HomeMy WebLinkAboutItem 12 - Amendments for HC and BufferyardsMEMO TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: BRUNO RUMBELOW, CITY MANAGER
MEETING DATE: AUGUST 16, 2022
SUBJECT: PUBLIC HEARING TO AMEND SECTION 26, "HC" HIGHWAY
COMMERCIAL DISTRICT OF THE ZONING ORDINANCE
RECOMMENDATION: City Council to consider calling a public hearing to amend Section 26,
"HC" Highway Commercial District of the Zoning Ordinance to consider a
reduction in required buffer yards between new commercial uses and
adjacent residential zoning districts on the south side of East Northwest
Highway, between Jenkins Street and Dooley Street.
FUNDING SOURCE: Not applicable.
BACKGROUND: BACKGROUND:
In 1984 City staff rezoned the entire city which is summarized in each
zoning application's agenda memorandum. At that time, a segment of
East Northwest Highway, on the south side of the highway, between
Dooley Street and Jenkins Street was identified as having special
attributes related to lot shallowness and therefore, needed
accommodations to allow for future redevelopment of these properties.
Specifically, Subsections 26.F.3., Minimum Open Space, 26.F.4.,
Maximum Impervious Surface, and 26.G.3, Front Yard requirements of the
Zoning Ordinance are not required for properties that redevelop along this
segment of East Northwest Highway. While this is a recognized special
accommodation, no properties within this segment have completely
redeveloped, meaning all improvements have been raised and new
development has occurred.
ISSUES:
Subsections 26.H, Buffer Area Regulations and 26.M.4, Design
Requirements still apply to properties along this roadway segment which
requires an opaque screening fence or wall between non-residential uses
and residential districts and a 20-foot wide buffer strip between "HC"
designated properties and a residentially zoned property(ies). The
average lot depth for properties between Dooley Street and Jenkins Street
is 110-feet deep when a 290-feet deep lot is removed due to its double -
frontage configuration from East Northwest Highway and East Wall Street.
Therefore, redevelopment of a typical lot within this area will result in
approximately 18% of the developable area of the lot being reserved for
open space.
With the continued demand for residential in and adjacent to the city's
Historical Township, several properties on the north side of East Wall
Street have been rezoned from the "HC" Highway Commercial District to
"R-7.5" or "R-5.0" Single -Family Districts over the last 10 years. As this
trend has continued, both Planning Services staff and property owners
have raised concerns regarding the ability to improve these specific
properties without further special accommodations.
On July 19, 2022, the Planning and Zoning Commission held a brief
workshop to discuss the issues above. The Commission recognized that
the East Northwest Highway segment was unique in configuration and
provided the following feedback:
• Recognition that there is a demand for residential housing along East
Wall Street to the south;
• A suggestion that buildings within the "HC" district along this segment of
East Northwest Highway be limited to one story or a more restrictive
height than typically required in the "HC" district in other locations;
• A suggestion that buildings that are two -stories in height within the "HC"
district along this segment of East Northwest Highway, have a prohibition
on windows on the second floor facing adjacent residential zones;
• A desire to have solid opaque screening remain a requirement between
new non-residential development and adjacent residential zones;
Attached is a Geographic Information System (GIS) map detailing the
existing conditions mentioned above.
Also attached are proposed draft revisions depicted in a
strikethrough/underline format to show deletions and insertions found in
various sections of the Zoning Ordinance.
DRAFT
Subsection 26.H, Buffer Area Regulations
Section 26, "HC", Highway Commercial
District
H. BUFFER AREA REGULATIONS: When an HC District abuts a Residential District,
an appropriate buffer and screen shall be provided in accordance with the
provisions of Section 50 of this Ordinance.
Provided, however, there shall be no buffer vard requirement for lots fronting on
the south side of Northwest Highway. between Jenkins Street and Doolev Street.
A screen shall be provided regardless of building height or buffer vard in
accordance with the provisions of Section 50 of this Ordinance.
Subsection 26.1.1, Height
I. HEIGHT:
1. No principal structure shall be erected or altered to a height exceeding two (2)
stories or thirty-five (35) feet. Principal structures located adjacent to an R-20, R-
12.5, er R-7.5, or R-5.0 District shall not exceed one (1) floor level and twenty (20)
feet in height, however an increase up to five (5) feet to this requirement may be
granted upon approval of a conditional use request by the City Council.
2. No accessory structure shall be erected or altered to a height exceeding fifteen
(15) feet.
Subsection 26.M.4, Design Requirements
M. DESIGN REQUIREMENTS: The following design requirements shall apply in the
HC District:
1. Refuse disposal areas shall be landscaped and screened from view.
2. Mechanical and electrical equipment, including air conditioning units, shall be
designed, installed, and operated to minimize noise impact on surrounding
property. All such equipment shall be screened from public view.
3. Lighting shall be designed to reflect away from any adjacent residential area.
4. Whenever an HC Highway Commercial District is adjacent to any residentially
zoned district, a buffer strip, at least twenty (20) feet in width shall be provided
between the two (2) districts. A wall, fence, or berm shall be erected to
effectively screen the HC District from the residential area and no streets, alley,
vehicular storage area or use shall be permitted in the required buffer strip.
Provided, however, there shall be no buffer vard requirement for lots fronting on
AM22-05.RCPH - Exihibit 1 - Draft Amendments HC and Bufferyards.docx
the south side of Northwest Hiahway. between Jenkins Street and Doolev
Street.
AM22-05.RCPH - Exihibit 1 - Draft Amendments HC and Bufferyards.docx
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Lot Count: 30 Maximum: 336.13 ft
Minimum: 42.50 ft Average: 171.05 ft
On 5/5/2022 Grapevine GIs prepared this product for informational and
'..rty Depth: 123.55' planning purposes only and may not have been prepared for or be
suitable for legal, engineering, or survey purposes.
.66 Outlier: 110.70'11
Measurments are approximate. I Imagery: Nearmap January 2022