HomeMy WebLinkAboutOrdinance 3056ORDINANCE NO. 3056
TR 2009-02
AN ORDINANCE AMENDING THE NORTH RICHLAND HILLS
COMPREHENSIVE PLAN AND COMPREHENSIVE ZONING
ORDINANCE; AMENDING ARTICLE IV, SECTION 118 TO THE NORTH
RICHLAND HILLS CODE OF ORDINANCES BY ADDING A NEW
DIVISION 15 CONCERNING TRANSIT ORIENTED ZONING;
PROVIDING A PENALTY, FOR SEVERABILITY; FOR PUBLICATION
AND ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, the Planning & Zoning Commission has after conducting a public hearing
has made its recommendation for the following amendment to the zoning
ordinance; and,
WHEREAS, after appropriate notice and public hearing, the Planning & Zoning
Commission of the City of North Richland Hills, Texas has forwarded a
recommendation to the City Council for amendment of the City's zoning
ordinance as set forth herein; and,
WHEREAS, notice has been given and public hearings held as required for
amendments to the zoning ordinance; now therefore,
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF NORTH RICHLAND
HILLS, TEXAS;
Section 1. That the Comprehensive Plan, Comprehensive Zoning Ordinance and
Code of Ordinances of the City of North Richland Hills be amended by
adding a new Division 15 to Article IV of Chapter 118 of the North Richland
Hills Code of Ordinances which shall read as shown on the attached
Exhibit A hereto which is made a part hereof by reference.
Section 2: That the North Richland Hills Comprehensive Plan be amended by
adopting Exhibit B hereto as the land use map for such comprehensive
plan.
Section 3. Violations of Chapter 118 of the Code of Ordinances as amended by this
ordinance shall be punishable by a fine not exceeding $2,000.00. Each
day a violation continues shall be a separate offense punishable
hereunder.
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 or otherwise invalid by the
final judgment or decree of any court of competent jurisdiction, such
Ordinance No. 3056
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invalidity shall not affect any of the remaining phrases, clauses, sentences,
paragraphs and sections of this ordinance, since the same would have
been enacted by the city council without the incorporation in this ordinance
of any such invalid phrase, clause, sentence, paragraph or section.
PASSED AND APPROVED on this 8th day of June, 2009.
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CITY O ORTH I BLAND HILLS
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Oscar Trevino, Mayor
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APP AS TO FORM AND LEGALITY:
George A. Staple ,City Attorney
APPROVED AS TO CONTENT:
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John Pitstick, Planning & Development Director
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Ordinance No. 3056
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EXHIBIT A - TOD CODE
City of North Richland Hills Zoning Code
Article IV Districts
Division 15: Transit Oriented Development District Code
Section 118-561. Purpose and Intent:
The purpose of the Transit Oriented Development (TOD) Code is to support the development of
the community's Station Areas into pedestrian-oriented, mixed-use urban development
environments, with convenient access to rail transit, shopping, employment, housing, and
neighborhood retail services. The goal of each Station Area is to encourage an efficient, compact
land use pattern; encouraging pedestrian activity; reducing the reliance on private automobiles;
promoting a more functional and attractive community through the use of recognized principles
of urban design; and allowing property owners flexibility in land use, while prescribing a high
level of detail in building design and form.
The TOD Code implements the vision for each Station Area as established in the city's
Comprehensive Land Use Plan and the Illustrative Master Plans (Appendix D and E). Each
Station Area is envisioned as a distinct neighborhood with unique development and
redevelopment opportunities. Specifically, the zoning district will guide the private development
decisions on a market based approach with flexibility in use and density for both Station Areas.
a. Smithfield Station Area: The goals for the Smithfield Station Area are to foster a vibrant,
mixed use urban neighborhood within a 1/4 mile walking distance from the future commuter
rail stop. This code is intended to allow existing buildings and uses to transition to a higher
intensity, walkable areas with shops, cafes, employment, residences, and civic uses. In
addition, development within the Smithfield Station area would be sensitive to the existing
historic resources and adjacent stable residential neighborhoods while providing opportunities
for future redevelopment and new development.
b. Iron Horse Station Area: The goals for the Iron Horse Station area are to foster a major
regional employment center with significant regional retail and residential uses within
convenient walking distance from the future transit station. Development and redevelopment
within this station area would be higher intensity accommodating large scale office and retail
users while providing for moderate scale mixed use in the immediate vicinity of the station.
The Transit Oriented Development Code provides clear graphic standards for the location, height,
and building elements to achieve good urban design. The Smithfield and Iron Horse Illustrative
Master Plans (Appendix D and E respectively) shall provide general guidance to property owners,
developers, and the City on the form, character, and intensity of future development in these
station areas.
Section 118-562. Components of the Code:
a. The TOD Code shall apply to both Station Areas unless otherwise specified in the Code.
b. The Regulating Plan for each Station Area shall be the official zoning map for that Station
Area. It shall establish the development standards for all lots within the two Station Areas
including:
i. Character Zones -Each Station Area is further distinguished into "Character Zones".
A Character Zone within each Station Area is intended to create a distinct urban form
Ordinance No. 3056
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different from other Character Zones. Each Character Zone shall establish use and
building standards including height, bulk, building and parking location, and
functional design for all lots within that Character Zone. The Regulating Plan
classifies all lots within both Station Areas into one of seven Character Zones. Some
Character Zones are Station Area specific. The different Character Zones are based
on historic and regional architectural traditions and development intent to create a
built environment that is consistent with the vision for the two Station Areas.
ii. Special Frontage Standards -The Special Frontage standards in each Station Area
establishes exceptions and special conditions for new and redeveloped buildings
along that designated frontage. These Special Frontage standards shall apply in lieu
of or in addition to the underlying Character Zone standards.
iii. Street Type Specifications -The Street Type Specifications illustrate configurations
for significant existing and new streets within each station area. The Specifications
address vehicular lane widths, number of lanes, pedestrian accommodation, street
tree requirements, on-street parking, and parkway and median standards (streetscape
standards).
iv. Required Street Network -The Required Street Network are the future streets needed
to implement the Station Area Illustrative Master Plan. The Required Streets shall be
mandatory and shall generally meet the locational and connectivity goals of the
Regulating Plan and the associated Illustrative Master Plan. Their design shall be
guided by the Street-Type Specifications.
v. Recommended Street Network -The Recommended Street Network indicates the
future desired streets to implement the Station Area Illustrative Master Plan. Their
location is not mandatory and their design shall be guided by the Street Type
Specifications.
vi. Required Civic/Open Space -The Required Civic/Open Space shall be the location
of existing and proposed civic buildings (public buildings and religious buildings)
and civic/open spaces (including parks, plazas, and squares).
vii. Recommended Civic/Open Space -The Recommended Civic/Open Space
designation shall indicate the locations of desired civic buildings (public buildings
and religious buildings) and open spaces (including parks, plazas, and squares) to
implement the Illustrative Master Plan.
c. Transit Oriented Development Code Text: The Transit Oriented Development Code text (the
text portion of this Ordinance) shall enumerate the use and development standards with text
and graphics including Character Zones, Special Frontage, street type, civic space, landscape,
architectural, signage, lighting, and all related standards for all streets, and public and private
development.
d. The development standards under Chapter 118 of the City of North Richland Hills, as
amended, shall not apply to the Station Areas except as specifically referenced herein.
Development standards not addressed in this ordinance shall be governed by the City of
North Richland Hills Zoning Ordinance to the extent they are not in conflict with the intent of
the Transit Oriented Development Code.
e. Using this Code:
Wherever a word begins with a capital letter, consult the definitions for the specific meaning.
In order to understand what the Ordinance allows on property within each Station Area there
are three basic steps:
1. Look at the Regulating Plan for the corresponding station area. Find the subject property
on the Regulating Plan. Identify the Character Zone the property is located in and the
Ordinance No. 3056
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Street Type designation along all its street frontages. In addition identify any Special
Frontage Requirements applicable to the subject property.
2. The Schedule of Uses by Character Zone is listed in Table 5.1 and for Building Form and
Development Standards refer to the corresponding zone standards in Section 6 of this
ordinance.
3. Refer to Section 4(c) for Special Frontage Standards, Section 7 for Street Type and
Streetscape Standards, and Section 8 for Architectural and Urban Design Standards.
The information from the above listed three steps explains where the building will sit on the
lot, the limits on its three dimensional form, the range of uses, and the palette of materials
that will cover it. For exact dimensions specific to a particular property, application process,
or for information on Special Development Plans, consult with City Staff.
Section 118 -563. Definitions
In addition to Definitions in Chapter 118 -1 in the City of North Richland Hills Zoning Ordinance,
the following terms shall have the corresponding interpretations.
Attics /Mezzanines: the interior part of a building contained within a pitched roof structure or a
partial story between two main stories of a building.
Auto - Related Sales and Service Uses: are establishments that provide retail sales and services
related to automobiles including, but not limited to, cars, tires, batteries, gasoline, etc.
Bonus Provisions: the specific development incentives available for development within some
Character Zones based on desirable criteria.
Build -to Zone: the area within which the principal building's front fagade is to be built.
Build -to Line: the line at which the principal building's front fagade shall be built.
Building Form Standards: the standards established for each Character Zone that specifies the
height, bulk, orientation, and elements for all new construction and redevelopment.
Building Frontage: the percentage of the building's front fagade that is required to be located at
the front Build -to Line or Zone as a proportion of the block frontage along that public street.
Parks, plazas, squares, and pedestrian breezeway frontages shall be considered as buildings
for the calculation of building frontage.
Building Frontage = (B-C)
A
Image showing how building
frontage is calculated along a
block or lot.
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Building Types: the classifications of different buildings by general function (building use) that
also has implications on the scale, proportions, and architectural design of that specific
building.
Character Zone: each Character Zone is intended to create a distinct urban form different from
other Character Zones.
Civic /Open Space: means publicly accessible open space in the form of parks, courtyards,
forecourts, plazas, greens, pocket parks, playgrounds, etc. They may be privately or publicly
owned. For all residential uses, privately accessible open spaces such as courtyards, porches,
and balconies may also be considered as Civic /Open Space for the purposes of this ordinance.
Square means a civic /open space
available for unstructured recreation and
civic purposes. A square is spatially
defined by buildings. Its landscape shall
consist of landscaping, hardscaping, water
features, pathways, and pedestrian
amenities arranged in formal and informal
patterns. Squares shall be located at the
intersection of important streets.
Plaza means a primarily hardscaped
civic /open space with formal landscaping,
available for civic purposes and
commercial activities. A plaza shall be
spatially defined by buildings.
Playground means a civic /open space
designed and equipped for children's
recreation. A playground shall be fenced
and may include an open shelter.
Playgrounds shall be located within
residential areas and may be placed within
a block as illustrated. They may be
included in other open spaces.
Comprehensive Land Use Plan: City of North Richland Hills Comprehensive Land Use Plan that
establishes the blueprint for the long -term growth and development of the City.
Concept Plan: a plan that is intended to illustrate the general development pattern proposed and
meets the requirements of Section 11 of this ordinance.
Development Review Committee (DRQ: is a committee comprised of a representative from each
of the various city departments in charge of reviewing and approving development
applications within the two TOD areas.
Encroachment: any structural element that breaks the plane of a vertical or horizontal regulatory
limit, extending into a Setback, into the Public R -O -W, or above a height limit.
Ordinance No. 3056
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Plaza means a primarily hardscaped
civic /open space with formal landscaping,
available for civic purposes and
commercial activities. A plaza shall be
spatially defined by buildings.
Playground means a civic /open space
designed and equipped for children's
recreation. A playground shall be fenced
and may include an open shelter.
Playgrounds shall be located within
residential areas and may be placed within
a block as illustrated. They may be
included in other open spaces.
Comprehensive Land Use Plan: City of North Richland Hills Comprehensive Land Use Plan that
establishes the blueprint for the long -term growth and development of the City.
Concept Plan: a plan that is intended to illustrate the general development pattern proposed and
meets the requirements of Section 11 of this ordinance.
Development Review Committee (DRQ: is a committee comprised of a representative from each
of the various city departments in charge of reviewing and approving development
applications within the two TOD areas.
Encroachment: any structural element that breaks the plane of a vertical or horizontal regulatory
limit, extending into a Setback, into the Public R -O -W, or above a height limit.
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Illustrative Master Plan: is the building scale master plan that provides the guidance for future
development and redevelopment of each of the two station areas. It indicates the general
location of buildings, uses, streets, open spaces, and parking within both TOD areas.
Land Use Mix Criteria: shall be the relative percentages of commercial, civic, residential, and
other uses within a specific Character Zone. The Land Use Mix Criteria may apply to a
specific development or to an entire Character Zone.
Light Manufacturing & Industrial Uses: Includes assembly and light manufacturing of
commodities (incl. electronics) fully enclosed within the building without producing any
noxious odors, gas, or other pollutants. This category shall include workshops and studios for
cottage industries such as pottery, glass-blowing, metal working, screen printing, weaving,
etc.
Live-Work Unit: Alive-work unit is a dwelling unit that is also used for work purposes, provided
that the `work' component is restricted to the uses of professional office, artist's workshop,
studio, or other similar uses and is located on the street level. The `live' component may be
located on the street level (behind the work component) or any other level of the building.
Living Fence: shall be a Street Screen composed of landscaping in the form of vegetation.
Regulating Plan: is a Zoning Map or set of maps that shows the Character Zones, Civic Spaces,
location of Special Frontages, Streets, and Special Requirements applicable to the two Station
Areas subject to the standards in this Ordinance.
Retail Sales: Retail establishments are the final step in the distribution of merchandise. They are
organized to sell in small quantities to many customers. Establishments in stores operate as
fixed point-of--sale locations, which are designed to attract walk-in customers. Retail
establishments often have displays of merchandise and sell to the general public for personal
or household consumption, though they may also serve businesses and institutions. Some
establishments may further provide after-sales services, such as repair and installation.
Included in, but not limited to this category, are durable consumer goods sales and service,
consumer goods, other grocery, food, specialty food, beverage, dairy, etc, and health and
personal services.
Service Uses: This is a category for limited personal service establishments which offer a range
of personal services that include (but not limited to) clothing alterations, shoe repair, dry
cleaners, laundry, health and beauty spas, tanning and nail salons, hair care, etc.
Special Development Plan: A development application that meets Section 11(e) of this
Ordinance.
Special Frontage Requirements: are standards applied to certain properties as indicated in the
Regulating Plan in order to address specific requirements and transitions based on street
frontage and adjacency in addition to or in lieu of the underlying Character Zone standards.
Station Area: the area included in one of the Character Zones as established in the Regulating
Plans for the two future rail stations.
Street Screen: a freestanding wall or living fence built along the frontage line or in line with the
building facade along the street. It may mask a parking lot or a loading/service area from
Ordinance No. 3056
Page 7 of 56
view or provide privacy to a side yard and/or strengthen the spatial definition of the public
realm.
Sheet Type: is a specific designation for streets in the TOD Zones that establish a certain
character and cross-sections to improve walkability within each Station Area.
Street Network: is the required and recommended network for new and existing streets within
both the Station Areas as established in the Regulating Plans and identified in the Illustrative
Master Plans.
Transition Zones: are the areas with specific adjacencies (single-family residential or Character
Zones) within which certain limitations on building heights apply as established for each
Character Zone.
Transitional Surface Parking Lot: are surface parking lots that are ultimately intended to be
infilled with buildings to support the City's goals for Transit-Oriented Development.
Section 118-564. The Regulating Plans
a. The Regulating Plans for Smithfield (Appendix A) and Iron Horse Station (Appendix B)
Areas are hereby adopted. The standards in this Code shall apply mandatorily to all
properties within the two Station Areas as designated in the respective Regulating Plans.
b. Character Zones Established -the following Character Zones are established. The
boundaries of the specific Character Zones are established in the Regulating Plan for each
Station Area.
i. Historic TOD: The Historic TOD Character zone is intended to preserve existing
historic buildings in the Smithfield Station Area. It includes properties along Main
Street, west of Davis and the Smithfield Cemetery.
ii. TOD Core: The TOD Core provides the most opportunities for redevelopment and
new development in both the Station Areas. It is the area that has the most
development impact due to the location of the transit station.
iii. TOD Residential: The TOD Residential zones in both Station Areas provide the
transitions from the higher intensity development of the TOD Core and existing
residential neighborhoods.
iv. General Mixed Use -Iron Horse: The General Mixed Use -Iron Horse zone is
located in the Iron Horse Station Area and is generally outside the immediate
influence of the transit station. This area is characterized by large scale office and
industrial uses or vacant land that will potentially redevelop after the TOD Core
areas. This area is intended for a wider range of uses that includes retail, office,
residential, and industrial uses.
v. General Mixed Use -Smithfield: The General Mixed Use -Smithfield zone is
located in the Smithfield Station Area and is generally located east of Davis Blvd.,
outside the immediate influence of the transit station. This area is characterized by
office and industrial uses or vacant land and adjacent to established residential
neighborhoods that will potentially redevelop after the TOD Core areas. This area is
intended for a wider range of uses that includes retail, office, residential, and
industrial uses.
vi. Arterial Mixed Use: The Arterial Mixed Use zone is intended to provide appropriate
transitions to major regional roadways while taking advantage of that frontage for
limited auto-oriented uses and sites.
Ordinance No. 3056
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vii. High Intensity Mixed Use: The High Intensity Mixed Use is intended for large scale
commercial uses and supporting retail, restaurant, and residential uses.
c. Special Frontage Requirements — In order to address specific requirements and transitions
based on street frontage and adjacency, the following Special Frontage Requirements as
established in the Regulating Plan shall apply to both Station Areas:
i. Commercial Frontage: This requirement establishes mandatory commercial uses
along the ground floor of all buildings to a minimum depth of 40 ft. as measured
from the front building line. Commercial uses include retail, restaurant, office,
lodging, personal service, financial institutions, and other non - residential uses.
ii. Arterial Frontage (Davis and Mid - Cities Blvd.): For all buildings and building sites
designated as Arterial Frontage in the Regulating Plan, the following rules apply:
(1) A building setback of a minimum of 20 ft. shall apply along the designated
frontage. Of the 20 ft. setback, 15 ft. shall be dedicated to a landscaped
parkway. A maximum building setback of 85 ft. shall be required along
the designated Arterial Frontage.
(2) Surface parking lots no deeper than 70 ft. as measured from the back of the
landscaped parkway may be permitted.
(3) Commercial driveways that meet the city and TxDOT design criteria are
permitted.
(4) Structured parking may be permitted along this frontage. Building Setback
standards in Subsection (1) shall apply to any parking structure.
iii. Boulevard Frontage (Iron Horse): For all buildings and building sites designated as
Boulevard Frontage in the Regulating Plan, the following rules apply:
(1) Setbacks and build -to -zones shall be based on the underlying character
district.
(2) Surface parking lots no deeper than 70 ft. may be permitted so long as its
frontage along the boulevard is no more than 50% of the lot frontage (see
figure 4.1)
(3) Driveways shall be limited to a maximum of 24 ft. in width and one
driveway per every 200 ft. of block frontage.
1101
10' side
setback
10
/101 w_�
10' side
setback
Property One
- Sidewalk
Build -to Zone
Parkway
B = < 50% of A- -- - -- }
)' A = Lot frontage along boulevard
Boulevard
Figure 4.1 Boulevard Frontage Requirements
Ordinance No. 3056
Page 9 of 56
WON
Max. 24'
'
Parkway
B = < 50% of A- -- - -- }
)' A = Lot frontage along boulevard
Boulevard
Figure 4.1 Boulevard Frontage Requirements
Ordinance No. 3056
Page 9 of 56
d. Required Street Network by Street Type - In order to achieve streets that balance mobility
with pedestrian orientation in both the Station Areas, the Regulating Plan establishes the
network of required streets. The Regulating Plan also designates all streets by Street Type.
All new and redesigned streets in both the Station Areas shall meet the street design standards
established in Section 7.
e. Civic Buildings and Civic/Open Space -The Regulating Plan indicates existing Civic
Buildings (schools, public uses, and churches) and Civic/Open Space (parks, plazas, and
squares). In addition, it indicates the recommended Civic/Open Spaces based on the
Illustrative Master Plan. The specific standards for civic buildings and Civic/Open Space are
established in Section 11.
Section 118-565. Schedule of Permitted Uses by Character Zone
a. Generally: Due to the emphasis on urban form over land uses in the Station Areas, general
use categories have been identified by character zones. Uses not listed in the following
schedule, but are substantially similar, may be permitted upon the approval of the City
Manager or his or her designee, subject to appeal to the City Council.
b. Compliance with the Land Use Mix Criteria: Review criteria and standards for recommended
land use mix are established as a part of the Building Form and Development Standards in
Section 6.
c. Schedule of Uses:
Ordinance No. 3056
Page 10 of 56
Table 5.1
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Land Use
Commercial Uses (Office & Retail Uses)
^ Retail Sales or Service with no drive through P P P P/C P P
facili (includes alcohol sales).
Excluded from this category are retail sales and
services establishments geared towards the
automobile (see Section 3 of this Ordinance for
Definition of Retail, Service uses, and Auto-
related Sales and Service)
^ Finance, Insurance, and Real Estate establishments P P P P/C P P
including banks, credit unions, real estate, and
property management services, with no drive
through facility
^ Offices for business, professional, and technical P P P P/C P P
uses such as accountants, architects, lawyers,
doctors, etc.
^ Food Service Uses such asfull-service restaurants, P P P P/C P P
cafeterias, and snack bars with no drive through
facilities including cafe seating within a public or
private sidewalk area with no obstruction of
pedestrian circulation
^ Auto-related retail sales or service NP NP P/C NP P/C P/C
Arts, Entertainment, and Recreation Uses
^ Art galleries P P P P/C P P
^ Art, antique, furniture or electronics studio (retail,
repair or fabrication; excludes auto electronics
sales or service) P P P P/C P P
^ Games arcade establishments P P P NP P P
^ Theater, cinema, dance, or music establishment P P P NP P P
^ Museums and other special purpose recreational
institutions P P P NP P P
^ Fitness, recreational sports, gym, or athletic club P P P P/C P P
^ Parks, greens, plazas, squares, and playgrounds P P P P P P
^ Cemeteries P NP NP NP NP NP
Educational, Public Administration, Health Care and Other Institutional Uses
^ Business associations and professional
membership organizations P P P P/C P P
^ Child day care and preschools P P P P/C P P
^ Schools, libraries, and community halls P P P P/C P P
^ Universities and Colleges NP P/C P/C NP P P/C
^ Civic uses P P P P/C P P
^ Social and fraternal organizations P P P P/C P P
^ Social services and philanthropic organizations P P P NP P P
^ Religious Institutions P P P P/C P P
^ Funeral homes P P P NP P P
Residential Uses
_^ Home Occupations NA NA NA P/A NA NA
^ Residential Apartments and/or condominiums NP P P P P/C P/C
^ Residential Lofts P/C P P P P/C P/C
^ Upper floor residential uses P P P P P P
1 Residential uses shall be permitted by right in the upper floors of all buildings
Ordinance No. 3056
Page 11 of 56
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^ Single-family residential attached dwelling unit NP P P/C P NP NP
(Townhomes)
^ Single-family residential detached dwelling unit NP P/C P/C P NP NP
Other Uses
^ Model homes for sales and promotion** P P P P P P
^ Full-service hotels P P P P/C P P
^ Bed and breakfast establishments P P P P/C NP NP
^ Parking, surface (primary use of property) P/SDP P/SDP P NP P P
(Transitional Surface Parking Lot)
^ Parking, surface (accessory use of property) P/C P/C P/C P/C P/C P/C
^ Parking, structured P P P P P P
^ Sales from kiosks P P NP NP NP NP
^ Any permitted use with a drive through facility NP NP P/C NP P/C P/C
^ Veterinary clinic (no facilities for overnight NP NP P NP P P
storage of animals)
^ Any establishment which derives more than 75 P P NP NP P P
percent of its revenue from the sale of alcoholic
beverages and conforms to Chapter 6 of the City
Code of Ordinances
^ Incidental Outdoor Display (subject to standards P/A P/A P/A P/A P/A P/A
in Section 118-717 of the Zoning Ordinance)
^ Outdoor storage and display (except Incidental NP NP NP NP NP NP
Outdoor Display)
^ Light Manufacturing and industrial uses limited to NP NP P NP P P
a maximum building footprint of 10,000 sq. ft.
^ Warehousing NP NP P/A* NP P/A* P/A*
^ Miniwarehouse (Self-Storage) NP NP NP NP NP NP
^ Specialty Personal Service Shop NP NP NP NP NP NP
^ Sexually-Oriented Business NP NP NP NP NP NP
^ Pawnshops NP NP NP NP NP NP
P= Permitted NP=Not P/C= Permitted P/A =Permitted P/SDP =Permitted with a NA= Not SUP =Permitted
by right Permitted with conditions Accessory Use Special Development Plan applicable with a Special Use
(See Section 11) Permit
A* =Accessory use to not exceed 25% of the primary use building area
d. Use Criteria: All uses listed as P/C in Table 5.1 shall also meet the following standards in
Table 5.2
Table 5.2 -Use Criteria
Use
Non-Residential Uses
Retail Sales & Service
(Excluded from this category are retail sales and services
establishments geared towards the automobile, including
gasoline service stations.)
Finance, Insurance, and Real Estate establishments including
banks, credit unions, real estate, and property management
services (no drive through facility).
Offices for business, professional, and technical uses such as
accountants, architects, lawyers, doctors, etc.
Food Service Uses such asfull-service restaurants,
cafeterias, and snack bars (no drive-through facility).
Fitness, recreational sports, gym, or athletic club
Zone Location ~ Design Criteria
TOD Residential . Shall be limited to ground floor uses on
corner lots in the TOD Residential Zone.
• Commercial uses shall be limited to a total
of 6,000 sq. ft. per corner lot.
** Model homes are limited to a time period until all the homes are sold in the neighborhood.
Ordinance No. 3056
Page 12 of 56
Table 5.2 -Use Criteria
Use Zone Location & Design Criteria
Offices for business, professional, and technical uses such as TOD Residential • Shall be permitted as the ground floor use
accountants, architects, lawyers, doctors, etc. in a Live-Work unit only (except for
Art, antique, furniture or electronic studio (retail, repair, or corner lots)
fabrication)
Child day care and preschools TOD Residential • Schools shall be limited to elementary
schools within the district.
Schools, libraries, and community halls • All other uses shall be limited to 10,000
sq. ft.
TOD Core, General • Shall be required to provide structured
Universities and Colleges Mixed Use, & High parking as part of the build-out for the
Intensity Mixed Use university/college campus
Civic uses TOD Residential • Shall be limited to ground floor uses on
Social and fraternal organizations corner lots in the TOD Residential.
Public Safety facilities Uses shall be limited to 10,000 sq. ft.
Religious institutions
Retail Sales or Service including establishments geared Arterial Mixed Use, • Shall have the auto-oriented sales and
towards the automobile High Intensity Mixed services oriented towards Davis, Mid-
Use, and General Cities, and Loop 820 Access Road only.
Mixed Use . In no case shall gas pumps and canopies
along the major roadway exceed 50% of
that street frontage.
• Service bays shall be oriented internal to
the site away from the arterial roadway or
towards alleys.
Residential Uses
Residential Lofts Historic TOD, • Shall be permitted only in conjunction
Arterial Mixed Use, with a ground floor non-residential use as
& High Intensity permitted above.
Mixed Use
Apartments/Condos (Stacked Residential) Arterial Mixed Use . Shall be limited to a one-block area
& High Intensity immediately adjacent to the TOD Core or
Mixed Use TOD Residential zones provided the
residential use does not have direct ground
floor frontage on the arterial or freeway.
• Ground floors shall be built to commercial
standards including floor to floor heights
and floors at-grade to the sidewalk.
Other Uses
Parking, surface (accessory use) All • Building form standards shall apply based
on character zone (Section 6).
Parking, structured All • All structured parking shall be lined by
active uses along the entire ground floor
frontage of all Commercial "Main"
Streets, Avenues, and TOD Boulevards.
• All structured parking shall be lined by
active uses along a minimum of 50% of all
other streets (with the exception of
arterials, freeways, and alleys).
• Driveways into the garages shall be from
alleys, TOD Boulevards, or TOD General
Streets.
Any permitted use with a drive through facility Arterial Mixed Use • All drive through access (driveways) shall
and High Intensity be from arterial, TOD General Street,
Mixed Use freeway frontage road, or alleys.
• Drive through lanes and/or canopies shall
not front on or be located along any
Commercial "Main" Street, Avenue, or
TOD Boulevard.
Section 118-566. Building Form & Development Standards:
Ordinance No. 3056
Page 13 of 56
A. Historic TOD
Primary Street
Key
— ••— •• —••• Property Line - - - - - -- Setback Line
EMId -o Zone
Building Area
1
Buildin Placement
(see #3)
Accessory building
Build -to Zone (BTZ) (See #15)
max.
(see #3)
(Distance from property line to edge of the zone)
12 in. max.
Front (Primary Street)
0 ft. — 5 ft.
Front (Secondary Street)
0 ft. — 5 ft.
Setback
Side
0 ft. (see #1)
Rear
Adjacent to SF residential
15 ft.
O
Adjacent to any other use
10 ft.
Building Frontage
% of building built to primary
80% (min.)
0
street BTZ
(see #2)
% of building built to secondary
40% (min.)
0
street BTZ
(see #2)
Block face dimensions 600 ft. (maximum)
Block perimeter 1 ft. (maximum)
Lot Width 200 ft. (max.) O
Lot Depth 200 ft. (max.)
Lot coverage 90% (max.)
Building minimum 15 ft.
Building maximum
2 stories
(see #3)
Accessory building
2 stories
max.
(see #3)
Ground floor finish
12 in. max.
level
above sidewalk
First floor height 15 ft. min.
Upper floor(s) height 10 ft. min.
Land Use Min. % of
building area
Retail /Restaurant 15%
Office 15%
Max. % of
building
area
35%
35%
0
0
0
0
4
Preferred
2_5
25%
Residential 0% 35% 15%
Civic /Open Space 5% 10% 10%
(excl. religio
Other (incl. religious) 20% 25% 25%
Building Types
Shopfront :Civic building
. . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ......................................
Residential Loft Live /Work
Notes
41 — Side setbacks shall be based on minimum fire separation required
between buildings, if applicable
#2 — Corner building street facades must be built to the BTZ for a
minimum of 30 ft. from the corner along both streets.
#3 — Attics and mezzanines less than 7 ft. (avg.) height shall not be
counted as a story.
#4 — All development that exceeds 6,000 sq.ft. of building area or
more than 2 acres of property shall meet the mixed use criteria.
45 — Mansard roofs are not permitted
#6 — All buildings in the Historic TOD shall meet the Architectural
Standards and Guidelines in Section 8.
47 — Any frontage along a public street (except alleys) not defined by a
building at the BTZ shall be defined by a 4 ft. high Street Screen that
is built within the BTZ.
Ordinance No. 3056
Page 14 of 56
Key
-- ._.._... Property Line
Parking Area
Primary Street
Parkin
Location (distance from property line) (See #16 for an
exception for Transitional Surface Parking lots)
Front setback 25 ft. O
Side setback 0 ft. O
Secondary street 10 ft. O
setback
Rear setback 5 ft. Q
Required Spaces
Ground Floor
Buildings under 3,000 sq.ft. No off - street parking req'd
Buildings over 3,000 sq.ft. 1 space /300 sq.ft.
Upper Floors
Residential uses 1 space /unit; 0.5 space /studio
Other uses 1 space per 300 sq.ft.
Notes
#8 — Parking driveway 20 ft. max.
width 0
#9 - On corner lots, driveway shall not be O
located on a primary street.
#10 — Shared driveways and cross access easements are
encouraged between lots to minimize curb cuts.
#11 — Parking may be provided off -site within 1,200 feet or as
shared parking.
# 12 - Section 118 -834 of the City of NRH Zoning Ordinance
shall apply for design of off - street parking areas.
Sid ewalk
Primary Street
................. : ._.._..- ._.._.._.._. - - -.
Encroachments (see #13)
Location
Front 6 ft. max. O
Secondary street 4 ft. max O
Rear 3 ft. max.
Notes
# 13 — Canopies, awnings, signs, and balconies may encroach
over the BTZ and setback areas as indicated in the shaded areas.
Any supports provided within the encroachment area shall be
non - structural. A minimum vertical clearance of 8 ft. shall be
required as measured from the finished grade of the sidewalk
below the encroachment.
# 14 - Ground and roof mounted mechanical equipment shall be
screen from direct view of adjoining public rights -of -way. In
addition to a parapet wall no higher than 42 in., the perimeter of
any visible roof mounted mechanical equipment shall be
circumscribed by an appropriate device that is at least as tall as
the equipment itself.
# 15 — The area between the building and the edge of the BTZ at
the public sidewalk shall be paved flush with the sidewalk.
# 16 — Transitional Surface Parking lots may be exempted from
the parking setback standards in this section if all surface parking
lots accommodating 50 cars or more in one or more contiguous
lots obtain Special Development Plan (SDP) approval from City
Council. A time limit of 3 years may be imposed by City
Council for all transitional surface parking lots. In addition City
Council may require a phasing plan for development on the site.
Ordinance No. 3056
Page 15 of 56
Key
- - - Property Line
B. TOD Core
i
Cn
z
Primary Street
Key
_.._.._... Property Line - - - - - -- Setback Line
Build -to Zone Building Area
i '
Build -to Zone (BTZ) (see #17)
(Distance from property line to edge of the zone)
Front (Primary Street) 0 ft. — 5 ft.
Front (Secondary Street) 0 ft. — 5 ft. =
Setback
Y
Side
0 ft. (see # 1)
O
Rear
4 stories
Adj. to any zoned SF Res.
15 ft.
O
use
10 ft.
Adjacent to any other use
(see #3)
Building Frontage
12 in. max.
O
% of building built to primary
80% (min.)
street BTZ
(see #2)
Q
% of building built to secondary
40% (min.)
street BTZ
(see #2)
Block face dimensions
Block perimeter
Lot Width
Lot Depth
600 ft. (maximum)
1,600 ft. (maximum)
200 ft. (max.) O
200 ft. (max.)
Lot coverage
90% (max.)
Land Use Min. % of Max. % of Preferred
building area building area
Retail/Restaurant 15% 35% 25%
_ _. ....... _ _ .......... - -- - - - - -- __. ___ _.
Office 20% 40% 3 0%
Residential 20% 40% 30%
Civic /Open Space 5% 10% 5%
(excl. religious) _ _
Other (incl. religious) 0% 20% 10%
Building Types
ShUfront ............................ .............................._ Civic building.... ..........................Mixed Use building.............
Residential Loft :Parking structure
Notes
# 1 — Side setbacks shall be based on minimum fire separation required
between buildings, if applicable
#2 — Corner building street facades must be built to the BTZ for a
minimum of 30 ft. from the corner along both streets.
#3 — Attics and mezzanines less than 7 ft. (avg.) height shall not be
counted as a story.
#4 — All development that exceeds 10,000 sq.ft. of building area or
more than 4 acres of property shall meet the mixed use criteria.
#5 — Mansard roofs are not permitted
#6 — All buildings in the TOD Core shall meet the Architectural
Standards in Section 8.
#7 — Any frontage along a public street (except alleys) not defined by a
building at the BTZ shall be defined by a 4 ft. high Street Screen built
within the BTZ.
Ordinance No. 3056
Page 16 of 56
Y
Building minimum
15 ft.
Q
Building maximum
4 stories
(see #3)
Accessory building
2 stories
max.
(see #3)
Ground floor finish
12 in. max.
O
level
above sidewalk
First floor height
15 ft. min.
Q
Upper floor(s) height
10 ft. min.
Land Use Min. % of Max. % of Preferred
building area building area
Retail/Restaurant 15% 35% 25%
_ _. ....... _ _ .......... - -- - - - - -- __. ___ _.
Office 20% 40% 3 0%
Residential 20% 40% 30%
Civic /Open Space 5% 10% 5%
(excl. religious) _ _
Other (incl. religious) 0% 20% 10%
Building Types
ShUfront ............................ .............................._ Civic building.... ..........................Mixed Use building.............
Residential Loft :Parking structure
Notes
# 1 — Side setbacks shall be based on minimum fire separation required
between buildings, if applicable
#2 — Corner building street facades must be built to the BTZ for a
minimum of 30 ft. from the corner along both streets.
#3 — Attics and mezzanines less than 7 ft. (avg.) height shall not be
counted as a story.
#4 — All development that exceeds 10,000 sq.ft. of building area or
more than 4 acres of property shall meet the mixed use criteria.
#5 — Mansard roofs are not permitted
#6 — All buildings in the TOD Core shall meet the Architectural
Standards in Section 8.
#7 — Any frontage along a public street (except alleys) not defined by a
building at the BTZ shall be defined by a 4 ft. high Street Screen built
within the BTZ.
Ordinance No. 3056
Page 16 of 56
Key
...... -- Property Lira
Pnmary Street
Key
- - - Property Line
rnmary Oueee
Parking Area
Parkin
Location (distance from property line) (See #18 for an
exception for Transitional Surface Parking lots)
Front setback (min.) 25 ft. O
Side setback (min.) 0 ft. O
Secondary street setback (min.) 10 ft. O
Rear setback (min.) 5 ft. Q
Required Spaces
Ground Floor
Encroachments
Location
Buildings under 3,000 sq.ft.
No off - street parking req'd
Buildings over 3,000 sq.ft.
1 space /300 sq.ft.
Upper Floors
Secondary street
Residential uses
1 space /unit; 0.5 space /studio
Other uses
1 space per 300 sq.ft.
Notes
#8 — Parking driveway 20 ft. max. (except service
width drives which may be a max. 0
of 30 ft. wide)
#9 - On corner lots, driveway shall not be located on a O
primary street.
#10 — Shared driveways and cross access easements are encouraged between
lots to minimize curb cuts.
#11 — Parking may be provided off -site within 1,200 feet or as shared
parking.
# 12 - Section 118 -834 of the City of NRH Zoning Ordinance shall apply for
design of off -street parking areas.
# 13 — Canopies, awnings, signs, and balconies may encroach over the BTZ
and setback areas as indicated in the shaded areas. Any supports provided
within the encroachment area shall be non - structural. A minimum vertical
clearance of 8 ft. shall be required as measured from the finished grade of the
sidewalk below the encroachment.
# 14 - Ground and roof mounted mechanical equipment shall be screen from
direct view of adjoining public rights -of -way or single- family residential
uses. In addition to a parapet wall no higher than 42 in., the perimeter of any
visible roof mounted mechanical equipment shall be circumscribed by an
appropriate device that is at least as tall as the equipment itself.
>A � Encrosdi=M Area
Masonry Fence
i
T a Single- Family
1 Residential
LoW
Property Line
The following applies to all buildings located adjacent to an existing, zoned
single- family detached residential.
Transition Zone 25 ft. (min.)
Max. Building Height at 3 stories
within Transition Zone
#15 - A 6 ft. high masonry fence shall be installed at the property line
adjacent to the existing residential use.
#16 - Building mass shall be stepped down along the residential edge.
# 17 - The area between the building and the edge of the BTZ at the public
sidewalk shall be paved flush with the sidewalk.
# 18 — Transitional Surface Parking lots may be exempted from the parking
setback standards in this section if all surface parking lots accommodating 50
cars or more in one or more contiguous lots obtain Special Development
Plan (SDP) approval from City Council. A time limit of 3 years may be
imposed by City Council for all transitional surface parking lots. In addition
City Council may require a phasing plan for development on the site.
Ordinance No. 3056
Page 17 of 56
Encroachments
Location
(see #13)
Front
6 ft. max.
O
Secondary street
4 ft. max
O
Rear
Residenti
3 ft. max.
Stand
N#***
Trar OM Zone
t
i
i
i
t
6' Hgh
Masonry Fence
i
T a Single- Family
1 Residential
LoW
Property Line
The following applies to all buildings located adjacent to an existing, zoned
single- family detached residential.
Transition Zone 25 ft. (min.)
Max. Building Height at 3 stories
within Transition Zone
#15 - A 6 ft. high masonry fence shall be installed at the property line
adjacent to the existing residential use.
#16 - Building mass shall be stepped down along the residential edge.
# 17 - The area between the building and the edge of the BTZ at the public
sidewalk shall be paved flush with the sidewalk.
# 18 — Transitional Surface Parking lots may be exempted from the parking
setback standards in this section if all surface parking lots accommodating 50
cars or more in one or more contiguous lots obtain Special Development
Plan (SDP) approval from City Council. A time limit of 3 years may be
imposed by City Council for all transitional surface parking lots. In addition
City Council may require a phasing plan for development on the site.
Ordinance No. 3056
Page 17 of 56
C. High Intensity Mixed Use
j t
I
i 3
1
Primary Street
Key
---- •• —••• Property Line - - - - - -- Setback Line
\\ Build -to Zone Building Area
Build -to Zone (BTZ) (see #17)
(Distance from property line to edge of the zone)
Front (Primary Street) 5 ft. — 20 ft.
Front (Secondary Street) 5 ft. — 20 ft. =
Setback
Side 0 ft. (see #1) O
Rear 5 ft. O
Building Frontage
% of building built to primary 60% (min.)
street BTZ (see #2)
% of building built to secondary 30% (min.)
street BTZ (see #2) 0
Blo
Block face dimensions 1 ft. (maximum)
Block perimeter 300 ft. (maximum)
Lot Width 800 ft. (max.) O
Lot Depth 800 ft. (max.)
Lot coverage 85% (max.)
Notes
#1 – Side setbacks shall be based on minimum fire separation required
between buildings, if applicable.
A
15 ft.
0
10 stories
0
0
(see #3 and #8)
1
� 1
12 in. max.
O
f
above sidewalk
Property Line
15 ft. min.
Q
Building minimum
15 ft.
0
10 stories
Building maximum
0
(see #3 and #8)
Ground floor finish
12 in. max.
O
level
above sidewalk
First floor height
15 ft. min.
Q
Upper floor(s) height
Mixed Use Crite
10 ft. min.
(see #4),
Land Use
Min. % of Max. % of
Preferred
building area building area
Retail/Restaurant
5% 50%
20%
Offi
30% 70%
50%
Residential 0% 40% 20%
-_ -- _ — — — _ . ........... ............................... .
Civic /Open Space 5% 10% 5%
(excl. 1 1. religious)
.1.1...... . _
Other (incl. religious) 0% 5% 5%
Building Types
Shopfront :Civic building Mixed Use Building
. . . . . .. .. . .. . .. . . . . .. .. . .. .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Residential Loft High rise office building I Parking structure
Notes
#2 – Corner building street facades must be built to the BTZ for a
minimum of 20 ft. from the corner along both streets.
#3 – Attics and mezzanines less than 7 ft. (avg.) height shall not be
counted as a story.
#4 – All development that exceeds 30,000 sq.ft. of building area or
more than 10 acres of property shall meet the mixed use criteria.
#5 – Mansard roofs are not permitted
#6 – All buildings in the High Intensity Mixed Use zone shall meet the
Architectural Standards in Section 8.
#7 – Any frontage along a public street (except alleys) not defined by a
building at the BTZ shall be defined by a 4 ft. high Street Screen
within the BTZ.
#8 - Buildings may exceed the building height limitations and deviate
from the mixed use criteria if they meet the Special Development
Standards as established in Section 11. Also see Bonus provisions for
SDP criteria.
Ordinance No. 3056
Page 18 of 56
Key
------ -- -• Property Line
........... ._.._.......... ._.._ .._..�►........................ i
D®
Side setback (min.) 0 ft.
«
«
* `a
,
Q '4
.._.._.._.._.._.._. ._.._.._.._.._.._.._.._.._.._.. _..J
Sidewalk
Secondary street 10 ft.
Primary Street
Parking Area
Location (distance from property line)
Front setback (min.) 25 ft.
O
Side setback (min.) 0 ft.
O
Secondary street 10 ft.
O
setback (min.)
1 space /unit; 0.5 space /studio
Rear setback (min.) 5 ft.
Q
Required Spaces
Ground Floor
Buildings under 3,000 sq.ft.
No off - street parking req'd
Buildings over 3,000 sq.ft.
1 space /300 sq.ft.
Upper Floors
Residential uses
1 space /unit; 0.5 space /studio
Other uses
1 space per 300 sq.ft.
Notes
#9 — Parking driveway width 20 ft. max. (except
service drives 0
which may be a
max. of 30 ft. wide)
#10 - On corner lots, driveway shall not be located
on a primary street. 0
#I I — Shared driveways and cross access easements are encouraged
between lots to minimize curb cuts.
# 12 — Parking may be provided off -site within 1,200 feet or as shared
parking.
# 13 - Section 118 -834 of the City of NRH Zoning Ordinance shall apply
for design of off - street parking areas.
# 14 — Canopies, awnings, signs, and balconies may encroach over the
BTZ and setback areas with a minimum vertical clearance of 8 ft. from
the finished grade of the sidewalk in front of the facade with the
encroachment.
• Encroachments are permitted into any required yard and may
occupy no more than 50% of that yard.
• Canopies, awnings, signs, and balconies may not encroach
over the roe line.
Bonus P rovisions
• Building heights over 10 stories may be permitted with and
SDP. The following criteria shall apply for evaluating the
SDP:
• Provision of plazas, squares, or civic open spaces based
on the Illustrative Master Plan
• Provision of structured parking and shared parking
• Provision of a minimum of 10% of residential uses
Hi Intensit Transition Standards
High 1**
Mixed Use Zone
Transition Req'nt
s�
! Any other
T00 Character Zone
A
i
A ___
i
i
r � v
Property Line
The following applies to all buildings located within the High Intensity
Transition Zone as designated on the Regulating Plan
Transition Zone 250 ft. (min.)
Max. Building Height at No more than 2
within Transition Zone stories above the
maximum
permitted in the
adjoining zone
Notes
# 15 - Ground and roof mounted mechanical equipment shall be screen
from direct view of adjoining public rights -of -way or single - family
residential uses. In addition to a parapet wall no higher than 42 in., the
perimeter of any visible roof mounted mechanical equipment shall be
circumscribed by an appropriate device that is at least as tall as the
equipment itself.
# 16 - Building mass shall be stepped down along the residential edge.
# 17 — Loading and unloading shall be located along TOD General
Streets or alleys only.
Ordinance No. 3056
Page 19 of 56
D. General Mixed Use Zone - Iron Horse
�zXN
Primary Street
Key
- ••- •• - -•- Property Line
Setback line
Build -to Zone Building Area
B uildin g
Build -to Zone (BTZ)
(Distance from property line to edge of the zone)
Front (Primary Street) 5 ft. — 20 ft.
'
Front (Secondary Street) 5 ft. — 20 ft.
=
Setback
Side 5 ft. (see #1) O
Rear
Adjacent to SF residential 15 ft. O
Adjacent to any other use 10 ft.
Building Form
% of building built to primary 60% (min.)
street BTZ (see #2)
% of building built to secondary 40% (min.)
street BTZ (see #2)
Bl ,
Block face dimensions 1,000 ft. (maximum)
Block perimeter 3,600 ft. (maximum)
Lot Width 400 ft. (max.) O
Lot Depth 400 ft. (max.)
Lot coverage 75% (max.)
Residential density 18 du /ac (max.)
Notes
#I — Side setbacks shall be either 5 ft. or based on minimum fire
separation required between buildings, if applicable.
#2 — Corner building street facades must be built to the BTZ for a
minimum of 15 ft. from the corner along both streets.
#3 — Attics and mezzanines less than 7 ft. (avg.) height shall not be
counted as a story.
Building minimum 15 ft. 0
Building maximum 3 stories
(see #3) 0
Accessory building 2 stories (see #3)
max.
Ground floor finish 12 in. max. above sidewalk
level for commercial O
18 in. min. for residential
First floor height 15 ft. min. for commercial
10 ft. min for residential
Upper floor(s) height 10 ft. min.
Land Use Min. % of Max. % of Preferred
building area building area
Retail /Res 5% 30% 10%
-- -- ._..._. -------- ._._._ . ... . .......
Office 5% 30% 20%
..
................................................................. ............................... . . _ - -- ...... ........ _ ..........._ .....
Residential 10% 50% 30%
........ - p --- .... . . -- -- -- ....__._ ......... .... ._ ........ . .. . . ....... ....
Civic/Open s ace 5% 10% 5%
_(excl. religious)
Other (industrial) 15% 50% 35%
Location Standards
• Existing residential neighborhoods shall be buffered by
residential uses in the General Mixed Use Iron Horse zone to a
depth of 100 ft.
• Commercial uses (except live -work) shall be located within 200
ft. of Iron Horse Blvd, Browning Dr. (east of the rail road line),
and Hilltop Dr.
• Development that exceeds 5 acres or 10,000 sq.ft. on all other
remaining areas shall conform to the following criteria for mixed
use:
0 Minimum of 25% of the cumulative ground floor building
area of the proposed development shall be a non - residential
use.
Building Types
Shopfront ... ............................... ....................:.....Civic building ...................;..._Live /Work
.................................................. ...............................
Residential Loft Townhouse Office building
#4 — Mansard roofs are not permitted
#5 — Any frontage along all public streets (except alleys, arterial
roadways, and highways) not defined by a building at the BTZ shall
be defined by a 4 ft. high Street Screen built within the BTZ.
Ordinance No. 3056
Page 20 of 56
1
Primary Street
Key
-- -- - • Property Line
Perking Area
Location (distance from property line)
Front setback 25 ft. O
0 ft. (next to O
Side setback commercial)
5 ft. (next to residential)
Secondary street 10 ft. O
setback
Rear setback
Required Spaces
All uses (except residential)
Residential uses
Notes
5 ft.
ER
1 space /250 sq.ft.
1 space /1 bedroom unit and
studio; 0.5 for every additional
bedroom
#6 — Parking 24 ft. max. (except
driveway width service drives which may 0
be a max. of 30 ft. wide)
#7 - On corner lots, driveway shall not be located
on a primary street. 0
#8 — Shared driveways and cross access easements are encouraged
between non - residential lots to minimize curb cuts.
#9 — Parking may be provided off -site within 1,200 feet or as shared
parking. A shared parking plan has to be approved by the City Manager
or his/her designee.
# 10 - Section 118 -834 of the City of NRH Zoning Ordinance shall apply
for design of off - street parking areas.
A development may be eligible for the following bonuses:
• A 10% increase in residential density for every 5%
increase in commercial land use over 15% of the
development
Residential Transition Standards
I
TrarailiQn late
1
i
A
i
6' High i
G Masonry Fence
1
Single- Family
Residential
v
Lot/Use
Property Line
The following applies to all buildings located adjacent to an existing,
zoned single - family detached residential.
Transition Zone 25 ft. (min.)
Max. Building Height at 2 stories
within Transition Zone
# 11 - A 6 ft. high masonry fence shall be installed at the property line
adjacent to the existing residential use.
# 12 - Building mass shall be stepped down along the residential edge.
# 13 - Ground and roof mounted mechanical equipment shall be screen
from direct view of adjoining public rights -of -way or single - family
residential uses. In addition to a parapet wall no higher than 42 in., the
perimeter of any visible roof mounted mechanical equipment shall be
circumscribed by an appropriate device that is at least as tall as the
equipment itself.
# 14 — Loading and unloading shall be located along TOD General
Streets or alleys only.
Ordinance No. 3056
Page 21 of 56
E. General Mixed Use Zone - Smithfield
Primary Street
Key
---- •• -••• Property Line - - - - - -- Setback Line
MENNEN
Build -to Zore Building Area
Buil
Build -to Zone (BTZ)
(Distance from property line to edge of the zone)
Front (Primary Street) 5 ft. - 20 ft.
Front (Secondary Street) 5 ft. - 20 ft. =
Setback
Side
5 ft. (see # 1)
O
Rear
Adjacent to SF residential
15 ft.
O
Adjacent to any other use
10 ft.
Building Form
% of building built to primary
60% (min.)
street BTZ
(see #2)
0
% of building built to secondary
40% (min.)
street BTZ
(see #2)
0
Block face dimensions 1,000 ft. (maximum)
Block perimeter 3,600 ft. (maximum)
Lot Width 400 ft. (max.) O
Lot Depth 400 ft. (max.)
Lot coverage 75% (max.)
Residential density 18 du /ac (max.)
Notes
#I — Side setbacks shall be either 5 ft. or based on minimum fire
separation required between buildings, if applicable.
#2 — Corner building street facades must be built to the BTZ for a
minimum of 15 ft. from the corner along both streets.
R
A
Property Line
Building minimum 15 ft.
Building maximum 3 stories
(see #3) 0
Accessory building 2 stories
max. (see #3)
Ground floor finish 12 in. max. above sidewalk for
level commercial O
18 in. min. for residential
First floor height 15 ft. min. for commercial
10 ft. min for residential
Upper floor(s) height 10 ft. min.
Mixed Use Criteria
Land Use Min. % of Max. % of Preferred
building area building area
Retail/Restaurant 5% 30% 1
__. -- - -- .........._ _ —
Office 5% 25% 15%
................................................................................................ - -- - - --
R ....... .......
Civic/Open Residential 30% 60 % 45%
_- _ P p - - - --
en S ace 5% 10% 5%
(excl. religiou
Other (industrial) 10% 30% 20%
Location Standards
Mixed Use location criteria within this zone shall be based on
adjacency to existing roadways and neighborhoods.
• Existing residential neighborhoods shall be buffered by
residential uses in the General Mixed Use Smithfield zone to a
depth of 100 ft. (min).
• Commercial uses (except live -work) shall be located along a 200
ft. wide area parallel to Davis Blvd.
• Development that exceeds 5 acres or 10,000 sq.ft. on all other
remaining areas shall conform to the following criteria for mixed
use:
0 Minimum of 25% of the cumulative ground floor building
area of the proposed development shall be a non - residential
use.
Building Types
Y
Shopfront Civic building h Single-family detached
... .....................
Residential Loft Townhouse
......................................................................................................................................................___.._.._._.................................._._......._.._................_.... ...............................
Live /Work Office building
Ordinance No. 3056
Page 22 of 56
Primary Street
Key
-• -• -•• Property line
Parking Area
Location (distance from property line)
Front setback
25 ft.
O
0 ft. (next to
O
Side setback
commercial)
5 ft. (next to residential)
Secondary street
10 ft.
O
setback
Rear setback
5 ft.
Required Spaces
All uses (except residential) 1 space /250 sq.ft.
Residential uses 1 space /1 bedroom unit and
studio; 0.5 for every additional
bedroom
Notes
#3 — Attics and mezzanines less than 7 ft. (avg.) height shall not be
counted as a story.
#4 — Mansard roofs are not permitted
#5 — Parking 24 ft. max. (except
driveway width service drives which may 0
be a max. of 30 ft. wide)
46 - On corner lots, driveway shall not be located O
on a primary street.
#7 — Shared driveways and cross access easements are encouraged
between non - residential lots to minimize curb cuts.
#8 — Parking may be provided off -site within 1,200 feet or as shared
parking. A shared parking plan has to be approved by the City Manager
or his/her designee.
#9 - Section 118 -834 of the City of NRH Zoning Ordinance shall apply
for design of off - street parking areas.
• Encroachments are permitted into any required yard and may
occupy no more than 50% of that yard.
• Canopies, awnings, signs, and balconies may not encroach
over the pro line.
Bonus Provisions
A development may be eligible for the following bonuses:
• A 10% increase in residential density for every 5%
increase in commercial land use over 15% of the
development
Transition Zone
I
I
1
6' High
Masonry Fence
1
Single- Family
Residential
Lot/Use
Property Line
The following applies to all buildings located adjacent to an
existing, zoned single- family detached residential.
Transition Zone 25 ft. (min.)
Max. Building Height at 2 stories
within Transition Zone
#10 - A 6 ft. high masonry fence shall be installed at the property line
adjacent to the existing residential use.
#I I - Building mass shall be stepped down along the residential edge.
# 12 — Any frontage along all public streets (except alleys, arterial
roadways, and highways) not defined by a building at the BTZ shall be
defined by a 4 ft. high Street Screen built within the BTZ.
# 13 - Ground and roof mounted mechanical equipment shall be screen
from direct view of adjoining public rights -of -way or single- family
residential uses. In addition to a parapet wall no higher than 42 in., the
perimeter of any visible roof mounted mechanical equipment shall be
circumscribed by an appropriate device that is at least as tall as the
equipment itself.
# 14 — Loading and unloading shall be located along TOD General
Streets or alleys only.
Ordinance No. 3056
Page 23 of 56
P
cr
ca
Primary Street
Key
---- - - - - -- Property Line - - - - - -- Setback Line
E -11
\\ Build -to Zone Building Arm
Buildin Placement
Build -to Zone (BTZ)
(Distance from property line to edge of the zone)
Front (Arterial Street) 10 ft. — 70 ft.
Front (Any other TOD Street) 10 ft. — 70 ft. =
Setback
Side 5 ft. (see #1) O
Rear
15 ft.
Adjacent to SF residential
15 ft. O
Adjacent to any other use
10 ft.
Building Form
(see #3)
% of building built to primary
60% (min.)
0
street BTZ
(see #2)
% of building built to secondary
40% (min.) O
street BTZ
(see #2)
Block and Lot Stan
Block face dimensions
1,000 ft. (maximum)
Block perimeter
3 ft. (maximum)
Lot Width 400 ft. (max.) O
Lot Depth 400 ft. (max.)
Lot coverage 75% (max.)
Residential density NA
A "
0 A
1
1
t �
s
Property Line
Building minimum
15 ft.
0—
Building maximum
2 stories
0
(see #3)
Ground floor finish
12 in. max. above sidewalk for
level
commercial
O
18 in. min. for residential
First floor height
15 ft. min. for commercial
10 ft. min for residential
Upper floor(s) height
10 ft. min.
Mixed Use Criteria
Land Use
Min. % of Max. % of
Preferred
building area building area
Retail /Restau
30% 70%
50%
...................... .......... -.... - .----- ......._......... -
Office
-- -.. . ........ _..._. .............. ......... .. .................
10% 50%
30%
.... ............................... ............ ...............................
Residential
Permitted only above first
_ ... ........
floor
-- -
Civic /Open Space
- -- -
0% 10%
5%
(excl. religious)
- -- —
- - -- _ ....... . ..... -- - - - --
-
Other (industrial)
5% 25%
15%
Building Types
Shopfront
Civic building
Residential Loft
Office building
Notes
#I - Side setbacks shall be either 5 ft. or based on minimum fire
separation required between buildings, if applicable.
#2 - Corner building street facades must be built to the BTZ for a
minimum of 15 ft. from the corner along both streets.
#3 - Attics and mezzanines less than 7 ft. (avg.) height shall not be
counted as a story.
#4 - Mansard roofs are not permitted
#5 - Any frontage along all TOD streets (except alleys, arterial
roadways, and highways) not defined by a building at the BTZ shall
be defined by a 4 ft. high Street Screen built within the BTZ.
Ordinance No. 3056
Page 24 of 56
F. Arterial Mixed Use
Primary Street
Key
_.._.._... Property Line
Parking Area
Parkin
Location (distance from property line)
Front setback 10 ft. O
0 ft. (next to
O
Side setback commercial)
10 ft. (next to
residential)
Secondary street 10 ft.
O
setback
Rear setback 5 ft.
Required Spaces
Shall meet Section 118 -833 of the city of North Richland Hills
Zoning Ordinance.
Notes
#6 — Parking City /TXDOT standards
driveway width on Arterial Roadways
and
24 ft. max. on all TOD
Streets
#7 - On corner lots, driveway shall not be O
located on a primary street (with the exception
of arterial roadways).
#8 — Shared driveways and cross access easements are
encouraged between non - residential lots to minimize curb cuts.
#9 — Parking may be provided off -site within 1,200 feet or as
shared parking. A shared parking plan has to be approved by the
City Manager or his /her designee.
Encr oachments 1 R equired Yar
• Encroachments are permitted into any required yard and may
be no more than 10 ft.
• Canopies, awnings, signs, and balconies may not encroach
over the property line.
Residential Transition Standards
Transition Zone
�< e
t
� t
6 "High �
Masonry Fence
Single - Family
Residential
LoVUse
� o
Property Line
The following applies to all buildings located adjacent to an
existing, zoned single - family detached residential.
Transition Zone 25 ft. (min.) 0
Max. Building Height at 2 stories
within Transition Zone 0
# 10 — 118 -834 of the City of NRH Zoning Ordinance shall apply
for design of off - street parking areas.
#I I - A 6 ft. high masonry fence shall be installed at the property
line adjacent to the existing residential use.
# 12 - Building mass shall be stepped down along the residential
edge.
# 13 - Ground and roof mounted mechanical equipment shall be
screen from direct view of adjoining public rights -of -way or
single- family residential uses. In addition to a parapet wall no
higher than 42 in., the perimeter of any visible roof mounted
mechanical equipment shall be circumscribed by an appropriate
device that is at least as tall as the equipment itself.
# 14 — Loading and unloading shall be located along TOD
General Streets or alleys only.
Ordinance No. 3056
Page 25 of 56
G. TOD Residential
Primary Street
Key
- ••- •• -• -• Property Line - - - - - -- Setback Line
EN Build -to Zom Building Area
Build -to Zone (BTZ)
(Distance from property line to edge of the zone)
Corner Lots:
Front (Primary Street)
0 ft. — 10 ft.
A,
Front (Secondary Street)
0 ft. — 10 ft.
=
Width of corner lot build -to zone
25 ft. (min.)
(both primary and secondary
First floor height 1
15 ft. min. for commercial
10 ft. min. for residential M
Front (Primary Street) 10 ft. — 25 ft.
Front (Secondary Street) 10 ft. — 25 ft. =
Setback
Side 0 ft. (see #1) O
Rear 10 ft. Oi
Building Form
% of building built to primary 60% (min.)
street BTZ (see #2) 0
% of building built to secondary 40% (min.) O
street BTZ (see #2)
i i an L o ''t' Standards
Block face dimensions 600 ft. (maximum)
Block perimeter
2
000 ft. (maximum)
Lot Width 200 ft. (max.) O
Lot Depth 200 ft. (max.)
Lot coverage 75% (max.)
Residential density 18 du/ac (max.)
Hei
F*
Building minimum 15 ft.
Building maximum 3 stories
(see #3)
Accessory building 2
2 stories
max. (
(see #3)
Ground floor finish 1
12 in. max. above sidewalk
level m
(for commercial uses); 18 in. O
min. (for residential uses)
First floor height 1
15 ft. min. for commercial
10 ft. min. for residential M
Building Form
% of building built to primary 60% (min.)
street BTZ (see #2) 0
% of building built to secondary 40% (min.) O
street BTZ (see #2)
i i an L o ''t' Standards
Block face dimensions 600 ft. (maximum)
Block perimeter
50 ft. (max.)
000 ft. (maximum)
Lot Width 200 ft. (max.) O
Lot Depth 200 ft. (max.)
Lot coverage 75% (max.)
Residential density 18 du/ac (max.)
E
Accessory building 2
2 stories
max. (
(see #3)
Ground floor finish 1
12 in. max. above sidewalk
level m
(for commercial uses); 18 in. O
min. (for residential uses)
First floor height 1
15 ft. min. for commercial
10 ft. min. for residential M
................................. .............................._
Residential Loft :Townhouse
Single- family detached � Live -Work Unit
Ordinance No. 3056
Page 26 of 56
Key
_.._.._... Property Line
Perking Arta
Primary Street
Location (distance from property line)
Front setback (min.) 25 ft. O
Side setback (min.) 0 ft. O
Secondary street 10 ft. O
setback (min.)
Rear setback (min.) 5 ft. Q
Required Spaces
All uses (except residential uses)
Uses under 3,000 sq.ft.
Uses over 3,000 sq.ft.
Residential uses
Transition Residential i
1
i 1
Transition Zone
;<
1
1 A 1
i ;
1
1
& High
Masonry Fence
i \ 1
Single - Family
Residential
` LoWse
v
Property Line
The following applies to all buildings located adjacent to an existing, zoned
single- family detached residential.
Transition Zone 15 ft. (min.)
Max. Building Height at 2 stories
within Transition Zone
• A 6 ft. high masonry fence shall be installed at the property line
adjacent to the existing residential use.
#4 — All buildings shall meet the Architectural Standards in Section 8.
#5 — Mansard roofs are not permitted
#6 — All buildings in the TOD Residential shall meet the Architectural
Standards in Section 8.
#7 — Any frontage along a public street (except alleys) not defined by a
building at the BTZ shall be defined by a 4 ft. Street Screen built within the
No off - street parking req' d BTZ.
1 space /300 sq.ft. #8 — Parking driveway width 20 ft. max. 0
1 space /unit;
0.5 space /studio
Corner Lots: Canopies, signs, awnings, and balconies may encroach over
the sidewalk as long as the vertical clearance is a minimum of 8 ft. and the
encroachment does not exceed 50% of the required sidewalk width.
Interior lots: Porches, stoops, awnings, signs, balconies, bay windows and
other architectural features may encroach into required yards, provided
they do not encroach over the front property line.
Notes
41 — Side setbacks shall be based on minimum fire separation required
between buildings, if applicable
#2 — Corner building street facades must be built to the BTZ for a
minimum of 30 ft. from the corner along both streets.
#3 — Attics and mezzanines less than 7 ft. (avg.) height shall not be counted
as a story.
#9 - On corner lots, driveway shall not be located on
a primary street. 0
# 10 — Shared driveways and cross access easements are encouraged
between lots to minimize curb cuts.
# 11 — Parking may be provided off -site within 1,200 feet or as shared
parking.
# 12 — Section 118 -834 of the City of NRH Zoning Ordinance shall apply
for design of off - street parking areas.
# 13 — Canopies, awnings, signs, and balconies may encroach over the BTZ
and setback areas.
#14 - Ground and roof mounted mechanical equipment shall be screen
from direct view of adjoining public rights -of -way or single - family
residential uses. In addition to a parapet wall no higher than 42 in., the
perimeter of any visible roof mounted mechanical equipment shall be
circumscribed by an appropriate device that is at least as tall as the
equipment itself.
# 15 - Building mass shall be stepped down along the residential edge.
# 16 — Loading and unloading shall be located along TOD General Streets
or alleys only.
Ordinance No. 3056
Page 27 of 56
Section 118-567. Street & Streetscape Design Standards
a. Generally: Streets in the Station Areas need to support the overall goal of a mixed use,
compact, pedestrian oriented district. They should balance all forms of mobility while
maximizing convenience for residents and visitors.
The Regulating Plan designates the required and recommended street network within each
Station Area. This section specifies the typical configuration of streets within both the
Station Areas. The specifications address vehicular lane width, parkway widths, R-O-W
widths, number of travel lanes, on-street parking, and pedestrian accommodation. The
character of streets in the Station Area will vary based on the location. Some streets, such
as Davis Blvd., Mid-Cities Blvd., and Loop 820, are under the purview of TxDOT while
the remaining streets are city streets.
b. New Streets: In addition to standards for existing streets, this section specifies standards for
new streets in both station areas. New streets in both station areas shall be based on the
required or recommended designation on the corresponding Regulating Plan. New streets
that are designated as "TOD Street" may use any of the available street types established
for the Station Areas.
c. Street Types Established. Table 7.1 and associated cross sections shall establish the cross
sections for each street type. The cross sections may be adjusted to fit existing contexts
with the approval of the Director of Public Works. In addition, the proposed cross sections
may be adjusted to meet the needs of the Uniform Fire Code as adopted by the City.
Elements R-O-W Number Lane On-Street Sidewalk Cross Walk Parkway/
(Recommended of Lanes Widths Parking Width Requirement Tree Well
Street Type minimum) (min.)
Commercial 60 ft. 2 10 ft. Yes, both 6 ft. Intersections Tree Well,
"Main" Street sides, parallel and min. of 1 6 ft. XS ft.
or angled* mid-block
Commercial 80 ft. + 6 ft. 4 11 ft. Yes, both 6 ft. Intersections Tree Well,
Avenue sidewalk sides, parallel and min. of 1 6 ft. X6 ft.
easement or angled* mid-block
TOD 80 ft. + 6 ft. 4 + turn 11 ft. No 6 ft. Intersections Parkway
Boulevard sidewalk lanes 6 ft. wide
easement
Avenue 68 ft. 2 11 ft. Yes, both 8 ft. Intersections Parkway;
sides, parallel 6 ft. wide
or angled*
TOD General 60 ft. 2 11 ft. Yes, both 6 ft. Intersections Parkway;
Street sides, parallel 5 ft. wide
or angled*
TOD Alley 20 ft. NA 16 ft. No NA Street NA
16 ft. pavement intersections
width
*Angled parking may be permitted along these streets if an additional right-of--way of 16 ft. is
made available.
Ordinance No. 3056
Page 28 of 56
d. Street Cross Sections
Commercial Main Street (Main Street)
BTZ Sidewalk Parking
5' _ 11' I 9'
Commercial Avenue
BTZ from
edge of
sidewalk
I
g1
(Eastern Edge of
Iron Horse Blvd.)
Travel Travel
Lane Lane
10' s s 10'
60' R -O -W
BTZ from
edge of
Sidewalk
�
I i
'
I
I
I
I -
I
I
I
I
1
I
I
I
761'8 ' 11' 11' 11' 11' 8 ' 6' 10` ' (Western Edge of
Tra . Iron Horse Blvd.)
I Pukiaq TMW LAN" Team lines Parking Tres Sidaap
I 80' R -O -W
i
i
J�
I
I
fieq'tl Parking
Setback from:
i front building;
facade
• 10 -j
Niid•to Zone from Salt i Pktey Lana I Median Trave es Pkwy Sidewalk
(Eastern Edge of
due otSidewalic 11' - - 14 11 11'6 10-I
BTZ -f6 i"
Iron Horse Blvd. Easement' -- �} R•Q? -
... ..... .......,.
Parking Tree Sidewalk BTZ
Well
�.� 9' Sr 61 es 5' ►
srz
10�
(Westem Edge of
Iron Horse Blvd.)
Ordinance No. 3056
Page 29 of 56
TOD Boulevard
I
I
I
I
1
I
I
Avenue
6
sj- <5�<
o
t
q �
-rill
6V�
0
I
m
,
o
5 ►-. 9' 6' ---8'— + 15' .-. 5 ►
Yard Sidewalk Parkway ParWng Trawl lane Travel Lane Puking Sidewalk BTZ
s 68' R -O -W +-
TOD General Street
i
0 0
m �
i
i
i
BTZ Parkway/ Pull Travel Trave p� S�dewalK BTZ
Sidewalk Lane Lane
20'
------60' R•O-W
TOD Alley
Ordinance No. 3056
Page 30 of 56
- - -- Crraan Mr ciirfara nwkinn
e. Streetscape & Landscape Standards
Streetscape standards shall apply to all streets within the Station Areas. Streetscape standards
shall address all elements between the building face and edge of the curb. Typical streetscape
elements addressed are street trees, lighting, street furniture and pedestrian amenities, and
materials.
m;
J
Q
a
Sid � ti, I
BZone o UI I pkwy Travell Lin s
Street Trees
Street Lighting
Street Furniture
Sidewalk Material
Tree Well Grates/
Parkway Standards
Typical Streetscape Elements in TOD Streets
Street Trees (within public R- O -Ws):
i. Street trees shall be required on all TOD Streets (except on alleys, arterial roadways, and
highway access roads).
ii. Street trees shall be planted approximately 3 ft. behind the curb line.
iii. Spacing shall be an average of 30 ft. on center (measured per block face).
iv. The minimum caliper size for each tree shall be 3 in. and shall be a minimum of 12 ft. in
height at planting. Each tree shall be planted in a planting area no less than 40 sq. ft.
v. Species shall be selected from the TOD District Planting List in Appendix C of this
ordinance.
vi. Along the TOD Boulevard, trees shall be required in the center median and spacing and
species shall be the same as the trees in the parkway.
Street Furniture, Lighting, and Materials:
1. Pedestrian scale lighting shall be required along all TOD streets (except on alleys,
arterial roadways, and highway access roads). They shall be no taller than 14 ft.
ii. Street lights shall be placed at 50 ft. on center, approximately 3 ft. behind the curb line.
iii. The light standard selected shall be compatible with the design of the street and
buildings.
iv. Trash receptacles and bike racks shall be required along the following TOD streets —
Core Main Street, Avenue, Commercial Avenue, and TOD Boulevard. They shall be
located at an average of 100 ft. on center (measured per block face).
V. Street furniture and pedestrian amenities such as benches are recommended along the
following TOD Streets - Core Main Street and Commercial Avenue.
vi. All street furniture shall be located in such a manner as to allow a clear sidewalk
passageway of a minimum of 6 ft.
vii. Materials selected for paving and street furniture shall be of durable quality and require
minimal maintenance.
Ordinance No. 3056
Page 31 of 56
Landscape Standards (on private property):
i. All surface parking lots that accommodate more than 10 cars shall be required to plant
one canopy tree and three shrubs per every 1,000 sq. ft. of paved area.
ii. Trees and shrubs shall be planted in landscape islands no smaller than 200 sq. ft. each.
In addition, each tree shall be required a minimum of 40 sq. ft. of planting area. Trees
and shrubs shall be selected from the TOD District Planting List in Appendix C of this
ordinance.
iii. All lot frontages along a public street (except alleys and highways) not defined by a
building at the Build-to Zone may plant a 4 ft. high (min.) living fence in as the
required Street Screen. Such a living fence shall be composed of shrubs planted at 2 ft.
on center and 2 ft. high when planted. Species shall be selected from the TOD District
Planting List in Appendix C of this ordinance. The required Street Screen shall be
located within the build-to zone along the corresponding street frontage.
iv. Maintenance of all landscape materials shall meet the requirement s of Chapter 114 of
the City of North Richland Hills Zoning Ordinance.
v. Along arterials and highway access roads, street trees shall be planted within the
required landscape parkway as per Chapter 114 of the City of North Richland Hills
Zoning Ordinance.
vi. Turf and groundcover: When clearly visible from the street and alleys, all unpaved
ground areas shall be planted with low growing shrubs or ground cover, ornamental
grasses, or a combination thereof. Turf grass must be installed as solid sod and not
seeded on. Ground cover is encouraged over turf/sod.
Section 118-568. Architectural Standards and Guidelines
The Architectural Standards and Guidelines for the TOD Station Areas shall establish a coherent
urban character and encourage enduring and attractive development. Building plans shall be
reviewed by the DRC for compliance with the standards below.
The key design principles establish essential goals for development in both the Station Areas to
ensure the preservation, sustainability, and visual quality of this unique environment. Buildings
shall be located and designed so that they provide visual interest and create enjoyable, human-
scaled spaces. The key design principles are:
• New buildings/building facades shall utilize building elements and details to achieve a
pedestrian-oriented public realm.
• Contemporary design for alterations and additions to existing properties shall not be
discouraged when such alterations and additions do not destroy significant historical,
architectural or cultural material, and such design is compatible with the size, scale, color,
material, and character of the property, neighborhood or environment.
• Infill design can be approached with non-historic designs using simple and neutral elements
which will fit better with the character of the neighborhood. New designs generally should
not copy existing structures, but must be consistent with the character, style and scale of those
structures.
• Compatibility is not meant to be achieved through uniformity, but through the use of
variations in building elements to achieve individual building identity.
• Building facades must include appropriate architectural details and ornament to create variety
and interest.
• Open space(s) shall be incorporated to provide usable public areas integral to the downtown
environment.
Ordinance No. 3056
Page 32 of 56
The Smithfield area has an historic existing character that shall be preserved by rehabilitation of
existing significant buildings. In addition, new and infill construction in the district shall reflect
the character of the district during its historic period of significance.
a. Standards Specific to Historic TOD Zone:
In addition to Standards in Subsection B, the following Guidelines shall apply for all
development within the Historic TOD Zone. All changes to existing facades or new
buildings within this zone shall receive a "compliance" permit from the Planning and Zoning
Commission after DRC review and recommendations on the extent to which the proposed
changes or new construction meets the following guidelines.
Building Form & Massing:
• Buildings shall consist of rectangular building forms limited to one- or two- stories in
height.
• Simple architectural ornamentation at the street level of buildings such as wood
cornices or cast iron columns can both accent buildings, and provide visual interest
for pedestrians and motorists. Do not incorporate high style architectural
ornamentation that does not reflect the vernacular early 20 century design context of
Smithfield.
• Recessed entries provide weather protection, protect passing pedestrians from
opening doors, and add attractive detail to the storefront. Do not recess the entire
storefront.
Images showing appropriate building form and massing within the Historic Core
Horizontal Rhythm:
• A building larger than the width seen traditionally in the district (greater than 40 ft.)
should be divided into modules (20 ft. — 25 ft.) that are similar in scale to typical
buildings.
• Large project sites should be developed with several buildings, rather than a single
structure.
• The horizontal rhythm of the street wall shall be reinforced in new buildings by using
a similar alignment of windowsills, building lines, floor lines, cornices, rooflines, and
floor -to -floor spacing along a blockface.
• Using building design elements such as cornice lines, ground floor canopies and
awnings, overhangs and windowsills helps to maintain a clear visual division in
building design between the street level (ground floor retail uses) and upper floors.
Ordinance No. 3056
Page 33 of 56
Examples of buildings with a good horizontal rhythm along the street.
Doors and Windows:
Windows and doors shall be vertically oriented.
The primary entrance to buildings shall be clearly defined and oriented to the street,
and not to parking areas or side or rear elevations.
Clear glass should be used in upper story and storefront windows. No reflective,
heavily tinted, patterned or sandblasted glass should be used in storefront or upper
story windows. Patterned, colored or sandblasted glass can be appropriately used in
transoms above storefront windows, however.
Buildings with appropriate door and window openings
Roof Form:
• Flat roof forms with parapets, or gable roofs either facing or perpendicular to the
street with a 5/12 or similar pitch are appropriate to the character and image of
historic Smithfield.
Roof forms consistent with the character of Smithfield are recommended. Sloped
roof shapes on one -story commercial buildings are not recommended unless they are
hidden along all visible sides with a false parapet.
A visual terminus, such as a simple cornice, at the tops of two -story buildings helps
reinforce the character of Smithfield architecture.
Building Materials:
• At least 75 % of each fagade visible from any public right -of -way or adjoining
properties (except alleys) of new buildings shall use materials typical of common
building materials of the historic period and location, including brick and stone
indigenous to North Texas such as dark fieldstone. Masonry materials shall be
installed in a craftsman like manner that are a minimum of one inch thick and
imbedded in a cementitious reinforced substrate.
Ordinance No. 3056
Page 34 of 56
• Stone patterns, sizes and color of individual stones should be similar to those found
in historic stone buildings in the area, or typical of structures of this type, age or
vicinity.
• Masonry bonding patterns, sizes and color should be similar to those found in the
historic commercial and institutional buildings nearby, or typical of structures of the
type, age and vicinity.
• Traditional materials such as horizontal wood siding of dimensions similar to
novelty, shiplap or tongue- and - groove, or Cementitious horizontal siding, in a
smooth, paintable finish and of traditional dimensions may be used as accent
materials not to exceed 25% of each facade. Other non - traditional building materials
shall only be permitted as accent materials (no more than 25% of each facade visible
from any public right -of -way or adjoining properties).
Awnings and Canopies:
• Canopies of wood or metal and awnings of wood, metal, or canvas may be used to
protect pedestrians and create interest along the street.
• Fixed, rolled front awnings of corrugated metal, as found in many early 20 century
North Texas commercial districts, are appropriate for the Smithfield district.
• Fixed canopies may extend the width of a commercial building, and may be
supported at the outer edge by simple wood or metal posts, as long as the supports are
non - structural and do not interfere with pedestrian passage along the front sidewalk.
Buildings with canopies and awnings providing interest along the street and shade to
pedestrians
b. Standards Specific to TOD Core, General Mixed Use, Arterial Mixed Use, and High Intensity
Mixed Use Zones:
The following design standards and guidelines shall provide property owners, developers,
city staff, and decision makers adequate design guidance for new and existing commercial
buildings.
1. Location on the street:
(i) Buildings shall be oriented toward the major street with the primary entrance located
on that street. All primary entrances shall be oriented to the public sidewalk for ease
of pedestrian access.
Ordinance No. 3056
Page 35 of 56
Secondary Entrance
�r
P
Sidevealk
e
A
Pnmary Entrance
n n
Parking lane
Street
Graphic showing location of
primary and secondary entrances
to buildings.
At key intersections, buildings located on corner lots may utilize variations in
building massing to emphasize street intersections as points of interest in the district.
Maximum building heights shall be permitted to exceed by 25% for approximately
25% of the building frontage along each street facade.
t
Schematic showing how permitted variations in building massing are calculated.
2. Pedestrian- Friendly Building Massing and Scale:
(i) A building's massing shall serve to define entry points and help orient pedestrians.
(ii) Buildings and/or facades shall emphasize and frame or terminate important vistas.
Buildings in the TOD Core zone, to the extent practicable, shall maintain a 25 ft. — 35
ft. building facade widths or multiples thereof.
(iv) Variations in the rhythms within individual building facades shall be achieved within
any block of building facades with architectural elements such as bays, columns,
doors, windows, etc.
(v) Breaks in the predominant rhythm may also be used to reinforce changes in massing
and important elements such as building entrances, terminated vistas, or corner sites.
(vi) Porches, stoops, eaves, awnings, blade signs, arcades, colonnades and balconies
should be used along commercial storefronts and they may protrude beyond the
setback line provided that they do not inhibit pedestrian movement within the public
right -of -way.
Ordinance No. 3056
Page 36 of 56
.A - "
G
Schematic showing how permitted variations in building massing are calculated.
2. Pedestrian- Friendly Building Massing and Scale:
(i) A building's massing shall serve to define entry points and help orient pedestrians.
(ii) Buildings and/or facades shall emphasize and frame or terminate important vistas.
Buildings in the TOD Core zone, to the extent practicable, shall maintain a 25 ft. — 35
ft. building facade widths or multiples thereof.
(iv) Variations in the rhythms within individual building facades shall be achieved within
any block of building facades with architectural elements such as bays, columns,
doors, windows, etc.
(v) Breaks in the predominant rhythm may also be used to reinforce changes in massing
and important elements such as building entrances, terminated vistas, or corner sites.
(vi) Porches, stoops, eaves, awnings, blade signs, arcades, colonnades and balconies
should be used along commercial storefronts and they may protrude beyond the
setback line provided that they do not inhibit pedestrian movement within the public
right -of -way.
Ordinance No. 3056
Page 36 of 56
Variations in building rhythm using architectural
features
Allowed encroachments into the setback line
Building massing used to emphasize entrances
Al
1
r
Retail buildings with details that add interest
along the streetscape
3. Feature Buildings
(i) Buildings which are located on axis with a terminating street or at the intersection of
streets shall be considered as Feature Buildings. Such buildings shall be designed
with features which take advantage of that location, such as an accentuated entry and
a unique building articulation which is off -set from the front wall planes and goes
above the main building eave or parapet line.
Not recommended treatment of terminated vistas
4. Architectural Elements and Storefronts:
(i) Shopfront buildings shall be designed and built in tri- partite architecture so that they
have a distinct base, middle, and top.
Ordinance No. 3056
Page 37 of 56
Recommended treatment of terminated
vistas
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Window
Upper Facade
° �— -- Expression Line
Display
kcew.ci Entry
Bulkhead
Figures showing desired architectural elements in Shopfront buildings
(ii) Architectural elements shall be designed to the appropriate scale and proportions of
the selected architectural style.
(iii) An expression line or equivalent architectural element shall delineate the base of all
buildings, and a cornice shall delineate the tops of facades that do not utilize a
pitched roof. For retail storefronts, a transom, display window area and bulkhead at
the base shall be utilized.
(iv) Infill buildings shall maintain the alignment of horizontal elements along the block.
(v) Building entrances may be defined and articulated by architectural elements such as
lintels, pediments, pilasters, columns, porticos, porches, overhangs, railings,
balustrades, and others as appropriate. All building elements should be compatible
with the architectural style, materials, colors, and details of the building as a whole.
Entrances to upper level uses may be defined and integrated into the design of the
overall building facade. Doors and windows that operate as sliders are prohibited
along the following streets - Core Main Street, Avenue, Commercial Avenue, and
TOD Boulevard.
(vi) Roofs: Mansard roofs are prohibited and flat membrane -type roofs that are visible are
prohibited.
(vii) Doors and Windows: Generally, windows shall be oriented vertically, and bay
windows shall have external bottom supports. Dormer windows shall also be
vertically proportioned and slightly shorter than the windows below.
(viii) Transparency required: For all new construction and renovation in the TOD Core
zone, the street -level floor shall have transparent storefront windows covering no less
than 65% of the facade area. Each upper floor of all building facades facing a street
or plaza shall contain transparent windows covering at least 35% of the facade area.
Glass curtain wall buildings are prohibited. For all new construction and renovation
in the General Mixed Use, Arterial Mixed Use, and High Intensity Mixed Use zones,
the required street facing facade transparency (each floor) shall be at least 30 %.
(ix) Ground floor commercial and mixed use building plate heights (floor to floor) shall
be at least 15 ft. in height. Upper floor to floor heights shall be a minimum of 10 ft.
(x) Storefronts: Retailers located at the street level shall primarily use storefronts to
orient and advertise merchandise to customers. Retail buildings shall provide street -
level pedestrian- oriented uses at the ground floor level. Storefronts on facades that
span multiple tenants shall use architecturally compatible materials, colors, details,
awnings, signage, and lighting fixtures.
Ordinance No. 3056
Page 38 of 56
Retail storefronts with transparent windows Vertically oriented windows with emphasis
on corners and entrances.
5. Building Materials:
(i) At least 75 % of each fagade (excluding doors and windows) visible from any public
right -of -way or adjoining properties (except alleys) of new buildings shall be finished
in one the following materials:
• Masonry (brick, stone, cast stone, rock, marble, granite, glass block and /or tile)
Masonry materials shall be installed in a craftsman like manner that are a
minimum of one inch thick and imbedded in a cementitious reinforced substrate.
• Split face concrete block or poured -in -place concrete
(ii) No more than 25% each fagade (excluding doors and windows) visible from any
public right -of -way or adjoining properties (except alleys) of new buildings may use
accent materials such as decorative wood (naturally resistant to decay), metal,
synthetic materials, or reinforced Exterior Insulating Finishing System (EIFS)
(iii) Cementitious- horizontal siding in a smooth, paintable finish and of traditional
dimensions with at least a 50 -year warranty may only be used on the upper floors
within the TOD Core and General Mixed Use Zones. This material is not permitted
in the High Intensity Mixed Use and Arterial Mixed Use Zones
(iv) Side facades and rear facades shall be of finished quality and of the same color and
materials that blend with the front of the building. Rear facades may be painted tilt -
wall or painted block matching the same color of the rest of the building if the rear
fagade faces an alley or is not viewable from a public street or right -of -way. Rear
facades shall not be designed as blank walls and while they may not have the same
level of detailing as the other facades, they shall be designed to incorporate vertical
and horizontal changes in color, materials, and articulation that are in keeping with
the other street facing facades.
c. Standards Specific to TOD Residential Zone:
1. Location on the street:
(i) For corner buildings, at least one primary entrance shall address the primary street
unless configured as a courtyard or forecourt building.
(ii) Garages generally shall be located on alleys at the rear of residential buildings; pull -
through garages are allowed if the garage door is set back behind the rear fagade of
the main structure. If front - loaded garages or carports are utilized on single- family
residential lots, the garages and carports shall be no greater than 12 ft. wide, and set
back at least 20 ft. measured from the face of the main structure closest to the
garage /carport or rotated 90 degrees with windows on the wall facing the street. All
garage doors shall be divided into single bays separated by at least an 18 in. column.
Front - loaded garages on residential lots less than 50 ft. wide shall not be allowed.
Town homes and courtyard apartments shall utilize rear - loaded garages.
Ordinance No. 3056
Page 39 of 56
2. Pedestrian - Friendly Building Massing and Scale :
(i) On residential buildings, at least one of the following shall be utilized: porches,
stoops, bay windows, balconies, masonry clad chimneys, attached pergolas or
colonnades. Those architectural elements may encroach beyond the setback line to a
maximum of 50% of the setback.
(ii) The grade of the slab or main floor elevation shall be elevated at least 18 in. above
the grade of the sidewalk.
3. Architectural Elements:
(i) Residential buildings shall have relatively flat fronts and simple roofs with most
building wing articulations set at the rear of the structure. Window projections,
stoops, porches, balconies, and similar extensions are exempt from this standard.
(ii) Gable roofs, if provided, shall have a minimum pitch of 5/12. When hipped roofs are
used, the minimum pitch shall be 5/12. Other roof types shall be appropriate to the
architectural style of the building.
(iii) Architectural embellishments that add visual interest to the roofs, such as dormers
and masonry chimneys may be provided.
(iv) All new residential buildings shall have windows or doors covering no less than 30%
of all street facing fagades.
Residential townhomes with stoops, dormers, and other architectural embellishments that
add visual interest along the street.
Ordinance No. 3056
Page 40 of 56
Residential townhomes with primary entrances to
the street
Live -work units with bay windows
4. Building Materials:
(i) At least 75 % of each facade (excluding doors and windows) visible from any public
right-of--way or adjoining properties (except alleys) of new buildings shall be finished
in one the following materials. No more than any combination of three of the
following different materials shall be used on any single facade:
• Masonry (brick; stone; man-made stone or stucco utilizing athree-step process).
Masonry materials shall be installed in a craftsman like manner that are a
minimum of one inch thick and imbedded in a cementitious reinforced substrate;
• cementitious horizontal siding, in a smooth, paintable finish and of traditional
dimensions with a 50-year warranty.
(ii) The following shall be only allowed up to 25% of each facade as an accent material:
• Decorative wood (naturally resistant to decay), metal, synthetic materials or
reinforced Exterior Insulating Finishing System (EIFS) or similar material over a
cementitious base, rock, glass block and tile.
(iii) Alley facing facades shall be of finished quality and of the same color and materials
that blend with the front of the building.
(iv) Roofing materials (visible from any public right-of--way): copper, factory finished
painted metal, slate, synthetic slate, terra cotta, cement tile, glass fiber and asphalt
shingles.
(v) An enclosed garage or carport shall be designed and constructed of the same material
as the primary building.
d. Building Types permitted by Character Zone: Table 8.1 shall establish the building types
permitted by Character Zone.
Building Type
1. Shopfront building
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Character Zone Historic TOD Gen. TOD Res. Arterial High
Core Core Mixed MU Intensity
Use (I & MU
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commercial
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Ordinance No. 3056
Page 41 of 56
Character Zone Historic TOD
Core Core
Building Type
2. 3-Story Mixed Use (loft building)
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Ordinance No. 3056
Page 42 of 56
Character Zone Historic TOD Gen. TOD Res. Arterial High
Core Core Mixed MU Intensity
Building Type Use (I & MU
S)
5. Apartment building NP P P P NP NP
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Ordinance No. 3056
Page 43 of 56
7. Townhouse
Character Zone Historic TOD Gen. TOD Res. Arterial High
Core Core Mixed MU Intensity
Building Type Use (I & MU
S)
8. Detached house NP NP P P NP NP
9. Commercial building (high rise) NP NP NP NP NP P
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Section 118-569. Signage
Except as specifically listed below, all other signage and sign standards must comply with
Chapter 106 of the City of North Richland Hills Code of Ordinances, as amended.
(1) For conforming uses and new signs for non-conforming uses, the standards in Table
9.1 shall apply and sign permits may be approved administratively unless
specifically noted in this section. An applicant has the option to establish unique
sign standards including size, color, type, design, and location based upon specific
performance criteria. Such sign standards shall be reviewed by the Sign Review
Committee and is subject to approval of the Sign Review Board. Non conforming
signs shall meet Chapter 106 of the City of North Richland Hills Code of
Ordinances.
Ordinance No. 3056
Page 44 of 56
Table 9.1
Character Zone Historic TOD G/MU Arterial High TOD Standard
Core Core (S & I) MU Intensity Res.
Sign Type MU
(1) Wall (Building) P P P P P P • For all commercial uses fronting on I-820
Signs (comm. access road: One sign per tenant space; area to
uses be calculated at 0.75 sq. ft. per linear foot of
only) highway frontage with a maximum of 200 sq.
ft.
• For all other commercial uses (retail, office,
and restaurant): One sign per tenant space;
area to be calculated at 1 sq. ft. per linear foot
of public street frontage with a maximum of
50 sq. ft.
• Second floor commercial uses may also be
permitted one second floor wall sign per tenant
space per public street frontage; area to be
calculated at 0.75 sq. ft. per linear foot of
second floor frontage along that public street.
• Live-Work and Home occupations: One sign
limited to an area of 12 sq. ft. max.
• May encroach a maximum of 12" on to a
sidewalk while maintaining a vertical
clearance of 8 ft. from the finished sidewalk.
• Wall signs may be internally or externally lit.
• In the TOD Residential Zone, wall signs are
only permitted for commercial uses (including
the "work" component of live-work uses).
(2) Monument NP NP P P P NP One monument sign per lot per street frontage (no
Signs more than 2 per lot separated by at least 100 ft.)
limited to a maximum of 50 sq. ft. per sign face
and 6 ft. in height.
(3) Window P P P P P P Limited to 10% of the window area.
Signs (comm. . In the TOD Residential Zone, window signs
uses are only permitted for commercial uses
only) (including the "work" component of live-
work uses).
The following shall be exempt from this
limitation:
• Addresses, closed/open signs, hours of
operation, credit card logos, real estate signs,
and now hiring signs.
• Mannequins and storefront displays of
merchandise sold.
• Interior directory signage identifying
shopping aisles and merchandise display
areas.
(4) Blade Signs P P NP NP NP P Shall be permitted for all commercial uses
(comm. only (retail, restaurant, and office)
uses . 15 sq. ft. maximum per sign face.
only) . May encroach a maximum of 3 ft. over a
public sidewalk/R-O-W.
• Blade signs may be attached to the building or
hung under the soffit of an arcade or under a
canopy/awning while maintaining a vertical
clearance of 8 ft. from the finished sidewalk.
• In the TOD Residential Zone, blade signs are
only permitted for commercial uses (including
the "work" component of live-work uses).
(5) For sale/for P P P P P P Size is limited to 32 sq. ft. per sign face
lease signs All other standards are the same as Sign
Ordinance
(6) Address signs P P P P P P Same as Sign Ordinance
(7) Temporary P P P P P P 1 free standing sign per lot during construction
construction only; limited to 32 sq. ft.
signs
(8) Banners P P P P P P Same as Sign Ordinance
(9) Sandwich P P NP NP NP P Permitted only for retail, service, or
Ordinance No. 3056
Page 45 of 56
Character Zone
board signs restaurant uses
• Limited to 8 sq. ft. per sign face per
storefront;
• Sign may not exceed 2 ft. in width or 4 ft. in
height.
• A minimum of 6 ft. of sidewalk shall remain
clear.
• Chalkboards may be used for daily changing
of messages. Readerboards (electronic and
non-electronic) shall be prohibited.
• Sign shall be removed every day after the
business is closed.
(10) Light Pole P P P P P P 10 sq. ft. per sign face.
Banners • Limited to one per light pole
• All light pole banners shall be approved by
the appropriate utility company prior to
consideration by the Sign Control Board.
• Light pole banners shall be limited to
publicize community-wide events, holiday
celebrations, public art, and other city
sponsored events.
(11) Directory P P P P P P • Shall be allowed for all multi-tenant
signs buildings only
• One directory sign per multi-tenant building
limited to 10 sq. ft. in area
• Design of the sign shall be integral to the
_ facade on which the sign is to be affixed.
(12) Any sign with NP NP NP NP NP NP
LED lights or
electronic
reader boards
Section 118-570. Civic/Open Space standards
a. The location, scale, and design of Civic/Open Spaces in the two Station Areas shall be based
on the Illustrative Master Plan for each Station Area.
b. Square, parks, and greens are appropriate in any Character Zone. Plazas may serve as open
spaces and shall only be appropriate in the Historic Core and the TOD Core Character Zones.
c. All new development and redevelopment within the two Station Areas shall provide a
minimum of 10% of the gross area of the site in usable Civic/Open Space. No more than
50% of the required Civic/Open Space may be in the form of private open space (excluding
any required yards or retention/detention areas).
d. All new development and redevelopment of property less than 10 acres may pay a park
dedication fee based on the city's Code of Ordinances Chapter 62 in lieu of the above
requirement.
e. The following criteria shall be used to locate and design Civic/Open Spaces in the two station
areas:
i. Locate and design plazas or squares to link the station platform to adjoining retail and
commercial areas. Plazas shall be no smaller than t/4 acre and no larger than 1 acre.
Squares shall be no smaller than 1/z acre and no larger than 2 acres.
ii. All Civic/Open Spaces should be designed to be prominently featured and add value to
development.
Ordinance No. 3056
Page 46 of 56
iii. Civic/Open Spaces may be in the form of pocket parks, children's play areas, greens,
squares, and linear greens. Active sports fields and structured recreational activities
shall be limited to less than 10% of any parks located in each Station Area.
Section 118-571. Administration
This section sets forth the provisions for reviewing and approving development applications
within both the Station Areas. The intent is to ensure that all development and redevelopment is
consistent with the provisions of this ordinance and the goals for Transit-Oriented Development
in the City. All sections of this ordinance shall be applied during the review process.
a. Overview of the Development Review Process: Development and redevelopment within the
two Station Areas is streamlined and shall follow the following guidelines:
i. All non-residential or mixed use development or redevelopment of one or more
properties that is 10 acres or larger may submit a concept plan prior to a site plan.
ii. All residential development must have an approved Concept Plan prior to building
permit application.
iii. All non-residential or mixed use development must have a site plan approved by the
city prior to building permit application.
iv. All development or redevelopment must have a final plat approved by the city prior to
building permit application.
b. Concept Plan: The Concept Plan in the TOD District is intended to illustrate that the general
development pattern proposed is consistent with the purpose and intent of the TOD and
Station Area Plans. The applicant shall submit a Concept Plan for the entire property under
consideration for development. A Concept Plan is not intended to be a detailed proposal;
rather, it shall illustrate general location of land uses, street layout, treatment of transition
areas to adjacent uses and any other appropriate information required by this ordinance. The
Concept Plan in this Zone shall illustrate the general design direction of the site(s) with
adequate information on the design intent, intensity, and phasing of the project.
Requirements of Concept Plan Submittal- The applicant shall prepare a Concept Plan demonstrating
compliance with the District's purpose and standards and the City's Comprehensive Land Use Plan for
review by the Development Review Committee (DRC). A Concept Plan shall include the following:
i. Map(s) and/or reports that include the following information (maps drawn to an
appropriate scale):
1) location of the subject property including delineation of Character Zones,
required and recommended streets, and any special frontage requirements.
2) the layout of proposed blocks, streets, alleys, and trails consistent with this
ordinance and other city ordinances and plans;
3) delineation of the proposed street type of each new and existing street
4) the location, acreage, and type of open space areas with an indication for each
whether it will be privately owned, a common area for residents only or
dedicated to public use;
5) the location, acreage, and percentages of retail, office, residential, civic, and
open space uses by Character Zone and compliance with the Mixed Use Criteria
for each Character Zone
6) conceptual images of proposed buildings, open spaces, and streets including
architectural renderings, typical elevations, photographs, and other graphics.
Ordinance No. 3056
Page 47 of 56
7) A schedule for the proposed development (or for each phase, if it is to be
developed by phases), which schedule shall not be binding but shall be provided
in order to show generally how the applicant will complete the project
containing the following information:
^ The order of construction by section delineated on the Concept Plan;
^ The proposed schedule for construction of improvements to open space
areas;
^ The proposed schedule for the installation of required public or utilities
improvements and the dedication of public rights-of--way, easements and
properties.
c. Site Plan: All non-residential and mixed use development within the Station Areas must have
a site plan approved by the city prior to the issuance of a Building Permit. All Site Plan
applications shall meet the submittal requirements for a PD Site Plan in Section 118-241 of
the City of North Richland Hills Zoning Ordinance.
d. The City's Development Review Committee shall be responsible for the following:
ii. Reviewing applications for concept plans, site plans, plats, and any other
development related applications within the two Station Areas.
iii. Make determinations on the applications and interpretations of guidelines, standards,
and requirements of this ordinance.
iv. Approval of Concept and Site plans within the two Station Areas that comply with all
applicable city ordinances.
e. Appeals and Special Development Plans
All applications that appeal the decision of the DRC, request a modification to any of the
standards within this district, request any development bonuses, or development incentives
shall be reviewed and processed as "Special Development Plans"
Special Development Plans: Special Development Plans are intended to allow applicants
development flexibility to address specific market opportunities and/or contexts. An
application for a Special Development Plan may only be approved by the City Council after a
recommendation has been made by Planning and Zoning Commission. The DRC shall
review and make recommendations on all SDPs prior to forwarding it to the Planning and
Zoning Commission. In evaluating a Special Development Plan, City Council shall consider
the extent to which the application meets the following:
• the goals and intent of Transit Oriented Development in the city
• provides an alternative "Master Plan" approach by consolidating multiple properties
to create a predictable, market responsive development for the area
• fits the adjoining context by providing appropriate transitions
• provides public benefits such as usable civic and open spaces, livable streets,
structured and shared parking, and linkages to transit
• does not hinder future opportunities for higher intensity transit-oriented development
Transitional Surface Parking Lots: In addition, all Transitional Surface Parking lots
within the Historic TOD and TOD Core zones that accommodate 50 or more cars within
one or more contiguous lots may only be permitted with a Special Development Plan
approval by City Council. Applications for an SDP for a Transitional Surface Parking lot
shall include a phasing plan for development on the site that would be in compliance with
the standards for that specific character zone. In approving an SDP for a Transitional
Ordinance No. 3056
Page 48 of 56
Surface Parking lot, City Council may impose atime-limit on the use. An applicant may
request 3-year extensions of such an SDP to City Council with any supporting
information on future development phasing and justify the need to extend the use of the
surface parking lot. A Transitional Surface Parking lot may be converted into a building
site with Site Plan approval at any time.
Legal non-conforming structures: Any buildings or structures that were legally permitted
and constructed at the time of adoption of this ordinance but do not meet the Building
Form and Development Standards in Section 6 or Architectural Standards and Guidelines
in Section 8 may continue to exist. However, any expansion shall meet the standards of
this ordinance unless a Special Development Plan is approved by City Council. While
considering approval of such an SDP, City Council shall evaluate the extent to which the
application meets the intent of the TOD Building Form and Development Standards, and
Architectural Standards and Guidelines.
f. Special Events and Special Use Permits: Special Events shall be regulated by Ordinance
118-715 and Special Use Permits shall be regulated by Ordinance 118-201 of the City of
North Richland Hills Zoning Ordinance.
g. Plat Approval:
i. Preliminary Plat Approval: An application for Preliminary Plat may be submitted only
after approval of a Concept Plan or site plan for development. A Preliminary Plat may
be submitted for all of a planned development or for a portion of development. The
Preliminary Plat shall generally conform to the approved Concept Plan. The applicant
shall follow Chapter 110, Article IV of the city's Subdivision Regulations, for the
Preliminary Plat Submittal Requirements.
Simultaneous Submittals -Applications for a Preliminary Plat approval may be
submitted for review simultaneously with the Concept or Site Plan application. In such
cases, any approval of the Preliminary Plat must be conditioned upon the approval of
the Concept or Site Plan. If the approved Concept or Site Plan includes any additions
or conditions by the DRC, the Preliminary Plat undergoing simultaneous review must
be amended to conform to the approved Concept or Site Plan.
ii. Final Plat Approval: An application for Final Plat approval shall be submitted only
after a Preliminary Plat has been approved for development. A Final Plat may be
submitted for all of a planned development or for a portion of development. The Final
Plat shall conform to the approved Preliminary Plat and Concept or Site Plan. The
applicant shall follow Chapter 110, Article V of the city's Subdivision Regulations, for
the Final Plat Submittal Requirements.
h. Non Conforming Uses, Buildings, and Sites:
All non conforming uses, buildings, and sites shall meet Section 118-151 of the city of North
Richland Hills Zoning Ordinance with the exception under Section 11(e) above under Special
Development Plans of this Ordinance.
Ordinance No. 3056
Page 49 of 56
i. Amendments to Approved Site Plans
The Planning Director may approve minor changes to and deviations from approved site
plans with the applicant's written justification of the nature of changes. Minor changes are
those that do not materially change the circulation and building location on the site, increase
the building area, or change the relationship between the buildings and the street. Any
significant changes to and deviations from approved site plans shall be regarded as an
amendment to that particular plan and shall be reviewed and subject to DRC approval. The
Planning Director shall make the determination as to whether a proposed change is minor or
significant.
j. Amendments to the Regulating Plan and/or Zoning Text:
Amendments and changes to the Regulating Plan, text changes, property boundaries or
requests for Special Development Plans shall be processed as an amendment to the zoning
ordinance under Article II, Division 5 of the North Richland Hills Zoning Ordinance.
Ordinance No. 3056
Page 50 of 56
f ---- - - - --,
NRH Location Map
LEGEND
CHARACTER ZONES
SPECIAL REQUIREMENTS
Hisloiric T O. D
Lj
Am Frontap
TO D. Cue
- onfage
F I G-- m-ed Use
i . 1w Horse
niou4, Frontwor.
General Mtyec Use
• STrAllied
cwicuow Space
TO D. ResdeMW
:posed
Arterial Mj(ed Use
4— Spam,
i : inte-isa rans *, Dr
HIM kamIt Mixed Use
Z , ) r,f ,
STREET TYPES & TRAILS
Corrmrerc al Wwry $!
f 4 C com"C410,ain' St -
C Avenue
T 0 D Boulevard
Generz T O.D Sow
Gmera: T O D 1;j
Pm -;red New
ones Gwwa' I OD st-
Recowiendw
-tYOrrffrlenma I U.U. bvw
ENO Avemse
rrr Aile
it Aile - Recomreided
Bike Tram
T 0 D Bojn("
3W 6W
Appendix A
Re Plan
Smithfield T.O.D.
NORTH RICHLAND HILLS
Ma 21. 2009
NItH Clateway
Plannin Group
Ordinance No. 3056
Page 51 of 56
NRH Location Ma
LEGEND
CHARACTER ZONES
SPECIAL REQUIREMENTS
HaDACT.O.D.
Aft1W FralWe
TO. D Core
Commerc ro
ual Fma
GwwW Mixed Use
- kon How
WA-vaid rfomage
Gwwd mixed us-
- simmlidd
, -1 cvvoce -) spac-
T.O.O. Fbs.dwmi
lrocosec Nev. Cw,,
Mixed Use
Open Space
Lj Aftft
I 1,Dh wiens t r
Zol*,
High Wminsfty Mixed Use
STREET TYPES & TRAILS
Cormiemi'main Siree
If Is a 2 k— - --j 7 0 D. Street
3 9 A 4 c e m m - C a 8 t , m a n , S1-
Avwun
Recommended
Cm.mca; Ave,,*
rrwr Njay
To 0. Boulevafd
0 0 W - Recommended
— Me Trag
GerwW T.0 D. Street
TOD Dij,,dV
3eneral T 0 D St
Reo:wed New
1202 Gene(vTOD St -
Recommended
11
0 3W Im,
Appendix B
Regulating Plan
Iron Horse T.O.D.
NORTH RICHLAND HILLS
Ma 21. 2009
Iq RH Gatew I'lannin Cirou
Ordinance No. 3056
Page 52 of 56
Appendix C
Recommended Planting List
The following lists contain all species approved for use in the two TOD Station Areas. It contains native
and acceptable adapted species. Other species that are drought tolerant and adaptive may be used for
planting within the TOD Station Areas. The use of alternative species may be permitted with the
approval of the Zoning Administrator.
CANOPY/STREET TREE LIST
Common Name
Live Oak
Shumard Red Oak
Texas Red Oak
Chinquapin Oak
Post Oak
Black Jack Oak
Shantung Maple
Lacebark Elm
Cedar Elm
Thornless Honey Locust
Bald Cypress
Pond Cypress
Botanical Name
Quercus virginiana
Quercus shumardii
Quercus texana
Quercus muhlenbergii
Quercus stellata
Quercus marilandica
Acer truncatum
Ulmus parvifolia
Ulmus crassifolia
Gleditsia triacanthos var. inermis
Taxodium distichum
Taxodium ascendens
AREA VEGETATION LIST
(In addition to the above list, these plantings may be placed in Civic/Open Spaces or used to meet the
private landscaping requirements of the Code.)
Common Name Botanical Name
Pecan Carya illinoensis
Chinese Pistache Pistacia chinensis
Bur Oak Quercus macrocarpa
Magnolia Magnolia grand flora
Texas Redbud Cercis Canadensis var. texensis
Oklahoma Redbud Cercis x texensis
Eve's Necklace Sophora affinis
Yaupon Holly Ilex vomitoria
Ginkgo (male only) Ginkgo biloba
Crepe Myrtle Lagerstromia indica
The applicant shall select drought tolerant, low maintenance, and adaptable shrubs and ground cover
based on the placement on the site subject to approval by the Zoning Administrator.
Ordinance No. 3056
Page 53 of 56
Appendix D
Illustrative Master Plan -
Smithfield Station Area
■ ■ Recommended RPQLired Straus
N
'A' E
S
F I Feet
0 250 500 1,000
NRH
6atewac j
May 21, 2009
Ordinance No. 3056
Page 54 of 56
t
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t tdL
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t
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,
s
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a
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Appendix E
Illustrative Master Plan -
Iron Horse Station Area
moss Required Street Network
N
5
7 — 1 Feel
Soo 250 0 5C0
N RH GatewacJ,
May 21, 2009
Ordinance No. 3056
Page 55 of 56
EXHIBIT B - COMPREHENSIVE LAND USE PLAN MAP
1000C
7
W
Le
Low Density Residential
Medium Density Residential
High Densit Residential (Multi-Family)
Manufactured Homes
n j �J ° � �
Office
Neighborhood Service
�
Retail
Commercial
Town Center _
Transit Oriented Development
(TOD) District I, _1
Industrial
r
Public i Semi-Public
Parks - open space
Previous MIXED USE boundaries 'S
7 vMctryli�W)Aky
_Rcr, 11�a RAIL
.�rlA�Ils
A
.� � __ 1, '
77
I M% N ('I N I Flt k"', of
A :
0111 11ORS1
1(M
7
A
I
COMPREHENSIVE LAND USE
LL E , ri PLAN
(Update for Transit Oriented Development (TOD) Districts)
June 8, 2009
A
Ordinance No. 3056
Page 56 of 56
INVOICE Preview
Star - Telegram Customer ID: CIT13
400 W. 7TH STREET Invoice Number: 305327551
FORT WORTH, TX 76102
(817) 390 -7761 Invoice Date: 6/26/2009
Federal Tax ID 26- 2674582 Terms: Net due in 21 days
Due Date: 6/30/2009
Bill To: PO Number:
CITY OF NORTH RICHLAND HILLS /SE
PO BOX 820609 Order Number: 30532755
NORTH RICHLAND HILLS, TX 76182- Sales Rep: 073
Description: CITY OF NORTH RI
Attn STACEY HARRISON Publication Dates: 6/25/2009 - 6/26/2009
jWamg Col Depth Linage MU Rate Amount
CITY OF RicHLAND HILIs S
ORDINANCE NO. 80 1 50 50 LINT: $0.36 $36.00
3056 punishable by a fine
TR 2009 -02 not exceeding..
An ordinance amend -, $2,000.00. Each day i
Sales Disc( Ing the North Rich- a violation continues ($S.00)
land Hills C6mpre -� shall be a separate l l
hensive Plan and offense punishable
Comprehensive Zon- hereunder.
ing Ordie; I Passed and Approved
Misc Fee amending Article nanc IV, on this 8th day of $5.00
Section 118 to the June,. 2009.
North Richland Hills /s /Oscar Trevino
Code of Ordinances Oscar Trevino - Mayor
by adding a New ATTEST:
Division 15 concern -i /s /Patricia Hutson
ing Transit Oriented Patricia,Hutson - City
Zoning; providing a Secretary
Penalty, for sever- APPROVED AS TO Net Amount $36.00
t b and establishing FORM AND LEGAL -
an effective date. /s /George Staples
Violatlons of Chapter George Staples - City
118 of the Code of Attorney
Ordinances as
amended by thls
el ordinance shall b
THE STATE OF TEXAS
County of Tarrant
Before me, a Notary Public in and for said County and State, this day personally appeared Deborah Baylor Norwood, Bid and Legal Coordinator for
the Star - Telegram, published by the Star - Telegram, Inc. at Fort Worth, in Tarrant County, Texas; and who, after being duly sworn, did depose and say
that the attached clipping of an advertisement was published in the above named paper on the listed dates: BIDS & LEGAL DEPT. STAR TELEGRAM
(817) 390 -7501
Signed
SUBSCRIBED AND SWORN TO BEFORE ME, THIS Monday, Jun 29,
Notary Public r1�-
�S+ v CHRISTY L. HOLLAND
My Commission Expires
July 31, 2012
Thank You For Your Payment
---------------------------------------------
Remit To: Star - Telegram Customer ID: CIT13
P.O. BOX 901051 Customer Name: CITY OF NORTH RICHLAN
FORT WORTH, TX 76101 -2051 Invoice Number: 305327551
Invoice Amount: $36.00
PO Number:
Amount Enclosed: $