Royse City City Zoning Code

ARTICLE 5

Special Districts

§ 5-1. - PD - Planned Development District.

GENERAL PURPOSE AND DESCRIPTION The Planned Development District "PD" prefix is intended to provide for combining and mixing of uses allowed in various districts with appropriate regulations and to permit flexibility in the use and design of land and buildings in situations where modification of specific provisions of this ordinance is not contrary to its intent and purpose or significantly inconsistent with the planning on which it is based and will not be harmful to the community. A PD District may be used to permit new and innovative concepts in land utilization. While great flexibility is given to provide special restrictions which will allow development not otherwise permitted, procedures are established herein to insure against misuse of the increased flexibility.

PERMITTED USES Any use specified in the ordinance granting a Planned Development District shall be permitted in that district. The size, location, appearance, and method of operation may be specified to the extent necessary to insure compliance with the purpose of this ordinance.

DEVELOPMENT STANDARDS

Development standards for each separate PD District shall be set forth in the ordinance granting the PD District and may include but shall not be limited to uses, density, lot area, lot width, lot depth, yard depths and widths, building height, building elevations, coverage, floor area ratio, parking, access, screening, landscaping, accessory buildings, signs, lighting, management associations, and other requirements as the City Council may deem appropriate.

The ordinance granting a PD District shall include a statement as to the purpose and intent of the PD granted therein. A specific list is required of variances in each district or districts and a general statement citing the reason for the PD request.

The Planned Development District shall conform to all other sections of the ordinance unless specifically exempted in the granting ordinance.

CONCEPTUAL AND DEVELOPMENT PLAN In establishing a Planned Development District, the City Council shall approve and file as part of the amending ordinance appropriate plans and standard[s] for each Planned Development District. During the review and public hearing process, the City Council shall require a conceptual plan and a development plan (or detail site plan).

Conceptual Plan - This plan shall be submitted by the applicant. The plan shall show the applicant's intent for the use of the land within the proposed Planned Development District in a graphic manner and shall be supported by written documentation of proposals and standards for development.

(a)

A conceptual plan for residential land use shall show general use, thoroughfares, and preliminary lot arrangements. For residential development which does not propose platted lots, the conceptual plan shall set forth the size, type, and location of buildings and building sites, access, density, building height, fire lanes, screening, parking areas, landscaped areas, and other pertinent development data.

(b)

A conceptual plan for uses other than residential uses shall set forth the land use proposals in a manner to adequately illustrate the type and nature of the proposed development. Data which may be submitted by the applicant, or required by the City Council, may include but is not limited to the types of use(s), topography, and boundary of the PD area, physical features of the site, existing streets, alleys, and easements, location of future public facilities, building heights and locations, parking ratios, and other information to adequately describe the proposed development and to provide data for approval which is to be used in drafting the final development plan.

(c)

Changes of detail which do not alter the basic relationship of the proposed development to adjacent property and which do not alter the uses permitted or increase the density, building height, or coverage of the site and which do not decrease the off-street parking ratio, reduce the yards provided at the boundary of the site, or alter the landscape plans as indicated on the approved conceptual plan may be authorized by the City Manager or his/her designee. If an agreement cannot be reached regarding whether or not a detail site plan conforms to the original concept plan, the City Council shall determine the conformity.

[Reserved.]

Development Plan or Detailed Site Plan - This plan shall set forth the final plans for development of the Planned Development District and shall conform to the data presented and approved on the conceptual plan. Approval of the development plan shall be the basis for issuance of a building permit. The development plan may be submitted for the total area of the PD or for any section to the City Council. A public hearing on approval of the development plan shall be required at the Council level, unless such a hearing is waived pursuant to Section 5-1, D, Conceptual and Development Plan, at the time of conceptual plan approval in the original amending ordinance. The development plan shall include:

(a)

A site inventory analysis including a scale drawing, existing vegetation, natural watercourses, creeks or bodies of water, and an analysis of planned changes in such natural features as a result of the development. This should include a delineation of any floodprone areas.

(b)

A scale drawing showing any proposed public or private streets and alleys; building sites or lots; and areas reserved as parks, parkways, playgrounds, utility easements, school sites, street widening and street changes; the points of ingress and egress from existing streets; general location and description of existing and proposed utility services, including size of water and sewer mains; the location and width for all curb cuts and the land area of all abutting sites and the zoning classification thereof on an accurate survey of the tract with the topographical contour interval of two or not more than five (5) feet at location of entry slope as determined by the City.

(c)

A site plan for proposed building complexes showing the location of separate buildings, and between buildings and property lines, street lines, and alley lines. Also to be included on the site plan is a plan showing the arrangement and provision for off-street parking.

(d)

A landscape plan showing screening walls, ornamental planting, wooded areas, and trees to be planted.

(e)

An architectural plan showing elevations and signage style to be used throughout the development in all districts except single-family and two-family may be required by the City Council if deemed appropriate. Any or all of the required information may be incorporated on a single drawing if such drawing is clear and can be evaluated by the City Manager or his/her designee.

Procedure for Establishment - The procedure for establishing a Planned Development District shall follow the procedure for zoning amendments as set forth in Section 1-12 [1-13] Amendments, Changes, and Administrative Procedures. This procedure is expanded as follows for approval of conceptual and development plans.

(a)

Separate public hearings shall be held by City Council for the approval of the conceptual plan and the development plan or any section of the development plan, unless such requirements are waived by the City Council upon a determination that a single public hearing is adequate. A single public hearing is adequate when:

(b)

The applicant submits adequate data with the request for the Planned Development District to fulfill the requirements for both plans; or

(c)

Information on the concept plan is sufficient to determine the appropriate use of the land and the detail site plan will not deviate substantially from it; and

(d)

The requirement is waived at the time the amending ordinance is approved. If the requirement is waived, the conditions shall be specifically stated in the amending ordinance.

(e)

The ordinance establishing the Planned Development District shall not be approved until the conceptual plan is approved.

(f)

The development plan may be approved in sections. When the plan is approved in sections, the separate approvals by the City Council for the initial and subsequent sections will be required.

(g)

Regardless of whether the public hearing is waived for the development plan, approval by the City Council is still required.

WRITTEN REPORT MAY BE REQUIRED When a PD is being considered, a written report may be requested of the applicant discussing the impact on planning, engineering, water utilities, electric, sanitation, building inspection, tax, police, fire, and traffic. Written comments from the applicable public school district and from private utilities may be submitted to the City Council.

PLANNED DEVELOPMENTS TO BE RECORDED All Planned Development Districts approved in accordance with the provisions of this ordinance in its original form, or by subsequent amendment thereto, shall be referenced on the Zoning District Map, and a list of such Planned Development Districts, together with the category of uses permitted therein, shall be maintained in an appendix of this ordinance.

(Ordinance 06-05-503 adopted 5/16/06; Ordinance 07-05-570, sec. 3, adopted 5/15/07; Ordinance 14-08-1051 adopted 8/12/14; Ordinance 17-01-1192 adopted 1/13/17; Ordinance 20-03-1370 adopted 3/24/20; Ordinance 22-03-1504 adopted 3/22/22)

§ 5-2. - Heritage Preservation Overlay District (HP).

DECLARATION OF POLICY. The City Council hereby finds and declares as a matter of public policy that the protection, enhancement and use of districts within the City that exhibit the character of the City's early heritage is a public necessity and is required in the interest of the culture, prosperity, education and welfare of the people.

ESTABLISHMENT OF "HP" HERITAGE OVERLAY ZONING DESIGNATION. Any zoning district designation appearing on the Zoning District Map may be designated with an HP Overlay District.

DISTRICT REGULATIONS AND REQUIREMENTS: The regulations as established in districts underlying the HP Overlay Districts shall apply unless otherwise modified in these district regulations.

CERTIFICATE OF APPROPRIATENESS: Any development, construction, reconstruction or rehabilitation that results in the modification of the exterior of any structure in and [an] HP Overlay District shall be subject to requirements for a Certificate of Appropriateness in accordance with the City of Royse City's Heritage Preservation Ordinance.

HERITAGE PRESERVATION DESIGN STANDARDS: Any development, construction, reconstruction or rehabilitation that results in the modification of the exterior of any structure in any "HP" Overlay District shall be subject to any City of Royse City regulations that govern "HP" Overlay Districts, including, without limitation, the Design Guidelines for the Heritage Overlay District, which are attached hereto [to Ordinance 07-05-570, as amended by Ordinance 14-08-1051 and Ordinance 23-10-1606] as Exhibit "A," and which are incorporated by reference into this Ordinance as if set forth fully at length herein. The City Clerk [Secretary] and the City Planner shall, additionally, maintain a current copy of the Design Guidelines for the Heritage Overlay District at City Hall and make same available to members of the public in accordance with City policy regarding access to public records.

CRITERIA: The following criteria shall be considered when determining whether an area is eligible for designation as a Heritage Preservation District.

The dominant architecture within the proposed district is significant to maintaining the character of the City's early heritage.

The area exhibits or represents the distinctive characteristics of a type, period or method of construction;

Is representative of the work, or exhibits the characteristics of the work, of a master designer, builder or craftsman.

The area contains established and familiar visual features of the community.

Significance in history, architecture, archeology and/or culture;

Association with events that have made a significant contribution to the patterns of local, regional, state or national history.

Association with the lives of persons significant in our past;

COMMERCIAL REGULATIONS: The following regulations shall apply to HP Overlay Districts when the underlying district is zoned for commercial use. In addition all structures and uses within the HP Overlay District lying within underlying nonresidential zoning districts shall be subject the architectural standards established by the Heritage District Design Guidelines.

Permitted Uses: In the HP Overlay District, no building or land shall be used and no building constructed, reconstructed, altered or enlarged unless permitted in any underlying commercial district and not specifically prohibited within the HP Overlay District. In addition, residential uses, as shown below, shall be permitted in any HP Overlay district with an underlying commercial district, providing that no residential dwelling units shall be located on any ground floor.

(a)

Apartment

(b)

Apartment, loft

(c)

Apartment, studio

(d)

Bed and Breakfast (Hosted and Non-hosted)

(e)

Farmers' Market shall be permitted as a special event. A written application shall be submitted to the City manager or his/her designee for administrative approval. At his/her discretion the city manager or his/her designee may defer such approval to the City Council with a recommendation from the Planning and Zoning Commission.

Prohibited Uses: The following uses are prohibited in any HP Overlay District when the underlying district is commercially zoned.

(a)

Animal pound

(b)

Auto Glass, Seat Cover, Muffler shop

(c)

Auto Laundry/carwash

(d)

Auto sales or auction

(e)

Body piercing studio

(f)

Cemetery/mausoleum

(g)

Collection Center

(h)

Fairgrounds/exhibition area

(i)

Garage repair

(j)

Gas or motor fuel sales

(k)

Golf Course

(l)

Greenhouse/nursery - commercial

(m)

Halfway House

(n)

Helistop/Heliport

(o)

Massage Studio

(p)

Mini-Warehouse

(q)

Motorcycle sales

(r)

Parking Lot, trucks/trailers

(s)

Pawnshop

(t)

Radio microwave tower

(u)

Radio/Television Station Tower

(v)

Sewerage pumping station

(w)

Stadium

(x)

Swimming Pool

(y)

Telephone switching station

(z)

Water pumping station, private

(aa)

Water storage facility, private or public

(bb)

Signs

(cc)

Liquor Store, Packaging Sales

Permitted Signs: Signs are permitted within the underlying commercial districts of an HP Overlay District in accordance with Sign Ordinance, Ord. No. 90 5-05-452.

Outside Display: Commercial products may be displayed in the public rights-of-way on the sidewalk, providing that a minimum of 3 (three) feet of clear space is provided for pedestrians. Any outside display must be cleared from the public right-of-way each day after business hours.

Outdoor Seating: Business establishments may provide outdoor seating in public rights-of-way on the sidewalks adjacent to their property. A site plan approved by City Council shall indicate all proposed outdoor seating areas in relationship to the primary building.

Parking: Angle parking in any road right-of-way shall be permitted in HP Overlay Districts. Such parking shall conform to the dimension requirements of Section 6-7, Off-Street Parking and Loading Requirements, of the Royse City Zoning Ordinance.

Exemptions: Properties fronting Main Street that are zoned Commercial 1 (C1) are hereby exempt from the minimum Side Street Yard setback set forth in section 4-7(C) of the City of Royse City Zoning Ordinance.

RESIDENTIAL REGULATIONS: Underlying residential districts in the HP Overlay District shall comply with the underlying district requirements and shall be subject the architectural standards established by the Heritage District Design Guidelines.

§ 5-3. - Interstate 30 Corridor Overlay District (I-30 COD).

DECLARATION OF POLICY. The City Council hereby finds and declares as a matter of public policy that Interstate 30 is a primary thoroughfare within the City. The Interstate 30 Overlay District establishes standards for properties within the Interstate 30 corridor regarding land uses, site and architectural design, building materials, landscaping, lighting, and signage. The Interstate 30 Corridor Overlay District is intended to substantially advance a legitimate governmental interest that includes enhancing the quality of life in the City, to regulate the development and redevelopment of growth along the Interstate 30 corridor, and to assure the planned and orderly growth of the Interstate 30 corridor - reflecting the character of the community and enhancing the image of the corridor.

ESTABLISHMENT OF INTERSTATE 30 CORRIDOR OVERLAY ZONING DESIGNATION. Any zoning district designation appearing on the Zoning District Map may be designated with an I-30 Corridor Overlay District (I-30 COD). The I-30 COD includes all property within 1,650 feet of the centerline of Interstate 30 (see Zoning Map). The District excludes all single-family subdivisions platted prior to the date of approval of this ordinance. Some lots or tracts may be fully or partially located in the District. It is the intent of the I-30 COD to transition from those lots or tracts located fully in the District to those lots or tracts not located in the District by extending building materials and landscape standards to those lots or tracts partially located in the District. Transitioning concepts will be developed on a project-by-project basis through a Planned Development Agreement, preliminary site plan, and/or site plan review process.

DISTRICT REGULATIONS AND REQUIREMENTS: The regulations as established in districts underlying the I-30 COD shall apply unless otherwise modified in these district regulations.

DESIGN GUIDELINES FOR THE HERITAGE PRESERVATION DISTRICT AND OTHER CODES, ORDINANCES AND SPECIFICATIONS:

For any development, construction, reconstruction or rehabilitation that results in the modification of the exterior of any structure in the I-30 COD which also is in the Heritage Preservation Overlay District, the Design Guidelines for the Heritage District of the City and all ordinances in regards to the Heritage Preservation District prevail.

Any development, construction, reconstruction or rehabilitation that results in the modification of the exterior of any structure in the I-30 COD shall be subject to all other Codes, Ordinances, Standards and Specifications adopted by the City.

DESIGN STANDARDS. There are many different architectural styles that will be considered. Therefore, all building designs, styles, elevations, colors and site plans must be submitted to staff, the Planning and Zoning Commission and the City Council for approval. The master development plan should integrate landscaping, buffering, and integrated vehicular circulation in order to ensure compatibility with immediately adjacent lots. Terms referring to "buildings," "walls" and "structures" shall be inclusive of gasoline service pump canopies and enclosed areas less than 10,000 square feet. Unless otherwise specifically provided, the regulations set forth in the following sections shall be applicable to the provisions of the City ordinances which shall prevail in the event of conflict with terms contained herein. The following is the Minimum Design Criteria:

Building Orientation:

Buildings shall have their primary orientation toward a front yard. Said primary orientation shall include a main or primary entrance.

For each lot or tract with frontage onto Interstate 30, a minimum of forty percent (40%) of the width of the front building line shall be occupied by the front elevation of a permanent structure.

Primary Entrances.

Primary entrances shall have a clearly defined, highly visible customer entrance with distinguishing features such as a canopy, portico or other prominent element of the architectural design.

Buildings shall incorporate lighting and changes in mass, surface or finish giving emphasis to primary entrances.

Buildings that are open to the public and are within thirty (30) feet of the street right-of-way shall have a pedestrian walkway from the street to the primary entrance. Said pedestrian walkway shall consist of a concrete sidewalk meeting the City's construction standards for sidewalks and measuring a minimum of four (4) feet in width.

Loading docks or loading areas are to be screened from the street and maneuvering of delivery/loading/unloading vehicles may not occur in public right-of-way.

Materials: Eighty percent (80%) of the cladding of exterior walls shall be of masonry construction, exclusive of doors and windows. Hard fired brick construction is preferred. Masonry construction shall be construed to mean that form of construction composed of brick, stone, or decorative split face block, or combination of these materials laid up unit by unit and set in mortar with a natural finish and shall exclude wall area devoted to doors and windows (does not include exterior insulated finish systems (EIFS)). As applicable to meeting the minimum requirements for the exterior construction of buildings within the property's zoning district, this shall include the following materials:

Hard fired brick - kiln fired clay or slate material; severe weather grade; minimum thickness of three inches when applied as a veneer; shall not include unfired or underfired clay, sand or shale brick; may include concrete brick if it conforms to the same ASTM International (formerly American Society for Testing and Materials) standards, and to the above stated additional standards, as hard fired clay brick;

Stone - includes naturally occurring granite, marble, limestone, slate, river rock, and other similar hard and durable all-weather stone that is customarily used in exterior building construction; may also include cast- or manufactured-stone product, provided that such product yields a highly textured, stone-like appearance, its coloration is integral to the masonry material and shall not be painted on, and it is demonstrated to be highly durable and maintenance-free; natural or manmade stone shall have a minimum thickness of three and five-eighths inches when applied as a veneer;

Decorative split face block - highly textured finish, such as split-face, indented, hammered, fluted, ribbed or similar architectural finish; coloration shall be integral to the masonry material and shall not be painted on; minimum thickness of three and five-eighths inches when applied as a veneer; shall not include lightweight or featherweight concrete block or cinder block units;

Exterior insulation finishing system (EIFS) or synthetic stucco material shall be permitted on soffits that are greater than ten feet above finish floor.

Colors: The color scheme should take into account the surrounding developments' design and themes to provide a smooth transition from one development to another.

Glass:

Use of reflective/mirrored glass shall be prohibited.

Glass shall not comprise more than fifty (50) percent of the building skin.

Windows:

Windows shall not be flush with the exterior wall treatment.

Windows and doors shall be provided with architectural surround at the jamb.

Windows shall be designed with ledges that extend horizontally a minimum of two inches (2") from the exterior building facade.

BUILDING ARTICULATION FOR PRIMARY, STRUCTURES:

Exterior walls visible from a public street or a residentially zoned property shall have offsets, jogs or other distinctive changes in the building facade. Parapet and roofline offsets between facades shall be provided in order to break down the scale of the block and create architectural interest and variety.

Buildings shall incorporate arcades, roofs, alcoves, porticoes, and awnings as design elements for exterior walls that are visible from a public street.

DISPLAY AREAS, WINDOWS, OR DOORWAYS REQUIRED: A minimum of forty (40) percent of the building facade along the ground floor and adjacent to a public street shall consist of display areas, windows, or doorways.

TRANSOMS: Transoms shall be constructed above each main or principal door. Transoms shall be constructed with or without glass and of a design complementary to the overall architectural design of the building.

CANOPIES AND AWNINGS: Canopies and/or awnings are encouraged above facade openings. They may project from building face and may extend to, or be located within eight (8) inches of the back of curb over the sidewalk along the exterior of the building. All awnings shall be made of standing seam metal with ribs 18 inches on center, 1-1/2" integral locks, in satin or matte finish and be of colors complimentary to the building exterior.

DESIGN FEATURES: A minimum of two (2) of the following design features must be incorporated into the front building elevation:

Columns;

Quoins located at the building corners;

Fluted masonry for at least eighty percent (80%) of the length of the building elevations; and/or,

Decorative masonry course integrated into the masonry facade of the primary structure or building for at least eighty percent (80%) of the length of the building elevations.

FLAT ROOFS: Building walls shall extend to parapets that enclose the roof area for flat roofs. Said parapets shall be of a sufficient height to fully screen the roof and any mechanical equipment located on the roof from view of the surrounding area. Screening of roof equipment must be, at least, equal height of the equipment.

PITCHED ROOFS: Roofing eaves shall exist where the pitched roofs intersect the building line and shall extend a minimum of three feet outside the footprint of the building. The pitched roof shall be visible from all frontage roads and shall be visible on the elevations from all front and side yards and shall have minimum roof slopes of five (5) feet of rise for every twelve (12) feet of run (5:12).

Installed roofing shingles must consist of dimensional shingles in colors complimentary to the building exterior with a minimum manufacturers rating of twenty (20) years. Shingled roofing is not required; other roofing systems or materials equal to or exceeding the standards established herein may be used pursuant to approval by the Building Official or designee.

LIGHTING: Lighting may be used to accent architectural details, emphasize primary entrances, accent signs, illuminate sidewalks, and illuminate parking areas and service entrances for public safety concerns. Lighting should meet the following criteria:

Light fixtures and light standards visible from a public street or public right-of-way shall be of an architectural design that is compatible with the architectural design of the primary structure/s.

A lamp that conveys the color spectrum that is similar to natural daylight is preferred. Metal halide and color-corrected sodium lamps are appropriate.

Installed light sources may not use the equivalent of more than 1,200 lumens per bulb and shall be installed in such a manner so as to be shielded from public view and mitigate glare and light spill.

Lights shall be fully shielded to minimize light trespass onto any adjacent lot. "Fully shielded" means a technique or method of construction or manufacture that does not allow any light dispersion to shine above the horizontal plane from the lowest light emitting point of the light fixture. Any structural part of the light fixture providing this shielding shall be permanently affixed to the light fixture.

OPEN STORAGE: Open storage is prohibited.

OUTSIDE DISPLAY: Outside display of merchandise and seasonal items, such as Christmas trees and pumpkins, may be allowed and as permitted by the City and shall be limited to the following:

Outside display areas shall not be placed or located more than thirty (30) feet from the main building.

Outside display areas shall not occupy any of the parking spaces that are required for the primary use(s) of the property.

Outside display areas shall not pose a safety or visibility hazard, nor impede public vehicular or pedestrian circulation, either on site or off site, in any way.

Outside display areas shall not extend into public right-of-way or onto adjacent property.

Outside display items shall be displayed in a neat, orderly manner, and the display area shall be maintained in a clean, litter-free manner.

Outside display areas shall be on an approved surface.

TRASH, STORAGE AREAS, AND MECHANICAL EQUIPMENT: Trash storage areas, mechanical equipment, and other such items shall not be visible from a public right-of-way and are prohibited between the primary structure and a public street. Trash storage areas, mechanical equipment, and similar items shall be fully screened with a masonry screening wall and constructed of like and similar masonry materials to those of the primary structure.

LOADING AND SERVICE AREAS: Loading and service areas shall be located at the side or rear of the primary structure.

SCREENING:

If site areas are required to be screened from view by City ordinance through the use of walls or fences, then the construction of said walls or fences shall be of masonry materials of like and similar materials to those of the primary building structures.

In addition to those regulations of Section 6-8 Screening and Buffering, any commercial development adjacent to property with a public school on the property, must construct a masonry screening wall of not less than six (6) feet in height and not more than eight (8) feet in height.

SITE PAVING:

Parking lots may be located on the side or front of buildings. If parking lots are on the side or front, they must be buffered from the roadway corridors with berms, decorative walls, hedges, shade trees or other landscaping as approved by the City.

Large parking lots shall be compartmentalized - divided into smaller separate lots by landscape islands dispersed throughout to reduce the large expanses of paving. Design shall be reviewed on a site-by-site basis and evaluated by size and space requirements by the City.

Curbs must be provided on all driving and paving surfaces.

When applicable, wheel stops will be designed so that the overhang of the vehicles is contained totally within the parking space.

Shared driveways and cross-lot access easements are required for all commercial development and shall require the dedication of a joint use, private access easement on each affected property, unless otherwise approved by the City. The shared easement must encompass the entire width of the planned driveway plus an additional width of one foot (1') on both sides of the drive.

All driveways entering from the I-30 service roads shall comply with Section 5 of the Texas Department of Transportation Access Management Manual.

Unless otherwise specified in this ordinance all requirements shall comply with the City's Zoning Ordinance, Technical Construction Standards and Specifications Manual, Subdivision Regulations and all other applicable codes and ordinances.

LANDSCAPING: Unless otherwise stated in this section, all landscape regulations shall be in accordance with Section 6-11, Landscape Requirements as it exists or may be amended.

SIGNAGE: All signage shall comply with the City's Sign Ordinance [Article 3.08] as it exists or may be amended.

RESIDENTIAL REGULATIONS: Underlying residential districts in the I-30 COD shall comply with the underlying zoning or Planned Development requirements.

(Ordinance 12-02-879 adopted 2/14/12; Ordinance 12-08-904, sec. 3, adopted 8/14/12)

§ 5-4. - Town Center Overlay District (TCOD).

DECLARATION OF POLICY. The Town Center Overlay District establishes standards for properties within the Overlay District regarding land uses, site and architectural design, landscaping, and lighting signage. The Town Center Overlay District is intended to substantially advance a legitimate governmental interest that includes enhancing the quality of life in Royse City, to regulate the development and redevelopment of growth within the Town Center area, and to assure the planned and orderly growth of the Town Center Overlay district - reflecting the character of the community and enhancing the image of the district.

ESTABLISHMENT OF TOWN CENTER OVERLAY ZONING DESIGNATION. Any zoning district designation appearing on the Zoning District Map may be designated with a Town Center Overlay District (TCOD).

This district includes all zoning districts and properties within these boundaries.

DISTRICT REGULATIONS AND REQUIREMENTS. The regulations as established in districts underlying the TCOD shall apply unless otherwise modified in these district regulations.

DESIGN GUIDELINES FOR THE HERITAGE PRESERVATION DISTRICT AND OTHER CODES, ORDINANCES AND SPECIFICATIONS.

For any development, construction, reconstruction or rehabilitation that results in the modification of the exterior of any structure in the TCOD which also is in the Heritage Preservation Overlay District, the Design Guidelines for the Heritage District of the City of Royse City and all ordinances in regards to the Heritage Preservation District prevail.

Any development, construction, reconstruction or rehabilitation that results in the modification of the exterior of any structure in the TCOD shall be subject to all other Codes, Ordinances, Standards and Specifications adopted by the City of Royse City.

DESIGN STANDARDS. There are many different architectural styles that will be considered. Therefore, all building designs, styles, elevations, colors and site plans must be submitted to staff, the Planning and Zoning Commission for approval. Either the Applicant or City Staff may appeal the decision of the Planning and Zoning Commission to the City Council for a final decision. The master development plan should integrate landscaping, buffering, and integrated vehicular circulation in order to ensure compatibility with immediately adjacent lots. Terms referring to "buildings", "walls" and "structures" shall be inclusive of enclosed areas less than 10,000 square feet. Unless otherwise specifically provided, the regulations set forth in the following sections shall be applicable to the provisions of the City ordinances which shall prevail in the event of conflict with terms contained herein. The following is the Minimum Design Criteria:

All uses shall be subject to the limitations and development standards set forth in the Town Center Overlay District (TCOD), in addition, all uses permitted by Specific Use Permit shall be subject to the following limitations in the TCOD:

All uses have access designed so as not to impede traffic on a public street intended to carry through traffic. The following means may be considered:

By shared entrances, inter-parcel travel-ways or on-site service drives connecting adjacent properties.

By the internal streets of a commercial, office, or industrial complex.

Pedestrian circulation shall be provided for and coordinated with that generated from or using adjacent properties.

Building Orientation:

Buildings shall have their primary orientation toward a front yard. Said primary orientation shall include a main or primary entrance.

Primary Entrances.

Primary entrances shall have a clearly defined, highly visible customer entrance with distinguishing features such as a canopy, portico or other prominent element of the architectural design.

Buildings shall incorporate lighting and changes in mass, surface or finish giving emphasis to primary entrances.

Loading docks or loading areas are to be screened from the street and maneuvering of delivery/loading/unloading vehicles may not occur in public right-of-way.

Building Articulation for Primary Structures:

Exterior walls visible from a public street or a residentially zoned property shall have offsets, jogs or other distinctive changes in the building façade. Parapet and roof-line offsets between façades shall be provided in order to break down the scale of the block and create architectural interest and variety.

For every twenty (20) feet of building wall visible from a public street or a residentially zoned property, there shall be a change in the building footprint providing for a jog or offset measuring a minimum of three (3) feet.

Buildings shall incorporate arcades, roofs, alcoves, porticoes, and awnings as design elements for exterior walls that are visible from a public street.

DISPLAY AREAS, WINDOWS, OR DOORWAYS REQUIRED. A minimum of forty (40) percent of the building façade along the ground floor and adjacent to a public street shall consist of display areas, windows, or doorways.

TRANSOMS. Transoms shall be constructed above each main or principal door. Transoms shall be constructed with or without glass and of a design complementary to the overall architectural design of the building.

CANOPIES AND AWNINGS. Canopies and/or awnings are encouraged above façade openings. They may project from building face and may extend to, or be located within eight (8) inches of the back of curb over the sidewalk along the exterior of the building. All awnings shall be made of standing seam metal with ribs 18 inches on center, 1-1/2" integral locks, in satin or matte finish and be of colors complimentary to the building exterior.

DESIGN FEATURES. A minimum of two (2) of the following design features must be incorporated into the front building elevation:

Columns;

Quoins located at the building corners;

FLAT ROOFS. Building walls shall extend to parapets that enclose the roof area for flat roofs. Said parapets shall be of a sufficient height to fully screen the roof and any mechanical equipment located on the roof from view of the surrounding area. Screening of roof equipment must be, at least, equal height of the equipment.

PITCHED ROOFS. Roofing eaves shall exist where the pitched roofs intersect the building line and shall extend a minimum of three feet outside the footprint of the building. The pitched roof shall be visible from all frontage roads and shall be visible on the elevations from all front and side yards and shall have minimum roof slopes of five (5) feet of rise for every twelve (12) feet of run (5:12).

LIGHTING. Lighting may be used to accent architectural details, emphasize primary entrances, accent signs, illuminate sidewalks, and illuminate parking areas and service entrances for public safety concerns. Lighting should meet the following criteria:

Light fixtures and light standards visible from a public street or public right-of-way shall be of an architectural design that is compatible with the architectural design of the primary structure/s.

A lamp that conveys the color spectrum that is similar to natural daylight is preferred. Metal halide and color-corrected sodium lamps are appropriate.

Installed light sources may not use the equivalent of more than 1,200 lumens per bulb and shall be installed in such a manner so as to be shielded from public view and mitigate glare and light spill.

OPEN STORAGE. Open storage is prohibited.

OUTSIDE DISPLAY. Outside display of merchandise and seasonal items, such as Christmas trees and pumpkins, may be allowed and as permitted by the City and shall be limited to the following:

Outside display areas shall not be placed or located more than thirty (30) feet from the main building.

Outside display areas shall not occupy any of the parking spaces that are required for the primary use(s) of the property.

Outside display areas shall not pose a safety or visibility hazard, nor impede public vehicular or pedestrian circulation, either on-site or off-site, in any way.

Outside display areas shall not extend into public right-of-way or onto adjacent property.

Outside display items shall be displayed in a neat, orderly manner, and the display area shall be maintained in a clean, litter-free manner.

Outside display areas shall be on an approved surface.

TRASH STORAGE AREAS AND MECHANICAL EQUIPMENT. Trash storage areas, mechanical equipment, and other such items shall not be visible from a public right-of-way and are prohibited between the primary structure and a public street. Trash storage areas, mechanical equipment, and similar items shall be fully screened with a masonry screening wall and constructed of like and similar masonry materials to those of the primary structure. Trash storage areas must have a meal, lockable, swinging door with an inground pin latched drop rod that must secure the door in an open and closed position. Trash storage area doors must remain closed unless it is being loaded or unloaded.

LOADING AND SERVICE AREAS. Loading and service areas shall be located at the side or rear of the primary structure.

SCREENING.

SITE PAVING.

Curbs must be provided on all driving and paving surfaces.

When applicable, wheel stops will be designed so that the overhang of the vehicles is contained totally within the parking space.

All driveways entering from the I-30 service roads shall comply with Section 5 of the Texas Department of Transportation Access Management Manual.

Unless otherwise specified in this ordinance all requirements shall comply with the City of Royse City Zoning Ordinance, Technical Construction Standards and Specifications Manual, Subdivision Regulations and all other applicable codes and ordinances.

LANDSCAPING. Unless otherwise stated in this section, all landscape regulations shall be in accordance with Royse City Code of Ordinances, Chapter 14, Section 6-11, Landscape Requirements as it exists or may be amended.

SIGNAGE. All signage shall comply with the City of Royse City Sign Ordinance as it exists or may be amended.

RESIDENTIAL REGULATIONS. Underlying residential districts in the TCOD shall comply with the underlying zoning or Planned Development requirements.

USES PERMITTED BY RIGHT. The following uses shall be permitted by-right in the Town Center Overlay District (TCOD):

* Indoor amusement center

* Sports bar - beer garden

* Theater - indoor movie

* Live entertainment - amphitheater

* Commercial - retail

* Commercial parking

* Commercial services;

* Professional-educational

* Dwelling - short term; B&B

* Medical - 24 hour clinic

* Office space

* Recreation - indoor

* Restaurant - sit-down, outdoor patio areas

* Public Service - city offices or radio station

* Transportation facility - Uber, Lyft, or similar function zones

SPECIAL USES. The following uses when permitted by-right, as a secondary use, shall require a Specific Use Permit (SUP) when proposed to be established in the Town Center Overlay District (TCOD):

* Commercial service - open after 10 PM

* Commercial retail - open after 10 PM

* Restaurant - open after 10 PM

* Community center

* Outdoor amusement center

* Mini-golf

VEHICLE ACCESS.

* Primary Street - Not allowed

* Secondary Street - Allowed

* Alley - Allowed

* Driveway width/18-foot maximum

PARKING SETBACKS.

* Right-of-way Frontage - 0-feet minimum

* Side lot line - 10-foot minimum

* Side lot line/alley - 0-foot minimum

* Rear lot line - 0-foot minimum

* Elevation nearest the property line - 15-foot minimum

SIDEWALKS.

* Arterial Street - 10-feet

* Collector Street - 8-feet

* Local street - 6-feet

AA.

PEDESTRIAN ACCESS.

* Entrance facing street

◦Non-residential - required

◦Residential - required

* Entrance spacing

◦Non-residential - 100 foot maximum

◦Residential - 75 foot maximum

AB.

TREE SPACING.

* Planting type - strip or well

* Large canopy - 35-feet on center

* Medium canopy - 25 feet on center

* Small canopy - 15 feet on center

AC.

BUILDING HEIGHT.

* Maximum height - 4-stories

* Minimum height - 2-stories

(Ordinance 20-04-1379 adopted 4/28/20)