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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

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City of north richland hills

City of North Richland Hills

TOD Code Overview


Comments from november 20 work session
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


Form based codes key elements
Form-Based Codes Key Elements

Regulating

Plan


Tod street types
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



Avenue
Avenue

Smithfield Road, Boulder Dr, Combs Dr


Commercial avenue
Commercial “Avenue”

Iron Horse Blvd. at Rail Station


Tod boulevard
TOD Boulevard

Iron Horse Blvd. north and south of Rail Station




Special frontage requirements
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


Special frontage requirements smithfield tod
Special Frontage Requirements:Smithfield TOD

Arterial Frontage

Commercial Frontage


Special Frontage Requirements:Smithfield TOD

Commercial Frontage

Boulevard Frontage


Historic core
Historic Core

X

  • 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


Tod core
TOD Core

  • 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 residential
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


General mixed use
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


Arterial mixed use
Arterial Mixed Use

  • Generally 1 – 2 stories

  • Parking allowed along the arterial street

  • Limited to commercial uses (retail and office)


Freeway mixed use
Freeway Mixed Use

  • Generally 1 – 2 stories

  • Parking allowed along the arterial street

  • Limited to commercial uses (retail and office)


High intensity mixed use
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


Development incentive process
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.




Review appeals process
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


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