HomeMy WebLinkAbout1239 07-08-1997ORDINANCE NO. 1239
AN ORDINANCE AMENDING SECTIONS 84107 'R-3
MULTIPLE -FAMLY LOW DENSITY DWELLING DISTRICT',
84108 'R-{ MULTIPLE -FAMLY MEDIUM DENSITY
DWEWNG DISTRICT; AND 84109 'R-5 MULTIPLE -
FAMLY HIGH DENSITY DWELLING DISTRICT; OF
CHAPTER 84 'UNIFIED DEVELOPMENT CODE, OF THE
CODE OF ORDINANCES OF THE CITY OF EULESS,
TEXAS, AND ADDING A NEW SECTION 84107.5 10TH
TOWNHOUSE DWELLING DISTRICT' TO SAID CODE OF
ORDINANCES; REVISING THE STANDARDS AND
REGULATIONS GOVERNING CONSTRUCTION OF MULTI -
FAMLY DWELLING UNITS WITHIN SAID ZONING
DISTRICT CATEGORIES; PROVIDING A SEVERABIL ITY
CLAUSE; PROVIDING A SAVING CLAUSE; AND
PROVIDING AN EFFECTIVE DATE.
WHEREAS, the City of Euless, Texas, has experienced dramatic growth over the past
several years; and
WHEREAS, a specific portion of that growth has come in multi- family housing units within
the City; and
WHEREAS, the City Council of the City of Euless, Texas, after extensive study, has found
and determined that the following revised regulations governing multi - family development
within the City will more adequately promote the health, safety, and welfare of the citizens
of the City of Euless.
NOW, THEREFORE, BE IT OBTAINED BY THE CITY COUNCIL OF THE CITY OF
EULESS, TEXAS:
SECTION I
That a new Section 84- 107.5'TH Townhouse Dwelling District" be added to Chapter 84
"UNIFIED DEVELOPMENT CODE" of the Ordinances of the City of Euless, Texas, as
amended, said new section to hereafter be and read as follows:
A PURPOSE:
The "TH' Townhouse Dwelling District: The purpose of this district is to provide
suitable areas for the development of residential housing in the form of attached
townhouse dwelling units. Such development should be located in transitional type
areas between lower density single family residential uses and higher density
multi- farnily residential uses. The developments should be designed in an
architecturally unified manner and adequately accommodate the more intense
vehicular parking and circulation needs of a more dense singlefamily development.
B. PERMTTED PRIMARY USES
See Table 4100 for detail listing - general uses include:
Single Family Detached, Attached & Duplex (subject their district regulations)
Accessory buildings to main use
Home Occupations
Townhouses or Row Houses
Schools, Parks, Playgrounds
C. DISTRICT DEVELOPMENT STANDARDS
1. Minimum Lot Area - 2,200
2. Minimum Lot Width - 22 ft.
3. Minimum Lot Depth - 100 ft.
4. Minimum Floor Area per Unit
5. Minimum Front Yards
6. Minimum Rear Yard
Ordinance #1239, Page 2
1,000 Sq. Ft. per unit
- private drives - 20 ft.
public streets - 25 ft.
1►i1 "I
7. Minimum Side Yard
Common walls
Interior lots
Comer lots
8. Maximum Building Coverage
0 ft.
15 ft. on end walls
- Side yards next to public streets,
25 ft.
9. Maximum Units per Structure -
10. Maximum Structure Height
Not Adjacent to 1 or 2
family property -
Adjacent to 1 or 2 family
property
11. Exterior Construction
12. Minimum Off-Street Parking
Ordinance #1239, Page 3
40% of lot width
4 units
45 ft., no limit on roof height for
structures located 60 feet or more
from land zoned for 1 or 2 family
dwelling purposes
single story for any structures
located less than 60 feet from
land zoned for 1 or 2 family
dwelling purposes
90% Masonry veneers
- see Article 5
- 2 Garage spaces if located in front
of unit
- 2 uncovered spaces if located
behind the unit
- see Section 9
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13. Common Walls Between Units - Two hour fire rating with sound
board integrated between
staggered wall studs extended
through to roof deck
14. Maximum Distance to
Public ROW or Fire Lane - 100 ft
15.
16.
17.
Signs
Landscaping & Screening
Site Plan Approval
SECTION II
see Article 6
see Article 7
see Article 8 - City Council
approval required prior to
construction commencing
That Sections 84107 "R -3 Multiple - Family Low Density Dwelling District", 84-108 "R-4
Multiple - Family Medium Density Dwelling District" and 84109 "R -5 Multiple - Family High
Density Dwelling District', of Chapter 84 "UNIFIED DEVELOPMENT CODE ", of the Code
of Ordinances of the City of Euless, Texas, as amended, by hereby amended to hereafter
be and read as follows:
�e_�
`R -3" Low Density M dti- Family Dwelling Di.sbict The purpose of this dr .strict
is to provide suitable areas for the development of residential housing in the
form of attached townhouse dwelling units and low density maid- family
residential at densities of up to twelve (12) unb per gross acre. Such
developrnent should be located in transit aial type areas between laver
density single family residential uses and higher density nxh- family
residen bal uses. The developrnents should be designed in an
Ordinance #1239, Page 4
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and tect rally unified manner and adequately accommodate the more intense vehicular
paridng and cimulation needs of a moe dense single family development
B. PERMTTED PRIMARY USES
See Table 4 -100 for detail listing - general uses include:
Single Family Detached, Attached & Duplex (subject their district regulations)
Accessory buildings to main use
Home Occupations
Apartments
Townhouses or Row Houses (in accordance with the "TH" District)
Schools, Parks, Playgrounds
C. DISTRICT DEVELOPIVENT STANDARDS
1. Minimum Lot Area
2. Minimum Lot Width
3. Minimum Perimeter Yards
Ordinance #1239, Page 5
20,000 sq.ft.
100 ft
- Front yard
- 40 ft from front property line for One
story structure
- 60 ft from front property line for Two
story structure
- 100 ft from front property line for Three or more
story structures
- Side and Rear yard
- 25 ft. for One story structures
- 50 ft for Two story structures
- 75 ft. for Three or more story structures
Covered parking may extend to within 1 ft of
side or rear lot lines (not adjacent to street
R.O.W.)
Roof, balcony and porch overhang may
extend into perimeter yards up to 4 ft.
4. Maximum Units per Structure -
5. Maximum Building Coverage -
Fireplace masses & window boxes may
extend into perimeter yards up to 4 ft.
No stairways or columns shall extend into
the perimeter yard
No parking permitted in the perimeter yard
adjacent to public streets
6 units
40% of lot
6. Minimum Interior Building
Spacing Requirements - 30 ft. between walls having windows or
doors in both walls
- 15 ft. between window walls and blank walls
- 10 ft. between blank walls
7. Maximum Number of Units by
Type - One - bedroom - 50 %
8. Minimum Interior
Landscaped Area Per
Dwelling Unit (not includ-
ing any street yard) - 500 sq ft/unit
Ordinance #1239, Page 6
9. Minimum Floor Area per
Unit Type - One - bedroom 690 sq.ft.
Two-bedroom 980 sq.ft.
Three- bedroom 1,100 sq.ft
Additional 250 sq.ft. per added bedroom
10. Maximum Structure Height:
Not Adjacent to 1 or 2
Family property - 35 ft., no limit on roof height for structures
located 100 feet or more from land zoned for
1 or 2 family dwelling purposes
Adjacent to 1 or 2 family
property - single story for any structures located less
than 100 feet from land zoned for 1 or 2
family dwelling purposes
11. Maximum Distance to any
Public R.O.W. or
Fire Lane -
12. Minimum Off- Street Parking -
Ordinance #1239, Page 7
100 ft
1.5 parking spaces per unit + 0.5 per
bedroom - see Article 5
- open carports in a street yard are not
permitted. All vehicle parking located in any
street yard shall be fully enclosed, with an
architecturally compatible design
50% of parking must be located in a garage
with direct access to the related dwelling unit
13. Signs
Al required parking, located greater than 40
feet from any main structure, shall be
covered parking and shall be architecturally
compatible with the main structures in the
project.
a minimum of 10% of all required parking
shall be designated as guest parking and
shall be dearly marked as reserved for
guests and shall be in an area providing
guest with unrestricted access to
the guest parking spaces
Garages shall be designed with a minimum
parking space measuring 12'x20' in
size with a minimum 10' door width.
Runs of parking spaces shall be limited to a
maximum of twelve (12) spaces without a
landscaped island. However, up to 16
spaces may be permitted in situations where
it is required to save existing trees.
see Article 6
14. Landscaping & Screening - see Article 7
all utilities, such as gas meters, electrical
meters and panels, fire control panels,
telephone, CAN panels, and similar
shall be screened from public view.
Landscape screening as defined in Article 7
may be used to meet this requirement.
Security gates and entrances must be
provided and a turnaround prior to the gate
must be provided.
Ordinance #1239, Page 8
.��i,�1 1 : 11 u_ -u �.. �• ion
15. Personal Open Space
16. Site Plan Approval
17. Privacy
Ordinance #1239, Page 9
All screening structures must be or similar
construction materials as the main buildings
A decorative masonry screening wall shall
be located along the perimeter of the
development. It may be constructed totally
of masonry material or may include a
combination of ornamental iron with masonry
columns. The perimeter screening wall shall
be of similar architectural style as the main
structures.
One (1) private usable open space per unit
as follows:
Balconies (above ground level) shall be a
minimum of 65 sq.ft.
Patios or yards (at ground level) shall be 100
sq.ft. the minimum depth shall be a minimum
of 6 feet.
see Article - City Council approval required
prior to construction commencing.
Privacy features between buildings shall
include the following
- Windows, balconies or similar openings
above the first story shall be oriented so as
not to have a direct line-of- -sight into adjacent
units within the project
- Units above the first story shall be designed
so that they do not look directly onto private
patios or backyards of adjoining residential
property
18. Personal Storage Area
19. Architectural Features
Ordinance #1239, Page 10
Landscaping shall be used to aid in privacy
screening
a mnirrum of 80 cubic feet per dwelling unit
of secured storage space, available only to
the residents of the designated related
dwelling unit shall be provided. This
required storage may not be part of a
habitable area but must share a comnon
wall with the unit. However the secured
storage space may be located in the
designated garage for a unit, but may not be
located in the designated 12'x20' parking
area within the garage
Varied roof lines and/or heights shall be
used to reduce the appearance of the mass
of buildings which exceed two stories in
height
Techniques, such as varied set - backs, bay
windows, balconies, and changes in
material, color and texture, shall be used to
articulate facades and side wall elevations.
Where rear walls are visible from a public
street, similar techniques shall be used.
Flat roof design is prohibited. Gabled roofs
or hipped roofs shall have a minimum pitch
of 5:12
Each structure shall contain a transparent
glass window or windows with an aggregate
area of at least 20% of the front facade of
that unit.
Al units shall have a minimum of 9' ceiling in
the living areas, not including closets &
storage spaces
Exterior construction shall consist of 90%
masonry material (area containing glass
shall be included in the 90% calculation)
20. Trash Receptacles - There shall be one centralized trash
collection point serving each multi - family
development
No trash collection point shall be located
within 100 ft. of a property line.
The centralized trash collection point shall
not be located in any street yard
All trash receptacles shall be screened with
a masonry wall of similar material as the
main structure, with appropriate landscaping
on three sides and shall have a screening
gate which shall remain dosed except when
being serviced.
21. Utility Services - Al utility services shall be buried
22. Entry Feature - A main entrance feature, which may consist
of a combination of landscaping, aesthetic
features such as rocks, sculptures, and
water, and street pavers, shall be provided.
The entrance feature shall be consistent with
the basic architectural theme of the
development.
Ordinance #1239, Page 11
11�'Mr_GMI=177 71
23. Traffic - A traffic impact analysis, prepared by a
qualified traffic engineer, must accompany
the site plan. However, the traffic impact
analysis requirement may be excluded from
the site plan if the City Engineer detemnines
that the analysis is not necessary for the
multi- family development.
Section 84 -108 'R4" Whpte- Family NWLm Density Dwelling District
A PURPOSE:
R -4" Medium Density Multi- Farnily Dwelling District: The purpose of this district
is to provide suitable areas for the development of multi- family residential
structures at moderate densities of up to sixteen (16) units per gross acre.
Such areas should be characterized by generous open spaces, relatively low
traffic generation, appropriate recreation amenities, and adequate accessory
facilities and be located primarily as transitional buffers between lower density
residential uses such as townhouses and more intensive residential and
non - residential land uses.
B. PERMTTED PRIMARY USES
See Table 4-100 for detail listing - general uses include:
Single Family Detached, Attached & Duplex (subject their district regulations)
Accessory buildings to main use
Home Occupations
Apartments
Townhouses or Row Houses (as described below)
Schools, Parks, Playgrounds
C. DISTRICT DEVELOPMENT STANDARDS
Maximum Density - 16 Dwelling Units per Acre
2. Maximum Units per Structure - 10 units
3. All other District Development Standards are the same as the R -3 District
Ordinance #1239, Page 12
11 ..M ti u ■ io 7. . «
A PURPOSE:
`R -S' High Density Multi - Family Dwelling District: The purpose of this district
is to provide suitable areas for the development of multi- family residential
structures at moderate densities of up to twenty -four (24) units per gross acre.
Such areas should be characterized by consolidated open spaces, relatively
low traffic generation, a wide range of recreation amenities, and adequate
accessory facilities. This land use should be located in areas not suitable for
lower density residential uses and can be used as transitional buffers between
lower density residential uses such as townhouses and more intensive land
uses.
BL PERMTTED PRIMARY USES
See Table 4 -100 for detail listing - general uses include:
Single Family Detached, Attached & Duplex (subject their district regulations)
Accessory buildings to main use
Home Occupations
Apartments
Townhouses or Row Houses (as described below)
Schools, Parks, Playgrounds
C. DISTRICT DEVELOPMENT STANDARDS
1. Maximum Density - 24 Dwelling Units per Acre
2. Maximum Units per Structure - 12 units
3. All other District Development Standards are the same as the R -3 District
Ordinance #1239, Page 13
SECTION 111
SEVERA13UTY CLAUSE. That it is hereby dedared to be the intention of the City
Council that the sections, paragraphs, sentences, clauses and phrases of this ordinance
are severable, and if any phrase, clause, sentence, paragraph or section of this ordinance
shall be dedared invalid or unconstitutional by the valid judgment or decree of any court
of competent jurisdiction, such invalidity or unconstitutionality shall not affect any of the
remaining phrases, clauses, sentences, paragraphs and sections of this ordinance, since
the same would have been enacted by the City Council without the incorporation in this
ordinance of any such invalid or unconstitutional phrase, clause, sentence, paragraph or
section.
SAVINGS CLAUSE. That Sections 84 of the Code of Ordinances, City of Euless, Texas,
as amended, shall remain in full force and effect, save and except as amended by this
ordinance.
PENALTY CLAUSE. Any person, firm or corporation violating any of the provisions of
this ordinance shall be deemed guilty of a misdemeanor and, upon conviction thereof,
shall be liable to a fine in an amount not to exceed Two Thousand Dollars ($2,000.00)
for each offense, and each and every day such offense is continued shall constitute a
new and separate offense.
SECTION VI
EFFECTIVE DATE. This ordinance shall be in full force and effect from and after its
passage and publication as provided by the Euless City Charter and the laws of the State
of Texas.
PRESENTED AND GIVEN FIRST AND FINAL READING and approved at a regular
meeting of the Euless City Council on the 8th day of July, 1997 by a vote of 6 ayes,
nays and ° abstentions.
Ordinance #1239, Page 14
APPROVED:
r Mary Lib Saleh, Mayor
ATTEST:
Susan Cnm, CMC, City Secretary
APPROVED AS TO FORM:
I IN
or
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Ordinance #1239, Page 15