HomeMy WebLinkAbout2006-07-25AGENDA
CITY OF GRAPEVINE
PLANNING AND ZONING COMMISSION WORKSHOP
TU ES DAY, J U LY 25, 2006 AT 6:00 P. M.
CITY MANAGER'S CONFERENCE ROOM
SECOND FLOOR - CITY HALL
200 SOUTH MAIN STREET, GRAPEVINE, TEXAS
i
II. CALL TO ORDER
III. NEW BUSINESS
A. Planning and Zoning Commission to discuss possible changes and amendments
to the Comprehensive Zoning Ordinance relative to flag lots, and take any other
necessary action.
B. Planning and Zoning Commission to discuss possible changes and amendments
to Section 20, "R-TH" Townhouse District, and take any other necessary action.
C. Planning and Zoning Commission to discuss amendments to Section 13, "R-20"
Single Family District; Section 14, "R-12.5" Single Family District; Section 15, "R-
7.5" Single Family District; and Section 16, "R-5.0" Single Family District; relative
to accessory structures, and take any other necessary action.
D. Planning and Zoning Commission to discuss amendments to Section 12,
Definitions relative to the definition of grade; grade plane; height of building;
height, story, and story above grade, and take any other necessary action.
IV. ADJOURNMENT
IF YOU PLAN TO ATTEND THIS PUBLIC HEARING AND YOU HAVE A DISABILITY THAT
REQUIRES SPECIAL ARRANGEMENTS AT THE MEETING, PLEASE CONTACT THE
OFFICE OF DEVELOPMENT SERVICES AT (817) 410-3155 AT LEAST 24 HOURS IN
ADVANCE. REASONABLE ACCOMMODATIONS WILL BE MADE TO ASSIST YOUR NEEDS.
IN ACCORDANCE WITH TEXAS GOVERNMENT CODE, CHAPTER 551.001 et. seq. ACTS
OF THE 1993 TEXAS LEGISLATURE, THE PLANNING AND ZONING WORKSHOP AGENDA
WAS PREPARED AND POSTED ON THIS THE 21ST DAY OF JULY, 2006 AT 5:00 P.M.
DPMENT MANAGER
0AZC U\Ag nwk072506. doc
MEMO TO: PLANNING AND ZONING COMMISSION
FROM: SCOTT WILLIAMS, ACTING DEVELOPMENT SERVICES
DIRECTOR
RON STOMBAUGH, DEVELOPMENT MANAGER
ALBERT TRIPLETT, PLANNER II
MEETING DATE: JULY 25, 2006
SUBJECT: DISCUSSION OF POSSIBLE
TO THE COMPREHENSIVE
TO FLAG LOTS
RECOMMENDATION:
CHANGES AND AMENDMENTS
ZONING ORDINANCE RELATIVE
Staff recommends the Planning and Zoning Commission consider any possible changes
and amendments to the Comprehensive Zoning ordinance relative to flag lots, and take
any other action necessary.
In less than a year, the zoning ordinance has been amended twice relative to flag lots. It
was first amended in November, 2005 to require flag lots in residential districts to be
considered and approved by Council through the Special Use process. Controversy
surrounding a special use request for a residential flag lot on Worthington Drive led to a
second amendment to the zoning ordinance in June, 2006 which more closely defined
flag lots and prohibited them in all single family residential districts. Council has
directed the Planning and Zoning Commission to further review and consider the
concept of flag lots and make any recommendations relative to their use and establish
new guidelines if necessary.
A review of other cities throughout the U.S. reveals a great deal of ambiguity concerning
flag lots—some cities allow them carte blanche with virtually no guidelines; others
prohibit them entirely. Some cities limit the length of the flag either in absolute terms or
as a percentage of the overall length of the lot. Some establish a minimum frontage
width or require the lot to meet the minimum width requirement at the setback line.
It should be noted that according to our current guidelines, a lot is a conforming lot if it
meets area, depth, and width requirements even if it resembles a flag lot. For example,
the "R-7.5" Single Family District requires a minimum lot width of 65 feet and depth of
100 feet. If the width of the flag portion of the lot is a minimum of 65 feet, and all other
requirements are met, this lot would be a conforming lot. The Commission may want to
consider these types of special circumstances when discussing the potential future use
of flag lots within the City.
/rs
0AWLIVIaglots.memo 1
July 21, 2006 (11:27AM)
MEMO TO: PLANNING AND ZONING COMMISSION
FROM: SCOTT WILLIAMS, ACTING DEVELOPMENT SERVICES
DIRECTOR
RON STOMBAUGH, DEVELOPMENT MANAGER
ALBERT TRIPLETT, PLANNER II
MEETING DATE: JULY 25, 2006
SUBJECT: DISCUSSION OF POSSIBLE CHANGES AND AMENDMENTS
TO SECTION 20, "R-TH" TOWNHOUSE DISTRICT
RECOMMENDATION:
Staff recommends the Planning and Zoning Commission consider any possible changes
and amendments to Section 20, "R-TH" Townhouse District and take any other action
necessary.
BACKGROUND:
Over the last several years, Staff has had numerous meetings and discussions with
residential developers considering development of "townhouses" within the City. Almost
universally, these discussions have centered on developers wanting to build a product
that does not conform with the City's current guidelines for townhouse development.
Specifically, lot width, lot depth, lot area, and setbacks are criteria that seem to be in
conflict with the type of product builders say the public demands. Staff has conducted a
small survey within the metroplex in an effort to determine what other cities are
experiencing relative to townhouse development. We also asked for an estimated
percentage of townhouse development that occurs under that City's guidelines as
established and an estimated percentage of townhouse development that occurs
through the use of a Planned Development or some other type of process that allows
changes or variances from established guidelines.
The survey reveals that a number of cities in the survey are not experiencing any
townhouse development. Those that are such as Arlington, Fort Worth, Grand Prairie,
McKinney and Piano have varying levels of straight zoning based townhouse
development and planned development based development. McKinney and Grand
Prairie for example has most of their townhouse development occurring under a planned
development while Plano and Fort Worth are equally split between straight zoning and
planned development approaches to townhouse development.
Staff recommends the Commission consider the current guidelines for townhouse
development and be prepared to discuss the need to amend the ordinance if deemed
necessary. See the attached survey and townhouse regulations.
/rs
0AZWtownhouse.memo
July 21, 2006 (11:58AM)
A Comparison of Townhome Developments
in the Metroplex
The intent of this study was to survey various communities in the
region to determine what percentage of townhomes were developed
under standard zoning criteria and what percentage utilized planned
developments (PD's).
The Method
Development Services Staff conducted a survey of several cities
(Addison, Arlington, Celina, Euless, Fort Worth, Frisco, Grand
Prairie, Irving, Little Elm, McKinney, Plano, Richardson, and
Roanoke) within the Metroplex. The cities were surveyed by phone,
email and the internet to determine the level of recent (within the
previous three years) townhome development.
The Results
Cities initially contacted which are absent from the following table have
not experienced much interest in townhome development. A few
reasons from some of the surveyed cities are as follows: The City of
Frisco requires alleys for townhome development and any proposal
which does not incorporate alleys into the concept will more than likely
not be approved; the City of Euless requires a minimum front yard of
25 feet for public streets and 20 -feet for private streets; the Cities of
Addison, Celina, Irving, Little Elm, Richardson and Roanoke have not
experienced townhome development. The cities detailed within the
table are the cities which have approved plans for townhome
development. The general percentages are based upon staff
recollection of recent cases.
TOWNHOME DEVELOPMENTS
CITY PERCENTAGE
PERCENETAGE PD SPECIFICS
GENERALLY
GENERALLY
DEVELOPED BY
DEVELOPED BY
ORDINANCE '
PD
Arlington 70%
30% Z05 -36/P05-36 Lot width decreased; lot
size decreased to 2,600 sq. ft from
3,600; reduced side yard setback; three
foot front yard vs. 40 foot required on
arterial; shared access easement,
maintenance and upkeep is the
responsibility of property owners; reduce
required parking
Fort Worth 50%
50% Reduction in open space minimum;
increase in unit density per acre
Grand Prairie 10%
90% 270A — Unit size increased; parking
directly accessible to main living area;
limits the percentage of two car garage
doors; front offset of 12 -inches for single
garage door; wood or wood appearance
garage door; limits on repeat exterior
colors; Portland cement plaster may be
used in conjunction with brick/stone; all
fireplace chimneys 100% masonry, no
stucco or Hardi plank; mandatory
homeowners association for enforcement
of deed restrictions, architectural controls
and maintenance and upkeep of all
common areas. 289B — more smaller
lots permitted (area, width, depth);
reduced rear setback; increased lot
coverage; 80% masonry (stone standard
full width brick)
McKinney
Majority Decreased lot size; reduced front
setback; and one less front yard tree (two
required)
Plano 50%
50% Recent development includes a broad
range of reasons for a PD. PD's
included many elements of the SF -A
ordinance, but is used to address any
design element which falls outside of the
SF -A parameters.
Table: Townhome Developments
3
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 for 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. Public utility uses required to service the district.
5. 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.
6. 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
Community Development 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.
032106 Section 20
3. Meeting, party, and/or social rooms in common areas only.
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.
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.
1. 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
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.
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032106 Section 20
2. Not more than three (3) persons, unrelated by blood or marriage may
occupy residences within a R-TH 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.
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.
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-TH District
shall not exceed nine (9) dwelling units per gross acre.
2. LOT SIZE: Lots for any permitted use shall have a minimum area of
three thousand (3,000) square feet. No R-TH District shall be created
on an area of less than one (1) acre in size.
3. MINIMUM OPEN SPACE: All areas not devoted to buildings,
3
032106 Section 20
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 forty
(40) percent of the total lot area.
5. MAXIMUM IMPERVIOUS AREA: The combined area occupied by all
main and accessory buildings or structures shall not exceed eighty
(80) 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 1200 square feet of floor area, excluding common
corridors, basements, open and screened porches, and garages.
G. AREA REGULATIONS: The following minimum standards shall be required:
The front yard will have a depth of twenty-five (25) feet.
2. The rear yard will have a depth of twenty-five (25) feet.
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 will have a width of thirty (30) feet.
5. The lot will have a depth of one hundred (100) feet.
6. The minimum distance between principal and accessory uses, if
detached, shall be fifteen (15) feet.
H. BUFFER AREA REGULATIONS: Whenever an R-TH Townhouse
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032106 Section 20
development is located adjacent to a developed residential district (R-20, R-
12.5, R-7.5, R-5.0, R-3.75, R -MF -1, R -MF -2) or a non-residential district,
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. The setback area shall
contain appropriate landscape improvements, fencing, berms, or trees in
accordance with Alternate A, B, or E, in Section 50, to adequately buffer
adjoining uses.
HEIGHT REGULATIONS: The following maximum height regulations shall
be observed:
The maximum height of the principal structures shall be two (2) stories
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
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 to exceed fifteen (15) feet.
3. The maximum height of a storage building used for maintenance or
mechanical equipment shall be one story not to exceed ten (10) 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.M.8. 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:
1. Landscaping shall be required in accordance with Section 53 of this
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032106 Section 20
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.
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
exceed two hundred forty (240) 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
6
032106 Section 20
adjacent residential districts by a fence/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.
7
032106 Section 20
TO: MEMBERS OF THE PLANNING AND ZONING COMMISSION
FROM: SCOTT WILLIAMS, ACTING DEVELOPMENT SERVICES
DIRECTOR
RON STOMBAUGH, DEVELOPMENT MANAGER
ALBERT TRIPLETT, JR., PLANNER II
MEETING DATE: JULY 25, 2006
SUBJECT: ZONING ORDINANCE AMENDMENTS TO SECTION 13, "R-20"
SINGLE FAMILY DISTRICT; SECTION 14, "R-12.5" SINGLE
FAMILY DISTRICT; SECTION 15, "R-7.5" SINGLE FAMILY
DISTRICT; AND SECTION 16, "R-5.0" SINGLE FAMILY DISTRICT
RECOMMENDATION:
Staff recommends the Planning and Zoning Commission consider the amendments to
Section 13, "R-20" Single Family District; Section 14, "R-12.5" Single Family District;
Section 15, "R-7.5" Single Family District; And Section 16, "R-5.0" Single Family District,
and take any other action necessary.
BACKGROUND INFORMATION:
Staff is proposing amendments to Section 13, "R-20" Single Family District; Section 14, "R-
12.5" Single Family District; Section 15, "R-7.5" Single Family District; And Section 16, "R-
5.0" Single Family District Regulations relating to accessory building height. Currently there
are provisions contained in these sections that are impractical to regulate, and other
provisions that are contradictory.
Section 131.2. and Section 14.1.2 state: Height of accessory structure, one and one-half (1-
1/2) stories not to exceed twenty (20) feet, except a storage building one hundred twenty
(120) square feet or less shall not exceed ten (10) feet in height.
Staff is proposing elimination of the requirement that a one hundred twenty (120) square
foot or less storage building be limited to ten feet in height. This provision can be easily
circumvented by building a one hundred twenty one (121) square foot structure. There is
no logical reason to restrict the height of an accessory structure based on its area.
Section 15.13. and Section 16.13. state: Accessory buildings more than sixteen (16) feet in
height shall be set back from the rear property line six (6) feet plus two (2) additional feet
for each additional foot of height over sixteen (16) feet. The height of the structure shall be
measured from the top of the slab or from its bottom floor.
Yet Section 15.1.2 and 16.1.2 state: Height of accessory structure, one story not to exceed
sixteen (16) feet, except a storage building which shall not exceed ten (10) feet in height.
0:\ZCU\Agnwk072506.Acc.doc 1 07/06/06 10:32 AM
It is unnecessary to have additional setback requirements for an accessory building
exceeding sixteen (16) feet in height, when another section prohibits them from exceeding
sixteen (16) feet in height. Staff is proposing eliminating the additional setback
requirements for accessory buildings exceeding sixteen (16) feet in height. As with the "R-
20" and "R-12.5' amendments, it is also proposed to eliminate the ten (10) foot height
restriction for storage buildings.
0:\ZCU\Agnwk072506.Acc.doc 2 07/06/06 10:32 AM
Section 13. R-20 Single -Family District Regulations
PURPOSE: The R-20 Single -Family District is established to provide for areas requiring
minimum lot sizes of twenty thousand (20,000) square feet in order to promote low
population densities and establish or maintain a rural character within the subdivision. This
district is appropriate for those areas exhibiting large lot development and maintaining a
rural environment, and for newly annexed territory into the City of Grapevine.
USES GENERALLY: In an R-20 Single -Family 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. Single -Family detached dwellings.
2. Churches, convents, and other places of worship.
3. Parks, playgrounds and nature preserves, publicly owned.
4. Public utility uses required to service the district.
5. Agricultural uses subject to the provisions of Ordinance 75-25, Chapter 6,
Section 6.2.
6. Temporary buildings when they are to be used only after construction
purposes or as a field office within a 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.
7. 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 a single-family detached
dwelling provided that none shall be a source of income to the owner or user of the
principal single-family dwelling, except for customary home occupation.
031902 1 Section 13
Off-street parking and private garages in connection with any use permitted
in this district.
2. Servants' quarters not leased or rented to anyone other than the family of a
bona fide servant, giving more than fifty (50) percent of his or her employed
time at the premises to which the servants' quarters is an accessory use and
in the employ of the family occupying said premises.
3. Guest quarters, cabana, pavilion, or roofed area.
4. Private swimming pools and tennis courts.
5. Accessory buildings (storage buildings, hobby shops, barns).
6. Signs subject to the provisions of Section 60.
7. Customary home occupation.
8. Communication equipment meeting the requirements of Chapter 7, Article XII
of the Grapevine Code of Ordinance.
When any of the foregoing permitted accessory uses are detached from the
principal single-family dwelling, said uses shall be located not less than forty-five
(45) feet from the front lot line and shall meet the requirements of Section
42.C.,D.,E.,F. and G.
Accessory buildings more than sixteen (16) feet in height shall be set back from the
rear property line six (6) feet plus two (2) additional feet for each additional foot of
height over sixteen (16) feet. The height of the structures shall be measured from
the top of the slab or from its bottom floor.
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.
3. Public and private country clubs and golf courses excluding miniature golf
courses.
4. Memorial gardens and cemeteries.
031902 2 Section 13
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 parking is located
within 300 feet of the platted lot of record.
D. LIMITATION OF USES:
1. No more than three (3) persons unrelated by blood or marriage may occupy
residences with an R-20 Single-family district.
2. Storage of mechanical 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.
3. Private or public alleys shall not be located in the 25 -foot required rear yard.
4. Subdivisions approved prior to December 4, 1984 shall be deemed to be
lawful. These subdivisions shall have the same status as subdivisions
authorized pursuant to this ordinance. Buildings, or structures, within those
subdivisions may meet the requirements of Section 15.F., 15.G., and 15.1. of
this ordinance, except no lot existing at the time of passage of this ordinance
shall be reduced in area below twenty thousand (20,000) square feet.
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.
E. PLAN REQUIREMENTS:
No application for a building permit for the 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.
F. DENSITY REQUIREMENTS:
The following density requirements shall apply:
1. Maximum Density: The maximum density within the R-20 District shall not
exceed two (2) dwelling units per acre of gross area.
031902 3 Section 13
2. Lot Size: Lots for any permitted use shall have a minimum area of twenty
thousand (20,000) square feet.
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 forty (40) percent of the
total lot area.
5. Maximum Impervious Area: The combined area occupied by all buildings,
structures, off-street parking and paved areas shall not exceed sixty (60)
percent of the total lot area.
6. Minimum Floor Area: The minimum square footage of a dwelling unit shall
be not less than sixteen hundred (1600) square feet of floor area.
G. AREA REGULATIONS:
The following minimum standards shall be required:
1. Depth of front yard, feet — 40
A minimum of fifty (50) percent of the area of the lot within the required front
yard setback shall be a landscaped area.
2. Depth of rear yard, feet - 25
3. Width of side yard on each side, feet - 15
4. Width of lot, feet - 100, except reverse frontage lots shall be a minimum of
130 feet in width.
5. Depth of lot, feet - 100
6. Distance Between Buildings: The minimum distance between principal or
accessory buildings on adjacent lots shall be not less than thirty (30) feet.
7. Only one single-family detached dwelling shall be permitted on each lot or lot
of record as the case may be.
H. BUFFER AREA REGULATIONS:
031902 4 Section 13
Whenever an R-20 Single family development is located adjacent to an existing
multifamily district (RMF -1, RMF -2, R-3.75, R-TH) or a non-residential district,
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. The setback area shall contain appropriate
landscape improvements, fencing, berms or trees to adequately buffer adjoining
uses.
1. HEIGHT:
The following maximum height regulations shall be observed.
Height of principal structure, two (2) stories not to exceed thirty-five (35) feet.
2. Height of accessory structure, one and one-half (1-1/2) stories not to exceed
twenty (20) feet_ , eXGept a steFage building one hundred twenty (120)
square feet — less shall not eXGeed ten (10) feet in height.
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. 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.
Parking of recreational vehicles, recreational trailers, motor homes, or boats (all
listed hereinafter referred to as vehicles) is prohibited in the required front yard
except in the following circumstances:
1. Pursuant to a permit to park said vehicle on a paved driveway in the front
yard issued by the Director of Development Services (Director), or his
designee, after a determination is made by the Director that it is not
feasible to park said vehicle in the side or rear yard.
2. For any length of time for all or any part of three (3) consecutive days, the
said vehicles may be parked in the required front yard on a paved
driveway for three (3) consecutive 24-hour days, or any part of three (3)
consecutive 24-hour days. For example, vehicle could be parked in front
yard on Friday evening at 10:00 p.m. and all day for the next two (2)
days, Saturday and Sunday, with the authorized parking time ending at
12:00 a.m. Sunday night. Parking of the vehicle in the front yard for all or
any part of consecutive Friday, Saturday, and Sunday, or any other
combination of three (3) consecutive days, is allowed. If the vehicle
parked in front yard at any time on Monday in the example, the vehicle is
031902 5 Section 13
parked in violation of this ordinance.
K. OFF-STREET LOADING:
No off-street loading is required in the R-20 District for residential uses. Off-street
loading for conditional uses may be required as determined by the Planning
Commission.
031902 6 Section 13
Section 14. R-12.5 Single -Family District Regulations
PURPOSE: The R-12.5 Single -Family District is established to provide for areas requiring
minimum lot sizes of twelve thousand five hundred (12,500) square feet in order to
promote low population densities and provide the opportunity to establish a rural character
within the subdivision. This district is intended to be composed of single-family dwellings
together with public parks essential to create basic neighborhood units.
USES GENERALLY: In an R-12.5 Single -Family 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. Single -Family detached dwellings.
2. Churches, convents, and other places of worship.
3. Parks, playgrounds, and nature preserves, publicly owned.
4. Public utility uses required to service the district.
5. 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.
6. 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 a single-family detached
dwelling provided that none shall be a source of income to the owner or user of the
principal single-family dwellings, except for customary home occupation.
Off-street parking and private garages in connection with any use permitted
in this district.
031902 Section 14
2. Cabana, pavilion, or roofed area.
3. Private swimming pools.
4. Accessory Buildings.
5. Signs subject to the provisions of Section 60.
6. Customary home occupation.
7. Communication equipment meeting the requirements of Chapter 7, Article XII
of the Grapevine Code of Ordinance.
When any of the foregoing permitted accessory uses are detached from the
principal single-family dwelling, said uses shall be located not less than forty-five
(45) feet from the front lot line and shall meet the requirements of Section
42.C.,D.,E.,F., and G.
Accessory buildings more than sixteen (16) feet in height shall be set back from the
rear property line six (6) feet plus two (2) additional feet for each additional foot of
height over sixteen (16) feet. The height of the structures shall be measured from
the top of the slab of from its bottom floor.
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.
3. Public and private country clubs and golf courses excluding miniature golf
courses.
4. Memorial gardens and cemeteries.
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 parking is located
within 300 feet of the platted lot of record.
2
031902 Section 14
D. LIMITATION OF USES:
No more than three (3) persons unrelated by blood or marriage may occupy
residences with an R-12.5 Single Family District.
2. Storage of mechanical 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.
3. Private or public alleys shall not be located in the 25 foot required rear yard.
4. Subdivisions approved prior to December 4, 1984 shall be deemed to be
lawful. These subdivisions shall have the same status as subdivisions
authorized pursuant to this ordinance. Buildings, or structures, within those
subdivisions may meet the requirements of Section 151, 15.G, and 15.1 of
this ordinance, except no lot existing at the time of passage of this ordinance
shall be reduced in area below twelve thousand five hundred (12,500)
square feet.
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.
No application for a building permit for the 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.
F. DENSITY REQUIREMENTS:
The following density requirements shall apply:
1. Maximum Density: The maximum density within the R-12.5 District shall not
exceed three (3) dwelling units per acre of gross area.
2. Lot Size: Lots for any permitted use shall have a minimum area of twelve
thousand five hundred (12,500) square feet.
3
031902 Section 14
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 forty (40) percent of the
total lot area.
5. Maximum Impervious Area: The combined area occupied by all buildings,
structures, off-streetparking and paved areas shall not exceed sixty (60)
percent of the total lot area.
6. Minimum Floor Area: The minimum square footage of a dwelling unit shall
be not less than fourteen hundred (1,400) square feet of floor area.
G. AREA REGULATIONS:
The following minimum standards shall be required:
1. Depth of front yard, feet — 35
A minimum of fifty (50) percent of the area of the lot within the required front
yard setback shall be a landscaped area.
2. Depth of rear yard, feet - 25
3. Width of side yard on each side, feet - 8
4. Width of lot, feet - 80, except reverse frontage lots shall be a minimum of
110 feet in width.
5. Depth of lot, feet - 100
6. DISTANCE BETWEEN BUILDINGS: The minimum distance between
principal or accessory buildings on adjacent lots shall be not less than
sixteen (16) feet.
7. Only one single-family detached dwelling shall be permitted on each lot, or
lot of record, as the case may be.
Whenever an R-12.5 Single Family development is located adjacent to an existing
4
031902 Section 14
multi -family district (RMF -1, RMF -2, R-3.75, R-TH) or a non-residential district,
without any division such as a dedicated public street, park, or permanent open
space, all principal buildings or structures shall be setback a minimum of forty (40)
feet from the adjoining property line. The setback area shall contain appropriate
landscape improvements, fencing, berms or trees to adequately buffer adjoining
uses.
HEIGHT:
The following maximum height regulations shall be observed.
Height of principal structure, two (2) stories not to exceed thirty-five (35) feet.
2. Height of accessory structure, one and one-half (1-112) stories not to exceed
twenty (20) feet_ , eXGept a steFage building one hundred twenty (120)
squaFe feet — less shall not eXGeed ten (10) feet On height.
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. 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, or boats (all
listed hereinafter referred to as vehicles) is prohibited in the required front yard
except in the following circumstances:
1. Pursuant to a permit to park said vehicle on a paved driveway in the front
yard issued by the Director of Development Services (Director), or his
designee, after a determination is made by the Director that it is not
feasible to park said vehicle in the side or rear yard.
2. For any length of time for all or any part of three (3) consecutive days, the
said vehicles may be parked in the required front yard on a paved
driveway for three (3) consecutive 24-hour days, or any part of three (3)
consecutive 24-hour days. For example, vehicle could be parked in front
yard on Friday evening at 10:00 p.m. and all day for the next two (2)
days, Saturday and Sunday, with the authorized parking time ending at
12:00 a.m. Sunday night. Parking of the vehicle in the front yard for all or
any part of consecutive Friday, Saturday, and Sunday, or any other
combination of three (3) consecutive days, is allowed. If the vehicle
parked in front yard at any time on Monday in the example, the vehicle is
parked in violation of this ordinance.
5
031902 Section 14
K. OFF-STREET LOADING:
No off-street loading is required in the R-12.5 District for residential uses. Off-street
loading for conditional uses may be required as determined by the Planning
Commission.
6
031902 Section 14
Sec. 15. R-7.5 Single -Family District Regulations
PURPOSE: The R-7.5 Single -Family district is established to provide for areas requiring
minimum lot sizes of seven thousand five hundred (7,500) square feet in order to promote
low population densities within integral neighborhood units. This district is intended to be
composed of single-family dwellings together with public, denominational, and private
schools, churches and public parks essential to create basic neighborhood units.
USES GENERALLY: In an R-7.5 Single -Family 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. Single -Family detached dwellings.
2. Churches, convents, and other places of worship.
3. Parks, playgrounds, and nature preserves, publicly owned.
4. Public utility uses required to service the district.
5. 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.
6. 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 a single-family detached
dwelling provided that none shall be a source of income to the owner or user of the
principal single-family dwellings, except for customary home occupation:
Off-street parking and private garages in connection with any use permitted
in this district.
031902 Section 15
2. Cabana, pavilion, or roofed area.
3. Private swimming pools.
4. Accessory buildings.
5. Signs subject to the provisions of Section 60.
6. Customary home occupation.
7. Communication equipment meeting the requirements of Chapter 7, Article XII
of the Grapevine code of Ordinance.
When any of the foregoing permitted accessory uses are detached from the
principal single-family dwelling, said uses shall be located not less than forty-five
(45) feet from the front lot line and shall meet the requirements of Section
42.C.,D.,E.,F., and G.
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.
2. Non profit community centers and swimming pools and tennis courts.
3. Public and private country clubs and golf courses excluding miniature golf
courses.
4. Memorial gardens and cemeteries.
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 parking is located
within 300 feet of the platted lot of record.
031902 2 Section 15
D. LIMITATION OF USES:
No more than three (3) persons unrelated by blood or marriage may occupy
residences within an R-7.5 Single Family District.
2. Storage of mechanical 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.
3. Private or public alleys shall not be located in the 25 foot required rear yard.
4. 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.
No application for a building permit for the 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.
F. DENSITY REQUIREMENTS:
The following density requirements shall apply:
Maximum Density: The maximum density within the R-7.5 District shall not
exceed four (4) dwelling units per acre of gross area.
2. Lot Size: Lots for any permitted use shall have a minimum area of seventy-
five hundred (7,500) square feet.
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 forty (40) percent of the
total lot area.
031902 3 Section 15
5. Maximum Impervious Area: The combined area occupied by all buildings,
structures, off-street parking and paved areas shall not exceed sixty (60)
percent of the total lot area.
6. Minimum Floor Area: The minimum square footage of a dwelling unit shall
be not less than twelve hundred (1,200) square feet of floor area.
G. AREA REGULATIONS:
The following minimum standards shall be required:
1. Depth of front yard, feet — 30
A minimum of fifty (50) percent of the area of the lot within the required front
yard setback shall be a landscaped area.
2. Depth of rear yard, feet - 25
3. Width of side yard on each side, feet - 6
4. Width of lot, feet - 65
Except reverse frontage lots shall be a minimum of ninety-five (95) feet in
width.
5. Depth of lot, feet - 100
6. DISTANCE BETWEEN BUILDINGS: The minimum distance between
principal or accessory buildings on adjacent lots shall be not less than twelve
(12) feet.
7. Only one single-family detached dwelling shall be permitted on each lot or lot
of record, as the case may be.
Whenever an R-7.5 Single family development is located adjacent to an existing
multi -family district (RMF -1, RMF -2, R-3.75, R-TH) or a non-residential district,
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. The setback area shall contain appropriate
landscape improvements, fencing, berms or trees to adequately buffer adjoining
uses.
031902 4 Section 15
The following maximum height regulations shall be observed:
1. Height of principal structure, two (2) stories not to exceed thirty-five (35) feet.
2. Height of accessory structure, one story not to exceed sixteen (16) 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. 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, or boats (all
listed hereinafter referred to as vehicles) is prohibited in the required front yard
except in the following circumstances:
1. Pursuant to a permit to park said vehicle on a paved driveway in the front
yard issued by the Director of Development Services (Director), or his
designee, after a determination is made by the Director that it is not
feasible to park said vehicle in the side or rear yard.
2. For any length of time for all or any part of three (3) consecutive days, the
said vehicles may be parked in the required front yard on a paved
driveway for three (3) consecutive 24-hour days, or any part of three (3)
consecutive 24-hour days. For example, vehicle could be parked in front
yard on Friday evening at 10:00 p.m. and all day for the next two (2)
days, Saturday and Sunday, with the authorized parking time ending at
12:00 a.m. Sunday night. Parking of the vehicle in the front yard for all or
any part of consecutive Friday, Saturday, and Sunday, or any other
combination of three (3) consecutive days, is allowed. If the vehicle
parked in front yard at any time on Monday in the example, the vehicle is
parked in violation of this ordinance.
K. OFF-STREET LOADING:
No off-street loading is required in the R-7.5 District for residential uses. Off-street
loading for conditional uses may be required as determined by the planning
commission.
031902 5 Section 15
Section 16. R-5.0 Zero -Lot -Line District Regulations
PURPOSES: The R-5.0 Zero -Lot -Line District is established to provide for areas requiring
minimum lot sizes of five thousand (5,000) square feet for medium population densities
within integral neighborhood units. This district is intended to be a zero -lot -line dwelling
district allowing a maximum density of eight (8) units per acre.
USES GENERALLY: In an R-5.0 zero -lot -line district, no land shall be used and no
building shall be erected for or converted to any use other than as hereinafter provided.
Single-family detached dwellings.
2. Churches, convents, and other places of worship.
3. Parks, playgrounds, and nature preserves, publicly owned.
4. Public utility uses required to service the district.
5. 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.
6. Model homes and model home parking lots are permitted as temporary uses
in new sub -divisions, 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 an R-5.0 zero -lot -line
district provided that none shall be a source of income to the owner or user of the
principal single-family dwellings, except for customary home occupation:
1. Off-street parking and private garages in connection with any use permitted
in this district.
2. Cabana, pavilion, or roofed area.
3. No dwelling shall be closer than twelve (12) feet between the face of the
121603 1 Section 16
exterior walls of neighboring dwelling unit.
4. Private swimming pool.
5. Storage buildings one hundred twenty (120) square feet or less have no
plumbing.
6. Signs subject to the provisions of Section 60.
7. Customary home occupation.
8. Communication equipment meeting the requirements of Chapter 7, Article XII
of the Grapevine Code of Ordinance.
When any of the foregoing permitted accessory uses are detached from the
principal single-family dwelling, said uses shall be located not less than forty-five
(45) feet from the front lot line and shall meet the requirements of Section
42.C.,D.,E.,F., and G.
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.
2. Non-profit community centers and swimming pools and tennis courts.
3. Public and private country clubs and golf courses excluding miniature golf
courses.
4. Memorial gardens and cemeteries.
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 parking is located
within 300 feet of the platted lot of record.
6. Single Family detached dwellings with a minimum front yard depth of twenty
121603 2 Section 16
(20) feet when the dwellings are constructed as period homes. A period
home is defined as a house in which the exterior elevation incorporates
amenities from housing designs during the 1930's through the 1950's period.
When a twenty (20) foot front yard depth is established by a Conditional Use
Permit, all lots fronting on one side of a street between two (2) intersecting
streets, shall maintain a uniform front yard setback for the entire block.
Final elevations of proposed period homes, with type or kind of building
material used, and a final plat shall be submitted as a part of the conditional
use permit request. Calculation of the percentage of masonry of the entire
structure shall be provided in the application for the conditional use permit. A
Period Home Committee consisting of a member of the Planning and Zoning
Commission (appointed by the Planning and Zoning Chairman), the City
Council representative to the Planning and Zoning Commission, and the
Township Restoration Coordinator may approve additional period home
elevations or amendments to existing elevations when a conditional use
permit is approved for period homes. The Director of Development Services
may approve minor changes to the exterior elevations such as window, door,
and porch railings.
D. LIMITATION OF USES:
No more than three (3) persons unrelated by blood or marriage may occupy
residences with an R-5.0 Zero -Lot -Line Zoning District.
2. Storage of mechanical 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.
3. Private or public alleys shall not be located in the twenty-five (25) foot
required rear yard.
4. 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.
No application for a building permit for the construction of a principal building shall
be approved unless a plat, meeting all requirements of the City of Grapevine, has
121603 3 Section 16
been approved by the City Council and recorded in the official records of Tarrant
County.
F. DENSITY REQUIREMENTS:
The following density requirements shall apply:
1. Maximum Density: The maximum density within the R-5.0 District shall not
exceed eight (8) dwelling units per acre of gross area.
2. Lot Size: Lots for any permitted use shall have a minimum area of five
thousand (5,000) square feet.
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 forty (40) percent of the
total lot area.
5. Maximum Impervious Area: The combined area occupied by all buildings,
structures, off-street parking, and paved areas shall not exceed sixty (60)
percent of the total lot area.
6. Minimum Floor Area: The minimum square footage of a dwelling unit shall
be not less than twelve hundred (1,200) square feet of floor area.
G. AREA REGULATIONS:
The following minimum standards shall be required:
Depth of front yard, feet......................25
A minimum of fifty (50) percent of the area of the lot within the required front
yard setback shall be a landscaped area.
2. Depth of rear yard, feet........................25
3. Width of side yard on each side shall be 6 feet.
Side yard setbacks for final subdivision plats approved between January 21,
1986 and December 16, 2003 shall be 12 -inches on one side and 11 -feet on
the opposite side or, upon approval of a conditional use permit, six feet on
121603 4 Section 16
each side.
Provided, however the side yard setbacks contained in this subsection G.3
shall not apply to final subdivision plats approved and filed prior to January
21, 1986 and the side yard setbacks applied to the approved plat shall be
those in force and effect prior to the adoption of this ordinance.
4. Width of lot, feet..............................50
Except reverse frontage lots shall be a minimum of seventy-five (75) feet in
width.
5. Depth of lot, feet.............................100
6. Distance between Buildings.
The minimum distance between principal or accessory buildings on adjacent
lots shall be not less than twelve (12) feet.
7. Only one single-family detached dwelling shall be permitted on each lot or lot
of record, as the case may be.
8. No dwelling shall be closer than twelve (12) feet between the face of the
exterior walls of neighboring dwelling units.
Whenever an R-5.0 Zero -Lot -Line District is located adjacent to an existing multi-
family district (RMF -1, RMF -2, R-3.75. R-TH) or a non-residential district, without
any division such as a dedicated public street, park or permanent open space, all
principal buildings or structures shall be setback a minimum of forty (40) feet from
the adjoining property line. The setback area shall contain appropriate landscape
improvements, fencing, berms, or trees to adequately buffer adjoining uses.
I. HEIGHT REGULATIONS:
The following maximum height regulations shall be observed:
Height of principal structure, two (2) stories not to exceed thirty-five (35) feet.
2. Height of accessory structure, one story not to exceed sixteen (16) feet_ ;
eXGept a storage building whiGh shall not eXGeed ten (10) feet i I i -I I
J. OFF-STREET PARKING:
Provisions for the parking of automobiles shall be allowed as an accessory use to
121603 5 Section 16
any principal permitted use provided that such shall not be located on a required
front yard. 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, or boats (all
listed hereinafter referred to as vehicles) is prohibited in the required front yard
except in the following circumstances:
1. Pursuant to a permit to park said vehicle on a paved driveway in the front
yard issued by the Director of Development Services (Director), or his
designee, after a determination is made by the Director that it is not
feasible to park said vehicle in the side or rear yard.
2. For any length of time for all or any part of three (3) consecutive days, the
said vehicles may be parked in the required front yard on a paved
driveway for three (3) consecutive 24-hour days, or any part of three (3)
consecutive 24-hour days. For example, vehicle could be parked in front
yard on Friday evening at 10:00 p.m. and all day for the next two (2)
days, Saturday and Sunday, with the authorized parking time ending at
12:00 a.m. Sunday night. Parking of the vehicle in the front yard for all or
any part of consecutive Friday, Saturday, and Sunday, or any other
combination of three (3) consecutive days, is allowed. If the vehicle
parked in front yard at any time on Monday in the example, the vehicle is
parked in violation of this ordinance.
K. OFF-STREET LOADING
No off-street loading is required in the R-5.0 District for residential uses. Off-street
loading for conditional uses may be required as determined by the Planning
Commission.
121603 6 Section 16
TO: MEMBERS OF THE PLANNING AND ZONING COMMISSION
FROM: SCOTT WILLIAMS, ACTING DEVELOPMENT SERVICES
DIRECTOR
RON STOMBAUGH, DEVELOPMENT MANAGER
ALBERT TRIPLETT, JR., PLANNER II
MEETING DATE: JULY 25, 2006
SUBJECT: ZONING ORDINANCE AMENDMENTS TO SECTION 12,
DEFINITIONS
RECOMMENDATION:
Staff recommends the Planning and Zoning Commission consider the amendments to
Section 12, Definitions, and take any other action necessary.
The Zoning Ordinance and Building Codes have always had minor differences in terms of
definitions of building height and related terms such as grade and story. In an effort to
provide uniformity, staff is proposing Zoning Ordinance amendments that incorporate
Building Code definitions. There will be little or no impact associated with the changes, but
they should eliminate some discrepancies encountered by the development community.
0:\ZCU\Agnwk072506.Sec 12.doc 1 07/06/06 11:08 AM
Following is a brief analysis of the changes:
TERM
CURRENT ZONING
ORDINANCE
DEFINITION
BUILDING CODE
DEFINITION
ANALYSIS OF
CHANGE
GRADE shall mean:
The finished ground
Building code
(a) For buildings
level adjoining the
definition is much
having walls
building at all
more straight
adjoining one street
exterior walls
forward and simple.
only, it is the
Current zoning
elevation of the
ordinance definition
sidewalk at the
is unnecessarily
center of the wall
complicated and
adjoining the street.
ambiguous
(b) For buildings
having walls
adjoining more than
one street, it is the
Grade
average of the
elevation of the
sidewalk at the
center of all walls
adjoining the street.
(c) For building
having no wall
adjoining the street,
it is the average
level of the finished
surface of the
ground adjacent to
the exterior walls of
the building.
0:\ZCU\Agnwk072506.Sec 12.doc 07/06/06 11:08 AM
TERM
CURRENT ZONING
ORDINANCE
DEFINITION
BUILDING CODE
DEFINITION
ANALYSIS OF
CHANGE
None
A reference plane
Not currently defined
representing the
in the Zoning
average of the
Ordinance, this term
finished ground level
is necessary in order
adjoining the building
to calculate building
at all exterior walls.
height as defined in
Where the finished
the Building Code.
ground level slopes
away from the
exterior walls, the
referenced plane
Grade Plane
shall be established
by the lowest points
within the area
between the building
and the lot line or,
where the lot line is
more than six feet
(1829 mm) from the
building between the
structure and a point
six feet (1829 mm)
from the building.
0:\ZCU\Agnwk072506.Sec 12.doc 1407/06/06 11:08 AM
TERM
CURRENT ZONING
ORDINANCE
DEFINITION
BUILDING CODE
DEFINITION
ANALYSIS OF
CHANGE
HEIGHT shall mean
The vertical distance
Currently defined as
when referring to the
from grade plane to
"Height" in Zoning
height of a building
the average height of
Ordinance, this
or portion thereof,
the highest roof
definition is much
the measurement
surface.
more simplified than
from the average
the definition
established grade at
currently contained
the street lot line, or
in the Zoning
from the average
Ordinance. The
natural ground level
height will still be
if higher, or if no
measured to the
street grade has
midpoint of a sloping
been established, to
roof. Eliminates
the highest point of
confusing
the roofs surface if a
terminology
flat surface, to the
regarding grade at
deck line of mansard
the street.
Height of Building
roofs; and to the
mean height level
between eaves and
ridge for hip and
gable roofs. In
measuring the height
of buildings, the
following structures
shall be excluded:
Chimneys, cooling
towers, elevator
bulkheads, radio
towers, ornamental
cupolas, domes or
spires, and parapet
walls not exceeding
four (4) feet in
Son12.doc 4 07X00/08 11:08 AM
TERM
CURRENT ZONING
ORDINANCE
DEFINITION
BUILDING CODE
DEFINITION
ANALYSIS OF
CHANGE
STORY shall be
The vertical distance
Currently defined in
defined in the
from top to top of
the Zoning
Grapevine Building
two successive tiers
Ordinance as
Code, Chapter 4,
of beams or finished
"Story". Zoning
Definitions and
floor surfaces; and,
Ordinance simply
Abbreviations.
for the topmost
references Building
Height, Story
story, from the top of
Code
the floor finish to the
top of the ceiling
joists or, where there
is not a ceiling, to the
top of the roof
rafters.
STORY, FIRST shall
Any story having its
Currently defined as
be defined in the
finished floor surface
"Story, First" in the
Grapevine Building
entirely above grade,
Zoning Ordinance,
Code, Chapter 4,
except that a
Again, this definition
Definitions and
basement shall be
references the
Abbreviations.
considered as a
Building Code.
story above grade
where the finished
surface of the floor
above the basement
is:
1. More than six feet
Story Above Grade
(1829 mm) above
grade plane.
2. More than six feet
(1829 mm) above
the finished ground
level for more than
50 percent of the
total building
perimeter.
3. More than 12 feet
(3658 mm) above
the finished ground
level at any point.
0:\ZCU\Agnwk072506.Sec 12.doc �, 07/06/06 11:08 AM
171 a. GRADE shall mean the finished ground level ad
ioininq the building
at all exterior walls.
- wo I . . .....
ram .
171b. GRADE PLAN shall mean a reference plane representina the
average of the finished ground level adjoining the building at all
exterior walls. Where the finished -ground level slopes away from
the exterior walls, the reference plane shall be established by the
lowest points within the area between the building and the lot line
or, where the lot line is more than six (6) foot (1829 mm) from the
building between the structure and a point six (6) foot (1829 mm)
from the building.
195. HEIGHT, BUILDING shall meanreferring to the height of a
building or poFtion theFeof, the measur-ernent frorn the average
averageestab"shed grade at the street lot line, or frorn the natufal
gFound level if higher, or if no stFeet grade h as been
highest .. _Foosurat surfaGe, to the derk _
heightrnansaFd Foofs; and to the mean -eavesfOF hop and gable reefs. in measwing the height of ...
following StFUGtUres shall beChimneys,
elevator bulkheads, radae toweFs, ornamental GUPG!as, domes o
1 parapet walls not eXGeedong fouF (4) feet in height the
v6rtica'l distance from -grade plane to the average height of the
highest roof surface.
396a. STORY shall be defined mn the Grapevine Building Code, Chapter 4,
mean the portion of the building
included between the upper surface of a floor and the upper
surface of the floor or roof next above.
396b. STORY, FIRS T ABOVE GROUND shall be defined in the Gra. i,T,�
Abbreviations.Building Code-,— , 1 1, Definitions and mean any
story having its finished floor surface entirely above grade,
except that a basement shall be considered as a story above
grade where the finished surface of the floor above the basement
is:
1. More than six (6) feet (1829 mm) above grade plane.
2. More than six (6) feet (1829 mm) above the finished ground
level for more than 50 percent of the total building
perimeter.
3. More than twelve (12) feet (3658 mm) above the finished
ground level at any point.
P & Z WORKSHOP MINUTES
JULY 25, 2006
STATE OF TEXAS
COUNTY OF TARRANT
CITY OF GRAPEVINE
The Planning and Zoning Commission of the City of Grapevine, Texas met in
Workshop on this the 25th day of July, 2006, in the City Council Conference Room,
2nd Floor, 200 South Main Street, Grapevine, Texas with the following members
present -to -wit:
Larry Oliver
Herb Fry
Chris Coy
Danette Murray
B J Wilson
Rob Undersander
Becky St. John
Mark Lowery
Andrea Roy
constituting a quorum, and also present:
Roy Stewart
Sharron Spencer
and the following City Staff:
Scott Williams
Ron Stombaugh
Albert Triplett, Jr.
Susan Batte
CALL TO ORDER
Chairman
Vice -Chairman
Member
Member
Member
Member
Member
Alternate
Alternate
Council Representative
Council Member
Acting Development Services Director
Development Manager
Planner II
Administrative Secretary
Chairman Larry Oliver called the Workshop to order at 6:20 p.m.
DISCUSSION RELATIVE TO FLAG LOTS
First for the Commission to discuss was flag lots. The zoning ordinance has been
amended twice in the last year relative to flag lots. It was first amended in
November, 2005 to require flag lots in residential districts to be considered and
approved by Council through the Special Use process. Controversy surrounding a
special use request for a residential flag lot on Worthington Drive led to a second
amendment to the zoning ordinance in June, 2006 which more closely defined flag
lots and prohibited them in all single family residential districts. Council directed the
Planning and Zoning Commission to further review and consider the concept of flag
072506wk
P & Z WORKSHOP MINUTES
JULY 25, 2006
lots and make any recommendations relative to their use and establish new
guidelines if necessary.
After a brief discussion, Chris Coy made a motion for staff to pursue with the City
Attorney to eliminate flag lots except where a special condition exists through the
Board of Zoning Adjustment, Danette Murray seconded the motion, which prevailed
by the following vote:
Ayes: Oliver, Fry, Coy, Murray, and Wilson
Nays: Undersander and St John
DISCUSSION RELATIVE TO SECTION 20, "R-TH" TOWNHOUSE DISTRICT
REGULATIONS
Next for the Commission to discuss was possible changes and amendments to
Section 20, "R-TH" Townhouse District Regulations. Staff has had numerous
meetings and discussions with residential developers considering development of
"townhouses" within the City. These discussions have centered on developers
wanting to build a product that does not conform with the City's current guidelines for
townhouse development. Specifically, lot width, lot depth, lot area, and setbacks are
criteria that seem to be in conflict with the type of product builders say the public
demands. Staff has conducted a small survey within the metroplex in an effort to
determine what other cities are experiencing relative to townhouse development.
We also asked for an estimated percentage of townhouse development that occurs
under that City's guidelines as established and an estimated percentage of
townhouse development that occurs through the use of a Planned Development or
some other type of process that allows changes or variances from established
guidelines.
After a brief discussion, the Commission decided to take no action and continue to
process these requests through the Planned Development Overlay application.
DISCUSSION RELATIVE TO SECTION 13, "R-20" SINGLE FAMILY DISTRICT•
SECTION 14, "R-12.5" SINGLE FAMILY DISTRICT• SECTION 15, "R-7.5" SINGLE
FAMILY DISTRICT; AND SECTION 16, "R-5.0" SINGLE FAMILY DISTRICT
Next for the Commission to discuss was possible changes and amendments to
Section 13, "R-20" Single Family District; Section 14, "R-12.5" Single Family District;
Section 15, "R-7.5" Single Family District; And Section 16, "R-5.0" Single Family
District relating to accessory building height.
Section 13 1.2. and Section 14.1.2 state: Height of accessory structure, one and one-
half (1-1/2) stories not to exceed twenty (20) feet, except a storage building one
hundred twenty (120) square feet or less shall not exceed ten (10) feet in height.
072506wk 2
P & Z WORKSHOP MINUTES
JULY 25, 2006
Staff was proposing elimination of the requirement that a one hundred twenty (120)
square foot or less storage building be limited to ten feet in height. This provision
can be easily circumvented by building a one hundred twenty one (121) square foot
structure.
Section 15.B. and Section 16.B. state: Accessory buildings more than sixteen (16)
feet in height shall be set back from the rear property line six (6) feet plus two (2)
additional feet for each additional foot of height over sixteen (16) feet. The height of
the structure shall be measured from the top of the slab or from its bottom floor.
Section 15.1.2 and 16.1.2 state: Height of accessory structure, one story not to
exceed sixteen (16) feet, except a storage building which shall not exceed ten (10)
feet in height.
Staff was proposing eliminating the additional setback requirements for accessory
buildings exceeding sixteen (16) feet in height. As with the "R-20" and "R-12.5"
amendments, it is also proposed to eliminate the ten (10) foot height restriction for
storage buildings.
After a brief discussion regarding noise from workshops, requiring a slab foundation
or not and the definition of a storage building and an accessory building, the
Commission requested Staff to continue to work on these amendments and bring
them back at the next workshop.
DISCUSSION RELATIVE TO SECTION 12 DEFINITIONS
Next for the Commission to discuss was possible changes and amendments to
Section 12, Definitions. The Zoning Ordinance and Building Codes have minor
differences in terms of definitions of building height and related terms such as grade
and story. Staff was proposing Zoning Ordinance amendments that incorporate
Building Code definitions.
After a brief discussion, Rob Undersander made a motion to set a public hearing for
amendments to Section 12, Definitions. B J Wilson seconded the motion, which
prevailed by the following vote:
Ayes: Oliver, Fry, Coy, Murray, Wilson, Undersander and St John
Nays: None
With no further business to discuss, Danette Murray moved, with a second by Chris
Coy, to adjourn the meeting at 7:34 p.m. and the motion prevailed by the following
vote:
Ayes: Oliver, Fry, Coy, Murray, Wilson, Undersander and St. John
072506wk 3
P & Z WORKSHOP MINUTES
JULY 25, 2006
Nays: None
PASSED AND APPROVED BY THE PLANNING AND ZONING COMMISSION OF
THE CITY OF GRAPEVINE, TEXAS ON THIS THE 15TH DAY OF AUGUST, 2006.
11TISTisf-le-z"ll
tHAIR,MAN
ATTEST:
:;L""l
StCRETARY
072506wk 4