Item 8C Section 43SECTION 43
OVERLAY ZONES
(As amended by Ordinance No. 480 -C)
(As further amended by Ordinance No. 480 -S)
(As further amended by Ordinance No. 480 -CC)
(As further amended by Ordinance No. 480 -GG)
(As further amended by Ordinance No. 480 -JJ)
(As further amended by Ordinance No. 480 -LL)
(As further amended by Ordinance No. 480 -QQ)
I. AIRPORT OVERLAY ZONE
43.1 AIRPORT ZONING ORDINANCE - Certain areas of the City are or may be impacted by
noise and other activities associated with commercial aviation operations originating and
terminating at Dallas/Fort Worth International Airport. The impacted areas are shown on
the Airport Overlay Zone Map attached to the Airport Compatible Lane Use Zoning
Ordinance No. 479 adopted by the City. In addition to the regulations set forth in this
ordinance, development in these areas shall be subject to the regulations and restrictions set
forth in the Airport Compatible Land Use Zoning Ordinance.
43.2 BUILDING PERMITS - No building permit or certificate of occupancy shall be issued for
any use within the Airport Overlay Zone unless such use is in compliance with the
requirements of this ordinance and the Airport Compatible Land Use Zoning Ordinance.
IL CORRIDOR OVERLAY ZONE
43.3 INTENT - In accordance with the Comprehensive Land Use Plan and the regulations in this
section, the following summarize the intent for each of the corridors in the City. It is the
intent within all corridors to encourage retail and institutional uses to develop at the major
intersections where they can benefit from both east -west and north -south traffic access. The
State Highway 114 (SH 114) Corridor and the Village Center are intended to be comprised
of destination activities such as employment and retail centers. They will reflect
comprehensive planning, and have elements of a uniform urban design that mirror the
residential quality of the city. The FM 1709 Corridor is intended to be primarily a corridor
of residential subdivisions, with some local service retail, offices and institutional uses at
major intersections. The FM 1938 Corridor is primarily a service area for Southlake,
Keller and North Richland Hills. It is intended to be a mixture of light industrial, large scale
retail and wholesale uses. It may include auto service and repair uses.
43.4 PURPOSE - The purpose of the SH 114 Corridor Overlay Zone is to provide for consistent
development of office, retail, commercial, and residential areas along a major traffic corridor
through the City of Southlake. The purpose of the Village Center is to identify a unique area
of the City which is bounded by SH 114, FM 1709 and Carroll Avenue, to encourage
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pedestrian oriented retail and entertainment uses having high quality urban design
characteristics. The purpose of the FM 1709 Corridor Overlay Zone is to provide
for
consistent developments of residential, office, local service retail and institutional areas
along a major traffic corridor through the City of Southlake. The purpose of the FM 1938
Corridor Overlay Zone is to provide for consistent development of light industrial, large
scale retail and wholesale areas along a major traffic corridor through the City of Southlake.
The standards set forth herein are designed to enhance the visual image ofthe corridors and
maximize traffic safety.
43.5 DEFINITION AND APPLICABILITY - The Corridor Overlay Zone includes the entirety
of all properties which adjoin or are located within 100 feet of the future SH 114 ROW, the
FM 1709 ROW, and FM 193 8 ROW. or any property which provides for vehicular access
to said Rights -of -Way or which provides for vehicular access to an arterial street within
500' of said Rights -of -Way. The Corridor Overlay Zone also includes the area bounded by
SH 114, FM 1709 and Carroll Avenue, designated as the Village Center. Development
within the Village Center shall meet all criteria for the SH 114 Corridor or the FM 1709
Corridor as established herein. The standards and regulations set forth in the Corridor
Overlay Zone are superimposed and shall supersede the standards and regulations of any
underlying zoning district which are in conflict.
43.6 PERMITTED USES - Permitted uses shall be in accordance with the underlying zoning
district. However in C -2, C -3 and C -4 districts, tires, batteries and automobile accessory
sales, provided that such activities occur entirely within the confines of the business
structure itself and nursery yards may only be allowed as a Specific Use Permit.
43.7 ACCESSORY USES - Any accessory uses allowed in the underlying zoning district shall be
permitted.
43.8 SPECIFIC USE PERMITS - Any specific use permits allowed in the underlying zoning
district shall be permitted.
43.9 DEVELOPMENT REGULATIONS - Except as follows, any development regulations set
forth in the underlying zoning district shall be applicable.
a. Concept Plan and Site Plan Required - Any applicant for zoning within the Corridor
Overlay Zone must submit concurrent with their zoning application, a Concept Plan
which meets the requirements of Section 41 or a Site Plan which meets the
requirements of Section 40 of the Zoning Ordinance No. 480 as amended. All
properties zoned at the effective date of this ordinance which do not have a Council
approved Concept Plan or Site Plan on file with the City shall submit a Concept Plan
or Site Plan meeting the above requirements prior to the submittal of a building
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permit request. A Site Plan must be approved by Council prior to the issuance of a
building permit. All Concept Plans and Site Plans may only be approved by the City
Council after a recommendation by the Planning and Zoning Commission in
accordance with the same notice and hearing requirements for zoning changes as set
forth in Section 46 of Ordinance 480, as amended.
b. Variances - At the time of review of any required Concept Plan or Site Plan, the City
Council may grant variances to the development regulations set forth in this Section
and to Section 35.6, "Number of Off - Street Parking Spaces Required." A parking
space variance can only be at the request of the Owner /Applicant and cannot be
required by the City Council as a part of their approval of any Concept Plan, Site
Plan, Developer's Agreement or by any other means. The City Council shall be limited
to granting a variance to no more than ten percent (10 %) of the required number of
off - street parking spaces. (As amended by Ordinance No. 480 -CC).
To receive a variance, the applicant must demonstrate one of the following:
(a) A variance will reduce the impact of the project on surrounding
residential properties; or
(b) Compliance with this ordinance would impair the architectural design
or creativity of the project; or
(c) A variance is necessary to assure compatibility with surrounding
developed properties; or
(d) The proposed construction is an addition to an existing project that
does not meet the requirements of this ordinance.
In addition, to receive a variance from the outdoor storage regulations in
this section, the applicant must demonstrate that the variance will not
substantially impair the intent and purpose of the regulations of this
ordinance and one of the following:
(e) Compliance will result in the destruction of an existing masonry
screening device; or
(f) Compliance would present extraordinary difficulties in the use of
the property; or
(g) Compliance would substantially impair the architectural design
of structures dedicated or related to the use.
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2. The City Council may grant a variance by an affirmative vote of a majority of
the City Council members present and voting on the matter. In order to grant
a variance, the City Council must determine that a literal enforcement of the
regulations will create an unnecessary hardship or a practical difficulty for the
applicant; that the situation causing the unnecessary hardship or practical
difficulty is unique to the affected property and is not self imposed; that the
variance will not injure and will be wholly compatible with the use and
permitted development of adjacent properties; and that the granting of the
variance will be in harmony with the spirit and purpose of this ordinance.
3. If a variance application is denied by the City Council, no other variance of
like kind relating to the same project or proposed project shall be considered
or acted upon by the City Council for a period of six (6) months subsequent to
the denial.
C. General Development Standards - The following standards shall apply to all non -
single family residential development in the Corridor Overlay Zone and the Village
Center unless noted otherwise. For any non - single family residential use or building
developing within 400' of single family residential property, development regulations
set forth in Part III ( "Residential Adjacency Standards ") of this section shall also be
required. (As amended by Ordinance No. 480 -CC).
1. Architectural Standards:
(a) Masonry Requirements: These standards shall apply to facades which
are visible from the following roadways and their respective rights -of-
way: SH 114, Carroll Avenue between SH 114 and FM 1709, FM
1709, FM 1938, and roadways designated as having sixty -foot (60')
or greater rights -of -way in the Thoroughfare Plan. All facades of
the applicable buildings shall be constructed with the same material
and all buildings shall meet the masonry requirements as set out in
Ordinance No 557, as amended. However, such masonry
requirements shall exclude the use of cement, concrete tilt wall and
other masonry materials of similar characteristics. In addition, the use
of standard concrete block shall be limited to 10% of any facade
visible from adjacent public ROW.
Stucco or plaster shall only be allowed when applied using a 3 -step
process over diamond metal lath mesh to a 7 /8th inch thickness or by
other processes producing comparable stucco finish with equal or
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greater strength and durability specifications. It shall be the sole
authority of the Chief Building Official to determine when synthetic
products are comparable in strength and durability to stucco finishes
These synthetic products shall be installed per the manufacturer's
standards by certified installers and shall be subject to staged
inspections throughout the construction process.
The use of synthetic products (e.g., EIFS, Hardy plank, or other
materials approved by the Chief Building Official, as noted above)
shall be limited to eighty percent (80 %) of the building's exterior
finishes, exclusive of all windows, doors, and glass construction
materials.
(b) Roof Design Standards: In an effort to screen rooftop mechanical
equipment, other appurtenances, and flat or built -up roofs, all
structures having a 6,000 square feet or less footprint shall be
constructed with a pitched roof as defined in Section 43.12 of this
ordinance. Those structures having a footprint greater than 6,000
square feet shall be constructed with either a pitched, parapet, or
mansard roof system (enclosed on all sides). Standing seam metal
roofs shall be constructed of a factory- treated, non - metallic, matte
finish. Metal roofs with lapped- seamed construction, bituminous
built -up roofs, and flat, membrane -type roofs which are visible from
adjacent public ROW shall be prohibited.
(c) Mechanical Equipment Screening: All buildings must be designed such
that no mechanical equipment (HVAC, etc.) or satellite dishes shall be
visible from SH 114, Carroll Avenue between SH 114 and FM 1709,
FM 1709, and FM 1938 and any adjacent public ROW. This shall
include equipment on the roof, on the ground or otherwise attached to
the building or located on the site.
Rooftop mechanical equipment and / or other rooftop appurtenance
screening shall be accomplished by either the construction of 1) the
roof systems described in subparagraph (b) above or 2) an
architectural feature which is integral to the building's design and
ensures that such equipment is not visible from adjacent public ROW.
The fencing of or enclosure of individual mechanical units shall not be
permitted except as described above.
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All rooftop mechanicals or architectural features described herein shall
be shown on the required building elevations at the time of site plan
approval.
(d) Facade Articulation: On all non - single family residential buildings, all
facades which are visible from SH 114, Carroll Avenue between SH
114 and FM 1709, or FM 1709, the following horizontal and vertical
articulation must be met (see Exhibit 43 -A for clarification).
Horizontal Articulation: No building facade shall extend
greater than three (3) times the wall's height without having a
minimum off -set of 15% of the wall's height, and such off -set
shall continue for a minimum distance equal to at least 25% of
the maximum length of either adjacent plane.
ii. Vertical Articulation: No horizontal wall shall extend for a
distance greater than three (3) times the height of the wall
without changing height by a minimum of 15% of the wall's
height, and such height change shall continue for a minimum
distance equal to at least 25% of the maximum length of either
adjacent plane.
(e) Exposed Columns: Exposed structural support columns shall be
constructed of, or clad in, the same masonry material as the principal
structure. Architecturally significant columns (e.g. fluted, etc.) may be
permitted.
(f) Architectural Fencing: All architectural fencing which runs roughly
parallel to the SH 114, Carroll Avenue, FM 1709, FM 193 8 rights -of-
way, shall be constructed of the primary masonry materials of the
building, wrought iron or living plant material. It shall not run in
straight line without being off -set by a minimum of 6 feet every 60
feet. It shall be located no closer to the ROW than one half the width
of the required bufferyard.
(g) Reflective Glass: No more than 50% of any facade may be reflective
glass. For the purposes of this ordinance, reflective glass shall be
defined as glass having a reflectance of greater than 10 %.
(h) Height: Same as in underlying zoning, unless the building is
constructed within Village Center. All properties which are located
within the Village Center shall be further limited in height to the
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underlying zoning district or maximum elevation of 710 feet (National
Geodetic Vertical Datum of 1929), whichever is lower.
2. Site Design Standards:
(a) Building Setback: All lots within the Corridor Zone shall maintain a
minimum building setback of 50 feet adjacent to SH 114, FM 1709
and FM 193 8 rights -of -way and the east ROW of Carroll Avenue. All
other building setback regulations shall be the same as in the
underlying zoning district except as otherwise noted herein.
(b) Parking Area Restriction: No parking shall be allowed in any required
bufferyard.
(c) Loading and Service Areas: Loading and service areas shall be located
at the side or rear of buildings. A minimum 10 foot solid screening
wall shall be required to screen views of loading docks and loading
spaces intended for tractor /semi - trailer delivery from any public right -
of -way. This 10 foot wall must screen the entire loading dock or
space. Screening materials shall utilize similar masonry materials to
the front facade. The accommodation of adequate access for service
delivery trucks may be evaluated to determine the extent of screening
required.
(d) Trash Receptacles and Recycling Receptacles: Trash and recycling
receptacles shall be four sided with a gate and located outside
bufferyards, and to the side or rear of the principal building. They
shall be screened by a minimum eight foot (8') solid masonry screen
and shall utilize similar masonry materials to the principal structure.
(e) Play Structures: Play structures shall not be placed outdoors between
the primary building and any adjacent public ROW.
(f) Plan Review: In addition to other factors set out in the Zoning
Ordinance, Concept Plans, Development Plans, and Site Plans shall be
reviewed for:
Meeting the intent of the landscape provisions in the
Landscape Ordinance No. 544, as amended, and the buffering
and screening provisions herein and in Section 42
( Bufferyards) and Section 39 (Screening) of the Zoning
Ordinance No. 480, as amended.
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ii. Achieving the intent of Architectural Standards and Site
Design Standards.
iii. Proper site entry identification and site circulation to avoid
congestion at ingress and egress points.
3. Landscape Standards: All sites shall, as a minimum, meet the following
standards and the standards set out in the Landscape Ordinance No. 544, as
amended, and Section 42 ( Bufferyards) of the Zoning Ordinance, as amended.
Where the following standards conflict with the Landscape Ordinance and the
Bufferyards Section of the Zoning Ordinance, these requirements shall prevail:
(a) Bufferyard Plantings: The plants shown in Exhibit 43 -B shall be
required per one hundred feet (100') of ROW frontage for the
referenced bufferyard.
The Landscape Administrator may approve the substitution of canopy
trees for the required bufferyard shrubs at the ratio of one (1) 4"
caliper canopy tree for every six (6) shrubs up to a maximum of 50%
of the required bufferyard shrubs.
(b) Required Bufferyards: The bufferyard required shall be based on the
underlying zoning district designation as shown in Exhibit 43 -C. For
S -P -1, S -P -2 and PUD districts the bufferyard shall be determined
based on the district which most closely resembles the proposed land
use. Any building which has a loading dock which is located at the
side or rear of the building and is visible from SH 114, Carroll Avenue
or FM 1709 shall provide a bufferyard in accordance with Table One,
however the calculated quantity of canopy trees shall be doubled along
the rear property line.
(c) Plant Material Sizes: Plant materials shall meet the size requirements
set forth in the Landscape Ordinance, as amended. (As amended by
Ordinance No. 480 -JJ.)
(d) Plant Material Selections: Plant materials selected for planting within
the bufferyards are recommended to come from but not be limited to
the following plants:
SH 114 Canopy Trees: Bur Oak, Red Oak, Leyland Cypress
am
Other Corridor Canopy Trees: Cedar Elm, Lacebark Elm, Red Oak,
Leyland Cypress, Live Oak, Bur Oak.
Accent Trees: Tree Yaupon, Red Bud, Eldarica Pine, Wax Myrtle,
Ornamental Pear, Mexican Plum, Possumhaw.
(e) Sites Larger Than Five Acres: On sites in excess of five (5) acres, the
Landscape Administrator may approve variations in the location ofthe
required front bufferyard plantings to an area within two hundred feet
(200') of the ROW For every additional fifty feet (50') of bufferyard
width, the required number of plantings shall increase by twenty -five
percent (25 %) of the required number.
(f) Erosion Control/Retaining Walls: Any slope embankments or
retaining walls within public ROW or within the required bufferyard
must be terraced every four feet (4') in height (maximum) with a
minimum two foot (2') planting area provided between each vertical
plane. Materials used for the vertical elements shall be natural stone,
railroad tie, landscape timbers or any masonry material which matches
the masonry material used on the front facade of the primary building.
The planting area must contain plant materials other than grass.
(g) Open Drainage Channel Standards: Any open drainage channels within
the corridor overlay zone shall be constructed of materials and
methods as established by the City Council.
(h) Parking Lot Impacts: The parking lot landscape area shall meet the
requirements set forth in the Landscape Ordinance, as amended. (As
amended by Ordinance No. 480 4J.)
4. Requirements for Ancillary Outdoor Storage: The following are requirements
for ancillary outdoor storage in non - residential districts located in the Corridor
Overlay Zone. All uses with ancillary outdoor storage and display of any
goods, materials, merchandise, equipment, parts, junk or vehicles (over night
parking) shall not be permitted unless in conformance with the following
regulations:
a. All proposed areas used for ancillary outdoor storage and the
associated method of screening shall be indicated on an approved site
plan, development plan or concept plan along with scaled elevation
drawings indicating the type of screening and materials proposed to be
utilized.
43 -9
Outdoor storage screening shall be accomplished by the construction
of a minimum eight (8) foot Type I masonry wall. No portion of the
screening device shall be used for advertising and display of signage or
materials.
The Type I screening wall shall meet the articulation requirements set
forth in Section 43.13.d. This requirement shall apply to walls
constructed simultaneously with the principal building or those added
at a later date.
Outdoor storage areas shall observe all setback requirements for the
principal building on the lot.
All surface areas dedicated to outdoor storage must be constructed of
an all weather surface material and shall be exclusive of any required
parking.
f. Outdoor storage areas shall not be located forward of the principal
building and when possible, shall be located at the side of the building
not facing a public street exeept f the fe i tems an d o °„*s
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43 -10
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leg_ Outdoor Storage must comply with the screening requirements set
forth in Section 3 9. If the regulations in this section conflict with those
in Section 39, the most stringent regulations take precedence.
i-.h. Materials stored outdoors, excluding vehicles, trailers, and mobile
machinery or equipment, shall be stacked no higher than one (1) foot
below the top of the required screen. Also, all reasonable measures
shall be taken to ensure materials are not clearly visible from elevated
roadways (See Exhibit 43 -H).
When reviewing site plans, development plans or concept plans
associated with the ancillary outdoor display and sale of living plant
material (i.e. garden center) and its associated materials, the City
Council may waive the requirement for the Type I screen and allow a
combination of wrought iron and masonry materials (similar to the
principal building) provided that the applicant clearly demonstrates on
the plans submitted that the associated materials meet the screening
requirements outlined below.
Any merchandise typically associated with a retail garden center such
as mulch, lawn equipment, propane items, barbecue grills, paving
stones, landscape timbers, bird baths, garden chemicals, etc. may be
stored within this area provided that these items are not prominently
displayed or featured from the public right -of -way through the
wrought iron portion of the screening wall. This may be accomplished
by one of the following: 1) attaching a semi- opaque (Type II) mesh
material to the wrought iron portion of the screen; 2) placing living
43 -12
plant materials such that these plants serve as a semi- opaque screen
for the non -living plant material; or 3) storing these goods behind the
masonry portion of the screen wall in a manner that the goods are not
clearly visible from the public right -of -way. The Type II screen must
meet the articulation requirements set forth in Section 43.13.d.
k-.j_ The following activities are excluded from the requirements of Section
43.9.c.4:
general construction activities; and
ii. operations with primary outside storage.
5. Requirements for Primary Outdoor Storage: The following are requirements
for primary outdoor storage in non - residential districts located in the Corridor
Overlay Zone. All uses with primary outdoor storage of any goods, materials,
merchandise, equipment, parts, junk or vehicles (over night parking) shall not
be permitted unless in conformance with the following regulations.
All areas used for primary outdoor storage and the associated method of
screening shall be indicated on a submitted site plan, development plan or
concept plan along with scaled elevation drawings indicating the type of
screening and materials proposed to be utilized.
b. All operations that have primary outdoor storage (except those uses
specifically identified in Subsections 43.9.c.5.d and e) are also subject to
the requirements in Subsection 43.9.c.4 and Subsection 39, except forthe
following:
adjacent screening of the principal outside storage material
from the public right -of way may be accomplished through any
acceptable Type III screen; and
ii. the Type III screen is not subject to the articulation
requirements set forth in Section 43.13.d.
The primary outdoor storage of living plant material stored on the ground
is not subject to the screening requirements in Sections 43.9.c.4 or
43.9.c.5. All equipment, tools, vehicles, etc. associated with the upkeep
and maintenance of the living plant material that are stored outdoors are
subject to the regulations in Section 43.9.c.4.
d. A periodic market held in an open area, such as a farmers' or flea market,
43 -13
where groups of individual sellers offer goods for sale, are not subject to
the regulations in Section 43.9.c.5.
General construction activities are not subject to the regulations in Section
43.9.c.5.
III. RESIDENTIAL ADJACENCY STANDARDS
43.10 The following residential adjacency standards shall apply to all non - single family residential
buildings or uses located within the Corridor Overlay Zone, the Village Center, and those
buildings and /or uses lying within four hundred feet (400') of single family residential
property (See Development Regulations in Section 43.13a) and to all non - single family
residential buildings and /or uses located within two hundred feet (200') of property being
within the "MH" Manufactured Housing District and also having a low density or medium
density residential land use designation according to the Land Use Plan (See Development
Regulations in Section 43.13b). (as amended by Ord. 480 -QQ)
These standards are in addition to the development regulations applicable to the underlying
zoning district and the corridor overlay zone (where applicable). When any requirements in
this section are in conflict with any other requirements for the underlying zoning district, the
more stringent requirements shall apply.
43.11 PURPOSE AND INTENT - In order to preserve and protect the integrity of residential
neighborhoods within the City of Southlake, and in an effort to protect the quiet enjoyment
of single family residential properties and to maintain property values, the City has
determined that it is necessary and appropriate to adopt specialized regulations for non -
single family residential uses and buildings that develop within 400 feet of single family
residential properties.
43.12 DEFINITIONS AND APPLICABILITY - For purposes of Part III of Section 43, the four
hundred foot (400') distance shall be measured from the non - single family residential
building and /or use to the property line of the single family residential property and the
following terms shall be defined as:
Non - single Family Residential Use or Building - All nonresidential district uses or buildings
as well as two - family and multiple - family residential district uses or buildings.
Pitched Roofs - A roof system having two or more slopes, excluding visible flat or built -up
roofs.
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Single Family Residential Property - Any lot or tract of land with single family residential
zoning (i.e., RE, SF -IA, SF -113, SF -30, SF -20A, SF -2013, and R -PUD) or any lot or tract
of land designated as low or medium density residential on the Land Use Plan.
Visible - Capable of being seen at a height of six feet (6) while standing at the highest grade
on the residential property line.
43.13 DEVELOPMENT REGULATIONS
a. In addition to the development regulations set forth in the underlying zoning district, a
plan meeting the requirements set forth in subparagraph 43.9a of this section and
meeting the following additional development regulations shall be required to be
submitted for any use or building that develops within 400 feet of single family
residential properties. When applicable, line -of -sight drawings shall be submitted with
the application to assess issues of visibility.
(1) Masonry Requirements: All facades of the applicable buildings shall be
constructed with the same material(s) and all buildings shall meet the masonry
requirements as set out in Ordinance No 557, as amended. However, such
masonry requirements shall exclude the use of cement, concrete tilt wall and
other masonry materials of similar characteristics. In addition, the use of
standard concrete block shall be limited to 10% of any facade that is visible.
Stucco or plaster shall only be allowed when applied using a 3 -step process
over diamond metal lath mesh to a 7 /8th -inch thickness or by other processes
producing comparable stucco finish with equal or greater strength and
durability specifications. It shall be the sole authority of the Chief Building
Official to determine when synthetic products are comparable in strength and
durability to stucco finishes.
The use of synthetic products (e.g., EIFS, Hardy plank, or other materials
approved by the Chief Building Official, as noted above) shall be limited to
eighty percent (80 %) of the building's exterior finishes, exclusive of all
windows, doors, and glass construction materials.
2) Roof Design Standards: In an effort to screen rooftop mechanical equipment,
other appurtenances, and flat or built -up roofs, all structures having a 6,000
square feet or less footprint shall be constructed with a pitched roof. Those
structures having a footprint greater than 6,000 square feet shall be
constructed with either a pitched, parapet, or mansard roof system (enclosed
on all sides). Standing seam metal roofs shall be constructed of a factory -
treated, non - metallic, matte finish. Metal roofs with lapped- seamed
43 -15
construction, bituminous built -up roofs, and flat membrane -type roofs, which
are visible, shall be prohibited.
3) Mechanical Equipment Screening: All buildings must be designed such that no
mechanical equipment (HVAC, etc.) or satellite dishes shall be visible. This
shall include equipment on the roof, on the ground or otherwise attached to
the building or located on the site.
Rooftop mechanical equipment and / or other rooftop appurtenance screening
shall be accomplished by either the construction of 1) the roof systems
described in subparagraph (b) above or 2) an architectural feature which is
integral to the building's design and ensures that such equipment is not visible.
The fencing of or enclosure of individual mechanical units shall not be
permitted except as described above. All rooftop mechanicals or architectural
features described herein shall be shown on the required building elevations at
the time of site plan approval.
4) Facade Articulation: On all facades the following horizontal and vertical
articulation must be met (see Exhibit 43 -A for clarification).
i. Horizontal Articulation: No building facade shall extend greater than
three (3) times the wall's height without having a minimum off -set of
15% of the wall's height, and such off -set shall continue for a
minimum distance equal to at least 25% of the maximum length of
either adjacent plane.
ii. Vertical Articulation: No horizontal wall shall extend for a distance
greater than three (3) times the height of the wall without changing
height by a minimum of 15% of the wall's height, and such height
change shall continue for a minimum distance equal to at least 25% of
the maximum length of either adjacent plane.
5) Height: Same as in underlying zoning.
6) Loading and Service Areas: Loading and service areas shall be located at the
side or rear of buildings. Where visible, a minimum 10 foot solid screening
wall shall be required to screen views of loading docks and loading spaces
intended for tractor /semi - trailer delivery. This 10 foot wall must screen the
entire loading dock or space. Screening materials shall utilize similar masonry
materials to the building's facades. The accommodation of adequate access
for service delivery trucks may be evaluated to determine the extent of
screening required.
43 -16
7) Trash Receptacles and Recycling Receptacles: No trash receptacles or
recycling receptacles shall be located within fifty feet (50') of single family
residential property. Trash and recycling receptacles shall be four sided with a
gate and located outside bufferyards, and to the side or rear of the principal
building. They shall be screened by a minimum eight -foot (8') solid masonry
screen and shall utilize similar masonry materials to the building's facades.
8) Setbacks / Yards: No non - single family residential building may encroach in
the area above a line having a slope of 4:1 from any single- family residential
property. However, a structure may be built up to within 40 feet of the
residential property line, provided that the structure is no greater than one
story or 20 feet in height. (See Exhibit 43 -E for clarification.)
Any applicable structures abutting a local street (i.e., residential street and cul-
de -sac as defined in the Thoroughfare Plan) shall provide minimum front and
side yards equivalent to the front and side yards required for the single family
residential property within 400,' but not less than the front and side yards
otherwise required in the underlying zoning district.
9) Spill -over Lighting: No use or operation shall produce direct or indirect
illumination across a residential property line except in compliance with the
current lighting ordinance, as amended. (As amended by Ordinance No. 480 -
GG.)
10) Noise: Noise levels shall comply with the requirements of the current noise
ordinance, as amended. (As amended by Ordinance No. 480 -KK.)
11) Variances: Variances to the development regulations in this Section shall be
limited to those set forth in Section 43.9 b of this ordinance.
b. In addition to the development regulations set forth in the underlying zoning district,
the following additional development regulations shall be required for any non - single
family residential use or building within two hundred feet (200') of property being
within the "MH" Manufactured Housing District and also having a low or medium
density residential land use designation according to the Land Use Plan. (as amended
by Ord. 480 -QQ)
1) Mechanical Equipment Screening: All buildings must be designed such that no
mechanical equipment (HVAC, etc.) or satellite dishes shall be visible from the
adjacent MH district. This shall include equipment on the roof, on the ground
43 -17
or otherwise attached to the building or located on the site. Such equipment
shall be appropriately screened with fences or by vegetative or other means.
2) Loading and Service Areas: Loading and service areas shall be located at the
side or rear of buildings. Where visible from the adjoining MH district, a
minimum 8 -foot screen (either masonry or vegetative) shall be required to
screen views of loading docks and loading spaces intended for tractor /semi-
trailer delivery. This 8 -foot wall must screen at least 80% of the loading dock
or space. The accommodation of adequate access for service delivery trucks
may be evaluated to determine the extent of screening required.
3) Trash Receptacles and Recycling Receptacles: No trash receptacles or
recycling receptacles shall be located within twenty -five feet (25') of MH
district property. A minimum six -foot (6') masonry or vegetative screen shall
screen trash and recycling receptacles.
4) Setbacks / Yards: No nonresidential building may encroach in the area above a
line having a slope of 2:1 from any MH district property. However, a
structure may be built up to within twenty -five feet (25') of the MH district
property line, provided that the structure is no greater than one story or
twenty feet (20') in height.
5) Spill -over Lighting: No use or operation shall produce direct or indirect
illumination across a residential property line except in compliance with the
current lighting ordinance, as amended.
6) Noise: Noise levels shall comply with the requirements of the current noise
ordinance, as amended.
7) Variances: Variances to the development regulations in this Section shall be
limited to those set forth in Section 43.9 b of this ordinance.
43 -18
EXHIBIT 43 -A
BUILDING ARTICULATION
H = Height of building
MHFL = Maximum horizontal facade length
MVFL = Maximum vertical facade length
MHOL = Minimum horizontal offset length
MVOL = Minimum vertical offset length
16 - J H4
1 MIS(= 3(H)
MHOL = 15 %(H) MHFL = 25 % of maximum length of either adjacent plane
ISOMETRIC OF HORIZONTAL ARTICULATION
M V FL = 255r. of maximum length
of either adjacent plate
MVFL = 3(H)
—�. MVOL = 15 %(H)
_ _ " sa......
z
f
PLAN VIEW - HORIZONTAL ARTICULATION
ELEVATION - VERTICAL ARTICULATION
43 -19
SUMMARY OF BUFFERYARDS
Bufferyard
Canopy
Trees
Accent Trees
Shrubs
Width
Note
G
2
3
10
25'
H
3
5
12*
25'
I
3
2
12*
25'
J
4
3
14*
25'
K
4
6
is*
25'
L
2
3
10
20'
M
3
2
12*
20'
N
3
5
12*
20'
O
4
3
14*
20'
P
4
6
is*
20'
Q
2
3
10
15'
R
3
2
12*
15'
S
4
4
12*
15'
T
4
5
18*
15'
NOTES/LEGEND
• Where parking is provided between the building setback line and public R.O.W., shrubs obtaining
a mature height of three feet (3') or greater must be planted at a maximum spacing of thirty inches
(30 ") on center continuous along all paved edges of the parking or drive areas.
43 -20
EXHIBIT 43 -C
REQUIRED BUFFERYARDS
Zoning of
Developing
Tract
S.H. 114
F.M. 1709 &
F. R.O.W.
Carroll
between 1709
& 114
F.M.
1938
AG
RE
G
L
Q
SF -IA
G
L
Q
SF -113
G
L
Q
SF -30
G
L
Q
SF -20A
G
L
Q
SF -20B
G
L
Q
MH
H
N
S
MF -1
H
N
S
MF -2
H
N
S
CS
J
O
R
0 -1
I
NI
R
0 -2
I
M
R
C -1
i
O
S
C -2
i
O
S
C -3
i
O
S
C -4
i
O
S
B -1
i
O
S
B -2
i
O
S
I -1
IL
P
T
I -2
IL
P
T
HC
J
O
R
* No bufferyard required
43 -21
EXHIBIT 43 -E
REQUIRED BUILDING SETBACK FROM RESIDENTIAL
Residential
Property Line
Residential
Rear Yard - 40'
i
-- ► ' o
r f
N
ectY 1�ue
t � lde ntial P f°P
4'A S � O pe f
Rear Yard 50 ft. 100 150 200
Note: Per Section 43. 11, no non - residential budding may encroach in the area above a line having a slope of 4:1
from any property tine of a residentially zoned property or a property with a low or medium density residential land
use designation in the Comprehensive Land Use Plan. However, a structure may be built up to within 40 feet of the
residential property line, provided that the structure is no greater than one story or 20 feet in height.
43 -22
EXHIBIT 43 -D
PARKING PERCENTAGE CALCULATIONS
eau_ L wc
�L4<e
put Lptt
oN�G�
PARK T "a l �
-------------------------
CIK II'E/rM -t IT%/KK MADE
aK. I14 /r rI. 17v! / rrs. 19x8
1 ' 1—
�a. is
V
l
l
RQ N. LWe
DLDG- DLD6.
coHCarr' .
- Pa.>Zx lit 6
(70 S, Of TOTAL)
G 13Lb6. 13LO6.
CLDf LYM
}07� of tout �ttK CEM rinb. l R.aH.
flaw. M.we Y •_
ntti u4�r,M (7 %�F M. l06E
NOTE: Per Section 43.9.b.3.g, landscape areas must be provided throughout the parking lot based on the percentage
of the total parking spaces which are located between the building facade and the right -of -way as follows:
Percentage Landscape Area Required Per Parking Stall
0 -25% 13 square feet per stall
25 % -75% 18 square feet per stall
> 75% 23 square feet per stall
43 -23
=,K MM- /t:M I"/r•M. I1DE
EXHIBIT 43-F
ACCEPTABLE OUTDOOR STORAGE LOCATIONS
or
1 5'7 � � F- 7'
11 0" e
43-24
EXHIBIT 43 -G
ACCEPTABLE LOCATION OF SEASONAL STORAGE
-Seasonal Storage area not to exceed 30 "0 of the linear frontage of the prinian
wilding.
• Seasonal Storage area not to cxtend 15' from the principal building.
-Sidewalks along building fronts shall contain a 5" wide egress.
43 -25
100 feet'
EXHIBIT 43 -H
OUTDOOR STORAGE - Location of Materials
it
43 -26