R-39 single-family dwelling district.
|
R-15 single-family dwelling district.
|
R-12 single-family dwelling district.
|
R-10 single-family dwelling district.
|
R-E single-family estate dwelling district.
|
C-1 neighborhood shopping district.
|
C-2 general commercial district.
|
I-1 restricted manufacturing and warehousing district.
|
I-2 general industrial district.
|
AG agricultural.
|
PD planned development district.
|
Provided, however, that nothing herein shall be construed to
allow the following businesses or occupations in residential neighborhoods
as home occupations: animal hospitals, animal breeding, clinics, hospitals,
contractor’s yards, dancing schools, junkyards, restaurants,
rental outlets, vehicle repair shops or massage parlors.
|
TABLE 2.1
| ||||||
---|---|---|---|---|---|---|
Building Size
|
Lot Size
| |||||
District
|
Minimum Area
(sq. ft.)
|
Maximum Height
(stories)
|
(ft.)
|
Minimum Lot Area
(sq. ft.)
|
Width at Building Line
(ft.)
|
Width at Street Row
(ft.)
|
R-39
|
2,000
|
2
|
30
|
39,000
|
130
|
100
|
R-15
|
2,000
|
2
|
30
|
15,000
|
100
|
50
|
R-12
|
2,000
|
2
|
30
|
12,000
|
80
|
50
|
R-10
|
2,000
|
2
|
30
|
10,000
|
70
|
40
|
TABLE 2.2
| |||
---|---|---|---|
District
|
Coverage Total
|
Front Minimum
|
Setback Maximum
|
R-39
|
35%
|
90'
|
none
|
R-15
|
35%
|
40'
|
50'
|
R-12
|
35%
|
30'
|
40'
|
R-10
|
35%
|
25'
|
40'
|
R-39, R-15, R-12, R-10: 90%
|
R-8.4: 95%
|
(None of these enumerated herein shall be construed to authorize
the creation or maintenance of a nuisance in fact.)
|
Use
|
Area
|
Width
|
Front
|
Side yard
|
Rear
|
---|---|---|---|---|---|
Single-family dwellings
|
5 acres
|
150 ft.
|
50 ft.
|
15 ft.
|
50 ft.
|
Furthermore, private clubs shall be limited to property in a
C-2 zoning district which is located adjacent to Highway 78 and is
not further than 1,500 feet from the right-of-way of Highway 78. This
provisions [provision] does not apply to country clubs.
|
[P] Designates use is permitted in the district indicated.
|
[ ] Designates use is prohibited in district indicated.
|
[S] Designates use is permitted in the district indicated upon
approval by special use permit (SUP).
|
[C] Designates use is permitted in the district indicated upon
compliance with conditions outlined in this chapter.
|
Use Chart 13.2.1 Primary Residential Uses
| ||||||||||
---|---|---|---|---|---|---|---|---|---|---|
SF-RE
|
SF-39
|
SF-15
|
SF-12
|
SF-10
|
Section
|
AG
|
C1
|
C2
|
I-1
|
I-2
|
Single Family Estate
|
Single Family 39
|
Single Family 15
|
Single Family 12
|
Single Family 10
|
Primary Residential Uses
|
Agricultural
|
Commercial One
|
Commercial Two
|
Industrial One
|
Industrial Two
|
|
|
|
|
|
Assisted living facility/nursing home
|
|
|
|
S
|
S
|
|
|
|
|
|
Boarding house/rooming house
|
|
|
|
|
|
|
|
|
|
|
Duplex
|
|
|
|
|
|
S
|
S
|
S
|
S
|
S
|
Group home
|
S
|
S
|
S
|
S
|
S
|
|
|
|
|
|
Hotel, motel
|
|
S
|
S
|
|
|
|
|
|
|
|
HUD code manufactured home
|
|
|
|
|
|
|
|
|
|
|
Independent senior living
|
|
S
|
S
|
S
|
S
|
P
|
P
|
P
|
P
|
P
|
Model home
|
|
|
|
|
|
|
|
|
|
|
Multi-family
|
|
|
|
|
|
P
|
P
|
P
|
P
|
P
|
Single family residence (detached)
|
P
|
|
|
|
|
|
|
|
|
|
Townhouse
|
|
|
|
|
|
Use Chart 13.2.2 Accessory and Incidental Uses
| ||||||||||
---|---|---|---|---|---|---|---|---|---|---|
SF-RE
|
SF-39
|
SF-15
|
SF-12
|
SF-10
|
Section
|
AG
|
C1
|
C2
|
I-1
|
I-2
|
Single Family Estate
|
Single Family 39
|
Single Family 15
|
Single Family 12
|
Single Family 10
|
Accessory and Incidental Uses
|
Agricultural
|
Commercial One
|
Commercial Two
|
Industrial One
|
Industrial Two
|
C
|
C
|
C
|
C
|
C
|
Accessory structure
|
C
|
C
|
C
|
C
|
C
|
P
|
P
|
P
|
P
|
P
|
Amenity center
|
|
|
|
|
|
C
|
C
|
C
|
C
|
C
|
Antennas
|
C
|
C
|
C
|
C
|
C
|
S
|
S
|
S
|
S
|
S
|
Communication tower
|
S
|
S
|
S
|
S
|
S
|
C
|
C
|
C
|
C
|
C
|
Construction office
|
C
|
C
|
C
|
C
|
C
|
|
|
|
|
|
Contractor’s yard
|
|
|
|
P
|
P
|
|
|
|
|
|
Farms, ranches, orchards
|
P
|
|
|
|
|
C
|
C
|
C
|
C
|
C
|
Home occupation
|
C
|
|
|
|
|
C
|
C
|
C
|
C
|
C
|
Incidental and secondary uses
|
C
|
C
|
C
|
C
|
C
|
|
|
|
|
|
Open storage
|
C
|
C
|
C
|
C
|
C
|
C
|
C
|
C
|
C
|
C
|
Portable buildings
|
C
|
C
|
C
|
C
|
C
|
|
|
|
|
|
Private club
|
|
|
S
|
|
|
|
|
|
|
|
Seasonal sales
|
C
|
C
|
C
|
C
|
C
|
C
|
C
|
C
|
C
|
C
|
Temporary batch plant
|
C
|
C
|
C
|
C
|
C
|
Use Chart 13.2.3 Institutional and Special Uses
| ||||||||||
---|---|---|---|---|---|---|---|---|---|---|
SF-RE
|
SF-39
|
SF-15
|
SF-12
|
SF-10
|
Section
|
AG
|
C1
|
C2
|
I-1
|
I-2
|
Single Family Estate
|
Single Family 39
|
Single Family 15
|
Single Family 12
|
Single Family 10
|
Institutional and Special Uses
|
Agricultural
|
Commercial One
|
Commercial Two
|
Industrial One
|
Industrial Two
|
|
|
|
|
|
Alternative financial services
|
|
|
|
S
|
S
|
|
|
|
|
|
Arcade or bingo hall
|
|
S
|
S
|
S
|
S
|
S
|
S
|
S
|
S
|
S
|
Child care center (day care)
|
S
|
S
|
S
|
S
|
S
|
|
|
|
|
|
Commercial amusement
|
|
S
|
S
|
P
|
P
|
|
|
|
|
|
Hospital
|
|
|
S
|
P
|
P
|
|
|
|
|
|
Library or museum
|
|
P
|
P
|
P
|
P
|
|
|
|
|
|
Lodge or club (social or civic)
|
|
P
|
P
|
P
|
P
|
|
|
|
|
|
Mausoleum or cemetery
|
S
|
|
|
|
S
|
|
|
|
|
|
Mortuary, funeral home
|
|
S
|
S
|
S
|
S
|
P
|
P
|
P
|
P
|
P
|
Municipal facilities and uses
|
P
|
P
|
P
|
P
|
P
|
|
|
|
|
|
Pawn shop
|
|
|
|
S
|
S
|
P
|
P
|
P
|
P
|
P
|
Religious institutions
|
P
|
P
|
P
|
P
|
P
|
|
|
|
|
|
Schools, private
|
|
S
|
S
|
S
|
S
|
P
|
P
|
P
|
P
|
P
|
Schools, public (all facilities)
|
P
|
P
|
P
|
P
|
P
|
Use Chart 13.2.4 Commercial Uses
| ||||||||||
---|---|---|---|---|---|---|---|---|---|---|
SF-RE
|
SF-39
|
SF-15
|
SF-12
|
SF-10
|
Section
|
AG
|
C1
|
C2
|
I-1
|
I-2
|
Single Family Estate
|
Single Family 39
|
Single Family 15
|
Single Family 12
|
Single Family 10
|
Commercial Uses
|
Agricultural
|
Commercial One
|
Commercial Two
|
Industrial One
|
Industrial Two
|
|
|
|
|
|
Body art studio (tattoo, piercing, etc.)
|
|
|
|
S
|
S
|
|
|
|
|
|
Indoor display (showroom, nursery)
|
|
P
|
P
|
P
|
P
|
|
|
|
|
|
Kennel (indoor and conditioned)
|
S
|
S
|
S
|
S
|
S
|
|
|
|
|
|
Medical building, clinic or lab
|
|
P
|
P
|
P
|
P
|
|
|
|
|
|
Microbrewery
|
|
P
|
P
|
P
|
P
|
|
|
|
|
|
Office, medial or professional
|
|
P
|
P
|
P
|
P
|
|
|
|
|
|
Outdoor display (sales)
|
|
|
|
S
|
S
|
|
|
|
|
|
Personal or professional services
|
|
P
|
P
|
P
|
P
|
|
|
|
|
|
Restaurant
|
|
P
|
P
|
P
|
P
|
|
|
|
|
|
Retail CBD oil or hemp based products
|
|
|
|
P
|
P
|
|
|
|
|
|
Retail sales, general stores
|
|
P
|
P
|
P
|
P
|
|
|
|
|
|
Sexually oriented business
|
|
|
|
|
S
|
|
|
|
|
|
Smoking (tobacco, E-cig, vape, etc.)
|
|
|
|
S
|
S
|
|
|
|
|
|
Studio (gymnastics, martial arts, etc.)
|
|
P
|
P
|
P
|
P
|
|
|
|
|
|
Theater or cinema
|
|
S
|
S
|
|
|
|
|
|
|
|
Vet or pet store (indoor)
|
|
P
|
P
|
P
|
P
|
Use Chart 13.2.5 Transportation Uses
| ||||||||||
---|---|---|---|---|---|---|---|---|---|---|
SF-RE
|
SF-39
|
SF-15
|
SF-12
|
SF-10
|
Section
|
AG
|
C1
|
C2
|
I-1
|
I-2
|
Single Family Estate
|
Single Family 39
|
Single Family 15
|
Single Family 12
|
Single Family 10
|
Transportation Uses
|
Agricultural
|
Commercial One
|
Commercial Two
|
Industrial One
|
Industrial Two
|
|
|
|
|
|
Auto (motorized) sales or storage
|
|
|
|
S
|
S
|
|
|
|
|
|
Auto (motorized) leasing
|
|
S
|
S
|
S
|
S
|
|
|
|
|
|
Auto repair, major
|
|
S
|
S
|
P
|
P
|
|
|
|
|
|
Auto repair, minor
|
|
S
|
P
|
P
|
P
|
|
|
|
|
|
Car wash
|
|
S
|
S
|
S
|
S
|
|
|
|
|
|
Gas pumps, fuel sales
|
|
S
|
S
|
S
|
S
|
|
|
|
|
|
Helipad
|
S
|
|
|
S
|
S
|
|
|
|
|
|
Drive-through establishment
|
|
S
|
S
|
P
|
P
|
|
|
|
|
|
Transit station, terminal
|
|
|
|
S
|
S
|
|
|
|
|
|
Wrecking, salvage yard
|
|
|
|
|
S
|
Use Chart 13.2.6 Industrial and Utility Uses
| ||||||||||
---|---|---|---|---|---|---|---|---|---|---|
SF-RE
|
SF-39
|
SF-15
|
SF-12
|
SF-10
|
Section
|
AG
|
C1
|
C2
|
I-1
|
I-2
|
Single Family Estate
|
Single Family 39
|
Single Family 15
|
Single Family 12
|
Single Family 10
|
Industrial and Utility Uses
|
Agricultural
|
Commercial One
|
Commercial Two
|
Industrial One
|
Industrial Two
|
|
|
|
|
|
Agricultural (commercial uses or facilities)
|
|
|
|
S
|
P
|
|
|
|
|
|
Agricultural (private, family)
|
P
|
|
|
|
|
|
|
|
|
|
Distribution center, general warehousing
|
|
|
|
P
|
P
|
|
|
|
|
|
Equipment storage, leasing
|
|
|
|
S
|
P
|
|
|
|
|
|
Heavy industrial, plant operations
|
|
|
|
|
S
|
|
|
|
|
|
High risk
|
|
|
|
|
S
|
|
|
|
|
|
Laboratory, light manufacturing, distillery
|
|
S
|
S
|
P
|
P
|
|
|
|
|
|
Mining
|
S
|
|
|
|
S
|
|
|
|
|
|
Landfill
|
S
|
|
|
|
S
|
|
|
|
|
|
Research and development, data center
|
|
S
|
S
|
P
|
P
|
|
|
|
|
|
Storage facility-Conditioned space
|
|
S
|
S
|
S
|
S
|
|
|
|
|
|
Storage facility-Mini warehousing
|
|
|
|
S
|
S
|
S
|
S
|
S
|
S
|
S
|
Substation, generating plant
|
S
|
S
|
S
|
S
|
S
|
C
|
C
|
C
|
C
|
C
|
Wind energy system
|
C
|
C
|
C
|
C
|
C
|
The city manager or designee shall have the authority to approve
minor modifications per Table 14.3.1. Any appeals to the decisions
of the city manager on minor modifications shall follow the process
below:
|
Any city council denials of minor modifications or any changes
beyond those that meet the criteria in this section and the thresholds
established in Table 14.3.1, shall be processed as an amendment to
this Code.
|
TABLE 14.3.1 MINOR MODIFICATIONS ALLOWED
| ||
---|---|---|
Standard
|
Minor Modification Allowed
|
Comments
|
Any dimensional standard/numerical requirement (not specified
below)
|
|
• Shall be no more than a 10% (increase or decrease) modification.
|
Area/Boundary of Character Area
|
No more than a 15% change (increase or decrease) in any character
area (aggregate or per block)
|
• Shall not eliminate any character area.
• 15% measurement shall be based on the total area of that
character area within the entire PGBT area.
• The turnpike transition area shall remain contiguous
along Hudson and Merritt Road as depicted in the originally adopted
regulating plan.
|
Setback Range
|
No more than 30% change in the maximum or minimum setback
|
• Changes to the street setback lines may only be due to
any changes to the street cross-sections or change in the width of
the sidewalk.
• In no case shall a sidewalk be less than six feet in
length.
|
Building Frontage
|
No more than a 30% reduction in the required building frontage
along each block of a type A street
|
• Any reduction in the required building frontage shall
be to accommodate porte-cocheres for drop-off and pick-up.
• Should also allow for conditions such as utility easements;
large, existing trees; or other physical/ topographical constraints.
|
Street Screen
|
Waiver of street screen requirement along a type B street
|
• Requirement for a street screen may only be waived along
a type B street along the frontage of any interim surface parking
lot (off-street) that is intended to be filled with a parking structure
or future building.
• In no case shall any portion of the surface parking have
frontage along a type A street without a required street screen.
|
Street Location and Cross Sections
|
Street location within the connected network and implementing
cross sections of new streets may be adjusted with respect to number
of lanes, lane widths, on-street parking configuration, pedestrian
accommodation and street tree planting
|
• Any changes to the street locations within the network
and implementing street cross section design shall be based on specific
development context such as opportunities to increase connectivity
within the multimodal network, advance complete street functionality,
preserve natural features, advance low impact drainage to improve
fire access, and to advance similar outcomes.
• Can amend right-of-way (ROW) width and/or components
up to 15%.
|
Landscaping
|
Alternative landscaping in terms of quantity, species type,
and/or location may be submitted for consideration by the city manager
or designee
|
• A detailed landscape concept plan shall be submitted
for review in order to be accepted as an alternative.
|
Street Type Classification
|
A type B street may be designated as a type A street with review
and approval of design details by the city manager or designee
|
• Detailed plan and cross section required for approval
of street type change.
|
Architecture
|
Alternative architectural concepts that meet the spirit and
intent of the Code may be considered by the city manager or designee
|
• A detailed architectural plan and/or elevations shall
be submitted for review in order to be accepted as an alternative.
|
TABLE 14.5.1 SCHEDULE OF USES
| |||
---|---|---|---|
|
Turnpike Commercial
(TC)
|
Turnpike Mixed-Use
(TMU)
|
Turnpike Transition
(TT)
|
Land Use
| |||
Commercial Uses (Office, Retail, Sales and Service Uses)
| |||
Retail sales or service
|
P
|
P
|
NP
|
Professional office
|
P
|
P
|
NP
|
Light industrial, including manufacturing, data centers, research
laboratory headquarters, laboratories and associated facilities
|
P
|
P
|
NP
|
Heavy industrial
|
NP
|
NP
|
NP
|
Food service uses (full-service restaurants, cafeterias, bakeries,
snack bars, QSRs, cafe seating within a public or private sidewalk
area with no obstruction of the pedestrian realm)
|
P
|
P
|
NP
|
Brewery
|
P
|
P
|
NP
|
Any use with a drive through
|
P/C
|
P/C
|
NP
|
Auto-related uses
|
NP
|
S (P/C)
|
NP
|
Storage facilities
|
NP
|
S (P/C)
|
NP
|
Arts, Entertainment and Recreation Uses
| |||
Art galleries, antique, furniture or electronics studio (retail,
repair or fabrication; excludes auto electronics sales or service)
|
P
|
P
|
NP
|
Theater, cinema, dance, music or other entertainment establishment
|
P
|
P
|
NP
|
Museums and other special purpose recreational institutions
|
P
|
P
|
NP
|
Fitness, recreational sports, gym or athletic club
|
P
|
P
|
NP
|
Outdoor entertainment venue
|
P
|
P
|
NP
|
Parks, greens, plazas, squares and playgrounds
|
P
|
P
|
P
|
Educational, Public Administration, Health Care and Other
Institutional Uses
| |||
Child daycare and preschools
|
P
|
P
|
NP
|
Schools, libraries, and community halls
|
P
|
P
|
NP
|
Universities and colleges
|
P/C
|
P/C
|
NP
|
Hospital/medical office buildings
|
P
|
P
|
NP
|
Civil uses
|
P
|
P
|
NP
|
Residential Uses
| |||
Single family detached-low density
|
NP
|
NP
|
NP
|
Single family detached-medium density
|
NP
|
P/C
|
P
|
Garden style multifamily residential
|
NP
|
NP
|
NP
|
Urban living residential
|
P/C
|
P/C
|
NP
|
Single family residential attached dwelling unit (townhome)
|
NP
|
P/C
|
P/C
|
Live/work unit
|
P
|
P
|
P
|
Multi-unit (up to 12 units per structure)
|
NP
|
P
|
NP
|
Assisted living facilities
|
NP
|
NP
|
NP
|
Other Uses
| |||
Municipal facilities
|
P
|
P
|
P
|
Hotels
|
P
|
P
|
NP
|
Parking, surface (primary use of property)
|
P/C
|
P/C
|
NP
|
Parking, surface (accessory use of property)
|
P
|
P
|
NP
|
Parking, structured
|
P
|
P
|
NP
|
Private attached garage
|
NP
|
P
|
P
|
Private detached garage
|
NP
|
NP
|
P
|
Sales from kiosks
|
P
|
P
|
NP
|
Veterinary clinic
|
P
|
P
|
NP
|
P
|
=
|
Permitted by right
|
NP
|
=
|
Not permitted
|
P/C
|
=
|
Permitted with design criteria per Table 14.5.1(B)
|
S
|
=
|
Special Use Permit Required
|
Use
|
Zone
|
Location and Design Criteria
|
---|---|---|
Any Permitted Use with a Drive Through Facility
|
Turnpike Mixed-Use
|
• All drive through access (driveways) shall be from type
B streets unless screened from any type A street.• Drive through
lanes and/or canopies shall not have frontage along or be located
along any type A streets.
• Alcohol sales expressly excluded.
• Drive through areas shall be screened by a four foot
high street screen.
|
Storage Facilities
|
Turnpike Mixed-Use
|
• Storage uses shall be a minimum of three stories. Shall
be 100% indoor access and climate controlled.
• Shall be located behind another building(s) and/or shall
not have any frontage along a type A or B street.
• Must incorporate above criteria with SUP request.
|
Auto-Related Uses
|
Turnpike Mixed-Use
|
• Gas pumps and canopies shall not be located at the corners
of the facility’s lot.
• Car lots are not permitted.
• Any buildings associated with the use shall also have
a pedestrian entrance at a type A street.
• Must be setback at least 50 feet with a landscape buffer.
• Auto sales, repairs and storage uses shall be fully contained
inside of a building.
• Must incorporate above criteria with SUP request.
|
Universities and Colleges
|
Turnpike Commercial Turnpike Mixed-Use
|
Shall be required to provide structured parking as part of the
build-out for the university/college campus.
|
Urban Living Residential (Upper and Lower Floors)
|
Turnpike Commercial Turnpike Mixed-Use
|
• Urban living residential shall be either 100% studio/convertible,
one and two bedroom units, residential lofts or flats, or condos.
• Two bedroom units shall have similar sized bedrooms,
bathrooms and closets.
• Site development permits for the urban living residential
shall be preceded by or issued at the same time as the issuance of
a site development permit for at least the following:
• 1 to 300 Units = 15,000 SF commercial
• 301 to 600 Units = 15,000 SF additional commercial
• No more than 600 units allowed per urban living residential
project.
• Any unit not fronting a street shall be accessed from
a climate-controlled hallway.
• Any shared wall, floor or ceiling shall be insulated.
• Ground floor units may be retail.
• Surface parking shall be designed to facilitate a pedestrian-oriented
site.
• Urban living residential and the required commercial
component shall have one type A street component with both urban living
residential and commercial uses constructed as horizontal or vertical
mixed-use with pedestrian public spaces totaling at least one-half
acre. For horizontal mixed-use, the public spaces shall connect the
two uses in a pedestrian-oriented, walkable context.
• Urban living residential shall be at least four stories.
|
|
Turnpike Commercial
|
Each urban living residential project shall be 70% structured
parking.
|
|
Turnpike Mixed-Use
|
Interior surface parking allowed with substantially four story
products or higher. Otherwise structured is required.
|
Single Family Detached-Medium Density
|
Turnpike Mixed-Use
|
• More than 10 and up to 100 contiguous units shall not
be built without the initiation of construction of a commercial component
of at least 2,500 square feet, or alternatively at least three pocket
parks, greens and/or plazas designed and dispersed within the residential
neighborhood totaling no less than one acre. If the pocket space requirement
is utilized, the five percent civic/open space requirement in section
14.10 shall apply. Every additional 100 units of development shall
have an additional 2,500 square feet of retail or integrated public
green or open space.
• Lots shall be a minimum of 30 feet wide and alley-loaded
if 50 feet wide or less.
|
Single Family Residential Attached Dwelling Unit
|
Turnpike Mixed-Use Turnpike Transition
|
• More than 10 and up to 100 contiguous units shall not
be built without the initiation of construction of a commercial component
of at least 2,500 square feet, or alternatively at least three pocket
parks, greens and/or plazas designed and dispersed within the residential
neighborhood totaling no less than 1.5 acres. If the pocket space
requirement is utilized, the five percent civic/open space requirement
in section 14.10 shall apply. Every additional 100 units of development
shall have an additional 2,500 square feet of retail or integrated
public green or open space.
• Units shall be at least 12 units an acre.
• Lots shall be a minimum of 22 feet wide and alley-loaded.
|
Parking, Surface (Primary Use of Property)
|
Turnpike Commercial Turnpike Mixed-Use
|
• Required to be temporary use of property as part of a
phasing strategy or appropriately screened and landscaped by incorporating
one tree per every 12 spaces planted within parking islands.
• To be reviewed by city manager or designee.
|
Setback range.
|
|
Front (type A street and civic space)
|
5-20 feet
|
Front (type B street)
|
20-250 feet
|
Side (from property line)
|
0 feet
|
Rear (from property line)
|
5 feet
|
Building frontage.
|
|
Building frontage required along:
|
|
Type A street (civic space)
|
70% (minimum)
|
Type B street
|
0% (minimum)
|
Block face dimensions
|
400 feet maximum
|
Block perimeter
|
1,600 feet maximum
|
Principal building standards
|
|
First floor-to-floor height
|
12 feet (minimum)
|
Ground floor finish level 1
|
2 inches maximum above sidewalk
|
Upper floor(s) height (floor to ceiling)
|
10 feet minimum
|
Height
|
No maximum; stepback required after five stories; maximum five
stories within 100 feet of another character area or the perimeter
of the district
|
Stepback distance
|
10 feet minimum
|
Parking location
|
|
Surface/at grade parking
|
Shall be located behind principal building; or on the side if
no more than one double-loaded bay and screened at the street with
masonry or fence no taller than four feet
|
Type A street and civic setback
| |
Type B setback
|
N/A
|
Side setback (distance from property line)
|
0 feet minimum
|
Above grade parking
|
|
Type A street, type B street and civic space setback
|
0 feet minimum
|
Side and rear setbacks (distance from the property line)
|
0 feet minimum
|
Upper floors
|
May be built up to the building line
|
Required off-street parking spaces
|
|
Non-residential
|
1 space/300 square feet (gross)
|
Residential
|
1.5 spaces/unit
|
Driveways and service access.
|
20 feet maximum (except when drives need to be wider to address
service access or fire lane standards)
|
Parking driveway width
|
20 feet (minimum)
|
*
|
Combined blocks shall be adjacent to one another based on the
regulating plan and provide pedestrian paseos.
|
*
|
An increase in block dimension shall not eliminate or significantly
move a required street or required civic/open space. Required streets
and required civic/open spaces may move a minimum of 100 feet to accommodate
a larger block.
|
Setback range
|
|
Front (type A street and civic space)
|
5-15 feet
|
Front (type B street)
|
0-75 feet
|
Side (from property line)
|
0 feet
|
Rear (from property line)
|
5 feet
|
Building frontage
|
|
Building frontage required along:
|
|
Type A street/civic space
|
50% (minimum)
|
Type B street
|
0% (minimum)
|
Block face dimensions
|
400 feet (maximum)
|
Block perimeter
|
1,200 feet (maximum)
|
Principal building standards
|
|
First floor-to-floor height
|
12 feet (minimum)
|
Ground floor finish level 1
|
2 inches maximum above sidewalk
|
Upper floor(s) height (floor to ceiling)
|
10 feet (minimum)
|
Height
|
Maximum five stories; maximum three stories within 50 feet of
the turnpike transition area or district perimeter or in area identified
as turnpike mixed-use transition on the regulating plan and shall
be screened from adjacent single family residential
|
Parking location
|
|
Surface/at grade parking.
|
|
Type A street and civic space setback
|
Shall be located behind the principal building; or on the side
if no more than one double-loaded bay and screened at the street with
masonry or fence no taller than four feet
|
Type B setback
|
N/A
|
Side setback (from property line)
|
0 feet (minimum)
|
Rear setback (from property line)
|
0 feet (minimum)
|
Above and below grade parking
|
|
Setback along type A street, type B
|
0 feet (minimum)
|
Side and rear setbacks
|
0 feet (minimum)
|
Upper floors
|
May be built up to the building line
|
Driveways and service access.
|
24 feet maximum (except when drives need to be wider to address
service access or fire lane standards)
|
Required off-street parking spaces
|
|
Non-residential
|
1 space/300 square feet (gross)
|
Residential
|
1.5 spaces/unit
|
Parking drive aisles
|
20 feet (minimum)
|
*
|
Combined blocks shall be adjacent to one another based on the
regulating plan.
|
*
|
An increase in block dimensions shall not eliminate or significantly
move a required street or required civic/open space. Required streets
and required civic/open spaces may move a maximum of 100 feet.
|
*
|
The block shall maintain a continuous type A street frontage
with adjoining blocks.
|
Ground floor internal pedestrian connectivity shall be provided
through the block. Connectivity may be provided inside the building,
through a parking garage, or outside by way of pedestrian passage.
|
Block face dimensions
|
400 feet
|
Block perimeter
|
1,200 feet
|
Parking location.
|
|
Surface/at grade parking.
|
|
Type A street and civic space setback
|
Shall be located behind the principal building; or on the side
if no more than one double-loaded bay and screened at the street with
masonry or fence no taller than four feet.
|
Type B setback
|
Minimum of 3 feet behind the setback
|
Side setback (from property line)
|
0 feet (minimum)
|
Rear setback (from property line)
|
0 feet (minimum)
|
Above and below grade parking
|
|
Setback along type A street, type B street and civic space
|
0 feet (minimum)
|
Side and rear setbacks
|
0 feet (minimum)
|
Upper floors
|
May be built up to the building line
|
Required off-street parking space
|
|
Non-residential uses
|
1 space/300 SF (gross)
|
Residential uses
|
1.5 space/unit
|
Driveways and service access.
|
24 feet maximum (except when drives need to be wider to address
service access or fire lane standards)
|
Parking driveway aisles
|
20 feet (minimum)
|
*
|
Combined blocks shall be adjacent to one another based on the
regulating plan.
|
*
|
An increase in block dimensions shall not eliminate or significantly
move a required street or required civic/open space. Required streets
and required civic/open spaces may move a maximum of 100 feet.
|
*
|
The block shall maintain a continuous type A street frontage
with adjoining blocks.
|
Ground floor internal pedestrian connectivity shall be provided
through the block. Connectivity may be provided inside the building,
through a parking garage, or outside by way of pedestrian passage.
|
TABLE 14.8.1 STREET CLASSIFICATIONS
| ||||||||
---|---|---|---|---|---|---|---|---|
Street Type
|
ROW
(Recommended Min.)
|
Number of Lanes
|
Number of Bike Lanes
|
Vehicle Lane Widths
|
Bike Lane Width
|
On-Street Parking
|
Parkway/Tree Well
| |
|
Paved Area
|
Ped. Realm
| ||||||
A
|
72 FT (Angled or Parallel)
|
12 FT
|
4
|
2
|
11 FT
|
5 FT
|
Yes
|
5 x 5 FT (Min.)
|
B
|
42 FT
|
12 FT
|
2
|
N/A
|
12 FT
|
N/A
|
Yes, Parallel
|
5 x 5 FT (Min.)
|
General
|
40 FT
|
12 FT
|
2
|
N/A
|
11 FT
|
N/A
|
Yes, Parallel
|
5 x 5 FT (Min.)
|
Alley
|
32 FT (Garage to Garage)
|
None
|
N/A
|
None
|
N/A
|
N/A
|
None
|
None
|
Typical Characteristics
| |
General Character
| |
*
|
Large, open space
|
*
|
Spatially defined by landscaping and building frontages
|
*
|
Paths, trails, open shelters, lawns, trees, and shrubs
|
*
|
May be lineal, following the trajectories of natural corridors
|
Typical Uses
| |
*
|
Unstructured and passive
|
*
|
Recreation casual seating
|
*
|
Picnicking
|
Typical Characteristics
| |
General Character
| |
*
|
Open space
|
*
|
Spatially defined by landscaping and building frontages
|
*
|
Lawns, trees and shrubs naturally disposed, open shelters and
paths formally disposed
|
Size
| |
*
|
Shall have a range of sizes
|
Typical Uses
| |
*
|
Unstructured and passive recreation
|
*
|
Casual seating
|
*
|
Commercial and civic uses
|
*
|
Residential address
|
Typical Characteristics
| |
General Character
| |
*
|
Formal open space
|
*
|
Primary hardscape surfaces
|
*
|
Trees and shrubs optional
|
*
|
Spatiality defined by building frontages
|
Location and Size
| |
*
|
Range of sizes
|
*
|
Shall front at least one street
|
Typical Uses
| |
*
|
Commercial and civic uses
|
*
|
Casual seating
|
*
|
Tables and chairs for outdoor dining
|
*
|
Retail and food kiosks
|
Typical Characteristics
| |
General Character
| |
*
|
Hardscape pathway
|
*
|
Frequent entries and frontages
|
*
|
Exterior stairways
|
*
|
Defined by building frontages
|
*
|
Minimal planting and potted plants
|
*
|
Maintain character of surrounding buildings
|
Location and Size
| |
*
|
Min. width: 12 feet
|
Typical Uses
| |
*
|
Pedestrian connection and access
|
*
|
Casual seating
|
Typical Characteristics
| |
General Character
| |
*
|
Park multi-use trail
|
*
|
Naturally disposed landscape
|
*
|
Low impact parking
|
*
|
Trees lining trail
|
*
|
Appropriately lit for safety
|
Location and Size
| |
*
|
Min. width: 12 feet
|
Typical Uses
| |
*
|
Active and passive recreation
|
*
|
Casual seating
|
APPENDIX 2: DEFINITIONS
|
Any city council denials of minor modifications or any changes
beyond those that meet the criteria in section 15.3 and the thresholds
established in Table 15.3.1, shall be processed as an amendment to
this Code.
|
TABLE 15.3.1 MINOR MODIFICATIONS ALLOWED
| ||
---|---|---|
Standard
|
Minor Modification Allowed
|
Comments
|
Any Numerical Modification
|
|
• Shall be no more than a 10% (increase or decrease) modification.
|
Area/Boundary of Character Areas
|
No more than a 15% change (increase or decrease) in any character
area (aggregate or per block)
|
• Shall not eliminate any character area.
• 15% measurement shall be based on the total area of that
character area within the entire Old Town district.
|
Building Frontage
|
No more than a 30% reduction in the required building frontage
along each block
|
• Should also allow for conditions such as utility easements;
large, existing trees; or other physical/topographical constraints.
|
Street Screen
|
Waiver of street screen requirement
|
• In no case shall any portion of the surface parking have
frontage along a street without a required street screen.
|
Landscaping
|
Alternative landscaping in terms of quantity, species type,
and/or location may be submitted for consideration
|
• Detailed landscape concept plan shall be submitted for
review in order to be accepted as an alternative.
|
Architecture
|
Alternative architectural concepts that meet the spirit and
intent of the Code may be considered, such as modified storefronts
or uniquely themed users
|
• Detailed architectural plan and/or elevations shall be
submitted for review in order to be accepted as an alternative.
|
Infrastructure and ROW
|
Alternate design standards
|
• Shall be based on principles of context sensitive design
and further the overall spirit and intent of Old Town district.
|
TABLE 15.4.1 SCHEDULE OF USES
| ||||
---|---|---|---|---|
Character Area
|
Downtown South
(DTS)
|
Downtown North
(DTN)
|
SH 78 Commercial
(SHC)
|
Neighborhood
(NBR)
|
Land Use
| ||||
Commercial Uses (Office, Retail, Sales and Service Uses)
| ||||
Retail sales or service
|
P
|
P
|
P
|
NP
|
Professional office
|
P
|
P
|
P
|
P/C
|
Light industrial, including manufacturing, data centers, research
laboratory headquarters, laboratories and associated facilities
|
NP
|
NP
|
P
|
NP
|
Heavy industrial
|
NP
|
NP
|
NP
|
NP
|
Food service uses (full-service restaurants, cafeterias, bakeries,
snack bars, QSRs, café seating within a public or private sidewalk
area with no obstruction of the pedestrian realm)
|
P
|
P
|
P
|
NP
|
Brewery
|
P
|
P
|
P
|
NP
|
Any use with a drive through
|
NP
|
NP
|
P/C
|
NP
|
Auto-related uses
|
NP
|
NP
|
P/C
|
NP
|
Storage facilities
|
NP
|
NP
|
P/C
|
NP
|
Arts, Entertainment and Recreation Uses
| ||||
Art galleries, antique, furniture or electronics studio (retail,
repair or fabrication; excludes auto electronics sales or service)
|
P
|
P
|
P
|
NP
|
Theater, cinema, dance, music or other entertainment establishment
|
P
|
P
|
P
|
NP
|
Museums and other special purpose recreational institutions
|
P
|
P
|
P
|
NP
|
Fitness, recreational sports, gym or athletic club
|
P
|
P
|
P
|
NP
|
Outdoor entertainment venue
|
P
|
P
|
NP
|
NP
|
Parks, greens, plazas, squares and playgrounds
|
P
|
P
|
NP
|
P
|
Educational, Public Administration, Health Care and Other
Institutional Uses
| ||||
Child daycare and preschools
|
P
|
P
|
P
|
NP
|
Schools, libraries and community halls
|
P
|
P
|
P
|
NP
|
Hospital/medical office buildings
|
P
|
P
|
P
|
NP
|
Civic uses
|
P
|
P
|
P
|
NP
|
Residential Uses
| ||||
Single family detached-low density
|
NP
|
NP
|
NP
|
P
|
Single family detached-medium density
|
NP
|
NP
|
NP
|
P
|
Garden style multifamily residential
|
NP
|
NP
|
NP
|
NP
|
Urban living residential
|
P/C
|
P/C
|
P/C
|
NP
|
Townhome
|
P/C
|
P/C
|
NP
|
P/C
|
Home occupations
|
P
|
P
|
NP
|
P
|
Live/work unit
|
P
|
P
|
NP
|
P
|
Multi-unit (up to 8 units per structure)
|
P/C
|
P/C
|
NP
|
P/C
|
Accessory dwelling unit
|
P
|
P
|
NP
|
P
|
Assisted living facilities
|
NP
|
NP
|
NP
|
NP
|
Other Uses
| ||||
Municipal facilities
|
P
|
P
|
P
|
P
|
Hotels
|
P
|
P
|
P
|
NP
|
Parking, surface (primary use of property)
|
P/C
|
P/C
|
P/C
|
NP
|
Parking, surface (accessory use of property)
|
P
|
P
|
P
|
NP
|
Parking, structured
|
P
|
P
|
P
|
NP
|
Private attached garage
|
P
|
P
|
NP
|
P
|
Private detached garage
|
P
|
P
|
NP
|
P
|
Sales from kiosks
|
P
|
P
|
NP
|
NP
|
Veterinary clinic
|
P
|
P
|
P
|
NP
|
P
|
=
|
Permitted
|
NP
|
=
|
Not permitted
|
P/C
|
=
|
Permitted with design criteria per Table 15.4.2
|
TABLE 15.4.2 USE CRITERIA
| ||
---|---|---|
Use
|
Zone
|
Location + Design Criteria
|
Professional Office
|
Neighborhood
|
• Existing homes shall be permitted to be converted to
professional office.
• Shall follow signage requirements as established in section
15.8.
• Parking:
• Shall be accommodated as on-street parking and shall
be angled or parallel to the curb, or
• Shall be accommodated to the side or rear of the structure,
accessible through a driveway.
• Ground-oriented signage that is decorative and ornamental,
no more than four feet high and non-electronic is permitted.
|
Any Permitted with a Drive Through
|
SH 78 Commercial
|
• Drive through areas shall be screened by a four foot
high street screen.
|
Auto-Related Uses
|
SH 78 Commercial
|
• Gas pumps and canopies shall not be located at the corners
of the facility’s lot.
|
Storage Facilities
|
SH 78 Commercial
|
• Storage uses shall be a maximum of three stories.
• Shall be 100% indoor access and climate controlled.
• Shall be located behind another building(s) and/or shall
not have building frontage along SH 78.
|
Urban Living Residential
|
Downtown South Downtown North SH 78 Commercial
|
• Ground floor retail, commercial or other non-residential
required for each urban living residential project.
• Urban living residential shall be either 100% studio/convertible,
one and two bedroom units, residential lofts or flats, or condos.
• Two bedroom units shall have similar sized bedrooms,
bathrooms and closets.
• Any shared wall, floor or ceiling shall be insulated.
• Surface parking shall be designed to facilitate a pedestrian-oriented
site.
• Shall be no more than two stories within 50 feet of the
property line adjacent to existing single family residential.
|
Townhome
|
Downtown South Downtown North Neighborhood
|
• Units shall be at least 12 units an acre.
• Lots shall be a minimum of 22 feet wide and alley-loaded.
• The following additional conditions shall apply to townhomes
within properties either owned or formerly owned by the Sachse EDC.
The townhome use shall be consistent with, but not limited to:
• Overall positive tax base
• Reinforcing neighborhood commercial uses
• Creating live-work-play context
• Limited infill context that is not the predominant use
of a block
|
Multi-Unit
|
Downtown South Downtown North
|
• Shall have ground floor retail or commercial for each
project.
• Shall be no more than two stories within 50 feet of the
property line adjacent to existing single family residential.
|
Parking, Surface (Primary Use of Property)
|
Downtown South Downtown North SH 78 Commercial
|
• Required to be temporary use of property as part of phasing
strategy or appropriately screened and landscaped by incorporating
one tree per every 15 spaces planted within parking islands.
• To be reviewed by city manager or designee.
|
TABLE 15.5.1 DEVELOPMENT STANDARDS
| ||||
---|---|---|---|---|
Standard
|
Downtown South
(DTS)
|
Downtown North
(DTN)
|
SH 78 Commercial
(SHC)
|
Neighborhood
(NBR)
|
|
Setback ranges shall be established in the Old Town district
regulating plan
| |||
Setback Range
|
Corner lots shall be built to the setback range for a minimum
of 15 feet from the corner along both streets or the width of the
corner lot, whichever is less
|
Corner lots shall be built to the setback range for a minimum
of 15 feet from the corner along both streets or the width of the
corner lot, whichever is less
|
N/A
|
N/A
|
Heights
| ||||
Building Height
|
Shall be no more than three stories for the entire Old Town
zoning district
| |||
First Floor
|
12 feet (min.)
|
12 feet (min.)
|
12 feet (min.)
|
12 feet (min.)
|
Buildable Area
|
A maximum of 90% of the lot area may be covered by any building
footprint
|
A maximum of 90% of the lot area may be covered by any building
footprint
|
A maximum of 80% of the lot area may be covered by any building
footprint
|
A maximum of 75% of the lot area may be covered by any building
footprint
|
Building Frontage
|
Min. of 70% of the building façade along 5th Street and
Sachse Road shall be built within the setback range
|
Min. of 70% of the building façade along 3rd Street shall
be built within the setback range
|
N/A
|
Min. of 50% of the building façade shall be built within
the setback range
|
Min. of 50% of the building façades along all other streets
shall be built to the setback range
|
Min. of 50% of the building façades along all other streets
shall be built to the setback range
| |||
Encroachments
|
Canopies, signs, awnings and balconies may encroach over the
sidewalk as long as the vertical clearance is a minimum of eight feet.
In no case shall an encroachment be located over an on-street parking
or travel lane.
| |||
Streetscape Standards
| ||||
Sidewalks
|
6 feet (min.)
|
6 feet (min.)
|
6 feet (min.) Not required along SH 78
|
6 feet (min.)
|
Street Trees
|
30 feet on center along all public street frontages (except
alleys)
|
30 feet on center along all public street frontages (except
alleys)
|
30 feet on center along all public street frontages (except
alleys)
|
30 feet on center along all public street frontages (except
alleys)
|
|
Minimum caliper three inches and 12 feet high (min.) at planting
|
Minimum caliper three inches and 12 feet high (min.) at planting
|
Minimum caliper three inches and 12 feet high (min.) at planting
|
Minimum caliper three inches and 12 feet high (min.) at planting
|
Lot and Block Standards
| ||||
Lot Width
|
N/A
|
N/A
|
N/A
|
N/A
|
Lot Coverage
|
90%
|
90%
|
80%
|
75%
|
TABLE 15.8.1 SIGN STANDARDS
| ||||
---|---|---|---|---|
Sign Type
|
DTS/DTN
|
NBR
|
SHC
|
Standard
|
Building Signs
|
P
|
NP
|
P
|
• For all commercial uses fronting on SH 78: One sign per
tenant space; area not to exceed 50 SF on the façade with the
highway frontage.
• For all commercial uses (retail, office, and restaurant):
One sign per tenant space; area not to exceed 24 SF along each public
frontage.
• Second-floor commercial uses may be permitted one second-floor
wall sign per tenant space per public street frontage; area not to
exceed 24 SF on the second-floor façade along that public street.
|
Monument Signs
|
NP
|
NP
|
P
|
• One monument sign per street frontage (no more than two
per lot separated by at least 300 feet) limited to a maximum of 50
SF per sign face and shall not exceed six feet in height above grade.
|
Window Signs
|
P
|
NP
|
P
|
• Limited to 10% of window area.
• The following shall be exempt:
• 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.
|
Blade Signs
|
P
|
NP
|
P
|
• Shall be permitted for all non-residential uses.
• Six SF maximum per sign face.
• May encroach a maximum of two feet onto a sidewalk.
• Blade signs shall be attached to the building or hung
under the soffit of an arcade or under a canopy/awning while maintaining
a vertical clearance of eight feet from the sidewalk.
• SH 78: Permitted if building is built up to the minimum
setback range.
|
Fold-Up Signs
|
P
|
P
|
NP
|
• Permitted only for retail, service or restaurant uses.
• Limited to eight square feet per storefront.
• Sign may not exceed two feet in width or four feet in
height.
• A minimum of four feet of sidewalk shall remain clear.
• Chalkboards may be used for daily changing of messages.
Reader boards (electronic and non-electronic) shall be prohibited.
• Signs shall be removed every day after the business is
closed.
|
Directory Signs
|
P
|
NP
|
P
|
• Shall be allowed for all multi-tenant buildings only.
• One directory sign shall be integral to the façade
on which the sign is affixed.
|
Neon Signs
|
P
|
NP
|
P
|
• Shall be limited to no more than 50% of the permitted
window or building sign area.
• Shall be permitted for restaurants, entertainment uses,
and retail shopfronts.
• Artistic neon signs shall be permitted.
|
LED Cabinets
|
NP
|
NP
|
NP
|
• Not permitted within the Old Town zoning district.
|
P
|
=
|
Permitted
|
NP
|
=
|
Not permitted
|
*
|
New buildings shall utilize building elements and details to
achieve a pedestrian-oriented public realm with transitions into human-scaled
private places, with connectivity to adjacent neighborhoods and trail
systems;
|
*
|
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 shall include appropriate architectural
details and ornaments to create variety and interest; and
|
*
|
Open space(s) shall be incorporated to provide public areas
integral to the urban environment.
|
Appendix 1: Regulating Plan
|
Appendix 2: Definitions
|