Wilmer City Zoning Code
§ 13A
HIGHWAY CORRIDOR HC DISTRICT.
A.
GENERAL PURPOSE AND DESCRIPTION.
The Highway Corridor (HC) District is intended to provide a regional destination for high quality retail, commercial and business opportunities, good jobs, and utilize the highest and best uses to enhance the taxable yield for the city and to support a Tax Increment Finance (TIF) District where applicable. The uses envisioned for the district will be compatible with the high visibility and high traffic conditions of the corridor with high quality architectural, streetscape and landscape aesthetics. Convenient access to major thoroughfares and collector streets, internal connectivity, as well as pedestrian-oriented circulation in building placement and parking lots utilizing sustainable form-based design elements are also primary considerations. The boundaries of the Highway Corridor (HC) District are indicated on the revised Future Land Use Map of the Comprehensive Plan. All zoning change requests as well as annexations requesting permanent zoning on properties located within the Highway Corridor (HC) District shall be rezoned in accordance with the Comprehensive Plan and Future Land Use Map.
B.
PERMITTED USES.
(1)
Those uses listed for the HC district in the "USE Tables" are all classified as "C" (Conditional Use Permit - CUP required) only and are authorized uses permitted by CUP on a case-by-case basis and are anticipated to be primarily located along the highway frontages, the width of the HC Overlay District varies and is specifically delineated on the Future Land Use Map (FLUM) as adopted or amended; those uses such as non-retail uses which are not dependent upon direct exposure to high visibility/high traffic for success shall not be located within the HC District Overlay boundary.
(2)
Certain temporary uses indicated by a "T" may be approved on a case by case basis upon receipt of an approved Temporary Use Permit issued by the Director not to exceed six (6) months duration total.
(3)
All other uses not specifically indicated by a 'C' in the USE TABLES are prohibited within the Highway Corridor (HC) District.
(4)
Elements to be considered during the Conditional Use Permit (CUP) approval process are as follows (Note: these are general guidelines which the City Council has the authority to impose additional requirements as they deem necessary to ensure the highest quality development):
(a)
Building placement and orientation.
(b)
Facade articulation and/or materials utilized, including color schemes.
(c)
Roof form.
(d)
Parking lot placement.
(e)
Visibility of utility/mechanical or accessory equipment including emergency backup generators, storage tanks, roof top A/C units, storage buildings, outside storage or stockpiles of materials or equipment, trash receptacles, detention/drainage facilities, etc.
(f)
Lighting.
(g)
Landscaping.
(h)
Signage.
(i)
Driveway placement.
C.
HEIGHT REGULATIONS.
(1)
Maximum Height:
(a)
Ten (10) stories or one hundred twenty feet (120') for structures fronting on the highway right-of-way otherwise five (5) stories or sixty-five feet (65'). All structures must meet the minimum setbacks in regards to proximity to residential structures. Height may be further restricted by FAA guidelines.
(b)
One (1) story for accessory buildings.
(c)
Other applicable sections of the Zoning Ordinance and City Codes.
D.
AREA REGULATIONS:
(2)
Yards, Setbacks and Build-to Lines:
(a)
Primary Roads.
Primary roads are defined as either the major highway or those frontage or access roadways running parallel but divided from the major highway traffic lanes within the same right-of-way providing local but limited access to and from property adjacent to the highway.
(b)
Front Yard - Secondary Roads.
All yards adjacent to a secondary road (except primary highway roads see (see section 2(a)(i) above) shall be considered a front yard. For the purpose of this section a secondary road is defined as a thoroughfare having direct access to the major highway.
(i)
A minimum of ten feet (10') immediately adjacent to the collector right-of-way line shall be a landscape buffer (see requirements below).
(ii)
Sidewalks, monument or directional signs, lighting, public art or outdoor fixed furniture may be placed in the landscape buffer.
 Desirable Design Attribute - buildings are placed along a "build-to" line with landscape buffer which creates a consistent and strong street wall along the corridor. |
(c)
Front Yard - Tertiary Streets and Other Streets.
All yards adjacent to a tertiary street or other public streets (except as in 2(a)(i) or 2(b)(i) above) shall be considered a front yard. For the purpose of this section a tertiary street or other public street is defined as a thoroughfare not having direct access to the major highway but may have access to the frontage roads of the highway or secondary roads.
(i)
A minimum of ten feet (10') immediately adjacent to the street right-of-way line shall be a landscape buffer (see requirements below). Buildings placed less than ten (10') feet from the right-of-way line are not required to have a landscape buffer.
(ii)
Sidewalks, monument or directional signs, lighting, public art or outdoor fixed furniture may be placed in the landscape buffer.
(d)
Minimum Side and Rear Yard (not adjacent to a street).
Ten feet (10') unless a fire lane is required then a side or rear yard capable of accommodating the minimum required width of a fire lane would apply. If property line is adjacent to residentially zoned property see setback requirement in Figure 1 below.
(e)
Interior Side Yards.
When retail/commercial uses are platted adjacent to other retail/commercial uses and integrated into an overall town center/campus site (i.e., lots/lease spaces abutting one another), no side yard is required provided it complies with the City's adopted Building and Fire Codes.
(f)
Minimum Side or Rear Yard Adjacent to a Residential District.
A ratio of 3: 1 or three (3') feet of setback for each one (1') foot of height of a commercial structure is required adjacent to any residentially zoned property line (see Figure 1).
Figure 1 Residential setbacks  |
E.
SPECIAL REQUIREMENTS.
(1)
Maximum Lot Coverage.
Maximum ninety percent (90%) impervious coverage (including all buildings, parking areas, sidewalks, etc.)
(2)
Driveway Spacing
(i.e., distance between driveways, measured edge-to-edge): subject to TxDOT standards and/or other city design standards.
(3)
Sidewalks.
All sidewalks in nonresidential areas adjacent to streets, in parking lots, yards, or located within landscaped buffers or areas shall be a minimum of six feet (6') in width, sidewalks in nonresidential zones immediately adjacent to or abutting any building shall be a minimum of eight feet (8') in width, sidewalks located in residential developments of the Highway Corridor (HC) District shall be a minimum of five feet (5') in width.
(4)
Temporary Outdoor Retail Sales.
Temporary outdoor retail sales, which involves the outside display of merchandise and seasonal items, shall be limited to the following:
(a)
Shall not be placed/located closer than thirty feet (30') to any street right-of-way, or closer than fifteen feet (15') to any other property line.
(b)
Shall not pose a safety or visibility hazard, nor impede public vehicular or pedestrian circulation, either on-site or off-site, in any way.
(c)
Shall not extend into public right-of-way or onto adjacent property.
(d)
All outside display items shall be removed at the end of business each day (except for large seasonal items such as Christmas trees when permitted by a Temporary Use Permit).
(5)
Open Storage.
Open storage is prohibited within 250 feet of the highway right-of-way and where permitted shall not be located in any front or side yard adjacent to a public street and must be screened in accordance with the provisions of the Zoning Ordinance as adopted or amended (i.e., cannot be visible from any public street or adjacent property). However, a periodic temporary outdoor retail sale, which involves the outside display of seasonal items, is allowed during the appropriate time periods (see Subsection E(4) above).
(6)
Other Regulations.
As established in the Development Standards of the Zoning Ordinance as adopted or amended.
(7)
Parking Requirements.
In order to improve the appearance, convenience of parking lot circulation for both vehicles and pedestrians, parking areas shall be distributed around large buildings (greater than 20,000 square feet in size) in order to shorten the distance to other buildings and help mitigate heat islands (large areas of paved surfaces).
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(a)
Quantity of spaces shall be in accordance with the Off-Street Parking and Loading Requirements.
(b)
Loading areas should be to the side and rear of buildings; when visible from public roadways or residential properties such areas shall be screened by walls and/or evergreen vegetation. Loading areas shall comply with other applicable provisions of the Off-Street Parking and Loading Requirements.
(c)
No more than two (2) rows of parking shall be located between any building and the right-of-way line of either a highway or primary roadway.
(d)
No more than two (2) rows of parking shall be placed between the building and the abutting street on all secondary or tertiary roads and other local public streets for buildings under 20,000 square feet in size. Buildings over 20,000 square feet or if the parking requirement exceeds 100 spaces may have up to 50% of the required parking between the front of the building and the abutting secondary thoroughfare or tertiary (local) street.
(e)
Rows of parking one hundred fifty (150') feet or longer shall have at least one "safe" pedestrian walkway between the rows of cars for every five traffic lanes meeting ADA requirements for width or pass-by areas and protected by curb stops or solid curbing (openings allowed for drainage) oriented in as much as possible toward major store anchors and/or principle pedestrian destinations.
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(8)
Landscape Requirements.
Due to the prominent visibility and higher traffic exposure of the Highway Corridor District it is intended that the aesthetics of this district be enhanced by high quality landscaping, architectural features and site design. Notwithstanding the landscape requirements of the Code of Ordinances the following requirements are in addition to those requirements and the minimums stated in this section will take precedence over those listed in the adopted Landscape Ordinance.
(a)
A minimum of twenty feet (20') immediately adjacent to the highway right-of-way line or frontage road shall be a landscape buffer with one (1) large tree required for every thirty feet (30') of frontage. Trees may be clustered in groups or evenly spaced. See adopted Landscape Ordinance for definitions and other landscape requirements.
(b)
In areas where the side or rear of a building faces the highway right-of-way, in addition to the trees a continuous row of screening shrubs or landscape berms shall be placed along the highway right-of-way or frontage road adjacent to the building in order to help screen long expanses of wall or service areas except in areas requiring visibility triangles. For the purpose of design articulation, the rows need not be in a straight line but may be meandered, staggered or combined with berms.
(c)
All other street frontages shall have a ten-foot (10') wide landscape buffer adjacent to the right-of-way with the same tree requirement as listed above.
(d)
Sidewalks, monument or directional signs, lighting, public art or outdoor fixed furniture may be placed in the landscape buffers.
(e)
All site plans requiring more than twelve (12) parking spaces shall be landscaped as follows:
(i)
All main entrances to parking areas from a thoroughfare shall have landscaped treatments using two (2) or more of the following:
• | Flowering shrubs or trees |
• | Seasonal color beds |
• | Rock, boulders, masonry pavers or other decorative materials |
• | Decorative retaining walls or wrought iron fencing |
• | Monument signs |
• | Sculptural artwork |
• | Fountains |
(ii)
All parking rows twelve (12) spaces or more shall have landscaped islands on the ends a minimum of ninety (90) square feet in size each.
(iii)
All parking rows shall have landscaped islands at least every twelve (12) spaces equal to ninety (90) square feet in size. All islands within a parking lot shall have a minimum of one large shade tree. Dense foliage species such as live oak or ornamental pear varieties should be avoided to prevent nuisance bird roosts.
(iv)
No parking space shall be located further than sixty feet (60') from a landscaped area.
(v)
All parking lots shall have a minimum of a five-foot (5') wide landscape buffer on the perimeter of side or rear property lines not adjacent to a street.
F.
SITE DESIGN.
(1)
Building Placement.
Buildings should be aligned along a corridor to create a relatively consistent street wall. The application of a build-to line can assist in creating this effect. In order to achieve a consistent appearance along corridors, one or more of the following methods should be used.
(a)
All buildings located adjacent to the primary highway frontage road or highway right-of-way shall be located a minimum of twenty feet (20') and a maximum of ninety feet (90') from the right-of-way boundary line regardless of whether the building faces the highway or not in order to accommodate parking and landscaping as required.
(b)
All buildings located adjacent to a secondary roadway shall be located a minimum of ten feet (10') feet and a maximum of eighty feet (80') from the right-of-way boundary line regardless of whether the building faces the street or not in order to accommodate parking and landscaping as required. (Exception: when building size exceeds 20,000 square feet and 50% of parking is located in front of building according to requirements listed above.)
(c)
All buildings under 20,000 square feet in size adjacent to a tertiary road or other local public street shall be located a minimum of zero (0) feet and a maximum of fifty-five feet (55') from the right-of-way boundary line regardless of whether the building faces the street or not.
(d)
Where buildings are placed less than ten feet (10') from the right-of-way line on-street parking may be allowed if the street cross section design allows for such parking (parking spaces shall observe visibility and other traffic design requirements, i.e. distance from drives and intersections, etc.)
(e)
Buildings over 20,000 sq. ft. in size adjacent to a secondary or tertiary road or other local public street may be located further than fifty-five feet (55') from the right-of-way line but no more than 50% of the required parking shall be located between the building and the street right-of-way.
(f)
When single tracts or lots of land are developed with multiple buildings, the buildings should be oriented toward internal roadways to form block-like configurations with sufficient walkways to provide safe convenient pedestrian circulation throughout the development. Interconnectivity or cross access with adjacent areas where future development is likely to occur shall be maintained in as much as possible. If development constraints prevent internal circulation then building orientation shall be towards adjacent public roadways.
 Desirable Design Attribute - Multiple building shopping center configured to take advantage of double facades on the internal circulation routes as well as the on the adjacent public streets. This configuration shows a possible alternative when all of the buildings cannot be oriented toward the major roadway. |
G.
ARCHITECTURAL DESIGN.
The ratio of a building's height to its apparent width which is known as "scale" is a major factor in its overall character and aesthetic appeal. Buildings should respect the human scale and add visual interest to the streetscape. The following guidelines apply to all commercial buildings in the Highway Corridor District. Bulk and massing of buildings should be consistent with other developments in the corridor to maintain cohesion and visual appeal.
(1)
Variation in Massing.
(a)
Buildings should not have a large, dominant mass or overwhelm surrounding development and should, where possible, be configured in a manner harmonious with topography and vegetation. No large expanse of blank walls shall be allowed along front facades but shall incorporate variation through the use of recesses, projections, windows, columns, horizontal and vertical offsets, awnings, canopies, and similar features.
(b)
A building's vertical and horizontal dimensions should be related to each other through the use of bays or articulation that separate the building planes into components with proportions that emphasize neither the vertical nor horizontal dimension beyond a 2:3 ratio. Buildings with larger footprints should have the facade subdivided into components to provide variation and a hierarchy of components.
(c)
The figure below illustrates proportion through a series of facades with various proportions and articulation.
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(d)
The facade components may be defined through the use of details, fenestration (window placement), roof forms, building materials, awnings or overhangs, and other structures or landscaping elements.
 Design elements enhance pedestrian experience - Trees, Canopies, Furniture, Building Overhangs, etc. |
(e)
Structures should include both horizontal and vertical articulation to reduce the apparent bulk and mass of the building.
(f)
Buildings should have a clearly defined base, middle and top.
(i)
A recognizable base may consist of, but is not limited to: thicker walls, ledges, or sills; integrally textured materials such as stone or masonry; integrally colored and patterned materials such as smooth-finished stone or tiles; lighter- or darker-colored materials different from the body of the building; mullions; or panels. The use of bulkheads and water table trims are strongly encouraged.
(ii)
A recognizable top may consist of, but is not limited to: dimensional cornice treatments other than just colored stripes or bands, variation in masonry pattern or material or differently colored materials; sloping roof with overhangs and brackets; stepped parapets; or aligned openings and articulations.
 Undesirable design attributes - very few vertical or horizontal articulations |
 Desirable design attributes - same street facade as above but vertical and horizontal articulations and other architectural details have been added for greatly enhanced aesthetic appeal and pedestrian friendliness |
(2)
Roof Form.
Roof forms contribute strongly to the overall scale and bulk of a building. Expansive and blank roof planes can increase the apparent bulk of a structure. To enhance the proportion and scale of nonresidential buildings, the following guidelines for roofs should apply.
(a)
Pitched roof forms including gabled, shed, hipped, and compound or double-gabled forms are the preferred styles. However, all pitched roof forms should include eaves and overhangs finished with appropriate trim and accents to provide a dimensional and finished appearance.
(b)
Mansard or French-style roofs are appropriate on taller buildings (over two-stories).
(c)
The use of dormers to break up the roof plane is encouraged.
(d)
Flat roofs may be appropriate on large footprint structures where full gabled roofs would be structurally impractical. However, the use of a flat roof on small footprint buildings is discouraged.
(e)
Flat roofs should be enhanced with highly detailed parapets and/or cornices to add dimension to the upper portions of the building.
(f)
While parapets may be the primary facade treatment for the screening of flat roofs, variation in the parapet heights or adjustment to the roof forms should be used on large buildings to assist in the articulation of the facade.
 The facades shown in the image above represent alternative roof form treatments for large buildings to provide variation in the facade and reduce the visual impact of flat roofs. |
(3)
Overhangs, Canopies and Covered Walkways.
The economic vitality and general quality of life in an often-hot climate such as Texas often depends very heavily on providing comfortable pedestrian environments in and around retail, employment centers, restaurants and other high pedestrian traffic areas. Orienting or massing buildings to provide easy access and shorter walking distances to pedestrian destinations as covered previously help mitigate some of the heat island effects of large commercial developments then by adding landscaping and covered walkways the maximum mitigation of the effects of climate can be achieved which results in a vibrant, aesthetically pleasing and pedestrian friendly community. Long flat expanses of projecting upper facade normally seen in older strip shopping centers and single building developments where an excessive amount of signage is usually splashed across every available square foot is also to be strongly discouraged. The following guidelines shall apply to all properties within the Highway Corridor District.
(a)
Upper portions of primary facades shall not overhang lower portions of the facades to provide covered walkways or shade windows unless the overhanging portion of the structure is supported by piers, pillars, or columns of sufficient width and depth to create the appearance of an arcade, colonnade, or other appropriately scaled architecturally integrated feature.
(b)
Any portion of a pedestrian walkway immediately adjacent to the southern and western exposures of a building shall have a provision for shade in the form of overhangs, canopies, covered walkways or trees planted in sufficient quantities and locations as to provide adequate shade for pedestrian traffic. Other exposures should also provide for the comfort and appeal of pedestrian traffic in the form of architectural details such as overhangs, canopies, covered walkways or landscaping in order to present a consistent and balanced streetscape.
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(c)
Horizontal banding applied flat or projecting without supports from the upper portion of a facade to act as a cap to the wall or to provide a "marquee" area for signs or brand identification shall be prohibited.
(d)
The projection or cantilevering of the whole upper portion of a primary facade can overshadow the articulation of the building's facade and create a top-heavy appearance and shall be prohibited.
 Undesirable design attributes - projecting flat upper facade with proliferation of unattractive signage and very obtrusive roof billboard |
 Desirable design attributes - vertical and horizontal facade articulation with covered colonnade walkway with unobtrusive attractive signage |
(4)
Awnings.
(a)
Awnings shall not project more than six feet (6') from the facade of the building and shall not be counted towards the shade requirement listed in Subsection (3) above. Awnings should be made of durable non-glossy outdoor grade materials in a color that coordinates with the overall design of the building and is compatible with the base colors of the building. Fabric awnings which tend to fade or deteriorate are prohibited. Colors deemed to be inconsistent with these guidelines by the Director, including but not limited to those affiliated with trademarked or brand affiliated colors shall be required to submit color or material samples to the city for approval by the City Council.
(b)
Awnings may contain logos or names in trademarked colors of the business to which they are attached if they are in compliance with the sign ordinance as adopted.
(c)
Backlit awnings are prohibited.
(5)
Freestanding Canopies.
Freestanding canopies such as those at convenience stores should not overshadow the architecture or scale of the associated buildings or adjacent development. The following standards are intended to promote consistent design of these canopies.
(a)
Scale.
The height of a canopy should not exceed that of the primary structure.
(b)
Roof Form.
Sloped roof forms such as gabled, gambrel, hipped, mansard or combinations of these types shall be used on all canopies.
(c)
Materials.
Support columns or piers, roofing, and other exterior finishing materials and colors shall match those used on the primary structure and all elements of the canopy should be proportional to each other.
(6)
Rooftop Screening.
Where a flat roof is appropriate, the roof surfaces and rooftop equipment shall not be visible from the highway corridor or other public rights-of-way or residential property and shall be appropriately screened by parapets or other architectural features.
(7)
Sight Lines.
When planning the location of window openings and areas of outdoor activity in commercial or office developments, the privacy of surrounding residential uses should be respected and direct sight lines into residential areas from proposed nonresidential development should be limited. Likewise, sight lines from adjacent residential areas should be evaluated to minimize impact.
(8)
Exterior Materials.
The following exterior facade standards are intended to promote consistent design and attractive architectural aesthetics within the Highway Corridor District.
(a)
Permitted Materials.
All exterior facade materials shall be in accordance and approved by the International Building Code (IBC) as adopted or amended. Two or more different approved facade materials shall be utilized in the front facade.
(b)
A kick plate, knee wall, or other bulkhead of a solid material shall be installed on all facades except the rear of the building where public traffic is not normally allowed or expected to use. If the rear of the building has a public entry or sidewalk then this section will apply.
(c)
Visible roofing materials shall be appropriate for the architectural style of the structure. Dimensional asphalt shingles, slate, synthetic slate, decorative metal panels, and tile are permitted materials.
(d)
Other materials not listed as prohibited in the section below may be considered on a case-by-case basis as a primary or accent building material.
(e)
Prohibited Materials.
Exterior facade materials prohibited on facades visible from the public right-of-way are vinyl; aluminum or steel siding; corrugated steel; standard smooth concrete masonry units (cinder block); and highly reflective or mirrored materials like chrome.
(Ordinance 2023-0119D adopted 1/19/2023)