LWYB Draft Document

Love Where You Build Neighborhood Conservation Overlay & Development Standards

This page was intentionally left blank.

TABLE OF CONTENTS Background . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2

Figure 1.0 Carport Renderings (Example Only). . . . . . 44

Section 1: Love Where You Build Process . . . . . . . . . . . . . . . . . . 5

Front View . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44

Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6

Carport Standards . . . . . . . . . . . . . . . . . . . . . . . . 44

Steps . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7

Section 6: City Approved Plan Sets . . . . . . . . . . . . . . . . . . . . . . 47

Section 2: Neighborhood Conservation Overlay Districts and Housing Types . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8

Side View . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44

Esperanza . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48 Elements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48

Neighborhood Conservation Overlay . . . . . . . . . . . . . 9

Additional Options . . . . . . . . . . . . . . . . . . . . . . . . 48

Housing Types . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10

Verbena . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49

Adaptive Reuse . . . . . . . . . . . . . . . . . . . . . . . . . . 12

Wisteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50

Existing Non-Residential Uses . . . . . . . . . . . . . . . . 12

Rosemary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 51

Non-Conforming Lots . . . . . . . . . . . . . . . . . . . . . . 12

Elements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 51

New Non-Residential Uses . . . . . . . . . . . . . . . . . . . 12

Additional Options . . . . . . . . . . . . . . . . . . . . . . . . 51

Section 3: Lot Development Standards . . . . . . . . . . . . . . . . . . . 14

Bluebonnet . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52

Neighborhood Conservation 1 (NC1) . . . . . . . . . . . . 15

Yaupon . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54

Lantana . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 53

Neighborhood Conservation 2 (NC2) . . . . . . . . . . . . 18

Crossvine . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55

Neighborhood Conservation 3 (NC3) . . . . . . . . . . . . 21

Juniper . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56

Accessory Dwelling Unit (ADU) and Carriage Houses 24

Elements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56

Landscape Standards . . . . . . . . . . . . . . . . . . . . . . 25

Additional Options . . . . . . . . . . . . . . . . . . . . . . . . 56

Non-Conforming and Non-Residential Uses . . . . . . . 26

Sweetwood . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57

Section 4: Applied Lot Development Standards. . . . . . . . . . . . . 27

Sweetwood, Continued . . . . . . . . . . . . . . . . . . . . . 58

Detached Single-Family Lot Layout: Side Drive . . . . . 28

Laurel, Continued . . . . . . . . . . . . . . . . . . . . . . . . 60

Detached Single-Family Lot Layout: Alley Access . . . 29

Laurel . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59 Townhouse Garages . . . . . . . . . . . . . . . . . . . . . . . 61

Detached Single-Family Lot Layout: ADU Without Alley Access . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30

Attached 1 Car Garage and Detached 2 Car Garage . . 61

Detached Single-Family Lot Layout: ADU With Alley Access . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31

Live Oak . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63

Duplex (Side by Side or Stacked): Side Drives . . . . . . 32 Duplex Lot Layout: Alley Access . . . . . . . . . . . . . . . 33 Cottage. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34 Townhouse . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35 Multiplex . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36

Crepe Myrtle . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62 Hawthorn . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 64 Palmetto . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 65 Abelia . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66 One Car Garage . . . . . . . . . . . . . . . . . . . . . . . . . . 67 Jasmine . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68

Neighborhood Apartment . . . . . . . . . . . . . . . . . . . 37

Primrose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69

Section 5: Additional Design Considerations . . . . . . . . . . . . . . . 39

Sugarberry . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71

Alley Access . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40

Marigold . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70

Appendices

Shared Driveway . . . . . . . . . . . . . . . . . . . . . . . . . 40

Appendix A - Materials Guide

Ribbon Driveway Alternative . . . . . . . . . . . . . . . . . 41

Appendix B - Neighborhood Conservation Overlay Maps

Drainage Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . 42

Appendix C - Neighborhood Conservation Overlay Plant List

Height Looming . . . . . . . . . . . . . . . . . . . . . . . . . . 43

1

Background Reinvesting in the Heart of Temple The City of Temple is implementing new planning tools to support reinvestment in established neighborhoods. This initiative focuses on context-sensitive development that respects the architectural patterns and walkable character found in many of Temple’s more established communities. This overlay zoning district is being introduced as a way to better accommodate infill development and redevelopment in areas where traditional zoning standards may no longer align with existing conditions. This approach is designed to encourage long-term neighborhood vitality while ensuring compatibility between new and existing structures.

Balancing Flexibility with Neighborhood Character

317

Base zoning districts in Temple were originally created for newer subdivisions and often include standards—such as large setbacks, low lot coverage, and wide building separation—that do not reflect the development patterns of historic neighborhoods.

The overlay zoning districts provides an additional layer of standards that adapt zoning requirements to better fit the unique form and character of mature neighborhoods. This overlay aims to simplify the development process for small-scale projects and support reinvestment that enhances the surrounding environment.

Aligning with the "Love Where You Build" Program

TEXA EX XA AS

Sage ge Meadows Meado

Oak Hills

The Love Where You Build program serves as an extension of Temple’s ongoing neighborhood planning efforts. It is focused on guiding new development in a way that complements the existing architectural character of established areas, while also expanding the range of available housing types. Key priorities of the program include encouraging human-scale design, maintaining walkability, and promoting reinvestment that aligns with each neighborhood’s original form. By doing so, the program helps provide more housing options for current and future Temple residents.

Revitalization and the Urban Core Several neighborhood planning areas are located adjacent to Downtown Temple, offering opportunities for coordinated revitalization. Investment in both Downtown and its surrounding neighborhoods is mutually beneficial. Improvements in the HOUSING & Downtown area can increase COMMUNITY the desirability of nearby DEVELOPMENT residential neighborhoods, while neighborhood reinvestment helps support a growing population in and around Downtown. This synergy contributes to a more vibrant, active, and sustainable urban core.

2

TRANSFORM TEMPLE PLANNING AND DEVELOPMENT

YOUR NEIGHBORHOOD TEAM

Temp le C

iitty Lim im

itts

35

363 TEXAS

36

TEXAS

Bellai Bellaire aire r Garden en Northwest N Hills

Historic

Jackkso s n Parkk

Western Hills

East Doow wns Downtown owntown

3663 Ferguson Paark

Midtown

Temple Heights

Las Cruces

W oo

dl

aw

n

TEX XAS

CCrrestv tview

Bird Creek TMED E

35

US

Hickory Heights

190 Canyon CCreek

El Paseo seo

Temp le

Cit ity L

im mit its

Barnhardt

95 95

TEX TEXA XAS S

Neighborhood plan area with Neighborhood Conservation (NC) Overlay

3

This page was intentionally left blank.

4

Section 1: Love Where You Build Process This secctition Th o pro on rovi v de vi dess an ove verv rvie rv iew ie w of how the Citt y of Temple Temp plee Love Love Where Wh her e e You u Build Bu uilild d program m iss iintended n ende nt ded d to function.

5

Intent The Love Where You Build program supports the development of high-quality housing that is both architecturally compatible with surrounding neighborhoods and guided by context-sensitive site design. The program also promotes neighborhood connectivity by encouraging active street-facing designs that enhance pedestrian engagement.

A central goal of this initiative is to reduce development time and costs in order to stimulate infill housing within Temple’s established neighborhoods. To support this, the City offers a selection of City Approved Plan Sets (CAPS)—pre-designed housing plans that comply with the standards of the applicable Neighborhood Conservation Overlay. Each plan has been specifically evaluated

by Temple, taking into account the existing built environment, typical lot dimensions, local construction practices, and market conditions. These plans have been reviewed and approved by City of Temple Building Inspectors to allow for expedited permitting.

The following section outlines the step-by-step process for using CAPS to streamline the approval of pre-approved residential designs.

01 02 03 04 05 Identify the Property

Property Research

Meet with City Staff

Use resources to research the property

Confirm it is located within an overlay

Contact City Staff for a Development Meeting

Select City Approved Plan Set (CAPS)

Site Plans

Permit Process

Work with City Staff to select CAPS

Select a Contractor

Apply

Conform to zoning, lot and dimensional standards

Obtain Site Plan and Estimates

Pay Fees

Receive Approval

Start Construction

6

Steps

01 02

Identify the Property Identify the Neighborhood and Lot

Deed Restrictions

There are several neighborhoods in Temple that can participate in the Love Where You Build Program, as identified in the map on page 3. Examine the Love Where You Live Neighborhood Plans to determine the best fit. After a property is selected within an approved neighborhood, discussions with the City regarding the specifics of the selected property can begin.

Review any applicable deed restrictions related to the desired building type to determine whether the property can meet those requirements.

It is important to note that while the City does not enforce deed restrictions, they may still pose challenges or limitations for the property owner and should be carefully considered during the planning process.

Property Research Research

Overlay

Begin the process by identifying a property. Several resources are available to assist with this step, including the following: City of Temple GIS City of Temple Planning and Development Bell County Appraisal District Love Where You Live Plans

Identify the overlay district that subject property is located in and ensure that desired housing type is allowed. Review limitations for desired building type (if applicable) and determine if the property will be able to meet the necessary considerations. Review base zoning information for the property as well to ensure compliance.

Base zoning for non-residential properties applies to the uses, the overlay will dictate design.

Survey

03 04

While not required for submission, obtaining a property survey from a licensed local land surveyor can be beneficial.

If you are in the process of purchasing the property, it may be wise to ensure that an updated survey is included as a condition of closing. The survey will be used to establish the property’s boundaries and will serve as a foundational element in developing the site plan.

Select City Approved Plan Set (CAPS) Plan Set

Material/Element

Choose a City Approved Plan Set (CAPS) that fits your property and select any desired design options. Use the property survey and development standards to ensure the home fits and complies with all requirements.

Review the materials guide and choose your desired finishes. If preferred materials are not listed, coordinate with your architect or contractor to modify the plan and submit updated drawings with your application.

Site Plans Contractor Selection

Cost Estimates

Select a general contractor and necessary subcontractors, such as an electrician, plumber, and HVAC specialist.

Work with your contractor to confirm estimated costs for materials, labor, and site preparation.

Site Plan

05

Create a site plan using the CAPS building footprint, incorporating site design elements and applicable Neighborhood Conservation Overlay District lot development standards. Additional required documents include a Foundation Plan, RES Check, and Drainage Plan.

Permit Process Application

Fee

Submit the completed Building Permit Application, along with the drainage plan, RES Check, foundation plan, and site plan, as discussed with the City Representative.

Pay the permit application fee and receive the CAPS.

Review

Process

Temple’s Planning and Development Department will review the application through the expedited process.

Please note that pre-approval of the architectural plan does not exempt the project from meeting site development requirements.

Once the application is approved, a permit will be issued, and construction can begin. Inspections are required at various stages of the process, and the Permit staff can assist in guiding the applicant through these steps.

7

Section 2: Neighb borh hood Con nservation Overlay Districtts and Housing Types This section defines the Neighborhood Conservation Overlay Districts and housing types used as part of Temple’s Love Where You Build program.

8

Neighborhood Conservation Overlay A Neighborhood Conservation Overlay District is a planning tool aimed at encouraging reinvestment that aligns with and preserves the neighborhood’s existing character. It builds upon established zoning principles by applying specific standards for elements such as lot size, setbacks, and unit density. These standards promote compatibility between new and existing development, offering predictability for both residents and developers.

The lot dimension standards outlined in this document apply when creating new lots, such as through subdivision or redevelopment. Existing lots that do not meet these dimensions are not considered noncompliant; however, they may not be further subdivided into lots that fail to meet the overlay’s requirements.

The overlay allows for both residential and nonresidential (including commercial) uses.

Desired Outcomes of a Neighborhood Conservation Overlay District: • Promote high quality of life and livability standards • Protect and enhance unique physical features and aesthetic values • Stabilize and revitalize neighborhood economic conditions • Reduce conflicts from new development by providing regulatory certainty • Foster a sense of place and neighborhood pride • Facilitate orderly redevelopment within the City

Neighborhood Conservation 1 The Neighborhood Conservation 1 District is used to promote traditional detached single-family development. These areas make up the core of the Neighborhood Planning Districts. Alternative housing types may be considered, but they are still intended to further the single-family detached and owner occupied characteristics of the neighborhood. Non-residential uses may be permitted along collector and arterial roadways if appropriate screening has been met.

Neighborhood Conservation 2 The Neighborhood Conservation 2 District is intended to promote a mix of single-family and smaller scaled multi-unit rental structures. This includes accommodating smaller lots, which are often enabled by alleys, single lane driveways, and shared access considerations to allow for parking to occur in the back of property. Non-residential uses may be permitted along collector and arterial roadways if appropriate screening has been met.

Neighborhood Conservation 3 The Neighborhood Conservation 3 district focuses on accommodating housing on active street corridors where the mix of housing is to include neighborhood scaled apartments, townhouses, and live/ work buildings. Increased housing concentration and improved street engagement in this district is important as it provides that correct context for walkable shopping, dining, and service industries.

Housing Types Include: • Detached Single-Family • Cottage Court • Duplex (Side by Side and Stacked) • All Accessory Structures

Housing Types Include: • Detached Single-Family • Cottage Court • Duplex (Side by Side and Stacked) • Townhouse • Multiplex • Courtyard • Live/Work • All Accessory Structures

Housing Types Include: • Detached Single-Family • Cottage Court • Duplex (Side by Side and Stacked) • Townhouse • Multiplex • Courtyard • Live/Work • Neighborhood Apartment • Carriage House • Garage • Carport

*All development must meet IRC standards and be on a permanent foundation. Only stick-built, onsite construction is allowed—no modular or manufactured units.

9

Housing Types Development within the Neighborhood Conservation Overlay District is primarily infill development. New residential projects are permitted in all NC overlay districts regardless of base zoning. The housing types selected should be context-sensitive, respecting the existing neighborhood character while adding more housing options. This approach draws on design principles from successful mature neighborhoods across the nation, including front porch engagement, showcasing architectural details, and providing screened, secure off-street parking. These principles should guide all infill projects, regardless of building size or ownership type.

The next page outlines the housing types available for infill projects and the respective Neighborhood NC 1

NC 2

NC 3

Detached Single-Family

Conservation Overlay Districts where they are permitted. Each housing type must adhere to the district’s development standards, use limitations, and site-specific design requirements, which are detailed in the lot development standards section. CAPS in NCs are highly encouraged, but not required, as they already meet criteria for the area.

Accessory Structures In addition to the primary housing structure, accessory buildings such as Accessory Dwelling Units (ADUs), storage units, and parking structures (e.g., detached garages or carports) are encouraged to allow for things such as maximizing property use and generation living.

PT

NC NC NC 1 PT 2 PT 3 PT

Cottage Court (Lot Development)

Permitted with Thresholds

NC NC 1 PT 2

NC 3

Duplex (side by side)

Detached single-family is considered The cottage court housing type The duplex housing type is a twoa traditional housing type with one is a small detached single-family family structure located on one primary living structure per lot. structure. Cottage court units are property. The side by side version clustered on one lot that is held in of the duplex has the two units common, with shared elements separated by a vertical partition wall. such as driveways and parking.

NC NC 1 PT 2

Duplex (Stacked)

NC 3

NC 2

Townhouse

NC 3

NC NC 2 PT 3

Multiplex

The stacked version of the duplex The townhouse housing type is a The Multiplex housing type is multihas the two units separated by single-family attached structure. unit dwelling in one encompassing floors, but both having separate The shared walls create a zero-lot structure on a single lot. Each ground floor entrances. setback, with each unit located on unit would have its own separate its own parcel. exterior entrance. The units may be separated by a floor or vertical partition wall.

10

NC NC 2 PT 3 PT

NC NC 2 PT 3

NC 3

Courtyard House (Lot Development)

Live/Work

Neighborhood Apartment

The courtyard house housing type is a series of detached or attached housing units oriented around a shared green or open space. Other common areas may include parking or storage buildings.

The live/work housing type is a The neighborhood apartment is an single-family structure with an office interior accessed multi-unit dwelling or storefront space found on the with no more than 12 Units. The scale, ground floor and living area above. building height, and architectural The building fronts a street which has style are complementary to the on-street parking to accommodate walkable and human scaled nature visitors. of the neighborhood.

Accessory Structures

NC 1

NC 2

Garage

NC 3

NC 1

NC 2

NC 3

Carport

NC 1

NC 2

Porte Cochère

The detached garage is an enclosed A carport is a covered permanent A porte cochère is a covered structure for parking a vehicle and structure used to provide cover for structure over a driveway attached storage. parked vehicles. to a primary structure.

NC NC NC NC NC 1 PT 2 PT 1 PT 2 PT 3 PT

Accessory Dwelling Unit (ADU)

Carriage House

An Accessory Dwelling Unit (ADU) is A carriage house is an accessory a secondary structure to the primary dwelling unit that is located directly residence. These are either one above a detached garage structure. bedroom or efficiency units that are limited in size. Accessory Dwelling Unit (ADU)’s may be up to 1,300 square feet or 50% of the primary structure’s square footage (excluding garage space), whichever is smaller.

11

Unique Situations

Adaptive Reuse Adaptive reuse means rehabilitating or reusing an existing building for a purpose other than what it was originally built or designed for, that can conform to the neighborhood. This approach promotes economic prosperity, street engagement, and neighborhood services. In these areas, adaptive reuse should focus primarily on retail, food service, offices, and personal services, while complying with the Unified Development Code (UDC) and Site Organization Standards.

•

Operations must occur during hours that do not disrupt nearby residential uses.

•

On-site parking is required.

•

Deliveries should take place during non-peak hours.

•

Signage should not obstruct sight lines or hinder walkability.

•

Residential lots transitioning to commercial uses should be located on collector and arterial roadways, preferably at intersections. Lots not at intersections must apply for a Conditional Use Permit.

Adaptive reuse is allowed in all neighborhood overlay districts, provided the following lot design requirements • are met and the project integrates well with the surrounding area:

At the time of reclassification and during site development, standards based on the district must be followed.

Existing Non-Residential Uses

New Non-Residential Uses

The intent of this overlay is not to displace existing businesses but to enhance their conditions. Any existing non-residential use may continue operating regardless of the overlay classification. However, it’s important to note that the base zoning within the overlay will prevail.

In certain situations, the building must conform to the overlay standards outlined in this document. These situations include:

While new non-residential uses are permitted in every NC district, there are considerations for their location and scale as explained in Section 3. Some general guidance includes: •

In NC1 non-residential uses are permitted only at the intersections of collector and arterial roadways and if the lot design standards can be met.

•

•

Remodels that trigger updates in accordance with nonconformity regulations in the Unified Development Code.

In NC2 and N3 non-residential uses are permitted anywhere along collector and arterial roadways as long as lot design standards are met.

•

•

Site reconfigurations (e.g., parking, lighting) that require a site development permit from the City of Temple.

Use must be in conformance with the UDC and be conducive to the neighborhood.

•

•

Changes in use or business classification.

Buffering and screening between the nonresidential and residential will be required.

Non-Conforming Lots Many older neighborhoods have non-conforming lots—smaller lots that don’t meet current zoning rules.

Standard residential lots are usually at least 45 feet wide and 100 feet deep, but non-conforming lots are often smaller and may not meet setback requirements.

If a set of plans can meet fire code on the lot, they may still be permitted. In some cases, lots may also qualify for subdivision and must then follow overlay district standards. Contact the City to find out if City-Approved Plans are an option for your property.

12

As a general consideration: •

The International Fire Code may affect the viability of certain plans on non-conforming lots.

•

Larger-than-minimum lots may allow for subdivision to increase density where appropriate.

For specific guidance and options, please contact City staff.

Thresholds Primary Structures NC1

NC2

NC3

Cottage Court

Cottage units may have up to 1,300 square feet of livable space, with a maximum density of 12 units per acre. Garages must be detached, unless part of a carriage house. Detached garages are the only secondary structures allowed. Storage structures are permitted as secondary structures; however, if a storage area is attached to a cottage unit, it is not counted as a separate secondary structure, as long as it remains part of the primary building.

Cottage units may have up to 1,300 square feet of livable space, with a maximum density of 14 units per acre. Garages must be detached, unless part of a carriage house. Detached garages are the only secondary structures allowed. Storage structures are permitted as secondary structures; however, if a storage area is attached to a cottage unit, it is not counted as a separate secondary structure, as long as it remains part of the primary building.

Cottage units may have up to 1,300 square feet of livable space, with a maximum density of 12 units per acre. Garages must be detached, unless part of a carriage house. Detached garages are the only secondary structures allowed. Storage structures are permitted as secondary structures; however, if a storage area is attached to a cottage unit, it is not counted as a separate secondary structure, as long as it remains part of the primary building.

Duplex (side by side)

Duplexes are not permitted on lots with a base zoning of SF-1, SF-2, or SF-3.

Duplexes with side by side units are only allowed on 60 ft. in width or greater, unless there is an alley. Duplexes with side by side units on lots containing driveway access to an alley are allowed on lots no less than 45ft in width.

Duplex (Stacked)

Duplexes are not permitted on lots with a base zoning of SF-1, SF-2, or SF-3..

Duplexes with stacked units are allowed on lots less than 60 ft. provided they can provide 4 parking spaces behind the front build wall.

Multiplex

A multiplex unit is permitted only on corner lots.

Courtyard House

Courtyard house units are permitted provided there is a dedicated 200 sq. ft. central lawn per unit that is no less than 30 ft. in width.

Live/Work

Live/Work units must be located at intersections of collector level roads or higher.

Courtyard house units are permitted provided there is a dedicated 200 sq. ft. central lawn per unit that is no less than 30 ft. in width.

Secondary Structures NC1

NC2

Accessory Dwelling Unit

Allowed as a secondary use to a detached single-family house. Allowed as a twostory next to a single story structure with 2:1 height looming from primary structures. (see page 41 for reference). Accessory Dwelling Units (ADUs) may be up to 1,300 square feet or 50% of the primary structure’s square footage (excluding garage space), whichever is smaller.

Allowed as a secondary use to a detached single-family house. Allowed as a twostory next to a single story structure with 2:1 height looming from primary structures. (see page 41 for reference). Accessory Dwelling Units (ADUs) may be up to 1,300 square feet or 50% of the primary structure’s square footage (excluding garage space), whichever is smaller.

Carriage House

Allowed as a secondary use to a detached single-family house. Additionally, the carriage house is allowed in cottage developments. Allowed as a two-story next to a single story structure with 2:1 height looming from primary structures (see page 41 for reference). The size may be up to 1,300 square feet or 50% of the primary structure’s square footage, whichever is less.

Allowed as a secondary use to a detached single-family house. Additionally, the carriage house is allowed in both cottage developments and courtyard houses as an individual unit. Allowed as a two-story next to a single story structure with 2:1 height looming from primary structures (see page 41 for reference). The size may be up to 1,300 square feet or 50% of the primary structure’s square footage, whichever is less.

NC3

Allowed as a secondary use to a detached single-family house. Additionally, the carriage house is allowed in both cottage developments and courtyard houses as an individual unit. Allowed as a two-story next to a single story structure with 2:1 height looming from primary structures (see page 41 for reference). The size may be up to 1,300 square feet or 50% of the primary structure’s square footage, whichever is less.

13

Section 3: Lot Development Standards The following are the development stan nda dard rds fo forr the Neighborhood Conservation Overlay Districtts. s This includes site specific requirements for the different housing types. Additionally, the presence and use of alleys should be considered as enabling infrastructure that enables a more efficient use of the lot resulting in lessened site standards, such as the front building setbacks.

14

NEIGHBORHOOD CONSERVATION 1 (NC1)

The Neighborhood Conservation 1 District is used to promote traditional detached singlefamily development. These areas make up the core of the Neighborhood Planning Districts. Alternative housing types may be considered, but they are still intended to further the single-family detached and owner occupied characteristics of the neighborhood.

Non-residential uses may be permitted at intersections of collector and arterial roadways if lot design standards have been met.

15

Density Dwelling Units/Acre (max)

Building Setbacks 12

Front: Front-loaded Lot (min ft.)

20*

Front: Rear-loaded Lot (min ft.)

15

5

Side: Corner Lot (min ft.)

10

4

Lot Dimensions

1

2

3

Lot Area, Front-loaded Lot (min sq. ft.)

4,500

Lot Area, Rear-loaded Lot (min sq. ft.)

3,600

Lot Width, Front-loaded Lot (min ft.)

45

6

Side: Interior Lot (min ft.)

5

Lot Width, Rear-loaded Lot (min ft.)

38

7

Rear: All structures (min ft.)

5

Lot Width, Front-loaded Corner Lot (min ft.)

55

Rear: Alley Facing Garage (min ft.)

8

Lot Width, Rear-loaded Corner Lot (min ft.)

45

Lot Depth, Front-loaded Lot (min ft.)

100

Lot Depth, Rear-loaded Lot (min ft.)

8

Primary Building (feet)

35 or 2.5 stories

9

Accessory Building (feet)

25 or 2 stories

90

Accessory Building (Max)

Lot Coverage All structures and impervious surfaces

55%

Garage

600 sq. ft.

Alternative Paving Bonus***

5%

All other structures

400 sq. ft.

* Front Setback can be reduced to 15 ft. provided the garage is detached and located in the rear yard of the house. **In the instance where a single-family home will be abutting a two-story single-family attached, Accessory Dwelling Unit (ADU), or a two story commercial infill project, the 2:1 height looming slope will be implemented. See page 41 for additional reference.

*** Alternative paving allows better drainage and either ribbon driveway or permeable pavers are considered acceptable alternatives.

In cases where a large lot will be subdivided, it is important to note that dimensional standards for the lot will be applicable.

16

Building Height (Max)**

A. Site Organization 1. For lots that meet the minimum width, rear loaded lot development standards must be used including access off an alley.

2. Front-access garages shall not exceed 50% of the front-facing building façade.

3. Detached garages and secondary structures may orient in any direction.

4. Garages should be setback at least 10 ft. behind the front building wall of the primary structure. If the garage faces the side street, it must be setback a minimum of 20 ft. from the side street property line.

5. Porte cochères are allowed on lots without alleys and may encroach up to 4 ft. into the side yard setback, provided there is no habitable space above and they are spaced 6 ft. away from any structure on a neighboring property. Eaves may not extend past the 4 ft. encroachment. Porte cochères are not allowed in the side street yard setback and are not permitted where the primary structure is a duplex.

6. Front-access driveways on lots less than 60 ft. in width shall not exceed 10 ft. in width. On lots 60 ft. or wider, the driveway width shall not exceed 18 ft.. This requirement does not apply to alley-access driveways.

7. Porches may extend 5 ft. into the front setback or side street setback, as long as the space remains open and unconditioned.

Enclosed porches are not permitted to encroach into either setback.

8. Porch encroachments are not allowed in side yard setbacks.

Eaves are allowed to encroach 2 ft. into side and rear setbacks and an additional 1 ft. beyond the 5 ft. front porch encroachment, provided the eave encroachment remains at least 6 ft. from any neighboring structure.

9. Detached and non-habitable secondary structures may encroach up to 2 ft. into side and rear setbacks.

10. A garage shall not exceed 600 sq. ft. in size. Secondary structures shall not exceed a combined footprint of 1,000 sq. ft.

11. ADU's will be required to meet the following standards: • Addresses must be visible from the street, or the unit will fail inspection.

• Gate access must be provided for emergency personnel.

• ADU address must be posted on the fence.

• ADU itself must be visible from the street.

B. Yards 1. No secondary structure is allowed between any building wall of the primary structure and the street.

rear yard.

C. Access 1. The primary entrance to single-family detached primary structures shall be located on the front of the building.

2. Front and side street driveways are not permitted if an alley is present on lots 50 ft. or less in width.

3. Lots without an alley are permitted only one driveway. Corner lots may have driveway access from the side street if there is no alley present, but are still limited to one driveway.

4. Circular or horseshoe driveways are not permitted.

5. Detached garages that face an alley must have at least and 8’ setback.

D. Parking 1. A minimum of 2 parking spaces are required behind the front building wall, except where explicitly identified in this section.

Each space shall be at least 9 ft.x18 ft.

2. For units with more than 3 bedrooms an additional .5 parking spaces per bedroom is required behind the front building wall (parking requirements should be rounded up to the nearest whole number).

3. Accessory Dwelling Units (ADU’s) shall require an additional .5 parking spaces behind the front building wall (parking requirements should be rounded up to the nearest whole number).

4. For cottage court development houses with 2 or less bedrooms, only one parking space is required behind the front building wall, provided the 2nd parking space can be accommodated with an on-street parking space directly adjacent to the lot.

5. Parking not accounted for within a garage shall occur on a hardscape surface of concrete, pavers, asphalt, or other comparable surface approved by the Planning & Development Department.

E. Alleys 1. Alleys will be evaluated on a case-by-case basis but must, at a minimum, be accessible and traversable. An alley will be considered traversable if it is cleared, graded, and able to be traveled by a standard motor vehicle without undue wear to the vehicle.

2. Alleys serving an ADU must be lit, with lighting shining into the alley. Fixtures may also shine onto the ADU parcel but must illuminate the alley.

F. For non-conforming or non-residential lots please refer to page 26.

2. Front and side street yards shall not exceed 25% coverage by paved surfaces.

3. When calculating lot coverage, at least 20% of the lot must remain pervious surface, excluding parking requirements. No more than 50% of the required pervious area may be located in the front and side street yards. For example, if a lot is 5,000 sq. ft., the required pervious cover is 1,000 sq. ft. In that case, no more than 500 sq. ft. of pervious surface may be located in the front or side yards; the remainder must be located in the

17

NEIGHBORHOOD CONSERVATION 2 (NC2)

The Neighborhood Conservation 2 District is intended to promote a mix of single-family and smaller scaled multi-unit structures.

This includes accommodating smaller lots, which are often enabled by alleys, single lane driveways, and shared access considerations to allow for parking to occur in the back of property. Non-residential uses may be permitted along collector and arterial roadways if lot design standards have been met.

18

Density Dwelling Units/Acre (max)

Building Setbacks 24

Lot Dimensions

6

Front: Front-loaded Lot (min ft.)

15*

7

Front: Rear-loaded Lot (min ft.)

10

Front: Maximum (ft.)

25

Lot Area, Front-loaded Lot (min sq. ft.)

3,850

Lot Area, Rear-loaded Lot (min sq. ft.)

2,160

1

Lot Width, Front-loaded Lot (min ft.)

34

8

Side: Corner Lot (min ft.)

10

2

Lot Width, Rear-loaded Lot (min ft.)

24

9

Side: Interior Lot (min ft.)

5**

Lot Width, Front-loaded Corner Lot (min ft.)

40

Rear:all structures (min ft.)

5

Rear: Alley Facing Garage (min ft.)

8

3

Lot Width, Rear-loaded Corner Lot (min ft.)

34

4

Lot Depth, Front-loaded Lot (min ft.)

100

10

Primary Building (feet)

40 or 3 stories

5

Lot Depth, Rear-loaded Lot

90

11

Accessory Building (feet)

25 or 2 stories

Lot Coverage

Building Height (Max)***

Accessory Building (Max)

All structures and impervious surfaces

65%

Alternative Paving Bonus****

5%

Garage

600 sq. ft. or 400 sq. ft. per multi-family housing unit

All other structures

400 sq. ft. or 10% of total lot size, which ever is less

***In the instance where a single-family home will be abutting a two-story single-family attached, Accessory Dwelling Unit (ADU), or a two story commercial infill project, the 2:1 height looming slope will be implemented. See page 41 for additional reference.

* Front Setback can be reduced to 10 ft. provided the garage is detached and located in the rear yard of the house.

****Alternative paving allows better drainage and either ribbon driveway or permeable pavers are considered acceptable alternatives.

**For townhouse units, end units shall follow minimum 5 ft. side yard setback, while attached units interior lots shall have 0’ sideyard setback.

In cases where a large lot will be subdivided, it is important to note that dimensional standards for the lot will be applicable.

19

A. Site Organization 1. For lots that meet the minimum width, rear loaded lot development standards must be used including access off an alley.

2. Front access garages shall not exceed 50% of the front facing building facade.

3. Garages should be at least 10 ft. behind the front building wall of the primary structure. If garage faces the side street, garage is to be setback a minimum of 20 ft. from the side street property line.

4. Front access driveways on lots less than 60 ft. in width shall not exceed 10 ft. in width. On lots 60 ft. or larger, the driveway width shall be no larger than 18 ft. This requirement is not applicable to alley access driveways.

5. Porte cochères are allowed on lots without alleys and may encroach up to 4 ft. into the side yard setback provided there is no habitable space above and are spaced 6 ft. away from any structure on a neighboring property. Eaves may not extend past the 4 ft. encroachment. Porte cochères are not allowed in the side street yard setback. Porte cochères are not permitted where the primary structure is a duplex.

6. Porches may extend 5 ft. into the front setback or side street setback, so long as the space remains open and unconditioned. Enclosed porches are not permitted to encroach into either setback. Side yard setbacks do not allow porch encroachments.

7. Eaves are allowed to encroach 2 ft. into side and rear setbacks and an additional 1 ft. past the front porch 5 ft. encroachment, provided eave encroachment remains 6 ft. from any neighboring structure.

8. Detached and non-habitable secondary structures can encroach up to 2 ft. in side and rear setbacks.

9. Townhouse units are limited to groups of 6.

10. Secondary structures are not to exceed 1,000 sq. ft. in combined building footprint for detached single-family uses.

11. For multi-unit properties, secondary structures are not to exceed the combined 400 sq. ft. of garage per unit plus 10% of the lot size. For example, a stacked duplex unit on a 4,000 sq. ft lot would be allowed up to a combined 1,200 sq. ft. of secondary structures, provided the combined hardscape and building sq. ft. does not exceed the maximum lot coverage.

12. ADU's will be required to meet the following standards: • Addresses must be visible from the street, or the unit will fail inspection.

C. Access 1. For multi-unit/attached residential structures, at least 50% of front doors shall be forward facing, i.e. facing the front yard.

2. A circle or horseshoe driveway is not permitted.

3. Detached garages which face the alley should be setback 8’.

4. For multiplex and courtyard house lot developments that are 120 ft. in width or greater, a continuous loop driveway that provides access to rear yard parking is allowed.

5. On Townhouses and Multiplex Units the need for alleyways is present. Access should be rear loading from alleyways when possible. Reference page 38 for further design information.

D. Parking 1. A minimum of 2 parking spaces are required behind the front building wall except where explicitly identified in this section.

Each space shall be at least 9 ft.x18 ft.

2. For single-family detached with 3 or more bedrooms an additional .5 parking spaces per bedroom is required behind front building wall. After the first 2 parking spaces are met, 1 of the additional parking spaces can be accommodated with an on-street parking space directly adjacent to the lot (parking requirements should be rounded up to the nearest whole number).

3. For cottage court and courtyard house development with 2 or less bedrooms, only one parking space is required behind the front building wall provided the 2nd parking space can be accommodated with an on-street parking space directly adjacent to the lot. For units with 3 or more bedrooms 2 parking spaces are to be required behind the front and side street building walls.

4. For townhouses and multiplexes with 2 or more bedrooms, only 2 parking spaces behind the front building wall are required per unit. A multiplex 1 bedroom unit will require 1 parking space behind front building wall, provided an onstreet parking space is directly adjacent to the lot to account for a second space.

5. Parking not accounted for within a garage shall occur on a hardscape surface of concrete, pavers, asphalt, or other comparable surface approved by the Planning & Development Department.

• Gate access must be provided for emergency personnel.

E. Alleys

• ADU address must be posted on the fence.

1. Alleys will be evaluated on a case-by-case basis but must, at a minimum, be accessible and traversable. An alley will be considered traversable if it is cleared, graded, and able to be traveled by a standard motor vehicle without undue wear to the vehicle.

• ADU itself must be visible from the street.

B. Yards 1. No secondary structure is allowed between any building wall of the primary structure and the street.

2. Front and side street yards are not to exceed 35% of coverage by paved surfaces.

3. When calculating lot coverage, 20% of the lot must be left as pervious surface, excluding parking requirements. When calculating the amount of pervious surface no more than 50% of the total 20% is allowed to be on the front and side street

20

yards. For Instance, if a lot is 5,000 sq. ft., the pervious cover is at least 1,000 sq. ft.. This means only 500 sq. ft. of yard can be on the front or side yard and the remainder would need to be in the rear yard.

2. Alleys serving an ADU must be lit, with lighting shining into the alley. Fixtures may also shine onto the ADU parcel but must illuminate the alley.

F. For non-conforming or non-residential lots please refer to page 26.

NEIGHBORHOOD CONSERVATION 3 (NC3)

The Neighborhood Conservation 3 district focuses on accommodating housing on active street corridors where the mix of housing is to include neighborhood scaled apartments, townhouses, and live/work buildings. Increased housing concentration and improved street engagement in this district is important as it provides that correct context for walkable shopping, dining, and service industries. Non-residential uses may be permitted along collector and arterial roadways if lot design standards have been met.

21

Residential Unit

Non-residential/ Live Work Unit

Density Dwelling Units/Acre (max)

Building Setbacks.

Res.

Non-res.

Front: Front-loaded Lot (min ft.)

10

0

Front: Rear-loaded Lot (min ft.)

5

0

Front: Maximum (ft.)

15

15*

5

Side: Corner Lot (min ft.)

10

0

6

Side: Corner Lot Maximum (ft.)

15

15

Side: Interior Lot (min ft.)

5**

0***

Rear:all structures (min ft.)

5

5

Rear: Alley Facing Garage (min ft.)

8

8

30

Lot Dimensions

1

2

3

Lot Area, Front-loaded Lot (min sq. ft.)

3,850

Lot Area, Rear-loaded Lot (min sq. ft.)

2,160

Lot Width, Front-loaded Lot (min ft.)

34

Lot Width, Rear-loaded Lot (min ft.)

24

Lot Width, Front-loaded Corner Lot (min ft.)

40

Lot Width, Rear-loaded Corner Lot (min ft.)

34

Lot Width, Corner Lot Maximum (ft.)

150^

Lot Depth, Front-loaded Lot* (min ft.)

110

Lot Depth, Rear-loaded Lot* (min ft.)

90

Lot Coverage All structures and impervious surfaces

80%

Alternative Paving Bonus*****

10%

^There are no lot area, lot width, or lot depth maximums for grocery store use, provided site development maintains the established block spacing. ****In the instance where a single-family home will be abutting a two-story single-family attached, Accessory Dwelling Unit (ADU), or a two story commercial infill project, the 2:1 height looming slope will be implemented. See page 41 for additional reference.

22

4

7

Building Height**** 8

Primary Building (feet)

50 or 4 stories

Accessory Building (feet)

25 or 2 stories

Accesory Buildng Garage

600 sq. ft. or 400 sq. ft. per multi-family housing unit

All other structures 400 sq. ft. (residential only) *Grocery stores are allowed 1 parking bay within a max setback of 80’.

*****Alternative paving allows better drainage and either ribbon driveway or permeable pavers are considered acceptable alternatives.

**For townhouse and live work units, end units shall follow minimum 5 ft. side yard setback, while attached units interior lots shall have 0’ sideyard setback.

In cases where a large lot will be subdivided, it is important to note that dimensional standards for the lot will be applicable.

***A 5 ft. side yard setback is required adjacent to residential housing, excluding live work.

Residential Live/work units may follow either non-residential or residential site standards.

A. Site Organization 1. For lots that use minimum width rear-loaded lot development standards, driveways must be accessed off alley when possible.

2. Detached garages and secondary structures may orient in any direction.

3. Detached garages should be at least 10 ft. behind the front building wall of the primary structure. If garage faces the side street, garage is to be setback a minimum of 20 ft. from the side street property line.

4. Porches may extend 5 ft. into the front setback or side street setback, so long as the space remains open and unconditioned.

Side yard setbacks do not allow porch encroachments.

5. Eaves are allowed to encroach 2 ft. into side and rear setbacks and an additional 1 ft. past the front porch 5 ft. encroachment.

Provided eave encroachment remains 6 ft. from any neighboring structure.

6. Detached and non-habitable secondary structures can encroach up to 2 ft. in side and rear setbacks.

7. Townhouse units are limited to groups of 8.

8. Parking lots (grouped parking of greater than 6 parking spaces) shall be screened by a 6 ft. tall opaque fence when directly adjacent to a lot containing single-family detached, duplex, or cottage residential housing units.

9. Front access driveways on lots less than 60 ft. in width shall not exceed 12 ft. in width. On lots 60 ft. or larger, the driveway width shall be no larger than 26 ft. This requirement is not applicable to alley access driveways.

10. A 5 ft. planting buffer to be comprised of no less than 6 formal plantings per 18 ft. is required between parking lots and public R.O.W. 11. ADU's will be required to meet the following standards: • Addresses must be visible from the street, or the unit will fail inspection.

house lot developments that are 120 ft. in width or greater, a continuous loop driveway that provides access to rear yard parking is allowed.

5. On townhouses and multiplex units the need for alleyways is present. Access should be rear loading from alleyways when possible. Reference page 38 for further design information.

D. Parking 1.

2.

3.

4.

Parking on lots shall occur behind the front building wall and outside of side street yard.

In multi-family, a 1 bedroom unit will require 1 parking space behind the front building wall; for units with 2 or more bedrooms, 2 parking spaces behind the front building wall will be required for each unit. For multi-family housing units, 15% of parking may be on-street provided each housing unit has at least one dedicated off-street parking space and there are spaces directly adjacent to accommodate those vehicles.

Visitor parking spaces can be accommodated by on street parking.

For single-family, duplex, townhouses, or live/work units a minimum of 2 parking spaces per unit are required behind the front building wall; each space shall be at least 9 ft.x18 ft..

For cottage court development houses one parking space is required behind the front building wall, provided the 2nd parking space can be accommodated with an on-street parking space directly adjacent to the lot.

E. Alleys 1. Alleys will be evaluated on a case-by-case basis but must, at a minimum, be accessible and traversable. An alley will be considered traversable if it is cleared, graded, and able to be traveled by a standard motor vehicle without undue wear to the vehicle.

2. Alleys serving an ADU must be lit, with lighting shining into the alley. Fixtures may also shine onto the ADU parcel but must illuminate the alley.

F. For non-conforming or non-residential lots please refer to page 26.

• Gate access must be provided for emergency personnel.

• ADU address must be posted on the fence.

• ADU itself must be visible from the street.

B. Yards 1. When calculating lot coverage, 20% of the lot must be left as pervious surface, excluding parking requirements. When calculating the amount of pervious surface no more than 50% of the total 20% is allowed to be on the front and side street yards. For Instance, if a lot is 5,000 sq. ft., the pervious cover is at least 1,000 sq. ft.. This means only 500 sq. ft. of yard can be on the front or side yard and the remainder would need to be in the rear yard.

C. Access 1. For multi-unit/attached residential structures at least 50% of front doors shall be forward facing, i.e. facing the front yard.

2. Shared driveways between two lots are permitted.

3. A circle or horseshoe driveway is not permitted.

4. For neighborhood apartment, multiplex, and courtyard

23

Accessory Dwelling Unit (ADU) and Carriage Houses

Accessory Dwelling Units

Carriage House Units

1. One accessory dwelling unit is allowed per lot.

1. Only one carriage house is allowed on a lot with a single-family detached housing unit. No other accessory dwelling units are allowed if a carriage house is present.

2. Accessory Dwelling Units (ADU’s) may be attached, detached, or part of the secondary structure like a garage.

3. Accessory Dwelling Units (ADU’s) are not to be larger than 1300 sq. ft. or 50% of the primary structure square footage excluding the garage’s square footage, whichever is most restrictive.

4. Addresses must be visible from the street, or the unit will fail inspection.

5. Gate access must be provided for emergency personnel.

6. ADU address must be posted on the fence.

7. ADU itself must be visible from the street.

24

2. The carriage house structure must be located above the garage.

3. The carriage house shall not exceed the square footage of the garage structure. In the case of cottage and courtyard house development, carriage houses shall not exceed 50% of the primary structure or 1300 sq. ft.

NC 1

Landscape Standards The landscape requirements for the Neighborhood Conservation Overlay are important to maintaining the desired character, beautification and placemaking impacts. The standards have been developed to account for a simple application of planting requirements across all NC Districts and housing types. For recommended plantings see Appendix C Plant List.

A. Plant Standards 1. Trees a. Trees provide vertical relief for the built environment. These plants are important for their aesthetic contributions and provision of shade, which improves pedestrian comfort.

The following are the minimum plant standards at time of planting for each tree type: i. Shade trees shall have a 1.5” minimum diameter breast height and 40 gallon container size. Shade trees shall be 8 ft. in height and have a 4 ft. canopy spread. ii. Ornamental trees should be a minimum of 6 ft. in height and 20 gallon container size.

2. Formal Plantings a. Formal plantings include shrubs, ornamental grasses, succulents, and perennials. These plants are intended to provide the ground level vegetation necessary to soften the built environment. Formal plants that are used for screening shall be evergreen, providing year round foliage to accomplish screening. The following are the minimum plant standards at time of planting for each plant type: i. Shrubs and perennials shall have a minimum 3 gallon container size and be 1.5 ft. in height at time of planting. ii. Ornamental grasses and succulents shall have a minimum 3 gallon container size and be 1 ft. in height at time of planting.

3. Turfgrass a. Turfgrass is a perennial ground cover for lawns and often the primary composition of yards and R.O.W. plantings. The following standard is required for turfgrass establishment:

NC 2

NC 3

ornamental shall suffice; where tree requirement numbers end above .5 one shade tree or two ornamentals shall suffice.

5. The preservation of existing qualifying trees can be counted towards requirement.

C. Formal Plantings Requirements 1. For both residential and non-residential development there shall be 9 formal plantings per 40 ft. of street frontage, of which no less than 3 different plant species are required. For smaller lots with 5 or less required formal plantings, 2 different plant species are required. Where shrub calculations end in a fraction, round up to the next whole number. For non-residential development built to the property line formal planting requirements are eliminated for that portion of the site.

2. Required plantings need to be between the R.O.W and primary structure, plantings in R.O.W. will not count towards landscaping requirements.

3. Required formal plantings shall be placed between the front building wall or side building and R.O.W. Plants shall be placed in the respective yard or side yard where street frontage initiates planting requirements. Plants placed in R.O.W are not to be counted.

D. Lawns, Planting Beds, or Landscape Rock Bed Requirements 1. All disturbed areas should be re-established with grass, planting beds, or landscape rock beds.

2. Grass alternatives within the front and side yards shall be planting beds with mulch covering or ornamental landscape rock beds, so that no bare soil is exposed. These will be considered an acceptable alternative provided they have a minimum of 30% plant coverage. To meet this requirement formal plantings coverage should be based on 3/4 of mature plant size (width/depth) and ground cover areas should be planted no less than 1.5 ft. on center.

Planting Areas Diagram

i. Turfgrass planted adjacent to public sidewalks shall be a minimum 2 ft. strip of sodded turfgrass.

B. Trees Requirements 1. For residential development 1 shade tree or 2 ornamental trees per 40 ft. of street frontage are required. Shade trees are required, unless encumbered by utilities, on front yards 15 ft. or larger in depth measured from front building wall or porch to street R.O.W. Ornamental trees may be used as an alternative to shade trees where utility conflicts exist.

2. For non-residential development 1 shade tree or 1 ornamental tree per 50 ft. of street frontage are required. Additionally, for non residential development that is adjacent to existing residential, 1 ornamental tree or shade tree is required for 40 ft. of the shared property line and shall be planted within the 5 ft. landscape buffer.

3. For corner lots only half of the side street frontage shall be The above diagram shows the location of street frontages and front & side street yards. This graphic is intended to illustrate where counted.

4. Where tree requirement numbers end with .5 or less trees, 1 required plantings must be located within the respective yard.

25

NC 1

Non-Conforming and Non-Residential Uses The below listed situations will typically not apply. When one of these situations is triggered, general guidance has been provided below. Situations falling outside of general guidance, the Development Review Committee (DRC) can issue administrative exceptions where deemed appropriate.

A. Non-Conforming Lots 1. On non-conforming lots, considerations can be made for setbacks based on the proposed City Approved Plan Set (CAPS) to be built. Lots that are under 34 ft. in width are not considered appropriate for Single-Family Detached in most cases.

2. Impervious Cover: On non-conforming and non-residental uses, when impervious cover limits cannot be obtained due to the nature of the lot and not by means caused by the owner, substitution from an approved list of methods can be used to off-set drainage.

These include: • Rain collection barrels • Increased pervious paving • French drain placement • Shed roof pitch • Gutter Systems 3. Driveways, Street Engagement, Landscaping: On non-conforming lots, when setbacks cannot be met with rear parking, front parking is allowed if the driveway is expansive enough for two cars to be parked without interfering with sidewalks or roadways. No driveways are permitted adjacent to collector and arterial roadways.

B. Adaptive Reuse 1.

2.

3.

4.

5.

6.

Operations during hours that do not interfere with the residential uses surrounding it.

Parking On-Site No signage should impede sightlines or walkability.

In all districts, the property should be located on collector level or arterial roadways. Within NC1 property should be located at intersections, and if not in the four corners of the intersection application for a Conditional Use Permit should be submitted.

Additional landscaping and buffering between residential and non-residential uses may be required as part of redevelopment.

A site plan that includes but is not limited to landscaping, ingress, egress, parking, and deliveries will be required at time of permitting.

C. Non-Residential 1.

Live/work units may follow either non-residential or residential site standards. Lot dimension standards are only applicable on newly subdivided lots. However, any new development will still be required to meet the applicable setbacks from existing lot lines.

PT

NC 2

NC 3

not interfere with access to utilities.

5. Driveways shall be no larger than 26 ft. in width.

6. If non-residential development is located adjacent to residential, a 6 ft. tall opaque fence with a 5 ft. landscape buffer is required. If a public alley separates non-residential and residential properties no screening fence or landscape bed is required.

7. A 5 ft. planting buffer to be comprised of no less than 6 formal plantings per 18 ft. is required between parking lots and public R.O.W.

Yards

1. Front and side street yards are not to exceed 80% of coverage by paved surfaces.

Access 1. Shared driveways between two lots are permitted.

2. Cross access is required for rear parking lots, unless an alley is present and provides access.

Parking

1. Parking should be located to the side or rear of the primary building.

2. Off-street parking spaces shall be at least 9 ft.x18 ft..

3. Parking lots (grouped parking of greater than 6 parking spaces) shall be screened by a 6 ft. tall opaque fence when directly adjacent to a lot containing single-family detached, duplex, or cottage court housing units.

4. Parking islands are required where applicable, fewer than 10 parking spaces do not require parking islands. Parking spaces with more than 10 spaces will need a landscaped parking island.

5. Parking lots that combine commercial and residential parking should be accessed from an alley or accommodated through a shared parking lot within the parcel.

Landscaping

1. For both residential and non-residential development there shall be 9 formal plantings per 40 ft. of street frontage, of which no less than 3 different plant species are required.

For smaller lots with 5 or less required formal plantings, 2 different plant species are required. Where shrub calculations end in a fraction, round up to the next whole number. For non-residential development built to the property line formal planting requirement are eliminated for that portion of the site.

2. Required formal plantings shall be placed between the front building wall or side building and R.O.W. Plants shall be place in the respective yard or side yard where street frontage initiates planting requirements. Plants placed in R.O.W are not to be counted.

Non-Conforming Lot Diagram

Site Organization pe

Ya rd

Pro

1. Detached garages and secondary structures may orient in ure uct Po any direction.

Str rch ry a m Pri 2. There is no limit on secondary structure size, provided combined primary and secondary structures do not exceed lot coverage maximum.

3. Sites with combined residential parking should be accessed from an alley or accommodated through a shared parking lot access within the parcel.

4. Awnings may extend 3 ft. into the right-of-way, provided that The above diagram shows a non-conforming lot with front parking that encroachment is over sidewalk or landscape area and does allows for the stacking of two vehicles not to impede the sidewalk access. tF

ee

Str

e

Ya rd

Lin

et

tre

es

tag

e

Sid

ron

Pro

tF

pe

ee

rty

Str

rd Ya

rd Ya

nt

nt

Fro

Fro

ron

tag

e

Sid

eS

e

tre

Lin

et

rt y

26

Section 4: Applied Lot Development Standards The fo following olllow owin in ng ar aaree di diagrams iagra r m mss that that expand nd upon th the he previous section’s lot development standards with graphic representation and additional direction.

27

Detached Single-Family Lot Layout: Side Drive

NC 1

NC 2

NC 3

A Primary Structure:

The main building that is associated with the primary use of the property.

B Setbacks:

C Garage Door/ Front

The building setbacks are used to define the buildable area. The habitable portion of any structure is not allowed to be placed in building setbacks. Roof eaves are allowed to encroach 2 ft. into the setbacks. Porte cochères are allow to encroach 4 ft. into side yard setbacks provided they are at least 6 ft. in distance from any neighboring structure, both on the lot in which they are constructed or those structures found an a neighboring property.

C Detached garages, carports

Detached garages shall be setback 10 ft. from front building wall.

Attached garages shall not exceed 50% of front build wall.

Carports are not to exceed 400 sq. ft.

Detached and non-habitable structures can encroach up to 2 ft. into the side and rear setbacks. If one hour fire wall is provided, setback can be 0 ft. Building eaves shall not cross property lines.

D

Attached Carports on Front-loaded Properties

Carports attached to the side of a single or two-family dwelling may be allowed to extend past the front building wall provided they maintain a minimum front setback of 5 feet and a minimum side yard setback of 3 feet. Where there are rear carports then reference UDC Standards. In addition, the maximum height of a carport shall not exceed 15 feet and carports must be over parking spaces and are not permitted over grass areas.

E Porch Encroachment

A D

F

Driveways

Only one driveway is permitted per lot.

E

B

A porch can encroach 5 ft. into front yard setback and 3 ft. into a side street setback, provided it remains open and an unconditioned space.

For lots under 60 ft. in width, driveways shall be no wider than 10 ft. in width. Lots 60 ft. in width or larger, driveway can be up to 18 ft. in width.

F

Circle or horseshoe driveways are prohibited.

Parking 2 parking spaces shall be located behind front building wall, except for carports on front-loaded lots. Parking spaces shall be measured 9 ft.x18 ft.. An additional .5 space is required for units with over 3 bedrooms, including the Accessory Dwelling Unit (ADU).

Example: A 4 bedroom would require 3 parking spaces behind the front building wall. A 3 bedroom house with an Accessory Dwelling Unit (ADU) would require 3 parking spaces behind the front build wall. Whereas a 3 bedroom house with no Accessory Dwelling Unit (ADU) would require 2 parking spaces behind front wall.

28

Detached Single-Family Lot Layout: Alley Access

NC 1

NC 2

NC 3

Garage Door/ Front

Side facing alley accessed garage

E Garage Door/ Front

C

C A Primary Structure:

B

The main building that is associated with the primary use of the property.

B Setbacks:

The building setbacks are used to define the buildable area. The habitable portion of any structure is not allowed to be placed in building setbacks. Eaves are allowed to encroach 2 ft. into side and rear setbacks and an additional 1 ft. past the front porch 5 ft. encroachment.

C Detached garage, carports

Detached and non-habitable structures can encroach up to 2 ft. into a side and rear setbacks.

D Porch Encroachment

A

A porch can encroach 5 ft. into front yard setback and 3 ft. into a side street setback, provided it remains open and an unconditioned space.

E Driveways

D

Lots under 50 ft. in width are only allowed with alley access to back of lot.

Driveways with a lot width 51 ft. or larger may run the length of the property. For 50 ft. to 60 ft. width lots, side driveways shall be no wider than 10 ft. in width. For lots 60 ft. in width or larger driveways can be up to 18 ft. in width.

Circle or horseshoe driveways are prohibited.

Parking 2 parking spaces shall be located behind front building wall.

Parking spaces shall be measured 9 ft.x18 ft. An additional .5 space is required for units with over 3 bedrooms, including the Accessory Dwelling Unit (ADU).

Example: A 4 bedroom would require 3 parking spaces behind the front building wall. A 3 bedroom house with an Accessory Dwelling Unit (ADU) would require 3 parking spaces behind the front build wall. Whereas, a 3 bedroom house with no Accessory Dwelling Unit (ADU) would require 2 parking spaces behind front wall.

29

Detached Single-Family Lot Layout: ADU Without Alley Access

NC 1

NC 2

NC 3

A Primary Structure:

The main building that is associated with the primary use of the property.

C

B Setbacks:

The building setbacks are used to define the buildable area. The habitable portion of any structure is not allowed to be placed in building setbacks. Roof eaves are allowed to encroach 2 ft. into the setbacks. Porte cochères are allow to encroach 4 ft. into side yard setbacks provided they are at least 6 ft. in distance from any neighboring structure, both on the lot in which they are constructed or those structures found an a neighboring property.

Front Door

C Detached garages, carports

Detached garages shall be setback 10 ft. from front building wall.

Attached garages shall not exceed 50% of front build wall.

Carports are not to exceed 400 sq. ft.

Detached and non-habitable structures can encroach up to 2 ft. into the side and rear setbacks. If one hour fire wall is provided, setback can be 0 ft. Building eaves shall not cross property lines.

D Porch Encroachment

A porch can encroach 5 ft. into front yard setback and 3 ft. into a side street setback, provided it remains open and an unconditioned space.

A

E Driveways

Only one driveway is permitted per lot.

D B

E

For lots under 60 ft. in width, driveways shall be no wider than 10 ft. in width. Lots 60 ft. in width or larger, driveway can be up to 18 ft. in width.

Circle or horseshoe driveways are prohibited.

Parking 2 parking spaces shall be located behind front building wall.

Parking spaces shall be measured 9 ft.x18 ft.. An additional .5 space is required for units with over 3 bedrooms, including the Accessory Dwelling Unit (ADU).

Example: A 4 bedroom would require 3 parking spaces behind the front building wall. A 3 bedroom house with an Accessory Dwelling Unit (ADU) would require 3 parking spaces behind the front build wall. Whereas a 3 bedroom house with no Accessory Dwelling Unit (ADU) would require 2 parking spaces behind front wall.

30

Detached Single-Family Lot Layout: ADU With Alley Access

NC 1

NC 2

NC 3

Side facing alley accessed carriage house.

Front Door

E C

C

Front Door

A Primary Structure:

B

The main building that is associated with the primary use of the property.

B Setbacks:

The building setbacks are used to define the buildable area. The habitable portion of any structure is not allowed to be placed in building setbacks. Eaves are allowed to encroach 2 ft. into side and rear setbacks and an additional 1 ft. past the front porch 5 ft. encroachment.

C Detached garage, carports

Detached and non-habitable structures can encroach up to 2 ft. into a side and rear setbacks.

D Porch Encroachment

A

A porch can encroach 5 ft. into front yard setback and 3 ft. into a side street setback, provided it remains open and an unconditioned space.

E Driveways

D

Lots under 50 ft. in width are only allowed with alley access to back of lot.

Driveways with a lot width 51 ft. or larger may run the length of the property. For 50 ft. to 60 ft. width lots, side driveways shall be no wider than 10 ft. in width. For lots 60 ft. in width or larger driveways can be up to 18 ft. in width.

Circle or horseshoe driveways are prohibited.

Parking 2 parking spaces shall be located behind front building wall.

Parking spaces shall be measured 9 ft.x18 ft. An additional .5 space is required for units with over 3 bedrooms, including the Accessory Dwelling Unit (ADU).

Example: A 4 bedroom would require 3 parking spaces behind the front building wall. A 3 bedroom house with an Accessory Dwelling Unit (ADU) would require 3 parking spaces behind the front build wall. Whereas, a 3 bedroom house with no Accessory Dwelling Unit (ADU) would require 2 parking spaces behind front wall.

31

Duplex (Side by Side or Stacked): Side Drives

NC NC 1 PT 2

NC 3

Carport

Garage

C Garage Door/ Front

A Primary Structure:

The main building that is associated with the primary use of the property. For a duplex it shall contain 2 attached living units.

B Setbacks:

The building setbacks are used to define the buildable area. The habitable portion of any structure is not allowed to be placed in building setbacks. Roof eaves are allowed to encroach 2 ft. into the setbacks.

A

C Detached garage, carports

Unit 1

Unit 2

Detached garages shall be 10 ft. behind the front building wall.

Attached garages shall not exceed 50% of the front build wall.

E

D

A carport may be used to provide cover for parking, provided the combined footprints of the accessory buildings does not exceed 1,300 sq. ft. In all other districts 460 sq. ft. of garage is allowed per unit.

D Porch Encroachment

B

A porch can encroach 5 ft. into the front yard setback and 3 ft. into a side street setback, provided it remains open and an unconditioned space.

E Driveways

Only one driveway is permitted per lot.

In NC1 Duplex lots without an alley are not permitted on lots under 60 ft. in width. Lots 60 ft. in width or larger may accommodate driveway up to 18 ft. in width.

Circle or horseshoe driveways are prohibited.

Parking 2 parking spaces shall be located behind the front building wall.

Parking spaces shall be measured 9 ft.x18 ft.. In NC1 an additional .5 space is required for each bedroom over 3.

In NC2, on-street parking may account for 1 required parking spaces from the increase in additional bedrooms.

In NC3, only two parking spaces behind the front building wall are required.

32

Duplex Lot Layout: Alley Access

NC NC 1 PT 2

NC 3

Garage

Garage Door/ Front

C

Carport

Carport

E

A Primary Structure:

The main building that is associated with the primary use of the property. For a duplex it shall contain 2 attached living units.

B Setbacks:

Unit 2

The building setbacks are used to define the buildable area. The habitable portion of any structure is not allowed to be placed in building setbacks. Roof eaves are allowed to encroach 2 ft. into the setbacks.

A

C Detached garage, carports

Detached and non-habitable structures can encroach up to 2 ft. into side and rear setbacks. If one hour fire wall is provided, the setback can be 0 ft. Building eaves shall not cross property line.

Unit 1

D Porch Encroachment

A porch can encroach 5 ft. into the front yard setback and 3 ft. into a side street setback, provided it remains open and an unconditioned space.

D

E Driveways

B

In NC1 lots under 50 ft. in width are only allowed when alley access from back of lot is present.

Driveways for lots 50 ft. in width or larger may run the length of the property on the side. For 50 ft. to 60 ft. width lots, driveways shall be no wider than 10 ft. in width. Lots 60 ft. in width or larger may accommodate driveway up to 18 ft. in width.

Parking 2 parking spaces shall be located behind the front building wall.

Parking spaces shall measured 9 ft.x18 ft..

In NC1, an additional .5 space is required for each bedroom over 3.

In NC2, on-street parking may account for 1 required parking space from the increase in additional bedrooms.

In NC3, only two parking spaces behind the front building wall are required.

33

Cottage

NC NC NC 1 PT 2 PT 3 PT A Primary Structure:

The main building that is associated with the primary use of the property. Cottage structure size is limited to units between 600 sq. ft. and 1,300 sq. ft.

Unit 3 A

C

Cottages placed closer than 10 ft. apart are required to meet more stringent building code for increased fire ratings.

Cottage developments are not to exceed 1 unit per 3,630 sq. ft of lot in NC1 and 1 unit per 3,110 sq. ft. of lot in NC2 and NC3.

C D

B Setbacks:

The building setbacks are used to define the buildable area. While cottage units are smaller, no habitable portion of any structure is allowed to occur in building setbacks. Roof eaves are allowed to encroach 2 ft. into the setbacks.

Unit 2 A

Detached garage, carports Attached garages are not permitted.

Unit 1 C

A

B

A carport may be used to provide cover for parking, provided the combined footprints of the accessory buildings do not exceed 1,300 sq. ft. In all other districts, 460 sq. ft. of garage is allowed per unit.

Detached and non-habitable structures can encroach up to 2 ft. into side and rear setbacks.

C Porch Encroachment

A porch can encroach 5 ft. into the front yard setback and a side street setback, provided the porch remains open and an unconditioned space.

D Driveways

Only one driveway is permitted per lot. A continuous driveway to the alley is allowed in all districts.

Driveways should be spaced no closer than 50 ft. to intersection of public streets on a corner lot. Lots with alley access may have direct access from the alley with no spacing requirements for driveways from public streets.

Circle or horseshoe driveways are prohibited.

Parking 2 parking spaces shall be required per cottage unit and there shall be no parking in the front or side street setback. 1 of the 2 parking spaces can be accounted for through on-street parking provided there is available on-street parking directly adjacent to the property to account for the parking space(s).

34

Townhouse

NC 2

NC 3

A Primary Structure:

The main building that is associated with the primary use of the property.

B Setbacks:

The building setbacks are used to define the buildable area. The habitable portion of any structure is not allowed to be placed in the building setbacks.

E C

C Detached garage, carports

B C

Detached and non-habitable secondary structures can encroach up to 2 ft. in side and rear setbacks. If one hour fire wall is provided, the setback can be 0 ft. Detached garages and carports facing or gaining access from a alley shall be setback at least 8’ from the rear property line. Building eaves shall not cross the property line.

D Porch Encroachment

A porch can encroach 5 ft. into the front yard setback and a side street setback, provided it remains open and an unconditioned space.

E Driveways

Driveways are allowed to be up to the full width of the lot when accessed from the alley.

A

A

Front yard driveways are prohibited on lots less than 34 ft. in width.

See Townhouse Lotting Diagram in Section 6: Design Alternatives for more details.

D

Parking 2 parking spaces shall be located behind front building wall.

Parking spaces shall be measured 9 ft.x18 ft.

35

Multiplex

NC NC 2 PT 3 A Primary Structure:

The main building that is associated with the primary use of the property.

B Setbacks:

The building setbacks are used to define the buildable area. The habitable portion of any structure is not allowed to be placed in building setbacks. Roof eaves are allowed to encroach 2 ft. into the setbacks.

D

D

Detached garages, carports In every district, a garage up to 460 sq. ft. per unit is allowed as long as other site development standards can be met.

B

C Porch Encroachment

A porch can encroach 5 ft. into the front yard setback and a side street setback, provided the porch remains open and an unconditioned space.

A

A

A

A

D Driveways

Driveways are allowed to be up to the full width of the lot when accessed from the alley.

C

36

Parking For townhouses and multiplexes with 2 or more bedrooms, only 2 parking spaces behind the front building wall are required per unit. A multiplex 1 bedroom unit will require 1 parking space behind the front building wall, provided an on-street parking space is directly adjacent to the lot to account for a second space.

Neighborhood Apartment

NC 3 A Primary Structure:

The main building that is associated with the primary use of the property.

B Setbacks:

The building setbacks are used to define the buildable area. The habitable portion of any structure is not allowed to be placed in the building setbacks.

Detached garages, carports

D

460 sq. ft. of garage is allowed per unit.

C Porch Encroachment

Porches may extend 5 ft. into the front setback or side street setback, so long as the space remains open and unconditioned.

D Driveways

B

Front access driveways on lots less than 60 ft. in width shall not exceed 12 ft. in width. On lots 60 ft. or larger, the driveway width shall be no larger than 26 ft.. This requirement is not applicable to alley access driveways.

C A

Parking

C

In multi-family, a 1 bedroom unit will require 1 parking space behind the front building wall; for units with 2 or more bedrooms, 2 parking spaces will be required for each unit. For multi-family housing units, 15% of parking may be on-street provided each housing unit has at least one dedicated off-street parking space and there are spaces directly adjacent to accommodate those vehicles. Visitor parking spaces can be accommodated by on street parking.

Landscape Buffer A 5 ft. planting buffer to be comprised of no less than 6 formal plantings per 18 ft. is required between parking lots and public R.O.W. Parking lots (grouped parking of greater than 6 parking spaces) shall be screened by a 6 ft. tall opaque screen when directly adjacent to a lot containing single-family detached, duplex, or cottage residential housing units.

37

This page was intentionally left blank.

38

Sectio on 5: Additional Design Considerations The Th he following f llowing aare fo re ad additional ddi dititional site design elements to be considered when conducting the site design.

39

Alley Access

A

Rear Driveway Parking

A Sideyard Setback:

Rear driveway parking, if desired, shall be accommodated by a 9 ft.x18 ft. parking space outside of the alley right-of-way. If a 9 ft.x18 ft. space is not available between the alley and a garage structure, parking is not to be allowed. An 8’x18 ft. parallel parking space adjacent to the alley in front of a garage facing the alley is allowed, provided the garage is setback at least 8’ from the alley abutting property line.

The side interior lot setback shall be a minimum of 5 ft. when not part of a continuous row of townhouses.

This 5 ft. minimum side yard interior lot setback is still applicable when the adjoining lot is another row of townhouse structures.

Shared Driveway

A

40

A

Shared Driveway

A Front Drive:

Shared private driveways are necessary to enable groups of townhouse of larger than two units. A cross or shared access agreement will be necessary to accommodate this configuration. For lots with shared access establishing a rear drive consider fire lane regulations, if applicable. For neighborhood apartment, multiplex, and courtyard house lot developments that are 120 ft. in width or greater, a continuous loop driveway that provides access to rear yard parking is allowed.

Front drives require a lot that is at least 34 ft. in width allowing for access to the rear of the property to accommodate 2 parking spaces behind the front build wall.

Ribbon Driveway Alternative Ribbon Driveway: A ribbon driveway can be used as an alternative to a fully paved driveway section. Most applicable for single-family, duplex, cottage lot, townhouse, and multiplex site development.

The ribbon driveway may be constructed out of concrete, vehicular rated pavers, or other materials approved for vehicular traffic. Area between ribbons may be gravel, decorative rock, grass, or other landscape material suitable for these conditions.

A

A 2’

3’

2’

The ribbons are located only on the driveway. The ribbons are at least 2 ft. wide, but not more than 3 ft. feet wide; and the median between ribbons are 3 ft. feet apart, measured from their nearest edges.

Driveway apron is paved with concrete across its entire width.

Driveway aprons shall follow City of Temple requirements, driveway width shall not impact apron width requirements.

B

B 10’

41

Drainage Plan For new construction, a drainage plan is required as part of the permit. Drainage plans should show that pre-development surface water patterns are not being changed or altered to direct off-site surface water travel in a different direction.

Predevelopment: Surface water travel from back to front of lot Post development: Construction and grading maintain existing surface water travel from back to front of lot

42

Height Looming In order to preserve the privacy of single-family residential homes, a 2:1 height looming slope for any new construction above a single story will be implemented. During setback calculations, for every 2 feet in a height past one story, the side setback shall be increased by 1 foot. This includes the rear and side setback in both residential and non-residential development’s, with the exception for the rear setback in cases where an alley is present.

C

C

C

E

D

Residential Uses:

A

In the instance where a singlefamily home will be abutting a two-story single-family attached or Accessory Dwelling Unit (ADU) infill project, the 2:1 height looming slope will be implemented for the rear and side setback. In the case where the lot abuts an alley, the rear setback will remain the standard of the district.

A 2:1 Height Looming Slope B Landscaping Buffer

B

B

C Property Line D Single-Story

C

E Two-Story ADU

C

Non-Residential Uses: E

D

A

In the instance where a singlefamily home will be abutting a two story commercial infill project, the 2:1 height looming slope will be implemented. The parking should be used as an additional buffer where possible.

A 2:1 Height Looming Slope B Landscaping Buffer

B

B

C Property Line D Single-Story Residential

E Non-Residential Use

43

Figure 1.0 Carport Renderings (Example Only) Carports attached to the side of a single or two-family dwelling may be allowed to extend past the front building wall provided they maintain a minimum front setback of 5 feet and a minimum side yard setback of 3 feet. In addition, the maximum height of a carport shall not exceed 15 feet and carports must be over parking spaces and are not permitted over grass areas.

Front View

Side View

Carport Standards

$SSURSULDWH URRI W\SHV LQFOXGH JDEOHG VKHG VORSHG PXVW PDWFK WKH DUFKLWHFWXUDO FKDUDFWHU RI WKH SULPDU\ VWUXFWXUH

0LQLPXP IW FOHDUDQFH

5HTXLUHG IURQW VHWEDFN IW

$OORZHG LQWHULRU VLGH VHWEDFN IW $OORZHG FDUSRUW IURQW VHWEDFN IW

Table 1.0: Carport Dimensional Standards Front Setback (min. ft.)

5

Side Setback (min. ft.)

3

Width Facing Street (min. ft.)

20

Area(max sq. ft.)

400

Height (max ft.)

15, or below the height of the principal dwelling, whichever is less

Vertical Clearance (min. ft.)

44

7

QH

W\ /L

HU 3URS

This page was intentionally left blank.

45

This page was intentionally left blank.

46

Section 6: Citty Approved Plan Setts The folllowin The ng ar a e a series i s of ho hous using g pl p an anss th hat a the h C t y off Te Ci T mpl ple has comm missioned. Theyy are prep approved to comply with Temple’s Love Where You Build program.

47

Design Name: Craftsman Style

Esperanza

Farmhouse Style The Esperanza is a single-story, twobedroom home that offers a traditional layout with a separate dining room off the main entrance. Large patios flank the front and back of the home along with an open kitchen and living space that promotes seamless connection and circulation.

This layout provides a side entry through a generous mud room/laundry space designed to the side driveway. This floor plan is also available with an optional portecochere, third-bedroom, and detached garage unit, and has two exterior design styles to choose from.

Floorplan Housing Type: Detached-Single Family PATIO

Overlay District Allowed:

NC 1

NC 2

PATIO

3RD BEDROOM 11X11, OPTION

NC 3 LIVING 15X14

Building Overview

PRIMARY BEDROOM 11X12

Dimensions Height

1 story

Width

30’

Depth

50’

Unit Area

1,240 sf

LIVING 15X14 PRIMARY BEDROOM 11X12

KITCHEN 11X12

KITCHEN 11X12

REFRIG

REFRIG

Elements Bedrooms

2

Bathrooms

2

Garage

DINING 10X8

Detached

Additional Options Option 2: Includes Porte-cochère Option 3: Includes 3rd Bedroom

48

BEDROOM 11X12

BEDROOM 11X12

DINING 10X8

PORCH ENTRY

PORCH ENTRY

ATTACHED PORTE-COCHÈRE, OPTION

Design Name: Craftsman Style

Verbena

Farmhouse Style The Verbena is a single-story, two-bedroom open concept home complete with a spacious kitchen island, open living and dining spaces, and a generous laundry room. A porch in the front and large patio in the back of the home to promote outdoor living and entertainment. This floor plan is also available with an optional portecochere with side entry, third-bedroom, and detached garage unit, and has two exterior design styles to choose from.

Housing Type: Detached-Single Family

Floorplan

Overlay District Allowed:

NC 1

NC 2

NC 3

PATIO

PATIO

BEDROOM 11X11, OPTION

Building Overview Dimensions Height

1 story

Width

31’

Depth

52’

Unit Area

1,215 sf

LIVING 15X14 PRIMARY BEDROOM 11X12

LIVING 15X14 PRIMARY BEDROOM 11X12

KITCHEN 11X12

KITCHEN 11X12

REFRIG

REFRIG

ATTACHED PORTICOSHADE, OPTION

Elements Bedrooms

2

Bathrooms

2

Garage

Detached

BEDROOM 11X12

DINING 10X8

Additional Options

BEDROOM 11X12

DINING 10X8

Option 2: Includes Porte-cochère PORCH

Option 3: Includes 3rd Bedroom

ENTRY

PORCH ENTRY

49

Design Name:

Wisteria

The Wisteria is a two-story, three-bedroom single-family home in a neutral style with generous outdoor areas, featuring a front porch with an overhead balcony. This layout offers an open living, dining, and kitchen area with a spacious primary bedroom on the first floor. Two additional bedrooms are located on the second floor. This unit was designed to fit on lots that are narrow in width.

Housing Type: Detached Single-Family Overlay District Allowed:

NC 1

NC 2

NC 3

Building Overview Dimensions Height

2 story

Width

30 ft.

Depth

45 ft.

Unit Area

1675 sq. ft.

Elements Bedrooms

3

Bathrooms

2.5

Garage

Additional Options None

50

Detached

First Floor Plan

Second Floor Plan

Design Name:

Rosemary

The Rosemary is a contemporary twostory, two-bedroom single family home in a spacious footprint. The first floor provides an open, well-lit kitchen, dining, and living area looking out to a large front porch.

The second floor contains two bedrooms, including the primary bedroom with a front balcony, open office/loft area, and a full-size laundry room.

First Floor Plan

Second Floor Plan

Housing Type: Detached Single-Family Overlay District Allowed:

NC 1

NC 2

NC 3

Building Overview Dimensions Height

2 story

Width

29’

Depth

39’

Unit Area

1650 sf

Elements Bedrooms Bathrooms Garage

2 2.5 Detached

Additional Options None

51

Design Name:

Bluebonnet

The Bluebonnet is a stylish two-story, twobedroom house offering a unique, modern living experience with a small footprint. This home design incorporates large windows, open kitchen and living room layouts with double-height vaulted ceilings, and ample patio space to promote connection to the outdoors. The second story features an artist’s loft open to the floor below along with a second bedroom.

First Floor Plan

Second Floor Plan

PATIO

Housing Type: Detached Single-Family or Cottage

LIVING VING ROO V ROOM O 19X11

Overlay District Allowed:

OPEN TO BELOW

NC NC NC 1 PT 2 PT 3 PT

DINING G 8X7

DW

KITCHEN 11X9

REFRIG

Building Overview

LAUNDRY

Dimensions

ENTRY

Height

2 story

Width

45 ft.

Depth

55 ft.

Unit Area

1,100 sq. ft. (each)

BEDROOM 10X11 STAIR

PATIO

Bathrooms Garage

Additional Options None

52

2 1 Detached

DN

UP

Elements Bedrooms

LOFT 21X8

BEDROOM 10X11

Design Name:

Lantana

Craftsman Style

The Lantana is a single-story, two-bedroom floor plan utilizing a small, yet efficient layout that incorporates an open kitchen and living space into a compact footprint.

A porch in the front and large patio in the back of the home promote outdoor living and entertainment. This floor plan is also available with a detached garage unit and has two exterior design styles to choose from.

Farmhouse Style yle

Housing Type: Detached Single-family or Cottage Overlay District Allowed:

NC 1

NC 2

Floor Plan

NC 3

PATIO

Building Overview

PRIMARY BEDROOM 13X12

Dimensions Height

1 story

Width

35 ft.

Depth

31 ft.

Unit Area

915 sq. ft.

REFRIG

KITCHEN 16X12

DW

Elements Bedrooms

2

Bathrooms

1

Garage

LIVING 14X12

Detached

Additional Options None BEDROOM BEDROOM 11x12 11X12

ENTRY

PORCH

53

Design Name:

Yaupon

The Yaupon is a stylish single-story, onebedroom cottage home offering a unique, modern living experience with a small-scale footprint. This home design incorporates large windows, open kitchen, and living room layouts with high vaulted ceilings and ample patio space to promote connection to the outdoors.

Floor Plan PATIO

Housing Type: Cottage Overlay District Allowed:

LIVING ROOM 19X11

NC NC NC 1 PT 2 PT 3 PT

DINING 8X7

DW

Building Overview

KITCHEN 13X10

Dimensions Height

1 story

Width

22 ft.

Depth

39 ft.

Unit Area

750 sq. ft.

REFRIG

Elements Bedrooms

1

Bathrooms

1 ENTRY

Garage

Additional Options None

54

Detached PATIO

BEDROOM B 10X11

Design Name: Shed Roof

Crossvine

The Crossvine is a two-bedroom, side-byside duplex designed to feel like a singlefamily detached home. Each unit maintains separate facing entries, staggered patios, and individual exterior features to promote distinct living spaces. The open kitchen and living areas along with a connected semiprivate dining room enhances the sense of living in a standalone home.

Gable Roof

Housing Type: Duplex (Side by Side) Floor Plan

PATIO

Overlay District Allowed:

NC NC 1 PT 2

ENTRY

PATIO

NC 3

ENTRY

Building Overview

DINING 11X9

LIVING 15X14

Dimensions Height

1 story

Width

45 ft.

PRIMARY BEDROOM 11X11 BEDROOM 11X11

DW

Depth

55 ft.

Unit Area

1150 sq. ft. (each)

KITCHEN 15X12

LIVING 15X14

REFRIG

Elements Bedrooms

2

Bathrooms

2

Garage

Detached

REFRIG

KITCHEN 15X12

BEDROOM 11X11

DW

Additional Options

PRIMARY BEDROOM 11X11

None LIVING 15X14

DINING 11X9

ENTRY

PATIO

ENTRY PATIO

55

Design Name: Modern Style, Wood and Stucco

Juniper

The Juniper is a unique, stacked duplex designed to feel flexible and modern.

Each unit maintains open kitchen, dining, and living spaces along with spacious front and back patios. The second-floor unit incorporates a separate side entry to promote privacy. Each unit contains three bedrooms, two bathrooms, and a primary bedroom with walk-in closet with laundry room.

Modern Style, Lap Siding and Stone Veneer

Housing Type: Duplex (Stacked)

First Floor Plan

Second Floor Plan

Overlay District Allowed:

NC NC 1 PC 2

NC 3

PATIO

PATIO

PRIMARY BEDROOM 12X13

PRIMARY BEDROOM 12X13

STAIR STORAGE DINING G 12X10

Building Overview

DINING 12X10

Dimensions Height

2 story

Width

30’

Depth

60’

Unit Area

1,470 sf (each)

REFRIG

K KITCHEN 12X16

KITCHEN 12X16

BEDROOM 11X11

BEDROOM 11X11

SECOND FLOOR STAIR ENTRY

DW

Elements Bedrooms

3

Bathrooms

2

W/D

Garage

R REFRIG

SECOND FLOOR STAIR ENTRY

DW

W/D

Detached

Additional Options

LIVING V ROOM O 15X19

LIVING V ROOM O 15X X19

None

BEDROOM B 11X12

ENTRY

BEDROOM 11X12 325&+

56

325&+

Design Name: Mid-Century Warm Neutral Style

Sweetwood Middle

The Sweetwood is a two-story townhouse offering a refined living experience with a small-scale footprint. This living space provides an open, spacious ground floor plan with large windows looking out to a generous front porch. The second story includes a balcony off the primary bedroom towards the front and two bedrooms in the rear. This floor plan includes a rear patio with storage that may be replaced with a garage option.

First Floor Plan

3$7,2

Second Floor Plan

6725$*(

Housing Type: Townhouse

08' 5220

+$//

%$7+5220

/$81'5< 6725$*(

%('5220 BEDROOM

Overlay District Allowed:

NC 2

%('5220 BEDROOM

&/26(7

NC 3

.,7&+(1 KITCHEN 3$175<

&/26(7

&/26(7

0(&+ &/26(7

60$// /2)7

Building Overview

'1

Dimensions

%$7+5220

DINING ',1,1*

Height

2 story

Width

24 ft.

Depth

43 ft.

Unit Area

1,700 sq. ft.

Elements

:$/. ,1 &/26(7 35,0$5< %$7+5220

+$//

/,9,1* LIVING

83

/,1(1

35,0$5< PRIMARY %('5220 BEDROOM

67$,5

Bedrooms

3

Bathrooms

2.5

Garage Options

67$,5

325&+

325&+

Attached 1 Car Garage Detached 2 Car Garage

57

Sweetwood, Continued

Mid-Century Cool Neutral Style

Corner

First Floor Plan

Corner Layout Additional Features

3$7,2

Second Floor Plan

6725$*(

– Wrap around corner porch – Additional side facing windows

08' 5220

%$7+5220

/$81'5< 6725$*(

+$//

%('5220

%('5220

&/26(7

3$175<

.,7&+(1

&/26(7

&/26(7

0(&+ &/26(7

60$// /2)7 %$7+5220

',1,1*

:$/. ,1 &/26(7 35,0$5< %$7+5220 +$//

/,9,1*

83

/,1(1 67$,5

67$,5

:5$3 $5281' 325&+

58

35,0$5< %('5220

Design Name: Mid-Century Warm Neutral Style

Laurel

First Floor Plan

Middle

3$7,2

08' 5220

6725$*(

+$//

/$81'5< 6725$*(

%$7+5220

&/26(7

KITCHEN .,7&+(1 3$175<

0(&+ &/26(7

',1,1* DINING

/,9,1* LIVING

83

*Option 2 does not have second floor balcony

The Laurel is a two-story townhouse offering a refined living experience with a smallscale footprint. This living space provides an open ground floor plan with large windows looking out towards a spacious front porch.

The second story offers two bedrooms with multiple configuration options including two loft types and an open double-height space. This floor plan includes a rear patio with storage that may be replaced with a garage option.

Housing Type: Townhouse

325&+

Second Floor Plan Option 1: Front Loft

Option 2: Double-Height Living

Option 3: Rear Loft

Large front loft with bedrooms in rear

Double-height living space open to floor below

Larger primary bedroom in front with rear loft

*Option 2 does not have balcony

Overlay District Allowed:

NC 2

67$,5

NC 3

Building Overview Dimensions

PRIMARY %('5220 %('5220 BEDROOM BEDROOM

Height

2 story

Width

24 ft.

Depth

43 ft.

Unit Area

1,700 sq. ft. (option 1 & 3) 1,480 sq. ft. (option 2)

PRIMARY %('5220 %('5220 BEDROOM BEDROOM

&/26(7

/2)7 LOFT

%('5220 BEDROOM

&/26(7

&/26(7

35,0$5< %$7+5220

35,0$5< %$7+5220 /$1',1*

/$1',1*

/,1(1

/$1',1*

'1

'1

'1

%$7+5220

/,1(1

%$7+5220

:$/. ,1 &/26(7

%$7+5220 :$/. ,1 &/26(7

:$/. ,1 &/26(7

35,0$5< %$7+5220 +$//

Elements Bedrooms

2

Bathrooms

2.5

23(1 72 %(/2:

/$5*( /2)7

Garage Options Attached 1 Car Garage

67$,5

67$,5

LARGE LOFT

325&+

/,1(1

35,0$5< %('5220

67$,5

OPEN TO BELOW

PRIMARY BEDROOM

325&+

Detached 2 Car Garage

59

Laurel, Continued

Mid-Century Cool Neutral Style

First Floor Plan

Corner

3$7,2

6725$*(

08' 5220

/$81'5< 6725$*(

%$7+5220 +$//

&/26(7

KITCHEN .,7&+(1

3$175<

0(&+ &/26(7

',1,1* DINING

LIVING /,9,1*

83 67$,5

:5$3 $5281' 325&+

Second Floor Plan Corner Layout Additional Features – Wrap around corner patio – Additional side facing windows

Option 1: Front Loft

Option 2: Double-Height Living

Option 3: Rear Loft

Large front loft with bedrooms in rear

Double-height living space open to floor below

Larger primary bedroom in front with rear loft

*Option 2 does not have balcony

%('5220 BEDROOM

35,0$5< PRIMARY %('5220 BEDROOM

%('5220 BEDROOM

&/26(7

PRIMARY 35,0$5< %('5220 BEDROOM

/2)7 LOFT

%('5220 BEDROOM

&/26(7

&/26(7

35,0$5< %$7+5220

35,0$5< %$7+5220

/$1',1*

/$1',1*

%$7+5220

/,1(1

/,1(1

%$7+5220

+$//

&/26(7

%$7+5220

:$/. ,1 &/26(7

:$/. ,1 &/26(7

:$/. ,1 &/26(7

35,0$5< %$7+5220

+$//

+$//

23(1 72

LARGE LOFT /$5*( /2)7 67$,5

60

OPEN%(/2: TO BELOW 67$,5

/,1(1 67$,5

35,0$5< PRIMARY %('5220 BEDROOM

Design Name:

Townhouse Garages Attached 1 Car Garage and Detached 2 Car Garage

Patio + Storage

Attached 1 Car Garage

Detached 2 Car Garage

The 1 and 2 car garage layouts are available as additional options replacing the townhome rear patio and storage.

Attached 1 Car Garage

Detached 2 Car Garage

The One Car Garage is a single car garage unit with direct access to a mud room and a side entry door.

The Detached Two Car Garage includes a covered breezeway connecting to the rear entrance with a privacy screen attached.

Accessory Structure Type: Garage Overlay District Allowed:

NC 2

Floor Plan

NC 3

Floor Plan

Building Overview 1 Car Garage Dimensions Height

1 story

Width

14 ft.

Depth

23 ft.

Unit Area

322 sq. ft.

*$5$*( *$5$*(

2 Car Garage Dimensions Height

1 story

Width

20 ft.

Depth

23 ft.

Unit Area

460 sq. ft.

Additional Options None

61

Design Name:

Crepe Myrtle

The two-bedroom layout offers a centrally located kitchen separating living and dining spaces on the first floor, with bedrooms on either end at the second floor, including a rear-facing balcony.

Housing Type:

6725$*(

3$7,2

6725$*(

3$7,2

67$,5

.,7&+(1

3:'5

3$7,2 3175<

3175<

3$7,2

/,9,1*

/,9,1*

3175<

The one-bedroom layout includes an open concept first floor design, covered back patio, an integrated exterior storage space, and an open loft on the second floor.

First Floor Plan

3175<

The Crepe Myrtle Multiplex consists of four total units in either a two-bedroom or onebedroom offering each with a half bath tucked under the stairs and a full bathroom upstairs. The units are equal widths and offers recessed or covered front and rear entry.

Laundry rooms are located on the second floor for close proximity to bedrooms.

.,7&+(1

67$,5 3:'5

.,7&+(1

.,7&+(1

3:'5

3:'5 ',1,1*

67$,5

67$,5

(175<

(175<

(175<

)5217 325&+

(175< ',1,1*

/,9,1*

)5217 325&+

',1,1* &/26(7

&/26(7

/,9,1*

)5217 325&+

)5217 325&+

Multiplex Second Floor Plan

Overlay District Allowed:

NC 1

NC 2

NC 3

Building Overview

2 story

2 story

2 story

%('5220 /$81'5<

Width

60 ft.

15 ft.

15 ft.

Depth

45 ft.

39 ft.

45 ft.

4100 sq. ft.

910 sq. ft.

1140 sq. ft.

%$7+5220

62

&/26(7 %$7+5220

67$,5

67$,5 +$//

2

1.5

1.5

Detached

%('5220

&/26(7

1

Bathrooms

None

67$,5

&/26(7

%$7+5220

%$7+5220

+$//

/,1(1

Bedrooms

Additional Options

/$81'5<

67$,5

Elements

Garage

%('5220 +$//

+$//

/,1(1

/2)7 %('5220

&/26(7

Unit Area

6725

/$81'5<

2 BR

&/26(7

1 BR

%('5220 6725

/$81'5<

Height

TOTAL

&/26(7

%('5220

Dimensions

/2)7

Design Name:

Live Oak

The one-bedroom corner layout features an open-concept first floor, a mudroom with an adjacent half bath, and a second floor full bath with a double vanity.

The two-bedroom units include private dining/ office off the recessed entry, a spacious living room opening to the kitchen, and secondstory bedrooms with en-suite bathrooms.

First Floor Plan 5($5 3$7,2

5($5 3$7,2

/,9,1* 5220

/,9,1* 5220

08' 5220

%$&. +$//

/,9,1* 5220

3:'5

67$,5 3:'5

.,7&+(1

.,7&+(1

.,7&+(1

.,7&+(1 ',1,1* 3:'5

/$81'5<

3:'5

3175< 6725

The three-bedroom corner unit includes a generous recessed entry area, central kitchen separating dining and living spaces, second floor open loft, primary bedroom with en-suite bathroom, and a double vanity full bathroom.

5($5 3$7,2

5($5 3$7,2

3175<

The Live Oak Mutiplex consists of four total units with one, two, or three bedrooms. Each unit has its own covered front porch and rear patio. To complement the bedrooms, the laundry room was placed on the second story.

67$,5

67$,5

',1,1*

',1,1*

+$// &/

+$//

/,9,1* 5220

67$,5

)5217 325&+

(175< +$//

+$// ',1,1* 5220

)5217 325&+

)5217 325&+

Housing Type:

)5217 325&+

Multiplex Overlay District Allowed:

NC 1

NC 2

Second Floor Plan

NC 3

&/26(7

Building Overview Dimensions 2 BR

3 BR

Height

2 story

2 story

2 story

2 story

Width

80’

15 ft.

20 ft.

25 ft.

Depth

45 ft.

41 ft.

43 ft.

45 ft.

/$81'5<

5737 sq. ft.

1015 sq. ft.

1436 sq. ft.

1850 sq. ft.

/$81'5<

35,0$5< %('5220

35,0$5< %('5220

: &

67$,5

35,0$5< %$7+5220

%('5220

35,0$5< %$7+5220 &/26(7

+$//

Unit Area

35,0$5< %('5220

+$// 67$,5

%$7+

&/26(7

1 BR

&/26(7

TOTAL

&/26(7 35,0$5< %$7+5220 +$//

%$7+5220

67$,5

&/26(7

/2)7 &/26(7 &/26(7

&/26(7

Elements Bedrooms

1

2

3

Bathrooms

1.5

2.5

2.5

Garage

Detached

/$81'5< %$7+5220

%('5220

%('5220

%$7+5220

%('5220

%('5220

&/

/2)7 &/

&/

Additional Options None

63

Design Name:

Hawthorn

Modern Style

The Hawthorn is a one bedroom accessory dwelling unit offering a spacious, modern living experience in a compact footprint.

A front stoop at the entrance opens up to a continuous living and kitchen area, surrounded by windows providing abundant natural light and openness. In the rear of the unit, the open bedroom is concealed behind a privacy wall.

Craftsman Style

Housing Type: Accessory Dwelling Unit (ADU) Overlay District Allowed:

NC NC 1 PT 2 PT

Floor Plan

Building Overview Dimensions Height

1 story

Width

20 ft.

Depth

28’

Unit Area

440 sq. ft.

Elements Bedrooms

1

Bathrooms

1

Garage

Additional Options None

64

Detached

Design Name: Historic Style

Palmetto

Modern Style The Palmetto is a carriage house with internal stair access to a two-bedroom living space above the garage. This layout features an open kitchen and living room area leading to a second story balcony, along with a spacious primary bedroom with walk-in closet and second bedroom.

Housing Type: Carriage House Overlay District Allowed:

NC NC NC 1 PT 2 PT 3 PT First Floor Plan

Second Floor Plan

Building Overview Dimensions Height

2 story

Width

32 ft.

Depth

30 ft.

Unit Area

577 sq. ft.

Elements Bedrooms

2

Bathrooms

1

Garage

3 Car Attached

Additional Options None

65

Design Name: Historic Style Option 1: No Carport

Abelia

The Abelia is a carriage house with an open living space above the garage/storage area.

The unit is accessed by a covered exterior staircase. The kitchen and living room share an open plan layout on the second floor, with a large primary bedroom and walk-in closet. This floor plan includes an option for a covered carport for a third car that can double as a large balcony.

Modern Style Option 2: Carport & Balcony

Housing Type: Carriage House Overlay District Allowed:

NC NC NC 1 PT 2 PT 3 PT First Floor Plan

Building Overview Dimensions Height

2 story

Width

30 ft.

Depth

24 ft.

Unit Area

536 sq. ft.

Elements Bedrooms

1

Bathrooms

1

Garage

2 Car Attached

Additional Options Option 2: 3rd Carport & Balcony

66

Second Floor Plan

Design Name: Craftsman Style tyle

One Car Garage

The One Car Garage is a detached single car garage unit available in two exterior design styles. It features a rear entry along with side exterior windows.

Farmhouse Style e St tyle tyle

Accessory Structure Type: Garage Overlay District Allowed:

NC 1

NC 2

NC 3

Building Overview Dimensions Height

1 story

Width

14 ft.

Depth

26 ft.

Garage Area

Floor plan

364 sq. ft.

Additional Options None

GARAGE 13X25

67

Design Name:

Jasmine

The Primrose is a single story, threebedroom single family home with an open concept living and kitchen area containing a fireplace feature. A recessed, arched front patio entry leads into the home, with living areas in the front, and bedrooms grouped in the rear for privacy. This design provides an en-suite bedroom with a walk-in closet in the primary bedroom, a large covered back patio, and spacious mudroom and laundry room pass through.

Floor Plan

3$7,2 PATIO

&/26(7

35,0$5< PRIMARY %$7+5220 BATHROOM 35,0$5< %('5220

%('5220 BEDROOM %$7+5220

PRIMARY BEDROOM

%$&. (175<

Housing Type: Single Family Detached

%('5220 +$//

3$175<

&/26(7

Overlay District Allowed:

NC 1

NC 2

NC 3

BEDROOM

6725$*(

/$81'5<

.,7&+(1 KITCHEN

Building Overview

08' 5220

Dimensions Height

1 story

Width

50 ft.

Depth

60 ft.

Unit Area

1725 sq. ft.

&/26(7 ',1,1* DINING

(175<

Elements Bedrooms

3

Bathrooms

2

Garage

Additional Options None

68

Attached

ENTRY

/,9,1*

LIVING 3$7,2 PATIO

*$5$*( GARAGE

&/26(7

Design Name:

Primrose

Floor Plan

&/26(7 3$7,2 PATIO 35,0$5<

%('5220 PRIMARY BEDROOM

Housing Type: 3$175<

35,0$5< PRIMARY %$7+5220 BATHROOM

&/26(7

The Primrose is a single story, two-bedroom single family home with an open concept living and kitchen area featuring a central fireplace. Two bedrooms flank either side for privacy, with an en-suite double vanity bathroom and large walk-in closet for the primary bedroom. The front entry includes a covered patio leading to integrated bench seating/storage with attached laundry room, while the rear entry opens to a spacious covered patio.

6725$*(

Single Family Detached Overlay District Allowed:

NC 1

NC 2

/,9,1* LIVING

NC 3 *$5$*( GARAGE

Building Overview

.,7&+(1 KITCHEN

Height

1 story

Width

50 ft.

Depth

60 ft.

Unit Area

1450 sq. ft.

&/26(7

%$7+5220

Elements Bedrooms

2

Bathrooms

2

Garage

/,1(1

DINING ',1,1*

Dimensions

Attached

%('5220 BEDROOM

/$81'5< LAUNDRY

(175< ENTRY

Additional Options None 3$7,2 PATIO

ENTRY

69

Design Name:

Marigold

The Marigold is a single story, threebedroom single family home with an open concept living and kitchen area with a fireplace feature. A recessed, arched front patio entry leads into the home, with secondary bedrooms in the front, and primary bedroom suite in the rear for privacy. This design provides a powder bathroom for guests, an en-suite bedroom with walk-in closet in the primary bedroom, a large covered back patio, and laundry room pass through.

Floor Plan

BACK PATIO DINING

PRIMARY BATHROOM

LIVING KITCHEN

Housing Type: Single Family Detached Overlay District Allowed:

NC 1

NC 2

NC 3

PWDR BATH BEDROOM HALL

Building Overview

GARAGE

Dimensions Height Width

50’

Depth

60’

Unit Area

1765 sf BEDROOM

Elements Bedrooms

3

Bathrooms

2

Garage

Additional Options None

70

ENTRY

1 story

Attached

ENTRY

FRONT PATIO

Design Name:

Sugarberry Corner

The Sugarberry Live/Work Multiplex consists of four total units, with commercial shell units on the ground floor with two bedroom units above.

First Floor Plan

The ground floor commercial units provide tenant finish out flexibility with exposed studs and slab leave out. The exterior facade at the ground level provides a mainstreet feel with shop fronts and awning above.

The two-bedroom units feature open living/ kitchen areas facing the front and two bedrooms at the rear, including a primary bedroom with en-suite bathroom and walk-in closet and laundry room. Access is provided from the ground level, with a separate residential vestibule located off the commercial entrance.

COMMERCIAL SPACE

COMMERCIAL SPACE

STAIR

COMMERCIAL SPACE

STAIR

UP

UP

RESIDENTIAL VESTIBULE

Housing Type:

RESIDENTIAL VESTIBULE

COMMERCIAL SPACE

STAIR

STAIR

UP

UP

RESIDENTIAL VESTIBULE

RESIDENTIAL VESTIBULE

Multiplex Overlay District Allowed:

NC 1

NC 2

NC 3

Second Floor Plan

Building Overview

PRIMARY BEDROOM

PRIMARY BEDROOM

BEDROOM

BEDROOM

BEDROOM

PRIMARY BEDROOM

BEDROOM

PRIMARY BEDROOM

Dimensions

Height Width

1ST FLOOR COMMERCIAL

2ND FLOOR RESIDENTIAL

1 story

1 story

24 ft.

60 ft.

Unit Area

1215 sq. ft.

1281 sq. ft.

CLOSET PRIMARY BATHROOM

LAUNDRY

LAUNDRY

LAUNDRY

LAUNDRY

BATHROOM

CLOSET

CLOSET ND

ND

CLOSET DN

DN

KITCHEN

KITCHEN

KITCHEN

PRIMARY BATHROOM

BATHROOM

BATHROOM

CLOSET

60 ft.

CLOSET

PRIMARY BATHROOM

BATHROOM

24 ft.

Depth

CLOSET

CLOSET PRIMARY BATHROOM

KITCHEN

Elements Bedrooms

-

Bathrooms

-

Garage

2 2

STAIR

LIVING/DINING

STAIR

LIVING/DINING

STAIR

STAIR

LIVING/DINING

LIVING/DINING

None

Additional Options None

71

This page was intentionally left blank.

72

Love Where You Build APPENDIX A - MATERIAL GUIDE

Modern Farmhouse Style Note: Information below shows only exterior finish colorways. Please refer to Permit Ready Plans for information on finish type, basis of design, and location of finishes.

2 1 2

1

2

3

8

6

7 4

5

1 Siding (Fiber Cement) & Trim

Areas of Exterior Application: Vertical board & batten, horizontal lap siding, trim board, window trim, door trim, fascia, soffits, intake vent trim.

Note: All exterior fiber cement siding & trim to be the same color on Modern Farmhouse building style.

Benjamin Moore Simply White

Benjamin Moore

Coal Black

Charcoal Gray

Revere Pewter

2 Composite Shingle Roof

Areas of Exterior Application: Main roof

3 Standing Seam Metal Roof

Areas of Exterior Application: Window canopies and porch canopies

Love Where You Build

A-2

Modern Farmhouse Style, Continued 4 Brick Veneer

Areas of Exterior Application: Column base

Madison

Harbourtown Note: Decorative gable truss shown as wood finish example only. Refer to permit ready plans for decorative truss info.

5 Exterior Wood Finish

Areas of Exterior Application: Decorative gable trusses, wood columns, rafters & knee braces Note: All exterior natural wood finishes to match as closely as possible

6 Exterior Fiberglass Doors

7 Exterior Light Sconce

Note: Contractor to match example as closely as possible. All exterior light fixtures must have a black finish. Verify size and placement w/ permit ready plans.

Sconce Example

8 Metal Standoff Address Sign

5” Tall Address Numbers Finish to contrast with wall behind.

Option to mount stand off numbers on a contrasting plate.

A-3

Appendix A-Materials Guide

Cozy Craftsman Style Note: Information below shows only exterior finish colorways. Please refer to Permit Ready Plans for information on finish type, basis of design, and location of finishes.

2 1 2

1

2

4

3

8

7

5

6

5

1 Siding (Fiber Cement)

Areas of Exterior Application: Horizontal lap siding

2 Trim & Doors

Areas of Exterior Application: Trim board, window trim, door trim, fascia, soffits, intake vent trim & tapered columns.

3 Decorative Louvered Shutters &

Exterior Doors

Love Where You Build

A-4

Cozy Craftsman Style, Continued 4 Composite Shingle Roof

Areas of Exterior Application: Main Roof

5 Brick Veneer

Areas of Exterior Application: Column base

Harbourtown

Bourbon Street

6 Shingle Siding

Areas of Exterior Application: Selected gable faces. Reference Permit Ready Plans for exact locations.

Cedar Impressions, Wood Grain, Mountain Cedar

7 Exterior Light Sconce

Note: Contractor to match example as closely as possible. All exterior light fixtures must have a black finish. Verify size and placement w/ permit ready plans.

Sconce Example 8 Metal Standoff Address Sign

5” Tall Address Numbers Finish to contrast with wall behind.

Option to mount stand off numbers on a contrasting plate.

A-5

Appendix A-Materials Guide

Mocha Modern Style Note: Information below shows only exterior finish colorways. Please refer to Permit Ready Plans for information on finish type, basis of design, and location of finishes.

1

4

6 9

2

5 3 8

7

1

1 Stucco or Alternate Stone Veneer

Siding

Areas of Exterior Application: See Permit Ready Plans for exact locations. Choose one of the following finish types Stucco - SW Pure White

Prairie Stone - Grey Granite

2 Siding (Fiber Cement)

Areas of Exterior Application: Horizontal lap siding. See permit ready plans for exact locations. Choose one of the following paint colors.

Complementary color pairings are listed below

3 Exterior Door Paint

Love Where You Build

A-6

Mocha Modern Style, Continued 4 Composite or Vinyl Wood Siding

Areas of Exterior Application: See permit ready plans for exact locations.

Composite Saddle

Vinyl - Forest Brown

5 Exterior Wood Finish

Areas of Exterior Application: Wood columns & exposed rafters.

Note: All exterior natural wood finishes to composite wood siding as close as possible.

Stained Cedar

6 Composite Shingle Roof

Areas of Exterior Application: Main Roof

7 Standing Seam Metal Roof

Areas of Exterior Application: Window canopies and porch canopies

Charcoal Gray

8 Exterior Light Sconce

Note: Contractor to match example as closely as possible. All exterior light fixtures must have a black finish. Verify size and placement w/ permit ready plans.

Sconce Example

9 Metal Standoff Address Sign

5” Tall Address Numbers Finish to contrast with wall behind.

Option to mount stand off numbers on a contrasting plate.

A-7

Appendix A-Materials Guide

Mid-Century Warm Style Note: Information below shows only exterior finish colorways. Please refer to Permit Ready Plans for information on finish type, basis of design, and location of finishes.

2 1 2

1

2

3

4

5 6

7

8 9

1 Stucco or Alternate Stone Veneer

Siding Areas of Exterior Application: See Permit Ready Plans for exact locations. Choose one of the following finish types Stucco - SW Pure White

2 Siding (Fiber Cement)

Areas of Exterior Application: Horizontal lap siding. See permit ready plans for exact locations. Choose one of the following paint colors.

Complementary color pairings are listed below.

3 Exterior Door Paint

4 Composite or Vinyl Wood Siding

Areas of Exterior Application: See permit ready plans for exact locations.

Love Where You Build

A-8

Mid-Century Warm Style, Continued 5 Exterior Wood Finish

Areas of Exterior Application: Wood columns & exposed rafters Note: All exterior natural wood finishes to composite wood siding as close as possible.

Cedar Wood

6 Composite Shingle Roof

Areas of Exterior Application: Main Roof

7 Standing Seam Metal Roof

Areas of Exterior Application: Window canopies and porch canopies

Charcoal Gray

8 Exterior Light Sconce

Note: Contractor to match example as closely as possible. All exterior light fixtures must have a black finish. Verify size and placement w/ permit ready plans.

Sconce Example

9 Metal Standoff Address Sign

5” Tall Address Numbers Finish to contrast with wall behind.

Option to mount stand off numbers on a contrasting plate.

A-9

Appendix A-Materials Guide

Cool Historic Style Note: Information below shows only exterior finish colorways. Please refer to Permit Ready Plans for information on finish type, basis of design, and location of finishes.

2 1 2

1

2

3 4

7

8

6 5

1 Siding (Fiber Cement)

Areas of Exterior Application: Horizontal lap siding

2 Trim & Columns

Areas of Exterior Application: Trim board, window trim, door trim, fascia, soffits, intake vent trim & columns.

3 Decorative Louvered Shutters &

Exterior Doors

Love Where You Build

A-10

Cool Historic Style, Continued 4 Composite Shingle Roof

Areas of Exterior Application: Main Roof

5 Standing Seam Metal Roof

Areas of Exterior Application: Accent roof & Awning

Charcoal Gray

6 Brick Veneer or Shingle Siding

Areas of Exterior Application: See Permit Ready Plans for exact locations.

French Manor

7 Exterior Light Sconce & Lantern

Note: Contractor to match example as closely as possible. All exterior light fixtures must have a black finish. Verify size and placement w/ permit ready plans.

Sconce Example

Lantern Example

8 Metal Standoff Address Sign

5” Tall Address Numbers Finish to contrast with wall behind.

Option to mount stand off numbers on a contrasting plate.

A-11

Appendix A-Materials Guide

Cozy Charcoal Style Note: Information below shows only exterior finish colorways. Please refer to Permit Ready Plans for information on finish type, basis of design, and location of finishes.

9

1

3

2

4

5

7

8

1 Siding (Fiber Cement)

Areas of Exterior Application: Horizontal lap siding

2 Board and Batten Vertical Siding

Areas of Exterior Application: See permit ready plans for exact locations.

3 Brick Veneer

Areas of Exterior Application: See Permit Ready Plans for exact locations.

Obsidian XL

Caliche

Alabaster

Pikes Peak

4 Exterior Wood Finish

Areas of Exterior Application: Doors, columns & exposed rafters Note: All exterior natural wood finishes to composite wood siding as close as possible.

Love Where You Build

Stained Cedar

A-12

Cozy Charcoal Style, Continued 5 Composite Shingle Roof

Areas of Exterior Application: Main Roof

DRIFTWOOD

6 Standing Seam Metal Roof

Areas of Exterior Application: Accent roof & Awning

Charcoal Gray

7 Trim & Columns

Areas of Exterior Application: Trim board, window trim, door trim, fascia, soffits, intake vent trim & columns.

8 Exterior Light Sconce & Lantern

Note: Contractor to match example as closely as possible. All exterior light fixtures must have a black finish. Verify size and placement w/ permit ready plans.

Sconce Example

Lantern Example

9 Metal Standoff Address Sign

5” Tall Address Numbers + Unit Letters Finish to contrast with wall behind.

Option to mount stand off numbers on a contrasting plate.

A-13

Appendix A-Materials Guide

Warm Cottage Style Note: Information below shows only exterior finish colorways. Please refer to Permit Ready Plans for information on finish type, basis of design, and location of finishes.

1

2

3

5 6

8

4

7

1 Siding (Fiber Cement)

Areas of Exterior Application: Horizontal lap siding

2 Stucco

Areas of Exterior Application: See permit ready plans for exact locations.

Stucco - SW High Reflective White

3 Brick or Stone Veneer

Areas of Exterior Application: See Permit Ready Plans for exact locations.

Frostwood

Love Where You Build

Summer Cottage

A-14

Warm Cottage Style, Continued 4 Composite Shingle Roof

Areas of Exterior Application: Main Roof

CHARCOAL GREY

DRIFTWOOD

5 Exterior Wood Finish

Areas of Exterior Application: Doors, accents, & structures Note: All exterior natural wood finishes to composite wood siding as close as possible.

SW3531 Blue Shadow

6 Trim & Columns

Areas of Exterior Application: Trim board, window trim, door trim, fascia, soffits, intake vent trim & columns.

7 Exterior Light Sconce & Lantern

Note: Contractor to match example as closely as possible. All exterior light fixtures must have a black finish. Verify size and placement w/ permit ready plans.

Sconce Example

Lantern Example

8 Metal Standoff Address Sign

5” Tall Address Numbers + Unit Letters Finish to contrast with wall behind.

Option to mount stand off numbers on a contrasting plate.

A-15

Appendix A-Materials Guide

Main Street Style Note: Information below shows only exterior finish colorways. Please refer to Permit Ready Plans for information on finish type, basis of design, and location of finishes.

2

3

4

1

5

6

1 Fiber Cement Siding +

Decorative Trim

Areas of Exterior Application: Vertical lap siding, Trim

Love Where You Build

A-16

Main Street Style, Continued 2 Brick Veneer

Areas of Exterior Application: See Permit Ready Plans for exact locations.

Chicago Southside

3 Metal Parapet Coping

Areas of Exterior Application: Main Roof

Iron Ore

Buckskin

4 Exterior Wood Finish

Areas of Exterior Application: Doors, Window Header/Sill Note: All exterior natural wood finishes to composite wood siding as close as possible.

SW3540 Mountain Ash

5 Exterior Light Sconce & Lantern

Note: Contractor to match example as closely as possible. All exterior light fixtures must have a black finish. Verify size and placement w/ permit ready plans.

Sconce Example

6 Metal Standoff Address Sign

5” Tall Address Numbers + Unit Letters Finish to contrast with wall behind.

Option to mount stand off numbers on a contrasting plate.

A-17

Appendix A-Materials Guide

35

363 363 36 TEXAS

36 6

TEXAS TEX TE AS

Bell Be B ellai l ai aire re re G rd Ga rden e Northwest N Hills

Historic

Western Hills

Jackkso s n Parkk Easst Do Down nss

Centra Central en entral Downtown owntown

363 Fergusson Parkk

Midtown

Temple Heights

Las Cruces

W oo

dl

aw

n

TEX XAS

Crestvvieew

Bird Creek TMED E

35

US

Hickory Heights

190 Canyon CCreek

El Paseo seo

Temp le

Ciitty ty Lim imits

Barnhardt

95 95

TEXA TE TEX EXAS S

Love Where Your Build APPENDIX B - Neighborhood Conservation Overlay District Zoning Map

B-1

Appendix B-Neighborhood Conservation Overlay District Zoning Map

en u

eA

E Av

e nu

E Av

e

eB

eD

S 20 th S t

Fergus ue F

E Av F

S 16 th S t

Las Cruces

St

H

EA v en

SH end erso n

S 10 th S t

S 16 th S t

E Ave nu e

e nu

eE

ue F

Crestv S 22 nd S t

ue

Lun a Ln

EA v en

Neighborhood Conservation Overlay Exhibit: FERGUSON PARK Love Where You Build

d am

ve

S 20 th S t

EA ven

al A

S 18 th S t

EA ve E

EA

SK nob St

E Av

entr

S 18 th S t

S 8th

St

Downtown

e nu

S 12 th S t

S 10 th S t

E Av

S 14 th S t

S 6th

S 4th

St

St

EC

B-2

N 20 th S t

East Downs Ave

nue

A

Valero S 24 th S t

S 22 nd S t

EC

on Park

EA ve n

E

Av

S 24th

St

E Av

enu

ritag

e Av

S 26 th S t

ve

ue B

enu eD

en u

eE

E Avenue

E He

al A

eC

E Av

view

entr

N 34 th S t

ms

H

e

NC NC NC 1 2 3 B-3

Appendix B-Neighborhood Conservation Overlay District Zoning Map

S 18 th S t

St

H

E Av

en u

S 30 th S t

S 24 th S t

S 28 th St

S 26 th S t

S 20 th S t

S 16 th S t

SH end erso n

E Ave nue

eJ

E Av

ue N

S

S 30 th S t

EA v en

Hon

or L

M

ar t in

Lu

th

er

Kin

gJ rD

r

Zo

Neighborhood Conservation Overlay Exhibit: CRESTVIEW Love Where You Build

en u

B-4

n

eK

I

S 38 th S t

S 36 th S t

E Av enu e

ue

G

S 40 th S t

S 32 nd S t

EA v en

en u

eK

S 38 th S t

E Av

NC NC NC 1 2 3 B-5

Appendix B-Neighborhood Conservation Overlay District Zoning Map

N 17 th S t

WL ama r

N 13 th S t

N 15 th S t

Histo Dist

Central

W Ir vin

N 9t h St

N 11 th S t

wH ous ton Ave

WG arfie ld A ve

WF renc h Av

Downtown

Neighborhood Conservation Overlay Exhibit: HISTORIC DISTRICT Love Where You Build

B-6

Garden District uge

nt A ve

N 1s t St

WN

WO akla nd A ve

WM unro e Av e

r Av e

N 2n d St

oric rict

N 4t h St

WK ing A ve

St

N 5th

N 7t h St

t

n Av e

NM ain S t

N 3r d St

Jackson Park

E I rv

in A ve

N 6t h St

St N 4th

N 2n d St

ve

NC 2 B-7

Appendix B-Neighborhood Conservation Overlay District Zoning Map

r

nD

Dr

t ow

to n

Yor k

ing Lex Sau

oc k

ry D

r

Dr

eD

ruc tR

ral B

or

ene

rp

d St rd

N

43

SG

Ai

r

Dodg e Dr

H a nc

lsbu

35

S 41st

St

35

eD nu e Av

WA ve S 29 th S t

W

WA v

WA venu eD

WA venu eH

WA venu eE

Neighborhood Conservation Overlay Exhibit: CENTRAL Love Where You Build

B-8

N 17 th S t

WN

WB arto n Av e

WE lm A ve

St N 5th

St

WF renc h Av e

N 1s t St

N 3r d St

Rd

N 7th

d iu m

N 11 th S t

WC

Ave nue A

entr

WA dam s Av e al A ve

N 11 th S t

WD own s Av e

WB arto n Av e

S 21 st S t

S 23 rd S t

enu eB

B-9

NM ain S t

N 31 st

Sta

N 9t h St

ve

WK ing A ve

N 13 th S t

nA

N 15 th S t

sto

nt A ve

WL ama r Av e

St

Hou

uge

WA venu eD

NC NC 2 3 Appendix B-Neighborhood Conservation Overlay District Zoning Map

Central

Temple

Midt

S 17 th S t

S 25 th S t

S 19 th S t

WA venu eK

S 21 st S t

S 29 th S t

WA venu eJ

WA venu eI

S 21 st S t

S 27 th S t

S 31 st S t

Heights

TMED

Neighborhood Conservation Overlay Exhibit: MIDTOWN Love Where You Build

B-10

WA venu eE

WA venu eD

S 7th

St

S 1s t St

Downtown

WA venu eG

WA venu eH

oria Ve t e r

ans

Mem

WA venu eM

l Dr

WA venu eK

WA venu eO

S 2n d St

WA venu eJ

SM ain S t

S 9th S 7t h St

WA ven ue L

S 11 th S t

S 15 th S t

S 13 th S t

St

town

S 3r d St

WA ven ue F

Las Cruces

WA ven ue N

NC NC NC 1 2 3 B-11

Appendix B-Neighborhood Conservation Overlay District Zoning Map

N 5th

N 7th

WF renc h Av e

N 21 st S t

WE lm A ve

N

WB arto n Av e

St

St

N 9t h St

Historic District

WD own s Av e

WC

WA venu eA

entr

WA dam s Av e

N 11 th S t

Central

al A ve

WB arto n Av e

S 23 rd S t

WA ven ue B

Dow

St

Love Where You Build

St

St

B-12

S 6th

TMED Neighborhood Conservation Overlay Exhibit: DOWNTOWN

en u

e

Las Cruce S 2n d St

WA venu eM

WA venu eK

SM ain S t

WA venu eL

S 4th

Ave nue I

E Av

WA venu eH

S 5t h St

MidtownW

S 7th

WA venu eG

S 11 th S t

S 19 th S t

WA venu eD

in A ve

N1 4th St

N 8t h St

t

N 12 th S t

N 2n d St

o us

ton

Ave

N 6t h St

EH

N 20 th S t

N 16 th S t

East Downs

N 18 th S t

E Av

E Av

en u

entr

en u

al A

E Ad

ve

ams

Ave

eA

eB

S 22 nd S t

S 12 th S t

S 10 th S t

EC

S 24 th S t

ntown

N1 2th St

N 8th

St

N 4t h St

N 1s t St

Jackson Park

NM ain S t

N 3r d St

E I rv

Ferguson Park E Av

S 14 th S t

F

S 18 th S t

es

E Av EA v en

e nu

enu e

C

eE

ue F

E Av

B-13

en

NC NC NC 1 2 3

Appendix B-Neighborhood Conservation Overlay District Zoning Map

North Industrial Dr

ruce

Va n

C

WW elto n Av e

N 1s t St

NG

lB enera

35

WK illen Ln Ze nit hA ve

N1 3th St

W

e

N 3rd St

e

EV

icto

o ya lA ve

WO akla nd A ve

Jackson Park

Neighborhood Conservation Overlay Exhibit: BELLAIRE Love Where You Build

ry A ve

e ll A ve

N 5t h St

WR

ry A ve

WV irgin ia A v

St N 13th

W Sh

r Av e

N Ma in St

WV icto

N 11 th S t

Garden District

WW al k e

N 1s t St

WV irgin ia A ve

Ave

N 9th

Ct

B

St

W Walker

B-14

Dr

r all D

L o w e r Tr o y R d

re

che

Col

EZ

enit

E Yo r Av

e

h Av

e

u ng Av

e

e

N 4t h St

avie

e Av

r

EU psh aw Ave

Bellaire EX

ll D

p

Dr

r

Mit

Lo o

cis a

ey D

gles

N 12th St

as

Rug

Atas

in

new

ve tA

lv Ca

Sto

el

Dr s Av e

nP

ay

Bu r n

ow Ott

N 10 th S t

e

nion

N 10 th St

EU

ES

k

East Downs B-15

h

e Av l l e

NC 1

Appendix B-Neighborhood Conservation Overlay District Zoning Map

Western Hills d l Ke

ler

R

S 49 th S t

S 51 st S t

S 53 rd S t

S 55 th S t

35

WA

Ir a

S 47 th S t

WA ven ue N

Y

ou

H SW

oop en L odg KD

WA

ng D

r

W Ave

venue R

Temple Heights S

St S 49th

WA venu eT

D

S

r

Tho

D

d

d

oo

oo

W Av enue Z

w

ew

en

os

Gl

Bird Creek R

47

th S t

S

55 th St

TEXAS

S 51st St

363

S 53 rd S t

S5

WA venu eT

7th St

Woodlawn

rnto

r

Sky

line

Dr

n Ln

Forest Trail

Neighborhood Conservation Overlay Exhibit: TEMPLE HEIGHTS Love Where You Build

B-16

S Ge

n

Br eral

uce

S 31 st S t

WA ven ue B

Dr

S 29 th S t

WA ven ue I

Midtown

S 15 th S t

S 19 th S t

S 21 st S t

S 25 th St

S 33 rd S t

S 35 th S t

S 37 th S t

S 39 th S t

S 27 th S t

S 29 th S t

S 45 th S t S 41 st S t

S 23 rd S t

WA venu eJ

WA ven ue M

enue P

WA ven ue R

WA venu eT

o tt

&W

hit e

B l vd

TMED

Sc

43rd St

WA venu eE

WA venu eH

Ave nue L

s

Central

NC NC NC 1 2 3 B-17

Appendix B-Neighborhood Conservation Overlay District Zoning Map

WR

Garden District

e

St

nt A ve

l Av

WL ama r Av e

NM ain S t

N 3rd

N 13 th S t

uge

oya

Ave

WM unro e Av e

Jacks

Historic District

WK ing A ve

N 5t h St

E I rv

EF

re n

N 4th

St

W El m Av e

ch A ve

in A ve

N 6t h St

WG arfie ld A ve

N 7t h St

N 9t h St

N 11 th S t

N 3r d St

N 17 th S t

N 15 th S t

WN

he l l

N 2n d St

WP ark A ve

N 1s t St

WS

EG

Downtown ED

own

s Av

e

Neighborhood Conservation Overlay Exhibit: JACKSON PARK Love Where You Build

B-18

arf i

e ld

N 10 th St

Bellaire

e Av

N 6t h St

N 4th

St

W

ES

ll he

N

N 8t h St

14 th St

son Park

N 12 th S t

East Downs

EH

o us

to n

Ave

Ave

NC NC NC 1 2 3 B-19

Appendix B-Neighborhood Conservation Overlay District Zoning Map

North Industrial Goli ad S t

35

al C

t

Mon

tice

l lo

Rd

Duv

N 13th

Ct

N 15 th S t

A l amo

Gard Dist Distr

WR

WP ark A ve

N 15 th S t

7th S t

N 13 th S t

Central

uge

Historic District W

Neighborhood Conservation Overlay Exhibit: GARDEN DISTRICT Love Where You Build

B-20

nt A ve

9th S t

WN

N

O Pe

l

Ca

ve tA

Cr

WW elto n Av e

N 1s t St

Va n

ea

sey

nL ille EK

Bellaire

r Av e

e

rA

N 3rd St

N 1s t St

WV irgin ia A v

avie

N 4t h St

EX

ry A ve

N Ma in St

St

WV icto

h St

e ll A ve

al A ve

B-21

W 6th S t

4th S t

N 2n d St

NM ain S t

N 5t h St

N 3rd

St

e

Jackson Park N 1s t St

WO akla nd A ve

N 5t h St

Roy

WW a l ke

N 9th

ia A ve

Ave

N 4t h St

NM ain S t

EU psh aw A

den rict W Sh

Co

N1 3th St

N 15 th S t

Ze nit hA ve

W Walker

WV irgin

Rug g

Dr

W

NC NC NC 1 2 3 Appendix B-Neighborhood Conservation Overlay District Zoning Map

Downtow

E Av

E Av

S 11 th S t

e nu

en u

en u

e nu

S 4th

ue P

enu

E Av

en u

St S 8th

eM

eN

l

S 3r d St

WA venu eR

Te a g

S 5t h St

TMED

Neighborhood Conservation Overlay Exhibit: LAS CRUCES Love Where You Build

eI

eK

St

WA venu eP

E Av

eG

eH

St S 6th

Mem

ans

E Av

S 1s t St

St

S 7th

WA ven ue O

eF

Las Cruces

Ve t e r

S 9th

St

WA ven ue M

E Av

S 2n d St

WA venu eK

SM ain S t

WA ven ue L

l Dr

E Av

oria

S 13 th S t

Midtown S 15 th S t

en u

B-22

wn

E Av

E Av

en u

e nu

eD

eC

Ferguson Park

EA v en

St S 24th

ue F

EA ven

S 20 th S t

S 16 th S t

S 10 th S t

eE

ue H

S 12 th S t

Crestview

en u

eJ

S 26 th S t

E Av

E Av

S M ar

tin

Lu

2

en u

eK

ue N

S 30 th S t

EA v en

4th

S 28 th St

SK nob St

e nu

S 18 th S t

Lun a Ln

St 12th

E Av

Hon

or L

n

St

th

er Ki ng

Jr D

r

NC NC NC 1 2 3 B-23

Appendix B-Neighborhood Conservation Overlay District Zoning Map

N 5t h St

E S

e Av

H il

N 2n d St WL

ll he

EN

ama r Av e

uge

nt A ve

N 12 th S t

N 1s t St

o us

ton

Ave

Ea

N 20 th S t

EH

E Av

en u

en u

E Ad

EB

am s

un A ve

a rto

n Av

e

Ave

eA

N 36

E Av

ve

a lh o

Ave ch n e Fr

eB

Ferguson Park E Ave n

N 34 th S t

S 12 th S t

eD

al A

EC

S 24 th S t

en u

entr

S 20 th S t

E Av

S 10 th S t

St

St

S 8th

S 6th

S 4th

St

EC

E

N 20 th S t

Downtown

N 18 th S t

N1 4th St

N 16 th S t

NM ain S t

N 3r d St

N 5th

St

N1 4th St

Jackson Park

ue C

Neighborhood Conservation Overlay Exhibit: EAST DOWNS Love Where You Build

B-24

363

d

Cor

ian

der

Rd

Rd Ci la

ast Downs

op Dodgen Lo NE H K

N 42 nd S t

TEXAS

n tro

l l cre s t R

sky

Dr

6th S t

N 50 th S t

Lav e n d u

53

TEXAS

NC NC NC 1 2 3 B-25

Appendix B-Neighborhood Conservation Overlay District Zoning Map

No Indu

aul nP

erty

is

nd

Lib

Dr

No

pe rin

gO

e Tr l

Western Hills

te

lo p

stga

te

We

Bla

ckf

oot

Dr

Villa g

eW ay

NA pac he D r

aks

An

Neighborhood Conservation Overlay Exhibit: NORTHWEST HILLS Love Where You Build

Bra

Wh

Joh

O

Dr

Ti c o n

n Twi

s ak

de ro

ga D

r

Jon

es

Dr

Cea

r le y

Rd

Central Pointe

B-26

Ebe

rha

rdt

Rd

orth strial

WN

ling

nt A ve

ton

r

Bur

uge

ker

Hill

Dr

tR

d

aD

rge

t

Av e

Dr

35

ene

ral

Bru

ce D

r

or

y Fo

eS

WA dam s Av e

NG

rp

ock

ver

Dodg e Dr

Hanc

Ai

l Re

Va l l e

r

Draper

ry D

og

Sa

L ex

lsbu

Dr

Sau

Pau

rat

ton

in g

orthwest Hills

Dr

r

dy

win

eD

Bun

NC NC NC 1 2 3 B-27

Appendix B-Neighborhood Conservation Overlay District Zoning Map

WA venu eL

Temple Heights

S 33 rd S t

W Av enue P

WA venu eT

WA venu eR

WA ven

on D

r

S 13 th S t

Evert

363 TEXAS

l e a Dr

lea

Dr

Dr

Aza

Neighborhood Conservation Overlay Exhibit: TMED Love Where You Build

B-28

S 10 th S t

St S 4th

S 3r d St

WA ven ue P

Las Cruces

nue T

S Ma

rt

TMED

NC NC NC 1 2 3 B-29

Appendix B-Neighborhood Conservation Overlay District Zoning Map

35

363 363 TEXAS

36

TEXA EXA XAS S

B llai Be Bellai aire ree Gaard rden en Northwest N Hills

Historic

Western Hills

Jac son Jack n Paark East Dow Dow wns

Centra Central en entral Downtown owntown

363 Ferguson n Park

Midtown

Temple Heights

Las Cruces

W oo

dl

aw

n

TE EXA AS

CCresstvieew

Bird Creek TMED E

35

US

Hickory Heights

190 Canyon CCreek

El Paseo seo

Temp lee City ty

Lim mittss

Barnhardt

95 95

TEXA TEXA EXAS EX XAS

Love Where Your Build APPENDIX C - Neighborhood Conservation Overlay District Plant List

C-1

Appendix C-Neighborhood Conservation Overlay District Plant List

Plant List

Plant Type Trees Shade Shade Shade Shade Shade Shade Shade Shade Shade Shade Ornamental Ornamental Ornamental Ornamental Ornamental Ornamental Ornamental Ornamental

Common Name Scientific Name (Genus species) Bald Cypress Taxodium distichum Bur Oak Quercus macrocarpa Cathedral Live Oak Quercus virginiana ‘Cathedral’ Cedar Elm Ulmus crassifolia Chinkapin Oak Quercus muehlenbergii Lacebark Elm Ulmus parvifolia Live Oak Quercus virginiana Mexican White Oak Quercus polymorpha Texas Ash Frxinus taxensis Texas Red Oak Quercus texana Anacacho Orchid Bauhinia lunarioides Crape Myrtle Lagerstoemia indica Mexican Buckeye Ungnadia speciosa Mexican Redbud Cercis canadensis var. mexicana Palo Verde Parkinsonia aculeata Possumhaw Holly Ilex decidua Texas Mountain Laurel Sophora secundiflora Vitex Vitex agnus-castus

Formal Plantings Shrubs Shrubs Shrubs Shrubs Shrubs Shrubs Shrubs Shrubs

Plant List

Plant List

Agarita Berberis trifoliata American Beautyberry Callicarpa americana Bicolor Iris Dietes bicolor Burford Holly Ilex cornuta ‘Burfordii nana’ Bush Germander Teucrium fruticans Butterfly Bush Buddleia davidii Cast Iron Plant Aspidistra elatior Cotoneaster Cotoneaster spp.

Love Where You Build

Plant Type Shrubs Shrubs Shrubs Shrubs Shrubs Shrubs Shrubs Shrubs Shrubs Shrubs Shrubs Ornamental Grass Ornamental Grass Ornamental Grass Ornamental Grass Ornamental Grass Ornamental Grass Ornamental Grass Succulent Succulent Succulent Succulent Succulent Succulent Succulent Perennial Perennial

Common Name Scientific Name (Genus species) Dwarf Loropetalum Loropetalum chinense Dwarf Yaupon Holly Ilex vomitoria ‘Nana’ Greek Myrtle Myrtus communis Glossy Abelia Abelia grandiflora Indian Hawthorn Raphiolepis indica Japanese Aralia Fatsia japonica Pineapple Guava Eijoa sellowiana Texas Dwarf Palmetto Sabal minor Texas Sage Leucophyllum frutescens Upright Rosemary Rosmarinus officinalis White Mistflower Ageratina havanensis Big Muhly Muhlenbergia lindheimeri Deer Muhly Muhlenbergia rigens Gulf Muhly Muhlenbergia capillaris Inland Sea Oats Chasmanthium latifolium Little Kitten Grass Miscanthus sinensis Meadow Sedge Carex perdentata Pine Muhly Muhlenbergia dubia Paleleaf Yucca Yucca pallida Parry’s Agave Agave parryi var. truncata Prickly Pear Cactus Optunia spp.

Red Yucca Hesperaloe parviflora Texas Sotol Dasylirion texanum Twistleaf Yucca Yucca rupicola Whale’s Tongue Agave Agave ovatifoila Artemisia Artemisia ‘Powis Castle’ Batface Cuphea Cuphea Ilavea

Plant Type Perennial Perennial Perennial Perennial Perennial Perennial

Common Name Scientific Name (Genus species) Cherry Sage Salvia greggii Gaura Gaura lindheimeri Gregg Mistflower Conoclinium greggii Fall Obedient Plant Phystostegia virginiana Mexican Bush Sage Salvia leucantha Mexican Bufferfly Weed Asclepias currasavica

C-2