HomeMy WebLinkAbout2015-03-31 WorkshopAGENDA
CITY OF GRAPEVINE
QUARTERLY WORKSHOP
PLANNING & ZONING COMMISSION
TUESDAY, MARCH 31, 2015 AT 6:00 P.M.
PLANNING & ZONING CONFERENCE ROOM
SECOND FLOOR
200 SOUTH MAIN STREET
CALL TO ORDER
WORK SESSION
Discuss strategy for commuter rail station area planning.
ADJOURNME
If you plan to attend this briefing session and you have a disability that requires special
arrangements at the meeting, please contact the office of Development Services at (817)
410 -3154 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 Commission Briefing Session Agenda was
prepared and posted on this the 27th day of March 2015 at 5:00 p.m.
Villiams
pment Services Director
MEMO TO: PLANNING AND ZONING COMMISSION
FROM: SCOTT WILLIAMS, DEVELOPMENT SERVICES DIRECTOR
MEETING DATE: MARCH 31, 2015
SUBJECT: WORKSHOP— COMMUTER RAIL STATION AREA PLANNING
RECOMMENDATION:
Planning and Zoning Commission to discuss strategy for commuter rail station area
planning, and take any necessary action.
BACKGROUND INFORMATION:
The Planning and Zoning Commission conducted a very productive workshop on March
17, 2015, establishing preliminary boundaries for consideration relative to transit oriented
development. The Commission agreed to initially study an area that generally runs in a
linear fashion, approximately 1/4 mile from the station, east and west along Dallas Rd and
extending slightly north of the station and slightly south along Main Street to Vine St.
Please see the attached map.
Other thoughts emerging from the March 17th meeting included:
• The Commission would most likely not recommend actual zoning changes for
properties within the study area
• The most effective planning tool might be an overlay district for the designated
transit corridor area
• The Commission generally agreed that it might be beneficial to take a look at the old
MXU Mixed Use District to use as a template for an overlay district
• The Commission agreed that design guidelines would be important for the transit
corridor to help aesthetically tie the district into the Main Street Historic District.
The goal of the March 31 workshop will be to begin the discussion on desired and
undesirable uses within the study area.
The old MXU District regulations are attached for your consideration. If the Commission
can complete the task of identifying preferred uses, staff will begin to create a document
that can be used to guide development along the transit corridor.
3/27/2015 8:04:00 AM
WK033115
1
If time remains following the discussion of uses, we may begin to look at possible design
guidelines, and /or parking considerations.
3/27/2015 8:04:00 AM
WK033115
Section 40, MXU Mixed Use District Regulations
PURPOSE: The purpose of the Mixed Use MXU District is to encourage the mixing of
residential, retail, and office uses within an urban framework which is small in scale and
compatible with adjacent developments. This section is also intended to promote
flexibility in the development process.
USES GENERALLY: In a "MXU" Mixed Use District no land shall be used and no
building shall be erected for or converted to any use other than as hereinafter provided.
The following uses of Land are authorized as permitted uses within the Mixed Use
District, strictly in accordance with an approved Site Plan as provided for herein below.
Uses are further classified according to general categories of land uses. To the extent
expressly authorized by these district regulations, a general use category shall be
identified on a Site Plan. Upon approval of such plan, any use appearing in the use list,
which is classified under such general category, is authorized to be established in
accordance with the Site Plan, and any conditions attached thereto.
A. PRINCIPAL USES:
1. Residential uses:
a. Townhouse /Rowhouse.
b. Multifamily uses.
2. Commercial uses:
a. Hotels, provided the following design criteria is met:
1. Each guestroom shall have a minimum area of 380 square
feet.
2. A full service restaurant with full kitchen facilities and which
provides service to the general public shall be required.
3. On -site staff is required 24 -hours a day, seven days a week.
4. The following amenities shall be provided:
(a) A minimum of one thousand (1,000) square foot. of
meeting or conference room space or a ratio of three
(3) square foot of conference room space per guest
room, whichever is greater; and
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(b) A swimming pool with a minimum area of (one
thousand (1,000) square foot.
b. Restaurants excluding drive -ins or drive - through facilities.
3. Retail uses:
a. Antique shop.
b. Aquarium.
C. Art Gallery.
d. Bakery, retail sales only.
e. Bank.
f. Barber and Beauty shop.
g. Bird and pet shops, retail.
h. Book or stationery store.
i. Camera Shop.
j. Candy, cigars and tobaccos.
k. Caterer and wedding service (office only).
I. Cleaning, dying and laundry pick -up station for receiving and
delivery of articles to be cleaned, dyed, and laundered, but no
actual work to be done on the premises.
M. Department Store.
n. Drug store.
o. Electrical goods and fixtures for consumer use.
P. Electronics store.
q. Film developing and printing.
r. Florist, retail sales only.
S. Grocery store.
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t. Hardware, sporting goods, toys, paints, wallpaper, clothing stores.
U. Household and office furniture, furnishings and appliances, retail
sales only.
V. Jewelry, optical goods, photographic supplies.
W. Library, rental.
X. Novelty or variety shop.
Y. Piano and musical instruments.
Z. Printing shop, retail sales only.
aa. Professional offices for architect, attorney, engineer and real estate.
bb. Photographers and artist studios.
cc. Public garage, parking, no repairs.
dd. Retail store or shop.
ee. Seamstress, dressmaker, or tailor.
ff. Shoe repair shop.
gg. Studio for the display and sale of glass, china, art objects, cloth and
draperies.
hh. Studios, dance, music, drama.
ii. Wearing apparel, including clothing, shoes, hats, millinery and
accessories.
jj. Copy shop.
kk. Movie Theater
II. Retail sales of second hand goods in an enclosed building provided
the space does not exceed 3,000 (three thousand square feet in
area.
4. Office
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a. Civic
b. Mixed use (with residential).
C. Mixed use (without residential).
B. ACCESSORY USES: The following uses shall be permitted as accessory uses,
strictly in accordance with an approved Site Plan as provided for herein below:
1. Community, social, hobby or laundry facilities for use by occupants of a
development within the district.
2. Recreation space and facilities including exercise facilities and weight
rooms, tennis courts, racquetball, handball and volleyball courts, spas and
swimming pools, for use by occupants of a development within the district.
3. Parking and parking structures.
4. Other uses customarily incidental to the permitted uses.
C. CONDITIONAL USES: The following uses may be permitted, provided they meet
the provisions of Section 48 of the Zoning Ordinance, and a Conditional Use
Permit is issued, and is strictly in accordance with an approved Site Plan as
provided herein below.
1. Day care facility.
2. Alcoholic beverage sales provided a special permit is issued in
accordance with Section 42.13 of the Zoning Ordinance.
3. Health clubs.
4. Retirement home.
5. Medical offices.
6. Banks with drive through service.
7. Retail sales of secondhand goods in an enclosed building where the size
of the space exceeds 3,000 (three thousand square feet in area.
8. Any use allowed within this district with outdoor speakers.
D. REQUEST FOR MIXED USE DISTRICT ZONING CLASSIFICATION: The
procedure to follow to establish a Mixed Use Zoning (MXU) classification shall be
the same as that required to amend, repeal or alter the zoning on a tract, or
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parcel of land as specified under Section 48 of the Zoning Ordinance relating to
Conditional Uses, except as otherwise provided for herein. In the event of a
conflict between Section 48 and this ordinance, the terms of this ordinance shall
take precedence. MXU zoning shall permit development only in accordance with
a Site Plan that has been approved by the City Council. Property zoned MXU
may only be used and /or developed in accordance with its approved Site Plan.
No amendment(s) to an approved Site Plan are permitted without City Council
approval. A request to amend a Site Plan in a MXU district is a request to re-
zone the tract. Uses permitted under an approved Site Plan are only permitted in
strict accordance with the corresponding, approved Site Plan.
If the project is to be developed in phases, a proposed phasing plan that
identifies the anticipated sequence of development is required at the time of
application. The phasing plan shall delineate areas, building sites, land use and
improvements to be constructed in independent phases, and the scheduled time
frames, and sequencing of such phases.
E. SITE PLAN REQUIREMENTS: No application for a building permit for
construction of a principal building shall be approved unless:
1. A Plat, meeting all requirements of the City of Grapevine has been
approved by the City Council and recorded in the official records of
Tarrant County.
2. A Site Plan meeting the requirements of Section 47 of the Zoning
Ordinance has been approved as specified under Section 48, Conditional
Uses.
3. A Landscape Plan, meeting the requirements of Section 53 of the Zoning
Ordinance and Section N, has been approved.
F. PERIOD OF VALIDITY. No Site Plan for the Mixed Use District shall be valid for
a period longer than one (1) year from the date on which the City Council grants
approval, unless within such one (1) year period: (1) a Building Permit is
obtained and the erection or alteration of a structure is started, or (2) an
Occupancy Permit is obtained and a use commenced. The City Council may
grant one additional extension not exceeding one (1) year, upon written
application, without notice or hearing. No additional extension shall be granted
without complying with the notice and hearing requirements for an initial
application for a zone change.
Upon expiration of an MXU Site Plan, the property cannot be developed until a
change in zoning is approved by the City Council. There shall be no vested right
to uses permitted by a Site Plan under MXU upon the expiration of the Site Plan.
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G. GENERAL CONDITIONS: To insure that development within the "MXU" Mixed
Use District is consistent with the City's Comprehensive Master Plan, the
following special conditions shall be established:
1. Ground Level Retail: Buildings fronting on streets must be designed to
accommodate ground level retail. The ground level floor area may be
used for office uses.
2. Free Standing Retail: Free standing retail is prohibited.
3. Free Standing Banks: Free standing banks are prohibited.
4. Free Standing Movie Theaters: Free standing movie theaters are
prohibited.
5. Maximum Retail Floor Area: The maximum allowable gross floor area per
retail establishment is 5,000 square feet. Any retail establishment greater
than 5,000 square feet shall be considered a Conditional Use.
6. Office Uses: A building which has "office" as a predominant use shall not
be permitted unless a detailed facilities study which includes a traffic
impact analysis demonstrating that the project can be adequately
supported by the utilities and transportation facilities in a timely manner is
approved by the city.
H. DENSITY AND AREA STANDARDS: The density and area standards shall
apply:
1. Maximum Lot Coverage: The combined area occupied by all main and
accessory structures shall not exceed eighty (80) percent of the total lot
area.
a. The area of an above grade parking structure is included in the
calculations of lot coverage
b. The area of a porch or arcade fronting a public street is not
included in the calculation of lot coverage.
2. Minimum Density /FAR — The gross minimum density /floor area ratio (FAR)
for the Mixed Use District shall be 1.5.
3. Minimum Floor Area per Dwelling Unit:
a. Townhouse /Rowhouse - 1,600 square feet
b. Multifamily use:
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1.
Efficiency -
2.
1 Bedroom -
3.
2 Bedroom -
4. 3 Bedroom -
600 square feet
750 square feet
900 square feet
1,000 square feet
4. Height: Minimum and maximum height of buildings shall be:
a. Town house /Rowhouse —
Minimum height of 24 -feet and maximum height of 42 -feet.
b. Multifamily use —
Minimum height of 40 -feet and maximum height of 92- feet *.
C. Hotel use —
Minimum height of 40 -feet and maximum height of 92- feet *.
d. Retail use —
Minimum height of 40 -feet and maximum height of 92- feet *.
e. Office use —
Minimum height of 40 -feet and maximum height of 92- feet *.
f. Mixed use —
Minimum height of 40 -feet and maximum height of 92- feet *.
*No building shall exceed fifty (50) feet in height unless the additional
height is set back from the setback line /build to line one (1) additional foot
for each two (2) feet of height above the 50 -foot limit.
A turret, spire or tower may exceed maximum height of a building provided
that any such structure is no more than 15 -feet higher than the maximum
permitted height and has a floor area which is ten percent, or less, of the
ground floor area of the building of which it is a part.
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AREA REGULATIONS: The following minimum standards shall be required:
1. Minimum Lot Width and Depth:
Use
Minimum Width of Lot
(Feet)
Minimum Depth of Lot
(Feet)
Townhouse /Rowhouse
25
60
Multifamily use
200
200
Hotel use
200
200
Retail use
200
200
Office use
200
200
Mixed use
200
200
2. Setbacks:
a. Build -to line: The build -to line for primary buildings, structures, walls
and fences shall be ten (10) feet on all public street frontages.
Twenty -five (25) percent of any street frontage of a building shall be
located five (5) feet from the front property line.
1. The zone between the right -of -way line and the build -to line
shall be landscaped in accordance with Section N of this
section.
2. There shall be no build -to -line /setback for temporary
buildings, structures or tents erected in accordance with
Section Q, provided sidewalks are not obstructed.
b. Perimeter Setbacks: Primary buildings and parking structures shall
be setback from the district boundary lines a minimum of ten (10)
feet.
C. Accessory buildings and detached garages — accessory buildings
and parking structures shall be set back from lot lines as provided
below for the applicable use of the lot. The zone between the right -
of -way line and the setback line shall be landscaped in accordance
with Section N.
1. Townhouse /Rowhouse — 40 -feet from public right -of -way
2. Multifamily use — same as setback for primary buildings
3. Hotel use - same as setback for primary buildings
4. Retail use - same as setback for primary buildings
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5. Office use - same as setback for primary buildings
6. Mixed use - same as setback for primary buildings
d. Overhangs and fireplaces: The minimum setback requirements
shall apply in all cases, except that fireplaces, eaves, bays,
balconies and fireproof stairways located above the first floor may
extend up to a maximum of five (5) feet into the required setbacks.
e. Patios: Patios may not be constructed within the required setback
zones. This limitation, however, does not apply to sidewalk cafes.
J. OPEN SPACE:
1. Land proposed to be dedicated as public open space shall be clearly
shown on the Site Plan.
2. Sufficient land for open space shall be provided in each phase of the
development to assure that the recreational needs of district residents are
satisfied, taking into consideration the nature of open space required to
serve the district, and the amount of land previously provided, or to be
provided, in conjunction with the phase of the development.
3. In its approval of the Site Plan, the City shall impose such conditions as
deemed necessary to assure that the intent and purpose of this section is
satisfied.
K. PARKING: Off - street and on- street facilities shall be provided for multifamily
uses, hotel uses, retail uses, office uses, civic uses and mixed uses, in
accordance with this section.
1. All at -grade parking lots fronting streets designated on the thoroughfare
plan shall be set back not less then ten- (10) feet from the right -of -way
line of such roadways, and screened from view as outlined in Section N.
2. Parking garages that have frontage on public streets shall comply with
standards established in Section 1.2.b and Section N.
a. A maximum of two hundred (200) feet of frontage for parking
structures shall be allowed along any one - block.
b. Ramps shall not be placed on the face of parking structures
fronting, or visible from, public streets.
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C. Steel parking garages and steel guard cables on garage facades
are prohibited.
3. Off - street below grade parking is permitted to the lot lines, but must be
designed to allow planting of landscape as defined in Section N.
4. Off - street parking spaces for the applicable use classification shall meet
the following minimum number of spaces.
a. Residential — One (1) space per bedroom to a maximum of two (2)
spaces per unit.
b. Hotel — One (1) space per hotel room plus one (1) space per every
300 square feet of conference /banquet facilities.
C. Retail - One (1) space for every 200 square feet of gross floor area.
d. Office — One (1) space for every 300 square feet of gross floor
area.
e. Mixed use — Number of spaces resulting from application of ratios
provided above for respective uses in the development.
f. Conditional uses — As specified in Section X, Design Requirements
for conditional uses.
5. On- Street Parking: On- street parking within three hundred (300) feet of the
proposed use may be counted to meet the parking requirements for retail
uses and other conditional uses. Assignment of on- street parking shall be
at the time of approval of the Site Plan and shall be allocated at the time of
the Site Plan's approval.
6. Shared Parking: Uses may join in establishing shared parking areas if it
can be demonstrated that the parking for two or more specific uses occurs
at alternating time periods. Required parking shall be determined based
on parking demand for the peak parking period, as determined by a
parking analysis study approved by the Director of Development Services.
L. STREETS: All streets and blocks in the Mixed Use District shall conform to the
provisions of this section.
1. Street Standards: It is the intent of this ordinance to encourage pedestrian
oriented streetscapes within the Mixed Use District. Standards for streets
within the district shall be as set forth in Appendix E, Construction
Standards of the City of Grapevine Subdivision Ordinance. Alternate
street widths and standards may be considered at the time of application.
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2. Street Type and Pattern: The types and pattern of all streets in the district
shall be in conformity with the Thoroughfare Plan for the City. The
location of streets on the Thoroughfare Plan is approximate. Precise
location of streets shall be determined in conjunction with approval of the
Site Plan. Street patterns shall be based upon a small -scale grid system
of interconnecting streets.
3. Block Length: The length of a block shall not be less than two hundred
(200) feet, or more than six hundred (600) feet.
M. EXTERIOR APPEARANCE
1. Materials:
a. At least ninety (90) percent of the exterior cladding of all exterior
walls fronting or visible from public streets (including above grade
parking structures) shall be brick construction. An applicant
however may submit a design that employs alternative construction
materials for exterior cladding with an application for a Mixed Use
District designation. The alternative may be approved by the City
upon determination that such construction will result in an
appearance that is compatible with surrounding buildings and the
overall character of the district.
1. Upon a finding that the alternative design will result in an
appearance that is compatible with surrounding buildings
and the overall character of the district, waivers may be
granted for alternatives employing a minimum of forty (40)
percent brick cladding, provided that the ground floor of the
structure (up to a height of twelve [12] feet), is a minimum of
ninety (90) percent brick.
b. At least eighty (80) percent of the exterior cladding of all walls not
fronting, or not visible from public ways (including above grade
parking structures) shall be brick construction, exterior cement
plaster, or a combination thereof.
C. The exterior cladding, (excluding glass), of all buildings, (including
above grade parking structures), shall be composed of not more
than three (3) materials, (excluding roofs).
d. The following materials are prohibited as primary cladding
materials:
1. Aluminum siding or cladding.
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2. Galvanized steel or other bright metal.
3. Wood or plastic siding.
4. Wood roof shingles.
5. Unfinished concrete block (architecturally finished concrete
block is permitted as a cladding material).
e. The following materials are prohibited as primary roofing materials:
1. Wood roof shingles.
2. Composition shingles on any portion of a roof visible from
any adjacent street. Where composition shingles are
allowed, they must meet a minimum standard of U.L. Class
Afire rating and U.L. wind rating.
2. Colors:
a. The dominant color of all buildings (including above grade parking
structures) shall be shades of red, beige, gray with red tones (warm
gray) and /or brown. Black and stark white shall not be used. There
are no restrictions on accent colors, except that fluorescent colors
are prohibited.
b. The roof colors shall be a shade of cool gray, warm gray, brown or
red.
3. Windows:
a. Where a retail use occupies the first floor, at least seventy (70)
percent of the first floor exterior wall facing a thoroughfare, street,
boulevard or parking plaza shall be transparent glazing.
b. The exterior wall surface of all buildings above the first floor shall
not be more than fifty (50) percent glass.
C. Glass is to be clear or tinted, not reflective.
4. Walls: Walls attached to buildings shall be developed as architectural
extensions of the buildings, constructed of the same material and in the
same style.
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5. Lighting: All on -site lighting must meet the requirements of Section 55.A.5
of the Zoning Ordinance.
N. LANDSCAPE REQUIREMENTS: Landscaping within the Mixed Use District shall
comply with the provisions in this section and with the standards contained in
Section 53, Landscaping Regulations of the City of Grapevine Zoning Ordinance.
Where conflicts exist between this article and the landscaping regulations,
requirements in this article shall be applied.
1. Street Trees: Street trees shall be large shade tree species having a
minimum caliper of three (3) inches, selected in accordance with the city's
landscape regulations.
2. Plant Material: Front yards shall be landscaped except at building entries,
seating areas, and adjacent to commercial uses, where the front yard may
be paved. Plant materials shall consist of shade trees, ornamental trees,
shrubs, evergreen ground covers, vines, and seasonal color.
3. Paving Material:
a. Paving material in front yards and on sidewalks shall be warm
toned, natural materials such as brick, stone and concrete.
b. Asphalt and gravel as paving materials are prohibited.
4. Parking Lot Landscape:
a. Surface parking lots shall be screened from all adjacent public
streets and neighboring sites. The screen must extend along all
edges of the parking lot and must be three (3) feet in height, eighty
(80) percent opaque, and may be accomplished through the use of
masonry walls, ornamental metal, evergreen plant materials, or a
combination thereof. Planting beds for screen planting shall be a
minimum of three (3) feet in width.
b. Interior parking lot landscaping shall be consistent with Section 53,
Landscape Regulations of the City of Grapevine Zoning Ordinance.
C. Parking spaces shall not exceed twelve (12) spaces in a row
without being interrupted by a landscaped island (nine -foot
minimum). Islands shall be planted with a minimum of one shade
tree per every twelve (12) cars.
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O. Screening:
1. Mechanical equipment shall be screened from view of all public roadways
and located to minimize noise intrusion off the lot. The required screening
must be composed of the same exterior materials as the buildings on the
lot, or through the use of masonry walls, ornamental fence (eighty [80]
percent opaque), evergreen landscape material, or combination thereof.
2. Loading, service and trash storage areas shall be screened from all public
roadways. Refuse containers must be placed on a designed, reinforced
concrete pad and approach. The required screening must be composed
of the same exterior materials as the buildings on the lot.
3. All roof - mounted mechanical elements must be screened from view of the
public right -of -way and neighboring properties. Screening must be
architecturally compatible with the building design.
P. SIGNS: Signage within the Mixed Use District shall comply with the provisions in
this section and with the standards contained in Section 60, Sign Standards of
the City of Grapevine Zoning Ordinance. Where conflicts exist between this
article and the Sign Standards, requirements in this article shall be applied.
1. Functional /Structural Types Permitted:
The following permitted functional uses shall be limited to the associated
structural types of signs:
a. Nameplate Signs:
1. Wall
b. On- Premise Signs:
1. Wall signs
2. Awning, canopy, marquee
3. Projecting
4. Portable sandwich board
C. Real Estate Signs:
1. Wall
2. Number Of Signs Permitted:
a. Nameplate: One (1) per storefront.
b. On- Premise Signs: Awning, canopy, marquee, and either one (1)
wall sign per each individual wall for each lease space or one (1)
projecting sign per storefront.
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C. Real Estate: One (1) per storefront.
3. Maximum Gross Surface Area:
a. Nameplate: Two (2) square feet.
b. Projecting Signs: Twenty -five square feet.
C. Real Estate: Sixteen (16) square feet except that signs located on
lots fronting State Highways 114, 121, 360 and State Highway 26
east of Texan Trail /Ruth Wall Street may be thirty -two (32) square
feet.
CJ
e
Wall Signs: Fifteen (15) percent of the wall.
Awning, Canopy and Marquee: Twenty -five (25) percent of the
awning, canopy or marquee.
4. Maximum Height: No sign shall protrude above the roof or eave line of the
principal structure. Projecting signs shall be a minimum of eight (8) feet
above sidewalk grade and shall not protrude above the roof or eave line of
the principal structure.
5. Illumination: Illuminated signs are permitted for nameplate and on-
premise signs only.
OUTSIDE SALES AND /OR COMMERCIAL PROMOTIONS:
1. Any temporary outside sales shall be required to obtain a permit and be
subject to the requirements of this section.
2. Temporary outside sales may be permitted for a period of fourteen (14)
days each calendar year with a maximum two (2) permits allowed per
calendar year, providing such goods, products or merchandise is
displayed on a sidewalk within ten (10) feet of the business building.
3.
E
Temporary outside sales shall be deemed to include merchandise -
dispensing units placed adjacent to, and outside of, a business building.
In order to qualify for a permit, the applicant must:
a. Provide a plan showing the location of the outside display.
b. Provide the City with a Site Plan showing location(s) of all tents (if
applicable). Submit documentation showing compliance with all
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building and fire codes including, but not limited to, flame spread
certificate(s).
C. Provide a map, plan, or drawing to indicate adequate off - street
parking for patrons, employees and delivery trucks; such map, plan
or drawing should also indicate that no fire lanes, streets or other
public rights -of -way will be blocked as a result of the sale or
promotion.
d. If food is served, provide food service facilities in accordance with
the Grapevine food and food establishment ordinance.
e. Provide for adequate trash and waste removal and cleanup of the
area.
f. Comply with all other reasonable conditions imposed by the City.
R. OUTSIDE STORAGE OR OUTSIDE DISPLAY: Except for the equipment and /or
the materials stored on a construction site and used for a temporary construction
project, the outside storage or outside display of equipment, building and /or other
materials, goods and products shall be prohibited within the district, with the
exception of outside dining shown on an approved Site Plan.
S. PATIOS AND BALCONIES: Balconies and patios facing public streets shall not
extend beyond the build -to -line except as permitted in Sections 1.2.d and 1.2.e.
T. DESIGN GUIDELINES: From time to time, the City may develop and amend
design guidelines, which shall be approved by resolution of the City Council, as
an aid to implementation of this article. Such guidelines shall be used by the City
to assist decision - makers in interpreting standards applicable to development
within the Mixed Use District.
U. FLEXIBLE STANDARDS
1. Alternative Uses or Phases: In order to encourage an integrated
development pattern of mixed uses over time within the district, it is
understood that flexibility in the development of phases or sites may be
necessary. Whenever an applicant of a Mixed Use District proposes
alternative land uses or phases of an approved Mixed Use District, such
alternative uses or phases shall be incorporated in a zoning amendment
to the Mixed Use District. The zoning amendment for alternative land
uses or phases shall follow the same procedures established in Section D,
REQUEST FOR A MIXED USE DISTRICT ZONING CLASSIFICATION.
In no case, however, may the Council approve an alternative use not
allowed within Sections A, B and C of the Mixed Use District.
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2. Flexible Design Standards: It is intended that the general conditions, as
well as the dimensional and design standards set forth in Sections G, H
and M of this article be flexible in order to encourage development in the
Mixed Use District. In some cases, Sections G, H and M set forth limits
within which specific standards may be varied. For requests other than
those set out in Sections G. H and M, the developer must request a waiver
from a specific standard. The Council may approve such waiver in
conjunction with its decision to establish or amend the district in those
cases where the waiver addresses a standard applicable to the Site Plan.
V. WAIVER PROCEDURE
1. Procedure: An application for a waiver to a development standard
authorized under Section U of this article must be made by a property
owner, lessee, or contract purchaser at the time of submission of an
application to establish a "MXU" Mixed Use District. A contract purchaser
or lessee must file with the application, a copy of the contract, or lease, or
other form of written statement containing the property owners'
endorsement of the application. The application shall be filed in duplicate
with Department of Development Services on forms provided by the City.
Upon a determination that the waiver application is complete, the Director
of Development Services shall forward the request to the Planning and
Zoning Commission and the City Council for decision in conjunction with
its decision on the application to establish a Mixed Use District.
2. Standards for Granting Waiver: The Planning and Zoning Commission in
making its recommendations, and the City Council in deciding whether to
grant the request for waiver, shall determine that the following standards
are met:
a. The waiver for the specific development site is in harmony with the
policies in the Comprehensive Master Plan.
b. The waiver is in harmony with the general purpose and intent of this
article and the zoning ordinance.
C. The waiver shall not adversely affect the use of neighboring
property, and the public's use and enjoyment of public areas, in
accordance with the provisions of this article.
d. The waiver is in conformity with the approved Site Plan.
3. Conditions: In granting a waiver to a development standard authorized
under Section U of this article, the Planning and Zoning Commission may
recommend, and the City Council may impose such conditions and
safeguards as it deems necessary to insure harmony with the general
012009 17 Section 40
purpose and the intent of this article. Any such condition shall be satisfied
as a condition precedent to issuance of a certificate of occupancy for the
development to which the waiver applies.
4. Lapse of Waiver: A waiver granted under this section shall lapse with the
lapse of the approved Site Plan or amendment to the "MXU" Mixed Use
District, in accordance with Section F of this article.
W. AMENDMENTS OF A SITE PLAN
General Requirement: Amendments of any Site Plan shall be made in
accordance with the procedure required for approval of the initial plan.
Amendments to a Site Plan shall be considered amendment to the "MXU" Mixed
Use Zoning District.
X. DESIGN REQUIREMENTS
1. Day Care Facility:
a. Freestanding day care facilities shall not be permitted.
b. Day care facilities shall only be permitted on the ground floor level.
C. Maximum allowable size for a day care facility shall be 5,000
square feet.
d. Parking for a day care facility shall be provided at a minimum ratio
of one (1) space per every ten (10) students.
2. Restaurant: A restaurant may be permitted in the Mixed Use District as a
conditional use, subject to the following requirements:
a. Freestanding restaurants shall not be permitted.
b. Drive - through restaurants shall not be permitted.
C. Maximum allowable size for a restaurant shall be 7,000 square feet.
d. Required parking shall be provided at a ratio of one (1) parking space for
every 70 square feet of gross floor area.
3. Outdoor Seating Area: Outdoor seating (i.e. side walk cafes) may be
permitted in the Mixed Use District, subject to the following requirements:
a. Preparation of food outside is prohibited.
012009 18 Section 40
b. Food service facilities must be provided in accordance with the
Grapevine food and food establishment ordinance.
C. Adequate trash and waste removal and cleanup of the area must
be provided.
4. Health Clubs:
a. The maximum allowable size for a health club in the Mixed Use
District is 10,000 square feet, unless the club entrances are directly
adjacent to required parking.
b. Parking shall be provided at a ratio of one (1) space per every three
(3) people, maximum occupancy capacity.
5. Medical Office:
a. Freestanding medical office buildings are not permitted.
b. Maximum allowable size for a medical office is 3,000 square feet.
C. Parking shall be provided at a ratio of one (1) space per every two
hundred (200) square feet.
012009 19 Section 40
Rail Corridor Study - Zoning
250 500 1,000 Feet
M.,;l i'r%rrif4nr (Zti Axi _ 7nnincl
250 500 1,000 Feet
PLANNING & ZONING COMMISSION
MARCH 31, 2015
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 31St day of March 2015 in the Planning and Zoning Conference Room, 200
South Main Street, 2nd Floor, Grapevine, Texas with the following members present -to-
wit:
Larry Oliver
Chairman
B J Wilson
Member
Monica Hotelling
Member
Jimmy Fechter
Member
Beth Tiggelaar
Member
Gary Martin
Member
Dennis Luers
Alternate
Theresa Mason
Alternate
constituting a quorum with Herb Fry and Gary Martin absent and the following City Staff:
Scott Williams
Ron Stombaugh
Albert Triplett, Jr.
Susan Batte
�•� •
Development Services Director
Development Services Asst. Director
Planner II
Planning Technician
Chairman Oliver called the meeting to order at 6:03 p.m.
ITEM 1.
Discussion was held regarding the commuter rail area planning. The Commision
focused their discussion on establishing potential uses within the proposed overlay.
Members agreed that the area should blend in with Main Street and Historic Districts,
and the area should provide amenities and address parking issues. The Commission
used the now obsolete MXU District regulations as a basis for consideration of uses
within the transit district. After much deliberation, the members completed the task, but
generally agreed that this was essentially a good first step, and that requests for other
uses that may be acceptable were likely to come up. The Commission also agreed that
the consideration of residential uses, especially multi - family, within the proposed district
would probably be lengthy enough that it should be discussed at the next workshop.
Chairman Oliver stated that he felt that additional multi - family units within the area were
not likely to be viewed favorably by many City Council members.
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PLANNING & ZONING COMMISSION
MARCH 31, 2015
Following is a draft summary of uses as agreed to by the Commission:
A. PRINCIPAL USES:
1 Commercial uses:
a. Restaurants excluding drive-ins or drive-through facilities.
2. Retail uses:
a. Antique shop.
b. Aquarium.
C. Art Gallery.
d. Bakery, retail sales only.
e. Bank.
f. Barber/beauty shop and nail salon.
9. 6'Fd and pet sheps, reta-4.
h. Book or stationery store.
i. Cameras, film developing, printing and photographic supplies.
j. Candy store.
k. Cigar and tobacco store.
1. GatereF and weddiRg seFViGe (OffiGe GRIY). See Section 4
M. Cleaning, dying and laundry pick-up station for receiving and
delivery of articles to be cleaned, dyed, and laundered, but no
actual work to be done on the premises.
n. Department SteFe.
0. Drug store.
P. Eler*iGal geeds and fixtures fGF Gensumer w
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PLANNING & ZONING COMMISSION
MARCH 31, 2015
q. Electronics store.
r. Florist, retail sales only.
S. GFOGery st Move to conditional use
t. Hardware.
U. Sporting goods.
V. Toy Store.
W. Home decor and furnishings. Hewseheld and E)ffiGe furniture,
fUFRishings and applianGes, retail sales enly.
X. Jewelry, OptiGal geods, phetegraphiG supplies.
Y. Library, ren
Z. Novelty er variety shop.
aa. P;ane and musical instruments.
bb. Printing shep, retail sales GRI .
cc. Professional effiGes for aFGhiteGt, atterney, engineer and real estate.
See Section 4
dd. Photographers and artist studios.
ee. Public parking garage., parkiRg, Re repairs.
ff. Retail store or shop.
gg. Seamstress, dressmaker, or tailor.
hh. Shoe repair shop.
ii. Studio for the display and sale ef glass, Ghina, art objeGt&,--
Gleth and draperies.
jj. Studios, dance, music, drama.
kk. Wearing apparel, irlGluding Glething, shoes, hats, Milliner
and aGGeScnrino
,--.
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PLANNING & ZONING COMMISSION
MARCH 31, 2015
11. Copy shop, office supply and mail/shipping store.
mm. Mevie The Cinema (limited)_ further discussion needed
nn. Retail sales Of SeGGRd hand ge Resale shop in an enclosed
building provided the space does not exceed 3,000 (three
thousand square feet in area.
00, 'Museum
4. Office
a. Qv4G Governmental Uses, higher education, vocational education,
b. Mixed use (with resident' Professional offices for the conduct of
the following professional and semiprofessional occupations:
Accountant, architect, attorney, enc jineer , agent, real
, insurance ag
estate agent, public secretary, or any other office or profession which
is the same general character as the foregoing, but excluding
animal grooming salons, dog kennels, funeral homes, veterinarian
and veterinary hospitals.
B. ACCESSORY USES: The following uses shall be permitted as accessory uses,
strictly in accordance with an approved Site Plan as provided for herein below:
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3. Parking and parking structures.
4. Other uses customarily incidental to the permitted uses.
C. CONDITIONAL USES: The following uses may be permitted, provided they meet
the provisions of Section 48 of the Zoning Ordinance, and a Conditional Use
Permit is issued, and is strictly in accordance with an approved Site Plan as
provided herein below.
1. Day care facility.
2. Alcoholic beverage sales provided a special permit is issued in
033115wk 4
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3. Parking and parking structures.
4. Other uses customarily incidental to the permitted uses.
C. CONDITIONAL USES: The following uses may be permitted, provided they meet
the provisions of Section 48 of the Zoning Ordinance, and a Conditional Use
Permit is issued, and is strictly in accordance with an approved Site Plan as
provided herein below.
1. Day care facility.
2. Alcoholic beverage sales provided a special permit is issued in
033115wk 4
PLANNING & ZONING COMMISSION
MARCH 31, 2015
accordance with Section 42.13 of the Zoning Ordinance.
3. Health clubs.
0.
5. Medical offices: Dentist, personal or family counselor, chiropractor,
physical therapist, physician, surgeon, or any other office or
profession with a state license or certification, but excluding
veterinarian and veterinary hospitals.
8. Any use allowed within this district with amplified sound or outdoor
speakers.
9. Boutique hotels, provided the following design criteria is met:
a. Each guestroom shall have a minimum area of 380 square feet.
b. A full service restaurant with full kitchen facilities and which
provides service to the general public shall be required. (Optional)
C. On -site staff is required 24 -hours a day, seven days a week.
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10. Indoor commercial amusement.
033115wk 5
10. Indoor commercial amusement.
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PLANNING & ZONING COMMISSION
MARCH 31, 2015
Chairman Oliver adjourned the meeting at 7:34 p.m.
PASSED AND APPROVED BY THE PLANNING AND ZONING COMMISSION OF THE
CITY OF GRAPEVINE, TEXAS ON THIS THE 19th DAY OF MAY 2015.
ATTEST;
PLAN IN TECHNIC AN
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