§ 35. PRD-12 Planned Residential Medium Density District.
A.
Preamble. The PRD-12 District is designed to accommodate medium density residential development in accordance with the comprehensive master plan. The district provides for two methods of development:
1.
Standard development permits single-family, duplex, triplex, quadplex and townhouse residential use at densities not exceeding nine dwelling units per gross acre subject, respectively, to the same restrictions as apply in the R-7.5, R-3.5, R-3.75 and R-TH Districts.
2.
Planned development is an optional form of development which may be permitted provided an applicant submits and the city council approves a master development plan for the property. In a planned development, mixed residential uses are permitted, including single-family detached residences, duplexes, triplexes, quadplexes, townhouses, and apartments provided the overall density does not exceed 12 dwelling units per acre.
B.
Purpose. The purpose of the standard form of development in the PRD-12 District is to permit an owner, as a matter of right, to develop those uses permitted in the single-family residence districts and the R-3.5, R-3.75, and R-TH Residential Districts in accordance with the development standards in those respective districts.
The purpose of the optional planned development method is to promote flexibility in design and planned diversification in the type and location of structures; to promote the efficient use of land by more economic arrangement of buildings, circulation systems, land use and utilities; to preserve to the greatest extent possible usable space recreation facilities and community facility areas, existing landscape features and natural site conditions; to combine and coordinate architectural styles, building forms and building relationship and to assure a quality of construction commensurate with surrounding residential development.
C.
Intent. The PRD-12 District is specifically designed to provide for development as a matter of right, in conformity with the regulations and restrictions of the single-family residence district and of the R-3.5, R-3.75 and R-TH Residence Districts. It is also intended, subject to submission and approval of the master development plan pursuant to Section 46 of the ordinance that this district be utilized to implement planned and mixed residential development at densities not to exceed 12 dwelling units per gross acre. For this reason, the proposed inclusion of a mixture of types of dwelling units in a PRD-12 planned development shall not be a ground for disapproval of a proposed master development plan.
The PRD-12 District is not intended for application to any area of Grapevine that is designated as low density residential on the future land use map of the comprehensive master plan and shall be restricted to those areas of the city which are designated as medium or high density residential on the future land use map of the comprehensive master plan.
The PRD-12 District is specifically designed to apply to those properties which were classified as high density, multifamily in the 1970 and 1982 Zoning Ordinances of the city, as amended from time to time, on which the permitted densities have been reduced to medium density residential by the comprehensive master plan.
D.
Standard development option. Any use permitted in the R-20, R-12.5, R-7.5, R-3.5, R-3.75, and R-TH, Residential Districts shall be permitted as a matter of right within the PRD-12 District. In the event the standard development option is chosen by the landowner, all development shall be regulated by the criteria established in the respective zoning districts in which the proposed development would be a permitted use.
E.
Planned development option. Upon approval of a master development plan in accordance with Section 46 of this ordinance and in compliance with the following development standards, the city council may authorize an applicant to utilize the planned development option within the PRD-12 District.
1.
Conditions for application and approval: The following conditions and procedures shall govern the application for, and approval of, a planned development within the PRD-12 District. No building permits or other development approval shall be issued for any development activity except for standard development permitted under Section 35.D of this ordinance, until the following conditions have been satisfied:
(a)
Ownership: An application for approval of a master development plan, under the planned development option, may be filed by a person having a legal interest in the property to be included in the master development plan. For the purposes of this Section 35 and Section 46 of this ordinance the person filing such an application shall be known as "the applicant." In order to ensure unified planning and development of the property, the applicant shall provide evidence, in a form satisfactory to the city attorney, prior to final approval of the plan, that the property is held in single ownership or is under single control. Land shall be deemed to be held in single ownership or under single control if it is in joint tenancy, tenancy in common, a partnership, a trust, or a joint venture. The master development plan shall be filed in the name(s) of the record owner(s) of the property which shall be included in the application.
(b)
Approval of master development plan required: Under no circumstances shall an applicant be granted development approval under the planned development option until a master development plan is approved by the city council in accordance with the provisions of Sections 35 and 46 of this ordinance.
(c)
Site plan required: No building permit shall be issued for any development under the planned development option until a site plan, consistent with the approved master development plan, is approved in accordance with the provisions of Section 47 of this ordinance.
(d)
Minimum parcel size: A master development plan shall not be approved unless the site contains not less than 15 contiguous acres of gross area.
(e)
Upon the conveyance of any part or all of the property within a planned development, the seller shall provide the buyer with a copy of the approved master development plan and of any restrictions or conditions related to that plan by the developer.
2.
Permitted uses: No building or structure, or part thereof, shall be erected, altered or used, in whole or in part, under the planned development option, for other than one or more of the following uses:
(a)
Any permitted use in the R-20, R-12.5, and R-7.5 Residential Districts, subject to all requirements and/or regulations of those respective districts.
(b)
Any permitted use in the R-3.5, R-3.75, R-TH, RMF-1 and RMF-2 Residential Districts, subject to all requirements and/or regulations of those respective districts and subject to the limitations in Sections 35.E.1(e) and 35.E.9.
(c)
Commercial uses permitted in the CN Neighborhood Commercial District provided:
(1)
The planned development contains 200 dwelling units or more;
(2)
The total amount of commercial floor area does not exceed 30 square feet for each approved dwelling unit;
(3)
The total acreage devoted to commercial use does not exceed four acres; and
(4)
Fifty percent or more of the total dwelling units are constructed prior to approval of a site plan and the issuance of building permits for the commercial development.
Whenever commercial development, consistent with the above limitations, occurs within a PRD-12 District, such development shall comply with the standards of the CN Neighborhood commercial district.
3.
Accessory uses: Any accessory use permitted within the R-3.5, R-3.75, R-TH, RMF-1, and RMF-2 Districts shall be permitted as accessory uses to a principal use provided that no such accessory use shall be a source of income to the owner or occupant of the principal use.
4.
Maximum density: The maximum residential density shall not exceed 12 dwelling units per gross acre.
5.
Open space: Open space, recreation areas and landscaping are deemed to be an essential component of any approved planned development within the PRD-12 District and shall be provided in accordance with the following standards:
(a)
Minimum open space area: Not less than 40 percent of the total gross area of the planned development shall be devoted to open space, including private yards on individual lots. Open space shall not include areas covered by dwelling units, accessory buildings, parking areas, driveways, and internal streets, or any part of an individual lot on which a building, or part thereof, could lawfully be erected.
(b)
Common open space: Not less than 25 percent of the minimum open space area shall be devoted to planned and permanent usable common open space. The amount and general location of the amount of common open space shall be shown on the master development plan. The exact delineation and nature of the common open space may be deferred until an application is filed for approval of a site plan.
(c)
Maintenance: No master development plan shall be approved unless the applicant has submitted an appropriate legal instrument which makes provision for the permanent preservation of all common open space areas, recreational facilities and communally owned land. Such instrument shall be approved by the city attorney as to legal form and effect and the planning and zoning commission as to the suitability of the proposed use of common open space areas.
Common open space may be dedicated to the city, if the city agrees to accept such dedication, or may be deeded to a homeowners' or condominium association, or to a trustee for the use and benefit of the owners and residents in the development. If common open space is to be maintained and or deeded to a homeowners' or condominium association, or a trustee, no site plan shall be approved until the applicant for a site plan approval shall have filed a declaration of the covenants and restrictions that will govern the association or trustee. Such declarations may, but need not, be filed prior to final approval of the master development plan. The covenants and restriction when submitted, shall provide for establishment of the homeowners' or condominium association or trust prior to the sale of any part of the property; that open space restrictions and maintenance must be permanent; that the association or trustee shall be responsible for liability insurance, taxes, and perpetual maintenance; that membership shall be mandatory for each homeowner and any successive buyer; and, that each homeowner, at the time of purchase, shall be furnished with a copy of the approved master development plan and any restrictions or conditions related to that plan. The single-family residence portions of a site included in a master development plan need not be subject to such covenants and restrictions unless the common open space is provided and maintained for the benefit of the owners and occupants of the single-family residences. In lieu of forming a homeowners' or condominium association, the applicant may satisfy the requirements of this subsection by providing for the ownership and maintenance of common areas and facilities to be vested in a funded community trust.
6.
Landscaping: Landscaping shall be required in accordance with the provisions of Section 53 of this ordinance. A statement with respect to the general landscaping arrangement that is contemplated for the site shall be submitted as part of the master development plan application. A detailed landscaping plan, showing spacing, sizes and specific types of landscape material, shall be submitted as part of the application for site plan review, except that a landscaping plan shall not be required for single-family lots.
7.
Maximum building coverage: The combined area occupied by all main and accessory buildings and structures shall not exceed 35 percent of the total site area.
8.
Maximum impervious surface: The combined area occupied by all buildings, structures, off-street parking and paved areas (except public streets and right-of-ways) shall not exceed 60 percent of the total site area.
9.
Perimeter buffer: No master development plan shall be approved for property that is adjacent to or across a street from property that is zoned for, or developed with, single-family residences unless a perimeter buffer is established by one of the following methods:
(a)
Within 250 feet of the exterior perimeter of that portion of the planned development that is adjacent to or across a street from property zoned for, or developed with, single-family dwelling, the use, setback, height, yard and lot coverage requirements shall be at least as restrictive as the R-7.5 Single-family residential district; or
(b)
A landscaped buffer area, not less than 100 feet in width, shall be created along the exterior perimeter of that portion of the planned development adjacent to or facing single-family uses or zoning. Such buffer area shall not contain buildings, structures or parking and shall be designed, landscaped, and, if necessary, bermed to provide reasonable visual and acoustical privacy for adjacent single-family development.
10.
Height: The heights of the buildings within a planned development shall not exceed the maximum height that would be permitted for such buildings in the most restrictive zoning district in which the building would be permitted as a matter of right. Multiple-family dwelling units that abut a portion of a planned development that is developed with single-family detached dwellings shall not exceed the height of the existing abutting single-family dwellings.
11.
Area regulations: Any part of a planned development that is devoted to single-family residence uses shall comply with all of the regulations and requirements for the most restrictive district in which the lot or lots would also comply with the minimum lot area requirements, except that in a single-family area in a planned development residential lots may be clustered so as to create usable common open space in reasonable proximity to all single-family lots, and provided the following conditions are met:
(a)
The maximum gross density for the single-family area should not exceed six dwelling units per acre;
(b)
Minimum lot sizes shall not be less than 5,000 square feet; and
(c)
Those areas within 250 feet of an R-7.5, R-12.5, or R-20 single-family district shall be developed to the same standards as are required in the R-7.5 District.
All other residential buildings shall comply with the minimum yard, lot width, and lot depth requirements in the most restrictive zoning district in which such buildings would otherwise be permitted by this ordinance; provided, however, minimum yard requirements and lot width and depth requirements within a planned development may be waived by the planning and zoning commission, except for those areas adjacent to or facing existing or zoned single-family residential areas, as required by Section 34.E.9(a) upon finding that:
(a)
The minimum distance between buildings is not less than 20 feet; except for zero lot line development;
(b)
The development plan shall provide reasonable visual and acoustical privacy for residential dwelling units; and
(c)
The proposed lot dimensions are generally consistent with the limitations set out in other residential zoning classifications for areas of similar density and use.
(d)
The maximum number of dwelling units within the multiple-family area shall not exceed 16 dwelling units per acre.
12.
Traffic circulation: The traffic circulation element of a planned development shall conform to the following standards:
(a)
Principal vehicular access points shall be designed to permit efficient traffic flow with controlled turning movements and minimum hazard to vehicular and pedestrian traffic;
(b)
Minor local streets within the planned development shall not be connected to external streets in such a way to encourage through traffic.
(c)
Direct driveway access from individual residential lots to collector or arterial streets, or to major thoroughfares, shall be prohibited.
(d)
All planned developments shall have access to a collector or arterial street, as defined in the comprehensive master plan.
13.
Masonry requirements. All structures, except single-family homes on 7,500 square foot lots or larger, shall be of exterior, fire-resistant construction having at least 80 percent of the total exterior walls below the first floor plat line, excluding doors and windows constructed of brick, stone, or other masonry or materials of equal characteristics in accordance with the city's building code and fire prevention code.
F.
Off-street parking. Off-street parking shall be provided for each use in accordance with the provisions of Section 56 of this ordinance or such use in the most restrictive zoning district in which it would be a permitted use.
G.
Off-street loading. No off-street loading is required in the PRD-12 District except in conjunction with any commercial use that may be included.
H.
Masonry requirements: The masonry requirements of Section 54 shall be met.
(Ord. No. 84-16, § 2(D), 4-9-84; Ord. No. 85-22, § 3(B), 5-21-85)