FORM BASED CODE ??45 --. ?mnunua??nng?lgla HE -123: UH . an .I i fT??u January 23,2017 PREPARED FOR: CONSULTANT TEAM: City of Fort Worth Code Studio Third Coast Design Studio COLLABORATIVE PARTNERS: North Central Texas Council of Governments City of Fort Worth Texas Christian University Berkenbile Landscape Architects Civic Economics Halff Associates The T STAFF RESOURCE TEAM: Berry Street Initiative Eric Fladager (City of Fort Worth) Katy O’Meilia (City of Fort Worth) MAYOR AND CITY COUNCIL: Betsy Price (Mayor) Sal Espino (District 2) W.B. ‘Zim’ Zimmerman (District 3) Cary Moon (District 4) Gyna Bivens (District 5) Arty Wheaton-Rodriquez (City of Fort Worth) Karla Weaver (NCTCOG) Patrick Mandapaka (NCTCOG) Travis Liska (NCTCOG) Curvie Hawkins (The T) Jungus Jordan (District 6) SPECIAL THANKS TO: Dennis Shingleton (District 7) Fort Worth Blue Zones Project Kelly Allen Gray (District 8) Fort Worth Bike Sharing Ann Zadeh (District 9) University United Methodist Church Fuzzy’s Taco Shop ii Berry/University Form-Based Code Fort Worth, Texas January 23, 2017 CONTENTS Article 1. Introductory Provisions 1-1 Article 2. Form Standards 2-1 Article 3. Land Use Provisions 3-1 Article 4. Site Standards 4-1 Article 5. Administration 5-1 Article 6. Definitions 6-1 January 23, 2017 Berry/University Form-Based Code Fort Worth, Texas iii Contents INTRODUCTORY PROVISIONS Article 1. INTRODUCTORY PROVISIONS Div. 1.1. Legal Requirements ................................ 1-2 Sec. 1.1.1. Title 1-2 Sec. 1.1.2. Effective Date 1-2 Sec. 1.1.3. Purpose 1-2 Sec. 1.1.4. Intent 1-2 Sec. 1.1.5. Applicability 1-3 Sec. 1.1.6. Conflicting Provisions 1-3 Div. 1.2. Zoning Districts Established................. 1-4 Sec. 1.2.1. Districts 1-4 Sec. 1.2.2. Naming Convention 1-4 January 23, 2017 Berry/University Form-Based Code Fort Worth, Texas 1-1 INTRODUCTORY PROVISIONS Legal Requirements Div. 1.1. Legal Requirements Sec. 1.1.1. Title This document is the “Berry/University Form-Based Code,” and is referred to or cited throughout this document as this "Code or the "Berry/University Code.” Sec. 1.1.2. Effective Date This Code was adopted on [insert date] and became effective on [insert date]. Sec. 1.1.3. Purpose A. This Code was developed to serve as development standards for the University/Berry Urban Village, a mixed-use growth area that is defined by the City of Fort Worth and represented by the Berry Street Initiative. B. This Code provides the means to guide implementation of the citizen-endorsed development plan, created for property within the Berry/University Neighborhood as defined by the Berry/University Zoning Map (See Div. 2.2 for map). C. This Code helps to foster predictable results and a high-quality public realm by prescribing the physical form of buildings and other elements and addressing the relationship between building facades and the public realm, the form and mass of buildings in relation to one another and the scale and types of streets and blocks. 4. Promoting preservation and protection of historic resources. 5. Providing clear and consistent procedures for appropriate and effective public involvement in land use and development decisions. B. This Code is intended to achieve design excellence in the built environment by: 1. Providing building and site design standards that address the public aspects of private development and how building form, placement, and uses contribute to the quality of the public realm. 2. Providing parking and access standards that appropriately balance pedestrian and vehicular needs and result in safe pedestrian environments of the highest quality. 3. Promoting innovative landscape and building design that advance the function and beauty of Fort Worth. C. This Code is intended to guide Fort Worth's prosperous and sustainable future by: 1. Providing clear regulations and processes that result in predictable, efficient, and coordinated review processes. Sec. 1.1.4. Intent 2. Promoting sustainable building and site design practices. A. This Code is intended to balance conservation and development by: 3. Facilitating the storage and conveyance of stormwater. 1. Promoting development along transit corridors that enhance their function as mixeduse, walkable centers that serve surrounding residential neighborhoods. 2. Providing standards for compatible transitions of use, building scale and height between existing and new development. 1-2 3. Guiding reinvestment in established neighborhoods that builds upon and reinforces their unique characteristics. Berry/University Form-Based Code Fort Worth, Texas 4. Promoting diverse housing options. 5. Providing standards for interconnected streets and development patterns that support all modes of travel (walking, bicycling, public transit, driving). 6. Promoting the growth and redevelopment needs of Texas Christian University. January 23, 2017 Legal Requirements INTRODUCTORY PROVISIONS Sec. 1.1.5. Applicability This Code applies to all Berry/University area property as shown in Div. 2.2 and the City of Fort Worth Official Zoning Map. Sec. 1.1.6. Conflicting Provisions A. Where the Zoning Ordinance conflicts with a standard set out in this Code, the standard of this Code controls. B. Illustrations, photographs and graphics are included in this Code to illustrate the intent and requirement of the text. In the case of a conflict between the text of this Code and any Illustrations, photographs and graphics, the text governs. January 23, 2017 Berry/University Form-Based Code Fort Worth, Texas 1-3 INTRODUCTORY PROVISIONS Zoning Districts Established Div. 1.2. Zoning Districts Established Sec. 1.2.1. Districts The following Berry/University zoning districts are established below and are shown on the map in Div. 2.2. A. BU-RA: Residential Attached-3 B. BU-RX: Residential Mixed Use-4 C. BU-CX: Commercial Mixed Use-3, -4, -6 D. BU-SH: Shopfront-3, -4 E. BU-IX: Institutional Mixed Use-6 F. BU-CIV: Civic Sec. 1.2.2. Naming Convention Each district uses the following naming convention: A. First letters = Berry/University Form Based District B. Second Letters = Form and Use C. Final Number = Maximum Height in Number of Stories EXAMPLE: BU-CX-3 (Berry/University - Commercial Mixed Use - 3 stories max height) 1-4 Berry/University Form-Based Code Fort Worth, Texas January 23, 2017 Contents FORM STANDARDS Article 2. FORM STANDARDS Div. 2.1. Lot Types.................................................... 2-2 Sec. 2.1.1. Purpose 2-2 Sec. 2.1.2. Descriptions 2-2 Sec. 2.1.3. Single-Unit Detached 2-3 Sec. 2.1.4. Single-Unit Attached 2-4 Sec. 2.1.5. Multi-Unit (up to 2 units) 2-5 Sec. 2.1.6. Multi-Unit (up to 4 units) 2-6 Sec. 2.1.7. Multi-Unit (up to 8 units) 2-7 Sec. 2.1.8. Multi-Unit (9+ units) 2-8 Sec. 2.1.9. Hybrid 2-9 Div. 2.2. Zoning Map............................................. 2-10 Div. 2.3. BU-RA: Residential Attached...............2-11 Sec. 2.3.1. Summary 2-11 Sec. 2.3.2. Lot Parameters 2-12 Sec. 2.3.3. Building Placement 2-12 Sec. 2.3.4. Access and Parking Location 2-13 Sec. 2.3.5. Height and Mass 2-13 Sec. 2.3.6. Public Realm 2-14 Div. 2.4. BU-RX: Residential Mixed Use............ 2-15 Sec. 2.4.1. Summary 2-15 Sec. 2.4.2. Lot Parameters 2-16 Sec. 2.4.3. Building Placement 2-16 Sec. 2.4.4. Access and Parking Location 2-17 Sec. 2.4.5. Height and Mass 2-17 Sec. 2.4.6. Public Realm 2-18 Div. 2.5. BU-CX: Commercial Mixed Use........... 2-19 Sec. 2.5.1. Summary 2-19 Sec. 2.5.2. Lot Parameters 2-20 Sec. 2.5.3. Building Placement 2-20 Sec. 2.5.4. Access and Parking Location 2-21 Sec. 2.5.5. Height and Mass 2-21 Sec. 2.5.6. Public Realm 2-22 January 23, 2017 Div. 2.6. BU-SH: Shopfront.................................. 2-23 Sec. 2.6.1. Summary 2-23 Sec. 2.6.2. Lot Parameters 2-24 Sec. 2.6.3. Building Placement 2-24 Sec. 2.6.4. Access and Parking Location 2-25 Sec. 2.6.5. Height and Mass 2-25 Sec. 2.6.6. Public Realm 2-26 Div. 2.7. BU-IX: Institutional Mixed Use............ 2-27 Sec. 2.7.1. Summary 2-27 Sec. 2.7.2. Lot Parameters 2-28 Sec. 2.7.3. Building Placement 2-28 Sec. 2.7.4. Access and Parking Location 2-29 Sec. 2.7.5. Height and Mass 2-29 Sec. 2.7.6. Public Realm 2-30 Div. 2.8. BU-CIV: Civic............................................ 2-31 Sec. 2.8.1. Summary 2-31 Sec. 2.8.2. Lot Parameters 2-32 Sec. 2.8.3. Building Placement 2-32 Sec. 2.8.4. Parking and Access 2-33 Sec. 2.8.5. Height and Mass 2-33 Sec. 2.8.6. Public Realm 2-34 Div. 2.9. Measurements and Exceptions.......... 2-35 Sec. 2.9.1. Lot Parameters 2-35 Sec. 2.9.2. Building Placement 2-36 Sec. 2.9.3. Height and Mass 2-38 Sec. 2.9.4. Public Realm 2-41 Sec. 2.9.5. Building Elements 2-43 Div. 2.10. Stormwater Management Bonus.....2-46 Sec. 2.10.1. Applicability 2-46 Sec. 2.10.2. Height Bonus 2-46 Sec. 2.10.3. Setback Bonus 2-47 Sec. 2.10.4. Stormwater Management Bonus Map 2-48 Berry/University Form-Based Code Fort Worth, Texas 2-1 FORM STANDARDS Lot Types Div. 2.1. Lot Types Sec. 2.1.1. Purpose A. Lot types establish a common vocabulary for the built environment and are used primarily to establish broad intensity and use options for each lot. For example, the Multi-Unit (up 2 units) Lot Type allows a maximum of 2 residential units on a single lot, while, the Multi-Unit Lot Type (9+ units), allows any number of residential units provided they fit within the constraints of the district. B. Alternative configurations for each lot type are shown to encourage applicants to be creative with building design and to help expand housing options. The configurations shown are not an exhaustive list, additional configurations that fit within the rules of the district are encouraged. C. Lot types are allowed by district. Some districts allow multiple lot types. Where a district allows several lot types, an applicant is free to choose from the menu of options available. D. The primary constraint for each lot type is minimum lot size, which applies based on the respective district. C. Multi-Unit (Up to 2 units) A lot that allows up to 2 attached or detached dwellings units. No nonresidential activity is allowed except as specified in Sec. 3.1.2. D. Multi-Unit (up to 4 units) A lot that allows up to 4 detached or attached dwellings. No nonresidential activity is allowed except as specified in Sec. 3.1.2. E. Multi-Unit (up to 8 units) A lot that allows up to 8 detached or attached dwelling units. No nonresidential activity is allowed except as specified in Sec. 3.1.2. F. Multi-Unit (9+ units) A lot that allows 9 or more attached or detached dwelling units. Limited commercial activity (see Sec. 3.1.2) is allowed in the BU-RX district subject to standards that limit the scale and extent of the nonresidential activity. G. Hybrid A lot that allows a variety of permitted residential and nonresidential uses. Sec. 2.1.2. Descriptions A. Single-Unit Detached A lot that allows 1 detached dwelling unit plus 1 detached or attached secondary dwelling unit. No nonresidential activity is allowed except as specified in Sec. 3.1.2. B. Single-Unit Attached A lot that allows 1 attached dwelling unit (townhouse, rowhouse). No nonresidential activity is allowed except as specified in Sec. 3.1.2. 2-2 Berry/University Form-Based Code Fort Worth, Texas January 23, 2017 Lot Types FORM STANDARDS Sec. 2.1.3. Single-Unit Detached A. Description A lot that allows 1 detached dwelling unit plus 1 detached or attached secondary dwelling unit. No nonresidential activity is allowed except as specified in Sec. 3.1.2. B. Character Examples C. Configuration Options D. Districts Allowed BU-RA (Div. 2.3) January 23, 2017 Berry/University Form-Based Code Fort Worth, Texas 2-3 FORM STANDARDS Lot Types Sec. 2.1.4. Single-Unit Attached A. Description A lot that allows 1 attached dwelling unit (townhouse, rowhouse). No nonresidential activity is allowed except as specified in Sec. 3.1.2. B. Character Examples C. Configuration Options D. Districts Allowed BU-RA (Div. 2.3) BU-RX (Div. 2.4) 2-4 Berry/University Form-Based Code Fort Worth, Texas January 23, 2017 Lot Types FORM STANDARDS Sec. 2.1.5. Multi-Unit (up to 2 units) A. Description A lot that allows up to 2 attached or detached dwellings units. No nonresidential activity is allowed except as specified in Sec. 3.1.2. B. Character Examples C. Configuration Options D. Districts Allowed BU-RA (Div. 2.3) BU-RX (Div. 2.4) January 23, 2017 Berry/University Form-Based Code Fort Worth, Texas 2-5 FORM STANDARDS Lot Types Sec. 2.1.6. Multi-Unit (up to 4 units) A. Description A lot that allows up to 4 detached or attached dwellings. No nonresidential activity is allowed except as specified in Sec. 3.1.2. B. Character Examples C. Configuration Options D. Districts Allowed BU-RA (Div. 2.3) BU-RX (Div. 2.4) 2-6 Berry/University Form-Based Code Fort Worth, Texas January 23, 2017 Lot Types FORM STANDARDS Sec. 2.1.7. Multi-Unit (up to 8 units) A. Description A lot that allows up to 8 detached or attached dwelling units. No nonresidential activity is allowed except as expressly specified in Sec. 3.1.2. B. Character Examples C. Configuration Options D. Districts Allowed BU-RA (Div. 2.3) BU-RX (Div. 2.4) January 23, 2017 Berry/University Form-Based Code Fort Worth, Texas 2-7 FORM STANDARDS Lot Types Sec. 2.1.8. Multi-Unit (9+ units) A. Description A lot that allows 9 or more attached or detached dwelling units. Limited commercial activity (see Sec. 3.1.2) is allowed in the BU-RX district subject to standards that limit the scale and extent of the nonresidential activity. B. Character Examples C. Configuration Options D. District Allowed BU-RX (Div. 2.4) 2-8 Berry/University Form-Based Code Fort Worth, Texas January 23, 2017 Lot Types FORM STANDARDS Sec. 2.1.9. Hybrid A. Description A lot that allows a variety of permitted residential and nonresidential uses. B. Character Examples C. Configuration Options D. Districts Allowed BU-CX (Div. 2.5) BU-SH (Div. 2.6) BU-IX (Div. 2.7) BU-CIV (Div. 2.8) January 23, 2017 Berry/University Form-Based Code Fort Worth, Texas 2-9 BU-IX-6 BU-SH-4 S University Dr BU-CX-3 BU-RA-3 BU-SH-4 BU-CX-6 Benbrook Blvd BU-IX-6 Bowie St Cl Orange Ave BU-SH-3 BU-RA-3 BU-CX-4 BU-CX-4 West Devitt St BU-CX-6 BU-RA-3 West Shaw St BU-CX-6 BU-SH-3 BU-RX-4 West Berry St BU-CIV Lowden St Rd Berry/University Form-Based Code Fort Worth, Texas e 2-10 rn Stadium eb u Div. 2.2. Zoning Map FORM STANDARDS Zoning Map 6th Ave Ryan Ave Stanley Ave McCart Ave Lubbock Ave Wabash Ave Dr January 23, 2017 Residential Attached Zone BU-RA FORM STANDARDS Div. 2.3. BU-RA: Residential Attached Sec. 2.3.1. SUMMARY Intent Lot Types The Residential Attached (BU-RA) district is intended to accommodate a mix of detached and attached housing options in a pedestrian-friendly environment that respects the scale and character of traditional single-family houses. Single-unit detached see Sec. 2.1.3 Single-unit attached see Sec. 2.1.4 Multi-unit (up to 2 units) see Sec. 2.1.5 Applicable Districts Multi-unit (up to 4 units) see Sec. 2.1.6 BU-RA-3 Multi-unit (up to 8 units) see Sec. 2.1.7 Use Zoning Map Allowed uses January 23, 2017 See Div. 2.2 see Div. 3.1 Berry/University Form-Based Code Fort Worth, Texas 2-11 FORM STANDARDS BU-RA Residential Attached Sec. 2.3.2. LOT PARAMETERS Sec. 2.3.3. BUILDING PLACEMENT E y le y le Al Al A B D C C D B re e Width Building Setbacks d e St t Area Si t Si e re St d e y e re St B St ar y A t A m ar re e m t ri P ri P Lot Single-unit detached 2,500 SF min 25' min A Primary street: principal structure 15' min Single-unit attached 1,800 SF min 20' min B Primary street: accessory structure 60' min Multi-unit (up to 2 units) 5,000 SF min 50' min C Side street 10' min Multi-unit (up to 4 units) 10,000 SF min 100' min D Side: common lot line/alley 5' min Multi-unit (up to 8 units) 15,000 SF min 150' min D Side: single-unit attached, between abutting units 0' min Nonresidential 100' min E Rear: common lot line/alley 10,000 SF min 10' min Coverage C Building coverage 60% max D Outdoor amenity space Lot up to 10,000 SF Lot 10,000 SF or more 2-12 Berry/University Form-Based Code Fort Worth, Texas n/a 15% min January 23, 2017 Residential Attached BU-RA FORM STANDARDS Sec. 2.3.4. ACCESS AND PARKING LOCATION Sec. 2.3.5. HEIGHT AND MASS Al y le Al y le A ee t tr ee t C e id S t t ee id e r St ee tr St r S S y y A C ar rim P B ar rim P Vehicle Access Primary street B S D E A Building Height Not allowed A Maximum height Side street Allowed Without stormwater bonus 3 stories/35' max Alley Allowed 4 stories/50' max Driveway width in side street setback With stormwater bonus (see Div. 2.10) 12' max Minimum height Parking Location B B Primary street yard Not allowed C Side street yard Not allowed D Side yard Allowed E Rear yard Allowed January 23, 2017 Side wall height, at setback line Height plane angle, at 24’ feet in height at setback line n/a 24' max 45° Building Mass C Street-facing building length n/a Berry/University Form-Based Code Fort Worth, Texas 2-13 FORM STANDARDS BU-RA Residential Attached Sec. 2.3.6. PUBLIC REALM C The public realm standards below apply to all streets, unless noted otherwise. Transparency Building Setbacks A Ground story 20% min B Upper story 20% min C Blank wall area 50' max Story Height D Ground floor elevation 2' min/5' max Ground story, floor to floor 10' min F Upper story, floor to floor 9' min Pedestrian Access G Entrance facing primary street Required Entrance spacing along primary street Building Elements Primary/side street See Sec. 2.3.3 Sidewalk* J Paved pedestrian zone 6' min Street Tree/Furniture Zone* E H I 50' max See Sec. 2.9.5 Awning/canopy Balcony Forecourt K Parkway depth Street tree planting type Tree spacing 6' min Landscape See Sec. 4.2.3 Small canopy 15' on-center Medium canopy 25' on-center Large canopy 35' on-center Street lighting If installed must be per TPW specifications *Where there is insufficient ROW to meet the minimum requirements, the FBC Administrator may approve modifications (see Article 5, Administration). Gallery Porch Stoop 2-14 Berry/University Form-Based Code Fort Worth, Texas January 23, 2017 Residential Mixed Use BU-RX FORM STANDARDS Div. 2.4. BU-RX: Residential Mixed Use Sec. 2.4.1. SUMMARY Intent Lot Types The Residential Mixed Use (BU-RX) district is intended to create residential neighborhoods with a variety of higher density housing options in a pedestrian-friendly environment. BU-RX allows limited office, retail and service activity subject to standards that manage the size, scale and location. Single-unit attached see Sec. 2.1.4 Multi-unit (up to 2 units) see Sec. 2.1.5 Multi-unit (up to 4 units) see Sec. 2.1.6 Multi-unit (up to 8 units) see Sec. 2.1.7 Applicable Districts Multi-unit (9+ units) see Sec. 2.1.8 BU-RX-4 Zoning Map See Div. 2.2 Use Allowed uses January 23, 2017 see Div. 3.1 Berry/University Form-Based Code Fort Worth, Texas 2-15 FORM STANDARDS BU-RX Residential Mixed Use Sec. 2.4.2. LOT PARAMETERS Sec. 2.4.3. BUILDING PLACEMENT Al Al y le y le A D C A B C D B Width t St d e Si Building Setbacks Single-unit attached 1,800 SF min 20' min A Build-to zone: primary street 5' to 15' max Multi-unit (up to 2 units) 5,000 SF min 50' min B Build-to zone: side street 5' to 15' max Multi-unit (up to 4 units) 10,000 SF min 100' min C Side: common lot line 0' min Multi-unit (up to 8 units) 15,000 SF min 150' min C Side: alley 5' min Multi-unit (9+ units) 20,000 SF min 150' min D Rear: common lot line 0' min Nonresidential 10,000 SF min 100' min D Rear: alley Coverage C Building coverage Lot up to 10,000 SF Lot 10,000 SF or more Berry/University Form-Based Code Fort Worth, Texas 10' min Build-to 75% max D Outdoor amenity space 2-16 F t t Si e re e re d e St St St y y Area re e t ar ar re e m m A E ri P B ri P Lot n/a E % of building facade in primary street build-to zone 70% min F % of building facade in side street build-to zone 35% min 20% min January 23, 2017 Residential Mixed Use BU-RX FORM STANDARDS Sec. 2.4.4. ACCESS AND PARKING LOCATION Sec. 2.4.5. HEIGHT AND MASS Al y le Al E y le B D C A A A t re e d e St t Si e re d e St t e re St St y y Primary street Si ar re e m t B ar m ri P ri P Vehicle Access Building Height Not allowed A Maximum height Side street Allowed Without stormwater bonus 4 stories/50' max Alley Allowed 6 stories/75' max Driveway width in side street setback With stormwater bonus (see Div. 2.10) 18' max Minimum height Parking Setbacks Building Mass B Primary street setback 30' min C Side street setback 10' min D Side: common lot line/alley 0' min E Rear: common lot line/alley 0' min January 23, 2017 n/a B Street-facing building length 200' max Berry/University Form-Based Code Fort Worth, Texas 2-17 FORM STANDARDS BU-RX Residential Mixed Use Sec. 2.4.6. PUBLIC REALM The public realm standards below apply to all streets, unless noted otherwise. Transparency Building Setbacks A Ground story 20% min B Upper story 20% min C Blank wall area 30' max Story Height Primary/side street See Sec. 2.4.3 Sidewalk* J Paved pedestrian zone 6' min Street Tree/Furniture Zone* D Ground floor elevation, residential 2' min/5' max D Ground floor elevation, commercial 0' min/2' max E Ground story, floor to floor 10' min F Upper story, floor to floor 9' min Pedestrian Access G Entrance facing primary street Required Entrance spacing along primary H street Building Elements I 75' max See Sec. 2.9.5 Awning/canopy Balcony K Parkway depth Street tree planting type Tree spacing 6' min Landscape See Sec. 4.2.3 Small canopy 15' on-center Medium canopy 25' on-center Large canopy 35' on-center Street lighting If installed must be per TPW specifications *Where there is insufficient ROW to meet the minimum requirements, the FBC Administrator may approve modifications (see Article 5, Administration). Forecourt Gallery Porch Stoop 2-18 Berry/University Form-Based Code Fort Worth, Texas January 23, 2017 Commercial Mixed Use BU-CX FORM STANDARDS Div. 2.5. BU-CX: Commercial Mixed Use Sec. 2.5.1. SUMMARY Intent Lot Types The Commercial Mixed Use (BU-CX) district is intended to provide for a variety of residential, retail, service and commercial uses at a variety of scales and intensities in a pedestrian-friendly environment. While BU-CX accommodates commercial uses, the inclusion of residential and employment uses are strongly encouraged in order to promote live-work and mixed-use opportunities. Hybrid see Sec. 2.1.9 Zoning Map See Div. 2.2 Applicable Districts BU-CX-3, BU-CX-4, BU-CX-6 Use Allowed uses January 23, 2017 see Div. 3.1 Berry/University Form-Based Code Fort Worth, Texas 2-19 FORM STANDARDS BU-CX Commercial Mixed Use Sec. 2.5.2. LOT PARAMETERS Sec. 2.5.3. BUILDING PLACEMENT Al Al y le y le B A C D A C D E 1,800 SF min B Lot 10,000 SF or more t re e St Building Setbacks 20' min A Build-to zone: primary street 15' max B Build-to zone: side street 15' max C Side: common lot line 0' min C Side: alley 5' min n/a C Side: protected district 6' min 20% min D Rear: common lot line 0' min D Rear: alley 5' min D Rear: protected district 6' min 80% max D Outdoor amenity space Lot up to 10,000 SF d e Width Coverage C Building coverage Si d e Area t t Si e re e re Hybrid St St St y y A F ar ar re e m m t ri P B ri P Lot Build-to 2-20 Berry/University Form-Based Code Fort Worth, Texas E % of building facade in primary street build-to zone 80% min F % of building facade in side street build-to zone 40% min January 23, 2017 Commercial Mixed Use BU-CX FORM STANDARDS Sec. 2.5.4. ACCESS AND PARKING LOCATION Sec. 2.5.5. HEIGHT AND MASS Al y le Al E y le B D C A A A d e St re e t t Si e re d e St t e re St St y y Primary street Si ar re e m t C ar m ri P ri P Vehicle Access B Building Height Not allowed A Maximum height Side street Allowed Without stormwater bonus Alley Allowed BU-CX-3 3 stories/35' max Driveway width in side street setback 18' max BU-CX-4 4 stories/50' max BU-CX-6 6 stories/75' max Parking Setbacks B Primary street setback 30' min With stormwater bonus (see Div. 2.10) C Side street setback 10' min BU-CX-3 n/a D Side: common lot line/alley 0' min BU-CX-4 6 stories/75' max E Rear: common lot line/alley 0' min BU-CX-6 8 stories/100' max B Minimum height 2 stories of occupiable space Building Mass C January 23, 2017 Street-facing building length 200' max Berry/University Form-Based Code Fort Worth, Texas 2-21 FORM STANDARDS BU-CX Commercial Mixed Use Sec. 2.5.6. PUBLIC REALM The public realm standards below apply to all streets, unless noted otherwise. Residential Nonresidential Ground Floor Ground Floor Transparency Building Setbacks A Ground story 20% min 50% min B Upper story 20% min 20% min C Blank wall area 30' max 30' max I Primary/side street Sidewalk* J Story Height Paved pedestrian zone Berry/University/Cleburne D Ground floor elevation 2' min/ 5' max 0' min/ 2' max E Ground story: floor to floor 10' min 12' min F Upper story: floor to floor 9' min 9' min All other streets G Entrance facing primary street Required Required H Entrance spacing along primary street 75' max 100' max Building Elements Awning/canopy Balcony Forecourt Gallery Porch See Sec. 2.9.5 10' min 6' min Street Tree/Furniture Zone* K Parkway depth Street tree planting type Pedestrian Access See Sec. 2.5.3 Tree spacing 6' min Landscape/ pavers See Sec. 4.2.3 Small canopy 15' on-center Medium canopy 25' on-center Large canopy 35' on-center Street lighting If installed must be per TPW specifications *Where there is insufficient ROW to meet the minimum requirements, the FBC Administrator may approve modifications (see Article 5, Administration). Stoop 2-22 Berry/University Form-Based Code Fort Worth, Texas January 23, 2017 Shopfront BU-SH FORM STANDARDS Div. 2.6. BU-SH: Shopfront Sec. 2.6.1. SUMMARY Intent Lot Types The Shopfront (BU-SH) district is intended to create pedestrian shopping streets that support a variety of ground floor active uses, with residential and office above. BU-SH should be used sparingly and is intended only for areas where a high level of walkability and pedestrian activity is desired. Hybrid see Sec. 2.1.9 Zoning Map See Div. 2.2 Applicable Districts BU-SH-3, BU-SH-4 Use Allowed uses January 23, 2017 see Div. 3.1 Berry/University Form-Based Code Fort Worth, Texas 2-23 FORM STANDARDS BU-SH Shopfront Sec. 2.6.2. LOT PARAMETERS Sec. 2.6.3. BUILDING PLACEMENT Al Al y le y le B A C D A C D E St t Hybrid Area 3,000 SF min B Building Setbacks 30' min A Build-to zone: primary street 15' max B Build-to zone: side street 15' max C Side: common lot line 0' min C Side: alley 5' min n/a C Side: protected district 6' min 20% min D Rear: common lot line 0' min D Rear: alley 5' min D Rear: protected district 6' min 80% max D Outdoor amenity space Lot up to 10,000 SF Lot 10,000 SF or more d e Width Coverage C Building coverage Si t S e re ee id tr e St S y S A re e F ar y ar tr ee t m t ri P B rim P Lot Build-to 2-24 Berry/University Form-Based Code Fort Worth, Texas E % of building facade in primary street build-to zone 90% min F % of building facade in side street build-to zone 45% min January 23, 2017 Shopfront BU-SH FORM STANDARDS Sec. 2.6.4. ACCESS AND PARKING LOCATION Sec. 2.6.5. HEIGHT AND MASS Al y le Al E y le B D C A A t re e d e St t Si e re d e St t e re St St y y A Si ar re e m t C ar m ri P ri P Vehicle Access Primary street B Building Height Not allowed A Maximum height Side street Allowed Without stormwater bonus Alley Allowed BU-SH-3 3 stories/35' max Driveway width in side street setback 18' max BU-SH-4 4 stories/50' max With stormwater bonus (see Div. 2.10) Parking Setbacks B Primary street setback 30' min BU-SH-3 5 stories/65' max C Side street setback 10' min BU-SH-4 n/a D Side: common lot line/alley 0' min E Rear: common lot line/alley 0' min B Minimum height BU-SH-3 n/a BU-SH-4 2 stories of occupiable space Building Mass C January 23, 2017 Street-facing building length 200' max Berry/University Form-Based Code Fort Worth, Texas 2-25 FORM STANDARDS BU-SH Shopfront Sec. 2.6.6. PUBLIC REALM The public realm standards below apply to all streets, unless noted otherwise. Transparency Building Setbacks A Ground story 60% min B Upper story 20% min C Blank wall area 20' max I Ground floor elevation 0' min/ 2' max E Ground story: floor to floor 14' min F Upper story: floor to floor 9' min J G Entrance facing primary street H Entrance spacing along primary street Building Elements Paved pedestrian zone Berry/University 10' min All other streets 6' min Street Tree/Furniture Zone* K Parkway depth Street tree planting type Pedestrian Access Required 50' max See Sec. 2.9.5 Awning/canopy Balcony Forecourt Gallery Porch See Sec. 2.6.3 Sidewalk* Story Height D Primary/side street Tree spacing 6' min Landscape/ pavers See Sec. 4.2.3 Small canopy 15' on-center Medium canopy 25' on-center Large canopy 35' on-center Street lighting If installed must be per TPW specifications *Where there is insufficient ROW to meet the minimum requirements, the FBC Administrator may approve modifications (see Article 5, Administration). Stoop 2-26 Berry/University Form-Based Code Fort Worth, Texas January 23, 2017 Institutional Mixed Use BU-IX FORM STANDARDS Div. 2.7. BU-IX: Institutional Mixed Use Sec. 2.7.1. SUMMARY Intent Lots Types The Institutional Mixed Use (BU-IX) district is established to allow for the growth and development of institutional uses in a pedestrianfriendly environment. BU-IX allows for a variety uses and allows for the flexible placement of buildings along the street edge. Hybrid see Sec. 2.1.9 Zoning Map See Div. 2.2 Applicable Districts BU-IX-6 Use Allowed uses January 23, 2017 see Div. 3.1 Berry/University Form-Based Code Fort Worth, Texas 2-27 FORM STANDARDS BU-IX Institutional Mixed Use Sec. 2.7.2. LOT PARAMETERS Sec. 2.7.3. BUILDING PLACEMENT Al Al A C D y le y le A B C D F E 5,000 SF min B 50' min A Lot 10,000 SF or more d e Build-to zone: primary street Without stormwater bonus 20' max With stormwater bonus (see Div. 2.10) 50' max B Build-to zone: side street 20' max n/a C Side: common lot line 0' min 30% min C Side: alley 5' min D Rear: common lot line 0' min D Rear: alley 5' min 80% max D Outdoor amenity space Lot up to 10,000 SF t Building Setbacks Coverage C Building coverage St Width Si d e Area t t Si e re e re Hybrid St St St y y A re e ar ar re e m m t ri P B ri P Lot Build-to 2-28 Berry/University Form-Based Code Fort Worth, Texas E % of building facade in primary street build-to zone 70% min F % of building facade in side street build-to zone 35% min January 23, 2017 Institutional Mixed Use BU-IX FORM STANDARDS Sec. 2.7.4. ACCESS AND PARKING LOCATION Sec. 2.7.5. HEIGHT AND MASS Al y le Al E y le B D C A A Si SStt eete trer SSt t t e re St d e y Not allowed A Maximum height Side street Allowed Without stormwater bonus Alley Allowed Driveway width in side street setback With stormwater bonus (see Div. 2.10) 18' max Parking Setbacks B Minimum height 6 stories/75' max 10 stories/125' max 2 stories of occupiable space Building Mass B Primary street setback 30' min C Side street setback 10' min D Side: common lot line/alley 0' min E Rear: common lot line/alley 0' min No on-site surface parking is allowed between buildings and the street January 23, 2017 SSi did ee t ar St re e yy aar rmim m A rree eet t C rPi P ri P Building Height Vehicle Access Primary street B C Street-facing building length Academic, support, utility, athletic, auditorium, research buildings Housing, mixed use with ground floor retail buildings n/a 200' max Berry/University Form-Based Code Fort Worth, Texas 2-29 FORM STANDARDS BU-IX Institutional Mixed Use Sec. 2.7.6. PUBLIC REALM The public realm standards below apply to all streets, unless noted otherwise. Primary Street Setback Up to 20' 20'+ to 50' Transparency Building Setbacks A Ground story 50% min 20% min B Upper story 20% min 20% min C Blank wall area 30' max 75' max Story Height D Ground floor elevation 0' min/ 2' max n/a E Ground story: floor to floor 12' min n/a F Upper story: floor to floor 9' min n/a Pedestrian Access G Entrance facing primary street H Entrance spacing along primary street Building Elements 2-30 I Primary/side street No wall or fence is allowed in a Berry Street primary street yard. Sidewalk* J Paved pedestrian zone Berry Street All other streets Required 100' n/a See Sec. 2.9.5 Awning/canopy n/a Balcony n/a Forecourt n/a Gallery n/a Porch n/a Stoop n/a Berry/University Form-Based Code Fort Worth, Texas 10' min 6' min Street Tree/Furniture Zone* K Parkway depth Street tree planting type Required See Sec. 2.7.3 Tree spacing 6' min Landscape/ pavers See Sec. 4.2.3 Small canopy 15' on-center Medium canopy 25' on-center Large canopy 35' on-center Street lighting If installed must be per TPW specifications *Where there is insufficient ROW to meet the minimum requirements, the FBC Administrator may approve modifications (see Article 5, Administration). January 23, 2017 Civic BU-CIV FORM STANDARDS Div. 2.8. BU-CIV: Civic Sec. 2.8.1. SUMMARY Intent Lot Types The Civic (BU-CIV) district is intended to provide for civic and institutional uses that serve the surrounding neighborhoods at size and scale that do not readily assimilate into other zoning districts. Hybrid see Sec. 2.1.9 Zoning Map See Div. 2.2 Applicable Districts BU-CIV Use Allowed uses January 23, 2017 see Div. 3.1 Berry/University Form-Based Code Fort Worth, Texas 2-31 FORM STANDARDS BU-CIV Civic Sec. 2.8.2. LOT PARAMETERS Sec. 2.8.3. BUILDING PLACEMENT Al Al y le y le A C D A B C D B Width 50' min A Lot 10,000 SF or more 2-32 Berry/University Form-Based Code Fort Worth, Texas t St Build-to zone: primary street Without stormwater bonus 20' max With stormwater bonus (see Div. 2.10) 50' max B Build-to zone: side street 20' max n/a C Side: common lot line 10' min 30% min C Side: alley D Rear: common lot line D Rear: alley 70% max D Outdoor amenity space Lot up to 10,000 SF d e Building Setbacks Coverage C Building coverage Si d e 5,000 SF min t Si e re Hybrid St t e re St St y y A Area re e ar ar re e m m t ri P B ri P Lot 5' min 10' min 5' min January 23, 2017 Civic BU-CIV FORM STANDARDS Sec. 2.8.4. PARKING AND ACCESS Sec. 2.8.5. HEIGHT AND MASS B E y le y le Al Al D A C A A t re e d e St t Si e re d e St t e re St St y Primary street Si ar re e m t B ar y m ri P ri P Vehicle Access Building Height Not allowed A Maximum height Side street Allowed Without stormwater bonus 4 stories/50' max Alley Allowed 6 stories/75' max Driveway width in side street setback With stormwater bonus (see Div. 2.10) 18' max Minimum height Parking Setbacks n/a Building Mass B Primary street setback 30' min C Side street setback 10' min D Side: common lot line/alley 5' min E Rear: common lot line/alley 5' min B Street-facing building length 300' No on-site surface parking is allowed between buildings and the street January 23, 2017 Berry/University Form-Based Code Fort Worth, Texas 2-33 FORM STANDARDS BU-CIV Civic Sec. 2.8.6. PUBLIC REALM The public realm standards below apply to all streets, unless noted otherwise. Transparency Building Setbacks A Ground story 40% min B Upper story 20% min C Blank wall area 75' max I J Paved pedestrian zone Berry Street D Ground floor elevation n/a E Ground story: floor to floor n/a Street Tree/Furniture Zone* F Upper story: floor to floor n/a K Pedestrian Access G Entrance facing primary street H Entrance spacing along primary street Building Elements All other streets Parkway depth Street tree planting type Required n/a See Sec. 2.9.5 Awning/canopy n/a Balcony n/a Forecourt n/a Gallery n/a Porch n/a Stoop n/a Berry/University Form-Based Code Fort Worth, Texas See Sec. 2.8.3 Sidewalk* Story Height 2-34 Primary/side street Tree spacing 10' min 6' min 6' min Landscape/ pavers See Sec. 4.2.3 Small canopy 15' on-center Medium canopy 25' on-center Large canopy 35' on-center Street lighting If installed must be per TPW specifications *Where there is insufficient ROW to meet the minimum requirements, the FBC Administrator may approve modifications (see Article 5, Administration). January 23, 2017 Measurements and Exceptions FORM STANDARDS Div. 2.9. Measurements and Exceptions Sec. 2.9.1. Lot Parameters gardens, parks, greens, pavilions, seating areas, plazas, common balconies, rooftop decks or rooftop gardens. 2. For covered porches and patios, the entire area under the roof is calculated as building coverage. 3. Building coverage does not include uncovered paved parking areas, driveways, walkways, roof overhangs, swimming pools, uncovered steps, terraces, decks, patios, porches, and architectural projections not intended for shelter or occupancy. Patio House Sidewalk Garage Driveway Pool Building Coverage B. Outdoor Amenity Space 1. General January 23, 2017 2. Standards a. Required outdoor amenity space must be provided on the lot and be available as outdoor space. b. Required outdoor amenity space can be roofed but cannot be fully enclosed. c. Required outdoor amenity space cannot be parked or driven upon, except for emergency access and permitted temporary uses. d. Required outdoor amenity space may be located at or above grade. However, in BU-RA, outdoor amenity space must be located at grade. e. Required outdoor amenity space may be met in one contiguous outdoor area or in multiple outdoor areas on a lot and must have a minimum area of 225 square feet with no dimension less than 15 feet. ’ 15 b. Examples of outdoor amenity space include swimming pools, playgrounds, sport courts, dog parks, gardens, community d. A buffer cannot be used to meet an outdoor amenity space requirement. ’ 15 a. Outdoor amenity is common outdoor space provided in a development for use by all its occupants for social and recreational activities. Outdoor amenity space may also be provided for use by the general public, in addition to occupants of the development. c. Above ground stormwater measures such as biorention areas, enhanced swales, stormwater detention basins and green roofs can be used to meet an outdoor amenity space requirement (see Div. 2.10). 15 ’ 1. The area of a lot covered by roofed buildings and structures measured from the outside of the exterior wall at the ground floor, includes covered porches and patios and detached and attached accessory structures. 15 ’ A. Building Coverage Berry/University Form-Based Code Fort Worth, Texas 2-35 FORM STANDARDS Measurements and Exceptions f. Required outdoor amenity must be landscaped as follows: i. For every 75 square feet of required outdoor amenity space, a cluster of native shrubs and or grasses, consisting of a minimum of 5 plants must be provided. ii. Plants must be 3 gallon in size and be grouped with similar watering requirements and be chosen from the approved native plant list found in §6.301, Table A, Recommended List of Native Plants for Landscape Use in North Central Texas. g. Seating must be provided at the rate of 1 seat per 500 square feet, minimum of 1 seat. Seats may be permanent or movable. Two linear feet of bench or seat wall equals 1 seat. Sec. 2.9.2. Building Placement A. Primary Streets 1. The following streets are considered primary streets: a. Berry Street; b. University Drive; and c. Cleburne Road. 2. Where only one street abuts a lot, that street is considered a primary street. 3. A multiple street frontage lot (not specified above) must designate at least one primary street. The FBC Administrator will determine which streets are primary streets based on the following: a. The pedestrian orientation of the street, existing or proposed. b. The established orientation of the block; 2-36 Berry/University Form-Based Code Fort Worth, Texas c. The street or streets abutting the longest face of the block; d. The street or streets parallel to an alley within the block; e. The street that the lot takes its address from; and f. The street with the highest classification or highest traffic counts. 4. A lot can have more than one primary street. B. Setbacks All buildings and structures must be located at or within the required setbacks except as listed below. No building or structure can extend into a required easement. 1. Building Features a. Awnings/canopies, balconies, galleries, porches and stoops may extend into a required primary street setback as stated in Sec. 2.9.5. b. Building eaves, roof overhangs, gutters, downspouts, light shelves, bay windows and oriels less than 10 feet wide, cornices, belt courses, sills, buttresses or other similar architectural features may encroach up to 3 feet into a required setback, provided that such extension is at least 2 feet from the vertical plane of any lot line. c. Chimneys or flues may encroach up to 4 feet, provided that such extension is at least 2 feet from the vertical plane of any lot line. d. Unenclosed patios, decks, balconies, stoops, porches, terraces or fire escapes may encroach into a side interior or rear setback, provided that such extension is at least 5 feet from the vertical plane of any lot line. January 23, 2017 Measurements and Exceptions FORM STANDARDS e. Handicap ramps may encroach to the extent necessary to perform their proper function. f. Structures below and covered by the ground may encroach into a required setback. 2. Low Impact Stormwater Features Low impact stormwater management features may encroach up to 2 feet into a primary street setback (but not into the required sidewalk), including, but not limited to: a. Rain barrels or cisterns, 6 feet or less in height; b. Buffers under Sec. 4.2.1. C. Build-to-Zone 1. The build-to zone is the area on the lot where a certain percentage of the front building facade must be located, measured as a minimum and maximum setback range from the edge of the right-of-way. 2. The build-to zone applies to the 1st and 2nd stories of a building. 3. The required percentage specifies the amount of the front building facade that must be located in the build-to zone, measured based on the width of the building divided by the width of the lot. b. Planter boxes; c. Bio-retention areas; and d. Similar features, as determined by the FBC Administrator. ax M k ac tb Se in M k ac tb Se Se M tb in/ ac M k ax Ra ng e 4. On a corner lot, a building facade must be placed within the build-to zone for the first 30 feet along the street extending from the block corner, measured from the intersection of the two right-of-way lines. W RO 30 ’f ro m RO W ax nge /M a in R M ack tb Se m ro ’f 30 4. Other Setback Encroachments ge ta on Fr b. Minor structures accessory to utilities (such as hydrants, manholes, and transformers and other cabinet structures) may encroach into a required rear, side interior or side street setback. ot )L (% a. For residential buildings only, mechanical equipment such as HVAC units and security lighting, may encroach into a required rear or side interior setback, provided that such extension is at least 3 feet from the vertical plane of any lot line. ) % 00 (1 3. Mechanical Equipment and Utility Lines th id tW Lo e. Low impact stormwater management features listed above may encroach into a side interior or rear setback, provided such extension is at least 2 feet from the vertical plane of any lot line. a. Fences and walls under Sec. 4.2.5. January 23, 2017 Berry/University Form-Based Code Fort Worth, Texas 2-37 FORM STANDARDS Measurements and Exceptions 3. Side Additions 5. With the exception of parking spaces, all structures and uses allowed on the lot are allowed within the build-to zone. Vehicle drive-thru lanes or facilities are not permitted within the build-to zone. Side additions are not allowed because the extension increases the width of the building not located in the build-to zone. 6. A forecourt meeting the requirements of Sec. 2.9.5.D is considered part of the building for the purpose of meeting the build-to requirement. St D. Build-to Zone Requirement on Lots with Existing Buildings t e re When an existing building is being expanded and the building or lot doesn’t meet the build-to requirement, the following provisions apply. Sec. 2.9.3. Height and Mass A. Building Height 1. Front Additions 1. Building height is the vertical distance measured from the top of the finished slab at grade to the highest point of the roof surface and is measured both number of stories and feet. Any addition to the front must be placed in the build-to zone. The addition does not have to meet the build-to requirement for the entire lot. 2. On a flat roof, a parapet wall may exceed the height limit by a maximum of 6 feet. Rear additions are allowed because the addition does not increase the degree of the nonconformity. Grade Grade 3. An attic does not count as a story where 50% or more of the attic floor area has a clear height of less than 7.5 feet; measured from the finished floor to the finished ceiling. 7'-6" et re St 6’ max Parapet Wall Top of Roof Height 2. Rear Additions Flat Roof Height t e re St Pitched Roof 2-38 Berry/University Form-Based Code Fort Worth, Texas January 23, 2017 Measurements and Exceptions FORM STANDARDS B. Height Encroachments All buildings and structures must be located at or below the maximum height limit except as listed below. 1. The maximum height limits of the district do not apply to spires, belfries, cupolas, domes not intended for human occupancy; monuments, water tanks, water towers or other similar structures which, by design or function, must exceed the established height limits. 2. The following may exceed the established height limit provided they do not exceed the maximum height by more than 6 feet: 4. In BU-IX, mechanical equipment may exceed the established height limit provided it does not exceed the maximum building height by more than 20 feet and is set back at least 10 feet from the edge of the roof. C. Height Adjacent to a Protected District The maximum height of any portion of a building or structure within 30 feet of a common lot line adjacent to a protected district is 2 stories or 24 feet. Property separated by an alley is considered adjacent. 2 Stories /24’ max No Building Protected District Allowed Property Line a. Chimney, flue or vent stack; b. Flagpole; c. Vegetation or landscaping associated a green roof; d. Skylights; 6’-10’ Buffer e. Unenclosed rooftop terrace; f. Parapet wall; and g. Solar panels, wind turbines and rainwater collection systems. 15’ min Building Setback 30’ min 3. The following may exceed the established height limit provided they do not exceed the maximum building height by more than 10 feet, do not occupy more than 25% of the roof area, and are set back at least 10 feet from the edge of the roof: a. Elevator or stairway access to roof; b. Rooftop shade structure; c. Greenhouse; and d. Mechanical equipment. January 23, 2017 Berry/University Form-Based Code Fort Worth, Texas 2-39 FORM STANDARDS Measurements and Exceptions D. Building Mass b) Columns (pilasters, piers, quoins, etc. not less than 1 inch deep and 6 inches wide). 1. Street-Facing Building Length Street-facing building length is the maximum length of a building or structure. c) Foundation (water tables, rustication). 2. Building Height Variations ii. At least 2 variations in wall plane not less than 3 feet in depth or projection and not less than 2 stories in height for multi-story buildings. Such elements could include patterns of door and window openings by utilizing sills, mullions, and other scale providing window elements, and/ or more pronounced architectural features such as porches, alcoves, and roof dormers. a. For buildings 100 feet or more in length, at least 15% of the street-facing roof line must have a variation in height of at least 5 feet. b. The building height variation requirement does not apply in BU-IX. in in m % 15 3’ m in . 5’m 0’ 10 i. Expression of building structural elements such as: a) Floors (banding, belt courses, etc. not less than one inch deep and 4 inches wide). 2-40 Berry/University Form-Based Code Fort Worth, Texas to h ig R lic b P u ay -W of tgh Ri a. Each new building facade that is greater than 50 feet in width and is oriented to a publicly accessible street or open space must incorporate each of the following scaling elements. For building facades less than 50 feet in width, a minimum of 2 elements are required. fW ay ic bl Pu 3. Facade Variation iii. Changes in material, material pattern, in color or shade. Each change of material shall involve minimum 1 inch variation in wall plane or noticeable change in color. b. New building facades oriented to a publicly accessible street or open space must include differentiation between the first and second floors and the upper floors with a cornice, canopy, balcony, arcade, or other architectural features. January 23, 2017 Measurements and Exceptions FORM STANDARDS c. If a project consists of more than one block face, each sequential block of new construction shall contain a different building facade to encourage architectural variety within large projects, using the required architectural elements listed in Sec. 2.9.3.D.3.a and/or other architectural features. d. The facade variation requirements do not apply in BU-RA and BU-IX. Sec. 2.9.4. Public Realm 5. In BU-SH, a minimum of 60% of the street-fronting, street-level window pane surface area must allow views into the ground story use for a depth of at least 8 feet. Windows cannot be made opaque by window treatments (except operable sunscreen devices within the conditioned space). 6. The following alternatives may count towards a portion of the transparency requirement and can be used in singular or combination. Alternatives may count for no more than 50% of the total transparency requirement. A. Transparency Max % towards total requirement 1. Transparency is the minimum percentage of windows and doors that must cover a ground or upper story facade. Alternative Windows at the ground story but outside the 2 to 12 feet zone 40% 2. Transparency applies to all publicly-accessible street or open space building facades. Wall mounted or recessed display cases at least 4 feet high 40% 3. Clear glazing must have a visible transmittance rating of 0.5 or greater to count towards the transparency requirement. Green screen system, planter walls, or similar vegetation 40% Translucent, fritted, patterned, or color glazing: 40% 4. Ground story transparency is measured between 2 and 12 feet above the abutting sidewalk. Upper story transparency is measured from top of the finished floor to the top of the finished floor above. When there is no floor above, upper story transparency is measured from the top of the finished floor to the top of the wall plate above. LEED certified windows 40% Outdoor dining/seating located between the building and street 60% Ground Story Transparency Upper Story Transparency Wall Plate January 23, 2017 Finished Floor Finished Floor 12’ 2’ Berry/University Form-Based Code Fort Worth, Texas 2-41 FORM STANDARDS Measurements and Exceptions D. Story Height 1. Blank wall area means a portion of the exterior facade of the building that does not include: windows or doors; columns, pilasters or other articulation greater than 12 inches in depth; or a substantial material change (paint color is not considered a substantial change). 2. Blank wall area applies in both a vertical and horizontal direction. 3. Blank wall area applies to all publicly-accessible street or open space building facades. Blank Wall Blank Wall Blank Wall C. Ground Floor Elevation 1. Ground floor elevation is measured from top of the adjacent curb to the top of the finished ground floor. 2. Minimum ground floor elevation applies to the first 30 feet of the lot measured from the right-of-way. Ground Floor Elevation Top of Curb Ground Floor Elevation Crown of Road Story height is the height of each story of building and it is measured from the top of the finished floor to the top of the finished floor above. When there is no floor above, upper story height is measured from the top of the finished floor to the top of the wall plate above. Ground Story Upper Story Height Height B. Blank Wall Area E. Pedestrian Access 1. In order to create a pedestrian-oriented environment in which buildings are oriented toward publicly accessible streets and sidewalks, a building must have its main entrance front a primary street. The main entrance can not be from a public parking lot. Secondary entrances from parking lots are permitted. 2. The main building entrance must be operable to residents at all times and customers during regular business hours. 3. An angled entrance may be provided at either corner of a building along the street to meet the street-facing entrance requirements. 4. Entrance spacing is measured from the edge of door to the edge of the next door. F. Building Materials 1. Not less than 70% of all new building facades (not including door and window areas) facing publicly-accessible streets or open space must be constructed of the following masonry materials: stone, brick, terra cotta, patterned pre-cast concrete, cement plaster stucco, cement board siding, cast stone or prefabricated brick panels. 2. Material changes must occur at inside corners. 2-42 Berry/University Form-Based Code Fort Worth, Texas January 23, 2017 Measurements and Exceptions FORM STANDARDS Sec. 2.9.5. Building Elements A. Intent 6’ min B. Awning/Canopy A wall-mounted, cantilevered structure providing shade and cover from the weather for a sidewalk. 1. An awning/canopy must be a minimum of 9 feet clear height above the sidewalk and must have a minimum depth of 6 feet. 2. An awning/canopy may extend into a primary or side street setback. 3. Subject to the issuance of a right-of-way encroachment agreement, an awning/canopy may encroach up to 6 feet over the right-ofway but must be at least 2 feet inside the curb line or edge of pavement, whichever is greater. January 23, 2017 2’ min 9’ min 9’ min 6’ 2’ min max Lot Line Curb Line Lot Line Curb Line The following standards are intended to ensure that certain building elements when added to a building frontage are of sufficient size to be both usable and functional and be architecturally compatible with the building that they are attached to. 6’ max 4’ min C. Balcony A platform projecting from the wall of an upperstory of a building with a railing along its outer edge, often with access from a door or window. 1. A balcony must be at least 4 feet deep. 2. A balcony must have a clear height above the sidewalk of at least 9 feet. 3. A balcony may be covered and screened, but cannot be fully enclosed. 4. An balcony may extend into a primary or side street setback. 5. Subject to the issuance of a right-of-way encroachment agreement, a balcony may encroach up to 6 feet over the right-of-way but must be at least 2 feet inside the curb line or edge of pavement, whichever is greater. Berry/University Form-Based Code Fort Worth, Texas 2-43 FORM STANDARDS Measurements and Exceptions Lot Line Curb Line 1/3 of building width up to 35’ max 9’ max 9’ min 2’ min 8’ min Min 75% D. Forecourt E. Gallery An open area at grade, or within 30 inches of grade, that serves as an open space, plaza or outdoor dining area. A covered passage extending along the outside wall of a building supported by arches or columns that is open on three sides. of building width to more 35’ maxthan one-third of 1. A 1/3 forecourt must beupno the length of the building face, and in no case longer than 35 feet in width. 1. A gallery must have a clear depth from the support columns to the building’s facade of at least 8 feet and a clear height above the sidewalk of at least 9 feet. 2. A maximum of one forecourt is permitted per lot. 3. A forecourt meeting the above requirements is considered part of the building for the purpose of meeting the build-t0 requirement. 2. A gallery may extend into a primary or side street setback. 3. A gallery must be contiguous and extend over at least 75% of the width of the building facade from which it projects. 4. Subject to the issuance of a right-of-way encroachment agreement, a gallery may encroach up 9 feet into the right-of-way but must be at least 2 feet inside the curb line or edge of pavement, whichever is greater. 2-44 Berry/University Form-Based Code Fort Worth, Texas January 23, 2017 2’ min Min 50% Setback Lot Line Setback Lot Line Measurements and Exceptions FORM STANDARDS 9’ max 2’ min 6’ min F. Porch 6’ max 6’ max 6’ max G. Stoop A raised structure attached to a building, forming a covered entrance to a doorway. A small raised platform that serves as an entrance to a building. 1. A porch must be at least 6 feet deep (not including the steps). 1. A stoop must be no more than 6 feet deep (not including the steps) and 6 feet wide. 2. A porch must be roofed and may be screened, but cannot be fully enclosed. 2. A stoop may be covered but cannot be fully enclosed. 3. A porch must be contiguous, with a width not less than 50% of the building facade from which it projects. 3. A stoop, including the steps, may extend up to 6 feet into a primary or side street setback, provided that such extension is at least 2 feet from the vertical plane of any lot line. 4. A porch, including the steps, may extend up to 9 feet, including the steps, into a primary or side street setback, provided that such extension is at least 2 feet from the vertical plane of any lot line. 4. The stoop, including the steps, may not encroach into the right-of-way. 5. The porch, including the steps, may not encroach into the right-of-way. January 23, 2017 Berry/University Form-Based Code Fort Worth, Texas 2-45 FORM STANDARDS Measurements and Exceptions Div. 2.10. Stormwater Management Bonus Sec. 2.10.1. Applicability All sites designated as eligible to receive the stormwater bonus on the map in Sec. 2.10.4 are entitled to a stormwater management bonus, subject to the requirements below. For the purpose of the stormwater management bonus review, the applicant must contact and coordinate with the FBC Administrator and Stormwater Development Services (SDS) when applying for the stormwater management bonus. Sec. 2.10.2. Height Bonus A. A bonus of 2 stories (1 story in RA-3) of additional height beyond that allocated in Article 2 is allowed within a designated stormwater management bonus area, provided that: 1. All existing stormwater requirements are met without the need for any variance or waiver and a stormwater facility maintenance agreement is executed; 2. An additional 1 inch of rainfall is retained on-site for a minimum of 24-hours or until the end of the rainfall event, whichever is longer. It is anticipated that the stormwater storage facility will require a manually operated discharge valve or a specifically designed ground infiltration system. Early coordination with SDS is recommended. 3. The installed stormwater measures meet or exceed the technical design requirements of the Site Development Controls in the NCTCOG iSWM manual; 4. Where the stormwater measures are not visible on the site, educational signage must be provided to raise awareness of the general public about the additional stormwater measures employed; and 2-46 Berry/University Form-Based Code Fort Worth, Texas 5. Regional storage solutions are allowed to be implemented off site, but must be within the stormwater boundary area and must show the solutions are equal to or greater than providing the stormwater improvement on site. B. In BU-IX, a bonus of 4 stories of additional height beyond that allocated in Article 2 is allowed within a designated stormwater management bonus area, provided that: 1. All existing stormwater requirements are met without the need for any variance or waiver and a stormwater facility maintenance agreement is executed; 2. An additional 2 inch of rainfall is retained on-site for a minimum of 24-hours or until the end of the rainfall event, whichever is longer. It is anticipated that the stormwater storage facility will require a manually operated discharge valve or a specifically designed ground infiltration system. Early coordination with SDS is recommended. 3. The installed stormwater measures meet or exceed the technical design requirements of the Site Development Controls in the NCTCOG iSWM manual; 4. Where the stormwater measures are not visible on the site, educational signage must be provided to raise awareness of the general public about the additional stormwater measures employed; and 5. Regional storage solutions are allowed to be implement off site, but must be within the stormwater boundary area and will be evaluated on a case by case basis to determine eligibility. January 23, 2017 Measurements and Exceptions FORM STANDARDS Sec. 2.10.3. Setback Bonus In BU-IX and BU-CIV, a street setback of greater than 20 feet is allowed within a designated stormwater management bonus area, provided that: A. All existing stormwater requirements are met without the need for any variance or waiver and a stormwater facility maintenance agreement is executed; 1. An additional 1 inch of rainfall is retained on-site for a minimum of 24-hours or until the end of the rainfall event, whichever is longer. It is anticipated that the stormwater storage facility will require a manually operated discharge valve or a specifically designed ground infiltration system. Early coordination with SDS is recommended. 2. The additional setback is used for landscape, stormwater and pedestrian and bicycle facilities; and 3. A stormwater measure that is visible to the public is employed and educational signage is provided to raise awareness of the general public about the stormwater measures employed. January 23, 2017 Berry/University Form-Based Code Fort Worth, Texas 2-47 BU-CX-6 BU-SH-3 BU-RX-4 Cl West Devitt St West Shaw St BU-RA-3 Orange Ave BU-CX-6 BU-SH-3 BU-RA-3 BU-CX-4 BU-CX-4 Stanley Ave McCart Ave Lubbock Ave 6th Ave Ryan Ave Orange Ave West Shaw St Benbrook Blvd BU-CX-6 West Berry St BU-CX-6 Ryan Ave The Stormwater Management Bonus Area overlays known flood prone areas based on the "Zoo Creek Storm Drain Study" and this information is available to help set project finished floor elevations (FFE). Please contact the Stormwater Division for the latest available data. McCart Ave BU-RA-3 BU-RA-3 BU-SH-3 BU-RA-3 BU-SH-4 BU-CX-4 BU-CX-4 West Devitt St BU-CX-6 BU-CX-3 Stanley Ave BU-SH-3 Management Bonus Area Stormwater BU-RX-4 West Berry St BU-SH-4 BU-IX-6 Bowie St BU-CIV Rd Lowden St 6th Ave brook Blvd BU-CX-6 Bowie St Lowden St BU-CIV BU-IX-6 Rd ne Dr ur Wabash Ave eb S University Dr Cl Berry/University Form-Based Code Fort Worth, Texas e 2-48 rn Stadium eb u Sec. 2.10.4. Stormwater Management Bonus Map FORM STANDARDS Measurements and Exceptions January 23, 2017 Contents LAND USE PROVISIONS Article 3. LAND USE PROVISIONS Div. 3.1. Permitted Uses......................................... 3-2 Sec. 3.1.1. Use Classification 3-2 Sec. 3.1.2. Allowed Use Table 3-4 Div. 3.2. Use Standards........................................ 3-13 Sec. 3.2.1. Secondary Dwelling Unit 3-13 Sec. 3.2.2. Drive-In Restaurant or Business 3-13 Sec. 3.2.3. Nonresidential Uses in BU-RX 3-13 Sec. 3.2.4. Mobile Vendors 3-14 January 23, 2017 Berry/University Form-Based Code Fort Worth, Texas 3-1 LAND USE PROVISIONS Permitted Uses Div. 3.1. Permitted Uses x. How the proposed use is advertised; Sec. 3.1.1. Use Classification xi. The likely impact on surrounding properties; and A. Allowed Uses Sec. 3.1.2 establishes allowed principal and accessory uses. No building or lot may be used except for a purpose permitted in the zoning district in which it is located. Uses not specifically listed must be approved by the FBC Administrator in accordance with Sec. 3.1.1.B. B. Unlisted Uses 1. Principal Uses a. A principal use not specifically listed in Sec. 3.1.2 is prohibited. If a principal use is not listed then the FBC Administrator will, upon the request of any interested party, make a determination within which zoning district, if any, a proposed use is allowed. b. When determining whether a proposed use is similar to a listed use, the FBC Administrator will consider the following criteria: i. The actual or projected characteristics of the proposed use; ii. The relative amount of site area or floor area and equipment devoted to the proposed use; xii. Whether the activity is likely to be found independent of the other activities on the site. c. Where a use not listed is found by the FBC Administrator not to be similar to any other permitted use, the use can only be permitted following a text amendment. 2. Accessory Uses An accessory use not specifically listed in Sec. 3.1.2 is prohibited unless the FBC Administrator determines the accessory use: a. Is clearly incidental to and customarily found in connection with an allowed principal use; b. Is serving an allowed principal use; c. Is subordinate in area, extent and purpose to the principal use served; d. Contributes to the comfort, convenience or needs of occupants, business or industry in the principal use served; and e. Is located on the same lot as the principal use served. iii. Relative amounts of sales; iv. The customer type; v. The relative number of employees; vi. Hours of operation; vii. Building and site arrangement; viii. Types of vehicles used and their parking requirements; ix. The number of vehicle trips generated; 3-2 Berry/University Form-Based Code Fort Worth, Texas January 23, 2017 Permitted Uses LAND USE PROVISIONS C. Key to the Allowed Use Table 1. Permitted Uses (P) A “P” in a cell indicates that a use is allowed by-right in the respective zoning district. Permitted uses are subject to all other applicable regulations of this Code and the Zoning Ordinance. A “P*” in any cell means that supplemental use standards apply. The specific section number of the standard is noted in the right-hand column, titled “Supplemental Use Standards.” 2. Special Exception Required (SE) An “SE” in a cell indicates that a use is allowed only if reviewed and approved as a special exception use, in accordance with the review procedures of Chapter 3, Article 3 of the Zoning Code. An “SE*” in any cell means that supplemental standards use also apply. The specific section number of the standard is noted in the right-hand column, titled “Supplemental Use Standards.” 3. Uses Not Allowed A "--" indicates that a use is not allowed in the respective district. January 23, 2017 Berry/University Form-Based Code Fort Worth, Texas 3-3 LAND USE PROVISIONS Permitted Uses Sec. 3.1.2. Allowed Use Table BURA- BURX- BUCX- BUSH- BUIX- BUCIV One-family detached dwelling P -- -- -- -- -- One-family detached dwelling with secondary dwelling unit P* -- -- -- -- -- Two-family detached P -- -- -- -- -- Duplex/two-family attached dwelling P -- -- -- -- -- One-family attached (townhouse, rowhouse) P P P -- P -- Multifamily dwelling (up to 8 units) P P P P P -- Multifamily dwelling (9+ units) -- P P P P -- One dwelling unit (when part of a business or civic use) -- -- P P P P Boarding House -- -- -- -- -- -- Community Home P* P* P* P* P* -- § 5.110 (Zoning Code) Group Home I P* P* P* P* -- -- § 5.115 (Zoning Code) Group Home II -- P* P* P* -- -- § 5.115 (Zoning Code) Halfway House -- -- -- -- -- -- Shelter -- -- -- -- -- -- -- -- -- -- P -- Day Care Center (Child or Adult) SE* SE* P P P P School, Elementary or Secondary (Public) P P P -- P P School, Elementary or Secondary (Private) -- -- P -- P P Business College or Commercial School -- -- P P P -- Animal Shelter -- -- -- -- -- -- Correctional Facility -- -- -- -- -- -- Government Maintenance Facility -- -- -- -- -- -- Residential Uses Supplemental Use Standards Household Living Sec. 3.2.1 Group Living Public and Civic Uses Education College or University § 5.111 (Zoning Code) Government P = Permitted, P* = Permitted w/ Special Standards, SE = Special Exception, SE* = Special Exception w/ Special Standards, -- = Not Permitted 3-4 Berry/University Form-Based Code Fort Worth, Texas January 23, 2017 Permitted Uses LAND USE PROVISIONS BURA- BURX- BUCX- BUSH- BUIX- BUCIV Supplemental Use Standards Government Office Facility -- P* P P P P Sec. 3.2.3 Governmental Vehicle Storage/ Junkyard -- -- -- -- -- -- Museum, Library or Fine Art Center -- -- P P P P Probation or Parole Office -- -- P* P* -- -- Ambulance Dispatch Station -- -- P -- P P Assisted Living Facility -- -- P -- -- -- Blood Bank -- -- P P P -- Care Facility -- -- P -- -- -- Health Services Facility, including Doctor's or Medical Office -- P* P P P -- Hospice -- -- P P P -- Hospital -- -- -- -- P P Massage Therapy and Spa -- P* P P P -- Nursing Home (with Full Medical Services) -- -- P P P -- Center, Community Recreation or Welfare -- -- P P P -- Center, Community recreation or Welfare (private or non-profit) -- -- P P P -- Country Club (private) -- -- -- -- -- -- Country Club (public) -- -- -- -- -- -- Golf Course -- -- -- -- -- -- Golf Driving Range -- -- -- -- -- -- Park or Playground (public or private) P P P P P P Place of Worship P P P P P P Place of Worship Auxiliary Use P P P P P P Government § 5.127 (Zoning Code) Health Care Facilities Sec. 3.2.3 Sec. 3.2.3 Recreation Religious P = Permitted, P* = Permitted w/ Special Standards, SE = Special Exception, SE* = Special Exception w/ Special Standards, -- = Not Permitted January 23, 2017 Berry/University Form-Based Code Fort Worth, Texas 3-5 LAND USE PROVISIONS Permitted Uses BURA- BURX- BUCX- BUSH- BUIX- BUCIV Electric Power Substation -- SE P P P P Gas Lift Compressor Station -- -- -- -- -- -- Gas Line Compressor Station -- -- -- -- -- -- Power Plant or Central Station Light -- -- -- -- SE -- Stealth Telecommunications Towers -- SE* SE* SE* SE* SE* § 5.137 (Zoning Code) Telecommunications Antenna (on structure) -- P* P* P* P* P* § 5.133 (Zoning Code) Telecommunications Tower -- SE* SE* SE* SE* SE* § 5.137 (Zoning Code) SE* SE* SE* SE* SE* SE* § 5.140 (Zoning Code) Wastewater (Sewage) Treatment Facility -- -- -- -- -- -- Water Supply, Treatment or Storage Facility -- SE SE SE SE SE Amusement, Indoor -- -- P P P -- Amusement, Outdoor -- -- -- -- -- -- Baseball, Softball Facility (commercial) -- -- -- -- -- -- Bar, Tavern, Cocktail Lounge; Club, Private or Teen -- -- P P P -- Circus -- -- -- -- -- -- Club, Commercial or Business -- -- P P P -- Drive-In Restaurant or Business -- -- P* -- -- -- Health or Recreation Club -- -- P P P -- Indoor Recreation -- -- P P P -- Lodge or Civic Club -- -- P P P -- Museum/Cultural Facility -- -- P P P -- Racing: Horse, Dog or Automotive -- -- -- -- -- -- Restaurant, Cafe, Cafeteria -- P* P P P -- Sexually Oriented Business -- -- -- -- -- -- Shooting or Weapons Firing Range -- -- -- -- -- -- Supplemental Use Standards Utilities Utility Transmission or Distribution Line Commercial Uses Entertainment and Eating Sec. 3.2.2 Sec. 3.2.3 P = Permitted, P* = Permitted w/ Special Standards, SE = Special Exception, SE* = Special Exception w/ Special Standards, -- = Not Permitted 3-6 Berry/University Form-Based Code Fort Worth, Texas January 23, 2017 Permitted Uses LAND USE PROVISIONS BURA- BURX- BUCX- BUSH- BUIX- BUCIV Stable, Commercial, Riding, Boarding or Rodeo Arena -- -- -- -- -- -- Swimming Pool, Commercial -- -- -- -- --- -- Theater, Drive-In -- -- -- -- -- -- Theater, Movie Theater or Auditorium -- -- P* P* P* -- § 5.138 (Zoning Code) SE* SE* P* P* P* -- § 5.106 (Zoning Code) Bed and Breakfast Inn -- -- P P P -- Hotel, Motel or Inn -- -- P P P -- Recreational Vehicle Park -- -- -- -- -- -- Bank, Financial Institution -- -- P P P -- Office -- P* P P P -- Antique Shop -- P* P P P -- Sec. 3.2.3 Appliance, Sales, Supply or Repair -- P* P P P -- Sec. 3.2.3 Bakery -- P* P P P -- Sec. 3.2.3 Barber or Beauty Shop -- P* P P P -- Sec. 3.2.3 Boat Rental or Sales -- -- -- -- -- -- Book, Stationary Stores or Newsstand -- P* P P P -- Sec. 3.2.3 Burglar Alarm Sales and Service -- P* P P P -- Sec. 3.2.3 Caterer or Wedding Service -- P* P P P -- Sec. 3.2.3 Clothing/Wearing Apparel Sales, New -- P* P P P -- Sec. 3.2.3 Clothing/Wearing Apparel Sales, Used -- P* P P P -- Sec. 3.2.3 Convenience Store -- P* P P P -- Sec. 3.2.3 Copy Store or Commercial Print Without Off-Set Printing -- P* P P P -- Sec. 3.2.3 Dance Studio -- P* P P P -- Sec. 3.2.3 Dressmaking, Custom; Millinery Shop -- P* P P P -- Sec. 3.2.3 Supplemental Use Standards Entertainment and Eating Lodging Bed and Breakfast Home Office Retail Sales and Service P = Permitted, P* = Permitted w/ Special Standards, SE = Special Exception, SE* = Special Exception w/ Special Standards, -- = Not Permitted January 23, 2017 Berry/University Form-Based Code Fort Worth, Texas 3-7 LAND USE PROVISIONS Permitted Uses BURA- BURX- BUCX- BUSH- BUIX- BUCIV Supplemental Use Standards Duplicating Services -- P* P P P -- Sec. 3.2.3 Farmer's Market -- -- P P P -- Feed Store, No Processing/Milling -- P* P P P -- Sec. 3.2.3 Firewood Sales -- -- P* P* P* -- § 5.113 (Zoning Code) Furniture Sales, New and Used (Office and Residential) in a Building -- P* P P P -- Sec. 3.2.3 Furniture Upholstery, Refinishing or Resale -- P* P P P -- Sec. 3.2.3 General Merchandise Store -- P* P P P -- Sec. 3.2.3 Greenhouse or Plant Nursery -- P* P P P -- Sec. 3.2.3 Grocery Store, Meat Market -- P* P P P -- Sec. 3.2.3 Gunsmithing, Repair or Sales -- -- P P P -- Home Improvement Sales -- P* P P P -- Sec. 3.2.3 Interior Decorating -- P* P P P -- Sec. 3.2.3 Kennel -- -- -- -- -- -- Large Retail Store -- -- P P P -- Laundry or Dry Cleaning Collection Office -- P* P P P -- Sec. 3.2.3 Laundry, Dry Cleaning or Washeteria -- P* P P P -- Sec. 3.2.3 Leather Goods Shop -- P* P P P -- Sec. 3.2.3 Liquor or Package Store -- -- P P P -- Locksmith -- P* P P P -- Sec. 3.2.3 Medical Supplies/Equipment Sales -- P* P P P -- Sec. 3.2.3 Mini-Warehouse -- -- -- -- -- -- Mortuary or Funeral Home -- -- -- -- -- -- Newspaper Distribution Center -- -- -- -- -- Optician -- P* P P P -- Sec. 3.2.3 Pawn Shop -- -- P* P* -- -- § 5.125 (Zoning Code) Pharmacy (Drug Store) -- P* P P P -- Sec. 3.2.3 Photograph, Portrait/Camera Shop or Photo Finishing -- P* P P P -- Sec. 3.2.3 Recording Studio -- P* P* P* P* -- § 5.128 (Zoning Code) Sec. 3.2.3 Retail Sales, General -- P* P P P -- Retail Sales and Service P = Permitted, P* = Permitted w/ Special Standards, SE = Special Exception, SE* = Special Exception w/ Special Standards, -- = Not Permitted 3-8 Berry/University Form-Based Code Fort Worth, Texas January 23, 2017 Permitted Uses LAND USE PROVISIONS BURA- BURX- BUCX- BUSH- BUIX- BUCIV Supplemental Use Standards Saddle or Harness, Repair or Sales -- P* P P P -- Sec. 3.2.3 Shoe Shine Shop -- P* P P P -- Sec. 3.2.3 Studio, Art or Photography -- P* P P P -- Sec. 3.2.3 Tailor, Clothing or Apparel Shop -- P* P P P -- Sec. 3.2.3 Tattoo Parlor -- -- P P P -- Taxidermist Shop -- -- P P P -- Veterinary Clinic, indoor -- -- P* P* P* -- Veterinary Clinic, outdoor -- -- -- -- -- -- Auto Parts Supply, Retail -- -- P P -- -- Automotive Repair; Paint and Body Shop -- -- P* -- -- -- Car Wash, Full or Self-Service -- -- -- -- -- -- Gasoline Sales -- -- SE -- -- -- Mobile Home or Manufactured Housing Sales -- -- -- -- -- -- Recreational Vehicle (RV) Sales/ Service -- -- -- -- -- -- Service Station -- -- SE -- -- -- Towing Yard w/ Office -- -- -- -- -- -- Truck Stop w/ Fuel and Accessory Services -- -- -- -- -- -- Vehicle Junkyard -- -- -- -- -- -- Vehicle Sales or Rental; Including Automobiles, Motorcycles, Boats or Trailers -- -- -- -- -- -- Vehicle Steam Cleaning -- -- -- -- -- -- Retail Sales and Service § 5.142 (Zoning Code) Vehicle Sales and Service § 5.104 (Zoning Code) P = Permitted, P* = Permitted w/ Special Standards, SE = Special Exception, SE* = Special Exception w/ Special Standards, -- = Not Permitted January 23, 2017 Berry/University Form-Based Code Fort Worth, Texas 3-9 LAND USE PROVISIONS Permitted Uses BURA- BURX- BUCX- BUSH- BUIX- BUCIV Assaying -- -- -- -- -- -- Assembly of Pre-Manufactured Parts, Except for Vehicles, Trailers, Airplanes or Mobile Homes -- -- -- -- -- -- Bottling Works, Milk or Soft Drinks -- -- -- -- -- -- Brewery, Distillery or Winery -- -- P P -- -- Carpet and Rug Cleaning -- -- -- -- -- -- Chicken Battery or Brooder -- -- -- -- -- -- Coal, Coke or Wood Yard -- -- -- -- -- -- Cottage Manufacturing Uses -- P* P P -- -- Crematorium -- -- -- -- -- -- Electroplating -- -- -- -- -- -- Fabricating of Manufactured Housing, Temporary or Office Building -- -- -- -- -- -- Food Processing (no slaughtering) -- -- P P -- -- Furniture Sales, w/ Outside Storage/ Display (new/used) -- -- -- -- -- -- Galvanizing, Small Utensils -- -- -- -- -- -- Machine Shops -- --- -- -- -- -- Manufacture of Artificial Flowers, Ornaments, Awnings, Tents, Bags, Cleaning/Polishing Preparations, Boats Under 28' -- -- -- -- -- -- Manufacture of Aluminum, Brass or Others Metals or from Bone, Paper, Rubber, leather -- -- -- -- -- -- Manufactured Home/RV Repair -- -- -- -- -- -- Monument/Marble Works, Finishing and Carving Only -- -- P P -- -- Monument Works, Stone -- -- P P -- -- Outdoor Sales and Storage -- -- -- -- -- -- Paint Mixing or Spraying -- -- -- -- -- -- Paper Box Manufacture -- -- -- -- -- -- Light Industrial Uses Supplemental Use Standards Light Industrial Services Sec. 3.2.3 P = Permitted, P* = Permitted w/ Special Standards, SE = Special Exception, SE* = Special Exception w/ Special Standards, -- = Not Permitted 3-10 Berry/University Form-Based Code Fort Worth, Texas January 23, 2017 Permitted Uses LAND USE PROVISIONS BURA- BURX- BUCX- BUSH- BUIX- BUCIV Pattern Shop -- -- -- -- -- -- Printing, Lithographing, BookBinding, Newspapers or Publishing -- -- P P P -- Rubber Stamping, Shearing/ Punching -- -- -- -- -- -- Rubber Stamp Manufacture -- -- -- -- -- -- Sheet Metal Shop -- -- -- -- -- -- Warehouse or Bulk Storage -- -- -- -- -- -- Welding Shop, Custom Work (not structural) -- -- P P -- -- Yards, Contractors, Lumber or Storage, Automobiles, Storage Yards, Building Materials -- -- -- -- -- -- -- -- -- -- -- -- Airport, Aviation Field, Helistop or Landing Area -- -- -- -- -- -- Passenger Station -- -- P -- -- -- Railroad Freight or Classification Yard -- -- -- -- -- -- Railroad Roundhouse or Railroad Car Repair Shop -- -- -- -- -- -- Railroad Tracks, Team, Spur or Storage -- -- -- -- -- -- Terminal: Truck, Freight, Rail or Water -- -- -- -- -- -- Landfill, Recycling Center, Household Hazardous Waste or Waste Tire Facility -- -- -- -- -- -- Pet Cemetery -- -- -- -- -- -- Recycling Collection Facility -- -- SE* -- -- -- Salvage Yard (other than automotive) -- -- -- -- -- -- Supplemental Use Standards Light Industrial Services Heavy Industrial Uses Heavy Industrial Manufacturing Transportation Waste Related § 5.130 (Zoning Code) P = Permitted, P* = Permitted w/ Special Standards, SE = Special Exception, SE* = Special Exception w/ Special Standards, -- = Not Permitted January 23, 2017 Berry/University Form-Based Code Fort Worth, Texas 3-11 LAND USE PROVISIONS Permitted Uses BURA- BURX- BUCX- BUSH- BUIX- BUCIV Wholesale: Bakery, Produce Market or Wholesale House -- -- -- -- -- -- Wholesale Office or Sample Room -- -- -- -- -- -- Agricultural Uses -- -- -- -- -- -- Community Garden P P P P P P Fresh Water Fracture Ponds and Production -- -- -- -- -- -- Gas Drilling and Production P* P* P* P* P* P* Oil Drilling and Production -- -- -- -- -- -- Stockyards or Feeding Pens (commercial) -- -- -- -- -- -- Urban Agriculture P* P* P* P* P* P* Accessory Use or Building P P P P P P Home Occupation P* P* P* P* P* -- § 5.116A (Zoning Code) Outdoor Display -- P* P* P* P* -- Sec. 4.5.2 Outdoor Storage -- -- -- -- -- -- Satellite Antenna (dish) P P P P P P Stable, Stockyards or Feeding Pens (noncommercial) -- -- -- -- -- -- Solar Energy Equipment P P P P P P Wind Energy Equipment P P P P P P Rain Water Harvesting Equipment P P P P P P Utility Equipment (includes electrical transformers, gas meters, etc.) P P P P P P Amusement, Outdoor -- SE* SE* SE* SE* SE* Batch Plant, Concrete or Asphalt -- -- -- -- -- -- Garage or Other Occasional Sale P* P* P P P -- Model Home -- -- -- -- -- -- Residence for Security Purposes -- -- -- -- -- -- Supplemental Use Standards Wholesale Trade Other Uses Agriculture Ch. 15, Gas City Code § 5.146 (Zoning Code) Accessory Uses Temporary Uses § 5.400 (Zoning Code) § 5.402 (Zoning Code) P = Permitted, P* = Permitted w/ Special Standards, SE = Special Exception, SE* = Special Exception w/ Special Standards, -- = Not Permitted 3-12 Berry/University Form-Based Code Fort Worth, Texas January 23, 2017 Use Standards LAND USE PROVISIONS BURA- BURX- BUCX- BUSH- BUIX- BUCIV Trailer, Portable, Sales, Construction or Storage -- -- -- -- -- -- Vendor, Food, Mobile Food Court -- -- P* P* -- -- Sec. 3.2.4 Vendor, Merchandise -- -- P* P* -- -- Sec. 3.2.4 Vendor, Transient -- -- P* P* -- -- Sec. 3.2.4 Supplemental Use Standards Temporary Uses P = Permitted, P* = Permitted w/ Special Standards, SE = Special Exception, SE* = Special Exception w/ Special Standards, -- = Not Permitted Div. 3.2. Use Standards Sec. 3.2.1. Secondary Dwelling Unit A. General 1. The main dwelling unit must exist on the lot or will be constructed in conjunction with the secondary dwelling unit. 2. No more than one secondary dwelling unit per lot is allowed. B. Living Area No more than one person per 250 square feet of living area can occupy the secondary dwelling unit. C. Size The maximum size cannot exceed 33% of the main dwelling unit’s square footage or 1,000 square feet, whichever is less. D. Parking B. Where allowed, vehicles using drive-in or drivethru facilities may not encroach on or interfere with the public use of streets and sidewalks by vehicles or pedestrians. C. All drive-thru areas, including but not limited to menu boards, stacking lanes, trash receptacles, ordering box, drive up windows, and other objects associated with the drive-thru, must be located to the side or rear of the building. Drive-thru windows and lanes may not be placed between a public street (not including an alley) and the associated building. Sec. 3.2.3. Nonresidential Uses in BU-RX A. Must be located within a residential building, cannot be located in a standalone building; B. Must be located on the ground floor; and C. The total amount of nonresidential floor area per building cannot exceed 2,000 square feet. Additional on-site parking spaces may be required for a secondary dwelling unit under Sec. 4.1.3.A. Sec. 3.2.2. Drive-In Restaurant or Business A. Adequate space must be made available on-site for the stacking, storage and queuing of vehicles. January 23, 2017 Berry/University Form-Based Code Fort Worth, Texas 3-13 LAND USE PROVISIONS Use Standards Sec. 3.2.4. Mobile Vendors The requirements of § 5.406 of the Zoning Code apply, except as listed below: A. § 5.406.C.3. B. § 5.406.C.4. C. § 5.406.C.13. D. § 5.406.D.1. E. § 5.406.D.2. F. § 5.406.F.1.e. is replaced as follows: Restrooms must be provided within the boundaries of the Mobile Vendor Food Court. At least 1 restroom must be provided for each Mobile Vending Unit. G. § 5.406.F.2. H. § 5.406.F.3. I. § 5.406.F.5. J. § 5.406.F.6. K. § 5.406.F.7. 3-14 Berry/University Form-Based Code Fort Worth, Texas January 23, 2017 Contents SITE STANDARDS Article 4. SITE STANDARDS Div. 4.1. Parking and Access.................................. 4-2 Sec. 4.1.1. Vehicular Access 4-2 Sec. 4.1.2. Pedestrian Access 4-3 Sec. 4.1.3. Vehicle Parking 4-3 Sec. 4.1.4. Location of Vehicle Parking 4-4 Sec. 4.1.5. Parking Setbacks 4-4 Sec. 4.1.6. Bicycle Parking 4-5 Sec. 4.1.7. Vehicle Loading 4-5 Div. 4.5. Outdoor Display and Storage ............ 4-27 Sec. 4.5.1. Applicability 4-27 Sec. 4.5.2. Outdoor Display 4-27 Sec. 4.5.3. Outdoor Storage 4-27 Div. 4.2. Landscaping.............................................4-6 Sec. 4.2.1. Buffers 4-6 Sec. 4.2.2. Parking Lots 4-7 Sec. 4.2.3. Plant Material 4-8 Sec. 4.2.4. Screening 4-9 Sec. 4.2.5. Walls and Fences 4-10 Div. 4.3. Site Lighting ............................................4-11 Sec. 4.3.1. Applicability 4-11 Sec. 4.3.2. Lighting Standards 4-11 Div. 4.4. Signs......................................................... 4-14 Sec. 4.4.1. Applicability 4-14 Sec. 4.4.2. Sign Allowed By District 4-14 Sec. 4.4.3. Sign Allocation 4-14 Sec. 4.4.4. A-Frame Sign 4-16 Sec. 4.4.5. Awning Sign 4-17 Sec. 4.4.6. Canopy Sign 4-18 Sec. 4.4.7. Crown Sign 4-19 Sec. 4.4.8. Monument Sign 4-20 Sec. 4.4.9. Projecting Sign 4-21 Sec. 4.4.10. Shingle Sign 4-22 Sec. 4.4.11. Wall Sign 4-23 Sec. 4.4.12. Window Sign 4-24 Sec. 4.4.13. Illumination 4-25 January 23, 2017 Berry/University Form-Based Code Fort Worth, Texas 4-1 SITE STANDARDS Parking and Access Div. 4.1. Parking and Access 2. BU-RX Sec. 4.1.1. Vehicular Access A. General 1. Primary street curb-cuts are not permitted except where there is no platted or improved alley to provide access. 2. Where a platted or improved alley exists, all primary street curb-cuts must be eliminated and access taken from the alley or side street at the time of construction. 3. In the absence of an alley, the side street must be used for vehicular access. B. Alley Improvements Alleys must be improved to meet the following minimum requirements. Paving surfaces must meet all Transportation and Public Works Department standards. 1. BU-RA 3. All Other Districts Tracks can be utilized but behind the subject property the alley must be paved for the full 12 feet. 4-2 Berry/University Form-Based Code Fort Worth, Texas January 23, 2017 Parking and Access SITE STANDARDS Sec. 4.1.2. Pedestrian Access B. Residential in a Mixed Use Building A. Access Applies to residential in a mixed use building where office, entertainment and eating, and retail sales and service combined constitute 10% or more of the building’s gross floor area. All development must provide safe, direct and convenient pedestrian access connecting public streets and parking lots to primary building entrances, and to all other uses in the development that allow for public access. Not within 250' of One or Two Family zoned property B. Pedestrian Facilities 1. Pedestrian access must consist of an accessible, easily discernible, well-lit, and ADA compliant walkway a minimum of 5 feet in width. Within 250' of One or Two Family zoned property Minimum Maximum None required see Sec. 4.1.3.A see see Sec. 4.1.3.A Sec. 4.1.3.A C. Nonresidential Requirement as a percentage of standard in §. 6.201.B (Zoning Code) 2. The pedestrian access surface located on private property must be paved with fixed, nonslip semi-pervious or impervious materials. 3. Pedestrian access routes between buildings and parking areas must be physically separated from drive aisles, except when crossing a drive aisle. 4. Where a pedestrian walkway crosses a drive aisle, the walkway must have a continuous surface treatment across the drive aisle. Minimum Maximum Not within 250' of One or Two Family zoned property None required 100% Within 250' of One or Two Family zoned property 75% 100% Within 250' of One or Two Family zoned property and within 1,320' of a rail transit station 50% 100% Sec. 4.1.3. Vehicle Parking Vehicle parking spaces must be provided in accordance with the following tables. In determining the required number of parking spaces, fractional spaces are rounded to the nearest whole number, with one-half or more counted as an additional space. A. Residential Within 1,320' of a rail transit station (min) Not within 1,320' of a rail transit station (min) Max 0 to 1 bedroom .5/unit 1/unit 1/unit 2 bedrooms 1/unit 1.5/unit 2/unit 3 bedrooms 1.5/unit 2/unit 3/unit 4+ bedrooms 2/unit 2.5/unit 4/unit Guest parking (multifamily 9+ units) none .125/unit .25/unit Secondary dwelling unit none 1/unit 1/unit January 23, 2017 Berry/University Form-Based Code Fort Worth, Texas 4-3 SITE STANDARDS Parking and Access Sec. 4.1.4. Location of Vehicle Parking Sec. 4.1.5. Parking Setbacks Required vehicle parking must be located on the same lot as the use they are intended to serve, except as listed below. A. All parking spaces must be located behind the parking setback line (surface and structured). In almost all cases, this will prohibit parking between the building and the street. Parking below and covered by the ground may encroach into a required parking setback but cannot extend into a required easement or the right-of-way. A. On-Street Parking 1. One on-street parking space may be substituted for every required parking space, provided the on-street space is located on a public right-of-way immediately abutting the subject property. On-street parking spaces do not count towards the parking maximum. 2. Each on-street parking space may only be counted for one property. Where a space straddles an extension of a property line, the space may only be counted by the owner whose property abuts 50% or more of the onstreet parking space. B. The parking setback applies to ground stories only, except for lots with frontage on Berry Street or University Drive. C. For lots with frontage on Berry Street or University Drive, the parking setback applies to both ground and upper stories. D. Parking setbacks are measured from the right-ofway. Berry St./University Dr. Setback ROW 1. All required parking spaces, except required accessible spaces, can be located off site if the remote parking area is located within 500 feet from the primary entrance of the use served. CUrb Line B. Remote Parking 2. Up to 50% of the required parking spaces may be located more than 500 feet off site, if the parking area is located within 1,320 feet from the primary entrance of the use served. Required Parking Setback ROW 4. The off-site parking area is measured in walking distance from the nearest point of the remote parking area to the primary entrance of the use served. Sidewalk CUrb Line 3. All remote parking spaces used to meet an Street off-street parking requirement must be located within the boundaries of the University Berry Form District. Remote parking lots are not allowed in an RA- District. All Other Streets Street Setback 5. All remote parking must have a City-approved remote parking agreement as part of the approved site plan. Sidewalk Required Parking Setback 4-4 Berry/University Form-Based Code Fort Worth, Texas January 23, 2017 Parking and Access SITE STANDARDS E. Residential Garages 1. Residential garages must be placed entirely to the rear of the unit and be rear-accessed. The garage can be attached or detached. 2. All garage doors must face the rear alley or easement. 4. Loading areas may not be placed between a public street (not including an alley) and the associated building. 5. No loading area is permitted within 50 feet of a ground floor residential use (measured from the residential lot line to the closest point of the loading area). Sec. 4.1.6. Bicycle Parking See § 6.204 of the Zoning Code. Sec. 4.1.7. Vehicle Loading A. Applicability If determined necessary by the FBC Administrator, adequate space must be made available on-site for the unloading and loading of goods, materials, items or stock for delivery and shipping, otherwise on-site loading space is not required. B. Location If a loading area is provided or required, it must meet the following. 1. With the exception of areas specifically designated by the City, loading and unloading activities are not permitted in a public street, not including an alley. 2. Loading and unloading activities may not encroach on or interfere with the use of sidewalks, drive aisles, stacking areas and parking areas by vehicles, bicycles or pedestrians. 3. Loading areas must be located to the rear of buildings. January 23, 2017 Berry/University Form-Based Code Fort Worth, Texas 4-5 SITE STANDARDS Landscaping Div. 4.2. Landscaping B. Planting Requirements 1. Trees Sec. 4.2.1. Buffers A. Buffers Required One of the following buffer options is required along any perimeter lot line that abuts a protected district. Property separated by an alley is not considered abutting. Trees planted to meet a buffer requirement must be distributed so that there are no horizontal gaps between trees greater than 30 feet, measured along the property line. 2. Shrubs Pr ot ec te d D is tr ic t a. Shrubs planted to meet a buffer requirement must be chosen from the approved native plant list found in §6.301, Table A, Recommended List of Native Plants for Landscape Use in North Central Texas. 10 0’ b. All shrubs must be a minimum of 2 feet tall when planted. 1 c. 75% of all shrubs planted to meet the buffer requirements must be evergreen. Pr ot ec te d 0’ 1 e p Ty D is tr ic t 6’8’ 3. Walls A wall installed to meet a buffer requirement must be opaque and be constructed of decorative block, brick, stone, cast-stone, splitfaced block, stucco over standard concrete masonry blocks or glass block. 10 0’ 6’- 8’ pe Ty 6’ 2 4-6 Buffer Type 1 Type 2 Depth 10' min 6' min Wall Height Optional 8' max Required 6' min 8' max Fence Height Required 6' min 8' max Optional 8' max Large canopy trees (per 100') 4 min 4 min Small or medium canopy trees (per 100') 3 min 3 min Shrubs (per 100') 30 min 30 min Berry/University Form-Based Code Fort Worth, Texas 4. Fences A fence installed to meet a buffer requirement must be opaque and be constructed of wood or composite material. January 23, 2017 Landscaping SITE STANDARDS Sec. 4.2.2. Parking Lots C. Location 1. A required buffer must be located within the outer perimeter of the lot, parallel to and extending to the property boundary line. A required buffer must be provided along the entire frontage immediately abutting the protected district. A. Applicability Parking lot landscaping is required for all on-site vehicle parking areas with more than 10 spaces. Multiple platted lots contained on a single site plan, under one owner or development entity, and any separate parking areas connected with drive aisles are considered a single parking area. e Li n ty t tr ic is ro p er ic tr P is D D te d d te N o n -p ro t te c c te ro P Median Island et re St 5 Sp (m ac ax es ) ge ta n o Fr 4 s w o R ) ax (m o Fr et re St 3. The buffer is not permitted within an easement. The required buffer must abut the easement. D. Encroachments 1. The parking of vehicles and the placement of buildings, signs or structures, except for walls, fences and landscaping, are not allowed in a required buffer. 2. Breaks for pedestrian, bicycle and vehicle access are allowed. Driveways or walkways must cross a buffer at or near a perpendicular angle as practical. Perimeter Planting n ta ge 2. A required buffer may not be located on any portion of an existing, dedicated or reserved right-of-way. Interior Island B. Interior Islands 1. A landscape interior island must be provided every 5 parking spaces and at the end of every parking row. Intervals may only be modified in order to preserve existing trees. Interior islands must be distributed evenly throughout the parking area. 2. An interior island abutting a single row of parking spaces must be a minimum of 13.5 feet in width and 200 square feet in area, extending for the full length of the abutting parking spaces. This island must include 1 large canopy tree. 3. An interior island abutting a double row of parking spaces must be a minimum of 13.5 feet in width and 400 square feet in area, extending for the full length of the abutting parking spaces. This island must include 2 large canopy trees. January 23, 2017 Berry/University Form-Based Code Fort Worth, Texas 4-7 SITE STANDARDS Landscaping C. Median Islands 2. Perimeter Planting with Wall 1. A landscape median island must be provided between every 4 single rows of parking. Intervals may only be modified in order to preserve existing trees. A minimum 4-foot wide landscape strip with a 3-foot high wall. 2. To accommodate green infrastructure, any landscape median island must be a minimum of 6 feet wide. A landscape median island with a pedestrian walkway must be a minimum of 12 feet wide. D. Perimeter Planting 1. Perimeter Planting with Shrubs a. A minimum 6-foot wide landscape strip planted with 3-foot high continuous row of shrubs. 4’ One of the following perimeter screens is required along the outer perimeter of all parking areas (of any size) abutting a public or private street (not including an alley), excluding breaks for pedestrians, bicycles and driveways. 3’ E. Curbing Curbing must have openings to allow drainage to enter and percolate through landscaped areas. Sec. 4.2.3. Plant Material A. General Provisions 1. Plant materials must be able to survive on natural rainfall once established with no loss of health. 2. No artificial plants, trees, or other vegetation may be installed as required landscaping. 3’ 6’ b. All required shrubs must be of a species that under typical conditions are expected to reach a minimum height and spread of 3 feet within 3 years of planting. All shrubs must be a minimum of 2 feet tall when planted. c. All required shrubs must form at least one continuous row of shrubs. 4-8 Berry/University Form-Based Code Fort Worth, Texas 3. Required landscaping must be installed for full root contact with the surrounding subgrade. Planters planted on paved surfaces are not permitted. 4. Shrubs cannot be planted within the critical root zone of any tree. B. Large Canopy Trees 1. Large canopy trees must be selected § 6.302 Table F. Preferred Tree List. 2. Large canopy trees planted to meet the landscaping requirements must have a minimum caliper of 3 inches and have a 6-foot clear trunk before branching. January 23, 2017 Landscaping SITE STANDARDS C. Small and Medium Canopy Trees B. Wall-Mounted Equipment 1. Small and medium canopy trees must be selected from § 6.302 Table F. Preferred Tree List, except Crepe Myrtles are not allowed. 1. When feasible, wall-mounted equipment, not including antennas, must be located on nonstreet facing building facades or structures. 2. Small and medium canopy single-stem trees planted to meet the landscaping requirements must have a minimum caliper of 2 inches and have a 5-foot clear trunk before branching. 2. Wall-mounted equipment, not including antennas, located on any building facade or structure that is visible from a public street (not including an alley) must be fully screened by landscaping or an opaque wall or fence that is compatible with the principal building in terms of texture, quality, material and color. 3. Small and medium canopy multi-stem trees planted to meet the landscaping requirements must have a minimum caliper of 2½ inches and have a 5-foot clear trunk before branching. Sec. 4.2.4. Screening Required Screening A. Service Areas 1. Trash and recycling collection and other similar service areas must be located to the rear of buildings. 2. Trash and recycling collection and other similar service areas must be screened on 3 sides by a wall a minimum 6 feet in height or to the top of the equipment, whichever is higher up to 8 feet maximum and on the 4th side by a solid gate at a minimum of 6 feet in height. 6’ Public Street 3. Screening must be of a height equal to the height of the mechanical equipment being screened. C. Ground-Mounted Equipment 1. When feasible, all ground-mounted mechanical equipment must be located to the rear and side of buildings. 2. Ground-mounted mechanical equipment that is visible from a public street (not including an alley) must be fully screened by landscaping or an opaque wall or fence that is compatible with the principal building in terms of texture, quality, material and color. 3. Trash and recycling collection and other similar service areas must be located on a concrete base. 4. The gate and wall must be maintained in good working order and must remain closed except when trash pick-ups occur. January 23, 2017 Required Screening Public Street Berry/University Form-Based Code Fort Worth, Texas 4-9 SITE STANDARDS Landscaping 3. Screening must be of a height equal to or greater than the height of the mechanical equipment being screened. D. Roof-Mounted Equipment 1. Roof-mounted equipment must be set back at least 10 feet from the edge of the roof and screened from ground level view from abutting property or abutting public street (not including an alley). 2. New buildings must provide a parapet wall up to 6 feet in height or other architectural element that is compatible with the principal building in terms of texture, quality, material and color that fully screens roof-mounted equipment from ground level view. Required Screening 10’ 2. Fences must be constructed of high quality materials including; wrought iron; composite fencing; aluminum; metal; or other material approved by the FBC Administrator. 3. No wall or fence may be constructed of tires, junk, or other discarded materials. 4. Chain-link fence, barbed wire or concertina wire is prohibited. B. Location 1. Walls and fences may be located on the lot line, except for the following: a. In BU-RA, a wall or fence must be set back at least 5 feet from a rear lot line that abuts a public alley. b. In BU-IX, a wall or fence may not be located in the Berry Street primary street yard. 2. No wall or fence may be located within any required easement. 3. The finished face of all walls and fences must be located toward the abutting property. Public Street 3. For buildings with no or low parapet walls, roof-mounted equipment must be screened on all sides by an opaque screen compatible with the principal building in terms of texture, quality, material and color. Sec. 4.2.5. Walls and Fences A. Materials 1. Walls must be constructed of high quality materials including decorative blocks, brick, stone, cast-stone, split-faced block, stucco over standard concrete masonry blocks, glass block; or other material approved by the FBC Administrator. 4-10 Berry/University Form-Based Code Fort Worth, Texas 4. For walls and fences located outside of a required buffer, the maximum length of a continuous, unbroken and uninterrupted fence or wall plane is 50 feet. Breaks must be provided through the use of columns, landscaped areas, transparent sections or a change in material. C. Height 1. A wall or fence located in an interior side yard or rear yard may be no more than 6 feet in height, unless used as part of a required buffer. 2. A wall or fence located in a primary street or side street yard may be no more than 4 feet in height. 3. Wall or fence height is measured from the subject property grade to the highest point of the wall or fence. January 23, 2017 Site Lighting SITE STANDARDS Div. 4.3. Site Lighting Sec. 4.3.1. Applicability A. New Fixtures All lighting fixtures installed after the effective date of this Code must conform to all applicable standards and requirements of this Division. B. Existing Fixtures 1. Routine maintenance, including changing the lamp, ballast, starter, photo control, fixture housing, lens and other required components, is allowed for all existing fixtures. 2. The installation of site lighting, replacement of site lighting and changes to existing light fixture wattage, type of fixture, mounting or fixture location must be made in compliance with this Division. C. Design and Installation 1. The maximum light level of any light fixture cannot exceed 0.5 footcandles measured at the property line of any protected district and 2.0 footcandles measured at the right-of-way line of a street. 2. Lighting must not be oriented onto adjacent properties, streets or sidewalks. 3. Service connections for all freestanding lighting fixtures must be installed underground. D. Parking and Pedestrian Areas 1. Light fixtures within vehicle parking areas may be no higher than 30 feet. 2. Light fixtures within pedestrian areas may be no higher than 15 feet. Sec. 4.3.2. Lighting Standards 30’ max A. Light Level Measuring 15’ max 1. Light levels are specified, calculated and measured in footcandles. All footcandles values are maintained footcandles. 2. Measurements are to be made at ground level, with the light-registering portion of the meter held parallel to the ground pointing up. B. Prohibited Sources The following light fixtures and sources cannot be used: 3. Light fixtures located within 50 feet of the property line of a protected district may be no higher than 15 feet. 1. Cobra-head-type fixtures having dished or drop lenses or refractors, which contain sources that are not incandescent; 4. Light fixtures within 25 feet of a street right-ofway (not including an alley) must be forward throw fixtures. 2. Temporary searchlights and other high-intensity narrow-beam fixtures; and 5. All light fixtures must be full cutoff, except as listed in paragraph 6. below. 3. Light sources that lack color correction or do not allow for uniform site lighting. O January 23, 2017 P Berry/University Form-Based Code Fort Worth, Texas 4-11 SITE STANDARDS Site Lighting 6. Non-cutoff (unshielded) fixtures can be used when the maximum initial lumens generated by each fixture is less than 9,500 initial lamp lumens. These fixtures generally feature globes or vertical glass planes and must be coated with an internal white frosting to diffuse light. F. Vehicular Canopies Lighting under vehicular canopies must be less than 24 maintained footcandles and be designed to prevent glare off-site. Acceptable lighting designs include the following: 1. Recessed Recessed fixture incorporating a lens cover that is either recessed or flush with the bottom surface of the canopy; E. Flood Lights and Flood Lamps 1. Flood light fixtures must either be aimed down at least 45 degrees from vertical or the front of the fixture shielded so that no portion of the light bulb extends below the bottom edge of the shield. >45 o 2. Any flood light fixture located within 50 feet of a street right-of-way must be mounted and aimed perpendicular to the right-of-way, with a side-to-side horizontal aiming tolerance not to exceed 15 degrees. <15 o <15 o 2. Shielded Light fixture incorporating shields or is shielded by the edge of the canopy itself, so that light is restrained to 5 degrees or more below the horizontal plane; >5 o 3. Surface Mounted Surface mounted fixture incorporating a flat glass that provides a cutoff design or shielded light distribution; or Overhead View 3. All flood lamps emitting 1,000 or more lumens must be aimed at least 60 degrees down from horizontal or shielded so that the main beam is not visible from adjacent properties or the street right-of-way. >60o 4-12 Berry/University Form-Based Code Fort Worth, Texas January 23, 2017 Site Lighting SITE STANDARDS 4. Indirect Indirect lighting where light is beamed upward and then reflected down from the underside of the canopy, provided the fixture is shielded so that direct illumination is focused exclusively on the underside of the canopy. G. Building Lighting 1. Lighting fixtures must be selected, located, aimed and shielded so that direct illumination is focused exclusively on the building facade, plantings and other intended site features and away from adjoining properties and the street right-of-way. 2. All wall pack fixtures must be full cutoff fixtures. O P H. Only lighting used to accent architectural features, landscaping or art may be directed upward, provided that the fixture is located, aimed or shielded to minimize light spill into the night sky. January 23, 2017 Berry/University Form-Based Code Fort Worth, Texas 4-13 SITE STANDARDS Signs Div. 4.4. Signs Sec. 4.4.1. Applicability The sign requirements of Chapter 6, Article 4 of the Zoning Code apply, except as listed below: A. § 6.403.(f), Window Signs. B. § 6.408, Regulations Governing On-Premise Attached Signs in Commercial and Industrial Districts. C. § 6.409, Regulations Governing On-Premise Detached Signs in Commercial and Industrial Districts. D. § 6.410, Unified Sign Agreements for On-Premise Signs. Sec. 4.4.2. Sign Allowed By District Signs are allowed by district as set forth below. Specific requirements for each sign type are shown on the following pages. BU-RA BU-RX BU-CX BU-SH BU-IX BU-CIV Standards A-Frame Sign -- P P P P P Sec. 4.4.4 Awning Sign -- -- P P P P Sec. 4.4.5 Canopy Sign -- -- P P P P Sec. 4.4.6 Crown Sign -- -- P P P P Sec. 4.4.7 Monument Sign -- -- P P P P Sec. 4.4.8 Projecting Sign -- -- P P P P Sec. 4.4.9 Shingle Sign -- P P P P P Sec. 4.4.10 Wall Sign -- P P P P P Sec. 4.4.11 Window Sign -- -- P P P P Sec. 4.4.12 KEY: P = Sign allowed -- = Sign not allowed Sec. 4.4.3. Sign Allocation A. A-Frame Signs An A-frame sign cannot exceed 6 square feet in area and only one A-frame sign per ground floor tenant space is allowed. B. Awning Signs, Canopy Signs, Projecting Signs, Wall Signs 1. Awning signs, canopy signs, projecting signs and wall signs are allocated a combined sign area of 1.25 square foot of per linear foot of street-facing building facade, except in BU-RX. 4-14 Berry/University Form-Based Code Fort Worth, Texas January 23, 2017 Signs SITE STANDARDS 2. In BU-RX, a wall sign cannot exceed 9 square feet in area and only 1 wall sign (or shingle sign) is allowed per ground floor tenant space. C. Shingle Signs A shingle sign cannot exceed 12 square feet in area and only 1 shingle sign is allowed per ground floor tenant space. D. Crown Signs 1. No more than 2 crown signs are allowed per building and no more than 1 crown sign per building facade is allowed. 2. Crown signs cannot exceed a total sign area allocation of 80 square feet per street-facing building facade. E. Monument Signs 1. One monument sign is allowed per street frontage of the subject lot or site. A monument sign cannot exceed 64 square feet in area. 2. One additional monument sign is allowed for properties with 1,000 feet or more of street frontage. Where more than one monument sign is allowed, signs along the same street frontage of the subject lot or site must be spaced a minimum of 500 feet apart. F. Window Signs Window signs may occupy a maximum of 20% of the window area on each building facade. However, signs exceeding 10% of the window area will be included in the calculation of the maximum square footage of sign area for awning signs, canopy signs, projecting signs and wall signs. January 23, 2017 Berry/University Form-Based Code Fort Worth, Texas 4-15 SITE STANDARDS Signs Sec. 4.4.4. A-Frame Sign C A B Description Total Sign Area Allocation A movable sign not secured or attached to the ground or surface upon which it is located. 1 A-frame sign is allowed per ground floor tenant space. General Provisions Dimensions 1. An A-frame sign must be placed along a building facade with a customer entrance to a groundfloor tenant space. 2. An A-frame sign must be placed no more than 12 feet from the building facade. 3. An A-frame sign must be located at least 25 feet from any other A-frame sign. 4. A-frame signs must be removed and placed indoors at the close of each business day. 5. A-frame signs must not obstruct vehicular, bicycle, or pedestrian traffic and must comply with ADA clearance and accessibility. 6. An A-frame sign cannot be illuminated. 4-16 Berry/University Form-Based Code Fort Worth, Texas A Size of individual sign (max) 6 SF B Height (max) 3' C Width (max) 2' January 23, 2017 Signs SITE STANDARDS Sec. 4.4.5. Awning Sign Description Total Sign Area Allocation A sign where graphics or symbols are painted, sewn, or otherwise adhered to the awning material as an integrated part of the awning itself. 1.25 SF of sign area per linear foot of street-facing building facade or 30 SF if the frontage is less than 30 feet wide. This allocation includes area allocated for awning signs, canopy signs, projecting signs and wall signs. General Provisions 1. An awning sign cannot extend outside the awning. 2. Only awnings over ground story doors or windows may contain signs. 3. One sign is allowed per awning. A sign can be on either the front or side of the awning (but not on both). 4. An awning sign cannot be illuminated. January 23, 2017 Dimensions A Size of individual sign (max) B Height (max) 12 SF 2' Berry/University Form-Based Code Fort Worth, Texas 4-17 SITE STANDARDS Signs Sec. 4.4.6. Canopy Sign C B A D Description Total Sign Area Allocation A sign attached to a canopy so that the display surface is parallel to the plane of the front building facade. 1.25 SF of sign area per linear foot of street-facing building facade or 30 SF if the frontage is less than 30 feet wide. This allocation includes area allocated for awning signs, canopy signs, projecting signs and wall signs. General Provisions 1. A canopy sign cannot extend outside the overall length or width of the canopy. However, a canopy sign may extend above or below the canopy. 2. Only canopies over ground story doors or windows may contain signs. 3. A maximum of one sign is allowed per canopy. 4. A canopy sign can be externally and internally illuminated in accordance with Sec. 4.4.13. 4-18 Berry/University Form-Based Code Fort Worth, Texas Dimensions A Size of individual sign (max) 12 SF B Height (max) 2' C Depth (max) 8" D Clear height above sidewalk (min) 9' D Clear height above parking area or driveway (min) 14' January 23, 2017 Signs SITE STANDARDS Sec. 4.4.7. Crown Sign B A Description Total Sign Area Allocation A sign attached to the wall or surface of a building or structure at least 4 stories in height, the display surface of which does not project more than 2 feet from the outside wall of the building or structure. 80 SF per street-facing building facade. Dimensions A General Provisions 1. A crown sign is only allowed on building facades at least 4 stories in height. 2. A crown sign cannot be placed below the start of the 4th story. 3. A crown sign cannot extend above the roof line. 4. A crown sign cannot cover windows or architectural details. 5. No more than 2 crown signs are allowed per building and no more than 1 crown sign per building facade is allowed. 6. A crown sign can be externally or internally illuminated in accordance with Sec. 4.4.13. January 23, 2017 B Height (max) 8' Projection - measured from building facade (max) 2' Width (max) 10' Berry/University Form-Based Code Fort Worth, Texas 4-19 SITE STANDARDS Signs Sec. 4.4.8. Monument Sign A B D Description Total Sign Area Allocation A permanently affixed sign which is wholly independent of a building for support attached to the ground along its entire length. 1 monument sign is allowed per street frontage of the subject lot or site, except that 1 additional monument sign is allowed for properties with 1,000 feet or more of street frontage. Where more than 1 monument sign is allowed, signs along the same street frontage of the subject lot or site must be spaced a minimum of 500 feet apart. General Provisions 1. A monument sign must be set back at least 5 feet from a primary or side street lot line and 10 feet from a side interior lot line. 2. A monument sign can be externally or internally illuminated in accordance with Sec. 4.4.13. 4-20 Berry/University Form-Based Code Fort Worth, Texas Dimensions A Size of individual sign (max) 64 SF B Height (max) 6' C Depth (max) 2' D Sign base height (min/max) 2’/4’ January 23, 2017 Signs SITE STANDARDS Sec. 4.4.9. Projecting Sign A B D E C F Description Total Sign Area Allocation A sign attached to the building facade at a 90-degree angle, extending more than 1 foot from the outside wall of the building or structure. 1.25 SF of sign area per linear foot of street-facing building facade or 30 SF if the frontage is less than 30 feet wide. This allocation includes area allocated for awning signs, canopy signs, projecting signs and wall signs. General Provisions 1. A projecting sign must be at least 25 feet from any other shingle sign or projecting sign. 2. A projecting sign may be erected on a building corner. Allocation of sign area from both streets may be used. 3. A projecting sign can be placed no higher than 24 feet above the sidewalk, measured from the highest point of the sign to the top of the sidewalk below. 4. The top of a projecting sign can be no higher than the top of the building. However, on one story buildings, the top of a projecting sign may have a maximum of 2 feet of the sign height above the top of the building. 5. A projecting sign can be externally or internally illuminated in accordance with Sec. 4.4.13. January 23, 2017 Dimensions A Size of individual sign (max) 36 SF B Height (max) C Spacing from building facade (min/max) D Projection width (max) 6' E Depth (max) 1' F Clear height above sidewalk (min) 9' F Clear height above parking area or driveway (min) 14' 6' 1'/2' Berry/University Form-Based Code Fort Worth, Texas 4-21 SITE STANDARDS Signs Sec. 4.4.10. Shingle Sign C D B A E F Description Total Sign Area Allocation A sign attached to the building facade at a 90-degree angle that hangs from a bracket or support extending more than 1 foot from the outside wall of the building or structure. 1 shingle sign is allowed per ground floor tenant space. General Provisions 1. The hanging bracket must be an integral part of the sign design. 2. A shingle sign must be located below the window sills of the second story on a multi-story building or below the roof line on a single-story building. 3. A shingle sign must be located within 5 feet of an accessible building entrance. 4. A shingle sign must be at least 25 feet from any other shingle sign or projecting sign. 5. A shingle sign cannot be illuminated. 4-22 Berry/University Form-Based Code Fort Worth, Texas Dimensions A Size of individual sign (max) 12 SF B Height (max) C Spacing from building facade (min/ max) D Projection width (max) 3' E Depth (max) 6" F Clear height above sidewalk (min) 9' F Clear height above parking area or driveway (min) 14' 4' 6"/1' January 23, 2017 Signs SITE STANDARDS Sec. 4.4.11. Wall Sign A B Description Total Sign Area Allocation A sign attached to the wall or surface of a building or structure, the display surface of which does not project more than 1 foot from the outside wall of the building or structure. 1.25 SF of sign area per linear foot of street-facing building facade or 30 SF if the frontage is less than 30 feet wide. This allocation includes area allocated for awning signs, canopy signs and wall signs. General Provisions Dimensions 1. A wall sign can be placed no higher than 24 feet above the sidewalk, measured from the highest point of the sign to the top of the sidewalk below. 2. No portion of a wall sign may extend above the roof line or above a parapet wall of a building with a flat roof. 3. A wall sign cannot cover windows or architectural details. 4. A wall sign can be externally or internally illuminated in accordance with Sec. 4.4.13. January 23, 2017 A Size of individual sign (max) BU-RX 9 SF All other districts B Projection - measured from building facade (max) 100 SF 1' Berry/University Form-Based Code Fort Worth, Texas 4-23 SITE STANDARDS Signs Sec. 4.4.12. Window Sign Description Total Sign Area Allocation A sign affixed to the inside of a window or door, or a sign placed within a building less than 10 feet from a window or door so as to be plainly visible and legible through a window or door. Window signs may occupy a maximum of 20% of the window area on each building facade. However, signs exceeding 10% of the window area will be included in the calculation of the maximum square footage of sign area for awning signs, canopy signs, projecting signs and wall signs. General Provisions 1. Window signs are only allowed on ground story windows and doors. 2. A window sign cannot be illuminated. 4-24 Berry/University Form-Based Code Fort Worth, Texas Dimensions A Maximum combined window area of all ground story windows and doors covered by signs 20% January 23, 2017 Signs SITE STANDARDS Sec. 4.4.13. Illumination Illumination of signs must be in accordance with the following requirements. 1. Illumination Permitted by Sign Type Internal External A-Frame Sign No No Awning Sign No No Canopy Sign Yes Yes Crown Sign Yes Yes Monument Sign Yes Yes Projecting Sign Yes Yes Shingle Sign No No Wall Sign Yes Yes Window Sign No No External light sources 2. Prohibited Light Sources a. Blinking, flashing and chasing lights are prohibited. Internally lit channel letters b. Colored lights used in any manner so as to be confused with or construed as traffic control devices are prohibited. c. Direct reflected light that creates a hazard to operators of motor vehicles are prohibited. d. Lights that outline property lines, sales areas, roof lines, doors, windows or similar areas are prohibited, except for seasonal lighting or very low luminosity lighting displays using multiple lamps. Back lit channel letters e. Exposed neon is prohibited, except when used for lettering or as building accent. 3. Internal Illumination a. For internally illuminated signs on a background, the background must be opaque or a darker color than the message of the sign. January 23, 2017 Internally lit signs with darker backgrounds Berry/University Form-Based Code Fort Worth, Texas 4-25 SITE STANDARDS Signs b. Internally illuminated signs using channel letters may be internally lit or back-lit. 4. External Illumination a. Lighting directed toward a sign must be shielded so that it illuminates only the face of the sign and does not shine directly onto public right-of-way or adjacent properties. b. Projecting light fixtures used for externally illuminated signs must be simple and unobtrusive in appearance and not obscure the sign. 4-26 Berry/University Form-Based Code Fort Worth, Texas January 23, 2017 Outdoor Display and Storage SITE STANDARDS Div. 4.5. Outdoor Display and Storage Sec. 4.5.1. Applicability Sec. 4.5.3. Outdoor Storage The requirements of this Division apply where merchandise, material or equipment is stored outside of a completely enclosed building. A. Defined Sec. 4.5.2. Outdoor Display A. Defined 1. The outdoor display of products actively available for sale. 2. The outdoor placement of ice storage bins, soft drink, video rentals or similar vending machines is considered outdoor display and must meet the standards below except for Sec. 4.5.2.B.2. B. Standards 1. Outdoor display is only allowed with an allowed nonresidential use with ground floor frontage. 2. Outdoor display must be removed and placed inside a fully-enclosed building at the end of each business day. 1. The overnight outdoor storage of vehicles awaiting repair; 2. The outdoor storage of merchandise or material in boxes, in crates, on pallets or other kinds of shipping containers; 3. Outdoor sale areas for sheds, building supplies, garden supplies, plants, lawn mowers, barbecue's and other similar items; 4. The outdoor storage of contractors' equipment; 5. The outdoor storage of fleet vehicles; and 6. The outdoor storage of soil, mulch, stone, lumber, pipe, steel, salvage or recycled materials, and other similar merchandise, material or equipment B. Standards Outdoor storage is not permitted. 3. Outdoor display may not encroach upon any right-of-way or sidewalk. Outdoor display may not impair the ability of pedestrians to use the sidewalk. There must be a minimum of 6 feet of clear distance of sidewalk at all times. 4. Outdoor display must abut the primary facade with the principal customer entrance, and may not extend more than 6 feet from the facade or occupy more than 25% of the horizontal length of the facade. 5. Outdoor display cannot exceed 6 feet in height. January 23, 2017 Berry/University Form-Based Code Fort Worth, Texas 4-27 4-28 Berry/University Form-Based Code Fort Worth, Texas January 23, 2017 Contents ADMINISTRATION Article 5. ADMINISTRATION Div. 5.1. Code Administration................................ 5-2 Sec. 5.1.1. Authority 5-2 Sec. 5.1.2. Delegation of Authority 5-2 Div. 5.2. Approval Process..................................... 5-2 Sec. 5.2.1. Applicability 5-2 Sec. 5.2.2. Administrative vs. UDC Review 5-2 Sec. 5.2.3. Certificates of Appropriateness 5-2 Sec. 5.2.4. Review Process 5-2 Sec. 5.2.5. Code Modifications 5-3 January 23, 2017 Berry/University Form-Based Code Fort Worth, Texas 5-1 ADMINISTRATION Code Administration Div. 5.1. Code Administration Sec. 5.1.1. Authority The Administrator of the Berry/University Form District is the FBC Administrator. The FBC Administrator is responsible for the day-to-day administration this Code. Sec. 5.1.2. Delegation of Authority The FBC Administrator may designate any staff member to represent the FBC Administrator in any function assigned by this Code. The FBC Administrator remains responsible for any final action. Div. 5.2. Approval Process Sec. 5.2.1. Applicability All private construction projects, with the exception of interior construction or exterior in-kind replacement work, are subject to review by the FBC Administrator or the Urban Design Commission. All buildings, streets, and public spaces by public entities are also subject to review. Sec. 5.2.2. Administrative vs. UDC Review Projects that conform to all standards of this Code may be approved administratively by the FBC Administrator without review by the Urban Design Commission. The Urban Design Commission will review applications that require major modifications. Sec. 5.2.3. Certificates of Appropriateness The FBC Administrator or Urban Design Commission will issue a Certificate of Appropriateness for approved projects. Sec. 5.2.4. Review Process A. Step 1: Project Consultation 1. Before submitting an application for review, an applicant must schedule a meeting with the FBC Administrator to discuss the review procedures and applicable standards for approval. This meeting is not intended as an 5-2 Berry/University Form-Based Code Fort Worth, Texas approval meeting, but to provide the applicant with an overview of the application requirements and to identify issues or opportunities relating to compliance with the requirements of this Code. 2. The FBC Administrator will inform the applicant of requirements as they apply to the proposed project, provide a preliminary list of issues that will likely be of concern during formal application review, suggest possible modifications to the project, and identify any technical studies that may be necessary for the review process when a formal application is submitted. 3. The FBC Administrator will provide the applicant with a list of required application materials/information in order to submit a complete application for review. 4. For the purpose of stormwater review, the FBC boundary, creates a common plan of development. The FBC Administrator will notify the Stormwater Development Services of the proposed project application. B. Step 2: Application Submittal Applications must be submitted to the FBC Administrator on forms and in such numbers as required by the Planning and Development Department. 1. All applications must be complete before the FBC Administrator is required to review the application. The FBC Administrator will notify the applicant whether or not the application is complete or whether additional information is required. 2. An application is considered complete when it contains all of the information necessary to decide whether or not the development as proposed will comply with all of the requirements of this Code. January 23, 2017 Approval Process ADMINISTRATION C. Step 3: Application Review Upon determination of a complete application, the FBC Administrator will promptly distribute the application for review by City departments and external agencies. 1. The FBC Administrator will determine whether the application conforms to all applicable requirements of the Code. 2. Final action on an application will be based solely on findings as to compliance with all applicable provisions of this Code and other applicable technical requirements. 3. Where an application is denied, the reasons for denial must be stated in writing, specifying the provisions of the Code or other applicable technical requirements that are not in compliance. A revised application may be submitted for further consideration. Sec. 5.2.5. Code Modifications A. Purpose 1. Specific site features (steep slopes, flood plain, drainage, lot shape, physical barriers or easements) may create conditions that make compliance with a specific code standard impractical or undesirable. It is also recognized that alternative design solutions may achieve the principles stated above but may not comply with a specific standard. 2. This section establishes the procedures for considering requests for a modification to the standards. These are divided into minor modifications approved by the FBC Administrator (see Sec. 5.2.5.C) and major modifications approved by the Urban Design Commission (see Sec. 5.2.5.D). 3. It is the responsibility of the applicant to meet the burden of clearly demonstrating the reason for the requested code modification and to provide sufficient documentation to illustrate how the modification is related to a site January 23, 2017 constraint and/or how the modification would equal or exceed the existing standard in terms of achieving the following guiding principles. B. Guiding Principles The standards established in this Code are intended to achieve the following principles: 1. Maintain a safe, walkable and attractive urban environment along the street; 2. Encourage creativity, architectural diversity, and exceptional design; 3. Maximize opportunities for redevelopment and investment; 4. Require excellence in the design of the public realm (building on Fort Worth’s history of civic art) and of buildings that front public spaces. 5. Promote the preservation and creation of distinctive neighborhoods that provide diverse urban housing options; 6. Promote development that will support transit and commercial services the community desires; 7. Protect established single-family residential areas from incompatible development; 8. Protect integrity of established and significant historic/civic landmarks; 9. Consider impacts of stormwater, both in terms of reasonableness of the standard when applied to a particular site and the potential impacts on adjoining properties; 10. Increase the tree canopy; 11. Maximize connectivity and access; and 12. Support adopted plan policies and recommendations. Berry/University Form-Based Code Fort Worth, Texas 5-3 ADMINISTRATION Approval Process C. Minor Code Modifications During the review process, the FBC Administrator is authorized to approve the following minor code modifications at the request of an applicant. a. Decrease of up to 5% of the minimum percentage of widows and doors that must cover a street-facing building facade. 1. Building Coverage b. Increase of up to 5 feet of a maximum allowed blank wall area on a street-facing building facade. Increase of up to 5% of the maximum building coverage allowance. 2. Outdoor Amenity Space Reduction of up to 5% of the outdoor amenity space requirement. 3. Building Setbacks a. Increase of up to 5 feet of a required maximum primary or side street setback. b. Decrease of up to 2 feet of a required minimum primary or side street setback. c. Decrease of up to 2 feet of a required common lot line or alley setback. 4. Build-to Decrease of up to 10% of a primary or side street build-to requirement. 5. Parking Setbacks a. Decrease of up to 5 feet of a required primary or side street parking setback. b. Decrease of up to 2 feet of a required common lot line or alley setback. 6. Building Height Increase of up to 5 feet of the maximum building height. 7. Building Mass Increase of up to 10 feet of the maximum length of a street-facing building facade. 5-4 8. Transparency Berry/University Form-Based Code Fort Worth, Texas 9. Story Height a. Decrease of up to 1 foot of a required minimum ground floor elevation or up to 18 inches for accessibility needs. b. Increase of up to 2 feet of a required maximum ground floor elevation. c. Increase of up to 5 feet of a required maximum ground floor elevation if there is a slope of 10% or greater (as measured parallel to the street). d. Decrease of up to 1 foot of a required minimum ground story floor height. 10. Pedestrian Access Increase of up to 10 feet of the maximum required distance between street-facing entrances. 11. Pedestrian/Street Tree Furniture Zone a. Decrease the minimum Pedestrian or Street Tree zone depth in cases where insufficient right-of-way exists. b. Decrease or increase tree spacing where the existing tree pattern is different. 12. Landscaping Where conflicts arise, perimeter plantings or other required landscaping abutting a street edge may be substituted for streetscape planting within the public right-of-way. January 23, 2017 Approval Process ADMINISTRATION D. Major Modifications 1. The Urban Design Commission is responsible for reviewing major modification requests that do not qualify as minor modifications, and to review appeals of staff decisions/interpretations. 2. When reviewing requests for modifications, the Urban Design Commission must consider the guiding principles stated in Sec. 5.2.5.B. 3. The Urban Design Commission's decision to approve or deny a request for a major modification is based on the following considerations: a. The physical conditions of the property, such as steep slopes, flood plain, drainage, lot shape, physical barriers or easements, make compliance to the specific standard physically impossible, and this hardship is not created by the applicant; or b. The applicant meets the burden of presenting an alternative means of compliance that clearly demonstrates how the code exception would equal or exceed the existing standard in terms of achieving the guiding principles stated in Sec. 5.2.5.B; and c. The modification will not significantly impact adjacent property owners, the character of the area, traffic conditions, parking, public infrastructure, stormwater management, and other matters affecting the public health, safety and general welfare; and d. The modification will not result in a substantial departure from the basic urban principle that new development should add value to the animation and pedestrian walkability of the street edge. January 23, 2017 Berry/University Form-Based Code Fort Worth, Texas 5-5 5-6 Berry/University Form-Based Code Fort Worth, Texas January 23, 2017 Contents DEFINITIONS Article 6. DEFINITIONS Div. 6.1. General Provisions................................... 6-2 Sec. 6.1.1. General Meaning of Words & Terms 6-2 Sec. 6.1.2. Abbreviations 6-2 Div. 6.2. Defined Terms.......................................... 6-2 January 23, 2017 Berry/University Form-Based Code Fort Worth, Texas 6-1 DEFINITIONS Div. 6.1. General Provisions Sec. 6.1.1. General Meaning of Words & Terms A. All words and terms used have their commonly accepted and ordinary meaning unless they are specifically defined in this Code or the context in which they are used clearly indicates to the contrary. B. When vagueness or ambiguity is found to exist as to the meaning of any word or term used, any appropriate canon, maxim, principle or other technical rule of interpretations or construction used by the courts of this state may be employed to resolve vagueness and ambiguity in language. Sec. 6.1.2. Abbreviations n/a: Not applicable ROW: Right-of-Way SF: Square Feet Div. 6.2. Defined Terms The following terms are defined for the purpose of this Code. Terms not defined below may be defined in Chapter 9 of the Zoning Ordinance. In such case, the definition contained in Chapter 9 should be used. If there is a conflict between a definition in Chapter 9 and this Code, the definition in this Code must be used. FBC Administrator means the person responsible for the day-to-day administration of this Code, or their designee. Forecourt (see Sec. Sec. 2.9.5). Gallery (see Sec. Sec. 2.9.5). Lot Types establish a common vocabulary for the built environment and are used primarily to establish broad intensity and use options for each lot (see Div. 2.1). Occupiable Space is an enclosed space intended for human activities, excluding those spaces intended primarily for other purposes, such as storage rooms and equipment rooms, that are only intended to be occupied occasionally and for short periods of time. Porch (see Sec. Sec. 2.9.5). Primary Street (see Sec. 2.9.2.A). Protected District includes the following districts: Berry University Residential Attached-3 (BU-RA-3) District, One-Family (“A-5”) District and Two-Family (“B”) District. Secondary Dwelling Unit means a subordinate second dwelling unit (attached or detached) located on the same lot as a principal dwelling unit for use as a complete, independent living facility, with provisions for cooking, sanitation and sleeping. Side Street (see Sec. 2.9.2.A). Stoop (see Sec. Sec. 2.9.5). Awning (see Sec. 2.9.5). Balcony (see Sec. 2.9.5). Building Coverage (see Sec. 2.9.1.A). Building Facade means the face of a building that delineates the edge of conditioned floor space. Build-to Zone (see Sec. 2.9.2.E). Canopy (see Sec. Sec. 2.9.5). 6-2 Berry/University Form-Based Code Fort Worth, Texas January 23, 2017 I DEFINITIONS January 23, 2017 Berry/University Form-Based Code Fort Worth, Texas 6-5