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2159 06-27-2017
ORDINANCE NO. 2159 AN ORDINANCE AMENDING CHAPTER 84 OF THE CODE OF ORDINANCES, IDENTIFIED AS THE UNIFIED DEVELOPMENT CODE OF THE CITY OF EULESS, TEXAS; REVISING THE DEVELOPMENT AND LAND USE REGULATIONS APPLICABLE TO CERTAIN PACKAGE STORES THAT SELL ALCOHOL ON 190.879 ACRES IN THE ABRAHAM BARNARD SURVEY, ABSTRACT NUMBER 107, AND THE ADAM BRADFORD SURVEY, ABSTRACT NUMBER 152; PROVIDING A SEVERABILITY CLAUSE; PROVIDING A PENALTY FOR VIOLATION; PROVIDING A SAVINGS CLAUSE; PROVIDING FOR PUBLICATION IN THE OFFICIAL NEWSPAPER; AND PROVIDING AN EFFECTIVE DATE. WHEREAS, pursuant to Chapter 211 of the Texas Local Government Code, the City of Euless has adopted a comprehensive zoning ordinance and map regulating the location and use of buildings, other structures and land for business, industrial, residential and other purposes, for the purpose of promoting the public health, safety, morals and general welfare, all in accordance with a comprehensive plan; and WHEREAS, the City Council of the City of Euless previously approved Ordinance No. 1904 which approved PD Planned Development zoning on the herein described property, subject to the terms and conditions set forth in Exhibit A attached thereto; and WHEREAS, the City Council finds and determines that the permitted use table as set forth in Exhibit A to Ordinance No. 1904 should be amended as set out herein; and WHEREAS, a public hearing was duly held by the Planning and Zoning Commission of the City of Euless on June 20, 2017, and by the City Council of the City of Euless on June 27, 2017, with respect to the revisions described herein; and WHEREAS, all requirements of law dealing with notice to other property owners, publication and all procedural requirements have been complied with in accordance with Chapter 211 of the Texas Local Government Code; and WHEREAS, the City Council deems it advisable and in the public interest to amend Ordinance No. 1904 as described herein. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF EULESS, TEXAS, THAT: SECTION 1. Chapter 84 of the Code of Ordinances of the City of Euless is amended by revising the PD zoning district regulations on the property described as 190.879 acres in the Abraham Barnard Survey, Abstract Number 107, and the Adam Bradford Survey, Abstract Number 152, as more particularly described in Exhibit A attached to Ordinance No. 1904, by revising said Exhibit A as follows: Amend Section 6 "Table of Permitted Uses" by deleting the "Beer and Wine Stores Only" use and adding a "Packaged Alcoholic Beverages (for off premise consumption)" use to read as follows: Section 6. Table of Permitted Uses. SIC CODE Permitted Primary T4a T4b T5a T5b I T5c Special Uses Conditions RETAIL TRADE 5921 Packaged Alcoholic P P P (84-85) ab Beverages (for off premise consumption) ; , I SECTION 2. All terms, conditions and provisions of Exhibit A to Ordinance No. 1904 that are not specifically amended herein shall remain in full force and effect. SECTION 3. The zoning districts and boundaries, and the regulations applicable thereto, as herein established have been made in accordance with the comprehensive plan for the purpose of promoting the health, safety, morals, and general welfare of the community. They have been designed to lessen congestion in the streets, to secure safety from fire, panic, flood and other dangers, to provide adequate light and air, to prevent overcrowding of land, to avoid undue concentration of population, to facilitate the adequate provisions of transportation, water, sewerage, parks and other public requirements. They have been made after a full and complete hearing with reasonable consideration among other things of the character of the district and its peculiar suitability for the particular uses allowed and with a view of conserving the value of the buildings and encouraging the most appropriate use of land throughout the community. SECTION 4. The use of the property herein described shall be subject to all the applicable regulations contained in the Unified Development Code and all other applicable and pertinent ordinances of the City of Euless, Texas. SECTION 5. SEVERABILITY CLAUSE. It is hereby declared to be the intention of the City Council of the City of Euless that the sections, paragraphs, sentences, clauses, and phrases of this ordinance are severable and if any phrase, clause, sentence, paragraph, Ordinance No. 2159, Page 2 of 3 or section of this ordinance shall be declared unconstitutional by the valid judgment or decree of any court of competent jurisdiction, such unconstitutionality shall not affect any of the remaining phrases, clauses, sentences, paragraphs, or sections of this ordinance, since the same would have been enacted by the City Council without the incorporation in this ordinance of any such unconstitutional phrase. SECTION 6. PENALTY FOR VIOLATION. Any person, firm, or corporation violating any of the terms and provisions of this ordinance shall be deemed guilty of a misdemeanor, and upon conviction thereof shall be fined in accordance with Chapter 1, "General Provisions," Section 1-12, "General Penalty," Euless Code of Ordinances. Each such violation shall be deemed a separate offense and shall be punishable as such hereunder. SECTION 7. PUBLICATION CLAUSE. The caption, penalty clause, and effective date clause of this ordinance shall be published in a newspaper of general circulation in the City of Euless, in compliance with the provisions of Article II, Section 12, of the Euless City Charter. Further, this ordinance may be published in pamphlet form and shall be admissible in such form in any court, as provided by law. SECTION 8. EFFECTIVE DATE. This ordinance shall be in full force and effect from and after its passage and publication, as provided by the Euless City Charter and the laws of the State of Texas. PRESENTED AND PASSED ON FIRST AND FINAL READING at a regular meeting of the Euless City Council on June 27, 2017, by a vote of 7 ayes, o nays, and 0 abstentions. APPROVED: APPROVED AS TO FORM: Lind. artin, Mayor Wayne K. Olson, City Attorney ATTEST: Ki Su er, TRM , City Secretary Ordinance No. 2159, Page 3 of 3 y4 o- r Riverwalk !IIIIIatwou Development Code Planning By: Ro Atttm; BROOK DEVEWPMENT C©NPAM Developer: �C, REALTY CAPITAL REALTY CAPITAL RIVERWALK! DEVELOPMENT CODE EULESS,TX A DEVELOPMENT BY PLANNING BY Realty Capital Corporation,LLC Roaring Brook Development Co. 8333 Douglas Ave,Suite 110 101 Summit Ave,Suite 606 Dallas,TX 75225 Fort Worth,TX 76102 Tim Coltart,Vice President Dan Quinto 469.533.4126 817.706.8353 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 0 Dallas,TX EULESS,TEXAS Table of Contents TABLE OF CONTENTS SECTION 1 Project Overview: p 5 • Location,size,urban context • Compliance with/deviation from the Comprehensive Plan • Goals SECTION 2 Orl?anization and Intent of the Ordinance: P 8 • SmartCode: Universality and Principles • Riverwalk! Development Code: Specificity and Methodology • Organization of the Ordinance: How-to-use Instructions SECTION 3 Administration and Implementation: P 20 • Applicability • Submittal process and required documentation • Approval process, special development plans,variances • Private deed restrictions, including design guidelines SECTION 4 Transect Sub-Zones: P 26 • Narrative on the development character of each sub-zone • Maximum and minimum acreage for each sub-zone • T-Zones proposed: 0 T5c: Commercial building form and commercial occupancy only 0 T5b: MF over commercial ground floor(commercial building form re- quired) 0 T5a: SFD, SFA, and/or Multi-family dwellings(MF)(commercial building form permitted.) 0 T4b: SFD and/or single-family attached(SFA) 0 T4a: Single family detached(SFD) SECTION 5 Regulating Plan: p 29 • Plan of the entire property • Primary arterial entry points and possible collector routing, • Approximate acreage and locations of proposed T-Zones, • Approximate Blessing Branch alignment and dedication area • Sample constellation of open space SECTION 6 Table of Permitted Uses: P 34 • Table showing all T-Sub-Zones and the uses permitted within each sub- zone SECTION 7 Thoroughfare Standards--Curb-to-Curb&ROW width: P 45 • Street types • Width of drive lanes,number of lanes,one-way/two-way traffic • On-street parking configuration,curb radii,bulb-outs,crosswalks Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 3 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 0 Dallas,TX EULESS,TEXAS Table of Contents SECTION 8 Frontage& Streetscape Standards—Curb-to-Building: P.61 • Property line,building line:encroachments permitted • Parkway standards,street trees,sidewalks • Front yards,porches,shop windows, courtyards and plazas,sidewalk din- ing, sidewalk merchandising SECTION 9 Lot Type Standards: P. 76 • Bulk regulations for height,setbacks, lot usage, frontage requirements,per- mitted thoroughfares,permitted streetscapes • SFD house,zero lot line homes,townhome • Multi-family lots&buildings • Residential-over-commercial lots and buildings • Commercial only lots and buildings SECTION 10 Building Desijzn Standards: P. 96 • Commercial Buildings • Mixed-Use Buildings • Multi-family • Single Family Attached • Single Family Detached SECTION 11 Open Space Requirements: P.108 • Performance specification:minimum area,distribution,trails • Ownership,amenities,maintenance SECTION 12 Landscgpe and Fence Standards: P.1 I I • Landscape specification by lot type • Street trees species and spacing,open space landscaping,parking lot land- scaping SECTION 13 Riverwalk Standards: P.114 SECTION 14 Parkinp-Standards: P.130 • Parking requirements by occupancy,blended parking ratios,parking bal- anced by block,on-street parking,off-street parking,structured parking, shared parking SECTION 15 Signage: P.134 • Variation from municipal code SECTION 16 Appendices: P.138 A. Definitions B. Legal description Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 4 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 1 Dallas,TX EULESS,TEXAS Overview OVERVIEW Planning Roaring Brook Development Co Riverwalk Development Code(I7).pub PAGE 5 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 1 Dallas,TX EULESS,TEXAS Overview OVERVIEW The Riverwalk! site, in Euless, Tarrant County, Texas, consists of approximately 200 acres located at the northwest corner of State Highway 183 and State Highway 360. The site is the largest undeveloped tract in the City of Euless and the topography is generally conducive to development. It occupies a central location relative to job centers and cultural venues in Dallas, Fort Worth,Arlington,the DFW Airport as well as other points in the DFW Metroplex. The land uses surrounding the site consist predominately of higher density housing to the north and the west, the DFW Airport to the east, and a mix of commercial, industrial and residential uses to the south across SH 183. Virtually the entire site is subject to an Aviation Easement for the DFW Airport. Although several large tracts within the area bounded by the state highways, Harwood Road, and Fuller-Wiser Rd, are outside the bounds of this Ordinance, they may be affected by this zoning ordinance and the structure of the Ordinance anticipates that those tracts may opt to develop in conformance with this zoning program in the future. The Euless Comprehensive Land Use Plan anticipates that nearly all of the subject site should be used for commercial land uses. This Ordinance anticipates that commercial activity still occupies a primary role in the development of the real estate, but does not constitute the only land use. There are a number of reasons for this modification to the Comprehensive Plan which are enumerated below. A) Modern Urban PlanningPrinciples-CNU The principles governing the best practices of modern urban planning have evolved a great deal over the last decade. This is best represented by the explosive growth of the organization known as the Congress for New Urbanism. This organization represents the move toward improving the pedestrian experience and establishing it as a priority above the vehicular access in the town planning process. This organization has developed a master town planning code, called the SmartCode, which is the basis for this ordinance. The Code constitutes the basic guideline for sustainable, humane, pedestrian-oriented urban planning. B) Local &National Market Forces National economic trends are migrating away from retail and commercial growth for the near term. Even in the absence of those trends, the magnitude of the site, and the displacement of retail activity into electronic sales formats requires mixing the development portfolio with uses other than retail. The success of the location for housing has been well established, and increases in demand will improve the potential of the retail and office market. Planning PAGE 6 of 143 Roaring Brook Development Co Riverwalk Development Code(17).pub Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 1 Dallas,TX EULESS,TEXAS Overview C) More Efficient Use of Infrastructure—Reducing VMT The North Central Texas Council of Governments has established ten principles to guide new development. The thrust of the principles is to capitalize on the existing infrastructure and to reduce the demand for new infrastructure, particularly roadways. One primary target for this campaign is to reduce Vehicle Miles Traveled (VMT). When uses are separated and residential communities are located far from the goods and services that people require, driving long distances becomes part of the daily life. By mixing uses in a denser fabric of residential and commercial occupancies, NCTCoG hopes to reduce the demands on our local roadways and state highways, making better use of the existing infrastructure. Denser clusters of development have an analogous effect on the water, sewer, and storm water infrastructure. D) Diversity of Population—Age Inte ation One affect of improving pedestrian and bicycle access to goods and services, is the improved mobility for the populations near the ends of the lifespan spectrum. Children and elders are less isolated without access to a vehicle, not only improving the freedom of their lives but also of the drivers. Also, by making public spaces within the necessary public rights-of-way, diverse populations mix, mingle, and meet where they would otherwise be separated. All of these factors, and many others, help to improve the quality of life for daytime and nighttime residents. The Public Realm becomes the backbone connecting the various private components that depend on each other for their vitality, and it becomes the central nervous system generating ideas, memories, and personal encounters that ultimately result in a unique identity. Some call it a Sense of Place. Planning Roaring Brook Development Co Riverwalk Development Code(I7).pub PAGE 7 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 2 Dallas,TX EULESS,TEXAS Organization and Intent of the Ordinance ORGANIZATION AND INTENT OF THE ORDINANCE Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 8 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 2 Dallas,TX EULESS,TEXAS Organization and Intent of the Ordinance ORGANIZATION AND INTENT OF THE ORDINANCE This Ordinance is based on the SmartCode version 9.2, as released by the Congress for New Urbanism. The original version was released in 2003 by Duany Plater-Zyberk (DPZ) of Coral Gables, Florida. The SmartCode lays out in explicit terms the general principles of planning in a New Urbanism context as well as the specific components and design components required to complete a project-specific development code. The text and the tables provide the generalities and instruct Planning Departments, Developers, and others in the development and regulatory process to edit and modify the document to tailor the principles to the specific town or project. This Section of the Ordinance, Section 2, is not intended to contain enforceable components. The site-specific requirements contained in all the other sections of this code, supersede the general terms contained in Section 2. It is intended to guide planners and developers in the interpretation and implementation of the enforceable Sections of the Ordinance as well as provide a resource for updating and expanding the code as needed. The Ordinance is intended to be used by both the public and private sectors. It is also intended to encourage creativity while maintaining quality standards and insuring a high degree of predictability in the final product. For users who are unfamiliar with the SmartCode or New Urbanism, Section 2 will provide some background in the discipline so that this Ordinance will fit into the context of larger patterns of development, and the larger issues addressed by the SmartCode approach. Those developing land, including real estate developers, landowners, and end users, can locate a particular portion of the property on the Regulating Plan (see Section 5), and determine the Sub-Zone of the property. Then check the Table of Permitted uses (see Section 6) to see if the property can be used for its the intended purpose. If so, Section 9 will provide standards for the lot type including heights, setbacks and required easements and Section 10 provides building design standards. Public entities reviewing submittals can follow an analogous process by locating the property on the Regulating Plan, and comparing the submitted documents to the requirements within each section. Section 3 identifies the minimum documentation for each submittal. Infrastructure, whether built by public or private entities, shall follow the design standards established in Sections 7 and 8 for efficient, attractive, streetscapes. A significant portion of the Ordinance is devoted to the development of public infrastructure, including streets, parks,plazas, and open spaces. Developers should be aware that the intended purpose of the code is to ensure that the public spaces are the highest priority in the development; that they benefit from attentive and creative design, detailed review, and strong execution. Planning PAGE 9 of 143 Roaring Brook Development Co Riverwalk Development Code(17).pub Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 2 Dallas,TX EULESS,TEXAS Organization and Intent of the Ordinance OUTLINE OF THE SMARTCODE ARTICLE 2 ARTICLE J x ARTICLE FOAL TICLE s REGW%AL SCALE PL ANS COtNIMN- tI SCALE PLANS LDING SCALE PLANS 01M �a0 a._ ' .a..ae.A 3 rgF altar oa+aeL�li•t■r :M#at�latl# /+Mt Y.�Kls•r :a•• —*cool t'tsaa +tN ��- �■rt�si *a#�jti■ il��{titt! a2F�vatfas• l.aRa satrt al ttsw w•tltR•f frsRtanHe.s <.a&#taea a' ;s•ea•1 tt�rs i■i4{a•■ sys Mrsa.a .t►ts r.g,_. r Ns i_ —._ — _ — _ _ _ _ r_ _ — — — _ — (tlrlalT 'I 4 a1z rLIMSM Riverwalk! I7 . ■..t..at ■ I Ha::tt1' {t �••�ai I at Euless ltif#a# L._._......._.—.—............. _._._.J t"w4ag i A" Gln 6i a#•t •.. Oratl+�rw Pssst+l•er .NOW U*Y*" Fst■i Cesass �#tt#sal j ..at#. OaY rFrt�.> ..aa =lest Pes# .ttt Y Mt sTrFFo! (Titt14lSr Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 10 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 2 Dallas,TX EULESS,TEXAS Organization and Intent of the Ordinance The following excerpts are taken from the SmartCode v.9.2. The complete text can be found online at www.smartcodecentral.org. These excerpts summarize the intent and methodology of the SmartCode and serve as the preamble to the specifics of this Ordinance. SUMMARY.- WHAT THE SMARTCODE DOES • It utilizes a type of zoning category that ranges systematically from the wilderness to the urban core. • It enables and qualifies Smart Growth community patterns that include Clustered Land Development(CLD), Traditional Neighborhood Development(TND TM), Regional Center Development(RCD), and Transit-Oriented Development(TOD). • It integrates the scale of planning concern from the regional through the community scale, on down to the individual lot and, if desired, its architectural elements. • It integrates the design process across professional disciplines. • It integrates methods of environmental protection, open space conservation and water quality control. • It integrates subdivision, public works and Transfer of Development Rights(TDR) standards. • It provides a set of zoning categories common to new communities and to the infill of existing urbanized areas. • It is compatible with architectural, environmental, signage, lighting, hazard mitigation, and visitability standards. • It establishes parity of process for existing and new urban areas. • It integrates protocols for the preparation and processing of plans. • It encourages the efficiency of administrative approvals when appropriate, rather than decision by public hearing. • It encourages specific outcomes through incentives, rather than through prohibitions. • It specifies standards parametrically(by range) in order to minimize the need for variances. • It generally increases the range of the options over those allowed by conventional zoning codes. Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 1 1 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 2 Dallas,TX EULESS,TEXAS Organization and Intent of the Ordinance INTENT The intent and purpose of this Code is to enable, encourage and qualify the implementation of the following policies.- THE olicies:THE COMMUNITY • That neighborhoods and Regional Centers be compact, pedestrian-oriented and Mixed-Use. • That neighborhoods and Regional Centers be the preferred pattern of development and that districts specializing in a single use should be the exception. • That ordinary activities of daily living occur within walking distance of most dwellings, allowing independence to those who do not drive. • That interconnected networks of Thoroughfares be designed to disperse traffic and reduce the length of automobile trips. • That within neighborhoods, a range of housing types and price levels be provided to accommodate diverse ages and incomes. • That appropriate building densities and land uses be provided within walking distance of transit stops. • That Civic, institutional, and Commercial activity be embedded in downtowns, not isolated in remote single-use complexes. • That schools be sized and located to enable children to walk or bicycle to them. • That a range of Open Space including Parks, Squares, and Playgrounds be distributed within neighborhoods and downtowns. THE BLOCK AND THE BUILDING • That buildings and landscaping contribute to the physical definition of Thoroughfares as Civic places. • That development adequately accommodate automobiles while respecting the pedestrian and the spatial form of public areas. • That the design of streets and buildings reinforce safe environments, but not at the expense of accessibility. • That architecture and landscape design grow from local climate, topography, history, and building practice. • That buildings provide their inhabitants with a clear sense of geography and climate through energy efficient methods. • That Civic Buildings and public gathering places be provided as locations that reinforce community identity and support self-government. • That civic buildings be distinctive and appropriate to a role more important than the other buildings that constitute the fabric of the city. • That the harmonious and orderly evolution of urban areas be secured through form- based codes. Planning Roaring Brook Development Co Riverwalk Development Code(I7).pub PAGE 12 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 2 Dallas,TX EULESS,TEXAS Organization and Intent of the Ordinance THE TRANSECT • That Communities should provide meaningful choices in living arrangements as manifested by distinct physical environments. • That the Transect Zone descriptions on Table 1 shall constitute the Intent of this Code with regard to the general character of each of these environments INTRODUCTION Transect-Based Planning The SmartCode is a transect-based code. A transect of nature, first conceived by Alexander Von Humboldt at the close of the 18th century, is a geographical cross-section of a region intended to reveal a sequence of environments. Originally, it was used to analyze natural ecologies, showing varying characteristics through different zones such as shores, wetlands, plains, and uplands. It helps study the many elements that contribute to habitats where certain plants and animals thrive in symbiotic relationship to the minerals and microclimate. PW A A I ym m Minitu.Y RAISFC F The rural-to-urban Transect is divided into six Transect Zones for application on Zoning maps. These six habitats vary by the level and intensity of their physical and social character, providing immersive contexts from rural to urban. SmartCode elements are coordinated by these T-zones at all scales of planning, from the region through the community scale down to the individual lot and building. Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 13 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 2 Dallas,TX EULESS,TEXAS Organization and Intent of the Ordinance TABS F t Trawed Zane Dncrtptweu x, ..y!s eno gin of•e ct adw at*"T-dont T•t MATL4 M T.F %Nko*Ix.=-.wm cr :r-. 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DEVELOPMENT CODE SECTION 2 Dallas,TX EULESS,TEXAS Organization and Intent of the Ordinance THOROUGHFARE STANDARDS GENERAL • Thoroughfares are intended for use by vehicular and pedestrian traffic and to provide access to lots and open spaces. • Thoroughfares shall generally consist of vehicular lanes and public frontages. • Thoroughfares shall be designed in context with the urban form and desired design speed of the Transect Zones through which they pass. The Public Frontages of thoroughfares that pass from one Transect Zone to another shall be adjusted accordingly or, alternatively, the Transect Zone may follow the alignment of the Thoroughfare to the depth of one Lot, retaining a single Public Frontage throughout its trajectory. • Within the more urban Transect Zones (T3 through T6) pedestrian comfort shall be a primary consideration of the Thoroughfare. Design conflict between vehicular and pedestrian movement generally shall be decided in favor of the pedestrian. • The Thoroughfare network shall be designed to define Blocks not exceeding the size prescribed. The perimeter shall be measured as the sum of Lot Frontage Lines. Block perimeter at the edge of the development parcel shall be subject to approval by Warrant. • All Thoroughfares shall terminate at other Thoroughfares, forming a network. Internal Thoroughfares shall connect wherever possible to those on adjacent sites. Cul-de-sacs shall be subject to approval by Warrant to accommodate specific site conditions only. • Standards for Paths and Bicycle Trails shall be approved by warrant. VEHICULAR LANES • Thoroughfares may include vehicular lanes in a variety of widths for parked and for moving vehicles, including bicycles. The standards for vehicular lanes shall be as shown in Table 3A. • A bicycle network consisting of Bicycle Trails, Bicycle Routes and Bicycle Lanes should be provided throughout. Bicycle Routes should be marked. The community bicycle network shall be connected to existing or proposed regional networks wherever possible. Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 15 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 2 Dallas,TX EULESS,TEXAS Organization and Intent of the Ordinance SMARTCODE TABLE 3A TABLE 3A: Vehwuiar Lane Dm*ns,om. TY"table ass.g"-rye ardths to Tran d Zones The DesKjn ADT{Awap DWy Tra hc<t5 the smart V eacti of wase wcrrs DEEM SPEED TRN41-LAW MTN Behr 20 ffo . 20`255 nvo, r 2535 r%* _ t 25-T.5-rt •t A1rre �+G^ }e.1 • • DESIGN SPEED PAM%LMF WT14 2M (PaNW.7 ft ��srt:�enpr+ (Perafel�3 fiert DESIGN SPEED URCTM MUM RADUS Beira 20 ro 554'iwq r ■ ■ • 2CL25�mypy� �lQl • • • . r _yam- 7571 i4 i4 ywty, • l • • • j� r • ZViC i�� �iJ'.�.�t • • 1 Riverwalk! at Euless Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 16 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 2 Dallas,TX EULESS,TEXAS Organization and Intent of the Ordinance PUBLIC FRONTAGES • GENERAL TO ALL ZONES T1, T2, T3, T4, T5, T6 • The Public Frontage contributes to the character of the Transect Zone, and includes the types of Sidewalk, Curb, planter, bicycle facility, and street trees. • SPECIFIC TO ZONE T4, T5, T6 The introduced landscape shall consist primarily of durable species tolerant of soil compaction. • SPECIFIC TO ZONE T4 The Public Frontage shall include trees planted in a regularly-spaced Allee pattern of single or alternated species with shade canopies of a height that, at maturity, clears at least one Story. • SPECIFIC TO ZONES T5, T6 The Public Frontage shall include trees planted in a regularly-spaced Allee pattern of single species with shade canopies of a height that, at maturity, clears at least one Story. At Retail Frontages, the spacing of the trees may be irregular, to avoid visually obscuring the shopfronts. • Streets with a Right-of-Way width of 40 feet or less shall be exempt from the tree requirement. DENSITY CALCULATIONS All areas of the New Community Plan site that are not part of the O-1 Preserved Sector shall be considered cumulatively the Net Site Area. Density shall be expressed in terms of housing units per acre as specified for the area of each Transect Zone. For purposes of Density calculation, the Transect Zones include the Thoroughfares. SPECIAL REQUIREMENTS A New Community Plan may designate any of the following Special Requirements • Designations for Mandatory and/or Recommended Retail Frontage requiring or advising that a building provide a Shopfront at Sidewalk level along the entire length of its Private Frontage. The Shopfront shall be no less than 70%glazed in clear glass and shaded by an awning overlapping the Sidewalk. • Designations for Mandatory and/or Recommended Gallery Frontage, requiring or advising that a building provide a permanent cover over the Sidewalk, either cantilevered or supported by columns. The Gallery Frontage designation may be combined with a Retail Frontage designation.. • Designations for Mandatory and/or Recommended Arcade Frontage, requiring or advising that a building overlap the Sidewalk such that the first floor Facade is a colonnade. The Arcade Frontage designation may be combined with a Retail Frontage designation. • A designation for Coordinated Frontage, requiring that the Public Frontage and Private Frontage be coordinated as a single, coherent landscape and paving design. • A designation for Cross Block Passages, requiring that a minimum 8-foot-wide pedestrian access be reserved between buildings. Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 17 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 2 Dallas,TX EULESS,TEXAS Organization and Intent of the Ordinance PARKING LOCATION STANDARDS • GENERAL TO ZONES T2, T3, T4, T5, T6 • Parking shall be accessed by Rear Alleys or Rear Lanes, when such are available on the Regulating Plan. • Open parking areas shall be masked from the Frontage by a Building or Streetscreen. • Vehicular entrances to parking lots, garages, and Parking Structures shall be no wider than 24 feet at the Frontage. • Pedestrian exits from all parking lots, garages, and Parking Structures shall be directly to a Frontage Line (i.e., not directly into a building) except underground levels which may be exited by pedestrians directly into a building. • Parking Structures on the A-Grid shall have Liner Buildings lining the first and second Stories. SMARTCODE TABLE TABLE 11: Parking Caralculahorx.The Shared Park+t'g Factor for two Functions when divided Into the sum of the two amounts as listed on the Re(Ntred Parking tab ie below produces the Effective Padang needed for elKh site Involved in sharing Conversely if the Sharing Fads is used as a n Vt1pl,er n indicates the amount of butlditng allowed on each site given the parking available REQUIRED PARKING tom«Lit*t)t SHARED PARKING FACTOR Function with Function 21erf 01Qapng RESENTIARESIDENTIAL p LODGING 1011edtaorn 101 bodroom 101bodnaon LODGING LODGING GffICE 3 0111000 sq it 3 011000•q It 201 IWO oq a OFFICE I OFFICE Rt1 TAp A Of 1000 rq a 40,11000 eq it r3 0!1000 ata RETAILfid 1 14RETAIL 1 r t 1 T 11 CHIC To be d wnaned by w4nani r ,2 111 OTHER To be dotermirted by warrant Planning Roaring Brook Development Co Riverwalk Development Code(I7).pub PAGE 18 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 2 Dallas,TX EULESS,TEXAS Organization and Intent of the Ordinance SMARTCODE TABLE 10 TABLE 1Q BtW*V Fmcbm Tues tab*cmeq=w BuftV Futcbom a+7'xr Tranwl Zwo Par"reqjremwts are c tc vocc nai For Spat k Ftnct w Ind Use powdfnd BY ibV Of by 1NW-04 see Tattle 12 a RESIDENTIAL CrM"%* Tlwr4wAwrddnd Op"Rraidanus[Thwnurmio#j 161r0 tptri it on mh Lot s W%W by to room wwAW d 10 Powe(bm b oft h dwowV a d 10 pldwtq pbw br wh dxobv s rtMaaAlaAs+l�rbuM AW16ccard+ baw r�M0whid myto�i0pul wtae *"W p PWV 111nd"(Swr T"t i) tiw11d p1rwq (GO T1b 0) b LOOGI14G Lm K&d Lodg*WThtrlm+bwrdbwdro0+nr► Open Lod**Thw num*w d b0wffl, on 000h tot sw b*q a tirwad 4vwabtw on wttcah tae br bwq*hwwwd by ft1"wtaltl-1of101ww#"dPIAINJ b #wtwgwMMw*d10111pnwdpow* oam br ON*bwdroola,W b"^No 0awbrawhbwdmaorn F1od11tt4mmy 01d1-1 wbowpwrbgrItpAw11g6-b bopm'dwdddtmvwThwwllbc0W to dlw6q Thr L**#1wuw1 be owwtwr t•t kx)d+ *V*030 bw otd1*W Ind Iwuprwd Foal wwnlal m be P a iii d in v nod-1,wM parkN 1011r 1q 11 ROM *43M the ht 0 d wt17r wtwl >i nr"ac51, not tscaed Wo d" c OFFICE L3mftdofttw ThwbwldrgdW*w@dlbtc OpenOMcu: WOWAI b d191tu119n11+I�I A11k1111Mdkthe at+ '�'w oh,«r an*Kh tm 0 Aff*W by IM1 SbrydMrphnoplfbtlhblplalrat ; r,: 'vAwwrnsnt0t2000 lydP**Q9WM AoowworYbultMq MdbytbrNquinra.tU P*f 1000 wqueur fwwt d nw*U wplct of 3,0 a>- pawl I poo 08W ow 1001 1gw11M1idawf oMblpraln >,, d RETAIL LWA%d R*W Thw t iArq Wft *Oil Open Rsta1 The ts am* f1r ReW u"0&WW td dM bl SWy Ct ax Rru4 tA#*brA4db)tA*tlg W0ffWW0( buiig�ltoonwrbaNMorrI twtnwtlwn J0"w WP4ftgdAw++ii1f1000**w* am pa Btiods,lnd by tlsw agwww*d Jeoafnw PAWop"R*Wwp* wundwr 4 0 lww 9nwd pwbV pilots Pwt t00n 1500 s4uwr9 teat w*a►w W k"t PO*V **we het of twd PAW wpwcw 0/decor atttrp+rianpragllwwwlwntd std►awwinq thr> uws wttd br twt<t.r lnwwd tr n.�wtaw.a laod tww+n cw www*a cI»c +Tab�t? — Planning PAGE 19 of 143 Roaring Brook Development Co Riverwalk Development Code(17).pub Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 3 Dallas,TX EULESS,TEXAS Administration and Implementation ADMINISTRATION AN1 IMPLEMENTATION Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 20 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 3 Dallas,TX EULESS,TEXAS Administration and Implementation ADMINISTRATION AND IMPLEMENTATION A) The implementation of the Ordinance consists of a sequence of submittals and approvals. The submittal applications to the City must be signed by an authorized agent of the landowner and will be reviewed in a timely fashion by the appropriate municipal departments and entities. B) Applicability 1. The requirements of these Standards are mandatory and all development on land located within the boundaries of the Riverwalk! Development District must adhere to the rules and regulations set forth herein. Prior to development within the district, the requirements of the development approval process contained herein must be satisfied. This ordinance shall be the comprehensive regulatory document for this site allowing for the construction of commercial, mixed use, multi-family and residential uses as outlined in this document. 2. Except as provided by these Standards, development within the Riverwalk! Development District is governed by City regulations. In the event of any conflict or inconsistency between these Standards and the applicable City regulations,the terms and provisions of these Standards shall control. In the event a development standard or regulation is not addressed herein, the standards of applicable City regulations apply, except that in no case shall District Regulations for R-1, R-IA, R-2, R-3, TH, R-4, R-5 be used as applicable standards, nor shall Sections 84-85.e, 84-201.h.5, 84-201.h.7, 84-334.a be applicable. In the event of a conflict between the text and the graphic images, the text shall control. Building codes, life safety codes, and Federal and State regulations take precedence where a standard requires or recommends actions that are in conflict with such codes and regulations. 3. The following table summarizes the approval process for the Riverwalk! Development District. This process requires the applicant to provide a baseline of information on the contiguous holdings, as well as some information relative to connectivity to adjacent tracts in the Concept Plan which shall be reviewed by City Council as well as the Planning Commission. Adjacent tracts are those tracts of land that share a boundary line. APPROVAL COMMENT REGULATING PLAN Entire Holdings DRCIPZ *CC Included herein CONCEPT PLAN Contiguous Holdings+ DRC♦PZ*CC Submitted with updated revised Regulating Plan (non-discretionary) Regulating Plan PRELIMINARY PLAT Subject Phase DRC *PZ May be concurrent with (non-discretionary) Concept Plan SITE PLAN Subject Phase DRC♦PZ♦CC May be concurrent w Con- (non-discretionary) cept Plan FINAL PLAT Subject Phase DRCIPZ Submitted after public im- (non-discretionary) provements completed BUILDING PERMITS Subject Building Bldg Dept Planning Roaring Brook Development Co Riverwalk Development Code(I7).pub PAGE 21 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 3 Dallas,TX EULESS,TEXAS Administration and Implementation EXAMPLEFIGURE 3-1 OF SEQUENCEOF SUBMITTALREQUIREMENTS x� IV , I -+-1— 1 --h—r— — — - --- ENTIRE HOLDINGS—All of CONTIGUOUS HOLDINGS—All SUBJECT PHASE OF DE- the land encompassed within of the land bounded by dedicated VELOPMENT—All of the the Riverwalk District public rights-of-way or by property land included in the Prelimi- not contained in the Riverwalk dis- nary Plat. Reizulatiniz Plan trict.As new rights-of-way are dedi- This applies to the submittal cated over time, the limits of the Preliminary Plat and re-submittal of the Regulat- Contiguous Holdings will change. Site Plan ing Plan which is required to Final Plat show the locations, boundaries Concept Plan The required information for and areas of the Sub-zones This applies to Concept Plan submit- each of these submittals is within the Riverwalk! District. tals and re-submittals. The informa- enumerated in the City of It is also required to show the tion that is required to be submitted Euless Uniform Development network of proposed open on a Concept Plan is defined in Sec- Code and referenced in Sec- space and system of trails. tion 3 Paragraph D of this River- tion 3 Paragraphs E, F, G of walk!Development Ordinance. the Riverwalk! Development Ordinance. C) Regulating Plan The Regulating Plan defines the areas and locations of the transect zones for regulatory purposes. Section 5, Regulating Plan, identifies the rules that limit any changes to the Transect Zone (Sub- Zone) boundaries. Although the Regulating Plan is not a Thoroughfare Plan, the plan indicates that gridded street patterns are preferable because they create defined city blocks. This is more important in the T5 Zones than it is in the T4 zones. Section 13, Riverwalk Standards, govern the development of the Riverwalk. Planning Roaring Brook Development Co Riverwalk Development Code(I7).pub PAGE 22 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 3 Dallas,TX EULESS,TEXAS Administration and Implementation D) Concept Plan The Concept Plan shall include the contiguous holdings and be submitted in the format and the quantity required by the Planning Department. The Concept Plan shall be consistent with the governing Regulating Plan. The Concept Plan is a precursor and prerequisite to the approval of the Preliminary Plat and Site Plan but may be submitted simultaneously, and shall contain at a minimum the following information: 1. Sub-zone boundary information and areas 2. Proposed layout of primary collector streets and major blocks (Thoroughfare Plan) but not local streets or streets that do not intersect perimeter arterials. 3. Location, area,perimeter, and character of open space and trail network 4. Open Space requirements 5. Calculation of percentages of Open Space 6. Proposed land uses 7. Intensity of uses: including number of dwelling units, square feet of commercial space for each major block 8. Approximate parking demand and parking provided for residential and commercial uses 9. Any update to the Regulating Plan showing Open Space locations and areas, trail connections and type of trails proposed, street connections across existing public R.O.W., and proposed street extent and routing, 10. Updated location, connections and specifications of the Riverwalk and design of the Riverwalk within the Concept Plan area. Provided the changes to the Regulating Plan comply with the regulations in Sections 5 and 13 of this Ordinance, then no zoning change shall be required. The Concept Plan shall be reviewed by the City Manager and the Development Review Committee. Comments shall be.provided and, if appropriately addressed, the Concept Plan shall be approved for review by the Planning and Zoning Commission and City Council. If the Concept Plan is consistent with this Ordinance, and existing published standards, there shall be no reason to deny the submittal. E) Preliminary Plat An approved Concept Plan is required for the submittal of a Preliminary Plat. The submittal, review and approval process of the Preliminary Plat shall proceed in accordance with existing City of Euless Unified Development Code (UDC), Chapter 84, Article IX, Section 407. Plat applications for single family lots shall also include building elevations of homes similar in size, material, and architectural character intended to be constructed on the lots. F) Final Plat Final Plat submittal, review and approval process shall proceed in accordance with existing Unified Development Code, Chapter 84, Article IX, Section 410. Planning Roaring Brook Development Co Riverwalk Development Code(I7).pub PAGE 23 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 3 Dallas,TX EULESS,TEXAS G) Site Plan Site Plan submittal review and approval process shall proceed in accordance with UDC, Article VIII except that it shall include single family attached lots. However, the City Manager or designee may grant modifications requested by the applicant to the requirement of street width, visibility, fire access or landscape requirements provided the modifications are deemed to be minor, are consistent with standards of health and safety, and are consistent with the goals of increasing the value of the overall development. H) Use of Alternative Materials Commercial and mixed use development shall be constructed in accordance with the material standards in Section 10 of this Ordinance unless modification is approved by the City Council. In order to obtain a modification to the required building materials, the applicant shall provide color elevations describing the materials on the structure, and the percentage of each material on the building. The use of alternate materials, shall be a discretionary decision of the City Council following a recommendation from the Planning and Zoning Commission. In granting a modification to the required building materials, the City Council shall first determine that the alternative materials are consistent with the goals of this Ordinance and provide the same degree of durability, safety, and aesthetic appeal as the required materials in Section 10. Such and exception may be considered concurrent with the site plan. I) Building Plans Building Plans submittal, review and approval process shall proceed in accordance with UDC, Section 84-21. J) Special Development Plans Special Development Plans allow the applicant the flexibility to address specific market opportunities and/or changes. It allows the applicant to propose changes to this zoning Ordinance, without affecting other portions of the zoning or the project. An application for a Special Development Plan shall be submitted to the Planning Department and reviewed by the City Manager prior to the submittal to City Council. The City Council shall have the option but not the obligation to approve the Special Development Plan. Evaluation of the plans shall be based upon the following conditions: 1. Whether the original goals and intent of this Ordinance are followed 2. The impact on adjoining properties including economic and aesthetic impact. 3. The public benefits accruing such as usable civic and open spaces,structured and shared parking,and beneficial land uses providing desirable goods and services 4. The impact on future opportunities for development 5. The ability of the development to sustain itself into the future K) Variances Any required variances shall be submitted and processed in accordance with the applicable Ordinances. The City Manager shall recommend whether a proposed modification to the approved standards in this Ordinance shall be processed as a Variance or a Special Development Plan. In the event that the Applicant disagrees with the City Manager's opinion, a public hearing shall be held before City Council to determine the appropriate process. A variance shall proceed in accordance with Section 84-27 of the UDC. Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 24 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 3 Dallas,TX EULESS,TEXAS Administration and Implementation L) Specific Use Permit Applications for Specific Use Permits shall proceed in accordance with Section 84, Article IV, Division 5 of the UDC. M) Continuous Tabulation Each Final Plat submittal shall be accompanied by a table that tabulates the number of dwelling units and open space for each final plat in the form shown in Tables 3-2 and 3-3 below: TABLE DWELL OPEN OPEN Tic T5b Continuous Area ING SPACE SPACE ACRES ACRES ACRES ACRES ACRES Tahuhtion UNITS (ACRES) FINAL PLAT 1 FINAL PLAT 2 FINAL PLAT# TOTALS TABLL 3-3 NET ACRES OF SIN- #OF SINGLE AVERAGE LOT SIZE Average Lot FINAL PLAT 1 FINAL PLAT 2 FINAL PLAT# TOTALS SUB-TOTAL SUB-TOTAL OVERALL AVERAGE N) Private Deed Restrictions Concurrent with the Site Plan Application, or earlier, the Applicant will submit to the City Planning Department a copy of proposed Deed Restrictions. Deed Restrictions shall conform to the standards established in this Ordinance and where a conflict exists between the Deed Restrictions and this Ordinance, then this Ordinance shall govern. The Deed Restrictions will, at a minimum, address the following issues: 1. Establish design guidelines for residential and commercial buildings. 2. Establish design guidelines for landscaping and open space 3. Establish a review and approval process for planned improvements 4. Establish, in conjunction with the City, an appropriately constituted body empowered to facilitate the mercantile and social activity within the public rights-of-way. 5. Establish an association of Property Owners to maintain all common assets and property within the Riverwalk! District. 6. Establish that the property owner's association or homeowner's association are not allowed to divest responsibilities of any plat recorded requirement without the consent of the City Council. The City's review of the Deed Restrictions is limited to assurance that they conform to the performance standards specifically established herein, not to impose new design requirements. O) Chinese Garden In the event that the project known as "The Chinese Gardens" requests property and a suitable agreement is reached with the landowners,then the land will be identified in a mutually beneficial location south of Midway and east of Bear Creek. An amendment to the Regulating Plan will be submitted to the City, and shall be reviewed as a Special Development Plan by the City Council. Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 25 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 4 Dallas,TX EULESS,TEXAS Transect Sub-Zones TRANSECT SUB-ZONES Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 26 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 4 Dallas,TX EULESS,TEXAS Transect Sub-Zones TRANSECT SUB-ZONES A) The Transect Sub-Zones included in this Ordinance represent an expansion and specification of the Transect Zones from the more general and universal SmartCode. Portions of the subject site are intended to be used as suburban residential neighborhoods, and portions are intended to incorporate a more urban form. The SmartCode Transects Zone 4 and Zone 5 describe a range of development appropriate to the site. This Ordinance creates additional Sub-Zones within those zones and ascribes specific characteristics to the Sub-Zones. B) The pattern of streets and blocks is not required to conform to a grid pattern, however the pattern should facilitate access by both vehicle and pedestrian through the development. This means that a "U" shaped driving motion should not be required for ingress or egress to any location within the development. Cul-de-sacs are discouraged unless they are temporary pending the continuation of a street in the future. Walking routes should generally conform to the sidewalks adjacent to the streets, and also should provide direct routing to any point within the development, that is "backtracking" should not be required. Hiking and biking trails may be separate from the streetscape and follow different routes. C) Sub-Zone T5c (Commercial Zoning) This Sub-Zone is strictly commercial, no residential occupancy of any kind being permitted. Generally, the buildings either front the state highway frontage road, or are visible from it, or front on the road leading into the site from the frontage roads. Commercial buildings may include multi-story office complexes or single story, large-format retail venues, as well as traditional in-line shop fronts facing the sidewalk. Commercial development within 150 feet of the riverwalk amenity is conditional on the development of the riverwalk amenity. See Section 13 Riverwalk Standards for more detailed requirements. Parking lots visible from the roadway are permitted in this Sub-Zone. The minimum Public Open Space is 5% of the gross area of the Sub-Zone. A minimum 15' landscape buffer is required along state highway frontage. D) Sub-Zone T5b (Mixed-use Zoning.) This Sub-Zone permits residential and commercial uses but without any single family uses permitted. Also, the ground floor of all buildings shall be built to commercial standards and shall only be used for retail, commercial or office uses. That is, the streetscape is a downtown streetscape, with shop windows, sidewalks and street trees. On-street parking shall allow convenient access to each store. Above the ground floor, upper floors may contain multi-family, commercial or office uses. This Sub-Zone is conditional on the development of a riverwalk amenity. See Section 13 Riverwalk Standards for more detailed requirements. The minimum Public Open Space is 5% of the gross area of this Sub-Zone. E) Sub-Zone T5a(Residential and Commercial Zoning) The uses permitted in Sub-Zone T4b are also permitted in Sub-Zone T5a. In addition, higher density residential uses, single family uses and commercial uses are permitted. This is the most open Sub-Zone, but it is also the smallest in acreage. Construction of a vertical mixed use product similar in nature to the allowed development within T5b Sub-Zone is conditional on the development of a riverwalk amenity. The character of the neighborhood may include some retail or service uses at the street level and may include multi-family lofts or offices in the upper Planning Roaring Brook Development Co Riverwalk Development Code(I7).pub PAGE 27 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 4 Dallas,TX EULESS,TEXAS Transect Sub-Zones levels. All buildings regardless of their occupancy,will be sited to address the street and designed to enhance the streetscape. Again, the streets are lined with trees along sidewalks on both sides of the street. The minimum Public Open Space is 5% of the gross area of this Sub-Zone. F) Sub-Zone T4b (Single Family Attached and Detached) This Sub-Zone is similar to Sub-Zone T4a, but is more diverse in terms of housing options and more intimate in terms of the scale of the streetscape. This Sub-Zone includes townhomes and courtyard bungalows, as well as all the housing choices permitted in Sub-Zone T4a. The smaller lots require vehicular access from the rear leaving the front of the homes to enhance the streetscape. The minimum Public Open Space is 8%of the gross area of this Sub-Zone. G) Sub-ZoneT4a(Single Family Detached) This Sub-Zone consists of residential , neighborhoods that include various types of single family detached housingErTS i options. This includes traditional --sveetc1 ❑ o d _ . Street development with front um porches and alley access to rear garages, street M1 ❑ ❑ ❑ ❑ street M2 ❑ _ o _ o ❑ as well as more conventional Street M3 ❑ O O O subdivisions with street access to the ------StfQc M4 ° - a 0 o garage and larger, unobstructed back �� Rz 0 o o yards. It also includes patio homes for the -- reet AlA' ❑ Q 'f 0 Street f1 families who no longer need a home with street T; _ ❑ o ❑ 0__" ❑ the larger yard. But all of the neighborhoods, regardless of the housing FRtJFrartag�e c1 ❑ ❑ ❑ option, will have tree-lined streets with Frontage C2 a o 0 Frontage sidewalks. Cul-de-sacs are discouraged. - C3 ❑ g _�{a,taae Mi o ___❑ Cl ❑ " Every home shall be not more than 800 F�tageRi __ o o_ feet from a public open space. Proximity F1 ntaw R2 — ° ° ° to a trail only does not satisfy this ILOTS requirement. The minimum Public Open —-- tot 01 ❑ ❑ ❑ space shall be 10% of the gross area of �M -°- o this Sub-Zone. --.----trot R1 lnt R2 p ❑ Lot _--.___...____ ❑ _a ❑ Changes to the permitted uses, or to the -_.--_. Lot a4 ❑ 07 _ ❑ building form, or lot standards, if Loot R6 required, may be accomplished through Special Development Plans. Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 28 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 5 Dallas,TX EULESS,TEXAS Regulating Plan REGULATINGPLAN Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 29 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 5 Dallas,TX EULESS,TEXAS Regulating Plan REGULATING PLAN A) The attached Regulating Plan is intended to provide predictablility to the City, guidance for the developers of the property, and to assist the City staff in reviewing the long term development of the Riverwalk! Development District. Although streets that are indicated separating the property into blocks may move or be deleted, the grid pattern in the higher density and mixed-use portions of the development should be maintained unless there is reason to deviate from a gridded street pattern. Lower density residential portions of the site may deviate from a grid pattern. B) The following Table shows the site with the minimum and maximum acreage for each of the five Sub-Zones, as well as the maximum allowable Dwelling Units within each Sub-Zone. Open space may be included in the Sub-Zones or may fall outside of the Sub-Zones, such as the floodway. Open Space is cumulative within each Sub-Zone, so that excesses in one phase may be applied to shortage of minimum requirements in subsequent phases. TABLE 5-1 REGULATING TRANSECT AREA 1 DWELLING 1'5C "1'5b 15a '141) 14a Open Space Numbers are in acres a A o0 o � a � Cn � Q .a p O aWA ^ � x � � II k. C7a W W � >4 + d 2 w k UU + � + Q rwn� U v� w Min.Area 40 No No 18 70 12 in addition to min min I Floodwa Max.Area No N/A 20 25 80 15 in addition to max I Floodwa ** Max.DU's with surface park- 0 N/A 500 250 480 0 in Max DU's with structured 0 N/A 650 N/A N/A Parking *Note:Acreage and unit numbers are regulatory.Density calculations and percentage of areas are informational and are not regulatory. **This is the maximum Open Space that is required by the percentages indicated in Section 4 of this Ordinance,not the maximum that can be developed. Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 30 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 5 Dallas,TX EULESS,TEXAS Regulating Plan TABLE 5-2 ESTIMATED MAXIMUM&MINIMUM GROSS AREA PERCENTAGE BY TRANSECT Sc 15b T5a T4b l 4a Open Space Numbers are the percentages of entire zA site. a 00 za Density is calculated O 1:4 ] Q a A as Dwelling Units 0 w per acre.(the maxi- ¢ 0 Ca mum units permitted w w wCA 4 � a v divided by the maxi- 0 + a 0 H mum land area) ov A A ¢ Cn Q Min.Area 20% No min No min 9% 351/o 7%in addition to Floodwa Max.Area No N/A 10% 13% 40% 8%in addition to max Floodwa ** Max.Density with 0 25/AC 25/AC 10/AC 6/AC 0 surface parking* Max Density with 0 32/ 1 32/AC N/A structured Parking* AC N/A *Note:Acreage and unit numbers are regulatory.Density calculations and percentages of areas are informational and are not regulatory.Percentages are approximate. **This is the maximum Open Space that is required by the percentages indicated in Section 4 of this code, not the maximum that can be developed. Each of the sub-zones may be reconfigured within the framework of this Ordinance if the boundary changes occur in accordance with the sub-zone specifications, below. Q Sub-Zone Rules 1. Sub-Zone T5a may not be located north of Midway Rd nor west of Bear Creek Parkway. 2. Sub-Zone T5a shall be set back a minimum of 750 feet from the SH 183 /SH 360 frontages. 3. For each linear foot of the riverwalk amenity that is dedicated and constructed, a maximum of 750 square feet of Sub-Zone T5b shall be entitled within the Riverwalk! Development District at the election of the Landowner. 4. The alignment of the riverwalk amenity shall be established by the Landowner and may occur anywhere within the Riverwalk! Development District east of Bear Creek Parkway. 5. All the boundary lines of Sub-Zone T5b must be located within 750 feet of the centerline of the riverwalk, 6. Sub-Zone T5b may abut any other Sub-Zone. Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 31 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 5 Dallas,TX EULESS,TEXAS Regulating Plan RIVERWALK! AT EULESS REGULATING PLAN FIGURE 5-1 4 Green/Open Space T5c:Commercial only I r T5b:Mixed-use,The riverwalk 1 _ amenity is required to create this Sub-Zone. �r T5a: SFD+SFA+MF com- mercial permitted / .moi•":`—�..,_�.. T4b: SFD+SFA !if v T4a: SFD only Greenway: 50'wide minimum Riverwalk:See Section 13 Hike&Bike Trail,8'wide minM�r r it Property outside of Riverwalk! Jam' Development District r z1 - f ` T5a:SFD+SFA+MF+Commercial � 11• � il~ 1 t T5c:Commercial Only T5b:(Not shown)Mixed-Use:MF+ Commercial Required. _ f Riverwalk amenity is required to create t it this Sub-zone.See Section 13 Riverwalk alignment shown is an exam- ple of a possible alignment.The actual alignment will be shown on the Concept RIVERWALK AMENITY Plan submittal. Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 32 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 5 Dallas,TX EULESS,TEXAS Regulating Plan D) Regulating Plan Rules 1. Collector streets shown may be moved or deleted. 2. Local streets are not shown and will be shown on Preliminary Plat. 3. Orientation of the street grid may be rotated to improve environmental, politi- cal, or economic results. 4. Open Space may be relocated but the minimum area must comply with the open space requirements of each transect Sub-Zone pursuant to Section 4 and the open space design standards pursuant to Section 11. 5. All dedicated Public Parks must be connected by a trail system. 6. The specific location, connection and design of the Riverwalk amenity are not tied to the Regulating Plan Map but will be updated through the Concept Plan process to the specifications described within Section 13 of this Ordinance. These rules may be amended or expanded by the approval of a Special Develop- ment Plan. Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 33 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 6 Dallas,TX EULESS,TEXAS Table of Permitted Uses 11 TABLE OF PERMITTED USES! Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 34 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 6 Dallas,TX EULESS,TEXAS Table of Permitted Uses CLASSIFICATION OF NEW/UNLISTED USES: Those uses set forth in the Table of Permitted Uses in this Section shall be authorized in the various Sub-Zones established for this site. It is recognized that new types of land use will arise in the future, and forms of land use not presently anticipated may seek to locate within the development. In order to provide for such changes and contingencies, a deter- mination as to the appropriate classification of any new or unlisted form of land use in the Permitted Use Table shall be made as follows: A) An applicant, City Department, the Planning and Zoning Commission, or the City Council may propose zoning amendments to regulate new and previously unlisted uses. B) An Applicant requesting the addition of a new or unlisted use shall submit to the City Manager all information necessary for the classification of the use, including but not limited to: 1. The nature of the use and whether the use involves dwelling activity, sales, ser- vices or processing; 2. The type of product sold or produced under the use; 3. Whether the use has enclosed or open storage and the amount and nature of the storage; 4. Anticipated employment typically anticipated with the use; 5. Transportation requirements; 6. The nature and time of occupancy and operation of the premises; 7. The off-street parking and loading requirements; 8. The amount of noise, odor, fumes, dust, toxic materials and vibration likely to be generated; 9. The requirements for public utilities such as sanitary sewer and water and any spe- cial public services that may be required; and 10. Impervious surface coverage. C) The City Manager may authorize such new or unlisted uses in a particular Sub-Zone based on standards applicable to those of a similar use. When a determination of the appropriate transect Sub-Zone cannot be readily ascertained in the Table of Permitted Uses, the City Manager may refer the determination to the City Council as a Special Development Plan to be approved in accordance with Section 3, paragraph J of this Ordinance. C) In the attached Permitted Use Table, P = Permitted, S = Special Use Permit Required, Blank=Prohibited. Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 35 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 6 Dallas,TX EULESS,TEXAS Table of Permitted Uses •r • LZ E E.I OF1111111111111 I W M r AGRICULTURAL ACTIVITIES 01— ricutturaf Production—Crops .5 — S S is_ S _ 02** Agricultural Production—Livestock aN Animal Specialties 212 Beef Cattle, except feed lots 191 General Farming S S S S S 272 Horses and other Equines 752 Kennels and pounds S S S S S -- - --- -- 781 Landscape Designers with inside S S P P P storatte _ 781 Landscape Designers with outside S S S storage 782 Lawn and garden services i S S S 10" Metal Mining l l 14" Nonmetallic Mineral Minin 13** Oil and Gas Extraction p !P p p p Must conform to Chapter 40 Gas Drilling RESIDENTIAL ACCOMMODATIONS Single Family Dwellings(Detached) P 'P P (844Z)1,ej Single Family Dwellings(Attached) P P S (84-85)I,ai Limited Access(gated) Developments Home Occu ations p P P P 84-85 n 6513 Retirement Housing iS P P 7011 Bed and Breakfasts !S P P T5b-ground floor prohibhtted NATE A _ 7011 Hotels and Motels (limited service S S S (64-85}ad Hotel providing minimal services which may include breakfast buffet) 7011 Hotels and Motels (select service 3 S S_ (84-85)ad Hotel providing a staffed public common area until 10 pm or later) 7011 Hotels and Motels(full service: p p p Hotel providing a full restaurant and icel _ 7041 Independent Living S P P T5b-ground floor _ prohibited NOTE A 8361 Membership Hotels and Lodging -�p p S Facilities Senior Citizens Assisted Living S P P T5b-ground floor ohibded� NOTE A Multifamily dwellings P P T5b-ground floor 7021 Manufactured or moolie homes prohibited, NOTE A subdivision 7033 Rooming aiWboard.ng houses --__ Camps and trailer parks INSTITUTIONAL AND EDUCATION FACIU71ES Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 36 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 6 Dallas,TX EULESS,TEXAS Table of Permitted Uses SIC CODE PERMITTED PRIMARY USES T4a T4b 15a -1-bu T5c SPECIAL CONDITIONS 805" Nursing and Personal Care 1P P - P Facilities- Inpatient 8062_ Hospitals P }p p 8211 Elementary Schools(Private) P P P P — 8211 Elementary Schools(Public) P 1p p p 8211 Middle or Junior High Schools P p P p (Private) j 8211 Middle or Junior High Schools P P P P Public j 8211 Secondary or Senior High Schools P IP P P Private 8211 Secondary or Senior High Schools P =p P P Public 8221 Colleges or Universities(Public or p P 8231 libraries and Information Centers S ,S P P 824' Vocational and Correspondence P P P T5c -ground floor Schools prohibited. NOTE A 8299 School and Educational Services, S S P P _ Not Elsewhere Classified _ 8322 Community Center-Outdoor p P P T5c-ground floor prohibited,NOTE A 8322 Community Center-Indoor ' P P i 8351 Day Care and Nursery Facilities S S P P P T5c-ground floor more than five childrenprohibited 84-85 h; NOTE A 8351 ID-a-y-Care and Nursery Facilities P P P P P T5c-ground floor (five or fewer children) prohibited 84-85 h,n: NOTE A 83" Social Services(other than below) 8412 Museums, Galleries p p p 8422 Botanical Gardens S S P P �P 8661 Churches and Other Places of S S P P (84-85)c-1, Worship under 5 acres 8661 Churches and Other Places of S S S S (84-85)c-1, Worship over 5 acres 86" Nonprofit Private Membership S S P P P (84-85)c-1, Omanizations 91" Federal, State, and Local P P P (84-85)c-1, Government Use_s 8361 Alcohol, drug or psychiatric care !centers 1PUBLIC UTILITY AND COMMUNICATION FACILITIES Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 37 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 6 Dallas,TX EULESS,TEXAS Table of Permitted Uses SIC CODE PERMITTED PRIMARY USES T4a T4t: T5a T5t) T5c SPECIAL CONDITIONS 48" 'Antennas less than 35 feet high S S S (84-85)ai j 48" Antennas less than 60 feet high S S IS (84-85)ai, co-location only 48" Antennas more than 60 feet high S S S (84-85)ai, co-location only 48*' Telecommunications Facilities and S S is Broadcast Stations(manned) 48*' Telecommunications Facilities and S S is Broadcast Stations unmanned 48% Radar Stations S S S 4899 Satellite Reception Dishes(< 4 ft. P P P dia. 4899 Satellite Reception Dishes(>4 fl. S S S S S dia.) 4911 Electrical Generating Plants and S S S S S Electrical Substations 4939 Utility Transmission Facilities(High S S S S S —` 1 Volta e. Petroleum,etc.I- 493' Public Utility Supply and Storage S S S S S Yards 4941 Private Lift Stations S - .,, S _ S_ .__ S S _ 4941 Water Storage, Control. and SS S S S Purnoina Facilities 4941 Water Purification Facilities S S S S S 4952 Wastewater Pumping.Facilities S is S S S 4952 Wastewater treatment and disposal S S S S S facilities _ T 4953 Solid waste landfill incineration Recyclina collections centers OFFICE USES 60" Banks,Depository Institutions P P P except Drive Thr h 60" Drive Through Banks. Depository P P P Drive-thru rear of Institutions I I 1 building 61" Nondepository Credit Instdutions 62" Security Brokers and Commodity P P P Brokers 64** Insurance A les IP P P 65*' Real Estate Agencies 1P P IP 807* Medical and Dental Laboratories 1P 1P 808'_._ Outpatient Care Facilities P P P 80" Health-Related Professional P P P Services other than below 81*' Legally-Related Professional P P P Services 871' Design-Related Professional P P P Services 872' Financ4ally-Related Professional P P P Services RETAIL TRADE Planning Roaring Brook Development Co Riverwalk Development Code(I7).pub PAGE 38 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 6 Dallas,TX EULESS,TEXAS Table of Permitted Uses SIC CODE PERMITTED PRIMARY USES T4a T41,, T5a T5b T5c SPECIAL CONDITIONS 5211 Lumber, Building Materials(indoorP P P only) 5211 Lumber, Building Materials(open P P P Storage @ rear of buiiding storage) only 5231 Paint Glass and Wallpaper Stores P P P 5251 Hardware Stores(under 5 000 SF P P P _ 5251 Hardware Stores(over 5,000 SF P P P 5261 Lawn and Garden Centers P P 'P 84-85(2) 53 _;General Merchandise Stores 'P P P 54" _ Food Stores (over_5,000 SF gsa} P P P 5411 Food Stores (under 5,000 SF gsa) P P S Under 5000 SF, shops identify ciao 5431 Fruit and Vegetable Markets _ P P P 5441 Candy and Nut Confectionary P P P Stores 5451 Dairy Products Stores P P P 5461 Retail Bakeries P P P Specialty International Foods P P P Shops providing food or ingredients around a common ethnic or national _ identity 5511 Motor Vehicle Dealers(new and S S S usedJ_(indoor only} __- 5531 Auto and Home Supply Stores P P P indoor onl 5541 GZat soline Sales/Conver»en a Stores S S P 5551 Dealers indoor only) S S P 5561 I Recreational Vehicle Sales or Rental 5571 Motorcycle Dealers(indoor only) S S P I 5599 UhlitLr Trallef Sales or Rental 56" Apparel and Accessory Stores(< —� P P i 5.000_ sfaffel 56" Apparel and Accessory Stores(> P `P P 5,000 sf_gfaL- 57" Ftxniture and Home Furnishings P P P s Stores 5812 Eating Establishments(with ancillary P P P (84-85)j,ab dedicated curbside pick-up) 5812 Eating Establishments(drive P P P (84-85)j, ab, drive4hru @ - throughl rear only _ 5812 Eating Establishments(except drive P P P (84-85)j,ab through] 5812 Drinking establishments under S P P (84-85)1 ab 8.000 SF And alcohol sales under 75°0 5812 'Drinking establishments over 8,000 S S S (84-85)1, ab SF ~5812 Microbrewery under 8000 SF $ P P (84.85)j,ab And alcohol sales under 75% Planning Roaring Brook Development Co Riverwalk Development Code(117).pub PAGE 39 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 6 Dallas,TX EULESS,TEXAS Table of Permitted Uses SIC •rPERMIT-TED PONDITIONS 5812 Microbrewery over 8,000 SF S S IS (84-85)j, a —5812 - Food Caterers(Commercial) P P P 5$12 Food Caterers(Retail) P P P 5912 Drug Stores and Proprietary Stores P P P (84-65)x (excluding Novelty Stores) j 5921 Pawn shops 5921 Packaged Alcoholic Beverages P P P (8"5)ab for off remise consumption) 5932 Used Merchandise Stores S S S i 5932 Consignment and Antique S S S Stores0ealers indoor sales only) 5941 Sporting Goods Stores and Bicycle P P P _ Shops _ 5942 Book Stores (general) P P P 5942 Book Stores(adult) 5943 Stationery Stores v---- P 5944 Jewelry Stores i P P P 5945 Hobby,Toy,and Game Shops (< P P P 5000 sf a 5945 Hobby,Toy,and Game Shops (> P P P 5000 sf a 5946 Camera and Photographic Supply P P P Stores 5947 Gift and Souvenir Shops(excluding P P P Novelty Shops) 5948 Luggage and Leather Goods Stores P P P 5949 Sewing, Needlework and Piece P P P Goods-Retail 5992 Florists P P P 5993 Cigar Stores P P IP (84-85)x i $994 News Demers P P P 5995 Optical Goods Stores P P P 596' Nonstore Retailers Street vendors may appty I for separate license 5999 Miscellaneous Retail Stores, Not l P P P Elsewhere Classified l Planning Roaring Brook Development Co Riverwalk Development Code(I7).pub PAGE 40 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 6 Dallas,TX EULESS,TEXAS Table of Permitted Uses SIC CODE PERMITTED PRIMARY USES T4a T4b T5a T51b T5c SPECIAL CONDITIONS 5999 Auction rooms Fireworks 4Gravestones Ice Dealers (Monuments, Sales Barns mbstones - — 5999 Miscellaneous Retail Stores(adult or sexually oriented) 598' Fuel dealers, bulk Pet Store(Primanty sale of animals) S P P _ PERSONAL SERVICES 4119 ,Park and Ride Commuting Facilities 4121 'Taxicab companies P P Dispatch only no vehicle _ I storage 414* Bus service(private charter) P P Dispatch only. no vehicle storage 472• Travel Agents P P P 7212 Garment Pressing and Agents for P P Fi— Laundry or Dry Cleaning 7213 Linen Supply S S P 7215 Coin-Operated Laundries and P P Cleaners _7216 Dry+Cleaning Plants p_ S S is 7217 Carpet and. U Phorst_ efY Cleaning 7218 Industrial Launderers 7219 Diaper Services 7221 Photographic Studios. Portrait P PP 7231 Beauty Shops P_ P _ F 7241 Barber Shops P P 1p Salons p p 1P Spa Services P P P 7251 Shoe Repair and Shine Sho s P P P 7299 Miscellaneous Personal Services S S S 84-85(ae) Not___-(_Isewhere_Classified Ii 7299 Escort services Tattoo Parlors 71331 Watch.Clods,and Jewelry Repair 1P P P Escort services and other adult or 'sexually oriented businesses or services _ BUSINESS SERVICES 7311 Advertising Agencies P 1P 1p 7312 Outside Advertising Services(other than below) 7312 ,Outside Advertising Services(office P P P facilities only __732' Consumer Credit Reporting and P P P Collection Agencies 733' Reproduction and Stenographic P P P ices 734' Services to Dwellings and Other Buildings(with outside sales)_ Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 41 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 6 Dallas,TX EULESS,TEXAS Table of Permitted Uses SIC CODE PERMITTED PRIMARY USES J_'d T4b T_�'a T5u T5c SPECIAL CONDITIONS 735' Miscellaneous equipment rental and S P P No outdoor storage _ leasinq -- — 7353 Equipment rental and leasing S IP P No outdoor storage services 736'___ Personnel Supply Services P P P 7378 Computer Maintenance and Repair P P P 737' Computer and Data Processing P P P _ Services _ 7361__ Detective Agencies and Protective P P IP � Services 7383 News Syndicates P P P 7384 Photo Finishing Laboratories P P P 7389 Call Centers (inbound only) P P S No telemarketing or solicitation service on a contract or fee basis 7389 Trading Stamp Services P P P 7389 Miscellaneous business services P P P 7389 Business Services. Not Elsewhere P P P Classified 7389 Ail uses identified in NOTE B below _ I 7499 General and Medical Office P P 'P 7521 Commercial Parking Lots or P P ;P Maximum 50'of street frontage Garages (( for each side of a block,or 200' per bbck 7629 Electronic Equipment Re it _ _ P P 1P 8734 Commercial Testing Laboratories TPS _ S_ S 87•• Management, Engineering, P s P Accountinq,or Public Relations I Trade Offices with shop space P P P under 8000 SF I F____ Trade Offices with shop space over S S is 8000 SF AUTOMOTIVE AND REPAIR SERVICES__ _ 7514 Passenger Car Rental(with on-site S S is (vehicle storage) 7521 Parking Structures(commercial) P p p Maximum 50'of street frontage for each side of a block.or 200' IDer block 7532 lop and Interior Repair S 84-85 u 7532 Body repair S 84-85 u 75M Tire retreading 7534 _. Tire Repair �-�—L�_- 7538General Automotive Rep_a_ir_ S 84-85 c u_ 7542 Car Washes Full Service S 84-85 c Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 42 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 6 Dallas,TX EULESS,TEXAS Table of Permitted Uses SIC CODE PERMITTED PRIMARY USES T4a T4b T5a T5b T5c SPECIAL CONDITIONS 7513 ;Truck rental and leasing without 1 dri vers 7535 Paint shops — MISCELLANEOUS REPAIR SERVICES 762' Electrical repair services 7641. Reupholstering and furniture repair —S _- S S _7692 Wel0riq repair____..-. 7694 Armature rewinding shops 7538 Repair services. not elsewhere ` S S S classified AMUSEMENT AND RECREATIONAL SERVICES 781• Motion Picture Production P P P 782' Motion Picture Distribution p P p 7832 Motion Picture Theaters(general) _ P P P 7832 Motion Picture Theaters Drive In 7832 Motion Picture Theaters aduk 7841 Video Rental P 1P P 7911 Dance Halls, Studios and Schools P P P Tse.T5b.T5c ground floor under 8000_$F _�___ roh-Ned------- _-�- 7911 Dance Halls, Studios and Schools S S S T5a,T5b,T5c ground floor over 8000 SF nrnhihited 792' Theatrical Producers. Bands. and P P P Entertainers_(Agents) _ -! _ 793' Bowling CentersS P P Permitted as an accessory — use- ------ - 794` Commercial-Sports Clubs S P P µ 7991_Health Clubs or Fitness Centers ip P P -- 7992 Public Golf Courses S S S 7993 Coin Operated Amusement Devices S S S 7996 Amusement Parks S S S `--� 7997 Membership Sports and Recreation P P P Clubs- 7997 Accessory Game Courts(Private) P P P 7999 Golf Driving Ranges 7999 Miniature Golf Centers S S S 7999 Pool Halls and Billiards Parlors S S P (84-85)ac under 8000 SF _ 7999 Pool Halls and Billiards Parlors over S S S ,(84-85)ac 8000 SF 7999 Swimming Pools(Private P P -P P Residential 7999 Swimming Pools(Private Non- f S S S Residential 7999 Amusement Services, Not S Is S _._, __ Elsewhere Classified TRUCkA"&HOUSE AND WHOLESALE TRADE 421' Trucking,services ""' Rqqyclirn fro_-Off Container Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 43 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 6 Dallas,TX EULESS,TEXAS Table of Permitted Uses SIC • • T5c SPECIAL CONDITIONS 4215 Courier Services(office generated Office only operation _ only) permitted as general office -- 4225 rdenerai Warehousing(except Self Storage Facilities) 4225 Self storage facilities 4225 Office Showroom=a rehouse 4731 Freight or Cargo Agents(office only 50— —'Durable Goods(excluding 5052 and 5093)(indoor only)__--___ --___.__- 51— Nondurable Goods(excluding 515', 516' and 517' TRANSPORTATION FACILITIES 40" Rail transportation '"" Air transportation _ 41" Transit and Highway Passenger Facilities 42"' Transportation and warehousing 43'" U.S. Postal Service Distribution __ enter 46"' Pipelines S S S S S 490' Electric,gas and sanitary service S S is 9221 Police Station S S P P IP - - _ MANUFACTURING _ Artisans Furniture, Art, Pottery, P P P Glassworks Tailor,_etc < 5000 SF I Manufacturing under 5000 SF I S . S S Manufacturing over 5000 SF -- ___-- - S NOTE A Where a use is prohibited on the Ground Floor, Public access and ancillary uses may be permitted on the ground floor.Aoollary uses are uses that provides necessary support to the primary activities or operation of an organization institution or land use, upon the same lot as the primary use and not exceeding 20'0 of the primary use NOTE B Automobile recovery service.Automobile repossession service Cotton inspection service, not connected with transportation. Dnve-a-way automobile service, Field warehousing.not public warehousing, Filling pressure containers(aerosol)with hair spray insectiodes etc Gas systems contract conversion from manufactured to natural gas, Inspection of commodities not connected with transportation. Labeling bottles, cans cartons,etc for the trade: not printing. Liquidators of merchandise on a contract or fee basis; Metal slitting and shearing on a contract or fee bans, Microfilm recording and developing service, Patrol of electric transmission or gas lines Produce weighing service not connected with transportation, Repossession service. Rug binding for the trade: Salvaging of damaged merchandise not engaged in sales Sampling of commodities, not connected with transportations Scrap steel cutting on a contract or fee basis. Shrinking textiles for tailors and dressmakers, Solvents recovery service on a contract or fee basis.Sponging textiles for tailors and dressmakers Tape slitting for the trade(cutting plastics, leather. etc into widths); Telemarketing(telephone marketing service on a contract or fee basis), Telephone solicitation service on a contract or fee basis. Tobacco sheeting service on a contract or fee basis,and Weighing foods and other commodities. Planning Roaring Brook Development Co Riverwalk Development Code(I7).pub PAGE 44 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 7 Dallas,TX EULESS,TEXAS Thoroughfare Standards THOROUGHFARE STANDARDS Planning Roaring Brook Development Co Riverwalk Development Code(I7).pub PAGE 45 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 7 Dallas,TX EULESS,TEXAS Thoroughfare Standards THOROUGHFARESTANDARDS A) Thoroughfares shall generally conform to the Master Thoroughfare Plan. All streets shall conform to the roadway types specified in this code and specific right-of-way widths, specific street sections, and specific locations shall be submitted as a part of all Preliminary Plat submittals. Construction specifications shall comply with UDC Section 84-201 Article V,Table 5-A-1. B) Existing_Arterials The existing thoroughfares within the subject property known as Bear Creek Parkway and East Midway Drive are intended to remain as constructed with 80' rights-of-way and no on-street parking. Arterials require either a trail, a greenway adjacent to the ROW, or a sidewalk within the existing ROW in accordance with Section 84-442 (16) of the City of Euless UDC. Curb cuts shall be reviewed and approved by the City Manager or designee as part of the review and approval process. C) Block Criteria Blocks should generally be less than 1000 feet in length. The frontage of each block should face similar uses across the street where possible. Where the lots are different in use or character (such as single family homes facing commercial occupancy), the street shall contain a landscaped median. D) Utilities Municipal utilities for storm water, potable water, reclaimed water and sanitary sewer shall have a minimum 8' utility easements. Franchise utilities shall have a minimum of 7.5' utility easement. On streets supporting commercial occupancy, the utility easement shall be located under the on-street parking lanes, or in the alleys and parking lots to the rear of the buildings. On residential blocks,utility easements may be placed on the street side of the curb, in the parkway along the sidewalk, or to the rear of the lot if the lots are served by alleys. E) Thoroughfare Table The following table enumerates the proposed street types and identifies the permitted types of sidewalk and parkway and building frontage that is permitted on those streets. The Frontages then identify the permitted lots that can be used in the assembly defining a complete streetscape. F) Health and Safety Priority The City Manager may require the modification of any street width, curb type, or ROW design, or appurtenances within the ROW if, in his opinion, the proposed design compromises the public heath and safety, particularly regarding access of emergency vehicles throughout the development. Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 46 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 7 Dallas,TX EULESS,TEXAS Thoroughfare Standards h h W tJ1 t11 tiJ CY lY cr W W Ix D: M FRC)NTAGFS to th W rn 17) r rA Frontage C1 O o O O O 13 O l Frontage C 1. O!__ o O __. O O O Frontage C3 Frontage M1 I---`-'--1 O Ll O O d _ ntage FroR1 _ O � C3�mt]�_. O _ Cl j _Frontage R2 ( - [ <7 O i 7-2 TABLE d d d Q LOTS u` u u u. u✓ Lot C1_ Lot C2 0 Lot M1 13 t3 O O O Lot M 13 O O O _ Lot R2 0 0 Lot R3 O O Lot R4 O o { LOt R6 --- Lot R6 O Planning PAGE 47 of 143 Roaring Brook Development Co Riverwalk Development Code(17).pub Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 7 Dallas,TX EULESS,TEXAS Thoroughfare Standards G) Visibility Triangles 1. Streets that accommodate on-street parking require different rules for visibility triangles than the rules in the City of Euless Uniform Development Code. Refer to Figures 1 and 2 in Section 7,Thoroughfare Standards for rules on visibility triangles in the Riverwalk! District. 2. The rules below apply to all street types defined within the Riverwalk! code, as well as all private driveways serving commercial lot types. These rules do not apply to residential driveways. 3. Dimension A: Distance from the stop bar at the stop sign or traffic signal to the nearest edge of the transverse traffic lane. 4. Dimension B: Equal to Distance A or 25' whichever is greater. 5. Permitted planting and signage is defined in the City of Euless UDC section 6. Obstructions are defined in the City of Euless UDC section 84-442 (15). J 1 { Q y r � LU 7- -- .\ 04 p aoRa PROPOSE: .. __:rr �� 1Fs+C35Esvrrr °E 7AW15iE= := TRp"GLERME E.E�S LtFC�R wrc-� Visibility Triangle: Figure 1 Visibility Triangle: Fi Figure 2 Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 48 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 7 Dallas,TX EULESS,TEXAS Thoroughfare Standards Turning radius and minimum widths are subject to Section 7 Paragraph F of the Riverwalk!Development Code. G raw o1 aA '� na o/ asti ift.*"" I STREET C1 IDENTIFICATION Thoroughfare Name STREET C1 Description Primary Commercial Street Sub-Zones Permitted T5a,T5b,T5c LANES&DIMENSIONS Curb to Curb 61'Min,85'Max Travel Lanes Two Lanes,Two-way with Median;Median 5'Min,25'Max Travel Lane Width 12'Min Parking Lane Angled-in,both sides Parking Lane Width 18'Min INTERSECTION Radius w/o Bulbout NA Radius with Bulbout 32' Bulbout Required yes Crosswalk Width 10'Min; Crosswalk Access dual ramps or single FRONTAGES PERMITTED FRONTAGE C1 YES FRONTAGE C2 YES FRONTAGE C3 NO FRONTAGE MI YES FRONTAGE R1 NO FRONTAGE R2 NO Planning Roaring Brook Development Co Riverwalk Development Code(I 7).pub PAGE 49 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 7 Dallas,TX EULESS,TEXAS Thoroughfare Standards Turning radius and minimum widths x 7 11 q r are subject to Section 7 Paragraph F of the Riverwalk!Development Code. T—�TTT� race of C%" I rase of w+ y l.i W , .. ,.C trpk. obo STREET C2 STREET C2 IDENTIFICATION Thoroughfare Name STREET C2 Description Primary Commercial Street Sub-Zones Permitted T5a,T5b,T5c LANES&DIMENSIONS Curb to Curb 56'Min,60'Max Travel Lanes Two Lanes,Two-way Travel Lane Width 12'Min Parking Lane Angled-in,both sides Parking Lane Width 18'Min INTERSECTION Radius w/o Bulbout NA Radius with Bulbout 32' Bulbout Required yes Crosswalk Width 10'Min; Crosswalk Access dual ramps or single FRONTAGES PERMITTED FRONTAGE C1 YES FRONTAGE C2 YES FRONTAGE C3 NO FRONTAGE M1 YES FRONTAGE R1 NO FRONTAGE R2 NO Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 50 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 7 Dallas,TX EULESS,TEXAS Thoroughfare Standards Turning radius and minimum widths �1 are subject to Section 7 Paragraph F d of the Riverwalk!Development Code. s5 rem OF was rem se ow% STREET C3 Rem IDENTIFICATION Thoroughfare Name STREET C3 Description Primary Commercial Street Sub-Zones Permitted T5a,T5b,T5c LANES&DIMENSIONS Curb to Curb 49'Min,55'Max Travel Lanes One Lane,One way Travel Lane Width 15'Min,21' Max Parking Lane Angled-in,both sides Parking Lane Width 18'Min INTERSECTION Radius w/o Bulbout NA Radius with Bulbout 32' Bulbout Required yes Crosswalk Width 10'Min; Crosswalk Access dual ramps or single FRONTAGES PERMITTED FRONTAGE C1 YES FRONTAGE C2 YES FRONTAGE C3 NO FRONTAGE M1 YES FRONTAGE R1 NO FRONTAGE R2 NO Planning Roaring Brook Development Co Riverwalk Development Code(I7).pub PAGE 51 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 7 Dallas,TX EULESS,TEXAS Thoroughfare Standards Turning radius and minimum widths s are subject to Section 7 Paragraph F of the Riverwalk!Development Code. 1 l l _,__j_ I I I__ -4. raw aI ar6 race oI orb 1 i t1 � b�,�yp1eM U 0a•on STREET M1 New STREET M1 IDENTIFICATION Thoroughfare Name STREET M1 Description Primary or Secondary Commercial Street Sub-Zones Permitted T4b,T5a,T5b,T5c LANES&DIMENSIONS Curb to Curb 41'Min,65'Max Travel Lanes Two Lanes,Two-way with Median;Median 5'Min,25'Max Travel Lane Width 12'Min Parking Lane Parallel,both sides Parking Lane Width 8'Min INTERSECTION Radius w/o Bulbout 15 Radius with Bulbout 23' Bulbout Required no Crosswalk Width 8'Min; Crosswalk Access dual ramps or single FRONTAGES PERMITTED FRONTAGE C 1 YES FRONTAGE C2 YES FRONTAGE C3 NO FRONTAGE M1 YES FRONTAGE R1 YES FRONTAGE R2 NO Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 52 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 7 Dallas,TX EULESS,TEXAS Thoroughfare Standards Turning radius and minimum widths dd are subject to Section 7 Paragraph F 5 of the Riverwalk!Development Code. 16"wa" ( r.wM0wo I� Pam lei b STREET K2 IDENTIFICATION Thoroughfare Name STREET M2 Description Secondary Commercial Street,Hi-density Residential Street Sub-Zones Permitted T4b,T5a,T5b,T5c LANES&DIMENSIONS Curb to Curb 36'Min,40'Max Travel Lanes Two Lanes,Two-way Travel Lane Width 12'Min Parking Lane Parallel,both sides Parking Lane Width 8'Min INTERSECTION Radius w/o Bulbout 15' Radius with Bulbout 23' Bulbout Required no Crosswalk Width 8'Min; Crosswalk Access dual ramps or single FRONTAGES PERMITTED FRONTAGE C1 YES FRONTAGE C2 YES FRONTAGE C3 NO FRONTAGE MI YES FRONTAGE RI YES FRONTAGE R2 NO Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 53 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 7 Dallas,TX EULESS,TEXAS Thoroughfare Standards Turning radius and minimum widths are subject to Section 7 Paragraph F of the Riverwalk!Development Code. ho►M CII% I raw M Curb aWWik PON" STREET M3 . • = STREET M3 IDENTIFICATION Thoroughfare Name STREET M3 Description Secondary Commercial or Urban Residential Street Sub-Zones Permitted T4b,T5a,T5b,T5c LANES&DIMENSIONS Curb to Curb 28'Min,32'Max Travel Lanes Two Lanes,Two-way Travel Lane Width 12'Min,May be reduced through DRC approval of Site Plan Parking Lane Parallel,One side Parking Lane Width 8'Min INTERSECTION Radius w/o Bulbout 15' Radius with Bulbout 23' Bulbout Required no Crosswalk Width 8'Min; Crosswalk Access dual ramps or single FRONTAGES PERMITTED FRONTAGE C1 YES FRONTAGE C2 YES FRONTAGE C3 NO FRONTAGE M1 YES FRONTAGE R1 YES FRONTAGE R2 YES Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 54 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 7 Dallas,TX EULESS,TEXAS Thoroughfare Standards Turning radius and minimum widths are subject to Section 7 Paragraph F of the Riverwalk!Development Code. from of err rem of ewrb r we STREET K4 1 rem __STREET M4 IDENTIFICATION Thoroughfare Name STREET M4 Description Secondary Commercial Street,Secondary Residential Street _ Sub-Zones Permitted T4b,T5a,T5b,T5c LANES&DIMENSIONS Curb to Curb 18'Min,20'Max Travel Lanes One Lane,One-way Travel Lane Width 12'Min, 13'Max,May be reduced through DRC approval of Site Plan Parking Lane Parallel,one side Parking Lane Width 8'Min INTERSECTION Radius w/o Bulbout 15' Radius with Bulbout 23' Bulbout Required no Crosswalk Width 8'Min; Crosswalk Access dual ramps or single FRONTAGES PERMITTED FRONTAGE C1 YES FRONTAGE C2 YES FRONTAGE C3 NO FRONTAGE M1 YES FRONTAGE R1 YES FRONTAGE R2 NO Planning Roaring Brook Development Co Riverwalk Development Code(I7).pub PAGE 55 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 7 Dallas,TX EULESS,TEXAS Thoroughfare Standards Turning radius and minimum widths are subject to Section 7 Paragraph F of the Riverwalk!Development Code. 411 1 1 77 hes N orb { race od cw% 1 STREET RI STREET R1 IDENTIFICATION Thoroughfare Name STREET RI Description Primary Residential Street Sub-Zones Permitted T4a,T4b,T5a, LANES&DIMENSIONS Curb to Curb 26'Min,34'Max Travel Lanes Two Lanes,Two-way,Yield lanes Travel Lane Width 12'Min, 18'Max combined lanes,May be reduced through DRC ap- proval of Site Plan Parking Lane Parallel,Intermittent Curb parking Parking Lane Width 8'Min,May be reduced through DRC approval of Site Plan INTERSECTION Radius w/o Bulbout 15' Radius with Bulbout NA Bulbout Required Not permitted Crosswalk Width 6'Min; Crosswalk Access dual ramps or single FRONTAGES PERMITTED FRONTAGE C1 NO FRONTAGE C2 NO FRONTAGE C3 NO FRONTAGE M1 NO FRONTAGE R1 YES FRONTAGE R2 YES Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 56 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 7 Dallas,TX EULESS,TEXAS Thoroughfare Standards Turning radius and minimum widths y ' are subject to Section 7 Paragraph F g of the Riverwalk!Development Code. I 1 I I I I ram of C" race of CIO pat STREET R2 STREET R2 IDENTIFICATION Thoroughfare Name STREET R2 Description Secondary Residential Street,Maximum length is 400' Sub-Zones Permitted T4a,T4b,T5a LANES&DIMENSIONS Curb to Curb 24'Min,26'Max Travel Lanes Two Lanes,Two-way—Yield Movement Travel Lane Width 12'Min combined lanes,May be reduced through DRC approval of Site Plan Parking Lane Parallel,Intermittent Curb Parking Parking Lane Width 8'Min,May be reduced through DRC approval of Site Plan INTERSECTION Radius w/o Bulbout 15' Radius with Bulbout NA Bulbout Required Not permitted Crosswalk Width 6'Min; Crosswalk Access dual ramps or single FRONTAGES PERMITTED FRONTAGE Cl NO FRONTAGE C2 NO FRONTAGE C3 NO FRONTAGE M1 NO FRONTAGE RI YES FRONTAGE R2 YES Planning Roaring Brook Development Co Riverwalk Development Code(I7).pub PAGE 57 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 7 Dallas,TX EULESS,TEXAS Thoroughfare Standards Turning radius and minimum widths 40 are subject to Section 7 Paragraph F of the Riverwalk!Development Code. f ALLEY Al • • STREET Al (ALLEY) IDENTIFICATION Thoroughfare Name STREET Al Description Commercial Alley Sub-Zones Permitted T5a,T5b,T5c LANES&DIMENSIONS Curb to Curb No curb;inverted crown,24'Min,26'Max Travel Lanes Two Lanes,Two-way Travel Lane Width 12'Min, 13'Max Parking Lane No parking Parking Lane Width NA INTERSECTION Radius w/o Bulbout 25' Radius with Bulbout NA Bulbout Required Not Permitted Crosswalk Width NA Crosswalk Access NA FRONTAGES PERMITTED FRONTAGE C 1 NA FRONTAGE C2 NA FRONTAGE C3 NA FRONTAGE M1 NA FRONTAGE R1 NA FRONTAGE R2 NA Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 58 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 7 Dallas,TX EULESS,"ri XAS Thoroughfare Standards r v Turning radius and minimum widths a are subject to Section 7 Paragraph F e a of the Riverwalk!Development Code. I I � ) ALLEY A2 STREET A2 (ALLEY) IDENTIFICATION Thoroughfare Name STREET A2 Description Residential Alley Sub-Zones Permitted T4a,T4b,T5a, LANES&DIMENSIONS Curb to Curb No curb;inverted crown, 12'Min, 17'Max Travel Lanes Two Lanes,Two-way Yield Movement Travel Lane Width 12'Min, 17' Max'Combined Parking Lane No Parking Parking Lane Width NA INTERSECTION Radius w/o Bulbout 25' Radius with Bulbout NA Bulbout Required Not Permitted Crosswalk Width NA Crosswalk Access NA FRONTAGES PERMITTED FRONTAGE C 1 NA FRONTAGE C2 NA FRONTAGE C3 NA FRONTAGE M1 NA FRONTAGE R1 NA FRONTAGE R2 NA Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 59 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 7 Dallas,TX EULESS,TEXAS Thoroughfare Standards I I TRAIL T1 From STREET TI (TRAIL) IDENTIFICATION Thoroughfare Name STREET T1 (TRAIL) Description Hike and Bike Trail Sub-Zones Permitted T4a,T4b,T5a,T5b,T5c and Open Space LANES&DIMENSIONS Curb to Curb No curb,8'Min, 12'Max Travel Lanes Not for Vehicles(Except Maintenance trucks) Travel Lane Width 8'Min, 12'Max Parking Lane No Parking Parking Lane Width NA INTERSECTION Radius w/o Bulbout NA Radius with Bulbout NA Bulbout Required NA Crosswalk Width NA Crosswalk Access NA FRONTAGES PERMITTED FRONTAGE C 1 NA FRONTAGE C2 NA FRONTAGE C3 NA FRONTAGE M1 NA FRONTAGERI NA FRONTAGE R2 NA Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 60 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE Dallas,TX EULESS,TEXAS THIS PAGE INTENTIONALLY LEFT BLANK I Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 61 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 8 Dallas,TX EULESS,TEXAS Frontage&Streetscape Standards FRONTAGE AND STREETSCAPE STANDARDS Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 62 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 8 Dallas,TX EULESS,TEXAS Frontage&Streetscape Standards FRONTAGE AND STREETSCAPE NOTES A) The Frontage and streetscape section generally govern the area between the building fagade or front elevation and the street curb in front of the lot. This area constitutes the highest priority of attention, design, regulation, and aesthetics because it defines the quality of the public realm. It is intended to promote a character of high intensity and activity in commercial zones and lower intensity in the residential areas, but all areas are structured to enhance and promote a positive pedestrian experience. The rules contained herein are intended to accomplish these goals without compromising the public health and safety. B) The primary lines defining the Frontages are as follows: 1. Curb Line: the edge of the vehicular pavement that may be raised or flush to a swale. It is usually a part of the storm drainage system. 2. Property Line(or Right-of-way Line): the boundary that legally and geometrically defines a lot. 3. Building line: The area of a lot measured from the lot line to a building Facade or elevation that is maintained clear of permanent structures, with the exception of permitted encroachments. 4. Sidewalk: the paved section of the public Frontage (within the public ROW) dedicated primarily to pedestrian activity. 5. Parkway: The continuous element of the public Frontage which accommodates street trees. C) General Rules The character of the streetscape is defined by the distance between the sidewalk and building line, the landscaping, and the design and use of the adjacent buildings. The frontage types define certain categories of urban character ranging from a relaxed residential pedestrian experience (Frontage Type R2) to a retail/commercial character (Frontage Type C1). Certain encroachments over the building Line and the Property Line are permitted provided they do not compromise public safety. 1. Permitted encroachments on the sidewalks may not block the required 6 foot free passage way for pedestrian or the required visibility triangles at driveways and intersections. 2. Public ROW's must be kept clear of signage in conformance to Section 15 of the Riverwalk! Development Code and Section 84-232 of the City of Euless Unified Development Code. 3. Where the Building Line and the Property Line are identical, the permitted encroachments shall be governed by the Property Line. 4. Balconies and bay window encroachments shall be structurally integrated with the building and shall be cantilevered so that no supporting structure is required to encroach on the setback or ROW. A minimum clearance of 9 feet shall be required under all balconies or bay window encroachments. Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 63 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 8 Dallas,TX EULESS,TEXAS Frontage&Streetscape Standards 6D O PROPERTY LIN I WRB LINE Street trees in HUILDIN(i LINL tree wells, approx 30' on center LOT Cl 3) LOT M1 olt a! 4' space for traffic signs, hydrants, landscaping I Dual curb ramps shown, f,' I Single ramps permitted NO Bulbout tine 4' space for street Butbout, parallel park lights, street signs, `— Bulbout, angled-in park landscaping FRONTAGE Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 64 of 143 Realty Capital Corporation RWERWALK! DEVELOPMENT CODE SECTION 8 Dallas,TX EULESS,TEXAS Frontage&Streetscape Standards FRONTAGE IDENTIFICATION Name FRONTAGE C 1 Description 7 Primary Commercial Streetscape Sub-Zones Permitted T5a,T5b,T5c LINES&DIMENSIONS Curb-to-Property line 11'Min.,18'Max Property Line to Building Line 0' Building to Building Line 100%of Fagade on B.L.except for plazas and courtyards Sidewalk Width 11'Min.,18'Max Parkway Width or Tree Wells Tree Wells ENCROACHMENTS OVER BUILDING LINE OVER PROPERTY LINE Building NO NO Mechanical Equipment NO NO Foundation YES,BELOW GRADE WITH EASEMENT Roof Overhang YES YES,BUT NO DRAINAGE Arcade or Gallery YES WITH EASEMENT Fencing YES,3'HIGH MAX WITH PERMIT FOR DINING Parking NO NO Balconies&Bay Windows YES,6'Max YES Front Porch YES NO Front Stoop YES NO Lead Walk YES YES Canopy YES YES,MIN 6'CLEAR Awning YES YES Landscaping YES YES Hardscaping YES YES Signage YES YES Daily Sidewalk Merchandising YES WITH PERMIT Sidewalk Dining YES WITH PERMIT Sidewalk Dining with Alcohol Sales WITH PERMIT WITH PERMIT PERMITTED LOT TYPES LOT C1 YES LOT C2 NO LOT M 1 YES LOT RI NO LOT R2 NO LOT R3 NO LOT R4 NO LOT R5 NO LOT R6 NO Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 65 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 8 Dallas,TX EULESS,TEXAS Frontage&Streetscape Standards n on 0 0 PROPERTY LINE� 1 CURB LINE. I I BUILDING LINE Street trees in -i I tree well r( s, appx o 30` on center LOT Cl I3�. LOT MPSI LOT RI ` 4' space for traffic I ( signs, hydrants, landscaping Dual curb romps shown, Single ramps permitted No Bulbout line 4` space for street — Butbout, parallel park tights, street signs, — Butbout, angled-in park tondscoping j FRONTAGE Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 66 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 8 Dallas,TX EULESS,TEXAS Frontage&Streetscape Standards FRONTAGE IDENTIFICATION Name FRONTAGE C2 Description Primary Commercial or Urban Residential Streetscape Sub-Zones Permitted T5a T5b,T5c LINES&DIMENSIONS Curb-to-Property line 11'Min.,15'Max Property Line to Building Line 0'Min,5'Max Building to Building Line 90%of Fagade on B.L.except for plazas and courtyards Sidewalk Width I I'Min.,15'Max Parkway Width or Tree Wells Tree Wells ENCROACHMENTS OVER BUILDING LINE OVER PROPERTY LINE Building NO NO Mechanical Equipment NO NO Foundation YES,BELOW GRADE WITH EASEMENT Roof Overhang YES YES,BUT NO DRAINAGE Arcade or Gallery YES WITH EASEMENT Fencing YES,3'HIGH MAX WITH PERMIT FOR DINING Parking NO NO Balconies&Bay Windows YES,6'Max YES Front Porch YES NO Front Stoop YES NO Lead Walk YES YES Canopy YES YES Awning YES YES Landscaping YES YES Hardscaping YES YES Signage YES YES Daily Sidewalk Merchandising YES WITH PERMIT Sidewalk Dining YES WITH PERMIT Sidewalk Dining with Alcohol Sales WITH PERMIT WITH PERMIT PERMITTED LOT TYPES LOT C1 YES LOT C2 NO LOT MI YES LOT RI YES LOT R2 NO LOT R3 NO LOT R4 NO LOT R5 NO LOT R6 NO Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 67 of 143 Realty Capital Corporation RWERWALK! DEVELOPMENT CODE SECTION 8 Dallas,TX EULESS,TEXAS Frontage&Streetscape Standards 0 0 ;, .+' PREPER t Y LINE CURB LINE IIStreet trees in BUILDING, LINx` ( tree wefts, aop-ox on center LCAT M1 a i_nT RI 4' space for to-afric Aql f' slgr�s, hydrants. 1,, lanoiscaping w+tn cuLbout I Leat CL rb r0^1ps Shown, "I SnSte ramps permitted -'� -- No Butbout t ne 4' space For scree Bu03Cu2, porcttet park lights, street signs, -- gutbout, ang;eo -In nark lonascoping FRONTAGE M1 Planning Roaring Brook Development Co Riverwalk Development Code(I 7).pub PAGE 68 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 8 Dallas,TX EULESS,TEXAS Frontage&Streetscape Standards 0 FRONTAGE IDENTIFICATION Name FRONTAGE M1 Description Secondary Commercial or Urban Residential Streetscape Sub-Zones Permitted T4b,T5a,T5b,T5c LINES&DIMENSIONS Curb-to-Property line 11'Min.,15'Max Property Line to Building Line 5'Min, 15'Max Building to Building Line 80%of Fagade on B.L.except for plazas and courtyards Sidewalk Width 11'Min.,15'Max Parkway Width or Tree Wells Tree Wells ENCROACHMENTS OVER BUILDING LINE OVER PROPERTY LINE Building NO NO Mechanical Equipment NO NO Foundation YES,BELOW GRADE WITH EASEMENT Roof Overhang YES NO Arcade or Gallery YES NO Fencing YES,Y HIGH MAX NO Parking NO NO Balconies&Bay Windows YES,6'Max NO Front Porch YES NO Front Stoop YES NO Lead Walk YES YES Canopy YES NO Awning YES NO Landscaping YES YES Hardscaping YES YES Signage YES YES Daily Sidewalk Merchandising YES WITH PERMIT Sidewalk Dining YES WITH PERMIT Sidewalk Dining with Alcohol Sales WITH PERMIT WITH PERMIT PERMITTED LOT TYPES LOT Cl NO LOT C2 NO LOT Ml YES LOT RI YES LOT R2 NO LOT R3 NO LOT R4 NO LOT R5 NO LOT R6 NO Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 69 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 8 Dallas,TX EULESS,TEXAS Frontage&Streetscape Standards N 6D f� o O o -V � in ZD 1;1 PROPERTY LINE ' ' CURB LINE I I BUILDING LINI Street trees in II parkway, approx 30' I on center LOT M1 LOT RI LOT R2 I xl 4' space for trafFic LOT R3 ( I signs, hydrants, I landscaping with bulbout Dual curb ramps shown, J Single ramps permitted ``-- No Bulbou t line 4' space for street / Bulbout, parallel park lights, street signs, / landscaping FRONTAGE Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 70 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 8 Dallas,TX EULESS,TEXAS Frontage&Streetscape Standards FRONTAGE IDENTIFICATION Name FRONTAGE RI Description 7 Primary Residential Streetscape Sub-Zones Permitted T4a,T4b,T5a LINES&DIMENSIONS Curb-to-Property line 10'Min.,15'Max Property Line to Building Line 5'Min,20'Max Building to Building Line 80%of Faqade on B.L. Sidewalk Width 6'Min.,8'Max Parkway Width or Tree Wells Parkway,4'Min,7'Max ENCROACHMENTS OVER BUILDING LINE OVER PROPERTY LINE Building NO NO Mechanical Equipment NO NO Foundation YES,BELOW GRADE NO Roof Overhang YES NO Arcade or Gallery YES NO Fencing YES,3'HIGH MAX NO Parking NO NO Balconies&Bay Windows YES,6'Max NO Front Porch YES NO Front Stoop YES NO Lead Walk YES YES Canopy YES NO Awning YES NO Landscaping YES YES Hardscaping YES NO Signage YES TEMPORARY ONLY Daily Sidewalk Merchandising NO NO Sidewalk Dining NO NO Sidewalk Dining with Alcohol Sales NO NO PERMITTED LOT TYPES LOT Cl NO LOT C2 NO LOT M1 YES LOT RI YES LOT R2 YES LOT R3 YES LOT R4 NO LOT R5 NO LOT R6 NO Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 71 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 8 Dallas,TX EULESS,TEXAS Frontage&Streetscape Standards 0 N CU O 0 n PROPERTY LINE - I CURB LINE I � BUILDING LINE I Street trees in I parkways, approx LOT Ml 30' on center LOT RI LOT R2 c LOT R3 LOT R4 P traFfic signs, LOT Ri hydrants, landscaping LOT R6 in parkway m� Singte curb ramp shown, Dunt ramps permitted No Butbout FRONTAGE Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 72 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 8 Dallas,TX EULESS,TEXAS Frontage&Streetscape Standards • FRONTAGE IDENTIFICATION Name FRONTAGE R2 Description Primary Residential Streetscape Sub-Zones Permitted T4a,T4b,T5a LINES&DIMENSIONS Curb-to-Property line 15'Min.,20'Max Property Line to Building Line 15'Min,20'Max Building to Building Line 80%of Fagade on B.L. Sidewalk Width 6'Min.,8'Max Parkway Width or Tree Wells Parkway,9'Min,12'Max ENCROACHMENTS OVER BUILDING LINE OVER PROPERTY LINE Building NO NO Mechanical Equipment NO NO Foundation YES,BELOW GRADE NO Roof Overhang YES NO Arcade or Gallery YES NO Fencing YES,THIGH MAX NO Parking NO NO Balconies&Bay Windows YES,6'Max NO Front Porch YES NO Front Stoop YES NO Lead Walk YES YES Canopy YES NO Awning YES NO Landscaping YES YES Hardscaping YES NO Signage YES TEMPORARY ONLY Daily Sidewalk Merchandising NO NO Sidewalk Dining NO NO Sidewalk Dining with Alcohol Sales NO NO PERMITTED LOT TYPES LOT C 1 NO LOT C2 NO LOT M1 YES LOT RI YES LOT R2 YES LOT R3 YES LOT R4 YES LOT R5 YES LOT R6 YES Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 73 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 8 Dallas,TX EULESS,TEXAS Frontage&Streetscape Standards x C CS 0 Max 300' u� far parking lot and private drives PROPERTY LINE I f-_ CURB LINE I � ,I Street trees In BUILDING LINE buffer, see landscape LOT C2 speci€Icatlons SH 183 SH 360 i FRONTAGE ROAD t 4. OF! FRONTAGE C3 FRONTAGE Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 74 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 8 Dallas,TX EULESS,TEXAS Frontage&Streetscape Standards FRONTAGE IDENTIFICATION Name FRONTAGE C3 Description 7Streetscape Frontage Roads,Fronting SH 183/360 Sub-Zones Permitted T5c LINES&DIMENSIONS Curb-to-Property line Varies,Existing Property Line to Building Line 15'Min,300'Max Building to Building Line 100%of Fapade w/25'of B.L. Setback for plazas and court- yards only,no parking in plazas and courtyards Sidewalk Width 5'Min., 12'Max Parkway Width or Tree Wells Parkway width not applicable ENCROACHMENTS OVER BUILDING LINE OVER PROPERTY LINE Building YES NO Mechanical Equipment NO NO Foundation YES NO Roof Overhang YES NO Arcade or Gallery YES NO Fencing YES NO Parking YES NO Balconies&Bay Windows YES,6'Max NO Front Porch YES NO Front Stoop YES NO Lead Walk YES NO Canopy YES NO Awning YES NO Landscaping YES YES Hardscaping YES NO Signage YES NO Daily Sidewalk Merchandising YES NO Sidewalk Dining YES NO Sidewalk Dining with Alcohol Sales WITH PERMIT NO PERMITTED LOT TYPES LOT C 1 NO LOT C2 YES LOT M 1 NO LOT RI NO LOT R2 NO LOT R3 NO LOT R4 NO LOT R5 NO LOT R6 NO NOTES Measured from Face-of-Curb Parallel to Curb,or measured at corners of property Parallel to Front Property Line Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 75 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 9 Dallas,TX EULESS,TEXAS Lot Type Standards LOT TYPE STANDARDS Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 76 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 9 Dallas,TX EULESS,TEXAS Lot Type Standards LOT TYPE NOTES A) The purpose of the Lot and Building Standards Section is to match the permitted and encouraged land uses with the types of lots appropriate to the use and the quality of the streetscape. These rules govern the building massing in height and setbacks, the broad category of uses in terms of residential or commercial, and the general disposition toward landscaping. B) Rules governing the Lot and Building Standards: 1. Encroachments: Permitted encroachments on the sidewalks may not block the required 6 foot free passage way for pedestrian or the required visibility triangles at driveways and intersections. 2. Signage: Public ROW'S must be kept clear of signage in conformance to the City of Euless Unified Development Code Section 84-232. 3. Principle Frontage: Commercial Lots facing Thoroughfares on more than one side shall have a designated Principle frontages and may have Secondary Frontages. Unless otherwise designated, a Principle Frontage shall be that facing the thoroughfare of higher pedestrian importance or intensity(i.e.traffic volume, number of lanes, etc.). 4. Corner Lots: If two Thoroughfares are of equal importance, each frontage shall be considered a Principle Frontage. Lots with two or more Principle Frontages may consider other non-fronting Property lines as sides. 5. Minimum Principle Frontage: Commercial Lots shall have at least (1) principle Frontage, except riverwalk lots shall have at least (2) principle Frontages, one of which shall be the riverwalk. 6. Minimum Unit Size: Minimum size of dwelling unit: There is a minimum size and a minimum average size in the tables. The minimum size applies to every individual dwelling unit. The minimum average size applies to a development as a whole, taking the aggregate number of fee- simple homes identified on a final plat, adding all the conditioned space including exterior walls, and dividing by the number of homes. 7. Outbuilding and Accessory Buildings: An outbuilding is a secondary building on a single lot that is intended for human habitation or for a garage or both. An accessory building is a secondary building used to house equipment or for storage. Outbuildings are permitted on residential lots. Accessory buildings are not permitted on residential lots. Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 77 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 9 Dallas,TX EULESS,TEXAS Lot Type Standards �'yrk�nl� I U« del vrrY «n U()I)pr I rtt7pr. Af[ray. MIXED—USE COMMERCIAL/RESIDENTIAL • Planning Roaring Brook Development Co Riverwalk Development Code(I7).pub PAGE 78 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 9 Dallas,TX EULESS,TEXAS Lot Type Standards a a Permitted encroachments on the sidewalks may not block the required 6 foot free passage way for pedestrian or the �► required visibility triangles at driveways and intersections. >.r>.er rt.�RN♦u��w r..- IDENTIFICATION Lot Name LOT C1 Lot Description Commercial or Mixed-use Lot Sub-Zones Permitted T5a,T5b,T5c USE Residential Permitted,except in T5c Commercial All Ground Floors built to commercial standards LOT Lot Size No Min,No Max Width No Min,No Max Depth No Min,No Max Building Coverage 100%of lot can be covered by building SETBACK At Building Front 0'ft Min,5 ft Max At Building side 0'ft Min,40'Max At Building Rear 0'Min At Outbuilding Side 0'Min At Outbuilding Rear 0'Min FRONTAGE Of Building on Bldg Line 100%except for Plazas and Courtyards Porch Width 0'Min width Arcade/Porch Depth Arcade not required,but 10'Min if arcade is used Of Frontage Fence 36"Max height HEIGHT Number of Stories 6 Max Height at Eave 75'Max Residential Ceiling,1 st Fl NA Commercial 1 st Floor Height 14'fl to fl Min RESIDENTIAL BUILDING SIZE SF Detached NA SF Attached NA Multi-Family 1 Bedrm:690 SF;2 Bedrm 980 SF;3 Bedrm 1100 SF Min; +250 SF per additional bedroom Outbuilding Dwelling Unit NA IMPERVIOUS COVERAGE Building plus Paving 100% Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 79 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 9 Dallas,TX EULESS,TEXAS Lot Type Standards w¢x S.x 'F m 13EII313130 1313130 MOx 3m �� ❑OL}QF1C1rJ� ror CMr;t.ng# Ci pr,pi f ' nYVG t i 0!r`=vP5 Max 45' I 6E'�r0 OJ4LFrg I OlQ t Cr ^t¢Xb5 S ¢roi SH 193 br �¢rsc�g a SN 360 :711 o-d E FRCY+iTALIE �rivps ROAD - r A c Z4 E cr I RAI COMMERCIAL ONLY • Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 80 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 9 Dallas,TX EULESS,TEXAS Lot Type Standards Permitted encroachments on the sidewalks may not block the required 6 foot free passage way for pedestrian or the required visibility triangles at driveways and intersections. • ♦ Vow#ip IDENTIFICATION Lot Name LOT C2 Lot Description Commercial only,Office or Retail Sub-Zones Permitted T5c USE Residential Not Permitted on this Lot Type Commercial All Floors LOT Lot Size No Min,No Max Width No Min,No Max Depth No Min,No Max Building Coverage 100%Max of building on lot SETBACK At Building Front 15 ft Min,300 ft Max from 183/360 Frontage Rd At Building side 0'Min,40'Max At Building Rear 0'Min At Outbuilding Side 0'Min At Outbuilding Rear 0'Min FRONTAGE Of Building on Bldg Line 100%except for Courtyards and Plazas Porch Width NA Arcade/Porch Depth Arcade not required but 10'Min if arcade is used Of Frontage Fence 36" Max height HEIGHT Number of Stories 6 Max Height at Eave 75'Max Residential Ceiling,1st Fl NA Commercial 1 st Floor Height NA Of Frontage Wall NA RESIDENTIAL BUILDING SIZE SF Detached NA SF Attached NA Multi-Family NA Senior Independent Living Unit NA IMPERVIOUS COVERAGE Building plus Paving 100% Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 81 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 9 Dallas,TX EULESS,TEXAS Lot Type Standards a, 0 R e 05 n n Q o Max I Four sl r;es ]1 min rrwr�;IRI 't to �{ I CU-0 ; ;v ( Parking ' lot Rr' b' ttndSrq�p� I t4een yn8 a.Q*y t 41)11 ' Pr}nory .�p0QI v*rklnary, entranrc. tru r% at on street .CC:rss arkr� _T VAAW i MID-DENSITY RESIDENTIAL • Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 82 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 9 Dallas,TX EULESS,TEXAS Lot Type Standards Permitted encroachments on the sidewalks may not block the required 6 foot free passage way for pedestrian or the required visibility triangles at driveways and intersections. N' h V, IDENTIFICATION Lot Name LOT M1 Lot Description Multiple Dwelling Unit Building Sub-Zones Permitted T5a USE Residential Permitted on all Floors Commercial Permitted LOT Lot Size 2,400 SF Min Width 30'Min;No Max Depth 80 Min;No'Max Building Coverage 90%max of lot covered by building SETBACK At Building Front 5 ft Min,16 ft Max At Building side 0 ft Min,40'Max At Building Rear 5'Min landscape buffer At Outbuilding Side 0'Min At Outbuilding Rear NA FRONTAGE Of Building on Bldg Line 65%except for courtyards and plazas Porch Width 0' Min width Arcade/Porch Depth 0' Min depth Of Frontage Fence 36"Max height HEIGHT Number of Stories 4 Max Height at Eave 55'Max Residential Ceiling,Ist Fl 9'Min Commercial 1 st Floor Height NA RESIDENTIAL BUILDING SIZE SF Detached NA SF Attached NA Multi-Family 1 Bedrm:690 SF;2 Bedrm 980 SF;3 Bedrm 1100 SF Min; +250 SF per additional bedroom Senior Independent Living Unit 400 SF Min IMPERVIOUS COVERAGE Building plus Paving 90% Planning Roaring Brook Development Co Riverwalk Development Code(I7).pub PAGE 83 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 9 Dallas,TX EULESS,TEXAS Lot Type Standards c c s Q W G tt c �+ n• OF _ n I i ———j 'eti'.GnB"' _j � Hurt oew;y tr fie 41A _QA N I r Mgr OL ALLEY-LOADED ATTACHED • PRIVACY FENCE LOCATION Front: Behind the designated Building Line Side fronting secondary street on corner lots:Behind designated Building Line Side abutting adjacent lot:may be on property line Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 84 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 9 Dallas,TX EULESS,TEXAS Lot Type Standards , IDENTIFICATION Lot Name LOT RI Lot Description Single Family Attached;Townhomes Sub-Zones Permitted T4b,T5a USE Residential Permitted Commercial T4b:Home Occupation only.T5a:Live/Work units permitted LOT Lot Size 2,200 SF Min Width 25'Min Depth 80 Min Building Coverage 85%max of lot covered by building SETBACK At Building Front 5'Min,20'Max At Building side 0'Min At Building Rear 7.5'Utility Easement At Outbuilding Side 0'Min At Outbuilding Rear 7.5'Utility Easement FRONTAGE Of Building on Bldg Line 85%Min typ.90%comer lots Porch Width 0'Min width Arcade/Porch Depth 0'Min Depth Of Frontage Fence 36"Max height HEIGHT Number of Stories 2.5 Max Height at Eave 35'Max Residential Ceiling,1st Fl 8'Min Commercial 1 st Floor Height NA RESIDENTIAL BUILDING SIZE SF Detached NA SF Attached 1200 SF Min Multi-Family 550 SF Min Outbuilding Additional Unit 400 Max IMPERVIOUS COVERAGE Building plus Paving 95% Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 85 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 9 Dallas,TX EULESS,TEXAS Lot Type Standards r � • A t un L�rpt of ,at to 0 vrp• ALLEY—LOADED ZERO LOTLINE PRIVACY FENCE LOCATION Front: Behind the designated Building Line Side fronting secondary street on comer lots:Behind designated Building Line Side abutting adjacent lot:may be on property line Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 86 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 9 Dallas,TX EULESS,TEXAS Lot Type Standards ..a IDENTIFICATION Lot Name LOT R2 Lot Description Single Family Detached Residential,Zero Lot Line Sub-Zones Permitted T4b,T5a USE Residential Permitted Commercial Home Occupation only LOT Lot Size 2,700 SF Min Width 30'Min Depth 90 Min Building Coverage 80%Max of lot covered by building SETBACK At Building Front 10'Min,20 ft Max At Building side 0 ft one side,5 ft min other side At Building Rear 7.5'Utility Easement At Outbuilding Side 0'Min At Outbuilding Rear 7.5'Utility Easement FRONTAGE Of Building on Bldg Line 80%min except corner lots Porch Width 0'Min width Arcade/Porch Depth 0'Min depth Of Frontage Fence 36"Max height HEIGHT Number of Stories 2.5 Max Height at Eave 35'Max Residential Ceiling,1st Fl 8'Min Commercial 1st Floor Height NA RESIDENTIAL BUILDING SIZE SF Detached 1700 SF Min Average SF Attached NA Multi-Family NA Outbuilding Additional Unit 500 SF Max IMPERVIOUS COVERAGE Building plus Paving 90% Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 87 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 9 Dallas,TX EULESS,TEXAS Lot Type Standards y U N d t4 D a � E ? G} �t r I i s rr r � 1 1 _.1 stret�t a'.,ey _ f -,SLC irr-.Lr ALLEY—LOADED DETACHED • PRIVACY FENCE LOCATION Front: Behind the designated Building Line Side fronting secondary street on corner lots:Behind designated Building Line Side abutting adjacent lot:may be on property line Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 88 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 9 Dallas,TX EULESS,TEXAS Lot Type Standards i IDENTIFICATION Lot Name LOT R3 Lot Description Single Family Detached Residential,Traditional Lot Sub-Zones Permitted T4a,T4b,T5a USE Residential Permitted Commercial Home Occupation only LOT Lot Size 4,000 SF Min Width 40'Min Depth 100'Min Building Coverage 70%max of lot covered by building SETBACK At Building Front 15'Min,20'Max At Building side 5 ft Min At Building Rear 7.5'Utility Easement At Outbuilding Side 0'Min At Outbuilding Rear 7.5'Utility Easement FRONTAGE Of Building on Bldg Line 80%Min Porch Width 0'Min width Arcade/Porch Depth 0'Min depth Of Frontage Fence 36"Max height HEIGHT Number of Stories 2.5 Max Height at Eave 35'Max Residential Ceiling,I st Fl 8'Min Commercial 1st Floor Height NA RESIDENTIAL BUILDING SIZE SF Detached 1700 SF Min and 2000 SF Min Average SF Attached NA Multi-Family NA Outbuilding Additional Unit 500 SF Max IMPERVIOUS COVERAGE Building plus Paving 80% Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 89 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 9 Dallas,TX EULESS,TEXAS Lot Type Standards c s Y �D N tY � H i 7 5P tCG Ck z gtarage 1 1 ;Z�j1,n4 -ay OP :nodPd either rep STREET-LOADED REAR GARAGE PRIVACY FENCE LOCATION Front: Behind the designated Building Line Side fronting secondary street on comer lots:Behind designated Building Line Side abutting adjacent lot:may be on property line Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 90 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 9 Dallas,TX EULESS,TEXAS Lot Type Standards IRLA r y IDENTIFICATION Lot Name LOT R4 Lot Description Single Family Detached Residential,Rear Garage Sub-Zones Permitted T4a,T4b,T5a USE Residential Permitted Commercial Home Occupation only LOT Lot Size 5,500 SF Min Width 50'Min Depth 100'Min Building Coverage 65%Max of lot covered by building SETBACK At Building Front 15'Min,20'Max At Building side 5'Min At Building Rear 0'Min At Outbuilding Side 0'Min At Outbuilding Rear 0'Min FRONTAGE Of Building on Bldg Line 50%Min Porch Width 0'Min width Arcade/Porch Depth 0'Min depth Of Frontage Fence 36"Max height HEIGHT Number of Stories 2.5 Max Height at Eave 35'Max Residential Ceiling,1st Fl 8'Min Commercial 1 st Floor Height NA RESIDENTIAL BUILDING SIZE SF Detached 1700 SF Min and 2000 SF Min Average SF Attached NA Multi-Family NA Outbuilding Additional Unit 500 SF Max IMPERVIOUS COVERAGE Building plus Paving 70% Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 91 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 9 Dallas,TX EULESS,TEXAS Lot Type Standards i � r I lex iI"ri�01"� S h6diffin um YrN1r� a an Comer id ............. ptae�r par•op�r away ft-an strnrt adtr 3' PdFdRUPI !twos ww a•r doors STREET-LDADED RECESSED GARAGE • PRIVACY FENCE LOCATION Front: Behind the designated Building Line Side fronting secondary street on comer lots:Behind designated Building Line Side abutting adjacent lot:may be on property line Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 92 of 143 Realty Capital Corporation RWERWALK! DEVELOPMENT CODE SECTION 9 Dallas,TX EULESS,TEXAS Lot Type Standards o- Mme= IDENTIFICATION Lot Name LOT RS Lot Description Single Family Detached Residential,Recessed Garage Sub-Zones Permitted T4a,T4b,T5a USE Residential Permitted Commercial Home Occupation only LOT Lot Size 5,500 SF Min Width 50'Min Depth 100'Min Building Coverage 65%max of lot covered by building SETBACK At Building Front 15'Min,20'Max At Building side 5'Min At Building Rear 0'Min At Outbuilding Side 0' Min At Outbuilding Rear 0'Min FRONTAGE Of Building on Bldg Line 50%Min Porch Width 0'Min width Arcade/Porch Depth 0'Min depth Of Frontage Fence 36"Max height HEIGHT Number of Stories 2.5 Max Height at Eave 35'Max Residential Ceiling,I st Fl 8'Min Commercial 1 st Floor Height NA RESIDENTIAL BUILDING SIZE SF Detached 1700 SF Min and 2000 SF Min Average SF Attached NA Multi-Family NA Outbuilding Additional Unit 500 SF Max IMPERVIOUS COVERAGE Building plus Paving 70% Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 93 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 9 Dallas,TX EULESS,TEXAS Lot Type Standards M L m pu O IL % a .. .>,d rj c N of x � E i' c foot I?, Stn tell { { ' ............. STREET—LOADED 'J' DRIVE PRIVACY FENCE LOCATION Front: Behind the designated Building Line Side fronting secondary street on comer lots:Behind designated Building Line Side abutting adjacent lot:may be on property line Planning Roaring Brook Development Co Riverwalk Development Code(I7).pub PAGE 94 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 9 Dallas,TX EULESS,TEXAS Lot Type Standards r. 7 . IDENTIFICATION Lot Name LOT R6 Lot Description Single Family Detached Residential,`J'Drive Garage Sub-Zones Permitted T4a,T4b,T5a USE Residential Permitted Commercial Home Occupation only LOT Lot Size 5,500 SF Min Width 50'Min Depth 100 Min Building Coverage 65%Max of lot covered by building SETBACK At Building Front 15 ft Min,20 ft Max At Building side 5 ft Min At Building Rear 0 ft Min At Outbuilding Side 0 ft Min At Outbuilding Rear 0 ft Min FRONTAGE Of Building on Bldg Line 50%Min Porch Width 0'Min width Arcade/Porch Depth 0'Min depth Of Frontage Fence 36"Max height HEIGHT Number of Stories 2.5 Max Height at Eave 35'Max Residential Ceiling,1 st Fl g'Min Commercial 1 st Floor Height NA RESIDENTIAL BUILDING SIZE SF Detached 1700 SF Min and 2000 SF Min Average SF Attached NA Multi-Family NA Outbuilding Additional Unit 500 SF Max IMPERVIOUS COVERAGE Building plus Paving 70% Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 95 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 10 Dallas,TX EULESS,TEXAS Building Design Standards BUILDINGDESIGN STANDARDS Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 96 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 10 Dallas,TX EULESS,TEXAS Building Design Standards BUILDING DESIGN STANDARDS Building Design Standards are divided into five categories. Commercial Buildings are occupied entirely by commercial uses including retail, restaurant or office. Mixed-use Buildings contain both commercial occupancy and residential occupancy. Multiple-family Buildings contain multiple dwelling units within a single building and share a lot. Single Family Attached contain multiple dwelling units separated by shared walls on individually platted lots. Single Family Detached are freestanding individual dwelling units on a single lot. A) Commercial Structures(Stores in-line retail pad sites and offices) 1. Zones Permitted: T5a,T5b,T5c. 2. Materials—Permitted and Prohibited: a.Materials for structures will be in compliance with Section 84-181 of the UDC. b. Minimum exterior fagade-100 percent masonry fagade on all wall elevations. 3. Building and accessory structures location on lot: a. Primary Building Structure must comply with Setback requirements. b.Building garages or parking decks may have one entrance on each street fagade. c. Carports must be accessed from the alley or parking lot. Carport columns must match primary building material, if visible from the public ROW. d. Dumpsters must be accessed from the alley or parking lot and must be concealed by a masonry wall. e. Any ancillary building or outbuilding fronting the street must match the primary building in design and materials. f. Service and delivery and loading docks must be accessed from the alleys or rear of structures. 4. Required Features: a. Enclosed and conditioned interior corridors on upper floors. b. Elevators shall be used for buildings 2 full stories or higher. Mezzanines do not require elevators. c. HVAC units and utility meters shall be concealed from the public right-of-way, and shall be placed at the rear of the building or HVAC units may be placed on the roof. Roof screening may be required to insure that equipment is not visible from adjacent public right-of-way. d. If brick is used, it shall be properly detailed. Brick shall course exactly to the top and bottom of all wall openings. e. If brick is used, a soldier course or other masonry header above windows& doors on street fagade. f. The style of the windows shall match the building style. g. Window openings and panes shall be vertically proportioned or square. h. Casings shall never be narrower than 3 t/2" except on masonry walls.Brick shall never be visible between a door or window and its casing. Head casing shall be equal to or wider than the jamb casing. i. Gutters shall be copper, galvanized steel, aluminum or painted if exposed. Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 97 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 10 Dallas,TX EULESS,TEXAS Building Design Standards A) Commercial Structures(Stores in-line retail pad sites and offices) Continued 5. Optional Features—each structure must use at least 2 of the following features: a. Awnings on 25%of the storefront windows and doors b. Upgraded signage to include halo or silhouette signage lighting. c. Decorative eave and soffit . d. Upgrading the roof material to tile, slate, or simulated tile or simulated slate. e. Decorative lighting of the street fagade. f. Public feature such as a fountain or shaded sitting area. g. Decorative eave and soffit h. Public feature such as fountain or shaded sitting area i. Canopy at the front entrance to lobbies j. If brick or stucco is used, a stone base below first floor windows. Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 98 of 143 Realty Capital Corporation RWERWALK! DEVELOPMENT CODE SECTION 10 Dallas,TX EULESS,TEXAS Building Design Standards B) Mixed-Use Structures (Shops and Lofts) 1. Zones Permitted: TSa, TSb. 2. Materials—Permitted and Prohibited: a. Materials for structures will be in compliance with Section 84-181 of the UDC. b. Minimum exterior fagade-100 percent masonry fagade on all wall elevations. 3. Building and accessory structures location on lot: a. Primary Building Structure must comply with Setback requirements. b. Individual garages must be accessed from the alley or parking lot. c. Building garages or parking decks may have one entrance on each street fagade. d. Carports must be accessed from the alley or parking lot. Carport columns must match primary building material, if visible from the public ROW. e. Dumpsters must be accessed from the alley or parking lot and must be concealed by a masonry wall. f. Any ancillary building or outbuilding fronting the street must match the primary building in design and materials. g. Ground floor must have multiple primary entrances on the public sidewalk. h. Service and delivery and loading docks must be accessed from the parking lots or alleys. 4. Required Features: a. Street fagade shall have shop windows and doors. b. There shall be a sign band of at least 4 feet in height above shop windows. c. Stairways should be concealed from the street and be placed within the building footprint, although stairs and corridors may be exposed to ambient weather. Pedestrian entrances shall be accessible from the street. d. Elevators are required in buildings 4 stories in height or higher. e. If a portion of the roof is visible from the street sidewalk,the roof material shall be slate or simulated slate, tile or simulated tile, or standing seam metal roof. g. If brick is used, it shall be properly detailed. Brick shall course exactly to the top and bottom of all wall openings. f. If brick is used, a soldier course or other masonry header shall be placed above windows & doors on the street fagade g. HVAC units and utility meters shall be concealed from the public right-of-way, and shall be placed at the rear of the building or HVAC may be placed on the roof. Roof screening may be required to insure that equipment is not visible from adjacent public right-of-way. h. If bay windows are used on the street fagade,they shall be trimmed with a vertical jamb casing that extends from the window sash to the corner of the bay. Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 99 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 10 Dallas,TX EULESS,'TEXAS Building Design Standards B) Mixed-Use Structures (Shops and Lofts) Continued i. If bay windows are used on the street fagade,they shall extend to the ground or be supported by visible brackets or bracing. j. Window openings and panes shall be vertically proportioned or square. k. Flush mounted windows are prohibited. 1. If shutters are used,they shall be one-half the width of, and the same height as the associated windows. All shutters shall be louvered,paneled, or constructed of boards as appropriate to the style of the building. Shutters do not need to be operable. in. Gutters shall be copper, galvanized steel, aluminum or painted if exposed. n. Casings shall never be narrower than 3 ''/2" except on masonry walls. Brick shall never be visible between a door or window and its casing. Head casing shall be equal to or wider than the jamb casing. q. If chimneys are visible,they shall be sheathed in brick, stone, stucco or cementitious siding. r. If chimneys are visible,they shall have a projecting cap. s. If chimneys are located on a street-facing wall,they shall extend to the ground. f. If there are columns at the front fagade, column bases shall not protrude beyond the bottom edge of the porch, stoop or patio flooring, 5. Optional Features—each structure must use at least 4 of the following features: a. Canopy at the front entrance to lobbies b. Balconies on at least 25%of the units facing the street. c. Decorative railings on balconies. d. Window awnings on 25%of the upper story windows facing the street. e. Awnings on 25%of the storefront windows and doors f. If brick or stucco is used, a stone base below first floor windows. g. Upgrading the roof material to tile, slate, or simulated tile or simulated slate. h. Decorative roof finials or ornamentation on the parapet. i. Trim at windows and doors of the street fagade. j. Decorative eave and soffit. k. Arched window head or heads(depending on architectural style) on street fagade. 1. Painted wood or simulated wood panels below the window sills of the shop windows m. Halo or indirect lighting on shop wall signs. n. Elevators in building 3 stories or less in height. o. Shutters on all primary frontage windows Planning PAGE 100 of 143 Roaring Brook Development Co Riverwalk Development Code(17).pub Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 10 Dallas,TX EULESS,TEXAS Building Design Standards C) Multiple Family Structures (Lofts) 1. Zones Permitted: T5a. 2. Materials—Permitted and Prohibited: a. Materials for structures will be in compliance with Section 84-181 of the UDC. b. Minimum exterior fagade-90 percent masonry fagade on all wall elevations. 3. Building and accessory structures location on lot: a. Primary Building Structure must comply with Setback requirements. b. Individual garages and carports must be accessed from the alley or parking lot. Carport columns must match primary building material, if visible from the public ROW. c. Building garages or parking decks may have one entrance on each street facade d. Dumpsters must be accessed from the alley or parking lot and must be concealed by a masonry wall. e. Any ancillary building or outbuilding fronting the street must match the primary building in design and materials. 4. Required Features: a. Elevators are required in 4 story or higher buildings. b. Stairways should be concealed from the street and be placed within the building footprint, although stairs and corridors may be exposed to ambient weather. Pedestrian entrances shall be accessible from the street. c. If the roof is visible from the street, roof material shall use architectural grade asphalt shingles, or better, such as tile, slate or standing seam metal roof. f. HVAC units and utility meters shall be concealed from the public right-of-way, and shall be placed at the rear of the building or HVAC may be placed on the roof.Roof screening may be required to insure that equipment is not visible from adjacent public right-of-way. g. If brick is used, it shall be properly detailed.Brick shall course exactly to the top and bottom of all wall openings. h. If brick is used, a soldier course or other masonry header shall be placed above windows & doors on the street facade i. If bay windows are used on the street facade,they shall be trimmed with a vertical jamb casing that extends from the window sash to the corner of the bay. j. If bay windows are used on the street facade,they shall extend to the ground or be supported by visible brackets or bracing. k. Windows shall be single hung, double hung,triple hung, or casement. 1. Window openings and panes shall be vertically proportioned or square. m. Flush mounted windows are prohibited. Planning PAGE 101 of 143 Roaring Brook Development Co Riverwalk Development Code(17).pub Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 10 Dallas,TX EULESS,TEXAS Building Design Standards C) Multiple Family Structures(Lofts) Continued n. Windows are to be placed on each wall elevation with a wall to window ratio that meets the light and air requirements of the code. o. If shutters are used,they shall be one-half the width of, and the same height as the associated window. All shutters shall be louvered,paneled, or constructed of boards as appropriate to the style of the building. Shutters do not need to be operable. p. Casings shall never be narrower than 3 %2" except on masonry walls. Brick shall never be visible between a door or window and its casing. Head casing shall be equal to or wider than the jamb casing. q. Gutters shall be copper, galvanized steel, aluminum or painted if exposed. r. If dormers are used,they shall not use siding as jamb material. Dormer jamb material should be a solid casing assembly from the window to the corner of the dormer wall. s. The body of a single-window dormer shall be vertically proportioned or square. t. If chimneys are visible,they shall be sheathed in brick, stone, stucco or cementitious siding. u. If chimneys are visible,they shall have a projecting cap. v. If chimneys are located on a street-facing wall,they shall extend to the ground. w. Posts exposed on the street wall shall be no less than 6"x 6" in cross section. x. If there are columns at the front fagade, column bases shall not protrude beyond the bottom edge of the porch, stoop or patio flooring, 5. Optional Features--each structure must use at least 4 of the following features: a. Canopy at the front entrance. b. Balconies on at least 25%of the units facing the street. c. Decorative railings on balconies. d. Window awnings on 25%of the windows facing the street. e. If brick or stucco is used, a stone base below first floor windows. f. Upgrading the roof material to tile, slate, or simulated tile or simulated slate. g. Decorative trim at eave and soffit h. Decorative roof finials or ornamentation on the parapet. i. Trim at windows and doors of the street fagade. j. Arched window head or heads (depending on architectural style) on street fagade. k. Elevators in building 3 stories or less in height. 1. Shutters on all primary frontage windows Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 102 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 10 Dallas,TX EULESS,TEXAS Building Design Standards D) Single Family Attached Structures (Townhomes) 1. Zones Permitted: T4b,T5a 2. Materials—Permitted and Prohibited: a. Materials for structures will be in compliance with Section 84-181 of the UDC. b. Minimum exterior fagade-90 percent masonry fagade on all wall elevations. 3. Required Features: a. Architectural grade asphalt shingles, or better. b. Wood or stained fiberglass simulated wood grain front door. c. Finished floor elevation must be at least 18 inches above the street curb,unless lot abuts floodplain. f. Concealed HVAC units,trash storage and utility meters to insure equipment is not visible from adjacent ROW. g. Brick shall be properly detailed. Brick shall course exactly to the top and bottom of all wall openings. h. If brick is used, soldier course or other masonry header above windows & doors on street fagade i. Windows shall be single hung, double hung,triple hung , or casement. j. Window openings and panes shall be vertically proportioned or square. k. Flush mounted windows are prohibited. 1. Windows are to be placed on each wall elevation with a wall to window ratio that meets the light and air requirements of the code. in. If shutters are used,they shall be exactly one-half the width of, and the same height of the associated opening. All shutters shall be louvered,paneled, or constructed of boards as appropriate to the style of the building. Shutters do not need to be operable. n. Casings shall never be narrower than 3 t/2" except on masonry walls. Brick shall never be visible between a door or window and its casing. Head casing shall be equal to or wider than the jamb casing. o. Gutters shall be copper, galvanized steel, aluminum or painted if exposed. p. Dormers shall never use siding as jamb material. Dormer jamb material should be a solid casing assembly from the window to the corner of the dormer wall. q. The body of a single-window dormer shall be vertically proportioned or square. r. If chimneys are visible,they shall be sheathed in brick, stone, stucco or cementitious siding. s. If chimneys are visible,they shall have a projecting cap t. If chimneys are located on a street-facing wall,they shall extend to the ground. u. Posts exposed on the street wall shall be no less than 6"x 6" in cross section. Planning PAGE 103 of 143 Roaring Brook Development Co Riverwalk Development Code(17).pub Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 10 Dallas,TX EULESS,TEXAS Building Design Standards D) Single Family Attached Structures(Townhomes) Continued v. Column base shall not protrude beyond the bottom edge of the porch or stop flooring. w. If a porch is used,porch beams shall be visible from both the inside and the outside of the porch. Seams between the beam face and the bottom of built-up beams shall occur beneath the beam. 4. Optional Features—each home must use at least 4 of the following features: a. Front Stoop and Portico at front door. b. Decorative or architectural stair railing. c. If brick or stucco is used, stone base below first floor windows. d. Tile, slate, or simulated tile or simulated slate roof material. e. Decorative eave and soffit. f. Trim at gable rake. g. Decorative roof finials or ornamentation. h. Trim at windows and doors of the street fagade. i. Arched window head or heads (depending on architectural style) on street fagade. j. Dormer with window. k. Window shutters. 1. Divided light windows. in. Decorative attic or gable feature greater than 3 square feet in size n. Stone,brick, or decorative concrete lead walk from sidewalk to front door. Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 104 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 10 Dallas,TX EULESS,TEXAS Building Design Standards D) Single Family Detached Structures 1. Zones Permitted: T4a, T4b, T5a. 2. Architecture a. For single family residential (detached and attached) structures,the common"developer tract" styles are discouraged,particularly since they rely on"curb appeal" architectural features attached to a"box."They also emphasize garages as a prominent architectural portion of the fagade. All single family residential structures are encouraged to provide an architectural style which is researched and can be appropriately represented before projects are submitted to staff,the Development Review Committee,the Planning and Zoning Commission, and the City Council. b. Development of new homes should address the following: i. The front entry should be well defined in scale with the house, and not distract from the rest of the house. ii. The architectural style and design of building elements including building proportions, exterior siding or fagade treatment, roof pitch, materials, door and window styles, color and textures should be considered throughout the structure. iii. To reduce "box"volumes, use of single story roofs and porches on front elevations is encouraged. iv. Architectural elements, such as simple roof forms, fagade articulation, roof breaks, walls with texture materials and ornamental details, and incorporation of landscaping, add visual interest and reduce scale. v. Fagade treatment, relevant to the home's style should be carried throughout the entire house with each fagade and any accessory structure. vi. Architectural features such as decorative moldings,windows, dormers, chimneys, balconies and railings, and landscaping elements such as lattices can add detail to a fagade and are encouraged. vii.Facades should be articulated to show fenestration and recessed planes. Large areas of flat, blank wall and lack of treatment are strongly discouraged. viii.Two story entries appear inappropriately massive and are discouraged. 3. Materials—Permitted and Prohibited: a. Materials for structures will be in compliance with Section 84-181 of the UDC. b. Minimum exterior fagade-90 percent masonry fagade on all wall elevations. 4. Building and accessory structures location on lot: a. Primary Building Structure must comply with Setback requirements. b. Garage doors accessible from the street shall be constructed of decorative wood ("Carriage Door" Style) or stained simulated wood composite material to be used on Lot Type R6 and lot type R5. Lot Type R5 may use painted aluminum garage doors if the doors are set back from the building line 18 feet or more. Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 105 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 10 Dallas,TX EULESS,TEXAS Building Design Standards E) Single Family Detached Structures, Continued 5. Required Features: a. Minimum Roof Pitch: 6:12, except porches. b. Architectural grade asphalt shingles, or better. c. Wood or stained fiberglass simulated wood grain front door. d. Finished floor elevation must be at least 18 inches above the street curb, unless lot abuts floodplain. e. No fagade may be repeated within any 5 adjacent lots or across the street from those lots. f. Concealed HVAC units,trash storage, and utility meters. g. If brick is used,brick shall be properly detailed. Brick shall course exactly to the top and bottom of all wall openings. . i. If brick is used, a soldier course or other masonry header is required above windows &doors on the fagade(s) facing the street, if compatible with building section. j. Windows shall be single hung, double hung,triple hung, or casement. k. Window openings and panes shall be vertically proportioned or square. 1. Flush mounted windows are prohibited. in. Windows are to be placed on each wall elevation with a wall to window ratio that meets the light and air requirements of the code. n. If shutters are used, shutters shall be one-half the width of, and the same height of the associated opening. All shutters shall be louvered,paneled, or constructed of boards as appropriate to the style of the building. Shutters do not need to be operable. o. Casings shall never be narrower than 3 %i" except on masonry walls.Brick shall never be visible between a door or window and its casing. Head casing shall be equal to or wider than the jamb casing. p. Gutters shall be copper, galvanized steel, aluminum or painted if exposed. q. Dormers shall not use siding as jamb material. r. The body of a single-window dormer shall be vertically proportioned or square. s. If chimneys are visible,they shall be sheathed in brick, stone, stucco or cementitious siding. t. If chimneys are visible,they shall have a projecting cap u. If chimneys are located on a street-facing wall,they shall extend to the ground. v. Posts exposed on the street wall shall be no less than 6"x 6" in cross section. w. If a porch is used,the porch column base shall not protrude beyond the bottom edge of the porch flooring. x. If a porch is used,porch beams shall be visible from both the inside and the outside of the porch. Seams between the beam face and the bottom of built-up beams shall occur beneath the beam. y. If gutters are exposed,they shall be copper, galvanized steel,aluminum or painted. z. For Lot Type R2, (zero lot line lots)a covered patio shall be installed on the non-zero lot line fagade. The covering element may be a roof structure or trellis type structure. The patio cover may encroach on the side setback up to the property line. Planning PAGE 106 of 143 Roaring Brook Development Co Riverwalk Development Code(17).pub Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 10 Dallas,TX EULESS,TEXAS Building Design Standards 6. Optional Features—each home must use at least 4 of the following features: a. Stoop and portico at front door b. Front Porch. c. Front porch or front stoop steps and railing d. Front Porch roof. e. Decorative or architectural porch railing. f. Second story porch. g. Wood or simulated wood garage doors; on lot types RI, R2, R3, R4. It is an optional feature on lot type R5 if garage door is set back 18' or more from building line. h. If brick or stucco is used, a stone base below first floor windows shall be installed. i. Facades using stone to cover 70%or more of the exterior. j. Tile, slate, or simulated tile or simulated slate roof material. k. Decorative eave and soffit. 1. Trim at gable rake. m. Decorative roof finials or ornamentation. n. Decorative attic or gable feature greater than 3 square feet in size o. Trim at windows and doors of the street fagade. p. Arched window head or heads(depending on architectural style) on street fagade. q. Dormer with window. r. Window shutters on street fagade(s). s. Divided light windows. t. Decorative concrete driveway I Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 107 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 11 Dallas,TX EULESS,TEXAS Open Space Requirements OPEN SPACE REQUIREMENTS Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 108 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 11 Dallas,TX EULESS,TEXAS Open Space Requirements OPEN SPACE REQUIREMENTS A) Minimum Area 1. The cumulative total of all public Open Space shall not fall below 7% of the total land area being developed, exclusive of the Floodway located within the area governed by the Riverwalk! Development Code. The Open Space shall be calculated by adding all the areas of dedicated public space plus the dedicated private Open Space lots that have clear public access directly from a public Right -of-way. The totals from each final plat submitted and approved shall constitute a running total for the entire area governed by this Ordinance. 2. Within each Sub-Zone, a minimum area of public Open Space shall be dedicated as a part of the development process. The minimum areas are identified in Section 4 of this Ordinance. B) Trail Connections 1. All of the public Open Space, one acre or greater, shall be connected by the trail system into a unified system of recreational and public Open Spaces. The trail must comply with Thoroughfare type TI, and may be combined with other street frontage types. The maintenance of the open spaces and the trail system shall be borne by the respective property owners' associations, unless established otherwise by agreements with the City. C) Maximum of 800 feet 1. All residential dwelling units must be located within 800 feet from a public or private open space. The distribution of open space may include dedicated common areas within thoroughfare rights-of way, as well as playgrounds. Small, local open spaces within a portion of a neighborhood are not required to be connected to the trail system, but it is highly recommended. The measurement of the 800 feet can be established by mapping a circle with an 800 foot radius. All lots touching the circle shall meet this requirement. The trail system connecting Open Spaces shall not be counted as Open Space unless it complies with the requirements for Greenways. D) Greenways 1. Greenways are linear open spaces containing trails and landscaping. The minimum width of a Greenway shall be 50' but it may be narrower for short distances if conditions do not permit the full width due to topography or natural obstructions. E)No Other Requirements 1. No other minimum Open Space Standards shall apply Planning Roaring Brook Development Co Riverwalk Development Code(I7).pub PAGE 109 of 143 SMARTCODE TABLE 13: CIVIC SPACE A Park shall be greater than 5 acres with a typical transverse dimension greater than 200 feet minimum. There shall be at least one Park within the Riverwalk! planning area A Green shall be greater than 0.5 acres but less than 5 acres with a typical transverse dimension greater than 100 feet minimum. There shall be at least one Green within the Riverwalk!planning area A Square shall be greater than 0.25 acres but less than 2 acres with a typical transverse dimension greater than 50 feet minimum. There shall be at least one square within each neighborhood in the Riverwalk planning area A Plaza shall have no minimum dimension. They shall be used typically as a public place between a commercial or multi-dwelling residential building and the public ROW to be used either as outdoor commercial activity or as a "Gift to the Street'public amenity. No minimums apply in Riverwalk. No Minimum No Specifications Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 12 Dallas,TX EULESS,TEXAS Landscape and Fence Standards LANDSCAPE1 FENCE STANDARDS Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 111 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 12 Dallas,TX EULESS,TEXAS Landscape and Fence Standards LANDSCAPE AND FENCE STANDARDS A) Landscape Standards Minimum landscape standards may be found in Table 12-1 in Section 12, identifying minimum plantings for all lot types. Procedures for approval of landscaping shall follow the process outlined in Section 84- 335 of the City of Euless Unified Development Code. All landscaping shall comply with the minimum requirements outlined in Section 84-334 of the City of Euless Unified Development Code except as specified below. MINIMUM LANDSCAPE RD LOTS Residential Lots RI 0/lot 0 2 Residential Lots R2,R3 2/lot,front&rear 2/lot 3/lot 9/lot Residential Lots R4,R5,R6 2/lot,front 2/lot 3/lot 9/lot Multi-family Lots Ml 1/50'frontage 2/50'frontage 2/50'frontage 6/50'frontage Mixed-use Lots C1 0 0 0 0 Commercial Lots C2 See UDC See UDC See UDC See UDC (FRONTAGES Frontages C1,C2,M1 1/35'frontage 0 0 0 Frontages RI,R2 1/40'frontage 0 0 0 OPEN SPACES Park:>5 acres 8/acre 2 2 10/ac Green:0.5 >5 acres 4/acre 0 0 5/ac Square:0.25>3 acres 2/acre 0 0 0 Plaza:No min.up to 1 acre 0 1 1 0 (PARKING AREAS Parking lot-T5a Sub-zone 1/ 12 stalls screen dumpsters& 0 min 0 min equipment Parking lot-T5b Sub-zone 1/20 stalls screen dumpsters& 0 min 0 min equipment Parking lot-T5c Sub-zone 1/30 stalls See UDC See UDC See UDC NOTES: 1. All unpaved areas shall receive turf or landscaping. 2. Required trees on lots shall be a minimum of 3"caliper 3. Required Street Trees shall a minimum of 3"caliper, 12'in height 4. Tree species and spacing shall be consistent for each block 5. Tree canopies over the travel lanes of streets shall be 14'min 6. Site Plan submittals for single family residential shall include a street tree plan indicating tree species,varied by street. 7. Landscape approval process shall comply with 84-334 of City of Euless UDC except as indicated below: a. No exception b. Street yards less than 10'wide shall not require trees c. Shrubbery shall not be required on commercial C1 lots where buildings abut the sidewalk.C2 lots shall comply with UDC landscap- ing requirements. 8. If,at the time of land platting as required by Chapter 84,Article IX of the City of Euless Unified Development Code, Type I Reclaimed Water is made available by the City to the property governed by the Riverwalk!Planned Development,the Owner shall be required install the appropriate infrastructure to facilitate use and to utilize the Type I Reclaimed Water for all landscape irrigation purposes,except for residential irrigation at individual homes, in accordance with all applicable local,state and federal regulations. The requirement to use Type I Reclaimed Water is conditioned upon the volume charge per 1,000 gallons of metered reclaimed water being less than the volume charge per 1,000 gallons of metered potable water. The schedule of rates and charges for water service by the city is governed by Chapter 30,Section 35 of the City of Euless Comprehensive Code of Ordinances Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 112 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 12 Dallas TX EULESS,TEXAS Landscape and Fence Standards B) Fence Standards Fence and screening must comply with the UDC Sections 84-336 (b)(1), 84-336 (b)(3), 84- 336 (c), and 84-336 (e). Fence types and descriptions Restrictions Wood Stockade Fence: Fence generally Permitted only on Lot Types Rl,R2,R3,R4,R5,R6. consisting of stained vertical wood boards Fence cannot exceed 6 feet in height and must remain nailed to cross members and 90% to 100% inside building setback lines. solid.Typical on residential rear yards. Masonry walls shall be installed as perimeter fencing of any single family detached subdivision if the rear of any lots abuts to Harwood Road, Midway Drive or Bear Masonry Decorative Fence: Generally con- Creek Parkway. Steel tubular (wrought iron type) sistlri f brick, stone recast concrete or fencing with masonry columns may be installed with g orc ' ' p City Council approval. Masonry walls may not be used stucco.Usually 75%to 100%solid.Typical as internal or frontage fencing within single family "• of higher end residential and commercial detached lot types.Wherever else fencing may be used (with the exceptions above) this fence may be used. installations. Height and design is subject to restrictions in the design guidelines. Masonry walls used as frontage fences Wrought Iron: Versatile applications for (where allowed)shall be 25%to 50%open. _ residential or commercial applications con- May be used on all residential and commercial lots. sisting of iron, steel or aluminum vertical Height max at rear of R-lots is 6 ft;height at front of R- pickets welded to a metal frame at the top lots is 3 ft. and bottom.Usually at least 90%open. Picket Fence: This a shorter wood fence May be used only on R-lots.Max height at sidewalk is 3 generally consisting of vertical wood boards feet. nailed to cross members alternating open spaces with the pickets. Usually less than 3 feet high in residential applications and is about 50%open. Corral Fencing: Typical of ranching Or agri- Not permitted on residential lots except by Special cultural operations. Consists of a couple of Development Plan. long horizontal wood or pipe components between upright posts. More than 90% open. Split rail Fence: Similar to Corral Fencing Not permitted on residential lots except by Special but consisting of rough hewn timber. Also Development Plan. used in ranching and agricultural applica- tions and more than 90%open. Vinyl Plastic Fence: Residential applica- Vinyl fencing is prohibited. tions only, solid plastic material intended to simulate white stockade fence. 21 Premium Composite Fence:Residential Permitted on Lot Types Rl,R2,R3,R4,R5,R6.Fence applications only,solid composite wood/ cannot exceed 6 feet in height and must remain inside plastic fencing colored to match wood building setback lines. grains and colors. Other prohibited fences:chain link,and other fences constructed primarily of pipe or wire components. Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 113 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 13 Dallas,TX EULESS,TEXAS Riverwalk Standards RIVERWALK STANDARDS Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 114 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 13 Dallas,TX EULESS,TEXAS Riverwalk Standards RIVERWALK STANDARDS A) Purpose The Developer of the Riverwalk! Development District has proposed to construct, or to have constructed, a riverwalk amenity as a central element of the District. The riverwalk feature within the Riverwalk! Development District is intended to provide aesthetic, economic and civic benefit to the project as a whole. Like the riverwalk in other downtowns and entertainment districts, the river and surrounding development create an opportunity to gather, to spend leisure time, to establish memorable landmarks and to create an organizing architectural structure for the buildings and the landscape.The riverwalk feature is considered to be an essential element of this planned development district. The nature and timing of portions of the development within the district is dependent on the construction of the riverwalk feature. 13) Design The map of the riverwalk that is included herein on Figure 5-1, does not constitute a final design or a final alignment of the proposed feature. It is an example of a possible design and includes many of the features that are required by this Ordinance. Developers within the Riverwalk! project area will be required to build sections of the riverwalk feature or commit funding to its future development. The ultimate design of the riverwalk feature will be created through a cooperative arrangement between the developers of the properties through which the riverwalk feature will run. This cooperative arrangement includes the following elements: 1. Description of the an ultimate design length of the riverwalk amenity 2. Description of a minimum segment of the riverwalk amenity which will be constructed concurrent with any mixed use development or any commercial development within 150 feet of the riverwalk amenity; 3. General guidelines as to the types of riverwalk amenity sections which may be constructed throughout the ultimate design length of the amenity as described within this Section 13; 4. The acknowledgement of the developer and/or developers of the Riverwalk Development District that construction may not begin on the riverwalk amenity until such time that the details of a cooperative arrangement have been finalized. TABLE 13-1 MINIMUM RIVERBANK BUILD-OUT REQUIREMENTS T5c 750'OF RIVERWALK OR 1500' OF RIVERBANK,MINIMUM MINIMUM 1 ST PHASE T5b SUB-ZONE CREATED BY THE RIVERWALK AMENITY T5a 0 FEET PER ACRE,NO MQNIMUM* T4b 0 FEET PER ACRE,NO MINIMUM* T4a 0 FEET PER ACRE,NO M NIMUM* (Note: One linear foot of river equals 2 feet of riverbank. 3000 minimum feet of river equals 6000 feet of riverbank frontage.) C) Dedication The riverwalk amenity shall be dedicated as common area to be maintained by a property owners association or other common association such as a merchant association. The dedication shall include the land between the riverbanks, land required for equipment and including the equipment, and any landscaping and pathways critical to the operation or aesthetics of the riverwalk amenity. Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 115 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 13 Dallas,TX EULESS,TEXAS Riverwalk Standards D) Creation of T5b Sub-Zone The entitlement to develop property within the T5b Mixed-use Sub-Zone is dependent upon the develop- ment of the riverwalk amenity. Prior to the development of the riverwalk amenity, no T5b Sub-Zone de- velopment shall occur. Upon completion of the minimum riverwalk amenity, the landowner shall be enti- tled to establish a T5b Sub-Zone whose boundaries comply with the following rules and regulations. 1. For each linear foot of riverwalk amenity that is dedicated and constructed, a maximum of 750 square feet of T5b Sub-Zone shall be entitled within the Riverwalk! Development District at the election of the Landowner. 2. The alignment of the riverwalk amenity shall be established by the landowner and may occur any- where within the Riverwalk! Development District east of Bear Creek Parkway. 3. All the boundary lines of the T5b Sub-Zone must be located within 750 feet of the centerline of the riverwalk, 4. The T5b Sub-Zone may abut any other Sub-Zone. E) Submittal The alignment of the riverwalk amenity shall be shown on the Concept Plan for the "contiguous hold- ings." Riverbank design and frontage details shall be shown on the Site Plan submittal. The alignment shall indicate the location of the centerline of the riverwalk feature and the alignment of any associated trail system. The riverbank design and frontage shall show the topographic relationship of the riverwalk feature to the landscaping, trails, sidewalks, and buildings along its length. Probable locations of water pumping or re-circulating equipment is required to be submitted on the site plan prior to issuance of a building permit. F) Minimum Riverwalk Standards The proposed rules regulating the riverwalk amenity govern the possible profiles, location, length, and edge conditions on the riverwalk and create minimum standards for their development. Initial phase of the riverwalk amenity minimum requirements: 1. Minimum average width= 18 feet 2. Minimum width 15 feet 3. Minimum depth is 12 inches 4. Minimum length=750 feet 5. Minimum profile: 3000' of the riverwalk amenity shall use riverbank Types RB 3, RB 6, RB 9, or RB 12; that is,there shall be a hard edge at the riverbank. 6. Where private development abuts the riverwalk, a pedestrian easement shall be established on at least one side of the Riverwalk and shall meet the minimum landscape standards for C 1 Frontages in Sec- tion 12 of this Ordinance. 7. To the extent deemed beneficial to the Project, Owner and City shall explore the possibility of utiliz- ing reclaimed water for the purpose of providing an adequate water source to maintain the viability of the riverwalk water feature. Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 116 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 13 Dallas,TX EULESS,TEXAS Riverwalk Standards NATURAL EDGE NATURAL WITHOUT TRAIL EDGE WITH TRAIL HARD EDGE i i BUILDING REAR PATIO FACADE R131, R132 R133 represent the more private side of buildings including residential patios and balconies, and _ indoor and ouotdoor dining and enter- tainment overlooking the riverwalk 1 j feature. , ! RB 1 ( RB 2 RB 3 s � BUILDING FRONT/SHOP FACADE R134, RBS, R136 represent the front or public facaces of buildings facing the I 7F riverwalk feature. In this case, the River becomes the"street." i i -----RB-4 RB 5___-- RB_6 _� I ROADWAY OR PARKING LOT ADJACENT R137, RBB, R139 represent the streets t and parking lots that must occasionally abut the riverwalk feature. Here the I i riverwalk affords an amenity to the drivers as well as the pedestrians. RB 7 RB 8 RB 9 I OPEN SPACE OR GREENWAY ADJACENT I RB 10, RB 11, RB 12 represent the oopen ; r space between areas of urban develop- �— - ment, through which the riverwalk fea- ture may pass. This may be on one side — 1 �i RB 10 RB 11 . RB 12 or both sides of the river. i Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 117 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 13 Dallas,TX EULESS,TEXAS Riverwalk Standards At )� f i RIVER RIVERBANK FRONTAGE RIVERBANK IDENTIFICATION Riverbank Name RIVERBANK RB 1 Description Natural riverbank at restaurant or residential patio RIVER Natural flow /Re-circulating Re-circulating River Width 15'Min, 18'Avg Calm surface /Waterfall Calm Surface Natural Edge/Hard Edge Hard Edge Water Depth 12 inches Min RIVERBANK Width 5'Min Slope Maximum 3:1 FACADES PERMITTED Restaurant YES Retail/Office YES Residential 1st Floor YES Single Family Detached YES Single Family Attached YES Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 118 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 13 Dallas,TX EULESS,TEXAS Riverwalk Standards vi 7, t WATER BANK TRAIL OPENSPACE PATIO RIVERBANK RB2 IDENTIFICATION Riverbank Name RIVERBANK RB2 Description Natural riverbank at restaurant or residential patio RIVER Natural flow /Re-circulating Re-circulating River Width 15'Min, 18'Avg Calm surface /Waterfall Calm Surface Natural Edge/Hard Edge Hard Edge Water Depth 12 inches Min RIVERBANK Width 0'Min Slope Maximum 3:1 FACADES PERMITTED Restaurant YES Retail/Office YES Residential 1st Floor YES Single Family Detached YES Single Family Attached YES Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 119 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 13 Dallas,TX EULESS,TEXAS Riverwalk Standards �s s I i t ...—L WATER PATIO RIVERBANK RB3 IDENTIFICATION Riverbank Name _ RIVERBANK R133 Description Natural riverbank at restaurant or residential patio RIVER Natural flow /Re-circulating Re-circulating River Width 15'Min, 18'Avg Calm surface /Waterfall Calm Surface Natural Edge/Hard Edge Hard Edge Water Depth 12 inches Min RIVERBANK Width 0'Min Slope NA FACADES PERMITTED Restaurant YES Retail/Office YES Residential 1st Floor YES Single Family Detached YES Single Family Attached YES Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 120 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 13 Dallas,TX EULESS,TEXAS Riverwalk Standards L WATER BANK SIDEWALK RIVERBANK R134 IDENTIFICATION Riverbank Name RIVERBANK RB4 Description Natural riverbank at restaurant or residential patio RIVER Natural flow /Re-circulating Re-circulating River Width 15'Min, 18'Avg Calm surface /Waterfall Calm Surface Natural Edge/Hard Edge Hard Edge Water Depth 12 inches Min RIVERBANK Width 0'Min Slope Maximum 3:1 FACADES PERMITTED Restaurant YES Retail/Office YES Residential 1 st Floor YES Single Family Detached YES Single Family Attached YES Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 121 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 13 Dallas,TX EULESS,TEXAS Riverwalk Standards E i 1 416 it r ti WATER i TRAIL OPENSPACE SIDEWALK] RIVERBANK R135 IDENTIFICATION Riverbank Name RIVERBANK R135 Description Natural riverbank at restaurant or residential patio RIVER Natural flow /Re-circulating Re-circulating River Width 15'Min, 18'Avg Calm surface /Waterfall Calm Surface Natural Edge/Hard Edge Hard Edge Water Depth 12 inches Min RIVERBANK Width 0'Min Slope Maximum 3:1 FACADES PERMITTED Restaurant YES Retail/Office YES Residential 1 st Floor YES Single Family Detached YES Single Family Attached YES Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 122 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 13 Dallas,TX EULESS,TEXAS Riverwalk Standards t . WATER SIDEWALK MGM RIVERBANK :. IDENTIFICATION Riverbank Name RIVERBANK R136 Description Natural riverbank at restaurant or residential patio RIVER Natural flow /Re-circulating Re-circulating River Width 15'Min, 18'Avg Calm surface /Waterfall Calm Surface Natural Edge/Hard Edge Hard Edge Water Depth 12 inches Min RIVERBANK Width 0'Min Slope NA FACADES PERMITTED Restaurant YES Retail/Office YES Residential 1st Floor YES Single Family Detached YES Single Family Attached YES Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 123 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 13 Dallas,TX EULESS,TEXAS Riverwalk Standards x 10 t ': ;j t f WATER BANK PARKING/ROAD RIVERBANK RB7 IDENTIFICATION Riverbank Name RIVERBANK RB7 Description Natural riverbank at restaurant or residential patio RIVER Natural flow /Re-circulating Re-circulating River Width 15'Min, 18'Avg Calm surface /Waterfall Calm Surface Natural Edge/Hard Edge Hard Edge Water Depth 12 inches Min RIVERBANK Width 0'Min Slope Maximum 3:1 FACADES PERMITTED Restaurant YES Retail/Office YES Residential 1st Floor YES Single Family Detached YES Single Family Attached YES Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 124 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 13 Dallas,TX EULESS,TEXAS Riverwalk Standards 0: a z WATER BANK TRAIL � PARKING/ROAD i RIVERBANK R138 IDENTIFICATION Riverbank Name RIVERBANK RB8 Description Natural riverbank at restaurant or residential patio RIVER Natural flow /Re-circulating Re-circulating River Width 15'Min, 18' Avg Calm surface /Waterfall Calm Surface Natural Edge/Hard Edge Hard Edge Water Depth 12 inches Min RIVERBANK Width 0'Min Slope Maximum 3:1 FACADES PERMITTED Restaurant YES Retail/Office YES Residential 1st Floor YES Single Family Detached YES Single Family Attached YES Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 125 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 13 Dallas,TX EULESS,TEXAS Riverwalk Standards 1 x 1 I i € E i i • RIVERBANK R139 IDENTIFICATION Riverbank Name RIVERBANK RB9 Description Natural riverbank at restaurant or residential patio RIVER Natural flow /Re-circulating Re-circulating River Width 15'Min, 18'Avg Calm surface /Waterfall Calm Surface Natural Edge/Hard Edge Hard Edge Water Depth 12 inches Min RIVERBANK Width 0'Min Slope NA FACADES PERMITTED Restaurant YES Retail/Office YES Residential 1st Floor YES Single Family Detached YES Single Family Attached YES Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 126 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 13 Dallas,TX EULESS,TEXAS Riverwalk Standards f WATER OPEN SPACE 1RIVERBANK RB10 IDENTIFICATION Riverbank Name RIVERBANK RB 10 Description Natural riverbank at restaurant or residential patio RIVER Natural flow /Re-circulating Re-circulating or Natural Flow River Width No Minimum Calm surface /Waterfall Calm Surface or Cascading Waterfall Natural Edge/Hard Edge Hard Edge or Natural Edge Water Depth No Min RIVERBANK Width 0'Min Slope Maximum 3:1 FACADES PERMITTED Restaurant After 1 st 3000'feet of Riverwalk is constructed Retail/Office After 1st 3000' feet of Riverwalk is constructed Residential 1 st Floor YES Single Family Detached YES Single Family Attached YES Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 127 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 13 Dallas,TX EULESS,TEXAS Riverwalk Standards j z WATER TRAIL OPEN SPACE are= RIVERBANK RB1 1 IDENTIFICATION Riverbank Name RIVERBANK RB 11 Description Natural riverbank at restaurant or residential patio RIVER Natural flow /Re-circulating Re-circulating or Natural Flow River Width No Minimum Calm surface /Waterfall Calm Surface or Cascading Waterfall Natural Edge/Hard Edge Hard Edge or Natural Edge Water Depth No Min RIVERBANK Width 0'Min Slope Maximum 3:1 FACADES PERMITTED Restaurant After 1 st 3000'feet of Riverwalk is constructed Retail/Office After 1 st 3000'feet of Riverwalk is constructed Residential 1st Floor YES Single Family Detached YES Single Family Attached YES Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 128 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 13 Dallas,TX EULESS,TEXAS Riverwalk Standards r 6 'WATER OPEN SPACE I PA Lei RIVERBANK RB12 IDENTIFICATION Riverbank Name RIVERBANK RBI I Description Natural riverbank at restaurant or residential patio RIVER Natural flow /Re-circulating Re-circulating or Natural Flow River Width No Minimum Calm surface /Waterfall Calm Surface Natural Edge/Hard Edge Hard Edge Water Depth No Min RIVERBANK Width 0'Min Slope NA FACADES PERMITTED Restaurant After 1st 3000'feet of Riverwalk is constructed Retail/Office After 1 st 3000'feet of Riverwalk is constructed Residential 1 st Floor YES Single Family Detached YES Single Family Attached YES Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 129 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 14 Dallas,TX EULESS,TEXAS Parking Standards PARKING STANDARDS Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 130 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 14 Dallas,TX EULESS,TEXAS Parking Standards PARKING STANDARDS A) Minimum Parking Requirements Minimum required parking for various uses can be found in the Parking Standards Table 14-2 in this Section of the Ordinance. Where the City Manager has reason to believe that these Standards do not adequately address the parking needs of the intended use within a proposed block, he/she may require an increase in the total parking count by up to an additional 10 percent. Whereas either the City Manager or the Developer disagree with the total number of parking spaces for a development is adequate to handle parking demand, the Developer shall provide an engineered parking study to indicate the minimum parking required. B) Covered Parking On C1 and M1 lots for multi-dwelling occupancy, at least 10 percent of the total parking demand shall be covered parking stalls, either carport or garage parking. Carport design shall be architecturally compatible with the primary building. C) Shared Parking Where multiple landowners desire to share a parking facility, either a parking lot or a parking garage, the respective owners shall draft a parking easement and submit the easement to the City as a part of the permitting process. The easement shall become a condition of the land use and cannot be reversed except by variance. The easement may be modified by mutual consent of the landowners and the approval of the City Manager provided that the minimum parking requirements are still in compliance with this Ordinance. D) Surface Parking Lots Surface parking lots should avoid frontage on public streets. Where they do front on a public street, a screening wall or landscape hedge is required to separate the parking stalls from pedestrian activity. Refer to Section 12, Landscape and Fence Standards for acceptable materials and heights. State Highways 360 and 183 frontages are not exempt from this requirement. E) Structured Parkin Structured parking in an urban context can be detrimental to the streetscape fabric and therefore the frontage should be shielded for the parking function if possible. Where a parking structure must be sited directly on the street, shielding at the ground floor with commercial uses is the best alternative. Alternatively, a plaza between the sidewalk and the structure shall be acceptable. If these options are infeasible then an alternative proposal shall be reviewed as part of the site plan process and reviewed and determined tto be acceptable by the City Council. Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 131 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 14 Dallas,TX EULESS,TEXAS Parking Standards PARKING STANDARDS : • • COVERED LOT TYPES RESIDENTIAL LOTS Lots RI,R2,R3,R4,R5,R6 NOTE 1 NOTE 2 NOTE 2 NA MULTI-FAMILY LOTS Lots M1 NOTE 3 NOTE 4 NOTE 5 NOTE 6 MIXED USE LOTS Lots C 1 NOTE 3 NOTE 4 NOTE 5 NOTE 6 COMMERCIAL ONLY LOTS Lots C2 NOTE 3 INOTE 7 INOTE 5 INOTE 6 NOTE 1 On-street parking is permitted but does not count toward the re- quired minimum parking. NOTE 2 2 covered parking spaces are required per lot. NOTE 3 On-street parking counts toward the parking requirements if the spaces are contiguous to the block frontage. Spaces farther than that require the submittal of a parking easement signed by the landown- ers. NOTE 4 Surface parking lots are permitted, but only up to maximum of 6 acres per block unless an alternative proposal shall be reviewed as part of the site plan process and reviewed and determined to be ac- ceptable by the City Council. NOTE 5 At-grade garages and carports are permitted. Materials and design must match the primary buildings. NOTE 6 Structured parking decks cannot have more frontage on a public street at the ground level than is required for ingress and egress, unless and alternative proposal is reviewed and approved as part of the Site Plan process. This does not apply to alleys. NOTE 7 Surface parking lots are permitted. Refer to landscape requirements. GENERAL NOTE 8 Parking stalls are 9'x 18',typical GENERAL NOTE 9 Angled-in stalls are between 45 and 60 degrees GENERAL NOTE 10 All stalls must be paved and striped Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 132 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 14 Dallas,TX EULESS,TEXAS Parking Standards Figure 14-1 PARKING DIAGRAM 18.00' l F) Angled Parking Figure 14-1 shows 60 degree angled parking. Angled parking is permitted between 45 and 60 degrees. Where wheel stops are not used and the vehicle is intended to overhang the curb, the curb shall be no higher than 6 inches. If the depth of the parking bay is increased from 17 feet to 18 feet, the curb may be higher than 6 inches. G) Shared Parking Factor Standard This table, taken from the Smart Code, provides one method for calculating the effectiveness of shared parking. Adding the parking requirements from any two uses, the resultant sum can be divided by the Shared Parking Factor to determine the effective parking demand. Alternatively, a parking engineer may conduct a 24-hour parking demand study to determine the peak demand of all the shared uses. PARKINGSHARED TABLE 14-2 15a. 15h. I �cl T4a, T4b OR SINGLE-FAM RESIDENTIAL NA 2/unit NA NA NA NA MULTI-FAM RESIDENTIAL 1/unit N/A 1.0 1.1 1.4 1.2 LODGING 1/bedroom N/A 1.1 1.0 1.7 1.3 OFFICE 2.0/1000 sq.ft. N/A 1.4 1.7 1.0 1.2 RETAIL 3.0/1000 sq.ft. N/A 1.2 1.3 1.2 1.0 RESTAURANT 10.0/1000 sqft N/A 1.0 1.0 1.0 1.0 Note:Restaurants with a drive-thru lane shall �d r0 have a minimum of three queuing spaces per CCnn IITIJ CA 71 bay or stall.The drive thru must be located at d the rear of the building. > C" H) Loading Zones All parking, loading and maneuvering of trucks shall be conducted off-street on private property or within private drives. For structures with mixed uses, the number of loading spaces required shall be the number of loading spaces required for the most intensive use and shall not be a cumulative number of loading spaces for all uses. Planning Roaring Brook Development Cc Riverwalk Development Code(17).pub PAGE 133 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 15 Dallas TX EULESS,TEXAS Signage SECTION 15 Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 134 of 143 i Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 15 Dallas,TX EULESS,TEXAS Signage SIGNAGE A) Purpose The purpose of this section is to create a criteria for street graphics and signs that are safe, easy to understand and aesthetically pleasing communication. These regulations authorize the use of street graphics and signs that reflect the community's aesthetics and are responsive to their surroundings, while allowing the expression of the identity of individual proprietors. Specific objectives are to: 1. Preserve and enhance the City's unique set of visual aesthetics which will attract potential residents, commercial customers, and tourists to the area. 2. Recognize and appreciate the value of advertising and signage to a successful business climate. 3. Encourage creativity in the Riverwalk! graphics program so that signage assists in supporting the architectural goals 4. Clarify the intent and the rules to potential businesses and developers so that there is predictability in applications for signage. 13) Applicability: All signs within the Riverwalk! Development District shall be subject to the regulations within this Section. The provisions of this Section apply to the location, size, use, number, and placement of signs and shall otherwise be considered supplementary to the City's codes and ordinances pertaining to the erection, maintenance and operation of signs in the development. Any other codes and ordinances found elsewhere in the City of Euless Unified Development Code (UDC) that are in direct conflict with these provisions are superseded by this Ordinance. C)Unified Sign Plan A Unified Sign Development Plan shall be required for commercial signage within the Riverwalk! Development District. D)UDC Compliance Signage within the Riverwalk! Development District shall comply with Article VI, Division 1, Section 84-232 of the UDC except as identified below. 1. Multi-tenant Development Pylon Signs: Due to the access issues surrounding the Riverwalk! site and the need for quality signage for commercial viability, the development shall erect up to four multi-tenant pylon signs. The signs shall conform to the intent of the existing sign ordinance in the UDC and shall be submitted and reviewed in accordance with said code. The signs shall allow one 90 foot Development identification sign with no multi-tenant aspects. Three 60 foot multi-tenant pylon signs shall be allowed (two on SH 183 frontage; two on the SH 360 Frontage). These signs may have up to 600 square feet of sign area on each face of the pylon sign. See Figure 15-1 and Figure 15-2 for the design and location of proposed Development Signs. Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 135 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 15 Dallas,TX EULESS,TEXAS Signage 2. Wall Sign: Wall Signs shall comply with the City of Euless UDC Section 84-232 paragraph (104) Walls signs (Primary) and Section 84-232 paragraph (105) Wall sign (Secondary) as published and documented as of December 6, 2010. 3. Window Sign: Advertising may cover up to 15%of the window area. 4. Murals: Non-advertising artwork and graphics may cover up to 50% of the window area, and must be translucent or screened to permit the passage of daylight to the interior. Content of the non-advertising artwork shall be reviewed by the City Manager to insure that the images are decorative and not commercial in nature. 5. Blade signs: Blade Signs are signs projecting from the plane of the building fagade and shall comply with the UDC Section 84-232 (73) Projecting Signs except as follows: i. One blade sign per storefront is permitted up to 8 square feet per sign face. The blade sign must be at least 7 feet above the sidewalk. ii. Large blade signs up to 100 SF per sign face on building corners are permitted but are limited to one such signs per city block. Large blade signs must have a vertical orientation with vertical dimension at least 3 times the width. 6. Under awning signs: An under-awning sign is a sign identifying the store from the sidewalk pedestrian viewpoint where the building wall sign is not visible. One under -awning sign is permitted per store fagade, no lower than 7 feet above sidewalk and no larger than 2 square feet. 7. Site Directories: Site Directories shall comply with the UDC Section 84-232 definition for Internal Monument Signs identified as MIS-2 except that setbacks shall be zero feet. Site Directories may not be located within the required sight- visibility triangles. 8. Building Directories: Building directories shall comply with the UDC Section 84- 232, except that the number of permitted directories per building shall equal the number of entrances to each building containing commercial occupancies. Building directories shall be allowed for all multi-tenant buildings which contain a commercial component only. One directory sign will be allowed at each entrance with multiple tenants. This definition does not include individual storefront entrances to each leased space. The maximum area of each building directory sign shall be limited to ten (10) square feet. Design of the sign shall be integral to the fagade on which the sign is to be fixed. Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 136 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 15 Dallas,TX EULESS,TEXAS Signage SIGN LOCATION HEIGHT:60 FEET _ ��_�_ fi1tTRtt'AI.Et! _ � � TEXT AREA:600 SQUARE FEET INTERNALLY ILLUMINATED MASONRY ON STEEL STRUCTURE ---�-__ , + SIGN LOCATION ,I. l PYLON OCATION LOCATIO PROPOSED MULTI-TENANT SIGN PROPOSED LOCATIONS Figure 15-2 Figure 15-1 4 HEIGHT:90 FEET 1 INTERNALLY { ILLUMINATED STEEL STRUCTURE WITH MASONRY BASE TO 40 FEET PROPOSED PYLON IDENTITY SIGN Figure 15-3 Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 137 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 16 Dallas,TX EULESS,TEXAS Appendices APPENDICES • APPENDIX A: DEFINITIONS • APPENDIX B: LEGAL DESCRIPTION of RIVERWALK! DEVELOPMENT DISTRICT Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 138 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 16 Dallas,TX EULESS,TEXAS Appendix A:Definitions DEFINITIONS This Article provides definitions for terms in this Ordinance that are technical in nature or that otherwise may not reflect a common usage of the term. If a term is not defined in this Article,then the definition shall be adopted from the City of Euless Unified Development Code. Accessory building: a secondary building on a single lot that is used for storage or equipment. (Not an Outbuilding) Accessory unit: an Apartment not greater than 600 square feet sharing ownership and utility connections with a principal building; it may or may not be within an outbuilding. Allee: a regularly spaced and aligned row of trees usually planted along a thoroughfare or path. Alley: a vehicular way located to the rear of lots providing access to service areas, parking, and Outbuildings and containing utility easements. Apartment: a residential unit sharing a building or sharing a lot with other units and/or uses;may be for rent,or for sale as a condominium. Arcade: a private Frontage conventional for retail use wherein the Facade is a colonnade supporting a roof or habitable space that overlaps the Sidewalk,while the Facade at Sidewalk level remains at the Frontage Line. Artisanal Manufacturing: premises under 5000 square feet excluding associated retail space for the manufacture of unique or customized products and the fabrication process is visually open to the public. Attic:the interior part of a building contained within a pitched roof structure. Avenue: a thoroughfare of high vehicular capacity and low to moderate speed, usually equipped with a landscaped median. Awning: A sheet of canvas or other material stretched on a frame and used to keep the sun or rain of a storefront, window or doorway. Base Density: the number of dwelling units per acre before adjustment for other Functions and/or thoroughfares. see Density. Bed and Breakfast: an owner-occupied lodging type offering 1 to 5 bedrooms, permitted to serve breakfast in the mornings to guests. Bicycle Lane: a dedicated lane for cycling within a moderate-speed vehicular thoroughfare,demarcated by striping. Bicycle Route: a thoroughfare suitable for the shared use of bicycles and automobiles moving at low speeds. Bicycle Trail: a bicycle way running independently of a vehicular thoroughfare. Block: the aggregate of private lots,passages,rear Alleys and rear lanes,circumscribed by thoroughfares. Block Area: The area bounded by public Rights-of-way excluding alleys and rear lanes. Block Face: the aggregate of all the building Facades on one side of a Block. See Streetwall. Boulevard: a thoroughfare designed for high vehicular capacity and moderate speed, traversing an urbanized area. Boulevards may be equipped with slip Roads buffering Sidewalks and buildings. Building Line: The line within a lot,parallel to a lot line,that defines the minimum distance a building may be to a lot line. See Setback Line Bulbout: A configuration of a curb that increases the area of sidewalk or parkway within the public right-of-way and reduces the width a street or intersection. By right: characterizing a use that complies with the terms of this code and is permitted and processed administratively,without public hearing. Canopy: A roof structure providing sun and rain protection to the pedestrian entry of a building. City Manager: The City Manager of the City of Euless,TX or his/her designee. Civic: the term defining not-for-profit organizations dedicated to arts, culture, education, recreation, government, transit,and municipal parking. Civic Building: a building operated by not-for-profit organizations dedicated to arts, culture, education, recreation, government,transit,and municipal parking,or for other approved use. Commercial: the term collectively defining workplace, Office, Retail, and Lodging uses, exclusive of industrial uses, Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 139 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 16 Dallas,TX EULESS,TEXAS Appendix A:Definitions Civic Space: an outdoor area dedicated for public use other than, or in addition to, infrastructure uses. Civic Space is Open Space Civic zone: designation of sites for public uses. Configuration (Building): the form of a building, defined by its footprint, massing, frontage, height, and its pedestrian and vehicular ingress and egress. Curb: the edge of the vehicular pavement that may be raised or flush to a swale. It is usually a part of the storm drainage system. Density: the number of dwelling units within a standard measure of land area that includes associated open space, private parking areas, and the area of the associated infrastructure. ROW area is included if the ROW provides on-street parking. Disposition:the placement of a building on its lot. Driveway: a vehicular lane within a lot,often leading to a garage,carport,or parking lot Effective Parking Demand: the amount of parking required for Mixed Use after adjustment by the Shared Parking Factor.See Table 14-2 Effective Turning Radius: the measurement of the inside Turning Radius taking parked cars into account. Elevation: 1) a depiction or rendering of an exterior wall of a building. See Fagade. 2) The height of a point or plane in space(e.g.Finished Floor Elevation) in reference to topographic data Encroach: to break the plane of a vertical or horizontal regulatory limit or ownership boundary so that the element or the use extends onto land or area it is not entitled to occupy. Encroachment: any element or use that occupies land or space or area it is not entitled to occupy. Enfront:to occupy the frontage of,as in"porches enfront the street." Facade:the exterior wall of a building that is positioned adjacent to Frontage line. See elevation. Flex-space: A single unit or tenant space that may be used for residential or commercial occupancy. Forecourt: a private Frontage wherein a portion of the Facade is set back from the Building Line to create a semi-public open space. Frontage: the area between a building Facade and the vehicular lanes of a thoroughfare. Frontage is divided into Private Frontage and Public Frontage. Frontage line: a lot line bordering a public Frontage or a Public Right-of-way,excluding alleys or infrastructure dedication. Facades facing Frontage Lines define the public realm and the street-wall and are therefore more regulated than the Elevations facing other lot lines. Function: the use or uses accommodated by a building and its lot. See the Table of Permitted Uses. Gallery: a Frontage for commercial use configured so that the Facade is aligned close to the Frontage line with an attached roof or colonnade overlapping the Sidewalk. Greenway: an open space corridor in largely natural conditions which may include trails for bicycles and pedestrians. See Section 11. Highway: a thoroughfare of high vehicular speed and capacity usually with limited access and high-speed interchanges Home occupation: Small Commercial enterprises limited in size and scope. The work quarters should be invisible from the Frontage, located either within the house or in an outbuilding. Permitted activities are defined by the Permitted Use Table. House: a single-family detached dwelling unit on a fee-simple lot often shared with an Accessory Building in the back yard. Impervious Coverage: Any improvement on the land that does not permit rainwater to penetrate the ground. Inn: a lodging type, owner-occupied, offering 6 to 12 bedrooms, permitted to serve breakfast in the mornings to guests. Lead Walk: Small walkway from the public sidewalk to the front door of a house. Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 140 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 16 Dallas,TX EULESS,TEXAS Appendix A:Definitions Lightwell Frontage: A private Frontage type that is a below-grade entrance or recess designed to allow light into basements.(syn: light court.) Liner Building: a building specifically designed to mask a parking lot, a Parking structure or other use from view along a Public Frontage. Live-Work: a single dwelling unit that houses a commercial and residential Function. The commercial Function is not limited to Home Occupations and may be located anywhere within the unit. It is intended that the residential portion and the commercial portion be occupied by at least one person common to both occupancies. See Work- live. (Syn: flex-space.) Lodging: premises available for daily and weekly renting of bedrooms. Lot: a parcel of land accommodating a building or buildings or open space. Lot Line: the boundary that legally and geometrically defines a lot. Lot Width:the length of the principal Frontage line of a lot. Manufacturing: premises available for the creation, assemblage and/or repair of artifacts, using electrical machinery or equipment, See Artisanal Manufacturing. Mixed use: multiple Functions within the same building (e.g.: residential and commercial uses, or office and retail) Net Area: The land area used in the calculation of residential density, includes open space, parking areas, and dedicated rights-of-way. Occupancy: Uses identified in the Table of Permitted Uses. See Section 6 Office: premises available for the transaction of general business but excluding Retail, Artisanal Manufacturing, Restaurants,and Home Occupations Open Space: land intended for outdoor use, buildings may be permitted if they are accessory to the primary outdoor use. Outbuilding: an secondary building, usually located toward the rear of the principle lot, and sometimes connected to the principal building and is intended for human habitation or for use a vehicular garage. (Not an Accessory Building) Parking Lane: An area within the street, adjacent to the curb, dedicated to the temporary storage of motor vehicles. Parking Structure: a building containing at least one floor of parking above or below grade Parkway:the continuous element of the public Frontage which accommodates street trees Planter: the element of the public Frontage which accommodates street trees in a tree well or container. Principal Building: the primary building on a lot. Principle Building Fagade: The building Fapade on the Principle Frontage. Principal Entrance:the main point of access for pedestrians into a building. Principal Frontage: on corner lots, the Frontage designated to bear the address and principal entrance to the building,and the measure of minimum lot width. Private Frontage:the privately owned area between the Frontage line and the principal building Facade. Property Line: A boundary defining the limits of ownership of land. Public Frontage:the area between the vehicular lanes and the Frontage line. Rear Alley: a vehicular way located to the rear of lots providing access to service areas,parking, and Outbuildings and containing utility easements. Rear Alleys should be paved from lot line to lot line, with drainage by inverted crown at the center or with roll curbs at the edges. See Alley. Rear Lane: a vehicular way located to the rear of lots providing access to service areas,parking, and Outbuildings and containing utility easements. Rear lanes may be paved lightly to Driveway standards. The streetscape consists of gravel or landscaped edges,has no raised curb,and is drained by percolation. Rearyard Building: a building that occupies the full Frontage line,leaving the rear of the lot as the sole yard. Regulating Plan: a Zoning Map or set of maps that shows the Transect Zones, special districts if any, and special requirements if any, of areas subject to the regulation of uses within buildings or the regulation of the building form. Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 141 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 16 Dallas,TX EULESS,TEXAS Appendix A:Definitions Residential: characterizing premises available for long-term human dwelling. Retail: characterizing premises available for the sale of goods and services. Retail Frontage: Frontage that includes a shop-front,high first floor ceilings,and the ground level to be available for retail use. Right-of-way: The property dedicated to public use usually for pedestrian or vehicular travel or utilities. Right-of-way Line: The Boundary defining the limits of public ownership of the land. Road: a local,rural and suburban thoroughfare of low-to-moderate vehicular speed and capacity. Rowhouse: a single-family dwelling that shares a party wall with another of the same type and occupies the full Frontage line. see rearyard Building.(syn: Townhouse) Secondary Frontage: on corner lots,the private Frontage that is not the principal Frontage. Semi-public Open space: Open Space on private property that is accessible from a public right-of-way and open to the public,but under the control of a private owner. Setback: the area of a lot measured from the lot line to a building Facade or elevation that is maintained clear of permanent structures,with the exception of permitted encroachments. Setback Line: See Building Line Shared Parking Factor: a reduction in parking demand where the parking serves more than one Function. See Table 14-2. Shopfront: a private Frontage for retail use, with substantial glazing usually with an awning, with individual building entrances at Sidewalk grade. Sidewalk: the paved section of the public Frontage dedicated primarily to pedestrian activity. Slip road: an vehicular lane or lanes of a thoroughfare for slower local traffic, located between the Public Frontage and the traffic lanes for the higher speed through traffic. It is usually separated from the through lanes by a planted median. (syn: access lane,service lane) Special District: an area that, by its intrinsic Function, Disposition, or Configuration, cannot or should not conform to one of the required building types or requirements of the Transect zones. Story: a habitable level within a building,excluding an Attic or raised basement. Street: a local urban thoroughfare of low speed. Streetscreen: a freestanding wall built along the Frontage line, or coplanar with the Facade. It may mask a parking lot from the Thoroughfare, provide privacy to a side yard, and/or strengthen the spatial definition of the public realm. (Syn: streetwall.) Streetwall: The composite of all the Facades along the length of multiple blocks along a street. Sub-Zones: Areas within the Riverwalk! Development District, that define the permitted land uses, types of thoroughfares,types of frontages,types of lots, and the building requirements as defined in Section 4 and Section 5 of the Riverwalk! Development Code. T-zone: see Transect zone Thoroughfare: a way for use by vehicular and pedestrian traffic and to provide access to lots and open spaces, consisting of Vehicular lanes and the public Frontage. Townhouse: (syn: rowhouse) Transect Zone: one of several areas on a Zoning Map or Regulating Plan administratively similar to the land use zones in conventional codes, except that other elements of the intended development are integrated, including those of the private lot and building and public Frontage. Travel Lane: An area within the street, parallel to the centerline of the street, dedicated to the movement of motor vehicles. Turning radius: the curved boundary of the area required for a vehicle to complete a turn,measured at the inside edge of the vehicular tracking. The smaller the Turning Radius, the smaller the pedestrian crossing distance and the more slowly the vehicle is forced to make the turn. Planning Roaring Brook Development Co Riverwalk Development Code(17).pub PAGE 142 of 143 Realty Capital Corporation RIVERWALK! DEVELOPMENT CODE SECTION 16 Dallas,TX EULESS,TEXAS Appendix A:Definitions Variance: a ruling that would permit a practice that is not consistent with either a specific provision or the Intent of this Code Variances are usually granted by the board of Appeals in a public hearing. Warrant: a ruling that would permit a practice that is not consistent with a specific provision of this Code, but that is justified by its Intent. Warrants may be granted administratively by the Development Review Committee. Work-live: a single dwelling unit that houses a commercial and residential Function. The commercial Function is not limited to Home Occupations and may be located anywhere within the unit. It is intended that the residential portion and the commercial portion be occupied by at least one person common to both occupancies. See Live- Work. Yield Lane: characterizing a Thoroughfare that has two-way traffic but only one effective travel lane because of parked cars, necessitating slow movement and driver negotiation. Also, characterizing parking on such a Thoroughfare. Zoning Map: the official map or maps that are part of the municipal zoning ordinance and delineate the boundaries of individual zones and districts. see Regulating Plan. Planning PAGE 143 of 143 Roaring Brook Development Co Riverwalk Development Code(17).pub