[Ordinance 10370, adopted August 20, 2020, repealed former Part II, §§ 52-1—52-86, in its entirety. Copies of prior Zoning Ordinance Nos. 209 and 1144 are attached in this part for reference.]
[Editor's note—Printed herein, at the request of the city, are provisions relative to zoning districts that have been repealed but which may still be in full force and effect on properties zoned under these districts at the time of their repeal. These provisions are printed herein for reference purposes, and are set out as enacted, with minor nonsubstantive changes and a uniform system of capitalization and punctuation employed.]
ATTACHMENTS
Attachment 1 - Part III - Zoning Ordinance No 209Attachment 2 - Ord. No. 1144
In an R-6A single-family district no land shall be used and no building shall be erected for or converted to any use other than:
(a) 
Principal uses.
The following uses shall be permitted as principal uses:
(1) 
Single-family detached dwellings.
(2) 
Public and nonprofit institutions of an educational, religious or cultural type excluding corrective institutions and hospitals.
(3) 
Governmental buildings and uses.
(4) 
Public utility uses required to service the district.
(5) 
Public and private noncommercial recreational areas and facilities such as public parks, country clubs and golf courses, excluding miniature golf courses and driving ranges.
(6) 
Temporary buildings when they are to be used only for construction purposes or as a field office within a subdivision approved by the city for the sale of the real estate of that subdivision only. Such temporary construction buildings shall be removed immediately upon completion or abandonment of construction and such field office shall be removed immediately upon occupancy of ninety-five (95) percent of the lots in the subdivision.
(7) 
Customary home occupation, provided that no person, other than a member of the family of the owner or user of the principal single-family dwelling, shall be employed or work in or at such home occupation.
(b) 
Accessory uses.
The following uses shall be permitted as accessory uses to a single-family detached dwelling provided that none shall be a source of income to the owner or user of the principal single-family dwelling.
(1) 
Private garage.
(2) 
Servants quarters not leased or rented to anyone other than the family of a bona fide servant giving more than fifty (50) percent of his or her employed time at the premises to which the servants' quarters is an accessory use and in the employ of the family occupying said premises.
(3) 
Guest quarters not containing cooking facilities.
(4) 
Private swimming pool.
When any of the foregoing permitted accessory uses are detached from the principal single-family dwelling, said use shall be located not less than forty-five (45) feet from the front lot line nor less than twenty (20) feet from any street right-of-way.
(c) 
Parking regulations.
Off-street parking shall be provided in accordance with the provisions of this ordinance and other applicable ordinances of the city:
(d) 
Area regulations.
The following minimum requirements shall be required:
(1) 
Depth of front yard: 30 feet
(2) 
Depth of rear yard: 25 feet
(3) 
Width of side yard: 5 feet
(4) 
Width of lot: 50 feet
(5) 
Depth of lot: 120 feet
(6) 
Land area per dwelling unit: 6,000 square feet
(e) 
Height and area regulations.
The following maximum height and area regulations shall be observed;
(1) 
Height of principal structure: 2 stories or 25 feet
(2) 
Height of accessory structure: 2 stories or 25 feet
(3) 
Lot coverage by principal buildings: 40 percent of total lot area
(Ordinance 1144, adopted 11/5/1964)
[1]
Editor's note—Section 52-12 was repealed by § 1 of Ordinance 2067, adopted Feb. 11, 1971.
In an R-PH patio home district no land shall be used and no building shall be erected for or converted to any use other than:
(a) 
Principal uses:
The following uses shall be permitted as principal uses:
(1) 
Single-family detached dwellings.
(2) 
Temporary buildings when they are to be used only for construction purposes or as a field office within a subdivision approved by the city for the sale of the real estate of that subdivision only. Such temporary construction buildings shall be removed immediately upon completion or abandonment of construction and such field office shall be removed immediately upon occupancy of ninety-five (95) percent of the lots in the subdivision.
(b) 
Accessory uses:
(1) 
Private garage.
(2) 
Private swimming pool.
(3) 
Guest quarters, not containing cooking facilities.
(4) 
Public utility uses.
When any private garage, guest quarters or public utility use is attached or detached from the principal single-family dwelling, said use shall be located not less than twenty-five (25) feet from the front property line for lots fronting a minor or secondary street or thirty-five (35) feet for lots fronting a major street, not less than fifteen (15) feet from any street right-of-way.
A swimming pool shall not be located within fifteen (15) feet from any street right-of-way and shall be fenced in accordance with other ordinances of the city.
Whenever garage or carport is entered directly from an alley or rear (side) private driveway, a fence may be permitted within the front setback no closer than ten (10) feet to the street right-of-way. Said fence shall be of masonry or materials similar to those utilized on the principal single-family structure and shall not exceed six (6) feet in height.
(c) 
Parking regulations:
Off-street parking shall be provided in accordance with the provisions of this ordinance and other applicable ordinances of the city. No parking of recreational vehicles, motor home or towed trailers shall be permitted within the required front setback area.
(d) 
Area regulations:
The following shall be minimum requirements for any principal use structure:
(1) 
Depth of front building setback: 15 feet
(2) 
Depth of rear setback: 5 feet for one-story; 15 feet for two-story
(3) 
Width of side setback: 5 feet on one side; 10 feet on opposite side
(4) 
Width of lot: 40 feet
(5) 
Depth of lot: 90 feet
(6) 
Distance between detached structures: 10 feet
(7) 
Land area per dwelling unit: 4,000 square feet
(e) 
Height and area regulations:
The following maximum height and area regulations shall be observed:
(1) 
Height of structure, principal and accessory: 2½ stories or 30 feet.
(2) 
Lot coverage by building: 60 percent.
(f) 
Property must be platted:
All subdivision plats filed shall have established front, side and rear yard setback lines on each lot in accordance with paragraph (d).
(Ordinance 1144, § 1, adopted 11/5/1964)
[1]
Editor's note—Section 52-12a was repealed by § 1 of Ordinance 4995, adopted July 17, 1986.
In an R-ZL zero lot line residential district no land shall be used and no building shall be erected for or converted to any use other than:
(a) 
Principal uses:
The following uses shall be permitted as principal uses:
(1) 
Single-family detached dwellings.
(2) 
Temporary buildings, when they are to be used only for construction purposes or as a field office within a subdivision approved by the city for the sale of the real estate of that subdivision only. Such temporary construction buildings shall be removed immediately upon completion or abandonment of construction and such field office shall be removed immediately upon occupancy of ninety-five (95) percent of the lots in the subdivision.
(b) 
Accessory uses:
(1) 
Private garage.
(2) 
Private swimming pool.
(3) 
Guest quarters, not containing cooking facilities.
(4) 
Public utility uses.
When any private garage, guest quarters or public utility use is attached or detached from the principal single-family dwelling, said use shall be located not less than twenty-five (25) feet from the front property line for lots fronting a major street; not less than fifteen (15) feet from any street right-of-way.
A swimming pool shall not be located within fifteen (15) feet from any street right-of-way and shall be fenced in accordance with other ordinances of the city.
Whenever garage or carport is entered directly from an alley or rear (side) private driveway, a fence may be permitted within the front setback no closer than ten (10) feet to the street right-of-way. Said fence shall be of masonry or materials similar to those utilized on the principal single-family structure and shall not exceed six (6) feet in height.
(c) 
Parking regulations:
Off-street parking shall be provided in accordance with the provisions of this ordinance and other applicable ordinance of the city.
No parking or recreational vehicles, motor homes or towed trailers shall be permitted within the required front setback area.
(d) 
Area regulations:
The following shall be minimum requirements for any principal use structure.
(1) 
Depth of front building setback: 15 feet
(2) 
Depth of rear setback: 5 feet for one-story; 15 feet for two-story
(3) 
Width of side setback: 8 inches on one side; 10 feet on opposite side
(4) 
Width of lot: 40 feet
(5) 
Depth of lot: 90 feet
(6) 
Distance between detached structures: 10 feet
(7) 
Land area per dwelling unit: 4,000 square feet
(8) 
No dwelling shall be closer than 10 feet, 8 inches between the face of exterior walls or neighboring dwelling units
(e) 
Height and area regulations:
The following maximum height and area regulations shall be observed:
(1) 
Height of structure, principal and accessory: 2½ stories per 30 feet
(2) 
Lot coverage by buildings, driveways, and parking: 60 feet
(f) 
Property must be platted:
All subdivision plats filed shall have established front, side and rear yard setback lines on each lot in accordance with paragraph (d). An access easement of five (5) feet shall be provided and so indicated on the subdivision plat to allow the adjacent owner access to the eight-inch side yard on each lot.
(Ordinance 3555, § 2, adopted 11/20/1980)
[1]
Editor's note—Section 52-12b was repealed by § 3 of Ordinance 4995, adopted July 17, 1986.
In an R-3 three-family district no land shall be used and no building shall be erected for or converted to any use other than:
(a) 
Principal uses:
The following uses shall be permitted as principal uses:
(1) 
Single-family detached dwellings.
(2) 
Duplexes.
(3) 
Triplexes.
(4) 
Public and nonprofit institutions of an educational, religious, or cultural type excluding corrective institutions and hospitals.
(5) 
Governmental buildings and uses.
(6) 
Public utility uses.
(b) 
Accessory uses:
The following uses shall be permitted as accessory uses:
(1) 
Private garage.
(2) 
Swimming pool.
When any of the foregoing permitted accessory uses are detached from a principal dwelling, said use shall be located not less than forty-five (45) feet from the front lot line nor less than twenty (20) feet from any street right-of-way.
(c) 
Parking regulations:
Provisions for the parking of automobiles shall be permitted as an accessory use to any principal permitted use provided that such shall not be located on a required front yard. Off-street parking shall be provided in accordance with the provisions of this ordinance and other applicable ordinances of the city.
(d) 
Area regulations:
The following minimum requirements shall be required:
(1) 
Depth of front yard: 30 feet
(2) 
Depth of rear yard: 25 feet
(3) 
Width of side yard: 6 feet
(4) 
Width of lot: 70 feet
(5) 
Depth of lot: 85 feet
(6) 
Land area per dwelling unit: 3000 square feet
(7) 
Distance between detached buildings: 12 feet
(e) 
Height and area regulations:
The following maximum height and area regulations shall be observed.
(1) 
Height of principal structure: 2½ stories or 30 feet
(2) 
Height of accessory structures: 1 story or 15 feet
(3) 
Lot coverage by buildings: 30% of total lot area
(Ordinance 1144, adopted 11/5/1964)
[1]
Editor's note—Section 52-14 was repealed by § 1 of Ordinance 2805, adopted Nov. 16, 1975.
In an R-MF multi-family district no land shall be used and no building shall be erected for or converted to any use other than:
(a) 
Principal uses:
The following uses shall be permitted as principal uses:
(1) 
Multi-family dwellings.
(2) 
Public and nonprofit institutions of an educational, religious, or cultural type excluding corrective institutions and hospitals.
(3) 
Governmental buildings and uses.
(4) 
Public utility uses.
(5) 
Private clubs, excepting those the chief activities of which are services customarily carried on as a business and those in which alcoholic beverages are served or consumed.
(b) 
Accessory uses:
The following uses shall be permitted as accessory uses provided that such shall be located not less than twenty (20) feet from any street right-of-way:
(1) 
Private garage.
(2) 
Swimming pool no nearer than one hundred twenty (120) feet to any principal building used for single family residence within an R-40, R-15, R-10, R-7.5, R-6 or R-6A district.
(3) 
Laundry room for use of tenants.
(4) 
Cafe or restaurants for the sole convenience of the occupants of a multi-family dwelling apartment house or the members of a private club and their guests, provided that such accessory use shall not be open to the general public or advertised in any manner.
(5) 
Mechanical equipment no nearer than one hundred twenty (120) feet to any principal building used for single-family residence within an R-40, R-15, R-10, R-7.5, R-6 or R-6A district.
(6) 
Garbage storage no nearer than thirty (30) feet to a developed lot in an R-40, R-15, R-10, R-7.5, R-6 or R-6A district used as a single-family dwelling.
(7) 
Provisions for the parking of automobiles provided that such provisions within sixty (60) feet of a developed lot in an R-40, R-15, R-10, R-7.5, R-6 or R-6A district shall be separated from said lot by a blind fence or wall at least six (6) feet high.
(c) 
Parking regulations:
Off-street parking shall be provided in accordance with the provisions of this ordinance and other applicable ordinances of the city, provided that no parking shall be located on a required front yard area.
(d) 
Area regulations:
The following minimum requirements shall be required:
(1) 
Depth of front yard: 30 feet
(2) 
Depth of rear yard: 20 feet where no windows or other openings for light face the rear yard. In all other cases one of the following, whichever is least: 5 feet plus the height of the building at that point; or, ½ the width of the building at that point, but in either event, no less than 20 feet.
(3) 
Width of side yard: 20 feet where no windows or other openings for light face the side yard. In all other cases one of the following, whichever is least: 5 feet plus the height of the building at that point; or, ½ the sideage of the building at that point, but in either event, no less than 20 feet.
(4) 
Width of lot: 80 feet
(5) 
Depth of lot: 80 feet
(6) 
Land area per dwelling unit solely on the first floor: 1750 square feet.
(7) 
Land area per dwelling unit solely above the first floor - but below a sixth floor: 950 square feet.
(8) 
Land area per dwelling unit solely above a fifth floor: None.
(9) 
Land area per dwelling unit occupying space both on the first floor and on a floor above the first floor: 1,350 square feet.
(10) 
Land area per dwelling unit occupying space both on the fifth floor and on a floor above the fifth floor: 475 square feet.
(11) 
Distance between detached buildings: 10 feet where no windows or other openings for light face upon the space between buildings. In all other cases one of the following, whichever is least: 10 feet, plus the sum of the two building heights at those points which establish the distance between: or, ½ the smallest building side forming space between, but in either event, no less than 40 feet.
(e) 
Height and area regulations:
The following maximum height and area regulations shall be observed:
(1) 
Height of structure: ½ the shortest distance between the structure and the nearest developed lot in an R-40, R-15, R-10, R-7.5, R-6 or R-6A district used as a single family residence.
(2) 
Lot coverage by buildings: Fifty (50) percent.
(3) 
Lot coverage by buildings, driveways and parking spaces: 70 percent, if used for dwelling purposes, otherwise 100 percent.
(Ordinance 1144, adopted 11/5/1964)
[1]
Editor's note—Section 52-16 was repealed by § 1 of Ordinance 1987, adopted Aug. 13, 1970.
In an R-MF-3 multi-family district no land shall be used and no building shall be erected for or converted to any use other than:
(a) 
Principal uses:
The following uses shall be permitted as principal uses:
(1) 
Multi-family dwellings.
(2) 
Public and nonprofit institutions of an educational, religious, or cultural type excluding corrective institutions and hospitals.
(3) 
Governmental buildings and uses.
(4) 
Public utility uses.
(5) 
Duplexes, triplexes, and four-unit apartment houses. However, not more than one building per residential lot.
(b) 
Accessory uses:
The following uses shall be permitted as accessory uses provided that such shall be located not less than twenty (20) feet from any street right-of-way. Refer 52-40.
(1) 
Private garage.
(2) 
Swimming pool no nearer than seventy-five (75) feet to any principal building used for single-family residence within an R-40, R-15, R-10, R-7.5, R-6, R-6A or A district.
(3) 
Laundry room for use of tenants.
(4) 
Cafe or restaurants for the sole convenience of the occupants of a multi-family dwelling apartment house or the members of a private club and their guests, provided that such accessory use shall not be open to general public or advertised in any manner.
(5) 
Day nursery, or kindergarten.
(6) 
Library, art gallery or museum (public).
(7) 
Barber and beauty shop.
(8) 
Cigar, tobacco, beverage and candy.
(9) 
Mechanical equipment no nearer than one hundred twenty (120) feet to any principal building used for single-family residence within an R-40, R-15, R-10, R-7.5, R-6, R-6A or A district.
(10) 
Garbage storage no nearer than 30 feet to a developed lot in an R-40, R-15, R-10, R-7.5, R-6, R-6A or A district used as a single-family dwelling.
(11) 
Provisions for the parking of automobiles provided that such provisions within sixty (60) feet of a developed lot in an R-40, R-15, R-10, R-7.5, R-6, R-6A or A district shall be separated from said lot by a blind fence or wall at least six (6) feet high, unless parking is underground in which case fence shall be omitted.
(12) 
Private clubs, excepting those the chief activities of which are services customarily carried on as a business and those in which alcoholic beverages are served or consumed.
Accessory use shall be contained entirely within the main building not having exterior access except through the main building entrance and having no exterior advertising or sign. Such use is secondary to the main use and for service only to the occupants of the building.
(c) 
Parking regulations:
Off-street parking shall be provided such that each efficiency, one-and two-bedroom unit shall have two (2) parking spaces. Each three-bedroom unit shall have two and one-half spaces and each bedroom unit in excess of three (3) shall have one-half parking space per bedroom.
This required parking shall comply with the provisions of this ordinance and other ordinances of the city. No on-site parking shall be located within a required front yard area.
(d) 
Area regulations:
The following minimum regulations shall be required:
(1) 
Depth of front setback: 25 feet
(2) 
Depth of rear setback: 15 feet
(3) 
Width of side setback: 10 feet
(4) 
Width of lot: Minimum 80 feet
(5) 
Depth of lot: Minimum 80 feet
(6) 
Minimum land area per dwelling: 1,200 square feet
(7) 
Minimum distance between detached accessory building and a residential structure is ten (10) feet. Minimum spacing between walls shall be twenty (20) feet, if either or both exterior walls contain openings for light and air. Minimum space between walls not having openings for light and/or air shall be ten (10) feet.
(e) 
Height and area regulations:
The following maximum height and area regulations shall be observed:
(1) 
Minimum height of principal structure: 36 feet
(2) 
Lot coverage by buildings, driveways, and surface parking spaces: 70 percent
(Ordinance 1987, § 1, adopted 8/13/1970)
[1]
Editor's note—Section 52-16c was repealed by § 1 of Ordinance 4080, adopted Mar. 24, 1983.
In a C-B central business district no land shall be used and no building shall be erected or converted to any use other than:
(a) 
Principal uses:
(1) 
Any use permitted in a P-O professional office district, C-N neighborhood commercial district, and C-C community commercial district subject to the regulations of this district.
(2) 
Any retail, wholesale, or commercial use not included in a P-O professional office district, C-N neighborhood commercial district or C-C community commercial district, provided that such use is not noxious or offensive by reason of the emission of odor, dust, gas fumes, noise or vibration, and provided that no warehousing and no kind of manufacturing or treatment of products or equipment, except such as is clearly incidental to the conduct of a permitted use, shall be permitted in this district.
(b) 
Accessory uses:
The following uses shall be permitted as accessory uses:
(1) 
Private garage.
(2) 
Swimming pool no nearer than one hundred twenty (120) feet to any principal building used for single-family residence within an R-40, R-15, R-10, R-7.5, R-6 or R-6A district.
(3) 
Mechanical equipment no nearer than one hundred twenty (120) feet to any principal building used for single-family residence within an R-40, R-15, R-10, R-7.5, R-6 or R-6A district.
(4) 
Garbage storage no nearer than thirty (30) feet to a developed lot in an R-40, R-15, R-10, R-7.5, R-6 or R-6A district used as a single-family dwelling.
(5) 
Provisions for the parking of automobiles provided that such provisions within sixty (60) feet of a developed lot in an R-40, R-15, R-10, R-7.5, R-6 or R-6A district shall be separated from said lot by a blind fence or wall at least six (6) feet high.
(c) 
Parking regulations:
The off-street parking provisions of this ordinance shall not apply to a Central Business District or the use of property therein.
(d) 
Area regulations:
The following minimum requirements shall be required:
(1) 
If used for dwelling purposes:
a. 
Depth of front yard: 30 feet
b. 
Depth of rear yard: 20 feet where no windows or other openings for light face the rear yard. In all other cases, one of the following, which ever is least; 5 feet, plus the height of the building at that point, or ½ the width of the building at that point, but in either event, no less than 20 feet
c. 
Width of side yard: 20 feet where no windows or other openings for light face the side yard. In all other cases, one of the following, whichever is least 5 feet, plus the height of the building at that point, or ½ the sideage of the building at that point, but in either event no less than 20 feet
d. 
Width of lot: 80 feet
e. 
Depth of lot: 80 feet
f. 
Land area per dwelling unit solely on the first floor: 1,750 square feet
g. 
Land area per dwelling unit solely above the first floor, but below a sixth floor: 950 square feet
h. 
Land area per dwelling unit solely above a fifth floor: None
i. 
Land area per dwelling unit occupying space both on the first floor and a floor above the first floor: 1,350 square feet
j. 
Land area per dwelling unit occupying space both on the fifth floor and on a floor above the fifth floor: 475 square feet
k. 
Distance between detached buildings: 10 feet where no windows or other openings for light face upon the space between buildings. In all cases one of the following, whichever is least: 10 feet, plus the sum of the two building heights at those points which establish the distance between; or, ½ the smallest building side forming space between, but in either event, no less than 40 feet
(2) 
If not used for dwelling purposes:
a. 
Depth of front yard: None
b. 
Depth of rear yard: None where no windows or other openings for light face the rear yard or rear lot line. In all other cases, one of the following, whichever is least; 5 feet plus the building height at that point; or, ½ the sideage of the building at that point
c. 
Width of side yard: None where no windows or other openings for light face the side yard or side lot line. In all other cases, one of the following, whichever is least: 5 feet plus the building height at that point, or, ½ the sideage of the building at that point
d. 
Width of lot: 80 feet
e. 
Depth of lot: 80 feet
f. 
Distance between detached buildings: 10 feet where no windows or other openings for light face upon the space between buildings. In all other cases, one of the following, whichever is least: 10 feet, plus the sum of the two building heights at those points which establish the distance between, or, ½ the smallest building side forming space between
(e) 
Height and area regulations:
The following maximum height and area regulations shall be observed:
(1) 
Height of structures: ½ the shortest distance between the structure and the nearest developed lot in an R-40, R-15, R-10, R-7.5, R-6 or R-6A district used as a single-family residence
(2) 
Lot coverage by buildings: 50 percent
(3) 
Lot coverage by buildings, driveways and parking spaces: 70 percent, if used for dwelling purposes, otherwise 100 percent
(Ordinance 1144, adopted 11/5/1964)
[1]
Editor's note—Section 52-22 was repealed by § 1 of Ordinance 2569, adopted Aug. 30, 1973.
In a C-OU commercial outdoor district no land shall be used and no building shall be erected for or converted to any use other than:
(a) 
Principal uses:
(1) 
Ambulance service.
(2) 
Automobile washing business.
(3) 
Business services and merchandise display in an unenclosed or incompletely enclosed building.
(4) 
Drive-in motion picture theaters.
(5) 
Drive-in restaurants.
(6) 
Food and dairy markets, excluding outside storage. No structure shall be erected, converted, or constructed to allow for the interior passage of motor vehicles for the retail sales or delivery of foods or beverages.
(7) 
Gasoline service stations.
(8) 
Automobile service garages.
(9) 
Lumber yards.
(10) 
Mortuary or funeral homes.
(11) 
Nursery or greenhouses.
(12) 
Private clubs.
(13) 
Public storage garage.
(14) 
Retail store, retail store uses, and merchandise display in an unenclosed or incompletely enclosed building. No structure shall be erected, converted, or constructed to allow for the interior passage of motor vehicles for the retail sales or delivery of foods or beverages.
(15) 
Sale of new or used automobiles and trucks. All vehicles must be in operating condition and all open display and storage areas must be surfaced and developed in accordance with all applicable ordinances of the city.
(16) 
Taxi dispatch office.
(17) 
Public and nonprofit institutions of an educational, religious or cultural type, excluding corrective institutions and hospitals.
(18) 
Government buildings and uses.
(19) 
Public and private noncommercial recreational areas and facilities such as public parks, country clubs and golf courses, excluding miniature golf and driving ranges.
(20) 
Public utility uses.
(b) 
Accessory uses:
The following uses shall be permitted as accessory uses:
(1) 
Private garage.
(2) 
Swimming pool no nearer than one hundred twenty (120) feet to any principal building used for single-family residence within an R-40, R-15, R-10, R-7.5, R-6 or R-6A district.
(3) 
Mechanical equipment no nearer than one hundred twenty (120) feet to any principal building used for single-family residences within an R-40, R-15, R-10, R-7.5, R-6 or R-6A district.
(4) 
Garbage storage no nearer than thirty (30) feet to a developed lot in an R-40, R-15, R-10, R-7.5, R-6 or R-6A district used as a single-family dwelling.
(c) 
Parking regulations.
Off-street parking shall be provided in accordance with the provisions of this ordinance and other applicable ordinances of the city.
(d) 
Area requirements.
The following minimum requirements shall be required:
(1) 
Depth of front yard: None
(2) 
Depth of rear yard: 6 feet
(3) 
Width of side yard: 6 feet
(4) 
Width of lot: 50 feet
(5) 
Depth of lot: 50 feet
(6) 
Distance between detached buildings: 12 feet
(e) 
Height and area requirements:
The following maximum height and area requirements shall be observed:
(1) 
Height of principal structure: 2½ stories or 30 feet.
(2) 
Height of accessory structure: 1 story or 15 feet.
(Ordinance 1144, adopted 11/5/1964; Ordinance 8253, § 20, adopted 11/13/2003; Ordinance 8947, § 6, adopted 5/1/2008; Ordinance 2009-9051, § 8, adopted 2/19/2009)
[1]
Editor's note—Section 52-23 was repealed by § 2 of Ordinance 1987, adopted Aug. 13, 1970.
In an M-FW freeway district, no land shall be used and no building shall be erected for or converted to any use other than:
(a) 
Principal use.
(1) 
Cafe, restaurant and cafeteria, including drive-in restaurants.
(2) 
Experimental testing laboratories.
(3) 
Experimental laboratories.
(4) 
Gasoline service stations.
(5) 
Governmental buildings and uses.
(6) 
Hospitals.
(7) 
Manufacturing, assembly, or packaging of products from previous prepared materials, such as cloth, plastic, paper, leather, precious or semiprecious metals or stones.
(8) 
Manufacture of electric and electronic instruments and devices, such as television, radio, and phonograph equipment.
(9) 
Manufacture of food products, pharmaceuticals and the like, except that such uses shall not include production of fish, or meat products, sauerkraut, vinegar, or the like, or the rendering or refining of fats and oils.
(10) 
Motor freight terminals.
(11) 
(Reserved)
(12) 
Office buildings.
(13) 
Private clubs.
(14) 
Professional and business offices.
(15) 
Public and private schools.
(16) 
Public institutions and nonprofit institutions of an educational and religious and cultural type, but excluding correctional institutions.
(17) 
Public utility uses.
(18) 
Warehousing completely within an enclosed building.
(19) 
Public and private noncommercial recreational areas and facilities such as public parks, country clubs and golf courses, excluding miniature golf courses and driving ranges.
Manufacturing as used in this section shall not be held to include such operations as saw and planing mills, or manufacturing uses involving primary production of wood, metal, or chemical products from raw materials or any use listed as a principal use in an M-H district.
(b) 
Accessory uses.
The following uses shall be permitted as accessory uses elsewhere than within a front yard and no nearer than thirty (30) feet to any street right-of-way.
(1) 
Private garages.
(2) 
Swimming pool no nearer than one hundred twenty (120) feet to any principal building used for single-family residence within an R-40, R-15, R-10, R-7.5, R-6 or R-6A district.
(3) 
Garbage storage no nearer than thirty (30) feet to a developed lot in an R-40, R-15, R-10, R-7.5, R-6 or R-6A district used as a single-family dwelling.
(4) 
Mechanical equipment no nearer than one hundred twenty (120) feet to any principal building used for single-family residence within an R-40, R-15, R-10, R-7.5, R-6 or R-6A district.
(5) 
Provisions for the parking of automobiles provided that such provisions within sixty (60) feet of a developed lot in any "R" or "A" district shall be separated from said lot by a blind fence or wall at least six (6) feet high. Automobile parking may be placed within the fifty-foot front yard setback and no nearer than thirty (30) feet to any street right-of-way if the parking area is screened from the adjacent right-of-way in accordance with Section 52-35a "Landscaping and tree preservation" of Ordinance No. 1144.
(6) 
Outside storage, provided that such storage shall be completely encompassed by a blind fence or wall at least seven (7) feet high and provided that materials stored shall be stacked no higher than one foot below the tope of the fence or wall.
(c) 
Parking regulations.
Off-street parking shall be provided in accordance with the provisions of this ordinance and other applicable ordinances of the city.
(d) 
Area regulations.
[2]The following minimum requirements shall be required:
(1) 
If used for dwelling purposes:
a. 
Depth of front yard: 50 feet
b. 
Depth of rear yard: 20 feet where no windows or other openings for light face the rear yard. In all other cases one of the following, whichever is least: 5 feet, plus the height of the building at that point; or, ½ the width of the building at that point, but in either event, no less than 20 feet
c. 
Width of side yard: 20 feet where no windows or other openings for light face the side yard. In all other cases one of the following, whichever is least: 5 feet, plus the height of the building at that point; or, ½ the sideage of the building at that point, but in either event, no less than 30 feet.
d. 
Width of lot: 80 feet
e. 
Depth of lot: 80 feet
f. 
Land area per dwelling unit solely on the first floor: 1,740 square feet
g. 
(Reserved)
h. 
(Reserved)
i. 
(Reserved)
j. 
(Reserved)
k. 
Distance between detached buildings: 10 feet where no windows or other opening for light face upon the space between buildings. In all other cases one of the following, whichever is least; 10 feet plus the sum of the two building heights at those points which establish the distance between; or, ½ the smallest building side forming space between, but in either event, no less than 40 feet
(2) 
If not used for dwelling purposes:
a. 
Depth of front yard: 50 feet
b. 
Depth of rear yard: None where no windows or other openings for light face the rear yard or rear lot line. In all other cases, one of the following, whichever is least: 5 feet plus the building height at that point; or, ½ the sideage of the building at that point
c. 
Width of side yard: 30 feet where no windows or other openings for light face the side yard or side lot line. In all other cases, one of the following, whichever is least: 5 feet plus the building height at that point; or, ½ the sideage of the building at that point, but in either event, no less than 30 feet
d. 
Width of lot: 80 feet
e. 
Depth of lot: 80 feet
f. 
Distance between detached buildings: 10 feet where no windows or openings for light face upon the space between buildings. In all other one of the following, whichever is least: 10 feet plus the sum of the building heights at those points which establish the distance between; or, ½ the smallest building side forming space between
[2]
Editor's note—Section 4 of Ordinance 1987, adopted Aug. 13, 1970, amended § 52-25(d)(1)f and repealed § 52-25(d)(1)g—j.
(e) 
Height and area regulations:
The following maximum height and area regulations shall be observed:
(1) 
Height of structures: ½ the shortest distance between the structure and the nearest developed lot in an R-40, R-15, R-10, R-7.5, R-6 or R-6A district used as a single-family residence
(2) 
Lot coverage by buildings: 50 percent
(3) 
Lot coverage by buildings, driveways and parking spaces: 70 percent, if used for dwelling purposes, otherwise 100 percent.
(Ordinance 1144, adopted 11/5/1964; Ordinance 8253, § 21, adopted 11/13/2003; Ordinance 2011-9291, § 2, adopted 9/22/2011)
[1]
Editor's note—Section 52-25 was repealed by § 2 of Ordinance 4080, adopted Mar. 24, 1983.
In an M-H heavy industrial district no land shall be used and no building shall be erected for or converted to any use other than:
(a) 
Principal uses:
The following uses shall be permitted as principal uses:
(1) 
Automobile salvage and wrecking operations, and industrial metal and waste rag, glass, paper salvage, provided that all operations shall be completely encompassed by a blind fence or wall not less than seven (7) feet high and provided that materials shall be stacked no higher than one foot below the top of the fence or wall.
(2) 
Any of the following manufacturing uses, involving primary production of the following products from raw materials:
Asphalt, cement, charcoal, and fuel briquettes, aniline dyes, ammonia, carbide, caustic soda, cellulose, chlorine, carbon black and bone black, creosote, hydrogen and oxygen, industrial alcohol, nitrates of an explosive nature, potash, plastic materials and synthetic resins, pyroxylin, rayon yarn, and hydrochloric, nitric, phosphoric, picric and sulfuric acids, coal, coke and tar products, including as manufacturing; explosives, fertilizers, gelatin, animal glue and size, turpentine, matches, paint, rubber, soaps, including fat rendering, flour and any of the following processes; nitrating of cotton or other materials; magnesium foundry, reduction, refining, smelting, and alloying of metal or metal ores, refining petroleum products, such as gasoline, kerosene, naphtha, lubricating oil, distillation of wood or bones, storage, curing, or tanning of raw, green, or salted hides or skins; brick manufacturing and concrete mixing plants.
(3) 
Motor freight stations.
(4) 
Trucking terminals.
(5) 
Railway passenger and freight stations.
(6) 
Governmental buildings and uses.
(7) 
Public utility uses.
(8) 
Gasoline service stations.
(9) 
Automotive repair garages and industrial repair garages.
(b) 
Accessory uses:
The following uses shall be permitted as accessory uses:
(1) 
Mechanical equipment.
(2) 
Provisions for the parking of automobiles.
(3) 
Employee facilities, including employees cafeterias.
(4) 
Outside storage.
(5) 
Railroad yards.
(c) 
Parking regulations:
Off-street parking shall be provided in accordance with the provisions of this ordinance and other applicable ordinances of the city.
(d) 
Area regulations.
The following minimum requirements shall be required:
(1) 
Depth of front yard: 30 feet
(2) 
Depth of rear yard: 30 feet
(3) 
Width of side yard: 15 feet
(4) 
Width of lot: 200 feet
(5) 
Depth of lot: 300 feet
(6) 
Distance between detached buildings: 30 feet
(7) 
Lot area: 120,000 square feet
(e) 
Height and area regulations:
The following maximum height and area regulation shall be observed:
(1) 
Height of principal structure: 3 stories or 50 feet
(2) 
Height of accessory structure: 1 story or 30 feet
(Ordinance 1144, adopted 11/5/1964)
[1]
Editor's note—Section 52-29 was repealed by § 6 of Ordinance 2569, adopted Aug. 30, 1973.
In the IP-AR district no land shall be used and no building shall be erected for or converted to any use other than the following and all such uses permitted in the IP-AR district must meet the requirements set forth in section 52-35. "Performance standards," of this ordinance, as well as those established in the airport zoning ordinance.
(a) 
Principal uses:
The following uses shall be permitted as principal uses:
(1) 
Any manufacturing, research, wholesale or storage uses except those listed in section 52-29(a)(2) of the "M-H" heavy industrial district regulations, provided that such uses shall be contained within an enclosed building.
(2) 
All uses as listed under the provisions of "P-O" professional office district regulations, with the exception of schools and studios for art, dancing, drama, music, photography, interior decorating or reduction.
(3) 
All uses listed under the provisions of "C-OU-2" commercial outdoor uses to be included with the exception of (a) drive-in motion picture theatre and (b) drive-in restaurants.
(4) 
Air freight forwarders.
(5) 
Air terminals, passenger.
(6) 
Aircraft assembly plants.
(7) 
Aircraft sales.
(8) 
Aircraft repair services.
(9) 
Aircraft storage hangars.
(10) 
Athletic fields, excluding stadiums.
(11) 
Auto service and repair.
(12) 
Aviation ground schools, excluding any aircraft or helicopter inflight training.
(13) 
Agricultural uses, including dairy farming, distribution and pasteurization of products.
(14) 
Freight terminals and facilities for air cargo, truck cargo and railroad cargo.
(15) 
Nursery stocks, including landscaping, sales and supplies.
(16) 
Petroleum products; aviation fuel, retail and wholesale outlets; automotive fuels, retail and wholesale outlets; bulk storage, aviation and automotive fuels; pipe lines and pump stations. All petroleum storage in this district shall be in accordance with separate ordinances.
(17) 
Recreational facilities that will not be affected by, or impose a hazard to aircraft, bowling alleys, golf courses, public parks, playgrounds and picnic areas.
(18) 
Warehousing.
(b) 
Accessory uses:
The following uses shall be permitted as accessory uses elsewhere than within a front building setback and no nearer than thirty (30) feet to any street right-of-way.
(1) 
Mechanical equipment no nearer than one hundred twenty (120) feet to any principal building used for residence within a "R" district.
(2) 
Provisions for the parking of automobiles, provided that such provisions within sixty (60) feet of a developed lot in an "R" or "A" district shall be separated from said lot by a blind fence or wall at least six (6) feet high.
(3) 
Garbage storage no nearer than thirty (30) feet to a developed lot in an "R" or "A" district used for dwelling purposes.
(4) 
Employee facilities, including employee cafeterias.
(5) 
Outside storage, provided that such storage shall be completely encompassed by a blind fence or wall at least seven (7) feet high and provided that materials stored shall be stacked no higher than one foot below the top of the fence or wall. No outside storage in front building setback.
(6) 
Railroad yards, provided that such yards shall be completely encompassed, except for points of ingress and egress, by a blind fence or wall at least six (6) feet high.
(c) 
Parking regulations:
Off-street parking shall be provided in accordance with the provisions of this ordinance and other applicable ordinances of the city, providing their locations are such that communications and navigation equipment of aircraft operating under instrument flight rules (IFR) will not be distorted by reflection from parked vehicles.
(d) 
Area regulations:
The following minimums shall be required:
(1) 
Depth of front building setback: 50 feet
(2) 
Depth of rear setback: 15 feet
(3) 
Width of side setback: 15 feet
(4) 
Width of lot: 80 feet
(5) 
Depth of lot: 150 feet
(6) 
Distance between detached buildings: 30 feet
(7) 
Lot area: 12,000 square feet
(8) 
Maximum lot coverage by buildings, driveways, and parking: 70 percent.
(9) 
Within front building setback area: 35 percent of the land area within front building setback shall not be used for driveways or parking. This area will be landscaped with natural vegetation or synthetic materials. This area will be accepted as meeting part of the thirty (30) percent open space required under maximum lot coverage. This condition shall apply to only one frontage, in situations of a corner lot.
(10) 
No outside storage in front building setback.
(e) 
Height regulations:
The following maximum height regulations shall be observed: No structure may be erected to a height in excess of that permitted by the airport zoning ordinance which may exist at the time and whose regulations apply to the area in which the structure is being erected.
(f) 
Location of district:
An IP-AR district may only be established in one of the following areas:
(1) 
Immediately abutting an established airport.
(2) 
Contiguous to an existing IP-AR district, except that a railroad right-of-way or public right-of-way may intervene.
(g) 
Interpretation, purpose and conflict:
In interpreting and applying the provisions of this district, they shall be held to be the minimum requirements for the promotion of the public safety, health, convenience, comfort and prosperity or general welfare. It is not intended by the imposition of these regulations of this District to interfere with, abrogate or annul any easements, covenants or other agreements between parties; providing, however, that where these regulations impose a greater restriction upon the use of buildings, premises, or height of buildings or requires larger open spaces than those imposed by other ordinances, rules, regulations, easements, covenants or agreements, the provisions of these regulations shall govern.
(Ordinance 2069, § 1, adopted 2/11/1971; Ordinance 8253, § 22, adopted 11/13/2003)
[1]
Editor's note—Section 52-30 was repealed by § 2 of Ordinance 4463, adopted July 19, 1984.
In an SP site plan district no land shall be used and no building shall be erected for or converted to any use other than the specific use or uses authorized by an ordinance of the City of Irving granting a zoning change to an SP site plan district use under the terms and provisions of this section and in accordance with the following procedures:
(a) 
An SP site plan district shall be granted by the city council only upon the written request of the owner or his representative of a tract of land.
(b) 
An application for an SP site plan district use shall be filed with the city planning and zoning commission and shall be accompanied by a site plan showing the requested use or uses and the intended development of all the property on which a change in zoning is requested, showing the following information:
(1) 
Date, scale, north point, name of owner, and name of person preparing the site plan.
(2) 
Location of existing boundary lines and dimensions of the tract.
(3) 
Centerline of existing water courses, drainage features and location and size of existing and proposed streets and alleys.
(4) 
Location and size of all proposed buildings and land improvements.
(5) 
Clear designation of areas reserved for off-street parking and for off-street loading, the location and size of points of ingress and egress; and the ratio of parking space to floor space.
(6) 
Area map of the area in which the property will be located.
(c) 
The city planning and zoning commission shall hold a public hearing as required by this ordinance and state law and make its report and recommendation to the city council and shall recommend such conditions and restrictions as necessary to secure and protect the public health, safety, morals, and general welfare.
(d) 
In granting or denying an application for an SP site plan district use, the city council shall take into consideration the following factors:
(1) 
Safety of the motoring public and of pedestrians using the facility and the area immediately surrounding the site.
(2) 
Safety from fire hazards, and measures for fire control.
(3) 
Protection of adjacent property from flood or water damage.
(4) 
Noise producing elements, and glare of vehicular and stationary lights and effect of such lights on established character of the neighborhood.
(5) 
Location, lighting, and type of signs, and relation of signs to traffic control and adverse effect on adjacent properties.
(6) 
Street size and adequacy of pavement width for traffic reasonably expected to be generated by the proposed use around the site and in the immediate neighborhood.
(7) 
Adequacy of parking, as determined by requirements of this ordinance for off-street parking facilities, location of ingress and egress points for parking and off-street loading spaces; and protection of public health by surfacing on all parking areas to control dust.
(8) 
Such other measures as will secure and protect public health, safety, morals, and general welfare.
(e) 
Off-street parking shall be provided in accordance with the provisions of this ordinance and other applicable ordinances of the city.
(f) 
All improvements to the land and all buildings and construction on the land shall be in accordance with a site plan approved by the city council.
(g) 
On the official zoning map a site plan district shall bear the designation "SP" following by the ordinance number in parenthesis rezoning the property to an SP site plan district use.
(h) 
Any use, not prohibited by this ordinance or other ordinances of the city, may be authorized in an SP site plan district, and in granting a change in zoning to an SP site plan district, the city council may impose any condition or restriction upon the use of the property rezoned as may be necessary to secure and protect the public health, safety, morals and general welfare and to protect adjoining property and the value thereof, including the dedication of street right-of-way for the adequate flow of traffic. Such conditions and restrictions shall not be construed as conditions precedent to the granting of the SP site plan district use, but shall be construed as conditions precedent to the granting of a certificate of occupancy.
(Ordinance 1144, adopted 11/5/1964)
[1]
Editor's note—Section 52-32 was repealed by § 7 of Ordinance 2569, adopted Aug. 30, 1973.
(a) 
Purpose.
This district is intended to establish a unique set of standards and guidelines to encourage development and redevelopment of the historic Irving downtown and the surrounding area.
(b) 
Land use plan.
The attached land use plan establishes four (4) specific subdistricts within the downtown development district, as shown on the attached map.[1] All development within the downtown development district shall comply with the requirements of the specific subdistrict within which the property is located. The land use plan is incorporated into this section and made a part hereof for all purposes as if fully set out herein.
(1) 
Downtown pedestrian subdistrict.
Purpose. This area is intended to focus primarily on retail, restaurant and entertainment uses, and to encourage pedestrian traffic.
a. 
Principal uses.
The following uses shall be permitted as principal uses:
1. 
Any use permitted in a P-O professional office district or C-N neighborhood commercial district, excluding pawn shops, tattoo parlors, gasoline service stations, drive through only banking facilities, and drive through restaurants.
2. 
Motion picture theater within an enclosed building.
3. 
Residential uses above the first floor.
4. 
Sidewalk cafes, restaurants with covered or uncovered open air seating.
5. 
Indoor or outdoor commercial amusements, excluding bingo parlors.
6. 
Public or commercial parking garage, parking lot.
7. 
Public or private parks.
8. 
Museum.
b. 
Accessory uses.
The following uses shall be permitted as accessory uses:
1. 
Private garage, provided that garages containing more than two (2) parking spaces shall not face, or be located within twenty-five (25) feet of, Rock Island Road, Main Street, Irving Boulevard or Second Street.
2. 
Provisions for parking of automobiles provided that such provisions within sixty (60) feet of a developable lot in an R district shall be separated from said lot by a blind fence or wall at least six (6) feet high.
3. 
Mechanical equipment no nearer than one hundred twenty (120) feet to any developable lot in a single-family district and either located so as not to be seen from a public street or screened by a blind fence or wall to a maximum height of six (6) feet. All roof-mounted equipment or other roof objects that rise above the roof line shall either be housed in an enclosed building of the same character as the primary structures or be screened totally from view from any adjacent street.
4. 
Garbage storage screened on three sides with a masonry fence or wall and no nearer than thirty (30) feet to any developable lot in a single-family district.
c. 
Parking regulations.
Parking for uses allowed in this subdistrict shall be provided as follows:
1. 
No off-street parking shall be required for retail, restaurant or office uses located on the ground level. Commercial amusements shall provide parking either on-site or within five hundred (500) feet of the subject property at a ratio of one (1) space for each one hundred (100) square feet of floor area. Motion picture theaters shall provide parking either on-site or within five hundred (500) feet of the subject property a ratio of one (1) space for each ten (10) seats.
2. 
If off-street surface parking is provided, then it shall be screened from public streets or parks by either solid landscape material, a masonry wall or a berm to a minimum of thirty (30) inches in height, provided it does not block visibility from the driveway.
3. 
Parking garages may not face on a public street, however, they may face a public alley.
d. 
Area regulations.
The following minimum shall be required:
1. 
Depth of required front yard: None, except that a principal building which faces on Rock Island Road, Main Street, Irving Boulevard, or Second Street may not be set back more than ten (10) feet.
2. 
Depth of rear yard: None.
3. 
Width of side yard: None.
4. 
Width of lot: Twenty-five (25) feet.
5. 
Depth of lot: Fifty (50) feet.
e. 
Height and coverage regulations.
The following maximum height and coverage regulations shall be observed:
1. 
Height of structure: Three (3) stories, thirty-six (36) feet, or one-half (½) the distance between the building and a developed or developable lot in a single-family residential district, whichever is less. Notwithstanding, if located adjacent to a residential lot, such commercial building may be fifteen (15) feet in height if it is located no closer than five (5) feet to the property line.
2. 
Lot coverage by building: One hundred (100) percent.
f. 
Signage.
Signs shall be allowed in this subdistrict only as follows:
1. 
General guidelines.
a. 
All signs overhanging the right-of-way, including projecting signs and canopy signs, shall obtain the appropriate license from the city for use of the right-of-way. No sign may extend closer than one (1) foot from the face of the curb.
b. 
Only one (1) building identification sign and one (1) directory sign shall be allowed per building frontage.
c. 
All signs shall be required to obtain permits prior to erection or placement except window signs painted on the inside of the window, signs erected by a public entity, and awning signs, and temporary signs exclusively promoting a public event.
2. 
Allowed permanent signs.
a. 
Wall sign.
A wall sign is any sign which is attached to, or constructed as part of a wall. It may serve as a building identification sign, a directory sign or any other type of sign. Depending on its function, the following restrictions apply:
i. 
Wall sign general:
Height/area:
Less than 12 feet above grade = 8 square feet maximum.
 
More than 12 feet above grade = 30 square feet maximum.
Number:
1 per building.
Separation:
10 feet minimum separation between signs.
ii. 
Building identification sign: A building identification sign identifies the name of the building.
Area:
25 square feet maximum.
Height:
12 feet above grade, minimum.
Letters/logo:
24 inch letter height maximum.
Number:
1 per building frontage
iii. 
Directory sign: A directory sign lists tenants in the building, and carries no other advertising.
Area:
8 square feet maximum.
Height:
12 feet above grade maximum.
Number:
1 per entry.
b. 
Painted wall sign:
A painted wall sign is any sign which is painted directly on the building wall surface. It may serve as a building identification sign, a directory sign or any other type of sign. Depending on its function, the following restrictions apply:
i. 
Painted wall sign general
Height/area:
Less than 12 feet above grade = 8 square feet maximum.
 
More than 12 feet above grade = 30 square feet maximum.
Number:
1 per Building.
Separation:
10 feet minimum separation between signs.
ii. 
Building identification sign: A building identification sign identifies the name of the building.
Area:
25 square feet maximum.
Height:
12 feet above grade, minimum.
Letters/logo:
24 inch letter height maximum.
Number:
1 per building frontage
iii. 
Directory sign: A directory sign lists tenants in the building, and carries no other advertising.
Area:
8 square feet maximum.
Height:
12 feet above grade, maximum.
Number:
1 per entry.
c. 
Projection sign:
A projection sign is any sign which is attached to the facade of a building and projects away from the building in an approximately ninety (90) degree angle, as opposed to being attached flush against the facade.
Minimum clearance (above sidewalk):
8½ feet.
Height/area:
8½ to 12 feet above grade = 6 square feet maximum.
 
More than 12 feet above grade = 30 square feet maximum.
Number:
1 per occupancy.
Separation:
10 feet minimum separation between signs.
d. 
Canopy/awning sign:
A canopy/awning sign is any sign painted, embroidered, sewn, dyed or otherwise incorporated into the material of a canopy or awning.
Area:
10 square feet maximum.
Height:
8½ feet above grade minimum.
Number:
1 per occupancy.
e. 
Hanging sign:
Hanging signs are signs hung beneath a canopy or awning, and are intended to be viewed from the sidewalk or roadway.
Minimum clearance (above sidewalk):
8½ feet.
Area:
4 square feet maximum.
Number:
One per occupancy.
Separation:
10 feet minimum between hanging signs.
f. 
Monument sign:
A monument sign is any sign resting on the ground immediately below.
Area:
16 square feet maximum.
Height:
4 feet maximum.
Number:
1 per building.
Location:
Private property only, behind the building setback lines.
g. 
Window sign:
A window sign is any sign which is painted or suspended on the inside or outside of a window, provided that this shall not authorize off-site advertising.
Area:
NA
Height:
NA
Number:
NA
Location:
Ground floor only, except not allowed in a residential window.
3. 
Prohibited signs.
a. 
No flashing or moving elements or lights shall be permitted on signs, except for theater marquees, and no fluorescent illuminated or backlighted signs shall be allowed.
b. 
Signs which project above the top plate line or parapet wall line, whichever is higher.
c. 
Banner strips, pennants, flags or balloons are not allowed, except in conjunction with special events, and then only if they refer directly to the event and not to any particular business advertisement.
d. 
Off-site advertising signs.
g. 
Design standards:
All new buildings, or major renovations of existing buildings with renovations exceeding fifty (50) percent of the current improvement value as shown on the most current City of Irving tax roll, shall achieve a minimum of forty (40) points. Buildings facing directly on Main Street shall achieve a minimum of fifty-five (55) points.
DESIGN POINTS
Category
Maximum Points
Criteria
Main Street Minimum Points
Irving Blvd. Minimum Points
Other Streets Minimum Points
Ground Floor Canopy
20
1 point for each 5% of primary facade face width
10
5
0
False Fronts articulated with at least two heights
20
1 point for each 5% of primary facade face width
20
5
0
Glazed Windows/Doors on the Street
20
20 points for buildings with between 25-30% of primary facade; losing 1 point for each 1% above or below this range
15
10
10
Streetscape Amenities
18
2 points for each planter integrated into a building, each light fixture, bench or tree. (The type & location of benches, exterior lights and trees shall be approved by the city)
2
10
0
Building Materials (Unpainted Brick or Stone)
20
1 point for each 3% of area over 40% for one or a combination of brick, stone, cast stone or cast metal on a primary face
0
0
0
Building Materials (Painted Brick or Stone)
20
1 point for each 5% of area over 40%
0
0
0
Retail/Personal Service Use at Grade
4
1 point for each 5% of area over 40%
0
0
0
Residential Use
4
1 point for each unit
0
0
0
Total
126
 
47
30
10
h. 
Definitions:
The following definitions shall be applicable within this subdistrict:
1. 
False front:
The exterior wall, of a building located in the downtown pedestrian district which rises from the sidewalk to a minimum of two (2) feet above the intersecting roofline, concealing any visibility of the roof from the adjacent public street.
2. 
Primary facade:
A facade in which there is a public entrance to an occupancy in a building located in the downtown pedestrian district. A building may have more than one (1) primary facade.
(2) 
Irving/second corridor subdistrict.
Purpose: This area is intended to be primarily an office and retail service area for the nearby residential population, the city and region. It may also include multi-family housing that does not necessarily comply with the city's multi-family regulations, with close proximity to the rail station.
a. 
Principal uses:
The following uses shall be permitted as principal uses:
1. 
Any use permitted in the downtown pedestrian subdistrict, a P-O professional office district or C-N neighborhood commercial district, except tattoo parlors.
2. 
Multi-family uses provided that said use follows the requirements for approval under the city's S-P-1 zoning classification. Development standards for multi-family developments will be established through the S-P-1 review process.
3. 
Public or private parks.
4. 
Mortuary and funeral home.
b. 
Accessory uses:
The following uses shall be permitted as accessory uses:
1. 
Private garage, provided that garages containing more than two (2) parking spaces shall not face, or be located within twenty-five (25) feet of, Rock Island Road, Irving Boulevard or Second Street.
2. 
Provisions for parking of automobiles provided that such provisions within sixty (60) feet of a developable lot in an R district shall be separated from said lot by a blind fence or wall at least six (6) feet high.
3. 
Swimming pool no nearer than one hundred twenty (120) feet to any developable lot in a single-family residential district.
4. 
Mechanical equipment no nearer than one hundred twenty (120) feet to any developable lot in a single-family district and either located so as not to be seen from a public street or screened by a blind fence or wall to a maximum height of six (6) feet. All roof-mounted equipment or other roof objects that rise above the roof line shall either be housed in an enclosed building of the same character as the primary structures or be screened totally from view from any adjacent street.
5. 
Garbage storage screened on three (3) sides with a masonry fence or wall and no nearer than thirty (30) feet to any developable lot in a single-family district.
c. 
Parking regulations:
Off-street parking shall be provided in accordance with the provisions of this section and other applicable ordinances of the city. However,
1. 
Uses within one thousand (1,000) feet of the rail transit station may have the parking requirements reduced by twenty-five (25) percent;
2. 
When off-street surface parking is provided, then it shall be screened from public streets and parks by solid landscape material, a masonry wall or a berm to a minimum of thirty (30) inches in height, provided it does not block visibility from the driveway;
3. 
Parking garages may not face on Rock Island Road, Irving Boulevard or Second Street; and
4. 
Parking must be setback a minimum of five (5) feet from the front property line, five (5) feet of which shall be landscaped area, except for drives and walkways crossing said landscaped area.
d. 
Area regulations:
The following minimum shall be required:
1. 
Depth of required front yard: 10 feet minimum; none for principal buildings facing on Rock Island Road.
2. 
Depth of rear yard: None.
3. 
Width of side yard: None.
4. 
Width of lot: 50 feet.
5. 
Depth of lot: 80 feet.
e. 
Height and coverage regulations:
The following maximum height and coverage regulations shall be observed:
1. 
Height of structure:
Six (6) stories, seventy-two (72) feet, or one-half (½) the distance between the building and a developed or developable lot in a single-family residential district, whichever is less.
2. 
Lot coverage by building:
One hundred (100) percent.
f. 
Signage:
Signs shall be allowed in this subdistrict only as follows:
1. 
General guidelines.
a. 
All signs overhanging the right-of-way, including projecting signs and canopy signs, shall obtain the appropriate license from the city for use of the right-of-way. No sign may extend closer than one (1) foot from the face of the curb.
b. 
Only one (1) building identification sign and one (1) directory sign shall be allowed per building frontage.
c. 
All signs shall be required to obtain permits prior to erection or placement except window signs painted on the inside of the window, signs erected by a public entity, awning signs, and temporary signs exclusively promoting a public event.
2. 
Allowed permanent signs.
a. 
Wall sign:
A wall sign is any sign which is attached to, or constructed as part of a wall. It may serve as a building identification sign, a directory sign or any other type of sign. Depending on its function, the following restrictions apply:
i. 
Wall sign general.
Height/area:
Less than 12 feet above grade = 8 square feet maximum.
 
More than 12 feet above grade = 30 square feet maximum.
Number:
1 per building.
Separation:
10 feet minimum separation between signs.
ii. 
Building identification sign:
A building identification sign identifies the name of the building.
Area:
25 square feet maximum.
Height:
12 feet above grade, minimum.
Letters/logo:
24 inch letter height maximum.
Number:
1 per building frontage
iii. 
Directory sign:
A directory sign lists tenants in the building, and carries no other advertising.
Area:
8 square feet maximum.
Height:
12 feet above grade maximum.
Number:
1 per entry.
b. 
Painted wall sign:
A painted wall sign is any sign which is painted directly on the building wall surface. It may serve as a building identification sign, a directory sign or any other type of sign. Depending on its function, the following restrictions apply:
i. 
Painted wall sign general.
Height/area:
Less than 12 feet above grade = 8 square feet.
 
More than 12 feet above grade = 30 square feet maximum.
Number:
1 per building.
Separation:
10 feet separation between signs.
ii. 
Building identification sign:
A building identification sign identifies the name of the building.
Area:
25 square feet maximum.
Height:
12 feet above grade, minimum.
Letters/logo:
24 inch letter height maximum.
Number:
1 per building frontage
iii. 
Directory sign:
A directory sign lists tenants in the building, and carries no other advertising.
Area:
8 square feet maximum.
Height:
12 feet above grade, maximum.
Number:
1 per entry.
c. 
Projection sign:
A projection sign is any sign which is attached to the facade of a building and projects away from the building in an approximately ninety (90) degree angle, as opposed to being attached flush against the facade.
Minimum clearance (above sidewalk):
8½ feet.
Height/area:
8½ - 12 feet above grade = 6 square feet maximum.
 
More than 12 feet above grade = 30 square feet maximum.
Number:
1 per occupancy.
Separation:
10 feet minimum separation between signs.
d. 
Canopy/awning sign:
A canopy/awning sign is any sign painted, embroidered, sewn, dyed or otherwise incorporated into the material of a canopy or awning.
Area:
10 square feet.
Height:
8½ feet above grade minimum.
Number:
1 per occupancy.
e. 
Hanging sign:
Hanging signs are signs hung beneath a canopy or awning, and are intended to be viewed from the sidewalk or roadway.
Minimum clearance (above sidewalk):
8½ feet.
Area:
6 square feet maximum.
Number:
One per occupancy.
Separation:
10 feet minimum between hanging signs.
f. 
Monument sign:
A monument sign is any sign resting on the ground immediately below.
Area:
16 square feet maximum.
Height:
4 feet maximum.
Number:
1 per building.
Location:
15 feet setback from right-of-way.
g. 
Window sign:
A window sign is any sign which is painted or suspended on the inside or outside of a window. Provided that this shall not authorize off-site advertising.
Area:
NA
Height:
NA
Number:
NA
Location:
Ground floor only, except not allowed in a residential window.
3. 
Prohibited signs.
a. 
No flashing or moving elements or lights shall be permitted on signs, except for theater marquees, and no fluorescent illuminated or back-lighted signs shall be allowed.
b. 
Signs which project above the top plate line or parapet wall line, whichever is higher.
c. 
Banner strips, pennants, flags or balloons are not allowed, except in conjunction with special events, and then only if they refer directly to the event and not to any particular business advertisement.
d. 
Off-site advertising signs.
g. 
Design standards:
All new buildings, or major renovations of existing buildings with renovations exceeding fifty (50) percent of the current improvement value as shown on the most current City of Irving tax roll, shall achieve a minimum of forty (40) points.
DESIGN POINTS
Category
Maximum Points
Criteria
Irving Blvd. and 2nd Street Minimum Points
Other Streets Minimum Points
Ground Floor Canopy
20
1 point for each 5% of primary facade face length
5
0
False Fronts articulated with at least two heights
20
1 point for each 5% of primary facade face length
5
0
Glazed Windows/Doors on the Street
20
20 points for buildings with between 25-30% of primary facade: losing 1 point for each 1% above or below this range
10
10
Streetscape Amenities
18
2 points for each planter integrated into a building, each light fixture, bench or tree. (The type & location of benches, exterior lights and trees shall be approved by the City)
10
0
Building Materials (Unpainted Brick or Stone)
20
1 point for each 3% of area over 40% for one or a combination of brick stone, cast stone or cast metal on a primary face
0
0
Building Materials (Painted Brick or Stone)
20
1 point for each 5% of area over 40%
0
0
Retail/Personal Service Use at Grade
4
1 point for each 5% of area over 40%
0
0
Residential Use
4
1 point for each unit
0
0
Total
126
 
30
10
h. 
Definitions:
The following definitions shall be applicable within this subdistrict:
1. 
False front:
The exterior wall, of a building located in the Irving/Second Corridor District which rises from the sidewalk to a minimum of two (2) feet above the intersecting roofline, concealing any visibility of the roof from the adjacent public street.
2. 
Primary facade:
A facade in which there is a public entrance to an occupancy in a building located in the Irving/Second Corridor district. A building may have more than one (1) primary facade.
i. 
Landscaping:
All new buildings, or major renovations of an existing building with renovations exceeding fifty (50) percent of the current improvement value as shown on the most current City of Irving tax roll shall be required to provide landscaping as follows:
1. 
A minimum five (5) foot wide landscaping strip shall be provided adjacent to all street rights-of-way which shall be developed with trees and shrubs which do not conflict with sight easements or section 52-44 of Ordinance 1144; one (1) tree required for every two hundred fifty (250) square feet or portion thereof, trees to be a minimum three (3) inches caliper, selected from plant list included in Section 33A of the Code of Civil and Criminal Ordinances of the City of Irving. The owner will receive credit for preservation of existing trees as outlined in the following schedule:
Existing Trees
Tree Credit
1 tree, 3" to 5.99" in caliper
1
1 tree, 6" to 8.99" in caliper
2
1 tree, 9" to 11.99" in caliper
3
1 tree, 12" or above in caliper
4; or
2. 
Seasonal planting areas and flower beds as approved by the director of community development.
(3) 
Transition subdistrict.
Purpose: This area is intended to have buildings and sites similar in style to traditional single-family residential development, but may contain office, retail or single-family residential uses.
a. 
Principal uses:
The following uses shall be permitted as principal uses; either as a single use on a lot, or in combination on a lot:
1. 
Any principal use permitted in a P-O professional office district or C-N neighborhood commercial district, except tattoo parlors, hotels and motels, boarding houses, rooming houses, and gasoline service stations.
2. 
Bed and breakfasts in conjunction with a single-family residence as a customary home occupation, in which the bed and breakfast rents rooms by the day, with patrons staying no longer than thirty (30) days, and is not a rooming house or boarding house.
3. 
Single-family uses.
4. 
Public or private parks.
b. 
Accessory uses:
The following uses shall be permitted as accessory uses:
1. 
Provisions for parking of automobiles provided that such provisions within sixty (60) feet of a lot used primarily for residential purposes in the transition subdistrict or a developable lot in an R district shall be separated from said lot by a blind fence or wall at least six (6) feet high.
2. 
Swimming pool, only in association with a single-family use.
3. 
Mechanical equipment no nearer than one hundred twenty (120) feet to any lot used primarily for residential purposes in the transition subdistrict or any developable lot in an R district and either located so as not to be seen from a public street or screened by a blind fence or wall to a maximum height of six (6) feet. All roof-mounted equipment or other roof objects that rise above the roof line shall either be housed in an enclosed building of the same character as the primary structures or be screened totally from view from any adjacent street.
4. 
Garbage storage areas for allowed uses shall be screened on three (3) sides with a blind fence or wall and be no nearer than thirty (30) feet to any lot used primarily for residential purposes in the transition subdistrict or any developable lot in an R district. Said garbage storage shall be odor controlled, and trash pick up shall be scheduled to minimize any impact on neighboring residential uses.
c. 
Parking regulations:
Off-street parking shall be provided in accordance with the provisions of this ordinance and other applicable ordinances of the city. Parking requirements for mixed uses may be calculated according to the actual area occupied by each use. However,
1. 
Parking for nonresidential uses must be located behind the building setback line, and shall be screened from public streets or parks or right-of-ways by solid landscape material, a masonry wall or a berm to a minimum of thirty (30) inches in height, providing it does not block visibility from the driveway; and
2. 
Parking for office uses may be calculated at a ratio of one (1) space for each three hundred (300) square feet of office area.
d. 
Area regulations:
The following minimum shall be required:
1. 
Depth of required front yard: 25 feet.
2. 
Depth of rear yard: 20 feet.
3. 
Width of side yard: 5 feet.
4. 
Width of lot: 60 feet.
5. 
Depth of lot: 100 feet.
6. 
Land area per site: 4,800 square feet.
e. 
Height and coverage regulations:
All height and coverage regulations shall meet the minimum requirements as set out for the R-7.5 (single-family residential) zoning district:
1. 
Height of structure: 2 stories or 25 feet.
2. 
Lot coverage by building, driveways and parking: 80 percent.
f. 
Signage:
No sign shall be erected, placed, displayed or located in this subdistrict except:
1. 
Permanent signs requiring permit.
a. 
Residential signage, as provided for in the current City of Irving Sign Ordinance
b. 
One (1) ground or monument sign may be located in the setback area as follows or as approved by the directors of building inspections, traffic and transportation, public works, and community development:
i. 
Ground sign/monument sign:
A ground or monument sign is any sign resting on the ground immediately below.
Area:
6 square feet maximum.
Height:
42 inches maximum.
Number:
1 per building.
Location:
No closer than 15 feet from any property line or driveway.
c. 
One (1) building identification sign or one (1) canopy/awning sign.
i. 
Building identification sign:
A building identification sign identifies the name of the building.
Area:
6 square feet maximum.
Height:
6 feet above grade, minimum.
Letters/Logo:
12 inch letter height maximum.
Number:
1 per building
ii. 
Canopy/awning sign:
A canopy/awning sign is any sign painted, embroidered, sewn, dyed or otherwise incorporated into the material of a canopy or awning.
Area:
6 square feet maximum.
Height:
8 ½ above grade minimum.
Number:
1 per building.
d. 
All signs shall be required to obtain permits prior to erection or placement except window signs painted on the inside of the window, signs erected by a public entity, and awning signs.
g. 
Design standards:
All new buildings, or major renovations of existing buildings with renovations exceeding fifty (50) percent of the current improvement value as shown on the most current City of Irving tax roll, shall have a residential appearance and include the following features:
1. 
Residential style peaked roofs with eaves at a minimum pitch of six (6) inches of rise per twelve-inch distance.
2. 
Building materials shall be as allowed through the Historic Preservation Ordinance.
3. 
Residential design elements which may include any or all of the following elements: porches, bay windows, shutters, chimneys, wooden or simulated wood metal doors, gables, dormers, and/or balconies.
h. 
Special conditions:
All new buildings, or major renovations of existing buildings with renovations exceeding fifty (50) percent of the current improvement value as shown on the most current City of Irving tax roll, shall meet the following special conditions:
1. 
Landscaping:
The following landscape provisions shall apply to all lots, tracts and parcels of land encompassed by the transition subdistrict.
a. 
A minimum twenty-foot wide landscape strip adjacent to and parallel with the property line, shall be landscaped with natural vegetation in required front yard areas, excluding sidewalks and perpendicular driveway penetrations. One (1) tree shall be provided in the front yard for each two thousand five hundred (2,500) square feet of front yard area. Trees planted in this area to be selected from the plant list included in Section 33A of the Code of Civil and Criminal Ordinances of the City of Irving. The owner will receive credit for preservation of existing trees as outlined in the following schedule:
Existing Trees
Tree Credit
1 tree, 3" to 5.99" in caliper
1
1 tree, 6" to 8.99" in caliper
2
1 tree, 9" to 11.99" in caliper
3
1 tree, 12" or above in caliper
4
2. 
Administrative site plan review:
Administrative site plan review shall be required for cafes, restaurants, other food and drink service uses, and any business or service uses within the transition subdistrict.
3. 
Administrative site plan standards:
The administrative site plan shall clearly indicate all significant features of the proposed development, on an accurate scaled drawing, with dimensions, to include:
a. 
Existing and proposed structures, drives, and parking area.
b. 
Existing and proposed landscaping area and material.
c. 
Existing adjacent property uses.
d. 
Elevations of the principal structure indicating construction material to be used.
e. 
Existing and proposed signage.
4. 
Applications for administrative site plan review shall be submitted to the planning and development department on forms provided along with the appropriate number of copies of the site plan as determined by the director of planning and development and payment of the application fee in accordance with the most recent schedule of fees adopted by the city council, and in accordance with the schedule of accepting applications.
5. 
All applications for approval of administrative site plans shall be reviewed through the same administrative process utilized for reviewing minor amendments to approved site plans per section 52-32e of Ordinance No. 1144.
6. 
Decisions resulting from an administrative site plan review may be appealed to the planning and zoning commission through the normal site plan process and payment of the appropriate application fee, a credit against which shall be given for the fee already paid. The planning and zoning commission shall have the discretion to approve any project which it determines to be consistent with the intent of the transition subdistrict but which may not meet all the detailed standards.
(4) 
Single-family residential subdistrict.
Purpose: This area is intended to be conserved as a single-family residential neighborhood.
a. 
Principal uses:
The following uses shall be permitted as principal uses:
1. 
Any principal use permitted in a R-6 single-family district.
2. 
Bed and breakfasts in conjunction with a single-family residence as a customary home occupation, in which the bed and breakfast rents rooms by the day, with patrons staying no longer than thirty (30) days, and is not a rooming house or boarding house.
b. 
Accessory uses:
The following uses shall be permitted as accessory uses to a single-family detached dwelling provided that none shall be a source of income to the owner or user of the principal single-family dwellings:
1. 
Private garage.
2. 
Servants quarters not leased or rented to anyone other than the family of a bona fide servant giving more than fifty (50) percent of his or her employed time at the premises to which the servants quarters is an accessory use and in the employ of the family occupying said premises.
3. 
Guest quarters not containing cooking facilities.
4. 
Private swimming pool.
When any of the foregoing permitted accessory uses are detached from the principal single-family dwelling, said use shall be located not less than forty-five (45) feet from the front lot line nor less than twenty (20) feet from any street right-of-way.
c. 
Parking regulations:
Off-street parking shall be provided in accordance with the provisions of this section and other applicable ordinances of the city.
d. 
Area regulations:
The following minimum shall be required:
1. 
Depth of required front yard: 25 feet
2. 
Depth of rear yard: 20 feet
3. 
Width of side yard: 5 feet
4. 
Width of lot: 35 feet
5. 
Depth of lot: 80 feet
6. 
Land area per site: 6,000 square feet
7. 
Number of principal structures: Only one (1) single-family detached dwelling shall be permitted on each lot or lot of record as the case may be.
8. 
Lots as narrow as thirty (30) feet, and an area of no less than four thousand (4,000) square feet, and with a maximum lot coverage of sixty (60) percent may be allowed if the following criteria are met:
a. 
The lot is an infill lot, developed on both sides, and unable to be enlarged without creating a zoning or building code violation on the adjacent lot; or
b. 
The lot is part of a redevelopment effort with a minimum of ten (10) new lots being platted; or
c. 
The lot is consistent with the lot widths of immediately adjacent existing, developed lots on the same side of the street as the proposed lot; and
d. 
All development on the proposed lot will comply with all other requirements of the single-family residential subdistrict.
e. 
Height and coverage regulations:
All height and coverage regulations shall meet the minimum requirements as set out for the R-6 (single-family residential) zoning district:
1. 
Height of structure: 2 stories or 25 feet
2. 
Lot coverage by principal building: 40 percent
f. 
Signage:
No sign shall be erected, placed, displayed or located in this subdistrict except:
1. 
Permanent signs requiring permit.
a. 
Residential signage, as allowed by the sign ordinance.
b. 
A bed and breakfast may have one freestanding sign not exceeding ten (10) square feet in area and six (6) feet in height.
g. 
Design standards:
All new buildings, or major renovations of existing buildings with renovations exceeding fifty (50) percent of the current improvement value as shown on the most current City of Irving tax roll, shall meet the following standards:
1. 
Residential style peaked roofs with eaves at a minimum pitch of six (6) inches of rise per twelve-inch distance.
2. 
Building materials shall be as allowed through the Historic Preservation Ordinance.
h. 
Special conditions:
All new buildings, or major renovations of existing buildings with renovations exceeding fifty (50) percent of the current improvement value as shown on the most current City of Irving tax roll, shall meet the following special conditions:
1. 
Landscaping:
The following landscape provisions shall apply to all lots, tracts and parcels of land encompassed by the single-family residential subdistrict.
a. 
A minimum twenty-foot wide landscape strip adjacent to and parallel with the property line, shall be landscaped with natural vegetation in required front yard areas, excluding sidewalks and perpendicular driveway penetrations. One (1) tree shall be provided in the front yard for each two thousand five hundred (2,500) square feet of front yard area. Trees planted in this area to be selected from the plant list included in Section 33A of the Code of Civil and Criminal Ordinances of the City of Irving. The owner will receive credit for preservation of existing trees as outlined in the following schedule:
Existing Trees
Tree Credit
1 tree, 3" to 5.99" in caliper
1
1 tree, 6" to 8.99" in caliper
2
1 tree, 9" to 11.99" in caliper
3
1 tree, 12" or above in caliper
4
2. 
Administrative site plan review:
Administrative site plan review shall be required for any new development within the single-family residential subdistrict.
3. 
Administrative site plan standards:
The administrative site plan shall clearly indicate all significant features of the proposed development, on an accurate scaled drawing, with dimensions, to include:
a. 
Existing and proposed structures, drives, and parking area.
b. 
Existing and proposed landscaping area and material.
c. 
Existing adjacent property uses.
d. 
Elevations of the principal structure indicating construction material to be used.
e. 
Existing and proposed signage.
4. 
Applications for administrative site plan review shall be submitted to the planning and development department on forms provided along with the appropriate number of copies of the site plan as determined by the director of planning and development and payment of the application fee in accordance with the most recent schedule of fees adopted by the city council, and in accordance with the schedule of accepting applications.
5. 
All applications for approval of administrative site plans shall be reviewed through the same administrative process utilized for reviewing minor amendments to approved site plans per section 52-32e of Ordinance No. 1144.
6. 
Decisions resulting from an administrative site plan review may be appealed to the planning and zoning commission through the normal site plan process and payment of the appropriate application fee, a credit against which shall be given for the fee already paid. The planning and zoning commission shall have the discretion to approve any project which it determines to be consistent with the intent of the single-family residential subdistrict but which may not meet all the detailed standards.
(5) 
Changes, exceptions and amendments.
a. 
Proposed amendment to either the text of section 52-32f or the boundaries of the downtown development district shall be considered in the same manner as any other text amendment to Zoning Ordinance No. 1144 or zoning case, except that prior to the public hearings required before the planning and zoning commission and city council, additional public hearings shall also be conducted before the City of Irving Redevelopment Board and the City of Irving Preservation and Redevelopment Executive Board, or their successor boards or commissions. Such public hearings before the redevelopment board and preservation and redevelopment executive board shall not be required to be advertised through mailed public notices or newspaper advertisement, but shall be posted in accordance with the Texas Open Meetings Act. Recommendations of the redevelopment board and the preservation and redevelopment executive board shall be forwarded to the planning and zoning commission and city council for their consideration.
b. 
Proposed amendments to the boundaries of any of the subdistricts within the boundaries of the downtown development district shall be advertised in the same manner as any other zoning change and map amendment, except that:
1. 
Notice of the public hearing before the planning and zoning commission to consider the requested amendment to the boundaries of a subdistrict of the downtown development district shall be mailed to all property owners within five hundred (500) feet of the proposed boundary change, according to the latest approved city tax roll; and
2. 
Prior to the public hearings required before the planning and zoning commission and city council, additional public hearings shall also be conducted before the City of Irving Redevelopment Board and the City of Irving Preservation and Redevelopment Executive Board, or their successor boards or commissions. Such public hearings before the redevelopment board and preservation and redevelopment executive board shall not be required to be advertised through mailed public notices or newspaper advertisement, but shall be posted in accordance with the Texas Open Meetings Act. Recommendations of the redevelopment board and the preservation and redevelopment executive board shall be forwarded to the planning and zoning commission and city council for their consideration.
c. 
The city council may grant exceptions to the allowed land uses and the development standards of the downtown development district if satisfaction of each of the following criteria is demonstrated by the person requesting the exception:
1. 
The proposed exception is consistent and compatible with the adjacent land use and zoning.
2. 
The proposed exception is consistent with the architecture and characteristics of the adjacent properties.
3. 
The proposed exception will not have an adverse impact on the adjacent property.
4. 
The proposed exception is consistent with the goals and objectives of the downtown development district.
5. 
The proposed exception is an enhancement or improvement beyond the minimum standards of the downtown development district.
6. 
The proposed exception will not be detrimental to the general health, safety and welfare of the community.
7. 
The proposed exception would stabilize and improve property values within the downtown development district.
8. 
The proposed exception would protect and enhance the city's attraction to tourists and visitors within the downtown development district.
9. 
The proposed exception would strengthen and help diversify the economy of the city.
d. 
Any request for an exception to the allowed land uses or the development standards of the downtown development district shall be processed in the same manner as a zoning change and map amendment, except that:
1. 
Notice of the public hearing before the planning and zoning commission to consider the requested exception shall be mailed to all property owners within five hundred (500) feet of the property upon which the exception is being requested, according to the latest approved city tax roll; and
2. 
Prior to the public hearings required before the planning and zoning commission and city council, additional public hearings shall also be conducted before the City of Irving Redevelopment Board and the City of Irving Preservation and Redevelopment Executive Board, or their successor boards or commissions. Such public hearings before the redevelopment board and preservation and redevelopment executive board shall not be required to be advertised through mailed public notices or newspaper advertisement, but shall be posted in accordance with the Texas Open Meetings Act. Recommendations of the redevelopment board and the preservation and redevelopment executive board shall be forwarded to the planning and zoning commission and city council for their consideration.
e. 
The boundaries of properties for which an exception has been approved within the downtown development district shall be denoted on the official zoning map of the City of Irving with dashed lines, and the exception request case number by which such exception was approved shall be indicated within the boundaries of the subject property.
f. 
Rezoning fees for any tract located within the downtown development district shall be waived for any case filed between June 18, 1998, and December 18, 1999.
[1]
Editor's note—Said attached map is not set out but is on file with the city clerk.
(c) 
Properties which are zoned S-P-1 (detailed site plan) or S-P-2 (generalized site plan) at the time of the adoption of this section shall remain as legally conforming properties relative to any previously approved setback, lot width, lot depth, lot area, height, lot coverage, parking or use exception, and may be developed and utilized in all respects as previously approved by the S-P-1 or S-P-2 zoning case. The boundaries of such properties within the downtown development district shall be denoted on the official zoning map of the City of Irving with dashed lines, and the zoning case number by which such S-P-1 or S-P-2 zoning was previously approved shall be indicated within the boundaries of the subject property.
If a building which is constructed with variances to setbacks, height or lot coverage requirements established by this ordinance is destroyed by fire, explosion or other casualty, or act of God, or public enemy, it may not be constructed or rebuilt except in conformance with the provisions of this ordinance; however, nothing in this section shall be taken to prevent restoration of a building destroyed to the extent of not more than fifty-one (51) percent of its reasonable market value at the time of destruction, nor the continued occupancy or use of such building or part thereof, which existed at the time of such partial destruction.
(Ordinance 7244, § 1, adopted 5/7/1998; Ordinance 7272, § 1, adopted 6/18/1998; Ordinance 7312, § 1, adopted 8/27/1998; Ordinance 8704, §§ 4—7, adopted 9/21/2006)
(a) 
Purpose.
The purpose of the Heritage Crossing Redevelopment District is to encourage new development and redevelopment within the Heritage Crossing neighborhood that integrates housing, shops, workplaces, parks, and civic facilities into a close-knit community using the principles of New Urbanism.
(b) 
Boundaries.
The Heritage Crossing Redevelopment District is bounded by Pioneer Drive on the north, MacArthur Boulevard on the west, Shady Grove Road on the south and Britain Road on the east, and includes those properties which front both sides of those particular streets.
(c) 
Overall design guidelines.
(1) 
Vision. Walkability, affordability, sustainability, and quality architectural design are key elements of the Heritage Crossing Redevelopment District. Design guidelines are included to provide property owners and developers with a clear set of design parameters that will instruct site planning, architecture, landscaping, streetscapes, and construction to result in a uniform character throughout the Heritage Crossing Redevelopment District. Photos, drawings and other illustrations included in this section 52-32h are for informational purposes only and are intended to provide examples of the types of standards envisioned by these regulations. Such illustrations are not all-encompassing, and should there be a conflict between a photo or illustration and the text of this section 52-32h, the text shall control.
(2) 
Design principles.
a. 
Buildings should relate appropriately to surrounding developments and streets and create a cohesive visual identity and attractive street scene.
b. 
Site design should promote efficient pedestrian and vehicle circulation patterns.
c. 
A high-quality street and sidewalk environment that is supportive of pedestrian and transit mobility and that is appropriate to the roadway context should be provided.
d. 
Trees, sidewalks, and buildings should be arranged in a manner that supports the creation of a safe, human-scaled, and well-defined roadway environment.
e. 
Trees or manmade shading devices should be used to create a pedestrian-friendly environment both alongside roadways and connecting roadside sidewalks to businesses.
f. 
Buildings should relate appropriately to their roadway context, allowing for easy pedestrian access to buildings and providing well-defined edges to the roadway environment.
g. 
Building entrance ways should be convenient to and easily accessible from the roadside pedestrian system.
h. 
Opportunities for roadside uses that enliven and enrich the roadway and pedestrian environment, such as outdoor dining, porches, patios, and landscape features should be provided.
i. 
Vehicular parking should be accommodated in a manner that enriches and supports, rather than diminishes, the roadside pedestrian environment, and that does not create a barrier between the roadside environment and the roadside building.
j. 
Development should provide public social spaces that encourage a sense of community where a wide diversity of people can coexist.
k. 
Outdoor room should be created wherever possible by providing seating, shade, trash receptacles, and water features. Landscape barriers should be provided between such outdoor rooms and the parking lot to reduce glare and reflection from cars and create a sense of enclosure.
(d) 
Landscaping regulations.
(1) 
Landscape design principles.
a. 
The installation and continuous maintenance of landscaping to its attractive best is extremely important. Landscape materials should be chosen for their hardiness and heat tolerance in areas within or adjacent to vehicular traffic, for their ability to provide shade or screening of vehicles, utilities or trash receptacles, and for their attractiveness in the context of the building and surroundings.
b. 
Landscaping and paving adjacent to public areas contribute both aesthetically and functionally to the overall design character of the Heritage Crossing Redevelopment District.
c. 
Landscaping should reinforce the character of neighboring properties and abutting streetscapes.
d. 
Landscape designs should conform to any established or planned streetscape designs of the city or that of other privately planned areas.
(2) 
Minimum landscaping requirements.
a. 
The minimum landscape area required within each multifamily building site shall be twenty (20) percent including hard-scaped plazas, outdoor seating/serving areas, walkways within on-site open space areas, and other similar hard-scaped on-site amenities.
b. 
Hard-scaped elements shall account for no more than two-thirds (frax;2;3) of the minimum landscape area requirement.
c. 
Outdoor ground planes which abut or are adjacent to the public right-of-way (i.e. recessed entries) shall be paved with terrazzo, concrete pavers, concrete, stone, brick, tile, or another high quality hard-scape material. Asphalt and loose paving such as gravel are prohibited. The paving design and materials shall complement the building or storefront architecture.
d. 
In larger courtyard-style spaces visible from the public right-of-way, groundcover, shrubs, and flowers shall be used to accent and fill blank areas with visual interest. The use of bare mulch and rocks should be minimized. Areas of bare earth are not permitted.
e. 
The walls of office, retail, and other commercial buildings shall include foundation landscaping, except in areas with active storefronts and entrances. Base-planting areas shall be incorporated along all building and parking structure frontages. Base-planting areas can occur as raised planters or in-ground, should be a minimum of three (3) feet wide and should incorporate ground cover, shrub musings, and canopy trees.
f. 
Trees shall be used throughout all paved circulation/parking areas and in association with pedestrian paths and gathering areas to provide shade, reduce heat build-up, and cut glare.
g. 
Parking areas shall be broken up with landscaping. Pedestrian corridors through parking areas shall have a minimum width of ten (10) feet and be composed of landscaping and a minimum four-foot wide sidewalk.
h. 
Narrow landscape strips (less than five-feet curb-to-curb width) within parking lots are to be avoided.
i. 
A combination of dense landscaping, screening walls, and/or berming/mounding shall be provided to screen parking facilities, service and loading areas, maintenance areas, storage areas, trash enclosures, utility cabinets, and other similar elements.
(3) 
Required trees and shrubs.
a. 
All trees and shrubs shall be from the city's approved tree and shrub lists, with native and drought-tolerant materials strongly preferred.
b. 
Preservation of existing trees that are twenty-four (24) inch caliper or larger is a high priority and is considered essential in both new development and redevelopment. Developers will be provided a 1.5 to one (1) credit toward the landscaping requirement for new development for preservation of such trees; i.e. keeping one (1) twenty-four (24) inch caliper tree counts toward planting thirty-six (36) inches of new trees. Post Oak and Blackjack Oak trees are considered relic trees worthy of additional protection. Developers will be provided a two (2) to one (1) credit toward the landscaping requirement for new development for preservation of Post Oak and Blackjack Oak trees of at least six (6) inch caliper.
c. 
Prior to development or redevelopment of any property, the developer shall prepare and submit to the city a detailed tree survey of the property indicating the location, size, and species of all existing trees six (6) inch caliper or larger measured twelve (12) inches above grade. The developer shall also provide a site plan showing the proposed development overlaying the tree survey indicating which trees are proposed to be removed and which trees will be preserved, along with a table indicating the number of trees and caliper inches proposed to be removed and proposed to be preserved.
d. 
Where practical and reasonable, existing trees shall be preserved. Where not practical or reasonable, a tree may be removed if it is in the footprint of a new building or the driveway or parking area of the new building. Trees outside those areas shall be preserved, and if damaged during construction, or if they die within two (2) years of construction, shall be replaced in addition to the required landscaping on the site, with an equal number of caliper inches at the same location if practical or other locations within the Heritage Crossing area. If a developer attempts to preserve a tree within five (5) feet of the building, driveway or parking area, or within an easement or within five (5) feet of an easement, no credit will be given, but mitigation will not be required if the tree fails to survive.
e. 
An existing tree that is approved for removal shall not be removed from the property until a building permit has been issued, and development of the site is imminent as evidenced by executed construction-related contracts or other documents acceptable to the planning and inspections director. If a protected tree is removed contrary to the provisions of this section entitled "landscaping regulations," the owner of the property from which the tree was removed shall make a payment into a special city account to be known as the Heritage Crossing Redevelopment District Tree Fund. The amount of the payment required is calculated by using the formula for appraising the value of a tree, as derived by the most recent edition of the Guide for Establishing Values of Trees and Other Plants published by the Council of Tree and Landscape Appraisers, unless another publication is designated by the planning and inspections director. If more than one (1) tree is removed, the values of the trees are added when calculating the payment required. The required payment diminishes equally with each inch replaced through the following alternative approach: the owner of the property from which a tree was removed may mitigate the loss of the tree by the planting of an equal number of caliper inches of new trees with a minimum caliper of six (6) inches each at a location approved by the planning and inspections director within the boundaries of the Heritage Crossing Redevelopment District.
f. 
Street trees.
1. 
Street trees shall be provided along the sidewalk along all public streets at a ratio of one (1) tree for each forty (40) feet of frontage.
2. 
Street trees shall be a minimum six (6) inch caliper at time of planting measured twelve (12) inches above grade.
3. 
Street trees shall maintain a spacing of between twenty-five (25) feet minimum and forty-five (45) feet maximum.
4. 
Street trees may be clustered at focal points as part of an overall landscaping plan.
5. 
Placement of street trees shall not create an obstacle to opening doors of vehicles parked in parallel parking spaces.
g. 
Nonresidential buildings set back more than ten (10) feet from the property line shall provide one (1) four-inch caliper tree for each three hundred (300) square feet of streetscape area between the face of the building and any property line adjacent to a street.
(e) 
Parking regulations.
(1) 
Parking design principles.
a. 
Convenient parking is extremely important to the success of a retail establishment. Efforts should be made to minimize its impact on the visual quality of the street and the pedestrian movement along it.
b. 
On the streets, both angled and parallel parking are preferred. Angled parking provides more parking spaces, and parallel parking allows for wider sidewalks and fewer traffic disruptions.
c. 
On-street parallel parking and parking behind buildings, along with shared parking arrangements promotes convenience for automobiles and complements the pedestrian character of the street front.
d. 
Surface parking lots shall contain interior landscaping with curbed islands planted with shade trees.
e. 
Techniques for screening surface parking lots include perimeter-landscaped buffers of shade tree planting or up to three-foot-high screen walls or hedges.
f. 
Up to eighty (80) percent of a parking garage's facade shall be concealed from streets with only retail and residence/office facing the public streets.
g. 
Portions of the garage visible from streets shall reflect the exterior building materials, forms, and scale of surrounding buildings.
h. 
Parking garages and off-street parking and loading shall be accessed from secondary streets away from principal pedestrian routes.
i. 
Pedestrian passes with active uses and attractive landscaping should link off-street and garage parking with the street frontage.
j. 
Ramps shall not be expressed on the facade of parking structures fronting or visible from public streets.
k. 
Steel parking garages and steel guard cables on garage facades are prohibited.
l. 
While viewed as background architecture, most above-grade parking structures still require some level of architectural treatment to visually de-emphasize the purpose of the structure as parking while trying architecturally to reference the primary building or buildings that it serves. The level of architectural treatment is dependent on the visual prominence of the parking structure and its relationship to other activities/uses.
m. 
An above-grade parking structure shall reduce its apparent mass by articulating corners and breaking long walls by recessing and/or shifting the wall plane horizontally and vertically.
n. 
Stair towers and elevator cores shall be defined to be distinct, taller masses that intersect the mass of the main structure and provide polarity to the composition and relief to the structure's horizontal emphasis.
o. 
In taller structures, upper levels of parking shall step back and incorporate irrigated terraced planters with appropriate hardy plant material.
p. 
A distinct base, middle, and top shall be clearly delineated for the parking structures. The "visual" weight of the structure should decrease as the height increases.
q. 
The exterior design (skin) of a structure should minimize its visual identity as parking by visually disrupting the monotony of its underlying structural system through the introduction of a more sophisticated rhythm of wall-mass and window-opening, and by establishing a hierarchy in the composition through variations in color and material, and/or texture.
r. 
Parking structures with internalized ramping are preferred in order to avoid introducing an angular geometry to the perimeter of the structure.
s. 
Where parking structures and pedestrian areas adjoin, the exterior edge of the parking structure shall exhibit a higher level of architectural details such as decorative grill work, overhead trellises, tree canopy, planter/seat walls, pedestrian scaled lighting, and the application of materials and textures that establish a comfortable and well proportioned human scale.
t. 
On high speed perimeter streets such as McArthur Boulevard, O'Connor Road, Pioneer Drive, Britain Road, and Shady Grove Road standard off-street parking requirements will apply.
(2) 
Minimum parking space requirements. Off-street parking spaces for the applicable use classification shall meet the following minimum number of spaces.
Use
Parking Ratio
a.
General retail
1 space per 200 square feet of floor area
b.
Bank
1 space per 300 square feet of floor area
c.
Office
1 space per 300 square feet of floor area
d.
Retail and commercial
Discount 25 percent if within 1,000 feet of transit station
e.
Mixed use
Sum of spaces resulting from application of ratios provided above for respective uses in the development
f.
Restaurant
1 space per 100 square feet
g
Multifamily
 
Efficiency
1 per unit
1-Bedroom unit
1.5 per unit
2-Bedroom unit
2 per unit
3-Bedroom unit
2.5 per unit
More than 3
2.5 + .5 for each bedroom above 3
(f) 
Sign regulations.
(1) 
Sign design principles.
a. 
Retail signs should complement the architecture of the building and also provide a unifying element along the streetscape.
b. 
Along mixed-use streets, the best placement for signs is along the lintel or sign frieze between the ground floor storefront and the upper facades.
c. 
Desirable sign types include indirectly lit signs, raised letter signs, wall signs, awnings, and double-faced, projecting signs along pedestrian streets. Building signage materials may be fabricated aluminum, die raised or engraved, cast bronze, stone, or masonry.
d. 
Signs should be distinctive, eye-catching, and simple, avoiding excess advertising. Where possible, signs along a block face should be located at approximately the same height to create a unifying, horizontal pattern.
e. 
All signs placed on a site shall be designed as part of a coordinated signage design theme regarding colors, images, and style.
f. 
Internally illuminated, oversized, pylon, monolith, rooftop, neon, rear-illuminated awnings, fabric banners, plastic, flashing, moving, and generic trademark signs shall not be permitted.
g. 
Billboards are not allowed.
h. 
Text on all signs shall be simple and easy to read.
i. 
To avoid visual clutter, redundant signage or multiple external signs shall not be used (except in prominent corner conditions).
j. 
Signs shall be constructed of high-quality, durable materials.
k. 
Business signs shall not obstruct significant architectural details or elements.
l. 
All ground-mounted signs should be placed within planting areas that coordinate in design for the overall site, except for small directional signs that are placed on poles along streets and driveways or informational kiosks that are placed freestanding along sidewalks or plazas.
m. 
Sign design, colors, and materials shall be compatible with the design, colors, and materials of the buildings on the site.
n. 
Exterior signs should be located within the base of the building and shall be geared to establish the location, identity, and character of the use of the retail establishment.
o. 
Signs may be located on the spandrel panels of the building immediately above the storefront, within the transom of the door or storefront, on door or window glass, on wall areas adjacent to the door, on the skirt of the awnings, or on projecting signs hung within the base zone of the building.
p. 
Signs shall not project above the roof or on rooftops.
q. 
Letter style should be chosen that is easy to read and that represents the image of the business. The maximum letter height should not exceed seventy-five (75) percent of the height of the background on which they appear.
(2) 
Signage hierarchy. Signage systems consist of a hierarchy of sign elements that, when viewed holistically, affect the image and character of an area, minimize visual clutter, and enhance area access. A signage hierarchy for the master plan's buildings should be established that includes:
a. 
Development identity—Signage at main entrances to an overall development site. Gateway/entrance signs should be placed at each main entrance to identify the overall development or use of the site.
b. 
Business site signage—Business names/addresses not on building. If a business or use needs a site sign to supplement building signage, then such signs should be designed as part of the area's overall sign hierarchy. They should be coordinated in size, style, color, and design with the development site signage, with limited use of corporate logos, images, icons, or colors.
c. 
Directional signage—Way-finding to places, businesses, and parking. Directional signage should be used to direct people to park/recreation facilities, businesses, parking, and civic/institutional uses. These should be located in main entrances and/or lobbies with appropriate information for persons with disabilities. Place directory information adjacent to "You are here" information.
d. 
Informational kiosks—Information regarding places and events. Such signs should direct people to areas of interest in the master plan, other shopping districts, parks, institutions, historical sites, entertainment venues, etc.
e. 
Accessible signage for persons with disability. Accessible signs shall identify permanent rooms and spaces, including room numbers, emergency exits and toilet facilities, and with directional and informational signs.
(3) 
Sign regulations.
a. 
Pole signs are prohibited.
b. 
Monument signs are allowed by site plan zoning only.
c. 
Wall-mounted or professionally painted signs for individual occupant spaces in a building.
1. 
Maximum height: Seventy-five (75) percent of the background on which it appears.
2. 
Maximum width: Seventy-five (75) percent of the background on which it appears.
3. 
Maximum sign envelope: Fifty (50) percent of the occupant space width and fifty (50) percent of the occupant space height.
4. 
Maximum number: One (1) wall sign per occupant space. An occupant space that fronts more than one (1) street may have one (1) sign per each street frontage.
d. 
Wall-mounted multi-tenant signs (signs that advertise multiple tenants within one (1) building).
1. 
Maximum number: One (1) per corner of the building, located at the corner; only one (1) at each corner.
2. 
Maximum height: Ten (10) feet.
3. 
Maximum width: Ten (10) feet.
4. 
Maximum area: One hundred (100) square feet or seventy-five (75) percent of building facade, whichever is less.
e. 
Window signs.
1. 
Maximum coverage: Twenty-five (25) percent of the area of the window on which it is attached or painted.
f. 
Projection signs (signs that project away from the wall at a ninety (90º angle).
1. 
Maximum number: One (1) per tenant space.
2. 
Minimum clearance above sidewalk: Nine and one-half (9½) feet.
3. 
Maximum area: Eight (8) - twelve (12) feet above grade - six (6) square feet more than twelve (12) feet above grade - thirty (30) square feet in lieu of wall sign.
g. 
Canopy signs.
1. 
Maximum height: Seventy-five (75) percent of canopy section on which located.
2. 
Maximum width: Seventy-five (75) percent of canopy section on which located.
3. 
If tenant name or logo is included in canopy sign, the canopy must be completely replaced upon a change of tenant.
h. 
Directory signs (signs attached to a wall that list tenants in a building and no other advertisement).
1. 
One (1) per building entrance located at the entrance; only one (1) at each entrance.
2. 
Maximum area: Eight (8) square feet.
i. 
Building identification signs (signs attached to a wall that identify the name of the building, not the occupants).
1. 
Maximum number: One (1) per street frontage; only one (1) on each frontage.
2. 
Maximum area: Thirty (30) square feet.
3. 
Minimum height above grade: Twenty-five (25) feet.
(g) 
Underground utilities.
All new construction to be built in the Heritage Crossing area shall have underground utilities from building line to property line. All new utilities to serve the development must be underground.
(h) 
Driveways and streets.
(1) 
Main entry streets/drives should be planned with open views into a site and adequate stacking room for vehicles waiting to exit or enter the site. Such access points/entry drives should not be oriented toward the backs of buildings, rear driveways or alleys.
(2) 
An interconnected, easy-to-understand street system should be established to facilitate access to and within a development.
(3) 
Driveways shall be a minimum of sixteen (16) feet and maximum of twenty-four (24) feet wide. The use of paving strips is encouraged.
(4) 
Driveways within a property shall have a minimum setback from the side property line of three (3) feet.
(5) 
All streets should be equipped with paving, curbing, sidewalks, public lighting fixtures, street name signs, and street trees, as required by the city. Such facilities should be installed in accordance with specifications and design standards adopted by the City of Irving.
(6) 
Street intersections providing site access to the district should be enhanced by incorporating signs, accent paving, special landscaping, and lighting. Materials used in entry features should be consistent with other materials used in the development.
(7) 
The minimum building setback, including stairwells, exclusive of any garage, from a private driveway or edge of parking is eight (8) feet.
(8) 
Streets and driveways within a property should be aligned with meaningful destinations, such as view corridors or significant planting areas.
(9) 
Crosswalks should be designed for maximum safety and visibility of pedestrians. Special paving is encouraged to visually extend the pedestrian way across the street.
(i) 
Sidewalks.
Sidewalks shall consist of two (2) zones: a street tree/furniture zone located adjacent to the curb and a clear zone.
(1) 
Street tree/furniture zone.
a. 
Thoughtfully selected street furniture and art elements can greatly enhance the public realm. Decorative streetscape amenities, such as paving, lighting, raised planters, and entrance landscaping, is required for all streets and driveways within a development site.
b. 
The street tree/furniture zone shall have a minimum width of eight (8) feet (from face of curb) and should be continuous and located adjacent to the curb.
c. 
The zone shall be planted with street trees at an average spacing not greater than thirty (30) feet.
d. 
In addition, the zone is intended for the placement of street furniture including seating, street lights, waste receptacles, fire hydrants, traffic signs, newspaper vending boxes, bus shelters, bicycle racks, public utility equipment such as electric transformers and water meters, and similar elements in a manner that does not obstruct pedestrian access or motorist visibility.
(2) 
Clear zone.
a. 
Sidewalks facing storefronts shall be a minimum of eight (8) feet wide.
b. 
The sidewalk paving patterns should include a brick or brick colored unitized paver course in the furnishing zone and concrete sidewalk in the pedestrian through zone and frontage zone. Special treatment should be provided at intersections.
c. 
Crosswalks should be provided at all traffic lights and on both sides of every intersection. Crosswalks may be added as pedestrian traffic increases over time.
(j) 
Lighting.
(1) 
Adequate lighting levels shall be provided in all areas used by pedestrians and automobiles, including building entries, walkways, parking areas, circulation areas, and open spaces. Required minimum lighting levels are:
a. 
Building entries: Four (4) foot candles.
b. 
Primary pedestrian walkway: Two (2) foot candles.
c. 
Secondary pedestrian walkway: One (1) - two (2) foot candles.
d. 
Parking lot: .60 - one (1) foot candle.
e. 
Enclosed parking garages for common use: Three (3) foot candles.
(2) 
Lighting types include:
a. 
Exterior building lighting. Architectural lighting may be used to articulate the particular building design. Lighting of cornices, up lighting, and other effects may be used. Lighting should not cast glare onto adjacent lots or streets in any way that decreases the safety of pedestrians and vehicles. Lights may, however, be used to create effects of shadow, relief, and outline that add visual interest and highlight aspects of the building. Recommended designs are:
1. 
Metal halide lights.
2. 
Wall-washing lighting fixtures.
3. 
Decorative wall sconce and similar architectural lighting fixtures.
4. 
Screened uplight fixtures on buildings or integrated with landscape.
b. 
Parking lot lighting. Driveways, parking bays/parking lots, and pedestrian circulation routes should be lighted.
1. 
Concrete light fixture bases should be no taller than eight (8) feet.
2. 
Pedestrian and parking lighting shall be produced from a visible source.
3. 
Fixtures shall not exceed twelve (12) feet in height.
c. 
Landscape lighting. Lights may be used to highlight trees and similar features within public and private plazas, courtyards, walkways, and other similar outdoor areas at night to create excitement and a festive ambiance.
d. 
Sign lighting. Sign lighting should be designed as an integral component of the building and sign composition. Interior plastic sign lighting, neon or fluorescent tube sign lighting, moving or flashing lighting are not permitted.
(k) 
Building services.
(1) 
The location of above ground utility facilities should be identified early in the design process. When possible, utility facilities shall be located where they do not conflict with featured views, outdoor dining areas and/or site circulation. Facilities should be accessible for maintenance and service requirements.
(2) 
Loading docks, truck parking, outdoor storage, utility meters, HVAC equipment, trash collection, and other service functions shall be incorporated into the overall design of the building and the landscaping so that the visual and acoustic impacts of these functions are contained and out of view from adjacent properties and public streets.
(3) 
Solid waste collection areas and mechanical equipment, including equipment located on a rooftop but not including solar panels, shall be screened from the view of a person standing on the sidewalk on the far side of an adjacent public street.
(4) 
Screening materials for solid waste collection and loading areas shall be the same as, or of equal quality to, the materials used for the principal building.
(l) 
Retail development.
(1) 
Vision. Much of the new retail development in the Heritage Crossing Redevelopment District will be mixed-use with retail on the ground floor and residential or office uses on the floors above. Rather than a strip of roadside services, retail uses should be designed as a focal point of activity, offering interesting shops, quality restaurants, and essential services in attractive buildings and settings. These retail corridors will serve the needs of those traveling through and the residents and workers of the community and its neighborhoods.
(2) 
Retail site design principles.
a. 
A continuous retail use at the pedestrian level with office or residential uses on the upper floors should be promoted throughout the district.
b. 
Retail uses should be arranged on either side of the street, providing parking in front of them. When stores are arranged across and along a street, merchants feel as if they belong to a community, and customers feel a sense of place. Additionally, drivers are more cautious and polite as they recognize this area belongs to the people.
c. 
The paths that pedestrians use should be enhanced to provide shade, protection, and differentiation from residential areas or parking.
d. 
Curbside parking should be provided for convenience and to create vitality to commercial streets. Where off-street parking is required, its impact shall be minimized through screening and landscaping.
e. 
Small "arcade" signs hung under the arcade are the preferred signage so shoppers are led from one (1) shop to the next.
f. 
Retail streetscapes should provide interest, continuity, and identity. They should also include a consistent blend of themed street furniture, consisting of streetlights, banners, benches, bollards, news racks, bus stops, and trash receptacles.
g. 
Sidewalk width is dependent on surrounding uses and scale of street. Retail corridors should include zones for window shopping, through pedestrian traffic, outdoor eating, street trees, and hedge buffers.
h. 
Along such retail storefront corridors, wider sidewalks for pedestrian uses are encouraged; also wider sidewalks and sidewalk shade trees are preferred over parkways.
i. 
Retail streetscapes should feature a pedestrian space and incorporate landscaping, shaded areas and seating opportunities for customers. A variety of civic infrastructure should be provided along walkways.
j. 
Shopping carts shall be stored within the building or screened with a wall that is integral to the architectural design of the adjoining building.
(3) 
Retail development requirements.
a. 
Area and height requirements.
1. 
Lot area: Four thousand five hundred (4,500) square feet minimum.
2. 
Setbacks:
(i) 
For each project, the developer will identify which lot line or lot lines are "front facades."
(ii) 
The build-to-line for primary structures, walls and fences on front façades shall be the property line. Up to thirty-three (33) percent of the building frontage on front façades may vary from this build-to-line. There shall be no build-to-line/setbacks for temporary buildings, structures or tents erected for special events.
(iii) 
Building separation. Primary buildings and parking structures shall not be located closer than twenty (20) feet from an adjacent building or structure except where a fire wall meeting local code requirements is provided.
(iv) 
Floor area ratio = 2.8:1.
3. 
Lot coverage:
(i) 
Maximum lot coverage for retail only or with residential and/or office above shall be eighty (80) percent.
(ii) 
The area of a porch or arcade fronting a public street is not included.
(iii) 
The area of an above-grade parking structure is included.
4. 
Building height. Mixed-use buildings with retail on the first level and residential/office above shall be allowed with the following heights. (These heights intend to allow a high ceiling height in the first floor retail use.)
(i) 
Retail floor to floor height - Twenty (20) foot maximum.
(ii) 
1-Story retail - Thirty-five (35) foot maximum.
(iii) 
2-Story building height - Fifty-one (51) foot maximum.
(iv) 
3-Story building height - Sixty-three (63) foot maximum.
(v) 
4-Story building height - Seventy-five (75) foot maximum.
(vi) 
5-Story building height - Eighty-seven (87) foot maximum.
(vii) 
6-Story building height - Ninety-nine (99) foot maximum.
b. 
Retail architectural design.
1. 
Facade treatment.
(i) 
Storefronts are the most important component of commercial architecture. The storefront is defined as that part of the building that fills the structural bay on the front facade at ground level.
(ii) 
Storefronts shall include a base (the area under the window and usually opaque), the transparent window, a transom above the window, and a storefront cornice.
(iii) 
Storefronts shall contain appropriate decorative trim, have ample window exposure, and clearly marked entrances. Wall materials that add depth and texture and piers shall frame the storefront.
(iv) 
Upper facades play an important role in the identity of the street. Distinctive cornices or fascia shall be provided to give a finished appearance to the facade. Upper story windows shall be designed to create rhythm and articulation to walls.
(v) 
Buildings placed at the street corners should contain special design features such as towers, decorative detailing, or varied roof designs.
(vi) 
Buildings shall be articulated to reflect a small-scale street frontage rhythm, with building bay widths of approximately twenty-five (25) - fifty (50) feet. Buildings should incorporate significant jogs, offsets, material changes, or other architectural features to reduce the visual length of long walls.
(vii) 
Entries to upper floors shall be clearly distinguishable in form and location from retail entrances.
(viii) 
Ground level retail shall provide large windows to create visual interest and information for shoppers and strollers.
(ix) 
The use of historic design elements and materials such as awnings, porches, gables, windows on streets, and stonework is encouraged.
(x) 
At least fifty (50) percent of the exterior cladding of all exterior walls fronting, or visible from a public street, (including above grade parking structures) shall be brick construction.
(xi) 
Only brick, masonry, stucco, and cementitious siding such as Hardie Board or the equivalent may be used as exterior wall materials, excluding trim. Granite, sandstone, or pre-cast concrete may be used as decorative accents in lintels, window sills, or the base of the piers. Metal panels may be used as decorative accents but not as a primary building material.
2. 
Windows and doors.
(i) 
First floor exterior retail walls facing a street or parking plaza should be designed to maximum transparent glazing.
(ii) 
All windows and openings shall be trimmed or otherwise treated and be glazed with clear or tinted glass.
(iii) 
Windows may be grouped or located near strong architectural elements and shall be proportional to the building massing of the structure.
(iv) 
Reflective glass is not permitted.
(v) 
Recessed or covered main entry doors should be provided.
(vi) 
Doors (including garage doors) shall be wood or metal, be painted or stained, and be hinged and constructed of raised panels or planks (not flushed with applied trim) consistent with the construction technique.
(vii) 
Garage doors shall be a minimum width of nine (9) feet and shall be painted or stained.
(viii) 
Driveway gates should be in-swinging or operate parallel to the street/alley and have a maximum opening width of twelve (12) feet.
3. 
Paint/color palette.
(i) 
Material colors should be appropriate to the architectural style.
(ii) 
Brick, stone, and concrete elements should be selected in colors that complement each other and these materials may not be painted.
(iii) 
The use of bold and highly contrasting geometric paint schemes, banding, and other applied graphics unrelated to the building architecture and uncharacteristic of the building's surrounding context are prohibited.
(iv) 
The use of highly reflective, polished, or glossy materials should be limited and is inappropriate in most contexts.
4. 
Architectural elements.
(i) 
Towers, where provided, play a civic role. Their positions on private lots shall intersect the centerline axis of the view to which they respond, and may encroach into the front setback if necessary. The tower can be either a minor vista termination (not habitable), such as a chimney, cupola, or entry feature or a habitable tower/space.
(ii) 
Security gates should be interior or exterior roll-up or sliding models that are not visible from public right-of-way.
(iii) 
Awnings, canopies, and marquees should reflect the door and window openings or structural bays of the building. They may have side panels but should not have a bottom soffit panel. Awnings should not be backlit. They should be made of canvas, metal, or Neoprene impregnated fabric. Pseudo-mansard roofs are not permitted. All awnings should have a minimum clearance of eight (8) feet and minimum projections of thirty-six (36) inches.
(iv) 
Architectural lighting may be used to articulate the particular building design. Lighting of cornices, plighting and other effects may be used.
(m) 
Office development.
For the purpose of this section, the term "office development" includes professional and business offices. The difference in operational requirements and function suggest what form the building and site plan will take and what qualities it will exhibit. Other factors also influence a project's design, such as whether a building is speculative or owner-occupied, tenanted by single or multiple users, and its setting and adjacencies. These regulations apply to the full range of office development types.
Collectively, corporate architectural statements have the potential to homogenize the urban landscape beyond recognition. Projects should acknowledge accumulated knowledge and design customs and traditions of the area. New developments should strive to fit into the design parameters and predominant character already established by the community and region.
(1) 
Vision. Much of the new development in the Heritage Crossing Redevelopment District will be mixed-use with retail on the ground floor and residential or office uses on the floors above. Rather than stand-alone, single use buildings, office uses should be integrated into mixed use buildings. However, if a single use building is proposed, it should be designed to blend with the surrounding development in attractive buildings and settings.
(2) 
Office site design principles.
a. 
Buildings with ground-level retail and office space should, whenever possible, include open, clear glass windows to allow views into building interiors and to reinforce an active shopping and business environment.
b. 
Only brick, masonry, stucco, and cementitious siding such as Hardie Board or the equivalent may be used as exterior wall materials, excluding trim. Granite, sandstone, or pre-cast concrete may be used as decorative accents in lintels, window sills, or the base of the piers. Metal panels may be used as decorative accents but not as a primary building material.
c. 
Front facade may have a minimum transparency of thirty (30) percent. All windows and glass doors may be included in the calculation of transparency.
d. 
The window to wall ratio of a typical multi-story office building should not exceed 50:50 and should not be less that 30:70.
e. 
Front facades shall be designed to include architectural relief a minimum of every thirty (30) feet. These may include, but are not limited to, changes in depth, columns or posts, windows, doors, or changes in material.
f. 
All other sides shall also reflect consistent architectural detail and character.
g. 
Roof shape, pitch, material, and colors shall be harmonious with existing building and overall building design.
h. 
The use of covered walkways, trellises, arcades, and similar architectural shading features is encouraged where pedestrian use will be heaviest (i.e., building entries and porte-cochere).
i. 
Building projections should be pedestrian-scale, proportional to the building facade, and relate to adjacent structures. Building projections that obscure or conceal important architectural elements are discouraged.
(3) 
Office development requirements.
a. 
Area and height requirements.
1. 
Lot area: Four thousand five hundred (4,500) square feet minimum.
2. 
Setbacks:
(i) 
For each project, the developer will identify which lot line or lot lines are front facades.
(ii) 
The build-to-line for primary structures, walls, and fences on front facades shall be the property line. Up to thirty-three (33) percent of the building frontage on front facades may vary from this build-to-line. There shall be no build-to-line/setbacks for temporary buildings, structures, or tents erected for special events.
(iii) 
Building separation. Primary buildings and parking structures shall not be located closer than twenty (20) feet from an adjacent building or structure except where a fire wall meeting local code requirements is provided.
(iv) 
Floor area ratio = 2.8:1.
3. 
Lot coverage:
(i) 
Maximum lot coverage for office only or with residential above shall be eighty (80) percent.
(ii) 
The area of a porch or arcade fronting a public street is not included.
(iii) 
The area of an above-grade parking structure is included.
4. 
Building height. Mixed-use buildings with office on the first level and office/residential above or office only buildings shall be allowed with the following heights. (These heights intend to allow a high ceiling height in the first floor office use.)
(i) 
Office floor to floor height - Twenty (20) foot maximum
(ii) 
2-Story building height - Fifty-one (51) foot maximum
(iii) 
3-Story building height - Sixty-three (63) foot maximum
(iv) 
4-Story building height - Seventy-five (75) foot maximum
(v) 
5-Story building height - Eighty-seven (87) foot maximum
(vi) 
6-Story building height - Ninety-nine (99) foot maximum
5. 
Office facade.
(i) 
Walls.
(a) 
The traditional means of diminishing a building's perceived mass is by dividing it into horizontal segments that relate to the base, middle, and top of the structure. Most any structure will fit this model though other ways of breaking up the mass of a building are acceptable if effective. Design approaches that attempt to exaggerate the mass of a building or intend a monolithic appearance are discouraged in most cases.
(b) 
Buildings shall reduce their apparent bulk by dividing themselves into smaller distinct volumes or masses. As a general rule, a building shall exhibit three (3) or more smaller intersecting masses.
(c) 
All sides of a building shall reference consistent architectural detail and character. All side walls and screen walls shall be architecturally integrated with the building or master planned area.
(ii) 
Windows.
(a) 
Glazing provides interest for the pedestrian, connects the building exterior and interior, puts eyes on the street, promotes reusability, and provides a human-scale element on building facades. Projects subject to this section should meet the following minimum glazing requirements, but glazing should not be limited to the areas discussed.
(b) 
On the front facade, at least forty (40) percent of the wall area that is between two (2) and ten (10) feet above grade shall consist of glazing. The second floor shall provide a minimum of twenty-five (25) percent glazing between three (3) and eight (8) feet, as measured from that story's finished floor level.
(c) 
On all other publicly visible facades, at least twenty-five (25) percent of the wall area between two (2) and ten (10) feet above grade shall consist of glazing. This requirement does not apply if the building code prohibits windows on such facades.
(iii) 
Doors.
(a) 
Recessed or covered main entry doors should be provided.
(b) 
Doors should be hinged. Doors, except garage doors, should be constructed of planks or raised panels (not flushed with applied trim) which express the construction technique.
(c) 
Garage doors shall be a minimum width of nine (9) feet and shall be painted or stained.
(d) 
Driveway gates should be in-swinging or operate parallel to the street/alley and have a maximum opening width of twelve (12) feet.
(e) 
Security doors and window grills may be approved by the planning and inspections director during the construction document submission.
(iv) 
Paint/color palette.
(a) 
Changes in paint color, building material, and/or texture should occur with a horizontal change in wall plane or in association with a strongly pronounced scoring, expansion joint, reveal, or other similar wall detail change.
(b) 
The use of bold and highly contrasting geometric paint schemes, banding, and other applied graphics unrelated to the building architecture and uncharacteristic of the building's surrounding context are prohibited.
(c) 
The use of highly reflective, polished, or glossy materials should be limited and is inappropriate in most contexts.
(v) 
Architectural elements.
(a) 
Awning. For reasons of durability, function, and appearance over the life of a building, awnings (and similar shading element) composed of metal or other rigid architectural material are preferred over cloth/fabric materials. Should fabric awnings be used, the material should have a high UV rating. Awning designs that are composed of highly contrasting colors and that are translucent and illuminated from within are generally discouraged.
(b) 
Porte-cocheres provide a sense of scale to the facade of a building and catches breezes in the warmer months. They connect a building to its context by orienting the entrance to the street. The various components of porte-cocheres, including roof, columns, railings, and steps, provide scale and detail to historic buildings similar to those elements at porches.
(c) 
Paseos provide public access, reduce the scale of larger development parcels, and reinforce pedestrian connections in the city. Paseos should be strategically located at regular intervals to create pleasant and inviting passageways that provide utility and connect areas of pedestrian activity. Paseos should serve the dual purpose of accommodating the natural flow of pedestrian traffic and as destinations, offering such amenities as outdoor dining and sitting areas supported by vistas, tables for board and card games, sun and shade, landscape, sculpture, and fountains.
(d) 
Private courtyards and plazas may be incorporated into the design as open spaces.
(n) 
Multifamily development.
(1) 
Vision. Much of the new development in the Heritage Crossing Redevelopment District will be mixed-use with retail or office on the ground floor and residential and/or office uses on the floors above. Rather than stand-alone, single use buildings, multifamily uses should be integrated into mixed-use buildings. However, if a single use building is proposed, it should be designed to blend with the surrounding development in attractive buildings and settings.
(2) 
Multifamily site design principles.
a. 
These design principles apply to all new multifamily residential development. The plan contemplates three to six story mixed-use buildings with retail on the first level and residential on the upper floors, and four-story purely residential buildings with surface/garage parking.
b. 
Because of their higher densities, multifamily dwellings or developments tend to generate larger parking areas, bulkier structures, and an overall decrease in private open space. However, well-designed multifamily projects and outdoor spaces can contribute to a visually pleasing environment that supports Irving's local character and promotes social interaction and pride among its residents. Such mixed-use, higher-density buildings attract a critical mass of people and activity and add to the attractiveness of an urban center. They can reduce the number of driving trips for non-work purposes.
c. 
An essential feature of pedestrian-scale streets is on-street parking to create a buffer between traffic and sidewalks, to calm traffic in commercial and residential areas and to provide direct access to the front doors of businesses and residences. The project will attract residents because of its central location, proximity to parks and shopping, its main street design, and mix of uses.
d. 
Site planning is perhaps as important as the buildings themselves. The location and "footprint" of a structure on each individual parcel and the relationship with nearby buildings, open space, and properties are critical to the overall character of any project. The varied physical environment within the city means special attention should be given to the location and spacing of each structure. To maintain visual character, the following visual concepts and guidelines should be followed as closely as possible.
e. 
Appropriate building placement should be used to reduce the perception of bulk, maximize open space, increase pervious areas, and provide community-gathering spaces.
f. 
Buildings should be generally oriented parallel to streets with varying setbacks to provide visual interest, varied shadow patterns, and reduce the appearance of bulk.
g. 
New buildings should be designed and oriented to spatially define and activate streets and common open space areas with building entries, storefronts, and pedestrian routes. Commercial storefront uses should face public spaces and street edges.
h. 
Maximum density will not be prescribed in this section, since height limits, floor-area ratio (FAR), parking requirements, and other design standards/guidelines should ensure that new development appropriately fits the context.
i. 
The design and orientation of common open spaces should take advantage of available sunlight and should be sheltered from the noise and traffic of adjacent streets or other incompatible uses.
j. 
Multifamily projects should incorporate pedestrian connections to adjoining residential or commercial areas and other compatible land use facilities.
k. 
These architecture standards are included to ensure that buildings incorporate a minimum level of design. It is not the intent of these regulations to achieve a unified architectural multifamily theme in the city, or to dictate architectural choices in a multifamily development. These regulations are intended to be flexible, and to permit a wide range of architectural themes and choices that incorporate quality design and materials.
l. 
All sides of a multifamily building visible from a public right-of-way (not including an alley) should display a similar level of quality and architectural detailing. The majority of a building's architectural features and treatments should not be restricted to a single facade. Building details, including roof forms, windows, doors, trim, and siding materials, should reflect the architectural style of the building.
m. 
Architectural elements such as bays, bay windows, recessed or projecting balconies, verandas, balconies, porches and other elements that add visual interest, scale, and character to the neighborhood are encouraged.
n. 
Especially important is the ground-floor design of buildings and its interaction with adjacent public streets, sidewalks, and open spaces. The ground-floor is the portion of a building that, if designed well, can create high-quality visual interest and a human scale that pedestrians find comforting, inviting, and safe. Key elements that contribute to such a pedestrian environment include first-floor openings (doors and windows), emphasized customer/user entrances, materials, targeted landscaping, and continuity of the front building line along a block to heighten the sense of enclosure.
o. 
Clubhouses, recreational buildings, and other support buildings should match the architectural style of the building.
p. 
Trash enclosures should be constructed of concrete masonry units finished similar to buildings in the project. All trash enclosures should have opaque metal gates that are designed consistent with the project. Small trash containers should be placed in inside courtyards, pool areas, and other community spaces.
q. 
Grouped mail boxes should be located in enclosures to provide shade and weather protection. Mailbox enclosures should be located convenient to short-term parking and meet federal accessibility standards.
r. 
No mechanical equipment (air-conditioning, heating units, etc.) should be mounted on, or attached to any roof. Mechanical devices such as exhaust fans, vents, and pipes should be painted to match adjacent roof surfaces. Ground-mounted air conditioning units should be located behind side yard privacy return walls.
s. 
Solar panels, if provided, should be mounted directly to the sloped roof plane and be integral to the roof design. Roof-mounted solar panel equipment should be similar to the roof color and appearance and have a reflective value of less than twenty (20) percent. Non-camouflaged solar panel equipment should be located behind a parapet.
(3) 
Multifamily development requirements.
a. 
Area, height and density requirements.
1. 
Maximum lot coverage for each use shall be:
(i) 
3-to 5-story apartments (non-mixed use): Sixty-five (65) percent.
(ii) 
Residential over retail (mixed-use): Seventy-five (75) percent.
(iii) 
The area of a porch or arcade fronting a public street is not included in the calculation of the lot coverage.
(iv) 
The area of an above-grade parking structure is included in the calculations of lot coverage.
2. 
Mixed-use buildings with retail in the first level and residential above or purely residential buildings shall be allowed the following heights. These heights intend to allow a high ceiling height in the first floor retail use.
(i) 
Retail ceiling height - Twenty (20) foot maximum
(ii) 
2-Story building height - Forty (40) foot maximum
(iii) 
3-Story building height - Sixty-three (63) foot maximum
(iv) 
4-Story building height - Seventy-five (75) foot maximum
(v) 
5-Story building height - Eighty-seven (87) foot maximum
(vi) 
6-Story building height - Ninety-nine (99) foot maximum
3. 
Minimum density: Thirty (30) units per acre.
b. 
Multifamily facade requirements.
1. 
Walls.
(i) 
The traditional means of diminishing a building's perceived mass is by dividing it into horizontal segments that relate to the base, middle, and top of the structure. Most any structure will fit this model though other ways of breaking up the mass of a building are acceptable if effective. Design approaches that attempt to exaggerate the mass of a building or intend a monolithic appearance are discouraged in most cases.
(ii) 
Long stretches of unarticulated wall are not permitted. Projections, recesses, and reveals with a minimum change of plane of twelve (12) inches should be provided at regular intervals along the building frontage. Human scale detailing such as reveals, belt courses, recessed windows or doors, color or textural differences, or strongly expressed mullions are also encouraged.
(iii) 
Buildings shall reduce their apparent bulk by dividing themselves into smaller distinct volumes or masses. As a general rule, a building shall exhibit three (3) or more smaller intersecting masses.
2. 
Windows.
(i) 
A minimum of thirty-five (35) percent of the total wall area of each street-facing ground floor building facade shall be comprised of pedestrian entrances (doors), windows, and/or vehicle entry drives.
(ii) 
Windows should be architecturally compatible with the style, materials, colors, and details of the building. Windows should be vertically proportioned or square. To the extent possible, upper story windows should be vertically aligned with the location of windows and the doors on the ground level, including storefront display windows.
3. 
Doors.
(i) 
All building entrances should be emphasized through incorporation of a building recess, projection, canopy, or similar design element.
(ii) 
Buildings should be designed with at least one (1) pedestrian entrance facing a perimeter or internal street, or a pedestrian walkway connected to a public sidewalk. When a building has frontage on more than one (1) street, it should have an entrance on each frontage or at the corner of the building.
(iii) 
The building's primary facade and entrance should face the primary abutting access street or an adjacent public plaza, park, or on-site amenity.
(iv) 
Covered porches and non-habitable entry features may project six (6) feet into setbacks (other than front facade, zero-setbacks).
(v) 
Building stairs less than forty-two (42) inches in height may project up to ten (10) feet into a front yard.
4. 
Roofs.
(i) 
Roof-lines should be segmented and varied within an overall horizontal context. Varying heights are encouraged.
(ii) 
Use of vertical elements such as towers may be used to break up horizontal massing and provide visual interest.
(iii) 
Hipped or gabled roofs covering the entire building are preferable to mansard roofs and segments of pitched roofs applied at the building's edge.
(iv) 
Roofs should reflect a residential appearance through pitch and use of materials.
(v) 
Roof pitch for a porch may be slightly lower than that of the main building.
(vi) 
Parapets and flat roofs are also allowed.
5. 
Building materials.
(i) 
Brick, masonry, or stucco are required materials for all exterior walls. Cementitious siding such as Hardie Board or the equivalent may be used as an accent material.
(ii) 
Building materials should be durable, require low maintenance, and relate a sense of quality and permanence. Frequent changes in materials should be avoided.
(iii) 
Textures, colors, and materials should unify the building and its elements.
(iv) 
Exterior columns for trellises, porches, or colonnades should utilize materials and colors that are compatible with the adjacent building.
(v) 
Distinctive architectural elements, materials, and colors should be used to denote primary building entries or individual unit entries.
(vi) 
Materials tend to appear substantial and integral to the structure when material changes occur at changes in plane.
(vii) 
Exterior materials and architectural details should compliment each other and should be stylistically consistent.
(viii) 
Exposed gutters and downspouts should be colored to match fascia or wall materials, unless designed as an outstanding architectural feature of the overall theme.
6. 
Parking.
(i) 
Parking structures are encouraged to reduce the amount of lot coverage dedicated to parking. In order to ensure that parking structures enhance the overall appearance of the project, parking structures should be decorative in nature. Flat or unarticulated walls are prohibited; rather, parking structures should be similar in appearance, design, and scale to adjacent buildings. The ground floor of parking structures that are adjacent to a street should be designed to incorporate usable spaces, such as retail or residential.
(ii) 
Parking garages that are visible to the public streets should use some of the following solutions to integrate the garage into the building design.
(a) 
Facade articulation and modulation through changes in vertical wall plane and/or a change in building material;
(b) 
Use of real windows with glazing that may be translucent, but should not include black or mirrored glass or similar opaque glazing;
(c) 
Use of false windows defined by frames, lintels, or sills;
(d) 
Integration of multiple building entrances;
(e) 
Buffering of the street edge with landscaping, berms, or landscaped built-in or movable planters; or
(f) 
Similar architectural detailing consistent with the intent to maintain an attractive and safe streetscape for pedestrians.
(iii) 
Carports and private garages should be limited to seventy-two (72) feet in length.
(iv) 
Carports should be permitted only for multifamily use and are not permitted for single-family uses.
(v) 
Detached garages and carports should incorporate compatible materials, scale, colors, architectural details, and roof slopes similar to those of the primary multifamily buildings.
(vi) 
Parking areas should be located in the development's interior and not along the street frontage wherever possible. Driveway openings along street frontages should be minimized.
7. 
Provisions for future retail use. Many of the residential buildings in the Heritage Crossing Redevelopment District are intended to have retail on the first floor of the building. During the initial phases of redevelopment, if there is not enough residential activity to support the businesses, projects can convert first floor retail to residential use. However, provision should be made for future reversion to retail use. For this purpose, the first floor units should have a height of fifteen (15) feet - zero (0) inch minimum.
8. 
Architectural elements.
(i) 
Awnings. For reasons of durability, function and appearance over the life of a building, awnings (and similar shading element) composed of metal or other rigid architectural material are preferred over cloth/fabric materials. Should fabric awnings be used, the material shall have a high UV rating. Awning designs that are composed of highly contrasting colors and that are translucent and illuminated from within are prohibited.
(ii) 
Chimneys. Units with an exposed chimney from a fireplace shall be clad in brick, stucco, stone, or clapboard.
(iii) 
Plazas incorporating seating areas and other amenities shall be provided. Plazas shall have a minimum dimension (width or depth) of ten (10) feet and a minimum area of three hundred (300) feet, and shall be surfaced with pavers or textured concrete.
(iv) 
Porches, balconies, and terraces in multifamily dwellings enhance safety in the public realm by providing "eyes on the street." Balconies may project up to five (5) feet into any yard that faces a street.
(v) 
Towers may be either a minor vista termination (not habitable), such as a chimney, cupola or entry feature or a habitable tower/space.
(vi) 
An archway or gate located along the sidewalk can provide a dramatic point of entry to courtyard apartment properties while also serving to better separate the public and private realms and offer additional security.
9. 
Sidewalks and driveways.
(i) 
Access provisions in compliance with accessibility and ADA laws should be incorporated into the site's overall pedestrian circulation system.
(ii) 
Sidewalk materials should be either concrete or brick.
(iii) 
Curb ramps should be designed to minimize the grade, cross-slope, and changes in level experienced by users. The slope of a curb ramp should not exceed 8.33 percent, and the cross-slope should not exceed two (2) percent.
(iv) 
Entry drives should have an adjacent pedestrian entry path. Additionally, where appropriate, developments should provide safe pedestrian connections to adjoining neighborhoods, commercial projects, and other compatible land uses.
(v) 
Ground cover, trees, or shrubs on properties or setbacks adjacent to the sidewalk should be pruned. Overgrown vegetation can encroach onto the walkway and pose obstacles, inhibiting pedestrian access.
10. 
Open space.
(i) 
The arrangement of open space should be appropriate in its design and function. The common open space should be centrally and conveniently oriented to the residential units and should be in one (1) large area in order to provide ample space for required amenities. Private open space should be designed as an extension of the indoor living area, providing an area that is useable and has some degree of privacy.
(ii) 
Amenities for the common open space area should be provided for the active and passive use by the tenants, and should reflect the scale of the project. Some of these amenities may include:
(a) 
Recreation building for indoor activities.
(b) 
Barbecue areas with seating.
(c) 
Children's playground with equipment and/or paved area with bench seating.
(d) 
Swimming pool and/or whirlpool spa with sundeck area.
(e) 
Gazebos/patio cover.
(f) 
Grass areas of sufficient size to support recreational activities.
(g) 
Interior courtyards should feature special pavement treatments and focal points such as fire-pits, sculptures, pools, and spas. Pots and potted plants should be abundant in these areas. When possible, planters and tree wells will be provided. These areas may also include shade structures, accent lighting, and site furniture that reinforce the individual themes of each courtyard.
(o) 
Administration.
(1) 
Modifications to the minimum standards established by this section 52-32h may be accomplished through:
a. 
The planning and inspections director may approve minor variations from these design standards in specific instances as long as they meet the spirit and intent of the design standards. Criteria for approval of minor variations include, but are not limited to, (1) compatibility with surrounding development, (2) compliance with all other requirements of the approved zoning of the property, (3) that the variations is an enhancement beyond the minimum design standards, (4) architectural design and creativity, and (5) the provision of other enhancements such as landscaping, signs, screening, paving, and tree preservation beyond these minimum standards.
b. 
S-P-1 or S-P-2 zoning. Requests for S-P-1 or S-P-2 zoning shall be processed the same as any other zoning request, and shall not be required to obtain a recommendation from the preservation and redevelopment board.
(2) 
Building permit applications for projects that comply with the approved zoning and the design standards established by this section 52-32h may be issued by the planning and inspections director without the need for any other public hearing or site plan approval.
(p) 
Applicability.
(1) 
The standards established by this section 52-32h shall apply to all newly constructed retail (including restaurants), office, and multifamily structures within the boundaries of the Heritage Crossing Redevelopment District. If an existing retail, office, or multifamily structure is expanded by fifty-one (51) percent or more of its first floor area, or if it is being repaired, remodeled, rehabilitated, or otherwise improved to the point that the value of the repairs, remodeling, rehabilitation, or improvements constitute at least fifty-one (51) percent of the current value of the structure as established by the most current value established by the Appraisal District, the entire structure shall be brought into compliance with the standards established by this section 52-32h.
(2) 
All other structures within the boundaries of the Heritage Crossing Redevelopment District not utilized for retail, office, or multifamily uses shall be governed by all other applicable ordinances of the city, including, but not limited to, section 52-32f. Downtown Development District, section 52-35a. Landscaping and Tree Preservation, and section 52-35c. Commercial Design Standards.
(q) 
Glossary.
As used in these sections, the following words have the prescribed meaning:
Accessory building.
In a residence or apartment building, a subordinate building, attached to or detached from the main building, without separate utilities, not used for commercial purposes and not rented or containing servants' quarters, a washroom, a domestic storage, or space for one (1) or two (2) automobiles. In any other district, a subordinate building, the use of which is incidental to, and used only in conjunction with, the main building.
Alley.
A public space or thoroughfare which affords only secondary means of access to property abutting thereon.
Apartment.
A room, or suite of rooms, in an apartment house arranged, designed, or occupied as the residence by a single-family, individual, or group of individuals.
Basement.
The portion of a building between floor and ceiling that is partly below and partly above grade, but also located such that the vertical distance from grade to the floor below is more than the vertical distance from grade to the ceiling.
Berm.
An earthen mound designed to provide visual interest, screen undesirable views, and/or decrease noise.
Block.
An area within the city enclosed by streets, and occupied by, or intended for, buildings.
Building.
Any structure or building for the support, shelter, and enclosure of persons, animals, or movable property of any kind.
Building line.
A line measured from, and parallel to, the street line with which the facade shall be coextensive if the building faces the street.
Business.
Includes retail, commercial, and manufacturing uses and districts as herein defined.
City.
The City of Irving, Texas.
Carport.
An open-sided car shelter. It shall be grouped in rows of six (6) to ten (10) spaces maximum.
Depth of rear yard.
The mean horizontal distance between the rear line of a building (other than accessory building) and the rear lot line.
Decorative paving.
Paving made up of solid, precise, modular units, stamped concrete, seeded concrete, colored concrete, or a combination of the above.
Development.
The erection, alteration, or extension of any building or part thereof, or the change of use or occupancy of any building or land for which a building permit or certificate of occupancy is required under city ordinance or the project involving such activity.
Dwelling unit.
A building or portion of a building that is arranged, occupied, or intended to be occupied as living quarters.
Floor area ratio.
The ratio of total square footage of buildings, to the total square footage of the site.
Front yard.
An open, unoccupied space on a lot facing a street on which the structure shall face and extending across the front of the lot between the side yard lines, and being the minimum horizontal distance between the street line and the main building or any projections thereof other than the projections of the usual steps or eave overhang.
Gross floor area.
The gross floor area of an apartment house measured by taking the outside dimensions of the apartment building at each floor level, excluding the floor area of basements and attics not used for residential purposes.
Gross leasable area.
The total floor area of a building that is designed for tenant use, including basements and mezzanines and measured to centerlines of joint partitions and to outside of exterior walls, excluding mechanical equipment, storage, restrooms, stairwells, elevator shafts, and other common areas.
Height.
The height of a building, or portion of a building, shall be measured from the average established grade at the street lot line or from the average natural ground level, if higher, or, if no street grade has been established, to the deck line if mansard roofs; and the mean height level between eaves and ridge for hip and gable roofs. In measuring the height of a building, the following structures shall be excluded: chimneys, elevator bulkheads, tanks, radio and TV towers, ornamental cupolas, domes and parapet walls not exceeding four (4) feet in height.
Landscape buffer.
A combination of physical space or vertical elements such as plants, berms, fences, or walls, the purpose of which is to separate and screen incompatible land uses from each other.
Landscaped area.
Any combination of living plants (such as grass, ground cover, shrubs, vines, hedges, or trees) and non-living landscape material (such as rocks, sand, pebbles, mulch, walls, fences, or decorative paving materials).
Lot.
Land occupied, or to be occupied, by a building and its accessory building, and including such open spaces as are required under this section 52-32h, and having its principle frontage on a public street or officially approved place, which lot shall consist of at least seventy-five (75) percent of land on which a structure or building may be built under the applicable provisions of the City zoning ordinance except for front, side, and rear yard requirements.
Lot coverage.
The area of a lot covered by buildings, roofed areas, or parking structures, determined by dividing that area of the lot occupied or covered by the total horizontal projected surface of all buildings and parking structures by the useable area of the lot.
Lot line.
The lines bounding a lot as defined herein.
Masonry construction.
In the residential districts, the term includes wood framing with brick or stone veneer.
Mixed use (with non-residential).
A building containing more than one (1) authorized use other than residential uses.
Mixed use (with residential).
A building containing more than one (1) authorized use with non-residential uses limited to the ground floor.
Multifamily.
Any building, or portion thereof, that is designed, built, rented, leased, or owned by five (5) or more occupants/families, living independently of each other, and maintaining separate cooking facilities.
Non-conforming uses.
A building, structure, or use of land lawfully occupied at the time of the effective date of this section 52-32h and which does not conform to the use regulations of the district in which it is situated.
Non-permeable.
Any surface lacking the ability for air and water to pass through to the root zone of plants.
Open space.
Area included in any side, rear, or front yard or any unoccupied space on the lot that is open and unobstructed to the sky except for the ordinary projection of cornice, eaves, and porches.
Office.
Any building, or portion thereof, wherein the primary use is the conduct of business, professional services, administration, research, or use by sales/manufacturer's representatives. An office shall not involve manufacturing, fabrication, production, processing, assembling, cleaning, testing, repair, or storage of materials, goods, or products, or the sale and/or delivery of any materials, goods, or products that are physically located on the property.
Parking spaces.
An area of not less than one hundred sixty-two (162) square feet (measuring approximately nine (9) by eighteen (18) feet), not on a public street or alley, surfaced with an all-weather surfaced drive-way connecting the parking space with a street or alley permitting free ingress and egress. In any single-family dwelling, duplex, or apartment district, the parking of trucks or buses for commercial purposes shall not be permitted. Head-in parking adjacent to public thoroughfares wherein the maneuvering is done on a public street, shall not be classified as off-street parking in computing the parking requirements for any use.
Porch.
Any gallery, veranda, terrace, piazza, portico, or similar projection from the main wall of a building and covered by a roof, other than a carport with no side enclosures (except screens and handrails).
Private garage.
An accessory building, or portion thereof, in which not more than five (5) privately owned motor-driven vehicles are stored by occupants of the premises, not more than one (1) of which may be a truck not to exceed one and one-half (1½) ton capacity.
Public garage.
A building, or portion thereof, used for repair, care, or servicing of motor-driven vehicles, or where motor-driven vehicles are equipped for operation, or kept for hire or sale, but not including the open storage of trucks, trailers, and vans.
Rear yard.
The required rear yard is an open space, unoccupied and unobstructed, extending across the rear of a lot from one (1) side lot line to the other side lot line.
Restaurant.
A place of business whose primary source of revenue is derived from the sale of prepared food to the general public for consumption. The term shall not include bakery, pastry shop, meat market, or ice-cream parlor if on-premises consumption of food is not allowed.
Screen.
A method of reducing the impact of noise and unsightly visual intrusions with less offensive or more harmonious elements such as plants, berms, fences, walls, or any appropriate combination thereof.
Shade tree.
Sometimes evergreen, usually deciduous, tree planted for its high crown of foliage or overhead canopy; a large woody perennial having one (1) or more self-supporting stems and numerous branches reaching a mature height of at least twenty-five (25) feet and a mature spread of at least twenty (20) feet.
Side yard.
An open, unoccupied space within a lot, situated between the building and side line of the lot and extending through from the front yard to the required rear yard. Any lot line, not the rear line or a front line, shall be deemed a side line.
Storefront.
The front side of a retail store or building facing a street or a "front facade" as defined by the developer.
Street.
Any thoroughfare or public driveway, other than an alley, and more than twenty (20) feet in width, that has been dedicated or deeded to the public for public use.
Street line.
A dividing line between a lot, tract, or parcel of land and a contiguous street.
Width of side yard.
The mean horizontal distance between a side wall of a building and the side line of the lot.
Yard.
An open, unoccupied space other than a court, on a lot on which a building is situated and which is unobstructed from the ground to the sky.
(Ordinance 2009-9085, § 1, adopted 6/11/2009)
All carports on any lot or tract which is zoned for single family detached dwelling use and which infringe or are proposed to infringe upon the setbacks established by the zoning on said lot or tract shall be governed by this section instead of section 52-40.
(a) 
Carports which meet all setback, height and area regulations of the zoning district need only have additionally, a lawfully issued building permit to be allowable under the zoning ordinance. Carports which infringe in whole or in part upon the setbacks established by the zoning district must meet all of the following criteria:
(1) 
Comply with the building code, save and except provisions in the building code relating to zoning use, height and setback regulations, in effect at the time of permitting, including but not limited to getting a building permit.
(2) 
The carport roof and any supports shall observe all of the following minimum setbacks:
a. 
Ten (10) feet from an improved public sidewalk;
b. 
Twenty (20) feet from the paved portion of a public street that has no curb and gutter;
c. 
Twenty (20) feet from the back of curb of a curb and gutter public street;
d. 
Ten (10) feet from any street right-of-way;
e. 
Three (3) feet from a side property line;
f. 
One (1) foot from a rear property line which abuts an improved public or private alley; and
g. 
Three (3) feet from a rear property line which does not abut an improved public or private alley.
(3) 
The height of the lowest eave line of the carport shall not exceed ten (10) feet or be higher than the lowest eave line of the residence, whichever is lower, provided that the carport eave line shall not be lower than seven (7) feet.
(4) 
The carport shall be used solely for the parking of not more than two (2) vehicles, and not for any other purpose, including storage of any type.
(5) 
That portion of a carport within a zoning setback area shall be at least eighty (80) percent open on the sides and not more than twenty (20) percent of the sides may be obscured by posts, trellises, facia around the edge of the roof or other architectural features.
(6) 
The entire area beneath the roof of the carport shall be paved with concrete or asphalt to within at least two (2) feet of the edge of the roof line. In addition, the driveway leading from the carport to the street shall be paved with asphalt or concrete.
(7) 
In the case of a carport wholly or partly within the required front yard setback:
a. 
Only one such carport shall be allowed on any one lot or tract; and
b. 
The carport must be within a duly authorized front yard carport block.
(8) 
The carport must not intrude or overhang into any type of public utility or public drainage easement.
(9) 
The placement of the carport must not violate the requirements of subsection (g) of section 52-44 of the zoning ordinance.
(10) 
In the case of corner lots, a carport within the required side yard setback of the side which abuts a street:
a. 
Only one such carport shall be allowed on any one lot or tract; and
b. 
If said side yard abuts a front yard on a different lot or tract, said front yard must be within an approved front yard carport block.
(b) 
(1) 
A front yard carport block means the shortest portion of a street upon which any single family home fronts, and will include all front yards on both sides of the street within the following limits:
a. 
A street between two (2) through intersecting streets;
b. 
An entire cul-de-sac from the intersecting street through the turnaround section (dead-end streets shall be treated in the same manner as cul-de-sacs); or
c. 
In the case of T-intersections offset by less than sixty (60) feet, such intersections shall be considered through intersections. All other T-intersections shall not be boundaries for front yard carport blocks.
(2) 
To apply for approval of a front yard carport block, an applicant must submit an application contains the following information to the department of community development:
a. 
A schematic diagram showing the portion of the street between intersecting streets over which a front yard carport block is desired, and all the street addresses within such block;
b. 
The name, address and signature of an owner of land located within said front yard carport block, along with a statement that the applicant is authorized by the owner to make this application;
c. 
The zoning district or districts which apply to the said front yard carport block;
d. 
Any other information requested by the department of community development or the planning and zoning commission; and
e. 
A filing fee equal to the amount of the fee for a zoning board of adjustment case.
(3) 
The department of community development shall send notice of the requested carport block to all owners of property within the proposed front yard carport block as shown on the most recently approved tax roll and shall send notices to all single family residential addresses within the area of the proposed front yard carport block which are different from the address of the owner. Such notices shall delineate the area of the proposed carport block, provide the date of the public hearing, and be sent at least ten (10) days prior to the public hearing.
(4) 
After receiving evidence at the public hearing the planning and zoning commission may approve or deny the application for a special permit for a front yard carport block based on the effects to the health, safety and welfare of the neighborhood, whether the existence of carports within the front yards would present a danger to traffic upon or entering the street and whether property within and adjacent to the area would be adversely affected. In the case of an opposing petition signed by twenty (20) percent or more of the property owners within the proposed front yard carport block, the planning and zoning commission shall vote to deny the area.
(5) 
Any applicant or owner of a single family detached home within the proposed front yard carport block who is dissatisfied with the decision of the planning and zoning commission may file a written appeal with the director of the department of community development within ten (10) days of the date of the decision of the planning and zoning commission. Such appeal must be accompanied by a twenty-five dollar ($25.00) filing fee to be perfected. Such appeals shall be to the city council and notice of such appeal shall be sent out in the same manner as before the planning and zoning commission.
(c) 
For the purposes of this section, carports shall be as defined in the building code.
(d) 
It shall be unlawful for the owner or tenant of any premises zoned for single family detached dwelling use to erect, construct, maintain, suffer, allow or permit a carport on said premises which does not comply with all the requirements of subsection (a)(1) through subsection (a)(10) of this section without regard to whether the carport infringes on zoning setback areas. It shall be an affirmative defense to prosecution under this subsection if the owner or tenant of the premises can show that no part of the carport infringes upon zoning setback areas, that the carport meets all height, setback and area requirements of the zoning district in which it is located and that the carport has received a permit properly issued in accordance with the building code in effect at the time the permit was applied for.
(e) 
At any hearing on a proposed carport block, the applicant and the presiding body (whether City Council or planning and zoning commission) may agree to convert the application for carport block into a site plan zoning request covering only the applicant's property. Such zoning application will be advertised and posted for a future meeting as required by law. So long as the site plan request only involves a carport which meets the requirements of section 52-40a no further application fee will be required of the applicant for that case. Site plan cases which request a variance to requirements of section 52-40a, or involve use changes or other variances shall be required to pay the normal site plan case fee.
(Ordinance 6171, § 1, adopted 9/9/1992; Ordinance 6218, § 1, adopted 2/11/1993)
[1]
Editor's note—Ordinance 6371, § 1, adopted January 20, 1994, repealed section 52-40a, relative to carports, "provided that all carport blocks previously granted under section 52-40a shall remain in force and effect under regulation of section 52-40a (see Pt. IV, Repealed Zoning Districts). Any owner of a single-family detached zoned property within a carport block may file for the repeal of such block in the same manner as it was established." Former section 52-40a derived from Ordinance 6171, adopted September 9, 1992, and Ordinance 6218, adopted February 11, 1993.
(a) 
General considerations.
(1) 
Description: The transit mall overlay district is a zoning district that provides standards for the development of properties within a designated area for transit-oriented development within the Las Colinas Urban Center.
(2) 
Purpose: The purpose of this overlay district is two-fold:
a. 
To create transit-friendly development patterns that are consistent with the recommendations contained within the city's Northwest Corridor/Las Colinas Land Use Study; and
b. 
To define specific standards necessary towards the creation of a mixed-use, streetscape-oriented, urban environment that takes full advantage of the Las Colinas Urban Center's amenities.
(3) 
Boundaries: The transit mall overlay boundaries are as follows (see Illustration "A"):
Tract I: Lake Carolyn, its adjoining canals and adjacent lake and canal wall structures.
Tract II: The area bounded on the north by the north right-of-way line of O'Connor Boulevard, on the west by the east right-of-way line of Las Colinas Boulevard and on the south and east by the lake and canal wall structure.
Tract III: The area bounded on the north by the north right-of-way line of O'Connor Boulevard, on the east by the west right-of-way line of Rochelle Boulevard, on the west by the lake and canal wall structure and on the south by the east right-of-way line of Teleport Drive.
(4) 
Notice of non-municipal development requirements: Applicants considering development within the transit mall overlay district are hereby notified that in addition to meeting the requirements of this section will also need to satisfy the development requirements of the Las Colinas Association (TLCA) and the Dallas County Utility and Reclamation District (DCURD).
(b) 
Use regulations.
(1) 
Permitted uses: All uses allowed in the base zoning districts and the existing urban business overlay district except those listed under deleted uses below. Existing allowed uses preferred for this area include office, restaurant and multifamily. The following uses shall also be permitted in addition to those allowed by the base district and existing overlay district:
a. 
Retail within a totally enclosed building. No structure shall be erected, converted, or constructed to allow for the interior passage of motor vehicles for the retail sales or delivery of foods or beverages.
b. 
Street vending/concession sales in connection with a retail establishment or similarly permitted operation conducting business within the transit mall overlay district.
c. 
Outdoor dining in conjunction with an indoor restaurant.
d. 
Entertainment uses including movie theaters, live theater and arcades, but expressly prohibiting sexually oriented businesses.
e. 
Personal business services.
f. 
Freestanding parking garages.
g. 
City sanctioned events (including non-accessory street vending).
(2) 
Deleted uses: The following uses shall not be permitted within the overlay zoning district boundary:
a. 
Experimental/testing laboratories.
b. 
Motor freight terminals.
c. 
Gasoline service stations.
d. 
Warehousing.
e. 
Manufacturing.
(3) 
Existing uses: All uses which are in compliance with the underlying zoning regulations in effect on date of passage of this ordinance shall be deemed to be conforming uses and shall not be subject to the restrictions on rebuilding damaged structures under section 52-47 of Ordinance No. 1144, provided this conforming status will end on each individual tract when and if such use is abandoned or converted to another use and further provided that any lot or tract upon which damaged structures are rebuilt or reconstructed per the exception above shall, nevertheless, meet the current landscape and sign development standards of this section.
(c) 
Development standards.
(1) 
Building setbacks: It is intended that buildings along the transit mall create a strong "street wall" in which the urban form and block closure along the street is the definitive characteristic of its environment. As such, consistency must be maintained along this edge and around its corners. The following establishes strict minimum and maximum setbacks to create this effect, while allowing flexibility for design variety. The building setback is measured from the property line to the nearest projecting face of the structure. Buildings fronting on private streets are exempt from the setback and minimum development frontage requirements listed below.
a. 
Streetfront building setbacks (4 story buildings and below):
The building setback line shall be within the following ranges:
1. 
Transit mall: 15 feet (min.) to 22 feet (max.) from the property line.
2. 
Primary street: 15 feet (min.) to 22 feet (max.) from the property line.
3. 
Secondary street: 14 feet (min.) to 20 feet (max.) from the property line.
b. 
Streetfront building setbacks (buildings above 4 stories):
The building setback line shall be within the following ranges:
1. 
Transit mall: 20 feet (min.) to 26 feet (max.) from the property line.
2. 
Primary street: 18 feet (min.) to 24 feet (max.) from the property line.
3. 
Secondary street: 16 feet (min.) to 22 feet (max.) from the property line.
c. 
Minimum development street frontage: A minimum of eighty (80) percent of the building's face along the street frontage shall meet the setback criteria defined in subsections (1) and (2) above. The remainder shall not project into the setback area.
d. 
Lakefront promenade building setbacks: The building line shall be between twenty-five (25) feet and seventy (70) feet from the property line adjacent to the lake wall. Architectural elements may project beyond this line a distance up to five (5) feet. Additional setback beyond seventy (70) feet is allowed if the building face which is exposed to the promenade is contained within a courtyard condition, or the setback creates a space that is part of the internal street system of the development.
e. 
Inlet gathering spaces setbacks: A maximum of eighty (80) percent of a building's face fronting on an inlet gathering space easement may be within five (5) feet of the easement line.
f. 
Festival plaza building setbacks: A minimum of eighty (80) percent of a building's face fronting on the festival plaza easement shall be between twenty (20) feet and twenty-five (25) feet from the easement line. The remainder shall not project into the setback area.
g. 
Setback encroachment: Any building feature, defined as architectural attachments to the primary building facade, may encroach into the setback area a distance up to five (5) feet from the building face. These features may include, but are not limited to the following:
a.
Stoops
g.
Planters
b.
Chimneys
h.
Bay windows
c.
Awnings
i.
Mounted Signs
d.
Porches
j.
Balconies
e.
Canopies
k.
Pilasters
f.
Eaves
l.
Tower elements
h. 
Parking setback: No parking or parking structure may be placed within the setback area.
(2) 
Building massing and height: Restrictions on minimum building height are intended to assure a minimum level of urbanity and building intensity within the transit mall area. The following restrictions shall apply (buildings fronting on private streets are exempted from these requirements):
a. 
Minimum building height (predominantly residential buildings): Forty-five (45) feet above finished sidewalk grade to mid-line of roof structure or top of parapet (pertains to seventy (70) percent of each property).
b. 
Minimum building height (predominantly non-residential buildings): Five stories, or sixty-five (65) feet above finished sidewalk grade to mid-line of roof structure or top of parapet (pertains to seventy (70) percent of each property).
c. 
Minimum building height (civic/public/cultural buildings, exclusive of transit uses): Thirty-five (35) feet above finished sidewalk grade to mid-line of roof structure or top of parapet (pertains to seventy (70) percent of each property).
d. 
Parking garage massing: Parking garages are excluded from minimum height restrictions but are encouraged to be enclosed by the development they serve, out of public view.
e. 
Building corner treatments: Buildings shall reinforce a strong corner condition at street intersections. Angled corner clips (or other building conditions which do not form a protruding corner), are not permitted at street intersections, but may occur up to twice within the same block (between street intersections). Buildings shall be designed in accordance with City of Irving required traffic visibility triangles without compromising the corner design.
f. 
Maximum building length: Buildings shall not exceed four hundred (400) feet in length unless separated by a building break twenty-four (24) feet minimum in length with any connector being a minimum of twenty-four (24) feet behind the front facade.
g. 
Building articulation: Building facades are encouraged to have massing changes and architectural articulation that provide visual interest and texture along the street corridor. This articulation should not be applied evenly across the building facade, but rather gathered together to create a hierarchical design impact. There shall not be more than forty-five (45) linear feet of unarticulated, blank wall facing any street or public improvement.
h. 
Minimum residential windowsill height: The sill of windows within ground floor residential units are encouraged to be a minimum of fifty-four (54) inches above finished sidewalk grade. Bedroom windows are also encouraged to meet this exterior sill height as long as building code requirements are met.
(3) 
Material and color requirements: The material and color requirements described herein are intended to provide a uniform character and complimentary material relationship between buildings and promote the perception of strength and permanence of each building, while maintaining appropriate variety for design flexibility.
a. 
Primary cladding materials (buildings 4 stories and below): The primary cladding material on exterior facades (excluding private courtyards) shall be masonry including brick, finished concrete, stone (natural and man-made), and cementitious stucco. Concrete masonry unit products are permitted within the first two floors only, but must have an architectural finish surface such as split-faced, rusticated, etc.
b. 
Primary cladding materials (buildings above 4 stories): The primary cladding material on exterior facades (excluding private courtyards) shall be consistent with the requirements defined in subsection (1) above; with the addition of Exterior Insulation and Finish System (EIFS systems consisting of foam board and synthetic stucco/plaster) products as allowable materials third floor and above.
c. 
Dominant primary cladding material: No one primary cladding material may comprise more than eighty (80) percent of a building's facade. Cementitious stucco and EIFS systems may not comprise more than fifty (50) percent of a building's facade that faces the transit mall or a primary street.
d. 
Primary cladding material combination: No more than two (2) primary cladding materials (excluding glass windows) may be used on a building facade, with one material being dominant. Additional materials (classified as secondary cladding materials) may be used on a special architectural feature such as a tower, corner element, primary entrance articulation, etc., with a maximum of one special feature per building facade. The following materials are prohibited for use as secondary cladding:
1. 
Architectural foam detailing (except second floor and above).
2. 
EIFS (except third floor and above).
3. 
Natural or simulated wood siding (except fourth floor and above).
4. 
Exposed aluminum siding.
5. 
Plastic and vinyl siding.
6. 
Wood roof shingles.
e. 
Windows and glass: Glass may not comprise more than sixty (60) percent of a building facade. Reflective, mirrored, and spandrel glass are not permitted.
f. 
Total allowable exterior material combination: No more than five (5) exterior building materials (excluding roof material, but including primary and secondary cladding, and glass) may be used on any building.
g. 
Material transition around corners: The dominant primary cladding material shall extend around the corner to a building massing break located not less than ten (10) feet from the building corner and then extending back a minimum of two (2) feet from the terminating face.
h. 
Accent features: The following accent features add detail and are encouraged in the design of building facades:
1. 
Overhangs/eaves.
2. 
Pilasters.
3. 
Cornices.
4. 
String courses.
5. 
Window sills.
6. 
Lintels.
7. 
Rustication.
i. 
Attachments: Railings and walls attached to buildings shall complement primary building design, materials and colors.
j. 
Accent colors: Accent colors shall be selected to complement the dominant building color, and may be applied to window mullions, cornices, and other architectural elements.
(4) 
Building programming: The following building programming requirements have been designed to create buildings that are pedestrian-oriented, take advantage of mixed-use opportunities, and engage their streetscape environment.
a. 
Sidewalk entries: Sidewalk entries to buildings fronting the transit mall, festival plaza, and inlet gathering spaces shall occur at a maximum of every three (3) ground level units or seventy-five (75) feet for the required sixty (60) percent retail/commercial set-aside along these frontages (see subsection (4) below). ADA requirements shall be met by internal ramping.
b. 
Sidewalk entry hierarchy: Entrances into residential buildings are encouraged to follow a hierarchy of sizes and functions as follows:
1. 
Carriage way — A centrally located twelve (12) foot wide entrance at sidewalk level for visual and direct access to a private courtyard.
2. 
Secondary entry — A six (6) foot wide entrance with ornamental entrance gate and defined by a stoop with low cheek walls and planters at the sidewalk. Mailboxes, bike racks, and trash receptacles should be grouped around these secondary entries.
3. 
Other entries — Home office and retail storefront entries which are either at grade or stooped shall be sized to accommodate specific requirements of the individual space.
c. 
Balconies: Balconies may be used in all types of development. Painted architectural metal railings are encouraged. Balconies shall be exempt from the minimum dimensional and square footage requirements of section 52-64a of Ordinance No. 1144 (urban business district overlay).
d. 
Retail/commercial requirement: All residential and office developments with frontage along the transit mall, festival plaza and inlet gathering spaces shall provide a minimum of sixty (60) percent of the total ground floor linear measurement of these frontages for retail/commercial uses. Although these spaces may currently be used for residential units/office space, they must be designed for easy conversion to retail/commercial uses and furthermore be constructed to commercial standards. Leasing offices, fitness centers and related accessory uses in residential developments may count toward meeting this requirement.
(5) 
Exterior illumination: Exterior illumination discourages "dead spaces" within an urban environment. Because the transit mall area will be pedestrian-oriented, illumination of buildings is encouraged to promote the safety and visual experience of all pedestrians while providing an architectural opportunity to highlight the transit mall area as inherently unique. Accent illumination is encouraged across all exterior building walls which face the transit mall, or all existing or proposed streets in the transit mall area and for all walkways.
(6) 
Parking areas: The purpose of parking area requirements is to ensure that the parking areas themselves are not the dominant feature of the transit mall area. These requirements prohibit on-site surface parking (other than incidental parking in association with residential development leasing offices) and encourage physical consistency throughout the transit mall area, including the appearance of parking garages.
a. 
Allowable parking: Parking areas shall be limited to structure or below grade with the exception of on-street parking. On-street parking shall not be designated per individual business or occupancy but may count toward the minimum parking requirements for the entire structure along the adjacent frontage. Parallel parking along private streets is permitted.
b. 
Parking supply: Parking areas shall be sufficient to meet all parking needs for employees, company vehicles, customers and visitors.
c. 
Shared parking: Shared parking is allowed as approved by the city to reduce the overall parking demand in the entire district and to capitalize on off-peak parking opportunities.
d. 
Facade requirements: The following requirements shall apply to parking garages that face a street or the lakefront promenade:
1. 
Parking garages shall not front the transit mall.
2. 
The narrow facade of the garage is encouraged to be the exposed side.
3. 
The exposed facade(s) of the parking garage shall have an architecturally finished surface that is compatible with surrounding development.
4. 
Street-fronting openings in parking structures shall not exceed fifty-five (55) percent of the facade area. They shall be similar in appearance to adjacent development and placed in a manner that effectively screens all parked vehicles.
(7) 
Driveways: Like parking garages, driveways are not intended to dominate the streetscape of the transit mall area. These requirements are intended to promote pedestrian-oriented design that minimizes conflict with vehicular uses.
Curb cuts: Curb cuts shall be limited to no more than one (1) per four hundred (400) feet of development street frontage. Requests for additional curb cuts beyond this amount will be reviewed and determined based on demonstrated need and safety considerations.
(8) 
Material and delivery loading areas: Material and delivery service areas, while necessary, are to be screened from the transit mall area.
Placement: No loading or service area shall front the transit mall, a primary street, or the lakefront promenade.
(9) 
Signage: The purpose of signage is to ensure that tenants, residents, and visitors can quickly and easily make their way through the transit mall area and related development. As this area is unique and diverse, signage should be designed appropriately to contribute to the overall identity and way-finding system. At a minimum, all signage is to meet the requirements of the city sign ordinance with the following two (2) exceptions:
a. 
Special event banners: Banners may be mounted to a vertical support, attached to a building or parking deck, or across the street. Banners which are mounted to a vertical support may be integrated onto street and pedestrian light poles. Banners may display artwork or a message that pertains to the district or a special event.
b. 
A-frame or "sandwich" signs: The sign shall be sufficiently weighted or anchored. A-frame signs may be placed within the public right-of-way.
(10) 
Fencing: To promote the street-oriented, pedestrian-friendly atmosphere of the transit mall area, fencing needs to be regulated so as not to create barriers which interfere with the desired pedestrian street and promenade experience.
a. 
Fencing scope: Fencing shall not screen the entire development. Non-permanent fencing (e.g. around outdoor dining/seating areas) may encroach into the front building setback.
b. 
Maximum length: Except for pool safety fencing, the maximum length for a fence section shall be fifty (50) feet with a minimum twenty (20) foot break between sections.
c. 
Materials: All fencing shall be wrought iron or steel, of compatible design with the adjacent architecture. Chain link fencing is not an allowed material.
d. 
Maximum height: Fencing height shall not exceed current city standards.
e. 
Lakefront promenade: Open access to the lakefront promenade easement shall be maintained. This easement shall not be closed off through fencing.
f. 
Exceptions: In areas where guardrails are required by code, they shall meet those requirements while maintaining a compatible appearance to adjacent architectural and fencing components of the development.
(11) 
Screening: The purpose for screening is to mitigate visual impact into areas which exist entirely for functional purposes and not intended to be used or seen by the public. These standards are intended to ensure that these areas do not detract from the visual quality of the surrounding environment.
a. 
Mandatory screened elements: The following items shall be screened:
1. 
Off-street loading spaces.
2. 
Service areas.
3. 
Garbage storage/material recycling areas.
4. 
Roof mechanical equipment, antennae, satellite receivers, etc. (from the public right-of-way and neighboring properties).
b. 
Garbage collection and material recycling areas: Garbage collection and material recycling areas must be incorporated into the building envelope or screened by a masonry wall at least six (6) feet in height, or one (1) foot higher than the tallest container it screens, whichever is higher, and shall be accessed through a decorative metal gate that screens the opening. It is encouraged that a continuous dense base planting of indigenous evergreen material that is a minimum of three (3) feet in height at the time of installation be placed in front of all screening walls to soften the vertical impact of the wall.
c. 
On-site loading/service areas: Other on-site loading and service areas shall be screened by masonry walls at least six (6) feet in height as described above, or by a continuous dense indigenous evergreen planting that is a minimum of six (6) feet in height at the time of installation.
d. 
Complementary design: All screening shall be complementary in appearance to adjacent building landscaping design approaches.
(12) 
Streetscape and site landscaping: The transit mall area streetscape is highly urban in character with a density of pedestrian traffic. Therefore, plantings of shade trees, ornamental trees, shrubs, evergreen groundcovers, vines, and seasonal color set in paved surfaces are appropriate for front yard development. Plantings will promote entrance demarcation and pedestrian interest. Flexibility in design will be allowed as long as the intent of these guidelines is not violated. All developments within the transit mall overlay district must comply with the landscaping requirements listed below and in so doing, are exempt from all other city landscape requirements currently in effect.
a. 
Responsibility: Property owners are responsible for providing landscaping and streetscape materials along the transit mall and primary streets (including on-street parallel parking islands), in addition to other on-site areas.
b. 
Front yards: Building entry zones and other special public or semi-public spaces are urban in character with a higher density of pedestrian traffic. Plantings of evergreen groundcovers and shrubs that provide vertical contrast to the sidewalk plane are preferred over grass or sod. In cases where home/office or retail is located on the ground level, a higher intensity of paving is allowable and plantings may be placed in pots or containers.
c. 
Public access easement: In order to allow continuous public flow across sidewalks along the transit mall, primary streets, and lakefront promenade, a series of public access easements shall be maintained. Non-fixed outdoor dining areas including tables, chairs, umbrellas, A-frame signs, etc., may encroach into these easements as long as a minimum six (6) foot wide continuous unobstructed pathway is maintained. Location and width of easements are as follows:
1. 
Transit mall — Area within twelve (12) foot dimension from back of curb.
2. 
Primary streets — Area within twelve (12) foot dimension from back of curb.
3. 
Lakefront promenade — Area within twenty (20) feet from waterside edge of lake.
d. 
Street trees: Street trees shall conform to the following standards and be spaced between twenty-five (25) feet and thirty-five (35) feet on-center. (Private streets are exempted from the below requirements but are strongly encouraged to provide similar treatment along their entire length.)
1. 
Transit mall (South of SH 348)
i. 
Major street tree—Drake Elm
ii. 
Accent street tree—Cedar Elm
iii. 
Transit mall hedge—Foster Holly
2. 
O'Connor Boulevard
i. 
Major street tree—Live Oak
ii. 
Accent street tree—Cedar Elm
3. 
California Crossing
i. 
Major street tree—Lacebark Elm
ii. 
Accent street tree—Little Gem Magnolia
4. 
Rochelle Boulevard
i. 
Major street tree—Shumard Red Oak
ii. 
Accent street tree—Cedar Elm
5. 
Other primary streets
i. 
Major street tree—Shumard Red Oak
ii. 
Accent street tree—Cedar Elm
6. 
Secondary street (perpendicular to transit mall)
i. 
Live Oak
ii. 
Texas Ash
iii. 
Lacebark Elm
(13) 
Paving: Paving is intended to highlight or accentuate special areas along the ground plane while at the same time complementing the design of adjacent building and streetscape elements.
a. 
Crosswalks: All crosswalks shall be pavers or stamped concrete. Pavers shall be installed over a concrete sub-base, and meet the minimum design rating for heavy vehicular traffic loads. Property owners are responsible for the cost of crosswalks across private streets only.
b. 
Sidewalk paving: Sidewalk paving along the transit mall, primary streets and secondary streets shall include accents areas comprising a minimum of thirty (30) percent of the paved walkway surface. Sidewalks along the lakefront promenade are encouraged to have accent strips comprised of unit pavers. All sidewalk paving must be installed over a subgrade approved by the public works department.
(14) 
Utilities: Transformers, switchgear and related utility service equipment shall not be located above ground in the pedestrian access easement along the transit mall, primary streets and lakefront promenade. Building service panels are to be located on the inside of all buildings.
(d) 
Administration.
(1) 
Application: Application for development within the transit mall overlay district shall be made on forms prepared by the city. The city's development coordinator shall be responsible for administration of the application process. A pre-application conference is required prior to submittal.
(2) 
Application contents: To ensure that all provisions of this ordinance are satisfied, applications shall contain sufficient information to evaluate the proposed project. At a minimum the following shall be included:
a. 
All non-multifamily projects shall comply with the requirements of subsection 52-32a(b)(1-14) of Ordinance No. 1144 and include building elevations and exterior material selections/colors.
b. 
All multi-family projects shall comply with the requirements of section 52-59 (c) (2) a.-j. and section 52-64a of Ordinance No. 1144 with the following exception:
Multi-family projects shall be exempt from the open space requirements of sections 52-59 and 52-64a of Ordinance No. 1144.
(3) 
Review and approval procedure: The development coordinator shall oversee the entire submittal process and facilitate review of the project with the respective city departments. Upon completion of departmental reviews, the development coordinator shall convene the development review committee (DRC) to finalize approval, reconcile conflicting requirements and/or recommend public review of the submittal. The DRC may exercise authority to apply these regulations to achieve the stated purpose and intent of the transit mall overlay district. Where developer is not in agreement with conditions placed on the project by DRC, the application may be appealed to the planning and zoning commission for its decision. If the decision of the planning and zoning commission is unsatisfactory to applicant, the decision of the planning and zoning commission may be appealed to the city council. The fee for appealing an application to the planning and zoning commission shall be identical to the fee charged by the city for an application for rezoning.
APPENDIX A. DEVELOPMENT STANDARDS[2]
[2]
Editor's note—Ordinance 8751, adopted January 25, 2007, amended § 52-35b. At the direction of the city, the former hotel standards that are applicable to hotels approved between August 5, 1999, and February 1, 2007, are printed here for reference.
(Ordinance 8014, § 1, adopted 6/20/2002; Ordinance 2009-9051, § 7, adopted 2/19/2009)
[1]
Editor's note—Ordinance 2019-10284, § 1, adopted Oct. 24, 2019, repealed § 52-64c, which pertained to Transit Mall Overlay District, provided that "any property developed under the provisions of Section 52-64c ("Transit Mall Overlay District") of Ordinance No. 1144 of the City of Irving, Texas prior to the date of passage of this ordinance shall remain zoned and subject to the same rules, regulations, and use restrictions which were applicable to the property prior to the adoption of this ordinance, and Transit Mall Overlay District regulations shall be retained in the zoning manual only for the purpose of regulating land that was zoned prior to October 24, 2019 (see Part V, Repealed Zoning Districts)."
(a) 
Applicability.
The standards and criteria contained within this section are deemed to be minimum standards, and shall apply to all new hotel and/or motel construction, and renovation or reconstruction of existing hotels and/or motels the value of which renovation or reconstruction exceeds fifty (50) percent of the current improvement value as shown on the most current city tax roll. For purposes of determining applicability, any structure or improvement:
(1) 
Which existed prior to August 5, 1999, shall be exempt from the following standards, and need only comply with the development standards in effect prior to August 5, 1999; or
(2) 
For which an application for building permit had been submitted to the City of Irving, prior to August 5, 1999, shall be exempt from the following standards, and need only comply with the development standards in effect prior to August 5, 1999; or
(3) 
For which a Site Plan One (S-P-1) zoning had been approved for construction of a new hotel or motel prior to August 5, 1999, shall be exempt from the following standards, and need only comply with the development standards in effect prior to August 5, 1999.
(b) 
Minimum standards.
(1) 
Building materials.
a. 
All new construction must have an exterior facade of a minimum of eighty (80) percent glass, brick, masonry, stone, stucco, EIFS, or other cementitious type material on each facade. The remaining twenty (20) percent may be of any other building code acceptable material of a contrasting color, texture or design.
b. 
All roof material shall be either architectural textured twenty-five-year minimum warranty composition shingles, standing seam metal, or tile. No wood shingle roofs are permitted.
(2) 
Site design.
a. 
Landscaping shall be provided in accordance with all City of Irving landscape ordinances, as applicable.
b. 
All outside equipment such as air conditioners, pool equipment, satellite dishes over thirty (36) inches high, etc., shall be screened from view from any adjacent street by a solid fence or dense shrubbery/landscaping.
c. 
Any parking designated for trucks, recreational vehicles and other large vehicles shall be placed in a location which is not adjacent to either any street or to any residentially zoned property.
d. 
A solid masonry screening fence with a minimum height of seven (7) feet, and a heavily landscaped area with a minimum depth of ten (10) feet, inside the fence shall be provided adjacent to any property line abutting residentially zoned or used land.
e. 
Parking shall be provided in accordance with the following standards:
1. 
One (1) space per guest room up to two hundred fifty (250) rooms; 0.75 space per room for each above two hundred fifty (250), plus one (1) space per each five (5) restaurant or lounge area seats, plus one (1) space for each one hundred twenty-five (125) square feet of meeting/conference room area.
2. 
One and one-tenths (1.1) spaces per guest room which contains kitchenette facilities, plus the above ratio of spaces for restaurant and meeting room areas.
3. 
One and five-tenths (1.5) spaces per guest room which contains kitchen facilities, plus the above ratio of spaces for restaurant and meeting room areas.
4. 
For purposes of this section, "kitchenette facilities" shall mean a food preparation facility within a hotel or motel in which:
(i) 
A cook-top may be provided limited to no more than two (2) burners;
(ii) 
A conventional oven is not allowed, but a microwave oven is allowed;
(iii) 
A full-size refrigerator is not allowed, but a small, under-counter type refrigerator is allowed; and
(iv) 
The facilities are not separated from the sleeping facilities, but are in the same room.
The presence of a sink, microwave oven and/or refrigerator without any cook-top units or conventional ovens shall not constitute a kitchenette.
5. 
For purposes of this section, "kitchen facilities" shall mean any combination of food preparation facilities which do not constitute a kitchenette, provided that the presence of a sink, microwave oven, and/or a refrigerator without any cook-top units or conventional oven shall not constitute a kitchen.
f. 
All signs, fences, lighting, and luminaries shall comply with all other City of Irving ordinances.
(3) 
Building design.
a. 
Building articulation shall be included on all facades.
b. 
A porte-cochere or other covered area shall be provided immediately adjacent to the building entrance nearest the registration desk with an area for temporary parking of at least two (2) vehicles underneath the covered area for guests checking in or out.
c. 
All units shall be accessed from an interior hallway, except for first floor units which may have direct access from an interior courtyard or swimming pool area instead of, or in addition to, hallway access.
d. 
Exterior balconies shall not be allowed within two hundred (200) feet of any residentially zoned property unless they are located in an interior courtyard or are physically separated or screened from the residentially zoned property by another building or portion of a building.
(4) 
Interior design.
a. 
Each guest room shall have a minimum area of three hundred (300) square feet including sleeping area, bathroom, and closet space.
b. 
Each guest room shall be fully furnished with a minimum of a bed, clothes dresser, chair, table, bath or shower, sink, toilet, telephone and television.
c. 
A lounge or waiting area with a minimum area of five hundred (500) square feet or five (5) square feet per guest room, whichever is greater, shall be provided. Atriums or other open areas may be counted as waiting area if seating is provided.
d. 
A lobby area (not counting the work area for hotel or motel employees) which is designed as part of the check-in/out area for guests with a minimum size of five (5) square feet per guest room shall be provided. The lobby and lounge/waiting areas may be designed as a single space but in such case the area shall be a minimum of five hundred (500) square feet plus five (5) square feet per guest room, but shall not be required to exceed one thousand five hundred (1,500) square feet. The lobby check-in/out area (registration desk) shall be open and unobstructed. The size of the registration counter shall be a minimum of ten (10) feet in length.
e. 
Hotels or motels with fifty (50) or more guest rooms shall provide a minimum of one (1) of the following amenities:
1. 
Meeting or conference rooms with a minimum area of four hundred (400) square feet. Individual guest rooms cannot be counted as meeting rooms; or
2. 
Swimming pool with a minimum surface area of one thousand (1,000) square feet; or
3. 
Other recreational facilities with a minimum combined area of one thousand (1,000) square feet such as, but not limited to, exercise rooms equipped with at least three (3) types of exercise equipment, tennis or racquetball courts, spas or game areas.
(5) 
Guest services.
a. 
Daily housekeeping service shall be available to every guest room at no extra charge.
b. 
Staffing shall be available twenty-four (24) hours per day to provide check-in/out services, custodial or maintenance response, or other guest services.
(6) 
Zoning approvals.
a. 
Hotels and motels are allowed only by site plan zoning approval, either site plan one (S-P-1) detailed site plan or site plan two (S-P-2) generalized site plan, as applicable.
(Ordinance 7516, § 7, adopted 8/5/1999)