a.
Purpose.
In addition to the purpose of this district established in Section 39.02.003, Zoning District Establishment, the purposes of the Historic Preservation Overlay (HPO) district are to:
1.
History. Protect, enhance, and perpetuate historic landmarks and areas that represent or reflect distinctive and important elements of the City's and State's architecture, landscape architecture, archeology, culture, social, economic, ethnic, and political history, and to develop appropriate settings for such places;
2.
Heritage. Safeguard the City's historic and cultural heritage, as embodied and reflected in such historic landmarks by appropriate regulations;
3.
Property values. Stabilize and improve property values in such locations;
4.
Civic pride. Foster civic pride in the beauty and accomplishments of the past;
5.
Tourism. Protect and enhance the City's attractions to tourists and visitors and provide incidental support and stimulus to business and industry;
6.
Economy. Strengthen the economy of the City;
7.
Utilization of districts. Promote the use of historic landmarks and historic preservation districts for the culture, prosperity, education, and general welfare of the citizens and visitors to the City;
8.
Education. Provide educational opportunities to increase public appreciation of the City's unique heritage.
b.
Applicability.
The regulations of this Section apply to historic landmarks and all properties or structures wholly or partially contained within an HPO district.
c.
Zoning designation.
The HPO district is applied to property in conjunction with a base zoning district.
d.
Certificates of appropriateness required.
1.
Required. Approval in accordance with Section 39.07.035, Certificate of Appropriateness, is required to alter, change, restore, remove, reconstruct, or demolish any exterior architectural feature of a contributing building in an HPO district or that is designated as a historic landmark, or to construct a new building in the HPO.
2.
Exemption. Ordinary repair or maintenance that does not involve changes in architectural and historical value, style, or general design are exempt from requiring a Certificate of Appropriateness, as determined by the Director of Planning.
e.
General standards.
1.
Generally. The following standards shall apply, as applicable, to work requiring a Certificate of Appropriateness in an HPO district or for a historic landmark.
2.
Drive-in and drive-through uses. Drive-in and drive-through facilities are prohibited after the effective date of this UDC.
3.
Reuse. Every reasonable effort shall be made to provide a compatible use for a property that requires minimal alteration of the contributing building, structure, or site and its environment, or to use a property for its originally intended purpose.
4.
Original character. The distinguishing original architectural features or character of a contributing building, structure, or site and its environment shall be maintained. The removal or alteration of any historic material or distinctive architectural feature shall be avoided to the maximum extent feasible.
5.
Anachronisms. All contributing buildings, structures, and sites shall be recognized as products of their own time. Alterations that have no historic basis or that seek to create an earlier appearance shall be discouraged.
6.
Style and craftsmanship. The retention of distinctive stylistic features or examples of skilled craftsmanship that characterize a contributing building, structure, or site shall be encouraged.
7.
Repair and replacement. Generally, deteriorated architectural features shall be repaired rather than replaced to the maximum extent practicable. In the event replacement is necessary, the new material should match the material being replaced in composition, design, color, texture, and other visual qualities. Repair or replacement of missing architectural features shall be based on accurate duplications of features, substantiated by historic physical or pictorial evidence rather than on conjectural designs or the availability of different architectural elements from other contributing buildings or structures. See Subsection f., Exterior Rehabilitation Standards, below.
8.
Cleaning. The surface cleaning of structures shall be undertaken with the gentlest effective means possible. Sandblasting and other cleaning methods that will damage the historic building material shall not be undertaken without approval from the Urban Design and Historic Preservation Commission.
9.
Archeological resources. Every reasonable effort shall be made to protect and preserve archeological resources affected by or adjacent to any project.
10.
Contemporary design. Contemporary design for alterations and additions to existing properties shall not be discouraged when such alterations and additions do not destroy significant historic, architectural, or cultural material and when such design is compatible with the size, scale, color, and material character of the property, neighborhood, or environment. Wherever possible, new additions or alterations to a structure shall be done in such a manner that if such additions or alterations were to be removed in the future, the essential form and integrity of the structure would be unimpaired.
f.
Exterior rehabilitation standards.
In addition to the requirements of the Secretary of the Interior's Standards for Rehabilitation in 36 CFR 67.7, the Urban Design and Historic Preservation Commission shall consider these standards when taking action on a Certificate of Appropriateness for exterior rehabilitation of a contributing building within an HPO district.
1.
Foundations.
A.
Doors and windows. The size and shape of the original door and window openings in the foundation shall be maintained.
B.
Materials. Any repair or new construction shall match, to the maximum extent practicable, the original materials in size, color, texture, composition, and joint profile.
C.
Paint. Masonry or concrete foundations shall not be painted or covered with cement plaster or stucco.
2.
Masonry.
A.
Color. Any repair, restoration, or new construction shall match, to the maximum extent practicable, the color of the original masonry and mortar.
B.
Paint. Historic masonry shall not be painted.
C.
Removal. Masonry features that are essential to the historic character of a contributing building and are structurally sound shall not be removed or significantly changed.
3.
Architectural metals. Architectural metal features that are in a condition that may be restored shall be retained and preserved, to the maximum extent practicable.
4.
Doorways and windows.
5.
Storefronts.
A.
Materials. Non-historic materials (e.g., siding) shall not be used to cover or conceal the original historic materials.
B.
Design. Storefronts shall be rehabilitated using a palette of kickplates, piers, columns, pilasters, and/or trim to frame display windows.
C.
Transparency. Facades at street level shall have large window openings that comprise a minimum of 50 percent of the first floor wall area if not contrary to the original design of the contributing building.
D.
Doors and entries. Doors and entryways shall be designed as an integral part of the storefront system.
6.
B.
Visibility. Signs shall not obscure any architectural features on historic contributing buildings.
C.
Billboards prohibited. There shall be no billboards.
7.
8.
Fire exits. Fire exits shall not be installed on a front contributing building facade, unless there is no technically feasible alternative for compliance with building and fire codes.
g.
Additions standards.
The Urban Design and Historic Preservation Commission shall consider the standards of this Section when taking action on a Certificate of Appropriateness for additions to a contributing building within an HPO district.
1.
Contributing building additions. Additions shall:
A.
Compatibility. Be wholly compatible with, yet distinguishable from, the contributing building in terms of the building materials, color(s), and the mass and proportion of windows and doors.
B.
Location. Only be located on the side or rear elevations, and shall be set back from the front facade of the contributing building to maintain the original wall plane.
C.
Scale. Be subordinate to the contributing principal building relative to its size and scale. Locate an addition that is taller than the historic structure to the rear of the contributing building.
D.
Mass and form. Utilize a simple form that does not draw attention away from the contributing building.
E.
Connector. Incorporate a connector, where feasible, to separate an addition from the contributing building.
F.
Foundation and floor height. Match the foundation and floor height of the contributing building.
H.
Roof form. Design the roof pitch of the addition to be similar to that of the contributing building.
I.
Building material. Utilize a building material and finish that is similar, but visually subordinate, to those of the original contributing building. Refer to Table 39.02.009-1 and Table 39.02.009-2 for more information.
J.
Accessibility additions. Incorporate an accessibility solution that does not permanently alter the original features of the contributing building.
i.
Locate the accessibility solution on the side or rear facade of the contributing building.
ii.
Install the accessibility solution to avoid disturbing character-defining features.
iii.
Consider a solution that can be reversed, if needed.
h.
New construction standards.
The Urban Design and Historic Preservation Committee shall consider the standards of this Section when taking action on a Certificate of Appropriateness for new construction within an HPO district.
2.
Mass and scale.
A.
Building height. Buildings shall not exceed 115 percent or be less than 85 percent of the average height of the buildings on the two nearest developed lots or buildings on either side of the subject lot or building. A greater variation requires approval by the Urban Design and Historic Preservation Commission.
C.
Front wall width. The front wall of the new building shall be a similar width to that of the adjacent contributing buildings to the HPO. Where the adjacent buildings are not contributing structures, the width shall be similar to that of contributing buildings in the context of the block.
3.
4.
Architectural features.
B.
Window ratio. The placement of windows shall be designed to reflect the solid to void ratio on contributing historic structures in the HPO.
5.
Colors. Colors shall be reviewed for their historic context for which the following may be considered:
6.
Permitted materials.
A.
Primary materials established. Table 39.02.009-1, Primary Materials, establishes permitted primary materials for primary facades and ancillary exterior walls.
Table 39.02.009-1 Primary Materials | |
|---|---|
Material | Image |
Brick, including thin brick |  |
Glass |  |
Ceramic or other tile |  |
Stucco with a weather barrier layer and wall drainage system |  |
Terra cotta |  |
Natural stone or cultured stone that simulates natural stone, limestone, granite, or marble |  |
Embossed or pre-finished architectural metal panel (26+ gauge), which has an appearance of masonry, stucco, or any other appearance that is approved by the Director of Planning |  |
B.
Secondary materials established. Table 39.02.009-2, Secondary Materials, establishes permitted secondary materials for primary facades and ancillary exterior walls.
Table 39.02.009-2 Secondary Materials | |
|---|---|
Material | Image |
Architectural masonry units including split face, weathered face, sandblasted face and ground face blocks |  |
Stainless steel or chrome |  |
Smooth-faced, finished concrete masonry units |  |
C.
Minimum primary materials. A minimum of 80 percent of the primary facade and 60 percent of the ancillary exterior walls shall be finished with primary materials.
D.
Minimum secondary materials. The remaining percentages of the primary and ancillary exterior walls may be finished with secondary materials.
E.
Prohibited materials. The following exterior walls, siding, and cladding are prohibited:
7.
Roof shape.
A.
Original roof forms, profiles, and cornices shall be maintained to the maximum extent practicable.
B.
When a principal building has a roof surface with a rise of less than two inches to a run of 12 inches, and the principal use of the building is not categorized as Industrial and Manufacturing in Table 39.02.016-1, Permitted Uses by District, a parapet shall be constructed along each facade abutting a public street, and the design or height of the parapet shall include at least one change in setback or height of at least two feet along each 100 linear feet of a facade or part of a facade.
C.
Single-slope shed roofs, and mansard, vaulted, and exotic roofs such as onion domes are inappropriate, since they are styles not common to the architecture of downtown Lubbock.
(Ordinance 2023-O0054 adopted 5/9/2023)
a.
Applicability.
The regulations of this Section apply to all properties or structures wholly or partially contained within a Neighborhood Infill Overlay (NIO) district.
c.
Permitted uses.
In addition to the uses listed in Table 39.02.016-1, Permitted Uses by District, permitted in the base zoning district upon which the NIO overlay district is applied, the following uses shall be allowed by right within the NIO district:
1.
Residential uses. All residential uses permitted in the SF-2 or MDR base zoning districts, except manufactured home parks.
d.
Lot density and dimensions.
1.
Single-family detached. Lot density and dimensional requirements for single-family detached dwellings shall comply with the standards for conventional development in Section 39.02.004c, Low Density Single-Family (SF-2), except that the minimum lot area shall be 4,000 square feet and maximum density shall be 9.0 dwelling units per acre.
2.
Duplex. Lot density and dimensional requirements for duplexes shall comply with Section 39.02.004d, Medium Density Residential (MDR), except that the minimum lot area shall be 1,400 square feet per unit, the minimum common open space shall be five percent, and maximum density shall be 20.0 dwelling units per acre.
3.
All other residential and mixed-use. Lot density and dimensional requirements for multiplexes, townhouses, live-work, and mixed-use shall comply with Section 39.02.004e, High Density Residential (HDR), except that the minimum lot area shall be 700 square feet per unit, and the minimum common open space shall be 10 percent.
4.
Nonresidential. For nonresidential developments, refer to Section 39.02.006a, Neighborhood Commercial (NC).
e.
Contextual standards.
The requirements and allowances of Section 39.02.024d, Residential Infill Compatibility, shall apply.
g.
Parking.
The development may take advantage of the parking credits and reductions in Section 39.03.009, Parking Ratios and Design. Bicycle parking shall be provided in numbers required by Table 39.03.009-2, Off-Street Parking and Loading Schedule, and shall comply with the standards described in Section 39.02.005a.5.G, Bicycle Parking.
h.
(Ordinance 2023-O0054 adopted 5/9/2023)
a.
Applicability.
The regulations of this Section apply to all properties or structures wholly or partially contained within a Community Infill Overlay (CIO) district.
c.
Permitted uses.
In addition to the uses listed in Table 39.02.016-1, Permitted Uses by District, for each base zoning district within which the CIO overlay district is applied, the following uses shall be allowed by right:
1.
Residential uses. All residential uses permitted in the HDR, NC, OF, or AC base zoning districts, except single-family detached dwelling, duplex, or manufactured home park.
2.
A.
In the NC, OF, and AC base zoning districts, all permitted nonresidential uses in Table 39.02.016-1, Permitted Uses by District, are permitted.
B.
In the HDR base zoning district, in addition to the permitted nonresidential uses in Table 39.02.016-1, Permitted Uses by District, the following uses are permitted by right:
d.
Lot density, intensity, and dimensions.
1.
Residential and mixed-use. Lot density and dimensional requirements for multiplexes, townhouses, live-work, and mixed-use shall comply with Section 39.02.004e, High Density Residential (HDR), except that the minimum lot area shall be 700 square feet per unit, and the minimum common open space shall be 10 percent.
2.
Nonresidential. Lot intensity and dimensional requirements for nonresidential developments shall comply with Section 39.02.006a, Neighborhood Commercial (NC), except that the minimum lot area shall be 5,000 square feet, the minimum lot width shall be 50 feet, and the minimum landscape surface ratio shall be 10 percent.
e.
Contextual standards.
1.
Residential. The requirements and allowances of Section 39.02.024d, Residential Infill Compatibility, shall apply except as modified in this Subsection.
2.
A.
The front setback of a property in the CIO district shall be greater than or equal to the average of the front setbacks that exist on the lots that are adjacent to or on the same block face as the subject property, whichever results in a lesser required setback. For example, if lots immediately adjacent to the infill property have 14-foot and 18-foot setbacks from the front property line (an average of 16 feet) and the average for the entire block face is 15 feet, the minimum front setback for the infill property is 15 feet.
B.
If the CIO property is a corner lot, the side street setback shall be greater than or equal to the average of the front setbacks that exist on the adjacent lot or of the front setbacks on the same block face as the side street of the subject property, whichever results in the more minimal required setback.
3.
4.
Bufferyard. When a new structure is proposed in this overlay district adjacent to an RE, SF-1, SF-2, or MDR district, on either side or to the rear, a Type A Bufferyard in accordance with Section 39.03.016, Bufferyard Landscaping, shall be provided. This requirement shall not apply to the reuse of an existing building.
f.
Parking.
The development may take advantage of the parking credits and reductions in Section 39.03.009, Parking Ratios and Design. Bicycle parking shall be provided in numbers required by Table 39.03.009-2, Off-Street Parking and Loading Schedule, and shall comply with the standards described in Section 39.02.005a.5.G, Bicycle Parking.
g.
(Ordinance 2023-O0054 adopted 5/9/2023)
a.
Purpose.
In addition to the purpose of this district established in Section 39.02.003, Zoning District Establishment, the purposes of the Planned Unit Development District (PUD) district are:
1.
Regulatory flexibility. It is intended to permit regulatory flexibility to:
A.
Achieve development that is in accordance with the City's Comprehensive Plan;
B.
Achieve economy and efficiency in the use of land, natural resources, energy, and in the provision of public services and utilities;
C.
Protect and preserve natural resources and natural features;
D.
Encourage the creation of useful open space particularly suited to the proposed development and the parcel on which it is located; and
E.
Provide appropriate development to satisfy the needs of residents of the City of Lubbock.
2.
Land use compatibility. It is further intended that development permitted pursuant to this Section be laid out so that proposed uses, buildings, and site improvements relate to each other and to adjoining existing uses and to the public realm in such a way that they will be compatible, with no material adverse impact of one use on another.
3.
Redevelopment. It is further intended that these regulations bring about reuse and/or redevelopment of sites where an orderly change of use is determined to be desirable, especially where reuse is restricted because of existing nonconformities, physical development, or the constraints of conventional zoning standards.
4.
Purpose not intended. The PUD District shall not be used for the sole purpose of circumventing the zoning regulations, securing an agreement between an applicant and nearby property owners to receive zoning approval, nor to assign responsibility to the City for private deed covenants or restrictions.
b.
Applicability.
1.
Generally. Consideration of a proposed development pursuant to this Section may occur only if the proposed development site is at least two acres in total area where located within the area enclosed by Loop 289 and at least seven acres elsewhere.
2.
Land area reduction. However, in the interest of making use of the PUD as a tool to implement the Comprehensive Plan, the City Council, upon recommendation from the Planning and Zoning Commission, may permit a 50 percent reduction in these minimum area requirements if:
A.
The project has unique characteristics and benefits; or
B.
The parcel in question has unique characteristics that significantly impact development, such as, for example, unusual shape or proportions, unusual topography, or potentially incompatible land uses on surrounding property.
c.
Zoning designation.
The PUD district is applied to property in conjunction with a base zoning district.
d.
Permitted uses.
A PUD development may contain any uses or combination of uses that are listed as Permitted Uses, Limited Uses, or Specific Uses in compatible zoning districts in Table 39.02.016-1, Permitted Uses by District, provided that the proposed uses are listed on the approved concept plan and the proposed uses satisfy the following criteria:
1.
Compatibility of uses. Uses within the PUD shall be compatible with one another and with adjacent uses, as determined by generally accepted planning principles. Problems with compatibility of uses shall be mitigated through appropriate site design and usage of development standards beyond minimums, such as extended buffer yards, berms, landscaping, screening fences, building design (form, massing, architectural design, and materials), or other suitable methods;
3.
Combination of residential and nonresidential uses. Residential and nonresidential uses may be permitted together on the same site in a PUD development, provided that the residential and nonresidential uses are carefully integrated in a manner that is consistent with established site design and planning principles so as to create a sustainable overall development.
e.
Development standards.
1.
Generally. The following design standards shall be used as a guide for the design of PUD developments to ensure that the physical and operational characteristics of proposed buildings and uses are compatible when considered in the context of the surrounding area.
2.
Modification of standards.
A.
Modifications to these standards may be approved by the City Council in conjunction with approval of the concept plan, upon receiving an advisory recommendation from the Planning and Zoning Commission, and upon making the determination that other standards would be more appropriate because of the particular design and orientation of buildings and uses, provided that any such modified standards shall be consistent with the purpose of the PUD provisions as stated in Subsection a., above.
B.
Design and zoning standards modifications approved in conjunction with the approval of a PUD concept plan shall not require approval of the Zoning Board of Adjustment.
3.
A.
Generally. PUD developments shall comply with the minimum setback requirements list in Table 39.02.012-1, PUD Minimum Building Setbacks.
B.
Setback reduction. A smaller setback with a build-to line may be approved upon review of the concept plan in the interest of establishing a consistent relationship of the buildings to the street and sidewalk, so as to form a visually continuous pedestrian-oriented street front.
Table 39.02.012-1 PUD Minimum Building Setbacks | |
|---|---|
Setback Location | Minimum Setback |
Along perimeter of PUD project, adjacent to public road | 30 ft. |
Along perimeter of PUD project, not adjacent to public road | 20 ft. |
Along internal road or driveway | Minimum setbacks within the development shall be based on established planning and design principles, taking into account the degree of compatibility between adjoining uses, compatibility between uses and roads and drives, sensitivity to the characteristics of the site, the need for free access for emergency vehicles, compliance with building and fire codes, the need for adequate amounts of light and air between buildings, and the need for proper amounts of open space. |
4.
Height. Buildings and structures may be approved to be taller than the maximum height allowed in the base zoning district set forth in Division 2.2, Zoning Districts and Standards, upon making the following determinations:
A.
Light and shadow. Buildings or structures taller than 40 feet shall be designed to not have an unreasonable adverse impact on adjacent property as a result of the shadows that are cast or glare created from reflected or artificial light;
B.
Privacy. Buildings or structures taller than 40 feet shall be designed to avoid infringing on the privacy of adjacent public and private property, particularly adjacent residential areas; and
C.
Scale of development. Buildings or structures taller than 40 feet shall be compatible with the scale of the neighborhood or area in which they are situated in terms of relative height, height to mass, and building or structure scale to human scale.
5.
Parking and loading.
A.
Generally. Parking and loading facilities in PUD developments shall comply with the standards for the base zoning district set forth in Division 3.3, Parking, Loading, Stacking, and Access.
B.
Modification and reduction of required parking.
i.
The minimum number of parking spaces required may be modified based on evidence that other standards would be more reasonable because of the level of current or future employment, the level of current or future customer traffic, shared parking by uses that have peak parking demands that do not overlap, and other considerations.
ii.
A decision to reduce the number of parking spaces shall be based on technical information provided by a qualified planning, parking, or traffic consultant that verifies that the reduction will not impair the functioning of the developments served or have an adverse impact on traffic flow on or adjacent to the development.
6.
Access and circulation. The vehicular and pedestrian circulation system within each development shall safely and conveniently accommodate the movement of vehicles, bicycles, and pedestrians throughout the proposed development and to and from surrounding areas.
7.
A.
Generally. Landscaping shall comply with the requirements of the base zoning district as detailed in Division 3.4 Trees, Landscaping, and Buffering, and a detailed landscape plan shall be included with the submittal for approval.
B.
Modification of landscaping. The landscaping requirements may be modified with respect to design, but not in regard to the total landscaping percentage, provision of live plant material, or the need for irrigation. Deviations to requirements must be based on evidence that other standards would be more reasonable or desirable due to the inherent design of the PUD Development, the benefit that would accrue to the end-user, as well as other considerations.
8.
Open space. PUDs with a residential component shall provide usable open space that is accessible to all residents of the development. Such usable open space shall not consist of required yard areas or stormwater retention or detention ponds (except as identified in Subsection E., below) and shall be identified on the concept and detail plans. The amount, location, shape, and other characteristics of open space within a development shall be based on established planning and design principles, taking into account the following considerations:
A.
The types and arrangement of uses on the site;
B.
The proposed uses of the open space and types of improvements proposed within the open space;
C.
The extent to which the leisure and recreation needs of all segments of the population residing in the development would be accommodated;
D.
The manner in which the open space is integrated into the overall design of the development; and
E.
Up to 50 percent of the surface area of stormwater management ponds, as determined by the City Engineer, may qualify as open space if the following conditions are met:
i.
All stormwater management ponds shall be integrated into the overall development and shall serve as a visual and physical amenity to the site. A visual and physical amenity is easily accessible to pedestrians and/or non-motorized vehicles and is visually attractive.
ii.
The maximum slope of stormwater management ponds in a PUD shall be 1:7.
iii.
Fences around stormwater management ponds are not permitted.
iv.
All stormwater management ponds shall have a natural appearance, and shall be round, oval, or kidney in shape with irregular edges.
v.
Recreation facilities such as walking paths shall be provided near and/or around stormwater management ponds to allow users of the site to use and enjoy the ponds as an amenity.
9.
A.
Generally. Signage for each site and building within the PUD Development shall comply with Division 3.5, Signs.
B.
Deviation from sign standards.
i.
Deviations from the provisions of Division 3.5, Signs, other than prohibited signs and billboards, may be considered where a Master Sign Plan, in accordance with Section 39.07.024, Sign Permit and Master Sign Plan.
ii.
The master sign plan shall be prepared by a licensed architect, landscape architect, or sign consultant and shall contain a site plan with all proposed signs keyed to elevations of the individual signs that are fully dimensioned, and further keyed to a sign list in tabular format with individual and cumulative sign areas, in square feet, included thereon.
10.
Additional considerations.
A.
Generally. In their review of a proposed PUD development, the Planning and Zoning Commission and City Council may review other considerations that are found to be relevant to a particular project, including, but not necessarily limited to, road capacity, capacity and design of utility systems, achievement of an integrated development with respect to signage, lighting, landscaping, and building materials, and the extent to which noise reduction and visual screening are used, particularly in cases where nonresidential uses adjoin residential uses. When reviewing any such additional considerations, the Staff, Planning and Zoning Commission and City Council may refer to applicable standards in this UDC.
B.
Waiver not authorized. While it is the intent of this Section that the City Council be empowered with the ability to exercise flexibility in the application of regulations where deemed appropriate, it is not the intent of this Section to authorize a waiver or lessening of design or construction standards otherwise prescribed for any public infrastructure proposed or required within a PUD project.
(Ordinance 2023-O0054 adopted 5/9/2023)
a.
Purpose.
The purpose of the South Overton Overlay (SOO) is to promote the preservation of the unique character of the South Overton National Residential Historic District by overlaying certain conditions on the existing and future land use zoning. The character of this grouping of early 20th-century structures is derived from the diverse mix of architectural styles found in early Lubbock.
b.
Applicability.
The SOO does not require anyone to make changes to existing properties to conform to the standards of this Section, nor does it change the permitted land uses within the SOO. To maintain compatibility with the historic residential and public structures within the South Overton Residential Historic District (Historic District), listed on the National Register of Historic Places (NRHP) in 1996, the standards of this Section apply to the following activities:
1.
New construction. New primary structure construction exceeding 350 square feet.
c.
Boundary.
Figure 39.02.013-1, South Overton Overlay Boundary, shows the boundary of the SOO.
Figure 39.02.013-1, South Overton Overlay Boundary |
 |
e.
Building requirements.
1.
Maximum size.
B.
A single-family residential structure shall not exceed 5,000 square feet of gross floor area.
3.
Roof attachments. Any antenna on the roof shall be located on that part of the roof that is least visible from the street. No flagpole shall be attached to the roof.
4.
Mechanical units. Mechanical units shall not be located in the front of the structure and mechanical units located on the side of a structure shall be screened by a fence sufficient to block the view of the unit from the street. Mechanical units located on a roof must be located on that part of the roof that is least visible from the street.
5.
Fences. Front yard fences are prohibited.
f.
Design requirements.
1.
Windows and doors.
A.
Materials.
i.
Windows and doors shall be made of wood, glass, painted, or pre-finished metal or architectural decorative material consistent with the architectural style of the building. Unpainted wood and clear mill-finished or unfinished aluminum windows and storm doors are prohibited.
ii.
Windows on new construction should be double-paned insulated glass.
B.
Storm windows and doors.
i.
Storm windows are discouraged on existing properties, and if used should represent the same size and configuration of existing windows, except on additions to existing structures where storm windows are already present. Storm windows on new construction are prohibited.
ii.
Storm doors must reveal as much of the door behind it as possible. Replacement windows must be of the same size and configuration as the historic windows.
2.
Building materials.
A.
New construction. Materials and colors for new structures should be contributing to the historic character of the district and be similar in size, scale, and color to historic materials.
B.
Replacement. Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials.
C.
Additions, structural changes, and roof replacement. All additions, exterior structural changes to existing structures, and roof replacements shall be of the same design and materials as the primary structure. If the original materials are no longer available, then compatible materials as near the original materials and color as possible and practical shall be considered during the plan review process.
D.
Prohibited materials. The following materials shall not be used on any exterior wall or roof:
i.
Diagonal or vertical siding;
ii.
Unpainted wood;
iii.
Exposed concrete masonry units;
iv.
Vinyl siding;
v.
Plywood or other composite sheet or panel materials;
vi.
Metal siding;
vii.
Corrugated sheet iron; and
viii.
Cement board siding. Smooth cement board siding with a reveal of no more than six inches is permitted to simulate wood lap siding and wood trim.
3.
Addition design requirements for new structures.
A.
Generally. The objective of the design requirements is that any new structure in the SOO is compatible with the South Overton National Residential Historic District and shall embody the distinctive stylistic elements and materials of one of the early 20th-century architectural styles listed in subsection C., below. The nomination for listing of the South Overton Residential Historic District to the National Register of Historic Places includes references to, photographs of, and descriptions of the design elements and characteristics of significant homes and other structures in the South Overton National Historic District, as does A Guide to Lubbock's Architectural Heritage (City of Lubbock, 1993) and Architecture in Lubbock: A Guide for Identification and Preservation (City of Lubbock, 1979) all available in the Planning Department and on the Planning Department website.
B.
Distinctive elements. A new structure must contain all of the distinctive elements generally recognized for its style of architecture, provided that, in the opinion of the Planning Staff and/or the Urban Design and Historic Preservation Commission, the structure will be a contributing structure and will be in harmony with the existing contributing structures in the Historic District.
C.
Permitted architectural styles. Any of the following architectural styles are permitted for new construction of a primary structure:
i.
American Foursquare;
ii.
Bungalow, Craftsman or Arts and Crafts;
iii.
Classical Revival;
iv.
Colonial Revival;
v.
Federal Revival;
vi.
Folk Victorian;
vii.
Georgian Revival;
viii.
Greek Revival;
ix.
Mission Revival;
x.
Moderne;
xi.
Prairie;
xii.
Queen Anne;
xiii.
Spanish Revival (Spanish Colonial, Monterey, Pueblo);
xiv.
Spanish Renaissance Revival;
xv.
Tudor Revival; or
xvi.
Victorian.
D.
Prohibited designs. No structure shall be constructed pursuant to an experimental design including, but not limited to, geodesic dome, A-frame, or inflatable structures. Tents, boxcars, portable dwellings, mobile homes, and modular, pre-built, or prefabricated structures are prohibited.
E.
Distinctive elements. A new structure must contain all of the distinctive elements generally recognized for its style of architecture, provided that, in the opinion of the Planning Staff and/or the Urban Design and Historic Preservation Commission, the structure will be a contributing structure and will be in harmony with the existing contributing structures in the Historic District.
G.
Accessory structures. New accessory structures larger than 350 square feet constructed on a lot with an existing primary building must conform to the historical style of the primary structure.
g.
Off-street parking, driveways, and pedestrian access.
1.
Off-street parking and driveways.
C.
Access.
i.
Off-street parking that is accessible from the street, shall be accessed using accessible by a driveway 12 feet in width. On corner lots, off-street parking on the rear half of the lot may be accessible from the side street.
ii.
Off-street parking may be accessible from the alley.
D.
Visibility triangle. No driveway shall be allowed within the visibility triangle at the intersection of two streets established in Section 39.02.023, Measurements. A drive from the side street and parking in the back yard may be a substitute if the front drive would be in the vision triangle.
3.
Pedestrian access.
B.
Connecting walkway. A walkway shall be constructed to connect the public sidewalk and the front porch. The walkway shall be at least four feet wide and constructed of concrete or brick pavers set in sand and contained by a metal or concrete border.
C.
Construction specifications. Concrete sidewalks and walkways shall meet the City's construction specifications for public sidewalks.
h.
Landscaping.
2.
Front yard. Excluding the required sidewalks, and if applicable, a single-lane driveway to the rear of the lot, at least 90 percent of the remaining front yard shall be landscaped and permanently maintained with grass or other living plant material.
3.
Corner lots. On corner lots, if the side yard nearest the side street is not enclosed with a screening fence of at least six feet high, at least 90 percent of the side yard and parkway, excluding the required sidewalk, shall be landscaped and permanently maintained with grass or other living plant materials.
4.
Landscaping materials. No more than ten (10) percent of this required landscaping can be composed of hard surfaced landscaping material, such as exposed aggregate, brick, concrete masonry, rock or gravel. Trees are encouraged in the parkway.
5.
Planting spacing and visibility triangle. Trees in the parkway must be separated by at least 25 feet and a tree may not be planted in the visibility triangle or where it may grow into any overhead public utility line.
i.
National register designation.
Although the National Register designation does not have a direct effect on zoning, the historic architectural elements identified in the nomination are an excellent guide for this zone case. In addition, staff and commissions reviewing new construction, alterations and additions under the standards of this section shall use The [U.S.] Secretary of the Interior's Standards for Rehabilitation (36 CFR 67) as a guide in decision making (Attachment B). All requirements of the respective underlying zone district shall apply.
j.
The Secretary of the Interior's standards for rehabilitation.
1.
The Standards (Department of Interior regulations, 36 CFR 67) pertain to historic buildings of all materials, construction types, sizes, and occupancy and encompass the exterior and the interior, related landscape features and the building's site and environment as well as attached, adjacent, or related new construction. The Standards are to be applied to specific rehabilitation projects in a reasonable manner, taking into consideration economic and technical feasibility.
2.
A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment.
3.
The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided.
4.
Each property shall be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken.
5.
Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved.
6.
Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a property shall be preserved.
7.
Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence.
8.
Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible.
9.
Significant archeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken.
10.
New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment.
11.
New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.
k.
Plan review process and procedures.
Persons building, adding to, making structural alterations or structural repairs to, or roofing residences in the SOO shall follow the site development plan review procedures as set out in Article 39.07, Development Review Procedures, along with the following:
1.
If the Director of Planning or a designated representative determines the proposal contains unique circumstances which cannot be accommodated by the Zoning Ordinance and the Design and Development Regulations, South Overton National Register Historic District, the plans will be placed on the next available agenda of the Urban Design and Historic Preservation Commission for recommendations. The commission shall use the zoning ordinance and the design standards to determine whether the development meets the intent of each document. Factors to be considered by the commission in making their recommendation and attaching conditions include: the extent to which the proposal differs from the design standards or the standards of the ordinance, the impact of these modifications on the existing and future development in the area, and the public purpose to be served by permitting the requested modifications.
2.
Upon recommendation by the Urban Design and Historic Preservation Commission, the Director of Planning may vary the requirements of the design standards so long as the requirements of the base zoning district of the property are not altered. Variances from the requirements of the base zoning district, even if recommended by the Urban Design and Historic Preservation Commission must be approved by the Zoning Board of Adjustment. All recommendations by the Urban Design and Historic Preservation Commission must be provided in writing to the applicant and to the Zoning Board of Adjustment.
(Ordinance 2023-O0054 adopted 5/9/2023)
a.
Purpose.
The purpose of the Reduction Overlay District (ROD) is to allow development that deviates from the standards of the underlying base zoning district, by reducing or restricting these standards and removing permitted or accessory uses. It also provides regulatory flexibility in the following manner:
1.
Regulatory flexibility. It is intended to permit regulatory flexibility to:
A.
Achieve development that is in accordance with the City's Comprehensive Plan;
B.
Achieve economy and efficiency in the use of land, natural resources, energy, and in the provision of public services and utilities; and/or
C.
Provide appropriate development to satisfy the needs of residents of the City of Lubbock.
2.
Land use compatibility. It is further intended that development permitted pursuant to this Section allow uses, buildings, and site improvements to relate to each other and to adjoining existing uses and to the public realm in such a way that they will be compatible.
3.
Redevelopment. It is further intended that these regulations bring about reuse and/or redevelopment of sites where an orderly change of use is determined to be desirable, especially where reuse is restricted because of existing nonconformities, physical development, or the constraints of conventional zoning standards.
4.
Purpose not intended. The Reduction Overlay shall not be used for the sole purpose of securing an agreement between an applicant and the City to receive zoning approval.
b.
Applicability.
1.
Generally. Consideration of a proposed development pursuant to this Section may occur only if the proposed development site is at least two acres in total area where located within the area enclosed by Loop 289 and at least seven acres elsewhere.
2.
Land area reduction. However, in the interest of making use of the Reduction Overlay as a tool to implement the Comprehensive Plan, the City Council, on receiving a final report from the Planning and Zoning Commission, may permit a 50 percent reduction of these minimum area requirements if it finds that:
A.
The project has unique characteristics and benefits; or
B.
The parcel in question has unique characteristics that significantly impact development, such as, unusual shape or proportions, unusual topography, or potentially incompatible land uses on surrounding property.
3.
Zoning designation. The Reduction Overlay is applied to property in conjunction with a base zoning district.
4.
Development standards.
A.
Generally. The following reductions are examples that may be requested as part of a Reduction Overlay District to ensure the physical and operational characteristics of proposed buildings and uses are compatible, when considered in the context of the surrounding area.
B.
Reduction of standards.
i.
Applicants must clearly state their requested reductions in writing, when submitting their application for the Reduction Overlay District.
ii.
Reduction of the standards in a base zoning district may be approved by the City Council, on receiving a final report from the Planning and Zoning Commission, and on making the determination that the reduction of the standards would be more appropriate because of the particular design and orientation of buildings and uses, provided that any such modified standards shall be consistent with the purpose of the Reduction Overlay as stated in Subsection a., Purpose, above.
C.
Height. Buildings and structures may be restricted to a lesser height than the maximum height allowed in the base zoning district set forth in Division 2.2, Zoning Districts and Standards.
E.
Accessory dwelling units. The Reduction Overlay District may prohibit Accessory Dwelling Units, even if allowed in the base zoning district.
c.
Billboards.
The Reduction Overlay District may prohibit billboards, even if allowed in the base zoning district.
d.
(Ordinance 2023-O0054 adopted 5/9/2023; Ordinance 2023-O0132 adopted 10/10/2023)