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HomeMy WebLinkAboutPZ WS Item 22 - Commuter Rail Station Area PlanningFROM: SCOTT WILLIAMS, DEVELOPMENT SERVICES DIRECTOR�10 MEETING DATE: JULY 21, 2015 SUBJECT: WORKSHOP— COMMUTER RAIL STATION AREA PLANNING Planning and Zoning Commission to discuss strategy for commuter rail station area planning, and take any necessary action. The Planning and Zoning Commission held their fifth workshop following case deliberation at their June 16th meeting. The Commission had some very good dialogue regarding their goals for the district, and continued discussion regarding appropriate uses for the district. The Commission agreed that they would like to prepare this document for inclusion in the Zoning Ordinance, as an overlay district that could be requested by an applicant. It was also agreed that the Commission would like to amend the Master Plan to show the boundaries of the district to serve as a tool for future development in the area. The Commission stated that they would want public input during this process, especially from potentially affected property owners. The Commission stated that they would like to have one additional workshop prior to a joint workshop with Council. Staff was asked to prepare an outline of progress to -date, along with a cleaned up draft of the overlay. The Commission also felt that there were important questions that they would like Council to answer regarding the district. These documents are attached. Following the workshop, staff will be prepared to schedule a joint P&Z/Council workshop if directed by the Commission. 6/30/2015 8:46:48 AM WK072115 June 16, 2015 Summary of Planning and Zoning Commission Workshops Progress to date: • Commission has used the old MXU District Regulations as a general outline for establishing new overlay district. • Established boundaries for proposed overlay district. • Prepared a purpose statement. • Established a preliminary list of zoning districts that would be appropriate within district. • Established a preliminary list of appropriate retail, office, and residential uses. Anticipated application of overlay • Overlay district would be placed in Zoning Ordinance to encourage new development and redevelopment in accordance with the established zoning criteria for the rail overlay. • Overlay would be placed on property at applicant's request. Existing zoning would remain in place, if appropriate. Property would be rezoned if current zoning was inappropriate for the requested project. • Consider waiving filing fees for existing development within the corridor that would conform to the overlay to work at getting an initial zoning under the overlay accomplished. • The master plan would be amended placing the overlay district on the map. This would be used as a planning tool to help the Commission determine highest and best use for future project proposals. The Commission has indicated an interest in inviting affected property owners to the public hearing for input. Information requested from City Council • Are boundaries, purpose statement, zoning and uses in line with Council's vision? • Could Council provide suggestions for more detailed development criteria (density, setbacks, height, architectural standards, etc.) as we move forward with overlay? In addition does Council have suggestions for development criteria relating to design guidelines as it would affect the orientation of development to Dallas Road, Main Street and the future Rail Station, etc. • Is Council willing to consider measures to encourage pedestrian traffic across Dallas Road? O:Grapevine Railroad Depot/June 16 • Is Council willing to consider participating in public space/pedestrian improvements throughout the district to help link the individual developments together? • Could Council provide direction regarding required parking and possible development of a city owned parking garage to accommodate not only the rail station, but possibly some for other development. • Would Council consider participating in unique transit oriented development projects, such as a structure to support a multi -tenant wine and/or craft beer venue? O:Grapevine Railroad Depot/June 16 GrapevineDRAFT — • Overlay District PURPOSE: The purpose of the Grapevine Commuter Rail Overlay District is to provide for a transit oriented district that is pedestrian friendly, compatible with and complimentary to the nearby historic districts and the commuter rail station. The Grapevine Commuter Rail Overlay District is intended to promote new development and redevelopment that encourages creative design flexibility and allows the Planning and Zoning Commission and City Council to review and approve appropriate projects that may not meet all of the uses or design criteria set forth within this section, and/or other sections of the zoning ordinance. Care should be given to ensure that development under this section in no way negatively impacts the health, safety, and welfare of the general public. The discretionary oversight granted in this section shall allow the Planning and Zoning Commission and the City Council the ability to establish standards and impose conditions upon such requests to mitigate or eliminate potentially adverse effects upon the community or upon properties within the vicinity of the proposed use. USES GENERALLY: Language to be determined A. PRINCIPAL USES: 1. Commercial uses: a. Restaurants excluding drive-ins or drive-through facilities. 2. Retail uses: a. Antique shop. b. Art Gallery. C. Bakery, retail sales only. d. Barber/beauty shop, nail salon and spa services. e. Book or stationery store. Cameras, film developing, printing and photographic supplies. g. Candy store. h. Cigar and tobacco store. Cleaning, dying and laundry pick-up station for receiving and delivery of articles to be cleaned, dyed, and laundered, but no actual work to be done on the premises. 4. ' • • 1. .16.15 j. Drug store. k. Electronics store. I. Florist, retail sales only. M. Hardware. n. Sporting goods. o. Toy Store. P. Home decor and furnishings. q. Jewelry store. r. Musical instruments. S. Photographers and artist studios. t. Public parking garage. U. Retail store or shop. V. Seamstress, dressmaker, or tailor. X. Shoe repair shop. Y. Studios, dance, music, drama. Z. Wearing apparel. aa. Copy shop, office supply and mail/shipping store. bb. Cinema (limited) (further discussion needed) cc. Resale shop in an enclosed building provided the space not exceed 3,000 (three thousand square feet in area. dd. Museum Office a. Governmental Uses, higher education, vocational education, 0 does DRAFT D OVERLAY 06.16.15 b. Professional offices for the conduct of the following professional and semiprofessional occupations: Accountant, architect, attorney, engineer, insurance agent, real estate agent, or any other office or profession which is the same general character as the foregoing, but excluding animal grooming salons, dog kennels, funeral homes, veterinarian and veterinary hospitals. B. ACCESSORY USES: The following uses shall be permitted as accessory uses, strictly in accordance with an approved Site Plan as provided for herein below: Banks (similar to what you see in a grocery store) 2. Parking and parking structures. 3. Other uses customarily incidental to the permitted uses. C. CONDITIONAL USES: The following uses may be permitted, provided they meet the provisions of Section 48 of the Zoning Ordinance, and a Conditional Use Permit is issued, and is strictly in accordance with an approved Site Plan as provided herein below. 1. Day care facility. 2. Alcoholic beverage sales provided a special permit is issued in accordance with Section 42.13 of the Zoning Ordinance, including wineries, wine tasting facilities, breweries or distilleries. All alcoholic beverage sales shall be consistent with the Texas Alcoholic Beverage Code. 3. Health clubs. 4. Medical offices. Dentist, personal or family counselor, chiropractor, physical therapist, physician, surgeon, or any other office or profession with a state license or certification, but excluding veterinarian and veterinary hospitals. 5. Any use allowed within this district with amplified sound or outdoor speakers. 6. Boutique hotels, provided the following design criteria is met: a. Each guestroom shall have a minimum area of 380 square feet. 3 DRAFT TOD OVERLAY 06.16.15 b. A full service restaurant with full kitchen facilities and which provides service to the general public shall be required. (Optional) C. On-site staff is required 24 -hours a day, seven days a week. 7. Indoor commercial amusement. 8. Any commercial business or service not included in any of the other commercial districts provided that all such uses shall be completely within an enclosed building and are not noxious or offensive by reason of the emission of odor, dust, gas fumes, noise, or vibration and provided that no warehousing or manufacturing or treatment of products or equipment shall be permitted, except when such is clearly incidental to the conduct of a permitted use. 9. Residential Uses: a. Townhomes/Rowhomes, in accordance with Sec 20, R-TH Townhouse District Regulations b. Mixed Use Residential (1) Only permitted in buildings with two or more uses (not including parking structures) (2) May not exceed more than 25% of the total area of uses END OF DISCUSSION FOLLOWING• • SUBSEQUENTALL THE • r MXU MIXED USE ZONING DISTRICT D. REQUEST FOR MIXED USE DISTRICT ZONING CLASSIFICATION: The procedure to follow to establish a Mixed Use Zoning (MXU) classification shall be the same as that required to amend, repeal or alter the zoning on a tract, or parcel of land as specified under Section 48 of the Zoning Ordinance relating to Conditional Uses, except as otherwise provided for herein. In the event of a conflict between Section 48 and this ordinance, the terms of this ordinance shall take precedence. MXU zoning shall permit development only in accordance with a Site Plan that has been approved by the City Council. Property zoned MXU may only be used and/or developed in accordance with its approved Site Plan. 1. .16.15 No amendment(s) to an approved Site Plan are permitted without City Council approval. A request to amend a Site Plan in a MXU district is a request to re- zone the tract. Uses permitted under an approved Site Plan are only permitted in strict accordance with the corresponding, approved Site Plan. If the project is to be developed in phases, a proposed phasing plan that identifies the anticipated sequence of development is required at the time of application. The phasing plan shall delineate areas, building sites, land use and improvements to be constructed in independent phases, and the scheduled time frames, and sequencing of such phases. E. SITE PLAN REQUIREMENTS: No application for a building permit for construction of a principal building shall be approved unless: 1. A Plat, meeting all requirements of the City of Grapevine has been approved by the City Council and recorded in the official records of Tarrant County. 2. A Site Plan meeting the requirements of Section 47 of the Zoning Ordinance has been approved as specified under Section 48, Conditional Uses. 3. A Landscape Plan, meeting the requirements of Section 53 of the Zoning Ordinance and Section N, has been approved. F. PERIOD OF VALIDITY. No Site Plan for the Mixed Use District shall be valid for a period longer than one (1) year from the date on which the City Council grants approval, unless within such one (1) year period: (1) a Building Permit is obtained and the erection or alteration of a structure is started, or (2) an Occupancy Permit is obtained and a use commenced. The City Council may grant one additional extension not exceeding one (1) year, upon written application, without notice or hearing. No additional extension shall be granted without complying with the notice and hearing requirements for an initial application for a zone change. Upon expiration of an MXU Site Plan, the property cannot be developed until a change in zoning is approved by the City Council. There shall be no vested right to uses permitted by a Site Plan under MXU upon the expiration of the Site Plan. G. GENERAL CONDITIONS: To insure that development within the "MXU" Mixed Use District is consistent with the City's Comprehensive Master Plan, the following special conditions shall be established: 1. Ground Level Retail: Buildings fronting on streets must be designed to accommodate ground level retail. The ground level floor area may be used for office uses. 5 DRAFT , OVERLAY • • .15 2. Free Standing Retail: Free standing retail is prohibited. 3. Free Standing Banks: Free standing banks are prohibited. 4. Free Standing Movie Theaters: Free standing movie theaters are prohibited. 5. Maximum Retail Floor Area: The maximum allowable gross floor area per retail establishment is 5,000 square feet. Any retail establishment greater than 5,000 square feet shall be considered a Conditional Use. 6. Office Uses: A building which has "office" as a predominant use shall not be permitted unless a detailed facilities study which includes a traffic impact analysis demonstrating that the project can be adequately supported by the utilities and transportation facilities in a timely manner is approved by the city. H. DENSITY AND AREA STANDARDS: The density and area standards shall apply: 1. Maximum Lot Coverage: The combined area occupied by all main and accessory structures shall not exceed eighty (80) percent of the total lot area. a. The area of an above grade parking structure is included in the calculations of lot coverage b. The area of a porch or arcade fronting a public street is not included in the calculation of lot coverage. 2. Minimum Density/FAR — The gross minimum density/floor area ratio (FAR) for the Mixed Use District shall be 1.5. 3. Minimum Floor Area per Dwelling Unit: a. Townhouse /Rowhouse - 1,600 square feet b. Multifamily use: 1. Efficiency - 600 square feet 2. 1 Bedroom - 750 square feet 3. 2 Bedroom - 900 square feet n 4. 3 Bedroom - 1,000 square feet 4. Height: Minimum and maximum height of buildings shall be: a. Townhouse/Rowhouse — Minimum height of 24 -feet and maximum height of 42 -feet. b. Multifamily use — Minimum height of 40 -feet and maximum height of 92 -feet. C. Hotel use — Minimum height of 40 -feet and maximum height of 92 -feet*. d. Retail use — Minimum height of 40 -feet and maximum height of 92 -feet*. e. Office use — Minimum height of 40 -feet and maximum height of 92 -feet*. Mixed use — Minimum height of 40 -feet and maximum height of 92 -feet*. *No building shall exceed fifty (50) feet in height unless the additional height is set back from the setback line/build to line one (1) additional foot for each two (2) feet of height above the 50 -foot limit. A turret, spire or tower may exceed maximum height of a building provided that any such structure is no more than 15 -feet higher than the maximum permitted height and has a floor area which is ten percent, or less, of the ground floor area of the building of which it is a part. AREA REGULATIONS: The following minimum standards shall be required: Minimum Lot Width and Depth: Use Townhouse/ Rowhouse Minimum Width of Lot (Feet) 25 Minimum Depth of Lot (Feet) 60 Multifamily use 200 200 Hotel use 200 200 Retail use 200 200 Office use 200 200 Mixed use 200 200 h DRAFT •! OVERLAY 1. .16.15 2. Setbacks: a. Build -to line: The build -to line for primary buildings, structures, walls and fences shall be ten (10) feet on all public street frontages. Twenty-five (25) percent of any street frontage of a building shall be located five (5) feet from the front property line. 1. The zone between the right-of-way line and the build -to line shall be landscaped in accordance with Section N of this section. 2. There shall be no build-to-line/setback for temporary buildings, structures or tents erected in accordance with Section Q, provided sidewalks are not obstructed. b. Perimeter Setbacks: Primary buildings and parking structures shall be setback from the district boundary lines a minimum of ten (10) feet. C. Accessory buildings and detached garages — accessory buildings and parking structures shall be set back from lot lines as provided below for the applicable use of the lot. The zone between the right- of-way line and the setback line shall be landscaped in accordance with Section N. 1. Town house/Rowhouse — 40 -feet from public right-of-way 2. Multifamily use — same as setback for primary buildings 3. Hotel use - same as setback for primary buildings 4. Retail use - same as setback for primary buildings 5. Office use - same as setback for primary buildings 6. Mixed use - same as setback for primary buildings d. Overhangs and fireplaces: The minimum setback requirements shall apply in all cases, except that fireplaces, eaves, bays, balconies and fireproof stairways located above the first floor may extend up to a maximum of five (5) feet into the required setbacks. e. Patios: Patios may not be constructed within the required setback zones. This limitation, however, does not apply to sidewalk cafes. E3 DRAFT •'D OVERLAY 1. .16.15 1. Land proposed to be dedicated as public open space shall be clearly shown on the Site Plan. 2. Sufficient land for open space shall be provided in each phase of the development to assure that the recreational needs of district residents are satisfied, taking into consideration the nature of open space required to serve the district, and the amount of land previously provided, or to be provided, in conjunction with the phase of the development. 3. In its approval of the Site Plan, the City shall impose such conditions as deemed necessary to assure that the intent and purpose of this section is satisfied. K. PARKING: Off-street and on -street facilities shall be provided for multifamily uses, hotel uses, retail uses, office uses, civic uses and mixed uses, in accordance with this section. 1. All at -grade parking lots fronting streets designated on the thoroughfare plan shall be set back not less then ten- (10) feet from the right-of-way line of such roadways, and screened from view as outlined in Section N. 2. Parking garages that have frontage on public streets shall comply with standards established in Section 1.2.b and Section N. a. A maximum of two hundred (200) feet of frontage for parking structures shall be allowed along any one -block. b. Ramps shall not be placed on the face of parking structures fronting, or visible from, public streets. C. Steel parking garages and steel guard cables on garage facades are prohibited. 3. Off-street below grade parking is permitted to the lot lines, but must be designed to allow planting of landscape as defined in Section N. 4. Off-street parking spaces for the applicable use classification shall meet the following minimum number of spaces. a. Residential — One (1) space per bedroom to a maximum of two (2) spaces per unit. b. Hotel — One (1) space per hotel room plus one (1) space per every 300 square feet of conference/banquet facilities. ~' C. Retail - One (1) space for every 200 square feet of gross floor area. d. Office — One (1) space for every 300 square feet of gross floor area. e. Mixed use — Number of spaces resulting from application of ratios provided above for respective uses in the development. Conditional uses — As specified in Section X, Design Requirements for conditional uses. 5. On -Street Parking: On -street parking within three hundred (300) feet of the proposed use may be counted to meet the parking requirements for retail uses and other conditional uses. Assignment of on -street parking shall be at the time of approval of the Site Plan and shall be allocated at the time of the Site Plan's approval. 6. Shared Parking: Uses may join in establishing shared parking areas if it can be demonstrated that the parking for two or more specific uses occurs at alternating time periods. Required parking shall be determined based on parking demand for the peak parking period, as determined by a parking analysis study approved by the Director of Development Services. L. STREETS: All streets and blocks in the Mixed Use District shall conform to the provisions of this section. 1. Street Standards: It is the intent of this ordinance to encourage pedestrian oriented streetscapes within the Mixed Use District. Standards for streets within the district shall be as set forth in Appendix E, Construction Standards of the City of Grapevine Subdivision Ordinance. Alternate street widths and standards may be considered at the time of application. 2. Street Type and Pattern: The types and pattern of all streets in the district shall be in conformity with the Thoroughfare Plan for the City. The location of streets on the Thoroughfare Plan is approximate. Precise location of streets shall be determined in conjunction with approval of the Site Plan. Street patterns shall be based upon a small-scale grid system of interconnecting streets. 3. Block Length: The length of a block shall not be less than two hundred (200) feet, or more than six hundred (600) feet. Materials: i[7 a. At least ninety (90) percent of the exterior cladding of all exterior walls fronting or visible from public streets (including above grade parking structures) shall be brick construction. An applicant however may submit a design that employs alternative construction materials for exterior cladding with an application for a Mixed Use District designation. The alternative may be approved by the City upon determination that such construction will result in an appearance that is compatible with surrounding buildings and the overall character of the district. Upon a finding that the alternative design will result in an appearance that is compatible with surrounding buildings and the overall character of the district, waivers may be granted for alternatives employing a minimum of forty (40) percent brick cladding, provided that the ground floor of the structure (up to a height of twelve [12] feet), is a minimum of ninety (90) percent brick. b. At least eighty (80) percent of the exterior cladding of all walls not fronting, or not visible from public ways (including above grade parking structures) shall be brick construction, exterior cement plaster, or a combination thereof. C. The exterior cladding, (excluding glass), of all buildings, (including above grade parking structures), shall be composed of not more than three (3) materials, (excluding roofs). d. The following materials are prohibited as primary cladding materials: Aluminum siding. ,.. s 2. Galvanized steel or other bright metal. 3. Wood or plastic siding. 4. Wood roof shingles. 5. Unfinished concrete block (architecturally finished concrete block is permitted as a cladding material). e. The following materials are prohibited as primary roofing materials: 1. Wood roof shingles. i1 DRAFT • OVERLAY 1. .16.15 2. Composition shingles on any portion of a roof visible from any adjacent street. Where composition shingles are allowed, they must meet a minimum standard of U.L. Class A fire rating and U.L. wind rating. 2. Colors: a. The dominant color of all buildings (including above grade parking structures) shall be shades of red, beige, gray with red tones (warm gray) and/or brown. Black and stark white shall not be used. There are no restrictions on accent colors, except that fluorescent colors are prohibited. b. The roof colors shall be a shade of cool gray, warm gray, brown or red. 3. Windows: a. Where a retail use occupies the first floor, at least seventy (70) percent of the first floor exterior wall facing a thoroughfare, street, boulevard or parking plaza shall be transparent glazing. b. The exterior wall surface of all buildings above the first floor shall not be more than fifty (50) percent glass. C. Glass is to be clear or tinted, not reflective. 4. Walls: Walls attached to buildings shall be developed as architectural extensions of the buildings, constructed of the same material and in the same style. 5. Lighting: All on-site lighting must meet the requirements of Section 55.A.5 of the Zoning Ordinance. N. LANDSCAPE REQUIREMENTS: Landscaping within the Mixed Use District shall comply with the provisions in this section and with the standards contained in Section 53, Landscaping Regulations of the City of Grapevine Zoning Ordinance. Where conflicts exist between this article and the landscaping regulations, requirements in this article shall be applied. 1. Street Trees: Street trees shall be large shade tree species having a minimum caliper of three (3) inches, selected in accordance with the city's landscape regulations. 2. Plant Material: Front yards shall be landscaped except at building entries, seating areas, and adjacent to commercial uses, where the front yard may 0 D ' ! i' 1. .16.15 be paved. Plant materials shall consist of shade trees, ornamental trees, shrubs, evergreen ground covers, vines, and seasonal color. 3. Paving Material: a. Paving material in front yards and on sidewalks shall be warm toned, natural materials such as brick, stone and concrete. b. Asphalt and gravel as paving materials are prohibited. 4. Parking Lot Landscape: a. Surface parking lots shall be screened from all adjacent public streets and neighboring sites. The screen must extend along all edges of the parking lot and must be three (3) feet in height, eighty (80) percent opaque, and may be accomplished through the use of masonry walls, ornamental metal, evergreen plant materials, or a combination thereof. Planting beds for screen planting shall be a minimum of three (3) feet in width. b. Interior parking lot landscaping shall be consistent with Section 53, Landscape Regulations of the City of Grapevine Zoning Ordinance. C. Parking spaces shall not exceed twelve (12) spaces in a row without being interrupted by a landscaped island (nine -foot minimum). Islands shall be planted with a minimum of one shade tree per every twelve (12) cars. O. Screening: 1. Mechanical equipment shall be screened from view of all public roadways and located to minimize noise intrusion off the lot. The required screening must be composed of the same exterior materials as the buildings on the lot, or through the use of masonry walls, ornamental fence (eighty [80] percent opaque), evergreen landscape material, or combination thereof. 2. Loading, service and trash storage areas shall be screened from all public roadways. Refuse containers must be placed on a designed, reinforced concrete pad and approach. The required screening must be composed of the same exterior materials as the buildings on the lot. 3. All roof -mounted mechanical elements must be screened from view of the public right-of-way and neighboring properties. Screening must be architecturally compatible with the building design. W DRAFT T• OVERLAY 1. .16.15 P. SIGNS: Signage within the Mixed Use District shall comply with the provisions in this section and with the standards contained in Section 60, Sign Standards of the City of Grapevine Zoning Ordinance. Where conflicts exist between this article and the Sign Standards, requirements in this article shall be applied. 1. Functional/Structural Types Permitted: The following permitted functional uses shall be limited to the associated structural types of signs: a. Nameplate Signs: 1. Wall b. On -Premise Signs: 1. Wall signs 2. Awning, canopy, marquee 3. Projecting 4. Portable sandwich board C. Real Estate Signs: 1. Wall 2. Number Of Signs Permitted: a. Nameplate: One (1) per storefront. b. On -Premise Signs: Awning, canopy, marquee, and either one (1) wall sign per each individual wall for each lease space or one (1) projecting sign per storefront. C. Real Estate: One (1) per storefront. 3. Maximum Gross Surface Area: a. Nameplate: Two (2) square feet. b. Projecting Signs: Twenty-five square feet. C. Real Estate: Sixteen (16) square feet except that signs located on lots fronting State Highways 114, 121, 360 and State Highway 26 east of Texan Trail/Ruth Wall Street may be thirty-two (32) square feet. d. Wall Signs: Fifteen (15) percent of the wall. `, e. Awning, Canopy and Marquee: Twenty-five (25) percent of the awning, canopy or marquee. 4. Maximum Height: No sign shall protrude above the roof or eave line of the principal structure. Projecting signs shall be a minimum of eight (8) feet above sidewalk grade and shall not protrude above the roof or eave line of the principal structure. 5. Illumination: Illuminated signs are permitted for nameplate and on - premise signs only. 1. Any temporary outside sales shall be required to obtain a permit and be subject to the requirements of this section. 2. Temporary outside sales may be permitted for a period of fourteen (14) days each calendar year with a maximum two (2) permits allowed per calendar year, providing such goods, products or merchandise is displayed on a sidewalk within ten (10) feet of the business building. 3. Temporary outside sales shall be deemed to include merchandise - dispensing units placed adjacent to, and outside of, a business building. 4. In order to qualify for a permit, the applicant must: a. Provide a plan showing the location of the outside display. b. Provide the City with a Site Plan showing location(s) of all tents (if applicable). Submit documentation showing compliance with all building and fire codes including, but not limited to, flame spread certificate(s). C. Provide a map, plan, or drawing to indicate adequate off-street parking for patrons, employees and delivery trucks; such map, plan or drawing should also indicate that no fire lanes, streets or other public rights-of-way will be blocked as a result of the sale or promotion. d. If food is served, provide food service facilities in accordance with the Grapevine food and food establishment ordinance. e. Provide for adequate trash and waste removal and cleanup of the area. f. Comply with all other reasonable conditions imposed by the City. W ' A , • ;..: • •` .15 R. OUTSIDE STORAGE OR OUTSIDE DISPLAY: Except for the equipment and/or the materials stored on a construction site and used for a temporary construction project, the outside storage or outside display of equipment, building and/or other materials, goods and products shall be prohibited within the district, with the exception of outside dining shown on an approved Site Plan. S. PATIOS AND BALCONIES: Balconies and patios facing public streets shall not extend beyond the build -to -line except as permitted in Sections 1.2.d and 1.2.e. T. DESIGN GUIDELINES: From time to time, the City may develop and amend design guidelines, which shall be approved by resolution of the City Council, as an aid to implementation of this article. Such guidelines shall be used by the City to assist decision -makers in interpreting standards applicable to development within the Mixed Use District. U. FLEXIBLE STANDARDS 1. Alternative Uses or Phases: In order to encourage an integrated development pattern of mixed uses over time within the district, it is understood that flexibility in the development of phases or sites may be necessary. Whenever an applicant of a Mixed Use District proposes alternative land uses or phases of an approved Mixed Use District, such alternative uses or phases shall be incorporated in a zoning amendment to the Mixed Use District. The zoning amendment for alternative land uses or phases shall follow the same procedures established in Section D, REQUEST FOR A MIXED USE DISTRICT ZONING CLASSIFICATION. In no case, however, may the Council approve an alternative use not allowed within Sections A, B and C of the Mixed Use District. 2. Flexible Design Standards: It is intended that the general conditions, as well as the dimensional and design standards set forth in Sections G, H and M of this article be flexible in order to encourage development in the Mixed Use District. In some cases, Sections G, H and M set forth limits within which specific standards may be varied. For requests other than those set out in Sections G. H and M, the developer must request a waiver from a specific standard. The Council may approve such waiver in conjunction with its decision to establish or amend the district in those cases where the waiver addresses a standard applicable to the Site Plan. 1. Procedure: An application for a waiver to a development standard authorized under Section U of this article must be made by a property owner, lessee, or contract purchaser at the time of submission of an application to establish a "MXU" Mixed Use District. A contract purchaser M DRAFT • OVERLAY 1. .16.15 or lessee must file with the application, a copy of the contract, or lease, or other form of written statement containing the property owners' endorsement of the application. The application shall be filed in duplicate with Department of Development Services on forms provided by the City. Upon a determination that the waiver application is complete, the Director of Development Services shall forward the request to the Planning and Zoning Commission and the City Council for decision in conjunction with its decision on the application to establish a Mixed Use District. 2. Standards for Granting Waiver: The Planning and Zoning Commission in making its recommendations, and the City Council in deciding whether to grant the request for waiver, shall determine that the following standards are met: a. The waiver for the specific development site is in harmony with the policies in the Comprehensive Master Plan. b. The waiver is in harmony with the general purpose and intent of this article and the zoning ordinance. C. The waiver shall not adversely affect the use of neighboring property, and the public's use and enjoyment of public areas, in accordance with the provisions of this article. d. The waiver is in conformity with the approved Site Plan. 3. Conditions: In granting a waiver to a development standard authorized under Section U of this article, the Planning and Zoning Commission may recommend, and the City Council may impose such conditions and safeguards as it deems necessary to insure harmony with the general purpose and the intent of this article. Any such condition shall be satisfied as a condition precedent to issuance of a certificate of occupancy for the development to which the waiver applies. 4. Lapse of Waiver: A waiver granted under this section shall lapse with the lapse of the approved Site Plan or amendment to the "MXU" Mixed Use District, in accordance with Section F of this article. AMENDMENTS OF A SITE PLAN General Requirement: Amendments of any Site Plan shall be made in accordance with the procedure required for approval of the initial plan. Amendments to a Site Plan shall be considered amendment to the "MXU" Mixed Use Zoning District. i1 IRAFT TOD OVERLAY 1. .16.15 1. Day Care Facility: a. Freestanding day care facilities shall not be permitted. b. Day care facilities shall only be permitted on the ground floor level. C. Maximum allowable size for a day care facility shall be 5,000 square feet. d. Parking for a day care facility shall be provided at a minimum ratio of one (1) space per every ten (10) students. 2. Restaurant: A restaurant may be permitted in the Mixed Use District as a conditional use, subject to the following requirements: a. Freestanding restaurants shall not be permitted. b. Drive-through restaurants shall not be permitted. C. Maximum allowable size for a restaurant shall be 7,000 square feet. d. Required parking shall be provided at a ratio of one (1) parking space for every 70 square feet of gross floor area. 3. Outdoor Seating Area: Outdoor seating (i.e. side walk cafes) may be permitted in the Mixed Use District, subject to the following requirements: a. Preparation of food outside is prohibited. b. Food service facilities must be provided in accordance with the Grapevine food and food establishment ordinance. C. Adequate trash and waste removal and cleanup of the area must be provided. 4. Health Clubs: a. The maximum allowable size for a health club in the Mixed Use District is 10,000 square feet, unless the club entrances are directly adjacent to required parking. b. Parking shall be provided at a ratio of one (1) space per every three (3) people, maximum occupancy capacity. 5. Medical Office: a. Freestanding medical office buildings are not permitted. b. Maximum allowable size for a medical office is 3,000 square feet. C. Parking shall be provided at a ratio of one (1) space per every two hundred (200) square feet. iu* GV CN n 0 PO CC N A Study Area: 136.7 Acres LI R-7.5 0 7.5 Rail Corridor Study - Zoning 7] GU �-DANIEL-S INE -ST Q CBD CN LI CC JDGINS ST GV U HCO 0 250 500 1,000 Feet GU -7.5 1 77 GU GU / ��Y4, Rail Corridor Study - Zoning 250 500 1,000 Feet