04-07-2009 (Planning & Zoning) Agenda Packet Pl . sc z '
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1 7, 2009
Regular Business Meeting
Page 1 of 76
/I/1,1
Wylie Planning & Zoning Commission
L-777(-RP NOTICE OF MEETING
Regular MeetingAgenda
Tuesday, April 7, 2009 — 6:30 pm
Wylie Municipal Complex— Council Chambers
2000 Highway 78 North
Dennis Larson Chair
Phillip Johnston Vice-Chair
John Manganilla Board Member
Tim Bennett, P.E. Board Member
Ramona Kopchenko Board Member
Willie Osborne Board Member
Ruthie Wright Board Member
Renae 011ie Planning Director
Charles Lee Senior Planner
Jasen Haskins Assistant Planner
Mary Bradley Administrative Assistant
In accordance with Section 551.042 of the Texas Government Code, this agenda has been posted at the Wylie Municipal
Complex, distributed to the appropriate news media, and posted on the City website: www.wylietexas.gov within the
required time frame. As a courtesy, the entire Agenda Packet has also been posted on the City of Wylie website:
www.wylietexas.gov.
The Chair and Commissioners request that all cell phones and pagers be turned off or set to vibrate. Members of the
audience are requested to step outside the Council Chambers to respond to a page or to conduct a phone conversation.
The Wylie Municipal Complex is wheelchair accessible. Sign interpretation or other special assistance for disabled
attendees must be requested 48 hours in advance by contacting the City Secretary's Office at 972.442.8100 or TD
972.442.8170.
CALL TO ORDER
Announce the presence of a Quorum.
INVOCATION & PLEDGE OF ALLEGIANCE
CITIZENS COMMENTS ON NON-AGENDA ITEMS
Residents may address Commissioners regarding an item that is not listed on the Agenda. Residents must provide their name
and address. The Commission requests that comments be limited to three (3) minutes. In addition, the Commissioners are
not allowed to converse, deliberate or take action on any matter presented during citizen participation.
CONSENT AGENDA
A. Consider and act upon approval of the Minutes from March 3, 2009 Regular Meeting.
Page 2 of 76
April 7,2009 Wylie Planning and Zoning Regular Meeting Agenda Page 2 of 2
REGULAR AGENDA
Action Agenda
1. Consider a recommendation to the City Council regarding a Final Plat for Southbrook Phase
III, creating twenty-three (23) residential lots on 7.0 acres, generally located east of S.
Ballard, south of Martin Drive and south of the Twin Lakes Subdivision Phase I.
Public Hearing
1. Hold a Public Hearing and consider a recommendation to the City Council, amending
regulations to Zoning Ordinance No. 2001-48, Article 6, as it relates to the proposed
addition of Section 6.4 and the creation of the South Ballard Overlay, including district
boundaries and design standards and Article 5 as it relates to allowed Uses.
ADJOURNMENT
CERTIFICATION
I certify that this Notice of Meeting was posted on this 3rd Day of April, 2009 at 5:00 p.m. as required by law in accordance
with Section 551.042 of the Texas Government Code and that the appropriate news media was contacted As a courtesy, this
agenda is also posted on the City of Wylie website: www.wylietexas.gov.
Carole Ehrlich,City Secretary Date Notice Removed
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.),J2/ Wylie Planning and Zoning
Commission
:777
Minutes
Wylie Planning & Zoning Commission
Tuesday, March 3, 2009 — 6:30 pm
Wylie Municipal Complex— Council Chambers
2000 Highway 78 North
CALL TO ORDER
Vice-Chairman Phillip Johnston called the meeting to order at 6:33PM. Those present
besides Vice-Chairman Johnston were; Commissioner John Manganilla, Commissioner
Willie Osborne and Commissioner Ruthie Wright. Chairman Dennis Larson,
Commissioner Ramona Kopchenko, and Commissioner Tim Bennett were absent.
Staff present was Renae 011ie, Planning Director, Jasen Haskins, Assistant Planner, and
Mary Bradley, Administrative Assistant.
INVOCATION & PLEDGE OF ALLEGIANCE
Boy Scout Troop 515 gave the invocation and led the pledge of allegiance.
CITIZENS COMMENTS
Vice-Chairman Johnston opened the Citizens Participation. With no one approaching the
Commissioners Vice-Chairman Johnston closed the Citizens Participation.
CONSENT ITEMS
1. Consider and act upon approval of the Minutes from the February 3, 2009,
Regular Meeting.
A motion was made by Commissioner Osborne, and seconded by Commissioner
Manganilla, to approve the minutes from February 3, 2009 Regular Meeting, as
submitted. Motion carried 4 — 0, with Commissioner Kopchenko, Commissioner
Bennett, and Chairman Larson being absent.
Minutes March 3, 2009
Wylie Planning and Zoning Board
Page 1 of 3
Page 5 of 76
REGULAR AGENDA
Action Agenda
1. Consider a recommendation to the City Council regarding a Replat for
Premier Industrial Park North, Block A, Lots 3A-1 and 3A-2 creating two
commercial lots generally located on the northwest corner of Sanden Road
and Hensley Lane.
The property was initially platted as Premier Industrial Park Lot 1, in 1997. In 1998, the
property was subdivided and became Lot 3A, Block A of Premier Industrial Park North.
Mr. Haskins stated that purpose of the replat is to create two commercial lots. The Wylie
Economic Development Corporation (WEDC) is the applicant/owner for proposed Lot
3A-1 of the subject property. The owner of Lot 3A-2 is Best Circuit Boards Inc. (Global
Innovations).
The small area is identified on the plat as `Ownership Unknown' was 'Old Hensley Lane'
has never been platted or dedicated as an easement. However, the Wylie Independent
School District owns property to the north of the subject property and adjacent to the
'Old Hensley Lane' property. It is the City Engineer's opinion that this area will become
WISD property when a plat is completed of that property.
With no questions for the applicant or Staff, a motion was made by Commissioner
Osborne, and seconded by Commissioner Manganilla, to recommend approval to the City
Council for the Replat for Premier Industrial Park North, Block A, Lots 3A-1 and 3A-2
creating two commercial lots generally located on the northwest corner of Sanden Road
and Hensley Lane. Motion carried 4—0.
Public Hearing
1. Hold a Public Hearing and consider a recommendation to the City Council regarding
a Replat for Stone Circle Townhomes, Block A, Lots 1-6 creating 6 single family
residential attached lots, generally located north of Stone Circle and 120 feet east
of Birmingham Street.
Ms. 011ie stated that the applicant is requesting the item to be withdrawn at this time.
Due to advertising as a Public Hearing, and notices sent out, Staff is recommending the
Commission to open/close the Public Hearing and accept the withdrawal from the
applicant.
Commissioner Osborne questioned the location of the subject property. Ms. 011ie stated
that the property is located behind the existing duplexes facing Birmingham, and Stone
Road is to the north. The proposed single family residential lots would face Stone Circle,
and not Stone Road.
Vice-Chairman Johnston opened the Public Hearing. With no one approaching the
Commissioners, Vice-Chairman Johnston closed the Public Hearing.
Minutes March 3, 2009
Wylie Planning and Zoning Board
Page 2 of 3
Page 6 of 76
A motion was made by Commissioner Osborne, and seconded by Commissioner
Manganilla, to recommend to the City Council acceptance of withdrawal from the
applicant, for the Replat of Stone Circle Townhomes, Block A, Lots 1-6. The property
generally located north of Stone Circle and 120 feet east of Birmingham Street. Motion
carried 4—0.
ADJOURNMENT
A motion was made by Commissioner Wright, and seconded by Commissioner
Manganilla, to adjourn the meeting at 6:41PM. All Commissioners were in consensus.
Phillip Johnston,Vice-Chairman
ATTEST:
Mary Bradley,Administrative Assistant
Minutes March 3, 2009
Wylie Planning and Zoning Board
Page 3 of 3
Page 7 of 76
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Page 8 of 76
Wylie Planning and Zoning
tit"i" I Commission
AGENDA REPORT
Meeting Date: April 7, 2009 Item Number: 1
Department: Planning
Prepared By: Renae' 011ie Subdivision: Southbrook Phase III
Date Prepared: March 30, 2009 Zoning District: AG-30
Exhibits: Final Plat
Subject
Consider a recommendation to the City Council regarding a Final Plat for Southbrook Phase III, creating twenty-
three (23) residential lots on 7.0 acres, generally located east of S. Ballard, south of Martin Drive and south of
the Twin Lakes Subdivision Phase I.
Recommendation
Motion to recommend approval to the City Council regarding a Final Plat for Southbrook Phase III, creating twenty-
three (23) residential lots on 7.0 acres, generally located east of S. Ballard, south of Martin Drive and south of the
Twin Lakes Subdivision Phase I.
Discussion
The subject tract was annexed into the city on March 31, 2009 and was the subject of a Developer's Agreement approved
October 28,2008. The Developer's Agreement set forth the specific design requirements for the 7 acre tract.
The Final Plat proposes 23 lots on 7 acres for a density of 3.285 lots per acre. The current Comprehensive Land Use Plan
designates this property as Low Density Residential requiring a one acre minimum lot size with a minimum dwelling size of
3,000 square feet. However, due to the constraints of the tract and its connectivity to existing subdivisions limits the land design
thereby supporting more of an infill tract. The minimum dwelling size is 1,957 square feet(air conditioned)with an average lot
size of 10,000 square feet.
Permanent zoning of SF-10/24 will be considered May 5th by this Commission and May 26th by Council.
The Final Plat conforms to the approved Developer's Agreement.
Approved By
Initial Date
Department Director RO 03-30-09
Page 1 of 2
Page 9 of 76
BOUNDARY DETAIL !, I ! 1 1 1, I 1 I I I .,
, NOW,THEREFORE,KNOW ALL MEN BY THESE PRESENTS,
?....,'F-----------1 1----------------1
----H h---------1 ,-. ,----- THAT we the undersigned do her.y adopt this plat designating the herein described property as
1 i i i,14-\ ,,N i E".:-5.I !_._,! 1 "SOUTHBROOK PHASE Ill",an addition to the City of Wylie,Texas,and do hereby dedicate to the
t-- T 1 E-'- i i g i \-,1,r7/ , . . 100 200 public use forever the easements and right-of-ways as shown hereon.The easements,as shown,are
-1.--------'. I
' I I tn:9. SCALE,1"-100' improvements or growths shall be constructed or placed upon,over or across the easements and
I i i 1 I !! !8 1 i i I I i i i= i i I 1 W.,'I right-of-ways as shown.Said utility easements being hereby reserved for the mutual use and
,,,,.,',:'''',::: accommodation of all public utilities desiring to use or using same.All and any public utility shall
i R L i i have the right to remove and keep removed all parts of any buildings,fences,trees,shrubs or other
,L _i L i L.. i i, ...i L .i. __i_ improvements or growths,which in any way endanger,or interfere with the construction,
MARTIN DRIVE maintenance or efficiency of its respective systems on utility easements and all public utilities shall at
I•I'I, all times have the full right of ingress and egress to or from and upon said utility easements for the
. !----------T—----1 r- -1--— T 1 !-- 'T -1-- T -1,` 1- 1-- T I I-- - -1 -ragfM, 7- r -r i purpose of removing all or part of its respective system without the necessity,at any time,of
% ! i !I i I I 1 ! I I I I ! ! 1! i 2570257.386;,705439.742 1 I i ,,,, procuring the perrnission of anyone..
_J I i 1 4 i I i iJni 1 ,8i I ' ' ,-----4 i WITNESS MY HAND AT Texas,this the day of 2009.
I 1 1 1 1 45 1 43 i 42 i 41 1 - 1 39 i 1 37 3, 1 3, 1 3_4 1 1 33 32 31 i 30 1,,.29 1,28 1
i1 ,i'', i , i , somn IJNETO.F03,4 ACRE TRACT' I I I I .., I
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" " .00' 88.84' . T -I STATE OF TEXAS
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i 256920'7.774BI 70501'70.566 i' .7.-- r 0 \.,,j, , \,:i.10,..., Before me,the undersigned,a Notary Public in and for said County and State,on this day
personally appeared STEVE GEE,known to me to be the person whose name is subscribed
1 _r_ _,,.. 0.93'1.... 25'25' 106.46' _82,o. . " " 89 0 to the foregoing instrument and acknowledged to me that he executed same for the purpose a.
I-I—I—II-- - ---- ....., 311.9.75.3'37._,N_ 194_8-3.4!_ \ ---- \'-' \-' ---‹ consideration therein expressed.
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SHADYBROOK DRIVE —,--
Notary Public A and for the State of Texas
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My commission expires:i
,
1 1 I I, 1 1 1 1i 1 1 1
I L. i i i 1 , , , , i "Recommended for Approval"
21,layirronfaci4yri!ia:Zoning Comrnission Date
SURVEYOR'S CERTIFICATE
LEG.DESCRIPTION
KNOW ALL MEN BY THESE PRESENTS that I,WARREN L.CORWIN,do hereby certify that "Approved for Construction"
, WHEREAS,GEE DEVELOPMENT SERVICES,INC.,is the owner of a tract of land situated in the !prepared this FinalPlat and the field notes frorn an actual and accurate survey of the land,that the
Allen Atterberry Survey,Abstract No.23,in the City of Wylie,Collin County,Texas and being part of a corner monuments shown thereon were properly placed under my personal supervision in accordance
6.998 acre tract,as described in Volume 1731,Page 385,in the Deed Records of Collin County,Texas, with the subdivison Regulations of the City of Wylie,Texas. ,
and being more particularly described,as follows: Mayor,City of Wylie,Texas Date
BEGINNING,at a IA inch iron rod found at the northeast corner of said 6.998 acre tract,being in the south
"Accepted":, line of Twin Lakes Subdivision Phase 1,an addition to the City of Wylie,as described in Volume G,Page
561,in the Mop Records of Collin County,Texas,also being the most northerly northwest corner of
Southbrook Phase II,an addition to the City of Wylie,as described in Volume 2006,Pages 566-567,in WARREN L.CORWIN
/----, said Map Records, R.P.L.S.No.4621
Mayor,City of Wylie,Texas Date
T E C,South 00°11'06"East,along the west line of said Southbrook Phase II,for a distance of 277.49
^,„_ALMS THE STATE OF TEXAS The undersigned,the City Secretary of the City of Wylie,Texas,hereby certifies that the
ALAN. feet',toE a Y2 inch iron rod found at the southeast corner of said 6.998 acre tract:
. . COUNTY OF COLLIN foregoing plat of SOUTHBROOK PHASE III,subdivision or addition to the City of Wylie was
P,, kli 4.-' THENCE,South 89°53'37"West,along the south line of the 6.998 acre tract,passing a y2 inch iron rod submitted to the City Council on the day of 2009,and the Council,by
MARTIN being the most westerly northwest corner of said Southbrook Phase II,also being the most northerly Before me,the undersigned,a Notary Public in and for the State of Texas,on this day formal action,then and there accepted the dedication of streets,alley,parks,easement,public
%—.,k//4 northeast corner of Southbrook Phase I,an addition to the City of Wylie,as described in Volume P,Page personally appeared WARREN L.CORWIN,known to me to be the person whose name is places,and water and sewer lines as shown and set forth in and upon said plat and said Council
further authorized the Mayor to note the acceptance thereof by signing his name as hereinabove
-4 ,,,,SHADYBROOK 987,in said Map Records,and continuing for a total distance of 1048.34 feet,to a y2 inch iron rod found: subscribed to the foregoing instrument,and acknowledged to me that he executed same for the subscribed.
. ,-., r:PROJECT I purpose and consideration therein expressed.
lh inch iron Witness my hand this day of ,A.D.,2009.,, P Trol",couE'rilParho°::::15,;.'::70t,'-ndeer"orft'tra 56°.1:9gthr:nb%inf7 ir?ttt7:11.2e7.7s3.:7-tv;iritVike subdivision Given under my hand and seal of office,this day of ,2009.
,72 CR 387 Phase 1:
"I'
THENCE,North 90°00'00"East,along the north line the 6.998 acre and the south line of said Twin Lakes gItYy os7Tiii:,ri-exas MAR 302009 1
Subdivision Phase 1,for a distance of 1047.60 feet,to the POINT OF BEGINNING and containing 6.652
acres,land.
NOTARY PUBLIC,STATE OF TEXAS OF
LOCAZ1.1\si.MAP
SOUTHBROOK PHASE III
OUT OF THE
"Recommended for Approval" ALLEN ATTERBERRY SURVEY,ABSTRACT NO,23
IN
NOTES F E COLLIN COUNTY,TEXAS
ast ork Special Utility District Date
OWNER
1.zrorirrig,;:irieczfnerceaZ,%;(aos6..998 Acre tract,as described in 4623,Page 2263 in Deed
CURVE TABLE ' GEE DEVELOPMENT SERVICES,INC.
5800 E.CAMPUS CIRCLE DRIVE,SUITE 234A
, 2.All lot lines are radial or perpendicular to the street unless otherwise noted by bearing.
IRVING,TEXAS 75063 CURVE NO. DELTA RAD I US LENGTH TANGENT CHORD BEAR I NG
214-260-7768
' 'l'11.--.Sratdy"EdasEedndi:ITte"t
1. 30°57'41' 275.00' 148.60' 76.16' 146.80' N16°37'12`'E PREPARED BY
0-Street Name Change
2. 177°42'45' 50.00' 155.08' ' 99.98' N61.05'01''E TOTAL ACRES 6.652 CORWIN ENGINEERING,INC.
' 'Mlitneg LacirLt„rislreZTV,1:Z.Tdet:thilrgairordiLceistraltitWifngcit,Yercgran""d TOTAL RESIDENTAL LOTS 23 200 W.BELMONT,SUITE E
ALLEN,TEXAS 75013
972-396-1200
DECEMBER 2008 SCALE 1" 100'
Pacja 1-61,7.6
Wylie Planning Zoning
_.�.. Commission
AGENDA REPORT
Public Hearing
Meeting Date: April 7, 2009 Item Number: 1
Department: Planning
Prepared By: Jasen Haskins Zoning Case Number: 2009-01
Date Prepared: March 24, 2009 Exhibits: Draft Ordinance, Notification
Subject
Hold a Public Hearing and consider a recommendation to the City Council, amending regulations to Zoning
Ordinance No. 2001-48, Article 6, as it relates to the proposed addition of Section 6.4 and the creation of the
South Ballard Overlay, including district boundaries and design standards and Article 5 as it relates to allowed
Uses.
Recommendation
Motion to recommend approval to the City Council, amending regulations to Zoning Ordinance No. 2001-48,
Article 6, Section 6.3 as it relates to the proposed addition of Section 6.4 and the creation of the South Ballard
Overlay, including district boundaries and design standards.
Discussion
The purpose of this revision is to create the boundaries and design standards of the South Ballard Overlay (SBO) and to
establish the allowable uses. As market and social conditions change so must our ordinance as it relates to land use, space,
design and function. However, it is also important to identify those areas that we desire to reflect the rich history and
community values of Wylie.
Background
The area of South Ballard between SH78 and Stone Road is one of the most established areas within the City. Many of the
subdivisions within the proposed area of rezoning were created under the 1962 Zoning Ordinance as a residential
neighborhood. However, with the growth of Wylie,the widening of South Ballard to the county line, and the expansion of
the President George Bush Turnpike to come within a few miles of South Ballard an Ordinance update for the
neighborhood is needed. Recently staff presented a generic overview of a plan to rezone the area as the South Ballard
Overlay to City Council and this Commission, with a recommendation to move forward with an Ordinance update. This
plan allows for a broad mixture of compatible uses and provides special development and design standards that create a
multi-use,pedestrian friendly, sustainable place,that will enhance the architectural character of the area and be
compatible with the Historic Downtown.
Consideration
The proposed SBO boundary is roughly the area east of Birmingham, north of Stone, south of Butler, and west of Ballard
(including the lots on the east side of Ballard). The creation of this overlay district is in tune with the adopted 1999 Wylie
Comprehensive Plan that encourages design controls, compatibility and offers the opportunity to rejoin downtown with
those properties to the south of SH 78.
Page 1 of 2
Page 11 of 76
Page 2 of 2
The Ordinance includes a map that illustrates the exact boundaries and therefore the affected properties of the zoning
change. Of the 95 total lots within the proposed district, the breakdown of the lots include; one Multi-Family (MF) lot,
19 SF lots that are currently owner occupied, 48 SF lots that are rental properties, 6 commercial lots and 22 completely
vacant lots.
All of the lots in the area are currently legally non-conforming structures as well as non-conforming lot sizes. Approval of
this amendment as it relates to zoning changes will result in most of the properties within the boundaries remaining legally
non-conforming structures and uses, but due to the number of vacant lots and rental properties the area lends itself to
greater opportunities for redevelopment.
The proposed amendment offers specific place-making elements in order to effectively create lots and structures that
adhere to the stated purpose of the proposed Ordinance. For example, front setbacks are not just set at a given distance or
greater from the front property line, but set at one of two specific measurements to ensure continuity throughout the
neighborhood. Regulation of architectural elements are set to ensure a consistent, yet varied, look along a block face.
These restrictions are more detailed in regards to lots and building placement than the DTH, but less so regarding the
structures themselves,thus there is precedent within the City of Wylie for this style of Ordinance.
Additional Information
In preparing this Ordinance staff has been in contact with the WEDC and developers who have a history of work with the
City. While current economic realities may prevent immediate development, the concept and its impact on future
development has been generally well received by this group.
Because this text amendment also includes rezoning of property, 240 notifications were mailed to all effected
properties within 200 feet in accordance with State Law. As of April 3, 2009 twenty-seven (27) responses were
received with eight(8) in favor and nineteen (19) against of the requested amendment and zoning reclassification.
Approved By
Initial Date
Department Director RO 03/30/09
Page 12 of 76 2
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Section 6.4 SOUTH BALLARD OVERLAY DISTRICT
A. Purpose
South Ballard has been identified by the City as a valuable area worthy of rejuvenation as a
Commercial or Mixed Use district. This section provides minimum development and design standards
that will create a unique pedestrian friendly atmosphere for the citizens of Wylie that expands upon
and is compatible with the architectural character of the Downtown Historic District.
B. Plan Review
The requirements and guidelines that follow are minimum standards for development within the SBO.
Every individual development or major renovation will require the submittal of a Site Plan that will
be evaluated by City Staff and, the Planning and Zoning Commission to determine merit and
applicability of the proposed development within the overall vision of the SBO. An appeal to the
Council of the Commission's decision may be made if filed by the applicant in writing with the
Planning Department not more than seven (7) days after the date of the action taken by the
Commission.
C. District Boundaries
1. The South Ballard Overlay District
(SBO) is generally bounded by
Stone Road on the south, Butler
Street on the north, the eastern rear
property line of those lots facing
Ballard, and Birmingham Street to
the west. These boundaries are
shown on the map in Figure 6.-6 for
informational purposes.
2. The precise boundaries of the South
Ballard Overlay District shall be
shown on the official zoning map of
the City of Wylie. The boundaries
of the SBO may be amended from
time to time based on a request
from area property owners, a
request of the staff, the
Commission, or at the pleasure of
the Council. In considering a
request for a change in district
boundaries, the Council shall
require:
a. Any additions to the district
shall be contiguous to the
existing boundaries of the
district;
b. Any reductions in the district
shall be located on the edge of the district such that a hole is not left inside the district; and
Figure 6-6 South Ballard Overlay District Boundaries
Zoning Ordinance
c. If requested by a property owner, a petition shall be presented showing owners of more than
50 percent of the land within the district, excluding streets, and owners of more than 50
percent of the building sites in the district are in support of the requested change in
boundaries.
2. Permitted Uses: See Use Chart in Article 5, Section 5.1.
3. Development Standards: Following are the yard, lot and space requirements for the South
Ballard Overlay District, including density, height, lot and unit size.
Fi ure 6-7 -South Ballard Overla District (SBO)
Lot Size Minimum
Lot Area (s . ft.) 6,250
Lot Width feet 50
Lot width of corner Lots (feet) 60
Lot Depth (feet) 125
Dwellin6 Re6ulations
Minimum Square Footage EF- 750 sf; 1 BR- 900 sf; 2 BR- 1,000
sf; 3 BR - 1,200 sf; Commercial -
SOOsf
Re uired Stories 2
Buildin Se aration between detached buildin s (feet) 10
Design Standards Level of Achievement See Section 6.4 South Ballard Design
Standards
Yard Requirements -Main Structures
Front Yard feet 10 or 15 from an street fronta e
Side Yard (feet) 0 if attached or 5 if detached
Side Yard of Corner Lots (feet) 10 or 15
Rear Yard (feet) 15
Hei ht of Structures
Main Structure (feet) 30-40
Accesso Structure feet 10-12
4. Additional Provisions: Refer to additional requirements in Article 7, General Development
Regulations.
A. Desirable Design Attributes
All properties must meet base requirements provided in this section for Street and Sidewalks, Site,
and Architectural Standards. In addition, properties must also select a certain number of desirable
design standards from each of these categories.
B. Purpose of Design Standards
Page 2 ARTICLE 6: SPECIAL PURPOSE AND OVERLAY DISTRICTS
Zoning Ordinance
1. Street and Sidewalk Standards. The purpose of the Street and Sidewalk Standards is to provide
for street treatments, pedestrian sidewalk and crosswalk standards, and to provide public access to
open space, to provide enhancements along pathways.
2. Site Design Standards. The purpose of the Site Design Standards is to provide for building and
parking placement, landscape requirements, access drives and the location of service and loading
areas.
3. Architectural Standards. The purpose of the Architectural Standards is to provide for exterior
building materials, building articulation, exterior facades, roof quality, form and massing,
architectural compatibility, and repetition of unit designs.
C. Design Standards Review
1. All development shall achieve at a minimum the required number of desirable design attributes in
Figure 6-9, Subsections A, B, and C.
2. Details of the Street and Sidewalk Standards are included in Subsection D, details of the Site
Design Standards are included in Subsection E, and details of the Architectural Standards are in
Subsection F.
FIGURE 6-8 -DESIGN STANDARDS INDEX
Cate o Districts Fi ure
Street and Sidewalk Standards See Fi ure 6-9 A
Site Desi n Standards See Fi ure 6-9 B
Architectural Standards See Figure 6-9(C)
ARTICLE 6: SPECIAL PURPOSE AND OVERLAY DISTRICTS Page 3
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Zoning Ordinance
NEW DEVELOPMENT
D. Street and Sidewalk Requirements
PURPOSE: Desired Street and Sidewalk requirements are achieved by projects in accordance with the following
criteria:
1. Provision of Public Pathways
a. Base Standard
(1) All new Development shall include a provision of an open space easement of a 7.5 feet wide
public pathway to rear of structures not abutting an alley. The walkway shall be constructed to the
City's standards for sidewalks in the easement.
(2) The public pathway easements shall run along the rear of adjacent properties as indicated in figure
6-9
b. Desirable Design Attributes
Provide 5' landscaped walkway to rear of structures.
(1) Include a provision for a 15' open space
easement which contains a 10 foot wide walkway
with an adjacent 5 foot landscape buffer. The
landscape buffer shall be set adjacent to the
easement.
ARTICLE 6: SPECIAL PURPOSE AND OVERLAY DISTRICTS page 8
Figure 6-9 South Ballard Overlay Public Pathways
Zoning Ordinance
2. Provision of Sidewalks
a. Base Standard
(1) All Developments shall provide a 10 foot minimum concrete public walkway. Large canopy
shade trees shall be provided at 50 ft o.c and must be placed a minimum of two feet off the back
of curb. The walkway may be located partially within the property and partly within the street
right-of way parkway, if applicable. Minimum size for shade trees shall be 3 inches in caliper and
14 to 16 feet in height. Trees shall match, in species, those of existing development.
(2) Decorative paving, consisting of stamped and decorated concrete, shall be provided at the
crosswalk entries of corner lots.
b. Desirable Design Attributes
(1) In addition to a loft public walkway, a Sft landscape buffer shall be provided. The landscape
buffer shall contain native drought resistant grasses and shrubs.
(2) Mixture of large/canopy and small/ornamental trees and 15 ft walk.
(3) Decorative stamping, coloring, or etching of the public walkway shall be provided. The
decoration must cover a minimum of 25% of the total surface area of the walkway.
3. Lighting and Furnishings Along Sidewalks
a. Base Standard
(1) Benches with backs which meet the city's standard park bench, at a minimum spacing of one
bench per 250 feet.
(2) Provide waste receptacles every 250ft, common throughout.
b. Desirable Design Attributes
(1) Provide lighting on trees within public walkway. Lighting shall consist of up-lights and placed in
away to minimize fixture placement visibility.
(2) Provide one bench every 125 ft.
E. Street and Sidewalk Standards -New Residential Requirements
Desired street and sidewalk requirements are achieved in accordance with the following criteria:
7. Mail Boxes
a. Base Standard
Mail boxes shall be of a Cluster Mailbox Unit (CBU) box style. The CBU shall
be located within six inches of the back of curb and include one slot for every
Zoning Ordinance
500 square feet of commercial space and one slot for every residential unit. Multiple CBU's may be
used on larger lots as necessary.
b. Desirable Design Attributes:
Incorporate architectural features that are the same as the house exterior trim to include masonry
materials.
D. Site Design Standards
Desired Site Design requirements are achieved by projects in accordance with the following criteria:
1. Building Placement
a. Base Standard
(1) Buildings shall be placed with their entrance and/or main facade oriented to the street at the property
line or five feet from the property line.
(2) Buildings shall be placed with the rear of the building 15 feet from the property line.
b. Desirable Design Attributes
(1) Locate the rear of the building at least 20 feet from the rear property line with automated subsurface
irrigated landscaping.
2. Parking Placement
a. Base Standard
(1) Up to 50% of all required parking shall be located on site to the side and rear of a building.
(3) The remainder of the required parking can be provided by off site parking facilities within 1,000 feet
of the site through the use of shared parking agreements Upon a finding that a parking reduction is necessary
to preserve and maintain the design integrity of the District, the Commission may grant a parking variance to
reduce the required parking by a maximum of 25 percent.
b. Desirable Design Attributes
(1) More than 50% of required parking provided on site.
(2) All on-site parking within 150ft of entrances.
(3) Provide parking spaces for bicycles at a 1 to 25 ratio of required parking.
3. Location of Service Areas and Loading
a. Base Standard
(1) Service areas and loading areas shall be located in the nearest parking area toward the rear of the
building.
(2) Service areas shall have a masonry screening wall with gates which prevent visibility from a public
street.
b. Desirable Design Attributes
ARTICLE 6: SPECIAL PURPOSE AND OVERLAY DISTRICTSpage 10
Zoning Ordinance
(1) Service and loading areas that provide screening using a material, style and colorization that matches
the main building.
D. Landscaping
Desired Landscaping Design requirements are achieved by projects in accordance with the following criteria:
1. Landscaping in Required Yards
a. Base Standard
(1) At least five percent of the site shall be landscaped and contain an automated subsurface irrigation
system.
(2) Landscaping is required in the front yard.
b. Desirable Design Attribute
(1) Landscaping that exceeds the minimum by 10 percent.
a. The landscape area has shrubs at least 2 feet in height planted within the landscape strip; and
b. The landscape area includes at least one flowering tree for every 50 linear feet of planting area in
the rear of the building. Trees may be planted in groves or bands as long as the required numbers
of trees are provided.
C. Architectural Standards
1. Exterior Building Material
a. Base Standard
All units shall have a minimum of one-hundred (100) percent of the exterior facade composed of kiln-
fired clay brick or stone laid masonry units, stone, cast stone, masonry stucco, decorative concrete,
stucco, or masonry fiber cement products. Glazing shall not exceed twenty-five (25) percent of the front
elevation of the residence. Wood, vinyl siding and EIFS materials shall not be used for exterior walls.
The Building Official may grant exceptions to the above minimum standards for new construction when
other materials are required to enhance the architecture of the house.
b. Appeals Regarding Material
If the Planning Director determines a product does not demonstrate the desired architectural qualities or
if the Building Official determines that a product does not demonstrate the same durability as masonry,
the applicant may appeal that decision to The Zoning Board of Adjustments or the Construction Board,
respectively.
c. Desirable Design Attributes
None
2. Roofs and Roofing -Roofing Materials
a. Base Standard
All units shall have architectural-grade overlap shingles, the or standing seam metal. Wood shingles are
not permitted. Plumbing vents, attic vents, and other rooftop accessories are to be painted to match the
roof shingle color.
b. Desirable Design Attributes
None
3. Repetition of Unit Design Elevations
Page 11 ARTICLE 6: SPECIAL PURPOSE AND OVERLAY DISTRICTS
Zoning Ordinance
a. Base Standard
In order to promote architectural variation a variety of elevations shall be used on all buildings within the
South Ballard District. The facade of each building must contain a different building material, color, and
elevation every 30 to 50 feet of frontage. In addition, no material, color, or elevation may be repeated
within 7 facades on the same side of the street or 4 facades on the opposite side of the street. placement
of the primary entrances, porches, number and placement of windows, and other major architectural
feature.
b. Desirable Design Attributes
4. Conservation/Sustainability
a. Base Standard
Each building must comply with the Energy component of the Building Code.
b. Desirable Design Attributes
Each building meets United States Green Building Council (USBGC) standards for Leadership in Energy
and Environmental Design (LEED) certification.
5. Building Bulk and Articulation
a. Base Standard
In order to avoid large blank facades, variations in the facades facing a public street shall be provided in
both the vertical and horizontal dimensions. Therefore, corner lots must provide the following on all
sides adjacent to a street.
Page 12
A minimum of 9 platted residential lots skipped on the same side and 6 skipped on the opposite side of a
street before repeating the same materials, color, and elevation.
Zoning Ordinance
(1) Entrances to buildings shall be emphasized through providing projections, recessed areas, canopies,
projections in height, or other architectural elements.
(2) Ground floor facades facing a public street shall have display windows, entry areas, awnings, or other
such features along at least 40 percent of their horizontal length.
b. Desirable Design Attributes
(1) Application of the base standard to facades on the rear of the building.
(2) Porches with access on the second storey.
(3) Corner lots with a diagonal cut to the facade on the hard corner
6. Fencing
a. Base Standard
(1) Side and rear yard fences shall be permitted to a height of 8 feet maximum and constructed of
wood with metal posts and rails to the inside.
(2) Pressure treated wood is prohibited.
b. Desirable Design Attributes
(1) Front yard fences shall be permitted to a height of 3 feet maximum with 50 percent transparency
constructed of wrought iron.
(2) 3' high maximum rock wall or other natural building material.
(3) Masonry columns with wrought iron connectors.
7. Outdoor Lighting
a. Base Standard
All buildings shall have an illuminated standard porch light at the front and rear entry.
b. Desirable Design Attributes
Front facade, side and/or rear activity area shall be illuminated by down-light or up-light wired to the
interior.
8. Address Numbers
a. Base Standard
All buildings shall have stone plaque with address beside the main entry of the dwelling unit. Each
facade shall have a unique address with suite numbers applying to subdivisions within the building.
b. Desirable Design Attributes
Provide a lighted front wall plaque on all units.
9. Garage Entry (if provided)
a. Base Standard
Garages shall not be located on or noticeable from the primary street. The primary street would be the
addressed street front. Each garage shall be a minimum of 300 square feet. The garage shall be
constructed of materials to match at least one facade material
Page 13 ARTICLE 6: SPECIAL PURPOSE AND OVERLAY DISTRICTS
ARTICLE 6: SPECIAL PURPOSE AND OVERLAY DISTRICTS
Zoning Ordinance
b. Desirable Design Attributes
(1) The garage shall be constructed of materials to match at least two facade materials
Page 14
Zoning Ordinance
ADDITIONAL PROVISIONS
D. Mixed Uses
2. PURPOSE: Within the South Ballard Overlay District there are both residential and nonresidential uses which
maybe located in the same structure and to promote a balanced mixed-use environment the following regulations
shall apply.
a. Residential or Commercial Uses must be a maximum of 75% of floor space, as measured in square footage,
of a structure.
b. For these purposes one structure is defined as any area not divided by an exterior wall or a fire wall.
c. Building Proportions
(3) The ground floor facade shall have at least 30 percent of its area in transparent windows, or doors.
The second floor facade shall have at least 20 percent of its area in windows. The area of windows
includes any mullions framing individual lights within the window frame.
6. Signs
PURPOSE: All signs in this section are applicable to the South Ballard Overlay only and are not appropriate
to any other zoning district. The purpose of this section is to regulate the construction of new signs and
alterations made to existing signs and to ensure consistency and to make the South Ballard area a desirable
area that is pleasing and visually attractive.
A. General Provisions:
(1) Signs shall be constructed of materials that are not subject to deterioration when exposed to
the weather. Internally illuminated signs must be constructed of non-combustible material or
approved plastics.
(2) Signs should respect the size, scale and design of the building.
(3) Signs should not obscure significant features of the building.
B. Signs
(1) The sign area of any one face shall not exceed sixteen (16) square feet in area.
(2) Logos and symbols may be illuminated or backlit by fluorescent fixtures. The use of indirect
lighting is also allowed.
(3) The use of a fluorescent color on a sign is prohibited.
(4) No signs may be placed on or adjacent to the public right-of-way.
(5) Signs shall be mounted or erected so they do not obscure the architectural features or
openings of a building.
(6) No sign or portion of a sign shall extend above the cornice line at the top of the building face.
Roof top signs are prohibited.
(7) The sign shall adopt the decorative features of the building, utilizing the same materials and colors.
(8) The structural materials of the sign should match the materials of the building.
(9) Attached signs may only be illuminated utilizing internal lighting. Exterior letters with
exposed neon lighting are allowed.
C. Window Signs
Page 15 ARTICLE 6: SPECIAL PURPOSE AND OVERLAY DISTRICTS
Zoning Ordinance
Window signs do not require a permit or a permit fee. Window Signs must meet the following
regulations:
1. Window Signs must not obscure more than 20 percent of the window area per facade.
2. No illuminated Window Signs shall be allowed within two feet of the window surface, except for
open /closed signs.
D. Awning Signs
1. An Awning may extend the full length of the wall of the building to which it is attached and shall
be no more than six feet (6') in height and shall not be placed less than eight feet (8') above the
sidewalk.
2. Artwork or copy on Awning Signs shall be limited to a business name and/or logo.
3. The artwork or copy for an Awning Sign shall not exceed twenty percent (20%) of the area of the
Awning and shall extend for no more than sixty percent (60%) of the length of the Awning.
E. Projecting Signs
1. Signs shall be constructed of noncombustible material.
2. Signs shall not project more than three feet (3'), measured from the building face and shall not be
closer than two feet (2') from the back of the curb line.
3. Bottom of the sign shall be at least 8 feet above the sidewalk.
4. Signs shall be compatible in design, shape, and material with the architectural and historic character
of the building.
5. Signs shall not exceed sixteen (16) square feet per sign face.
F. Canopy Signs
1. A Canopy Sign may be attached to, or be an integral part of the face of a canopy.
2. A Canopy Sign may consist of only the name and/or logo of the business at the location of the
canopy.
3. The artwork or copy on a Canopy Sign shall not exceed ten percent of the face of the canopy, or a
maximum oftwenty-five (25) square feet, whichever is greater.
4. An illuminated stripe may be incorporated into a canopy. The stripe may extend along the entire
length of the face of the canopy. The width or thickness of the stripe shall be limited to one-third of
the vertical dimension of the face of the canopy. The internal illumination of a canopy is limited to
the portions of the canopy face on which a sign or stripe is permitted.
Page 16
EXHIBIT 3 USE REGULATIONS
LAND USE CHARTS
Buildings, structures and land shall be used only in accordance with the uses permitted in the following
Land Use Tables, subject to all other applicable requirements of this ordinance.
INTERPRETATION OF LAND USE CHARTS
Symbol
..P..
~~P~~~
..5..
..T..
Meanie
The use is permitted as a principal use in that zoning district by
right. Additional requirements for this use may be required and are
listed in Section 5.2 Listed Uses, Additional Provisions.
The use is permitted, however special provisions are required
when located in this district. These provisions are listed in Section
5.2 Listed Uses, Additional Provisions.
The use is permitted in that zoning district only after first
obtaining a Special Use Permit (SUP) as set forth in 5.4 Special
Use Permits.
The use is permitted in that zoning district only after first
obtaining a Temporary Use Permit (TUP) as set forth in Section
5.5 Temporary Uses.
A blank square means that the use is not allowed in that zoning
district as a nrincinal use.
Page 31 of 76 Page 1
DISTRICT ABBREVIATIONS
ABBREVIATED
DESIGNATION ZONING DISTRICT NAME
Low-Density Residential Districts
AG/30 Agricultural District
SF-1 A/3 0 Single Family -1 Acre
Medium Densi Residential Districts
SF-20/26 Single Family - 20 District
SF-10/24 Single Family -10 District
High-Density Residential Districts
TH Townhouse District
MF Multifamily District
MH Manufactured Home District
Commercial Districts
NS Neighborhood Services District
CR Community Retail District
CC Corridor Commercial District
BG Business Government District
Industrial District
LI Light Industrial District
HI Heavy Industrial District
S ecial Pur ose and Overla Districts
PD Planned Development District
FP Floodplain District
DTH Downtown Historic District
SBD South Ballard Overlay District
Page 32 of 76 Page 2
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