HomeMy WebLinkAboutItem 05 - Multifamily Design Standards MEMO TO: HONORABLE MAYOR AND CITY COUNCIL MEMBERS
FROM: BRUNO RUMBELOW, CITY MANAGER12
SCOTT WILLIAMS, DEVELOPMENT SERVICES DIRECTOR —
MEETING DATE: NOVEMBER 7, 2017
SUBJECT: WORKSHOP — MULTIFAMILY DESIGN STANDARDS
Beginning in 2015, the City of Grapevine City Council and Planning and Zoning
Commission conducted extensive studies of vacant tracts within the city for the purpose of
identifying locations that could be appropriate for multifamily/mixed use development. At
the conclusion of these studies, a few specific areas were identified for further
consideration. The Future Land Use Map was amended, designating these areas as C/MU,
Commercial/Mixed Use, which would recognize the possibility of multifamily development.
However, the City Council and Planning and Zoning Commission felt that any future
multifamily projects within the city must be designed, developed and constructed under
updated zoning regulations and construction standards. The purpose of these updated
standards would be to protect the quality of Grapevine's building stock, assuring that
multifamily development maintains the same high quality as other residential options, as
well as promoting design and construction that is appropriate for the landscape and the
existing built environment around the subject property.
Therefore, design standards were developed by Craig Melde of ArchiTexas along with
Robin McCaffery of Mesa Planning. The Planning and Zoning Commission held a
workshop on October 12 and recommends City Council set a public hearing for adoption.
Important highlights of the Standards:
- Districts have different design criteria based on their surrounding natural
environment, and nearby existing development
- Emphasis is placed on pedestrian features
- Importance is placed on streetscapes and buildings' relationship to the streets
- Working the architecture into the landscape, rather than severe grading and tree
removal is emphasized
- Mixed-Use is encouraged where appropriate, and specific design considerations are
included for any mixed use
- Applicants are required to present to the city an articulated design philosophy that
incorporates sound and thoughtful aesthetic principals (while this sounds abstract,
the consultants included some very specific language regarding design and
compositional integrity)
- Equal treatment of all elevations in terms of design and materials is required (the
architect can't just embellish the "street side")
- Stucco is only allowed as a secondary material (maximum 30%)
- Stucco is not allowed at all in the Central Transit District
- Synthetic stucco is prohibited
-
Emphasis is placed on relief and articulation of exterior features
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Staff will present these recommendations and take direction from the Council before final
adoption later this year.
Following is a summary of the format of the Multi-Family Design Standards, as well as
some highlights of the document:
Format:
- Brief introduction, history, scope
- Description of the Character Districts, along with the special design considerations
for each
- Specific Design standards for each district
- General standards for all districts
Important highlights of the Standards:
- Districts have different design criteria based on their surrounding natural
environment, and nearby existing development
- Emphasis is placed on pedestrian features
- Importance is placed on streetscapes and buildings' relationship to the streets
- Working the architecture into the landscape, rather than severe grading and tree
removal is emphasized
- Mixed-Use is encouraged where appropriate, and specific design considerations
are included for any mixed use
- Applicants are required to present to the city an articulated design philosophy that
incorporates sound and thoughtful aesthetic principals (while this sounds abstract,
the consultants included some very specific language regarding design and
compositional integrity)
- Equal treatment of all elevations in terms of design and materials is required ( the
architect can't just embellish the "street side")
- Stucco is only allowed as a secondary material (maximum 30%)
- Stucco is not allowed at all in the Central Transit District
- Synthetic stucco is prohibited
- Emphasis is placed on relief and articulation of exterior features
02CU:Section 22.draft
1
DESIGN STANDARDS MANUAL
FOR
MULTIFAMILY AND VERTICAL MIXED-USE
DEVELOPMENT
IN
GRAPEVINE, TEXAS
PREPARED BY
ARCHITEXAS AND MESA-PLANNING
JUNE, 2017
8/17/17
O:ZCU:Section 22.draft
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1. Background and Scope
In 2016 - 2017, the City of Grapevine City Council and Planning and Zoning Commission
conducted extensive studies of vacant tracts within the city for the purpose of identifying
locations that could be appropriate for multifamily/mixed use development. At the
conclusion of these studies, a few specific areas were identified for further consideration.
The Future Land Use Map was amended, designating these areas as C/MU,
Commercial/Mixed Use, which would recognize the possibility of multi - family
development.
However, the City Council and Planning and Zoning Commission felt that any future
multifamily projects within the city must be designed, developed and constructed under
updated zoning regulations and construction standards. The purpose of these updated
standards would be to protect the multifamily market by ensuring higher rents, increasing
the enduring quality of Grapevine's building stock, assuring that multifamily development
maintains the same high quality as other residential options, and promoting design and
construction that is appropriate for the landscape as well as the existing built environment
around the subject property.
Following is a list of the properties that were selected with their special design issues,
specific design standards for each of the districts, and general design standards for all
properties.
2. SPECIAL Design Issues for the Selected Character Districts
Special design issues associated with each of the Multifamily Character Districts are
presented below.
DISTRICT 1. 360/Airport District (Development Study Area 1):
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This character district presents the following design considerations:
02CU:Section 22.draft
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1 . Land development wherein extreme topography is internalized to the
architecture as much as feasible.
2. Connections to trails and other means of overcoming the isolation.
3. Natural fabric preservation and continuity along the street front.
4. Pitched Roof architectural styles, remembering the adjacent single family
residential areas and styles typically found in wooded setting (e.g. lodge/
resort/ prairie), that create livable places within an environment of noise and
traffic intrusion (freeways and airport).
5. Buffer the heavy traffic corridor, adjacent industrial, and airport conditions.
6. Create a land use transition between single family residential and land
uses/activities which normally conflict with single family settings.
7. Major road frontage should eliminate parking aprons in the foreground and
place architecture in relation to the street that it defines a picturesque, not
urban, setting.
DISTRICT 2. Central Transit District:
This character district presents the following design considerations:
1 . The architecture styling in this area should be derived from historic industrial
styles or flat roof commercial styles.
2. The architectural style should be an extension of the urban core and expand
the presence of the core so that it reaches out from the central station.
O:ZCU:Section 22.draft
4
3. Scale must nurture the scale relationships of the downtown core, not
dominate it. This means that buildings closer to, and fronting Main Street
must extend the character of the core.
4. Bay modulation is important, meaning that buildings should have vertical
expressions along the street length that create a sense of "common wall'
buildings adjoined in an urban block.
5. Masonry materials are essential. However, material continuity with the
downtown core is essential along Main Street. Stucco is not permitted, even
as a secondary material.
6. Building relationships should be more orthogonal and give a continuous
definition to the street.
7. Parking should be concealed within interior motor courts or contained within
a central garage.
8. The street space should be activated with external connections between
residential unit and street (e.g. doors, stoops, breezeway cut throughs,
etc.). Vertical mixed use is appropriate here but should occur at street
intersection corners where it has the greatest chance of being leased.
9. Commercial use of the street level along major streets (such as Main Street)
is important. Therefore, a 15-ft. building plate is necessary at the street
level and constructed so that first floor units could be converted to
commercial use.
10. While a portion of this area is not downtown, it is still urban, meaning that
pedestrian connection and comfort are important as well as creating a
grand approach for the core area and transit center. Therefore, formalized
landscape patterns are appropriate.
11. Ingress/ egress patterns should be coordinated with existing street
intersections and street continuity where larger blocks are created.
02CU:Section 22.draft
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DISTRICT 3. Gaylord/Wolf:
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This character district presents the following design considerations:
1 . This area should employ a pitched roof architecture style that is both
compatible with the adjacent single family residential areas and reflective
of the resort district in which the projects are located. Therefore
Lodge/Resort/Prairie styles (properly executed) are appropriate here.
2. Residential mass/ height buffers and/or transition is important.
3. Site plans should avoid overly orthogonal relationships of buildings and a
more curvilinear alignment of drives.
4. Site landscaping should seek to re-knit the natural mosaic and create a
more naturalistic landscape setting. Preserve the natural fabric when it
exists in a more natural state.
5. Project interface with Highway 26 should eliminate parking aprons in the
foreground and present a landscaped interface wherein the trees are placed
in natural drifts.
6. Establish a landscape edge for the street, thereby increasing the street
landscape space suitable of a Boulevard.
7. Conceal parking services from street view.
8. Enhance the street space with variable setbacks.
O:ZCU:Section 22.draft
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DISTRICT 4. Grapevine Mills South District:
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This character district presents the following design considerations:
1 . Connectivity to the commercial land uses that create a residential land use
in a horizontal mixed use setting.
2. Where mall and multifamily adjoin at a traffic arterial, consider vertical mixed
use.
3. Derive architectural styles and motifs that seek to create greater visual
continuity within the diverse commercial/residential architectural mosaic of
this district.
4. Preservation of any natural waterways in a natural condition that is brought
into the project development as a natural feature/amenity.
5. Contribute to a coherent and continuous streetscape for Grapevine Mills
Circle.
6. Project signage that is compatible with the sign program of the commercial
development.
O:ZCU:Section 22.draft
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DISTRICT 5. Grapevine Mills North District
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This character district presents the following design considerations:
1 . Connectivity to the commercial land uses that create a residential land use
in a horizontal mixed use setting.
2. There is a significant amount of multifamily development already in place in
this area which has a more residential pitched roof form. Therefore, this
general approach should be continued. However, the execution of the
intended style must be upgraded.
3. As development moves toward the golf course interface, proper relationship
to the golf course is important. This includes building orientation,
landscaping, location of parking and utilities, treatment of the edge fence,
and enhancement of the design quality.
4. If multifamily development occurs on the mall side of Grapevine Mills Circle,
then architecture derived from commercial architectural themes are
important.
3. District Specific Design Issues and Standards
The following matrix lists important design issues on its vertical axis and the five Character
Districts along the horizontal axis. An "A" in any intersecting cell indicates that the design
Standards(s) associated with the design issue referenced by the cell location within a row
are applicable to that district within the column. Called the District Standards Application
Matrix, this summary identifies the District Specific Standards that will follow. These
District Specific Standards in conjunction with the General Standards (following), and the
zoning ordinance shall be used for a multifamily or vertical mixed-use project in any of the
identified Character Districts.
O:ZCU:Section 22.draft
8
District Standards Application Matrix
360/ Grapevine Grapevine Gaylord Central
Airport Mills Mills /SH 26 Transit
uth North
District Specific Standards A= Applicable) District District r Distct District District
1 Architectural accommodation of grade change A A
2 Pedestrian connection beyond project and district A A A A A
3 Preserve/restore characteristic natural mosaic A A
4 Residentially derived styling and forms/pitched roof A A
5 Buffer adjacent environmental encroachments A
6 Land use/scale transition from MF/SF A A
7 Maximize value capture opportunities A A
8 Commercially derived styling and forms A A A
9 Preserve/perpetuate thematic streetscape A
10 Compatible with district, thematic signage features A A A
11 Responsive interface with open space and amenities A A A
12 Resort/lodge derived styling and forms A A
13 Curvilinear organization of development plan A A A A
14 Conceal visibility of service/parking functions from A A A
arterials/primary roads
15 Historic/indigenous derived styling/forms A
16 Use of thematic exterior material if characteristic of A
district and complies with standards
17 Orthogonal, block organization of development plan A
18 Pedestrian/residential activity connection between A
street and living unit fronting street
19 Height and scale compatibility with height and scale A
characteristic of district
20 Bay modulation pattern compatibility with thematic bay A
modulation of district.
21 Urbanized streetscape A
22 Provide "Borrowed" landscape for street enhancement A
23 Promote horizontal mixed-use A A A
24 Variable street definition to create a more complex A
streets ace
O:ZCU:Section 22.draft
9
District Specific Standards Applied to the various Character Districts as indicated
in the "District Standard Application Matrix".
District Specific Standards 1: Architectural accommodation of grade change.
Multifamily development in districts specified above must accomplish retention of grade
necessary to support the building plate within the architectural skin or extensions thereof
except where such retention is necessary to support parking, service area, and/or amenity
features. Extensions of the architectural skin include terraces, patios, decks, and/or
accessory buildings that are adjoined to the primary structure they serve.
District Specific Standards 2: Pedestrian connection beyond the project and
district. Multifamily development in districts specified above must provide pedestrian
connections from units within the project to existing trails, sidewalks, or other public
pedestrian ways (whether publicly or privately owned) or provide such pedestrian
connections to those places within the perimeter of the development which will abut such
pedestrian ways that approved plans of the City identify for the future.
District Specific Standards 3: Preserve and/or Restore the natural characteristic of
the district. Multifamily development in districts specified above must incorporate
landscape development that continues the natural characteristic of the context in which
the project resides.
District Specific Standards 4: Perpetuate residentially derived styling and forms.
Multifamily development in districts specified above must employ architectural styles and
forms that are derived from residential precedents. Key elements of such design include:
1. Pitched roof forms (gable or hip).
2. Organized roof massing in which a dominant roof organizes subordinate
roofs that extend from it.
3. Simple uninterrupted roof ridges.
02CU:Section 22.draft
10
4. Roof overhang (at least 12 in.).
5. Roofed porches and balconies.
6. A maximum of 45 horizontal feet of continuous wall without a horizontal
offset of at least 4 feet.
7. Dormers that break the cornice in many cases.
8. Windows that align horizontally and vertically.
9. Openings in architectural forms defined by a roof are located symmetrically
within the form.
10. Three stories maximum (three stories may be over a parking podium)
11 . Comply with all other architectural standards in the general standards
Section of this manual.
12. Openings are treated with jamb and/or head surround.
13. Window in wall relationship of void to solid. Generally less than 50% void.
4'
iii i
O:ZCU:Section 22.draft
11
District Specific Standard 5: Provide Buffer Adjacent to Residentially adverse
conditions. Multi-family development in districts specified above must provide a buffer
between the residential land use and any adjacent audial or environmental conditions that
would degrade the livability of the residential use.
District Specific Standards 6: Provide a land use and scale transition between
multifamily/ vertical mixed-use development and abutting single family
development. Multifamily development in districts specified above must provide a
"residential transition" when such projects abut a single family residential land use. A
residential transition must include the following:
1. Height Transition: The maximum height of any multifamily or vertical
mixed-use, above 35 ft. in height, must not exceed a height equal to one
foot of height over 35 ft. for every one foot of setback greater than 15 feet.
2. Scale Transition: Any multifamily or vertical mixed-use structure located
within 20 ft. of a property line abutting a single-family land use must not
have an elevation face area greater than 1,200 square feet.
District Specific Standards 7: Provide development that maximizes uses
appropriate to the value of the setting and/or characteristic of the context.
Multifamily development in districts specified above must provide first floor/ street level
land uses (or structural capability to be leased for such land uses) that are consistent with
the context (if the street level use is not predominantly residential) and/or consistent with
the unusual opportunity established by significant locational advantage (such as
proximity, to logistic, movement, or transit hubs). Where required, such non-residential
land uses (or the capability to rent such first-floor space for a non-residential land use)
must comprise at least 70% of the street fronting first floor space of the project.
District Specific Standards 8: Perpetuate commercially derived styling and forms.
Multifamily development in districts specified above must employ architectural styles and
forms that are derived from commercial/industrial architectural precedents. Key elements
of such design include:
1. Predominantly flat roof concealed by a raised parapet (minimal height
above the flat roof = 12 inches) although shed roofs are often used for
accent and/or subordinate masses.
2. Strict vertical and horizontal alignment of openings.
3. Projected balconies.
4. Exposed steel construction.
5. A 15-ft. minimum first floor plate height at the street level.
02CU:Section 22.draft
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6. Void to solid relationships, generally 50% or greater void.
i
District Specific Standards 9: Preserve and extend thematic streetscapes.
Multifamily development in districts specified above must continue the established
streetscape when such streetscape is a characteristic of the District. This includes:
1 . Matching light fixtures and standards as well as spacing.
2. Matching street tree species, scale, placement, and spacing.
3. Matching paving material and pattern.
4. Continuing defined inset areas for on-street parking if such spaces are
characteristic of the streetscape.
District Specific Standards 10: Maintain compatibility with district thematic sign
features. Multifamily development in districts specified above must provide signage and
signage programs that are compatible with the characteristic signage treatments of the
district. Such signage treatments include:
1 . Relationship of signage to street fronting/defining building planes...continue
use of signs as part of the streetscape architecture.
2. General appearance of signage when such appearance is a district
characteristic.
3. Illumination consistent with the nightscape of the street.
4. Use of sign types in a manner consistent with use within the context (sign
types such as commercial tenant signs, premise signs, and project signs)
District Specific Standards 11: Provide responsive interface to open space and
open space amenities. Multifamily development in districts specified above must
address open spaces and open space amenities in plan and building arrangement in
O:ZCU:Section 22.draft
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ways that extend the open space into the project and provide a picturesque element of
the open space setting. Appropriate open space and open space amenity relationships
include:
1 . Elimination of parking aprons in the foreground between the structure and
the open space.
2. Extension of landscape species and patterns characteristic of the open
space into the project.
3. Orientation of buildings so that building placement breaks free from the
normal orthogonal relation to street and bears relationship to features of the
larger landscape.
4. Extension of trails into the project.
5. Fence design that does not visually disrupt the continuous ground plane.
District Specific Standards 12: Resort/ Lodge/ Prairie styling and forms. Multifamily
development in districts specified above must employ architectural styles and forms that
are derived from resort/ lodge/ Prairie Style architectural precedents. Key elements of
such design include:
1 . Flat pitched gable or hipped roofs with long and uninterrupted ridges and
cornices
2. Large roof overhang with structural bracing (such as brackets, angled
braces, and canted braces, exposed rafters).
3. Tapered columns that are full masonry or have masonry bases.
4. Use of flat roofs to accent pitched roof expressions and preserve simplicity
of form.
5. Variable plate heights.
6. Vertical and horizontal alignment of openings.
7. Openings in architectural forms defined by a roof are located symmetrically
within the form.
8. Decks and terraces.
9. Architecturally enclosed balconies.
10. Projected Window jambs and/or headers.
O:ZCU:Section 22.draft
14
11. Structural details derived from timber construction detailing.
12 Use of Siding and masonry.
13. Often upper story insets within, or projection over, a lower story base.
District Specific Standards 13: Curvilinear organization of the development plan.
Multifamily development in districts specified above must have a curvilinear organization
of plan in which the following characteristics are apparent:
1. Gracefully meandering streets/ drives with bends in the street. Drive
alignment is responsive to grade change.
2. Merging street intersections where operations permit.
3. Organically shaped parking areas.
4. Building orientations which are not tied to uniform street frontage.
5. Drifted groupings of trees in lieu of straight rows with uniform spacing.
District Specific Standards 14: Conceal visibility of service and parking functions
from arterials and primary streets. Multifamily development in districts specified above
must locate service and parking functions so that such functions are not in the foreground
yard space between any arterial or other primary street and the buildings facing that
street.
District Specific Standards 15: Perpetuate historic/ Indigenous derived
architecturally styling and forms. Multifamily development in districts specified above
must employ architectural styles and forms that are derived from historic and/or
indigenous architectural character of the district. In the districts specified for application
of this standard, such aspects of style and form include:
1. Commercially scaled first floor (15 ft. plate).
02CU:Section 22.draft
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2. Tripartite architecture for buildings three floors or greater.
3. Decorative and embellished front parapet.
4. Street canopy.
5. Portrait orientation of openings and subdivision of openings.
6. Continuous vertical corners, often expressed as pilasters.
7. Occasional use of roof forms as accent elements on the front elevation.
8. Void to solid ratio with greater void at the street level and greater solid on
other levels. See "d. Void to Solid Ratio" on page 38.
9. Treatment of openings with jamb and/or header surrounds.
10. Use of belt courses to establish horizontal reference for placement of
openings.
11. Use of decorative brick bands and details.
District Specific Standards 16: Use of thematic exterior material, if such material is
characteristic of district and complies with the general material standards.
Multifamily development must continue the use of the dominant and characteristic
material of the district context, where such is identified, and the use of that material is in
compliance with the general material standards of this manual. Dominant use of material
means that the material comprises at least 70% Of the building exterior, exclusive of
openings.
District Specific Standards 17: Orthogonal/ block orientation of the development
plan. Multifamily development in districts specified above must have an orthogonal/ block
organization of plan in which the following characteristics are apparent:
1. Straight streets with right angle intersections.
2. Continuous street wall defined by alignment of buildings.
3. Uniform spacing of street trees and street fixtures.
4. Continue the urban blocks which are adjacent to the project.
5. Have decorative cross walks or other intersection enhancements.
District Specific Standards 18: Pedestrian/ residential activity connection between
the public street and living units fronting the street. Multifamily development in
02CU:Section 22.draft
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districts specified above must present the public street with an external expression of the
residential activity where the street level of the residential development is not
commercially used or made capable for commercial use. External expression of
residential activity include:
1 . Porches.
2. Stoops.
3. Terraces.
4. Patios.
5. Fenced front yards.
6. Steps up from approach grade.
District Specific Standards 19: Maintain height and scale compatibility with the
height and scale characteristic of district. Multifamily development in districts specified
above must be compatible with the height and scale of the context when those attributes
of context are important to its identity. Means of achieving such height and scale
compatibility would include one or both of the following:
1 . Upper story set-backs that create a building mass at the street consistent
with context.
2. Horizontal off-sets at the street level which reduce the lower floor
presentation of mass when the characteristic block size is exceeded.
Creating the image of a block that is further subdivided through built
recognition of individual properties, see "Bay Modulation" below.
District Specific Standards 20: Use of Bay Modulation patterns that are compatible
with bay modulation of the district. Multifamily development in districts specified above
must create a street frontage that continues the Bay Modulation of the block. Bay
Modulation means the architectural expression of individual building within the block face.
Typically, historic downtowns are built lot-line to lot-line within the block, thereby creating
a complex street wall composed of adjoined, individual buildings referred to as the "Bay".
The rhythmic expression of buildings within the block is referred to herein as "Bay
Modulation". Buildings built within such a context must create a street elevation that
architecturally expresses and continues the "Bay Modulation" set up by preexisting
structures.
District Specific Standards 21: Provide an Urbanized Streetscape. Multifamily
development in districts specified above must provide an urbanized streetscape along the
primary street frontage that is consistent with the characteristic urban street fabric within
the district. Key features of an urbanized streetscape include:
O:ZCU:Section 22.draft
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1 . Block Face definition: The architectural plane fronting the primary street
must create a continuous street wall along the primary street frontage. To
establish this street wall, all buildings subject to this Standard must build to
a "Build-to" zone in which the street fronting building plane must be located.
This "Build-to" zone starts at the primary street front property line and
extends into the property a distance of 3 feet. At least 75% of the primary
street frontage must lie within this build to zone. The location and depth of
the "build-to" zone may be modified upon approval by the City when the
following purposes are accomplished as a result of such modification:
a. Lateral expansion of the sidewalk space for sidewalk restaurant or
sidewalk retail activities.
b. Creation of an arcade along the street.
2. Uniform spacing and placement of street trees: Street trees used in the
urbanized streetscape should continue the use of an existing tree species
when the larger urban setting contains a thematic tree. In the absence of a
thematic species, the urbanized streetscape must use a street tree from the
approved plant list, approved for urban streetscape use.
3. Uniform spacing and placement of street lights and standards that match or
are compatible with the street light and standard characteristic of the
primary street. Street lights and light standards used in the urbanized
streetscape should continue the use of existing lights and light standards
when the larger urban setting contains a thematic light and standard. In
the absence of a thematic street light and street standard, the urbanized
streetscape must use a light and standard appropriate for urban streetscape
use.
4. Decorative sidewalk paving: Sidewalk paving used in the urbanized
streetscape should continue the use of an existing paving material and
pattern when the larger urban setting contains a thematic sidewalk
treatment. In the absence of a thematic material and pattern, the urbanized
streetscape must use a sidewalk paving material and pattern appropriate
for urban streetscape use.
Any horizontal/ lateral expansion of the sidewalk space for retail, restaurant, or other
pedestrian use must continue the same materials and patterns that are in the sidewalk
unless other materials and/or patterns are approved by the City.
District Specific Standards 22: Provide a "Borrowed Landscape" for the primary
street frontage. Multifamily development in districts specified above must provide a
"Borrowed Landscape" along the primary street frontage that is intended to preserve the
general character of the District. Key features of a "Borrowed Landscape" include:
O:ZCU:Section 22.draft
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1 . Elimination of parking aprons or walls between building and street: The
space between building and street is landscaped and exclusive of parking
aprons, unless the landscape space abutting the street is greater than 20
ft.
2. Creation of an expanded parkway ("Borrowed Landscape" space) that is
varied in dimension: The above described landscape space must abut, and
be a lateral expansion of, the street parkway. The widened parkway must
vary in width, with the minimum parkway expansion being 15 ft. from
the street right of way. Variations in width must occur at least every
200 ft. Creation of pads for horizontal mixed use (see Standards 24 below)
qualifies as a varied Borrowed Landscape space.
3. Pedestrian trail in lieu of pedestrian sidewalk: Sidewalks within the
Borrowed Landscape space must be meandering pedestrian ways at least
8 ft. wide.
District Specific Standards 23: Promote Horizontal Mixed Use. Multifamily
development in districts specified above must create opportunities for stand-alone
retail/restaurant pads within the street frontage of the primary street. Provision of a stand-
alone retail pad qualifies as a Borrowed Landscape space for that portion of the frontage
occupied by the retail pad. In no case shall provision of a retail pad consume more than
50% of the multifamily frontage, thereby creating a condition of horizontal mixed use at
the street front. Where the multifamily frontage is 300 ft. or less, a retail pad leave-out is
not required. This retail pad requirement may be waived upon City Approval, however, a
requirement for variable street definition (Standards 23 below) still applies.
TOIJ
O:ZCU:Section 22.draft
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District Specific Standards 24: Provide variable street definition within the block
face along primary streets. Multifamily development in districts specified above must
create a variable street definition through the variable setback of multifamily structures
fronting the primary street. Such structure may define the variable Borrowed Landscape
space (Standards 22-2 above) and like the Borrowed Landscape Space, no more than
50% of the project frontage may adhere to a uniform setback dimension. Horizontal
offsets in the development plan set back line must be no less than 10 feet.
4. General Standards Applied to all Multifamily Development regardless of the
Character District in which it is located. These standards are in addition to
the aforementioned Character District Standards.
A. Site and Site Design: These standards address issues related to site
design and site development.
a. Contextual relationships:
1. Community Structure: The organization of the site plan
should be one that is responsive to pedestrian movement
and/or open space. Each site plan for a project larger
than 100 units must have a central pedestrian element that
has an organizational influence on the arrangement of
buildings. Internal pedestrian connections must be provided
that allow movement to and from the central element to all
residential buildings within the community design. These
connections may be enhanced sidewalks or trails. The
purpose of such pedestrian connections is to promote
community within the project. Therefore, pedestrian
connections shall provide pedestrian facilities as follows:
i. Benches: at least one bench every 700 ft. or one per
block whichever is less.
ii. Bike Racks: Capability for four bikes at each
residential building and capacity for 14 bikes at the
central pedestrian facility.
iii. Trash Disposal units: one trash receptacle at each
bench.
iv. Pedestrian Lighting: lighting along pedestrian
connections with one light standard at least every 100
ft.
2. Cognitive Structure: The organization of a Development Site
plan shall avoid a "maze like" labyrinth of streets/ drives and
02CU:Section 22.draft
20
provide a clear demarcation of sub-areas arranged with
reference to an internal destination (such as an open space
or amenity center which gives all sub-areas a common
reference point to define location within the project.
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3. Edge Definition: The design of any multifamily development
plan in the City of Grapevine shall soften the defensive image
of typical perimeter fencing with landscaping that transforms
the boundary into a landscape amenity. Planting of the edge
shall provide visual concealment of at least 70% of the
perimeter fence using plants which are evergreens and least
70% of the plants must have foliage from ground to top
capable of providing a screen. In addition, the edge screening
shall be planted in natural drifts that appear as native plant
clusters.
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02CU:Section 22.draft
21
4. Traffic Calming: The presence of pedestrians in the interior
streets of a multifamily development is expected. Therefore,
any multifamily development plan must illustrate traffic
calming measures that are employed to make interior project
streets safer. Accepted traffic calming measures include:
i. Traffic tables at intersections
ii. Traffic circles
iii. Chokers, roadway neck downs at intersections
iv. Center Island narrowing
V. Rumble strips
Speed Bumps are prohibited
b. Connections beyond the Project: Depending on the Contextual Character
Zones, Standards addressing needed connection from, to, and through
future projects.
1. Relationship with and connection to the City fabric: The site plan
submitted for any multifamily development in Grapevine must portray
the extent to which the following elements of City fabric are
continued, or otherwise responded to within the proposed
development plan:
i. Curb Cuts and Driveways: As Grapevine continues to build
out, it becomes increasingly important to facilitate traffic flow.
Therefore, where possible, a development plan must seek to
connect with, and extend flow between projects. It is
important that a development plan anticipates adjacent
projects and coordinates points of ingress/ egress so that
efficient maneuvers to and from serving public streets are
possible. Therefore coordination of routing traffic volumes
anticipated by individual project TIA's is a required
consideration of a development plan being considered by the
City.
02CU:Section 22.draft
22
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ii. Thoroughfares and Roadways: A development plan that lays
within the path of a thoroughfare as planned and committed to
by adjacent development or the alignment of which has been
adjusted by Council; must make provision for the extension of
the right-of-way (ROW) of such thoroughfare/ roadway and
that ROW is available when traffic projected densities
necessitate extension.
iii. Trails: Where provision has been made for trails in an adjacent
development or a trail provided by the City is ready for
extension, a proposed multifamily development plan must
consider appropriate trail routing through the proposed
development so that a cohesive trail network can evolve over
time.
iv. Open Space: Where an adjacent development provides open
space that abuts the property line of the proposed
development plan, or the open space of an adjacent
development can feasibly be extended into the development
plan; the proposed development plan must consider extension
of the open space or expansion of the open space, or consider
how development portrayed by the development plan can
relate to (and define) the open space.
V. Contextual characteristics: Any multifamily development
plan must illustrate how various aspects of the context will also
be manifest in the development design. Key aspects of the
context include:
a) Streetscape themes
02CU:Section 22.draft
23
b) Continuity of water or water body
C) Extension of indigenous plant drifts
d) Continuity of road section
e) Treatment of parking
f) Protection of, or continuity, with adjacent land uses
g) Continuation of tree canopy and canopy species
h) Continuity of the natural features
i) Extension of surface water management strategies
j) Continuity of edge treatments
C. Lot Occupancy: How the building(s) should sit on the development lot,
parcel, or tract relative to the street, natural assets, other site uses, and
issues of land use adjacency (such as transition).
1. Building relation to the street in non-orthogonal plan layouts: In
a development plan design that is required to be curvilinear (non-
orthogonal) by provision of the District Specific Standards, such plan
must establish a building relationship to the street that fulfills the
following requirements:
i. Sense of land derived building orientation: Buildings placed
along roadways and drives within the development plan and
buildings facing public streets serving the development, must
avoid building orientations which strictly follow the street right-
of-way. Therefore, at least 60% of the interior street/ drive
fronting buildings within the development plan design and 75%
of buildings facing public streets serving the project, must be
sited so that the front building plane (building plane facing the
street) is not parallel to the street right of way. This will create
"meandering" building line which sets the front yard space up
for the Standards "ii" below.
ii. Sense of organic street transition: The space between the
meandering building line and the curvilinear street alignment
must include landscape compositions arranged in natural drifts
and organic plant massing. A minimum of 30% of the yard
space along interior streets and drives, and 50% of the yard
space fronting public streets serving the project, must be
covered by such a landscape approach. Any pedestrian patios,
terraces, porches that project into this yard space must work
with and compliment the organic landscape theme required.
02CU:Section 22.draft
24
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2. Building relation to the street in orthogonal plan layouts: Plan
designs that are required to be orthogonal by provision of the District
Specific Standards must establish a building relationship to the street
that fulfills the following requirements for interior streets and drives
(as well as satisfy the primary street frontage requirements specified
in District Specific Standards:
i. Sense of street derived building orientation: Buildings
placed along roadways and drives within the development
plan must reinforce the street as the primary organizing
structure of the development design. Therefore, the
development plan must establish a "build-to line for the interior
streets/drives of the project that will vary from the required 3
ft. build-to line along exterior public streets as specified in
District Specific Standards. This build-to line must be at least
9 feet from the street/ drive back of curb.
ii. Sense of village/ urban street transition: The street space
created within the interior of the development plan must
create a "village". A key feature of the village is repetitive
stoops, terraces, or porches which project into the yard space
created by the build-to line. However, such projections cannot
be closer to the street/ drive back of curb than five feet. And
must project at least four feet from the primary building mass.
These projections must be architecturally contained so that
they are part of the overall fagade composition. The offset
02CU:Section 22.draft
25
space created between the projected stoop/porch/terrace and
the primary building mass must be a landscape space, leaving
a 5 feet minimum pedestrian space at the street edge.
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d. Parking: Placement and configuration:
1. Parking Facility Type: The vertical density of multifamily
development in combination with parking requirements often creates
a need for structured parking facilities or aggregated surface parking
areas. Therefore, the following requirements shall regulate the
provision of parking facilities/ areas:
i. Structured Parking: Parking within the Transit Center
Character Zone must be structured when the project exceeds
20 units per acre. Projects exceeding 40 units per acre in any
other Character Zone must provide structured parking.
ii. Surface parking areas: Projects with a unit density between
28 and 39 units per acre that provide aggregated surface
parking must comply with the following:
a) Location within the development design:
Aggregated parking areas with more than 70 parking
spaces (which does not include street/ drive head-in
O:ZCU:Section 22.draft
26
parking) must be located in a place that is not visible to
the primary street serving the project or located so that
the parking area may be screened. Parking garages
located so that they front a public street must have
architectural elevations that complement the design
style of the multifamily structures. Complement means
similar horizontal offsets, organization of openings, and
use of materials.
b) Configuration: Aggregated parking areas in non-
y orthogonal development plan designs must also have a
curvilinear configuration.
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C) Landscape area within the parking pattern:
Aggregated parking areas shall be landscaped.
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02CU:Section 22.draft
27
2. Head-in parking along streets: Before the parking demand for
aggregated parking areas is determined, head-in street/drive parking
shall be provided to the extent permitted by the streetscape design.
e. Site Open Space Requirement: What percent of the total site should be
left as usable open space that is visibly accessible to the public way and
what the form and relationship of that open space to the development plan
should be.
1. Open space as a percent of total development area: At least 20%
of the site area identified in any multifamily plan must be set aside as
open space. Site areas, exclusive of landscape areas for aggregated
parking, that qualify as open space set asides include:
i. Areas protecting existing natural features and/or plant
communities.
ii. Areas used for the surface management of storm water that
are not structures.
iii. Any retained water.
iv. Project amenity areas that are visually accessible from streets
and/or drives.
V. Playgrounds.
vi. Pedestrian trails.
vii. Borrowed street landscape areas.
viii. Pedestrian accessible areas between structures open to
access by the project population.
2. Form giving influence: It is the intension of these Standards that
open space is a fundamental form giving component of any project.
Therefore, a relationship between the organization of buildings and
the alignment of open space is desired. More specifically, open
space provided within any development plan must serve as a
frontage for at least 25% of the structures within the project, where
buildings can define the edge of open space, except for the Transit
Center District where street frontage is prioritized.
02CU:Section 22.draft
28
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h. Preservation of natural drainage:
1. Natural Drainageways: Any development plan for multifamily
development in Grapevine must illustrate the extent to which natural
drainage within the lot, parcel, or tract exists and is preserved
through design initiatives that preserve, restore, or replicate natural
drainage patterns. Any disruption of natural drainage patterns must
be approved by the City of Grapevine.
i. Storm water management facilities
1. Storm Water Management Structures: Any development Plan for
multifamily development in the City of Grapevine, where structured
storm water management solutions are required must:
i. Minimize structured means of water management:
Minimize the use of cross drainage structures, armored
channels, concrete flow ways, and other structured solutions
to storm water management, unless such structures are for
02CU:Section 22.draft
29
the purpose of creating a pedestrian/ urban activity at a water
edge.
ii. Maintain natural shapes and form in the creation of
detention/retention facilities and created drainageways
(hereinafter flow management facilities): Water collection
points and/or pools created by nature have shapes that are
clearly organic. Therefore, avoid straight lines, hard angles,
and regular geometric shapes in the creation of flow
management facilities.
iii. Landscape with natural elements: Where storm water
management design creates conditions that support
indigenous plants, measures must be taken to landscape
such facilities in ways that allow such plants.
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iv. Respect natural sub-systems: Proper design of flow
management facilities should, where appropriate, include
diverse ecological settings such as deep water(limnetic zone)
in combination with shallow water (littoral zone), wetlands,
ephemeral flows, and greater states of hydration which can
support plant communities associated with these zones.
j. Grading
1. Grading for multifamily development in the City of Grapevine
must..
i. Avoid steep grades: Grades equal to or greater than 20%
are considered steep and shall not be graded to create
02CU:Section 22.draft
30
building lots. However individual buildings which make grade
transition within the building and/or porch/terrace expansions
of the buildings are permitted\ and therefore the limited
disturbance of grade needed to accomplish this is permitted.
ii. Conform to standards for tree protection: Any tree over
three inches in caliper remaining on a lot, parcel, or tract (trees
not approved for removal) and exposed to the building activity
or within 30 feet of the building activity (hereinafter regulated
trees) shall be protected as follows:
iii. Tree fencing: Regulated tree trunks shall be protected with a
visible "tree fence" at least 36 inches tall and protecting the
tree and ground around the tree to a minimum distance from
the trunk equal to the distance of the tree drip line or 10 feet,
whichever is less.
iv. Tree marking: All regulated trees shall be marked with a
green surveyor tape which indicates "Protected Tree".
a) Ground compaction avoidance: Measures shall be
taken to minimize ground compaction within the
dripline of a Regulated Tree as follows:
1 . Prohibit parking under the dripline of a regulated
tree
2. Routing construction equipment traffic so as to
avoid the drip line of a regulated tree.
3. Prohibiting the storage of any material,
equipment, debris, or excavated material within
the drip line of a regulated tree
4. Avoid any grading within the dripline of a
regulated tree where possible. Grading within
the ground protected by a tree fence is
prohibited.
O:ZCU:Section 22.draft
31
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a. Maintenance of Normal hydration: Measures
shall be taken to maintain normal hydration of a
Regulated Tree by:
1. Preventing the accumulation of storm
water runoff within the ground plane of
any tree fence.
2. Avoid increased levels of hydration from
temporary irrigation systems.
3. Restoring hydration where the source of
hydration has been disrupted by
construction activity.
B. Building Design Standards
a. Street Interface: How should the street space components of the building
be developed for pedestrian use and street continuity.
1. Semi-public space adjacent to streets: Multifamily building blocks
fronting a street/ drive must provide an architectural transition from
public to private space. This architectural transition can be achieved
with porches, terraces, covered/ or recessed entries, gated
transitions, canopies, or store fronts. Canopies and store fronts are
limited to urban settings such as primary street frontage in the Transit
Center Character Zone. In the architectural elevation of any single
building block there must be at least one architectural expression of
a first floor, semi-public space within the street facing elevation. If
canopies or store fronts are employed to meet this standard, the
02CU:Section 22.draft
32
canopy or store front must occupy at least 50% of the length of the
elevation
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2. Residential unit activity space adjacent to open spaces and pedestrian
ways: Where building frontage defines the edge of an open space,
each building block must have at least one first floor pedestrian space
which is part of the architectural design.
3. Store fronts: Where store fronts are required within the multifamily
design, such store fronts must'.
i. Set within a minimum first floor plate height of 15 feet.
O:ZCU:Section 22.draft
33
ii. Be comprised of vertical and horizontal subdivisions within
which any area of unsupported glass is no smaller than 16
square feet.
iii. Vertical and horizontal subdivisions shall be at least two
inches wide.
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b. Organization of Form and Elevation Composition- Principals of
elevational composition that promote wholeness and legibility to the design.
Move away from ornamentation to form-giving considerations of elevation
design.
1. Intent of form- The exterior design of any multifamily structure
must, in its totality, comprise an overall visual pattern that expresses
an intentional relationship between elements of form. The visual
pattern associated with the design of any multifamily structure must
allow the imposition of a compositional structure that lays across the
design and touches the key features of the composition. The
architect must identify the visual pattern used in any design
presented to the City. This visual pattern includes but is not limited
to:
02CU:Section 22.draft
34
i. Regulating Lines: Regulating lines that organize the
elements of the elevation in space. These connections in
composition communicate the relationship of form elements
intended by the architect. See diagram below.
ii. Proportioning: Proportioning systems that establish an order
of relationship. Proportion is the relationship between 2 ratios
(e.g. window height to width in relation to building height to
width). Proportion is often derived from natural relationships.
iii. Hierarchies: Hierarchies that place elements in their
ascending or descending relationship...expressed from
dominant to subordinate.
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2. Continuity of openings and features within the building form:
The elements of form that comprise a building must derive from a
common justification (e.g. function, proportion, alignment, balance)
that visually explains their placement within the fagade composition.
Continuity within the building form includes:
i. Openings: The articulation of openings is a key aspect of
building design. Openings are a primary focus of architectural
detail and treatment of openings reveals consideration to
detail and investment in the craftsmanship of construction.
Therefore, the following standards apply to the positioning of
and articulation of openings in the architectural fagade:
02CU:Section 22.draft
35
a) All windows shall be below the cornice detail except for
dormer windows when a pitched roof design is
employed and at least 2 ft. below the parapet when a
flat roof design is employed. When the design employs
both roof types in the same elevation, the window
heads of the windows regulated by this Standard must
align horizontally. Windows may abut the cornice detail
or be engaged with it if the window header modulates
with the banding or detailing of the cornice.
b) To maintain a sense of purposeful design and
compositional continuity, it is required that the
openings within an elevation have a common reference
line that engages the sill or head. In addition, windows
within an elevation must have a common vertical
reference line from the first to the top floor. Therefore,
the random placement of windows is prohibited.
Where internal functions require that the positioning of
an opening deviate from the regulating lines by which
windows are positioned, those windows must be
decorative or otherwise have a shape that does not
require a reference line (such as a round, ocular, or
square window).
c) Openings in the elevation must be coordinated with the
articulations of mass in the architecture. Therefore,
windows must align with the features that define the
architectural form. For example, windows in a gable
shall not be arbitrarily distributed within the face of the
gable so that they are not responsive to the symmetry
of the gable. However, deviations are permitted when
such deviations are a purposeful act of design and
approved by the City.
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d) Orientation of openings: All openings shall be square
or portrait orientation. This does not limit the joining of
portrait units in a single assembly to create an area of
O:ZCU:Section 22.draft
36
glazing or a balcony/ patio entrance provided that the
structure which joins units is clearly expressed in the
elevation. This provision does not include first floor
store front in vertical mixed-use structures.
e) Articulation of openings: Windows, doors and other
openings or portals shall be articulated with a projected
surround or header unless the absence thereof is
deemed by the City of Grapevine to be characteristic
of the style being proposed and such style is
acceptable in the applicable context (see architectural
styles in District Specific Standards above).
3. Holistic visual treatment of structure: The City of Grapevine
seeks to eliminate the architectural outcome common to most
suburban multifamily projects, wherein the street facing fagade
is the recipient of the full investment in style articulation and other
facades are given a lesser treatment. The City of Grapevine
discourages such "facade-ism" and requires consistent
treatment of style on all elevations of a structure. Herein called 4-
sided architecture.
4. Facade Integrity: The City of Grapevine seeks to promote a
relationship between plan and elevation. Therefore, design
approaches which seek to decorate a "space plan" derived
independent of the elevation design is prohibited. A proper
relationship of plan to elevation requires that the internal functions of
the plan influence and inform the mass and articulation of that form
in design. Thereby, forms created within the elevation (such as
towers, bays, plate changes) must be derived from functions within
the plan.
C. Street Wall Complexity and Exterior Offsets in the Building Perimeter:
It is essential that the large mass of multifamily forms be mitigated by a
complexity of plan that reduces the presentation of mass to the street.
1. Building Offsets: Residential building blocks shall not have a lineal
foot length of wall greater than 50 ft. without a wall offset that is
expressed as either:
i. Horizontal offset: Horizontal offsets must be a minimum of at
least 4 feet (which can include balconies contained within the
confines of the offset but not balconies projected from the face
of the architectural mass without "architectural enclosure".
02CU:Section 22.draft
37
ii. Architectural form: Architectural forms can be projected
from the building block (and may include architecturally
enclosed porches, stair towers, projected bays, and/or
stacked balconies) or recessed within it and must be
expressed within the roof massing with a roof corresponding
to the architectural form.
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d. Void to Solid Ratio: The use of building mass to communicate residential
use and commercial use, where vertical mixed use is proposed. Mass is
defined as the percent of void to the percent of solid wall. Therefore, the
following standards for void-to-solid ration shall apply:
02CU:Section 22.draft
38
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1 . First floor of a vertical mixed use where the first floor is being
used for a commercial use: The amount of void shall be
greater than the amount of solid. The general void to solid ratio
shall not be less than 1 .5:1 , meaning that there should be at least
1 .5 times more void than solid unless another void to solid ratio
is approved by the City to maintain consistency with other buildings
in the block face context. The solid portions of the first-floor
facade must extend vertically to the floors above and parapet
detail.
2. Floors above the first floor of a vertical mixed use or all floors
of a residential use: The amount of solid shall be greater than the
amount of void and not exceed 1 :2, meaning that there should be at
least two times more solid than void.
e. Architectural Enclosures: Architectural treatment of stairs, balconies,
elevator shafts, and other building functions which are attached to the
building structure as elements of the building architecture.
1. Building Projections: All projected stair towers, elevator shafts, and
any cantilevered building projections (other than balconies) must be
architecturally enclosed. Architectural enclosure means:
i. Be enclosed in an architectural skin
ii. Be expressed as a roof form
O:ZCU:Section 22.draft
39
f. Roof Form: The roof and roof lines it creates are among the most important
features of higher value structures. Most identifiable architectural styles are
recognized, in large part, by the distinctive features of the roof. Therefore,
roof design is significantly related to building form. Key requirements of
visible roof design include:
1. Legibility of Roof Form: Roofs shall be designed so that the overall
massing displays an orderly sequence of subordinate roofs
extending from a dominant roof mass or the roof shall be specific to
an architectural form created within the building block and expressed
as an individually roofed component of the design and such roofed
forms come together in a total composition. The composition of the
roof as a "design" shall reflect an orderly relationship of dominant
mass to subordinate mass wherein the dominant mass organizes the
subordinate masses and "members" with the subordinate masses in
a total design.
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02CU:Section 22.draft
40
2. Pitch relationships and form balance: Within the total
composition, a single roof pitch will be used. Different roof pitches
are permitted for tower forms which are not engaged with the general
roof form. Permitted roof forms are:
i. Gable form.
ii. Hip form.
iii. Barrel form as a secondary roof only.
iv. Shed form as a secondary roof only.
V. Flat.
g. Style Integrity: The proper execution of style specific characteristics.
1 . Integrity of articulation of architectural forms: Most style specific
details are associated with the roof, the edges (such as corners and
openings), and the closure to weather (such as cornice). Therefore,
the employment of architectural detailing associated with a style
must use the characteristic detailing of that style in ways authentic to
the style.
2. Integrity of material usage: Most styles, whether the style is
traditional or contemporary, employ materials by which crafted
construction (a key aspect of architectural design) can be executed.
Therefore, construction details which are traditionally derived from
the work of the stone mason, the carpenter, the metal crafter, the
glass artisan, etc. must use a material that the characteristic
craftsperson can work in. The employment of systems or materials
that replicate the work of a trade or artisan are prohibited.
h. Chimneys: Chimneys are significant components of the architectural
elevation.
1. Chimney caps: In pitched roof styles and other traditional
styles the chimney must be terminated with a chimney cap that
conceals the metal spark arrestor and visually reads as a traditional
tile flue system. Exposed metal chimney shafts sometimes seen
in contemporary design are permitted if approved by the City of
Grapevine as an appropriate style for the Character Zone in
which the design is proposed.
2. Chimney shaft: In pitched roof styles and other traditional styles, the
chimney shaft must be enclosed with unit masonry, stone or 3 coat
O:ZCU:Section 22.draft
41
stucco with a minimum dimension of 4.5 ft. x 3 ft. to create the sense
of mass associated with a traditional full masonry fireplace. Exposed
metal chimney shafts sometimes seen in contemporary design are
permitted if approved by the City of Grapevine as an appropriate
style for the Character Zone in which the design is proposed.
3. Shaft complexity: In pitched roof styles and other traditional styles,
the rise of the shaft shall be detailed so that the chimney has
complexity in plan as well as elevation.
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42
C. Building Construction Standards
a. Materials and Application of Materials: Primary and secondary materials
appropriate to the Development Character Zone as well as use of those
materials (workmanship and execution).
1. Primary material: At least 70% of the exterior fagade of a 4 story
structure or 80% of the exterior fagade of a 3 story structure or 100%
of the exterior fagade of a structure less than 3 stories must be
one of the following:
i. Brick: Clay brick, modular size or other sizes that can module
with the brick detailing of openings and cornice (see diagram
below for modular options). All brick shall be hard-fired brick,
meeting severe weather standards. Embossed or molded
brick which seeks to create a sense of aged/ distressed brick
material is generally prohibited unless approved by the City.
All brick shall be laid in a manner as to avoid stacked joints.
All building corners (inside and outside corners) shall be
executed in a "toothed" masonry fashion. Mortar joints shall
not exceed what is generally specified below. Weeping or
slumped joints are prohibited.
ii. Stone: Stone laid in a pattern typical of a load bearing stone
wall (see diagram below for acceptable stone patterns).
Characteristics of this pattern include:
a) Generally laid into the wall as the stone would lay on
the ground\Consistently tight mortar joints where no
more than 30% of the joints are larger than 3/8 inch.
b) Coursed patterns, including Ashlar, Coursed Chopped
Stone, and Coursed Rubble Stone. Mosaic and un-
coursed rubble stone-work as an exterior veneer is
generally prohibited but may be approved by the City.
c) Cultured stone or other faux stone products are
prohibited.
d) All stone-work shall be laid in a manner as to avoid
stacked joints. All building corners (inside and outside
corners) shall be executed in a "toothed" masonry
fashion.
iii. Other Stone: Cut Stone/ Smooth Faced Stone or Cut Stone /
Smooth Faced Stone that is mechanically attached with a
02CU:Section 22.draft
43
stone veneer system provided that the system uses a true
stone.
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2. Secondary material: No more than 30% of the building fagade may
be a secondary material which includes the following:
i. Stucco: 3 coat stucco on lath over structural frame with
expansion joints concealed by filling the joint with an
expandable filler that is troweled flat with the stucco, is the
same color as the stucco, and matches the surface of the
stucco texture. (Dryvit/ EFS type systems are prohibited).
Stucco is not permitted at all in the Central Transit District.
ii. Metal: Architectural metal wall systems
iii. Siding: Wood or Cementacious siding in those Character
Zones where pitched roof styles are permitted.
3. Roof material: Acceptable roof materials include:
i. Flat Roof: flat roof may be either a built-up bituminous roof or
membrane roof provided it is installed in accordance with
manufacturer's specifications and issued a 30-year warranty.
02CU:Section 22.draft
44
All flat roofs shall be hidden from ground level view, behind a
12 -inch parapet.
ii. Pitched Roof: Pitched roofs may be either a standing seam
metal roof (with standing folded and soldered seams), a
commercial metal roof system that looks like a traditional
hand-crafted metal roof and is approved by the City of
Grapevine, Slate, Clay Tile, 40-year high profile Composition
Shingle. Three-tab shingles are prohibited. All composition
shingle roofs shall have closed valleys. Where a commercial
system is approved for application, the roof must be simple so
that the mechanics of the system are not compromised to
accommodate unusual roof intersections, crickets, complex
valleys, or short hips. Concrete shingle products with a relief
greater than '/2 inch are prohibited. Concrete shingles meeting
this thickness standard must be approved by the City.
iii. Parapet Cap: Parapet caps shall be either clay brick, cut
stone, cast stone, tile, terra cotta. In addition, Pressed Metal
(specifically created to decoratively cap a parapet) may be
used when approved by the City of Grapevine.
4. Material Change: Material changes in any elevation may only occur
under the following conditions:
i. Material change at an inside corner
ii. Material change that addresses an outside corner must wrap
the corner and change at a location that is at least 12 inches
from that corner and is designed as the termination of an
architectural detail/element (such as a pilaster corner).
iii. Material change wherein the different material is contained
within a distinct architectural form that projects from the
primary architectural mass.
iv. Material change reflecting an offset between a lower floor and
an upper floor where the offset is at least 6 inches. Material
changes within the same architectural plane are prohibited.
02CU:Section 22.draft
45
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5. Relief: Relief is an essential characteristic of enduring quality as it is
typically the result of enduring materials and methods of
construction. Materials with greater relief, such as unit masonry and
stone, are also materials which can be crafted. This relationship
between quality material and the work of the artisan/ craftsman is
less likely with less expensive materials. Therefore, Grapevine
seeks to promote relief and dimension in the execution of
architectural surfaces, details, and motifs with the following
requirements:
i. Prohibited Materials: For the purpose of attaining relief that
is associated with quality materials and construction, the
02CU:Section 22.draft
46
following materials are prohibited and also, cannot be used for
opening surrounds, cornice, and decorative features:
a) Fiber Glass
b) Styrofoam or stucco over Styrofoam
C) Plastic
d) Aluminum
e) Stucco applied to look like a projected stone, cast
stone, or terra cotta.
f) Cementacious boards used in any application which
makes a corner, mitre, or decorative shape.
g) Masonite and Masonite products
h) Composition wood products used as an exterior
material with an exception for exterior grade finished
veneer plywood, trimcraft used as a soffit board, or
other smooth finished soffit board.
ii. Relief in Architecture: In addition to the offset
between the exterior wall plane and any window sash or door
discussed below, Grapevine views that relief in the
treatment of cornices, overhangs, gable projections, bay
windows, dormers, water tables, belt courses, sills,
surrounds, timber components, and other expressions of
subordinate mass, opening, roof and wall, vertical
differentiations, and/or corner shall be executed in
ways that present depth and relief and produce shadow and
texture.
iii. Relief in Stonework: In coursed rubble stone work, relief
shall be achieved by laying stones into the wall as the stone
would lay on the ground. No more than 20% of the stones in
any elevation may be "flipped" sideways.
iv. Relief in Articulation: Relief in articulation means the
dimensional aspects of assembly. Therefore, the minimum
projection in any built-up profiles and decorative assembly
shall be 3/4 inch per element of the assembly. Therefore, a
cornice detail comprised of three stepped bricks shall have a
total projection 2 1/4 inches.
O:ZCU:Section 22.draft
47
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6. Carpentered Exterior Trim: All carpentered exterior trim shall be high
quality finished grade wood stock. Composition wood products are
prohibited with the exception that exterior grade finished veneer
plywood, other smooth finished soffit board, or trimcraft may be
used for soffits. If a trim installation is to be joined along any
continuous run of material, the required joint must be a "spline joint".
All outside corners must be mitered and blocked, having sufficient
closure that the joint is not visible from the street. Corners may not
be closed by any other means than a carpentered joint. Trim clips
are prohibited. Facia and gable rake must be stepped at the drip
mold unless hidden by a gutter. Carpentered Trim that forms the
veneer pocket must have a complexity achieved in one of the
following ways:
i. Trim mold.
ii. Built-up step molding.
iii. Other traditional detail such as dentil mold.
02CU:Section 22.draft
48
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b. Wall Construction:
1 . Wall Section: For the purpose of higher energy ratings, depth of
offset at facade openings, and more enduring construction; all wood
framed exterior walls must be constructed as follows:
i. When shim mounted or flange mounted windows are used in
masonry veneered walls, framing may be conventional 2x4
framing.
ii. When shim mounted windows are used in stucco veneer walls
or other permitted material that does not require a masonry
O:ZCU:Section 22.draft
49
ledge or project more than 3.5 inches from the sheathing,
exterior walls must be framed with 2x6 members in order to
achieve a 3.5 in. minimum offset within the opening.
iii. When flange mounted windows are used in stucco
veneer walls or other permitted material that does not
require a masonry ledge or project more than 3.5 inches
from the sheathing, a double 2x4 framing assembly is
required that allows the flange to mounted on the inner 2x4
section and the second 2x4 section providing the
required offset from the window sash or door at the opening.
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2. Parapets- Where there is a flat roof, a parapet must extend at least
12 inches above the roof surface and conceal the roof material from
ground level view.
O:ZCU:Section 22.draft
50
3. Cornice detail: All wall terminations at the roof shall have a cornice
detail comprised of at least 2 projected elements. Parapets must
have a cap detail comprised of at least 2 projected elements.
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51
4. Window Surrounds, belt courses, and base courses: All
openings in the exterior skin shall have an architecturally appropriate
header and sill with an optional jamb except where the style of
architecture is associated with the absence of such detailing (such
as contemporary/ industrial styles). The required header and a sill
shall project at least 3/4 inch beyond the wall veneer (full window
surrounds are encouraged). Window headers or sills may be either:
i. Stone.
ii. Cast Stone.
iii. Terra Cotta.
iv. Heavy Timber (where appropriate to the style).
V. Wood (where appropriate to the style).
Other architectural details, such as belt courses and base courses,
shall also be executed in the above listed materials when such
details are employed. And have a minimum projection of 3/4 inch per
element of the detail. Therefore, a belt course comprised of two
elements would have a one and one-half inch projection.
When a window header or sill or surround is not used because such
detail is not typical of the style, there shall be a minimum offset
between the wall exterior plane and the face of the window or door
as specified above.
C. Roof screening and Appurtenances
1 . Roof projections: No plumbing stacks, venting stacks, skylights, or
attic ventilators shall penetrate the roof surfaces facing the
street/drive unless multiple street/drive exposures make compliance
impossible. In such cases no roof projections may penetrate the roof
slope that slopes to the "fronting" street or drive. All such
penetrations shall be mounted straight and perpendicular to the
ground (except for skylights and attic ventilators) and be painted to
blend with the roof color. All vent stacks must have lead jacks.
Turbine vents are prohibited.
2. Roof Mechanical: Roof mechanical must be screened behind a
parapet wall or platform that is recessed into a pitched roof so that
the incline of the roof slope creates a parapet wall.
O:ZCU:Section 22.draft
52
3. Gutters, downspouts, scuppers, and collection boxes: Gutters,
downspouts, scuppers, and/or collection boxes must be copper or an
enduring prefinished metal with a minimum 20-gauge thickness
(such as Kynar 500 or Hylar 500). Gutters shall be a minimum of 6
inches, half round profile, attached with gutter straps. Downspouts
shall be 4-inch minimum, round. Elbows and bends shall be 4-inch
minimum, plain and round. Fascia mounted gutter systems are
prohibited unless they are a custom designed gutter profile, integral
to the architecture.
d. Windows and Glazing:
1. Glazing and Glazing Systems: Reflective glass is prohibited.
Tinted glass and dark adhesive films where the transmission
coefficient exceeds 27% is prohibited. Stained glass is allowed
provided that the glass is crafted in accordance with one of the
following techniques:
i. Soldered Caming.
ii. "H" Caming.
No acrylic or pourable techniques are allowed. Glazing systems may
be used in certain accent areas of a more contemporary design if
approved by the City.
D. Landscaping, Fencing, and Screening
a. Site Landscaping: Landscape amenitization of the project
1. Leaf mass between buildings: As a means of creating greater
"community" within multifamily projects, all multifamily development
in Grapevine must provide trees between buildings that establish a
fabric of leaf mass within which the buildings are placed. The
Composition of the leaf mass may be a combination of over-story
(canopy) and understory provided that the overstory comprises at
least 60% of the planted area (number of trees calculated as planted
area X .6 / 900 sf. per tree). These planted areas between buildings
may count toward the required total site area to be set aside as
open space. Multifamily projects within the Transit Center District
are exempt from this requirement.
02CU:Section 22.draft
53
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2. Layered landscaping at Building Entries- Landscaping shall be
provided at building entries. Entry landscaping shall be "layered".
Layered means the building entry landscaping edge must be
comprised of at least 3 layers- one upper layer of medium evergreen
shrub approximately 30-36 inches high and 2 layers of shorter
shrubs, or one shrub and an ornamental grass, planted in beds
having a minimum width of 72 inches. Upper layer shrubs must be
5-gallon container plants, planted 30 inches on center, triangular
spacing. Lower shrubs may be three-gallon container plants, planted
at 24 inch centers, triangular spacing. This Standard does not apply
to urban street frontages of the Transit Center District.
3. Floating landscape beds in yard areas are prohibited- All
landscape beds (not tree planting areas described in General
Standards Dal) must be associated with walkways, roadways,
amenity features, buildings, or screens. Floating, ornamental, non-
associated landscape beds are prohibited.
4. Plant sizing- Shrubs that serve a screening function must be sized
at the time of planting so that they can serve as an effective screen
within 2 years of the planting date. 3-gallon plants must be planted
at 30 inches centers, triangular spacing. 2-gallon plants must be
02CU:Section 22.draft
54
planted at minimum of 24 inches on center, triangular spacing.
Smaller containers and bedding plants must be planted at minimum
12 inches on center, triangular spacing.
5. Interaction of pedestrian movement and landscape edges:
Pedestrian walkways shall interact with the landscape design by
defining edges and periodically cut across planted areas so that
there is a pedestrian interaction with the landscape plan.
b. Fences and Screening Walls: Promotion of endurance and quality
1 . Fence Materials: Visible perimeter fences that are compliant with
General (Standards Aa3. Edge Definition) may be any of the
following:
i. Unit masonry (brick, stone, or 3 coat-stucco over CMU).
ii. Wrought Iron with unit masonry corner columns (brick, stone,
or 3 coat-stucco over CMU).
iii. Masonry (brick, stone, or 3 coat-stucco over CMU) corner
columns, masonry interim columns spacing not to exceed 15
ft., and a masonry knee wall supporting wood or wrought iron
infill.
2. Gate Materials: Gates in fences constructed in accordance with Db1
above may be any of the following provided that it is the same
material as the fence:
i. Wrought Iron with wrought iron frame complying with all other
General Standards.
ii. Wood with frame members measuring a minimum of one and
one-half inches thick x three and one-half inches wide and
planks measuring at least one and one-half inches thick.
3. Corner expression of support structure: All property corners of a
property line fence must be supported by a masonry column that is
at least ten inches square. Interim columns used to comply with
Db1 (above) must be at least ten inches square.
4. Prohibited Materials: The following fence materials and wall types
are prohibited:
i. Thin wall construction.
O:ZCU:Section 22.draft
55
ii. Cast or embossed concrete walls.
iii. Picket materials that do not comply with General Standards.
iv. Iron fences with mechanical connection assemblies.
V. Prefabricated decorative elements that are designed to slip
over stock tubular steel shapes.
vi. Plastic or vinyl fence component systems.
C. Street visible Wrought Iron: Wrought Iron is one of the few areas where
qualities of craftsmanship can be displayed. Because craftsmanship is a
key attribute of enduring quality, wrought iron railings, fences, gates, and/or
other wrought iron elements are encouraged and regulated herein as
follows..
1. Frames and other structural support members for fences, gates,
and handrails: Frames and other structural support members shall
not be less than one and three-quarters inches in either width
measurement or one and three-quarters inches in diameter if round.
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02CU:Section 22.draft
56
2. Pickets: Pickets that are five ft. in length/ height or less shall have a
minimum width of three-quarter inches in either width dimension or
diameter. When pickets are longer/taller than five ft. the minimum
width dimension is increased to one inch, in the dimension that faces
the street, or one inch in diameter.
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3. Panels: Panels shall be made of metal plate material with a minimum
thickness of 3/16 inches.
4. Wall thickness: the wall thickness of any tubular steel shall not be
less than 3/32 inches.
5. Visual Treatments: Decorative elements (such as finials, rings, etc.)
shall be made of solid stock material and welded to the pickets or
frame or made from the picket, if the pickets are solid stock material.
Attachments to the pickets or frame and all other components of the
wrought iron construction shall be welded, mechanical connections
are prohibited.
O:ZCU:Section 22.draft
57
O:ZCU:Section 22.draft
58