinance No. 28193-12-2025
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the Near Southside District and move such table under Subsection 4.1305(c) "Property
Development Standards' which shall appear as follows:
(a) Purpose and intent. It is the purpose of the near southside ("NS") district to provide a specific
mixed -use development zone that encourages pedestrian -oriented, urban development on the near
southside, and to provide development standards and administrative procedures that encourage
high -quality, sustainable development and creative design.
(b) Uses. In the near southside ("NS") district, no building or land shall be used and no building shall
be hereafter erected, reconstructed, altered or enlarged, nor shall a certificate of occupancy be
issued, except in accordance with the use tables and supplemental standards contained in § 6 of
the document Near Southside Development Standards and Guidelines, an adopted supplement to
the city's zoning ordinance.
(c) Property development standards.
(1) The minimum dimension of lots and yards and the height of buildings in the near southside
("NS") district, shall be as shown in the accompanying table and the document Near Southside
Development Standards and Guidelines.
(2) The development standards may only be applied to that area known as the near southside
district of Fort Worth boundary as described in Exhibits "A" through "C," attached hereto and
incorporated by reference. (Refer to Near Southside Development Standards and Guidelines.)
Near Southside ("NS") District
Front setback*
0 feet minimum, 20 feet maximum
Rear yard*
3 feet minimum
Side yard*
0 feet minimum
Units per acre
No restriction
Units per building
No restriction
For buildings located on primary streets (see map in section 4.C.1.), a
two-story minimum height applies.
Minimum heights For other new facades along public streets and public spaces:
Sec. 4.1305. Hospital "NS" Code 2025 Amendment Ordinance No. 28193-12-2025
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Maximum heights**
Maximum heights with mix of
use and/or public spaces
bonuses**
• Buildings < 4,000 sq. ft.: 15 feet
• Buildings > 4,000 sq. ft.: 18 feet for at least 50% of the facade
Ground floors of multi -story non-residential buildings: minimum 10
feet, floor to ceiling
T4 and T4-N:
T4-I:
T5, T5-N
T5-I
T5-I (General Hospital uses only)
TN4-N: mix or public space
T4: mix or public space
T4: mix and public space
T5: mix or public space
T5: mix and public space
3 stories
6 stories
5 stories
10 stories
20 stories (subject to General
Hospital Residential Buffer in
5.D.6)
4 stories
5 stories
6 stories
8 stories
10 stories
Notes:
* Additional setback standards and guidelines contained in Near Southside Development Standards and
Guidelines.
* * See zone boundary map in Exhibit "C." Height bonus and Fairmount transitional height plane and
General Hospital Residential Buffer provisions contained in Near Southside Development Standards and
Guidelines.
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
Sec. 4.1305. Hospital "NS" Code 2025 Amendment Ordinance No. 28193-12-2025
Page 5 of 6
remaining phrases, clauses, sentences, paragraphs and sections of this ordinance, since the same would
have been enacted by the City Council without the incorporation in this ordinance of any such
unconstitutional phrase, clause, sentence, paragraph or section.
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.
Sec. 4.1305. Hospital "NS" Code 2025 Amendment Ordinance No. 28193-12-2025
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This ordinance shall take effect upon adoption and publication as required by law.
APPROVED AS TO FORM AND LEGALITY:
By:
Christopher Austria,
Senior Assistant City Attorney
ADOPTED: December 09, 2025
EFFECTIVE: April 24, 2026
Sec. 4.1305. Hospital "NS" Code 2025 Amendment
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Ordinance No. 28193-12-2025
Page 7 of 6
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Prepared by Near Southside, Inc. in cooperation with the City of Fort Worth
Enacted January 2008. Updated as amended through November 2025.
TABLE OF CONTENTS
A. Near Southside District Background
(4)
B. Promoting Revitalization with Form -Based Development Standards
(5)
SECTIONDEVELOPMENT
A. Intent
(6)
B. General Development Principles
(6)
• ri •
014
A. Intent
(8)
B. Relationship to Other Regulatory Documents
(8)
C. Definition of "Standards" and "Guidelines"
(8)
D. Development Review Process
(9)
E. Near Southside District Boundary
(11)
SECTION
A. Intent and Principles
(12)
1. How to Use the Regulating Plan
2. The Transect Classification System
B. Development Zones and Historic Properties
(16)
C. Circulation Network and Street Design
(20)
1. Primary and Main Streets Map
2. CFW Near Southside - Master Thoroughfare Plan
SECTION••STANDARDS AND GUIDELINES
(22)
A. Intent and Principles
(22)
B. Streets and Other Public Spaces
(26)
1. Street Standards
2. Public Roadsides
3. Roadside Elements
4. Public Parks and Plazas
5. Public Art
C. Building Location and Orientation
(40)
1. Base Setback Standards
2. Contextual Setback Standards
3. Pedestrian Entrances
4. Fencing
5. Drive -Through Standards
6. Skybridges
D. Building Height
(45)
1. Height Guideline
2. Building Heights
3. Building Heights Along Primary Streets
4. Height Bonus Requirements
5. Fairmount Transitional Height Plane
E. Parking and Driveways
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
S. 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
S. Outdoor Storage Display
9. Mobile Food Court Review
10. Signs
G. On -Site Landscaping
1. Tree Preservation and Canopy Requirements
A. Mix of Use Requirement for Large Developments
B. Special Requirements for "N" and "R° Zones
C. Permitted Land Uses
(48)
(54)
(76)
(78)
(80)
(81)
SECTION 1. INTRODUCTION
1.A. Near Southside District Background
The Near Southside is located just south of Downtown Fort Worth and is the city's second
largest employment center, with over 40,000 workers, many of whom are employed in the health
care industry. Although commonly recognized by many as the "Medical District," the area has
historically been a mixed -use district with diverse neighborhoods and eclectic destinations. The
area's remaining historic buildings — with their architectural diversity, human -scale design, and
wide range of locally -owned businesses —reflect this storied past.
Near Southside Inc. (NSI), formerly Fort Worth South, Inc., is a non-profit redevelopment
corporation, working since 1996 with the City of Fort Worth and other community groups to
promote the area's revitalization in a way that builds on this history and capitalizes on the district's
eclectic, mixed -use, human -scale character to create a competitive advantage in attracting new
residents and businesses. Urban design (i.e., the design of buildings, streets, and other public
spaces, and the interrelationships among those elements) will continue to be a major factor in
determining the district's economic, social, and cultural sustainability. Promoting the sustainability
of neighborhoods and commercial districts is a primary goal for the City of Fort Worth.
1.13. Promoting Revitalization with Form -Based Development Standards
As reflected in the City's Comprehensive Plan (which includes the NSI strategic plan by
reference), NSI and the City have long recognized the importance of urban design in realizing
revitalization goals for the Near Southside. As in the past, the district's future character will largely
be determined by the individual design decisions made by hundreds of property owners,
businesses, and residents over the following decades. The City's zoning regulations and other
development standards play perhaps the most influential role in guiding these decisions, and,
as a result, in shaping the Near Southside's character, quality of life, and economic sustainability.
For decades, zoning regulations, street design requirements, and other development
standards have worked against urban design and redevelopment goals for the Near Southside
and other central city districts. In response, the City adopted new form -based "MU" mixed -use
zoning classifications, and, in certain central city areas such as Downtown and Panther Island,
created new urban design districts with tailored development standards and guidelines that
promote development consistent with the contextual design goals for those respective
areas.
Through 2007, NSI worked with property owners to promote desirable redevelopment in two ways:
first, through rezoning to the "MU" classifications, and second, through the application of informal
design guidelines. Although the effects of these past efforts were significant, a
comprehensive update of the district's development standards — through the creation of a new
Near Southside urban design district overseen by the Urban Design Commission — was necessary
to promote the district's continued revitalization, for several reasons:
The patchwork of single -use industrial, commercial, and residential zoning districts did not
allow or promote a mix of residential, retail, office, and institutional uses as envisioned in the
City's Comprehensive Plan, within which the Near Southside is designated as a "mixed -use
growth center."
Outdated development standards did not promote the type of pedestrian -oriented urban design
that characterizes the Near Southside's most distinctive and memorable areas and serves as a
competitive advantage for the district.
The patchwork of zoning districts threatened redevelopment momentum by failing to create
a predictable investment environment in which property owners could confidently invest in
redevelopment projects that conformed to the district's vision and be reasonably assured that
zoning standards would require compatible development on adjacent properties.
The wide range of conditions within the district — from lower density residential neighborhoods
to large institutional campuses — required a more tailored approach than simply applying all of
the "MU" standards throughout the area.
Design excellence, administrative flexibility, and timely approval of conforming projects would
best be promoted through a development review process overseen by a well -qualified design
review board, as demonstrated by the Downtown Urban Design District process.
This illustrated document uses photographs and other images in an effort to create a user-
friendly manual for use by professional developers as well as non -experts. The standards
and guidelines contained are largely based on the form -based standards of the "MU"
classifications. Form -based standards differ from conventional zoning standards in their
emphasis on shaping the form of buildings and public spaces rather than the segregation of
different land uses.
(4) Near Southside District Near Southside District (5)
SECTION 2. GENERAL DEVELOPMENT PRINCIPLES
2.A. Intent
The Near Southside will become a vibrant, mixed -use, urban district if certain general
development principles shape its redevelopment. The following principles serve as the basis for
the standards and guidelines contained in this document. Development projects are evaluated
with respect to the principles, in addition to the pertinent standards and guidelines.
2.B. General Development Principles
1. Promote a pedestrian -oriented urban form: In contrast to conventional zoning standards
that place primary emphasis on the regulation of land uses, the Near Southside development
standards and guidelines focus on promoting a walkable, urban form of development,
consistent with the district's historic urban character. The focus on form promotes buildings that
conform to tested urban design principles and adapt to changing conditions over time.
2. Maximize connectivity and access: The Near Southside's successful revitalization requires a
truly multi -modal circulation network in which residents, workers, and visitors may conveniently
walk, drive, bike, or ride public transportation to destinations within and outside of the district.
Development standards and guidelines are intended to promote walkable blocks and street
designs that balance these transportation modes, and also ensure accessibility for all residents
and visitors, including those with disabilities.
3. Require excellence in the design of the public realm (building on Fort Worth's history of
civic art) and of buildings that front public spaces: The most successful and memorable
urban environments are those in which walking down the street is appealing. Streets, plazas,
parks, and other public spaces should be comfortable and inviting, and buildings fronting those
spaces should be active and visually interesting at the pedestrian level.
4. Promote the preservation and creation of distinctive neighborhoods that provide
diverse urban housing options: The vision for the Near Southside places high priority on the
creation of mixed -use, mixed -income neighborhoods that include townhouses, apartments,
condominiums, and supporting neighborhood -scale businesses. Providing a large number
of units and options for various household types and income levels is critical to the district's
success. Providing a medium scale and infill residential options for various household types
and income levels is critical to the district. The Missing Middle housing typologies reflect
historical residential patterns and create diverse housing options espoused.
5. Support existing Near Southside businesses: The Near Southside development standards
and guidelines should support the success of existing businesses.
6. Encourage adaptive reuse and support the preservation of historically significant
buildings: The Near Southside includes historically significant buildings that should be
incorporated into new development projects. The development standards and guidelines are
intended to work in conjunction with the City's Historic Preservation Ordinance to encourage
preservation and adaptive reuse of significant buildings.
7. Encourage creativity, architectural diversity, and exceptional design: The Near Southside
development standards and guidelines promote high quality design, and the development
review process promotes flexibility. Standards and guidelines, as well as the development
review process, are intended to support creativity and exceptional design while discouraging
uniformity.
8. Promote sustainable development that minimizes negative impacts on natural
resources: Creating a walkable, mixed -use, high -density, central city district supports
sustainable development by providing an alternative to low -density development in peripheral
areas. In accordance with sustainable development principles, the Near Southside's buildings,
transportation systems, and public spaces should be designed to minimize negative impacts
on air and water quality and promote innovation in environmental design.
9. Encourage the integration of public art into public and private development: Public art
should be integrated into architecture, streetscapes, and public spaces. Public art will enhance
the built environment and contribute to the area's success in attracting new residents and
businesses.
(6) Near Southside District Near Southside District (7)
SECTION 3. ADMINISTRATION
3.A. Intent
The development standards and guidelines included in this document are intended to be clear,
concise, and user-friendly. The development review process is intended to be predictable and
flexible, and to facilitate the timely approval of conforming projects.
3.13. Relationship to Other Regulatory Documents
The Near Southside (NS) Development Standards and Guidelines document is intended to
minimize references to other sections of the City's Zoning and Subdivision ordinances.
Developers are responsible, however, for reviewing and complying with all pertinent zoning and
subdivision standards, including those not directly referenced in this document.
There are two notable references to other sections of the Zoning Ordinance:
a) the Historic Preservation Ordinance (Chapter 4, Article 5), which includes the procedures
and requirements related to the preservation and reuse of historically significant buildings;
and,
b) Off -Street Parking and Loading (Chapter 6, Article 2)
All development must comply with all federal, state, county, or city regulations. Historically
designated properties must comply with requirements associated with those designations (e.g.,
Fairmount Historic District properties must comply with that district's design guidelines as well as
processes required by the Historic and Cultural Landmarks Commission).
3.C. Definition of "Standards" and "Guidelines"
Development Standards are objective, measurable regulations, often illustrated through diagrams
and sketches, with which all projects must comply, 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,
the Urban Design Commission (UDC) may approve a Certificate of Appropriateness (COA) that
cites the project's compliance with those principles. (For projects not conforming to the height
and setback regulations, a variance approved by the Board of Adjustment is also required; see
Development Review section below.)
Development Guidelines are more subjective statements though which the City proposes
additional design strategies. The guidelines should be suitable for most projects, and developers
should endeavor to ensure that guidelines are followed to the extent possible. City staff and the
UDC will work with developers to explore design approaches that maximize conformance with
guidelines. The UDC shall not deny a Certificate of Appropriateness solely because a project fails
to comply with a guideline.
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 conceptual south Main streetscape design
clearly conform to all standards may be (Rendering by Dunaway).
approved administratively by the Development to addition to private construction projects, public
Services Director without UDC review. Staff projects such as street and streetscape
may administratively approve waivers from improvements are subject to review for consistency
roadside design elements for properties with the standards and guidelines.
located along a street that is planned for 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
that require interpretation or discretionary judgment with respect to the project's compliance
with standards and guidelines.
REVIEW OF PUBLIC PROJECTS
Because of the unique needs and functional requirements of the district's hospitals, this code
provides additional development standards for General Hospitals in NS-T51. These additional
use -based development standards apply to hospitals licensed as General Hospitals (Chapter
241) by Texas Health and Human Services and meet the definition of Hospital, General in the
City's Zoning Ordinance. These additional use -based development standards are intended to
facilitate administrative approval of General Hospital proposals located in NS-T51 and include
provisions related to building height, garages, setbacks, skybridges, and signage.
For General Hospitals, as defined above, within NS-T51. staff may administratively approve
variations from the standards for the following:
Skybridges (Section 4.C.6)
Placement of pedestrian entrances (Section 5.C.3)
Fencing location and height (Section. 5.C.4)
Required amounts of fenestration and ground floor transparency on facades (Section
5.F.5)
• Architectural variety requirements in large projects (Section 5.17.7)
(8) Near Southside District Near Southside District (9)
3.D. Development Review Process (cont.)
UDC approval is required for all of the following:
Skybridges, except for General Hospitals within NS-T51 (see Section 4.C.6)
Drive -through Facilities (see Section 5.D.5.)
Mobile Food Courts (see Section 4.17.8.)
Monument Signs (see Section 4.F.9.a)
3. Urban Design Commission (UDC): The UDC is a nine -member body appointed by the City
Council and charged with the administration of urban design districts. As stated above, the
UDC shall review projects that require interpretation or discretionary judgment with respect
to the project's compliance with standards and guidelines. The Zoning Ordinance specifies
that UDC appointees should be knowledgeable about fundamental principles of urban design.
Furthermore, at least six of the nine appointees shall be practicing professionals from the fields
of architecture, landscape architecture, urban design or planning, real estate, or law. At least
one of the nine regular member appointees must be a practicing or retired professional in the
field of history, architectural history, or other discipline related to historic preservation. The
Development Services Director serves as staff advisor to the UDC.
4. Certificates of Appropriateness (COA): The Development Services Director or UDC will
issue a Certificate of Appropriateness for approved public and private projects. In exceptional
cases the UDC may approve a COA if a project is clearly consistent with applicable
development principles but does not conform to a certain development standard(s) or
guideline(s). The COA for such projects must describe the projects' compliance with applicable
principles.
5. Required Information: The full list of required materials is included in the Near Southside
District application available from the City's Development Services Department, 817-392-8000,
www.fortworthtexas.gov/developmentservices/urban-design.
In general, the following information is required,
as applicable:
SITE PLAN
a. Building Plans and Elevations
b. Landscape Plan
c. Material Specifications
d. Plans and Specifications for
Proposed Signs
e. Description of Proposed Scope of
Work
f. Photographs of Site and Existing
Conditions
Developers are strongly encouraged to pres-
ent conceptual plans for large and/or multi-
phase prolects at an early stage to facilitate
timely review during the final design phase.
6. Review of Phased Projects: To minimize review steps for phased development projects, the
UDC may approve a COA for all phases provided that the applicant submits drawings that
depict the initial phase as well as all future phases. The COA is valid for two years from the
date of approval.
7. Variances to Zoning and Subdivision Ordinances' Property Development Standards:
The UDC is authorized to approve appropriate exceptions to the vast majority of the NS
Standards and Guidelines, provided a project complies with applicable development principles.
The UDC may allow additional flexibility for projects of exceptional civic or environmental
design. Any waiver of basic property development standards related to building heights or
setbacks, however, requires a variance approved by the Board of Adjustment. Similarly,
vacations of public rights -of -way and any waivers of subdivision requirements require approval
by the City Plan Commission. Variances, vacations, and subdivision waivers should be
recommended for approval by the UDC. The UDC is authorized to approve exceptions to
roadside design standards.
3.E. Near Southside District Boundary
See Section 4 for development zone map with parcels
(10) Near Southside District CONCEPTUAL DESIGN REVIEW Near Southside District (11)
SECTION 4. REGULATING PLAN
4.A. Intent and Principles
The Near Southside Regulating Plan functions similarly to both the Zoning Ordinance map and
the Master Thoroughfare Plan map. The NS Regulating Plan includes maps that depict the
boundaries of different types of development zones, as well as maps identifying the location and
classification of thoroughfares. These maps serve as a guide for determining which development
standards and guidelines apply to a development project. A unified section that classifies both
development zones and streets is intended to promote coordination among land use, urban
design, and transportation decisions, which is an essential strategy in creating a vibrant, livable,
mixed -use district. The following principles guide the content of the Regulating Plan.
DEVELOPMENT ZONES
1. Draw development zone boundaries so as to enhance the character of 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-
dential units in order to create a "live, work, play" environment and to support
neighborhood retail and other commercial uses.
3. Draw development zone boundaries to support large institutions and busi-
nesses that warrant tailored development standards based on their unique
operational requirements.
HISTORIC PROPERTIES
4. Facilitate the incorporation of historically significant buildings into
redevelopment projects by identifying those properties on the Regulating Plan
and by referencing the Zoning Ordinance's Historic Preservation Ordinance
and applicable incentives.
5. Facilitate the designation of currently unprotected historic properties and their
adaptive reuse by identifying the most eligible properties on the Regulating
Plan as information on those properties becomes available.
CIRCULATION NETWORK AND STREET DESIGN
6. Preserve the existing urban street grid to maximize street connectivity for
vehicles, pedestrians, public transportation, and bicycles. The grid promotes
efficient circulation and provides a wide range of mobility options.
7. Limit vacations of existing public rights -of -way, including streets and alleys,
only to situations where there is no adverse impact to future circulation and
desirable redevelopment, or in cases where such vacations are absolutely
necessary for an exceptional redevelopment project that is clearly consistent
with the general development principles.
8. Utilize context -sensitive street design that gives equal consideration to rede-
velopment and mobility goals.
4.A. Intent and Principles (cont.)
1. How to Use the Regulating Plan
Locate the subject property on the applicable development zone and
historic properties map in Section 4.13.
2. Identify the property's development zone and any applicable historic
designations.
(12) Near Southside District Near Southside District (13)
4.A. Intent and Principles (cont.)
1. How to Use the Regulating Plan (cont.)
3. Locate the subject property on the primary and main street map in
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.
4.A. Intent and Principles (cont.)
2. The Transect Classification System
The diagram below illustrates the "Transect" that serves as the basis for many form -based
development codes. The Transect diagram shows a continuous cross-section of human habitats,
from rural to urban. Transect zones "74: General Urban" and "75: Urban Center" are most
consistent with the redevelopment vision for the Near Southside. (The development standards
for T4 and T5 are very similar to those for the MU-1 and MU-2 zoning districts, respectively.) T4
and T5 zones, as well as special neighborhood and institutional/industrial zones are shown on the
development zone maps in the following section.
R U R A L I I 1 I I I II I I I I I I I I I I I I I I I I I I I U R 8 A NJ
`>» I hL
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il
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NAT J 4:, L. RURAL SU&URBAN OENERALURBAN URBAN CENTER URNS
ZONE ZONE ZONE ZONE ZONE ZONE
Source: SmartCode v8.0, Duany Plater-Zyberk & Company
(14) Near Southside District Near Southside District (15)
4.13. Development Zones and Historic Properties
1. Northwest Quadrant HISTORIC PROPERTIES
(Refer to of Zoning Ordinance Ch. 4, Art. 5)
The map below shows zoning boundaries as of Local Designations
the date of publication. For current boundaries, E HSE - Highly Significant Endangered
please visit www fortworthtexas.00v/zonina_ . ❑ HC - Historic and Cultural Landmark
❑ DD - Demolition Delay
Basic Development Standards (Standards and guidelines are listed in Sections 5-7.)
— 20-ft. max. front setback,l041. on "Main" streets
18-ft. min. fagade, 2-story min on "Primary"
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
— 204t. max. front setback,l0-ft. on "Main" streets
184t. min. fagade, 2-story min on "Primary"
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
(16) Near Southside District
Neighborhood zone
No single -use non-residential
3 stories max., 4 stories w/ one
bonus criterion met
Institutional/Industrial zone
Flexible driveway and entrance
standards
-Restricted zone
No bars or industrial
uses; see page 81.
2. Northeast Quadrant
The map below shows zoning boundaries as of
the date of publication. For current boundaries,
please visit www fortworthtexas_aov/zoninq.
HISTORIC PROPERTIES
(Refer to of Zoning Ordinance Ch. 4, Art. 5)
Local Designations
HSE - Highly Significant Endangered
❑ HC - Historic and Cultural Landmark
❑ DD - Demolition Delay
if WU_2
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Basic Development Standards (Standards and guidelines are listed in Sections 5-7.)
— 2041. max. front setback,l0-ft. on "Main" streets
18-ft. min. fagade, 2-story min on "Primary"
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
— 20-ft. max. front setback,l0-ft. on "Main" streets
18-ft. min. fagade, 2-story min on "Primary"
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
-Neighborhood zone
No single -use non-residential
3 stories max., 4 stories w/ one
bonus criterion met
4 Institutional/Industrial zone
Flexible driveway and entrance
standards
Restricted zone _
No bars or industrial
uses; see page 81.
Near Southside District (1 ))
4.13. Development Zones and Historic Properties (Cont.)
HISTORIC PROPERTIES
3. Southwest Quadrant
(Refer to of Zoning Ordinance Ch. 4, Art. 5)
The map below shows zoning boundaries as of Local Designations
the date of publication. For current boundaries, E HSE - Highly Significant Endangered
please visit www fortworthtexas-oov/zonina_ . ❑ HC - Historic and Cultural Landmark
❑ DD - Demolition Delay
r;,j _
I
HINTS!
- - --
HC
HC A 5 [] -
L�l DID, '— I
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. . HCC`.1 HC
1 S - F we �p- lid-1I
HO �F'�
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17
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Basic Development Standards (Standards and guidelines are listed in Sections 5-7.)
20-ft. max. front setback, 1 0-ft. on "Main" streets Neighborhood zone
T4 18-ft. min. fagade, 2-story min on "Primary' -N No single -use non-residential
3 stories max. if no bonus met 3 stories max., 4 stories w/ one
5 stories max. w/ one bonus criterion met bonus criterion met
6 stories max. w/ two bonus criteria met
Parking behind or beside buildings Institutional/Industrial zone
Flexible driveway and entrance
T5 20-ft. max. front setback,10-ft. on "Main" streets standards
_ 18-ft. min. fagade, 2-story min on "Primary'
5 stories max. if no bonus met
8 stories w/ one bonus criterion met Restricted zone
10 stories w/ two bonus criteria met R No bars or industrial
Parking behind or beside buildings uses; see page 81.
(18) Near Southside District
4. Southeast Quadrant
The map below shows zoning boundaries as of
the date of publication. For current boundaries,
please visit www fortworthtexas-nov/zoninq.
HISTORIC PROPERTIES
(Refer to of Zoning Ordinance Ch. 4, Art. 5)
Local Designatinns
HSE - Highly Significant Endangered
❑ HC - Historic and Cultural Landmark
❑ DD - Demolition Delay
D MU-1
E i - CFI HC
q 5 He
NO _ JiIHCkJC O .
im4 1 Q
• I ,�� Hc.. N3•T4NR
IC HC
NS-T4
P.
HAli
.
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J
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IIIII
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C alail��1''IIIIIIIIIIIIII
� -p, F lJl2 aJc !CF'R11f17rffT'1
Basic Development Standards (Standards and guidelines are listed in Sections 5-7.)
20-ft. max. front setback,l0-ft. on "Main" streets Neighborhood zone
T4 18-ft. min. fagade, 2-story min on "Primary" -N No single -use non-residential
3 stories max. if no bonus met 3 stories max., 4 stories w/ one
5 stories max. w/ one bonus criterion met bonus criterion met
6 stories max. w/ two bonus criteria met
Parking behind or beside buildings Institutional/industrial zone
Flexible driveway and entrance
T5 20-ft. max. front setback,l0-ft. on "Main" streets standards
18-ft. min. fagade, 2-story min on "Primary"
5 stories max. if no bonus met
8 stories w/ one bonus criterion met ❑ Restricted zone _
10 stories w/ two bonus criteria met R No bars or industrial
Parking behind or beside buildings uses: see page 81.
Near Southside District (1 ))
4.C. Circulation Network and Street Design
1. Primary Streets and Main Street Map
Primary Streets — For specific provisions that apply along a Primary Street,
reference sections:
5.D.2
5.D.3
Main Streets — Walkable, mixed -use streets of moderate to high density. These are primary
destination streets with active ground floor uses and on -street parking, and are comfortable
and safe for bicyclists. For specific provisions that apply along a Main Street,
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.
2. CFW Master Thoroughfare Plan (MTP) Enlargement - Near Southside
� COMMERCIAL/MIXED USES COMMERCIAL CONNECTOR
� ACTIVITY � NEIGHBORHOOD CONNECTOR
For more information and details on these classifications and for the city's long-range plan for
major transportation facilities in the City of Fort Worth, please reference the Master Thoroughfare
Plan, found here: http://fortworthtexas.gov/mtp/
(20) Near Southside District Near Southside District (21)
SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.A. Intent and Principles
This section includes standards and
guidelines related to the orientation and
configuration of streets, public spaces,
buildings, sites, and parking facilities.
The purpose of these standards and
guidelines is to promote high quality,
pedestrian -oriented, sustainable
development that adapts to changing
conditions over time, without dictating
architectural style. The following principles
provide the basis for the development
standards and guidelines.
STREETS AND PUBLIC SPACES
1. Design all streets and sidewalks to promote pedestrian activity and comfort. Sidewalks
serve as the Near Southside's most heavily used public spaces.
2. Balance the circulation requirements of automobiles, mass transit vehicles, bicycles,
and pedestrians in the design of street cross -sections. Utilize context -sensitive design
strategies to achieve this balance.
3. Provide designated road space for bicycles, such as striped bike lanes, on roads that
would otherwise be uncomfortable or unsafe for less experienced or slow riders.
4. Emphasize attention to detail and quality construction in the design and construction of
streets.
5. Use simple but effective roadside designs to allow easy maintenance.
6. Provide on -street parking in as many areas as possible to support district businesses
and to calm traffic speeds.
7. Adhere to time -tested roadside design strategies that create walkable streets, including
shade trees and pedestrian lights located along the curb, between the roadway and the
walkway.
8. Provide a wide range of public spaces (in addition to comfortable sidewalks), including
neighborhood -oriented pocket parks, community gathering places, and recreational
facilities.
9. Incorporate elements into public spaces that engage all age groups, including young
children and the elderly.
On -street parlong, wider sidewalks, street trees, and
outdoor dining areas will help create the district's most
appealing and heavily used public spaces
The Near Southside aims to accommodate multi -modal trans-
portation solutions, including buses. bikes and trains.
A network of public spaces that includes both smaller
plazas and larger parks is a key element in urban districts
(22) Near Southside District Near Southside District (23)
The principles support active streets with ground level
uses Thal are oriented to public sidevialks
Parking lots located behind or to the side of buildings are
consistent with the district's urban character.
Historically significant buildings help define the district and
should be incorporated into new projects
5.A. Intent and Principles (cont.)
SITES AND BUILDINGS
1. Design sites and buildings, and the lower floors of buildings in particular, so that they
promote pedestrian activity and provide an active, human -scale, continuous,
pedestrian -oriented street edge along public sidewalks.
2. Design buildings and sites that provide visual variety and enhance the Near Southside's
overall sense of place.
3. Build distinctive neighborhoods that enhance local identity.
4. Promote building scale that enhances the public realm, and promote new buildings that
complement the scale of neighboring structures, particularly adjacent historic buildings.
5. Locate and design surface parking lots, individual garages, and large parking garages so
as to reduce their visual impact and/or to create public amenities (e.g., through aesthetic or
environmental features).
6. Design and orient buildings on Magnolia, Park Place, West Rosedale, South Main,
Pennsylvania, 8th Avenue, and Vickery so as to support the streets' roles as the Near
Southside's primary pedestrian -oriented commercial districts.
7. Encourage the use of durable, attractive materials that promote sustainability and the
reuse of buildings.
8. Design buildings that reflect the time in which the structures are built, as the district's most
treasured historic buildings do.
9. Without dictating architectural style, encourage building facade designs that contribute to
an attractive streetscape and skyline.
10. Encourage all civic and publicly sponsored buildings to be of exceptional design quality.
11. Design buildings and sites so as to minimize negative impacts on air and water quality and
to promote a sustainable natural environment.
Buildings should use high quality, timeless materials that
strengthen the architectural character of the district.
(24) Near Southside District Near Southside District (25)
5.13. Streets and Other Public Spaces
1. Street Standards
a. Main Streeta
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NOTES:
1) The City's Traffic Engineer is authorized to approve modifications to cross-section dimensions in response to
site -specific constraints.
a. Main Streets (cont.)
Main Street+une Minor ArteaW
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NOTES:
1) The City's Traffic Engineer is authorized to approve modifications to cross-section dimensions in response to
site -specific constraints.
(26) Near Southside District Near Southside District (27)
5.13. Streets and Other Public Spaces (cont.)
1. Street Standards (cont.)
b. Mixed -Use Streets
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NOTES:
1) The City's Traffic Engineer is authorized to approve modifications to cross-section dimensions in response to
site -specific constraints.
b. Mixed -Use Streets (cont.)
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NOTES:
1) The City's Traffic Engineer is authorized to approve modifications to cross-section dimensions in response to
site -specific constraints.
(28) Near Southside District Near Southside District (29)
5.13. Streets and Other Public Spaces (cont.)
1. Street Standards (cont.)
r,. Commercial Streets,
Commercial 1 m AI cm Cnlhr i(v
low -foe:
` f3 Sf i
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DOTES:
1) The City's Traffic Engineer is authorized to approve modifications to cross-section dimensions in response to
site -specific constraints.
d. Alleys
1. Alleys shall conform to all standards contained in the Subdivision Ordinance,
Traffic Design Manual and Water & Sewer Design Manual.
An alley is a narrow access way, often without
sidewalks, that provides access to the back of
buildings or garages Alleys are often used for
deliveries and garbage collection
(30) Near Southside District Near Southside District (31)
5.13. Streets and Other Public Spaces (cont.)
2. Public Roadsides
a. Roadside Desion Ontions
1. Dual Planting 2. Wide Planting 3. Narrow Planting 4. Sidewalk
Strips Strip Strip Planter
7
Roadside Width -Total width of pedestrian way and street tree/furniture zone (see 5.B.2.b for minimums).
20+ feet 1 13-15 feet 1 10-15 feet
Pedestrian Way
5 ft. minimum
5 ft. minimum
5-10 ft. minimum
Paved
(6 ft. if adjacent
(6 ft. if adjacent
(6 ft. if adjacent
Walkway
to angled parking)
to angled parking)
to angled parking)
Between planting
Along property
Along property
strips
line
line, or
Walkway
along planting
strip if sidewalk
location
seating or display
is located along
property line.
10-20 feet
5-10 ft. minimum
---------------------
Along property
line, or
along planting
strip if sidewalk
seating or display
is located along
property line.
Street Tree/F Arniture Zone - Located along the curb, includes street trees, pedestrian lights, and other elements
Planter
Min 5.5 ft. wide
Min 8 ft. wide
Min 5.5 ft. wide
Min 5 ft. x 5 ft
--------------
(each)
----------------------------------------------------------------------
tree well
-----------------------
Tree
25-35 ft
Spacing
(Must be min. 10 ft
15-35 ft
15-35 ft
15-35 ft
5.B.3.a
from bldg.)
Ped Light
60 ft
60 ft
60 ft
60 ft
Spacing
5.B.3.c
maximum
maximum
maximum
maximum
-------------------------------
Other -Irrigated
elements groundcover
5.B.3.d -Fire hydrants
---------------------- ------------------------------------------
-Irrigated -Irrigated
-Bike racks
groundcover groundcover
-Trash bins
-Fire hydrants -Bike racks
-Benches
-Trash bins
-Wayfinding signs
-Benches
-Sidewalk tables
-Wayfinding signs
and displays
-Sidewalk tables
and displays
2. Public Roadsides (cant.)
b. Proiects subiect to roadside standards —All new construction
projects, as well as major renovations in which the:
1. Gross floor area to be renovated exceeds 10,000 sf, and
2. Value of the renovation exceeds the appraised value (per Tarrant Appraisal
District records) of the property's improvements prior to enovation.
c. Minimum roadside widths for new construction Droiects —To accommodate the
required minimum widths for street tree/furniture zones and pedestrian ways,
minimum roadside width standards apply. These standards apply regardless of the
available public right-of-way. Where insufficient right-of-way exists, the pedestrian
way shall extend onto private property, with a public sidewalk easement provided.
The roadside shall be measured from the back of the curb to the outside edge of the
pedestrian way (closest to the building facade).
1. "Commercial" and "Mixed -Use" streets —10.5 ft. minimum
2. "Main" streets — 15 ft. minimum
3. Roadside Elements
a. Street trees
1. Developments must conform to the tree preservation standards set forth
in Section 5.G.1. Canopy of street trees can be applied towards mitigation
requirements. The provisions below also apply.
2. Public and private development shall provide shade trees within the street
tree/furniture zone.
3. Street trees shall be a minimum of three (3) inch caliper and placed 15-
35 feet apart on center, depending on the trees' size at maturity." (See
the list on the next page for spacing standards, and the spacing note on
the bottom of page 35.) Where necessary, spacing exceptions may be
made to accommodate mature trees, curb cuts, fire hydrants and other
infrastructure elements.
4. To maximize survival rates, trees shall be planted to ensure proper
drainage and shall be irrigated.
5. Low maintenance tree planter systems, such as pervious pavers or planting
strips, shall be used. Tree grates collect trash and damage trees and are
not a low maintenance system.
6. Street trees shall be pruned to allow 8-foot clearance for pedestrians.
7. Trees shall be planted at the time of development, although the planting
schedule may be extended to allow planting during the fall/winter season.
(32) Near Southside District Near Southside District (33)
5.13. Streets and Other Public Spaces
3. Roadside Elements (cont.)
a. Street trees (cont.)_
Best
Small Canopy (Min. 15' spacing)
Redbud
Mexican Plum
Eve's Necklace
Medium Canopy (Min. 25'spacing)
Caddo Maple
Bald Cypress
Large Canopy (Min. 35' spacing)
Texas Red Oak
Shumard Oak
Live Oak
Durand Oak
Lacebark Elm
Cedar Elm
In. Pedestrian Wav
1.The pedestrian way shall have
walkways a minimum width of 5 feet and
shall comply with ADA and Texas
Accessibility Standards.
Exemption: Minor renovation projects on
properties with existing 4 ft. sidewalks.
2. Paving materials shall be attractive and
easy to maintain. Appropriate materials:
Concrete
Pervious concrete
Masonry pavers over concrete
base
Similarly durable materials that
meet City standards
3. Landscape planting in the Street Tree/
Furniture Zone between the curb and
pedestrian way should allow clear
visibility from the street. Shrubs to be a
max 36" in height.
Good
Medium Canopy (Min. 25'spacing)
Ginkgo
Large Canopy (Min. 35' spacing)
Pecan
Prohibited
Hackberry Willow
Sycamore Bradford Pear
Silver Maple Chinese Pistache
Mulberry
Siberian Elm
Mimosa
Arizona Ash
Cottonwood
Street tree/furniture Pedestrian Way
zone (Clear walkway,
(Trees Lights, Awnings and other
Bike Racks,Tables) shade elements)
3. Roadside Elements (cont.)
c. Pedestrian Liahts
1. New public and private development shall provide pedestrian lights within the roadside's
street tree/furniture zone.
Any new structure larger of 10,000 sq. ft. in NS-T4 shall have street lighting
requirement under NS-T4 (installation of pedestrian street lighting shall be
required)
NS-T4H require non -flood lighting sufficient to cover pedestrian areas in front
of property or business, but not beyond the curb, and per City code may not be
more than 3,000 kelvin.
New or rehabilitated structures may not need to install pedestrian street
lighting as outlined in Section 5,13, 3,c; however, lighting for pedestrian areas
in and around property is required. Lighting must blend into the architectural
elements of the structure. These lighting elements shall be approved by either
UDC, Planning Department and if necessary Landmarks Commission.
Any new lighting to meet this requirement shall not be in the form of flood
lighting, intermediate or strobe lighting.
2. Pedestrian lights shall be located
approximately at the midpoint between two
trees and spaced a maximum of 60 feet
apart." (See note below.) Where necessary,
spacing exceptions may be made to
accommodate mature trees, curb cuts, fire
hydrants and other infrastructure elements.
3. Guidelines
Continuity of lighting style throughout a
neighborhood is encouraged.
Lights should be durable and easy to
maintain or replace.
Spacing note for trees and lights
If no pedestrian lights or street trees exist on
the project's block face, measure from the
end of the block to determine spacing. (For
trees: begin 40 feet from curb intersection to
accommodate public open space easement
requirement.) If trees or lights exist, measure
from existing trees or lights.
Since its inception, Near Southside. Inc has
worked will, developers to install pedestrian
lights as part of new construction projects,
including this development along College
Avenue. The roadside standards in this
section promote the installation of lights
throughout the Near Southside.
(34) Near Southside District Near Southside District (35)
5.13. Streets and Other Public Spaces
3. Roadside elements (cont.)
d. Guidelines for other roadside elementq
1. Bike racks, trash bins, and seating should be incorporated into streetscape designs
on "Main Streets" and other streets with high levels of pedestrian activity. Continuity of
style throughout a neighborhood is encouraged. These elements should be durable,
cost effective, and easy to maintain.
2. Transit shelters should:
Be located in areas with a high level of pedestrian activity, but shall not
impede pedestrian traffic or wheelchair circulation.
Provide comfortable seating and should not use the standard,
stand-alone advertising benches seen at many bus stops.
Where feasible, incorporate other streetscape elements, such as
water fountains, newspaper boxes, trash bins, and/or signage.
Reflect design excellence and should be designed as more than
simple utilitarian fixtures. Creative and timeless designs that
complement other streetscape furnishings are encouraged.
Be constructed of durable, attractive, and sustainable materials that
are easy to maintain.
Bike racks that are easy to recognize,
attractive, and simple to use help make the
Near Southside bike -friendly, providing
convenience and security
5.13. Streets and Other Public Spaces (cont.)
4. Public Parks and Plazas
a. Park Dedication Policv — The City's Neighborhood and Community Park dedication policy has
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
or single family residential). Fees will be assessed at the time of Certificate of Occupancy for
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
dedication. Land dedication must be publicly accessible and confirm to the land character outlined
in the Neighborhood and Community Park Dedication Policy and the Park, Recreation and Open
Space Master Plan.
b. Plazas — Plazas are urban public spaces that are more formal than parks and have a higher
degree of hard surfaces and pedestrian traffic. Guideline for impervious surface area: Maximum
40 percent.
c. Parks — Parks are open spaces that have less hard surface and pedestrian traffic
than plazas. Parks typically include both active and passive recreation areas. Guideline
for impervious surface area: Maximum 20 percent.
d. Hours — Publicly and privately maintained public spaces shall be publicly accessible
during daylight hours. Access may be limited at other times.
Magnolia Green hosts frequent community
events and festivals.
Evans Avenue Plaza incorporates plaques
with biographies of leaders who shaped
the neighborhood.
(36) Near Southside District Near Southside District (37)
5.13. Streets and Other Public Spaces (cont.)
4. Public Parks and Plazas (cont.)
e. Design guidelines — Publicly and privately developed public spaces should
conform to the following guidelines, to the extent possible.
1. Design all public spaces other than large recreational parks to be human -
scale and visually interesting.
2. Locate and design public spaces so that they are clearly visible and easily
accessible.
3. Incorporate space -defining and active edges — such as multi -story fagades
with ground floor restaurants — but avoid blank walls. Cafes and shops that
attract pedestrians are ideal edge uses.
4. Plan for prevailing sun angles and climatic conditions.
5. Avoid locating public spaces on corner lots. Corners are better suited for
buildings that establish a strong urban street edge.
6. Avoid sunken plazas and architectural bench arrangements; these often fail
to promote use.
7. Provide flexible space for programmed uses, but design such spaces so that
they do not appear barren when there is no programming.
8. Incorporate features that attract users, such as fountains, public display
areas, or interactive sculpture.
9. Incorporate landscaping to provide natural shade and/or to soften hardscape
areas.
The standards and guidelines encourage
a variety of public spaces on the Near
Southside, ranging from the type of active
urban plazas and more passive and
heavily landscaped urban neighborhood
parks shown here
5.13. Streets and Other Public Spaces (cont.)
5. Public Art Guidelines
a. Public art in private projects — Where feasible, developers are encouraged to integrate
art into the design process for buildings and public spaces.
b. Public art in public nroiects — Public agencies are encouraged to integrate art in
the design of all publicly visible infrastructure, including retaining walls and public spaces.
c. Fort Worth Art Commission assistance — The Fort Worth Art Commission may assist
with identifying appropriate artists and/or advise on selection processes for projects.
The firefighter murals at Fire Station #5 was
funded through the City's public art program
In addition to art that is integrated into City proj-
ects, privately sponsored public art can greatly
enhance a development project's appeal and
value
Benito Huerta's sculptures along South Main
Street add interest and artistic detail to the
pedestrian realm
(38) Near Southside District Near Southside District (39)
5.C. Building Location and Orientation
1. Base Setback Standards
New buildings shall be located in relation to the boundaries of their lots according to the
setback standards listed below and depicted to the 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
5' x 5' dedication when required by Section 5.C.2.f. below.
General yard development standards: Development shall be exempt from Chapter 6,
Article 1, Sections 6.101 B, 6.101 E, and 6.101 G of the zoning ordinance.
2. Contextual Setback Standards
a. Buildings fronting designated "Main" streets — Front setback is 0 ft. min. and 10 ft.
max. (Street classification maps shown in Section 4.C.)
b. Buildinas fronting Dublic spaces — Buildings that front pocket parks, plazas, or other
public spaces may exceed the maximum front setback.
r- Oleander Walk T4-N znne — Front setback is 5 ft. min. and 10 ft. max. along Oleander
Walk; 0 ft. min. and 10 ft. max. along other streets.
SETBACKS:
PARTIAL BLOCKFACE CONDITIONS
REAR . m.,. SIDE •_
M4B1ocR O ; o rw p
Condlbon M ; to Caldibon KLL •
FRONT ' FRONT
SETBACKS:
FULL BLOCKFACE CONDITIONS
SETBACKS:
INTERIOR BUILDINGS
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StAding.. mull oowpy 60% (50% in "1-) of the rMNIC. Image g
.. "On -street" Darkina or Dublic walkways located on Drivate DmDerty— If angled,
perpendicular, or parallel parking is located on private property but functions the same
as on -street parking, the front setback is measured from the edge of the public walkway.
Similarly, if a required public walkway (see Section 5.13.2) encroaches onto private
property, the setback is measured from the walkway edge as shown in diagrams to right.
f. Side vards adiacent to existina buildinas — When an abutting property with an
existing building has windows facing to the side, any new building shall provide at least
10 feet of separation.
a. Corner Buildinas — For corner buildings at street and alley intersections that do not
include all -way stop signs or traffic signals, a triangular dedication measuring 5' by 5' is
required by the subdivision ordinance. The triangle shall be measured from the property
line and clear of visibility obstructions.
SIDE
h. Interior buildings — Interior buildings may be constructed if the project also includes
frontage buildings that are oriented to public streets. Specifically, buildings may exceed
o
the setback if at least 60 percent of the public street frontage on each block face within
Condom _
v'
n
the development contains buildings within the maximum setback of 20 ft. The frontage
n A •
percentage is reduced to 50 percent for institutional or industrial campuses in "I" zones.
^ •
FRONT, '_
i. Lots adiacent to historic buildings -Match front setback for historic buildings
(designated or eligible as noted in Section 4.B.)
i.General Hospital setback flexibilitv — General Hospital facilities in NS-T51 may exceed
air
the maximum setback when necessary to accommodate patient drop-off areas. Prior to
approval, staff shall consider the number of existing patient drop-offs within the vicinity.
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Drop-off layouts shall continue to comply with the City of Fort Worth's Access Manage-
ttf_eP.*'p—wr^epnmary�.
ment Policy, including roadway and access connection spacing requirements.
;Pw"nu:WTr pamry
(40) Near Southside District Near Southside District (41)
5.C. Building Location and Orientation (cont.)
3. Pedestrian Entrances
a. Primary Dedestrian building entrances
shall be located on the street frontage of
the building. If a site's slope presents
significant impediments to a street fronting
entrance, such as a need for stairs within
the public right-of-way - and a proposed
entrance from an adjacent side facade
would provide a similarly visible and
inviting entrance, City staff may approve
an exception administratively. For buildings
fronting other public spaces, the primary
pedestrian entrance shall be oriented to
and accessible from the public space.
h. Individual retail entrances — Each retail
use with exterior ground level exposure
along a street or public space shall have an
individual public entry from the street or
public space.
c. Corner building o_ uideline — Entrances to
corner buildings with ground floor retail
uses should be located at the corner.
d. Residential Entrance —Apartments,
condominiums, manor houses, and
townhomes with street level units shall
provide individual street -oriented entries for
each unit along the public street
frontage.
Entries shall incorporate the following:
1. Direct pedestrian access between unit
entrance and adjacent public sidewalk
2. Pedestrian protection at entrance with
awning, canopy, or building recess
3. Traditional front door, not sliding glass or
typical balcony double door
4. Patio or stoop
5. Transitional semi-public zone separating unit
entrance from sidewalk, either landscaped.
PEDESTRIAN ENTRANCES
Pedestrian -oriented projects orient primary
entrances to public sidewalks, and corner
retail/service buildings often include
corner entrances
5.C. Building Location and Orientation (cont.)
4. Fencing
a. Front vard Derimeter fencing Drohibited —
Conventional gated complexes with perimeter
security fencing along public streets are
prohibited. Specifically, exterior security fences
and gates that are located along public streets,
along private streets or walkways that are
publicly accessible through a public use
easement, or along publicly accessible open
space shall not extend beyond building facades;
i.e., these fences shall not be located in the area
between building facades and the property line.
In. Privacv fences —A front yard fence or railing
not exceeding 4 feet in height may extend
beyond building fagades if the fence encloses a
private patio, yard, or sidewalk eating area.
The fence is not permitted to encroach on a
required pedestrian walkway (see
Section 5.13.3.b.).
PRIVACY FENCING
Conventional gated complexes are not
allovied, but short privacy fences that
clearly delineate private yards and
patios are compatible
5. Drive -Through Design Standards
Conventional drive -through uses do not support a pedestrian -oriented environment and are
inconsistent with the urban redevelopment goals for the Near Southside. Although
drive -through facilities are discouraged, the following standards shall apply to facilities
approved by the UDC.
a. Windows and stacking lanes — Drive -through windows and stacking lanes shall
not be located within the front yard setback or along facades that face a street; where
possible, they shall be located to the rear of buildings.
In. Circulation — The design and location of the facility shall not impede vehicular traffic
flow and shall not impede pedestrian movement and safety. Driveways shall not be
located on Main streets, such as Magnolia Avenue and South Main Street (see
classification maps in Section 4.C.). Shared driveways and/or driveways located off
of non -arterial streets should be used, where possible.
c. Screening —Architectural elements, landscaping, and/or other screening elements
shall be used to minimize the visual impacts of the drive -through facility.
(42) Near Southside District Near Southside District (43)
5.C. Building Location and Orientation (cont.)
URBAN DRIVE-THROUGHS
SKYBRIDGES
6. Skybridges
The well -screened Wells Fargo drive -through facility is a
good example of a compatible design that fits into a
vialkable environment
UDC approval is required for all skybndges
Except for General Hospital skybridges located within in NS-T51, which may be administra-
tively approved, all other skybridges spanning public streets to connect upper floors of oppos-
ing buildings often negatively impact street -level pedestrian activity. There may be, however,
unique circumstances that would allow for a skybridge that serves a vital connectivity function
without negative street -level impacts. All skybridge proposals (except those for General Hospi-
tals in NS-T51) require Urban Design Commission review approval. To receive UDC approval, a
proposed skybridge must meet all of the following criteria:
a. The skybridge serves a clear and essential connectivity function that cannot be rea-
sonably achieved through a street level connection
b. The skybridge does not remove significant pedestrian activity from street level.
The evaluation of potential lost activity shall consider both the estimated number of
pedestrians diverted and any secondary impacts, such as reduced neighborhood
safety or diminished neighborhood businesses activity
c. The skybridge does not visually obstruct significant view corridors.
5.1). 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 4.13. Height is measured in
stories, not including a raised basement or inhabited attic; i.e., the number of com-
plete stories between the average grade of the frontage line to the eave of a pitched
roof or to the surface of a flat roof.
The following may project above the height limit provided they do not exceed the
roof height of the top story by more than 10 feet, do not occupy more than 25% of
the roof area, and are set back at least 10 feet from the edge of the roof.
a. Elevator or stairway access to roof;
b. Rooftop shade structure;
c. Greenhouse; and
d. Mechanical Equipment (ref Sec 5.F.1.c. for screening requirements)
Minimum heights For buildings located on primary streets (see
(Also see 5.D.1. guideline map in section 4.C.1.), a two-story minimum height
above) applies.
Maximum heights
Maximum heights with
a) mix of use, b) public
space, and/or c) struc-
tured parking bonuses
(See Section 5.D.3.)
For other new facades along public streets and
public spaces:
Buildings < 4,000 sq.ft.: 15 feet
Buildings > 4,000 sq. ft.: 18 feet for at least 50%
of the facade
Ground floors of multi -story non-residential build-
ings: minimum 10 feet, floor to ceiling
T4 and T4-N
T4-1
T5 or T5-N
T5-1
T5-1 (General Hospital
uses only)
T4-N: a, b or c
T4: a, b, or c
T4: a&b, a&c, or b&c
T5 or T5N: a, b or c
3 stories
6 stories
5 stories
10 stories
20 stories (subject to
General Hospital Res-
idential Buffer require-
ments below in 5.D.6.)
4 stories
5 stories
6 stories
8 stories
T5 or T5N: a&b, a&c, or 10 stories
b&c
(44) Near Southside District Near Southside District (45)
5.D. Building Height (cont.)
3. Building Height along a Primary Street
Two (2) stories consisting of a minimum of 18 feet along the following streets:
W. Vickery Boulevard from Adams Street to S. Main Street
Pennsylvania Avenue from 8th Avenue to S. Main Street
W. Rosedale Street from Jerome Street to Evans Avenue
W. Magnolia Avenue from 8th Avenue to S. Main Street
Park Place Avenue from FWRR to 8th Avenue
8th Avenue from Pennsylvania Avenue to Park Place Avenue
S. Henderson Street from 1-30 to W. Magnolia Avenue
S. Hemphill Street from W. Vickery Boulevard to W. Allen Avenue
S. Jennings Avenue from W. Vickery Boulevard to W. Magnolia Avenue
S. Main Street from W. Vickery Boulevard to W. Magnolia Avenue
Refer to Primary Streets map in Section 4.C.1.
T4 BUILDING HEIGHTS
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5.D. Building Height (cont.)
4. Height Bonus Requirements
a. Mix of residential and non-residential uses — The project must include at least 20°%
residential and 10% office, restaurant, and/or retail uses, as measured by gross floor
area. The UDC is authorized to reduce the required percentages by up to 50% for
exceptional projects.
h. Public space — The project must include a publicly accessible, privately maintained
park, plaza, or other usable outdoor public space. Public access must be maintain
through a public access easement. The ratio of the project's gross floor area
(including height bonus area) to the public space's surface area shall not exceed 10:1,
and no public space shall be less than 2,500 sq. ft. (See Sec. 5.B.4.)
c. Structured narking— Project must provide at least 75% of off-street spaces within a
multilevel garage. The number of garage levels are not limited except that the garage
height shall not exceed the tallest non -garage building. Also see 5.E.7.
5. Fairmount Transitional Height Plane
Properties that share a property line with a one- or two-family house in the Fairmount
Historic District: Any portion of a building within 20 ft. of the property line shall not
exceed 2 stories. A 45' transitional height plane shall apply to any portion of a building further
than 20 ft. from the property line, as depicted below.
•r�
r (Shared property line)
45'
Mane applies to any
One or two-family portion of building further
residential than 20 feet from shared
property line
20 feet:
2 stories max
(46) Near Southside District Near Southside District (47)
5.D. Building Height (cont.)
6. General Hospital Residential Buffer
Within NS-T51, General Hospital buildings may be up to 20 stories in height. However, if located
within 500 feet of any one- or two-family residential zoning district (A or B), the maximum height
will remain at to 10 stories. The 500-foot distance is measured horizontally from property line to
property line between the hospital site and the nearest A- or B-zoned property.
NS-T51 20 Store Hclght Limit
!General HospiW Use)
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(48) Near Southside District Near Southside District (49)
5.E. Parking and Driveways
1. Off Street Parking Requirement — None, except for properties located within 250 feet of
a one- or two-family zoning district. For those properties, the requirements in Section 6.201
of the Zoning Ordinance, reduced by 25%, shall apply. Uses within historically significant
buildings are exempt. GUIDELINE — Shared parking lots and garages are encouraged.
Shared parking may assist in parking requirement; so long as business/property owner enters
into a parking agreement with neighboring/nearby lot or property.
2. Surface Parking Cap —The number of off-street spaces shall not exceed 100% of the total
prescribed by Section 6.201 of the Zoning Ordinance, unless a parking study demonstrates
need for additional spaces.
3. Surface Parking Lots (see below for Transitional Parking Lots) — Surface parking lots are
subject to various standards outlined below, intended to minimize negative impacts on the
Near Southside's highly walkable environment. A parking lot is defined as any on -site or
auxiliary parking lot intended to operate for more than five (5) years that is associated with a
new or existing building.
a. Location of Parking Lots Serving On -Site Buildings and Uses — Lots shall be located
behind or to the side of buildings as depicted in the diagrams on the following page.
GUIDELINE —Surface parking lots that front streets are discouraged; all site plan
options that minimize surface lots along public streets should be explored.
b. Off -site Auxiliary Parking Lots— While allowed in the Near Southside, a stand-
alone long-term parking lot is discouraged unless essential to the meet the general
demand for parking supply for the auxiliary parking lot's immediate vicinity. Auxiliary
lots are subject to all standards applying to on -site parking lots, except parking lot
frontage standards in subsection 4 below.
c. Roadside Elements — The roadside elements required for new development (e.g.
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. General Parking Lot Design Standards —Additional parking lot design standards are
contained in Section 6.201 of the Zoning Ordinance.
SURFACE PARKING:
PARTIAL BLOCKFACE CONDITIONS
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FRONT
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SURFACE PARKING:
FULL BLOCKFACE CONDITIONS
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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. 40% of the development site's total frontage length along a project's primary streets, and
b. 70% of the development site's total frontage length along a project's secondary streets.
Parking lot frontage measurements shall include the combined frontage length of any paved
and/or drivable surface that functions as part of a parking lot's circulation, such as — but not
limited to — drive aisles and parking spaces.
S. [Reserved]
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.
GUIDELINE —Screening walls attached to buildings should be designed as architectural
extensions of the building, constructed of the same materials and style.
(50) Near Southside District Near Southside District (51)
5.E. Parking and Driveways
7. Transitional Parking Lots. A transitional parking lot provides needed parking in a high activity
area without negatively impacting the site's long-term development. A transitional parking lot is
defined as any parking lot intended to operate for up to five (5) years and is associated with a
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
requested. The review will consider the proposed transitional parking lot site's context and the
transitional parking lot's compatibility with surrounding properties and uses.
a. Eligibility for Review —At a minimum, the location must:
i. Address parking demand generated by off -premise uses, projects or construction,
and/or
ii. Facilitate another site's desirable development.
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
time for construction staging sites shall match the construction project's duration of time.
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 —The following elements should apply inmost cases (unless
noted as required in all). Any proposal to exempt any of these core features will be eval-
uated on a case -by -case basis, factoring specific site conditions:
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. Tree preservation (in addition to basic protection of significant trees)
vii. Lots on designated Main Streets — Lots should include a buffer setback along
the Main Street's frontage. The buffer setback should include landscaping and/or
other elements as well as a vertical edge element along the Main Street sidewalk
viii. Pay to Park Lots — Visible signage clearly showing fees, time limits, and payment
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
or time period for a transitional parking lot may range from one (1) to five (5) years,
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. Renewal —Applications for renewal of a transitional parking lot must be filed not later
than 90 days before the expiration of the transitional parking lot's time period and
may be approved administratively. Each transitional parking lot is allowed only one
(1) renewal.
iii. Denial of Renewal — If the transitional parking lot has not been constructed within
the timeframe of the approved Certificate of Appropriateness (COA) for the project
(two (2) years), and Development Director or the UDC determines that there has not
been significant progress toward the site's development, then the requirements of a
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
project's permit process. Time limits for construction staging sites shall match the construction
project's time limits, but shall not exceed three (3) years.
Transitional Lots must use dust -free surfaces and wheel stops
(52) Near Southside District Near Southside District (53)
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 - Structured parking facilities shall be located
at the interior of a block or below grade 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. In
those cases, all structured parking shall integrate creative, artistic, and innovative fagade tre-
atments that enhance the pedestrian experience and reduce the visual impact of structured par-
king along publicly visible facades. Standards in subsections (a) and (b), are required; subsecti-
ons (c) and (d) are strongly encouraged.
General Hospital Garages
General Hospital Garages may be located along public rights -of -way. These garages shall com-
ply with Design Standards and Guidelines subsections (a), (b), and either (c) or (d) and may be
administratively approved.
Design Standards and Guidelines
a. Facade desion: Parking structure facades facing public streets or public spaces shall
incorporate architectural elements, materials and detailing that complement the adjacent buil-
dings and reinfoce the surrdounding context.
b. Ground level screening: Screening shall be provided to minimize the visual impact of
garages and vehicles headlights at the pedestrian level in the absence of ground -floor
commerical. Screening options may include landscaping (in addition to required street trees),
mural walls, or public art, which must obscure vehicles from view.
c. Adaotable Design: Ground floor commercial use, or space adaptable for future
commercial use, should be integrated into parking garages located along primary public
streets.
d. Enhanced Pedestrian Realm —Garage fapades visible from the public rights -of -way or any
garage that does not provide pedestrian -oriented ground -floor commercial space shall incor-
porate enhanced public -realm features. The design shall create active, creative, and enga-
ging pedestrian spaces through the use of continuous landscape plantings, lighting, public
art, green screens, transparency, or kinetic or living -wall systems and shall include adequate
planting areas, irrigation, and structural support to ensure long-term viability.
12. Driveway Location — Private vehicular driveways shall not be located along "Main" streets.
This provision applies as a guideline in "I" zones.
13. Drop -Off and Loading Zone Areas — On -street drop-off and loading areas support a
pedestrian -oriented district and may be approved by the City's Traffic Engineer.
Off-street loading and drop-off areas that are located between the building and the sidewalk are
allowed in T4-1 and T5-1 zones if a continuous sidewalk is provided adjacent to the street.
GUIDELINE — Drop-off and loading areas proposed in zones other than T4-1 and T5-1 should
be located under the overhang of a building that maintains the urban street edge
within the maximum front setback.
COMPATIBLE PARKING FACILITIES
vide at least 40% tree canopy cover-
age of surface parking lots.
Parking lots that front a street shall
be separated from the sidewalk by a
The parking standards are intended to minimize the impact of parking facilities.
MExamples ofenhancedpedestrian realm. M
(54) Near Southside District Near Southside District (55)
5.17. Architectural Standards
1. Roofs
a. Single-story buildinas — New single -story non-residential buildings shall not have large
expanses of sloped roofs. Roof slope shall not be greater than 1:12. Sloped roof elements
that are not part of the actual roof, similar to elements found on certain historic commercial
buildings, are permitted.
b. Roof desion ouidelines — Parapet roofs or low -sloped roofs are encouraged. Visually
dominant pitched roofs on multi -story buildings are strongly discouraged, but partial pitched
roofs or pitched roof elements are generally compatible. "Green" roofs that utilize plants to
absorb rainwater and reduce ambient air temperatures are strongly encouraged.
c. Screening of rooftop equipment —Parapets or other screening elements of sufficient
height shall conceal mechanical equipment from street -level views. Refer to
section 5.F.6.b for further information.
ROOFS ON SINGLE -STORY BUILDINGS
2. Parallel Frontages (Guideline) — Building facades should be built parallel to the street frontage,
except for chamfered corners.
3. Entrances - facing a pedestrian way shall incorporate elements that protect pedestrians from
the sun and rain.
4. Awnings, Galleries, Arcades, And Balconies (Guideline) —Awnings, galleries, and
arcades are encouraged for all ground floor retail uses so as to provide pedestrian protection and
visual interest. Where feasible, balconies are encouraged and should be designed as an integral
part of the building
PEDESTRIAN PROTECTION
ENTRANCES FROM PEDESTRIAN WAYS
5. Facades — Facades facing public streets and other public spaces (except alleys). For
these facades, all standards in this section apply. Other highly visible facades that meet
any of the following conditions must also comply with the standards in this section, with the
exception of 5.F.5.d. "Ground floor transparency," which shall not apply.
Parking lot facing facades: Facades visible from a public street or other public space
and that face a surface parking lot of the same development project.
Side facades: Facades visible from a public street or other public space as a result
of sharing a side property line with an adjacent building that is set back at least 15 feet
further than the proposed building.
Railroad facades: Facades visible from public streets and other nearby public areas as a
result of facing a railroad right-of-way.
p. Facade variation — Buildings shall, at a minimum, incorporate:
1. Expression of structural elements, such as:
o Floors
o Vertical support
o Foundation
2. Fagade articulation through the use of projecting and recessed elements.
3. Variety in materials, material pattern, or color.
b. Building materials
1. New building fagades 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
following the U.S. Green Building Council's LEED certification requirements
shall be exempt from building material standards.
(56) Near Southside District Near Southside District (57)
5.17. Architectural Standards (cont.)
5. Facades (cont.)
c. Fenestration fall buildinasl —New building fagades fronting on publicly accessible
streets or other public spaces (except alleys) shall have openings and transparent
(not mirrored) glazing that together constitute not less than 25 percent of the fagade.
This provision applies as a guideline in "I" zones.
d. Ground floor transnarencv for non-residential uses -
1. For all ground floor nonresidential uses located along publicly accessible streets
and other public spaces, at least 40% of the wall area between 2 and 12 feet shall
consist of doors and windows and transparent (not mirrored) glazing. Ensuring
visibility to the inside of the building with at least 75% of the view open to a minimum
of 4' perpendicular. Windows cannot be made opaque by window treatments (except
operable sunscreen devices within the conditioned space). Permanent interior
window installations, including but not limited to security bars or glass blocks, are not
allowed unless otherwise approved with a waiver from the UDC. Clear glazing must
have a visible transmittance rating of 0.5 or greater to count towards the fenestration
requirement. This provision applies as a guideline in "I" zones.
2. Guideline — Ground floor restaurants, cafes, and bars are encouraged along
"Main" streets and should have windows and doors that can be opened to provide
direct access to the sidewalk when weather permits (i.e., when interior heating or
cooling systems are not necessary.)
e. Lower level delineation for nonresidential or mixed -use buildinas — Fagades
oriented to a publicly accessible street or other public space shall include clear
delineation between the first or second level and the upper levels with a cornice,
canopy, balcony, arcade, or other architectural feature.
f. Parkina naraae facades on "Main" Streets — Parking garages shall not have exposed
structured parking at the ground floor level along a "Main" street.
6. Screening of Mechanical Equipment
a. Ground level eauipment— 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. Roofton eauioment—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.
FACADE VARIATION
GROUND FLOOR TRANSPARENCY
MATERIALS ALONG PUBLIC STREETS
SCREENING OF MECHANICAL EQUIPMENT
(58) Near Southside District Near Southside District (59)
5.17. Architectural Standards (cont.)
7. Architectural Variety in Large Projects — Each sequential block of new
construction shall contain unique building fapades so as to encourage architectural variety within
large projects. While the use of similar architectural elements on multiple buildings is acceptable;
large, visually monotonous projects that repeat the same exterior buildings design(s) and do not
contribute to visual diversity and human -scale character are inappropriate.
8.0utdoor Storage Display
a. T4. T4-N. and T5 zoned — Development in these zones shall comply with the
standards for outdoor storage and display set forth in Section 5.306 of the Zoning
Ordinance. The UDC may consider exceptions if outdoor materials are sufficiently
screened by decorative fencing or other screening elements.
b. "I" zones — Decorative fencing or other screening elements shall be used to minimize
the visual impact of outdoor storage adjacent to public streets or other public spaces.
9. Mobile Food Court Review —The requirements of the mobile vending food court
ordinance apply for any site including 3 or more food vendors. Because of the diverse
development conditions and unique mix of residential and non-residential uses within the Near
Southside, all proposed mobile vending food courts within NS districts shall be reviewed by the
Urban Design Commission for contextual compatibility with neighboring structures.
Outside of driveways, bathrooms and other facilities required by the base ordinance, all areas
shall be landscaped, shaded, or otherwise improved to create spaces that are comfortable and
appealing for park users during business hours, and are also visually attractive and
complimentary to the court's surroundings during off hours. Bathroom buildings are exempt from
transparency and fenestration requirements. All building material standards shall apply.
V DING MATE
in
Primary Materials
Brick
Stone, or stone veneer with cavity wall construction
Stucco
Glass curtain wall system
Metal Panels — individual or curtain wall systems
Concrete — finish should be to an architectural level
Wood
Cement composite board (not simulating wood)
Tile — terra cotta, porcelain, or ceramic
All primary materials listed above
Metal — galvanized, painted, or ornamental
Pre -cast masonry (trim and cornice only)
EIFS (Exterior insulation and finish system)
Concrete fiber simulated wood siding
(60) Near Southside District
Inappropriate Materials
Applied stone without cavity wall
construction
Vinyl or aluminum siding
Mirrored glass
10. Signs
a. Intent
1) To establish specific standards for
Near Southside business identification.
2) To encourage creative and innovative
approaches to regulating signs
consistent with the principles and general
intent of the Near Southside Development
Standards.
b. Principles
1) To encourage excellence in signage,
both as a communication tool and as an
art form.
2) To enhance the economic value of the
built environment by avoiding visual
clutter, which is potentially harmful to
property values and business
opportunities.
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
difficulties in complying with the
standards.
2)A unique circumstance exists that make
compliance with the requirements of this
section impractical.
d. Nonconformino Sians — An existing
nonconforming sign may be restored to its
original condition. A Certificate of
Appropriateness (COA) shall be obtained prior
to the approval of any necessary permits.
However, if the non -conforming sign is removed,
destroyed, or the shape/design is changed, the
new sign must conform to the current standards.
Examples of our of scale signs
order. Contrast between the color of the
background and the letters or symbols makes
the sign easier to read
Near Southside District (61)
5.17. Architectural Standards (cont.)
10. Signs (cont.)
.. Modifications for Exceptional Design — Signage that does not fit the specific standards
and guidelines of this section may be considered by the UDC. In general, effectively designed
signs should respond to the site, landscape, and architectural design context within which they
are located. Signs should be compatible in scale, proportion, and design with the building's
fagade and its surroundings, and made of quality, durable material. These signs should seek
to become a piece of art or an architectural feature. Exceptional design modifications shall be
reviewed based on aforementioned criteria, sign standard intent, and the guiding principles of
the Near Southside Development Standards and Guidelines (see page 70 for creative signs).
f. Comorehensive Buildino Signage Plan Standards — A comprehensive building signage
plan regulates signage for multiple businesses or tenants within one building or development.
Commercial signs on a large project with an uniform fagade and more than one storefront,
should relate to each other in terms of height, proportion, color, and background value.
Maintaining uniformity among these characteristics reinforces the building's fagade
composition while still communicating business identity. A comprehensive sign plan is
mandatory for all new developments and sign modifications on existing buildings.
1. The comprehensive building signage plan shall establish an allowable area of signage for
existing and future tenants with regard to all allowed sign types.
2. The comprehensive building signage plan shall indicate existing nonconforming signs, and
the number and location of on -premises signage to be allocated to each tenant under the
new plan.
a. General Sian Standards-
1. Signs shall be positioned to emphasize or accent building elements such as storefront
openings or entrances.
2. Signs shall not be installed in locations that damage or obstruct important architectural
features.
3. Where possible and appropriate, signs shall be aligned with those on neighboring buildings
to promote visual order on the block, to avoid visual clutter, and to enhance legibility.
4. Signs shall be consistent with the human scale of Near Southside buildings and blocks.
Small scale signs are appropriate to smaller scale buildings and pedestrian traffic, while
larger scaled signs are typically appropriate to vehicular traffic. Well designed storefronts
include pedestrian oriented signage and window displays.
5. Signs shall relate in material with the building fagade and streetscape.
6. All permanent signs shall be constructed of quality, durable materials as specified in the
Sign Code (Chapter 29 of the City Code).
7. Sign graphics shall be simple. Symbols and logos on signs are quickly read and easily
remembered. Lettering shall be in proportion to the size of the sign.
8. Lighting sources shall be external, shielded, and directed only at the sign. Internal
illumination is acceptable when the letters themselves, not the background, are lit.
9. All electronic changeable copy signs shall be reviewed by the UDC and requires a special
exception from the Board of Adjustment.
10. Signs (cont.)
r •"
a
N
All
This storetront has a large arnount of visual
clutter The Signage obstructs the
interior view.
Well designed storefronts include pedestrian
oriented Signage, window displays and the
use of internally illuminated channel letters
h. Allocation of Sian 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.
(62) Near Southside District Near Southside District (63)
5.17. Architectural Standards (cont.)
10. Signs (cont.)
i. Sign Types:
1. The following signs types are prohibited:
Off -premise signs
Pole signs
Animated signs
2. The following signs types are not allowed:
Freeway signs along Interstate 30 and its
associated frontage roads.
Wall signs made of flat vinyl or metal pans
and have a projecting depth of less than six
(6) inches
Standard box cabinet signs
Monument signs (See page 72 for waiver
criteria)
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Standard box cabinet wall signs are not allovied
3. The following signs are allowed:
Pole signs and Freeway signs along Interstate 30
are not allowed
Wall Sign Standards — Wall signs are attached to and completely supported by exterior
walls. A wall sign should be placed above ground floor windows on a one story structure or
between windows. One wall sign for each storefront or building fagade that fronts a public
street or alley is usually sufficient.
Maximum width: 75 percent of the linear width of the business, not to exceed the
maximum allowable square footage.
Letter height: Lettering shall be in proportion to the size of the sign and the width of the
storefront. Wider storefronts could have taller letters. As a general rule, the maximum
height of a capital letter should be 3/4 the height of the sign background.
10. Signs (cont.)
iSion TvnP,S (cont.):
Wall Sign Standards (cont.)—
Raceways shall be 50% of the letter height and
painted to match the building/ background OR if
the Raceway is used as the sign background, the
Raceway may extend 3 inches beyond the largest
part of the sign.
Signs on side or rear building elevations for a ground
floor business are permitted, provided that the
elevation contains a public entrance.
Above The raceway is painted to match the background
Above: Raceways less than 50% of the height of the letters
and not pamted to match the background are notallovied
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(64) Near Southside District Near Southside District (65)
5.17. Architectural Standards (cont.)
10. Signs (cont.)
i. Sign Types:
Projecting and Blade Sign Standards — Projecting signs are two sided signs attached to the
face of a building. Blade signs are two sided signs that are generally vertical in orientation and
span multiple floors. Both signs project perpendicular to the storefront or building.
Minimum vertical clearance:11 feet
Maximum projection width: 4 feet
Exception: When existing signs on the same block -face project further than 4 feet, the new
sign may match the smallest projection over 4 feet.
No sign projection shall encroach over public property except in accordance with
encroachment agreement provisions outlined in the Sign Code (Chapter 29 of the City Code).
Projecting and blade signs should reflect the character of each building and business The size and
shape of a pro/ecling and blade signs should respect the scale of the structure
Examples of acceptable blade signs.
10. Signs (cont.)
iSion Tvnes (cont.):
Awning Sign Standards — Awning and canopy signs
are painted on or attached to an awning above a
business door or window. Awning signs may be allowed
on the shed portion of the awning, but are preferred on
the valence flap. The flap height should be large enough
for letters and symbols to be read easily.
Minimum vertical clearance from sidewalk: 8 feet
Maximum letter height is limited to 75 percent of the
height of the valence flap/shed area
Material shall be a matte finish canvas
Awning shape shall relate to the window or door
opening
Awning Sign Guidelines
Barrel shaped awnings should be used to
complement arched windows
Rectangular awnings should be used on rectangular
windows
Canopy Sign Standards — Canopy signs typically are
attached above or below the face of a canopy.
Maximum: one (1) sign per canopy
A canopy sign shall not extend beyond the length or
width, but can extend above or below the face of the
canopy.
Awnings and canopies enhance building architecture, and add color
and interest to the streetscape.
(66) Near Southside District Near Southside District (67)
5.17. Architectural Standards (cont.)
10. Signs (cont.)
i. Sign Types:
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.
Symbols and logos on signs, identifying the
business, add interest to the street, are quickly
read. and are often remembered more easily
Ihan words.
10. Signs (cont.)
iSinn Tvnes (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.
Location shall be limited to ground floor window
facing the primary street frontage and adjoining
parking lots.
Materials shall be of high quality, such as vinyl
decals, paint, gold -leaf, or neon.
Window signs shall not completely obscure visibility
into or out of the window. Exceptions may be made
by administrative staff for signs that screen utility,
mechanical office and kitchen equipment and vacant
spaces.
A maximum of one window sign is permitted per
window pane or framed window area.
Temporary window signs are allowed and shall follow
the temporary sign standards.
Handwritten, paper, cardboard, and plastic signs are
not allowed.
Neon signs are permitted provided that all electrical
supply cords, conduit, and electrical transformers are
hidden from view through the window.
Window signs can express business image
through graphic logos or colorful images
The sign copy of window signs should be in
proportion to the glass surface Well designed
window graphics attract attention while still
allowing pedestrians to view store interiors.
(68) Near Southside District Near Southside District (69)
5.17. Architectural Standards (cont.)
10. Signs (cont.)
i. Sign Types:
A -Frame Sign Standards — Portable A -frame signs are
signs and advertising devices that rest on the ground and
are not designed to be permanently attached to a building or
permanently anchored to the ground.
Each business is allowed to have one (1) A -frame sign.
A -frame signs shall not encroach into required off-street
parking areas, public roadways, or alleys, and may not
be arranged so as to create site distance conflicts or
other traffic hazards.
A -frame signs can only be utilized only during regular
business 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.
A —frame signs should not interfere with
public right of way or ADA access This
sign is placed too close to the ADA
sidewalk ramp, making it difficult to cross
the street.
10. Signs (cont.)
iSinn Tvnes (cont.):
Crown of Building Sign Standards — A crown of building sign is a sign attached flat to or
mounted away from the building facade. A crown of building sign may be parallel to the building
facade horizontally or vertically, and shall be located on the upper band of a building.
A crown of building sign must be located between the top of the parapet or high point of the
building, exclusive of penthouse and mechanical screening structures, and the horizontal line
not more than 15 feet below the top of the parapet or high point of the building on the side of
the building to which the sign is affixed.
No portion of a crown of building sign shall extend above the roof line or above a parapet wall
of a building with a flat roof.
No more than one (1) crown of building sign per facade is allowed.
Exception: The UDC may approve multiple signs for multiple upper floor tenants, taking the
facade size and sign design of the sign and building into consideration.
Lighting is limited to internally illuminated channel letters and/or logo and/or "halo- lit" channel
letters and/or logo.
Signs shall be compatible with existing architecture and shall be appropriately scaled and
sized for their location. Signs shall not conceal, destroy, or distract from character defining
features.
• Letter Height (max): 8 feet
• Width (max percentage of facade length): 75%
(70) Near Southside District Near Southside District (71)
5.17. Architectural Standards (cont.)
10. Signs (cont.)
i. Sign Types:
Creative Sign Standards — Creative
signs bring fun and vitality to streets and
are encouraged. In general, uniquely
designed signage should respond to the
site, landscape, and architectural design
context where they are located. Signs
should seek to be -come a piece of art or an
architectural feature. Creative signs shall
be reviewed based on this criteria, sign
intent, and the guiding principles of the
Near Southside Development Standards
and Guidelines.
Exciting, interesting and unusual signs can con-
tribute to the Near Southside's vitality
10. Signs (cont.)
i. Sian Tvoes cont.):
Temporary Sign Standards — Temporary signs may be approved
administratively for a limited amount of time, as described below.
Temporary signs are permitted for a maximum of 30 days or upon the
conclusion of the event, whichever occurs first. Extensions may be granted if
the applicant proves the necessity for additional time.
Illumination of temporary signs is prohibited.
Signs shall not extend beyond the subject property nor interfere with traffic
safety or visibility.
The sign area shall not exceed 25 square feet and shall conform to all
applicable sign type standards.
For buildings with a setback of 20 feet or more, a free-standing sign no
larger than 16 square feet per face may be considered.
Material: Sturdy and not subject to fading or damage from weather. The use
of paper or cloth is not permitted unless located within a glass or plastic
enclosure.
1
(72) Near Southside District Near Southside District (73)
5.17. Architectural Standards (cont.)
10. Signs (cont.)
i. Sion Tvoes:
Monument Sign Standards — Monument signs are freestanding and located adjacent to
sidewalks. Such signs are typically used for buildings that are separated from adjacent streets
by substantial setbacks and more suburban -style site layouts.
Monument signs are not allowed without a waiver from the UDC. The UDC may grant a waiver
for a monument sign, provided that the sign meets all of the requirements below:
Maximum total area:60 square feet per sign face
Maximum height:8 feet including base.
Maximum letter height: Building/development name or logo: 8 inches. All others: 4 inches
Locations are limited to landscaped areas, with a minimum setback from the public -rights -of -
ways of five (5) feet.
Backgrounds shall be opaque with a non -reflective material.
A monument sign shall be set onto a base or frame, presenting a solid, attractive,and well-
proportioned appearance that compliments the building design and materials.
External lighting fixtures shall be designed to complement the appearance of the sign or
internal lighting that only illuminates text and logos.
A sign erected on the top of a retaining wall is considered a monument sign. The height
of the wall shall be included in the overall height calculation. In this case, the five (5) foot
minimum setback is not required.
A sign affixed to the face of a retaining wall or seat wall that is an integral part of a plaza or
streetscape design may utilize the sign area allocated to wall signs. In this case, the five (5)
foot minimum setback is not required.
10. Signs (cont.)
!Sion Tvnes (cont.):
Changeable Copy Sign Standards — Changeable copy signs are signs where letters,
symbols, or numerals are not permanently affixed to the structure, framing, or background.
This allows the message to change over time. Examples include a bulletin board,
electronic mes-sage board, or projected image sign. Electronic changeable copy signs are
appropriate for the following uses: theaters, hotels, public transit, and gas station pricing
signs.
All changeable copy signs shall be reviewed by the UDC and shall receive a
recommendation prior to seeking a special exception from the Board of Adjustment.
Maximum of 25% of the sign face may be devoted to changeable copy.
Changeable copy signs shall not be used to display commercial messages relating to
products or services that are not offered on premise.
Window electronic display sign locations shall not contribute to light pollution for any
adjacent residential developments.
On detached signs, electronic changeable copy shall be limited to monument signs.
The message shall not change at a rate faster than one message every 20 seconds.
The interval between messages shall be a minimum of one second.
Animation, rolling or running letters or message, flashing lights, or displays is prohibited.
All sound is prohibited.
Brightly lit changeable copy signs add to the energy and vibrancy of the area
(74) Near Southside District Near Southside District (75)
5.17. Architectural Standards (cont.)
10. Signs (cont.)
i. Sign Types:
Freeway Sign Standards— A Freeway sign is a sign which is oriented to be viewed primarily
from an adjacent non -signalized freeway.
Freeway signs are not allowed along Interstate 30 and associated front -age roads.
Maximum height: 25 feet allowed at the right-of-way line and one 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
Minimum ground contact: 25% of structure's width
10. Signs (cont.)
iSion Tvnes (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.
_■
5.F.11 Helipads
Helipad design should comply with all design and safety standards in Federal Aviation Admin-
istration. Helipads shall comply with FAA Security Standards for helipads (for example, Section
7.3.1 of AC No 150/5390-2D). Fencing around helipads shall be either ornamental iron fencing
with masonry columns or masonry wall. Chain link fencing, thin/veneer masonry, and nondura-
ble materials are prohibited.
(76) Near Southside District Near Southside District (77)
5.13. On -Site Landscaping (Also see Section 5.13.3.)
Note: Trees planted in public right of way must follow City Forester's Guidelines for Land-
scaping in Parkways. 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 —The following provisions of the Tree
Ordinance apply:
a. Preservation Of Sianificant Trees — Significant trees at least 30 inches in diameter
(94.25 inches in circumference) can only be removed by permit of the City Forester.
Criteria for the permit will be one of the following conditions:
1) Retention of other existing trees on the same site with a canopy area 1 1/2
times the area of the specific tree's canopy, or
2) Removal will be granted if planting of new trees at five (5) times greater in
canopy area than the removed specific tree canopy (refer to list of canopy
trees on the following page), or
3) Payment into the tree fund based upon the total diameter of the specific tree
times $200 per diameter inch, or
4) Urban Forestry Board approved plan that mitigates the removal of the large
tree. Replacement of any tree preserved and that dies within five years due to
construction or development activities will be the responsibility of the original
applicant. Replacement will be new trees with a minimum of 3 inches each
in diameter and equal to five times the lost canopy. Tree replacement will be
guaranteed for a period of two years.
b. Trees In Surface Parkino Lots —All new construction projects that include
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 Warrantv/Replacement—The provisions of Zoning Ordinance
Chapter 6, Article 3, Section 6.301.K.6. apply. These provisions ensure that sufficient
care is taken during construction to protect existing trees, and that any preserved or
newly planted tree required by the provisions of Sections 5.G.1. and 5.13.3. In this
document shall be replaced if it dies within 5 years.
2. Front Yard Landscaping Guideline — Where there is a setback, front yard landscaping
in addition to required trees should be provided and maintained in areas outside of ground
level elements such as patios or porches. Native and drought tolerant species should be
used, and irrigation systems should designed to minimize water demand.
3. City Approved Canopy Tree List
(Other species considered on case -by -case basis.)
Larae Canoov Trees (2.000 sauare feet).
Pecan # Carya illinoensis
Decdar Cedar Cedrus deodara
Green Ash Fraxinus pennsylvanica
Southern Magnolia# Magnolia grandi fora
Bur Oak" Quercus macrocarpa
Chinquapin Oak Quercus muhlenbergil
Shumard Oak # Quercus shumardii
Texas Red Oak Quercus buckleyi
Live Oak' Quercus virginiana
American Elm Ulmus Americana
Cedar Elm " Ulmus crasslfolia
Lacebark Elm Ulmus parvifolia
Medium Canoov Trees (700 sauare feet)_
Caddo Maple " Acer barbafum var. Caddo
Bigtooth Maple " Acer grandldentatum
Common Persimmon Diospyros virginiana
Texas Ash Fraxinus texensis
Ginkgo Ginkgo biloba
Kentucky Coffeetree Gymnocladus dioicus
Eastern Red -Cedar ° Juniperus virginiana
Eldarica (Afghan) Pine " Plnus eldarica
Italian Stone Pine Plnus pinea
Honey Mesquite " Prosopis glandulosa
Blackjack Oak " Quercus marilandica
Monterrey (Mex white) Oak " Quercus polymorpha
Pond Cypress Taxodium ascenders
Bald Cypress " Taxodlum distichum
Small Canoov Trees (100 sauare feet)
Japanese Maple # Acer palmatum
Common button -bush Cephalanthus occidentalis
Redbud " Cercis Canadensis
Desert Willow' Chllopsls linearis
Rough -leaf Dogwood # Cornus drummondii
Texas Persimmon " Diospyros texana
Carolina buckthorn # Frangula caroliniana
Yaupon Holly . Ilex vomitoria
Deciduous Holly Ilex decidua
Crepe Myrtle ° Lagerstroemia incica
Mexican Plum " Prunus mexicana
White Sin Oak ° Quercus sinuate var. breviloba
Flameleaf Sumac " Rhus lanceolata
Eve's Necklace " Sophora aftinis
Mexican buckeye . Ugnadia speciosa
Rusty Blackhaw Viburnum rufidulum
" Drought tolerant species
# Not recommended for parking lots or
high heat areas
Tree preservation standards promote the
retention of significant trees like these along
Magnolia Avenue.
Trees olanted in parking Iota together with
pervious surfaces ,such as permeable
concrete, improve environmental quality and
help reduce stormwater runoff.
(78) Near Southside District Near Southside District (79)
6.A. Mix of Use Requirement for Large Developments
The following standards are intended to ensure that large projects in mixed -use zoning districts
include a mix of uses, or contribute to the creation of a larger mixed -use area. These standards
do not apply in `I" zones.
1. Conceptual Land -Use Plan — Developers of projects equal to or larger than 3 acres in
size shall submit a conceptual land use plan for approval by the Planning Director. The
conceptual land use plan must be approved before a building permit application is
accepted. The Planning Director may require a conceptual land use plan for a project
smaller than 3 acres if it is part of a project larger than 3 acres. The conceptual land use
plan shall illustrate the location and calculated land area of land uses on the site, using the
following land use categories (see Section 6.C. for detailed list of land uses within these
categories; exceptions noted below):
One- or two-family residential
Multifamily residential
Industrial and commercial (including medical offices)
Public and civic uses (excluding parks and medical offices)
Mixed -use buildings (must include at least 20% residential and 10% non-residential)
-Publicly accessible parks and plazas
Parking facilities and private open spaces shall be classified the same as the primary land
use they serve.
2. Project Test — The conceptual land use plan shall be approved if it shows that:
a. The project includes uses within at least two of the land use categories, and
b. No land use category other than mixed -use buildings occupies greater than 2/3 of the
total land area. If a project does not comply with the project test, then the vicinity test in
Section 3. shall apply.
3. Vicinity Test — Developments not complying with the project test are permitted if:
a. The Development Services Director determines that the following conditions are
satisfied:
1) The proposed land use at any location within the proposed development site must
be within a walking distance of 1000 feet of a different land use; as measured by the
shortest pedestrian route, and
2) The percentage of any single land use category other than mixed -use buildings
within a 1,000-foot radius of any location within the proposed development site shall
not be greater than 2/3 of the total land area within the radius. The proposed
development shall be included in the calculation of this percentage. Undeveloped or
agricultural property located within the radius shall not be included in the calculation;
or:
b. The Director determines that the developer has demonstrated that unique site conditions
(e.g. adjacency to natural features, highways, freight yards. etc.) make compliance with the
conditions of section a. above impractical in certain areas of the development site.
MIX OF USE TEST
i r.7 � iw wr.n
ao r oa eitM w 6Nawwyww� �e
Projects of at least 3 acres must provide a mir, of
uses that conforms to the "project tesl" requirements
of Section 2. or must contribute to the creation
of a larger mixed -use area City staff conducts a
"vicinity test" to rnake this determination for large
single -use projects
(80) Near Southside District Near Southside District (81)
6.13. Special Requirements in "N" Neighborhood and "R" Restricted Zones
The following standards are intended to enhance the character of existing neighborhoods.
and to promote the development of additional housing in those areas.
1. "N" ZONES- RESIDENTIAL REQUIREMENT— New construction of single -use build-
ings of commercial, retail, or other non-residential character are prohibited in "N"
neighborhood zones. Buildings within these zones must include residential uses that
constitute at least 40% of gross floor area. Outdoor spaces for residential use may
be included in the percentage. For this section only, bed and breakfast uses are con-
sidered residential. Buildings that incorporate a mix of residential and non-residential
uses are allowed and encouraged.
2. PROHIBITED USES IN "R" ZONES — Certain uses, including bars and light industrial
uses, are prohibited in "R"
3. PROHIBITED USES IN "N" ZONES — Surface parking lots providing parking for single
use non-residential projects. These prohibited uses are noted in the tables in Section
6.C. on the following page.
4. PROHIBITED USES IN "H' ZONES - New vehicles sales or rental are prohibited.
Mike) -use projects that incorporate housing on upper floors are appropriate in
"N" zones.
6.C. Permitted Land Uses
The following table lists land uses permitted in the NS District. A (P) indicates that these uses
are allowed by right in the applicable development zone. A (SE) indicates that these uses are
allowed by special exception from the Board of Adjustment. An asterisk (") indicates that the
uses are allowed but are subject to supplemental development standards. Please refer to the
Zoning Ordinance for all use definitions and any referenced supplemental standards.
NS-T4R
NS-T4
NS-T5
RESIDE TTIAL U
Household
One Family Detached Dwelling
P
P
P
Living
One Family Detached Dwelling
P
P
P
I with Secondary Dwelling Unit
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
Government Office Facility
P
P
P
Government Vehicle Storage/Junkyard
P
P
Museum, Library or Fine Arts Center
P
P
P
Probation or Parole Office
P
P
Healthcare
Ambulance Dispatch Station
P
P
P
Facilities
Assisted Living Facility
P
P
P
Blood Bank
P
P
P
Care Facility
P
P
P
Health Services Facility, including doctor's
P
P
P
Office or medical clinic.
Hospice
P
P
P
Hospital
P
P
P
Massage Therapy and Spa
P
P
P
Nursing Home (with full medical services)
P
P
P
(82) Near Southside District Near Southside District (83) 1
6.C. Permitted Land Uses (cont.)
6.C. Permitted Land Uses (cont.)
NS-T4R
NS-T4
NS-T5
PUBLIC AND CIVIC USES (cont.)
COMMERCIAL USES (cont.)
Recreation Public Community, Recreation, of Welfare
P
P
P
Entertain- Mobile Food Vendor Court
Center
ment Racing Facility (Horse, Dog, or Automotive)
Private or Non-profit community,
P
P
P
and Restaurant, Cafe, or Cafeteria
Recreation, or Welfare Center
Eating I Sexually Oriented Business
Country Club, Public
I
(cont.)
� Shooting or Weapons Firing Range
Country Club, Private
P
P
P �
Stable (Commercial, Riding, Boarding, or
Golf Course
P
P
P
Rodeo Arena)
Golf Driving Range
P
Swimming Pool, Commercial
Park of Playground
P
P
P
Drive-in Theater
Religious Place or Worship
P
P
P
Movie Theater or Auditorium
Place of Worship, Auxiliary Use
P
P
P
Lodging I Bed or Breakfast Home
Utilities Electric Power Substation
CUP
CUP
CUP
Bed or Breakfast Inn
Gas Lift or Line Compressor Station
Hotel, Motel or Inn
Power Plant of Central Station Light
Recreation Vehicle Park
Stealth Telecommunication Tower
P.
P"
P"
Short Term Home Rental
Telecommunication Antenna (on structure)
P.
P"
P"
Office Bank, Financial Institution
I
Telecommunication Tower
CUP
CUP
CUP
Offices
Utility Transmission or Distribution Line
P.
P"
P"
Retail Sales I Antique Shop
Wastewater (Sewage) Treatment Facility
and Service Appliances Sales, Supply or Repair
Water Supply, Treatment, or Storage
CUP
CUP
CUP
Bakery
Facility
Beauty or Barber Shop
COMMERCIAL USES
Boat Rental or Sales
Entertain- Amusement, Indoor
P
P
P
I Bookstore, Station; or Newstand
ment Amusement, Outdoor
I
� Burglar Alarm Sales and Service
and Baseball/Softball Facility (Commercial)
Eating
P
P
P
Caterer or Wedding Service
Bowling Alley
P
P
P
Clothing Sales, New
Bar, Tavern, Cocktail Lounge, Club, or
P
p
Clothing Sales, Used
Dance Hall
Convenience Store
Circus
I
Copy Store or Commercial Print with
C
Club, Commercial or Business
P
P
P
I Off -set Printing
Drive-in Restaurant or Business
P
P
P
Dance Studio
Event Center or Rental Hall
P
P
P
Dressmaking, Custom; Millinery Shop
— Bingo Parlor
Duplicating Services
Gambling Facility (including Bingo)
I
Farmers' Market
— Game Room
Feed Store, no Processing or Milling
Health or Recreation Club
P
P
P
Firewood Sales
_ Indoor Recreation
P
P
P
Furniture Sales
Lodge or Civic Club
P
P
P
Furniture Upholstery, Refinishing,
Massage Parlor
I
or Resale
(84) Near Southside District
NS-T4R I NS-T4 I NS-T5
P P P
P P P
P P P
P P P
P P P
P P P
P
P P
P P
P P
P P
P"
P P
P P
P P
P P
P P
P P
P P
P P
P P
P P
P P
P P
P P
P P
P P
P P
P P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
Near Southside District (85)
6.C. Permitted Land Uses (cont.)
6.C. Permitted Land Uses (cont.)
NS-T4R
NS-T4
NS-T5
COMMERCIAL USES (cont.)
COMMERCIAL USES (cont.)
Retail Sales
General Merchandise Store
P
P
P
Vehicle Parking Area or Garage, Storage
and Service
Greenhouse or Plant Nursery
P
P
P
Sales Recreational Vehicle Sales or Service
(cont.)
Grocery Store or Meat Market
P
P
P �
d Service
an� Service Station
Gunsmithing, Repair or Sales
P
P
P I
(cont.) I Towing Yard with Office
Home Improvement Store
P
P
P
I Truck Stop with Fuel and Accessory
Interior Decorating
P
P
P
Services
Kennel
Vehicle Junkyard
Large Retail Store
P
P
P
I Vehicle Sales or Rental (Automobile,
Laundry, or Dry Cleaning Collection Office
P
P
P
Motorcycles, Boats or Trailers)
Laundry, Dry Cleaning, or Washeteria
P
P
P
Vehicle Steam Cleaning
Leather Goods Shop
P
P
P I
INDUSTRIAL USES
Liquor or Package Store
P
P
P
Light Assaying
Locksmith
P
P
P
Industrial Assembly of Pre -manufactured Parts,
Medical Supplies/Equipment Sales
P
P
P
Services except for Vehicles, Trailers, Airplanes, or
I
or Rental
Mobile Homes
Blacksmithing or Wagon Shop
Mini -Warehouse
I
Bottling Works, Milk or Soft Drinks
Mortuary or Funeral Home
P
P
P I
Brewery, Distillery, or Winery
Newspaper Distribution Center
P
Carpet and Rug Cleaner
Optician
P
P
P
I Chicken Batter or Brooder
Pawn Shop
P"
Pharmacy (Drug Store)
P
P
P
Coal, Coke, or Wood Yard
Portrait or Camera Shop or Photo Finishing
P
P
P
Cottage Manufacturing Uses
Recording Studio
P
P
P I
Crematorium
Retail Sales, General
P
P
P
Electroplating
Fabricating Manufactured Housing,
Saddle or Harness Repair or Sales
P
P
P I
Temporary, or Office Building
Shoe Shine Shop
P
P
P
Food Processing (No Slaughtering)
Studio,Art or Photography
P
P
P
I Furniture or Cabinet Repair or Construction
Tailor, Clothing or Apparel Shop
P
P
P
Furniture Sales, with Outside Storage or
Tattoo Parlor
P
P
I Display
Taxidermist Shop
P
P
P
Galvanizing Small Utensils
Veterinary Clinic with Indoor Kennels
P"
P'
P"
Machine Shops
Veterinary Clinic with Outdoor Kennels
Manufacture of Artificial Flowers,
Vehicle
Auto Parts Supply Retail
P
P
P
I Ornaments, Awnings, Tents, Bags
Sales
Automotive Repair, Paint and Body Shop
P
P
P
Manufacture of Aluminum, Brass, or Other
and Service
Car Wash, Full or Self Service
I Metals or from Bone, Paper, Rubber or
Gasoline Sales
P
P
P I
Leather
Mobile Home or Manufactured Housing
Manufactured Home/RV Repair
Sales
I Monument/Marble Works, Finishing and
Carving only
(86) Near Southside District
NS-T4R I NS-T4 I NS-T5
P P P
P
P"
P P
P
P
P P
P
P
P
P
P P
P
P
P
P P
I
P
P P
P P
P I W
Near Southside District (87)
6.C. Permitted Land Uses (cont.)
INDUSTWL USES (cont.)
Light
Monument Works, Stone
Industrial
Outdoor Sales and Storage
Services
Paint Mixing and Spraying
(cont.)
Paper Box Manufacturing
Pattern Shop
Printing, Lithographing, Book -binding,
Newspapers, or Publishing
Rubber Stamping, Shearing/Punching
Sheet Metal Shop
Warehouse or Bulk Storage
Welding Shop, Custom Work (Not
Structural)
Yards, Contractors, Lumber, or Storage,
Automobile Storage Yards, Building
Materials
Heavy
Animal By -Product Processing
Industrial
Batch Plant, Concrete, or Asphalt
and
(Permanent)
Manufactur-
Brewery, Distillery, or Winery
ing
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
Furnace, Blast; Forage Plan, Boiler Works
Manufacture
Galvanizing, Sheet or Structural Shapes
Gas (Natural of Artificial) Manufacture,
Processing or Storage
Glue Manufacture
Grain Elevator
Magnesium Casting, Machining, or
Fabricating
NS-T4R I NS-T4 I NS-T5 I
P
P* P*
P
P
P
P
P
P*
P
6.C. Permitted Land Uses (cont.)
NS-T4R NS-T4 NS-T5
INDUSTRIAL USES (cont.)
Heavy
Manufacture of Acetylene or Oxygen Gas,
Industrial
Alcohol, Computers, and Related
and
Electronic Products, Airplanes,
Manufactur-
Automobiles, Trucks and Tractors,
ing
(Including Assembly Plants), Ball or Roller
(cont.)
Bearings, Steel Tanks, Candles, Celluloid,
Cash Registers, Cutlery, Disinfectants,
Dextrin, Dyestuff, Electrical Machinery,
Farm Tools, Typewriters, and Vinegar.
Transport-
Airport, Aviation Field, Helistop, or Landing
CUP CUP CUP
ation
Area
Passenger Station
P P P
Waste
Recycling, Collection Facility
CUP CUP P*
p* Related
Wholesale Wholesale: Bakery, Produce Market, or
Trade Wholesale House
Wholesale Office or Supply Room
P
r)RY USES
Accessory Accessory Use or Building
P
P
P Uses Home Occupation
P
P
Recreation Area
P
P
Satellite Antenna (Dish)
P.
P*
TEMPORARY USES
Temporary Temporary Outdoor Amusement
CUP
CUP
Uses
Garage or Other Occasional Sale
P
P
I I Temporary Vendor
P*
P*
P
P
P
P
P
P*
:::I
CUP
P
P*
(88) Near Southside District Near Southside District (89) 1