01/19/2010-CC-Agenda Packet-Work SessionAGENDA
CITY COUNCIL
WORK SESSION 6:00 P.M.
TUESDAY, JANUARY 19, 2010
502 ELM STREET
1. Call Meeting to Order.
2. Review and Discussion of Proposed Amendments to Zoning Ordinance, Section "B-3"
Central Business District, Increasing the Maximum Lot Coverage, Reducing the Minimum Parking
Required, Applying Architectural Standards, and Requiring Architectural Review.
3. Overview of Items on Regular Agenda.
4. Adjournment.
I, the undersigned authority, do hereby certify that this Notice of Meeting was posted on the
bulletin board, at the City Hall of the City of Sanger, Texas, a place convenient and readily
accessible to the general public at all tin, "4 4nd xsg;o d Notice was posted on the following date and
time: Ja rwa,% vj I q . r>1 1 i. , l 0 -kV 4/IA( +D a.m. and shall remain posted until
goog
meeting is adjourned.
Tami Taber Ci} ' Secreta7• '/
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City of Sanger, Texas %,
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This notice was removed from the official biilletintbeard on
by
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CITY OF SANGER
COUNCIL AGENDA ITEM
AGENDA TYPE ❑ Regular ❑ Special ❑ Consent Reviewed by Finance
❑ Yes
®Not Applicable
® Workshop ❑ Executive ❑ Public Hearing Reviewed by Legal
❑ Yes
Not Applicable
Council Meeting Date: Submitted By:
January 19, 2010 Joseph D. Iliff, AICP
City Manager Reviewed/Approval Initials - Date `- S - P
ACTION REQUESTED: ❑ORDINANCE ❑ RESOLUTION # ❑ APPROVAL
❑ CHANGE ORDER ❑ AGREEMENT ❑ APPROVAL OF BID ❑ AWARD OF CONTRACT
❑ CONSENSUS ® OTHER Discussion and input
AGENDA CAPTION
Discuss proposed amendments to Zoning Ordinance, Section 24 "13-3" Central Business District,
increasing the maximum lot coverage, reducing the minimum parking required, applying architectural
standards, and requiring architectural review
FINANCIAL SUMMARY
®N/A ❑GRANT FUNDS ❑OPERATING EXPENSE ❑REVENUE ❑CI P []BUDGETED [:]NON -BUDGETED
BACKGROUND/SUMMARY OF ITEM
The Historic Preservation Commission (HPC) has worked with City Staff for several months to draft
potential amendments to the 13-3 Central Business District of the Zoning Ordinance. The HPC and
Planning & Zoning Commission (P&Z) have both held public hearings and made recommendations to
City Council. The Commissions have recommended making changes to the following requirements:
LOT COVERAGE: The B-3 District limits the portion of a property that can be built upon to a
maximum of 60%. Increasing the maximum lot coverage to 100% of the lot will better reflect the
existing conditions, permit new development to match the existing conditions, and help make
downtown's built environment distinct from other areas of the city. HPC and P&Z both recommended
this change.
ARCHITECTURAL STANDARDS: The 2007 Comprehensive Land Use Plan sets the goal of
"establishing basic regulations that preserved and encourage the rural heritage of the city". It sets the
focus of the historic emphasis of the city as the commercial downtown. The B-3 District does not
include any architectural standards that require the preservation of the existing architectural details the
Plan identifies. The B-3 District can be amended to include the requirement that construction work
should preserve, enhance, and replicate the heritage elements that make downtown a unique place in
Sanger. HPC and P&Z both recommended this change.
ARCHITECTURAL REVIEW: With architectural standards, the district must describe a process for
construction plans and building permit applications to be reviewed for conformance with those
standards. Proposed is a two -tiered review procedure, requiring a simpler review for a minor project
and a more robust review of a major project. For minor projects with a limited scope (not having a
significant impact) and/or designed in conformance with the standards, the Director of Development
Services can approve the plans and issue a building permit. For major projects, the approval of the
Historic Preservation Commission would be required. The Commission would review the proposed
design for conformance with the architectural standards, with the ability to approve by majority vote.
Denials could be appealed to the City Council. HPC and P&Z both recommended this change.
PARKING REQUIREMENTS: The B-3 District requires each property to provide the same off-street
parking and loading spaces required in the remainder of the city. For example, a retail business would
be required to provide 1 off-street parking space per 200 square feet of floor area, and a restaurant
would be required to provide 1 per every 3 seats.
On -street parking is already available in part of the district. Many properties would not be able to
construct both a building of significant size and a parking lot. Cities commonly exempt uses downtown
from requirements for off-street parking, or require fewer spaces compared to the remainder of the city.
Many cities provide on -street and/or off-street parking for public use. One of the elements that makes
downtown visually different from other commercial areas of the city is the unique relationship of
parking spaces to buildings.
HPC found that the existing on -street and off-street parking spaces provided significant capacity and
Future voluntary construction of more would accommodate future growth. HPC recommended not
requiring uses to provide off-street parking spaces. The B-3 District could exempt uses from providing
off-street parking spaces.
P&Z was concerned about the supply of available parking spaces not growing fast enough to keep up
with demand as downtown grows, potentially creating undesirable conditions. P&Z recommended
requiring fewer off-street parking spaces than other zoning districts require. This is possible by not
counting the first X number required by the Zoning Ordinance. For example, if X was 10, a new 40-
seat restaurant would be required to provide 13 spaces everywhere else in the city, but only 3 in the B-3
District. A use requiring X or fewer spaces would elsewhere would not be required to provide any if
located in the B-3 District.
STAFF OPTIONS &RECOMMENDATION
Staff is requesting direction on what changes City Council would like to make to the 13-3 District's land
use regulations. Of particular importance to Staff is receiving direction concerning the proposed
changes to the minimum parking requirements. With direction from Council, Staff can prepare the
amendments as an ordinance that Council can act upon at the February 1st City Council meeting.
A public hearing is scheduled for the meeting of January 19th. Staff is recommending Council conduct
the public hearing as noticed. Council can close the public hearing once all parties have been given a
chance to speak, and table the item until the February lst meeting for further discussion and action.
List of Supporting Documents/Exhibits Attached: Prior Action/Review by Council, Boards, Commissions or Other
• Section 24 "B-3" Central Business District Agencies:
• Draft of Amended Section 24 "B-3" Central The Historic Preservation Commission held a public
Business District hearing on November 17, 2009 and recommended to
Bus
• BusElements identified in increase the maximum lot coverage to 100%, to not
Heritagerequire uses to provide off-street parking, to apply
Comprehensive Land Use Plan (Chapter 8: architectural standards, and use the architectural review
Pages 74-77) process as drafted. The Planning & Zoning Commission
• Staff Report to the P&Z held a public hearing on January 11, 2010 and
recommended to increase the maximum lot coverage to
100%, to require uses to provide fewer off-street parking
spaces than other districts, to apply architectural
standards, and to use the architectural review process as
drafted. P&Z had one dissenting vote for increasing lot
coverage and one dissenting vote for applying
architectural standards. HPC and P&Z were otherwise
unanimous in their recommendations.
City of Sanger
SECTION 24
"B-3" CENTRAL BUSINESS DISTRICT
General Purpose and Description: The "B-3" district is intended to provide a zoning category to meet
the special needs and interests of the historically central commercial area of the community. A variety of
commercial uses are permitted although all permitted activities are conducted within a building or
structure.
24.1 Use Regulations: A building or premise shall be used only for the following purposes:
1. Uses permitted in the B-1 district.
2. Single family residential attached and multi -family dwellings.
3. Other uses as listed in Section 30 of this ordinance.
24.2 Height Regulations: No building shall exceed thirty-five (35) feet in height, except cooling towers,
vent stacks or mechanical equipment rooms may project not more than twelve (12) feet beyond
maximum building height.
24.3 Area Regulations:
1. Size of Yard:
a. Front Yard: None required.
b. Side Yard: None required, except where a B-3 district abuts a residential district in which case a
minimum side yard of ten (10) feet shall be provided. The side yard setback from a side street shall be
fifteen (15) feet.
c. Rear Yard: None required, except where a B-3 district abuts a residential district (whether
separated by an alley or not) in which case a minimum back yard often (10) feet shall be provided.
2. Size of Lot:
a. Minimum Lot Size: None.
b. Minimum Lot Width: None.
c. Minimum Lot Death: None.
3. Lot Coverage: The maximum lot coverage by buildings shall be sixty (60) percent of the lot area.
24.4 Parking Requirements: Off-street parking and loading shall be provided as set forth in Section
32.
Zoning Ordinance
PROPOSED AMENDMENTS TO SECTION 24 "B-3" CENTRAL BUSINESS DISTRICT
Additions are printed in italics. Deletions are printed in strike l,,.,,,,g
b
General Purpose and Description: The "B-3" district is intended to provide a zoning category to
meet the special needs and interests of the historically central commercial area of the
community. A variety of commercial uses are permitted although all permitted activities are
conducted within a building or structure.
24.1 Use Regulations: A building or premise shall be used only for the
1. Uses permitted in then-1 district.
2. Single family residential attached and multi -family dwellings.
3. Other uses as listed in Section 30 of this ordinance.
24.2 Height Regulations: No building shall exceed thirty-five (35) feet in heigY
towers, vent stacks or mechanical equipment rooms may project not more than
beyond maximum building height.
24.3 Area Regulations:
1. Size of Yard:
a. Front Yard: None
b. Side Yard: None requ
district in which case a minis
side yard setback from a side
c. Rear Yard: None required, exc
district (whether separated by an alle3
of ten (10) feet shall be provided.
2. Size of Lot:
a. Minimum Lot Size: None.
b. Minimum Lot Width: None,
purposes:
except cooling
relve (12) feet
ept,where a B-3 district abuts a residential
yard of ten (10) feet shall be provided. The
all be fifteen (15) feet.
ept where a B-3 district abuts a residential
or not) in which case a minimum back yard
c. Minimum Lot lath Depth: None.
3. Lot Coverage:! The maximum lot coverage by buildings shall be s;�x�3�-{� one
hundred (100),percent of the lot area.
24.4 Parking Requirements:
cow Off-streetparking and loading spaces are not required to be provided for uses
established within the B-3 Central Business District.
r�2:esarssr�ss
- -
-
24. S Architectural Standards: The exterior design of buildings within the district shall feature
the architect2rral elements identified within the Chapter 8 Heritage Preservation of the 2007
Comprehensive Land Use Plan. Existing exterior details shall be preserved whenever possible.
New structures shall replicate the style, scale, placement, awnings, and canopies of existing
buildings within the same block whenever possible.
Page 1 of 2
24.6 Architectural Review: Applications for a building permit or other required permit for
construction work within the district must be reviewed and approved for compliance with the
Architectural Standards prior to issuance. A minor project is an alteration that does not remove
or conceal the heritage elements. A major project is one that removes or conceals heritage
elements, one that adds contrasting elements, and/or a new structure greater than 200 square
feet.
The design of minor projects can be app�°oved by the Director of Development Services. Designs
which can not be approved by the Director must be forwarded to the Historic Preservation
Commission for consideration. The Director can forward a proposed design to the Historic
Preservation Commission for any reason.
Major projects must be reviewed by the Historic Preservation Commission, and approvedprior
to issuance of a building permit. The Commission shall also review mine
the Director of Development Services. The Commission can make a find
Architectural Standards and approve the design for issuance of a permit.
design for lack of conformance with the Architectural Standards may be
applicant to the City Council.
ects forwarded by
'
conformance with
al of a proposed
Page 2 of 2
Heritage Element - Commercial Styles
The structural styles found in the Sanger downtown are generally of three styles, as
defined by the National Trust for Historic Preservation, as defined in The Buildings
of Main Street - A Guide to American Commercial Architecture. Future construction
and reconstruction should be consistent with the design characteristics contained
there in. Most of the structures are comprised of a One -Part Commercial Block,
Enframed Window Wall, or Two -Part Commercial Block style. The scale of future
construction should be consistent with these styles.
The One -Part Commercial Block style is simple box construction that has a
decorative fagade and definite urban characteristics. It is a common style that is
prevalent in small towns across Texas.
Most of these structures were
constructed in the late 19th century and
early 20th century. A sizable wall area
often exists between the windows and
the cornice for the purpose of providing
for advertisements and to make the
structure appear to be larger than it
actually is.
Co ,ITT ,e1"GliLntc�Cial
, t CO
In comparison the Enframed Window Wall style was a product of the early 20cn
century, with its popularity extending into the 1940s. Although, the units located in
the above photograph all have period awnings, the enframed window structures
often did not have an awning at all. These structures accented the advertising
nature of the contents within the window by framing large expanses of glass with
little or no wall structure between them.
The Two -Part Commercial Block style
was the most common style of
commercial structure that was used for
small and modest -sized structures.
These structures were generally limited
to two to four stories in height. There
are only two story structures located in
Sanger. This style was prevalent within
the time period of 1850 to 1950. The
two parts reflect the different uses of the
CITY OF BANGER
COMPREHENSIVE LAND USE PLAN
Page 74 � n n �
Heritage Preservation
structures on the different floors. The first floors were generally retail and service
commercial uses. The upper story was utilized for uses that were more private and
less intense than the first floor. The uses on the second floor could consist of office
space, hotel rooms, meeting rooms, and even residential spaces.
Heritage Elements Scale and Placement
When we consider scale and placement for structures in the Sanger downtown area
it is important that we realize that a reasonable rule of thumb is to maintain the
consistency of the existing structures. Currently, the majority of structures are
single story. All of the two story structures are of a Two -Part Commercial Block
style. Therefore any future structure should be of a similar style. However, even
then, it would be uncharacteristic to construct any two story mid -block. Most of the
Two -Part Commercial Block structures are located on the corners. All future
construction should be of either the One -Part Commercial Block, Enframed Window
Wall, or Two -Part Commercial Block. An illustration pertaining to the relationship
of sizes of structures placed in infill sites is provided as follows.
RL
!t,i�+''
,hr
N0
NO
N0
Scale
and placement of sturctures
in infill sites must
be consistent
with the
style and
scale of the
existing
streetscape
ilu
r3 }��'-¢I I*,
-I�"'F
:
\
T
1 1
i
i %-'
r.: ...___._
..
_ .. _ _ 1 ___
.
YES
YES
YES
Heritage Element -Original Structure Design
In order to maintain the Heritage of the Sanger downtown, it is important that the
original style of construction be maintained. As identified earlier, the three basic
styles of One -Part Commercial Block, Enframed Window, and Two -Part Commercial
CITY OF SANGER
Page 75
COMPREHENSIVE LAND USE PLAN
Heritage Preservation
Block should be applied for any
new construction located within
the designated heritage overlay
area. In addition, any
reconstruction
should also
or remodeling
encourage the
removal of modern storefront
modifications. Many communities
have had business owners apply
false facades to the original
S
Reconstruction and Renovation should not include
modernization of strucutre by covering original facade
buiidirigs. This often consists of aiuriiiriurii siding or construction of inarisard type
construction on the original commercial facility. Remodeling and reconstruction
s11ould 11Vt e11CVUrage the S.L/ lUU%tLVII U1 JUCh faCQueJ allu Jl1VlAlu enCVurQge the
removal of any existing modernization of the original structure.
tderitage Eleaneni; Awnings and Can®pies. Awnings and canopies have always
added both a design feature as well as a functional element to the front of
commercial buildings. Whereas the `bubble' style of awnings is functional and
appropriate at some locations, they are not appropriate for the Heritage area.
Awnings and canopies that are historically significant are `rolled' awnings or `flat'
y canopies. Awnings and canopies should
be made of canvas or metal, which are
characteristic of historic commercial
buildings. In additioll, the placement of
awnings should relate to each individual
- VV 111uV VV a11U 11Vt. eAteiLd CV 11t.UALIVUJly
across the face of the building
incorpnrnting all tha Windows Unr,^lar nnn
awning.
Heritage Element -Signs
accurate and should not
It is apparent that the signs located in the Heritage District should be such that they
do not detract from the historical character of the area. Regulations should be
adopted that reflect the appropriate signage that is permissible within the district.
There are some rule of thumb parameters that should be considered, and may be
incorporated into regulation at a later date.
CITY OF BANGER
%.fiMPRF:FIF' nT�iJ H'. i .n ni t 1 T 7�F. ri nN
Page 76 n n �
H P.ritAtrP. PrP.CP.rVAT1nr1
This is a two-part eonl-
ntercial block, structure that
has the appropriate scale
sil;nalre, but notice the
atVlling is conlilmotls adher
than individual./or each
r+indnx; which is preferred
Ulrc-luu•r concrnercicrl block i'i
structure xath signs proper-
nai to the scale and charoc-
ler g0he struclar•e
Avoid clutter and limit the number and size of the signs. Where this has already
occurred, future permits and development of the property will correct over time.
Signage should be integrated into the design of the building where at all possible.
�tlrhorrgh the structure urge luny a limited c+mount gf•sigrx{fie ou the erter•ior
o(thestrur8ue, ntulliplesi;ns with oral/il>le.ch-ler pr•m�irlerl iu the n•inrlmrs
nqr also cause the perreption of •c lufferc
Clutter• utAen to the rrlrc-ore iy
crrn sn disozrct freer the
srracture to 101re11' rename
the acsthelic character Qj
the historicat structure
Smaller signs are encouraged that are pedestrian in scale. These are signs that are
not required to be of a size that they can be read from a moving vehicle. These signs
include projecting signs over the walkway, awning signs, and sandwich boards. The
signs should be limited to generally one to business on structures that have multiple
businesses. Prohibited signs include roof -mounted signs, off -premise signs, flashing
light signs, or neon signs. It is preferred that the lighting of signs not be backlit.
Heritage Preservation Plan
Efforts with the City of Sanger have determined that the desire of the City is to
maintain the visual impact of the City's early heritage. Although adherence to
historic preservation principles will be encouraged, the design criteria for the
Heritage area will use historical architectural guidelines to protect the appearance
CITY OF BANGER
Page 77
COMPREHENSIVE LAND USE PLAN
Heritage Preservation
PLANNING ZONING COMMISSION
*TEXAS
STAFF REPORT
Meeting Date:
January 11, 2010
Prepared by:
Joseph D. Iliff, AICP
Conduct a public hearing, consider, and possibly act on proposed
amendments to the Zoning Ordinance, Section 24 `13-3" Central
Subject:
Business District, increasing the maximum lot coverage, reducing the
minimum parking required, applying architectural standards, and
requiring architectural review
BACKGROUND
The Historic Preservation Commission (HPC) has proposed several amendments to the B-3
Central Business District. The 13-3 District includes 19 city blocks in the historic core of Sanger,
with a mix of commercial, residential, and public services uses in operation. The HPC
conducted a public hearing on November 17, 2009 to hear comments on the following proposed
amendments. The HPC's recommendation is described at the end of this report.
PROPOSED AMENDMENTS:
LOT COVERAGE: The B-3 Central Business District limits the portion of a property that can
be built upon to a maximum of 60%. (24.3 Area Regulations 3. Lot Coverage: The maximum
lot coverage by buildings shall be sixty (60) percent of the lot area.) However, many properties
downtown have one or more buildings on a larger portion of their area, as seen on the aerial
photo to the left. Some are almost entirely covered by structures.
This is a common characteristic of historic commercial areas, one that makes them distinct from
suburban-styI IN
I IN
le commercial corridors.
NNI- Ni-NN 11 IN II BOLN eRST Sanger's B-2 Business District, found
_' IN
,^ I mostly along the Interstate 35 and FM
t
455 corridors, sets a maximum lot
I IN h coverage of 50%.
Increasing the maximum lot coverage
IN
�, permitted under the Zoning Ordinance
IN I
tN IN
"AN'to 100% of the lot will better reflect the
I NI
existing conditions, permit new
r development to match the existing
_= tiA} R conditions, and help make downtown's
tIN
built environment distinct from other
I I IN IN
r>x N III, areas of the city.
PARKING REQU RENM'NTS: The 13-3 Central Business District requires each property to
provide the same off-street parking and loading spaces required in the remainder of the city.
(24.4 Parking Requirements: Off-street parking and loading shall be provided as set forth in
City of Sanger Department of Development Services
Planning & Zoning Commission January 11, 2010
Section 32.)
For example, a retail business would be required to provide 1 off-street parking
space per 200 square feet of
floor area, and a restaurant
would be required to provide
1 per every 3 seats.
Many of the streets in
downtown provide on -street
parking spaces for the
customers, employees, and
residents of downtown
businesses and dwellings.
Many properties within the
district would not have much
room left for placing a
building after constructing a
parking lot of even just a few
spaces.
It is common for cities to exempt downtown properties from the requirement to provide off-street
parking and loading spaces, or significantly reduce the number of spaces required. These
policies permit the downtown of the city to have a very different look and feel from other areas,
where each building is surrounded by its own parking lot.
ARCHITECTURAL STANDARDS: The 2007 Comprehensive Land Use Plan sets the goal of
"establishing basic regulations that preserved and encourage the rural heritage of the city". It
sets the focus the historic emphasis of the city as the commercial downtown. The Plan identifies
several heritage elements of downtown as integral to the character of the built environment,
including the commercial block style, the scale and placement of buildings, awnings and
canopies, and signs. (See the attached pages from Chapter 8 of the 2007 Comprehensive Land
Use Plan.)
The 13-3 District does not include any architectural standards that require the preservation of the
existing architectural details the Plan identifies. It also does not require new structures to be
designed in the same architectural style or with the same architectural details currently found
within the district.
The 13-3 District can be amended to include the requirement that construction work should
preserve, enhance, and replicate the heritage elements that make downtown a unique place in
Sanger.
ARCHITECTURAL REVIEW: If the 13-3 District is amended to apply architectural standards, it
must also describe a process for construction plans and building permit applications to be
reviewed for conformance with those standards.
Proposed is atwo-tiered review procedure, requiring a simpler review for a minor project and a
more robust review of a major project. Having the procedures being scaled to the scope of the
Page 2 of 3
Planning & Zoning Commission January 11, 2010
project makes the overall design, permitting, and construction process more efficient. Projects
with a limited scope or impact move through with little interruption.
For minor projects with a limited scope (not having a significant impact) and/or designed in
conformance with the standards, the Director of Development Services can approve the plans
and issue a building permit. The Director is not authorized to deny an application, and must
forward an application that can not be approved to the Commission. The Director is authorized
to forward any application to the Commission if it is more appropriate for them to act on it.
Minor projects would include internal renovations and repair, sign permits, and small new
accessory buildings.
For major projects, the approval of the Historic Preservation Commission would be required.
Major projects would include alterations to the exterior of a building affecting the heritage
elements identified in the Comprehensive Plan. New primary structures would also be
considered major projects. The Commission would review the proposed design for conformance
with the architectural standards, with the ability to approve by majority vote. Denials could be
appealed to the City Council.
STAFF RECOMMENNDATION
City staff has recommend the B-3 Central Business District be amended to increase the
maximum lot coverage, reduce the minimum parking required, apply architectural standards, and
provide for architectural review.
RECOMMENDATION OF HISTORIC PRESERVATION COMMISSION
Following a public hearing, the Historic Preservation Commission made a recommendation to
the Planning & Zoning Commission (P&Z) and City Council that the B-3 Central Business
District be amended as described in this report.
ACTIONS FOR PLANNING & ZONING COMMISSION
The Planning &Zoning Commission is scheduled to conduct a public hearing on these proposed
amendments at the Monday, January 11, 2010 regular meeting. Following the public hearing,
the Commission can discuss the proposed amendments. The Commission can make a
recommendation about each proposed amendment individually, or all of them collectively. The
recommendation of the Planning & Zoning Commission will be forwarded along with the
recommendation of the Historic Preservation Commission to the City Council.
FUTURE ACTIONS
The City Council is scheduled to conduct a public hearing and consider these proposed
amendments at their Tuesday, January 19, 2010 regular meeting.
ATTACHMENTS
• Map of the B-3 Central Business District (Aerial photo with zoning districts)
• Zoning Ordinance Section 24 `B-Y Central Business District
• Draft of Amended Section 24 `B-3" Central Business District
• Heritage Elements identified in Comprehensive Land Use Plan (Chapter 8: Pages 7477)
• Notice of Public Hearing mailed to property owners
• List of Property Owners notified by mail
Page 3 of 3