08.20.24 PZ PacketPage 1 of 2
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Welcome to the Prosper Planning & Zoning Commission Meeting.
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In compliance with the Texas Open Meetings Act, the Town Council/Board/ Commission may not
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the topic be included as part of a future meeting, and/or refer the topic to Town Staff for further
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public meeting could constitute a violation of Section 42.05 of the Texas Penal Code.
1. Call to Order / Roll Call.
2. Pledge of Allegiance
CONSENT AGENDA:
Items placed on the Consent Agenda are considered routine in nature and are considered non-
controversial. The Consent Agenda can be acted upon in one motion. Items may be removed
from the Consent Agenda by the request of a Commission Member or Staff.
3a. Consider and act upon the minutes from the August 6, 2024, Planning & Zoning
Commission meeting.
AGENDA
Planning and Zoning Commission
Prosper Town Hall, Council Chambers
250 W. First Street, Prosper, Texas
Tuesday, August 20, 2024
6:00 PM
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CITIZEN COMMENTS
The public is invited to address the Commission on any topic. However, the Commission is unable
to discuss or take action on any topic not listed on this agenda. Please complete a “Public
Comment Request Form” and present it to a staff member prior to the meeting.
REGULAR AGENDA:
If you wish to address the Commission, please fill out a “Public Comment Request Form” and
present it to the Chair, preferably before the meeting begins. Pursuant to Section 551.007 of the
Texas Government Code, individuals wishing to address the Planning & Zoning Commission for
items listed as public hearings will be recognized when the public hearing is opened. For
individuals wishing to speak on a non-public hearing item, they may either address the
Commission during the Citizen Comments portion of the meeting or when the item is considered
by the Planning & Zoning Commission.
4. Conduct a Public Hearing to consider an ordinance amending Article 2, Division 13 –
Multifamily District; Article 4, Division 4, Section 4.4.3 – Non-Residential and
Multifamily Parking Provisions; and Article 4, Division 8 - Non-Residential & Multifamily
Design and Development of the Town of Prosper Zoning Ordinance to modify
Multifamily development standards. (ZONE-24-0019)
5. Review actions taken by the Town Council and possibly direct Town Staff to schedule
topic(s) for discussion at a future meeting.
6. Adjourn.
CERTIFICATION
I, the undersigned authority, do hereby certify that this Notice of Meeting was posted at Prosper
Town Hall, located at 250 W. First Street, Prosper, Texas 75078, a place convenient and readily
accessible to the general public at all times, and said Notice was posted by 5:00 p.m., on Friday,
August 16, 2024, and remained so posted at least 72 hours before said meeting was convened.
_______________________________ _________________________
Michelle Lewis Sirianni, Town Secretary Date Notice Removed
Pursuant to Section 551.071 of the Texas Government Code, the Town Council reserves the right to consult
in closed session with its attorney and to receive legal advice regarding any item listed on this agenda.
NOTICE
Pursuant to Town of Prosper Ordinance No. 13-63, all speakers other than Town of Prosper Staff are limited
to three (3) minutes per person, per item, which may be extended for an additional two (2) minutes with
approval of a majority vote of the Town Council.
NOTICE OF ASSISTANCE AT PUBLIC MEETINGS: The Prosper Town Council meetings are wheelchair
accessible. For special services or assistance, please contact the Town Secretary’s Office at (972) 569 -
1073 at least 48 hours prior to the meeting time.
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1. Call to Order / Roll Call
The meeting was called to order at 6:00 p.m.
Commissioners Present: Chair Brandon Daniel, Vice Chair Damon Jackson, Secretary Josh
Carson, John Hamilton, and Glen Blanscet.
Commissioners Absent: Sekou Harris
Staff Members Present: David Hoover, AICP (Director of Development Services), Suzanne
Porter, AICP (Planning Manager), Dakari Hill (Senior Planner), Jerron Hicks (Planner) and
Michelle Crowe (Senior Administrative Assistant)
2. Recitation of the Pledge of Allegiance.
3. CONSENT AGENDA
3a. Consider and act upon the minutes from the July 2, 2024, Planning & Zoning
Commission meeting.
3b. Consider and act upon a request for a Preliminary Site Plan for Medical
Office, Professional Office, Restaurant, and Retail Buildings on Mustang
Texas Realty Addition, Block A, Lots 1-3, on 12.7± acres, located on the
northeast corner of Coit Road and First Street. (DEVAPP-24-0049)
3c. Consider and act upon a request for a Conveyance Plat of Mustang Texas
Realty Addition, Block A, Lots 1-3, on 12.7± acres, located on the northeast
corner of Coit Road and First Street. (DEVAPP-24-0048)
3d. Consider and act upon a request for a Site Plan for a Community Center on
Children's Hunger Fund Prosper, Block A, Lot 1, on 10.4± acres, located on
the south side of First Street and 880± feet east of Legacy Drive. (DEVAPP-
24-0061)
3e. Consider and act upon a request for a Final Plat of Children’s Hunger Fund
Prosper, Block A, Lot 1, on 10.4± acres, located on the south side of First
Street and 880± feet east of Legacy Drive. (DEVAPP-24-0063)
3f. Consider and act upon a request for a Site Plan for a Middle School on
Prosper Middle School No. 2 Addition, Block 1, Lot 1R-1, on 35.7± acres,
located on the northeast corner of Coit Road and Richland Boulevard.
(DEVAPP-24-0088)
MINUTES
Prosper Planning & Zoning Commission
Regular Meeting
Prosper Town Hall
Council Chambers
250 W. First Street, Prosper, Texas
Tuesday, August 6, 2024, 6:00 p.m.
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3g. Consider and act upon a request for an Amending Plat of Prosper Middle
School No. 2 Addition, Block 1, Lot 1R-1, on 35.7± acres, located on the
northeast corner of Coit Road and Richland Boulevard. (DEVAPP-24-0091)
3h. Consider and act upon a request for a Site Plan for a Middle School on
Prosper High School & Middle School Addition, Block 1, Lot 1R-1, on 73.8±
acres, located on the southeast corner of Coleman Street and Eagle Lane.
(DEVAPP-24-0089)
3i. Consider and act upon a request for an Amending Plat of Prosper High
School & Middle School Addition, Block 1, Lot 1R-1, on 73.8± acres, located
on the southeast corner of Coleman Street and Eagle Lane. (DEVAPP-24-
0090)
3j. Consider and act upon a request for a Façade Plan for Retail Building on
Bryant’s First Addition, Block 6, Lots 18-21 & 22B, on 0.5± acre, located on
the northeast corner of Main Street and Second Street.
No items were pulled from the Consent Agenda for further review.
Commissioner Carson made a motion to approve Items 3a, 3b, 3c, 3d, 3e, 3f, 3g, 3h, 3i, and 3j.
The motion was seconded by Commissioner Hamilton. The motion was carried unanimously by
a vote of 5-0.
CITIZEN COMMENTS
Ron Patterson (Project Manager) expressed thanks for Staff’s time and the approval of the
Children’s Hunger Fund Prosper items that were on this agenda.
REGULAR AGENDA
4. Review actions taken by the Town Council and possibly direct Town Staff to
schedule topic(s) for discussion at a future meeting.
Mr. Hill informed the Commissioners of the past Town Council actions and upcoming cases for
Town Council and Planning & Zoning Commission action.
Commissioner Carson requested that Staff provide the multifamily ordinance amendment
proposal earlier than typical to have additional time for review.
Chairman Daniel requested clarification on the movement of dirt on Custer Road, south of the
creek.
Mr. Hill confirmed that the activity in this location was related to the Planning & Zoning
Commission approved project for Prosper Trails Funeral Home and Cemetery.
5. Adjourn.
The meeting was adjourned at 6:07 p.m.
_______________________________ _________________________________
Manuel Ramon, Planning Technician Josh Carson, Secretary
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To: Planning & Zoning Commission Item No. 4
From: Suzanne Porter, AICP, Planning Manager
Through: David Hoover, AICP, Director of Development Services
Re: Multifamily Zoning Ordinance Amendments
Meeting: August 20, 2024
Agenda Item:
Conduct a Public Hearing to consider an ordinance amending Article 2, Division 13 – Multifamily
District; Article 4, Division 4, Section 4.4.3 – Non-Residential and Multifamily Parking Provisions;
and Article 4, Division 8 - Non-Residential & Multifamily Design and Development of the Town of
Prosper Zoning Ordinance to modify Multifamily development standards. (ZONE-24-0019)
Background:
On November 7, 2023, the Planning & Zoning Commission held a public hearing to discuss
modifications to multifamily standards (Case No. ZONE-23-0024). The Commission voted
unanimously to recommend approval of the proposal.
Town Council considered the item on November 14, 2023, and tabled the case to December 12,
2023. At this December meeting, the Council again tabled the item to January 9, 2024. It was
then that the item was tabled indefinitely. At a subsequent workshop, the Council requested that
a revised version of the ordinance be brought forward for consideration.
The primary modifications to the proposed ordinance were:
1. Removal of a specific density requirement; and
2. The addition of a statement that for any Planned Development District approved by the
Town prior to the adoption of this Ordinance, and for which there is no number of
multifamily units stated therein, then the permitted number of multifamily units is the
number of multifamily units authorized by the Town’s Zoning Ordinance on the date of
adoption of said Planned Development District.
Description of Agenda Item:
The regulations for Multifamily development are addressed within the Town’s Zoning Ordinance.
The purpose of this amendment is to modify the regulations and standards for Multifamily
development to align with the Comprehensive Plans’ guiding principle of Quality Development,
PLANNING
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which is to maintain the community’s small-town feel by ensuring quality development occurs in
a cohesive manner, compatible with neighboring developments.
A summary of the modifications is as follows:
1. Limits Multifamily developments to the areas designated for this use in the Comprehensive
Plan and as identified on the Future Land Use Plan.
2. Requires that Multifamily development can only be approved within a Planned
Development.
3. Removes a density requirement, as this can be determined on a case-by-case basis.
4. Removes setbacks and lot area requirements, as these can be determined on a case-by-
case basis.
5. Requires compliance with the Dallas North Tollway Design Guidelines.
6. Increases the maximum height allowance from three stories and 50 feet to eight stories
and 110 feet.
7. Establishes a building configuration for Multifamily structures, requiring a wrap-around
configuration with a central garage surrounded by the residential units.
8. Creates a mixed-use opportunity by allowing the first floor of the building to be used for
residential or retail uses. A minimum fourteen feet ceiling height for the first floor will
accommodate retail uses.
9. Limits the height of the interior garage so that it will not exceed the height of the exterior
building, and all associated appurtenances, such as an elevator shaft or mechanical
equipment, shall be completely screened.
10. Modifies parking stall dimensions for structured parking garages from 18 feet by 8.5 feet
to 20 feet by 9 feet.
11. Modifies Multifamily parking standards to reflect the updated parking garage requirement
from individual unit parking garages.
12. Removes Multifamily design and development standards. These criteria will be
addressed in Planned Development standards.
Comprehensive Plan:
The Comprehensive Plan identifies Multifamily in the following Districts, which are identified on
the Future Land Use Plan:
High Density Residential - Apartments are to be a conditional primary use.
Dallas North Tollway District - Apartments are to be a conditional primary use.
Town Center District - Apartments are to be secondary in nature to a primary use.
Old Town District - Apartments are to be a conditional primary use.
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Future Land Use Plan Map:
In the Town Center District and Old Town District, there is zoning for Multifamily and construction
underway on apartments developments. High Density Residential is recommended for
development of higher density single family, townhomes, duplexes and senior housing, in addition
to apartments. The Dallas North Tollway District is identified for apartments as a primary use with
conditional standards. As such, Staff recommends that all future Multifamily zoning be limited to
the areas designated in the Comprehensive Plan, as identified on the Future Land Use Plan, and
within Planned Developments. This recommendation is in conformance with the following goals
from the Comprehensive Plan.
Goal 1. Provide a variety of desirable land uses that diversify the tax base and enable all
types of people to live, work, shop, eat, and relax in Prosper.
Objective 1.11: Utilize the Dallas North Tollway (DNT) District to accommodate all new
multi-family developments in a mixed-use setting with structured garage parking.
Goal 3. Protect the quality and integrity of Prosper’s neighborhoods.
Objective 3.1: Encourage the development of quality housing throughout Prosper that
meets the needs of a diversity of housing needs, taking into consideration, among other
things, data relating to age and income, for the full life-cycle of citizens to include, but
not limited to:
• Promote housing types and affordability for families with children, single parents
with children, young adults just leaving home, young professionals, empty-nesters,
retirees, and the elderly.
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• Promote an adequate supply of workforce housing throughout Prosper for those
who work in the service industry in Prosper.
• Promote neighborhood desirability, value, and reinvestment.
The following section is from the Comprehensive Plan and describes the Dallas North Tollway
District. Staff responses are included to indicate how the proposed amendments to the Zoning
Ordinance fulfill the directives and vision for this District.
Dallas North Tollway District
The Dallas North Tollway District will consist of the most intense land uses within Prosper. A
diverse mixture of office, retail, and residential will likely develop along the corridor. Mid-rise office
(up to 12 stories) may be permitted throughout the corridor. Office buildings should be designed
for a “campus feel”—they should be oriented towards common public space with significant
landscaping and should be linked by a pedestrian network. A common architectural theme should
also be established for a consistent visual appearance. Mixed-use development should be
encouraged and should contain a mixture of office, retail and residential uses. Mixed-use
lofts/apartments would be the most appropriate residential use within this District. Structured
parking should be encouraged in more intense areas to limit the presence and visibility of large
parking lots. Structured parking should be oriented to minimize visibility from the Tollway. The
Town may explore an overlay zoning district to better accommodate the preferred development
outcomes in the Dallas North Tollway District.
Multi-family development must be well-planned and accounted for within Town limits. With more
multi-family development requests, locations and standards for such development must be
carefully considered to meet the Town’s expectations.
Proposed Amendments:
Limit Multifamily developments to the areas designated in the Comprehensive Plan, as
identified on the Future Land Use Plan.
Multifamily development can only be approved within a Planned Development.
While North Texas multi-family development has historically been associated with sprawling,
garden-style apartments from the 20th century, multi-family developments have greatly improved
since the start of the 21st century. For instance, many multi-family developers are not constructing
garden-style apartment complexes, but modern, higher density, multi-family developments that
are attractive to young professionals and empty nesters.
Proposed Amendments:
Multifamily structures will have a wrap-around configuration with a central garage
surrounded by the residential units.
The height of the garage shall not exceed the height of the exterior building and all
associated appurtenances, such as an elevator shaft or mechanical equipment, shall be
completely screened.
Modification of parking stall dimensions for structured parking garages from 18 feet by 8.5
feet to 20 feet by 9 feet.
Modification of Multifamily parking standards to reflect the updated parking garage
requirement from individual unit parking garages.
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These developments are typically of a high-quality appearance and provide luxury amenities like
dog parks and pet cleaning stations, saltwater pools, structured or covered parking, saunas, and
innovative clubhouses.
Proposed Amendments:
Multifamily development can only be approved within a Planned Development, and
amenity standards can be determined with the zoning criteria for the development.
Compliance with the Dallas North Tollway Deign Guidelines.
Additionally, some multi-family developments incorporate other uses on the ground floor like office
spaces, retail shops, and restaurants to create a vibrant, inclusive, and cohesive development.
Proposed Amendment:
The first floor of the building may be used for residential or retail uses. A minimum
fourteen-foot ceiling height for the first floor will accommodate retail uses.
In Prosper’s instance, multi-family development should occur at strategic locations and have strict
development standards and offer a high level of amenities to residents. This will create attractive
multi-family developments that serve a critical housing need for a rapidly growing community like
Prosper.
Any new multi-family development product should:
1) Meet the Town’s vision of providing housing excellence,
2) Provide quality-of-life amenities to foster the development and the Town as a desirable and
unique community,
3) Be compatible with neighboring developments,
4) Be at a high density (more than 40 dwelling units per acre), and
5) Be located in the DNT District.
The community prefers to see modern apartments with some retail services located in the DNT
District. The Town should consider increasing density requirements to at least a minimum of 40
dwelling units per acre to achieve such an apartment style.
Proposed Amendments:
Density will be determined in the Planned Development standards.
Removes setbacks and lot area requirements, as these can be determined on a case-by-
case basis within the Planned Development standards.
Increases the maximum height allowance from three stories and 50 feet to eight stories
and 110 feet.
Amenities, structured parking, range of unit densities, types, and size, integration into the street
and trails network, public art and industry leading building designs and materials should guide the
Town’s preferences for multi-family development.
Proposed Amendment:
Removes Multifamily design and development standards. These criteria will be addressed
in Planned Development standards.
In Prosper’s instance, multi-family may be preferable near intersections in the Dallas North
Tollway District. Additionally, multi-family development may be suitable in other locations behind
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commercial nodes where a transition from commercial to single-family residential development
may be necessary.
Proposed Amendments:
Limit Multifamily developments to areas designated in the Comprehensive Plan, as
identified on the Future Land Use Plan.
Multifamily development can only be approved within a Planned Development.
Staff finds that the proposed amendments uphold the Town’s Comprehensive Plan.
Legal Obligations and Review:
Notification was provided as required by the Zoning Ordinance and State law. Staff has not
received any response to the proposed zoning text amendment to date.
Attached Documents:
1. Redlined Ordinance
2. Final Version of the Ordinance
Town Staff Recommendation:
Town Staff recommends approval of the amendments to the Multifamily development standards
within the Town of Prosper Zoning Ordinance.
Town Council Public Hearing:
A Public Hearing for this item is scheduled for the Town Council at their Regular meeting on August
27, 2024.
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Attachment No. 1
A red lined version of the current Zoning Ordinance sections that are proposed to be amended
with additions shown in blue and underlined, and the deleted sections shown in red with strike
through.
ARTICLE 2. ZONING DISTRICTS
* * *
DIVISION 13. MULTIFAMILY DISTRICT
§ 2.13.1 General purpose and description.
Multifamily Districts shall be limited to the areas designated in the Comprehensive Plan,
as identified on the Future Land Use Plan, and must be in a Planned Development District. The
Multifamily District will provide for development of high density attached residential dwelling units,
not to exceed 15 units per acre. The standards in this district are intended to promote stable,
quality multiple occupancy residential development at high densities. The principal permitted land
uses will include apartment complexes and townhomes. Other uses, such as religious and
educational facilities, parks, and open spaces will be provided for to maintain a balanced, orderly,
convenient, and attractive residential area. This zoning district should be located adjacent to a
major thoroughfare and is appropriate in areas designated as high density residential on the
Future Land Use Plan. Limited amounts of this district may also be appropriate in areas
designated as Tollway Corridor or U.S. 380 Adjacency Corridor on the Future Land Use Plan .
Development shall comply with the Dallas North Tollway Design Guidelines, as it exists or may
be amended.
§ 2.13.2 Regulations.
A. Maximum Permitted Density: 15 units per acre. The density shall be determined at the time
of development.
B. Size of Yards: The size of Front, Side, and Rear Yards shall be determined at the time of
development.
1. Minimum Front Yard — 50 feet for one or two story structures.
— One hundred fifty feet for three story structures.
2. Minimum Side Yard — 50 feet for one or two story structures adjacent to property that is
either zoned or designated on the Future Land Use Plan for single family or two family
uses.
— One hundred fifty feet for three story structures adjacent to property that is either
zoned or designated on the Future Land Use Plan for single family or two family
uses.
— Thirty feet for one or two story structures adjacent to property that is either zoned
or designated on the Future Land Use Plan for multifamily or nonresidential uses.
— One hundred feet for one or two story structures adjacent to property that is either
zoned or designated on the Future Land Use Plan for multifamily or
nonresidential uses.
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— Multiple structures constructed on the same lot shall maintain a minimum separation
of 30 feet.
3. Minimum Rear Yard — Same as Minimum Side Yard requirements above.
C. Size of Lots: The size of lots shall be determined at the time of development.
1. Minimum Lot Area — One acre.
2. Minimum Lot Width — 100 feet.
3. Minimum Lot Depth — 150 feet.
D. Minimum Dwelling Area:
1. One or two bedroom — 850 square feet.
2. Additional bedrooms — 150 square feet per additional bedroom.
E. Maximum Height: Three Eight stories, no greater than 50 110 feet.
F. Lot Coverage: 45 percent.
G. Minimum Usable Open Space: 30 percent.
H. Building Configuration: Multifamily structures shall have a wrap-around configuration that
consists of central garage surrounded by the residential units on the exterior of the building.
I. First Floor: The ceiling height of the first floor shall be a minimum fourteen feet (14’) in height.
The first floor of the building may be used for residential or retail uses that are specified in the
Planned Development ordinance.
J. Garage Height: The height of the garage shall not exceed the height of the exterior building
and all associated appurtenances, such as an elevator shaft or mechanical equipment, shall
be completely screened.
K. Previously Approved Planned Development Districts: For any Planned Development
District approved by the Town prior to the adoption of this Ordinance, and for which there is
no number of multifamily units stated therein, then the permitted number of multifamily units
is the number of multifamily units authorized by the Town’s Zoning Ordinance on the date of
adoption of said Planned Development District.
§ 2.13.3 Permitted uses.
Permitted uses shall be in accordance with the "Schedule of Uses" as outlined in § 3.1.3 of
Article 3.
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ARTICLE 4. DEVELOPMENT REQUIREMENTS
* * *
DIVISION 4. PARKING, CIRCULATION, AND ACCESS
* * *
§ 4.4.3 Non-Residential and Multifamily Parking Provisions.
* * *
E. Each head-in parking space shall be a minimum of nine feet wide and 20 feet long, exclusive
of driveways and maneuvering aisles, and shall be of usable shape and condition (see
Chapter 5, Section 2.3, Illustrations A -G). Where it is possible for a vehic le to overhang the
front of a parking space above a paved, stoned, mulched, or grassed area other than a
sidewalk, street right-of-way, or adjacent property, the depth of the standard space may be
reduced to 18 feet. No parking space shall overhang require d landscape areas. Parallel
parking spaces must be a minimum of eight feet wide and 22 feet long. Parking spaces
within non-residential and multifamily structured parking garages shall be a minimum of
eight and one-half nine feet wide and 18 20 feet long.
* * *
U. Multifamily parking shall be in a structured garage that is wrapped by the residential units,
as described in Chapter 2, Section 13.2.H. Any surface parking associated with a
Multifamily development for leasing area, guest parking, retail uses, etc. Multifamily parking
is only allowed between the building and a public street when located at or beyond the
required landscape setback and screened with a headlight screen of earthen berms and/or
a row of shrubs. Buildings with enclosed garages, when adjacent to a public street, must
face garage doors internally to the development. Garage doors may not face a public street.
No detached garages may be located between residential buildings and a public street.
Enclosed garage parking spaces shall be a minimum of ten by 20 feet.
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ARTICLE 4. DEVELOPMENT REQUIREMENTS
* * *
DIVISION 8. NON-RESIDENTIAL & MULTIFAMILY DESIGN AND DEVELOPMENT
SUBDIVISION 1. APPLICABILITY
§ 4.8.1 Applicability.
The regulations provided in Sections 4.8.2—4.8.6 shall apply to all office, retail, restaurant,
service, automobile, and commercial uses. The regulations provided in Sections 4.8.7—4.8.10
4.8.3 shall apply to all industrial, wholesale, and institutional uses. Where the regulations of this
section conflict with other sections of this ordinance, the regulations of this section shall apply.
The intent of these provisions is to promote high-quality architecture that relates to the street,
scale of development, and surrounding land uses by utilizing three properties of good design:
massing, use of materials, and attention to detail.
* * *
§ 4.8.4. Multifamily development standards.
A. All exterior facades for a main building or structure, excluding glass windows and doors, in
the MF District shall be constructed of 100 percent masonry as defined in Chapter 3, Section
2. The use of stucco and EIFS are only permitted as secondary or accent materials.
1. The Town Council, after recommendation by the Planning and Zoning Commission, may
grant an exception to the foregoing exterior façade and design requirements, based upon
consideration of the criteria listed in subpart 2, below.
2. In considering an exception to the exterior façade requirements, the Planning and Zoning
Commission and Town Council may consider whether a proposed alternate material:
a. Is a unique architectural expression;
b. Includes unique building styles and materials;
c. Is consistent with high quality development;
d. Is or would be visually harmonious with existing or proposed nearby buildings;
e. Has obvious merit based upon the quality and durability of the materials; and
f. Represents an exterior building material that is in keeping with the intent of this chapter
to balance the abovementioned objectives.
3. Any exterior façade exception shall be considered in conjunction with a preliminary site
plan or site plan application.
B. The Town Council may approve materials which are equivalent to, or exceed, the standards
set forth in herein.
C. Structure Separation. Multifamily structures on the same parcel shall have the following
minimum distance between structures:
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1. From main structure to main structure with walls that have openings for doors or windows
on facades facing each other.
a. Face to Face: 50 feet
b. Face to End: 30 feet
c. Corner to Face or End: 30 feet
d. End to End: 30 feet
2. From main structure to main structure with walls that do not have openings, the minimum
distance between structures is 20 feet for one- and two-story buildings and 30 feet for
three-story buildings.
3. From main structure to accessory buildings or pools, the minimum distance between
structures is 20 feet.
4. From main structure to free standing garage building, the minimum distance between
structures is 30 feet.
D. All multifamily buildings shall be designed to incorporate a form of architectural articulation
every 30 feet, both horizontally along each wall's length and vertically along each wall's height.
Acceptable articulation may include the following:
• Canopies, awnings, or porticos;
• Recesses/projections;
• Arcades;
• Arches;
• Architectural details (such as tile work and moldings) integrated into the building facade;
• Articulated ground floor levels or base;
• Articulated cornice line;
• Integrated planters or wing walls that incorporate landscape and sitting areas;
• Offsets, reveals or projecting rib used to express architectural or structural bays;
• Accent materials (minimum 15 percent of exterior facade);
• Varied roof heights;
• Or other architectural features approved by the Director of Development Services or
his/her designee.
E. All buildings shall be designed to incorporate a form of window articulation. Acceptable
articulation may include the following:
• Detailed/patterned mullions
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• Glass depth from wall minimum eight inches
• Projected awnings/sunshades
• Water table in lieu of floor to ceiling glass
• Articulated lintel (i.e. soldier course in brick or material change EIFS or cast stone with
minimum one-half inch projection)
• Articulated sill (i.e. soldier course in brick or material change EIFS or cast stone with
minimum one-half inch projection)
• Cast stone surrounds on entire window
F. All buildings constructed primarily of brick shall incorporate a form of brick patterning
(excluding typical traditional brick patterning, i.e. Running Bond). Acceptable patterning may
include those represented below, or similar subject to approval by the Director of Development
Services:
G. All multifamily buildings shall incorporate a pitched, gabled, mansard, hipped, or otherwise
sloped roof. All sloped roofs shall have a three in 12 inch minimum slope. Wood shingles are
prohibited.
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Attachment No. 2
A final version of the proposed text amendments.
ARTICLE 2. ZONING DISTRICTS
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DIVISION 13. MULTIFAMILY DISTRICT
§ 2.13.1 General purpose and description.
Multifamily Districts shall be limited to the areas designated in the Comprehensive Plan, as
identified on the Future Land Use Plan, and must be in a Planned Development District. The
Multifamily District will provide for development of high density attached residential dwelling units.
The standards in this district are intended to promote stable, quality multiple occupancy residential
development at high densities. The principal permitted land uses will include apartment
complexes. Development shall comply with the Dallas North Tollway Design Guidelines, as it
exists or may be amended.
§ 2.13.2 Regulations.
A. Density: The density shall be determined at the time of development.
B. Size of Yards: The size of Front, Side, and Rear Yards shall be determined at the time of
development.
C. Size of Lots: The size of lots shall be determined at the time of development.
D. Minimum Dwelling Area:
1. One or two bedroom — 850 square feet.
2. Additional bedrooms — 150 square feet per additional bedroom.
E. Maximum Height: Eight stories, no greater than 110 feet.
F. Lot Coverage: 45 percent.
G. Minimum Usable Open Space: 30 percent.
H. Building Configuration: Multifamily structures shall have a wrap-around configuration that
consists of central garage surrounded by the residential units on the exterior of the building.
I. First Floor: The ceiling height of the first floor shall be a minimum fourteen feet (14’) in height.
The first floor of the building may be used for residential use or retail uses that are specified
in the Planned Development ordinance.
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J. Garage Height: The height of the garage shall not exceed the height of the exterior building
and all associated appurtenances, such as an elevator shaft or mechanical equipment, shall
be completely screened.
K. Previously Approved Planned Development Districts: For any Planned Development
District approved by the Town prior to the adoption of this Ordinance, and for which there is
no number of multifamily units stated therein, then the permitted number of multifamily units
is the number of multifamily units authorized by the Town’s Zoning Ordinance on the date of
adoption of said Planned Development District.
§ 2.13.3 Permitted uses.
Permitted uses shall be in accordance with the "Schedule of Uses" as outlined in § 3.1.3 of Article
3.
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ARTICLE 4. DEVELOPMENT REQUIREMENTS
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DIVISION 4. PARKING, CIRCULATION, AND ACCESS
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§ 4.4.3 Non-Residential and Multifamily Parking Provisions.
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E. Each head-in parking space shall be a minimum of nine feet wide and 20 feet long,
exclusive of driveways and maneuvering aisles, and shall be of usable shape and
condition (see Article 5, Section 5.2.3, Illustrations A-G). Where it is possible for a vehicle
to overhang the front of a parking space above a paved, stoned, mulched, or grassed area
other than a sidewalk, street right-of-way, or adjacent property, the depth of the standard
space may be reduced to 18 feet. No parking space shall overhang required landscape
areas. Parallel parking spaces must be a minimum of eight feet wide and 22 feet long.
Parking spaces within non-residential and multifamily structured parking garages shall be
a minimum of nine feet wide and 20 feet long.
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U. Multifamily parking shall be in a structured garage that is wrapped by the residential units,
as described in Article 2, Section 2.13.2.H. Any surface parking associated with a
Multifamily development for leasing area, guest parking, retail uses, etc. is only allowed
between the building and a public street when located at or beyond the required landscape
setback and screened with a headlight screen of earthen berms and/or a row of shrubs.
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ARTICLE 4. DEVELOPMENT REQUIREMENTS
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DIVISION 8. NON-RESIDENTIAL & MULTIFAMILY DESIGN AND DEVELOPMENT
SUBDIVISION 1. APPLICABILITY
§ 4.8.1 Applicability.
The regulations provided in Section 4.8.2 shall apply to all office, retail, restaurant, service,
automobile, and commercial uses. The regulations provided in Section 4.8.3 shall apply to all
industrial, wholesale, and institutional uses. Where the regulations of this section conflict with
other sections of this ordinance, the regulations of this section shall apply.
The intent of these provisions is to promote high -quality architecture that relates to the
street, scale of development, and surrounding land uses by utilizing three properties of
good design: massing, use of materials, and attention to detail.
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