HomeMy WebLinkAboutAM2007-03ITEM#
MEMO TO: MEMBERS OF THE PLANNING AND ZONING COMMISSION
FROM: SCOTT WILLIAMS, ACTING DEVELOPMENT SERVICES
DIRECTOR
RON STOMBAUGH, DEVELOPMENT MANAGER
ALBERT TRIPLETT, JR., PLANNER II
MEETING DATE: MAY 15, 2007
SUBJECT: DISCUSSION OF SECTION 20, "R-TH" TOWNHOUSE DISTRICT
REGULATIONS
Staff recommends the Planning and Zoning Commission discuss Section 20, "R-TH"
Townhouse District Regulations, and take any other action necessary.
BACKGROUND INFORMATION:
The Planning and Zoning Commission met on April 10, 2007 to discuss Section 20, "R-TH"
Townhouse District Regulations. Attached is a draft ordinance that comprises the results
of that discussion to include:
• Thirty-one (31) foot street widths curb to curb with sidewalks to match minimum city
design requirements. (public or private).
• Twenty-five (25) foot setback from sidewalk to garage door for front entry garages.
• Twenty-five (25) foot setback from edge of alley to garage door for rear entry
garages.
• Fifteen (15) foot front yard setback from the property line.
• Fifteen (15) foot rear yard setback from the property line.
• Thirty (30) foot minimum width for lots with rear entry garages.
• Forty (40) foot minimum width for lots with front entry garages.
• Eighty-five (85) foot minimum depth for lots with rear entry garages.
• Eighty (80) foot minimum depth for lots with front entry garages.
• Three thousand two hundred (3,200) square foot minimum for lots with front entry
garages.
• Two thousand five hundred and fifty (2,550) square foot minimum for lots with rear
entry garages.
• Maximum building coverage fifty-five (55) percent.
• Total impervious lot coverage of eighty (80) percent.
• Staff to look into the maximum length of any cluster of townhouse units and
impervious coverage.
\\CHSC\DATA\DATA\CITYW I DE\AGE N DA\05-15-07\wk051507.Townhouse. doc
Section 20. R-TH Townhouse District Regulations
PURPOSE: The R-TH Townhouse District is established to accommodate the variable
dwelling concepts which currently exist in the residential marketplace. This district includes
medium density residential development that is single-family, on separately platted lots with
frontage onto publicly dedicated streets, and typically owner -occupied.
USES GENERALLY: In an R-TH district, no land shall be used and no building shall be
erected or converted to any use other than as hereinafter provided.
A. PERMITTED USES: The following uses shall be permitted as principal uses:
1. Single-family attached dwellings.
2. Churches, convents, and other places of worship.
3. Parks, playgrounds, and nature preserves, publicly owned.
4. Public utility uses required to service the district.
5. Temporary buildings when they are to be used only for construction
purposes or as a field office within a subdivision approved by the City
for the sale of the real estate of that subdivision only. Such temporary
construction buildings shall be removed immediately upon completion
or abandonment of construction and such field office shall be
removed immediately upon occupancy of ninety-five (95) percent of
the lots in the subdivision.
6. Model homes and model home parking lots are permitted as a
temporary use in new subdivisions, provided a notice is continually
posted in a prominent place in a livable area in the home and the
owner signs an affidavit on a form approved by the D+resteF e#
Community Develepment Director of Development Services
affirming compliance with all the regulations of this Section.
B. ACCESSORY USES: The following uses shall be permitted as accessory
uses to dwelling units provided that none shall be a source of income to the
owner or user of the principal family dwelling:
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1. Private swimming pools and tennis courts no closer than seventy-five
(75) feet to any adjacent residential district.
2. Cabana, pavilion, or roofed area.
3. Meeting, party, and/or social rooms in common areas only.
4. Off-street parking and private garages in connection with any use
permitted in this district.
5. One storage building per dwelling unit one hundred (100) square feet
or less, and having no plumbing.
6. Communication equipment meeting the requirements of Chapter 7,
Article XII of the Grapevine Code of Ordinance.
No accessory uses may be located between the building line and the front
property line.
Private garages on lots having a minimum width of less than forty (40) feet
must be entered from the side or rear. Said lots shall not have driveways on
or within the front building setbacks. A Planned Development Overlay
shall not be used to deviate from this requirement.
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.
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1. Public and non-profit institutions of an educational, religious or cultural
type excluding correctional institutions.
2. Non profit community centers and swimming pools and tennis courts
no closer than seventy-five (75) feet to any adjacent residential
district.
3. Memorial gardens and cemeteries.
4. Public and private noncommercial recreation areas and facilities such
as country clubs and golf courses excluding miniature golf courses
2
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foT7_\2#orel4ri
and driving ranges.
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5. Any off-street parking for churches, convents and other places of
worship developed on property other than the platted lot of record of
the principal use, provided all or a portion of the property utilized for
parking is located within 300 feet of the platted lot of record.
D. LIMITATION OF USES:
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There shall be a separate platted lot of record for each townhouse
dwelling unit.
2 No more than three (3) persons unrelated by blood or marriage may
occupy residences within an R-TH Townhouse District.
3. Storage of mechanical, maintenance or farm equipment incidental to
any permitted or conditional use shall be screened in accordance with
the provisions of Section 50, Alternate B or E, from any adjacent
residential development or use.
4. Private or public alleys shall not be located in the twenty-five (25) foot
required rear yards. Whenever rear access or parking is provided,
access shall be from a platted alley or easement. All alleys shall be
dedicated at a minimum of fifteen (15) feet as a mutual access
easement with a minimum ten (10) feet of pavement section. No
single lot shall have more than a seven and a half (7 1/2) foot
easement located upon it. For alleys that provide access to only
a single row of townhouses, lot width must be increased to
accommodate the additional width of paving necessary for the
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5 No Storage boxes or any other containers to be picked up or dropped
off by curbside self -storage services, moving services and other
similar services shall be placed within a public right-of-way. Storage
containers to be picked up or dropped off by such services shall be
visible from a public right-of-way or adjacent property for a period not
exceeding seventy-two (72) consecutive hours, and not more than two
(2) instances during any thirty (30) day period.
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Section 20
6. Townhouse developments approved prior to XXXX XX, 2007 shall
be deemed lawful and shall have the same status as
subdivisions authorized pursuant to this ordinance.
E. PLAN REQUIREMENTS: No application for a building permit for
construction of a principal building shall be approved unless:
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 requirement shall apply:
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Maximum Density: The maximum density within the R-TH District
shall not exceed nine (9) dwelling units per gross acre.
2. Lot Size:
thFee thousand (3,000) square For lots that are less than forty
(40) feet in width the minimum lot size shall be 2,550 square feet.
For lots forty (40) feet in width or greater the minimum lot size
shall be 3,200 square feet. No R-TH District shall be created on an
area of less than one (1) acres in size.
3. Minimum Open Space: All areas not devoted to buildings, structures
or off-street parking area shall be devoted to grass, trees, gardens,
shrubs or other suitable landscape material. In addition, all
developments shall reserve open space in accordance with the
provisions of Section 51.
4. Maximum Building Coverage: The combined area occupied by all
main and accessory buildings and structures shall not exceed €Gq
M
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U1:1 -11;k iT 1
(40) fifty-five (55) percent of the total lot area.
5. Maximum Impervious Area:
05-15-07
perGent of the total lot area. For lots less than forty (40) feet in
width the combined area occupied by all main and accessory
buildings and structures and all sidewalks, driveways and paved
areas shall not exceed eighty (80) percent of the total lot area.
For lots forty (40) feet in width or greater the combined area
occupied by all main and accessory buildings and structures and
all sidewalks, driveways and paved areas shall not exceed
seventy-five (75) percent of the total lot area.
6. Minimum Floor Area: Every townhouse dwelling unit hereafter
erected, constructed, reconstructed, or altered in this dwelling district
shall have at least twelve hundred (1,200) square feet of floor area,
excluding common corridors, basements, open and screened
porches, and garages.
G. AREA REGULATIONS: The following minimum standards shall be required:
The front yaFd will have a depth of twenty five (25) feet. The
minimum front yard setback shall be fifteen (15) feet with the
exception that the face of a front entry garage shall be set back
no less than twenty-five (25) feet from a sidewalk.
2_ . The minimum
rear yard setback shall be fifteen (15) feet with the exception that
the face of a rear entry garage shall be set back no less than
twenty-five (25) feet from the edge of the alley pavement.
3. No side yard width is required except for the following:
a. A minimum side yard of fifteen (15) feet shall be required for
each end unit in a row of townhouses containing three (3) or
more units.
b. A minimum side yard of six (6) feet shall be required for each
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DRAFT COPY 05-15-07
end unit in a row of townhouses containing two (2) units.
C. Side yards which are adjacent to a dedicated public street shall
be at least twenty-five (25) feet in width.
4. The lot will have a minimum width of thirty (30) feet.
5. . For lots less
than forty (40) feet in width, the minimum depth shall be eighty-
five (85) feet. For lots that are forty (40) feet in width or greater,
the minimum lot depth shall be eighty (80) feet.
6. The minimum distance between principal and accessory uses, if
detached, shall be fifteen (15) feet.
H. BUFFER AREA REGULATIONS: Whenever an R-TH Townhouse
development is located adjacent to a developed residential district (R-20, R-
12.5, R-7.5, R-5.0, R-3.75, R -MF -1, R -MF -2) or a non-residential district,
without any division such as a dedicated public street, park or permanent
open space, all principal buildings or structures shall be set back a minimum
of forty (40) feet from the adjoining property line. The setback area shall
contain appropriate landscape improvements, fencing, berms or trees in
accordance with Alternate A, B, or E, in Section 50, to adequately buffer
adjoining uses.
I. HEIGHT REGULATIONS: The following maximum height regulations shall
be observed:
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1. The maximum height of the principal structures shall be two (2) stores
not to exceed thirty-five (35) feet. Whenever a townhouse structure is
erected contiguous to an existing single family dwelling, the number of
stories and height of the townhouse structure shall not exceed the
number of stories and height of the contiguous single family dwelling.
In no instance shall the height of a townhouse structure exceed two
(2) stories or thirty-five (35) feet.
2. The maximum height of an accessory structure shall be one (1) story
not exceed fifteen (15) feet.
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05-15-07
3. The maximum height of a storage building used for maintenance or
mechanical equipment shall be one story not to exceed ten (10) feet.
J. OFF-STREET PARKING: Provisions for the parking of automobiles shall be
allowed as an accessory use to any principal permitted use provided that
such shall not be located on a required front yard or side yard. Off-street
parking areas shall be landscaped in accordance with Section 53. Off-street
parking shall be provided in accordance with the provisions of Sections 56
and 58 of this Ordinance and other applicable ordinances of the City.
Parking of recreational vehicles, recreational trailers, motor homes, boats,
towed trailers and the like, is prohibited in the required front yard, and the
side yards of reverse frontage lots. Whenever such parking facilities are
provided the conditions of Section 20.M8. shall be met.
K. OFF-STREET LOADING: No off-street loading is required in the R-TH
District for residential uses. Off-street loading for conditional uses may be
required as determined by the Planning Commission.
L. LANDSCAPING REQUIREMENTS:
Landscaping shall be required in accordance with Section 53 of this
Ordinance.
2. For developments in the R-TH District that contain more than ten (10)
units, a landscape plan shall be required.
M. DESIGN REQUIREMENTS: The following minimum design requirements
shall be provided in the R-TH Townhouse District.
1. Buildings and structures shall conform to the masonry requirements
as established in Section 54 of this Ordinance.
2. Individual window air conditioning units are prohibited. Central air
conditioning units, heat pumps and similar mechanical equipment,
when located outside, shall be landscaped and screened from view in
accordance with the provisions of Section 50.
Section 20
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a77_\ a`111DIWi7
032106
3. The maximum length of any cluster of townhouse units shall not
exceed two hundred forty (24) linear feet.
4. Buildings shall be designed to prevent the appearance of straight,
unbroken lines in their horizontal and vertical surface. There shall be
no more than two (2) continuous attached townhouses without a
break in the horizontal and vertical elevations of at least three (3) feet.
5. No building shall be located closer than fifteen (15) feet to the edge of
an off-street parking, vehicular use, or storage area.
6. The minimum distance between any two (2) unattached principal
buildings shall be thirty (30) feet. Whenever two (2) principal
structures are arranged face to face or back to back, the minimum
distance shall be fifty (50) feet. The point of measurement shall be
the exterior walls of the buildings and does not include balconies,
railings or other architectural features.
7. Off-street parking areas shall not be closer than ten (10) feet to any
adjacent property line. Whenever an off-street parking, vehicular use
or storage area is within sixty (60) feet of any adjacent residentially
zoned district, the parking area shall be physically screened by a
fence, wall, berm at least six (6) feet high. All fencing shall be
finished on both sides.
8. Parking of recreational vehicles, trailers, motor homes, boats, towed
trailers and similar vehicular equipment are permitted provided they
are located in a designated vehicular use area which is screened from
adjacent residential districts by a fence, wall or berm at least eight (8)
feet in height. No vehicular use or storage area shall be located in a
required front yard or adjacent to a public right-of-way. Such areas
shall also be located at least ten (10) feet from any adjacent property
line.
9. Any private streets developed in conjunction with a townhouse
development to provide access to and frontage for townhouses
developed under this ordinance must be a minimum of thirty-one
(31) feet in width from curb to curb, constructed under the City's
•,
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Section 20
DRAFT COPY 05-15-07
Construction Standards and inspected by City Staff. A planned
development overlay shall not be used to deviate from this
requirement.
10. Sidewalks shall be provided along any street, private or public,
within a townhouse development upon which a townhouse has
frontage. A planned development overlay shall not be used to
deviate from this requirement.
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Section 20
June 1, 2007
Ms. Janice Gregory
Fort Worth Star Telegram
P.O. Box 1870
Fort Worth, Texas 76102
RE: Grapevine Account # CIT 25
Dear Ms. Gregory,
VIA FACSIMILE
817-390-7520
Please find enclosed the following for publication on Sunday, June 3, 2007, in the
Northeast Edition of the Neighborhood Extra Section of the Fort Worth Star Telegram.
(One time only)
Item Meeting Date
Notice of Public Hearing
CU07-12 - Red's Patio and Grill June 19, 2007
Notice of Public Hearing
CU07-13 - NTB June 19, 2007
Notice of Public Hearing
CU07-14 - Great Wolf Lodge June 19, 2007
Notice of Public Hearing
AM07-03 - Amendments to the Zoning Ordinance June 19, 2007
As always, your assistance is greatly appreciated. If you have any questions please
contact me at (817) 410-3155.
Sincerely,
,-� S�� �0 C:��, �A
Ron Stombaugh,
Development Manager
DEVELOPMENT SERVICES DEPARTMENT
The City of Grapevine • P O Box 95104 •1Grapevine, Texas 76099 • (817) 410-3154
Fax (817) 410-3018 9 www.ci.grapevine.tx.us
191
CITY OF GRAPEVINE, TEXAS
On Tuesday evening, June 19, 2007 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:
Case Number/Name: CU07-12 - Red's Patio and Grill
Applicant: Hammers+Partners Architects, Inc
Location: 600 West Highway 114, Lot 5RB2B, Block 1, Hayley Addition
Current Zoning: "HC" Highway Commercial District
Proposal: The applicant is requesting a conditional use permit to amend
the previously approved site plan to allow the possession, storage, retail sale and on-
premise consumption of alcoholic beverages (beer, wine and mixed beverages) in
conjunction with a restaurant. The property is owned by Ball Street Joint Venture. A copy
of the site plan is on file at the Department of Development Services.
Case Number/Name: CU07-13 - NTB
Applicant: Allen & Ridinger Consulting, Inc
Location: 3590 North Grapevine Mills Boulevard, Lot 2, Block A,
Grapevine Mills Crossing Addition
Current Zoning: "CC" Community Commercial District
Proposal: The applicant is requesting a conditional use permit to amend
the previously approved site plan to allow the development of a retail tire store and a 20
foot pole sign. The property is owned by 121 Grapevine Crossing L.P. A copy of the site
plan is on file at the Department of Development Services.
Case Number/Name: CU07-14 - Great Wolf Lodge
Applicant: Great Wolf Resorts
Location: 1400 State Highway 26, Lot 1, Block 1, Great Wolf Addition of
Grapevine
Current Zoning: "CC" Community Commercial District
Proposal: The applicant is requesting a conditional use permit to amend
the previously approved site plan to allow a 200 room expansion. The property is owned
by Great Wolf Resorts. A copy of the site plan is on file at the Department of Development
Services.
4
AMENDMENTS TO COMPREHENSIVE ZONING ORDINANCE 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 20, Townhouse District Regulations 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 the Department of Development Services concerning any questions, 200 South
Main Street, Grapevine, Texas, 76051 or P.O. Box 95104, Grapevine, Texas, 76099,817-
410-3155.
3
HP OfficeJet K Series K80
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Last Transaction
Date Time T—Identification
Jun 1 2:37pm Fax Sent 98173907520
Log for
DEVELOPMENT SERVICES
8174103018
Jun 012007 2:38pm
Duration Pales Result
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Due Date: 6/30/07
Bill To: PO Number:
CITY OF GRAPEVINE SECRETARY
PO BOX 95104 Order Number: 28474593
GRAPEVINE, TX 76099-9704 Sales Rep: 073
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Invoice Number: 284745931
Invoice Amount: $507.1.1
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TO: HONORABLE MAYOR, CITY COUNCIL MEMBERS AND THE
PLANNING AND ZONING COMMISSION
FROM: BRUNO RUMBELOW, CITY MANAGER ,
SCOTT WILLIAMS, DEVELOPMENT SERVICES DIRECTOR W
MEETING DATE: JUNE 19, 2007
SUBJECT: AM07-03 - ZONING ORDINANCE AMENDMENTS TO SECTION
20, TOWNHOUSE DISTRICT REGULATIONS
Staff recommends the City Council and Planning and Zoning Commission consider the
amendments to Section 20, Townhouse District Regulations, and take any necessary
action.
BACKGROUND INFORMATION:
The Planning and Zoning Commission met on April 10, 2007 and again on May 15, 2007 to
discuss amendments to Section 20, Townhouse District Regulations. Staff also conducted
two surveys of area cities in the last year. Attached is a draft ordinance that comprises the
results of these discussions to include:
• Thirty-one (31) foot street widths curb to curb with sidewalks to match minimum city
design requirements. (public or private)
• Twenty-five (25) foot setback from sidewalk to garage door for front entry garages.
• Twenty-five (25) foot setback from edge of alley to garage door for rear entry
garages.
• Fifteen (15) foot front yard setback measured from the back of curb or nearest edge
of street pavement.
• Fifteen (15) foot rear yard setback measured from the nearest edge of the mutual
access easement.
• Thirty (30) foot minimum width for lots with rear entry garages.
• Forty (40) foot minimum width for lots with front entry garages.
• Eighty-five (85) foot minimum depth for lots with rear entry garages.
• Eighty (80) foot minimum depth for lots with front entry garages.
• Three thousand two hundred (3,200) square foot minimum for lots with front entry
garages.
• Twenty-five hundred and fifty (2,550) square foot minimum for lots with rear entry
garages.
• Maximum building coverage fifty-five (55) percent.
• Total impervious lot coverage of eighty (80) percent.
0AWMAM07-03A.doc 6/7/2007 2:01:22 PM
DRAFT COPY SECTION 20, TOWNHOUSE DISTRICT
060807
Section 20. R-TH Townhouse District Regulations
PURPOSE: The R-TH Townhouse District is established to accommodate the variable
dwelling concepts which currently exist in the residential marketplace. This district includes
medium density residential development that is single-family, on separately platted lots with
frontage onto publicly dedicated streets, and typically owner -occupied.
USES GENERALLY: In an R-TH district, no land shall be used and no building shall be
erected or converted to any use other than as hereinafter provided.
A. PERMITTED USES: The following uses shall be permitted as principal uses:
1. Single-family attached dwellings.
2. Churches, convents, and other places of worship.
3. Parks, playgrounds, and nature preserves, publicly owned.
4. Public utility uses required to service the district.
5. Temporary buildings when they are to be used only for construction
purposes or as a field office within a subdivision approved by the City
for the sale of the real estate of that subdivision only. Such temporary
construction buildings shall be removed immediately upon completion
or abandonment of construction and such field office shall be
removed immediately upon occupancy of ninety-five (95) percent of
the lots in the subdivision.
6. Model homes and model home parking lots are permitted as a
temporary use in new subdivisions, provided a notice is continually
posted in a prominent place in a livable area in the home and the
owner signs an affidavit on a form approved by the DiFestOF of
Community Developmen Director of Development Services
affirming compliance with all the regulations of this Section.
B. ACCESSORY USES: The following uses shall be permitted as accessory
uses to dwelling units provided that none shall be a source of income to the
owner or user of the principal family dwelling:
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Section 20
DRAFT COPY SECTION 20, TOWNHOUSE DISTRICT
060807
Private swimming pools and tennis courts no closer than seventy-five
(75) feet to any adjacent residential district.
2. Cabana, pavilion, or roofed area.
3. Meeting, party, and/or social rooms in common areas only.
4. Off-street parking and private garages in connection with any use
permitted in this district.
5. One storage building per dwelling unit one hundred (100) square feet
or less, and having no plumbing.
6. Communication equipment meeting the requirements of Chapter 7,
Article XII of the Grapevine Code of Ordinance.
No accessory uses may be located between the building line and the front
property line.
Private garages on lots having a minimum width of less than forty (40) feet
must be entered from the side or rear. Said lots shall not have driveways on
or within the front building setbacks. A Planned Development Overlay
shall not be used to deviate from this requirement.
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.
032106
Public and non-profit institutions of an educational, religious or cultural
type excluding correctional institutions.
2. Non profit community centers and swimming pools and tennis courts
no closer than seventy-five (75) feet to any adjacent residential
district.
3. Memorial gardens and cemeteries.
2
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Section 20
032106
SECTION 20, TOWNHOUSE DISTRICT
060807
4. Public and private noncommercial recreation areas and facilities such
as country clubs and golf courses excluding miniature golf courses
and driving ranges.
5. Any off-street parking for churches, convents and other places of
worship developed on property other than the platted lot of record of
the principal use, provided all or a portion of the property utilized for
parking is located within 300 feet of the platted lot of record.
D. LIMITATION OF USES:
There shall be a separate platted lot of record for each townhouse
dwelling unit.
2 No more than three (3) persons unrelated by blood or marriage may
occupy residences within an R-TH Townhouse District.
3. Storage of mechanical, maintenance or farm equipment incidental to
any permitted or conditional use shall be screened in accordance with
the provisions of Section 50, Alternate B or E, from any adjacent
residential development or use.
4. Private or public alleys shall not be located in the twenty-five (25) foot
required rear yards. Whenever rear access or parking is provided,
access shall be from a platted alley or easement. All alleys shall be
dedicated at a minimum of fifteen (15) feet as a mutual access
easement with a minimum ten (10) feet of pavement section No
single lot shall have more than a seven and a half (7 1/2) foot
easement located upon it, except that when it is necessary to
exceed seven and a half (71/2) feet, lot depth shall be increased
to accommodate the additional width of easement necessary for
the alley.
5 No Storage boxes or any other containers to be picked up or dropped
off by curbside self -storage services, moving services and other
similar services shall be placed within a public right-of-way. Storage
containers to be picked up or dropped off by such services shall be
3
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Section 20
032106
608
visible from a public right-of-way or adjacent property for a period not
exceeding seventy-two (72) consecutive hours, and not more than two
(2) instances during any thirty (30) day period.
6. Townhouse developments approved prior to XXXX XX, 2007 shall
be deemed lawful and shall have the same status as
subdivisions authorized pursuant to this ordinance.
E. PLAN REQUIREMENTS: No application for a building permit for
construction of a principal building shall be approved unless:
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 requirement shall apply:
Maximum Density: The maximum density within the R-TH District
shall not exceed nine (9) dwelling units per gross acre.
2. Lot Size:
For lots that are less than forty
(40) feet in width the minimum lot size shall be 2,550 square feet
For lots forty (40) feet in width or greater the minimum lot size
shall be 3,200 square feet. No R-TH District shall be created on an
area of less than one (1) acres in size.
3. Minimum Open Space: All areas not devoted to buildings, structures
or off-street parking area shall be devoted to grass, trees, gardens,
shrubs or other suitable landscape material. In addition, all
developments shall reserve open space in accordance with the
El
0:\ORDINANCES2oning Ordinance\Drafts\sec20draft.051507.doc
Section 20
DRAFT COPY SECTION 20, TOWNHOUSE DISTRICT
060807
provisions of Section 51.
4. Maximum Building Coverage: The combined area occupied by all
main and accessory buildings and structures shall not exceed
4409 fifty-five (55) percent of the total lot area.
5. Maximum Impervious Area:
area. For lots less than forty (40) feet in
width the combined area occupied by all main and acces_sory
buildings and structures and all sidewalks, driveways and paved
areas shall not exceed eighty (80) percent of the total lot area.
For lots forty (40) feet in width or greater the combined area
occupied by all main and accessory buildings and structures and
all sidewalks, driveways and paved areas shall not exceed
seventy-five (75) percent of the total lot area.
6. Minimum Floor Area: Every townhouse dwelling unit hereafter
erected, constructed, reconstructed, or altered in this dwelling district
shall have at least twelve hundred (1,200) square feet of floor area,
excluding common corridors, basements, open and screened
porches, and garages.
G. AREA REGULATIONS: The following minimum standards shall be required:
il
032106
the exception that the face of a front entry garage shall be set
back no less than twenty-five (25) feet from the sidewalk.
that the face of a rear entry garage shall be set back no less than
twenty-five (25) feet from the edge of the alley pavement.
u
0:\ORDINANCES2oning Ordinance\Drafts\sec20draft.051507.doc
Section 20
SECTION 1 TOWNHOUSE DISTRICJ
060802
3. No side yard width is required except for the following:
a. A minimum side yard of fifteen (15) feet shall be required for
each end unit in a row of townhouses containing three (3) or
more units.
b. A minimum side yard of six (6) feet shall be required for each
end unit in a row of townhouses containing two (2) units.
C. Side yards which are adjacent to a dedicated public street shall
be at least twenty-five (25) feet in width.
4. The lot shall w&have a minimum width of thirty (30) feet.
5 . For lots less
than forty (40) feet in width, the minimum depth shall be eighty-
five (85) feet. For lots that are forty (40) feet in width or greater,
the minimum lot depth shall be eighty (80) feet.
6. The minimum distance between principal and accessory uses, if
detached, shall be fifteen (15) feet.
H. BUFFER AREA REGULATIONS: Whenever an R-TH Townhouse
development is located adjacent to a developed residential district (R-20, R-
12.5, R-7.5, R-5.0, R-3.75, R -MF -1, R -MF -2) or a non-residential district,
without any division such as a dedicated public street, park or permanent
open space, all principal buildings or structures shall be set back a minimum
of forty (40) feet from the adjoining property line. The setback area shall
contain appropriate landscape improvements, fencing, berms or trees in
accordance with Alternate A, B, or E, in Section 50, to adequately buffer
adjoining uses.
I. HEIGHT REGULATIONS: The following maximum height regulations shall
be observed:
032106
1. The maximum height of the principal structures shall be two (2) stores
not to exceed thirty-five (35) feet. Whenever a townhouse structure is
0
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Section 20
DRAFT COPY SECTION 20, TOWNHOUSE DISTRICT
i•lil
erected contiguous to an existing single family dwelling, the number of
stories and height of the townhouse structure shall not exceed the
number of stories and height of the contiguous single family dwelling.
In no instance shall the height of a townhouse structure exceed two
(2) stories or thirty-five (35) feet.
2. The maximum height of an accessory structure shall be one (1) story
not exceed fifteen (15) feet.
3. The maximum height of a storage building used for maintenance or
mechanical equipment shall be one story not to exceed ten (10) feet.
J. OFF-STREET PARKING: Provisions for the parking of automobiles shall be
allowed as an accessory use to any principal permitted use provided that
such shall not be located on a required front yard or side yard. Off-street
parking areas shall be landscaped in accordance with Section 53. Off-street
parking shall be provided in accordance with the provisions of Sections 56
and 58 of this Ordinance and other applicable ordinances of the City.
Parking of recreational vehicles, recreational trailers, motor homes, boats,
towed trailers and the like, is prohibited in the required front yard, and the
side yards of reverse frontage lots. Whenever such parking facilities are
provided the conditions of Section 20.M8. shall be met.
K. OFF-STREET LOADING: No off-street loading is required in the R-TH
District for residential uses. Off-street loading for conditional uses may be
required as determined by the Planning Commission.
L. LANDSCAPING REQUIREMENTS:
1. Landscaping shall be required in accordance with Section 53 of this
Ordinance.
2. For developments in the R-TH District that contain more than ten (10)
units, a landscape plan shall be required.
M. DESIGN REQUIREMENTS: The following minimum design requirements
shall be provided in the R-TH Townhouse District.
032106
7
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Section 20
032106
SECTION 20, TOWNHOUSE DISTRICT
060807
1. Buildings and structures shall conform to the masonry requirements
as established in Section 54 of this Ordinance.
2. Individual window air conditioning units are prohibited. Central air
conditioning units, heat pumps and similar mechanical equipment,
when located outside, shall be landscaped and screened from view in
accordance with the provisions of Section 50.
3. The maximum length of any cluster of townhouse units shall not
exceed two hundred forty (24) linear feet.
4. Buildings shall be designed to prevent the appearance of straight,
unbroken lines in their horizontal and vertical surface. There shall be
no more than two (2) continuous attached townhouses without a
break in the horizontal and vertical elevations of at least three (3) feet.
5. No building shall be located closer than fifteen (15) feet to the edge of
an off-street parking, vehicular use, or storage area.
6. The minimum distance between any two (2) unattached principal
buildings shall be thirty (30) feet. Whenever two (2) principal
structures are arranged face to face or back to back, the minimum
distance shall be fifty (50) feet. The point of measurement shall be
the exterior walls of the buildings and does not include balconies,
railings or other architectural features.
7. Off-street parking areas shall not be closer than ten (10) feet to any
adjacent property line. Whenever an off-street parking, vehicular use
or storage area is within sixty (60) feet of any adjacent residentially
zoned district, the parking area shall be physically screened by a
fence, wall, berm at least six (6) feet high. All fencing shall be
finished on both sides.
8. Parking of recreational vehicles, trailers, motor homes, boats, towed
trailers and similar vehicular equipment are permitted provided they
are located in a designated vehicular use area which is screened from
adjacent residential districts by a fence, wall or berm at least eight (8)
0:\ORDINANCES2oning Ordinance\Drafts\sec20draft.051507.doc
Section 20
032106
SECTION 20, TOWNHOUSE DISTRICT
060807
feet in height. No vehicular use or storage area shall be located in a
required front yard or adjacent to a public right-of-way. Such areas
shall also be located at least ten (10) feet from any adjacent property
line.
9. Any private streets developed in conjunction with a townhouse
development to provide access to and frontage for townhouses
developed under this ordinance must be a minimum of thirty-one
31 feet in width from curb to curb constructed under the City's
Construction Standards and inspected by City Staff. A planned
development overlay shall not be used to deviate from this
requirement.
10. Sidewalks shall be provided along any street, private or public,
within a townhouse development upon which a townhouse has
frontage. A planned development overlay shall not be used to
deviate from this requirement.
9
OAORDINANCEWoning Ordinance\Drafts\sec20draft.051507.doc
Section 20
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TO: HONORABLE MAYOR, CITY COUNCIL MEMBERS AND THE
PLANNING AND ZONING COMMISSION
FROM: BRUNO RUMBELOW, CITY MANAGER
SCOTT WILLIAMS, DEVELOPMENT SERVICES DIRECTOR(t__
MEETING DATE: AUGUST 21, 2007
SUBJECT: WORKSHOP ITEM—PROPOSED ZONING ORDINANCE
AMENDMENTS TO SECTION 20, TOWNHOUSE DISTRICT
REGULATIONS AND DISCUSSION OF THE PURPOSE,
IMPLEMENTATION, AND INTENT OF SECTION 41, "PD"
PLANNED DEVELOPMENT OVERLAY
RECOMMENDATION:
Staff recommends the City Council and Planning and Zoning Commission consider the
proposed amendments to Section 20, Townhouse District Regulations and discuss the
purpose, implementation, and intent of Section 41, "PD" Planned Development Overlay,
and take any necessary action.
The Planning and Zoning Commission met on April 10, 2007 and again on May 15, 2007 to
discuss amendments to Section 20, Townhouse District Regulations. Staff also conducted
two surveys of area cities in the last year. Attached is a draft ordinance that comprises the
results of these discussions to include:
• Thirty-one (31) foot street widths curb to curb with sidewalks to match minimum city
design requirements. (public or private)
• Twenty-five (25) foot setback from sidewalk to garage door for front entry garages.
• Twenty-five (25) foot setback from edge of alley to garage door for rear entry
garages.
• Fifteen (15) foot front yard setback measured from the back of curb or nearest edge
of street pavement.
• Fifteen (15) foot rear yard setback measured from the nearest edge of the mutual
access easement.
• Thirty (30) foot minimum width for lots with rear entry garages.
• Forty (40) foot minimum width for lots with front entry garages.
• Eighty-five (85) foot minimum depth for lots with rear entry garages.
• Eighty (80) foot minimum depth for lots with front entry garages.
• Three thousand two hundred (3,200) square foot minimum for lots with front entry
garages.
0:\ZCU\wk082107.Section2OandSection4l .doc 8/14/2007 8:25:00 AM
• Twenty-five hundred and fifty (2,550) square foot minimum for lots with rear entry
garages.
• Maximum building coverage fifty-five (55) percent.
• Total impervious lot coverage of eighty (80) percent.
Three areas within the proposed ordinance disallow the use of the "PD" Planned
Development Overlay to deviate from the standards as written:
Private front -entry garages on lots less than 40 -feet in width.
Private streets less than 31 -feet in width measured curb -to -curb.
Elimination of sidewalks along the street, public or private upon which a townhouse
has frontage.
A public hearing was held on these amendments at the June 19, 2007 meeting; however, it
was tabled given concerns that Council had relative to portions of the proposed ordinance.
A joint worksession was determined to be needed between the Commission and Council to
more closely review and debate the merits of the proposed amendments. In addition, the
Planning and Zoning Commission suggested that Section 41, "PD" Planned Development
Overlay should be discussed as well during the joint worksession so that the Council and
Commission could develop a mutual interpretation of the purpose, intent, and
implementation of the "PD" Planned Development Overlay ordinance. See the attached
amendment to Section 20, "R-TH" Townhouse District and Section 41, "PD" Planned
Development Overlay.
/rs
2
R:\AGENDA\08-21-07\wkO82107.Section2OandSection4l.doc
8/15/2
Section 20. R-TH Townhouse District Regulations
PURPOSE: The R-TH Townhouse District is established to accommodate the variable
dwelling concepts which currently exist in the residential marketplace. This district includes
medium density residential development that is single-family, on separately platted lots with
frontage onto publicly dedicated streets, and typically owner -occupied.
USES GENERALLY: In an R-TH district, no land shall be used and no building shall be
erected or converted to any use other than as hereinafter provided.
A. PERMITTED USES: The following uses shall be permitted as principal uses:
1. Single-family attached dwellings.
2. Churches, convents, and other places of worship.
3. Parks, playgrounds, and nature preserves, publicly owned.
4. Public utility uses required to service the district.
5. Temporary buildings when they are to be used only for construction
purposes or as a field office within a subdivision approved by the City
for the sale of the real estate of that subdivision only. Such temporary
construction buildings shall be removed immediately upon completion
or abandonment of construction and such field office shall be
removed immediately upon occupancy of ninety-five (95) percent of
the lots in the subdivision.
6. Model homes and model home parking lots are permitted as a
temporary use in new subdivisions, provided a notice is continually
posted in a prominent place in a livable area in the home and the
owner signs an affidavit on a form approved by the DirectGF Of
Community DevelopmeRt Director of Development Services
affirming compliance with all the regulations of this Section.
B. ACCESSORY USES: The following uses shall be permitted as accessory
uses to dwelling units provided that none shall be a source of income to the
owner or user of the principal family dwelling:
032106
0AORDINANCE&Zoning Ordinance\Draftslsec20draft.051507.doc
Section 20
DRAFT COPY 060807
Private swimming pools and tennis courts no closer than seventy-five
(75) feet to any adjacent residential district.
2. Cabana, pavilion, or roofed area.
3. Meeting, party, and/or social rooms in common areas only.
4. Off-street parking and private garages in connection with any use
permitted in this district.
5. One storage building per dwelling unit one hundred (100) square feet
or less, and having no plumbing.
6. Communication equipment meeting the requirements of Chapter 7,
Article XII of the Grapevine Code of Ordinance.
No accessory uses may be located between the building line and the front
property line.
Private garages on lots having a minimum width of less than forty (40) feet
must be entered from the side or rear. Said lots shall not have driveways on
or within the front building setbacks. A Plannedevel t verty
shall not be usedto deviate from this re ire to
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.
032106
1. Public and non-profit institutions of an educational, religious or cultural
type excluding correctional institutions.
2. Non profit community centers and swimming pools and tennis courts
no closer than seventy-five (75) feet to any adjacent residential
district.
3. Memorial gardens and cemeteries.
4. Public and private noncommercial recreation areas and facilities such
as country clubs and golf courses excluding miniature golf courses
ON
O:\ORDINANCES\Zoning Ordinance\Drafts\sec20draft.051507.doc
Section 20
f �I7_r� � • - 1
111CYA1•
I.I 1 A
and driving ranges.
5. Any off-street parking for churches, convents and other places of
worship developed on property other than the platted lot of record of
the principal use, provided all or a portion of the property utilized for
parking is located within 300 feet of the platted lot of record.
D. LIMITATION OF USES:
There shall be a separate platted lot of record for each townhouse
dwelling unit.
2 No more than three (3) persons unrelated by blood or marriage may
occupy residences within an R-TH Townhouse District.
3. Storage of mechanical, maintenance or farm equipment incidental to
any permitted or conditional use shall be screened in accordance with
the provisions of Section 50, Alternate B or E, from any adjacent
residential development or use.
4. Private or public alleys shall not be located in the twenty-five (25) foot
required rear yards. Whenever rear access or parking is provided,
access shall be from a platted alley or easement. All alleys shall be
dedicated at a minimum of fifteen (15) feet as a mutual access
easement with a minimum ten (10) feet of pavement section. No
single lot shall have more than a seven and a half (7 1/2) foot
easement located upon it, except that when it is necessary to
exceed seven and a half (7 1/2) feet, lot depth shall be increased
to accommodate the additional width of easement necessary for
the alley.
5 No Storage boxes or any other containers to be picked up or dropped
off by curbside self -storage services, moving services and other
similar services shall be placed within a public right-of-way. Storage
containers to be picked up or dropped off by such services shall be
visible from a public right-of-way or adjacent property for a period not
exceeding seventy-two (72) consecutive hours, and not more than two
(2) instances during any thirty (30) day period.
3
O:\ORDINANCES\Zoning Ordinance\Drafts\sec20draft.051507.doc
Section 20
as
6. Townhouse developments approved prior to XXXX XX, 2007 shall
be deemed lawful and shall have the same status as
subdivisions authorized pursuant to this ordinance.
E. PLAN REQUIREMENTS: No application for a building permit for
construction of a principal building shall be approved unless:
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 requirement shall apply:
032106
1. Maximum Density: The maximum density within the R-TH District
shall not exceed nine (9) dwelling units per gross acre.
2. Lot Size: Lots for any permitted use shall h . . nurn area of
three thousand (3,000) square For lots that are less than forty
(40) feet in width the minimum lot size shall be 2,550 square feet.
For lots forty (40) feet in width or greater the minimum lot size
shall be 3,200 square feet. No R-TH District shall be created on an
area of less than one (1) acres in size.
3. Minimum Open Space: All areas not devoted to buildings, structures
or off-street parking area shall be devoted to grass, trees, gardens,
shrubs or other suitable landscape material. In addition, all
developments shall reserve open space in accordance with the
provisions of Section 51.
4. Maximum Building Coverage: The combined area occupied by all
main and accessory buildings and structures shall not exceed fern
0
WORDINANCES\Zoning Ordinance\Drafts\sec20draft.051507.doc
Section 20
t211614Tha
{4() fifty-five (55) percent of the total lot area.
5. Maximum Impervious Area:
PeFGent of the total lot aFea. For lots less than forty (40) feet in
width the combined area occupied by all main and accessory
buildings and structures and all sidewalks, driveways and paved
areas shall not exceed eighty (80) percent of the total lot area.
For lots forty (40) feet in width or greater the combined area
occupied by all main and accessory buildings and structures and
all sidewalks, driveways and paved areas shall not exceed
seventy-five (75) percent of the total lot area.
6. Minimum Floor Area: Every townhouse dwelling unit hereafter
erected, constructed, reconstructed, or altered in this dwelling district
shall have at least twelve hundred (1,200) square feet of floor area,
excluding common corridors, basements, open and screened
porches, and garages.
G. AREA REGULATIONS: The following minimum standards shall be required:
032106
1 The front yard will have a depth of twenty five (25) feet The
I l l y front I l i YRTq-4PTTii'T CT-ivvi�ca'TTITC�C'OTT�j feet.
minimum front yard setback shall be fifteen (15) feet measured
from the back of curb or nearest edge of street pavement, with
the exception that the face of a front entry garage shall be set
back no less than twenty-five (25) feet from the sidewalk.
2. The rear yard will have a depth of twenty five (25) foot. The minimum
rear yard setback shall be fifteen (15) feet measured from the
nearest edge of the mutual access easement, with the exception
that the face of a rear entry garage shall be set back no less than
twenty-five (25) feet from the edge of the alley pavement.
3. No side yard width is required except for the following:
a. A minimum side yard of fifteen (15) feet shall be required for
each end unit in a row of townhouses containing three (3) or
more units.
5
0AORDINANCES2oning Ordinance\Draftslsec20draft.051507.doc
Section 20
DRAFT COPY 060807
b. A minimum side yard of six (6) feet shall be required for each
end unit in a row of townhouses containing two (2) units.
C. Side yards which are adjacent to a dedicated public street shall
be at least twenty-five (25) feet in width.
4. The lot shall w&have a minimum width of thirty (30) feet.
5 The lot will have -a depth of ergo hundred (100) foo+ For lots less
than forty (40) feet in width, the minimum depth shall be eighty-
five (85) feet. For lots that are forty (40) feet in width or greater,
the minimum lot depth shall be eighty (80) feet.
6. The minimum distance between principal and accessory uses, if
detached, shall be fifteen (15) feet.
H. BUFFER AREA REGULATIONS: Whenever an R-TH Townhouse
development is located adjacent to a developed residential district (R-20, R-
12.5, R-7.5, R-5.0, R-3.75, R -MF -1, R -MF -2) or a non-residential district,
without any division such as a dedicated public street, park or permanent
open space, all principal buildings or structures shall be set back a minimum
of forty (40) feet from the adjoining property line. The setback area shall
contain appropriate landscape improvements, fencing, berms or trees in
accordance with Alternate A, B, or E, in Section 50, to adequately buffer
adjoining uses.
I. HEIGHT REGULATIONS: The following maximum height regulations shall
be observed:
032106
1. The maximum height of the principal structures shall be two (2) stores
not to exceed thirty-five (35) feet. Whenever a townhouse structure is
erected contiguous to an existing single family dwelling, the number of
stories and height of the townhouse structure shall not exceed the
number of stories and height of the contiguous single family dwelling.
In no instance shall the height of a townhouse structure exceed two
(2) stories or thirty-five (35) feet.
Con
0:\ORDINANCES2oning Ordinance\Drafts\sec20draft.051507.doc
Section 20
2. The maximum height of an accessory structure shall be one (1) story
not exceed fifteen (15) feet.
3. The maximum height of a storage building used for maintenance or
mechanical equipment shall be one story not to exceed ten (10) feet.
J. OFF-STREET PARKING: Provisions for the parking of automobiles shall be
allowed as an accessory use to any principal permitted use provided that
such shall not be located on a required front yard or side yard. Off-street
parking areas shall be landscaped in accordance with Section 53. Off-street
parking shall be provided in accordance with the provisions of Sections 56
and 58 of this Ordinance and other applicable ordinances of the City.
Parking of recreational vehicles, recreational trailers, motor homes, boats,
towed trailers and the like, is prohibited in the required front yard, and the
side yards of reverse frontage lots. Whenever such parking facilities are
provided the conditions of Section 20.M8. shall be met.
K. OFF-STREET LOADING: No off-street loading is required in the R-TH
District for residential uses. Off-street loading for conditional uses may be
required as determined by the Planning Commission.
L. LANDSCAPING REQUIREMENTS:
1. Landscaping shall be required in accordance with Section 53 of this
Ordinance.
2. For developments in the R-TH District that contain more than ten (10)
units, a landscape plan shall be required.
M. DESIGN REQUIREMENTS: The following minimum design requirements
shall be provided in the R-TH Townhouse District.
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
Section 20
0
O:\ORDINANCEWoning Ordinance\Drafts\sec20draft.051507.doc
accordance with the provisions of Section 50.
3. The maximum length of any cluster of townhouse units shall not
exceed two hundred forty (24) linear feet.
4. Buildings shall be designed to prevent the appearance of straight,
unbroken lines in their horizontal and vertical surface. There shall be
no more than two (2) continuous attached townhouses without a
break in the horizontal and vertical elevations of at least three (3) feet.
5. No building shall be located closer than fifteen (15) feet to the edge of
an off-street parking, vehicular use, or storage area.
6. The minimum distance between any two (2) unattached principal
buildings shall be thirty (30) feet. Whenever two (2) principal
structures are arranged face to face or back to back, the minimum
distance shall be fifty (50) feet. The point of measurement shall be
the exterior walls of the buildings and does not include balconies,
railings or other architectural features.
7. Off-street parking areas shall not be closer than ten (10) feet to any
adjacent property line. Whenever an off-street parking, vehicular use
or storage area is within sixty (60) feet of any adjacent residentially
zoned district, the parking area shall be physically screened by a
fence, wall, berm at least six (6) feet high. All fencing shall be
finished on both sides.
8. Parking of recreational vehicles, trailers, motor homes, boats, towed
trailers and similar vehicular equipment are permitted provided they
are located in a designated vehicular use area which is screened from
adjacent residential districts by a fence, wall or berm at least eight (8)
feet in height. No vehicular use or storage area shall be located in a
required front yard or adjacent to a public right-of-way. Such areas
shall also be located at least ten (10) feet from any adjacent property
line.
'.. +i +► - w +► , s41lit's M01 "I
032106
O:\ORDINANCES\Zoning Ordinance\Drafts\sec20draft.051507.doc
Section 20
DRAFT COPY 060807
M: i
an ra,
•
5
MUMIAMUMMALWAMU:
reguirement.
10. Sidewalks
within a townhouse development upon which a townhouse has
frontacie. A planned development overlav shall not be used to
deviate from this `•
Section 20
0:\ORDINANCESXZoning Ord i nan ce\D rafts\sec20draft.051507.doc
Section 41. "PD" Planned Development Overlay
PURPOSE: The "PD" Planned Development Overlay is a planning tool that
should be utilized to improve property with a goal of establishing unique as well
as modern urban development in situations where strict adherence to standard
zoning criteria inhibits the creative process. The objective of a planned
development overlay is to promote progressive and flexible land development on
problematic tracts of land where certain causative factors such as extreme
topography, irregular property boundaries, surrounding uses and zoning and
other similar aspects renders the land difficult to develop under established
guidelines. It should be utilized to create compatible land uses within urbanized
areas and generate the appropriate criteria necessary to enable the development
of land that is unlikely to occur given the standards established in other zoning
districts. Care should be given to ensure that development under this section in
no way negatively impacts the health, safety, and welfare of the general public.
The discretionary oversight granted in this section shall allow the Planning and
Zoning Commission and the City Council the ability to establish standards and
impose conditions upon such requests to mitigate or eliminate potentially adverse
effects upon the community or upon properties within the vicinity of the proposed
use. Designation under this section shall not affect the underlying zoning of the
property except as provided in the ordinance establishing the overlay.
GENERAL GUIDELINES: All uses—permitted, accessory, and conditional
relative to a request for the creation of a "PD" Planned Development Overlay
shall be initially established by the underlying zoning district. In situations where
there is a need to deviate from the established guidelines in the underlying
zoning district relative to permitted, accessory or conditional uses and/or general
development criteria i.e. density requirements, area requirements etc., the
applicant shall present to the Planning and Zoning Commission and the City
Council the special circumstances that inhibit the development of property strictly
utilizing the standards designated in the underlying zoning district and the criteria
that will differ from that established in the underlying zoning district.
APPLICATION FOR ESTABLISHING A "PD" PLANNED DEVELOPMENT
OVERLAY: An application for a "PD" Planned Development Overlay shall be filed
with the Director of Development Services, which shall be forwarded to the
Planning and Zoning Commission and the City Council. The application shall
contain a Site Plan as stated in Section 47, Site Plan Review, with the following
information as well as any additional information as may be required by the
Planning and Zoning Commission, City Council, or the Director of Development
Services. Failure to meet the following submittal requirements will result in the
rejection of the application.
1. The applicant's name and address and his interest in the subject
property.
041806 Section 41
2. The owner's name and address if different than the applicant and
the owner's signed consent to the filing of the application.
3. The street address and legal description of the property.
4. The zoning classification and present use of the subject property.
5. A general description of the proposed "PD" Planned Development
Overlay.
6. A statement or diagram/matrix detailing the area or areas of the
zoning ordinance that will be varied from and the conditions present
that require deviation from the established standards. This written
justification for the establishment of the planned development
overlay must clearly and explicitly detail each item which will
deviate from the established guidelines and should explain what
special physical circumstances are present on the subject tract of
land that inhibits its development. Economic justifications for
establishing the planned development overlay are not acceptable.
This portion of the application is the foundation for the
establishment of the planned development overlay.
Applications for establishing a planned development overlay will be
accepted only for vacant tracts of land or for property undergoing
redevelopment. Redevelopment is not synonymous with "remodel."
For purposes of this section, redevelopment shall be defined as a
minimum increase of fifty percent in the appraised value of the
subject property brought about as a result of the improvements
made as proposed, as determined by a licensed appraiser. This
appraisal information shall be provided by the applicant at the
applicant's expense. Demolition and rebuild, construction of new
principal structure(s) and/or a change in the principal use as
defined in this ordinance are conditions which may be used to
determine this valuation.
7. A statement as to why the proposed "PD" Planned Development
Overlay will not cause substantial injury to the value, use or
enjoyment of other property in the neighborhood.
8. A statement as to how the proposed "PD" Planned Development
Overlay is to be designed, arranged and operated in order to
ensure that development and use of neighboring property in
accordance with the applicable district regulations will not be
prevented or made unlikely. Care should be taken when proposing
a planned development overlay to ensure that uses within the
i� :1•
2
Section 41
overlay closely match those within the underlying zoning district
and conformance with the Master Land Use plan is maintained.
9. A statement or diagram/matrix detailing the particular measures
that will be implemented to compensate for the requested
deviations from the underlying zoning district.
HEARING ON THE "PD" PLANNED DEVELOPMENT OVERLAY APPLICATION:
A public hearing on the application shall be held and notice thereof given in the
manner and form required as set out in Section 67, Amendments of this
ordinance unless the Director of Development Services or the Planning and
Zoning Commission determines that the application is incomplete.
STANDARDS: The following standards may be considered by the Planning and
Zoning Commission and the City Council in determining whether a "PD" Planned
Development Overlay should be established:
1. That the proposed "PD" Planned Development Overlay will be
consistent with the adopted policies in the Comprehensive Master
Plan of the City of Grapevine.
2. That the proposed "PD" Planned Development Overlay will not
have a substantial or undue adverse effect upon adjacent property,
the character of the neighborhood, traffic conditions, parking, utility
facilities, and other matters affecting the public health, safety and
general welfare.
3. That the proposed "PD" Planned Development Overlay will be
constructed arranged and operated so as not to dominate the
immediate vicinity or to interfere with the development and use of
neighboring property in accordance with the applicable district
regulations. In determining whether the proposed "PD" Planned
Development Overlay will so dominate the immediate
neighborhood, consideration shall be given to:
a. The location, nature and height of building, structures, walls,
fences on the site and,
b. The nature and extent of screening on the site.
4. That the proposed "PD" Planned Development Overlay at the
specified location will contribute to or promote the welfare or
convenience of the public.
1� :1•
3
Section 41
5. That adequate access roads or entrance and exit drives will be
provided and will be designed so as to prevent traffic hazards and
to minimize traffic congestion in public streets and alleys.
6. That the proposed "PD" Planned Development Overlay will be
served adequately by essential public facilities and services such
as highways, streets, parking spaces, police and fire protection,
drainage structures, refuse disposal, water and sewers, and
schools; or that the persons or agencies responsible for the
establishment of the Overlay will provide adequately for such
services.
7. That the proposed "PD" Planned Development Overlay will not
result in the destruction, loss or damage of any natural, scenic or
historic feature of significant importance.
8. That the proposed "PD" Planned Development Overlay will comply
with any additional standards imposed on it by the particular
provision of this Ordinance authorizing such use.
9. That the proposed "PD" Planned Development Overlay will
minimize disruption to existing neighborhoods, will minimize the
adverse impact on existing community services, and will
complement in the least intrusive manner possible the needs of the
city, region, and the State.
10. That the benefits of the proposed "PD" Planned Development
Overlay outweigh the loss of or damage to any homes, businesses,
natural resources, agricultural lands, historic or cultural landmarks
or sites, wildlife habitats, parks, or natural, scenic, or historic
feature of significance, and outweigh the personal and economic
costs of disruption to the lives, businesses and property of
individuals affected by the proposed use.
11. That all ,alternative cites and all reasonable means for meeting the
projected need or demand for the proposed building, structure,
development, use or activity which may be less costly or less
intrusive to existing communities have been considered and
rejected by the applicant for clearly disclosed reasons, and that all
reasonable means for minimizing adverse impacts of the proposed
use have been considered and incorporated into the proposal.
12. That the proposed "PD" Planned Development Overlay is
consistent with prior plans, master plans and projections of the
applicant, if any, upon which the City of Grapevine has based
planning or zoning decisions or, if the proposed use is consistent
041806 Section 41
4
with prior plans or projections of the applicant, that any such
inconsistency is outweighed by the benefits to the community of the
proposed use.
13. For those requests to establish a "PD" Planned Development
Overlay based on the residential zoning districts: "R-20" Single
Family District, "R-12.5" Single Family District, "R-7.5" Single
Family District and "R-5.0" Zero Lot Line District, the requirement
for a Site Plan shall be waived and a survey or subdivision plat
shall suffice. The following zoning districts are not permitted to be
utilized for the establishment of a "PD" Planned Development
Overlay: "R -MH" Manufactured Home District, "R-MODH" Modular
Home District, "PRD -6" Planned Residential Low Density District,
and "PRD -12" Planned Residential Medium Density District.
PERIOD OF VALIDITY: No Site Plan for a "PD" Planned Development Overlay
shall be valid for a period longer than one year from the date on which the City
Council grants approval, unless within such one year period: (a) a Building
Permit is obtained and the erection or alteration of a structure is started, or (b) an
Occupancy Permit is obtained and a use commenced. The City Council may
grant one additional extension not exceeding one year, upon written application,
without notice or hearing. No additional extension shall be granted without
complying with the notice and hearing requirements for an initial application as
required in Section 67, Amendments. It should be recognized that the
establishment of a planned development overlay is contractual in nature and
upon expiration of a Site Plan approved in conjunction with the establishment of
a "PD" Planned Development Overlay, the property will revert to the underlying
zoning district designation and all uses and the general development guidelines
as stated in the district shall apply. There shall be no vested right(s) associated
with an expired site plan approved in conjunction with a "PD" Planned
Development Overlay.
A. PRINCIPAL USES:
1. All principal uses established in the underlying zoning district.
When varying from the uses within the underlying zoning district the
applicant shall provide an amended list of permitted uses and the
conditions necessary for the change in standards from the
underlying zoning district.
B. ACCESSORY USES:
1. All accessory uses established in the underlying zoning district.
When varying from the uses within the underlying zoning district the
applicant shall provide an amended list of accessory uses and the
041806 Section 41
5
conditions necessary for the change in standards from the
underlying zoning district.
C. CONDITIONAL USES:
All conditional uses established in the underlying zoning district.
When varying from the uses within the underlying zoning district the
applicant shall provide an amended list of conditional uses and the
conditions necessary for the change in standards from the
underlying zoning district.
D. LIMITATION OF USES: Uses prohibited shall be those uses specifically
prohibited within the underlying zoning district. The following uses are
expressly prohibited within a "PD" Planned Development Overlay and
cannot be established as a permitted, conditional, or accessory use under
any circumstances:
1. Freight forwarding warehouses
2. Outside storage of material/equipment
3. Retail establishments for used car sales and service
4. Hotel/motel with a minimum room count less than 300 rooms
5. Commercial parking lots
6. Automotive repair garages
7. Salvage/wrecking yards
8. Retail sales of building material displayed in an unenclosed or
incompletely enclosed area with outside storage
9. Those uses specifically designated in paragraph D. Limitation of
Uses in Section 31, "Ll" Light Industrial District
10. Off-premise/billboard signage
11. Pawn shops
12. All uses listed in Section 49, Special Uses
13. Bed and Breakfast
E. DENSITY REQUIREMENTS: Requirements associated with maximum
density, lot size, minimum open space, maximum building coverage, and
maximum impervious coverage shall be initially established by the
underlying zoning district. When varying from the guidelines within the
underlying zoning district the applicant shall provide the method for
establishing the new standards and the conditions necessary for the
change in standards from the underlying zoning district. The maximum
density for a "PD" Planned Development Overlay District associated with
any underlying residential zoning district shall not exceed that established
in the underlying zoning district except for the "R -MF -2" Multifamily
District. Lot size for any residentially zoned district may be reduced no
more than five (5) percent.
041806 Section 41
6
F. AREA REGULATIONS: Requirements associated with lot width, lot depth,
front yard setback, side yard setback, rear yard setback, and distance
between buildings shall be initially established by the underlying zoning
district. When varying from the guidelines within the underlying zoning
district the applicant shall provide the method for establishing the new
standards and the conditions necessary for the change in standards from
the underlying zoning district.
G. BUFFER AREA REGULATIONS: Requirements associated with the
establishment of a buffer area shall be initially established by the
underlying zoning district. When varying from the guidelines within the
underlying zoning district the applicant shall provide the method for
establishing the new standards and the conditions necessary for the
change in standards from the underlying zoning district.
H. HEIGHT REQUIREMENTS: Requirements associated with the height of
structures shall be initially established by the underlying district. When
varying from the guidelines within the underlying zoning district the
applicant shall provide the method for establishing the new standards and
the conditions necessary for the change in standards from the underlying
zoning district.
1. LANDSCAPING REQUIREMENTS: Requirements associated with
landscaping shall be initially established in accordance with Section 53,
Landscaping Regulations of the zoning ordinance. When varying from the
guidelines within Section 53, Landscaping Regulations, the applicant shall
provide the method for establishing the new standards and the conditions
necessary for the change in standards from those established.
J. MASONRY REQUIREMENTS: Masonry shall be provided in accordance
with Section 54, Masonry Requirements.
K. OFF-STREET PARKING REQUIREMENTS: Requirements associated
with off-street parking shall be initially established in accordance with
Section 56, Off -Street Parking Requirements and Section 58, Parking,
Loading, and Outside Storage Area Development Standards of the zoning
ordinance. When varying from the guidelines within these Sections the
applicant shall provide the method for establishing the new standards and
the conditions necessary for the change in standards from those
established.
L. OFF-STREET LOADING REQUIREMENTS: Requirements associated
with off-street loading shall be initially established in accordance with
Section 57, Off -Street Loading Requirements of the zoning ordinance.
When varying from the guidelines within Section 57, Off -Street Loading
Requirements, the applicant shall provide the method for establishing the
1� :1•
19
Section 41
new standards and the conditions necessary for the change in standards
from those established.
M. DESIGN REQUIREMENTS: When applicable, design requirements shall
be initially established by the underlying zoning district. When varying
from the guidelines within the underlying zoning district the applicant shall
provide the method for establishing the new standards and the conditions
necessary for the change in standards from the underlying zoning district.
N. PLANNED COMMERCIAL CENTER DESIGN REQUIREMENTS: When
applicable, the design requirements associated with planned commercial
centers shall be initially established by the underlying zoning district.
When varying from the guidelines within the underlying zoning district the
applicant shall provide the method for establishing the new standards and
the conditions necessary for the change in standards from the underlying
zoning district.
O. SIGN STANDARDS: On -premise signage shall be provided in accordance
with Section 60, Sign Standards of the zoning ordinance.
P. SUBDIVISION REGULATIONS AND CONSTRUCTION STANDARDS:
The planned development overlay shall not be used to deviate from the
construction standards established for new construction within the City.
Except in extreme circumstances relative to width, grade, and radii, all
subdivision regulations shall be met. Justification must be given for the
establishment of private streets/roadways however all subdivision
regulations and constructions standards must be met.
Q. ADDITIONAL REQUIREMENTS AND RESTRICTIONS: In granting a "PD"
Planned Development Overlay, the Planning and Zoning Commission may
recommend, and the City Council may impose such conditions,
safeguards and restrictions upon the premises benefited by the Planned
Development Overlay as may be necessary to comply with the standards
set out in Section 41 Standards of this Ordinance to avoid, or minimize, or
mitigate any potentially injurious effect of such Planned Development
Overlay uses upon other property in the neighborhood, and to carry out
the general purpose and intent of this Ordinance. Such conditions shall
be set out in the Ordinance approving the Planned Development Overlay.
1� :1•
Section 41
�T —E S
August 31, 2007
Ms. Christine Lopez
Fort Worth Star Telegram
P.O. Box 1870
Fort Worth, Texas 76102
RE: Grapevine Account # CIT 25
Dear Ms. Lopez,
VIA FACSIMILE
817-390-7520
Please find enclosed the following for publication on Sunday, September 2, 2007, in the
Northeast Edition of the Neighborhood Extra Section of the Fort Worth Star Telegram.
(One time only)
Item Meeting Date
Notice of Public Hearing
Z07-12 — Amino Enterprises September 18, 2007
Notice of Public Hearing
CU07-20 — Tastings September 18, 2007
Notice of Public Hearing
CU07-21 — Tastings September 18, 2007
Notice of Public Hearing
CU07-23 — Hyatt Place September 18, 2007
Notice of Public Hearing
CU07-26 — Texas Nissan of Grapevine September 18, 2007
Notice of Public Hearing
CU07-27 — M&S Timberline September 18, 2007
Notice of Public Hearing
Amendments to the Zoning Ordinance September 18, 2007
As always, your assistance is greatly appreciated. If you have any questions please
contact me at (817) 410-3155.
Sincerely,
Ron Stombaugh�c
Planning and De Y velopmenYA=nger
DEVELOPMENT SERVICES DEPARTMENT
The City of Grapevine * P 0 Box 95104 drapevine, Texas 76099 0 (817) 410-3154
Fax (817) 410-3018 www.ei.grapevine.tx.us
CITY OF GRAPEVINE, TEXAS
On Tuesday evening, September 18, 2007 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:
Case Number/Name: Z07-12 — Amino Enterprise
Applicant: William Stromberg
Location: 3091 Dove Road, Lot 1, Block 10, Parra Linda Estates
Current Zoning: "CN" Neighborhood Commercial
Proposal: The applicant is requesting a zone change to rezone 2.74 acres
from "CN" Neighborhood Commercial to "PO" Professional Office for the development of
two office buildings. This property is owned by William Stromberg. A copy of the site plan
is on file at the Department of Development Services.
Case Number/Name: CU07-20 — Tastings
Applicant: One-Summ, LLC
Location: 909 South Main Street, Suite 109, Lot 1, Block 1, Hasten
Addition
Current Zoning: "MXU" Mixed Use
Proposal: The applicant is requesting a conditional use permit to amend
the previously approved site plan to allow the possession, storage, retail sale and off -
premise consumption of alcoholic beverages (beer and wine only) in conjunction with a
retail store. The property is owned by Fairfield GV Main LP. A copy of the site plan is on
file at the Department of Development Services.
Case Number/Name: CU07-21 — Tastings
Applicant: One-Summ, LLC
Location: 909 South Main Street, Suite 110, Lot 1, Block 1, Hasten
Addition
Current Zoning: "MXU" Mixed Use
Proposal: The applicant is requesting a conditional use permit to amend
the previously approved site plan to allow the possession, storage, retail sale and on -
premise consumption of alcoholic beverages (beer, wine and mixed drinks) in conjunction
with a restaurant. The property is owned by Fairfield GV Main LP. A copy of the site plan
is on file at the Department of Development Services.
2
Case Number/Name: CU07-23 — Hyatt Place
Applicant: Moody National HP Grapevine MT, LP
Location: 2200 West Grapevine Mills Circle, Lot 1, Block 6, Grapevine
Mills Addition Phase 1
Current Zoning: "CC Community Commercial
Proposal: The applicant is requesting a conditional use permit to amend
the previously approved site plan for a planned commercial center in excess of 1,000,000
square foot of leaseable area, specifically to allow the possession, storage, retail sale and
on -premise consumption of alcoholic beverages (beer, wine and mixed drinks) in
conjunction with a cafe. The property is owned by Moody National HP Grapevine S, LP. A
copy of the site plan is on file at the Department of Development Services.
Case Number/Name: CU07-26 — Texas Nissan of Grapevine
Applicant: DDVT Development LP
Location: 1401 West State Highway 114, Lot 1, Block 1, Regency Center
Addition
Current Zoning: "CC" Community Commercial
Proposal: The applicant is requesting a conditional use permit to amend
the previously approved site plan for a planned commercial center with new and used
automobile sales and service specifically to allow a 1,964 square foot addition to an
existing building. The property is owned by DDVT Development LP. A copy of the site
plan is on file at the Department of Development Services.
Case Number/Name: CU07-27, M & S Timberline
Applicant: M & S Timberline
Location: 2700 William D. Tate Avenue; Lot 1A, Block 1, Timberline
Office Park Addition
Current Zoning: "PO" Professional Office
Proposal: The applicant is requesting a conditional use permit to amend
the previously approved site plan for a planned office center specifically to allow for the
addition of a new office building. The property is owned by M & S Timberline. A copy of
the site plan is on file at the Department of Development Services.
AMENDMENTS TO COMPREHENSIVE ZONING ORDINANCE 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 20, Townhouse District Regulations relative to a complete
revision of the ordinance, Section 41, "PD" Planned Development Overlay, relative to the
general use and justification of the ordinance, and revision to all applicable sections of the
zoning ordinance relative to the elimination of public utility uses as a permitted use, 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 the Department of Development Services concerning any questions, 200 South
Main Street, Grapevine, Texas, 76051 or P.O. Box 95104, Grapevine, Texas, 76099,817-
410-3155.
0
HP OfficeJet K Series K80 Log for
Personal Printer/Fax/Copier/Scanner DEVELOPMENT SERVICES
8174103018
Aug 312007 12:56pm
Date -T-im Tal.- Identification
Duratio Pales Result
Aug 31 12:54pm Fax Sent 98173907520 1:15 4 OK
Star -Telegram
400 W. 7TH STREET
FORT WORTH, TX 76102
(817)390-7761
Federal Tax ID 22-3148254
Bill To:
CITY OF GRAPEVINE SECRETARY
PO BOX 95104
GRAPEVINE, TX 76099-9704
INVOICE 1111111?1
conditional use
mit to amend
Attn VICKIE MCDONALD site io plan apfo
D riptlori x planned commf
Aso center with new
used autom
sales and se
CITY OF GRAPEVINE, TEXAS On 1358 'a 1,964afl
pecificsquare
addition to an
fisting building.
Current Zoning: property is OWN
Le al Notices MXU" Mixed Use , DDVT Developi
g Proposal: The appl7- LP. A copy of th<
----- _ _. cant is rpduact a plan is on file a
of
ges
and
in
ith a
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will hold a publi�
rant. The prc
owned by
hearing to conside
GV Main LP.
the following items:
Case. Number/Name„
of the site pl
file at the
Z07-12 - Amino En-.
ment.. of r
terprise
Applicant: William
meat Service
Case Number
Stromberg
':. CU07-23 -
Location: 3091 Dove
place
Road, Lot 1, Block
Applicant:
10, Parra Linda Es-
National HP
tates
Current Zoning: "CN"
I vine MT, LP
Location: 220
Neighborhood Com-
Grapevine M
mercial
Proposal: The appli-
cle, Lot 1, E
Grapevine M
cant is requesting<.a
dition Phase
zone change to re-
Current Zonin
THE STAT zone 2.74 acres from
"CN'
Community
Neighborhood.
mercial
County < Commercial to "PO"
Professional
Proposal: The
Office
for the development-
cant is reque
Of two office build-
conditional u
mit to ame
Before n ings. This property is, i
previously at
owned by William
site plan
Stromberg. A copy of
far file $ lE
planned tom
the site plan is on
depose menti t f eDevelop-' C
center in exp
foot of le
LEGAL G ment Services.
area, specific
Case Number/Name,
(817) 3� CU07-20 - Tastings
allow the 1
Sion, storage
A plrcant. One-
- .P_ _
sale and on -r
UBSCR MixedUse,
mare. i ne pr
by
Proposal: appli-
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cant is requesting a
vine Sf LP. i
conditional use per-
the site p1,
mit to amend the
file at the
previously
of
ite plan to allow the
ment Se vii
Possession, storage,
retail sale and
Case Nunibi
off-
premise consump-
Thank
CU07-26
F Nissan of G
tion of alcoholic
Applicant: DI
beverages (beer and
velopment 1
wine only) in con--
Location: 141
junction with a retail
store._ The property
State Highu
Lot 1. Bloc]
Remit
tional use
to amend
new orrice omm1
The property
owned by M &
Timberline. A cop)
the site plan is'
file at the Dept
ment, of Devel
went Services,,
AMENDMENTS
COMPREHENSI
ZONING OR
NANCE 82-73
The City Council
the Commission ,
ar consider ame
ments and than
as
el Sion of the
Hance, Sectio
"PD" Planner
velopment O,
id relative to thi
eral use and i
cation of the
nance, and re
:ir to all app
sections of
zoning Ord
relative to
elimination of
utility uses
permitted us(
any other add
--- deletions, or cl
to various se
articles and
sions contair
said Ordinan(
82-73.
may vofn- After all partie
P -r mercial been , given z
Proposal: The appilI. portunity to
e, cant is requesting .a
RTH, TX 76101-2,
Customer ID:
CIT25 n
Invoice Number:
-03
288411441Rojo'
Date:
9/2/07
Terms:
Net due in 21 days
Due Date:
9/30/07
PO Number:
Order Number:
28841144
Sales Rep:
005
Description:
CITY OF GRAPEVI
Publication Date:
9/2/07
268 268 LINE $3.33 $892.44
Net Amount:
$892.44
sonally Ppeared Lisa Wesselman, Bid and Legal Coordinator
in Tarra t C' unty, Texas; aAd who, after being duly sworn, did
dished io t e above namoli paper on the listed dates: BIDS &
,mer ID: CIT25
,mer Name: CITY OF GRAPEVINE SECR
�,e Number: 288411441
�e Amount: $892.44
umber:
int Enclosed:
�ITEMPf
TO: HONORABLE MAYOR, CITY COUNCIL MEMBERS AND THE
PLANNING AND ZONING COMMISSION
FROM: BRUNO RUMBELOW, CITY MANAGER
SCOTT WILLIAMS, DEVELOPMENT SERVICES DIRECTOR
SUBJECT: AM07-03—ZONING ORDINANCE AMENDMENTS TO SECTION
20, "R-TH" TOWNHOUSE DISTRICT REGULATIONS AND
AMENDMENTS TO ALL APPLICABLE SECTIONS OF THE
ZONING ORDINANCE RELATIVE TO THE ELIMINATION OF
PUBLIC UTILITY USES AS A PERMITTED USE
Staff recommends the City Council and Planning and Zoning Commission consider the
amendments to Section 20, "R-TH" Townhouse District Regulations, and amendments to
all applicable sections of the zoning ordinance relative to the elimination of public utility
uses as a permitted use, and take any necessary action.
Amendments to Section 24, "R-TH" Townhouse District:
The Planning and Zoning Commission met on April 10, 2007 and again on May 15, 2007 to
discuss amendments to Section 20, "R-TH" Townhouse District Regulations that were
drafted in an effort to modernize the guidelines with respect to current townhouse
development in the Metroplex area. A public hearing was held on these amendments at
the June 19, 2007 meeting; however, it was tabled given concerns that Council had relative
to portions of the proposed ordinance. A joint worksession between the Planning and
Zoning Commission and the City Council was held on August 21, 2007 to discuss the
proposed amendments to the "R-TH" Townhouse District regulations as well as to discuss
Section 41, "PD" Planned Development Overlay relative to its purpose, intent, and
implementation. At the workshop, it was generally agreed that the prohibition on the use of
the Planned Development Overlay relative to front entry garages on lots less than 40 -feet
in width and the use of private streets less than 31 feet in width were perhaps too
restrictive and should be eliminated. Possible amendments to the Planned Development
Overlay regulations will be discussed at another joint worksession. Attached is a revised
draft ordinance of Section 20, "R-TH" Townhouse District that comprises the results of all
discussions to date, which includes:
31 foot street widths curb to curb with sidewalks to match minimum city design
requirements. (public or private)
R:\AGENDA\09-18-07\AM07-03.4.doc 9/12/2007 9:04:35 AM
• 25 foot setback from sidewalk to garage door for front entry garages.
• 25 foot setback from edge of alley to garage door for rear entry garages.
• 15 foot front yard setback measured from the back of curb or nearest edge of street
pavement.
• 15 foot rear yard setback measured from the nearest edge of the mutual access
easement.
• 30 foot minimum width for lots with rear entry garages.
• 40 foot minimum width for lots with front entry garages.
• 85 foot minimum depth for lots with rear entry garages.
• 80 foot minimum depth for lots with front entry garages.
• 3,200 square foot minimum for lots with front entry garages.
• 2,550 square foot minimum for lots with rear entry garages.
• Maximum building coverage 55%.
• Total impervious lot coverage of 80%.
One area within the proposed ordinance disallows the use of the "PD" Planned
Development Overlay to deviate from the standards as written:
• Elimination of sidewalks along the street, public or private upon which a townhouse
has frontage.
Amendments to all applicable sections of the zoning ordinance relative to the
elimination of public utility uses as a conditional use:
As the ordinance is currently written, "public utility uses required to service the district" are
considered permitted uses within nearly all sections of the zoning ordinance and as such
could be approved administratively without Council oversight. This use has broad
implications that perhaps were not fully realized when originally written. Any type of public
utility use could be interpreted to meet this requirement and because of this the Planning
and Zoning Commission and the City Council may wish to consider eliminating this use
within the permitted use paragraph of all relevant sections of the zoning ordinance. In a
situation where a public utility related use is requested, Section 49, Special Uses has a
provision for these uses which would allow the Planning and Zoning Commission and the
City Council the oversight necessary to consider the appropriateness of such requests.
16
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Section 20. R-TH Townhouse District Regulations
PURPOSE: The R-TH Townhouse District is established to accommodate the variable
dwelling concepts which currently exist in the residential marketplace. This district includes
medium density residential development that is single-family, on separately platted lots with
frontage onto publicly dedicated streets, and typically owner -occupied.
USES GENERALLY: In an R-TH district, no land shall be used and no building shall be
erected or converted to any use other than as hereinafter provided.
A. PERMITTED USES: The following uses shall be permitted as principal uses:
Single-family attached dwellings.
2. Churches, convents, and other places of worship.
3. Parks, playgrounds, and nature preserves, publicly owned.
5. Temporary buildings when they are to be used only for construction
purposes or as a field office within a subdivision approved by the City
for the sale of the real estate of that subdivision only. Such temporary
construction buildings shall be removed immediately upon completion
or abandonment of construction and such field office shall be
removed immediately upon occupancy of ninety-five (95) percent of
the lots in the subdivision.
6. Model homes and model home parking lots are permitted as a
temporary use in new subdivisions, provided a notice is continually
posted in a prominent place in a livable area in the home and the
owner signs an affidavit on a form approved by the Direster of
COMMURity Development Director of Development Services
affirming compliance with all the regulations of this Section.
B. ACCESSORY USES: The following uses shall be permitted as accessory
uses to dwelling units provided that none shall be a source of income to the
owner or user of the principal family dwelling:
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DRAFT 091807
1. Private swimming pools and tennis courts no closer than seventy-five
(75) feet to any adjacent residential district.
2. Cabana, pavilion, or roofed area.
3. Meeting, party, and/or social rooms in common areas only.
4. Off-street parking and private garages in connection with any use
permitted in this district.
5. One storage building per dwelling unit one hundred (100) square feet
or less, and having no plumbing.
6. Communication equipment meeting the requirements of Chapter 7,
Article XII of the Grapevine Code of Ordinance.
No accessory uses may be located between the building line and the front
property line.
Private garages on lots having a minimum width of less than forty (40) feet
must be entered from the side or rear. Said lots shall not have driveways on
or within the front building setbacks.
C. CONDITIONAL USES: The following conditional uses may be permitted
provided they meet the provisions of Section 48, and a conditional use permit
is issued.
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1. Public and non-profit institutions of an educational, religious or cultural
type excluding correctional institutions.
2. Non profit community centers and swimming pools and tennis courts
no closer than seventy-five (75) feet to any adjacent residential
district.
3. Memorial gardens and cemeteries.
4. Public and private noncommercial recreation areas and facilities such
as country clubs and golf courses excluding miniature golf courses
and driving ranges.
OA,
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5. Any off-street parking for churches, convents and other places of
worship developed on property other than the platted lot of record of
the principal use, provided all or a portion of the property utilized for
parking is located within 300 feet of the platted lot of record.
D. LIMITATION OF USES:
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There shall be a separate platted lot of record for each townhouse
dwelling unit.
2 No more than three (3) persons unrelated by blood or marriage may
occupy residences within an R-TH Townhouse District.
3. Storage of mechanical, maintenance or farm equipment incidental to
any permitted or conditional use shall be screened in accordance with
the provisions of Section 50, Alternate B or E, from any adjacent
residential development or use.
4. Private or public alleys shall not be located in the twenty-five (25) foot
required rear yards. Whenever rear access or parking is provided,
access shall be from a platted alley or easement. All alleys shall be
dedicated at a minimum of fifteen (15) feet as a mutual access
easement with a minimum ten (10) feet of pavement section. No
single lot shall have more than a seven and a half (7 1/2) foot
easement located upon it, except that when it is necessary to
exceed seven and a half (71/2) feet, lot depth shall be increased
to accommodate the additional width of easement necessary for
the alley.
5 No Storage boxes or any other containers to be picked up or dropped
off by curbside self -storage services, moving services and other
similar services shall be placed within a public right-of-way. Storage
containers to be picked up or dropped off by such services shall be
visible from a public right-of-way or adjacent property for a period not
exceeding seventy-two (72) consecutive hours, and not more than two
(2) instances during any thirty (30) day period.
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6. Townhouse developments approved prior to XXXX XX, 2007 shall
be deemed lawful and shall have the same status as
subdivisions authorized pursuant to this ordinance.
E. PLAN REQUIREMENTS: No application for a building permit for
construction of a principal building shall be approved unless:
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 requirement shall apply:
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Maximum Density: The maximum density within the R-TH District
shall not exceed nine (9) dwelling units per gross acre.
2. Lot Size:
three thousand (3,000) square f For lots that are less than forty
(40) feet in width the minimum lot size shall be 2,550 square feet.
For lots forty (40) feet in width or greater the minimum lot size
shall be 3,200 square feet. No R-TH District shall be created on an
area of less than one (1) acres in size.
3. Minimum Open Space: All areas not devoted to buildings, structures
or off-street parking area shall be devoted to grass, trees, gardens,
shrubs or other suitable landscape material. In addition, all
developments shall reserve open space in accordance with the
provisions of Section 51.
4. Maximum Building Coverage: The combined area occupied by all
main and accessory buildings and structures shall not exceed
(40) fifty-five (55) percent of the total lot area.
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5. Maximum Impervious Area: The GGFnb'ned area eGGUpwed by all main
and aGG866OFy buildings OF StFUGWres, shall not eXGeed eighty (80)
PeFGent of the total lot aFea. For lots less than forty (40) feet in
width the combined area occupied by all main and accessory
buildings and structures and all sidewalks, driveways and paved
areas shall not exceed eighty (80) percent of the total lot area.
For lots forty (40) feet in width or greater the combined area
occupied by all main and accessory buildings and structures and
all sidewalks, driveways and paved areas shall not exceed
seventy-five (75) percent of the total lot area.
6. Minimum Floor Area: Every townhouse dwelling unit hereafter
erected, constructed, reconstructed, or altered in this dwelling district
shall have at least twelve hundred (1,200) square feet of floor area,
excluding common corridors, basements, open and screened
porches, and garages.
G. AREA REGULATIONS: The following minimum standards shall be required:
032106
1 The front yard will have a depth of twenty five 25\ foot. The
minimum front yard setback shall be fifteen (15) feet measured
from the back of curb or nearest edge of street pavement, with
the exception that the face of a front entry garage shall be set
back no less than twenty-five (25) feet from the sidewalk.
2. . The minimum
rear yard setback shall be fifteen (15) feet measured from the
nearest edge of the mutual access easement, with the exception
that the face of a rear entry garage shall be set back no less than
twenty-five (25) feet from the edge of the alley pavement.
3. No side yard width is required except for the following:
a. A minimum side yard of fifteen (15) feet shall be required for
each end unit in a row of townhouses containing three (3) or
more units.
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DRAFT 091807
b. A minimum side yard of six (6) feet shall be required for each
end unit in a row of townhouses containing two (2) units.
C. Side yards which are adjacent to a dedicated public street shall
be at least twenty-five (25) feet in width.
4. The lot shall w4l-have a minimum width of thirty (30) feet.
5. . For lots less
than forty (40) feet in width, the minimum depth shall be eighty
five (85) feet. For lots that are forty (40) feet in width or greater,
the minimum lot depth shall be eighty (80) feet.
6. The minimum distance between principal and accessory uses, if
detached, shall be fifteen (15) feet.
H. BUFFER AREA REGULATIONS: Whenever an R-TH Townhouse
development is located adjacent to a developed residential district (R-20, R-
12.5, R-7.5, R-5.0, R-3.75, R -MF -1, R -MF -2) or a non-residential district,
without any division such as a dedicated public street, park or permanent
open space, all principal buildings or structures shall be set back a minimum
of forty (40) feet from the adjoining property line. The setback area shall
contain appropriate landscape improvements, fencing, berms or trees in
accordance with Alternate A, B, or E, in Section 50, to adequately buffer
adjoining uses.
I. HEIGHT REGULATIONS: The following maximum height regulations shall
be observed:
1. The maximum height of the principal structures shall be two (2) stores
not to exceed thirty-five (35) feet. Whenever a townhouse structure is
erected contiguous to an existing single family dwelling, the number of
stories and height of the townhouse structure shall not exceed the
number of stories and height of the contiguous single family dwelling.
In no instance shall the height of a townhouse structure exceed two
(2) stories or thirty-five (35) feet.
2. The maximum height of an accessory structure shall be one (1) story
Section 20
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1' :1,
not exceed fifteen (15) feet.
3. The maximum height of a storage building used for maintenance or
mechanical equipment shall be one story not to exceed ten (10) feet.
J. OFF-STREET PARKING: Provisions for the parking of automobiles shall be
allowed as an accessory use to any principal permitted use provided that
such shall not be located on a required front yard or side yard. Off-street
parking areas shall be landscaped in accordance with Section 53. Off-street
parking shall be provided in accordance with the provisions of Sections 56
and 58 of this Ordinance and other applicable ordinances of the City.
Parking of recreational vehicles, recreational trailers, motor homes, boats,
towed trailers and the like, is prohibited in the required front yard, and the
side yards of reverse frontage lots. Whenever such parking facilities are
provided the conditions of Section 20.M8. shall be met.
K. OFF-STREET LOADING: No off-street loading is required in the R-TH
District for residential uses. Off-street loading for conditional uses may be
required as determined by the Planning Commission.
L. LANDSCAPING REQUIREMENTS:
Landscaping shall be required in accordance with Section 53 of this
Ordinance.
2. For developments in the R-TH District that contain more than ten (10)
units, a landscape plan shall be required.
M. DESIGN REQUIREMENTS: The following minimum design requirements
shall be provided in the R-TH Townhouse District.
032106
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.
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Section 20
032106
1'1
3. The maximum length of any cluster of townhouse units shall not
exceed two hundred forty (24) linear feet.
4. Buildings shall be designed to prevent the appearance of straight,
unbroken lines in their horizontal and vertical surface. There shall be
no more than two (2) continuous attached townhouses without a
break in the horizontal and vertical elevations of at least three (3) feet.
5. No building shall be located closer than fifteen (15) feet to the edge of
an off-street parking, vehicular use, or storage area.
6. The minimum distance between any two (2) unattached principal
buildings shall be thirty (30) feet. Whenever two (2) principal
structures are arranged face to face or back to back, the minimum
distance shall be fifty (50) feet. The point of measurement shall be
the exterior walls of the buildings and does not include balconies,
railings or other architectural features.
7. Off-street parking areas shall not be closer than ten (10) feet to any
adjacent property line. Whenever an off-street parking, vehicular use
or storage area is within sixty (60) feet of any adjacent residentially
zoned district, the parking area shall be physically screened by a
fence, wall, berm at least six (6) feet high. All fencing shall be
finished on both sides.
8. Parking of recreational vehicles, trailers, motor homes, boats, towed
trailers and similar vehicular equipment are permitted provided they
are located in a designated vehicular use area which is screened from
adjacent residential districts by a fence, wall or berm at least eight (8)
feet in height. No vehicular use or storage area shall be located in a
required front yard or adjacent to a public right-of-way. Such areas
shall also be located at least ten (10) feet from any adjacent property
line.
9. Any private streets developed in conjunction with a townhouse
development to provide access to and frontage for townhouses
developed under this ordinance must be a minimum of thirty-one
(31) feet in width from curb to curb, constructed under the City's
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Section 20
Construction Standards and inspected by City Staff.
10. Sidewalks shall be provided along any street, private or public,
within a townhouse development upon which a townhouse has
frontage. A planned development overlay shall not be used to
deviate from this requirement.
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Section 20
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Section 13. R-20 Single -Family District Regulations
PURPOSE: The R-20 Single -Family District is established to provide for areas requiring
minimum lot sizes of twenty thousand (20,000) square feet in order to promote low
population densities and establish or maintain a rural characterwithin the subdivision. This
district is appropriate for those areas exhibiting large lot development and maintaining a
rural environment, and for newly annexed territory into the City of Grapevine.
USES GENERALLY: In an R-20 Single -Family district no land shall be used and no
building shall be erected for or converted to any use other than as hereinafter provided.
A. PERMITTED USES:
The following uses shall be permitted as principal uses:
1. Single -Family detached dwellings.
2. Churches, convents, and other places of worship.
3. Parks, playgrounds and nature preserves, publicly owned.
54. Agricultural uses subject to the provisions of Ordinance 75-25, Chapter 6,
Section 6.2.
65. Temporary buildings when they are to be used only after construction
purposes or as a field office within a subdivision only. Such temporary
construction buildings shall be removed immediately upon completion or
abandonment of construction and such field office shall be removed
immediately upon occupancy of ninety-five (95) percent of the lots in the
subdivision.
76. Model homes and model home parking lots are permitted as a temporary use
in new subdivisions, provided a notice is continually posted in a prominent
place in a livable area in the home and the owner signs an affidavit on a form
approved by the Director of Development Services affirming compliance with
all the regulations of this section.
B. ACCESSORY USES:
The following uses shall be permitted as accessory uses to a single-family detached
031902 1 Section 13
i
Section 14. R-12.5 Single -Family District Regulations
PURPOSE: The R-12.5 Single -Family District is established to provide for areas requiring
minimum lot sizes of twelve thousand five hundred (12,500) square feet in order to
promote low population densities and provide the opportunity to establish a rural character
within the subdivision. This district is intended to be composed of single-family dwellings
together with public parks essential to create basic neighborhood units.
USES GENERALLY: In an R-12.5 Single -Family district no land shall be used and no
building shall be erected for or converted to any use other than as hereinafter provided.
A. PERMITTED USES:
The following uses shall be permitted as principal uses:
1. Single -Family detached dwellings.
2. Churches, convents, and other places of worship.
3. Parks, playgrounds, and nature preserves, publicly owned.
54. Temporary buildings when they are to be used only for construction
purposes or as a field office within a subdivision approved by the City for the
sale of the real estate of that subdivision only. Such temporary construction
buildings shall be removed immediately upon completion or abandonment of
construction and such field office shall be removed immediately upon
occupancy of ninety-five (95) percent of the lots in the subdivision.
65. Model homes and model home parking lots are permitted as a temporary use
in new subdivisions provided a notice is continually posted in a prominent
place in a livable area in the home and the owner signs an affidavit on a form
approved by the Director of Development Services affirming compliance with
all the regulations of this section.
B. ACCESSORY USES:
The following uses shall be permitted as accessory uses to a single-family detached
dwelling provided that none shall be a source of income to the owner or user of the
principal single-family dwellings, except for customary home occupation.
031902 Section 14
i9
Sec. 15. R-7.5 Single -Family District Regulations
PURPOSE: The R-7.5 Single -Family district is established to provide for areas requiring
minimum lot sizes of seven thousand five hundred (7,500) square feet in order to promote
low population densities within integral neighborhood units. This district is intended to be
composed of single-family dwellings together with public, denominational, and private
schools, churches and public parks essential to create basic neighborhood units.
USES GENERALLY: In an R-7.5 Single -Family district no land shall be used and no
building shall be erected for or converted to any use other than as hereinafter provided.
A. PERMITTED USES:
The following uses shall be permitted as principal uses:
1. Single -Family detached dwellings.
2. Churches, convents, and other places of worship.
3. Parks, playgrounds, and nature preserves, publicly owned.
54. Temporary buildings when they are to be used only for construction
purposes or as a field office within a subdivision approved by the city for the
sale of the real estate of that subdivision only. Such temporary construction
buildings shall be removed immediately upon completion or abandonment of
construction and such field office shall be removed immediately upon
occupancy of ninety-five (95) percent of the lots in the subdivision.
55. Model homes and model home parking lots are permitted as a temporary use
in new subdivisions, provided a notice is continually posted in a prominent
place in a livable area in the home and the owner signs an affidavit on a form
approved by the Director of Development Services affirming compliance with
all the regulations of this section.
B. ACCESSORY USES:
The following uses shall be permitted as accessory uses to a single-family detached
dwelling provided that none shall be a source of income to the owner or user of the
principal single-family dwellings, except for customary home occupation:
031902 Section 15
Q a r_VA
• • 1 •11111• -• •
PURPOSES: The R-5.0 Zero -Lot -Line District is established to provide for areas requiring
minimum lot sizes of five thousand (5,000) square feet for medium population densities
within integral neighborhood units. This district is intended to be a zero -lot -line dwelling
district allowing a maximum density of eight (8) units per acre.
USES GENERALLY: In an R-5.0 zero -lot -line district, no land shall be used and no
building shall be erected for or converted to any use other than as hereinafter provided.
A. PRINCIPAL USES:
1. Single-family detached dwellings.
2. Churches, convents, and other places of worship.
3. Parks, playgrounds, and nature preserves, publicly owned.
4. Pub"G utility U686 required to seWiGe the distriGt.
54. Temporary buildings when they are to be used only for construction
purposes or as a field office within a subdivision approved by the City for the
sale of the real estate of that subdivision only. Such temporary construction
buildings shall be removed immediately upon completion or abandonment of
construction and such field office shall be removed immediately upon
occupancy of ninety-five (95) percent of the lots in the subdivision.
65. Model homes and model home parking lots are permitted as temporary uses
in new sub -divisions, provided a notice is continually posted in a prominent
place in a livable area in the home and the owner signs an affidavit on a form
approved by the Director of Development Services affirming compliance with
all the regulations of this section.
B. ACCESSORY USES:
The following uses shall be permitted as accessory uses to an R-5.0 zero -lot -line
district provided that none shall be a source of income to the owner or user of the
principal single-family dwellings, except for customary home occupation:
1. Off-street parking and private garages in connection with any use permitted
in this district.
121603 1 Section 16
Section 17. R-3.5 Two -Family District Regulations
PURPOSE: The R-3.5 Two -Family District is established to provide adequate space for
medium density, duplex type residential development, promoting a population density of
almost twice that of a typical single-family development.
USES GENERALLY: In an R-3.5 Two -Family District no land shall be used and no building
shall be erected for or converted to any use other than as hereinafter provided.
A. PERMITTED USES:
The following uses shall be permitted as principal uses:
1. Duplexes.
2. Churches, convents and other places of worship.
3. Parks, playgrounds and nature preserves, publicly owned.
54. Temporary buildings when they are to be used only for construction
purposes or as a field office within a subdivision approved by the City for the
sale of the real estate of that subdivision only. Such temporary construction
buildings shall be removed immediately upon completion or abandonment of
construction and such field office shall be removed immediately upon
occupancy of ninety-five (95) percent of the lots in the subdivision.
B. ACCESSORY USES:
The following uses shall be permitted as accessory uses to dwelling units provided
that none shall be a source of income to the owner or users of the principal use. 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. Off-street parking and private garages in connection with any use permitted
in this district.
2. One storage building per dwelling unit one hundred twenty (120) square feet
or less, and having no plumbing.
031902 1 Section 17
l
Section 18. R-3.75 Three and Four -Family District Regulations
PURPOSE: The R-3.75 Three and Four -Family District is established to provide adequate
space for medium density, threeplex and fourplex type of residential development,
promoting a population density generally higher than duplex developments but less than
the typical apartment complex development density.
USES GENERALLY: In an R-3.75 Three and Four -Family District no land shall be used
and no building shall be erected for or converted to any use other than as hereinafter
provided.
A. PERMITTED USES: The following uses shall be permitted as principal uses:
1. Triplexes
2. Fourplexes
3. Churches, convents and other places of worship.
4. Parks, playgrounds and nature preserves, publicly owned.
54. Temporary buildings when they are to be used only for construction
purposes or as a field office within a subdivision only. Such temporary
construction buildings shall be removed immediately upon completion or
abandonment of construction and such field office shall be removed
immediately upon occupancy of ninety-five (95) percent of the lots in the
subdivision.
B. ACCESSORY USES: The following uses shall be permitted as accessory uses to
dwelling units provided that none shall be a source of income to the owners or users
of the dwelling. 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.
2. Private swimming pools and private tennis courts no closerthan seventy-five
(75) feet to any adjacent residential district.
031902
1
Section 18
Section 21. R -MF -1. Multifamily District Regulations
PURPOSE: The R -MF -1 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 twelve (12) dwelling units per gross acre. R -MF -1
Districts should be characterized by landscaping and open space and should be
convenient to major thoroughfares and arterial streets. Such districts should have
adequate water, sewer, and drainage facilities.
USES GENERALLY: In an R -MF -1 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:
1. Multifamily dwellings, including apartments and condominiums.
2. Churches, convents, and other places of worship.
3. Parks, playgrounds and nature preserves, publicly owned.
54. 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.
041602 1 Section 21
FBI
Section 22. R -MF -2 Multifamily District Regulations
PURPOSE: The R -MF -2 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 -2
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 -2 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.
54. 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.
031902 1 Section 22
10PITIVA
Section 22A. R-MODH Modular Home District Regulations
PURPOSE: The R-MODH Modular Home District is established to provide for adequate
space and site diversification for single-family detached modular home subdivisions. This
district recognizes modular homes as a specific form of housing and provides appropriate
standards generally consistent with the R-7.5 Single-family district regulations. Other
requirements specific to modular home construction are set forth in this section.
USES GENERALLY: In a R-MODH Modular Home District no land shall be used and no
building shall be erected for or converted to any use other than as hereinafter provided.
A. PRINCIPAL USES:
Single-family detached modular homes.
B. ACCESSORY USES: The following uses shall be permitted as accessory uses to a
single-family detached modular home provided that none shall be a source of
income to the owner or user of the principal use:
Private garage.
2. Private swimming pool.
3. Storage buildings one hundred twenty (120) square feet or less and having
no plumbing.
4. Cabana, pavilion or roofed area.
5. Communication equipment meeting the requirements of Chapter 7, Article XII
of the Grapevine Code of Ordinance.
When any of the foregoing permitted accessory uses are detached from the principal
single-family dwelling, said uses shall be located not less than forty-five (45) feet from the
front lot line, twenty (20) feet from any street right-of-way, and six (6) feet from rear and
side lot lines.
C. PARKING REGULATIONS: Provisions for the parking of automobiles shall be
permitted as an accessory use to any principal permitted use provided that such
shall not be located on a required front yard. Off-street parking shall be provided in
accordance with the provisions of this ordinance and other applicable ordinances of
031902 1 Section 22A
[-,
Section 23. LB Limited Business District
PURPOSE: The LB Limited Business District is established to accommodate individual
retail stores, personal service establishments and professional or business offices which
primarily meet the local neighborhood shopping and personal service needs of a limited
surrounding residential area. Retail stores permitted therein are intended to include
convenience goods, which are normally a daily necessity for a residential neighborhood.
USES GENERALLY: In a LB Limited Business District no land shall be used and no
building shall be erected for or converted to any use other than as hereinafter provided.
A. PERMITTED USES: The following uses shall be permitted as principal uses.
Retail sales in completely enclosed buildings limited to stores and shops for
the following: bakery, books, confectionery, dairy products, drug,
delicatessens, florist, gift, jewelry, hobby, music, pet, tobacco, newsstands,
wearing apparel, toys, and camera & photo development shops.
2. Personal service establishments including beauty, barber, dry cleaning and
laundry pickup, shoe repair, self-service laundromats, and express or mailing
offices.
3. Medical and dental offices.
4. Restaurants excluding drive-in or drive-through restaurants.
B. ACCESSORY USES: The following uses shall be permitted as accessory uses in a
LB Limited Business District provided that none shall be a source of income to the
owner or user of the principal structure.
1. Off-street parking in conjunction with any permitted use in this district.
Provisions for the parking of automobiles provided that such provisions within
sixty (60) feet of a residentially zoned district shall be separated from said lot
by a blind fence or wall at least six (6) feet high.
2. Signs advertising uses on the premises, in accordance with Section 60 of
this Ordinance.
3. Mechanical equipment no nearer than one hundred twenty (120) feet to any
residentially zoned district.
071602 1 Section 23
Section 24. C -N Neighborhood Commercial District
PURPOSE: The purpose of the C -N Neighborhood Commercial District is to provide
locations for the development of planned retail shopping and service facilities which are
located and designed expressly to serve the needs of adjacent residential neighborhoods.
C -N Districts are intended for retail commercial uses which have a neighborhood
orientation and which supplies necessities requiring frequent purchase with a minimum of
consumer travel. Such facility should not be so large or so broad in scope of services as to
attract substantial amounts of trade from outside the neighborhood.
USES GENERALLY: In a C -N Neighborhood Commercial District no land shall be used
and no building shall be erected for or converted to any use other than as hereinafter
provided.
A. PERMITTED USES: The following uses shall be permitted as principal uses.
Planned neighborhood shopping centers defined as a combination of retail
stores, offices, personal service establishments and similar uses whose
aggregate gross floor area does not exceed one hundred thousand
(100,000) square feet.
2. Any use permitted in the P -O Professional Office District provided that the
total floor area devoted to office use does not exceed thirty (30) percent of
the total floor area permitted on the lot.
3. Any use permitted in the LB Limited Business District.
4. Restaurants excluding drive-ins or drive-through facilities.
5. Day Nursery and kindergarten.
76. Variety and dry goods stores.
B. ACCESSORY USES: The following uses shall be permitted as accessory uses
provided that such use shall be located not less than twenty (20) feet from any
street right-of-way.
1. Swimming pool no nearer than one hundred twenty (120) feet to any
residentially zoned district.
021505 Section 24
Section 26. HC Highway Commercial District
PURPOSE: The HC Highway Commercial District is established to provide adequate
space and site diversification for commercial uses which depend upon high visibility, uses
with outside storage unless specifically prohibited by Section 26A, convenience to arterial
highways and will involve development that may be more intensive than other commercial
districts and objectionable to adjacent residential uses.
USES GENERALLY: In an HC Highway Commercial District, no land shall be used and no
building shall be erected for or converted to any use other than as hereinafter provided.
A. PERMITTED USES: The following uses shall be permitted as principal uses except
as provided in Section 26.D.
Any use permitted in the LB Limited Business District, C -N Neighborhood
Commercial District, P -O Professional Office District and C -C Community
Commercial District, except that there shall be no limitation size of planned
shopping centers or total floor area.
32. Reserved
43. Restaurants, excluding drive-in and drive-through restaurants.
64. Furniture or appliances, new and used within a completely enclosed building.
65. Mortuary and funeral homes.
76. Nursery or greenhouses.
37. Upholstery shops.
98. Commercial amusements, the operation of which is totally within an enclosed
building, including bowling alleys, video arcades, roller skating and ice
skating arenas, motion picture theaters, but excluding any special uses
authorized by Section 49.13.
4-09. Pawn Shops within a completely enclosed building.
B. ACCESSORY USES: The following uses shall be permitted as accessory uses to a
principal use provided that none shall be a source of income to the owner or user of
the principal use:
021505 1 Section 26
1
Section 27. P -O Professional Office District Regulations
PURPOSE: The P -O Professional Office District is established to create a restrictive
district for low intensity office or professional uses which may be located close to all types
of residential uses, with appropriate buffer and landscaping so as not to create a blighting
effect on adjacent residential area.
USES GENERALLY: In a P -O Professional Office District no land shall be used and no
building shall be erected for or converted to any use other than as hereinafter provided.
A. PERMITTED USES: The following uses shall be permitted as principal uses.
1. Administrative, executive and editorial offices for business, professional or
industrial organizations.
2. Financial offices such as banks, savings and loan associations, mortgage
bankers and insurance offices.
3. Governmental office buildings and uses.
4. Prescription pharmacy.
5. Medical and dental clinics.
6. Medical and dental laboratories, but not including the manufacture of
pharmaceutical or other products for general sale or distribution.
7. Professional offices for the conduct of the following professional and
semiprofessional occupations: Accountant, architect, attorney, dentist,
engineer, insurance agent, real estate agent, personal or family counselor,
chiropractor, physical therapist, physician, public secretary, surgeon, or any
other office or profession which is the same general character as the
foregoing, but excluding animal grooming salons, dog kennels, funeral
homes, veterinarian and veterinary hospitals.
8. Public institutions and nonprofit institutions of any educational, religious or
cultural type, but excluding corrective institutions and hospitals.
4-99. Schools and studios for art, dancing, drama, music, photography, interior
decorating or reducing.
122104 1 Section 27
44.10. Permanent cosmetic application—with approval of a Tattoo Studio License
from the Texas Department of Health and licensure from the Texas
Cosmetology Commission
B. ACCESSORY USES: The following uses shall be permitted as accessory uses,
provided that such use shall be located not less than twenty (20) feet from any
street right-of-way:
Mechanical equipment located within 120 -feet of any residentially zoned
district must meet the standards established for noise regulation as stated in
Section 55. Performance Standards.
2. Screened garbage storage on a concrete pad and no nearer than fifty (50)
feet to a residentially zoned district and not located between the front of the
building and any street right-of-way.
3. Parking of automobiles, provided that such facilities are within sixty (60) feet
of a residentially zoned district be separated from said lot by a blind fence or
wall at least six (6) feet high.
4. Parking garage.
5. Signs advertising uses on the premises in accordance with Section 60 of this
Ordinance.
C. CONDITIONAL USES:
1. Restaurants, including alcoholic beverage sales provided a special permit is
issued in accordance with Section 42.13. of the Ordinance. Drive-in and
drive-through restaurants shall not be allowed.
2. Funeral homes and mortuaries.
3. Personal Care Facilities.
4. Any use allowed within this district with drive-in or drive-through service.
5. Planned Professional Office Centers
6. Owner or caretaker residential facilities having accommodations for and
occupied by only one family within a single professional office building.
122104 2 Section 27
1116IT111h
Section 29. HCO Hotel and Corporate Office District
PURPOSE: The HCO District is established to provide areas to accommodate hotel -motel
development. These districts are also intended to encourage the location of planned office
complexes and corporate office parks in the City of Grapevine. HCO Districts are intended
to include extensive open space and landscaping and should be located in areas which can
take advantage of the regional access provided by the freeway system and in reasonable
proximity to the Dallas -Fort Worth Regional Airport.
USES GENERALLY: In a HCO Hotel and Corporate Office District no land shall be used
and no building shall be erected for or converted to any use other than as hereinafter
provided.
A. PERMITTED USES: No building or structure or part thereof, shall be erected,
altered or used, in whole or in part, for other than one or more of the following
specified uses:
1. RESERVED
2. Banks and financial institutions.
3. Offices for business, and professional use.
4. Laboratories for scientific, educational and industrial research and
development.
5. Medical and dental laboratories; hospitals and clinics.
6. Office and studio facilities for radio and television except for broadcasting
towers.
87. Parks and playgrounds, publicly owned.
98. Golf courses, public and private.
4-09. Professional & business schools.
4410. Private clubs, excluding alcoholic beverages.
4-211. Restaurants, excluding fast-food and drive-in facilities.
122104 1 Section 29
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