City of Sachse, TX DISTRICTS

The principal use of land is for single-family dwellings and related recreational, religious and educational facilities normally required to provide an orderly and attractive residential area. These residential areas are intended to be defined and protected from the encroachment of uses which are not appropriate to residential environment. Internal stability, attractiveness, order and efficiency are encouraged by providing for adequate light, air and open space for dwellings and related facilities and through consideration of the proper functional relationship of the different uses. The R, single-family dwelling districts are further categorized in this section.

11A-2.2

Uses permitted.

Property and buildings in R, single-family dwelling district, shall be used only for the following purposes:

(a)

Detached one-family dwelling.

(b)

Churches, but not including missions tents or revival tents.

(c)

Public school or school offering general educational courses the same as ordinarily given in public schools and having no rooms regularly used for housing and sleeping.

(d)

Public park and playground.

(e)

Library.

(f)

Growing of farm products.

Municipal use.

Telephone exchanges.

Home occupation.

Transportation and utility easements, alleys and rights-of-way.

(k)

Accessory buildings which are not a part of a main building, including one private garage, or accessory buildings which are a part of a main building, including one private garage.

(l)

A temporary bulletin board or sign, not exceeding 12 square feet in area appertaining to the lease, hire or sale of a single building or premises, which board or sign shall be removed as soon as the premise is leased, hired or sold.

(m)

A temporary bulletin board or sign, not exceeding 50 square feet in appertaining to the lease, hire or sale of multiple buildings or premises.

(n)

A church bulletin board or sign, not exceeding 50 square feet in area, located on the same lot with the church building.

(o)

Temporary construction facilities incidental to the development of property as permitted in this district and which shall be removed when construction work is completed.

(p)

Parking lot required to serve the uses permitted in this district. All single-family dwelling districts shall have concrete surface pavement required for all applications.

(q)

Servant’s quarters and quarters used by bona fide farm workers, or other accessory buildings such as barns, sheds and other structures necessary for farming operations may be permitted, provided, however, that no such accessory building or quarters to be used by servants or farm workers shall be occupied as a place of abode or dwelling by anyone other than a bona fide servant or farm worker and actually and regularly employed by the land owner or occupant of the main building.

(r)

Accessory uses, which shall include the following, when the primary use is residential:

(1)

Home occupations which are secondary to the primary residential use and which involve the manufacture, assembly, sale or service of goods, or which involve the providing of a service, subject to the following conditions:

The home occupation is conducted entirely within a dwelling unit which is the bona fide residence of the practitioner(s) or entirely within only one accessory building (not to include a driveway, yard or outside area).

No person that is not a family member who resides in the dwelling unit, may participate in the home occupation on the premises.

The lot and the dwelling maintain their residential character. Neither the interior nor the exterior of the dwelling shall be structurally altered so as to require compliance with nonresidential construction codes to accommodate the home occupation No additional buildings shall be added on the property to accommodate the home occupation.

The home occupation does not generate customer related vehicular traffic in excess of two vehicles at any one time and a total of five vehicles per 24-hour date in the residential neighborhood.

No direct selling of merchandise occurs on the premises.

No equipment or materials associated with the home occupation are displayed or stored where visible from anywhere off the premises.

The occupation produces no external noise, vibrations, smoke, dust, odor, heat, glare, fumes, electrical interference or waste runoff outside the dwelling unit or on the property surrounding the dwelling unit.

No vehicle used in connection with the home occupation which exceeds one ton capacity is parked on the premises or on any street adjacent to the residentially zoned property.

The home occupation does not advertise by any signs on the premises, nor shall the street address of the home occupation be advertised through signs, billboards, television, radio, newspapers or telephone directories.

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.

(2)

A detached private garage or an attached private garage, in a compartment as a part of the main building.

(3)

A fence, hedge or enclosure wall in accordance with article 4, section 2.

(4)

A semi-public parking area.

11A-2.3

Building regulations.

(a)

Minimum size.

The minimum area of the main building shall be as specified in Table 2.1 for each district, exclusive of garages, breezeways and servant quarters.

(b)

Height regulations.

No building shall exceed the height specifications in Table 2.1 for each district, except as provided in article 4, section 3. Height regulations for unattached accessory buildings shall be in accordance with the provisions set forth in this Ordinance.

(c)

Exterior fire-resistant construction.

The exterior walls of all main buildings and garages shall be masonry, in accordance with the building code of the City of Sachse.

(d)

Garage requirements.

(1)

The entrances to all attached or detached garages shall not face any street, except for the entrances to attached or detached garages located on property platted after June 20, 2011.

(2)

Front entry garage doors, where permitted, shall be even with, or recessed behind the front face of the primary structure.

(3)

Enclosing a garage for the purpose of creating additional living space shall be permitted for single-family residences provided the following conditions are satisfied:

The property owner obtains the necessary building permit(s); and

Provided the property owner is enclosing a one-car garage, only one off-street parking space with a minimum width of nine feet and minimum depth of eighteen feet shall be provided. In cases, where a garage larger than a one-car garage is being enclosed, a maximum of two off-street parking spaces with a minimum width of nine feet and minimum depth of eighteen feet for each space shall be provided. Such space(s) shall be located on the property and on a paved or improved surface as required by the Code of Ordinances.

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

11A-2.4

Area regulations.

(a)

Front yard.

(1)

The depth of the front yard shall be as specified in Table 2.2 for each district.

(2)

If 25 percent or more of the lots on one side of the street between two intersecting streets are improved with buildings all of which have observed an average setback line of greater than that specified in Table 2.2 and no building varies more than six feet from this average setback line, then no building shall be erected closer to the street line than the setback so established by the existing buildings; but this regulation shall not require a front yard of greater depth than the front yard setback limit specified in Table 2.2.

(3)

When a yard has double frontage, the front yard requirements shall be complied with on both streets.

(b)

Side yard.

(1)

There shall be a side yard on each side of the lot having a width of not less than ten percent of the width of the lot at the building line, except as hereinafter provided in article 4, section 2.

(2)

For unattached buildings of accessory use, the regulations in Article 4, Section 12 of the Zoning Ordinance shall apply.

(3)

For dwellings located on corner lots there shall be a side yard setback from the intersecting street of not less than 15 feet in case such lot is back to back with another corner lot, and shall conform to front yard requirements in every other case. The interior side yard of a corner lot shall be the same as for dwellings and accessory buildings on an interior lot.

(4)

Churches and main and accessory buildings, other than dwellings, and buildings accessory to dwellings, shall set back from all exterior and interior side lot lines a distance of not less than 25 feet.

(c)

Rear yard.

(1)

There shall be a rear yard for a main building of not less than 25 feet or 20 percent of the depth of the lot, whichever amount is smaller. Unattached accessory buildings may be located in the rear yard of a main building.

(d)

Lot width.

For dwellings there shall be a minimum lot width as specified in Table 2.1 for each district at the front building line, and such lot shall abut on a street for a distance of not less than that specified in Table 2.1 for each district.

(e)

Intensity of use.

(1)

For each dwelling and building accessory thereto, there shall be a lot area of not less than that specified in Table 2.1 for each district.

(2)

For churches and main and accessory buildings, other than dwellings and buildings accessory to dwelling, the lot area shall be adequate to provide the yard areas required by this section and the off-street parking areas required in article 4, section 5; provided, however, that the lot area for a church shall not be less than that specified in Table 2.1 for each district, nor less than 21,000 square feet, whichever is greater.

(f)

Coverage of lot.

Main and accessory buildings shall not cover a greater percentage of the lot area than that specified in Table 2.2 for each district.

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'

(g)

Provisions for undersized lots.

(1)

The provisions for this paragraph permit undersized lots within a subdivision as follows. It is the intent of this paragraph that the requirements of the applicable zoning district be met, yet permitting some deviation to accommodate reasonable platting of the subdivision.

(2)

The provisions of this paragraph shall apply to each phase of a subdivision individually, and collectively, and the specific lot numbers of each undersized lot shall be noted on the final plat of each phase of a subdivision.

(3)

The average size of all lots within each phase of a subdivision shall be equal to or greater than the requirement of the applicable zoning district.

(4)

The number of undersized lots within a phase of a subdivision shall be less than ten percent maximum of the total number of residential lots contained within the phase.

(5)

Such undersized lots shall contain at least the following minimum percentage of the land area required by the applicable zoning district:

R-39, R-15, R-12, R-10: 90%

R-8.4: 95%

(6)

The lot width at front building line and at the front street line of any undersized lot shall be at least 90 percent of the requirement of the applicable zoning district.

(7)

Any lot which is undersized in any dimension shall be counted as an undersized lot even if it meets all other dimensional and area requirements.

(h)

Provisions for irregularly shaped lots.

(1)

In any residential zoning district, the front building line and the street frontage requirements may be amended as follows.

(2)

The provisions of this paragraph shall apply only to lots of irregular shape such as cul-de-sac lots or corner lots on irregular subdivision boundaries. It shall not be applied in general platting of subdivisions.

(3)

Except for front building line and street line, all other provisions of building construction and rear yards shall be as required in the applicable zoning district, based on the full width requirement of the applicable zoning district.

(4)

The width of the lot at the street right-of-way shall be 35 feet minimum.

(5)

The width of the lot at the front building line shall be at least 75 percent of the width required in the applicable zoning district.

(6)

An irregularly shaped lot must have the full area requirement of the applicable zoning district.

(7)

If the width of the lot at the front building line is less than the width required in the applicable zoning district, it will count as an undersized lot as specified in (g) above.

11A-2.5

Park dedication required.

See chapter 8, section 8-19 of the Code of Ordinances.

11A-2.6

Outside storage.

(a)

Prohibition.

A person commits an offense if he or she keeps, maintains or stores, outside of a building, in an R single-family dwelling district, any personal property which is visible from a public street or alley, or is visible from private property which is under separate ownership, including but not limited to household items, building materials, automotive parts, equipment, etc., without proper screening and located in allowed outside storage areas only. It shall not be a defense to prosecution that such items were covered with a tarp or similar covering.

(b)

Exceptions.

It is not an offense to keep, store or maintain personal property customarily found outside of a building on property zoned for single-family use such as lawn furniture, dog houses, landscape containers, etc.

(c)

Parties responsible.

The owner (or owners) and persons in control of such residentially zoned property are responsible for violations of this subsection.

(Ordinance 1624 adopted 11/2/98; Ordinance 1856, sec. 1, adopted 5/21/01; Ordinance 3169, sec. 1, adopted 10/5/09; Ordinance 3296, sec. 1, adopted 6/20/11; Ordinance 3463, sec. 1, adopted 3/18/13; Ordinance 3552, sec. 2, adopted 12/2/13; Ordinance 3573, sec. 1, adopted 3/17/14; Ordinance 3622, sec. 1, adopted 10/20/14; Ordinance 4012 adopted 4/19/21)

§ 3 R-E single-family dwelling district.

11A-3.1

General description.

R-E is a special residential zoning district in which remote lots may be served by private drives owned either individually or cooperatively. In all other respects, requirements of zoning district R-39 shall be required except the minimum main building size shall be 1,500 square feet. Furthermore, an R-E zoning district shall require approval of a site plan by the planning and zoning commission and the city council. The site plan shall specifically detail the number, size and shape of the lots; the location of the nearest public street(s) and the access of each lot to the street(s); and full-service city water including fire hydrants per City Code.

11A-3.2

Area regulations.

Each lot of an R-E zoning district shall contain five acres minimum including easements.

11A-3.3

Accessibility requirements.

(a)

An easement to the city shall be granted as required for developer/owner installation and city service of utility lines and fire hydrants.

(b)

Driveway and parking facilities shall be provided according to the following requirements:

(1)

Concrete entry apron is required with a turning radius to extend a minimum of 20 feet from the street.

(2)

All parking aprons shall be concrete.

(3)

Driveways shall be a minimum of ten feet in width with sealed surface pavement, asphalt type or two-inch minimum gravel, with four-inch minimum white rock base. This type surface is permitted only if driveway length, exclusive of entry apron or parking apron at the residence, exceeds 150 feet in length. White rock only entry or parking surfaces are prohibited.

(c)

Designation as an R-E zoning district shall imply granting of permission for the city to use private drives for access of fire, police or other city services. On the other hand, the city shall not incur liability for failure to service individual lots, if in the judgment of the responsible city official, the private drive is impassable.

§ 4 C-1 neighborhood shopping district.

11A-4.1

General description.

This commercial district is for the conduct of retail trade and personal service enterprises to meet the regular needs and for the convenience of the people of adjacent residential areas. Because these shops and stores may be an integral part of the neighborhood closely associated with residential, religious, recreational and educational uses, more restrictive requirements for light, air, open space and off-street parking are made than are provided in the C-2 commercial district.

11A-4.2

Uses permitted.

(a)

Property and buildings in C-1 neighborhood shopping districts shall be used for retail stores and shops which do not exceed 14,000 square feet of gross floor area each and which supply the regular and customary needs of the residents of the neighborhood and which are primarily for their convenience. See chapter 11, exhibit a, article 3, section 13;

(b)

Accessory buildings and uses customarily incidental to allowed uses;

(c)

A building used for any of the uses listed in this section may not have more than 40 percent of its floor area devoted to purposes incidental to the primary use. No materials or goods offered for sale in connection with the allowed uses shall be displayed or stored outside of a building. Service machines such as those for ice, soft drinks and newspapers may be permanently displayed behind the front building line;

(d)

Sleeping facilities for caretakers and night watchmen employed on the premises are permitted. No other residential use is permitted; and

(e)

Temporary construction facilities incidental to the development of property as permitted in this district are allowed for so long as construction work is in progress.

11A-4.3

Area regulations.

The following requirements shall apply to all uses permitted in this district:

(a)

Front yard.

All buildings shall set back from the street right-of-way line to provide a front yard having not less than 25 feet in depth.

(b)

Side yard.

On the side of a lot adjoining a dwelling district, there shall be a side yard of not less than 15 feet. There shall be a side yard setback from intersection street of not less than 25 feet.

(c)

Rear yard.

There shall be provided an alley, service court, rear yard, or combination thereof, of not less than ten feet with not less than 25 feet adjoining a dwelling district.

11A-4.4

Building regulations.

(a)

Height regulations.

No building shall exceed three and one-half stories, or 40 feet in height, except as hereinafter provided in article 4, section 3.

(b)

Accessory buildings.

Accessory buildings and structures are considered commercial buildings and shall obtain all necessary permits and inspections. The color of accessory buildings shall be the same as the main building.

(Ordinance 2074, sec. 4, adopted 4/19/04; Ordinance 3169, sec. 1, adopted 10/5/09; Ordinance 3552, sec. 2, adopted 12/2/13; Ordinance 3573, sec. 1, adopted 3/17/14; Ordinance 3887, sec. 1, adopted 9/17/18; Ordinance 3947, sec. 2, adopted 10/7/19; Ordinance 4012 adopted 4/19/21)

§ 5 C-2 general commercial district.

11A-5.1

General description.

This commercial district is intended for the conduct of personal and business services and the general retail business of the community. Persons living in the community and in the surrounding trade territory require direct and frequent access. Traffic generated by the uses will be primarily passenger vehicles and only those trucks and commercial vehicles required for stocking and delivery of retail goods.

11A-5.2

Uses permitted.

(a)

Property and buildings in C-2 general commercial districts shall be used for those uses provided for in chapter 11, exhibit a, article 3, section 13;

(b)

Buildings, structures and uses customarily incidental to allowed uses, provided that there shall be no manufacture, processing or compounding of products other than such as are customarily incidental and essential to retail establishments;

(c)

Any other store or shop for retail trade or for rendering personal, professional or business service which does not produce more noise, odor, dust, vibration, blast or traffic than those enumerated in chapter 11, exhibit a, article 3, section 13. Except for open display permitted in chapter 11, exhibit a, article 3, section 13 and under subsection 5.3 of this section 5, no article or material stored or offered for sale in connection with permitted uses shall be stored or displayed outside of a building unless it is so screened by permanent ornamental walls, fences or planting (in accordance with article 4, section 2) that it cannot be seen from adjoining streets or lots when viewed by a person standing at ground level; provided, however that no screening in excess of eight feet is required;

(d)

Temporary construction facilities incidental to the development of property as permitted in this district are allowed for so long as construction work is in progress.

11A-5.3

Open display uses permitted.

The uses indicated accordingly in chapter 11, exhibit a, article 3, section 13, and reasonably similar uses are permitted open display in the C-2 general commercial district. Service machines, such as those for ice, soft drinks and newspapers may be permanently displayed behind the front building line.

11A-5.4

Area regulations.

The following requirements shall apply to all uses permitted in this district:

(a)

Front yard.

All buildings shall set back from the street right-of-way line to provide a front yard having not less than 25 feet in depth.

(b)

Side yard.

On the side of a lot adjoining a dwelling district, there shall be a side yard of not less than 15 feet. There shall be a side yard setback from intersecting street of not less than 25 feet.

(c)

Rear yard.

There shall be provided a private alley, service court, rear yard, or combination thereof, of not less than ten feet with not less than 25 feet adjoining a dwelling district.

(d)

Area for off-street parking.

Buildings shall be provided with a yard area adequate to meet the off-street parking requirements set forth in article 4, section 5.

11A-5.5

Building regulations.

(a)

Height regulations.

No building shall exceed 90 feet in height, except as hereinafter provided in article 4, section 3.

(b)

Exterior fire-resistant construction.

All exterior walls of buildings shall be masonry in accordance with the Building Code of the City of Sachse.

(c)

Electrical equipment.

Building and pad mounted electrical equipment shall be screened by fencing of wood and masonry or landscaped with shrubs and trees. All screening shall be approved on the site plan.

(d)

Exterior lighting.

All exterior lighting shall be directed toward the property where located, and in a downward direction. Lenses shall be of the nonglare type. Light poles for parking lots shall include a decorative fixture and pole according to the city building standard guide.

(e)

Accessory buildings.

Accessory buildings and structures are considered commercial buildings and shall obtain all necessary permits and inspections. The color of accessory buildings shall be the same as the main building.

(f)

Overhead doors.

No overhead doors shall face the front of the property.

(Ordinance 1435 adopted 1/20/97; Ordinance 2074, secs. 5–7, adopted 4/19/04; Ordinance 3169, sec. 1, adopted 10/5/09; Ordinance 3552, sec. 2, adopted 12/2/13; Ordinance 3573, sec. 1, adopted 3/17/14; Ordinance 3887, sec. 1, adopted 9/17/18; Ordinance 3947, sec. 2, adopted 10/7/19; Ordinance 4012 adopted 4/19/21)

§ 6 I-1 restricted manufacturing and warehousing district.

11A-6.1

General description.

This industrial district is intended primarily for manufacturing and assembly plants and warehousing that are conducted so the noise, odor, dust and glare of each operation is completely confined within an enclosed building. These industries may require direct access to rail, air or street transportation facilities; however, the size and volume of the raw materials and finished products involved should not produce the volume of freight generated by the uses of I-2 industrial district. Buildings in this district should be architecturally attractive and surrounded by landscaped yards.

11A-6.2

Uses permitted.

(a)

Any use permitted by chapter 11, exhibit a, article 3, section 13. No dwelling uses, except sleeping facilities for caretakers and night watchmen employed on the premises, is permitted.

(b)

(Reserved)

(c)

Any of the uses permitted under this section shall have their primary operations conducted entirely within enclosed buildings, and shall not emit any dust or smoke, or noxious odor or fumes outside of the building operation, or produce a noise level at the property line that is greater than the average noise level occurring on the adjacent street. These requirements do not waive or modification (modify) the requirements contained in the Sachse City Code concerning environmental emissions. Any article or material stored temporarily outside of an enclosed building as an incidental part of the primary operation shall be so screened by ornamental walls and fences or evergreen planting that it cannot be seen from adjoining public streets or adjacent lots when viewed by a person standing at ground level.

(d)

Temporary construction facilities incidental to the development of property as permitted in this district and which shall be removed when construction work is completed.

11A-6.3

Area regulations.

All buildings shall be set back from the street right-of-way lines and lot lines to comply with the following yard requirements:

(a)

Front yard.

All buildings shall set back from the street right-of-way line to provide a front yard having not less than 25 feet in depth.

(b)

Side yard.

A side yard of 25 feet shall be provided on one side of a lot and no side yard is required on the opposite side of the lot. There shall be a side yard setback from intersecting street of not less than 25 feet.

(c)

Rear yard.

No rear yards are required except 25 feet adjoining a dwelling district.

11A-6.4

Building regulations.

(a)

Height regulations.

No building or structure shall exceed 90 feet in height, except as hereinafter provided in article 4, section 3 of this Ordinance.

(Ordinance 2074, sec. 8, adopted 4/19/04; Ordinance 3169, sec. 1, adopted 10/5/09; Ordinance 3552, sec. 2, adopted 12/2/13; Ordinance 3887, sec. 1, adopted 9/17/18; Ordinance 3947, sec. 2, adopted 10/7/19; Ordinance 4012 adopted 4/19/21)

§ 7 I-2 general industrial district.

11A-7.1

General description.

(a)

This industrial district is intended primarily for the conduct of manufacturing, assembling and fabrication. These uses do not depend primarily on frequent personal visits of customers or clients, but usually require good accessibility to major rail, air or street transportation facilities.

(b)

No I-2 zoning district may be established adjacent to a single family dwelling district.

11A-7.2

Uses permitted.

Property and buildings in an I-2 general industrial district shall be used for the following or reasonably similar purposes:

(a)

Any use permitted by chapter 11, exhibit a, article 3, section 13. No residential dwelling use, except sleeping facilities for caretakers and night watchmen employed on the premises, is permitted.

(b)

(Reserved)

(c)

The following uses, when conducted within a completely enclosed building: the manufacturing, compounding, processing, packaging or treatment of products.

(d)

Buildings, structures and uses accessory and customarily incidental to any of the above uses.

(e)

Temporary construction facilities incidental to the development of property as permitted in this district and which shall be removed when construction work is completed.

(f)

The uses permitted under this section shall be conducted in such a manner that no noxious odor, fumes or dust will be emitted beyond the property line of the lot on which the use is located. These requirements do not waive or modify the requirements set out in the Sachse City Code concerning environmental emissions or discharge of industrial waste into public sewers.

11A-7.3

Area regulations.

(a)

Front yard and side yard.

There shall be a side yard setback from intersecting streets of not less than 25 feet. Other than the requirement contained in the preceding sentence, there are no specific front or side yard requirements for uses in this district.

(b)

Rear yard.

Where a building is to be serviced from the rear there shall be provided an alley, service court, rear yard or combination thereof of not less than 30 feet in width or of adequate area and width to provide for maneuver of service vehicles, whichever is greater. In all other cases no rear yard is required, provided however, that a building shall setback a distance of not less than 25 feet that adjoins a dwelling district.

(c)

Yard area.

Buildings shall be provided with a yard area adequate to meet the off-street parking requirements set forth in article 4, section 5.

11A-7.4

Building regulations.

(a)

Height regulations.

No building shall exceed 90 feet in height, except as hereinafter provided in article 4, section 3.

(Ordinance 2074, sec. 9, adopted 4/19/04; Ordinance 3169, sec. 1, adopted 10/5/09; Ordinance 3552, sec. 2, adopted 12/2/13; Ordinance 3887, sec. 1, adopted 9/17/18; Ordinance 3947, sec. 2, adopted 10/7/19; Ordinance 4012 adopted 4/19/21)

§ 8 AG-agricultural district.

11A-8.1

General description.

The AG-agricultural district is intended to be used primarily in areas where agricultural uses of at least five acres should be retained, where scattered nonfarm growth should be prevented, and as a temporary classification for newly annexed lands.

11A-8.2

Principal permitted uses.

No building, structure or land shall be used and no building or structure shall be erected, altered or enlarged which is arranged, intended or designed for other than one of the following uses:

(a)

Agriculture.

Any customary agricultural use, building or structure, including nurseries, greenhouses, orchards, truck farms and animal farms.

(b)

Residential.

Single-family detached dwellings of a minimum size of 2,000 square feet.

(c)

Other uses as shown in chapter 11, exhibit a, article 3, section 13.

(d)

Accessory uses.

Buildings, structures and uses customarily incidental to any listed permitted use, including but not limited to the following:

Temporary (in season) fruit and vegetable stands;

ii.

Accessory buildings such as barns, sheds and other structures necessary for farm operations;

iii.

Servant’s quarters and quarters used by bona fide farm workers, provided that no such accessory building or quarters may be occupied as a dwelling by anyone other than a bona fide servant or farm worker who is actually and regularly employed by the land owner or occupant of the main building.

(None of these enumerated herein shall be construed to authorize the creation or maintenance of a nuisance in fact.)

11A-8.3

Building regulations.

(a)

Height regulations.

No structure shall exceed 35 feet in height, except as provided in article 4, section 3.

(b)

Lot area.

Width and yard requirements: The following minimum requirements shall apply:

Use	Area	Width	Front	Side yard	Rear
Single-family dwellings	5 acres	150 ft.	50 ft.	15 ft.	50 ft.

(c)

The exterior design of single family homes shall be governed by the architectural design standards (chapter 11, exhibit a, article 4, section 7), and agriculture related structures and accessory structures shall abide by the accessory structure standards (chapter 11, exhibit a, article 4, section 12.1).

11A-8.4

Accessibility requirements.

(a)

An easement to the city shall be granted as required for developer/owner installation and city service of utility lines and fire hydrants.

(b)

Driveway and parking facilities shall be provided according to the following requirements:

(1)

Concrete entry apron is required with a turning radius to extend a minimum of 20 feet from the street.

(2)

All parking aprons shall be concrete.

(3)

Driveways shall be a minimum of ten feet in width with sealed surface pavement, asphalt type or two inch minimum gravel, with four-inch minimum white rock base. This type surface is permitted only if the driveway length, exclusive of entry apron or parking apron at the residence, exceeds 150 feet in length. White rock only entry or parking surfaces are prohibited.

(Ordinance 2074, sec. 10, adopted 4/19/04; Ordinance 3876, sec. 1, adopted 7/16/18; Ordinance 3887, sec. 1, adopted 9/17/18; Ordinance 3947, sec. 2, adopted 10/7/19; Ordinance 4012 adopted 4/19/21)

§ 9 (Reserved)

Editor’s note–Ordinance No. 2074, sec. 11, adopted April 19, 2004, repealed section 9 in its entirety. Formerly, such section pertained to F-floodplain district.

§ 10 Planned development district.

11A-10.1

General description.

The planned development district is a district which accommodates planned associations of uses developed as integral land use units such as industrial districts, offices, commercial or service centers, shopping centers and single/multifamily developments or any appropriate combination of uses which may be planned, developed or operated as integral land use units either by single owner or a combination of owners.

The purpose of the Planned Development district is to promote and encourage innovative development that is sensitive to surrounding land uses and to the natural environment. If this necessitates varying from certain standards, the proposed development should demonstrate community benefits.

The PD is appropriate in areas where the land use plan reflects the specific commercial, residential, or mix of uses proposed in the PD. A PD may be used to permit new or innovative concepts in land utilization not permitted by other zoning districts. While greater flexibility is given to allow special conditions or restrictions that would not otherwise allow the development to occur, procedures are established to insure against misuse of increased flexibility.

11A-10.2

Creation.

The city council, after public hearing and proper notice to all affected property owners and after recommendation by the planning and zoning commission, may authorize the creation of a planned development district on sites of five acres or more to accommodate various types of development and conditions of development for any use or combination of uses permitted by this ordinance. The uses to be permitted in any specific planned development district shall be enumerated in the ordinance establishing such district and shown on the approved plan for development which becomes part of said ordinance. The city council may amend the minimum acreage requirement through the planned development district ordinance, or an associated development agreement, or in advancement of a comprehensive plan initiative.

11A-10.3

Design standards.

In approving the development plan and the ordinance establishing the planned development district, the city council shall, after recommendation of the planning and zoning commission, specify such maximum height, floor-area ratio, park dedication required, density and minimum off-street parking and loading standards within the limits of those specified in the districts listed for the specific uses involved as is appropriate for the development. The city council shall, after receiving the recommendation of the planning and zoning commission, establish the standards for yards, signs, building spacing, site coverage, access, screening or landscaping, building area, open space, pedestrian ways, public or private streets and alleys to be observed in a planned development district and such standards shall be specified in the ordinance establishing the district.

11A-10.4

Development plan required.

An application for a planned development district shall include and be accompanied by a development plan, unless it is deemed to be unnecessary by the director of development services, which shall become a part of the amendatory ordinance and shall be referenced on the zoning district map. Changed in the development plan shall be considered the same as changed in the zoning district map and shall be processed as required, except that changes of detail which do not alter the basic relationship of the proposed development to adjacent property and which do not alter the uses permitted or increase the density, floor-area ratio, height or coverage of the site, or which do not decrease the off-street parking ration, or reduce the yards provided at the boundary of the site as indicated on the approved development plan may be authorized by the planning and zoning commission. Any applicant may appeal the decision of the planning and zoning commission to the city council for review and decision as to whether an amendment to the planned development district ordinance shall be required. All uses shown on the development plan shall be mutually exclusive.

11A-10.5

The development plan shall include:

(a)

A scale drawing showing any proposed public or private streets and alleys; building sites or building lots; any areas proposed for dedication of parks, parkways, playgrounds, utility and garbage easements, school sites, street widening, street changes; the points of ingress and egress from existing public streets on an accurate survey of the boundary of tract and topography with a contour interval of not less than five feet, or spot grades where the relief is limited; and site landscaping required for commercial uses.

(b)

Where multiple types of land uses are proposed, a land use plan delineating the specific areas to be devoted to various uses shall be required.

(c)

Where building complexes are proposed, a site plan showing the location of each building and the minimum distance between buildings, and between buildings and the property line, street line and/or alley line shall be submitted. For buildings more than one story in height, except single-family, elevations and/or perspective drawings may be required in order that the relationship of the buildings to adjacent property, open spaces and to other features of the development plan may be determined. Such drawings need only indicate the height, number of floors and exposures for access, light and air.

(d)

A plan indicating the arrangement and provision for off-street parking and off-street loading where required. Such a plan may be presented as ration of off-street parking and off-street loading area to building area when accompanied by a typical example indicating the feasibility of the arrangement proposed and when the areas where the example would be applied are dimensioned on the drawing of the entire site. Any special traffic regulation facilities proposed or required to assume the safe function of the circulation plan shall also be shown.

(e)

A designation of the maximum building coverage of the site shall be indicated upon the site plan.

(f)

Screening and landscaping plan shall be required where such treatment is essential to the proper arrangement of the development in relation to the adjacent property. Such plan shall, when required, include screening walls, ornamental planting, playgrounds, wooded areas to be retained, lawns and gardens if such are determined to be necessary by the city council.

11A-10.6

Development conditions.

Every planned development district approved under the provisions of this ordinance shall be considered as an amendment to the zoning ordinance as applicable to the property involved. In carrying out the development of a planned development district, the development conditions and the development schedule, if required, shall be complied with and such conditions as are specified for the development of a planned development district shall not be construed as conditions precedent to the granting of a certificate of occupancy and compliance as required in this ordinance.

(Ordinance 3887, sec. 1, adopted 9/17/18; Ordinance 3947, sec. 2, adopted 10/7/19)

§ 11 SP-special use permits.

11A-11.1

General description.

The city council may authorize the location of a special use permit after public hearings and proper notice to all parties affected, and after recommendation from the planning and zoning commission as outlined in article 12, section 3.1.

The planning and zoning commission in considering and determining its recommendations to the city council on any request for a special use permit may require from the applicant plans, information, operating data, and expert evaluation concerning the location and function and characteristics of any building or use proposed.

The city council may, in the interest of the public welfare and to assure compliance with the ordinance, establish conditions of operation, location, duration, arrangement and construction of any use for which a permit is authorized. Said conditions shall be complied with by the grantee before a certificate of occupancy may be issued. In authorizing the location of any of the uses listed as special use permits, the city council may impose such development standards and safeguards as the conditions and locations indicate important to the welfare and protection of adjacent property from noise, vibration, dust, dirt, smoke, fumes, gas, odor, glare, explosion, offensive view or other undesirable or hazardous conditions.

Every special use permit granted under the provisions of this article shall be considered as an amendment to the zoning ordinance as applicable to such property.

11A-11.2

Use regulations.

Any use which is not contrary to city, county, state or federal laws which is not listed as an allowed use in the zoning ordinance is a special use permit use in any district and subject to the provisions of this article. The following uses are hereby authorized in the specified districts upon compliance with all of the requirements herein:

(a)

Any public building to be erected by the city, county, state or federal government in any district;

(b)

Other uses as shown in chapter 11, exhibit a, article 3, section 13;

(c)

Check cashing business, payday advance/loan business and car title loan business.

(1)

Location.

No check cashing business, payday advance/loan business or car title loan business may be located within 1,000 feet of another check cashing business, payday advance/loan business or car title loan business, within 500 feet of the right-of-way of President George Bush Tollway/State Highway 190 or within 500 feet of the Sachse city limit line.

(2)

Measurement.

For purposes of this section, measurement shall be made in a straight line, without regard to intervening structures or objects.

(i)

From the nearest portion of the property line of the premises where the existing business is located to the nearest portion of the property line of the premises where the new business is proposed, if confirming separation between businesses;

(ii)

From the nearest portion of the right-of-way line of President George Bush Tollway/State Highway 190 to the property line of the premises where the new business is proposed if confirming buffering from these roadways; or

(iii)

From the nearest portion of the city limit line to the property line of the premises where the new business is proposed if confirming buffering from the city limit.

11A-11.3

Uses in I-2 only.

A special use permit may be granted for the following high risk uses in the I-2 Industrial Two District only:

(a)

Cement, lime or gypsum manufacture;

(b)

Natural gas production and distribution;

(c)

Petroleum production and refining;

(d)

Wholesale or bulk storage of gasoline, propane or butane, or other petroleum products;

(e)

Disposal plants of all types including trash and garbage, sewage treatment including lagoons and compost plants and recycling centers.

11A-11.4

Temporary special use permits.

A temporary special use permit may be granted by the city manager or designated representative for uses below or for a reasonably similar use. Hearings and approval by the planning and zoning commission is not required.

(a)

Use regulations.

Persons intended to operate a temporary use are required to apply for a temporary use permit. Temporary uses include, but are not limited to:

(1)

Produce stands.

(2)

Christmas tree lots.

(3)

Asphalt batching plant.

(4)

Cement batching plant.

(5)

Construction office.

(6)

Real estate office.

(7)

Portable buildings.

A maximum of four portable buildings may be temporarily installed, up to a maximum of five years, on sites owned and used by public schools and assembly uses, per the following conditions:

The portable building shall obtain a building permit, complete all necessary inspections, and abide by all applicable codes and regulations.

A primary structure with a current certificate of occupancy and no code violations must be in existence prior to applying for a portable building permit.

The location of the portable building shall be selected to minimize visibility from the public right-of-way and be generally situated in the rear or least conspicuous location on the subject property that is practical.

Skirting for the building is required.

All associated service and utility lines shall be buried.

Concrete pedestrian access shall be provided, in addition to any required ramps.

A stabilizing foundation in compliance with the building code must be provided.

All portable buildings shall be perpetually maintained and repaired in a safe, reasonably good, and attractive manner by the property owner in a manner that protects against the elements, is structurally safe, and corrects any visual ills or other problems.

(b)

Definitions-Temporary uses.

(1)

Produce stands, temporary.

An open or covered areas used for sale of fruits, vegetables and/or dairy products for a specified period of time in a designated area.

(2)

Christmas tree lot.

An open or covered area used for the sale of Christmas trees for a specific period of time in a designated area.

(3)

Asphalt batching, temporary.

A designated area, allowable after application, for the temporary manufacturing of asphalt for installation within subdivisions in the city.

(4)

Cement batching, temporary.

A designated area, allowable after application, for the temporary manufacturing of cement for the installation within subdivisions in the city.

(5)

Construction office.

The use of a portable trailer for supervision of a construction site allowable for a specific period of time in a designated area.

(6)

Real estate sales office.

The use of a portable or permanent building or structure for the sale of real estate within a new subdivision allowable for a specific time.

(c)

Application information required.

Each application for a temporary special use permit shall be submitted to the City of Sachse building inspector on forms furnished by the building inspector and shall set out the following:

(1)

Name of the applicant;

(2)

Applicant’s permanent address;

(3)

Name and address of the firm applicant represents;

(4)

Narrative statement of specific temporary special use permit applied for;

(5)

Specific site plan drawn to scale showing the specific dimensions and arrangement of proposed temporary special use;

(6)

Specific time period for which applicant is requesting temporary special use.

(d)

Fees required.

The fees for administering temporary uses within the City of Sachse shall be established in section 11-2, zoning fees.

(e)

General requirements.

(1)

If temporary power is required, it must be supplied overhead or underground directly to the specific special use. No open wiring laying directly on the ground will be allowed.

(2)

All building or structure setbacks shall conform to the current zoning district for principal uses on the land in which the temporary special use is occurring.

(3)

The maximum time period for a temporary-use permit for real estate sales office and construction office is 12 months. The time period for all other temporary requirements will be determined by the city manager.

(4)

A new permit is required for each new location, whether or not the temporary use is located on the same property or on a new site.

(5)

A minimum of four parking spaces shall be designated on the general site plan for construction offices and real estate sales offices.

(6)

The building inspector may revoke a temporary special use permit for noncompliance with the above requirements.

(f)

City manager review.

(1)

The city manager, or his designated representative, shall approve, conditionally approve or disapprove all temporary use requests presented, except as approved by the building inspector regarding construction offices and real estate offices.

(2)

The city manager shall designate a specific time limit on all temporary uses approved.

(3)

No appeal on the same request shall be filed within a period of one year from the date of denial.

11A-11.5

Conformance regulations.

Unless the city council specifies otherwise, all special permit uses shall comply with the building, area and height regulations of the zoning district for which the use is approved. All special permit uses shall also be required to conform to:

(a)

The land subdivision ordinance and regulations.

(b)

Site plan approval by the planning and zoning commission as follows:

(1)

Prior to the issuance of any building permit, there shall be submitted to the planning and zoning commission for its approval a site plan drawn to an acceptable scale and with copies. The scale and number of copies shall be that deemed necessary by the city secretary or other designated city official.

(2)

The site plan shall show but not be limited to, the arrangement of the proposed improvements in detail, together with the essential requirements, such as parking facilities, location of buildings and other structures, means of ingress and egress, areas to be landscaped, together with any other requirements provided by the comprehensive zoning ordinance, or other valid ordinance of the City of Sachse.

(3)

A landscape plan must be submitted as part of the required site plan and approved by the building inspector before a building permit shall be issued. The plan must be totally implemented, inspected and approved before a certificate of occupancy shall be issued, the landscape plan will be reviewed by the planning and zoning commission for recommendation to and approval by the city council as part of the required site plan.

(4)

The planning and zoning commission consideration shall include: paving and layout of streets, alleys and sidewalks; means of ingress and egress, and provisions for drainage; parking space, protective screening and open spaces; areas designated for landscaping; internal and perimeter lighting which shall be designated so a[as] to reflect light away from surrounding areas and any other aspect deemed by the planning and zoning commission necessary to consider in the interest of promoting the public health, safety, order, convenience, prosperity and general welfare.

(5)

In the approval or disapproval of the site plan, the planning and zoning commission shall not be authorized to waive or vary conditions and requirements contained in the zoning ordinance, or amendments thereto, or other valid ordinances of the City of Sachse.

(6)

It shall be unlawful to issue a building permit prior to the approval of the site plan by the planning and zoning commission. No building permit shall be issued except in conformity with the approved site plan, including all conditions of approval applied by the planning and zoning commission.

(7)

For the purpose of assisting in-process planning, a preliminary site plan may be submitted for planning and zoning commission consideration. Such preliminary site plan may contain any or all of the site plan requirements and must be drawn to scale, submitted in adequate quantity and titled “preliminary site plan.” The approval of a preliminary site plan will not imply approval of all elements of site plan. It shall be unlawful to issue a building permit on a “preliminary site plan”.

(c)

Special requirements as may be required by the city council, as well as any special requirements in the zoning district for which the use is approved, including but not limited to:

(1)

The outside storage and display of goods, wares and merchandise is prohibited, except as may be specifically authorized by the city council or by the zoning district for which the special use permit is granted.

(2)

Refuse and waste storage areas shall conform to standards as may be required by the city.

(3)

Security bond.

(d)

Site landscaping.

(1)

Landscaped area is defined as the improving of land and placing thereon live flowers, shrubs, trees or grasses, decorative fixtures such as fountains, water treatments, sculptures, retaining walls, berms, fences and specially treated walkways. These features shall be treated as and go toward the calculation of total landscaped area. Required sidewalks and access sidewalks may not be included in the calculated landscaped area.

(2)

All required landscaped open space shall be provided with adequate and inconspicuous irrigation systems and shall be properly maintained.

(3)

Five percent of the lot area shall be maintained in landscaped open area in front of the building line. Also, if the parking and maneuvering space exceeds 20,000 square feet, at least five percent of such space shall be maintained as landscaped area, in addition to the five percent of the lot area requirement specified in the preceding sentence. It is the intent of this paragraph to require design and construction of parking areas in a manner to insure areas unusable for parking or maneuvering space be landscaped.

(4)

If all of the city right-of-way is landscaped and maintained, such landscaped portion will reduce the amount of required landscaped area of the lot by that amount (square foot for square foot).

(5)

The City of Sachse shall have the power to plant, preserve, spray, trim or remove any tree, shrub or plant on any parkway, alley or public ground belonging to the city.

11A-11.6

Amendment to the zoning ordinance.

Every special use permit granted under the provisions of this article shall be considered as an amendment to the zoning ordinance as applicable to such property. In granting such permit the city council may impose conditions which shall be complied with by the grantee before a certificate of occupancy may be issued by the building inspector for the use of the building on such property pursuant to said special use permit; and such conditions shall not be construed as conditions precedent to the granting of the certificate of occupancy.

11A-11.7

Restrictions and conditions for private clubs.

(a)

Private clubs operation as a secondary use.

A private club may operate only as a secondary use pursuant to a special use permit only in a:

(1)

General restaurant;

(2)

Restaurant in an office or retail complex;

(3)

Hotel or motel; or

(4)

Country club.

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.

(b)

Regulations applicable to establishment and operation of registered private clubs.

The operation of registered private clubs, holding state permits under the Texas Alcoholic Beverage Code, shall be subject to compliance with the terms and conditions set forth herein below, to wit:

(1)

A site plan of any proposed establishment shall be submitted and approved by the city council prior to the issuance of a building permit or certificate of occupancy.

(2)

(Reserved)

(3)

No registered private club shall be established or permitted to operate within 200 feet of any residential dwelling unit including single family, two-family and multiple-family dwellings.

Said distances shall be determined by measurement to be made in a straight line from the nearest point of the structure of the premises to be permitted to the nearest boundary line of the closest residential dwelling unit.

(4)

A private club shall be prohibited within 1,000 feet to the property line of any church, public or parochial school, hospital, day care or child care facility, or city park.

(5)

Paved parking must be provided on the premises with a ratio of one parking space for every three seats under the maximum seating arrangement (per fire and building code) with a minimum of 33 automobile parking spaces.

(6)

No private registered club shall be permitted in drive-in, fast food or take-out restaurants, snack shops or confectionery shops.

(7)

Screening in conformance with city zoning ordinance shall be constructed and maintained for the entire distance between the site of a registered private club and abutting residential property or residential zoning district.

(8)

The registered private club shall contain a minimum seating capacity of 100 persons.

(Reserved)

(Reserved)

(Reserved)

(Reserved)

(Reserved)

(Reserved)

The applicant shall comply with the provisions of the Alcoholic Beverage Code and receive private club permit from the State of Texas within six months from the date of issuance of the special use permit by the city council, each such limitation in time being subject to review and possible extension by the city council.

(c)

(Reserved)

(d)

Cancellation.

The city council may revoke a special use permit granted hereunder if it finds that any of the conditions imposed at the time of granting the permit are not met, or thereafter cease to exist. The city council may deny a special use permit for the operation of a private club if it should affirmatively determine that issuance of the same would be contrary to the health, safety and general welfare of the city and its inhabitants.

(e)

Cessation.

All special use permits approved in accordance with the provisions of this section shall only be issued to the applicant whose name appears on the application and shall be valid only as long as said applicant owns the private club. Upon notification that an existing private club has ceased or will cease operations, a public hearing may be initiated by the city council to consider rescinding the special use permit which had been approved for that private club. Any cessation of the use granted by the special use permit for a period longer than 180 days shall require the owner to reapply for said permit.

(Ordinance 2031, sec. 1, adopted 9/2/03; Ordinance 2074, secs. 12, 13, adopted 4/19/04; Ordinance 3147, sec. 1, adopted 7/6/09; Ordinance 3876, sec. 1, adopted 7/16/18; Ordinance 3887, sec. 1, adopted 9/17/18; Ordinance 3947, sec. 2, adopted 10/7/19; Ordinance 4012 adopted 4/19/21)

§ 12 (Reserved)

Editor’s note–Ordinance 3841, sec. 1, adopted Dec. 4, 2017, repealed sec. 12, which pertained to MX-mixed use regulations and derived from Ordinance 2074, sec. 14, adopted 4/19/04; Ordinance 3074, sec. 1, 8-18-08.

§ 13 Use designations.

11A-13.1

Land uses.

The use of land and/or buildings shall be in accordance with those listed in the following use charts. No land or building or structure shall hereafter be erected, altered, or converted other than for those uses specified in zoning district in which it is located. The legend for interpreting the permitted uses in the use charts is as follows:

[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.

11A-13.2

Use chart organization.

(a)

Primary residential uses (table 13.2.1);

(b)

Accessory and incidental uses (table 13.2.2);

(c)

Institutional and special uses (table 13.2.3);

(d)

Commercial uses (table 13.2.4.);

(e)

Transportation uses (table 13.2.5); and

(f)

Industrial and utility uses (table 13.2.6).

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

11A-13.3

Classification of new/unlisted uses.

It is recognized that new types of land use will develop and forms of land use not presently anticipated may seek to locate in the city. In order to provide for such changes and contingencies, a determination as to the appropriate classification of any new or unlisted form of land use shall be made by the zoning administrator, who shall make an interpretation as to the zoning classification into which such use should be placed. The zoning administrator shall consider the nature and described performance of the proposed use and its compatibility with the uses permitted in the various districts and determine the zoning district within which use should be permitted. Appeals can be made to the planning and zoning commission. The commission shall approve the zoning administrator’s recommendation or may make its own determination concerning the classification of such use as is determined appropriate based upon its findings or shall request an initiation of a zoning text amendment pursuant to procedures set forth in this ordinance.

11A-13.4

Special zoning districts.

It is recognized that allowed uses may be governed by special zoning districts, approved special use permits or planned development districts. Old town and PGBT are classified as special zoning districts.

Editor’s note–Ordinance 3887, sec. 1, adopted September 17, 2018, repealed the former sec. 13, and enacted a new sec. 13 as set out herein. The former sec. 13 pertained to the OP office park district and derived from Ordinance 1862, adopted July 2, 2001; and Ordinance 3552, adopted December 2, 2013

(Ordinance 3887, sec. 1, adopted 9/17/18; Ordinance 3906 adopted 1/22/19; Ordinance 3919 adopted 5/6/19; Ordinance 4012 adopted 4/19/21)

§ 14 PGBT zoning district.

11A-14.1

Purpose and intent.

The purpose of the PGBT area zoning district, hereafter known as the PGBT district, is to facilitate the development of the PGBT area into a walkable, mixed-use environment with shopping, employment, housing and regional retail services. Development within this district shall implement the vision adopted in the comprehensive plan, adopted March 2017. The prescribed character areas within the district facilitate a variety of development types to meet the preferences of the market and to be responsive to development innovations. The purpose of the district is to advance development; promote sustainable land use patterns; protect Sachse’s long-range tax base; encourage pedestrian activity; and support an attractive community.

Establish specific development standards.

The PGBT district regulating plan (Appendix 1), hereafter known as the regulating plan, establishes the character areas. The respective character areas determine which specific development standards apply. Creation of different character areas within the PGBT area enables specific site and locational standards to be applied. Graphic standards are provided for location, height and building elements.

11A-14.2

Components of the Code.

Applicability of other city ordinances.

This section governs the PGBT area zoning district except where others are referenced or where other ordinances of the Code apply and are not in conflict with the PGBT district.

PGBT area regulating plan.

The PGBT district regulating plan identifies applicable character areas within the PGBT area including:

Character areas.

The PGBT area is divided into three character areas. A character area creates a distinct urban form, which is different from urban forms in other character areas. Each character area establishes use and development standards including height, bulk, building and parking location, and functional design. The regulating plan classifies all lots within the PGBT area into one of the character areas.

Street designations by street type.

The street designations illustrate the design, configurations and development context for streets within the PGBT area. The street designation addresses vehicular lane widths, number of lanes, pedestrian accommodation, street tree requirements, on-street parking, and parkway and median standards (streetscape standards). In addition, streets are distinguished by the appropriate development context by denoting them on the regulating plan as type A or type B streets.

Street network.

The street network consistent of mandatory streets and local streets for the future streets needed to implement the regulating plan. The mandatory and illustrative streets shall generally meet the locational and connectivity goals of the PGBT district. Street design shall be guided by the street type specifications.

Development standards.

The Code (the text portion of this Code) enumerates the development standards with text and graphics for character areas, building form, civic open space, landscape, building design, signage, lighting and all related standards for streets, public and private development.

11A-14.3

Administration.

This section sets forth the provisions for reviewing and approving development applications within the PGBT area. The intent is to ensure that all development is consistent with the provisions of this Code. All sections of this Code shall be applied during the review process.

Using this Code.

The following steps should be followed to determine the uses and the development standards applicable on the property within the PGBT area:

Locate the subject property on the PGBT area regulating plan.

Identify (1) the character area in which the property is located; (2) the network of mandatory and local streets; and (3) the street type designations for those streets along all the property’s street frontages.

Review the schedule of uses by character area as listed in Table 14.5.1.

Examine the corresponding zone standards in the development standards in section 14.6 to determine applicable development standards.

Refer to section 14.7 for architectural standards and design guidelines.

Refer to section 14.8 for streetscape and street design standards.

Development process.

Development within the PGBT area that complies with the provisions of this Code shall follow the city’s development process as outlined in the Code and shall be approved by the city manager or designee. In addition to complying with applicable city regulations that are not in conflict with this Code, the applicant shall provide the information required to adequately show compliance with this Code.

Development plan approval standards.

If a development plan conforms to the standards set forth in this Code, regulating plan and other applicable city regulations not in conflict with this Code, the development plan shall be approved. Upon request by the applicant, the authority charged with approving the development plan shall certify the reason(s) for an action taken.

City manager or designee.

The city manager or designee shall be responsible for the following:

Reviewing development plan applications for compliance and giving approval for applications within the PGBT area.

Making determinations on the applications and interpretations of standards in this Code.

Approving revisions to previously approved development plans that comply with this Code and all applicable city ordinances.

Reconciling any potential ambiguities or conflicts between other city codes and this Code.

Approving any minor modifications to the approved regulating plan per section 14.3(E).

Recommendations on special development plan (SDP) applications to planning commission and city council.

Determining if a proposed use is within the intent of permitted uses in the Code so that it may also be deemed permitted.

Minor modifications.

The city manager or designee shall have the authority to approve a request for minor modifications to the Code that:

Does not materially change the circulation on the site;

Does not materially change the walkable relationship between the buildings and the street;

Does not allow a use otherwise authorized in this Code, unless substantially similar to a use already permitted; or

Does not allow greater height of any building except for non-habitable architectural features.

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:

Initiation of an appeal.

The applicant may appeal a decision of the city manager or designee. The written request to appeal shall be submitted to the city manager or designee within 14 calendar days following the denial decision.

Appeal to planning and zoning commission.

The commission shall consider the appeal at an open meeting no later than 30 calendar days after the date on which the notice of appeal is submitted to the director of development services. At this meeting, new information may be presented and considered, if available, that might alter the previous decision to deny the minor modification. The commission may affirm, modify or reverse the previous decision by simple majority vote.

Appeal to city council.

The applicant or the city manager may appeal the commission’s decision by submitting a written notice of appeal to the city manager or designee within 14 calendar days following the commission’s decision. The city council shall consider the appeal at an open meeting no later than 30 calendar days after the date on which the notice of appeal is submitted to the director of development services. The city council may affirm, modify or reverse the commission’s decision by simple majority vote. The decision of the city council is final.

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.

Major modifications.

A request for a modification of any of the standards of this Code other than minor modifications permitted under section 14.3(E), such as a change in use or major spatial modification, shall be reviewed and processed as a major modification.

Major modifications are intended to allow applicants development flexibility to address specific market opportunities. An application for a major modification shall be in the same manner as a minor modification and shall be considered by the city council after the planning commission has made a recommendation. The city manager or designee reviews, makes recommendations on any major modifications and shall forward all applications to the planning commission for recommendations to city council. In evaluating a major modification, city council shall consider the extent to which the application meets any of the following:

Provides an alternative master plan approach by consolidating multiple properties to create a predictable, market responsive development for the area;

Fits the adjoining context by providing appropriate transitions; or

Maintains the overall intent of the comprehensive plan and the PGBT zoning district.

Parking.

All off-street parking requirements may be modified through alternative parking plans, shared parking agreements or other similar mechanisms to advance the goals of walkability and connectivity if approved by the city manager or his or her designee. Parking lot locations and site design standards can be modified to facilitate creative site plans and mixed-use contexts by the approval of the city manager or designee, as long as they encourage walkability and are consistent with the overall intent of the respective character area.

Non-conforming uses and buildings.

Regardless of transfer of ownership, non-conforming buildings that are utilized for single family residential or houses of worship may continue in that use in perpetuity if utilized solely for that purpose even if destroyed by act of God and reconstructed. All other non-conforming uses and buildings shall be governed by the Code and applicable state law.

11A-14.4

The regulating plan.

The regulating plan is hereby adopted as the official zoning map for the PGBT zoning district.

Character areas established.

The following character areas are established. The boundaries of specific character areas shall be established in the regulating plan.

Turnpike commercial (TC).

Turnpike commercial creates an area where uses contribute to a concentration of regionally-scaled, commercial that provide employment opportunities in a more dense, walkable and urban context.

Turnpike mixed-use (TMU).

Turnpike mixed-use creates an area that transitions the activity of the commercial and residential mixed-use to the neighborhoods in a walkable, urban fabric.

Turnpike transition (TT).

Turnpike transition creates an area that transitions development to the adjacent residential context in a walkable, neighborhood fabric.

Street designations by street type established.

The regulating plan shall establish the following street designations.

Type A streets established.

Type A streets are intended to be the primary pedestrian streets and provide walkable relationships to the buildings and public spaces along type A streets with a pedestrian-oriented design.

Figure 1: Type A Street Examples

Type B streets established.

Type B streets are intended to balance pedestrian orientation with automobile orientation. Buildings along type B streets may be permitted to accommodate service and auto-related functions.

Figure 2: Type B Street Example

11A-14.5

Schedule of uses.

Due to the emphasis on urban form over land uses, general use categories have been identified by character area. Uses not listed on the following schedule, but are substantially similar, may be permitted upon approval by the city manager or designee.

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 criteria.

All uses listed as P/C in Table 14.5.1 shall also meet the following standards.

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.

11A-14.6

Development standards.

The following section establishes the development standards for all character areas within the PGBT zoning district. Diagrams and reference letters are used for illustrative purposes only. Reference letters may not be in continuous sequence.

Turnpike Commercial (TC).

Building orientation.

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 standards.

Block face dimensions	400 feet maximum
Block perimeter	1,600 feet maximum

Building height.

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

Commercial frontage requirements.

Ground floors of all buildings fronting type A streets shall be built to retail-ready standards, including first floor-to-floor height, ingress and egress, handicap access, and first floor elevation flush with the sidewalk.

Parking and service access.

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)

Driveways and off-street loading/unloading shall not be located on type A streets. Port-cocheres may be permitted on type A streets to provide drop-off and valet service. Shared driveways and cross-access easements are encouraged between lots to minimize curb cuts. If driveway and/or off-street service loading/unloading access is provided from a type A street, access shall be temporary and cross-access along the rear of the property shall be required when adjoining properties are undeveloped.

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.

Development standards in this section shall apply to all development within the character area.

Notes.

On type A streets, the area between the building and the edge of the street at the public sidewalk shall be paved flush with the sidewalk unless a contained private forecourt.

Side and rear setbacks shall be based on minimum fire separation required between buildings, if applicable.

Corner building street façades shall be built to the setback for a minimum of 15 feet from the corner along both streets or the width of the corner lot, whichever is less. Recessed entrances are permitted as long as the upper floors meet the setback range standards.

Blocks exceeding the maximum block face and perimeter dimensions may be permitted as follows:

*	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.

First floor heights shall not apply to parking structures.

All buildings in the turnpike commercial area shall meet the architectural and design standards in section 14.7.

Any frontage along all streets (except alleys) not defined by a building within the setback range shall be defined by a four foot high street screen, furthermore service areas shall be defined by a street screen that is at least as high as the equipment being screened. The street screen shall be of either the same building material as the principal structure on the lot or masonry, or a living screen composed of shrubs planted to be opaque at maturity. The required street screen shall be located within the setback range along the corresponding frontage.

Corner buildings may exceed the maximum height by 25 percent for 20 percent of the building’s frontage along each corresponding street façade.

Ground and roof mounted mechanical equipment shall be screened from direct ground level view from adjoining public right-of-way. In addition to a parapet wall no lower than three feet, the perimeter of any visible roof mounted mechanical equipment shall be circumscribed by a wall or permanent screen that is at least as tall as the equipment itself.

Setback ranges on recessed entries and arcade buildings shall be measured from the building façade line.

Required parking may be provided anywhere within the PGBT area.

Turnpike mixed-use (TMU).

Building orientation.

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 standards.

Block face dimensions	400 feet (maximum)
Block perimeter	1,200 feet (maximum)

Building height.

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

Commercial frontage requirements.

Ground floors of all buildings fronting type A streets shall be built to retail ready standards, including first floor-to-floor height, ingress/egress, handicap access, and first floor elevation flush with the sidewalk.

Parking and service access.

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)

Driveways and off-street loading/unloading shall not be located on type A streets. Port-cocheres may be permitted on type A streets to provide drop-off and valet service. Shared driveways and cross-access easements are encouraged between lots to minimize curb cuts. If driveway and/or off-street service loading/unloading access is provided from a type A street, access shall be deemed temporary and cross-access along the rear of the property shall be required when adjoining properties are undeveloped.

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.

Applicability.

Development standards in this section shall apply to all development standards in this character area.

Notes.

On type A streets, the area between the building and the edge of the property line at the public sidewalk shall be paved flush with the sidewalk unless it contains a private forecourt.

Side and rear setbacks shall be based on the minimum fire separation required between buildings, if applicable.

On type A streets, corner building street façades 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. Recessed entrances are permitted as long as the upper floors meet the development standards.

Blocks exceeding the maximum block face and perimeter dimensions may be permitted as follows:

*	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.

First floor heights shall not apply to parking structures.

All buildings in the turnpike mixed-use area shall meet the architectural and design standards in section 14.7.

Any frontage along all streets (except alleys) not defined by a building shall be defined by a four foot high street screen, furthermore, service areas shall be defined by a street screen that is at least as high as the service equipment being screened. The street screen shall be either masonry or a living screen composed of shrubs to be opaque at maturity. The required street screen shall be located within the setback range along the corresponding frontage.

Corner buildings may exceed the maximum building height by 25 percent for 20 percent of the building’s frontage along each corresponding street façade.

Ground and roof mounted mechanical equipment shall be screened from direct ground level view from adjoining public rights-of-way. In addition to a parapet wall no lower than three feet, the perimeter of any visible roof mounted mechanical equipment shall be circumscribed by a wall or permanent screen that is at least as tall as the equipment itself.

Setback ranges on recessed entries and arcade buildings shall be measured from the building façade line.

Required parking may be provided anywhere within the PGBT area or through shared parking agreements.

Turnpike transition (TT).

Applicability.

Setback range.
Front (type A street and civic space)	5-15 feet
Front (type B street)	0-50 feet
Side (from property line)	5 feet
Rear (from property line)	0 feet

Building frontage.
Building frontage required along:
Type A street/civic space	50% (minimum)
Type B street	0% (minimum)

Block standards.

Block face dimensions	400 feet
Block perimeter	1,200 feet

Building height.

Principal standards.
Building maximum	40 feet except non-habitable architectural features
First floor-to-floor height	12 feet (minimum)
Ground floor finish level	12 inches above the sidewalk
Upper floor(s) height wall-to-ceiling	10 feet (minimum)

Parking and service access.

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)

Driveways and off-street loading/unloading shall not be located on type A streets. Port-cocheres may be permitted on type A streets to provide drop-off and valet service. Shared driveways and cross-access easements are encouraged between lots to minimize curb cuts. If driveway and/or off-street service loading/unloading access is provided from a type A street, access shall be deemed temporary and cross-access along the rear of the property shall be required when adjoining properties are undeveloped.

Encroachments.

Applicability.

Development standards in this section shall apply to all development standards in this character area.

Notes.

On type A streets, the area between the building and the edge of the property line at the public sidewalk shall be paved flush with the sidewalk unless it contains a private forecourt.

Side and rear setbacks shall be based on the minimum fire separation required between buildings, if applicable.

Blocks exceeding the maximum block face and perimeter dimensions may be permitted as follows:

*	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.

First floor heights shall not apply to parking structures.

All buildings in the turnpike transition area shall meet the architectural and design standards in section 14.7.

Any frontage along all streets (except alleys) not defined by a building shall be defined by a four foot high street screen, furthermore service areas shall be defined by a street screen that is at least as high as the service equipment being screened. The street screen shall be either masonry or a living screen composed of shrubs to be opaque at maturity. The required street screen shall be located within the setback range along the corresponding frontage.

Corner buildings may exceed the maximum building height by 25 percent for 20 percent of the building’s frontage along each corresponding street façade.

Setback ranges on recessed entries and arcade buildings shall be measured from the building façade line.

Required parking may be provided anywhere within the PGBT area or through shared parking agreements.

Minimum floor-to-ceiling height (to the first obstruction at the ceiling level) for upper floors shall apply only to a majority of upper floors (over 50 percent).

11A-14.7

Architectural standards and design guidelines.

The architectural standards and design guidelines for the PGBT area shall establish a coherent urban character and encourage enduring, attractive and sustainable development. Development plans shall be reviewed by the city manager or designee for compliance with the standards below.

The key design principles establish essential goals for development in the PGBT area 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 shall utilize building elements and details to achieve a pedestrian-oriented public realm with transitions into human-scale private places, with connectivity to adjacent neighborhoods;

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 ornament to create variety and interest; and

Open space(s) shall be incorporated to provide public areas integral to the urban environment.

General to all character areas.

Building orientation.

Buildings shall be oriented towards type A streets where the lot has frontage along type A streets. When no other type A street frontage is available, all other buildings shall be oriented towards type B streets or civic/open spaces.

The primary entrance to buildings shall be located on the street along which the building is oriented. At intersections, corner buildings may have their primary entrances oriented at an angle to the intersection.

All primary entrances shall be oriented to the public sidewalk or within a forecourt adjacent to a public sidewalk for ease of pedestrian access. Secondary and service entrances may be located from internal parking areas or alleys.

Figure 14.7.1: Building Orientation and Primary Entrance Example

Design of parking structures.

All frontages of parking structures located on type A streets shall not have parking uses on the ground floor to a minimum depth of 30 feet along the type A street unless screened with a similar architectural façade that matches the primary façade design and materials of the building.

The amount of type A street frontage devoted to a parking structure shall be minimized by placing the shortest dimension(s) along the type A street edge(s) if feasible.

Parking structure façades on all type A streets shall be designed with both vertical and horizontal articulation.

Where above ground structured parking is located at the perimeter of a building with frontage along a type A street, it shall be screened in such a way that cars on all parking levels are screened from view of the type A streets. Architectural screens shall be used to articulate the façade, hide vehicles and shield lighting.

Parking structures and adjacent sidewalks shall be designed so pedestrians are clearly visible to entering and exiting automobiles.

Figure 14.7.2 Parking Garage Design Examples

Driveways, alleys and service access.

Unless otherwise specified in the character area standards, driveways and off-street loading and unloading may be located with access along type A streets only if the property has no access to either an alley, type B street or joint use easement to an adjoining property with direct driveway access to any other street; except porte-cocheres entrances shall be allowed for hospitality and entertainment uses with design along the frontage to ensure pedestrian safety and walkability.

Along type A streets, driveway spacing shall be limited to two driveways per each block face or per 200 feet of block face for blocks greater than 400 feet in length, unless approved by the city manager or his or her designee when pedestrian design is used to mitigate the additional driveway crossings.

Shared driveways, joint use easements or joint access easements shall be required for adjoining properties when driveway and service access is off a type A street.

Service and loading/unloading areas shall be screened per standards in article 4, section 11.6.

Unless required to meet minimum fire access or service access standards all commercial and mixed-use driveways/alleys shall be a minimum of 20 feet in width. Service driveways/alleys shall be a maximum of 32 feet in width garage to garage. Driveways wider than 24 feet in width shall only be located off type B streets, unless required to meet minimum fire access or service standards. Driveways/alleys along TxDOT roadways shall meet state standards or the city’s adopted ordinances.

Design of automobile related building site elements.

Drive-through lanes for commercial uses shall not be located on any type A street. Drive-through lanes shall be hidden behind a street screen along any type B street frontage.

All off-street loading, unloading and trash pick-up areas shall be located along alleys or type B streets only unless permitted in the specific building form and development standards in section 14.6. Any off-street loading, unloading or trash pick-up areas shall be screened using a street screen that is at least as tall as the trash containers and/or service equipment it is screening. The street screen shall be made up of (i) masonry or (ii) a living screen or (iii) a combination of the two.

Mechanical and service screening.

All buildings shall be designed such that no mechanical equipment (HVAC, etc.) except vents or stacks is visible from the public right-of-way or open space, whether the equipment is located on the ground, exterior walls or roof.

The screening material used shall be the same as the primary exterior building material used and raised at least one foot above the top of the mechanical equipment per city standards.

Figure 14.7.3: Mechanical Equipment Screening

Façade composition.

Buildings shall maintain a façade rhythm of 20 feet to 30 feet along all type A streets.

This rhythm may be expressed by changing materials, or color, or by using design elements such as fenestration, columns and pilasters, integrated colors, or by varying the setback of portions of the façade.

Storefronts on façades that span multiple tenants shall use architecturally compatible colors, details, awnings, signage and lighting fixtures.

Building entrances may be defined and articulated by architectural elements such as lintels, pediments, pilasters, columns, porticos, overhangs, railings, balustrades and others, as appropriate. All building elements shall be compatible with the architectural style, colors and details of the building as a whole. Entrances to upper level uses may be defined and integrated into the design.

Corner emphasizing architectural features, pigmented gabled parapets, cornices, awnings, blade signs, arcades, colonnades and balconies may be used along commercial storefronts to add pedestrian interest.

Windows and doors.

Windows and doors on street (except alleys) fronting façades shall be designed to be proportional and appropriate to the specific architectural style of the building.

Figure 14.7.4: Storefront Window Transparency

Building orientation.

Buildings located along Merritt Road and Hudson Road must face the street edge; a transition between the residential in the southeast quadrant and the uses in the turnpike commercial and turnpike mixed-use.

11A-14.8

Street and streetscape design standards.

Generally.

Streets in the PGBT area shall support the overall goal of a mixed-use, compact, pedestrian-oriented district. Streets should balance all forms of mobility while maximizing convenience for residents and visitors.

The regulating plan designates mandatory streets and the street network to be made up of additional local streets to be proposed by the applicant(s) within the PGBT area. This section specifies the typical configuration of streets. The specifications address vehicular lane width, ROW widths, number of travel lanes, on-street parking and pedestrian accommodation. The character of streets within the PGBT area will vary based on the location.

New streets.

New streets shall be based on the type A or type B street type designation on the regulating plan. Development plans shall propose a complete street network to achieve connectivity as envisioned in the comprehensive plan.

New streets must terminate at other streets or pedestrian-ways/trails; and connectivity of type A streets shall extend for at least two blocks down a street or turning a corner.

Each phase of development of at least 20 acres or more shall have at least two blocks of type A frontage. Type A frontages shall be connected to other type A frontages where feasible.

Cul-de-sacs shall be utilized only for unique environmental conditions.

The street network shall complement the trail network and vice versa.

Street types shall be utilized to create a hierarchy of multimodal travel patterns within the PGBT area.

Street classification established.

Table 14.8.1 and associated cross sections shall establish the cross sections for each street type. The cross sections may be adjusted to fit existing contexts with the approval of the city manager or designee. In addition, the proposed cross sections may be adjusted to meet the needs of the uniform fire code as adopted by the city.

Street cross sections.

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	Number of Lanes	Number of Bike Lanes	Vehicle Lane Widths	Bike Lane Width	On-Street Parking	Parkway/Tree Well
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

TYPE A STREET - PARALLEL PARKING

TYPE A STREET - ANGLED PARKING

TYPE B STREET

GENERAL STREET

COMMERCIAL ALLEY

RESIDENTIAL ALLEY

Streetscape and landscape standards.

Streetscape standards shall apply to all streets within the PGBT area. Streetscape standards shall address all elements between the building face and the edge of the curb. Typical streetscape elements addressed are street trees, lighting, street furniture and pedestrian amenities and materials. All dedicated public ROW and landscaping within the ROW shall be maintained by the city.

All streetscape elements and site amenities, such as bike racks, trash receptacles, lamp posts, benches, bollards, patio furniture, and tree grates, shall be decorative metal, rust and flake/chip resistant, and generally be black (“storm cloud”) in color. Bollards can be concrete or cast metal and shall be decorative design with no bold colors or sleeves.

Street trees and landscaping (within the pedestrian easement).

Street trees shall be required on all PGBT area streets (except on alleys and the PGBT access/ frontage road).

Street trees shall be planted per best practices and based on urban tree species (see Table 14.8.2), and consistent with a pedestrian zone along the street.

Spacing shall be an average of 30 feet on center (measured per block face) along all streets except alleys.

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 36 square feet. However, the tree well area may be no smaller than 25 feet.

All living landscape shall be maintained in a healthy and growing manner, replaced when diseased or dead, and receive irrigation.

TABLE 14.8.2 URBAN TREE SPECIES LIST

Street furniture, lighting and

materials.

Pedestrian-scale lighting shall be required along all PGBT area streets (except on alleys and PGBT/SH 190 access roads. They shall be no taller than 20 feet.

Street lights shall be placed on average 40 feet on center, approximately three feet behind the curb line unless another placement facilitates a pedestrian zone along the street.

The light standard selected shall be compatible with the design of the street and the design of the buildings.

Trash receptacles and bike racks shall be required along all type A streets. A minimum of one per each block face shall be required.

Street furniture and pedestrian amenities such as benches are recommended along all type A streets.

All street furniture shall be located in such a manner as to allow a clear sidewalk passageway of a minimum of six feet.

Materials selected for paving and street furniture shall be of durable quality and require minimal maintenance; pavers are discouraged in neighborhood retail/entertainment centers as a primary surface in order to facilitate walkability.

Commercial frontages.

Where a commercial frontage is at the ground floor level adjacent to a street, paved hardscape within the setback range shall be flush with the sidewalk up to the front door at a minimum and match the material of the sidewalk adjacent.

Where there is residential frontage, landscaping is permitted within the setback.

Figure 14.8.1: Streetscape Zone

11A-14.9

Signage.

Except as specifically listed below, all other signage and sign standards must comply with the Code.

Signage in the PGBT area shall generally be limited to monument signs, multi-tenant monument signs, wall signs, and other incidental signage.

One monument sign per lot may be installed with a maximum area of 60 square feet, a maximum height of eight feet, with a one foot masonry (brick/stone) border around all sides of the sign that matches the primary building, and shall also provide the street address with a minimum six inches in height that is decorative metal and of contrasting color with the monument. Corner lots with double frontage may install a second monument sign along the additional ROW.

A multi-tenant monument sign per street frontage may be located within a unified development consisting of multiple businesses on the same lot. Signs shall incorporate a one foot masonry (brick/stone) border that matches the primary building, provide business identification signs on panels, and shall have a maximum area based upon the size of the development (80 square feet for buildings with three or fewer tenant lease spaces; 100 square feet for projects with more than three businesses and on less than five acres; and ten additional square feet for every acre over five acres with a maximum allowed area of 200 square feet; and a height that does not exceed ten percent of the sign’s maximum allowed area).

Pylon signs, pole signs, billboards, off-site signage, bandit stake signs, and other signs are prohibited in the PGBT area.

11A-14.10

Civic/open space requirement and palette.

Generally.

The design of civic/open space shall be regulated by the civic/open space palette herein, which shall create a network of open spaces that recognizes the natural qualities of the area while providing a range of both passive and active recreational opportunities. These opportunities may be accommodated in a variety of spaces ranging from large regional parks to neighborhood-scaled greens to urban squares and plazas. The open space network will be serviced by an interconnected network of trails and paths for pedestrians and bicyclists alike.

Required open spaces.

Non-residential uses.

All developments of non-residential uses shall include at least five percent of civic/open space as defined in this section of the net site area (excluding floodplain and public right-of-way). This requirement shall not apply when the civic/open space requirement is applied in conjunction with urban living residential development.

Urban living residential uses.

See section 14.5 for use criteria.

Single family detached-medium density and single family residential attached-dwelling units.

If the commercial requirement is utilized the five percent civic/open space requirement shall apply.

Detention pond standards.

Stormwater detention for the PGBT district shall be designed and constructed in order to accomplish the following:

Stormwater facilities shall be designed and constructed to function as an amenity for the district.

Individual small dry detention ponds for each phase of development are discouraged.

When possible, it is encouraged for adjacent properties to work together to create community stormwater improvements.

The city engineer may modify this requirement in part, or in whole, as necessary to facilitate quality development within the district.

Detention areas should emphasize their aesthetic and amenity value by incorporating a variety of plant materials intended to soften their visual impact, and improve their stormwater management functions.

Park standards.

The park will create an important public space that connects the community within the PGBT area and allows for passive recreation. Parks shall primarily be naturally landscaped with many places to sit on benches or low walls. Passive recreation activities in parks may include grassy lawns for unstructured and informal active recreational activities. Appropriate civic elements, fountains or open shelters may be included.

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

Green standards.

The green will serve as an important public space for the PGBT area. The green will be available for civic purposes, commercial activity, unstructured recreation and other passive uses. Greens shall primarily be naturally landscaped with many shaded places to sit. Appropriate paths, civic elements, fountains, or open shelters may be included and shall be formally placed within the green.

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

Plaza standards.

Plazas add to the vibrancy of streets within the more urban areas and create formal open spaces available for civic purposes and commercial activity. Building frontages shall define these spaces. The landscape should consist of primarily hardscape. If trees are included, they should be formally arranged and of appropriate scale. Casual seating, along with tables and chairs, should be provided. Plazas typically should be located at the intersection of important streets.

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

Pedestrian passage standards.

Pedestrian passages create intimate passageways through buildings at designated locations. These paths provide direct pedestrian access to residential addresses and create unique spaces for frontages to engage and enter off of. Pedestrian passages allow for social and commercial activity to spill into the public realm. Pedestrian passages should consist of a hardscape pathway activated by frequent entries and exterior stairways. The edges may simply be landscaped with minimal plantings and potted plants.

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

Multi-use trail.

The multi-use trail provides an important place for active recreation and creates a connection to regional paths and biking trails. The multi-use trail will help activate connections between the open spaces and the uses throughout the PGBT area. The multi-use trail may have a different character as it passes through the park. Within the required park, the trail shall be naturally disposed with low impact paving materials so there is minimal impact to the existing flood plain and landscape.

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 1: REGULATING PLAN

APPENDIX 2: DEFINITIONS

In addition to definitions in chapter 11, exhibit a, article 3, section 14 of the Code, the following terms shall have the corresponding interpretations:

Arcade means a portion of the main façade of a building that is at or near the setback range and a colonnade supports the upper floors of the building. Arcades are intended for buildings with ground floor commercial or retail uses and the arcade may be one or two stories.

Auto-related uses means establishments that provide retail sales and services related to automobiles, including, but not limited to tires, batteries, gasoline, etc. Includes car wash, auto repair, gas stations and passenger vehicle leasing, but excludes vehicle sales unless located within the interior of a building, truck and trailer leasing.

Block means the aggregate of lots, pedestrian passages and rear alleys, circumscribed on all sides by streets.

Block face means the linear dimension of a block along one of its street frontages.

Block face dimensions means the linear dimension of a block along one of its street frontages.

Block perimeter means the aggregate dimension of a block along all of its street frontages.

Building façade line means the vertical plane along a lot where the building’s front façade is actually located.

Building frontage means the percentage of a building’s front façade that is required to be located at the front setback range as a proportion of that lot’s frontage along the public street. Parks, plazas, squares and pedestrian passages shall be considered as buildings for the calculation of building frontage.

Figure 8: Building Frontage Diagram

Character area means an area within the PGBT area that creates a distinct urban form different from other areas within the PGBT area. Character areas are identified in the regulating plan.

Civic/open space means the 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 Code. Building façades facing a civic/open space shall be treated as a type A street frontage.

Complete street means a street that not only accommodates various modes of transportation such as automobiles, transit, bikes and pedestrians, but also establishes a design context that is conducive for redevelopment along the street.

Encroachment means any structural or non-structural element such as a sign, awning, canopy, terrace, or balcony that breaks the plane of a vertical or horizontal regulatory limit, extending into a setback or public ROW, or above a height limit.

Garden style multifamily residential means multifamily structures that have fewer units in two or more stories. Often called suburban-style apartments or residential units.

Heavy industrial means uses and buildings that are intended to provide for the development and operation of distribution and manufacturing uses.

Home occupation means a non-residential use conducted within a residential dwelling or permitted accessory building by a permanent resident of the building.

Kiosk means a small, temporary or permanent structure often open on one or more sides used for sales in civic/open spaces.

Light industrial means uses that conduct manufacturing, assembling and fabrication and do not depend primarily on frequent visits of customers or clients, but usually require accessibility to major rail or street transportation facilities. Also referred to as flex industrial.

Live/work unit means 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 and constructed as separate units under a condominium regime or as a single unit. The “live” component may be located on the street level (behind the work component) or any other level of the building. Live/work unit is distinguished from a home occupation otherwise defined by this Code in that the work use is not required to be incidental to the dwelling unit, non-resident employees may be present on the premises and customers may be served on site.

Living screen means a street screen composed of landscaping in the form of vegetation.

Figure 9: Living Street Screen Examples

Minor modification means any changes to the PGBT area code that meet the threshold criteria established in section 14.3 and Table 14.3.1.

Multi-unit residential means a residential building that has 12 residential units or less, including duplexes, triplexes, quadplexes, etc. Multi-unit residential buildings can appear as a large home from the exterior, but function as a multi-unit building on the interior. Buildings typically have one main front door, but may also have side and rear entries. Parking is accessed from an alley or a driveway to the rear of the lot. Parking does not face a public right-of-way.

Duplex is a small-to medium-sized structure that consists of two side-by-side or stacked dwelling units, both facing the street, and within a single building massing. This type has the appearance of a medium to large single family home and is appropriately scaled to fit within primarily single family neighborhoods or medium-density neighborhoods. It enables appropriately-scaled, well-designed residential infill and is important for providing a broad choice of housing types and promoting walkability.

Figure 10: Multi-Unit Residential Homes

Regulating plan means the zoning map attached herein that shows the character areas, civic/open spaces, streets and other requirements applicable to the PGBT area subject to the standards in this Code.

Residential loft means a residential unit that is built to retail ready standards and adapted for residential uses.

Retail ready means space constructed at a minimum ground floor height as established in each character area, which may be used for noncommercial uses and can be converted into retail/commercial use. Prior to the issuance of a certificate of occupancy for a retail/commercial use in a retail ready space, the space must comply with all building and construction codes for that use. The intent of the retail ready space is to provide the flexibility of occupying a space in accordance with market demand and allowing the use in such space to change to retail/commercial uses accordingly.

Setback range means the distance in which a building must be constructed from the street or property line along a type A or type B street. Publicly accessible and activated people spaces, such as outdoor cafes, patios and plazas differentiated from the sidewalk shall be allowed to be included in the building façade delineation for purposes of meeting a build-to or setback range requirement.

Figure 11: Activated People Spaces Serving as Building Frontages

Single family detached-medium density means single family homes located on smaller lots in traditional or mixed-use neighborhoods. Types can include patio homes, cottage courts, etc.

Patio homes means single family detached homes located on a small lot that has at least some private yard space, generally in the back and/or side yards, but also possibly a small front yard. These types of homes may also be called “villa” or “zero lot line” homes if the homes are located on one of the side property lines.

Figure 12: Single Family Detached Medium Density Homes

Street screen means a freestanding wall or living screen built along the BTZ or in line with the building façade line 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 means a specific designation for streets in the PGBT area that establishes certain character and cross sections to improve walkability within the PGBT area.

Townhouse means a small-to medium-sized attached structure that consists of three to twelve houses placed side-by-side. This type of residential building is typically located in a location that transitions from a primarily single family neighborhood into a commercial corridor. This building type enables appropriately-scaled, well-designed residential infill and is important for providing a broad choice of housing types and walkability.

Figure 13: Townhouses or Townhomes

Transition zones mean the areas with specific adjacencies within which certain limitations on building heights apply as established for each character area.

Tree well means an unpaved area around the trunk of a tree within the sidewalk area that is either landscaped with ground cover or covered with a tree grate.

Type A street means the streets identified as such on the regulating plan. Type A streets are the primary pedestrian streets and buildings along type A streets shall be held to the highest standard of pedestrian-oriented design.

Type B street means the streets identified as such on the regulating plan. Type B streets are intended to primarily accommodate access to parking, service and other auto-related functions.

Urban living residential means multiple separate housing units for residential inhabitants that are contained within one building or several buildings within one complex. Can include studio, one and two bedroom units, residential lofts and condos.

Figure 14: Multifamily Residential Units in Mixed-Use Environments

Urban tree means a tree specifically selected for its ability to withstand harsh urban conditions, its upright branching habit and its non-invasive root system.

(Ordinance 3178, sec. 1(Exh. A), adopted 11/16/09; Ordinance 3312, sec. 1, adopted 9/6/11; Ordinance 3837, sec. 1, adopted 11/6/17; Ordinance 3887, sec. 1, adopted 9/17/18; Ordinance 3891 adopted 10/15/18; Ordinance 3947, sec. 2, adopted 10/7/19; Ordinance 4012 adopted 4/19/21)

§ 15 Old Town Zoning district.

11A-15.1

Purpose and intent.

Generally.

The purpose of the Old Town zoning district, hereafter known as the OT district, is to facilitate the redevelopment and preservation of the Old Town area into a walkable, mixed-use and infill environment with restaurants, neighborhood amenities, employment, infill housing and open spaces. Development within this district shall implement the vision adopted in the comprehensive plan, adopted March 2017.

Establish specific development standards.

The Old Town zoning district regulating plan (Appendix 1), hereafter known as the regulating plan, establishes the character areas. The respective character areas determine which specific development standards apply. Creation of different character areas within the Old Town district enables specific site and locational standards to be applied. Graphic standards are provided for location, height and building elements.

11A-15.2

Components of the Code.

Applicability of other city ordinances.

This section governs the Old Town zoning district except where others are referenced or where other ordinances of Sachse’s Code apply and are not in conflict with the Old Town district.

Old Town district regulating plan.

The Old Town district regulating plan (Appendix 1) establishes the character areas, recommended civic/open spaces, and setback ranges for the district.

Character areas established.

The Old Town district regulating plan establishes four character areas:

Downtown south (DTS).

The center of cultural entertainment and family life in Sachse taking advantage of trail connectivity throughout the city and the region. The character of DTS shall be garden-esque, walkable and eclectic.

Downtown north (DTN).

A mixed-use destination of small scale commercial and urban residential. Its character should embrace its historic context, focusing on transitions to the surrounding neighborhood.

Neighborhood (NBR).

A mixed residential transition from downtown north and downtown south respectively adjacent to the existing neighborhoods.

SH 78 commercial (SHC).

Takes advantage of the regional commuter traffic while complementing the adjacent character of downtown north and downtown south respectively.

Setback ranges established.

Building setback ranges are established on the regulating plan (Appendix 1) for street frontages where denoted.

Development standards.

The Code enumerates the development and design standards for the character areas.

11A-15.3

Administration.

This section sets forth the provisions for reviewing and approving development applications within the Old Town district. The intent is to ensure that all development is consistent with the provisions of this Code. All sections of this Code shall be applied during the review process.

Using this Code.

The following steps should be followed to determine the uses and the development standards applicable on the property within the Old Town district:

Locate the subject property on the Old Town district regulating plan.

Identify (1) the character area in which the property is located and (2) the setback range required for the property.

Review the schedule of uses by character area as listed in Table 15.4.1.

Refer to section 15.5 for development standards.

Refer to section 15.6 for parking standards.

Refer to section 15.7 for street and streetscape design standards.

Refer to section 15.8 for signage.

Refer to section 15.9 for architectural standards and design guidelines.

Development process.

If a site plan or site development permit is submitted that is in conformance with this Code and the regulating plan, the city manager or designee may approve the site plan or site development permit application administratively. If the site plan or site development permit application is denied, then the applicant shall have the right to appeal the city manager or designee’s decision to the planning commission and then the city council.

Development plan approval standards.

City manager or designee.

The city manager or designee shall be responsible for the following:

Reviewing development plan applications for compliance and giving approval for applications within the Old Town district.

Making determinations on the applications and interpretations of standards in this Code.

Approving revisions to previously approved development plans that comply with this Code and all applicable city ordinances.

Reconciling any potential ambiguities or conflicts between other city codes and this Code.

Approving any minor modifications to the approved regulating plan per section 15.3(E).

Determining if a proposed use is within the intent of permitted uses in the Code so that it may also be deemed permitted.

Minor modifications.

The city manager or designee shall have the authority to approve a request for minor modifications to the Code that:

Does not materially change the circulation on the site;

Does not materially change the walkable relationship between the buildings and the street;

Does not allow a use otherwise authorized in this Code, unless substantially similar to a use already permitted; or

Does not allow greater height of any building except for non-habitable architectural features.

Alternative building placements and/or parking locations may be considered for administrative approval if the alternative proposal contextually is consistent with the intent of walkability and urbanity of the Code and the character area within which the development is proposed. If the administrative approval request is not granted, the applicant may seek a major modification.

The city manager or designee shall have the authority to approve minor modifications per Table 15.3.1. Any appeals to the decisions of the city manager on minor modifications shall follow the process below:

Initiation of an appeal.

Appeal to planning and zoning commission.

Appeal to city council.

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.

Major modifications.

A request for a modification of any of the standards of this Code other than minor modifications permitted under section 15.3(E), such as a change in use or major spatial modification, shall be reviewed and processed as a major modification.

Provides an alternative master plan approach by consolidating multiple properties to create a predictable, market responsive development;

Fits the adjoining context by providing appropriate transitions; or

Maintains the overall intent of the comprehensive plan and the Old Town zoning district.

Parking.

Non-conforming uses.

All non-conforming uses shall be governed by the Code and applicable state law.

Non-complying structures and sites.

A non-complying structure or site may be altered or enlarged, provided that such alteration or enlargement shall neither create any new non-conformity, nor shall increase the degree of the existing non-conformity of all or any part of such structure or site, with the exception of single family structures, which may be modified creating new non-compliance as long as the original structure of the building is maintained and the new non-compliance is associated only with a single family use.

Regardless of transfer of ownership, non-complying structures that are utilized for single family residential or houses of worship may continue in that use in perpetuity if utilized solely for that purpose even if destroyed by act of God and reconstructed.

11A-15.4

Schedule of uses.

All uses listed as P/C in Table 15.4.2 shall also meet the following standards.

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

Use criteria.

All uses listed as P/C in Table 15.4.1 shall also meet the following standards.

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.

11A-15.5

Development standards.

The following table shall establish the development standards for the four different zones in the Old Town zoning district.

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
Building Frontage	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	N/A
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%

11A-15.6

Parking.

Applicable to all character areas.

Off-street parking requirements for any and all uses permitted in the district may be waived or altered subject to a shared parking agreement or a coordinated parking plan approved by the city manager and his/her designee, subject to appeal to the city council.

Parking location.

Parking shall only 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.

Off-street parking.

For any parking lot permitted along the side of buildings on lots adjacent to 5th Street or Sachse Road, it shall be no wider than 65 feet and a street screen shall be provided such that the side of the parking bays closest to the street shall be screened by a wall or landscape three feet in height.

Entertainment, retail and restaurant.

The number of off-street spaces required for retail services, retail goods sales; pharmacies; dry cleaners; art, antique, furniture or electronics studios (retail, repair or fabrication); restaurants, cafes, delis or coffee shops; and retail bakeries shall be waived for the first 1,500 square feet of retail floor space (excluding kitchen, administrative and storage space) for a particular use.

Residential.

A minimum of one off-street parking space shall be required for each residential unit, unless a waiver is approved by the city manager or designee pursuant to a mixed-use shared parking plan, subject to appeal to the city council. For lots 50 feet wide or less, parking shall be rear entry, side or pull through.

Non-residential uses.

A minimum of one off-street parking space per 300 square feet of gross space shall be required for each non-residential unit.

11A-15.7

Street and streetscape design standards.

Generally.

Streets in the Old Town district shall support the overall goal of a mixed-use, compact, pedestrian-oriented neighborhood. Streets should balance all forms of mobility while maximizing convenience for residents and visitors.

Streetscape and landscape standards.

Streetscape standards shall apply to all streets within the Old Town district. Streetscape standards shall address all elements between the building face and the edge of the curb. Typical streetscape elements addressed are street trees, lighting, street furniture and pedestrian amenities and materials. All dedicated public ROW and landscaping within the ROW shall be maintained by the city.

Street trees and landscaping (within the pedestrian easement).

Street trees shall be required on all Old Town district streets (except alleys).

Street trees shall be planted per best practices and based on urban tree species and consistent with a pedestrian zone along the street.

Spacing shall be an average of 30 feet on center (measured per block face) along all streets except alleys.

All living landscape shall be maintained in a healthy and growing manner, replaced when diseased or dead, and receive irrigation.

Streetscape amenities within commercial areas.

Pedestrian-scale lighting shall be required along all Old Town district streets (except on alleys). They shall be no taller than 20 feet.

Street lights shall be placed on average 40 feet on center, approximately three feet behind the curb lines unless another placement facilitates a pedestrian zone along the street.

The light standard selected shall be compatible with the design of the street and the design of the buildings.

Trash receptacles and bike racks shall be required along all streets, except SH 78. A minimum of one per each block face shall be required.

All street furniture shall be located in such a manner as to allow a clear sidewalk passageway and a minimum of six feet.

Commercial frontages.

Where a commercial frontage is at the ground level to a street, paved hardscape within the setback range shall be flush with the sidewalk up to the front door at a minimum and match the material of the sidewalk adjacent.

Where there is residential frontage, landscaping is permitted within the setback.

Existing infrastructure.

New development shall install new infrastructure subject to city regulations. However, single lot infill residential uses, including allowed home conversions and excluding urban living residential and other non-residential uses, may utilize existing infrastructure or alternative design standards, subject to minor modifications approval, for sidewalks, drainage, paving, access and utilities.

Rights-of-way (ROW).

Any newly dedicated ROW shall be sufficient to accommodate a street cross section approved by minor modification that generally provides 24 feet wide concrete paving, allows for on-street parking and other needed infrastructure, such as drainage, utilities, and sidewalks. Existing ROW may be reduced via the platting or construction permit process, subject to minor modification approval.

11A-15.8

Signage.

The following table shall establish the development standards for the four different zones in the Old Town zoning district.

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

11A-15.9

Architectural standards and guidelines.

The architectural standards and design guidelines for the Old Town district shall establish a coherent urban character and encourage enduring, attractive and sustainable development. New and infill construction in the district shall reflect the character of the district.

The key design principles establish essential goals for development in the Old Town district 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 in a garden-esque environment. The key design principles are:

*	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.

General to all character areas.

Building orientation.

Buildings shall be oriented toward the major street front with the primary entrance located on that street. All primary entrances shall be oriented to the public sidewalk for ease of pedestrian access.

At intersections, buildings located on corner lots shall 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.

Residential uses shall address the primary street unless configured as a courtyard building.

Garages shall be located on alleys; pull-through garages are allowed if the garage door is set back behind the rear façade of the main structure. If front-loaded garages are utilized on single-family residential lots, the garages shall be no greater than 12 feet wide and set back at least 10 feet from the face of the main structure closest to the garage or rotated 90 degrees with windows on the wall facing the street. Front-loaded garages on residential lots less than 50 feet shall not be allowed. Townhomes and courtyard units shall utilize rear-loaded garages.

Pedestrian-friendly building massing and scale.

A building’s massing shall serve to define entry points and help orient pedestrians.

Buildings and/or façades shall emphasize and frame or terminate important vistas.

Non-residential and mixed-use buildings in the Old Town district, to the extent practicable, shall maintain a 25-foot to 35-foot building façade width or multiples thereof.

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.

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.

Porches, stoops, eaves, awnings, blade signs, arcades, colonnades and balconies should be used along commercial storefronts and they may protrude beyond the setback range provided that they do not inhibit pedestrian movement within the public right-of-way. Balconies shall have external bottom supports.

Architectural elements and storefronts.

Architectural elements shall be designed to the appropriate scale and proportions of the selected architectural style.

An expression line or equivalent architectural element shall delineate divisions between floors of all buildings.

Building entrances shall be defined and articulated by architectural elements such as lintels, pediments, pilasters, columns, porticos, porches, overhangs, railings, balustrades, and/or others as appropriate. All building elements shall be compatible with the architectural style, materials, colors and details of the building as a whole.

Ground floor building heights shall be at least 12 feet in height.

Building materials.

Building products or materials are limited to those approved for use by a national model code (International Building and Fire Codes) published within the last three code cycles.

Driveways, alleys and service areas.

Unless otherwise specified, driveways and off-street loading and unloading may be located with access along a primary street frontage if the property has no access to either an alley or joint use easement to an adjoining property.

Driveway spacing shall be limited to two driveways per each block face or per 200 feet of block face, unless approved by the city manager or designee when pedestrian design is used to mitigate the additional driveway crossings.

Service and loading/unloading shall be screened per standards in section 15.9.6.

Mechanical and service screening.

The screening material used shall be the same as the primary exterior building material used and raised at least one foot above the top of the mechanical equipment per city standards.

Appendix 1: Regulating Plan

Appendix 2: Definitions

In addition to the definitions in chapter 11, exhibit a, article 3, section 14 of the Code, the following terms shall have the corresponding interpretations:

Alley means the right-of-way for vehicles and pedestrians within a block that provides access to the rear of buildings, vehicle parking, utility meters, and service areas. An easement for public access is required if the alley is a private right-of-way.

Auto-related uses means establishments that provide retail sales and services related to automobiles, including but not limited to tires, batteries, gasoline, etc. Includes car wash, auto repair, gas stations and passenger vehicle leasing, but excludes vehicle sales unless located within the interior of a building, truck and trailer leasing.

Block face dimensions means the linear dimension of a block along one of its street frontages.

Building frontage means the percentage of a building’s front façade that is required to be located at the front setback range as a proportion of that lot’s frontage along the public street. Parks, plazas, squares, and pedestrian passages shall be considered as buildings for the calculation of a building’s frontage.

Character area means an area within the Old Town district that creates a distinct urban form different from other areas within the Old Town district. Character areas are identified in the regulating plan.

Civic/open space means the 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 Code. Building façades facing a civic/open space shall be treated as a primary frontage.

Encroachment means any structural or non-structural element such as a sign, awning, canopy, terrace or balcony that breaks the plane of a vertical or horizontal regulatory limit, extending into a setback or public ROW, or above a height limit.

Garden style multifamily residential means multifamily structures that have fewer units in two or more stories. Often called suburban-style apartments or residential units.

Home occupation means a non-residential use conducted within a residential dwelling or permitted accessory building by a permanent resident of the building.

Living screen means a street screen composed of landscaping in the form of vegetation.

Minor modification means any changes to the Old Town district code that meet the threshold criteria established in section 15.3 and Table 15.3.1.

Multi-unit residential means a residential building that has eight residential units or less, including duplexes, triplexes, quadplexes, etc. Multi-unit residential buildings can appear as a large home from the exterior, but function as a multi-unit building on the interior. Buildings typically have one main front door, but may also have side and rear entries. Parking is accessed from an alley or a driveway to the rear of the lot. Parking does not face a public right-of-way.

Plaza means a formal space created within more urban areas for civic purposes and commercial activity. Building frontages typically define these spaces and landscaping is primarily hardscape. Casual seating, along with tables and chairs, is typically provided.

Professional office means a home that has been converted into a commercial use or office. An individual may also live within the home as well. Similar to a live/work unit.

Regulating plan means the zoning map attached herein that shows the character areas, civic/open spaces, streets and other requirements applicable to the Old Town district subject to the standards in this Code.

Residential loft means a residential unit that is built to retail ready standards and adapted for residential uses.

Setback range means the distance in which a building must be constructed from property line. Publicly accessible and activated people spaces, such as outdoor cafes, patios and plazas differentiated from the sidewalk shall be allowed to be included in the building façade delineation for purposes of meeting a build-to or setback range requirement.

Sign, blade means an attached sign oriented perpendicular to the face of the building which projects (vertically or horizontally) more than 12 inches beyond the surface of the building to which it is affixed or supported.

Sign, directory means a permanent on-site attached wall sign providing direction to or identifying the buildings/suites in the development.

Signs, fold-up means a portable sign consisting of two panels of equal size, which are hinged at the top and/or a single panel placed on the ground or pavement so as to be self-supporting.

Single family detached-medium density means single family homes located on smaller lots in traditional or mixed-use neighborhoods. Types can include patio homes, cottage courts, etc.

Street screen means a freestanding wall or living screen built along the setback range or in line with the building façade line 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.

Tree well means an unpaved area around the trunk of a tree within the sidewalk area that is either landscaped with ground cover or covered with a tree grate.

Urban tree means a tree specifically selected for its ability to withstand harsh urban conditions, its upright branching habit and its non-invasive root system.

(Ordinance 3841, sec. 1, adopted 12/4/17; Ordinance 3887, sec. 1, adopted 9/17/18; Ordinance 3947, sec. 2, adopted 10/7/19; Ordinance 4012 adopted 4/19/21)