The URL can be used to link to this page

Home My WebLink AboutCC 2009-04-02 AgendasMeeting Agenda Joint City Council 1~ ~~.~ Planning and Zoning Commission Transit Oriented Development (TOD) North Richland Hills, Texas Work Session Thursday, April 2, 2009 7301 N E Loop 820 s~oo n_m_ Pre-Council Meeting Room NUMBER ITEM SUMMARY 1. Call to Order -Mayor 2 Discussion and Review of Transit Oriented Development issues and plans around the Iron Horse and Smithfield rail station sites. 3. Adjournment IF YOU PLAN TO ATTEND THE PUBLIC MEETING AND YOU HAVE A DISABILITY THAT REQUIRES SPECIAL ARRANGEMENTS AT THE MEETING, PLEASE CONTACT THE PLANNING OFFICE AT (817) 427-6300 AT LEAST 24 HOURS IN ADVANCE OF THE MEETING. REASONABLE ACCOMMODATIONS WILL BE MADE TO ASSIST YOUR NEEDS. IN ACCORDANCE WITH TEXAS GOVERNMENT CODE CHAPTER 551.001 etc. seq, ACTS OF THE 1993 TEXAS LEGISLATURE, THIS JOINT CITY COUNCIL AND PLANNING AND ZONING COMMISSION AGENDA WAS PREPARED AND: POSTED THIS 27th DAY OF March, 2009 AT.Z ~ e P.M. MEMORANDUM TO: FROM DATE Mayor and City Council Planning & Zoning Commission Mike Curtis, Managing Director of Development Services John Pitstick, Director of Planning & Development March 23, 2009 RE: Joint Work Session Meeting Iron Horse and Smithfield TOD Code Thursday, April 2, 2009 Gateway Planning (Scott Polikov, Jay Narayana) and City Staff (Mike Curtis, John Pitstick, Eric Wilhite, Chad VanSteenberg) have prepared a draft of the proposed Transit Oriented Development (TOD) Code for your review prior to the April 2 Joint Work Session Meeting. All elements of the proposed TOD Code are included. The Iron Horse and Smithfield Districts have been revised as a result of specific input received from City Council and the Planning & Zoning Commission. The purpose of this meeting is to seek a consensus on the final draft TOD Code. Please find enclosed a Staff Report, Outline/Agenda, Summary Sheet of TOD Standards, a full copy of the "draft" TOD Code and Iron Horse and Smithfield maps. We are requesting a consensus on the following items. Special Frontage Standards Character Zone Standards TOD Street Types TOD Architectural Standards TOD Civic and open space standards TOD administrative approvals and Special Please call if you have any questions. Sincerely, ~f~~. ~~ Mike Curtis Managing Director of Development Services Development Plan process ~J John Pitstick Director Planning & Development 1 ~` %~: •°q~ :° HL,q~ ~` 4 T~XA~ CITY COUNCIL AND P&Z COMMISSION WORKSESSION STAFF REPORT A rill 2009 p Transit Oriented Development (TOD) Codes for Iron Horse and Smithfield At the direction of City Council and the Planning & Zoning Commission a joint work session meeting has been scheduled for April 2, 2009 to review and seek consensus on the final draft Transit Oriented Development (TOD) Code for the Iron Horse and Smithfield areas. The Transit Oriented Code adoption is a direct result of the development of future rail station sites and the ongoing development of the Southwest to Northeast Rail Corridor. City Council is also very familiar with the need to fund regional rail and is hoping to be successful in convincing the Texas Legislature in allowing differing funding sources to support Rail North Texas. This TOD effort has also been tied to potential sustainable development grant funding from the North Central Texas Council of Government (NCTCOG). Originally we were informed that the Sustainable Development grant would require that cities have sustainable development codes in place by May, 2009 to be eligible for this grant funding. A recent work shop at COG reveals that the application deadline has been moved to October 2, 2009. This change will give North Richland Hills adequate time to adopt the TOD codes and still be eligible to apply for a portion of the $12.4 million available for western region projects. Previous P&Z and City Council work sessions regarding the establishment of the NRH TOD Code were held on November 20, 2008 and February 5, 2009. Staff has -also-had~ormal stakeholder meeting- s with citi~e~s-a- nd-property-aw~ers~n September 29 & 30, 2008, October 14 & 15, 2008 and we will be having a third set of stakeholder meetings next week on March 25 & 26, 2009. The Iron Horse and Smithfield boundaries have been revised and further definition of each character zone has also been established. Gateway Planning and City Staff have included a complete draft TOD Code, including Iron Horse and Smithfield maps, summary chart and proposed agenda for your review prior to the upcoming April 2, 2009 joint work session meeting. We are delivering these plans two weeks in advance of the meeting to give each of you time to review for comments and questions at the meeting. This work session is set up to review and seek a consensus on the final draft TOD Code. With your consensus, staff is prepared to move forward with a formal ordinance for creation of a TOD Code in June and would anticipate the rezoning of specific properties in Iron Horse and Smithfield in July. At the February 5, 2009 Joint Planning & Zoning and City Council Work Session staff received consensus on the boundaries of the Iron Horse and Smithfield TOD districts, proposed Character Zones, Special Frontage Requirements, Land Use Mixes, treatment of existing businesses and allowing Special Development Plans to be filed by future developers for modifying standards and creating incentives. You also gave staff direction for including the Planning & Zoning Commission as an Architectural Review Committee for reviewing architectural plans in the Historic Smithfield TOD area. During the April 2, 2009 meeting we hope to reach a consensus on the following refined issues. -Special Frontage Standards -Character Zone Standards -Required Street Types -Architectural Standards -Civic Spaces -Approvals and Appeals Process -Timing of TOD Code Adoption Please review the attached documents and give staff any comments or concerns that you may have regarding the NRH TOD Code. Staff and Gateway Planning have included the following attachments. 1. An outline/agenda for the Thursday, April 2, 2009 Joint City Council and Planning & Zoning Commission meeting. 2. A two page (11" X 17") summary of the Transit Oriented Development Code Standards indicating the different elements for each TOD character zone. The two 11" X 17" pages have the different TOD character zones listed across the top of the page with the different elements being regulated listed along the left side of the page. This provides an easy way to compare the regulating elements for each TOD character zone. 3. A copy of the "Draft" Transit Oriented Development Code. This document is very long and contains the detail that will need to be included in the final version eventually adopted by the City. The two page summary mentioned above provides a quick reference while the TOD Code provides the details. 4. Maps on 11" X 17" paper of Iron Horse and Smithfield areas. The work sessions with City Council and the Planning & Zoning Commission have been very beneficial in creating a TOD Code that is unique for North Richland Hills. Following are several of the unique features and components of the proposed TOD Code. Residential Transition Standards -Preserves existing neighborhoods with requirements for adjacent masonry walls and setbacks. Non Conforming Uses, Buildings and Sites -Allows for natural transition of existing business uses. 2 Special Frontage Requirements -Creates required commercial on certain street frontages and provides for a unique street wall for Iron Horse Boulevard, Main Street and both sides of Davis Boulevard. Mixed Use Criteria -Sets mixed use standards and provides for thresholds for conformance to mixture of uses within each character zone. Parking Strategy -Provides parking incentives and protects station areas from developing into large parking lots. Transitions to adjoining TOD zones -Creation of a transitional area from High Intensity zone along Loop 820 to Iron Horse TOD core area that allows for building height transitions that protect the quality and integrity of each character zone. Bonus Provisions -Residential density bonuses for increase in commercial land uses in General Mixed Use zones and building height bonuses in High Intensity zone with provision of plazas, squares and civic open spaces. Streetscape Design Standards -New TOD streetscape design standards with street trees and wide pedestrian sidewalks for Iron Horse Boulevard, Main Street and Smithfield Road. Architectural Guidelines and Standards -Required conformance to architectural guidelines and standards with specific criteria for Smithfield Historic Core area. Signage Standards -Allows pedestrian oriented signs to create interest along sidewalks. Civic and open space standards -Provisions for required public spaces for 10 acre plus developments. Special Development Plans -Development flexibility through Special Development Plan process The primary goal in developing the new NRH TOD Code has been to be flexible with current property owners, businesses and potential developers while still creating predictability for encouraging sustainable mixed use development around transit stations at Iron Horse and Smithfield that addresses future development in NRH in a high quality, unique way. We look forward to your comments and the adoption of a TOD Code. As mentioned above the objective of this Joint Work Session is for staff to receive consensus on the final draft Transit Oriented Development (TOD) Code. Transit Oriented Development (TOD) Code Workshop Joint City Council and Planning & Zoning Commission Meeting Thursday, April 2, 2009 6:00 p.m. Outline/Agenda Stakeholder Feedback -report on input from stakeholder meetings John Pitstick 2. Summary of Previous TOD discussions John Pitstick 3. Special Frontage Standards -Iron Horse Boulevard, Main Street, Jay Narayana Davis, Mid Cities Are you in agreement with the Special Frontage Standards? 4. Character Zones Gateway Planning Permitted Uses & City Staff Building Heights Conformance to Mixed Uses Residential Densities Parking Incentives Transition Standards Bonus Provisions Are you in agreement with the Character Zone Standards? 5. Street Types Eric Wilhite Are you in agreement with the designated TOD Street Types? 6. Architectural Standards Eric Wilhite Are you in agreement with the TOD Architectural Standards? 7. Civic Spaces John Pitstick Are you in agreement with the TOD Civic and open space standards? 8. Approvals & Appeals John Pitstick Are you in agreement with the TOD administrative site plan approvals and Special Development Plan process to allow development flexibility? 9. Timing of Adoption of TOD Code John Pitstick Proposed dates: Adopting TOD Code - P&Z - May 21, 2009 City Council- June 8, 2009 Rezoning Properties - P&Z - July 2, 2009 City Council- July 13, 2009 Are you prepared to move forward with creation of a Transit Oriented Code and to rezone Qroperties around the Iron Horse and Smithfield station sites? TRANSIT ORIENTED DEVELOPMENT (TOD) CODE WORKSHOP MINUTES OF THE JOINT MEETING OF THE PLANNING & ZONING COMMISSION AND CITY COUNCIL OF THE CITY OF NORTH RICHLAND HILLS, TEXAS FEBRUARY 5, 2009 1. CALL TO ORDER- CITY COUNCIL The meeting was called to order by Mayor Oscar Trevino at 6:30pm. PRESENT Mayor Mayor Pro Tem Oscar Trevino Scott Turnage John Lewis Suzy Compton Dr. Tim Barth David Whitson Tim Welch ABSENT CITY STAFF City Manager Assistant City Manager Managing Dir. Dev. Svcs. Managing Dir. Community Svcs. Economic Development Dir. Marketing Research Coord. Public Information Officer Asst. To City Manager City Secretary Ken Sapp Larry Cunningham Karen Bostic Mike Curtis Vickie Loftice Craig Hulse Kristin Weegar Mary Peters Elizabeth Reining Patricia Hudson 2. CALL TO ORDER -PLANNING & ZONING COMMISSION Chairman Randy Shiflet called the meeting to order at 6:30 p.m. PRESENT Chairman Randy Shiflet Vice Chairman Bill Schopper Don Bowen Kelly Gent Mark Haynes Ex-Officio Diana Madar Joint City Counci] and Planning and Zoning Meeting February 5, 2009 Page 1 of 10 ABSENT Mike Benton Steven Cooper CITY STAFF Dir. of Planning & Development John Pitstick Chief Planner Eric Wilhite Asst. Planner Chad VanSteenberg Asst. Dir. Public Works Greg Van Nieuwenhuize Civil Engineer Caroline Waggoner Recording Secretary Teresa Koontz Mayor Trevino welcomed everyone to the meeting and introduced Tom Lombard, Chairman of Parks and Recreation Board, as being present. Mayor Trevino recognized Don Bowen for serving on the Planning & Zoning Commission for 28 years and thanked him for his service to the community. 3. DISCUSSION 8~ REVIEW OF TRANSIT ORIENTED DEVELOPMENT ISSUES AND PLANS AROUND THE IRON HORSE ~ SMITHFIELD RAIL STATION SITES BACKGROUND AND REVIEW OF TIMING OF TOD ADOPTION John Pitstick stated there are seven items to discuss regarding the TOD and rail station sites. City Staff continues to meet with the property owners and potential developers regarding this unique project to North Richland Hills. We are hoping to get some general direction and consensus from Council and Planning & Zoning tonight and hopefully bring back the draft code in a few weeks with the creation of the code and rezoning of the property around the rail stations. Mr. Pitstick introduced the Planning Staff. He also introduced Gateway Planning Group Scott Polikov and Jay Narayana who will be giving most of the presentation tonight. The items for discussion will be as follows: 1. Background and Review of timing of TOD adoption 2. Review and Consensus of Regulating Plans 3. Review and Consensus of Required Street Types 4. Review and Consensus of Special Frontage requirements 5. Review and Consensus of Land Use mixes 6. Input and Direction of Approval and Development Incentive processes 7. Final Direction of TOD Code Implementation John Pitstick stated that there may be a special work session or afternoon session once the draft code is in place. The original timing of bringing this forward has to do with COG Sustainable Development Grant Application which had an original deadline of May 2009. We were trying to get the code into effect before May to be eligible for the grant Joint City Council and Planning and Zoning Meeting February 5, 2009 Page 2 of 10 funding. $40 million is available region wide and $12.4 million available on the western region which includes public infrastructure improvements for sustainable development projects like this one. The current guidelines give $3 million dollar maximum for single project introduced and zoning must be in place to qualify. There is a 20% local match for these grants and public private commitment. COG is also flexible as long as we are moving in the right direction and if there is interest from the private sector to move forward. Scott Polikov has recently talked with COG and sent an email stating we are working toward and plan to submit one or two projects. We are pushing forward to have the zoning in place by August 2009. Scott Polikov stated he has learned by COG Staff that they have approved application for the Sustainable Development grants to be available in March. They asked if this was the right time to do it and there was not much response. The developer commitment will be tough to get financing or move dirt and develop a project associated with TOD infill on all the things they are trying to accomplish. The COG staff said two things, the commitment would be defined by the City, they would not establish a prescribed definition for commitment. What that means is we will have to work creatively with potential developer partners to identify what that means. It would have to be some non traditional partnership where a developer can come in take a small piece with some options in the future to make sure there is not an over commitment by them and an under commitment by the City. John Pitstick said we continue to update property owners and businesses as we get calls weekly and Staff will continue to update the citizens. After this meeting we will go out and do another push for specific property owners and make sure they know what is going on with the direction before the rezoning takes place. We have had general discussions with a master developer. The same developer, McDougal that is developing downtown Irving and Lubbock came in and met with Staff and he showed some general interest. The preliminary schedule would be to have the draft TOD code completed at Staff level by mid April. The initial preliminary schedule for bringing it forward to would be May 21St for Planning and Zoning and June 8th for City Council with a back up in the June and July frame. We will be sensitive with the property owners if needed and take time to visit with them. Mayor Trevino asked if we have already had meetings with property owners? Mr. Pitstick answered yes, we have already had several meetings in the past months. The maps have been modified a little since the original stakeholder meetings so we will continue to update them. John Pitstick discussed the comments made from the November 20, 2008 work session which are Historic TOD, TOD Core, General Mixed Use, TOD Residential, Arterial Mixed Use, High Intensity Mixed Use and Freeway Mix Use. Many of these maps have changed since the original meetings and are reflected on the new zoning maps. Joint City Council and Planning and Zoning Meeting February 5, 2009 Page 3 of 10 REVIEW AND CONSENSUS OF REGULATING PLANS Jay Narayana came forward to discuss the regulating plans. Basically, the plans that have been developed include a form code based frame work that includes certain key elements. The regulating plans will be the most important two documents as it will replace the zoning that is currently in place and they will be the zoning maps for the two station areas. There are three major elements in the zoning maps, the character zones, street design and special frontage requirements. There will be development standards and development incentives because there will have to be flexibility because we cannot see what will happen in the market in the future. Details regarding the Iron .Horse Regulating Plan include amending the boundaries of the general mixed use, the TOD code has the highest intensity right near the station, and areas by NE Loop 820 will add regional retail to the highway frontage. The development will have the flexibility of transitioning over time. The high intensity mixed use could potentially be an employment center with higher density office use. Smithfield is slightly different because there is already some existing development in place that you have to take into account. For example the historic TOD area would be one which certain preservation standards would have to be established. There is also a fairly large TOD core that surrounds it with Smithfield being a main pedestrian artery. There is also a fairly large area of mixed use which provides a lot of flexibility but you would have to balance with frontage on Davis which is more attractive for commercial - - and establish some transition to the neighborhoods to preserve some existing neighborhoods. There is some frontage issues on Mid Cities which are fairly suburban oriented so these will never be pedestrian oriented streets and there will be some auto oriented developments so the TOD will need to accommodate that. There was general discussion about the Iron Horse and Smithfield Regulating Plan TOD maps. Councilman Tim Welch mentioned he had some concerns about how the freeway is limited to one and two stories and we need to look at opportunities for taller high rises as the freeway develops. The City Council and Planning and Zoning Commission reached a consensus on the TOD boundaries of the Regulating Plans as presented. REVIEW AND CONSENSUS OF REQUIRED STREET TYPES Jay Narayana discussed the five street types which are Commercial, Avenue, Commercial Avenue, TOD Boulevard and TOD Alley. There was general discussion on Commercial and the how it is effected on Main Street. Councilman John Lewis asked what was the current right of way on Main Street. There was general discussion about the right of way on Main Street. Mike Curtis explained Joint City Council and Planning and Zoning Meeting February 5, 2009 Page 4 of 10 that we are mainly looking at the current thoroughfare plan to make these determinations. Scott Polikov stated that there will be considerations and we will look back at the conditions on the ground and that the cross section that is proposed for the ordinance is flexible enough that someone on day one would not be non conforming. There was general discussion on the Avenue Street types. Councilman David Whitson asked if the curve on Boulder would be removed and made into a 90 degree street. Mike Curtis added that tonight we are not asking Council and Planning and Zoning Commission to approve these dimensions as listed, but would they approve a concept like this in general. Future meetings would actually include approving details in regards to sections and fine grained details. Scott Polikov added that a complete draft would be brought for approval after the concept has been accepted and approved. Councilman David Whitson added that he is concerned about pedestrian friendly safety sidewalks at the rail stations. There was a discussion about Commercial Avenue at Iron Horse Boulevard at rail station and along the street. Scott Polikov discussed the protected left turn lane on Iron Horse Boulevard. Commissioner Don Bowen asked if the flow of traffic would be hindered due to all the streets having on street parking? Scott Polikov answered yes it will, but it would be safer with slower speed movements and will a benefit for the smaller businesses where people park. Mayor Trevino discussed the advantages of on street parking and how it will benefit the local businesses and compared it to Grapevine Main Street. Councilman David Whitson asked would the crosswalk be addressed in the TOD Code draft or in normal city ordinances. There was a discussion about how the crosswalks would be addressed in the regulating plan to control the special pedestrian areas. Commissioner Bill Schopper stated his is concerned about the parking and traffic during peak rush areas? There are no provisions for parking on the maps that is can see. John Pitstick answered that according to the answers from the "T' both stations will probably need about 500 parking spaces and the station platform and initial parking spaces would be built as a public improvement for both stations. Joint City Council and Planning and Zoning Meeting February 5, 2009 Page 5 of 10 There was a general discussion about the Richland Hills Train Station and how the City does not want the stations to end up as a park and ride. Scott Polikov stated that two things came up in earlier stake holder meetings that would help us. One is there a lot of access parking at the right time of the day at the church. There would be a challenge to create an incentive for people to park and strictly commute. Also, a parking management system would have to be put in place to protect the retailers. Mayor Trevino said he thinks we are in a real bad situation here because people go over to the Richland Hills Station and the citizens see that and think that is a rail development. They do not see the Mockingbird Lane, Lovers, Addison rail stations so they cannot picture what we are seeing. The City Council and Planning and Zoning Commission reached a consensus of Required Street Types as presented. REVIEW AND CONSENSUS OF SPECIAL FRONTAGE REQUIREMENTS Jay Narayana explained the exception and additional regulations over the character zone standards based on specific locations regarding the commercial, arterial and boulevard frontages. Councilwoman Suzy Compton stated she is frustrated with the redevelopment on the south side of Boulevard 26. She wants the Davis Boulevard redevelopment to fit together and look like it belongs together when it is completed. John Pitstick stated that we are looking for a fairly equal range in the historic core area. If a developer comes in and is across boundaries, they can come in with special development code and make it work but it would have to be within administrative approval you would have to be within these ranges. Basically we are looking for a historical core equal mix between retail, office, residential, open space and other institutional uses. Eric Wilhite said we also have the benefit of being able to use the economic planning systems study that the "T" had done for the transit stops as well. Scott Polikov said Eric's point is very significant and even stronger it reflects the market study that was completed -and we wanted to take advantage of the analysis that was done by the experts hired by the "T". Mayor Trevino said there was going to be a press conference in the near future to show the results of a survey they did on rail use in north Texas and what the citizens are saying. The general consensus is that we need the rail. system in place and the numbers that the "T" is rolling out are a little short. As the high speed rail kicks in these two places in NRH will be "the places to be". Joint City Council and Planning and Zoning Meeting February 5, 2009 Page 6 of ] 0 The City Council and Planning and Zoning Commission reached a consensus on Special Frontage Requirements as presented. Review and Consensus of Land Use Mixes Jay Narayana explained the Preferred land Use mix with ranges and locational criteria with each character zone at length with the draft maps. Character zones discussed were Historic TOD, TOD Core, General Mixed Use, TOD Residential, Arterial Mixed Use, High Intensity Mixed Use and Highway Mixed Use. Mayor Trevino asked staff since general mixed use the catch phrase for an apartment complex -how can we change general mixed use to what we would like to see in our City? Scott Polikov answered there are still going to be locational rules where there will be a different standard from neighborhoods versus by the arterial. There also will be building type requirements which will identify the standards. Also this is probably the most mixed use already and we have to be careful not apply traditional notions of mixed uses in green field or an area of separate use. There are some conflicts with what the objectives are, especially regarding the market. Locational attributes within the code will be developed to so all locations will not be treated the same. There was a general discussion regarding general mixed use in area cities and what we want for NRH. Scott Polikov suggested to Staff that we may want to get more aggressive with the non residential frontage requirements in certain areas and make a policy decision to slow down the rate of development in certain areas until the market is right for the kind of development we want there. In addition with our guidance on the regulating plan we may need to put more special commercial frontages and define it differently. Dr. Tim Barth stated that he thinks the Mayor maybe illuding to this -the definition of mixed use is 99% muliti family and 1 % something else. And it needs to truly be defined mixed use. A lot of communities are struggling with this right now because of the fact that so many people are taking advantage of that definition that is so loose and there needs to be guidelines in place. Mayor Trevino stated that the charge of Planning and Zoning and City Council is to do the best with what we have left for the next generation. There was a general discussion about single family residences on the Davis Boulevard Core and how so many families are tearing down old houses and building new ones. The train station will be even more of an attraction to families. Jay Narayana stated that perhaps we can different standards of land use mixed use in the Iron Horse and Smithfield Stations. Joint City Council and Planning and Zoning Meeting February 5, 2009 Page 7 of 10 Councilman Tim Welch stated his concern with high rise buildings of commercial and office in the TOD. There was a general discussion about height requirements on freeway frontages. Mayor Trevino mentioned that Charles Scoma was present at this meeting and ten years ago he was saying that Loop 820 would look like the north tollway. So why limit the development that we know today that is coming. There was discussion about combining the high intensity and highway mixed use areas. Jay Narayana asked if the changes were acceptable since we discussed the character zones and do we keep general mixed use one and general mixed use two and separate the two? There was discussion regarding separating the two areas. Eric Wilhite said we have to consider the transition where we go back into the core zone. The transition area has to occur and combine the uses and structure site permitted in each. To work, it would be important how the height's relate. The. C__itY Council and Planning and Zoning Commission came to the consensus of Land Use__Mixes_ as__presented with the change of creating separate General Mixed Use districts for Iron Horse and Smithfield. Input and Direction on Approval and Development Incentive Processes John Pitstick discussed how we deal with non-conforming regulations and how they transition in each development since we have some existing businesses in each location. We do allow continuation of the uses, they can make repairs within existing facilities as long as they don't enlarge the use. If more than 50% is damaged then it does require conformance. If there is a discontinuation of use if it is replaced with a conforming use, or if vacant for more than 6 months, or water service is disconnected for 6 months then there could be appeals to the Zoning Board of Adjustment. Regarding non-conforming buildings they may be enlarged as long as they don't increase the non conforming feature. If there is a set back issue in front of the building, they couldn't be enlarged in front but could be enlarged in rear. Also the same variance with 50% damages requiring conformance and there would be appeals process to the Zoning Board of Adjustment. Mr. Pitstick said that non conforming landscape regulations requires if you remodel or make an addition that equals 75% of the appraised value or 30% increase in the building area, you have to add the required landscape requirements. Otherwise you can appeal through an SUP to Planning and Zoning and City Council. Mr. Pitstick asked City Council and Planning & Zoning if they were agreement with allowing the non conforming buildings under the new code to change based on current Joint City Council and Planning and Zoning Meeting February 5, 2009 Page 8 of 10 regulations or do you want to place some alternative standards for required conformance? Chairman Randy Shiflet said it seems like the changes that have been in place over the past few months are acceptable and on behalf of Planning and Zoning is in approval. Mayor Trevino said that not only will the businesses have to conform to the changes but the City will also have to make some improvements as well. Mr. Pitstick explained the Development Incentive Process is to provide flexibility for the applicants that meet certain criteria. We would allow for a separate application filed as a special development plan similar to an SUP. There would be some criteria for developing those, the review and approval incentives will be based on the extent by which the project meets the city's vision. Jay Narayana stated this beyond the capability of staff to approve something of this sort, Planning and Zoning and City Council would have to approve since it would deviate or modify the existing standard. Councilman Tim Welch added that similarly to the RIPD where the developer has the concept plan, as long as he wants to come up with a conceptual plan and will have to put a lot of money into it to request the change that would be the best way to go about it. Jay Narayana said it was true to a certain degree, but mixed use requires a lot of design detail to make sure it will be built a certain way so it may have to be structured so it meets some of the design standards in the ordinance but you can conceptually show how your plan still meets as a conceptual level. The review and approval process as we stated before we would like to streamline this so most of the applications that meet the code would be approved by Staff. Any appeals or requesting flexibility or modifications of incentives then they go before P&Z and Council and we are hoping that this will create enough of an incentive that most applicants would meet the ordinance instead of going through the process and additional cost and time involved. Jay Narayana asked if this process is something Planning and Zoning and Council is comfortable with regarding the phased application process with the special development plan? The City Council and Planning and Zoning Commission accepted keeping the existing non-conforming regulations for the TOD Code. Jay Narayana added the last item is the designed review approval. One thing that will be added, especially to the Smithfield Historic TOD area is architectural standards and guidelines which will have a little more to do than design standards. They may be stylistic guidelines when it comes to shop fronts, awnings, architectural features that are characteristic of the architectural style that is predominant. When you have a lot of Joint City Council and Planning and Zoning Meeting February 5, 2009 Page 9 of 10 subjective decision making it is usually beyond staff's capability of approval so a lot of city's have Design Review Boards. Eighty percent of all design be regulated through good standards but you still have the 20% that need approval. The options are creating a Design Review Board, or making the Planning and Zoning Commission this board until there is sufficient development that would warrant a different board. Mayor Trevino stated he thinks we will eventually be a city of 90,000 people. The Council knows their Planning and Zoning appointments and feels confident that they can do the design review along with the Planning and Zoning, therefore does not see the need to create another level of beaurocracy. Commissioner Bill Schopper said alot of master plan communities have the architectural review board and it is typically the stakeholders that are on the committee as apposed to the city. He feels that would be better to have a few stakeholders and others on P&Z sit in on this board. Scott Polikov stated he feels there needs to be some mechanism in place that puts staff into the position to set these guidelines. There was a general discussion regarding who and how to create this board if needed. Scott Polikov recommended that we look at what Gateway comes up with on the Smithfield regulations and decide if P&Z makes that determination. Commissioner Bill Schopper said that if we are going to do the architectural review then it only needs to the Historical Core portion. The City Council and Planning agreed there needs to be a mechanism in place to establish an architectural review board for the Smithfield Historical core area only. John Pitstick said the Gateway team needs about three weeks to finalize the draft code. After some discussion it was decided April 2, 2009 there would be another Joint Planning & Zoning and City Council meeting to discuss the final draft codes. It was discussed that Planning and Zoning and City Council would be able to review the draft TOD code and forward comments directly to Staff prior to the April 2, 2009 Joint Work Session meeting. Gateway will forward a revised Regulating Plan and Land Use Mix so they can be reviewed simultaneously. Mayor Trevino thanked everyone for coming and encouraged the citizens to call Staff with any questions. 4. ADJOURNMENT There being no other business, the meeting adjourned at 8:40 p.m. Joint City Council and Planning and Zoning Meeting February 5, 2009 Page ] 0 of ] 0 Draft 4, March 19, 2009 City of North Richland Hills Transit Oriented Development Code 1. 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. 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''/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 provide general guidance to property owners, developers, and the City on the form, character, and intensity of future development in these station areas. 2. 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 different from other Character Zones. Each Character Zone shall establish use and building standards including height, bulk, building and parking location, and City of North Richland Hills 1 ~ P a g e TOD Code Draft 4, March 19, 2009 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 Space -The Required Civic Space shall be the location of existing and proposed civic buildings (public buildings and religious buildings) and civic spaces (including parks, plazas, and squares). vii. Recommended Civic Space -The Recommended Civic Space designation shall indicate the locations of desired civic buildings (public buildings and religious buildings) and civic 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 Street Type designation along all its street frontages. In addition identify any Special Frontage Requirements applicable to the subject property. City of North Richland Hills 2 ~ P a g e TOD Code Draft 4, March 19, 2009 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. 3. 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. 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 facade is to be built Build-to Line: the line at which the principal building's front facade 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 facade that is required to be located at the front building setback 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. t3udding +oatprn,r 1/! -Surface parking ------- Buikfing Frontage = Alley A -- Surface parking -- 3quare~Plaza . ~U 1+--- -- - 8 A - C H Public Street -- City of North Richland Hills Image showing how building frontage is calculated along a block. 3~Page TOD Code Draft 4, March 19, 2009 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 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 Space for the purposes of this ordinance. Square means a civic/open space available for unstructured recreation and ` , _ '_ ~ ~ ~ ~ u ' ~~ civic purposes. A square is spatially i~~s~ defined by buildings. Its landscape shall , consist of landscaping, hardscaping, water - ~ a~ features, pathways, and pedestrian . amenities arranged in formal and informal - patterns. Squares shall be located at the , %' y;.' ~~~ intersection of important streets. y ~ ,_, 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 (DRC): 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. City ofNorth Richland Hills 4 ~ P a g e TOD Code Draft 4, March 19, 2009 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 azeas. 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 Chazacter Zone. Living Fence: shall be a fence composed of landscaping in the form of vegetation. Parking Screen: is the requirement for screening of surface pazking, loading and other service azeas along all public streets (with the exception of alleys). Regulating Plan: is a Zoning Map or set of maps that shows the Chazacter Zones, Civic Spaces, location of Special Frontages, Streets, and Special Requirements applicable to the two Station Areas subject to the standards in this Ordinance. 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 standazds. Station Area: the area included in one of the Character Zones as established in the Regulating Plans for the two future rail stations. Street 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: aze the areas with specific adjacencies (single-family residential or Chazacter Zones) within which certain limitations on building heights apply as established for each Character Zone. Transitional Surface Parking Lot: aze surface parking lots that aze ultimately intended to be infilled with buildings to support the City's goals for Transit-Oriented Development. 4. The Regulating Plans a. The Regulating Plans for Smithfield (Appendix A) and Iron Horse Station (Appendix B) Areas aze 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. City of North Richland Hills 5 ~ P a y e TOD Code Draft 4, March 19, 2009 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. 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' 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 feet shall apply along the designated frontage. Of the 20' setback, 15 feet shall be dedicated to a landscaped parkway. (2) Surface parking lots no deeper than 70' as measured from the front 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 designates 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. City of North Richland Hills 6 ~ P a g e TOD Code Draft 4, March 19, 2009 (2) Surface parking lots no deeper than 70' 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' in width and one driveway per every 200 feet of block frontage. Figure 4.1 Boulevard Frontage Requirements 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 Space -The Regulating Plan indicates existing Civic Buildings (schools, public uses, and churches) and Civic Space (parks, plazas, and squares). In addition, it indicates the recommended civic spaces based on the Illustrative Master Plan. The specific standards for civic buildings and civic space are established in Section 11. 5. 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: City of North Richland Hills 7~Page TOD Code Draft 4, March 19, 2009 Table 5.1 x ~ ~ ~ o A °'3 ~' ~~ 0 ~ 0 ~ ~x~ a~ x o ~ ~ ~ o .~ ~ ~N U x F~ t7 C v~ H Q ~ ~ Land Ilse 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 aze retail sales and services establishments geared towards the automobile, includin asoline service stations. ^ 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 throu facili ^ Offices for business, professional, and technical P P P P/C P P uses such as accountants, azchitects, 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 cafes seating within a public or private sidewalk azea with no obstruction of edestrian circulation ^ Retail Sales or Service including establishments NP NP NP NP P/C P/C geared towards the automobile (including gas stations Arts, Entertainment, and Recreation Uses ^ Art alleries P P P P/C P P ^ Art, antique, furniture or electronics studio (retail, P P P P/C P P repair or fabrication; excludes auto electronics sales or service ^ Games azcade 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 P P P NP P P institutions ^ Fifiess, recreational s orts, m, or athletic club P P P P/C P P Parks, eens, lazas, s uazes, and la ounds 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 P P P P/C P P membershi or anizations ^ Child day Gaze 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 City of North Richland Hills 8 ~ P a .~ n TOD Code Draft 4, March 19, 2009 x `~ ~ ~ a~ ~ N O ~ ~ ~ ,-. ~ -°'a ~ ~ ~ ° ' ~ o o ~ i . ~, ~ ~ O ~ O ~ ~ °A N , ~ ~ U x H C7 ...rn H Q x 7 ^ Home Occu ations NA NA NA P/A NA NA ^ Residential A artments and/or condominiums NP P P P P/C P/C Residential Lofts P/C P P P P/C P/C U er floor residential uses P P P P P P ^ Single-family residential attached dwelling unit ~ p p/C P NP NP Townhomes ^ Sin le-famil residential detached dwellin unit NP P/C P/C P NP NP Other Uses ^ Model homes for sales and romotion** 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 ^ Pazking, surface (primary use of property) P/SDP P/SDP P NP P P Transitional Surface Parkin Lot ^ Parkin ,surface accesso use of roe P/C P/C P/C P/C P/C P/C ^ Parkin ,structured P P P P P P ^ Sales from kiosks P P NP NP NP NP ^ An ermitted use with a drive throu facili NP NP P/C NP P/C P/C ^ Veterinary clinic (no facilities for overnight NP NP P NP P P stora e of animals ^ Any establishment for the sale of alcoholic P P NP NP P P bevera es as a rim use ^ Any establishment selling alcoholic beverages as P/A P/A P/A P/A P/A P/A an accessory use in conjunction with a primary retail/restaurant use onl 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 P-an applicable with a Special Use (See Section 11) Permit 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 Zone Location & Desi n Criteria Non-Residential Uses Retail Sales & Service TOD Residential • Shall be limited to ground floor uses on (Excluded from this category are retail sales and services comer lots in the TOD Residential Zone. establishments geared towards the automobile, including • Commercial uses shall be limited to a total asoline service stations. of 6,000 square feet per corner lot. Finance, Insurance, and Real Estate establishments including banks, credit unions, real estate, and property management services no drive throu facili Offices for business, professional, and technical uses such as accountants, architects, la ers, doctors, etc. Food Service Uses such asfull-service restaurants, cafeterias, and snack bars no drive-throu facili Fitness, recreational sports, gym, or athletic club Offices for business, professional, and technical uses such as TOD Residential • Shall be permitted as the ground floor use accountants, architects, la ers, doctors, etc. in a Live-Work unit only (except for Art, antique, furniture or electronic studio (retail, repair, or corner lots) fabrication ~ Residential uses shall be permitted by right in the upper floors of all buildings ** Model homes are limited to a time period until all the homes aze sold in the neighborhood. City of North Richland Hills 9 ~ P a g e TOD Code Draft 4, March 19, 2009 Table 5.2 -Use Criteria Use Zone Location & Desi n Criteria TOD Residential • Schools shall be limited to elementary Child day caze and preschools schools within the district. • All other uses shall be limited to 10,000 Schools, libraries, and community halls s uare feet. TOD Core, General • Shall be required to provide stmctured Universities and Colleges Mixed Use, & High pazking as part of the build-out for the Intensi MU universi /colle a cam us Civic uses TOD Residential • Shall be limited to ground floor uses on comer lots in the TOD Residential. Social and fraternal or anizations • Uses shall be limited to 10,000 square feet. Public Safety facilities Religious institutions Retail Sales or Service including establishments geazed Arterial Mixed Use • Shall have the auto-oriented sales and towards the automobile (including gas stations) & High Intensity services oriented towards Davis, Mid- Mixed Use Cities, and Loop 820 Access Road only. • In no case shall gas pumps, canopies, or services bays along the major roadway exceed s0% of that street fronta e. Residential Uses Residential Lofts Historic TOD, • Shall be permitted only in conjunction Arterial MU, & High with a ground floor non-residential use as Intensity MU ermitted above. Apartments/Condos (Stacked Residential) Arterial MU & High • Shall be limited to a one-block azea Intensity MU immediately adjacent to the TOD Core or 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- rade to the sidewalk. Other Uses Parking, surface (accessory use) All • Building form standazds shall apply based on character zone Section 6 . Parking, structured All • All stmctured parking shall be lined by active uses along the entire ground floor frontage of all Commercial "Main" Streets, Avenues, and TOD Boulevards. • All structured pazking 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 Boulevazds, or TOD General Streets. Any 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 Boulevazd. 6. Building Form & Development Standards: City of North Richland Hills 10 P a g e TOD Code HISTORIC TOD Primary Street ~, z 0 V J Key -••-••-••• Property Line ------- Setback Line ~\\~ Build-to Zone Building Area \~\ ;,t>..,~..~,~ , Build-to Zone (BTZ) (See #15) (Distance from property line to edge of the zone) Front (Primary Street) 0' - 5' Front (Secondary Street) 0' - 5' Setback Side 0' (see #1) Rear Adjacent to SF residential 15' O Adjacent to any other use 10' Building Frontage of building built to primary 80% (min.) street BTZ (see #2) of building built to secondary 40% (min.) O street BTZ see #2 Block face dimensions 600' (maximum) Block perimeter 1,600' (maximum) Lot Width 200' (max.) Lot Depth 200' (max.) Lot coverage 90% (max.) City of North Richland Hills TOD Code Draft 4, March 19, 2009 Building minimum 15' Building maximum 2 stories (see #3) Accessory building 2 stories max. (see #3) Ground floor finish 12" max. above O level sidewalk First floor ceiling 12' min clear height . Upper floor(s) ceiling 9' min. clear height ~~yy ~ ~r ~ :: Land Use Min. % of Max. % of Preferred building area building area Retail/Restaurant IS% 35% 25% Office 15% 35% 25% Residential 0% 35% 15% Civic (excl. religious) 5% 10% 10% Other (incl. religious) 20% 25% 25% Building Types Shopfront ~ Civic building Residential Loft Live/VVork 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' from the comer along both streets. #3 -Attics and mezzanines less than 7' (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. #5 -Mansard roofs are not permitted #6 -All buildings in the Historic TOD 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' high masonry or living fence that is built within the BTZ. 11~Page Character Zone Development Standards Draft 4, March 19, 2009 Key _.._.._... Property Line Parking Area Primary Street Location (distance from property line) (See #16 for an exception for Transitional Surface Parking lots) Front setback 25' Oi Side setback 0' O Secondary street 10' O setback Rear setback 5' Q Required Spaces Ground Floor Uses under 3,000 sq.ft. No off-street parking req'd Uses 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' max. width #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 Key -~•-----•• Property Line Encroachment Area Location rnmary acreec Front 6' max. Secondary street 4' max O Rear 3' 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' 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", 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 shared parking. Council for all transitional surface parking lots. In addition City #12 -Section 118-834 of the City of NRH Zoning Ordinance Council may require a phasing plan for development on the site. shall apply for design ofoff-street parking areas. City of North Richland Hills TOD Code 12~Page Character Zone De ve%pment Standards Draft 4, March 19, 2009 ~, z 0 Primary Street Key -••-••-••• Property Line ------- Setback Line Build-to Zone (BTZ) (see #17) (Distance from property line to edge of the zone) Front (Primary Street) 0' - 5' Front (Secondary Street) 0' - 5' ~ Setback Side 0' (see #1) Rear Adj. to any zoned SF Res. 15' O use 10' Adjacent to any other use Building Frontage of building built to primary 80% (min.) street BTZ (see #2) of building built to secondary 40% (min.) street BTZ see #2 Block face dimensions 600' (maximum) Block perimeter 1,600' (maximum) Lot Width 200' (max.) Lot Depth 200' (max.) Lot coverage 90% (max.) City of North Richland Hills TOD Code Property Line Building minimum 15' Building maximum 4 stories (see #3) Accessory building 2 stories max. (see #3) Ground floor finish 12" max. above O level sidewalk First floor ceiling 12' min. clear height Upper floor(s) ceiling height 9 min. clear •;:,{. ~~~:;~ Land Use Min. % of Max. % of Preferred building area building area Retail/Restaurant 15% 35% 25% Office 20% 40% 30% Residential 20% 40% 30% Civic (excl. religious) 5% 10% 5% Other (incl. religious) 0% 20% 10% Building Types Shopfront Civic building ~ Mixed Use building _ g-.. _ _. Residential Loft Pazkin 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' from the corner along both streets. #3 -Attics and mezzanines less than 7' (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 - Mansazd roofs are not permitted #6 -All buildings in the TOD Core shall meet the Architectural Standads 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' high masonry or living fence built within the BTZ. 13~Page Character Zone Development Standards TOD CORE P~ Street Key _.._.._... Property Line Perking Area O a Location (distance from property line) (See #18 for an exception for Transitional Surface Parking lots) Front setback (min.) 25' O Side setback (min.) 0' O Secondary street setback (min.) 10' O Rear setback (min.) 5' Q Required Spaces Ground Floor Uses under 3,000 sq.ft. No off=street parking req'd Uses 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' max. (except service width drives which may be a max. of 30' wide) #9 - On comer lots, driveway shall not be located on a O primary street. # 10 - Shazed driveways and cross access easements aze encouraged between lots to minimize curb cuts. # 11 - Pazking 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 ofoff-street pazking azeas. # 13 -Canopies, awnings, signs, and balconies may encroach over the BTZ and setback areas as indicated in the shaded azeas. Any supports provided within the encroachment azea shall be non-structural. A minnnum vertical cleazance of 8' shall be required as measured from the fmished 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 pazapet wall no higher than 42", 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. City of North Richland Hills TOD Code Draft 4, March 19, 2009 Key _.._.._... Property Line Encroachment Area LOCatIOn Front 6' max. I Property Line The following applies to all buildings located adjacent to an existing, zoned single-family detached residential. Transition Zone 25' (min.) ~ Max. Building Height at 3 stories within Transition Zone #15 - A 6' 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 azea between the building and the edge of the BTZ at the public sidewalk shall be paved flush with the sidewalk. # 18 -Transitional Surface Pazking lots may be exempted from the pazking setback standards in this section if all surface pazking lots accommodating 50 cazs or more in one or more contiguous lots obtain Special Development Plan (SDP) approval from City Council. A time limit of 3 yeazs may be imposed by City Council for all transitional surface pazking lots. In addition City Council may require a phasing plan for development on the site. 14~Page Character Zone Deve%pment Standards Secondary street 4' max O Draft 4, March 19, 2009 HIGH INTENSITY MIXED USE 0 V d Primary Street Key -••----•-• Property Line ~------ Setback Line \ Build-to Zone Building Area \\ Setback Side 0' (see #1) Rear 5' O Building Frontage of building built to prim ary 60% (min.) street BTZ (see #2) of building built to secondary 30% (min.) O street BTZ see #2 Block face dimensions 1,000' (maximum) Block perimeter 3,600' (maximum) Lot Width 800' (max.) Lot Depth 800' (max.) Lot coverage 85% (max.) Notes #1 -Side setbacks shall be based on minimum fire separation required between buildings, if applicable. Property Lim Building minimum 15' Building maximum 10 stories (see #3 and #8) Ground floor finish 12" max. above O level sidewalk First floor ceiling height 12' min. clear Upper floor(s) ceiling height 9' min. clear Land Use Min. %of Max. °%of Preferred building area building area Retail/Restaurant 5% 50% 20% Office 30% 70% 50% Residential 0% 40% 20% Civic (excl. religious) 5% 10% 5% Other (incl. religious) 0% 5% 5% Building Types Shopfront ;Civic building ;Mixed Use Building ....... Residential Loft :High rise office building Pazking structure Notes #2 -Corner building street facades must be built to the BTZ for a minimum of 20' from the corner along both streets. #3 -Attics and mezzanines less than 7' (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 aze 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' high masonry or living fence built 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 1 I. Also see Bonus provisions for SDP criteria. City of North Richland Hills TOD Code 15~Page Character Zone Development Standards Draft 4, March 19, 2009 a ~ •, ~, • Encroachments are permitted into any required yard and may occupy no more than 50% of that yard. Primary Street Key --~- Property Line Parking Area set Location (distance from property line) Front setback (min.) 25' O Side setback (min.) 0' O Secondary street 10' O setback (min.) Rear setback (min.) 5' Q Required Spaces Ground Floor Uses under 3,000 sq.ft. No off-street parking req'd Uses 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 - Pazking driveway width 20' max. (except service drives which may be a max. of 30' wide) #10 - On comer lots, driveway shall not be located O on a primary street. #11 -Shared driveways and cross access easements aze encouraged between lots to minimize curb cuts. #12 - Pazking may be provided off-site within 1,200 feet or as shaed pazking. # 13 -Section 118-834 of the City of NRH Zoning Ordinance shall apply for desien ofoff-street nazkine areas. #14 -Canopies, awnings, signs, and balconies may encroach over the BTZ and setback areas as indicated in the shaded azeas with a minimum vertical clearance of 8' from the fmished grade of the sidewalk in front of the fagade with the encroachment. City of North Richland Hills TOD Code • Canopies, awnings, signs, and balconies may not encroach over the roe line. ° t ,: M, L • Building heights over 10 stories may be permitted with and SDP. The following criteria shall apply for evaluating the SDP: o Provision of plazas, squares, or civic open spaces based on the Illustrative Master Plan o Provision of structured parking and shared parking o Provision of a minimum of 10% of residential uses Property Line The following applies to all buildings located within the High Intensity Transition Zone as designated on the Regulating Plan Transition Zone 250' (min.) ~ Max. Building Height at No more than 2 within Transition Zone stories above the maximum permitted in the adjoining zone Notes #IS -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 pazapet wall no higher than 42", 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. 16~Page Character Zone Development Standards GENERAL MIXED USE ZONE -IRON HORSE z Primary Street Key Property Line ------ Setback Line ` \ \ Build-to Zone Building Area _ ~, Build-to Zone (BTZ) (Distance from property line to edge of the zone) Front (Primary Street) 5' - 20' Front (Secondary Street) 5' - 20' Setback Side Y (see #1) Rear Adjacent to SF residential Adjacent to any other use 15' 10' O Building Form of building built to primary street BTZ 60% (min.) (see #2) of building built to secondary street BTZ 40% (min.) see #2 O +F„r'.. f 9 1 S 6 Block face dimensions 1,000' (maxim um) Block perimeter 3,600' (maximum) Lot Width 400' (max.) Lot Depth 400' (max.) Lot coverage 75% (max.) Residential density 18 du/ac (max.) Notes #1 -Side setbacks shall be either 5' or based on minimum fire sepazation required between buildings, if applicable. #2 -Corner building street facades must be built to the BTZ for a minimum of 15' from the corner along both streets. Draft 4, March 19, 2009 Hrapeny une Building minimum 15' Building maximum 3 stories (see #3) Accessory building 2 stories max. (see #3) Ground floor finish 12" max. above sidewalk for level commercial O 18" min. for residential First floor ceiling 12' min. clear for commercial height 10' min clear for residential Upper floor(s) ceiling 9' min. cleaz height ;t a_ ~ ,.~ ~ _~~ „ a~ f Land Use Min. % of Max. % of Preferred building azea building azea RetaiVRestaurant 5% 30% 10% Office 5% 30% 20% Residential 10% 50% 30% Civic (excl. religious) 5% 10% 5% Other (industrial) 15% 50% 35°/n Location Standards • Existing residential neighborhoods shall be buffered by residential uses in the General Mixed Use Iron Horse zone to a depth of 100' Commercial uses (except live-work) shall be located within 200' of Iron Horse Blvd, Browning Dr. (east of the rail road line), and Hilltop Dr. _ _ _ _ _ _ _. • All development that exceeds 15,000 sq.fl. of building area or more than 6 acres of oronertv shall meet the mixed use criteria. Building Types Shopfront Civic building_~~ Live/Work Y__~__._.__..__ Residential Lofr Townhouse Office building #3 -Attics and mezzanines less than 7' (avg.) height shall not be counted as a story. #4 - Mansazd roofs aze 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' high masonry or living fence built within the BTZ. City of North Richland Hills 17 P a g e TOD Code Character Zone Development Standards Primary Street Key -••-••-••• Property Line Parking Area Location (distance from property line) Front setback 25' O Side setback 0' (next to commercial) O 5' (next to residential) Secondary street 10' O setback Rear setback 5' 4 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 #6 -Parking 24' max. (except service driveway width drives which may be a max. of 30' wide) #7 - On corner lots, driveway shall not be located O on a primary street. #8 -Shared driveways and cross access easements aze encouraged between non-residential lots to minimize curb cuts. #9 -Parking may be provided off-site within 1,200 feet or as shazed pakking. A shazed parking plan has to be approved by the City Manager or his/her desienee. # 10 -Section 118-834 of the City of NRH Zoning Ordinance shall apply for design of off-street parking areas. City of North Richland Hills TOD Code Draft 4, March 19, 2009 .; t -a a ~_ ~:- • 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. ' t P, 3 E 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 Property Line The following applies to all buildings located adjacent to an existing, zoned single-family detached residential. Transition Zone 25' (min.) ~ Max. Building Height at 2 stories within Transition Zone # 11 - A 6' 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", 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. 18~Page Character Zone De velopment Standards Draft 4, March 19, 2009 0 Primary Street Key -•--••-•-• Property Line Setback Line ;~~ s ~~. Build-to Zone Buildin Area s 6 is .a~*;ag-~a ` Build-to Zone (BTZ) (Distance from property line to edge of the zone) Front (Primary Street) 5' - 20' Front (Secondary Street) 5' - 20' z s d Building minimum IS' Building maximum 3 stories (see #3) Accessory building 2 stories max. (see #3) Ground floor finish 12" max. above sidewalk for level commercial O 18" min. for residential First floor ceiling 12' min. cleaz for commercial height 10' min clear for residential U er floor(s) ceilin pp g 9' min. clear Setback height ~ m~ ~ik~u ~r x ~, ~,,, ~_. Side 5' (see #1) ~,~~ a~'a` Il Rear O Land Use Min. %of Max. %of Preferred Adjacent to SF residential 15' ~ Adjacent to any other use 10' Building Form of building built to primary 60% (min.) street BTZ (see #2) of building built to secondary 40% (min.) street BTZ see #2 Block face dimensions 1,000' (maximum) Block perimeter 3,600' (maximum) Lot Width 400' (max.) Lot Depth 400' (max.) Lot coverage 75% (max.) building azea building azea Retail/Restaurant 5% 30% 15% Office _ 5% -- 25% 15% - ---- Residential 30% 60% 45% Civic (excl. religious) 5% 10% 5% Other (industrial) 10% 30% 20% Location Standards Mixed Use location criteria within this zone shall be based on adjacency to existing roadways and neighborhoods. The percentages above are guidelines for evaluating the mix of uses within the overall area designated as General Mixed Use Smithfield zone, rather than on an individual lot basis. Existing residential neighborhoods shall be buffered by residential uses in the General Mixed Use Smithfield zone to a depth of 100' (min). • Commercial uses (except live-work) shall be located along a 200' wide azea nazallel to Davis Blvd. Building Types Residential Loft ;Townhouse _...... Residential density 18 du/ac (max.) Shopfront :Civic building _ Single-family_detached Notes Live/Work ;Office building #1 -Side setbacks shall be either 5' or based on minimum fire separation required between buildings, ~f applicable. #3 -Attics and mezzanines less than 7' (avg.) height shall not be #2 -Corner building street facades must be built to the BTZ fora counted as a story. minimum of 15' from the corner along both streets. #4 -Mansard roofs aze not permitted City of North Richland Hills TOD Code GENERAL MIXED USE ZONE -SMITHFIELD 19~Page Character Zone Development Standards Primary Street Key -••-••-••• Property Line Parking Area Location (distance from property line) Front setback 25' O Side setback 0' (next to commercial) O 5' (next to residential) Secondary street 10' O setback Rear setback 5' 4 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 #5 -Parking 24' max. (except service driveway width drives which may be a max. of 30' wide) #6 - On corner lots, driveway shall not be located 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 Citv Mana:?er or his/her desienee. #9 -Section 118-834 of the City of NRH Zoning Ordinance shall apply for design ofoff-street parking areas. Ciry of North Richland Hills TOD Code Draft 4, March 19, 2009 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 6' High Masonry Fi Single-Family Residential LoUUse Property Line The following applies to all buildings located adjacent to an existin ,zoned sin le-famil detached residential. Transition Zone 25' (min.) ~ Max. Building Height at 2 stories within Transition Zone #10 - A 6' high masonry fence shall be installed at the property line adjacent to the existing residential use. #11 -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' high masonry or living fence 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", 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. 20~Page Character Zone Deve%pment Standards Draft 4, March 19, 2009 ~, z Primary Street Key Property Line •------ Setback Line ~~ Build-to Zone Building Area Build-to Zone (BTZ) (Distance from property line to edge of the zone) Front (Arterial Street) 10' - 70' Front (Any other TOD Street) 10' - 70' Setback Side 5' (see #1) Rear Adjacent to SF residential 15' ~ O Adjacent to any other use 10' Building Form of building built to primary 60% (min.) street BTZ (see #2) of building built to secondary 40% (min.) street BTZ (see #2) Block face dimensions 1,000' (maximum) Block perimeter 3,600' (maxim um) Lot Width 400' (max.) Lot Depth 400' (max.) Lot coverage 75% (max.) Residential density NA City of North Richland Hills TOD Code Property Line Building minimum 15' Building maximum 2 stories (see #3) Ground floor finish 12" max. above sidewalk for O level commercial 18" min. for residential First floor ceiling 12' min. clear for commercial height 10' min clear for residential Upper floor(s) ceiling height 9' min. cleaz ~,,, ~.~_ Land Use Min. % of ~ Max. % of Preferred building azea building azea Retail/Restaurant 30% 70% 50% Office 10% 50% 30% - - Residential Permitted only above first floor Civic (excl. religious) 0% 10% 5% Other (industrial) 5% 25% 15% Building Types Shopfront Civic building Residential Loft Office building Notes #1 -Side setbacks shall be either 5' or based on minimum fire sepazation required between buildings, if applicable. #2 -Corner building street facades must be built to the BTZ for a minimum of 15' from the corner along both streets. #3 -Attics and mezzanines less than 7' (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' high masonry or living fence built within the BTZ. 21~Page Character Zone Deve%pment Standards ARTERIAL MIXED USE Draft 4, March 19, 2009 Primary Slreet Key -••-••-••• Property Line Parking Area Location (distance from property line) Front setback 10' O Side setback 0' (next to commercial) O 10' (next to residential) Secondary street 10' O setback Rear setback 5' Q 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' 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. #10 - 118-834 of the City of NRH Zoning Ordinance shall apply for design ofoff-street parking areas. City ofNorth Richland Hills TOD Code =0 9 • Encroachments are permitted into any required yard and may be no more than 10'. • Canopies, awnings, signs, and balconies may not encroach over the roe line. Transitlon Zone • • • i i r ~ 6' High ~ ' Masonry Fence Single-Family Residential LoVUse Property Line The following applies to all buildings located adjacent to an existin ,zoned sin le-famil detached residential. Transition Zone 25' (min.) ~ Max. Building Height at 2 stories within Transition Zone #11 - A 6' 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", 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. 22~Page Character Zone Development Standards Draft 4, March 19, 2009 TOD RESIDENTIAL z pC U N N Key -••-••--•• Property Line ------- Setback Line ~~~ ~ Build-lo Zone Building Area :\\\\~~a Build-to Zone (BTZ) (Distance from property line to edge of the zone) Corner Lots: Front (Primary Street) 0' - 10' Front (Secondary Street) 0' -10' Width of corner lot build-to zone 25' (min.) (both primary and secondary 50' (max.) Property Line Building minimum 15' Building maximum 3 stories (see #3) Accessory building 2 stories max. (see #3) Ground floor finish 12" max. above sidewalk (for level commercial uses); 18" min. (for residential uses) First floor ceiling 12' min. clear (commercial) height 10' min. clear (residential) Upper floor(s) 9' min. clear streets) ceiling hetght Interior Lots: Front (Primary Street) 10' - 25' ~ ' ~~ ~ o ~ ~ o~~ ~' ~ ~-.• Land Use Min /o of Max /o of Preferred Front (Secondary Street} 10- -?~' Setback Side 0' (see #1) Rear 10' O Building Form of building built to primary 60% (min.) street BTZ (see #2) of building built to secondary 40% (min.) O street BTZ see #2 Block face dimensions 600' (maximum) Block perimeter 2,000' (maximum) Lot Width 200' (max.) Lot Depth 200' (max.) Lot coverage 75% (max.) Residential density 18 du/ac (max.) City of North Richland Hills TOD Code building area building area Retail/Restaurant 5% 15% 10% Office 5% 35% 20% Residential 35% 65% 50% Civic (excl. religious) 10% 15% 10% Other (incl. religious) 0% 20% 10% Location Standards Mixed Use location criteria within this zone shall be based on adjacency to existing roadways and neighborhoods. The percentages above are guidelines for evaluating the mix of uses within the overall area designated as TOD Residential, rather than on an individual lot basis. • Commercial buildings shall be located adjacent to existing commercial uses, or adjacent to the TOD Core zone, or on corner lots only on TOD Avenues and Boulevards only. • Live-work uses are permitted on blocks immediately adjacent to TOD Core, General Mixed Use, Arterial Mixed Use, or High Intensity Mixed Use zones only. Building Types Shopfront Civic building Stacked flats (apartment building) Residential Loft Townhouse Single-family detached Live-Work Unit 23~Page Character Zone Development Standards Primary Street Draft 4, March 19, 2009 Key -~~-••-••• Property Line Primary SUeet mr~ I r l r. r I Transition Zone I ~~ I~ ~I ~` I Parking Area Location (distance from property line) Front setback (min.) 25' O Side setback (min.) 0' O Secondary street 10' O setback (min.) Rear setback (min.) 5' Q Required Spaces Ground Floor Uses under 3,000 sq.ft. No off-street parking req'd Uses 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. Corner Lots: Signs, awnings, and balconies may encroach over the sidewalk as long as the vertical clearance is a minimum of 8' 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 #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' from the corner along both streets. City of North Richland Nills TOD Code Property Line The following applies to all buildings located adjacent to an existing, zoned single-family detached residential. Transition Zone 15' (min.) ~ Max. Building Height at 2 stories within Transition Zone • A 6' high masonry fence shall be installed at the property line adjacent to the existing residential use. #3 -Attics and mezzanines less than 7' (avg.) height shall not be counted as a story. #4 -All buildings shall meet the Architectural Standards in Section 8. #5 -Mansard roofs aze 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' high masonry or living fence built within the BTZ. #8 -Parking driveway width 20' max. #9 - On corner lots, driveway shall not be located on O a primary street. #10 -Shared driveways and cross access easements are encouraged between lots to minimize curb cuts. #11 -Parking may be provided ofl=site within 1,200 feet or as shared parking. # 12 -Section 118-834 of the City of NRH Zoning Ordinance shall apply for design ofoff-street parking azeas. # 13 -Canopies, awnings, signs, and balconies may encroach over the BTZ and setback areas as indicated in the shaded 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 pazapet wall no higher than 42", 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. 24~Page Character Zone Deve%pment Standards ~~~o,~ Draft 4, March 19, 2009 7. 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. 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 T e minimum min. Commercial 60' 2 10' Yes, both 6' Intersections Tree Well, "Main" Street sides, pazallel and min. of 1 6'X5' mid-block Commercial 80' + 6' 4 11' Yes, both sides 6' Intersections Tree Well, Avenue sidewalk and min. of 1 6'X6' easement mid-block TOD 80' + 6' 4 + turn 11' No 6' Intersections Pazkway Boulevazd sidewalk lanes 6' easement Avenue 68' 2 11' Yes, both 8' Intersections Pazkway; sides, azallel 6' TOD General 60' 2 11' Yes, both 6' Intersections Pazkway; Street sides, azallel 5' TOD Alley 20' NA 16' No NA Street NA 16' pavement intersections width City of North Richland Hills 25 ~ P a y c TOD Code Draft 4, March 19, 2009 d. Street Cross Sections lommercial Mam Jtreet (Mam street I i BTZ Sidewalk Parking ', Travel Lane 6' 11' 9' I 10' f._N __~..t_ _~ Parking Tree Sidewalk BTZ Well 9' S' 6' 6 ~._- ~~ O-i..... M t Commercial Avenue BTZ fmm wipe ~ BTZ Irom sklewalk ~ wipe Of ,6 ~ ~~ Sidewalk 5' ~ r `_ _~. i t ' G N,q I_:z 'C i ~~~ pa 10' ' 6' 8' 11' ~ 11 11 11' 8' '. 6' ~ 10' `~,`y~~~pf ~. __.._.._-f __. f _..._.. rte. -~ ~~ M -~ a.a _ FIOISe 1fIV0} (Eastern Eepa 01I Sieelalk ~ WNl Parklnp Travel Unes Trml l.allea Puklnp W~a SiamaNc Imn Horse Blvd.) i 80' R-O-W ' a"'°' Aa r « TOD Boulevard City of North Richland Hills 26 P a g e TOD Code Draft 4, March 19, 2009 Avenue + 5' -+ 8' -~+ 6' -+ B' -~ 11' -~ 11' -+ B -Iw 15 -I~ 5' - Yard Sidewalk Parkway Parking Travsl Lana Travel Lane Parkifp Sidewalk BiZ ~ 68 R-O-W TOD General Street ~ ~ 0 0 asses sm~ a Ua~ :-D ~ q O~ ~1 BTZ P~rkwa~~ Pafkin rave Travel parking) S~dewa~k~ 8n Sfdeaaa 9 Lane Lane + 20' -+ 6' ~ 5' -+ 8' -~ 1 T -~~ 1 I w 8' 11 -~ 20' - + 60 R-O-W - T(~1~ Allev m Screen for surface parking • +: - ~ i6 Pavement -~ Flat curb ~ 20' R-O-W City of Nonh Richland Hills 27~Page TOD Code Draft 4, March 19, 2009 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 .5 J a Street Trees a Street Lighting ` Strcet Furniture 4. Sidewalk Material T Tree Well Grates/ Parkway Standards i Build-to ~~ ree Wel ar m Zone Pkwy Travel Lanes Typical Streetscape Elements in TOD Streets Street Trees: 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' behind the curb line. iii. Spacing shall be an average of 50' on center (measured per block face). iv. The minimum caliper size for each tree shall be 3" and each tree shall be planted in a planting area no less than 36 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: i. 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'. ii. Street lights shall be placed at 50' on center, approximately 3' 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' 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'. vii. Materials selected for paving and street furniture shall be of durable quality and require minimal maintenance. City of North Richland Hills 28 P a g e TOD Code Draft 4, March 19, 2009 Landscape Standards: 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 36 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' high (min.) living fence in lieu of a masonry fence. Such a living fence shall be composed of shrubs planted at two feet on center and two feet high when planted. Species shall be selected from the TOD District Planting List in Appendix C of this ordinance. The required fence shall be located within the build-to zone along the corresponding street frontage. iv. Maintenance of all landscape materials shall meet the requirement of Appendix C of this ordinance. 8. Architectural Standards & Guidelines The Architectural Standards and Guidelines for the 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. 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: City of NoRh Richland Hills 29 P a g e TOD Code Draft 4, March 19, 2009 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. Horizontal Rhythm: • A building larger than the width seen traditionally in the district (greater than 40') should be divided into modules (20' - 25') 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. 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. 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 inconsistent with the character of Smithfield include: sloped roof shapes on one-story commercial buildings except those with a false parapet on the front elevation, false mansard roofs and curving roofs. • A visual terminus, such as a simple cornice, at the tops of two-story buildings helps reinforce the character of Smithfield architecture. City of North Richland Hills 30 P a g e TOD Code Draft 4, March 19, 2009 Building Materials: • At least 80 % of all street facing facades (except alleys) of new buildings shall use materials typical of common building materials of the historic period and location, including brick; stone indigenous to North Texas such as dark fieldstone; or horizontal wood siding of dimensions similar to novelty, shiplap or tongue-and- groove. Cementitious horizontal siding, in a smooth, paintable finish and of traditional dimensions may be used in place of wood siding. • 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. • Other non-traditional building materials shall only be permitted as accent materials (no more than 20% of each street facing facade). Awnings and Canopies: • Canopies and awnings shall be used to protect pedestrians and create interest along the street. • Carefully designed canvas or other fabric awnings in terms of size, shape and placement such that they fit within individual bays or structural divisions of the building facade rather than extending beyond a single bay. • Fixed, rolled front awnings of corrugated metal, as found in many early 20't' 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. 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. 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. City of North Richland Hills Graphic showing location of primary and secondary entrances to buildings. 31~Page TOD Code Draft 4, March 19, 2009 (ii) 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. 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. (iii) Buildings in the TOD Core zone, to the extent practicable, shall maintain a 25' - 35' 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. .., Variations in building rhythm using architectural features Building massing used to emphasize entrances City of North Richland Hills 32~Page TOD Code Schematic showing how permitted variations in building massing are calculated. Draft 4, March 19, 2009 1 ~' Retail buildings with details that add interest along Allowed encroachments into the setback line 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. Recommended treatment of terminated vistas 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. ~. _ __ _ i; _ _~-_ ~ti'indow ~ ' CIp}xr f~~cadc ~-Expression Linn. ~'I'i ~~ nsom City of Notch Richland Hills _., . I:rr: sxd Entry ~ ~~ ~ f Figures showing desired architectural elements in Shopfront buildings 33~Page TOD Code Draft 4, March 19, 2009 (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 retail building plate heights generally shall be at least 15 feet in height. Upper floor to floor heights shall be a minimum of 10 feet. (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. storefronts with transparent windows 5. Building Materials: Vertically oriented windows with emphasis on corners and entrances. (i) At least 80% of the street facing (except alleys) facades of all new buildings (excluding doors and windows) shall be finished in one or more of the following materials: City of North Richland Hills 34~Page TOD Code Draft 4, March 19, 2009 • Masonry (brick, stone, cast stone, rock, marble, granite, glass block and/or tile) • Split face concrete block or poured-in-place concrete • Up to 20% Wood, metal, or Exterior Insulating Finishing System (EIFS) as an accent only (ii) Cementitious-fiber clapboard (not sheet) with at least a 50-year warranty may only be used on the upper floors. (iii) 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 facade faces an alley or is not viewable from a public street or right-of--way. c. Standards Specific to TOD Residential Zone: 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 facade 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 feet wide, and set back at least 20 feet 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-inch column. Front-loaded garages on residential lots less than 50 feet wide shall not be allowed. Town homes and courtyard apartments shall utilize rear-loaded garages. 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 first floor elevation shall be elevated at least 18 inches above the grade of the sidewalk. City of North Richland Hills 35~Page TOD Code Residential townhomes with primary entrances to the street Live-work units with bay windows Draft 4, March 19, 2009 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 facades. Residential townhomes with stoops, dormers, and other architectural embellishments that add visual interest along the street. 4. Building Materials: (i) The following shall be permitted finishes for street fronting facades of all residential buildings. No more than three different materials shall be used on any single facade: • Cementitious-fiber clapboard (not sheet) with at least a 50-year warranty; • Masonry (brick; stone; man-made stone and stucco utilizing athree-step process). (ii) The following shall be allowed up to 25% as an accent material: • Wood, • Exterior Insulating Finishing System (EIFS) or similar material over a cementitious base, rock, glass block and tile. (iii) Side and rear 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. P~ City of North Richland Hills 36 P a g e TOD Code Draft 4, March 19, 2009 Table 8.1 Building Type Matrix Character Zoue Historic TOD Gen. TOD Res. Arterial High Core Core Mixed MU Iuteusity Building Type Use (I & MU S I. Shopfront building P P P P/C (corner P P commercial ,' ..~ ~ ~' uses only) '~~ ` ~ ~ ,. '~r~-- ~ ~ ~/ r, ,~ ~ ` ~~~~ j\~n,, ~ ~li 5 .~ ~~~ 2. 3-Story Mixed Use (loft building) NP P P P/C (comer P P -ti, ~~/' commercial only) „~ -- ~ h-- u p ~ n 'k ~ ,A ~ k y jf ~ ~~ ~ J , i , ~~: / \~ ~i "~'•~ `= ~ ~ ~ ~':., 3. 4-Story Mixed Use (loft building) NP P NP P/C (comer P P commercial only) ~'~~ -_ 7~ ~ ~~ ~I~~~ : ~~ ~,~ ~ 1 ~ ' , ~~ ~ ~~x~ ~~ ~ ~. ~~ L ~ ~ ~~ ~ ~ ~ 7 ~~ ,, .. ~f , 'v City of North Richland Hills 37 P a g e TOD Code Draft 4, March 19, 2009 Character Zone Historic TOD Gen. TOD Res. Arterial High Building Type Core Core Mixed Use (I & MU Intensity MU S 4. 2-story live-work P P P P/C (corner P NP j commercial ,: ~~_ on1Y) ,~Vf' 1 '....~ ~.~I ~, k h~ ". ~ ~ // ' /%~ A R.A _.~ +~ ~ ~~ ~ , ~ ~'r.y~~ ~ ,~:® ,, r ~ ~ 5. Aparhnent building NP P P P NP NP ~~ M ° ~In ~ ~ j ~~6 g ~. q~U i j / ~7 L,-~ ~' - - --- 6. Multi-unit house NP P P P NP NP . M t ~ / , l ~%,( / \ \. \ ~`'< W \\~ City of Noah Richland Hills 38 p a g e TOD Code Draft 4, March 19, 2009 Character Zoue Historic TOD Geu. TOD Res. Arterial High Core Core Mixed MU Intensity Building Type Use (I & MU S 7. Townhouse NP P P P NP NP ~r ~ f , 1 ~ j ' /~ i Ra. J ~-. ~ . T ,Y1 , ~ g4 ~ ~a~ ~,. ~ ~ ~~ r,QA~ ; l ,, , ~ . ~' ~~~ * ~...~.` r ... ._y 11,E ~ y~ ~ r, w ,~ ~~ ~ 8. Detached house ` NP NP P P NP NP ~_ -~,~ ~A~ . ___ / V r , {"~ r ~ /, ~~ ._ a ~ r ~f - a . i ~ ~ ~L ~ , w ~_~ 9. Commercial buildin hi h rise NP NP NP NP NP P 9. 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 staff and is subject to approval of the City ofNorth Richland Hills 39~Page TOD Code Draft 4, March 19, 2009 Table 9.1 Character Zoue Historic TOD G/MU Arterial High TOD Standard Core Core (S & I) Mil Intensity Res. Si n T e MU (1) Wall (Building) P P P P P P • For all commercial uses fronting on I-820 Signs access road: One sign per tenant space; azea to be calculated at 0.75 sq.ft. per lineaz foot of highway frontage with a maximum of 200 sq.ft. • For all other commercial uses (retail, office, and restaurant): One sign per tenant space; azea 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; azea to be calculated at 0.75 sq.ft. per lineaz 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" onto a sidewalk while maintaining a vertical cleazance of 7' from the finished sidewalk. • Wall signs may be internally or externally lit. • Limited to commercial uses in the TOD Residential onl . (2) Monument NP NP P P P NP One monument sign per lot per street frontage (no Signs more than 2 per lot sepazated by at least 300 feet) limited to a maximum of 50 sq.ft. per sign face and 6' in hei t. (3) Window Signs P P P P P P • Limited to 10% of the window area • Limited to commercial uses in the TOD Residential only. 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 dis la areas. (4) Blade Signs P P NP NP NP P . Shall be permitted for all commercial uses only (retail, restaurant, and office) • IS sq.ft. maximum per sign face. • May encroach a maximum of 3' over a sidewalk. • 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 cleazance of 8' from the finished sidewalk. • Limited to commercial uses in the TOD Residential onl . (5) For sale/for P P P P P P Same as Sign Ordinance lease si s 6 Address si s P P P P P P Same as Si Ordinance (7) Temporary P P P P P P 1 free standing sign per lot during construction construction only; limited to 32 sq.ft. si s 8 Banners P P P P P P Same as Si Ordinance (9) Sandwich P P NP NP NP P • Permitted only for retail, service, or restaurant boazd signs uses • Limited to 8 sq.ft. per storefront; • Sign may not exceed 2 feet in width or 4 feet in height. • A minimum of 4 feet of sidewalk shall remain clear. • Chalkboazds may be used for daily changing of messages. Readerboards (electronic and non-electronic shall be rohibited. City of North Richland Hills 40 P a g e TOD Code Draft 4, March 19, 2009 Character Zone Historic TOD G/MU Arterial High TOD Standard Core Core S & MU Intensi Res. • 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 . • Light pole banners shall be limited to publicize community-wide events, holiday celebrations, public art, and other city s onsored events. (11) Directory P P P P P P • Shall be allowed for all multi-tenant buildings signs only • One directory sign per multi-tenant building limited to 10 sq.ft. in azea • Design of the sign shall be integral to the fa ade on which the si n is to be affixed. (12) Any sign with NP NP NP NP NP NP . New signs with LED lights and electronic LED lights or reader boazds shall be prohibited in the electronic Station Areas. reader boazds 10. Civic/Open Space standards a. The location, scale, and design of civic 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 open space. No more than 50% of the required 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. Development may be eligible fora 50% reduction in the park dedication fee if private open space, in the form of courtyards, balconies, roof-top gardens, etc, is provided. e. The following criteria shall be used to design and located 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 '/4 acre and no larger than 1 acre. Square shall be no smaller than %2 acre and no larger than 2 acres. ii. All open spaces should be designed to be prominently featured and should add value to development. iii. 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. City of North Richland Hills 41~Page TOD Code Draft 4, March 19, 2009 11. 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 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 o 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. 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; City of North Richland Hills 42 P a g e TOD Code Draft 4, March 19, 2009 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 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. 1 City of North Richland Hills 43~Page TOD Code Draft 4, March 19, 2009 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 _, 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 _ 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 site shall meet Section 118-151 of the city of North Richland Hills Zoning Ordinance. 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: Changes to any element of the Regulating Plan shall be processed as a Zoning Change and any change to the text of this ordinance will be processed as a Zoning Text Change. All Special Development Plans that modify any element of the Regulating Plan shall also be processed as a Zoning Change. City of North Richland Hills 44 P a g e TOD Code e~e ~ 1~1 C a~ "~ 0 U.yy i~l ,.y~.I ~I _0 b .~ O ~i ~I ~I ,y~.I i..l o ° ~ ~ o ~ ~ ~ ~ j ~ o d" ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ • ~ 7' cC -' cC ~ ~ ¢, ~ .~ v, 'O `3 ~ O U O. ~ ~ ~ ~ cC N "' ' ' { " m Vi ~ O_ bq ~ ~ ~ S3. v' N ~ N " ~-+ h .~ 4w Q" ~ 4-i S ° ' ~ o ° ' ~ ° ~ 0. ~ ' N • +, ~ ~ '°-o y N ~ ~,-, ai 3•° o ~•°,.d•° ~ ° o • b• aU~a~a~, 3 °~ ~ o,~, ~ ~ .~ ~,~~, ~.~ d w °' ~ O ° Q °~ ~ o ~ " ~ 0 0 0 0 P7 0 :~ a ~ o ° ~ n ~ a n , 0 0 ~ 0 • a~ ~. w ~, _ .~ ~~ ~ ~ ~ ~3 w'~~ ~ ~ o ~ ~ ~ ~ ~.~ ~ ~ ' ~ ~ o ~ ~ ~ ~ °~ ss, ~ ~ - ~ ~ a~ m in U O ~.+ y Q ~. ~ ~+ ~ .~ O ~ y ^ O ~ ,., N ,~ .Y ~ a. 3 ~ .~ ~ ~ ~. • C on ~ i ~ i ~'' ~ o ~ ~ Q 3 x~¢~ ~ • O z o ~ ~ ~ iC O O .~ N a ~ ~ O ~ m~~~ ~ ,, o ¢ w~ v~~ o 0 'U O A Y ~ U w 0 N N _ O CC N . U U ~ ~ y '~ ~ N .~ ~ C7 ~ O ~ O ~ ~ •y ~ rn ~ Y r .qtr N • ~ ~ cd ^ ~ ~ ~ y M rn ~ y ~ 'C f'q U y ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ry ~ ~ ~ Q~ 'O 'C ~ 4. O }•' U ~ ~ :7 '7' rn ~ y ~/ N t.' 1. N ~•' bA N ,S." N L. ~ x ~~•''~ '~ ~ ~b¢~x ° ~ ~ ~•~ ~ ~ ~ ~•~ ~ ~ maw ~ • ~ ° . . ~ ~ 3 °' 0. ~ ' - ° ~ a aAE-~ ~~ ~ °' ~ v o ~ ~ ~ ~ ~~ ~;, ~ O i. and 3 0 ~ C 7 '~ ~ ~ ¢ ~ ~ 0 N z Zi O O ~ ~ O ~ ~ M f~. t1i Q" ~ V] `3 O OU ~ ¢ ~ W ~ 'v, ~ ~ . ° • • • M • • • ~ • • • • • z • • z ~ ,y w ~ ~ O~ ~ O ~ N ~ ^' ~ N o ~. m ~ ~ 0 U c~ 'O ~ O ~ ~+'. ~ ~ N '~' N '~ v~ d ... ^ y tC. N cC 4., bq N +~i GJ U t U ~ `n ~ ~ +-. N ~ O ~6J ~ b4 C C 6 G p ,~ ~ ;~ ~ y v~ c~ v~ ~ "~ ~ O ~ ~ }' O N ~ ¢' ,~ ~ Y ~ N U ~ U b ~ o~ O O. ~ U 'O n ~' }. U •--~ rn ~ , O rn N ¢, cC pq ~" ,r' N ~. F. . ~ ~ ~ ~ Q bA ~ U Lr ~ O ~ O i O ' O c~ _ O Y '~ ~ C ~i" ~ ~ N O c~ .d 4~ O , ~ ~ ~ ~ ~. y N • . O 5. G c C ~x~ ~¢ ~ 3~ s b o . • M • • °° ^~ • • • • z • • • • • N Q ~ ~ O ~. ~ ~ a+ '~ O N ~ ~ Vi M '+~+ y O bA ^," Q .~ ' N ,t ~ O N y ~ ~ ~ iG ~ .y ~ ~ ~ ~ ~ ~ M ~ ~ ~ 'C ^ ~ 0 ~ ~ ~ ~ N O ~ 0 ~ ~ 1 .i bA O N V w ~ 0 '~ ,O y U ~ O, p •~ ~ N ~ ~ +~ O ~ ~ '~.,,~ . a~O a °O.~ ~ ~ ~ ~'x ~ ~~'°' ~ ~ • . 3 ~ ¢ •~ ~ i-1 i-1 ~ H O ~ I ti ~~ ^ o ~' ~ ~ ~ ~ z z ~ o ~ ~ U p. «~ ~ o ~ °~~' ~ ;b ~ ~ 3 ~ ~ ~ `~ ~ ,~ '~ ~ ~ ~ a~ ~ a o ~ ~ -a u. ~ ~ ~ 04 y ~ O ,~ :~ b ° . 3 ~ ~ ao a~ ~ ¢' p ~ O U a. ~ ~ p p ~ y ~ ~ ~ ' ~ N ~ ~ p ~ •' ~ b Ll. bq ~"", ~ w 6" ~ w O ~ U ~ ~ 6. ~ O i O ~ ~" p O y N O ¢ CYi `-1 ~ V] ~. ~ Q ~b q ~ d r-a U R i U ' y ~ ~ ~ ~ • • • • ~ ~ N ~ ~ ~ bq z • • • • • • z z ~ z C'. y C ~ r~ k ~ bA ~ ~ ~ ~ O ~ ~ > ~ ~ x ~ O ~ ~ • 'O C ~ ~ ~ c u A ~ ° E~ ~ ~~, . U ~ a ~ x + ~ ~ y ~ ~ o C w ~ o • + ° + w ~' bU ~ ..te r 1, C y U ~ 0. rn ~ i. a ice. ~ HF 0~ 6> fx~; O ai ~ E ^ . 0. A 1 [ ~ W ,~ 0.. ~ 0.1 a~ -o ~o a °0 M X N _ ~ "~ ~ fB ~ V ~N o ~ ZU O Q ~O U F- U y "d rr ~ ~ ~ ~ d 3 .o ~ ~ -b o . ;~ ~ ... . ~ ° ' ~ ~ w ~ '~ • ~ • a ,~ ~ ~ ~ a~ r. o ~ x ~ ~ ~ o a ~ ~ a o A Q ~ Q ~ . ~ ,-; U O U ~ Y ~ U ~ ~ ~ 3 '~ ~ .n ~ ~ 0 3 d 3 ~ .. ~ .. ~ ~ ~ ~ ~ ~ -. ~ o ~ . ~ ~ ~ U ~ y ~ ~ ~ OQ ~~--, ~ O ~ ~ ~ ~ ~ ~ Vi Q ~ ~ ,b w ~, "O ~ .V+ N N ,~ N ~ ~y m ai O Y v ~ N N yU., ~ N °U ~ i N y a., .r N ~ ~ O U ~'. ~ UU~+" 'v, O .b O ~ ~ Q ~ w ° ~' ~ ~° z ~ ~, o a ~ ° o ~ ~ i a O ~ ° N N ~ ~ ~ O ~ ~ ~ a a ~ y U O , °; b4 ~ > ~ ~ ~ ~ ~ ~ U Q ~ U ~ ~ cC ~ ~ y ~ U Y ~ 'ti ~ d ~ ~ ~ ~ ° ~ y ti. ~ p O Q. ° ~ Q ~ O ~ ~ ~ ~ ~ N ~ -~ ,--. i.i 6l O CU N ~'' ~3". ~ t". °' 'b ~ Q x x ~~~ ~~ ~, ~ ° ~ ~ b ~ ~ °~.o ~~ o -~ ~ ~ ~ ~~Q~ ~~w~ ~ ~ ~ ~ Q ~ o ~n ~ ' ~ o o a ' ~ o ~ .fl Q b '~ ~ ~ ? ' U '-' O ,~ ,., y s, m U .~ ~ v, 'C O " O o ~ ~ ' ~ ~ U ~ ~ a ~ ' ,~ o °' ° ~ ~ ~ o ~ U o ° ~ o 'Y ~ a ~ ~ ~ c°i o ° • ~ o ~ ~ a. ~ on o ~ ,r ~ O y F'' ~~ `~ ~ ~ '~ ~ a`~i ~,U,b ~ N ~~' Q ~ ~ ~ . , . ~ ~ f i L~ O ~ ~ ~ ~ U v~ ~ y U ~. ~ ~ ...~ ~..i ~-. y a i ~ v , ~ ~ ~ ~ y U a~ y ~ O a~ ~ O ~ ~ a~'i ~ ~ 't3 y ' ~ y . ~ ~ v' O ~"i j N bA ~ o ~ ~ cC 4r c~ ~ ~ ~ U ~. N bA O ¢ U ~ ~ O cC3 ~ r. ~. ~, ~ ~ ~ ~ . . Q, .d S~. • , ~ p ~ •y a' , vU, Y ~ Y ~ x o ~~ o .~ ~ '~ ~ ~ b ~ ~ °~' ~ °s.' ? .~ ~ U ~ ~ ° ~ o .n ~ ° ~ -o a~ a~ ~ ~ a~ ~ ~ ~ o ~ o ' ~. ~. U a~ b ~ a~ >, ao ~ a~ ~, ~ ~ ~ ~ ~ ° ~ o ~ -d ~ ~ ~ ~ ~ a~ ` ~ ~ y Qa ~ U cd O ~ ~. ~ t. ~ p cO W ~~' Li • O ~ rn . ~ ~ w :~ ~ ~ c~ ~ ~, ~ CL ~, U pr Fr O O ~ W ~ O O 0 F-~ ~ O O s. U ~ . b4 ~ M ~ o ~ a. ' ~ O U a~ ~ ;; ~ ' ~I O O ' a o 0 0 ~ ~ 0 ~ °.: ~ U v~ U ~ ~ o 'C a~ cC U ~ a~ ~ ~ ~ c~ 3 3 O 4r per' O ': o ~ v~ ~ ~ v 4"' 3 0 •,; ~ ° ~ a~i b~ UUE-' o QhE-' b b ~ ~ ~ N ~ ~ o ^~<+,;~ CAx~1~ f~Q s,, ~. ~~-ba a. w¢ xt o~ ~ o ~ U~ ~ o ~,a~~,.., ~ a ~.~ ~. ~ ~~., °' ~ ~ ~ ~ U ~ 7 ~ ~ Qp' (~ Q o 0 0 0 o Q ' ~ ~ ° Q a Q ~ U ~ ~ Q Q ,Y , • . • . • . a i C 0 0 0 0 0 o a~ p., • • • • • • • • • • • • • • • • • ~"' C pA C ~ ,~ A ~ ~ U _~ e ~ ~ ~ ~ '~ ~ b „~ G y ^O v ~ ~ ~ E v E ~ a> `~ ^~ s A ° ~ , ~ ~ , ~ V ~ a '~ ~ ,r' C ~ b C» ~ i~r ~ ,yvi Q ~ CIA 0 y v CL G4 V~ ea W C/~ C/~ N O ~ O N o~0 a~ ch X H 2 ~ c ~ c`a U j ~~ o °~ Z U 0 0 O U I- ~ ~ 'c _ ~ °- V ~ ~~ z O ~~ U Y / ~ o ~ p ~ 2 Z o ~= H a ~ ~ ~ 00 ~~z w °' ° ro ~ ~ ~ ~ ~ ~ ~ o W ~ c J i° a ~ -~ E E ~ ~ E ~ ~. ~pO ~ O p S O 4 O ~ cE11 ~ > ~ ¢ ~ Y O ~ U [~ U d (n 2 N J N ¢ Q a Q CO F- w w ~ ~ J W r N ~ ~ fn in m 7 Z W ~ ~ ~ ~ a ~ ~ ~ F ~ ~ W ~ ~ 'ca ~ ~ '~ ~ ~ ~i ~~ ~ E d ¢' ~ 'E ~ `° ~ $ N D o ~ ~ ~ ~ oZ ~ ~ ~ ~i o~ ~ E U O ~ O L ~ ~ o ~ O d ~'~ `m p ~ O ~ O .Qo F C7 F 0 U 0~ U o U Q ~ ~i (7 m~ C7 ¢ a i$ C7 ~ x 2 ~o0ooa i ¢ ~ i ~ ¢ 0 ~ ~ J Q f0 2 TT •c • V C ~a • O ~ 'g a \^~ ~ U_ i a c~ ,}- _ z o ~~ ~ ~ ~ -~ OC 0 ~~z W ~ o m (..) m c m ii Z ~' H ~ a~i E a ~ Q LL E ~ N ~pp ~ U O, ~ L O U m U d fn S N J E O ~ ~ C ~ Q Q ~ ~ Q F~`- m ~ O ~ ~~ r ~ I ~ R Z W 1 W ~ J Z WO N ~ pJ ~ ~ O ~ ~ J~O O ~ ~ ~ ~ ~ "" IwY ~ Cn N C ~ ~ ~ j C C ~ ~ Q ~ E ~ ~ ~ ~ N ~ O !n VJ 0 ~ O O Z O ~ C7 G C Q ~ d ~ x c~ ~ E o E E E o~ o o o ~ m h ro ~ a~ '9 m E ~~ ~~ ~ = U U~ ~ ~ ~ c~~ c~~