HomeMy WebLinkAboutPZ WS Item 15 - Commuter Rail Station Area PlanningMEMO TO: PLANNING AND ZONING COMMISSION
FROM: SCOTT WILLIAMS, DEVELOPMENT SERVICES DIRECTOR
MEETING DATE: JUNE 16, 2015
SUBJECT: WORKSHOP— COMMUTER RAIL STATION AREA PLANNING
RECOMMENDATION:
Planning and Zoning Commission to discuss strategy for commuter rail station area
planning, and take any necessary action.
BACKGROUND INFORMATION:
Following the last Planning and Zoning Commission workshop, the Commissioners asked
staff to try to schedule the next workshop in conjunction with a joint City Council/Planning
and Zoning hearing. The Commission felt that it might be possible, if time allows, to work
on small pieces of the proposed commuter rail overlay after their normal deliberation
session.
The Commission may also consider retail and office uses that would be desirable in the
district at the next meeting. Included in your packet are all of the uses that the Commission
had previously identified to be included in the district. Also included are the zoning districts
the Commission felt should be included at their June 4 meeting.
If time permits discussion of residential uses, the Commission might consider the following:
At the June 4th workshop several Commissioners noted that they would like to see any
multi -family to be part of a mixed use development, and that it be limited to a fairly small
percentage of the building in which it's placed. Staff would suggest 30 or 35% as a starting
point for discussion, and because of the relatively low proportion of multi -family, staff would
suggest the underlying zoning would most likely be a commercial district or central
business district with a planned development overlay for the residential component.
Lastly, I have had several conversations with Matthew Boyle, City Attorney since the June
4th meeting. Matthew confirmed that there is no way we can formally place properties
within the boundaries of a district, without an actual ordinance, property owner notification,
and public hearings. He also confirmed that it is fine to proceed as we are with a policy
document to help you make decisions, but as discussed, it would simply be a planning tool.
However, Matthew emphasized that we could continue to proceed with the "policy
document", but keep it in zoning district format, and ultimately adopt it as a zoning district
(if City Council chooses) so that someone could voluntarily choose to develop by the
standards that are established. In the opinion of staff, this would be the best direction, as
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we will end up with a document that could be used as a planning tool, but could easily be
converted to an actual zoning district if that was determined to be the goal.
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PURPOSE: The purpose of the Grapevine Commuter Rail Overlay District is to provide
for a transit oriented district that is pedestrian friendly, compatible with and
complimentary to the nearby historic districts and the commuter rail station. The
Grapevine Commuter Rail Overlay District is intended to promote new development and
redevelopment that encourages creative design flexibility and allows the Planning and
Zoning Commission and City Council to review and approve appropriate projects that
may not meet all of the uses or design criteria set forth within this section, and/or other
sections of the zoning ordinance. Care should be given to ensure that development
under this section in no way negatively impacts the health, safety, and welfare of the
general public. The discretionary oversight granted in this section shall allow the
Planning and Zoning Commission and the City Council the ability to establish standards
and impose conditions upon such requests to mitigate or eliminate potentially adverse
effects upon the community or upon properties within the vicinity of the proposed use.
USES GENERALLY: Language to be determined
A. PRINCIPAL USES:
Commercial uses:
a. Restaurants excluding drive-ins or drive-through facilities.
2. Retail uses:
a. Antique shop.
b. Art Gallery.
C. Bakery, retail sales only.
d. Barber/beauty shop, nail salon and spa services.
e. Book or stationery store.
Cameras, film developing, printing and photographic supplies.
g. Candy store.
h. Cigar and tobacco store.
Cleaning, dying and laundry pick-up station for receiving and
delivery of articles to be cleaned, dyed, and laundered, but no
actual work to be done on the premises.
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j. Drug store.
k. Electronics store.
I. Florist, retail sales only.
M. Hardware.
n. Sporting goods.
o. Toy Store.
P. Home decor and furnishings.
q. Jewelry store.
r. Musical instruments.
S. Photographers and artist studios.
t. Public parking garage.
U. Retail store or shop.
V. Seamstress, dressmaker, or tailor.
X. Shoe repair shop.
Y. Studios, dance, music, drama.
Z. Wearing apparel.
aa. Copy shop, office supply and mail/shipping store.
bb. Cinema (limited) (further discussion needed)
cc. Resale shop in an enclosed building provided the space
not exceed 3,000 (three thousand square feet in area.
dd. Museum
Office
a. Governmental Uses, higher education, vocational education,
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b. Professional offices for the conduct of the following professional
and semiprofessional occupations: Accountant, architect, attorney,
engineer, insurance agent, real estate agent, or any other office or
profession which is the same general character as the foregoing,
but excluding animal grooming salons, dog kennels, funeral homes,
veterinarian and veterinary hospitals.
B. ACCESSORY USES: The following uses shall be permitted as accessory
uses, strictly in accordance with an approved Site Plan as provided for
herein below:
grocery1. Banks (similar to what you see in a store)
2. Parking and parking structures.
3. Other uses customarily incidental to the permitted uses.
C. CONDITIONAL USES: The following uses may be permitted, provided
they meet the provisions of Section 48 of the Zoning Ordinance, and a
Conditional Use Permit is issued, and is strictly in accordance with an
approved Site Plan as provided herein below.
1. Day care facility.
2. Alcoholic beverage sales provided a special permit is issued in
accordance with Section 42.8 of the Zoning Ordinance, including
wineries, wine tasting facilities, breweries or distilleries. All
alcoholic beverage sales shall be consistent with the Texas
Alcoholic Beverage Code.
3. Health clubs.
4. Medical offices. Dentist, personal or family counselor, chiropractor,
physical therapist, physician, surgeon, or any other office or
profession with a state license or certification, but excluding
veterinarian and veterinary hospitals.
5. Any use allowed within this district with amplified sound or outdoor
speakers.
6. Boutique hotels, provided the following design criteria is met:
a. Each guestroom shall have a minimum area of 380 square
feet.
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b. A full service restaurant with full kitchen facilities and which
provides service to the general public shall be required.
(Optional)
C. On-site staff is required 24 -hours a day, seven days a week.
7. Indoor commercial amusement.
8. Any commercial business or service not included in any of the other
commercial districts provided that all such uses shall be completely
within an enclosed building and are not noxious or offensive by
reason of the emission of odor, dust, gas fumes, noise, or vibration
and provided that no warehousing or manufacturing or treatment of
products or equipment shall be permitted, except when such is
clearly incidental to the conduct of a permitted use.
9. Residential Uses:
a. Townhomes/Rowhomes, in accordance with Sec 20, R-TH
Townhouse District Regulations
b. Multi -Family Uses
(1) Only permitted in buildings with two or more uses (not
including parking structures)
(2) May not exceed more than (80%?) of the total area of
uses (not including parking garages)
C. Limited to no more than (20?, 302) units per structure
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D. REQUEST FOR MIXED USE DISTRICT ZONING CLASSIFICATION: The
procedure to follow to establish a Mixed Use Zoning (MXU) classification shall be
the same as that required to amend, repeal or alter the zoning on a tract, or
parcel of land as specified under Section 48 of the Zoning Ordinance relating to
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Conditional Uses, except as otherwise provided for herein. In the event of a
conflict between Section 48 and this ordinance, the terms of this ordinance shall
take precedence. MXU zoning shall permit development only in accordance with
a Site Plan that has been approved by the City Council. Property zoned MXU
may only be used and/or developed in accordance with its approved Site Plan.
No amendment(s) to an approved Site Plan are permitted without City Council
approval. A request to amend a Site Plan in a MXU district is a request to re-
zone the tract. Uses permitted under an approved Site Plan are only permitted in
strict accordance with the corresponding, approved Site Plan.
If the project is to be developed in phases, a proposed phasing plan that
identifies the anticipated sequence of development is required at the time of
application. The phasing plan shall delineate areas, building sites, land use and
improvements to be constructed in independent phases, and the scheduled time
frames, and sequencing of such phases.
E. SITE PLAN REQUIREMENTS: No application for a building permit for
construction of a principal building shall be approved unless:
1. A Plat, meeting all requirements of the City of Grapevine has been
approved by the City Council and recorded in the official records of
Tarrant County.
2. A Site Plan meeting the requirements of Section 47 of the Zoning
Ordinance has been approved as specified under Section 48, Conditional
Uses.
3. A Landscape Plan, meeting the requirements of Section 53 of the Zoning
Ordinance and Section N, has been approved.
F. PERIOD OF VALIDITY. No Site Plan for the Mixed Use District shall be valid for
a period longer than one (1) year from the date on which the City Council grants
approval, unless within such one (1) year period: (1) a Building Permit is
obtained and the erection or alteration of a structure is started, or (2) an
Occupancy Permit is obtained and a use commenced. The City Council may
grant one additional extension not exceeding one (1) year, upon written
application, without notice or hearing. No additional extension shall be granted
without complying with the notice and hearing requirements for an initial
application for a zone change.
Upon expiration of an MXU Site Plan, the property cannot be developed until a
change in zoning is approved by the City Council. There shall be no vested right
to uses permitted by a Site Plan under MXU upon the expiration of the Site Plan.
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G. GENERAL CONDITIONS: To insure that development within the "MXU" Mixed
Use District is consistent with the City's Comprehensive Master Plan, the
following special conditions shall be established:
1. Ground Level Retail: Buildings fronting on streets must be designed to
accommodate ground level retail. The ground level floor area may be
used for office uses.
2. Free Standing Retail: Free standing retail is prohibited.
3. Free Standing Banks: Free standing banks are prohibited.
4. Free Standing Movie Theaters: Free standing movie theaters are
prohibited.
5. Maximum Retail Floor Area: The maximum allowable gross floor area per
retail establishment is 5,000 square feet. Any retail establishment greater
than 5,000 square feet shall be considered a Conditional Use.
6. Office Uses: A building which has "office" as a predominant use shall not
be permitted unless a detailed facilities study which includes a traffic
impact analysis demonstrating that the project can be adequately
supported by the utilities and transportation facilities in a timely manner is
approved by the city.
H. DENSITY AND AREA STANDARDS: The density and area standards shall
apply:
1. Maximum Lot Coverage: The combined area occupied by all main and
accessory structures shall not exceed eighty (80) percent of the total lot
area.
a. The area of an above grade parking structure is included in the
calculations of lot coverage
b. The area of a porch or arcade fronting a public street is not
included in the calculation of lot coverage.
2. Minimum Density/FAR — The gross minimum density/floor area ratio (FAR)
for the Mixed Use District shall be 1.5.
3. Minimum Floor Area per Dwelling Unit:
a. Townhouse /Rowhouse - 1,600 square feet
b. Multifamily use:
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1. Efficiency - 600 square feet
2. 1 Bedroom - 750 square feet
3. 2 Bedroom - 900 square feet
4. 3 Bedroom - 1,000 square feet
4. Height: Minimum and maximum height of buildings shall be:
a. Townhouse/Rowhouse —
Minimum height of 24 -feet and maximum height of 42 -feet.
b. Multifamily use —
Minimum height of 40 -feet and maximum height of 92 -feet*.
C. Hotel use —
Minimum height of 40 -feet and maximum height of 92 -feet*.
d. Retail use —
Minimum height of 40 -feet and maximum height of 92 -feet*.
e. Office use —
Minimum height of 40 -feet and maximum height of 92 -feet*.
f. Mixed use —
Minimum height of 40 -feet and maximum height of 92 -feet*.
*No building shall exceed fifty (50) feet in height unless the additional
height is set back from the setback line/build to line one (1) additional foot
for each two (2) feet of height above the 50 -foot limit.
A turret, spire or tower may exceed maximum height of a building provided
that any such structure is no more than 15 -feet higher than the maximum
permitted height and has a floor area which is ten percent, or less, of the
ground floor area of the building of which it is a part.
AREA REGULATIONS: The following minimum standards shall be required:
1. Minimum Lot Width and Depth:
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Use
Townhouse/ Rowhouse
Minimum Width of Lot
(Feet
25
Minimum Depth of Lot
(Feet)
60
Multifamily use
200
200
Hotel use
200
200
Retail use
200
200
Office use
200
200
Mixed use
200
200
2. Setbacks:
a. Build -to line: The build -to line for primary buildings, structures, walls
and fences shall be ten (10) feet on all public street frontages.
Twenty-five (25) percent of any street frontage of a building shall be
located five (5) feet from the front property line.
1. The zone between the right-of-way line and the build -to line
shall be landscaped in accordance with Section N of this
section.
2. There shall be no build-to-line/setback for temporary
buildings, structures or tents erected in accordance with
Section Q, provided sidewalks are not obstructed.
b. Perimeter Setbacks: Primary buildings and parking structures shall
be setback from the district boundary lines a minimum of ten (10)
feet.
C. Accessory buildings and detached garages — accessory buildings
and parking structures shall be set back from lot lines as provided
below for the applicable use of the lot. The zone between the right-
of-way line and the setback line shall be landscaped in accordance
with Section N.
1. Townhouse/Rowhouse — 40 -feet from public right-of-way
2. Multifamily use — same as setback for primary buildings
3. Hotel use - same as setback for primary buildings
4. Retail use - same as setback for primary buildings
5. Office use - same as setback for primary buildings
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6. Mixed use - same as setback for primary buildings
d. Overhangs and fireplaces: The minimum setback requirements
shall apply in all cases, except that fireplaces, eaves, bays,
balconies and fireproof stairways located above the first floor may
extend up to a maximum of five (5) feet into the required setbacks.
e. Patios: Patios may not be constructed within the required setback
zones. This limitation, however, does not apply to sidewalk cafes.
J. OPEN SPACE:
1. Land proposed to be dedicated as public open space shall be clearly
shown on the Site Plan.
2. Sufficient land for open space shall be provided in each phase of the
development to assure that the recreational needs of district residents are
satisfied, taking into consideration the nature of open space required to
serve the district, and the amount of land previously provided, or to be
provided, in conjunction with the phase of the development.
3. In its approval of the Site Plan, the City shall impose such conditions as
deemed necessary to assure that the intent and purpose of this section is
satisfied.
K. PARKING: Off-street and on -street facilities shall be provided for multifamily
uses, hotel uses, retail uses, office uses, civic uses and mixed uses, in
accordance with this section.
1. All at -grade parking lots fronting streets designated on the thoroughfare
plan shall be set back not less then ten- (10) feet from the right-of-way
line of such roadways, and screened from view as outlined in Section N.
2. Parking garages that have frontage on public streets shall comply with
standards established in Section 1.2.b and Section N.
a. A maximum of two hundred (200) feet of frontage for parking
structures shall be allowed along any one -block.
b. Ramps shall not be placed on the face of parking structures
fronting, or visible from, public streets.
C. Steel parking garages and steel guard cables on garage facades
are prohibited.
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3. Off-street below grade parking is permitted to the lot lines, but must be
designed to allow planting of landscape as defined in Section N.
4. Off-street parking spaces for the applicable use classification shall meet
the following minimum number of spaces.
a. Residential — One (1) space per bedroom to a maximum of two (2)
spaces per unit.
b. Hotel — One (1) space per hotel room plus one (1) space per every
300 square feet of conference/banquet facilities.
C. Retail - One (1) space for every 200 square feet of gross floor area.
d. Office — One (1) space for every 300 square feet of gross floor
area.
e. Mixed use — Number of spaces resulting from application of ratios
provided above for respective uses in the development.
f. Conditional uses — As specified in Section X, Design Requirements
for conditional uses.
5. On -Street Parking: On -street parking within three hundred (300) feet of the
proposed use may be counted to meet the parking requirements for retail
uses and other conditional uses. Assignment of on -street parking shall be
at the time of approval of the Site Plan and shall be allocated at the time of
the Site Plan's approval.
6. Shared Parking: Uses may join in establishing shared parking areas if it
can be demonstrated that the parking for two or more specific uses occurs
at alternating time periods. Required parking shall be determined based
on parking demand for the peak parking period, as determined by a
parking analysis study approved by the Director of Development Services.
L. STREETS: All streets and blocks in the Mixed Use District shall conform to the
provisions of this section.
1. Street Standards: It is the intent of this ordinance to encourage pedestrian
oriented streetscapes within the Mixed Use District. Standards for streets
within the district shall be as set forth in Appendix E, Construction
Standards of the City of Grapevine Subdivision Ordinance. Alternate
street widths and standards may be considered at the time of application.
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2. Street Type and Pattern: The types and pattern of all streets in the district
shall be in conformity with the Thoroughfare Plan for the City. The
location of streets on the Thoroughfare Plan is approximate. Precise
location of streets shall be determined in conjunction with approval of the
Site Plan. Street patterns shall be based upon a small-scale grid system
of interconnecting streets.
3. Block Length: The length of a block shall not be less than two hundred
(200) feet, or more than six hundred (600) feet.
1. Materials:
a. At least ninety (90) percent of the exterior cladding of all exterior
walls fronting or visible from public streets (including above grade
parking structures) shall be brick construction. An applicant
however may submit a design that employs alternative construction
materials for exterior cladding with an application for a Mixed Use
District designation. The alternative may be approved by the City
upon determination that such construction will result in an
appearance that is compatible with surrounding buildings and the
overall character of the district.
1. Upon a finding that the alternative design will result in an
appearance that is compatible with surrounding buildings
and the overall character of the district, waivers may be
granted for alternatives employing a minimum of forty (40)
percent brick cladding, provided that the ground floor of the
structure (up to a height of twelve [12] feet), is a minimum of
ninety (90) percent brick.
b. At least eighty (80) percent of the exterior cladding of all walls not
fronting, or not visible from public ways (including above grade
parking structures) shall be brick construction, exterior cement
plaster, or a combination thereof.
C. The exterior cladding, (excluding glass), of all buildings, (including
above grade parking structures), shall be composed of not more
than three (3) materials, (excluding roofs).
d. The following materials are prohibited as primary cladding
materials:
1. Aluminum siding or cladding.
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2. Galvanized steel or other bright metal.
3. Wood or plastic siding.
4. Wood roof shingles.
5. Unfinished concrete block (architecturally finished concrete
block is permitted as a cladding material).
e. The following materials are prohibited as primary roofing materials:
1. Wood roof shingles.
2. Composition shingles on any portion of a roof visible from
any adjacent street. Where composition shingles are
allowed, they must meet a minimum standard of U.L. Class
A fire rating and U.L. wind rating.
2. Colors:
a. The dominant color of all buildings (including above grade parking
structures) shall be shades of red, beige, gray with red tones (warm
gray) and/or brown. Black and stark white shall not be used. There
are no restrictions on accent colors, except that fluorescent colors
are prohibited.
b. The roof colors shall be a shade of cool gray, warm gray, brown or
red.
3. Windows:
a. Where a retail use occupies the first floor, at least seventy (70)
percent of the first floor exterior wall facing a thoroughfare, street,
boulevard or parking plaza shall be transparent glazing.
b. The exterior wall surface of all buildings above the first floor shall
not be more than fifty (50) percent glass.
C. Glass is to be clear or tinted, not reflective.
4. Walls: Walls attached to buildings shall be developed as architectural
extensions of the buildings, constructed of the same material and in the
same style.
5. Lighting: All on-site lighting must meet the requirements of Section 55.A.5
of the Zoning Ordinance.
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N. LANDSCAPE REQUIREMENTS: Landscaping within the Mixed Use District shall
comply with the provisions in this section and with the standards contained in
Section 53, Landscaping Regulations of the City of Grapevine Zoning Ordinance.
Where conflicts exist between this article and the landscaping regulations,
requirements in this article shall be applied.
Street Trees: Street trees shall be large shade tree species having a
minimum caliper of three (3) inches, selected in accordance with the city's
landscape regulations.
2. Plant Material: Front yards shall be landscaped except at building entries,
seating areas, and adjacent to commercial uses, where the front yard may
be paved. Plant materials shall consist of shade trees, ornamental trees,
shrubs, evergreen ground covers, vines, and seasonal color.
3. Paving Material:
a. Paving material in front yards and on sidewalks shall be warm
toned, natural materials such as brick, stone and concrete.
b. Asphalt and gravel as paving materials are prohibited.
4. Parking Lot Landscape:
a. Surface parking lots shall be screened from all adjacent public
streets and neighboring sites. The screen must extend along all
edges of the parking lot and must be three (3) feet in height, eighty
(80) percent opaque, and may be accomplished through the use of
masonry walls, ornamental metal, evergreen plant materials, or a
combination thereof. Planting beds for screen planting shall be a
minimum of three (3) feet in width.
b. Interior parking lot landscaping shall be consistent with Section 53,
Landscape Regulations of the City of Grapevine Zoning Ordinance.
C. Parking spaces shall not exceed twelve (12) spaces in a row
without being interrupted by a landscaped island (nine -foot
minimum). Islands shall be planted with a minimum of one shade
tree per every twelve (12) cars.
O. Screening:
Mechanical equipment shall be screened from view of all public roadways
and located to minimize noise intrusion off the lot. The required screening
must be composed of the same exterior materials as the buildings on the
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1.
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lot, or through the use of masonry walls, ornamental fence (eighty [80]
percent opaque), evergreen landscape material, or combination thereof.
2. Loading, service and trash storage areas shall be screened from all public
roadways. Refuse containers must be placed on a designed, reinforced
concrete pad and approach. The required screening must be composed
of the same exterior materials as the buildings on the lot.
3. All roof -mounted mechanical elements must be screened from view of the
public right-of-way and neighboring properties. Screening must be
architecturally compatible with the building design.
P. SIGNS: Signage within the Mixed Use District shall comply with the provisions in
this section and with the standards contained in Section 60, Sign Standards of
the City of Grapevine Zoning Ordinance. Where conflicts exist between this
article and the Sign Standards, requirements in this article shall be applied.
1. Functional/Structural Types Permitted:
The following permitted functional uses shall be limited to the associated
structural types of signs:
a. Nameplate Signs:
1. Wall
b. On -Premise Signs:
1. Wall signs
2. Awning, canopy, marquee
3. Projecting
4. Portable sandwich board
C. Real Estate Signs:
1. Wall
2. Number Of Signs Permitted:
a. Nameplate: One (1) per storefront.
b. On -Premise Signs: Awning, canopy, marquee, and either one (1)
wall sign per each individual wall for each lease space or one (1)
projecting sign per storefront.
C. Real Estate: One (1) per storefront.
3. Maximum Gross Surface Area:
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a. Nameplate: Two (2) square feet.
b. Projecting Signs: Twenty-five square feet.
C. Real Estate: Sixteen (16) square feet except that signs located on
lots fronting State Highways 114, 121, 360 and State Highway 26
east of Texan Trail/Ruth Wall Street may be thirty-two (32) square
feet.
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Wall Signs: Fifteen (15) percent of the wall.
Awning, Canopy and Marquee: Twenty-five (25) percent of the
awning, canopy or marquee.
4. Maximum Height: No sign shall protrude above the roof or eave line of the
principal structure. Projecting signs shall be a minimum of eight (8) feet
above sidewalk grade and shall not protrude above the roof or eave line of
the principal structure.
5. Illumination: Illuminated signs are permitted for nameplate and on -
premise signs only.
OUTSIDE SALES AND/OR COMMERCIAL PROMOTIONS:
1. Any temporary outside sales shall be required to obtain a permit and be
subject to the requirements of this section.
2. Temporary outside sales may be permitted for a period of fourteen (14)
days each calendar year with a maximum two (2) permits allowed per
calendar year, providing such goods, products or merchandise is
displayed on a sidewalk within ten (10) feet of the business building.
3. Temporary outside sales shall be deemed to include merchandise -
dispensing units placed adjacent to, and outside of, a business building.
4. In order to qualify for a permit, the applicant must:
a. Provide a plan showing the location of the outside display.
b. Provide the City with a Site Plan showing location(s) of all tents (if
applicable). Submit documentation showing compliance with all
building and fire codes including, but not limited to, flame spread
certificate(s).
C. Provide a map, plan, or drawing to indicate adequate off-street
parking for patrons, employees and delivery trucks; such map, plan
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1.
or drawing should also indicate that no fire lanes, streets or other
public rights-of-way will be blocked as a result of the sale or
promotion.
d. If food is served, provide food service facilities in accordance with
the Grapevine food and food establishment ordinance.
e. Provide for adequate trash and waste removal and cleanup of the
area.
Comply with all other reasonable conditions imposed by the City.
R. OUTSIDE STORAGE OR OUTSIDE DISPLAY: Except for the equipment and/or
the materials stored on a construction site and used for a temporary construction
project, the outside storage or outside display of equipment, building and/or other
materials, goods and products shall be prohibited within the district, with the
exception of outside dining shown on an approved Site Plan.
S. PATIOS AND BALCONIES: Balconies and patios facing public streets shall not
extend beyond the build -to -line except as permitted in Sections 1.2.d and 1.2.e.
T. DESIGN GUIDELINES: From time to time, the City may develop and amend
design guidelines, which shall be approved by resolution of the City Council, as
an aid to implementation of this article. Such guidelines shall be used by the City
to assist decision -makers in interpreting standards applicable to development
within the Mixed Use District.
Alternative Uses or Phases: In order to encourage an integrated
development pattern of mixed uses over time within the district, it is
understood that flexibility in the development of phases or sites may be
necessary. Whenever an applicant of a Mixed Use District proposes
alternative land uses or phases of an approved Mixed Use District, such
alternative uses or phases shall be incorporated in a zoning amendment
to the Mixed Use District. The zoning amendment for alternative land
uses or phases shall follow the same procedures established in Section D,
REQUEST FOR A MIXED USE DISTRICT ZONING CLASSIFICATION.
In no case, however, may the Council approve an alternative use not
allowed within Sections A, B and C of the Mixed Use District.
2. Flexible Design Standards: It is intended that the general conditions, as
well as the dimensional and design standards set forth in Sections G, H
and M of this article be flexible in order to encourage development in the
Mixed Use District. In some cases, Sections G, H and M set forth limits
within which specific standards may be varied. For requests other than
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1.
those set out in Sections G. H and M, the developer must request a waiver
from a specific standard. The Council may approve such waiver in
conjunction with its decision to establish or amend the district in those
cases where the waiver addresses a standard applicable to the Site Plan.
1. Procedure: An application for a waiver to a development standard
authorized under Section U of this article must be made by a property
owner, lessee, or contract purchaser at the time of submission of an
application to establish a "MXU" Mixed Use District. A contract purchaser
or lessee must file with the application, a copy of the contract, or lease, or
other form of written statement containing the property owners'
endorsement of the application. The application shall be filed in duplicate
with Department of Development Services on forms provided by the City.
Upon a determination that the waiver application is complete, the Director
of Development Services shall forward the request to the Planning and
Zoning Commission and the City Council for decision in conjunction with
its decision on the application to establish a Mixed Use District.
2. Standards for Granting Waiver: The Planning and Zoning Commission in
making its recommendations, and the City Council in deciding whether to
grant the request for waiver, shall determine that the following standards
are met:
a. The waiver for the specific development site is in harmony with the
policies in the Comprehensive Master Plan.
b. The waiver is in harmony with the general purpose and intent of this
article and the zoning ordinance.
C. The waiver shall not adversely affect the use of neighboring
property, and the public's use and enjoyment of public areas, in
accordance with the provisions of this article.
d. The waiver is in conformity with the approved Site Plan.
3. Conditions: In granting a waiver to a development standard authorized
under Section U of this article, the Planning and Zoning Commission may
recommend, and the City Council may impose such conditions and
safeguards as it deems necessary to insure harmony with the general
purpose and the intent of this article. Any such condition shall be satisfied
as a condition precedent to issuance of a certificate of occupancy for the
development to which the waiver applies.
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DRAFT TODOVERLAY
06.16.15
4. Lapse of Waiver: A waiver granted under this section shall lapse with the
lapse of the approved Site Plan or amendment to the "MXU" Mixed Use
District, in accordance with Section F of this article.
W. AMENDMENTS OF A SITE PLAN
General Requirement: Amendments of any Site Plan shall be made in
accordance with the procedure required for approval of the initial plan.
Amendments to a Site Plan shall be considered amendment to the "MXU" Mixed
Use Zoning District.
X. DESIGN REQUIREMENTS
1. Day Care Facility:
a. Freestanding day care facilities shall not be permitted.
b. Day care facilities shall only be permitted on the ground floor level.
C. Maximum allowable size for a day care facility shall be 5,000
square feet.
d. Parking for a day care facility shall be provided at a minimum ratio
of one (1) space per every ten (10) students.
2. Restaurant: A restaurant may be permitted in the Mixed Use District as a
conditional use, subject to the following requirements:
a. Freestanding restaurants shall not be permitted.
b. Drive-through restaurants shall not be permitted.
C. Maximum allowable size for a restaurant shall be 7,000 square feet.
d. Required parking shall be provided at a ratio of one (1) parking space for
every 70 square feet of gross floor area.
3. Outdoor Seating Area: Outdoor seating (i.e. side walk cafes) may be
permitted in the Mixed Use District, subject to the following requirements:
a. Preparation of food outside is prohibited.
b. Food service facilities must be provided in accordance with the
Grapevine food and food establishment ordinance.
W.
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06.16.15
C. Adequate trash and waste removal and cleanup of the area must
be provided.
4. Health Clubs:
a. The maximum allowable size for a health club in the Mixed Use
District is 10,000 square feet, unless the club entrances are directly
adjacent to required parking.
b. Parking shall be provided at a ratio of one (1) space per every three
(3) people, maximum occupancy capacity.
5. Medical Office:
a. Freestanding medical office buildings are not permitted.
b. Maximum allowable size for a medical office is 3,000 square feet.
C. Parking shall be provided at a ratio of one (1) space per every two
hundred (200) square feet.
m
Section 20. R-TH Townhouse District Regulations
PURPOSE: The R-TH Townhouse District is established to accommodate the variable
dwelling concepts which currently exist in the residential marketplace. This district includes
medium density residential development that is single-family, on separately platted lots with
frontage onto publicly dedicated streets, and typically owner -occupied.
USES GENERALLY: In an R-TH district, no land shall be used and no building shall be
erected or converted to any use other than as hereinafter provided.
A. PERMITTED USES: The following uses shall be permitted as principal uses:
Single-family attached dwellings.
2. Churches, convents, and other places of worship.
3. Parks, playgrounds, and nature preserves, publicly owned.
4. Temporary buildings when they are to be used only for construction
purposes or as a field office within a subdivision approved by the City
for the sale of the real estate of that subdivision only. Such temporary
construction buildings shall be removed immediately upon completion
or abandonment of construction and such field office shall be
removed immediately upon occupancy of ninety-five (95) percent of
the lots in the subdivision.
5. Model homes and model home parking lots are permitted as a
temporary use in new subdivisions, provided a notice is continually
posted in a prominent place in a livable area in the home and the
owner signs an affidavit on a form approved by the Director of
Development Services affirming compliance with all the regulations of
this Section.
B. ACCESSORY USES: The following uses shall be permitted as accessory
uses to dwelling units provided that none shall be a source of income to the
owner or user of the principal family dwelling:
Private swimming pools and tennis courts no closer than seventy-five
(75) feet to any adjacent residential district.
2. Cabana, pavilion, or roofed area.
3. Meeting, party, and/or social rooms in common areas only.
061714 Section 20
4. Off-street parking and private garages in connection with any use
permitted in this district.
5. One storage building per dwelling unit one hundred (100) square feet
or less, and having no plumbing.
6. Communication equipment meeting the requirements of Chapter 7,
Article XII of the Grapevine Code of Ordinance.
7. Sale of merchandise or goods, including but not limited to garage
sales and yard sales, shall be limited to a maximum of once per
quarter, for a period not to exceed three (3) continuous days. For the
purpose of this paragraph, the month of January shall constitute the
first month of the first quarter.
No accessory uses may be located between the building line and the front
property line.
Private garages on lots having a minimum width of less than forty (40) feet
must be entered from the side or rear. Said lots shall not have driveways on
or within the front building setbacks.
C. CONDITIONAL USES: The following conditional uses may be permitted
provided they meet the provisions of Section 48, and a conditional use permit
is issued.
Public and non-profit institutions of an educational, religious or cultural
type excluding correctional institutions.
2. Non profit community centers and swimming pools and tennis courts
no closer than seventy-five (75) feet to any adjacent residential
district.
3. Memorial gardens and cemeteries.
4. Public and private noncommercial recreation areas and facilities such
as country clubs and golf courses excluding miniature golf courses
and driving ranges.
5. Any off-street parking for churches, convents and other places of
worship developed on property other than the platted lot of record of
the principal use, provided all or a portion of the property utilized for
Section 20
parking is located within 300 feet of the platted lot of record.
D. LIMITATION OF USES:
There shall be a separate platted lot of record for each townhouse
dwelling unit.
2 No more than three (3) persons unrelated by blood or marriage may
occupy residences within an R-TH Townhouse District.
3. Storage of mechanical, maintenance or farm equipment incidental to
any permitted or conditional use shall be screened in accordance with
the provisions of Section 50, Alternate B or E, from any adjacent
residential development or use.
4. Private or public alleys shall not be located in the twenty-five (25) foot
required rear yards. Whenever rear access or parking is provided,
access shall be from a platted alley or easement. All alleys shall be
dedicated at a minimum of fifteen (15) feet as a mutual access
easement with a minimum ten (10) feet of pavement section. No
single lot shall have more than a seven and a half (7 1/2) foot
easement located upon it, except that when it is necessary to exceed
seven and a half (7 1/2) feet, lot depth shall be increased to
accommodate the additional width of easement necessary for the
alley.
5 No Storage boxes or any other containers to be picked up or dropped
off by curbside self -storage services, moving services and other
similar services shall be placed within a public right-of-way. Storage
containers to be picked up or dropped off by such services shall be
visible from a public right-of-way or adjacent property for a period not
exceeding seventy-two (72) consecutive hours, and not more than two
(2) instances during any thirty (30) day period.
6. Townhouse developments approved prior to September 18, 2007
shall be deemed lawful and shall have the same status as
subdivisions authorized pursuant to this ordinance.
E. PLAN REQUIREMENTS: No application for a building permit for
construction of a principal building shall be approved unless:
061714
A plat, meeting all requirements of the City of Grapevine, has been
approved by the City Council and recorded in the official records of
K
Section 20
Tarrant County.
2. A Site Plan, meeting the requirements of Section 47, has been
approved.
3. A Landscape Plan, meeting the requirements of Section 53, has been
approved.
F. DENSITY REQUIREMENTS: The following density requirement shall apply:
Maximum Density: The maximum density within the R-TH District
shall not exceed nine (9) dwelling units per gross acre.
2. Lot Size: For lots that are less than forty (40) feet in width the
minimum lot size shall be 2,550 square feet. For lots forty (40) feet in
width or greater the minimum lot size shall be 3,200 square feet. No
R-TH District shall be created on an area of less than one (1) acres in
size.
3. Minimum Open Space: All areas not devoted to buildings, structures
or off-street parking area shall be devoted to grass, trees, gardens,
shrubs or other suitable landscape material. In addition, all
developments shall reserve open space in accordance with the
provisions of Section 51.
4. Maximum Building Coverage: The combined area occupied by all
main and accessory buildings and structures shall not exceed fifty-five
(55) percent of the total lot area.
5. Maximum Impervious Area: For lots less than forty (40) feet in width
the combined area occupied by all main and accessory buildings and
structures and all sidewalks, driveways and paved areas shall not
exceed eighty (80) percent of the total lot area. For lots forty (40) feet
in width or greater the combined area occupied by all main and
accessory buildings and structures and all sidewalks, driveways and
paved areas shall not exceed seventy-five (75) percent of the total lot
area.
6. Minimum Floor Area: Every townhouse dwelling unit hereafter
erected, constructed, reconstructed, or altered in this dwelling district
shall have at least twelve hundred (1,200) square feet of floor area,
excluding common corridors, basements, open and screened
porches, and garages.
061714 Section 20
4
G. AREA REGULATIONS: The following minimum standards shall be required:
The minimum front yard setback shall be fifteen (15) feet measured
from the back of curb or nearest edge of street pavement, with the
exception that the face of a front entry garage shall be set back no
less than twenty-five (25) feet from the sidewalk.
2. The minimum rear yard setback shall be fifteen (15) feet measured
from the nearest edge of the mutual access easement, with the
exception that the face of a rear entry garage shall be set back no
less than twenty-five (25) feet from the edge of the alley pavement.
3. No side yard width is required except for the following:
a. A minimum side yard of fifteen (15) feet shall be required for
each end unit in a row of townhouses containing three (3) or
more units.
b. A minimum side yard of six (6) feet shall be required for each
end unit in a row of townhouses containing two (2) units.
C. Side yards which are adjacent to a dedicated public street shall
be at least twenty-five (25) feet in width.
4. The lot shall have a minimum width of thirty (30) feet.
5. For lots less than forty (40) feet in width, the minimum depth shall be
eighty-five (85) feet. For lots that are forty (40) feet in width or
greater, the minimum lot depth shall be eighty (80) feet.
6. The minimum distance between principal and accessory uses, if
detached, shall be fifteen (15) feet.
HEIGHT REGULATIONS: The following maximum height regulations shall
be observed:
The maximum height of the principal structures shall be two (2) stores
not to exceed thirty-five (35) feet. Whenever a townhouse structure is
erected contiguous to an existing single family dwelling, the number of
stories and height of the townhouse structure shall not exceed the
061714 Section 20
5
number of stories and height of the contiguous single family dwelling.
In no instance shall the height of a townhouse structure exceed two
(2) stories or thirty-five (35) feet.
2. The maximum height of an accessory structure shall be one (1) story
not exceed fifteen (15) feet.
J. OFF-STREET PARKING: Provisions for the parking of automobiles shall be
allowed as an accessory use to any principal permitted use provided that
such shall not be located on a required front yard or side yard. Off-street
parking areas shall be landscaped in accordance with Section 53. Off-street
parking shall be provided in accordance with the provisions of Sections 56
and 58 of this Ordinance and other applicable ordinances of the City.
Parking of recreational vehicles, recreational trailers, motor homes, boats,
towed trailers and the like, is prohibited in the required front yard, and the
side yards of reverse frontage lots. Whenever such parking facilities are
provided the conditions of Section 20.M8. shall be met.
K. OFF-STREET LOADING: No off-street loading is required in the R-TH
District for residential uses. Off-street loading for conditional uses may be
required as determined by the Planning Commission.
L. LANDSCAPING REQUIREMENTS:
Landscaping shall be required in accordance with Section 53 of this
Ordinance.
2. For developments in the R-TH District that contain more than ten (10)
units, a landscape plan shall be required.
M. DESIGN REQUIREMENTS: The following minimum design requirements
shall be provided in the R-TH Townhouse District.
1. Buildings and structures shall conform to the masonry requirements
as established in Section 54 of this Ordinance.
2. Individual window air conditioning units are prohibited. Central air
conditioning units, heat pumps and similar mechanical equipment,
when located outside, shall be landscaped and screened from view in
accordance with the provisions of Section 50.
3. The maximum length of any cluster of townhouse units shall not
061714 Section 20
6
exceed two hundred forty (24) linear feet.
4. Buildings shall be designed to prevent the appearance of straight,
unbroken lines in their horizontal and vertical surface. There shall be
no more than two (2) continuous attached townhouses without a
break in the horizontal and vertical elevations of at least three (3) feet.
5. No building shall be located closer than fifteen (15) feet to the edge of
an off-street parking, vehicular use, or storage area.
6. The minimum distance between any two (2) unattached principal
buildings shall be thirty (30) feet. Whenever two (2) principal
structures are arranged face to face or back to back, the minimum
distance shall be fifty (50) feet. The point of measurement shall be
the exterior walls of the buildings and does not include balconies,
railings or other architectural features.
7. Off-street parking areas shall not be closer than ten (10) feet to any
adjacent property line. Whenever an off-street parking, vehicular use
or storage area is within sixty (60) feet of any adjacent residentially
zoned district, the parking area shall be physically screened by a
fence, wall, berm at least six (6) feet high. All fencing shall be
finished on both sides.
8. Parking of recreational vehicles, trailers, motor homes, boats, towed
trailers and similar vehicular equipment are permitted provided they
are located in a designated vehicular use area which is screened from
adjacent residential districts by a fence, wall or berm at least eight (8)
feet in height. No vehicular use or storage area shall be located in a
required front yard or adjacent to a public right-of-way. Such areas
shall also be located at least ten (10) feet from any adjacent property
line.
9. Any private streets developed in conjunction with a townhouse
development to provide access to and frontage for townhouses
developed under this ordinance must be a minimum of thirty-one (31)
feet in width from curb to curb, constructed under the City's
Construction Standards and inspected by City Staff. A planned
development overlay shall not be used to deviate from this
requirement.
10. Sidewalks shall be provided along any street, private or public, within
a townhouse development upon which a townhouse has frontage. A
061714 Section 20
7
planned development overlay shall not be used to deviate from this
requirement.
061714 Section 20
Section 22. R -MF Multifamily District Regulations
PURPOSE: The R -MF Multifamily district is established to provide adequate space and
site diversification for multiple -family apartment and condominium developments where the
maximum density does not exceed twenty (20) dwelling units per gross acre. R -MF District
should be characterized by landscaping and open space and shall be convenient to major
thoroughfares and arterial streets. Such districts should have adequate water, sewer, and
drainage facilities.
USES GENERALLY: In an R -MF Multifamily district, no land shall be used and no building
shall be erected for or converted to any use other than as hereinafter provided.
A. PERMITTED USES: The following uses shall be permitted as principal uses.
Multifamily dwelling, including apartments & condominiums.
2. Churches, convents, and other places of worship.
3. Parks, playgrounds, and nature preserves, publicly owned.
4. Temporary buildings when they are to be used only for construction
purposes or as a field office within the development parcel. Such
temporary construction buildings shall be removed immediately upon
completion or abandonment of construction and such field office shall
be removed immediately upon occupancy of ninety-five (95) percent
of the units in the development parcel.
B. ACCESSORY USES: The following uses shall be permitted as accessory
uses to the multiple -family dwellings provided that none shall be a source of
income to the owners or users of the multiple -family dwellings. All accessory
uses shall be located at least twenty (20) feet from any street right-of-way
and shall not be located between the building line and the front property line.
1. Detached covered common parking, off-street parking and private
garages in connection with any use permitted in this district provided
that such parking shall not be located in a required front yard.
2. Swimming pools and tennis courts no nearer than seventy-five (75)
feet to any residentially zoned district.
3. Laundry room for use of tenants.
4. Meeting, party, and/or social rooms in common areas only.
5. Cabana, pavilion, or roofed area.
061714 1 Section 22
6. Mechanical and maintenance equipment related to a principal use no
nearer than one hundred twenty (120) feet to any adjacent
residentially zoned district, and housed within an enclosed building.
7. Screened garbage and/or solid waste storage on a concrete pad and
no nearer than fifty (50) feet to any adjacent R-3.5, R-TH, R-5.0 R-
7.5, R-12.5, R-20 zoned district and not within the front setback.
8. Communication equipment meeting the requirements of Chapter 7,
Article XII of the Grapevine Code of Ordinance.
C. CONDITIONAL USES: The following conditional uses may be permitted
provided they meet the provisions of Section 48 and a Conditional Use
Permit is issued.
1. Public and non-profit institutions of an educational, religious, or
cultural type excluding correctional institutions and hospitals.
2. Nonprofit community centers.
3. Memorial gardens and cemeteries.
4. Nursing Homes.
5. Day Care Centers (See Section 22.N.).
6. Assisted Living Facilities (See Section 22.N.).
7. Any off-street parking for churches, convents and other places of
worship developed on property other than the platted lot of record of
the principal use provided all or a portion of the property utilized for
parking is located within 300 feet of the platted lot of record.
8. The following conditional uses may be permitted provided they meet
the provisions of Section 48, are located within an area that is no
greater than % of a mile due north and northeast of property zoned
and developed as a Planned Commercial Center containing in excess
of 1,000,000 square feet of gross leasable space and north of
Grapevine Mills Boulevard and a Conditional Use Permit is issued.
a. The maximum height of principal structures may be a
maximum of three (3) stories, not to exceed forty (40) feet.
b. Whenever two (2) principal structures are arranged face to end
or back to end the minimum distance may be thirty (30) feet.
061714 2 Section 22
Whenever two (2) principal structures are arranged end to end
the minimum distance may be twenty (20) feet. The point of
measurement shall be the exterior walls of the buildings and
does not include balconies, railings or other architectural
features.
9. Flexible Design Standards: The standards set forth in Sections
22.17.1. (Maximum Density), 22.17.3. (Minimum Open Space), 22.G.1
(Front Yard Setback), 22.1.1 (Height Regulations) and Section 56.1
(Off -Street Parking Requirements) may be considered flexible in order
to encourage development within the R -MF Multifamily District. In
some situations, the above referenced sections may vary from the
specific standards established upon approval of a conditional use
permit by the City Council.
D. LIMITATION OF USES:
No Storage boxes or any other containers to be picked up or dropped
off by curbside self -storage services, moving services and other
similar services shall be placed within a public right-of-way. Storage
containers to be picked up or dropped off by such services shall be
visible from a public right-of-way or adjacent property for a period not
exceeding seventy-two (72) consecutive hours, and not more than two
(2) instances during any thirty (30) day period.
E. PLAN REQUIREMENTS: No application for a building permit for
construction of a principal building shall be approved unless:
1. A Plat, meeting all requirements of the City of Grapevine has been
approved by the City Council and recorded in the official records of
Tarrant County.
2. A Site Plan, meeting the requirements of Section 47, has been
approved.
3. A Landscape Plan, meeting the requirements of Section 53, has been
approved.
F. DENSITY REQUIREMENTS: The following density requirements shall
apply.
MAXIMUM DENSITY - The maximum density within the R -MF District
shall conform to the following requirements.
a. The maximum density shall be sixteen (16) units per acre if the
061714 3 Section 22
minimum nonvehicular open space is twenty (20) percent or
less of the total site area.
b. The maximum density shall be eighteen (18) units per acre if
the minimum nonvehicular open space is between twenty (20)
and twenty-five (25) percent of the total lot area.
C. The maximum density shall be twenty (20) units per acre if the
minimum nonvehicular open space exceeds twenty-five (25)
percent of the total lot area.
d. The maximum density within the R -MF District shall not exceed
twenty (20) dwelling units per gross acre.
e. Nonvehicular open space is any area not devoted to buildings,
parking, loading, storage, or vehicular use.
2. LOT SIZE: Lots for any permitted use shall have a minimum area of
two (2) acres. Day care centers and assisted living facilities permitted
as a conditional use shall meet the requirements of Sections 22.N.1.
3. MINIMUM OPEN SPACE: Not less than twenty (20) percent of the
gross site area shall be devoted to open space, including required
yards and buffer areas. Open space shall not include areas covered
by structures, parking areas, driveways and internal streets.
A portion of the minimum open space equivalent to two hundred fifty
(250) square feet per dwelling unit shall be devoted to planned and
permanent usable recreation area. This recreational open space shall
be located internal to the site. The amount, location and type of
usable recreation space shall be shown on the site plan.
4. MAXIMUM BUILDING COVERAGE: The combined area occupied by
all main and accessory buildings and structures shall not exceed (50)
percent of the total lot area.
5. MAXIMUM IMPERVIOUS AREA: The combined area occupied by all
main and accessory buildings and structures, and paved parking and
driveway areas shall not exceed seventy-five (75) percent of the total
lot area.
6. MINIMUM FLOOR AREA: Every dwelling hereafter erected,
constructed, reconstructed or altered in the R -MF District shall have a
minimum square feet of floor area, excluding common corridors,
basements, open and screened porches or decks, and garages as
061714 4 Section 22
follows:
a. Efficiency unit, square feet - 600
b. One bedroom unit, square feet - 750
C. Two bedroom unit, square feet - 900
d. Three bedroom unit, square feet - 1,000
e. Units containing a minimum of six hundred (600) square feet to
seven hundred fifty (750) square feet shall not exceed fifteen
(15) percent of the total number of units in the development.
G. AREA REGULATIONS: The following minimum standards shall be required.
Day care centers and assisted living facilities permitted as a conditional use
shall meet the requirements of Section 22.N.2.
Depth of front yard, feet - 40
2. Depth of rear yard, feet - 30
3. Width of side yard, each side - 20
4. Width of lot, feet - 200
5. Depth of lot, feet - 200
H. BUFFER AREA REGULATIONS: Whenever an R -MF District is located
adjacent to an existing or zoned residential district of lower density
development, without any division such as a dedicated public street, park or
permanent open space, all principal buildings or structures shall be set back
a minimum of forty (40) feet from the adjoining property line. In addition, a
buffer strip at least twenty (20) feet in width shall be provided between the
two districts. This buffer strip shall contain appropriate landscape
improvement, fencing, berms or trees to adequately buffer adjoining uses.
HEIGHT REGULATIONS: The following maximum height regulations shall
be observed:
1. The maximum height of the principal structure shall be two (2) stories
not to exceed thirty-five (35) feet. Whenever a multifamily structure is
erected contiguous to an existing single-family dwelling, the number of
stories and height of the multifamily structure shall not exceed the
number of stories and height of the contiguous single-family dwelling.
061714 5 Section 22
In no instance shall the height of a multifamily structure exceed two
(2) stories or thirty-five (35) feet.
2. The maximum height of an accessory structures shall be one (1) story
not to exceed fifteen (15) feet.
3. The maximum height of a storage building used for maintenance or
mechanical equipment shall be one (1) story not to exceed ten (10)
feet.
OFF-STREET PARKING: Off-street parking shall be provided in accordance
with the provisions of Section 56 and 58 of this Ordinance and other
applicable ordinances of the City. No off-street parking shall be located
closer than (10) feet to any adjacent property line. No off-street parking shall
be allowed in the front yard however, with an appropriate landscaped berm,
the front yard setback relative to parking may be reduced to no less than 15 -
feet. Such berm shall be a minimum of four feet in height of combined
berming and Landscape plantings. It is preferred that berms undulate and
vary in height and width for a more natural appearance. Similarly while
plantings shall extend the length of the front yard it is preferred that they vary
in distance from the property line and complement the berming as opposed
to being planted in a straight line. Though the front yard setback may be
reduced relative to parking, the building setback shall remain at 40 -feet.
K. OFF-STREET LOADING: No off-street loading is required in the R -MF
District for residential uses. Off-street loading for conditional uses may be
required as determined by the Planning Commission.
L. LANDSCAPING REQUIREMENTS: Landscaping shall be required in
accordance with Section 53 of this Ordinance.
M. DESIGN REQUIREMENTS: The following minimum design requirements
shall be provided in the R -MF MultiFamily District.
Buildings and structures shall conform to the masonry requirements
as established in Section 54 of this Ordinance.
2. Individual window air conditioning units are prohibited. Central air
conditioning units, heat pumps, and similar mechanical equipment,
when located outside, shall be landscaped and screened from view in
accordance with the provisions of Section 50.
3. The maximum length of any building shall not exceed two hundred
(200) linear feet. Such limitation shall apply to any cluster of attached
buildings unless there is a break in the deflection angle of at least
061714 6 Section 22
twenty (20) degrees and under no circumstances shall a cluster of
buildings exceed two hundred (250) feet on length.
4. Buildings shall be designed to prevent the appearance of straight,
unbroken lines in their horizontal and vertical surface. Buildings shall
have no more than sixty (60) continuous feet without a horizontal and
vertical break of at least three (3) feet.
5. No building shall be located closer than fifteen (15) feet to the edge of
an off-street parking, vehicular use, or storage area. Day care centers
shall be exempt from the requirement. This requirement shall not
apply to tandem parking spaces located immediately behind enclosed
garages that access any internal private streets or drives.
6. The minimum distance between any two (2) unattached buildings
shall be twenty (20) feet or the height of the building whichever is
greater. Whenever two (2) principal structures are arranged face-to-
face or back-to-back, the minimum distance shall be fifty (50) feet.
The point of measurement shall be the exterior walls of the buildings
and does not include balconies, railings, or other architectural
features.
7. Off-street parking areas shall not be closer than ten (10) feet to any
adjacent property line. Whenever an off-street parking, vehicular use
or storage area is within sixty (60) feet of any adjacent residentially
zoned district, the parking area shall be physically screened by a
fence, wall, or berm at least six (6) feet high.
8. Parking of recreational vehicles, trailers, motor homes, boats, towed
trailers and similar vehicular equipment is permitted provided they are
located in a designated vehicular use area which is screened from
adjacent residential districts by a fence or wall at least eight (8) feet in
height. No vehicular use or storage area shall be located in a
required front yard or adjacent to a public right-of-way. Such areas
shall also be located at least ten (10) feet from any adjacent property
line.
N. DESIGN REQUIREMENTS FOR DAY CARE CENTERS AND ASSISTED
LIVING FACILITIES: The following minimum design requirements shall be
provided in the R -MF Multifamily Residential Zoning District.
MINIMUM LOT SIZE OF DAY CARE CENTERS AND ASSISTED
LIVING FACILITIES: Lots for day care centers and assisted living
facilities permitted as a conditional use shall have a minimum lot area
of one (1) acre.
061714 7 Section 22
2. MINIMUM AREA REGULATIONS OF DAY CARE CENTERS AND
ASSISTED LIVING FACILITIES: The following minimum standards
shall be required for day care centers and assisted living facilities
permitted as a conditional use.
a. Depth of front yard, feet - 40
b. Depth of rear yard, feet - 30
C. Width of side yard, each side - 20
d. Width of lot, feet - 150
e. Depth of lot, feet - 175
061714 8 Section 22
Section 23. LB Limited Business District
PURPOSE: The LB Limited Business District is established to accommodate individual
retail stores, personal service establishments and professional or business offices which
primarily meet the local neighborhood shopping and personal service needs of a limited
surrounding residential area. Retail stores permitted therein are intended to include
convenience goods, which are normally a daily necessity for a residential neighborhood.
USES GENERALLY: In a LB Limited Business District no land shall be used and no
building shall be erected for or converted to any use other than as hereinafter provided.
A. PERMITTED USES: The following uses shall be permitted as principal uses.
Retail sales in completely enclosed buildings limited to stores and shops for
the following: bakery, books, confectionery, dairy products, drug,
delicatessens, florist, gift, jewelry, hobby, music, pet, tobacco, newsstands,
wearing apparel, toys, and camera & photo development shops.
2. Personal service establishments including beauty, barber, dry cleaning and
laundry pickup, shoe repair, self-service Laundromats, and express or mailing
offices.
3. Medical and dental offices.
4. Restaurants excluding drive-in or drive-through restaurants.
B. ACCESSORY USES: The following uses shall be permitted as accessory uses in a
LB Limited Business District provided that none shall be a source of income to the
owner or user of the principal structure.
Off-street parking in conjunction with any permitted use in this district.
Provisions for the parking of automobiles provided that such provisions within
sixty (60) feet of a residentially zoned district shall be separated from said lot
by a blind fence or wall at least six (6) feet high.
2. Signs advertising uses on the premises, in accordance with Section 60 of
this Ordinance.
3. Mechanical equipment no nearer than one hundred twenty (120) feet to any
residentially zoned district.
4. Screened garbage storage on a concrete pad and no closer than fifty (50)
feet to any residentially zoned district and not located between the front of
the building and any right-of-way.
012009 1 Section 23
C. CONDITIONAL USES: The following uses may be permitted provided they meet
the provisions of, and a Conditional Use Permit is issued pursuant to, Section 48 of
the Ordinance.
1. Alcoholic beverage sales provided a special permit is issued in accordance
with Section 42.13 of this Ordinance.
2. Drive-in and drive-through restaurants.
3. Schools and studios for art, dancing, drama, music, photography, interior
decorating, or reducing.
4. Food and convenience stores, including prepared food carry -out service, that
provide additional parking needed by that service.
5. Professional and business offices.
6. Banks and financial institutions.
7. Any use allowed within this district with drive-in or drive-through service.
8. Call centers.
9. Any use allowed within this district with outdoor speakers.
D. LIMITATION OF USES:
1. All activities of permitted uses except automobile parking lots, shall be
conducted entirely within a completely enclosed building.
2. No individual retail store or personal service establishment shall have a floor
area open to the public, including display, service and sales, greater than
twenty-five hundred (2,500) square feet.
E. PLAN REQUIREMENTS: No application for a building permit for construction of a
principal building shall be approved unless:
1. A Plat, meeting all requirements of the City of Grapevine has been approved
by the City Council and recorded in the official records of Tarrant County.
2. A Site Plan, meeting the requirements of Section 47, has been approved.
3. A Landscape Plan, meeting the requirements of Section 53, has been
approved.
F. DENSITY REQUIREMENTS: The following bulk and intensity of use requirements
012009 2 Section 23
shall apply.
MAXIMUM DENSITY: The maximum density within an LB District shall not
exceed a floor area ratio of 0.35.
2. LOT SIZE: The minimum lot size in a LB District shall be ten thousand
(10,000) square feet and the maximum size of any LB District shall not
exceed three (3) acres.
3. MINIMUM OPENSPACE: At least twenty (20) percent of the total lot area
shall be devoted to nonvehicular open space. (Non -vehicular open space is
any area not devoted to buildings, parking, loading, storage or vehicular use.)
a. Landscaping in excess of the required minimum open space that is
located in the rear yard of the site shall not be used to meet the minimum
open space requirements for the site.
4. MAXIMUM BUILDING COVERAGE: The combined area occupied by all
main and accessory structures shall not exceed sixty (60) percent of the total
lot area.
5. MAXIMUM IMPERVIOUS SURFACE: The combined area occupied by all
main and accessory structures, parking, storage, loading and other paved
areas shall not exceed eighty (80) percent of the total lot area.
G. AREA REGULATIONS: The following minimum standards shall be required:
LOT WIDTH: Every lot shall have a minimum width of eighty (80) feet.
2. LOT DEPTH: Every lot shall have a minimum depth of not less than one
hundred (100) feet.
3. FRONT YARD: Every lot shall have a front yard of not less than fifteen (15)
feet which shall be utilized a s a landscaped setback area. Front yards shall
not be used for any building, structure, fence, wall or storage area, except
that signs may be permitted in this area. Front yards shall be landscaped
with grass, shrubbery, vines, or trees and no part shall be paved or surfaced
except for minimum access, driveways and sidewalks in accordance with
Section 53 of this Ordinance.
4. SIDE YARDS: Every lot shall have two side yards, each of which shall be
not less than ten (10) feet in width.
5. REAR YARD: Every lot shall have a rear yard of not less than twenty-five
(25) feet in depth.
012009 3 Section 23
6. DISTANCE BETWEEN BUILDINGS: The minimum distance between
detached principal or accessory buildings on the same lot shall be not less
than twenty (20) feet.
H. BUFFER AREA REGULATIONS: Whenever an LB District abuts a residential
district, a wall, fence, or berm at least six (6) feet in height shall be erected to
effectively screen the LB District from the residential area. In addition, no building
or structure shall be located nearer to any residentially zoned property than a
distance equal to the height of such building or structure.
I. HEIGHT:
No principal structure shall be erected or altered to a height exceeding two
(2) stories or twenty-five (25) feet except buildings located adjacent to an R-
20, R-12.5, or R-7.5 District, buildings shall not exceed one (1) floor level and
twenty (20) feet in height.
2. No accessory structure shall be erected or altered to a height exceeding
fifteen (15) feet.
LANDSCAPING REQUIREMENTS: Landscaping shall be required in accordance
with Section 53 of this Ordinance.
K. OFF-STREET PARKING: Off-street parking shall be provided in accordance with
the provisions of Sections 56 and 58 and shall be landscaped in accordance with
Section 53 of this Ordinance.
L. OFF-STREET LOADING: Off-street loading shall be provided in accordance with
the provisions of Section 57 of this Ordinance.
M. DESIGN REQUIREMENTS: The following design requirements shall apply in the
LB District:
No outdoor storage, except for refuse disposal, shall be permitted. Refuse
disposal areas shall be landscaped and screened from view.
2. Mechanical and electrical equipment, including air conditioning units, shall be
designed, installed and operated to minimize noise impact on surrounding
property. All such equipment shall be screened from public view.
3. Lighting shall be designed to reflect away from any adjacent residential area.
4. The masonry requirements of Section 54 shall be met.
5. ADDITIONAL BUFFERING, SCREENING, FENCING, & LANDSCAPING.
012009 4 Section 23
The Planning and Zoning Commission may recommend and the City Council
may require additional buffering, screening, fencing and landscaping
requirements on any zone change, conditional use or special use case or
concept plan in addition to or in lieu of buffering, screening fencing, or
landscaping requirements set out specifically in each use district when the
nature and character of surrounding or adjacent property dictate a need to
require such methods in order to protect such property and to further provide
protection for the general health, welfare and morals of the community in
general.
012009 5 Section 23
Section 24. C -N Neighborhood Commercial District
PURPOSE: The purpose of the C -N Neighborhood Commercial District is to provide
locations for the development of planned retail shopping and service facilities which are
located and designed expressly to serve the needs of adjacent residential neighborhoods.
C -N Districts are intended for retail commercial uses which have a neighborhood
orientation and which supplies necessities requiring frequent purchase with a minimum of
consumer travel. Such facility should not be so large or so broad in scope of services as to
attract substantial amounts of trade from outside the neighborhood.
USES GENERALLY: In a C -N Neighborhood Commercial District no land shall be used
and no building shall be erected for or converted to any use other than as hereinafter
provided.
A. PERMITTED USES: The following uses shall be permitted as principal uses.
1. Planned neighborhood shopping centers defined as a combination of retail
stores, offices, personal service establishments and similar uses whose
aggregate gross floor area does not exceed one hundred thousand
(100,000) square feet.
2. Any use permitted in the P -O Professional Office District provided that the
total floor area devoted to office use does not exceed thirty (30) percent of
the total floor area permitted on the lot.
3. Any use permitted in the LB Limited Business District.
4. Restaurants excluding drive-ins or drive-through facilities.
5. Day Nursery and kindergarten.
6. Variety and dry goods stores.
7. Retail sales of second hand goods in an enclosed building provided the
space does not exceed 3,000 (three thousand) square feet in area.
B. ACCESSORY USES: The following uses shall be permitted as accessory uses
provided that such use shall be located not less than twenty (20) feet from any
street right-of-way.
Swimming pool no nearer than one hundred twenty (120) feet to any
residentially zoned district.
062111 Section 24
2. Mechanical equipment no nearer than one hundred twenty (120) feet to any
residentially zoned district.
3. Screened garbage storage on a concrete pad no nearer than fifty (50) feet to
a residentially zoned district and not located between the front of the building
and any street right-of-way.
4. Off-street parking to serve permitted uses provided that any off-street parking
or vehicular use area within sixty (60) feet of a residentially zoned district
shall be separated from said lot by a blind fence, berm, wall or landscaping
at least six (6) feet high.
5. Signs advertising uses on the premises in accordance with Section 60 of this
Ordinance.
C. CONDITIONAL USES: The following uses may be permitted provided they meet
the provisions of, and a Conditional Use Permit is issued pursuant to Section 48 of
this Ordinance.
Alcoholic beverage sales provided a special permit is issued in accordance
with Section 42.8. of this Ordinance.
2. Tire, battery, and accessory stores located within a planned shopping center.
3. Automotive parts and supplies completely in an enclosed building.
4. Drive-in or drive-through restaurants.
5. Gasoline services.
6. Private clubs and service organizations.
7. Veterinarian including veterinary hospitals where small animals are kept
overnight.
8. Planned Commercial Centers.
9. Any individual retail store, office, personal service establishment,
restaurants, or other uses provided for in Section 24.A. with a floor area open
to the public, including display, service and sales, greater than ninety-five
hundred (9,500) square feet.
10. Assisted Living Facilities.
062111
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Section 24
11. Any use allowed within this district with drive-in or drive-through service.
12. Inns
13. Outside display and sales of merchandise.
14. Call centers.
15. Public institutions and nonprofit institutions of any educational, religious or
cultural type, including private and charter schools, but excluding corrective
institutions and hospitals.
16. Retail sales of secondhand goods in an enclosed building where the size of
the space exceeds 3,000 (three thousand) square feet in area.
17. Any use allowed within this district with outdoor speakers.
D. LIMITATION ON USES:
The C -N District is intended for neighborhood scale shopping and service
facilities and the total retail or commercial shopping floor area on any lot or
parcel shall not exceed one hundred thousand (100,000) square feet. No
individual retail store, office, personal service establishment, restaurant or
other uses provided for in Section 24.A. shall have a floor area open to the
public, including display, service and sales, greater than ninety-five hundred
(9,500) square feet.
2. The maximum size of any C -N District shall not exceed twelve (12) acres in
size.
3. The hours of operation for uses provided for in Section 24.C.10 shall be
limited to between the hours of 7:00 a.m. to 10:00 p.m. unless specifically
provided for in the Conditional Use Permit.
E. PLAN REQUIREMENTS: No application for a building permit for construction of a
principal building shall be approved unless:
A Plat, meeting all requirements of the City of Grapevine has been approved
by the City Council and recorded in the official records of Tarrant County.
2. A Site Plan, meeting the requirements of Section 47, has been approved.
062111 Section 24
3
3. A Landscape Plan, meeting the requirements of Section 53, has been
approved.
F. DENSITY REQUIREMENTS: The following bulk and intensity of use requirements
shall apply:
MAXIMUM DENSITY: The maximum density within a C -N District shall not
exceed a floor area ratio of 0.20.
2. LOT SIZE: The minimum lot size in a C -N Neighborhood Zoning District
shall be twenty thousand (20,000) square feet.
3. MINIMUM OPEN SPACE: At least twenty (20) percent of the total lot area
shall be devoted to nonvehicular open space. (Nonvehicular open space is
any area not devoted to buildings, parking, loading, storage, or vehicular
use.) Planned Commercial Centers permitted as a conditional use shall
meet the requirements of Section 24.N.3.
a. Landscaping in excess of the required minimum open space that is
located in the rear yard of the site shall not be used to meet the minimum
open space requirements for the site.
4. DISTRICT SIZE: The minimum size of any C -N Neighborhood Commercial
Zoning District shall be one (1) acre and the maximum size of any C -N
Neighborhood Zoning District shall not exceed twelve (12) acres.
5. MAXIMUM IMPERVIOUS SURFACE: The combined area occupied by all
main and accessory structures, parking, storage, loading and other paved
areas shall not exceed eighty (80) percent of the total lot area.
G. AREA REGULATIONS: The following minimum standards shall be required:
1. LOT WIDTH: Every lot shall have a minimum width of one hundred twenty-
five (125) feet.
2. LOT DEPTH: Every lot shall have a minimum depth of not less than one -
hundred -fifty (150) feet.
3. FRONT YARD: Every lot shall have a front yard of not less than twenty-five
(25) feet which shall be utilized as a landscaped setback area. Front yards
shall not be used for any building, structure, fence, wall or storage area,
except that signs may be permitted in this area. Front yards shall be
landscaped with grass, shrubbery, vines, or trees, and no part shall be paved
062111
4
Section 24
or surfaced except for minimum access, driveways and sidewalks in
accordance with Section 53 of this Ordinance.
4. SIDE YARDS: Every lot shall have two side yards, each of which shall be
not less than ten (10) feet in width. Planned Commercial Centers permitted
as a conditional use shall meet the requirements of Section 24.N.1.
5. REAR YARD: Every lot shall have a rear yard of not less than twenty-five
(25) feet in depth. Planned Commercial Centers permitted as a conditional
use shall meet the requirements of Section 24.N.1.
6. DISTANCE BETWEEN BUILDINGS: The minimum distance between
detached principal or accessory buildings on the same lot shall be not less
than twenty (20) feet.
H. BUFFER AREA REGULATIONS: Whenever any C -N District abuts a residential
district, an appropriate buffer and screen shall be provided in accordance with the
provisions of Sections 24(M)4., and 53 of this Ordinance. In addition, no building or
structure shall be located nearer to any residentially Zoned property than a distance
equal to one and one-half (1-112) times the height of such building or structure.
No principal structure shall be erected or altered to a height exceeding thirty
(30) feet except buildings located adjacent to an R-20, R-12.5, or R-7.5
Residential district shall not exceed one (1) floor level and twenty-five (25)
feet in height.
2. No accessory structure shall be erected or altered to a height exceeding
fifteen (15) feet.
J. LANDSCAPING REQUIREMENTS: Landscaping shall be required in accordance
with Section 53 of this ordinance.
K. OFF-STREET PARKING: Off-street parking shall be provided in accordance with
the provisions of Sections 56 and 58 and shall be landscaped in accordance with
Section 53 of this Ordinance.
L. OFF-STREET LOADING: Off-street loading shall be provided in accordance with
the provisions of Section 57 and 58 of this Ordinance.
M. DESIGN REQUIREMENTS: The following design requirements shall apply in the C-
N District:
062111 Section 24
5
No outdoor storage, except for refuse disposal, shall be permitted. Refuse
disposal areas shall be landscaped and screened from view.
2. Mechanical and electrical equipment, including air conditioning units, shall be
designed, installed and operated to minimize noise impact on surrounding
property. All such equipment shall be screened from public view.
3. Lighting shall be designed to reflect away from any adjacent residential area.
4. Whenever a C -N District is adjacent to any residentially zoned district, a
buffer strip, at least twenty (20) feet in width shall be provided between the
two (2) districts. A wall, fence or berm shall be erected to effectively screen
the C -N District from the residential area. No streets, alley, vehicular storage
or use shall be permitted in the required buffer strip.
5. The masonry requirements of Section 54 shall be met.
6. ADDITIONAL BUFFERING, SCREENING, FENCING & LANDSCAPING.
The Planning and Zoning Commission may recommend and the City Council
may require additional buffering, screening, fencing and landscaping
requirements on any zone change, conditional use or special use case or
concept plan in addition to or in lieu of buffering, screening fencing or
landscaping requirements set out specifically in each use district when the
nature and character of surrounding or adjacent property dictate a need to
require such methods in order to protect such property and to further provide
protection for the general health, welfare and morals of the community in
general.
N. PLANNED COMMERCIAL CENTER DESIGN REQUIREMENTS: Each lot or parcel
of land created within a Planned Commercial Center shall comply with the following
requirements:
MINIMUM YARD REQUIREMENTS OF PLANNED COMMERCIAL
CENTERS: The front yard requirements contained in Section 24.G.3. shall
be applicable to each lot or parcel of land within a Planned Commercial
Center. A minimum ten (10) foot side and a minimum twenty-five (25) foot
rear yard shall be required around the outside perimeter of the Planned
Commercial Center. Minimum side and rear yard requirements of interior
lots may be required if deemed necessary by City Council in order to meet
the provisions of Section 48.
2. LANDSCAPING REQUIREMENTS OF PLANNED COMMERCIAL
062111 Section 24
6
CENTERS: The minimum landscaping requirements of Section 53 H.2(b)
shall be applicable around the outside perimeter of a Planned Commercial
Center. For interior lots the minimum landscaping requirements of Section
53.H.2.b. may be required if deemed necessary by City Council in order to
meet the provisions of Section 48.
3. MINIMUM OPEN SPACE REQUIREMENTS OF PLANNED COMMERCIAL
CENTERS: At least twenty (20) percent of the total site area of the Planned
Commercial Center shall be devoted to nonvehicular open space
(nonvehicular open space is any area not devoted to buildings, parking,
loading, storage, or vehicular use.)
4. BUILDING ELEVATIONS OF PROPOSED STRUCTURES SHALL BE
SUBMITTED WITH THE SITE PLAN REQUIRED BY SECTION 48.D.7.
Section 24
ni
Sec. 25. C -C Community Commercial District Regulations
PURPOSE: The C -C Community Commercial District is established to provide locations
for general commercial uses representing various types of retail trade, businesses,
services and planned commercial centers that serve a community or regional area. The
District is intended for community and regional shopping centers and clusters of
commercial development that attract a substantial amount of their trade from beyond the
immediate neighborhoods.
USES GENERALLY: In a C -C Community Commercial District no land shall be used and
no building shall be erected or converted to any use other than as hereinafter provided.
A. PRINCIPAL USES:
1. Any use permitted in a P -O Professional Office District or C -N Neighborhood
Commercial District except that there shall be no limitation on size of planned
shopping centers or total floor area.
2. Hospital.
3. Ambulance service.
4. Commercial amusements, the operation of which is totally within an enclosed
building, including bowling alleys, video arcades, roller skating and ice
skating arenas, motion picture theaters, but excluding billiard parlors and
arcades.
5. Taxi dispatch office.
6. Professional dry cleaning, pressing, dyeing and laundry services.
8. Retail sales of second hand goods in an enclosed building provided the
space does not exceed 3,000 (three thousand) square feet in area.
9. Restaurants excluding drive-in or drive-through restaurants.
10. Nursery or greenhouse.
11. Radio and television broadcasting studios.
12. Department stores.
13. Furniture stores.
B. ACCESSORY USES: The following uses shall be permitted as accessory uses:
1
012009 Section 25
Private garage.
2. Swimming pool no nearer than one hundred twenty (120) feet to any
residentially zoned district.
3. Mechanical equipment located within one hundred twenty (120) feet of any
residentially zoned district must meet the standards established for noise
regulation as stated in Section 55. Performance Standards.
4. Screened garbage storage on a concrete pad no nearer than fifty (50) feet to
a residentially zoned district and not located between the front of the building
any street right-of-way.
5. Provisions for the parking of automobiles provided that such provisions within
sixty (60) feet of a residentially zoned district shall be separated from said lot
by a blind fence or wall at least six (6) feet high.
6. Signs advertising uses located on the premises in accordance with Section
60 of this Ordinance.
C. CONDITIONAL USES: The following uses may be permitted, provided they meet
the provisions of, and a Conditional Use Permit is issued pursuant to, Section 48 of
the Ordinance.
Public storage garages, including mini -storage warehouses for storage
purposes only. Caretaker or watchmen residential facilities having
accommodations for and occupied by only one family may be permitted as
an accessory use to public storage garages or mini -storage warehouses. No
more than three (3) persons unrelated by blood or marriage may occupy the
caretaker or watchmen residential facilities.
2. Wholesale office and business completely within an enclosed building, but
excluding warehouse storage.
3. Commercial parking lots.
4. Alcoholic beverage sales provided a special permit is issued in accordance
with Section 42.13. of this Ordinance.
5. Any commercial business or service not included in any of the other
commercial districts provided that all such uses shall be completely within an
enclosed building and are not noxious or offensive by reason of the emission
of odor, dust, gas fumes, noise, or vibration and provided that no
warehousing or manufacturing or treatment of products or equipment shall
2
012009 Section 25
be permitted, except when such is clearly incidental to the conduct of a
permitted use.
6. Boat sales.
7. Automobile sales and service.
8. Building materials and supplies.
9. Garden supply stores.
10. Sign and sign painting shops.
11. Automobiles washing business; automatic, coin-operated, or moving line
wash. (Requires desirable aesthetics, proper traffic circulation, and adequate
drainage.
12. Planned Commercial Centers.
13. Automotive repair garages, within a completely enclosed building. Salvage
and/or wrecking yards are prohibited. All storage areas must be surfaced,
and screening shall be provided in accordance with Section 58 and Section
50.
14. Outdoor commercial amusements such as golf driving ranges, miniature golf,
archery.
15. Planned Commercial Centers in excess of 1,000,000 square feet of gross
leasable space. Due to the development nature of planned commercial
centers in excess of 1,000,000 square feet of gross leasable space, it is
recognized that the requirements established in Section 25.F., Section 25.1.,
Section 53.H., Section 53.1., and Section 60 may be difficultto provide. The
Planning and Zoning Commission may recommend and the City Council may
approve a request to establish different amounts and methods than
established in Section 25.F., Section 25.1., Section 53.H., Section 53.1., and
Section 60.
16. Restaurant with outside dining and/or drive through.
17. Hotels and motels. Hotels approved prior to January 18, 2005 shall be
deemed a lawful, permitted use and shall have the same status as that
authorized pursuant to this Ordinance; provided, however, no such building,
structure, or use shall be altered, changed or expanded unless a conditional
use permit therefore has been granted pursuant to this ordinance.
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012009 Section 25
18. Winery with alcoholic beverage sales with on -premise and off -premise
consumption, provided a special permit is issued in accordance with Section
42.6 of the ordinance.
19. Structures in excess of fifty (50) feet in height. However, this provision shall
only apply to properties located east of Ruth Wall Street, Loop 382, and
Fairway Drive.
20. Outside display and sales of merchandise.
21. Call centers.
22. Retail sales of secondhand goods in an enclosed building where the size of
the space exceeds 3,000 (three thousand) square feet in area.
23. Public institutions and nonprofit institutions of any educational, religious or
cultural type, including private and charter schools, but excluding corrective
institutions and hospitals.
24. Any use allowed within this district with outdoor speakers.
D. LIMITATION ON USES:
Whenever the C -C Community Commercial District is utilized for hotel -motel
office or hospital use, the minimum open space shall be increased to thirty
(30) percent of the total lot area.
2. Vehicular use or storage areas other than required parking associated with
permitted uses such as automobile sales and service, boat sales, building
materials, and supplies shall be visually screened from any adjacent
residential district by a fence, wall or berm at least six (6) feet in height.
3. The minimum size of any C -C District shall be five (5) acres.
E. PLAN REQUIREMENTS: No application for a building permit for construction of a
principal building shall be approved unless:
1. A Plat, meeting all requirements of the City of Grapevine has been approved
by the City Council and recorded in the official records of Tarrant County.
2. A Site Plan, meeting the requirements of Section 47, has been approved.
3. A Landscape Plan, meeting the requirements of Section 53, has been
approved.
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012009 Section 25
F. DENSITY REQUIREMENTS: The following bulk and intensity of use requirements
shall apply:
LOT SIZE: The minimum lot size in a C -C District shall be thirty thousand
(30,000) square feet and the minimum size of any C -C District shall be five
(5) acres.
2. MINIMUM OPEN SPACE: At least twenty (20) percent of the total lot area
shall be devoted to nonvehicular open space. (Non -vehicular open space is
any area not devoted to buildings, parking, loading, storage, or vehicular
use.) Planned Commercial Centers permitted as conditional use shall meet
the requirements of Sections 25.N.3.
a. Landscaping in excess of the required minimum open space that is
located in the rear yard of the site shall not be used to meet the
minimum open space requirements for the site.
3. MAXIMUM BUILDING COVERAGE: The combined area occupied by all
main and accessory structures shall not exceed sixty (60) percent of the total
lot area.
4. MAXIMUM IMPERVIOUS SURFACE: The combined area occupied by all
main and accessory structures, parking, storage, loading, and other paved
areas shall not exceed eighty (80) percent of the total lot area.
G. AREA REGULATIONS: The following minimum standards shall be required:
LOT WIDTH: Every lot shall have a minimum width of one hundred twenty
(120) feet.
2. LOT DEPTH: Every lot shall have a minimum depth of not less than one
hundred twenty (120) feet.
3. FRONT YARD: Every lot shall have a front yard of not less than twenty-five
(25) feet which shall be utilized as a landscaped setback area. Front yards
shall not be used for any building, structure, fence, wall or storage area,
except that signs may be permitted in this area. Front yards shall be
landscaped with grass, shrubbery, vines, or trees and no part shall be paved
or surfaced except for minimum access, driveways and sidewalks in
accordance with Section 53 of this Ordinance.
4. SIDE YARDS: Every lot shall have two (2) side yards, each of which shall be
not less than twenty (20) feet in width. Planned Commercial Centers
permitted as a conditional use shall meet the requirements of Section
25.N.1.
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012009 Section 25
5. REAR YARDS: Every lot shall have a rear yard of not less than twenty-five
(25) feet in depth except as specified below. Planned Commercial Centers
permitted as a conditional use shall meet the requirements of Section
25.N.1.
Whenever a side or rear yard is adjacent to any residential area, the
minimum side or rear yard, as the case may be, shall be increased to a
distance equivalent to two (2) times the height of the tallest building on the
lot.
6. DISTANCE BETWEEN BUILDINGS: The minimum distance between
detached principal or accessory buildings on the same lot shall be not less
than forty (40) feet.
H. BUFFER AREA REGULATIONS: Whenever a CC District abuts a residential
district, an appropriate buffer and screen shall be provided in accordance with the
provisions of Section 53 and 25-(M)4 of this Ordinance. In addition, no building or
structure shall be located nearer to any residentially zoned property than a distance
equal to two (2) times the height of any building or structure.
HEIGHT:
1. No principal structure shall be erected or altered to a height exceeding fifty
(50) feet. Principal structures located contiguous to an existing R-20, R-12.5,
or R-7.5 Residential district shall not exceed one (1) floor level and twenty-
five (25) feet in height, however an increase up to five (5) feet to this
requirement may be granted upon approval of a conditional use request by
the City Council.
2. No accessory structure shall be erected or altered to a height exceeding
fifteen (15) feet.
LANDSCAPING REQUIREMENTS: Landscaping shall be required in accordance
with Section 53 of this Ordinance.
K. OFF-STREET PARKING: Off-street parking shall be provided in accordance with
the provisions of Sections 56 and 58 and shall be landscaped in accordance with
Section 53 of this Ordinance.
L. OFF-STREET LOADING: Off-street loading shall be provided in accordance with
the provision of Section 57 of this Ordinance.
M. DESIGN REQUIREMENTS: The following design requirements shall apply in the C-
C District:
6
012009 Section 25
Outdoor storage and refuse disposal shall be landscaped and screened from
view.
2. Mechanical and electrical equipment, including air conditioning units, shall be
designed, installed and operated to minimize noise impact on surrounding
property. All such equipment shall be screened from public view.
3. Lighting shall be designed to reflect away from any adjacent residential area.
4. Whenever a C -C Community Commercial District is adjacent to any
residentially zoned district, a buffer strip, at least twenty (20) feet in width
shall be provided between the two (2) districts. A wall, fence, or berm at
least six (6) feet high shall be erected to effectively screen the C -C District
from the residential area and no streets, alley, vehicular storage or use shall
be permitted in the required buffer strip.
5. The masonry requirements of Section 54 shall be met.
6. ADDITIONAL BUFFERING, SCREENING, FENCING, & LANDSCAPING.
The Planning and Zoning Commission may recommend and the City Council
may require buffering, screening, fencing and landscaping requirements on
any zone change, conditional use, or special use case or concept plan in
addition to or in lieu of buffering, screening, fencing or landscaping
requirements set out specifically in each use district when the nature and
character of surrounding or adjacent property dictate a need to require such
methods in order to protect such property and to further provide protection
for the general health, welfare and morals of the community in general.
7. Hotel/motel facilities are required to meet the following standards:
(a) Each guestroom shall have a minimum area of three hundred eighty
(380) square foot.
(b) A full service restaurant with full kitchen facilities and which provides
service to the general public shall be required.
(c) On-site staff is required 24 -hours a day, seven days a week.
(d) The following amenities shall be provided:
A minimum of ten thousand (10,000) square foot of meeting or
conference room space; and
2. A swimming pool with a minimum area of one thousand
7
012009 Section 25
(1,000) square foot.
(e) A minimum room count of 300 rooms.
N. PLANNED COMMERCIAL CENTER DESIGN REQUIREMENTS: Each lot or parcel
of land created within a Planned Commercial Center shall comply with the following
requirements:
MINIMUM YARD REQUIREMENTS OF PLANNED COMMERCIAL
CENTERS: The front yard requirements contained in Section 25.G.3. shall
be applicable to each lot or parcel of land within a Planned Commercial
Center. A minimum twenty (20) foot side and a minimum twenty-five (25)
foot rear yard shall be required around the outside perimeter of a Planned
Commercial Center. Minimum side and rear yard requirements of interior
lots may be required if deemed necessary by City Council in order to meet
the provisions of Section 48. Perimeter lots in a Planned Business Park shall
have a minimum twenty (20) feet of frontage on a public right-of-way. Interior
lots in a Planned Commercial Center that have no frontage on a public right-
of-way must have a minimum twenty-five (25) foot dedicated public access
easement connecting to a public right-of-way.
2. LANDSCAPING REQUIREMENTS OF PLANNED COMMERCIAL
CENTERS: The minimum landscaping requirements of Section 53.H.2(b)
shall be applicable around the outside perimeter of a Planned Commercial
Center. For interior lots the minimum landscaping requirements of Section
53.1-1.2.(b) may be required if deemed necessary by City Council in order to
meet the provisions of Section 48.
3. MINIMUM OPEN SPACE REQUIREMENTS OF PLANNED COMMERCIAL
CENTERS: At least twenty (20) percent of the total site area of the Planned
Commercial Center shall be devoted to nonvehicular open space
(Nonvehicular open space is any area not devoted to buildings, parking,
loading, storage, or vehicular use.)
4. BUILDING SEPARATION REQUIREMENTS OF PLANNED COMMERCIAL
CENTERS: The minimum distance between principal oraccessory buildings
on the same lot required by Section 25.G.6 may be modified if deemed
necessary by City Council to accommodate for accessory structures.
5. BUILDING ELEVATIONS OF PROPOSED STRUCTURES SHALL BE
SUBMITTED WITH THE SITE PLAN REQUIRED BY SECTION 48.D.7.
8
012009 Section 25
Section 27. P -O Professional Office District Regulations
PURPOSE: The P -O Professional Office District is established to create a restrictive
district for low intensity office or professional uses which may be located close to all types
of residential uses, with appropriate buffer and landscaping so as not to create a blighting
effect on adjacent residential area.
USES GENERALLY: In a P -O Professional Office District no land shall be used and no
building shall be erected for or converted to any use other than as hereinafter provided.
A. PERMITTED USES: The following uses shall be permitted as principal uses.
Administrative, executive and editorial offices for business, professional or
industrial organizations.
2. Financial offices such as banks, savings and loan associations, mortgage
bankers and insurance offices.
3. Governmental office buildings and uses.
4. Prescription pharmacy.
5. Medical and dental clinics.
6. Medical and dental laboratories, but not including the manufacture of
pharmaceutical or other products for general sale or distribution.
7. Professional offices for the conduct of the following professional and
semiprofessional occupations: Accountant, architect, attorney, dentist,
engineer, insurance agent, real estate agent, personal or family counselor,
chiropractor, physical therapist, physician, public secretary, surgeon, or any
other office or profession which is the same general character as the
foregoing, but excluding animal grooming salons, dog kennels, funeral
homes, veterinarian and veterinary hospitals.
8. RESERVED FOR FUTURE USE.
9. Schools and studios for art, dancing, drama, music, photography, interior
decorating or reducing.
10. Permanent cosmetic application—with approval of a Tattoo Studio License
from the Texas Department of Health and licensure from the Texas
Cosmetology Commission
061714 1 Section 27
B. ACCESSORY USES: The following uses shall be permitted as accessory uses,
provided that such use shall be located not less than twenty (20) feet from any
street right-of-way:
Mechanical equipment located within 120 -feet of any residentially zoned
district must meet the standards established for noise regulation as stated in
Section 55. Performance Standards.
2. Screened garbage storage on a concrete pad and no nearer than fifty (50)
feet to a residentially zoned district and not Located between the front of the
building and any street right-of-way.
3. Parking of automobiles, provided that such facilities are within sixty (60) feet
of a residentially zoned district be separated from said lot by a blind fence or
wall at least six (6) feet high.
4. Parking garage.
5. Signs advertising uses on the premises in accordance with Section 60 of this
Ordinance.
C. CONDITIONAL USES:
1. Restaurants, including alcoholic beverage sales provided a special permit is
issued in accordance with Section 42.8. of the Ordinance. Drive-in and
drive-through restaurants shall not be allowed.
2. Funeral homes and mortuaries.
3. Assisted Living Facilities
4. Any use allowed within this district with drive-in or drive-through service.
5. Planned Professional Office Centers
6. Owner or caretaker residential facilities having accommodations for and
occupied by only one family within a single professional office building.
7. Call Centers.
8. Public institutions and nonprofit institutions of any educational, religious or
cultural type, including private and charter schools, but excluding corrective
institutions and hospitals.
9. Any use allowed within this district with outdoor speakers.
061714 2 Section 27
D. LIMITATIONS OF USES: None specified.
E. PLAN REQUIREMENTS: No application for a building permit for construction of a
principal building shall be approved unless:
1. A Plat, meeting all requirements of the City of Grapevine has been approved
by the City Council and recorded in the official records of Tarrant County.
2. A Site Plan, meeting the requirements of Section 47, has been approved.
3. A Landscape Plan, meeting the requirements of Section 53, has been
approved.
F. DENSITY REQUIREMENTS: The following bulk and intensity of use requirements
shall apply:
1. MAXIMUM DENSITY: The maximum density within a P -O District shall not
exceed a floor area ratio of 1.0.
2. MINIMUM LOT SIZE: The minimum lot size in a P -O District shall be ten
thousand (10,000) square feet. Planned Professional Office Centers,
approved as a conditional use permit, shall be a minimum of two (2) acres.
3. MINIMUM OPEN SPACE: At least twenty (20) percent of the total lot area
shall be devoted to non -vehicular open space. (Non -vehicular open space is
any area not devoted to buildings, parking, loading, storage or vehicular use.)
a. Landscaping in excess of the required minimum open space that is
located in the rear yard of the site shall not be used to meet the
minimum open space requirements for the site.
4. MAXIMUM BUILDING COVERAGE: The combined area occupied by all
main and accessory structures shall not exceed sixty (60) percent of the total
lot area.
5. MAXIMUM IMPERVIOUS SURFACE: The combined area occupied by all
main and accessory structures, parking, storage, loading and other paved
areas shall not exceed eighty (80) percent of the total lot area.
G. AREA REGULATIONS: The following minimum standards shall be required:
1. LOT WIDTH: Every lot shall have minimum width of eighty (80) feet.
2. LOT DEPTH: Every lot shall have minimum depth of not less than one
061714 3 Section 27
hundred (100) feet.
3. FRONT YARD: Every lot shall have a front yard of not less than twenty-five
(25) feet which shall be utilized as a landscaped setback area. Front yards
shall not be used for any buildings, structure, fence, wall or storage area,
except that signs may be permitted in this area. Front yards shall be
landscaped with grass, shrubbery, vines, or trees and no part shall be paved
or surfaced except for minimum access, driveways and sidewalks.
4. SIDE YARDS: Every lot shall have two (2) side yards, each of which shall be
not less than ten (10) feet in width.
5. REAR YARD: Every lot shall have a rear yard of not less than twenty-five
(25) feet in depth.
6. DISTANCE BETWEEN BUILDINGS: The minimum distance between
detached principal or accessory buildings on the same lot shall be not less
than twenty (20) feet.
H. BUFFER AREA REGULATIONS: Whenever a P -O District abuts a Residential
District, an appropriate buffer screen shall be provided in accordance with the
provisions of Section 53 of this ordinance. In addition, no building or structure shall
be located nearer to any residentially zoned property than a distance equal to two
(2) times the height of such building or structure or twenty-five (25) feet, whichever
is greater.
HEIGHT:
No principal structure shall be erected or altered to a height exceeding two
(2) stories or thirty (30) feet. Principal structures located contiguous to a R-
20, R-12.5, or R-7.5 District shall not exceed one (1) floor level and twenty
(20) feet in height, however an increase up to five (5) feet to the above stated
height requirements may be granted upon approval of a conditional use
permit by the City Council.
2. No accessory structure shall be erected or altered to a height exceeding
fifteen (15) feet.
J. LANDSCAPING REQUIREMENTS: Landscaping shall be required in accordance
with Section 53 of this ordinance. Planned Professional Office Centers permitted as
conditional use shall meet the requirements of Sections 27.N.3.
K. OFF-STREET PARKING: Off-street parking shall be provided in accordance with
the provisions of Section 56 and 58 and shall be landscaped in accordance with
Section 53 of this Ordinance.
061714 4 Section 27
L. OFF-STREET LOADING: Off-street loading shall be provided in accordance with
the provisions of Section 57 of this Ordinance.
M. DESIGN REQUIREMENTS: The following design requirements shall apply in the P-
O District:
1. No outdoor storage, except for refuse disposal, shall be permitted. Refuse
disposal areas shall be landscaped and screened from view.
2. Mechanical and electrical equipment, including air conditioning units, shall be
designed, installed and operated to minimize noise impact on surrounding
property. All such equipment shall be screened from public view.
3. Lighting shall be designed to reflect away from any adjacent residential area.
4. Whenever a P-0 District is adjacent to any residentially zoned district, a
buffer strip, at least twenty (20) in width shall be provided between the two
(2) districts. A wall, fence or berm shall be erected to effectively screen the
P -O District from the residential area.
5. The masonry requirements of Section 54 shall be met.
6. ADDITIONAL BUFFERING, SCREENING, FENCING, & LANDSCAPING.
The Planning and Zoning Commission may recommend and the City Council
may require buffering, screening, fencing and landscaping requirements on
any zone change, conditional use or special use case or concept plan in
addition to or in lieu of screening or fencing requirements set out specifically
in each use district when the nature and character of surrounding or adjacent
property dictate a need to require such methods in order to protect such
property and to further provide protection for the general health, welfare and
morals of the community in general.
N. PLANNED PROFESSIONAL OFFICE CENTER DESIGN REQUIREMENTS: Each
lot or parcel of land created within a Planned Commercial Center shall comply with
the following requirements:
1. MINIMUM YARD REQUIREMENTS OF PLANNED PROFESSIONAL
OFFICE CENTERS: The front yard requirements contained in Section
25.G.3. shall be applicable to each lot or parcel of land within a Planned
Professional Office Center. A minimum ten (10) foot side and a minimum
twenty-five (25) foot rear yard shall be required around the outside perimeter
of a Planned Professional Office Center. Minimum side and rear yard
requirements of interior lots may be required if deemed necessary by City
061714 5 Section 27
Council in order to meet the provisions of Section 48. Perimeter lots in a
Planned Professional Office Center shall have a minimum twenty (20) feet of
frontage on a public right-of-way. Interior lots in a Planned Business Park
that have no frontage on a public right-of-way must have a minimum twenty-
five (25) foot dedicated public access easement connecting to a public right-
of-way.
2. LANDSCAPING REQUIREMENTS OF PLANNED PROFESSIONAL OFFICE
CENTERS: The minimum landscaping requirements of Section 53.H.2(b)
shall be applicable around the outside perimeter of a Planned Professional
Office Center. For interior lots the minimum landscaping requirements of
Section 53.H.2.(b) may be required if deemed necessary by City Council in
order to meet the provisions of Section 48.
3. MINIMUM OPEN SPACE REQUIREMENTS OF PLANNED
PROFESSIONAL OFFICE CENTERS: At least twenty (20) percent of the
total site area of the Planned Professional Office Center shall be devoted to
non -vehicular open space (Non -vehicular open space is any area not
devoted to buildings, parking, loading, storage, or vehicular use.)
4. BUILDING SEPARATION REQUIREMENTS OF PLANNED
PROFESSIONAL OFFICE CENTERS: The minimum distance between
principal or accessory buildings on the same lot required by Section 25.G.6
may be modified if deemed necessary by City Council to accommodate for
accessory structures.
5. BUILDING ELEVATIONS OF PROPOSED STRUCTURES SHALL BE
SUBMITTED WITH THE SITE PLAN REQUIRED BY SECTION 48.D.7.
061714 6 Section 27
Section 28 CBD Central Business District
PURPOSE: The CBD Central Business District is designed to accommodate the types of
business and commercial uses that have historically been located in the Grapevine Central
Business area.
A. PERMITTED USES: No building or structure or part thereof, shall be erected,
altered, or used, in whole or in part, for other than one or more of the following
specified uses:
Personal service establishments including beauty and barbershops, cleaning,
shoe repair, art and instructional studios, photography, and newsstands.
2. Drugstores.
3. Offices, including professional, business, governmental and administrative.
4. Retail stores and sales, including antique, art supply, automotive
accessories, sporting goods, business machine shops, clothing, dry goods,
music, TV sales and repair, cards, home appliances, jewelry, leather goods
and luggage, linens, fabrics and draperies, optical goods, wallpaper and
paint, dairy supplies, carpeting, retail sales of second hand goods in an
enclosed building provided the space does not exceed 3,000 (three
thousand) square feet in area.
5. Furniture, including office furniture and equipment.
6. Clubs and lodges.
7. Museums.
8. Movie theaters and opera houses.
9. Publicly operated parking facilities.
10. Outdoor sales of merchandise are prohibited during all sanctioned festivals,
except the holder of a special permit issued by the Grapevine Heritage
Foundation authorizing outdoor sales of merchandise.
B. ACCESSORY USES: The following uses shall be permitted as accessory uses to a
principal use provided that none shall be a source of income to the owner or user of
the principal use:
1. Uses normally incidental to the above permitted uses.
012009 Section 28
2. Off-street parking in conjunction with a permitted use.
3. Signs, in accordance with Section 60 of this Ordinance.
4. Outside display of merchandise.
a. All outside display of merchandise shall conform to the following
guidelines:
(1) All outside display will be limited to the normal business hours
for the associated permitted and/or conditional use.
(2) A minimum clear unobstructed width of 48 -inches measured
from the curb shall be maintained on the public right-of-
way/sidewalk.
(3) No outside display of merchandise shall be allowed during any
City sponsored event or festival.
(4) The City reserves the right to require the removal of any
merchandise displayed outside on the public right-of-
way/sidewalk that may be obtrusive, unsafe, or otherwise
interfere with pedestrian traffic.
C. CONDITIONAL USE: The following conditional uses may be permitted provided
they meet the provisions of Section 48 and a Conditional Use Permit is issued
pursuant to Section 48 of the Ordinance.
Alcoholic beverage sales provided a special permit is issued in accordance
with Section 42.13 of this Ordinance.
2. Winery with alcoholic beverage sales, with, on -premise and off -premise
consumption, provided a special permit is issued in accordance with Section
42.B. of the ordinance.
3. Wine tasting facility with alcoholic beverage sales with on -premise and off -
premise consumption provided a special permit is issued in accordance with
Section 42.13. of the ordinance. All alcoholic beverage sales shall be
consistent with the Texas Alcoholic Beverage Code.
4. Automotive repair garages, within a completely enclosed building. Salvage
and/or wrecking yards are prohibited. All storage areas must be surfaced and
screening shall be provided in accordance with Section 58 and Section 50.
Section 28
2
5. Artisan studios for the creations of crafts, furniture, and arts which are
handmade or handcrafted.
6. Restaurants, delicatessens, bakeries, and coffee shops including those with
outside dining.
7. Retail sales of secondhand goods in an enclosed building where the size of
the space exceeds 3,000 (three thousand) square feet in area.
8. Any use allowed within this district with outdoor speakers.
D. LIMITATION OF USES: No uses, other than uses existing at the date of this
Ordinance, which require extensive off-street parking, shall be permitted unless
adequate off-street parking, consistent with Section 56 of this Ordinance, is
provided. Including but not limited to call centers.
E. PLAN REQUIREMENTS: Any new development in the CBD District shall require a
Site Plan in accordance with the provisions of Section 47 of this Ordinance.
F. DENSITY REQUIREMENTS: The following density requirements shall apply:
1. MAXIMUM DENSITY - The maximum density within the CBD District shall
not exceed a floor area ratio of 3.0.
2. LOT SIZE - Lots for any permitted use shall have a minimum area of fifteen
hundred (1,500) square feet.
3. MINIMUM OPEN SPACE - None required.
4. MAXIMUM BUILDING COVERAGE - The combined area occupied by all
main and accessory buildings and structures may cover one hundred (100)
percent of the total lot area.
5. MAXIMUM IMPERVIOUS ARES - The combined area occupied by all
buildings, structures, off-street parking and paved areas may cover one
hundred (100) percent of the total lot area.
G. AREA REGULATIONS: The following minimum standards shall be required:
1. LOT WIDTH - Every lot shall have a minimum width not less than twenty (20)
feet.
2. LOT DEPTH - Every lot shall have a minimum depth not less than seventy -
Section 28
3
five (75) feet.
3. FRONT YARD - None required.
4. SIDE YARD - None required.
5. REAR YARD - None required.
6. DISTANCE BETWEEN BUILDINGS - None required.
H. BUFFER AREA REGULATIONS: None required.
HEIGHT:
(a) No principal structure shall be erected or altered to a height exceeding thirty
(30) feet.
(b) No accessory structure shall be erected or altered to a height exceeding
thirty (30) feet.
LANDSCAPING REQUIREMENTS: None required for individual lots.
K. OFF-STREET PARKING AND LOADING: Due to the development nature of the
CBD, it is recognized that conventional off-street parking and loading for individual
lots may be difficult to provide. Any new uses proposed in the CBD shall present a
plan for parking to the Planning and Zoning Commission and the Planning and
Zoning Commission shall establish the amount and method of off-street parking to
be provided for this District.
L. MASONRY REQUIREMENTS: The masonry requirements of Section 54 shall be
met.
M. ADDITIONAL BUFFERING, SCREENING, FENCING, & LANDSCAPING. The
Planning and Zoning Commission may recommend and the City Council may
require buffering, screening, fencing and landscaping requirements on any zone
change, conditional use, or special use case or concept plan in addition to or in lieu
of screening or fencing requirements set out specifically in each use district when
the nature and character of surrounding or adjacent property dictate a need to
require such methods in order to protect such property and to further provide
protection for the general health, welfare and morals of the community in general.
012009
0
Section 28
Section 38. GU - Governmental Use District
PURPOSE: The GU Governmental Use District is established to apply to those lands
where national, state, or local governmental activities are conducted and where
governments hold title to such lands. Any lawful governmental activity is permitted in these
districts. It is not intended to classify all lands owned by government into this district, but
only those lands particularly and peculiarly related to the public welfare. It is generally
intended to utilize this district to implement the Comprehensive Master Plan.
A. PERMITTED USES: No building or structure or part thereof, shall be erected,
altered, or used, in whole or in part, for other than one or more of the following
specified uses:
Parks, playgrounds, and recreation areas.
2. Government administrative and judicial buildings.
3. Public schools, hospitals and libraries.
4. Other public facilities of a like nature.
B. ACCESSORY USES: The following uses shall be permitted as accessory uses to a
principal use provided that none shall be a source of income to the owner or user of
the principal use:
Uses and structures which are customarily accessory and are clearly
incidental and subordinate to the permitted uses and structures.
C. CONDITIONAL USES: The following conditional uses may be permitted provided a
Conditional Use Permit is issued pursuant to Section 48.
1. Government maintenance facilities.
2. Public utility facilities.
3. Jails, detention facilities or work camps.
4. Public incinerators.
5. Sanitary landfills.
6. Alcoholic beverage sales provided a special permit is issued in accordance
with Section 42.13.
7. Airports and airport -related facilities and services including, but not limited to,
012009 1 Section 38
terminals, runways, taxiways, tramways, airport hangers, warehouses,
heliports, helistops, service establishments catering to the airport and airport -
related facilities and excavation or fill for any airport related facility.
8. Any use allowed within this district with outdoor speakers.
D. LIMITATION OF USES: None required.
E. PLAN REQUIREMENTS: No application for a building permit for construction of a
building or structure shall be approved unless:
1. A Plat, meeting all requirements of the City of Grapevine has been approved
by the City Council and recorded in the official records of Tarrant County;
2. A Site Plan, meeting the requirements of Section 47, has been approved;
3. A Landscape Plan, meeting the requirements of Section 53, has been
approved.
F. GOVERNMENTAL IMMUNITY:
Upon petition of the applicant, the City Planning and Zoning Commission
may recommend, and the City Council may officially recognize that the
applicant is immune from compliance with specific provisions of the City
Zoning Ordinance for a proposed building, structure, use, development or
activity.
(a) If such immunity specifically is required to be granted by any
applicable state or federal statute, or
(b) In the absence of such a statute, upon consideration and balancing of
all relevant factors, including but not limited to:
(1) The impact of zoning compliance on the proposed building,
structure, use, development or activity;
(2) The impact of the proposed building, structure, use,
development or activity on the city;
(3) Whether a more prudent and feasible alternative location
exists for the proposed building, structure, use, development or
activity; and,
(4) The need of the applicant and the region for the building,
structure, use, development or activity at the proposed
012009 2 Section 38
location.
2. Governmental immunity may be granted pursuant to subparagraph (b) only
after notice is given and public hearings are held in compliance with Section
67.
G. AREA REQUIREMENTS: The yard requirements shall not be less than the
requirements of the most restrictive abutting property.
H. BUFFER AREA REGULATIONS: Whenever any conditional use that is allowable in
this district abuts a residentially zoned district or a PO District, a landscaped buffer
zone of not less than twenty-five (25) feet in depth shall be provided between the lot
line and any building structure, or activity area. No building, structure, parking,
loading or storage shall occur in the buffer area and such area shall be landscaped
to provide visual and acoustical privacy to adjacent property. In addition, screening
shall be provided in accordance with the provisions of Section 50 of this Ordinance.
HEIGHT: No restrictions.
LANDSCAPING REQUIREMENTS: Landscaping shall be required in accordance
with Section 53 of this Ordinance.
K. OFF-STREET PARKING: Off-street parking shall be provided in accordance with
the provisions of Section 56 of this Ordinance.
L. OFF-STREET LOADING: No off-street loading is required in the GU District.
M. MASONRY REQUIREMENTS: The masonry requirements of Section 54 shall be
met.
012009 3 Section 38
Section 39. Historic Landmark
A. Establishment of "H" zoning designation as a historic landmark subdistrict. Any
zoning district designation appearing on the Zoning District Map may be followed by
the suffix "H" indicating a Historic Landmark subdistrict. Such subdistrict may
include buildings, land, areas, or districts of historical, architectural, archaeological
or cultural importance or value which merit protection, enhancement, and
preservation in the interest of the culture, prosperity, education, and welfare of the
people. The "H" designation shall apply to those premises, lots or tracts designated
through procedures set forth herein. Additional principal and accessory uses may
be permitted in any specific "H" subdistrict and shall be enumerated in the
ordinance establishing such historic landmark subdistrict, provided such uses are
included in the zoning application. Such suffix shall not affect the legal use of the
property and the basic underlying zoning of the property except as provided in the
ordinance establishing the subdistrict.
B. HISTORIC LANDMARK - DEFINED: As used in this Section, the term "Historic
Landmark" shall mean any buildings, land, areas or districts of historical,
architectural, archaeological or cultural importance or value, which the City Council
determines shall be protected, enhanced and preserved in the interest of the
culture, prosperity, education and welfare of the people.
C. DECLARATION OF POLICY: The City Council hereby finds and declares as a
matter of public policy that the protection, enhancement, preservation and use of
historic landmarks is a public necessity and is required in the interest of the culture,
prosperity, education and welfare of the people.
D. HISTORIC LANDMARKS - DESIGNATION: The City Council may designate certain
buildings, land, areas, and districts in the City as historic landmarks and define,
amend and delineate the boundaries thereof. The procedure to be followed to
establish a historic landmark designation shall be the same as that required to
amend, repeal or alter the zoning on a tract, a parcel of land under Section 48
relating to conditional uses. After all notice requirements of State Zoning Statutes
have been complied with and all required public hearings conducted pursuant to
said State Statutes and upon receipt of the Planning and Zoning Commission's
recommendations, the City Council may designate the building, land, area or district
within the "H" suffix. The suffix "H" shall indicate the zoning subdistrict designation
of those buildings, land, areas and districts which the City Council has designated
historic landmarks. Such designation shall be in addition to any other zoning district
designation established in the Comprehensive Zoning Ordinance. All Zoning District
maps shall reflect the designation of a historical landmark subdistrict by the letter
"H" as a suffix.
101700 1 Section 39
E. HISTORIC LANDMARKS CRITERIA TO BE USED IN DETERMINATION: In
making such designation as set forth in Section D above, the City Council and the
Planning and Zoning Commission shall consider one or more of the following
criteria:
1. Character, interest or value as part of the development, heritage or cultural
characteristics of the City of Grapevine, State of Texas, or the United States;
2. Identification with a person or persons who significantly contributed to the
culture and development of the City;
3. Location as the site of a significant historic event;
4. Exemplification of the cultural, economic, social or historical heritage of the
City;
5. Relationship to other distinctive buildings, sites or areas which are eligible for
preservation according to a plan based on historical, cultural or architectural
motif;
6. Unique location of singular physical characteristics representing an
established and familiar visual feature of a neighborhood, community or the
City;
7. Value as an aspect of community sentiment or public pride.
8. Detailed recommendation from the Historic Preservation Commission.
F. PRESENT USE NOT AFFECTED: Use classifications of all property included in a
historic landmark subdistrict shall continue to be governed by the Comprehensive
Zoning Ordinance of the City.
G. OFF-STREET PARKING AND LOADING: Due to the development nature of
property with a Historic Landmark Designation, it is recognized that conventional off-
street parking, loading, and development standards required by Section 56, 57, and
58 of the comprehensive zoning ordinance for individual lots may be difficult to
provide. Any uses proposed with a Historic Landmark Designation may present a
plan for parking to the Planning and Zoning Commission and the Planning and
Zoning Commission may determine different amounts and methods in establishing
off-street parking.
101700 2 Section 39
Section 41. "PD" Planned Development Overlay
PURPOSE: The "PD" Planned Development Overlay is a planning tool that
should be utilized to improve property with a goal of establishing unique as well
as modern urban development in situations where strict adherence to standard
zoning criteria inhibits the creative process. The objective of a planned
development overlay is to promote progressive and flexible land development on
problematic tracts of land where certain causative factors such as extreme
topography, irregular property boundaries, surrounding uses and zoning and
other similar aspects renders the land difficult to develop under established
guidelines. It should be utilized to create compatible land uses within urbanized
areas and generate the appropriate criteria necessary to enable the development
of land that is unlikely to occur given the standards established in other zoning
districts. Care should be given to ensure that development under this section in
no way negatively impacts the health, safety, and welfare of the general public.
The discretionary oversight granted in this section shall allow the Planning and
Zoning Commission and the City Council the ability to establish standards and
impose conditions upon such requests to mitigate or eliminate potentially adverse
effects upon the community or upon properties within the vicinity of the proposed
use. Designation under this section shall not affect the underlying zoning of the
property except as provided in the ordinance establishing the overlay.
GENERAL GUIDELINES: All uses—permitted, accessory, and conditional
relative to a request for the creation of a "PD" Planned Development Overlay
shall be initially established by the underlying zoning district. In situations where
there is a need to deviate from the established guidelines in the underlying
zoning district relative to permitted, accessory or conditional uses and/or general
development criteria i.e. density requirements, area requirements etc., the
applicant shall present to the Planning and Zoning Commission and the City
Council the special circumstances that inhibit the development of property strictly
utilizing the standards designated in the underlying zoning district and the criteria
that will differ from that established in the underlying zoning district.
APPLICATION FOR ESTABLISHING A "PD" PLANNED DEVELOPMENT
OVERLAY: An application for a "PD" Planned Development Overlay shall be filed
with the Director of Development Services, which shall be forwarded to the
Planning and Zoning Commission and the City Council. The application shall
contain a Site Plan as stated in Section 47, Site Plan Review, with the following
information as well as any additional information as may be required by the
Planning and Zoning Commission, City Council, or the Director of Development
Services. Failure to meet the following submittal requirements will result in the
rejection of the application.
The applicant's name and address and his interest in the subject
property.
071911 Section 41
2. The owner's name and address if different than the applicant and
the owner's signed consent to the filing of the application.
3. The street address and legal description of the property.
4. The zoning classification and present use of the subject property.
5. A general description of the proposed "PD" Planned Development
Overlay.
6. A statement or diagram/matrix detailing the area or areas of the
zoning ordinance that will be varied from and the conditions present
that require deviation from the established standards. This written
justification for the establishment of the planned development
overlay must clearly and explicitly detail each item which will
deviate from the established guidelines and should explain what
special physical circumstances are present on the subject tract of
land that inhibits its development. Economic justifications for
establishing the planned development overlay are not acceptable.
This portion of the application is the foundation for the
establishment of the planned development overlay.
Applications for establishing a planned development overlay will be
accepted only for vacant tracts of land or for property undergoing
redevelopment. Redevelopment is not synonymous with "remodel."
For purposes of this section, redevelopment shall be defined as a
minimum increase of fifty percent in the appraised value of the
subject property brought about as a result of the improvements
made as proposed, as determined by a licensed appraiser. This
appraisal information shall be provided by the applicant at the
applicant's expense. Demolition and rebuild, construction of new
principal structure(s) and/or a change in the principal use as
defined in this ordinance are conditions which may be used to
determine this valuation.
7. A statement as to why the proposed "PD" Planned Development
Overlay will not cause substantial injury to the value, use or
enjoyment of other property in the neighborhood.
8. A statement as to how the proposed "PD" Planned Development
Overlay is to be designed, arranged and operated in order to
ensure that development and use of neighboring property in
accordance with the applicable district regulations will not be
prevented or made unlikely. Care should be taken when proposing
a planned development overlay to ensure that uses within the
071911
K
Section 41
overlay closely match those within the underlying zoning district
and conformance with the Master Land Use plan is maintained.
9. A statement or diagram/matrix detailing the particular measures
that will be implemented to compensate for the requested
deviations from the underlying zoning district.
HEARING ON THE "PD" PLANNED DEVELOPMENT OVERLAY APPLICATION:
A public hearing on the application shall be held and notice thereof given in the
manner and form required as set out in Section 67, Amendments of this
ordinance unless the Director of Development Services or the Planning and
Zoning Commission determines that the application is incomplete.
STANDARDS: The following standards may be considered by the Planning and
Zoning Commission and the City Council in determining whether a "PD" Planned
Development Overlay should be established:
That the proposed "PD" Planned Development Overlay will be
consistent with the adopted policies in the Comprehensive Master
Plan of the City of Grapevine.
2. That the proposed "PD" Planned Development Overlay will not
have a substantial or undue adverse effect upon adjacent property,
the character of the neighborhood, traffic conditions, parking, utility
facilities, and other matters affecting the public health, safety and
general welfare.
3. That the proposed "PD" Planned Development Overlay will be
constructed arranged and operated so as not to dominate the
immediate vicinity or to interfere with the development and use of
neighboring property in accordance with the applicable district
regulations. In determining whether the proposed "PD" Planned
Development Overlay will so dominate the immediate
neighborhood, consideration shall be given to:
a. The location, nature and height of building, structures, walls,
fences on the site and,
b. The nature and extent of screening on the site.
4. That the proposed "PD" Planned Development Overlay at the
specified location will contribute to or promote the welfare or
convenience of the public.
071911
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Section 41
5. That adequate access roads or entrance and exit drives will be
provided and will be designed so as to prevent traffic hazards and
to minimize traffic congestion in public streets and alleys.
6. That the proposed "PD" Planned Development Overlay will be
served adequately by essential public facilities and services such
as highways, streets, parking spaces, police and fire protection,
drainage structures, refuse disposal, water and sewers, and
schools; or that the persons or agencies responsible for the
establishment of the Overlay will provide adequately for such
services.
7. That the proposed "PD" Planned Development Overlay will not
result in the destruction, loss or damage of any natural, scenic or
historic feature of significant importance.
8. That the proposed "PD" Planned Development Overlay will comply
with any additional standards imposed on it by the particular
provision of this Ordinance authorizing such use.
9. That the proposed "PD" Planned Development Overlay will
minimize disruption to existing neighborhoods, will minimize the
adverse impact on existing community services, and will
complement in the least intrusive manner possible the needs of the
city, region, and the State.
10. That the benefits of the proposed "PD" Planned Development
Overlay outweigh the loss of or damage to any homes, businesses,
natural resources, agricultural lands, historic or cultural landmarks
or sites, wildlife habitats, parks, or natural, scenic, or historic
feature of significance, and outweigh the personal and economic
costs of disruption to the lives, businesses and property of
individuals affected by the proposed use.
11. That all reasonable means for meeting the projected need or
demand for the proposed building, structure, development, use or
activity which may be less costly or less intrusive to existing
communities have been considered and rejected by the applicant
for clearly disclosed reasons, and that all reasonable means for
minimizing adverse impacts of the proposed use have been
considered and incorporated into the proposal.
12. That the proposed "PD" Planned Development Overlay is
consistent with prior plans, master plans and projections of the
applicant, if any, upon which the City of Grapevine has based
planning or zoning decisions or, if the proposed use is consistent
071911
4
Section 41
with prior plans or projections of the applicant, that any such
inconsistency is outweighed by the benefits to the community of the
proposed use.
13. For those requests to establish a "PD" Planned Development
Overlay based on the residential zoning districts: "R-20" Single
Family District, "R-12.5" Single Family District, "R-7.5" Single
Family District and "R-5.0" Zero Lot Line District, the requirement
for a Site Plan shall be waived and a survey or subdivision plat
shall suffice. The following zoning districts are not permitted to be
utilized for the establishment of a "PD" Planned Development
Overlay: "R -MH" Manufactured Home District, "R-MODH" Modular
Home District, "PRD -6" Planned Residential Low Density District,
and "PRD -12" Planned Residential Medium Density District.
PERIOD OF VALIDITY: No Site Plan for a "PD" Planned Development Overlay
shall be valid for a period longer than one year from the date on which the City
Council grants approval, unless within such one year period: (a) a Building
Permit is obtained and the erection or alteration of a structure is started, or (b) an
Occupancy Permit is obtained and a use commenced. The City Council may
grant one additional extension not exceeding one year, upon written application,
without notice or hearing. No additional extension shall be granted without
complying with the notice and hearing requirements for an initial application as
required in Section 67, Amendments. It should be recognized that the
establishment of a planned development overlay is contractual in nature and
upon expiration of a Site Plan approved in conjunction with a "PD" Planned
Development Overlay, the property will revert to the underlying zoning district
designation and all uses and the general development guidelines as stated in the
district shall apply. There shall be no vested right(s) associated with an expired
site plan approved in conjunction with a "PD" Planned Development Overlay.
A. PRINCIPAL USES:
All principal uses established in the underlying zoning district.
When varying from the uses within the underlying zoning district the
applicant shall provide an amended list of permitted uses and the
conditions necessary for the change in standards from the
underlying zoning district.
B. ACCESSORY USES:
071911
All accessory uses established in the underlying zoning district.
When varying from the uses within the underlying zoning district the
applicant shall provide an amended list of accessory uses and the
conditions necessary for the change in standards from the
underlying zoning district.
5
Section 41
C. CONDITIONAL USES:
All conditional uses established in the underlying zoning district.
When varying from the uses within the underlying zoning district the
applicant shall provide an amended list of conditional uses and the
conditions necessary for the change in standards from the
underlying zoning district.
D. LIMITATION OF USES: Uses prohibited shall be those uses specifically
prohibited within the underlying zoning district. The following uses are
expressly prohibited within a "PD" Planned Development Overlay and
cannot be established as a permitted, conditional, or accessory use under
any circumstances:
1. Freight forwarding warehouses
2. Outside storage of material/equipment
3. Retail establishments for used car sales and service
4. Hotel/motel with a minimum room count less than 300 rooms
5. Commercial parking lots
6. Automotive repair garages
7. Salvage/wrecking yards
8. Retail sales of building material displayed in an unenclosed or
incompletely enclosed area with outside storage
9. Those uses specifically designated in paragraph D. Limitation of
Uses in Section 31, "Ll" Light Industrial District
10. Off-premise/billboard signage
11. Pawn shops
12. All uses listed in Section 49, Special Uses
13. Bed and Breakfast
E. DENSITY REQUIREMENTS: Requirements associated with maximum
density, lot size, minimum open space, maximum building coverage, and
maximum impervious coverage shall be initially established by the
underlying zoning district. When varying from the guidelines within the
underlying zoning district the applicant shall provide the method for
establishing the new standards and the conditions necessary for the
change in standards from the underlying zoning district. The maximum
density for a "PD" Planned Development Overlay District associated with
any underlying residential zoning district shall not exceed that established
in the underlying zoning district except for the "R -MF" Multifamily District.
Lot size for any residentially zoned district may be reduced no more than
five (5) percent.
F. AREA REGULATIONS: Requirements associated with lot width, lot depth,
front yard setback, side yard setback, rear yard setback, and distance
071911 Section 41
6
between buildings shall be initially established by the underlying zoning
district. When varying from the guidelines within the underlying zoning
district the applicant shall provide the method for establishing the new
standards and the conditions necessary for the change in standards from
the underlying zoning district.
G. BUFFER AREA REGULATIONS: Requirements associated with the
establishment of a buffer area shall be initially established by the
underlying zoning district. When varying from the guidelines within the
underlying zoning district the applicant shall provide the method for
establishing the new standards and the conditions necessary for the
change in standards from the underlying zoning district.
H. HEIGHT REQUIREMENTS: Requirements associated with the height of
structures shall be initially established by the underlying district. When
varying from the guidelines within the underlying zoning district the
applicant shall provide the method for establishing the new standards and
the conditions necessary for the change in standards from the underlying
zoning district.
LANDSCAPING REQUIREMENTS: Requirements associated with
landscaping shall be initially established in accordance with Section 53,
Landscaping Regulations of the zoning ordinance. When varying from the
guidelines within Section 53, Landscaping Regulations, the applicant shall
provide the method for establishing the new standards and the conditions
necessary for the change in standards from those established.
MASONRY REQUIREMENTS: Masonry shall be provided in accordance
with Section 54, Masonry Requirements.
K. OFF-STREET PARKING REQUIREMENTS: Requirements associated
with off-street parking shall be initially established in accordance with
Section 56, Off -Street Parking Requirements and Section 58, Parking,
Loading, and Outside Storage Area Development Standards of the zoning
ordinance. When varying from the guidelines within these Sections the
applicant shall provide the method for establishing the new standards and
the conditions necessary for the change in standards from those
established.
L. OFF-STREET LOADING REQUIREMENTS: Requirements associated
with off-street loading shall be initially established in accordance with
Section 57, Off -Street Loading Requirements of the zoning ordinance.
When varying from the guidelines within Section 57, Off -Street Loading
Requirements, the applicant shall provide the method for establishing the
new standards and the conditions necessary for the change in standards
from those established.
071911
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Section 41
M. DESIGN REQUIREMENTS: When applicable, design requirements shall
be initially established by the underlying zoning district. When varying
from the guidelines within the underlying zoning district the applicant shall
provide the method for establishing the new standards and the conditions
necessary for the change in standards from the underlying zoning district.
N. PLANNED COMMERCIAL CENTER DESIGN REQUIREMENTS: When
applicable, the design requirements associated with planned commercial
centers shall be initially established by the underlying zoning district.
When varying from the guidelines within the underlying zoning district the
applicant shall provide the method for establishing the new standards and
the conditions necessary for the change in standards from the underlying
zoning district.
O. SIGN STANDARDS: On -premise signage shall be provided in accordance
with Section 60, Sign Standards of the zoning ordinance.
P. SUBDIVISION REGULATIONS AND CONSTRUCTION STANDARDS:
The planned development overlay shall not be used to deviate from the
construction standards established for new construction within the City.
Except in extreme circumstances relative to width, grade, and radii, all
subdivision regulations shall be met. Justification must be given for the
establishment of private streets/roadways however all subdivision
regulations and constructions standards must be met.
Q. ADDITIONAL REQUIREMENTS AND RESTRICTIONS: In granting a "PD"
Planned Development Overlay, the Planning and Zoning Commission may
recommend, and the City Council may impose such conditions,
safeguards and restrictions upon the premises benefited by the Planned
Development Overlay as may be necessary to comply with the standards
set out in Section 41 Standards of this Ordinance to avoid, or minimize, or
mitigate any potentially injurious effect of such Planned Development
Overlay uses upon other property in the neighborhood, and to carry out
the general purpose and intent of this Ordinance. Such conditions shall
be set out in the Ordinance approving the Planned Development Overlay.
071911 Section 41
8
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