HomeMy WebLinkAboutItem 05 - Peach Street
TO: HONORABLE MAYOR, CITY COUNCIL MEMBERS AND
THE PLANNING AND ZONING COMMISSION
FROM: BRUNO RUMBELOW, CITY MANAGER
ERICA MAROHNIC, DIRECTOR OF PLANNING SERVICES
MEETING DATE: JUNE 18, 2024
SUBJECT: PLANNING SERVICES TECHNICAL REPORT OF ZONE
CHANGE Z24-06; PEACH STREET REZONE
APPLICANT: City of Grapevine
PROPERTY LOCATION AND SIZE:
The subject properties are located south of Hall
Street, east of North Scribner Street, west of North
Main Street, and north and south of West Peach
Street, as well as all north of Caviness Drive. The
site contains 4.64 acres and has frontage along
Church Street, Hall Street, North Main Street and
West Peach Street.
REQUESTED ZONE CHANGE AND HISTORY OF TRACT:
The properties located south of Hall Street, east of North Scribner Street, west of North
Main Street, and north and south of West Peach Street, as well as all north of Caviness
Drive, are zoned "R-MF-1", Multifamily District Regulations on the official Zoning Map.
The total area is approximately 4.64 acres or 202,180 square feet, including right-of-way.
This area includes both single-family detached homes and attached duplexes on platted
lots and portions of unplatted tracts. The single-family detached homes were built
between 1920 and 1956, while the duplexes were constructed in the early 1980s before
the city-wide rezoning in 1984.
Previously, the area was zoned "R-3", Multiple-family Dwelling District, which permitted
duplexes and single-family detached residences. The zoning ordinance allowed all uses
that were allowed by right in the "R-1", Single Family Dwelling and "R-2", Two-Family
Dwelling Districts cumulatively.
In 1984, the city implemented a city-wide rezoning initiative, reclassifying the area
properties to "R-MF-1", Multifamily District Regulations, which does not permit single-
family detached residences or duplexes. This zoning designation has remained
unchanged on the official zoning map. It's important to note that the city removed the “R-
MF-1” district from the Zoning Ordinance in 2011 with Ordinance No. 2011-33 but did not
initiate the rezoning of real property throughout the city.
The surrounding area mainly consists of single-family detached homes and semi-
attached homes. Given the existing neighborhood character and development pattern,
staff is proposing to rezone the properties to the "R-5.0", Zero-Lot Line District for single-
family detached homes and "R-3.5", Two-Family Dwelling District for duplexes.
ISSUES:
The current buildings on the subject properties are considered legally nonconforming. If
these buildings were to be rebuilt, they would have to comply with the current zoning
regulations, which do not permit single-family detached residences or duplexes.
The city staff has received questions, concerns, and letters from property owners
requesting the area to be rezoned. The reasons cited include the hindrance faced by
property owners in expanding or modifying their properties due to zoning restrictions that
do not align with the current use of the land. This misalignment creates challenges in
obtaining financing or refinancing, as lenders may be hesitant to support properties that
are not in compliance with zoning laws. Additionally, property owners encounter barriers
to investing in and improving their properties, which can lead to stagnation and
deterioration of the area.
PRESENT ZONING AND USE:
The properties are currently zoned "R-MF-1", Multifamily District Regulations and are
currently developed as both single-family detached residences and duplexes.
SURROUNDING ZONING AND EXISTING LAND USE:
NORTH: “R-3.75”, Three and Four-Family District - Tri- and Four-plexes
SOUTH: “R-5.0”, Zero-Lot Line - Single-family detached residences
EAST: “R-5.0”, Zero-Lot Line - Single-family detached residences
WEST: “R-MF-1”, Multifamily District Regulations and “GU”,
Governmental Use – Multifamily dwellings and the City of
Grapevine Service Cetner
AIRPORT IMPACT:
The subject sites are not located within any “Zone” as defined on the “Airport Sound
Exposure: Dallas/Fort Worth Regional Airport Environs” map.
Agenda Memo 287023 2
MASTER PLAN APPLICATION:
Map 2: Land Use Plan of the Comprehensive Master Plan designates the subject
properties as Residential Medium Intensity (RM) and Residential High Intensity and (RH)
land use. The applicant’s proposal is compliant with the Master Plan.
THOROUGHFARE PLAN APPLICATION:
The City of Grapevine’s Thoroughfare Plan designates North Main Street as a Type F
Collector, which requires a minimum right-of-way width of 60 feet to be developed with
two lanes. The City of Grapevine’s Thoroughfare Plan does not designate West Peach
Street and Hall Street.
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Agenda Memo 287023 3
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Z24-06; Peach Street Rezone
237, 235, 233, 231, 229, 227, 225, 223, 221,
219, 217, 215, 213, 211, 209, 212, 206, 128, 122, 112 and 207 West Peach Street
503, 511 North Main Street
217, 211, 205, 125 and 119 Hall Street
0 100 200 300 400
Feet
²
Date Prepared: 5/30/2024 This data has been compiled by the City of Grapevine IT/GIS department. Various official and unofficial sources were
used to gather this information. Every effort was made to ensure the accuracy of this data, however, no guarantee is
given or implied as to the accuracy of said data.
SUBJECT
PROPERTIES
ORDINANCE NO. 2024-055
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS GRANTING ZONING CHANGE Z24-
06, DESCRIBED AS BEING MULTIPLE PLATTED AND
UNPLATTED PROPERTIES OF LAND SITUATED IN THE
A.F. LEONARD SURVEY, ABSTRACT NO. 946 IN THE CITY
OF GRAPEVINE, TARRANT COUNTY, TEXAS (237, 235,
233, 231, 229, 227, 225, 223, 221, 219, 217, 215, 213, 211,
209, AND 207 WEST PEACH STREET) MORE FULLY AND
COMPLETELY DESCRIBED IN THE BODY OF THIS
ORDINANCE; ORDERING A CHANGE IN THE USE OF
SAID PROPERTY FROM “R-MF-1”, MULTIFAMILY
DISTRICT REGULATIONS TO “R-3.5”, TWO-FAMILY
DISTRICT; AND MULTIPLE PLATTED AND UNPLATTED
PROPERTIES OF LAND SITUATED IN THE A.F. LEONARD
SURVEY, ABSTRACT NO. 946 IN THE CITY OF
GRAPEVINE, TARRANT COUNTY, TEXAS (212, 206, 128,
122, AND 112 WEST PEACH STREET; 503 AND 511
NORTH MAIN STREET; AND 217, 211, 205, 125 AND 119
HALL STREET) MORE FULLY AND COMPLETELY
DESCRIBED IN THE BODY OF THIS ORDINANCE;
ORDERING A CHANGE IN THE USE OF SAID PROPERTY
FROM “R-MF-1”, MULTIFAMILY DISTRICT REGULATIONS
TO “R-5.0”, ZERO-LOT-LINE DISTRICT; CORRECTING
THE OFFICIAL ZONING MAP; PRESERVING ALL OTHER
PORTIONS OF THE ZONING ORDINANCE; PROVIDING A
CLAUSE RELATING TO SEVERABILITY; DETERMINING
THAT THE PUBLIC INTERESTS, MORALS AND GENERAL
WELFARE DEMAND A ZONING CHANGE AND
AMENDMENT THEREIN MADE; PROVIDING A PENALTY
OF FINE NOT TO EXCEED THE SUM OF TWO THOUSAND
DOLLARS ($2,000.00); DECLARING AN EMERGENCY AND
PROVIDING AN EFFECTIVE DATE
WHEREAS, applications were made to amend the Official Zoning Map, City of
Grapevine, Texas by making applications for same with the Planning and Zoning
Commission of the City of Grapevine, Texas as required by State statutes and the zoning
ordinances of the City of Grapevine, Texas and all the legal requirements, conditions and
prerequisites having been complied with, the case having come before the City Council
of the City of Grapevine, Texas after all legal notices, requirements, conditions and
prerequisites having been complied with; and
WHEREAS, the City Council of the City of Grapevine, Texas at a public hearing
called by the City Council did consider the following factors in making a determination as
to whether these requested changes should be granted or denied; safety of the motoring
public and the pedestrians using the facilities in the area immediately surrounding the
site; safety from fire hazards and measures for fire control, protection of adjacent property
from flood or water damages, noise producing elements and glare of the vehicular and
stationary lights and effect of such lights on established character of the neighborhood,
location, lighting and types of signs and relation of signs to traffic control and adjacent
property, street size and adequacy of width for traffic reasonably expected to be
generated by the proposed use around the site and in the immediate neighborhood,
adequacy of parking as determined by requirements of this ordinance for off-street
parking facilities, location of ingress and egress points for parking and off-street locating
spaces, and protection of public health by surfacing on all parking areas to control dust,
effect on the promotion of health and the general welfare, effect on light and air, the effect
on the transportation, water sewerage, schools, parks and other facilities; and
WHEREAS, the City Council of the City of Grapevine, Texas at a public hearing
called by the City Council of the City of Grapevine, Texas did consider the following
factors in making a determination as to whether this requested change should be granted
or denied; effect on the congestion of the streets, the fire hazards, panics and other
dangers possibly present in the securing of safety from same, the effect on the promotion
of health and the general welfare, the effect on adequate light and air, the effect on the
overcrowding of the land, the effect on the concentration of population, the effect on the
transportation, water, sewerage, schools, parks and other public facilities; and
WHEREAS, the City Council further considered among other things the character
of the district and its peculiar suitability for particular uses and with the view to conserve
the value of buildings, encourage the most appropriate use of land throughout this city;
and
WHEREAS, the City Council of the City of Grapevine, Texas does find that there
is a public necessity for the zoning change, that the public demands it, that the public
interest clearly requires the amendment, that the zoning changes do not unreasonably
invade the rights of those who bought or improved property with reference to the
classification which existed at the time their original investment was made; and does find
that the change in zoning lessens the congestion in the streets, helps secure safety from
fire, panic and other dangers; promotes health and the general welfare; provides
adequate light and air; prevents the overcrowding of land; avoids undue concentration of
population; facilitates the adequate provisions of transportation, water, sewerage,
schools, parks and other public requirements; and
WHEREAS, the City Council of the City of Grapevine, Texas has determined that
there is a necessity and need for this change in zoning and has also found and determined
that there has been a change in the conditions of the property surrounding and in close
proximity to the property requested for a change since this property was originally
classified; and, therefore, feels that a change in zoning classification for the particular
piece of property is needed, is called for, and is in the best interest of the public at large,
Ordinance No. 2024-055 2 Z24-06
the citizens of the City of Grapevine, Texas and helps promote the general health, safety,
and welfare of this community.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF GRAPEVINE, TEXAS:
Section 1. That the City of Grapevine Ordinance No. 82-73, being the
Comprehensive Zoning Ordinance of the City of Grapevine, Texas same being also
known as Appendix "D" of the City Code of Grapevine, Texas, be, and the same is hereby
amended and changed by Zoning Application Z24-06 to rezone multiple platted and
unplatted properties of land situated in the A.F. Leonard Survey, Abstract No. 946 in the
City Of Grapevine, Tarrant County, Texas (237, 235, 233, 231, 229, 227, 225, 223, 219,
217, 215, 213, 211, 209, and 207 West Peach Street) more fully and completely described
in the body of this ordinance; ordering a change in the use of said property from “R-MF-
1”, Multifamily District Regulations to “R-3.5”, Two-Family District; and multiple platted
and unplatted properties of land situated in the A.F. Leonard Survey, Abstract No. 946 in
the City Of Grapevine, Tarrant County, Texas (218, 212, 206, 128, 122, and 112 west
Peach Street; 503 and 511 North Main Street; and 217, 211, 205, 125 and 119 Hall Street)
more fully and completely described in the body of this ordinance; ordering a change in
the use of said property from “R-MF-1”, Multifamily District Regulations to “R-5.0”, Zero-
Lot-Line District, all in accordance with Comprehensive Zoning Ordinance No. 82-73, as
amended.
Section 2. The City Manager is hereby directed to correct the official zoning
map of the City of Grapevine, Texas to reflect the herein change in zoning.
Section 3. That in all other respects, the use of the tract or tracts of land herein
above described shall be subject to all the applicable regulations contained in said City
of Grapevine zoning ordinances and all other applicable and pertinent ordinances of the
City of Grapevine, Texas.
Section 4. That the zoning regulations and districts as herein established have
been made in accordance with the comprehensive plan for the purpose of promoting
health, safety, morals and the general welfare of the community. They have been
designed with respect to both present conditions and the conditions reasonably
anticipated to exist in the foreseeable future, to lessen congestion in the streets; to secure
safety from fire, panic, flood and other dangers; provide adequate light and air; to prevent
overcrowding of land, to avoid undue concentration of population; facilitate the adequate
provisions of transportation, water, sewerage, drainage and surface water, parks and
other public requirements, and to make adequate provisions for the normal business,
commercial needs and development of the community. They have been made with
reasonable consideration, among other things, of the character of the district, and its
peculiar suitability for the particular uses and with a view of conserving the value of
buildings and encouraging the most appropriate use of land throughout the community.
Ordinance No. 2024-055 3 Z24-06
Section 5. This ordinance shall be cumulative of all other ordinances of the City
of Grapevine, Texas affecting zoning and shall not repeal any of the provisions of said
ordinances except in those instances where provisions of those ordinances are in direct
conflict with the provisions of this ordinance.
Section 6. That the terms and provisions of this ordinance shall be deemed to
be severable and that if the validity of the zoning affecting any portion of the tract or tracts
of land described herein shall be declared to be invalid, the same shall not affect the
validity of the zoning of the balance of the tract or tracts of land described herein.
Section 7. Any person violating any of the provisions of this ordinance shall be
deemed guilty of a misdemeanor and upon conviction thereof shall be fined in a sum not
to exceed two thousand dollars ($2,000.00) and a separate offense shall be deemed
committed upon each day during or on which a violation occurs or continues.
Section 8. The fact that the present ordinances and regulations of the City of
Grapevine, Texas, are inadequate to properly safeguard the health, safety, morals, peace
and general welfare of the inhabitants of the City of Grapevine, Texas, creates an
emergency for the immediate preservation of the public business, property, health, safety
and general welfare of the public which requires that this ordinance shall become effective
from and after the date of its final passage, and it is accordingly so ordained.
PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS on this the 18th day of June, 2024.
APPROVED:
________________________________
William D. Tate
Mayor
ATTEST:
_________________________________
Tara Brooks
City Secretary
APPROVED AS TO FORM:
_________________________________
Matthew C.G. Boyle
City Attorney
Ordinance No. 2024-055 4 Z24-06
R-MF-1
PO
CN
R-5.0
R-5.0
GU
R-5.0
N
M
A
I
N
S
T
CH
U
R
C
H
S
T
W PEACH ST
HALL ST
117 W
PEACH ST
121 W
PEACH ST
125 W
PEACH ST
424
CAVINESS DR436
CAVINESS DR
440
CAVINESS DR 320
APPLING DR
324
APPLING DR328
APPLING DR420
CAVINESS DR
332 APPLING DR
428
CAVINESS DR432
CAVINESS DR
407 N MAIN ST401 N MAIN ST
113 W
PEACH ST 415 N MAIN ST107 W
PEACH ST
243 W
PEACH ST 229 W
PEACH ST
227 W
PEACH ST
225 W
PEACH ST
223 W
PEACH ST
217 W
PEACH ST
215 W
PEACH ST
213 W
PEACH ST239 W
PEACH ST
233 W
PEACH ST
231 W
PEACH ST
221 W
PEACH ST
219 W
PEACH ST
211 W
PEACH ST
209 W
PEACH ST
207 W
PEACH ST
122 W
PEACH ST
119 HALL ST 511 N MAIN ST217 HALL ST 211 HALL ST 125 HALL ST
503 N MAIN ST218 W
PEACH ST
112 W
PEACH ST212 W
PEACH ST
206 W
PEACH ST
128 W
PEACH ST
237 W
PEACH ST
235 W
PEACH ST
205 HALL ST
414 N
MAIN ST
420 N MAIN ST
501
HAWTHORNE ST
100 IVY
GLEN DR
506 W
PEACH ST
224 W
PEACH ST
Copyright nearmap 2015
R-5.0
PO
CN
R-5.0
R-5.0GU
R-3.5R-MF-1
N
M
A
I
N
S
T
CH
U
R
C
H
S
T
W PEACH ST
HALL ST
117 W
PEACH ST
121 W
PEACH ST
125 W
PEACH ST
424
CAVINESS DR436
CAVINESS DR
320
APPLING DR
324
APPLING DR328
APPLING DR420
CAVINESS DR
332 APPLING DR
428
CAVINESS DR
432
CAVINESS DR 407 N MAIN ST401 N MAIN ST
113 W
PEACH ST 415 N MAIN ST107 W
PEACH ST229 W
PEACH ST
227 W
PEACH ST
225 W
PEACH ST
223 W
PEACH ST
217 W
PEACH ST
215 W
PEACH ST
213 W
PEACH ST239 W
PEACH ST
233 W
PEACH ST
231 W
PEACH ST
221 W
PEACH ST
219 W
PEACH ST
211 W
PEACH ST
209 W
PEACH ST
207 W
PEACH ST
122 W
PEACH ST
119 HALL ST 511 N MAIN ST217 HALL ST 211 HALL ST 125 HALL ST
503 N MAIN ST218 W
PEACH ST
112 W
PEACH ST212 W
PEACH ST
206 W
PEACH ST
128 W
PEACH ST
237 W
PEACH ST
235 W
PEACH ST
205 HALL ST
414 N MAIN ST
420 N
MAIN ST
501
HAWTHORNE ST
100 IVY
GLEN DR
506 W
PEACH ST
224 W
PEACH ST
Copyright nearmap 2015
Parcels of Interest
Parcels
CN - Commercial Neighborhood District
GU - Governmental Use District
PO - Professional Office District
R-3.5 - Two-Family District
R-5.0 - Zero-Lot-Line District
R-MF-1 - Multifamily District
0 25 50 75 100
Feet
Current Zoning
Proposed Zoning
MAP DATE: 4/12/2024