City of North Richland Hills TOD Code Overview

Comments from November 20 Work Session Need to ensure the preservation of key historic assets in the Smithfield TOD area Need to separate Arterial Mixed Use from the Highway Mixed Use and rename Highway Mixed Use to Freeway Mixed Use Re-designate property south and west of Browning from TOD Residential to General Mixed Use Add vacant property northwest of the railroad tracks along Browning to the TOD district with the General Mixed Use designation Need to ensure unified street and development character along both sides of Davis Blvd. to improve its aesthetics General Mixed Use zone needs to address transitions to adjoining neighborhoods while taking advantage of arterial and major roadway frontage for commercial uses

Development Standards Form standards Performance Standards Street Design Standards Architectural Standards Special Frontage Standards Development Incentive Plan Flexibility in development Incentives for Public Benefits Administration Form-Based Codes Key Elements RegulatingPlan

TOD Street Types Commercial “Main Street” – Main Street Avenue – Smithfield – Boulder Commercial “Avenue” – Iron Horse at the rail station TOD “Boulevard” – Iron Horse north and south of rail station General “TOD” Street TOD Alley

Commercial “Main” Street Main Street

Avenue Smithfield Road, Boulder Dr, Combs Dr

Commercial “Avenue” Iron Horse Blvd. at Rail Station

TOD Boulevard Iron Horse Blvd. north and south of Rail Station

TOD General Street

TOD Alley

Special Frontage Requirements Addresses specific exceptions or additional requirements beyond Character Zone standards based on street frontage: Required Commercial Frontage – Main Street and Iron Horse Blvd. at the rail station – Commercial uses required on the ground floor Arterial Frontage – Unifies development along Davis and Mid-Cities Blvd frontage in the TOD Core and General Mixed Use character zones – Permits parking and limited auto-oriented uses along the arterial frontage Boulevard Frontage – Unifies development frontage along Iron Horse Blvd in the General Mixed Use and Freeway Mixed Use character zones

Arterial Frontage Commercial Frontage Special Frontage Requirements: Smithfield TOD

Boulevard Frontage Commercial Frontage Special Frontage Requirements: Smithfield TOD

Historic Core  Preserve and reinforce existing historic fabric  Provide appropriate in-fill and architectural design standards  1 -2 story heights  Mix of commercial, upper story residential uses, and major public gathering places Land Use Mix Character Zone Retail/ Restaurant OfficeResidentialPublic/Open Space Other (institutional, etc) Historic Core Range(min/max) Preferred 15%-35% 25% 15%-35% 25% 15%-35% 25% 5%-10% 5% 20%-25% 20%

 Potential for new higher intensity, mixed use development  Maximum 4 stories; average 3 stories  Mix of commercial, civic, residential uses, and major public gathering places TOD Core Land Use Mix Character Zone Retail/ Restaurant OfficeResidentialPublic/Open Space Other (institutional, etc) TOD Core Range(min/max) Preferred 15%-35% 25% 20%-40% 30% 20%-40% 30% 5%-10% 5% 0%-20% 10%

TOD Residential  Provide redevelopment of key sites that provide transitions from the TOD core to adjoining neighborhoods  1 -2 story heights  Range of urban residential uses – brownstones, live-work, courtyard residential buildings Land Use Mix Character Zone Retail/ Restaurant OfficeResidentialPublic/Open Space Other (institutional, etc) TOD Residential Range(min/max) Preferred 5%-15% 10% 5%-35% 20% 35%-65% 50% 10%-15% 10% 0%-20% 10%

General Mixed Use  Potential for a wide variety of mixed use development – could include office uses, live- work, light industrial fabrication studios, mixed residential, and retail/restaurant uses.  Maximum 3 stories, generally 1 – 2 stories  Allow existing auto-oriented uses to transition to uses that support the transit station Land Use Mix Character Zone Retail/ Restaurant OfficeResidentialPublic/Open Space Other (industrial, institutional, etc) General Mixed Use Range(min/max) Preferred 5%-30% 15% 5%-25% 15% 30%-60% 45% 5%-10% 5% (some industrial) 10%-30% 20%

Generally 1 – 2 stories Parking allowed along the arterial street Limited to commercial uses (retail and office) Arterial Mixed Use Land Use Mix Character Zone Retail/ Restaurant OfficeResidentialPublic/Open Space Other (industrial, institutional, etc) Arterial/Highway Mixed Use Range(min/max) Preferred 30%-70% 50% 10%-50% 30% (min res above 1st floor) 0% 0%-10% 5% (some industrial) 5%-25% 15%

Generally 1 – 2 stories Parking allowed along the arterial street Limited to commercial uses (retail and office) Freeway Mixed Use Land Use Mix Character Zone Retail/ Restaurant OfficeResidentialPublic/Open Space Other (industrial, institutional, etc) Arterial/Highway Mixed Use Range(min/max) Preferred 30%-70% 50% 10%-50% 30% (min res above 1st floor) 0% 0%-10% 5% (some industrial) 5%-25% 15%

High Intensity Mixed Use High rise office and residential uses; some ground floor retail uses Intended for large scale employment uses 6 stories maximum; 4 stories average Structured parking Land Use Mix Character Zone Retail/ Restaurant OfficeResidentialPublic/Open Space Other (institutional, etc) High Intensity Mixed Use Range(min/max) Preferred 5%-25% 10% 30%-90% 60% 0%-40% 20% 5%-10% 5% 0%-5% 5%

Development Incentive Process To provide development flexibility for applicants that meet certain criteria Separate application filed as a “Special Development Plan” with recommendation from P&Z and Council decision Provide a range of incentives for development Review/approval of incentives to be based on the extent to which the project meets the city’s vision for a successful TOD. Evaluate the specific “Public Benefits” from the proposed development.

Development Incentive Process Development Incentive Plan or “Special Development Plan” Meet minimum criteria for Application Incentives/Flexibility Requested Public Benefits from the development

Non-Conforming Uses

Review & Appeals Process All applications meeting the requirements of the Code may be approved by Staff and appealed to Council after P&Z recommendation All applications requesting development flexibility or incentives shall be reviewed as “special development” plans and subject to P&Z recommendation and Council approval Architectural Guidelines for development in the Smithfield Historic TOD need an appropriate board for appeals. Options include: – Creating a new Design Review Board – Making P&Z the Design Review Board until there is sufficient development momentum to warrant one