(B)
Sub-Districts
Created.
The following sub-districts are created in the
Downtown district:
(1)
The Downtown Historic (DH) sub-district consists of mixed-use,
office, retail and urban lifestyle housing. It may have a wide range
of residential building types: townhouses, live/work, apartments,
condominiums and lofts. It has a tight network of streets, with wide
sidewalks, dense street tree plantings, and buildings set close to
the sidewalks.
(2)
The Uptown (U) sub-district consists of mixed-use office,
retail and urban lifestyle housing. It may have a wide range of residential
building types: townhouses, live/work, apartments, condominiums and
lofts. Setbacks and landscaping are variable. Streets with dense street
tree coverage and sidewalks define medium-sized blocks.
(3)
The InTown Residential (IR) sub-district consists of lower density residential unit types – single-family and patio home, adjacent to higher density mixed-use zones. Home occupations and outbuildings are allowed. The InTown Residential (North) sub-district as shown in Appendix A allows certain additional non-residential uses, as shown in Table 7-1. Setbacks are relatively deep. Roads blend with
the surrounding grid pattern and are characterized as heavily streetscaped;
the sidewalk may be set back from the curb with a minimum of five
feet of landscaping which includes street trees.
(4)
The Suburban Corridor (SC) sub-district consists of low-density
commercial development, located between low-density residential and
higher density Downtown sub-districts, and may include some mixed-use.
Buildings may be built up close to sidewalks with parking located
beside or behind the principal building, or may be set back from the
roadway by a single bay (up to sixty feet) of parking and an urban
sidewalk with street trees.
(5)
The Downtown Square (DS) Sub-district, the boundaries of which being more particularly depicted on the Downtown Framework Plan in Appendix A of this Chapter 7, consists primarily of retail and other pedestrian-generating uses surrounding the Downtown Square. It may have a wide range of building types and has a tight network of streets, with wide sidewalks, dense street tree plantings, and buildings set close to the sidewalks.
(C)
Building
Types Allowed.
The following building types are allowed
in the Downtown district within the appropriate sub-district:
(1)
Townhouses are a dense form of single-family dwellings.
They provide an excellent transition from lower-density single-family
residential homes to denser, more urbanized forms of housing. Townhouse
lots are typically narrow and platted for individual sale.
Townhouses may be two or three stories in height, with entries
set above the sidewalk to provide some privacy and to mark the transition
between public and private property. Each townhouse will typically
have a small front yard and a modest rear yard or courtyard area.
The ground floor will be elevated at least eighteen inches above the
adjacent grade. Garages may be attached or separated by a courtyard,
but shall be accessed from an alley along the rear of the lot.
(2)
Mixed Residential buildings are single-structure, residential-only
buildings divided into multiple apartment or condominium units. They
should include a variety of residential types and sizes of units,
such as apartment, loft, and studio units. They may be up to five
stories in height if located appropriately relative to surrounding
uses and conditions. Ground floor units shall have direct access to
the street, but will have a privacy separation from the sidewalk by
elevating the ground floor at least twenty-four inches above the sidewalk
or by enclosing a front yard of at least ten feet in depth with a
low fence and gate.
Outdoor private space is generally provided in a courtyard,
rear yard or roof-top configuration. Parking may be located below
grade in a structured garage, or in a well-designed surface lot behind
the building. Outdoor common space should be provided to serve multiple
units.
(3)
Loft buildings are the most flexible of building types
and can be configured for commercial, residential, and retail uses
depending on market demand. They may be up to five stories in height
if located appropriately relative to surrounding uses and conditions.
Ground floor units shall have direct access to the sidewalk.
There is usually no private outdoor space provided unless it
is a balcony or roof garden. Occupants would utilize public open space
that is provided for the district. Parking should be provided behind
the building in a surface lot or structured parking garage, or it
may be provided underground.
(4)
Live/Work buildings are the smallest form of vertically-integrated,
mixed-use buildings. The live/work combination shall be under single
ownership, but live/work units may be part of a larger development.
They provide an excellent transition from townhouses to mixed residential,
commercial or other mixed-use types of development. Many configurations
of live/work buildings exist and they are adaptable to a wide variety
of architectural styles.
Live/work buildings may be two to four stories in height with
at-grade entries to allow the ground floor commercial access to function
properly. A separate entrance, designed to appear more private, shall
be provided to permit access to the residential quarters above or
behind the commercial use.
Live/work buildings rarely have private yards, instead focusing
on bringing the public up to or inside the ground floor space. Live/work
buildings may include garages. Because parking for the commercial
space is required at a higher rate than for residential space, parking
is often provided in a shared lot configuration behind the building.
Direct entrances from the rear parking area into a live/work building
are allowed and encouraged.
The business owner or a full-time employee shall reside in the
residential unit associated with the commercial use. In some instances,
the business activity occupying the live/work unit may utilize employees
in addition to the residents; however, at least one of the full-time
workers of the live/work unit must reside in the unit, and the residential
area shall not be rented separately from the working area.
(5)
Liner Buildings are specialized structures providing
habitable space which masks a parking structure. They may include
commercial or residential uses, but their limited depth (typically
forty feet) makes them more conducive to residential use. Liner buildings
are most appropriate in higher density areas which include structured
parking. They often work well with loft or industrial architectural
expression.
Liner buildings may be up to five stories in height, but because
they are designed to hide the view of a parking structure, they should
be as tall as required to serve this purpose. If the building is designed
for commercial uses, it shall be constructed with an at-grade entrance.
If designed for residential purposes, ground floor units shall have
direct access to the street, but will have a privacy separation from
the sidewalk by elevating the ground floor at least twenty-four inches
above the sidewalk, or by enclosing a front yard of at least ten feet
in depth with a low fence and gate. Entrances to upper floors may
be in the form of a common lobby at-grade.
Liner buildings may have a small front yard, particularly if
used for residential purposes. Parking is provided in the structure
that the building masks. Direct access from the parking structure
to the individual units is an important amenity for this building
type.
(6)
Mixed-Use buildings provide space for multiple uses,
and usually multiple tenants, in a single structure. The building
may be under single- or multi-tenant ownership. Their bulk makes mixed-use
buildings appropriate for more urbanized areas that are conducive
to commercial activities, but they may also accommodate residential
uses. Because they contain an assortment of uses, they lend themselves
to a variety of architectural styles.
Most mixed-use buildings are two to five stories in height,
but taller structures may be appropriate at key locations. The ground
floor space is built with at-grade entryways to allow the commercial
space to function properly, but access to the upper floors may be
provided via one or more lobbies at-grade. Attention shall be paid
to accommodating service entrances, utility equipment, and refuse
collection, particularly for larger buildings.
Mixed-use buildings have outside spaces that focus on the public
realm at the ground level. These outdoor spaces may be outfitted with
tables and chairs for outdoor dining, or with hardscape plazas or
other features for passive recreation. Parking is located in a shared
lot behind the building, or in a parking structure which is screened
from view. Direct entrances from the rear parking area or the garage
into a mixed-use building is not only allowed, but encouraged.
(7)
Commercial buildings are single structures that may be
occupied by one tenant or divided for multiple tenants. They may be
designed for office uses, retail uses or a combination of the two,
but not for residential occupancy. Buildings that are designed primarily
for office uses may also include limited space, usually at the ground
level, for support services oriented to the needs of the building
occupants, such as restaurants, health clubs, hair salons or a mailing
service. This support space may also be open to patrons outside the
building. Commercial buildings that are designed primarily for retail
uses often attract office users as well, particularly in multi-tenant
environments.
Commercial buildings may be low-to mid-rise (generally two to
five stories), or may be taller on larger tracts at high-profile locations.
Upper floor uses may be accessed through a common lobby, and at-grade
spaces shall have individual entryways to attract patrons from outside
the building.
Depending on the size of the building, parking may be provided
below-grade in a structured garage, or in a well-designed surface
lot located at the rear of the property and screened from the street.
Outdoor common space may be provided in a courtyard configuration
or in a plaza or green.
(Ordinance 6773 adopted 5/19/15; Ordinance 7261, sec. 1, adopted 10/12/21)
(A)
Intent.
It is intended that the uses allowed within the Downtown district
will encourage pedestrian-oriented developments that integrate retail,
residential, employment and recreation uses, and are accessible to
transit.
(B)
Uses.
Retail, residential, institutional, and office uses shall be
allowed throughout the Downtown district in accordance with the schedule
set forth for each sub-district in Table 7-1, Downtown (DT) District Land Use Matrix. Uses
that are not specifically authorized are prohibited.
(C)
Required
Flex Space At-Grade.
Where required “Flex Space” is designated on the Downtown Framework Plan, the ground floor adjacent to the street shall be constructed to retail building standards, including a minimum floor-to-ceiling height of sixteen feet. The minimum height may be reduced to twelve feet by Minor Waiver. These ground floor areas may be occupied by any allowed use, but shall be constructed to accommodate retail and restaurant uses in response to market demand.
(D)
Drive-In/Drive-Through
Facilities.
No drive-in or drive-through facilities shall
be allowed without approval of a Major Waiver, except where allowed
by Specific Use Provision (SUP) as indicated by the Downtown (DT) District Land Use Matrix (Table 7-1), and
except where the facility is a Restaurant or Restaurant, Drive-Through,
as defined in this Garland Development Code.
(E)
Access
Drives.
All access drives from a public street shall
require a Minor Waiver in order to minimize the number of curb cuts
along a block face. Where there is alley access, no additional access
drives from a public street should be allowed.
(F)
Required
Recreation and Open Space for Apartments and Condominiums.
Each apartment or condominium development which includes five residential
units or more shall provide indoor or outdoor recreational or playground
area to meet the requirements of the residents in such complex, including
facilities for children, adolescents, and adults as appropriate, such
as fitness facilities, roof garden, children’s play area or
other facility.
(G)
Publicly
Accessible Open Space.
(1)
Squares,
plazas, and pocket parks are encouraged in association with retail
and restaurant uses to provide for community gathering spaces that
will support socialization in the neighborhood.
(2)
Public
open space shall be configured in such a manner as to ensure the safety
and welfare of residents and other users.
(H)
Downtown
Automotive Overlay (DAO) District.
The DAO district shall overlay portions of the Downtown district as shown on the Downtown Framework Plan. All requirements of this Chapter 7 shall apply except that those automotive uses listed in the DAO district shall be permitted as reflected in the Light Commercial (LC) district within the Land Use Matrix in Section 2.51, Article 5, Chapter 2 of this GDC, and governed by the DAO district regulations set forth within Section 2.48 of Article 4, Chapter 2 of this GDC. All other uses (except automotive uses) shall be regulated as set forth in the underlying sub-district designated by the Downtown Framework Plan, and as set forth in the Downtown (DT) District Land Use Matrix (Table 7-1[1]).
[1]
Table 7-1 is included as an attachment to this chapter.
(I)
Assembly
Halls Located within the Downtown Square (DS) Sub-district.
Due to limited public parking on and around the historic downtown
square, Assembly halls, which generally create a demand for intensive
parking, are only allowed within the Downtown Square (DS) Sub-district
with transferable land use credits. For the purposes of the Downtown
Square (DS) Sub-district, the following provisions and definitions
shall apply:
(1)
“Assembly
hall” is a tract of land or structure designed or primarily
used for a group of persons to gather together, usually at designated
meeting times for a particular purpose or mission, whether political,
cultural, educational, or religious. The term includes, but is not
limited to, social services, civic clubs, reception facilities, meeting
halls, religious services, fraternal lodges, etc.
(2)
The
real property owner of a tract of land on which an Assembly hall exists
in the Downtown Square Sub-district as of October 12, 2021 (“Land
Use Credit Effective Date”) shall be allocated a transferable
land use credit for each square foot of property used as an Assembly
hall, exclusive of administrative offices, lobbies, bathrooms, storage
areas, closets, or smaller meeting spaces.
(3)
An
Assembly hall established after the Land Use Credit Effective Date
may not operate, and an existing Assembly hall use may not expand,
unless the proposed Assembly hall use obtains transferable land use
credits from another Assembly hall use within the Downtown Square
Sub-district for each square foot of area to be used in the operation
or expansion.
(4)
An
Assembly hall that makes a transfer of land use credits may not transfer
less than all of its credits, and may only transfer those credits
to a single transferee. The transferee may use less than all of the
credits transferred, but any unused credits are thereafter void and
may not be further transferred. Credits may be transferred and aggregated
to create a new site for an Assembly hall use, or may be added to
an existing site of an Assembly hall use for expansion.
(5)
The
transferable land use credits created by this Section (I) may only
be transferred within the Downtown Square Sub-district. No transferable
land use credit from any other zoning district may be transferred
into the Downtown Square Sub-district.
(6)
An
Assembly hall that discontinues operating may transfer its land use
credits during the period ending sixty calendar days after the cessation
of business of the Assembly hall use, but the credits expire 180 calendar
days after the Assembly hall use ceases doing business. The termination
of utility services to the Assembly use is prima facie evidence of
the cessation of business. Transferable land use credits may be transferred
only by the owner of the land to which the credits apply.
(7)
Upon
the Land Use Credit Effective Date, the following locations within
the Downtown Square Sub-district were operating as Assembly halls
and are hereby issued transferable land use credits in accordance
with this Subsection (I):
(Ordinance 6773 adopted 5/19/15; Ordinance 7176, sec. 4, adopted 9/15/20; Ordinance 7261, sec. 2, adopted 10/12/21)
(A)
Intent.
In the Downtown Historic (DH), Downtown Square (DS), and Uptown
(U) sub-districts, it is intended that building walls should be continuous
along block faces to create a strong edge to the street and contribute
to an attractive and active pedestrian environment, with allowance
for some variation and opportunities for outside dining, plazas, pocket
parks, and special building entry features. Buildings should also
be constructed close to the street to provide a sense of enclosure.
In the InTown Residential (IR) and Suburban Corridor (SC) sub-districts,
block faces may be discontinuous by providing driveway access and
side yards where appropriate. They may also be set back to provide
for parking in the SC sub-district, and for front yard landscaping
in the IR sub-district.
(B)
Continuous building frontage, where required, will be
considered to be met if seventy-five percent or more of the primary
building facade is located within the build-to zone identified in
Table 7-2 below; however, with administrative approval of a Minor
Waiver, the requirement may be reduced to sixty percent, provided
that the reduction is for the purpose of accommodating an attractive
outdoor dining area, plaza, building entry feature or other amenity
which contributes to the streetscape. A greater reduction shall require
approval of a Major Waiver.
Where on-site surface parking is located adjacent to a street, it shall be landscaped with a double row of trees as set out in Section 7.20, Parking Lot Landscaping, and may count as part of the continuous frontage so long as the length of the parking lot adjacency is minimized and approved by Minor Waiver.
 |
(C)
Facades shall generally be built parallel to the street
frontage, except at street intersections, where a facade containing
a primary building entrance may be curved or angled toward an intersection.
(D)
Build-To Zone
 |
(1)
Build-to
zones are established in Table 7-2.
(2)
Build-to
zones shall be measured from the street back-of-curb as established
on the planned street sections for the Downtown area. The entire area
between the back-of-curb and the primary nonresidential building facade
shall be dedicated as public right-of-way or shall have a public access
easement placed upon it. Property owners or a property owners’
organization shall maintain the area between the back-of-curb and
the building face.
(3)
Exterior
steps, stoops, chimneys and bay windows may encroach beyond the build-to
zone by up to four feet except in the Downtown Historic (DH) sub-district,
but shall not encroach upon the public right-of-way or easement.
(4)
Awnings
may overhang the public sidewalk and right-of-way provided there is
at least eight feet of vertical clearance, but may not extend into
a vehicular roadway, interfere with the healthy growth of street trees
or with above-grade public utilities. The design of awnings encroaching
above a sidewalk or right-of-way shall be signed and sealed by a licensed
structural engineer.
(5)
Balconies
may overhang public sidewalk rights-of-way or easements provided they
encroach no more than seven feet and have a minimum clearance above
the sidewalk of eight feet.
(Ordinance 6773 adopted 5/19/15; Ordinance 7261, sec. 4, adopted 10/12/21)
It is the intent of these regulations that public and private streets will provide a framework grid that will facilitate the movement of pedestrians, bicycles, and autos in an attractive and comfortable environment, and provide for incremental long-term revitalization and redevelopment of parcels to meet changing market sector needs. All streets and blocks in the Downtown district shall conform to the provisions of this Chapter 7, and shall be designed and maintained to accommodate all intended uses and current and future utility facilities.
|
Table 7-2: Street and Build-To Zone Standards
| |||
|---|---|---|---|
|
Sub-District Building Type
|
Clear Sidewalk
|
Build-To Zone 1, 2, 4
|
Streets
|
|
Downtown Historic (DH)
|
|
|
|
|
Townhouse, Mixed Residential
|
9 ft.
|
9 - 15 ft. 3
|
All
|
|
Live/Work, Mixed-Use, Commercial
|
9
|
9 - 15 3
|
All
|
|
Downtown Square (DS)
|
|
|
|
|
Mixed Residential
|
9
|
9 - 15 3
|
All
|
|
Live/Work, Mixed-Use, Commercial
|
9
|
9 - 15 3
|
All
|
|
Uptown (U)
|
|
|
|
|
Townhouse, Mixed Residential
|
8
|
26 - 36
|
Ave B & D
|
|
6
|
26 - 36
|
All Others
| |
|
Live/Work, Mixed-Use, Commercial
|
10
|
26 - 36
|
Ave B & D
|
|
8
|
26 - 36
|
All Others
| |
|
InTown Residential (IR)
|
|
|
|
|
Single-Family
|
|
Per GDC
|
|
|
Suburban Corridor (SC)
|
|
|
|
|
All Building Types
|
6
|
26 - 36
|
Parking on side
|
|
6
|
80 - 88
|
Parking bay in front
| |
|
Notes:
|
|---|
|
1. Build-to zone is measured from back-of-curb.
|
|
2. Build-to zone may be existing Historic building facade line.
|
|
3. If street trees are placed in a “triangle” outside of the curb line; otherwise, 15 - 20 feet (See Section 7.17).
|
|
4. Sidewalk zone may be increased if determined to be on a street
with a high pedestrian traffic.
|
(Ordinance 6773 adopted 5/19/15; Ordinance 7261, sec. 5, adopted 10/12/21)
