OR 91500-A-618 Text Amendment
AN ORDINANCE OF THE CITY OF COPPELL, TEXAS
ORDINANCE NO. 91500-A-618
AN ORDINANCE OF THE CITY OF COPPELL, TEXAS,
AMENDING THE ZONING ORDINANCE NO. 91500, BY AMENDING
CHAPTER 12, SEC. 12-27 “PD” PLANNED DEVELOPMENT DISTRICT
TO PROVIDE PLANNING AND ZONING COMMISSION APPROVAL
AUTHORTY FOR DETAIL SITE PLAN APPROVAL WHEN
COMPLIANT WITH CONCEPT PLAN AS PROVIDED IN THIS
SECTION, TO DELETE SPECIFICATIONS FOR SINGLE FAMILY
DEVELOPMENTS, TO ESTABLISH THE DEVELOPMENT ASSISTANCE
COMMITTEE; TO DELETE THE REQUIREMENT TO SUBMIT A
DETAIL PLAN WITHIN 6 MONTHS OF APPROVAL PROVIDING A
REPEALING CLAUSE; PROVIDING A SEVERABILITY CLAUSE;
PROVIDING A SAVINGS CLAUSE; PROVIDING FOR A PENALTY
CLAUSE OF A FINE NOT TO EXCEED TWO THOUSAND DOLLARS
($2,000) FOR EACH OFFENSE; AND PROVIDING AN EFFECTIVE DATE.
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
COPPELL, TEXAS:
SECTION 1.
That Ordinance No. 91500 of the City of Coppell, Texas as heretofore
amended be and the same is hereby amended by repealing Section 12-27 “PD” Planned
Development District with a new Section 12-27 to read as follows:
Chapter 12
“
Article 27, Section 12
“PD” Planned Development District”
Sec. 12-27-0. - General purpose and description.
The planned development district "PD" prefix is intended to provide for
combining and mixing of uses allowed in various districts with appropriate regulations,
and to permit growth flexibility in the use and design of land and buildings in situations
where modification of special provisions of this chapter is not contrary to its intent and
purpose or significantly inconsistent with the planning on which it is based and will not
be harmful to the neighborhood. A PD district may be used to permit new and innovative
concepts in land utilization.
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While great flexibility is given to provide special restrictions which will allow
development not otherwise permitted, procedures are established herein to ensure against
misuse of the increased flexibility.
Sec. 12-27-1. - Permitted uses.
Any use shall be permitted if such use is specified in the chapter granting a
planned development district. The size, location, appearance, and method of operation
may be specified to the extent necessary to insure compliance with the purpose of this
chapter.
The board of adjustment shall have no authority in PD zoning districts to grant
variances, except it shall have jurisdiction in a residential PD zoning district to grant
variances relative to the placement of fences.
Pre-application conference. Prior to the filing of a planned development
application, the applicant is encouraged to consult with the
Development Assistance
to discuss concerns relating to the ultimate land use of the proposed
Committee (DAC)
development, the suitability of the location of the proposed development, the
arrangement of streets, alley and lots, and the layout of utility lines, among other items.
The Development Assistance Committee provides technical assistance early in the due
diligence process. Depending on the type of project, the following departments will be
represented: Planning, Engineering, Building Inspection, Fire Administration and
Environmental Health.
A determination if the proposed land uses are in accordance with the
Comprehensive Plan will be made by the Planning Director or designee prior to the
submittal of a planned development application. Development requirements:
1.Development requirements for each separate PD district shall be set forth
in the Ordinance granting the PD district and may include, but not be
limited to; uses, density, lot area, lot width, lot depth, yard depths and
widths, building height, building elevations, coverage, floor area ratio,
parking, access, screening, landscaping, accessory buildings, signs,
lighting, home owner/property owner associations, and other requirements
as the city council and planning and zoning commission may deem
appropriate.
2.The Ordinance granting a PD district may include a statement as to the
purpose and intent of the PD granted therein and specify if it is a
Conceptual or a Detail Planned Development District.
3.In establishing a planned development district in accordance with this
section, the city council shall approve and file as part of the amending
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Ordinance appropriate plans and standards for each planned development
district. During the review and public hearing process, the planning and
zoning commission and city council shall require a Conceptual Plan and/or
a Detail Site Plan.
4.If a Conceptual PD, then the Ordinance granting the PD shall also define
the approval process for Detail Plans.
5.The planned development district shall conform to all other sections of
this chapter unless specifically excluded in the granting ordinance.
6.All applications shall state all requested deviations from the standard
requirements set forth throughout this chapter and must be indicated in
written form and on the face of the zoning exhibit/site plan.
Sec. 12-27-2. - Conceptual plan.
1.Conceptual plan - This plan shall be submitted by the applicant.
The plan shall show the applicant's intent for the use of the land
within the proposed planned development district in a graphic
manner and as may be required supported by written
documentation of proposals and standards for development.
(A)A conceptual plan for residential land use shall show
general use, thoroughfares and preliminary lot
arrangements. For residential development which does not
propose platted lots, the conceptual plan shall set forth the
size, type and location of buildings and building sites,
access, density, building height, fire lanes, screening,
parking areas, landscaped areas and other pertinent
development data.
(B)A conceptual plan for uses other than residential uses shall
set forth the land use proposals in a manner to adequately
illustrate the type and nature of the proposed development.
Data which may be submitted by the applicant, or required
by the planning and zoning commission or city council,
may include but is not limited to the types of use(s),
topography and boundary of PD area, physical features of
the site, existing streets, alleys and easements, location of
future public facilities, building height and location,
parking ratios and other information to adequately describe
the proposed development and to provide data for approval
which is to be used in drafting the final detail site plan.
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Once the concept plan has been approved by the Planning
and Zoning Commission and the City Council a detail site
plan shall be approved in the manner specified in the
Ordinance prior to the issuance of a building permit.
(C)Changes of detail which do not alter the basic relationship
of the proposed development to adjacent property and
which do not alter the uses permitted or increase the
density, building height or coverage of the site, or which do
not decrease the off-street parking ratio or reduce the yards
provided at the boundary of the site or does not
significantly alter the landscape plans as indicated on the
approved conceptual plan may be authorized by the
Planning Director or designee.
2.Detail site plan - This plan shall set forth the final plans for
development of the planned development district and shall
conform to the data presented and approved on the conceptual
plan, if submitted, and development regulations. Approval of the
detail site plan shall be the basis for issuance of a building permit.
The detail site plan may be submitted for the total area of the PD or
for any section or part as approved on the conceptual plan.
1)A detail site plan may be approved by the Director
of Planning after DRC review, if in compliance
with the Concept Plan.
2)In the event the Planning Director determines that
the Detail Plan is not in accordance with the
Concept Plan, the applicant shall: (1) revise the
Detail Site Plan to conform with the Conceptual
Planned Development District, or (2) revise the
Conceptual Planned Development District.
Revisions to the Conceptual Planned Development
District shall require the same public hearing
process as originally established the Planned
Development.
3.A public hearing for the detail site plan shall be required only if
specifically stated at the time of conceptual plan approval in the
original amending ordinance or if the developer elects not to
submit a concept plan. A public hearing for the detail site plan
shall also be required if no concept plan is submitted, or if the
Detail Plan is not in accordance with the approved concept plan.
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The detail site plan shall include:
(A)A site inventory analysis including a scale drawing
showing existing vegetation, natural water courses, creeks
or bodies of water and an analysis of planned changes in
such natural features as a result of the development. This
should include a delineation of any flood plain areas.
(B) A scale drawing showing any proposed public or private
streets and alleys; building sites or lots; and areas reserved
as parks, parkways, playgrounds, utility easements, school
sites, street widening and street changes; the points of
ingress and egress from existing streets; general location
and description of existing and proposed utility services,
including size of water and sewer mains; the location and
width for all curb cuts and the land area of all abutting sites
and the zoning classification thereof on an accurate survey
of the tract with a topographical contour interval of not
more than five feet.
(C)A site plan for proposed building complexes showing the
location of separate buildings and the minimum distance
between buildings, and between buildings and property
lines, street lines and alley lines. Also to be included on the
site plan is a plan showing the arrangement and provision
of off-street parking.
(D)A Tree Survey and Mitigation Plan as specified in Article
34-2, , Chapter 12 of the Code of Ordinances, as amended .
(E)A landscape plan showing screening walls, ornamental
planting, wooded areas and trees to be planted. The
landscaping plan shall conform to the minimum standards
established in Article 34, Chapter 12 of the Code of
Ordinances, as amended and in the approved Coppell
Streetscape Plan.
(F)An architectural plan showing elevations and signage style
to be used throughout the development in all districts
except residential.
(G)Any or all of the required information may be incorporated
on a single drawing if one drawing is clear and can be
evaluated by the director of planning.
4. All detail site plans shall have supplemental data describing standards,
schedules or other data pertinent to the development of the planned
development district which is to be included in the text of the amending
Ordinance.
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Procedure for establishing a planned development district shall follow the
procedure for zoning amendments as set forth in article 44, of Chapter 12,
Code of Ordinances, as amended. This procedure is further expanded as
follows for approval of conceptual and detail site plans.
(A)Public hearings shall be held by the planning and zoning
commission and city council for the approval of the conceptual
plan or any amendment to the Planned Development Ordinance.
(B)The Ordinance establishing the planned development district shall
not be approved until the conceptual or detail site plan is approved.
1)The detail site plan may be approved in sections. When the
plan is approved in sections, the separate approvals by the
planning and zoning commission and city council for the
initial and subsequent sections may be required.
Detail site plan review
The purpose of the site plan review is to ensure, prior to issuance of building
permits that all city requirements have been or will be met, including compliance with
zoning, subdivision, landscape, streetscape and building regulations.
No building permit shall be issued on any tract of land unless a detail site plan is
approved by the Director of Planning, the Planning and Zoning Commission and/or City
Council as appropriate. No certificate of occupancy shall be issued unless all construction
and development conform to the approved detail site plan.
Any major revision to an approved detail site plan which is not in conformance
with the approved Concept Plan must be approved by the city council, however, minor
revisions may be permitted upon approval by the Director of Planning or his designee.
The Director of Planning shall make the determination as to whether a revision is a minor
or major revision.
Sec. 12-27-3. - PD consideration.
When a PD is being considered, a written report from the city manager or his
designee discussing the conformance with the Comprehensive Plan impact on planning,
engineering, various utilities and traffic, and written comments from the applicable public
school district, and from private utilities may be submitted to the Planning and Zoning
Commission prior to the commission making any recommendations to the council.
Sec. 12-27-4. - Approval of PD districts.
All planned development districts approved in accordance with provisions of this
ordinance in its original form, or by subsequent amendments thereto, shall be referenced
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on the zoning districts map, and a list of such planned development districts, together
with the category of uses permitted therein, shall be maintained in the pl
anning office.”
SECTION 2.
That all ordinances and provisions of the Ordinances 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 full force and
effect.
SECTION 3
. That should any word, phrase, paragraph, section or portion of this
ordinance, or of the Ordinances, as amended hereby, be held to be void or unconstitutional, the
same shall not affect the validity of the remaining portions of said ordinance or of the Ordinances,
as amended hereby, which shall remain in full force and effect.
SECTION 4.
An offense committed before the effective date of this ordinance is governed
by prior law and the provisions of the Ordinances, 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 of this
ordinance or of the ordinances, as amended hereby, shall be deemed guilty of a misdemeanor and,
upon conviction in the municipal court of the City of Coppell, Texas, shall be subject to a fine not to
exceed the sum of Two Thousand Dollars ($2,000.00) for each offense; and each and every day said
violation is continued shall constitute a separate offense.
SECTION 6
. That this ordinance shall become effective immediately from and after its
passage and publication of the caption as the law and charter in such cases provide.
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DULY PASSED by the City Council of the City of Coppell, Texas, this the day
of -A , 2013
APP VEK7
MELBO H T
AT PEST:
CHRISTEL PETTINOS, CITY SECRETARY
APPROV A' T• F9 ' .
ROBERT E. HAGER, Gr Y ATTORNEY
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