PUBLIC DRAFT May 2017 Zoning Districts Use Regulations Definitions (partial)

Transcription

1 PUBLIC DRAFT May 2017 Zoning Districts Use Regulations Definitions (partial)

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3 Table of Contents Subchapter 1: General Provisions... 1 Subchapter 2: Administration & Procedures... 3 Subchapter 3: Zoning Districts Purpose and Organization Zoning Districts Established Organization of this Subchapter Official Zoning Map Annexed Territory Residential Districts RC - Rural Conservation R1 - Residential Very Low R2 - Residential Low R3 - Residential Medium Summary Table of Residential Dimensional Standards Mixed-Use Districts MN - Mixed-Use Neighborhood MD - Mixed-Use Downtown Core MR - Mixed-Use Regional Summary Table of Mixed-Use Dimensional Standards Corridor Districts UC - Urban Corridor PC - Primary Corridor SC - Suburban Corridor HC - Highway Commercial Summary Table of Corridor Dimensional Standards Other Nonresidential Districts GO - General Office LI - Light Industrial HI - Heavy Industrial PF - Public Facilities Summary Table of Other Nonresidential Dimensional Standards PD - Planned Development District Purpose Review Procedure Planned Development Standards Measurements and Exceptions Purpose Lot and Site Requirements Setbacks Vision Clearance Area Requirements Building Height Lot Coverage Floor Area and Square Footage Zoning Districts Public Draft Page i

4 Table of Contents Subchapter 4: Overlay and Historic Districts Subchapter 5: Use Regulations Purpose and Organization of this Subchapter Purpose Organization Table of Allowed Uses Explanation of Table Abbreviations Organization of Table Classification of New and Unlisted Uses Table of Allowed Uses Use-Specific Standards Generally Performance Standards For All Uses Residential Uses Public, Institutional, Religious, and Civic Uses Commercial Uses Industrial Uses Public and Semi-Public Utility Uses Accessory Uses and Structures Purpose Accessory Uses and Structures Allowed General Standards for Accessory Uses and Structures Additional Standards for Specific Accessory Uses Additional Standards for Specific Accessory Structures Temporary Uses and Structures Purpose Temporary Uses and STructures Allowed Approval Process for Temporary Uses and Structures General Standards for Temporary Uses and Structures Annual Permit Allowance and Renewal Periods Additional Standards for Specific Temporary Uses and Structures Wireless Telecommunications Facilities Purpose and Goals Compliance with Telecommunications Act Applicability General Provisions Allowed Telecommunications Uses Telecommunications Use-Specific Standards Telecommunications Tower Standards Tower Location Standards Antenna Mounting Standards Structural Certification Appeal Gas Well Drilling and Production Zoning Districts and Uses Public Draft Page ii

5 Table of Contents Subchapter 6: Development Standards Subchapter 7: Signs and Advertising Devices Subchapter 8: Nonconformities Subchapter 9: Subdivision Regulations Subchapter 10: Definitions Rules of Construction General Headings, Illustrations, and Text Lists and Examples Computation of Time Delegation of Authority Nontechnical and Technical Words Mandatory and Discretionary Terms Conjunctions Definitions of Measurement Terms Site Measurement Height Lot Characteristics Setbacks and Yards Definitions of General Use Categories and Specific Use Types Residential Uses Public, Institutional, and Civic Uses Commercial Uses Industrial Uses Public and Semi-Public Utility Uses Accessory Uses Temporary Uses All Other Terms Defined Zoning Districts and Uses Public Draft Page iii

6 Table of Contents Zoning Districts and Uses Public Draft Page iv

7 Subchapter 1: General Provisions To be developed in future Module. Zoning Districts and Uses Public Draft Page 1

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9 Subchapter 2: Administration & Procedures To be developed in future Module. Zoning Districts and Uses Public Draft Page 3

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11 Subchapter 3: Zoning Districts Commentary: This subchapter includes the new lineup of zoning districts, each including a purpose statement, a district illustration, and dimensional standards (lot and building requirements). This subchapter is based on provisions from the current Subchapter 2, Official Maps and Subchapter 5, Zoning Districts and Limitations. Permitted uses and limitations will be located in the new Subchapter 5, Use Regulations. The current DDC has a relatively large number of zoning districts, many of which appear to overlap in purpose and have similar standards. In this draft, many districts in the current DDC are proposed to be consolidated, renamed, and/or eliminated. A handful of new districts also are suggested, including four new corridor-specific zoning districts. Purpose statements. Purpose statements for each zoning district were drafted based on current language in the DDC and to align the districts with the Denton Plan Dimensional standards are intended to align with the vision and goals of the Denton Plan Graphics. The graphics illustrate the general character of the district and demonstrate the basic dimensional standards. In this draft, we have included a district graphic for many of the zoning districts. Some of the district graphics still require additional discussion (e.g., rural conservation, corridor districts, and public facilities). In the consolidated draft of the DDC (after Modules 2 and 3 are developed), each graphic will ultimately be keyed to their respective dimensional table for that district. Summary tables. Following each district graphic, a summary table of dimensional standards is provided. Because of the large number of consolidations, there were often times when the standards were inconsistent. In most cases, when there were inconsistent standards we opted for the more flexible or generous standard. For example, the NRMU and NRMU-12 districts are being consolidated into a single MN district. The NRMU-12 district allows a maximum height of 40 feet whereas the NRMU allows 65 feet. For the MN, we chose the greater height requirement of 65 feet. Each change to dimensional standards is noted with a footnote. Regulating density. We did not carry forward standards regulating density, size, and scale, leaving only basic dimensional standards that can address those same challenges through a simpler approach. For example, maximum density (du/acre) has been removed because project densities are largely determined by the required setbacks, height limits, minimum parking counts, and minimum landscaping requirements. Similarly, FAR and building separation standards have been eliminated. The current DDC provides separate dimensional standards for some subdivisions based on size. For example, subdivisions in the RD-5 zoning district that are less than 10 acres must meet lot dimensional standards; however, subdivisions larger than 10 acres only need to meet density and building separation standards. It is recommended all lots conform to the same standards to create district identity and character. Dimensional requirements that protect neighborhood character (e.g., increased setbacks when nonresidential projects abut residential zoning districts) are currently shown with an asterisk in the district dimensional tables. These standards may be relocated to Subchapter 6, Development Standards under a new neighborhood protection standards section with the next module. Such standards will be cross-referenced in the dimensional tables under the additional standards column. Along those lines, the language for Mixed Use Residential Protection Overlay referenced in of the DDC has been eliminated. There are no other references to this overlay in the DDC. Subchapter 6, Development Standards will address neighborhood compatibility requirements. Zoning Districts and Uses Public Draft Page 5

12 Subchapter 3: Zoning Districts 3.1. Purpose and Organization Zoning Districts Established 3.1 PURPOSE AND ORGANIZATION ZONING DISTRICTS ESTABLISHED 2 Zoning districts are established as shown in Table 3.1-A: Zoning District Designations. Zoning districts are established by the City s adoption of the Official Zoning Map of City. Table 3.1-A: Zoning District Designations RESIDENTIAL DISTRICTS Rural Conservation Residential Very Low Residential Low Residential Medium Zoning Districts MIXED-USE DISTRICTS Mixed-Use Neighborhood Mixed-Use Downtown Core Mixed-Use Regional CORRIDOR DISTRICTS Urban Corridor Primary Corridor Suburban Corridor Highway Commercial NONRESIDENTIAL DISTRICTS General Office Light Industrial Heavy Industrial Public Facilities PLANNED DISTRICTS Planned Development Abbreviated Designation OVERLAY DISTRICTS Municipal Airport Overlay OMA Rayzor Ranch Overlay ORR Unicorn Lake Overlay OUL Bell Avenue Historic Conservation District HBA Oak-Hickory Historic District HOH West Oak Area Historic District HWO Reserved 3 -- RC R1 R2 R3 MN MD MR UC PC SC HC GO LI HI PF PD 1 Carried forward from Subchapter 2. 2 Changed named from Classification of Districts, previously The City is currently working on developing a subarea plan for Sector 1 as a separate project. Once developed, elements from that plan will be incorporated into the DDC overlay districts as appropriate. Zoning Districts and Uses Public Draft Page 6

13 Subchapter 3: Zoning Districts 3.1. Purpose and Organization Organization of this Subchapter ORGANIZATION OF THIS SUBCHAPTER 4 A. B. Base Zoning Districts 1. Sections 3.2 through 3.5 follow a common structure for describing the purpose and intent for each base zoning district, the applicable dimensional standards, and any district-specific standards. 2. Each base zoning district includes an illustration demonstrating the dimensional requirements for that district. The illustrations are not intended to represent a specific location, but rather reflect the general character of the district. 3. Each base zoning district includes a table of dimensional standards summarizing the most pertinent dimensional standards applicable to each district. The labels in the table correspond to the applicable illustration. These tables are illustrative only and do not identify all standards that may apply to a particular development. 4. If a standard shown in an illustration is inconsistent with the respective table of dimensional standards, the standards in the table shall govern. Planned Development District 1. Planned Development districts are established by the Zoning Amendment Procedure pursuant to Section Development in a PD district is subject to the standards included in or referenced in an approved plan. 2. Section 3.6 describes the general purpose of PD districts and sets forth base requirements applicable to all such districts, including the minimum development standards to be addressed in the district s plan and the means of modifying the standards of this Code through a PD development approval. OFFICIAL ZONING MAP A. B. C. Incorporation of Map 1. The location and boundaries of the districts designated in this subchapter are established as shown on the map entitled "Official Zoning Map of City" (hereafter referred to as the "Zoning Map"), dated as of the effective date of this subchapter. 2. The signed originals of the Zoning Map shall be maintained on file in the office of the Director and, by reference, are made a part of this subchapter as if fully incorporated. District Boundaries 6 Unless otherwise specified, district boundaries are lot lines, the centerlines of streets, creeks and railroad right-of-way, or such lines extended. Digital Mapping 7 Digital maps, created through the use of geographic information system technology, containing registration points recorded on the Texas State Plane Coordinate System, as 4 New section. 5 Cross-reference will be hyperlinked when the procedures are developed. 6 Previously Previously Zoning Districts and Uses Public Draft Page 7

14 Subchapter 3: Zoning Districts 3.1. Purpose and Organization Annexed Territory D. E. amended, may be used in the administration and enforcement of this subchapter, but shall not replace the paper originals of official maps required by this subchapter. Boundary Clarification 8 1. In the event that a zoning district boundary is unclear or is disputed, the Director shall determine the location of the zoning district boundary. 2. Any appeal of the Director s determination of the zoning district boundary shall be established by the Board of Adjustment Procedure pursuant to Section --. Amendments to the Zoning Map 9 1. If, in accord with the provisions of this subchapter, changes are made in district boundaries portrayed on the Zoning Map, the date of such changes shall be promptly noted on the Zoning Map after the amendment has been approved by the City Council and duly noted in the minutes of the City Council meeting. 2. No changes shall be made to the Zoning Map except in conformance with the procedures set forth in Section ANNEXED TERRITORY When any territory is brought into the jurisdiction of the City of Denton, by annexation or otherwise, such territory shall be deemed to be in the RC Rural Conservation district unless the City Council designates another zoning district at the time of annexation after review and recommendation by the Planning and Zoning Commission. Such recommendation and determination shall include consideration of surrounding uses as well as policies stated in the Comprehensive Plan. Initial annexation shall require compliance with the zoning procedure in Section New. 9 Previously replaced changes with amendments. 10 Will cross-reference initial zoning and/or annexation procedures in the administration and procedures module. Zoning Districts and Uses Public Draft Page 8

15 Subchapter 3: Zoning Districts 3.1. Purpose and Organization Annexed Territory [page left blank intentionally] Zoning Districts and Uses Public Draft Page 9

16 Subchapter 3: Zoning Districts 3.2. Residential Districts RC - Rural Conservation 3.2 RESIDENTIAL DISTRICTS RC - RURAL CONSERVATION 11 A. Purpose The RC district is intended to provide and maintain areas of rural use within the City. Application of this district will ensure that farming, forest, environmental, and scenic areas are protected from incompatible development. This district includes farms and ranches as the predominant use with very low-density rural residential and rural commercial uses. The RC district may be used as an interim zoning district for annexed property. Figure 3.2-A: RC District Dimensional Standards Insert district graphic 11 Consolidated RD-5, A, and RD-5X and RC (Previously ). Purpose statement based on existing language and Land Use Designations in Denton Plan Zoning Districts and Uses Public Draft Page 10

17 Subchapter 3: Zoning Districts 3.2. Residential Districts RC - Rural Conservation B. RC District Dimensional Standards Table 3.2-A: RC District Dimensional Standards Dimensional Standards Additional Standards 12 LOT DIMENSIONS (MINIMUM) Lot area 5 acres Lot width 100 feet 13 Lot depth 200 feet 14 SETBACKS (MINIMUM) 15 Front yard Side yard Rear yard 50 feet 10 feet* 10 feet** OTHER STANDARDS 16 Building height (maximum) 65 feet Lot coverage (maximum) 35 percent*** * When a use other than single-family abuts residential zoning district, the minimum setback shall be 10 feet plus 1 foot for each foot of building height. ** Plus one foot for each foot of building height over 20 feet. When a use other than single-family abuts a residential zoning district, the minimum setback shall be 10 feet plus 1 foot for each foot of building height. *** Except for agricultural buildings and swimming pools. 12 Cross-references to additional standards will be provided as the development standards are drafted. The current asterisk references in the table will be relocated to a new section, and that section will be cross-referenced in this additional standards column. 13 Current minimum lot width in RD-5 is 200 feet. 14 Current minimum lot depth in RD-5 is 250 feet. 15 Did not carry forward side yard adjacent to street For any zoning district. This draft proposes revised corner lot standards, with corner lots now having two front yards and shall comply with the minimum front yard setback for each lot line adjacent to a street. 16 Eliminated maximum density, dwelling units per acre, minimum building separation, and maximum far except for single-family uses. Moved maximum WECS height and detached building standards to special use standards section. Did not carry forward minimum landscape percentage requirement for single-family residential zoning districts. The setback and lot coverage standards will indirectly inform how much landscaping is on the lot. Zoning Districts and Uses Public Draft Page 11

18 Subchapter 3: Zoning Districts 3.2. Residential Districts R1 - Residential Very Low R1 - RESIDENTIAL VERY LOW 17 A. Purpose The R1 district is intended to preserve existing very low-density neighborhoods and to ensure that any new development promotes conservation of scenic rural open space and is compatible with existing land uses, patterns, and design standards. The R1 district can be used as a transitional district between rural development and low-density residential neighborhoods. Figure 3.2-B: R1 District Dimensional Standards Renamed from NR-1 (Previously ). Purpose statement based on existing language and Land Use Designations in Denton Plan Ultimately these labels will be keyed to the dimensional standards on the following page. Following feedback from stakeholders on the appropriate dimensions to reflect on the graphics, we will develop the remaining district graphics and key the tables to each respective district graphic. Zoning Districts and Uses Public Draft Page 12

19 B. R1 District Dimensional Standards Table 3.2-B: R1 District Dimensional Standards Dimensional Standards LOT DIMENSIONS (MINIMUM) A Lot area 32,000 sq ft A Lot width 80 feet A Lot depth 100 feet SETBACKS (MINIMUM) A Front yard 20 feet A Side yard 6 feet A Rear yard 10 feet OTHER STANDARDS 19 A Building height (maximum) 40 feet Lot coverage (maximum) 30 percent Subchapter 3: Zoning Districts 3.2. Residential Districts R1 - Residential Very Low Additional Standards 19 Eliminated maximum density, dwelling units per acre, minimum building separation,, and maximum far except for single-family uses. Moved maximum WECS height and detached building standards to special use standards section. Zoning Districts and Uses Public Draft Page 13

20 Subchapter 3: Zoning Districts 3.2. Residential Districts R2 - Residential Low R2 - RESIDENTIAL LOW 20 A. Purpose The R2 district is intended to preserve existing low-density single-family neighborhoods. The R2 district is intended to ensure that any new development promotes walkability, access to parks, open space, and recreation amenities and is compatible with existing land uses and development patterns. The R2 district can be used as a transitional district between very low-density residential neighborhoods and medium-density residential neighborhoods. Figure 3.2-C: R2 District Dimensional Standards 20 Consolidated NR-2 and NR-3 (Previously ). Purpose statement based on existing language and Land Use Designations in Denton Plan Zoning Districts and Uses Public Draft Page 14

21 Subchapter 3: Zoning Districts 3.2. Residential Districts R2 - Residential Low B. R2 District Dimensional Standards Table 3.2-C: R2 District Dimensional Standards Dimensional Standards LOT DIMENSIONS (MINIMUM) Lot area 10,000 sq ft Lot width 60 feet 21 Lot depth 80 feet 22 SETBACKS (MINIMUM) Front yard Side yard Rear yard OTHER STANDARDS 23 Building height (maximum) Lot coverage (maximum) 15 feet 6 feet 10 feet 40 feet 50 percent Additional Standards 21 Current minimum lot width in NR-2 is 80 feet. 22 Current minimum lot depth in NR-2 is 100 feet. 23 Eliminated maximum density, dwelling units per acre, minimum building separation, and maximum far except for single-family uses. Moved maximum WECS height and detached building standards to special use standards section. Zoning Districts and Uses Public Draft Page 15

22 Subchapter 3: Zoning Districts 3.2. Residential Districts R3 - Residential Medium R3 - RESIDENTIAL MEDIUM 24 A. Purpose The R3 district is intended to accommodate a variety of housing types on smaller lots designed to encourage walking to neighborhood-serving retail and other amenities such as parks and school facilities. This zoning district will ensure existing neighborhood character is maintained while also serving as a transition area between established singlefamily neighborhoods and mixed-use neighborhoods, commercial areas, and key corridors. Figure 3.2-D: R3 District Dimensional Standards 24 Consolidated NR-4 and NR-6 (previously ). Purpose statement based on existing language and Land Use Designations in Denton Plan Zoning Districts and Uses Public Draft Page 16

23 Subchapter 3: Zoning Districts 3.2. Residential Districts R3 - Residential Medium B. R3 District Dimensional Standards Table 3.2-D: R3 District Dimensional Standards Dimensional Standards LOT DIMENSIONS (MINIMUM) Lot area 6,000 sq ft Lot width 50 feet Lot depth 80 feet SETBACKS (MINIMUM) Front yard 10 feet Side yard 6 feet Rear yard 10 feet OTHER STANDARDS 25 Building height (maximum) 40 feet Lot coverage (maximum) 60 percent Additional Standards 25 Eliminated maximum density, dwelling units per acre, minimum building separation, and maximum far except for single-family uses. Moved maximum WECS height and detached building standards to special use standards section. Zoning Districts and Uses Public Draft Page 17

24 Subchapter 3: Zoning Districts 3.2. Residential Districts Summary Table of Residential Dimensional Standards SUMMARY TABLE OF RESIDENTIAL DIMENSIONAL STANDARDS 26 Table 3.2-E: Residential Districts Dimensional Standards Dimensional Standards RC R1 R2 R3 LOT DIMENSIONS (MINIMUM) Lot area 5 acres 32,000 sq ft 10,000 sq ft 6,000 sq ft Lot width 100 feet feet 60 feet feet Lot depth 200 feet feet 80 feet feet SETBACKS (MINIMUM) Front yard 50 feet 20 feet 15 feet 10 feet Side yard 10 feet* 6 feet 6 feet 6 feet Rear yard 10 feet** 10 feet 10 feet 10 feet OTHER STANDARDS 31 Additional Standards Building height (maximum) 65 feet 40 feet 40 feet 40 feet Lot coverage (maximum) 35 percent*** 30 percent 50 percent 60 percent * When a use other than single-family abuts residential zoning district, the minimum setback shall be 10 feet plus 1 foot for each foot of building height. ** Plus one foot for each foot of building height over 20 feet. When a use other than single-family abuts a residential zoning district, the minimum setback shall be 10 feet plus 1 foot for each foot of building height. *** Except for agricultural buildings 26 Standards in the table shown with an asterisk will be moved to the neighborhood protection standards section or other development standards in the next module. 27 Current minimum lot width in RD-5 is 200 feet. 28 Current minimum lot width in NR-2 is 80 feet. 29 Current minimum lot depth in RD-5 is 250 feet. 30 Current minimum lot depth in NR-2 is 100 feet. 31 Eliminated maximum density, dwelling units per acre, minimum building separation, and maximum far except for single-family uses. Moved maximum WECS height and detached building standards to special use standards section. Zoning Districts and Uses Public Draft Page 18

25 Subchapter 3: Zoning Districts 3.2. Residential Districts Summary Table of Residential Dimensional Standards [page left blank intentionally] Zoning Districts and Uses Public Draft Page 19

26 Subchapter 3: Zoning Districts 3.3. Mixed-Use Districts MN - Mixed-Use Neighborhood 3.3 MIXED-USE DISTRICTS MN - MIXED-USE NEIGHBORHOOD 32 A. Purpose The MN district is provided to support compatibility between higher-intensity mixed-use areas and adjacent residential and commercial areas. This district contributes to a vibrant environment for pedestrians and bicycles and includes varying densities of residential, neighborhood-serving retail, restaurants, commercial, and office uses that are sensitive to the surrounding built and natural context in scale and form. Figure 3.3-A: MN District Dimensional Standards 32 Consolidated NRMU-12 and NRMU (previously ). Purpose statement based on Land Use Designations in Denton Plan Zoning Districts and Uses Public Draft Page 20

27 Subchapter 3: Zoning Districts 3.3. Mixed-Use Districts MN - Mixed-Use Neighborhood B. MN District Dimensional Standards Table 3.3-A: MN District Dimensional Standards Dimensional Standards LOT DIMENSIONS (MINIMUM) Lot area 2,500 sq ft Lot width 20 feet 33 Lot depth 50 feet 34 SETBACKS (MINIMUM) Front yard None 35 Side yard None* 36 Rear yard None Additional Standards OTHER STANDARDS 37 Building height (maximum) 65 feet 38 Lot coverage (maximum) 100 percent * When adjacent to single-family use or district allowing such use, the minimum setback shall be 15 feet plus one foot for each foot of building height over 30 feet. 33 Current minimum lot width in NRMU-12 is 30 feet. 34 Current minimum lot depth in NRMU-12 is 80 feet. 35 Current minimum front yard setback for NRMU-12 is 10 feet. 36 Current minimum side setback in NRMU and NRMU-12 is six feet. 37 Eliminated maximum density, dwelling units per acre. Moved maximum WECS height and non-attached building standards to special use standards section. Did not carry forward minimum landscape percentage requirement for mixed-use zoning districts. Other standards such as setback, lot coverage, parking, and neighborhood compatibility standards will determine how much landscaping is required on a lot. 38 Current maximum building height for NRMU-12 is 40 feet. Zoning Districts and Uses Public Draft Page 21

28 Subchapter 3: Zoning Districts 3.3. Mixed-Use Districts MD - Mixed-Use Downtown Core MD - MIXED-USE DOWNTOWN CORE 39 A. Purpose The MD district is provided to allow for a variety of uses contributing to the economic viability of Downtown Denton. This district allows for moderate- and high-density residential, commercial, office, entertainment, and other uses tailored to encourage a greater level of activity while protecting the scale and strengthening the character of Downtown and Denton s historic core. This district contributes to a vibrant environment for pedestrians, bicycles, and other modes of travel. Figure 3.3-B: MD District Dimensional Standards 39 Consolidated DC-N and DC-G (Previously ). Purpose statement based on Land Use Designations in Denton Plan Zoning Districts and Uses Public Draft Page 22

29 Subchapter 3: Zoning Districts 3.3. Mixed-Use Districts MD - Mixed-Use Downtown Core B. MD District Dimensional Standards Table 3.3-B: MD District Dimensional Standards Dimensional Standards LOT DIMENSIONS (MINIMUM) Lot area None 40 Lot width 20 feet 41 Lot depth 50 feet 42 SETBACKS (MINIMUM) Front yard Side yard* Rear yard* None None None Additional Standards OTHER STANDARDS 43 Building height (maximum)** 100 feet Lot coverage (maximum) 100 percent 44 * When adjacent to single-family use or district allowing such use, the minimum setback shall be 15 feet plus one foot for each foot of building height over 30 feet. 45 **Additional height may be allowed with a SUP and a viewshed study, if such study clearly demonstrates that any views of the Historic Courthouse are not blocked by the new structure(s) additional height. 40 Current minimum lot area in DC-N is 2,500 square feet. 41 Current minimum lot width in NRMU-12 is 30 feet. 42 Current minimum lot depth in NRMU-12 is 80 feet. 43 Eliminated maximum density, dwelling units per acre. Moved maximum WECS height and non-attached building standards to special use standards section. 44 Current maximum lot coverage for DC-N is 80 percent. 45 Current minimum in DC-G when adjacent to single-family residential is 20 feet plus one foot for each foot of building height over 30 feet. Zoning Districts and Uses Public Draft Page 23

30 Subchapter 3: Zoning Districts 3.3. Mixed-Use Districts MR - Mixed-Use Regional MR - MIXED-USE REGIONAL 46 A. Purpose The MR district is intended to provide a walkable urban center to augment the regional draw and image of Denton. Development may include national retailers, employment, restaurants, entertainment venues, and housing at the highest levels of scale and density within the City. This district ensures that development will complement and embrace existing viable uses, and raise the standard of design to increase regional draw, accommodate greater connectivity and mobility options, and create a sense of place. The MR district shall be established in areas with the greatest regional access and is sensitive to the adjacent built and natural context. Figure 3.3-C: MR District Dimensional Standards 46 Consolidated RCR-1, RCR-2, RCC-D, and RCC-N (previously ). Purpose statement based on Land Use Designations in Denton Plan Zoning Districts and Uses Public Draft Page 24

31 Subchapter 3: Zoning Districts 3.3. Mixed-Use Districts MR - Mixed-Use Regional B. MR District Dimensional Standards Table 3.3-C: MR District Dimensional Standards Dimensional Standards LOT DIMENSIONS (MINIMUM) Lot area None Lot width None 47 Lot depth None 48 SETBACKS (MINIMUM) Front yard None 49 Side yard* None 50 Rear yard* None 51 Additional Standards OTHER STANDARDS 52 Building height (maximum) 110 feet 53 Lot coverage (maximum) 100 percent 54 * When abutting a single-family use or district allowing such use, the minimum setback shall be 30 feet plus one foot for each foot of building height over 30 feet. 47 Current minimum lot width in RCR-1, RCR-2 and RCC-N is 50 feet, 20 feet, and 20 feet respectively. 48 Current minimum lot depth in RCR-1, RCR-2 and RCC-N is 80 feet, 60 feet, and 50 feet respectively. 49 Current minimum front setback in RCR-1, RCR-2 and RCC-N is 10 feet.. 50 Current minimum side yard setback in RCR-1, RCR-2 and RCC-N is 6 feet. 51 Current minimum rear yard setback in RCR-1 is 10 feet plus one foot for each foot of building height over 30 feet. 52 Eliminated maximum density, dwelling units per acre. Moved maximum WECS height and non-attached building standards to special use standards section. 53 Current maximum building height in RCR-1, RCR-2 and RCC-N is 40, 50, and 65 feet respectively. 54 Current maximum lot coverage in RCR-1, RCR-2 and RCC-N is 55percent, 75percent and 85percent respectively. Zoning Districts and Uses Public Draft Page 25

32 Subchapter 3: Zoning Districts 3.3. Mixed-Use Districts Summary Table of Mixed-Use Dimensional Standards SUMMARY TABLE OF MIXED-USE DIMENSIONAL STANDARDS 55 Table 3.3-D: Mixed-Use Districts Dimensional Standards Dimensional Standards MN MD MR LOT DIMENSIONS (MINIMUM) Lot area 2,500 sq ft None 56 None Lot width 20 feet 57 None 58 None 59 Lot depth 50 feet 60 None 61 None 62 SETBACKS (MINIMUM) Front yard None 63 None* None** 64 Side yard None* 65 None* None** 66 Rear yard None None None 67 OTHER STANDARDS 68 Additional Standards Building height (maximum) 65 feet feet*** 110 feet 70 Lot coverage (maximum) 100 percent 100 percent percent 72 * When adjacent to single-family use or district allowing such use, the minimum setback shall be 15 feet plus one foot for each foot of building height over 30 feet. 73 ** When abutting a single-family use or district allowing such use, the minimum setback shall be 30 feet plus one foot for each foot of building height over 30 feet. *** Additional height may be allowed with an SUP and a viewshed study, if such study clearly demonstrates that any views of the Historic Courthouse are not blocked by the new structure(s) additional height. 55 Standards in the table shown with an asterisk will be moved to the neighborhood protection standards section in the next module. 56 Current minimum lot area in DC-N is 2,500 square feet. 57 Current minimum lot width in NRMU-12 is 30 feet. 58 Current minimum lot width in DC-N is 20 feet. 59 Current minimum lot width in RCR-1, RCR-2 and RCC-N is 50 feet, 20 feet, and 20 feet respectively. 60 Current minimum lot depth in NRMU-12 is 80 feet. 61 Current minimum lot depth in DC-N is 50 feet. 62 Current minimum lot depth in RCR-1, RCR-2 and RCC-N is 80 feet, 60 feet, and 50 feet respectively. 63 Current minimum front yard setback for NRMU-12 is 10 feet. 64 Current minimum front setback in RCR-1, RCR-2 and RCC-N is 10 feet.. 65 Current minimum side setback in the NRMU and NRMU-12 is 6 feet. 66 Current minimum side yard setback in RCR-1, RCR-2 and RCC-N is 6 / 10 feet. 67 Current minimum rear yard setback in RCR-1 is 10 feet plus one foot for each foot of building height over 30 feet. 68 Eliminated maximum density, dwelling units per acre, minimum building separation, and maximum far except for single-family uses. Moved maximum WECS height and detached building standards to special use standards section. 69 Current maximum building height for NRMU-12 is 40 feet. 70 Current maximum building height in RCR-1, RCR-2 and RCC-N is 40, 50, and 65 feet respectively. 71 Current maximum lot coverage for DC-N is 80 percent. 72 Current maximum lot coverage in RCR-1, RCR-2 and RCC-N is 55percent, 75percent and 85percent respectively. 73 Current minimum in DC-G when adjacent to single-family residential is 20 feet plus one foot for each foot of building height over 30 feet. Zoning Districts and Uses Public Draft Page 26

33 Subchapter 3: Zoning Districts 3.3. Mixed-Use Districts Summary Table of Mixed-Use Dimensional Standards [page left blank intentionally] Zoning Districts and Uses Public Draft Page 27

34 Subchapter 3: Zoning Districts 3.4. Corridor Districts UC - Urban Corridor 3.4 CORRIDOR DISTRICTS UC - URBAN CORRIDOR A. Purpose The UC district is intended to provide pedestrian-oriented commercial uses that are compatible with adjacent mixed-use and residential neighborhoods. The UC district allows uses that complement existing viable uses, and raise the standard of design to increase their economic viability, accommodate greater connectivity and mobility options, and create a sense of place to serve the local community. This district applies to commercial areas along corridors where redevelopment to pedestrian-friendly environments is desirable. Figure 3.4-A: UC District Dimensional Standards 74 All of the corridor districts are new, as recommended by staff. These districts address unique development patters adjacent to key corridors in Denton. Zoning Districts and Uses Public Draft Page 28

35 Subchapter 3: Zoning Districts 3.4. Corridor Districts UC - Urban Corridor B. UC District Dimensional Standards Table 3.4-A: UC District Dimensional Standards Dimensional Standards LOT DIMENSIONS (MINIMUM) Lot area Lot width Lot depth SETBACKS (MINIMUM) Front yard Side yard Rear yard None 20 feet None 5 feet 6 feet None* Additional Standards OTHER STANDARDS Building height (maximum) 55 feet Lot coverage (maximum) 90 percent Landscaped area (minimum) 10 percent * When adjacent to single-family use or district allowing such use, the minimum setback shall be 15 feet plus one foot for each foot of building height over 30 feet. Zoning Districts and Uses Public Draft Page 29

36 Subchapter 3: Zoning Districts 3.4. Corridor Districts PC - Primary Corridor PC - PRIMARY CORRIDOR A. Purpose The PC district is intended to provide moderate- to low-intensity commercial, office, and retail uses along primary arterial corridors. The PC district provides elevated building and streetscape design, buildings oriented to the street, and appropriate buffering from adjacent neighborhoods. The PC district applies to areas along primary arterials with predominantly commercial uses where elevated urban design qualities and walkability are desired. Figure 3.4-B: PC District Dimensional Standards Zoning Districts and Uses Public Draft Page 30

37 Subchapter 3: Zoning Districts 3.4. Corridor Districts PC - Primary Corridor B. PC District Dimensional Standards Table 3.4-B: PC District Dimensional Standards Dimensional Standards LOT DIMENSIONS (MINIMUM) Lot area Lot width Lot depth SETBACKS (MINIMUM) Front yard Side yard Rear yard* 2,500 sq ft None None None 6 feet None Additional Standards OTHER STANDARDS Building height (maximum) 65 feet Lot coverage (maximum) 85 percent Landscaped area (minimum) 15 percent * When adjacent to single-family use or district allowing such use, the minimum setback shall be 20 feet plus one foot for each foot of building height over 30 feet. Zoning Districts and Uses Public Draft Page 31

38 Subchapter 3: Zoning Districts 3.4. Corridor Districts SC - Suburban Corridor SC - SUBURBAN CORRIDOR A. Purpose The SC district is intended to provide moderate- to high-intensity commercial, office, and retail uses along high-traffic corridors. The SC district provides elevated building and landscape design, buildings oriented to the street, and appropriate buffering from adjacent neighborhoods. While the SC district is primarily auto-oriented, it provides a safe multi-modal environment. Figure 3.4-C: SC District Dimensional Standards Insert district graphic Zoning Districts and Uses Public Draft Page 32

39 Subchapter 3: Zoning Districts 3.4. Corridor Districts SC - Suburban Corridor B. SC District Dimensional Standards Table 3.4-C: SC District Dimensional Standards Dimensional Standards Additional Standards LOT DIMENSIONS (MINIMUM) Lot area 10,000 sq ft Lot width None Lot depth None SETBACKS (MINIMUM) Front yard 10 feet Side yard 6 feet Rear yard* 10 feet OTHER STANDARDS Building height (maximum) 55 feet Lot coverage (maximum) 80 percent Landscaped area (minimum) 20 percent * When adjacent to single-family use or district allowing such use, the minimum setback shall be 20 feet plus one foot for each foot of building height over 30 feet. Zoning Districts and Uses Public Draft Page 33

40 Subchapter 3: Zoning Districts 3.4. Corridor Districts HC - Highway Commercial HC - HIGHWAY COMMERCIAL A. Purpose The HC district is intended to provide high-intensity commercial uses along the City s busiest and most visible thorough-fares. The HC district applies to areas along highly visible commercial corridors in the City where elevated design and aesthetic qualities are desired. While the HC district is primarily auto-oriented, it provides a safe multi-modal environment. Figure 3.4-D: HC District Dimensional Standards Insert district graphic Zoning Districts and Uses Public Draft Page 34

41 Subchapter 3: Zoning Districts 3.4. Corridor Districts HC - Highway Commercial B. HC District Dimensional Standards Table 3.4-D: HC District Dimensional Standards Dimensional Standards Additional Standards LOT DIMENSIONS (MINIMUM) Lot area 10,000 sq ft Lot width None Lot depth None SETBACKS (MINIMUM) Front yard 10 feet Side yard 10 feet Rear yard* 15 feet OTHER STANDARDS Building height (maximum) 100 feet Lot coverage (maximum) 80 percent Landscaped area (minimum) 20 percent * When adjacent to single-family use or district allowing such use, the minimum setback shall be 30 feet plus one foot for each foot of building height over 30 feet. Zoning Districts and Uses Public Draft Page 35

42 Subchapter 3: Zoning Districts 3.4. Corridor Districts Summary Table of Corridor Dimensional Standards SUMMARY TABLE OF CORRIDOR DIMENSIONAL STANDARDS Table 3.4-E: Corridor Districts Dimensional Standards Dimensional Standards UC PC SC HC LOT DIMENSIONS (MINIMUM) Lot area None 2,500 sq ft 10,000 sq ft 10,000 sq ft Lot width 20 feet None None None Lot depth None None None None SETBACKS (MINIMUM) Front yard 5 feet None 10 feet 10 feet Side yard 6 feet 6 feet 6 feet 10 feet Rear yard None* None** 10 feet** 15 feet*** OTHER STANDARDS Additional Standards Building height (maximum) 55 feet 65 feet 55 feet 100 feet Lot coverage (maximum) 90 percent 85 percent 80 percent 80 percent Landscaped area (minimum) 10 percent 15 percent 20 percent 20 percent * When adjacent to single-family use or district allowing such use, the minimum setback shall be 15 feet plus one foot for each foot of building height over 30 feet. ** When abutting a single-family use or district allowing such use, the minimum setback shall be 20 feet plus one foot for each foot of building height over 30 feet. *** When abutting a single-family use or district allowing such use, the minimum setback shall be 30 feet plus one foot for each foot of building height over 30 feet. Zoning Districts and Uses Public Draft Page 36

43 Subchapter 3: Zoning Districts 3.5. Other Nonresidential Districts GO - General Office 3.5 OTHER NONRESIDENTIAL DISTRICTS GO - GENERAL OFFICE 75 A. Purpose The GO district is intended to provide locations for a variety of workplaces and complementary uses. Primary uses include office and research and development and related supporting uses. The GO district provides area for flexible office space to encourage the establishment of research and development enterprises, start-ups, and opportunities for business innovation. This district applies to areas throughout the City that are in close proximity to commercial use areas and employment hubs. Figure 3.5-A: GO District Dimensional Standards Insert district graphic 75 Renamed from EC-C (Previously ). Zoning Districts and Uses Public Draft Page 37

44 Subchapter 3: Zoning Districts 3.5. Other Nonresidential Districts GO - General Office B. GO District Dimensional Standards Table 3.5-A: GO District Dimensional Standards Dimensional Standards LOT DIMENSIONS (MINIMUM) 76 Lot area 2,500 sq ft 77 Lot width 50 feet 78 Lot depth 50 feet SETBACKS (MINIMUM) Front yard None Side yard* None Rear yard* 10 feet* 79 Additional Standards OTHER STANDARDS Building height (maximum)** 100 feet 80 Lot coverage (maximum) 80 percent Landscaped area (minimum) 20 percent * When abutting a single-family use or district allowing such use, the minimum setback shall be 30 feet plus one foot for each foot of building height over 30 feet ** When abutting a single-family use or district allowing such use, the maximum building height is 65 feet. 76 City Engineering Department to review to ensure consistency with the Transportation Criteria Manual. 77 Current minimum lot area in EC-C is 2,900 square feet. 78 Current minimum lot width is 20 feet in the EC-C district. Lot width standards may require future updates to the transportation criteria manual for consistency. 79 Current minimum rear yard setback in EC-C is none. Recommend minimum 10 feet to allow for emergency access. 80 Recommend reduced height limit adjacent to single-family residential for compatibility. Zoning Districts and Uses Public Draft Page 38

45 Subchapter 3: Zoning Districts 3.5. Other Nonresidential Districts LI - Light Industrial LI - LIGHT INDUSTRIAL 81 A. Purpose The LI district is intended to provide locations for a variety of light industrial and employment uses such as light manufacturing, assembly, fabrication, warehousing and distributing, indoor and outdoor storage, and a wide range of supporting commercial uses and activities. The LI district applies to areas primarily west of Highway I-35 W near the Denton Municipal Airport that provide a variety of transportation options for access including transit, bicycle, and pedestrian facilities. The LI provides appropriate transitions to surrounding uses and lower-intensity districts, and is sensitive to the adjacent built and natural context. Figure 3.5-B: LI District Dimensional Standards 81 Consolidated EC-I and IC-E (Previously and ). Zoning Districts and Uses Public Draft Page 39

46 Subchapter 3: Zoning Districts 3.5. Other Nonresidential Districts LI - Light Industrial B. LI District Dimensional Standards Table 3.5-B: LI District Dimensional Standards Dimensional Standards LOT DIMENSIONS (MINIMUM) Lot area 50,000 sq ft 82 Lot width 50 feet Lot depth 50 feet SETBACKS (MINIMUM) Front yard 10 feet Side yard* 6 feet 83 Rear yard* None Additional Standards OTHER STANDARDS Building height (maximum)** 75 feet 84 Lot coverage (maximum) 85 percent Landscaped area (minimum) 15 percent * When abutting a single-family use or district allowing such use, the minimum setback shall be 30 feet plus one foot for each foot of building height over 30 feet. 85 ** When abutting a single-family use or district allowing such use, the maximum building height is 65 feet. 82 Current minimum lot area is 2,500 square feet. 83 Current side setback in the EC-I is none. 84 Current maximum building height in EC-I and IC-E is 65 feet and 100 feet respectively. 85 Recommend increased setback when adjacent to residential. Zoning Districts and Uses Public Draft Page 40

47 Subchapter 3: Zoning Districts 3.5. Other Nonresidential Districts HI - Heavy Industrial HI - HEAVY INDUSTRIAL 86 A. Purpose The HI district is intended to provide locations suitable for development and operation of indoor and outdoor industrial, distribution, and manufacturing uses. The HI district supports the most intense industrial uses and may require access to major rail, truck, or aircraft shipping facilities. The HI district applies to areas that can accommodate the intensity of uses while also being sensitive to the adjacent built and natural context. Figure 3.5-C: HI District Dimensional Standards Insert district graphic 86 Renamed from IC-G (Previously ). Zoning Districts and Uses Public Draft Page 41

48 Subchapter 3: Zoning Districts 3.5. Other Nonresidential Districts HI - Heavy Industrial B. HI District Dimensional Standards Table 3.5-C: HI District Dimensional Standards Dimensional Standards LOT DIMENSIONS (MINIMUM) Lot area 20,000 sq ft 87 Lot width 100 feet 88 Lot depth 200 feet 89 SETBACKS (MINIMUM) Front yard 10 feet Side yard* 20 feet 90 Rear yard* 20 feet 91 Additional Standards OTHER STANDARDS Building height (maximum)** 75 feet 92 Lot coverage (maximum) 70 percent 93 Landscaped area (minimum) 30 percent 94 * When abutting a single-family use or district allowing such use, the minimum setback shall be 200 feet plus one foot for each foot of building height over 30 feet 95 ** When abutting a single-family use or district allowing such use, the maximum building height is 65 feet. 87 Current minimum lot area is 5,000 square feet. 88 Current minimum lot width in the IC-G is 50 feet. 89 Current minimum lot depth in the IC-G is 50 feet. 90 Current side setback in IC-G is 6 feet. Recommend increased setbacks for additional buffering. 91 There is currently no minimum rear setback requirement. Recommend increased setback for additional buffering. 92 Current maximum building height is 140 feet. 93 Current maximum lot coverage is 90 percent. 94 Current minimum landscaped area is 10 percent. 95 Recommend increased setback when adjacent to residential. Zoning Districts and Uses Public Draft Page 42

49 Subchapter 3: Zoning Districts 3.5. Other Nonresidential Districts PF - Public Facilities PF - PUBLIC FACILITIES 96 A. Purpose The PF district is intended to provide adequate lands for public and quasi-public community uses and services, including but not limited to fire stations, schools, libraries, community centers, hospitals, civic buildings, open space, parks, utilities, and other public-related facilities. Figure 3.5-D: PF District Dimensional Standards Insert district graphic 96 This is a new district. Zoning Districts and Uses Public Draft Page 43

50 Subchapter 3: Zoning Districts 3.5. Other Nonresidential Districts PF - Public Facilities B. PF District Dimensional Standards Table 3.5-D: PF District Dimensional Standards Dimensional Standards LOT DIMENSIONS (MINIMUM) Lot area None Lot width None Lot depth None SETBACKS (MINIMUM) Front yard None Side yard 6 feet Rear yard 10 feet OTHER STANDARDS Building height (maximum) None Lot coverage (maximum) None Landscaped area (minimum) None Additional Standards Zoning Districts and Uses Public Draft Page 44

51 Subchapter 3: Zoning Districts 3.5. Other Nonresidential Districts Summary Table of Other Nonresidential Dimensional Standards SUMMARY TABLE OF OTHER NONRESIDENTIAL DIMENSIONAL STANDARDS Table 3.5-E: Other Nonresidential Districts Dimensional Standards Dimensional Standards GO LI HI PF LOT DIMENSIONS (MINIMUM) Lot area 2,500 sq ft 97 5,000 sq ft 98 20,000 sq ft 99 None Lot width 50 feet feet 100 feet 101 None Lot depth 50 feet 50 feet 200 feet 102 None SETBACKS (MINIMUM) Front yard None 10 feet 10 feet None Side yard None* 6 feet* feet** feet Rear yard 10 feet* 105 None* 20 feet** feet OTHER STANDARDS Additional Standards Building height (maximum) 100 feet*** feet*** feet*** 109 None Lot coverage (maximum) 80 percent 85 percent 70 percent 110 None Landscaped area (minimum) 20 percent 15 percent 30 percent 111 None * When abutting a single-family use or district allowing such use, the minimum setback shall be 30 feet plus one foot for each foot of building height over 30 feet. ** When abutting a single-family use or district allowing such use, the minimum setback shall be 200 feet plus one foot for each foot of building height over 30 feet. 112 *** When abutting a single-family use or district allowing such use, the maximum building height is 65 feet. 97 Current minimum lot area in EC-C is 2,900 square feet. 98 Current minimum lot area is 2,500 square feet. 99 Current minimum lot area is 5,000 square feet. 100 Current lot minimum is 20 feet. 101 Current minimum lot width in the IC-G is 50 feet. 102 Current minimum lot depth in the IC-G is 50 feet. 103 Current side setback in the EC-I is none. 104 Current side setback in the IC-G is 6 feet. Recommend increased setbacks for additional screening. 105 Current minimum rear yard setback in EC-C is none. Recommend minimum 10 feet to allow for emergency access. 106 There is currently no minimum rear setback requirement. Recommend increased setback for additional buffering. 107 Recommend reduced height limit adjacent to single-family residential for compatibility. 108 Current maximum building height in EC-I and IC-E is 65 feet and 100 feet respectively. 109 Current maximum building height is 140 feet. 110 Current maximum lot coverage is 90 percent. 111 Current minimum landscaped area is 10 percent. 112 Recommend increased setback when adjacent to residential. Zoning Districts and Uses Public Draft Page 45