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BP 2014-04-03 PZ SCPH ag040314 Page 1 of 2 NOTICE OF PUBLIC HEARING & AGENDA PLANNING & ZONING COMMISSION Special-Called Meeting April 3, 2014 COMMISSIONERS: Edmund Haas – Chairman Glenn Portman – Vice Chairman Doug Robinson Ed Darling Justin Goodale Sue Blankenship Vijay Sarma MEETING TIME AND PLACE: Pre-Session 6:00 p.m. 1st Floor Conference Room (Open to the Public) Regular Session 6:30 p.m. Council Chambers (Open to the Public) Notice is hereby given that the Planning & Zoning Commission of the City of Coppell, Texas will meet in pre-session at 6:00 p.m. and in regular session at 6:30 p.m. on Thursday, April 3, 2014, to be held at Town Center, 255 Parkway Boulevard, Coppell, Texas. As authorized by Section 551.071(2) of the Texas Government Code, this meeting may be convened into closed Executive Session for the purpose of seeking confidential legal advice from the City Attorney on any agenda item listed herein. The purpose of the meeting is to consider the following items: ITEM # ITEM DESCRIPTION PRE-SESSION: (Open to the Public) 1. Briefing on the Proposed Mixed Use Draft Ordinance. REGULAR SESSION: (Open to the Public) 2. Call to Order. 3. PUBLIC HEARING: Consider approval of text amendments to the Code of Ordinances-Chapter 12, Zoning, by adding new zoning districts and development regulations ARTICLE 26 - SECTION 12.26-0., “MXD-1 and MXD-2”, Mixed Use-1 and Mixed Use-2 Districts. STAFF REP.: Marcie Diamond ITEM # ITEM DESCRIPTION ag040314 Page 2 of 2 ADJOURNMENT CERTIFICATE I certify that the above Notice of Meeting was posted on the bulletin board at the City Hall of the City of Coppell, Texas on this 28th day of March, 2014 at __________. _________________________________ Juanita A. Miles Planning Secretary PUBLIC NOTICE STATEMENT FOR ADA COMPLIANCE The City of Coppell acknowledges its responsibility to comply with the Americans with Disabilities Act of 1990. Thus, in order to assist individuals with disabilities who require special services (i.e., sign interpretative services, alternative audio/visual devices, and amanuenses) for participation in or access to the City of Coppell sponsored public programs, services and/or meetings, the City requests that individuals make requests for these services forty-eight (48) hours ahead of the scheduled program, service and/or meeting. To make arrangements, contact Vivyon V. Bowman, ADA Coordinator or other designated officials at (972) 462-0022, or (TDD 1-800-RELAY, TX, 1-800-735-2989). CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT Mixed Use (MXD) Districts P&Z HEARING DATE: April 3, 2014 C.C. HEARING DATE: April 8, 2014 STAFF REPS.: Marcie Diamond, Assistant Director of Planning Gary Sieb, Planning Director PURPOSE: To discuss, review and recommend revisions to text amendments to the Code of Ordinances-Chapter 12, Zoning, by adding new zoning districts and development regulations ARTICLE 26 - SECTION 12.26-0., “MXD-1 and MXD-2”, Mixed Use-1 and Mixed Use-2 Districts. HISTORY: On March 22, 2011 the City Council followed the recommendations of the nine- member Steering Committee and the Planning and Zoning Commission and adopted Coppell 2030 - A Comprehensive Master Plan by adding Chapter 12A to the Code of Ordinances. This plan includes a variety of innovative concepts and strategies to provide for long term sustainability for our community. A key component of the Comprehensive Plan is the Future Land Use Plan. As stated, “The Future Land Use Plan serves as a framework for future development and redevelopment decisions in Coppell… The land use designations are for planning purposes and do not represent a change to existing zoning or development regulations…implementation…must be accompanied by code revisions.” This is the second proposal to design new zoning districts which address the visions of the Comprehensive Plan. This proposed zoning district is to provide development standards for well planned, mixed use developments in various areas in the City of Coppell. On February 20, 2014 the Planning and Zoning Commission reviewed DRAFT regulations for MXD-1 and MXD-2 Districts and received input from the public. DISCUSSION: The Future Land Use Map of Coppell 2030-A Comprehensive Master Plan designated four areas as Mixed Use Neighborhood Centers and three areas as Mixed Use Community Centers both of which are envisioned to support some type of mixed use developments. These areas vary in size, location and proximity to existing residential neighborhoods, freeways and future transit lines, therefore two districts are being proposed. The Mixed Use-1 District is designed to be compatible where residential adjacency exists, and Mixed Use -2 will be appropriate adjacent to non-residential uses and could support higher density and intensity of development. ITEM # 3 Page 1 of 2 Attached to this staff report is a DRAFT of the new zoning districts proposed to accommodate mixed use developments as envisioned in the Comprehensive Plan. These development standards are intended to provide a framework for and to fulfill the vision of the Comprehensive Plan, but broad enough to allow adjustments to be appropriate for the specific parcel being developed given the existing infrastructure and surrounding development patterns. This version of the Draft MXD Districts incorporates the input received from the Planning and Zoning Commissioners and the public comments offered during the February 20, 2014 meeting. The most significant revisions to the regulations include: • Inclusion of minimum unit sizes, • Provision of density bonus for increase open space/common areas, • Reduction in permitted density, • Reduction in maximum heights, • Clarification on how height is measured, • Increased width of buffer areas in relation to height limitations, • Clarification of the maintenance responsibility of common areas, • Increase in the minimum width of sidewalks, and • Addition of more illustrations. Attached to this staff report is a red-lined version of the draft ordinance which highlights all revisions made to the previous draft as well as a proposed ordinance incorporating all changes. RECOMMENDATION: Staff is recommending APPROVAL of this text amendment to the Code of Ordinances-Chapter 12, Zoning, by adding new zoning districts and development regulations ARTICLE 26 - SECTION 12.26-0., “MXD-1 and MXD-2”, Mixed Use-1 and Mixed Use-2 Districts. Revisions as recommended by the Planning and Zoning Commission will be incorporated in the draft Ordinance presented for Council consideration, tentatively scheduled for April 8th . ATTACHMENTS: 1. Draft for April 3, 2014 P&Z 2. Redlined version of the Draft for April 3, 2014 P&Z, indicating all revisions to the P&Z Draft February 14th as discussed on February 20th 3. Future Land Use Map of Coppell 2030 - A Comprehensive Master Plan. 4. Pages 40 and 41 of Coppell 2030 - A Comprehensive Master Plan which describes the Mixed Use Neighborhood Center land use category. 5. Pages 42 and 43 of Coppell 2030 - A Comprehensive Master Plan which describes the Mixed Use Community Center land use category. ITEM # 3 Page 2 of 2 Draft for April 3, 2014 P&Z 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 26, “MXD-1 AND MXD-2” MIXED USE 1 AND 2 DISTRICTS, SECTIONS 12.26-0 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, have 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 new zoning districts and development regulations to Chapter 12, Article 26. “Mixed Use Districts”, which shall read as follows: “ARTICLE 26 – MXD - MIXED USE DISTRICT REGULATIONS Sec. 12-26-0. - 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 Mixed Use-1 and 2 Districts (MXD-1 and 2) are hereby established. The purpose of the Mixed Use Districts 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: 1 Draft for April 3, 2014 P&Z 1. Provides areas of mixed-use development consisting of both neighborhood and community serving commercial, retail and office uses and medium to high density urban residential dwellings; and 2. Provides for the physical and social integration of citizens diverse in age and lifestyle and; 3. Encourages the development of vertical mixed-use projects that are safe, comfortable and attractive to pedestrians while promoting the protection of environmentally sensitive areas; and 4. Provides flexibility in the siting and design of new developments and redevelopment to anticipate changes in the marketplace while establishing human-scaled residential and nonresidential buildings. Two Mixed Use Districts are hereby being established. The applicability is dependent upon the location and land use adjacency issues. Specifically, MXD-1 is intended for areas which have low density residential adjacency (SF-Single Family, 2F-2-Two Family and TH-Townhouse) and include substantial height and setback restrictions, while MXD-2 is intended along the transit, freeway and boulevard corridors with no low density residential adjacency. Illustration 12-26-1 These development standards are intended to provide a specific framework to fulfill the vision of the Comprehensive Plan, yet broad enough to allow adjustments to be appropriate for the parcel being developed, given the existing infrastructure and surrounding development patterns. 2 Draft for April 3, 2014 P&Z 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. They should not be considered for any other purposes and shall serve only as a guideline. Sec. 12-26-1. - Use Regulations. Uses in the Mixed Use Districts generally include retail, office, commercial, restaurant and higher density residential uses. The non-residential uses in the MXD-1 district shall generally be compact and neighboring serving, while MXD-2 shall encourage a broader range of uses to take advantage of the high intensity corridors. The MXD-1 district shall accommodate residential uses on upper floors providing a work/live environment. Residential density is typically greater than 8 dwelling units per acre; however, the overall density of the project will be reflective of the adjacent development and zoning patterns. The MXD-2 district is more intensive development in terms of permitted uses, height and overall density than MXD-1, and generally can be found along major thoroughfares and where there is no residential adjacency or where a substantial buffer exists between this district and lower intensity developments (i.e. single family and low-density town homes) . A building or premise in the Mixed Use Districts shall be used only for the following purposes: 1. Any use permitted in the "MF-1", “MF-2”, Districts, or combination of such uses, in addition: a. Residential density in the MXD-1 District shall be generally 8 to 16 dwelling units per acre. b. Residential Density in the MXD-2 district shall generally be greater than 16 dwelling units per acre. c. Minimum dwelling unit size: i. One Bedroom, minimum 700 square feet ii. Two Bedrooms, minimum 900 square feet iii. Three Bedrooms, minimum 1,100 square feet. d. Density Bonus – Open Space/Gathering Areas – The size of the units may be reduced below the minimum as prescribed above if the reduction in unit size is 3 Draft for April 3, 2014 P&Z compensated on a square foot per square foot basis in open space/gathering areas. This open space/gathering areas is in addition to the 20% of the gross land area as required in Sec. 12-26-4.5 Open space/civic/gathering areas of this Ordinance. 2. Non-residential uses shall be permitted based on the uses permitted in the “O”, “R”, “C” and” HC” Districts as specified in Chapter 12, Zoning, Articles 20, 21, 22 and 23 of the Code of Ordinances Illustration 12-26-2 a. Prohibited uses shall be those as listed in Sec. 12-22-2. Non-permitted uses in the “HC” District. b. Uses permitted by special use permit, Article 12-30 shall require an SUP in the MXD-1 and MXD-2 Districts. 3. Non-residential uses shall be provided along the ground floor of residential structures. Non-residential uses should typically be provided at a ratio of 50% in the MXD-1 District and 40% in the MXD-2 District. a. This ratio is based on the linear frontage of structures facing and adjacent to 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., b. Structured parking shall not count towards the ratio of non-residential uses. c. Additional non-residential uses may be provided on the 2nd floor, as appropriate. d. Where non-residential uses are included on the first floor, there shall be a minimum depth of at least 30 feet; have clear glass windows comprising no less than 60% of the ground floor façade and interior ceiling “clear” heights no less than 12 feet. 4 Draft for April 3, 2014 P&Z Illustration 12-26-1 Sec. 12-26-2. - Height Regulations. The height of the structures shall be: 1. MXD-1 - The maximum height shall be as follows: a. All MXD-1 developments within 200 feet of existing Single Family (SF), Two Family-9 (2F-9) or Townhouse (TH) uses shall be the same as the height of the Single Family (SF), Two Family-9 (2F-9) or Townhouse (TH), structures or a maximum of 28 feet, whichever is higher. Additional height may be permitted for buildings which are beyond the 200 foot zone in accordance with a 1:3 residential proximity slope. The height can be increased one foot for every three linear feet over 28 feet, for a maximum of 48 feet. Figure 12-26-1 5 Draft for April 3, 2014 P&Z 2. MDX-2 - The maximum height shall generally be 55 feet. i. Additional height may be appropriate in this district depending on the adjacent land uses, airport overlay and traffic analysis. The maximum height shall be 75 feet. ii. Portions of the structure which exceed 55 feet in height shall be subject to additional step back requirements. Building step-back is the setting back of the front building facade away from the street at a specific floor or height in order to maintain a consistent street wall. iii. Additional building code and/or requirements are applicable when buildings exceed 55 feet in height. iv. Height shall be defined as the vertical distance of a building measured from the average established grade at the street line or from the average natural front yard ground level, whichever is higher, to (1) the highest point of the roof's surface if a flat surface, (2) to the deck line of mansard roofs or, (3) to the mean height level between eaves and ridge for hip and gable roofs and, in any event, excluding chimneys, cooling towers, elevator bulk heads, penthouses, tanks, water towers, radio towers, ornamental cupolas, domes or spires, and parapet walls not exceeding ten feet in height. If the street grade has not been officially established, the average front yard grade shall be used for a base level. Sec. 12-26-3. - 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. The build-to lines shall be determined by the type of street frontage as indicated by the “Coppell 2030 Transportation Plan” of Chapter 12A, Coppell 2030 Comprehensive Master Plan, CHAPTER 2, Transportation and Mobility as follows. a) Front yard (Build-to Lines) – the required front yards shall be landscaped, and shall not contain any paving except for driveways generally perpendicular to the street and pedestrian areas, including walkways and plazas: 6 Draft for April 3, 2014 P&Z i. Freeway – n/a (see Article 12-26, Section 3.A.3) ii. Boulevard (Arterial) – 15 feet iii. Avenue – (Collector) 15 feet iv. Local Street (Residential)– 10 feet 2. Build-to lines may be adjusted to provide for additional pedestrian amenities. Limited parking and driveways generally parallel to the street shall be permitted between the curb line and the face of the building to serve ground floor non-residential uses. 3. Minimum Front Yard Setback, adjacent to Freeways only: a. Structures shall be located no 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. b) Minimum Side Yard: 10 feet c) Minimum Rear Yard: 10 feet d) The spacing between multiple buildings shall either be zero or a minimum or ten (10) feet. Applicable Building Codes will regulate openings within building facades separated by ten (10) feet or less. A minimum eight (8) foot clear paved ground level pedestrian access way shall be maintained between buildings. Buildings with ten (10) foot separation may have a maximum of a two (2) foot wide landscape area, provided landscape materials will generally not exceed thirty (30) inches in height. Illustration 12-26-4 7 Draft for April 3, 2014 P&Z Sec. 12-26-4. –Landscape Regulations. 1. Plant materials - all plant materials shall be in accordance with the plant palate in Chapter 12, Article 34, Landscape Regulations, Code of Ordinance, as amended. 2. Parking Lot Landscaping – all surface parking areas (not structured and/or sub- level) shall be landscaped in accordance with the following provisions: i. A minimum of ten percent of the gross area utilized for off-street parking and loading shall be devoted to living landscaping which includes grass, ground cover, plants, shrubs and trees. Gross area is to be measured from the edge of the parking, loading and/or driveway pavement and shall include all adjacent sidewalks. ii. All landscape areas shall be protected from vehicular encroachment through appropriate wheel stops or curbs. iii. Planting islands shall be located at the terminus of each single row of parking and, when a single row of parking contains more than 15 parking spaces, at intervals between each terminus. Planting islands shall contain at least one tree. In addition, planting islands shall be landscaped with shrubs, lawn, ground cover mulch and/or other appropriate material not to exceed three feet in height. Such planting islands shall have a minimum area of 150 square feet and a minimum width of nine feet. In double rows of parking a planting island required for one row may be combined with a planting island required for another row, in which case the minimum area shall be 300 square feet and the minimum width shall be nine feet. 3. Streetscape/Pedestrian Zone Design: The intent of the streetscape design is to provide a 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. i. The streetscape area shall be defined as the area between the back of curb and the build-to lines (face of the building). 8 Draft for April 3, 2014 P&Z ii. The developer shall be responsible for the construction of, and property owner(s) (either individually or through a Homeowners/Property Owner’s Association) shall be responsible for the maintenance of this area, whether privately-owned or within the public right-of-way. iii. The streetscape area will vary in width depending on the type of street and the build-to line (refer to Art. 12-26, Sec. 12-26-3 - Area regulations). iv. Street trees shall be provided on private property along all street frontages, as follows . a. 40-feet on center, however the trees may be grouped to provide visibility of storefronts and signage, as appropriate as long as the ratio of one tree per 40 linear feet is achieved. b. Trees shall be overstory trees, minimum 3” caliper at the time of planting and shall be selected from the plant palette in Chapter 12, Article 34, Landscape Regulations of the Code of Ordinances. Ornamental trees may be used in addition to the overstory trees and/or as a substitute at a ratio of three ornamental trees per 40 linear feet of frontage. 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. Illustration 12-26-5 9 Draft for April 3, 2014 P&Z v. Additionally, residential ground floor frontages, where permitted shall be required to landscape a minimum of six (6) feet between the edge of sidewalk and the primary building façade, excluding access sidewalks, stairs, stoops, porches and patios. This area may be landscaped with ground cover, low shrubs, ornamental trees and street trees. In addition, street tree wells shall also be landscaped. Illustration 12-26-6 vi. 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 six (6) feet in width in the MXD-1 and shall vary in the MDX-2 from 6’ to 20’ in width depending on the use, abutting street and pedestrian and vehicular traffic patterns in the area. Illustration 12-26-7 10 Draft for April 3, 2014 P&Z 4. Perimeter Landscaping, not adjacent to a street i. All buildings, driveways and vehicular use areas shall be separated from other property by a perimeter landscape area of at least ten feet in width. ii. When a driveway is shared by an adjoining property owner, then a minimum 10 foot width of landscaping shall be provided on each side of the driveway pavement. iii. Driveways to non-residential alleys and between lots may be permitted through all perimeter landscape areas. Maximum width of driveways shall be 25 feet back to back. 5. Open space/civic/gathering areas. This component shall be integrated into the overall design of the MXD-1 and 2 zoning districts. Overall open/civic/gathering areas allocations in these districts shall be a minimum of 20 percent of the gross area of the entire site. A maximum of 5% of this open space requirement may be fulfilled with indoor gathering places (i.e. community rooms, fitness facilities, etc.). The type, scale, location, and design of this component shall depend on the context and location of the other components of the Mixed Use Development. i. Plazas, squares, pools, parks, greens, environmental preserves and community rooms and fitness facilities may all be components. ii. The following criteria shall be used to evaluate the merits of proposed gathering spaces: a. The extent to which the elements are considered as "features" or "focal points" and integrated into and prominently located as "front yards" in the development; b. The accessibility of this area to all residents and workers in this mixed use development. The extent to which emphasis has been placed on preservation of existing vegetative wooded areas, view corridors, water bodies, topography, stream corridors, etc. in a natural state; 11 Draft for April 3, 2014 P&Z c. The extent to which pedestrian connectivity, in the form of sidewalks, natural walking tails, bicycle paths along corridors has been addressed; d. The extent to which a range of open spaces have been provided to be contiguous with existing open spaces and to invite passive recreational uses from plazas and squares to playgrounds, parks and appropriately organized within the Mixed Use District Illustration 12-26-8 Illustration 12-26-9 12 Draft for April 3, 2014 P&Z Sec. 12-26-5 – 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 MXD- 1 and 2 Districts shall be oriented to a street. Building orientation shall be as follows: a. These districts have been designed to provide a comfortable and attractive environment for pedestrians which include such things as buildings framing public space, street trees, lighting and awnings that will attract pedestrians. b. All buildings shall have their primary entrance(s) oriented to the street. i. Multi-family building 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; c. Construction of continuous building frontage along block faces except where it is desirable to provide for pedestrian and auto pass-through’s to parking at mid- block. d. Contribution to the definition and use of public parks, squares and plazas. e. Buildings designed to accommodate a range of uses over time without the need to be demolished and rebuilt. f. Buildings that accommodate retail at grade. g. It is intended by this code to encourage a variety of building and design solutions in response to the standards and regulations outlined herein. h. Limited off-street parking and drives, generally parallel to the street (i.e. slip streets) may be placed between buildings and streets, as appropriate abutting a Freeway and/or Boulevard (arterial) street as defined in “Coppell 2030 Transportation Plan” of Chapter 12A, Coppell 2030 Comprehensive Master Plan, CHAPTER 2, Transportation and Mobility.. 13 Draft for April 3, 2014 P&Z Illustration 12-26-10 Sec. 12-26-6 –Architectural Guidelines and Standards To address the purpose and intent of the objectives of the Coppell 2030 Comprehensive Master Plan, as codified in Chapter 12A, Comprehensive Land Use Plan, of the Code of Ordinances, developments in Mixed Use Districts should be of an “Architectural character (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 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. 14 Draft for April 3, 2014 P&Z Illustration 12-26-11 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 (where visible from an abutting property or public right-of-way), shall be doors, porches, balconies, and/or windows. This standard applies to each full and partial building story. 2. 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 structure, such features shall occur every twenty (20) to thirty (30) feet or as good design dictates. 3. Detailed Design. All buildings shall provide detailed design along all street facing elevations. 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. Recessed entries; b. Covered porch entries; c. Off-sets in building face or roof (minimum two feet); d. Bay windows; e. Balconies; f. An alternative feature providing visual relief, similar to options in this section. 15 Draft for April 3, 2014 P&Z Illustration 12-26-12 Sec. 12-26-7. - Type of exterior construction. At least 80 percent of the exterior of all structures shall be of masonry type (see Sec. 12-42-1 Article 12-14, of the Code of Ordinance) construction exclusive of doors and windows. Each story above the first floor shall be at least 80 percent masonry exclusive of doors, windows and the area above the top plate line. Sec. 12-26-8 - Parking regulations. 1. Mixed Use Project a. Off-street parking standards shall be appropriate to serve the proposed uses in Mixed Use Districts. Chapter 12, Article 31. Off Street Parking Requirements of the Zoning Ordinance shall be used as a guide to establish parking standards but parking standards shall be established unique to the PD ordinance establishing the Mixed Use District, except: i. Residential Uses- a minimum of two parking spaces shall be provided for every one- and two-bedroom unit and 2.5 parking spaces per three- bedroom unit. 16 Draft for April 3, 2014 P&Z b. Parking standards in these districts are intended to be flexible due to the mixed use nature, shared parking opportunities, and availability of on-street parking. c. The following shall be used as a guide when the mixed use project meets the thresholds as herein required: i. When a mixed use project includes a minimum of 45,000 square feet of office/bank uses and either a minimum of a one hundred (100) room hotel and/or forty thousand (40,000) sq. ft. of retail uses the following ratios shall apply: 1. office – one space per 333 square feet 2. retail – one space per 300 square feet 3. restaurant – one space per 200 square feet 4. residential – one space per 1.5 units d. Bicycle parking shall be provided for nonresidential uses, especially for schools, parks, trails, and other recreational facilities. Bicycle parking shall be provided at a ratio of one per 15 off-street automobile parking spaces provided for nonresidential and mixed uses in the district. Bicycle parking may be shared between uses and shall be centrally located, easily accessible, and visible from streets or parking lots. They may be located between the roadway and the building facades as long as their location does not impede pedestrian walkways. 2. At a minimum, covered parking spaces shall be provided for at least 50 percent in MXD- 1 and 80% in MXD-2 of the total required parking spaces. Parking Structures shall be designed: a. To be architecturally compatible with the main structures. b. So they do not dominate the public environment. by providing ground floor commercial uses and/or residential uses. c. To have architectural features that match adjacent buildings. d. To have decorative gates and grates on openings. e. Where possible, narrow façade of the parking garage shall be oriented to the public street. f. Below grade parking may be built to the property line. 17 Draft for April 3, 2014 P&Z Illustration 12-26-13 3. On-street parking within the MXD Districts, shall be permitted subject to: a. Being designed to allow safe and efficient movement into and out of travel lanes. b. Parallel parking being encouraged to minimize additional paving 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 being separated from through-lanes to provide visibility for motorists driving, parking, or disembarking parked vehicles. Figure 12-26-2 d. Approval of Detail Plans subject to Engineering Department review and approval. e. Right-of-way widths varying depending on type of street. 18 Draft for April 3, 2014 P&Z f. 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. 4. Loading spaces shall be located within the interior of blocks or along the edge of any alley, vehicular block break, or private drive provided they are oriented parallel to the curb and do not block vehicular or fire truck access. Loading shall not be permitted on- street or within the Fire Lane. Sec. 12-26-9 Modifications Mixed use standards. The City C ouncil may approve modifications to any of the standards in the MXD zoning districts contained herein after a recommendation by the Planning and Zoning Commission based on unique site conditions and development context at the time of the application. In granting a modification, the City Council may impose any conditions that it deems necessary or desirable to protect the public interest and implement the goals of the 2030 Comprehensive Plan with respect to mixed use. Sec. 12-26-10 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 full force and effect. 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 19 Draft for April 3, 2014 P&Z 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 ___________________, 2014 APPROVED: ____________________________________ KAREN SELBO HUNT, MAYOR ATTEST: ____________________________________ CHRISTEL PETTINOS, CITY SECRETARY APPROVED AS TO FORM: _________________________________ ROBERT E. HAGER, CITY ATTORNEY (REH/mpm) 20 Redlined Draft for April 3, 2014 P&Z 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 26, “MXD-1 AND MXD-2” MIXED USE 1 AND 2 DISTRICTS, SECTIONS 12.26-0 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 new zoning districts and development regulations to Chapter 12, Article 26. “Mixed Use Districts”, which shall read as follows: “ARTICLE 26 – MXD - MIXED USE DISTRICT REGULATIONS Sec. 12-26-0. - 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 Mixed Use-1 and 2 Districts (MXD-1 and 2) are hereby established. The purpose of the Mixed Use Districts 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: 1 Redlined Draft for April 3, 2014 P&Z 1. Provides areas of mixed-use development consisting of both neighborhood and community serving commercial, retail and office uses and medium to high density urban residential dwellings; and 2. Provides for the physical and social integration of citizens diverse in age and lifestyle and; 3. Encourages the development of vertical mixed-use projects that are safe, comfortable and attractive to pedestrians while protecting significant promoting the protection of environmentally sensitive areas; and 4. Provides flexibility in the siting and design of new developments and redevelopment to anticipate changes in the marketplace while establishing human-scaled residential and nonresidential buildings. Two Mixed Use Districts are hereby being established. The applicability is dependent upon the location and land use adjacency issues. Specifically, MXD-1 is intended for areas which have low density residential adjacency (SF-Single Family, 2F-2-Two Family and TH-Townhouse) and include substantial height and use restrictions setback restrictions, while MXD-2 is intended along the transit, freeway and boulevard corridors with no low density residential .adjacency. Illustration 12-26-1 These development standards are intended tointended to provide a specific framework for and to fulfill the vision of the Comprehensive Plan, yet broad enough to allow adjustments to be 2 Redlined Draft for April 3, 2014 P&Z appropriate for the specific parcel being developed, given the existing infrastructure and surrounding development patterns. 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. They should not be considered for any other purposes and shall serve only as a guideline. Sec. 12-26-1. - Use Regulations. Uses in these Mixed Use Districts generally include retail, office, commercial, restaurant and higher density residential uses. The non-residential uses in the MXD-1 district shall generally be compact and neighboring serving, while MXD-2 shall encourage a broader range of uses to take advantage of the high intensity corridors. The MXD-1 district shall accommodate Rresidential uses may be accommodated on upper floors providing a work/live environment. Residential density is typically greater than 8 dwelling units per acre; however, the overall density of the project will be reflective of the adjacent development and zoning patterns. The MXD-2 district is more intensive development in terms of permitted uses, height and overall density than MXD-1, and generally can be found along major thoroughfares and where there is no residential adjacency or where a substantial buffer exists between this district and lower intensity developments (i.e. single family and low-density town homes) . A building or premise in the Mixed Use Districts shall be used only for the following purposes: 1. Any use permitted in the "MF-1", “MF-2”, Districts, or combination of such uses, in addition: a. Residential density in the MXD-1 District shall be generally 8 to 21 16 dwelling units per acre.. b. Residential Density in the MXD-2 district shall generally be greater than 2216 dwelling units per acre. c. Minimum dwelling unit size: i. One Bedroom, minimum 700 square feet ii. Two Bedrooms, minimum 900 square feet 3 Redlined Draft for April 3, 2014 P&Z iii. Three Bedrooms, minimum 1,100 square feet. a. d. Density Bonus – Open Space/Gathering Areas – The size of the units may be reduced below the minimum as prescribed above if the reduction in unit size is compensated on a square foot per square foot basis in open space/gathering areas. This open space/gathering areas is in addition to the 20% of the gross land area as required in Sec. 12-26-4.5 Open space/civic/gathering areas of this Ordinance. 2. Non-residential uses shall be permitted based on the uses permitted in the “O”, “R”, “C” and” HC” Districts as specified in Chapter 12, Zoning, Articles 20, 21, 22 and 23 of the Code of Ordinances Illustration 12-26-2 a. Prohibited uses shall be those as listed in Sec. 12-22-2. Non-permitted uses in the “HC” District. b. Uses permitted by special use permit, Article 12-30 shall require an SUP in the MXD-1 and MXD-2 Districts. b.3.Non-residential uses shall be provided along the ground floor of residential structures. Non-residential uses shall should typically be be provided at a ratio of 50% in the MXD- 1 District and 40% in the MXD-2 District. This ratio is based on the linear frontage of structures facing and adjacent to 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, shall generally be non-residential uses, limited accessory residential uses (i.e. fitness center, common areas/community rooms for the use of the residents) . Structured parking shall not count towards the ratio of non- residential uses. Additional non-residential uses may be provided on the 2nd floor, as appropriate. 4 Redlined Draft for April 3, 2014 P&Z i. The Where non-residential uses are included on the first floor, there shall have a be a minimum depth of at least 30 feet; have clear glass windows comprising no less than 60% of the ground floor façade and interior ceiling “clear” heights no less than 12 feet. 2. Non-residential uses shall be permitted in the MXD-1 and MXD -2 Districts based on the uses permitted in the “O”, “R”, “C” and” HC” Districts as specified in Chapter 12, Zoning, Articles 20, 21, 22 and 23 of the Code of Ordinances 3. Prohibited uses shall be those as Sec. 12-22-2. Non-permitted uses in the “HC” District. Uses permitted by special use permit, Article 12-30shall require an SUP in the MXD-1 and MXD-2 Districts. Illustration 12-26-1 Sec. 12-26-2. - Height Regulations. The height of the structures shall be: 1. MXD-1 - The maximum height shall be 35 feet and three stories, except as follows: a. All MXD-1 developments within 100 200 feet of existing Single Family (SF), or Two Family-9 (2F-9) Districts or Townhouse (TH), uses shall be the same as the height of the Single Family (SF), or Two Family-9 (2F-9) or Townhouse (TH), structures or a maximum of 28 feet, whichever is higher. 5 Redlined Draft for April 3, 2014 P&Z Additional height may be permitted for buildings which are beyond the 100 200 foot zone in accordance with a 1:3 residential proximity slope. The height can be increased one foot for every three linear feet over 28 feet, for a maximum of 48 feet. Figure 12-26-1 2. MDX-2 - The maximum height shall generally be 55 feet. i. Additional height may be appropriate in this district depending on the adjacent land uses, airport overlay and traffic analysis. The maximum height shall be 120 75 feet. ii. Portions of the structure which exceed 55 feet in height shall be subject to additional step back requirements. Building step-back is the setting back of the front building facade away from the street at a specific floor or height in order to maintain a consistent street wall. iii. Additional building code and/or requirements are applicable when buildings exceed 55 feet in height. iii.iv. Height shall be defined as the vertical distance of a building measured from the average established grade at the street line or from the average natural front yard ground level, whichever is higher, to (1) the highest point of the roof's surface if a flat surface, (2) to the deck line of mansard roofs or, (3) to the mean height level between eaves and ridge for hip and gable roofs and, in any event, excluding chimneys, 6 Redlined Draft for April 3, 2014 P&Z cooling towers, elevator bulk heads, penthouses, tanks, water towers, radio towers, ornamental cupolas, domes or spires, and parapet walls not exceeding ten feet in height. If the street grade has not been officially established, the average front yard grade shall be used for a base level. Sec. 12-26-3. - 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. The build-to lines shall be determined by the type of street frontage as indicated by the “Coppell 2030 Transportation Plan” of Chapter 12A, Coppell 2030 Comprehensive Master Plan, CHAPTER 2, Transportation and Mobility as follows. a) Front yard (Build-to Lines) – the required front yards shall be landscaped, and shall not contain any paving except for driveways generally perpendicular to the street and pedestrian areas, including walkways and plazas: i. Freeway – n/a (see Article 12-26, Section 3.A.3) ii. Boulevard (Arterial) – 15 feet iii. Avenue – (Collector) 15 feet iv. Local Street (Residential)– 10 feet 2. Build-to lines may be adjusted to provide for additional pedestrian amenities. Limited parking and driveways generally parallel to the street shall be permitted between the curb line and the face of the building to serve ground floor non-residential uses. 3. Minimum Front Yard Setback, adjacent to Freeways only:. a. No residential structures shall be located no 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. b) Minimum Side Yard: 10 feet c) Minimum Rear Yard: 10 feet 7 Redlined Draft for April 3, 2014 P&Z d) The spacing between multiple buildings shall either be zero or a minimum or ten (10) feet. Applicable Building Codes will regulate openings within building facades separated by ten (10) feet or less. A minimum eight (8) foot clear paved ground level pedestrian access way shall be maintained between buildings. Buildings with ten (10) foot separation may have a maximum of a two (2) foot wide landscape area, provided landscape materials will notgenerally not exceed thirty (30) inches in height. Illustration 12-26-43 Sec. 12-26-4. –Landscape Regulations. 1. Plant materials - all plant materials shall be in accordance with the plant palate in Chapter 12, Article 34, Landscape Regulations, Code of Ordinance, as amended. 2. Parking Lot Landscaping – all surface parking areas (not structured and/or sub- level) shall be landscaped in accordance with the following provisions: i. A minimum of ten percent of the gross area utilized for off-street parking and loading shall be devoted to living landscaping which includes grass, ground cover, plants, shrubs and trees. Gross area is to be measured from the edge of the parking, loading and/or driveway pavement and shall include all adjacent sidewalks. ii. All landscape areas shall be protected from vehicular encroachment through appropriate wheel stops or curbs. 8 Redlined Draft for April 3, 2014 P&Z iii. Planting islands shall be located at the terminus of each single row of parking and, when a single row of parking contains more than 15 parking spaces, at intervals between each terminus. Planting islands shall contain at least one tree. In addition, planting islands shall be landscaped with shrubs, lawn, ground cover mulch and/or other appropriate material not to exceed three feet in height. Such planting islands shall have a minimum area of 150 square feet and a minimum width of nine feet. In double rows of parking a planting island required for one row may be combined with a planting island required for another row, in which case the minimum area shall be 300 square feet and the minimum width shall be nine feet. 3. Streetscape/Pedestrian Zone Design: The intent of the streetscape design is to provide a 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. i. The streetscape area shall be defined as the area between the back of curb and the build-to lines (face of the building). ii. The developer shall be responsible for the construction of, and property owner(s) (either individually or through a Homeowners/Property Owner’s Association) shall be responsible for the maintenance of this area, whether privately-owned or within the public right-of-way. iii. The streetscape area will vary in width depending on the type of street and the build-to line (refer to Art. 12-26, Sec. 12-26-3 - Area regulations). iv. Street trees shall be provided on private property along all street frontages, as follows . a. 40-feet on center, however the trees may be grouped to provide visibility of storefronts and signage, as appropriate as long as the ratio of one tree per 40 linear feet is achieved. 9 Redlined Draft for April 3, 2014 P&Z b. Trees shall be overstory trees, minimum 3” caliper at the time of planting and shall be selected from the plant palette in Chapter 12, Article 34, Landscape Regulations of the Code of Ordinances. Ornamental trees may be used in addition to the overstory trees and/or as a substitute at a ratio of three ornamental trees per 40 linear feet of frontage. 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. Illustration 12-26-5 c. v. Additionally, residential ground floor frontages, where permitted shall be required to landscape a minimum of six (6) feet between the edge of sidewalk and the primary building façade, excluding access sidewalks, stairs, stoops, porches and patios. This area may be landscaped with ground cover, low shrubs, ornamental trees and street trees. In addition, street tree wells shall also be landscaped. Illustration 12-26-6 10 Redlined Draft for April 3, 2014 P&Z v. vi. 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 five (5) six (6) feet in width in the MXD-1 and shall vary in the MDX-2 from 6’ to 20’ in width depending on the use, abutting street and pedestrian and vehicular traffic patterns in the area. Illustration 12-26-47 4. Perimeter Landscaping, not adjacent to a street 11 Redlined Draft for April 3, 2014 P&Z i. All buildings, driveways and vehicular use areas shall be separated from other property by a perimeter landscape area of at least ten feet in width. ii. When a driveway is shared by an adjoining property owner, then a minimum 10 foot width of landscaping shall be provided on each side of the driveway pavement. iii. Driveways to non-residential alleys and between lots may be permitted through all perimeter landscape areas. Maximum width of driveways shall be 25 feet back to back. 5. Open space/civic/gathering areas. This component shall be integrated into the overall design of the MXD-1 and 2 zoning districts. Overall open/civic/gathering areas allocations in these districts shall be a minimum of 15 20 percent of the gross area of the entire site. A maximum of 5% of this open space requirement may be fulfilled with indoor gathering places (i.e. community rooms, fitness facilities, etc.) The type, scale, location, and design of this component shall depend on the context and location of the other components of the Mixed Use Development. i. Plazas, squares, community rooms, fitness facilities, pools, parks, greens, and environmental preserves may all be components. ii. The following criteria shall be used to evaluate the merits of proposed gathering spaces: a. The extent to which the elements are considered as "features" or "focal points" and integrated into and prominently located as "front yards" in the development; b. The accessibility of this area to all residents and workers in this mixed use development. The extent to which emphasis has been placed on preservation of existing vegetative wooded areas, view corridors, water bodies, topography, or stream corridors, etc. in a natural state; 12 Redlined Draft for April 3, 2014 P&Z c. The extent to which pedestrian connectivity in the form of sidewalks, natural walking paths tails, bicycle paths along corridors has been addressed; d. The extent to which a range of open spaces have been provided to be contiguous with existing open spaces and to invite passive recreational uses from plazas and squares to playgrounds, parks and appropriately organized within the Mixed Use District Illustration 12-26-85 Illustration 12-26-96 13 Redlined Draft for April 3, 2014 P&Z Sec. 12-26-5 – 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 MXD- 1 and 2 Districts shall be oriented to a street. Building orientation shall be as follows: a. These districts have been designed to provide a comfortable and attractive environment for pedestrians which include such things as buildings framing public space, street trees, lighting and awnings that will attract pedestrians. b. All buildings shall have their primary entrance(s) oriented to the street. i. Multi-family building 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; c. Construction of continuous building frontage along block faces except where it is desirable to provide for pedestrian and auto pass-through’s to parking at mid- block. d. Contribution to the definition and use of public parks, squares and plazas. e. Buildings designed to accommodate a range of uses over time without the need to be demolished and rebuilt. f. Buildings that accommodate retail at grade. g. It is intended by this code to encourage a variety of building and design solutions in response to the standards and regulations outlined herein. h. Limited off-street parking and drives, generally parallel to the street (i.e. slip streets) may be placed between buildings and streets, as appropriate abutting a Freeway and/or Boulevard (arterial) street as defined in “Coppell 2030 14 Redlined Draft for April 3, 2014 P&Z Transportation Plan” of Chapter 12A, Coppell 2030 Comprehensive Master Plan, CHAPTER 2, Transportation and Mobility.. Illustration 12-26-107 Sec. 12-26-6 –Architectural Guidelines and Standards To address the purpose and intent of the objectives of the Coppell 2030 Comprehensive Master Plan, as codified in Chapter 12A, Comprehensive Land Use Plan, of the Code of Ordinances, developments in Mixed Use Districts should be of an “Architectural character (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 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. 15 Redlined Draft for April 3, 2014 P&Z Illustration 12-26-811 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 (where visible from an abutting property or public right-of-way), shall be doors, porches, balconies, and/or windows. This standard applies to each full and partial building story. 2. 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 structure, such features shall occur every twenty (20) to thirty (30) feet or as good design dictates. 3. Detailed Design. All buildings shall provide detailed design along all street facing elevations. 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. Recessed entries; b. Covered porch entries; c. Off-sets in building face or roof (minimum two feet); d. Bay windows; e. Balconies; f. An alternative feature providing visual relief, similar to options in this section. 16 Redlined Draft for April 3, 2014 P&Z Illustration 12-26-12 Sec. 12-26-7. - Type of exterior construction. At least 80 percent of the exterior of all structures shall be of masonry type (see Sec. 12-42-1 Article 12-14, of the Code of Ordinance) construction exclusive of doors and windows. Each story above the first floor shall be at least 80 percent masonry exclusive of doors, windows and the area above the top plate line. Sec. 12-26-8 - Parking regulations. 1. Mixed Use Project a. Off-street parking standards shall be appropriate to serve the proposed uses in Mixed Use Districts. Chapter 12, Article 31. Off Street Parking Requirements of the Zoning Ordinance shall be used as a guide to establish parking standards but parking standards shall be established unique to the PD ordinance establishing the Mixed Use District. b. Parking standards in these districts are intended to be flexible due to the mixed use nature, shared parking opportunities, and availability of on-street parking. c. The following shall be used as a guide when the mixed use project meets the thresholds as herein required: i. When a mixed use project includes a minimum of 45,000 square feet of office/bank uses and either a minimum of a one hundred (100) room hotel and/or forty thousand (40,000) sq. ft. of retail uses the following ratios shall apply: 17 Redlined Draft for April 3, 2014 P&Z 1. office – one space per 333 square feet 2. retail – one space per 300 square feet 3. restaurant – one space per 200 square feet 4. residential – one space per 1.5 units d. Bicycle parking shall be provided for nonresidential uses, especially for schools, parks, trails, and other recreational facilities. Bicycle parking shall be provided at a ratio of one per 15 off-street automobile parking spaces provided for nonresidential and mixed uses in the district. Bicycle parking may be shared between uses and shall be centrally located, easily accessible, and visible from streets or parking lots. They may be located between the roadway and the building facades as long as their location does not impede pedestrian walkways. 2. Residential Uses- Two parking spaces shall be provided for every one- and two- bedroom unit and 2.5 parking spaces per three-bedroom unit. a. Two parking spaces shall be provided for every one- and two-bedroom unit and 2.5 parking spaces per three-bedroom unit. b. Structured parking is encouraged, especially when incorporating office and/or retail uses. 3. At a minimum, covered parking spaces shall be provided for at least 50 percent in MXD- 1 and 80% in MXD-2 of the total required parking spaces. Parking Structures shall be designed: a. To be architecturally compatible with the main structures. b. So they do not dominate the public environment. by providing for conversion of the ground floor to commercial uses and/or and for lining the edge of structures with residentialresidential or commercial uses. c. To have architectural features that match adjacent buildings or other buildings in the block. d. To have decorative gates and grates on openings. e. Where possible, narrow façade of the parking garage shall be oriented to the public street. f. Below grade parking may be built to the property line. 18 Redlined Draft for April 3, 2014 P&Z Illustration 12-26-913 4. On-street parking within the MXD Districts, shall be permitted subject to: a. Being designed to allow safe and efficient movement into and out of travel lanes. b. Parallel parking being encouraged to minimize additional paving 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 being separated from through-lanes to provide visibility for motorists driving, parking, or disembarking parked vehicles. Figure 12-26-2 d. Approval of Detail Plans subject to Engineering Department review and approval. e. Right-of-way widths varying depending on type of street. 19 Redlined Draft for April 3, 2014 P&Z f. 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. 5. Loading spaces shall be located within the interior of blocks or along the edge of any alley, vehicular block break, or private drive provided they are oriented parallel to the curb and do not block vehicular or fire truck access. Loading shall not be permitted on- street or within the Fire Lane. Sec. 12-26-9 Modifications Mixed use standards. The City Council may approve modifications to any of the standards in the MXD zoning districts contained herein after a recommendation by the Planning and Zoning Commission based on unique site conditions and development context at the time of the application. In granting a modification, the City Council may impose any conditions that it deems necessary or desirable to protect the public interest and implement the goals of the 2030 Comprehensive Plan with respect to mixed use. Sec. 12-26-10 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 full force and effect. 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 20 Redlined Draft for April 3, 2014 P&Z 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 ___________________, 2014 APPROVED: ____________________________________ KAREN SELBO HUNT, MAYOR ATTEST: ____________________________________ CHRISTEL PETTINOS, CITY SECRETARY APPROVED AS TO FORM: _________________________________ ROBERT E. HAGER, CITY ATTORNEY (REH/mpm) 21 C o p p e l l 2 0 3 0 Fu t u r e La n d U s e P l a n Le g e n d A c o m p r e h e n s i v e p l a n s h a l l n o t co n s t i t u t e z o n i n g r e g u l a t i o n s o r es t a b l i s h z o n i n g d i s t r i c t b o u n d a r i e s . Ch a p t e r 2 : P l a n n i n g F r a m e w o r k 40 COPPELL 2030 -A COMPREHENSIVE MASTER PLAN Purpose: To provide areas for neighborhood serving retail, restaurant and service uses, as well as upper story residential units above commercial uses and high density attached residential uses (typically greater than 8 dwelling units per acre). Such areas are compatible with and serve the daily shopping, dining and service needs of nearby lower density residential neighborhoods. Uses: Retail, restaurant, office, residential dwellings (attached and upper story), civic, and institutional uses primarily intended to serve nearby neighborhoods. This zone is not intended for conventional commercial strip centers, freestanding pad sites, and high traffic generating regional uses. Nonresidential uses are limited to compact, neighborhood-serving uses rather than large-scale or regional-serving uses. Residential uses are encouraged on the upper floors of mixed-use buildings. Residential uses may also include attached or multi-unit residences, apartment/condo, and live-work unit buildings integrated into the overall site design of the neighborhood center in order to allow residents to access the commercial uses primarily by walking. The Old Coppell Master Plan adopted in May 2002 identifies specific physical improvements and design guidelines that due to the historic nature of the area may differ somewhat from other mixed-use centers in Coppell. The Old Coppell area may also integrate small-lot single-family detatched dwellings and have exterior building materials and architectural design intended to capture the rural style representative of North Texas in the first half of the twentieth century. The Master Plan serves as the guiding document for the district. Additional detail is also provided in Chapter 4. Compatible Zoning Districts: (TC, H)*, PD * Modifications to these districts are required to incorporate appropriate site design standards as described in the guidelines section. This land use category is appropriate for mixed-use development regulations organized with a form-based code. Mixed-Use Neighborhood Center (T-5 Urban Center Zone) Key Commercial/Mixed-Use Infill Existing Buildings Single-Family Civic Infill Park/Open Space Greenway Intersection Improvements Gateways Senior CenterVillage Green Community Center Grapevine Springs Park Old Coppell Inn City of Coppell Service Center Restaurant Future Infill Study Area Boundary Streetscape Improvements Townhouses Ch a p t e r 2 : P l a n n i n g F r a m e w o r k 41COPPELL2030 -A COMPREHENSIVE MASTER PLAN Outdoor gathering places may include a Green, Square, or Plaza. Attached residential dwellings allow residents nearby access to retail and employment. Buildings are compatible with surrounding neighborhoods. Garages are accessed from a rear alley. Building setbacks define the street edge and allow for wide sidewalks with pedestrian amenities. Parking is provided both on-street and in shared parking facilities to the rear of buildings. The street facade and sidewalks are comfortable for pedestrians. Mixed-Use Neighborhood Center Guidelines The neighborhood center has a unique character and “sense of place” with an identifiable center and defined “people places” for residents, shoppers, workers and visitors to gather and interact. These areas provide opportunities for higher density attached housing options. Connectivity Such areas have a system of interconnected streets with pedestrian and bicycle facilities and streetscape amenities. Thoroughfares are typically boulevards, avenues, and residential streets with wide sidewalks and an urban character. Civic and Gathering Spaces Formal and informal areas for outdoor gatherings such as pocket parks and plazas. The sidewalk width is increased when adjacent to on-street parking to create a “transition zone” of pedestrian amenities including street trees, pedestrian lighting, and outdoor seating. Setbacks Continuous, defined street edge is maintained, with building frontages placed at or in close proximity to the sidewalk. Building Form Most buildings are attached, with their front facades aligned, and generally 1-3 stories in height. Buildings may be taller in close proximity to major street intersections, or when upper floors include a “stepback” from the ground plane of lower floors. Prominent intersections serve as focal points with buildings distinguished from others by enhanced architectural design features. Building heights, intensity of use and densities decrease as development moves closer to adjacent established residential neighborhoods. Compatibility with Surrounding Development Architectural character is compatible with the style, scale, proportions, materials, and colors of surrounding neighborhoods, but may vary to a greater degree in proximity to major intersections. Street Edge Orientation Building walls and entries are oriented towards the primary street. The street level has a transparent quality, with passing pedestrians and vehicles able to see activity within the building. Parking Public parking is provided on-street. Off-street parking is provided in shared parking facilities to the rear of buildings in surface lots or in parking structures. Surface parking is typically enclosed on at least three sides. Residential garages are accessed from a rear alley. Ch a p t e r 2 : P l a n n i n g F r a m e w o r k 42 COPPELL 2030 -A COMPREHENSIVE MASTER PLAN Purpose: To provide areas of high intensity mixed-use development consisting of both neighborhood and community serving commercial, retail and office uses, and medium to high density urban residential dwellings (typically greater than 8 dwelling units per acre). Such areas are typically located within close proximity to major transportation corridors and transit stops. These areas provide opportunities for regional destinations offering unique retail, restaurant and cultural destinations with a more urban lifestyle than available in other areas of the community. Uses: Retail, restaurant, office, entertainment, civic and institutional uses, and medium to high density urban residential dwellings (attached) typically in multi-story structures. Non-residential multi-story buildings may include large office and workplace components. Due to the nature of development within this category as a community or regional destination, high volumes of pedestrians, transit riders, and vehicles must be accommodated. This zone is not intended for single-story conventional commercial strip centers, freestanding pad sites, and intensive uses requiring outdoor display or sales yards. Compatible Zoning Districts: PD* *This land use category is appropriate for mixed-use development regulations organized with a form-based code. Mixed-Use Community Center (T-6 Urban Core Zone) Ch a p t e r 2 : P l a n n i n g F r a m e w o r k 43COPPELL2030 -A COMPREHENSIVE MASTER PLAN Building setbacks define the street edge and allow for wide sidewalks with pedestrian amenities. Due to the urban character of this district, outdoor gathering places typically consist of Squares and Plazas. Buildings at prominent intersections may be taller, and also are distinguished with enhance architectural design. The street level of buildings have a transparent quality for pedestrians and vehicles. Parking is provided both on- street and to the rear of buildings. Mixed-Use Community Center Guidelines The development area is larger and denser than a Neighborhood Center and serves as a focal point of activity and energy, benefiting from substantial traffic – pedestrian, automobile, and transit. Connectivity Commercial uses and transit services are accessible to residents within a short walking distance, typically ¼-mile, but no more than ½-mile. Circulation is provided by a system of interconnected streets with pedestrian and bicycle facilities and streetscape amenities. Thoroughfares are typically boulevards, avenues, and residential streets with an urban character. Sidewalks are wide, generally 6 to 20 feet (the more urban the environment, the wider the sidewalk). Civic and Gathering Spaces Open space takes the form of Squares and Plazas, providing a variety of places for outdoor gatherings. Wide sidewalks provide for outdoor seating, lighting, trees and other pedestrian facilities. Setbacks A continuous, defined street edge is maintained with building frontages placed close to the sidewalk. Building Form Most buildings are attached, with their front facades aligned, and generally 2-4 stories in height but may be taller at major activity centers when compatible with surrounding neighborhoods. Buildings may be taller in close proximity to major street intersections, or when upper floors include a “stepback” from the ground plane of lower floors. Building heights, intensity of use and densities decrease as development moves closer to adjacent established residential neighborhoods. Compatibility with Surrounding Development Architectural character may be diverse, but when adjacent to established neighborhoods should be compatible with the style, scale, proportions, materials, and colors. Street edge orientation Building walls and entries are oriented towards the primary street. The street level has a transparent quality, with passing pedestrians and vehicles able to see activity within the building. Parking Public parking is provided on-street. Off-street parking is provided in shared parking facilities to the rear of buildings typically in parking structures. Surface parking areas are limited, but when provided are enclosed on at least three sides. Residential parking is typically provided in structured facilities.