HomeMy WebLinkAboutPZ Item 01 - PO Professional Office DistrictTO: PLANNING AND ZONING COMMISSION MEMBERS
FROM: ERICA MAROHNIC, DIRECTOR, PLANNING SERVICES
MEETING DATE: JUNE 16, 2026, SPECIAL MEETING
SUBJECT: CONSIDER AMENDMENTS AND CHANGES TO THE
COMPREHENSIVE ZONING ORDINANCE (82-73), SAME
BEING APPENDIX "D" OF THE CODE OF ORDINANCES,
AS FOLLOWS: SECTION 12, DEFINITIONS TO AMEND
THE DEFINITION FOR PLANNED NEIGHBORHOOD
SHOPPING CENTERS, SECTION 24, "CN",
NEIGHBORHOOD COMMERCIAL DISTRICT TO AMEND
PERMITTED AND CONDITIONAL USES, SECTION 27,
"PO", PROFESSIONAL OFFICE DISTRICT TO AMEND
PERMITTED, CONDITIONAL USES, AND LIMITATIONS ON
USES; AND SECTION 41, PLANNED DEVELOPMENT
OVERLAY TO CREATE A NEW LIMITATION WITHIN
SUBSECTION 41.D. (AM25-02)
BACKGROUND:
At the April 21 meeting, the City Council directed the Planning and Zoning Commission
to re-evaluate the proposed text amendments to Section 24. "CN", Neighborhood
Commercial District, Section 27. "PO", Professional Office District, Section 12.
Definitions, and Section 41. Planned Development Overlay District. This direction was
prompted by concerns raised by affected property owners, particularly regarding the
importance of maintaining opportunities for neighborhood -scale retail, professional office,
and personal service uses within the "CN" District. Additionally, there was a request to
reconsider certain conditional uses that had been proposed for removal from the "PO"
District. The purpose of the Commission's special meeting on May 19, was to revisit these
items in order to better align the amendments with the Council's guidance and feedback
from stakeholders.
During the special meeting of the Planning and Zoning Commission on May 19, the
Commission began discussing proposed revisions to the text amendments for the "CN",
Neighborhood Commercial District, the "PO", Professional Office District, Section 12.
Definitions, and Section 41. Planned Development Overlay District. Due to time
constraints, the Chairman adjourned the meeting's discussion because of lack of
adequate time. The Chairman instructed Planning Services staff and reconvened the
subcommittee to schedule an additional meeting to continue evaluating the proposed
revisions.
Subsequently, the subcommittee met on the afternoon of May 27, to continue discussions
on the proposed amendments and to develop further recommendations for the full
Planning and Zoning Commission to consider at its meeting on June 16. A summary of
the proposed revisions discussed by the subcommittee is provided below.
AM25-02.4b
"CN", Neighborhood Commercial District and "PO", Professional Office District
Amendment Subcommittee Update Mav 27
The subcommittee's updated recommendation is to retain Assisted Living Facilities as the
one and only conditional use within the "PO", Professional Office District under Section
27. rather than completely removing this use from the district.
Additionally, the subcommittee discussed the two existing drive -through bank sites
located at 1115 South Main Street and 1205 South Main Street. They recommended
evaluating these properties for rezoning from the "PO", Professional Office District to the
"CN", Neighborhood Commercial District at no cost to the property owners.
Staff noted to the subcommittee that five rezoning applications have already been
submitted for restaurant properties generally located between 1255 and 1300 South Main
Street, requesting a change from the "PO", Professional Office District to the "CC",
Community Commercial District.
Further amendments discussed included incorporating the permitted use list (Subsection
A.1-4) from Section 23. "LB", Limited Business District, into Section 24. "CN",
Neighborhood Commercial District, to simplify and clarify the permitted uses within the
district. Proposed revisions would also specify that retail sales uses in completely
enclosed buildings would include coffee shops and cafes as permitted uses within the
"CN" District. The subcommittee discussed adding "Specialty Fitness Studios" as a new
permitted use by right within the "CN" District, however, limiting it to facilities of 2,000
square feet or less. The proposed specialty fitness studio use would also require that any
activities occurring outside of a completely enclosed building be confined to a designated
area that does not interfere with or make use of required parking spaces.
PROPOSED REVISIONS
Proposed revisions are provided below in a st4*ethreughlunderline format. Language
added for potential consideration is formatted in green italics and purple underline for
discussion purposes, differing from the April 21 ordinance and memo and May 19 special
meeting memo.
Sec. 12. Definitions.
A. The following words, when used in this ordinance, shall have the meanings
respectively ascribed to them in this section, unless such construction would be
inconsistent with the manifest intent of the City Council or where the context of
this ordinance clearly indicates otherwise:
Planned neighborhood shopping center. A combination of retail stores, offices,
personal service establishments and similar uses whose aggregate gross floor area does
not exceed 489 000 square feet on one lot. See Section 24.
AM25-02.4b 2
Specialty fitness studio. A facility designed primarily for small -group or individual
fitness instruction and training in specialized disciplines, such as yoga, Pilates, barre,
spin, boxing, martial arts, dance fitness, and activities of a similar nature.
These studios typically operate with scheduled classes or limited membership access,
accommodating fewer than 50 people at any given time and occupying no more than
5,000 square feet of floor space. Additionally, they may engage in ancillary retail sales of
related products, such as apparel, nutritional supplements, or equipment, and offer
incidental personal services like massage or wellness coaching.
Sec. 24. CN Neighborhood Commercial District Regulations.
PURPOSE: The purpose of the "CN", Neighborhood Commercial District, is to
provide locations for the development of planned retail shopping and service facilities
which are located and designed expressly to serve the needs of adjacent residential
neighborhoods. "CN", Neighborhood Commercial Districts are intended for retail
commercial uses which have a neighborhood orientation and which supply necessities
requiring frequent purchase with a minimum of consumer travel. Such facility should not
be so large or so broad in scope of services as to attract substantial amounts of trade
from outside the neighborhood.
USES GENERALLY: In a "CN", Neighborhood Commercial District no land shall be
used, and no building shall be erected for or converted to any use other than as
hereinafter provided.
A. Permitted uses: The following uses shall be permitted as principal uses.
1. Planned neighborhood shopping centers.
2. Any use permitted in the "P-O", Professional Office District, provided that the
total floor area devoted to office use does not exceed 30 percent of total floor
area permitted on the lot.
3Any use permitted in tho "LE", Limited ✓iciness D;
4.3. Day nursery and kindergarten.
4.Convenience stores. ,,,,
6. Retail sales rse end h goods rinrr arnrcrrdesprovided-th the
does not evneerd 3,000 square foot in area
o
5. Retail sales in completely enclosed buildings limited to stores and shops for the
following. bakery, books, confectionery coffee shop, cafe, dairy products, drug,
delicatessens, florist, gift, jewelry, hobby, music, pet, tobacco, newsstands,
wearing apparel, toys, and camera and photo development shops.
6. Personal service establishments including beauty, barber, dry cleaning and
laundry pickup, shoe repair, self-service laundromats, and express or mailing
offices.
7. Medical offices.
AM25-02.4b 3
8. Restaurants excluding drive-in or drive -through restaurants.
9. Specialty fitness studio. (See Section 24.D.4.)
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.
1. Alcoholic beverage sales provided a special permit is issued in accordance with
Section 42.13. of this ordinance.
2. Automotive parts and supplies stores located within a planned shopping center.
3. Automotive parts and supplies completely in an enclosed building.
4.Droye On or drove _thfeug 4yc` auranto.
4.Gasoline service station.
6-. 5.Private clubs and service organizations.
6.Veterinarian including veterinary hospitals where small animals are kept
overnight.
6- , .Planned commercial centers.
9- 8.Any individual retail store, office, personal service establishment, restaurants, or
other uses provided for in Section 24.A. with a floor area open to the public,
including display, service and sales, greater than 9,500 square feet.
44. Assisted living facilities.
4-1-.- 10. Any use allowed within this district with drive-in or drive -through service.
a-? 11. Inns.
4-3-. 12. Outside display and sales of merchandise.
1 Call nonterc
4-5-. 13. Public institutions and nonprofit institutions of any educational, religious or
cultural type, including private and charter schools, but excluding corrective
institutions and hospitals.
4-6-. 1 Retail sales of secondhand goods in an enclosed building where the size of
the space exceeds 3,000 square feet in area.
47-. 15. Any use allowed within this district with outdoor speakers.
AM25-02.4b 4
D. Limitation on uses:
1. The "CN", Neighborhood Commercial District is intended for neighborhood scale
shopping and service facilities and the total retail or commercial shopping floor area on
any lot or parcel shall not exceed 100,000 square feet. No individual retail store, office,
personal service establishment, restaurant or other uses provided for in Section 24.A.
shall have a floor area open to the public including display, service and sales, greater
than 9,500 square feet.
2. The maximum size of any "CN", Neighborhood Commercial District shall not exceed
12 acres in size.
3.The hours of operation for uses provided for in Section 24.C.10 shall be limited to
between the hours of 7.00 a.m. to 10.00 p.m. unless specifically provided for in the
conditional use permit.
4. Specialty fitness studios are limited to a maximum floor area of 2,000 square feet. All
exercise activities must be within a fullv enclosed building unless occurring within a
designated area shown on the approved site plan for the property. Activities are not
permitted in anv required parking spaces or vehicle maneuvering areas.
Sec. 27. PO Professional Office District Regulations.
PURPOSE: The "P-O", Professional Office District is established to create a
restrictive district for low intensity office or professional uses which may be located close
to all types of residential uses, with appropriate buffers and landscaping so as not to
create a blighting effect on adjacent residential areas.
USES GENERALLY: In a "P-O", Professional Office District no land shall be used,
and no building shall be erected for or converted to any use other than as hereinafter
provided.
A. Permitted uses: The following uses shall be permitted as principal uses-
1 . Offices, including professional, business and administrative.
2. Financial institutions or banks.
3. Governmental office buildings and uses.
4. Pharmacies.
5. Medical offices, but not including laboratories for the manufacture of
pharmaceutical or other products for general sale or distribution.
6. SGheels a s-qtudios for art, dancing, drama, music, photography, interior
decorating or reducing.
AM25-02.4b 5
7. Permanent cosmetic application with approval of a tattoo studio license from the
Texas Department of Health and licensure from the Texas Cosmetology
Commission.
C. Conditional uses:
1. R ctaurante, in-sluding a'Gc)hc)!OG beverage sales, provided 0 Dp8dal permit
• the erdinanGe. On and
Drove
through • • be allow A
2 Funeral homes and merti Tories
-3-. 1. Assisted living facilities.
4. Any use allowewithin this diStF+ctwith drove On er drove _through seFVMGe
6. Planned Professional Offine Centers
,ithin a ci,n
Publio inctitutionc and edUGatienal, rnlininiic
cultural t�, 'pe, inGluding private and Gharter SGhc)olc, but eXGluding G=
jinistLitbuttinens and hocpitalc.
lT.' III E7:t1III I7:�r.1.11�77/��}E7:T.RET.I:T.T�'TL1MIT=
D. Limitations on uses. -
Professional offices shall not include animal grooming salons, dog kennels,
funeral homes veterinarian or veterinary hospitals.
2. Drive-in and drive -through restaurants shall not be allowed.
O-
• • -Professional- -
ii O.
chall be to eaG
appliGable
- - - - -
feet side ai4d a minimum 26 feet rear ya-rd chall be required around the Gutsi
perimeter of a Planned Professional OffiGe Center. inimum cide and rea.
Professional - Center shall o • minimum 29 feet- on • I-
AM25-02.4b
OffiGe Centers. --
minimum
around the outside perimeter Gf o Planned- - Center.
be required Of deemed neGessary by City CounGil on order to meet th
of SeGtion ._
ii .
least 20 peFGent of the total site area of tho Planned Professional- Gent
shall be devoted to nonvehiGUlar open spaGe. (Nc)nvehoGU!ar open .;-- W.
area not devoted to buildings, parking, loading, stc)rage,-GF vehir---ul-ar use -Al
minimum dostanGe -o •rin-sipal or seGonclary buildings on the sarne
required by SeGtion 26.G.6 may be modified Of deemed neGessary
5. [Building elevations of proposed StFUGturesj Building elevations of propes
StFUGtUF o ohall bo oubmittedthe o plan required- 4 ■
0. RESERVED. Master Development '
Greated ithin a master Site Development Plan chall c;ornply with the folloi.
1 Purpose.-- The purpose of the Master - Developmont Plan-
0 0 - o 0 0
--- - -- -- - - - - - - - -
usco that blends retail, GOrnmeMial, -w-11-Ifi--e .-I-id/or residential funGtion
o••
vehiGUlar and pedestrian r.nonn The M e.Developme
allows the Planning and Zoning Commission and the City CounGil the ability
o •- - - -
- - - -- - - - - - - - - uses, - -
Given
5 "R 6.T
���.�:rat�irtnr_rnnrrmzvIKIn:z - . Family ■
(c;) Any uses allowed within SecAmen 19, "R 2.75" Three and Four ■
uses allowed- 1 - ■
uses allowed- r - N�� ■
AM25-02.4b
Request3. Master Site Development' 111
PFOGedure to follow to-ectablich L MasterSite DevelopmentL •-
- Conditional
121111, Iff—RIMPIP-101-0 —M-M—MR, M11-11-0-6—
Tarrant L Dallas
(b) A site plan meeting the requirements of SeGtien 47, Site Plan Review
• hoe beon approved ac cpeGified- - 48,
Glarity and ease of understanding, I . t of its own individual site plan as
part of the overall Master ■ -
velopment Plan.
■ - - • • planned te b- - t in t L - outoubmit L
-r-F—,Sote Plan Review for the phase(s) of the project
0 • initially developed,- - rern
i
established5. Master Site Development P4an des. ' . n7en,�,-- In addition te
in E9GtienI . its already PO Professionalpart]
■ - - - - L - - ■ - - • •
L L - - - -• t L - O L t '•
GGMMeFGiaI Center ■ - -
1 I - - ■ - - - L L L - - - - - -
uses relative to t • - - - - - -
district eholl apply.
6. Period of vald*. Ne Soto Plan in -senjunGtien with a Master Site Deiz,=1nnm,=rM.
Plan shall be valid fer gor thanone year frern the en whiGh
date
City CeunGil grants a s within SUGh one year peried: 0 0 Buil
o t
an OGGUpanGy Permit is obtained and a use GE)rnmenGed. The City CeunGil
grant ene additional extension net eXGeeding ene year,o appli--
without n0tiGe or hearing. No additional
extension cho grante
-
0 appli--
requir
-• in EeGtien67, Arnendmente.be - -• that
establishment of a Master Site Development Plan 06 GentraGtU-aI in nature
Plan approved o N-
■- - •ont Plan,the propertyrevert -
designation and all ucesthe u Ode! 0 neo •1 1 •
AM25-02.4b
the underlying distriot chall opp- o chall be no vested
with an expired site o approved o master
Development-rt that hac- - - M
DevelopmentSite
provided that tho 0•• Master - Develepcaont Plan
Sec. 41. "PD" Planned Development Overlay.
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 secondary use under any circumstances:
1. Freight forwarding warehouses.
2. Outside storage of material/equipment.
3. Retail establishments for used car sales and service.
4. Commercial parking lots.
5. Automotive repair garages.
6. Salvage/wrecking yards.
7. Retail sales of building material displayed in an unenclosed or incompletely
enclosed area with outside storage.
8. Those uses specifically designated in paragraph D. Limitation of Uses in
Section 31, "LI", Light Industrial District.
9. Off-premises/billboard signage.
10. Pawn shops.
11.All uses listed in Section 49, Special Uses.
12. Bed and Breakfast.
13. Residential properties consisting of one -lot.
14. Parkina for professional office districts in the "PO". Professional Office District.
AM25-02.4b 9