GUNERI 105 N. 4th Street, P.O. Box 349 Gunter, TX 75058 903-433-5185 AGENDA Gunter Planning and Zoning Commission Regular Meeting Thursday, April 10, 2025 6:00 p.m. Pursuant to Chapter 551 of the Texas Government Code, notice is hereby given of a meeting of the Planning and Zoning Commission of the City of Gunter, Texas, to be held on April 10, 2025, at 6:00 p.m. in the Gunter Public Safety Building, located at 105 N. 4th Street, Gunter, Texas, at which time the following will be discussed and considered: CALL TO ORDER, PLANNING AND ZONING COMMISSION MEETING [Chair will call the meeting to order, establish a quorum if present, and declare notices legally posted pursuant to the Open Meetings Act.] INVOCATION AND PLEDGE CITIZEN COMMENTS DIRECTOR'S REPORT MINUTES 1. Consider approval of Minutes of the Gunter Planning and Zoning Commission Regular Meeting on February 13, 2025. REGULAR. AGENDA 2. PUBLIC HEARING Public Comments: To hear public comments regarding amending the Comprehensive Zoning Ordinance and Zoning Map oft the City of Gunter, Texas, by granting a change in zoning from M-1 Industrial District to PD Planned Development on approximately 1.66 acres, and to allow for the development to provide an urban-themed collection of businesses that will enhance the downtown Gunter area. The property is located on the corner of West Walnut Street and WI FM 121. 3. Discuss, consider, and act upon a zoning change request located in M-1 Industrial District, to Planned Development C-2, located in the James Cornell Survey generally on the corner ofs. 4th Street and W. Walnut Street to S. 5th Street. (JSCHoldings) 4. PUBLIC HEARING Public Comments: To hear public comments regarding amending the Comprehensive Zoning Ordinance and Zoning Map ofthe City of Gunter, Texas, by granting a change in zoning from TF - Two Family Residential (Duplex) District to PD Planned Development on approximately 1.5 acres, and to allow for the development to provide eight (8) Two Family units. The property is located at the Northwest corner of West Cedar Street and 7th Street. 5. Discuss, consider, and act upon a zoning change request located in TF- Two Family, to Planned Development TF, located in the Supplemental Addition Pt 72, located at the Northwest corner of West Cedar Street and 7th Street. (Justin Duncan-Almega Development) 6. Discuss, consider, and act upon a Minor Plat of11.302 acres of property currently located within the City of Gunter ETJ and partially in the Gunter city limits, situated in the J.A. McKinney Survey, Abstract No. 815 and the J.M. Jennings Survey, Abstract No. 643 in Grayson County, Texas. The property is located on FM 121. (Sutton Addition) 7. Discuss an amendment to the City's code of ordinances, Chapter 14A, Section 25 Use of Land and Buildings and Chapter 26 Descrpton/Dehmtions ofUses. ADJOURN I, the undersigned authority, do hereby certify that the above Notice of a Regular Meeting of Planning & Zoning Committee of the City of Gunter, Texas is a true and correct copy of said Notice and that I posted a true and correct copy ofs said Notice in the window ofCity Hall of said Gunter, Texas, a place convenient to the public, and said Notice was posted on April 7, 2025, before 6:00 p.m. and remained SO posted continuously for at least seventy-two hours immediately preceding the date of said meeting. Detra Gaines, City Secretary Pursuant to Section 551.127, Texas Government Code, one or more Commission. members or employees may attend this meeting remotely using videoconferencing technology. The video and audiojeedofth the videoconférencing equipment can be viewed and heard by the public at the address posted above as the location ofthe meeting. Ifduring the course ofthe meeting covered by this notice, the P&Z Commission should determine that a closed or executive meeting or session ofthe Commission or a consultation with the attorneyfor the City should be held or is required, then such closed ore executive meeting or session or consultation with attorney as authorized by the Texas Open Meetings Act, Texas Government Code S 551.001 et. seq., will be held by the Commission at the date, hour and place given in this notice as the Commission may conveniently meet in such closed or executive meeting or session or consult with the attorney for the City concerning any and all subjects andfor anyanda all purposes permitted by the Act, including, but not limited to, the following sections and purposes: Texas Government Code Section: $ 551.071 Private consultation with the attorneyfor the City on any item listed on the agenda $ 551.072- Discussing purchase, exchange, lease or value ofreal! property. Persons with disabilities who plan t0 attend this meeting and who may need assistance should contact Detra Gaines, CitySecretary, at (903) 433-5185 two working days prior to the meeting sO that appropriate arrangements can be made. E TIYZ O P & Z MEETING GUNERI March 13, 2025 EST. 1901 6:00 PM AGENDA ITEM #1 Consider approval of Minutes of the Gunter Planning and Zoning Commission Regular Meeting on February 13, 2025. AGENDA ITEM SUMMARY/BACKGROUND: PRESENTED BY: Jordan Wilde, Chairman FINANCIAL IMPACT: N/A LEGAL REVIEW: N/A ATTACHMENTS: See Attachments YA GUNAERI ST 105 N. 4th Street, P.O. Box 349 Gunter, TX 75058 903-433-5185 MINUTES Gunter Planning and Zoning Commission Regular Meeting Thursday, February 13, 2025 6:00 p.m. Meeting Opened. At 6:00 p.m. Members Present: Jordan Wilde Chairman, Davida, Miorin, Ken Boyd, Joshua Fuller, Jerry Perry Members Absent: Billy Stewart, Carey Frazier Staff Present: Eric Wilhite Director of Planning & Development, Detra Gaines City Secretary Pursuant to Chapter 551 ofthe Texas Government Code, notice is hereby given of a meeting ofthe Planning and Zoning Commission ofthe City of Gunter, Texas, to be held on February 13, 2025, at 6:00 p.m. in the Gunter Public Safety Building, located at 105 N. 4th Street, Gunter, Texas, at which time the following will be discussed and considered: CALL TO ORDER, PLANNING AND ZONING COMMISSION MEETING [Chair will call the meeting to order, establish a quorum if present, and declare notices legally posted pursuant to the Open Meetings Act.] INVOCATION AND PLEDGE CITIZEN COMMENTS DIRECTOR'S REPORT MIINUTES 1. Consider approval ofl Minutes ofthe Gunter Planning and Zoning Commission Regular Meeting on December 12, 2024. Jerry Perry made the motion to approve Minutes from. December 12, 2024, P. & Z. Regular Meeting. Ken Boyd seconded the motion. Motion passed 5-0 REGULAR AGENDA 2. PUBLICI HEARING Public Comments: To hear public comments regarding amending the Comprehensive Zoning Ordinance ofthe City ofGunter, by amending Chapter 14, "Zoning", exhibit 14A, "Zoning Ordinance", Section 30 "Accessory Building Regulations", by allowing ADU'sin all Single Family zoning districts, limiting the size of ADU's, prohibiting the use of ADU's as rental properties separate from the primary structure and providing general regulations for accessory buildings. Jordan Wilde Opened Public Hearing. for discussion at 6:07 p.m. No citizen comments Jordan Wilde Closed. Public Hearing. for discussion at 6:13 p.m. 3. Discuss, consider, and act upon a zoning change amending the Comprehensive Zoning Ordinance of the City of Gunter, by amending Chapter 14, "Zoning", exhibit 14A, "Zoning Ordinance", Section 30 "Accessory Building Regulations", by allowing ADU's in all Single Family zoning districts, limiting the size of ADU's, prohibiting the use of ADU's as rental properties separate from the primary structure and providing general regulations for accessory buildings. Jerry. Perry made the motion to approve zoning change amending the Comprehensive Zoning Ordinance regarding Accessory Building Regulations, by allowing ADU's (Accessory Dwelling Unit) in all Single-Family Zoning Districts, limiting the size of ADU's, prohibiting the use of ADU's as rental properties separate from the primary structure and providing general regulations for accessory buildings. Ken Boyd seconded the motion. Motion passed 5-0 4. PUBLIC HEARING Public Comments: To hear public comments regarding amending the City of Gunter's s Code of Ordinance, by making a textual amendment to section 27, "Special Uses", subsection 27.3, "Radio, Television, and Microwave Towers", ? to add provisions for elecommunication antenna. Jordan Wilde Opened Public Hearing. for discussion at 6:19 p.m. No citizen comments Jordan Wilde Closed Public Hearing. for discussion at 6:21 p.m. 5. Discuss, consider, and act upon an amendment to the City's Code of Ordinances, by making textural amendments to Section 27, titled "Special Uses," subsection 27.3 titled "Radio, Television and Micorwave Towers", to add provisions for elecommunication antenna. Davida Miorin made the motion to approve amendments to the City's Code of Ordinance to add provisions. for telecommumication antenna. Joshua Fuller: seconded the motion. Motion passed 5-0 6. Discuss, consider, and act upon a preliminary plat of 66.56 acres of property this is currently within the City of Gunter limits, situated in the Gunter J & HT & BRR, Abstract No. G1437 and 6.44 and 5.83 acre tracts located in the Houston Tex & Brazoria, Abstract No. G0606, in Grayson County, Texas. The property is located on E. Main St. and N.gth St. (Gunter 66) Jerry Perry approved. Preliminary Plat of 66.56 acres and 6.44 acres and 5.83 acres ofproperty located on E. Main Street and N. g" Street (Gunter 66). Ken Boyd seconded the motion. Motion passed 5-0 7. Discuss, consider, and act upon a minor plat on behalf of James and Christi Watson, of 15.21 acres of property that is currently located within the City of Gunter ETJ and partially in City Limits situated in the Gunter Thomas Duggan Survey, Abstract No. 33, HT & BRR, Abstract No. 1437 being 15.21 acres in Grayson County, Texas. The property is located at 20867 FM 121. Joshua Fuller made the motion to approve the Minor Plat on behalf of. James and Christi Watson, of15.21 acres ofi property located at 20867 FM 121. Davida Miorin seconded the motion. Motion passed 5-0 ADJOURN Adjourned. At 6:34 p.m. Jordan Wilde, Chairman ATTEST: Detra Gaines, City Secretary E cry 43 Or P & ZI MEETING GUNERI April 10, 2025 EST. 1901 6:00 PM AGENDA ITEM #2 PUBLIC HEARING Public Comments: To hear public comments regarding amending the Comprehensive Zoning Ordinance and Zoning Map ofthe City of Gunter, Texas, by granting a change in zoning from M-1 Industrial District to PD Planned Development on approximately 1.66 acres, and to allow for the development to provide an urban-themed collection of businesses that will enhance the downtown Gunter area. The property is located on the corner of West Walnut Street and W FM 121. AGENDA ITEM SUMMARY/BACKGROUND: PRESENTED BY: Jordan Wilde, Chairman Eric Wilhite, Director of Planning & Development FINANCIAL IMPACT: N/A LEGAL REVIEW: N/A ATTACHMENTS: See Attachments NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN, that the Planning & Zoning Commission oft the City of Gunter, Texas will conduct a public hearing on April 10,2025 at 6 p.m. and the City Council will conduct a second public hearing on April 17, 2025 at 6 p.m. at 105 N 4th Street Gunter, Texas 75058, to consider a request to amend the Comprehensive Zoning Ordinance and Zoning Map oft the City of Gunter, Texas, by granting a change in zoning from M-1 Industrial District to PD Planned Development on approximately 1.66 acres, and to allow for the development to provide an urban-themed collection ofb businesses that will enhance the downtown Gunter area. Following the concepts ofthe Gunter Downtown Master Plan. This project will be located on the corner of West Walnut, and W FM 121. Those wishing to speak FOR or AGAINST the abovei item are invited to attend. Ifyou are unable to attend and have comments you may send them to City of Gunter, Attention: City Secretary, Gunter, Texas 75058, email chserao@ciculeus and it will be presented at the Hearing. Ifyou have any questions about the above hearing you may contact cricailhie@cisuerikus PLANNING AND ZONING COMMISSION L MEETING CTTYL 01 April 10, 2025 GUNERI 6:00 PM EST. 1901 AGENDA ITEM# 3 Discuss, consider, and act upon a zoning change request located in M-1 Industrial District, to Planned Development C-2, located in the James Cornell Survey generally on the corner of S. 4th Street and W. Walnut Street to S. 5th Street. SUBMITTED BY John Carter of JSC Holdings LLC AGENDA ITEM SUMMARY/BACKGROUND The applicant is requesting consideration of a Planned Development (PD) to construct an downtown" style development that could include a mix uses. The concept PD site plan establishes basic design guidelines for the site development and the relationship to the streetscape. It is intended that the street and front sidewalks will be part of the development and that on-street parking will be utilized to meet parking needs, as is typical in urban downtown design concepts. The three tracts are currently zoned M-1, Industrial. The proposed zoning is PD, Planned Development with an underlying zoning classification of C-2, General Commercial District to allow for a variety of uses. The proposed uses include restaurant, retail, office, and other service uses. Currently W. Walnut Street pavement does not exist, only dedicated street-nght-ol-way. So portions of W. Walnut Street and a fire lane, as indicated on the PD concept site plan will be constructed with the first phase of development. The PD site plan is concept and is a framework for the development plans that will be further refined during civil site development plans. General Purpose and Description of the PD- Planned Development District is to promote stable, quality commercial development. M-1 District Regulations PD Planned Development Side yard: 5ft 5ft Rear yard: 5ft 5ft Front yard: 20ft Oft PUBLIC NOTICE: Notices mailed to property owners within 200 feet of the subject property and notice were published in the newspaper. RECOMMENDATION: Staff recommends approval of the proposed PD Concept Plan. ATTACHMENTS: PD Site Plan Zoning Exhibit. Zoning Ordinance GUNTER SQUARE Planned Development Three Commercial Tracts - Total Area: 1.66 acres LOCATION: Gunter Square will consist of three tracts of land south of FM 121 (W. Main Street) within the Gunter city limits: GUNTER SQUARE PLANNED DEVELOPMENT Tract No. Grayson County ID No. Address Acreage Survey Tract 1 151903 415 W. Main Street 0.33 OTP Gunter, Block 32, Lots 4-7 Tract 2 151909 402 W. Walnut Street 0.33 OTP Gunter, Block 32, Lots 18-21 Tract 3 455603 204 S. 4th Street 1.00 Gunter Square Addition, Lot 1R 1.66 LOCATION MAP W. MAIN STREET 361054 TRACT 1 151905 151900 E $ L 446347 TRACT 2 W. WALNUTS 15191 STREET TRACT 3 a I 151918 Gunter Square Planned Development Concept and Regulations page 1 CONFORMANCE WITH GUNTER'S DOWNTOWN MASTER PLAN: DOWNTOWN CORE The Downtown Core area is the heart of Downtown with City Hall and lively public spaces Gunter Square is located within the "Downtown Core" area as described in the Downtown Master Plan. This area is located between Oak Street and Elm Street, and between 3rd Street and 6th Street. The "character" of the Downtown Core emphasizes historic structures and vintage Texas culture with many areas ripe for development that promote public spaces, entertainment, and civic pride. The Downtown Master Plan calls for several architectural and design features in this area: 1. Awnings and Other Shade 2. Water Amenities (e.g. fountains) 3. Enhanced Alleys 4. Painted Signs and Murals 5. Maximum Three-Story Buildings. The Gunter Square Concept Plan includes many of the features listed above. The proposed buildings facing Main Street, 4th Street, and the south side of Walnut Street shall include the "build-to" concept. That is, either the building itself or the associated outdoor eating area shall be immediately adjacent to the property line or sidewalk placement. The sidewalks along the east side of 4th Street and the south side of Walnut Street shall be a minimum of ten feet wide to accommodate street trees (in wells within the sidewalk) and pedestrian travel (illustrated to the right). It is the intention of the developer to incorporate many of the vital components that make downtowns great and reflect the Downtown Master Plan's Vision Statement (next page). Examples of compliance are: 1. Provide continuity of design throughout the three tracts. 2. Create a "public place" that can be enjoyed by residents and visitors alike. 3. Use street calming methods to make the area more pedestrian friendly. 4. Create a unified architectural look that will reflect the history of Gunter and Texas while bringing innovative designs. Gunter Square Planned Development Concept and Regulations page 2 5. Design new buildings with "build-to" facades that augment the "downtown" feeling. 6. Provide parking on the street rather than on the subject property since the right-of-way, especially on 4th Street, which is designed as a two-lane Type A: street does not utilize the 100 foot right-of-way. 7. Promote the location of sidewalks encroaching into the right-of-way at intersections to provide traffic calming and ease of pedestrian movement. 8. Use landscaping to create a more welcoming sidewalk experience and also adjacent to outdoor seating. 9. Provide open space for multiple uses (e.g kid's games, picnics, passive recreation). 10. Link all uses together with pedestrian pathways that are attractive and unique. The large tract south of Walnut Street is not only the DOWNTOWN VISION site of three buildings that will be developed as STATEMENT restaurants or retail uses, but is also designed as a Downtown Gunter will be a unique gathering place for the community. The outdoor space destination in North Texas thatblends the is achieved through off-site, on-street parking. This preservation and restoration ofhistory and rural traditions with modern amenities, space will include a small pavilion for music, a grove of housing, shopping, dining, entertainment, trees that will provide a respite from the heat of andconveniences. Downtown Gunter's summer, a children's play area, and wide pathways small-townfeel will be reflected in its safe, walkable, bikeable, friendly, and enjoyable throughout to link the various components together, setting which promises to stay vintage, similar to Klyde Warren Park in Dallas. vibrant, and charming. According to the Downtown Master Plan, Type "A" Streets should be constructed in this area. This type of street should be pedestrian-oriented with a "Main Street" feel (described as including a continuous blockface), with a zero to ten foot build-to" front façade locations. Further, intersections within this area should use special design considerations, such as unique paving, traffic calming methods, and roundabouts. The sidewalks shall extend into the intersections at the southeast corner of 4th and Walnut Streets and the southwest corner of 5th and Walnut Streets, to provide enhanced pedestrian walkways crossing the intersections. In addition, a mid-block pedestrian crosswalk will be provided on Walnut Street to unify the buildings north of Walnut with those on the south side of Walnut. Parallel parking shall be provided on the north side of Walnut Street and on the south side of Main Street. The Gunter Thoroughfare Plan and the Downtown Master Plan both call for 4th and Walnut Streets to be two-lane streets. The on-street, head-in parking concept utilizes the rights-of-way along 4th Street (100 feet in width) and along Walnut Street (60 feet in width) to maximize the space, reduce speeds on these roadways, and generate greater pedestrian usage for space that would otherwise not be fully functioning. ARCHITECTURE: Gunter Square is proposed to be developed as a start of an urban-themed collection of businesses that will enhance the downtown Gunter area. Following the concepts of the Gunter Downtown Master Plan, this Planned Development addresses several components shown to be of critical importance: maintaining and improving the aesthetics of downtown and encouraging new business development. Tract 1 and Tract 2 will have buildings that house office or light retail. Tract 3 is planned fori three buildings including at least one restaurant and a combination of retail/office spaces. In addition, a pedestrian walkway will connect the businesses with wide paved gathering areas. The entire area will Gunter Square Planned Development Concept and Regulations page 3 be designed around the concept of' "Urban Prairie" which incorporates native stone materials with clean, white brick facades (see examples, below). I EFA HnrseBpautifu BROOm WAGon COFFEE 163t Gunter Square Planned Development Concept and Regulations page 4 SIGNAGE: Accents and signage for the buildings will be black wrought iron or similar crisp finishes (examples below). ROUN / - Hour BAGr 318 WILLOWDRIVE OLD WEST IRON Est. 2011 uun METI ENTERTAINMENT CENTER: Tract 3 will house at least one restaurant with a covered patio that faces the stage and the open space. This restaurant is likely to be a gathering place in addition to a place to eat. Some examples of the type of patio seating are shown below. 4 a Gunter Square Planned Development Concept and Regulations page 5 As part of the "draw" of Gunter Square, a small, covered stage with electrical service will be provided. This, in addition to the active open space, complete with ample seating and shade, will immediately create a new place for Gunter residents to get together. ZONING: The three tracts are currently zoned I, Industrial. The proposed zoning is PD, Planned Development with an underlying zoning classification of C-2, General Commercial District to allow for a variety of uses. The proposed uses include restaurant, retail, office, and other service uses. ADJACENT THOROUGHFARES: At the current time, Main Street and 4th Street are constructed as two-lane roads and are shown on the City and Grayson County Thoroughfare Plans as remaining two- lane roads. The tract adjacent to Main Street has a variable width right-of-way which averages approximately 95 feet in width. Fourth Street's right-of-way is also variable width and averages approximately 105 feet in width. The ample width of these two streets allows the two traffic lanes with a center turn lane and also a variety of parking options. Walnut Street has a 60-foot right-of-way but is only partially constructed adjacent to the subject property. As part of the development, Walnut Street from 4th to 5th Street will be constructed, with a temporary turn-around at the intersection of Walnut and 5th Street. Fifth Street, adjacent to Tract 3's eastern property line, is an unconstructed designated roadway with approximately 65 feet of right-of-way. There are no plans for the construction of 5th Street with the first phase ofthis project. PARKING: Parking requirements in downtown areas should be as flexible as possible to provide necessary spaces for customers while not using limited land area as parking. This can be achieved through a unified parking ratio for downtown businesses regardless of the specific use that occupies the buildings. This developer is suggesting 1:300 for the three tracts, regardless of land use. In this way, the buildings can be utilized by a variety of typical downtown ousinesses such as retail, office, restaurant, services, etc. In addition, adjacent to Tract 3, head-in on-street parking is proposed to be included in the requirement, leaving the entire 1.00 acre tract to be developed for businesses, open space, and public gathering. GUNTER SQUARE PLANNED DEVELOPMENT Proposed Parking Ratios Tract No. Address Proposed Use Proposed Parking Ratio Tract 1 415 W. Main Street Retail/Office 1:300 Tract 2 402 W. Walnut Street Office 1:300 Tract 3 204 S. 4th Street Restaurany/Ofice/Reta. 1:300 GUNTER SQUARE PLANNED DEVELOPMENT Proposed On-Site Parking Spaces Tract Max. Size Bldg Min. Parking Proposed On- Address Proposed Use No. Per Tract Required Site Parking Tract 1 415 W. Main Street Retail/Office 3,500 sq ft 12 17 Tract 2 402 W. Walnut Street Office 2,000 sq ft 10 14 Tract 3 204 S. 4th Street + Restaurant/Offic 9,000 sq ft 30 proposed buildings on e/Retail south side of W Walnut Total On-Site Spaces: 27 Gunter Square Planned Development Concept and Regulations page 6 GUNTER SQUARE PLANNED DEVELOPMENT Proposed On-Street Parking Spaces Tract No. Max. Size Min. Parking Proposed Address Proposed Use Bldgs Per Required Street Parking Tract Tract 1 415 W. Main Street Retail/Office 3,000 sq ft 12 2 Tract 2 402 W. Walnut Street Office 2,000 sq ft 10 3 Tract 3 204 S. 4th Street + Restaurant/Office 9,000 sq ft 30 38 proposed buildings on /Retail south side of W Walnut Total On-Street Spaces: 43* *Note: The on-street parking for 204 S. 4th Street and the two proposed buildings facing W. Walnut Street does not include the additional on-street parking that will be provided once 5th Street is constructed. The total parking fort the Gunter Square Planned Development will be approximately seventy (70) spaces, including the on-site and head-in street parking. The justification for using on-street parking is supported by empirical evidence which shows limiting or even eliminating downtown parking minimums actually encourages business development. In fact, the Gunter Downtown Plan echoes this statement, although the Zoning Ordinance has not yet been changed to reflect the Plan's suggestion for minimizing or eliminating minimum parking ratios. Further, parking ratios are directly associated with land use. Land uses in the downtown area change frequently from retail to office to restaurant and more. By requiring the parking number to be tied to a specific land use is to restrict free development of new businesses. For example, a 2,000 square foot office space (Gunter parking ratio of 1:300) requires 6.7 spaces rounded up to 7 spaces. If the same space was leased to a retail use, the Gunter parking ratio of 1:200 would apply, SO instead of 7 spaces, now the same building space would be required to provide 10 spaces. It would be even worse should a restaurant move into the space - at a parking ratio of 1:100, the restaurant would now require 20 spaces! This encourages over-parking which is unsightly and not conducive to a vibrant downtown with many land uses adjacent to one another. Many downtown areas are limiting or completely eliminating the requirement for parking for existing and new businesses. Obviously, some parking is needed. But a specific formula can be overly restricting for growth and vibrancy. A March 2023 article in Planning Magazine indicated that many medium sized cities are completely eliminating parking minimums in their downtown areas. Unused or underused properties that were ripe for development were hampered by the outmoded concepts of required minimum parking requirements. Removing that barrier to development became an incentive for innovation, creativity, and economic prosperity. In Fayetteville, Arkansas, the article states that the lack of backlash to the removal of minimum parking standards became the "story" because there was none. Business owners and visitors agreed that it was a boon to downtown development. Further, "the elimination of parking minimums proved there simply wasn't much justification for the regulations in the first place. 1 For example, McKinney has a thriving downtown area and does not require any parking for new businesses (McKinney Development Code, Appendix 2). As part of their latest parking survey, even in the most crowded time periods, there is ample parking available in the downtown area (59% saturation). Gunter Square Planned Development Concept and Regulations page 7 SETBACKS AND BUILD-TO LINES: Buildings located on Tract 3 (402 S. 4th Street) shall have no setbacks required and may be built up to the property line. This assumes that sidewalks will be built in the public right-of-way. Buildings on Tract 1 and 2 shall have setbacks on all four sides of the buildings of 5 feet minimum. However, should the owner choose to build the front façade on Tracts 1 and/or 2 with no setback, these tracts may convert to a zero build-to line, as described below for Tract 3. GUNTER SQUARE PLANNED DEVELOPMENT Proposed Site Regulations 402 W. Buildings facing 415 W. Main St 204 S. 4th St Walnut St Walnut St Minimum Front Façade Setback 0' 0' 0' 0' Minimum Side Yard Setback 5' 5' 0' 0' Minimum Rear Yard Setback 5' 5' 0' 5' Maximum Height of Buildings 2 stories 1 story 2 stories 2 stories LANDSCAPING: Since these buildings will have more of an "urban" look with "build-to" lines rather than setbacks, street trees will be placed within sidewalk wells with grates along the streets with no setbacks. The ratio of trees will follow the City's regulations of one large tree per 40 feet of frontage. The sidewalks along 204 S. 4th Street will be built to accommodate head-in parking and will have a bump out at the intersection of 4th Street and Walnut Street to allow pedestrians to better view the street traffic and make pedestrian crossings safer. Interior landscaping will include natural plants, trees, and grasses as well as artificial turf where heavy pedestrian traffic warrants its use. The use of artificial turf shall substitute for required natural grass when appropriate. Canopy umbrellas and other shade features may be used in lieu of shade trees within Tract 3, as the dry, hot summers of Texas make it difficult for these trees to flourish. OPEN SPACE: The purpose of landscaping is to provide shade, enhance the natural ambiance of the City, and support property values. With the brutal summers of late, innovations to provide alternate shade opportunities should be considered and supported. Many times, shortly after trees or shrubs are planted, the Texas sun reduces them to tinder. With water restrictions, maintaining living trees and plants becomes an unsolvable and expensive problem. Gunter Square will use patio covers, awnings, and table umbrellas, along with some living landscaping, to provide shade while not sacrificing ambiance. Gunter Square will be unique in that it will provide ample open space in Tract 3 that will be actively utilized by the residents of Gunter as well as customers. The building proposed on Main Street will have a minimal front setback, with the sidewalk extending close to the front entry. Likewise, the restaurant located on the west side of Tract 3 will have a zero front setback on 4th Street, with the focus being on a wide pedestrian sidewalk adjacent to the head-in parking. Landscaping in both these locations will be limited to shade trees in tree wells within brick pavers. Gunter Square Planned Development Concept and Regulations page 8 The existing building on Tract 2 is proposed to remain, with extensive renovation to the exterior to conform to the proposed Urban Prairie aesthetic. It will have more typical suburban parking on the east side of the building and two rows of parking facing Walnut Street. A pedestrian walkway marked with pavers or painting will connect the new building on Tract 1 with the existing building on Tract 2 and continue south to Tract 3. Landscaping on Tract 1 and Tract 2 will be limited to that required for parking lots and/or street trees. Tract 3 will have a combination of trees, pedestrian walkways, 'grassy" areas made up of Astroturfe or similar permanent grass product, open paved areas, brick and cement sidewalks, tables with umbrellas, and other outdoor seating options. This combination on Tract 3 will not conform to the landscaping requirements of the City but will provide an alternative option to the mundane, expected landscape treatment of trees and shrubs in rows. The innovative design of Gunter Square will likely be copied in other developing areas of Gunter. Additions to the landscaping and open space will be soft overhead lighting. The large outdoor patio common area in Tract 3 will have flexible seating for dining or listening to a concert, such as shown above. OPEN AIR STAGE: The open space in Tract 3 will include a small, covered stage, equipped with electricity for musicians to play or even have small outdoor concerts. The restaurant with the patio will face the stage area. The photo to the right shows the approximate size of the stage and the canvas cover. PHASING: The Gunter Square Planned Development will be constructed in Phases. Currently, the existing building located on the north side of Walnut Street is considered to be a part of Phase 1. Tract 3, south of Walnut Street, will be developed in at least two phases. Phase 1 will be the restaurant to be located on the hard corner of 4th Street and Walnut Street. This restaurant development will include a covered outdoor patio area and the natural shaded "grove" area shown to the east ofthe patio seating on the Concept Plan. Phase 1 will also include the small outdoor performance center and a relatively small portion of the alleyway at the south end of the tract to allow for trash pick-up. Phase 1 will include the construction of the entire length of Walnut Street from 4th Street to 5th Street, with a temporary cul-de-sac provided in the future intersection of Walnut Street and 5th Street. Gunter Square Planned Development Concept and Regulations page 9 Phase 2 will include one or both of the remaining buildings proposed for Tract 3, along with the construction of a portion of 5th Street, to be determined at a later date. At this time, the on-street parking on the east side of Tract 3 will be constructed along with the entire remaining length of the alleyway on the south side of Tract 3. CONCLUSION: The Downtown Master Plan emphasizes the benefit of partnering with private developers for economic vitality and quality design aspects with the cooperation and support of the City. The goal of economic vitality can be achieved through partnerships with private developers, the City, and Gunters Economic Development Corporation, as well as taxi incentives, reduction in fees associated with development, and with a simplified process of approval. Encouraging quality design, a recognizable aesthetic, and an attitude of flexibility with specific Zoning regulations will create a development with unique design attributes. While all the details of the design are not fully developed, the overall concept is clear - a well-designed combination of businesses that would extend and enhance Gunter's downtown area, bringing growth, vibrancy, and opportunities to the City. Gunter Square Planned Development Concept and Regulations page 10 GUNTER SQUARE Location Map 31 W Main Si - Main St 09 € 5 6 € W Walnut St > El Si Gunter Square Planned Development Concept and Regulations page 11 GUNTER SQUARE Proposed Street Sections VAN aV 100F RIGHT OF AY - a 5 - - GUNTER 100 RIGHT OF- WAYS lon na - Design Group E INSAe CUNTER.S G0F RIGHT OFV WAYS ss" Design - - Group an PEE Gunter Square Planned Development Concept and Regulations page 12 GUNTER SQUARE PLANNED DEVELOPMENT Proposed On and Off-Street Parking Proposed Max. Square Min. Proposed Proposed Tract No. Proposed Use Parking Feet Per Parking Street Site Ratio Tract Required Parking Parking Tract 1 Retail/Office 1:300 3,000 sq ft 12 2 17 Tract 2 Office 1:300 2,000 sq ft 10 3 14 Restaurant/Office Tract 3 1:300 9,000 sq ft 30 38 /Retail 43 31 Total Parking 74 spaces Gunter Square Planned Development Concept and Regulations page 13 GUNTER SQUARE PD CONCEPT PLAN GUNTER SQUARE PLANNEDI DEVELOPMENT Proposed Onand Off-s Street Parking Proposed Max. Square Min. Proposed Proposed Tract No. Proposedl Use Parking Feet Per Parking Street Site Ratio Tract Required Parking Parking. Tract1 Retail/Office 1:300 3,000sgft 12 2 17 Tract2 Office 1:300 2,000sgft 10 3 14 MAIN Restaurant/Office STREET Tract3 /Retail 1:300 9,000 sqft 30 38 0 100 ROW 43 31 4 100 Total Parking 74s spaces N Proposed a Retavome 2,500 361054 Sq ft a e Scale: 1 inch 80 S 4 151905 02 TTTT 10 llervay y 151900 - Existing 5 Building a 2,000 Sq ft d E5 W. m Specially paved WALNUTS STREET 57 pedestrian walkways e proposeds streeti 60 ROW impserso. : onstreet bec parkingt to à 1915 COPstuctedS adi prop. by owner 5 A HC e r E - 28' 1 : a HCE trafie 9 a HÇIHC/ lanes Proposed Ourdoor 1 Propesed Seating - Temporany etaurant 24 E 4 culd de Sac a 50', 250.2FE 4 radius Proposed 1 a - Outdoors - I Seatine Retaurant 7 de or Retail 3 t o - Proposed play' Ar23 : - 2,500 sq ft 3 - Restaurant hlérents 2,000s sqft a 12 PHASE1 1 - h - PERIRR A PHASEZ ir E Ph1 Perfamance Fr i dumpster Center GutheingA Area 300 Ph1 alley 10 151918 construction Ph2 alley Pleyway tot this point construction will connect to5th Street 259536 151919 a ONINHVd 22 ONDVA TTVAVd AV CITY OF GUNTER, TEXAS (Gunter Square) ORDINANCE NO. A ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GUNTER, TEXAS, AMENDING THE COMPREHENSIVE ZONING ORDINANCE AND MAP OF THE CITY OF GUNTER, TEXAS, AS HERETOFORE AMENDED, BY CREATING PLANNED DEVELOPMENT GUNTER SQUARE (PD- LOCATED ON APPROXIMATELY 1.66 ACRES OF LAND, SITUATED IN THE JAMES CORNELL SURVEY, ABSTRACT NO. 217, GRAYSON COUNTY, TEXAS, BEING LOTS 4, 5, 6, AND 7 IN BLOCK 32 OF THE ORIGINAL TOWN OF GUNTER AND BEING LOCATED ALONG ATTHE CORNER OF WEST WALNUT AND W FM 121, GUNTER, TEXAS, AND BEING MORE PARTICULARLY DESCRIBED IN EXHIBIT "A" ATTACHED HERETO, BY GRANTING A CHANGE IN LONING FROM M-1 INDUSTRIAL DISTRICT (M-1) TO GUNTER SQUARE PLANNED DEVELOPMENT NO. (PD- TO ALLOW FOR THE DEVELOPMENT OF AN URBAN THEMED COLLECTION OF BUSINESS THAT WILL ENHANCE THE DOWNTOWN GUNTER AREA, WITH DEVIATIONS; PROVIDING FOR A CONFLICTS CLAUSE; PROVIDING A REPEALING CLAUSE; PROVIDING A SEVERABILITY CLAUSE; PROVIDING A SAVINGS CLAUSE; PROVIDING FOR PENALTY OF FINE NOT TO EXCEED THE SUM OF TWO THOUSAND DOLLARS ($2,000.00) FOR EACH OFFENSE; AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, the City Planning and Zoning Commission of the City of Gunter, Texas, and the governing body ofthe City of Gunter, in compliance with the laws ofthe State of Texas, and the Ordinances of the City of Gunter, have given requisite notice by publication and otherwise, and after holding due hearings and affording a full and fair hearing to all property owners generally and to all persons interested and situated in the affected area and in the vicinity thereof, and in the exercise of its legislative discretion have concluded that the Comprehensive Zoning Ordinance and Map should be amended; NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF GUNTER, TEXAS: SECTION 1. That the Comprehensive Zoning Ordinance and Map of the City of Gunter, Texas, duly passed by the governing body of the City of Gunter, Texas, on the 24th day of May, 2016, as heretofore amended, be, and the same are hereby further amended by creating Gunter Square Planned Development- (PD- ), located on approximately 1.66 acres ofland located in the James Cornell Survey, Abstract No. 217, Grayson County, Texas, being Lots 4, 5, 6, and 7, in Block 32, of the original Town of Gunter, Grayson County, Texas by Plat recorded in Volume 142, Page 56, deed records Grayson County, Texas, and being same tract of land conveyed to Billie Carlton Bennett, Mary Etta Bennett Kolb, and Tommy Joe Bennett, by deed City of Gunter Ordinancel No. (cgm/3/29/25/) Page 1 recorded in Volume 4272, Page 278, Deed Records, Grayson County, Texas, and being more particularly described in Exhibit "A" attached hereto (the "Property"), by granting a change in zoning from M-1 Industrial District (M-1) to Gunter Square Planned Development- (PD- to allow for a Planned Development for the development of an urban-themed collection of businesses that will enhance the downtown Gunter area and follow the concepts of the Gunter Downtown Master Plan, with deviations. SECTION 2. That the Property shall be developed and used only in accordance with the following development conditions: A. CONCEPT PLAN. The Property shall be developed in general conformance with the Gunter Square Planned Development, attached hereto as Exhibit "B" and incorporated herein by reference (the "Concept Plan"). Minor modifications to streets and driveways that do not alter the general alignment shown on the Concept Plan may be made. B. PERMITTED USES. Permitted uses shall be compliant with the City of Gunter Zoning Ordinance Section D. DEVELOPMENT STANDARDS. PD- shall generally combine certain existing guidelines within District ( and District ( 2 as described in the attached Exhibit "B" for density, lot area, architectural guidelines, and landscape guidelines. E. SITE PLAN AND ELEVATIONS PLAN. The Property shall be developed in general conformance with the Site Plan and Elevations Plan attached hereto as Exhibit C" and incorporated herein by reference (the Site Plan and Elevations Plan"). F. DISTRICT REGULATIONS. The Property shall be subject to the district regulations as provided in the attached Exhibit "D", District Regulations with regard to G. WATER, SEWER, AND DRAINAGE. The Property shall be developed with regard to water, sewer, and drainage improvements as provided in the attached Exhibit "E." Minor modifications to water, sewer, or drainage improvements that do not alter the general alignment shown on the Concept Plan may be made. H. STREET IMPROVEMENTS. The Property shall be developed with regard to street improvements as provided in the attached Exhibit "F." Minor modifications to streets and driveways that do not alter the general alignment shown on the Concept Plan may be made. SECTION 4. That the above property shall be used only in the manner and for the purpose provided for by the Comprehensive Zoning Ordinance of the City of Gunter, as heretofore amended, and as amended herein. SECTION 5. That, to the extent of any irreconcilable conflict with the provisions of this ordinance and other ordinances of the City of Gunter governing the use and development of the Property and which are not expressly amended by this ordinance, the provisions ofthis ordinance shall be controlling. City of Gunter Ordinance No. (cgm/3/29/25/) Page 2 SECTION 6. That all provisions of the Ordinances of the City of Gunter in conflict with the provisions of this Ordinance be, and the same are hereby, repealed, and all other provisions of the Ordinances of the City of Gunter not in conflict with the provisions of this Ordinance shall remain in full force and effect. SECTION 7. That should any sentence, paragraph, subdivision, clause, phrase or section of this Ordinance be adjudged or held to be unconstitutional, illegal or invalid, the same not affect the validity of this Ordinance as a whole, or any part or provision thereof other than the part SO decided to be invalid, illegal or unconstitutional, and shall not affect the validity of the Comprehensive Zoning Ordinance as a whole. SECTION 8. An offense committed before the effective date of this Ordinance is governed by the prior law and the provisions of the Comprehensive Zoning Ordinance, as amended, in effect when the offense was committed and the former law is continued in effect for this purpose. SECTION 9. That any person, firm or corporation violating any of the provisions or terms of this Ordinance shall be subject to the same penalty as provided for in the Comprehensive Zoning Ordinance of the City of Gunter, as heretofore amended, and upon conviction shall be punished by a fine not to exceed the sum of Two Thousand Dollars ($2,000.00) for each offense; and each and every day such violation shall continue shall be deemed to constitute a separate offense. SECTION 10. This ordinance shall take effect immediately from and after its passage and the publication of the caption, as the law in such case provides. IT IS ACCORDINGLY sO ORDAINED. DULY PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF GUNTER, TEXAS, THE DAY OF APRIL, 2025. AYES NAYS ABSTENTIONS CITY OF GUNTER, TEXAS Karen Souther, Mayor ATTEST: Detra Gaines, City Secretary City ofGunter Ordinance No. (cgm/3/29/25/) Page 3 EXHIBIT "A" PROPERTY DESCRIPTION PROPERTY DESCRIPTION-L66 AC TRACT ONE: Being a trat of land situated in the James Cornell Survey, Abstract No. 217, Grayson County, Texas, being Lots 4, 5, 6, and 7, in Block 32, of the original Town of Gunter, Grayson County, Texas by Plat recorded in Volume 142, Page 56, deed records Grayson County, Texas, and being same tract of land conveyed to Billie Carlton Bennett, Mary Etta Bennett Kolb, and Tommy Joe Bennett, by deed recorded in Volume 4272, Page 278, Deed Records, Grayson County, Texas, and being more particularly described as follows: Beginning at a% inch iron rod found for corner, said corner being in the South line of Main Street (100 feet right-of-way) and being in the North corner of Lot 5, conveyed to James F. Skaggs, Revocable Living Trust, by deed recorded in County Clerk's File Number 2008- 00001368, Deed Records, Grayson County, Texas; Thence South 11 degrees 20 minutes 00 seconds West, along the West Line of said (Lot 8) Skaggs tract, a distance of 145.00 feet to a % inch iron rod set with a yellow plastic cap stamped "CBG Surveying" for corner, from which a % inch iron found bears South 18 degrees 41 minutes 28 seconds East, a distance of 0.37 feet, said corner lying in the North line of a 10 foot Alley; Thence North 78 degrees 40 minutes 00 seconds West, along the North line of said 10 foot Alley, a distance of 100.00 feet to a % inch iron rod set with a yellow plastic cap stamped "CBG Surveying" for corner, from which a % inch iron found bears South 08 degrees 08 minutes 45 seconds East, a distance of 1.16 feet, said corner being in the South corner ofLot 3, conveyed to 415 West Main Street, LLC, by deed recorded in County Clerk's File Number 2015-16552, Deed Records, Grayson County, Texas; Thence North 11 degrees 20 minutes 00 seconds East, along the East line of (Lot 3) 415 West Main Street, LLC tract. A distance of 145.00 feet to a % inch iron rod set with a yellow plastic cap stamped "CBG Surveying" for corner, said CORNER LYING IN THE South line of said Main Street; Thence South 78 degrees 40 minutes, 00 seconds East, along the South line of said Main Street, a distance of 100.00 feet to the Point of Beginning and containing 14,500 square feet or 0.333 acres ofland, more or less. TRACT TWO: Situated in the County of Grayson, State of Texas, being all of Lots 18-21, Block 32, of the Original Town Plat of the City of Gunter, an addition to the City of Gunter, Texas, as shown by EXHIBIT A plat of record in Volume 142, Page 56, of the Deed Records, Grayson County, Texas and being described by metes and bounds as follows: Beginning at a %" steel rod found for the southwest corner of said Lot 21, common to the southeast corner ofLot 22 of said Block 32; Thence North 12° 29'32" East, with the westerly line of said Lot 21, and with the easterly line of said Lot 22, a distance of 145.00 feet to a %" steel rod found for the northwest corner of said Lot 21, common to the northeast corner of said Lot 22; Thence South 77°31'51" East, with the northerly line of said Lots 18-21, and with the southerly line of an alley, a distance of 100.00 feet to a %" steel rod previously set for the northeast corner of said Lot 18, common to the northwest corner ofl Lot 17 of said Block 32; Thence South 12° 29' 32" West, with the easterly line of said Lot 18, and with the westerly line of said Lot 17, a distance of 145.00 feet to a %" steel rod previously set for the southeast corner of said Lot 18, common to the southwest corner of said Lot 17; Thence North 77° 31'51" West, with the southerly line of said Lots 18-21, and with the northerly Right-of-Way line of Walnut Street, a distance of 100.00 feet to the Point of Beginning and containing 14,500 square feet or 0.333 acres ofland, more or less. TRACT THREE: Situated in the County of Grayson, State of Texas, being a part of James Cornell Survey, Abstract No. 217, and being Lots 1-12 in Block 39 of Original Town Plat ofthe City of Gunter, according to the plat thereof recorded in Volume 142, Page 58, Deed Records, Grayson County, Texas, and being the same tract of land described in the deed to JSC Holdings, LLC, recorded in Document No. 2021-34850, Real Property Records, Grayson County, Texas, and being all ofLot 1R of the Gunter Square Addition, an addition to the City of Gunter, Grayson County, Texas, as shown by plat of record in Document Number 2024-87, Plat Records, Grayson County, Texas, and being described by metes and bounds as follows: Beginning at a %" steel rod found for the northeast corner of said Block 39, and at the intersection oft the southerly right-of-way line of Walnut Street and the westerly right-of-way line of South 5th Street; Thence South 12° 34' 33" West, with the easterly line of said Block 39, and with the westerly right-of-way line of said South 5th Street, a distance of 145.00 feet to a %" steel rod found for the southeast corner of said JSC Holdings Tract, and at the intersection of the westerly right-of- way line of said South 5th Street and the northerly line of a 10-foot alley in said Block 39; Thence North 77° 18' 58" West, with the southerly line of said JSC Holdings Tract, and with the northerly line of said 10-foot alley, a distance of 299.52 feet to a %" steel rod found for the southwest corner of said JSC Holdings Tract, and at the intersection ofthe northerly line of said 10- foot alley and the easterly right-of-way line of South 4th Street; EXHIBIT A Thence North 12° 37' 14" East, with the westerly line of said Block 39, and with the easterly right-of-way line of said South 4th Street, a distance of 145.00 feet to a 1/2" steel rod set for the northwest corner of said Block 39, and at the intersection ofthe easterly right-of-way line of said South 4th Street and the southerly right-of-way line of aforesaid Walnut Street; Thence South 77° 18' 58" East, with the northerly line of said Block 39, and with the southerly right-of-way line of said Walnut Street, a distance of 299.40 feet to the Point of Beginning and containing 43,422 square feet or 1.00 acres ofland, more or less. EXHIBIT A EXHIBIT "B" GUNTERSQUARE CONCEPT PLAN EXHIBIT B EXHIBIT "C" GUNTER SQUARE SITE PLAN AND ELEVATIONS EXHIBIT B EXHIBIT "D" GUNTER SQUARE DISTRICT REGULATIONS EXHIBIT B EXHIBIT "E" GUNTER SQUARE WATER, SEWER, AND DRAINAGE IMPROVEMENTS EXHIBIT B EXHBIT "F GUNTER SQUARE STREET IMPROVEMENTS EXHIBIT B E CTTY On Planning & Zoning MEETING GUNERI April 10, 2025 EST. 1901 6:00 PM AGENDA ITEM #4 PUBLIC HEARING Public Comments: To hear public comments regarding amending the Comprehensive Zoning Ordinance and Zoning Map ofthe City ofGunter, Texas, by granting a change in zoning from TF - Two Family Residential (Duplex) District to PD Planned Development on approximately 1.5 acres, and to allow for the development to provide eight (8) Two Family units. The property is located at the Northwest corner of West Cedar Street and 7th Street. AGENDA ITEM SUMMARY/BACKGROUND: PRESENTED BY: Jordan Wilde, Chairman Eric Wilhite, Director of Planning & Development FINANCIAL IMPACT: N/A LEGAL REVIEW: N/A ATTACHMENTS: See Attachments CITY OF GUNTER, TEXAS NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN, that the Planning & Zoning Commission of the City of Gunter, Texas will conduct a public hearing on April 10,2025 at 6 p.m. and the City Council will conduct as second public hearing on April 17, 2025 at 6 p.m. at 105 N 4th Street Gunter, Texas 75058, to consider a request to amend the Comprehensive Zoning Ordinance and Zoning Map ofthe City of Gunter, Texas, by granting a change in zoning from TF- Two Family Residential (Duplex) District to PD Planned Development on approximately 1.5 acres, and to allow for the development to provide 8 Two Family units. This project will be located at the Northwest corner of West Cedar Street and 7th Street within the city limits of Gunter, TX. Those wishing to speak FOR or AGAINST the above item are invited to attend. Ifyou are unable to attend and have comments you may send them to City of Gunter, Attention: City Secretary, Gunter, Texas 75058, email osean@agumersus and it will be presented at the Hearing. Ifyou have any questions about the above hearing you may contact vricwilhie@cisuterius PLANNING AND ZONING COMMISSION E MEETING CTIY O April 10, 2025 GUNGERI 6:00 PM EST. 1901 AGENDA ITEM #5 Discuss, consider, and act upon a zoning change request located in TF- Two Family, to Planned Development TF, located in the Supplemental Addition Pt 72, near College St. and 7th Street. SUBMITTED BY Justin Duncan of Almega Development AGENDA ITEM SUMMARY/BACKGROUND The applicant is requesting consideration of a Planned Development to construct at TF-TwO Family District (duplex) development. The area surrounding the subject property is currently zoned and developed as TF-Two Family (duplex). Because 7th Street was never constructed, the developer of this project will be responsible for construction of street pavement. There are also a few other encumbrances on the property. Because of these additional items, the developer is asking for slight deviations from the base TF zoning district development standards that would allow for additional dwelling units to be constructed. General Purpose and Description of the Two-Family Residential (Duplex) District is to promote stable, quality residential development of slightly increased densities. Consistent with the city's Comprehensive Plan, this district may be used as a "buffer" district between low density and high-density districts or between residential and nonresidential districts. TF District Regulations PD Planned Development Min. lot width: 30ft 52ft Min. lot depth: 100ft 95ft Side yard: 8ft 6ft Rear yard: 20ft 20ft Front yard: 20ft 20ft Lot area: 3,000sf 5,522sf PUBLIC NOTICE: Notices mailed to property owners within 200 feet of the subject property and notice was published in the newspaper. RECOMMENDATION: Staff is recommending approval. ATTACHMENTS: PD Site Plan Zoning Exhibit. 0-0S12 CAmToI UON PS N6 Va SVASI TINAOD NOSIV89 I2A W CA C nia NOH aEIN19JOO IS Id JOH E x MOSNSO 133415QAYGOOM : JIINAS 01 NOMIGOV - l 3 SHOABAANS: 9: SA9ENIONE ONIT TASNOD 6 1I8IHX3 SNINOZ N ONI SBIVIDOSSV: 3 5181A t B5 A8VINEWE1ddAS ZL X0078 HR5 a & e & * : N 3 i L8SCAOI - S a 9 AN : e - 1 TINOUNVOT ldisos30 AB EVG e 8 e & 6 3 6 5 3 € a - - - a B a e a a - - 9 9 55 8 e 3 - 3 B 3 I :5 S : de GREA AVMHOH2 AICH 3152 15) I 06 à - 9 3 a * a 3 I a / 3 - 3 5 3 6 5 la 9 / SZEP B-aB02 1 N a e n 6 b 1RVIS HABA HIBON peargyos mgeagup pezyon wpposry AAE 3 P5S 12 dne myro OR CITY OF GUNTER, TEXAS (The Cottages at 7th Street) ORDINANCE NO. A ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GUNTER, TEXAS, AMENDING THE COMPREHENSIVE ZONING ORDINANCE AND MAP OF THE CITY OF GUNTER, TEXAS, AS HERETOFORE AMENDED, BY CREATING PLANNED DEVELOPMENT THE COTTAGES (PD- LOCATED ON APPROXIMATELY 1.5 ACRES OF LAND, SITUATED IN THE HT&B RR CO SURVEY, ABSTRACT NO. 606, GRAYSON COUNTY, TEXAS, BEING PART OF BLOCK 72 OF THE SUPPLEMENTARY ADDITION TO THE CITY OF GUNTER AND BEING LOCATED ALONG AT THE NORTHWEST CORNER OF WEST CEDAR STREET AND 7TH STREET, GUNTER, TEXAS, AND BEING MORE PARTICULARLY DESCRIBED IN EXHIBIT "A" ATTACHED HERETO, BY GRANTING A CHANGE IN ZONING FROM TWO FAMILY RESIDENTIAL (DUPLEX) DISTRICT (TF) TO THE COTTAGES PLANNED DEVELOPMENT NO. (PD- TO ALLOW FOR THE DEVELOPMENT OF SIXTEEN (16) TWO STORY MODERN FARMHOUSE/COTTAGE STYLE UNITS WITH DEVIATIONS; PROVIDING FOR A CONFLICTS CLAUSE; PROVIDING A REPEALING CLAUSE; PROVIDING A SEVERABILITY CLAUSE; PROVIDING A SAVINGS CLAUSE; PROVIDING FOR PENALTY OF FINE NOT TO EXCEED THE SUM OF TWO THOUSAND DOLLARS ($2,000.00) FOR EACH OFFENSE; AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, the City Planning and Zoning Commission of the City of Gunter, Texas, and the governing body of the City of Gunter, in compliance with the laws ofthe State ofTexas, and the Ordinances of the City of Gunter, have given requisite notice by publication and otherwise, and after holding due hearings and affording a full and fair hearing to all property owners generally and to all persons interested and situated in the affected area and in the vicinity thereof, and in the exercise of its legislative discretion have concluded that the Comprehensive Zoning Ordinance and Map should be amended; NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF GUNTER, TEXAS: SECTION 1. That the Comprehensive Zoning Ordinance and Map of the City of Gunter, Texas, duly passed by the governing body ofthe City of Gunter, Texas, on the 24th day of May, 2016, as heretofore amended, be, and the same are hereby further amended by creating The Cottages Planned Development (PD- ) located on approximately 1.5 acres of land located in the HT&B RR Survey, Abstract No. 606, Grayson County, Texas, part of Block 72, Supplementary Addition to the City of Gunter, Grayson County, Texas according to the plat thereof recorded in Volume 222, Page 429, Deed Records, Grayson County, Texas, and being a City of Gunter Ordinance No. (cgm/3/29/25/) Page 1 re-tracement survey of a called 1.573 acre tract of land described in the deed to Honorato Villafranca, recorded in Instrument No. 2017-18099, Official Records, Grayson County, Texas, and being more particularly described in Exhibit "A" attached hereto (the "Property"), by granting a change in zoning from Two Family Residential (Duplex) District (TF) to The Cottages Planned Development- (PD- to allow for a Planned Development for the development of sixteen (16) two story modern farmhouse/cottage style units, with deviations. SECTION 2. That the Property shall be developed and used only in accordance with the following development conditions: A. CONCEPT PLAN. The Property shall be developed in general conformance with the The Cottages Planned Development, attached hereto as Exhibit "B" and incorporated herein by reference (the "Concept Plan"). Minor modifications to streets and driveways that do not alter the general alignment shown on the Concept Plan may be made. B. PERMITTED USES. Permitted uses shall be compliant with the City of Gunter Zoning Ordinance Section D. DEVELOPMENT STANDARDS. PD- shall generally combine certain existing guidelines within District ( and District ( as described in the attached Exhibit "B" for density, lot area, architectural guidelines, and landscape guidelines. E. SITE PLAN AND ELEVATIONS PLAN. The Property shall be developed in general conformance with the Site Plan and Elevations Plan attached hereto as Exhibit "C" and incorporated herein by reference (the "Site Plan and Elevations Plan"). F. DISTRICT REGULATIONS. The Property shall be subject to the district regulations as provided in the attached Exhibit "D", District Regulations with regard to G. WATER, SEWER, AND DRAINAGE. The Property shall be developed with regard to water, sewer, and drainage improvements as provided in the attached Exhibit "E." Minor modifications to water, sewer, or drainage improvements that do not alter the general alignment shown on the Concept Plan may be made. H. STREET IMPROVEMENTS. The Property shall be developed with regard to street improvements as provided in the attached Exhibit "F." Minor modifications to streets and driveways that do not alter the general alignment shown on the Concept Plan may be made. SECTION 4. That the above property shall be used only in the manner and for the purpose provided for by the Comprehensive Zoning Ordinance of the City of Gunter, as heretofore amended, and as amended herein. SECTION 5. That, to the extent of any irreconcilable conflict with the provisions of this ordinance and other ordinances of the City of Gunter governing the use and development of the Property and which are not expressly amended by this ordinance, the provisions ofthis ordinance shall be controlling. City ofGunter Ordinance No. (cgm/3/29/25/) Page 2 SECTION 6. That all provisions of the Ordinances of the City of Gunter in conflict with the provisions of this Ordinance be, and the same are hereby, repealed, and all other provisions of the Ordinances of the City of Gunter not in conflict with the provisions of this Ordinance shall remain in full force and effect. SECTION 7. That should any sentence, paragraph, subdivision, clause, phrase or section of this Ordinance be adjudged or held to be unconstitutional, illegal or invalid, the same not affect the validity of this Ordinance as a whole, or any part or provision thereof other than the part SO decided to be invalid, illegal or unconstitutional, and shall not affect the validity of the Comprehensive Zoning Ordinance as a whole. SECTION 8. An offense committed before the effective date of this Ordinance is governed by the prior law and the provisions of the Comprehensive Zoning Ordinance, as amended, in effect when the offense was committed and the former law is continued in effect for this purpose. SECTION 9. That any person, firm or corporation violating any of the provisions or terms of this Ordinance shall be subject to the same penalty as provided for in the Comprehensive Zoning Ordinance of the City of Gunter, as heretofore amended, and upon conviction shall be punished by a fine not to exceed the sum ofTwo Thousand Dollars ($2,000.00) for each offense; and each and every day such violation shall continue shall be deemed to constitute a separate offense. SECTION 10. This ordinance shall take effect immediately from and after its passage and the publication of the caption, as the law in such case provides. IT IS ACCORDINGLY sO ORDAINED. DULY PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF GUNTER, TEXAS, THE DAY OF APRIL, 2025. AYES NAYS ABSTENTIONS CITY OF GUNTER, TEXAS Karen Souther, Mayor ATTEST: Detra Gaines, City Secretary City of Gunter Ordinance No. (cgm/3/29/25/) Page 3 EXHIBIT "A" PROPERTY DESCRIPTION PROPERTY DESCRIPTION-15 AC BEING all of that certain tract or parcel of land situated in the HT&B RR Co Survey, Abstract No. 606, City of Gunter, Grayson County, Texas, and being part of Block 72, of the Supplementary Addition to the City of Gunter, Grayson County, Texas, according to the plat thereof recorded in Volume 222, Page 429, Deed Records, Grayson County, Texas, and being a re-tracement survey of a called 1.573 acre tract of land described in the deed to Honorato Villafranca, recorded in Instrument No. 2017-18099, Official Records, Grayson County, Texas, and being more particularly described as follows: BEGINNING at a 1/2-inch iron rod with a plastic cap stamped "RPLS 4613" found for the southwest corner of said 1.573 acre tract, common to the southeast corner of a tract of land described in the deed to John Scott Rodgers, recorded in Volume 2820, Page 417, said Official Records, and on the southerly line of said Block 72, and on the northerly right-of-way line of West Cedar Street, and from which a found 1/2-inch iron rod with plastic cap stamped "RPLS 4577" bears North 32°40' West, a distance of7.2 feet; THENCE North 12° 08' 01" East, crossing said Block 72, and with the westerly line of said 1.573 acre tract, and with the easterly line of said Rogers Tract, passing en route at a distance of 75.88 feet a 1/2-inch iron rod with a plastic cap stamped "RPLS 4613" found for the southeast corner of Lot 4 of Sixth Street Addition, an addition to the City of Gunter, Grayson County, Texas, according to the plat thereof recorded in Instrument No. 2018-2, Plat Records, Grayson County, Texas, and continuing on said course with the easterly line ofsaid Sixth Street Addition, passing en route at a distance of 154.65 feet a 1/2-inch iron rod with a plastic cap stamped "RPLS 4613" found for the northeast corner of said Lot 4, common to the southeast corner of Lot 3, in said Sixth Street Addition, and continuing on said course with the easterly line of said Lot 3, passing en route at a distance of 233.41 feet a 1/2-inch iron rod with a plastic cap stamped "RPLS 4613" found for the northeast corner of said Lot 3, common to the southeast corner of Lot 2, in said Sixth Street Addition and continuing on said course, a total distance of 432.56 feet to a 1/2-inch iron rod with a plastic cap stamped "SARTIN RPLS 3694" found for the northeast corner of said 1.573 acre tract, common to the northeast corner of said Sixth Street Addition, and on the southerly line of a called 5 acre tract of land described in the deed to Willie C. Miller and wife, Alphia Jewel Miller, recorded in Volume 1038, Page 403, said Deed Records; THENCE North 86° 32' 41" East, with the northerly line of said 1.573 acre tract, and with the southerly line of said 5 acre tract, a distance of 155.48 feet to a 1/2-inch iron rod with a plastic cap stamped "SARTIN RPLS 3694" found for the northeast corner of said 1.573 acre tract, common to the northwest corner ofNorth 7th Street; THENCE South 12° 06' 17" West, with the easterly line of said 1.573 acre tract, and with the westerly right-of-way line of said North 7th Street, a distance of 474.40 feet to a 1/2-inch iron rod with a plastic cap stamped PRESTON TRAIL LAND SURVEYING RPLS 6585" set for EXHIBIT A the southeast corner of said 1.573 acre tract, and at the intersection of the westerly right-of-way line of said North 7th Street and the northerly right-of-way line of aforesaid West Cedar Street, and from which a found 1/2-inch iron rod with a plastic cap stamped "RPLS 4577" bears North 01 005' East, a distance of 4.5 feet; THENCE North 77° 50' 44" West, with the southerly line of said 1.573 acre tract, and with the northerly right-of-way line of said West Cedar Street, a distance of 150.00 feet to the POINT OF BEGINNING and enclosing 1.560 acres (67,970 square feet) of land, more or less. EXHIBIT A EXHIBIT "B" THE COTTAGES CONCEPT PLAN EXHIBIT B EXHIBIT C" THE COTTAGES SITE PLAN AND ELEVATIONS EXHIBIT B EXHIBIT "D" THE COTTAGES DISTRICT REGULATIONS EXHIBIT B EXHIBIT "E" THE COTTAGES WATER, SEWER, AND DRAINAGE IMPROVEMENTS EXHIBIT B EXHIBIT "F" THE COTTAGES STREET IMPROVEMENTS EXHIBIT B E I I ( BOF Planning & Zoning MEETING GUNERI April 10, 2025 EST.1901 6:00 PM AGENDA ITEM #6 Discuss, consider, and act upon a Minor Plat of 11.302 acres of property currently located within the City of Gunter ETJ and partially in the Gunter city limits, situated in the J.A. McKinney Survey, Abstract No. 815 and the J.M. Jennings Survey, Abstract No. 643 in Grayson County, Texas. The property is located on FM 121. (Sutton Addition) AGENDA ITEM SUMMARYBACKGROINDN PRESENTED BY: Jordan Wilde, Chairman Eric Wilhite, Director of Planning & Development FINANCIAL IMPACT: N/A LEGAL REVIEW: N/A ATTACHMENTS: See Attachments - STAFF REPORT TO THE PLANNING AND ZONING COMMISSION 1 13 DEPARTMENT OF PLANNING AND DEVELOPMENT GUNGERI Case Type - Minor Plat EST.1901 Hearing Date: April 10, 2025 Project DescriptionLocation: Minor Plat Submittal for Lot 1, Block A Sutton Addition, being 11.302 acres in the J.A. Mckinney Survey, Abstract No. 815 and in the J.M. Jennings Survey Abstract No. 643 in the City of Gunter EJT. Location Map FM1 121 OLD TIOGA ROAD SITE LITTLE ELM CREEK ROAD STIFF CHAPEL ROAD Staff Analysis: KFM Engineering & Design has submitted a minor plat of 11.302 acres of property that is currently located within the City of Gunter ETJ and partially in Gunter City Limits, situated in the J.A Mckinney Survey, Abstract No. 815 and in the J.M Jennings Survey, Abstract No. 643 in Grayson County, Texas. The property is located on FM 121. Staff Recommendation: Staff recommends APPROVAL of the MINOR PLAT OF Sutton Addition. Suggested Motion: Move to APPROVE Minor Plat as presented. ATTACHMENT A MINOR PLAT + E 1 5 E E a e : - - - 14 Et 13 I IT 1 * : : I - - 1 - - : I - : Ti - E E : * : KA a -i7 - a < 5 9 6 - - I F E : > - a * I - a 3 3 E 4 H a € a I - a E - - 1 Ep ATTACHMENT B SITE LOCATION - 9100 3 ELQuS 366 6188 $9460 OAW L 05005 PANT 23545 BEORS 850093 905 933N $033 MA 1566 RA WAD 8430 06 gep 1380 9W 09189 500f PLANNING AND ZONING COMMISSION E MEETING Y 01 April 10, 2025 GUNERI 6:00 PM EST.1901 AGENDA ITEM #7 Discuss an amendment to the City's code of ordinances, Chapter 14A, Section 25 Use ofLand and Buildings and Chapter 26 Deseription/Defimitions ofUses. AGENDA ITEM SUMMARY/BACKGROUND: Staff at the direction of City Council proposes amendments to the sections identified. The proposed ordinance amendment is to update and do clean up oft the land use table and definitions to better address current development and business trends. The use of land tables helps the development community to understand the type of land uses the city desires. It establishes the zoning districts in which the various type land uses fit by right or in some instances might be okay but should require further scrutiny and protections through a specific use permit. PUBLIC NOTICE: None yet. ATTACHMENTS: Proposed Updated Land Use tables and DesriptionyDefinition: City ofGunter, TX $ 25 ZONING ORDINANCE $25 listed above. LEGEND FOR INTERPRETING SCHEDULE OF USES X Designates use permitted in district indicated. Designates use Pehktndhnetneet Not allowed s Designates use which may be approved as Specific Use Permit T Designates use which may be approved as a Temporary Use Permit The numbers in the "note" column refer to deseription/definitions listed in Section 23 [Section 26] DesmriptionsDefinitions ofUses. Additional regulations relating to use of land and buildings in individual zoning districts are listed in Sections 8 through 23 and Section 28 of this ordinance. Editor's note-As set out in the ordinance, the use tables did not contain the "note" column referred to in the above paragraph. 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