FORT WORTH SOUTH D G adv design dallas sum... · FORT WORTH SOUTH DEVELOPMENT GUIDELINES I NTRODUCTION In Fort Worth South, we believe we have a unique commodity in our City District

FORT WORTH SOUTH DEVELOPMENT GUIDELINES

P A G E 1

C O N T E N T S

Introduction ................................................................................................................................................. 2

Overall Map ................................................................................................................................................. 4

District Street Map ...................................................................................................................................... 5

Neighborhood Examples ............................................................................................................................. 6

Thoroughfare Types ..................................................................................................................................... 7Parkways ........................................................................................................................................ 8118' Right of Way - Example: West Rosedale ............................................................................. 1160 Foot Right of Way - Example: Pennsylvania Ave. .................................................................. 1260 Foot Right of Way - Example: Magnolia Ave. ....................................................................... 1350 Foot Right of Way - Example: Henderson ............................................................................. 14Alley Right of Way - Example: Oleander .................................................................................... 15

Open Space ................................................................................................................................................ 16

Building Types ........................................................................................................................................... 21Parking ......................................................................................................................................... 22General Notes .............................................................................................................................. 23Type I Detached House or Duplex .............................................................................................. 24Type II Detached Bungalow / Cottage ........................................................................................ 27Type III Townhouse ..................................................................................................................... 31Type IV Courtyard Apartment Building ..................................................................................... 33Type V Flex Residence / Workplace ............................................................................................ 36Type VI Shopfront / Mixed Use Building .................................................................................. 39Type VII Liner Building .............................................................................................................. 43Type VIII Commercial Corridor Building ................................................................................... 49Type IX Large Footprint Retail/Big Box Retail .......................................................................... 52Type X Specialty Buildings .......................................................................................................... 54

Transitions in Re-Development ................................................................................................................. 55

Landscape Guidelines ................................................................................................................................ 57Plant List ..................................................................................................................................... 59Streetscape Furnishings ............................................................................................................... 63

About Fort Worth South ........................................................................................................................... 69

Resources ................................................................................................................................................... 70

Bibliography ............................................................................................................................................... 73

Contents


I N T R O D U C T I O N

In Fort Worth South, we believewe have a unique commodity inour City District. There are 1400acres full of charm, character andhistory — all which need to bepreserved, revitalized, enhanced,and enjoyed. We also have aresponsibility to residents, businessowners, users, employees, visitors,and investors to ensure the con-tinuation and viability ofFort Worth South. These guide-lines are a demonstration of thatresponsibility — to provide adevelopment framework that willequally benefit everyone concerned.

There is a viable growing marketin Fort Worth South. It includes anumber of Fort Worth’s premierextant neighborhoods with vintageretail and commercial buildingsrarely found in the United States.It was an entrepreneurial spirit thatestablished the area in the begin-ning, and we continue to honorthat spirit today. These guidelinesare not meant as a handicap, but toaid and encourage redevelopment,while diligently respecting theintegrity of Fort Worth South.

The same simple patterns existhere that exist in all other out-standing and successful redevelop-ment areas across the country.The most basic element, the street,provides the borders and thorough-fares and defines our public realm.It is important to maintain thetraditional design elements foundhere — pedestrian scale, sidewalks,canopy trees, and buildings in close

proximity to the street. We arecommitted to bring back greateractivity to the street — to encour-age walkability, vibrance, andenergy along them rather than carssimply moving through them.

Fort Worth South was originallyplatted between 1890 and 1920and was dominated by a street railtransit system rather than indi-vidual automobiles. As a result,trolley cars were the primary modeof transportation, which made thearea low speed and pedestrianoriented. With the modernaddition of so many cars, we arechallenged by their use and storageso that they do not overwhelmtheir surroundings. We canaccomplish this by placing parkingbehind buildings or in structures,minimizing surface parking lots,and re-introducing a pedestrian-friendly scale to the street.

We have established ten differentbuilding types that we will encour-age development within theDistrict. Our main concernsinvolve building height, placementand position on the street, materialsused, overall compatibility, and use.All of these design decisions areimportant because they can eitherenhance or destroy an area. Thisincludes renovated buildings andnew ones. Fort Worth South hasbeen home to huge medicalcampuses, so appropriate integra-tion among them is essential to theDistrict’s well being.

We also recognize that we live in

an age where going to a large scalegrocery or discount store is oftenmore convenient than shoppingseveral smaller retail stores.Fort Worth South is not meant tobe an exclusive area – “big box”retailers are equally welcome.These guidelines suggest designelements, proportions, details, andthe use of natural materials,providing ways for other retailersto live in harmony within thedistrict while protecting its overallcharm and character.

Every builder, developer andinvestor wants an insurance policyto protect them from developmentdisaster. These guidelines providean “assurance” policy. They area source of information to you,standards, and goals that havealready been embraced by ourstakeholders, zoning commission,city council, neighbors, and thosewith a vested interest in theredevelopment district. They areyour assurance of a compatible,viable, and cohesive framework foryour project. We welcome youto Fort Worth South and inviteyou to join us in this exciting andrewarding challenge of recreatingnew urbanism.

IntentAs we look at potential projects

with local businesses and residents,property owners, developers andinvestors, the question, “Whatcan be built on this site?” is oneveryone’s mind.

2 P A G E Introduction


P A G E 3

This framework has been created to guide thepattern and character of development in Fort WorthSouth in the effort to create places of enduring value.

ApproachAs development proposals come forward, it is critical

to be able to describe how specific buildings and publicspaces fit into the overall pattern of Fort Worth Southneighborhoods. The Development Framework breaksthis desired pattern down into the component elementsof Thoroughfares, Open Spaces, and Buildings.Arranging these pieces coherently can create memo-rable places that are more than the sum of their parts.

The approach taken in these urban design guide-lines starts with the part with the largest impact uponthe pattern, specifically:

◆ How wide and how fast is the street?

◆ Is the street scaled and detailed for carsand pedestrians?

◆ Where are buildings placed relativeto the street?

◆ How big are the buildings?

◆ Where is the parking located?

When these larger scale elements are addressed,refinements of architectural style, landscaping, streetfurniture and signage can be applied at a finer grain.

T R A D I T I O N A L N E I G H B O R H O O D P A T T E R N

Introduction

SF - Single FamilyMF - Multifamily

© Peter Calthorpe, The Next American Metropolis


4 P A G E Overall Map

O V E R A L L M A P


P A G E 5

D I S T R I C T S T R E E T M A P

District Street Map


The framework describes thestreets and configuration ofbuildings in detail. While buildingtypes and uses should overlap, thefour categories are as follows:

Neighborhood GeneralThe building types envisioned

for the Neighborhood Generalcategory will be houses, town-houses, and apartment buildingswith yards as described and includea provision for out-buildings asgarages and accessory units.Porches are encouraged. Off-streetparking will be confined to the rearof the lots.

N E I G H B O R H O O D E X A M P L E S

Neighborhood CenterThe building types envisioned

for the Neighborhood Centercategory will be attached buildingswith no required side setbacks andvery small front setbacks. Thispermits most of the open space onprivate lots to be located to the rearand away from traffic. Thesebuildings will be essentiallyresidential. Ground floor commer-cial uses are encouraged specified.Off-street parking will be confinedto the rear of the lots.

Commercial DistrictThis category allows Com-

mercial Corridor buildings withhigher intensity use. At least oneside of these building must align tothe sidewalk in a disciplinedmanner.

Special DistrictsIndustrial and hospital

campuses should be locatedadjacent to existing campuses or atthe District’s edges.

6 P A G E Neighborhood Examples

Little Rock, Arkansas, Neighborhood Center Celebration, Florida, Flex-Use Building

Celebration, Florida, General Neighborhood Orlando, Florida, Retail Cluster


P A G E 7

Rosedale Street is the primary east/west routethrough Fort Worth South, connecting IH30 andIH35. It provides easy access to hospital campuses,institutions, and retail. The Rosedale realignment willprovide additional opportunities for business redevelop-ment and street beautification.

Two very important goals in improving thestreetscape along our major boulevards are:

1. To create street vistas by framing views andestablishing an edge for a unified look and protectedfeeling, increasing the value of development framingthe street.

2. To reestablish activity on the street by focusingon pedestrian use finely detailed elements, creatingoutdoor enclosures and providing a safe buffer betweenthe sidewalk and traffic lanes using street trees.

T H O R O U G H F A R E T Y P E S

Streetscape design should include:

◆ A planting strip at curbside when possible

◆ Minimum 4" caliper irrigated trees, spaced at 25'-30'

◆ Use of tree grates or tree guards when not inplanting strips

◆ Scaling tree species to location or street width

◆ Mixing species along street in groupings

◆ Full canopy trees in open spaces

◆ Center median planting where appropriate

◆ Using pedestrian scale elements

◆ Street Lighting

◆ Urban Furniture

◆ Paving Texture

◆ Signage Unified and Consistent

◆ Gateways and Monumentation

Streetscape in the Neighborhood Center

Thoroughfare Types

San Francisco, CA Fort Worth Neighborhood Street

Dallas, Texas, Haskell Avenue Houston, TX


P A R K W A Y S

Where parkways have been installed with the sidewalk next to the street, the proper configuration should berestored with the planting strip and street trees between the street and the sidewalk. Tree placement distances fromthe curb should increase as the design speed of the street and its width increases.

8 P A G E Thoroughfare Types


P A G E 9

S A M P L E P A R K W A Y A G R E E M E N T

To insure that maintenance of each parkway, sample Parkway Agreements for both commercial and residential areascan be found in the Resources Section of the Development Framework.

A Curb Bulb, created by expanding the parkway strip into a street’s parking lane at corners of busier streets, slowsdown turning vehicles and reduces the distance to be traversed by pedestrians crossing the street.

Care should be taken to keep the radii of curbs as tight as possible to further reduce crossing distances and slowturning vehicles. This is an effective traffic calming device.

Thoroughfare Types


S P E C I A L P A R K W A Y A N D M E D I A N P L A N T I N G S

Redevelopment presents an opportunity to install plantings that will be a source of pride to the area, such as raisedplanters and rose arbors along the parkways and center median of Rosedale or the planting of Magnolia trees onMagnolia Avenue.

R I G H T O F W A Y A B A N D O N M E N T

Wherever practicable, the network of local streets should be preserved to disperse traffic through the Southside.

Specialized uses such as large manufacturing facilities may require the vacation of streets and the creation of largerblock forms. They should be limited along the District edges since they create little or no street interest whilerequiring large areas to accommodate the marshaling of large trucks.


Orlando, Florida, Lake Eola Magnolia Streetscape


P A G E 11Thoroughfare Types

1 1 8 ' R I G H T - O F - W A Y – E X A M P L E : R O S E D A L E


6 0 ' R I G H T - O F - W A Y – E X A M P L E : P E N N S Y L V A N I A A V E .


30’


P A G E 13

6 0 ' R I G H T - O F - W A Y – E X A M P L E : M A G N O L I A A V E .

Thoroughfare Types


5 0 ' R I G H T - O F - W A Y – E X A M P L E : H E N D E R S O N


25’


P A G E 15

A L L E Y R I G H T - O F - W A Y – E X A M P L E : O L E A N D E R

Thoroughfare Types


Redevelopment presents an excellent opportunityto create open space. It can be as simple as a land-scaped transit stop or as grand as a plaza with anidentifying landmark and water features. Open spacesproduce urban oases, walkable links, and desirabledestinations. They provide opportunities for interac-tion, fostering a sense of community.

Suggestions for open space types and elements are:

◆ Pocket parks

◆ Tot Lots/Playgrounds

◆ Large community park for activeand passive recreation

◆ Public plazas

O P E N S P A C E

◆ Private courts or patios withinbuilding developments

◆ Closed pedestrian-oriented streets or alleysconnected to Retail or Residential areas

◆ Open green field sites for later development

◆ Place large open spaces approximatelyone mile apart

◆ Use pedestrian scale elements and site furniture

◆ Water features at focal points

◆ Trees, shrubbery, and seasonal color landscaping

◆ Brick, stone or cobble textured paving surface

◆ Smokers court with natural ventilation

16 P A G E Open Space

Plaza, Celebration, Florida Neighborhood Park, Addison, Texas

Neighborhood Park, Portland, Oregon 16th Street Mall, Denver, Colorado


P A G E 17

S Q U A R E S

Open Space


P H O T O E X A M P L E S


Magnolia Streetscape Celebration, Florida

Orlando, Florida Magnolia Streetscape


P A G E 19

P L A Z A

A plaza is a public space located at an active intersection. It can be used for parking or public gatherings, such asconcerts and open air markets. It should be comprised of a hard surface pavement adjacent to commercial buildingsand landscaped with hardy trees. Chisholm Trail Parking Lot, located in Sundance Square in downtown FortWorth, is an example of this type of plaza.

Open Space

© Sunnyvale, California


C L O S E

A close is a strip of green space surrounded by a street loop, providing access to several buildings. It serves as anattractive, landscaped entryway into a space. It must be wide enough to allow for required turning radii.


Street Grid Close

Housing Cluster Close


P A G E 21

B U I L D I N G T Y P E S

The framework has identified ten differentbuilding types ranging from single family detached andattached dwellings to retail and commercial centers.Successful cities and towns have demonstrated thatwhen building forms are flexible, the use of buildingscan easily overlap and evolve over time. Mixed-usebuildings may have retail or office uses on the first floorwith residential or office uses on the upper floors.

Building height, proportion, compatibility, andmaterials all play an important role in successfulredevelopment in order to achieve a sense of unitywhile retaining the character and integrity of the area.Each specific building type includes suggestionsregarding massing, height, set backs, encroachments,build-to lines, parking, and wall requirements.

General Building Guidelines include the following:◆ Buildings Should address the street◆ “Build-To” lines establish frontage◆ Use of Articulated Facades◆ Recessed Entries◆ Balconies◆ Canopies and Awnings◆ Open transom areas◆ Pedestrian scale elements◆ Fine grain detailing◆ Paving textures◆ Streetside cafes/Seating◆ Streetlights◆ Urban Furniture◆ Street entrances to Upper Floors◆ Clearly Defined and Signed◆ Creation of urban villages

(Mixed-use surrounding Activity Centers)

Building Types

Portland, Oregon Dallas Rowhouse, Uptown

Celebration, Florida, Courtyard Apartments Magnolia, Mehl Building


P A R K I N G

A key element in the building type design isparking. Fort Worth South was platted as a transitoriented district. The current extensive use of cars —and where to put them — has become a complicatedchallenge. To avoid acres of unsightly surface parking,special consideration must be given to this design issuein order to achieve the delicate balance betweenbuildings and cars, while focusing on the pedestrian.

Parking lot placement and design include the followingguidelines:◆ Place parking behind buildings◆ Limit surface parking to not more than one acre

(approximately 130 spaces)◆ Limit size of surface lots that abut street edge◆ Add islands of trees to all lots◆ Screen lots with garden walls 4' high or higher

or Shrubbery◆ Landscape with planting strips, evergreens,

and seasonal color◆ Neck down parking lot entry from street curb cuts◆ Add attractive structured parking to maximize

availability and minimize impact on the area◆ Use building facades on parking structure frontages

◆ Mass the structure toward the rear of the lot◆ Use shared parking when possible◆ Use on-street parking to create a buffer between

pedestrians and traffic lanes◆ Use promenade passageways to service parking

lots off street frontage◆ Parking areas should be accessible by vehicles

from alley or side streets◆ Parking space counts should include on

Street Parking◆ Minimum 3 parking spaces per 1000 SF of

commercial area◆ Minimum 1-5 parking spaces per dwelling unit◆ Trash containers in all parking lots◆ Encourage use of public transit◆ Encourage walking between village centers

Parking should be located on the rear of lots,behind the buildings. When a surface parking lotoccupies a corner lot, liner buildings or garden wallsshould be positioned along the build-to line. Whenmultiple level parking garages are built, they shouldbe faced with liner buildings or retail storefronts withthe mass of the parking structure set back from thebuild-to line.

22 P A G E Building Types

Recessed Garage, Celebration, Florida Shielded Parking, Vicksburg, Mississippi

Roof Parking, University Village, Houston Roof Parking, Winter Park, Florida


P A G E 23

G E N E R A L N O T E S

Building UseActivities within the buildings shall be as described

in the Building Use Diagrams.A minimum of 50% of the area of an out-building

shall be used for parking.

Building HeightHeights shall be measured relative to the frontage

elevation. Minimum and maximum building heightsshall be measured in the number of floors, not toexceed 13 feet from floor to ceiling for residentialbuilding types.

Building PlacementBuildings shall be set upon lots relative to the

property lines as indicated in the shaded areas on theBuilding Placement Diagrams.

Permitted EncroachmentsPorches, stoops, loggias, bay windows, balconies,

chimneys and similar elements may be installed withinthe shaded areas shown on the encroachment diagrams.

In the absence of building walls, garden walls orfences shall be built as indicated.

Parking

◆ Off-street parking is located as shown on the rearportion of the lot.

◆ The parking area is accessed by vehicles from thealley or side street.

◆ Trash containers shall be located within theparking area.

◆ Parking space counts shall include on streetparking on streets fronting and

◆ 3 Parking Spaces minimum per 1000 sq. ft.commercial area.

◆ One parking space minimum per dwelling unit.

Building Types

Street Frontage Retail, Orlando, Florida Loke Eola, Orlando, Florida Retail

Retail Center, Houston Winter Park, Florida


T Y P E I D E T A C H E D H O U S E O R D U P L E X

A detached house or duplex, also known as a singlefamily residence, is already found extensively through-out the area. It can range from a bungalow or cottageto a large two story house. Architecturally, it should beconsistent with the neighborhood design vocabularyusing similar materials, massing, and building height.Massing and building height should be no more thantwice that of adjacent structures (2-1/2 floors maxi-mum) and used strictly for residential occupancy.

The residence should be placed within the followingset backs:

◆ 15' from ROW (or aligned with dwellingson the block)

◆ 8' from side street◆ 10' minimum from side property line◆ 40' minimum from rear property line or alley

If there is an additional out-building, such as a de-tached garage or small apartment, it should be set back:

◆ 4' minimum from rear property line or alley◆ 16' minimum from primary structure

Encroachments of building extensions or otherimprovements from the build-to line should followthese requirements:

◆ 10' maximum to ROW◆ 4' maximum to side street◆ 4' maximum from detached out-building to rear

property line or alley◆ 12' maximum into lot from required wall on the side

street between primary and secondary structures◆ 4'-6' walls are required:

◆ On side streets between primary structure andout-building

◆ Garden wall between primary structuresfacing ROW

◆ Walls can also be located on either the front or rearbuild-to line of out-building

A minimum of one parking space should be providedfor each dwelling unit. Parking should be located:◆ 4' minimum from rear property line or alley◆ 8' minimum from side street◆ 36' minimum from ROW◆ May abut side property line


Fort Worth Bungalows Portland, Oregon

Fort Worth Bungalows Henderson Street, Fort Worth South


P A G E 25

T Y P E I D E T A C H E D H O U S E B U I L D I N G U S E

T Y P E I D E T A C H E D H O U S E B U I L D I N G H E I G H T

Building Types

1.5


T Y P E I D E T A C H E D H O U S E

B U I L D I N G P L A C E M E N T

P A R K I N G

E N C R O A C H M E N T S


10’

5’20’

5’

10’

5’

5’


T Y P E I I D E T A C H E D B U N G A L O W / C O T T A G E

The detached bungalow is very similar to thedetached house or duplex with few exceptions. Build-ing height and massing remain the same (2-1/2 floorsmaximum with a 2 story out-building). Because thebungalow is on a smaller lot, the following guidelinesare suggested:

The residence should be placed within the followingset backs:

◆ 20' from ROW (or aligned with dwellingson the block)

◆ 10' from side street

◆ 5' minimum from side property line

◆ 40' minimum from rear property line or alley

If there is an additional out-building, such as adetached garage or small apartment, it should be setback:


◆ 16' minimum from primary structure


◆ 10' maximum to ROW

◆ 5' maximum to side street

◆ 5' maximum from detached out building to rearproperty line or alley

◆ 5' maximum from cottage into backyard

◆ 12' maximum into lot from wall on the side

◆ 4'-6' walls are required:

◆ On side streets between primary structure andout building

◆ Garden wall between primary structuresfacing ROW


A minimum of one parking space should be providedfor each dwelling unit. Parking should be located:

◆ 30' maximum from rear property line or alley

◆ 8' minimum from side street

◆ May abut side property line

P A G E 27Building Types

Cottage Row Celebration, Florida


T Y P E I I D E T A C H E D B U N G A L O W / C O T T A G E B U I L D I N G U S E

T Y P E I I D E T A C H E D B U N G A L O W / C O T T A G E B U I L D I N G H E I G H T


1.5



P A G E 29

T Y P E I I D E T A C H E D B U N G A L O W / C O T T A G E

Building Types

P A R K I N G


10’

20’5’

5’

10’

FEET


The townhouse concept brings a variety of residen-tial options to the neighborhood. They provide increaseddensity while maintaining the traditional single familyresidence “look.” Townhouses can be side-to-side or onseparate floors. They can present a unified and consistentfacade to the street, or they can provide variety andinterest using different facades. However, special careshould be used in design and materials so that theintegrity and consistency of the grouping are retained.The townhouses should always be oriented to the streetto insure pedestrian activity and scale. Building heightshould be kept to 3 floors with living permitted on thirdlevel.

The townhouse should be placed within the followingset backs:

◆ 10' from ROW and side street

◆ May abut adjacent property line


If there is an additional out-building such as a detachedgarage or small apartment, it should be set back:


◆ 10' minimum from primary structure

T Y P E I I I T O W N H O U S E




◆ 12' maximum into lot from wall on the side


◆ On side streets between primary structureand out-building


A minimum of one parking space should be providedfor each dwelling unit. Parking should be located:






Rowhouses Celebration, Florida


P A G E 31

T Y P E I I I T O W N H O U S E B U I L D I N G U S E

T Y P E I I I T O W N H O U S E B U I L D I N G H E I G H T

Building Types



T Y P E I I I T O W N H O U S E


P A R K I N G


5’


P A G E 33

T Y P E I V C O U R T Y A R D A P A R T M E N T B U I L D I N G

The Courtyard Apartment Building provides ahigher density of residential living space whilemaintaining a pedestrian scale. The courtyard itselfacts as an urban oasis and gathering place for residents.It should be a private and safe place for residents,shielded from the noise of the street, but accessible tostreet activity. It can have a patio atmosphere withhard and soft scape, but it should be well-maintainedand comfortable. Building height should be kept to amaximum of 3 floors.

The apartment should be placed within thefollowing set backs:◆ 6' from ROW◆ 20' minimum from rear property line or alley◆ 44' minimum from both side lot lines

which includes:◆ 24' driveway◆ 20' parking area

◆ Courtyard:◆ 36' minimum wide◆ 45' maximum from curb

Encroachments of building extensions or otherimprovements from the build-to line should followthese requirements:◆ 6' maximum to ROW◆ 6' maximum to side street and side property line◆ 4'-6' wall is required shielding courtyard

from ROW◆ Courtyard:

◆ 8' maximum off build-to lines◆ Arcades:

◆ May project into the encroachment zoneon ROW and side street

◆ Enclosed spaces on the second floor mayproject into the encroachment zone onROW and side street

A minimum of 1.5 parking spaces should be providedfor each dwelling unit. Parking should be located:◆ 20' maximum on sides and rear of building◆ 6' maximum from ROW with garden wall

shielding parking from view of street

Building Types

Portland, Oregon Denver, Colorado

Celebration, FloridaDenver, Colorado


T Y P E I V C O U R T Y A R D A P A R T M E N T B U I L D I N G U S E

T Y P E I V C O U R T Y A R D A P A R T M E N T B U I L D I N G H E I G H T




P A G E 35

T Y P E I V C O U R T Y A R D A P A R T M E N T

Building Types

P A R K I N G



T Y P E V F L E X S P A C E R E S I D E N C E A N D W O R K P L A C E

The flexspace residence/workplace provides the bestof both worlds. It can be entirely residential, entirelycommercial, or commercial/retail on the lower floor andresidential above. This mix can infuse an area withactivity during and after business hours. The addition ofa residential option can also provide a new customer basefor the commercial areas. Special attention should begiven to the security and privacy of the residents sincethis type of building would be used in a more urbancommercial area. Separate entries should be provided forresidential and retail users. Sufficient parking should beprovided for all users, including 1 parking space mini-mum per dwelling unit and 3 parking spaces per 1,000SF of commercial/retail space. Building height shouldremain at a maximum of 4 floors.

The building should be placed within the followingset backs:

◆ 6' from ROW, side street and adjacentproperty line






◆ On side street from building to rearproperty line or alley

◆ Between primary structures facing ROW

◆ Arcades:



Parking should be located:

◆ Behind the building




Addison Square, Dallas, Texas Area Infill


P A G E 37


B U I L D I N G U S E


B U I L D I N G H E I G H T

Building Types





P A R K I N G



P A G E 39

T Y P E V I S H O P F R O N T / M I X E D U S E B U I L D I N G

The shopfront/mixed use building is very similarto the flexspace apartment in that it can combineresidential, office, and/or retail/commercial uses. Theuses within the building should be compatible with thearea. The 4 floor maximum building should beoriented toward the street to encourage pedestrianactivity.

The building should be placed within the following setbacks:

◆ 6' from ROW, side street and adjacent property line







◆ On side street from building to rearproperty line or alley

◆ Between primary structures facing ROW

◆ Arcades:




◆ Behind the building



Building Types

Southlake Village Shopfronts, Southlake, Texas


T Y P E V I S H O P F R O N T / M I X E D U S E B U I L D I N G U S E

T Y P E V I S H O P F R O N T / M I X E D U S E B U I L D I N G H E I G H T


4



P A G E 41

T Y P E V I S H O P F R O N T / M I X E D U S E

Building Types

P A R K I N G



T Y P E V I I L I N E R B U I L D I N G

Liner buildings are used to line the street facing ofa surface parking lot or parking garage. When posi-tioned in front of a parking garage, they may share acommon elevator and lobby with the garage. They canalso shield “Big Box Retail” from view of the street, aswell as provide additional shopping and commercialopportunities. Liner buildings can be residential,commercial or a mix of the two. A 3-floor maximumshould be observed.


◆ 6' from ROW and side street



◆ Building should be 30' maximum deep

Encroachments of building extensions or otherimprovements from the build-to line should follow

these requirements:



◆ No encroachments allowed between buildings

◆ 4'-6' walls between buildings on side street

◆ When buildings come together at a 90-degreeangle, encroachments must be 8' minimum fromeach other and from the perpendicular building

◆ Arcades:




◆ Behind the buildings to the rear property lineor alley


© New Urban News


P A G E 43


Building Types


T Y P E V I I L I N E R B U I L D I N G U S E

T Y P E V I I L I N E R B U I L D I N G H E I G H T


▲

4



P A G E 45


Building Types

P A R K I N G



A R C A D E S - P L A C E M E N T



P A G E 47

Arcades may project into encroachment zones with a variety of building types including; Shopfront, Liner,Flex Workplace Commercial Corridor, and Apartment Buildings.

Building Types

Winter Park, Florida Arcade Winter Park, Florida Theater

Celebration, Florida Arcade Lodo, Denver, Colorado


Arcades with enclosed spaces on the second floor may project into encroachment zones with a variety ofbuilding types including; Shopfront, Liner, Flex Workplace, Commercial Corridor, and Apartment buildings.



P A G E 49

T Y P E V I I I C O M M E R C I A L D I S T R I C T

This building type is generally comprised of fastfood retail, drive-through banks, pharmacies, motels,and other commercial corridor uses, which dependupon through traffic as their primary customers.Building height should be 1-1/2 floors minimum to 3floors maximum.

Along higher speed thoroughfares, such as WestRosedale, care should be taken to align building facadesparallel to the street and position parking and drive-through areas to the rear of the lot. Vehicle accessalong the high-speed thoroughfare should be limitedto right-turn-in/right-turn-out to minimize the scaleand number of curb cuts. Where possible, the use ofparallel common drives by more than one parcel isstrongly encouraged.

Side streets and alleys should be used for vehicleaccess back onto the busier through street wheneverpossible to minimize congestion.


◆ 15' minimum to ROW◆ 10' minimum to side street◆ 40' minimum from rear property line or alley◆ May abut side property line

Encroachments of building extensions or otherimprovements from the build-to line should followthese requirements:◆ 15' maximum to ROW only◆ 4'-6' walls are required on side street to shield view◆ Arcades:



Parking should be located behind the building to thealley. Access should include right-turn-in/right-turn-out driveway using the side street and alley wheneverpossible.

All service areas should be sheilded from direct view.

Building Types

Compatible Drug Store Houston Grocery Center 35,000SF+

Chicago Compatible Drugstore Urban Mixed Use, Portland, Oregon



T Y P E V I I I C O M M E R C I A L D I S T R I C T B U I L D I N G H E I G H T




P A G E 51


Building Types

P A R K I N G



T Y P E I X L A R G E F O O T P R I N T R E T A I L / B I G B O X R E T A I L

“Big Box Retail” is a term used to describe largeretail or grocery stores occupying several thousandsquare feet. They are popular because they can offer avariety of goods and services under one roof making“one stop shopping” possible, often on a 12-24 hourbasis. One positive aspect of big box retail, aside fromconvenience, is the potential to draw people into thearea from several miles away. Special care must beused with big box retail to counteract the look of“suburbia” and to maintain the charm and integrity ofthe area.

Regarding big box retail, the following guidelinesshould be observed:

◆ Attractive use of building materials consistentwith the neighborhood

52 P A G E

◆ Landscaped parking lot with tree islands

◆ Parking lots with liner buildings on street frontageor screen with landscaping

◆ Public transportation available

◆ Limit garish signage

◆ Pedestrian scale detailing

◆ Discourage frequent curb cuts

◆ Separate loading and service areas fromautomobile circulation and screen from view

◆ Use of elements that provide scale and specialnessof place (bollards, banners, etc.)

◆ Overlap of use

◆ Screened delivery areas

Building Types

Smaller Scale Grocery Store

Neighborhood Center


P A G E 53

T Y P E I X L A R G E F O O T P R I N T R E T A I L / B I G B O X R E T A I L

M I T I G A T I N G L A R G E P A R K I N G L O T S W I T H B U I L D I N G S

Large floor plate discount and grocery stores can be integrated into the block structure through the use of smallerLiner and Shopfront Buildings at the edges of the surface parking lots.

Building Types


T Y P E X S P E C I A L I T Y B U I L D I N G S

Buildings whose form isdriven by a specialized function,such as manufacturing, industrial,research, or medical facilities, arenot easily codified into the rangeof building types used in the

Development Guidelines. Thesebuildings should be considered ona case-by-case basis with attentionto building placement, parking, andbuilding massing, in order to bestcomplement the public street and

surrounding area. Ensembles ofarticulated building masses shouldbe created rather than an overlaylarge single structure, and materialscompatible with the neighborhoodshould be used whenever possible.



P A G E 55

T R A N S I T I O N S I N R E - D E V E L O P M E N T

Mercury Exploration

The offices of Mercury Exploration demonstrate an effective transition from detached houses to small-scalecommercial space. Located on the end of a block, the new office building forms the edge of the side street and thetwo front streets. Parking is located on the block interior. The building entrance is brought forward to the “build-to line”. The building aligns in a compatible placement along the street and respects the adjacent historic homenext door which is used as an office.

Building Types


T R A N S I T I O N S I N R E - D E V E L O P M E N T

D E T A C H E D H O U S E T O T O W N H O U S E S

When redevelopment of in-fill involves a change in building type, for example the conversion of two lots fromdetached houses to townhouses, it is important to maintain the character of the surrounding block by using similarbuilding massing and parking placement. The build-to line for in-fill should match the adjoining lots.

56 P A G E Transitions in Re-Development

6 Lot Assemblage


P A G E 57Landscape Guidelines

L A N D S C A P E G U I D E L I N E S

Landscaping, includingsoftscape and hardscape, serves tounify and define an area throughthe consistent use of elements,colors, and textures in addition tobeautification. The desiredpedestrian scale of the districtrequires fine grain detailing such aspavers, site furniture, tree gratesand plants. Street trees provide afocus, protection for the pedestrian,and a rhythm to the thoroughfares.They provide “walls” for thesidewalk and create outdoor roomswhich contributes to a sense ofplace. A variety of tree speciesshould be used along corridor fordiversity, scaled to its location

along the corridor. In addition,public gathering spaces provide afocal point or landmark andincorporate a more elaboratescenario including fountains,sculpture, seasonal color andintricate paving patterns. Thelandscaping says a lot about an area- its diversity, its welcomingatmosphere, and the care and pridethat the residents and businessowners take in their neighborhood.Landscaping increases the value ofthe development. These are themore subtle aspects of streetscape,but nevertheless important in avibrant, growing area.

The Fort Worth LandscapeOrdinance (#13404) applies in all

cases where possible. However,since the District was platted andbuilt so many years ago, theFort Worth Landscape Ordinancewill not always be applicable.For example, one of the goals ofFort Worth South is to bringbuildings and activity onto thestreet leaving little room forextensive landscaping. Currentlythe Fort Worth LandscapeOrdinance requires 75% oflandscaping to be done in thefront yardage which contradictsthe goals of Fort Worth South.Therefore, special provisions willbe made in order to satisfy cityrequirements and maintain theintegrity of the area.

S T R E E T S C A P E G U I D E L I N E S :

1. Four-Way Major Intersections:a. Street Trees (3” caliper required by City, 4” caliper preferred), 30’ on center, 5’ from BOCb. Tree Grate (5’x5’ cast iron)c. Street Lights, 60’ or 90’ on center, 5’ from BOCd. Standard Concrete Sidewalke. Pavers Instead of Concrete at each Treef. Street Lamp with Attached Street Signs at Cornersg. Barrier Free Access at Curbsh. Irrigate All Landscaped Areas

2. Minor Four-Way Intersectionsa. Street Trees (3” caliper required by City, 4” caliper preferred), 25’-30’ on center,

2’-6” - 5’-0” from BOCb. Tree Grate (5’x5’ cast iron)c. Street Lights, 50’ on center, 2’-6” - 5’-0” from BOCd. Standard Concrete Sidewalke. Pavers Instead of Concrete at each Treef. Street Lamp with Attached Street Signs at Cornersg. Barrier Free Access at Curbs


58 P A G E

h. Irrigate All Landscaped Areas

3. Major T Intersectionsa. Street Trees (3” caliper required by City, 4” caliper preferred), 30’ on center, 5’ from BOCb. Tree Grate (5’x5’ cast iron)c. Street Lights, 60’ or 90’ on center, 5’ from BOCd. Standard Concrete Sidewalke. Pavers Instead of Concrete at each Treef. Street Lamp with Attached Street Signs at Cornersg. Barrier Free Access at Curbsh. Irrigate All Landscaped Areas

4. Major T Intersectionsa. Street Trees (3” caliper required by City, 4” caliper preferred), 25’ on center, 2’-6” from BOCb. Street Lights, 50’ on center, 2’-6” from BOCc. Standard Concrete Sidewalkd. No Pavers, No Tree Gratese. Street Lamp with Attached Street Signs at Cornersf. Barrier Free Access at Curbsg. Irrigate All Landscaped Areas

5. Minor Streetsa. Street Trees (3” caliper required by City, 4” caliper preferred), 25’ on center, 2’-6” from BOCb. Street Lights, 50’ on center, 2’-6” from BOCc. Standard Concrete Sidewalkd. No Pavers, No Tree Gratese. Street Lamp with Attached Street Signs at Cornersf. Barrier Free Access at Curbsg. Irrigate All Landscaped Areas

6. Parking Lotsa. One Tree per 500 SF Plus One Five Gallon Shrub per 50 SF of Parkingb. Screen with Shrubbery of Garden Walls, 4’ or Higherc. Edge with Planting Strips, Evergreen Planting and Seasonal Colord. No Pavers, No Tree Gratese. Landscaped Areas Should be Protected by Wheel Stops or Curbsf. Irrigate All Landscaped Areas

Landscape Guidelines


P L A N T L I S T

Canopy TreesHeight Spread Decid./ Spring Summer Fall Winter Native/ Notes

Ev’grn Color Color Color Color Adapted

Caddo Maple 60' 40'-60' D Multi NAcer barbatum

River Birch 20'-30' 15'-20' D Yellow A Nice Bar, Multi-Trunk,Betula nigra Needs Moist Soil

Texas Ash 30'-45' 20'-30' D Multi N Prefer Male TreeFraxinus texensis

Sweet Gum 50'-60' 20'-30' D Multi A Produces Spiky Balls,Liquidambar stryciflua Needs Moist Soil

Magnolia 50' 30' E White AMagnolia grandiflora

Chinese Pistacio 40'-50' 30'-40' D Multi A Prefer Male TreePistacia chinensis

Bur Oak 50'-60' 40'-60' D AQuercus macrocarpa

Texas Red Oak 50'-60' 40'-60' D Red AQuercus shumardii/texana

Live Oak 30'-40' 40'-50' E NQuercus virginiana

Soapberry 30'-50' 15'-25' D Yellow N Translucent Fruit,Sapindus drumondii Remove Suckers

American Elm 60'-80' 30'-40' D Yellow A Disease-proneUlmus americana

Cedar Elm 50'-60' 30'-40' D Yellow NUlmus crassifolia

Lacebark Elm 40'-60' 30'-50' D A Salmon/gray brown barkUlmus parvifolia

GroundcoversHeight Spread Decid./ Spring Summer Fall Winter Native/ Notes


Purple Wintercreeper 8"-16" E Green Magenta AEuonymous fortunei “Colorata”

English Ivy 6"-10" E A Needs morning sun /Hedera helix Afternoon shade

Trailing Junipers (Juniperus sp.)J. conferta “Blue Pacific” 12"-15" 6'-8' E A Blue/GreenJ. horizontialis “Bar Harbor” 12" 5'-6' E Plum Red A Blue/Green,

Plum Red in winterJ. horizontialis “Wiltoni” 4" 6'-8' E A Steel BlueJ. sabina “Tamarisefolia” 18" 6'-8' E A “Tam” Juniper

Liriope 12"-18" Clumps E Purple Purple A Spiked flowers,Liriope muscari varigated varieties

Honeysuckle 8'-20' ELonicera japonica “Purpurea”

Mondograss 6"-12" Clumps E A Protect from p.m. sun,Ophiopogon japonicus varigated varieties available

Asian Jasmine 12" E A Varigated and bronzeTrachelospermun asiaticum varieties available



60 P A G E Landscape Guidelines

Ornamental TreesHeight Spread Decid./ Spring Summer Fall Winter Native/ Notes


Redbud 25'-35' 20'-30' D Rose Pink Yellow NCersis canadensis

Desert Willow 15'-25' 10'-15' D White/Burgundy AChilopsis linearis

Dogwood 15'-25' 8'-15' D White Red A Acid soil, good drainage,Cormus florida no afternoon sun

Smoke Tree 12'-15' 8'-10' D Purple/Pink Yellow/Red A Wispy flowersCotinus coggygria

Possumhaw 12'-15' 12'-15' D Red Berries N Berries on female plant onlyLlex decidua

American Holly 40'-50' 15'-30' E Red Berries N Berries on female plantLlex opaca only. Needs acid soil

Yaupon 15'-20' 12'-15' E Red Berries N Berries on female plant onlyLlex vomitoria

Skyrocket Juniper 20' 5'-8' E A ColumnarJuniperus virginiana

Crape Myrtle 12'-10' 10'-15' D Red/Pink/ Red to yellow A Peeling bark adds interestLagerstroemia indica Lav./Wht in winter, multi-trunked

Crabapple 20'-25' 20'-30' D Red/Pink/White NMalus sp.

Wax Myrtle 6'-12' 8'-15' E Blue Blue A Multi-trunkedMyrica cerifera Berries Berries

Photina 10'-15' 8'-12' E White Red Red APhotinia serrulata

Mesquite 35'-40' 30'-35' D N Thornless varieties availableProsopis glandulosa

Purple Plum 20' 15'-20' D Pink A Purple foliagePrunus cerasifera

Mexican Plum 15'-35' 20' D White N Bears fruitPrunus mexicana

Bradford Pear 30'-40' 20'-25' D White Red APyrus calleryana

Flame Leaf Sumac 10'-20' 10'-15' D Red N Vivid color in fallRhus lanceolata

Vitex 10'-18' 12'-20' D Purple A Olive green foliageVitex agnus castus


ShrubsHeight Spread Decid./ Spring Summer Fall Winter Native/ Notes


AbeliaAbelia grandiflora 6'-8' 6'-8' E White A“Compacta” 3'-4' E White A“Edward Goucher” 4'-5' E Pink A

Aucuba 6'-8' 4'-5' E A Speckled leaves, requiresAucuba japonica “Variegata” shade, good drainage

Japanese BarberryBerberis thunbergil 5'-6' E A Green leaves“Crimson Pygmy” 18"-24" 24"-36" E A Red leaves

Boxwood 2'-4' 18"-30" E A Small evergreen leavesBuxus microplylla

Flowering Quince 4'-6' D PinkChacnomeles japonica

Eleagnus 6'-8' 8'-12' E White Flowers A Leaves are gray/green, silverEleagnus pungens “Fruitlandi” underside, inconspicuous flowers

Euonymous up to 12' E A Many varieties, yellow leaves,Euonymous sp. leaves w/ yellow or white margins

Red Yucca 4' E Red NHesperaloe parvifolia

Althea/Rose of Sharon 8'-12' D Red/Pink/ AHibiscus syriacus Lav./Wht.

HollyLlex comuta “Burford” 6'-12' E Red Berries ALlex comuta “Carissa” 2'-3' E ALlex comuta “Dwarf Burford” 4'-6' E Red Berries A

Italian Jasmine 4'-6' 6'-8' E Yellow A Arching shrub, small leavesJasminum humile

Juniper 4'-5' 8'-12' E A Arching shrub, green toJuniperus sp. bluish-green needles

Crepe Myrtle 2'-20' D Red/Pink/ Red to Yellow A Peeling bark adds interestLagerstroemia indica Lav./Wht. in winter, multi-trunked

Texas SageLeucophyllum frutescens 4'-7' Semi-E Purple Purple Purple Purple N Gray leaves, flowers after a rain“Green Cloud” 3'-6' Semi-E Purple Purple Purple Purple N Green leaves, flowers after a rain

Waxleaf LigustrumLigustum japonicum 6'-10' E A“Silver Star” 6'-10' E A Varigated

Mahonia/Oregon Grape Holly 3'-5' E Yellow Blue/Pur. Blue/Pur. A Leaves are copperyMahonia aquifolium Fruit Fruit when young

Leatherleaf Mahonia 4'-6' E Blue/Pur. Blue/Pur. A Gray-green leavesMahonia bealei Fruit Fruit



ShrubsHeight Spread Decid./ Spring Summer Fall Winter Native/ Notes

Ev’grn Color Color Color Color Adaped

Dwarf Wax Myrtle 2'-6' E Blue A Olive green leaves,Myrica pusilla Berries berries on female plants

NandinaNandina domestica 4'-6' E Red A Leaves are red, orange, purple,

Berries yellow in winterN. domestica compacta 36"-42" E Red A Leaves are red, orange,

Berries purple, yellow in winterN. domestica “Gulf Stream” 30" E Red A

Leaves

Red Tip Photinia 10'-15' E White A New growth coppery redPhotina x fraseri

PittosporumPittosporum sp. 15' 20' E A May die back in

extreme wintersP. tobira “Variegta” 15' 20' E A White, gray, light

green foliage

Pyracantha 6'-15' 6'-10' E White Orange/ A Thorns, can be espalieredP. coccinea Red Fruit

Indian Hawthorne 3'-4' E Pink/Rose/ ARaphiolepsis indica White

Cleyera 6'-8' E A New growth coppery red,Ternstroemia gymnanthera varigated varieties, needs

good drainage

Vibumum 5'-15' E White Red Fruit, N FragrantVibumum odoratissimum Then Black

VinesHeight Spread Decid./ Spring Summer Fall Winter Native/ Notes


Trumpet Vine D Orange Orange N “Madame Galen”Campsis tagliabuana least invasive

Climbing Fig D A a.m. sun/p.m. shade,Ficus pumila interesting patterns in

winter

Carolina Jessamine 10'-15' D Yellow A Fragant flowers,Gelsemium sempervirens Good on fences

Honeysuckle 8'-20' E Coral Coral ALonicera sempervirens

Climbing Rose “Lady Banksia” 10'-20' 8'-12' D Lt. Yellow A ThornlessRosa banksia

Wisteria 30'-45' D Lilac A Fragrant flowers,Wisteria senensis needs good support




S T R E E T S C A P E F U R N I S H I N G S











T R E E G U A R D S

B O L L A R D S



A B O U T F O R T W O R T H S O U T H

Fort Worth South, Inc. is aprivate, member funded, non-profit501(c)(4) development companydedicated to the revitalization ofthe near Southside of Fort Worth.It was created in 1996 to imple-ment the “Strategic Plan for theSouthside Medical District”. Thiscomprehensive redevelopment plan,funded and prepared through aprivate/public partnership, wasendorsed by the Fort Worth CityCouncil in May 1995.

Fort Worth South has a 45member Board of Directors, an 11member Executive Committee, and162 members.

Fort Worth South is affiliatedwith Historic Southside, Inc., a501(c)(3) non-profit corporation.Historic Southside supports theproject as the repository fordonated funds and property, and isthe link to the larger communitythrough its Community AdvisoryCommittee.

To facilitate the current and futureredevelopment, the company doesthe following:

◆ Support and advance theinterests of property owners,investors, developers, and busi-nesses in any way that supports thegoal of revitalizing the SouthsideDevelopment District;

◆ Enhance and implement theelements of the master redevelop-ment plan;

◆ Provide site assembly andumbrella developer services in theDistrict;

◆ Raise the capital necessaryto acquire, assemble and improveproperty required to implementmajor projects;

◆ Serve as the designatedadministrator for Fort WorthReinvestment Zone #4, also knownas a Tax Increment FinancingDistrict (TIF). The TIF #4 wascreated in 1997, and is expected togenerate $50 million (‘98 dollars)over its 25 year life.

◆ Support the City in rigorouslyenforcing all building occupancy,signage, and maintenance codesaffecting the appearance, stabilityand longevity of properties in theDistrict;

◆ Create a business and invest-ment pool to coordinate theresources of the city and diverseprivate interests in order to marketthe District. Use this resource poolto attract investors and businesses,those interested in preservinghistoric and architectural assets,homeowners, real estate developers,

banks and other institutionalinvestors. Make available orencourage access to public andprivate incentives for investment.

◆ Work with major banks andlending institutions to establish amortgage pool to target lendingwithin the District.

◆ Develop a mechanism forcooperation and joint operationamong the health care institutionswithin the District.

◆ Expand the role of the Districtinstitutions in medically relatedresearch. Encourage technologytransfer to businesses located in theDistrict, and attract entrepreneurialenterprises to the Fort WorthMedTech Business Incubator.

The Development District is a1,400 acre area of the nearSouthside of Fort Worth boundedon the north by the Union PacificRailroad, on the east by Evans andKentucky Avenues, on the southby Allen Street, and on the westby the Fort Worth & Western(Tarantula) Railroad and ForestPark Boulevard.


70 P A G E

R E S O U R C E S / R E F E R E N C E S

Resources/References

LANDSCAPING IN ROADWAY MEDIANS AND PARKWAYS

PURPOSE.10-2. This section contains guidelines for land-scaping trees, plants and other plantings in parkways and

medians of arterial streets. These guidelines are provided in order to prevent traffic hazards which can be createddue to inadequate sight distance and visibility, and to fixed objects located within the right-of-way. Landscapingcan improve the aesthetics of the roadway and also provide a visible barrier between opposing traffic, yet notrestrict the sight distance and not create a traffic hazard.

GENERAL PROVISION.Three copies of the landscaping plans shall be submitted to the Development Coordinator for distribution to

the affected departments. All landscaping and plantings within the right-of-way of public streets shall be approvedby the Directors of the Transportation and Public Works and Park and Recreation departments.

LANDSCAPING IN PARKWAYS.a. Trees and shrubbery located with the parkway shall be no closer than 2’-6” back of curb, laterally, from the face

of the curb.b. All landscaping shall be located so that pedestrians can walk parallel to the street within the parkway whether

a paved sidewalk is or is not provided.c. In addition to the right-of-way, a 20-foot by 20-foot triangular open space easement, measured at the

property line, is required on corner lots at the intersection of two streets. A 15-foot by 15-foot triangular openspace easement, measured at the property line, is required on the corner of lots located adjacent to the intersectionof an alley and a street.

d. No structure, object, or plant of any type within the public open space easements described above mayobstruct vision from a height of 24-inches to a height of 11-feet above the top of the curb, including, but notlimited to trees, shrubs, buildings, fences, walks, signs, cars, trucks, etc.

LANDSCAPING IN MEDIANS. (Figure 10-1)

a. In all areas, all landscaping, except grasses, are prohibited within six-feet, laterally, of the face of the curb. Ifthere is no curb, all landscaping, except grasses, shall be located a minimum of 16-feet, laterally, from the roadwaythrough lanes.

b. In all areas, all landscaping, except grasses, shall be located not less than 50-feet from the end of the median nose.c. Trees with a minimum clearance height of the foliage of 10-feet, spaced 25-feet or more apart, and/or shrubs

with a maximum height of 24-inches, shall be allowed in an area from a point 150-feet from the nose of themedian.

d. Trees with a minimum clearance height of the foliage of 10-feet, spaced 25-feet or more apart, and/or shrubswith a maximum height of 24-inches, shall be allowed in an area from a point 150-feet from the nose of themedian to a point 300-feet from the nose of the median.

10-1


10-2

P A G E 71Resources/References


e. In areas where the horizontal curve of the roadway through lanes is designed with less than a 45-mphdesign speed, all trees or plants with massive structures which can be hazardous when struck by an automobile,shall be restricted from a point of 150-feet beyond the point of the curvature to a point of 150-feet beyond the point oftangent.

f. Except for the six-feet minimum setback from the curb, and the requirement that only low impact resistanceplants shall be allowed on curves, there shall be no restrictions on plantings if placed 300-feet or more from thenose of the median.

g. The City has the right to prune or remove any vegetation within City right-of-way, including corner sighteasements, to abate a safety hazard and/or a nuisance.

PRIVATELY OWNED LANDSCAPE WATERING SYSTEMS.a. An encroachment permit will be required for any privately owned irrigation systems proposed to be placed in

the median area of divided arterial roadways. b. A certificate of insurance indemnifying the City against any legal action associated with such watering

systems will be required s part of the encroachment procedure.c. Use of underground bubble systems to serve trees or planting is recommended. Sprinkler systems to irrigate

grassy areas in median and parkways are discouraged due to water conservation goals.d. All median irrigation systems are required to be separately metered and include a City controlled cut-off

valve.e. Operation of irrigation systems on the public parkway will be limited to early morning activity (2:00 a.m. to

5:00 a.m.). Manual operation for short periods of time during the day will be permitted only for the purpose ofchecking and maintaining the system.

f. Sprinkler systems will include thermostat controls to prohibit watering when the ambient air temperature isless than 38-degrees Fahrenheit. This is to prevent excess water from running across the roadway and freezing,causing a particularly hazardous traffic problem.

g. The Traffic Engineering Division and/or the Park and Recreation Department will be responsible fordetermining compliance with these operational requirements.

h. Failure to observe these requirements or to maintain systems that operate in conformance with theserequirements will result in a cut-off of the water supply until such time as it can be determined that the systemhas been restored to proper control.

Note: Italicized information is in conflict with proposed guidelines

10-3

72 P A G E Resources/References


B I B L I O G R A P H Y

City Comforts How to Build an Urban Village David Sucher

Great Streets Allan Jacobs

Places, A Forum of Environmental Design Summer 1998 Issue on Streets: Old Paradigm, New Investment DesignHistory Foundation

The Technique of Town Planning; The Lexicon of the New Urbanism (Draft Edition Spring 1998) Duany Plater-Zyberk and Company

Architecture Choice or Fate Leon Krier

Town Planning in Practice Raymond Unwin

Towns and Town Making Principles Andres Duany and Elizabeth Plater-Zyberk

The Next American Metropolis Peter Calthorpe, Princeton Architectural Press

Celebration Pattern Book Roy Guideoz, Urban Design Associates

TND Criteria Manual Austin, Texas

P A G E 73Bibiliography

Documents

FORT WORTH SOUTH D G adv design dallas sum... · FORT WORTH SOUTH DEVELOPMENT GUIDELINES I NTRODUCTION In Fort Worth South, we believe we have a unique commodity in our City District