HomeMy WebLinkAbout2006-02-28AGENDA
CITY OF GRAPEVINE
PLANNING AND ZONING COMMISSION WORKSHOP
TUESDAY, FEBRUARY 28, 2006 AT 6:00 P.M.
CITY MANAGER'S CONFERENCE ROOM
SECOND FLOOR - CITY HALL
200 SOUTH MAIN STREET, GRAPEVINE, TEXAS
III. NEW BUSINESS
A. Planning and Zoning Commission to discuss the intent and application of
Section 41, "PD" Planned Development Overlay, and take any other
necessary action.
IV. ADJOURNMENT
IF YOU PLAN TO ATTEND THIS PUBLIC HEARING AND YOU HAVE A DISABILITY
THAT REQUIRES SPECIAL ARRANGEMENTS AT THE MEETING, PLEASE CONTACT
THE OFFICE OF DEVELOPMENT SERVICES AT (817) 410-3155 AT LEAST 24 HOURS
IN ADVANCE. REASONABLE ACCOMMODATIONS WILL BE MADE TO ASSIST YOUR
NEEDS.
IN ACCORDANCE WITH TEXAS GOVERNMENT CODE, CHAPTER 551.001 et. seq.
ACTS OF THE 1993 TEXAS LEGISLATURE, THE PLANNING AND ZONING
WORKSHOP AGENDA WAS PREPARED AND POSTED ON THIS THE 24TH DAY OF
FEBRUARY, 2006 AT 5:00 P.M.
.o1 t
0:\ZC U\Ag nwk022806.doc
Section 41. "PD" Planned Development Overlay
PURPOSE: The "PD" Planned Development Overlay is a planning tool that
should be utilized to improve property with a goal of establishing unique as well
as modern urban development in situations where strict adherence to standard
zoning criteria inhibits the creative process. It should be utilized to create
,compatible land uses within urbanized areas and generate the appropriate
criteria necessary to enable the development of land that is unlikely to occur
given the standards established in other zoning districts. 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. Designation under this
section shall not affect the underlying zoning of the property except as provided
in the ordinance establishing the overlay.
GENERAL GUIDELINES: All uses—permitted, accessory, and conditional
relative to a request for the creation of a "PD" Planned Development Overlay
shall be initially established by the underlying zoning district. In situations where
there is a need to deviate from the established guidelines in the underlying
zoning district relative to permitted, accessory or conditional uses and/or general
development criteria i.e. density requirements, area requirements etc., the
applicant shall present to the Planning and Zoning Commission and the City
Council the special circumstances that inhibit the development of property strictly
utilizing the standards designated in the underlying zoning district and the criteria
that will differ from that established in the underlying zoning district.
APPLICATION FOR ESTABLISHING A "PDA PLANNED DEVELOPMENT
OVERLAY: An application for a "PD" Planned Development Overlay shall be filed
with the Director of Development Services which shall be forwarded to the
Planning and Zoning Commission and the City Council. The application shall
contain a Site Plan as stated in Section 47, Site Plan Review, with the following
information as well as any additional information as may be required by the
Planning and Zoning Commission, City Council, or the Director of Development
Services:
1. The applicant's name and address and his interest in the subject
property.
2. The owner's name and address if different than the applicant and
the owner's signed consent to the filing of the application.
3. The street address and legal description of the property.
041905 1 Section 41
4. The zoning classification and present use of the subject property.
5. A general description of the proposed "PD" Planned Development
Overlay.
6. A statement or diagram detailing the area or areas of the zoning
ordinance that will be varied from and the conditions present that
require deviation from the established standards.
7. A statement as to why the proposed "PD" Planned Development
Overlay will not cause substantial injury to the value, use or
enjoyment of other property in the neighborhood.
8. A statement as to how the proposed "PD" Planned Development
Overlay is to be designed, arranged and operated in order to
ensure that development and use of neighboring property in
accordance with the applicable district regulations will not be
prevented or made unlikely.
HEARING ON THE "PD" PLANNED DEVELOPMENT OVERLAY APPLICATION:
A public hearing on the application shall be held and notice thereof given in the
manner and form required as set out in Section 67, Amendments of this
ordinance unless the Director of Development Services or the Planning and
Zoning Commission determines that the application is incomplete.
STANDARDS: The following standards may be considered by the Planning and
Zoning Commission and the City Council in determining whether a "PD" Planned
Development Overlay should be established:
That the proposed "PD" Planned Development Overlay will be
consistent with the adopted policies in the Comprehensive Master
Plan of the City of Grapevine.
2. That the proposed "PD" Planned Development Overlay will not
have a substantial or undue adverse effect upon adjacent property,
the character of the neighborhood, traffic conditions, parking, utility
facilities, and other matters affecting the public health, safety and
general welfare.
3. That the proposed "PD" Planned Development Overlay will be
constructed arranged and operated so as not to dominate the
immediate vicinity or to interfere with the development and use of
neighboring property in accordance with the applicable district
regulations. In determining whether the proposed "PD" Planned
Development Overlay will so dominate the immediate
neighborhood, consideration shall be given to:
041905 2 Section 41
a. The location, nature and height of building, structures, walls,
fences on the site and,
b. The nature and extent of screening on the site.
4. That the proposed "PD" Planned Development Overlay at the
specified location will contribute to or promote the welfare or
convenience of the public.
5. That adequate access roads or entrance and exit drives will be
provided and will be designed so as to prevent traffic hazards and
to minimize traffic congestion in public streets and alleys.
6. That the proposed "PD" Planned Development Overlay will be
served adequately by essential public facilities and services such
as highways, streets, parking spaces, police and fire protection,
drainage structures, refuse disposal, water and sewers, and
schools; or that the persons or agencies responsible for the
establishment of the Overlay will provide adequately for such
services.
7. That the proposed `PD" Planned Development Overlay will not
result in the destruction, loss or damage of any natural, scenic or
historic feature of significant importance.
8. That the proposed "PD" Planned Development Overlay will comply
with any additional standards imposed on it by the particular
provision of this Ordinance authorizing such use.
9. That the proposed "PD" Planned Development Overlay will
minimize disruption to existing neighborhoods, will minimize the
adverse impact on existing community services, and will
complement in the least intrusive manner possible the needs of the
city, region, and the State.
10. That the benefits of the proposed "PD" Planned Development
Overlay outweigh the loss of or damage to any homes, businesses,
natural resources, agricultural lands, historic or cultural landmarks
or sites, wildlife habitats, parks, or natural, scenic, or historic
feature of significance, and outweigh the personal and economic
costs of disruption to the lives, businesses and property of
individuals affected by the proposed use.
11. That all alternative sites and all reasonable means for meeting the
projected need or demand for the proposed building, structure,
041905 3 Section 41
development, use or activity which may be less costly or less
intrusive to existing communities have been considered and
rejected by the applicant for clearly disclosed reasons, and that all
reasonable means for minimizing adverse impacts of the proposed
use have been considered and incorporated into the proposal.
12. That the proposed "PD" Planned Development Overlay is
consistent with prior plans, master plans and projections of the
applicant, if any, upon which the City of Grapevine has based
planning or zoning decisions or, if the proposed use is consistent
with prior plans or projections of the applicant, that any such
inconsistency is outweighed by the benefits to the community of the
proposed use.
13. For those requests to establish a "PD" Planned Development
Overlay based on the residential zoning districts: "R-20" Single
Family District, "R-12.5" Single Family District, "R-7.5" Single
Family District and "R-5.0" Zero Lot Line District, the requirement
for a Site Plan shall be waived and a survey or subdivision plat
shall suffice. The following zoning districts are not permitted to be
utilized for the establishment of a "PD" Planned Development
Overlay: "R -MH" Manufactured Home District, "R-MODH" Modular
Home District, "PRD -6A Planned Residential Low Density District,
and "PRD -12" Planned Residential Medium Density District.
PERIOD OF VALIDITY: No Site Plan for a "PD" Planned Development Overlay
shall be valid for a period longer than one year from the date on which the City
Council grants approval, unless within such one year period: (a) a Building
Permit is obtained and the erection or alteration of a structure is started, or (b) an
Occupancy Permit is obtained and a use commenced. The City Council may
grant one additional extension not exceeding one 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 as
required in Section 67, Amendments. Upon expiration of a Site Plan approved in
conjunction with the establishment of a "PD" Planned Development Overlay, the
property will revert to the underlying zoning district designation and all uses and
the general development guidelines as stated in the district shall apply. There
shall be no vested right(s) associated with an expired site plan approved in
conjunction with a "PD" Planned Development Overlay.
A. PRINCIPAL USES:
1. All principal uses established in the underlying zoning district.
When varying from the uses within the underlying zoning district the
applicant shall provide an amended list of permitted uses and the
041905 4 Section 41
conditions necessary for the change in standards from the
underlying zoning district.
B. ACCESSORY USES:
1. All accessory uses established in the underlying zoning district.
r When varying from the uses within the underlying zoning district the
applicant shall provide an amended list of accessory uses and the
conditions necessary for the change in standards from the
underlying zoning district.
C. CONDITIONAL USES:
1. All conditional uses established in the underlying zoning district.
When varying from the uses within the underlying zoning district the
applicant shall provide an amended list of conditional uses and the
conditions necessary for the change in standards from the
underlying zoning district.
D. LIMITATION OF USES: Uses prohibited shall be those uses specifically
prohibited within the underlying zoning district. The following uses are
expressly prohibited within a "PD" Planned Development Overlay and
cannot be established as a permitted, conditional, or accessory use under
any circumstances:
1. Freight forwarding warehouses
2. Outside storage of material/equipment
3. Retail establishments for used car..sales and service
4. Hotel/motel with a minimum room count less than 300 rooms
5. Commercial parking lots
6. Automotive repair garages
7. Salvage/wrecking yards
8. Retail sales of building material displayed in an unenclosed or
incompletely enclosed area with outside storage
9. Those uses specifically designated in paragraph D. Limitation of
Uses in Section 31, "LI" Light Industrial District
10. Off-premise/billboard signage
11. Pawn shops
12. All uses listed in Section 49, Special Uses
13. Bed and Breakfast
E. DENSITY REQUIREMENTS: Requirements associated with maximum
density, lot size, minimum open space, maximum building coverage, and
maximum impervious coverage shall be initially established by the
underlying zoning district. When varying from the guidelines within the
underlying zoning district the applicant shall provide the method for
041905 5 Section 41
establishing the new standards and the conditions necessary for the
change in standards from the underlying zoning district. The maximum
density for a "PD" Planned Development Overlay District associated with
any underlying residential zoning district shall not exceed that established
in the underlying zoning district except for the "R -MF -2" Multifamily
District. Lot size for any residentially zoned district may be reduced no
more than five (5) percent.
F. AREA REGULATIONS: Requirements associated with lot width, lot depth,
front yard setback, side yard setback, rear yard setback, and distance
between buildings shall be initially established by the underlying zoning
district. When varying from the guidelines within the underlying zoning
district the applicant shall provide the method for establishing the new
standards and the conditions necessary for the change in standards from
the underlying zoning district.
G. BUFFER AREA REGULATIONS: Requirements associated with the
establishment of a buffer area shall be initially established by the
underlying zoning district. When varying from the guidelines within the
underlying zoning district the applicant shall provide the method for
establishing the new standards and the conditions necessary for the
change in standards from the underlying zoning district.
H. HEIGHT REQUIREMENTS: Requirements associated with the height of
structures shall be initially established by the underlying district. When
varying from the guidelines within the underlying zoning district the
applicant shall provide the method for establishing the new standards and
the conditions necessary for the change in standards from the underlying
zoning district.
1. LANDSCAPING REQUIREMENTS: Requirements associated with
landscaping shall be initially established in accordance with Section 53,
Landscaping Regulations of the zoning ordinance. When varying from the
guidelines within Section 53, Landscaping Regulations, the applicant shall
provide the method for establishing the new standards and the conditions
necessary for the change in standards from those established.
J. MASONRY REQUIREMENTS: Requirements associated with masonry
shall be initially established in accordance with Section 54, Masonry
Requirements of the zoning ordinance. When varying from the guidelines
within Section 54, Masonry Requirements, the applicant shall provide the
method for establishing the new standards and the conditions necessary
for the change in standards from those established.
K. OFF-STREET PARKING REQUIREMENTS: Requirements associated
with off-street parking shall be initially established in accordance with
041905 6 Section 41
Section 56, Off -Street Parking Requirements and Section 58, Parking,
Loading, and Outside Storage Area Development Standards of the zoning
ordinance. When varying from the guidelines within these Sections the
applicant shall provide the method for establishing the new standards and
the conditions necessary for the change in standards from those
established.
L. OFF-STREET LOADING REQUIREMENTS: Requirements associated
with off-street loading -shall be initially established in accordance with
Section 57, Off -Street Loading Requirements of the zoning ordinance.
When varying from the guidelines within Section 57, Off -Street Loading
Requirements, the applicant shall provide the method for establishing the
new standards and the conditions necessary for the change in standards
from those established.
M. DESIGN REQUIREMENTS: When applicable, design requirements shall
be initially established by the underlying zoning district. When varying
from the guidelines within the underlying zoning district the applicant shall
provide the method for establishing the new standards and the conditions
necessary for the change in standards from the underlying zoning district.
N. PLANNED COMMERCIAL CENTER DESIGN REQUIREMENTS: When
applicable, the design requirements associated with planned commercial
centers shall be initially established by the underlying zoning district.
When varying from the guidelines within the underlying zoning district the
applicant shall provide the method for establishing the new standards and
the conditions necessary for the change in standards from the underlying
zoning district.
O. SIGN STANDARDS: On -premise signage shall be provided in accordance
with Section 60, Sign Standards of the zoning ordinance.
P. ADDITIONAL REQUIREMENTS AND RESTRICTIONS: In granting a"PD"
Planned Development Overlay, the Planning and Zoning Commission may
recommend, and the City Council may impose such conditions,
safeguards and restrictions upon the premises benefited by the Planned
Development Overlay as may be necessary to comply with the standards
set out in Section 41 Standards of this Ordinance to avoid, or minimize, or
mitigate any potentially injurious effect of such Planned Development
Overlay uses upon other property in the neighborhood, and to carry out
the general purpose and intent of this Ordinance. Such conditions shall
be set out in the Ordinance approving the Planned Development Overlay.
041905 7 Section 41
rage i
From:
<Iar001 @aol:com>
To:
<rons@ci.grapevine.tx.us>
Date:
2/17/2006 7:37:04 AM
Subject:
PD Zoning Category
Ron,
Thanks for putting up with all of us and discussions last night at the P&Z Workshop. I hope everyone is
good about responding to you concerning the Planned Development Overlay (PD) issues.
There did seem to be consistency in our frustrations last night, if nothing else. I think having Sharron
there to express some of the same concerns that the P&Z felt was a good thing. 1 think that at least let the
P&Z understand that it was not the entire council that felt all was well with the direction we were headed.
Sharron had called me the day before the meeting and told me of conversations that she had with
Darlene, Clydene and Shane. Those conversations that she related also indicated frustration with those
council members as well.
I don't know what direction we should consider and I'm very open to whatever "brilliant" solution that you
can come up with. So, below I will provide some "bullet points" of my concerns for your consideration.
1 do not believe that the PD Section conveys the true intentions that were discussed when we
looked at implementing this category.
I believe that the intent was for non-developed properties or properties that were going to
have their current use eliminated and would involve all new structures or renovations - but never intended
to provide changes after the property was developed and especially if already in operation.
Having the underlying zoning match the intended use - as with the property we just
considered west of the Mills Mall along Anderson -Gibson Road.
I think that the idea that there are some standards that the ordinance should not allow for
variance - such as street requirements, parking (unless problems due to property conditions), exterior
requirements, etc.
In the PURPOSE of the ordinance, the first sentence, says that it should be utilized to
improve property with a goal of establishing unique as well as modern urban development in situations
where strict adherence to standard zoning criteria inhibits the creative process. This sentence is what
opens the door - creative, improve property, etc. This is far from what was stated as our intention.
Again, something regarding undeveloped property should be considered or at least putting
some additional restrictions on property already developed - like using the BZA for those issues.
In the GENERAL GUIDELINES, it states, "the applicant shall present to the Planning and
Zoning Commission and the City Council the special circumstances that inhibit the development of
property strictly utilizing the standards designated in the underlying zoning district." Something should
require that those reasons be legitimateAhat was certainly far from the case for the Bone Daddy's zoning.
We should have some vehicle that does not permit them to move forward just because it is their
"prototype" building.
Monetary reasons are not valid in most cases.to achieve more units per acre or reduce
landscape to increase the lease space, etc.
Item #7 that talks about a statement as to why the proposed develop overlay will not cause
substantial injury to the value, use or enjoyment of other property owners in the neighborhood ... I think this
is understood, yet somewhat strange..we should always consider this in any zoning shouldn't we?
The issue on the impact of the neighboring properties should be a concern on any zoning
case. There is nothing to say how, by allowing variances, impacts the fairness for those who have had to
develop their properties within the standard zoning categories.. why is their situation such that they
deserve a break in those requirements?
In the STANDARDS section, the impact on neighboring properties is again stated.yet; we
don't ask why the property cannot be developed under standard zoning guidelines? Having a "substantial"
or "undue" adverse effect on adjacent property, the character of the neighborhood, traffic conditions,
parking, utility facilities, and other matters.again, seems to be something that should be considered in any
zoning case. The issue is why do you need any variances - what is the "true" driving force for the
I_ - ..y • ff rage z
variances? More value to the developer?
Something like item #8 -.proposed PD ..will with any additional standards imposed on it by
the particular provisions of this Ordinance authorizing such use..we need to have something that is more
like the Conditional Use statement that allows us to impose other restrictions, development criteria.
May want to review and reconsider the list of prohibited uses for this category.
So many of the other issues - density, landscape, etc. may need changes, but that would be
based upon how the process is established and what sort of applications will be acceptable.
I know that I've not mentioned everything that needs to be reviewed, but I feel until we get into the
specifics there is not much else to add.
Thanks,
Larry Oliver
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Cauls Owl1vuauyl1 - rianneu ueyelopmeni uvenay t -age 1
From: "Danette Murray ADMIN" <danette.murray@gcisd.net>
To: <rons@ci.grapevine.tx.us>
Date: 2/19/2006 5:21:02 PM
Subject: Planned Development Overlay
Ron,
At last nights meeting it was brought up by several of us that we should
"tweak" the existing ordinance to include the following applicant
requirements:
1. Identify a specific hardship and/or reason for the request
2. What specifically about the ordinance can they not meet and why
3. An official "statement of findings"
I am sure there were more but this is what I had written in my notes.
In reading the ordinance as it is written now, these issues are actually
covered. Please refer to the "Application for Establishing a "PD" Planned
Development Overlay", paragraph numbers 6 through 8:
6. A statement or diagram detailing the area or areas of the zoning
ordinance that will be varied from and the conditions present that require
deviation from the established standards.
7. A statement as to why the proposed "PD" Planned Development Overlay
will not cause substantial injury to the value, use or enjoyment of other
property in the neighborhood.
8. A statement as to how the proposed "PD" Planned Development Overlay is
to be designed, arranged and operated in order to ensure that development
and use of neighboring property in accordance with the applicable district
regulations will not be prevented or made unlikely.
I don't know about everyone else, but I tend to agree with Herb when he
mentioned last night that if you really read the ordinance as it is
written, it covers some of the issues that were discussed and that we
(City Staff and P&Z) need to do a better job of ensuring that the
applicant has supplied all of the information required in the ordinance.
I am not opposed to still meeting and having the opportunity to perhaps
make some issues more specific. For instance, maybe we should address
property that is already developed.
1 think it is important to communicate to proposed applicants that their
request will be held accountable to the standards and criteria identified
in the ordinance and that the P&Z Commission does not vote favorably for
PD requests unless it can be proven that it is in the City's best interest
to do so. The burden is on the applicant to provide this proof and not
ours to seek out. As with any request, until the information is reviewed
and the public hearing held, there are no guarantees they will be
approved. This ordinance was established for a specific purpose and all
applicants should familiarize themselves intimately with the ordinance
prior to submitting an application.
Thanks Ron. See you Tuesday night!
From: "MARK & ANDREA ROY" <am_roy@msn.com>
To: "Ron Stambaugh" <Rons@ci.grapevine.tx.us>
Date: 2/19/2006 10:54:44 PM
Subject: PD Comments
Here's my thoughts/comments on the PD dilemma. I totally support the PD option, but think the regs just
need to be tightened so you don't have developers asking for the moon. So, here goes...
The PD language isn't quite stern enough. Perhaps the attorney could better spell out that PDs are
intended to permit for flexibility in land use design and encourage innovative designs, but while flexibility to
the requirements may be given, misuse of the PD will not be tolerated and thorough justification for any
and all modifications must be provided.
New Development vs. Existing
I think the PD option should really be limited to new development only. Existing development that is being
converted to a different use should make every attempt to abide by standard zoning requirements. If they
cannot meet zoning requirements, these variances should be seen by the BZA. I've seen people dig up
pavement to put in required landscaping for the new use -it can be done!
Residential Projects
Of course modifications should be allowed, but whatever variations are granted for residential projects,
overall density shouldn't be increased beyond that permitted in the underlying zoning. Another PD option
I've seen (for residential projects only) is where a minimum percentage of lots that must meet the
underlying zoning requirements is set- i.e. 60% of the residential lots must meettexceed requirements,
where 40% may then deviate from the zoning requirements. This just limits things from getting out of
control.
Other thoughts:
Staff makes recommendations within the staff reports for PD requests. Not placing the burden entirely on
Planning, but allow for engineering, utilities, fire, police, school district, etc. to comment on the project. So
if the applicant is asking for substandard pavement depths or the ability to reduce right-of-way dedication,
engineering/traffic may comment on such request.
Also, I think the applicant needs to justify each and every deviation in writing. Submission of a matrix or
something similar, which spells out the required, the provided, and why a deviation is needed.
U . vay.. - &I- - I v vVi 1111 IV[IW Page 2
1 believe that's it for now. Have a good one and we'll see you on Tuesday.
Andrea Roy
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l ,I P fL- L -a v J E t2Y
Regarding the PD.
1) I am still not convinced we need this to satisfy the limited number of small
properties that have been difficult to develop. I believe over time a developer will
be able to appropriately satisfy the city's ordinances and meet their needs.
2) If we are still set on tweaking the PD then I believe the following should be
addressed.
The developer should be required to spell out in a written narrative format the specific
NEEDS they have to develop the property and why they can not meet the existing
policies. This document should in very specific language identify the problems they have
and the hardships they would realize if they were required to conform to the existing
policies. In addition, I believe they should show a cost comparison. The monetary impact
to the developer if they were to meet the existing polices in lost revenue or expenses and
the monetary impact if they received the exemptions. Bottom line is some of these
developers will apply for the PD just to receive greater revenue when the impact is not
that significant.
I would not be inclined to approve a special request based on it being a cost issue for the
developer and at the same time a revenue matter for the City. In other words, in our quest
to bring in more revenue for the City we allow some properties to diminish from our
standards. We are the caretakers of the Grapevine tradition.
I would also hold fast on the integrity of any infrastructure items. This for example
would be the streets, building structure etc.
As for density of the development, parking, or open area I would be more inclined to
show support as long as the development meets the overall appearance test. Much like
the restaurant development we discussed last evening. The overall appearance will
exceed the standards but we may have to give up some parking or green buffers.
Still many of these will have to be case by case and I do not believe we can define the PD
so closely that we will not have to struggle with some of these.
Not sure this is helpful or what you want but here it is. I may not see the BIG picture on
this.
MLL
From: Becky StJohn <jbmstjohn@mindspring.com>
To: <rons@ci.grapevine.tx.us>
Date: 2/20/2006 12:22:29 PM
Subject: PD recommendations
Ron,
Thoughts on the PD:
1. Need for specific criteria(such as Sections 41.E -P) to kick in the PD
process, and must meet a certain number of the criteria, not just one.
2. Have a PD review committee to determine applicability of the PD
ordinance
3. Show property cannot be developed as zoned due to not meeting current
zoning criteria/requirements. No one to date has really shown exactly how
their proposed project meets Item 41.11, except maybe the high-rise.
4. Projects that in my mind would qualify: special projects that don't
neatly fit in any of our zoning categories --the high rise by the mall is a
good example. Property with odd shapes, dramatic topo change, historic
significance, unique features, old growth trees. For example(although still
within setbacks, so it's not quite apples to apples), for the lot John & I
are building on, we have moved the house closer to Kimball to preserve the
windmill & the old post oaks. I know there's Items 41.7 & 41.10 in the
standards, but what about making a case FOR a PD based on these exceptions.
5. Minimum lot size for PD --one acre? Half an acre? Exempt residential
from minimum?
6. Reserve for new development or significant redevelopment of existing
properties. Gamestop is the example. Want to restrict PD use to the spirit
of the law, not the letter.
7. Should not be used simply to circumvent our other zoning requirements,
particularly based on economics alone. But I don't know quite how to
quantify that! How are other cities handling their PD's?
I like the statement of purpose of the PD section, esp. the 2nd sentence.
Concerns with these recommendations are
1. Another layer/process/committee to review applications(more bureaucracy)
2. Sidestepping/usurping issues appropriate to the BZA
Hope this helps!
Becky St. John
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Notes on Tweaking Planned Development Overlay
2.1g.o6
From BJ Wilson to Ron Stombaugh
Define the "who" or "where" intent. This is intended to be used on parcels
that are currently undeveloped and due to topography, surrounding
zoning, etc. will be more difficult to develop than most. Also to be used on
parcels that were developed long ago and where the existing development
is to be demolished. (I don't know what the legalities of this are.)
Currently the "purpose" states that "the goal ... where strict adherence to
standard zoning criteria inhibits the creative process." Clearly what we've
seen so far cannot be considered "creative" — it can only be considered the
easy and most lucrative way for the developer and/or owner.
Matrix or chart required to show specific hardship encountered. What can
be done without the PDA? Why is that not feasible? Just because it makes
it easier or more lucrative isn't the correct answer. The PDA should be the
last alternative — not the first. Item no. 6 under Application sort of
requests this — but it in addition to what is currently requested I believe
they should show us and/or tell us what can be done without the PDA and
why that won't work. It looks like Item #11 under Conditional Use goes in
this direction, but apparently the language isn't strong enough because we
haven't seen this type of information in the requests. Item #12 under
Conditional Use goes on with this same idea — that the applicant must
show us that the inconsistency is outweighed by the benefit to the
Community — not the benefit to the developer or owner.
Certain issues need to be excluded — I'm not certain what that list should
encompass, but two things are: street size and that the zoning should
match the use.
Certain other issues should have a maximum percentage of deviation
allowed. For example: # of parking spaces required, amount of non -
masonry building material allowed, amount of setback that will be
allowed, etc.
From: "Coy, Chris" <Chris.Coy@aa.com>
To: "Stombaugh, Ron" <Rons@ci.grapevine.tx.us>
Date: 2/20/2006 1:34:54 PM
Subject: PD thoughts
First, thanks for all your help pulling our agendas together. I know we
see only the tip of the iceberg and there is a lot of other 'fun and
excitement' that you're handling on the front lines. I appreciate all
your great work for our city.
As for the PD, my thoughts are predominantly relating to the ease of
use -I would like to see a higher standard for folks to use the district.
I'm not sure how to do that at a macro level, but I'd like to see -when
it gets to us -a matrix of the development standard for the underlying
district use, followed side-by-side with a column of what is being
requested, along with an explanation justifying the need to deviate form
the underlying district's standards. For anything that could be
addressed via BZA with a special condition, I would prefer to see the
applicant attempt that route first -not only does it keep them without
the boundaries of our ordinance without the PD, but also increases the
threshold they must reach before they get to P&Z.
Maybe we minimize the number of areas where they can deviate from the
underling zoning requirements to three or some other specified limit to
induce the applicant to meet the ordinance (including BZA usage) as much
as possible.
I also think PD should only be available for undeveloped parcels or
those undergoing a significant redevelopment.
Hope that helps for a starting point -see you tomorrow!
Chris
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�. ave vw� wuuy� - v vvcl IQ�I trVl l �� I IGI Il, Nage 1
From: "Rob Undersander" <rob.0@verizon.net>
To: "'Ron Stombaugh"' <Rons@ci.grapevine.tx.us>
Date: 2/20/2006 2:32:23 PM
Subject: PD Overlay comments
Ron,
Per Larry's request, I am submitting my additional comments on how to ammend
the PD Overlay ordinance. After a more thorough review of the ordinance,
and considering our workshop discussion, I have no recommended additions or
"tightening" of Sec 41. 1 was going to recommend additional language on
density, but that appeared to be adequately covered in paragraph E, DENSITY
REQUIREMENTS, which states that "The maximum density for a "PD" Planned
Development Overlay District associated with
any underlying residential zoning district shall not exceed that established
in the underlying zoning district except for the "R -MF -2" Multifamily
District."
I feel it is important not to inhibit the developer's creativity with too
many restrictions, and 1, for one, am willing to listen to their proposals
in the public hearings.
I noticed several guidelines in Section 41 that do, in fact, require the
applicant to show why the overlay is required, such as:
the applicant shall present to the Planning and Zoning Commission
and the City Council the special circumstances that inhibit the development
of property strictly utilizing the standards designated in the underlying
zoning district
A statement or diagram detailing the . conditions present that
require deviation from the established standards.
...all alternative sites and all reasonable means for meeting the
projected need or demand for the proposed building, structure, 041905
Section 414 development, use or activity which may be less costly or less
intrusive to existing communities have been considered and rejected by the
applicant for clearly disclosed reasons.
We, as a group, must insure strict adherence to the above requirements.
Rob Undersander
817-421-0440
817-480-6454 cell
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INulI a7tu11/uQUy11 - r- Li
From: Scott Williams
To: Ron Stombaugh
Date: 2/17/2006 7:47:53 AM
Subject: PD
Ron, here are some very preliminary and incomplete thoughts for some wording in the introduction and
the requirements for the pd ordinance.
PD shall be a tool available for use with properties that are difficult or impractical to be developed under
conventional zoning district standards.
PD overlay shall only be explored when all other attempts to develop under standard district regulations
have been unsuccessful.
PD shall not be used to simply receive variances from the ordinance, but rather shall be a tool to allow a
developer to employ creative methods that provide equivalence through alternate methods to the
requirements contained in the zoning ordinance.
In order to forward a request for a PD overlay, the following shall be submitted (these are in addition to our
normal requirements):
-A letter stating why the applicant is pursuing a PD rather than standard development. The applicant must
provide evidence that physical or geographical influences preclude developing under conventional district
guidelines. This letter shall also include evidence showing that standard development has been seriously
attempted, and submit tangible proof as to why it was not successful.
- A color architectural rendering of the project
- A letter outlining the alternative methods the developer will employ to provide equivalency to the
requirements contained in the zoning ordinance.
SECTION 3.4 RESIDENTIAL DESIGN STANDARDS
A. Desirable Design Attributes
All properties must meet base requirements provided in this section for Land Design, Street and
Sidewalks, and Architectural Standards. In addition, properties must also select a certain number of
desirable design standards from each of these categories. The available desirables are detailed in the
following sections.
B. Purpose of New Residential Design Standards
1. Land Design Standards. The purpose of the Land Design Standards is to provide for public
sidewalks and pathways, and to provide public access to open space, to provide enhancements
along pathways.
2. Street and Sidewalk Standards. The purpose of the Street and Sidewalk Standards is to provide
for street treatments, pedestrian sidewalk and crosswalk standards, and to address location
criteria of subdivisions adjacent to major thoroughfares.
3. Architectural Standards. The purpose of the Architectural Standards is to provide standards for
exterior facades, roof quality, repetition of residential unit designs, garage doors, and fagade
upgrades in village residential areas.
C. Design Standards Review
1. All residential development shall achieve at a minimum the required number of desirable design
attributes in Figures 3-9 and 3-10.
2. New Residential Details of the Land Design Standards are included in Subsection D, details of
the Street and Sidewalk Standards are included in Subsection E, and details of the Architectural
Standards are in Subsection F.
FIGURE 3-8 — DESIGN STANDARDS INDEX
New Residential Development See Figure 3-9
Requirements
Adopted November 2001 ARTICLE 3 — RESIDENTIAL DISTRICT REGULATIONS Page 17
Amended September 2003
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?e Zoning Ordinance
NEW RESIDENTIAL DEVELOPMENT
D. Land Design Standards —New Residential Requirements
Desired Land Design requirements are achieved by projects in accordance with the following criteria:
1. Provision of Public Pathways - PubIic Open Space Easements
a. Base Standard
(1) All Residential Development shall include a provision of an open space easement of a
30 feet wide buffer with 8 feet wide trail to rear of houses beside open space and a
perpendicular 30 feet wide access from street. Trail shall be constructed to the City's
standards in the easement, if any open space occurs in the residential development in the
following situations:
• adjacent to the 100 year flood plain line,
• adjacent to an Electrical or Water easement right-of-way line, and/or
• adjacent to the public property line adjoining Lake Lavon or Lake Ray
Hubbard, and
(2) The public pathway system easement(s) shall be connected along existing or planned
utility rights-of-way and/or public property lines to any existing or planned public trail
system on abutting land. Locate the public open space easement to provide for future
connections to be made by others across intervening property to any existing or planned
public trail system on land that does not abut the development.
Subdivision
Developmei
Public Open
Space Easerr
with V concrete trail
Open Space
Public Access
b. Desirable Design Attributes
Provide single -loaded street along open space. No residential lot shall back to public
open space.
2. Provision of Public Pathways — Perimeter Screening along a Thoroughfare
a. Base Standard
All Residential Development shall provide a 40 feet wide buffer, with a 6 feet wrought
iron fencing between brick or stone columns (50 ft o.c.) or a landscaped earthen berm
Page 22 ARTICLE 3 — RESIDENTIAL DISTRICT REGULATIONS Adopted November 2001
Amended September 2003
am Zoning Ordinance
(3:1 slope). Such perimeter screening is required along all residential streets that consist
of a 4 lane divided thoroughfare with a right-of-way width of 100 feet or greater.
Subdivision
Development
Perimeter -
Landscaping
Public '
Thoroughfare ----------_____
--� a e�� s ee�� a o� a ® ®• ire. e
b. Desirable Design Attributes
(1) Increase buffer width by 10%. Face residential lots to slip street/parkway with no
residential lots facing, backing or siding on thoroughfare.
3. Provision of Public Pathway — Perimeter Walkways and Landscape
a. Base Standard
All Residential Developments shall provide a 5 foot minimum concrete public walkway with
a 10 foot minimum width landscape buffer at the perimeter of the development to provide
access to the subdivision. Large canopy trees shall be provided at 50 ft o.c. The walkway may
be located partially in the landscape buffer and partly within the street right-of-way parkway
and must be placed a minimum of one foot off the curb. Minimum size for shade trees shall
be 3 inches in caliper and 14 to 16 feet in height. Ornamental shade trees shall have a
minimum diameter of 3 inches, while ornamental flowering trees shall be eight to ten feet in
height.
Adopted November 2001 ARTICLE 3 — RESIDENTIAL DISTRICT REGULATIONS Page 23
Amended September 2003
?e Zoning Ordinance
The following trees and shrubs are recommended for landscaping and screening purposes:
1. Large Trees:
Green Ash
Pecan
Red Oak
Burr Oak
Water Oak
Southern Magnolias
Live Oak
Bald Cypress
Bradford Pear
2. Small Trees:
Yaupon Hollies
Crape Myrtle
Wax Myrtle
Cherry Laurel
Red Bud
Japanese Black Pine
Cedar Elm
3. Evergreen Shrubs:
Red Tip Photinia
Burford Holly
Nellie R. Stevens
Chinese Holly
Yaupon Holly
Ciearra
Nandinnia
Dwarf Crape Myrtle
Japanese Ligustrum
Waxleaf Ligustrum
Abelia
Junipers
Barberry
Asian Jasmine
Honeysuckle
English Ivy
Boston Ivy
Liriope
Monkey Grass
Virginia Creeper
Vinca
Mondon Grass
Ophia Pogon
Elaeagnus
Purple Sage
Pistachio
The following trees are discouraged for landscaping and screening purposes:
Silver Maple
Hackberry
Green Ash
Arizona Ash
Mulberry
Cottonwood
Mimosa
Syberian Elm
American Elm
Willow
Sycamore
Page 24 ARTICLE 3 — RESIDENTIAL DISTRICT REGULATIONS Adopted November 2001
Amended September 2003
Lot Lines �I
Oaf I
Zoning Ordinance
Subdivision
Development
Connection to
Open Space
Open Space
(see Public Open
Space Easement)
Street
b. Desirable Design Attributes
perty
Mixture of large/canopy and small/ornamental trees and S ft walk/trail, benches at node when
adjacent to open space.
Adopted November 2001 ARTICLE 3 — RESIDENTIAL DISTRICT REGULATIONS Page 25
Amended September 2003
?e Zoning Ordinance
4. Lighting and Furnishings Along Perimeter Buffer
a. Base Standard
(1) On open space easements, public walkways and trails, provide: Solar -controlled
lighting on 10-12 feet decorative poles every 100 feet, common throughout.
(2) Benches with backs which meet the city's standard park bench, at a minimum spacing
of one bench per 1/2 mile, or any portion thereof when adjacent to open space.
(3) Provide decorative paving and cross -walks at street connectors.
(4) Provide detention ponds, fountains or pools within buffer areas not adjacent to open
space development.
b. Desirable Design Attributes
(1) Provide trees at a maximum of 30 feet o.c. with down lighting and ground -level lights.
(2) Provide facilities for a balanced exercise program as part of the walkway system every V4
mile.
E. Street and Sidewalk Standards — New Residential Requirements
Desired street and sidewalk requirements are achieved in accordance with the following criteria:
I. Street Treatments - Curvilinear Streets
a. Base Standard
Subdivisions with curvilinear streets allow streets to follow original topography, reduce
visual monotony of lot appearance, reduce speeds through residential neighborhoods, and
discourage cut -through traffic. Subdivisions which develop curvilinear streets that meet the
following standards are desirable in the City of Wylie.
(1) Twenty five percent of the street lengths in a subdivision, excluding major or secondary
thoroughfares, should be curvilinear in design.
(2) The term curvilinear in design shall refer to any street segment which is designed with a
degree of curvature not less than 3 degrees 30 minutes and not greater than 22 degrees
55 minutes, and which shall offset a minimum distance of 30 feet measured
perpendicular to the initial tangent line of the curve. Computation of percentage of
curvilinear street shall utilize the centerline of all residential streets within the
subdivision.
b. Desirable Design Attributes
None
2. Street Treatments — Entry Features and Medians
a. Base Standard
All entrances to a residential subdivision shall have architectural features on stone screen wall or
stone monument (no brick) within landscaped median to first cross street, with decorative paving
and cross -walks. Entry walls/monuments shall be illuminated by means other than street lights.
b. Desirable Design Attributes
All entrances to a residential subdivision shall have wrought iron accent panels, or water
feature, or 2 or more different type/color of stone (can be synthetic or cultured).
Page 26 ARTICLE 3 — RESIDENTIAL DISTRICT REGULATIONS Adopted November 2001
Amended September 2003
?e Zoning Ordinance
3. Street Treatments — Signage at Entries
a. Base Standard
Signage identifying a subdivision must be incorporated into the screen wall, or monument sign
within the median at the subdivision entry and shall be illuminated by means other than street
lights.
b. Desirable Design Attributes
None
4. Street Treatments —Street Name Signs
a. Base Standard
Block numbers shall be incorporated with street lighting that is coordinated throughout the
subdivision.
b. Desirable Design Attributes
Incorporate unique street name signs within the neighborhood or provide backlit signs.
5. Street Treatments — Pedestrian Crosswalks
a. Base Standard
All crosswalks within a Residential development are to be 7 feet wide, and must connect to a
pedestrian sidewalk system of decorative pavers with pedestrian ramps complying with the
American with Disabilities Act, to provide a clear, continuous pedestrian and circulation
system throughout a subdivision.
b. Desirable Design Attributes
Use of decorative concrete pavers 10 feet or wider at all crosswalks within a subdivision.
Adopted November 2001 ARTICLE 3 — RESIDENTIAL DISTRICT REGULATIONS Page 27
Amended September 2003
?e Zoning Ordinance
6. Pedestrian Sidewalks - Sidewalk Locations
a. Base Standard
5 feet wide concrete pedestrian sidewalks shall be located on both sides of the street, in the
right-of-way of every internal street, and shall form a meandering continuous pedestrian
pathway system throughout the development.
b. Desirable Design Attributes
None
7. Mail Boxes
a. Base Standard
Mail boxes shall be paired at the lot line on SF -10 lots or lower and shall provide number
plaque and brick to match the resident.
b. Desirable Design Attributes:
Pair mailboxes at lot line and incorporate stone and same house exterior trim to mail boxes.
8. Pedestrian Sidewalks - Sidewalk Lighting
a. Base Standard
Decorative street lighting shall be provided along residential streets throughout all Residential
Developments, providing low illumination with solar controls on decorative poles every 150
feet both at intersections and mid -block.
b. Desirable Design Attributes:
None
Page 28 ARTICLE 3 — RESIDENTIAL DISTRICT REGULATIONS Adopted November 2001
Amended September 2003
?e Zoning Ordinance
9. Perimeter Alleys
a.
b.
Base Standard
Alleyways adjacent to major thoroughfares shall be screened from view from the public street
with 6 foot decorative or solid masonry or concrete walls, wherever they are located parallel to
the public street. Landscape planting may be placed on the public street side of the wall, but
will not alone be considered to satisfy the screening requirement. No lots shall face
thoroughfare.
Desirable Design Attributes
None
Adopted November 2001 ARTICLE 3 — RESIDENTIAL DISTRICT REGULATIONS Page 29
Amended September 2003
?e Zoning Ordinance
F. Architectural Standards — New Residential Requirements
1. Building Bulk and Articulation
a. Base Standard
In order to avoid large blank facades, variations in the elevation of residential facades facing a
public street shall be provided in both the vertical and horizontal dimensions. At least 25
percent of the fagade shall be offset a minimum of 2 feet either protruding from or recessed
back from the remainder of the fagade. A minimum of 60 percent of the total area shall be on
the 1St floor of all 2 story dwellings.
b. Desirable Design Attributes
None
2. House Numbers
a. Base Standard
All single family residential units shall have stone plaque with resident address beside the main
entry of the dwelling unit.
b. Desirable Design Attributes
Provide a lighted front wall plaque on all residential dwelling units.
3. Exterior Fagade Material
a. Base Standard
All single family residential units shall have a minimum of one -hundred (100) percent of the
exterior facade composed of kiln -fired clay brick or stone laid masonry units or masonry
stucco, with 20 percent stone or decorative brick accent, excluding windows, doors and other
openings. Glazing shall not exceed twenty-five (25) percent of the front elevation of the
residence. Dormers, second story walls or other elements supported by the roof structure may
be composite masonry materials if approved by the Building Official as having the same
durability as masonry or stone and when offset at least two (2) feet from the first floor exterior
wall. Wood, vinyl siding and EIFS materials shall not be used for exterior walls.
The Building Official may grant exceptions to the above minimum standards for new
construction when the material and installation are approved by the Building Official as having
the same demonstrated durability as masonry and when one or more of the following conditions
are met:
(1) When other materials are required to blend with the historic architecture of the
house.
(2) When the construction is new infill construction and more than sixty percent (60%)
of the existing residential structures along both sides of the street and between the
two nearest intersection streets of the proposed location do not meet the above
minimum standards, new construction may be permitted which is demonstrated to be
equal in durability to that used in the majority of existing structures.
(3) When a special architectural style for a specific location of individual residence or
subdivision of residences is approved by the Planning and Zoning Commission and
the Building Official determines that the material will have the same durability as
masonry.
Page 30 ARTICLE 3 — RESIDENTIAL DISTRICT REGULATIONS Adopted November 2001
Amended September 2003
?e Zoning Ordinance
b. Appeals Regarding Material
If the Building Official determines that a product does not demonstrate the same durability as
masonry, the applicant may appeal that decision to the Construction Board. The decision of the
Construction Board shall be final
c. Desirable Design Attributes
None
4. Exterior Facades — Porch
a. Base Standard
The front entry of any single family residential unit, which is the entry facing the street on
which the unit is located, shall have a covered front entry of a minimum of 40 square feet floor
area. There shall be a minimum of 100 square feet covered area at the back or side entry.
b. Desirable Design Attributes:
A covered front porch with a minimum floor area of 60 square feet or larger, or connected
wrap-around on two or more side, or pitched cover incorporated into the roof line of the house.
5. Exterior Facades - Chimneys
a. Base Standard
Chimney flues for fireplace chimneys are to be within a chimney enclosed with masonry
matching exterior walls of the residential unit and capped.
b. Desirable Design Attributes:
Fireplace chimneys shall incorporate 40 percent stone, matching the accent exterior fagade
materials of the house.
6. Roofs and Roofing - Roof Pitch
a. Base Standard
Adopted November 2001 ARTICLE 3 — RESIDENTIAL DISTRICT REGULATIONS Page 31
Amended September 2003
peZoning Ordinance
All single family residential units shall have a minimum roof pitch of 8:12, with articulation,
dormers or a combination of hip and gable roofing.
b. Desirable Design Attributes
None
7. Roofs and Roofing - Roofing Materials
a. Base Standard
n Roof
awed 8:12
All single family residential units shall have architectural -grade overlap shingles, the or
standing seam metal. Wood shingles are not permitted. Plumbing vents, attic vents, and other
rooftop accessories are to be painted to match the roof shingle color.
b. Desirable Design Attributes
None
8. Roofs and Roofing - Roof Eaves
a. Base Standard
No wood fascia or soffits are permitted.
b. Desirable Design Attributes
None
9. Repetition of Residential Unit Designs — Repetition of Floor Plan and Elevation
a. Base Standard
Page 32 ARTICLE 3 — RESIDENTIAL DISTRICT REGULATIONS Adopted November 2001
Amended September 2003
?e Zoning Ordinance
A minimum of 7 platted residential lots must be skipped on the same side and 4 lots must be
skipped on the opposite side of a street before rebuilding the same single family residential unit
with an identical (or nearly identical) street elevation design. The same floor plan shall not be
repeated on neighboring, side by side lots or directly across the street.
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Identical
Identical or nearly identical floor plan means that the layout, size and function of the rooms are
essentially the same
Identical or nearly identical street elevation design means little or no variation in the
articulation of the facade, height or width of facade, placement of the primary entrances,
porches, number and placement of windows, and other major architectural feature. It does not
mean similar colors, materials, or small details.
b. Desirable Design Attributes
A minimum of 9 platted residential lots skipped on the same side and 6 skipped on the
opposite side of a street before rebuilding the same single family residential unit with an
identical (or nearly identical) street elevation design. The same floor plan shall not be repeated
on neighboring, side by side lots, or directly across the street.
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10. Garage Entry
a. Base Standard
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Garage doors shall not be located on the primary street elevation of a single family residential
unit. The primary street would be the addressed street front. When a three car garage is
constructed on a lot in a 2 & 1 configuration, the single car door may face the street. Garages
may face the street on a corner lot side yard. Each garage shall be a minimum of 500 square
feet which includes a minimum of 100 square feet of storage space.
Adopted November 2001 ARTICLE 3 — RESIDENTIAL DISTRICT REGULATIONS Page 33
Amended September 2003
Zoning Ordinance
b. Desirable Design Attributes
Each garage shall be a minimum of 600 square feet which includes a minimum of 200 square
feet of storage space.
11. Dwelling Size
a. Base Standard
The total square feet of floor space within the outside dimensions of a residential dwelling unit
including each floor level, but excluding carports, garages, and breezeways.
b. Desirable Design Attributes
None
12. Fencing (If provided)
a. Base Standard
(1) Front yard fences shall be permitted to a height of 4 feet maximum with 50 percent
transparency constructed of wood or wrought iron.
(2) Side and rear yard fences shall be permitted to a height of 8 feet maximum and
constructed of wood with metal posts and rails to the inside.
(3) Pressure treated wood is prohibited.
b. Desirable Design Attributes
Fences constructed of board on board or wrought iron
13. Landscaping
a. Base Standard
Each residential dwelling shall have an established front lawn with a minimum of 2 trees and 5
shrubs.
b. Desirable Design Attributes
Each residential dwelling unit shall have an automated, subsurface irrigation system.
Page 34 ARTICLE 3 — RESIDENTIAL DISTRICT REGULATIONS Adopted November 2001
Amended September 2003
Zoning Ordinance
14. Outdoor Lighting
a. Base Standard
All residential dwelling unit shall have an illuminated standard porch light at the front entry
and drive/garage.
b. Desirable Design Attributes
Front fagade and drive/garage shall be illuminated by down -light (tree or house mounted) or
up -light (house mounted), and front and side yard activity area illuminated and wired to the
interior of the house.
15. Conservation/Sustainability
a. Base Standard
Each residential dwelling unit must comply with the Energy component of the Building Code.
b. Desirable Design Attributes
Each residential dwelling unit is certified by United States Green Building Council (USBG) or
Leadership in Energy and Environmental Design (LEED).
Adopted November 2001 ARTICLE 3 — RESIDENTIAL DISTRICT REGULATIONS Page 35
Amended September 2003
SECTION 10 — PLANNED UNIT DEVELOPMENT REGULATIONS
PURPOSE AND OBJECTIVES
The following regulations shall apply to land use and structures within a Planned Unit
Development district which, when approved by the Planning Board and by the Board of County
Commissioners, may differ in one or more respects from the regulations that are applicable in
any of the other zoning districts, except Floodplain Districts, established herein. The objectives
of a Planned Unit Development district shall be to promote progressive and flexible land
development. Conside , tion wild be given to the following:
1. A maximum choice of living environments by allowing a variety of housing and building
types or permitting an increased density per acre and a reduction in lot dimensions, yards,
building setbacks and area requirements.
2. A more useful pattern of open space and recreation and more convenience in the location of
accessory commercial uses and services.
I A development pattern which preserves and utilizes natural topography and geologic
features, scenic vistas, important wildlife habitats, trees and other vegetation, other natural
resources, and prevents the disruption of natural drainage patterns.
4. A more efficient use of land and the provision of services.
5. A development pattern in harmony with land use density, neighborhood character,
transportation facilities, community facilities, and economic development potentials.
6. An environment which provides safe, clean, convenient and necessary residential,
commercial, and industrial facilities, which will afford greater opportunities for better
housing, recreation, shops and industrial plants for all citizens of Riley County.
STANDARDS AND CRITERIA
Established standards and criteria herein shall be used by the Planning Board and Board of
County Commissioners in the determination of the approval or disapproval of preliminary
proposals for planned unit development districts. A development plan which is judged to be
consistent with these standards and criteria, or is revised as provided herein, shall be considered
to be qualified for preliminary approval.
Section 10
Planned Unit Development
Page 1
All planned unit development districts shall be consistent with the following requirements,
policies and considerations:
1. The application for a planned unit development district shall be filed by the owner, or
jointly by the owners of record of all land to be occupied by that district.
2. The planned unit development district shall be in general conformity with the
Comprehensive Plan.
3. The planned unit development district will not have a substantially adverse affect on the
neighboring area.
4. The planned unit development provides benefits and amenities that warrant any
modification of the zoning regulations that would otherwise apply to the area.
5. The planned unit development provides design features and benefits that warrant any
proposed modification of existing standards relating to public improvements, easements,
rights-of-way and service utilities.
6. The proposed development plan contains proposed covenants, easements and other
provisions relating to the size, location and density of residential buildings, non-residential
uses and structures and public facilities as are necessary for the protection and welfare of
the area.
7. The planned unit development provides for the location and arrangement of structures and
other improvements such as parking areas, lighting, landscaping, which are compatible with
the surrounding land use.
8. The planned unit development proposal provides a time schedule for the completion of the
development as a whole, or in stages, which is consistent with the evidence presented with
the proposal as to the financial and physical resources of the developer.
9. The proposed development plan contains provisions for the formation of an agency to own
and maintain common use lands and facilities within the district.
PLANNED UNIT DEVELOPMENT DISTRICTS
The following Planned Unit Development districts are hereby established:
1. Residential Planned Unit Development (R -PUD)
2. Commercial Planned Unit Development (C -PUD)
3. Agri -Business Planned Unit Development (A -PUD)
4. Industrial Planned Unit Development (I -PUD)
Section 10
Planned Unit Development
Page 2
PERMITTED USES
a. Attached, detached, grouped, single story, multi -story, single-family or multiple family
dwellings or any combination thereof.
b. Accessory buildings and uses.
C. Religious, cultural, recreational and business uses which are designed and planned to serve
the residents within the district.
C -PUD:
a. Any use permitted in any Commercial or Industrial District as stated in Section 6 and 7 of
these regulations. The C -PUD shall be used when over 50% of the building area is to be for
commercial uses.
b. Accessory buildings and uses.
A -PUD:
a. Any land use that involves selling, processing, storing, servicing or fabricating goods or
products to or from the agricultural community including extraction of natural materials.
b. Accessory buildings and uses.
a. Any use permitted in any Commercial or Industrial District as stated in Sections 6 and 7 of
these regulations. The I -PUD shall be used when over 50% of the building area is to be for
industrial uses.
b. Accessory buildings and uses.
Section 10
Planned Unit Development
Page 3
DENSITY REQUIREMENTS
Minimum Area for PUD zoning
All Zones: 1/2 acre
Minimum Lot areas
All Zones: No minimum lot area except that the development shall meet all requirements of
the Riley County -Manhattan Health Department Sanitary Code.
Maximum Lot Coverage:
All Zones: The ground area occupied by structures for principal uses and accessory uses for
allzones shall not exceed 50% of the total ground area.
SETBACK REQUIREMENTS
All Zones: Minimum distance from any structure to the district boundary line shall be 25 feet
when the boundary abuts a public street and ten (10) feet otherwise. Any parcel
abutting a major or minor trafficway shall be subject to the setback requirements
specified in Section 16.
USE LIMITATIONS
All zones:
a. Common open space and other common use facilities shall be consistent with the planned
function and located within the district so as to be convenient, readily accessible and visually
attractive to all of the intended common users.
b. Provisions for the continuity, preservation, care, conservation and maintenance of all
common open space and common use facilities shall be provided in the development plan in
accordance with requirements within this Section 10.
c. Common use recreational facilities such as playgrounds and swimming pools shall be of a
size adequate to serve the population for which they are intended. Such adequacy shall be
determined in accordance with some nationally recognized standard which shall be referred
to within the development plan.
d. Off-street parking and loading areas shall be provided for all uses within the district in
accordance with the requirements of Section 14 of these regulations.
Section 10
Planned Unit Development
Page 4
e. The development time schedule shall include provisions for:
Completion of streets, drives, walks and minimum parking and loading facilities coincident
with the completion of structures requiring such facilities.
Completion of the landscaping and planting of common use and private areas coincident with
the completion of structures adjacent to those areas.
Completion of common use recreational facilities, of at least 80% of their required
proportional amount, coincident with the completion of residential structures creating the
need for such facilities.
The completion of at least 30% of the residential structures to be served by a business use
before such business begins operations.
f. A development plan may provide for completion of facilities in stages, and in such case, the
plan shall specifically state areas included in and the time schedule for such stages.
g. When a non-residential district abuts an existing residential use or an area zoned for
residential use, screening shall be provided to assure year-round privacy to the residential use
and greater setback requirements shall be considered.
PROCEDURE FOR PLANNED UNIT DEVELOPMENT DISTRICTS
1. PRELIMINARY DEVELOPMENT PLAN:
a. A landowner seeking the establishment of any Planned Unit Development District shall
submit to the Planning Board and Board of County Commissioners a Preliminary
Development Plan. The application for approval of the Preliminary Development Plan
shall also constitute the filing of an application for the establishment of a Planned Unit
Development District in the same manner as prescribed herein for the establishment of
any zoning district. Three copies of the Preliminary Development Plan shall be
submitted to the Planning Department at least 14 days prior to the hearing.
b. The Preliminary Development Plan shall include the following:
(1) A general vicinity map showing the location of the site.
(2) A site plan showing:
(a) The boundaries, dimensions and size of the site at an appropriate scale clearly
indicated on the plan;
(b) An accurate and verifiable written legal description of the property;
Section 10
Planned Unit Development
Page 5
(c) Clearly indicated directional arrows;
(d) The present and proposed topography of the area by contour lines at an
appropriate interval;
(e) The use, approximate size and location of all existing and proposed structures;
(f) Prominent topographic and existing natural features and drainage courses;
(g) The proposed flow of storm drainage from the site by use of directional arrows;
(h) The location, size and ownership of any lots, easements or rights-of-way for
public streets and utilities, common open spaces and facilities, parking areas,
drives and streets;
(i) The location and size of any sanitary sewer or stormwater drainage systems;
6) The location and size of any existing or proposed signs and landscaping.
(k) Any portions of the site located in a designated or calculated 100 -year
floodplain.
(3) A complete and specific list of all uses to be permitted within the district. Uses not
specifically listed on the plan shall not be permitted except by amendment of the
plan.
(4) Sketches of and preliminary calculations for the sizing of any common use facilities,
sanitary sewers or stormwater drainage systems.
(5) A statement of the nature of the landowner's interest in the land to be developed in
sufficient detail to determine whether the applicant has sufficient control over the
tract to effectuate the proposed plan.
(6) In the case where a Planned Unit Development calls for construction in units over a
period of years, a schedule showing the proposed time and sequence within which
the applications for final approval of all sections of the Planned Unit Development
are intended to be filed shall be submitted. A written statement by the applicant
shall also be submitted setting forth the reasons why, in his opinion, a Planned Unit
Development would be in the public interest and would be consistent with the stated
objectives of the County with regard to Planned Unit Development districts.
(7) The Preliminary Development Plan shall also include a statement as to the form of
agency proposed to own and maintain the common use open spaces and facilities,
streets and parking areas shown as a part of the plan. The statement shall further
Section 10
Planned Unit Development
Page 6
include the acknowledgement of and agreement to the following conditions which
shall be put into effect concerning common use open spaces and facilities.
The agency owning and maintaining the common lands and facilities shall not be
dissolved or permitted to dispose of any of the common lands and facilities without
first offering to dedicate the same to the County or some other government agency.
The agency owning and maintaining the common lands and facilities shall provide
care and management to prevent the loss of taxable value and avoid the creation of a
public nuisance within the district.
In the event of failure of that agency to fulfill its duties, the County shall have the
right to serve notice on the agency demanding that specified deficiencies be
remedied within a specified time and upon failure of the agency to act upon the
matters as specified, the County shall have the right to enter upon the property and
repair the specified deficiencies; the cost of same being assessed against the
properties within the district and becoming a tax lien on those properties.
(10) The Preliminary Development Plan shall clearly define areas proposed to be
restricted as to the use of land, buildings and structures and shall include a statement
of substance of covenants proposed for such restrictions. The statement shall define
the provisions of the plan which will be included in covenants running in favor of
residents and owners within the district.
(11) The Preliminary Development Plan shall clearly define areas proposed to be
dedicated for public use and subdivision lines proposed to be platted. When
platting is required, the Preliminary Development Plan shall be submitted together
or combined with a preliminary or short form plat in accordance with the
subdivision regulations.
(12) A description, rendering or drawing of the general visual characteristics of the
proposed buildings.
Section 10
Planned Unit Development
Page 7
2. ACTION BY THE COUNTY:
a. The Planning Board, upon receipt of the application for the establishment of a
Planned Unit Development District, shall review the preliminary development plan
with respect to the applicable standards and criteria herein and shall conduct a public
hearing and further considerations and deliberations in the manner prescribed in
Section 22 herein for the establishment of any zoning district. The Planning Board
shall report its finding to the Board of County Commissioners and shall recommend
that the application be approved or denied, or accepted with stated qualifications,
amendments or conditions.
b. The Board of County Commissioners shall consider and act upon the application in
the manner prescribed in Section 22 herein for the establishment of any zoning
district. The Commissioners may approve or deny the application based upon the
Preliminary Development Plan as recommended by the Planning Board. The
Commissioners may tentatively approve the application with minor modifications or
conditions from the Preliminary Development Plan subject to the acceptance of such
modifications or conditions by the owner. In the latter case the owner shall be
notified of the nature of the modifications or conditions and the owner may then
accept same and change the preliminary development plan accordingly; or the owner
may reject same and the application shall be denied by the Commissioners. If there
are major changes from the Preliminary Development Plan, the Commissioners may
not approve an application without first returning the Preliminary Development Plan
to the Planning Board for consideration of the proposed modifications or conditions.
Once recognized by the Planning Board, the Commissioners may approve the
application with such modifications and conditions as they deem appropriate and as
may be acceptable to the owner. In the case of approval of the application by the
Commissioners as recommended by the Planning Board, a resolution shall be passed
establishing a planned unit development district; including a finding that the planned
unit development is in general conformity with the comprehensive plan and will not
have a substantially adverse affect on the neighboring area.
3. ACTION BY THE OWNER:
a. Upon approval of the application and the establishment of the planned unit
development district by the Board of County Commissioners, the owner shall, within
seven days after notification of such approval, file a statement with the County
Register of Deeds containing all of the following:
The legal description of the Planned Unit Development District.
A statement that the Planned Unit Development District has been established and that
the preliminary development plan is on file with the County Zoning Officer.
Section 10
Planned Unit Development
Page 8
A statement specifying the nature of the plan, the proposed density or intensity of land
uses, and the uses permitted and other pertinent information sufficient to notify any
prospective purchasers or users of the land of the existence of such a plan and binding
successors and assigns to the plan.
4. FINAL DEVELOPMENT PLAN:
a. Before the issuance of a building permit, the recording of a plat, or any development
commences, the owner shall submit to the Planning Board, a final development plan.
Such plan may be for all or any phases of the Planned Unit Development District and
shall include all of the following:
(1) A detailed site plan showing the layout and design of all physical improvements
as they will be constructed.
(2) A final plat, if required.
(3) Detailed landscaping plans, if applicable.
(4) Copies of easements and covenants.
(5) Proof of establishment of an agency for the management and maintenance of
common use lands and facilities and copies of applicable by-laws or other
regulations.
(6) Proof of ownership of the district and proof that no land within the district has
been leased or conveyed prior to the recording of any restrictive covenants
applicable to the area.
(7) Any other documents or statements which may be necessary to provide and
prove compliance with any requirement or condition of the approved
preliminary development plan.
b. The Planning Board shall review the final development plan for conformity to any
and all parts of the approved preliminary development plan. The final plan shall be
deemed to be in substantial compliance with the preliminary plan if the final plan:
(1) Does not vary the proposed gross residential density or intensity of use by more
than 5% or involve a reduction in the area set aside for common open space, nor
the substantial relocation of such;
(2) Does not increase by more than 10% the floor area proposed for non-residential
use;
Section 10
Planned Unit Development
Page 9
(3) Does not increase by more than 5% the total ground area covered by buildings
nor involve a substantial change in the heights of buildings.
(4) Retains the visual and spatial qualities of the Preliminary Plan.
C. The Planning Board is not required to hold a public hearing in the process of
evaluating final development plans which contain variances from the approved
preliminary plan provided that the final plan meets the above standards for substantial
compliance and/or the variances are concerned with the location and design of streets,
drainageways and utilities. However, the Planning Board may require the owner to
show good cause for any variations contained in the final plan and if, in the Board's
opinion, the variations are not in the public interest, the Board may require the owner
to make satisfactory revisions to the final plan as a condition for the granting of
approval.
d. The final development plan, which contains no variations from the approved
preliminary development plan or is in substantial compliance with the preliminary
plan and variations contained therein are satisfactory to the Planning Board, shall be
approved by the Planning Board within 45 days of the submitting of the final
development plan.
e. A final development plan which is not in substantial compliance with the preliminary
development plan or contains changes which are judged by the Planning Board to be
not in the public interest, shall not be approved by the Planning Board and the owner
shall be requested to meet with the Board to discuss remedies for the changes therein.
If the owner does not agree to the remedies suggested by the Planning Board or
otherwise declines to revise the plan as submitted, the Planning Board may, within 45
days of the original submission of the final development plan, deny approval of the
plan and return it to the owner with a written statement setting forth the reasons why
one or more variances are not in the public interest.
f. Following the denial of a final development plan by the Planning Board, the owner
may choose to revise the plan in accordance with the recommendations of the
Planning Board and resubmit it for approval or may, within 45 days of receipt of
notice of denial, choose to appeal the decision of the Planning Board to the Board of
County Commissioners.
g. After approval of a final development plan, the owner shall forthwith record all
covenants, easements, rights-of-way, plat, by-laws or regulations pertaining to a
management and maintenance agency, or any other documents that are a part of the
final development plan. Following completion of all requirements of the final
development plan, the owner may apply for and the Zoning Officer shall issue
building permits; provided that all parts of the application for such permit is in full
accord with the final development plan.
Section 10
Planned Unit Development
Page 10
5. ABANDONMENT OR FAILURE TO PROCEED:
a. If the owner chooses to abandon an approved preliminary development plan or an
approved final development plan, he shall so notify the Planning Board and Board of
County Commissioners in writing. Upon receipt of such notice of abandonment by
the owner, the Planning Board shall forthwith undertake proceedings to rezone the
planned unit development area back to the zoning district classification which existed
just prior to the application for Planned Unit Development District. The owner may,
however, include with his letter stating the abandonment of the planned unit
development, an application for a rezoning to some other zoning district classification
and the Planning Board shall forthwith proceed to consider that application in the
same manner as for any application for rezoning.
b. If the owner fails to submit a final development plan to the Planning Board within 1
year of the approval date of the preliminary development plan; or fails to substantially
commence the construction contained in the final development plan within 18 months
of the approval date of the final development plan; and has not applied for an
extension to the above time limits from the Planning Board, the Planning Board shall
revoke its approval of the preliminary plan or final plan and shall so notify the owner
in writing. If within 30 days of receipt of the notice of such revocation, the owner
does not present to the Planning Board, an application for reinstatement of the
preliminary development plan or final development plan, the Planning Board shall
consider that the plan has been abandoned by the owner and proceed with the action
prescribed in paragraph a. above.
Section 10
Planned Unit Development
Page 11
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ARTICLE 9 - PLANNED UNIT DEVELOPMENT (PUD) DISTRICT
SECTION _1_- PURPOSE
The purpose of the Planned Unit Development District is to offer an alternative zone to
development as outlined in the residential, commercial, and industrial use districts of this
Ordinance.
Deviation from the definitive and precise requirements of the districts is to be conditionally
allowed as a Planned Unit Development if the particular areas to be developed can offer greater
value to the community and can better meet the community's health, welfare, and safety
requirements than if those same areas were to be developed in a single purpose zone.
The Planned Unit Development may be multi-purpose in nature so that not only may it be
residential, commercial, or industrial, but also it may contain a combination of these uses.
Moreover, the Planned Unit Development, through the use of conditional use permits,
superimposes the regulations of this form of development over any underlying district
regulations.
The Planned Unit Development may take any of the following forms:
1.1 Residential Planned Unit Development: The purpose of the Residential Planned Unit
Development is to provide for the harmonious development of residential areas in such a
manner: (1) that aesthetic qualities of the landscape may be preserved or created which
would otherwise be impossible under traditional one lot -one building concept; (2) that
provisions may be made for natural non -geometric location of buildings within a site
which will provide for economy of development through the use of good street and utility
design; (3) that land uses consistent with or complementary to existing developments
and the community's needs be encouraged.
1.2 Commercial Planned Unit Development: The purpose of the Commercial Planned Unit
Development is to allow alternatives to the restrictions made mandatory in the
commercial districts in such a manner that more efficient means of providing off-street
parking, thoroughfare access, separation of pedestrian and vehicular traffic, stabilization
of contiguous property values, buffering of adjacent noncommercial areas, and other
general and pertinent planning considerations may be developed and utilized.
1.3 Industrial Planned Unit Development: The purpose of the Industrial Planned Unit
Development is to promote the creation of integrated industrial areas providing design
features and control standards for superior industrial developments. In particular,
attention shall be given to improving aesthetics, architectural form and scale, traffic
circulation, and buffers between industrial and non -industrial areas. And, as in all other
Planned Unit Developments, exceptions from the specific regulations found in the zoning
districts shall be made for developments, which propose innovative or original schemes
for the creation of a better urban environment.
1.4 Central Business District (CBD) Planned Unit Development: The purpose of the
Central Business District Planned Unit Development is to encourage the reconstruction
or renewal of areas in the C-3 and C-4 Districts in accordance with guidelines and
general development plans adopted by the City of St. Cloud. In all cases, whether
mixed usage is a goal or not, the development shall ensure standards which will provide
safe, healthful, aesthetic, and uncongested use of the area. In addition, this Ordinance
recognizes that in the C-3 and C-4 districts the dimension of height is an important factor
9-1
so that in this Planned Unit Development mixed uses are permissible in single buildings.
Developments with mixed uses may take this space into account, and the City shall
judge the use of this space on the merits of the plan and on the general needs of the
residents of the City.
1.5 Mixed Use Planned Unit Development: The purpose of the Mixed Use Planned Unit
Development is to provide developers with a tool whereby tracts of land outside of the
C-3 and C-4 districts may be developed for multiple uses provided the development is
compatible with the needs of the residents of the City and in no way detracts from their
general health, welfare, or safety. Specifically, this Section makes possible a mixture of
land uses in such a manner that residential, commercial, and industrial land uses may
be juxtaposed if they are both internally and externally compatible and complementary
within themselves and with the remainder of the community. To provide for the proper
utilization of land in a Mixed Use Planned Unit Development, it must be assumed that
only large tracts shall be justifiable and that scale of development is an important factor
in determining the merits of any such proposal.
1.6 Airport Area Planned Unit Development The purpose of the Airport Area Planned Unit
Development is to promote the development of properties in the land surrounding the St.
Cloud Regional Airport in a manner that takes into account the presence of the airport.
SECTION 2 - PLANNED UNIT DEVELOPMENT PROJECTS
2.1 This section makes provisions for Residential, Commercial, Industrial, Central Business
District, and Mixed Use Planned Unit Developments for tracts of land under single or
unified ownership. Such Planned Unit Development projects shall be developed in
accordance with an overall design as shown in a General Development Plan which shall
not in any way be inconsistent with the general intent of this Ordinance.
2.2 Rggulations.
2.2-1 All roadways and utilities within Planned Unit Developments shall be constructed
to specifications established by the City Council. At the City Council's request,
an agreement for the completion of this work shall be established by the City and
the developer.
2.2-2 There shall be no standard minimum size requirement for any Planned Unit
Development. It should be expected, however, that the size of the proposed
developments would be such that this form of development will be logical and
such that the purposes of this Ordinance will not be defeated.
2.2-3 The burden of justification for any Planned Unit Development project shall be the
exclusive responsibility of the developer. He/she shall be responsible for
providing the information and data required in this Article. In addition, as the
Planned Unit Development is an innovative approach, he/she shall provide any
other data or information as may be required by the Planning Commission or the
City Council.
2.2-4 Upon approval of the Planned Unit Development by the City Council, the area will
be subject to the stipulations of the Conditional Use Permit. The developer,
when so requested, shall make periodic reports to the Planning Commission.
9-2
2.2-5 Once the request for the Conditional Use Permit has been approved and building
permits have been issued, the developer may begin construction. The Planned
Unit Development District is in all cases conditional and no departure from the
General Development Plan shall be allowed without prior approval by the City
Council. Thanned Unit Development District is contractual in nature and
once those conditiona�andpprQvcl landuses and sfructures are no longer in
use, the tonin vrert to its previous classifcation. The developer shall be
respon�tbt6 or notifying theCity-ofarfy—disconTinuance or variance from the
conditions of an approved Planned Unit Development.
2.2-6 Nothing in this Article or this Ordinance shall be interpreted as negating the
necessity of filing a plat as required by the City's Subdivision Regulations.
SECTION 3 - ADMINISTRATIVE PROCEDURE
3.1 Before any construction, the proponents of a Planned Unit Development project shall
submit and receive approval of: (1) Preliminary Development Plan, (2) General
Development Plan, and (3) Detailed Development Plan for the construction area.
3.2 The Preliminary Development Plan shall be submitted to the City's Planning Director at
least thirty (30) days before the Planning Commission's regularly scheduled meeting.
The plan shall include the proponent's general intentions regarding function and land
use. The plan may be submitted for approval at the same time the Preliminary Plat is
being considered.
3.3 After Planning Commission and City Council approval of the Preliminary Development
Plan (and the Preliminary Plat where necessary), the General Development Plan and the
Final Plat may be submitted for approval concurrently.
The General Development Plan shall indicate:
3.3-1 The topographic surface of the entire area to be developed.
3.3-2 Points of ingress or egress excluding those of one (1) and two (2) family
detached residences.
3.3-3 Recreation and other open space areas.
3.3-4 Parking areas for other than one (1) and two (2) family detached dwellings
3.3-5 Land use of each specific lot or outlot as determined by the Final Plat.
3.4 After the Planning Commission and City Council approve the General Development
Plan, the proponents shall submit a Detailed Development Plan for any portion of the
Planned Unit Development provided the Final Plat has been approved and provided a
platting agreement has been completed with the City. This Detailed Development Plan
may require approval of a conditional use permit for any or all aspects of the PUD. The
submitted, reproducible Detailed Development Plan at a minimum shall show:
3.4-1 Parking areas with stall arrangements for other than one (1) and two (2) family
detached dwellings.
9-3
3.4-2 The size, bulk, location, arrangement, and use of buildings other than one (1)
and two (2) family detached dwellings. In addition, where a Central Business
District Planned Unit Development is proposed with mixed uses, floor plans with
the various functional uses shall be included.
3.4-3 General landscaping of the area to exclude ornamental shrubs and plantings
provided for in one (1) and two (2) family residential developments.
3.4-4 Facilities and uses of recreation area.
3.5 Any deviation from the approved conditional use permit shall be a violation of this
Ordinance. Other conditions may be attached to the conditional use permit in
accordance with Article 31.
M,
• . • .
'' : s1•
STATE OF TEXAS
COUNTY OF TARRANT
CITY OF GRAPEVINE
The Planning and Zoninq� Commission of the City of Grapevine, Texas met in
Workshop on this the 28t day of February, 2006, in the City Council Conference
Room, 2nd Floor, 200 South Main Street, Grapevine, Texas with the following
members present -to -wit:
Larry Oliver
Herb Fry
Chris Coy
Danette Murray
B J Wilson
Becky St. John
Mark Lowery
Andrea Roy
Chairman
Vice -Chairman
Member
Member
Member
Member
Alternate
Alternate
constituting a quorum with Rob Undersander absent, and also present:
Roy Stewart
and the following City Staff:
Council Representative
Scott Williams Acting Development Services Director
Ron Stombaugh Development Manager
Susan Batte Administrative Secretary
Chairman Larry Oliver called the Workshop to order at 6:21 p.m.
DISCUSSION RELATIVE TO SECTION 41 "PD" PLANNED DEVELOPMENT
OVERLAY
The Planning and Zoning Commission to continued it's discussion regarding Section
41, "PD" Planned Development Overlay and its intended use and application, and
take any necessary action.
The Commissioner's directed staff to require the applicants to provide a detailed
explanation regarding their hardship requiring deviation from the ordinance and the
impact on surround property owners.
The Commissioner's also directed staff to draft an amendment to Section 41, "PD"
Planned Development Overlay to eliminate the ability to deviate from Section 54,
Masonry Requirements and the Subdivision and Construction Standards, provide a
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definition for redevelopment and that the use shall conform to the Master Landuse
Plan and underlying zoning district.
A draft amendment to Section 41, "PD" Planned Development Overlay will be
submitted to the Planning and Zoning Commission at its March 21, 2006 meeting.
ADJOURNMENT
With no further business to discuss, B J Wilson moved, with a second by Becky St
John, to adjourn the meeting at 7:55 p.m. and the motion prevailed by the following
vote:
Ayes: Oliver, Fry, Coy, Murray, Wilson, St. John and Lowery
Nays: None
PASSED AND APPROVED BY THE PLANNING AND ZONING COMMISSION OF
THE CITY OF GRAPEVINE, TEXAS ON THIS THE 21ST DAY OF MARCH, 2005.
APPROVED:
C c
HA�RMA
ATTEST:
:1 L
SrffCTARY
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