1992-03-05 City of Southlake, Texas
M E M O R A N D U M
February 28, 1992
TO: Planning and Zoning Commission
FROM: Greg Last, City Planner
SUBJECT: Bufferyard Revisions
I have not had time to prepare the revisions to the bufferyard
section of the zoning ordinance. I hope to have this available
for you by meeting time.
Attached you will find the Landscape Ordinance as approved by
Council. In general you will find that it follows your
recommendations with changes generally being a reduction in plant
requirements. During the Council review of the landscape
requirements it was the general consensus that we need to reduce
some of the bufferyard requirements. The following chart shows
the existing planting requirements for all bufferyards. I feel
the only "problem" bufferyard is Level 'G', used adjacent to
public R.O.W. There are a couple other bufferyards which I feel
could also be reduced somewhat.
To the right of the asterisk ( *) is a recommended change in plant
requirements for each bufferyard. Please note that I have
provided more differentiation between F1 and F2 by replacing 'F1'
requirements with the existing 'E' requirements and by renaming
Bufferyard 'G' to Bufferyard 'E' while also reducing its
requirements. The result will be one less bufferyard and the
bufferyard along R.O.W. will be bufferyard 'E'. (See next page).
UNDER -
CANOPY STORY
BUFFERYARD TREES TREES SHRUBS WIDTH NOTE
A 1 2 8 5'
B 2 4 *3 12 *10 10'
C 4 *3 6 *4 18 *12 10'
D 6 *4 10 *5 25 *18 10'
E 3 *1 6 *2 9 *8 10' Berm -B1
F1 4 *3 8 *6 12 *8 10' Fence -F1
F2 4 8 12 10' Fence -F2
Delete G(Move to E) 2 4 6 10' Berm -Bi
Further, I feel we could allow a minimum three foot (3') high
planting hedge as an alternative to the berm in bufferyard 'E'.
This would still provide for screening of cars while not creating
drainage or maintenance problems.
Q
GL /gh
LANDSCP.CEH /PLANNER2
BUFFERYARD CHANGES
CHART SHOWING RECOMMENDED CHANGES
UNDER -
CANOPY STORY
BUFFERYARD TREES TREES SHRUBS WIDTH NOTE
A 1 2 8 5'
B 2 4 *3 12 *10 10'
C 4 *3 6 *4 18 *12 10'
D 6 *4 10 *5 25 *18 10'
E 3 *1 6 *2 9 *8 10' Berm -B1
F1' 4 *3 8 *6 . 12 *8 10' Fence -F1
F2 4 8 12 10' Fence -F2
Delete G(Move to E) 2 4 6 10' Berm -B1
CHART AFTER CHANGES
CANOPY ACCENT
BUFFERYARD TREES TREES SHRUBS WIDTH NOTE
A 1 2 8 5'
B 2 3 10 10'
C 3 4 12 10'
D 4 5 18 10'
E 1 2 8 10' Berm - B1
Fl 3 6 8 10' Fence - F1
F2 4 8 12 10' Fence - F2
City of Southlake, Texas
M E M O R A N D U M
February 28, 1992
TO: Planning and Zoning Commissioners
FROM: Karen P. Gandy, Zoning Administrator
SUBJECT: Proposed Revisions to P.U.D. Site Plan
Requirements, Section 30.8
Staff has initiated revisions to the above referenced section
because it does not address development site plans for
nonresidential buildings within residential planned unit
developments.
Typically, community /recreational and commercial buildings
have been shown in the common areas, but with insufficient
detail to process a building permit application.
Staff would like to recommend the following ordinance
revisions:
1) Applicant should submit a revised development
site plan for approval by the P & Z and City Council
prior to the issuance of a building permit for any
designated commercial building.
2) Applicant should submit a revised development plan
to be approved administratively prior to the issuance
of a building permit for any noncommercial building.
Specific language addressing the above suggested changes will
be available for your consideration at the meeting. I have
attached the entire P.U.D. section for your convenience.
KPG
SECTION 30
"PUD" PLANNED UNIT DEVELOPMENT DISTRICT
30.1 PURPOSE AND INTENT - The purpose of this district, sometimes
identified as a suffix to one of the other districts, is to
permit flexibility and encourage a more creative, efficient
and aesthetically desirable design and placement of buildings,
open spaces, circulation patterns and to best utilize special
site features such as topography, size and shape. It is
intended that the flexibility permitted by this zoning
category extends to discretionary approval, in conjunction
with site plan or concept plan review, not limited to, but
including such items as those relating to parking space
requirements, building line ,setbacks, square footage of
buildings and structures, sign placement and specifications
and protective screening in order to achieve conformance with
good planning practices. This district may also be used to
accommodate planned associations of uses developed as integral
land use units, including mixed uses, which may be planned,
developed and operated either by a single owner or a
combination of owners.
30.2 PERMITTED USES = The PUD District, when approved as a suffix
to a particular zoning district, will allow the development
of any combination of uses which are permitted in that
district. The PUD District may also be approved for a
specific use or uses, or a class of generic uses such as
office, retail, personal services, educational facilities or
warehousing.
a. In the event certain uses are deemed inappropriate in a
PUD district, whether approved for specific uses or as
a suffix to another district, the use of the property may
be specifically restricted by eliminating certain uses
from the category of permitted uses.
b. The City Council may approve residential development in
a nonresidential PUD and nonresidential development in
a residential PUD although said uses are not specifically
listed in the approved PUD as long as said ancillary
development does not exceed 10% of the total PUD
development.
30.3 RESIDENTIAL PLANNED UNIT DEVELOPMENTS - Where the PUD District
is developed primarily for residential uses, the tract shall
have a gross area of at least fifty (50) acres. A residential
PUD district may be designed to accommodate the following
development:
a. Dwelling units grouped into clusters, allowing an
appreciable amount of land for open space.
30 -1
b. Projects with much or all of their housing in townhouses
or apartments or both.
c. Higher densities than conventional single - family projects
of the same acreage.
d. Part of the land used for non - residential purposes, such
as shopping or employment centers.
e. Preservation or enhancement of areas exhibiting
environmentally significant natural features.
30.4 NON- RESIDENTIAL PLANNED UNIT DEVELOPMENTS - Where the PUD
District is developed primarily for non - residential uses, the
tract shall have a gross area of at least ten (10) acres. A
non - residential PUD district may be designed to accommodate
the following development:
a. Commercial or industrial uses grouped into clusters,
allowing an appreciable amount of the land for open space
or joint use such as parking and storage.
b. Commercial or industrial projects with part of the land
used for residential purposes.
c. Single purpose commercial or industrial uses projected
to involve innovative land utilization.
30.5 DEVELOPMENT REGULATIONS - The height, setback, area, floor
space, and other development regulations for permissible uses
in a PUD district shall conform to the development regulations
which would be applicable to such uses if the same were
situated in the most restrictive district in which such_uses
are permitted. However, the City Council may approve more
flexible development standards if other design features
provide adequate protection to surrounding and adjacent
properties. For any residential PUD, the maximum density
permitted shall be equal to the maximum density permitted
under the least restrictive single family zoning district at
the time the PUD is granted. In any residential PUD, all
buildings or structures shall have a maximum lot coverage not
exceeding thirty percent (30 %) of the lot area, except the
sum total of accessory buildings shall not exceed 600 square
feet.
When developing a residential PUD in phases, the City Council
shall establish in the individual PUD ordinance the maximum
density permitted in each phase to assure that the maximum
density of the entire residential PUD is not exceeded once
complete buildout is achieved. (As amended by Ordinance No.
480 -C.)
30 -2
30.6 PARKING REGULATIONS
a. All parking and vehicle use areas shall be paved with an
all- weather surface.
b. Off- street parking facilities shall be provided at locations designated on the approved development site
plan.
c. Minimum off - street parking requirements shall be
established in the approved development site plan. Any
deviation less than the minimum requirements specified
in Section 35 shall require specific approval from the
City Council. (As amended by Ordinance No. 480 -C.)
30.7 APPLICATION - An application for a Planned Unit Development
District shall be made to the Planning and Zoning Commission
in the same manner that an application for zoning change is
made. The application shall be processed according to the
procedures specified herein. For purposes of application
processing, all Planned Unit Development applications shall
initially be divided into two (2) broad categories:
1. Planned Unit Developments encompassing one hundred (100)
acres or less in land area. These shall require the
submission and processing of a Development Site Plan and
any specific Planned Unit Development ordinance approving
such a proposal shall require specific compliance with
the terms of the site plan which shall be incorporated
by reference into the Zoning Ordinance Amendment.
2. Planned Unit Developments encompassing more than one
hundred (100) acres of land area shall be given the
opportunity at the time of zoning application to select
between two (2) alternative processing procedures:
a. The applicant may choose to submit a Development
Site Plan in conformance with the provisions of this
Section and thereby complete all processing
requirements at the inception of the zoning action.
b. The applicant may choose to submit a Development
Concept Plan for the entire Planned Unit Development
area. In addition to the requirements set forth in
Section 41.3 of this ordinance, the Development
Concept Plan shall include the following:
(1) A preliminary drainage study;
(2) A preliminary major utility layout showing
water and sewer mains, etc.
(3) A proposed major thoroughfare plan; and
30 -3
(4) A legend detailing the minimum area of open
space, the maximum density, the percentage of
land allotted to each use, and the general
location of each use.
The zoning application may then be processed and a
zoning classification of Planned Unit Development
allocated to the site by appropriate municipal
ordinance. The ordinance will identify the tract
as a Planned Unit Development and will identify the
types, intensity and density of land uses on the
site. The ordinance will further provide that no
actual construction can commence on any portion of
the project until a Development Site Plan complying
with the provisions of this Section has been
processed and approved on that specific section or
phase of the Planned Unit Development. Each
Development Site Plan which is submitted for
approval of a specific section or phase of the
Planned Unit Development shall cover a minimum of
fifty (50) acres. This approach is designed and
intended to allow a large development to be approved
in concept and then constructed in phases. The City
recognizes that it may not be feasible and it may
be unrealistic to require a highly detailed site
plan to be completed on a very large project when
it is recognized that it will be constructed in
sections or phases over several years. Any Planned
Unit Development projects undertaken on the basis
of Concept Plan approval rather than full
Development Site Plan approval do not reflect the
concurrence of the City to any specific lot
arrangement or sizing, street arrangement or
pattern, or approval of any specific open space or
public facility plans not reflected on the approved
Concept Plan. Planned Unit Development zoning based
solely on a concept plan reflects only zoning
approval of the basic concept and may not be
implemented until full site plan approval on each
section or phase has been granted; however, an
applicant receiving approval of a Concept Plan shall
be entitled to rely on, and implement by
subsequently approved Development Site Plans, the
type, intensity and density of land uses set forth
in the approved concept plan. A concept plan based
upon the Planned Unit Development Ordinances shall
be subject to the following additional restric-
tions:
Consistency Requirement. Each and every site plan
submitted to secure implementation authority under
the concept plan approval option must be consistent
30 -4
with the original concept plan. If the Zoning
Administrator should identify any material variance
between a submitted site plan application and the
approved concept plan for the Planned Unit
Development, he shall reject the site plan
application and not accept it for processing until
a new concept plan for the entire Planned Unit
Development has been approved under the terms and
provisions of this ordinance.
City /Developer Agreement. All Planned Unit
Development zoning granted on the basis of concept
plan approval or site plan approval shall be
required to enter into a City /Developer Agreement
prior to or contemporaneous with final plat
• approval. This Agreement is designed and intended
to reflect the agreement of the City and the
Developer as to the phasing of construction to
insure the timely and adequate provisions of public
works facilities and public type improvements. This
Agreement is also intended to insure balanced
intensity of development to avoid overloading
existing public facilities during the construction
phase. This Agreement will be individually
negotiated for each project, but should address the
following issues:
(1) Any agreements on cost sharing for the
installation or oversizing of major utility
systems, lines or facilities.
(2) Any agreements on cost sharing for the
installation of interior or perimeter roadways,
thoroughfares, or street systems.
(3) Any agreements as to a mandatory construction
or dedication schedule for a specific amount
of park or open space area or improvements,
school site or sites, landscaping or greenbelt
development or other comparable items to be
dedicated or constructed for each acre of
property within the development released for
construction by site plan approval. This
requirement is intended to allow the City to
insure that pre - planned public type facilities,
improvements or amenities are installed
concurrently with other development on the
basis of a negotiated formula.
(4) Any agreements between the City and the
Developer as to the establishment of a maximum
residential density or commercial or industrial
intensity of use during the construction
30 -5
process. This requirement is intended to allow
the City to establish a maximum development
intensity that cannot be exceeded while each
phase of the project is being completed. Under
this provision, the City may establish a
maximum overall density for each phase of the
project to be applicable only during the
construction phase of the Planned Unit
Development. This restriction would require
concurrent development of lower density or
intensity of use activities with higher density
or intensity of use activities.
(5) An agreement by the Developer to maintain all
open space lands at no cost to the City.
•
30.8 DEVELOPMENT SITE PLAN
a. Except as otherwise provided in Section 30.7, an
application for a Planned Unit Development shall include
and be accompanied by a development site plan which shall
become a part of the amending ordinance and shall be
referenced. on the Official Zoning Map. Changes in the
development site plan shall be considered the same as
changes in the Official Zoning Map. The proposed site
plan shall be processed as required except that changes
of detail which do not alter the basic relationship of
the proposed development to adjacent property and which
meet the conditions set forth in Section 40.6 of this
ordinance, may be approved by the Administrative
Official.
b. The Development Site Plan may, in some cases, be a two -
phase document. The first phase shall illustrate and
contain the applicant's request and suggestion for the
use, configuration of buildings, parking, etc., and the
second phase shall illustrate the development plan
showing the suggestions and recommendations of the
Planning and Zoning Commission after review of Phase One.
In addition to the requirements set forth in Section 40.3
of this ordinance, the development site plan shall
provide as much detail as possible including, but not
necessarily limited to:
1. A scale drawing showing any proposed public or
private streets and alleys; building site, or
building lots; any areas proposed for dedication,
or reserved as parks, parkways, playgrounds, utility
and garbage easements, school sites, street
widening, street changes; and the points of ingress
and egress from existing public streets on an
accurate survey of the boundary of the tract.
30 -6
2. For buildings more than one (1) story in height,
except single - family and two - family residences,
elevations and /or perspective drawings may be
required in order that the relationship of the
buildings to adjacent property, open spaces and to
other features of the development plan may be
determined. Such drawings need only indicate the
height, number of floors and exposures for access,
light and air.
3. For development projects influenced by, impacting
on flood -prone areas, or containing major
drainageways or areas flood -prone by definition of
the City Engineer, a preliminary drainage plan shall
be a part of the development site plan. This
requirement may be waived only upon the
recommendation of the City Engineer.
4. A screening and landscaping plan shall be required
where such treatment is essential to the proper
arrangement of the development in relation to
adjacent property. Such plan shall, when required,
include screening walls, planting, wooded areas to
be retained, and lawns if such are determined to be
necessary by the City Council.
5. Any or all of the required features may be
incorporated on a single drawing if such drawing is
clear and capable of evaluation and interpretation
by the Administrative Official.
30.9 DEVELOPMENT SCHEDULE - The Planning and Zoning Commission may,
at its discreticn, require that an application for a Planned
Unit Development District be accompanied by a development
schedule indicating the approximate date on which construction
is expected to begin and the rate of anticipated development
to completion. Such schedule shall not be binding upon the
applicant, but the City shall be entitled to utilize this
schedule in arranging for the construction of supporting
public works facilities.
30.10 COMMON OPEN SPACE - For all residential uses within a planned
unit development, common open space (whether dedicated to
public use or owned and maintained in common by all or part
of the occupants of the PUD through a property owner
association) shall be reserved primarily for the leisure and
recreational use of the occupants of the residential uses.
The common open space shall comprise not less than ten (10)
percent of the total area devoted to the residential use. The
amount of said common open space may be varied downward by the
City Council when a lesser amount of such open space would be
more appropriate to the density of development or size of
families or households proposed in a project, or where the
30 -7
availability and nature of adjacent public open space is such
that a lesser amount of common open space would adequately
protect the health, safety and welfare and promote the orderly
development of the residential uses.
For the purpose of this section, common open space shall
include: '
1. Land area accessible to and permanently reserved for the
common use and enjoyment of the occupants of the
residential project for leisure and recreational
purposes, not including area devoted to parking and
accessory uses.
2. Golf courses, parks, and other open greenbelt areas
adjacent to the project, whether publicly or privately
owned, which are readily accessible.
3. School sites, excluding the area devoted to buildings.
Land required for common open space shall not include the
following:
1. Areas reserved for the exclusive use and benefit of an
individual;:tenant or owner.
2. Dedicated streets, alleys or public rights -of -way.
3. Vehicular driveways, private streets or parking, loading
or storage areas.
In residential PUDs where homeowners associations are to be
established for the purpose of ownership and /or management of
common open spaces, all such associations shall be subject to
the approval of the City.
30.11 APPROVAL - Every Planned Unit Development District approved
under the provisions of this ordinance shall be considered as
an amendment to the zoning ordinance as applicable to the
property involved. In carrying out the development of a
Planned Unit Development District, the development conditions
shall be complied with and such conditions as are specified
for the development of a Planned Unit Development District
shall not be construed as conditions precedent to the approval
of the zoning amendment, but shall be construed as conditions
precedent to the granting of a certificate of occupancy.
30 -8