River Oaks City Zoning Code
SECTION 16A
"P-C" PLANNED COMMERCIAL DISTRICT.
A.
PURPOSE.
The purpose of the "P-C" Planned Commercial District, is to promote and encourage opportunities for retail and commercial development within the city and to accommodate traffic in a beneficial manner. Development within this district strongly impacts the values of surrounding properties and uniquely affects the growth and development of the city as a whole. A planned development approval process is utilized in this district for the coordination of retail, office, hotel, commercial, and similar uses. A Planned Commercial District may include a combination of different commercial types and/or a variety of land uses which creatively complement each other and harmonize with existing and proposed land uses in the vicinity.
B.
PLANNED COMMERCIAL DEVELOPMENT USES.
In a "P-C" Planned Commercial District, no land shall be used and no building shall be hereafter erected, reconstructed, altered, maintained or enlarged, except for those retail, office, hotel, commercial or similar uses which are specifically approved by the city council for that site.
C.
ACCESSORY USES.
Any accessory use permitted within the commercial districts of the City shall be permitted as accessory uses to a principal use in the "P-C" Planned Commercial District, unless the city council shall prohibit a specific accessory use.
D.
NONCONFORMING USES.
Any use lawfully existing and in operation in a "P-C" Planned Commercial District, on the effective date of this Ordinance shall be considered a nonconforming use and may be continued in accordance with Section 28.
E.
USE DESIGNATIONS.
Prior to the issuance of a building permit or certificate of occupancy for a new use in a "P-C" Planned Commercial District, a use designation must be approved by the city council following a recommendation of the planning and zoning commission. All applications for a use designation must include development plans, site plans and meet all the requirements of the City's Subdivision Ordinance.
F.
DENSITY, AREA AND HEIGHT REGULATIONS.
In approving a "P-C" Planned Commercial District, or a use designation in a "P-C" Planned Commercial District, the city council shall specify density, area, height, screening, parking, landscaping and other development standards. Such standards shall be indicated on the Development Plan and shall be made a part of the Ordinance. No property located in a "P-C" Planned Development Commercial District shall be modified as to density, area, height, screening, parking, landscaping or other development criteria unless a Development Plan containing such revisions is approved.
G.
MINIMUM REQUIREMENTS.
The following requirements are applicable to any "P-C" Planned Commercial District approved by the city council:
H.
DEVELOPMENT SCHEDULE.
1.
An application for a use designation for new construction or construction that increases the floor area of the principal structure(s) shall be accompanied by a development schedule indicating the approximate date on which construction is expected to begin and the rate of anticipated development to completion. The Development Schedule, if adopted and approved by the city council, shall become part of the Ordinance creating the "P-C" Planned Commercial District and shall be binding upon the owner, developer, and their assigns or successors in interest.
2.
The city council may require the applicant of the Planned Commercial Development to submit a written report on a regular basis to the planning and zoning commission. The written report shall describe the progress achieved toward the development schedule. However, upon request by the applicant, the planning and zoning commission may, for good cause shown by the applicant, recommend to the city council that the development schedule be extended, or revised, and the city council may extend the schedule.
I.
DEVELOPMENT PLAN REQUIREMENT.
An application for a "P-C" Planned Commercial District, or approval of a use designation in a "P-C" Planned Commercial District shall include and be accompanied by a Development Plan which shall become a part of the amending ordinance. The Development Plan shall include the following information:
1.
A scale drawing showing any proposed public or private streets and alleys, building sites or building lots; any areas proposed for dedication or reserved as parks, parkways, playgrounds, utility and garbage easements, school sites, street widening, street changes, the points of ingress and egress from existing public streets on an accurate survey of the boundary of tract and topography with a contour interval of not less than five feet, or spot grades where the relief is limited.
2.
Where multiple types of commercial land uses are proposed, a land use plan delineating the specific areas to be devoted to various commercial uses shall be required.
3.
A plan indicating the arrangement and provision of off-street parking and off-street loading where required. Such a plan may be presented as a ratio of off-street parking and off-street loading area to building area when accompanied by a typical example indicating the feasibility of the arrangement proposed and when the areas where the example would be applied are dimensioned on the drawing of the entire site. Any specific traffic regulation facilities proposed or required to assure the safe function of the circulation plan shall also be shown.
4.
A designation of the maximum building coverage of the site shall be indicated upon the Development Plan. General footprint of buildings shall be indicated showing the approximate position and sizes of any proposed structures.
5.
Proposed landscaping and screening shall be indicated on the Development Plan.
6.
Any or all of the required features may be incorporated on a single drawing if the City staff and the building official deem it contains all information required to be submitted.
J.
SITE PLAN REQUIREMENT.
Except as provided in subsection L hereof, prior to issuance of a building permit, for new construction which increases the floor area of the principal structures(s) or construction that changes the development criteria for the site, a Site Plan, prepared in compliance with Section 25 is required. The Site Plan must be approved by the city council upon recommendation by the planning and zoning commission. The Site Plan may be submitted concurrently with the Development Plan. If the Development Plan and the Site Plan are submitted separately, a separate public hearing and action shall be required for both submittals.
K.
COMBINED DEVELOPMENT AND SITE PLAN SUBMITTAL.
If application is made for a new use designation in a "P-C" Planned Development District, on a site which contains existing improvements which are not proposed to be enlarged, the following Combined Development and Site Plan shall be permitted in place of a Development Plan:
1.
A Combined Development and Site Plan shall contain the information required by subsection J hereof. These items shall be shown on an accurate survey of the boundary of the lot. All of the required features may be incorporated on a single drawing if such drawing is clear and capable of evaluation and interpretation by the building inspector.
2.
A Combined Development and Site Plan must be approved by ordinance following the notice and public hearing requirements required to amend the Zoning Ordinance.
L.
APPROVAL OF DEVELOPMENT PLAN AND SITE PLAN.
The zoning administrator may approve a Development and Site Plan if the application is for an existing structure and (1) does not increase the floor area of the existing structure by more than 25% and (2) does not change the existing use on the site. The zoning administrator may, for any reason, elect to present the Development Plan or Site Plan to the planning and zoning commission and city council for approval.
M.
PLATTING REQUIREMENTS.
No application for a building permit for the construction of a building or structure shall be approved unless the property on which the proposed improvements are planned has been platted. The plat must meet all the requirements of the City and must have been approved by the city council and recorded in the official records of Tarrant County.
(Ordinance 1394-2023 adopted 11/28/2023)