The URL can be used to link to this page

Home My WebLink AboutWS Item 02 - Zoning Ordinance AmendmentsWK ITEM # 2 MEMO TO: HONORABLE MAYOR, AND MEMBER OFTHE CITY COUNCIL FROM: ROGER NELSON, CITY MANAGER fiv H. T. HARDY, DIRECTOR DEVELOPMENT SERVICES MEETING DATE: MARCH 1, 2005 SUBJECT: PROPOSED AMENDMENT TO THE ZONING ORDINANCE: CREATION OF SECTION 41, "PD" PLANNED DEVELOPMENT DISTRICT RECOMMENDATION: Staff recommends the City Council consider the proposed amendment to the zoning ordinance relative to the creation of Section 41, "PD" Planned Development District, and take any action necessary. BACKGROUND: As Grapevine has evolved, certain parcels of land have remained undeveloped, usually the result of a combination of several unique factors such as the property's size, irregular shape, topography or surrounding land uses. Strict adherence to the zoning ordinance's development criteria in some cases makes the property extremely difficult, if not nearly impossible, to develop. Variances from the Board of Zoning Adjustment don't generally apply since these tracts demonstrate no "hardship" in the sense that variances are granted. At the November 30, 2004 City Council workshop held at the Bessie Mitchell house this issue was discussed. Some of the Council discussed that in the past there had been a "SP" Site Plan District which could help solve the difficulties associated with developing this type of property. Attached you will find a draft Section 41, "PD" Planned Development District which would provide the same type of consideration as the "SP" Site Plan District zoning did before it was eliminated years ago. A Planned Development gives a potential landowner/developer the ability to present a unique "plan" for the property in question whereby criteria for the development of the subject property is created and applied only to that property. Density, lot size, lot width, lot depth—all manner of criteria can be considered when designating a planned development. Even uses, whether they be permitted, accessory, or conditional uses, can be established that vary from those established which apply only to the property defined by the planned development. Staff has created a proposed new section to the zoning ordinance, Section 41, "PD" Planned Development District that presents the necessary guidelines for the creation of a planned development. In order to establish a starting point in the creation of a planned development, a request must first be linked to a "base" zoning district. For example, if a developer proposes a townhouse development but wants to establish a 0:/ORD/Drafts/012505drafts/030105SEC41.memo 1 February 22, 2005 (4:21 PM) planned development on the property, the base zoning district would become the "R-TH" Townhouse District and criteria for the planned development would be based on "R-TH" guidelines. A complete site plan package meeting all the requirements of Section 48, Conditional Uses to be considered by the Planning and Zoning Commission and the City Council will be required. The applicant will be required to present the unique conditions or special circumstances that inhibit the property from being developed under the base zoning and the criteria that will differ from that established under the base zoning district. The method of establishing a planned development is further detailed in the draft ordinance and a period of validity is also presented. This proposed ordinance change was presented to the Planning and Zoning Commission at its workshop on January 15th. The P&Z asked Staff to reword portions of the proposal as there was some concern about the zoning district status of "PD" as well as some issues with whether or not "PD" status should have to meet lot size or lot shape perquisites. Because the district request originated at Council workshop, Staff is asking for further direction on this matter. A draft ordinance is attached for your review. /rs 0:/ORD/Drafts/012505drafts/030105SEC41.memo 2 February 23, 2005 (2:45PM) DRAFT COPY Section 41. "PD" Planned Development District 03-01-05 PURPOSE: The "PD" Planned Development District is utilized to develop property that is problematic in terms of size, shape, topography, and/or surrounding land uses. 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. GENERAL GUIDELINES: All uses—permitted, accessory, conditional and special, relative to a request for the creation of a "PD" Planned Development District shall be determined by linking the request to an established zoning district. In situations where there is a need to deviate from the established guidelines in the base 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 under the base zoning district and the criteria that will differ from that established under the base zoning district. ESTABLISHING A "PD" PLANNED DEVELOPMENT DISTRICT DESIGNATION: The procedure to follow to establish a "PD" Planned Development District shall be the same as that required for the development of land under Section 48, Conditional Uses as provided in the Zoning Ordinance. A complete site plan submittal to include a dimension control plan, all building elevations, landscaping plans and any other plans/drawings determined to be necessary to evaluate the request for "PD" Planned Development District zoning as mandated in Section 48, shall be required. For those requests 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 building/structure elevations shall be waived. PERIOD OF VALIDITY: No site plan for a "PD" Planned Development District 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 0:/0RD/Drafts/012505Drafts/SEC41.DRFa 1 022205 Section 41 DRAFT COPY 03-01-05 complying with the notice and hearing requirements for an initial application as required in Section 48, Conditional Uses. Upon expiration of a site plan approved in conjunction with the establishment of a "PD" Planned Development District, the property will revert to the underlying base zoning district and the general development guidelines in the base zoning district shall apply. There shall be no vested right associated with an expired site plan approved in conjunction with a "PD" Planned Development District. A C. FBI PRINCIPAL USES All principal uses established under the base zoning district. When varying from the uses within the base zoning district the applicant shall provide an amended list of permitted uses and the conditions necessary for the change in standards from the base zoning district. ACCESSORY USES All accessory uses established under the base zoning district. When varying from the uses within the base zoning district the applicant shall provide an amended list of accessory uses and the conditions necessary for the change in standards from the base zoning district. CONDITIONAL USES 1. All conditional uses established under the base zoning district. When varying from the uses within the base zoning district the applicant shall provide an amended list of conditional uses and the conditions necessary for the change in standards from the base zoning district. LIMITATION ON USES As established under the base zoning district. E. PLAN REQUIREMENTS: No application for a building permit for construction of a principal building shall be approved unless the following conditions have be met: 1. A plat meeting all the requirements of the City of Grapevine's subdivision ordinance has been approved by the City Council and recorded in the official records of Tarrant County. 2. A site plan meeting all the requirement of Section 48, Conditional Uses has been approved by the City Council. OJORD/Drafts/012505Drafts/SEC41.DRFa 2 022205 Section 41 DRAFT COPY 03-01-05 F. DENSITY REQUIREMENTS: requirements associated with lot size, minimum open space, maximum building coverage, and maximum impervious coverage shall be initially established under the standards for the base zoning district. When varying from the guidelines within the base zoning district the applicant shall provide the method for establishing the new standards and the conditions necessary for the change in standards from the base zoning district. G. 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 under the standards for the base zoning district. When varying from the guidelines within the base zoning district the applicant shall provide the method for establishing the new standards and the conditions necessary for the change in standards from the base zoning district. H. BUFFER AREA REGULATIONS: requirements associated with the establishment of a buffer area shall be initially established under the standards for the base zoning district. When varying from the guidelines within the base zoning district the applicant shall provide the method for establishing the new standards and the conditions necessary for the change in standards from the base zoning district. I. HEIGHT REQUIREMENTS: requirements associated with the height of structures shall be initially established under the standards for the base zoning district. When varying from the guidelines within the base zoning district the applicant shall provide the method for establishing the new standards and the conditions necessary for the change in standards from the base zoning district. J. LANDSCAPING REQUIREMENTS: Landscaping shall be required in accordance with Section 53, Landscaping Regulations of the zoning ordinance. K. OFF-STREET PARKING REQUIREMENTS: Off-street parking shall be provided in accordance with Section 56, Off -Street Parking Requirements and Section 58, Parking, Loading, and Outside Storage Area Development Standards of the zoning ordinance. L. OFF-STREET LOADING REQUIREMENTS: Off-street loading shall be provided in accordance with Section 57, Off -Street Loading Requirements of the zoning ordinance. M. DESIGN REQUIREMENTS: When applicable, design requirements shall (bw be initially established under the standards for the base zoning district. O:/ORD/Drafts/012505Drafts/SEC41.DRFa 3 022205 Section 41 DRAFT COPY 03-01-05 When varying from the guidelines within the base zoning district the applicant shall provide the method for establishing the new standards and the conditions necessary for the change in standards from the base zoning district. N. PLANNED COMMERCIAL CENTER DESIGN REQUIREMENTS: When applicable, the design requirements associated with planned commercial centers shall be initially established under the standards for the base zoning district. When varying from the guidelines within the base zoning district the applicant shall provide the method for establishing the new standards and the conditions necessary for the change in standards from the base zoning district. 0:/0RD/Drafts/012505Drafts/SEC41. DRFa 022205 Section 41