AN ORDINANCE AMENDING THE CITY OF IRVING, TEXAS, ZONING ORDINANCE BY

ADDING SECTION 52-32h TO PROVIDE FOR THE CREATION OF A HERITAGE CROSSING

REDEVELOPMENT DISTRICT AND ADOPTION OF DESIGN GUIDELINES; PROVIDING A
PENALTY NOT TO EXCEED $2,000; ESTABLISHING AN EFFECTIVE DATE; PROVIDING A
SEVERABILITY CLAUSE; AND PROVIDING FOR CONFLICT RESOLUTION.

WHEREAS, the Planning and Zoning Commission and the City Council, in accordance with the
provisions of the Charter of the City of Irving, the state law, and the applicable ordinances of the city,
have given the required notices and have held the required public hearings regarding this amendment to
the Comprehensive Zoning Ordinance No. 1144 of the City of Irving;

NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF

IRVING, TEXAS:

SECTION 1. That Comprehensive Zoning Ordinance No. 1144 of the City of Irving, Texas, is
hereby amended by adding Section 52-32h which shall read as follows:

Sec. 52-32h. Heritage Crossing Redevelopment District.

(a) Purpose. The purpose of the Heritage Crossing Redevelopment District is to encourage new
development and redevelopment within the Heritage Crossing neighborhood that integrates housing,
shops, workplaces, parks, and civic facilities into a close-knit community using the principles of New
Urbanism.

(b) Boundaries. The Heritage Crossing Redevelopment District is bounded by Pioneer Drive on
the north, MacArthur Boulevard on the west, Shady Grove Road on the south and Britain Road on the
east, and includes those properties which front both sides of those particular streets.
(c) Overall design guidelines.

(1) Vision. Walkability, affordability, sustainability, and quality architectural design are key
elements of the Heritage Crossing Redevelopment District. Design guidelines are included to
provide property owners and developers with a clear set of design parameters that will instruct
site planning, architecture, landscaping, streetscapes, and construction to result in a uniform
character throughout the Heritage Crossing Redevelopment District. Photos, drawings and
other illustrations included in this Section 52-32h are for informational purposes only and are
intended to provide examples of the types of standards envisioned by these regulations. Such
illustrations are not all-encompassing, and should there be a conflict between a photo or
illustration and the text of this Section 52-32h, the text shall control.

(2) Design principles.

a. Buildings should relate appropriately to surrounding developments and streets and create a
cohesive visual identity and attractive street scene.

b. Site design should promote efficient pedestrian and vehicle circulation patterns.

c. A high-quality street and sidewalk environment that is supportive of pedestrian and transit
mobility and that is appropriate to the roadway context should be provided.

d. Trees, sidewalks, and buildings should be arranged in a manner that supports the creation
of a safe, human-scaled, and well-defined roadway environment.

-2-
 e. Trees or man-made shading devices should be used to create a pedestrian-friendly
environment both alongside roadways and connecting roadside sidewalks to businesses.

f. Buildings should relate appropriately to their roadway context, allowing for easy
pedestrian access to buildings and providing well-defined edges to the roadway
environment.

g. Building entrance ways should be convenient to and easily accessible from the roadside
pedestrian system.

h. Opportunities for roadside uses that enliven and enrich the roadway and pedestrian
environment, such as outdoor dining, porches, patios, and landscape features should be
provided.

i. Vehicular parking should be accommodated in a manner that enriches and supports, rather
than diminishes, the roadside pedestrian environment, and that does not create a barrier
between the roadside environment and the roadside building.

j. Development should provide public social spaces that encourage a sense of community
where a wide diversity of people can coexist.

k. Outdoor room should be created wherever possible by providing seating, shade, trash
receptacles, and water features. Landscape barriers should be provided between such
outdoor rooms and the parking lot to reduce glare and reflection from cars and create a
sense of enclosure.

(d) Landscaping regulations.

(1) Landscape design principles.

a. The installation and continuous maintenance of landscaping to its attractive best is

extremely important. Landscape materials should be chosen for their hardiness and heat
tolerance in areas within or adjacent to vehicular traffic, for their ability to provide shade
or screening of vehicles, utilities or trash receptacles, and for their attractiveness in the
context of the building and surroundings.

-3-
 b. Landscaping and paving adjacent to public areas contribute both aesthetically and
functionally to the overall design character of the Heritage Crossing Redevelopment
District.

c. Landscaping should reinforce the character of neighboring properties and abutting

streetscapes.

d. Landscape designs should conform to any established or planned streetscape designs of

the city or that of other privately planned areas.

(2) Minimum landscaping requirements.

a. The minimum landscape area required within each multifamily building site shall be 20
percent including hard-scaped plazas, outdoor seating/serving areas, walkways within on-
site open space areas, and other similar hard-scaped on-site amenities.

b. Hard-scaped elements shall account for no more than two-thirds of the minimum
landscape area requirement.

-4-
c. Outdoor ground planes which abut or are adjacent to the public right-of-way (i.e. recessed
entries) shall be paved with terrazzo, concrete pavers, concrete, stone, brick, tile, or
another high quality hard-scape material. Asphalt and loose paving such as gravel are
prohibited. The paving design and materials shall complement the building or storefront
architecture.

d. In larger courtyard-style spaces visible from the public right-of-way, groundcover, shrubs,
and flowers shall be used to accent and fill blank areas with visual interest. The use of bare
mulch and rocks should be minimized. Areas of bare earth are not permitted.

e. The walls of office, retail, and other commercial buildings shall include foundation
landscaping, except in areas with active storefronts and entrances. Base-planting areas
shall be incorporated along all building and parking structure frontages. Base-planting
areas can occur as raised planters or in-ground, should be a minimum of 3 feet wide and
should incorporate ground cover, shrub musings, and canopy trees.

f. Trees shall be used throughout all paved circulation/parking areas and in association with
pedestrian paths and gathering areas to provide shade, reduce heat build-up, and cut glare.

g. Parking areas shall be broken up with landscaping. Pedestrian corridors through parking
areas shall have a minimum width of 10 feet and be composed of landscaping and a
minimum 4-foot wide sidewalk.

h. Narrow landscape strips (less than 5-feet curb-to-curb width) within parking lots are to be
avoided.

-5-
 i. A combination of dense landscaping, screening walls, and/or berming/mounding shall be
provided to screen parking facilities, service and loading areas, maintenance areas, storage
areas, trash enclosures, utility cabinets, and other similar elements.

(3) Required trees and shrubs.

a. All trees and shrubs shall be from the city’s approved tree and shrub lists, with native and
drought-tolerant materials strongly preferred.

b. Preservation of existing trees that are 24 inch caliper or larger is a high priority and is
considered essential in both new development and redevelopment. Developers will be
provided a 1.5 to 1 credit toward the landscaping requirement for new development for
preservation of such trees; i.e. keeping one 24 inch caliper tree counts toward planting 36
inches of new trees. Post Oak and Blackjack Oak trees are considered relic trees worthy of
additional protection. Developers will be provided a 2 to 1 credit toward the landscaping
requirement for new development for preservation of Post Oak and Blackjack Oak trees of
at least 6 inch caliper.

-6-
c. Prior to development or redevelopment of any property, the developer shall prepare and
submit to the city a detailed tree survey of the property indicating the location, size, and
species of all existing trees 6 inch caliper or larger measured 12 inches above grade. The
developer shall also provide a site plan showing the proposed development overlaying the
tree survey indicating which trees are proposed to be removed and which trees will be
preserved, along with a table indicating the number of trees and caliper inches proposed to
be removed and proposed to be preserved.

d. Where practical and reasonable, existing trees shall be preserved. Where not practical or
reasonable, a tree may be removed if it is in the footprint of a new building or the
driveway or parking area of the new building. Trees outside those areas shall be preserved,
and if damaged during construction, or if they die within 2 years of construction, shall be
replaced in addition to the required landscaping on the site, with an equal number of
caliper inches at the same location if practical or other locations within the Heritage
Crossing area. If a developer attempts to preserve a tree within 5 feet of the building,
driveway or parking area, or within an easement or within 5 feet of an easement, no credit
will be given, but mitigation will not be required if the tree fails to survive.

e. An existing tree that is approved for removal shall not be removed from the property until
a building permit has been issued, and development of the site is imminent as evidenced
by executed construction-related contracts or other documents acceptable to the planning
and inspections director. If a protected tree is removed contrary to the provisions of this
section entitled “landscaping regulations,” the owner of the property from which the tree
was removed shall make a payment into a special city account to be known as the Heritage
Crossing Redevelopment District Tree Fund. The amount of the payment required is
calculated by using the formula for appraising the value of a tree, as derived by the most
recent edition of the Guide for Establishing Values of Trees and Other Plants published by
the Council of Tree and Landscape Appraisers, unless another publication is designated by
the planning and inspections director. If more than one tree is removed, the values of the
trees are added when calculating the payment required. The required payment diminishes
equally with each inch replaced through the following alternative approach: the owner of
the property from which a tree was removed may mitigate the loss of the tree by the
planting of an equal number of caliper inches of new trees with a minimum caliper of 6
inches each at a location approved by the planning and inspections director within the
boundaries of the Heritage Crossing Redevelopment District.

f. Street trees.

1. Street trees shall be provided along the sidewalk along all public streets at a ratio of
one tree for each 40 feet of frontage.

2. Street trees shall be a minimum 6 inch caliper at time of planting measured 12 inches
above grade.

3. Street trees shall maintain a spacing of between 25 feet minimum and 45 feet
maximum.

-7-
 4. Street trees may be clustered at focal points as part of an overall landscaping plan.

5. Placement of street trees shall not create an obstacle to opening doors of vehicles
parked in parallel parking spaces.

g. Nonresidential buildings set back more than 10 feet from the property line shall provide 1
4 inch caliper tree for each 300 square feet of streetscape area between the face of the
building and any property line adjacent to a street.

(e) Parking regulations.

(1) Parking design principles.

a. Convenient parking is extremely important to the success of a retail establishment. Efforts

should be made to minimize its impact on the visual quality of the street and the pedestrian
movement along it.

b. On the streets, both angled and parallel parking are preferred. Angled parking provides
more parking spaces, and parallel parking allows for wider sidewalks and fewer traffic
disruptions.

c. On-street parallel parking and parking behind buildings, along with shared parking
arrangements promotes convenience for automobiles and complements the pedestrian
character of the street front.

-8-
d. Surface parking lots shall contain interior landscaping with curbed islands planted with
shade trees.

e. Techniques for screening surface parking lots include perimeter-landscaped buffers of

shade tree planting or up to three-foot-high screen walls or hedges.

f. Up to 80 percent of a parking garage’s facade shall be concealed from streets with only
retail and residence/office facing the public streets.

g. Portions of the garage visible from streets shall reflect the exterior building materials,
forms, and scale of surrounding buildings.

h. Parking garages and off-street parking and loading shall be accessed from secondary
streets away from principal pedestrian routes.

i. Pedestrian passes with active uses and attractive landscaping should link off-street and
garage parking with the street frontage.

j. Ramps shall not be expressed on the facade of parking structures fronting or visible from
public streets.

k. Steel parking garages and steel guard cables on garage facades are prohibited.

l. While viewed as background architecture, most above-grade parking structures still

require some level of architectural treatment to visually de-emphasize the purpose of the
structure as parking while trying architecturally to reference the primary building or
buildings that it serves. The level of architectural treatment is dependent on the visual
prominence of the parking structure and its relationship to other activities/uses.

m. An above-grade parking structure shall reduce its apparent mass by articulating corners
and breaking long walls by recessing and/or shifting the wall plane horizontally and
vertically.

-9-
n. Stair towers and elevator cores shall be defined to be distinct, taller masses that intersect
the mass of the main structure and provide polarity to the composition and relief to the
structure’s horizontal emphasis.

o. In taller structures, upper levels of parking shall step back and incorporate irrigated
terraced planters with appropriate hardy plant material.

p. A distinct base, middle, and top shall be clearly delineated for the parking structures. The
“visual” weight of the structure should decrease as the height increases.

q. The exterior design (skin) of a structure should minimize its visual identity as parking by
visually disrupting the monotony of its underlying structural system through the
introduction of a more sophisticated rhythm of wall-mass and window-opening, and by
establishing a hierarchy in the composition through variations in color and material, and/or
texture.

r. Parking structures with internalized ramping are preferred in order to avoid introducing an
angular geometry to the perimeter of the structure.

s. Where parking structures and pedestrian areas adjoin, the exterior edge of the parking
structure shall exhibit a higher level of architectural details such as decorative grill work,
overhead trellises, tree canopy, planter/seat walls, pedestrian scaled lighting, and the
application of materials and textures that establish a comfortable and well proportioned
human scale.

t. On high speed perimeter streets such as McArthur Boulevard, O’Connor Road, Pioneer
Drive, Britain Road, and Shady Grove Road standard off-street parking requirements will
apply.

-10-
(2) Minimum parking space requirements. Off-street parking spaces for the applicable use
classification shall meet the following minimum number of spaces.

Use Parking Ratio

a. General retail 1 space per 200 square feet of floor area

b. Bank 1 space per 300 square feet of floor area

c. Office 1 space per 300 square feet of floor area

d. Retail and commercial Discount 25 percent if within 1,000 feet of transit station

e. Mixed use Sum of spaces resulting from application of ratios provided

above for respective uses in the development

f. Restaurant 1 space per 100 square feet

g. Multifamily Efficiency 1 per unit

1-Bedroom unit 1.5 per unit

2-Bedroom unit 2 per unit

3-Bedroom unit 2.5 per unit

More than 3 2.5 + .5 for each bedroom above 3

(f) Sign regulations.

(1) Sign design principles.

a. Retail signs should complement the architecture of the building and also provide a
unifying element along the streetscape.

b. Along mixed-use streets, the best placement for signs is along the lintel or sign frieze
between the ground floor storefront and the upper facades.

c. Desirable sign types include indirectly lit signs, raised letter signs, wall signs, awnings,
and double-faced, projecting signs along pedestrian streets. Building signage materials
may be fabricated aluminum, die raised or engraved, cast bronze, stone, or masonry.

d. Signs should be distinctive, eye-catching, and simple, avoiding excess advertising. Where
possible, signs along a block face should be located at approximately the same height to
create a unifying, horizontal pattern.

-11-
e. All signs placed on a site shall be designed as part of a coordinated signage design theme
regarding colors, images, and style.

f. Internally illuminated, oversized, pylon, monolith, rooftop, neon, rear-illuminated

awnings, fabric banners, plastic, flashing, moving, and generic trademark signs shall not
be permitted.

g. Billboards are not allowed.

h. Text on all signs shall be simple and easy to read.

i. To avoid visual clutter, redundant signage or multiple external signs shall not be used
(except in prominent corner conditions).

j. Signs shall be constructed of high-quality, durable materials.

k. Business signs shall not obstruct significant architectural details or elements.

l. All ground-mounted signs should be placed within planting areas that coordinate in design
for the overall site, except for small directional signs that are placed on poles along streets
and driveways or informational kiosks that are placed freestanding along sidewalks or
plazas.

m. Sign design, colors, and materials shall be compatible with the design, colors, and
materials of the buildings on the site.

n. Exterior signs should be located within the base of the building and shall be geared to
establish the location, identity, and character of the use of the retail establishment.

o. Signs may be located on the spandrel panels of the building immediately above the
storefront, within the transom of the door or storefront, on door or window glass, on wall
areas adjacent to the door, on the skirt of the awnings, or on projecting signs hung within
the base zone of the building.

p. Signs shall not project above the roof or on rooftops.

-12-
 q. Letter style should be chosen that is easy to read and that represents the image of the
business. The maximum letter height should not exceed 75 percent of the height of the
background on which they appear.

(2) Signage hierarchy. Signage systems consist of a hierarchy of sign elements that, when viewed
holistically, affect the image and character of an area, minimize visual clutter, and enhance
area access. A signage hierarchy for the master plan's buildings should be established that
includes:

a. Development identity – Signage at main entrances to an overall development site.

Gateway/entrance signs should be placed at each main entrance to identify the overall
development or use of the site.

b. Business site signage – Business names/addresses not on building. If a business or use

needs a site sign to supplement building signage, then such signs should be designed as
part of the area’s overall sign hierarchy. They should be coordinated in size, style, color,
and design with the development site signage, with limited use of corporate logos, images,
icons, or colors.

c. Directional signage – Way-finding to places, businesses, and parking. Directional signage

should be used to direct people to park/recreation facilities, businesses, parking, and
civic/institutional uses. These should be located in main entrances and/or lobbies with
appropriate information for persons with disabilities. Place directory information adjacent
to “You are here” information.

d. Informational kiosks – Information regarding places and events. Such signs should direct
people to areas of interest in the master plan, other shopping districts, parks, institutions,
historical sites, entertainment venues, etc.

e. Accessible signage for persons with disability. Accessible signs shall identify permanent
rooms and spaces, including room numbers, emergency exits and toilet facilities, and with
directional and informational signs.

-13-
(3) Sign regulations.

a. Pole signs are prohibited.

b. Monument signs are allowed by site plan zoning only.

c. Wall-mounted or professionally painted signs for individual occupant spaces in a building.

1. Maximum height: 75 percent of the background on which it appears.

2. Maximum width: 75 percent of the background on which it appears.

3. Maximum sign envelope: 50 percent of the occupant space width and 50 percent of
the occupant space height.

4. Maximum number: 1 wall sign per occupant space. An occupant space that fronts
more than 1 one street may have one sign per each street frontage.

d. Wall-mounted multi-tenant signs (signs that advertise multiple tenants within 1 building).

1. Maximum number: 1 per corner of the building, located at the corner; only 1 at each
corner.

2. Maximum height: 10 feet.

3. Maximum width: 10 feet.

4. Maximum area: 100 square feet or 75 percent of building facade, whichever is less.

e. Window signs.

1. Maximum coverage: 25 percent of the area of the window on which it is attached or

painted.

f. Projection signs (signs that project away from the wall at a 90° angle).

1. Maximum number: 1 per tenant space.

2. Minimum clearance above sidewalk: 9-1/2 feet.

3. Maximum area: 8-12 feet above grade – 6 square feet more than 12 feet above
grade – 30 square feet in lieu of wall sign.

-14-
g. Canopy signs.

1. Maximum height: 75 percent of canopy section on which located.

2. Maximum width: 75 percent of canopy section on which located.

3. If tenant name or logo is included in canopy sign, the canopy must be completely
replaced upon a change of tenant.

h. Directory signs (signs attached to a wall that list tenants in a building and no other
advertisement).

1. One per building entrance located at the entrance; only 1 at each entrance.

2. Maximum area: 8 square feet.

i. Building identification signs (signs attached to a wall that identify the name of the
building, not the occupants).

1. Maximum number: 1 per street frontage; only 1 on each frontage.

2. Maximum area: 30 square feet.

3. Minimum height above grade: 25 feet.

-15-
 (g) Underground utilities. All new construction to be built in the Heritage Crossing area shall
have underground utilities from building line to property line. All new utilities to serve the
development must be underground.

(h) Driveways and streets.

(1) Main entry streets/drives should be planned with open views into a site and adequate stacking
room for vehicles waiting to exit or enter the site. Such access points/entry drives should not
be oriented toward the backs of buildings, rear driveways or alleys.

(2) An interconnected, easy-to-understand street system should be established to facilitate access

to and within a development.

(3) Driveways shall be a minimum of 16 feet and maximum of 24 feet wide. The use of paving
strips is encouraged.

(4) Driveways within a property shall have a minimum setback from the side property line of 3
feet.

(5) All streets should be equipped with paving, curbing, sidewalks, public lighting fixtures, street
name signs, and street trees, as required by the city. Such facilities should be installed in
accordance with specifications and design standards adopted by the City of Irving.

(6) Street intersections providing site access to the district should be enhanced by incorporating
signs, accent paving, special landscaping, and lighting. Materials used in entry features should
be consistent with other materials used in the development.

(7) The minimum building setback, including stairwells, exclusive of any garage, from a private
driveway or edge of parking is 8 feet

(8) Streets and driveways within a property should be aligned with meaningful destinations, such
as view corridors or significant planting areas.

(9) Crosswalks should be designed for maximum safety and visibility of pedestrians. Special
paving is encouraged to visually extend the pedestrian way across the street.

-16-
-17-
 (i) Sidewalks. Sidewalks shall consist of 2 zones: a street tree/furniture zone located adjacent to
the curb and a clear zone.

(1) Street tree/furniture zone.

a. Thoughtfully selected street furniture and art elements can greatly enhance the public
realm. Decorative streetscape amenities, such as paving, lighting, raised planters, and
entrance landscaping, is required for all streets and driveways within a development site.

b. The street tree/furniture zone shall have a minimum width of 8 feet (from face of curb)
and should be continuous and located adjacent to the curb.

c. The zone shall be planted with street trees at an average spacing not greater than 30 feet.

d. In addition, the zone is intended for the placement of street furniture including seating,
street lights, waste receptacles, fire hydrants, traffic signs, newspaper vending boxes, bus
shelters, bicycle racks, public utility equipment such as electric transformers and water
meters, and similar elements in a manner that does not obstruct pedestrian access or
motorist visibility.

-18-
(2) Clear zone.

a. Sidewalks facing storefronts shall be a minimum of 8 feet wide.

b. The sidewalk paving patterns should include a brick or brick colored unitized paver course
in the furnishing zone and concrete sidewalk in the pedestrian through zone and frontage
zone. Special treatment should be provided at intersections.

c. Crosswalks should be provided at all traffic lights and on both sides of every intersection.
Crosswalks may be added as pedestrian traffic increases over time.

(j) Lighting.

(1) Adequate lighting levels shall be provided in all areas used by pedestrians and automobiles,
including building entries, walkways, parking areas, circulation areas, and open spaces.
Required minimum lighting levels are:

a. Building entries: 4 foot candles.

b. Primary pedestrian walkway: 2 foot candles.

c. Secondary pedestrian walkway: 1-2 foot candles.

d. Parking lot: .60 -1 foot candle.

e. Enclosed parking garages for common use: 3 foot candles.

-19-
(2) Lighting types include:

a. Exterior building lighting. Architectural lighting may be used to articulate the particular
building design. Lighting of cornices, up lighting, and other effects may be used. Lighting
should not cast glare onto adjacent lots or streets in any way that decreases the safety of
pedestrians and vehicles. Lights may, however, be used to create effects of shadow, relief,
and outline that add visual interest and highlight aspects of the building. Recommended
designs are:

1. Metal halide lights.

2. Wall-washing lighting fixtures.

3. Decorative wall sconce and similar architectural lighting fixtures.

4. Screened uplight fixtures on buildings or integrated with landscape.

b. Parking lot lighting. Driveways, parking bays/parking lots, and pedestrian circulation
routes should be lighted.

1. Concrete light fixture bases should be no taller than 8 feet.

2. Pedestrian and parking lighting shall be produced from a visible source.

3. Fixtures shall not exceed 12 feet in height.

c. Landscape lighting. Lights may be used to highlight trees and similar features within
public and private plazas, courtyards, walkways, and other similar outdoor areas at night
to create excitement and a festive ambiance.

d. Sign lighting. Sign lighting should be designed as an integral component of the building
and sign composition. Interior plastic sign lighting, neon or fluorescent tube sign lighting,
moving or flashing lighting are not permitted.

-20-
(k) Building services.

(1) The location of above ground utility facilities should be identified early in the design process.
When possible, utility facilities shall be located where they do not conflict with featured
views, outdoor dining areas and/or site circulation. Facilities should be accessible for
maintenance and service requirements.

(2) Loading docks, truck parking, outdoor storage, utility meters, HVAC equipment, trash
collection, and other service functions shall be incorporated into the overall design of the
building and the landscaping so that the visual and acoustic impacts of these functions are
contained and out of view from adjacent properties and public streets.

(3) Solid waste collection areas and mechanical equipment, including equipment located on a
rooftop but not including solar panels, shall be screened from the view of a person standing on
the sidewalk on the far side of an adjacent public street.

-21-
(4) Screening materials for solid waste collection and loading areas shall be the same as, or of
equal quality to, the materials used for the principal building.

(l) Retail development.

(1) Vision. Much of the new retail development in the Heritage Crossing Redevelopment District
will be mixed-use with retail on the ground floor and residential or office uses on the floors
above. Rather than a strip of roadside services, retail uses should be designed as a focal point
of activity, offering interesting shops, quality restaurants, and essential services in attractive
buildings and settings. These retail corridors will serve the needs of those traveling through
and the residents and workers of the community and its neighborhoods.

-22-
(2) Retail site design principles.

a. A continuous retail use at the pedestrian level with office or residential uses on the upper
floors should be promoted throughout the district.

b. Retail uses should be arranged on either side of the street, providing parking in front of
them. When stores are arranged across and along a street, merchants feel as if they belong
to a community, and customers feel a sense of place. Additionally, drivers are more
cautious and polite as they recognize this area belongs to the people.

c. The paths that pedestrians use should be enhanced to provide shade, protection, and
differentiation from residential areas or parking.

d. Curbside parking should be provided for convenience and to create vitality to commercial
streets. Where off-street parking is required, its impact shall be minimized through
screening and landscaping.

e. Small “arcade” signs hung under the arcade are the preferred signage so shoppers are led
from one shop to the next.

f. Retail streetscapes should provide interest, continuity, and identity. They should also
include a consistent blend of themed street furniture, consisting of streetlights, banners,
benches, bollards, news racks, bus stops, and trash receptacles.

-23-
g. Sidewalk width is dependent on surrounding uses and scale of street. Retail corridors
should include zones for window shopping, through pedestrian traffic, outdoor eating,
street trees, and hedge buffers.

h. Along such retail storefront corridors, wider sidewalks for pedestrian uses are encouraged;
also wider sidewalks and sidewalk shade trees are preferred over parkways.

i. Retail streetscapes should feature a pedestrian space and incorporate landscaping, shaded
areas and seating opportunities for customers. A variety of civic infrastructure should be
provided along walkways.

j. Shopping carts shall be stored within the building or screened with a wall that is integral to
the architectural design of the adjoining building.

-24-
(3) Retail development requirements.

a. Area and height requirements.

1. Lot area: 4,500 square feet minimum.

2. Setbacks:

(i) For each project, the developer will identify which lot line or lot lines are
“front facades.”

(ii) The build-to-line for primary structures, walls and fences on front façades shall
be the property line. Up to 33% of the building frontage on front façades may
vary from this build-to-line. There shall be no build-to-line/setbacks for
temporary buildings, structures or tents erected for special events.

(iii) Building separation. Primary buildings and parking structures shall not be
located closer than 20’ from an adjacent building or structure except where a
fire wall meeting local code requirements is provided.

(iv) Floor area ratio = 2.8:1.

3. Lot coverage:

(i) Maximum lot coverage for retail only or with residential and/or office above
shall be 80 percent.

(ii) The area of a porch or arcade fronting a public street is not included.

(iii) The area of an above-grade parking structure is included.

4. Building height. Mixed-use buildings with retail on the first level and
residential/office above shall be allowed with the following heights. (These heights
intend to allow a high ceiling height in the first floor retail use.)

(i) Retail floor to floor height – 20 foot maximum.

(ii) 1-Story retail – 35 foot maximum.

(iii) 2-Story building height – 51 foot maximum.

(iv) 3-Story building height – 63 foot maximum.

(v) 4-Story building height – 75 foot maximum.

(vi) 5-Story building height – 87 foot maximum.

(vii) 6-Story building height – 99 foot maximum.

-25-
b. Retail architectural design.

1. Facade treatment.

(i) Storefronts are the most important component of commercial architecture. The
storefront is defined as that part of the building that fills the structural bay on
the front facade at ground level.

(ii) Storefronts shall include a base (the area under the window and usually
opaque), the transparent window, a transom above the window, and a storefront
cornice.

-26-
(iii) Storefronts shall contain appropriate decorative trim, have ample window
exposure, and clearly marked entrances. Wall materials that add depth and
texture and piers shall frame the storefront.

(iv) Upper facades play an important role in the identity of the street. Distinctive
cornices or fascia shall be provided to give a finished appearance to the facade.
Upper story windows shall be designed to create rhythm and articulation to
walls.

(v) Buildings placed at the street corners should contain special design features
such as towers, decorative detailing, or varied roof designs.

-27-
 (vi) Buildings shall be articulated to reflect a small-scale street frontage rhythm,
with building bay widths of approximately 25-50 feet. Buildings should
incorporate significant jogs, offsets, material changes, or other architectural
features to reduce the visual length of long walls.

(vii) Entries to upper floors shall be clearly distinguishable in form and location
from retail entrances.

(viii) Ground level retail shall provide large windows to create visual interest and
information for shoppers and strollers.

(ix) The use of historic design elements and materials such as awnings, porches,
gables, windows on streets, and stonework is encouraged.

(x) At least 50 percent of the exterior cladding of all exterior walls fronting, or
visible from a public street, (including above grade parking structures) shall be
brick construction.

(xi) Only brick, masonry, stucco, and cementitious siding such as Hardie Board or
the equivalent may be used as exterior wall materials, excluding trim. Granite,
sandstone, or pre-cast concrete may be used as decorative accents in lintels,
window sills, or the base of the piers. Metal panels may be used as decorative
accents but not as a primary building material.

2. Windows and doors.

(i) First floor exterior retail walls facing a street or parking plaza should be
designed to maximum transparent glazing.

(ii) All windows and openings shall be trimmed or otherwise treated and be glazed
with clear or tinted glass.

-28-
 (iii) Windows may be grouped or located near strong architectural elements and
shall be proportional to the building massing of the structure.

(iv) Reflective glass is not permitted.

(v) Recessed or covered main entry doors should be provided.

(vi) Doors (including garage doors) shall be wood or metal, be painted or stained,
and be hinged and constructed of raised panels or planks (not flushed with
applied trim) consistent with the construction technique.

(vii) Garage doors shall be a minimum width of 9 feet and shall be painted or
stained.

(viii) Driveway gates should be in-swinging or operate parallel to the street/alley and
have a maximum opening width of 12 feet.

3. Paint/color palette.

(i) Material colors should be appropriate to the architectural style.

(ii) Brick, stone, and concrete elements should be selected in colors that
complement each other and these materials may not be painted.

(iii) The use of bold and highly contrasting geometric paint schemes, banding, and
other applied graphics unrelated to the building architecture and
uncharacteristic of the building’s surrounding context are prohibited.

(iv) The use of highly reflective, polished, or glossy materials should be limited and
is inappropriate in most contexts.

4. Architectural elements.

(i) Towers, where provided, play a civic role. Their positions on private lots shall
intersect the centerline axis of the view to which they respond, and may
encroach into the front setback if necessary. The tower can be either a minor
vista termination (not habitable), such as a chimney, cupola, or entry feature or
a habitable tower/space.

(ii) Security gates should be interior or exterior roll-up or sliding models that are
not visible from public right-of-way.

(iii) Awnings, canopies, and marquees should reflect the door and window
openings or structural bays of the building. They may have side panels but
should not have a bottom soffit panel. Awnings should not be backlit. They
should be made of canvas, metal, or Neoprene impregnated fabric. Pseudo-
mansard roofs are not permitted. All awnings should have a minimum
clearance of 8 feet and minimum projections of 36 inches.

-29-
 (iv) Architectural lighting may be used to articulate the particular building design.
Lighting of cornices, plighting and other effects may be used.

(m) Office development. For the purpose of this section, the term “office development” includes
professional and business offices. The difference in operational requirements and function suggest what
form the building and site plan will take and what qualities it will exhibit. Other factors also influence a
project’s design, such as whether a building is speculative or owner-occupied, tenanted by single or
multiple users, and its setting and adjacencies. These regulations apply to the full range of office
development types.

Collectively, corporate architectural statements have the potential to homogenize the urban
landscape beyond recognition. Projects should acknowledge accumulated knowledge and design
customs and traditions of the area. New developments should strive to fit into the design parameters
and predominant character already established by the community and region.

(1) Vision. Much of the new development in the Heritage Crossing Redevelopment District will
be mixed-use with retail on the ground floor and residential or office uses on the floors above.
Rather than stand-alone, single use buildings, office uses should be integrated into mixed use
buildings. However, if a single use building is proposed, it should be designed to blend with
the surrounding development in attractive buildings and settings.

-30-
(2) Office site design principles.

a. Buildings with ground-level retail and office space should, whenever possible, include
open, clear glass windows to allow views into building interiors and to reinforce an active
shopping and business environment.

-31-
 b. Only brick, masonry, stucco, and cementitious siding such as Hardie Board or the
equivalent may be used as exterior wall materials, excluding trim. Granite, sandstone, or
pre-cast concrete may be used as decorative accents in lintels, window sills, or the base of
the piers. Metal panels may be used as decorative accents but not as a primary building
material.

c. Front facade may have a minimum transparency of 30 percent. All windows and glass
doors may be included in the calculation of transparency.

d. The window to wall ratio of a typical multi-story office building should not exceed 50:50
and should not be less that 30:70.

e. Front facades shall be designed to include architectural relief a minimum of every 30 feet.
These may include, but are not limited to, changes in depth, columns or posts, windows,
doors, or changes in material.

f. All other sides shall also reflect consistent architectural detail and character.

g. Roof shape, pitch, material, and colors shall be harmonious with existing building and
overall building design.

h. The use of covered walkways, trellises, arcades, and similar architectural shading features
is encouraged where pedestrian use will be heaviest (i.e., building entries and porte-
cochere).

i. Building projections should be pedestrian-scale, proportional to the building facade, and

relate to adjacent structures. Building projections that obscure or conceal important
architectural elements are discouraged.

(3) Office development requirements.

a. Area and height requirements.

1. Lot area: 4,500 square feet minimum.

2. Setbacks:

(i) For each project, the developer will identify which lot line or lot lines are front
facades.

(ii) The build-to-line for primary structures, walls, and fences on front facades
shall be the property line. Up to 33 percent of the building frontage on front
facades may vary from this build-to-line. There shall be no build-to-
line/setbacks for temporary buildings, structures, or tents erected for special
events.

-32-
 (iii) Building separation. Primary buildings and parking structures shall not be
located closer than 20 feet from an adjacent building or structure except where
a fire wall meeting local code requirements is provided.

(iv) Floor area ratio = 2.8:1.

3. Lot coverage:

(i) Maximum lot coverage for office only or with residential above shall be 80
percent.

(ii) The area of a porch or arcade fronting a public street is not included.

(iii) The area of an above-grade parking structure is included.

4. Building height. Mixed-use buildings with office on the first level and
office/residential above or office only buildings shall be allowed with the following
heights. (These heights intend to allow a high ceiling height in the first floor office
use.)

(i) Office floor to floor height– 20 foot maximum

(ii) 2-Story building height – 51 foot maximum

(iii) 3-Story building height – 63 foot maximum

(iv) 4-Story building height – 75 foot maximum

(v) 5-Story building height – 87 foot maximum

(vi) 6-Story building height – 99 foot maximum

-33-
5. Office facade.

(i) Walls.

(a) The traditional means of diminishing a building’s perceived mass is by

dividing it into horizontal segments that relate to the base, middle, and
top of the structure. Most any structure will fit this model though other
ways of breaking up the mass of a building are acceptable if effective.
Design approaches that attempt to exaggerate the mass of a building or
intend a monolithic appearance are discouraged in most cases.

(b) Buildings shall reduce their apparent bulk by dividing themselves into
smaller distinct volumes or masses. As a general rule, a building shall
exhibit three or more smaller intersecting masses.

(c) All sides of a building shall reference consistent architectural detail and
character. All side walls and screen walls shall be architecturally
integrated with the building or master planned area.

-34-
(ii) Windows.

(a) Glazing provides interest for the pedestrian, connects the building
exterior and interior, puts eyes on the street, promotes reusability, and
provides a human-scale element on building facades. Projects subject to
this section should meet the following minimum glazing requirements,
but glazing should not be limited to the areas discussed.

(b) On the front facade, at least 40 percent of the wall area that is between 2
and 10 feet above grade shall consist of glazing. The second floor shall
provide a minimum of 25 percent glazing between 3 and 8 feet, as
measured from that story’s finished floor level.

(c) On all other publicly visible facades, at least 25 percent of the wall area
between two and ten feet above grade shall consist of glazing. This
requirement does not apply if the building code prohibits windows on
such facades.

-35-
(iii) Doors.

(a) Recessed or covered main entry doors should be provided.

(b) Doors should be hinged. Doors, except garage doors, should be

constructed of planks or raised panels (not flushed with applied trim)
which express the construction technique.

(c) Garage doors shall be a minimum width of 9 feet and shall be painted or
stained.

(d) Driveway gates should be in-swinging or operate parallel to the

street/alley and have a maximum opening width of 12 feet.

(e) Security doors and window grills may be approved by the planning and
inspections director during the construction document submission.

(iv) Paint/color palette.

(a) Changes in paint color, building material, and/or texture should occur
with a horizontal change in wall plane or in association with a strongly
pronounced scoring, expansion joint, reveal, or other similar wall detail
change.

-36-
 (b) The use of bold and highly contrasting geometric paint schemes, banding,
and other applied graphics unrelated to the building architecture and
uncharacteristic of the building’s surrounding context are prohibited.

(c) The use of highly reflective, polished, or glossy materials should be

limited and is inappropriate in most contexts.

(v) Architectural elements.

(a) Awning. For reasons of durability, function, and appearance over the life
of a building, awnings (and similar shading element) composed of metal
or other rigid architectural material are preferred over cloth/fabric
materials. Should fabric awnings be used, the material should have a high
UV rating. Awning designs that are composed of highly contrasting
colors and that are translucent and illuminated from within are generally
discouraged.

(b) Porte-cocheres provide a sense of scale to the facade of a building and

catches breezes in the warmer months. They connect a building to its
context by orienting the entrance to the street. The various components of
porte-cocheres, including roof, columns, railings, and steps, provide scale
and detail to historic buildings similar to those elements at porches.

(c) Paseos provide public access, reduce the scale of larger development
parcels, and reinforce pedestrian connections in the city. Paseos should be
strategically located at regular intervals to create pleasant and inviting
passageways that provide utility and connect areas of pedestrian activity.
Paseos should serve the dual purpose of accommodating the natural flow
of pedestrian traffic and as destinations, offering such amenities as
outdoor dining and sitting areas supported by vistas, tables for board and
card games, sun and shade, landscape, sculpture, and fountains.

-37-
 (d) Private courtyards and plazas may be incorporated into the design as open
spaces.

(n) Multifamily development.

(1) Vision. Much of the new development in the Heritage Crossing Redevelopment District will
be mixed-use with retail or office on the ground floor and residential and/or office uses on the
floors above. Rather than stand-alone, single use buildings, multifamily uses should be
integrated into mixed-use buildings. However, if a single use building is proposed, it should
be designed to blend with the surrounding development in attractive buildings and settings.

-38-
(2) Multifamily site design principles.

a. These design principles apply to all new multifamily residential development. The plan
contemplates 3 to 6 story mixed-use buildings with retail on the first level and residential
on the upper floors, and 4-story purely residential buildings with surface/garage parking.

b. Because of their higher densities, multifamily dwellings or developments tend to generate

larger parking areas, bulkier structures, and an overall decrease in private open space.
However, well-designed multifamily projects and outdoor spaces can contribute to a
visually pleasing environment that supports Irving's local character and promotes social
interaction and pride among its residents. Such mixed-use, higher-density buildings
attract a critical mass of people and activity and add to the attractiveness of an urban
center. They can reduce the number of driving trips for non-work purposes.

c. An essential feature of pedestrian-scale streets is on-street parking to create a buffer

between traffic and sidewalks, to calm traffic in commercial and residential areas and to
provide direct access to the front doors of businesses and residences. The project will
attract residents because of its central location, proximity to parks and shopping, its main
street design, and mix of uses.

d. Site planning is perhaps as important as the buildings themselves. The location and
"footprint" of a structure on each individual parcel and the relationship with nearby
buildings, open space, and properties are critical to the overall character of any project.
The varied physical environment within the City means special attention should be given
to the location and spacing of each structure. To maintain visual character, the following
visual concepts and guidelines should be followed as closely as possible.

e. Appropriate building placement should be used to reduce the perception of bulk,

maximize open space, increase pervious areas, and provide community-gathering spaces.

-39-
f. Buildings should be generally oriented parallel to streets with varying setbacks to provide
visual interest, varied shadow patterns, and reduce the appearance of bulk.

g. New buildings should be designed and oriented to spatially define and activate streets and
common open space areas with building entries, storefronts, and pedestrian routes.
Commercial storefront uses should face public spaces and street edges.

h. Maximum density will not be prescribed in this section, since height limits, floor-area
ratio (FAR), parking requirements, and other design standards/guidelines should ensure
that new development appropriately fits the context.

i. The design and orientation of common open spaces should take advantage of available
sunlight and should be sheltered from the noise and traffic of adjacent streets or other
incompatible uses.

j. Multifamily projects should incorporate pedestrian connections to adjoining residential or

commercial areas and other compatible land use facilities.

k. These architecture standards are included to ensure that buildings incorporate a minimum
level of design. It is not the intent of these regulations to achieve a unified architectural
multifamily theme in the City, or to dictate architectural choices in a multifamily
development. These regulations are intended to be flexible, and to permit a wide range of
architectural themes and choices that incorporate quality design and materials.

l. All sides of a multifamily building visible from a public right-of-way (not including an
alley) should display a similar level of quality and architectural detailing. The majority of
a building’s architectural features and treatments should not be restricted to a single
facade. Building details, including roof forms, windows, doors, trim, and siding materials,
should reflect the architectural style of the building.

m. Architectural elements such as bays, bay windows, recessed or projecting balconies,

verandas, balconies, porches and other elements that add visual interest, scale, and
character to the neighborhood are encouraged.

-40-
n. Especially important is the ground-floor design of buildings and its interaction with
adjacent public streets, sidewalks, and open spaces. The ground-floor is the portion of a
building that, if designed well, can create high-quality visual interest and a human scale
that pedestrians find comforting, inviting, and safe. Key elements that contribute to such a
pedestrian environment include first-floor openings (doors and windows), emphasized
customer/user entrances, materials, targeted landscaping, and continuity of the front
building line along a block to heighten the sense of enclosure.

o. Clubhouses, recreational buildings, and other support buildings should match the
architectural style of the building.

p. Trash enclosures should be constructed of concrete masonry units finished similar to

buildings in the project. All trash enclosures should have opaque metal gates that are
designed consistent with the project. Small trash containers should be placed in inside
courtyards, pool areas, and other community spaces.

q. Grouped mail boxes should be located in enclosures to provide shade and weather
protection. Mailbox enclosures should be located convenient to short-term parking and
meet federal accessibility standards.

r. No mechanical equipment (air-conditioning, heating units, etc.) should be mounted on, or

attached to any roof. Mechanical devices such as exhaust fans, vents, and pipes should be
painted to match adjacent roof surfaces. Ground-mounted air conditioning units should be
located behind side yard privacy return walls.

s. Solar panels, if provided, should be mounted directly to the sloped roof plane and be
integral to the roof design. Roof-mounted solar panel equipment should be similar to the
roof color and appearance and have a reflective value of less than 20 percent. Non-
camouflaged solar panel equipment should be located behind a parapet.

-41-
(3) Multifamily development requirements.

a. Area, height and density requirements.

1. Maximum lot coverage for each use shall be:

(i) 3- to 5-story apartments (non-mixed use): 65 percent.

(ii) Residential over retail (mixed-use): 75 percent.

(iii) The area of a porch or arcade fronting a public street is not included in the
calculation of the lot coverage.

(iv) The area of an above-grade parking structure is included in the calculations of

lot coverage.

2. Mixed-use buildings with retail in the first level and residential above or purely
residential buildings shall be allowed the following heights. These heights intend to
allow a high ceiling height in the first floor retail use.

(i) Retail ceiling height – 20 foot maximum

(ii) 2-Story building height – 40 foot maximum

(iii) 3-Story building height – 63 foot maximum

(iv) 4-Story building height – 75 foot maximum

(v) 5-Story building height – 87 foot maximum

(vi) 6-Story building height – 99 foot maximum

3. Minimum density: 30 units per acre.

b. Multifamily facade requirements.

1. Walls

(i) The traditional means of diminishing a building’s perceived mass is by

dividing it into horizontal segments that relate to the base, middle, and top of
the structure. Most any structure will fit this model though other ways of
breaking up the mass of a building are acceptable if effective. Design
approaches that attempt to exaggerate the mass of a building or intend a
monolithic appearance are discouraged in most cases.

-42-
 (ii) Long stretches of unarticulated wall are not permitted. Projections, recesses,
and reveals with a minimum change of plane of 12 inches should be provided
at regular intervals along the building frontage. Human scale detailing such as
reveals, belt courses, recessed windows or doors, color or textural differences,
or strongly expressed mullions are also encouraged.

(iii) Buildings shall reduce their apparent bulk by dividing themselves into smaller
distinct volumes or masses. As a general rule, a building shall exhibit three or
more smaller intersecting masses.

2. Windows.

(i) A minimum of 35 percent of the total wall area of each street-facing ground
floor building facade shall be comprised of pedestrian entrances (doors),
windows, and/or vehicle entry drives.

(ii) Windows should be architecturally compatible with the style, materials, colors,
and details of the building. Windows should be vertically proportioned or
square. To the extent possible, upper story windows should be vertically
aligned with the location of windows and the doors on the ground level,
including storefront display windows.

-43-
3. Doors.

(i) All building entrances should be emphasized through incorporation of a

building recess, projection, canopy, or similar design element.

(ii) Buildings should be designed with at least one pedestrian entrance facing a
perimeter or internal street, or a pedestrian walkway connected to a public
sidewalk. When a building has frontage on more than one street, it should have
an entrance on each frontage or at the corner of the building.

(iii) The building’s primary facade and entrance should face the primary abutting
access street or an adjacent public plaza, park, or on-site amenity.

(iv) Covered porches and non-habitable entry features may project 6 feet into
setbacks (other than front facade, zero-setbacks).

(v) Building stairs less than 42 inches in height may project up to 10 feet into a
front yard.

-44-
4. Roofs.

(i) Roof-lines should be segmented and varied within an overall horizontal

context. Varying heights are encouraged.

(ii) Use of vertical elements such as towers may be used to break up horizontal
massing and provide visual interest.

(iii) Hipped or gabled roofs covering the entire building are preferable to mansard
roofs and segments of pitched roofs applied at the building’s edge.

(iv) Roofs should reflect a residential appearance through pitch and use of
materials.

(v) Roof pitch for a porch may be slightly lower than that of the main building.

(vi) Parapets and flat roofs are also allowed.

5. Building materials.

(i) Brick, masonry, or stucco are required materials for all exterior walls.
Cementitious siding such as Hardie Board or the equivalent may be used as an
accent material.

(ii) Building materials should be durable, require low maintenance, and relate a
sense of quality and permanence. Frequent changes in materials should be
avoided.

(iii) Textures, colors, and materials should unify the building and its elements.

-45-
 (iv) Exterior columns for trellises, porches, or colonnades should utilize materials
and colors that are compatible with the adjacent building.

(v) Distinctive architectural elements, materials, and colors should be used to

denote primary building entries or individual unit entries.

(vi) Materials tend to appear substantial and integral to the structure when material
changes occur at changes in plane.

(vii) Exterior materials and architectural details should compliment each other and
should be stylistically consistent.

(viii) Exposed gutters and downspouts should be colored to match fascia or wall
materials, unless designed as an outstanding architectural feature of the overall
theme.

6. Parking

(i) Parking structures are encouraged to reduce the amount of lot coverage
dedicated to parking. In order to ensure that parking structures enhance the
overall appearance of the project, parking structures should be decorative in
nature. Flat or unarticulated walls are prohibited; rather, parking structures
should be similar in appearance, design, and scale to adjacent buildings. The
ground floor of parking structures that are adjacent to a street should be
designed to incorporate usable spaces, such as retail or residential.

-46-
(ii) Parking garages that are visible to the public streets should use some of the
following solutions to integrate the garage into the building design.

(a) Facade articulation and modulation through changes in vertical wall plane
and/or a change in building material;

(b) Use of real windows with glazing that may be translucent, but should not
include black or mirrored glass or similar opaque glazing;

(c) Use of false windows defined by frames, lintels, or sills;

(d) Integration of multiple building entrances;

(e) Buffering of the street edge with landscaping, berms, or landscaped built-
in or movable planters; or

(f) Similar architectural detailing consistent with the intent to maintain an

attractive and safe streetscape for pedestrians.

(iii) Carports and private garages should be limited to 72 feet in length.

(iv) Carports should be permitted only for multifamily use and are not permitted for
single-family uses.

-47-
 (v) Detached garages and carports should incorporate compatible materials, scale,
colors, architectural details, and roof slopes similar to those of the primary
multifamily buildings.

(vi) Parking areas should be located in the development’s interior and not along the
street frontage wherever possible. Driveway openings along street frontages
should be minimized.

7. Provisions for future retail use. Many of the residential buildings in the Heritage
Crossing Redevelopment District are intended to have retail on the first floor of the
building. During the initial phases of redevelopment, if there is not enough
residential activity to support the businesses, projects can convert first floor retail to
residential use. However, provision should be made for future reversion to retail use.
For this purpose, the first floor units should have a height of 15’-0” minimum.

-48-
8. Architectural elements.

(i) Awnings. For reasons of durability, function and appearance over the life of a
building, awnings (and similar shading element) composed of metal or other
rigid architectural material are preferred over cloth/fabric materials. Should
fabric awnings be used, the material shall have a high UV rating. Awning
designs that are composed of highly contrasting colors and that are translucent
and illuminated from within are prohibited.

-49-
(ii) Chimneys. Units with an exposed chimney from a fireplace shall be clad in
brick, stucco, stone, or clapboard.

(iii) Plazas incorporating seating areas and other amenities shall be provided. Plazas
shall have a minimum dimension (width or depth) of 10 feet and a minimum
area of 300 feet, and shall be surfaced with pavers or textured concrete.

(iv) Porches, balconies, and terraces in multifamily dwellings enhance safety in the
public realm by providing “eyes on the street.” Balconies may project up to 5
feet into any yard that faces a street.

(v) Towers may be either a minor vista termination (not habitable), such as a
chimney, cupola or entry feature or a habitable tower/space.

(vi) An archway or gate located along the sidewalk can provide a dramatic point of
entry to courtyard apartment properties while also serving to better separate the
public and private realms and offer additional security.

-50-
9. Sidewalks and driveways.

(i) Access provisions in compliance with accessibility and ADA laws should be
incorporated into the site’s overall pedestrian circulation system.

(ii) Sidewalk materials should be either concrete or brick.

(iii) Curb ramps should be designed to minimize the grade, cross-slope, and
changes in level experienced by users. The slope of a curb ramp should not
exceed 8.33 percent, and the cross-slope should not exceed 2 percent.

(iv) Entry drives should have an adjacent pedestrian entry path. Additionally, where
appropriate, developments should provide safe pedestrian connections to
adjoining neighborhoods, commercial projects, and other compatible land uses.

(v) Ground cover, trees, or shrubs on properties or setbacks adjacent to the

sidewalk should be pruned. Overgrown vegetation can encroach onto the
walkway and pose obstacles, inhibiting pedestrian access.

-51-
10. Open space.

(i) The arrangement of open space should be appropriate in its design and
function. The common open space should be centrally and conveniently
oriented to the residential units and should be in one large area in order to
provide ample space for required amenities. Private open space should be
designed as an extension of the indoor living area, providing an area that is
useable and has some degree of privacy.

(ii) Amenities for the common open space area should be provided for the active
and passive use by the tenants, and should reflect the scale of the project. Some
of these amenities may include:

(a) Recreation building for indoor activities.

(b) Barbecue areas with seating.

(c) Children's playground with equipment and/or paved area with bench
seating.

(d) Swimming pool and/or whirlpool spa with sundeck area.

(e) Gazebos/patio cover.

(f) Grass areas of sufficient size to support recreational activities.

(g) Interior courtyards should feature special pavement treatments and focal
points such as fire-pits, sculptures, pools, and spas. Pots and potted plants
should be abundant in these areas. When possible, planters and tree wells
will be provided. These areas may also include shade structures, accent
lighting, and site furniture that reinforce the individual themes of each
courtyard.

-52-
(o) Administration.

(1) Modifications to the minimum standards established by this Section 52-32h may be
accomplished through:

a. The planning and inspections director may approve minor variations from these design
standards in specific instances as long as they meet the spirit and intent of the design
standards. Criteria for approval of minor variations include, but are not limited to, (1)
compatibility with surrounding development, (2) compliance with all other requirements
of the approved zoning of the property, (3) that the variations is an enhancement beyond
the minimum design standards, (4) architectural design and creativity, and (5) the
provision of other enhancements such as landscaping, signs, screening, paving, and tree
preservation beyond these minimum standards.

b. S-P-1 or S-P-2 zoning. Requests for S-P-1 or S-P-2 zoning shall be processed the same as
any other zoning request, and shall not be required to obtain a recommendation from the
preservation and redevelopment board.

(2) Building permit applications for projects that comply with the approved zoning and the design
standards established by this Section 52-32h may be issued by the planning and inspections
director without the need for any other public hearing or site plan approval.

(p) Applicability.

(1) The standards established by this Section 52-32h shall apply to all newly constructed retail
(including restaurants), office, and multifamily structures within the boundaries of the
Heritage Crossing Redevelopment District. If an existing retail, office, or multifamily
structure is expanded by 51 percent or more of its first floor area, or if it is being repaired,
remodeled, rehabilitated, or otherwise improved to the point that the value of the repairs,
remodeling, rehabilitation, or improvements constitute at least 51 percent of the current value
of the structure as established by the most current value established by the Appraisal District,
the entire structure shall be brought into compliance with the standards established by this
Section 52-32h.

-53-
 (2) All other structures within the boundaries of the Heritage Crossing Redevelopment District
not utilized for retail, office, or multifamily uses shall be governed by all other applicable
ordinances of the City, including, but not limited to, Section 52-32f. Downtown Development
District, Section 52-35a. Landscaping and Tree Preservation, and Section 52-35c. Commercial
Design Standards.

(q) Glossary. As used in these sections, the following words have the prescribed meaning:

Accessory building. In a residence or apartment building, a subordinate building, attached to or

detached from the main building, without separate utilities, not used for commercial purposes and not
rented or containing servants’ quarters, a washroom, a domestic storage, or space for 1 or 2
automobiles. In any other district, a subordinate building, the use of which is incidental to, and used
only in conjunction with, the main building.

Alley. A public space or thoroughfare which affords only secondary means of access to property
abutting thereon.

Apartment. A room, or suite of rooms, in an apartment house arranged, designed, or occupied as the
residence by a single-family, individual, or group of individuals.

Basement. The portion of a building between floor and ceiling that is partly below and partly above
grade, but also located such that the vertical distance from grade to the floor below is more than the
vertical distance from grade to the ceiling.

Berm. An earthen mound designed to provide visual interest, screen undesirable views, and/or
decrease noise.

Block. An area within the city enclosed by streets, and occupied by, or intended for, buildings.

Building. Any structure or building for the support, shelter, and enclosure of persons, animals, or
movable property of any kind.

Building line. A line measured from, and parallel to, the street line with which the facade shall be
coextensive if the building faces the street.

Business. Includes retail, commercial, and manufacturing uses and districts as herein defined.

City. The City of Irving, Texas.

Carport. An open-sided car shelter. It shall be grouped in rows of 6 to 10 spaces maximum.

Depth of rear yard. The mean horizontal distance between the rear line of a building (other than
accessory building) and the rear lot line.

Decorative paving. Paving made up of solid, precise, modular units, stamped concrete, seeded
concrete, colored concrete, or a combination of the above.

-54-
 Development. The erection, alteration, or extension of any building or part thereof, or the change of
use or occupancy of any building or land for which a building permit or certificate of occupancy is
required under city ordinance or the project involving such activity.

Dwelling unit. A building or portion of a building that is arranged, occupied, or intended to be

occupied as living quarters.

Floor area ratio. The ratio of total square footage of buildings, to the total square footage of the
site.

Front yard. An open, unoccupied space on a lot facing a street on which the structure shall face and
extending across the front of the lot between the side yard lines, and being the minimum horizontal
distance between the street line and the main building or any projections thereof other than the
projections of the usual steps or eave overhang.

Gross floor area. The gross floor area of an apartment house measured by taking the outside
dimensions of the apartment building at each floor level, excluding the floor area of basements and
attics not used for residential purposes.

Gross leasable area. The total floor area of a building that is designed for tenant use, including
basements and mezzanines and measured to centerlines of joint partitions and to outside of exterior
walls, excluding mechanical equipment, storage, restrooms, stairwells, elevator shafts, and other
common areas.

Height. The height of a building, or portion of a building, shall be measured from the average
established grade at the street lot line or from the average natural ground level, if higher, or, if no street
grade has been established, to the deck line if mansard roofs; and the mean height level between eaves
and ridge for hip and gable roofs. In measuring the height of a building, the following structures shall
be excluded: chimneys, elevator bulkheads, tanks, radio and TV towers, ornamental cupolas, domes
and parapet walls not exceeding 4 feet in height.

Landscape buffer. A combination of physical space or vertical elements such as plants, berms,
fences, or walls, the purpose of which is to separate and screen incompatible land uses from each other.

Landscaped area. Any combination of living plants (such as grass, ground cover, shrubs, vines,
hedges, or trees) and non-living landscape material (such as rocks, sand, pebbles, mulch, walls, fences,
or decorative paving materials).

Lot. Land occupied, or to be occupied, by a building and its accessory building, and including such
open spaces as are required under this Section 52-32h, and having its principle frontage on a public
street or officially approved place, which lot shall consist of at least 75 percent of land on which a
structure or building may be built under the applicable provisions of the City zoning ordinance except
for front, side, and rear yard requirements.

-55-
 Lot coverage. The area of a lot covered by buildings, roofed areas, or parking structures, determined
by dividing that area of the lot occupied or covered by the total horizontal projected surface of all
buildings and parking structures by the useable area of the lot.

Lot line. The lines bounding a lot as defined herein.

Masonry construction. In the residential districts, the term includes wood framing with brick or
stone veneer.

Mixed use (with non-residential). A building containing more than one authorized use other than
residential uses.

Mixed use (with residential). A building containing more than one authorized use with non-
residential uses limited to the ground floor.

Multifamily. Any building, or portion thereof, that is designed, built, rented, leased, or owned by 5
or more occupants/families, living independently of each other, and maintaining separate cooking
facilities.

Non-conforming uses. A building, structure, or use of land lawfully occupied at the time of the
effective date of this Section 52-32h and which does not conform to the use regulations of the district in
which it is situated.

Non-permeable. Any surface lacking the ability for air and water to pass through to the root zone of
plants.

Open space. Area included in any side, rear, or front yard or any unoccupied space on the lot that is
open and unobstructed to the sky except for the ordinary projection of cornice, eaves, and porches.

Office. Any building, or portion thereof, wherein the primary use is the conduct of business,
professional services, administration, research, or use by sales/manufacturer’s representatives. An
office shall not involve manufacturing, fabrication, production, processing, assembling, cleaning,
testing, repair, or storage of materials, goods, or products, or the sale and/or delivery of any materials,
goods, or products that are physically located on the property.

Parking spaces. An area of not less than 162 square feet (measuring approximately 9 by 18 feet),
not on a public street or alley, surfaced with an all-weather surfaced drive-way connecting the parking
space with a street or alley permitting free ingress and egress. In any single-family dwelling, duplex, or
apartment district, the parking of trucks or buses for commercial purposes shall not be permitted. Head-
in parking adjacent to public thoroughfares wherein the maneuvering is done on a public street, shall
not be classified as off-street parking in computing the parking requirements for any use.

Porch. Any gallery, veranda, terrace, piazza, portico, or similar projection from the main wall of a
building and covered by a roof, other than a carport with no side enclosures (except screens and
handrails).

-56-
 Private garage. An accessory building, or portion thereof, in which not more than 5 privately
owned motor-driven vehicles are stored by occupants of the premises, not more than one of which may
be a truck not to exceed 1-1/2 ton capacity.

Public garage. A building, or portion thereof, used for repair, care, or servicing of motor-driven
vehicles, or where motor-driven vehicles are equipped for operation, or kept for hire or sale, but not
including the open storage of trucks, trailers, and vans.

Rear yard. The required rear yard is an open space, unoccupied and unobstructed, extending across
the rear of a lot from one side lot line to the other side lot line.

Restaurant. A place of business whose primary source of revenue is derived from the sale of
prepared food to the general public for consumption. The term shall not include bakery, pastry shop,
meat market, or ice-cream parlor if on-premises consumption of food is not allowed.

Screen. A method of reducing the impact of noise and unsightly visual intrusions with less
offensive or more harmonious elements such as plants, berms, fences, walls, or any appropriate
combination thereof.

Shade tree. Sometimes evergreen, usually deciduous, tree planted for its high crown of foliage or
overhead canopy; a large woody perennial having one or more self-supporting stems and numerous
branches reaching a mature height of at least 25 feet and a mature spread of at least 20 feet.

Side yard. An open, unoccupied space within a lot, situated between the building and side line of
the lot and extending through from the front yard to the required rear yard. Any lot line, not the rear
line or a front line, shall be deemed a side line.

Storefront. The front side of a retail store or building facing a street or a “front facade” as defined
by the developer.

Street. Any thoroughfare or public driveway, other than an alley, and more than 20 feet in width,
that has been dedicated or deeded to the public for public use.

Street line. A dividing line between a lot, tract, or parcel of land and a contiguous street.

Width of side yard. The mean horizontal distance between a side wall of a building and the side line
of the lot.

Yard. An open, unoccupied space other than a court, on a lot on which a building is situated and
which is unobstructed from the ground to the sky.

SECTION 2. That the Heritage Crossing Redevelopment District Overlay is hereby

established for the property described in Section 53-32h(b) of Section 52-32h. Heritage Crossing
Redevelopment District, and the City Planner is hereby directed to revise the Official Zoning Maps
of the City of Irving, Texas, attached to Ordinance No. 1144 to show this overlay district.

-57-
 SECTION 3. Any person violating any of the provisions of this ordinance shall be deemed
guilty of a misdemeanor, and each such person shall be deemed guilty of a separate offense for each
and every day during which any violation is committed, continued, or permitted, and upon conviction
of any such violation such person shall be punished by a fine in an amount not less than one dollar
($1.00) nor more than two thousand dollars ($2,000.00).

SECTION 4. That this ordinance shall take effect immediately from and after its passage and
publication as provided by law.

SECTION 5. Should any paragraph, sentence, clause, phrase, or section of this ordinance be
adjudged or held to be unconstitutional, illegal or invalid, the same shall not affect the validity of this
ordinance as a whole or any part or provision thereof, other than the part so declared to be invalid,
illegal, or unconstitutional, and shall not affect the validity of the comprehensive zoning ordinance as a
whole.

SECTION 6. That this ordinance shall prevail over any other ordinance which is in conflict
with the provisions of this ordinance.

PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF IRVING, TEXAS,
on June 11, 2009.

________________________________
HERBERT A. GEARS
MAYOR

ATTEST:

_______________________________
Janice Carroll, TRMC
City Secretary

APPROVED AS TO FORM:

_______________________________
Charles R. Anderson
City Attorney

-58-