HomeMy WebLinkAboutOrdinance 21670-03-2015 ORDINANCE NO. 21670-03-2015
AN ORDINANCE AMENDING THE COMPREHENSIVE ZONING
ORDINANCE OF THE CITY OF FORT WORTH, BEING ORDINANCE NO.
13896, AS AMENDED, CODIFIED AS APPENDIX "A" OF THE CODE OF THE
CITY OF FORT WORTH (1986), TO AMEND SECTIONS OF THE NEAR
SOUTHSIDE DEVELOPMENT STANDARDS AND GUIDELINES AS
PROVIDED BY SECTION 4.1305.D., "OTHER DEVELOPMENT STANDARDS"
OF SECTION 4.1305, "NEAR SOUTHSIDE ("NS") DISTRICT OF ARTICLE 13,
"FORM-BASED DISTRICTS" OF CHAPTER 4, "DISTRICT REGULATIONS"
TO CREATE A NEW NEIGHBORHOOD CLASSIFICATION FOR NS-T5
ZONES AND PROVIDE DEVELOPMENT REGULATIONS; PROVIDING THAT
THIS ORDINANCE SHALL BE CUMULATIVE; PROVIDING A
SEVERABILITY CLAUSE; PROVIDING A PENALTY CLAUSE; PROVIDING A
SAVINGS CLAUSE; PROVIDING FOR PUBLICATION; AND PROVIDING AN
EFFECTIVE DATE.
WHEREAS, the City Council adopted Ordinance No. 17871-11-2007 on
November 6, 2007 creating the Near Southside form-based zoning district to encourage
high quality, pedestrian-oriented development, and a variety of housing types and
neighborhood layouts; adopted the Near Southside Design Standards and Guidelines as
part of the Zoning Ordinance; and established the Urban Design Commission and staff to
administer those design standards and guidelines; and
WHEREAS, the City Council adopted Ordinance No. 18188-07-2008 on July 25,
2008 amending the Near Southside Design Standards and Guidelines adopted as part of
the Zoning Ordinance to revise administrative procedures, change building height and
architectural standards, and to clarify and correct inconsistencies,; and
WHEREAS, the City Council adopted Ordinance No. 19514-02-2011 on
February 15, 2011 amending the Near Southside Design Standards and Guidelines
adopted as part of the Zoning Ordinance to require multi-story minimums along
Sec.4.1305 Near Southside Code 2015 amendments Ordinance No. 21670-03-2015
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designated streets, amend regulations related to projecting signs, revise land use
standards in "N"Neighborhood zones, and to clarify and correct inconsistencies; and
WHEREAS, the City Council adopted Ordinance No. 20159-05-2012 on May
15, 2012 reorganizing the Zoning Ordinance and creating a form based district use table;
and
WHEREAS, since the creation of the Near Southside District and the
implementation of the Near Southside Design Standards and Guidelines staff has
reviewed projects which have prompted these proposed amendments to add
neighborhood use to the NS-T5 zone in order to allow higher density development in
designated neighborhood zones; and
WHEREAS, it is advisable to amend the Near Southside Design Standards and
Guidelines to add neighborhood use to the NS-T5 zone and add create development
standards; and
WHEREAS, Section 4.1305.D of the Zoning Ordinance entitled "Other
Development Standards" requires that any revisions to the Near Southside Design
Standards and Guidelines must be considered by the Urban Design Commission, the
Zoning Commission and the City Council;
WHEREAS, the Urban Design Commission and the Zoning Commission
recommend approval of the proposed amendments to the Near Southside Design
Standards and Guidelines to the City Council.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF
THE CITY OF FORT WORTH, TEXAS AS FOLLOWS:
Sec.4.1305 Near Southside Code 2015 amendments Ordinance No. 21670-03-2015
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SECTION 1.
Article 13, "Form Based Districts" of Chapter 4 "District Regulations", Section
4.1305 "Near Southside ("NS") District, Subsection B. "Uses" is amended to provide a
specified neighborhood development for the NS-T5 zone and to provide development
standards and guidelines to and administrative procedures to read as follows:
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 Section 6
of the document "Near Southside Development Standards and Guidelines," an adopted
supplement to the City's Zoning Ordinance.
Near Southside("NS 111 District
Front Setback* 0 feet minimum,20 feet maximum
tear Yard* 13 feet minimum
Side Yard* 10 feet minimum
Units per Acre No restriction
Units per Building No restriction
ew facades along designated primary streets:
stories consisting of a minimum or 18 feet.
New facades along public streets and public places:
Minimum Heights 15 feet for buildings<4,000 square feet
18 feet for buildings>4,000 square feet
Ground floors of multistory non-residential buildings:
minimum 10 feet,floor to ceiling
4 and T4-N 3 stories
4-I 6 stories
Maximum heights**
IT5,TS-N 5 stories
1
T54 10 stories
IT4-N: a, b, or c 4 stories
{
Maximum heights with a) mix T4: a, b, or c 5 stories
or use,b)public space,and/or T4: a&b, a&c, or b&c 6 stories
c)structured parking bonuses [T5 and T5-N: a b or c 8 stories
T5 and T5-N: a&b, a&c, 10 stories
orb&c
Notes: *Additional setback standards and guidelines contained in"Near Southside Development Standards
,and Guidelines."
i
** See zone boundary map in Exhibit C.Height bonus and Fairmount transitional height plane provisions
contained in"Near Southside Development Standards and Guidelines."
Sec.4.1305 Near Southside Code 2015 amendments Ordinance No. 21670-03-2015
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SECTION 2.
The Near Southside Design Standards and Guidelines, as adopted and
incorporated into Ordinance No. 13896, the Zoning Ordinance in Chapter 4, "District
Regulations", Article 13 "Form Based Districts", Section 4.1305, "Near Southside (NS)
District", Subsection 4.1305.D. "Other standards" is hereby amended as set out in Exhibit
"A", attached and hereby incorporated into the Zoning Ordinance by reference, amends
sections 5 and 6 of the Near Southside Design Standards and Guidelines to add
neighborhood use to the NS-T5 zone and create associated development standards. A
copy of the Near Southside Design Standards and Guidelines is on file in the City
Secretary's Office and the Planning and Development Department.
SECTION 3.
This ordinance shall be cumulative of all provision of ordinances and the Code of
the City of Fort Worth, Texas (1986), as amended, except where the provisions of this
ordinance are in direct conflict with the provisions of such ordinances and such Code, in
which event conflicting provisions of such ordinances and such Code are hereby
repealed.
SECTION 4.
It is hereby declared to be the intention of the City Council that the sections,
paragraphs, sentences, clauses and phrases of this ordinance are severable, and, if any
phrase, clause, sentence, paragraph or section of this ordinance shall be declared
unconstitutional by the valid judgment or decree of any court of competent jurisdiction,
such unconstitutionality shall not affect any of the remaining phrases, clauses, sentences,
Sec. 4.1305 Near Southside Code 2015 amendments Ordinance No.21670-03-2015
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paragraphs or sections of this ordinance, since the same would have been enacted by the
City Council without the incorporation in this ordinance of any such unconstitutional
phrase, clause, sentence, paragraph or section.
SECTION 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 all violations of the provisions of Ordinance No. 13896 which have accrued at the
time of the effective date of this ordinance and, as to such accrued violations and all
pending litigation, both civil and criminal, whether pending in court or not, under such
ordinances, same shall not be affected by this ordinance but may be prosecuted until final
disposition by the courts.
SECTION 7.
The City Secretary of the City of Fort Worth, Texas, is hereby directed to publish
the caption, penalty clause and effective date of this ordinance for two (2) days in the
official newspaper of the City of Fort Worth, Texas, as authorized by Section 52.013,
Texas Local Government Code.
Sec.4.1305 Near Southside Code 2015 amendments Ordinance No. 21670-03-2015
Page 5 of 6
SECTION 8.
This ordinance shall take effect upon adoption and publication as required by law.
APPROVED AS TO FORM AND LEGALITY:
Melinda Ramos, Assistant City Attorney Mary Kayser � ec y
ADOPTED: March 3, 2015
EFFECTIVE: " 7 ��
Sec.4.1305 Near Southside Code 2015 amendments Ordinance No. 21670-03-2015
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FORTWORTH
Fort Worth South, Inc.
NEAR SOUTHSIDE
Development Standards and Guidelines
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Prepared by Fort Worth South, Inc.
in cooperation with the City of Fort Worth
October 2013
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NEAR SOUTHSIDE DISTRICT TABLE OF CONTENTS
TABLE OF CONTENTS
Section 1. Introduction
A. Background 3
B. Promoting Revitalization with Form-Based Standards 3
Section2. General Development Principles
A. Intent 5
B. General Development Principles 5
Section3. Administration
A. Intent 7
B. Relationship to Other Regulatory Documents 7
C. Definition of"Standards" and "Guidelines" 7
D. Development Review Process 7-8
E. Near Southside District Boundary 9
Section4. Regulating Plan
A. Intent and Principles 11
-How to Use the Regulating Plan 11
-The Transect Classification System 12
B. Maps of Development Zones and Historic Properties 13-16
C. Circulation Network and Thoroughfare Classification 17
-Maps 18-21
Section5. Development Standards and Guidelines
A. Intent and Principles 23-24
B. Streets and Other Public Spaces 25-34
-Streets 25-30
-Roadsides 31-33
-Public Parks and Plazas 34
-Public Art 34
C. Building Location and Orientation 35-36
D. Building Height 37
E. Parking and Driveways 38
F. Architectural Standards 39-40
G. On-Site Landscaping 41
-Canopy Tree List 42
Section6. Permitted Land Uses
A. Mix of Use Requirement for Large Developments 43
B. Special Requirements for"N" and "R" Zones 44
C. Permitted Land Uses 44-52
Section7. Appendix
A. Sign Guidelines (excerpted from Downtown Sign Standards)
B. Zoning Ordinance Page for Near Southside "NS" District
1
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NEAR SOUTHSIDE DISTRICT SECTION 1. INTRODUCTION
I.A. Background
The Near Southside is located just south of Downtown Fort Worth and is the city's second largest employment center,
with over 30,000 workers. Approximately 18,000 of these workers are employed in the health care industry. Although
commonly recognized today as the "Medical District," the area has historically been a mixed-use district with diverse
neighborhoods and eclectic destinations. The area's remaining historic buildings—with their architectural diversity,
human-scale design, and wide range of locally-owned businesses—reflect this storied past.
Fort Worth South, Inc. (FWSI), a non-profit redevelopment corporation, has worked since 1996 with the City of Fort Worth
and other community groups to promote the area's revitalization in a way that builds on this history and capitalizes on the
district's eclectic, mixed-use, human-scale character to create a competitive advantage in attracting new residents and
businesses. Urban design (i.e., the design of buildings, streets, and other public spaces, and the interrelationships
among those elements)will continue to be a major factor in determining the district's economic, social, and cultural
sustainability. Promoting the sustainability of neighborhoods and commercial districts is a primary goal for the City of Fort
Worth.
I.B. Promoting Revitalization with Form-Based Development Standards
As reflected in the City's Comprehensive Plan (which includes the FWSI strategic plan by reference), FWSI and the City have
long recognized the importance of urban design in realizing revitalization goals for the Near Southside. As in the past, the
district's future character will largely be determined by the individual design decisions made by hundreds of property owners,
businesses, and residents over the following decades. The City's zoning regulations and other development standards play
perhaps the most influential role in guiding these decisions, and, as a result, in shaping the Near Southside's character, quality
of life, and sustainability.
For decades, zoning regulations, street design requirements, and other development standards have worked against urban
design and redevelopment goals for the Near Southside and other central city districts. In response, the City adopted new
form-based "MU" mixed-use zoning classifications, and, in certain central city areas such as Downtown and Trinity Uptown,
created new urban design districts with tailored development standards and guidelines that promote development that is
consistent with the contextual design goals for those respective areas.
FWSI has worked with property owners to promote desirable redevelopment in two ways: first, through rezonings to the "MU"
classifications; and second, through the application of informal design guidelines. Although the effects of these past efforts
have been significant, a comprehensive update of the district's development standards—through the creation of a new Near
Southside urban design district overseen by the Urban Design Commission—is necessary to promote the district's continued
revitalization, for several reasons:
• The patchwork of single-use industrial, commercial, and residential zoning districts did not allow or promote a mix of res-
idential, retail, office, and institutional uses as envisioned in the City's Comprehensive Plan, within which the Near
Southside is designated as a"mixed-use growth center."
• Outdated development standards did not promote the type of pedestrian-oriented urban design that characterizes the
Near Southside's most distinctive and memorable areas and serves as a competitive advantage for the district.
• The patchwork of zoning districts threatened redevelopment momentum by failing to create a predictable investment
environment in which property owners could confidently invest in redevelopment projects that conformed to the district's
vision and be reasonably assured that zoning standards would require compatible development on adjacent properties.
• The wide range of conditions within the district—from lower density residential neighborhoods to large institutional
campuses—required a more tailored approach than simply applying all of the "MU" standards throughout the area.
• Design excellence, administrative flexibility, and timely approval of conforming projects would best be promoted through a
development review process overseen by a well-qualified design review board, as demonstrated by the Downtown
Urban Design District process.
This illustrated document uses photographs and other images in an effort to create a user-friendly manual for use by
professional developers as well as non-experts. The standards and guidelines contained are largely based on the form-based
standards of the"MU" classifications. Form-based standards differ from conventional zoning standards in their emphasis on
shaping the form of buildings and public spaces rather than the segregation of different land uses.
3
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NEAR SOUTHSIDE DISTRICT SECTION 2. GENERAL DEVELOPMENT PRINCIPLES
2.A. Intent
The Near Southside will become a vibrant, mixed-use, urban district if certain general development principles shape its
redevelopment. The following principles serve as the basis for the standards and guidelines contained in this document.
Development projects are evaluated with respect to the principles, in addition to the pertinent standards and guidelines.
2.6. General Development Principles
1. Promote a pedestrian-oriented urban form.
In contrast to conventional zoning standards that place primary emphasis on the regulation of land uses, the Near
Southside development standards and guidelines focus on promoting a walkable, urban form of development, consistent
with the district's historic urban character. The focus on form promotes buildings that conform to tested urban design
principles, and that adapt to changing conditions over time.
2. Maximize connectivity and access.
The Near Southside's successful revitalization requires a truly multimodal circulation network in which residents,
workers, and visitors may conveniently walk, drive, bike, or ride public transportation to destinations within and outside of
the district. Development standards and guidelines are intended to promote walkable blocks and street designs that
balance these transportation modes, and also ensure accessibility for all residents and visitors, including those with
disabilities.
3. Require excellence in the design of the public realm (building on Fort Worth's history of civic art) and of
buildings that front public spaces.
The most successful and memorable urban environments are those in which walking down the street is appealing.
Streets, plazas, parks, and other public spaces should be comfortable and inviting, and buildings fronting those spaces
should be active and visually interesting at the pedestrian level.
4. Promote the preservation and creation of distinctive neighborhoods that provide diverse urban housing
options.
The vision for the Near Southside places high priority on the creation of mixed-use, mixed-income neighborhoods that
include townhouses, apartments, condominiums, and supporting neighborhood-scale businesses. Providing a large
number of units and options for various household types and income levels is critical to the district's success.
5. Support existing Near Southside businesses.
The Near Southside Development Standards and Guidelines should support the success of existing businesses.
6. Encourage adaptive reuse and support the preservation of historically significant buildings.
The Near Southside includes historically significant buildings that should be incorporated into new development projects.
The development standards and guidelines are intended to work in conjunction with the City's Historic Preservation
Ordinance to encourage preservation and adaptive reuse of significant buildings.
7. Encourage creativity, architectural diversity, and exceptional design.
The Near Southside Development Standards and Guidelines promote high quality design, and the development review
process promotes flexibility. Standards and guidelines, as well as the development review process, are intended to
support creativity and exceptional design while discouraging uniformity.
8. Promote sustainable development that minimizes negative impacts on natural resources.
Creating a walkable, mixed-use, high-density, central city district supports sustainable development by providing an
alternative to low-density development in peripheral areas. In accordance with sustainable development principles, the
Near Southside's buildings, transportation systems, and public spaces should be designed to minimize negative impacts
on air and water quality and promote innovation in environmental design.
9. Encourage the integration of public art into public and private development.
Public art should be integrated into architecture, streetscapes, and public spaces. Public art will enhance the built
environment and contribute to the area's success in attracting new residents and businesses.
5
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NEAR SOUTHSIDE DISTRICT SECTION 3. ADMINISTRATION
3.A. Intent
The development standards and guidelines included in this document are intended to be clear, concise, and user
-friendly. The development review process is intended to be predictable and flexible, and to facilitate the timely
approval of conforming projects.
3.6. 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 com-
plying with all pertinent zoning and subdivision standards, including those not directly referenced in this document.
There are three notable references to other sections of the Zoning Ordinance: a)the Historic Preservation Ordinance
(Chapter 4, Article 5), which includes the procedures and requirements related to the preservation and reuse of
historically significant buildings; b) Off-Street Parking and Loading (Chapter 6, Article 2), and c)the Sign Ordinance
(Chapter 6, Article 4) and Downtown Sign Standards. The sign ordinance includes basic dimensional standards, and the
Downtown sign standards are applied as design guidelines within the Near Southside district(see Appendix A).
All development must comply with all federal, state, county, or city regulations. Historically designated properties must
comply with requirements associated with those designations (e.g., Fairmount Historic District properties must comply
with that district's design guidelines as well as processes required by the Historic and Cultural Landmarks Commission).
3.C. Definition of "Standards" and "Guidelines"
Development Standards are objective, measurable regulations, often illustrated through diagrams and sketches, with
which all projects must comply. Unless noted as a guideline, all provisions in this document are development stand-
ards. If a project of exceptional design is clearly consistent with the General Development Principles but does not con-
form to a certain development standard, the Urban Design Commission (UDC) may approve a Certificate of Appropri-
ateness (COA)that cites the project's compliance with those principles. (For projects not conforming to the height and
setback regulations listed in the Zoning Ordinance as shown in Section 7, Appendix B, a variance approved by the
Board of Adjustment is also required; see Development Review section below.)
Development Guidelines are more subjective statements though which the City proposes additional design strategies.
The guidelines should be suitable for most projects, and developers should endeavor to ensure that guidelines are fol-
lowed to the extent possible. City staff and the UDC will work with developers to explore design approaches that max-
imize conformance with guidelines. The UDC shall not deny a Certificate of Appropriateness solely because a project
fails to comply with a guideline.
3.D. Development Review Process
1. PROJECTS SUBJECT TO REVIEW—All private construction projects, with the exception of interior construction or
exterior in-kind replacement work, are subject to review by the Planning and Development Department and/or the
Urban Design Commission (UDC) for compliance with the NS Standards and Guidelines. All buildings, streets, and
public spaces by public entities are also subject to review.
2. ADMINISTRATIVE REVIEW VS. UDC REVIEW—Projects that are clearly consistent with all applicable development
principles and that clearly conform to all standards may be approved administratively by the Planning and
Development Director without UDC review. Because of the unique signage needs of the major hospitals, staff may
also approve appropriate hospital signage that deviates from the dimensional standards. The UDC shall review
projects that require interpretation or discretionary judgment with respect to the project's compliance with standards
and guidelines. The UDC shall also review all proposed drive-through facilities (see Section 5.D.5.).
3. URBAN DESIGN COMMISSION (UDC)—The UDC is a nine-member body appointed by the City Council and
charged with the administration of urban design districts. As stated above, the UDC shall review projects that require
interpretation or discretionary judgment with respect to the project's compliance with standards and guidelines. The
Zoning Ordinance specifies that UDC appointees should be knowledgeable about fundamental principles of urban
design. Furthermore, at least six of the nine appointees shall be practicing professionals from the fields of architec-
ture, landscape architecture, urban design or planning, real estate, or law. The Planning and Development Director
serves as staff advisor to the UDC. 7
NEAR SOUTHSIDE DISTRICT SECTION 3. ADMINISTRATION
3.D. Development Review Process (cont.)
4. CERTIFICATES OF APPROPRIATENESS -The Planning
and Development Director or UDC will issue a Certificate of REVIEW OF PUBLIC PROJECTS
Appropriateness (COA) for approved public and private
projects. In exceptional cases the UDC may approve a COA if
a project is clearly consistent with applicable development
principles but does not conform to a certain development
standard(s)or guideline(s). The COA for such projects must
describe the projects' compliance with applicable principles.
5. REQUIRED INFORMATION-The full list of required
materials is included in the Near Southside District application '-
available from the City's Planning and Development
Department, www.fortworthgov.org/planninganddevelopment
or 817-392-8000. In general, the following information is
required, as applicable:
a. Site Plan
b. Building Plans and Elevations Proposed West Rosedale weetscape Irn�arov wa
c. Landscape Plan (Rendering by Carter& Burgess, 1n,"':
d. Material Specifications In addition to private construction projects,public projects
e. Plans and Specifications for Proposed Signs such as street and streetscape improvements are subject
f. Description of Proposed Scope of Work to review for consistency with the standards and guidelines.
g. Photographs of Site and Existing Conditions
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 CONCEPTUAL DESIGN REVIEW
submits drawings that depict the initial phase as well as all
Magnolia Green site plan by Red Oak Realty
future phases. The COA is valid for two years from the date
_
of approval.
7. CONCEPTUAL PHASE DISCUSSIONS-One of the UDC's
most important roles is to provide informal guidance to ® :-
developers of significant projects during the conceptual design
phase. These discussions take place during monthly UDC
work sessions, and provide an opportunity for early UDC and
staff input that should facilitate timely design review and
approval of the final design phase. City staff encourages all
public and private developers of significant projects to present C I
their conceptual plans during a UDC work session. -
8. VARIANCES TO ZONING AND SUBDIVISION \ , -..-
ORDINANCES' PROPERTY DEVELOPMENT STANDARDS
The UDC is authorized to approve appropriate exceptions to
the vast majority of the NS Standards and Guidelines, ;
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 ER I !
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 Developers are strongly encouraged to present conceptual
for approval by the UDC. The UDC is authorized to approve Plans for large and/or multi-phase projects at an early stage
to facilitate timely review during the final design phase.
exceptions to roadside design standards.
8
NEAR SOUTHSIDE DISTRICT SECTION 3. ADMINISTRATION
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NEAR SOUTHSIDE DISTRICT SECTION 4. REGULATING PLAN
4.A. Intent and Principles
The Near Southside Regulating Plan functions similarly to both the Zoning Ordinance map and the Master Thoroughfare
Plan map. The NS Regulating Plan includes maps that depict the boundaries of different types of development zones, as
well as maps identifying the location and classification of thoroughfares. These maps serve as a guide for determining which
development standards and guidelines apply to a development project. A unified section that classifies both development
zones and streets is intended to promote coordination among land use, urban design, and transportation decisions, which is
an essential strategy in creating a vibrant, livable, mixed-use district. The following principles guide the content of the Reg-
ulating Plan.
HOW TO USE THE REGULATING PLAN
DEVELOPMENT ZONES 1, Locate the subject property on the applicable develop-
1. Draw development zone boundaries so as to enhance the ment zone and historic properties map in Section 4.13.
character of existing neighborhoods and commercial districts
while also promoting compatible higher-density, mixed-use
redevelopment in appropriate locations. Sample section of J AN F
2. Draw development zone boundaries to promote a large development Zone
number of new residential units in order to create a "live, ]
work, play"environment and to support neighborhood retail map. Seepages
and other commercial uses. 13-16.
3. Draw development zone boundaries to support large � R
institutions and businesses that warrant tailored B
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 L__J3 Li
on the Regulating Plan and by referencing the Zoning 777 171-1
Ordinance's Historic Preservation Ordinance and applicable 2. Identify the property's development zone and any appli-
incentives. cable historic designations.
5. Facilitate the designation of currently unprotected historic 3, Locate the subject property on the applicable circulation
properties and their adaptive reuse by identifying the most network and street classification map in Section 4.C.
eligible properties on the Regulating Plan as information on
those properties becomes available.
CIRCULATION NETWORK AND STREET CLASSIFICATION Sample section of -
6. Preserve the existing urban street grid to maximize street
connectivity for vehicles, pedestrians, public transportation, street classification 7
and bicycles. The grid promotes efficient circulation and map. Seepages
provides a wide range of mobility options. 18-21.
7. Limit vacations of existing public rights-of-way, including
streets and alleys, only to situations where there is no _ F
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 a context-sensitive street classification system that iimm
gives equal consideration to redevelopment and mobility 4. Identify the classifications of all adjacent streets.
goals. 5. Refer to Sections 5-7 for applicable standards and
guidelines related to streets,streetscapes, public spac-
es,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 Or-
dinance or other regulatory manuals.
T1
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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 continu- O
ous cross-section of human habitats, from rural to urban. Transect zones 74: General Urban" and 75: Urban Center" are most consistent with the rede- 2
velopment 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, N
respectively.)T4 and T5 zones, as well as special neighborhood and institutional/industrial zones are shown on the development zone maps in the fol- Cn
lowing section. m
v
R U R A L I I I I I I I I I I I I I I I I I I I I I I I I I I U R B A N
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SourcE0AltEartCode v8. . C7uantEr Zyherti & mpar2[3NE I ZONE ZONE i ZONE
— — — — — — — — — — — — — — 0
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4.13. Development Zones and Historic Properties D
20-ft. maximum front setback �- 20-foot maximum front setback - Neighborhood zone Restricted zone Cn
T4 18-foot minimum fagade height* T5 ' 18-foot minimum fagade height* -Ny No single-use non-residential [:R] No bars or O
3 stories max.if single use �� 5 stories max. if single use industrial uses; C
5 stories max.w/public space or mix of uses 8 stories w/public space or mix of uses see p.44. _
6 stories max.w/public space and mix of uses 10 stories w/public space and mix of uses to
Parking behind or beside buildings Parking behind or beside buildings Institutional/Industrial zone m
*unless located on"primary street-see map page 9 -N Flexible driveway and entrance standards M
NORTHWEST QUADRANT
- - n
F f
� _ �- _ � HISTORIC
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f� (Refer to of Zoning
Mow - _ -- Ordinance Ch.4,Art.5)
_ -
Local Designations
I __N DD -
i HSE- Highly Significant
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Endangered
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4.B. Development Zones and Historic Properties D
3. NORTHEAST >
Basic Development Standards (Standards and guidelines are listed in Sections 5-7.)
20-ft. maximum front setback 20-foot maximum front setback �,, Neighborhood zone Restricted zone C
F T44� 18-foot minimum fagade height* T5 18-foot minimum fagade height 7 -N No single-use non-residential Y -K No bars or =
I---'' 3 stories max.if single use 5 stories max. if single use L— _ -J industrial uses; N
5 stories max.w/public space or mix of uses 8 stories w/public space or mix of uses see p.44.
6 stories max.w/public space and mix of uses 10 stories w/public space and mix m
Institutional/Industrial zone
Parking behind or beside buildings of uses
Flexible driveway and entrance standards
*unless located on"primary street-see map page 9 j Cn
NORTHEAST QUADRANT
T5-I J
_ D -- HISTORIC
_. ...i i-`f-- T: T PROPETIES
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Do_: - ( 1 j j to (Refer to of Zoning Ordi-
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�� - _ -� err _ Hance Ch.4,Art.5)
�DD I� I� �� Local Designa-
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=i.-- :on: j C- `' -- i I - x � HSE-Highly Significant
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4.B. Development Zones and Historic Properties D
4. SOUTHEAST >
Basic Development Standards(Standards and guidelines are listed in Sections 5-7.) Cl)
K20-ft.maximum front setback 20-foot maximum front setback � � Neighborhood zone Restricted zone C
T4 18-foot minimum fagade height* 1T51 18-foot minimum fagade height -IV No single-use non-residential F-R] No bars or =
3 stories max.if single use 5 stories max. if single use industrial uses; Cl)
5 stories max.w/public space or mix of uses 8 stories w/public space or mix of uses see p.44. 0
6 stories max.w/public space and mix of uses 10 stories w/public space and mix of Institutional/Industrial zone m
Parking behind or beside buildings uses Flexible driveway and entrance standards 0
unless located on"primary street-see map page 9
SOUTHEAST QUADRANT
0
- pot Tb' uo --1
nc T54
Vt
T4
ao
mom oa oo THC HISTORIC
.+c t4'N T TJ PROPERTIES
T54 gem (Refer to of Zoning Ordi-
nance Ch.4,Art.5)
0 Local Designations
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NEAR SOUTHSIDE DISTRICT SECTION 4. REGULATING PLAN
4.C. Circulation Network and Thoroughfare Classification
1. CLASSIFICATIONS BY CONTEXT: DEFINITIONS
a. Mixed-Use Streets— Flexible and walkable urban streets CONTEXT-SENSITIVE CLASSIFICATIONS
serving a variety of land uses and densities. These in-
clude on-street parking and comfortable sidewalks, and
are comfortable and safe for bicyclists. I
b. 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.
c. Commercial Streets—Automobile-oriented streets with
high levels of automobile and truck movement, no on-
street parking, and low to moderate levels of pedestrian
and bicycle movement.
2. CLASSIFICATIONS BY VEHICULAR CAPACITY: DEFINITIONS Mixed-Use Streets are walkable and serve a variety of
a. Local Streets—less than 2,500 vehicles per day. residential and non-residential land uses.
b. Collector Streets*—less than 8,000 vehicles per day.
c. Arterial Streets—more than 8,000 vehicles per day.
-Minor*—Usually undivided with 3-4 travel lanes
-Major*—Usually divided with 4 travel lanes
.....
-Principal— Usually divided with 6 travel lanes -
*If feasible, striped bike lanes are usually necessary on these 'R
streets to create a safe and comfortable cycling environment.
3. CONTEXT-SENSITIVE STREET CLASSIFICATIONS Main Street Collector
Main Streets are the primary retail and destination
Development Context streets.
yehicular Capacity
Mixed-Use Local
Main Street Collector
4
Commercial 2��Arterial i U
Context-Sensitive Street Classifications (Examples)
Mixed-Use Local (North-south streets at Oleander Walk) t
Mixed-Use Collector(Jennings north of Rosedale) 'y„ •;
Mixed-Use Arterial (8th Avenue) Commercial Streets are oriented to vehicles but still
provide comfortable pedestrian environments.
Main Street Local (Park Place) (West Rosedale rendering by Carter&Burgess)
Main Street Collector(Magnolia)
Main Street Arterial (West Rosedale between 8th Ave.and S. Main)
Commercial Local (No Near Southside examples)
Commercial Collector(Vickery across 1-35W)
Commercial Arterial (West Rosedale, west of 8th Ave. and east of S. Main)
17
z
4.C. Circulation Network and Thoroughfare Classification m
4. NORTHWEST QUADRANT X
N
ARTERIALS * O
See: 5.B.2.b. 5.B.3.d. 5.C.2.a. C
Local Collector Minor Major Principal 5.C.5.c. 5.E.8. 5.F.5.d. 2
5.F.5.f. 0
C2lanes 2-3 lanes 3-4 lanes 4lanes 6lanes
Mixed-Use :•••••: Dashed line indicates that the proposed capacity m
■� N/A classification is currently inconsistent with the Master Thor- O
oughfare Plan. Amendment under discussion. N
"Main" Street
N/A
(Storefront retail) a�
VICKERY
Commercial (No N/A e
on-street parking) •JAf
Striped bike lane N/A N/A
f} ;G[TT • •
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4.C. Circulation Network and Thoroughfare Classification D
5. SOUTHWEST QUADRANT X
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* See: 5.B.2.b. 5.6.3.d. 5.C.2.a. (Storefront retail) N/A
5.C.5.c. 5.E.8. 5.F.5.d. m
5.F.5.f. Commercial (No N/A ' C
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oughfare Plan. Amendment under discussion. (Recommended) 0
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4.C. Circulation Network and Thoroughfare Classification D
6. NORTHEAST QUADRANT
ARTERIALS O
CAPACITY Local Collector Minor Major Principal * See: 5.B.2.b. 5.B.3.d. 5.C.2.a.
2
CONTEXT 2 lanes 2-3 lanes 3-4 lanes 4 lanes 6 lanes *Do•••• V)
•••••; Dashed line indicates that the proposed capacity p
Mixed-Use a classification is currently inconsistent with the Master Thor- M
N/A oughfare Plan. Amendment under discussion. p
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on-street parking) aaaai s
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4.C. Circulation Network and Thoroughfare Classification D
7. SOUTHEAST QUADRANT >
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(This page intentionally left blank)
22
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.A. Intent and Principles 'p, Magnolia Avenue
This section includes standards and guidelines related to
the orientation and configuration of streets, public spac-
es, buildings, sites, and parking facilities. The purpose I
of these standards and guidelines is to promote high
quality, pedestrian-oriented, sustainable development
that adapts to changing conditions overtime, without
dictating architectural style. The following principles
provide the basis for the development standards and
guidelines.
i
STREETS AND PUBLIC SPACES 01.
• Design all streets and sidewalks to promote �--
pedestrian activity and comfort. Sidewalks serve as y'the Near Southside's most heavily used public spac- On-street parking, wider sidewalks, street trees, and outdoor
es. dining areas will help create the district's most appealing and
• Balance the circulation requirements of automobiles, heavily used public spaces.
mass transit vehicles, bicycles, and pedestrians in -
the design of street cross-sections. Utilize context-
sensitive design strategies to achieve this balance.
• 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.
• Emphasize attention to detail and quality construction
in the design and construction of streets. I I
• Use simple but effective roadside designs to allow 0
easy maintenance. 1,11 r
• Provide on-street parking in as many areas as •- s
possible to support district businesses and to calm _
traffic speeds.
• Adhere to time-tested roadside design strategies that - -
create walkable streets, including shade trees and On-street parking supports retail and restaurants and also
pedestrian lights located along the curb, between the provides a traffic buffer for pedestrians.
roadway and the walkway.
• Provide a wide range of public spaces (in addition to ., . Pocket park In Ce�ebratwn, �
comfortable sidewalks), including neighborhood-
oriented pocket parks, community gathering places, -#
and recreational facilities.
• Incorporate elements into public spaces that engage
all age groups, including young children and the
elderly.
i
A network of public spaces that includes both smaller plazas
and larger parks is a key element in urban districts.
23
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.A. Intent and Principles (cont.) '
SITES AND BUILDINGS
• 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.,
• Design buildings and sites that provide visual variety ,
and enhance the Near Southside's overall sense of
place.
• Build distinctive neighborhoods that enhance local
identity.
• Promote building scale that enhances the public realm,
and promote new buildings that complement the scale
of neighboring structures, particularly adjacent historic � -
buildings.
Locate and design surface parking lots, individual The principles support active streets with ground level uses
• that are oriented to public sidewalks.
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). Parking lot l , ric buil
• 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. K
• Encourage the use of durable, attractive materials that
promote sustainability and the reuse of buildings. -
• Design buildings that reflect the time in which the
structures are built, as the district's most treasured
historic buildings do.
• Without dictating architectural style, encourage building
facade designs that contribute to an attractive
streetscape and skyline. y
• Encourage all civic and publicly sponsored buildings to Parking lots located behind or to the side of buildings are con-
be of exceptional design quality. sistent with the district's urban character.
• Design buildings and sites so as to minimize negative
impacts on air and water quality and to promote a
Historic Mehl Building on Magnolia Ave
sustainable natural environment.
.fl
Historically significant buildings help define the district and
should be incorporated into new projects.
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.13. Streets and Other Public Spaces
1. STREET STANDARDS
a. Main Streets
Main Street Local with Angled Parking
ROW=10(Y-110'
10, 55' 55 10,
min. I min. –2aNxiesbyaVle) 15 15 –V(variesbyartgle) min I min.
TP-degd-T Parking Travel I Travel T Paricing 2,Pedestrian
Curb-to-Curb 65'-74Y
1 1
Main Street 2-lane Local or Collector
Row=7a-90'
10, 55 g s' Ss' la
min. Imim, 11 min 11 11' min.1 8' ,min.1 min
Pedestrian a Parking Bike" Travel Travel Bike' Parlting a Pedestrian
~ Curb-to Curb=39-50' ~
1 1
'wider outside lanes may be toed if bike lanes are not feasible.See Section 4.0 for proposed bike lane streets.
Main Street 3-lane Collector or Minor Arterial
Row=ila-tar
1a SS' 5' S' 55 1a
min. I min. fY I min.1 11 11' 1 11' 1 min. fY I min.I min.
walkway T PT PwwngTBike-T Travel T Turn Lane T Travel Bike'Panting r Walkway
E
IT Curbto-Curb=49'-60' T a
I
I
'Wider outside lanes may be used If bile lanes are not feasible.See Section 4.C.fbr proposed bilm brie streets
NOTES:
1) The Near Southside street standards are based on the City's draft Context-Sensitive Solutions (CSS) Policy. In the
case of any conflict between the NS and CSS standards (upon their adoption), the CSS standards shall apply.
2)The City's Traffic Engineer is authorized to approve modifications to cross-section dimensions in response to site-
specific constraints. 25
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.13. Streets and Other Public Spaces (cont.)
1. STREET STANDARDS
a. Main Streets (cont.)
Main Street 41ane Minor Arterial
NOW=90'-11S'
10' SS' S' S' Ss' 10
Min. I min 8 min 11' 11' 11' 11' mIn 8 m1n.I min.
Pedestrian Parlug Bike-T Travel I Travel I Travel ice
Travel B •Parking g Pedestrian
Curb-to-Curb 601-75'
l � l l � l
l
'Wider outside lanes may be used 9blke ladies are not feasible.See Section 4.C-for proposed bike Tarn stream
Main Street Major Arterial
ROW-105'-13S'
10' Ss' s• s• 53 1(7
min i min. 8 mh. 11' 1 11' 1 Varles 1 11' 1 11' 1 min. 8' min I min.
Pedestrian a g P&rWgTMke-T Travel T Travel J Median T Travel I Travel IM ke'Pa Wng a Q Pedestrian
IT Curb-to{anb-7S'-9s'
-rider outside lanes may be used tf bike lanes are not kaslble.See Section 4.0or proposed bike lane streets.
NOTES:
1) The Near Southside street standards are based on the City's draft Context-Sensitive Solutions (CSS) Policy. In the
case of any conflict between the NS and CSS standards (upon their adoption), the CSS standards shall apply.
2)The City's Traffic Engineer is authorized to approve modifications to cross-section dimensions in response to site-
specific constraints. 26
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.13. Streets and Other Public Spaces (cont.)
1. STREET STANDARDS
b. Mixed-Use Streets
Mixed-Use Local
Bow-60'-70'
s' ss• ss• s
min.1 min. 8' 1 11' 1 11' 1 8' mim I min.
9 par" Travel Travel ParkYg
~11 Curbto-Curb=38•
1 1
Mixed-Use 2-Lane Collector
BOW=60'-W
s s.s' s' s' ss s
min. min. 8' min. 11' 1 11' mim 1 8' mlrrt min.
Travel Travel Bike• Park"
Parking Blke• �� �
�E
g ,2 Cubdo-Curb=36'S(r g
e
1 1
'Wider outside lanes may be used If We lanes are not feaslbie.See Section 4.Cfor proposed bike lane streets
Mixed-Use 3-Lane Collector or MinorArterial
Bow=70'-too'
s• ss• s s' ss' s
min, min. 8' min. 11' 11 11' min 8• min.I min.
Parking BBce• Travel llm Lame Trawl like—Raking `
2 Curb4oCurb-4760' 1f�
I � I
� I
•Wider oikslde lanes may be used it Me lanes are not leaslibk:.See5ectlon 4.Cfor proposed bte lane ureetr.
NOTES:
1) The Near Southside street standards are based on the City's draft Context-Sensitive Solutions (CSS) Policy. In the
case of any conflict between the NS and CSS standards (upon their adoption), the CSS standards shall apply.
2)The City's Traffic Engineer is authorized to approve modifications to cross-section dimensions in response to site-
specific constraints. 27
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.13. Streets and Other Public Spaces (cont.)
1. STREET STANDARDS
b. Mixed-Use Streets (cont.)
Mixed-Use 41ane Minor Arterial
ROW=Bo•-115'
s• 55, s s' ss' s
min. min. 8' min. 11' 11' 11' 1 11' min. ear min. min.
= Parking Me Travel Travel I Travel I Travel J1AeTParWng a i
Csab4o4Curb=W-75'
'Wider aRside lanes mR,be used if bike laws are not feasible.see sectlon 4.Cfor prarwsed bike lane soeets
Mixed-Use Major Arterial
ROW=W-135'
s ss• s' s ss• s
min. min 8' min. 11' 1 11' Varies J 11' 1 11' 1 rdn.1 min. rn
PwmngTmwl Travel I Travel I Median T Travel T Travel Blke•Parking i
3 ~.2 Curb-to-Curb 75'-95' r'a 3
oil
'Wider outside lanes may be used If bike lanes are not feasible.see Section 4C for proposed bike lane streets
NOTES:
1) The Near Southside street standards are based on the City's draft Context-Sensitive Solutions (CSS) Policy. In the
case of any conflict between the NS and CSS standards (upon their adoption), the CSS standards shall apply.
2)The City's Traffic Engineer is authorized to approve modifications to cross-section dimensions in response to site-
specific constraints. 28
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.6. Streets and Other Public Spaces (cont.)
1. STREET STANDARDS
c. Commercial Streets
Commercial Local or Collector
ROW=50'-W
5' 5s' 5s' 5
min min. —16' —16 min.i min
gTravel T Travel &T I
~ Curb-to-Curb=28'-3Y "Al"
1 1
Commercial 4-lane Minor Arterial
ROW=70'
5' 5s 5s 5
rrdn.1 min. 13' 11' 11' 13 min.1 min.
Travel Travel Travel Travel a
�E t
F
IT Cu&to-Curb=48
I I
I 11 i
I I
Commercial Major Arterial
ROW=8o'-tar
5' 5s' 5s' 5
min.1 min., 13' 1 11' 1 Varies 1 11' 13' min min.
rn Travel Travel Median Travel Travel
2 Curb-to-Curb=59-W
I I I
NOTES:
1) The Near Southside street standards are based on the City's draft Context-Sensitive Solutions (CSS) Policy. In the
case of any conflict between the NS and CSS standards (upon their adoption), the CSS standards shall apply.
2)The City's Traffic Engineer is authorized to approve modifications to cross-section dimensions in response to site-
specific constraints. 29
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.13. Streets and Other Public Spaces (cont.)
1. STREET STANDARDS
d. Alleys
1) Alleys shall conform to all standards contained in the Subdivision Ordinance. Chapter 6, Article VI,
Section G.2. of the Subdivision Ordinance includes the following dimensional requirements:
-Alleys serving single-family (including townhouses) or two-family residential:
Right-of-way width: Minimum 16 feet
Pavement width: Minimum 12 feet
-Alleys serving other uses:
Right-of-way width: Minimum 20 feet
Pavement width: Minimum 20 feet
30
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.13. Streets and Other Public Spaces (cont.)
2. PUBLIC ROADSIDES
a. Roadside Design Options
1. Dual Planting Strips 2. Wide Planting Strip 3. Narrow Plantinq Strip 4. Sidewalk Planter
CE )
CS:)
Suitable Streets—Listed in order of applicability; see Thoroughfare Classification Maps in section 4.C.
-Commercial Streets -Mixed-Use Streets -Mixed-Use Streets -Main Streets
-Mixed-Use Streets -Commercial Streets -Main Streets -Mixed-Use Streets
Roadside Width—Total width of pedestrian way and street tree/furniture zone(see 5.B.2.b. for minimums).
I_20+feet I�13-15 feet I�10-15 feet I�10-20 feet
Pedestrian Way
Paved walk- 5 ft. minimum, (6 ft. mini- 5 ft. minimum, (6 ft. 5-10 ft., (6 ft. minimum 10-15 ft.
way mum if adjacent to an- minimum if adjacent to if adjacent to angled
gled parking) angled parking) parking)
.................................................. ........................... ............................ .............I...............
Walkway loca- Between planting strips Along property line -Along property line, or -Along property line,
tion -Along planting strip if or
sidewalk seating or -Along planting strip if
display is located sidewalk seating or
along property line display is located
along property line
Street Tree/Furniture Zone— Located along the curb; includes street trees, pedestrian lights, and other elements.
Planter Min. 5.5 ft. wide (each) Min. 8 ft. wide Min. 5.5 ft. wide Min. 5 ft. x 5 ft. tree well
.................................................. ........................... ............................ .............................
Tree spacing 25-35 feet 15-35 feet 15-35 feet 15-35 feet
(Sec. 3.a) (Must be 2:10' from bldg.)
.................................................. ........................... ............................ .............................
Pedestrian 60 feet maximum 60 feet maximum 60 feet maximum 60 feet maximum
light spacing
(Sec. 3.c)
.................................................. ........................... ............................ .............................
Other ele- -irrigated groundcover -Irrigated groundcover -Irrigated groundcover -Bike racks
ments -Fire hydrants -Fire hydrants -Bike racks -Trash bins
(Guidelines in -Trash bins -Benches
Sec. 3.d.) -Benches •Wayfinding signs
•Wayfinding signs -Sidewalk tables and
-Sidewalk tables and displays
displays
31
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.13. Streets and Other Public Spaces (cont.)
2. PUBLIC ROADSIDES (cont.)
b. Projects subject to roadside standards—All new construction
projects, as well as major renovations in which the: STREET TREE SPECIES
1. Gross floor area to be renovated exceeds 10,000 sf, and
2. Value of the renovation exceeds the appraised value (per Best Good
Tarrant Appraisal District records)of the property's improve- Small Canopy Ginkgo (Med.)
ments prior to renovation. (Min. 15'spacing) Pecan (Large)
c. Minimum roadside widths for new construction projects—To Redbud
accommodate the required minimum widths for street tree/ Mexican Plum Prohibited
furniture zones and pedestrian ways, minimum roadside width Eve's Necklace Hackberry
standards apply. These standards apply regardless of the availa- Medium Canopy Sycamore
ble public right-of-way. Where insufficient right-of-way exists, the (Min. 25'spacing) Silver Maple
pedestrian way shall extend onto private property, with a public Caddo Maple Mulberry
sidewalk easement provided. The roadside shall be measured Bald Cypress Siberian Elm
from the back of the curb to the outside edge of the pedestrian Large Canopy Mimosa
way (closest to the building fagade). (Min. 35'spacing) Arizona Ash
1. "Commercial"and "Mixed-Use" streets— 10.5 ft. minimum Texas Red ❑Oak Cottonwood
2. "Main"streets— 15 ft. minimum Shumard Oak Willow
Live Oak Bradford Pear
Durand Oak Chinese Pistache
Lacebark Elm
Cedar Elm
3. ROADSIDE ELEMENTS
a. Street trees
1. Developments must conform to the tree preservation stand-
ards set forth in Section 5.G.1. Canopy of street trees can
be applied towards mitigation requirements. The provisions ROADSIDE ZONES
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
paced 15-35 feet apart on center, depending on the trees' size at P
maturity." (See the list at right for spacing standards, and the
spacing note on the bottom of p. 33.) Where necessary, spacing
exceptions may be made to accommodate mature trees, curb
cuts, fire hydrants and other infrastructure elements.
4. To maximize survival rates, trees shall be planted to ensure ;
proper drainage and shall be irrigated.
5. Low maintenance tree planter systems, such as pervious pavers
or planting strips, shall be used. Tree grates collect trash and
damage trees and are not a low maintenance system.
6. Street trees shall be pruned to allow 8-foot clearance for pedes-
trians.
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. i rA
b. Pedestrian Way
1. The pedestrian way shall have walkways a minimum width
of 5 feet and shall comply with ADA and Texas Accessibility LAh
Standards. Exemption: Minor renovation projects on proper-
ties with existing 4 ft. sidewalks. Street tree/ Pedestrian way
2. Paving materials shall be attractive and easy to maintain. furniture zone -Clear walkway
Appropriate materials: -Trees -Awnings and other
-Concrete • Pervious concrete -Lights shade elements
-Masonry pavers over concrete base -Bike Racks
-Similarly durable materials that meet City standards -Tables
32
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
PEDESTRIAN LIGHTS
5.13. Streets and Other Public Spaces (cont.)
3. STREET LANDSCAPING AND FURNISHINGS (cont.)
c. Pedestrian Lights
1. New public and private development shall
provide pedestrian lights within the roadside's
street tree/furniture zone.
2. Pedestrian lights shall be located approximately
at the midpoint between two trees and spaced a ,
maximum of 60 feet apart.` (See note below.)
Where necessary, spacing exceptions may be i t
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.
d. Guidelines for other roadside elements
1. Bike racks, trash bins, and seating should be
incorporated into streetscape designs on "Main
Streets" and other streets with high levels of
pedestrian activity. Continuity of style
throughout a neighborhood is encouraged.
These elements should be durable, cost
effective, and easy to maintain.
2. Transit shelters should: Since its inception, Fort Worth South, Inc. has
worked with developers to install pedestrian lights as
• Be located in areas with a high level of part of new construction projects, including this de-
pedestrian activity, but shall not impede velopment along College Avenue. The roadside
pedestrian traffic or wheelchair circulation. standards in this section promote the installation of
• Provide comfortable seating and should lights throughout the Near Southside.
not use the standard, stand-alone
advertising benches seen at many bus BIKE RACKS
stops.
• Where feasible, incorporate other
streetscape elements, such as water
fountains, newspaper boxes, trash bins,
and/or signage.
• Reflect design excellence and should be
designed as more than simple utilitarian
fixtures. Creative and timeless designs that
complement other streetscape furnishings
are encouraged.
• Be constructed of durable, attractive, and
sustainable materials that are easy to
maintain.
If no pedestrian lights or street trees exist on the project's -
block face, measure from the end of the block to - -
determine spacing. (For trees: begin 40 feet from curb
intersection to accommodate public open space easement
requirement.) If trees or lights exist, measure from
existing trees or lights.
Bike racks that are easy to recognize, attractive, and
simple to use help make the Near Southside bike-
ftiendly,providing convenience and security.
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.6. Streets and Other Public Spaces (cont.)
4. PUBLIC PARKS AND PLAZAS
a. Park Dedication Policy—The City's park dedication PUBLIC SPACES
policy applies to new residential units.
b. Plazas—Plazas are urban public spaces that are more
formal than parks and have a higher degree of hard -
surfaces and pedestrian traffic. Guideline for impervious
surface area: Maximum 40 percent.
c. Parks— Parks are open spaces that have less hard
surface and pedestrian traffic than plazas. Parks typically
include both active and passive recreation areas.
Guideline for impervious surface area: Maximum 20
percent.
d. Hours— Publicly and privately maintained public spaces
shall be publicly accessible during daylight hours. Access
may be limited at other times.
e. Design guidelines—Publicly and privately developed -
public spaces should conform to the following guidelines, The standards and guidelines encourage a variety of
to the extent possible. public spaces on the Near Southside, ranging from
1. Design all public spaces other than large recreational the type of active urban plaza shown above to more
parks to be human-scale and visually interesting. passive and heavily landscaped neighborhood parks.
2. Locate and design public spaces so that they are
clearly visible and easily accessible.
3. Incorporate space-defining and active edges—such PUBLIC ART
as multi-story fagades with ground floor restaurants—
but avoid blank walls. Cafes and shops that attract United We Stand
pedestrians are ideal edge uses. at Fire Station .
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 Iwo&
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 IF
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.
Ills %3
5. PUBLIC ART GUIDELINES
a. Public art in private projects—Where feasible,
developers are encouraged to integrate art into the
design process for buildings and public spaces.
b. Public art in public projects—Public agencies are i
encouraged to integrate art in the design of all R_ ,
publicly visible infrastructure, including retaining walls
and public spaces. The firefighter boots sculpture at Fire Station#8 was
c. Fort Worth Art Commission assistance—The Fort funded through the City's public art program. In addi-
tion to art that is integrated into City projects,private-
ly sponsored public art can greatly enhance a devel-
appropriate artists and/or advise on selection pro- opment project's appeal and value.
cesses for projects.
34
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.C. Building Location and Orientation SETBACKS: PARTIAL BLOCKFACE CONDITIONS
1. BASE SETBACK STANDARDS - - - - - - �- - - - - - - - - - - -._T_.......
a
REAR rmin i SIDE or l
New buildings shall be located in relation to the bound-
aries of their lots according to the setback standards ! W
listed below and depicted to the right. v Q°``
Mid-Block w ' W Z
Front Setback 0 ft. min., 20 ft. max. except as Condition ! N Comer Wp
described in Section 5.C.2. below.
Condition LL •
Side Setback 0 ft. min., except as described in
Section 5.C.2.e. below.
FRONT FRONT
Rear Setback 3 ft. min. _._._._..............J._._._._._._._._._�._._.#._.y
Public Walkway
Corner Set- 5'x 5' dedication when required
back by Section 5.C.2.f. below.
General yard development standards: Development SETBACKS: FULL BLOCKFACE CONDITIONS
shall be exempt from Chapter 6, Article 1, Sections
6.101 B, 6.101 C, 6.101 E, and 6.101 G of the Zoning ! ---•-•---•-------•-----•-----•- -V--•----
Ordinance. T SIDE a lam.
1 :........................................... Y
2. CONTEXTUAL SETBACK STANDARDS 3
a. Buildings fronting designated "Main" streets— n
Front setback is 0 ft. min. and 10 ft. max. (Street a' ; o Condition Conditi p a ...
classification maps shown in Section 4.C.) A 13
LL
b. Buildings fronting public spaces — Buildings ►' (see below) i rpm be
that front pocket parks, plazas, or other public
20'rnm
spaces may exceed the maximum front setback. a
c. Oleander Walk T4-N zone—Front setback is 5 ft. ;, - ......................... y+� 1 w
min. and 10 ft. max. along Oleander Walk; 0 ft. _ _ _ _ _ _ _ _ _ _ FRONT a"�:; _ a
CIO min. and 10 ft. max. along other streets. CO) Fubiic walkway y
d. "On-street" parking or public walkways located
on private property—If angled, perpendicular, or Primary
parallel parking is located on private property but walking street
functions the same as on-street parking, the front Condition A:Full building Condition B:Partial
setback is measured from the edge of the public frontage with side,rear,or building frontage
walkway. Similarly, if a required public walkway off-site parking occupying primary comer,
(see Section 5.13.2) encroaches onto private (Preferable) with side parking
property, the setback is measured from the
walkway edge as shown in diagrams to right. SETBACKS: INTERIOR BUILDINGS
e. Side yards adjacent to existing buildings—
_._i._._._._._._.T._._._._._._._._._._.t_._
When an abutting property with an existing ; REAR 3- SIDE anlul.
building has windows facing to the side, any new y
building shall provide at least 10 feet of separation. ZZ 2
f. Corner buildings—For corner buildings at street JX fiS
and alley intersections that do not include all-way LL ; M
stop signs or traffic signals, a triangular dedication
measuring 5' by 5' is required by the subdivision 2°'"W`!
ordinance. The triangle shall be measured from ; B
the property line and clear of visibility obstructions. ;
g. Interior buildings—Interior buildings may be 5+"
constructed if the project also includes frontage i FRONT a "WL
buildings that are oriented to public streets. a-•-'-'-""'-"'_A""'
�._! •
Specifically, buildings may exceed the setback if at Puri Walkway om+
9' C
least 60 percent of the public street frontage on ® lv
each block face within the development contains ♦'•••"""•"•"•""'•••••"`"""'"""'" o
buildings within the maximum setback of 20 ft. The Buildings must occupy 60%(50%in"I")of the public frontage
frontage percentage is reduced to 50 percent for
institutional or industrial campuses in"I"zones. 35
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.C. Building Location and Orientation (cont.) PEDESTRIAN ENTRANCES
Medical office building
3. PEDESTRIAN ENTRANCES at Magnolia Green
a. Primary pedestrian building entrances shall be located
on the street frontage of the building. For buildings fronting _
other public spaces, the primary pedestrian entrance shall
be oriented to and accessible from the public space.
b. Individual retail entrances—Each retail use with exterior _
ground level exposure along a street or public space shall I
have an individual public entry from the street or public
space.
c. Corner building guideline—Entrances to corner buildings
with ground floor retail uses should be located at the corner.
4. FENCING Pedestrian-oriented projects orient primary entrances
a. Front yard perimeter fencing prohibited—Conventional to public sidewalks, and comer retail/service build-
gated complexes with perimeter security fencing along ings often include comer entrances.
public streets are prohibited. Specifically, exterior security
fences and gates that are located along public streets, along FENCING
private streets or walkways that are publicly accessible
through a public use easement, or along publicly accessible
open space shall not extend beyond building facades; i.e.,
these fences shall not be located in the area between
building facades and the property line.
b. Privacy fences—A front yard fence or railing not exceeding
4 feet in height may extend beyond building facades if the
fence encloses a private patio, yard, or sidewalk eating ar-
ea. The fence is not permitted to encroach on a required
pedestrian walkway (see Section 5.6.3.b.).
5. DRIVE-THROUGH DESIGN STANDARDS
a. Guideline—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 i
following standards shall apply to facilities approved by the Conventional gated complexes are not allowed, but
UDC. short privacy fences that clearly delineate private
b. Windows and stacking lanes— Drive-through windows yards and patios are compatible.
and stacking lanes shall not be located within the front yard
setback or along facades that face a street; where possible, URBAN DRIVE-THROUGHS
they shall be located to the rear of buildings. -
c. 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
4b South Main Street(see classification maps in Section 4.C.). 6
Shared driveways and/or driveways located off of non
-arterial streets should be used, where possible. - -
d. Screening—Architectural elements, landscaping, and/or
other screening elements shall be used to minimize the
visual impacts of the drive-through facility.
The well-screened Wells Fargo drive-through facility
is a good example of a compatible design that
fits into a walkable environment. 36
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.D. Building Height T4 BUILDING HEIGHTS
1. HEIGHT GUIDELINE–New single-story buildings are strongly discouraged.
Multi-story buildings are consistent with the urban character of the district and T44:maximum
are essential in achieving economic and urban design goals for the district. T4:bonutorme�na 2,of3bonus s
2. BUILDING HEIGHTS shall conform to the standards listed below and shown 5
in the diagrams to the right. Zones are shown on maps in Section 4.B. Height T4:bonus for mocea-usegpubecspawIx
is measured in stories, not including a raised basement or inhabited attic; i.e., ..............-.............- "-°`' .........................
the number of complete stories between the average grade of the frontage 4
line to the eave of a pitched roof or to the surface of a flat roof. T":bonus for mbcedize gr public spaoa gr
padd3 1=0
Minimum heights New fagades along public streets and pub- 3
(Also see 5.D.1. lic spaces: T4 and T4-k mapmum
guideline above) -Buildings <4,000 sq. ft.: 15 ft.
•Buildings>_4,000 sq.ft.: 18 ft. for at least z
50% of the fagade, unless located ;L-------
along a primary street–see 5.D.3 be- ----- M zones:See table for minimian fapds
low. ;i nuts for single-dwy bWWkW
Ground floors of multistory non-residential ; (Also see roof provisionsin sectionS.F.I.)
buildings: min. 10 ft., floor to ceiling. —
Maximum heights T4 and T4-N 3 stories
T4-1 6 stories
T5 or T5N 5 stories T5 BUILDING HEIGHTS
T5-1 10 stories fU
T5-I:ma)dmum
Maximum heights T4-N: a, b, orc 4 stories TS:b or,usrormeea"82asb°rx,sprovls'°"s
with a) mix of use,
b) public space, T4: a, b, or 5 stories e
ti.......................................e.,........_._._.......................
and/or c)strut- T4: aft, a&c, or b&c 6 stories
tured parking bo- T&bonus for mixed-um arpubksp"or
nuses T5 or T5N: a, b, or c 8 stories
.. ..................
(See Section 5.D.3.)
T5 or T5N: a&b, a&c, or b&c 10 stories
3. BUILDING HEIGHT ALONG PRIMARY STREET
Two (2)stories consisting of a minimum of 18 feet along the following streets: 6
• W.Vickery Boulevard from Adams Street to S. Main Street 5
• Pennsylvania Avenue from 8th Avenue to S. Main Street T5:maximum
• W. Rosedale Street from Jerome Street to Evans Avenue
• W. Magnolia Avenue from 8th Avenue to S. Main Street 4
• 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 3
• S. Hemphill Street from W. Vickery Boulevard to W. Allen Avenue
• S. Jennings Avenue from W. Vickery Boulevard to W. Magnolia Avenue 2
• S. Main Street from W. Vickery Boulevard to W. Magnolia Avenue
Refer to ma in Section 3.F. l Ali zones.See tale for mnimum fagwe
p l l heights for singb4tory buidngs
(Also see roof Provisions In Section 5.FA.)
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.D. Building Height
3. HEIGHT BONUS REQUIREMENTS
a. Mix of residential and non-residential uses—The project
must include at least 20% residential and 10% office,
restaurant, and/or retail uses, as measured by gross floor
area. The UDC is authorized to reduce the required
percentages by up to 50% for exceptional projects.
b. Public space—The project must include a publicly accessible, FAIRMOUNT TRANSITIONAL
privately maintained park, plaza, or other usable outdoor public HEIGHT PLANE
space. Public access must be maintained through a public
(Shared property line)
access easement. The ratio of the project's gross floor area AS°
(including height bonus area) to the public space's surface ar- p4ane applies to any
Fairmount portion of building further
ea shall not exceed 10:1, and no public space shall be less one-ortwo-famiiy s
than 2,500 sq. ft. (See Sec. 5.13.4.) residential than 20 fleet from shared
c. Structured parking — Project must provide at least 75%of off Property line
-street spaces within a multilevel garage. The number of gar- ,rte.
age levels are not limited except that the garage height shall 2 s,:;-F5 Tax
not exceed the tallest non-garage building. Also see 5.E.7.
4. FAIRMOUNT TRANSITIONAL HEIGHT PLANE — Properties that
share a property line with a one-or two-family house in the
Fairmount Historic District: Any portion of a building within 20 ft. of
the property line shall not exceed 2 stories. A 450 transitional
height plane shall apply to any portion of a building further than 20
ft. from the property line, as depicted to the right.
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.E. Parking and Driveways SURFACE PARKING:
1. OFF-STREET PARKING REQUIREMENT—None, PARTIAL BLOCKFACE CONDITIONS
except for properties located within 250 feet of a one-or - -
two-family zoning district. For those properties, the 3
requirements in Section 6.201 of the Zoning Ordinance,
reduced by 25%, shall apply. Uses within historically
significant buildings are exempt. F—
GUIDELINE—Shared parking garages are encouraged. Mid-Block Corner ZO
2. SURFACE PARKING CAP—The number of off-street Condition Condition LL '
u_
spaces shall not exceed 100% of the total prescribed by
Section 6.201 of the Zoning Ordinance, unless a parking
study demonstrates need for additional spaces.
3. SURFACE PARKING LOTS—Lots shall be located
behind or to the side of buildings as depicted in the FRONT...........................................................
FRONT
diagrams to the right. (Parking lot design standards are Punic V"Jalkway
contained in Section 6.201 of the Zoning Ordinance.) s
GUIDELINE—Surface parking lots that front streets are
discouraged; all site plan options that minimize surfaced Surface parking areas
lots along public streets should be explored.
4. SURFACE PARKING SCREENING— Parking lots that
front a street shall be separated from the sidewalk by a SURFACE PARKING:
decorative and durable screen at least 4 ft. in height. FULL BLOCKFACE CONDITIONS
GUIDELINE—Screening walls attached to buildings
should be designed as architectural extensions of the •
building, constructed of the same materials and style.
5. SECURITY FOR PARKING LOTS—A fence not
exceeding 6 ft. in height may be used to secure drive- {
ways and parking lot entrances if it is not located in the z
front yard. Chain link and barbed wire fences are not Condition p
allowed �� B
6. RESIDENTIAL GARAGES—Garages should not front (see bekyw)
public pedestrian space. Garages shall be accessed m
from alleys or rear driveways or shall be detached and
located at the rear of the site.
CD
7. COMMERCIAL OR PUBLIC PARKING GARAGES shall ._._.-.-.-._.-.-._ - FRONT------------------------ - a
be located at the interior of a block or underground and E'zysii 3
shall not be visible from public rights-of-way, unless the •
UDC approves an exception. Exception requirement: - Primary
Ground floor commercial uses, or space adaptable for j surface parking areas Walking Street
future commercial use, shall be integrated into parking
garages located along public streets. condition A:Full building condition B:Partial
s frontage site side,rear,or building frontage
8. DRIVEWAY LOCATION— Private vehicular driveways off-site parking occupying primary comer,
shall not be located along "Main" streets. This provision (Preferable) with side parking
applies as a guideline in "I"zones.
9. DROP-OFF AND LOADING AREAS—On-street drop-off COMPATIBLE PARKING FACILITIES
and loading areas support a pedestrian-oriented district
and may be approved by the City's Traffic Engineer. tai, scape screenirf interior parking gar
Off-street loading and drop-off areas that are located surface parking
between the building and the sidewalk are allowed in T4
-1 and T54 zones if a continuous sidewalk is provided
adjacent to the street. -
GUIDELINE—Drop-off and loading areas proposed in
zones other than T4-1 and T54 should be located under
the overhang of a building that maintains the urban
street edge within the maximum front setback. _
The parking standards are intended to minimize the impact of
parking facilities.
38
NEAR SOUTHSIDE DISTRICT SECTION S. DEVELOPMENT STANDARDS AND GUIDELINES
S.F. Architectural Standards
1. ROOFS ROOFS ON SINGLE-STORY BUILDINGS
a. Single-story buildings-New single-story
non-residential buildings shall not have large
expanses of sloped roofs. Roof slope shall not be
greater than 1:12. Sloped roof elements that are _
not part of the actual roof, similar to elements 1
found on certain historic commercial buildings, are
permitted.
b. Roof design guidelines-
• Parapet roofs or low-sloped roofs are %-d
encouraged.
• Visually dominant pitched roofs on multi-story
buildings are strongly discouraged, but partial
pitched roofs or pitched roof elements are
generally compatible. PEDESTRIAN PROTECTION
• "Green" roofs that utilize plants to absorb r co le `iCompatible
rainwater and reduce ambient air
temperatures are strongly encouraged.
c. Screening of rooftop equipment-Parapets or
other screening elements of sufficient height shall
conceal mechanical equipment from street-level -
views. �-
2. PARALLEL FRONTAGES (Guideline)- Building -
facades should be built parallel to the street frontage,
except for chamfered corners.
3. ENTRANCES facing a pedestrian way shall incorporate
elements that protect pedestrians from the sun and rain.
4. AWNINGS, GALLERIES, ARCADES, AND ENTRANCES FROM PEDESTRIAN WAYS
BALCONIES (Guidelines)-Awnings, galleries, and
arcades are encouraged for all ground floor retail uses
Incompatibde Compatible I
so as to provide pedestrian protection and visual
interest. Where feasible, balconies are encouraged and
should be designed as an integral part of the building.
5. FACADES-The following standards apply to building r !'
facades facing a publicly accessible street or other
public space (except alleys).
a. Facade variation-Buildings shall, at a minimum,
incorporate:
1) Expression of structural elements, such as:
o Floors
o Vertical support
o Foundation
2) Fagade articulation through the use of FACADE VARIATION
projecting and recessed elements.
3) Variety in materials, material pattern, or color. Incompatible compai1b=4
(Fagade section continued on next page.)
Li
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
5.F. Architectural Standards (cont.) MATERIALS ALONG PUBLIC STREETS
b. Building materials
1) New building facades facing public areas (except
alleys) shall conform to the material standards ,
listed to the right. The list could evolve as
technology changes. Creative design is Ir
encouraged, and projects that incorporate unlist-
ed materials may be submitted for staff and UDC
review.
2) Leadership in Energy and Environmental Design ' ' "
(LEED) Buildings—Buildings following the U.S.
Green Building Council's LEED certification BUILDING MATERIALS
requirements shall be exempt from building Primary Materials
material standards. -Brick
c. Fenestration (all buildings)—New building facades .Stone, or stone veneer with cavity wall construction
fronting on publicly accessible streets or other public -Stucco
spaces (except alleys) shall have openings and -Glass curtain wall system
transparent(not mirrored)glazing that together .Metal Panels—individual or curtain wall systems
constitute not less than 25 percent of the facade. This .Concrete—finish should be to an architectural level
provision applies as a guideline in "I"zones.
d. Ground floor transparency for non-residential uses *Wood
1) For all ground floor nonresidential uses located -Cement composite board (not simulating wood)
along publicly accessible streets and other public -Tile—terra cotta, porcelain, or ceramic
spaces, at least 40 percent of the wall area Limited Accent and Trim Materials
between 2 and 12 feet shall consist of doors and -All primary materials listed above
windows and transparent(not mirrored) glazing. -Metal—galvanized, painted, or ornamental
This provision applies as a guideline in "I"zones. -Pre-cast masonry (trim and comice only)
2) Guideline—Ground floor restaurants, caf6s, and •EIFS (Exterior insulation and finish system)
bars are encouraged along "Main" streets and -Concrete fiber simulated wood siding
should have windows and doors that can be Inappropriate Materials
opened to provide direct access to the sidewalk -Applied stone without cavity wall construction li
when weather permits (i.e., when interior heating -Vinyl or aluminum siding
or cooling systems are not necessary.) *Mirrored glass
e. Lower level delineation for nonresidential or mixed
-use buildings— Facades oriented to a publicly ac-
cessible street or other public space shall include clear
delineation between the first or second level and the GARAGE FACADES ON "MAIM' STREETS
upper levels with a cornice, canopy, balcony, arcade, �`
or other architectural feature. % l�
f. Parking garage facades on "Main" Streets—
Parking garages shall not have exposed structured
parking at the ground floor level along a"Main" street. Y "" `
if
6. ARCHITECTURAL VARIETY IN LARGE PROJECTS—Each sequential block of new construction shall contain
unique building facades so as to encourage architectural variety within large projects. While the use of similar
architectural elements on multiple buildings is acceptable; large, visually monotonous projects that repeat the same
exterior buildings design(s) and do not contribute to visual diversity and human-scale character are inappropriate.
7. OUTDOOR STORAGE OR DISPLAY
a. T4, T4-N, and T5 zones— Development in these zones shall comply with the standards for outdoor storage and
display set forth in Section 5.306 of the Zoning Ordinance. The UDC may consider exceptions if outdoor
materials are sufficiently screened by decorative fencing or other screening elements.
b. "I"zones—Decorative fencing or other screening elements shall be used to minimize the visual impact of
outdoor storage adjacent to public streets or other public spaces. 40
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
51. Architectural Standards (cont.)
8. MOBILE FOOD COURT REVIEW—The requirements of the mobile vending food court ordinance apply.
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.
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
8. SIGNS—
a. Types SIGNS
1) On premise attached and monument style signs are permitted.
2) Pole signs are not permitted.
3) Off premise signs are not permitted. /
b. Basic Sign Standards—Signs shall conform to the basic +
dimensional regulations set forth in Chapter 6, Article 4 of the V
Zoning
ng Ordinance with the following exceptions for projecting signs:
Maximum projection: Four(4)feet fu
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.
c. Design Guidelines—Signs should conform to the design guidelines
contained in Appendix A, excerpted from the Downtown Sign
Standards. The following are general guidelines for sign design: — - —
1) Location: Signs should be positioned to emphasize or accent „u
building elements such as storefront openings or entrances. ' {
2) Alignment: Signs should be aligned with those on neighboring ears ='
buildings to promote visual order on the block, to avoid visual
clutter, and to enhance legibility.
3) Dimensions and Scale: Signs should be consistent with the
human scale of Near Southside buildings and blocks.
4) Number of Signs: The number of signs per building facade
should be limited to the fewest necessary to clearly identify —---
businesses located within the building. "'
5) Colors and Materials: Signs should relate in color and material —
with the building facade and streetscape. Colors should
contribute to legibility and visual appeal.
6) Graphics: Sign graphics should be simple. Symbols and logos
on signs are quickly read and easily remembered. Lettering
should be in proportion to the size of the sign.
7) Lighting: Indirect illumination is recommended. Lighting sources
should be external, shielded, and directed only at the sign. The signs above are all consistent with the
Internal illumination is acceptable when the letters themselves— design guidelines contained in Appendix A.
not the background—are lit.
S.G. On-Site Landscaping (Also see Section 5.6.3.)
1. TREE PRESERVATION AND CANOPY REQUIREMENTS—The following provisions of the Tree Ordinance apply:
a. Preservation Of Significant Trees—Significant trees at least 30 inches in diameter(94.25 inches in
circumference)can only be removed by permit of the City Forester. Criteria for the permit will be one of the
following conditions:
1) Retention of other existing trees on the same site with a canopy area 1 '/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 Parking Lots—All new construction projects shall provide at least 40% tree canopy
coverage of surface parking lots (refer to the categorized list of canopy trees on the following page).
c. Tree Protections and Warranty/Replacement—The provisions of Zoning Ordinance Chapter 6, Article 3,
Section 6.301.x.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. 41
NEAR SOUTHSIDE DISTRICT SECTION 5. DEVELOPMENT STANDARDS AND GUIDELINES
2. FRONT YARD LANDSCAPING GUIDELINE—Although no front yard setback is required, where there is a setback,
front yard landscaping in addition to required trees should be provided and maintained in areas outside of ground
level elements such as patios or porches. Native and drought tolerant species should be used, and irrigation
systems should designed to minimize water demand.
CANOPY TREES APPROVED BY THE CITY FORESTER (Other species considered on case-by-case basis.)
Large Canopy Trees (2,000 square feet)
Pecan# Carya illincensis
Deodar Cedar Cedrus deodara
Green Ash Fraximus pennsylvanica
Southern Magnolia# Magnolia grandiflora
Bur Oak* Quercus macrocarpa
Chinquapin OakQuercus muhlenbergii
4 '
Shumard Oak#Quercus shumardii
Texas Red Oak Quercus buckleyi
Live Oak* Quercus virginiana
American Elm Ulmus Americana
Cedar Elm * Ulmus crassifolia
Lacebark Elm Ulmus parvifolia I
Medium Canopy Trees (700 square feet) s
Caddo Maple* Acer barbatum var. Caddo
Bigtooth Maple* Acer grandidentatum
Common Persimmon Diospyros virginiana
Texas Ash Fraxinus texensis
Ginkgo Ginkgo biloba - _
Kentucky Coffeetree Gymnocladus dioicus
Eastern Red-Cedar* Juniperus virginiana
Eldarica (Afghan) Pine*Pinus eldarica
Italian Stone Pine Pinus pinea =may
Honey Mesquite* Prosopis glandulosa Tree preservation standards promote the retention of
Blackjack Oak*Quercus mariland'Ica significant trees like these along 8th Avenue.
Monterrey (Mex white) Oak* Quercus polymorpha
Pond Cypress Taxodium ascenders
Bald Cypress* Taxodium distichum
Small Canopy Trees (100 square feet)
Japanese Maple# Acer palmatum
Common button-bush Cephalanthus occidentalis
Redbud * Cercis Canadensis y"
Desert Willow* Chilopsis linearis _
Rough-leaf Dogwood# Cornus drummondii -
�.T
Texas Persimmon * Diospyros texana
Carolina buckthorn# Frangula caroliniana ar
Yaupon Holly* Ilex vomitoria —
Deciduous Holly Ilex deciduas _
Crepe Myrtle* Lagerstroemia incica
Mexican Plum *Prunus mexicana
White Sin Oak*Quercus sinuate var. breviloba
Flameleaf Sumac* Rhus lanceolata y A
Eve's Necklace* Sophora affinis Trees planted in parking lots, together with pervious
Mexican buckeye * Ugnadia speciosa surfaces such as permeable concrete, improve envi-
Rusty BlackhawViburnum rufidulum ronmental quality and help reduce stormwater runoff.
*Drought tolerant species
#Not recommended for parking lots or high heat areas
42
NEAR SOUTHSIDE DISTRICT SECTION 6. PERMITTED LAND USES
6.A. Mix of Use Requirement for Large Developments
The following standards are intended to ensure that large projects in mixed-use zoning districts include a mix of uses,
or contribute to the creation of a larger mixed-use area. These standards do not apply in "I" zones.
1. CONCEPTUAL LAND USE PLAN– Developers of projects
equal to or larger than 3 acres in size shall submit a
conceptual land use plan for approval by the Planning MIX OF USE TESTS
Director. The conceptual land use plan must be approved Lend uses within
before a building permit application is accepted. The Planning 1,000 Foot Buffer of Maunolia Green Site
Director may require a conceptual land use plan for a project
smaller than 3 acres if it is part of a project larger than 3 acres.
The conceptual land use plan shall illustrate the location and rip
calculated land area of land uses on the site, using the
following land use categories (see Section 6.C. for detailed list ?a�
of land uses within these categories; exceptions noted below): o® -
• One-or two-family residential •., ■ __
• Multifamily residential
• Industrial and commercial (including medical offices)
• Public and civic uses (excluding parks and medical moo'
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 op
the same as the primary land use they serve. a
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 C3,,,,,,p,—
occupies greater than 2/3 of the total land area. emu"
If a project does not comply with the project test, then the oa-� ,��
vicinity test in Section 3. shall apply. ® .•sue. C 250 ,00 ,aoFw. -
3. VICINITY TEST– Developments not complying with the
project test are permitted if: Projects of at least 3 acres must provide a mix of uses
a. The Planning and Development Director determines that that conforms to the `project test"requirements of Sec-
the following conditions are satisfied: tion 2. or must contribute to the creation of a larger
1)The proposed land use at any location within the mixed-use area. City staff conducts a "vicinity test"to
proposed development site must be within a walking make this determination for large single-use projects.
distance of 1,000 feet of a different land use, as
measured by the shortest pedestrian route, and
2)The percentage of any single land use category oth-
er than mixed-use buildings within a 1,000-foot radi-
us of any location within the proposed devel-
opment site shall not be greater than 213 of the total
land area within the radius. The proposed devel-
opment shall be included in the calculation of this
percentage. Undeveloped or agricultural property
located within the radius shall not be included in
the calculation; or
b. The Director determines that the developer has
demonstrated that unique site conditions (e.g. adjacency
to natural features, highways, freight yards, etc.) make
compliance with the conditions of section a. above
impractical in certain areas of the development site.
43
NEAR SOUTHSIDE DISTRICT SECTION 6. PERMITTED LAND USES
6.13. Special Requirements in "N" Neighborhood and "R" Restricted Zones
The following standards are intended to enhance the residential character of existing neighborhoods and to promote
the development of additional housing in those areas.
1. RESIDENTIAL REQUIREMENT IN "N"ZONES—Single-use buildings of r ixese proles s _ a coraorrpo ousing on
commercial, retail, or other non-residential character are prohibited in "N" pper floors are appropriate in N'zones.
neighborhood zones. (See development zone maps in Section 4.B.). ■ f
Buildings within these zones must include residential uses that constitute 'M '` ■■
at least 40% of gross floor area within each two-story building, and at
least 60% within each building with more than two stories. Outdoor spac-
es for residential use may be included in the percentage. For this section
only, bed and breakfast uses are considered residential. Buildings that
incorporate a mix of residential and non-residential uses are allowed and
encouraged (see height bonus for mix of uses in Section 5.C.) d Oleander Plaza
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.
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 stand-
ards. Please refer to the the Zoning Ordinance for all use definitions and any referenced supplemental standards.
NS- NS- NS- I Supplemental
T4R T4 T5 Standards
RESIDENTIAL USES
Household Living One-family detached dwelling P P P
One-family-attached (townhouse, rowhouse) P P P
Multifamily dwelling (apartment) P P P 4.305B, 6.506
HUD-code manufactured housing
Industrialized housing P* P* P* 5.116B
One dwelling unit when part of a business P P P
Group Living Boarding or lodging house
Community home P* P* P* 5.11
Fraternity or sorority house P P P
Group home I P* P* P* 5.115
Group home II P* P* P* 5.115
Halfway house 4.305B
Shelter
PUBLIC AND CIVIC USES
Education College or university P P P
Day care center(child or adult) P P P
Kindergarten P P P
LSchool, elementary or secondary (public or private) P P P 44
NEAR SOUTHSIDE DISTRICT SECTION 6. PERMITTED LAND USES
6.C. Permitted Land Uses (cont.) NS- NS- I NS- Supplemental
T4R T4 T5 Standards
PUBLIC AND CIVIC USES (cont.)
Government(cont.) Animal shelter
Correctional facility
Government maintenance facility
Government office facility P P P
Museum, library or fine art center P P P
Probation or parole office P` 5.127
Health Care Facili- Ambulance dispatch station P P P
ties
Assisted living facility P P P
Blood bank P P P
Care facility P P P
Health services facility; including doctor's office P P P
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
Recreation Center, community recreation or welfare P P P
Center, community recreation or welfare, private P P P
or non-profit
Country club (private) P P P
Country club (public)
Golf course P P P
Golf driving range P
Neighborhood recreation center P P P
Park or playground (public or private) P P P
Religious Place of worship P P P
Place of worship auxiliary use P P P
Utilities Electric power substation SE SE P
Power plant or central station light
Stealth telecommunications towers P` P` P` 5.137
Telecommunications antenna (on structure) P` P` P` 5.136
Telecommunications tower SE` SE` SE` 5.137
45
NEAR SOUTHSIDE DISTRICT SECTION 6. PERMITTED LAND USES
6.C. Permitted Land Uses (cont.) NS- NS- NS- Supplemental
T4R T4 T5 Standards
COMMERCIAL
Utilities(cont.) Utility transmission or distribution line, Natural gas P` P` P* 5.14
compressor stations
Wastewater(sewage)treatment facility
Water supply, treatment or storage facility SE SE SE
Entertainment and Amusement, outdoor
Eating
Baseball/softball facility (commercial) P P P
Bowling alley P P P
Bar, tavern, cocktail lounge; club, private or teen P P
Circus
Club, commercial or business P P P
Drive-in restaurant or business P* P` P` 5.112
Gambling facility (including bingo)
Health or recreation club P P P
Indoor recreation P P P
Lodge or civic club P P P
Massage parlor
Museum/cultural facility P P P
Racing; horse, dog or automotive 4.305C
Restaurant, cafe or cafeteria P P P Chap 9, Rest.
Sexually oriented business 5.2
Shooting or weapons firing range 4.305C
Stable, commercial, riding, boarding or rodeo 5.132
arena
Swimming pool, commercial P# P* P* 5.135
Theater, drive-in
Theater, movie theater or auditorium P* P` P` 5.138
Lodging Bed and breakfast inn P P P 5.107
Bed and breakfast home P P P
Hotel, motel or inn P 5.116
Recreational vehicle (RV) park 5.129
Office Bank, financial institution P P P
Offices P P P
NEAR SOUTHSIDE DISTRICT SECTION 6. PERMITTED LAND USES
6.C. Permitted Land Uses (cont.) NS- I NS- I NS- Supplemental
T4R T4 T5 Standards
COMMERCIAL
Retail Sales and Antique shop P P P
Service
Appliance, sales, supply or repair P` P` P` 5.134
Bakery p p p
Barber or beauty shop P P P
Boat rental or sales P
Book, stationery stores or newsstand P P P
Burglar alarms sales or service P P P
Business college or commercial school P P P
Caterer or wedding service P P P
Clothing/wearing apparel sales, new P` P` P` 5.134
Clothing/wearing apparel sales, used P" P` P` 5.134
Convenience store P P P
Copy store or commercial print center without off- P P P
set printing
Dance studio P P P
Dressmaking, custom; millinery shop P P P
Duplicating services P P P 5.126
Farmer's Market P P P
Feed store, no process/milling P P P
Firewood sales P` P P` 5.113
Furniture sales, new and used (office & residential) P` P` P` 5.134
in a building
Furniture upholstery, refinishing or resale P P P
General merchandise store P` P` P` 5.134
Greenhouse or plant nursery P P P 5.114, 5.134
Grocery store, meat market P` P` P` 5.134
Gunsmithing, repairs or sales P
Home improvement store P'" P` P` 5.134
Interior decorating P P P
Kennel 5.117
Large retail store P` P` P` 5.134
Laundry or dry cleaning collection office P P P
Laundry, dry cleaning or washeteria P P P
Leather goods shop P P P 47
NEAR SOUTHSIDE DISTRICT SECTION 6. PERMITTED LAND USES
6.C. Permitted Land Uses (cont.) NS- NS- NS- Supplemental
T4R T4 T5 Standards
COMMERCIAL
Retail Sales and Liquor or package store P P P
Service (cont.)
Locksmith P P P
Medical supplies/equipment sales or rental P P P
Mini-warehouses 5.143
Mobile food court P* P" P" 5.406
Mortuary or funeral home P P P
Newspaper distribution center P 5.124
Optician P P P
Pawn shop P` 5.125, 5.134
Pharmacy (drug store) P P P
Photograph, portrait/camera shop or photo finishing P P P
Recording studio P` P` P` 5.128
Retail sales, general P` P` P` 5.134
Saddle or harness, repair or sales P P P
Shoe shine shop P P P
Studio, art or photography P P P
Tailor, clothing or apparel shop P P P
Tattoo parlor P
Taxidermist shop P P P
Veterinary clinic with indoor kennels P* P* P* 5.142
Veterinary clinic with outdoor kennels 5.142
Vehicle Sales and Auto parts supply, retail P P P
Service
Automotive repair; paint and body shop P P P 5.104
Car wash, full or self service P* 5.108
Gasoline sales P P P
Mobile home or manufactured housing sales
Parking area or garage, commercial or auxiliary P` P* P` 6.202F
Recreational vehicle (RV) sales/service P
Service station P 5.104
Truck stop w/fuel and accessory services
Vehicle junkyard 5.141
Vehicle sales or rental; including automobiles, mo- P P P
torcycies, boats or trailers
48
Vehicle steam cleaning P
NEAR SOUTHSIDE DISTRICT SECTION 6. PERMITTED LAND USES
6.C. Permitted Land Uses (cont.) NS- NS- NS- Supplemental
T4R T4 T5 Standards
INDUSTRIAL USES
Light Industrial Ser- Assaying P 5.103
vices
Assembly of pre-manufactured parts, except for P P
vehicles, trailers, airplanes or mobile homes
Blacksmithing or wagon shop
Bottling works, milk or soft drinks P
Carpet and rug cleaning P
Chicken battery or brooder
Coal, coke or wood yard
Crematorium P
Electroplating P
Fabricating or manufactured housing; temporary or
office building
Food processing (no slaughtering) P
Furniture or cabinet repair or construction P P
Furniture sales w/outside storage/display (new/
used)
Galvanizing, small utensils
Machine shops P* 5.12
Manufacture of artificial flowers, ornaments, awn- P P 5.12
ings, tents, bags, cleaning/polishing preparations,
boats under 28 ft in length, brooms or brushes,
buttons & novelties, canvas products, clothing,
suits, coats, or dresses for wholesale trade, plas-
tics
Manufacture of aluminum, brass or other metals or P P 5.12
from bone, paper, rubber, leather
Manufactured home/RV repair
Monument/marble works, finishing and carving P
only
Monument works, stone P
Outdoor sales and storage P P 5.133
Paint mixing or spraying P
Paper box manufacture P
Pattern shop P
Printing, lithographing, book-binding, newspapers P
or publishing
49
NEAR SOUTHSIDE DISTRICT SECTION 6. PERMITTED LAND USES
6.C. Permitted Land Uses (cont.)
NS- N NS- Supplemental
T4R T5 Standards
—INDUSTRIAL USES (cont.)
Light Industrial Ser- Rubber stamping, shearing/punching P
vices (cont.)
Rubber stamp manufacture P
Sheet metal shop P* 5.131
Warehouse or bulk storage P* 5.143
Welding shop, custom work (not structural) P P
Yards, contractor's, lumber or storage, automo- P 5.133
bites, storage yards, building material
Heavy Industrial Animal by-products processing
and Manufacturing
Batch plant, concrete or asphalt(permanent)
Brewery, distillery or winery P
Brick, clay, glass, shale, tile or terra cotta products
manufacture
Cement products plant
Cement, lime, gypsum or plaster of Paris manufac-
ture
Cotton gin, cotton oil mill, bailing or compress
Creosote, treatment/manufacture
Egg cracking or processing
Furnace, blast; forge plant, boiler works manufac-
ture
Galvanizing, sheet or structural shapes
Gas (natural or artificial) manufacture processing/
storage
Glue manufacture
Grain elevator
Magnesium casting, machining or fabricating
Manufacture of acetylene or oxygen gas, alcohol,
computers and related electronic products, air-
planes, automobiles, trucks & tractors (including
assembly plants), ball or roller bearings, steel
tanks, candles & celluloid, cash registers, cutlery,
disinfectants, dextrin, dyestuff, electrical machin-
ery, farm tools, typewriters and vinegar
Manufacture of basket material, bicycles, boots,
boxes, other than paper, caskets, shoes
50
NEAR SOUTHSIDE DISTRICT SECTION 6. PERMITTED LAND USES
6.C. Permitted Land Uses (cont.) NS- NS- NS- Supplemental
T4R T4 T5 Standards
INDUSTRIAL USES (cont.)
Heavy Industrial Manufacture of dies, cores, die-casting molds
and Manufacturing
(cont.) Manufacture, processing/production of hazardous
chemicals
Metal casting 5.121
Metal foundry plant or fabrication plant 5.122
Metal smelting, reclamation or ore reduction
Metal stamping, dyeing, shearing or punching 5.123
Mill, feed or flour
Mining quarry, dredging or excavation of rock, dirt, 4.305D
gravel, sand, stone
Packing plant
Paper or pulp manufacture
Petroleum refining or wholesale storage
Planing mill or woodworking shop
Poultry killing or dressing
Rock, cement crushers & stone quarry
Rolling mill
Soap manufacture
Soda or compound manufacture
Stoneyard, building stone, cutting, sawing or stor-
age
Tar d istril latio n/man ufactu ring
Tobacco (chewing) manufacture or treatment
Welding shop
Transportation Airport, aviation field, helistop or landing area SE SE SE
Passenger station P P P
Railroad freight or classification yard
Railroad roundhouse or RR car repair shop
Railroad tracks: team, spur, loading or storage
Terminal; truck, freight, rail or water 5.139
Waste Related Landfill, recycling center, household hazardous 4.305D
waste or waste tire facility
Pet cemetery
51
NEAR SOUTHSIDE DISTRICT SECTION 6. PERMITTED LAND USES
6.C. Permitted Land Uses (cont.) NS- NS- NS- Supplemental
T4R T4 T5 Standards
INDUSTRI[AL USES (cont.)
Waste Related Recycling collection facility SE* SE* P* 5.13
(cont.)
Salvage yard (other than automotive)
Wholesale Trade Wholesale: bakery, produce market or wholesale P
house
Wholesale office or sample room P P
OTHER
Agriculture Agricultural 5.307
Stockyards or feeding pens (commercial) 5.307
ACCESSORY
Accessory Uses Accessory use or building P P P
Home occupation P P P
Recreation area (private), indoor or outdoor P P P
Satellite antenna (dish) P* P P* 5.304
Stable, stockyards or feeding pens 5.307
(noncommercial)
Storage or display, outside P* P* P* 5.306
TEMPORARY USES
Temporary Uses Amusement, outdoor(temporary) SE* SE* SE* 5.4
Batch plant, concrete or asphalt(temporary) 5.401
Garage or other occasional sale P* P* P* 5.402
Model home P* P* P* 5.403
Residence for security purposes, temporary SE* SE* SE* 5.404
Trailer, portable; sales, construction or storage P P P
Vendor, door-to-door P* P* P* 9.101
Vendor, Food, Non-Potentially Hazardous Food P* P* P* 5.406
Vendor, Food, Potentially Hazardous Food P* P* P* 5.406
Vendor, Merchandise P* P* P* 5.406
Vendor, Transient P* P* P* 9.101
Vendor, Transient, Non-Potentially Hazardous P* P* P* 5.406
Food
Vendor, Transient, Potentially Hazardous Food rf;* P* P* 5.406
52