Skip to code content (skip section selection)
Compare to:
§ 4.1304  PANTHER ISLAND (“PI”) DISTRICT.
   (a)   Purpose and intent. It is the purpose of the Panther Island (“PI”) district to provide a specific mixed-use development zone that encourages pedestrian-oriented, urban development in the Panther Island area, and to provide development standards and administrative procedures that encourage high-quality, sustainable development and creative design.
   (b)   Uses. In the Panther Island (“PU”) district, no building or land shall be used and no building shall be hereafter erected, reconstructed, altered or enlarged, nor shall a certificate of occupancy be issued, except in accordance with the use tables and supplemental standards contained in § G. of the document Panther Island Form Based Zoning District Zoning Standards and Guidelines an adopted supplement to the city’s zoning ordinance.
   (c)   Property development standards.
      (1)   The minimum dimension of lots and yards and the height of buildings in the Panther Island (“PI”) district, shall be as shown in the accompanying table. Development in this district shall be exempt from all other zoning ordinance regulations not contained within the accompanying table or the document Panther Island Form Based Zoning District Zoning Standards and Guidelines.
      (2)   The development standards may only be applied to that area known as the Panther Island district of Fort Worth boundary described as follows and shown in Exhibit B.17:
A parcel of land out of the A. Gouehenant Survey, Abstract No. 582, the M. Baugh Survey, Abstract No. 106, the J. Baugh Survey, Abstract No. 115, the F. G. Mulliken Survey, Abstract No. 1045, and the A. Robinson Survey, Abstract No. 1289, in Tarrant County, Texas, being more particularly described by metes and bounds as follows:
BEGINNING at the intersection of the centerlines of Commerce Street and Weatherford Street;
THENCE with the centerline of Weatherford Street, North 60 degrees East, 270 feet to its intersection with the centerline of Calhoun Street;
THENCE with the centerline of Calhoun Street, North 30 degrees West, 280 feet to its intersection with the centerline of Belknap Street;
THENCE with the centerline of Belknap Street, North 60 degrees East, 780 feet to its intersection with the centerline of Pecan Street;
THENCE with the centerline of Pecan Street, North 30 degrees West, 270 feet to its intersection with the centerline of Bluff Street;
THENCE with the centerline of Bluff Street, South 60 degrees West, 97 feet to its intersection with the extension of the southwesterly property line of Lot 4R, Block 1 of Trinity Bluff, being an addition to the City of Fort Worth according to the plat recorded in Cabinet B, Slide 3356 of the Plat Records of Tarrant County, Texas (P.R.T.C.T.);
THENCE Northwesterly with the extension of the said southwesterly property line to its intersection with the centerline of the West Fork of the Trinity River;
THENCE Northerly with the meanders of said river centerline to its intersection with the south right-of-way line of Greer Street projected west;
THENCE Easterly, to and along the south right-of-way line of the said Greer Street, to its intersection with the east property line of Lot 5 of S. Terrell Addition, being an addition to the City of Fort Worth according to the plat recorded in Volume 1624, Page 274 of the Deed Records of Tarrant County, Texas, (D.R.T.C.T.), extended south;
THENCE Northerly, to and along the east property line of the said Lot 5, to the northeast property corner of the said Lot 5;
THENCE Northerly to the southeast corner of the Baldemar Lane street right-of-way;
THENCE Northerly, along the east right-of-way line of the said Baldemar Lane and then along the said right-of-way line extended north to the southeast property corner of Lot 9-RB of North Park Business Center, being an addition to the City of Fort Worth according to the plat recorded in Volume 388-124, Page 77 of the (P.R.T.C.T.);
THENCE Northerly, along the east property line of the said Lot 9-RB to a point on the north property line of Lot 2 of Holloway’s Addition, being an addition to the City of Fort Worth according to the plat recorded in Volume 1530, Page 373 of the (D.R.T.C.T.);
THENCE Easterly, along the north property line of the said Lot 2 to a point on the west right-of-way line of Samuels Avenue;
THENCE Northerly, along the west right-of-way line of said Samuels Avenue to its intersection with the south right-of-way line of North Park Drive;
THENCE Westerly, along the south right-of-way line of North Park Drive, to the northwest property corner of Lot 10-RA of the said Northpark Business Center Addition, said point also being on the east right-of-way line of an existing 75 foot wide Texas Electric Service Co. right-of-way (T.E.S.Co. R.O.W.);
THENCE Southerly, along the east right-of-way line of the said T.E.S.Co. R.O.W. to the southwest property corner of the said Lot 10-RA;
THENCE Northwesterly, to the southeast property corner of Lot 11-A of Northpark Business Center, being an addition to the City of Fort Worth according to the plat recorded in Volume 388-218, Page 37 of the (P.R.T.C.T.);
THENCE Northerly, along the west right-of-way line of said T.E.S.Co. R.O.W. to its intersection with the southwest right-of-way line of North Park Drive;
THENCE Northwesterly, along the southwest right-of-way line of said North Park Drive to the northwest property corner of Lot 11-B of the said Northpark Business Center Addition;
THENCE South 10 degrees 08 minutes West, 1043 feet to a point in the centerline of the West Fork of the Trinity River;
THENCE North, 61 degrees 53 minutes 19 seconds West, with the said river centerline, 320.55 feet to a point;
THENCE North, 42 degrees 28 minutes 14 seconds West, with the said river centerline, 704.18 feet to a point at the beginning of a curve to the left having a radius of 183.55 feet;
THENCE in the westerly direction along the said curve through an arc length of 320.21 feet and across a chord which bears South 82 degrees 47 minutes 01 seconds West 281.12 feet to point on the centerline of the proposed Trinity River by-pass channel;
THENCE Southerly, along the centerline of the said proposed Trinity River by-pass channel to its intersection with the centerline of the Clear Fork of the Trinity River;
THENCE Northeasterly, along the centerline of the said Clear Fork of the Trinity River, 1,126.42 feet to a point;
THENCE South 29 degrees 52 minutes 13 seconds east 346.15 feet to a point;
THENCE South 85 degrees 07 minutes 25 seconds East 348.96 feet to a point;
THENCE North 59 degrees 20 minutes 26 seconds East to the centerline of Lexington Street;
THENCE Southeasterly, along the centerline of said Lexington Street to its intersection with the centerline of Bluff Street;
THENCE Northeasterly, along the centerline of Bluff Street to its intersection with the centerline of Henderson Street;
THENCE North 30 degrees 11 minutes 24 seconds West, along the centerline of Henderson Street, at 249.16 feet passing the intersection of the centerline of Peach Street extended, continuing in all a total distance of 317.61 feet to a point;
THENCE North 58 degrees 46 minutes 38 seconds East 254.82 feet to a point;
THENCE North 30 degrees 20 minutes 09 seconds West 46.79 feet to a point;
THENCE North 20 degrees 59 minutes 49 seconds West 629.42 feet to a point in the centerline of proposed Lexington Street;
THENCE Easterly, with the centerline of proposed Lexington Street to its intersection with the centerline of North Main Street;
THENCE South 30 degrees 24 minutes 58 seconds East, along the centerline of North Main Street 326.66 feet to a point;
THENCE North 60 degrees 12 minutes 03 seconds East 321.00 feet to the centerline of Commerce Street;
THENCE Southeasterly, with the centerline of Commerce Street to the Point of Beginning.
Core Zones are more particularly described as follows:
   UL 3 West (UL3)
   A parcel of land out of the A. Gouehenant Survey, Abstract No. 582, Tarrant County, Texas, being more particularly described by metes and bounds as follows:
BEGINNING at the intersection of the centerline of 5th Street and the centerline of Street 12;
THENCE Northeasterly along the said centerline of 5th Street to the centerline of Street 11;
THENCE Southeasterly along the said centerline of Street 11 to the centerline of proposed Canal “B;”
THENCE Southwesterly along the said centerline of proposed Canal “B” to the centerline of West Fork of the Trinity River;
THENCE Northwesterly along the said centerline of the West Fork of the Trinity River to the centerline of proposed Canal “A;”
THENCE Southwesterly along the said centerline of proposed Canal “A” to the said centerline of Street 12;
THENCE Northwesterly along the said centerline of Street 12 to the Point of Beginning.
   East (UL3)
   A parcel of land out of the A. Gouhenant Survey, Abstract No. 582, Tarrant County, Texas, being more particularly described by metes and bounds as follows:
BEGINNING at the intersection of the centerline of 5th Street and the centerline of Street 12;
THENCE Northeasterly along the said centerline of 5th Street to the centerline of Street 11;
THENCE Southeasterly along the said centerline of Street 11 to the centerline of proposed Canal “B;”
THENCE Southwesterly along the said centerline of proposed Canal “B” to the centerline of the West Fork of the Trinity River;
THENCE Northwesterly along the said centerline of West Fork of the Trinity River to the centerline of proposed Canal “A;”
THENCE Southwesterly along the said centerline of proposed Canal “A” to the said centerline of Street 12;
THENCE Northwesterly along the said centerline of Street 12 to the Point of Beginning.
   UL-2
   A parcel of land out of the M. Baugh Survey, Abstract No. 582, Tarrant County, Texas, being more particularly described by metes and bounds as follows:
BEGINNING at the intersection of the centerline of North Main Street and the centerline of proposed Canal “B;”
THENCE Southeasterly along the said centerline of Main Street to the centerline of the West Fork of the Trinity River;
THENCE Westerly along the said centerline of the West Fork of the Trinity River to the centerline of the Clear Fork of the Trinity River;
THENCE Southwesterly along the said centerline of Clear Fork of the Trinity River to the centerline of Street 13;
THENCE Northwesterly along the said centerline of Street 13 to the centerline of proposed Canal “A;”
THENCE Northeasterly along the said centerline of Canal “A” to the said centerline of the West Fork of the Trinity River;
THENCE Southeasterly along the said centerline of the West Fork of the Trinity River to the said centerline of proposed Canal “B;”
THENCE Northeasterly along the said centerline of Canal “B” to the said centerline of the Point of Beginning.
   UL-1
   A parcel of land out of the A. Robinson Survey, Abstract No. 1289, Tarrant County, Texas, being more particularly described by metes and bounds as follows:
BEGINNING at the intersection of the centerline of Henderson Street and the centerline of proposed Lexington Street North;
THENCE Easterly along the said centerline of Lexington Street 516.11 feet to a point;
THENCE South 20 degrees 59 minutes 49 seconds east 629.42 feet to a point;
THENCE South 30 degrees 20 minutes 09 seconds East 46.79 feet to a point;
THENCE South 58 degrees 46 minutes 38 seconds West 254.82 feet to the centerline of Henderson Street;
THENCE Northwesterly along the said centerline of Henderson Street to the Point of Beginning.
   North Main (NM)
   A parcel of land out of the Felix G. Mulliken Survey, Abstract No. 1045, A. Gouhenant Survey, Abstract No. 582, Tarrant County, Texas, being more particularly described by metes and bounds as follows:
BEGINNING at the intersection of the centerline of 7th Street and the centerline of Street 10;
THENCE Northeasterly along the said centerline of 7th Street to the centerline of Commerce Street;
THENCE Southeasterly along the said centerline of Commerce Street to the centerline of proposed Canal “B;”
THENCE Southwesterly along the said centerline of proposed Canal “B” to the centerline of Street 11;
THENCE Northwesterly along the said centerline of Street 11 to the centerline of 5th Street;
THENCE Northeasterly along the said centerline of 5th Street to the said centerline of Street 10;
THENCE Northwesterly along the said centerline of Street 10 to the Point of Beginning.
   Neighborhood Tower Zones N3
   South (N3)
   A parcel of land out of the R. Crowley Survey, Abstract No. 313, and the W. Russell Survey, Abstract No. 151, Tarrant County, Texas, being more particularly described by metes and bounds as follows:
BEGINNING at the intersection of the centerline of Henderson Street and the centerline of proposed Canal “A;”
THENCE Southerly along the said centerline of proposed Canal “A” to the centerline of the Clear Fork of the Trinity River;
THENCE Southwesterly along the said centerline of the Clear Fork of the Trinity River to the centerline of the proposed Trinity River by-pass channel;
THENCE Northerly along the said centerline of the by-pass channel to the said centerline of Henderson Street;
THENCE Southeasterly along the said centerline of Henderson Street to the Point of Beginning.
   North (N3)
   A parcel of land out of the Felix G. Mulliken Survey, Abstract No. 1045, Tarrant County, Texas, being more particularly described by metes and bound as follows:
BEGINNING at the intersection of the centerline of the proposed 7th Street and the centerline of the west Fork of the Trinity River;
THENCE Southwesterly along the said centerline of proposed Canal “D” to the centerline of 6th Street;
THENCE southeasterly along the said centerline of proposed Canal “D” to the centerline of 6th Street;
THENCE Southwesterly along the said centerline of 6th Street to the centerline of Commerce Street;
THENCE Northwesterly along the said centerline of Commerce Street to the centerline of the 8th Street;
THENCE Northeasterly along the said centerline of 8th Street to the centerline of Calhoun Street;
THENCE Northwesterly along the said centerline of Calhoun Street projected north to the centerline of the West Fork of the Trinity River;
THENCE Southeasterly along the said centerline of the West Fork of the Trinity River to the Point of Beginning.
   Southeast (N3)
   A parcel of land out of the A. Robinson Survey, Abstract No. 1289 and the W. Russell, Abstract No. 151, Tarrant County, Texas, being more particularly described by metes and bounds as follows:
BEGINNING at the intersection of the centerline of Henderson Street and the centerline of the Clear Fork of the Trinity River;
THENCE Southeasterly along the said centerline of Henderson Street to its intersection with the centerline of Bluff Street;
THENCE Southwesterly along the said centerline of Bluff Street to its intersection with the centerline of Lexington Street North;
THENCE North 29 degrees 58 minutes 55 seconds West, along the centerline of Lexington Street North, 399.15 feet to a point;
THENCE south 59 degrees 20 minutes 26 seconds West 36.98 feet to a point;
THENCE North 85 degrees 07 minutes 25 seconds West 348.96 feet to a point;
THENCE North 29 degrees 52 minutes 13 seconds West 316.15 feet to a point on the centerline of the Clear Fork of the Trinity River;
THENCE Northeasterly along the said centerline of Clear Fork of the Trinity River to the Point of Beginning.
   N2 West (N2)
   A parcel of land out of the W. Russell Survey, Abstract No. 151, the R. Crowley Survey, Abstract No. 313, the A. Gouehenant Survey, Abstract No. 582, the J. Baugh Survey, Abstract No. 115, and the F. Mulliken Survey, Abstract No. 1045, Tarrant County, Texas, being more particularly described by metes and bounds as follows.
BEGINNING at the intersection of the centerline of 7th Street and the centerline of Commerce Street;
THENCE Southwest along the said centerline of 7th Street to its intersection with the centerline of Street 10;
THENCE Southeast along the said centerline of Street 10 to its intersection with the centerline of 5th Street;
THENCE Southwest along the said centerline of 5th Street to its intersection with the centerline of Street 12;
THENCE Southeast along the said centerline of Street 12 to its intersection with the centerline of Canal “A;”
THENCE Southwest along the said centerline of Canal “A” its intersection with the centerline of Street 13;
THENCE Southeast along the said centerline of Street 13 to its intersection of Clear Fork of the Trinity River;
THENCE upstream in a southwest direction along the said centerline of the Clear Fork of the Trinity River to its intersection with the said centerline of Canal “A;”
THENCE Northwesterly along the said centerline of Canal “A” to its intersection with the centerline of Henderson Street;
THENCE Northwest along the said centerline of Henderson Street to its intersection with the centerline of the Trinity River by-pass channel;
THENCE North along the said centerline of the by-pass channel to its intersection with Calhoun Street projected North;
THENCE Southeast along the said projected centerline of Calhoun Street to its intersection with the centerline of 8th Street;
THENCE Southwest along the said centerline of 8th Street to its intersection with the centerline of Commerce Street;
THENCE Southeast along the said centerline of Commerce Street to the Point of Beginning.
   East (N2)
   A parcel of land out of the A. Gouehenant Survey, Abstract No. 582, the M. Baugh Survey, Abstract No. 106 and the Felix G. Mulliken Survey, Abstract No. 1045, Tarrant County, Texas, being more particularly described by metes and bounds as follows:
BEGINNING in the centerline Canal “B” at its intersection with the intersection of Commerce Street;
THENCE Northwest along the said centerline of Commerce Street to its intersection with the centerline of 6th Street;
THENCE Northeast along the said centerline of 6th Street to its intersection with the centerline of Street 3;
THENCE Northwest along the said centerline of Street 3 to its intersection with the centerline of 7th Street;
THENCE Northeast with the said centerline of proposed 7th Street to its intersection with the centerline of the West Fork of the Trinity River;
THENCE Southerly and upstream with the said centerline of the West Fork of the Trinity River to its intersection with the projected centerline of Canal “B;”
THENCE Westerly with the said centerline of Canal “B” to the Point of Beginning.
   South (N2)
   A parcel of land out of the A. Robinson Survey, Abstract No. 1289, Tarrant County, Texas, being more particularly described by metes and bounds as follows:
BEGINNING at the intersection of the centerline of Henderson Street and the centerline of proposed Lexington Street North;
THENCE Easterly along the said centerline of Lexington Street 516.11 feet to a point;
THENCE South 20 degrees 59 minutes 49 seconds east 629.42 feet to a point;
THENCE South 30 degrees 20 minutes 09 seconds East 46.79 feet to a point;
THENCE South 58 degrees 46 minutes 38 seconds West 254.82 feet to the centerline of Henderson Street;
THENCE Northwesterly along the said centerline of Henderson Street to the Point of Beginning.
   Northeast (N2)
   A parcel of land out of the Felix G. Mulliken Survey, Abstract No. 1045, Tarrant County, Texas, being more particularly described by metes and bounds as follows:
BEGINNING at the intersection of the centerline of the West Fork of the Trinity River and the south right-of-way line of Greer Street projected west;
THENCE easterly to and along the south right-of-way line of said Greer Street, to its intersection with the east property line of Lot 5 of S. Terrell Addition, being an addition to the City of Fort Worth according to the plat recorded in Volume 1624, Page 274 of the Deed Records of Tarrant County, Texas (D.R.T.C.T.), extended south;
THENCE Northerly to and along the east property line of the said Lot 5, to the northeast property corner of the said Lot 5;
THENCE Northerly to the southeast corner of the Baldemar Lane street right-of-way;
THENCE Northerly along the east right-of-way line of said Baldemar Lane and then along the south right-of-way line extended north to the southeast property corner of Lot 9-RB of North Park Business Center, being an addition to the City of Fort Worth according to the plat recorded in Volume 388-124, Page 77 of the (P.R.T.C.T.);
THENCE Northerly along the east property line of the said Lot 9-RB to a point on the north property line of Lot 2 of Holloway’s Addition, being an addition to the City of Fort Worth according to the plat recorded in Volume 1530, Page 373 of the (D.R.T.C.T.);
THENCE Easterly along the north property line of the said Lot 2 to a point on the west right-of-way line of Samuels Avenue;
THENCE Northerly along the west right-of-way line of said Samuels Avenue to its intersection with the south right-of-way line of North Park Drive; Thence Westerly along the south right-of-way line of North Park Drive, to the northwest property corner of Lot 10-RA of the said North Park Business Center Addition, said point also being on the east right-of-way line of an existing 75 foot wide Texas Electric Service Co. right-of-way (T.E.S.Co. R.O.W.);
THENCE Southerly along the east right-of-way of the said (T.E.S.Co. R.O.W.) to the southwest property corner of the said Lot 10-RA;
THENCE Northwesterly to the southeast property corner of Lot 11-A of Northpark Business Center, being an addition to the City of Fort Worth according to the plat recorded in Volume 388-218, Page 37 of the P.R.T.C.T.;
THENCE Northerly along the west right-of-way line of said (T.E.S.Co. R.O.W.) to its intersection with the southwest right-of-way line of North Park Drive;
THENCE Northwesterly along the southwest right-of-way line of North Park Drive to the northwest property corner of Lot 11-B of the said Northpark Business Center Addition;
THENCE South 10 degrees 08 minutes West 1,043 feet to a point in the centerline of the West Fork of the Trinity River;
THENCE Southeasterly along the said centerline of the West Fork of the Trinity River to the Point of Beginning.
   N1
   A parcel of land in the A. Gouehenant Survey, Abstract No. 582, and the M. Baugh Survey, Abstract No. 106, Tarrant County, Texas, being more particularly described by metes and bounds as follows:
BEGINNING at the intersection of the centerline of North Main Street and the centerline of the West Fork of the Trinity River;
THENCE Northerly along the centerline of North Main Street to the centerline of the proposed Canal “B” as shown on the Trinity Uptown Zoning Map;
THENCE Easterly along the centerline of proposed Canal “B” to the centerline of the West fork of the Trinity River;
THENCE upstream along the centerline of the West Fork of the Trinity River in a southerly direction to the Point of Beginning.
   LaGrave Field (LF)
   A parcel of land out of the Felix G. Mulliken Survey, Abstract No. 1045, Tarrant County, Texas, being more particularly described by metes and bounds as follows:
BEGINNING at the intersection of the centerline of 7th Street and the centerline of proposed Canal “D;”
THENCE Northeasterly along the said centerline of 7th Street to the centerline of Street 3;
THENCE Southeasterly along the said centerline of Street 3 to the centerline of 6th Street;
THENCE Southwesterly along the said centerline of 6th Street to the said centerline of proposed Canal “D;”
Thence Northwesterly along the said centerline of Canal “D” to the Point of Beginning.
   Tarrant County College (TCCD)
   A parcel of land out of the M. Baugh Survey, Abstract No. 106, Tarrant County, Texas, being more particularly described by metes and bounds as follows:
BEGINNING at the intersection of the centerlines of Commerce Street and Weatherford Street; Thence Northeasterly with the centerline of Weatherford Street to its intersection with the centerline of Calhoun Street;
THENCE Northwesterly with the centerline of Calhoun Street to its intersection with the centerline of Belknap Street;
THENCE Northeasterly with the centerline of Belknap Street to its intersection with the centerline of Pecan Street;
THENCE Northwesterly with the centerline of Pecan Street to its intersection with the centerline of Bluff Street;
THENCE Southwesterly with the centerline of Bluff Street to its intersection with the extension of the southwest property line of Lot 4R, Block 1 of Trinity Bluff, being an addition to the City of Fort Worth according to the plat recorded in Cabinet B, Slide 3356 of the Plat Records of Tarrant County, Texas (P.R.T.C.T.);
THENCE Northwesterly with the extension of the said southwesterly property line to its intersection with the centerline of the West Fork of the Trinity River;
THENCE upstream along the centerline of the West Fork of the Trinity River in a Southerly direction to the centerline of North Main Street;
THENCE Southeasterly with the centerline of North Main Street to its intersection with East Bluff Street;
THENCE Northwesterly with the centerline of E. Bluff Street to its intersection with Commerce Street;
THENCE Southeasterly with the centerline of Commerce Street to the Point of Beginning.
Panther Island (“PI”) District
Panther Island (“PI”) District
Front build-to range*
80% of a building’s front facade must be located within 10 feet of the property line
Waterfront build-to range*
80% of a building’s front facade must be located no closer than 5 feet and no farther than 15 feet from the property line
Rear yard*
5 feet minimum
Side yard*
None required; if provided, must be minimum of three feet and maximum of 10 feet
Units per acre
No restriction
Units per building
No restriction
Building height range**
LaGrave Field Zone
   Minimum 16 feet; Maximum 72 feet
Neighborhood Zones N-1
   Minimum 3 floors; Maximum 72 feet
Neighborhood Zones N-2 - North and South
   Minimum 3 floors; Maximum 96 feet
Neighborhood Tower Zones N-3 - North, Central and South
   Minimum 6 floors; Maximum 288 feet
Urban Lake Zone 1
   Minimum 2 floors; Maximum 36 feet
Urban Lake Zone 2
   Minimum 3 floors; Maximum 72 feet
Urban Lake Zone 3
   Minimum 3 floors; Maximum 96 feet
North Main Zone
   Minimum 3 floors; Maximum 96 feet
Tarrant County College District Zone
   Minimum 3 floors; Maximum 72 feet
Notes:
*   Additional setback standards and guidelines contained in Panther Island Form Based Zoning District Zoning Standards and Guidelines
**   See core zone boundary map in Appendix B
 
   (d)   Other development standards.
      (1)   Generally. Development in the Panther Island (“PI”) district is subject to the development standards and guidelines contained in the Panther Island Form Based Zoning District Zoning Standards and Guidelines document. Panther Island Form Based Zoning District Zoning Standards and Guidelines are hereby approved by the city council and are included in the zoning ordinance by reference. All future amendments to the Panther Island Form Based Zoning District Zoning Standards and Guidelines must be considered by the zoning commission and approved by the city council in accordance with the procedure set out in Article 5, Chapter 3.
      (2)   Metal buildings. The exterior metal walls of the front and any sides of a building facing a public street shall not be constructed with exposed fasteners on more than 50% of the building. All buildings with metal siding shall have at least two exterior architectural features for articulation, such as front porches, gables, awning or other exterior siding materials. Exterior metal siding shall not be considered an architectural feature. These provisions shall not apply to large retail stores.
   (e)   Development review process.
      (1)   Certificate of appropriateness. Within the Panther Island (“PI”) district, issuance of a certificate of appropriateness reflecting compliance with the Panther Island Form Based Zoning District Zoning Standards and Guidelines is required as outlined in subsection (e)(2) below.
      (2)   Certificate of appropriateness required. Within the Panther Island district, issuance of a certificate of appropriateness reflecting compliance the Panther Island Form Based Zoning District Zoning Standards and Guidelines is required as a condition of the following:
         a.   Acceptance by the planning and development department of an application for a building permit for construction of a new structure;
         b.   Acceptance by the planning and development department of an application for a building permit for expansion of an existing structure;
         c.   Acceptance by the planning and development department of an application for a building permit for renovation, remodeling or other alteration of an existing structure; and
         d.   Construction of a surface parking lot.
      (3)   Pre-design conference. A pre-design conference with the planning and development department director or a designee is required before an applicant makes application for a certificate of appropriateness. Two copies of a site plan containing the following information shall be submitted to the development services director for discussion at the pre-design conference:
         a.   Footprints of all existing structures;
         b.   Proposed footprints of all new structures;
         c.   Existing structures adjacent to the property;
         d.   Existing and proposed floor plans (schematic drawings);
         e.   Building setbacks;
         f.   Location of parking areas;
         g.   Location of landscape areas;
         h.   Two copies of building elevations for all sides of the building(s); and
         i.   Photographs of the site and adjoining properties.
      (4)   Application for certificate of appropriateness. The following materials shall be submitted to the planning and development department in connection with an application for a certificate of appropriateness. The materials must be submitted at least 21 days before the meeting of the urban design commission at which the application for a certificate of appropriateness will be considered:
         a.   Nine copies of site plan including:
            1.   Footprints of all existing structures;
            2.   Proposed footprint of all new structures;
            3.   Existing structures adjacent to the property;
            4.   Building setbacks; and
            5.   Location of parking areas, parking lot islands, driveways, sidewalks, walkways, loading areas, walls or fences, utilities, lighting, signage, at-grade mechanical units, dumpsters and all other site improvements.
         b.   Nine copies of landscape plan including location and dimension of areas to be landscaped (including private property, adjoining right-of-way and parking lot islands), total amount of landscaped area, location, number and planting size of all trees, shrubs and groundcover, location and coverage of irrigation system and location and description of street furniture;
         c.   Nine copies of schematic floor plans depicting the arrangement of interior spaces, location of windows and doors, mechanical equipment, electrical meter and utility locations. First floor site plans should show the relationship between the first floor and the site;
         d.   Nine copies of schematic building elevations for all sides of the building(s) showing design of all elevations, existing grade, proposed grade, finish floor elevations, roof slopes, mechanical vents and equipment, location and type of outdoor light fixtures, design and location of all wall sign(s) and notations regarding exterior colors and material;
         e.   Material specification outline with samples, brochures and/or photographs of all exterior and site materials, finishes and fixtures; and
         f.   For all detached signs, nine site plans drawn to scale indicating sign location and drawings of proposed sign, lettering and graphics, drawn to scale of at least one-quarter-inch to the foot including any support structures. Colors of the proposed sign shall be indicated on the drawing and actual color samples shall be furnished. Any proposed illumination shall be indicated on the drawing.
      (5)   Authority to approve certificate of appropriateness. The urban design commission is hereby charged with the duty and invested with the authority to:
         a.   Enforce the Panther Island Form Based Zoning District Zoning Standards and Guidelines for new construction and renovations by hearing and deciding applications for certificates of appropriateness in accordance with this section; and
         b.   Propose amendments to the Panther Island Form Based Zoning District Zoning Standards and Guidelines to the zoning commission and city council from time to time.
      (6)   Appeal.
         a.   Appeals board. All decisions by the urban design commission may be appealed to the board of adjustment by the applicant. A written notice of appeal must be filed with the city secretary within ten days after receipt of notification of the urban design commission’s decision. The written notice of appeal shall specify:
            1.   That the decision of the board is unreasonable, either in whole or in part; and
            2.   The grounds for the appeal.
         b.   Hearing. The board of adjustment shall schedule a hearing on such appeal within 30 days after receipt of the notice of appeal, or as soon thereafter as reasonably practicable. The secretary of the urban design commission shall forward to the board of adjustment a complete record of the matter, including a transcript of the tape of the hearing before the urban design commission. In consideration of an appeal, the appeal boards shall:
            1.   Hear and consider testimony and evidence concerning the previous recommendations and actions of the city staff and the urban design commission;
            2.   Hear new testimony and consider new evidence that was not available at the time of the hearing before the urban design commission;
            3.   Apply the substantial evidence test to the decision of the urban design commission; and
            4.   Have to options to remand any case back to the urban design commission for further proceedings.
         c.   Decision. The board of adjustment may uphold, reverse or modify the decision of the urban design commission unless a continuance is agreed to by the owner/appellant.
         d.   Administrative remedies. A hearing before the board of adjustment shall exhaust the administrative remedies of the property owner/appellant under this title. Any owner/appellant aggrieved by the decision of the board of adjustment may file in district court.
(Ord. 19268, passed 8-10-2010, eff. 9-4-2010; Ord. 20159-04-2012, § 1 (Exh. A), passed 4-3-2012; Ord. 21272-06-2014, § 5, passed 6-3-2014; Ord. 22336-08-2016, §§ 1 and 2, passed 8-2-2016; Ord. 23886-10-2019, § 2, passed 10-15-2019, eff. 11-7-2019; Ord. 24030-02-2020, § 22, passed 2-4-2020)