City of North Richland Hills

City of North Richland HillsTOD Code Overview

Comments from November 20 Work Session

• Need to ensure the preservation of key historic assets in the Smithfield TOD area

• Need to separate Arterial Mixed Use from the Highway Mixed Use and rename Highway Mixed Use to Freeway Mixed Use

• Re-designate property south and west of Browning from TOD Residential to General Mixed Use

• Add vacant property northwest of the railroad tracks along Browning to the TOD district with the General Mixed Use designation

• Need to ensure unified street and development character along both sides of Davis Blvd. to improve its aesthetics

• General Mixed Use zone needs to address transitions to adjoining neighborhoods while taking advantage of arterial and major roadway frontage for commercial uses

Form-Based Codes Key Elements

RegulatingRegulatingPlanPlan

TOD Street Types

• Commercial “Main Street”– Main Street

• Avenue– Smithfield– Boulder

• Commercial “Avenue”– Iron Horse at the rail station

• TOD “Boulevard”– Iron Horse north and south of rail station

• General “TOD” Street• TOD Alley

Commercial “Main” Street

Main Street

AvenueSmithfield Road, Boulder Dr, Combs Dr

Commercial “Avenue”Iron Horse Blvd. at Rail Station

TOD BoulevardIron Horse Blvd. north and south of Rail Station

TOD General Street

TOD Alley

Special Frontage Requirements

Addresses specific exceptions or additional requirements beyond Character Zone standards based on street frontage:

• Required Commercial Frontage– Main Street and Iron Horse Blvd. at the rail station– Commercial uses required on the ground floor

• Arterial Frontage– Unifies development along Davis and Mid-Cities Blvd frontage in the TOD Core

and General Mixed Use character zones– Permits parking and limited auto-oriented uses along the arterial frontage

• Boulevard Frontage– Unifies development frontage along Iron Horse Blvd in the General Mixed Use

and Freeway Mixed Use character zones

Arterial Frontage

Commercial Frontage

Special Frontage Requirements:Smithfield TOD

Boulevard Frontage

Commercial Frontage

Special Frontage Requirements:Smithfield TOD

Historic Core

Preserve and reinforce existing historic fabric Provide appropriate in-fill and architectural design standards 1 -2 story heights Mix of commercial, upper story residential uses, and major public gathering places

Land Use MixCharacter Zone

Retail/ Restaurant

Office Residential Public/Open Space

Other (institutional, etc)

Historic CoreRange(min/max)

Preferred15%-35%25%

15%-35%25%

15%-35%25%

5%-10%5%

20%-25%20%

Potential for new higher intensity, mixed use development Maximum 4 stories; average 3 stories Mix of commercial, civic, residential uses, and major public gathering places

TOD Core


Retail/ Restaurant



TOD CoreRange(min/max)

Preferred15%-35%25%

20%-40%30%

20%-40%30%

5%-10%5%

0%-20%10%

TOD Residential

Provide redevelopment of key sites that provide transitions from the TOD core to adjoining neighborhoods

1 -2 story heights Range of urban residential uses – brownstones, live-work, courtyard residential buildings


Retail/ Restaurant



TOD ResidentialRange(min/max)

Preferred

5%-15%10%

5%-35%20%

35%-65%50%

10%-15%10%

0%-20%10%

General Mixed Use

Potential for a wide variety of mixed use development – could include office uses, live-work, light industrial fabrication studios, mixed residential, and retail/restaurant uses.

Maximum 3 stories, generally 1 – 2 stories Allow existing auto-oriented uses to transition to uses that support the transit station


Retail/ Restaurant


Other (industrial, institutional, etc)

General Mixed Use Range(min/max)

Preferred5%-30%15%

5%-25%15%

30%-60%45%

5%-10%5%

(some industrial)10%-30%20%

• Generally 1 – 2 stories• Parking allowed along the arterial street• Limited to commercial uses (retail and office)

Arterial Mixed Use


Retail/ Restaurant



Arterial/HighwayMixed Use

Range(min/max)Preferred

30%-70%50%

10%-50%30%

(min res above 1st floor)

0%0%-10%5%

(some industrial)

5%-25%15%

• Generally 1 – 2 stories• Parking allowed along the arterial street• Limited to commercial uses (retail and office)

Freeway Mixed Use


Retail/ Restaurant



Arterial/HighwayMixed Use


30%-70%50%

10%-50%30%

(min res above 1st floor)

0%0%-10%5%

(some industrial)

5%-25%15%

High Intensity Mixed Use

• High rise office and residential uses; some ground floor retail uses• Intended for large scale employment uses• 6 stories maximum; 4 stories average• Structured parking


Retail/ Restaurant



High Intensity Mixed Use


5%-25%10%

30%-90%60%

0%-40%20%

5%-10%5%

0%-5%5%

Development Incentive Process

• To provide development flexibility for applicants that meet certain criteria

• Separate application filed as a “Special Development Plan” with recommendation from P&Z and Council decision

• Provide a range of incentives for development

• Review/approval of incentives to be based on the extent to which the project meets the city’s vision for a successful TOD. Evaluate the specific “Public Benefits” from the proposed development.

Development Incentive Process

Non-Conforming Uses

Review & Appeals Process

• All applications meeting the requirements of the Code may be approved by Staff and appealed to Council after P&Z recommendation

• All applications requesting development flexibility or incentives shall be reviewed as “special development” plans and subject to P&Z recommendation and Council approval

• Architectural Guidelines for development in the Smithfield Historic TOD need an appropriate board for appeals. Options include: – Creating a new Design Review Board– Making P&Z the Design Review Board until there is sufficient development

momentum to warrant one

City of North Richland Hills

Documents

City of North Richland Hills