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AGENDA
PLANNING AND ZONING COMMISSION
City Hall Council Chambers - 100 Main Street
Monda~ApriI25,2005
REGULAR MEETING
7:00 P.M.
CALL TO ORDER
ROLL CALL
Commissioners Thomas Dolan, David Dudziak,
Thomas Bartkowski, Jeff Byerly, Luann Edwards,
John Blassingame and Denis Duffy
INVOCATION
Commissioner Blassingame
PLEDGE OF ALLEGIANCE
APPROVAL OF MINUTES
April 11, 2005
CITIZEN COMMENTS REGARDING ITEMS NOT ON THE AGENDA
REGULAR AGENDA ITEMS
PUBLIC HEARING AGENDA ITEMS
1. Case Z-05-012- PUBLIC HEARING - Zoning change from ML to CN on
1.93 acres located at 6513 & 6515 Colleyville Boulevard
2. Case P-05-012- PUBLIC HEARING - Final Plat of Lots 1 R, 2, and 3, Block
11 of Longwood Estates at Ross Downs, being a replat of Lot 1, Block 11 of the
Longwood Estates at Ross Downs, 6.9297 acres, located at 7171 Colleyville
Boulevard
TABLED ITEMS
3. Case G-05-008- PUBLIC HEARING - Amendment to Chapter 3, Section
3.23 of the Land Development Code regarding Planned Unit Development
Zoning Regulations Tabled 04-11-05
STAFF COMMENTS, REPORTS AND DISCUSSION ITEMS
Planning and Zoning Commission
Agenda -April 25, 2005
Page 10'2
COMMISSIONERS' COMMENTS AND REPORTS
ADJOURNMENT
Amy S fley, Planning and Zoning Assistant
Posted: Thursday, April 21, 2005,4:30 p.m.
Planning and Zoning Commission
Agenda -April 25, 2005
Page 2 0'2
.~
T'ell:35
PLANNING AND ZONING COMMISSION
MEETING MINUTES - April 11 , 2005
CALL TO ORDER
ROLL CALL
Chairman Byerly called the meeting to order at 7:00 p.m.
Commissioners Thomas Dolan, Dave Dudziak,
Thomas Bartkowski, John Blassingame and Jeff
Byerly were present.
Commissioners Luann Edwards and Denis Duffy were
absent.
Barry LeBaron, Chris Fuller, Amy Shelley and Robert
Woods from staff were present.
INVOCATION
The invocation was given by Commissioner Dudziak.
PLEDGE OF ALLEGIANCE
APPROVAL OF MINUTES
Commissioner Byerly stated to change "tide" to "tied" on page 7 of 9.
Commissioner Bartkowski stated to change "pervious" to "impervious" on page 7 of 9.
Commissioner Byerly moved to approve the minutes of the March 28, 2005 meeting
with the corrections. Commissioner Bartkowski seconded.
The motion was approved by the following vote:
Aye: Dolan, Dudziak, BartkoWski, Blassingame, and Byerly
Nay: None
CITIZEN COMMENTS REGARDING ITEMS NOT ON THE AGENDA
None
REGULAR AGENDA ITEMS
PUBLIC HEARING AGENDA ITEMS
1. Case G-05-008- PUBLIC HEARING - Amendment to Chapter 3, Section 3.23
of the Land Development Code regarding Planned Unit Development Zoning
Regulations
Barry LeBaron presented the case and briefed the Commissioners.
Commissioner Dudziak stated liking this ordinance a little more and having
Planning & Zoning Commission
Minutes - Apri/11, 2005
Page 1 of 4
questions about page 1, exhibit A, in the PUD-R, open space. Do we want to make
the open space available to all the residents of Colleyville, or just the residents of
that subdivision? Barry LeBaron responded because the lots are of different sizes
the intent is for the open space to be available for those residents and sometimes
maintained by the HOA of that development. Commissioner Dudziak stated needing
language to reflect private open space or public open space. Barry LeBaron stated
the language could be written for the particular PUD being presented at that time.
Commissioner Dudziak questioned staff about page 2, section 3B defining open
space, are the open spaces inclusive of entry ways? Barry LeBaron replied some
entry ways are very wide and therefore those medians become part of the open
space and the developer should be able to count that space. Commissioner
Dudziak stated the medians should not be included in the open space because they
are not a public space.
Commissioner Dudziak questioned if all of these rules and regulations apply to a
PUD-C as well? Barry LeBaron stated all rules. apply to a PUD-C too.
Commissioner Dudziak stated commercial. developments should not have any
additional burdens. Barry LeBaron stated the commercial open space areas include
the landscaped areas on page 2J. Commissioner Dudziak stated the language
needs to be made clear for commerci<.tLand residential developers. Commissioner
Dudziak questioned if non-resitjentiat. means commercial? Barry LeBaron
responded yes. PUD uses are designated on page 1 paragraph E.
Commissioner Dudziak questioned staff if the Village should have to become 60
percent residential to become successfUl would it have to comply with these rules
and regulations? Barry LeBaron replied the new rules and regulations would not
affect any PUDthat has already been approved. They would have to make an
amendment to their currentPUD on:Hnancejf any changes were to be made.
Commissioner Byerly st~ted the mixedlJses would be outlined in the PUD ordinance
whether it is residential with. commercial or vice versa.
Commissioner Dudziak questioned staff if the Commission would have that flexibility
in tht:!ordinance? Bart'yLeBarQn stated correct.
Commi$sipner Byerly Sru;J Commissioner Dudziak stated compliments to the staff for
the effort pUlin the PLJPregulations.
Commissioner Byerly opened the public hearing at 7:30 p.m.
There being no one wishing to speak the public hearing was closed at 7:30 p.m.
Commissioner Bartkowski made motion to table case G-05-008. Commissioner
Dudziak seconded.
The motion to table was approved by the following vote:
Aye: Dolan, Dudziak, Bartkowski, Blassingame and Byerly
Nay: None
2. Case Z-05-011- PUBLIC HEARING - Zoning change from AG and R30 to R40
Planning & Zoning Commission
Minutes - Apri/11, 2005
Page 2 of 4
on 2.55 acres located at 6112 and 6115 Hunter Lane
Chris Fuller presented the case and briefed the Commissioners.
Commissioner Byerly opened the public hearing at 7:35 p.m.
C.L. Madden, 6112 and representing 6115 Hunter Lane, the applicant, presented the
request and briefed the Commissioners.
Commissioner Byerly opened the public hearing at 7:35 p.m.
Kevin Master, 6212 Hunter Lane, representing Frankie Ann Stowe at 6212 Pleasant
Run Road, stated having concerns with water drainage.
Commissioner Dolan questioned Mr. Master who he was representing and what
particular drainage issue he was referring. Mr. Master replied Frankie Ann Stowe at
6212 Pleasant Run Road and the lake behind her property. Commissioner Dolan
stated the water being there because of the land fill next to her property. Mr. Master
stated the water currently does not have any where to drain. Commissioner Dolan
stated, in the past, the flow of water would be towards Shelton. The property next to
the Stowe's property is what is creating the water issue.
There being no one wishing to speak the public hearing was closed at 7:40 p.m.
Commissioner Byerly questioned Commissioner Dolan if the water Mr. Master is
referring to is being caused by a different property than the case being presented by
Mr. Madden? Commissioner Dolan replied correct.
Commissioner Byerly stated the drainage issue will be addressed at the time of
platting.
Commissioner Bartkowski questioned Commissioner Dolan where the water is
accumulating? Commissioner Dolan stated behind 6212 Pleasant Run Road.
Commissioner Byerly stated the drainage issue will be addressed at the time of
platting and thecityenglne~rs will look at the drainage to make sure there will not be
anymore water thanwhat th~area can accommodate.
Commissioner Bartkowski stated developing this land may help the drainage
problems therefore the zoning should not be denied at this time.
Commissioner Dolan made motion to approve case Z-05-011. Commissioner
Bartkowski seconded.
The motion was approved by the following vote:
Aye: Dolan, Dudziak, Bartkowski, Blassingame and Byerly
Nay: None
STAFF REPORTS
Barry LeBaron stated staff will be setting up some additional workshops in June.
COMMISSIONER COMMENTS
Planning & Zoning Commission
Minutes - Apri/11, 2005
Page 3 of 4
ADJOURNMENT
The Commission adjourned the meeting at 7:45 p.m. by acclamation.
Respectfully Submitted,
Amy Shelley
Planning and Zoning Assistant
Approved on: -------------------
Planning & Zoning Commission
Minutes - April 11 , 2005
Page 4 of 4
ccecs
Texas
PLANNING&ZONINGCOMM~gON
AGENDA BRIEFING
Agenda Date:
Subject:
April 25, 2005
Z-05-012 - PUBLIC HEARING - Zoning change from ML to CN
on 1.93 acres located at 6513 & 6515 Colleyville Boulevard
STAFF REVIEW COMMENTS
Charles Davidson has submitted a request to change the zoning of 1.93-acres, located
at 6513 & 6515 Colleyville Boulevard, from ML Light Manufacturing to CN Neighborhood
Commercial. The applicant is seeking a zoning change in order to develop the property
for retail, service and office uses.
The CN district is designed to be compatible adjacent to or near residential areas and to
provide goods needed by homeowners on a usual basis. The lot size maximum is small
to encourage small-scale developments, and hours of operation do not permit
businesses to be open at night.
The properties are located at the northeast corner of Colleyville Boulevard and Tarrant
Lane. The properties are currently platted. The applicant submitted a zoning exhibit
with the application, and a copy is attached. The exhibit illustrates the current lot
configuration as well as a conceptual lot layout of how the properties would be replatted.
In order to reconfigure the property, approval of a subdivision replat will be required at a
later date, upon approval of the rezoning request.
The CN zoning district requires a minimum lot area of 10,000 square feet. Both
properties currently exceed 10,000 square feet and meet the minimum lot requirements
of the CN zoning district. The proposed lots, shown on the zoning exhibit in light text
and graphics, appear to meet the CN zoning requirements. Approval of the rezoning
request does not constitute approval of the proposed lot layout.
The surrounding properties are primarily retail, office and light manufacturing in nature.
Property to the north is zoned PUD-C (0-03-1416), and is used for automotive related
uses. Properties to the east and south are zoned ML, and primarily consist of storage
units. The properties to the west are zoned ML and PUD-C (0-00-1211) and are
developed as commercial and office uses.
IMPACT ISSUES
1. Master Plan. This property is in Neighborhood 4, as identified in The Colleyville
Plan. The property is designated for future use as retail, commercial and office type
land uses. This request is consistent with the goals and objectives of The Colleyville
Plan.
Agenda Item No.1 - Page 1
2. Surrounding Properties. The surrounding properties are developed as a mixture
of commercial, office and light manufacturing uses.
3. Development Trends. The development trends in this area primarily focus on office
uses.
4. Infrastructure. Water and sanitary sewer service are available along adjacent
rights-of-way. The developer is responsible for the extension of water and sewer
service lines to the individual lots.
5. Property Taxes. According to information available from the Tarrant Appraisal
District, the 1.93-acre parcels are valued at $522,720. The estimated City property
tax revenue for the undeveloped property is approximately $1,816 annually. The
future property tax revenue would depend upon the value of the individual lot and
the value of the building improvements on the property.
6. Sales Taxes. The uses allowed in the CN zoning district will likely generate sales
tax revenue. It is possible that offices may generate taxable sales, but the effect on
overall sales tax revenue would be minor.
7. Traffic Generation. The Institute of Transportation Engineers publication Trip
Generation provides estimates of expected traffic generation based on land use.
Data has been collected in the United States and Canada since the 1960's, primarily
in suburban locations. Office developments are expected to generate 11.57 trips per
1,000 square feet of floor area per day, on average.
8. Public Notification. Staff mailed notices to 25 adjacent property owners regarding
this request. Notice was published in the Fort Worth Star-Telegram as required by
state law and the Land Development Code. No correspondence has been received
regarding this request.
PUBLIC HEARING SCHEDULE
Planning & Zoning
Commission: April 25, 2005
City Council: May 17 and June 7, 2005
RECOMMENDATION
Staff recommends approval of the rezoning request.
Agenda Item No.1 - Page 2
A TT ACHMENTS
· Comparison of Existing & Proposed Zoning District Uses
· Zoning and Location Map
· Zoning Exhibit from Applicant
· Draft ordinance
Prepared by: / ~ ~iL.--
Chris Fuller (
Development Coordinator
Agenda Item No.1 - Page 3
Comparison of Existing & Proposed Zoning District Uses
R 'd t' I EXISTING PROPOSED
eSI en la ML CN
Mobile home dwelling
Servants or caretakers quarters
s
s
Educational (privately operated) EXISTING PROPOSED
ML CN
Kindergarten, primary & secondary school S S
Vocational, technical and trade schools .
Business & professional school .
Community Facilities EXISTING PROPOSED
ML CN
Government buildings & Parks . .
Golf courses, & community buildings . .
Pubic maintenance & storage buildings .
Telecommunication tower (h) S
Solid waste disposal sites S
Cemeteries & mausoleums S S
Bus or train passenger terminals .
Railroad or motor freight terminals .
Automobile parking lots & garages .
Transportation vehicle storage yards or .
ara es
Airport, heliport, or helistop
Convenience store w/o gasoline sales
Convenience store w/gasoline sales
General retail sales
Pharmacy
Retail plumbing, electrical & hardware w/o
outside dis la
Book & stationary shop
Jewelry, camera, music - sales and/or repair
Florist shop
Vehicle sales w/outside disp.
Automobile sales
Gasoline service station
Bldg. matI. w/outside stor.
.
s
.
.
.
.
.
.
s
s
s
.
Agenda Item No.1 - Page 4
Services I Offices EXISTING PROPOSED
ML CN
Barber, beauty salons .
Self service laundromat S
Dry cleaners (station only) S
Veterinarian office w/kennels (d) .
Interior decorator shop .
Medical office w/o clinic .
General office .
Banks, financial institutions .
Contractor office wI yard S
Exterminator shop w/storage S
Day care I day nursery S
Pawn shop .
Commercial I Service EXISTING PROPOSED
ML CN
Outdoor amusement S S
Archery & firearm ranges (f) S
Automotive repair & service w/o outside S
storage
Automotive repair & service w/outside S
storage
Laundry I dry cleaning plant S
Appliance repair shops .
Plumbing, heat, air condo & electrical trades .
shops
Upholstery, furniture repair .
Self service storage S
Industrial EXISTING PROPOSED
ML CN
Warehouse and distribution I office S
showroom
Printing and bookbinding .
Food packaging and manufacturing S
Research and development labs .
all other manufacturing S
Agenda Item No.1 - Page 5
Zoning and Location Map
D
NORTH
Agenda Item No.1 - Page 6
Zoning Exhibit from Applicant
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ZONING EXHIBIT SHOWING
LOTS 1 AND 2, BLOCK 1,
c-n SUBDIVISION
Wi$'f' );18.W
TARRANT LANE
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AN AI>DlTION TO mE GlTY OF COUEYVILLE.
TAHHANT COUNTY, TEXAS
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Agenda Item No.1 - Page 7
ORDINANCE NO. 0-05-xxxx
AN ORDINANCE OF THE CITY OF COLLEYVILLE, TEXAS, AMENDING THE
COMPREHENSIVE ZONING ORDINANCE OF THE CITY OF COLLEYVILLE,
TEXAS, AS HERETOFORE AMENDED; BY AMENDING THE OFFICIAL
ZONING MAP AND CHANGING THE ZONING ON 1.93 ACRES LOCATED AT
6513 AND 6515 COLLEYVILLE BOULEVARD, FROM THE ML-L1GHT
MANUFACTURING DISTRICT TO THE CN NEIGHBORHOOD COMMERCIAL
DISTRICT; PROVIDING A SAVINGS CLAUSE; PROVIDING FOR INJUNCTIVE
RELIEF; PROVIDING A SEVERABILITY CLAUSE; PROVIDING FOR A
PENALTY OF FINE NOT TO EXCEED TWO THOUSAND DOLLARS
($2,000.00); AND PROVIDING AN EFFECTIVE DATE
WHEREAS, an application for a zoning change was filed by Charles Davsidson on
April 1 ,2005, under Case No. Z-05-012; and
WHEREAS, the City of Colleyville deems it necessary, for the purpose of promoting the
health, safety, morals, or general welfare of the City to enact a new zoning
ordinance; and
WHEREAS, the City Council has appointed a Planning and Zoning Commission to
recommend the boundaries of the various original zoning districts and
appropriate regulations be enforced therein and to recommend a new
zoning ordinance; and
WHEREAS, the Planning and Zoning Commission has divided the City into districts
and has prepared regulations pertaining to such districts in accordance
with a comprehensive plan and designed to lessen congestion in the
streets; to secure safety from fire, panic, and other dangers; to promote
health, general welfare; to provide adequate light and air; to prevent the
overcrowding of land; to avoid undue concentration of population; to
facilitate the adequate provision of transportation, water, sewerage,
schools, parks, and other public requirements; and
WHEREAS, the Planning and Zoning Commission, has given reasonable consideration,
among other things, the character of the districts and their peculiar
suitability for particular uses, with a view to conserving the value of
buildings and encouraging the most appropriate use of land throughout
the City; and
WHEREAS, the Planning and Zoning Commission of the City of Colleyville and the City
of Colleyville City Council, in compliance with the Charter of the City of
Colleyville, and State Law with reference to changes to zoning
classifications under the Zoning Ordinance Regulations and Zoning Map,
having given the requisite notices by publication and otherwise, and after
holding due hearings and affording a full and fair hearing to all the
property owners generally, and to the persons interested and situated in
Ordinance 0-05-xxxx
Page 2 of 3
the affected area and in the vicinity thereof, the governing body of the City
of Colleyville is of the opinion that said change in zoning should be made.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
COLLEYVILLE, TEXAS:
Sec. 1.
Sec. 2.
Sec. 3.
Sec. 4.
Sec. 5.
Sec. 6.
Sec. 7.
THAT all the foregoing premises and findings are found to be true
and correct and are incorporated into the body of this ordinance as if
copied in their entirety.
THAT the Comprehensive Zoning Ordinance of the City of
Colleyville, Texas, be, and the same is hereby amended by changing
the zoning of said property from the ML Light Manufacturing district
to the CN Neighborhood Commercial district, as depicted in the
attached Exhibit "A" and as described on attached Exhibit "B".
THAT the above described tract of land shall be used only in the
manner and for the purposes provided by the Comprehensive Zoning
Ordinance of the City of Colleyville as heretofore amended, and as
amended herein.
THAT any person, firm or corporation violating any of the provisions
or terms of this ordinance shall be subject to the same penalty as
provided for in the Comprehensive Zoning Ordinance of the City of
Colleyville, and upon conviction shall be punishable by a fine not to
exceed the sum of Two Thousand Dollars ($2,000.00) for each
offense.
THAT if any section, paragraph, subdivision, clause, phrase or
provision of this ordinance shall be judged invalid or unconstitutional,
the same shall not affect the validity of this ordinance as a whole or
any portion thereof other than that portion so decided to be invalid or
unconstitutional.
THAT in addition to and accumulative of all other penalties, the City
shall have the right to seek injunctive relief for any and all violations
of this ordinance.
THAT it has been found that there has been a change in conditions
in the above described property, it is now necessary that it be given
the above zoning classification in order to permit its proper
development and in order to protect the public interest, comfort and
general welfare, and requires that this ordinance shall take effect
immediately from and after its passage.
Ordinance 0-05-xxxx
Page 3 of 3
AND IT IS SO ORDERED.
The first reading and public hearing being conducted on the
2005.
day of
The second reading and public hearing being conducted on the
2005.
day of
ATTEST:
CITY OF COLLEYVILLE
Cynthia Singleton, TRMC
City Secretary
Joe Hocutt
Mayor
APPROVED AS TO FORM AND LEGALITY:
Matthew C. G. Boyle
City Attorney
EXHIBIT A - ZONING MAP
PUD-R
EXHIBIT B - METES AND BOUNDS DESCRIPTION
FIELD NOTE DESCRIPTION
.t.LL that c:ert.am tract. or pN"Cel of 1aD4 lIituat.edlD. the ALS.U.OM J. LO'IT SUJrftY. ABS'l'R&C'f NO. DU. TU'l'&Dt COWlt.J'.
Tu.. IlAd 1HdDa a porUoa of LoU 1 aad 2. Block 1. C-D hbd.tftGoa. IIA idAU'w. to tile Cit.J' of ~. Turaat
CollAtJ, T... ~ to the plat NOOI"4e4 III Yohu:u a8-1H. p... to. Plat a.eoru. Turaat Couat.J'. Tau ad 1*Dc
..on puttou.luV tleecribtHl ..,. meta aM. boanU .. toUon:
BIGIN'NlNG at a 1/1 lD.cIa ... rocl to" tOJ' Uae __ oortherl7 ~ com" ot Hid Lot. 2:
'I'IIINCE lAST 1riUa t1UI aort1urr17 NunUrJ" I1ae ot -.w Let 2 . dDtaJtce of 300.00 teet to a 5/8 mch IJtftl ro4 touad tor
the DOriIleMt COI'D.eJ' tbeNol. bef.aa the aorUnrat oonu=r of Lot 2ll. Block a. PODGe A4d.iUoD.. lID .w.cuUOD to the Citl of
CoU.,..m. accoNtDc to the plat ncanIed Ja Ca.ItJut. A. mw.. .tfU02. atd Plat &ecorU;
'l'BDfCl SOU"l'B with tbe ..........,. 1ao1m"" Jlae of aald Lot I ad Lot 1 of Aid BIook I, C-D hWi'f1aioa aDAI tJae w..t.erl.1
bW:Adar7 liDo ., H1d Lot .. _ dWaJaoo ., ..10 fMt to a 1/1 JaoJa cappe4 ateel rocl staIDpe4 '"IIGd SUllY INC. ..t tOJ'
Uae eoutua.t. oonaW' 01 ..w Let I, beI.D.a III the ~ npt-of...-a,i 1tae 01 TUI'lUlt tae;
TIIINC& 1rBST with Ml4 1lOJ1.bori, rl,Pt.-of-ft7 u..e aDd .. eoutherty NaMa.., Uu of .... 1M. 1 . dUt.aD.oe of 378.08
feet to a ".... Deparb:uIlt 01 TnuportaUoa Moa......t tcnaa4 for the 80UUaweIt oonaer of ..w tot l;
THENCE North 31 ciep.. 00 minute. 10 HCODAlIl ...at . dI8tuoe of &U50 teet. to a 'I'ezU DepartmeIilt of TrMaaportaUoll
MonWl18llt foUDd lD. the .000ther17 rtpt-ot-"4I'q be of eou.,.me BouJeftnt (U.s. HiP.., 28 - a 'W'ariable width public
riCIlt-of-w...,); alIIO beiq tho be.,......f.,. of a CUl'ft to tile ri&btwb.... center ........ Sout.1a 81 clepee 4.5 mfnutn 08
II8COlldll But_t 2800.'71 leet:
TUNCI NorUaeuterb with Ai. CQ.J'ft to the riPt. haliDl m arc leqth of 101.0 teet., . CCJl\rtJ ....,.. of 02 4........ a
miAu.... 56 lIOCOadll aDAI a chord of NorUa 28 ........ 22 mlautH 18 lIlICOIlU &ut. at 108.. feet. to . Teu. o.pe..rt.m.eat
of Traa.,.rtaUon IIoAWIUtIlt found in -.ld IIO'UtIl..v riPt-ot-1f'Q';
TBlNCII North SO cleP'"8 sa llliAutee 12 MCOZUlIJ Iut. with t.be weet.el'17 botmUrJ" line of .U4 lot 2 a &taaoe of 05."
'eet to ai/I inoll capped eteel ro4 lltamped -.ro.u stTRV IHC'" .... fro.. 1daich Man South 30 4.... U miDu.... 12
eecon" Weill at 0.63 teet to a Tuu Departmeat of. 'l'rtluportatioa Moa1llDeAt toWld;
TlllNCI North 61 cl.... 68 miDu.... 64 HOODb But witll Micl 1feIlterl.J 1towlclar1 liDo . cn.t.anoe of 31." teet to tile
PlACE OJ' BEGINNING aa4 conta.l1aJDC 1.D3U ac.... of Iud 180ft 01' lea;
cc6$
Texas
PLANNING & ZONING COMMISSION
AGENDA BRIEFING
Agenda Date:
Subject:
April 25, 2005
P-05-012 - Final Plat of Lots 1 R, 2, and 3, Block 11 of Longwood
Estates at Ross Downs, being a replat of Lot 1, Block 11 of the
Longwood Estates at Ross Downs, 6.9297 acres, located at 7171
Colleyville Boulevard.
STAFF REVIEW COMMENTS
C&P Engineering, Ltd. has submitted a replat for 6.92-acres located on the south side of
Colleyville Boulevard and on the west side of Longwood Drive. The plat will subdivide
Lot 1, Block 11 of Longwood Estates at Ross Downs into three lots. The applicant has
submitted the replat tor review and consideration by the Planning and Zoning
Commission.
Zoning. The proposed plat area is located within a PUD-C Planned Unit Development
Commercial zoning district. The PUD-C zoning designation, Ordinance 0-04-1474, was
approved by City Council in 2004. The ordinance allows all uses permitted in the CC 1
and CC2 zoning districts, with the exception of drive-through restaurant services and
convenience stores, with or without gasoline sales. The proposed plat meets the
development criteria as stated within the ordinance.
Emergency Access. The developer has been working with the Fire Marshal to provide
an emergency access gate to allow emergency access to Coleman Court through this
development. The Fire Department has indicated that an emergency access drive shall
continue from Coleman Court and connect to a fire lane on this property. The
connection between this property and Coleman Court is currently gated and will be
converted to meet the emergency access gate standards established by the Fire
Marshall. The emergency access drive and the gates are shown on the construction
plans.
Right-of-Way Dedication. Colleyville Boulevard is classified as a Major Arterial
roadway on the Master Thoroughfare Plan, which requires an ultimate right-ot-way of
130 feet. The developer is required to dedicate sufficient right-of-way to accommodate
the future roadway. The developer has shown additional right-of-way dedication along
Colleyville Boulevard on the plat, which will provide for the 130-foot width.
Sidewalks and Trails. The Land Development Code requires sidewalks along all
streets. The sidewalk along Colleyville Boulevard must be at least 5-feet wide and must
be constructed as part of the public improvements for this property. The construction of
a 4-foot wide sidewalk is required adjacent to Longwood Drive. The sidewalk will
connect to an existing sidewalk on the west side of the street.
Agenda Item No.2 - Page 1
SUMMARY
The developer has addressed all Development Review Committee comments. Since
this final plat contains less than five lots, only the approval of the Planning and Zoning
Commission is required. The proposed development appears to satisfy the platting
standards contained in the Land Development Code.
This replat is scheduled as a public hearing as required by the Texas Local Government
Code and the Colleyville Land Development Code. Public hearing notices were sent to
each property owner within 200 feet of the lot within the same subdivision. Notice of
this public hearing was also published in the Fort Worth Star- Telegram as required by
state law and the Land Development Code
RECOMMENDATION
Approval
ATTACHMENTS
· Location and Zoning Map
· Plat
· Development Review Committee Memo
· Applicant's Response
Prepared by:
~~ ;tL-
Chris Fuller (
Development Coordinator
Agenda Item No.2 - Page 2
Location and Zoning Map
Agenda Item No.2 - Page 3
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Agenda Item No.2 - Page 4
Development Review Committee Memo
DA-rE
April 11, 2005
Grant Woodfin
972.644.2817
Chris Fuller, Development Coordinator
TO
FAX NO
FROM
SU BJEC
T
P-05-012 Longwood Estates at Ross Downs - Replat
The Colleyville Development Review Committee (DRC) has reviewed your plat request
submitted to this office. The following comments are for your consideration.
The Following Comments Require a Response from the Applicant:
1. Emergency Access from Coleman Court must continue (and connect) to a fire
lane on this property. The connection between this property and Coleman Court
may be gated. Contact Jeff Jones, Fire Marshall, 817.488.6277 for more
information.
2. The emergency access drive must be 24-feet wide and turning radii must meet
City of Colleyville standards throughout the development.
3. Need to provide additional 15 foot of R-O-W along SH 26 (Colleyville Blvd.). Total
width of R-O-W along SH 26 frontage will be 130 feet. Plat indicates 100 ft. total
R-O-W width toward the westerly property line. Contact Robert Woods,
817.503.1094, Engineering, for more information.
4. Revise title block to state: Final Plat of Lots 1 R, 2, and 3, Block 11 of Longwood
Estates at Ross Downs, being a replat of Lot 1 R, Block 11 of the Longwood
Estates at Ross Downs.
5. Revise Lot 1 to state Lot 1 R on the exhibit.
6. The approval block for the City Council may be deleted. This plat only requires
approval by the Planning and Zoning Commission.
7. Ordinance 0-04-1474 states:
Sidewalks. The construction of a 4-foot wide sidewalk is required adjacent to Longwood
Drive. The sidewalk will connect to an existing sidewalk on the west side of the street.
Sidewalks adjacent to CoIIeyville Boulevard are also required. The developer may construct the
sidewalk on CoIIeyviIIe Boulevard or escrow funds at the time of building permit issuance for
future construction by the City.
Agenda Item No.2 - Page 5
8. Where trees are proposed for removal, the subdivider shall submit a tree
replacement plan. The tree replacement plan shall be in accordance with
Chapter 5 - Tree Preservation of this Code. Contact Chris Fuller, Development
Coordinator, 817.503.1054 for more information.
9. Provide a Nuisance Compliance Certification, per Section 8.11.B of the Land
Development Code. The subdivider shall submit a certification from the city code
compliance officer indicating the status of the property regarding public
nuisances. Contact Chris Fuller, Development Coordinator, 817.503.1054 for
more information.
The Following Comments are Informational and Do Not Require a Response:
1. A TxDOT Access Permit is required for the drive approach on State Highway 26.
Contact TxDOT at 817-370-6526 for application information. Both TxDOT and
the City must approve the permit.
2. Ordinance 0-04-1474 states:
The lot requirements and setbacks shall be the following minimum
standards:
(1) Minimum Lot Size
(2) Building Line adjacent to street
(3) Side or Rear Building Line
adjacent to residentially-zoned
property
(4) Side or Rear Building Line
adjacent to commercially-zoned
property
None
40 feet
25 feet
1 0 feet
OTHER INfORMATION
IMPACT fEES. Water, sewer and roadway impact fees are due at the time a building
permit is issued for a new structure on a newly platted lot. The fees listed below are
intended to provide general information on the fees that could be assessed for this
project. The actual fee paid may be different depending upon the specific plans for
construction or other arrangements provided for by a City-Developer Agreement.
ROADWAY
The fee for non-residential uses depends on the proposed use of the property.
Details are available in Chapter 13 of the Land Development Code.
$2,666 for a 1-inch meter. Actual fee depends on water meter size and/or if a
new meter is installed.
$200 for a 1-inch meter. Actual fee depends on water meter size and/or if a
new meter is installed.
WATER
SEWER
TREE PRESERVATION. TREES NOT LOCATED WITHIN THE RIGHT-Of-WAY MUST BE PRESERVED
during construction. Before construction begins on the site, protective fencing must be
installed around all preserved trees located outside the right-of-way. The fencing must
Agenda Item No.2 - Page 6
be located at the dripline of the preserved trees. The protective fencing may be
comprised of orange vinyl construction fencing, chain link fence, erosion control fencing,
or other similar fencing. The fencing must remain in place during the entire construction
period.
PARKLAND DEDICATION. Parkland dedication fees are due at the time of approval of the
final plat. The fee for non-residential uses is $800 per acre. The fee must be paid
before the plat is recorded with the County Clerks Office.
CONSTRUCITONS PLANS. Construction plan red lines may be picked up at the Engineering
Department, Second Floor, 100 Main Street. Contact Robert Woods, 817.503.1094, for
more information.
PUBLIC HEARING SCHEDULE
Planning & Zoning
Commission:
City Council:
Monday, April 25, 2005, 7:00 p.m.
Not Required
Please submit the following to our offices:
· 11 folded copies of the revised Final Plat drawing
· one 8%" x 11" reduced copy of the revised exhibit
· A written letter addressing each comment stating the comment has been addressed
or stating reasons why the requirement should be modified or waived.
The above requested items must be submitted no later than noon on Tuesday, April 19,
2005 in order to make the scheduled hearings. The item will not be scheduled for the
Planning & Zoning Commission meeting until all items are submitted.
Please contact me at fullerc@cLcollevville.tx.us or 817.503.1054 if you have any
questions.
Agenda Item No.2 - Page 7
Applicant's Response
C&P Engineering, LTD.
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P.05.()):; Lnngwood ESUites at Ross Downs. Replat
I >t~M \fr Fulkr
V\'(< 1ct:l:1H"d the Devdopm':'l1l Review COmll1tlh.'C ....~mlIllcllu Oil the Plt'\lously subulIUed feplat
H.u,crl on those comments, we have revisc.1tne rcpl.. ami our response to InOll< comments is li:.ted
Ix;lo.....
Comment t! J We have pn:r'ildcd emergency access from Coleman Court to a fire Inne on this
pmjJ\.'ft)'. Thi... c()tlrn.~1i(m waswordinated with Fite MIUShall, Jeff hlllC'!l
Cmnlfl<:nt #; We IUtve comdlnattxllhi:\. with nle ManJ1al1. lell'Jollt..'S.
(. ;)mmi:rll h, We ha\.<c plmxicd an additll)nal 1) ft~ of R.O IN toward the \\eslt'r1y properlv lint'
d t,)!:!' ROW "wlth or to alone. "H ::'6 ((",,!IC'i,illl' Blvd I
(..,mrqenl ^,,; \\e !1;\VC ,1ddrc~'l'd thiS ,:ommenl
1.;mUHeltt ti:'i We have addressed thiS comment
(onlnlenttlh \Ve h.wc addressed tnjs comment
I. omrn.;:nl ,~, We haw provIded a '1. ..idewalk adjaCeflt to LOllgW(Xx! Drive l)least' rct'ef' 10 sheet ,I
\IfIll... JC'idnpmClll plans The dc\dtlflCl Wll! ~mw rtHl:d~ for flle stdcw"l;, <llong
Colley\ilJe Hoult:\aJd al the time ofissuance ortbe ooilditlg permit
C.,)rl1nwm tiS We havr coordinlm~d this v,hh Chris rll lIer , plea..e SCt~ IIllarh("(llcner
I. ommen! ,,'I We have coordma!l"l! dllS Willi Clms Fuller
If Y'JlI have ally fuoher questions or comments, you can leach me al \l72-M4.280{l rhank you for
\our asststance 011 this pmject
SiO(clIrely,
r&.::L.'.~ ....E.ne'/;".mcF,?,.";Yd;
. ! I~I'
i iI/I. .
I '; , I!VfJ
jJnml \! \\oodlin .E
Agenda Item No.2 - Page 8
.~
Texas
PLANNING & ZONING COMMISSION
AGENDA BRIEFING
Agenda Date:
Subject:
April 25, 2005
G-05-008 - PUBLIC HEARING - Amendment to Chapter 3,
Section 3.23 of the Land Development Code regarding Planned
Unit Development ZoninQ ReQulations Tabled 04-11-05
UPDATE 4-25-05
Th is agenda item was tabled at the April 11, 2005 meeting to allow an opportunity for
Commissioners who were absent to provide comment.
STAFF REVIEW COMMENTS
Over the past few months, the Planning and Zoning Commission have met on four different
occasions in workshop settings, to discuss revisions to the Planned Unit Development
(PUD) zoning regulations. One of the major areas of concern, with the current regulations,
has been the amount of open space area that developers have proposed in the past with
some of the development proposals versus the amount of open space required by the
Land Development Code. In the past, there have been considerable discussions by the
Planning and Zoning Commission over the amount of open spaces that have been used for
storm-water detention.
The current PUD regulations were adopted in 1977 as part of an overall zoning regulation
update. The PUD regulations have changed little since that time. The regulations are
quite lengthy, and contain many confusing requirements, and in some instances
unnecessary provisions. Development patterns in Colleyville have changed significantly
since 1977, and the current regulations are not achieving the desired results with the type
of developments preferred by the Colleyville Master Plan. Staff believes the regulations
could be revised to achieve the goals stated in The 2004 Colleyville Plan. Furthermore, the
regulations can be written in less confusing, more specific language, which would greatly
improve the quality of the PUD proposals.
The Colleyville Plan, recently adopted by the City Council, contains several goals and
objectives related to open space and PUD regulations. These goals and objectives
include:
· Promote greenbelts and buffer areas in front of subdivisions adjacent to major
thoroughfares
· Plan for all neighborhoods to have access to sidewalks and hike and bike trails
· Limit the amount of open space that can be utilized for detention ponds to 50% of
the open space area in a residential PUD
· Require amenities in residential PUD open space areas such as benches, sidewalks
and play areas to enhance the quality of the open space
Agenda Item No.3 - Page 1
· Ensure that open space areas function as quality areas for the neighborhood
· Establish a minimum size for open space
· Require tree planting or enhanced landscaping for PUD buffer areas along streets
Planned Unit Development (PUD) zoning became increasingly popular during the early
1960's in response to many perceived problems associated with traditional zoning and
subdivision practices around the country. Developers often complained to municipalities
that under traditional straight zoning, only the best lands could be developed, leaving many
parcels undeveloped due to higher development costs and causing a hop-scotched pattern
of neighborhoods with no interconnectivity.
Most early subdivision developments had taken place on flat sites, which were cleared of
all trees to make construction economical. Developers argued that they should be able to
cluster development to achieve a higher density, on the best parts of a tract, and utilize the
un-developable parts for open space. This approach argued was more sensitive to
environmental issues, yet produced the same overall net development density as a
traditionally zoned tract. Benefits to the developer included lower overall development
costs by concentrating infrastructure investments and enhancing residential developments
with greenbelt amenities. Benefits to the community were the generation of more open
space areas and a pleasing rural atmosphere.
However, municipalities were not quick to accept PUD zoning due to the language
contained in most state's enabling legislation, which required uniformity of regulations
within zoning districts. PUD's regulations tend to be variable and generally do not comply
with the uniformity requirement. It was not until model PUD ordinances had been
published in the mid-1960's by several nationally recognized housing and development
associations that PUD zoning became an accepted zoning practice around the country.
The goals and objectives of PUD zoning generally focus on four issues: (1) flexibility in
development standards, (2) encouragement of innovative housing types and choices, (3)
provision of increased amenities; and (4) the role of negotiation and improved public
regulation of development.
Attached is a copy of the current Colleyville PUD regulations, which shows the proposed
language being deleted or inserted. Also attached is a copy of the proposed ordinance,
which if approved by the City Council, will amend the Land Development Code to
incorporate the recommendation of the Planning and Zoning Commission.
The following is a brief summary of each of the major changes proposed to the PUD
regulations:
A. Purpose - This section of the PUD regulations is being streamlined so as to be very
specific. A large part of the existing text is being deleted as being unnecessary.
B. Ordinance Required - This is a new section that describes the procedure for changing
the Official Zoning Map upon approval of a PUD and includes the components that will
comprise an approving ordinance.
Agenda Item No.3 - Page 2
C. General Standards - This is a new section that clarifies the applicability status of all
other regulations in the Land Development Code.
D. Classification of PUD's - This section establishes the PUD-R and PUD-C designations
for PUD's. The PUD-I is being deleted, since any such use could become a part of a
PUD-C.
E. Permitted Uses - This section outlines the process for listing the uses allowed within
any particular PUD.
F. Prohibited Uses- This section states that any uses not specifically mentioned in the
approving PUD ordinance are prohibited.
G. Maximum Residential Density - The 1.8 dwelling units per acre is retained as the
maximum density allowed in a PUD. Language also includes the methodology for
calculating the density of a residential PUD.
H. Density Bonus - This section has been added to provide guidance to a developer who
chooses to seek a residential density higher than the 1.8 units per acre by requiring
additional open space or through the addition of enhanced amenities by the developer.
/. Minimum Residential Lot Size - The 13,000 square foot minimum and 16,000 square
foot average lot sizes are being retained, as in the existing PUD regulations.
J. Open Space Requirement - This section retains the 20% open space requirement for a
PUD, but limits the amount of the open space that can be used for detention to 25% of
the open space area.
K. Submittal Requirements - This section identifies the minimum documents required for
submittal of a PUD.
L. Preliminary Plat - This section allow the developer the option of including a preliminary
plat with the PUD application for purpose of expediting the development process.
M. Approval Process - This section states that a PUD application will be reviewed by the
Planning and Zoning Commission and the City Council using the same procedure as
any other rezoning application. This section also includes language to allow the City
Council and the Planning and Zoning Commission to approve a proposal that includes
a waiver or modification of any PUD regulation or to impose conditions on a PUD
proposal in order to address neighborhood concerns or to meet the planning and
development goals of the community.
N. Effect on Existing PUD's - This section states that previously approved PUD's shall
remain in effect and are held harmless by the new regulations.
PUBLIC HEARING SCHEDULE
Planning & Zoning
Commission: April 11, 2005 & April 25, 2005
City Council: May 3,2005 and May 17, 2005
RECOMMENDATION
Prepared by:
Approval
Agenda Item No.3 - Page 3
Existing PUD Regulations Showing Proposed Changes
Section 3.23 ~ fPlanned Unit Developments ~
3.2J..^. PUg R: PUg C; aR€I PUg I PlaRRe€l IJRit ge'.'9J€HHl'leRt gistrists (R Resi€lsRtial: C C9R;;'jFR€lreiGlI:
aR€l1 IR€lblstrial
TR€l re!!!bllati€lRS S9t f9rtR iF! tRis SeetieR, er as S9t fertR 91s9VJRere iR tRis CRa~ter '::REm r9kme€l te iR tRis
S€letieF!, are tRe re!!!bllatieRs ef tRe PUD R; C; er I; PlaF!Re€lI...IRit DelJele~fl1eRt Distriets.
3.23.Q Pblr~ess aR€lIF!tt~Rt
A. Purpose -The purpose of a Planned Unit Development (PUD) aR€I iRtSRt ef tRis €listriet is to provide
for greater flexibility and discretion in the approval of residential, non-residential and mixed use
developments by encouraging creative, efficient and aesthetically desirable residential and
commercial projects that are superior to what could be accomplished in other zoning districts
through the use of increased open spaces, greenbelts, or by providing enhanced amenities or
features within the development that will be of special benefit to the property owners or to the
community. aesefl1me€lGlte ~laR Rea assgeiatieRS ef IGlR€I blS9S €I9vele~e€l GIS iRte!!!raJ IGlR€I blse blRits sl,lel'l
as: iR€lblstrial ~Glrl~s; effies ~arl<s; eSfl1fl1ereial er servi€e sSRters; SREl~~iR!!! eSRters; FElSieeRtiGlI
€I9'Jele~fl1eRt Elf fl1bllti~le er fl1ixe€l ReblSiR!!! ty~es (i. e., eeRveRtieRal SiR!!!I€) fafl1ily €IetasRe€l €I\'/slliR!!!S,
€Ibl~IE;mes, mblltifamily a~G1rtfl1eRts, attaeRs€l tEl'I:RReblses, e€lR€l9fl1iRiblfl1 fl1blltifafl1ilj €I\':elliR!!!s, ::~r
Remes, "9 let liRe" RElfl1eS, aR€I ~Gltie aR€I atriblfl1 RElfl1es); aR€I etRer a~~re~riat8 aF!€1 eem-4.--8
semBiRatieF!s ef JaR€I blS8S 'tJRisR fl1G1Y B8 ~IGlRRe€l, €levele~e€l GlR€I e~8ratee as iRtB!!!ral laRa blSS blRits,
eitRer B~' a siR!!!le eWRsr er eefl1BiRatieR @f e\':Rers.
TRis €Iistrist is €IeSi!!!Rs€l te sRe9blra!!!e tRe fl19St GI~~r9~riGlt8 blses €If I:;JR€I, ~erfl1it flexiBility te eRs9blra!!le GI
fl1ere sreati'/e, sffisieRt, eRvireRfl18Rtally ~lgasiR!!l aR€I GlestRetis €IeSi!!!R r€l!!lar€liR!!l tRe s~atial arra:g::e:~
€If Bblil€liRgs ana IGlR€I blses, e~eR s~ases, simbllatieR aR€I traRs~ertGltieR ~attems, aR€I s9Rsi€ler ti
s~eeial site GlR€I te~9gra~l'Iis featblres.
Ds\'eI9~meRt e9Rtr91s aifl1e€l at assblFiRg tRe sRaraster, sSfl1~atiBility ef fl1iHe€llaR€I blS9S, aRe RGlrfl19RieblS
aR€I tifl1ely ee'/ele~melRt ef tRe ~rGj9st are fl1aiRtaiRee tRf€lbl!!!R tRe estaBlisRfl1eRt ef staR€lar€ls s~eeifige fer
VaF-ieblS laRe blSBS, yar€ls, site eevsrags BY Bblil€liR!!!s, ete., '.'/RisR are eeterfl1iRe€l BY aetblal €IesigR GlR€I
iRser~erats€l iRte tRs ameR€liR!!! 9r€liflaRse ef tRe zeRiflg rS!!!bllati9Rs. b.il~El'Nise, site ~laRs, ee'J9Ie~meRt
seRe€lblles, €lraft restrieti'/e €lee€l e9'/9RaRts aR€I €Iraft ~re~erty e'.'JRer assesiGlti9R S@VElRaRts wl'leR
a~~lisGlBle, are re~blirse t9 Be SblBfl1ittB€l.
TRe Offieial ZemiR!!! Ma~ €lf tRe City eRly i€leRtifies tRess PlaRRs€l WRit DeveI9~fl1eRts (p'JD's) tRat RaVEl
BeeR ~revi9blsly a~~rElve€l BY tREl City CeblReil. TRe fl1a~ €lees R9t feresast tRe leeatieR Elr ty~e €If ~laRRe€l
blRit €le'/8Ie~fl1eRts Bblt aSSblfl1eS tRat every ~G1rssl sf laRa witRiR tRe SSfl1fl1 blR it). Ras tRe ~etG;mti91 sf BeiR!!!
a~~rs~ri:;Jtely ~laRRe€l blR€ler tRe rEl!!!bll3tisRS set fsrtR RsreiR; tRerefer@, relies SR tl'le s'.'mer t9 iRitiGltB a
~etitieR fer ZeniR!!! el'laR!!!c.
B. Ordinance Required and Effect on Official ZoninQ Map - Every Planned Unit Development
approved under the provisions of this section shall be considered an amendment to the Land
Development Code and Official Zoning Map of the City 0' Colleyville, Texas. In approving any
request for a Planned Unit Development district, the City Council shall, upon recommendation of
the Planning and Zoning Commission, incorporate in the approving ordinance reference the
approved site plan, supporting documents and include other conditions or restrictions imposed
on the project by the Commission, including those of the Council. The approval and adoption of
the amending ordinance by the City Council shall result in the appropriate change to the "Official
Zoning Map. "
C. General Development Standards - The standards and requirements set forth in the Land
Development Code shall be applicable to every Planned Unit Development, except where a new or
different standard or requirement has been set forth in the ordinance establishing the PUD
district. Such standards or requirements may be in addition to or in lieu 0' a development
standard contained in the Land Development Code. The ordinance creating the Planned Unit
Development may establish these requirements specifically in the ordinance or by reference to
another zoning district.
2.22.C Use Re€lwlGltieR~
b..aFHiI, BwilaiFl~s er strwstwr9S v:it!;liR aFlY "PlaRF-l9a UFlit b}9v€lIElJ'l~eFlt gi~tri€t" ~ay Be wsea fer aFlY
aJ'lJ'lreJ'lriate €e~BiFlatieR ef J'lriRSiJ'lal wses, ass9ssery wsss, se~~wRity fasility wses, aRa sJ'l9sial wsss
J'l9r~itt9a iR aRY a~riswltwral, resiaeRtial, se~~8reial er iRabl~trial ai€trist wit!;liR t!;le City; !;lev/Elver, t!;l8 City
PlaRRiFl~ aFla ZeRiFl~ Ce~~issieFl aRa City CewFlsil reserve tR9 ri~Rt te J'lFeRiBit aFla 8w,ilwae seFtaiR wse~
't/itRiR aRY J'llaflFlea aistrist \'JR9R, iR tRsir eJ'liFlieR, tRs iFl€lwsieR ef ssFtaiR wsss '!Iew!a er €ewla sawse er
sreats aR aaverss i~J'la@t witRiR er te aajaseFlt aeve!eJ'l~Emt, er Be aR etRe",,:iss iRaJ'lJ'lreJ'lriate wee \'/itRiR
tRe aeveleJ'l~ElFlt er eetri~eFltal te J'l9rSeR€ er J'lreJ'lElFty Bet!;l '.\'itRiR er aQ1GlSElFlt tR9rste. Fer t!;le J'lwrl'les9s
ef t!;lBse re~wlGltieRs J'llaF-lRee wRit e9veleJ'l~eRt eistriGt~ sRall Be seFlfiRee te eRe ef tRe fGlle'IJiR~
aesi~Rat9a slassifisatieRs, aRa sRall Be eeSi~RGltee ElR tR9 Offisial ZeRiFl~ MaJ'l iFl t!;ls fGIIEl\\'iR~ ~GlFlFler
WSiR~ tRe letter GlBBreviGltieRs ef SWSR eistrists:
"pl.m R" (PlaRRee URit ge\'BIElJ'l~SRt Re~ieeRtial);
"PUg C" (PlaRRee '_'Rit gsv8IsJ'l~eRt Ce~~srsial);
"PUg I" (PIGlRRee URit geveleJ'l~BF-It IRawstrial).
D. Classification of Planned Unit Developments - The approving ordinance establishing the Planned
Unit Development shall include one of the following classifications, which shall also be shown on
the Official Zoning Map using the applicable letter symbol.
Planned Unit Development Classifications
PUD Classification Planned Unit Development- Planned Unit Development -
Residential Commercial
Map Symbol PUD-R PUD-C
Primary Uses Allowed Planned developments Planned developments
containing primarily containing primarily
residential dwelling units, commercial, office,
which when grouped into professional service, retail
clusters may have a higher and institutional uses and
density than a conventional facilities or combinations
single family project of the thereof developed in
same acreage, but where an accordance with an overall
appreciable amount of land development plan, which may
for open space is reserved include a small residential
'or the use 0' the residents component, such as a mixed
or where an area exhibiting use, provided the maximum
environmentally significant ratio 0' residential is
or natural features is specified in the approving
preserved. ordinance.
2.22.g PElr~ittBe Use~
1. "PUg R" PlaRRse URit geveleJ'l~eF-lt: ResieeRtial (wRere tR9 ~31erity ef laRa wse is aesiSF-IateEl
fer fElSiEleFltiGlI J'llolrJ'leSBs)
G1. .^.RY siRSle J'lwrJ'lBse er ~i)(9El tYJ'le €If rB~ieeRtii3l av:elliR~s, iFlslweiR~, Bwt RSt !i~itea te:
QetGl@Ree SiRSI9 fi3~ily a'NslliFlSs eFl seFl'/9RtiBFlal sblBeivisiem tYJ'le lets; G1ttas!;lee Elv/elliFlSs
Slol@!;l as €l1olJ'lle)(8S aFla te\':R!;leblses; "@Iwster !;lewsiFl~," J'latie Re~es, i3triw~ !;le~es, "9 let
line" !;le~9s ('::itR a ~a)d~bl~ ef eFle siee \':all ef tR8 ElwelliR!l iFl se~~eR witR a siae J'lreJ'l€lF-t~,.
1ir.:l9), ~wltifa~i!y i3J'laF-t~9Rts, flats aREl @ElREle~iniw~s ef ~i~i1:ar ReblSin!l tYJ'les.
b. Ce~~wFlity FGlsility U~es, i3S aJ'lJ'lrevea by tRe City (aFlEl wReFl iFlteRElee te serve tRe
rg~iEleFltial Elev9IQJ'l~ent).
G. .^.!lri€wltwr:al Uses, i3S aJ'lJ'lreveEl by tRS City.
2
a. CElmmerBiel Uses, ':dHilA e JijaF-t Elf a resiaEilFltiel aevelr3JijmEilAt aAa as a II EilV:S a iA BEilAfsFmaABEl
witA tAB JijEilFmittea W~BS eAa re~wletiEilAS Eilf tR8 "C~J ~Jei~RbEilrREilEila CEilmmerBiel eistriBt;" aAa
limitea iA tEiltal eree tEil AEilt mEilre tAeA (1 Q) aBrEilS. \}.'Asre tAB Awmber sf a'.\lelliA~ wAits
f<lrSf<lSSBa iA tAll "rue R" aistri€t iAaiBatss e Aesa fer e ~reeter am SWAt Elf eElmmsreiel laAa
eBree~s tReA AereiA ellewea, eAa tRB eJijJijIiBaAt aesires ~rsetsr flsxibilitj Eilr FflElre Jijsrmissi':e
BEilmmBrBiel wses tRaR tRElSS €EilAteiAsa iR tAll "CH' aistriet rEil~wletieRs, tAB eJijf<llieaAt sRall
~wbstaAtietEil eAa aEileWmeAt tRll ABsa fElr ~weA aa6litiElRel a€re3~B eA6ItEilr wsss vie a market
3Relysis Eilr EiltRBr similar mBtREila bstere SWBR e6laitieAallaRa a€rIl3~B Eilr W~BS arB ells'.';e61 aAa
3f<lf<lrBVe61 by tRe City.
e. SJijBBial I!XBBJijtiEilR U~es, as 6Iesi~Aate61 fer tAB variews rBsia€lFlti31 aR6I eemmBrGial 2EilAiFl~
6Ii~triBts iR tAB "Mb. b.i~At MaAwfa€twriR~ aAa IAablstrial eistri€t", Ffla~' be allEilv:ea by tAS
CElmmissiEilA aRa CEilwRBiI by ri~At, witAiA a "Plle R" aistriBt, ':i.'itAEilwt revis'.'! aAa a Jij Jij rEil va I by
tAe ZEmiA~ QEilara Elf 1\6Ijwstmemt, iABlwaiA~ 3RY restrietieRs imJijesea tRereElA. TRe e~fteAt aRa
IQ€3tiEilFlS tAersEilf sAall be SAEil'.\'R EilR tRe site JijlaR aRa eSRtaiAea iA tAe SWf<lf<lEilrtiR~ aeBwmsRts
AereiA re~wirea.
f. .^.eGBSSEilr~' Uses, ewstEilmarily iAGi6lrmt31 aR6I SEilGeR6Iary tEil aAY allEilwea f<lriAGif<lal WSQ~ allEilwea
iFl tAEl res~eBtive resiaeAtial 6Iistri€ts Elr €ElmmerGial 6Iistriet, V:itA resf<lElet tEil tAe ty~e Eilf
resiaeAtial Elr ReRresi6leAtialw~ss ~rEilf<lElse61 iR tAe"PblC R" aistriBt.
2. "pue C" PlaRAEila WRit ee':eIEilJilmeAt CElmmereial (wAers tAe majEilrit~' Eilf laA6I wse is 6Iesi~Aate61
fEilr BemmElrBial ~wr~eses)
3. SAe~~iA~ BeRters, GemmerGial er ser:viGe GBAters, ef:fiBe Jilarhs, majer reGreatieAal aFl61
ElFlteF-taiF-lmeAt faBilities, aA6I EltAer siFflilar bw~iAe~s aRa eemmereial BeAters er faBilities 'J)AeA
SWBA wse~ are iA GeAtermaF-lBe witA tAB v3riElws GemFflElmial 2eAiRS aistriGt reswlatiElAS Elf tAis
CAaJijtBr. Resi6leAtial wse~ similar te tAElS9 SBt fertA iR tAe "RMF Mwltifamily Resi6leF-ltial
Di~triGt. "
b. CemFflwAity FaGility lIsgs, as aJilJilrElve61 eRa alle'l:ea by tAe City.
G. SJijeGial 1!}(GeJijtieR Uses, as 6Iesi~F-late61 fEilr tAB veriews BElmmerGial 2eRiA~ aistriets iFl tAB "Mb.
b.i~At M3F-lWfa€twriF-l~ aRa 1F-l6lblstrial eistriet" may be allEl'.'lea by ri~At by tAe CEilmmissieA eF-la
C9b1F-leil witAiR a "rue C" aistriet '!.TIAeblt review aAa aJijwe';al by tAe ZeF-liA~ Qeara ef
^€ljblstmeAt, iAelblaiFl~ aAY re~trietieFlS iml3e~ea tAereeFl. TAe e}(teAt aRa leeatieAs tABreef
~f::1all 139 SAEl'/:A ElA tAe site f<llaR amI eElRtaiRe61 iR tAe sWJilJilertiA~ aeGWmeAts t:lereiA re~loIirea.
a. .^.BeeSSerj Uses, Bwstemarily iABi6leAtal aF-la ~eeeF-laary te eAl alle\'Jea JijriAeiJilGlI b1ses witl;!
rg~~9Bt te tAe ty~e ef b1ses wef<less€l iA tAs "PUD C" ai~triet.
J. "PUD I" PlaAAea UF-lit De'/eleJijmeRt IR6IloIstrial ('I.'Aers tAe m:ajsrity ef laRa b1~9 is 6Issi~Ratea fsr
iR€llolstrial Jijlolr~eses)
a. SiR~le er mlollti ~b1rJije~e iF-l6lw~trial Jijarks sf iARevative laR6I b1tiliz3tieA allewiR~ fsr GlA
aJijJijFgeiable emewAt ef 13R6I reservea fer el3eA ~Jil3ee, seR9rEilWS bblil6liA~ setbael(s \'JitA
laRaSB3Jijea u-sRt la':.'Rs, GlR6I jeiAt b1sGl~e ('A'Rere feasible) Elf f<larkiF-lS aF-la ~tera~e areas. TAB
priF-lGiJijel b1~9S ...:AieA may bs JijermiUe€l tR9reiA sAall be as allewBa aF-l61 iA BSAfsrmaAB8 witA
tAB F9~wlatieF-ls s~tablisAsa fer tR9 variebls GElmmereial aRa iR6Iblstrial 29RiF-l~ 6IistriBts
Blse'NAere aesGribe61 iR tAi~ CAal3ter.
b. Re~i6leF-ltia/ Uses, simi/3r ts tAes9 set fsrtA iR tAe "RMF MblltifaFflily Resi6leAtial eistriet. "
G. CSFflmlolAity Faeility llse~, as 6lllswe€l rima \'JAeF-l a l3aFt ef em iRablstrial sr iAalolstrial
QemmerGial aevels~mef.lt, as ap~rsvea b,' tl;!e Cit~'; eHee~t tl;!at ~wblie aAa seFfli plolblie
s@Assls, BAblreRes, temJijles, s~'F-lGlseSloIes aRa etRer ~/aees ef '.'Ier~AiJij are aiSG8Wrase€il iR tAis
gi~triGt b1AIBSS tt:leir IBB3ti8R~ are a~~re\'e61 by tAB City PlaF-lF-liA~ C8mmi~sieR aF-la City CeblABiI
6Iye t9 iaR e'JerriaiR~ ReB6I fer ~IoIGR WSB iF-l aR iA6Iblstrial 3rea.
3
e. Sl'lesi31 I!!xsel'lti@R Uses, as eesigRatee fer tRs vari@\oIS iRGl\olstrial zeRiRg Glistrists iFl tl::18 "Ml
ligRt MaR\oImst\olriFlg aFlelFlGl\olstri31 gistri€1t," FR3Y Be all@wee Bj' rigRt BY tREl CSFRFRiS~~ ~AgGl
Ce\olRsil '.':itl::1iR a "P!Jg I" eistrist '!:itRe\olt rElvie'.v aRGl al'll'lreval BY tRs leFliRg -~~a -f
t.9j\olStFRSRt, iR€1I\o1GliRg aRY rBstrietisRs iFRl'lessGl tRereeR. Tl::1e extBRt aRGl lesatieRs t~~~9;f
shall BEl SRS\:JR SR tAB site 1'l13R aRS sSF'ltaiF'l9S iR tRe s\oll'll'lertiRg aSS\olFRBRts RBreiFl rEl€l\olirea.
9. I'.€sessep/ !JSElS, s\olsteFRarily iReiGl9F'1tal aFls SElSeRGlarj te aFlY alleweGl WiReil'lal \oIS8, \':itR
resI'l9st ts tl::19 tjl'l9 ef l.lses ~re~eses iR tAg "PIJg I" Glistrist.
E. Permitted Uses - The uses permitted in a Planned Unit Development shall be enumerated in the
approving ordinance with land use descriptions consistent with the Table of Permitted Uses,
contained elsewhere in this Land Development Code. A Planned Unit Development may aI/ow a
combination of land uses, a specific use, or a class of generic uses, such as single family
residential, office, retail, commercial or educational facilities, or a reference to another zoning
district.
J.2J.1!! PreRiBiteGl !Jses
F.
Prohibited Uses - Uses not expressly permitted in the 'I3ris\oIS zeRiFlg Glistrist reg\ollatieRs ef tl::1is Cl::1al'lter
:~~ e~~~=~ly,!:sl::1iBiteGl iFl aF'lY "PL'g" Glistri€t \oIRlsss etReFv:ise a\oltl::1srizsGl aRGl al'll'lreveGl BY tRe P~;Ri~
3Fl9 leRiRQ CeFRFRissieR aRGl City CS\oIRsil iR s@Flf@rFRaRss \Vitl::1 tRe al'll'lre'/iF'lg erGliRaRse. ordinance
approving the Planned Unit Development shall be prohibited.
G. Maximum Residential Densitv - The maximum residential density permitted in any PUD-R district,
or in a PUD-C district where residential uses are proposed, shall not exceed 1.8 dwelling units per
gross acre. For the purpose of this regulation, the density calculation shall include all residential
areas of the project and one-half of any abutting street situated adjacent to the project. This
calculation shall exclude all proposed non-residential acreage from the gross acreage.
H. Densitv Bonus - A proposal for a PUD-R or a PUD-C containing a residential density exceeding
1.8 dwelling units per acre may be considered where the amount of open space area provided
exceeds the minimum open space requirement or where additional amenities are provided within
the open space area. A PUD proposal which contains a density exceeding 1.8 dwelling units per
acre shall only be acceptable in an area consistent with sound land use planning, such as a
transitional area situated between commercial uses and less dense residential developments, or
near a major street intersection, or for smaller parcels with unique topographical features that
make less dense development economically difficult.
I. Minimum Residential Lot Size - Notwithstanding Paragraph G above regarding maximum density,
the minimum lot size in a PUD-R district shall be 13,000 square feet, with an average lot size of
16,000 square feet. No lot shall have less than 100 feet of width at the building line. The minimum
lot size in a Planned Unit Development district shall be stated in the approving ordinance.
J.2J.F O~9R S~3SS R9€1\o1ireFRent&
J. Open Space Requirements - IFl RssiseRtial PlaF'lRSS L'Rit ge\'8Is~FReFlt sistrists S€mtaiFliR~ rssiaeFlti:a1
\oIses, SSFRFR@R SI'lSFl s~ase (wl::1etAsr seGlieateg te ~\oIBlis \01109 er SWFlSGl aRS FRaiRtaiRes iR SSFR~~~~y ~
@r ~aFt sf tRe eSe\ol~aRts ef tRe PUg Glev9IEl~FRQFlt tRrel.lgl::1 a ~re~SFtY eV:Rsr assesiJtieR) laR- __ II __
ressrvsGl ~FiFRarily ~er tl::1s leis\olre aRs rssrElatieRal ~S8 ef tl::1e ~r@js~t's @Se\ol~aRts, aRe reasiI)' ~se~~:
tRBrete. T~9 €l\olaRtlty sf S~FRFReR e~eR s~ase re€l\ollree. sl::1all SeFR~nSB Ret less t~aR tweRty (2g~v~ ~_~....."
ef tA8 Wej8Gt area. aalGl elSeR s~aGs FRay /;)13 vansGl GlsV/RWaFGl BY tAEl City PI61RRIRg aM ~FlIA~
CeFRFRissiSR aRe City Ce\olRsil wAeR a lesser aFRe\olF'lt ef S\olSR e~eR slSase v!e\ollGl Be FRere a~~;~;;t~ te
tAB GleRsity sf aev8le~FReRt SF size ef mFRiliss eF AEH,/seRelss ISre~esse iR tRB ~r9.iBst, ~llols tAB 3~aji;~ility
aRGl RatlolrEl €If a€ljasBRt ~IolBlis e~eR slSase. FeF tAB ~\oIFlSese ef tRis CAa~teF, SElFRFReR e~Em slSGlse is
e1efiRee as fsllews:AII requests 'or approval of a Planned Unit Development shall include provisions
for open space areas in conformance with the '0110 wing:
1. Residential Areas - For all residential uses, common open space land, comprising not less
than twenty percent (20%) of the gross residential project area, shall be provided for the
4
primary use of the occupants of the residential units.
2. Non-Residential Areas - For all non-residential uses, open space land, comprising not less
than twenty percent (20%) of the non-residential area, shall be provided. Said open space
area may be the same area as the landscaped area required elsewhere in this Land
Development Code.
3. Definition of Common Open Space. For the purpose of this section, common open space is
defined as follows:
4.a. Common Open Space may includes:
b.9F1€1 Elrea ef tRe €IElv8Ie~~Emt 3ssesl;;iel9 te 9n€l ~eF-~aFleFltly rSl;;erve€l fer tRS s8~~eFl ""&8 ElFl€l
eFljey~sRt ef tR8 eee""~ElRts sf tRe ~rejElst fer leis""fe 9F1€1 reereEltieRal ~Yr~eS8S, fer \'JRieR s3i€l
9reEl is Flet sevsr8€1 e; eYil€liR~s, str""st""fes er ~arl~iR~ e}(sEl~t tRat resreatieRElI faeilities ElFl€l
str""stblrss ElFl€l tReir gesssser)' ""sss aFl€l relate €I ~arkiFl~ ~ay ee leeate€l V:itRiR SEli€l e8~~eFl 9~eFl
s~aes 9S 19F1~ as tReir tet91 i~~ep,!iel;ls SYrfgees (~aviR~, reefs, ets.) €Ie Flet eeFlstitl;lts ~ere tRaR
fi'Je (5) ~smeRt sf tRe tetal se~~eR e~eFl s~ae8.
i. land area of the development used for aesthetic, leisure and recreational purposes,
that is accessible to and permanently reserved for the common use and enjoyment of
the occupants of the development,
ii. golf courses, parks, and public open space areas adjacent to the development, which
are readily accessible,
iii. low-impact passive uses include conservation of open land in its natural state (for
example, woodland, fallow field, or meadow), neighborhood squares, common areas,
picnic areas, community gardens, walking trails, bikeways, other kinds of pathways,
and similar low-impact passive recreational uses, or
iv. active recreation uses including recreational playing fields, playgrounds, tennis
courts, neighborhood pools, and clubhouse structures.
2.b. Common Open Space does not include:
a i. Land areas reserved for the exclusive use and benefit of an individual owner or tenant,
e.ii Public or private ~ street right-of-way, parkways, alleys, driveways, parking or loading
areas, except as otherwise allowed in paragraph a. above,
G.iiiC/::1YrsR Religious institutions or private school sites, or
€I. OtRElr eYileliR~s, l;;trystyres er faeilities t/::1aR t/::1ese alls'Ns€l iR ~9f3~r31S/::11. 6leeve.
s. Utility ElaSe~eRts, 6lR€I €If6liRa~El eaSEl~eRts less t/::1aR eRe RYFl€lre€l (100') feet iR v:ielt/::1.
iv. street medians or islands.
4. Open Space Design Requirements.
a. An application for a Planned Unit Development that includes a common open space area
shall include a written description or a plan of amenities, such as landscaped areas, trees
and shrubs, sidewalks and trails, benches, pavilions, and play areas, to be included in the
open space areas.
b. The maximum amount of common open space used for storm water detention or retention
purposes shall not exceed twenty-five (25%) of the common open space area. If the open
space area contains a retention pond, the pond shall include at least one (1) aeration
device, such as a 'ountain, waterfall or underwater device.
c. Common open space areas adjacent to street rights-of-way shall be a minimum depth of
twenty-five (25) feet and shall be landscaped to include the retention or planting 0' one (1)
three (3") inch caliper tree per each fifty (50) feet of street 'rontage, which may be
clustered or distributed within the open space area.
5. Guarantee 0' Common Open Space. In order to guarantee the preservation and maintenance
of the common open space, one of the following methods shall be required:
5
a. Public Open Space - Common open space may be conveyed to the City or other public
agency, provided the public agency accepts the conveyance and agrees to maintain the
common open space and any buildings, structures or other improvements.
b. Private Open Space - Common open space may be conveyed to a homeowner's
association or property owner's association, provided the declaration of covenants and
restrictions that govern the association include, but is not limited to, the following:
i. the establishment of the association is made before any lot in the development is sold
or any building occupied,
ii. membership in the association is mandatory for each building or property owner and
any successive owner and give the association the power to compel contributions
from residents of the development to cover their proportionate shares of the costs
associated with the maintenance and upkeep of the common open space areas,
iii. ownership and maintenance of the common open space is guaranteed by a restrictive
covenant, which is permanent, running with the land for the benefit of the occupants of
the development and state that the association is totally responsible for the
maintenance of the common open space and any improvements,
iv. submittal of a draft copy 0' the proposed covenants at the time of preliminary platting,
which will ensure the guarantees stated in this section and provides 'or restricting the
use of common spaces for the designated purposes, and
v. the plat contains a note stating that the common open space shall be maintained by
the home owners association
J.2J.G Mcmill1b1FJ1 Re&iasFlti:a1 Q~msit',' PerFJ1itt@8: :aFl8 QeFlsitv IFl€lre:ase QeFlblses
1. HIe FJ1GudFJ1b1FJ1 resi8eFltial aElRsity ~ElrFJ1ittEl8 iR aFl~' "PlJQ R, C :aFl8 I" 8i&tri€lt, '://::1ere resi€lsRtial
"'&8S ar8 ~r8~ese8, s/::1all Ret ElX€l8Sa t/::1e ll1a)(iFJ1\;1FJ1 rElsi88Rtial 88Rsit~' liFJ1its as ~8rFJ1itts8 BY tA8
BxistiFl!!j ZElFliFl!!j €llassifi€atieFl iR '1:l::Ii@A tAe PUQ 8istri@t i& ~re~e&ea; en(€le~t a& fel/e'Ns:
lJ~eR tAEl re€lei~t ef e zeFliFl!!j ~EltitieFl re~\;IestiR!!j a Ri!!jAer aElRsity '::itl::liR a PlaRREl€l URit
Qe':l3le~FJ1eRt tAEl PlaRFliR!!j eRa ZeRiR!!j CElFJ1FJ1issieR sRall stbl8Y GlRa FJ1GlI~l3 a r8eeFJ1FJ1l3R8atiElR tEl
tR8 City Ce"'Fleil settiR!!j tertR a 8eRsity fer tR8 ~rejeet ia~aFltitiea GIS '!!jress resia8RtiGlI €leFlsity.' TR8
City C8\;1Reil sRall tal~s tl::lis f13@eFJ1FJ1BFl8atieR l1,/Flasr GlaViSeFJ113Flt at its RSGlriFl!!j te €leFlsi8sr tREl
~stitien.
Fer t/::1e ~"'f~es8 ef t/::1is f@!!jblIGltieR, "!!jress r8si88FltiGlI a9Flsity" sl::lell FJ1El::aFl t/::18 S\;lFJ1 tetGlI ef all
rBsiaElFltiallaFl8 blSl3 ar@a(s) €If tl::le ~r9jEl@t, iFl@lbl8iFl!!j eREl RGllf (1.'2) ef aRY aBblttiR!!j strElets Is@atsa
'Nit/::1iR t/::19 BSblRaary sf tl::le ~f9je@t.
2. Qemsity IR€lreaSe QSFlblses. IR GlR effsrt ts iR@reJSe tl::le ~\;Iality ef a rEl&i8eRtial ~laFlR9€l blRit
a9vels~FJ1eFlt tArsbl!!j/::1 t/::1e Glae~blat8 ~revisiEm ef e~eFl s~Glee, eeFJ1FJ1b1Flity fa@ilities, reereatieR
areas aRa etAer siFJ1i1Glr aFJ1BFlities aFl8 iFJ1~reVElFJ1eFlts, tREl PIGlRFliR!!j aFla ZeRiR!!j CSFJ1FJ1issieR aFla
City Ce\;ln@i1 FJ1Gl)' a~~fe\'e fB&i8eRtiGlI 8eRsity iFl@rea&8S fer tl::le aFJ19Rities /istea BeI9'.': aRa if.! tA8
3FJ19\;1Rt& ~rQS€lriBe8 t/::1erElfGr.
3. O~eFl s~aee reSElf\'3tisR sl::lall Be €leFlsia8fs8 fer rElSiaElRtial aElRsit~' iFlerElaSes e€l€leraiFl!!j t9 t/::18
tGlllewiR!!j ~fe':isieFls:
i. ~a€lA Gl88iti9Fl:a1 eRS (1) ~8r€leFlt (1 a@fe FJ1iFliFJ1\;1FJ1) ef €leFJ1FJ1SR e~9R s~ae9 (!!jfeat13r tRan
the r8~\;IireFJ1eRt set fertl::l iFl tR9 "O~eR ~~a@l3 R8~blif8FJ1eRts") "'~ tGl a FJ1GlJdFJ1b1FJ1 ef five (5)
~13fe9Flt ef tl::le tetal ~f9je@t afeas, if iFJ1filrevea, filsfFJ1its a FJ1:axiFJ1\;1FJ1 iFlerease ef !!jress
reSiaElRtia/ a8Flsity ef sil( (8) ~8r@BFlt ef tl::lB tetal FlblFJ1BElr ef \;IRits allev)9a eFl tl::ls rBFJ1aiRiR!!j
B3liiaFl@e ef tl::le laFla (after tl::lEl eJ(tfiil efilBR Sfila@Q is ae8b1@tsa te BEl \,ISBa fer resia8Rtial
~14r~eses). If saia a88itieRa/ @eFJ1FJ1eR BfilElR s~a@El is \;IFliFJ1~re\'ea, as aEltiFleGl aBB'I9, tF-lEl
inereas13 iFl !!jfess fElsi8BRtial 8ElAsity is rl38\,1@ea tB eRe F-lalf (1,12) ef six (8) Elr tRfee (J)
filer@ElRt.
6
ii. boaR€l V/itRiR a €lesiQRate€l 1 g9 year flee€l ~laiR area, seFlvElye€l BY easemeRt er €leaiSGlteB
te tRe City as ~ermaRBRt e~ElR s~ase may reseive a€l€litisRal €leRsity BeRl;Ises iR tRe
fellewiR!!J GlmSl;IRts:
a) P.€l€l fel;lr (<I) ~erseRt te tREl ~eFseRtaQes Iiste€l iFl ~araQra~R (i) aBeve fer im~reve€l
e~9R s~a€e; aFl€l tRree (2) ~eF@9Rt fer l;IRim~reve€l S~ElFl s~a@e ~'JRere Sl;l@R laRB is
€!e€!i@ate€l te tRe City.
B) .~€l€! t\'JS (2) ~er@eRt te tREl ~eF8eRtGlQes IiSt9€l iR ~araQre~R (i) aBSVEl fer im~reve€l
s~eR s~Glse; eR€l eRe (1) ~ereeFlt fer ~mim~reve€l eJil9R s~a@e '.\lR9rS Sl;ISR IGlRB is
e9Rve)'e€l BY eassmeRt ts tR9 City.
B. QB€lisGltieR ef ~l;IBlis s€Reel er ~erk sites mGlY Be seRsi€lere€l sal;lse fer €l~msity iRere3&El 'fJRElR
Sl;ISR sites Glre ef sl;lf:fisieFlt size aFlB ~reJilerlj lesate€l se es te ~re':i€le a €lirest BeRefit te tR8
eemml;lRit)'. U~ ts FneRty (29) JilerseRt iRerease iR BeRsit)' er fleer area rGItis, witRiR tR8
~r@~es9€l €!9\'9Ie~mElFlt mGl)' B9 QrGlRtB€l BY tR9 PIGlRRiRQ GlFI€! ZSRiFlQ CemmissieR aRa City
CSl;IR@il wRere Sl;l@R site €le€!i@GltieRs seRferm iFl QElRerGlI le@atisR aR€! size te tRe City's latest
a~~rsvEl€l Cem~rElREmsive City PIGlR GlRa S€RElel Qistri@t's QeRElrel rEl€ll;liremElRts. 1\11
€!eBisGltieF-ls, '.'JRetRer fer S€R@91 er ~aFI~ ~l;Ir~eses, sRell B9 mGlBe iR faver €If tR9 City.
9. IR Re sGlse sRall BeRl;I& iRsFBes9s ex@ee€l fifty (59) ~eF9Emt 9f tRe tetel ef all a€!€IitieRal BeRl;Is
~er@8nteQ9s a€l€le€l teQetRsr fer GlRY ~l;IF~eses. .^.I1 iRsrElGlses SRGlII Be tGlI~ElR eR tREl sGlm@
iRitial "Qre&s resi€leRtial BElRsity."
2.22."" Cl;IGlrGlRt@e @f C@mmeR O~eR S~as9
CemmeR e~eR s~G1@e ~re'JiBEl€l iR GIRl' "PUQ" Bistrist sRall Be Ql;IGlr3RteeB BY a restri@ti':e SeVeRGlAt
€IessriBiRQ tRe e~eR s~G1@e GlR€l its l;ISe&, maiRteRGlRSe aRB im~FevemeRt rl;lRRiFl!!J 't:itR tRe laR€l for ih~
BeRefit ef tR8 8@@l;I~aRts, er ~l;IBlis, ef tR8 f)IJg €I8\'ele~m8Rt. TRe a~~li@aRt fer a PUg may file '::itR sai€l
PUg zeRiRQ a~~lisGltisR a Braft se~y ef tAe ~r8~ese€l SSV8RGlRtS ':JRisR '::ill ~r@Bl;Ise tRe Glfer9saiB
Ql;IarGIRtees aR€l, iFl JilGlrtisl;llGlr, will ~rsviBe fer restristiF-l!!J tRe l;Ise ef @emmSF-l s~3ses fer tRe €Iesi!!JRete€l
Jill;lr~8ses, fer !!JeFleral review aRB a~~re\'GlI BY tRe PlaRRiF-lQ GlF-lB ZeniFl!!J CemmissieR. t.t tRe time e "fiRal
~Iat" ef tRe €Ievele~FJlEmt is file€! witR tRe City fer a~~Feval, tRe fiRel leQal €Ie@l;Im8Flts rBQer€liRQ tAEl
3~~r@ve€l @9VSRaF-lts relative te tREl @~eFl s~e€e, &RGlII B8 sl;IBFJlitte€l te tRe City fer a~~F8val. IR eraer t€l
QIJaFGlRt8e tRS ~ressp.'Glti@R 3F-l€l mGliFlteRaFlss @f tREl semmeFl e~eFl S~aG8, ElF-l8 ef tRe fslle'lJiFlQ metReas
sRell Be re€ll;lirs€l BY tRe City fer City CSl;lR@i! GI~Jilre\'ClI:
1. It mClY B9 El9F-lVeye€l te tRe City er etRer ~l;IBIi€ GlQ9F-l@Y '.vRi€R '.';ill e~ree te m3iFlt3iFl tRe @emmeFl
e,aeR s~ese aFl€l aRY ~ermitteB Bl;Iil€liF-l!!JS, str\,j@tl;lres er @tRer im~revemeF-lts ~Ia@e€l tReFSeF-l.
2. If tRe SeFJlmeR e~eFl s~ese is FIst sSRveye€l ts tR9 City er etRsr ~l;IBlis GI!!J€m@y, tRe €e~'eFlGlRts
QEl'JeFFliFlQ tRS l;Ise, im~revemeRts, aF-l€l mGliF-lteF-leR@e Elf tRS @emmElR @~eFl sJila@e mGl)' al;ltReri28
t/:lB City Elr EltRer ~l;IBli@ a~eRsy tEl eRfsF88 tReir ~re\'isiens.
2. If €Ieeas€I te a ~F@~erty eVJFl8rS es&s@iatieR Elr trl;lste9s tRereef, tR9 €I9@laratisF-l ef SeVSRaF-lts aRB
rBstri@tiElF-ls ''''RisR is tEl !!JeverFl tRe asseEliGltieF-l sR311 iFlsll;l€le, Bl;It Ret Be limiteB ts, tRe felle\'/iRQ:
3. MemBersRi~ ml;lst Be mGlR€latsry fer Ba@R Bl;Iil€liRQ er ~re,a9rty Bl;I)'er GlnB aRY sl;ls@essive
Bl;Iyer, GI~@te€l BY tRe GemmeR e~eFl s~3se.
B. TREl eemm@R s~eFl sJil@S@ restri@ti@Fls ml;lst B8 ~BrmGlFleF-lt, GlF-lB F-let jl;lst fer a JilerisB ef years.
e. TR9 GlssB@iGltieR sRClII Be t@t3l1y rBs~eFlsiBle fer Ii@Bility, iRsl;lr@RsB, lesal tGl)(es (if assesseB),
aF1€l tREl mGliF-lteFlGlFlSe ef tAB semm@R S~BR S~@GS aFl€! eFlY im~re':emeF-lts tRereeFl.
€!. .'\f:f8@te€l ~re~erty SWRers SA311 ~GlY tReir ~r@ rGlta sRere ef Gill s@sts Glss@@iGlte€l tAsre'::itR; aF-lY
3~ses~ment levieB By tAe asssGiati@R @aF-l Bes@me a li@Fl eF-l t/:le ~re~erty.
B. TRe Glssesiati€m mllst B8 GlBle ts a€ijl;lst tAe GlsSeSsmeRt rGlte te meet @RGlR~iFl!!J ReeBs.
~.22.1 S@reSF-liFl€l GlFl€l boaFlBS€GI~e Re€ll;lirBmsF-lts
Re€ll;liremsFlts aF-l€l staR€lGlr€!s fer s€reeniR!!J sf sertaiR resiBsFltial GlF1€l ReFl reSiBSF-ltiGlI l;IS9S iFl GlRY "PUg"
7
elistrist sRall ee re~l;Iireel aRel iR s€mferr.RaRse \':itR tRe IilrevisieRs fer "FeRses, Free StaReliRQ Walls, aRel
SsreeRiRQ Materials" ef tRis CRalilter. Areas '::itRiR aR)' "PUg" elistrist Ret l;Iseel klr el;lileliRQS, reaelways,
elrivss, lilarhiRQ areas aRel etRsr sir.RilGlr featl;lr61s sRall ee laRelsSGlIil61el '.VitR Qrass, sRrl;les, trees aRel etRer
alillilrelilriate 'J61QetGltive sever, aREl Sl;ISR s!;!all ee r.RaiRtGliReel iR GlR GlestRetis Realt!;!~' Qre':JiRQ seRelitieA.
~.2:a.J f\ssess GlRel Cirsl;lIGltieA
1. Ve!;!isbll:ar .^.ssess PriRsililal ve!;!isl;llar assess lileiRts sRall eEl ElesiQAeel te lilerr.Rit Sr.ReetR traffis
fie'.': 'NitR r.RiRir.Rl;Ir.R !;!az:arels te ve!;!isl;llar er lileelestri:aA traffis.
2. E!merQems)' !'.ssess lets er tr:asts iR aRY "PUg" elistrist '....RisR ele Ret ael;lt a Iill;lelis street er alley
s!;!all ee Iilre'JiEl61el ',:it!;! aR "61merQeR€iY assess 6laSemeRt" eleeli€iateEl te t!;!e Citj, ef Ret less t!;!aR
WJeRty (29) feet iR wieltR. Sl;ISR eaSemElRt s!;!all ee Iila'/eel '.\lit!;! aR all '!JEl:at!;!er elriviRQ Sl;lF-fias8, aRel
witR Sl;lS!;! tblrRiRQ raelii aRel tl;lrRarel;lRels at tRe termiRal eRels se as te IilElrmit tRe free l;IRsestr;I.I€teel
r.ReVemeRt ef em61rQ€mey er City e~l;IililmeRt te QaiR a€ieElSS aRel eQress te t!;!e let er tFaet. Ne
eestrl;lstieRs er lilarhiRQ sRall Be Iilermitteel '.':it!;!iR er alle'.'JElEl tEl iRterfere 'nit!;! t!;!e fl;lll l;Ise ef sl;IeR
emerQeR€i)' Gleeess easemeRt, aREl saiEl easemeRt s!;!all ee lilermaReRtl~' markeEl er siQReEl te
ieleRtify its iRteREleEl l;Ise. TRe '::erEls "Fire laRe" may Be l;Iseel te ElesiQRate Sl;lSR eGlSemeRt.
3.23. K MiRiml.lr.R let Size Re€ll;lirer.RSRts: MiRir.Rl;Im Yarel RS€ll;IiremeRts: Ma}dml;lm lal;lileliR€I Hei€l!;!t; aRel
Ma}dml;lm let Ce\'ercl€lEl
TRe maximl;lm ReiQ!;!t, let 'f:ielt!;!, let €Ie lilt!;! , fleer Glrea rcltie aRellet GlreGl, aRel t!;!e r.RiRiml;lr.R eff street IilGlrl(iRQ
GlRelleaeliRQ re€ll;liremeRts klr l;Ises Iilrelileseel sRall Be estGlBlisReEl fer saeR PIGlRReEl ge\'elelilmElRt Qistriet,
:aRel Sl;lSR staRElarels aRel re€ll;lir@meRts l;;Rall eemlilly '.':it!;! er ee r.Rere restristive t!;!aR t!;!e staAElarels
estaBlisReel iR t!;!9 felle'.':iRQ Elistrists klr t!;!e Slil9sifieel tjlile blses:
Msximwm Height, Let Width, Let Depth, Fleer
.~~Qa Ratie or Let .^ rea and Minimwm Otf
CEiJER:.L UIJE C:&TEC@RY Strut Parking SAd Leading Standards Shall
c. .. ... - .. .
Residential ~
....................-................ .....................................................................................................................
QffiGe ~
......- ............................................................. .......................................................................~...
CellllllerGial ~8P.JiG8s G-C
........................................;............................;......... ............m............~......
Mob
ne PlaRRiRQ & ZeRiRQ Cemmisl;;ieR aREl City Cel;lRsil may alter Sl;lS!;! rE:l~l;Iir9mBRts v:ReR iR t!;!eir epiFlieR
tRs filrelilsseEl elevelelilmeRt EleRsity aREl laREl l;Ise arraRQemeRts sRelf:R eR t!;!9 site IillaR wel;llel FElsbllt iR a
r.ReFe iRRevative sitiRQ sf tal;lileliRQS aRel fasilities '.',!;!iSR wel;lIEl imlilreve t!;!e l;Isefl;lIRess ef yarel areas aRs
their r;elatieFls!;!ilil te trGlffis SiFSbllGltieR, aelr.RittaRse ef IiQ!;!t :aRel air te BblileliRQs, fire lilr;et9stieFl GlREl l;Isaels
elileR slilase.
T!;!e a'.'eraQe let size iR PUg R is Hi,9gg s~blare feet, '.\'itR Gl miFlir.Rl;Im let size ef 1~,999 s~l;IGlre feet.
Fl;IrtRermere, tRe let freAtaQe mGlY Be aeljblsteEl te Be seRsisteRt v:it!;! aGjGlS9Flt Iilrelilsrties eR tRe SGlme
street Bl.lt sRall Ret Be less tRaR 1 gg feet.
:a.23.M Off Street ParkiR€I GlRelleaeliR~ Re€ll;liremeRts
Off street IilGlrl{iRQ GlRel leGleliRQ re€ll;lirememts lilert:aiRiRQ te l;Ises :::IlIemeel iR t!;!is elil;;trist s!;!all eeRferr.R VJit!;!
t!;!e IilrevisieRs fer "Off Street ParkiRQ Re~l;IiremeRts," aREl "Off Street leGleliRQ Re€ll;lirer.R9Rts."
:a.2:a.N Site PlaR aRel Sl;IssertiF-l€l gesblmeRts Re€ll;lireel
1\F-lY GllillillisatieR klr a e!;!aRQe iR zeRiRQ Elistriet BeblRelaries eR t!;!e "OffisiGlI ZemiFlQ MGlIil" te BstGlBlis!;! aRY
plJg R, C, er I ElistriBt s!;!all BB aeeer.RlilaRieEl BY a site IillaR aRel Sl;llillilertiRQ EleBl;ImsRts tRereklre, iR
S9RklFr.RGlRSe 'uitR t!;!e IilrevisieAs sf Ch&pte.~ 1 (;enem.' P::Gl'/isiens ef t!;!is laFlel ge'/elelilr.ReRt Ceele.
8
3.22. 0 ~Jahm~ ef .^.Fl:JBFI€fiR€l Q~€fiFlaFls9 ^',lI~reviFl€l aRV "PUg" gistrist ZeRiR€l Cl:1aFl€le
IFI alSlSrElviR~ aRY re€lWBst fer a ~ElRiR~ sl:laR~e fer a "PUg" eistrist tl:lB City CewRsil ~I:lall, wISeR
reSeFl:JFl:JBReatieR ef tl:le PlaFlRiRg aFla ZeFliRg CeFl:JFl:JissieR, iRserlSeratB iR tl:ls aFl:JsReiFlg ereiRaRs8
referBRss te tl:1e elSlSrevBe site ISleR, sWlSlSertiFlg aeSWFl:JeRts eRa etl:1er seR€fitieRs er rBstriGtieRS i~ISElssa
eR tl:ls ISrejsst B~' tl:le CeFl:JFl:JissieR, iFlslw€liRg tl:1ess ef tl:1s CewRsil. TRB alSlSreval aRa a€lEllStieR Elf tl:18
aFl:J8R€fiRg er€liRaFlse BY tl:le City CewRsil sl:lall reswlt iR tl:le alSlS~elSriete Gl:laRge ts tl:1e "Offisial ZeRiR!ij
MalS." j,.jeWQ'/er, tl:le ~eRiR!ij sl:18Rge €lees Ret seRstiMe rBser€liFl!ij ef a "FiRal Plat" Rer awtl:lerize tl:l8
iSSWaRSG ef BwileiRg ISsrFl:Jits eR€I "sBrtifisates ef esswlSeRsy," wRtil ~wsl:1 tiFl:JS es e "FiRel Plat" aR€I
sWlSlSertiR!ij le!ijel aR€I seRstrl.lstieR €IeSl.lFl:JeRts l:le'/e BeeR welSarB€I eRa SWBFl:JittG€I fer City CewRsil
JfillSreval eR 811 Elr lSart ef tl:1e ISrelSesea €IevelelSFl:JGRt, iR seRferFl:J8F1SS '!:itl:l tRB ISlattiFl!ij re€lWirSFl:JeRts aRa
ISrsse€ll.lres ef tRis laR€I gS'JelelSFl:J9Rt Ce€ls.
3.22. P Re€ll.liF€ilFl:JBRts fer "FiRal Plat" Sl.lBFl:JissieFl FellewiFl€l ZeFliR€l Cl:laR€l@
V'JitRiR a Fl:Ja)d~wFl:J @f six (i) seRsesl.ltivG Fl:JeRtRs, f@lIe'NiR!il alSwevJI sf tRB "PUg" aistrist ~eRiRg SR3RgEl
BY tl:le City CewFlsil, tRB alSlSliGaRt sRall file v:itl:l tRG City PlaRFliR!il aR€I ZeRiR!il CSFl:JFl:JissieR a "FiR81 Plat"
aR€I RElSBssary Sl.llSlSertiRg €feSl.lFl:JBRts ef all er a ISJrt sf tRe PUg €Ii~trist site, iR seRfe~Fl:JeRSB witR tR8
Chapter B P.'at Re'.'ifw: p-'o::g€@gu.".fiS ef tRis leR€I DGVBlelSFl:JGRt Ce€fe. .~.t its aissretieR aR€I fer !ijeea
Gal.lse, tRB PlaRRiRg aR€I ZeRiRg CeFl:JFl:JissieR Fl:Jaj e)(teR€f fer six (i) Fl:JeRtl:ls tRe ISGrie€f ef filiRg fer tRe
"FiRal Plat" l.llSeR '.':ritteR re€ll.lBst BY tRe alSlSlisaRt. SRewle tREl JlSlSlisaRt fail te sl.lBFl:Jit a "FiRal Plat" ':JitRiR
tRe si>( (i) Fl:JeFltl:l ISGrie€f felle'.viR!ij City CewFlsil aISISFB':J/ ef tRG ~eRiR!il sRaRge, er BY tREl terFl:JiRatieFl €late
sf tRe filiRg emteRsisFI graRtea BY tRe PlaRRiRg aRa ZeRiRg CeFl:JFl:JissieR, tRe CS~Fl:JissieR ~ay iRitiete
filr@seB€liRgs b1f.1g@.r C!:Iapte.r 1 Cen@.O::a.' ,R,<:gV!SjgF-/8 ef tRis laFl€f gB'.'eIElISFl:JeRt Ceae reger€liRg
":\Fl:JeRaFl:J9Rts, FrS€lWBRSY ef PetitieR aRa Sits PieR REl€ll.lireFl:JBRts: ZSRiR!ij aR€I SlSesialUse PerFl:Jits," te
8Fl:JeFle tRe O"isial ZeRiRg MalS BY ~e~s\'iRg all er lSart ef tRe PlaFme€l URit gevEllelSFl:JBRt (PUg) frEl~ tR8
Offisial ZeRiRg M81S 8Re ISlasiFlg tRS area iRvelvea iR 8RetRGr alSlSrBlSrietEl:<!:emiR!ij €Ii~trist. TRe City CewReil
Fl:Jaj wlSRsle tRe CeFl:JFl:JissisR'S reeeFl:JFl:JEilFlaJtieR aRa lS~eGBea te a€fvertise aR€f Rela a ISl.lBlis ReariRg
tl:1ElrSeR, sr Fl:Jay slest te sSRtiRl.le tRe PUg €Ii~trist zSRiRg slassifiSGltisR if:] eUest.
3.23.Q CeFl:J~IiGlf:]SB 'NitR Devels~Fl:JBRt SSAeawle
.'\R GllSlSlisatisR fer a PlaFlRee URit DBVelelSFl:JElRt gistrist sRall Be aSSeFl:JISGlRie€f BY GI €fevelelSFl:JElRt sSRe€lwle
iF-!aisGltiFtg tRe alSISrelSri3te €IJte eFt 'NRiSR s8Rstrl.lstieFt is El)(~estea te eElgiR GlR€I tREl rete ef aRtisi~atEl€l
as'/BlelSFl:JeRt te SeFl:JlSletisR. TRe eevslelSFl:JElRt sSReal.lle, if GlaelSte€l aFt€l alSlS~s\'ea BY tRe City C8WRSil,
~Rall BElseFl:JEl ISGlrt sf tRe aevelelSFl:JElRt ISIGlR iaR61 sl:1311 B8 iaaRElre€f te BY tRe eWRer, €IB'/BlelSer ana Ris
~WSSElssers iF-! iRterest.
TAe €Iev8/elSFl:JeRt sSR8€1wle ~Ra" Be ~eviewEle aRRwallj BY tRe Ell.lil€fiR!ij 1RslSester, aRe Re sRall re~ert te
tl:1s PlaRRiFlg iaR61 ZeRiRg CeFl:JFl:Jis~ieR tR8 astl.lal eevelefilFl:JeRt asSeFl:JlSlisRee iF-! tRe v8riews PlaRFlse
DevelelSFl:JeRt gistrists GIS SeFl:JfilaFSe '.VitR tRe €Ie'/9IelSFl:JBFlt sSReal.lle. TRe PlaRFliRg aR€I AeRiRg
CeFl:JFl:JissieR ~ey, if iR its elSiRieR tR8 eWRer er s':JRsrs ef ISrefilerty are failiRg Elr Re'/e failee te meet tRe
alSlSrevee sSRe€fl.lle, iRitiate ISrBseeaiRgs WRaElr ChaptfJr 1 Cene.<:a.' p'rg':is,isns ef tRis laRe De'.'ele~Fl:JElRt
Csae re!ijGl~eiRg ".'\Fl:JeReFl:J9Rts, Fre€lWElRsy ef PetitieR aRe Site PI3Ft ReEll.lireFl:JSRts: ZeF-!iRg aRa SlSesial
Use PerFl:Jits," te GI~eRa tRe Offisial ZeRiRg MalS er tl:19 PlaRREla Ds\'elelSFl:JsFtt Dist~ist BY rElFl:Je'/iRg all er
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K. Special Submittal and Exhibit Requirements - To facilitate the review and public hearing process,
all applications for a Planned Unit Development shall include the '0110 wing documents and
exhibits:
1. Application - These forms are furnished by the Administrative Official.
2. Application Fee - No application shall be processed or scheduled for public hearing until the
application fee has been paid.
9
3. Statement of Planning Objectives - The developer shall provide a written statement of
planning objectives which describes the nature and character of the proposed development,
any proposed development standards, and the rationale behind the assumptions and choices
made by the applicant, including use and ownership of any open spaces, etc.
4. Legal Description - A written metes and bounds description of the total site area proposed for
the Planned Unit Development.
5. Development Schedule - A development schedule indicating the target dates for the start and
completion of the project, including any key dates of phasing of the project. The development
schedule, if adopted and approved by the City Council, shall be incorporated into the
approving ordinance, which shall be adhered to by the owner, developer and his successors
in interest.
If upon review by the Administrative Official, the owner or owners of property fail to meet the
approved schedule, the Planning and Zoning Commission or City Council may initiate
proceedings under Chapter 1 - General Provisions of this Land Development Code regarding
"Amendments, Frequency of Petition and Site Plan Requirements: Zoning and Special Use
Permits," to amend the Planned Development District by removing all or part of the Planned
Development District from the Official Zoning Map and placing the area involved in another
appropriate zoning district. Upon the recommendation of the Planning and Zoning
Commission and for good cause shown by the owner and developer, the City Council may
also extend the development schedule or adopt such new development schedule as may be
indicated by the facts and conditions of the case.
6. Site Plan - The Site Plan, which may be conceptual and general in nature, but in sufficient
detail appropriate for the type of development being proposed and shall at a minimum include
the following items, where applicable:
a. Proposed layout, indicating the approximate size and dimensions of all residential and
non-residential lots
b. Proposed land uses and building locations
c. General elevation drawings of all non-residential structures indicating building height
d. Landscaping, lighting, fencing and screening of common areas
e. General locations of existing tree clusters
f. Location and construction type of perimeter fencing
h. Design of ingress and egress with description of any special pavement treatments
i. Calculations and location of off-street parking and loading facilities
j. Location and type of all commercial signage and lighting, including pole heights, for
parking lots and common areas
k. Location and description of subdivision signs and landscaping at entrance areas
I. Street names on all proposed streets
m. Drainage analysis
Exception: A Planned Unit Development application may be submitted and approved
without a Site Plan, if the approving ordinance contains sufficient written detail to
establish all site criteria.
L. Optional Preliminary Plat Submittal - To expedite a development proposal for a Planned Unit
Development, a developer may submit a separate application for a Preliminary Plat, which meets
all of the requirements specified in Chapter 8 of this Land Development Code for a Preliminary
Plat submittal, and which may be processed and reviewed concurrently with a PUD application,
provided that no Preliminary Plat application shall be approved prior to the approval of the PUD
application. The developer shall request a waiver 0' the 30 day time limit for Preliminary Plat
approval where such application runs concurrently with a PUD application.
M. Approval Process
a. Application - An application for a Planned Unit Development shall be submitted and
processed using the same requirements used for submittal of a rezoning request, which shall
be reviewed and considered in accordance with the procedures specified in Chapter One 0'
this Land Development Code.
10
b. Conditions Related to Approval - In establishing a Planned Unit Development, each
application shall be evaluated by the Planning and Zoning Commission and City Council as to
its probable effect on the adjacent property and the community. The Planned Unit
Development may be approved or denied as the findings indicate appropriate. The Planning
and Zoning Commission may recommend and the City Council may approve safeguards or
conditions of approval to reduce the effect on adjacent or surrounding properties, which may
include any or all of the following site conditions:
i. Accessory buildings
ii. Building and structure heights
iii. Drainage
iv. Exterior construction materials
v. Exterior lighting
vi. Fire protection measures
vii. Hours of operation
viii. Land uses
ix. Landscaping and open space
x. Lot coverage, density & setbacks
xi. Lot sizes and dimensions
xii. Outside storage and display
xiii. Pedestrian circulation
xiv. Public street access
xv. Refuse and waste storage
xvi. Screening or buffer areas
xvii. Signs
xviii. Vehicle traffic, circulation, and parking
lots
xix. Other conditions deemed appropriate
xx. Project phasing and development
schedule
c. Modification of a PUD requirement - The Planning and Zoning Commission may recommend
and the City Council may approve a proposal for a Planned Unit Development that includes a
provision which modifies any requirement contained in these Planned Unit Development
regulations.
d. Amending a Planned Unit Development - Changes to a Planned Unit Development or to its
approved Site Plan shall be processed in the same manner as the original request. However,
the administrator of this Code may approve minor modifications in an approved Concept Plan,
provided the modifications:
i. Do not alter the basic physical relationship of the property to adjacent property;
ii. Do not change the permitted land uses;
iii. Do not increase the maximum density, floor area, height; or,
iv. Do not reduce the minimum yards or setbacks.
J.2J.R effBBt @f tl;!is SBQti@F-I am;! RBlate€l Sl;le~9Qti@F-Is @ll Pre'/i@l;ll;:lv .^.'iH~rsV9€l "PUD" Z@F-liRQ Cl;!aF-lQBS
N. Effect of this Section on Existinq Planned Unit Developments - Previously approved PUD amending
ordinances to the City's preceding zoning ordinance and Land Development Code, including
accompanying plans and supporting documents, tR9F8@f, shall remain in full force and effect with respect
to this Chapter and shall not be made to comply with the provisions of this Chapter. Where a prior
ordinance fails to provide adequate information regarding minimum lot sizes, lot width, lot depth,
set backs, building heights and maximum lot coverage, the requirements contained in Section
3.24.G shall prevail.
11
Proposed PUD Ordinance
Exhibit "A
Exhibit "Section 3-410 PUD Planned Unit Developments
A. Purpose - The purpose of a Planned Unit Development (PUD) is to provide for greater flexibility and
discretion in the approval of residential, non-residential and mixed use developments by encouraging
creative, efficient and aesthetically desirable residential and commercial projects that are superior to what
could be accomplished in other zoning districts through the use of increased open spaces, greenbelts, or
by providing enhanced amenities or features within the development that will be of special benefit to the
property owners or to the community.
B. Ordinance Reauired and Effect on Official Zonina Map - Every Planned Unit Development approved
under the provisions of this section shall be considered an amendment to the Land Development Code
and Official Zoning Map of the City of Colleyville, Texas. In approving any request for a Planned Unit
Development district, the City Council shall, upon recommendation of the Planning and Zoning
Commission, incorporate in the approving ordinance reference the approved site plan, supporting
documents and include other conditions or restrictions imposed on the project by the Commission,
including those of the Council. The approval and adoption of the amending ordinance by the City Council
shall result in the appropriate change to the "Official Zoning Map."
C. General Development Standards - The standards and requirements set forth in the Land Development
Code shall be applicable to every Planned Unit Development, except where a new or different standard or
requirement has been set forth in the ordinance establishing the PUD district. Such standards or
requirements may be in addition to or in lieu of a development standard contained in the Land
Development Code. The ordinance creating the Planned Unit Development may establish these
requirements specifically in the ordinance or by reference to another zoning district.
D. Classification of Planned Unit Developments - The approving ordinance establishing the Planned Unit
Development shall include one of the following classifications, which shall also be shown on the Official
Zoning Map using the applicable letter symbol.
Planned Unit Development Classifications
PUD Classification Planned Unit Development- Planned Unit Development -
Residential Commercial
Map Symbol PUD-R PUD-C
Primary Uses Allowed Planned developments Planned developments
containing primarily residential containing primarily commercial,
dwelling units grouped into offices, professional services,
clusters, which may have a retail and institutional uses and
higher density than a facilities or combinations thereof
conventional single family developed in accordance with
project of the same acreage, an overall development plan,
but where an appreciable which may include a small
amount of land for open space residential component, such as
is reserved for the use of the a mixed use, provided the
residents or where an area maximum ratio of residential is
exhibiting environmentally specified in the approving
significant or natural features is ordinance.
preserved.
E. Permitted Uses - The uses permitted in a Planned Unit Development shall be enumerated in the
approving ordinance with land use descriptions consistent with the Table of Permitted Uses, contained
elsewhere in this Land Development Code. A Planned Unit Development may allow a combination of
land uses, a specific use, or a class of generic uses, such as single family residential, office, retail,
commercial or educational facilities, or a reference to another zoning district.
F. Prohibited Uses - Uses not expressly permitted in the ordinance approving the Planned Unit
Development shall be prohibited.
1
G. Maximum Residential Densitv - The maximum residential density permitted in any PUD-R district, or in a
PUD-C district where residential uses are proposed, shall not exceed 1.8 dwelling units per gross acre.
For the purpose of this regulation, the density calculation shall include all residential areas of the project
and one-half of any abutting street situated adjacent to the project. This calculation shall exclude all
proposed non-residential acreage from the gross acreage.
H. Densitv Bonus - A proposal for a PUD-R or a PUD-C containing a residential density exceeding 1.8
dwelling units per acre may be considered where the amount of open space area provided exceeds the
minimum open space requirement or where additional amenities are provided within the open space area.
A PUD proposal which contains a density exceeding 1.8 dwelling units per acre shall only be acceptable
in an area consistent with sound land use planning, such as a transitional area situated between
commercial uses and less dense residential developments, or near a major street intersection, or for
smaller parcels with unique topographical features that make less dense development economically
difficult.
I. Minimum Residential Lot Size - Notwithstanding Paragraph G above regarding maximum density, the
minimum lot size in a PUD-R district shall be 13,000 square feet, with an average lot size of 16,000
square feet. No lot shall have less than 100 feet of width at the building line. The minimum lot size in a
Planned Unit Development district shall be stated in the approving ordinance.
J. Open Space Reauirements - All requests for approval of a Planned Unit Development shall include
provisions for open space areas in conformance with the following:
1. Residential Areas - For all residential uses, common open space land, comprising not less than
twenty percent (20%) of the gross residential project area, shall be provided for the primary use of the
occupants of the residential units.
2. Non-Residential Areas - For all non-residential uses, open space land, comprising not less than
twenty percent (20%) of the non-residential area, shall be provided. Said open space area may be
the same area as the landscaped area required elsewhere in this Land Development Code.
3. Definition of Common Open Space. For the purpose of this section, common open space is defined
as follows:
a. Common Open Space may include:
i. land area of the development used for aesthetic, leisure and recreational purposes, that is
accessible to and permanently reserved for the common use and enjoyment of the occupants
of the development,
ii. golf courses, parks, and public open space areas adjacent to the development, which are
readily accessible,
iii. low-impact passive uses include conservation of open land in its natural state (for example,
woodland, fallow field, or meadow), neighborhood squares, common areas, picnic areas,
community gardens, walking trails, bikeways, other kinds of pathways, and similar low-impact
passive recreational uses, or
iv. active recreation uses including recreational playing fields, playgrounds, tennis courts,
neighborhood pools, and clubhouse structures.
b. Common Open Space shall not include:
i. land areas reserved for the exclusive use and benefit of an individual owner or tenant,
ii. public or private street right-of-way, parkways, alleys, driveways, parking or loading areas,
iii. religious institutions or private school sites, or
iv. street medians or islands.
2. Open Space Design Requirements.
a. An application for a Planned Unit Development that includes a common open space area shall
2
include a written description or a plan of amenities, such as landscaped areas, trees and shrubs,
sidewalks and trails, benches, pavilions, and play areas, to be included in the open space areas.
b. The maximum amount of common open space used for storm water detention or retention
purposes shall not exceed twenty-five (25%) of the common open space area. If the open space
area contains a retention pond, the pond shall include at least one (1) aeration device, such as a
fountain, waterfall or underwater device.
c. Common open space areas adjacent to street rights-of-way shall be a minimum depth of twenty-
five (25) feet and shall be landscaped to include the retention or planting of one (1) three (3") inch
caliper tree per each fifty (50) feet of street frontage, which may be clustered or distributed within
the open space area.
3. Guarantee of Common Open Space. In order to guarantee the preservation and maintenance of the
common open space, one of the following methods shall be required:
a. Public Open Space - Common open space may be conveyed to the City or other public agency,
provided the public agency accepts the conveyance and agrees to maintain the common open
space and any buildings, structures or other improvements.
b. Private Open Space - Common open space may be conveyed to a homeowner's association or
property owner's association, provided the declaration of covenants and restrictions that govern
the association include, but is not limited to, the following:
i. the establishment of the association is made before any lot in the development is sold or any
building occupied,
ii. membership in the association is mandatory for each building or property owner and any
successive owner and give the association the power to compel contributions from residents
of the development to cover their proportionate shares of the costs associated with the
maintenance and upkeep of the common open space areas,
iii. ownership and maintenance of the common open space is guaranteed by a restrictive
covenant, which is permanent, running with the land for the benefit of the occupants of the
development and state that the association is totally responsible for the maintenance of the
common open space and any improvements,
iv. submittal of a draft copy of the proposed covenants at the time of preliminary platting, which
will ensure the guarantees stated in this section and provides for restricting the use of
common spaces for the designated purposes, and
v. the plat contains a note stating that the common open space shall be maintained by the
home owners association
K. Special Submittal and Exhibit Requirements - To facilitate the review and public hearing process, all
applications for a Planned Unit Development shall include the following documents and exhibits:
1. Application - These forms are furnished by the Administrative Official.
2. Application Fee - No application shall be processed or scheduled for public hearing until the
application fee has been paid.
3. Statement of Planning Objectives - The developer shall provide a written statement of planning
objectives which describes the nature and character of the proposed development, any proposed
development standards, and the rationale behind the assumptions and choices made by the
applicant, including use and ownership of any open spaces, etc.
4. Legal Description - A written metes and bounds description of the total site area proposed for the
Planned Unit Development.
5. Development Schedule - A development schedule indicating the target dates for the start and
completion of the project, including any key dates of phasing of the project. The development
schedule, if adopted and approved by the City Council, shall be incorporated into the approving
ordinance, which shall be adhered to by the owner, developer and his successors in interest.
If upon review by the Administrative Official, the owner or owners of property fail to meet the
approved schedule, the Planning and Zoning Commission or City Council may initiate proceedings
under Chapter 1 - General Provisions of this Land Development Code regarding "Amendments,
Frequency of Petition and Site Plan Requirements: Zoning and Special Use Permits," to amend the
3
Planned Development District by removing all or part of the Planned Development District from the
Official Zoning Map and placing the area involved in another appropriate zoning district. Upon the
recommendation of the Planning and Zoning Commission and for good cause shown by the owner
and developer, the City Council may also extend the development schedule or adopt such new
development schedule as may be indicated by the facts and conditions of the case.
6. Site Plan - The Site Plan, which may be conceptual and general in nature, but in sufficient detail
appropriate for the type of development being proposed and shall at a minimum include the following
items, where applicable:
a. Proposed layout, indicating the approximate size and dimensions of all residential and non-
residential lots
b. Proposed land uses and building locations
c. General elevation drawings of all non-residential structures indicating building height
d. Landscaping, lighting, fencing and screening of common areas
e. Genera/locations of existing tree clusters
f. Location and construction type of perimeter fencing
h. Design of ingress and egress with description of any special pavement treatments
i. Calculations and location of off-street parking and loading facilities
J. Location and type of all commercial signage and lighting, including pole heights, for parking lots
and common areas
k. Location and description of subdivision signs and landscaping at entrance areas
I. Street names on all proposed streets
m. Drainage analysis
Exception: A Planned Unit Development application may be submitted and approved without a
Site Plan, if the approving ordinance contains sufficient written detail to establish all site criteria.
L. Optional Preliminary Plat Submittal - To expedite a development proposal, a developer may submit a
separate application for a Preliminary Plat, which meets all of the requirements specified in Chapter 8 of
this Land Development Code for a Preliminary Plat submittal, and which may be processed and reviewed
concurrently with a PUD application, provided that no Preliminary Plat application shall be approved prior
to the approval of the PUD application. The developer shall request a waiver of the 30 day time limit for
Preliminary Plat approval where such applications run concurrently with a PUD application.
M. Approval Process
a. Application - An application for a Planned Unit Development shall be submitted and processed using
the same requirements used for submittal of a rezoning request, which shall be reviewed and
considered in accordance with the procedures specified in Chapter One of this Land Development
Code.
b. Conditions Related to Approval- In establishing a Planned Unit Development, each application shall
be evaluated by the Planning and Zoning Commission and City Council as to its probable effect on
the adjacent property and the community. The Planned Unit Development may be approved or
denied as the findings indicate appropriate. The Planning and Zoning Commission may recommend
and the City Council may approve safeguards or conditions of approval to reduce the effect on
adjacent or surrounding properties, which may include any or all of the following site conditions:
i. Accessory buildings
ii. Building and structure heights
iii. Drainage
iv. Exterior construction materials
v. Exterior lighting
vi. Fire protection measures
vii. Hours of operation
viii. Land uses
ix. Landscaping and open space
x. Lot coverage, density & setbacks
xi. Lot sizes and dimensions
xii. Outside storage and display
xiii. Pedestrian circulation
xiv. Public street access
xv. Refuse and waste storage
xvi. Screening or buffer areas
xvii. Signs
xviii. Vehicle traffic, circulation, and parking lots
xix. Other conditions deemed appropriate
xx. Project phasing and development schedule
c. Modification of a PUD requirement - The Planning and Zoning Commission may recommend and the
4
City Council may approve a proposal for a Planned Unit Development that includes a provision which
modifies any requirement contained in these Planned Unit Development regulations.
d. Amending a Planned Unit Development - Changes to a Planned Unit Development or to its approved
Site Plan shall be processed in the same manner as the original request. However, the administrator
of this Code may approve minor modifications in an approved Concept Plan, provided the
modifications:
i. Do not alter the basic physical relationship of the property to adjacent property;
ii. Do not change the permitted land uses;
iii. Do not increase the maximum density, floor area, height; or,
iv. Do not reduce the minimum yards or setbacks.
N. Effect of this Section on Existinq Planned Unit Developments - Previously approved PUD amending
ordinances to the City's preceding zoning ordinance and Land Development Code, including
accompanying plans and supporting documents, shall remain in full force and effect with respect to this
Chapter and shall not be made to comply with the provisions of this Chapter. Where a prior ordinance
fails to provide adequate information regarding minimum lot sizes, lot width, lot depth, set backs, building
heights and maximum lot coverage, the requirements contained in Section 3.24.G shall prevail.
5