The purpose of the Downtown Odessa Overlay Zone, herein referred
to as “the overlay,” is to guide redevelopment in the
Downtown Odessa area by building on the authenticity of the original
core, the extensive success of major employment and the ongoing economic
development focus of downtown. The intent is to implement the vision
for a more walkable, vibrant, mixed-use neighborhood by:
(1)
Preserving
and enhancing the existing development character of downtown and adjoining
neighborhoods through a comprehensive overlay to achieve mixed-use,
transitions, and pedestrian-oriented design;
(2)
Creating
appropriate experience districts to implement the vision for different
areas of downtown; and
(3)
Establishing
appropriate urban design standards associated with each use type including
building form, use, and frontage requirements with a focus on implementing
pedestrian-oriented design.
(Ordinance 2019-08 adopted 2/26/19)
(a)
Overlay
area.
Generally bounded by North Sam Houston Avenue on
the west, 8th Street on the north, North Hancock Avenue on the east
and 2nd Street on the south.
(b)
Submittal
process.
(1)
A pre-proposal meeting is required to be scheduled with all interested
parties through the development services manager for any new construction
or for those seeking grant monies through Downtown Odessa, Inc. This
meeting will be used to align the intent of the overlay with the goals
and intent of the development team. At this pre-proposal meeting,
a design handbook and a checklist of submittal requirements will be
provided.
(2)
All projects submitted for a property within this overlay will go
through the required review and approval process.
(c)
Conformance
with building and fire code.
All projects shall be required
to apply the city adopted versions of code of ordinance, including
but not limited to building code and fire code.
(d)
Existing
non-conforming structures.
The provisions of this article
shall only apply to new construction unless the alteration or enlargement
of an existing non-conforming structure creates any new non-conformity
or increases the existing non-conformity at all on any part of such
structure or site. Section 14-20-14 shall provide examples of acceptable
additions to noncomplying structures under this Overlay.
(Ordinance 2019-08 adopted 2/26/19)
The zoning districts assigned to the parcels within the overlay
area are effective to the extent permitted within this overlay. Any
regulations within this overlay will override those in the base district.
Where this overlay is silent, the base district standards rule.
(Ordinance 2019-08 adopted 2/26/19)
All base uses within the base zone shall apply. The following
standards shall apply in addition to the base uses.
(1)
Adaptive
reuse.
Using an existing structure, especially for a
use different than what it was originally created is in line with
the intent of this overlay. City staff shall work with developer/operator
to determine engineering and life-safety requirements for adaptive
reuse.
(2)
Temporary
and traditional uses.
Encouraging temporary uses on vacant
land could be allowing sites to emerge without a physical structure
for a short time or encouraging incubator artist sites to develop
within a decorated metal building. City staff shall work with temporary
use developer/operator to determine appropriate time allowance, site
design conditions, and connectivity requirements.
(Ordinance 2019-08 adopted 2/26/19)
(a)
Within
this overlay, buildings subject to dimensional requirements for inner
and outer court requirements in section 14-7-12 of the zoning ordinance
are exempt from the minimum court standards, however building code
and fire code still apply.
(b)
parking
requirements in sections 14-9-1(a) and 14-9-1(c) of the zoning ordinance
do not apply towards development within this overlay, alternative
parking standards are provided along with parking design standards
in section 14-20-13.
(c)
Within
this overlay, standards for lot area section 14-7-2(a) of the zoning
ordinance are overridden to read the following:
(1)
Single-family dwelling detached: CB-1: 1200 SF; LC: 1200 SF.
(2)
Single-family dwelling attached: CB-1: 1200 SF; LC: 1200 SF.
(3)
Two-family dwelling: CB-1: 2400 SF; LC: 2400 SF.
(4)
Single-family dwelling detached: CB-2: 1200 SF; MC: 1200 SF.
(5)
Single-family dwelling attached: CB-2: 1200 SF; MC: 1200 SF.
(6)
Two-family dwelling: CB-2: 2400 SF; MC: 2400 SF.
(d)
Within
this overlay, standards for lot width section 14-7-3 of the zoning
ordinance are overridden to read the following:
(1)
Single-family dwelling detached: CB-1: 35 FT; LC: 35 FT.
(2)
Two-family dwelling: CB-1: 40 FT; LC: 40 FT.
(3)
Multifamily dwelling (over 3 stories): CB-1: 60 FT; LC: 60 FT.
(4)
Single-family dwelling detached: CB-2: 35 FT; MC: 35 FT.
(5)
Two-family dwelling: CB-2: 40 FT; MC: 40 FT.
(6)
Multifamily dwelling (over 3 stories): CB-2: 60 FT; MC: 60 FT.
(e)
Within
this overlay, LC - light commercial and MC - medical center standards
shall be overridden for the following:
(1)
Lot coverage section 14-7-10 of the zoning ordinance: 100%.
(f)
Within
this overlay, front yard section 14-7-5 and 14-7-6(11) of the zoning
ordinance: All base zones have no minimum requirement, maximum of
25 feet.
(g)
Within
this overlay, standards for FAR section 14-7-11 of the zoning ordinance:
Exempt all base zones.
(Ordinance 2019-08 adopted 2/26/19)
(a)
The
facade of a building shall be built to a minimum percentage of the
front yard width within the maximum allowed front yard as follows:
(1)
For frontages along planned street plaza or open space (public or
private) with lot widths 100 feet or less, a minimum of 80% of the
front facade shall be built within the front setback area.
(2)
For frontages along planned street plaza or open space (public or
private) with lot widths greater than 100 feet, a minimum of 90% of
the facade shall be built within the front setback area.
(3)
For all other frontages, a minimum of 40% of the facade shall be
built within the front setback area.
(4)
Pedestrian passages and vehicular access through buildings having
habitable space built above them to a minimum depth of 18 feet and
within the front setback area shall be counted towards minimum frontage
buildout requirements.
(b)
Facade
alignment:
Facades facing the front lot line shall be
built parallel to the front lot line or to the tangent of a curved
front lot line.
(Ordinance 2019-08 adopted 2/26/19)
(a)
Stepbacks
for buildings over five (5) stories.
Buildings over five
(5) stories that are built to the property line with no set-back shall
have a minimum building stepback of 10 feet starting at the sixth
floor.
 Figure showing required stepback location
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(b)
Commercial
ground story.
Commercial ground stories shall have a
minimum 12 foot floor to ceiling height.
(c)
Residential
ground story.
For new construction with residential ground
stories that enter directly to units (i.e. stoops to ground floor
units, townhouses, single-family and similar residential types), the
following shall be recommended and preferred, but not mandatory:
(d)
Minimum
story height.
It is recommended and preferred, but not
mandatory, that all upper floor stories shall have a minimum floor
to ceiling height of 9 feet.
(Ordinance 2019-08 adopted 2/26/19)
(a)
General.
The private frontage shall be established as the area within
the front setback area from the front lot line up to and including
the facade.
(b)
Primary
building entry.
The facade in the front setback area
shall contain the primary entry along that facade.
 Figure showing required building orientation and location
of primary entrances
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(d)
Frontage
attachments.
Awnings are not required, but are encouraged.
Awnings are permitted to encroach into the public right-of-way and
shall follow standards in section 14-20-11.
(e)
Upper
story facade requirements.
(1)
Glazing above the ground story shall be a minimum of 20% of the wall
area.
(2)
Low pitch or flat roofs on buildings shall be enclosed by a parapet
that is a minimum of 3 feet in height, or as necessary to screen the
view of mechanical equipment.
(3)
Upper story balconies can extend over the public right-of-way to
a maximum depth of 5 feet.
(f)
Development
over access ways.
To achieve a connected street wall,
and for more efficient use of land, buildings may extend over pedestrian
and vehicular access ways to internal blocks as follows:
(1)
Required pedestrian passages shall form a continuous minimum at-grade
opening of 12 feet sidewalk to ceiling height and width of 10 feet.
(2)
Vehicular access to structured and surface parking having the following
unobstructed dimensions:
(A)
A minimum opening height of 10 feet in height or 14 feet in height
when over a shared alley or street with service or emergency functions;
and
(B)
A minimum width of 12 feet, or a minimum width of 20 feet (18 feet
curb face to curb face minimum) when over a shared alley or street
with service or emergency functions. The maximum width of the opening
shall be 24 feet.
(g)
Required
pedestrian passage.
Within the CB-1 base zoning district,
any block length having 500 feet or more of continuous building frontage
shall be required to have an unobstructed pedestrian passageway.
(h)
Building
facades.
Buildings wider than 100 feet shall be divided
into distinct and separate building facades no wider than 100 feet.
(i)
Base
flood elevation.
Within the overlay, the following options
are available to address the base flood elevation required for new
construction.
(1)
Exterior ramps and stairs: If an exterior ramp is required in order
to accommodate access to a raised base flood elevation, the ramp shall
be oriented perpendicular to the primary facade in order to minimize
the visual impact and pedestrian accessibility of the primary facade.
Other approaches may be used in all other overlay districts only with
the approval of city council.
(2)
If an exterior stair is required to accommodate access to a raised
base flood elevation, the steps shall be located towards the primary
entrance along the primary facade.
 Example of a wider parcel (50' wide or greater) and
building showing a “switch back” ramp and stair. (Railings
and other architectural details not shown)
|
(Ordinance 2019-08 adopted 2/26/19)
(a)
Minimum
glazing at the ground level.
(1)
Facades along planned street plaza or open space (public or private)
shall be glazed with no less than 50% of the ground story measured
between the ground and 12 feet above the ground.
(2)
Facades along all other frontages shall be glazed with no less than
30% of the ground story measured between the ground and 12 feet above
the ground.
(b)
Glass
transparency.
All glass shall be transparent with a maximum
15% reflectivity. Any window tinting and graphics that create a permanent
opaque or translucent condition are prohibited, except for allowed
signage.
(c)
Setback
landscape/hardscape.
Landscaping shall be required in
accordance with the adopted Landscape Ordinance 2016-19 and the setback
area shall be available for dining and furnishing.
(d)
Shading
of private and public frontage.
In addition to shade
provided by streets trees where they are provided, shading of the
private and public frontage can be achieved through the combination
of an awning frontage.
 |
(Ordinance 2019-08 adopted 2/26/19)
(a)
Minimum glazing at the ground level.
Facades shall be
glazed with no less than 25% of the first story measured between 2
feet and 10 feet of the ground.
(b)
Glass transparency.
All glass shall be transparent with
a maximum 15% reflectivity. Window tinting and interior affixed window
shades that create a permanently opaque or translucent condition are
not encouraged.
(c)
Flex frontage.
The raised residential ground story requirement
shall be waived where:
(1)
The ground story at the frontage to a minimum depth of 18 feet is
built to a commercial ready standard;
(2)
No other residential room is at the frontage; and
(3)
There is a separate entry from the residential and commercial areas
of the building, and a lockable interior connection between the areas.
(Ordinance 2019-08 adopted 2/26/19)
(a)
Awnings
shall have a minimum depth of 5 feet from the facade.
(b)
Awnings
shall be built to a minimum height of 8 feet from the grade of the
sidewalk.
(Ordinance 2019-08 adopted 2/26/19)
(a)
Materials.
All exterior building materials are divided
into two types, primary for the majority of the building facade, and
accent, for additional design and character on the facade.
(1)
(3)
A minimum of 2 materials are required on each facade and a maximum
of 5 on any one facade.
(4)
Use of fluorescent colors and fluorescent paints are prohibited.
(b)
Design and layout of auto-oriented uses.
(1)
Where permitted, drive-through lanes, auto-service bays, and gas
station canopies for commercial uses shall not be located with frontage
along Grant Avenue or Texas Avenue. Drive-through lanes may be permitted
along all other streets or alleys. Drive-through lanes, auto-service
bays, and gas station canopies shall be hidden behind a 3 feet high
street screen along all streets.
(2)
No more than 60% of a lot’s frontage along a street may be
dedicated to drive through lanes, canopies, service bays, and other
auto-related site elements. There shall be no such limitation along
alleys.
 Image illustrating the appropriate design of auto-related
site elements along streets other than Grant Avenue and Texas Avenue.
|
(3)
Any automobile-related retail sales or service use of a site or property
shall have a primary building entrance along its frontage.
(4)
Drive through access may be from a street only if the lot has no
access to any alley frontage.
 Image illustrating the appropriate design of retail/restaurant
drive-through (Corner Lot)
|
(5)
All off-street truck loading and unloading areas shall be screened
using a street screen that is at least as tall as service equipment.
The street screen shall be made up of a living screen or a combination
living and primary building material screen.
(Ordinance 2019-08 adopted 2/26/19)
(a)
The
parking requirements in sections 14-9-1(a) and 14-9-1(c) of the zoning
ordinance do not apply towards development within this overlay, instead
the following alternative parking standards and parking design standards
within this Section shall apply.
(b)
Parking space requirements.
(1)
There shall be no minimum parking space requirement for all buildings
of three (3) stories or less in the underlying CB-1 zone.
(2)
For buildings over 3 stories and all buildings in the CB-2, LC and
MC zones, parking shall be provided on the lot, screened from the
public right-of-way according to screening standards below, and the
minimum number of parking spaces for the entire building shall be
as follows:
(3)
Parking may be reduced if a shared parking plan is submitted with
site plan and approved by city staff.
(c)
Location of off-street parking.
(1)
Commercial, mixed-use, and multifamily parking placement.
(A)
For commercial, mixed-use and multifamily parking shall be placed
behind the building when adjacent to the planned street plaza or open
space.
(B)
Parking is permitted to be placed to the side of the building when
adjacent to any other frontage.
(C)
Parking shall never be permitted between the building and the sidewalk.
 Illustration showing commercial, mixed-use and multifamily
parking access and placement
|
(2)
Single-family parking placement.
(A)
For lots less than 50 feet in width, parking shall be accessed from
the rear or the side, according to the image below.
(B)
For lots 50 feet or greater in width, parking is permitted to be
accessed from the front with the garage being required to be set back
from the front facade of the building by a minimum of 2 feet.
 Illustration showing single-family parking access and
placement
|
(d)
Parking garage standards.
(1)
To the extent possible, the amount of street frontage devoted to
a parking structure shall be minimized by placing the shortest dimension(s)
of the parking structure along the street edge(s).
(2)
Where above ground structured parking is located at the perimeter
of a building with street frontage, it shall be screened in such a
way that cars on all parking levels are appropriately screened from
view. Architectural screens shall be used to articulate the facade,
hide parked vehicles, and shield lighting. Parking garage ramps shall
not be visible from any street.
 Illustrative Examples of Parking Garage Screening
|
(3)
Garage parking in a multi-story building shall be behind storefronts
or residential units facing any street frontage in order to substantially
inhibit and shield views of the garage from adjacent streets.
(4)
Ground floor facade treatment (building materials, windows, and architectural
detailing) shall be continued to the second floor of a parking structure
along all streets.
 Images showing required facade treatment of parking
garages along streets
|
(5)
When parking structures are located at street intersections, corner
emphasizing elements (such as towers, pedestrian entrances, signage,
glazing, etc.) shall be incorporated.
(6)
Parking structures and adjacent sidewalks shall be designed so pedestrians
and bicyclists are clearly visible (through sight distance clearance,
signage, and other warning signs) to entering and exiting automobiles.
 Images showing appropriate design of Parking Structures
|
(e)
Parking screening standards.
(1)
Street screen required.
Any frontage along planned street
plaza or open space (public or private) with surface parking at the
front facade area shall be defined by a 3-foot high street screen.
Furthermore, along all streets (except alleys), service areas shall
be screened in such a manner that the service area shall not be visible
to a person standing on the property line on the far side of the adjoining
street. Required street screens shall be of one of the following:
(2)
The required street screen shall be located at the minimum setback
line along the corresponding frontage.
(3)
Street screens cannot block any required sight triangles along a
cross street or driveway.
(4)
Street screens may include breaks to provide pedestrian access from
any surface parking or service area to the public sidewalk.
 Illustration showing required street screen along all
frontages without a building within the front facade area
|
(5)
Screening of roof mounted equipment.
All roof mounted
mechanical equipment (except solar panels) shall be screened from
view of a person standing on the property line on the far side of
the adjoining street. The screening material used shall be the same
as the primary exterior building material used.
 Illustration showing required screening of roof and
ground mounted equipment
|
(Ordinance 2019-08 adopted 2/26/19)
The following illustrations shall provide guidance to property
owners on the allowed and prohibited modifications to existing non-complying
structures and sites within the overlay area.
(1)
Allowable additions.
The following illustrations show
potential allowable additions to non-complying structures and sites.
Additions shall meet the front yard standards of the overlay.
 |
 |
 |
 |
(2)
Non-allowable additions.
The following illustration
shows potential non-allowable additions to non-complying structures
and sites. This is due to the additions not complying with the front
yard standards of the overlay.
 |
(Ordinance 2019-08 adopted 2/26/19)
