Mansfield City Zoning Code

ZONING DISTRICT

REGULATIONS

§ 155.030 GENERAL RESTRICTIONS.

Except as hereinafter otherwise provided, no land or building shall be used, and no building, structure or improvement shall be made, erected, constructed, moved, altered, enlarged or repaired, for any purpose or in any manner except in accordance with the requirement established in the district in which such land, building, structure, or improvement is located, and in accordance with the provisions of this chapter.

(Ord. 671, passed 4-15-86)

§ 155.031 RESIDENTIAL USE RESTRICTIONS.

Whenever the specific district regulations pertaining to one district permit residential uses of a more restrictive district, such residential uses shall be subject to the conditions as set forth in the regulations of the more restrictive district unless otherwise specifically stated. For the purpose of this chapter, the level of restrictions shall be in the order of districts listed in § 155.021, with the "A", Agricultural District as the most restrictive to the "I-2", Heavy Industrial District as the least restrictive.

(Ord. 671, passed 4-15-86)

§ 155.032 GENERAL PURPOSE AND DESCRIPTION PROVISIONS.

Paragraphs included within the district regulations in this section contain general descriptive information to provide the reader with a conceptual understanding of the general legislative intent of the district indicated. The provisions of such paragraphs are directory and not mandatory.

(Ord. 671, passed 4-15-86)

§ 155.033 PR, PRE-DEVELOPMENT DISTRICT REGULATIONS.

(A) General purpose and description. To identify areas that will ultimately be developed for residential, commercial or industrial purposes. This zoning classification does not infer any specific indication of future land uses other than its projection for some form of residential, commercial or industrial development. The actual zoning classification for properties in these areas will be converted to a residential, commercial or industrial zoning district classification at the initiation of the development process by a properly filed zoning change request to be evaluated in conformance with the city's zoning ordinance. The zoning classification selected will be determined based upon normal zoning change review criteria to include the city's then current land use plan, thoroughfare plan, and the developer's projected uses.

(B) Permitted uses. Uses permitted in the PR District shall be the same as those permitted in the SF-12/22 District.

(C) Area and height regulations. Area and height regulations in the PR District shall be the same as those provided for the SF-12/22 District.

(Ord. 671, passed 4-15-86)

§ 155.034 A, AGRICULTURAL DISTRICT REGULATIONS.

(A) General purpose and description. To establish and preserve agricultural areas for those agricultural uses which are compatible with nearby urban development.

(B) Permitted uses. Uses permitted in an A, Agricultural District are set forth in § 155.054.

(Ord. 671, passed 4-15-86)

§ 155.035 SF-5AC/24, SINGLE-FAMILY RESIDENTIAL DISTRICT REGULATIONS.

(A) General purpose and description. To provide for the development of single-family detached dwelling units on lots of not less than five acres.

(B) Permitted uses. Uses permitted in the SF-5AC/24 District are set forth in § 155.054.

(Ord. 671, passed 4-15-86)

§ 155.036 SF-12/22, SINGLE-FAMILY RESIDENTIAL DISTRICT REGULATIONS.

(A) General purpose and description. To provide for the development of single-family detached dwelling units on lots of not less than 12,000 square feet.

(B) Permitted uses. Uses permitted in the SF-12/22 District are set forth in § 155.054.

(Ord. 671, passed 4-15-86)

§ 155.037 SF-9.6/20, SINGLE-FAMILY RESIDENTIAL DISTRICT REGULATIONS.

(A) General purpose and description. To provide for the development of single-family detached dwelling units on lots of not less than 9,600 square feet.

(B) Permitted uses. Uses permitted in the SF-9.6/20 District are set forth in § 155.054.

(Ord. 671, passed 4-15-86)

§ 155.038 SF-8.4/18, SINGLE-FAMILY RESIDENTIAL DISTRICT REGULATIONS.

(A) General purpose and description. To provide for the development of single-family detached dwelling units on lots of not less than 8,400 square feet.

(B) Permitted uses. Uses permitted in the SF-8.4/18 District are set forth in § 155.054.

(Ord. 671, passed 4-15-86)

§ 155.039 SF-8.4/16, SINGLE-FAMILY RESIDENTIAL DISTRICT REGULATIONS.

(A) General purpose and description. To provide for the development of single-family detached dwelling units with a minimum floor area of 1,600 square feet per unit on lots of not less than 8,400 square feet.

(B) Permitted uses. Uses permitted in the SF-8.4/16 District are set forth in § 155.054.

(Ord. 671, passed 4-15-86)

§ 155.040 SF-7.5/18, SINGLE-FAMILY RESIDENTIAL DISTRICT REGULATIONS.

(A) General purpose and description. To provide for the development of single-family detached dwelling units with a minimum floor area of 1,800 square feet per unit on lots of not less than 7,500 square feet.

(B) Permitted uses. Uses permitted in the SF-7.5/18 District are set forth in § 155.054.

(Ord. 671, passed 4-15-86)

§ 155.041 SF-7.5/16, SINGLE-FAMILY RESIDENTIAL DISTRICT REGULATIONS.

(B) Permitted uses. Uses permitted in the SF-7.5/16 District are set forth in § 155.054.

(Ord. 671, passed 4-15-86)

§ 155.042 SF-7.5/12, SINGLE-FAMILY RESIDENTIAL DISTRICT REGULATIONS.

(A) General purpose and description. To provide for the development of single-family detached dwelling units with a minimum floor area of 1,200 square feet per unit on lots of not less than 7,500 square feet.

(B) Permitted uses. Uses permitted in the SF-7.5/12 District are set forth in § 155.054.

(Ord. 671, passed 4-15-86)

§ 155.043 SF-6/12, GARDEN HOME DISTRICT REGULATIONS.

(A) General purpose and description. To provide for the development of single-family detached and zero-lot-line dwelling units on lots of not less than 6,000 square feet.

(B) Permitted uses. Uses permitted in the SF-6/12 District are set forth in § 155.054.

(Ord. 671, passed 4-15-86)

§ 155.044 2F, TWO FAMILY RESIDENTIAL DISTRICT REGULATIONS.

(A) General purpose and description. To provide for the development of two family dwelling units with each unit occupying its own lot of not less than 3,750 square feet.

(B) Permitted uses. Uses permitted in the 2F District are set forth in § 155.054.

(Ord. 671, passed 4-15-86)

§ 155.045 MF-1, MULTI-FAMILY RESIDENTIAL DISTRICT REGULATIONS.

(A) General purpose and description. To provide for the development of multi-family dwelling units at a density of not more than 12 units per acre.

(B) Permitted uses. Uses permitted in the MF-1 District are set forth in § 155.054.

(Ord. 671, passed 4-15-86)

§ 155.046 MF-2, MULTI-FAMILY RESIDENTIAL DISTRICT REGULATIONS.

(A) General purpose and description. To provide for the development of multi-family dwelling units at a density of not more than 18 units per acre.

(B) Permitted uses. Uses permitted in the MF-2 District are set forth in § 155.054.

(Ord. 671, passed 4-15-86)

§ 155.047 OP, OFFICE PARK DISTRICT REGULATIONS.

(A) General purpose and description. To establish and preserve a district for limited kinds of business and other uses which are compatible with nearby residential uses.

(B) Permitted uses. Uses permitted in an OP, Office Park District are set forth in § 155.054. The office, retail and service uses permitted in this district shall be subject to the provisions of § 155.099 in addition to conforming with regulations of the OP District.

(Ord. 671, passed 4-15-86)

§ 155.048 C-1, NEIGHBORHOOD BUSINESS DISTRICT REGULATIONS.

(A) General purpose and description. To establish and preserve a business district serving patrons who arrive on foot or arrive by car and park once to carry out several errands, including travelers, tourists and vacationers as well as residents of the city and surrounding area.

(B) Permitted uses. Uses permitted in a C-1, Neighborhood Business District are set forth in § 155.054.

(C) Area and height regulations. Area and height regulations in a C-1, Neighborhood Business District are set forth in § 155.055 except that all commercial, retail and service uses permitted in this district shall not exceed 4,000 square feet in gross floor area for any lot or premise.

(Ord. 671, passed 4-15-86)

§ 155.049 C-2, COMMUNITY BUSINESS DISTRICT REGULATIONS.

(A) General purpose and description. To establish and preserve general commercial areas consisting of shopping facilities where customers reach individual business establishments primarily by automobile, and to provide for other kinds of uses in compatible circumstances.

(B) Permitted uses. Uses permitted in a C-2, Community Business District are set forth in § 155.054.

(C) Area and height regulations. Area and height regulations in a C-2, Community Business District are set forth in § 155.055.

(Ord. 671, passed 4-15-86)

§ 155.050 C-3, COMMERCIAL-MANUFACTURING DISTRICT REGULATIONS.

(A) General purpose and description. To establish and preserve commercial-manufacturing area consisting of sales and display operations which by their nature are not compatible with many other general commercial uses, as well as selected manufacturing uses which are either free of objectionable influences in their operations and appearance or can eliminate or control objectionable characteristics by landscaping, screening and other abatement devices.

(B) Permitted uses. Uses permitted in a C-3, Commercial-Manufacturing District are set forth in § 155.054.

(C) Area and height regulations. Area and height regulations in a C-3, Commercial-Manufacturing District are set forth in § 155.055.

(Ord. 671, passed 4-15-86)

§ 155.051 D, DOWNTOWN DISTRICT REGULATIONS.

(A) General purpose and description. To enable and encourage increased private investment in the historic downtown and in its immediate environs. It is further the purpose of this district to build on the work protecting the historic and cultural heritage of the historic downtown for the inheritance of future generations.

(B) Permitted uses. Any uses permitted in the D District.

(Am. Ord. OR-2223-21, passed 10-11-21)

§ 155.052 I-1, LIGHT INDUSTRIAL DISTRICT REGULATIONS.

(A) General purpose and description. To establish and preserve industrial areas consisting of manufacturing, assembling and fabrication activities that are predominantly light and non offensive in character, as well as commercial uses which are most appropriately located as neighbors of industrial uses or which are necessary to service the immediate needs of people in these areas.

(B) Permitted uses. Uses permitted in an I-1, Light Industrial District are set forth in § 155.054. The permitted uses in this district shall be subject to special conditions as set forth in § 155.099, in addition to conforming with regulations of the I-1 District.

(C) Area and height regulations. Area and height regulations in a I-1 Light Industrial District, are set forth in § 155.055.

(Ord. 671, passed 4-15-86)

§ 155.053 I-2, HEAVY INDUSTRIAL DISTRICT REGULATIONS.

(A) General purpose and description. To establish and preserve industrial areas for heavy manufacturing uses which by their nature may not be compatible with commercial or other manufacturing uses. Provision is also made for the location in this district of uses which may have characteristics of a noxious nature, along with the imposition of reasonable standards for the protection of adjacent uses.

(B) Permitted uses. Uses permitted in an I-2, Heavy Industrial District, are set forth in § 155.054.

(C) Area and height regulations. Area and height regulations in an I-2, Heavy Industrial District, are set forth in § 155.055.

(Ord. 671, passed 4-15-86)

§ 155.054 PERMITTED USES.

(A) Use of land and buildings. Buildings, structures, land or premises shall be used only in accordance with the uses specifically permitted in the zoning district classification for the site subject to compliance with parking regulations, height and area requirements, "Special Conditions" and all other requirements of the zoning ordinance.

(B) Permitted use table.

(1) The permitted uses in each specific zoning district are shown by means of symbols in the permitted use tables on the following pages. The letter "P" in the zoning district column opposite the listed permitted use means the use is permitted as a use of right in that district subject to:

(a) Providing off-street parking in the amounts required by reference to the "Parking Group Table" column; and

(b) Subject to compliance with all of the requirements specified in the section or sections whose number appears in the "Special Conditions" column.

(2) The letter "S" in the zoning district column opposite the permitted use means the use is permitted in that zoning district only after:

(a) Providing off-street parking in the amounts required by reference to the "Parking Group Table" column;

(b) Subject to compliance with all of the requirements specified in the section or sections whose number appears in the "Special Conditions" column; and

(3) The letter "I" in the zoning district column opposite the permitted use means the use is not permitted as a use of right in that district and is permitted only after:

(a) Providing off-street parking in the amounts required by reference to the "Parking Group Table" column.

(b) Subject to compliance with all of the requirements specified in the section or sections whose number appears in the "Special Conditions" column; and

(4) The referenced requirements of "Parking Group Table" and "Special Conditions" listed in the above mentioned columns are provided in § 155.091 and § 155.099, respectively.

(5) No primary use shall be permitted in any district other than a use shown in the following tables and no primary use shall be permitted in any district unless the letter "P" or the letter "S" appears opposite the listed permitted use.

(C) Uses not listed. Primary uses not listed in the permitted use table may be permitted in any district where similar uses are permitted subject to the determination of the Director of Planning. The function and location requirements of the unlisted use must be consistent with the purpose and description of the zoning district, compatible with the permitted uses in the district, and be similar in traffic-generating capacity, noise, vibration, dust, odor, glare and heat producing characteristics.

(D) Accessory use. A use which is customarily incidental to that of the primary existing use, which is located on the same lot or premise as the primary existing use, and which has the same zoning district classification, shall be permitted as an accessory use without being separately listed as a permitted use subject to the determination of the Director of Planning.

PERMITTED USE TABLE

Residential Districts

Permitted Primary Uses

Nonresidential Districts

SF-5AC/24

SF-12/22

SF-9.6/20

SF-8.4/18

SF-8.4/16

SF-7.5/18

SF-7.5/16

SF-7.5/12

SF-6/12

MF-1

MF-2

A. Accessory Residential Uses

C-1

C-2

C-3

I-1

I-2

Parking Group Table, § 155.091

Special Conditions, § 155.099

Residential Districts

Permitted Primary Uses

Nonresidential Districts

SF-5AC/24

SF-12/22

SF-9.6/20

SF-8.4/18

SF-8.4/16

SF-7.5/18

SF-7.5/16

SF-7.5/12

SF-6/12

MF-1

MF-2

A. Accessory Residential Uses

C-1

C-2

C-3

I-1

I-2

Parking Group Table, § 155.091

Special Conditions, § 155.099

1. Accessory Building, Structure or Use

2. Accessory Dwelling

3. Home Occupation

4. Private Recreation Facility

5. Private Stable

6. Private Utility Shop or Storage

7. Quarters for On-Site Manager or Caretaker of Mini- Warehouses

8. Solar Panel System

9. Swimming Pool

10. TV Dish Antenna

SF-5AC/24

SF-12/22

SF-9.6/20

SF-8.4/18

SF-8.4/16

SF-7.5/18

SF-7.5/16

SF-7.5/12

SF-6/12

MF-1

MF-2

B. Agricultural Uses

C-1

C-2

C-3

I-1

I-2

Parking Group Table, §155.091

Special Conditions, §155.099

1. Animal Pound (Public or Private)

2. Farm, Ranch or Orchard

3. Kennel

4. Livestock Auction

5. Livestock Feed Lot

6. Poultry Raising or Hatchery

SF-5AC/24

SF-12/22

SF-9.6/20

SF-8.4/18

SF-8.4/16

SF-7.5/18

SF-7.5/16

SF-7.5/12

SF-6/12

MF-1

MF-2

C. Automobile/ Vehicle Service Uses

C-1

C-2

C-3

I-1

I-2

Parking Group Table, § 155.091

Special Conditions, § 155.099

1. Auto Auction

2. Auto Glass, Upholstery or Muffler Shop

3. Car Wash, Including Self- Service

4. Auto Painting or Body Repair

5. Auto Parts or Accessory Sales (Indoor)

6. Auto Parts or Accessory Sales (Outdoor)

7. Auto Rental

8. Recreational Vehicle Sales, Including RV Trailers

9. Auto Sales, In Building

10. Gasoline Service Station

11. New Truck Sales Lot

12. New and Used Car Sales Lot

13. Truck or Heavy Vehicle Repair

14. Auto Repair Garage

15. Temporary Storage of Impounded Vehicle

16. Tire Retreading or Capping

17. Used Truck Only Sales Lot

18. Used Car Only Sales Lot

19. New Agricultural or Utility Trailer Sales

20. Trailer, Truck or Recreational Vehicle Rental

21. Consumer Electronics, Radio, and Television Repair

SF-5AC/24

SF-12/22

SF-9.6/20

SF-8.4/18

SF-8.4/16

SF-7.5/18

SF-7.5/16

SF-7.5/12

SF-6/12

MF-1

MF-2

D. Commercial and Warehouse Uses

C-1

C-2

C-3

I-1

I-2

Parking Group Table, § 155.091

Special Conditions, § 155.099

1. Adult Entertainment Establishment

21, 30

2. Bakery or Confectionary Wholesale

3. Bottle Works Wholesale

4. Building Material or Lumber Yard

8a, 8d

5. Cabinet Making

6. Woodworking Shop

7. Chemical Products, Bulk Storage

8. Upholstery

9. Cleaning, Laundry Plant

10. Donation Box

11. Dyeing Plant

12. Cleaning Plant, Other Than Clothing and Linen

13. Clothing Mfg. or Light Fabrication and Assembly

14. Contractor Shop and Storage Yard (Outside)

8d, 8e

15. Feed Store

16. Heavy Machinery Sales, Service or Storage

8d, 8e

17. Job Printing

18. Newspaper Printing

19. Maintenance or Repair Services For Buildings

20. Mini- Warehouses

21. Nursery- Wholesale

22. Open Storage or Sale of Commodities Not Elsewhere Listed

23. Paint Shop or Paint Mixing, Wholesale or Warehouse

24. Plumbing, Electrical or Air Conditioning Sales and Service

25. Recycling Collection Center

26. Scientific or Research Laboratories

27. Storage or Sales Warehouse

28. Trailer or Manufactured Housing Sales or Rental

29. Wholesale Office or Sample Room Only

SF-5AC/24

SF-12/22

SF-9.6/20

SF-8.4/18

SF-8.4/16

SF-7.5/18

SF-7.5/16

SF-7.5/12

SF-6/12

MF-1

MF-2

E. Educational, Institutional and Special Uses

C-1

C-2

C-3

I-1

I-2

Parking Group Table, § 155.091

Special Conditions, § 155.099

1. Art Gallery or Museum

2. Cemetery, Mausoleum or Crematorium

3. Church or Rectory

4. College, University, Business or Professional School

5. Community Center, Public

6. Convent or Monastery

7. Day Nursery or Child Care Center

8. Elementary or Secondary School, Private

9. Elementary or Secondary School, Public

10. Fairground or Exhibition Area

2d, 2e

11. Fraternal Organization, Lodge or Civic Club

12. Hospital/Home/ Center for Substance Abuse or Psychiatric Patients

13. Hospital/Home/ Center for General, Acute or Chronic Care

14. Kindergarten, Private

15. Labor Union or Similar Union Organization

16. Library, Public

17. Memory Care Facility

18. Mortuary or Funeral Chapel

19. Nursing or Assisted Living Facility

20. Jail or Prison, Privately Owned or Operated

21. Public Park, Playground

22. Vocational or Trade School

SF-5AC/24

SF-12/22

SF-9.6/20

SF-8.4/18

SF-8.4/16

SF-7.5/18

SF-7.5/16

SF-7.5/12

SF-6/12

MF-1

MF-2

F. General Retail Uses

C-1

C-2

C-3

I-1

I-2

Parking Group Table, § 155.091

Special Conditions, § 155.099

1. Bakery or Confectionary Store, Retail

2. Book Store, Retail

3. Camera and Photography Supply

4. Cleaning and Laundry, Retail

5. New Clothing or Department Store

6. Discount Store

7. Drug Store or Pharmacy

8. Florist, Retail

9. Food or Beverage Sales Store

10. Furniture, Home Furnishings or Appliance Store

11. Upholstery, Retail

12. Gift Store

13. Handicraft or Art Object Sales Store

14. Hobby, Toy or Game Store

15. Jewelry Store

16. Luggage or Leather Goods Store

17. Nursery or Garden Store, Retail

18. Package Store

19. Pawn Shop

20. Pet Shop

21. Retail and Service Establishments Not Elsewhere Listed

4a, 4b

22,24

22. Sewing, Needlework and Goods Store

23. Stationary or Office Supply Store

24. Sporting Goods or Bicycle Store

25. Tobacco Products Store

26. Used Merchandise Store

SF-5AC/24

SF-12/22

SF-9.6/20

SF-8.4/18

SF-8.4/16

SF-7.5/18

SF-7.5/16

SF-7.5/12

SF-6/12

MF-1

MF-2

G. General Service and Office Type Uses

C-1

C-2

C-3

I-1

I-2

Parking Group Table, § 155.091

Special Conditions, § 155.099

1. Advertising Agencies

2. Advertising Service with Outdoor Storage Facilities

3. Drive-In Banking Facilities

4. Banking Offices or Facilities Excluding Drive-In Services

5. Beauty Shop or Barber Shop

6. Body Art and Piercing Studio

7. Catering Service

8. Coin- Operated Laundries and/or Dry Cleaning, Self-Service

9. Computer and/or Data Processing Services

10. Eating Places with Drive- Through Service

21, 36

11. Eating Places without Drive- Through Services

12. Fix-It Shop or Household Appliance Service and Repair

13. Food Carts

14. Agents for Garment Pressing, Laundries or Dry Cleaning

15. Key Shop

16. Mailing, Reproduction, Commercial Art, Photo or Steno Service

17. Medical or Dental Laboratories

18. Office, Physician, Dentist or Other Health Practitioners

19. Office, Professional or Administration

20. Personnel Supply Services

21. Pet Grooming

22. Private Club or Lodge

23. Shoe Repair Shop or Shoe Shine Parlor

24. Studio for Photographer, Musician or Artist

25. Tailor or Dressmaking Shop

26. Veterinarian Hospital with Outside Animal Run or Pens

27. Veterinarian Office Only

SF-5AC/24

SF-12/22

SF-9.6/20

SF-8.4/18

SF-8.4/16

SF-7.5/18

SF-7.5/16

SF-7.5/12

SF-6/12

MF-1

MF-2

H. Government Uses

C-1

C-2

C-3

I-1

I-2

Parking Group Table, § 155.091

Special Conditions, § 155.099

1. Federal, State or Municipal Building

2. Fire Station or Similar Public Safety Building

3. Public Utility Shop or Storage

SF-5AC/24

SF-12/22

SF-9.6/20

SF-8.4/18

SF-8.4/16

SF-7.5/18

SF-7.5/16

SF-7.5/12

SF-6/12

MF-1

MF-2

I. Hotels, Group Quarters and Other Lodging Places

C-1

C-2

C-3

I-1

I-2

Parking Group Table, § 155.091

Special Conditions, § 155.099

1. Bed and Breakfast Inn

2. Group Foster Homes

3. Age Restricted Senior Living Facility

4. Hotel or Motel

4, 21

5. Houses on a Membership Basis

6. Private Dormitory

7. Rooming and Boarding House, Organization Hotel or Lodging

8. Vacation Rental

SF-5AC/24

SF-12/22

SF-9.6/20

SF-8.4/18

SF-8.4/16

SF-7.5/18

SF-7.5/16

SF-7.5/12

SF-6/12

MF-1

MF-2

J. Manufacturing and Industrial Uses

C-1

C-2

C-3

I-1

I-2

Parking Group Table, § 155.091

Special Conditions, § 155.099

1. Aircraft Hardware or Parts Manufacturing

2. Aircraft Manufacturing

3. Appliance (Small) Manufacturing

4. Automobile Manufacturing

5. Boiler Works

6. Chemical Processing

7. Clay Products Manufacturing

8. Container Manufacturing (Wood, Paper or Plastic)

9. Cotton or Cottonseed Processing or Storage

10. Creamery/Dairy Products Mfg. or Wholesale Distribution

11. Electrical Component Manufacturing

12. Electrical Equipment or Appliance Manufacturing (Large)

13. Electroplating

14. Flour Mill

15. Food Processing

16. Foundry, Forge Plant or Rolling Mill

17. Furniture, Cabinet Manufacturing

18. Kitchen Equipment

19. Heavy Equipment Manufacturing

20. Ice Cream Manufacturing

21. Ice Manufacturing or Storage

22. Machine Shop or Welding

23. Metal Fabrication Plant

24. Manufactured Home, Industrialized Housing, Building Mfg.

25. Oil Well Tools or Equipment Manufacturing

26. Paper Manufacturing

27. Paper Products Manufacturing

28. Petroleum or Chemical Manufacturing

29. Planing Mill

30. Rope Manufacturing

31. Salvage or Reclamation of Products (Inside Only)

32. Stone Monument Works

33. Temporary Batch Plant

34. Textile or Garment Manufacturing

35. Travel Trailer, Camper or Camper Top Manufacturing

36. Industries Not Elsewhere Listed

SF-5AC/24

SF-12/22

SF-9.6/20

SF-8.4/18

SF-8.4/16

SF-7.5/18

SF-7.5/16

SF-7.5/12

SF-6/12

MF-1

MF-2

K. Natural Resource and Extractions

C-1

C-2

C-3

I-1

I-2

Parking Group Table, § 155.091

Special Conditions, § 155.099

1. Mining Extraction

2. Oil or Gas Well Drilling or Production

3. Line Compressor

4. Petroleum Products Collection or Storage (Wholesale)

5. Sand, Gravel or Earth Sales or Storage

SF-5AC/24

SF-12/22

SF-9.6/20

SF-8.4/18

SF-8.4/16

SF-7.5/18

SF-7.5/16

SF-7.5/12

SF-6/12

MF-1

MF-2

L. Public Utilities

C-1

C-2

C-3

I-1

I-2

Parking Group Table, § 155.091

Special Conditions, § 155.099

1. Cable TV Transmission Line

2. Electric Transmission Line

3. Electrical Generating Plant

4. Electrical Substation

5. Gas Transmission Line or Metering Station

6. Local Utility Service Line

7. Pumping Station

8. Radio, TV or Microwave Tower

9. Railroad Switching Yards

10. Sewage Pumping Station

11. Sewage Treatment Facility

12. Telephone Exchange, Switching Relay or Transmission Station

13. Utility Business Office

14. Utility Service or Storage Yard or Buildings

15. Water Standpipe or Elevated Water Supply, Reservoir or Well

16. Water Treatment Plant

SF-5AC/24

SF-12/22

SF-9.6/20

SF-8.4/18

SF-8.4/16

SF-7.5/18

SF-7.5/16

SF-7.5/12

SF-6/12

MF-1

MF-2

M. Recreation and Entertainment Uses

C-1

C-2

C-3

I-1

I-2

Parking Group Table, § 155.091

Special Conditions, § 155.099

1. Amusement, Commercial (Indoor)

2. Amusement, Commercial (Outdoor)

3. Bar, Dance Hall or Night Club

4. Bowling Alley

5. Campground or Recreational Vehicle Park

6. Coin- Operated Amusement Devices

7. Commercial Sport, Ballpark, Stadium or Athletic Field

8. Country Club

9. Driving Range or Miniature Golf Course

10. Go-Cart Track

11. Golf Course

12. Gun Club, Skeet or Target Range

13. Membership Sport or Recreation Club

14. Parks

15. Pool or Billiard Hall

16. Rodeo Ground

17. Roller or Ice Skating Rink

18. Stable, Commercial, Rental or Boarding

19. Stable, Riding Club

20. Swimming Pool, Commercial

21. Theatre,

Drive-In

22. Theatre, Other Than Drive-In

SF-5AC/24

SF-12/22

SF-9.6/20

SF-8.4/18

SF-8.4/16

SF-7.5/18

SF-7.5/16

SF-7.5/12

SF-6/12

MF-1

MF-2

N. Residential Uses

C-1

C-2

C-3

I-1

I-2

Parking Group Table, § 155.091

Special Conditions, § 155.099

1. Single Family Dwelling

2. Zero-lot-line Dwelling

1, 31

3. Two Family Dwelling

4. Townhouse

5. Multi-family Dwelling

5. Apartments

As specified in § 155.068

6. Manufactured Housing

As specified in § 155.068

7. Camping Trailer

SF-5AC/24

SF-12/22

SF-9.6/20

SF-8.4/18

SF-8.4/16

SF-7.5/18

SF-7.5/16

SF-7.5/12

SF-6/12

MF-1

MF-2

O. Transportation Uses

C-1

C-2

C-3

I-1

I-2

Parking Group Table, § 155.091

Special Conditions, § 155.099

1. Airport Landing Field

2. Bus Station or Terminal

3. Heliport

4. Hauling or Storage Company

5. Motor Freight Terminal

6. Parking Lot or Structure, Commercial

7. Parking Lot, Truck

8. Railroad Freight Terminal

9. Railroad Passenger Station

10. Railroad Track or Right-Of-Way

(Ord. 671, passed 4-15-86; Am. Ord. OR-2193-20, passed 10-26-20; Am. Ord. OR-2217-21, passed 9-13-21; Am. Ord. OR-2256-22, passed 5-9-22; Am. Ord. OR-2288-23, passed 1-23-23; Am. Ord. OR-2315-23, passed 8-14-23; Am. Ord. OR-2346-24, passed 2-12-24; Am. Ord. OR-2376-24, passed 8-26-24; Am. Ord. OR-2387-24, passed 10-14-24)

§ 155.055 AREA, SETBACK AND HEIGHT REGULATIONS.

(A) No lot, parcel, premises or tract of land shall be created and no building permit shall be issued for any request that does not meet the appropriate minimum lot area, width, depth, yard and height regulations as set forth in the tables in division (B) of this section.

(B) See tables on following page.

(1) Residential districts.

Zoning District6	Minimum Lot Area per Dwelling Unit (Sq. Ft.)	Minimum Floor Area Per Unit (Sq. Ft.)	Maximum Lot Coverage	Minimum Lot Width (Feet)	Minimum Lot Depth (Feet)	Minimum Front Yard (Feet)	Minimum Rear Yard (Feet)1	Minimum Interior Side Yard (Feet)1	Minimum Exterior Side Yard (Feet)		Max. Height (Feet)	Min. Masonry Construction6
Zoning District6	Minimum Lot Area per Dwelling Unit (Sq. Ft.)	Minimum Floor Area Per Unit (Sq. Ft.)	Maximum Lot Coverage	Minimum Lot Width (Feet)	Minimum Lot Depth (Feet)	Minimum Front Yard (Feet)	Minimum Rear Yard (Feet)1	Minimum Interior Side Yard (Feet)1	Backing up to an abutting side yard	Backing up to an abutting rear yard	Max. Height (Feet)	Min. Masonry Construction6
A	2 acres	2,200	15%	150	200	40	15	25	25	25	35	See § 155.056
SF-12/22	12,000	2,6008	45%	90	120	25	25	10	25	15	35
SF-9.6/20	9,600	2,4008	45%	80	110	25	15	10	25	15	35
SF-8.4/18	8,400	2,2008	45%	70	110	25	15	10	20	15	35
SF-7.5/18	7,500	1,800	45%	65	110	25	15	5 & 102, 7	20	15	35
2F	3,750	1,000	45%	65	110	25	15	5 & 102	20	15	35
MF-1	3,630	See §155.055 (F)	40%	100	120	25	253	203	25	25	354
MF-2	2,420	See §155.055 (F)	40%	100	120	25	253	203	25	25	354
SF-5AC/24	5 acres	2,400	15%	200	200	45	35	20	45	20	35	See §155.056
SF-8.4/16	8,400	1,600	45%	70	110	25	15	5/7.55	20	15	35
SF-7.5/16	7,500	1,600	45%	65	110	25	15	5 & 102, 7	20	15	35
SF-7.5/12	7,500	1,200	45%	65	110	25	15	5/7.55	20	15	35
SF-6/12	6,000	1,200	45%	60	100	25	15	0/105	20	15	35

Footnotes:

1. Refer to § 155.095(C) for minimum rear or side yard requirement on residential lots abutting property in an OP, C-1, C-2, C-3, I-1 or I-2 zoning classification.

2. Requires two side yards to have a combined total of not less than 15' with a 5' minimum on one side and a 10' minimum on the other side.

3. Notwithstanding the above, townhomes, apartments and multi-family dwellings in MF- 1 and MF-2 Districts, when located adjacent to other residential districts that do not permit multi-family dwellings, shall setback from the property line along such other residential districts four (4) feet for every one (1) foot of building height. See additional landscaping requirements in § 155.092 that may affect the building setback.

4. Multi-family dwelling units in MF-1 and MF-2 Districts shall not be higher than 35' or two stories, whichever is less.

5. For single-family detached dwellings located in SF-8.4/16, SF-7.5/12 and SF-6/12 Districts, the minimum interior side yard shall be five (5) feet for one-story units and seven and a half (7.5) feet for units with more than one-story. Zero-lot-line dwellings in SF-6/12 District shall comply with the provisions in § 155.055(C).

6. The area and height regulations for the PR District shall be the same as those provided for the SF-12/22 District.

7. Developments in the SF-7.5/18 District approved prior to September 14, 2015, and developments in the SF-7.5/16 District approved prior to November 13, 2000, may continue to use a minimum interior side yard of five (5) feet for one-story dwelling units and seven and a half (7.5) feet for dwelling units with more than one-story.

8. Developments approved prior to January 14, 2019, may continue to use a minimum floor area as follows: SF-12/22 or PR may be 2,200 square feet; SF-9.6/20 may be 2,000 square feet, and SF-8.4/18 may be 1,800 square feet.

(2) Non-residential districts.

Zoning Districts (Numbers in brackets refer to exceptions in § 155.055(C))	Lot Dimension (i.e. area, width, depth)	Maximum Floor Area Ratio	Minimum Building Setback (feet) (7) (10) (12)			Masonry Construction Requirement	Maximum Height (Feet) (2) (6)
			When abutting street right-of-way	When abutting other property lines (1) (3)
			When abutting street right-of-way	In a non-residential district	In a residential district
OP	None	0.6	25	None	Refer to § 155.095(C)	Refer to § 155.056	35
C-1	None	0.6	25	None	Refer to § 155.095(C)	Refer to § 155.056	35
C-2	None	2.0	25	None	Refer to § 155.095(C)	Refer to § 155.056	50
C-3	None	2.0	25	None	Refer to § 155.095(C)	Refer to § 155.056	50
I-1	None	2.0	30	None	40	Refer to § 155.056	None
I-2	None	1.0	30	None	40	Refer to § 155.056	None

(1) In an industrial district, no structural setback shall be required from a railroad right-of-way not less than 50 feet in width.

(2) A non-residential building or structure owned and/or operated by a government entity shall be exempt from the district maximum height regulations.

(3) A building or structure may exceed the district maximum height regulations with a specific use permit provided that the following minimum setback requirements are met:

(a) Single-family or two-family dwellings may be increased in height not more than ten feet when two side yards of not less than 20 feet each are provided.

(b) In zoning classifications other than the C-2 and C-3 Districts, hospitals may be erected to a height not exceeding 45 feet when the front, side and rear yards are each increased an additional foot for each foot such buildings exceed 35 feet.

(c) In C-2 and C-3 Districts, hospitals may be erected to a height that is deemed appropriate by the City Council provided that the front, side and rear yards are each increased an additional foot for each foot such buildings exceed 50 feet in height, unless the additional setback requirement is modified or waived by the City Council during the approval of the specific use permit.

(4) Interior side yards shall not be required for abutting commercial and industrial properties in the same zoning district if both properties are developed as a unit under a common development plan provided that the construction meets the requirements of the Mansfield Building Code and Fire Code.

(5) Nonconforming lots of record existing at the time of the adoption of this chapter and lots or parcels created as a result of condemnation or involuntary sale by owner to a government entity with power of eminent domain, shall be exempt, unless indicated, from the minimum lot area, depth and width requirements provided they are developed in accordance with all minimum yard requirements. Multi-family uses shall not be exempt from the minimum lot area requirements.

(6) When individual attached townhouses or condominiums are to be sold separately, there shall be no minimum lot area, lot width and lot depth requirements; provided that the total land area of the project, including the land on which the units are located and the land held in common ownership by the unit owners, is equal to the total minimum land area required per dwelling unit in the district in which the project is located.

(7) The height regulations of this chapter shall not apply to belfries, chimneys, church spires, conveyors, cooling towers, elevator bulkheads, fire towers, storage towers, monuments, ornamental towers or spires, cranes, construction equipment, smoke stacks, stage towers and scenery lofts, tanks, ham radio and television antennas, and microwave relay, radio and television transmission towers provided that in a PR, residential or commercial district restricted to 35 feet in height, one additional foot shall be added to the width and depth of the front, side and rear yards for each foot that such structures exceed 35 feet in height.

(8) Buildings or structures for existing developments in industrial districts shall be exempt from the minimum yard requirements where the expansion, enlargement or separate addition thereof is limited to land already owned by those businesses or committed to them under long term leases (or extensions thereof) at the time of the enactment of this chapter unless it abuts a residential zoning district.

(9) The zero-lot line concept which involves locating a residential dwelling with a doorless and windowless wall actually on one interior side lot line and with one side yard at a minimum width of ten feet shall be permitted in the SF-6/12 District when the appropriate building lines and necessary structural restrictions for the zero-lot-line concept, as set forth in § 155.099, are shown on a recorded plat which has been approved by the Planning and Zoning Commission.

(10) Where a building line has been established by a recorded plat or a city ordinance and such line requires a greater or lesser front, side or rear yard setback than is prescribed by this chapter for the district in which the building line is located, the required front, side or rear yard shall comply with the building line so established by such plat or ordinance.

(11) Where lots have double frontage, running through from one street to another, a required front yard shall be provided on both streets unless a building line for accessory buildings has been established along one frontage on the plat or by city ordinance, in which event only one required front yard need be observed.

(12) Every part of a required yard shall be open and unobstructed except for accessory buildings or use as permitted herein, and the ordinary projection of window sills, belt courses, fences, cornices, and roof eaves not exceeding 24 inches into the required yard. No accessory building or use shall be allowed in the required front or side yard except as provided in § 155.099(B).

(D) Minimum setback for trash containers and refuse or recycling storage areas. Trash containers and storage areas for refuse or materials awaiting disposal or recycling shall setback a minimum of 50 feet from any public street.

(E) Minimum floor area and building separation in MF-1 and MF-2 Districts.

(1) In any district in which apartments and multi-family dwellings are permitted, the following standards shall be followed in establishing the minimum floor area, minimum width of a place or court and minimum separation between buildings, to be measured between building walls:

Dwelling Type Minimum Floor Area

a. Townhouse 1,200 sq. ft. per unit

b. Apartment and other multi-family 600 sq. ft. per efficiency
dwelling 750 sq. ft. per 1 bedroom unit

900 sq. ft. per 2 bedroom unit

1,000 sq. ft. per 3 bedroom unit

The minimum average floor area per apartment or multi-family residential project shall be 800 square feet; said minimum average floor area shall apply to the total number of units to be constructed under the same building permit.

When Buildings are Facing Minimum Separation

a. Front to front 40 feet

b. Front to rear 40 feet

c. Rear to rear 20 feet

d. Side to side 10 feet

e. Side to front 20 feet

f. Side to rear 10 feet

(2) In applying the above described standards, the front of a building shall be deemed to be any building face, whether in one or more planes, having doors, entrances or openings for primary access to the building or any unit therein. The rear of the building shall be the face of the building that is most nearly parallel and opposite to the building front and has no doors, entrances or openings for any access to the building or units therein. A building is considered to have a double frontage if both frontage has doors, entrances or openings for access to the building or units therein. The sides of a building shall be building faces that are not considered as the front or rear of the building.

(F) Area, setback and height regulations for accessory buildings. Refer to § 155.099(B)(5).

(Ord. 671, passed 4-15-86; Am. Ord. OR-2223-21, passed 10-11-21)

§ 155.057 NEIGHBORHOOD DESIGN STANDARDS.

(A) Purpose. The primary purpose of this section is to enable and to encourage the intentional coordination, placement, orientation, and design of buildings to produce a neighborhood fabric with well-defined street edges with continuous building walls, articulated building facades, architectural features that create visual interest, and an attractive pedestrian environment. It is further the purpose of this section to enable and to encourage compact, mixed-use, and pedestrian-oriented development so that the ordinary activities of daily living may occur within walking distance of most dwellings, creating sustainable and complete neighborhoods.

(B) Applicability. The provisions set forth in this section modify the conventional rules and regulations for the development or the redevelopment of private lots within the OP, C-1, C-2, and C-3 Zoning Districts, and advocate for the development and the modification of buildings and for other elements of the built environment within the private lot and produce mixed-use and walkable spaces. The provisions of this section are available to owners and developers of private lots within the OP, C-1, C-2, and C-3 Zoning Districts as a matter of right; and owners and developers may opt to utilize the provisions that are contained herein or to utilize the existing underlying zoning. Except where it may be in conflict, existing planned developments (i.e., PD, Planned Development Districts) may voluntarily comply with the provisions contained herein, subject to review and recommendation by the Planning and Zoning Commission and the approval of the City Council. Any requests for existing planned developments to voluntarily comply with the provisions contained herein heard by the Planning and Zoning Commission and the City Council shall be heard as per the rules set forth for consideration of other business agenda items, and shall not require a public hearing.

(1) The provisions of this section are activated by "shall" or "are" when required, and "may" when optional.

(2) The provisions of this section shall take precedence if the property owner or the developer opts to utilize the provisions of this section, when in conflict with other sections of this chapter.

(3) The provisions of this section shall not take precedence if property owners or developers opt to utilize the existing underlying zoning.

(4) The existing provisions of this chapter and this code of ordinances shall continue to be applicable to all issues not covered by this section for the existing underlying zoning (e.g., OP, C-1, C-2, and C-3), except where those provisions are in conflict with the provisions contained herein.

(5) The provisions of this section, when in conflict with illustrations or diagrams, shall take precedence.

(1) Where buildings exist on adjacent lots, the Director of Planning may require that a proposed building or buildings match the setbacks of adjacent buildings rather than the provisions of this section.

(a) Buildings on any lot proposed for construction or modification within 150 feet of any parcel of land within the PR, A, SF, and 2F Zoning Districts shall be restricted to a maximum building height of two stories; the maximum height restriction shall not apply to any building more than 150 feet of a parcel of land within the PR, A, SF, and 2F Zoning Districts. Single-family detached residences and row houses (i.e., single-family attached) of three stories or less shall be exempted from this provision.

(2) The adaptive reuse of a building shall not be required to comply with the minimum building height established in division (K) below.

(3) The restoration or the modification of a building does not require the provision of parking in addition to the existing, if there are less than six new spaces that are required.

(D) Deviation. An owner or a developer may deviate from the following standards in this section, only, and are subject to compliance with the other provisions of this section. Deviations shall be granted only by the City Council and all requests heard by the City Council shall be heard as per the rules set forth for consideration of other business agenda items. A public hearing is not required.

(1) The maximum travel lane width of a thoroughfare.

(2) The maximum building area.

(3) The minimum building height.

(4) The maximum building height.

(5) The requirement that all buildings proposed for commercial use or mixed-use and having a minimum of 5,000 square feet of floor area, be designed for tenant flexibility.

(6) The requirement that all development and redevelopment proposals on properties greater than two acres in size allocate at least 50% of the total building area proposed for construction to commercial use.

(E) Variance. An owner or a developer may request a variance in accordance with the standards and procedures set forth in § 155.113.

(F) Design for tenant flexibility. Principal buildings proposed for commercial use or mixed-use, and having a minimum of 5,000 square feet of floor area, shall be designed for tenant flexibility. The design of the first story and second story commercial spaces shall anticipate restaurant requirements. Accommodations for restaurant venting and sewage utilities such as grease traps and interceptors shall be purposefully designed into the building. Such designs shall anticipate potential commercial power and gas load needs for existing and future tenants. In addition, buildings shall provide maximum clear space between interior columns for first story retail and activity spaces. Designs for tenant flexibility shall be included in construction documents that are required for building plan review.

(G) Instructions for site plan submittals. This division (G) sets forth the standards applicable to the development and to the modification of buildings and other elements of the built environment within private lots. All site plans required by this division (G) are subject to administrative review and approval by the Director of Planning. All site plans submitted for review and approval shall demonstrate compliance with:

(1) Thoroughfare standards, if applicable.

(2) Lot standards.

(3) Building orientation.

(4) Building setbacks.

(5) Building height.

(6) Building frontages.

(7) Building area.

(8) Building use.

(9) Parking standards.

(10) Landscaping.

(11) Signage standards.

(12) Architecture.

(13) Civic space.

(14) Additional regulations, if applicable.

(H) Thoroughfare standards. Modification of an existing thoroughfare and the assemblies of new thoroughfares shall meet the following standards, unless otherwise mandated by standards established by the Texas Department of Transportation (TxDOT), the Department of Public Works, or the Department of Engineering Services:

(1) General.

(a) For the purpose of this section, all those thoroughfares shown as "arterial" in the Master Thoroughfare Plan are classified and designated as A-Thoroughfares.

(b) For the purpose of this section, all those thoroughfares shown as "collector" or "local" in the Master Thoroughfare Plan are classified and designated as B-Thoroughfares.

(c) All thoroughfares shall be paved in asphalt (public use only), cobble, concrete, stone, or other similar material subject to review and approval by the Director of Engineering Services.

1. Parking lanes on public thoroughfares shall be paved in a material that differs from the thoroughfare pavement material, subject to review and approval by the Director of Planning.

(d) All thoroughfares shall have a maximum travel lane width of 11 feet.

(e) All thoroughfares shall require sidewalks.

(2) Specific to A-Thoroughfares.

(a) All sidewalks shall be a minimum of 12 feet in width.

(b) All sidewalks shall provide tree wells that are five feet by ten feet in dimension, unless otherwise reviewed and approved by the Director of Planning, and:

1. Trees shall be planted at 30 feet on center, average.

2. Trees shall be appropriately planted and spaced in order to accommodate public lighting.

(3) Specific to B-Thoroughfares.

(a) All sidewalks shall be separated from travel lanes by a planter a minimum of six feet in width and with trees.

1. Trees shall be planted at 30 feet on center, average.

(b) All sidewalks shall be a minimum of six feet in width.

(4) Specific to rear alleys.

(a) All garages for the allowable residential uses shall be accessed by rear alleys with a minimum pavement width of 14 feet and an access easement a minimum of 20 feet in width.

(b) All rear alleys for the other allowable uses may be accessed by rear alleys with a minimum pavement width of 20 feet and an access easement a minimum of 24 feet.

(5) Public lighting.

(a) Public lighting along all A-Thoroughfares shall be designed as columns with a maximum height of 16 feet (i.e., as measured from the base of the standard to the top of the luminaire); and public lighting along all B-Thoroughfares shall be designed as post or pipe, with a height of 13 feet (i.e., as measured from the base of the standard to the top of the luminaire), subject to review and approval by the Director of Planning (See Figure Nos. 11, 12 and 13).

1. Public lighting shall be spaced at intervals no more than 30 feet apart along all A-Thoroughfares.

2. Public lighting shall be spaced at intervals no more than 60 feet apart along all B-Thoroughfares.

(b) Unless otherwise mandated by standards that are established by TxDOT, cobra head fixtures are prohibited.

(6) Utilities. All utilities shall be placed underground and within the public right-of-way, including roadway lanes and sidewalks.

(7) Outdoor display of merchandise and outdoor seating and serving. First story commercial uses may utilize the building frontage, the adjacent sidewalk, or a combination of both for outdoor display of merchandise, for outdoor seating, for outdoor serving, and for other business-related activities provided that a minimum six-foot contiguous path for pedestrians be maintained.

(a) Outdoor display of merchandise shall not be left outdoors past business hours.

(b) Outdoor seating and outdoor serving areas shall be separated from all thoroughfares, sidewalks, and pedestrian paths using wrought-iron railings, metal fencing, planters, landscaping, or any combination thereof.

(I) Lot standards.

(1) There are no minimum lot widths.

(2) There is no minimum lot size.

(3) Lot coverage shall not exceed 80%.

(4) All platted lots shall front on a thoroughfare or a civic space (i.e., the front lot line).

(J) Building orientation.

(1) All principal buildings shall be oriented to be parallel to the front lot line or a tangent to a curved front lot line.

(2) All principal buildings shall have their principal pedestrian entrance along a thoroughfare or a civic space with the exception of entrances off of a courtyard, that are visible from public rights-of-way.

(3) All principal buildings with residential uses at grade shall be raised above the level of the sidewalk by a minimum of two feet, as measured from the average sidewalk elevation.

(K) Building setbacks. All buildings shall be set back from the boundaries according to the following:

(1) Front building setbacks for principal buildings.

(a) Zero feet minimum.

(b) Twenty feet maximum.

(2) Additional front building setback considerations. Corner lots shall designate the front lot line (i.e., front building setback) along the thoroughfare having the greater pedestrian importance.

(3) Side building setbacks for principal buildings. Zero feet minimum or five feet minimum.

(4) Rear building setback for principal buildings. Zero feet minimum.

(5) Outbuilding setbacks.

(a) The side setback for all outbuildings shall be five feet minimum.

(b) The rear setback for outbuilding shall be a minimum of 15 feet measured from the centerline of the rear alley. In the absence of a rear alley, the rear setback shall be five feet minimum from the rear lot line.

(6) Building setback considerations for utilities. Maximum building setbacks may be increased up to 50% by-right for all owners and developers as consideration for utilities.

(a) Utility easements along the front, the rear, or the side lot lines may require additional front, rear, and side setbacks, and may cause buildings to exceed maximum building setbacks.

(b) Utility services may require easements at the front, the rear, or the side lot lines for meters, pedestals, and other equipment requirements.

(L) Building height. Building height is measured as follows:

(1) General.

(a) Stories are measured from finished floor to finished ceiling.

(b) First stories shall not exceed 18 feet in height.

(d) First story residential uses shall have a minimum story height of ten feet.

(e) All other first story uses shall have a minimum story height of 11 feet.

(f) Building height measurement shall not include the following:

1. Attics;

2. Belfries;

3. Chimneys;

4. Clock towers;

5. Elevator bulkheads;

6. Stair housings;

7. Vents; and

8. Other uninhabited accessory elements.

(2) Principal buildings.

(a) The minimum building height shall be two stories.

(b) The maximum building height shall be four stories.

(3) Outbuildings. The maximum building height shall be two stories.

(4) Row houses. The minimum building height shall be three stories.

(M) Building frontages.

(1) General.

(a) The front building setback shall contain the building frontage; and corner lots at the intersections of two A-Thoroughfares shall contain one building frontage in the front building setback and one in the side building setback.

(b) Loading docks and service areas are not permitted in building frontages.

(d) Fences and walls may be located along front lot lines at stoop building frontages. Fences and walls at front lot lines shall be limited to a maximum height of four feet.

(e) A dooryard building frontage or a stoop building frontage shall be required for all row houses.

(f) A shopfront building frontage shall be required at a minimum for all first story commercial uses.

1. Bed and breakfasts are exempt from this requirement.

(g) Cottage court central courtyards shall maintain a minimum of 30 feet in width between all structures and encroachments along the depth of the court.

(2) Dooryards.

(a) Dooryards may encroach into the front building setback up to 100% of its depth.

(b) Dooryards shall be no less than ten feet deep.

(d) Dooryards shall be enclosed on three sides by a fence constructed of metal or wood or a wall made of brick or stone and four feet in height. Openings in the fence or wall shall be no larger than is necessary to allow pedestrian access.

(3) Stoops.

(a) Stoops may encroach into the front building setback up to 100% of its depth.

(b) Stoops shall be no less than five feet deep, excluding the exterior stairs.

(d) Stoops may be recessed into the volume of the building where the front setback is less than five feet.

(4) Shopfronts.

(a) Shopfronts shall be glazed in glass for no less than 70% of the first story building facade area that is between two and 12 feet above average sidewalk elevation.

(b) Shopfronts that are freestanding and not combined with other building frontages may include awnings.

1. All awnings shall extend at least six feet from the building facade and into the front building setback.

2. All awnings shall have a minimum of eight feet of clearance above finished grade.

(5) Galleries.

(a) Galleries may encroach into the public rights-of-way to within two feet of the curb.

(b) Galleries shall provide a minimum vertical clearance of ten feet and project horizontally from the facade a minimum of ten feet.

(d) A gallery may be combined with a shopfront building frontage, and include all components of a shopfront.

(e) A gallery may be supported by posts of metal or wrought iron.

(N) Building area.

(1) The total floor area of a dwelling unit shall comply with all applicable regulations and restrictions as found in § 155.055(E), except as provided below:

(a) The minimum floor area of all detached single-family dwelling units shall be 1,800 square feet.

(2) The total floor area of a single building or a single tenant space shall not exceed 10,000 square feet, except as provided below.

(3) The total floor area of a grocery store shall not exceed 45,000 square feet.

(O) Building use.

(1) General.

(a) Buildings and their lots are limited to uses provided below.

(b) Buildings and their lots may have more than one use.

(c) Permitted commercial uses other than lodging and office shall be limited to the first story except as provided below.

1. Food service establishments are permitted on the upper stories.

(d) The applicable regulations and restrictions for those allowable uses as found in § 155.099 shall apply.

(2) Allowable uses.

(a) Art gallery.

(b) Bank.

(d) Barber.

(e) Cottage court.

(f) Day spa.

(g) Dry cleaner.

(h) Live-work.

(i) Mail center.

(j) Manor house.

(k) Meeting hall.

(l) Mixed-use building.

(m) Mobile food vendor park.

(n) Office building.

(o) Open-air farmers market.

(p) Photography studio.

(q) Post office.

(r) Retail building, provided that the building area made available for the sale of merchandise and food service is further limited to:

1. An arts and crafts store;

2. A bakery;

3. A book store;

4. A cafe;

5. A coffee house;

6. A corner market;

7. A cosmetics store;

8. A dairy goods store;

9. An eyewear shop;

10. A fashion store;

11. A food hall;

12. A gift store;

13. A grocery;

14. A hardware store;

15. A home decor store;

16. A home electronics store (including repair);

17. An ice cream parlor;

18. An office supplies store;

19. A pet store;

20. A pet supplies store;

21. A pharmacy; and

22. A restaurant.

(s) Row house.

(t) Salon.

(u) Single-family residential, detached.

(v) Veterinary clinic (no outdoor kennels).

(3) Additional allowable uses. The following accessory buildings and accessory uses are additionally allowed:

(a) Accessory dwelling unit (provided that the accessory dwelling unit is located toward the rear of the same lot as a row house dwelling, and that the accessory dwelling unit is constructed in accordance with the applicable regulations and restrictions contained in § 155.099).

(b) Flat (provided that flat dwellings are only allowed on the upper stories of a mixed-use building).

(d) Home occupation.

(e) Liner building.

(f) Outbuilding.

(g) Swimming pool and pool house.

(h) Temporary batch plant (provided that temporary batch plants are located and are operated in accordance with the applicable regulations and restrictions contained in § 155.099).

(4) Specific use permits. Consideration for all specific use permits shall be in accordance with the standards and procedures set forth in § 155.080. The following uses require review and approval of a specific use permit:

(a) Bed and breakfast (up to six rooms).

(b) Child-care center.

(c) Drive-through facility. Drive-through facilities shall not be located between any building facade and a thoroughfare or a civic space.

(5) Additional use restrictions.

(a) Accessory dwelling unit. The total number of accessory dwelling units allowed on each lot is restricted to one.

(b) Bed and breakfast.

1. The number of bedrooms made available for each lot for lodging is further limited by the parking requirement of one assigned parking spaces for each bedroom, up to six, in addition to the parking requirement for the dwelling.

2. The lodging must be owner-occupied.

3. The maximum length of stay shall not exceed 14 days.

1. The building area available for commercial use is limited to the first story.

2. The business owner shall reside at the property.

3. The parking requirements shall be determined by use.

(d) Residential. Permitted principal and accessory residential uses are not allowed within 660 feet of any intersection of two A-Thoroughfares or any intersection of A-Thoroughfares and B-Thoroughfares, except that flats on upper stories of buildings are allowed within 660 feet of thoroughfare intersections.

(e) Retail building. The building area made available for retail use is limited to the first story. A food service establishment is allowed on the upper stories.

(6) Prohibited uses. Those uses not listed as permitted uses in this (O) and those uses not listed as requiring approval of a specific use permit in this division (O) are not allowed, except as provided below. Any use not listed as permitted uses in this division (O) may only be granted by the City Council, with a review and a recommendation provided by the Planning and Zoning Commission. All requests for any use not listed as permitted uses in this division (O) heard by the Planning and Zoning Commission and the City Council shall be heard in accordance with the standards and procedures set forth for specific use permits in § 155.080. The following uses are additionally not allowed and shall not be granted as permitted uses:

(a) Adult-themed establishment.

(b) Automotive repair and/or automotive service establishment.

(d) Gas station.

(e) Medical clinic (including urgent care).

(P) Parking standards. Unless otherwise noted below, all provisions of § 155.091 shall apply to those properties developed and redeveloped in accordance with this section.

(1) General.

(a) Parking provided shall include the actual parking spaces that are provided within the private lot and along the parking lane corresponding to the private lot.

(b) Parking provided may include a private parking lot within 800 feet of the private lot.

1. All liner buildings less than 30 feet in depth and no more than two stories in height; and

2. All retail tenant spaces that are under 1,500 square feet of total building area.

(2) Maximum parking. Minimum parking is not required; maximum parking shall be as provided below. Maximum parking shall include the actual parking spaces provided within the private lot and along the parking lane (i.e., on-street parking) corresponding to the private lot.

(a) Residential: 2.0 assigned parking spaces per dwelling unit.

(b) Lodging: 1.0 assigned parking spaces per bedroom.

(d) Retail: 10.0 assigned parking spaces per 1,000 square feet.

(e) All other uses: 4.0 assigned parking spaces per 1,000 square feet.

(3) Parking access.

(a) Parking shall be accessed by rear alleys where available.

(b) Garages shall be accessed by driveways from the rear alley.

(4) Parking location.

(a) Carports and garages shall be located at the rear of the lot.

1. Garages may be attached to or detached from dwellings.

(b) Parking lots shall be oriented to the rear or the side of the lot.

(5) Physical requirements.

(a) Parking lots shall be visually screened from thoroughfares and civic spaces by a liner building or hedges between three and four feet in height and with openings no larger than necessary to allow for automobile and pedestrian access.

(b) Parking lots are not allowed between any building facade and a thoroughfare or a civic space.

(d) A minimum of one bicycle rack shall be provided within the private lot for every 20 vehicular parking spaces.

(6) Parking study. Owners and developers of any project may elect to commission a parking study, providing evidence of parking requirements that are above or below the standards of this section.

(Q) Landscaping. Unless otherwise noted below, all provisions of § 155.092 shall apply to those properties developed and redeveloped in accordance with this section:

(1) General.

(a) All landscape in the building frontage and the private lot shall consist of non-invasive species.

(b) All residential building frontages shall have one pedestrian path no wider than five feet that provides access to the principal pedestrian entrance.

1. Pedestrian paths may be paved in pervious materials.

(2) Dooryards.

(a) Trees and shrubs are required in the building frontage, if the frontage is paved.

(b) Trees and/or shrubs are required in the building frontage, if the frontage is landscaped.

(3) Shopfronts and galleries. Trees and shrubs are not required in the building frontage.

(R) Signage standards. Unless otherwise noted below, all provisions of § 155.090 shall apply to those properties developed and redeveloped in accordance with this section.

(1) Additional permitted signs. The following additional signs are permitted for first story commercial uses:

(a) Awnings may include signage in the form of text along the flap, no taller than six inches and text or graphics on the top, printed or applied to the awning material.

(b) One A-frame sign may be placed in front of each first story business not to exceed six square feet.

1. A-frame signs are not allowed to be placed within three feet of a thoroughfare curb.

(2) Prohibited signs. The following signs are not allowed:

(a) Any sign placed within the public rights-of-way, except for an A-frame sign.

(S) Architecture.

(1) General.

(a) The maximum length of a building facade for a single building or a single tenant space shall not exceed 100 feet.

(b) The exterior finish material on all building facades or a project shall be consistent around the project.

(c) The exterior finish material on all building facades or a project shall not exceed three, excluding balconies, bay windows, and any other building facade decorations.

(2) Building walls.

(a) The heavier of the wall materials shall only be below the lighter (e.g., stone below brick; brick below stucco; and stucco below cementitious fiber board or wood and metal). The transition in wall material shall run horizontally across the entire length of the building facade, except as provided below:

1. Building facade attachments may differ in material from the building volume, with the attachment being a lighter material with the exception of chimneys, which shall be a heavier material.

(b) All exposed exterior wood shall be painted or stained.

(3) Roofs.

(a) Principal roofs, where sloped, shall be a symmetrical gable or a symmetrical hip angled no less than 6:12, and shall be clad in asphalt shingle, slate, or terra cotta tile.

1. Synthetic materials are also allowed provided they have the appearance of the materials noted above.

(b) Principal roofs, where low-slope (i.e., flat), shall be surrounded by a horizontal parapet wall no less than 42 inches high where the roof deck meets the parapet wall.

(4) Openings.

(a) Openings for doors and windows shall be rectangular and with a rectangular orientation and proportion, except for shopfront display windows and transom windows.

(b) Openings for doors and windows shall be recessed a minimum of three inches in building facades with exterior finish material of brick, stone, and stucco along thoroughfares and civic spaces; flush-mounted windows are not allowed along thoroughfares and civic spaces.

(c) Openings for doors and windows shall be evenly spaced along building facades along thoroughfares and civic spaces in order to create a harmonious architectural composition.

1. All row house building facades at the front lot line shall provide openings for doors and windows for no less than 15% and for no more than 35% of the total building wall area.

(d) Openings for doors and windows above the first story fronting a thoroughfare or a civic space shall generally align with those on the first story below.

(e) Openings for doors and windows above the first story fronting a thoroughfare or a civic space shall not exceed 50% of the total building facade area, with each such building facade being calculated independently.

(f) Doors and windows that operate as sliders shall be prohibited along building facades fronting a thoroughfare, a civic space, or a cross-block passage. Doors and windows that operate as sliders at shopfronts for grocery stores only, may be approved by the Director of Planning for grocery stores.

(g) Door and window header heights shall be consistent along the building facade at the front lot line.

(h) Bay windows shall extend to the floor inside and to the ground outside, or be supported by visible brackets.

(i) All shutters shall be operable, and useable along the building facades fronting a thoroughfare or a civic space.

1. If non-operable, then the shutters shall be of proportion that is identical to an operable shutter for the window.

(5) Attachments.

(a) Stoops, including their exterior stairs and their landings, shall be of brick, cast stone, or stone and shall match the materials and the colors of the adjacent building facade.

(b) Balconies that encroach beyond a building facade at the front line, shall be structurally supported by brackets that are of an appropriate scale and size.

(d) Chimneys, where visible, shall be brick, cast stone, or stone.

(e) Chimneys shall extend to finished grade and have a projecting cap on top.

(6) Fences and walls.

(a) Fences and walls for front lot lines:

1. Fences shall be made of metal or wood; and fences may have brick or stone bases and columns.

2. Walls shall be made of brick or stone.

(b) Fences and walls in accordance with all the provisions existing in § 155.094 may be provided along the rear lot line and the side lot lines.

(7) Specific to shopfronts. Shopfronts shall be designed with the following elements:

(a) Shopfronts shall be distinguished from the upper stories with an identifiable break or a distinguishing expression line. This may include cornices, encroachments, and changes in glazing or exterior finish mterials.

(b) Shopfronts may be built of brick, concrete siding, stone, wood or custom metal work or steel frame.

(d) Shopfronts shall have a minimum 18-inch-high masonry kick plate or masonry bulkhead (e.g., brick, cast stone, stone, and stucco) along all thoroughfares and civic spaces.

(e) Shopfront kick plates or bulkheads shall not exceed 36 inches above the adjacent sidewalk.

(f) All kick plates and bulkheads shall be designed as an integral component of the overall shopfront.

(g) Shopfronts shall have display windows that are a minimum of 70% glass of the total building facade area as measured between two and 12 feet above average sidewalk elevation, which may include the glass area of the entry door or doors.

(h) Shopfronts shall have transom windows, that are between the shopfront display windows and the signage band, meeting the following standards:

1. Transom windows shall be at least two feet in height;

2. Ttransom windows shall have dividing muntins; and

3. Ttransom windows shall be free of signage.

(i) Shopfronts shall not have any windows with tint greater than 10%, or colored, mirrored, or reflective glass.

(j) Where appropriate, sliding or folding doors or roll-up windows that allow the activity of the business to open adjacent to, and onto the sidewalk, may be installed for restaurants and other food services and may replace shopfront display windows and bulkheads or kick plates.

(8) Specific to row houses. Row houses shall be designed and constructed as follows:

(a) All row houses shall have special detailing in order to enhance the distinctiveness of each unit. This may include changes in color, material, height, stoops, and railings.

(9) Specific to outbuildings. Outbuildings shall be designed and constructed as follows:

(a) All outbuildings shall match the wall and roof style, the colors, and the materials of the principal building.

(T) Screening standards.

(1) Roof top mechanical equipment shall be fully screened from all sides by either an opaque screen enclosure or, by building parapets, both of which shall be a minimum of 12 inches greater in height than the roof top equipment.

(2) Ground mounted equipment shall not be installed within 200 feet of any thoroughfare intersections. Where practicable, ground mounted equipment should be oriented to the rear or the side of lots. Ground mounted equipment located along a building frontage area shall be screened by either a screening structure or by landscaping, either of which shall be equal to or greater than the height of the equipment.

(a) All landscaping shall be at least three feet in height at the time of planting.

(3) Outdoor refuse/recycling collection receptacles shall not be located along any building frontage and shall be located towards the rear or the side of the lot. Outdoor refuse/recycling collection receptacles shall be located off a rear alley where available. All outdoor refuse/recycling receptacles shall be visually screened on three sides by opaque walls made of brick, cast stone, or stone, and at least six feet in height. Access doors into the outdoor refuse/recycling receptacle shall be constructed of opaque metal that matches the height of the wall. All walls and access doors shall screen the outdoor receptacle from view on all sides. Lids are required on all outdoor receptacles that are not in a roofed enclosure.

(4) Loading docks and service areas shall be visually screened, shall not be located along building frontages, and shall be located towards the rear of the lot.

(a) All developments and redevelopments with multiple buildings requiring loading docks and service areas shall be designed in a manner so that loading docks and service areas are located adjacent to each other in order to minimize visual impacts and noise impacts wherever possible.

(U) Civic space.

(1) General.

(a) All proposals for development and redevelopment shall assign at least 5% of the total lot area to civic space. Any part of a proposal for development or redevelopment located within 660 feet of an existing civic space, passive space, or other type of required open space shall be exempted from required civic space as set forth herein.

(b) All proposals for development and redevelopment shall select a civic space type as provided below:

1. A cross-block passage;

2. A courtyard;

3. A park; or

4. A plaza.

(c) Where any civic space abuts existing or planned pedestrian or bicycle trails, pedestrian and bicycle trails shall be continued through the civic space.

(d) At least 50% of the trees provided shall be canopy shade trees.

(e) All civic space shall include the minimum number of program elements, in addition to the requirement of canopy shade trees and outdoor seating, as specified in below:

1. A community garden;

2. A dog park;

3. A formal garden;

4. A meeting hall;

5. An open-air farmers market;

6. An outdoor dining area;

7. An outdoor food service area;

8. An outdoor performance space for concerts;

9. A playground; or

10. A water feature.

(2) Specific to cross-block passages.

(a) A cross-block passage shall be at least 12 feet in width.

(b) A cross-block passage shall provide opportunistic landscaping and planting and outdoor seating and gathering places.

(3) Specific to courtyards. A courtyard shall be at least 0.25 acres in size.

(4) Specific to parks.

(a) A park shall be at least 0.5 acres in size.

(b) A park shall front a thoroughfare on at least one side.

(5) Specific to plazas.

(a) A plaza shall be at least 0.625 acres in size.

(b) A plaza shall front a thoroughfare on at least one side.

(V) Additional regulations. For development and redevelopment proposals on properties that are greater than two acres in size, additional regulations shall be applied as follows:

(1) Thoroughfares.

(a) All thoroughfares shall terminate at other thoroughfares, and in intersections, forming a network.

1. Cul-de-sacs are not allowed.

(b) All new B-Thoroughfares shall provide a maximum pavement width of 28 feet.

(c) All thoroughfare networks shall define blocks, to be measured as the sum of all front lot lines, not exceeding 2000 feet.

(2) Blocks. Cross-block passages shall be a minimum of 12 feet wide, and they may be hardscaped or softscaped, and shall be well lit for security and comfort purposes.

(3) Civic space. All proposals for development and redevelopment on multiple lots shall provide civic space within 800 feet of every principal building.

(4) Required commercial. All proposals for development and redevelopment on multiple lots shall allocate at least 50% of the total floor area of a project to commercial use or commercial uses.

(W) Definitions. This division provides definitions for the terms in this section that are technical in nature, or that otherwise may not reflect a common usage of the term. If a term is not defined in this section, then the Director of Planning shall determine the correct definition.

A-FRAME SIGN. A portable sign not secured or attached to the ground or surface upon which it is located, typically constructed in such a manner as to form an "A" or tent-like shape, and primarily or exclusively intended to advertise to pedestrian traffic.

A-THOROUGHFARES. Cumulatively, those thoroughfares that by virtue of their pre-existing pedestrian-supportive qualities, or their future importance to pedestrian connectivity, are held to the highest standards prescribed by this section. (See B-THOROUGHFARES.)

ATTIC. The interior part of a building contained within a pitched roof structure.

AWNING. A fixed or a movable shading structure that is cantilevered or otherwise entirely supported from a building, that is used to protect outdoor spaces from the sun, the rain, and other natural conditions. AWNINGS are typically used to cover outdoor seating for restaurants and cafes.

B-THOROUGHFARES. Cumulatively, those thoroughfares that by virtue of their use, their location, and their absence of pre-existing pedestrian-supportive qualities, may meet a standard lower than that of A-Thoroughfares. (See A-THOROUGHFARES.)

BED AND BREAKFAST. An owner-occupied lodging establishment type, offering one to six bedrooms, permitted to serve breakfast in the mornings to guests.

BLADE SIGN. A type of sign made from rigid material mounted perpendicular to a building facade with one side either attached or supported by a device extending from a building facade.

BLOCK. The aggregate of all private lots, civic spaces, cross-block passages, and rear alleys, as circumscribed by thoroughfares.

BUILDING FACADE. The exterior wall of a building.

BUILDING FRONTAGE. The area that is located between a building facade and the right-of-way, and inclusive of its built and its planted components.

BUILDING SETBACK. The area of a lot measured from any lot line to a building facade and is maintained clear of permanent structures with the exception of encroachments.

BY-RIGHT. Characterizing either a proposal or a component of a proposal that complies with the standards of this section and is permitted and processed administratively without public hearing.

CIVIC SPACE. An outdoor area that is permanently dedicated for public use.

COMMERCIAL. The term collectively defining lodging, office, and retail use.

COMMUNITY GARDEN. A community garden is a single parcel of land gardened collectively by a group of people. COMMUNITY GARDENS may have individual or shared plots on either private land or public land while producing fruit, vegetables, and/or plants that are grown for their attractive appearance.

CORNER MARKET. A retail building purpose-built to primarily sell food, either fresh or preserved. A CORNER MARKET shall occupy no less than 2,000 square feet of total floor area, and shall occupy no more than 5,000 square feet of total floor area. At least 50% of the total floor area of a corner market shall be exclusively dedicated to the sale of fresh produce and other similar goods and items for preparation and for consumption at another location. A CORNER MARKET may or may not be disposed in proximity to a food service establishment or a mail center.

COTTAGE COURT. An assemblage of detached single-family dwellings that are arranged on a single lot or on adjacent lots, designed together for aesthetic purposes and enclosing a civic space or other outdoor gathering place for the cottage court. The minimum floor area for each detached single-family dwelling shall be 1,800 square feet. (Synonym: BUNGALOW COURT.)

COURTYARD. A type of civic space that is designed and equipped for recreation with both natural surfaces and shaded areas and is used for both passive and active activities.

CROSS-BLOCK PASSAGE. A publicly accessible way providing access through a block that is restricted to pedestrian use and limited vehicular access. (See Figure No. 7.)

DOORYARD BUILDING FRONTAGE. A type of building frontage with a shallow setback and a front garden or a patio, usually with a low wall or a hedge at the front lot line. (See Figure No. 1.)

DRIVEWAY. A vehicular lane within a lot, often leading to a garage.

ENCROACHMENT. Any structural element permitted to encroach into a building setback.

FLAT. A dwelling sharing a building and a lot with other units and uses.

FRONT BUILDING SETBACK. Is the distance from the front lot line to the point where a building may be constructed. This area must be maintained clear of permanent structures with the exception of encroachments.

FRONT LOT LINE. A lot line bordering a thoroughfare or a civic space.

GALLERY BUILDING FRONTAGE. A type of building frontage conventional for retail uses wherein the building facade is aligned close to the front lot line, with an attached cantilevered shed or a lightweight colonnade overlapping the sidewalk. (See Figure No. 4.)

GARAGE. A single story structure intended for housing a motor vehicle.

LINER BUILDING. A building that is specifically designed to mask a parking lot from the right-of-way.

LIVE-WORK. A mixed use building consisting of a commercial component and a residential component. The commercial component is restricted to the first story. It is intended to be occupied by a business operator who lives in the same building that contains the commercial activity.

LOADING DOCK. An area in which goods and/or products are moved on and off a vehicle, including the stall or berth, apron, and maneuvering room.

LOT COVERAGE. The percentage of a lot that is covered by buildings and other roofed structures.

LOT LINE. The boundary that legally and that geometrically demarcates a lot.

MANOR HOUSE. A residential building that is designed similarly to a large house or a villa, but contains up to six multi-family dwelling disposed above and beside each other, and sharing a common entry. The total floor area for a multi-family dwelling shall occupy no more than 1,200 square feet. (See Figure No. 8.)

MEETING HALL. A building available for gatherings, including conferences, and is associated with an important civic space.

MIXED-USE BUILDING. A building that is specifically designed for multiple uses on the same lot.

MOBILE FOOD VENDOR PARK. A site for permanent location of four or more mobile food vehicles. Such sites shall include required infrastructure and public seating for all vehicles serving in the park.

OPEN-AIR FARMERS MARKET. An occasional or a periodic market that is held in an open area or in a structure where groups of individual sellers offer for sale to the public items such as fresh produce; fresh flowers; seasonal fruits; arts and crafts; and food and beverages, but excluding second-hand goods, that are dispensed from booths located on-site.

OUTBUILDING. An accessory building, that is usually located toward the rear of the same lot as a principal building and that is no greater than 800 square feet in area.

PARK. A type of civic space which may be a natural preserve, and that may also be maintained as public property.

PLANTER. A landscaped element of the public rights-of-way that accommodates street trees, whether continuous or individual.

PLAZA. A type of civic space that is designed for civic purposes and commercial activities and generally paved and spatially defined by building frontages.

PRINCIPAL BUILDING. The main building on a lot.

PRINCIPAL PEDESTRIAN ENTRANCE. The main point of access for pedestrians into a principal building.

REAR ALLEY. An access easement, that is designated to be a secondary means of vehicular access to the rear or to the side of properties; a rear alley may connect to a vehicular driveway located to the rear of lots providing access to outbuildings, service areas, parking, and may contain utility easements.

RETAIL BUILDING. A building that is available for the sale of merchandise and food service.

ROW HOUSE. A single-family dwelling that shares a party wall with another of the same type and occupies the entire length of the front lot line.

SERVICE AREA. The portion of a property or building dedicated to service in the form of shipping and receiving, trash and recycling collection and storage, housing of mechanical equipment and outdoor storage areas.

SHOPFRONT BUILDING FRONTAGE. A type of first story building frontage that is most conventional for office uses and retail uses with substantial glazing (and an awning may or may not be provided) wherein the building facade is aligned close to the front lot line, with the building entrance at sidewalk grade. (See Figure No. 3.)

STOOP BUILDING FRONTAGE. A type of building frontage in which the building facade is aligned close to the front lot line, with the first story elevated from the sidewalk for privacy, with an exterior stair and landing at the entrance. (See Figure No. 2.)

STORY. A habitable level within a building, excluding an attic.

VETERINARY CLINIC. A clinic which is either maintained by or for the use of a licensed veterinarian in the diagnosis, the treatment, or the prevention of animal diseases.

FIGURE NO. 1

An example of a dooryard building frontage

FIGURE NO. 2

An example of a stoop building frontage

FIGURE NO. 3

An example of a shopfront building frontage

FIGURE NO. 4

An example of a gallery building frontage

FIGURE NO. 5

An example of an outdoor and serving area

FIGURE NO. 6

An example of a roll-up door and outdoor seating and outdoor serving

FIGURE NO. 7

An example of a cross-block passage

FIGURE NO. 8

An example of a manor house

FIGURE NO. 9

An example of building scale and architectural detailing

FIGURE NO. 10

An example of building scale and architectural detailing and streetscape design

FIGURE NO. 11

Example of public lighting for thoroughfare

FIGURE NO. 12

Example of public lighting for A-Thoroughfares

FIGURE NO. 13

Example of public lighting for B-Thoroughfares

(Ord. OR-2340-24, passed 1-8-24)

Front entry not proportional. Distracts Front entry is well defined and proportional from the rest of the house. Not to the house. Acceptable. Acceptable.

(3) Only specialty windows such as box windows or circular windows may be flush mounted to the exterior face of the building, all other windows are to be inset to create relief on the elevations.

(4) Facades shall avoid large expanses of uninterrupted, single exterior materials and must be broken up by changes in plane, window placement, window trim, or color changes.

Large expanse with only one window and Large expanse with articulated features, no material changes, projections or windows and material changes. Acceptable. articulation. Not Acceptable.

(5) Gutters, if provided, shall be copper, galvanized steel, aluminum or painted if exposed to the street.

Shutters are not proportionally sized Shutters are sized proportionally to to windows. Not Acceptable. windows. Acceptable.

(6) All asphalt roof shingles shall be laminated architectural shingles with a three dimensional appearance and warranted for at least 30 years.

(7) A minimum roof pitch of 8:12 (inches of rise per inches of run) from side to side shall apply to the predominant roof, except a tile or slate roof may have a minimum roof pitch of 5:12 (inches of rise per inches of run) from side to side. A variety of roof pitches may be incorporated into the roof design provided that the predominant roof meets the minimum roof pitch requirement.

(8) In order to encourage variety, the exterior facades of houses on a continuous block shall vary within every ten houses. When a house is constructed, the same combination of brick, stone, masonry-like materials and paint shall not be used on other houses within five lots on either side of that house. The rear facade of a house on a lot that backs up to a street with four or more lanes as shown in the thoroughfare plan shall vary in design and construction materials from the rear facade of other houses within three lots on either side of that house that also back up to the same street.

(9) Design between garage and house shall use same or complementary colors and materials.

(10) Other quality products are encouraged, including but not limited to: tile, slate or metal roofs suited to the architecture of the house; decorative columns and railings; wood garage doors; insulated garage doors varied patterns, style and type of materials; and architectural details such as tile work, wood trim, and moldings; or accent materials integrated into the facade.

(11) All exposed wood accents or wooden garage doors shall be stained, sealed or painted for protection and regularly maintained.

(12) In order to encourage variety, for developments with 100 lots or more, there shall be at least six housing products provided for every 100 houses in a development. To be classified as a housing product, a housing product shall have at least three of the following characteristics which clearly and obviously distinguish it from other housing products:

(a) Different room layout and size of house;

(b) Exterior materials;

(d) Garage placement; and

(e) Placement of the foot print on the lot and/or building face.

(13) In order to expedite individual permit approval, a builder is required to submit plans or drawings showing floor plans, elevations or other design elements of each housing product and have them pre-approved for compliance with the above requirement.

(14) In order to encourage variety, for developments with 30 lots or more, driveway orientations shall vary throughout the development. A minimum of 20% of all lots shall contain a J-Swing or side entry orientation. Additional lot widths shall be provided to accommodate this configuration.

(15) For developments with 100 lots or more, a maximum of 10% of the residential lots may be reduced to the size allowed in the next lower zoning district from the current zoning of the development as shown in the table below:

Base zoning district:	10% of the lots may be:
SF-12/22 or PR	SF-9.6/20
SF-9.6/20	SF-8.4/18
SF-8.4/18	SF-7.5/18

The reduced size lots must comply with the minimum lot area, minimum lot depth, minimum lot width, and minimum setbacks of the lower zoning district that they are designated. The minimum floor area of houses on reduced sized lots shall be the same as the minimum floor area required for the base zoning district.

The location of the reduced size lots must be shown on the preliminary plat of a qualified development to be dispersed throughout the development such that they are not concentrated in any particular phase, block or area of the development. In a development with three or more blocks, there shall be no more than of the total allowable reduced size lots within each block. To ensure that the reduced size lots are dispersed according to the provisions of this division, the Director of Planning must approve the design and location of the lots before the preliminary plat of the development is presented to the Planning and Zoning Commission for approval.

(16) Front porches that are fully covered and have a minimum depth of seven feet may encroach a maximum distance of ten feet into the minimum front yard setback in any SF or 2F district.

(17) The minimum front yard setback for 25% of the lots in a development may be decreased to 20 feet provided that no front entry garage shall be located within 25 feet of the front property line.

(18) To enhance the quality of life of residents and aesthetics, all developments with interior streets shall have an enhanced entryway. At the time of preliminary plat, a developer shall submit an enhanced entryway plan that will include at least five of the following features:

(a) Boulevard section with median;

(b) Enhanced pavers or stained concrete;

(c) Decorative street lighting at the enhanced entryway which conforms to the city's standards with Oncor Electric Services or other utility providers;

(d) Enhanced architectural features;

(e) Enhanced fencing and landscaping features; and

(f) Use slip roads adjacent to arterials to front some homes on open space, where applicable.

To ensure that the entryway meets the intent of this division, the Director of Planning must approve the design of the proposed enhanced entryway before the preliminary plat of the development is presented to the Planning and Zoning Commission for approval.

(19) Every development is encouraged to incorporate designs with the following concepts:

(a) Single loaded streets adjacent to public parks and/or open space;

(b) Curvilinear streets in developments over 50 acres;

(d) Shorten block lengths to approximately 900 feet to distribute traffic and shorten pedestrian trips;

(e) Allow connectivity to adjacent neighborhoods and open space;

(f) Allow pedestrian proximity to neighborhood services/commercial development;

(g) Incorporate drainage features into open space; and

(h) Limit lot frontage on higher volume collectors.

(20) To enhance the quality of life of residents, for developments with 250 lots or more, one recreation facility shall be provided for every 250 lots. To be classified as a recreation facility, a recreation facility shall have at least one of the following amenities:

(a) Swimming pool;

(b) Pond equipped with an aerator;

(d) Playground;

(e) Open game fields;

(f) Common green areas or open space;

(g) Lighted courts for activities such as volleyball, basketball, tennis, shuffleboard, racquet ball, croquet; or

(h) Other amenities approved by the Director of Planning that meet the intent of this division.

To ensure that the recreation facility meets the intent of this division, the Director of Planning must approve the design and location of the proposed recreation facility before the preliminary plat of the development is presented to the Planning and Zoning Commission for approval.

(21) Every neighborhood with common open space, private park land, landscaping, common walls and fencing shall have a mandatory Home Owners Association (HOA) to maintain those improvements.

(22) Connections to the Master Trail System shall be provided in accordance with the Parks and Recreation Master Plan, where possible.

(23) All lawns and landscaping shall be irrigated in accordance with § 155.092.

(24) The Director of Planning is authorized to interpret and apply the forgoing provisions to ensure conformance with the purposes intended by the City Council. The decision of the Director of Planning shall be final unless an appeal of the decision is made to the City Council. Such appeal shall be submitted within ten days after the decision has been rendered by the Director of Planning by filing a Notice of Appeal in the office of the Director of Planning, setting forth in clear and concise fashion the basis for the appeal. The City Council shall consider the appeal at a regular meeting and may affirm, modify, or reverse the decision of the Director of Planning.

(25) Deviation from the above requirements may be accomplished only through Planned Development zoning.

(E) Architectural attributes for non-residential development in the OP, C-1 through C-3 Districts and all non-residential districts within the Freeway Overlay District.

(1) Architectural attributes are intended to address the visual impact of long uninterrupted walls or rooflines by providing a minimum amount of variations according to the size of the structure.

(2) Where terms are not defined, they shall have their ordinary accepted meanings within the context with which they are used.

(3) All non-residential buildings shall be architecturally finished on all four sides with the same materials, detailing (e.g. tiles, awnings, moldings, cornices, etc.) and features (e.g. windows, openings, columns, towers, arches, etc.).

(4) All non-residential buildings with facades greater than 100 feet in length shall incorporate wall plane projections or recesses that are at least four feet deep. Projections/recesses must be at least four feet in length. No uninterrupted length of facade may exceed 50 feet in length.

(5) All non-residential buildings with flat roof planes greater than 100 feet in length shall incorporate variations in the height of the roof plane that differ by at least two feet in height. Variations to flat roof planes may include pilasters and projected or raised entry features. No uninterrupted length of any flat roof plane may exceed 50 feet in length.

(6) All non-residential building facades shall include a repeating pattern of elements such as material module change, colors or textures. At least one of these elements shall repeat horizontally.

(7) All non-residential buildings shall be designed to include no less than four of the architectural elements from the list below. Buildings over 20,000 square feet must include a minimum of six of the architectural elements listed below.

(a) Canopies, awnings, arcades, covered walkways or porticoes;

(b) Recesses/projections, columns, pilasters projecting from the plane;

(d) Articulated cornice line;

(e) Arches;

(f) Display windows, faux windows or decorative windows;

(g) Architectural details (such as tile work and molding) or accent materials integrated into the building facade;

(h) Integrated planters or wing walls that incorporate landscaping and sitting areas or outdoor patios;

(i) Offsets, reveals or projecting ribs used to express architectural or structural bays; or

(j) Other architectural features approved by the Director of Planning.

(8) Existing structures that were lawful before September 14, 2004, but which do not conform to the regulations of this chapter after its passage, shall be lawful non-conforming buildings or structures.

(9) All new structures or expansion of existing structures shall comply with the requirements in this section. Any repair or alteration that involves more than 50% of the exterior surfaces of an existing structure shall comply with the requirements in this section.

(10) Deviation from the above requirements may be accomplished only through Planned Development zoning.

(F) Underground utilities.

(1) Definitions.

(a) Transmission line. Electrical lines operated at voltages of 60,000 volts or higher that bring power from a generating plant to an electrical sub-station.

(b) Feeder line. An electrical line that emanates from an electrical sub-station or hub to distribute power throughout an area.

(c) Lateral line. An electrical line that emanates from a feeder line, typically through a sectionalizing device like a fuse or a disconnect, to distribute power to smaller areas of electric consumers; such line can be either single or three phase.

(d) Secondary service line. An electrical line which, through a transformer, connects a lateral line to a customer's electrical service entrance.

(2) After November 24, 2003, for all developments in the OP, C-1, C-2 and C-3 zoning districts, for developments on property within the Freeway Overlay District, and for churches, schools and public facilities in PR or residential zoning districts, all utility lines shall be placed underground except for transmission lines and feeder lines. All electrical, gas, cable television and telephone support equipment shall be installed on the ground or placed underground. This requirement shall not apply to the following:

(a) Utility lines or support equipment installed before November 25, 2003; or

(b) Any support equipment belonging to the city, the Mansfield Independent School District or any state agency for the regulation of traffic, street lighting, or any other public safety purpose.

(3) The cost of installing these utilities underground shall be the responsibility of the property owner or developer who is seeking utility service for their property. The utility company providing the utility service shall advise the customer of the nearest connection point and the perspective customer shall be responsible for the cost of bringing the utility service to the point of connection on the utility system designated by the utility company. A property owner or developer requesting utility service shall not be entitled to pro rata reimbursement from subsequent customers who might tie on to a lateral line or secondary service line.

(4) The provisions of this section shall not be construed to require the City of Mansfield or the utility company to bear the additional cost of placing utilities underground.

(5) The provisions of this section are not intended to alter the intent of the electrical franchise agreement.

(6) Nothing contained within this subsection shall be construed to require that any existing overhead facility be placed underground or to prohibit the upgrading, reconstruction or reconductoring of any existing overhead facilities with overhead facilities.

(7) Any property owner, developer or utility company who believes that the imposition of this underground utility construction requirement causes a unique and unreasonable hardship shall have the right to apply for a waiver to the requirement on a case by case basis. The applicant shall submit a written request to the City Council via the City Secretary's office. The request must provide the following information:

(a) A description of the property, land use and/or utility improvements for which a waiver to the requirement is sought.

(b) An explanation as to why the application of the underground utility regulation is unreasonable as applied to the applicant's property or situation.

(d) The City Secretary's office shall place the request for a waiver on the agenda of the City Council for consideration at a public meeting. The applicant shall receive written notice of the date of the proposed hearing on the waiver request. The city staff shall not be required to provide written notice of the waiver request to any other individual or entity. On the date that the item is set for hearing, the City Council shall conduct a public hearing on the waiver request giving any individual who desires to present information or evidence to the City Council on the appropriateness or inappropriateness of the wavier, the opportunity to appear before the City Council and present such information. At the conclusion of the hearing, the City Council by majority vote, may approve a waiver of the underground utility construction requirement on all or part of the proposed utility improvements or may deny the request for a waiver.

(G) Security gates and shutters. Solid metal security gates and solid roll-down shutters shall not be permitted in the OP, C-1, C-2, C-3, D, FR, PD, and S Districts. Interior link or grill security devices may be permitted if they can be completely enclosed or hidden from view when not in use and shall be subject to review and approval by the Director of Planning.

(Ord. 671, passed 4-15-86; Am. Ord. OR-2223-21, passed 10-11-21; Am. Ord. OR-2387-24, passed 10-14-24)