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North Richland Hills
City Zoning Code

ARTICLE IV

DISTRICTS

§ 118-271 Classifications.

The city is hereby divided into 19 base districts, one special purpose district, and three overlay districts as described in divisions 12, 13 and 14 of this article. The base districts, special purpose district, and overlay districts described herein shall be known as:
(1) 
Base districts.
Abbreviated Designation
Zoning District Name
AG
Agricultural
R-1
Single-family residential
R-2
Single-family residential
R-3
Single-family residential
R-4-D
Duplex residential
RE-1
Residential estate
RE-2
Residential estate
R-6-T
Townhome residential
R-8
Detached zero lot line residential
MH-1
Manufactured home
R-7-MF
Multifamily residential
O-1
Office
LR
Local retail
C-1
Commercial
C-2
Commercial
OC
Outdoor commercial
I-1
Light industrial
I-2
Medium industrial
U
Schools, churches and institutional
TC
Town center
(2) 
Special purpose districts.
Abbreviated Designation
Zoning District Name
PD
Planned development
(3) 
Overlay districts.
Abbreviated Designation
Overlay District Name
FPOD
Flood Plain (see Code §102-31 et seq.)
DUOD
Dwelling Unit Size
MCOZ
Mid-Cities Overlay Zones
(Ordinance 1874, art. 3, § 300, adopted 3/22/1993; Ordinance 2274, adopted 3/23/1998; Ordinance 2350, § 1(Ex. B), adopted 12/21/1998; Ordinance 2599, Ex. B, adopted 2/11/2002; Ordinance 3247, § 2, adopted 6/10/2013; Ordinance 3837, § 1, adopted 1/22/2024)

§ 118-291 Purpose.

This AG agricultural district is intended to preserve lands best suited for agricultural use from encroachment of incompatible uses, and to preserve in agricultural use, land suited to eventual development into other uses pending proper timing for practical economical provisions of utilities, major streets, schools and other facilities so that reasonable development will occur.
(Ordinance 1874, art. 4, § 400(A), adopted 3/22/1993; Ordinance 2430, § 1, adopted 11/22/1999)

§ 118-292 Permitted uses.

Uses permitted within the AG district are provided in division 3 of article V of this chapter, table of permitted uses.
(Ordinance 1874, art. 4, § 400(B), adopted 3/22/1993; Ordinance 2430, § 1, adopted 11/22/1999)

§ 118-293 Lot and area requirements.

The following lot and area requirements shall be required of all development located within the AG district:
 
Description
AG
1.
Minimum lot area
2 acres
2.
Minimum lot width
None
3.
Minimum lot depth
None
4.
Maximum accessory building size
500 square feet, building exceeding 500 square feet must obtain a special use permit; however the total square feet of all accessory buildings may not exceed 5 percent of the lot area.
5.
Minimum front building line
25 feet
6.
Minimum side building line
10 feet, both sides to have a combined width of not less than 20 percent of the lot width.
7.
Minimum rear building line
10 feet
8.
Maximum structure height
38 feet
9.
Rear yard open space area
A minimum of 20 percent of the total lot area shall be reserved as an open space in the rear portion of every yard. The open space shall extend from one side property line to another side property line, abutting the rear property line, and not protruding beyond the two most extreme corners of the accessory structure.
(Ordinance 1874, art. 4, § 400(C), adopted 3/22/1993; Ordinance 2430, § 1, adopted 11/22/1999; Ordinance 2895, § 3, adopted 7/24/2006)

§ 118-294 General conditions.

The following general conditions shall be required of all development located within the AG district:
(1) 
Fences.
See article VIII of this chapter, screening and fencing regulations.
(2) 
Parking.
Off-street parking spaces shall be provided on every lot to accommodate four cars for each dwelling unit. At least two of such spaces shall be covered. No supporting member of any garage, carport, or other automobile structure shall be located within the required front building line. See article VII of this chapter, parking and loading regulations.
(3) 
Accessory buildings.
See article V of this chapter, supplementary district regulations for accessory building regulations. In addition, the location of stables and/or other accessory buildings associated with the keeping of livestock shall also be subject to the provisions of chapter 14 of this Code.
(4) 
Customary home occupations.
See article V of this chapter, supplementary district regulations.
(5) 
Garage entry requirement.
There is no garage entry requirement.
(6) 
Masonry requirement.
See article V of this chapter, supplementary district regulations.
(7) 
Landscaping requirement.
There is no landscaping requirement.
(8) 
Changing AG zoning designation.
Property, once changed from AG zoning to any other zoning district, shall not be changed back to AG zoning for any reason. Also property already zoned other than AG cannot be rezoned back to AG for any reason.
(9) 
Subdivision of AG zoning districts.
Property zoned AG cannot be subdivided and developed for any other purpose than strictly agriculture use without an approved zoning change.
(Ordinance 1874, art. 4, § 400(D), adopted 3/22/1993; Ordinance 2430, § 1, adopted 11/22/1999)

§ 118-311 Purpose.

(a) 
R-1 single-family residential district.
The R-1 district is intended to provide areas for very low density development of single-family detached dwelling units which are constructed at an approximate density of 2.9 units per acre.
(b) 
R-2 single-family residential district.
The R-2 district is intended to provide areas for low density development of single-family detached dwelling units which are constructed at an approximate density of 4.0 units per acre.
(c) 
R-3 single-family district.
The R-3 district is intended to be a transitional zone between developments of lower and higher densities or between lower density residential and nonresidential areas and to provide areas for moderate density development of single-family detached dwelling units which are constructed at an approximate density of 4.8 units per acre.
(d) 
RE-1 district.
The RE-1 residential estate district is intended to provide areas for very low density development of single-family detached dwelling units which are constructed at an approximate density of one unit per acre in a quasi-rural setting. The RE-1 district is specifically planned to allow for the keeping of livestock in a residential setting.
(e) 
RE-2 district.
The RE-2 residential estate district is intended to provide areas for very low density development of single-family detached dwelling units which are constructed at an approximate density of less than two units per acre. The RE-2 district is primarily intended for areas identified in the Vision2030 Land Use Plan as Residential Estate.
(Ordinance 1874, art. 4, § 410(A), adopted 3/22/1993; Ordinance 3837, § 3, adopted 1/22/2024)

§ 118-312 Permitted uses.

Uses permitted within the R-1, R-2, R-3, RE-1, and RE-2 districts are provided in division 3 of article V of this chapter, table of permitted uses.
(Ordinance 1874, art. 4, § 410(B), adopted 3/22/1993; Ordinance 3837, § 4, adopted 1/22/2024)

§ 118-313 Lot and area requirements.

The following lot and area requirements shall be required within the R-1, R-2, R-3, RE-1, and RE-2 districts:
Table 4-1
Lot and Area Requirements
Description
R-1
R-2
R-3
RE-1
RE-2
Platted prior to
1/1/1998
Platted after
1/1/1998
Platted prior to
1/1/1998
Platted after
1/1/1998
Platted or zoned prior to
8/12/2002
Platted or zoned after
8/12/2002
Platted prior to
1/1/1998
Platted after
1/1/1998
1.
Min. Lot Area
13,000 s.f.
13,000 s.f.
9,000 s.f.
9,000 s.f.
7,500 s.f.
7,700 s.f.
1 acre
1 acre
20,000 s.f.
2.
Min. Lot Width1
 
 
 
 
 
 
 
 
 
 
a. Interior Lots
85 ft.
85 ft.
70 ft.
72.5 ft.
65 ft.
70 ft.
85 ft.
85 ft.
85 ft
 
b. Corner Lot
85 ft.
85 ft.
80 ft.
80 ft.
75 ft.
75 ft.
85 ft.
85 ft.
85 ft.
3.
Min. Lot Depth
120 ft.
120 ft.
110 ft.
110 ft.
100 ft.
110 ft.
120 ft.
120 ft.
120 ft.
4.
Min. Dwelling Unit Size 2
2,000 s.f.
2,300 s.f.
1,800 s.f.
2,000 s.f.
1,600 s.f.
1,800 s.f.
2,000 s.f.
2,300 s.f.
2,000 s.f.
5.
Min. Front Building Line
25 ft.
25 ft.
25 ft.
20 ft.
20 ft.
20 ft.
25 ft.
25 ft.
25 ft.
6.
Min. Side Building Line
10 ft. and 6 ft. 3
10 ft. and 6 ft. 3
10 ft. and 6 ft. 3
10 ft. and 6 ft. 3
6 ft. 4
6 ft. 4
10 ft. and 6 ft. 3
10 ft. and 6 ft. 3
10 ft. and 6 ft. 3
7.
Min. Rear Building Line
10 ft.
10 ft.
10 ft.
10 ft.
10 ft.
10 ft.
10 ft.
10 ft.
10 ft.
8.
Max. Structure Height5
38 ft.
38 ft.
38 ft.
38 ft.
38 ft.
38 ft.
38 ft.
38 ft.
38 ft.
9.
Rear Yard Open Space Area
20 percent of Lot Area
20 percent of Lot Area
20 percent of Lot Area
20 percent of Lot Area
20 percent of Lot Area
20 percent of Lot Area
20 percent of Lot Area
20 percent of Lot Area
20 percent of Lot Area
Notes:
1
See section 118-591, for lot width of irregular or cul-de-sac lots.
2
See divisions 13 of article IV of this chapter for dwelling unit size overlay district.
3
Except for corner lots, which shall have 20 feet on the side yard adjacent to a side street and not less than six feet on the other side. Subdivision submitted for approval prior to January 1, 1990, shall have six-foot side yards, except for corner lots which shall have 20 feet on the street side and not less than six feet on the other side.
4
Except corner lots adjacent to a side street shall be at least 20 feet on the street side and not less than six feet on the other side.
5
Fifty-foot maximum height on lots one acre or larger provided side and rear yards are a minimum of 20 feet.
(Ordinance 1874, art. 4, § 410(C), adopted 3/22/1993; Ordinance 2895, § 4, adopted 7/24/2006; Ordinance 3837, §§ 5, 6, adopted 1/22/2024)

§ 118-314 General conditions.

The following general conditions shall be required of all development located within the R-1, R-2, R-3, RE-1, and RE-2 districts:
(1) 
Fences in R-1, R-2, R-3, RE-1, and RE-2 districts: See article VIII, screening and fencing.
(2) 
Parking in R-1, R-2, R-3 districts, RE-1, and RE-2: Off-street parking space shall be provided on the lots to accommodate four cars for each dwelling unit. At least two of such spaces shall be covered; however, no supporting member of any garage, carport or other automobile storage structure shall be located within the required front building line. See article VII, parking and loading regulations.
(3) 
Accessory buildings in R-1, R-2, R-3, RE-1, and RE-2 districts: See article V, supplementary district regulations. In addition, in the RE-1 district the location of stables and/or other accessory buildings associated with the keeping of livestock shall also be subject to the provisions of chapter 14 of this Code.
(4) 
Customary home occupations in R-1, R-2, R-3, RE-1, and RE-2 districts: See article V, supplementary district regulations.
(5) 
Garage entry requirements:
a. 
R-1, R-2, RE-1, and RE-2 districts: Within every subdivision in which the subdivision plat is submitted for approval after January 1, 1990, only front entry garages, set back 30 feet off the building line, side entry, and rear entry will be allowed.
b. 
R-3 districts: Within every subdivision in which the subdivision plat is submitted for approval after August 12, 2002, only front entry garages, set back 30 feet off the building line, side entry with no garages more than ten feet in front of the occupied building front, and rear entry will be allowed. All properties zoned R-3 prior to August 12, 2002, are exempt from the above requirements.
c. 
R-1, R-2, R-3, RE-1, and RE-2 districts: For residences with at least 2,500 square feet of air-conditioned space and three garages, one of such garages may be a front entry garage located at least 20 feet behind the front building line.
(6) 
Garage entry distance: Minimum distance between a side or rear property line and a garage entry shall be 22 feet.
(7) 
Masonry requirement: See article V, supplementary district regulations.
(8) 
Landscaping requirement: See separate landscape regulations in article III, chapter 114 of this Code.
(Ordinance 1874, art. 4, § 410(D), adopted 3/22/1993; Ordinance 3160, § 1, adopted 12/12/2011; Ordinance 3837, § 7, adopted 1/22/2024)

§ 118-331 Purpose.

(a) 
R-4-D district.
The R-4-D duplex residential district is intended to provide areas for moderately high density development of duplex dwellings which are constructed at an approximate density of 9.9 units per acre.
(b) 
R-6-T district.
The R-6-T townhome residential district is intended to provide areas for medium high density development of single-family attached dwelling units which are constructed at an approximate density of 11.6 units per acre.
(c) 
R-8 district.
The R-8 zero lot line single-family residential district is intended to provide areas for moderately high density development of single-family detached dwelling units which are constructed at an approximate density of 8.7 units per acre. Furthermore, it is the policy of the city that applications to rezone properties to the R-8 district will not be accepted after June 22, 1992.
(Ordinance 1874, art. 4, § 420(A), adopted 3/22/1993; Ordinance 3837, § 9, adopted 1/22/2024)

§ 118-332 Permitted uses.

Uses permitted within these R-4-D, R-6-T and R-8 districts are provided in division 3 of article V of this chapter, table of permitted uses.
(Ordinance 1874, art. 4, § 420(B), adopted 3/22/1993; Ordinance 3837, § 10, adopted 1/22/2024)

§ 118-333 Lot and area requirements.

The following lot and area requirements shall be required of all development located within R-4-D, R-6-T and R-8 districts:
Table 4-2
Lot and Area Requirements
Description
R-4-D
R-6-T
R-8
1.
Minimum Area of district
1 acre 1
4 acres 1
1 acre 1
2.
Minimum Street Frontage
50 ft.
100 ft.
50 ft.
3.
Minimum Lot Area
3,500 s.f. 3
3,000 s.f.
4,000 s.f.
4.
Minimum Lot Width 4
35 ft. 3
30 ft.
40 ft.
5.
Minimum Lot Depth
100 ft.
none
100 ft.
6.
Minimum Dwelling Unit Size
1,200 s.f. 5
2,000 s.f. 5
1,200 s.f. 5
7.
Minimum Front Building Line
20 ft.
15 ft.
20 ft.
8.
Minimum Side Building Line
6 ft. 6
none 2&8
6 ft. and 0 ft. 9
9.
Minimum Rear Building Line
10 ft.
10 ft.
10 ft.
10.
Rear Yard Open Space Area
20 percent of Lot Area
20 percent of Lot Area
20 percent of Lot Area
11.
Maximum Height
38 ft.
38 ft.
38 ft.
12.
Maximum Lot Coverage
N/A
60 percent
N/A
Notes:
1
Except where a parcel is contiguous with like zoning, the minimum area shall be approved by the planning and zoning commission and city council.
2
Fifteen-foot side yard where side yard abuts a residential zoning district.
3
Per dwelling unit.
4
See section 118-591, for lot widths of irregular and /or cul-de-sac lots.
5
See divisions 13 of article IV of this chapter for dwelling unit size overlay district.
6
Except for corner lots, which shall have 20 feet on the side yard adjacent to a side street and not less than six feet on the other side of the lot.
7
Lots which have structures exceeding 38 feet in height are required to have a minimum of 20 feet on both side yards.
8
Except for corner lots, which shall have 15 feet on the side yard adjacent to a side street and not less than six feet on the other side of the lot.
9
Lots shall have one side yard of a minimum of six feet. The side building line of corner lots on the side street frontage shall be at least 20 feet.
(Ordinance 1874, art. 4, § 420(C), adopted 3/22/1993; Ordinance 2895, § 5, adopted 7/24/2006; Ordinance 3837, § 11, adopted 1/22/2024)

§ 118-334 General conditions.

The following general conditions shall be required of all development located within the R-4-D, R-6-T, and R-8 districts:
(1) 
Fences.
See article VIII, screening and fencing regulations.
(2) 
Accessory buildings.
a. 
R-4-D and R-6-T and R-8 districts.
See article V, supplementary district regulations for accessory building regulations.
(3) 
Parking.
a. 
R-4-D, R-6-T, and R-8 districts.
Off-street parking space shall be provided on every lot to accommodate two cars for each dwelling unit. At least one such space shall be covered; however, no supporting member of any garage, carport or other automobile storage structure shall be located within the required front building line. See article VII, parking and loading regulations.
(4) 
Customary home occupations (R-4-D, R-6-T, and R-8 districts).
See article V, supplementary district regulations.
(5) 
Garage entry requirement.
a. 
R-4-D district.
Within every subdivision for which a plat is submitted for approval after July 1, 2003, only side or rear entry garages shall be allowed.
b. 
R-6-T and R-8 Districts.
None.
(6) 
Garage entry distances.
a. 
Minimum distance.
The minimum distance between a side or rear property line and a garage entry shall be 20.5 feet.
(7) 
Masonry requirement.
See article V, supplementary district regulations for residential masonry regulations.
(8) 
Landscaping requirement.
See separate landscape regulations in article III of chapter 114 of this Code.
(Ordinance 1874, art. 4, § 420(D), adopted 3/22/1993; Ordinance 2210, §§ 2—4, adopted 8/25/1997; Ordinance 2713, § 1, adopted 8/28/2003; Ordinance 3837, § 12, adopted 1/22/2024)

§ 118-335 Zoning request submission requirement.

R-6-T district zoning requests must include as a minimum proposed front elevation of buildings, a site plan showing proposed sizes for each lot, building lines for each lot, parking for each lot, access to public streets, proposed areas for refuse containers and a survey of the tract. The survey shall not be more than one year old.
(Ordinance 1874, art. 4, § 420(E), adopted 3/22/1993; Ordinance 2210, §§ 2—4, adopted 8/25/1997)

§ 118-351 Purpose.

MH-1 HUD Code manufactured home district is intended to provide areas for moderately high density development of HUD Code manufactured homes which are constructed to a standard recognized by the Texas Manufactured Housing Standards Act (Vernon's Ann. Civ. St. art. 5221f) at an approximate density of 5.4 units per acre.
(Ordinance 1874, art. 4, § 425(A), adopted 3/22/1993)

§ 118-352 Permitted uses.

Uses permitted within the MH-1 district are provided in division 3 of article V of this chapter, table of permitted uses.
(Ordinance 1874, art. 4, § 425(B), adopted 3/22/1993)

§ 118-353 Lot and area requirements.

The following lot and area requirements shall be required of all development located within the MH-1 district.
Table 4-3
Lot and Area Requirements
Description
MH-1
1.
Minimum area of district
4 acres
2.
Minimum lot area
6,000 s.f.
3.
Minimum lot width
60 ft.
4.
Minimum lot depth
90 ft.
5.
Minimum dwelling unit size
1,300 s.f.
6.
Minimum front building line
20 ft.
7.
Minimum side building line
10 ft. and 6 ft.
8.
Minimum rear building line
10 ft.
9.
Maximum structure height
18 ft.
10.
Rear yard open space area
20 percent of lot area
(Ordinance 1874, art. 4, § 425(C), adopted 3/22/1993)

§ 118-354 (Reserved) [1]

[1]
Editor's note — Former § 118-354, which pertained to site plan and derived from Ordinance 1874, adopted 3/22/1993, was repealed by Ordinance 2910, 11/13/2006.

§ 118-355 General conditions.

The following general conditions shall be required of all development located within the MH-1 district:
(1) 
Fences.
See article VIII, screening and fencing regulations.
(2) 
Parking.
See article VII, parking and loading requirements.
(3) 
Accessory buildings.
See article V, supplementary district regulations for accessory building regulations.
(4) 
Customary home occupations.
See article V, supplementary district regulations, for customary home occupation regulations.
(5) 
Garage entry requirement.
There are no garage entry requirements for MH-1 districts.
(6) 
Masonry requirement.
There are no masonry requirements for MH-1 districts.
(7) 
Skirting.
Each HUD Code manufactured home shall be skirted before occupancy is authorized by the building official. Skirting shall not be wooden or galvanized corrugated metal. Skirting material must be painted or of a masonry surface.
(8) 
Towing devices.
All towing devices, such as tongues, shall be screened from view.
(9) 
Landscaping requirement.
There are no landscaping requirements for an individual lot. A development containing two or more HUD Code manufactured homes shall comply with the landscaping requirements contained in the separate landscaping regulations in article III, chapter 114 of this Code.
(10) 
Porches and decks.
Uncovered porches, steps, and decks no larger than 30 square feet may encroach a maximum of five feet into the front building line.
(11) 
Foundation.
Each HUD Code manufactured home shall be installed according the Texas Manufactured Housing Code and the manufacturer's specifications.
(12) 
Additional requirements.
a. 
A HUD Code manufactured home design and construction will comply with the construction and safety standards published by the Department of Housing and Urban Development pursuant to the requirements of the National Mobile Home and Safety Standards Act of 1974 and the Texas Manufactured Housing Code.
b. 
Mobile homes shall not be permitted in the MH-1 district.
c. 
Data and information plate: A data and information plate as required by state regulations shall be affixed to the structure or its components prior to assembly on site.
(Ordinance 1874, art. 4, § 425(E), adopted 3/22/1993; Ordinance 2274, § 3, adopted 3/23/1998)

§ 118-371 Purpose.

The R-7-MF multifamily residential district is intended to provide areas for high density development of apartment type attached dwelling units.
(Ordinance 1874, art. 4, § 430(A), adopted 3/22/1993)

§ 118-372 Permitted uses.

Uses permitted within the R-7-MF district are provided in division 3 of article V, table of permitted uses.
(Ordinance 1874, art. 4, § 430(B), adopted 3/22/1993)

§ 118-373 Lot and area requirements.

The following lot and area requirements shall be required of all development located within R-7-MF district:
Description
R-7-MF
1.
Minimum lot area
4 acres
2.
Minimum lot width
200 ft.
3.
Minimum lot depth
110 ft.
4.
Minimum dwelling unit size
650 sq. ft.
5.
Minimum front building line
25 ft.
6.
Minimum side building line
15 ft. 1
7.
Minimum rear building line
25 ft.
8.
Rear yard open space area
Established by building line setbacks.
9.
Maximum density
16 dwelling units per acre
10.
Maximum height
50 ft.
11.
Maximum number of stories
See note 2
12.
Maximum lot coverage
40 percent
13.
Spacing of buildings
See note 3
Notes:
1
Fifteen feet for one-story buildings and an additional five feet for each story thereafter.
2
Buildings placed within 60 feet of property lines adjacent to R-1, R-2, or R-3 districts shall be single story. Beginning at 60 feet from said property line, additional height of structures shall be allowed at a ratio of a three to one slope until a maximum height of 50 feet is obtained.
3
When the exterior walls of one building or of adjacent buildings are within 60 degrees of being parallel and neither contains windows or doors, such walls shall be separated by not less than ten feet of open space.
When the exterior walls of one building or of adjacent buildings are within 60 degrees of being parallel and one, but not both, contains windows or doors, such walls shall be separated by not less than 15 feet of open space.
When the exterior walls of one building or of adjacent buildings are within 60 degrees of being parallel and both contain windows or doors, such walls shall be separated by not less than 20 feet of open space.
(Ordinance 1874, art. 4, § 430(C), adopted 3/22/1993; Ordinance 3837, § 13, adopted 1/22/2024)

§ 118-374 General conditions.

The following general conditions shall be required of all development located within the R-7-MF district:
(1) 
Masonry screening walls and fences.
A six-foot masonry screening wall is required between certain adjacent properties. A six-foot perimeter screening fence constructed of masonry or a combination of masonry and wrought iron is required along street rights-of-way, parks, and other dedicated open spaces. Perimeter screening abutting public street right-of-way, parks, or other dedicated open space, shall be provided as follows:
a. 
Where a multifamily development is adjacent to a C-4-U thoroughfare, or larger, as shown on the master thoroughfare plan, said screening shall consist of a permanent decorative masonry screening wall, not less than six feet in height, constructed along and adjacent to said thoroughfare.
b. 
Where a multifamily development is adjacent to a C-2-U or R-2-U thoroughfare, park, or other dedicated open space, said screening wall shall consist of a permanent decorative screening wall of masonry, stone, or wrought iron type construction, or a combination thereof, not less than six feet in height. Wrought iron material shall not exceed 40 percent of the total wall face, including columns.
c. 
Perimeter screening shall be constructed prior to the issuance of a certificate of occupancy.
(2) 
Parking.
The ratio of covered parking space per living unit shall be one space required for each living unit within the multifamily development. At least 50 percent of the required covered parking spaces shall be enclosed. All covered parking shall be located within 200 feet from the dwelling unit utilizing the space. See article VII, parking and loading regulations.
(3) 
Accessory buildings.
See article V, supplementary district regulations.
(4) 
Customary home occupations.
See article V, supplementary district regulations.
(5) 
Garage requirement.
Garages or carports shall not be permitted within any required yard, easement, or right-of-way.
(6) 
Garage entry distance.
The minimum distance between a side or rear property line and a garage entry shall be 20.5 feet.
(7) 
Masonry requirement.
See article V, supplementary district regulations for residential masonry regulations.
(8) 
Landscaping requirement.
In addition to paved parking and driving areas, at least 15 percent of the lot shall be maintained in landscaped open area. Landscaping shall consist of a combination of trees, shrubs, and appropriate ground cover. At least 25 percent of landscaping shall be dedicated to trees and shrubs. See also the separate landscaping regulations in article III, chapter 114 of this Code. If parking and maneuvering space exceeds one acre, at least five percent thereof shall be maintained as landscaped area, with adequate and inconspicuous irrigation systems. See separate landscape regulations in article III, chapter 114 of this Code.
(9) 
Recreation space requirement.
At least ten percent of the total lot shall be utilized for common recreation space. The common recreation space may be indoor or outdoor space including, but not limited to, clubhouses, picnic areas, swimming pools, tennis/basketball courts, volleyball courts, and jogging trails. That area which is used for recreation space and consists of live plant material may also be utilized in satisfying the landscape requirement. All common recreation space shall be designed such, or screened with live plant materials, that they are not visible to any public dedicated street right-of-way, or from adjacent properties.
(10) 
Signs.
See the separate sign regulations (chapter 106 of this Code) for sign regulations.
(11) 
Refuse containers.
See article VIII, screening and fencing regulations.
(12) 
Gated entry.
All multifamily developments shall provide for secured and controlled access to the development. Gated entries utilizing guard stations and/or security gates shall be required.
(13) 
Site plan approval required.
Upon review by the building official and prior to the issuance of a building permit for any multifamily development, a site plan, in accordance with the requirements of section 118-241, shall be approved by the city council after recommendation by the planning and zoning commission.
(Ordinance 1874, art. 4, § 430(D), adopted 3/22/1993)

§ 118-375 Zoning request submission requirements.

Zoning requests for this R-7 district must include as a minimum a site plan showing proposed grade and sizes for each lot, building lines for each lot, parking for each lot, access to public streets, proposed open spaces and recreation areas, elevations and building materials, proposed areas for refuse containers, and a survey of the tract. The survey shall not be more than one year old.
(Ordinance 1874, art. 4, § 430(E), adopted 3/22/1993; Ordinance 2210, § 4, adopted 8/25/1997)

§ 118-391 Purpose.

(a) 
O-1 district.
The O-1 office district is intended to permit the professional and organizational office needs of the community.
(b) 
LR local retail district.
The LR local retail district is intended to provide for the development of convenience retail shopping, services, and professional offices, principally serving the neighborhood needs, and compatible in scale with adjacent residential development. Uses in this LR district shall be limited to no more than 5,000 square feet in size.
(c) 
C-1 commercial district.
The C-1 commercial district is intended to provide for development of retail service, and office uses principally serving community and regional needs. This C-1 district should be located on the periphery of residential neighborhoods and be confined to intersections of major arterial streets. It is also appropriate for major retail corridors as shown on the comprehensive plan.
(d) 
C-2 commercial district.
The C-2 commercial district is intended to provide for the development of retail and general business uses primarily to serve the community and region. Uses include a wide variety of business activities and may involve limited outside storage, service or display. This C-2 district should be located away from low and medium density residential development and should be used as a buffer between retail and industrial uses. The C-2 commercial district is also appropriate along business corridors as indicated on the comprehensive plan.
(e) 
OC district.
The OC outdoor commercial district is intended to permit a limited variety of commercial uses that requires an extensive amount of outdoor display use.
(Ordinance 1874, art. 4, § 440(A), adopted 3/22/1993; Ordinance 3247, § 4, adopted 6/10/2013)

§ 118-392 Permitted uses.

Uses permitted within the O-1, LR, C-1, C-2 and OC districts are provided in division 3 of article V of this chapter, table of permitted uses.
(Ordinance 1874, art. 4, § 440(B), adopted 3/22/1993; Ordinance 3247, § 5, adopted 6/10/2013)

§ 118-393 (Reserved) [1]

[1]
Editor's note — Former § 118-393, which pertained to site plan approval and derived from Ordinance 1874, adopted 3/22/1993; Ordinance 2362, adopted 1/25/1999; was repealed by Ordinance 2910, 11/13/2006.

§ 118-394 Lot and area requirements.

The following lot and area requirements shall be required within the O-1, LR, C-1, C-2 and OC districts:
Description
O-1
LR
C-1
C-2
OC
1.
Minimum district area
1 acre 1
10,000 SF
1 acre 1
1 acre 1
22,500 SF
2.
Minimum frontage
50 ft.
none
50 ft.
50 ft.
150 ft.
3.
Maximum lot coverage
40%
40%
50%
50%
30%
4.
Minimum lot area
8,500 SF
none
none
none
6,000 SF
5.
Minimum lot width
60 ft.
none
none
none
80 ft.
6.
Minimum lot depth
none
none
none
none
150 ft.
7.
Minimum front building line
25 ft.
25 ft.
25 ft.
25 ft.
25 ft.
8.
Minimum side building line
none 2, 5
none 2, 5
none 2, 5
none 2, 5
none 2, 5
9.
Minimum rear building line
none 3, 5
none 3, 5
none 3, 5
none 3, 5
none 3, 5
10.
Max. Height of structures
1.5 ft./1 ft. 4
38 ft.
1.5 ft./1 ft. 4
1.5 ft./1 ft. 4
1.5 ft./1 ft. 4
Notes:
1
Except where a parcel is contiguous with like zoning, the minimum area shall be as approved by the planning and zoning commission and city council.
2
The side building line shall be 35 feet where the lot line abuts R-1, R-2, R-3, R-4-D, R-6-T, R-7-MF, R-8, RE-1, RE-2, and AG districts designated on the comprehensive plan for residential uses.
3
The rear building line shall be 35 feet where the lot line abuts R-1, R-2, R-3, R-4-D, R-6-T, R-7-MF, R-8, RE-1, RE-2, and AG districts designated on the comprehensive plan for residential uses.
4
Buildings shall be constructed by using a ratio of one foot measured from property line that abuts a residential district to nearest exterior wall of building for every 1½ feet of building height.
5
Minimum side or rear building setback adjacent to a public street shall be 15 feet.
(Ordinance 1874, art. 4, § 440(C), adopted 3/22/1993; Ordinance 2430, adopted 11/22/1999; Ordinance 2895, § 6, adopted 7/24/2006; Ordinance 3052, § 1, adopted 5/18/2009; Ordinance 3247, § 6, adopted 6/10/2013; Ordinance 3824, § 1, adopted 11/13/2023; Ordinance 3837, § 14, adopted 1/22/2024)

§ 118-395 General conditions.

The following general conditions shall be required of all development located within the O-1, LR, C-1, C-2 and OC districts:
(1) 
Fences.
a. 
In the O-1, LR, C-1, C-2 districts see article VIII, screening and fencing regulations for fencing requirements.
b. 
In the OC district, the requirements of article VIII, screening and fencing regulations apply. In addition, an amusement park or theme park may construct perimeter fencing around the park. The perimeter fencing may be located on the property line and may be located with the front yard. If a landscape setback is required along a street, the perimeter fencing may be located within the required landscape setback, but must be behind the required landscaping.
(2) 
Parking and loading.
For parking and loading requirements in the O-1, LR, C-1, C-2 and OC districts see article VII, parking and loading regulations.
(3) 
Accessory buildings.
See article V, supplementary district regulations for accessory building regulations in the above districts.
(4) 
Masonry requirements.
See article V, supplementary district regulations for masonry requirements in the above districts.
(5) 
Landscaping requirement.
See the separate landscaping regulations for landscaping standards and for landscaping requirements for parking areas set forth in article III, chapter 114 of this Code.
(6) 
Signs.
For sign requirements in the O-1, LR, C-1, C-2 and OC districts see the separate sign regulations for sign regulations in chapter 106 of this Code.
(7) 
Refuse facilities.
See article VIII, screening and fencing regulations.
(8) 
Access.
Access to O-1, LR, C-1, C-2 and OC districts shall be as directed by the building official.
(9) 
Drive-up windows.
In the O-1 district, drive-up windows with minimum driveway storage capacity of 60 feet per window shall be allowed as an accessory use to permitted office uses, provided that the necessary driving lane be separated and apart from parking and maintenance areas required for the use.
(10) 
Noise.
a. 
In the O-1, LR, and C-1 districts normal business activities conducted shall not create a sound pressure level on the bounding property line that exceeds 60 decibels A scale daily from 7:00 a.m. to 10:00 p.m. and 55 decibels daily from 10:00 p.m. to 7:00 a.m.
b. 
In the C-2 and OC districts normal business activities conducted shall not create a sound pressure level on the bounding property line that exceeds 65 decibels A scale daily from 7:00 a.m. to 10:00 p.m. and 55 decibels daily from 10:00 p.m. to 7:00 a.m.
(11) 
Truck entrances.
In the OC district entrances and exits to truck loading areas shall be no closer than 75 feet to an adjoining lot located in a residential district, as measured along the common street line.
(12) 
Inoperative equipment.
In the OC district no inoperative equipment or vehicle shall be stored or parked in a required yard. Any parking or storage spaces for such equipment shall comply with article VIII, screening and fencing regulations.
(Ordinance 1874, art. 4, § 440(D), adopted 3/22/1993; Ordinance 2599, Ex. B, adopted 2/11/2002; Ordinance 3247, § 7, adopted 6/10/2013; Ordinance 3824, § 2, adopted 11/13/2023)

§ 118-396 Outdoor activities or other uses.

For outdoor activities or other uses in the O-1, LR, C-1, C-2 and OC districts see article V, supplementary district regulations.
(Ordinance 1874, art. 4, § 440(E), adopted 3/22/1993; Ordinance 2362, § 2, adopted 1/25/1999; Ordinance 2430, adopted 11/22/1999; Ordinance 3247, § 8, adopted 6/10/2013)

§ 118-421 Purpose.

(a) 
I-1 district.
The I-1 light industrial district is intended to permit a limited range of assembly, warehousing and service type uses.
(b) 
I-2 district.
The I-2 medium industrial district is intended to permit a wide range of manufacturing, wholesale and service type uses.
(Ordinance 1874, art. 4, § 450(A), adopted 3/22/1993)

§ 118-422 Permitted uses.

Uses permitted within these I-1 and I-2 districts are provided in division 3 of article V of this chapter, table of permitted uses.
(Ordinance 1874, art. 4, § 450(B), adopted 3/22/1993)

§ 118-423 (Reserved) [1]

[1]
Editor's note — Former § 118-423, which pertained to site plan approval and derived from Ordinance 1874, adopted 3/22/1993; Ordinance 2362, adopted 1/25/1999, was repealed by Ordinance 2910, 11/13/2006.

§ 118-424 Lot and area requirements.

The following lot and area requirements shall be required of all development located within the I-1 and I-2 districts:
Description
I-1
I-2
1.
Minimum area of district
2 acres 1
2 acres 1
2.
Minimum frontage
50 ft.
50 ft.
3.
Minimum front building line
25 ft.
25 ft.
4.
Minimum side building line
none 2
none 2
5.
Minimum rear building line
none 2
none 2
6.
Maximum height of structures
none 3
none 3
Notes:
1
Except where a parcel is contiguous with like zoning, the minimum area shall be as approved by the planning and zoning commission and city council.
2
When one or more property lines of an industrial lot abut a residential or agricultural district, a 25-foot building line shall be required.
3
When a lot abuts a residential or agricultural district, then the buildings shall be constructed by using a ratio of one foot measured from the nearest property line for every 1½ feet of building height.
4
The minimum side or rear building setback adjacent to a public street shall be 15 feet.
(Ordinance 1874, art. 4, § 450(C), adopted 3/22/1993; Ordinance 2577, adopted 10/22/2001)

§ 118-425 General conditions.

The following general condition requirements shall be required of all development located within the I-1 and I-2 districts:
(1) 
Fences.
For fence requirements in I-1 and I-2 districts see article VIII, screening and fencing regulations.
(2) 
Parking and loading.
For parking and loading requirements in I-1 and I-2 districts see article VII, parking and loading regulations.
(3) 
Accessory buildings.
For accessory buildings in I-1 and I-2 districts, see article V, supplementary district regulations.
(4) 
Masonry requirement.
For masonry requirements for I-1 and I-2 districts see article V, supplementary district regulations.
(5) 
Landscaping requirement.
See the separate landscaping regulations for landscaping standards and for additional landscaping requirements for parking areas in article III, chapter 114 of this Code.
(6) 
Signs.
For sign regulations in I-1 and I-2 districts see the separate sign regulations in chapter 106 of this Code.
(7) 
Accessory apartment in the I-1 district.
In connection with the permitted use of a self-storage or miniwarehouse there may be permitted an accessory apartment with a minimum square footage of 650 square feet in the I-1 district. Such apartment shall be specifically for the occupancy of a resident manager for the warehouse facility. No person shall be allowed to occupy the apartment who is not an employee of the company operating the warehouse facility, and no employee of said company occupying the on-site apartment shall be under 18 years of age.
(8) 
Refuse facilities.
All refuse containers in the I-1 and I-2 districts shall be set back at least 25 feet from all property lines. See article VIII, screening and fencing regulations.
(9) 
Noise.
a. 
I-1 district.
In the I-1 district normal business activities conducted shall not create a sound pressure level on the bounding property line that exceeds 70 decibels A scale.
b. 
I-2 district.
In the I-2 district normal business activities conducted shall not create a sound pressure level on the bounding property line that exceeds 65 decibels A scale daily from 7:00 a.m. to 10:00 p.m. and 55 decibels daily from 10:00 p.m. to 7:00 a.m.
(10) 
Environmental regulations.
For environmental regulations in the I-1 and I-2 districts see section 118-726 for environmental regulations.
(Ordinance 1874, art. 4, § 450(D), adopted 3/22/1993; Ordinance 2362, § 3, adopted 1/25/1999)

§ 118-441 Purpose.

The U school, church and institutional district is intended to permit only nonprofit activities of an educational, religious, governmental or institutional nature.
(Ordinance 1874, art. 4, § 460(A), adopted 3/22/1993)

§ 118-442 Permitted uses.

Uses permitted within the U district are provided in division 3 of article V, table of permitted uses.
(Ordinance 1874, art. 4, § 460(B), adopted 3/22/1993)

§ 118-443 Lot and area requirements.

The following lot and area requirements shall be required of all development located within the U district:
Description
U
1.
Minimum area of district
None
2.
Minimum frontage
None
3.
Maximum lot coverage
30 percent
4.
Lot area minimum
20,000 sq. ft.
5.
Minimum lot width
125 ft.
6.
Minimum lot depth
none
7.
Minimum front building line
25 ft.
8.
Minimum side building line
20 ft.
9.
Minimum rear building line
25 ft.
10.
Maximum height of structures, at the building line
38 ft., plus one foot of additional height for every 2 feet of distance from the building line
11.
Minimum side or rear building setback adjacent to a public street shall be
15 ft.
(Ordinance 1874, art. 4, § 460(C), adopted 3/22/1993; Ordinance 2183, adopted 3/24/1997; Ordinance 2577, adopted 10/22/2001)

§ 118-444 General conditions.

The following general conditions shall be required of all developments located within the U district:
(1) 
Fences.
See article VIII, screening and fencing regulations.
(2) 
Parking and loading.
See article VII, parking and loading regulations.
(3) 
Accessory buildings.
See article V, screening and fencing regulations.
(4) 
Masonry requirement.
See article V, screening and fencing regulations.
(5) 
Landscaping requirement.
See the separate landscaping regulations for landscaping standards and for additional landscaping requirements for parking areas in article III, chapter 114 of this Code.
(6) 
Signs.
See the separate sign regulations in chapter 106 of this Code.
(7) 
Refuse facilities.
See article VIII, screening and fencing regulations.
(8) 
Access.
Access in U districts shall be as approved by the building official.
(Ordinance 1874, art. 4, § 460(D), adopted 3/22/1993; Ordinance 2183, § 1, adopted 3/24/1997)

§ 118-461 Purpose.

(a) 
The TC town center district is intended to establish development standards to promote a sustainable, high quality, mixed use development scenario that provides the opportunity for many uses typically associated with a city's town center to develop in an integrated manner.
(b) 
The town center is comprised of the following subzones: the "neighborhood edge," the "neighborhood general," the "neighborhood center," and the "neighborhood core." These subzones provide for a gradient of development and use intensity.
(c) 
Development in the edge subzone is almost exclusively single-family detached houses. This subzone most closely resembles the single use development patterns of conventional suburban development (CSD). The general subzone is primarily developed as single-family. There is the opportunity, however, to provide for a limited amount of office use in a house. The center and core subzones allow for a true mix of uses, including residential and nonresidential uses in the same building. Each of the above zones has a different character. This is the result of the intensity and variety of permitted uses. All the components of each zone — the buildings, the streets, and the public spaces — are scaled for that zone. As a result, the town center neighborhood is an integrated living environment, instead of an assemblage of single-use areas.
(d) 
The town center is much more complex than the CSD, which consists of simplified zoning concepts that segregate activities into districts. Since this is the case, the interrelationship between land uses in a town center drive the creation of atypical development standards when compared to those established with CSD.
(Ordinance 2350, § 2, adopted 12/21/1998; Ordinance 3133, § 2, adopted 3/28/2011)

§ 118-462 Permitted uses.

Uses permitted within this TC district are provided in section 118-632, town center table of permitted uses, as well as those that are further defined in section 118-471, "7. Use Standards" in "North Richland Hills Town Center Development Standards."
(Ordinance 2350, § 2, adopted 12/21/1998; Ordinance 3133, § 2, adopted 3/28/2011)

§ 118-463 Lot and area requirements.

The following lot and area requirements, as shown in section 118-471, "North Richland Hills Town Center Development Standards," and further defined in "3. Urban Subzones," "4. General Building Types," "5. Frontage Standards," and "6. Urban Standards" shall be required of all development located within the TC district.
(Ordinance 2350, § 2, adopted 12/21/1998; Ordinance 2793, § 1, adopted 7/26/2004; Ordinance 3133, § 2, adopted 3/28/2011)

§ 118-464 General conditions.

The following general conditions shall be required of all development located within the TC district unless otherwise provided for in section 118-471, "North Richland Hills Town Center Development Standards," or provided for in city approved, properly filed, conditions, covenants, and restrictions for property zoned to the TC district.
(1) 
Fences.
See section 118-871, screening walls and section 118-873, general screening wall and fence criteria. Town Center exceptions include front yard residential picket fences up to 40 inches in height as approved by the Home Town homeowners association.
(2) 
Customary home occupations.
See section 118-727, customary home occupations.
(3) 
Landscaping requirement.
See Section (8) Open Space Standards, Section (9) Thoroughfare Types and Section (11) Site Design Criteria within the Town Center Development Standards of this code.
(4) 
Signs.
Except as specifically listed below, all other signage and sign standards must comply with chapter 106 of the City of North Richland Hills Code of Ordinances, as amended.
(4a) 
Town Center Allowed Sign Table.
Character Zone
Sign Type
Neighborhood Core
Neighborhood Center
Neighborhood General
Neighborhood Edge
Standard
(1) Wall (Building) Signs
P
P
NP
NP
• For all commercial uses (retail, office, and restaurant): One sign per tenant space; area to be calculated at 1.5 sq. ft. per linear foot of public street frontage with a maximum of 100 sq. ft. (all commercial uses greater than 18,000 [sq. ft.] shall be allowed to utilize a maximum of 15% of the occupied wall space for a wall sign and wall sign is required to be placed within the sign band on the building elevation.)
• Second floor commercial uses may also be permitted one second floor wall sign per tenant space per public street frontage; area to be calculated at 0.75 sq. ft. per linear foot of second floor frontage along that public street.
Vertical projection signs identifying multifamily development may be allowed with the following stipulations:
• no more than one projection sign is allowed per public street frontage
• no greater than 25 square feet in size
• projecting no more than 3.5 feet from the building
• located above the first floor building façade
(2) Monument Signs
P (only with frontage on major arterials)
P (only with frontage on major arterials)
NP
NP
One monument sign per lot per street frontage (no more than 2 per lot separated by at least 100 ft.) limited to a maximum of 50 sq. ft. per sign face and 6 ft. in height.
(3) Window Signs
P
P
NP
NP
Limited to 25% of the window area. The following shall be exempt from this limitation:
• Addresses, closed/open signs, hours of operation, credit card logos, real estate signs, and now hiring signs.
• Mannequins and storefront displays placed at least 1 foot behind window.
• Interior directory signage identifying shopping aisles and merchandise display areas.
(4) Blade Signs
P
P
P (only permitted for customary home occupations as a 5 sq. ft. max shingle attached to the first floor of buildings facing Bridge Street east of Parker Boulevard and facing Parker Boulevard east of Bridge Street)
NP
• Shall be permitted for all commercial uses only (retail, restaurant, and office)
• 15 sq. ft. maximum per sign face.
• May encroach a maximum of 4 ft. over a public sidewalk/R-O-W.
• Blade signs may be attached to the building or hung under the soffit of an arcade or under a canopy/awning while maintaining a vertical clearance of 8 ft. from the finished sidewalk.
(5) For sale/for lease signs
P
P
P
P
• Single family size limited to 6 sq. ft. all other uses size is limited to 32 sq. ft. per sign face
• All other standards are the same as Sign Ordinance
(6) Address signs
P
P
P
P
Same as Sign Ordinance
(7) Temporary construction signs
P
P
P
P
1 free standing sign per lot during construction only; limited to 32 sq. ft.
(8) Banners
P
P
P
P
Same as Sign Ordinance
(9) Sandwich board signs
P
P
NP
NP
• Permitted only for retail, service, or restaurant uses
• Limited to 8 sq. ft. per sign face per storefront;
• Sign may not exceed 2 ft. in width or 4 ft. in height.
• A minimum of 6 ft. of sidewalk shall remain clear.
• Chalkboards may be used for daily changing of messages. Readerboards (electronic and non-electronic) shall be prohibited.
• Sign shall be removed every day after the business is closed.
(10) Light Pole Banners
P
P
P
P
• 10 sq. ft. per sign face.
• Limited to one per light pole
• Light pole banners shall be limited to publicize community-wide events, holiday celebrations, public art, and other city and property owner's association sponsored events.
(11) Directory signs
P
P
NP
NP
• Shall be allowed for all multi-tenant buildings only
• Two directory signs per multi-tenant building limited to 10 sq. ft. in area
• Design of the sign shall be integral to the facade on which the sign is to be affixed.
(12) Any sign with LED lights or electronic reader boards
NP
NP
NP
NP
• Will be reviewed as part of city wide regulations.
(13) Additional Signs allowed in rights-of-way
P
P
P
NP
• Real Estate signs placed directly in front of affected buildings
• Traffic Directional Signs allowed only on 60 feet or greater streets; can include multiple locations; only showing name and direction of commercial or civic facilities at least 15,000 square feet of space or identify general districts or locations; consistent color and theming and approved by the Sign Review Committee
• All Real Estate and Traffic Directional Signs within the right-of-way shall not exceed six square feet in area with a maximum height of 40 inches.
(5) 
Inoperative equipment.
No inoperative equipment or vehicle shall be stored or parked in a "common" parking lot.
(Ordinance 2350, § 2, adopted 12/21/1998; Ordinance 3133, § 2, adopted 3/28/2011; Ordinance 3284, § 1, adopted 12/9/2013)

§ 118-465 Outdoor activities or other uses.

In connection with any permitted use in the TC district, there shall be allowed the incidental display of merchandise out of doors, subject to the following limitations:
(1) 
Display and/or storage of merchandise outdoors shall not exceed more than 20 percent of the total area of the lot.
(2) 
All display areas out of doors shall be confined to a pedestrian walkway or courtyard or plaza immediately adjacent to the building housing the primary use and shall not extend from such building a distance of more than ten feet. In no instance shall there be less than six feet of clear space on the walkway for maneuvering.
(3) 
All sales of such merchandise shall be consummated indoors, and no cash register or package wrapping counter shall be located out of doors.
(4) 
Temporary outdoor sales of merchandise, including cash transfer and package wrapping, may be allowed by the holder of a permanent certificate of occupancy at the location upon application and granting of a temporary use permit, subject to the regulations as specified in article V of this chapter.
(5) 
Cart retail and temporary seasonal retail shall be allowed only as an accessory use to a primary business on the adjacent sidewalk space with a required sidewalk right-of-way permit and a minimum six foot wide clear public pathway maintained at all times.
(6) 
All outdoor sales and/or special event activities within a public right-of-way will require a right-of-way use permit as established by the City of North Richland Hills.
(Ordinance 2350, § 2, adopted 12/21/1998; Ordinance 3133, § 2, adopted 3/28/2011)

§ 118-466 Parking and loading requirements.

Development located within the TC district shall provide for parking and loading per article VII, parking and loading regulations, unless otherwise provided for in section 118-470, town center parking standards.
(Ordinance 2350, § 2, adopted 12/21/1998; Ordinance 3133, § 2, adopted 3/28/2011)

§ 118-467 Zoning request submission requirements.

Zoning requests for this TC district must comply with those requirements outlined in section 118-471, Exhibit B, North Richland Hills Town Center Development Standards, and in addition, include as a minimum, the following:
(1) 
A request to amend the city's comprehensive plan to the town center land use designation. This request shall run concurrently with the zoning request. Property may not be rezoned to the TC district unless the city council approves such an amendment to the comprehensive plan prior to action on the zoning request.
(2) 
A regulating plan that identifies subsections (2)a.-d. of this section. If the zoning change request is approved by the city council, such regulating plan shall be attached as an exhibit to the ordinance. Development of the project should generally be in compliance with the approved regulating plan. Any significant change to the regulating plan shall require approval of the city council. A significant change to the regulating plan shall be viewed as a zoning amendment and shall be reviewed and processed as such.
a. 
Proposed land uses.
A designation of the proposed uses of land within the subject property. This shall include the designation of applicable subzones within the TC district.
b. 
Proposed streets.
The regulating plan shall indicate the location and dimensions of proposed streets. Sixty foot or greater in right-of-way width. Streets less than 60 feet in ROW width shall be shown on the preliminary plat.
c. 
Proposed blocks.
The regulating plan shall show all proposed blocks.
d. 
Proposed dedicated parks, playgrounds and other public spaces.
Sites, if any, to be reserved or dedicated for parks, playgrounds, trails, pedestrian access easements, or other public uses complying with minimum open space requirements.
(Ordinance 2350, § 2, adopted 12/21/1998; Ordinance 3133, § 2, adopted 3/28/2011)

§ 118-468 Property owners' associations.

Conditions, covenants, and restrictions (CC&Rs) for all property within the town center district must be filed in the county by the owner before a final subdivision plat may be approved, a lot sold, or a building permit issued. Conditions, covenants, and restrictions which relate to provisions required in this district must be approved by the city attorney, and they must:
(1) 
Create a property owners' association with mandatory membership for each property owner.
(2) 
Establish architectural standards that are in conformity with the requirements of this TC district.
(3) 
Create an architectural review committee to review development for compliance with the architectural standards and issue certificates of approval prior to a building permit being applied for. Such committee shall have as one of its voting members a representative of the city as determined by the city council.
(4) 
Provide for the maintenance of the landscaping and trees within the right-of-way.
(5) 
At a minimum, the conditions, covenants, and restrictions establishing and creating the mandatory property owners' association shall contain and/or provide for the following:
a. 
Definitions of terms contained therein;
b. 
Provisions acceptable to the city for the establishment and organization of the mandatory property owners' association and the adoption of bylaws for the association, including provisions requiring that the owner of any lot within the applicable subdivision and any successive buyer shall automatically and mandatorily become a member of the association;
c. 
The initial term of the covenants, codes, and restrictions establishing and creating the association shall be for a 50-year period and shall automatically renew for successive ten-year periods, and the association may not be dissolved without the prior written consent of the city;
d. 
The right and ability of the city or its lawful agents, after due notice to the association, to remove any landscape systems, features, or elements that cease to be maintained by the association; to perform the responsibilities of the association if the association fails to do so in compliance with any provisions of the covenants, codes, and restrictions of the association or of any applicable city code or regulations; to assess the association for all costs incurred by the city in performing said responsibilities if the association fails to do so; and/or to avail itself of any other enforcement actions available to the city pursuant to state law or city codes or regulations; and
e. 
Provisions indemnifying and holding the city harmless from any and all costs, expenses, suits, demands, liabilities or damages, including attorney's fees and costs of suit, incurred or resulting from the city's removal of any landscaping, features, or elements that cease to be maintained by the association or from the city's performance of the aforementioned operation, maintenance or supervision responsibilities of the association due to the associations' failure to perform said responsibilities.
(Ordinance 2350, § 2, adopted 12/21/1998; Ordinance 3133, § 2, adopted 3/28/2011)

§ 118-469 Special land use regulations.

Special land use regulations for the TC town center district must comply with those requirements established in this section, unless otherwise provided for in section 118-471, "North Richland Hills Town Center Development Standards," section 118-470, town center parking standards, or city approved, properly filed, conditions, covenants, and restrictions for property zoned to the TC district.
(Ordinance 2350, § 1(Ex. A), adopted 12/21/1998; Ordinance 3133, § 2, adopted 3/28/2011)

§ 118-470 Parking standards.

(a) 
Shared parking.
The TC town center zoning district is intended to provide for a sustainable, high quality, mixed use development. The components of the development create an integrated living environment, instead of the assemblage of single-use areas that is typical of conventional suburban development (CSD). Since the town center is much more complex, the interrelationship between land uses drives the creation of atypical development standards. One such standard is the concept of shared parking. When compared to CSD, the parking demand generated for individual uses may be overstated if those same uses are developed in a mixed use development. This occurs for a number of reasons:
(1) 
Different activity patterns of adjacent or nearby land uses result in variations of peak accumulation by time of day, day of week, or season of the year.
(2) 
People often patronize two or more land uses in close proximity to each other in a single trip.
(3) 
The density of development and other modes of transportation (walking, bicycles, etc.) reduce the reliance on the use of the automobile, particularly among residents.
Some of the benefits resulting from shared parking include efficient parking; maximization of parking, which eliminates potential areas of nonused parking spaces, as well as the cost associated with those nonused spaces; and the allowance for the development of other nonparking functions such as open space or other people generating usage. Application of the shared parking concept is to be on a block by block basis. The required parking for a specified block shall be provided for on-site, on-street, and in specific instances (theater, recreation center, etc.) on an adjacent block or on adjacent property in accordance with a joint parking agreement between property owners. Double counting of parking spaces for different blocks is not allowed. To facilitate the monitoring of the shared parking concept, any development that wishes to use the shared parking concept shall have a mandatory property owners' association (POA). One of the functions of the POA shall be to create a town center parking authority (TCPA). As each block is developed, the TCPA will verify the parking requirements. When a building permit for the first building on a block is submitted to the city, the amount of on-site parking to be provided in conjunction with the building shall not be less than 50 percent of the total proposed on-site parking for the entire block. The TCPA will determine the required number of parking spaces for the proposed development of the entire block using the city approved parking ratios for the town center district. A minimum of 50 percent of the total required on-site parking spaces must be constructed prior to a certificate of occupancy being issued for any use in the first building on the block. Once building permits have been submitted to the city that account more than 50 percent of the total development on the block, the concept of shared parking may be applied. The shared parking concept includes on-street and off-street parking spaces. When building permits have been submitted to the city for the proposed development on a block that exceeds 50 percent, the total number of required on-site parking spaces shall be provided for. The TCPA shall determine the number of required parking spaces, based on the city approved parking ratios for the town center district. Once a block is totally developed, the TCPA shall monitor all parking for the block. Any changes to building occupancy must be reviewed with the TCPA to confirm that the proposed building usage has an ample parking supply. Any application for building permit or certificate of occupancy to the city shall be stamped for parking compliance by the TCPA. This includes new development, as well as modifications or changes of existing building usage.
(b) 
Shared parking study criteria.
Uses may join in establishing a shared parking area using the city approved parking ratios and percentage of peak hour parking tables where it can be demonstrated before the city staff that parking for two or more specific uses occurs at alternating periods. Such shared parking areas shall be established in accordance with the following provisions:
(1) 
It shall be demonstrated as a condition precedent to consideration of a shared parking area that such area will result in a reduction of at least ten percent of the aggregate required parking for such uses.
(2) 
The applicant shall submit a parking analysis to the planning director for his approval, in accordance with the following provisions. Such analysis shall utilize the hourly accumulation of parked vehicles by percentage of peak hour weekday and weekend tables, which provides:
a. 
An analysis of the anticipated hours of operation of such use or uses;
b. 
A summary of peak parking demand for such uses;
c. 
The total square footage of floor area of such uses;
d. 
Employment and/or customer characteristics of such uses, whichever is applicable; and
e. 
Miscellaneous pertinent information as may be applicable to the request or as may be requested by the city staff.
(c) 
Hourly accumulation of parked vehicles by percentage of peak hour weekdays and weekends.
See tables 1 and 2 at the end of this division.
(d) 
Town center parking authority (TCPA).
The responsibilities of the TCPA shall be outlined in the covenants, codes, and restrictions for the mandatory property owners' association in the town center district. Those responsibilities shall include, but are not limited to, the following:
(1) 
Establish parking authority requirements and staffing;
(2) 
Review proposed developments and verify required parking capacities based on shared parking requirements. Stamp drawings of proposed development indicating, if applicable, compliance with parking requirements;
(3) 
Enter into shared parking agreements with owners of adjacent property;
(4) 
Maintain an updated plan of available parking on-site and off-site;
(5) 
Verify parking requirements for changes in building usage and occupancy. Stamp drawings of proposed development changes, if applicable, for compliance with parking requirements;
(6) 
Maintain a copy of parking maintenance manuals for all parking areas;
(7) 
Conduct quarterly site tours to verify maintenance and need for repairs; direct requirement for repairs where required;
(8) 
Maintain ongoing record of special events in the town center and develop parking allocation/management for special event parking;
(9) 
Establish the need to construct new parking facilities;
(10) 
Verify development and construction of new parking facilities; and
(11) 
Develop policy for enforcement and violations of parking regulations.
(e) 
Shared parking locational criteria included herein.
(1) 
Residential (exclusive of single-family detached): On the same block as the use or on that portion of the street immediately adjacent to that block.
(2) 
Institutional (library): On the same block as the use or on that portion of the street immediately adjacent to that block, or within 500 feet from a library or other institutional use.
(3) 
Recreational (ice rink, cinema, or amphitheater): On the same block as the use or on that portion of the street immediately adjacent to that block, or within 500 feet of the use.
(4) 
Office, retail, and service uses: On the same block as the use or on that portion of the street immediately adjacent to that block.
(5) 
Storage (flex office/warehouse): On the same block as the use or on that portion of the street immediately adjacent to that block.
(f) 
Schedule of minimum number of parking spaces.
All parking shall be calculated on gross square footage of building area.
Type
Number of Spaces
1.
RESIDENTIAL
 
 
a.
Single-family dwelling:
3 per dwelling unit
 
b.
Ancillary apartment in an edge or general subzone:
1 per bedroom
 
c.
Townhouse:
2 per dwelling unit
 
d.
Mansion apartment (fourplex):
2 per dwelling unit
 
e.
Apartment:
1.5 per 1 bedroom, 2 per 2 & 3 bedrooms
 
f.
Ancillary lodging in an edge or general subzone:
1 per bedroom rented
2.
INSTITUTIONAL
 
 
a.
Recreation center:
1 per 400 sq. ft.
 
b.
Library:
1 per 400 sq. ft.
3.
RECREATIONAL
 
 
a.
Ice rink:
1 per 333 sq. ft.
 
b.
Cinema (theater):
1 per 3 seats
 
c.
Amphitheater:
1 per 3 seats
4.
PERSONAL SERVICE
 
 
a.
Retail
1 per 250 sq. ft.
 
b.
Office
1 per 250 sq. ft.
 
c.
Restaurant
1 per 150 sq. ft.
5.
BUSINESS SERVICE
 
 
a.
Corporate office:
1 per 300 sq. ft.
 
b.
Small business/professional services:
1 per 300 sq. ft.
6.
STORAGE
 
 
a.
Flex office/warehouse:
1 per 400 sq. ft.
Parking for any other use not specifically listed shall be provided for at the ratio established by the city in this chapter.
TABLE 1
HOURLY ACCUMULATION OF PARKED VEHICLES BY PERCENTAGE OF PEAK HOUR WEEKDAYS
Time of Day
Office*
Flex Office/ Warehouse**
Retail*
Cinema*
Residential**
Rec. Center**
Ice Rink**
Library**
Amphitheater**
Restaurant*
6:00 a.m.
3%
3%
0%
0%
100%
30%
5%
0%
0%
0%
7:00 a.m.
20%
35%
8%
0%
81%
35%
10%
0%
0%
2%
8:00 a.m.
63%
75%
18%
0%
73%
40%
25%
5%
0%
5%
9:00 a.m.
93%
95%
42%
0%
67%
30%
20%
5%
0%
10%
10:00 a.m.
100%
100%
68%
0%
62%
15%
15%
15%
0%
20%
11:00 a.m.
100%
94%
87%
0%
53%
15%
25%
25%
5%
30%
12:00 p.m.
90%
85%
97%
25%
54%
25%
35%
35%
10%
50%
1:00 p.m.
90%
90%
100%
55%
53%
25%
30%
40%
15%
70%
2:00 p.m.
97%
95%
97%
55%
54%
15%
40%
50%
15%
60%
3:00 p.m.
93%
90%
95%
55%
54%
15%
65%
50%
25%
60%
4:00 p.m.
77%
75%
87%
60%
60%
20%
85%
40%
50%
50%
5:00 p.m.
47%
44%
79%
65%
67%
65%
60%
60%
75%
70%
6:00 p.m.
23%
20%
82%
70%
79%
85%
95%
75%
90%
90%
7:00 p.m.
7%
7%
89%
75%
88%
100%
100%
100%
100%
100%
8:00 p.m.
7%
7%
87%
85%
90%
90%
100%
100%
100%
100%
9:00 p.m.
3%
3%
61%
85%
95%
75%
100%
60%
85%
100%
10:00 p.m.
3%
3%
32%
85%
99%
50%
75%
0%
75%
90%
11:00 p.m.
0%
0%
13%
70%
100%
15%
35%
0%
25%
70%
12:00 a.m.
0%
0%
0%
55%
100%
5%
20%
0%
20%
50%
Notes:
The hourly accumulation by time of day is based on *"Shared Parking" (ULI) and **Carl Walker, Inc. proprietary database.
TABLE 1
HOURLY ACCUMULATION OF PARKED VEHICLES BY PERCENTAGE OF PEAK HOUR WEEKDAYS
Time of Day
Office*
Flex Office/ Warehouse**
Retail*
Cinema*
Residential**
Rec. Center**
Ice Rink**
Library**
Amphitheater**
Restaurant*
6:00 a.m.
3%
3%
0%
0%
100%
30%
5%
0%
0%
0%
7:00 a.m.
20%
35%
8%
0%
81%
35%
10%
0%
0%
2%
8:00 a.m.
63%
75%
18%
0%
73%
40%
25%
5%
0%
5%
9:00 a.m.
93%
95%
42%
0%
67%
30%
20%
5%
0%
10%
10:00 a.m.
100%
100%
68%
0%
62%
15%
15%
15%
0%
20%
11:00 a.m.
100%
94%
87%
0%
53%
15%
25%
25%
5%
30%
12:00 p.m.
90%
85%
97%
25%
54%
25%
35%
35%
10%
50%
1:00 p.m.
90%
90%
100%
55%
53%
25%
30%
40%
15%
70%
2:00 p.m.
97%
95%
97%
55%
54%
15%
40%
50%
15%
60%
3:00 p.m.
93%
90%
95%
55%
54%
15%
65%
50%
25%
60%
4:00 p.m.
77%
75%
87%
60%
60%
20%
85%
40%
50%
50%
5:00 p.m.
47%
44%
79%
65%
67%
65%
60%
60%
75%
70%
6:00 p.m.
23%
20%
82%
70%
79%
85%
95%
75%
90%
90%
7:00 p.m.
7%
7%
89%
75%
88%
100%
100%
100%
100%
100%
8:00 p.m.
7%
7%
87%
85%
90%
90%
100%
100%
100%
100%
9:00 p.m.
3%
3%
61%
85%
95%
75%
100%
60%
85%
100%
10:00 p.m.
3%
3%
32%
85%
99%
50%
75%
0%
75%
90%
11:00 p.m.
0%
0%
13%
70%
100%
15%
35%
0%
25%
70%
12:00 a.m.
0%
0%
0%
55%
100%
5%
20%
0%
20%
50%
Notes:
The hourly accumulation by time of day is based on *"Shared Parking" (ULI) and **Carl Walker, Inc. proprietary database.
(Ordinance 2350, § 1(Ex. C), adopted 12/21/1998; Ordinance 3133, § 2, adopted 3/28/2011)

§ 118-471 Exhibit B, Town Center Development Standards, 2011.

(a) 
Traditional neighborhood development (TND).
(1) 
Intent.
The TND is designed to foster development in the pattern of cores and neighborhoods within urbanized areas and villages within the countryside.
(2) 
Description.
The TND supports the following conventions:
a. 
A neighborhood pattern to be limited in size by the walking distance from its edges to its center.
b. 
A variety of housing, shops, workplaces and civic buildings located in close proximity.
c. 
Housing which serves a range of income and age groups.
d. 
Workplaces that provide for home occupation and business incubators as well as for conventional offices.
e. 
Thoroughfares that equitably serve the needs of the pedestrian, the bicycle and the automobile.
f. 
Public open spaces in the specific form of parks, squares and plazas to serve as places of recreation and community activity.
g. 
Sites reserved in locations that foster civic buildings as symbols of community.
h. 
Private buildings that clearly define the public spaces and mask the majority of the parking lots.
i. 
Architecture and landscaping which respond to the climate and character of the region.
(3) 
Justification.
The TND supports the following intentions:
a. 
To provide the elderly and the young with their independence by locating most daily activities within walking distance.
b. 
To minimize traffic congestion by reducing the number and length of necessary automobile trips.
c. 
To make public transit a viable alternative by organizing appropriate building concentrations.
d. 
To help citizens watch over their collective security by providing appropriate public spaces.
e. 
To integrate a wide range of household types by providing a full range of housing types.
f. 
To support a sense of community by encouraging suitable civic buildings.
(4) 
Development parameters.
a. 
Parcel location.
The TND is a specialized zoning district which may be permitted land zoned residential, commercial or industrial.
b. 
Parcel size.
The minimum parcel for a Traditional Neighborhood Development TND shall be 80 acres. There shall be no maximum size limit. In the event that the owner of the property adjacent to the land zoned for TND development, irrespective of whether or not a street or other right-of-way separates the properties, wishes to develop in a similar manner, there is no minimum acreage requirement. Any tract that is proposed to be developed as a TND shall be further subdivided into neighborhoods.
c. 
Neighborhood size.
The minimum size of each neighborhood shall be 40 acres and the maximum shall be 200 acres. Larger parcels shall be developed as multiple neighborhoods, each subject to the set of TND provisions. Each neighborhood shall be further divided into the following subzones: Edge, General, Center and Core.
(5) 
Master Plan and zoning.
a. 
Master Plan.
The city master plan may show areas where TNDs are encouraged.
See Subsection (b), Regional Zones
b. 
Zoning.
The city may create a specialized zoning district for TND's which will include detailed descriptions of standards for: Regional zones, urban subzones, general building types, frontage standards, urban standards, use standards, open space standards, thoroughfare standards, parking standards, and architectural standards.
c. 
Regulating Plan.
The owner's zoning submittal shall include a regulating plan showing center and general subzones and where appropriate edge and core subzones. These subzones create a range, from urban to rural by specifying a coordinated set of requirements for private buildings, public open spaces, and thoroughfares.
See Subsection (a), Regulating Plan, and Subsection (c), Urban Subzones
d. 
Shared parking standards.
The owner's zoning submittal may include shared parking areas for uses in center and core subzones. Any shared parking area shall only be so designated upon approval of the city council as part of the zoning change. Such shared parking standards shall be identified on the regulating plan and shall be monitored and maintained by a mandatory property owners association. These regulations allow compact pedestrian friendly blocks and produce a finer grain of development.
e. 
Private buildings.
The requirements refer to type, use and frontage according to subzone. Public buildings are not coded in this manner. Their specifications will be subject to approval by the town center architect.
See Subsection (d), General Building Types, Subsection (g), Urban standards, Subsection (h), Use Standards, and Subsection (f), Frontage Standards
f. 
Public spaces.
The requirements specify parks, greens, squares and plazas.
See Subsection (i), Open Space Standards
g. 
Thoroughfares.
The requirements specify velocity and streetscape to create boulevards, avenues, streets and roads with corresponding rear alleys and lanes. The size of the thoroughfares is determined by adjacent land uses, desired traffic movement, and design speed.
See Subsection (j), Thoroughfare Standards
h. 
Architecture.
See Subsection (m), Architecture Standards.
(b) 
Regional zones.
Regional zones consist of:
C CORRIDOR
N NEIGHBORHOOD
D District
Corridor: open space connectors and linear transportation rights-of-way.
Neighborhood: compact urbanized areas providing a balanced range of human needs.
District: urbanized areas specialized around a predominant activity.
The corridor includes natural and manmade components ranging from wildlife trails to rail lines.
The natural corridors are formed by the assembly of natural, agricultural, and recreational open spaces, such as parks, school yards, and golf courses. These continuous spaces can be part of a larger network, connecting the urban open spaces to the countryside.
The transportation corridor is determined by its intensity. Heavy rail corridors should remain tangent and external to all urbanized areas. Light rail and streetcar corridors may occur at boulevards at the edges of neighborhoods. Bus corridors may pass into neighborhoods on streets. The corridor may also be a continuous parkway, providing long-distance walking and bicycle trails. The corridor should not be the residual space bounding separate zones. Rather, it is a public element characterized by its visible continuity.
The neighborhood includes a balanced set of activities: shopping, work, schooling, recreation, and dwelling. This is particularly useful for those such as the young, old, or handicapped.
The neighborhood provides business incubators as well as housing for a variety of lifestyles. Inclusive housing refers to the housing needs of people at all stages of life.
The neighborhood has a center and an edge which contribute to the identity of the community. The center is a public space, which may be a plaza, a square, a green, or an important street intersection. It is located near the center of the neighborhood, unless compelled by a geographic circumstance to be elsewhere. Eccentric locations may be justified by a shoreline, a transportation corridor, or a compelling view.
The center is the appropriate location of the neighborhood's public buildings. Shops and workplaces are usually associated with the center. In the aggregation of neighborhoods which create towns and cities, these buildings should be at the edge, where they gain synergy as neighborhoods connect.
The edges of a neighborhood vary in character. In villages, the edge is usually defined by open space. In towns and cities, the edge is often another neighborhood or transportation corridor.
The optimal size of a neighborhood is a quarter mile from center to edge. This distance is the equivalent of a five-minute walk at an easy pace. This limit assures a population within walking distance of many of its daily needs. This size is determined, not by density but by a maximum walking radius. Larger areas are reapportioned as multiple neighborhoods. Smaller areas should be concurrently planned with adjoining holdings. A transit stop within walking distance of most homes enhances the usefulness of public transportation.
The neighborhood is structured on a fine-grained network of thoroughfares to shorten pedestrian routes. This interconnecting street pattern provides multiple routes that diffuse traffic, keeping local traffic off regional roads and through traffic off local streets.
Neighborhood thoroughfares are designed to provide equitably for pedestrian comfort and for automobile movement. Pedestrian activity encourages the casual meetings that form the bonds of community.
The neighborhood identifies appropriate locations for civic buildings. These enhance community identity and foster community participation.
The district is restricted from allowing the full range of activities of a neighborhood. A district is only justified to accommodate uses that cannot be incorporated into the neighborhood structure. Examples are theater districts, capitol areas and college campuses. Other districts accommodate large scale transportation or manufacturing uses, such as airports, container terminals, refineries, and "big-box" retailing. The structure of the district should parallel that of the neighborhood: an identifiable focus encourages orientation and identity, while clear boundaries facilitate the formulation of special management organizations. Interconnection with adjacent neighborhoods encourages pedestrian access. Districts benefit from transit systems, and should be located within the regional network.
Districts must be justified by a public process leading to approval by the appropriate public body.
(c) 
Urban subzones.
(1) 
Zoning cross section.
The systematic arrangement of the neighborhood into zones. The natural internal structure of the neighborhood includes three zones-Edge, General, and Center — which progress from the most rural (Edge) to the most urban (Center) areas of the neighborhood.
a. 
The Core is the area where several neighborhoods meet, and is characterized by a high intensity and variety of uses.
b. 
The Civic zone is an overlay zone, applicable anywhere in the neighborhood.
c. 
Each zone has a different character that results from the intensity and variety of permitted uses. All of the elements within each zone-the buildings, the streets, the public spaces - are all scaled for that zone. As a result, the traditional neighborhood is an integrated living environment, instead of an assemblage of single-use areas.
C CORRIDOR
N NEIGHBORHOOD
D District
Corridor: open space connectors and linear transportation rights-of-way.
Neighborhood: compact urbanized areas providing a balanced range of human needs.
District: urbanized areas specialized around a predominant activity.
The corridor includes natural and manmade components ranging from wildlife trails to rail lines.
The natural corridors are formed by the assembly of natural, agricultural, and recreational open spaces, such as parks, school yards, and golf courses. These continuous spaces can be part of a larger network, connecting the urban open spaces to the countryside.
The transportation corridor is determined by its intensity. Heavy rail corridors should remain tangent and external to all urbanized areas. Light rail and streetcar corridors may occur at boulevards at the edges of neighborhoods. Bus corridors may pass into neighborhoods on streets. The corridor may also be a continuous parkway, providing long-distance walking and bicycle trails. The corridor should not be the residual space bounding separate zones. Rather, it is a public element characterized by its visible continuity.
The neighborhood includes a balanced set of activities: shopping, work, schooling, recreation, and dwelling. This is particularly useful for those such as the young, old, or handicapped.
The neighborhood provides business incubators as well as housing for a variety of lifestyles. Inclusive housing refers to the housing needs of people at all stages of life.
The neighborhood has a center and an edge which contribute to the identity of the community. The center is a public space, which may be a plaza, a square, a green, or an important street intersection. It is located near the center of the neighborhood, unless compelled by a geographic circumstance to be elsewhere. Eccentric locations may be justified by a shoreline, a transportation corridor, or a compelling view.
The center is the appropriate location of the neighborhood's public buildings. Shops and workplaces are usually associated with the center. In the aggregation of neighborhoods which create towns and cities, these buildings should be at the edge, where they gain synergy as neighborhoods connect.
The edges of a neighborhood vary in character. In villages, the edge is usually defined by open space. In towns and cities, the edge is often another neighborhood or transportation corridor.
The optimal size of a neighborhood is a quarter mile from center to edge. This distance is the equivalent of a five-minute walk at an easy pace. This limit assures a population within walking distance of many of its daily needs. This size is determined, not by density but by a maximum walking radius. Larger areas are reapportioned as multiple neighborhoods. Smaller areas should be concurrently planned with adjoining holdings. A transit stop within walking distance of most homes enhances the usefulness of public transportation.
The neighborhood is structured on a fine-grained network of thoroughfares to shorten pedestrian routes. This interconnecting street pattern provides multiple routes that diffuse traffic, keeping local traffic off regional roads and through traffic off local streets.
Neighborhood thoroughfares are designed to provide equitably for pedestrian comfort and for automobile movement. Pedestrian activity encourages the casual meetings that form the bonds of community.
The neighborhood identifies appropriate locations for civic buildings. These enhance community identity and foster community participation.
The district is restricted from allowing the full range of activities of a neighborhood. A district is only justified to accommodate uses that cannot be incorporated into the neighborhood structure. Examples are theater districts, capitol areas and college campuses. Other districts accommodate large scale transportation or manufacturing uses, such as airports, container terminals, refineries, and "big-box" retailing. The structure of the district should parallel that of the neighborhood: an identifiable focus encourages orientation and identity, while clear boundaries facilitate the formulation of special management organizations. Interconnection with adjacent neighborhoods encourages pedestrian access. Districts benefit from transit systems, and should be located within the regional network.
Districts must be justified by a public process leading to approval by the appropriate public body.
(d) 
General building types.
There are four general categories of building types: edge yard, side yard, rear yard, and court yard. Types are most easily defined by their various relationships to their lots, expressed as the residual yard. These types are able to accommodate all common residential and commercial uses. The specialized category is expected to accommodate exceptional types.
C CORRIDOR
N NEIGHBORHOOD
D District
Corridor: open space connectors and linear transportation rights-of-way.
Neighborhood: compact urbanized areas providing a balanced range of human needs.
District: urbanized areas specialized around a predominant activity.
The corridor includes natural and manmade components ranging from wildlife trails to rail lines.
The natural corridors are formed by the assembly of natural, agricultural, and recreational open spaces, such as parks, school yards, and golf courses. These continuous spaces can be part of a larger network, connecting the urban open spaces to the countryside.
The transportation corridor is determined by its intensity. Heavy rail corridors should remain tangent and external to all urbanized areas. Light rail and streetcar corridors may occur at boulevards at the edges of neighborhoods. Bus corridors may pass into neighborhoods on streets. The corridor may also be a continuous parkway, providing long-distance walking and bicycle trails. The corridor should not be the residual space bounding separate zones. Rather, it is a public element characterized by its visible continuity.
The neighborhood includes a balanced set of activities: shopping, work, schooling, recreation, and dwelling. This is particularly useful for those such as the young, old, or handicapped.
The neighborhood provides business incubators as well as housing for a variety of lifestyles. Inclusive housing refers to the housing needs of people at all stages of life.
The neighborhood has a center and an edge which contribute to the identity of the community. The center is a public space, which may be a plaza, a square, a green, or an important street intersection. It is located near the center of the neighborhood, unless compelled by a geographic circumstance to be elsewhere. Eccentric locations may be justified by a shoreline, a transportation corridor, or a compelling view.
The center is the appropriate location of the neighborhood's public buildings. Shops and workplaces are usually associated with the center. In the aggregation of neighborhoods which create towns and cities, these buildings should be at the edge, where they gain synergy as neighborhoods connect.
The edges of a neighborhood vary in character. In villages, the edge is usually defined by open space. In towns and cities, the edge is often another neighborhood or transportation corridor.
The optimal size of a neighborhood is a quarter mile from center to edge. This distance is the equivalent of a five-minute walk at an easy pace. This limit assures a population within walking distance of many of its daily needs. This size is determined, not by density but by a maximum walking radius. Larger areas are reapportioned as multiple neighborhoods. Smaller areas should be concurrently planned with adjoining holdings. A transit stop within walking distance of most homes enhances the usefulness of public transportation.
The neighborhood is structured on a fine-grained network of thoroughfares to shorten pedestrian routes. This interconnecting street pattern provides multiple routes that diffuse traffic, keeping local traffic off regional roads and through traffic off local streets.
Neighborhood thoroughfares are designed to provide equitably for pedestrian comfort and for automobile movement. Pedestrian activity encourages the casual meetings that form the bonds of community.
The neighborhood identifies appropriate locations for civic buildings. These enhance community identity and foster community participation.
The district is restricted from allowing the full range of activities of a neighborhood. A district is only justified to accommodate uses that cannot be incorporated into the neighborhood structure. Examples are theater districts, capitol areas and college campuses. Other districts accommodate large scale transportation or manufacturing uses, such as airports, container terminals, refineries, and "big-box" retailing. The structure of the district should parallel that of the neighborhood: an identifiable focus encourages orientation and identity, while clear boundaries facilitate the formulation of special management organizations. Interconnection with adjacent neighborhoods encourages pedestrian access. Districts benefit from transit systems, and should be located within the regional network.
Districts must be justified by a public process leading to approval by the appropriate public body.
(e) 
Table of Allowed Building Types.
(1) 
Building Types permitted by sub zone.
Table below shall establish the building types permitted by Sub-Zone. The drawings contained in this table illustrate the general height in stories and the type of frontage of the proposed building types and do not represent a building design that must be replicated either in detail or in generalities, except as described in the text.
C CORRIDOR
N NEIGHBORHOOD
D District
Corridor: open space connectors and linear transportation rights-of-way.
Neighborhood: compact urbanized areas providing a balanced range of human needs.
District: urbanized areas specialized around a predominant activity.
The corridor includes natural and manmade components ranging from wildlife trails to rail lines.
The natural corridors are formed by the assembly of natural, agricultural, and recreational open spaces, such as parks, school yards, and golf courses. These continuous spaces can be part of a larger network, connecting the urban open spaces to the countryside.
The transportation corridor is determined by its intensity. Heavy rail corridors should remain tangent and external to all urbanized areas. Light rail and streetcar corridors may occur at boulevards at the edges of neighborhoods. Bus corridors may pass into neighborhoods on streets. The corridor may also be a continuous parkway, providing long-distance walking and bicycle trails. The corridor should not be the residual space bounding separate zones. Rather, it is a public element characterized by its visible continuity.
The neighborhood includes a balanced set of activities: shopping, work, schooling, recreation, and dwelling. This is particularly useful for those such as the young, old, or handicapped.
The neighborhood provides business incubators as well as housing for a variety of lifestyles. Inclusive housing refers to the housing needs of people at all stages of life.
The neighborhood has a center and an edge which contribute to the identity of the community. The center is a public space, which may be a plaza, a square, a green, or an important street intersection. It is located near the center of the neighborhood, unless compelled by a geographic circumstance to be elsewhere. Eccentric locations may be justified by a shoreline, a transportation corridor, or a compelling view.
The center is the appropriate location of the neighborhood's public buildings. Shops and workplaces are usually associated with the center. In the aggregation of neighborhoods which create towns and cities, these buildings should be at the edge, where they gain synergy as neighborhoods connect.
The edges of a neighborhood vary in character. In villages, the edge is usually defined by open space. In towns and cities, the edge is often another neighborhood or transportation corridor.
The optimal size of a neighborhood is a quarter mile from center to edge. This distance is the equivalent of a five-minute walk at an easy pace. This limit assures a population within walking distance of many of its daily needs. This size is determined, not by density but by a maximum walking radius. Larger areas are reapportioned as multiple neighborhoods. Smaller areas should be concurrently planned with adjoining holdings. A transit stop within walking distance of most homes enhances the usefulness of public transportation.
The neighborhood is structured on a fine-grained network of thoroughfares to shorten pedestrian routes. This interconnecting street pattern provides multiple routes that diffuse traffic, keeping local traffic off regional roads and through traffic off local streets.
Neighborhood thoroughfares are designed to provide equitably for pedestrian comfort and for automobile movement. Pedestrian activity encourages the casual meetings that form the bonds of community.
The neighborhood identifies appropriate locations for civic buildings. These enhance community identity and foster community participation.
The district is restricted from allowing the full range of activities of a neighborhood. A district is only justified to accommodate uses that cannot be incorporated into the neighborhood structure. Examples are theater districts, capitol areas and college campuses. Other districts accommodate large scale transportation or manufacturing uses, such as airports, container terminals, refineries, and "big-box" retailing. The structure of the district should parallel that of the neighborhood: an identifiable focus encourages orientation and identity, while clear boundaries facilitate the formulation of special management organizations. Interconnection with adjacent neighborhoods encourages pedestrian access. Districts benefit from transit systems, and should be located within the regional network.
Districts must be justified by a public process leading to approval by the appropriate public body.
(f) 
Frontage standards.
An illustrated matrix referenced by the Urban Standards that describes the range of frontages available for residential and commercial construction, and assigns those frontages to the different sectors of the regulating plan.
(1) 
Streetscape and frontage.
The combination of the private frontage and the public streetscape which defines much of the physical character of the public realm. The combination constitutes the layer between the building and the vehicular lanes. Streetscape frontages range in character from urban to rural as a function of their setback and of the composition of their elements.
(2) 
Public streetscape.
The publicly-held layer between the lot line and the edge of the vehicular lanes. The variables of streetscape are the type and dimension of curbs, walks, planters, street trees, and streetlights.
(3) 
Private frontage.
The privately-held layer between the facade of a building and the lot line. The variables of private frontage are the dimensional depth of the front yard and the combination of architectural elements such as fences, stops, porches, and colonnades.
(4) 
Correlation.
The codes that govern the frontages and streetscapes of traditional neighborhoods are based on the urbanism inherent in the great cities, towns, and villages of the world. These specified frontages and streetscapes define the public realm and expand the available options beyond the limited number found in conventionally-planned subdivisions.
(5) 
Note.
Frontages are independent of building type. For example, a rowhouse type may have as its frontage a stoop, a door yard, or a porch.
(6) 
Non Town Center street frontages.
Extended building setbacks up to a maximum of 100 feet may be approved by DRC with the inclusion of major entryway features and a minimum of a 15 foot landscape buffer in front of buildings directly adjacent to non Town Center arterial street frontages.
C CORRIDOR
N NEIGHBORHOOD
D District
Corridor: open space connectors and linear transportation rights-of-way.
Neighborhood: compact urbanized areas providing a balanced range of human needs.
District: urbanized areas specialized around a predominant activity.
The corridor includes natural and manmade components ranging from wildlife trails to rail lines.
The natural corridors are formed by the assembly of natural, agricultural, and recreational open spaces, such as parks, school yards, and golf courses. These continuous spaces can be part of a larger network, connecting the urban open spaces to the countryside.
The transportation corridor is determined by its intensity. Heavy rail corridors should remain tangent and external to all urbanized areas. Light rail and streetcar corridors may occur at boulevards at the edges of neighborhoods. Bus corridors may pass into neighborhoods on streets. The corridor may also be a continuous parkway, providing long-distance walking and bicycle trails. The corridor should not be the residual space bounding separate zones. Rather, it is a public element characterized by its visible continuity.
The neighborhood includes a balanced set of activities: shopping, work, schooling, recreation, and dwelling. This is particularly useful for those such as the young, old, or handicapped.
The neighborhood provides business incubators as well as housing for a variety of lifestyles. Inclusive housing refers to the housing needs of people at all stages of life.
The neighborhood has a center and an edge which contribute to the identity of the community. The center is a public space, which may be a plaza, a square, a green, or an important street intersection. It is located near the center of the neighborhood, unless compelled by a geographic circumstance to be elsewhere. Eccentric locations may be justified by a shoreline, a transportation corridor, or a compelling view.
The center is the appropriate location of the neighborhood's public buildings. Shops and workplaces are usually associated with the center. In the aggregation of neighborhoods which create towns and cities, these buildings should be at the edge, where they gain synergy as neighborhoods connect.
The edges of a neighborhood vary in character. In villages, the edge is usually defined by open space. In towns and cities, the edge is often another neighborhood or transportation corridor.
The optimal size of a neighborhood is a quarter mile from center to edge. This distance is the equivalent of a five-minute walk at an easy pace. This limit assures a population within walking distance of many of its daily needs. This size is determined, not by density but by a maximum walking radius. Larger areas are reapportioned as multiple neighborhoods. Smaller areas should be concurrently planned with adjoining holdings. A transit stop within walking distance of most homes enhances the usefulness of public transportation.
The neighborhood is structured on a fine-grained network of thoroughfares to shorten pedestrian routes. This interconnecting street pattern provides multiple routes that diffuse traffic, keeping local traffic off regional roads and through traffic off local streets.
Neighborhood thoroughfares are designed to provide equitably for pedestrian comfort and for automobile movement. Pedestrian activity encourages the casual meetings that form the bonds of community.
The neighborhood identifies appropriate locations for civic buildings. These enhance community identity and foster community participation.
The district is restricted from allowing the full range of activities of a neighborhood. A district is only justified to accommodate uses that cannot be incorporated into the neighborhood structure. Examples are theater districts, capitol areas and college campuses. Other districts accommodate large scale transportation or manufacturing uses, such as airports, container terminals, refineries, and "big-box" retailing. The structure of the district should parallel that of the neighborhood: an identifiable focus encourages orientation and identity, while clear boundaries facilitate the formulation of special management organizations. Interconnection with adjacent neighborhoods encourages pedestrian access. Districts benefit from transit systems, and should be located within the regional network.
Districts must be justified by a public process leading to approval by the appropriate public body.
(g) 
Urban standards.
The urban regulations are a matrix of drawings and text regulating those aspects of the private building types which form the public realm. It differs from conventional zoning codes in that, rather than being generally proscriptive, it is specifically prescriptive. For example, all buildings must place a specified percentage of their street facades on a common frontage line, and parking is regulated to certain areas to avoid interruptions in the street frontage. The urban regulations may encourage or require the provision of certain building elements which enhance the sense of community such as stoops, porches, garden walls, and outbuildings.
(1) 
Lot.
Lot width and depth shall be according to the designated dimensions. Lot coverage by buildings shall not exceed the designated ratio.
(2) 
Setback.
Buildings shall be set upon lots according to the designated dimensions relative to the boundary lines. Arcades, and/or unscreened porches, stoops, bay windows, and balconies may encroach up to ten feet into front setbacks and five feet into side setbacks along a street. Arcades, stoops and balconies may encroach into R.O.W. as illustrated on the frontage standards.
(3) 
Frontage.
Buildings shall be provided with one or several of the frontages diagrammed in Frontage Standards for each zone. The front setback shall be measured to the principal facade.
(4) 
Facade.
Elements of facades shall be built out to the required percentage of the lot frontage. Facade articulation shall not exceed the designated number of exterior corners.
(5) 
Height.
Buildings shall not exceed the maximum number of stories and the designated dimensions measured from the enfronting sidewalk.
(6) 
Parking.
The parking areas shall conform to the criteria established in Exhibit C, "Town Center Parking Standards." The parking count for commercial (office and retail) buildings may be adjusted according to the city approved shared parking regulations. Required parking for single-family detached types shall be on site. This shall also apply to any nonresidential use that is being conducted on a lot where a single-family use is the principal use. Other building types may count on-street parking or central parking areas toward parking requirements.
(7) 
Uses.
Buildings within each zone shall accommodate uses as described within the use standards and as identified in the Town Center Table of Permitted Uses.
(8) 
Frontage wall.
A wall parallel to the frontage line, coplanar with the building facade used to connect the void between buildings, maximum height is 4.0 feet.
(9) 
Frontage fence.
A fence placed directly on the frontage line; maximum height is 4.0 feet.
(10) 
Outbuilding.
A small building associated with a principal building by ownership and shared lot. An outbuilding may be used as a home office, a garage or an accessory dwelling to be rented but not sold separately from the principal building. An outbuilding shall be not exceed 550 feet 2 in enclosed area in addition to the garage area. Syn. Accessory building, ancillary building, backyard cottage, garage apartment, granny flat.
C CORRIDOR
N NEIGHBORHOOD
D District
Corridor: open space connectors and linear transportation rights-of-way.
Neighborhood: compact urbanized areas providing a balanced range of human needs.
District: urbanized areas specialized around a predominant activity.
The corridor includes natural and manmade components ranging from wildlife trails to rail lines.
The natural corridors are formed by the assembly of natural, agricultural, and recreational open spaces, such as parks, school yards, and golf courses. These continuous spaces can be part of a larger network, connecting the urban open spaces to the countryside.
The transportation corridor is determined by its intensity. Heavy rail corridors should remain tangent and external to all urbanized areas. Light rail and streetcar corridors may occur at boulevards at the edges of neighborhoods. Bus corridors may pass into neighborhoods on streets. The corridor may also be a continuous parkway, providing long-distance walking and bicycle trails. The corridor should not be the residual space bounding separate zones. Rather, it is a public element characterized by its visible continuity.
The neighborhood includes a balanced set of activities: shopping, work, schooling, recreation, and dwelling. This is particularly useful for those such as the young, old, or handicapped.
The neighborhood provides business incubators as well as housing for a variety of lifestyles. Inclusive housing refers to the housing needs of people at all stages of life.
The neighborhood has a center and an edge which contribute to the identity of the community. The center is a public space, which may be a plaza, a square, a green, or an important street intersection. It is located near the center of the neighborhood, unless compelled by a geographic circumstance to be elsewhere. Eccentric locations may be justified by a shoreline, a transportation corridor, or a compelling view.
The center is the appropriate location of the neighborhood's public buildings. Shops and workplaces are usually associated with the center. In the aggregation of neighborhoods which create towns and cities, these buildings should be at the edge, where they gain synergy as neighborhoods connect.
The edges of a neighborhood vary in character. In villages, the edge is usually defined by open space. In towns and cities, the edge is often another neighborhood or transportation corridor.
The optimal size of a neighborhood is a quarter mile from center to edge. This distance is the equivalent of a five-minute walk at an easy pace. This limit assures a population within walking distance of many of its daily needs. This size is determined, not by density but by a maximum walking radius. Larger areas are reapportioned as multiple neighborhoods. Smaller areas should be concurrently planned with adjoining holdings. A transit stop within walking distance of most homes enhances the usefulness of public transportation.
The neighborhood is structured on a fine-grained network of thoroughfares to shorten pedestrian routes. This interconnecting street pattern provides multiple routes that diffuse traffic, keeping local traffic off regional roads and through traffic off local streets.
Neighborhood thoroughfares are designed to provide equitably for pedestrian comfort and for automobile movement. Pedestrian activity encourages the casual meetings that form the bonds of community.
The neighborhood identifies appropriate locations for civic buildings. These enhance community identity and foster community participation.
The district is restricted from allowing the full range of activities of a neighborhood. A district is only justified to accommodate uses that cannot be incorporated into the neighborhood structure. Examples are theater districts, capitol areas and college campuses. Other districts accommodate large scale transportation or manufacturing uses, such as airports, container terminals, refineries, and "big-box" retailing. The structure of the district should parallel that of the neighborhood: an identifiable focus encourages orientation and identity, while clear boundaries facilitate the formulation of special management organizations. Interconnection with adjacent neighborhoods encourages pedestrian access. Districts benefit from transit systems, and should be located within the regional network.
Districts must be justified by a public process leading to approval by the appropriate public body.
(h) 
Use Standards.
The use standards are a matrix of text referenced by the urban standards that designates the general category of uses permitted in each of the zoning categories. The uses include residential, lodging, office, retail, and manufacturing, each to various degrees, with emphasis on allowing flexibility wherever possible. Uses are fully identified in the Town Center Table of permitted uses. Parking requirements are correlated to the various combinations of use, and are cumulative according to zone. Parking requirements are contained in the approved parking regulations.
C CORRIDOR
N NEIGHBORHOOD
D District
Corridor: open space connectors and linear transportation rights-of-way.
Neighborhood: compact urbanized areas providing a balanced range of human needs.
District: urbanized areas specialized around a predominant activity.
The corridor includes natural and manmade components ranging from wildlife trails to rail lines.
The natural corridors are formed by the assembly of natural, agricultural, and recreational open spaces, such as parks, school yards, and golf courses. These continuous spaces can be part of a larger network, connecting the urban open spaces to the countryside.
The transportation corridor is determined by its intensity. Heavy rail corridors should remain tangent and external to all urbanized areas. Light rail and streetcar corridors may occur at boulevards at the edges of neighborhoods. Bus corridors may pass into neighborhoods on streets. The corridor may also be a continuous parkway, providing long-distance walking and bicycle trails. The corridor should not be the residual space bounding separate zones. Rather, it is a public element characterized by its visible continuity.
The neighborhood includes a balanced set of activities: shopping, work, schooling, recreation, and dwelling. This is particularly useful for those such as the young, old, or handicapped.
The neighborhood provides business incubators as well as housing for a variety of lifestyles. Inclusive housing refers to the housing needs of people at all stages of life.
The neighborhood has a center and an edge which contribute to the identity of the community. The center is a public space, which may be a plaza, a square, a green, or an important street intersection. It is located near the center of the neighborhood, unless compelled by a geographic circumstance to be elsewhere. Eccentric locations may be justified by a shoreline, a transportation corridor, or a compelling view.
The center is the appropriate location of the neighborhood's public buildings. Shops and workplaces are usually associated with the center. In the aggregation of neighborhoods which create towns and cities, these buildings should be at the edge, where they gain synergy as neighborhoods connect.
The edges of a neighborhood vary in character. In villages, the edge is usually defined by open space. In towns and cities, the edge is often another neighborhood or transportation corridor.
The optimal size of a neighborhood is a quarter mile from center to edge. This distance is the equivalent of a five-minute walk at an easy pace. This limit assures a population within walking distance of many of its daily needs. This size is determined, not by density but by a maximum walking radius. Larger areas are reapportioned as multiple neighborhoods. Smaller areas should be concurrently planned with adjoining holdings. A transit stop within walking distance of most homes enhances the usefulness of public transportation.
The neighborhood is structured on a fine-grained network of thoroughfares to shorten pedestrian routes. This interconnecting street pattern provides multiple routes that diffuse traffic, keeping local traffic off regional roads and through traffic off local streets.
Neighborhood thoroughfares are designed to provide equitably for pedestrian comfort and for automobile movement. Pedestrian activity encourages the casual meetings that form the bonds of community.
The neighborhood identifies appropriate locations for civic buildings. These enhance community identity and foster community participation.
The district is restricted from allowing the full range of activities of a neighborhood. A district is only justified to accommodate uses that cannot be incorporated into the neighborhood structure. Examples are theater districts, capitol areas and college campuses. Other districts accommodate large scale transportation or manufacturing uses, such as airports, container terminals, refineries, and "big-box" retailing. The structure of the district should parallel that of the neighborhood: an identifiable focus encourages orientation and identity, while clear boundaries facilitate the formulation of special management organizations. Interconnection with adjacent neighborhoods encourages pedestrian access. Districts benefit from transit systems, and should be located within the regional network.
Districts must be justified by a public process leading to approval by the appropriate public body.
(i) 
Open space standards.
Open space areas remaining free of building which, together with a well-designed system of thoroughfares, provides the public realm at all scales of urbanism, from the region to the block.
(1) 
Open space should be specialized in function and appropriate in location. Open space within a traditional neighborhood ranges from watersheds to roof gardens. The types of open space are defined by location within the neighborhood zone, size, landscaping, enfronting condition (buildings at the edge), and equipment.
(2) 
The majority of open space within a traditional neighborhood is public, rather than private, and is located within greenways, parks, squares or playgrounds, rather than individual back yards. Open space, to be truly public, should be enfronted by building facades and circumscribed by thoroughfares. Open space provides community gathering places and enhances the value of the neighborhood for all residents, as well as for individual landowners.
(3) 
Open spaces, to be fully used, should straddle pedestrian corridors or be adjacent to meaningful destinations. Care should also be taken that open spaces have visual supervision from fronting buildings.
(4) 
Required public open space: All new development within the Town Center District shall provide a minimum of five percent of the gross area of the site as described on a concept plan as usable civic or open spaces. Required public open spaces may include pocket parks, children's play areas, greens, squares, promenades or linear greens. Open Spaces should be designed to be prominently featured and add value to the neighborhood. Required public open spaces can be publicly or privately maintained but must provide general public access and pedestrian connectivity to be counted as a required open space. Shaded pedestrian corridors such as promenades are encouraged to link neighborhoods to civic and core areas and provide linkage between major destinations and neighborhoods. Required yards and retention/detention areas are not considered as public open spaces. Courtyards, porches, patios and balconies are considered private open spaces.
a. 
Court: a private exterior space partially surrounded by a building and opening to a thoroughfare. It is often used as a vehicular entrance or drop-off, and its landscape may be paved.
b. 
Green: an open space of limited extent available for unstructured recreation, circumscribed by building frontages, its landscape consisting of grassy areas and trees, naturalistically disposed, and requiring only limited maintenance.
c. 
Patio: a private area entirely surrounded by a single building invisible from the public thoroughfare, and valuable for isolating incompatible uses from neighboring buildings.
d. 
Playground: a small open area specifically designed and equipped for the play of children. A playground is usually fenced and may include an open shelter. Playgrounds should be interspersed within residential areas, a short walking distance from dwellings.
e. 
Plaza: A primarily hardscaped civic/open space with formal landscaping, available for civic purposes and commercial activities. A plaza shall be spatially defined by buildings.
f. 
Promenade: A promenade is a linear form of open space with a broad eight foot sidewalk and trees on both sides. It may be incorporated into the public Right-of-way. Benches shall be provided at least once for each 100 linear feet of promenade.
g. 
Square: a public space, seldom larger than a block, at the intersection of important streets, set aside for civic purposes and circumscribed by building frontages. Its landscape consists of paved walks, lawns, trees, and civic buildings, all formally disposed and requiring substantial maintenance.
(j) 
Thoroughfare types.
All pavement widths are measured from "face of curb" to "face of curb". At final site plan approval the City shall designate no parking areas with required improved bump-outs or chokers to establish fire fighting staging areas as needed. Final tree species approved by DRC with final site plan approval.
C CORRIDOR
N NEIGHBORHOOD
D District
Corridor: open space connectors and linear transportation rights-of-way.
Neighborhood: compact urbanized areas providing a balanced range of human needs.
District: urbanized areas specialized around a predominant activity.
The corridor includes natural and manmade components ranging from wildlife trails to rail lines.
The natural corridors are formed by the assembly of natural, agricultural, and recreational open spaces, such as parks, school yards, and golf courses. These continuous spaces can be part of a larger network, connecting the urban open spaces to the countryside.
The transportation corridor is determined by its intensity. Heavy rail corridors should remain tangent and external to all urbanized areas. Light rail and streetcar corridors may occur at boulevards at the edges of neighborhoods. Bus corridors may pass into neighborhoods on streets. The corridor may also be a continuous parkway, providing long-distance walking and bicycle trails. The corridor should not be the residual space bounding separate zones. Rather, it is a public element characterized by its visible continuity.
The neighborhood includes a balanced set of activities: shopping, work, schooling, recreation, and dwelling. This is particularly useful for those such as the young, old, or handicapped.
The neighborhood provides business incubators as well as housing for a variety of lifestyles. Inclusive housing refers to the housing needs of people at all stages of life.
The neighborhood has a center and an edge which contribute to the identity of the community. The center is a public space, which may be a plaza, a square, a green, or an important street intersection. It is located near the center of the neighborhood, unless compelled by a geographic circumstance to be elsewhere. Eccentric locations may be justified by a shoreline, a transportation corridor, or a compelling view.
The center is the appropriate location of the neighborhood's public buildings. Shops and workplaces are usually associated with the center. In the aggregation of neighborhoods which create towns and cities, these buildings should be at the edge, where they gain synergy as neighborhoods connect.
The edges of a neighborhood vary in character. In villages, the edge is usually defined by open space. In towns and cities, the edge is often another neighborhood or transportation corridor.
The optimal size of a neighborhood is a quarter mile from center to edge. This distance is the equivalent of a five-minute walk at an easy pace. This limit assures a population within walking distance of many of its daily needs. This size is determined, not by density but by a maximum walking radius. Larger areas are reapportioned as multiple neighborhoods. Smaller areas should be concurrently planned with adjoining holdings. A transit stop within walking distance of most homes enhances the usefulness of public transportation.
The neighborhood is structured on a fine-grained network of thoroughfares to shorten pedestrian routes. This interconnecting street pattern provides multiple routes that diffuse traffic, keeping local traffic off regional roads and through traffic off local streets.
Neighborhood thoroughfares are designed to provide equitably for pedestrian comfort and for automobile movement. Pedestrian activity encourages the casual meetings that form the bonds of community.
The neighborhood identifies appropriate locations for civic buildings. These enhance community identity and foster community participation.
The district is restricted from allowing the full range of activities of a neighborhood. A district is only justified to accommodate uses that cannot be incorporated into the neighborhood structure. Examples are theater districts, capitol areas and college campuses. Other districts accommodate large scale transportation or manufacturing uses, such as airports, container terminals, refineries, and "big-box" retailing. The structure of the district should parallel that of the neighborhood: an identifiable focus encourages orientation and identity, while clear boundaries facilitate the formulation of special management organizations. Interconnection with adjacent neighborhoods encourages pedestrian access. Districts benefit from transit systems, and should be located within the regional network.
Districts must be justified by a public process leading to approval by the appropriate public body.
C CORRIDOR
N NEIGHBORHOOD
D District
Corridor: open space connectors and linear transportation rights-of-way.
Neighborhood: compact urbanized areas providing a balanced range of human needs.
District: urbanized areas specialized around a predominant activity.
The corridor includes natural and manmade components ranging from wildlife trails to rail lines.
The natural corridors are formed by the assembly of natural, agricultural, and recreational open spaces, such as parks, school yards, and golf courses. These continuous spaces can be part of a larger network, connecting the urban open spaces to the countryside.
The transportation corridor is determined by its intensity. Heavy rail corridors should remain tangent and external to all urbanized areas. Light rail and streetcar corridors may occur at boulevards at the edges of neighborhoods. Bus corridors may pass into neighborhoods on streets. The corridor may also be a continuous parkway, providing long-distance walking and bicycle trails. The corridor should not be the residual space bounding separate zones. Rather, it is a public element characterized by its visible continuity.
The neighborhood includes a balanced set of activities: shopping, work, schooling, recreation, and dwelling. This is particularly useful for those such as the young, old, or handicapped.
The neighborhood provides business incubators as well as housing for a variety of lifestyles. Inclusive housing refers to the housing needs of people at all stages of life.
The neighborhood has a center and an edge which contribute to the identity of the community. The center is a public space, which may be a plaza, a square, a green, or an important street intersection. It is located near the center of the neighborhood, unless compelled by a geographic circumstance to be elsewhere. Eccentric locations may be justified by a shoreline, a transportation corridor, or a compelling view.
The center is the appropriate location of the neighborhood's public buildings. Shops and workplaces are usually associated with the center. In the aggregation of neighborhoods which create towns and cities, these buildings should be at the edge, where they gain synergy as neighborhoods connect.
The edges of a neighborhood vary in character. In villages, the edge is usually defined by open space. In towns and cities, the edge is often another neighborhood or transportation corridor.
The optimal size of a neighborhood is a quarter mile from center to edge. This distance is the equivalent of a five-minute walk at an easy pace. This limit assures a population within walking distance of many of its daily needs. This size is determined, not by density but by a maximum walking radius. Larger areas are reapportioned as multiple neighborhoods. Smaller areas should be concurrently planned with adjoining holdings. A transit stop within walking distance of most homes enhances the usefulness of public transportation.
The neighborhood is structured on a fine-grained network of thoroughfares to shorten pedestrian routes. This interconnecting street pattern provides multiple routes that diffuse traffic, keeping local traffic off regional roads and through traffic off local streets.
Neighborhood thoroughfares are designed to provide equitably for pedestrian comfort and for automobile movement. Pedestrian activity encourages the casual meetings that form the bonds of community.
The neighborhood identifies appropriate locations for civic buildings. These enhance community identity and foster community participation.
The district is restricted from allowing the full range of activities of a neighborhood. A district is only justified to accommodate uses that cannot be incorporated into the neighborhood structure. Examples are theater districts, capitol areas and college campuses. Other districts accommodate large scale transportation or manufacturing uses, such as airports, container terminals, refineries, and "big-box" retailing. The structure of the district should parallel that of the neighborhood: an identifiable focus encourages orientation and identity, while clear boundaries facilitate the formulation of special management organizations. Interconnection with adjacent neighborhoods encourages pedestrian access. Districts benefit from transit systems, and should be located within the regional network.
Districts must be justified by a public process leading to approval by the appropriate public body.
C CORRIDOR
N NEIGHBORHOOD
D District
Corridor: open space connectors and linear transportation rights-of-way.
Neighborhood: compact urbanized areas providing a balanced range of human needs.
District: urbanized areas specialized around a predominant activity.
The corridor includes natural and manmade components ranging from wildlife trails to rail lines.
The natural corridors are formed by the assembly of natural, agricultural, and recreational open spaces, such as parks, school yards, and golf courses. These continuous spaces can be part of a larger network, connecting the urban open spaces to the countryside.
The transportation corridor is determined by its intensity. Heavy rail corridors should remain tangent and external to all urbanized areas. Light rail and streetcar corridors may occur at boulevards at the edges of neighborhoods. Bus corridors may pass into neighborhoods on streets. The corridor may also be a continuous parkway, providing long-distance walking and bicycle trails. The corridor should not be the residual space bounding separate zones. Rather, it is a public element characterized by its visible continuity.
The neighborhood includes a balanced set of activities: shopping, work, schooling, recreation, and dwelling. This is particularly useful for those such as the young, old, or handicapped.
The neighborhood provides business incubators as well as housing for a variety of lifestyles. Inclusive housing refers to the housing needs of people at all stages of life.
The neighborhood has a center and an edge which contribute to the identity of the community. The center is a public space, which may be a plaza, a square, a green, or an important street intersection. It is located near the center of the neighborhood, unless compelled by a geographic circumstance to be elsewhere. Eccentric locations may be justified by a shoreline, a transportation corridor, or a compelling view.
The center is the appropriate location of the neighborhood's public buildings. Shops and workplaces are usually associated with the center. In the aggregation of neighborhoods which create towns and cities, these buildings should be at the edge, where they gain synergy as neighborhoods connect.
The edges of a neighborhood vary in character. In villages, the edge is usually defined by open space. In towns and cities, the edge is often another neighborhood or transportation corridor.
The optimal size of a neighborhood is a quarter mile from center to edge. This distance is the equivalent of a five-minute walk at an easy pace. This limit assures a population within walking distance of many of its daily needs. This size is determined, not by density but by a maximum walking radius. Larger areas are reapportioned as multiple neighborhoods. Smaller areas should be concurrently planned with adjoining holdings. A transit stop within walking distance of most homes enhances the usefulness of public transportation.
The neighborhood is structured on a fine-grained network of thoroughfares to shorten pedestrian routes. This interconnecting street pattern provides multiple routes that diffuse traffic, keeping local traffic off regional roads and through traffic off local streets.
Neighborhood thoroughfares are designed to provide equitably for pedestrian comfort and for automobile movement. Pedestrian activity encourages the casual meetings that form the bonds of community.
The neighborhood identifies appropriate locations for civic buildings. These enhance community identity and foster community participation.
The district is restricted from allowing the full range of activities of a neighborhood. A district is only justified to accommodate uses that cannot be incorporated into the neighborhood structure. Examples are theater districts, capitol areas and college campuses. Other districts accommodate large scale transportation or manufacturing uses, such as airports, container terminals, refineries, and "big-box" retailing. The structure of the district should parallel that of the neighborhood: an identifiable focus encourages orientation and identity, while clear boundaries facilitate the formulation of special management organizations. Interconnection with adjacent neighborhoods encourages pedestrian access. Districts benefit from transit systems, and should be located within the regional network.
Districts must be justified by a public process leading to approval by the appropriate public body.
C CORRIDOR
N NEIGHBORHOOD
D District
Corridor: open space connectors and linear transportation rights-of-way.
Neighborhood: compact urbanized areas providing a balanced range of human needs.
District: urbanized areas specialized around a predominant activity.
The corridor includes natural and manmade components ranging from wildlife trails to rail lines.
The natural corridors are formed by the assembly of natural, agricultural, and recreational open spaces, such as parks, school yards, and golf courses. These continuous spaces can be part of a larger network, connecting the urban open spaces to the countryside.
The transportation corridor is determined by its intensity. Heavy rail corridors should remain tangent and external to all urbanized areas. Light rail and streetcar corridors may occur at boulevards at the edges of neighborhoods. Bus corridors may pass into neighborhoods on streets. The corridor may also be a continuous parkway, providing long-distance walking and bicycle trails. The corridor should not be the residual space bounding separate zones. Rather, it is a public element characterized by its visible continuity.
The neighborhood includes a balanced set of activities: shopping, work, schooling, recreation, and dwelling. This is particularly useful for those such as the young, old, or handicapped.
The neighborhood provides business incubators as well as housing for a variety of lifestyles. Inclusive housing refers to the housing needs of people at all stages of life.
The neighborhood has a center and an edge which contribute to the identity of the community. The center is a public space, which may be a plaza, a square, a green, or an important street intersection. It is located near the center of the neighborhood, unless compelled by a geographic circumstance to be elsewhere. Eccentric locations may be justified by a shoreline, a transportation corridor, or a compelling view.
The center is the appropriate location of the neighborhood's public buildings. Shops and workplaces are usually associated with the center. In the aggregation of neighborhoods which create towns and cities, these buildings should be at the edge, where they gain synergy as neighborhoods connect.
The edges of a neighborhood vary in character. In villages, the edge is usually defined by open space. In towns and cities, the edge is often another neighborhood or transportation corridor.
The optimal size of a neighborhood is a quarter mile from center to edge. This distance is the equivalent of a five-minute walk at an easy pace. This limit assures a population within walking distance of many of its daily needs. This size is determined, not by density but by a maximum walking radius. Larger areas are reapportioned as multiple neighborhoods. Smaller areas should be concurrently planned with adjoining holdings. A transit stop within walking distance of most homes enhances the usefulness of public transportation.
The neighborhood is structured on a fine-grained network of thoroughfares to shorten pedestrian routes. This interconnecting street pattern provides multiple routes that diffuse traffic, keeping local traffic off regional roads and through traffic off local streets.
Neighborhood thoroughfares are designed to provide equitably for pedestrian comfort and for automobile movement. Pedestrian activity encourages the casual meetings that form the bonds of community.
The neighborhood identifies appropriate locations for civic buildings. These enhance community identity and foster community participation.
The district is restricted from allowing the full range of activities of a neighborhood. A district is only justified to accommodate uses that cannot be incorporated into the neighborhood structure. Examples are theater districts, capitol areas and college campuses. Other districts accommodate large scale transportation or manufacturing uses, such as airports, container terminals, refineries, and "big-box" retailing. The structure of the district should parallel that of the neighborhood: an identifiable focus encourages orientation and identity, while clear boundaries facilitate the formulation of special management organizations. Interconnection with adjacent neighborhoods encourages pedestrian access. Districts benefit from transit systems, and should be located within the regional network.
Districts must be justified by a public process leading to approval by the appropriate public body.
C CORRIDOR
N NEIGHBORHOOD
D District
Corridor: open space connectors and linear transportation rights-of-way.
Neighborhood: compact urbanized areas providing a balanced range of human needs.
District: urbanized areas specialized around a predominant activity.
The corridor includes natural and manmade components ranging from wildlife trails to rail lines.
The natural corridors are formed by the assembly of natural, agricultural, and recreational open spaces, such as parks, school yards, and golf courses. These continuous spaces can be part of a larger network, connecting the urban open spaces to the countryside.
The transportation corridor is determined by its intensity. Heavy rail corridors should remain tangent and external to all urbanized areas. Light rail and streetcar corridors may occur at boulevards at the edges of neighborhoods. Bus corridors may pass into neighborhoods on streets. The corridor may also be a continuous parkway, providing long-distance walking and bicycle trails. The corridor should not be the residual space bounding separate zones. Rather, it is a public element characterized by its visible continuity.
The neighborhood includes a balanced set of activities: shopping, work, schooling, recreation, and dwelling. This is particularly useful for those such as the young, old, or handicapped.
The neighborhood provides business incubators as well as housing for a variety of lifestyles. Inclusive housing refers to the housing needs of people at all stages of life.
The neighborhood has a center and an edge which contribute to the identity of the community. The center is a public space, which may be a plaza, a square, a green, or an important street intersection. It is located near the center of the neighborhood, unless compelled by a geographic circumstance to be elsewhere. Eccentric locations may be justified by a shoreline, a transportation corridor, or a compelling view.
The center is the appropriate location of the neighborhood's public buildings. Shops and workplaces are usually associated with the center. In the aggregation of neighborhoods which create towns and cities, these buildings should be at the edge, where they gain synergy as neighborhoods connect.
The edges of a neighborhood vary in character. In villages, the edge is usually defined by open space. In towns and cities, the edge is often another neighborhood or transportation corridor.
The optimal size of a neighborhood is a quarter mile from center to edge. This distance is the equivalent of a five-minute walk at an easy pace. This limit assures a population within walking distance of many of its daily needs. This size is determined, not by density but by a maximum walking radius. Larger areas are reapportioned as multiple neighborhoods. Smaller areas should be concurrently planned with adjoining holdings. A transit stop within walking distance of most homes enhances the usefulness of public transportation.
The neighborhood is structured on a fine-grained network of thoroughfares to shorten pedestrian routes. This interconnecting street pattern provides multiple routes that diffuse traffic, keeping local traffic off regional roads and through traffic off local streets.
Neighborhood thoroughfares are designed to provide equitably for pedestrian comfort and for automobile movement. Pedestrian activity encourages the casual meetings that form the bonds of community.
The neighborhood identifies appropriate locations for civic buildings. These enhance community identity and foster community participation.
The district is restricted from allowing the full range of activities of a neighborhood. A district is only justified to accommodate uses that cannot be incorporated into the neighborhood structure. Examples are theater districts, capitol areas and college campuses. Other districts accommodate large scale transportation or manufacturing uses, such as airports, container terminals, refineries, and "big-box" retailing. The structure of the district should parallel that of the neighborhood: an identifiable focus encourages orientation and identity, while clear boundaries facilitate the formulation of special management organizations. Interconnection with adjacent neighborhoods encourages pedestrian access. Districts benefit from transit systems, and should be located within the regional network.
Districts must be justified by a public process leading to approval by the appropriate public body.
(k) 
Parking standards.
Parking: the technique for storage of automobiles when not in use. The manner of accommodation of parking is the distinguishing characteristic between a CSD and a TND.
TND masks parking behind buildings to enhance the pedestrian quality of the frontage. Parking capacity determines density. Shared parking regulations allow compact, pedestrian friendly community design.
(1) 
Off-street parking.
A parking area located within a lot, generally to the rear of a building frontage, masking it from the public space.
(2) 
On-street parking.
A single line of parking located along the curb line of a thorough fare accessible directly from a moving lane. On-street parking counts toward the required parking ratio in the Center and Core Zones.
(3) 
Parallel parking.
A pattern of parking where the vehicle is stored parallel to the curb line. Parallel parking permits a narrower street section and creates a positive sidewalk experience. It requires a difficult maneuver and provides the lowest density per frontage foot.
(4) 
Diagonal parking.
A pattern of parking where the vehicle is stored at an angle to the curb line. Diagonal parking creates a less positive sidewalk experience, but it permits the easiest maneuver and provides a higher parking density.
(5) 
Head-in parking.
A pattern of parking where the vehicle is stored perpendicular to the curb line. Head-in parking requires the widest street section and a dangerous maneuver backing out. This pattern provides the highest parking density.
(6) 
Deck parking.
A specialized building type dedicated to parking in quantity by vertical stacking. Deck parking is usually appropriate only in Core Zones. This building type being destructive to pedestrian quality, should be assigned to the B-grid, masked by liner buildings, or provided with a habitable frontage at the ground level.
(7) 
Buildingside parking.
The requirement that parking be adjacent to the destination of the trip. This rule of thumb commonly holds true when the pedestrian experience is unpleasant, as it usually is in CSD. Within a TND there is seldom a need for building side parking as the pedestrian experience is designed to be positive. To walk some distance (even several blocks) intentionally is designed to be acceptable and even pleasurable.
(8) 
Teaser parking.
A small amount of on-street parking which is highly visible, usually at the front of a building, signaling the location of a more substantial parking area hidden behind the building.
(9) 
Interim enclosed parking.
Interim enclosed parking may be allowed on the first floor of vacant commercial space within the commercial core area behind a store front tinted window or facade not clearly visible from the street front and with entry from the rear of the building.
(l) 
Site design criteria.
(1) 
Site design criteria.
Public land (areas labeled A and B in the site section figure). The following Design Criteria shall be used to establish minimum standards of quality for development within the Town Center District. Single family detached and attached units are exempted from Site Design Criteria requirements. These standards do not constitute submittal requirements for the Concept plan, but may be verified throughout the submittal process that includes construction documents and Site plan submittals.
Legend
A
VEHICLE PORTION OF THE STREET - REFER TO TOWN CENTER THOROUGHFARE STANDARDS
B
PEDESTRIAN PORTION OF THE STREET - (STREETSCAPE)
C
BUILDINGS: PRIVATE DEVELOPMENT
D
PRIVATE LAND, PRIVATE ACCESSORY USES
E
PORTION OF BUILDING GOVERNED BY ORDINANCE
F
PRIVATE OPEN SPACE
a. 
Vehicle portion of the street.
This includes the Drive lanes and curbside parking configuration between the curbs. Refer to the Town Center Thoroughfare Standards for design criteria.
b. 
Pedestrian portion of the street (streetscape).
This includes the sidewalks, street trees, parkway plantings, street lights, furniture, sidewalk dining, and signage. The Streetscape is bounded by the front facade of the adjacent buildings. Streetscape dimensions and planting requirements are identified in the Town Center Thoroughfare Standards. DRC may permit changes to the streetscape standards provided:
1. 
The goals and intent of the Town Center District are maintained.
2. 
The proposed design fits the context.
3. 
The proposed design provides public benefits.
4. 
The proposed design does not hinder or erode future opportunities for development.
c. 
Width.
The streetscape is a continuous strip of land between the street and the private property to allow for circulation and plantings. The streetscape must be at least 11 feet wide and not more than 17 feet, unless approved by the DRC.
d. 
Landscape materials.
In the absence of sidewalk paving, the minimum planting schedule requires trees located no more than 36 feet apart. Tree species must comply with the permitted species list in the Town Center Zoning Ordinance.
e. 
Street lights.
The streetlights must comply with the development standard for streetlights. The fixtures are to be placed not more than 140 feet apart. Fixtures may be equipped with two banner arms on each pole, placed perpendicular to the street Installed under the City Franchise Agreement with the local electricity franchise.
f. 
Street signs.
Street signs must comply with the development standard and must indicate the names of both streets at the intersection. A minimum of two signs per intersection, on opposite corners, is required.
g. 
Street furniture.
Benches, trash receptacles, drinking fountains must comply with the Home Town development standards.
h. 
Sidewalks.
The minimum allowable clear pathway must be at least six feet wide. Sidewalks within public rights-of-Way may be used for sidewalk dining and temporary merchandise sales subject to section 118-465 outdoor activities and other uses and the requirements of right-of-way use permits established by the City.
i. 
Public open space.
This is green space and open space owned and operated by public or private entities for the use and enjoyment of the public. A minimum of five percent of the gross area of the site within all sub-zones shall be public access open space in addition to the street ROW as established in the Town Center Thoroughfare Standards. Please see Section 8 OPEN SPACE STANDARDS — Required Open Space.
(2) 
Site design criteria: private land.
a. 
Private open space.
This is green space and open space owned and operated by private owners for the use and enjoyment of the residents, tenants, customers, or guests.
b. 
Courtyards.
Courtyards or Plazas are located adjacent to a public R.O.W. or public space and permit public habitation, although access may be through a restaurant or other business space. Courtyards are bounded by building walls on at least two sides. No minimum dimension is required to count as Private Open Space.
c. 
Balconies.
Balconies shall be considered as Private Open Space provided the balconies are at least five feet deep and located on the type 'A' facades.
d. 
Off-street parking.
Area used for the storage of vehicles for employees, residents, customers, or visitors. Land for parking may be publicly or privately owned. Shared parking is permitted in conformance with section 118-470 of the Town Center Zoning Ordinance.
e. 
Landscape requirements.
Provide one tree and 200 SF of landscaping for each 20 parking spaces. Location: No more than 20 percent of the street frontage may contain parking. This is a restricted condition.
f. 
Lighting.
Lighting must comply with City regulations. Light poles cannot exceed 36 feet in height. Light fixtures must comply with the development standard, HPS type with a light shielding design to limit lighting to parking lot ground surfaces, and illuminate 1st floor facades. Fixtures must be screened to prevent glare into 2nd story windows.
g. 
Ancillary structures.
Uninhabited structures located on private property serving the primary structure. This would include covered parking, temporary structures, as well as those listed below.
h. 
Dumpster enclosures.
Masonry (or material on primary building) enclosure with opaque access gate.
i. 
Utility appurtenances.
Such as transformers, switchgear, utility meters, splice-boxes, check-valves, etc. must be located at an inconspicuous place on the back or side of the building or concealed by a landscape and or masonry screen.
j. 
Covered parking (carports).
Structures shall comply with the regulations governing building materials for Type 'A' or Type 'B' Facades.
k. 
Fencing.
Fencing bounding a commercial use must be metal or masonry or other material as approved by the DRC. Chain link fencing or fencing of a quality or character similar to chain link fencing is prohibited.
l. 
Entryway features.
Entryway features required for all lots with frontage on non-Town Center arterial streets.
(m) 
Architectural standards.
The following standards include publicly required architectural criteria for commercial, mixed-use, apartment buildings and townhomes. Single family detached dwelling units have separate private architectural review by the Town Center Architect.
(1) 
Building design criteria: commercial and mixed-use buildings.
The following design standards and guidelines shall provide property owners, developers, city staff, and decision makers adequate design guidance for new and existing commercial and mixed use buildings. The image below is an example of a building facade to indicate the meaning of the terms used in the context of these guidelines.
a. 
Building facades.
Facades are the portion of the building subject to public view or forming a wall or boundary to an open space or public right-of-way. The primary surface of the wall is the plane from which recesses and projections are measured. The quality of the facades determines the quality and character of the adjacent outdoor space. Since the public ROW requires a higher quality facade than the parking lot, the facade regulations are divided into Type 'A' (better quality) and Type 'B' (lesser quality). Type A facades face public R.O.W. or any structures adjacent to non Town Center zoned properties. Type B facades face parking lots and alley areas.
1. 
Build-to line: Any building located on a lot with frontage on the public ROW not including alleys, must place the primary surface of the front wall of the building on the front property line for at least 80 percent of the length of the frontage. The front property line is the Required Build-to line. Habitable courtyards are encouraged and do not count against the 20 percent maximum setback frontage.
2. 
Proportions: The proportions of walls, windows, and portions of walls shall be predominately vertical. Areas that are predominately horizontal shall be subdivided by pilasters, mullions, columns, trim work, or other architectural elements to achieve a balanced or vertical appearance. Vertical stripes, however, are undesirable. Generally, windows shall be oriented vertically, and bay windows shall have external bottom supports.
3. 
Towers: Towers afford a gracious and civic method of providing landmarks and consequently should be used sparingly. Locations for towers and ultimate tower height are subject to the approval of the DRC. Towers may project from the front wall primary surface a maximum of four feet.
4. 
Pilasters and columns: Pilasters and columns are an expression of the actual or imaginary structural system on the exterior of the building. These elements divide the horizontal facade into smaller, more vertical panels. Pilasters should be placed no farther apart than they are tall and they should extend to the eave or above the parapet. They may project from the primary surface of the front wall into the public ROW a maximum of 16 inches.
5. 
Entry conditions: The pedestrian entry is required to be placed on the public ROW facade and requires at least one pedestrian entry into the building for each 75 feet of frontage on the property line. Civic buildings may have fewer entries. These entries must be located and designed in a ceremonial manner.
6. 
Maximum facade length: One story buildings may be 75 feet long with a single building facade design; two or more stories are unlimited. Commercial one-story buildings of 20,000 SF or more and facing Boulevard 26, are exempt from this requirement.
7. 
Minimum ground floor height: Ground floor commercial and mixed use building plate heights (floor to floor) shall be at least 15 feet in height. Upper floor to floor heights shall be a minimum of 10 feet.
8. 
Transition A to B facades: An A Facade must front all public ROW's not including alleys, and continue around a corner a minimum of 15 feet or 30 percent of the distance to the next building whichever is less, before transitioning to a B Facade.
b. 
Storefront.
The Storefront is the retail or service presentation to the sidewalk and to the street. A storefront with ample glass and visibility into the space behind contributes to the entertaining character and provides things for pedestrians to see as they walk. Full floor-to-ceiling glass is not desirable since it detracts from the building facade. Storefront regulations do not apply to 'B' Facades.
1. 
Total glass area: Between grade and the heads of 1st floor windows on the 'A' Facades, the total glass area including window frames, must be a minimum of 50 percent of the area, and a maximum of 85 percent of the area.
2. 
Bulkhead: This is a section of wall under the display window elevating the glass above the sidewalk. Permitted materials include all materials in the materials section of the Guidelines except glass. The minimum height is six inches; maximum height is 36 inches.
3. 
Display window, glass: The intent of the regulation is to provide as much opportunity for observation as possible, achieving the maximum visibility into the display window. Clear, single pane glass is recommended, insulated glass is permitted, light tinting for UV protection is permitted, medium and heavy tinting is prohibited. Glass panels should have a generally vertical proportion.
4. 
Display window, sills: Window sills must be sloped to drain over the window pediment.
5. 
Display window, jambs: The minimum return from the primary wall surface to the jamb is three inches. A trim or panning is recommended.
6. 
Display window, head: For retail storefronts, a transom windows, shall be used. Above the glass and frame, unit masonry walls must have a visible masonry lintel above the glass. Stucco-style walls do not require a visible masonry lintel.
7. 
Building entrances may be defined and articulated by architectural elements such as lintels, pediments, pilasters, columns, porticos, porches, overhangs, railings, balustrades, and others as appropriate. Entrances to upper level uses may be defined and integrated into the design of the overall building facade. Doors and windows that operate as sliders are prohibited, unless approved by the DRC.
8. 
Entry doors: Entry doors must be a minimum of 30 percent glass, no maximum.
9. 
Entry doors, jambs: Trim, panning, or a section of wall is required between the door jamb and the adjacent jamb of the display window.
10. 
Entry doors, transom: A transom or transom-type panel is recommended above the entry door(s).
11. 
Entry doors, canopy: If an awning or canopy is placed over the entry doors, a canopy may extend into the Public ROW and may be supported on columns; however, the columns may not interfere with the ADA accessible route of the sidewalk.
c. 
Sign band.
The Sign Band is designed to display the identity of the business within and express in graphic form the character of the business.
1. 
Location: The top of the head of the display window is the bottom of the sign band and the bottom of the second floor window sills or the bottom of the cornice is the top of the sign band. The band ends horizontally either at a pilaster, a tower, or an adjacent facade.
2. 
Maximum height: The maximum height that is uninterrupted by a change in plane, change in material or a change in color, is five feet.
3. 
Maximum length: The maximum length that is uninterrupted by a change in plane, change in color, or a change in material is 50 feet on a one story building, unlimited on two or more stories.
d. 
Upper facade.
The regulation of the facade design for the building above the first floor allows for wide latitude to encourage dignified, beautiful, creative, and gracious design.
1. 
Windows: Total window area on the street facade may range from 20 percent of wall surface area to 70 percent of wall surface area as measured from the head of the first floor windows to the bottom of the eave or cornice across the length of the 'A' Facade. Generally, windows should align with windows above or below and left to right creating a regular pattern within each facade design, although interrupting the regular pattern to improve the design is encouraged.
2. 
Windows, sills: Recommended, masonry or metal or wood, sloped to drain.
3. 
Windows, jambs: Trim or panning recommended. Jamb must be recessed from the primary wall plane a minimum of three inches unless trim or panning is used.
4. 
Windows, heads: In unit masonry construction, a visible masonry header is required. Stucco does not require a masonry header.
5. 
Balconies, doors: Swinging doors required; sliding doors prohibited.
6. 
Balconies, door heads: In unit masonry construction, a visible masonry header is required. Stucco does not require a masonry header.
7. 
Balconies, floors: Floors must be a solid, concrete surface; metal grates are prohibited. Floors may project into the public ROW. See Zoning Ordinance.
8. 
Balconies, railings: Ornamental railings are required and should be consistent with architectural character of the facade. Top of railing shall be convex shaped to prevent placement of objects on the railing.
9. 
Cornice/eave/parapet: A cornice shall delineate the tops of facades that do not utilize a pitched roof. The design of the top of the building should be consistent with the architectural style of the facade. If the parapet is not tall enough to conceal the rooftop equipment, an added screen will be required behind the parapet to do so.
e. 
Roof.
The water repelling surface covering the building area below.
1. 
Material specifications: For flat or low-slope roofs, white membrane roofing is recommended, but not required. For sloped roofs, slate or simulated slate, metal, metal shingle, clay tile or clay tile appearance is acceptable. Mansard roofs are prohibited unless two thirds of the roof area is above and behind the plane of the front facade wall. Flat membrane-type roofs that are visible are prohibited.
2. 
Eaves: Surface of the soffit under the overhang is to be treated as finished surface. Trim is required at least at the intersection of the soffit and wall surfaces. Paint or other finish is required. Venting is to be incorporated into the design of the soffit surface.
3. 
Gutters and downspouts: If they are to be visible on the 'A' Facade, they must be incorporated into the facade design. They must be made of architectural metals. Scuppers are permitted for overflow drains only on Type A facades, but are permitted on type B facades.
f. 
Visible interior.
The portion of the building interior that is, or is intended to be, part of the pedestrian experience visible from the public ROW.
1. 
Window display: The window display is to be visible at least one foot into the interior. The display should be well lighted, clean and organized.
2. 
Window display floor: A raised floor is recommended but not required.
3. 
Window display lighting: Lighting should be warm in color and either incandescent, color corrected fluorescent, or metal halide.
*Exception to requirement for visible interior includes approved interim enclosed parking allowed on the first floor of vacant commercial space within the commercial core area behind a store front tinted window or facade not clearly visible from the street front and with entry from the rear of the building.
g. 
Materials.
The materials employed to construct the buildings and public areas of Home Town carry cultural, social, economic and architectural qualities that may or may not be appropriate to the character of the development. DRC will review all material proposals for compliance with these regulations. The material lists are divided into materials that generally are unrestricted, materials that are desirable in small quantities, and materials that are undesirable unless used in an unusual or artistic fashion. All materials permissible on "A" Facades are also permissible on 'B' Facades.
1. 
Unrestricted materials: These materials may be used without limits for walls in 'A' or 'B' Facades: Brick, Stone, Cast Stone, Ceramic Tile, and Stucco. Masonry materials shall be installed in a craftsman like manner that are a minimum of one inch thick and imbedded in a cementitious reinforced substrate.
2. 
Restricted materials: The following materials may be used only for walls above the first floor in 'A' and 'B' Facades: Reinforced Exterior Insulation and Finish System (EFIS) and Cementitious horizontal siding, in a smooth, paintable finish and of traditional dimensions with a 50-year warranty.
3. 
Limited materials: The use of the following materials is encouraged provided the material does not exceed 15 percent of the area of the 'A' or the 'B' Facade: wood, fiberglass, metal, ceramic-faced concrete block.
4. 
'B' facade materials: Rear facades shall not be designed as blank walls and while they may not have the same level of detailing as the other facades, they shall be designed to incorporate vertical and horizontal changes in color, materials, that are in keeping with the other street facing facades. The following materials may be used on 'B' Facades: Concrete masonry units, EIFS and cementitious horizontal siding, in a smooth, paintable finish and of traditional dimensions with a 50-year warranty. Murals are allowed as public art.
5. 
Prohibited materials: The following materials may not be used for buildings subject to these guidelines unless specifically exempted by an approved Special Development Plan. Aluminum siding, vinyl siding, wood siding, or corrugated metal siding. All other materials not specifically listed above fall into this category unless approved by the DRC.
(2) 
Building design criteria: multi-family and attached residential townhome buildings.
Standards Specific to all multifamily buildings (apartments & condos) in the Neighborhood Center and Neighborhood Core zones: Single family, fee simple properties are not covered under this section.
a. 
Location on the street.
1. 
For corner buildings, at least one primary entrance shall address the one primary street unless configured as a courtyard or forecourt building.
2. 
Town homes and courtyard apartments shall utilize rear-loaded, or side loaded garages.
b. 
Pedestrian-friendly building massing and scale.
1. 
On residential buildings, at least one of the following shall be utilized: porches, stoops, bay windows, balconies, masonry clad chimneys, attached pergolas or colonnades. Those architectural elements may encroach beyond the setback line.
c. 
Architectural elements.
1. 
Gable roofs, if provided, shall have a minimum pitch of 5/12. When hipped roofs are used, the minimum pitch shall be 5/12. Other roof types shall be appropriate to the architectural style of the building.
2. 
Roofs covering courtyards or porches may have a minimum pitch of 2/12.
3. 
Architectural embellishments that add visual interest to the roofs, such as dormers and masonry chimneys may be provided.
4. 
All new residential buildings shall have windows or doors covering no less than 30 percent of all street facing facades.
5. 
Architectural metal downspouts required; no open scuppers allowed, on the Type 'A' facades. Type B facades may have scuppers.
d. 
Building materials.
1. 
Unrestricted materials: At least 75 percent of each facade (excluding doors and windows) visible from any public right-of-way or adjoining properties (except alleys) of new buildings shall be finished in one the following materials. No more than any combination of three of the following different materials shall be used on any single facade:
2. 
Masonry (brick; stone; man-made stone or stucco utilizing a three-step process). Masonry materials shall be installed in a craftsman like manner that are a minimum of one inch thick and imbedded in a cementitious reinforced substrate;
3. 
Restricted materials: Cementitious horizontal siding, in a smooth, paintable finish and of traditional dimensions with a 50-year warranty shall be restricted to a maximum of 50 percent of the block face on the first floor of any building block face. Deviations can be granted by the Development Review Committee on the end cap of a block face based on architectural significance.
i. 
The following shall be only allowed up to 25 percent of each facade as an accent material: - Decorative wood (naturally resistant to decay), metal, synthetic materials or reinforced Exterior Insulating Finishing System (EIFS) or similar material over a cementitious base, rock, glass block and tile.
ii. 
Alley facing facades and all buildings adjacent to non Town Center zoned properties shall be of finished quality and of the same color and materials that blend with the front of the building.
iii. 
Roofing materials (visible from any public right-of-way): copper, factory finished painted metal, slate, synthetic slate, terra cotta, cement tile, glass fiber and architectural grade asphalt shingles.
iv. 
An enclosed garage or carport shall be designed and constructed of the same material as the primary building.
e. 
Street wall facades on major collector streets.
1. 
All buildings on Parker Boulevard and Bridge Street facing Walker Creek Elementary School property shall be required to have at least 85 percent of the street facing facade (excluding doors and windows) in brick or stone in a complementary manner to the existing elementary school. Up to 15 percent of the street facing facade for these buildings are allowed an accent material limited to decorative wood, metal, synthetic materials, or tile.
2. 
All buildings facing Parker Boulevard north of Grand Avenue and south of the elementary school property shall be required to have at least 85 percent of the street facing facade (excluding doors and windows) in brick, stone or stucco.
(3) 
Building design criteria: single-family detached residential buildings.
Single family detached dwelling units on a lot 40 feet or greater in width shall be regulated by the general standards in the Town Center district, building materials as described below and require architectural standards enforced by private deed restrictions.
Single family detached dwelling unit on a lot between 30 feet and less than 40 feet in width measured at the front building line (cottage) shall only be allowed in lieu of townhomes lots as approved under a special use permit. Cottages are subject to general standards in the Town Center district and the following building materials and public architectural standards. These smaller single family detached units are considered an alternative owner occupied housing unit that can serve as a substitute for more traditional attached townhome units. These units can be single or two story and require a rear or side garage entry. The typical dwelling unit size of these units are between 1,200 and 1,800 square feet, generally similar in size to a townhome but detached and frequently single story. The public architectural standards for single family detached dwelling units on lots less than 40 feet wide measured at the front building line have an emphasis on the requirement of a veranda or front or side porch with unique architectural features that promotes high value and quality on a smaller single family residential lot. The value of these homes will be higher than similar sized townhomes.
a. 
Building materials.
The following building materials will be required on all single family detached dwelling units in the Town Center district.
1. 
Unrestricted materials: At least 75 percent of each facade (excluding doors and windows) visible from any public right-of-way or adjoining properties of new buildings shall be finished in one the following materials. No more than any combination of three of the following different materials shall be used on any single facade:
i. 
Brick; stone; man-made stone; stucco utilizing a three-step process; or cementitious horizontal siding, in a paintable finish and of traditional dimensions with a 50-year warranty. Masonry materials, with the exception of dry stack stone, shall be installed in a craftsman like manner that are a minimum of one inch thick, face to back, and imbedded in a cementitious reinforced substrate.
2. 
Restricted building materials: these materials shall be only allowed up to 25 percent of each facade as an accent material:
i. 
Decorative wood (naturally resistant to decay), metal, synthetic materials or reinforced Exterior Insulating Finishing System (EIFS) or similar material over a cementitious base, rock, glass block and tile.
ii. 
Roofing materials (visible from any public right-of-way): copper, factory finished painted metal, slate, synthetic slate, terra cotta, cement tile, glass fiber and architectural grade asphalt shingles.
iii. 
An enclosed garage or carport shall be designed and constructed of the same material as the primary building.
b. 
Required architectural features.
The following architectural features will be required as part of a special use permit on all single family detached cottage dwelling unit buildings on lots between 30 feet and less than 40 feet in width measured at the front building line.
1. 
Front (or Charleston-style side) porch
2. 
Porch roof or second story porch
3. 
Roof overhang of one foot minimum on the street facade unless the architectural style (i.e. French Country) calls for a smaller overhang
4. 
Finished or decorative soffit on roof overhang
5. 
Cementitious horizontal siding construction must have a minimum four inch wide rake boards, corner boards, and window and door trim
6. 
Brick construction must have Soldier course or arch over doors and windows and along roof rake
7. 
Stucco/EIFS construction must have decorative or raised head and sill at windows and doors and along roof rake on the street facade
8. 
Finished floor elevation at least three six-inch risers above grade at building frontage. Unless topography makes this unfeasible
9. 
Windows: single or double hung, and divided light on the street facade. Casement windows are allowed when architecturally appropriate.
10. 
Porch columns: decorative in traditional style
11. 
At least three of the following ornamentations required on the primary street facing front:
i. 
Porch and step railing with balusters
ii. 
Decorative gable feature
iii. 
Decorative window molding or lintels
iv. 
Attic window or dormer
v. 
Soffit/eave running trim
vi. 
Window shutters
vii. 
Ornamental roof top feature
viii. 
Picket fence
12. 
At least two of the following porch ornamentations required on all buildings:
i. 
Turned balusters with finials
ii. 
Spandrel and bracket additions
iii. 
Porch ceiling fan
iv. 
Porch swing
v. 
Lighting sconce
(n) 
Quality building amenities.
The following regulations shall be required on all non-single family dwellings and buildings within the Town Center zoning district.
(1) 
Elevators required on all three story and above buildings with the exception of individually platted townhome lots.
(2) 
Required enclosed stairways and corridors. Operable windows may be installed in corridors but must be architecturally compatible to the building as approved by the Town Center architect. Corridors are not required to be heated or air conditioned when not inside the insulated envelop. If there is adjacent structured parking, the corridor may be located between the building and the parking structure, but may not be visible from the public right-of-way.
(3) 
Alarm systems required.
(4) 
Sprinklers required.
(5) 
All HVAC units required on roof tops except for individually platted townhome lots and mixed use buildings less than 12,000 square feet in size. All allowed ground HVAC units shall be screened and placed at the side or rear of the lot and not visible from the street.
(6) 
All non-single family dwellings shall conform to the latest version of the International Energy Conservation Code (i.e. 2009 IECC).
(o) 
Administration of Town Center Ordinance.
This section sets forth the provisions for reviewing and approving development applications within the Town Center District. The intent is to ensure that all development and redevelopment is consistent with the provisions of this ordinance and the goals for the Town Center zoning district. All sections of this ordinance shall be applied during the review process.
(1) 
Overview of the development review process: Development and redevelopment within all sub zones is streamlined and shall follow the following guidelines:
a. 
The Development Review Committee shall approve all concept and site plans. The Planning & Zoning Commission shall approve all preliminary plats and the P&Z Commission shall recommend and City Council shall approve all final plats.
b. 
All development or redevelopment of one or more properties shall submit a concept plan prior to a site plan.
c. 
All development must have a site plan and final plat approved by the city prior to building permit application.
(2) 
Concept plan: The Concept Plan in the Town Center District is intended to illustrate that the general development pattern proposed is consistent with the purpose and intent of the standards. The applicant shall submit a Concept Plan for the entire contiguous property under consideration for development. A Concept Plan is not intended to be a detailed proposal; rather, it shall illustrate general location of land uses, street layout, treatment of transition areas to adjacent uses and any other appropriate information required by this ordinance. The Concept Plan in this Zone shall illustrate the general design direction of the site(s) with adequate information on the design intent, intensity, and phasing of the project.
a. 
Requirements of concept plan submittal.
The applicant shall prepare a Concept Plan demonstrating compliance with the District's purpose and standards and the City's Comprehensive Land Use Plan for review by the Development Review Committee (DRC). A Concept Plan shall include the following:
1. 
Map(s) and/or reports that include the following information (maps drawn to an appropriate scale):
i. 
Location of the subject property including delineation of Sub Zones, required and recommended streets, and any special frontage requirements.
ii. 
The layout of proposed blocks and streets consistent with this ordinance and other city ordinances and plans.
iii. 
Delineation of the proposed street type of each new and existing street.
iv. 
The location, proposed acreage, and type of open space areas with an indication for each whether it will be privately owned, a common area for residents only or dedicated to public use.
v. 
The location, proposed acreage, and delineation of building types, civic, and open space uses by Sub Zone and compliance with the Standards for each Sub Zone.
vi. 
Conceptual images of proposed buildings, open spaces, and streets including typical elevations, photographs or other graphics.
vii. 
A schedule for the proposed development (or for each phase, if it is to be developed by phases), which schedule shall not be binding but shall be provided in order to show generally how the applicant will complete the project containing the following information:
[1] 
The order of construction by section delineated on the Concept Plan;
[2] 
The proposed schedule for construction of improvements to open space areas;
[3] 
The proposed schedule for the installation of required public or utilities improvements and the dedication of public rights-of-way, easements and properties.
(3) 
Site plan: All multifamily and mixed use developments within the Town Center District must have a site plan approved by the Development Review Committee prior to the issuance of a Building Permit. All Site Plan applications shall meet the submittal requirements for a PD Site Plan in section 118-241 of the City of North Richland Hills Zoning Ordinance.
(4) 
The City's Development Review Committee shall be responsible for the following:
a. 
Reviewing applications for concept plans, site plans, and any other development related applications within all sub zone areas with the exception of preliminary and final plats which will follow approvals through the Planning & Zoning Commission and City Council.
b. 
Make determinations on the applications and interpretations of guidelines, standards, and requirements of this ordinance.
c. 
Approval of Concept and Site plans within all sub zone areas that comply with all applicable city ordinances including approval of minor changes to subzone boundaries up to 100 feet in distance with approval of final site plans.
(5) 
Appeals and special development plans. All applications that appeal the decision of the DRC, request a modification to any of the standards within this district, request any development bonuses, or development incentives shall be reviewed and processed as "Special Development Plans".
Special development plans: Special Development Plans are intended to allow applicants development flexibility to address specific market opportunities and/or contexts. An application for a Special Development Plan may only be approved by the City Council after a recommendation has been made by Planning and Zoning Commission. The DRC shall review and make recommendations on all SDPs prior to forwarding it to the Planning and Zoning Commission. In evaluating a Special Development Plan, the Planning & Zoning Commission and City Council shall consider the extent to which the application meets the following:
a. 
The goals and intent of the Town Center District in the city.
b. 
Provides an alternative "Master Plan" approach by consolidating multiple properties to create a predictable, market responsive development for the area.
c. 
Fits the adjoining context by providing appropriate transitions.
d. 
Provides public benefits such as usable civic and open spaces, livable streets, structured and shared parking, and linkages to transit.
e. 
Does not hinder or erode future opportunities for development of a sustainable mixed use urban core.
(6) 
Amendments to approved site plans. The Planning Director may approve minor changes to and deviations from approved site plans with the applicant's written justification of the nature of changes. Minor changes are those that do not materially change the circulation and building location on the site, increase the building area, or change the relationship between the buildings and the street. Any significant changes to and deviations from approved site plans shall be regarded as an amendment to that particular plan and shall be reviewed and subject to DRC approval. The Planning Director shall make the determination as to whether a proposed change is minor or significant.
(7) 
Amendments to the regulating plan and/or zoning text: Amendments and changes to the Regulating Plan, text changes, changes that move the boundary lines of subzones, roadways, parks, or open space by 100 feet or greater or requests for Special Development Plans shall be processed as an amendment to the zoning ordinance under Article II, Division 5 of the North Richland Hills Zoning Ordinance.
(8) 
Plat approval:
a. 
Preliminary plat approval: An application for Preliminary Plat may be submitted only after approval of a Concept Plan or site plan for development. A Preliminary Plat may be submitted for all of a planned development or for a portion of development. The Preliminary Plat shall generally conform to the approved Concept Plan. The applicant shall follow chapter 110, Article IV of the city's Subdivision Regulations, for the Preliminary Plat Submittal Requirements.
Simultaneous Submittals - Applications for a Preliminary Plat approval may be submitted for review simultaneously with the Concept or Site Plan application. In such cases, any approval of the Preliminary Plat must be conditioned upon the approval of the Concept or Site Plan. If the approved Concept or Site Plan includes any additions or conditions by the DRC, the Preliminary Plat undergoing simultaneous review must be amended to conform to the approved Concept or Site Plan.
b. 
Final plat approval: An application for Final Plat approval shall be submitted only after a Preliminary Plat has been approved for development. A Final Plat may be submitted for all of a planned development or for a portion of development. The Final Plat shall conform to the approved Preliminary Plat and Concept or Site Plan. The applicant shall follow chapter 110, Article V of the city's Subdivision Regulations, for the Final Plat Submittal Requirements.
(Ordinance 2350, Exhibit B, adopted 12/21/1998; Ordinance 2793, Exhibit A, adopted 7/26/2004; Ordinance 3133, § 2, adopted 3/28/2011)

§ 118-472 Town Center Density restrictions.

(a) 
The following density rules and requirements shall be in effect for the 93.3 acres of property east of the Lakes at Home Town based on the attached Tract Map and Regulating and Thoroughfare Plan.
(1) 
Tract 1 - (30.6 acres) A maximum of 600 apartment units and up to 60 flexible units with no more than a maximum of 630 total multi-family residential units allowed including flexible units, maximum of 30 townhouses allowed, single family detached required fronting the Lakes and allowed without limits in the General and Center subzones, no single family detached is allowed in the Core subzone.
(2) 
Tract 2 - (16 acres) Maximum of 95 townhomes allowed, no apartment units allowed, single family detached required fronting the Lakes, no limit on single family detached homes. Commercial allowed in the Center subzone with no limits.
(3) 
Tract 3a & 3b - (25 acres) Maximum of 73 townhomes allowed, no apartment units allowed, single family detached required fronting the Lakes, no limit on single family detached homes.
(4) 
Tract 4 - (11.1 acres) Maximum of 260 apartment units allowed, no limit on commercial space.
(5) 
Tract 5 - (four acres) Maximum of 48 residential units allowed, including townhouses and/or single family detached homes, no apartment units allowed, no limit on commercial space.
(6) 
Tract 6a & b - (4.5 acres) - A maximum of 120 residential units allowed, a maximum of 60 of which may be apartment units. Special Use Permit approval required for any residential units. Apartment units limited to Tract 6a only. No limit on commercial space.
(7) 
Tract 7 - (2.7 acres) Maximum of 60 apartment units allowed, no limit on commercial space.
(b) 
Core commercial space.
Buildings 1, 2a and 2b in Venue I shall maintain the street floors as commercial space. (36,500 square feet) A minimum of 70,000 square feet of commercial first floor space is required to be constructed on Tract 1 within the Core subzone area (a maximum of 60,000 allowed for flexible space based on Tract 1 rules).
(c) 
Required commercial space ratios.
Tract 1 shall be allowed to construct not more than 315 apartment units prior to any required commercial space being built. Any additional apartments built above 315 units shall be required to construct a minimum of 235 square feet of commercial space for each new apartment unit up to 70,000 square feet.
(d) 
Flexible 1st floor units in Core subzone built to commercial standards.
The first floor space in Buildings 3a and 3b in Venue 1 are allowed to convert to a maximum of 22 residential units. Tract 1 in the Core subzone will be allowed to convert a maximum of 60,000 square feet of first floor commercial space to a maximum of 60 residential units.
(Ordinance 3133, § 2, adopted 3/28/2011; Ordinance 3325, § 1, adopted 9/8/2014; Ordinance 3451, § 1, adopted 3/6/2017; Ordinance 3551, § 1, adopted 12/10/2018)

§ 118-491 General purpose and description.

The PD planned development district is intended to provide for four distinct types of applications requiring planning and site plans, but with differing standards. It is designated by a base district designation with a "PD" suffix. The four types of applications are:
(1) 
Redevelopment of fully developed nonresidential property (RD);
(2) 
New residential development (R);
(3) 
New nonresidential development and new development of nonresidential uses combined with residential uses (NR); and
(4) 
Residential infill development (RI).
Such planned development designations shall only be used with base districts with appropriate regulations to permit flexibility in the use and design of land and buildings in situations where modification of specific base district regulations is not contrary to its intent and purpose, or significantly inconsistent with the planning on which it is based and will not be harmful to the community. While great flexibility is given to provide special restrictions which will allow development not otherwise permitted, procedures are established herein to insure against misuse of the increased flexibility. The PD suffix for PD districts created after October 1, 2002, shall include the type "(RD), (R), or (NR)" PD application. The PD districts created after August 1, 2004, shall include the type (RD), (R), (NR) or (RI) PD application.
(Ordinance 1874, art. 5, § 520(A), adopted 3/22/1993; Ordinance 2493, § 1, adopted 7/24/2000; Ordinance 2559, § 1, adopted 6/25/2001; Ordinance 2647, § 1, adopted 10/28/2002; Ordinance 2820, § 1, adopted 2/14/2005)

§ 118-492 Permitted uses.

Any use specified in the base district as limited by the site plan adopted by the ordinance granting a planned development district shall be permitted in that district. The size, location, appearance, and method of operation may be specified to the extent necessary to insure compliance with the purpose of this ordinance.
(Ordinance 1874, art. 5, § 520(B), adopted 3/22/1993; Ordinance 2493, § 1, adopted 7/24/2000; Ordinance 2559, § 1,; Ordinance 2647, § 1, adopted 10/28/2002; Ordinance 2820, § 1, adopted 2/14/2005)

§ 118-493 Development standards.

(a) 
Base District Required.
Development standards for each separate PD district shall be those of the base district as modified by the site plan or other regulating plan adopted by the ordinance granting the PD District. No PD district shall be created except in combination with a base district which shall be identified in the site plan. All PD applications and site plans shall list all requested deviations from the standard requirements set forth in the base district (applications without this list will be considered incomplete).
(b) 
[(RD) Standards.]
Redevelopment PD districts shall be limited to nonresidentially zoned property with existing structures and may be of any size and shall be allowed deviations from the base district standards if listed or depicted in a site plan or regulating plan approved by the ordinance creating the PD district.
(c) 
[(R) Standards.]
Residential PD districts shall be a minimum of 10 acres in size and shall not be permitted any deviation from base district standards except for access and for lot and area requirements other than dwelling unit size and then only if the maximum density of the base district is not exceeded. No deviation from minimum dwelling unit size or general conditions of base districts shall be permitted. Site plans may include typical elevations and shall include any restrictions imposed by council action.
(d) 
[(NR) Standards.]
Nonresidential PD districts shall be limited to new nonresidential and combined residential and nonresidential undeveloped property and shall be a minimum of three acres in size and shall be allowed deviations from the base district standards if listed or depicted in a site plan approved by the ordinance creating the PD district. Residential uses in these districts shall not exceed 40% of the total area of the district.
Nonresidential PD Districts exceeding twenty acres may contain subdistricts and different standards for subdistricts and may be approved without initial site plans as long as a regulating plan adopted by the rezoning ordinance establishes restrictions for each subdistrict and a procedure for submittal and approval of site plans.
(e) 
(RI) Standards.
The purpose of the residential infill (RI) PD district is to encourage residential development of small and otherwise challenging tracts of land by offering incentives that encourage creative and inventive development scenarios. Residential Infill (RI) PD Districts shall be limited to residential development or redevelopment of less than ten acres and shall not be allowed without an approved site plan. Developments shall not vary from R-2 residential district standards unless amenities and design elements are provided in lieu of such standards and are reflected on the required site plan.
Site plans reflecting deviations from R-2 standards shall be evaluated based on compatibility with adjacent development and the quantity, scope and scale of the key amenities and design elements provided. Key amenities and design elements may include but are not limited to the following:
•
Architectural subdivision entryway feature(s);
•
Landscaped common areas;
•
Landscaped and irrigated street medians;
•
Nonlinear street pattern;
•
Varying front building setbacks;
•
Garages behind the front building facade;
•
Common parking areas
•
Establishment of a Homeowners Association
•
Enhanced residential architectural features exceeding those otherwise required including but not limited to:
 
—
use of stone or decorative masonry design on front facades;
 
—
enhanced exterior lighting;
 
—
enhanced roof pitch;
 
—
stained concrete driveways;
 
—
decorative wood garage doors;
 
—
decorative street lights;
 
—
decorative mail boxes;
 
—
stamped or decorative concrete street features.
•
Use of appropriately scaled water or architectural features exceeding those otherwise required including but not limited to:
 
—
fountains;
 
—
landscaped retention ponds with ornamental fence enclosure;
 
—
waterways with landscaped banks;
 
—
neighborhood pools or club houses;
 
—
gazebo or neighborhood pavilion;
 
—
statues or other public art features;
 
—
clock towers.
Note: Front entry garages are discouraged, however they may be considered if other key amenities and design elements are provided.
On a project by project basis, developments of ten acres or more may be considered for RI-PD zoning if less than ten acres remain after deducting areas with the following conditions:
FEMA designated floodplain or detention and/or retention ponds as allowed by city ordinance;
Overhead electrical transmission lines;
High pressure gas or petroleum product transmission lines.
The rationale for the deduction is that the purpose of the maximum size limitation on these districts is to limit them to a certain maximum number of usable acres and the conditions described substantially reduce such usable area, and are conditions over which the developer has little or no control.
The final decision relative to determination of the number of acres to be deducted shall be the responsibility of the director of public works or his designee(s).
(Ordinance 1874, art. 5, § 520(C), adopted 3/22/1993; Ordinance 2493, § 1, adopted 7/24/2000; Ordinance 2559, § 1, adopted 6/25/2001; Ordinance 2647, § 1, adopted 10/28/2002; Ordinance 2820, § 1, adopted 2/14/2005; Ordinance 3275, § 1, adopted 10/14/2013)

§ 118-494 Ordinance required.

In approving a planned development district, the amending ordinance shall include the base district designation with a PD suffix, and for PD districts created after September 1, 2002, the application, (RD), (R) or (NR) shall also be included. For PD districts created after August 1, 2004, the application (RD), (R), (NR) or (RI) shall also be included.
(Ordinance 1874, art. 5, § 520(D), adopted 3/22/1993; Ordinance 2493, § 1, adopted 7/24/2000; Ordinance 2559, § 1, adopted 6/25/2001; Ordinance 2647, § 1, adopted 10/28/2002; Ordinance 2820, § 1, adopted 2/14/2005)

§ 118-495 Procedures.

(a) 
Application procedure.
All applications for a planned development shall be treated in the same manner as an amendment to this chapter as prescribed in division 5, article II of this chapter, amendments. For (RI) PD submittals, a pre-submittal meeting with the director of planning and the director of public works or their designees to discuss a concept plan for development is required before submittal of a formal application.
(b) 
Site plan requirements.
A site plan shall accompany every application for a planned development submitted. Such site plan shall include the contents established for planned development site plans contained in article III, section 118-241, together with a list of requested deviations as permitted by this section. If such plan is approved, it shall be made a part of the amending ordinance. The city council is not restricted to approving or rejecting such site plan, and may modify, require amendments to the plan, or require additional detail. The council may approve the plan as amended or modified, or it may refuse to grant the change.
(c) 
Explanation of reason for application.
Each application shall include an explanation for the reason why deviations from the base district requirements are being sought and identify rationale, other than financial considerations, for each such deviation.
(Ordinance 1874, art. 5, § 520(E), adopted 3/22/1993; Ordinance 2493, § 1, adopted 7/24/2000; Ordinance 2559, § 1, adopted 6/25/2001; Ordinance 2647, § 1, adopted 10/28/2002; Ordinance 2820, § 1, adopted 2/14/2005)

§ 118-496 PD districts with base districts of NS neighborhood services district, CS community services district, or HC heavy commercial district.

Commercial PD planned development zoning districts approved between February 11, 2002 and June 10, 2013 may reference base districts which were in existence during that time. The names of those districts were then changed and the following shall apply in such circumstances:
(1) 
All PD planned development districts with references to NS neighborhood services shall be governed by the regulations established by this chapter for the LR local retail zoning district, except as otherwise provided in the ordinance which created the PD planned development.
(2) 
All PD planned development districts with references to CS community services shall be governed by the regulations established by this chapter for the C-1 commercial zoning district, except as otherwise provided in the ordinance which created the PD planned development.
(3) 
All PD planned development districts with references to HC heavy commercial shall be governed by the regulations established by this chapter for the C-2 commercial zoning district, except as otherwise provided in the ordinance which created the PD planned development.
(Ordinance 3247, § 9, adopted 6/10/2013)

§ 118-511 Purpose.

The purpose of the floodplain overlay district is to guide development within the 100-year flood hazard areas designated by the Federal Emergency Management Administration.
(Ordinance 1874, art. 5, § 530(A), adopted 3/22/1993)

§ 118-512 Requirements.

In addition to the regulations contained herein, the construction of any structure shall also comply with the rules and regulations contained in article II of chapter 102 of this Code, Flood Damage Prevention.
(Ordinance 1874, art. 5, § 530(B), adopted 3/22/1993)

§ 118-513 District boundaries.

The limits of the floodplain overlay district shall include those areas identified on flood insurance rate maps, published by the Federal Emergency Management Administration, which delineate the 100-year flood hazard area, and include any subsequent revisions to said maps.
(Ordinance 1874, art. 5, § 530(C), adopted 3/22/1993)

§ 118-531 Purpose.

The city may establish a dwelling unit size overlay district to establish the minimum habitable square footage of dwelling units constructed within the boundaries of a subdivision or a zoning district amendment which differs from the minimum dwelling unit size contained in the typical zoning district regulations. The zoning district map shall be indicated with adequate notation to reflect the dwelling unit size overlay district.
(Ordinance 1874, art. 5, § 540(A), adopted 3/22/1993)

§ 118-532 Requirements.

Every dwelling unit constructed shall contain the minimum square footage established for the overlay district which shall supersede any other square foot requirement contained in this chapter.
(Ordinance 1874, art. 5, § 540(B), adopted 3/22/1993)

§ 118-551 Purpose and applicability.

(a) 
Purpose.
It is the purpose of this article to provide standards for the Freeway Corridor Overlay District in order to mitigate the negative effects of the Interstate Loop 820 and State Highway 121/183 such as noise, aesthetics, glare of lights, and to protect public and private investment. It is also the intent of this section to implement the recommendations of the 2001 City Image Study and the 2005 Loop 820 Corridor Plan.
(b) 
Applicability.
The standards and regulations set forth in this subdivision are superimposed and shall supersede the standards and regulations of any underlying zoning district which are in conflict and shall apply in the following circumstances:
(1) 
When an existing building is proposed for remodeling, alteration, addition, or expansion, in which the value of the proposed construction exceeds 50 percent of the current appraised value of the existing structures, excluding the value of the land;
(2) 
When an existing building is proposed for an addition that will increase the square footage of the existing building by 30 percent or greater;
(3) 
Upon all new construction; or
(4) 
As a requirement of the approval of a special use permit or planned development.
(Ordinance 3291, § 2, adopted 2/10/2014)

§ 118-552 Permitted uses.

Uses permitted within this Freeway Corridor Overlay District shall be those that are permitted in the base district provided in article V, division 3, section 118-631 of this chapter, Table of Permitted Uses unless otherwise noted by that table.
(Ordinance 3291, § 2, adopted 2/10/2014)

§ 118-553 Lot and area requirements.

The lot and area requirements of the base district shall apply in the Freeway Corridor Overlay District.
(Ordinance 3291, § 2, adopted 2/10/2014)

§ 118-554 General conditions.

The following general conditions shall be required of all development located in the Freeway Corridor Overlay District. If not addressed in this division, the general conditions of the base district shall apply.
(1) 
Screening and fencing standards.
Article VIII of this chapter shall apply to the Freeway Corridor Overlay District, except that required masonry screening walls adjacent to residential uses shall be a minimum of eight feet in height and shall have an element of Lueders Limestone (i.e. columns, part or all of wall).
(Ordinance 3291, § 2, adopted 2/10/2014)

§ 118-561 Purpose and intent.

(a) 
The purpose of the Transit Oriented Development (TOD) Code is to support the development of the community's Station Areas into pedestrian-oriented, mixed-use urban development environments, with convenient access to rail transit, shopping, employment, housing, and neighborhood retail services. The goal of each Station Area is to encourage an efficient, compact land use pattern; encouraging pedestrian activity; reducing the reliance on private automobiles; promoting a more functional and attractive community through the use of recognized principles of urban design; and allowing property owners flexibility in land use, while prescribing a high level of detail in building design and form.
(b) 
The TOD code implements the vision for each Station Area as established in the city's Comprehensive Land Use Plan and the Illustrative Master Plans (Appendix D and E). Each Station Area is envisioned as a distinct neighborhood with unique development and redevelopment opportunities. Specifically, the zoning district will guide the private development decisions on a market based approach with flexibility in use and density for both Station Areas.
(1) 
Smithfield Station Area.
The goals for the Smithfield Station Area are to foster a vibrant, mixed use urban neighborhood within a one-quarter-mile walking distance from the future commuter rail stop. This code is intended to allow existing buildings and uses to transition to a higher intensity, walkable areas with shops, cafes, employment, residences, and civic uses. In addition, development within the Smithfield Station area would be sensitive to the existing historic resources and adjacent stable residential neighborhoods while providing opportunities for future redevelopment and new development.
(2) 
Iron Horse Station Area.
The goals for the Iron Horse Station area are to foster a major regional employment center with significant regional retail and residential uses within convenient walking distance from the future transit station. Development and redevelopment within this station area would be higher intensity accommodating large scale office and retail users while providing for moderate scale mixed use in the immediate vicinity of the station.
(c) 
The Transit Oriented Development Code provides clear graphic standards for the location, height, and building elements to achieve good urban design. The Smithfield and Iron Horse Illustrative Master Plans (Appendix D and E respectively) shall provide general guidance to property owners, developers, and the city on the form, character, and intensity of future development in these Station Areas.
(Ordinance 3240, § 1(Exh. A), adopted 3/4/2013)

§ 118-562 Components of the code.

(a) 
The TOD code shall apply to both Station Areas unless otherwise specified in the code.
(b) 
The Regulating Plan for each Station Area shall be the official zoning map for that Station Area. It shall establish the development standards for all lots within the two Station Areas including:
(1) 
Character Zones.
Each Station Area is further distinguished into "Character Zones". A Character Zone within each Station Area is intended to create a distinct urban form different from other Character Zones. Each Character Zone shall establish use and building standards including height, bulk, building and parking location, and functional design for all lots within that Character Zone. The Regulating Plan classifies all lots within both Station Areas into one of seven Character Zones. Some Character Zones are Station Area specific. The different Character Zones are based on historic and regional architectural traditions and development intent to create a built environment that is consistent with the vision for the two Station Areas.
(2) 
Special Frontage Standards.
The Special Frontage Standards in each Station Area establishes exceptions and special conditions for new and redeveloped buildings along that designated frontage. These Special Frontage Standards shall apply in lieu of or in addition to the underlying Character Zone standards.
(3) 
Street Type Specifications.
The Street Type Specifications illustrate configurations for significant existing and new streets within each Station Area. The specifications address vehicular lane widths, number of lanes, pedestrian accommodation, street tree requirements, on-street parking, and parkway and median standards (streetscape standards).
(4) 
Required Street Network.
The Required Street Network is comprised of future streets needed to adequately accommodate trip volumes generated by the likely build out scenario presented in the Illustrated Plan. The Required Streets shall be mandatory and shall generally meet the locational and connectivity goals of the Regulating Plan. Their design shall be guided by the Street Type Specifications.
(5) 
Recommended Street Network.
The Recommended Street Network indicates the future desired streets to implement the Station Area Illustrative Master Plan. Their location is not mandatory and their design shall be guided by the Street Type Specifications.
(6) 
Required Civic/Open Space.
Public Civic and Open Spaces shall comply with the standards included in section 118-570.
(7) 
Recommended Civic/Open Space.
The Recommended Civic/Open Space designation shall indicate the locations of desired civic buildings (public buildings and religious buildings) and open spaces (including parks, plazas, and squares) to implement the Illustrative Master Plan.
(c) 
Transit Oriented Development Code Text: The Transit Oriented Development Code Text (the text portion of this division) shall enumerate the use and development standards with text and graphics including Character Zones, Special Frontage, Street Type, Civic Space, landscape, architectural, signage, lighting, and all related standards for all streets, and public and private development.
(d) 
The development standards under chapter 118 of the City of North Richland Hills, as amended, shall not apply to the Station Areas except as specifically referenced herein. Development standards not addressed in this division shall be governed by the City of North Richland Hills Zoning Ordinance to the extent they are not in conflict with the intent of the Transit Oriented Development Code.
(e) 
Using this code: Wherever a word begins with a capital letter, consult the definitions for the specific meaning. In order to understand what the division allows on property within each Station Area there are three basic steps:
(1) 
Look at the Regulating Plan for the corresponding Station Area. Find the subject property on the Regulating Plan. Identify the Character Zone the property is located in and the Street Type designation along all its street frontages. In addition identify any Special Frontage Requirements applicable to the subject property.
(2) 
The Schedule of Uses by Character Zone is listed in Table 5.1 and for Building Form and Development Standards refer to the corresponding zone standards in section 118-566 of this division.
(3) 
Refer to section 118-564; for Special Frontage Standards, section 118-567 for Street Type and Streetscape Standards, and section 118-568 for Architectural and Urban Design Standards.
The information from the above listed three steps explains where the building will sit on the lot, the limits on its three dimensional form, the range of uses, and the palette of materials that will cover it. For exact dimensions specific to a particular property, application process, or for information on Special Development Plans, consult with city staff.
(Ordinance 3240, § 1(Exh. A), adopted 3/4/2013)

§ 118-563 Definitions.

In addition to definitions in section 118-1 in the City of North Richland Hills Zoning Ordinance, the following terms shall have the corresponding interpretations.
Attics/mezzanines:
The interior part of a building contained within a pitched roof structure or a partial story between two main stories of a building.
Auto-related sales and service uses:
Are establishments that provide retail sales and services related to automobiles including, but not limited to, cars, tires, batteries, gasoline, etc.
Bonus provisions:
The specific development incentives available for development within some Character Zones based on desirable criteria.
Build-to zone:
The area within which the principal building's front façade is to be built.
Build-to line:
The line at which the principal building's front façade shall be built.
Building form standards:
The standards established for each Character Zone that specifies the height, bulk, orientation, and elements for all new construction and redevelopment.
Building frontage:
The percentage of the building's front façade that is required to be located at the front Build-to Line or Zone as a proportion of the block frontage along that public street. Parks, plazas, squares, and pedestrian breezeway frontages shall be considered as buildings for the calculation of Building Frontage.
Building types:
The classifications of different buildings by general function (building use) that also has implications on the scale, proportions, and architectural design of that specific building.
Character zone:
Each Character Zone is intended to create a distinct urban form different from other Character Zones.
Civic/open space:
means publicly accessible open space in the form of parks, courtyards, forecourts, plazas, greens, pocket parks, playgrounds, etc. They may be privately or publicly owned. For all residential uses, privately accessible open spaces such as courtyards, porches, and balconies may also be considered as Civic/Open Space for the purposes of this division.
(1) 
Square:
means a Civic/Open Space available for unstructured recreation and civic purposes. A Square is spatially defined by buildings. Its landscape shall consist of landscaping, hardscaping, water features, pathways, and pedestrian amenities arranged in formal and informal patterns. Squares shall be located at the intersection of important streets.
(2) 
Plaza:
means a primarily hardscaped Civic/Open Space that provides for a pedestrian gathering with formal landscaping, available for civic purposes and commercial activities. A plaza shall be spatially defined by buildings. Plazas include piazzas, courts, malls, market places and other such lateral expansions of the public way or additions to the public way that provide for civic, commercial or ceremonial pedestrian activities.
(3) 
Playground:
means a Civic/Open Space designed and equipped for children's recreation. A playground shall be fenced and may include an open shelter. Playgrounds shall be located within residential areas and may be placed within a block as illustrated. They may be included in other open spaces.
Comprehensive land use plan:
City of North Richland Hills Comprehensive Land Use Plan that establishes the blueprint for the long-term growth and development of the city.
Concept plan:
A plan that is intended to illustrate the general development pattern proposed and meets the requirements of section 118-571 of this division.
Development review committee (DRC):
is a committee comprised of a representative from each of the various city departments in charge of reviewing and approving development applications within the two TOD areas.
Encroachment:
Any structural element that breaks the plane of a vertical or horizontal regulatory limit, extending into a setback, into the public R-O-W, or above a height limit.
Illustrative master plan:
is the building scale master plan that provides the guidance for future development and redevelopment of each of the two Station Areas. It indicates the general location of buildings, uses, streets, open spaces, and parking within both TOD areas.
Land use mix criteria:
shall be the relative percentages of commercial, civic, residential, and other uses within a specific Character Zone. The Land Use Mix Criteria may apply to a specific development or to an entire Character Zone.
Light manufacturing and industrial uses:
includes assembly and light manufacturing of commodities (incl. electronics) fully enclosed within the building without producing any noxious odors, gas, or other pollutants. This category shall include workshops and studios for cottage industries such as pottery, glass-blowing, metal working, screen printing, weaving, etc.
Live-work unit:
A Live-Work Unit is a dwelling unit that is also used for work purposes, provided that the 'work' component is restricted to the uses of professional office, artist's workshop, studio, or other similar uses and is located on the street level. The 'live' component may be located on the street level (behind the work component) or any other level of the building.
Living fence:
shall be a Street Screen composed of landscaping in the form of vegetation.
Multi-unit house:
A two story residential building on a single platted lot containing at least two and no more than five individual dwelling units. Architectural features include separate dwelling entrances and shared parking areas creating the effect of a larger estate type home.
Regulating plan:
is a Zoning Map or set of maps that shows the Character Zones, Civic Spaces, location of Special Frontages, Streets, and Special Requirements applicable to the two Station Areas subject to the standards in this division.
Retail sales:
Retail establishments are the final step in the distribution of merchandise. They are organized to sell in small quantities to many customers. Establishments in stores operate as fixed point-of-sale locations, which are designed to attract walk-in customers. Retail establishments often have displays of merchandise and sell to the general public for personal or household consumption, though they may also serve businesses and institutions. Some establishments may further provide after-sales services, such as repair and installation. Included in, but not limited to this category, are durable consumer goods sales and service, consumer goods, other grocery, food, specialty food, beverage, dairy, etc, and health and personal services.
Service uses:
This is a category for limited personal service establishments which offer a range of personal services that include (but not limited to) clothing alterations, shoe repair, dry cleaners, laundry, health and beauty spas, tanning and nail salons, hair care, etc.
Short-term rental (STR)
means a dwelling that is:
(1) 
Used or designated to be used for residential purposes, including a single-family residence or a unit in a multi-family residential building;
(2) 
Rented wholly or partly for a fee; and
(3) 
Rented for periods of less than 30 consecutive days.
Special development plan:
A development application that meets section 118-571 of this division.
Special frontage requirements:
are standards applied to certain properties as indicated in the Regulating Plan in order to address specific requirements and transitions based on street frontage and adjacency in addition to or in lieu of the underlying Character Zone standards.
Station area:
The area included in one of the Character Zones as established in the Regulating Plans for the two future rail stations.
Street screen:
A freestanding wall or living fence built along the frontage line or in line with the building façade along the street. It may mask a parking lot or a loading/service area from view or provide privacy to a side yard and/or strengthen the spatial definition of the public realm.
Street type:
is a specific designation for streets in the TOD Zones that establish a certain character and cross-sections to improve walkability within each Station Area.
Street network:
is the required and recommended network for new and existing streets within both the Station Areas as established in the Regulating Plans and identified in the Illustrative Master Plans.
Townhouse:
Two to three story attached housing unit of at least two but no more than six dwelling units connected. Each townhouse is on a separately platted lot with a main entrance on a street and rear alley garage access.
Transition zones:
are the areas with specific adjacencies (single-family residential or Character Zones) within which certain limitations on building heights apply as established for each Character Zone.
Transitional surface parking lot:
are surface parking lots that are ultimately intended to be infilled with buildings to support the city's goals for transit-oriented development.
(Ordinance 3240, § 1(Exh. A), adopted 3/4/2013; Ordinance 3922-B adopted 10/13/2025)

§ 118-564 The regulating plans.

(a) 
The Regulating Plans for Smithfield (Appendix A) and Iron Horse Station (Appendix B) Areas are hereby adopted. The standards in this code shall apply mandatorily to all properties within the two Station Areas as designated in the respective Regulating Plans.
(b) 
Character Zones established.
The following Character Zones are established. The boundaries of the specific Character Zones are established in the Regulating Plan for each Station Area.
(1) 
Historic TOD: The Historic TOD Character zone is intended to preserve existing historic buildings in the Smithfield Station Area. It includes properties along Main Street, west of Davis and the Smithfield Cemetery.
(2) 
TOD Core: The TOD Core provides the most opportunities for redevelopment and new development in both the Station Areas. It is the area that has the most development impact due to the location of the transit station.
(3) 
TOD Residential: The TOD Residential zones in both Station Areas provide the transitions from the higher intensity development of the TOD Core and existing residential neighborhoods.
(4) 
General Mixed Use — Iron Horse: The General Mixed Use — Iron Horse zone is located in the Iron Horse Station Area and is generally outside the immediate influence of the transit station. This area is characterized by large scale office and industrial uses or vacant land that will potentially redevelop after the TOD Core areas. This area is intended for a wider range of uses that includes retail, office, residential, and industrial uses.
(5) 
General Mixed Use — Smithfield: The General Mixed Use — Smithfield zone is located in the Smithfield Station Area and is generally located east of Davis Blvd., outside the immediate influence of the transit station. This area is characterized by office and industrial uses or vacant land and adjacent to established residential neighborhoods that will potentially redevelop after the TOD Core areas. This area is intended for a wider range of uses that includes retail, office, residential, and industrial uses.
(6) 
Arterial Mixed Use: The Arterial Mixed Use zone is intended to provide appropriate transitions to major regional roadways while taking advantage of that frontage for limited auto-oriented uses and sites.
(7) 
High Intensity Mixed Use: The High Intensity Mixed Use is intended for large scale commercial uses and supporting retail, restaurant, and residential uses.
(c) 
Special frontage requirements.
In order to address specific requirements and transitions based on street frontage and adjacency, the following Special Frontage Requirements as established in the Regulating Plan shall apply to both Station Areas:
(1) 
Commercial Frontage: In all areas designated as Commercial Frontage on the Regulating Plan, the ground floor space shall be built to commercial standards and establishes mandatory commercial uses along the ground floor of all buildings.
(2) 
Arterial Frontage (Davis and Mid-Cities Blvd.): For all buildings and building sites designated as Arterial Frontage in the Regulating Plan, the following rules apply:
a. 
A building setback of a minimum of 20 feet shall apply along the designated frontage. Of the 20 feet setback, 15 feet shall be dedicated to a landscaped parkway. A maximum building setback of 85 feet shall be required along the designated Arterial Frontage.
b. 
Surface parking lots no deeper than 70 feet as measured from the back of the landscaped parkway may be permitted.
c. 
Commercial driveways that meet the city and TxDOT design criteria are permitted.
d. 
Structured parking may be permitted along this frontage. Building setback standards in subsection (1) shall apply to any parking structure.
(3) 
Boulevard Frontage (Iron Horse): For all buildings and building sites designated as Boulevard Frontage in the Regulating Plan, the following rules apply:
a. 
Setbacks and build-to-zones shall be based on the underlying character district.
b. 
Surface parking lots no deeper than 70 feet may be permitted so long as its frontage along the boulevard is no more than 50 percent of the lot frontage (see figure 4.1)
c. 
Driveways shall be limited to a maximum of 24 feet in width and one driveway per every 200 feet of block frontage.
d. 
Required street network by street type.
In order to achieve streets that balance mobility with pedestrian orientation in both the Station Areas, the Regulating Plan establishes the network of required streets. The Regulating Plan also designates all streets by Street Type. All new and redesigned streets in both the Station Areas shall meet the street design standards established in section 118-567.
e. 
Civic buildings and civic/open space.
The Regulating Plan indicates existing Civic Buildings (schools, public uses, and churches) and Civic/Open Space (parks, plazas, and squares). In addition, it indicates the recommended Civic/Open Spaces based on the Illustrative Master Plan. The specific standards for civic buildings and Civic/Open Space are established in section 118-570.
(Ordinance 3240, § 1(Exh. A), adopted 3/4/2013)

§ 118-565 Schedule of permitted uses by character zone.

(a) 
Generally.
Due to the emphasis on urban form over land uses in the Station Areas, general use categories have been identified by character zones. Uses not listed in the following schedule, but are substantially similar, may be permitted upon the approval of the City Manager or his or her designee, subject to appeal to the City Council.
(b) 
Compliance with the land use mix criteria.
Review criteria and standards for recommended land use mix are established as a part of the Building Form and Development Standards in section 118-566.
(c) 
Schedule of uses.
Key:
P = Permitted by right
NP = Not Permitted
P/C = Permitted with conditions
P/A = Permitted Accessory Use
P/SDP = Permitted with a Special Development Plan (See Section 118-571)
NA = Not applicable
Table 5.1
Character Zone
Land Use
Historic TOD
TOD Core
General Mixed Use (Iron Horse & Smithfield)
TOD Residential
Arterial Mixed Use
High Intensity Mixed Use
Commercial Uses (Office & Retail Uses)
Retail Sales or Service with no drive through facility. Excluded from this category are retail sales and services establishments geared towards automobile related uses (see Section 118-563 of this Ordinance for Definition of Retail Sales, Service Uses, and Auto-Related Sales and Service Uses)
P
P
P
NP
P
P
Finance, Insurance, and Real Estate establishments including banks, credit unions, real estate, and property management services, with no drive through facility
P
P
P
NP
P
P
Offices for business, professional, and technical uses such as accountants, architects, lawyers, doctors, etc.
P
P
P
NP
P
P
Food Service Uses such as full-service restaurants, cafeterias, and snack bars with no drive through facilities including café seating within a public or private sidewalk area with no obstruction of pedestrian circulation
P
P
P
NP
P
P
Auto-related retail sales or service
NP
NP
P/C
NP
P/C
P/C
Brewpub, Tap Room, Wine Bar
SUP
SUP
SUP
NP
SUP
SUP
Arts, Entertainment, and Recreation Uses
Art galleries
P
P
P
NP
P
P
Art, antique, furniture or electronics studio (retail, repair or fabrication; excludes auto electronics sales or service)
P
P
P
NP
P
P
Games arcade establishments
P
P
P
NP
P
P
Theater, cinema, dance, or music establishment
P
P
P
NP
P
P
Museums and other special purpose recreational institutions
P
P
P
NP
P
P
Fitness, recreational sports, gym, or athletic club
P
P
P
NP
P
P
Parks, greens, plazas, squares, and playgrounds
P
P
P
P
P
P
Cemeteries
P
NP
NP
NP
NP
NP
Educational, Public Administration, Health Care and Other Institutional Uses
Business associations and professional membership organizations
P
P
P
NP
P
P
Child day care and preschools
P
P
P
NP
P
P
Schools, libraries, and community halls
P
P
P
NP
P
P
Universities and Colleges
NP
P/C
P/C
NP
P
P/C
Civic uses
P
P
P
NP
P
P
Social and fraternal organizations
P
P
P
NP
P
P
Social services and philanthropic organizations
P
P
P
NP
P
P
Religious Institutions
P
P
P
P
P
P
Funeral homes
P
P
P
NP
P
P
Residential Uses
Home Occupations (regulated by Section 118-727 — Customary home occupations)
P/A
P/A
P/A
P/A
P/A
P/A
Residential Apartments and/or condominiums
NP
P/C
NP
NP
NP
NP
Upper floor residential uses 1
P
P
P
P
P
P
Single-family residential attached dwelling unit (Townhomes)
NP
P
 
P
NP
NP
Single-family residential detached dwelling unit
NP
NP
P/C
P
NP
 
Two story Live/work
NP
NP
P
P
NP
NP
Multi-unit house
NP
NP
P
P
NP
NP
Other Uses
Model homes for sales and promotion **
NP
NP
P
P
NP
NP
Full-service hotels
P/SDP
P/C
P
NP
P
P
Bed and breakfast establishments
P
P
P
P
NP
NP
Parking, surface (primary use of property) (Transitional Surface Parking Lot)
P/SDP
P/SDP
P/SDP
NP
P/SDP
P/SDP
Parking, surface (accessory use of property)
P/C
P/C
P/C
P/C
P/C
P/C
Parking, structured
P/C
P/C
P/C
P/C
P/C
P/C
Sales from kiosks
P
P
NP
NP
NP
NP
Any permitted use with a drive through facility
NP
NP
P/C
NP
P/C
P/C
Veterinary clinic (no facilities for overnight storage of animals)
NP
NP
P
NP
P
P
Bar
SUP
SUP
NP
NP
SUP
SUP
Incidental Outdoor Display (subject to standards in Section 118-717 of the Zoning Ordinance)
P/A
P/A
P/A
NP
P/A
P/A
Outdoor storage and display (except Incidental Outdoor Display)
NP
NP
NP
NP
NP
NP
Light Manufacturing and industrial uses limited to a maximum building footprint of 10,000 sq. ft.
NP
NP
P/C
NP
P/C
P/C
Warehousing
NP
NP
P/A *
NP
P/A *
P/A *
Miniwarehouse (Self-Storage)
NP
NP
NP
NP
NP
NP
Specialty Personal Service Shop
NP
NP
NP
NP
NP
NP
Sexually-Oriented Business
NP
NP
NP
NP
NP
NP
Pawnshops
NP
NP
NP
NP
NP
NP
Alternative Financial establishments
NP
NP
NP
NP
NP
NP
Second Hand Dealers
NP
NP
NP
NP
NP
NP
Construction offices with heavy trucks or equipment
NP
NP
NP
NP
NP
NP
Cigar, cigarette and Non-traditional smoking shops
SUP
SUP
NP
NP
SUP
SUP
Short-term rental
P/SDP
P/C
P/C
P/C
P/C
P/C
Notes:
1 Residential uses shall be permitted by right in the upper floors of all buildings
A* = Accessory use to not exceed 25 percent of the primary use building area
** Model homes are limited to a time period until all the homes are sold in the neighborhood.
(d) 
Use Criteria: All uses listed as P/C in Table 5.1 shall also meet the following standards in Table 5.2.
Table 5.2 — Use Criteria
Use
Zone
Location & Design Criteria
Non-Residential Uses
Light Manufacturing and industrial uses
General Mixed Use, Arterial, High Intensity
• No outside storage or overnight parking of work vehicles except behind a masonry screening wall blocking view from public. All equipment, storage, and display shall be enclosed within a building
Universities and Colleges
TOD Core, General Mixed Use, & High Intensity Mixed Use
• Shall be required to provide structured parking as part of the build-out for the university/college campus
Retail Sales or Service including establishments geared towards the automobile
Arterial Mixed Use, High Intensity Mixed Use, and General Mixed Use
• Shall have the auto-oriented sales and services oriented towards Davis, Mid-Cities, and Loop 820 Access Road only
• In no case shall gas pumps and canopies along the major roadway exceed 50% of that street frontage.
• Service bays shall be oriented internal to the site away from the arterial roadway or towards alleys
• No outside storage or overnight parking of vehicles waiting on repair except behind a masonry screening wall blocking view from public. All equipment, storage, and display shall be enclosed within a building
Bar
All
Refer to Chapter 6 (Alcoholic Beverages) of the City Code for additional standards related to the sale of alcoholic beverages
Residential Uses
Single Family Detached (Homes)
General Mixed Use
• Shall only be allowed as an adjacent use to existing single-family detached housing and does not have Arterial frontage.
Apartment/Condos
TOD Core
• Permitted in Smithfield TOD Core at 25 dwelling units per acre minimum and built to first floor commercial construction for all buildings adjacent to and facing Smithfield Road and Davis Boulevard
• Permitted in Iron Horse TOD Core at 30 dwelling units per acre minimum with maximum lot width of 600 feet and 80% of required parking maintained as onsite structured parking. Required built to first floor commercial construction for all buildings adjacent to and facing Iron Horse Boulevard
Other Uses
Full Service Hotel
TOD Core
• Permitted in Iron Horse TOD Core
• Only permitted in Smithfield TOD Core by Special Development Plan
Short-term Rental
All
• Must comply with all standards outlined in Section 118-633(31)
Parking, surface (accessory use)
All
• Building form standards shall apply based on character zone (Section 118-566).
Parking, structured
All
• All structured parking shall be lined by active users along the entire ground floor frontage of all Commercial "Main" Streets, Avenues, and TOD Boulevards
• All structured parking shall be lined by actives uses along a minimum of 50 of all other streets (with the exception of arterials, freeways, and alleys). Driveways into the garages shall be from alleys, TOD Boulevards, or TOD General Streets
Transitional surface parking lot
Historic, TOD Core, General Mixed Use, Arterial, High Intensity
• Transitional Surface Parking lots may be exempted from the parking setback standards in this section if all surface parking lots accommodating 50 cars or more in one or more contiguous lots obtain Special Development Plan (SDP) approval from City Council. A time limit of three years may be imposed by City Council for all transitional surface parking lots. In addition City Council may require a phasing plan for development on the site.
Any permitted use with a drive through facility
Arterial Mixed Use General Mixed Use and High Intensity Mixed Use
• All drive through access (driveways) shall be from arterial, TOD General Street, freeway frontage road, or alleys
• Drive through lanes and/or canopies shall not front on or be located along any Commercial "Main" Street, Avenue, or TOD Boulevard.
(Ordinance 3240, § 1(Exh. A), adopted 3/4/2013; Ordinance 3325, § 2, adopted 9/8/2014; Ordinance 3574, § 6, adopted 3/25/2019; Ordinance 3922-B adopted 10/13/2025)

§ 118-566 Building form and development standards.

(a) 
Historic TOD.
(b) 
TOD Core.
(c) 
High Intensity Mixed Use.
(d) 
General Mixed Use Zone - Iron Horse.
(e) 
General Mixed Use Zone - Smithfield.
(f) 
Arterial Mixed Use.
(g) 
TOD Residential.
(Ordinance 3240, § 1(Exh. A), adopted 3/4/2013)

§ 118-567 Street and streetscape design standards.

(a) 
Generally.
Streets in the Station Areas need to support the overall goal of a mixed use, compact, pedestrian oriented district. They should balance all forms of mobility while maximizing convenience for residents and visitors.
The Regulating Plan designates the required and recommended street network within each Station Area. This section specifies the typical configuration of streets within both the Station Areas. The specifications address vehicular land width, parkway widths, R-O-W widths, number of travel lanes, on-street parking, and pedestrian accommodation. The character of streets in the Station Area will vary based on the location. Some streets, such as Davis Blvd., Mid-Cities Blvd., and Loop 820, are under the purview of TxDOT while the remaining streets are city streets.
(b) 
New streets.
In addition to standards for existing streets, this section specifies standards for both new streets in both station areas. New streets in both station areas shall be based on the required or recommended designation on the corresponding Regulating Plan or may include any of the designated Thoroughfare Types in the Town Center regulations (section 118-471(9) Thoroughfare Types.
(c) 
Street types established.
Table 7.1 and associated cross sections or any designated Thoroughfare Type in the Town Center regulations under section 118-471(9) shall establish the cross sections for each street type. The cross sections may be adjusted to fit existing contexts with the approval of the director of public works. In addition, the proposed cross sections may be adjusted to meet the needs of the Uniform Fire Code as adopted by the city.
Elements Street Type
R-O-W (Recommended minimum)
Number of Lanes
Lane Widths
On-Street Parking
Sidewalk Width (min.)
Cross Walk Requirement
Parkway/Tree Well
Commercial "Main" Street
60 ft.
2
10 ft.
Yes, both sides, parallel or angled *
6 ft.
Intersections and min. of 1 mid-block
Tree Well, 6 ft. X 5 ft.
Commercial Avenue
80 ft. + 6 ft. sidewalk easement
4
11 ft.
Yes, both sides, parallel or angled *
6 ft.
Intersections and min. of 1 mid-block
Tree Well, 6 ft. X 6 ft.
TOD Boulevard
80 ft. + 6 ft. sidewalk easement
4 + turn lanes
11 ft.
No
6 ft.
Intersections
Parkway 6 ft. wide
Avenue
68 ft.
2
11 ft.
Yes, both sides, parallel or angled *
8 ft.
Intersections
Parkway; 6 ft. wide
TOD General Street
60 ft.
2
11 ft.
Yes, both sides, parallel or angled *
6 ft.
Intersections
Parkway; 5 ft. wide
TOD Alley
20 ft. 16 ft. pavement width
NA
16 ft.
No
NA
Street intersections
NA
Notes:
* Angled parking may be permitted along these streets if an additional right-of-way of 16 feet is made available.
(d) 
Street cross sections.
(e) 
Streetscape and landscape standards.
Streetscape standards shall apply to all streets within the Station Areas. Streetscape standards shall address all elements between the building face and edge of the curb. Typical streetscape elements addressed are street trees, lighting, street furniture and pedestrian amenities, and materials.
(1) 
Street trees (within public R-O-Ws).
a. 
Street trees shall be required on all TOD streets (except on alleys, arterial roadways, and highway access roads).
b. 
Street trees shall be planted approximately three feet behind the curb line.
c. 
Spacing shall be an average of 30 feet on center (measured per block face).
d. 
The minimum caliper size for each tree shall be three inches and shall be a minimum of 12 feet in height at planting. Each tree shall be planted in a planting area no less than 40 square feet.
e. 
Species shall be selected from the TOD District Planting List in Appendix C of this division.
f. 
Along the TOD Boulevard, trees shall be required in the center median and spacing and species shall be the same as the trees in the parkway.
(2) 
Street furniture, lighting, and materials.
a. 
Pedestrian scale lighting shall be required along all TOD streets (except on alleys, arterial roadways, and highway access roads). They shall be no taller than 14 feet.
b. 
Street lights shall be placed at 50 feet on center, approximately three feet behind the curb line.
c. 
The light standard selected shall be compatible with the design of the street and buildings.
d. 
Trash receptacles and bike racks shall be required along the following TOD streets — Core Main Street, Avenue, Commercial Avenue, and TOD Boulevard. They shall be at least two trash receptacles per block within the public space. Street furniture and pedestrian amenities such as benches are recommended along the following TOD Streets - Core Main Street and Commercial Avenue.
e. 
All street furniture shall be located in such a manner as to allow a clear sidewalk passageway of a minimum of six feet.
f. 
Materials selected for paving and street furniture shall be of durable quality and require minimal maintenance.
(3) 
Landscape standards (on private property).
a. 
All surface parking lots that accommodate more than ten cars shall be required to plant one canopy tree and three shrubs per every 1,000 square feet of paved area.
b. 
Trees and shrubs shall be planted in landscape islands no smaller than 200 square feet each. In addition, each tree shall be required a minimum of 40 square feet of planting area. Trees and shrubs shall be selected from the TOD District Planting List in Appendix C of this division.
c. 
All lot frontages along a public street (except alleys and highways) not defined by a building at the Build-to Zone may plant a four feet high (min.) Living Fence in as the required Street Screen. Such a Living Fence shall be composed of shrubs planted at two feet on center and two feet high when planted. Species shall be selected from the TOD District Planting List in Appendix C of this division. The required Street Screen shall be located within the Build-to Zone along the corresponding street frontage.
d. 
Maintenance of all landscape materials shall meet the requirements of chapter 114 of the City of North Richland Hills Zoning Ordinance.
e. 
Along arterials and highway access roads, street trees shall be planted within the required landscape parkway as per chapter 114 of the City of North Richland Hills Zoning Ordinance.
f. 
Turf and groundcover: When clearly visible from the street and alleys, all unpaved ground areas shall be planted with low growing shrubs or ground cover, ornamental grasses, or a combination thereof. Turf grass must be installed as solid sod and not seeded on. Ground cover is encouraged over turf/sod.
(Ordinance 3240, § 1(Exh. A), adopted 3/4/2013; Ordinance 3325, § 2, adopted 9/8/2014)

§ 118-568 Architectural standards and guidelines.

The architectural standards and guidelines for the TOD Station Areas shall establish a coherent urban character and encourage enduring and attractive development. Building plans shall be reviewed by the DRC for compliance with the standards below.
The key design principles establish essential goals for development in both the Station Areas to ensure the preservation, sustainability, and visual quality of this unique environment. Buildings shall be located and designed so that they provide visual interest and create enjoyable, human-scaled spaces. The key design principles are:
•
New buildings/building façades shall utilize building elements and details to achieve a pedestrian-oriented public realm.
•
Contemporary design for alterations and additions to existing properties shall not be discouraged when such alterations and additions do not destroy significant historical, architectural or cultural material, and such design is compatible with the size, scale, color, material, and character of the property, neighborhood or environment.
•
Infill design can be approached with non-historic designs using simple and neutral elements which will fit better with the character of the neighborhood. New designs generally should not copy existing structures, but must be consistent with the character, style and scale of those structures.
•
Compatibility is not meant to be achieved through uniformity, but through the use of variations in building elements to achieve individual building identity.
•
Building façades must include appropriate architectural details and ornament to create variety and interest.
•
Open space(s) shall be incorporated to provide usable public areas integral to the downtown environment.
The Smithfield area has an historic existing character that shall be preserved by rehabilitation of existing significant buildings. In addition, new and infill construction in the district shall reflect the character of the district during its historic period of significance.
(a) 
Standards specific to Historic TOD Zone.
In addition to standards in subsection (b), the following guidelines shall apply for all development within the Historic TOD Zone. All changes to existing façades or new buildings within this zone shall receive a "compliance" permit from the planning and zoning commission after DRC review and recommendations on the extent to which the proposed changes or new construction meets the following guidelines.
(1) 
Building form and massing.
a. 
Buildings shall consist of rectangular building forms limited to one- or two-stories in height.
b. 
Simple architectural ornamentation at the street level of buildings such as wood cornices or cast iron columns can both accent buildings, and provide visual interest for pedestrians and motorists. Do not incorporate high style architectural ornamentation that does not reflect the vernacular early 20th century design context of Smithfield.
c. 
Recessed entries provide weather protection, protect passing pedestrians from opening doors, and add attractive detail to the storefront. Do not recess the entire storefront.
(2) 
Horizontal rhythm.
a. 
A building larger than the width seen traditionally in the district (greater than 40 feet) should be divided into modules (20 feet—25 feet) that are similar in scale to typical buildings.
b. 
Large project sites should be developed with several buildings, rather than a single structure.
c. 
The horizontal rhythm of the street wall shall be reinforced in new buildings by using a similar alignment of windowsills, building lines, floor lines, cornices, rooflines, and floor-to-floor spacing along a blockface.
d. 
Using building design elements such as cornice lines, ground floor canopies and awnings, overhangs and windowsills helps to maintain a clear visual division in building design between the street level (ground floor retail uses) and upper floors.
(3) 
Doors and windows.
a. 
Windows and doors shall be vertically oriented.
b. 
The primary entrance to buildings shall be clearly defined and oriented to the street, and not to parking areas or side or rear elevations.
c. 
Clear glass should be used in upper story and storefront windows. No reflective, heavily tinted, patterned or sandblasted glass should be used in storefront or upper story windows. Patterned, colored or sandblasted glass can be appropriately used in transoms above storefront windows, however.
(4) 
Roof form.
a. 
Flat roof forms with parapets, or gable roofs either facing or perpendicular to the street with a 5/12 or similar pitch are appropriate to the character and image of historic Smithfield.
b. 
Roof forms consistent with the character of Smithfield are recommended. Sloped roof shapes on one-story commercial buildings are not recommended unless they are hidden along all visible sides with a false parapet.
c. 
A visual terminus, such as a simple cornice, at the tops of two-story buildings helps reinforce the character of Smithfield architecture.
(5) 
Building materials.
a. 
At least 75 percent of each façade visible from any public right-of-way or adjoining properties (except alleys) of new buildings shall use materials typical of common building materials of the historic period and location, including brick and stone indigenous to North Texas such as dark fieldstone. Masonry materials shall be installed in a craftsman like manner that are a minimum of one inch thick and imbedded in a cementitious reinforced substrate.
b. 
Stone patterns, sizes and color of individual stones should be similar to those found in historic stone buildings in the area, or typical of structures of this type, age or vicinity.
c. 
Masonry bonding patterns, sizes and color should be similar to those found in the historic commercial and institutional buildings nearby, or typical of structures of the type, age and vicinity.
d. 
Traditional materials such as horizontal wood siding of dimensions similar to novelty, shiplap or tongue-and-groove, or Cementitious horizontal siding, in a smooth, paintable finish and of traditional dimensions may be used as accent materials not to exceed 25 percent of each façade. Other non-traditional building materials shall only be permitted as accent materials (no more than 25 percent of each façade visible from any public right-of-way or adjoining properties).
(6) 
Awnings and canopies.
a. 
Canopies of wood or metal and awnings of wood, metal, or canvas may be used to protect pedestrians and create interest along the street.
b. 
Fixed, rolled front awnings of corrugated metal, as found in many early 20th century North Texas commercial districts, are appropriate for the Smithfield district.
c. 
Fixed canopies may extend the width of a commercial building, and may be supported at the outer edge by simple wood or metal posts, as long as the supports are non-structural and do not interfere with pedestrian passage along the front sidewalk.
(b) 
Standards specific to commercial and mixed use buildings.
The following design standards and guidelines shall provide property owners, developers, city staff, and decision makers adequate design guidance for new and existing commercial buildings.
(1) 
Location on the street.
a. 
Buildings shall be oriented toward the major street with the primary entrance located on that street. All primary entrances shall be oriented to the public sidewalk for ease of pedestrian access.
b. 
At key intersections, buildings located on corner lots may utilize variations in building massing to emphasize street intersections as points of interest in the district. Maximum building heights shall be permitted to exceed by 25 percent for approximately 25 percent of the building frontage along each street façade.
(2) 
Pedestrian-friendly building massing and scale.
a. 
A building's massing shall serve to define entry points and help orient pedestrians.
b. 
Buildings and/or façades shall emphasize and frame or terminate important vistas.
c. 
Buildings in the TOD Core zone, to the extent practicable, shall maintain a 25 feet—35 feet building façade widths or multiples thereof.
d. 
Variations in the rhythms within individual building façades shall be achieved within any block of building façades with architectural elements such as bays, columns, doors, windows, etc.
e. 
Breaks in the predominant rhythm may also be used to reinforce changes in massing and important elements such as building entrances, terminated vistas, or corner sites.
f. 
Porches, stoops, eaves, awnings, blade signs, arcades, colonnades and balconies should be used along commercial storefronts and they may protrude beyond the setback line provided that they do not inhibit pedestrian movement within the public right-of-way.
(3) 
Feature buildings.
a. 
Buildings which are located on axis with a terminating street or at the intersection of streets shall be considered as feature buildings. Such buildings shall be designed with features which take advantage of that location, such as an accentuated entry and a unique building articulation which is off-set from the front wall planes and goes above the main building eave or parapet line.
(4) 
Architectural elements and storefronts.
a. 
Shopfront buildings shall be designed and built in tri-partite architecture so that they have a distinct base, middle, and top. Contemporary design is not discouraged as long as long as it is compatible with the character of the property, neighborhood or environment.
b. 
Architectural elements shall be designed to the appropriate scale and proportions of the selected architectural style.
c. 
An expression line or equivalent architectural element shall delineate the base of all buildings, and a cornice shall delineate the tops of façades that do not utilize a pitched roof. For retail storefronts, a transom, display window area and bulkhead at the base shall be utilized.
d. 
Infill buildings shall maintain the alignment of horizontal elements along the block.
e. 
Building entrances may be defined and articulated by architectural elements such as lintels, pediments, pilasters, columns, porticos, porches, overhangs, railings, balustrades, and others as appropriate. All building elements should be compatible with the architectural style, materials, colors, and details of the building as a whole. Entrances to upper level uses may be defined and integrated into the design of the overall building façade. Doors and windows that operate as sliders are prohibited along the following streets - Core Main Street, Avenue, Commercial Avenue, and TOD Boulevard.
f. 
Roofs: Mansard roofs are prohibited and flat membrane-type roofs that are visible are prohibited.
g. 
Doors and windows: Generally, windows shall be oriented vertically, and bay windows shall have external bottom supports. Dormer windows shall also be vertically proportioned and slightly shorter than the windows below.
h. 
Transparency required: For all new construction and renovation in the TOD Core zone, the street-level floor shall have transparent storefront windows covering no less than 65 percent of the façade area. Each upper floor of all building façades facing a street or plaza shall contain transparent windows covering at least 35 percent of the façade area. Glass curtain wall buildings are prohibited. For all new construction and renovation in the General Mixed Use, Arterial Mixed Use, and High Intensity Mixed Use zones, the required street facing façade transparency (each floor) shall be at least 30 percent.
i. 
Ground floor commercial and mixed use building plate heights (floor to floor) shall be at least 15 feet in height. Two story Live/work buildings may have 12 foot floor to floor height. Upper floor to floor heights shall be a minimum of ten feet.
j. 
Storefronts: Retailers located at the street level shall primarily use storefronts to orient and advertise merchandise to customers. Retail buildings shall provide street-level pedestrian-oriented uses at the ground floor level. Storefronts on façades that span multiple tenants shall use architecturally compatible materials, colors, details, awnings, signage, and lighting fixtures.
(5) 
Building materials.
a. 
At least 75 percent of each façade (excluding doors and windows) visible from any public right-of-way or adjoining properties (except alleys) of new buildings shall be finished in one the following materials:
1. 
Masonry (brick, stone, cast stone, rock, marble, granite, glass block and/or tile). Masonry materials shall be installed in a craftsman like manner that are a minimum of one inch thick and imbedded in a cementitious reinforced substrate.
2. 
(Architectural CMU with integral colors)
b. 
No more than 25 percent each façade (excluding doors and windows) visible from any public right-of-way or adjoining properties (except alleys) of new buildings may use accent materials such as decorative wood (naturally resistant to decay), metal, synthetic materials, or reinforced Exterior Insulating Finishing System (EIFS)
c. 
Stucco and Cementitious-horizontal siding in a smooth, paintable finish and of traditional dimensions with at least a 50-year warranty may only be used on the upper floors within the TOD Core and General Mixed Use Zones. This material is not permitted in the High Intensity Mixed Use and Arterial Mixed Use Zones
d. 
Side façades and rear façades shall be of finished quality and of the same color and materials that blend with the front of the building. Rear façades may be painted tilt-wall or painted block matching the same color of the rest of the building if the rear façade faces an alley or is not viewable from a public street or right-of-way. Rear façades shall not be designed as blank walls and while they may not have the same level of detailing as the other façades, they shall be designed to incorporate vertical and horizontal changes in color, materials, and articulation that are in keeping with the other street facing façades.
(c) 
Standards specific to residential and two-story live/work buildings.
(1) 
Location on the street:
a. 
For corner buildings, at least one primary entrance shall address the primary street unless configured as a courtyard or forecourt building.
b. 
Garages generally shall be located on alleys at the rear of residential buildings; pull-through garages are allowed if the garage door is set back behind the rear façade of the main structure. If front-loaded garages or carports are utilized on single-family residential lots, the garages and carports shall be no greater than 12 feet wide, and set back at least 20 feet measured from the face of the main structure closest to the garage/carport or rotated 90 degrees with windows on the wall facing the street. All garage doors shall be divided into single bays separated by at least an 18-inch column. Front-loaded garages on residential lots less than 60 feet wide shall not be allowed. Town homes and courtyard apartments shall utilize rear-loaded garages.
(2) 
Pedestrian-friendly building massing and scale.
a. 
On residential buildings, at least one of the following shall be utilized: porches, stoops, bay windows, balconies, masonry clad chimneys, attached pergolas or colonnades. Those architectural elements may encroach beyond the setback line to a maximum of 50 percent of the setback.
b. 
The grade of the slab or main floor elevation shall be elevated at least 18-inch above the grade of the sidewalk.
(3) 
Architectural elements.
a. 
Residential buildings shall have relatively flat fronts and simple roofs with most building wing articulations set at the rear of the structure. Window projections, stoops, porches, balconies, and similar extensions are exempt from this standard.
b. 
Gable roofs, if provided, shall have a minimum pitch of 5/12. When hipped roofs are used, the minimum pitch shall be 5/12. Other roof types shall be appropriate to the architectural style of the building.
c. 
Architectural embellishments that add visual interest to the roofs, such as dormers and masonry chimneys may be provided.
d. 
All new residential buildings shall have windows or doors covering no less than 30 percent of all street facing façades.
(4) 
Building materials.
a. 
At least 75 percent of each façade (excluding doors and windows) visible from any public right-of-way or adjoining properties (except alleys) of new buildings shall be finished in one the following materials. No more than any combination of three of the following different materials shall be used on any single façade:
1. 
Masonry (brick; stone; man-made stone). Masonry materials shall be installed in a craftsman like manner that are a minimum of one-inch thick and imbedded in a cementitious reinforced substrate;
2. 
Stucco and Cementitious horizontal siding, in a smooth, paintable finish and of traditional dimensions with a 50-year warranty shall be restricted to upper floors and no more than a maximum of 50 percent of the block face on the first floor of any building block face.
b. 
The following shall be only allowed up to 25 percent of each façade as an accent material:
1. 
Decorative wood (naturally resistant to decay), metal, synthetic materials or reinforced Exterior Insulating Finishing System (EIFS) or similar material over a cementitious base, rock, glass block and tile.
c. 
Alley facing façades shall be of finished quality and of the same color and materials that blend with the front of the building.
d. 
Roofing materials (visible from any public right-of-way): copper, factory finished painted metal, slate, synthetic slate, terra cotta, cement tile, glass fiber and asphalt shingles.
e. 
An enclosed garage or carport shall be designed and constructed of the same material as the primary building.
(d) 
Building types permitted by character zone.
Table 8.1 shall establish the building types permitted by Character Zone.
Table 8.1 Building Type Matrix
Building Type
Character Zone
Historic Core
TOD Core
Gen. Mixed Use (I & S)
TOD Res.
Arterial MU
High Intensity MU
1. Shopfront building — residential occupancy limited to upper floor
P
P
P
NP
P
P
2. 3-Story Mixed Use (loft building) — residential occupancy limited to upper floors
NP
P
P
NP
P
P
3. 4-Story Mixed Use (loft building) — residential occupancy limited to upper floors
NP
P
NP
NP
NP
P
4. 2-story live-work — residential occupancy limited to upper floor — 12 foot floor to floor height
NP
NP
P
P
NP
NP
5. Apartment building — 4 story maximum height
NP
P
NP
NP
NP
NP
6. Multi-unit house — 2 story maximum height — 5 dwelling units per house maximum
NP
NP
P
P
NP
NP
7. Townhouse — 3 story maximum height
NP
P
P
P
NP
NP
8. Detached house — 2 story maximum height
NP
NP
P
P
NP
NP
9. Commercial building (high rise)
NP
NP
NP
NP
NP
P
10. Hotel(number of stories limited to character district height standards)
NP
P in Iron Horse NP in Smithfield
P
NP
P
P
(e) 
Quality building amenities.
(1) 
The following regulations shall be required on all non-single family dwellings and buildings within the TOD zoning district.
a. 
Elevators on all three-story and above buildings with the exception of individually platted townhome lots.
b. 
Enclosed air conditioned stairways and corridors.
c. 
Alarm systems.
d. 
Sprinklers.
e. 
All HVAC units required on roof tops except for individually platted townhome lots and mixed use buildings less than 12,000 square feet in size. All allowed ground HVAC units shall be screened and placed at the side or rear of the lot and not visible from the street.
f. 
All non-single family dwellings shall conform to the latest version of the International Energy Conservation Code.
g. 
All mixed use buildings with three or more stories must have non-combustible construction on the first floor and a two-hour fire separation between the first and second floors.
(2) 
The following regulations shall be required on all single family dwellings and individually platted townhomes within the TOD zoning district.
a. 
All developments with lot widths less than 60 feet are required to be served by rear entry alleys.
(Ordinance 3240, § 1(Exh. A), adopted 3/4/2013)

§ 118-569 Signage.

Except as specifically listed below, all other signage and sign standards must comply with chapter 106 of the City of North Richland Hills Code of Ordinances, as amended.
(1) 
For conforming uses and new signs for non-conforming uses, the standards in Table 9.1 shall apply and sign permits may be approved administratively unless specifically noted in this section. An applicant has the option to establish unique sign standards including size, color, type, design, and location based upon specific performance criteria. Such sign standards shall be reviewed by the sign review committee and is subject to approval of the sign review board. Nonconforming signs shall meet chapter 106 of the City of North Richland Hills Code of Ordinances.
Table 9.1
Sign Type
Character Zone
Standard
Historic Core
TOD Core
G/MU
(S & I)
Arterial MU
High Intensity MU
TOD Res.
(1)
Wall (Building) Signs
P
P
P
P
P
P (comm. uses only)
• For all commercial uses fronting on I-820 access road: One sign per tenant space; area to be calculated at 0.75 sq. ft. per linear foot of highway frontage with a maximum of 200 sq. ft.
• For all other commercial uses (retail, office, and restaurant): One sign per tenant space; area to be calculated at 1 sq. ft. per linear foot of public street frontage with a maximum of 50 sq. ft.
• Second floor commercial uses may also be permitted one second floor wall sign per tenant space per public street frontage; area to be calculated at 0.75 sq. ft. per linear foot of second floor frontage along that public street.
• Live-Work and Home occupations: One sign limited to an area of 12 sq. ft. max.
• May encroach a maximum of 12" on to a sidewalk while maintaining a vertical clearance of 8 ft. from the finished sidewalk.
• Wall signs may be internally or externally lit.
• In the TOD Residential Zone, wall signs are only permitted for commercial uses (including the "work" component of live-work uses).
(2)
Monument Signs
P/C
P/C
P
P
P
NP
• One monument sign per lot per street frontage (no more than 2 per lot separated by at least 100 ft.) limited to a maximum of 50 sq. ft. per sign face and 6 ft. in height.
• Historic Core and TOD Core only allowed in Arterial frontage landscape buffer
(3)
Window Signs
P
P
P
P
P
P (comm. uses only)
• Limited to 25% of the window area.
• In the TOD Residential Zone, window signs are only permitted for commercial uses (including the "work" component of livework uses).
The following shall be exempt from this limitation:
• Addresses, closed/open signs, hours of operation, credit card logos, real estate signs, and now hiring signs.
• Mannequins and storefront displays of merchandise sold.
• Interior directory signage identifying shopping aisles and merchandise display areas.
(4)
Blade Signs
P
P
NP
NP
NP
P (comm. uses only)
• Shall be permitted for all commercial uses only (retail, restaurant, and office)
• 15 sq. ft. maximum per sign face.
• May encroach a maximum of 4 ft. over a public sidewalk/R-O-W.
• Blade signs may be attached to the building or hung under the soffit of an arcade or under a canopy/awning while maintaining a vertical clearance of 8 ft. from the finished sidewalk.
• In the TOD Residential Zone, blade signs are only permitted for commercial uses (including the "work" component of live-work uses).
(5)
For sale/for lease signs
P
P
P
P
P
P
• Size is limited to 32 sq. ft. per sign face
• All other standards are the same as Sign Ordinance
(6)
Address signs
P
P
P
P
P
P
Same as Sign Ordinance
(7)
Temporary construction
P
P
P
P
P
P
• 1 free standing sign per lot during construction only; limited to 32 sq. ft.
(8)
Banners
P
P
P
P
P
P
Same as Sign Ordinance
P
P
NP
NP
NP
P
• Permitted only for retail, service, or restaurant uses
• Limited to 8 sq. ft. per sign face per storefront;
• Sign may not exceed 2 ft. in width or 4 ft. in height.
• A minimum of 6 ft. of sidewalk shall remain clear.
• Chalkboards may be used for daily changing of messages. Readerboards (electronic and non-electronic) shall be prohibited.
• Sign shall be removed every day after the business is closed.
(9)
Light Pole Banners
P
P
P
P
P
P
• 10 sq. ft. per sign face.
• limited to one per light pole
• All light pole banners shall be approved by the appropriate utility company prior to consideration by the Sign Control Board.
• Light pole banners shall be limited to publicize community-wide events, holiday celebrations, public art, and other city sponsored events.
(10)
Directory signs
P
P
P
P
P
P
• Shall be allowed for all multi-tenant buildings only
• One directory sign per multi-tenant building limited to 10 sq. ft. in area
• Design of the sign shall be integral to the façade on which the sign is to be affixed.
(11)
Any sign with LED lights or electronic reader boards
NP
NP
NP
NP
NP
NP
• To be reviewed as part of city-wide regulations
(12)
Traffic Directional Signs
P
P
P
P
P
NP
• Only allowed on 60 foot or greater streets; can include multiple locations; only showing name and direction of commercial or civic facilities at least 15,000 square feet of space or identify general districts or locations; consistent color and theming and approved by the Sign Review Committee
• All traffic directional signs within right-of-way shall not exceed six square feet in area with a maximum height of 40 inches
(13)
Pole Signs
NP
NP
NP
NP
P
NP
• Only allowed within freeway overlay district on Loop 820 frontage based on Section 106-3 regulations
(Ordinance 3240, § 1(Exh. A), adopted 3/4/2013)

§ 118-570 Civic/open space standards.

(a) 
Required public open space: All new development shall provide a minimum of five percent of the gross area of the site as outdoor/unenclosed open space available to the general public. Required public open spaces may include pocket parks, children's play areas, greens, squares, plazas, pocket plazas, promenades, pedestrian passages (paseos), or linear greens. Open Spaces should be designed to be prominently featured, visible and accessible from the public right-of-way, and add value to the neighborhood. Required public open spaces can be publicly or privately maintained but must provide general public access and pedestrian connectivity to be counted as a required open space. Shaded pedestrian corridors such as promenades and paseos are encouraged to provide pedestrian linkages between buildings, blocks and uses. Extended sidewalk and pedestrian plazas located on private property can also be allowed as part of open space requirements. Required yards and retention/detention areas are not considered as public open spaces.
(b) 
Square, parks, and greens are appropriate in any Character Zone. Plazas may serve as open spaces and shall only be appropriate in the Historic Core and the TOD Core Character Zones.
(c) 
All new development and redevelopment of property less than ten acres may pay a park dedication fee based on the city's Code of Ordinances chapter 62 in lieu of the above requirement.
(d) 
Required private personal open space: All new residential development shall provide a private personal open space to a minimum of 75 percent of units in the form of porches, stoops, patios, decks, balconies or roof terraces.
(Ordinance 3240, § 1(Exh. A), adopted 3/4/2013)

§ 118-571 Administration.

This section sets forth the provisions for reviewing and approving development applications within both the Station Areas. The intent is to ensure that all development and redevelopment is consistent with the provisions of this division and the goals for transit-oriented development in the city. All sections of this division shall be applied during the review process.
(a) 
Overview of the development review process: Development and redevelopment within the two Station Areas is streamlined and shall follow the following guidelines:
(1) 
All non-residential or mixed use development or redevelopment of one or more properties that is ten acres or larger may submit a concept plan prior to a site plan.
(2) 
All residential development must have an approved Concept Plan prior to building permit application.
(3) 
All non-residential or mixed use development must have a site plan approved by the city prior to building permit application.
(4) 
All development or redevelopment must have a final plat approved by the city prior to building permit application.
(b) 
Concept Plan:
(1) 
The Concept Plan in the TOD district is intended to illustrate that the general development pattern proposed is consistent with the purpose and intent of the TOD and Station Area Plans. The applicant shall submit a Concept Plan for the entire property under consideration for development. A Concept Plan is not intended to be a detailed proposal; rather, it shall illustrate general location of land uses, street layout, treatment of transition areas to adjacent uses and any other appropriate information required by this ordinance. The Concept Plan in this zone shall illustrate the general design direction of the site(s) with adequate information on the design intent, intensity, and phasing of the project.
(2) 
Requirements of Concept Plan submittal: The applicant shall prepare a Concept Plan demonstrating compliance with the district's purpose and standards and the city's Comprehensive Land Use Plan for review by the Development Review Committee (DRC). A Concept Plan shall include the following:
a. 
Map(s) and/or reports that include the following information (maps drawn to an appropriate scale):
1. 
Location of the subject property including delineation of Character Zones, required and recommended streets, and any special frontage requirements.
2. 
The layout of proposed blocks, streets, alleys, and trails consistent with this division and other city ordinances and plans;
3. 
Delineation of the proposed street type of each new and existing street
4. 
The location, acreage, and type of open space areas with an indication for each whether it will be privately owned, a common area for residents only or dedicated to public use;
5. 
The location, acreage, and percentages of retail, office, residential, civic, and open space uses by Character Zone and compliance with the mixed use criteria for each Character Zone;
6. 
Conceptual images of proposed buildings, open spaces, and streets including architectural renderings, typical elevations, photographs, and other graphics;
7. 
A schedule for the proposed development (or for each phase, if it is to be developed by phases), which schedule shall not be binding but shall be provided in order to show generally how the applicant will complete the project containing the following information:
i. 
The order of construction by section delineated on the Concept Plan;
ii. 
The proposed schedule for construction of improvements to open space areas;
iii. 
The proposed schedule for the installation of required public or utilities improvements and the dedication of public rights-of-way, easements and properties.
(c) 
Site plan: All non-residential and mixed use development within the Station Areas must have a site plan approved by the city prior to the issuance of a building permit. All Site Plan applications shall meet the submittal requirements for a PD Site Plan in section 118-241 of the City of North Richland Hills Zoning Ordinance.
(d) 
The city's Development Review Committee shall be responsible for the following:
(1) 
(Reserved)
(2) 
Reviewing applications for concept plans, site plans, plats, and any other development related applications within the two Station Areas.
(3) 
Make determinations on the applications and interpretations of guidelines, standards, and requirements of this division.
(4) 
Approval of Concept and Site Plans within the two Station Areas that comply with all applicable city ordinances.
(e) 
Appeals and Special Development Plans. All applications that appeal the decision of the DRC, request a modification to any of the standards within this district, request any development bonuses, or development incentives shall be reviewed and processed as "Special Development Plans"
(1) 
Special Development Plans: Special Development Plans are intended to allow applicants development flexibility to address specific market opportunities and/or contexts. An application for a Special Development Plan may only be approved by the city council after a recommendation has been made by planning and zoning commission. The DRC shall review and make recommendations on all SDPs prior to forwarding it to the planning and zoning commission. In evaluating a Special Development Plan, city council shall consider the extent to which the application meets the following:
a. 
The goals and intent of transit oriented development in the city
b. 
Provides an alternative "master plan" approach by consolidating multiple properties to create a predictable, market responsive development for the area
c. 
Fits the adjoining context by providing appropriate transitions
d. 
Provides public benefits such as usable civic and open spaces, livable streets, structured and shared parking, and linkages to transit
e. 
Does not hinder future opportunities for higher intensity transit oriented development
(2) 
Transitional surface parking lots: In addition, all Transitional Surface Parking Lots within the Historic TOD and TOD Core zones that accommodate 50 or more cars within one or more contiguous lots may only be permitted with a Special Development Plan approval by city council. Applications for an SDP for a Transitional Surface Parking Lot shall include a phasing plan for development on the site that would be in compliance with the standards for that specific character zone. In approving an SDP for a Transitional Surface Parking Lot, city council may impose a time-limit on the use. An applicant may request three-year extensions of such an SDP to city council with any supporting information on future development phasing and justify the need to extend the use of the surface parking lot. A Transitional Surface Parking Lot may be converted into a building site with site plan approval at any time.
(3) 
Legal non-conforming structures: Any buildings or structures that were legally permitted and constructed at the time of adoption of this division but do not meet the Building Form and Development Standards in section 118-566 or Architectural Standards and Guidelines in section 118-568 may continue to exist. However, any expansion shall meet the standards of this division unless a Special Development Plan is approved by city council. While considering approval of such an SDP, city council shall evaluate the extent to which the application meets the intent of the TOD Building Form and Development Standards, and Architectural Standards and Guidelines.
(f) 
Special events and special use permits: Special events shall be regulated by section 118-715 and special use permits shall be regulated by section 118-201 of the City of North Richland Hills Zoning Ordinance.
(g) 
Plat approval:
(1) 
Preliminary plat approval.
An application for preliminary plat may be submitted only after approval of a Concept Plan or site plan for development. A preliminary plat may be submitted for all of a planned development or for a portion of development. The preliminary plat shall generally conform to the approved Concept Plan. The applicant shall follow chapter 110, article IV of the city's subdivision regulations, for the preliminary plat submittal requirements.
Simultaneous submittals: Applications for a preliminary plat approval may be submitted for review simultaneously with the Concept or Site Plan application. In such cases, any approval of the preliminary plat must be conditioned upon the approval of the Concept or Site Plan. If the approved Concept or Site Plan includes any additions or conditions by the DRC, the preliminary plat undergoing simultaneous review must be amended to conform to the approved Concept or Site Plan.
(2) 
Final plat approval: An application for final plat approval shall be submitted only after a preliminary plat has been approved for development. A final plat may be submitted for all of a planned development or for a portion of development. The final plat shall conform to the approved preliminary plat and Concept or Site Plan. The applicant shall follow chapter 110, article V of the city's Subdivision Regulations, for the final plat submittal requirements.
(h) 
Nonconforming uses, buildings, and sites: All nonconforming uses, buildings, and sites shall meet section 118-151 of the City of North Richland Hills Zoning Ordinance with the exception under section 118-571(e) above under Special Development Plans of this division.
(i) 
Amendments to approved site plans: The planning director may approve minor changes to and deviations from approved site plans with the applicant's written justification of the nature of changes. Minor changes are those that do not materially change the circulation and building location on the site, increase the building area, or change the relationship between the buildings and the street. Any significant changes to and deviations from approved site plans shall be regarded as an amendment to that particular plan and shall be reviewed and subject to DRC approval. The planning director shall make the determination as to whether a proposed change is minor or significant.
(j) 
Amendments to the regulating plan and/or zoning text: Amendments and changes to the regulating plan, text changes, property boundaries or requests for special development plans shall be processed as an amendment to the zoning ordinance under article II, division 5 of the North Richland Hills Zoning Ordinance.
(Ordinance 3240, § 1(Exh. A), adopted 3/4/2013)

§ 118-572 Transit Oriented Development Code Appendixes.

Appendix C. Recommended Planting List
The following lists contain all species approved for use in the two TOD Station Areas. It contains native and acceptable adapted species. Other species that are drought tolerant and adaptive may be used for planting within the TOD Station Areas. The use of alternative species may be permitted with the approval of the Zoning Administrator.
Common Name
Botanical Name
CANOPY/STREET TREE LIST
Live Oak
Quercus virginiana
Shumard Red Oak
Quercus shumardii
Texas Red Oak
Quercus texana
Chinquapin Oak
Quercus muhlenbergii
Post Oak
Quercus stellata
Black Jack Oak
Quercus marilandica
Shantung Maple
Acer truncatum
Lacebark Elm
Ulmus parvifolia
Cedar Elm
Ulmus crassifolia
Thornless Honey Locust
Gleditsia triacanthos var. inermis
Bald Cypress
Taxodium distichum
Pond Cypress
Taxodium ascendens
AREA VEGETATION LIST
(In addition to the above list, these plantings may be placed in Civic/Open Spaces or used to meet the private landscaping requirements of the code.)
Pecan
Carya illinoensis
Chinese Pistache
Pistacia chinensis
Bur Oak
Quercus macrocarpa
Magnolia
Magnolia grandiflora
Texas Redbud
Cercis Canadensis var. texensis
Oklahoma Redbud
Cercis x texensis
Eve's Necklace
Sophora affinis
Yaupon Holly
Ilex vomitoria
Ginkgo (male only)
Ginkgo biloba
Crepe Myrtle
Lagerstromia indica
The applicant shall select drought tolerant, low maintenance, and adaptable shrubs and ground cover based on the placement on the site subject to approval by the zoning administrator.
(Ordinance 3240, § 1(Exh. A), adopted 3/4/2013)