Carrollton-CS 890120 AGENDA ITEM 3
RRO&TON
Planning
To: Mr. Mike Eastland, City Manager
From: Marc Guy, Director of Planning
Date: January 20, 1989
Subject: ZONING ORDINANCE MONITORING PROGRAM
BACKGROUND
One of the traditional criticisms of zoning and other forms of
development regulation is their tendency to be inflexible toward
a changing social and physical environment. In fact, such regulations
are typically not modified until a specific problem arises which
is not accommodated in a proper fashion by the current regulations.
One solution to overcome this common problem is the development of
a periodic "assessment and monitoring program." In various ways,
city staff, the Planning and Zoning Commission, City Countil, and
Board of Adjustment monitor the ordinances through the review of
zoning change requests, variances and waivers, and subdivision plats.
The primary reason for amending the city's zoning ordinance in the
first place was to correct regulatory deficiencies resulting from
inconsistency with current development trends, community values,
and cumbersome, difficult-to-interpret language. By creating a bi-
annual monitoring program for the zoning ordinance, many of the
problems generated by changing conditions can be resolved in a much
quicker, more orderly fashion. This program can also serve as a
model for other development ordinances, such as the subdivision
ordinance.
On January 5 staff submitted this program proposal to the Planning
and Zoning Commission, which has endorsed the concept. Attached
is a summary of the elements of the zoning ordinance which staff
has recommended be reasseszed. In most cases these changes will
result in clearer language for conveyance of intent, although some
changes will be predicated upon development standards which are not
as successful in application as originally intended. The need for
these changes has generally come from constant monitoring by staff
through the daily application of the zoning ordinance to real life
situations.
DESIRED ACTION
Staff seeks City Council support of this program and support to
initiate review for necessary amendments to the zoning ordinance
as recommended by DOAC and the Planning and Zoning Commission.
MG/bp
1945 Jackson Road P.O. Box 110535 Carrolllon, Texas 75011-0535 214/466-3040 Fax: 214/466-3535
ITEM= PLATTING REQUIRED PRIOR TO BUILDING PERMIT ISSUANCES
Article XXX (B) (1) /page 232
CHANGE: LANGUAGE CLARIFICATION
Before any building permit may be issued, the site must be platted.
The intent of the ordinance is to respond to building construction
and additions, although the current language implies that the
erection or construction of structures such as swimming pools or
antennas would also require platting. The language should be clear
that only the construction of buildings, as defined by the
ordinance, will require formal platting.
ITEM: LOT WIDT~ IN COMMERCIAL AND INDUSTRIAL DISTRICTS
CHANGE: REDUCE MINIMUM LOT WIDTH FROM 200' TO 150' ON FREEWAY AND
ARTERIAL FRONTAGES
The zoning ordinance establishes a hierarchy of lot widths within
the commercial and industrial zoning districts based upon the type
of street upon which the lot fronts. The minimum lot frontage
along freeways and arterial thoroughfares is 200 feet, whereas the
lot frontage along collector and local streets is 100 feet. Recent
experience indicates that 200 feet of minimu~ frontage along
freeways and arterial thoroughfares is excessive, and that a
minimum frontage of 150 feet is more appropriate. A driveway
control ordinance, currently being prepared by the Transportation
Department, will effectively control driveway spacing for smoother
and safer traffic flow, thus reducing the future need to control
driveway spacing through lot widths.
ITEM: GASOLINE SALES IN (LR-1) LOCAL RETAIL DISTRICT
Article V/page 11.16
C~ANGE: ALLOW GASOLINE SALES AS AN ACCESSORY TO A PRINCIPAL USE IN
THE (LR-1) LOCAL RETAIL DISTRICT
The (LR-1) Local Retail District was created to serve as a
neighborhood-oriented retail classification, establishing a
one-story maximum height, and prohibiting automobile-related uses
such as gasoline service stations, car washes, repair garages and
quick lube facilities. Although the (LR-1) District is su£table
for appropriate retail sites which are adjacent to residential
areas, its attractiveness is diminished somewhat by the prohibition
Bylaws disc\zngchngs -1-
against gasoline sales even as an accessory to a convenience store.
By establishing regulatory provisions, such as limiting the number
of pump islands to ensure that the gasoline sales is truly
accessory, the (LR-1) District can continue to serve a viable
neighborhood function and future pressure toward extensive use of
the (LR-2) or (PD) Districts can be avoided.
ITEM: DEFINITION OF PRINCIPAL USE
Article XXXIF (A)(305)/page 274
CHANGE: LANGUAGE CLARIFICATION
The definition of "principal use" should also make reference to the
tenant of a lease space, since shopping centers have multiple
principal uses.
ITEM: SPECIAL USE PERMITS
Article V/pages 11-11.32
C]~ANGE: REASSESSMENT OF SPECIAL USE PERMITS
This issue does not address any particular use. However, a
reassessment of the current types of uses which require Special Use
Permits is warranted. In some cases, requiring a Special Use
Permit may be overly restrictive; whereas in other cases a Special
Use Permit should be required but is currently not adequately
addressed by the ordinance. No distinct issues or problems with
the current Special Use Permit requirements come to mind, but a
periodic reassessment of the use chart to ensure the development of
a zoning and land use pattern consistent with community
expectations is desirable.
ITEM: OFF-STREET LOADING AREA DESIGN STANDARDS
Article ~IV (D)/page 197
CHANGE: ESTABLISH STANDARDS TO ACCOMMODATE "BOBTAIL,, RIGS
The current design criteria for freight docks and truck berths are
based upon a typical semitrailer combination. The current standard
of ninety-six (96) feet of setback from a public street may be
excessive for accommodating the much shorter bobtail rigs,
Bylaws disc\zngchngs -2-
especially in delivery court design concepts. Modified design
standards should be considered in order to economically accommodate
other types of trucks.
ITEM: SETBACK BETWEEN RESIDENTIAL STRUCTURE AND SWIMMING POOL
CHANGE: REDUCE MINIMUM SEPARATION REQUIREMENT FROM 6 FEET TO
FEET
As a result of concerns expressed by numerous pool construction
companies, as. well as some requests for variances appearing before
the Board of Adjustment, the current standard of 6 feet of
separation between the main structure and pool edge on residential
lots appears to be excessive, and should be reconsidered.
ITEM: ON-SITE LIVING QUARTER~ FOR SECURITY PERSONNEL ON A
CONSTRUCTION SITE
CHANGE: CONSIDER ADDING AS PERMITTED USE ON A TEMPORARY BASIS
Although dwelling quarters for a caretaker or nightwatchman are
allowed on a permanent basis in nonresidential districts with a
Special Use Permit, no provision is made for sleeping quarters for
a superintendent or on-site security personnel on a construction
site during the period of construction. Since most construction
sites utilize multiple trailers for on-site construction offices,
allowing a trailer to be utilized for overnight security support
may be warranted. - ~
ITEM: ON-SITE RECYCLING CENTERS
CHANGE: CONSIDER ADDING AS PERMITTED USE
Technically, newspaper recycling boxes, Goodwill and Salvation Army
donation sites and the like are not permitted on parking 10tS.
Consideration zhould be given to allowing these uses on a temporary
or permanent basis. Uses such as "reverse vending machines" used
for aluminum recycling centers should be accommodated by a Special
Use Permit in the same manner as kiosks.
Bylaws disc\zngchngs -3-
~TE~: ~SCELLANEOUS LANgUagE CH~%N~ES
Through the daily use of the zoning ordinance, staff has identified
some areas where the language of the text should be modified to
improve the clarity of intent, and improve the interpretation of
the ordinance by staff and the general public.
Bylaws disc\zngchngs -4-