OR 91500-A-595ORDINANCE NO. 91500 -A -595
AN ORDINANCE OF THE CITY OF COPPELL, TEXAS,
AMENDING THE COMPREHENSIVE ZONING ORDINANCE BY
AMENDING THE CODE OF ORDINANCES, BY ADDING A NEW
ZONING DISTRICT AND DEVELOPMENT REGULATIONS TO
CHAPTER 12, ARTICLE 18 SECTION, 12 -18A "RBN" RESIDENTIAL
URBAN NEIGHBORHOOD, SECTIONS 12.18A -0 ET. SEQ., PROVIDING A
REPEALING CLAUSE; PROVIDING A SEVERABILITY CLAUSE;
PROVIDING A SAVINGS CLAUSE; PROVIDING A PENALTY OF FINE
NOT TO EXCEED THE SUM OF TWO THOUSAND DOLLARS ($2,000.00)
FOR EACH OFFENSE; AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, the City Planning and Zoning Commission and the governing body of the City
of Coppell, Texas, in compliance with the laws of the State of Texas and pursuant to the
Comprehensive Zoning Ordinance of the City of Coppell, haven given requisite notices by
publication and otherwise, and after holding due hearings and affording a full and fair hearing to
all property owners generally, and to all persons interested and situation in the affected area and
in the vicinity thereof, the said governing body is of the opinion, and in the exercise of legislative
discretion have concluded that the Comprehensive Zoning Ordinance should be amended.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF COPPELL, TEXAS
SECTION 1. That the Comprehensive Zoning Ordinance of the City of Coppell, Texas,
duly passed by the governing body of the City of Coppell, Texas, as heretofore amended, be, and
the same is hereby amended by amending the Code of Ordinances, by adding a new zoning
district and development regulations to Chapter 12, Article 12 -18A. "RBN" Residential Urban
Neighborhood, which shall read as follows:
"ARTICLE 18.A — RBN RESIDENTIAL URBAN NEIGHBORHOOD DISTRICT
REGULATIONS
Sec. 12- 18A -0. - General purpose and description.
The City of Coppell recognizes that land is a precious, non - renewable resource, and that
conventional zoning tends to foster a pattern of development that excessively separates land uses
and results in the requirement of extensive vehicular travel. The Urban Residential
Neighborhood (RBN) is hereby established as a residential district zoning and is intended
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primarily as a residential area with supporting and complementary commercial and public uses.
The purpose of the Urban Residential Neighborhood (RBN) as envisioned in the Coppell 2030 —
A Comprehensive Master Plan, codified as Chapter 12A of the Code of Ordinances, is to
provide a development that will promote:
1. The physical and social integration of citizens diverse in age, lifestyle and economic
status, among others;
2. An adequate supply of housing that is affordable at all income levels;
3. A greater diversity of types of housing than found in other Coppell neighborhoods;
4. An alternative means of developing land;
5. Public health, safety and welfare that fosters a strong sense of neighborhood identity
based on a shared, coherent, functionally efficient physical environment; and
6. The distinctive, small -town character of Coppell.
In applying the regulations set forth in this article all figures and tables are enforceable
provisions of the code and all illustrations are for illustrative purposes only and should not be
considered for any other purposes but as a guideline.
Sec. 12- 18A -1. - Use Regulations.
A building or premise shall be used only for the following purposes:
1. Any use permitted in the "217-9 ", "TH -111, "TH -211, "MF -111, "MF -2" Districts, or
combination of such uses.
2. Single family detached dwellings with an average lot size of typically no greater than
5,000 square feet, and shall generally only be permitted to provide a transition between
existing single family detached developments and proposed higher intensity RBN district
uses.
3. Any use permitted by special use permit, Article 12 -18, Section 12 -30 -6, including as
amended in Sec. 12- 18A.1.5 of this Article.
4. Home occupations.
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5. Uses permitted in the "O" (Office) and "R" (Retail) District are permitted as secondary
uses, whereas the primary uses within a RBN district shall be residential. These uses
shall be permitted by Special Use Permit or Planned Development as regulated in Article
12, Sections 12 -30 and Section 12 -27, of the Code of Ordinance. These office and retail
uses shall comply with the following conditions:
a. Uses permitted shall not be located in "stand alone" buildings and shall be
seamlessly integrated with residential units, or community /recreation facilities
associated with the development.
b. A lot containing such uses shall have frontage on a Boulevard, a Freeway or at the
corner of two Avenues as defined in the "Coppell 2030 Transportation Plan" of
Chapter 12A, Coppell 2030 Comprehensive Master Plan,
c. Parking for these uses shall be as provided as required in Article 12, Section 12-
31 of the Code of Ordinance, as amended.
d. The incorporation of ground floor retail may require off - street loading facilities.
Illustration 12 -18A -1
Sec. 12- 18A -2. - Height Regulations.
The height of the strictures shall be:
A. The maximum height shall be 35 feet or three stories, except,
a. when adjacent to a Freeway or along a transit corridor, the maximum height
shall be five- stories, not to exceed 70 feet.
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i. Additional setbacks are required for the portions of the building which
exceed 35 feet as defined in Sec. 12 -18A -5 Architectural Guidelines
and Standards, of this Article.
ii. Additional building code and /or requirements are applicable when
buildings exceed 55 feet in height.
b. When adjacent to existing Single Family (SF) or Two Family -9 (217-9) uses,
the maximum height in the RBN District shall be the same as the height of the
homes adjacent to and within 100 feet of the RBN district or minimum of 24
feet which ever is greater.
c. If the proposed building falls within the height envelope created by a 1:3
residential proximity slope originating from an adjacent residentially zoned
property line, the height can be increased one foot for every three linear feet
over 24 feet.
Figure 12 -18A -1
Residential Proximity Slope
If the proposed building falls within the height envelope created by a 1:3 slope,
originating from an adjacent residentially zoned property line, the height can be
increased one foot for every three feet over "X" feet.
X =Height of existing residential development which shall be the same
as the height of the homes adjacent to and within 100 feet of the RBN
district or minimum of24 feet which ever is greater. Height shall be
measured as defined in Section 12 -42, Special Definitions
*Setback= Minimum setback will vary depending on land use
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Sec. 12- 18A -3. - Area Regulations.
1) To encourage context sensitive design and to promote pedestrian friendly streetscapes in
lieu of typical minimum setbacks, Build -to Lines are being established (Refer to Article 12,
Sec. 12- 18A -4. - Building Orientation, of this Article for additional information). The build -
to lines shall be determined by the type of street frontage as the " Coppell 2030
Transportation Plan " of Chapter 12A, ("oppell 2030 Comprehensive Master Plan,
CHAPTER 2, Transportation and Mobility.
a) Front yard (Build -to Lines) — the required front yards shall be landscaped, and shall not
contain any paving except for driveways perpendicular to the street and pedestrian areas,
including walkways and plazas:
i. Freeway — n/a (see Article 12 -18A, Section 3.A.D
ii. Boulevard — 15 feet
iii. Avenue — 15 feet
iv. Local Street — 10 feet
2. Build -to lines may be adjusted to provide for additional pedestrian amenities, but in
no event shall parking or driveways parallel to the street be permitted between the
curb line and the face of the building.
3. Minimum Front Yard Setback, adjacent to Freeways only.
a. No residential stricture shall be located closer than 60 feet from the freeway
right -of -way line.
b. The minimum setback can be achieved through a combination of common
open space /landscaping and /or building setbacks.
TABLE 12 -18A -1
B. Development Regulations
Regulation*
SF Detached
Duplex
Townhouse
Multifamily
Front yard and side
yards adjacent to streets
Refer to Article 12- 18ASection 12- 18A -3, Area Regulations,
(except for garages)
Garage setbacks
Minimum 22' setback from street, and 20' from alley R.O.W. unless swing entry
then may observe build -to lines.
Minimum Side yards,
5
10
10' up to 3
Building
not adjacent to streets
du's 15'- 4 or
separation:
lo' A joist
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Illustration 12 -18A -2
C. Open Space /Common Areas:
a. Open/common areas shall be provided for gathering places to promote social
recreation and interaction in developments with densities greater than five (5)
dwelling units per gross acre, as follows:
i. A minimum of 15% of the overall property shall be devoted to
open/common space areas.
ii. A maximum of 50% of the common open area is allowed to be in the
flood plain, which shall adhere to the regulations of the Flood Plain
Ordinance.
iii. All units shall have pedestrian access to open space /common area(s).
b. The provision of this open space provided in this article shall not be construed
to be a credit or off set with other open space and /or park dedication
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more du's.
Max 6 du's
per stricture.
openings
15' w/openings
Regulation*
SF Detached
Duplex
Townhouse
Multifamily
Rear yards (not garage)
10'
10'
10'
20'
Lot size (sq. ft.)
Max average: 5,000
Min: 9,000 (4,500 per du)
Min: 2,500
Lot width
Max average: 50'
Min: 80' (40' per du)
Min: 25'
Min: 50'
Lot Depth
Minimum: 100'
Min: 100'
Min: 80'
Min: 100'
Maximum Lot Coverage
60%
40%
75%
50%
Maximum Height
Refer to Sec. 12 -18A -2
*Area regulations in this section may be adjusted if the reduction in lot area is equally compensated for
additional open space /plazas and /or pedestrian friendly common or public areas.
Illustration 12 -18A -2
C. Open Space /Common Areas:
a. Open/common areas shall be provided for gathering places to promote social
recreation and interaction in developments with densities greater than five (5)
dwelling units per gross acre, as follows:
i. A minimum of 15% of the overall property shall be devoted to
open/common space areas.
ii. A maximum of 50% of the common open area is allowed to be in the
flood plain, which shall adhere to the regulations of the Flood Plain
Ordinance.
iii. All units shall have pedestrian access to open space /common area(s).
b. The provision of this open space provided in this article shall not be construed
to be a credit or off set with other open space and /or park dedication
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requirement as provided in the Code of Ordinances is in addition to
compliance with the Park Dedication Ordinance.
Sec. 12 -18A -4 — Building Orientation
The following standards are intended to orient buildings close to streets to promote human -scale
development, slow traffic and encourage walking in neighborhoods. Developments in the RBN
District shall be oriented to a street. Building orientation shall be as follows:
a. All buildings shall have their primary entrance(s) oriented to the street. Multi-
family buildings entrances may include entrances to individual units, lobby
entrances, or breezeway /courtyard entrances (i.e., to a cluster of units).
Alternatively, a building may have its entrance oriented to a side yard when a
direct pedestrian walkway is provided between the building entrance and the
street. In this case, at least one entrance shall be provided not more than twenty
(20) feet from the closest sidewalk or street;
b. Off - street parking, drives (parallel to the street) or other vehicle areas shall not be
placed between buildings and streets.
Illustration 12 -18A -2
Sec. 12 -18A- 5 — Architectural Guidelines and Standards
To address the purpose and intent of the objectives of the Coppell 2030 Comprehensive Master
Plan, as codified is Chapter 12A, Comprehensive Land Use Plan, of the Code of Ordinances,
developments in Urban Residential Neighborhoods should be of an "Architectural character
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(which) is compatible with the style, proportions, period, materials and colors of adjacent single
family neighborhoods, but may vary to a greater degree in proximity to higher intensity
development areas ". The architectural standards are intended to provide detailed, human -scale
design, while affording flexibility to use a variety of building styles. All buildings that are
subject to this section shall comply with all of the following standards. The graphics provided
with each standard are intended to show examples of how to comply. Other building styles and
designs can be used to comply, so long as they are consistent with the text of this section. An
architectural feature (i.e., as shown in the graphics) may be used to comply with more than one
standard.
Illustration 12 -18A -3
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Figure 12 -18A -2
1. Where elevations are adjacent to a street, a minimum of fifty (50) percent of front
elevations, and a minimum of twenty -five (25) percent of side and rear building
elevations, shall be doors, porches, balconies, and /or windows. This standard applies to
each full and partial building story.
2. The continuous horizontal distance (i.e., as measured from end -wall to end -wall) of
individual buildings shall not exceed two hundred and fifty (250) feet.
3. All buildings shall incorporate design features such as offsets, balconies, projections,
windows, reveals, or similar elements to preclude large expanses of uninterrupted
building surfaces. Along the vertical face of a stricture, such features shall occur every
twenty (20) to thirty (30) feet,
and on each floor shall contain at least two of the following features:
a. Recess (e.g., deck, patio, courtyard, entrance or similar feature) that has a
minimum depth of four feet;
b. Extension (e.g., floor area, deck, patio, entrance, or similar feature) that projects a
minimum of two feet and runs horizontally for a minimum length of four feet;
and /or
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c. Offsets or breaks in roof elevation of two feet or greater in height.
siatic Famitr
(C'e" Towabofficl
Paik,usapt
Illustration 12 -18A -4
Figure 12 -18A -3
Dormrrs offWS Gable
Im
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Multi Family #10"Skat
offse
"Alc l
Figure 12 -18A -4
It MI't
4. Detailed Design. All buildings shall provide detailed design along all street facing
elevations (i.e., front, rear and sides). Detailed design shall be provided by using at least
three of the following architectural elements on all elevations, as appropriate for the
proposed building type and style (may vary features on each elevation):
a. Dormers;
b. Gables;
c. Recessed entries;
d. Covered porch entries;
e. Cupolas or towers;
f. Pillars or posts;
g. Eaves (minimum one -foot projection);
h. Off -sets in building face or roof (minimum two feet);
i. Bay windows;
j. Balconies;
k. Decorative patterns on exterior finish (e.g., scales /shingles, wainscoting,
ornamentation, and similar features);
1. Decorative cornices and roof lines (e.g., for flat roofs);
m. An alternative feature providing visual relief, similar to options in this section.
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5. Ground level front yard porches a minimum depth of 7' feet are encouraged for all single
family, duplex and townhome developments. Porches may encroach four (4) feet into the
required front yard.
6. Additional regulations for buildings exceeding 35 feet in height.
a. The portions of buildings, which exceed 35 feet in height, shall be setback an
additional minimum of ten (10) feet for each story exceeding three (i.e. the 4th
story shall be setback 10 feet, and the 5th story 20 feet).
b. Porches and balconies are permitted within these setback areas.
Sec. 12- 18A -6. - Type of exterior construction.
At least 80 percent of the exterior of all strictures shall be of masonry type (see Sec. 12 -42 -1
Article 12 -14, of the Code of Ordinance) constriction exclusive of doors and windows. Each
story above the first floor of a straight wall stricture shall be at least 80 percent masonry
exclusive of doors, windows and the area above the top plate line.
Illustration 12 -18A -5
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Sec. 12- 18A -7. - Parking regulations.
1. Parking shall be provided for "SF ", " 2179" and "TH" uses as follows:
a. A minimum of two garage - enclosed parking space and two additional off - street
parking spaces (driveway may be counted toward provision of off - street parking)
shall be provided for each lot.
b. Alley Served: Rear entry, alley - served developments are encouraged. Garages
shall be set back a minimum of 20 feet from the alley right -of -way.
c. Front Entry: To keep the front of the stricture from being dominated by garage
doors, for dwellings less than thirty -five feet wide, the dwelling is limited to a
single wide garage if such garage door is front facing.
d. All garage doors facing the street must be setback a minimum of 22 feet from the
street rights -of -way.
e. The garage may be a tandem garage or, if a swing entry, rear or side access, it
may be a double garage.
f. In addition to the required off - street parking, another one -half space per unit is
required for guest parking. These required spaces are to be located within 600 feet
of the respective units
2. MF Uses:
a. Parking spaces shall not be located between the buildings and the public street
right -of -way.
b. Two parking spaces shall be provided for every one- and two - bedroom unit and
2.5 parking spaces per three - bedroom unit.
c. Structured parking is encouraged, especially when incorporating office and /or
retail uses.
d. At a minimum, covered parking spaces shall be provided for at least 50 percent of
the total required parking spaces (not including required guest parking). The
covered parking strictures shall be architecturally compatible with the main
strictures.
e. In addition to the required off - street parking, another one -half space behind the
curb line per unit is required for guest parking. These required spaces are to be
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located within 600 feet of the respective units and can be provided on -site or on-
street.
Illustration 12 -18A -6
3. On street parking within the RBN District, shall be permitted subject to:
a. On- street parking shall be designed to allow safe and efficient movement into and
out of travel lanes.
b. To minimize additional paving, on- street should generally be limited to parallel
parking. Parallel parking spaces shall be a minimum twenty (20) feet in length
and eight (8) feet in width from face of curb.
c. Parking stalls shall be spatially separated from through -lanes to provide visibility
for motorists driving, parking, or disembarking parked vehicles.
Figure 12 -18A -5
Conceptual Buznp -Out Design
Property Line
w^,
20' -0"
N
20°-0" 20' -0 "
Centerline
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d. Approval of Detail Plans will be subject to Engineering Department review and
approval.
e. Right -of -way widths will vary depending on type of street.
f. There shall be a maximum of six (6) parallel spaces between Bump -Outs. Bump-
Outs shall also be provided at all street intersections where on- street parking is
permitted. Additional on- street parking shall not be permitted in close proximity
and on the same side of the street.
Section 12 -18A -8 .— Streetscape Design
The intent of the streetscape design it to provide pleasant and attractive pedestrian environment
while supporting safe vehicular movements. These areas shall be of sufficient width to
accommodate sidewalks, street trees, street furniture and other amenities as appropriate.
1. The streetscape area shall be defined as the area between the back of curb and the build -to
lines (face of the building).
2. The Property owner shall be responsible for the constriction and maintenance of this area,
whether privately -owned or public right -of -way.
3. The streetscape area will vary in width depending on the type of street and the build -to line
(refer to Art. 12 -18A, Sec. 12- 18A -3.1 - Area regulations).
4. Street trees shall be provided on private property along all street frontages, as follows .
a. 40 -foot on center if not individually platted lots, and one tree per lot if townhouse,
duplex or single - family.
b. Trees shall be overstory trees, minimum 3" caliper at the time of planting and shall be
selected from the plant pallet in Article 34, Landscape Regulations, Code of
Ordinance.
c. The trees shall be limbed -up to at least seven feet and pruned to leave a minimum
seven feet of clearance over pedestrian walkway and 14 feet of clearance over on-
street parking spaces and travel lanes.
5. Sidewalks shall generally be located five (5) feet from back of curb to provide a buffer
between vehicular and pedestrian movements. The width of the sidewalk will vary
depending on the built -to line and adjacent street classification, but shall not be less than four
(4) feet in width.
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Sec. 12- 18A -9. - Mechanical equipment.
Mechanical equipment shall be constricted, located and screened so as not to interfere with the
peace, comfort and repose of the occupant(s) of any adjacent building or residence, and shall
comply with Art. 12 -3, Sec. 12 -33 -1 Location of Required Screening, Code of Ordinances.
Sec. 12- 18A -10. - Refuse facilities.
1. Multifamily Uses:
a. Every dwelling unit shall be located within 250 feet of a refiise facility, measured
along the designed pedestrian and vehicular travel ways.
b. There shall be available at all times at least six cubic yards of refuse container per
30 multi - family dwelling units and at least one triple -wide recycling enclosure.
c. For complexes with less than 30 units no less than four cubic yard refiise
container shall be provided.
d. Each refuse facility and recycling container shall be visually screened by a six-
foot high solid masonry enclosure on all sides except the side used for refiise
pickup service, which shall have gates of solid screening material. These gates
shall remain closed at all times when not in active use.
e. Each refuse facility shall be located so as to provide safe and convenient pickup
by refuse collection agencies.
Sec. 12- 18A -11. —Other Applicable Regulations.
Unless otherwise specified in this Article, development within this district shall comply
with the development regulations applicable to the uses and regulations as included in
Chapter 12, Zoning of the Coppell Code of Ordinances, as amended."
SECTION 2. That all provisions of the Comprehensive Zoning Ordinance of the City of
Coppell, Texas, in conflict with the provisions of this ordinance be, and the same are hereby,
repealed, and all other provisions not in conflict with the provisions of this ordinance shall
remain in fiill force and effect.
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SECTION 3. That should any word, sentence, paragraph, subdivision, clause, phrase or
section of this ordinance, or of the Code of Ordinances, as amended hereby, be adjudged or held to
be void or unconstitutional, illegal, or invalid, the same shall not affect the validity of the remaining
portions of said ordinance or the Code of Ordinances, as amended hereby, which shall remain in full
force and effect.
SECTION 4. That an offense committed before the effective date of this ordinance is
governed by prior law and the provisions of the Comprehensive Zoning Ordinance, as amended, in
effect when the offense was committed and the former law is continued in effect for this purpose.
SECTION 5. 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 for the City of Coppell, as heretofore amended, and upon conviction shall be punished by
a fine not to exceed the sum of Two Thousand Dollars ($2,000.00) for each offense; and each and
every day such violation shall continue shall be deemed to constitute a separate offense.
SECTION 6. That this ordinance shall take effect immediately from and after its passage and
the publication of its caption, as the law and charter in such cases provide.
DULY PASSED by the City Council of the City of Coppell, Texas, this the day of
2012
AP no OVED AS TO FORM:
ROBERT E. HAGER, CITV ATTORNEY
(REWmpm)
APPROVED:
O HUNT, WYOR
ATT
CHRISTEL PETT OS, CITY SEC TARY
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