Article 9. Commercial Districts

4.900 Neighborhood Commercial Restricted ("ER") District

  1. Purpose and Intent
    The purpose of the Neighborhood Commercial Restricted (“ER”) District is to provide areas for neighborhood serving limited commercial, institutional and office uses.  Alcoholic beverage sales are prohibited.
  2. Uses
    In the Neighborhood Commercial Restricted (“ER”) District, no building or land shall be used and no building shall be hereafter erected, reconstructed, altered or enlarged, nor shall a Certificate of Occupancy be issued, except in accordance with the use tables in Chapter 4, Articles 6 and 8 and the supplemental use standards of Chapter 5.
    1. Limitations on Commercial Development in “ER” District.
      The sale of alcoholic beverages shall not be permitted in the “ER” District.
      All business shall be conducted wholly within an enclosed building.
      No drive-in or curb services shall be permitted.
  3. Property Development Standards
    The minimum dimension of lots and yards and the height of buildings in the Neighborhood Commercial Restricted (“ER”) District, shall be as shown in the accompanying table.

    Neighborhood Commercial Restricted (“ER”) District

    Business Size

    2,500 square feet gross floor area max.

    Front Yard*

    20 feet minimum

    Rear Yard*

    5 feet minimum

    Side Yard*


    Interior lot 5 feet minimum adjacent to residentially zoned lot; none otherwise.  If provided, side yard must be 3 feet minimum
    Corner lot** None required unless through lot, then 10 feet minimum required

    Height

    35 feet maximum, unless partly in district permitting greater height, where 3 stories not to exceed 45 feet are permitted.  See Section 6.100.

    Notes:

    * Additional setback may be required by Section 6.300.

    ** May be subject to projected front yard (Section 6.101F)
  4. Other Development Standards
    Development in the Neighborhood Commercial Restricted (“ER”) District may be subject to a variety of general development standards in Chapter 6, and the following provisions.
    1. Off-Street Parking and Loading. For further details, other uses, and loading areas, see Chapter 6 ‘Development Standards’, Article 2.
      Limited to passenger automobiles only.
      The restrictions in Section 6.202F shall apply to all auxiliary parking.
      No parking is permitted in the required front yard. 
      Commercial buildings require one space per 250 square feet. 
      Office or professional buildings require one space per 400 square feet. 
      A curb or bumper shall be placed along the perimeter of the parking area to prevent vehicles from extending into the required front yard, into an abutting alley, beyond the property line, or from damaging the walls or shrubs screening it from residential property.
      The required front yard shall not be graveled or hard-surfaced, but shall be maintained as open or landscaped green space.
      A sidewalk shall be constructed to City specifications abutting the front line of the parking lot and between the lot and the property line of the nearest intersecting commercial street.
    2. Landscaping and Buffers. Generally, ten percent of net site area.  See Chapter 6 ‘Development Standards’, Article 3. 
    3. Signs. See Chapter 6 ‘Development Standards’, Article 4. 
      No freestanding or roof signs are permitted.
      Signs shall be fastened flat against the wall.
      No sign shall be illuminated between the hours of 10 p.m. and 6 a.m.
      The sign shall cover no more than 15 percent of the area of the wall or facade, including doors and windows, on which the sign is placed, and shall not extend above the roof line or parapet wall of the building.

4.901 Neighborhood Commercial ("E") District

  1. Purpose and Intent
    The purpose of the Neighborhood Commercial (“E”) District is to provide areas for neighborhood-serving commercial, institutional and office uses.
  2. Uses
    1. In the Neighborhood Commercial (“E”) District, no building or land shall be used and no building shall be hereafter erected, reconstructed, altered or enlarged, nor shall a Certificate of Occupancy be issued, except in accordance with the use tables in Chapter 4, Articles 6 and 8 and the supplemental use standards of Chapter 5.
    2. Limitations on Commercial Development in “E” District.
      Retail stores with a footprint exceeding 60,000 square feet are prohibited.
  3. Property Development Standards
    The minimum dimension of lots and yards and the height of buildings in the Neighborhood Commercial (“E”) District, shall be as shown in the accompanying table.

    Neighborhood Commercial, “E” District

    Front Yard*

    20 feet minimum

    Rear Yard*

    10 feet minimum unless adjacent to residential district, where 15 feet minimum required

    Side Yard*


    Interior lot 5 feet minimum adjacent to residentially zoned lot, none otherwise.  If provided, side yard must be 3 feet minimum
    Corner lot** None required unless through lot, then 10 feet minimum required

    Height

    3 stories or 45 feet maximum, provided, however, Stealth Telecommunication Towers are permitted to a height of 60 feet.  The Scenic Preservation and Design Review Commission must approve the design of all Stealth Telecommunication Towers.  Telecommunication Towers are permitted to a height of 45 feet as a Special Exception approved by the Board of Adjustment.

    Notes:

    * Additional setback may be required by Section 6.300.

    **May be subject to projected front yard (Section 6.101F)
  4. Other Development Standards
    Development in the Neighborhood Commercial (“E”) District may be subject to a variety of general development standards, including, but not limited to:
    1. Off-Street Parking and Loading. Commercial buildings require one space per 250 square feet.  Office or professional buildings require one space per 400 square feet.   Restaurants require one space per 100 Square Feet of gross floor area.  For further details, other uses, and loading areas, see Chapter 6 ‘Development Standards’, Article 2. 
    2. Landscaping and Buffers. Generally, ten percent of net site area.  See Chapter 6 ‘Development Standards’, Article 3. 
    3. Signs. Generally, size for detached signs is limited to one square foot per linear foot of frontage and height up to 25 feet. See Chapter 6 ‘Development Standards’, Article 4. 
    4. Outdoor Storage or Display. Limited outdoor storage or display may be permitted.  See ‘5.306 Storage or Display in Commercial Districts, Outdoor’.

4.902 Low Intensity Mixed-Use ("MU-1") District

  1. Purpose and Intent
    It is the purpose and intent of the Low Intensity Mixed-Use (“MU-1”) District to provide areas in which a variety of housing types exist among neighborhood-serving commercial and institutional uses.
  2. Uses
    In the Low Intensity Mixed-Use (“MU-1”) District, no building or land shall be used and no building shall be hereafter erected, reconstructed, altered or enlarged, nor shall a Certificate of Occupancy be issued, except in accordance with the use table in Chapter 4, Article 8, and the supplemental standards of Chapter 5.
    In the Low Intensity Mixed-Use (“MU-1”) District, residential, commercial and institutional uses may occupy the same building and lot.  All projects must comply with the mix of use requirements described in Section 4.902.E.1.
  3. Property Development Standards
    In the Low Intensity Mixed-Use (“MU-1”) District, the dimension of yards, the maximum height of buildings, the maximum residential density, and the required open space shall be as follows:
    1. General yard development standards: Development shall be exempt from Chapter 6, Article 1, Sections 6.101B, 6.101C, 6.101E, and 6.101G.
    2. Front yard: 20 feet maximum setback, with the following provisions:
      Campus developments: Interior buildings constructed as part of a campus development may be set back from the property line more than 20 feet if at least 50 percent of the public street frontage on each block face within the development contains buildings within the maximum setback of 20 feet.  Interior buildings set back farther than 20 feet may not be constructed unless and until this 50 percent requirement has been satisfied. 
      Buildings may exceed the maximum 20-foot setback if angled, perpendicular, or parallel parking on private property meets the conditions of Section 4.902.D.1.f.  In these situations, the front yard setback shall be measured from the front of the parking space instead of the property line, and the setback shall be no greater than 20 feet.
    3. Rear yard: 5 feet minimum setback.
    4. Side yard: Setbacks are required when an abutting property with an existing building has windows facing to the side.  Then, any new development or addition shall provide at least 10 feet of separation between the existing and new building.
      Note:  Additional setback conditions are included in D. Other Development Standards.
    5. Maximum Height 
      45 feet, or 3 stories, whichever is less; or
      60 feet or 5 stories, whichever is less, if:
      1. Residential uses constitute 20 percent or more of a building’s gross floor area, and
      2. Office, eating and entertainment, and/or retail sales and service use constitute 10 percent or more of the building’s gross floor area.

        Note: Development in the Low Intensity Mixed-Use ("MU-1") District is exempt from Section 6.100.  Building height for all uses shall be measured from the top of the finished slab at grade level to the top of the highest wall top plate. An unroofed and unenclosed rooftop terrace, and the enclosed stairwell or elevator providing access to the terrace, shall not be included in the measurement of total building height, as described in Section 6.100.5. 
        Stealth Telecommunication Towers are permitted to a height of 75 feet.  The Scenic Preservation and Design Review Commission must approve the design of all Stealth Telecommunication Towers.  Telecommunication Towers are permitted to a height of 60 feet as a Special Exception approved by the Board of Adjustment.
    6. Maximum residential units per acre: 
      40; or 
      60 if the project includes office, eating and entertainment, and/or retail sales and service uses that constitute at least 10 percent of gross floor area.
    7. Open space: Open space shall constitute at least:
      20 percent of net land area for single-use residential developments and mixed-use projects in which residential uses constitute greater than 90 percent of gross floor area; or
      10 percent of net land area for commercial and institutional uses, and for mixed-use projects which include office, eating and entertainment, and/or retail sales and service uses that constitute 10 percent or more of gross floor area.
      Note:  Also see conditions for required landscape areas and bufferyards in Chapter 6, Article 3, and D. Other Development Standards below.   
  4. Other Development Standards
    Development in the Low Intensity Mixed-Use (“MU-1”) District shall be subject to the pertinent development standards in Chapter 6, and the following provisions:
    1. Off-Street Parking and Loading
      1. Commercial uses that are located beyond two hundred fifty feet (250') of One or Two Family zoned property, excluding other MU districts, do not require parking.
      2. Townhouses require a minimum of one off-street parking space per dwelling unit, with a maximum of two off-street parking spaces per unit.  For uses other than townhouses in the Low Intensity Mixed-Use (“MU-1”) District, that fall within 500' of residentially zoned property, excluding other MU districts, the parking requirements listed in Section 6.201B shall be reduced by the following proportions:
        1. 25 percent reduction for all uses in buildings not within 1,000 feet of an entrance to a passenger rail station, with the maximum number of parking spaces limited to 100 percent of the minimum requirement listed in Section 6.201B; or,
        2. 50 percent reduction for all uses in buildings whose primary entrance is within 1,000 feet of an entrance to a passenger rail station or rail stop, with the maximum number of parking spaces limited to 100 percent of the minimum requirement listed in Section 6.201B.
      3. For mixed-use buildings and projects within 500' of residentially zoned property, excluding other MU districts, the total parking requirement shall be the sum of the individual requirements for all uses.  A joint use parking agreement, if executed according to the standards set forth in section e below, would allow a reduction in the total requirement for a mixed-use building or project.
      4. The required off-street parking for any use may be located off-site, on property within 500 feet of the subject site.
      5. Adjacent on-street parking may be applied toward the minimum parking requirements, but shall not reduce the pertinent maximum parking limitations.
      6. Joint use parking facilities are encouraged within 500' of residentially zoned property, excluding other MU districts.  Uses may provide more than the maximum number of parking spaces if the additional spaces are provided as part of a joint use parking facility.  However, if the joint use parking facility is a surface parking lot, the total number of spaces in the surface lot shall not exceed the sum of the maximum spaces allowed for all individual uses sharing the facility.  This limit shall not apply to a multilevel parking garage that is used as a joint use facility.  Joint use of required parking spaces may occur where two or more uses on the same site or on separate sites re able to share the same parking spaces because their parking demands occur at different times.  Joint use of required parking spaces is allowed if the following documentation is submitted in writing to the Planning and Development Department as part of a building permit application or site plan review:
        1. The names and addresses of the uses and of the owners or tenants that are sharing the parking;
        2. The location and number of parking spaces that are being shared;
        3. An analysis showing that the peak parking demands for the different uses occur at different times, and that the parking area will supply at least the minimum number of required spaces for each use during its respective peak parking times; and,
        4. A legal instrument such as an easement or deed restriction that guarantees access to the joint parking for all uses.
      7. Surface parking shall not be permitted between a building front and the street, except that angled, perpendicular, or parallel parking that is partially or completely located on private property shall be permitted if it meets the following two conditions:
        1. The City’s Traffic Engineer determines that the parking does not adversely affect public safety or circulation and satisfies the conditions described in Section 22-175d of the City Code,  and
        2. The parking is located adjacent to and is directly accessible from a public street ROW or a publicly accessible private street.
          In these situations, the front yard setback shall be measured from the front of the parking space instead of the property line and the setback shall be no greater than 20 feet.
      8. Uses located in historically significant buildings shall be exempt from off-street parking requirements.  For the purposes of this exemption, historically significant buildings shall include those determined by the Historic Preservation Officer to be eligible, based on the applicable criteria, for:
        1. Listing in the National Register of Historic Places; or
        2. Local designation as either Historic and Cultural Landmark (“HC”) or Highly Significant Endangered (“HSE”).
      9. These requirements supersede the parking requirements of Section 6.201B.  All other requirements of Chapter 6, Article 2 apply.
    2. Landscaping and Buffers. The requirements of Chapter 6, Article 3 apply, with the following provisions.
      1. Bufferyard and Supplemental Building Setback.
        1. For the purposes of this section, the Low Intensity Mixed-Use (“MU-1”) District shall be considered a nonresidential district.
        2. A bufferyard and supplemental building setback are not required between the boundary of a one- or two-family development within the Low Intensity Mixed-Use (“MU-1”) District and an adjacent one- or two-family district.
        3. All uses, other than one- or two-family adjacent to one- and two-family districts, shall conform to the supplemental building setback and bufferyard width standards required for the Neighborhood Commercial (“E”) District, as described in Section 6.300C. Area Requirements.  In addition, a transitional height plane of 45 degrees shall apply to portions of a building above 45 feet or 3 stories, whichever is less.  Any portion of a building above 45 feet or 3 stories, whichever is less, shall be set back so that the building does not encroach the transitional height plane; i.e., the portion of a building above 45 feet or 3 stories must be set back an additional foot for each additional foot in height.  This standard is illustrated in Figure 1.  These supplemental building setback and transitional height plane requirements shall not apply to buildings adjacent to one- or two-family districts that serve as public open space, such as parks and drainage ways. 


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      2. Landscaping.
        1. Submittal of Landscape Plan.  The location and description of decorative paving, sidewalk furniture or other decorative elements, if any, shall be indicated on the landscape plan.
        2. Landscape Area Required.  When there is a front yard setback of at least five feet, front yard landscaping is required for areas outside of ground level encroachments.  This front yard landscaping must adhere to the tree and shrub planting requirements of Section 6.301H as well as other applicable landscaping requirements described or referenced within the MU-1 regulations.  Street trees planted in the parkway abutting the property may be credited towards the tree planting requirements described in Section 6.301H if the property owner assumes responsibility for their maintenance through formal agreement with the Parks and Community Services Department.  This credit is applicable to properties with or without required front yard landscaping.  Multifamily and mixed-use developments shall conform to the requirements of commercial and institutional uses in Section 6.301H.
        3. Irrigation.  An irrigation system shall not be required if the landscape plan demonstrates that use of drought resistant plants does not require irrigation.  Trees shall require an irrigation system, regardless of species, and the irrigation system may be provided entirely within the property boundary.
        4. Miscellaneous Requirements.  Sections 6.301J.3 and 6.301J.4 shall not apply.  In addition to required trees and shrubs, all of the required landscape area must be covered with grass, organic mulch, live groundcover, decorative paving, sidewalk furniture or other decorative elements.
        5. Exemptions from Landscape Requirements.  Section 6.301G.3 shall not apply.  Construction and expansion of multifamily and mixed-use developments within the MU-1 districts are not subject to the Unified Residential Development provisions set forth in Section 6.506, except for 6.506H, but are subject to the landscape requirements described and/or referenced within the MU-1 regulations, which include provisions of the landscape ordinance.
      3. Landscaping in Parking and Driveway Areas.
        1. Landscape islands shall be required in parking lots with 12 or more parking spaces.  The total area of landscape islands shall equal at a minimum 5 square feet per parking space.
        2. Parking lots shall be screened from the public right-of-way with landscaping, berms, fences or walls 36 to 42 inches in height.
        3. Driveways that are located adjacent and parallel to a public street shall be screened from the public right-of-way with landscaping, berms, fences, or walls 36 to 42 inches in height.
    3. Signs. Sign requirements included in Chapter 6, Article 4 for the Neighborhood Commercial (“E”) District shall apply to the Low Intensity Mixed-Use (“MU-1”) District, with the following exceptions.
      1. Pole signs are not allowed;
      2. The maximum aggregate area for attached signs as described in Section 6.404E shall be 200 square feet per façade; and
      3. Permitted detached signs shall be monument style and shall be limited to eight feet in height.
    4. Residential Design Standards.
      1. For townhouses and other one- and two-family residential development, the “MU-1” property development standards of Section 4.902.C. shall apply, with the exception of maximum residential units per acre.  For townhouses and other one-and two-family development, the maximum residential units shall be 24.
      2. Multifamily development and mixed-use projects are exempt from the requirements of Section 6.506 Unified Residential Development except 6.506H, which lists spacing requirements for projects consisting of multiple buildings.  Section 6.506H shall apply to all multifamily development and to mixed-use projects in which the residential uses constitute greater than 90 percent of gross floor area.
      3. The following requirements are applicable to open space in multifamily development and mixed-use projects in which the residential uses constitute greater than 90 percent of gross floor area:
        1. Rooftop terraces and other common spaces may be included as part of the required open space.
        2. No space or area less than 6 feet in any dimension shall be counted as open space.
    5. Outdoor Storage or Display. Outdoor storage or display requirements for the Neighborhood Commercial (“E”) District shall apply to the Low Intensity Mixed-Use (“MU-1”) District.
    6. Entrances. In order to create a pedestrian-oriented environment in which buildings are oriented toward publicly accessible streets and sidewalks, a principal building must have its main entrance from a public sidewalk or plaza, or from a private sidewalk or plaza that is publicly accessible through a public use easement.  The main entrance shall not be from a parking lot, unless the parking is angled, perpendicular, or parallel parking consistent with the conditions of section 1.f.  Secondary entrances from parking lots are permitted.  Interior buildings constructed as part of a campus development are exempt from these requirements.
    7. Fences and Gates. In order to promote pedestrian-oriented developments, exterior security fences and gates that are located along public streets, along private streets or walkways that are publicly accessible through a public use easement, or along publicly accessible open space shall not extend beyond building facades; i.e., these fences shall not be located in the area between building facades and the property line. 
      Fences not exceeding 4 feet in height, however, may extend beyond the building façade of attached or detached one- and two-family residential dwellings in mixed-use zoning districts (see ‘5.305 Fences’ B.2. for fence development standards).
    8. Façade Design Standards for New Construction
      Statement of Intent – The following design standards are intended to encourage new buildings that complement neighborhood character, add visual interest, and support a pedestrian-oriented environment.  The standards are not intended to encourage architectural uniformity or the imitation of older buildings.
      Required Drawings – To illustrate compliance with the following standards, developers shall submit to the Planning and Development Department elevation drawings for those building facades that are oriented to:
      • public streets,
      • private streets and walkways that are publicly accessible through a public use easement, or
      • publicly accessible open space.

        Façade Variation
        1. Each new building façade oriented to a publicly accessible street or open space shall at a minimum incorporate 3 or more of the following 4 scaling elements for building façades greater than 50 ft. in width, and at least 2 of the following elements for building facades less than 50 ft. in width:
          1. Expression of building structural elements such as:
            • Floors (banding, belt courses, etc. not less than 1” deep and 4” wide),
            • Columns (pilasters, piers, quoins, etc. not less than 4” deep and 6” wide), or
            • Foundation (water tables, rustication);
          2. Variation in wall plane (not less than 4 inches) through the use of projecting and recessed elements.  Such elements could include patterns of door and window openings (and the use of sills, mullions, and other scale providing window elements), and/or more pronounced architectural features, such as porches, alcoves, and roof dormers;
          3. Changes in material or material pattern.  Each change of material shall involve a minimum 1 inch variation in wall plane; and
          4. Changes in color.
        2. New commercial and mixed-use building façades oriented to a publicly accessible street or open space shall include differentiation between the first or second level and the upper levels with a cornice, canopy, balcony, arcade, or other architectural feature.
        3. Each sequential block of new construction shall contain a unique building façade so as to encourage architectural variety within large projects, using the required architectural elements listed in Section a.i. above and/or other architectural features.
        4. New multifamily residential building facades oriented to a publicly accessible street or open space shall include at least 2 variations in wall plane per 100 linear feet of street frontage.  Variations shall be not less than 3 feet in depth or projection and not less than 2 stories in height for multi-story buildings. Commercial floors and frontage within mixed-use buildings shall not be required to meet this standard.

          Fenestration. New commercial building facades fronting on publicly accessible streets or open space shall be not less than 40 percent or more than 90 percent clear glazing. Building Materials
          not less than 70 percent of all new building facades (not including door and window areas) facing publicly accessible streets or open space shall be constructed of the following masonry materials: stone, brick, terra cotta, patterned pre-cast concrete, cement board siding, cast stone or prefabricated brick panels.
          Building Entries
          1. Building entrances shall incorporate arcades, roofs, porches, alcoves or awnings that protect pedestrians from the sun and rain.
          2. Each retail use with exterior, street-oriented exposure shall have an individual public entry from the street.
          3. Primary entrances shall be provided at intervals not to exceed 125 linear feet of street-oriented residential building frontage.
          4. Townhouses and other similar street level dwelling units within multi-unit structures shall have individual street-oriented entries for each unit.
  5. Administrative Review Requirements
    1. Conceptual Land Use Plan. Developers of projects equal to or larger than 3 acres in size shall submit a conceptual land use plan for approval by the Planning and Development Director. The conceptual land use plan must be approved before a building permit application is accepted by the Planning and Development Department.  The Planning and Development Director may require a conceptual land use plan for a project smaller than 3 acres if the project is part of a development equal to or larger than 3 acres in size.  The conceptual land use plan shall illustrate the proposed location of land uses on the site, using the following land use categories:
      • One- or two-family residential,
      • Multifamily residential,
      • Commercial,
      • Institutional,
      • Mixed-use buildings (a mix of residential and non-residential within the same building, meeting the percentage requirements defined in Section 4.902.C.5.b), or
      • Public park.  Parking facilities and private open spaces shall be classified the same as the primary land use they serve.  Project Test - The conceptual land use plan shall show that the proposed project includes uses within at least two of the land use categories, and that no land use category other than mixed-use buildings occupies greater than 66⅔ percent of the total land area.  The land use area percentages shall be calculated using property information obtained from the applicable tax appraisal district.  If a development does not comply with this test, then the vicinity test described below shall apply.Vicinity Test - Developments in which a single land use other than mixed-use buildings exceeds 66⅔ percent of the site’s total land area are permitted if:
        1. The Planning and Development Director determines that the following conditions are satisfied:
          1. The proposed land use at any location within the proposed development site must be within a walking distance of 1,000 feet of a different land use, as measured by the shortest pedestrian route, and
          2. The percentage of any single land use category other than mixed-use buildings within a 1,000-foot radius of any location within the proposed development site shall not be greater than 66⅔ percent of the land area within the radius.  The proposed development shall be included in the calculation of this percentage.Or
        2. The Planning and Development Director determines that the developer has demonstrated that unique site conditions (e.g. adjacency to natural features, highways, freight yards, etc.) make compliance with the conditions of section i. above impractical in certain areas of the development site.
    2. Conceptual Site Plan. In order to facilitate compliance with the mixed-use zoning standards, developers shall submit a conceptual site plan to the Planning and Development Department for administrative review prior to submittal of permit applications for new construction projects.  The site plan shall show the anticipated location of proposed streets, sidewalks and walkways, building footprints, parking areas, landscaped areas and features, and open space. 

4.903 Low Intensity Greenfield Mixed-Use ("MU-1G") District

  1. Purpose and Intent
    The purpose of the MU-1G zoning classification is to promote pedestrian-oriented, mixed-use development in undeveloped areas designated in the Comprehensive Plan as future mixed-use growth centers.  The MU-1G regulations are intended to encourage the development of neighborhood-scale activity centers in which a variety of housing types may exist among neighborhood-serving commercial and institutional uses. 
    Minimum Development Site Land Area:  MU-1G shall only be used for large-scale development sites of at least 100 acres.  These development sites of at least 100 acres may include a combination of contiguous MU districts (i.e. MU-1, MU-1G, MU-2, MU-2G, PD/MU).  Public rights of way may be included in the calculation of a site’s size.
  2. Uses
    In the Low Intensity Greenfield Mixed-Use (“MU-1G”) District, no building or land shall be used and no building shall be hereafter erected, reconstructed, altered or enlarged, nor shall a Certificate of Occupancy be issued, except in accordance with the use table in Chapter 4, Article 8, and the supplemental standards of Chapter 5.
    In the Low Intensity Greenfield Mixed-Use (“MU-1G”) District, residential, commercial and institutional uses may occupy the same building and lot.  All projects must comply with the mix of use requirements described in Section 4.903.E.1. 
    One-family detached residential lots shall not exceed 10,000 square feet.
  3. Property Development Standards
    In the Low Intensity Greenfield Mixed-Use (“MU-1G”) District, the dimension of yards, the maximum height of buildings, the maximum residential density, and the required open space shall be as follows:
    1. General yard development standards: Development shall be exempt from Chapter 6, Article 1, Sections 6.101B, 6.101C, 6.101E, and 6.101G.
    2. Front yard: 20 feet maximum setback, with the following provisions:
      Campus developments: Interior buildings constructed as part of a campus development may be set back from the property line more than 20 feet if at least 50 percent of the public street frontage on each block face within the development contains buildings within the maximum setback of 20 feet.  Interior buildings set back farther than 20 feet may not be constructed unless and until this 50 percent requirement has been satisfied. 
      Buildings may exceed the maximum 20-foot setback if angled, perpendicular, or parallel parking on private property meets the conditions of Section 4.903.D.1.f.  In these situations, the front yard setback shall be measured from the front of the parking space instead of the property line, and the setback shall be no greater than 20 feet.
      To allow convenient access to parking from the front entrances of large retail buildings greater than 50,000 square feet, the building side of any internal street with a public access easement may serve as the line from which the setback is measured.  The total ground floor area of buildings utilizing this exception, however, shall constitute no more than 50 percent of the total ground floor area of buildings shown on the conceptual site plan.
    3. Rear yard: 5 feet minimum setback.
    4. Side yard: Setbacks are required when an abutting property with an existing building has windows facing to the side.  Then, any new development or addition shall provide at least 10 feet of separation between the existing and new building.
      Note:  Additional setback conditions are included in D. Other Development Standards.
    5. Maximum Height 
      45 feet, or 3 stories, whichever is less; or
      60 feet or 5 stories, whichever is less, if: 
      1. Residential uses constitute 20 percent or more of a building’s gross floor area, and
      2. Office, eating and entertainment, and/or retail sales and service use constitute 10 percent or more of the building’s gross floor area.

        Note: Development in the Low Intensity Greenfield Mixed-Use ("MU-1G") District is exempt from Section 6.100.  Building height for all uses shall be measured from the top of the finished slab at grade level to the top of the highest wall top plate. An unroofed and unenclosed rooftop terrace, and the enclosed stairwell or elevator providing access to the terrace, shall not be included in the measurement of total building height, as described in Section 6.100.5.
        Stealth Telecommunication Towers are permitted to a height of 75 feet.  The Scenic Preservation and Design Review Commission must approve the design of all Stealth Telecommunication Towers.  Telecommunication Towers are permitted to a height of 60 feet as a Special Exception approved by the Board of Adjustment.
    6. Maximum residential units per acre: 
      40; or 
      60 if the project includes office, eating and entertainment, and/or retail sales and service uses that constitute at least 10 percent of gross floor area.
    7. Open space: Open space shall constitute at least:
      20 percent of net land area for single-use residential developments and mixed-use projects in which residential uses constitute greater than 90 percent of gross floor area; or
      percent of net land area for commercial and institutional uses, and for mixed-use projects which include office, eating and entertainment, and/or retail sales and service uses that constitute 10 percent or more of gross floor area.
      Note:  Also see conditions for required landscape areas and bufferyards in Chapter 6, Article 3, and D. Other Development Standards below.   
      Development in the Low Intensity Greenfield Mixed-Use (“MU-1G”) District shall be subject to the pertinent development standards in Chapter 6, and the following provisions.
  4. Other Development Standards
    1. Off-Street Parking and Loading
      1. Commercial uses that are located beyond two hundred fifty feet (250') of One or Two Family zoned property, excluding other MU districts, do not require parking.
      2. Townhouses require a minimum of one off-street parking space per dwelling unit, with a maximum of two off-street parking spaces per unit.  For uses other than townhouses in the Low Intensity Greenfield Mixed-Use (“MU-1G”) District, the parking requirements listed in Section 6.201Bshall be reduced by the following proportions:
        1. 25 percent reduction for all uses in buildings not within 1,500 feet of an entrance to a passenger rail station, with the maximum number of parking spaces limited to 110 percent of the minimum requirement listed in Section 6.201B; or,
        2. 50 percent reduction for all uses in buildings whose primary entrance is within 1,500 feet of an entrance to a passenger rail station or rail stop, with the maximum number of parking spaces limited to 110 percent of the minimum requirement listed in Section 6.201B.
      3. For mixed-use buildings and projects, the total parking requirement shall be the sum of the individual requirements for all uses.  A joint use parking agreement, if executed according to the standards set forth in section e. below, would allow a reduction in the total requirement for a mixed-use building or project.
      4. The required off-street parking for any use may be located off-site, on property within 500 feet of the subject site.
      5. Adjacent on-street parking may be applied toward the minimum parking requirements, but shall not reduce the pertinent maximum parking limitations.
      6. Joint use parking facilities are encouraged.  Uses may provide more than the maximum number of parking spaces if the additional spaces are provided as part of a joint use parking facility.  However, if the joint use parking facility is a surface parking lot, the total number of spaces in the surface lot shall not exceed the sum of the maximum spaces allowed for all individual uses sharing the facility.  This limit shall not apply to a multilevel parking garage that is used as a joint use facility.  Joint use of required parking spaces may occur where two or more uses on the same site or on separate sites are able to share the same parking spaces because their parking demands occur at different times. 
        Joint use of required parking spaces is allowed if the following documentation is submitted in writing to the Planning and Development Department as part of a building permit application or site plan review:
        1. The names and addresses of the uses and of the owners or tenants that are sharing the parking;
        2. The location and number of parking spaces that are being shared;
        3. An analysis showing that the peak parking demands for the different uses occur at different times, and that the parking area will supply at least the minimum number of required spaces for each use during its respective peak parking times; and,
        4. A legal instrument such as an easement or deed restriction that guarantees access to the joint parking for all uses.
      7. Surface parking shall not be permitted between a building front and the street, except that angled, perpendicular, or parallel parking that is partially or completely located on private property shall be permitted if it meets the following two conditions:
        1. The City’s Traffic Engineer determines that the parking does not adversely affect public safety or circulation and satisfies the conditions described in Section 22-175d of the City Code, and
        2. The parking is located adjacent to and is directly accessible from a public street ROW or a publicly accessible private street.

          In these situations, the front yard setback shall be measured from the front of the parking space instead of the property line and the setback shall be no greater than 20 feet.
      8. Uses located in historically significant buildings shall be exempt from off-street parking requirements.  For the purposes of this exemption, historically significant buildings shall include those determined by the Historic Preservation Officer to be eligible, based on the applicable criteria, for:

        1. Listing in the National Register of Historic Places; or

        2. Local designation as either Historic and Cultural Landmark (“HC”) or Highly Significant Endangered (“HSE”).

      9. These requirements supersede the parking requirements of Section 6.201B.  All other requirements of Chapter 6, Article 2 apply.
    2. Landscaping and Buffers.  The requirements of Chapter 6, Artile 3 apply, with the following provisions.
      Bufferyard and Supplemental Building Setback.
      1. For the purposes of this section, the Low Intensity Greenfield Mixed-Use (“MU-1G”) District shall be considered a nonresidential district.
      2. A bufferyard and supplemental building setback are not required between the boundary of a one- or two-family development within the Low Intensity Greenfield Mixed-Use (“MU-1G”) District and an adjacent one- or two-family district.
      3. All uses, other than one- or two-family adjacent to one- and two-family districts, shall conform to the supplemental building setback and bufferyard width standards required for the Neighborhood Commercial (“E”) District, as described in Section 6.300C. Area Requirements.  In addition, a transitional height plane of 45 degrees shall apply to portions of a building above 45 feet or 3 stories, whichever is less.  Any portion of a building above 45 feet or 3 stories, whichever is less, shall be set back so that the building does not encroach the transitional height plane; i.e., the portion of a building above 45 feet or 3 stories must be set back an additional foot for each additional foot in height.  This standard is illustrated in Figure 1.  These supplemental building setback and transitional height plane requirements shall not apply to buildings adjacent to one- or two-family districts that serve as public open space, such as parks and drainage ways. 


        MU-1G Supplemental Building Setback and Transitional Height Plane

        MU-1G Supplemental Building Setback and Transitional Height Plane (Popup full image) 



Landscaping

  1. Submittal of Landscape Plan.  The location and description of decorative paving, sidewalk furniture or other decorative elements, if any, shall be indicated on the landscape plan.

  2. Landscape Area Required.  When there is a front yard setback of at least five feet, front yard landscaping is required for areas outside of ground level encroachments.  This front yard landscaping must adhere to the tree and shrub planting requirements of Section 6.301H as well as other applicable landscaping requirements described or referenced within the MU-1G regulations.  Street trees planted in the parkway abutting the property may be credited towards the tree planting requirements described in Section 6.301H if the property owner assumes responsibility for their maintenance through formal agreement with the Parks and Community Services Department.  This credit is applicable to properties with or without required front yard landscaping.  Multifamily and mixed-use developments shall conform to the requirements of commercial and institutional uses in Section 6.301H.

  3. Irrigation.  An irrigation system shall not be required if the landscape plan demonstrates that use of drought resistant plants does not require irrigation.  Trees shall require an irrigation system, regardless of species, and the irrigation system may be provided entirely within the property boundary.

  4. Miscellaneous Requirements.  Sections 6.301J.3 and 6.301J.4 shall not apply.  In addition to required trees and shrubs, all of the required landscape area must be covered with grass, organic mulch, live groundcover, decorative paving, sidewalk furniture or other decorative elements.

  5. Exemptions from Landscape Requirements.  Section 6.301G shall not apply.  Construction and expansion of multifamily and mixed-use developments within the MU-1G districts are not subject to the Unified Residential Development provisions set forth in Section 6.506, except for 6.506H, but are subject to the landscape requirements described and/or referenced within the MU-1G regulations, which include provisions of the landscape ordinance.

    Landscaping in Parking and Driveway Areas.


  1. Landscape islands shall be required in parking lots with 12 or more parking spaces.  The total area of landscape islands shall equal at a minimum 5 square feet per parking space
  2. Parking lots shall be screened from the public right-of-way with landscaping, berms, fences or walls 36 to 42 inches in height.
  3. Driveways that are located adjacent and parallel to a public street shall be screened from the public right-of-way with landscaping, berms, fences, or walls 36 to 42 inches in height.

  1. Signs. Sign requirements included in Chapter 6, Article 4 for the Neighborhood Commercial (“E”) District shall apply to the Low Intensity Greenfield Mixed-Use (“MU-1G”) District, with the following exceptions.
    Pole signs are not allowed, with the exception of pole signs located along highway frontage and principal arterials.  These pole signs shall be subject to unified sign agreements.
    The maximum aggregate area for attached signs as described in Section 6.404E shall be 200 square feet per façade; and
    With the exception of pole signs located along highway frontage and principal arterials, as described in section a. above, permitted detached signs shall be monument style and shall be limited to eight feet in height.

  2. Residential Design Standards.
    For townhouses and other one- and two-family residential development, the “MU-1G” property development standards of Section 4.903.C. shall apply, with the exception of maximum residential units per acre.  For townhouses and other one-and two-family development, the maximum residential units shall be 24.
    Multifamily development and mixed-use projects are exempt from the requirements of Section 6.506 Unified Residential Development except 6.506H, which lists spacing requirements for projects consisting of multiple buildings.  Section 6.506H shall apply to all multifamily development and to mixed-use projects in which the residential uses constitute greater than 90 percent of gross floor area.
    The following requirements are applicable to open space in multifamily development and mixed-use projects in which the residential uses constitute greater than 90 percent of gross floor area:

    1. Rooftop terraces and other common spaces may be included as part of the required open space.

    2. No space or area less than 6 feet in any dimension shall be counted as open space.

  3. Outdoor Storage or Display. Outdoor storage or display requirements for the Neighborhood Commercial (“E”) District shall apply to the Low Intensity Greenfield Mixed-Use (“MU-1G”) District.

  4. Entrances. In order to create a pedestrian-oriented environment in which buildings are oriented toward publicly accessible streets and sidewalks, a principal building must have its main entrance from a public sidewalk or plaza, or from a private sidewalk or plaza that is publicly accessible through a public use easement.  The main entrance shall not be from a parking lot, unless the parking is angled, perpendicular, or parallel parking consistent with the conditions of section 1.f.  Secondary entrances from parking lots are permitted.  Interior buildings constructed as part of a campus development are exempt from these requirements.

  5. Fences and Gates. In order to promote pedestrian-oriented developments, exterior security fences and gates that are located along public streets, along private streets or walkways that are publicly accessible through a public use easement, or along publicly accessible open space shall not extend beyond building facades; i.e., these fences shall not be located in the area between building facades and the property line. 
    Fences not exceeding 4 feet in height, however, may extend beyond the building façade of attached or detached one- and two-family residential dwellings in mixed-use zoning districts (see ‘5.305 Fences’ B.2. for fence development standards). 

  6. Façade Design Standards for New Construction
    Statement of Intent – The following design standards are intended to encourage new buildings that complement neighborhood character, add visual interest, and support a pedestrian-oriented environment.  The standards are not intended to encourage architectural uniformity or the imitation of older buildings. 
    Large Retail Stores – Large retail stores greater than 50,000 square feet are exempt from the regulations of this section 8 “Façade Design Standards for New Construction,” but shall conform to the design standards for large retail stores listed in section 5.133 of the zoning ordinance. 
    Required Drawings – To illustrate compliance with the following standards, developers shall submit to the Planning and Development Department elevation drawings for those building facades that are oriented to:

    • public streets,

    • private streets and walkways that are publicly accessible through a public use easement, or

    • publicly accessible open space.
      Façade Variation

      1. Each new building façade oriented to a publicly accessible street or open space shall at a minimum incorporate 3 or more of the following 4 scaling elements for building façades greater than 50 ft. in width, and at least 2 of the following elements for building facades less than 50 ft. in width:

        1. Expression of building structural elements such as:

          • Floors (banding, belt courses, etc. not less than 1” deep and 4” wide),

          • Columns (pilasters, piers, quoins, etc. not less than 4” deep and 6” wide), or

          • Foundation (watertables, rustication);

        2. Variation in wall plane (not less than 4 inches) through the use of projecting and recessed elements.  Such elements could include patterns of door and window openings (and the use of sills, mullions, and other scale providing window elements), and/or more pronounced architectural features, such as porches, alcoves, and roof dormers;

        3. Changes in material or material pattern.  Each change of material shall involve a minimum 1 inch variation in wall plane; and

        4. Changes in color.

      2. New commercial and mixed-use building façades oriented to a publicly accessible street or open space shall include differentiation between the first or second level and the upper levels with a cornice, canopy, balcony, arcade, or other architectural feature.

      3. Each sequential block of new construction shall contain a unique building façade so as to encourage architectural variety within large projects, using the required architectural elements listed in Section a.i. above and/or other architectural features.

      4. New multifamily residential building facades oriented to a publicly accessible street or open space shall include at least 2 variations in wall plane per 100 linear feet of street frontage.  Variations shall be not less than 3 feet in depth or projection and not less than 2 stories in height for multi-story buildings.
        Commercial floors and frontage within mixed-use buildings shall not be required to meet this standard.

        Fenestration
        New commercial building facades fronting on publicly accessible streets or open space shall be not less than 40 percent or more than 90 percent clear glazing.
        Building Materials - Not less than 70 percent of all new building facades (not including door and window areas) facing publicly accessible streets or open space shall be constructed of the following masonry materials: stone, brick, terra cotta, patterned pre-cast concrete, cement board siding, cast stone or prefabricated brick panels.

        Building Entries

    1. Building entrances shall incorporate arcades, roofs, porches, alcoves or awnings that protect pedestrians from the sun and rain.

    2. Each retail use with exterior, street-oriented exposure shall have an individual public entry from the street.

    3. Primary entrances shall be provided at intervals not to exceed 125 linear feet of street-oriented residential building frontage.

    4. Townhouses and other similar street level dwelling units within multi-unit structures shall have individual street-oriented entries for each unit.

  1. Administrative Review Requirements
    1. Conceptual Land Use Plan.  Developers of projects equal to or larger than 3 acres in size shall submit a conceptual land use plan for approval by the Planning and Development Director. The conceptual land use plan must be approved before a building permit application is accepted by the Planning and Development Department.  The Planning and Development Director may require a conceptual land use plan for a project smaller than 3 acres if the project is part of a development equal to or larger than 3 acres in size. 
      The conceptual land use plan shall illustrate the proposed location of land uses on the site, using the following land use categories:
      • One- or two-family residential,
      • Multifamily residential,
      • Commercial,
      • Institutional,
      • Mixed-use buildings (a mix of residential and non-residential within the same building, meeting the percentage requirements defined in Section 4.903.C.5.b), or
      • Public park.  
        Parking facilities and private open spaces shall be classified the same as the primary land use they serve. 
        Project Test - The conceptual land use plan shall show that:
        1. The proposed project includes uses within at least two of the land use categories,
        2. One-family detached residential shall not exceed 50 percent of the total land area, and
        3. No land use category other than mixed-use buildings occupies greater than 70 percent of the total land area. 
          The land use area percentages shall be calculated using property information obtained from the applicable tax appraisal district.  If a development does not comply with this test, then the vicinity test described below shall apply.
          Vicinity Test - Developments in which a single land use other than mixed-use buildings exceeds 66 2/3 percent of the site’s total land area are permitted if
        4. The Planning and Development Director determines that the following conditions are satisfied:
          1. The proposed land use at any location within the proposed development site must be within a walking distance of 1,000 feet of a different land use, as measured by the shortest pedestrian route, and
          2. The percentage of any single land use category other than mixed-use buildings within a 1,000-foot radius of any location within the proposed development site shall not be greater than 66 2/3 percent of the land area within the radius.  The proposed development shall be included in the calculation of this percentage.  Undeveloped or agricultural property located within the radius shall not be included in the calculation.
          3. Once a project, or portion of a project, is constructed or partially constructed in accordance with the approved Conceptual Land Use Plan, this Vicinity Test shall not create legal non-conforming status nor prevent the restoration of a building or buildings destroyed by fire, explosion or other casualty, or act of God, or the public enemy, nor prevent the continued occupancy or use of such building or part thereof which existed at the time of such partial destruction.  Subsequent development within the 1,000 ft. radius described in Section b. above shall not affect the approved conceptual land use plan and shall not create legal non-conforming status.  
            Or
        6. The Planning and Development Director determines that the developer has demonstrated that unique site conditions (e.g. adjacency to natural features, highways, freight yards, etc.) make compliance with the conditions of section i. above impractical in certain areas of the development site.
    2. Conceptual Site Plan.  In order to facilitate compliance with the mixed-use zoning standards, developers shall submit a conceptual site plan to the Planning and  Development Department for administrative review prior to submittal of permit applications for new construction projects.  The site plan shall show the anticipated location of proposed streets, sidewalks and walkways, building footprints, parking areas, landscaped areas and features, and open space.

4.904 General Commercial Restricted ("FR") District

  1. Purpose and Intent
    The purpose of the General Commercial Restricted (“FR”) District is to provide for commercial uses intended to serve the entire community. Alcoholic beverage sales are prohibited.
  2. Uses
    In the General Commercial Restricted (“FR”) District, no building or land shall be used and no building shall be hereafter erected, reconstructed, altered or enlarged, nor shall a Certificate of Occupancy be issued, except in accordance with the use tables in Chapter 4, Articles 6 and 8 and the supplemental use standards of Chapter 5.  The sale of alcoholic beverages shall not be permitted in the “FR” District.
  3. Property Development Standards
    The minimum dimension of lots and yards and the height of buildings in the General Commercial Restricted (“FR”) District, shall be as shown in the accompanying table.

    General Commercial Restricted (“FR”) District

    Front Yard*

    None required if entire block frontage is zoned “FR” through “K”; if the block frontage contains a residential district or the “ER” or “E” District, the most restrictive district standards apply.

    Rear Yard*

    10 feet minimum unless adjacent to residential district, where 15 feet minimum required

    Side Yard*


    Interior lot 5 feet minimum adjacent to residentially zoned lot, none otherwise.  If provided, side yard must be 3 feet minimum
    Corner lot* None required unless through lot, then 10 feet minimum required

    Height

    3 stories or 45 feet maximum, provided, however, Stealth Telecommunication Towers are permitted to a height of 60 feet.  The Scenic Preservation and Design Review Commission must approve the design of all Stealth Telecommunication Towers.  Telecommunication Towers are permitted to a height of 45 feet as a Special Exception approved by the Board of Adjustment.

    Notes:

    * Additional setback may be required by (Sections 6.101Cor 6.300).

    **May be subject to projected front yard (Section 6.101G)

  4. Other Development Standards
    Development in the General Commercial Restricted (“FR”) District may be subject to a variety of general development standards, including, but not limited to:
    1. Off-Street Parking and Loading. Commercial buildings require one space per 250 square feet.  Office or professional buildings require one space per 400 square feet of gross floor area.  Restaurants require one space per 100 square feet of gross floor area.  For further details, other uses, and loading areas, see Chapter 6 ‘Development Standards’, Article 2. 
    2. Landscaping and Buffers. Generally, ten percent of net site area.  See Chapter 6 ‘Development Standards’, Article 3. 
    3. Signs. Generally, size for detached signs is limited to one square foot per linear foot of frontage and height up to 25 feet. See Chapter 6 ‘Development Standards’, Article 4. 
    4. Outdoor Storage or Display. Limited outdoor storage or display may be permitted.  See ‘5.306 Storage or Display in Commercial Districts, Outdoor’.

4.905 General Commercial ("F") District

  1. Purpose and Intent
    The purpose of the General Commercial (“F”) District is to provide for commercial uses intended to serve the entire community.
  2. Uses
    In the General Commercial (“F”) District, no building or land shall be used and no building shall be hereafter erected, reconstructed, altered or enlarged, nor shall a Certificate of Occupancy be issued, except in accordance with the use tables in Chapter 4, Articles 6 and 8 and the supplemental use standards of Chapter 5.
  3. Property Development Standards
    The minimum dimension of lots and yards and the height of buildings in the General Commercial (“F”) District, shall be as shown in the accompanying table.

    Standard

    General Commercial (“F”) District

    Front Yard*

    None required if entire block frontage is zoned “FR” through “K”; if the block frontage contains a residential district or the “ER” or “E” District, the most restrictive district standards apply.

    Rear Yard*

    10 feet minimum unless adjacent to residential district, where 15 feet minimum required

    Side Yard*


    Interior lot 5 feet minimum adjacent to residentially zoned lot, none otherwise.  If provided, side yard must be 3 feet minimum.
    Corner lot** None required unless through lot, then 10 feet minimum required

    Height

    3 stories or 45 feet maximum, provided, however, Stealth Telecommunication Towers are permitted to a height of 60 feet.  The Scenic Preservation and Design Review Commission must approve the design of all Stealth Telecommunication Towers.  Telecommunication Towers are permitted to a height of 45 feet as a Special Exception approved by the Board of Adjustment.

    Notes:

    * Additional setback may be required by Sections 6.101C or 6.300.

    **May be subject to projected front yard (Section 6.101F)

  4. Other Development Standards
    Development in the General Commercial (“F”) District may be subject to a variety of general development standards, including, but not limited to:
    1. Off-Street Parking and Loading. Commercial buildings require one space per 250 square feet  Office or professional buildings require one space per 400 square feet of gross floor area.  Restaurants require one space per 100 square feet of gross floor area.  For further details, other uses, and loading areas, see Chapter 6 ‘Development Standards’, Article 2. 
    2. Landscaping and Buffers. Generally, ten percent of net site area.  See Chapter 6 ‘Development Standards’, Article 3. 
    3. Signs. Generally, size for detached signs is limited to one square foot per linear foot of frontage and height up to 25 feet. See Chapter 6 ‘Development Standards’, Article 4. 
    4. Outdoor Storage or Display. Limited outdoor storage or display may be permitted.  See ‘5.306 Storage or Display in Commercial Districts, Outdoor’.

4.906 Intensive Commercial ("G") District

  1. Purpose and Intent
    The purpose of the Intensive Commercial (“G”) District is to provide for a wide range of intensive commercial, institutional and office uses intended to serve the entire community.
  2. Uses
    In the Intensive Commercial (“G”) District, no building or land shall be used and no building shall be hereafter erected, reconstructed, altered or enlarged, nor shall a Certificate of Occupancy be issued, except in accordance with the use tables in Chapter 4, Articles 6 and 8 and the supplemental use standards of Chapter 5.
  3. Property Development Standards
    The minimum dimension of lots and yards and the height of buildings in the Intensive Commercial (“G”) District, shall be as shown in the accompanying table.

    Intensive Commercial (“G”) District

    Front Yard*

    None required if entire block frontage is zoned “FR” through “K”; if the block frontage contains a residential district or the “ER” or “E” District, the most restrictive district standards apply.

    Rear Yard*

    10 feet minimum

    Side Yard*


    Interior lot 5 feet minimum adjacent to residential district, none otherwise.  If provided, side yard must be 3 feet minimum
    Corner lot** None required unless through lot, then 10 feet minimum required

    Height

    12 stories or 120 feet maximum, provided, however, Stealth Telecommunication Towers are restricted to a height of 75 feet.  The Scenic Preservation and Design Review Commission must approve the design of all Stealth Telecommunication Towers.  Telecommunication Towers are restricted to a height of 60 feet.

    Notes:

    * Additional setback may be required by Sections 6.101C or 6.300.

    **May be subject to projected front yard (Section 6.101F)
  4. Other Development Standards
    Development in the Intensive Commercial (“G”) District may be subject to a variety of general development standards, including, but not limited to:
    1. Off-Street Parking and Loading. Commercial buildings require one space per 250 square feet.  Office or professional buildings require one space per 400 square feet. Restaurants require one space per 100 square feet of gross floor area.  For further details, other uses, and loading areas, see Chapter 6 ‘Development Standards’, Article 2. 
    2. Landscaping and Buffers. Generally, ten percent of net site area.  See Chapter 6 ‘Development Standards’, Article 3. 
    3. Signs. Generally, size for detached signs is limited to one square foot per linear foot of frontage and height up to 25 feet. See Chapter 6 ‘Development Standards’, Article 4. 
    4. Outdoor Storage or Display. Limited outdoor storage or display may be permitted.  See ‘5.306 Storage or Display in Commercial Districts, Outdoor’.

4.907 Central Business ("H") District

  1. Purpose and Intent
    It is the purpose of the Central Business (“H”) District to provide a specific central business district zone for the more intense use of all commercial uses permitted in previous commercial districts; providing less restrictive height and area regulations; and such uses accessory thereto.
  2. Uses
    In the Central Business (“H”) District, no building or land shall be used and no building shall be hereafter erected, reconstructed, altered or enlarged, nor shall a Certificate of Occupancy be issued, except in accordance with the use tables in Chapter 4, Articles 6 and 8 and the supplemental use standards of Chapter 5.
  3. Property Development Standards
    The minimum dimension of lots and yards and the height of buildings in the Central Business (“H”) District, shall be as shown in the accompanying table.  Development in this district shall be exempt from Chapter 6, Article 1, Sections 6.101B, 6.101C, 6.101E, and 6.101F.
    Access for one-family attached (townhouse, rowhouse) units shall be provided to each principal building by:
    A public street or alley; or by
    A private common access easement that is not less than 20 feet in width.
    This district may only be applied to that area known as the Central Business District of Fort Worth bounded on the east by I-35W; on the south by a line one-half block south of Vickery Boulevard and extending west to the centerline of I-30; on the west by a line extending north and south with the east property line of the City of Fort Worth Water Treatment Plant to West 10th St. and along West 10th St. to Clear Fork of the Trinity River and along the Clear Fork to the Trinity River; on the north by the center of the Trinity River to the extension of Jones Street and thereafter by Bluff Street, as shown in Exhibit B.15.

    Central Business (“H”) District

    Front Yard*

    None required

    Rear Yard*

    None required

    Units per Acre

    No restriction

    Units per Building

    No restriction

    Side Yard*

    5 feet minimum adjacent to residentially zoned lot, none otherwise.  If provided, side yard must be 3 feet minimum

    Height

    No restriction

    Notes:

    * Additional setback may be required by Section 6.101C

  4. Other Development Standards
    Development in the Central Business (“H”) District may be subject to a variety of general development standards, including, but not limited to:
    1. Off-Street Parking and Loading. None required.
    2. Landscaping and Buffers. See Chapter 6 ‘Development Standards’, Article 3.
    3. Signs. Generally, wall sign size is limited to 15 percent of the wall or facade on which signs are placed. See Chapter 6 ‘Development Standards’, Article 4. 
    4. Outdoor Storage or Display. Limited outdoor storage or display may be permitted.  See ‘5.306 Storage or Display in Commercial Districts, Outdoor’.

4.908 Trinity Uptown ("TU") District

  1. Purpose and Intent
    It is the purpose of the Trinity Uptown ("TU") District to provide a specific mixed-use development zone that encourages pedestrian-oriented, urban development in the Trinity Uptown area, and to provide development standards and administrative procedures that encourage high-quality, sustainable development and creative design.
  2. Uses
    In the Trinity Uptown ("TU") District, no building or land shall be used and no building shall be hereafter erected, reconstructed, altered or enlarged, nor shall a Certificate of Occupancy be issued, except in accordance with the use tables and supplemental standards contained in Section G of the document "Trinity Uptown District Development Standards and Guidelines" an adopted supplement to the City's Zoning Ordinance.
  3. Property Development Standards
    The minimum dimension of lots and yards and the height of buildings in the Trinity Uptown ("TU") District, shall be as shown in the accompanying table or the document "Trinity Uptown Development Standards and Guidelines."
    The development standards may only be applied to that area known as the Trinity Uptown District of Fort Worth.  The core zones are set out in Exhibit B and generally described as follows:
    LaGrave Field Zone
    Starting at the intersection of 7th Street and Calhoun Street, running south along Calhoun Street to the intersection of 6th Street, running along 6th Street for 360 feet, then running northeast along a line parallel to the centerline of 6th Street intersection at the eastern property line of the American Cyanamid Company Subdivision, Lot A, running north to the La Grave field addition Block 1, Lot 2, then running back to the intersection of 7th and Calhoun Street and ending.
    Main Street Zone
    Starting at the intersection of 4th Street and Houston Street, running northeast along 4th Street to the intersection of Commerce Street, running northwest along Commerce Street to the Trinity Uptown zoning district boundary, running along the Trinity Uptown zoning district boundary to the intersection of the projected centerline of Houston Street, running southeast along the projected centerline and centerline of Houston Street ending at the intersection of 4th Street and Houston Street.
    Neighborhood Zone N-2: North
    Starting at the intersection of the Neighborhood Tower Zone N-3 – North boundary and the center line of the Trinity River, running north along Neighborhood Tower Zone N-3 boundary to the intersection of the Trinity Uptown zoning district boundary, running along the Trinity River zoning district boundary to the intersection of the Neighborhood Zone N-1 boundary, following the Neighborhood Zone N-1 boundary, ending at the intersection of the Neighborhood Tower Zone N-3 – North boundary and the centerline of the Trinity River.
    Neighborhood Zone N-2: South
    Starting at the intersection of 5th Street and Houston Street, running southwest along the centerline and then projected centerline of 5th Street across the West Fork of the Trinity River to the northern lot line of the Adolph Gouhenant Survey, Abstract 582, Tract 8, flowing the northern lot line of tract 8, running south along the east lot line of Tract 8, then running west long the south property line to Tract 11, running south along Calvert Street, then running east along Calvert Street to the intersection of Congress Street, running along Congress Street to the intersection of Woodward Street, running south along Woodward Street to Henderson Street, running southeast along Henderson Street to the centerline of the Clear Fork of the Trinity River, running south along the Clear Fork of the Trinity River to the projected centerline of Kansas Street, running west along Kansas Street to the Fort Worth & Western Railroad right-of-way, running north along the Fort Worth & Western Railroad right-of-way to the projected centerline of Ninth Street, running east along Ninth Street to the projected center line of Houston Street, running south along Houston Street, ending at the intersection of 5th Street and Houston Street.
    Urban Lake Zone
    Starting at the intersection of Henderson Street and Woodward Street, running along the center line of Henderson Street to the intersection with the Trinity Uptown zoning district boundary, running along the Trinity Uptown zoning district boundary to the intersection of Main Street, running northwest along Main Street to the intersection of the Tarrant County College zone boundary, running along the Tarrant County College zone boundary, ending at the intersection of Henderson Street and Woodward Street.
    Tarrant County College District Zone
    Starting at the intersection of 4th Street and Main Street, running west along 4th Street, running along the projection of 4th Street to the centerline of the West Fork of the Trinity River, running along the east along the centerline of the West Fork of the Trinity River to the confluence of the West Fork and Clear Fork of the Trinity River which form the Trinity River, running north east along the centerline of the Trinity River to the centerline of Main Street, running south along the centerline of Main Street to the intersection of the Trinity Uptown zoning district boundary, running along the Trinity Uptown zoning district boundary to the project of the Union Land Company Industrial Addition, Block G, Lot 15 property line intersection with the Trinity Uptown zoning district boundary, running west along Bock G to the intersection of the American Cyanamid Company addition Lot A3, running north along Lot A3 to the intersection of lot A2, running southwest along Lot A2 to the intersection of the projected centerline of Jones Street, running along the projected centerline of Jones Street to the intersection of Jones Street and 4th Street, running along the centerline of 4th Street, ending at the intersection of 5th Street and Houston Street.
    Neighborhood Zone N-1
    Starting at the intersection of 4th Street and Commerce Street, running north along the Main Street zone boundary to the intersection of the LaGrave Field zone boundary, running east along the LaGrave Field zone boundary the north along the LaGrave Field zone boundary to the intersection of the LaGrave Field Addition, Block 1, Lot 1, running along the LaGrave Field Addition, Block 1, Lot 1, projected lot line to the center line of the Trinity River, running southeast along the Trinity River center line to the intersection of the Trinity Uptown zoning district boundary, running along the Trinity River zoning district boundary to the intersection of the Tarrant County College District zone boundary, running along the Tarrant County College District zone boundary, ending at the intersection of 4th Street and Commerce Street.
    Neighborhood Tower Zone N-3: North
    Starting at the intersection of 10th Street and Commerce Street, running east along the Trinity Uptown zoning district boundary to the intersection of the Neighborhood Zone N-2 – North boundary, running along the Neighborhood Zone N-2 – North boundary to the intersection of the Neighborhood Zone N-1 boundary, running along the Neighborhood Zone N-1 boundary to the intersection of the LaGrave Field zone boundary, running along the LaGrave Field zone boundary to the intersection of 6th Street and Commerce Street, running north along Commerce Street, ending at the intersection of 10th Street and Commerce Street.
    Neighborhood Tower Zone N-3: Central
    Starting at the intersection of Henderson Street and the Fort Worth & Western Railroad right-of-way, running northeast along the Neighborhood Zone N-2 South boundary to the intersection of the Trinity Uptown zoning district boundary, running along the Trinity Uptown zoning district boundary, ending at the intersection of Henderson Street and the Fort Worth & Western Railroad right-of-way.
    Neighborhood Tower Zone N-3: South
    Starting at the intersection of Kansas Street and Harold Street, running along the Trinity Uptown zoning district boundary to the intersection of the Urban Lake zone boundary, running along the Urban Lake zone boundary to the intersection of the Neighborhood Zone N-2 – South zone boundary, running along the Neighborhood N-2 –South zone boundary, ending at the intersection of Kansas Street and Harold Street.

    Trinity Uptown (“TU”) District

    FrontBuild-To Range*

    80 percent of a building’s front façade must be located within 10 feet of the property line.

    WaterfrontBuild-To Range*

    80 percent of a building’s front façade must be located no closer than 5 feet and no farther than 15 feet from the property line.

    Rear Yard*

    5 feet minimum

    Side Yard*

    None required. If provided, must be minimum of three feet and maximum of 10 feet.

    Units per Acre

    No restriction

    Units per Building

    No restriction

    BuildingHeight Range**

    LaGrave Field Zone

    Minimum 16 feet; Maximum 72 feet

    Neighborhood Zones N-1

    Minimum 3 floors; Maximum 72 feet

    Neighborhood Zones N-2 – North and South

    Minimum 3 floors; Maximum 96 feet

    Neighborhood Tower Zones N-3 – North, Central and South

    Minimum 6 floors; Maximum 288 feet

    Urban Lake Zone

    Minimum 3 floors; Maximum 96 feet

    North Main Zone

    Minimum 3 floors; Maximum 96 feet

    Tarrant County College District Zone

    Minimum 3 floors; Maximum 72 feet

    Notes: *Additional setback standards and guidelines contained in “Trinity Uptown Development Standards and Guidelines.”

    ** See core zone boundary map in Appendix B.

  4. Other Development Standards
    Development in the Trinity Uptown ("TU") District is subject to the development standards and guidelines contained in the "Trinity Uptown District Development Standards and Guidelines" document.  Trinity Uptown District Development Standards and Guidelines are hereby approved by the City Council and are included in the zoning ordinance by reference.  All future amendments to the Trinity Uptown District Development Standards must be considered by the Zoning Commission and approved by the City Council in accordance with the procedure set out in Article 5, Chapter 3.
  5. Certificate of Appropriateness Required.
    Within the Trinity Uptown ("TU") District, issuance of a certificate of appropriateness reflecting compliance with the Trinity Uptown District Development Standards and Guidelines is required as outlined in Section 4.2101, "Trinity Uptown ("TU") District" of Article 12, "Urban Design Districts."