heritage crossing design guidelines ordinance

8/14/2019 Heritage Crossing Design Guidelines Ordinance

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AN ORDINANCE AMENDING THE CITY OF IRVING, TEXAS, ZONING ORDINANCE BYADDING SECTION 52-32h TO PROVIDE FOR THE CREATION OF A HERITAGE CROSSINGREDEVELOPMENT DISTRICT AND ADOPTION OF DESIGN GUIDELINES; PROVIDING APENALTY NOT TO EXCEED $2,000; ESTABLISHING AN EFFECTIVE DATE; PROVIDING ASEVERABILITY CLAUSE; AND PROVIDING FOR CONFLICT RESOLUTION.

WHEREAS, the Planning and Zoning Commission and the City Council, in accordance with theprovisions of the Charter of the City of Irving, the state law, and the applicable ordinances of the city,have given the required notices and have held the required public hearings regarding this amendment tothe Comprehensive Zoning Ordinance No. 1144 of the City of Irving;

NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OFIRVING, TEXAS:

SECTION 1. That Comprehensive Zoning Ordinance No. 1144 of the City of Irving, Texas, ishereby amended by adding Section 52-32h which shall read as follows:

Sec. 52-32h. Heritage Crossing Redevelopment District.

(a) Purpose. The purpose of the Heritage Crossing Redevelopment District is to encourage newdevelopment and redevelopment within the Heritage Crossing neighborhood that integrates housing,shops, workplaces, parks, and civic facilities into a close-knit community using the principles of NewUrbanism.

(b) Boundaries. The Heritage Crossing Redevelopment District is bounded by Pioneer Drive onthe north, MacArthur Boulevard on the west, Shady Grove Road on the south and Britain Road on theeast, and includes those properties which front both sides of those particular streets.


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(c) Overall design guidelines.

(1) Vision. Walkability, affordability, sustainability, and quality architectural design are keyelements of the Heritage Crossing Redevelopment District. Design guidelines are included toprovide property owners and developers with a clear set of design parameters that will instructsite planning, architecture, landscaping, streetscapes, and construction to result in a uniformcharacter throughout the Heritage Crossing Redevelopment District. Photos, drawings and

other illustrations included in this Section 52-32h are for informational purposes only and areintended to provide examples of the types of standards envisioned by these regulations. Suchillustrations are not all-encompassing, and should there be a conflict between a photo orillustration and the text of this Section 52-32h, the text shall control.

(2) Design principles.

a. Buildings should relate appropriately to surrounding developments and streets and create acohesive visual identity and attractive street scene.

b. Site design should promote efficient pedestrian and vehicle circulation patterns.c. A high-quality street and sidewalk environment that is supportive of pedestrian and transit

mobility and that is appropriate to the roadway context should be provided.

d. Trees, sidewalks, and buildings should be arranged in a manner that supports the creationof a safe, human-scaled, and well-defined roadway environment.


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e. Trees or man-made shading devices should be used to create a pedestrian-friendlyenvironment both alongside roadways and connecting roadside sidewalks to businesses.

f. Buildings should relate appropriately to their roadway context, allowing for easypedestrian access to buildings and providing well-defined edges to the roadwayenvironment.

g. Building entrance ways should be convenient to and easily accessible from the roadsidepedestrian system.

h. Opportunities for roadside uses that enliven and enrich the roadway and pedestrianenvironment, such as outdoor dining, porches, patios, and landscape features should beprovided.

i. Vehicular parking should be accommodated in a manner that enriches and supports, ratherthan diminishes, the roadside pedestrian environment, and that does not create a barrierbetween the roadside environment and the roadside building.

j. Development should provide public social spaces that encourage a sense of communitywhere a wide diversity of people can coexist.

k. Outdoor room should be created wherever possible by providing seating, shade, trashreceptacles, and water features. Landscape barriers should be provided between suchoutdoor rooms and the parking lot to reduce glare and reflection from cars and create asense of enclosure.

(d) Landscaping regulations.

(1) Landscape design principles.a. The installation and continuous maintenance of landscaping to its attractive best is

extremely important. Landscape materials should be chosen for their hardiness and heat

tolerance in areas within or adjacent to vehicular traffic, for their ability to provide shadeor screening of vehicles, utilities or trash receptacles, and for their attractiveness in thecontext of the building and surroundings.


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b. Landscaping and paving adjacent to public areas contribute both aesthetically andfunctionally to the overall design character of the Heritage Crossing RedevelopmentDistrict.

c. Landscaping should reinforce the character of neighboring properties and abuttingstreetscapes.

d. Landscape designs should conform to any established or planned streetscape designs ofthe city or that of other privately planned areas.

(2) Minimum landscaping requirements.

a. The minimum landscape area required within each multifamily building site shall be 20percent including hard-scaped plazas, outdoor seating/serving areas, walkways within on-site open space areas, and other similar hard-scaped on-site amenities.

b. Hard-scaped elements shall account for no more than two-thirds of the minimumlandscape area requirement.


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c. Outdoor ground planes which abut or are adjacent to the public right-of-way (i.e. recessedentries) shall be paved with terrazzo, concrete pavers, concrete, stone, brick, tile, oranother high quality hard-scape material. Asphalt and loose paving such as gravel areprohibited. The paving design and materials shall complement the building or storefrontarchitecture.

d. In larger courtyard-style spaces visible from the public right-of-way, groundcover, shrubs,and flowers shall be used to accent and fill blank areas with visual interest. The use of baremulch and rocks should be minimized. Areas of bare earth are not permitted.

e. The walls of office, retail, and other commercial buildings shall include foundationlandscaping, except in areas with active storefronts and entrances. Base-planting areasshall be incorporated along all building and parking structure frontages. Base-plantingareas can occur as raised planters or in-ground, should be a minimum of 3 feet wide andshould incorporate ground cover, shrub musings, and canopy trees.

f. Trees shall be used throughout all paved circulation/parking areas and in association withpedestrian paths and gathering areas to provide shade, reduce heat build-up, and cut glare.

g. Parking areas shall be broken up with landscaping. Pedestrian corridors through parkingareas shall have a minimum width of 10 feet and be composed of landscaping and aminimum 4-foot wide sidewalk.

h. Narrow landscape strips (less than 5-feet curb-to-curb width) within parking lots are to beavoided.


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i. A combination of dense landscaping, screening walls, and/or berming/mounding shall beprovided to screen parking facilities, service and loading areas, maintenance areas, storageareas, trash enclosures, utility cabinets, and other similar elements.

(3) Required trees and shrubs.

a.

All trees and shrubs shall be from the citys approved tree and shrub lists, with native anddrought-tolerant materials strongly preferred.

b. Preservation of existing trees that are 24 inch caliper or larger is a high priority and isconsidered essential in both new development and redevelopment. Developers will beprovided a 1.5 to 1 credit toward the landscaping requirement for new development forpreservation of such trees; i.e. keeping one 24 inch caliper tree counts toward planting 36inches of new trees. Post Oak and Blackjack Oak trees are considered relic trees worthy ofadditional protection. Developers will be provided a 2 to 1 credit toward the landscapingrequirement for new development for preservation of Post Oak and Blackjack Oak trees ofat least 6 inch caliper.


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c. Prior to development or redevelopment of any property, the developer shall prepare andsubmit to the city a detailed tree survey of the property indicating the location, size, andspecies of all existing trees 6 inch caliper or larger measured 12 inches above grade. Thedeveloper shall also provide a site plan showing the proposed development overlaying thetree survey indicating which trees are proposed to be removed and which trees will bepreserved, along with a table indicating the number of trees and caliper inches proposed tobe removed and proposed to be preserved.

d. Where practical and reasonable, existing trees shall be preserved. Where not practical orreasonable, a tree may be removed if it is in the footprint of a new building or thedriveway or parking area of the new building. Trees outside those areas shall be preserved,and if damaged during construction, or if they die within 2 years of construction, shall bereplaced in addition to the required landscaping on the site, with an equal number ofcaliper inches at the same location if practical or other locations within the HeritageCrossing area. If a developer attempts to preserve a tree within 5 feet of the building,driveway or parking area, or within an easement or within 5 feet of an easement, no creditwill be given, but mitigation will not be required if the tree fails to survive.

e. An existing tree that is approved for removal shall not be removed from the property untila building permit has been issued, and development of the site is imminent as evidencedby executed construction-related contracts or other documents acceptable to the planningand inspections director. If a protected tree is removed contrary to the provisions of thissection entitled landscaping regulations, the owner of the property from which the treewas removed shall make a payment into a special city account to be known as the HeritageCrossing Redevelopment District Tree Fund. The amount of the payment required iscalculated by using the formula for appraising the value of a tree, as derived by the mostrecent edition of the Guide for Establishing Values of Trees and Other Plants published bythe Council of Tree and Landscape Appraisers, unless another publication is designated bythe planning and inspections director. If more than one tree is removed, the values of thetrees are added when calculating the payment required. The required payment diminishes

equally with each inch replaced through the following alternative approach: the owner ofthe property from which a tree was removed may mitigate the loss of the tree by theplanting of an equal number of caliper inches of new trees with a minimum caliper of 6inches each at a location approved by the planning and inspections director within theboundaries of the Heritage Crossing Redevelopment District.

f. Street trees.1. Street trees shall be provided along the sidewalk along all public streets at a ratio of

one tree for each 40 feet of frontage.

2. Street trees shall be a minimum 6 inch caliper at time of planting measured 12 inchesabove grade.3. Street trees shall maintain a spacing of between 25 feet minimum and 45 feet

maximum.


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4. Street trees may be clustered at focal points as part of an overall landscaping plan.5. Placement of street trees shall not create an obstacle to opening doors of vehicles

parked in parallel parking spaces.

g. Nonresidential buildings set back more than 10 feet from the property line shall provide 14 inch caliper tree for each 300 square feet of streetscape area between the face of thebuilding and any property line adjacent to a street.

(e) Parking regulations.

(1) Parking design principles.a. Convenient parking is extremely important to the success of a retail establishment. Efforts

should be made to minimize its impact on the visual quality of the street and the pedestrianmovement along it.

b. On the streets, both angled and parallel parking are preferred. Angled parking providesmore parking spaces, and parallel parking allows for wider sidewalks and fewer traffic

disruptions.

c. On-street parallel parking and parking behind buildings, along with shared parkingarrangements promotes convenience for automobiles and complements the pedestriancharacter of the street front.


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d. Surface parking lots shall contain interior landscaping with curbed islands planted withshade trees.

e. Techniques for screening surface parking lots include perimeter-landscaped buffers ofshade tree planting or up to three-foot-high screen walls or hedges.

f. Up to 80 percent of a parking garages facade shall be concealed from streets with onlyretail and residence/office facing the public streets.

g. Portions of the garage visible from streets shall reflect the exterior building materials,forms, and scale of surrounding buildings.

h. Parking garages and off-street parking and loading shall be accessed from secondarystreets away from principal pedestrian routes.

i. Pedestrian passes with active uses and attractive landscaping should link off-street andgarage parking with the street frontage.

j. Ramps shall not be expressed on the facade of parking structures fronting or visible frompublic streets.

k. Steel parking garages and steel guard cables on garage facades are prohibited.l. While viewed as background architecture, most above-grade parking structures still

require some level of architectural treatment to visually de-emphasize the purpose of thestructure as parking while trying architecturally to reference the primary building orbuildings that it serves. The level of architectural treatment is dependent on the visualprominence of the parking structure and its relationship to other activities/uses.

m. An above-grade parking structure shall reduce its apparent mass by articulating cornersand breaking long walls by recessing and/or shifting the wall plane horizontally andvertically.


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n. Stair towers and elevator cores shall be defined to be distinct, taller masses that intersectthe mass of the main structure and provide polarity to the composition and relief to thestructures horizontal emphasis.

o. In taller structures, upper levels of parking shall step back and incorporate irrigatedterraced planters with appropriate hardy plant material.

p. A distinct base, middle, and top shall be clearly delineated for the parking structures. Thevisual weight of the structure should decrease as the height increases.

q. The exterior design (skin) of a structure should minimize its visual identity as parking byvisually disrupting the monotony of its underlying structural system through theintroduction of a more sophisticated rhythm of wall-mass and window-opening, and byestablishing a hierarchy in the composition through variations in color and material, and/ortexture.

r. Parking structures with internalized ramping are preferred in order to avoid introducing anangular geometry to the perimeter of the structure.

s. Where parking structures and pedestrian areas adjoin, the exterior edge of the parkingstructure shall exhibit a higher level of architectural details such as decorative grill work,overhead trellises, tree canopy, planter/seat walls, pedestrian scaled lighting, and theapplication of materials and textures that establish a comfortable and well proportionedhuman scale.

t. On high speed perimeter streets such as McArthur Boulevard, OConnor Road, PioneerDrive, Britain Road, and Shady Grove Road standard off-street parking requirements willapply.


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(2) Minimum parking space requirements. Off-street parking spaces for the applicable useclassification shall meet the following minimum number of spaces.

Use Parking Ratio

a. General retail 1 space per 200 square feet of floor area

b. Bank 1 space per 300 square feet of floor area

c. Office 1 space per 300 square feet of floor area

d. Retail and commercial Discount 25 percent if within 1,000 feet of transit station

e. Mixed use Sum of spaces resulting from application of ratios providedabove for respective uses in the development

f. Restaurant 1 space per 100 square feet

g. Multifamily Efficiency 1 per unit

1-Bedroom unit 1.5 per unit

2-Bedroom unit 2 per unit

3-Bedroom unit 2.5 per unit

More than 3 2.5 + .5 for each bedroom above 3

(f) Sign regulations.

(1) Sign design principles.a. Retail signs should complement the architecture of the building and also provide a

unifying element along the streetscape.

b. Along mixed-use streets, the best placement for signs is along the lintel or sign friezebetween the ground floor storefront and the upper facades.

c. Desirable sign types include indirectly lit signs, raised letter signs, wall signs, awnings,and double-faced, projecting signs along pedestrian streets. Building signage materialsmay be fabricated aluminum, die raised or engraved, cast bronze, stone, or masonry.

d. Signs should be distinctive, eye-catching, and simple, avoiding excess advertising. Wherepossible, signs along a block face should be located at approximately the same height tocreate a unifying, horizontal pattern.


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e. All signs placed on a site shall be designed as part of a coordinated signage design themeregarding colors, images, and style.

f. Internally illuminated, oversized, pylon, monolith, rooftop, neon, rear-illuminatedawnings, fabric banners, plastic, flashing, moving, and generic trademark signs shall notbe permitted.

g. Billboards are not allowed.h. Text on all signs shall be simple and easy to read.i. To avoid visual clutter, redundant signage or multiple external signs shall not be used

(except in prominent corner conditions).

j. Signs shall be constructed of high-quality, durable materials.k. Business signs shall not obstruct significant architectural details or elements.l. All ground-mounted signs should be placed within planting areas that coordinate in design

for the overall site, except for small directional signs that are placed on poles along streetsand driveways or informational kiosks that are placed freestanding along sidewalks orplazas.

m. Sign design, colors, and materials shall be compatible with the design, colors, andmaterials of the buildings on the site.

n. Exterior signs should be located within the base of the building and shall be geared toestablish the location, identity, and character of the use of the retail establishment.

o. Signs may be located on the spandrel panels of the building immediately above thestorefront, within the transom of the door or storefront, on door or window glass, on wallareas adjacent to the door, on the skirt of the awnings, or on projecting signs hung withinthe base zone of the building.

p. Signs shall not project above the roof or on rooftops.


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q. Letter style should be chosen that is easy to read and that represents the image of thebusiness. The maximum letter height should not exceed 75 percent of the height of thebackground on which they appear.

(2) Signage hierarchy. Signage systems consist of a hierarchy of sign elements that, when viewed

holistically, affect the image and character of an area, minimize visual clutter, and enhancearea access. A signage hierarchy for the master plan's buildings should be established thatincludes:

a. Development identity Signage at main entrances to an overall development site.Gateway/entrance signs should be placed at each main entrance to identify the overalldevelopment or use of the site.

b. Business site signage Business names/addresses not on building. If a business or useneeds a site sign to supplement building signage, then such signs should be designed aspart of the areas overall sign hierarchy. They should be coordinated in size, style, color,

and design with the development site signage, with limited use of corporate logos, images,icons, or colors.

c. Directional signage Way-finding to places, businesses, and parking. Directional signageshould be used to direct people to park/recreation facilities, businesses, parking, andcivic/institutional uses. These should be located in main entrances and/or lobbies withappropriate information for persons with disabilities. Place directory information adjacentto You are here information.

d. Informational kiosks Information regarding places and events. Such signs should directpeople to areas of interest in the master plan, other shopping districts, parks, institutions,historical sites, entertainment venues, etc.

e. Accessible signage for persons with disability. Accessible signs shall identify permanentrooms and spaces, including room numbers, emergency exits and toilet facilities, and withdirectional and informational signs.


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(3) Sign regulations.

a. Pole signs are prohibited.b. Monument signs are allowed by site plan zoning only.c. Wall-mounted or professionally painted signs for individual occupant spaces in a building.

1. Maximum height: 75 percent of the background on which it appears.2. Maximum width: 75 percent of the background on which it appears.3. Maximum sign envelope: 50 percent of the occupant space width and 50 percent of

the occupant space height.

4. Maximum number: 1 wall sign per occupant space. An occupant space that frontsmore than 1 one street may have one sign per each street frontage.

d. Wall-mounted multi-tenant signs (signs that advertise multiple tenants within 1 building).1. Maximum number: 1 per corner of the building, located at the corner; only 1 at each

corner.

2. Maximum height: 10 feet.3. Maximum width: 10 feet.4. Maximum area: 100 square feet or 75 percent of building facade, whichever is less.

e. Window signs.

1. Maximum coverage: 25 percent of the area of the window on which it is attached orpainted.

f. Projection signs (signs that project away from the wall at a 90 angle).

1. Maximum number: 1 per tenant space.2. Minimum clearance above sidewalk: 9-1/2 feet.3. Maximum area: 8-12 feet above grade 6 square feet more than 12 feet above

grade 30 square feet in lieu of wall sign.


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g. Canopy signs.

1. Maximum height: 75 percent of canopy section on which located.2. Maximum width: 75 percent of canopy section on which located.3. If tenant name or logo is included in canopy sign, the canopy must be completely

replaced upon a change of tenant.

h. Directory signs (signs attached to a wall that list tenants in a building and no otheradvertisement).

1. One per building entrance located at the entrance; only 1 at each entrance.2. Maximum area: 8 square feet.

i. Building identification signs (signs attached to a wall that identify the name of thebuilding, not the occupants).

1. Maximum number: 1 per street frontage; only 1 on each frontage.2. Maximum area: 30 square feet.3. Minimum height above grade: 25 feet.


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(g) Underground utilities. All new construction to be built in the Heritage Crossing area shallhave underground utilities from building line to property line. All new utilities to serve thedevelopment must be underground.

(h) Driveways and streets.

(1) Main entry streets/drives should be planned with open views into a site and adequate stackingroom for vehicles waiting to exit or enter the site. Such access points/entry drives should not

be oriented toward the backs of buildings, rear driveways or alleys.

(2) An interconnected, easy-to-understand street system should be established to facilitate accessto and within a development.

(3) Driveways shall be a minimum of 16 feet and maximum of 24 feet wide. The use of pavingstrips is encouraged.

(4) Driveways within a property shall have a minimum setback from the side property line of 3feet.

(5) All streets should be equipped with paving, curbing, sidewalks, public lighting fixtures, streetname signs, and street trees, as required by the city. Such facilities should be installed inaccordance with specifications and design standards adopted by the City of Irving.

(6) Street intersections providing site access to the district should be enhanced by incorporatingsigns, accent paving, special landscaping, and lighting. Materials used in entry features shouldbe consistent with other materials used in the development.

(7) The minimum building setback, including stairwells, exclusive of any garage, from a privatedriveway or edge of parking is 8 feet

(8) Streets and driveways within a property should be aligned with meaningful destinations, suchas view corridors or significant planting areas.(9) Crosswalks should be designed for maximum safety and visibility of pedestrians. Special

paving is encouraged to visually extend the pedestrian way across the street.


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(i) Sidewalks. Sidewalks shall consist of 2 zones: a street tree/furniture zone located adjacent tothe curb and a clear zone.

(1) Street tree/furniture zone.

a. Thoughtfully selected street furniture and art elements can greatly enhance the publicrealm. Decorative streetscape amenities, such as paving, lighting, raised planters, andentrance landscaping, is required for all streets and driveways within a development site.

b. The street tree/furniture zone shall have a minimum width of 8 feet (from face of curb)and should be continuous and located adjacent to the curb.

c. The zone shall be planted with street trees at an average spacing not greater than 30 feet.

d. In addition, the zone is intended for the placement of street furniture including seating,street lights, waste receptacles, fire hydrants, traffic signs, newspaper vending boxes, busshelters, bicycle racks, public utility equipment such as electric transformers and watermeters, and similar elements in a manner that does not obstruct pedestrian access ormotorist visibility.


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(2) Clear zone.

a. Sidewalks facing storefronts shall be a minimum of 8 feet wide.

b. The sidewalk paving patterns should include a brick or brick colored unitized paver coursein the furnishing zone and concrete sidewalk in the pedestrian through zone and frontagezone. Special treatment should be provided at intersections.

c. Crosswalks should be provided at all traffic lights and on both sides of every intersection.Crosswalks may be added as pedestrian traffic increases over time.

(j) Lighting.

(1) Adequate lighting levels shall be provided in all areas used by pedestrians and automobiles,including building entries, walkways, parking areas, circulation areas, and open spaces.Required minimum lighting levels are:

a. Building entries: 4 foot candles.b. Primary pedestrian walkway: 2 foot candles.c. Secondary pedestrian walkway: 1-2 foot candles.d. Parking lot: .60 -1 foot candle.e. Enclosed parking garages for common use: 3 foot candles.


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(2) Lighting types include:

a. Exterior building lighting. Architectural lighting may be used to articulate the particularbuilding design. Lighting of cornices, up lighting, and other effects may be used. Lightingshould not cast glare onto adjacent lots or streets in any way that decreases the safety ofpedestrians and vehicles. Lights may, however, be used to create effects of shadow, relief,and outline that add visual interest and highlight aspects of the building. Recommendeddesigns are:

1. Metal halide lights.2. Wall-washing lighting fixtures.3. Decorative wall sconce and similar architectural lighting fixtures.4. Screened uplight fixtures on buildings or integrated with landscape.

b. Parking lot lighting. Driveways, parking bays/parking lots, and pedestrian circulationroutes should be lighted.

1. Concrete light fixture bases should be no taller than 8 feet.2. Pedestrian and parking lighting shall be produced from a visible source.3. Fixtures shall not exceed 12 feet in height.

c. Landscape lighting. Lights may be used to highlight trees and similar features withinpublic and private plazas, courtyards, walkways, and other similar outdoor areas at nightto create excitement and a festive ambiance.

d. Sign lighting. Sign lighting should be designed as an integral component of the buildingand sign composition. Interior plastic sign lighting, neon or fluorescent tube sign lighting,moving or flashing lighting are not permitted.


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(k) Building services.

(1) The location of above ground utility facilities should be identified early in the design process.When possible, utility facilities shall be located where they do not conflict with featuredviews, outdoor dining areas and/or site circulation. Facilities should be accessible formaintenance and service requirements.

(2) Loading docks, truck parking, outdoor storage, utility meters, HVAC equipment, trashcollection, and other service functions shall be incorporated into the overall design of thebuilding and the landscaping so that the visual and acoustic impacts of these functions arecontained and out of view from adjacent properties and public streets.

(3) Solid waste collection areas and mechanical equipment, including equipment located on arooftop but not including solar panels, shall be screened from the view of a person standing onthe sidewalk on the far side of an adjacent public street.


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(4) Screening materials for solid waste collection and loading areas shall be the same as, or ofequal quality to, the materials used for the principal building.

(l) Retail development.

(1) Vision. Much of the new retail development in the Heritage Crossing Redevelopment Districtwill be mixed-use with retail on the ground floor and residential or office uses on the floorsabove. Rather than a strip of roadside services, retail uses should be designed as a focal pointof activity, offering interesting shops, quality restaurants, and essential services in attractivebuildings and settings. These retail corridors will serve the needs of those traveling through

and the residents and workers of the community and its neighborhoods.


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(2) Retail site design principles.

a. A continuous retail use at the pedestrian level with office or residential uses on the upperfloors should be promoted throughout the district.

b. Retail uses should be arranged on either side of the street, providing parking in front ofthem. When stores are arranged across and along a street, merchants feel as if they belong

to a community, and customers feel a sense of place. Additionally, drivers are morecautious and polite as they recognize this area belongs to the people.

c. The paths that pedestrians use should be enhanced to provide shade, protection, anddifferentiation from residential areas or parking.

d. Curbside parking should be provided for convenience and to create vitality to commercialstreets. Where off-street parking is required, its impact shall be minimized throughscreening and landscaping.

e. Small arcade signs hung under the arcade are the preferred signage so shoppers are ledfrom one shop to the next.

f. Retail streetscapes should provide interest, continuity, and identity. They should alsoinclude a consistent blend of themed street furniture, consisting of streetlights, banners,benches, bollards, news racks, bus stops, and trash receptacles.


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g. Sidewalk width is dependent on surrounding uses and scale of street. Retail corridorsshould include zones for window shopping, through pedestrian traffic, outdoor eating,street trees, and hedge buffers.

h. Along such retail storefront corridors, wider sidewalks for pedestrian uses are encouraged;also wider sidewalks and sidewalk shade trees are preferred over parkways.

i. Retail streetscapes should feature a pedestrian space and incorporate landscaping, shadedareas and seating opportunities for customers. A variety of civic infrastructure should beprovided along walkways.

j. Shopping carts shall be stored within the building or screened with a wall that is integral tothe architectural design of the adjoining building.


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(3) Retail development requirements.

a. Area and height requirements.

1. Lot area: 4,500 square feet minimum.2. Setbacks:

(i) For each project, the developer will identify which lot line or lot lines arefront facades.

(ii) The build-to-line for primary structures, walls and fences on front faades shallbe the property line. Up to 33% of the building frontage on front faades mayvary from this build-to-line. There shall be no build-to-line/setbacks fortemporary buildings, structures or tents erected for special events.

(iii) Building separation. Primary buildings and parking structures shall not belocated closer than 20 from an adjacent building or structure except where afire wall meeting local code requirements is provided.

(iv) Floor area ratio = 2.8:1.

3. Lot coverage:

(i) Maximum lot coverage for retail only or with residential and/or office aboveshall be 80 percent.

(ii) The area of a porch or arcade fronting a public street is not included.

(iii) The area of an above-grade parking structure is included.

4. Building height. Mixed-use buildings with retail on the first level andresidential/office above shall be allowed with the following heights. (These heightsintend to allow a high ceiling height in the first floor retail use.)

(i) Retail floor to floor height 20 foot maximum.

(ii) 1-Story retail 35 foot maximum.

(iii) 2-Story building height 51 foot maximum.

(iv) 3-Story building height 63 foot maximum.

(v) 4-Story building height 75 foot maximum.

(vi) 5-Story building height 87 foot maximum.

(vii) 6-Story building height 99 foot maximum.


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b. Retail architectural design.

1. Facade treatment.

(i) Storefronts are the most important component of commercial architecture. Thestorefront is defined as that part of the building that fills the structural bay on

the front facade at ground level.

(ii) Storefronts shall include a base (the area under the window and usuallyopaque), the transparent window, a transom above the window, and a storefrontcornice.


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(iii) Storefronts shall contain appropriate decorative trim, have ample windowexposure, and clearly marked entrances. Wall materials that add depth andtexture and piers shall frame the storefront.

(iv) Upper facades play an important role in the identity of the street. Distinctivecornices or fascia shall be provided to give a finished appearance to the facade.

Upper story windows shall be designed to create rhythm and articulation towalls.

(v) Buildings placed at the street corners should contain special design featuressuch as towers, decorative detailing, or varied roof designs.


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(vi) Buildings shall be articulated to reflect a small-scale street frontage rhythm,with building bay widths of approximately 25-50 feet. Buildings shouldincorporate significant jogs, offsets, material changes, or other architecturalfeatures to reduce the visual length of long walls.

(vii) Entries to upper floors shall be clearly distinguishable in form and locationfrom retail entrances.

(viii) Ground level retail shall provide large windows to create visual interest andinformation for shoppers and strollers.

(ix) The use of historic design elements and materials such as awnings, porches,gables, windows on streets, and stonework is encouraged.

(x) At least 50 percent of the exterior cladding of all exterior walls fronting, orvisible from a public street, (including above grade parking structures) shall bebrick construction.

(xi) Only brick, masonry, stucco, and cementitious siding such as Hardie Board or

the equivalent may be used as exterior wall materials, excluding trim. Granite,sandstone, or pre-cast concrete may be used as decorative accents in lintels,window sills, or the base of the piers. Metal panels may be used as decorativeaccents but not as a primary building material.

2. Windows and doors.

(i) First floor exterior retail walls facing a street or parking plaza should bedesigned to maximum transparent glazing.

(ii) All windows and openings shall be trimmed or otherwise treated and be glazed

with clear or tinted glass.


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(iii) Windows may be grouped or located near strong architectural elements andshall be proportional to the building massing of the structure.

(iv) Reflective glass is not permitted.

(v) Recessed or covered main entry doors should be provided.

(vi) Doors (including garage doors) shall be wood or metal, be painted or stained,

and be hinged and constructed of raised panels or planks (not flushed withapplied trim) consistent with the construction technique.

(vii) Garage doors shall be a minimum width of 9 feet and shall be painted orstained.

(viii) Driveway gates should be in-swinging or operate parallel to the street/alley andhave a maximum opening width of 12 feet.

3. Paint/color palette.

(i) Material colors should be appropriate to the architectural style.

(ii) Brick, stone, and concrete elements should be selected in colors thatcomplement each other and these materials may not be painted.

(iii) The use of bold and highly contrasting geometric paint schemes, banding, andother applied graphics unrelated to the building architecture anduncharacteristic of the buildings surrounding context are prohibited.

(iv) The use of highly reflective, polished, or glossy materials should be limited andis inappropriate in most contexts.

4. Architectural elements.

(i) Towers, where provided, play a civic role. Their positions on private lots shallintersect the centerline axis of the view to which they respond, and mayencroach into the front setback if necessary. The tower can be either a minorvista termination (not habitable), such as a chimney, cupola, or entry feature ora habitable tower/space.

(ii) Security gates should be interior or exterior roll-up or sliding models that arenot visible from public right-of-way.

(iii) Awnings, canopies, and marquees should reflect the door and windowopenings or structural bays of the building. They may have side panels butshould not have a bottom soffit panel. Awnings should not be backlit. Theyshould be made of canvas, metal, or Neoprene impregnated fabric. Pseudo-mansard roofs are not permitted. All awnings should have a minimumclearance of 8 feet and minimum projections of 36 inches.


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(iv) Architectural lighting may be used to articulate the particular building design.Lighting of cornices, plighting and other effects may be used.

(m) Office development. For the purpose of this section, the term office development includesprofessional and business offices. The difference in operational requirements and function suggest whatform the building and site plan will take and what qualities it will exhibit. Other factors also influence aprojects design, such as whether a building is speculative or owner-occupied, tenanted by single ormultiple users, and its setting and adjacencies. These regulations apply to the full range of officedevelopment types.

Collectively, corporate architectural statements have the potential to homogenize the urbanlandscape beyond recognition. Projects should acknowledge accumulated knowledge and designcustoms and traditions of the area. New developments should strive to fit into the design parametersand predominant character already established by the community and region.

(1) Vision.Much of the new development in the Heritage Crossing Redevelopment District willbe mixed-use with retail on the ground floor and residential or office uses on the floors above.Rather than stand-alone, single use buildings, office uses should be integrated into mixed usebuildings. However, if a single use building is proposed, it should be designed to blend withthe surrounding development in attractive buildings and settings.


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(2) Office site design principles.

a. Buildings with ground-level retail and office space should, whenever possible, includeopen, clear glass windows to allow views into building interiors and to reinforce an activeshopping and business environment.


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b. Only brick, masonry, stucco, and cementitious siding such as Hardie Board or theequivalent may be used as exterior wall materials, excluding trim. Granite, sandstone, orpre-cast concrete may be used as decorative accents in lintels, window sills, or the base ofthe piers. Metal panels may be used as decorative accents but not as a primary buildingmaterial.

c. Front facade may have a minimum transparency of 30 percent. All windows and glassdoors may be included in the calculation of transparency.

d. The window to wall ratio of a typical multi-story office building should not exceed 50:50and should not be less that 30:70.

e. Front facades shall be designed to include architectural relief a minimum of every 30 feet.These may include, but are not limited to, changes in depth, columns or posts, windows,doors, or changes in material.

f. All other sides shall also reflect consistent architectural detail and character.g. Roof shape, pitch, material, and colors shall be harmonious with existing building and

overall building design.

h. The use of covered walkways, trellises, arcades, and similar architectural shading featuresis encouraged where pedestrian use will be heaviest (i.e., building entries and porte-cochere).

i. Building projections should be pedestrian-scale, proportional to the building facade, andrelate to adjacent structures. Building projections that obscure or conceal importantarchitectural elements are discouraged.

(3) Office development requirements.

a. Area and height requirements.

1. Lot area: 4,500 square feet minimum.

2. Setbacks:

(i) For each project, the developer will identify which lot line or lot lines are frontfacades.

(ii) The build-to-line for primary structures, walls, and fences on front facades

shall be the property line. Up to 33 percent of the building frontage on frontfacades may vary from this build-to-line. There shall be no build-to-line/setbacks for temporary buildings, structures, or tents erected for specialevents.


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(iii) Building separation. Primary buildings and parking structures shall not belocated closer than 20 feet from an adjacent building or structure except wherea fire wall meeting local code requirements is provided.

(iv) Floor area ratio = 2.8:1.

3. Lot coverage:

(i) Maximum lot coverage for office only or with residential above shall be 80percent.

(ii) The area of a porch or arcade fronting a public street is not included.

(iii) The area of an above-grade parking structure is included.

4. Building height. Mixed-use buildings with office on the first level andoffice/residential above or office only buildings shall be allowed with the followingheights. (These heights intend to allow a high ceiling height in the first floor officeuse.)

(i) Office floor to floor height 20 foot maximum

(ii) 2-Story building height 51 foot maximum

(iii) 3-Story building height 63 foot maximum

(iv) 4-Story building height 75 foot maximum

(v) 5-Story building height 87 foot maximum

(vi) 6-Story building height 99 foot maximum


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5. Office facade.

(i) Walls.

(a) The traditional means of diminishing a buildings perceived mass is bydividing it into horizontal segments that relate to the base, middle, and

top of the structure. Most any structure will fit this model though otherways of breaking up the mass of a building are acceptable if effective.Design approaches that attempt to exaggerate the mass of a building orintend a monolithic appearance are discouraged in most cases.

(b) Buildings shall reduce their apparent bulk by dividing themselves intosmaller distinct volumes or masses. As a general rule, a building shallexhibit three or more smaller intersecting masses.

(c) All sides of a building shall reference consistent architectural detail andcharacter. All side walls and screen walls shall be architecturally

integrated with the building or master planned area.


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(ii) Windows.

(a) Glazing provides interest for the pedestrian, connects the buildingexterior and interior, puts eyes on the street, promotes reusability, andprovides a human-scale element on building facades. Projects subject tothis section should meet the following minimum glazing requirements,but glazing should not be limited to the areas discussed.

(b) On the front facade, at least 40 percent of the wall area that is between 2and 10 feet above grade shall consist of glazing. The second floor shallprovide a minimum of 25 percent glazing between 3 and 8 feet, asmeasured from that storys finished floor level.

(c) On all other publicly visible facades, at least 25 percent of the wall areabetween two and ten feet above grade shall consist of glazing. Thisrequirement does not apply if the building code prohibits windows onsuch facades.


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(iii) Doors.

(a) Recessed or covered main entry doors should be provided.

(b) Doors should be hinged. Doors, except garage doors, should beconstructed of planks or raised panels (not flushed with applied trim)which express the construction technique.

(c) Garage doors shall be a minimum width of 9 feet and shall be painted orstained.

(d) Driveway gates should be in-swinging or operate parallel to thestreet/alley and have a maximum opening width of 12 feet.

(e) Security doors and window grills may be approved by the planning andinspections director during the construction document submission.

(iv) Paint/color palette.

(a) Changes in paint color, building material, and/or texture should occurwith a horizontal change in wall plane or in association with a stronglypronounced scoring, expansion joint, reveal, or other similar wall detailchange.


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(b) The use of bold and highly contrasting geometric paint schemes, banding,and other applied graphics unrelated to the building architecture anduncharacteristic of the buildings surrounding context are prohibited.

(c) The use of highly reflective, polished, or glossy materials should belimited and is inappropriate in most contexts.

(v) Architectural elements.

(a) Awning. For reasons of durability, function, and appearance over the lifeof a building, awnings (and similar shading element) composed of metalor other rigid architectural material are preferred over cloth/fabricmaterials. Should fabric awnings be used, the material should have a highUV rating. Awning designs that are composed of highly contrastingcolors and that are translucent and illuminated from within are generallydiscouraged.

(b) Porte-cocheres provide a sense of scale to the facade of a building andcatches breezes in the warmer months. They connect a building to itscontext by orienting the entrance to the street. The various components ofporte-cocheres, including roof, columns, railings, and steps, provide scaleand detail to historic buildings similar to those elements at porches.

(c) Paseos provide public access, reduce the scale of larger development

parcels, and reinforce pedestrian connections in the city. Paseos should bestrategically located at regular intervals to create pleasant and invitingpassageways that provide utility and connect areas of pedestrian activity.Paseos should serve the dual purpose of accommodating the natural flowof pedestrian traffic and as destinations, offering such amenities asoutdoor dining and sitting areas supported by vistas, tables for board andcard games, sun and shade, landscape, sculpture, and fountains.


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(d) Private courtyards and plazas may be incorporated into the design as openspaces.

(n) Multifamily development.

(1) Vision. Much of the new development in the Heritage Crossing Redevelopment District willbe mixed-use with retail or office on the ground floor and residential and/or office uses on thefloors above. Rather than stand-alone, single use buildings, multifamily uses should beintegrated into mixed-use buildings. However, if a single use building is proposed, it shouldbe designed to blend with the surrounding development in attractive buildings and settings.


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(2) Multifamily site design principles.

a. These design principles apply to all new multifamily residential development. The plancontemplates 3 to 6 story mixed-use buildings with retail on the first level and residentialon the upper floors, and 4-story purely residential buildings with surface/garage parking.

b. Because of their higher densities, multifamily dwellings or developments tend to generatelarger parking areas, bulkier structures, and an overall decrease in private open space.However, well-designed multifamily projects and outdoor spaces can contribute to avisually pleasing environment that supports Irving's local character and promotes socialinteraction and pride among its residents. Such mixed-use, higher-density buildingsattract a critical mass of people and activity and add to the attractiveness of an urbancenter. They can reduce the number of driving trips for non-work purposes.

c. An essential feature of pedestrian-scale streets is on-street parking to create a bufferbetween traffic and sidewalks, to calm traffic in commercial and residential areas and toprovide direct access to the front doors of businesses and residences. The project willattract residents because of its central location, proximity to parks and shopping, its mainstreet design, and mix of uses.

d. Site planning is perhaps as important as the buildings themselves. The location and"footprint" of a structure on each individual parcel and the relationship with nearbybuildings, open space, and properties are critical to the overall character of any project.The varied physical environment within the City means special attention should be givento the location and spacing of each structure. To maintain visual character, the followingvisual concepts and guidelines should be followed as closely as possible.

e. Appropriate building placement should be used to reduce the perception of bulk,maximize open space, increase pervious areas, and provide community-gathering spaces.


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f. Buildings should be generally oriented parallel to streets with varying setbacks to providevisual interest, varied shadow patterns, and reduce the appearance of bulk.

g. New buildings should be designed and oriented to spatially define and activate streets andcommon open space areas with building entries, storefronts, and pedestrian routes.Commercial storefront uses should face public spaces and street edges.

h. Maximum density will not be prescribed in this section, since height limits, floor-arearatio (FAR), parking requirements, and other design standards/guidelines should ensurethat new development appropriately fits the context.

i. The design and orientation of common open spaces should take advantage of availablesunlight and should be sheltered from the noise and traffic of adjacent streets or otherincompatible uses.

j. Multifamily projects should incorporate pedestrian connections to adjoining residential orcommercial areas and other compatible land use facilities.

k. These architecture standards are included to ensure that buildings incorporate a minimumlevel of design. It is not the intent of these regulations to achieve a unified architecturalmultifamily theme in the City, or to dictate architectural choices in a multifamilydevelopment. These regulations are intended to be flexible, and to permit a wide range ofarchitectural themes and choices that incorporate quality design and materials.

l. All sides of a multifamily building visible from a public right-of-way (not including analley) should display a similar level of quality and architectural detailing. The majority ofa buildings architectural features and treatments should not be restricted to a singlefacade. Building details, including roof forms, windows, doors, trim, and siding materials,should reflect the architectural style of the building.

m. Architectural elements such as bays, bay windows, recessed or projecting balconies,verandas, balconies, porches and other elements that add visual interest, scale, andcharacter to the neighborhood are encouraged.


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n. Especially important is the ground-floor design of buildings and its interaction withadjacent public streets, sidewalks, and open spaces. The ground-floor is the portion of abuilding that, if designed well, can create high-quality visual interest and a human scalethat pedestrians find comforting, inviting, and safe. Key elements that contribute to such apedestrian environment include first-floor openings (doors and windows), emphasizedcustomer/user entrances, materials, targeted landscaping, and continuity of the frontbuilding line along a block to heighten the sense of enclosure.

o. Clubhouses, recreational buildings, and other support buildings should match thearchitectural style of the building.

p. Trash enclosures should be constructed of concrete masonry units finished similar tobuildings in the project. All trash enclosures should have opaque metal gates that aredesigned consistent with the project. Small trash containers should be placed in inside

courtyards, pool areas, and other community spaces.

q. Grouped mail boxes should be located in enclosures to provide shade and weatherprotection. Mailbox enclosures should be located convenient to short-term parking andmeet federal accessibility standards.

r. No mechanical equipment (air-conditioning, heating units, etc.) should be mounted on, orattached to any roof. Mechanical devices such as exhaust fans, vents, and pipes should bepainted to match adjacent roof surfaces. Ground-mounted air conditioning units should belocated behind side yard privacy return walls.

s. Solar panels, if provided, should be mounted directly to the sloped roof plane and beintegral to the roof design. Roof-mounted solar panel equipment should be similar to theroof color and appearance and have a reflective value of less than 20 percent. Non-camouflaged solar panel equipment should be located behind a parapet.


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(3) Multifamily development requirements.

a. Area, height and density requirements.1. Maximum lot coverage for each use shall be:

(i) 3- to 5-story apartments (non-mixed use): 65 percent.

(ii) Residential over retail(mixed-use): 75 percent.

(iii) The area of a porch or arcade fronting a public street is not included in thecalculation of the lot coverage.

(iv) The area of an above-grade parking structure is included in the calculations oflot coverage.

2. Mixed-use buildings with retail in the first level and residential above or purelyresidential buildings shall be allowed the following heights. These heights intend toallow a high ceiling height in the first floor retail use.

(i) Retail ceiling height 20 foot maximum

(ii) 2-Story building height 40 foot maximum

(iii) 3-Story building height 63 foot maximum

(iv) 4-Story building height 75 foot maximum

(v) 5-Story building height 87 foot maximum

(vi) 6-Story building height 99 foot maximum

3. Minimum density: 30 units per acre.

b. Multifamily facade requirements.

1. Walls

(i) The traditional means of diminishing a buildings perceived mass is bydividing it into horizontal segments that relate to the base, middle, and top ofthe structure. Most any structure will fit this model though other ways of

breaking up the mass of a building are acceptable if effective. Designapproaches that attempt to exaggerate the mass of a building or intend amonolithic appearance are discouraged in most cases.


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(ii) Long stretches of unarticulated wall are not permitted. Projections, recesses,and reveals with a minimum change of plane of 12 inches should be providedat regular intervals along the building frontage. Human scale detailing such asreveals, belt courses, recessed windows or doors, color or textural differences,or strongly expressed mullions are also encouraged.

(iii) Buildings shall reduce their apparent bulk by dividing themselves into smallerdistinct volumes or masses. As a general rule, a building shall exhibit three or

more smaller intersecting masses.

2. Windows.

(i) A minimum of 35 percent of the total wall area of each street-facing ground

floor building facade shall be comprised of pedestrian entrances (doors),windows, and/or vehicle entry drives.

(ii) Windows should be architecturally compatible with the style, materials, colors,and details of the building. Windows should be vertically proportioned orsquare. To the extent possible, upper story windows should be verticallyaligned with the location of windows and the doors on the ground level,including storefront display windows.


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3. Doors.

(i) All building entrances should be emphasized through incorporation of abuilding recess, projection, canopy, or similar design element.

(ii) Buildings should be designed with at least one pedestrian entrance facing aperimeter or internal street, or a pedestrian walkway connected to a publicsidewalk. When a building has frontage on more than one street, it should havean entrance on each frontage or at the corner of the building.

(iii) The buildings primary facade and entrance should face the primary abuttingaccess street or an adjacent public plaza, park, or on-site amenity.

(iv) Covered porches and non-habitable entry features may project 6 feet intosetbacks (other than front facade, zero-setbacks).

(v) Building stairs less than 42 inches in height may project up to 10 feet into afront yard.


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4. Roofs.

(i) Roof-lines should be segmented and varied within an overall horizontalcontext. Varying heights are encouraged.

(ii) Use of vertical elements such as towers may be used to break up horizontalmassing and provide visual interest.

(iii) Hipped or gabled roofs covering the entire building are preferable to mansardroofs and segments of pitched roofs applied at the buildings edge.

(iv) Roofs should reflect a residential appearance through pitch and use ofmaterials.

(v) Roof pitch for a porch may be slightly lower than that of the main building.

(vi) Parapets and flat roofs are also allowed.

5. Building materials.

(i) Brick, masonry, or stucco are required materials for all exterior walls.Cementitious siding such as Hardie Board or the equivalent may be used as anaccent material.

(ii) Building materials should be durable, require low maintenance, and relate asense of quality and permanence. Frequent changes in materials should beavoided.

(iii) Textures, colors, and materials should unify the building and its elements.


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(iv) Exterior columns for trellises, porches, or colonnades should utilize materialsand colors that are compatible with the adjacent building.

(v) Distinctive architectural elements, materials, and colors should be used todenote primary building entries or individual unit entries.

(vi) Materials tend to appear substantial and integral to the structure when materialchanges occur at changes in plane.

(vii) Exterior materials and architectural details should compliment each other andshould be stylistically consistent.

(viii) Exposed gutters and downspouts should be colored to match fascia or wallmaterials, unless designed as an outstanding architectural feature of the overalltheme.

6. Parking

(i) Parking structures are encouraged to reduce the amount of lot coveragededicated to parking. In order to ensure that parking structures enhance theoverall appearance of the project, parking structures should be decorative innature. Flat or unarticulated walls are prohibited; rather, parking structuresshould be similar in appearance, design, and scale to adjacent buildings. Theground floor of parking structures that are adjacent to a street should bedesigned to incorporate usable spaces, such as retail or residential.


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(ii) Parking garages that are visible to the public streets should use some of the

following solutions to integrate the garage into the building design.

(a) Facade articulation and modulation through changes in vertical wall planeand/or a change in building material;

(b) Use of real windows with glazing that may be translucent, but should notinclude black or mirrored glass or similar opaque glazing;

(c) Use of false windows defined by frames, lintels, or sills;

(d) Integration of multiple building entrances;

(e) Buffering of the street edge with landscaping, berms, or landscaped built-in or movable planters; or

(f) Similar architectural detailing consistent with the intent to maintain anattractive and safe streetscape for pedestrians.

(iii) Carports and private garages should be limited to 72 feet in length.

(iv) Carports should be permitted only for multifamily use and are not permitted forsingle-family uses.


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(v) Detached garages and carports should incorporate compatible materials, scale,colors, architectural details, and roof slopes similar to those of the primarymultifamily buildings.

(vi) Parking areas should be located in the developments interior and not along thestreet frontage wherever possible. Driveway openings along street frontagesshould be minimized.

7. Provisions for future retail use. Many of the residential buildings in the HeritageCrossing Redevelopment District are intended to have retail on the first floor of thebuilding. During the initial phases of redevelopment, if there is not enough

residential activity to support the businesses, projects can convert first floor retail toresidential use. However, provision should be made for future reversion to retail use.For this purpose, the first floor units should have a height of 15-0 minimum.


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8. Architectural elements.

(i) Awnings. For reasons of durability, function and appearance over the life of abuilding, awnings (and similar shading element) composed of metal or otherrigid architectural material are preferred over cloth/fabric materials. Shouldfabric awnings be used, the material shall have a high UV rating. Awningdesigns that are composed of highly contrasting colors and that are translucentand illuminated from within are prohibited.


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(ii) Chimneys. Units with an exposed chimney from a fireplace shall be clad inbrick, stucco, stone, or clapboard.

(iii) Plazas incorporating seating areas and other amenities shall be provided. Plazasshall have a minimum dimension (width or depth) of 10 feet and a minimumarea of 300 feet, and shall be surfaced with pavers or textured concrete.

(iv) Porches, balconies, and terraces in multifamily dwellings enhance safety in thepublic realm by providing eyes on the street. Balconies may project up to 5feet into any yard that faces a street.

(v) Towers may be either a minor vista termination (not habitable), such as achimney, cupola or entry feature or a habitable tower/space.

(vi) An archway or gate located along the sidewalk can provide a dramatic point ofentry to courtyard apartment properties while also serving to better separate thepublic and private realms and offer additional security.


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9. Sidewalks and driveways.

(i) Access provisions in compliance with accessibility and ADA laws should beincorporated into the sites overall pedestrian circulation system.

(ii) Sidewalk materials should be either concrete or brick.

(iii) Curb ramps should be designed to minimize the grade, cross-slope, and

changes in level experienced by users. The slope of a curb ramp should notexceed 8.33 percent, and the cross-slope should not exceed 2 percent.

(iv) Entry drives should have an adjacent pedestrian entry path. Additionally, whereappropriate, developments should provide safe pedestrian connections toadjoining neighborhoods, commercial projects, and other compatible land uses.

(v) Ground cover, trees, or shrubs on properties or setbacks adjacent to the

sidewalk should be pruned. Overgrown vegetation can encroach onto thewalkway and pose obstacles, inhibiting pedestrian access.


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10. Open space.

(i) The arrangement of open space should be appropriate in its design andfunction. The common open space should be centrally and convenientlyoriented to the residential units and should be in one large area in order toprovide ample space for required amenities. Private open space should bedesigned as an extension of the indoor living area, providing an area that isuseable and has some degree of privacy.

(ii) Amenities for the common open space area should be provided for the activeand passive use by the tenants, and should reflect the scale of the project. Someof these amenities may include:

(a) Recreation building for indoor activities.

(b) Barbecue areas with seating.

(c) Children's playground with equipment and/or paved area with benchseating.

(d) Swimming pool and/or whirlpool spa with sundeck area.

(e) Gazebos/patio cover.

(f) Grass areas of sufficient size to support recreational activities.

(g) Interior courtyards should feature special pavement treatments and focalpoints such as fire-pits, sculptures, pools, and spas. Pots and potted plantsshould be abundant in these areas. When possible, planters and tree wellswill be provided. These areas may also include shade structures, accentlighting, and site furniture that reinforce the individual themes of eachcourtyard.


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(o) Administration.

(1) Modifications to the minimum standards established by this Section 52-32h may beaccomplished through:

a. The planning and inspections director may approve minor variations from these design

standards in specific instances as long as they meet the spirit and intent of the designstandards. Criteria for approval of minor variations include, but are not limited to, (1)compatibility with surrounding development, (2) compliance with all other requirementsof the approved zoning of the property, (3) that the variations is an enhancement beyondthe minimum design standards, (4) architectural design and creativity, and (5) theprovision of other enhancements such as landscaping, signs, screening, paving, and treepreservation beyond these minimum standards.

b. S-P-1 or S-P-2 zoning. Requests for S-P-1 or S-P-2 zoning shall be processed the same asany other zoning request, and shall not be required to obtain a recommendation from thepreservation and redevelopment board.

(2) Building permit applications for projects that comply with the approved zoning and the designstandards established by this Section 52-32h may be issued by the planning and inspectionsdirector without the need for any other public hearing or site plan approval.

(p) Applicability.

(1) The standards established by this Section 52-32h shall apply to all newly constructed retail(including restaurants), office, and multifamily structures within the boundaries of theHeritage Crossing Redevelopment District. If an existing retail, office, or multifamilystructure is expanded by 51 percent or more of its first floor area, or if it is being repaired,

remodeled, rehabilitated, or otherwise improved to the point that the value of the repairs,remodeling, rehabilitation, or improvements constitute at least 51 percent of the current valueof the structure as established by the most current value established by the Appraisal District,the entire structure shall be brought into compliance with the standards established by thisSection 52-32h.


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(2) All other structures within the boundaries of the Heritage Crossing Redevelopment Districtnot utilized for retail, office, or multifamily uses shall be governed by all other applicableordinances of the City, including, but not limited to, Section 52-32f. Downtown DevelopmentDistrict, Section 52-35a. Landscaping and Tree Preservation, and Section 52-35c. CommercialDesign Standards.

(q) Glossary. As used in these sections, the following words have the prescribed meaning:

Accessory building. In a residence or apartment building, a subordinate building, attached to ordetached from the main building, without separate utilities, not used for commercial purposes and notrented or containing servants quarters, a washroom, a domestic storage, or space for 1 or 2automobiles. In any other district, a subordinate building, the use of which is incidental to, and usedonly in conjunction with, the main building.

Alley. A public space or thoroughfare which affords only secondary means of access to propertyabutting thereon.

Apartment. A room, or suite of rooms, in an apartment house arranged, designed, or occupied as theresidence by a single-family, individual, or group of individuals.

Basement. The portion of a building between floor and ceiling that is partly below and partly abovegrade, but also located such that the vertical distance from grade to the floor below is more than thevertical distance from grade to the ceiling.

Berm. An earthen mound designed to provide visual interest, screen undesirable views, and/ordecrease noise.

Block. An area within the city enclosed by streets, and occupied by, or intended for, buildings.

Building. Any structure or building for the support, shelter, and enclosure of persons, animals, or

movable property of any kind.

Building line. A line measured from, and parallel to, the street line with which the facade shall becoextensive if the building faces the street.

Business. Includes retail, commercial, and manufacturing uses and districts as herein defined.

City. The City of Irving, Texas.

Carport. An open-sided car shelter. It shall be grouped in rows of 6 to 10 spaces maximum.

Depth of rear yard. The mean horizontal distance between the rear line of a building (other thanaccessory building) and the rear lot line.

Decorative paving. Paving made up of solid, precise, modular units, stamped concrete, seededconcrete, colored concrete, or a combination of the above.


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Development. The erection, alteration, or extension of any building or part thereof, or the change ofuse or occupancy of any building or land for which a building permit or certificate of occupancy isrequired under city ordinance or the project involving such activity.

Dwelling unit. A building or portion of a building that is arranged, occupied, or intended to beoccupied as living quarters.

Floor area ratio. The ratio of total square footage of buildings, to the total square footage of the

site.

Front yard. An open, unoccupied space on a lot facing a street on which the structure shall face andextending across the front of the lot between the side yard lines, and being the minimum horizontaldistance between the street line and the main building or any projections thereof other than theprojections of the usual steps or eave overhang.

Gross floor area. The gross floor area of an apartment house measured by taking the outsidedimensions of the apartment building at each floor level, excluding the floor area of basements andattics not used for residential purposes.

Gross leasable area. The total floor area of a building that is designed for tenant use, includingbasements and mezzanines and measured to centerlines of joint partitions and to outside of exteriorwalls, excluding mechanical equipment, storage, restrooms, stairwells, elevator shafts, and othercommon areas.

Height. The height of a building, or portion of a building, shall be measured from the averageestablished grade at the street lot line or from the average natural ground level, if higher, or, if no streetgrade has been established, to the deck line if mansard roofs; and the mean height level between eavesand ridge for hip and gable roofs. In measuring the height of a building, the following structures shallbe excluded: chimneys, elevator bulkheads, tanks, radio and TV towers, ornamental cupolas, domesand parapet walls not exceeding 4 feet in height.

Landscape buffer. A combination of physical space or vertical elements such as plants, berms,fences, or walls, the purpose of which is to separate and screen incompatible land uses from each other.

Landscaped area. Any combination of living plants (such as grass, ground cover, shrubs, vines,hedges, or trees) and non-living landscape material (such as rocks, sand, pebbles, mulch, walls, fences,or decorative paving materials).

Lot. Land occupied, or to be occupied, by a building and its accessory building, and including suchopen spaces as are required under this Section 52-32h, and having its principle frontage on a publicstreet or officially approved place, which lot shall consist of at least 75 percent of land on which a

structure or building may be built under the applicable provisions of the City zoning ordinance exceptfor front, side, and rear yard requirements.


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Lot coverage. The area of a lot covered by buildings, roofed areas, or parking structures, determinedby dividing that area of the lot occupied or covered by the total horizontal projected surface of allbuildings and parking structures by the useable area of the lot.

Lot line. The lines bounding a lot as defined herein.

Masonry construction. In the residential districts, the term includes wood framing with brick orstone veneer.

Mixed use (with non-residential). A building containing more than one authorized use other thanresidential uses.

Mixed use (with residential). A building containing more than one authorized use with non-residential uses limited to the ground floor.

Multifamily. Any building, or portion thereof, that is designed, built, rented, leased, or owned by 5or more occupants/families, living independently of each other, and maintaining separate cookingfacilities.

Non-conforming uses. A building, structure, or use of land lawfully occupied at the time of theeffective date of this Section 52-32h and which does not conform to the use regulations of the district inwhich it is situated.

Non-permeable. Any surface lacking the ability for air and water to pass through to the root zone ofplants.

Open space. Area included in any side, rear, or front yard or any unoccupied space on the lot that isopen and unobstructed to the sky except for the ordinary projection of cornice, eaves, and porches.

Office. Any building, or portion thereof, wherein the primary use is the conduct of business,

professional services, administration, research, or use by sales/manufacturers representatives. Anoffice shall not involve manufacturing, fabrication, production, processing, assembling, cleaning,testing, repair, or storage of materials, goods, or products, or the sale and/or delivery of any materials,goods, or products that are physically located on the property.

Parking spaces. An area of not less than 162 square feet (measuring approximately 9 by 18 feet),not on a public street or alley, surfaced with an all-weather surfaced drive-way connecting the parkingspace with a street or alley permitting free ingress and egress. In any single-family dwelling, duplex, orapartment district, the parking of trucks or buses for commercial purposes shall not be permitted. Head-in parking adjacent to public thoroughfares wherein the maneuvering is done on a public street, shallnot be classified as off-street parking in computing the parking requirements for any use.

Porch. Any gallery, veranda, terrace, piazza, portico, or similar projection from the main wall of abuilding and covered by a roof, other than a carport with no side enclosures (except screens andhandrails).


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Private garage. An accessory building, or portion thereof, in which not more than 5 privatelyowned motor-driven vehicles are stored by occupants of the premises, not more than one of which maybe a truck not to exceed 1-1/2 ton capacity.

Public garage. A building, or portion thereof, used for repair, care, or servicing of motor-drivenvehicles, or where motor-driven vehicles are equipped for operation, or kept for hire or sale, but notincluding the open storage of trucks, trailers, and vans.

Rear yard. The required rear yard is an open space, unoccupied and unobstructed, extending acrossthe rear of a lot from one side lot line to the other side lot line.

Restaurant. A place of business whose primary source of revenue is derived from the sale ofprepared food to the general public for consumption. The term shall not include bakery, pastry shop,meat market, or ice-cream parlor if on-premises consumption of food is not allowed.

Screen. A method of reducing the impact of noise and unsightly visual intrusions with lessoffensive or more harmonious elements such as plants, berms, fences, walls, or any appropriatecombination thereof.

Shade tree. Sometimes evergreen, usually deciduous, tree planted for its high crown of foliage oroverhead canopy; a large woody perennial having one or more self-supporting stems and numerousbranches reaching a mature height of at least 25 feet and a mature spread of at least 20 feet.

Side yard. An open, unoccupied space within a lot, situated between the building and side line ofthe lot and extending through from the front yard to the required rear yard. Any lot line, not the rearline or a front line, shall be deemed a side line.

Storefront. The front side of a retail store or building facing a street or a front facade as definedby the developer.

Street. Any thoroughfare or public driveway, other than an alley, and more than 20 feet in width,that has been dedicated or deeded to the public for public use.

Street line. A dividing line between a lot, tract, or parcel of land and a contiguous street.

Width of side yard. The mean horizontal distance between a side wall of a building and the side lineof the lot.

Yard. An open, unoccupied space other than a court, on a lot on which a building is situated andwhich is unobstructed from the ground to the sky.

SECTION 2. That the Heritage Crossing Redevelopment District Overlay is herebyestablished for the property described in Section 53-32h(b) of Section 52-32h. Heritage CrossingRedevelopment District, and the City Planner is hereby directed to revise the Official Zoning Mapsof the City of Irving, Texas, attached to Ordinance No. 1144 to show this overlay district.


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SECTION 3. Any person violating any of the provisions of this ordinance shall be deemedguilty of a misdemeanor, and each such person shall be deemed guilty of a separate offense for eachand every day during which any violation is committed, continued, or permitted, and upon convictionof any such violation such person shall be punished by a fine in an amount not less than one dollar($1.00) nor more than two thousand dollars ($2,000.00).

SECTION 4. That this ordinance shall take effect immediately from and after its passage andpublication as provided by law.

SECTION 5. Should any paragraph, sentence, clause, phrase, or section of this ordinance beadjudged or held to be unconstitutional, illegal or invalid, the same shall not affect the validity of thisordinance as a whole or any part or provision thereof, other than the part so declared to be invalid,illegal, or unconstitutional, and shall not affect the validity of the comprehensive zoning ordinance as awhole.

SECTION 6. That this ordinance shall prevail over any other ordinance which is in conflictwith the provisions of this ordinance.

PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF IRVING, TEXAS,

on June 11, 2009.

________________________________HERBERT A. GEARS

MAYOR

ATTEST:

_______________________________Janice Carroll, TRMCCity Secretary

APPROVED AS TO FORM:

_______________________________Charles R. AndersonCity Attorney

heritage crossing design guidelines ordinance

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