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HomeMy WebLinkAboutAM2012-01AGENDA CITY OF GRAPEVINE QUARTERLY WORKSHOP PLANNING & ZONING COMMISSION WEDNESDAY, FEBRUARY 8, 2012 AT 6:00 P.M. PLANNING & ZONING CONFERENCE ROOM SECOND FLOOR 200 SOUTH MAIN STREET - on WORK SESSION 1. Discuss possible amendments to Appendix "D", Section 22, "R -MF" Multifamily District. ADJOURNMENT 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 3rd day of February 2012 at 5:00 p.m. Ron Stombaugh Planning and Development Manger I FROM: MEETING DATE: SUBJECT: I MEMBERS OF THE PLANNING AND ZONING COMMISSION RON STOMBAUGH, PLANNING AND DEVELOPMENT MANAGER WORKSHOP—SECTION 22, "R -MF" MULTIFAMILY DISTRICT Staff recommends the Commission consider the attached material relative to Section 22, "R -MF" Multifamily District and consider any possible amendments or changes and take any necessary action. Commission Chairman Mr. Larry Oliver has asked for a workshop specifically to discuss Section 22, "R -MF" Multifamily District and to discuss multifamily development within the city. To aid in this discussion, staff has provided an updated area -wide survey of other cities' multifamily regulations, an overview of the most recent multifamily cases relative to their specific conditional use/planned development overlay requests, and several maps showing our remaining large undeveloped tracts of land and those areas of the city currently zoned for multifamily or mixed use development. Please review the attached material and be prepared to discuss any changes or amendments if deemed necessary. /rs 0AZCU1wk020812,MU1tifaMi1y.d0c 2/2120121:22:40 PM Section 22. R -MF Multifamily District Regulations PURPOSE: The R -MF Multifamily district is established to provide adequate space and site diversification for multiple -family apartment and condominium developments where the maximum density does not exceed twenty (20) dwelling units per gross acre. R -MF District should be characterized by landscaping and open space and shall be convenient to major thoroughfares and arterial streets. Such districts should have adequate water, sewer, and drainage facilities. USES GENERALLY: In an R -MF Multifamily district, no land shall be used and no building shall be erected for or converted to any use other than as hereinafter provided. A. PERMITTED USES: The following uses shall be permitted as principal uses. Multifamily dwelling, including apartments & condominiums. 2. Churches, convents, and other places of worship. 3. Parks, playgrounds, and nature preserves, publicly owned. 4. Temporary buildings when they are to be used only for construction purposes or as a field office within the development parcel. Such temporary construction buildings shall be removed immediately upon completion or abandonment of construction and such field office shall be removed immediately upon occupancy of ninety-five (95) percent of the units in the development parcel. B. ACCESSORY USES: The following uses shall be permitted as accessory uses to the multiple -family dwellings provided that none shall be a source of income to the owners or users of the multiple -family dwellings. All accessory uses shall be located at least twenty (20) feet from any street right-of-way and shall not be located between the building line and the front property line. Detached covered common parking, off-street parking and private garages in connection with any use permitted in this district provided that such parking shall not be located in a required front yard. 2. Swimming pools and tennis courts no nearer than seventy-five (75) feet to any residentially zoned district. 3. Laundry room for use of tenants. 4. Meeting, party, and/or social rooms in common areas only. 5. Cabana, pavilion, or roofed area. 071911 1 Section 22 6. Mechanical and maintenance equipment related to a principal use no nearer than one hundred twenty (120) feet to any adjacent residentially zoned district, and housed within an enclosed building. 7. Screened garbage and/or solid waste storage on a concrete pad and no nearer than fifty (50) feet to any adjacent R-3.5, R-TH, R-5.0 R- 7.5, R-12.5, R-20 zoned district and not within the front setback. 8. Communication equipment meeting the requirements of Chapter 7, Article XII of the Grapevine Code of Ordinance. C. CONDITIONAL USES: The following conditional uses may be permitted provided they meet the provisions of Section 48 and a Conditional Use Permit is issued. 1. Public and non-profit institutions of an educational, religious, or cultural type excluding correctional institutions and hospitals. 2. Nonprofit community centers. 3. Memorial gardens and cemeteries. 4. Nursing Homes. 5. Day Care Centers (See Section 22.N.). 6. Assisted Living Facilities (See Section 22.N.). 7. Any off-street parking for churches, convents and other places of worship developed on property other than the platted lot of record of the principal use, provided all or a portion of the property utilized for parking is located within 300 feet of the platted lot of record. 8. The following conditional uses may be permitted provided they meet the provisions of Section 48, are located within an area that is no greater than % of a mile due north and northeast of property zoned and developed as a Planned Commercial Center containing in excess of 1,000,000 square feet of gross leasable space and north of Grapevine Mills Boulevard and a Conditional Use Permit is issued. a. The maximum height of principal structures may be a maximum of three (3) stories, not to exceed forty (40) feet. b. Whenever two (2) principal structures are arranged face to end or back to end the minimum distance may be thirty (30) feet. 071911 2 Section 22 Whenever two (2) principal structures are arranged end to end the minimum distance may be twenty (20) feet. The point of measurement shall be the exterior walls of the buildings and does not include balconies, railings or other architectural features. 9. Flexible Design Standards: The standards set forth in Sections 22.F.1. (Maximum Density), 22.F.3. (Minimum Open Space), 22.G.1 (Front Yard Setback), 22.1.1 (Height Regulations) and Section 56.1 (Off -Street Parking Requirements) may be considered flexible in order to encourage development within the R -MF Multifamily District. In some situations, the above referenced sections may vary from the specific standards established upon approval of a conditional use permit by the City Council. D. LIMITATION OF USES: No Storage boxes or any other containers to be picked up or dropped off by curbside self -storage services, moving services and other similar services shall be placed within a public right-of-way. Storage containers to be picked up or dropped off by such services shall be visible from a public right-of-way or adjacent property for a period not exceeding seventy-two (72) consecutive hours, and not more than two (2) instances during any thirty (30) day period. E. PLAN REQUIREMENTS: No application for a building permit for construction of a principal building shall be approved unless: 1. A Plat, meeting all requirements of the City of Grapevine has been approved by the City Council and recorded in the official records of Tarrant County. 2. A Site Plan, meeting the requirements of Section 47, has been approved. 3. A Landscape Plan, meeting the requirements of Section 53, has been approved. F. DENSITY REQUIREMENTS: The following density requirements shall apply. 1. MAXIMUM DENSITY - The maximum density within the R -MF District shall conform to the following requirements. a. The maximum density shall be sixteen (16) units per acre if the 071911 3 Section 22 minimum nonvehicular open space is twenty (20) percent or less of the total site area. b. The maximum density shall be eighteen (18) units per acre if the minimum nonvehicular open space is between twenty (20) and twenty-five (25) percent of the total lot area. C. The maximum density shall be twenty (20) units per acre if the minimum nonvehicular open space exceeds twenty-five (25) percent of the total lot area. d. The maximum density within the R -MF District shall not exceed twenty (20) dwelling units per gross acre. e. Nonvehicular open space is any area not devoted to buildings, parking, loading, storage, or vehicular use. 2. LOT SIZE: Lots for any permitted use shall have a minimum area of two (2) acres. Day care centers and assisted living facilities permitted as a conditional use shall meet the requirements of Sections 22.N.1. 3. MINIMUM OPEN SPACE: Not less than twenty (20) percent of the gross site area shall be devoted to open space, including required yards and buffer areas. Open space shall not include areas covered by structures, parking areas, driveways and internal streets. A portion of the minimum open space equivalent to two hundred fifty (250) square feet per dwelling unit shall be devoted to planned and permanent usable recreation area. The amount, location and type of usable recreation space shall be shown on the site plan. 4. MAXIMUM BUILDING COVERAGE: The combined area occupied by all main and accessory buildings and structures shall not exceed (50) percent of the total lot area. 5. MAXIMUM IMPERVIOUS AREA: The combined area occupied by all main and accessory buildings and structures, and paved parking and driveway areas shall not exceed seventy-five (75) percent of the total lot area. 6. MINIMUM FLOOR AREA: Every dwelling hereafter erected, constructed, reconstructed or altered in the R -MF District shall have a minimum square feet of floor area, excluding common corridors, basements, open and screened porches or decks, and garages as follows: 071911 4 Section 22 a. Efficiency unit, square feet - 600 b. One bedroom unit, square feet - 750 C. Two bedroom unit, square feet - 900 d. Three bedroom unit, square feet - 1,000 e. Units containing a minimum of six hundred (600) square feet to seven hundred fifty (750) square feet shall not exceed fifteen (15) percent of the total number of units in the development. G. AREA REGULATIONS: The following minimum standards shall be required. Day care centers and assisted living facilities permitted as a conditional use shall meet the requirements of Section 22.N.2. 1. Depth of front yard, feet - 40 2. Depth of rear yard, feet - 30 3. Width of side yard, each side - 20 4. Width of lot, feet - 200 5. Depth of lot, feet - 200 H. BUFFER AREA REGULATIONS: Whenever an R -MF District is located adjacent to an existing or zoned residential district of lower density development, without any division such as a dedicated public street, park or permanent open space, all principal buildings or structures shall be set back a minimum of forty (40) feet from the adjoining property line. The setback area shall contain appropriate landscape improvement, fencing, berms or trees to adequately buffer adjoining uses. HEIGHT REGULATIONS: The following maximum height regulations shall be observed: 1. The maximum height of the principal structure shall be two (2) stories not to exceed thirty-five (35) feet. Whenever a multifamily structure is erected contiguous to an existing single-family dwelling, the number of stories and height of the multifamily structure shall not exceed the number of stories and height of the contiguous single-family dwelling. In no instance shall the height of a multifamily structure exceed two (2) stories or thirty-five (35) feet. 071911 5 Section 22 2. The maximum height of an accessory structures shall be one (1) story not to exceed fifteen (15) feet. 3. The maximum height of a storage building used for maintenance or mechanical equipment shall be one (1) story not to exceed ten (10) feet. OFF-STREET PARKING: Off-street parking shall be provided in accordance with the provisions of Section 56 and 58 of this Ordinance and other applicable ordinances of the City. No off-street parking shall be located closer than then (10) feet to any adjacent property line. No off-street parking shall be allowed in the front yard. K. OFF-STREET LOADING: No off-street loading is required in the R -MF District for residential uses. Off-street loading for conditional uses may be required as determined by the Planning Commission. L. LANDSCAPING REQUIREMENTS: Landscaping shall be required in accordance with Section 53 of this Ordinance. M. DESIGN REQUIREMENTS: The following minimum design requirements shall be provided in the R -MF MultiFamily District. Buildings and structures shall conform to the masonry requirements as established in Section 54 of this Ordinance. 2. Individual window air conditioning units are prohibited. Central air conditioning units, heat pumps, and similar mechanical equipment, when located outside, shall be landscaped and screened from view in accordance with the provisions of Section 50. 3. The maximum length of any building shall not exceed two hundred (200) linear feet. Such limitation shall apply to any cluster of attached buildings unless there is a break in the deflection angle of at least twenty (20) degrees and under no circumstances shall a cluster of buildings exceed two hundred (250) feet on length. 4. Buildings shall be designed to prevent the appearance of straight, unbroken lines in their horizontal and vertical surface. Buildings shall have no more than sixty (60) continuous feet without a horizontal and vertical break of at least three (3) feet. 5. No building shall be located closer than fifteen (15) feet to the edge of an off-street parking, vehicular use, or storage area. Day care centers 071911 6 Section 22 shall be exempt from the requirement. 6. The minimum distance between any two (2) unattached buildings shall be twenty (20) feet or the height of the building whichever is greater. Whenever two (2) principal structures are arranged face-to- face or back-to-back, the minimum distance shall be fifty (50) feet. The point of measurement shall be the exterior walls of the buildings and does not include balconies, railings, or other architectural features. 7. Off-street parking areas shall not be closer than ten (10) feet to any adjacent property line. Whenever an off-street parking, vehicular use or storage area is within sixty (60) feet of any adjacent residentially zoned district, the parking area shall be physically screened by a fence, wall, or berm at least six (6) feet high. 8. Parking of recreational vehicles, trailers, motor homes, boats, towed trailers and similar vehicular equipment is permitted provided they are located in a designated vehicular use area which is screened from adjacent residential districts by a fence or wall at least eight (8) feet in height. No vehicular use or storage area shall be located in a required front yard or adjacent to a public right-of-way. Such areas shall also be located at least ten (10) feet from any adjacent property line. N. DESIGN REQUIREMENTS FOR DAY CARE CENTERS AND ASSISTED LIVING FACILITIES: The following minimum design requirements shall be provided in the R -MF Multifamily Residential Zoning District. MINIMUM LOT SIZE OF DAY CARE CENTERS AND ASSISTED LIVING FACILITIES: Lots for day care centers and assisted living facilities permitted as a conditional use shall have a minimum lot area of one (1) acre. 2. MINIMUM AREA REGULATIONS OF DAY CARE CENTERS AND ASSISTED LIVING FACILITIES: The following minimum standards shall be required for day care centers and assisted living facilities permitted as a conditional use. a. Depth of front yard, feet - 40 b. Depth of rear yard, feet - 30 C. Width of side yard, each side - 20 071911 7 Section 22 d. 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Side - 20 ft Where the long dimension of such No off-street parking oro building is parallel to another 2 - stories loading area shall be located Max lot coverage 35% building in a project, a side yard of in any minimum required 15 ft shall be provided on each side The structural height of side, or rear yard, unless a solid sight-barring fence is Recreational space and facilities shall be provided and maintained on the of each building so that the walls of buildings arranged as parallel any apartment building erected on a lot abutting erected along the property site at the rate of not less than 400 sq ft for each dwelling unit. Such structures shall be a minimum of 30 Addison NIA asingle-family residential line. recreational space may include ft apart and no balcony or canopy p y py shall extend into such side yard or N/A area shall be limited to one story for a distance No off-street parking or playgrounds, pools, tennis courts and landscaped open spaces. No space for a distance greater than of 150 ft from the single- loading space shall be located within four ft of any recreational space or facilities shall be five ft. family residential boundary,building. inclusive of A curb ore equivalent g' q placed in minimum side yards or front yards or between buildings less than Rear - 25 ft streets and alleys. barrier shall be placed so as to prevent any vehicle from 30 ft apart. parking within a minimum Separation distance of four ft from a Courts. When an apartment building building. is erected so as to create inner courts, the faces of all opposite No parking space shall be walls in such courts shall be a located more than 100 ft minimum distance of 30 ft apart and pedestrian travel distance no balcony or canopy shall extend from the entrance to the into such court for a distance of dwelling unit which it is greater than five ft. intended to serve. Such parking spaces must be visible from the entrance to the apartment building they are intended to serve. 0:\ZCU\Surveys\Multifamily\2012\Table.doc 2/2/2012 3:01:36 PM 0:\ZCU\Surveys\Multifamily\2012\Table.doc 2/2/2012 3:01:36 PM Density Height Parking/Location Open Space Setback/Se pa ratio ildi Length 35 ft - 2.5 stories (A building in the CBD may be erected to a height of eighty (80) ft 2 spaces for each dwelling and eight (8) stories if set unit must be in an attached back from all required garage; in addition, 0.25 yard lines a distance of spaces for each dwelling unit one (1) ft for each must be constructed as visitor Front - 50 ft Allen 1 - M additional ft above thirty- parking and evenly dispersed 581 sf per unit Side - 20 ft N/A 188 - MF -18-18 five (35) ft) throughout the project. Rear - 25 ft No portion of any No required parking shall be structure within 100 ft of allowed within the required any single-family front yard. residential district or any front property line shall be more than two stories in height Front - 20 ft Minimum ratio of 0.01 acre for each Side - 20 ft Rear - 20 ft Height setback envelope unit shall be provided. Open space 14 - MF -14 determines max height 2 for the first 50 units shall be a minimum of 25% of total Separation Arlington 18 - MF -18 (1 ft in height for every 1.75 per unit thereafter o 50% of parking shall be living unit floor area and generally be no less than 30 ft by 30 ft or Front to Front - 40 ft N/A 22 - MF -22 3 ft from nearest residential property) covered 900 sq ft. Required perimeter Front to Rear - 40 ft Rear to Rear - 20 ft landscaping Side to Side - 10 ft will count toward open space. Side to Front - 20 ft Side to Rear - 10 ft 1 per unit plus 1 guest space Front - 25 ft ColleyVille 8 30 ft 2 per every 5 units Max. lot coverage 50% Side - 10 ft N/A -stories Rear - 25 ft N/A - location 0:\ZCU\Surveys\Multifamily\2012\Table.doc 2/2/2012 3:01:36 PM 0:\ZCU\Surveys\Multifamily\2012\Table.doc 2/2/2012 3:01:36 PM Density Height Parkin /Location Open SpaceSetback/Se paration Building Length Two spaces for every one and two bedroom units and two and one-half for every three bedroom unit. Required parking may not occur within Front the front yard. Off-street 25 ft parking spaces shall be provided in accordance with Side Height regulations will the requirements for special 10 ft be: uses set forth in article 31. 15 ft if abuts street Covered parking spaces for 60 ft if over 1 -story and abuts single Coppell 16 - MF -1 22 - MF -2 35 ft nor more than two at least 50 percent of the total N/A family N/A stories high. dwelling units shall be provided. Rear 20 ft In addition to the required off- street parking, another one- Separation half space behind the curb 10 ft building separation where there line per unit is required for are no windows, 15 ft with openings guest parking. These required spaces are to be located within 600 ft of the respective units. 0:\ZCU\Surveys\Multifamily\2012\Table.doc 2/2/2012 3:01:36 PM 0:\ZCU\Surveys\Multifamily\2012\Table.doc 2/2/2012 3:01:36 PM Density Height Parkin /Location Open Space Setback/Separation Building Len t 1 per unit plus 0.5 per bedroom and 1 guest space per every 5 units Open carports in a street yard are not permitted. All vehicle parking located in any street yard shall be fully enclosed, with an architecturally compatible design. 50 percent of parking must be Not adjacent to one- or located in a garage with two-family property -35 direct access to the related ft, no limit on roof height dwelling unit. Front for structures located 100 ft or more from land All required parking, located 40 ft - 1 story 60 ft - 2 story 12 - R3 zoned for one- or two- family dwelling purposes. greater than 40 ft from any main structure, shall be Minimum interior landscaped area per 100 ft 3 or more stories Maximum units per structure - Euless 16 - R4 covered parking and shall be dwelling unit (not including any street Side and rear yard R3 - 6 units R4 - 10 units 24 - R5 Adjacent to one- or two- architecturally compatible yard) -500 sq ft per unit. 25 ft - 1 story R5 - 12 units family property—single with the main structures in 50ft-2story story for any structures the project. 75 ft - 3 or more stories located less than 100 ft from land zoned for one- A minimum of ten percent of or two-family dwelling all required parking shall be purposes. designated as guest parking and shall be clearly marked as reserved for guests and shall be in an area providing guest with unrestricted access to the guest parking spaces. Garages shall be designed with a minimum parking space measuring 12 ft by 20 ft in size with a minimum ten - ft door width. 0:\ZCU\Surveys\Multifamily\2012\Table.doc 2/2/2012 3:01:36 PM 0:\ZCU\Surveys\Multifamily\2012\Table.doc 2/2/2012 3:01:36 PM Density_ Height Parking/Location Open Space Setback/Separation Building Length Front 25 ft Flower 5 dwelling units Side Mound per net acre or 35 ft - 3 stories 2 per unit Max lot coverage 40% loft N/A greater Rear 20 ft non-residential 50 ft landscape if abuts single family 0.75 to 1 off-street spaces required per bedroom, located behind the front building line* Plus 1 space per 250 sq ft of common areas, offices and recreation (less laundry rooms and storage) Front 32 ft - CR If the development is within 20 ft 12 - CR 32 ft - C 1,000 ft of a rail transit station 60% - CR Fort Worth18 - C 32 ft - D 0.5 to 1 off -streets aces 45 - C Side N/A 24 - D top of the finished slab to required per bedroom, �% 35 /o - D 5 ft top of the highest wall located behind the front top plate building line* Rear Plus 1 space per 250 sq ft of 5 ft common areas, offices and recreation (less laundry rooms and storage) *All partial spaces are rounded up. No parking in front yard 0:\ZCU\Surveys\Multifamily\2012\Table.doc 2/2/2012 3:01:36 PM O:\ZCU\Surveys\Multifamily\2012\Table.doe 2/2/2012 3:01:36 PM Density Height Parkin /Location Open Space Setback/Sena- etback/ a aFront ration uildin Len t Front 1 story - 40 ft 2 story - 60 ft 3 story - 100 ft 1.25 per 1 bedroom Side on Arterial 2 per 2 bedrooms or more 1 story - 40 ft (30% enclosed in a attached 2 story 3 story 100 ft garage/ 20% directly Grand 12 - MF -1 16 - MF -2 35 ft or single story within accessible to living unit/covered spaces for 20% Side (interior or on street) & Rear Prairie 24 - MF -3 100 ft of less intense residential district of re required parking/ 10% of Max lot coverage 40% 1 story greater of 25 or 2x roof height N/A required parking designated 2 story greater of 50 as guest parking) or 2x roof height Parking allowed in 3 story greater of 75 front yard setback or 2x roof height Not in landscape buffer. Separation 30 ft between walls having windows and doors on both walls 15 ft between window walls and blank walls 1.75 -efficiency &one 10 ft between blank walls bedroom; 2 - 2 bedroom; Front 2.5 - 3 bedroom; 40 ft - all areas adjacent to a street Keller Min 12 2-1/2 stories not to 0.5 for each add[ bedroom Max 16 exceed 35 ft Attached or detached 20% open space Side 20 ft - 60 ft adjacent to single family 200 ft garages shall be provided for 25% total units Rear Covered parking shall be 30 ft - 60 ft adjacent to single family __provided for 50% total units 2 per unit; Front 25 ft 35 - MF -1 Lewisville 20 - MF -1 24 - MF -2 45 - MF -2 45 - MF -3 except that deed restricted senior apartments shall be Max lot coverage 24 - MF -3 (80 ft in MF -3 per added calculated at 1.2 per unit 40% 50/° ° Side 25 ft N/A setback) No parking in front yard Rear 25 ft O:\ZCU\Surveys\Multifamily\2012\Table.doe 2/2/2012 3:01:36 PM 4:\ZCU\Surveys\Multifamily\2012\Table.doc 2/2/2012 3:01:36 PM Density Height Parking/Location Open Space etbac/Separation Front 25 ft Side 20 ft Interior 25 ft Exterior Mansfield 12 - MF -1 18 - MF -2 35 ft or 2 stories 2 for the first 50 units 1.75 per unit thereafter Max lot coverage 40% Rear 25 ft Separation Front to Front - 40 ft Front to Rear - 40 ft Rear to Rear - 20 ft Side to Side - 10 ft Side to Front - 20 ft Side to Rear - 10 ft 4:\ZCU\Surveys\Multifamily\2012\Table.doc 2/2/2012 3:01:36 PM 0:\ZCU\Surveys\Multifamily\2012\Table.doc 2/2/2012 3:01:36 PM Density Height Parkin /Location Open Space Setback/Separation Building Len t For dwelling units not located Front in the commercial historical 50 ft - 25 ft landscape buffer district, 1 enclosed parking space for each dwelling unit Side plus 0.5 space for each 20 ft - 45 ft if abuts single familyor bedroom in all dwelling units. duplex zoni g An additional 0.5 parking McKinney 12 - MF -1 16 - MF -2 35 ft or 2 story space per enclosed space shall be provided or a 20 -ft p Max lot coverage 50% Rear 25 ft - 45 ft if abuts single family or N/A 20 - MF -3 long driveway in front of the duplex zoning garage door shall be provided. For dwelling units Separation located in the Commercial Front to Front - 40 ft Historic District as defined in Front to Rear - 40 ft section 146-97, there shall be Rear to Rear - 20 ft provided 1 parking space for Side to Side - 10 ft each dwelling unit. Side to Front - 20 ft Side to Rear - 10 ft 0:\ZCU\Surveys\Multifamily\2012\Table.doc 2/2/2012 3:01:36 PM 0:\ZCU\Surveys\Multifamily\2012\Table.doc 2/2/2012 3:01:36 PM Density ei t arkin /Location Open Space Setback/Separation Building Len th Front 25 ft Side 15 ft - one-story buildings and an additional five feet for each story 1 -efficiency thereafter. 50 ft - 2 - 2 bedroom 2.5 - 3 bedroom or more Rear Buildings placed within 25 ft 60 ft of property lines The ratio of covered parking Separation adjacent to R-1, R-1-S, R-2, or R-3 districts shall space per living unit shall be one space required for each When the exterior walls of one North be single story. living unit within the building or of adjacent buildings are Richland 16 Beginning at 60 ft from said property line, multifamily development. Ato least 50 percent of the within 60 degrees of being parallel Max lot coverage 40% and neither contains windows or Hills additional height of required covered parking doors, such walls shall be separated N/A by not less than ten feet of open structures shall be spaces shall be enclosed. All allowed at a ratio of a three to one slope until a covered parking shall be located within 200 feet from space. When the exterior walls of one maximum height of 50 ft the dwelling unit utilizing the building or of adjacent buildings are within 60 degrees of being parallel is obtained. space. See article VII, parking and loading and one, but not both, contains regulations. windows or doors, such walls shall be separated by not less than 15 feet of open space. When the exterior walls of one building or of adjacent buildings are within 60 degrees of being parallel and both contain windows or doors, such walls shall be separated by not less than 20 feet of open space 0:\ZCU\Surveys\Multifamily\2012\Table.doc 2/2/2012 3:01:36 PM 0:\ZCU\Surveys\Multifamily\2012\Table.doc 2/2/2012 3:01:36 PM Density Height grin /Location Open Space Setback/Separation Building Length Front 25ft-1 &2story 100 ft - 3 story Side 15ft Adjacent to nonresidential and multifamily zoning MF -1 - 15 ft 1 story MF -1 & 2 - 35 ft and two 600 sf - 1 bedroom 25 ft 2 & 3 story story + 300 sf additional bedroom Adjacent to land proposed to be Plano 12 - MF -1 18 - MF -2 MF -3 - 3 story with a max 3rd floor top plate of 35 ft 2 per unit MF -2 - 500 sf - 1 bedroom single family 20 ft - 1 story 21.5 - MF -3 and a max 45 ft height within 100 ft of the unit + 300 sf additional bedroom 60 ft - 2story N/A for any portion of the MF -3 - 150 ft - 3 story building 400 sf - 1 bedroom + 300 sf additional bedroom Rear 15 ft Separation Face to Face - 30 ft Face to End - 20 ft Corner to Corner - 15 ft Angled Corner to Face - 20 ft Courtyard Face to Face - 30 ft End to End -15ft Front 40 ft if abuts single family 30 ft otherwise Within 100 ft single Southlake 12 family 1 story (35 ft) Over 100 ft single family 1 per 500 sf of dwelling unit floor area 250 sf per dwelling Side 25 ft if abuts single family N/A 3 stories (45 ft) 15 ft otherwise Rear 40 ft if abuts single family 20 ft otherwise 0:\ZCU\Surveys\Multifamily\2012\Table.doc 2/2/2012 3:01:36 PM MEMO TO: FROM: MEETING DATE: SUBJECT: RECOMMENDATION: 2 ITS MEMBERS OF THE PLANNING AND ZONING COMMISSION -O STOMI.AUGH,DEVELOPMENT MANAGER 'N FEBRUARY 21, 2012 SECTION 22, "R -MF" MULTIFAMILY DISTRICT Staff recommends the Commission consider the attached material relative to Section 22, "R -MF" Multifamily District and consider any possible amendments or changes and take any necessary action. The Planning and Zoning Commission and city staff conducted a workshop on February 8, 2012 to discuss multifamily development within the city, recent requests for multifamily zoning and possible amendments to the zoning ordinance. An overview of the most recent cases relative to their specific conditional use/planned development overlay requests was provided as well as an updated area -wide survey of other cities' multifamily regulations. Staff received direction to draft several changes to the "R -MF" Multifamily District ordinance specifically: • Incorporate wording directing potential multifamily developers to locate planned usable recreational open space "internal" to the site • Create wording to allow the use of tandem parking, i.e. parking areas immediately behind enclosed garage spaces • Create wording to allow for a reduction from 40 feet to 15 feet to the landscaped front yard area requirement with incorporation of a landscaped berm Staff was also directed to compile a comparison of various parking scenarios based on the most recently considered multifamily requests. Staff recommends the Commission consider the attached material and be prepared to discuss any necessary changes or additions. /rs 0AZWkwk022112.multifamily.doc 2/16/20121:11:06 PM PURPOSE: The R -MF Multifamily district is established to provide adequate space and site diversification for multiple -family apartment and condominium developments where the maximum density does not exceed twenty (20) dwelling units per gross acre. R -MF District should be characterized by landscaping and open space and shall be convenient to major thoroughfares and arterial streets. Such districts should have adequate water, sewer, and drainage facilities. USES GENERALLY: In an R -MF Multifamily district, no land shall be used and no building shall be erected for or converted to any use other than as hereinafter provided. A. PERMITTED USES: The following uses shall be permitted as principal uses. Multifamily dwelling, including apartments & condominiums. 2. Churches, convents, and other places of worship. 3. Parks, playgrounds, and nature preserves, publicly owned. 4. Temporary buildings when they are to be used only for construction purposes or as a field office within the development parcel. Such temporary construction buildings shall be removed immediately upon completion or abandonment of construction and such field office shall be removed immediately upon occupancy of ninety-five (95) percent of the units in the development parcel. B. ACCESSORY USES: The following uses shall be permitted as accessory uses to the multiple -family dwellings provided that none shall be a source of income to the owners or users of the multiple -family dwellings. All accessory uses shall be located at least twenty (20) feet from any street right-of-way and shall not be located between the building line and the front property line. 1. Detached covered common parking, off-street parking and private garages in connection with any use permitted in this district provided that such parking shall not be located in a required front yard. 2. Swimming pools and tennis courts no nearer than seventy-five (75) feet to any residentially zoned district. 3. Laundry room for use of tenants. 4. Meeting, party, and/or social rooms in common areas only. 071911 1 Section 22 5. Cabana, pavilion, or roofed area. 6. Mechanical and maintenance equipment related to a principal use no nearer than one hundred twenty (120) feet to any adjacent residentially zoned district, and housed within an enclosed building. 7. Screened garbage and/or solid waste storage on a concrete pad and no nearer than fifty (50) feet to any adjacent R-3.5, R-TH, R-5.0 R- 7.5, R-12.5, R-20 zoned district and not within the front setback. 8. Communication equipment meeting the requirements of Chapter 7, Article XII of the Grapevine Code of Ordinance. C. CONDITIONAL USES: The following conditional uses may be permitted provided they meet the provisions of Section 48 and a Conditional Use Permit is issued. 1. Public and non-profit institutions of an educational, religious, or cultural type excluding correctional institutions and hospitals. 2. Nonprofit community centers. 3. Memorial gardens and cemeteries. 4. Nursing Homes. 5. Day Care Centers (See Section 22.N.). 6. Assisted Living Facilities (See Section 22.N.). 7. Any off-street parking for churches, convents and other places of worship developed on property other than the platted lot of record of the principal use, provided all or a portion of the property utilized for parking is located within 300 feet of the platted lot of record. 8. The following conditional uses may be permitted provided they meet the provisions of Section 48, are located within an area that is no greater than 3/ of a mile due north and northeast of property zoned and developed as a Planned Commercial Center containing in excess of 1,000,000 square feet of gross leasable space and north of Grapevine Mills Boulevard and a Conditional Use Permit is issued. a. The maximum height of principal structures may be a maximum of three (3) stories, not to exceed forty (40) feet. 071911 2 Section 22 DRAFT 022112 b. Whenever two (2) principal structures are arranged face to end or back to end the minimum distance may be thirty (30) feet. Whenever two (2) principal structures are arranged end to end the minimum distance may be twenty (20) feet. The point of measurement shall be the exterior walls of the buildings and does not include balconies, railings or other architectural features. 9. Flexible Design Standards: The standards set forth in Sections 221.1. (Maximum Density), 22.F.3. (Minimum Open Space), 22.G.1 (Front Yard Setback), 22.1.1 (Height Regulations) and Section 56.1 (Off -Street Parking Requirements) may be considered flexible in order to encourage development within the R -MF Multifamily District. In some situations, the above referenced sections may vary from the specific standards established upon approval of a conditional use permit by the City Council. D. LIMITATION OF USES: No Storage boxes or any other containers to be picked up or dropped off by curbside self -storage services, moving services and other similar services shall be placed within a public right-of-way. Storage containers to be picked up or dropped off by such services shall be visible from a public right-of-way or adjacent property for a period not exceeding seventy-two (72) consecutive hours, and not more than two (2) instances during any thirty (30) day period. E. PLAN REQUIREMENTS: No application for a building permit for construction of a principal building shall be approved unless: A Plat, meeting all requirements of the City of Grapevine has been approved by the City Council and recorded in the official records of Tarrant County. 2. A Site Plan, meeting the requirements of Section 47, has been approved. 3. A Landscape Plan, meeting the requirements of Section 53, has been approved. F. DENSITY REQUIREMENTS: The following density requirements shall apply. MAXIMUM DENSITY - The maximum density within the R -MF District 071911 3 Section 22 i". shall conform to the following requirements. a. The maximum density shall be sixteen (16) units per acre if the minimum nonvehicular open space is twenty (20) percent or less of the total site area. b. The maximum density shall be eighteen (18) units per acre if the minimum nonvehicular open space is between twenty (20) and twenty-five (25) percent of the total lot area. C. The maximum density shall be twenty (20) units per acre if the minimum nonvehicular open space exceeds twenty-five (25) percent of the total lot area. d. The maximum density within the R -MF District shall not exceed twenty (20) dwelling units per gross acre. e. Nonvehicular open space is any area not devoted to buildings, parking, loading, storage, or vehicular use. 2. LOT SIZE: Lots for any permitted use shall have a minimum area of two (2) acres. Day care centers and assisted living facilities permitted as a conditional use shall meet the requirements of Sections 22.N.1. 3. MINIMUM OPEN SPACE: Not less than twenty (20) percent of the gross site area shall be devoted to open space, including required yards and buffer areas. Open space shall not include areas covered by structures, parking areas, driveways and internal streets. A portion of the minimum open space equivalent to two hundred fifty (250) square feet per dwelling unit shall be devoted to planned and permanent usable recreation area. This recreational open space shall be located internal to the site and not within any landscaped areas around the perimeter/edge of the subject pro er . The amount, location and type of usable recreation space shall be shown on the site plan. 4. MAXIMUM BUILDING COVERAGE: The combined area occupied by all main and accessory buildings and structures shall not exceed (50) percent of the total lot area. 5. MAXIMUM IMPERVIOUS AREA: The combined area occupied by all main and accessory buildings and structures, and paved parking and 071911 4 Section 22 DRAFT 022112 driveway areas shall not exceed seventy-five (75) percent of the total lot area. 6. MINIMUM FLOOR AREA: Every dwelling hereafter erected, constructed, reconstructed or altered in the R -MF District shall have a minimum square feet of floor area, excluding common corridors, basements, open and screened porches or decks, and garages as follows: a. Efficiency unit, square feet - 600 b. One bedroom unit, square feet - 750 C. Two bedroom unit, square feet - 900 d. Three bedroom unit, square feet - 1,000 e. Units containing a minimum of six hundred (600) square feet to seven hundred fifty (750) square feet shall not exceed fifteen (15) percent of the total number of units in the development. G. AREA REGULATIONS: The following minimum standards shall be required. Day care centers and assisted living facilities permitted as a conditional use shall meet the requirements of Section 22.N.2. Depth of front yard, feet - 40 2. Depth of rear yard, feet - 30 3. Width of side yard, each side - 20 4. Width of lot, feet - 200 5. Depth of lot, feet - 200 H. BUFFER AREA REGULATIONS: Whenever an R -MF District is located adjacent to an existing or zoned residential district of lower density development, without any division such as a dedicated public street, park or permanent open space, all principal buildings or structures shall be set back a minimum of forty (40) feet from the adjoining property line. The setback area shall contain appropriate landscape improvement, fencing, berms or trees to adequately buffer adjoining uses. I. HEIGHT REGULATIONS: The following maximum height regulations shall 071911 5 Section 22 be observed: The maximum height of the principal structure shall be two (2) stories not to exceed thirty-five (35) feet. Whenever a multifamily structure is erected contiguous to an existing single-family dwelling, the number of stories and height of the multifamily structure shall not exceed the number of stories and height of the contiguous single-family dwelling. In no instance shall the height of a multifamily structure exceed two (2) stories or thirty-five (35) feet. 2. The maximum height of an accessory structures shall be one (1) story not to exceed fifteen (15) feet. 3. The maximum height of a storage building used for maintenance or mechanical equipment shall be one (1) story not to exceed ten (10) feet. J. OFF-STREET PARKING: Off-street parking shall be provided in accordance with the provisions of Section 56 and 58 of this Ordinance and other applicable ordinances of the City. No off-street parking shall be located closer than (10) feet to any adjacent property line. No off-street parking shall be allowed in the front yard however, with an appropriate landscaped berm, the front yard setback relative to parking may be reduced to 15 - feet. Such berm shall be a minimum of four feet in height and shall extend at least 75 percent of the width of the front yard. Any portions of the width of front yard between side property lines and berms and/or between berms shall contain solid landscaped screening not less than four feet in height. The building setback shall remain at 40 -feet. K. OFF-STREET LOADING: No off-street loading is required in the R -MF District for residential uses. Off-street loading for conditional uses may be required as determined by the Planning Commission. L. LANDSCAPING REQUIREMENTS: Landscaping shall be required in accordance with Section 53 of this Ordinance. M. DESIGN REQUIREMENTS: The following minimum design requirements shall be provided in the R -MF MultiFamily District. Buildings and structures shall conform to the masonry requirements as established in Section 54 of this Ordinance. 2. Individual window air conditioning units are prohibited. Central air 071911 6 Section 22 DRAFT 022112 conditioning units, heat pumps, and similar mechanical equipment, when located outside, shall be landscaped and screened from view in accordance with the provisions of Section 50. 3. The maximum length of any building shall not exceed two hundred (200) linear feet. Such limitation shall apply to any cluster of attached buildings unless there is a break in the deflection angle of at least twenty (20) degrees and under no circumstances shall a cluster of buildings exceed two hundred (250) feet on length. 4. Buildings shall be designed to prevent the appearance of straight, unbroken lines in their horizontal and vertical surface. Buildings shall have no more than sixty (60) continuous feet without a horizontal and vertical break of at least three (3) feet. 5. No building shall be located closer than fifteen (15) feet to the edge of an off-street parking, vehicular use, or storage area. Day care centers shall be exempt from the requirement. This requirement shall not apply to tandem parking spaces located immediately behind enclosed -garages that access any internal private streets or drives. 6. The minimum distance between any two (2) unattached buildings shall be twenty (20) feet or the height of the building whichever is greater. Whenever two (2) principal structures are arranged face-to- face or back-to-back, the minimum distance shall be fifty (50) feet. The point of measurement shall be the exterior walls of the buildings and does not include balconies, railings, or other architectural features. 7. Off-street parking areas shall not be closer than ten (10) feet to any adjacent property line. Whenever an off-street parking, vehicular use or storage area is within sixty (60) feet of any adjacent residentially zoned district, the parking area shall be physically screened by a fence, wall, or berm at least six (6) feet high. 8. Parking of recreational vehicles, trailers, motor homes, boats, towed trailers and similar vehicular equipment is permitted provided they are located in a designated vehicular use area which is screened from adjacent residential districts by a fence or wall at least eight (8) feet in height. No vehicular use or storage area shall be located in a required front yard or adjacent to a public right-of-way. Such areas shall also be located at least ten (10) feet from any adjacent property 071911 7 Section 22 line. N. DESIGN REQUIREMENTS FOR DAY CARE CENTERS AND ASSISTED LIVING FACILITIES: The following minimum design requirements shall be provided in the R -MF Multifamily Residential Zoning District. 1. MINIMUM LOT SIZE OF DAY CARE CENTERS AND ASSISTED LIVING FACILITIES: Lots for day care centers and assisted living facilities permitted as a conditional use shall have a minimum lot area of one (1) acre. 2. MINIMUM AREA REGULATIONS OF DAY CARE CENTERS AND ASSISTED LIVING FACILITIES: The following minimum standards shall be required for day care centers and assisted living facilities permitted as a conditional use. a. Depth of front yard, feet - 40 b. Depth of rear yard, feet - 30 C. Width of side yard, each side - 20 d. Width of lot, feet - 150 e. Depth of lot, feet - 175 071911 8 Section 22 3225 N 2311 W Grapevine Mills 401 Boyd Dr 1022 Texan Trail Grapevine Mills 300 W Glade Parking ratios Blvd Approved Approved Circle Road Deni Denied ed Approved 3/15/11 9/20/11 Denied 11/18/08 313 units 273 units 12/20/11 291 units 278 units 321 units 1 bedroom = 194 1 bedroom = 181 Studio = 42 1 bedroom = 144 1 bedroom = 168 2 bedrooms = 85 2 bedrooms = 117 1 bedrooms = 164 2 bedrooms = 118 2 bedrooms = 132 3 bedrooms = 12 3 bedrooms = 15 2 bedrooms = 67 3 bedrooms = 16 3 bedrooms = 21 Required parking at 2.5 per unit 728 783 683 695 803 Provided 2/unit = 582 2/unit = 626 1.73/unit = 473 1.72/unit = 479 2.24/unit = 720 1 space per bedroom 400 460 340 482 495 1 space - 1st 50 units + 472 511 441 449 525 1.75 thereafter 1 space - 1st 50 units + 412 445 385 392 457 1.50 thereafter K . . 3225 N 2311 W Grapevine Mills 401 Boyd Dr 1022 Texan Trail Grapevine Mills 300 W Glade Blvd Approved Approved Circle Road Approved 3/15111 9/20/11 Denied Denied Denied 11/18/08 313 units 273 units 12/20/11 291 units 278 units 321 units Density: 20 du/ac max 28.3 25.4 26.8 26.7 19.8 allowed Parking: 2.5 sp/unit 2 2 1.73 1.72 2.24 Height: 2 stories/35 ft 40 ft 39 ft 47 ft 50 ft 45 ft Front Setback: 20 ft 15 ft 25 ft 40 ft Side Setback: loft loft 20 ft Buffer Area: 40 ft 30 ft Recreational Open Space: 110 sf 250 ft/unit Parking within Yes Yes Yes Yes front yard 3225 N 2311 W 300 W Glade Grapevine Mills 401 Boyd Dr 1022 Texan Trail Grapevine Mills Blvd Approved Approved Circle Road Approved 3/15/11 9/20/11 Denied Denied 11/18/08 313 units 273 units 12/20/11 12/20/11 291 units 278 units 321 units Building Length: 200 ft max 220-240 ft 225 ft No Bldg >250 ft No Bldg >250 ft Building Location & Vehicle Use 0 0 <10 ft 0 0 Areas: 15 ft separation Landscaping within Front Yard: 30% 14% 50% required Building Articulation - Horizontal/Vertica 1 ft every 30 ft I Break: 3 ft every 60 ft Building Separation: 20 ft or height of 37-40 ft 20 ft building (47 ft required) (50 ft required) whichever is rester Landscape buffer between adjacent 2-6 ft in some property lines & vehicle use areas: areas 10 ft required 1 Bedroom - 194 1 Bedroom - 181 Studio - 42 1 Bedroom - 144 1 Bedroom -168 Bedrooms 2 Bedroom - 85 2 Bedroom - 117 1 Bedroom - 164 2 Bedroom - 118 2 Bedroom -132 3 Bedroom - 12 3 Bedroom - 15 2 Bedroom - 67 3 Bedroom - 16 3 Bedroom - 21 TE MEMO TO: HONORNABLE MAYOR, CITY COUNCIL MEMBERS AND THE PLANNING AND ZONING COMMISSION FROM: BRUNO RUMBELOW, CITY MANAGER SCOTT WILLIAMS, DEVELOPMENT SERVICES DIRECTOR f~�` MEETING DATE: MARCH 20, 2012 SUBJECT: ZONING ORDINANCE AMENDMENTS AM12-01 RECOMMENDATION: Staff recommends the City Council consider the attached amendments to Section 22, "R- MF" Multifamily District and Section 56, Off Street Parking Requirements and take any necessary action. BACKGROUND INFORMATION: The Planning and Zoning Commission and city staff conducted a workshop on February 8, 2012 to discuss multifamily development within the city, recent requests for multifamily zoning and possible amendments to the zoning ordinance. An overview of the most recent zoning cases relative to their specific conditional use/planned development overlay requests was provided as well as an updated area -wide survey of other cities' multifamily regulations. A follow up workshop was held on February 21, 2012 to discuss actual proposed amendments to the ordinance. Staff received direction to draft several changes to the "R -MF" Multifamily District ordinance and to the Off Street Parking regulations specifically: • Incorporate wording directing potential multifamily developers to locate planned usable recreational open space "internal" to the site • Create wording to allow for a reduction from 40 feet to 15 feet to the landscaped front yard area requirement with incorporation of a landscaped berm to allow for off- street parking • Create wording to allow the use of tandem parking, i.e. parking areas immediately behind enclosed garage spaces • Reduce the off-street parking requirement from 2.5 spaces per unit to 2.0 spaces per unit Staff recommends the Council consider the attached draft ordinances and take any necessary action. /rs 0:\ZCUWM12-01.4.doc 3/13/20128:33:59 AM D Section 22. R -F Multifamily District Regulations PURPOSE: The R -MF Multifamily district is established to provide adequate space and site diversification for multiple -family apartment and condominium developments where the maximum density does not exceed twenty (20) dwelling units per gross acre. R -MF District should be characterized by landscaping and open space and shall be convenient to major thoroughfares and arterial streets. Such districts should have adequate water, sewer, and drainage facilities. USES GENERALLY: In an R -MF Multifamily district, no land shall be used and no building shall be erected for or converted to any use other than as hereinafter provided. A. PERMITTED USES: The following uses shall be permitted as principal uses. Multifamily dwelling, including apartments & condominiums. 2. Churches, convents, and other places of worship. 3. Parks, playgrounds, and nature preserves, publicly owned. 4. Temporary buildings when they are to be used only for construction purposes or as a field office within the development parcel. Such temporary construction buildings shall be removed immediately upon completion or abandonment of construction and such field office shall be removed immediately upon occupancy of ninety-five (95) percent of the units in the development parcel. B. ACCESSORY USES: The following uses shall be permitted as accessory uses to the multiple -family dwellings provided that none shall be a source of income to the owners or users of the multiple -family dwellings. All accessory uses shall be located at least twenty (20) feet from any street right-of-way and shall not be located between the building line and the front property line. Detached covered common parking, off-street parking and private garages in connection with any use permitted in this district provided that such parking shall not be located in a required front yard. 2. Swimming pools and tennis courts no nearer than seventy-five (75) feet to any residentially zoned district. 3. Laundry room for use of tenants. 4. Meeting, party, and/or social rooms in common areas only. 071911 1 Section 22 DRAFT 032012 5. Cabana, pavilion, or roofed area. 6. Mechanical and maintenance equipment related to a principal use no nearer than one hundred twenty (120) feet to any adjacent residentially zoned district, and housed within an enclosed building. 7. Screened garbage and/or solid waste storage on a concrete pad and no nearer than fifty (50) feet to any adjacent R-3.5, R-TH, R-5.0 R- 7.5, R-12.5, R-20 zoned district and not within the front setback. 8. Communication equipment meeting the requirements of Chapter 7, Article XII of the Grapevine Code of Ordinance. C. CONDITIONAL USES: The following conditional uses may be permitted provided they meet the provisions of Section 48 and a Conditional Use Permit is issued. 1. Public and non-profit institutions of an educational, religious, or cultural type excluding correctional institutions and hospitals. 2. Nonprofit community centers. 3. Memorial gardens and cemeteries. 4. Nursing Homes. 5. Day Care Centers (See Section 22.N.). 6. Assisted Living Facilities (See Section 22.N.). 7. Any off-street parking for churches, convents and other places of worship developed on property other than the platted lot of record of the principal use, provided all or a portion of the property utilized for parking is located within 300 feet of the platted lot of record. 8. The following conditional uses may be permitted provided they meet the provisions of Section 48, are located within an area that is no greater than 3/ of a mile due north and northeast of property zoned and developed as a Planned Commercial Center containing in excess of 1,000,000 square feet of gross leasable space and north of Grapevine Mills Boulevard and a Conditional Use Permit is issued. a. The maximum height of principal structures may be a maximum of three (3) stories, not to exceed forty (40) feet. 071911 2 Section 22 DRAFT 032012 b. Whenever two (2) principal structures are arranged face to end or back to end the minimum distance may be thirty (30) feet. Whenever two (2) principal structures are arranged end to end the minimum distance may be twenty (20) feet. The point of measurement shall be the exterior walls of the buildings and does not include balconies, railings or other architectural features. 9. Flexible Design Standards: The standards set forth in Sections 22.F.1. (Maximum Density), 22.F.3. (Minimum Open Space), 22.G.1 (Front Yard Setback), 22.1.1 (Height Regulations) and Section 56.1 (Off -Street Parking Requirements) may be considered flexible in order to encourage development within the R -MF Multifamily District. In some situations, the above referenced sections may vary from the specific standards established upon approval of a conditional use permit by the City Council D. LIMITATION OF USES: No Storage boxes or any other containers to be picked up or dropped off by curbside self -storage services, moving services and other similar services shall be placed within a public right-of-way. Storage containers to be picked up or dropped off by such services shall be visible from a public right-of-way or adjacent property for a period not exceeding seventy-two (72) consecutive hours, and not more than two (2) instances during any thirty (30) day period. E. PLAN REQUIREMENTS: No application for a building permit for construction of a principal building shall be approved unless: A Plat, meeting all requirements of the City of Grapevine has been approved by the City Council and recorded in the official records of Tarrant County. 2. A Site Plan, meeting the requirements of Section 47, has been approved. 3. A Landscape Plan, meeting the requirements of Section 53, has been approved. F. DENSITY REQUIREMENTS: The following density requirements shall apply. MAXIMUM DENSITY - The maximum density within the R -MF District 071911 3 Section 22 1 t' shall conform to the following requirements. a. The maximum density shall be sixteen (16) units per acre if the minimum nonvehicular open space is twenty (20) percent or less of the total site area. b. The maximum density shall be eighteen (18) units per acre if the minimum nonvehicular open space is between twenty (20) and twenty-five (25) percent of the total lot area. C. The maximum density shall be twenty (20) units per acre if the minimum nonvehicular open space exceeds twenty-five (25) percent of the total lot area. d. The maximum density within the R -MF District shall not exceed twenty (20) dwelling units per gross acre. e. Nonvehicular open space is any area not devoted to buildings, parking, loading, storage, or vehicular use. 2. LOT SIZE: Lots for any permitted use shall have a minimum area of two (2) acres. Day care centers and assisted living facilities permitted as a conditional use shall meet the requirements of Sections 22.N.1. 3. MINIMUM OPEN SPACE: Not less than twenty (20) percent of the gross site area shall be devoted to open space, including required yards and buffer areas. Open space shall not include areas covered by structures, parking areas, driveways and internal streets. A portion of the minimum open space equivalent to two hundred fifty (250) square feet per dwelling unit shall be devoted to planned and permanent usable recreation area. This recreational open space shall be located internal to the site and not within any landscaped areas around the perimeter/edge of the subject property. The amount, location and type of usable recreation space shall be shown on the site plan. 4. MAXIMUM BUILDING COVERAGE: The combined area occupied by all main and accessory buildings and structures shall not exceed (50) percent of the total lot area. 5. MAXIMUM IMPERVIOUS AREA: The combined area occupied by all main and accessory buildings and structures, and paved parking and 071911 4 Section 22 DRAFT 032012 driveway areas shall not exceed seventy-five (75) percent of the total lot area. 6. MINIMUM FLOOR AREA: Every dwelling hereafter erected, constructed, reconstructed or altered in the R -MF District shall have a minimum square feet of floor area, excluding common corridors, basements, open and screened porches or decks, and garages as follows: a. Efficiency unit, square feet - 600 b. One bedroom unit, square feet - 750 C. Two bedroom unit, square feet - 900 d. Three bedroom unit, square feet - 1,000 e. Units containing a minimum of six hundred (600) square feet to seven hundred fifty (750) square feet shall not exceed fifteen (15) percent of the total number of units in the development. G. AREA REGULATIONS: The following minimum standards shall be required. Day care centers and assisted living facilities permitted as a conditional use shall meet the requirements of Section 22.N.2. Depth of front yard, feet - 40 2. Depth of rear yard, feet - 30 3. Width of side yard, each side - 20 4. Width of lot, feet - 200 5. Depth of lot, feet - 200 H. BUFFER AREA REGULATIONS: Whenever an R -MF District is located adjacent to an existing or zoned residential district of lower density development, without any division such as a dedicated public street, park or permanent open space, all principal buildings or structures shall be set back a minimum of forty (40) feet from the adjoining property line. The setback area shall contain appropriate landscape improvement, fencing, berms or trees to adequately buffer adjoining uses. HEIGHT REGULATIONS: The following maximum height regulations shall 071911 5 Section 22 i be observed: The maximum height of the principal structure shall be two (2) stories not to exceed thirty-five (35) feet. Whenever a multifamily structure is erected contiguous to an existing single-family dwelling, the number of stories and height of the multifamily structure shall not exceed the number of stories and height of the contiguous single-family dwelling. In no instance shall the height of a multifamily structure exceed two (2) stories or thirty-five (35) feet. 2. The maximum height of an accessory structures shall be one (1) story not to exceed fifteen (15) feet. 3. The maximum height of a storage building used for maintenance or mechanical equipment shall be one (1) story not to exceed ten (10) feet. J. OFF-STREET PARKING: Off-street parking shall be provided in accordance with the provisions of Section 56 and 58 of this Ordinance and other applicable ordinances of the City. No off-street parking shall be located closer than (10) feet to any adjacent property line. No off-street parking shall be allowed in the front yard however, with an appropriate landscaped berm, the front yard setback relative to parking may be reduced to no less than 15 -feet. Such berm shall be a minimum of four feet in height of combined berming and landscape plantings. It is preferred that berms undulate and vary in height and width for a more natural appearance. Similarly while plantings shall extend the length of the front yard it is preferred that they vary in distance from the property line and complement the berming as opposed to being planted in a straight line. Though the front yard setback may be reduced relative to parking, the building setback shall remain at 40 -feet. K. OFF-STREET LOADING: No off-street loading is required in the R -MF District for residential uses. Off-street loading for conditional uses may be required as determined by the Planning Commission. L. LANDSCAPING REQUIREMENTS: Landscaping shall be required in accordance with Section 53 of this Ordinance. M. DESIGN REQUIREMENTS: The following minimum design requirements shall be provided in the R -MF MultiFamily District. Buildings and structures shall conform to the masonry requirements 071911 6 Section 22 101:7-112 1 1, as established in Section 54 of this Ordinance. 2. Individual window air conditioning units are prohibited. Central air conditioning units, heat pumps, and similar mechanical equipment, when located outside, shall be landscaped and screened from view in accordance with the provisions of Section 50. 3. The maximum length of any building shall not exceed two hundred (200) linear feet. Such limitation shall apply to any cluster of attached buildings unless there is a break in the deflection angle of at least twenty (20) degrees and under no circumstances shall a cluster of buildings exceed two hundred (250) feet on length. 4. Buildings shall be designed to prevent the appearance of straight, unbroken lines in their horizontal and vertical surface. Buildings shall have no more than sixty (60) continuous feet without a horizontal and vertical break of at least three (3) feet. 5. No building shall be located closer than fifteen (15) feet to the edge of an off-street parking, vehicular use, or storage area. Day care centers shall be exempt from the requirement. This requirement shall not apply to tandem parking spaces located immediately behind enclosed garages that access any internal private streets or drives. 6. The minimum distance between any two (2) unattached buildings shall be twenty (20) feet or the height of the building whichever is greater. Whenever two (2) principal structures are arranged face-to- face or back-to-back, the minimum distance shall be fifty (50) feet. The point of measurement shall be the exterior walls of the buildings and does not include balconies, railings, or other architectural features. 7. Off-street parking areas shall not be closer than ten (10) feet to any adjacent property line. Whenever an off-street parking, vehicular use or storage area is within sixty (60) feet of any adjacent residentially zoned district, the parking area shall be physically screened by a fence, wall, or berm at least six (6) feet high. 8. Parking of recreational vehicles, trailers, motor homes, boats, towed trailers and similar vehicular equipment is permitted provided they are located in a designated vehicular use area which is screened from adjacent residential districts by a fence or wall at least eight (8) feet in 071911 7 Section 22 DRAFT 032012 height. No vehicular use or storage area shall be located in a required front yard or adjacent to a public right-of-way. Such areas shall also be located at least ten (10) feet from any adjacent property line. N. DESIGN REQUIREMENTS FOR DAY CARE CENTERS AND ASSISTED LIVING FACILITIES: The following minimum design requirements shall be provided in the R -MF Multifamily Residential Zoning District. 1 MINIMUM LOT SIZE OF DAY CARE CENTERS AND ASSISTED LIVING FACILITIES: Lots for day care centers and assisted living facilities permitted as a conditional use shall have a minimum lot area of one (1) acre. 2. MINIMUM AREA REGULATIONS OF DAY CARE CENTERS AND ASSISTED LIVING FACILITIES: The following minimum standards shall be required for day care centers and assisted living facilities permitted as a conditional use. a. Depth of front yard, feet - 40 b. Depth of rear yard, feet - 30 C. Width of side yard, each side - 20 d. Width of lot, feet - 150 e. Depth of lot, feet - 175 071911 8 Section 22 W . 11 Section 56. Off -Street Parking Requirements I In all zoning districts there shall be provided in connection with appropriate allowable uses, off-street parking space in accordance with the following requirements: A. MINIMUM OFF-STREET PARKING REQUIREMENTS: The minimum number of off-street parking spaces herein required shall be computed and provided in accordance with the following specifications: 1. The number of spaces required shall serve residents, customers, patrons, visitors and employees. 2. Each parking space shall have adequate drives and room for ingress and egress to each parking space with a minimum size of eight (8) feet by twenty-two (22) feet for each parallel parking space and nine (9) feet by eighteen (18) feet for each angular head -in parking space, and shall be designed in accordance with minimum City standards. 3. All maneuvering for off-street parking shall be accomplished on private property. 4. The minimum required off-street parking shall be provided to patrons of the associated use free of charge, unless approved with a Special Use Permit in accordance with Section 49 of this ordinance. B. UNCLASSIFIED USE: Where the proposed land use cannot be classified within the uses herein specified, the City Council shall determine the specified use most clearly related to the proposed use and the minimum requirements for the specified use so determined shall apply to the proposed use. C. NUMBER OF PARKING SPACES REQUIRED: Multi -use projects shall have aggregate parking requirements. The minimum number of off-street parking spaces required shall be as follows: r 121801 1 Section 56 NUMBER OF USE PARKING REQUIRED FOR EACH SPACES Single-family dwellings: attached, detached, 2 Dwelling unit townhouse, duplex Mobile home subdivision 2 Dwelling unit Apartment, Condominiums, 2-5 Dwelling unit triplex, fourplex 121801 1 Section 56 March 2, 2012 Ms. Christine Lopez Fort Worth Star Telegram VIAFACSIMILE P.O. Box 1870 817-390-7520 Fort Worth, Texas 76102 RE: Grapevine Account # CIT 25 Dear Ms. Lopez, Please find enclosed the following for publication on Sunday, March 4, 2012, in the Northeast Edition of the Neighborhood Extra Section of the Fort Worth Star Telegram. (One time only) Item Notice of Public Hearing Z1 1-04/PD1 1 -05 — Las Palomas Townhomes Notice of Public Hearing CU12-04 — First Financial Bank Notice of Public Hearing CU12-07 — M C Corner Notice of Public Hearing CU12-08 — Jake's Hamburgers Meeting Date March 20, 2012 March 20, 2012 March 20, 2012 March 20, 2012 Notice of Public Hearing March 20, 2012 Al2-01 & Amendments to Comprehensive Zoning Ordinance 82-73 As always, your assistance is greatly appreciated. If you have any questions please contact me at (817) 410-3155. Sincerely, Ron Stombaugh Planning and Development Manager 9tw1fMA On Tuesday evening, March 20, 2012 at 7:30 P.M. in the City Council Chambers, 2nd Floor, 200 South Main Street, Grapevine, Texas, the City Council and Planning and Zoning Commission of the City of Grapevine will hold a public hearing to consider the following items: Z1 1-04/PD1 1 -05 — Las Palomas Townhomes - submitted by Jana P. Murphy located at 3091 Dove Road and proposed to be platted as Lots 1-19, Block 1, Las Palomas Addition. The applicant is requesting to rezone 2.74 acres from "PO" Professional Office to "R-TH" Townhouse District for the development of 18 residential townhomes. The applicant is also requesting a planned development to include but not be limited to deviation to the attached family dwelling, open space, building coverage, front yard setback, rear yard setback, side yard setback, side yard setback adjacent to a street, landscape buffer, building separation, and off street parking area requirements. The property is currently zoned PO" Professional Office District and is owned by Amino Enterprises, LLC. CU12-04 - First Financial Bank - submitted by Chandler Signs for property located at 1015 West Northwest Highway and platted as Lot 1, Block 1, Alamo Addition, The applicant is requesting a conditional use permit to allow a monument sign with changeable copy in excess of 30% in conjunction with a bank. The property is currently zoned "HC" Highway Commercial and is owned by First Financial Bank. CU12-07 - M C Corner - submitted by Al's Investments, Inc for property located at 513 East Northwest Highway and platted as Lot 1, Block 1, Dearing Addition. The applicant is requesting a conditional use permit to amend the previously approved site plan to demolish the existing structure and to allow gasoline sales and the possession, storage and retail sales of off -premise consumption of alcoholic beverages (beer and wine only) in conjunction with a new convenience store. The property is currently zoned "HC" Highway Commercial and is owned by Nirmal & Armaan Enterprises Inc. CU12-08 —Jake's Hamburgers - submitted by Jake's Hamburgers for property located at 520 South Main Street and platted as Lot 1 R1, Block 4, and the remainder of Lot 3, Original Town of Grapevine. The applicant is requesting a conditional use permit to allow the possession, storage and retail sale of on -premise consumption of alcoholic beverages (beer, wine and mixed beverages) in conjunction with a restaurant. The property is currently zoned "CBD" Central Business District and is owned by Biatwic, LLC. 2 12-01 & ASOMM AMENDMENTS TO COMPREHENSIVE ZONING t ACE 82- 73 - The City Council and the Commission will consider amendments and changes to the Comprehensive Zoning Ordinance, No. 82-73, same being Appendix D of the Code of Ordinances as follows: Section 22, "R -MF" Multifamily District Regulations relative to open space, landscaping, design requirements and Section 56, Off Street Parking relative to multifamily off-street parking requirements and any other additions, deletions, or changes to various sections, articles and provisions contained in said Ordinance No. 82-73. After all parties have been given an opportunity to speak, the public hearing will be closed and the Commission and the City Council will deliberate the pending matters. Please contact Development Services Department concerning any questions, 200 S Main Street, Grapevine, Texas 76051 or PO Box 95104, Grapevine, Texas 76099, 817-410-3155. A copy of the site plan for all the above referenced requests is on file with the Development Services Department. 3 1/n'>/7nI? FRT IA -15 FAX ********************* *** FAX TX REPORT *** ********************* TRANSMISSION OK JOB NO. 1824 DEPT. ID 2420 DESTINATION ADDRESS 98173907520 PSWD/SUBADDRESS DESTINATION ID ST. TIME 03/02 16:11 USAGE T 03'01 PGS. 4 RESULT OK To: 0 i Ir From: . Faac i� -1 Pages: Phone: l C� 4-3tt) Date: cr'+ C7 Urgent O For Review ❑ Please Comment ❑ Please Reply Q Please Recycle 0 Comments: Star -Telegram, 808 Throckinorton St, FORT WORTH, TX ',76107 (817)390-7761 Federal Tax ID 26-2674582 Bill To: CITY OF GRAPEVINE SECRETARY PO BOX 95104 GRAPEVINE, TX 76099-9704 Attn: CITY OF GRAPEVINE, TEXAS On I3580 1 112 112 LINE $7.24 $810.88 Sales Discount Misc Fee ($596.88) $10.00 Net Amount: $224.00 r µ, IRES mss_,,._.% � � • � 6G • O THE STATE OF TEXAS County of Tarrant Before me, a Notary Public in and for said County and State, this day personally appeared Deborah Baylor Norwood, Bid and Legal Coordinator for the Star -Telegram, published by the Star -Telegram, Inc. at Fort Worth, in Tarrant County, Texas; and who, after being duly sworn, did depose and say that the attached clipping of an advertisement was publishe the above named paper on the listed dates: BIDS & LEGAL DEPT. STAR TELEGRAM in (817) 215-2323 79 t_ _ SUBSCRIBED AND SWORN TO BEFORE ME, THIS Tuesday, Notary Public Thank You For Your Payment ------------------------------------------------ Remit To: Star -Telegram Customer ID: CIT25 P.O. BOX 901051 Customer Name: CITY OF GRAPEVINE SECR FORT WORTH, TX 76101-2051 Invoice Number: 320354871 Invoice Amount: $224.00 PO Number: Amount Enclosed: Invoice N mbeq� 3203,S48 Invoice Date: 3!4/2012 Terms: Net due in 21 days Due Date: 3/31/2012 PO Number: Order Number: 32035487 Sales Rep: 073 k Description: CITY OF GRAPEVI Publication Date: 3/4/2012 CITY OF GRAPEVINE, TEXAS On I3580 1 112 112 LINE $7.24 $810.88 Sales Discount Misc Fee ($596.88) $10.00 Net Amount: $224.00 r µ, IRES mss_,,._.% � � • � 6G • O THE STATE OF TEXAS County of Tarrant Before me, a Notary Public in and for said County and State, this day personally appeared Deborah Baylor Norwood, Bid and Legal Coordinator for the Star -Telegram, published by the Star -Telegram, Inc. at Fort Worth, in Tarrant County, Texas; and who, after being duly sworn, did depose and say that the attached clipping of an advertisement was publishe the above named paper on the listed dates: BIDS & LEGAL DEPT. STAR TELEGRAM in (817) 215-2323 79 t_ _ SUBSCRIBED AND SWORN TO BEFORE ME, THIS Tuesday, Notary Public Thank You For Your Payment ------------------------------------------------ Remit To: Star -Telegram Customer ID: CIT25 P.O. BOX 901051 Customer Name: CITY OF GRAPEVINE SECR FORT WORTH, TX 76101-2051 Invoice Number: 320354871 Invoice Amount: $224.00 PO Number: Amount Enclosed: c- - Ar" coni �vC Fo la Jog, y Z1r04;"rG7 t 1 Las P !an,8s Tovvnhomcs - submitted by ,lana P. iMurphy located at 3091 Dare Road and proposed t be platted as tots 1-19, Block 1, Las Pa?omas Addition. The applicant is requesting to rezone 2.74 acres from PO" Professional Office to "R-TH" Townhouse District for the devel- opment of 18 residential townho- mes. The applicant is also re- questing a planned development to include but not be limited to deviation to the attached family dwelling, open space, building coverage, front yard setback, rear yard setback, side yard setback, side yard setback adjacent to a street, landscape buffer, building separation, and off street parking area requirements. The property is currently zoned PO" Professional Office District and is owned by Amino Enterprises, LLC. CU12-04 - First Financial Bank - submitted by Chandler Signs for property located at 1015 West Northwest Highway and platted as Lot 1, Block 1, Alamo Addition: The applicant is requesting a conditional use permit to allow a monument sign with changeable copy in excess of 30% in conjunction with a bank. The property is currently zoned "HC" Highway Commercial and is owned by First Financial Bank. CU12-07 - M C Corner - submitted by Al's Investments, Inc for prop- erty located at 513 East Northwest Highway and platted as Lot 1, Block 1, Dearing Addition. The applicant is requesting a conditional use permit to amend the previously approved site plan to demolish the existing structure and to allow gasoline sales and the possession, storage and retail sales of off - premise consumption of alcoholic beverages (beer and wine only) in conjunction with a new convenience store. The property is currently # zoned "HC" Highway Commercial and is owned by Nirmal & Armaan Enterprises in,,, CU12-08 - Jake's Hamburgers - submitted by Jake's Hamburgers for property located at 520 South Main Street and platted as Lot 1R1, Block 4, and the remainder of Lot 3, Original Town of Grapevine. The applicant is requesting a conditional use permit to allow the possession, storage and retail sale of on - premise consumption of alcoholic beverages (beer, wine and mixed beverages) in conjunction with a restaurant. The property is cur- rently zoned "CBD" Central Busi- ness District and is owned by Biatwic, LLC. IAM12-01 & AM12-02 AMENDMENTS TO COMPREHENSIVE ZONING ORDINANCE 82-73 - The City Council and the Commission will consider amendments and changes to the Comprehensive Zoning Or- dinance, No. 82-73, same being Appendix D of the Code of Ordi- nances as follows: Section 22, "R- MF" Multifamily District Regula- tions relative to open space, landscaping, design requirements and Section 56, Off Street Parking relative to multifamily off-street parking requirements and any other additions, deletions, or changes to various sections, articles and pro- visions contained in said Ordinance No. 82-73. After all parties have been given an opportunity to speak, the public hearing will be closed and the Commission and the City Council will deliberate the pending matters. Please contact Development Ser- vices Department concerning any questions, 200 S Main Street, Grapevine, Texas 76051 or PO Box 95104, Grapevine, Texas 76099,817- 410-3155. A copy of the site plan for all the above referenced ye - quests is on file with the Devel- *nent Services Department.