HomeMy WebLinkAboutPZ Item 01 - City Initiated Rezoning ������ � _/._��_n.�v���.��
MEMO TO: MEMBERS OF THE PLANNING AND ZONING
COMMISSION
FROM: RON STOMBAUGH, PLANNING & DEVELOPMENT
MANAGER
MEETING DATE: MAY 19, 2009
SUBJECT: DISCUSSION ITEM—PROPOSED CITY INITIATED
REZONING OF RECENTLY ACQUIRED PROPERTY
ALONG WEST STATE HIGHWAY 114
RECOMMENDATION:
Staff recommends the Planning and Zoning Commission review and consider the
proposed rezoning of recently acquired property along West State Highway 114,
and take any necessary action.
BACKGROUND INFORMATION:
At the November 18, 2008 meeting the City Council considered and approved a
boundary adjustment with the City of Southlake in the general vicinity of West
Northwest Highway and West State Highway 114. This was done in an effort to
eliminate an erratic boundary line that was confusing to emergency responders in
both cities and to improve the economic development potential of several viable
properties within Grapevine that were compromised by the current boundary line.
This adjustment was later approved by the Southlake City Council at their
December 2, 2008 meeting.
The area acquired by the City of Grapevine from the City of Southlake totaled
18.22 acres and is now zoned "R-20" Single Family District—the designation that
is given to all newly acquired/annexed property prior to consideration of
appropriate zoning. An undeveloped tract near the northeast corner of Austin
Oaks Drive and the westbound service road of West State Highway 114 is 1.72
acres in size. A developed area which includes a small multi-tenant retail
building and a parking lot for the former Albertson's Shopping Center that has
frontage along the West State Highway 114 service road and Park Boulevard
contains 5.15 acres. The remaining land, totaling 11.35 acres is TxDOT right-of-
way frontage that extends from Austin Oaks Drive south to the city limit boundary
line with the City of Southlake.
The subject properties, when still within the City of Southlake, had commercial
zoning similar in scope to our "CN" Neighborhood Commercial District, "CC"
Community Commercial District, and "HC" Highway Commercial District
R:WGENDA\05-19-09\wk051909.114rezoning.doc 5/14/2009 10:56:10 AM
guidelines. Only a small area comprised of two unplatted tracts totaling .65 acres
near the corner of Austin Oaks Drive and the West State Highway 114 service
road rezoning similar to our "CN" Neighborhood Commercial District regulations
(called "C1" Neighborhood Commercial District in Southlake"). The portion
acquired that lies on the west side of Austin Oaks Drive contains approximately
8,751 square feet and will be difficult to develop whatever it may be zoned. It
most certainly will require variances from the Board of Zoning Adjustment if it is
to be developed. A small sliver of property adjacent to the Westgate Plaza
commercial/townhouse development had a Site Plan type zoning while in the City
of Southlake; the remaining portions of acquired property are compatible with the
adjacent zoning currently in place within the City of Grapevine (called "C3"
General Commercial District in Southlake).
In general, Staff recommends a simple extension of the existing zoning that is
adjacent to the acquired property gained from the City of Southlake, with one
exception. Consideration may be given to leaving the area near Austin Oaks
Drive zoned "R-20" Single Family District. Given the improvements the
developer made on the property to the east (Westgate Plaza) continuity of these
improvements, if deemed necessary, could only be brought up for discussion if a
public hearing was held by an applicant other than the City of Grapevine itself.
Consideration may also be given to rezoning the former Albertson's property to
"CN" Neighborhood Commercial District from its current "SP" Site Plan Zoning
designation to establish continuity of zoning in the area. Please review the
attached zoning exhibits and be prepared to discuss the appropriate zoning of
this newly acquired property.
/rs
R:WGENDA\05-19-09\wk051909.714rezoning.doc 5/14/2009 10:56:10 AM
SECTION 20
C-1 NEIGHBORHOOD COMIVIERCIAL DISTRICT
(As amended by Ordinance No. 480-UiJ)
20.1 PURPOSE AND INTENT-This district is a lower intensity commercial category providinga
uniform set of standards for neighborhood type retail shopping facilities and general
commercial support activities. It is intended that this zoning district be served by appropriate
thoroughfares and be of such size that all parking and traffic maneuvering can take place on
the commercial site. It is intended to provide neighborhood residential areas generallywithin
one-quarter mile to one-half mile radius with limited,convenience services and small retail
type items. It is intended that the development within a district or tract be established as a
unit, with adequate off-street parking for customers and employees, with coordinated
architecture, with coordinated signage and lighting specifically adapted to achieve
compatibility with surrounding development and with appropriate landscaping and screening
to reduce or eliminate any negative impacts on adjacent land uses.
20.2 PERNIITI'ED USES
a. Commercial Uses
1. Offices of a business and/or professional nature providing services not
including fabrication,manufacture,or production of goods. (As amended by �"`
Ordinance No. 480-C.)
2. Bakeries, provided that the floor area of the bakery operation shall not
exceed 2,000 square feet.
3. Barber and beauty shops.
4. Cleaners, laundries and/or Laundromats,provided that the floor area of the
business does not exceed 2,500 square feet.
5. Grocery stores and/or meat markets provided that the floor area of the
business activity shall not exceed 3,000 square feet.
6. Newsstands and/or bookstores provided that the floor area does not exceed
2,SOO square feet of space.
7. Restaurants,tea rooms and/or"take-out"food establishments,provided that
the floor area of such operation does not exceed 2,000 square feet. Food
service establishments operating in this district are envisioned to be relatively
small operations designed at providing neighborhood support, such as
delicatessens and limited menu item establishments that generate low to
moderate traffic from outside the neighborhood area. ,,�;,.
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8. Tailor,clothing or wearing apparel repair shops to include tailor activitiesthat
create custom made clothing or accessories.
b. Community Facilitv Uses-City hall,fire and police stations and othermunicipaluses.
20.3 ACCESSORY USES-In addition to those accessory uses specifically authorized in Section
34 of this ordinance,any use may be established as an accessory use to a permitted use when
it complies with the conditions for an accessory use as defined in this ordinance.
20.4 SPECIFIC USE PERMITS - Specific use permits may be approved by the City Council
following a recommendation from the Planning and Zoning Commission as specifically
authorized in Section 45 of this ordinance,subject to full and complete compliance with any
and all conditions required in Section 45, together with any other conditions as the City
Council may impose. Any use accessory to an approved specific use permit shall be
permitted without specific approval if it complies with the conditions for an accessory use as
defined in this ordinance. (As amended by Ordinance No.480-C.)
20.5 DEVELOPMENT REGiJLATIONS-In this district,the following development regulations
shall be applicable (As amended by Ordinance No.480-HH.):
a. Height: No building or structure shall exceed two and one-half(2-1/2) stories,nor
shall it exceed thirty-five(35)feet.
b. Front Yard: There shall be a front yard of not less than thirty(30) feet.
c. Side Yard: There shall be a side yard of not less than fifteen (15) feet; provided,
however,where a C-1 zoned lot abuts on the side of property zoned as single family
residential, each portion of a building in excess of fifteen(15)feet in height shall be
set back one (1)additional foot for each additional one(1)foot in height.
Zero lot line development may be permitted on a common interior lot line where
construction of a party wall is used and when approved by the City Council aflter a
recommendation by the Planning and Zoning Commission. Where zero lot
• development is utilized,the equivalent open space and plantings(normally provided
in adjoining bufferyards along the common lot line) shall be provided elsewhere
within the two developing lots. A concept plan meeting the requirements of Section
41 of this ordinance is required to be submitted with a request for zero lot line
development. Approval shall be based upon an analysis of the location, the
configuration, and the impact and compatibility of the construction with adjacent
land uses. (As amended by Ordinance No.480-U.)
d. Rear Yard: There shall be a rear yard of not less than ten(10)feet except where the
lot abuts property zoned as single-family residential there shall be a rear yard of not
less than twenty-five (25)feet.
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e. Maximum Lot Coverage: All buildings or structures shall have a maximum lot
coverage not exceeding fifty(50)percent of the lot area.
f. Floor Area: The minimum size for a separate building or structure existingwithinthis
district shall be two thousand(2,000)square feet. The maximum floorareacontained
within any structure existing in this district shall be ten thousand(10,000)square feet.
(As amended by Ordinance No.480-C.)
g. All commercial uses within this district shall be retail sales and/or service type uses
selling new merchandise only.
h. All exterior lighting designed for security, illumination, parking lot illumination or
advertising and which is placed within this zoning district shall meet the requirements
of the current lighting ordinance,as amended. (As amended by Ordinance No.480-
GG)
i. Outdoor storage of trash receptacles shall be at the side or rear of the site and shall be
totally encircled or screened by fence,planting or other suitable visual barrier.
j. Off-street vehicle parking spaces may be located within the required front yard of
any retail, office or industrial district; however, such off-street parking spaces shall
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be on a hard surfaced drive or parking area.
k. Maximum Impervious Coverage: 'The maximum impervious coverage shall not
exceed sixty-five(65%)percent of the total lot area.(As amended by Ordinance No.
480-JJ.)
20.6 ADDITIONAL DEVELOPMENT REGULATIONS FOR BUILDINGS OR USES LYING
WITHIN FOUR HIJNDRED FEET (400') OF SINGLE FANIILY RESIDENTIAL
PROPERTY- In addition to the development regulations applicable to this zoning district,
the development regulations in Section 43,Part Ill, Residential Adjacency Standarrds, shall
also apply.When any requirements in this section are in conflict with any otherrequinements
for this zoning district, the more stringent requirements shall apply. (As amended by
Ordinance No. 480-CC).
20.7 SITE PLAN-A site plan meeting the requirements of Section 40 shall be required prior to
the issuance of a building permit for any construction in the C-1 district. (As amended by
Ordinance No.480-M.)
20.8 SPECIAL EXCEPTION USES- Special exception uses may be approved by the Board of
Adjustment as specifically authorized in Section 44 of this ordinance subject to full and
complete compliance with any and all conditions required in Section 44,together with any
other conditions as the Board of Adjustment may impose. Any use accessory to an approved
special exception use shall be pernutted without specific approval if it complies with the .�.�;.
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° conditions for an accessory use as defined in this ordinance. (As amended by Ordinance
No.480-M.)
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SECTION 22
C-3 GENERAL CONIIVIERCIAL DISTRICT
(As amended by Zoning Ordinance No.480-Ui�
22.1 PURPOSE AND INTENT-This is a general commercial zoning district normally reserved
for areas that provide the greatest number and mix of retail and commercial uses. This
district is reserved for areas of adequate size and location so that its broad range of inedium
to higher intensity land uses will not cause or create nuisances to adjoining zoningdistricts. It
is not anticipated that this district will be placed contiguous to or in direct proximity to
residential zoning districts. This zoning district is desig�ned and intended to serve as the
commercial support zone of the entire community. It is not based on a service area directed
only at immediately surrounding properties. This commercial zoning classification is the most
comparable to that traditionally found in central business districts of older communities and is
intended to have a clearly commercial pattern. It should be located in such a manner as to
have reasonable access to major arterial roadway systems so that ingress and egress to the C-
3 area may be managed in a safe and controlled manner.
22.2 PERMITTED USES
1. Any use permitted in the C-2 Local Retail Commercial District. ,,,�,
2. Auditoriums,theaters and cinemas.
3. Cleaning,dying and pressing works; laundry and washaterias,providing that the floor
area does not exceed 3,500 square feet for separate or combined uses.
(As amended by Ordinance No.480-U.)
4. Coin and stamp shops.
5. Commercial amusement centers and bowling alleys where the activity is for indoor
operations and activities only, including indoor driving ranges and indoor miniature
golf courses.
6. Commercial art galleries.
7. Conventional golf courses, including outdoor driving ranges accessory thereto,but
excluding outdoor miniature golf courses.
8. Department stores.
9. Dry goods and notion stores without size limitation.
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10. Electrical and gas appliances and supply sales, electrical and gas repau and
installation services.
11. Hardware,paint,wallpaper stores and other home improvement items and activities.
12. Hat shops.
13. Health and physical fitness centers and gymnasiums.
14. Hobby shops.
15. Household and office furniture, furnishings and appliances.
16. Lodges, sororities and/or fraternities
17. Medical care facilities to include nursing and care homes,hospitals with their related
facilities and supportive retail and personal service uses operated by or under the
control of the hospital primarily for the convenience of patients, staff and visitors.
18. Mortuaries, funeral homes and undertakers.
19. Music or record shops.
20. Nursery buildings for the retail sale of plants and accessory items where the sales
` "" operations are conducted entirely within an enclosed structure. Outdoor storage or
sale shall be permitted with this use to the extent that the outdoor sales area is
completely enclosed by a fence,wall or screening device.
21. Pet shops.
22. Piano stores,musical instruments and supplies.
23. Plumbing and heating appliances, repair and installation services. All storage of
materials must be indoors within this zoning district.
24. Printing, lithographing or duplicating jobs without size limitation.
25. Retail stores,businesses or shops for custom work or the manufacturing of articles to
be sold at retail on the premises, providing that in such manufacture, the total
mechanical power shall not exceed five horsepower for the operation of any one
machine and provided that the space occupied by the manufacturing use permitted
herein shall not exceed fifty(50)percent of the total floor area of the permitted use
and provided further that such manufacturing use is not noxious or offensive by
reason of vibration, noise, odor, dust, smoke or fumes, and all activity shall be
conducted totally within the same building. It is the intent of this provision that the
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for this zoning district, the more stringent requirements shall apply. (As amended by
Ordinance No. 480-CC).
22.7 SITE PLAN-A site plan meeting the requirements of Section 40 shall be required prior to the
issuance of a building permit for any construction in the C-3 district. (As amended by
Ordinance No.480-M.)
22.8 SPECIAL EXCEPTION USES- Special exception uses may be approved by the Board of
Adjustment as specifically authorized in Section 44 of this ordinance subject to full and
complete compliance with any and all conditions required in Section 44,together with any
other conditions as the Board of Adjustment may impose.Any use accessory to an approved
special exception use shall be permitted without specific approval if it complies with the
conditions for an accessory use as defined in this ordinance.(As amended by Ordinance No.
480-M.)
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SECTION 31
S-P-1 (DETAILED) SITE PLAN DISTRICT REGULATIONS
(As amended by Ordinance No.480-C.)
31.1 PURPOSE AND INTENT-The S-P-1 Site Plan District is utilized to develop difficult sized
and shaped land areas to promote new planning concepts;to develop multiple land uses;and
to establish compatible land uses within a more resficrive neighborhood. No minimum land
area is required for the S-P-1 district.
31.2 PERMTTTED USES
a. No land shall be used and no building shall be erected for or converted to any use
other than the specific use or uses authorized by an ordinance of the City of
Southlake granting a zoning change to an S-P-1 (Detailed) Site Plan District under
the terms and conditions of this subsection and in accordance with the procedures set
forth below. Any use not prohibited by this ordinance or other ordinances of the City
may be authorized in an S-P-1 district; provided, however, no single-family
residential uses;either attached or detached,may be authorized in an S-P-1 District.
b. Similar uses which are permitted in the Zoning Ordinance may be permitted in the
S-P-1 zone,provided a revised site plan has been submitted for recommendarion to
the Planning and Zoning Commission and approved by the City Council for any such
proposed similar use, upon the written application for an amendment to the S-P-1
Site Plan District previously granted and in accordance with all the regularions of this
Section 31. The determination of whether a use is similar shall be in the sole
discretion of the City Council.
c. A summary shall be provided which lists the proposed uses within the district. This
may be via attached text or shown on the required site plan.
31.3 APPLICATION-A change of zoning to an S-P-1 Site Plan District shall be granted by the
City Council only upon the written application of the owner or his representative and a
recommendation of the Planning and Zoning Commission. No variances to other city
ordinances,codes or regulations will be permitted. The S-P-1 Site Plan District allows the
City Council to approve changes to the regulations of this ordinance only.
31.4 S1TE PLAN-Applicants for S-P-1 zoning must file an application for site plan approval in
accordance with the requirements of Section 40 of this ordinance.
31.5 REVIEW AND IMPLEMENTATION
a. The Planning and Zoning Commission in submitting its recommendations to the City
Council and the City Council in making its decision shall state a list of the reasons
31-1
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for approval or disapproval of each case and request. The stated reasons shall be
incorporated in any ordinance approving a request.
b. On the Official Zoning Map,an S-P-1 Site Plan District shall bear the designation S-
P-1 followed by the ordinance number,in pazenthesis,rezoning the property to a Site
Plan District.
c. The City Council may impose any condition or restriction upon the use of the
property rezoned,as may be necessary to secure and pmtect the public health,safety,
morals and general welfare and to protect adjoining property and the value thereof,
including the dedication of street rights-of-way for adequate flow of traffic. Such
conditions and restrictions shall not be construed as conditions precedent to the
granting of the S-P-1 Site Plan District use, but shall be construed as condirions
precedent to the granting of a Certificate of Occupancy.
d. A screening and landscaping plan shall be required where such treatment is essential
to the proper arrangement of the development. Such plan, when required, should
include screening walls, ornamental planting, lawns and gardens, playgrounds and
wooded areas that are to be retained.
e. Zero lot line development may be permitted on a common interior lot line where
construction of a party wall is used. Where zero lot development is utilized, the ,�
equivalent open space and plantings (normally provided in adjoining bufferyards
along the common lot line) shall be provided elsewhere within the two developing
lots. The approval shall be based upon an analysis of the location,the configuration,
and the impact and compatibility of the construction with adjacent land uses. (As
amended by Ordinance No. 480-U.)
31.6 ADDTTIONAL DEVELOPMENT REGULATIONS FOR BUII,DINGS OR USES LYIl�iG
WITHIN FOUR HUNDRED FEET (400') OF SINGLE FAMILY RESIDENTIAL
PROPERTY- In addirion to the development regulations applicable to this zoning district,
the development regulations in Section 43,Part Ill,Residential Adjacency Standards, shall
also apply.When any requirements in this secrion are in conflict with any other requirements
for this zoning district, the more stringent requirements shall apply. (As amended by
Ordinance No.480-CC).
31.7 VARIANCES -The Board of Adjustment may grant variances of up to,but not exceeding,
ten percent(10%)of any required setback or lot coverage requirement established by the City
Council in the specific "S-P-1"regulations at the time of zoning of said Site Plan District.
This approval shall be per the requirements set forth in Section 44.3 (b) of the Zoning
Ordinance. (As amended by Ordinance No. 480-L)
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