HomeMy WebLinkAboutAM2006-05II�
MEMO TO: HONORABLE MAYOR, CITY COUNCIL MEMBERS
FROM: RUMBELOW, CITY MANAGER LD 1—
MEETING DATE: JUNE 6, 2006
SUBJECT: ZONING ORDINANCE AMENDMENT AM06-05 - AMENDMENTS
TO SECTION 12, DEFINITIONS AND SECTION 49, SPECIAL
USE PERMITS; PROHIBITING FLAG LOTS
RECOMMENDATION:
Staff recommends the City Council consider setting a public hearing prohibiting flag lots
by amending Section 12, Definitions and Section 49, Special Use Permits, and take any
action necessary.
At the November 15, 2005 meeting, the City Council and Planning and Zoning
Commission approved an ordinance amending Section 49, Special Use Permits making
flag lots within "R-20" Single Family District, "R-12.5' Single Family District, "R-7.5"
Single Family District, "R-5.0" Zero Lot Line District, "R-3.5" Two Family District, "R-3.75'
Three and Four Family District, and "R-TH" Townhouse District a Special Use. Since that
time, special use request SU06-05 for 1218 Worthington Street was brought before City
Council and the Planning and Zoning Commission for consideration. Prior to November
15'h, flag lots were allowed as a matter of right. At the public hearing, several Council
Members and Planning and Zoning Commissioners voiced concerns about the possible
detrimental effects on neighborhoods when flag lots are approved and developed. Some
of the concerns discussed were: potential devaluation of properties, increased density,
and negative impact on neighborhood aesthetics when a lot is subdivided and a
residence is erected immediately behind another residence.
Council Members Shane Wilbanks and Sharron Spencer have asked that the Council
and Planning & Zoning Commission establish a moratorium on flag lot development to
give City Council and Planning & Zoning Commission time to look at the process for
future requests. In review of the State Law regarding moratoriums on residential
development it was determined that it would be better to eliminate flag lot development
for the time being in the zoning ordinance. If council elects to consider the amendments,
a public hearing will be scheduled for June 20, 2006. A workshop will also be scheduled
in the near future with the Planning and Zoning Commission to explore the potential
impact of future amendments regarding flag lots.
Attached are the proposed amendments that staff intends to bring before you at the
June 20, 2006 meeting, should the public hearing be authorized.
0AZCU\AM06-05Adoc 1
June 1, 2006 (3:37PM)
DRAFT SECTION 12, DEFINITIONS
053006
211-220. RESERVED FOR FUTURE USE.
221. LOT shall mean a tract of land occupied or to be occupied by a building and
its accessory buildings, and including such open spaces as are required
under this ordinance, and having its principal frontage upon a public street
or officially approved place.
222. LOT, FLAG shall mean a lot which is slatted such that a portion of the
lot is behind, and a portion is beside an adjacent lot, fronts on the same
right-of-way or dedicated easement as the adjacent lot, and does not
meet the minimum lot width at the required minimum front building
setback line for the zoning district in which it is located. Such flag lots
shall be prohibited in the "R-20" Single Family District, "R-12.5" Single
Family District, "R-7.5" Single Family District, "R-5.0" Zero Lot Line
District, "R-3.5" Two Family District, "R-3.75" Three and Four Family
District, and "R-TH" Townhouse District.
223. LOT COVERAGE shall mean the total area of a lot upon which is placed a
building, buildings, or other structures.
224. LOT OF RECORD shall mean a lot which is part of a subdivision, the plat of
which has been recorded in the office of the county clerk of Tarrant County,
Texas, or a parcel of land, the deed of which was recorded in the office of
the county clerk of Tarrant County, Texas, Prior to the effective date of this
ordinance.
225-247. RESERVED FOR FUTURE USE.
248. MANUFACTURED PLANT shall mean an establishment devoted to the
fabrication, processing, assembling, cleaning or repair of articles, foods,
liquids, and/or plants.
249. MECHANICAL EQUIPMENT shall mean any machinery designed or
manufactured for permanent installation in one place, either outside of a
building or inside of a mechanical equipment building or room, driven by a
motor or motors of more than five (5) horsepower or more.
250. MINIMUM SQUARE FOOTAGE OF DWELLING UNIT shall mean the
minimum square footage of living space required per dwelling unit, excluding
porches, patios, or areas designated for automobile parking.
0A110rdinances\Zoning Ordinance0rafts\062006\sec.12 draft.doc
031803 Section 12
15
DRAFT SECTION 49, SPECIAL USE PERMITS
053006
Planned Commerce Development District, "PID" Planned Industrial
Development District, and "GU" Governmental Use District.
15. Off-street parking lots, accommodating a permitted or conditional use within
the "LB" Limited Business District, "GV" Grapevine Vintage District, "CN"
Neighborhood Commercial District, "CC" Community Commercial District,
"HC" Highway Commercial District, "PO" Professional Office District, "CBD"
Central Business District, "HGT" Historic Grapevine Township District, "HCO"
Hotel and Corporate Office District, "RA" Recreation/Amusement District, "LI"
Light Industrial District, "BP" Business Park District, "PCD" Planned
Commerce Development District, and "PID" Planned Industrial Development
District, which require any payment for parking.
(a) EXCEPTIONS: The following uses shall be exempt from the
requirements of this section.
(1) Valet parking services.
MUFM
..
■
I
C. APPLICATION: An application for a Special Use Permit may be filed by the owner
of, or other person having a contractual or possessory interest in, the subject
property. Any application filed by a person who is not the owner of the property for
which the special use permit is sought shall be accompanied by evidence of the
consent of the owner.
D. CONTENTS OF APPLICATION. An application for a Special Use Permit shall be
filed with the Director of Development Services, or such other official as he may
designate. The application shall contain the following information as well as such
additional information as may be prescribed by rule of the Commission or the
Director of Development Services.
1. The applicant's name and address and his interest in the subject property;
111505 10 Section 49
June 2, 2006
Ms. Janice Gregory
Fort Worth Star Telegram VIA FACSIMILE
P.O. Box 1870 817-390-7520
Fort Worth, Texas 76102
RE: Grapevine Account # CIT 25
Dear Ms. Gregory,
Please find enclosed the following for publication on June 4, 2006, in the Northeast Edition of the
Neighborhood Extra Section of the Fort Worth Star Telegram. (One time only)
Item
Notice of Public Hearing
Z06-08 — Gravel Circle
Notice of Public Hearing
Z06-09 — Lonesome Dove
Notice of Public Hearing
CU06-17 — Park & Wall
Notice of Public Hearing
CU06-18 — Invitation Park
Notice of Public Hearing
CU06-19 —1st Choice Storage
Notice of Public Hearing
Amendment to the Zoning Ordinance
MeetingDate
June 20, 2006
As always, your assistance is greatly appreciated. If you have any questions please contact me at
(817) 410-3155.
Sincere y,
Susan Batte
Administrative Secretary
DEVELOPMENT SERVICES DEPARTMENT
The City of Grapevine 9 P 0 Box 95104 @13rapevine, Texas 76099 ® (817) 410-3154
Fax (817) 410-3018 s www,ci.grapevine.tx.us
CITY OF GRAPEVINE, TEXAS
On Tuesday evening, June 20, 2006 at 7:30 P.M. in the City Council Chambers, 2nd Floor,
200 South Main Street, Grapevine, Texas, the City Council and Planning and Zoning
Commission of the City of Grapevine will hold a public hearing to consider the following
items:
Case Number/Name: Z06-08 — Gravel Circle
Applicant: Dzevat Tairi
Location: 1565 South Gravel Circle, Tract 165A1, L Lincoln Survey,
Abstract 981
Current Zoning: "R-20" Single Family
Proposal: The applicant is requesting to rezone 0.241 acres from "R-20" Single Family
Residential to "R-7.5" Single Family Residential for the development of a single-family
residence. The property is owned by Dzevat Tairi. A copy of the site plan is on file at the
Department of Development Services.
Case Number/Name: Z06-09 — Lonesome Dove
Applicant: B & G Properties
Location: 2499 Lonesome Dove, Tracts 1A, 1A6, 1A3, 1 A5 and 1A5, L
Lincoln Survey, Abstract 981
Current Zoning: "R-20" Single Family
Proposal: The applicant is requesting to rezone 4.124 acres from "R-20" Single Family
Residential to "R-7.5" Single Family Residential for the development of 12 residential lots.
The property is owned by Gazim Idoski. A copy of the site plan is on file at the Department
of Development Services.
Case Number/Name
Applicant:
CU06-17 — Park & Wall Addition
Grapevine Wall JV
K
Location: 1929 West Northwest Highway, proposed to be platted as Lot
5R, Block A, Park and Wall Addition
Current Zoning: "CC" Community Commercial
Proposal: The applicant is requesting a conditional use permit to amend
the approved site plan for a planned commercial center to allow the development of seven
office buildings totaling 27,200 square feet. The property is owned by Grapevine Wall Joint
Venture. The property is owned by Hillsleigh Company. A copy of the site plan is on file at
the Department of Development Services.
Case Number/Name: CU06-18 — Invitation Park
Applicant: By Invitation Only LP
Location: 1115 South Main Street, Lots 2 & 3, Block 1, South Main
Vineyard Addition
Current Zoning: "CC" Community Commercial
Proposal: The applicant is requesting a conditional use permit to amend the previously
approved site plan for a planned office center, specifically for the development of two office
condominium buildings totaling 30,576 square feet. The property is owned by By Invitation
Only L.P. A copy of the site plan is on file at the Department of Development Services.
Case Number/Name: CU06-19 —1st Choice Storage
Applicant: Project Services Group
Location: 2713 Ira E. Woods Ave, and proposed to be platted as Lots 1-
3, Block A, Hillsleigh Addition
Current Zoning: "CC" Community Commercial
Proposal: The applicant is requesting a conditional use permit to establish
a planned commercial center for the development of a mini -storage warehouse with
caretaker or watchmen residential facilities, and the future development of retail, office and
K
restaurant pad sites. The property is owned by Hillsleigh Company. A copy of the site plan
is on file at the Department of Development Services.
AMENDMENTS TO COMPREHENSIVE ZONING ORDINANCE 82-73
The City Council and the Commission will consider amendments and changes to the
Comprehensive Zoning Ordinance, No. 82-73, same being Appendix D of the Code of
Ordinances as follows: Section 12, Definitions relative to Flag Lots, Section 31, Light
Industrial Regulations relative to Planned Industrial Centers and Section 49, Special Use
Permits relative to Flag Lots, and any other additions, deletions, or changes to various
sections, articles and provisions contained in said Ordinance No. 82-73.
After all parties have been given an opportunity to speak, the public hearing will be closed
and the Commission and the City Council will deliberate the pending matters. Please
contact the Department of Development Services concerning any questions, 200 South
Main Street, Grapevine, Texas, 76051 or P.O. Box 95104, Grapevine, Texas, 76099, 817-
410-3155.
0
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TO: HONORABLE MAYOR, CITY COUNCIL MEMBERS, AND THE
PLANNING AND ZONING COMMISSION
FROM: BRUNO RUMBELOW, CITY MANAGER
IOL
SCOTT Wy
DIRECTOMS, ACTING DEVELOPMENT SERVICES
R
MEETING DATE: JUNE 20, 2006
SUBJECT: ZONING ORDINANCE AMENDMENT AM06-04 AND AM06-05 -
AMENDMENTS TO SECTION 12, DEFINITIONS AND SECTION
49, SPECIAL USE PERMITS RELATIVE TO FLAG LOTS; AND
SECTION 31, "LI" LIGHT INDUSTRIAL DISTRICT RELATIVE TO
PLANNED INDUSTRIAL CENTERS
RECOMMENDATION:
Staff recommends the City Council and Planning and Zoning Commission consider the
following amendments to Section 12, Definitions, Section 49, Special Use Permits and
Section 31, "LI" Light Industrial District, and take any action necessary.
BACKGROUND:
At the November 15, 2005 meeting, the City Council and Planning and Zoning
Commission approved an ordinance amending Section 49, Special Use Permits making
flag lots within "R-20" Single Family District, "R-12.5" Single Family District, "R-7.5"
Single Family District, "R-5.0" Zero Lot Line District, "R-3.5" Two Family District, "R-3.75"
Three and Four Family District, and "R-TH" Townhouse District a Special Use. Prior to
November 15th, flag lots were allowed as a matter of right. Since that time, special use
request SU06-05 for 1218 Worthington Street was brought before City Council and the
Planning and Zoning Commission for consideration. At the public hearing, several
Council Members and Planning and Zoning Commissioners voiced concerns about the
possible detrimental effects on neighborhoods when flag lots are approved and
developed. Some of the concerns discussed were: potential devaluation of properties,
increased density, and negative impact on neighborhood aesthetics when a lot is
subdivided and a residence is erected immediately behind another residence.
Council Members Shane Wilbanks and Sharron Spencer have asked that the Council
and Planning & Zoning Commission establish a moratorium on flag lot development to
give City Council and Planning & Zoning Commission time to look at the process for
future requests. In review of the State Law regarding moratoriums on residential
development it was determined that it would be better to eliminate flag lot development
for the time being in the zoning ordinance. A workshop will be scheduled in the near
0AZCUWM06-04.41.doc 1
June 12, 2006 (3:07PM)
future with the Planning and Zoning Commission to explore the potential impact of future
amendments regarding flag lots. See the attached amendments.
SECTION 31, LIGHT INDUSTRIAL
We have been contacted by Gamestop, who wishes to purchase the building directly to
their east. This building is part of a four building development on a single lot (Westport
Business Center). For financial purposes the property will also need to be replatted.
However, in order to replat the property, the development would technically be in
violation of the ordinance in terms of setbacks, landscaping requirements, frontage on
the right-of-way, etc. In commercial and business park zoning districts the Planned
Commercial Center and Planned Business Park option provides relief from these
requirements as it allows multiple platted properties that physically appear to be a
development on a single lot. No such mechanism is available for industrial properties.
We are proposing to add a Planned Industrial Center (PIC) development option within
the "LI" Light Industrial District Regulations as a Conditional Use. This development
option would give industrial property owners the ability to incorporate all of the tools
available in the other districts, such as Planned Commercial Center (PCC) development
option in Section 25 "CC" Community Commercial District Regulations, and Planned
Business Park option for Section 32, "BP" Business Park District Regulations of the
Zoning Ordinance. Our intention is to simply mirror the provisions contained in the
Planned Commercial Center (PCC) (Section 25.N.), and place them in the "LI" Light
Industrial Zoning District Requirements. As it is possible that these provisions will often
be applied to existing properties, language has been introduced to ensure building code
compliance as it relates to the platting of property lines adjacent to existing buildings;
provisions have been added to ensure that building separation is permanently
maintained. This is a fire/life safety issue, and must not be compromised.
We feel that the proposed amendments will facilitate development and reuse of our
industrial properties. There will be no detrimental effects due to the proposed
amendment, as the developed property will have no changes. The replatting and
addition of property line(s) will make no difference in the physical appearance of the
project. This will give business owners and developers additional flexibility, while
maintaining the desired aesthetics mandated by our ordinance. See the attached
amendment.
0AWMAM06-04.41.doc 2
June 12, 2006 (3:07PM)
DRAFT SECTION 12, DEFINITIONS
May 30, 2006
211-220. RESERVED FOR FUTURE USE.
221. LOT shall mean a tract of land occupied or to be occupied by a building and its
accessory buildings, and including such open spaces as are required under
this ordinance, and having its principal frontage upon a public street or
officially approved place.
222. LOT, FLAG shall mean a lot which is platted such that a portion of the lot
is behind, and a portion is beside an adjacent lot, fronts on the same
right-of-way or dedicated easement as the adjacent lot, and does not
meet the minimum lot width at the required minimum front building
setback line for the zoning district in which it is located Such flap lots
shall be prohibited in the "R-20" Single Family District, "R-12.5" Single
Familv District, "R-7.5" Single Family District, "R-5.0" Zero Lot Line
District, "R-3.5" Two Family District, "R-3.75" Three and Four Family
District, and "R-TH" Townhouse District.
223. LOT COVERAGE shall mean the total area of a lot upon which is placed a
building, buildings, or other structures.
224. LOT OF RECORD shall mean a lot which is part of a subdivision, the plat of
which has been recorded in the office of the county clerk of Tarrant County,
Texas, or a parcel of land, the deed of which was recorded in the office of the
county clerk of Tarrant County, Texas, prior to the effective date of this
ordinance.
225-247. RESERVED FOR FUTURE USE.
248. MANUFACTURED PLANT shall mean an establishment devoted to the
fabrication, processing, assembling, cleaning or repair of articles, foods,
liquids, and/or plants.
249. MECHANICAL EQUIPMENT shall mean any machinery designed or
manufactured for permanent installation in one place, either outside of a
building or inside of a mechanical equipment building or room, driven by a
motor or motors of more than five (5) horsepower or more.
250. MINIMUM SQUARE FOOTAGE OF DWELLING UNIT shall mean the
minimum square footage of living space required per dwelling unit, excluding
porches, patios, or areas designated for automobile parking.
031803
Section 12
\\SATACH\CHDATA\DATA\C0MMDEV\11 Ordinances2oning 0rdinance\Drafts\062006\sec.12 draft single page.doc
SECTION 4+ SPECIAL
May t 2006
Planned Commerce Development District, "PID" Planned Industrial Development
District, and "GU" Governmental Use District.
14. Off-street parking lots, accommodating a permitted or conditional use
within the "LB" Limited Business District, "GV" Grapevine Vintage District,
"CN" Neighborhood Commercial District, "CC" Community Commercial
District, "HC" Highway Commercial District, "PO" Professional Office
District, "CBD" Central Business District, "HGT" Historic Grapevine
Township District, "HCO" Hotel and Corporate Office District, "RA"
Recreation/Amusement District, "LI" Light Industrial District, "BP" Business
Park District, "PCD" Planned Commerce Development District, and "PID"
Planned Industrial Development District, which require any payment for
parking.
(a) EXCEPTIONS: The following uses shall be exempt from the
requirements of this section.
(1) Valet parking services.
- Flag
lots within
the following
zoning
-
20" Single
Family
Di6tFiGt-,
-
Single
-Family-
- •
-
■
-3.75"
Three
and
F4)tw
Family
Distrirt,
-
- ■ *StF;Gt.
apply
to lots
either
and
partially
-
or
wholly
within
a GUI
Thi
de saG.
3nt
shall not
--
A I
- ..
-
C. APPLICATION: An application for a Special Use Permit may be filed by the
owner of, or other person having a contractual or possessory interest in, the
subject property. Any application filed by a person who is not the owner of the
property for which the special use permit is sought shall be accompanied by
evidence of the consent of the owner.
111505
0:\11 Ordinances\Zoning Ordinance\Drafts\062006\SEC.49 draft single page.doc
Section 49
DRAFT SECTION 31, LI
May 10, 2006
C. CONDITIONAL USES: The following uses may be permitted, provided they
meet the provisions of, and a Conditional Use Permit is issued pursuant to
Section 48 of this Ordinance.
22. Planned Industrial Center
P. PLANNED INDUSTRIAL CENTER DESIGN REQUIREMENTS: Each lot or
parcel of land created within a Planned Industrial Center shall comply
with the following requirements:
1. MINIMUM YARD REQUIREMENTS OF PLANNED INDUSTRIAL
CENTERS: The front yard requirements contained in Section
31.G.3. shall be applicable to each lot or parcel of land within a
Planned Industrial Center. A minimum fifteen (15) foot side and a
minimum thirty (30) foot rear yard shall be required around the
outside perimeter of a Planned Industrial Center. Minimum side
and rear yard requirements of interior lots may be required if
deemed necessary by City Council in order to meet the provisions
of Section 48. Perimeter lots in a Planned Industrial Center shall
have a minimum twenty (20) feet of frontage on a public right-of-
way. Interior lots in a Planned Industrial Center that have no
frontage on a public right-of-way must have a minimum twenty-
five (25) foot dedicated public access easement connecting to a
public right-of-way.
2. LANDSCAPING REQUIREMENTS OF PLANNED INDUSTRIAL
CENTERS: The minimum landscaping requirements of Section
53.H.2(b) shall be applicable around the outside perimeter of a
Planned Industrial Center. For interior lots the minimum
landscaping requirements of Section 53.H.2.(b) may be required if
deemed necessary by City Council in order to meet the provisions
of Section 48.
INDUSTRIAL CENTERS: At least fifteen (15) percent of the total
site area of the Planned Industrial Center shall be devoted to
nonvehicular open space (Nonvehicular open space is any area
not devoted to buildings, parking, loading, storage, or vehicular
use.
4. BUILDING SEPARATION REQUIREMENTS OF PLANNED
INDUSTRIAL CENTERS: The minimum distance between
principal or accessory buildings on the same lot required by
071602
OA11Ordinances\Zoning Ord inance\D rafts\062006\S EC. 3 1. draft single page.doc
Section 31
DRAFT SECTION 31, LI
May 10, 2006
Section 31.G.6 may be modified if deemed necessary by City
Council to accommodate for accessory structures. The platting
of property lines shall not place any existing building in violation
of the building code of the City of Grapevine. Perpetual building
separation easements may be approved by the Building Official to
achieve equivalency to the requirements of the code.
5. BUILDING ELEVATIONS OF PROPOSED STRUCTURES SHALL
BE SUBMITTED WITH THE SITE PLAN REQUIRED BY SECTION
48.13.7.
071602
OA11 Ordinances\Zoning Ord inance\Drafts\062006\SEC.31.draft single page.doc
Section 31