LWYB Draft Document by City of Temple

Love Where You Build

Neighborhood Conservation Overlay & Development Standards

This page was intentionally left blank.

Background

Reinvesting in the Heart of Temple

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

Balancing Flexibility with Neighborhood Character

Base zoning districts in Temple were originally created for newer subdivisions and often include standards—such as large setbacks, low lot coverage, and wide building separation—that do not reflect the development patterns of historic neighborhoods. The overlay zoning districts provides an additional layer of standards that adapt zoning requirements to better fit the unique form and character of mature neighborhoods. This overlay aims to simplify the development process for small-scale projects and support reinvestment that enhances the surrounding environment.

Aligning with the "Love Where You Build" Program

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

Revitalization and the Urban Core

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

This page was intentionally left blank.

Section 1: Love Where You Build Process

This section provides an overview of how the City of Temple Love Where You Build program is intended to function.

Intent

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

A central goal of this initiative is to reduce development time and costs in order to stimulate infill housing within Temple’s established neighborhoods. To support this, the City offers a selection of City Approved Plan Sets (CAPS)—pre-designed housing plans that comply with the standards of the applicable Neighborhood Conservation Overlay. Each plan has been specifically evaluated by Temple, taking into account the existing built environment, typical lot dimensions, local construction practices, and market conditions. These plans have been reviewed and approved by City of Temple Building Inspectors to allow for expedited permitting.

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

Identify the Property

01 Identify the Neighborhood and Lot

Identify the Property

Deed Restrictions

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

Research

Review any applicable deed restrictions related to the desired building type to determine whether the property can meet those requirements. It is important to note that while the City does not enforce deed restrictions, they may still pose challenges or limitations for the property owner and should be carefully considered during the planning process.

Property Research

Overlay

03

Begin the process by identifying a property. Several resources are available to assist with this step, including the following:

City of Temple GIS

City of Temple Planning and Development

Bell County Appraisal District

Love Where You Live Plans

Survey

Identify the overlay district that subject property is located in and ensure that desired housing type is allowed. Review limitations for desired building type (if applicable) and determine if the property will be able to meet the necessary considerations. Review base zoning information for the property as well to ensure compliance. Base zoning for non-residential properties applies to the uses, the overlay will dictate design.

While not required for submission, obtaining a property survey from a licensed local land surveyor can be beneficial. If you are in the process of purchasing the property, it may be wise to ensure that an updated survey is included as a condition of closing. The survey will be used to establish the property’s boundaries and will serve as a foundational element in developing the site plan.

Select City Approved Plan Set (CAPS)

Plan Set

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

Contractor Selection

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

Site Plan

Material/Element

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

Site Plans 04 Application

Cost Estimates

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

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

Permit Process

Fee

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

Review

Temple’s Planning and Development Department will review the application through the expedited process. Please note that pre-approval of the architectural plan does not exempt the project from meeting site development requirements.

Pay the permit application fee and receive the CAPS.

Process

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

Section 2: Neighborhood Conservation Overlay Districts and Housing Types

This section defines the Neighborhood Conservation Overlay Districts and housing types used as part of Temple’s Love Where You Build program.

Neighborhood Conservation Overlay

A Neighborhood Conservation Overlay District is a planning tool aimed at encouraging reinvestment that aligns with and preserves the neighborhood’s existing character. It builds upon established zoning principles by applying specific standards for elements such as lot size, setbacks, and unit density. These standards promote compatibility between new and existing development, offering predictability for both residents and developers. The lot dimension standards outlined in this document apply when creating new lots, such as through subdivision or redevelopment. Existing lots that do not meet these dimensions are not considered noncompliant; however, they may not be further subdivided into lots that fail to meet the overlay’s requirements.

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

Desired Outcomes of a Neighborhood Conservation Overlay District:

• Promote high quality of life and livability standards

• Protect and enhance unique physical features and aesthetic values

• Stabilize and revitalize neighborhood economic conditions

• Reduce conflicts from new development by providing regulatory certainty

• Foster a sense of place and neighborhood pride

• Facilitate orderly redevelopment within the City

Neighborhood Conservation 1 Neighborhood Conservation 2 Neighborhood Conservation 3

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

Housing Types Include:

• Detached Single-Family

• Cottage Court

• Duplex (Side by Side and Stacked)

• All Accessory Structures

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

Housing Types Include:

• Detached Single-Family

• Cottage Court

• Duplex (Side by Side and Stacked)

• Townhouse

• Multiplex

• Courtyard

• Live/Work

• All Accessory Structures

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

Housing Types Include:

• Detached Single-Family

• Cottage Court

• Duplex (Side by Side and Stacked)

• Townhouse

• Multiplex

• Courtyard

• Live/Work

• Neighborhood Apartment

• Carriage House

• Garage

• Carport

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

Housing Types

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

Detached single-family is considered a traditional housing type with one primary living structure per lot.

The stacked version of the duplex has the two units separated by floors, but both having separate ground floor entrances.

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

Accessory Structures

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

PT Permitted with Thresholds

The cottage court housing type is a small detached single-family structure. Cottage court units are clustered on one lot that is held in common, with shared elements such as driveways and parking.

The townhouse housing type is a single-family attached structure. The shared walls create a zero-lot setback, with each unit located on its own parcel.

The duplex housing type is a twofamily structure located on one property. The side by side version of the duplex has the two units separated by a vertical partition wall.

The Multiplex housing type is multiunit dwelling in one encompassing structure on a single lot. Each unit would have its own separate exterior entrance. The units may be separated by a floor or vertical partition wall.

Detached Single-Family

Cottage Court (Lot Development) Duplex (side by side)

Duplex (Stacked)

Townhouse

Multiplex

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

The live/work housing type is a single-family structure with an office or storefront space found on the ground floor and living area above. The building fronts a street which has on-street parking to accommodate visitors.

Accessory Structures

The detached garage is an enclosed structure for parking a vehicle and storage.

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

A carport is a covered permanent structure used to provide cover for parked vehicles.

A carriage house is an accessory dwelling unit that is located directly above a detached garage structure.

The neighborhood apartment is an interior accessed multi-unit dwelling with no more than 12 Units. The scale, building height, and architectural style are complementary to the walkable and human scaled nature of the neighborhood.

A porte cochère is a covered structure over a driveway attached to a primary structure.

Courtyard House (Lot Development)

Apartment

Accessory Dwelling Unit (ADU)

Garage

Carriage House

Carport

Porte Cochère

Unique Situations

Adaptive Reuse

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

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

Existing Non-Residential Uses

The intent of this overlay is not to displace existing businesses but to enhance their conditions. Any existing non-residential use may continue operating regardless of the overlay classification. However, it’s important to note that the base zoning within the overlay will prevail. In certain situations, the building must conform to the overlay standards outlined in this document. These situations include:

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

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

• Changes in use or business classification.

Non-Conforming Lots

Many older neighborhoods have non-conforming lots—smaller lots that don’t meet current zoning rules. Standard residential lots are usually at least 45 feet wide and 100 feet deep, but non-conforming lots are often smaller and may not meet setback requirements. If a set of plans can meet fire code on the lot, they may still be permitted. In some cases, lots may also qualify for subdivision and must then follow overlay district standards. Contact the City to find out if City-Approved Plans are an option for your property.

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

• On-site parking is required.

• Deliveries should take place during non-peak hours.

• Signage should not obstruct sight lines or hinder walkability.

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

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

New Non-Residential Uses

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

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

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

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

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

As a general consideration:

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

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

For specific guidance and options, please contact City staff.

Thresholds

Primary Structures

Cottage Court

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

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

Duplex (side by side)

Duplex (Stacked)

Multiplex

Courtyard House

Live/Work

Duplexes are not permitted on lots with a base zoning of SF-1, SF-2, or SF-3. Duplexes with side by side units are only allowed on 60 ft. in width or greater, unless there is an alley. Duplexes with side by side units on lots containing driveway access to an alley are allowed on lots no less than 45ft in width.

Duplexes are not permitted on lots with a base zoning of SF-1, SF-2, or SF-3.. Duplexes with stacked units are allowed on lots less than 60 ft. provided they can provide 4 parking spaces behind the front build wall.

A multiplex unit is permitted only on corner lots.

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

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

Secondary Structures

Accessory Dwelling Unit

NC1

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

NC2

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

NC3

Carriage House

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

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

Section 3: Lot Development Standards

The following are the development standards for the Neighborhood Conservation Overlay Districts. This includes site specific requirements for the different housing types. Additionally, the presence and use of alleys should be considered as enabling infrastructure that enables a more efficient use of the lot resulting in lessened site standards, such as the front building setbacks.

NEIGHBORHOOD CONSERVATION 1 (NC1)

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

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

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

1 Lot Width, Front-loaded Lot (min ft.) 45

Lot Width, Rear-loaded Lot (min ft.) 38

2 Lot Width, Front-loaded Corner Lot (min ft.) 55

Lot Width, Rear-loaded Corner Lot (min ft.) 45

3 Lot Depth, Front-loaded Lot (min ft.) 100

Lot Depth, Rear-loaded Lot (min ft.) 90 Lot Coverage All structures and impervious surfaces

* Front Setback can be reduced to 15 ft. provided the garage is detached and located in the rear yard of the house.

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

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

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

Accessory Building (Max) Garage

A. Site Organization

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

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

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

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

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

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

7. Porches may extend 5 ft. into the front setback or side street setback, as long as the space remains open and unconditioned. Enclosed porches are not permitted to encroach into either setback.

8. Porch encroachments are not allowed in side yard setbacks. Eaves are allowed to encroach 2 ft. into side and rear setbacks and an additional 1 ft. beyond the 5 ft. front porch encroachment, provided the eave encroachment remains at least 6 ft. from any neighboring structure.

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

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

11. ADU's will be required to meet the following standards:

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

• Gate access must be provided for emergency personnel.

• ADU address must be posted on the fence.

• ADU itself must be visible from the street.

B. Yards

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

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

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

rear yard.

C. Access

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

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

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

4. Circular or horseshoe driveways are not permitted.

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

D. Parking

1. A minimum of 2 parking spaces are required behind the front building wall, except where explicitly identified in this section. Each space shall be at least 9 ft.x18 ft.

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

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

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

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

E. Alleys

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

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

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

NEIGHBORHOOD CONSERVATION 2 (NC2)

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

***In the instance where a single-family home will be abutting a two-story single-family attached, Accessory Dwelling Unit (ADU), or a two story commercial infill project, the 2:1 height looming slope will be implemented. See page 41 for additional reference. ****Alternative paving allows better drainage and either ribbon driveway or permeable pavers are considered acceptable alternatives.

ft. per

housing unit All other structures 400 sq. ft. or 10% of total lot size, which ever is less * Front Setback can be reduced to 10 ft. provided the garage is detached and located in the rear yard of the house. **For townhouse units, end units shall follow minimum 5 ft. side yard setback, while attached units interior lots shall have 0’ sideyard setback.

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