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CITY OF GRAPEVINE, TEXAS
COMPREHENSIVE MASTER PLAN: 1974 - 1994
UPDATE 1987
TABLE OF CONTENTS
I. INTRODUCTION
1
A.
Purpose of the Comprehensive Plan Update
1
B.
Summary of Major Policies
2
II. BASE STUDIES
4
A.
Current Population Trends
4
B.
Existing Land Use
12
-III. GUIDE TO MANAGED GROWTH
20
A.
Growth Choices
20
B.
Development Constraints
21
C.
Urban Foran Alternatives
22
D.
Growth Management and Poliices
27
IV. LAND USE
56
A.
General
56
B.
Needs Identification
57
C.
Urban Form Goals
64
D.
Land Use Goals, Objectives and Policies
65
1. Residential Development
66
2. Commercial Development
74
3. Industrial Development
79
E.
Future Land Use
82
4
I. INTRODUCTION
A. Purpose of the Comprehensive Plan Update
A camprehensive plan was prepared by Freese and Nichols for the
City of Grapevine in 1974 to assist public officials in making decisions
regarding the future growth of the city. The information contained in
the comprehensive plan is intended to provide basic data, formulated in a
convenient way, that can be used to accomplish the following objectives:
i
1. To delineate a guide to be used in making day-to-day development
and zoning decisions.
2. To foster ccmTunication between citizens and their government by
placing the government's intentions on display.
3. To provide a coordinating mechanism between city departments.
4. To. establish a basis for development of land use and other
regulations which govern the growth of the city.
The Comprehensive Plan for the City of Grapevine is written
with a twenty-year scope looking toward 1994. As with all long-range
planning, predictions and projections are only educated estimates about
the future based on historical trends and current circumstances. As
circumstances change with time, past predictions and projections must be
evaluated for their accuracy and adjusted to fit reality. While the base
" studies and goals of a long-range plan may remain valid and useful for the
duration of the projected scope of the plan, circumstances within the time
frame of the plan may require new objectives and policies to achieve the
desired goals.
l
As an update of The Grapevine Comprehensive Master Plan:
1974-1994, this document examines population, development, and land use
trends since 1974 and provides current land use and housing data and
revised future land use and thoroughfare plans that reflect the adjusted
population projections. This document emphasizes planning as a process by
including goals, objectives, and policies that continue to be revised
throughout the planning period to guide political decision-making and the
implementation of the plan by city staff and private developers.
In updating the land use and transportation elements of the
comprehensive plan this document incorporates the entire existing plan by
reference, including the environmental, historical, and economic setting,
with only enough of that information summarized to allow comparisons with
the current situation.
B. Summary of Major Policies
The plan should be updated annually with major revisions
approximately every five years. This report and the accompanying maps are
intended to be working documents that keep up with continuous urban change.
"Goals "objectives", and "policies", as used in this comprehensive
plan, are defined as follows;
1. Goals: A planning goal is a general statement of the ccmTunity's
desired ultimate physical, social, or economic environment.
Goals set the tone for development decisions in terms of the
community's desired qualities of life.
2
2. Objectives: objectives are the approaches toward achieving the
type of quality living environment expressed by the community's
goals. They identify the things or actions that should be
changed to set the course toward achieving goals.
3. Policies: A policy is a directive adopted by the city council
that establishes an official means by which objectives are
carried out toward the achievement of the ultimate goal. A
policy specifies the steps that are necessary to make objectives
operative. Policies are as specific and as measurable as
possible so that they can be put into action with consistency to
the council's intent and their effectiveness evaluated. The
goals in this plan are written for general application, but
policies are written as direct implementation procedures for the
objectives.
Overall development goals, objectives, andd policies for growth
choices and urban form alternatives are located in separate sections which
precede the recommended actions that are listed in each element of ;the
plan. The effectiveness of policies should be evaluated yearly. Goals
and objectives should be evaluated at least every five years.
In order to make this comprehensive plan as effective as
possible, it should be adopted by the Planning Commission and the City
Council and should be used as a day-to-day guide in decision-making.
3
II. Base Studies
A. Current Population Trends
Section II, Report 2, of the Grapevine Comprehensive Master Plan:
1974-1994 (1974) describes the factors influencing population change in the
Grapevine area prior to 1974 (pages II-1 and II-2). Grapevine grew from a
population of 1,824 in 1950 to 2,821 in 1960 and 7,023 in 1970, according to
the U.S. Bureau of the Census. In 1974, Freese and Nichols conducted a land
use and housing survey for the city. From that survey, it was determined that
there were 2,587 occupied dwelling units within the city limits and the city's
limited extraterritorial jurisdiction with an estimated 9,055 personsin the
planning area. This 1974 population was based on a projected increase in the
average household size from 3.14 persons per household in 1960 and 3.26
persons per household in 1970 to 3.5 in 1974.
From these population counts and estimates, Freese and Nichols
projected the population in the Grapevine planning area to the year 1994. The
projected population figures are listed in Table 1.
TABU 1
POPULATION PR0=IONS FROM THE 1974 COMPMENSIVE MASTER PLAN
1974 1979 1984 1989 1994
9,055 14,224 22,408 35,250 55,451
4
i
From these figures, the interpolated population projected in 1974
for 1980 is approximately 16,000 persons. Data from the 1980 Census, a
recent housing and land use survey, and population estimates based on
_projected water usage indicate that the projections made in 1974 are too
high.
The preliminary results of the 1980 Census indicate that there
were, 4,608 occupied dwelling units in April 1980 housing 12,303 persons
at an average of 2.67 persons per household. The major difference between
this population figure and the one projected for 1980 in the 1974 plan is
the number used for the average household size. If, for example, 3.5
persons per household were applied to the number of households counted in
the census, the computed population for 1980 would be 16,128, which is
almost exactly what was projected in 1974. The dramatic decrease in the
average family size has caused a shift in the population projections for
Grapevine.
Freese and Nichols conducted a land use and housing survey in
August 1980 and prepared population projections based on historical data,
including water meter and housing counts. The 1980 populations derived
from those studies support each other and the April 1980 Census data. The
land use and housing survey indicates that there were 5,171, occupied
dwelling units in the planning area. At 2.67 persons per household, the
1
estimated population in the planning area (on the basis of occupied
housing units), for August 1980 was 13,807. By comparison, the census
figure for April 1980 is 11,801, and the estimate for October 1980, based
on historical projections, is 14,610.
5
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CITY OF ONAPEVIIE TEXAS
CONPREWSIYE MASTER PLAN 1911'1991 -r"' ' PLANNING DISTRICTS
UPDATE 1980 Fmese
.NAP t
The analysis of 1980 population trends for the purpose of
updating the Comprehensive Master Plan indicated that the population
projections developed for the 1980 water system analysis were valid and
were used for guiding future land use until the 1985 Water Distribution
System Master Plan was adopted. Those updated population projections are
summarized in Table 2 and are presented graphically in Figure 1 along with
the 1974 and 1985 projections.
TABLE 2
REVISED POPULATION PROJECTIONS: UPDATE 1980
1980 1985 1990 1995 2000
13,807 21,000 29,550 40,610 54,680
In 1984, the City of Grapevine completed a process of rezoning all
the land within its City limits. The 1985 population projection is based
on the current zoning density regulations to predict ultimate population.
The 1985 population projections are summarized in Table 2A and are
presented graphically in Figure 1 along with the 1974 and 1980 projections.
TABLE 2A
REVISED POPULATION PROTECTIONS: UPDATE 1985
1985 1990 1995 2000 2005
22,026 39,316 49,718 62,873 62,873
-8
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11
i' Figure 1 indicates the 1980 population projections predict that
the City of Grapevine will not reach a population of 55,000 until the year
2000, as opposed to 1994 as was predicted in the 1974 plan. However, the
1985 population projections predicts that the City of Grapevine will not
reach a population of 55,000 until the year 1997. The ultimate population
is projected to be 62,873 in the year 2000. The 1985 and 1974 population
estimate shown on Figure 1 indicates a consistant population growth to the
year 1990. The 1985 population shows an average growth to the year 2000
between the 1974 and 1980 update estimates. Although the shift in the
population curve gives the city valuable time to construct the capital
improvements that will be needed, development in Grapevine continues at a
booming pace that will keep the city busy trying to maintain its current
level of service.
B. Existing Land Use
The amount of developed land in the Grapevine planning area
doubled between 1974 and 1980. At that time, approximately 20 percent of
the total area had been developed. Table 3 indicates the acreages of
land uses by planning unit as of the adoption of the 1980 update, and
Table 4 examined the characteristics of the existing land use in Grapevine
versus the situation in 1974. Table 4A indicates acreages of current land
uses by planning units which have resulted from zone changes since the
1980 update.
Although the national trend for single family housing appears to
be toward smaller lots, the overall single family residential lot sizes
continue to increase in Grapevine. The lot sizes of new housing
developments in Grapevine continue to be much larger than those lots of
12
I
the original townsite in the first half of this century. Therefore,
overall residential densities continue to decrease in Grapevine.
Grapevine has experienced growth in its commercial, and light
industrial base, in the past twelve years, which illustrates a change
from the predominant residential land use in 1974. Mobile homes,
comprised 9.1 percent in 1974 and 5.4 percent in 1980 of the developed
area. Public and semi-public land uses, and schools and parks, also
occupy a smaller share of total urban land development in 1980. These
land uses comprised 16.4 percent of total urban land development in 1980,
in comparison to 8.5 percent in 1974. (See Table 4)
TABLE 5
CURRENT APPROXIMATE HOUSING UNIT MIX
Single Town Duplex & Mobile
Family House Multi -family Hanes
Percent of Total Units 57 2 31 10
Percent of Res. Land Area 87 1 5 7
Table 6 shows the current densities of development by planning
unit in terms of dwelling units per acre. As is indicated in Table 5,
most of the existing residential land area has been developed in single
family houses.
13
TABLE 6
DENSITIES
(DWELLING UNITS/ACRE)
PLANNING
SINGLE
TOWN
MULTI-
MOBILE
AVERAGE
UNIT
FAMILY
HOUSE
FAMILY
HOME
1
1.62
4.75
3.03
2
1.36
10.00
1.36
3
2.07
2.07
4
2.98
11.97
28.72
2.08
4.37
5
2.39
5.25
2.49
6
4.03
15.78
3.58
5.15
7
1.83
11.50
6.28
3.19
8
1.53
1.11
1.50
9
0.77
0.77
10
2.93
15.38
5.00
3.20
11
2.93
9.71
4.79
12
2.72
16.60
4.44
13
3.05
22.71
1.43
6.58
14
-
-
-
-
-
15
3.97
20.91
10.80
4.45
16
4.21
5.71
2.50
4.22
17
-
-
-
-
-
18
2.11
33.14
7.59
5.55
19
1.20
1.20
20
1.22
10.00
1.30
21
1.18
1.43
1.19
TOTAL AREA
2.32
9.66
22.65
5.16
3.56
14
TABLE 7
ESTIMATED AVERAGE HOUSEHOLD SIZE
(persons per household)
Single Town- Duplex & Mobile Average
Family house Multi-Fam. Hanes
3.25 2.0 1.75 2.0 2.67
These densities and relative percentages of development by type
of residential unit are useful for allocating population to each
planning unit and for predicting future demands on public services.
Table 8, therefore, shows population allocated to each planning unit,
based on the average household size for each dwelling unit type, and the
average population density in each planning unit.
The "Future Land Use Plan" in the 1974 Comprehensive Master
Plan defined low density residential development as 10 to 20 persons
per acre and medium to high density as 21 to 80 persons per acre. None
of the then -existing single family, low density residential developments
in Grapevine had a population density as high as 10 persons per
residential acre. Even in planning units with a large number of
multifamily units, the average residential densities were below 15
persons per acre. The average population density for the entire city
was only 9.02 persons per residential acre (Table 8).
Because of the variability of household sizes fram generation
to generation, this update of the Comprehensive Master Plan defines
density in terms of dwelling units per acre. Thus, low density
15
TABLE 8
OCCUPIED HOUSING UNITS
AND POPULATION BY PLANNING UNITS
SINGLE
'TOWN
MULTI
MOBILE
POPULATION
PLANNING
FAMILY
HOUSE
DUPLEX
FAMILY
HCMES
POPU-
DENSITY (PERSON/
UNITS
(DUs)
(DUs)
(DUs)
(DUs)
(DUs)
LATION
RESIDENTIAL ACRE)
1
25
0
0
0
67
250
7.96
2
286
0
0
0
1
937
4.34
3
86
0
0
0
0
281
3.74
4
378
91
0
224
60
1,963
11.17
5
212
21
0
0
0
735
6.18
6
252
0
8
134
48
1,194
13.39
7
56
0
0
46
27
332
7.78
8
14
0
0
0
1
48
4.49
9
1
0
0
0
0
3
2.30
10
170
0
8
12
2
596
9.49
11
81
0
0
102
1
446
11.49
12
92
0
14
69
0
446
11.07
13
138
0
10
233
1
880
14.84
14
-
-
-
-
-
-
0
15
279
0
12
11
27
1,020
13.65
16
158
0
0
4
1
526
13.52
17
-
-
-
-
-
-
0
18
390
0
4
778
318
3,448
12.33
19
6
0
0
0
0
20
3.70
20
164
0
0
0
13
569
4.07
21
33
0
0
0
2
113
3.73
TOTAL AREA
2,821
112
56
1,613
569
13,807
9.02
t
* Results
of the
1980 Land Use Survey
** DUs - Dwelling
Units
16
residential is hereby defined as zero through four dwelling units per
acre; medium density is over four through 12 units per acre; and high
density is over 12 through 20 units per acre, in accordance with the
density policies of the City of Grapevine. These definitions fit the
existing relative development densities that exist in Grapevine and that
are indicated on Map 2, "Land Use Plan" in the 1987 Camprehensive
Master Plan.
A problem for the provision of adequate city services, are the
instances in which medium to high density development has occurred in
areas designated for low density residential development. This problem
is exemplified by the development of duplexes and apartments just east
of downtown in an area that was originally subdivided for single family
houses. As a result, the local streets and utilities have became
inadequate to serve these higher density developments.
One of the major problems with more intense use of land in
single family residential areas is the impact of traffic. Traffic frau
intense land uses that must flow through single family residential
neighborhoods disrupts those neighborhoods and clogs local streets. In
the future traffic generating land uses should be located on arterials
and collector streets to alleviate this problem. Recent development has
already eliminated the option to construct needed arterials that were
proposed in the 1974 plan to run along and across Big Bear Creek in the
southern portion of Grapevine. When this area is fully developed,
traffic congestion will be a serious problem on the existing street
system, unless alternative arterial locations can be found.
17
Commercial development in Grapevine has tended to expand in
strips along Main Street and Northwest Highway. Regulation of
commercial development has been controlled to limit the amount of access
points or driveways to these thoroughfares. Regulations are necessary
to eliminate conflicts with turning traffic all along these streets,
which slows down arterial traffic and reduces the street's capacity.
Land uses surrounding the City also influence the existing
conditions. The Dallas/Fort Worth International Airport impacts the
surrounding area with noise and other potential hazards. Although most.
of the residential development in Grapevine lies outside the noise
impact zone, the single family development off East Dallas Street
southeast of the CBD does lie within that zone. There are other areas
that have the potential of developing residentially within the higher
noise level contours.
Finally, Grapevine is part of the regional Dallas/Fort Worth
"metroplex" which includes many other small and medium sized cities
surrounding Grapevine. As a result, Grapevine's extraterritorial
jurisdiction (ETJ) is very limited; and the incorporated areas of other
cities dovetail into Grapevine's own area. Grapevine reservoir to the
north of the city, with its park land and marinas, attracts people from
all over the metroplex. This situation gives Grapevine regional
problems and responsibilities in terms of population growth, housing,
and industrial and commercial development that it would not have if the
city were not part of this complex metropolitan area. In this context,
a growing demand for apartment living has raised the issue of where to
locate new apartment complexes so that they will not disrupt the single
18
family character of existing residential neighborhoods. The
1
gMrehensive Master Plan addresses this issue and the others that
have been mentioned above or will be defined in the needs identification
sections.
III. Guide to Managed Growth
A. Growth Choices
Growth has been accepted and welcomed community -wide in
Grapevine. From the perspective of the advantages of growth, this
attitude is understandable. Growth causes retail sales to increase,
land values to rise, the tax base to broaden, and increases the variety
of goods and services that are available. Growth has a few
disadvantages as well. With growth comes increased traffic, air
pollution, noise, urbanization of prime agricultural lands, increased
development costs, and increasing demands on existing urban services and
for new ones. The people of Grapevine must consider both the advantages
and disadvantages of growth and should develop a comprehensive growth
policy to maximize the advantages while minimizing the disadvantages.
The public official ultimately bears the responsibility to
implement a growth policy and must make decisions concerning the
desirability of different types of growth. The decisions basic to the
delineation of development policy are summarized in the following
steps. First, determine whether growth is desirable and at what rate it
is desirable. Second, define the role that the city should have in
development in terms of master planning, site planning, and subdivision
review and regulation. Last, but not least, determine the quality of
growth relative to the quantity of growth that is desired.
The constitutional right to own and use property cannot be
taken from anyone without due process of law and then only with just
compensation, even when the act is for the public good. Nevertheless,
20
the courts have upheld efforts to regulate the timing and location of
growth when such regulations are applied consistently according to a
_1
comprehensive plan and the ability of the City to finance and provide
adequate public facilities and services as prescribed in a capital
improvements plan. This comprehensive plan update and the new plans
that succeed the existing 1980 Comprehensive Plan are the basis for
growth choices and the protection of the quality of life in Grapevine
for the entire ccxm mity.
B. Development Constraints
The factors that influence development decisions in
Grapevine are the proximity of the Dallas/Fort Worth International
Airport: its land ownership, airplane crash hazard potential, and noise
i
impacts; federal ownership of the land surrounding Grapevine Reservoir;
flood prone areas along the creeks in the area; and expansive soils in
primarily the southeast portion of the city.
The updated Land Use Plan that follows
in Section N of this
document responds to these development constraints in its land use
proposals. Airport and federal lands are not
part of the Grapevine
planning area as far as development potential
goes. Those areas are
controlled by separate plans that should be
coordinated with the
Grapevine Comprehensive Plan on a continuing basis.
Map 2, Land Use
Plan, reflects the planning of adjacent governmental jurisdictions. The
airport noise impact zones, which correspond
with the crash hazard
zones, are shown on the North Central Texas
Council of Governments
Aircraft Sound Exposure: Dallas/Fort Worth
Regional Airport and
Environs Map.
21
i
Policies guiding development in or near these constrained areas
have been included in Section III. D., "Overall Development Goals,
r
j Objectives, and Policies," in Section IV. D., "Objectives and Policies,"
in the Land Use Plan, and in Section V.C., "Transportation Goals", in
the Thoroughfare Plan.
C. Urban Form Alternatives
The land use and growth policies imply active municipal
participation in the development of urban form through public works
projects and land use controls. This role is traditional for city -
government. The city's use of zoning, subdivision controls, and
annexation policies affect the transportation system, the utility
system, existing development, and private development attitudes to
define the character of Grapevine.
Trying to guide a city's growth is a complex task, and it is
difficult to predict the effectiveness and side effects of a
municipality's attempts to guide this growth. Policies and ordinances
to direct growth should be developed carefully, and limited at first to
a general growth and land use pattern. As the selected growth pattern
evolves, additional policies can and should be adopted to meet the needs
of the city.
There are a number of concepts that have been developed to try to
direct growth into an efficient and functional urban form. There are
two development concepts, the "corridors concept" and the "centers
I
concept", that can be applied to Grapevine's existing development
22
pattern with sufficient flexibility to efficiently accommodate
c
anticipated growth needs.
1
Both concepts can be applied to reflect current residential
densities as the predominant land use. In each case residential land
uses are interspersed with retail businesses, churches, schools, parks
and other supporting land uses. Both concepts are suitable for
automobiles as the primary means of transportation, but also provide for
other forms of transportation. Both concepts are efficient to serve
i
with public services, and they are less of a burden on the city than
many other forms of development. There are some differences in the two
concepts, however.
1. The Centers Concept
The centers concept tries to direct high intensity land
uses such as high density multifamily, commercial or industrial uses,
into "centers" or nodes of activity at carefully selected locations
where transportation facilities can support them, such as the
intersection of major arterials. The lower intensity uses are then
located along the rest of the thoroughfares and in those areas lying
between thoroughfares.
j Actual application of the concept to an existing urban area usually
consists of the designation of certain major centers of activity and the
systematic distribution of shopping center complexes at arterial street
intersections.
23
2. The Corridors Concept
The corridorsconcept directs multifamily residential,
commercial, and industrial land uses into a linear configuration (or
corridor) of activity along the major arterials of the transportation
network. The concept locates the most intense development along the
major transportation corridors, with less intensive uses in between the
corridors. This concept acknowledges the relationship between the
thoroughfare system and the intensity of land uses, but it does create
some difficulties in the transition from higher to lower land uses.
While the corridor concept as described does offer the opportunity
to establish limited use corridors for specific land use application
such as commercial or multifamily uses, such designations must not be
abused or uncontrolled, or the concept will be lost and strip
development will occur. With this in mind, then, it is mandatory in
creating limited use corridors to specify allowable uses and densities
permitted in very precise and understandable terms.
3. The Combined Centers and Corridors Concept
This land Use Plan update proposes a practical combination
of the best aspects of both the centers and the corridors concepts for
urban form. This combined concept is shown graphically in Figure 2. It
calls for a hierarchy of commercial and industrial centers with possibly
some high density residential development located at the intersections
of major arterials. Most of the high density residential development,
however, would be located along the major traffic corridors. Existing
commercial and industrial development would continue to be located along
24
Primary transportation thoroughfares in addition to the activity nodes.
For any development along these major traffic corridors, access would be
strictly controlled to avoid excessive traffic conflicts. Finally, as
with the two concepts in pure form, the areas at the interior of this
framework would be the lower density residential land uses.
The Land Use Plan utilizes the combined centers and corridors
concept and applies it to the City of Grapevine. The existing land uses
are already following an uncontrolled strip commercial concept, as
defined in Section IV. Therefore, most of the new development should be.
focused around activity centers. In addition, the city should work to
unify the strip development into linear groupings with controlled access
and landscape buffers. For example, Main Street, and parts of Dallas
Road (Highway 121) and Northwest Highway (Loop 382) are designated as
commercial corridors, primarily because they already exist. Other
commercial development will be located in a commercial center or node.
High density residential development (over 12 through 20 dwelling units
per acre) will locate between the new Highway 121 and proposed
arterials, or in high density corridors not more then 600 feet in depth
along the major thoroughfares as indicated in Figure 2. The residential
areas within the framework will be low density, single family, detached
houses (not more than four units per acre).
The combined effort of this application of the best of both the
centers and the corridors concepts is to develop an overall community
structure made up of smaller, identifiable subareas, each with its
owncharacteristics and appropriate community services, yet each an
integral part of the total community.
25
Major
Arteri
Minor
Arteri
Nigh Di
Multi
Corrid+
!Commer
Nodes
inters
of maj
arteri
FIGURE 2
CONCEPTUAL DIAGRAM OF COMBINATION
OF CENTERS CONCEPT/CORRIDORS CONCEPT
Small neighborhood Commercial Nodes
at the intersection of minor arterials
Designated
Commercial Nodes
11)
source: Freese and Nichols, Inc.
26
0 1/2 1
GRAPHIC SCALE IN MILES
D. Growth Management and Policies
The growth management policies contained in this plan will
direct the development and use of land. The map represents how the land
may be developed to meet the policies. The policies as well as the land
use plan must be consulted before deciding whether a zoning request or
development plan is in conformance with the Comprehensive Master Plan.
As the council changes the city's policies, the land use plan should be
amended to reflect those changes. The map should also be amended as new
studies provide additional information. Studies such as water and
wastewater system analyses, transportation plans, and drainage system
analyses may or may not indicate the need for changes in policy, but
will almost certainly generate the need for a change in the land use
plan to reflect more accurately the physical features and development
constraints in Grapevine.
Based on information presented at public hearings, Planning and
Zoning Commission meetings, and City Council meetings, the city staff
and public officials have shaped this plan to represent the community's
attitudes toward growth and intend to be consistent in their future
decisions with the precedents that have been set. City officials
recognize that there is a need to provide housing for existing and
future residents of all income levels; but, at the same time they do not
want the city to become predominantly an apartment or bedroom
conymmity. Through public hearings and neighborhood meetings the
citizens of Grapevine have indicated that they want to preserve the
single family residential character of their neighborhoods. To avoid
making Grapevine a bedroom community, however, employment opportunities
need to increase in proportion with the population. City officials,
27
therefore, recognize the need to maintain a diversified econanic base,
rather than to became dependent on just a few businesses or industries.
Grapevine has experienced a few problems directly attributable to the
amount of growth that has occurred in the past. There is roan for new
development, but because of eventual constraints, there is a limit to
the amount that can take place. There are advantages to be gained by
continued growth that will offset the disadvantages. However, care must
be exercised to insure that the distribution of the new development does
not magnify the disadvantages inherent in growth.
K`i
GOALS, OBJECTIVES AND POLICIES AS REVISED AND ADOPTED
BY THE CITY OF GRAPEVINE
To delineate the city's position regarding future development in areas
that have physical features that reduce their suitability for any
development or for certain types of uses and to delineate the city's
position regarding future development, the following goals, objectives
and policies are recommended.
1. GOALS
GOAL 1
To acknowledge that continuing increases in population and land
development are in the best .interest of the community as a whole.
Goal 1 -Objective 1
To provide enough land for all types of land uses and housing for
residents of all income levels.
Goal 1 - Objective 1 - Policy 1-1
The Comprehensive Plan will attempt to show land uses sufficient to
support the ultimate population that maximum development at the current
densities and land use intensities can accommodate. Residential land
uses will maintain the desired relative proportions of the numbers of
dwelling units by type as follows:
Single Family
Townhouses Duplexes
& Zero Lot line
Apartments
Low Density 50%
0 through 4 units per acre
Medium density 250
over 4 through 12 units per acre
High density 25%
over 12 through 20 units per acre
Goal 1 - Objective 1 - Policy 1-2
The City will monitor the amount of land developed and/or rezoned for
residences by type of dwelling units proposed and will deny those requests
that will disrupt the ultimate housing mix.
Goal 1 - Objective 1 - Policy 1-3
All development and zoning designations proposals submitted after the
adoption of the Comprehensive Master Plan either must be consistent with
the adopted Map 2, Land Use Plan, or must show that they meet the policies
contained in the plan, or must include a proposal to amend the plan.
Comprehensive plan amendments must be processed prior to and separate from
rezone and project approval applications. Amendments to the Land Use Plan
Map that increase the area allotted to any land use over what is shown in
the comprehensive plan shall require an offsetting decrease of the area
for that land use in another location on the map such that the adopted
land use mix is maintained city wide unless the City Council adopts a
different land use mix as an amendment to the comprehensive plan.
Goal 1 - Objective 2
To use the City's statutory powers to prohibit substandard development as
determined by the City Council from occurring within the city or its
extraterritorial jurisdiction.
Goal 1 - Objective 2 - Policy 2-1
The City shall not allow substandard subdivisions or any development on
property that meets the definition of subdivided property but has not had
a plat approved by the City and recorded. The City's major statutory
powers include:
30
a. denial of plat approval
b. withholding of utilities and services
c. denial of access
d. refusal to issue building permits
e. court injunctions
Goal 1- Objective 3
To direct and encourage growth so that it occurs as a logical and
contiguous addition to the existing community.
Goal 1 - Objective 3 - Policy 3-1
The City will require development that is not adjacent to existing utility
lines or streets to pay for the utility and street extensions under a
uniform rate setting procedure to be established and adopted by the City
Council.
Goal 1 - Objective 3 - Policy 3-2
The City will refuse services or utility extensions to development that is
premature based on the phasing in the City's capital improvements program
and which would place an undue burden on city services, unless developer
will bear the total related cost.
Goal 1 - Objective 3 - Policy 3-3
The City shall require a concept plan of all development except low
density residential as to the layout or the proposed development's impact
on existing or future development. A concept plan may be required for low
density development whenever there is scene doubt as to the impact on
existing or future development.
Goal 2 - Objective 1 - Policy 1-3
All development and zoning designations proposals submitted after the
adoption of the Comprehensive Master Plan either must be consistent with
y
the adopted Map 2, Land Use Plan, or must show that they meet the policies
contained in the plan, or must include a proposal to amend the plan.
Comprehensive plan amendments must be processed prior to and separate from
rezone and project approval applications. Amendments to Map 2, Land Use
Plan that increases the area allotted to any land use over what is shown
in the Comprehensive Plan shall require an offsetting decrease of the area
for that land use in another location on the map such that the adopted
land use mix is maintained city wide unless the City Council adopts a
different land use mix an an amendment to the comprehensive plan.
Goal 2 - Objective 2
To use the City's statutory powers to prohibit substandard development as
determined by the City Council from occurring within the city or its
extraterritorial jurisdiction.
Goal 2 - Objective 2 - Policy 2-1
The City shall not allow substandard subdivisions or any development on
property that meets the definition of subdivided property but has not had
a plat approved by the City and recorded. The City's major statutory
powers include:
a. denial of plat approval
b. withholding of utilities and services
c. denial of access
d. refusal to issue building permits
e. court injunctions
33
Goal 2 - Objective 3
To direct and encourage growth so that it occurs as a logical and
contiguous addition to the existing ccmmmity.
Goal 2 - objective 3 - Policy 3-1
The City will require development that is not adjacent to existing utility
lines or streets to pay for the utility and street extensions under a
uniform rate setting procedure to be established and adopted by the City
Council.
Goal 2 - objective 3 - Policy 3-2
The City will refuse services or utility extensions to development that is
premature based on the phasing in the City's capital improvements program
and which would place an undue burden on city services, unless developer
will bear the total related cost.
Goal 2 - objective 3 - Policy 3-3
The City shall require a concept plan of all development except Low Desity
Residential as to the layout or the proposed development's impact on
existing or future development. A concept plan may be required for low
density development whenever there is some doubt as to the impact on
existing or future development.
Goal 2 -objective 4
To require new development to pay as many direct and indirect costs
created by that development as possible, thereby reducing the tax load on
the existing residents.
Goal 2 - objective 4 - Policy 4-1
Developers will be required to pay for any costs that can be identified as
being created by their development, including administrative costs.
Goal 2 - Objective 5
To require development in accordance to Chapter 7, Article IX, of the
Grapevine Code of Ordinances, to reduce or eliminate entirely, development
in the flood plain that exposes persons or property to the hazard of
flooding, or increases the possibility of flooding downstream.
Goal 2 - Objective 5 - Policy 5-1
The City will prohibit development in areas that the City determines is
subject to flooding, with the exception of development that can utilize
the flood plain and not substantially alter it.
Goal 2 - Objective 5 - Policy 5-2
The City will utilize as much of the flood plains as possible, for public
open space, parks, golf courses and other uses that are compatible with
the flood hazard.
Goal 2 - Objective 6
To recognize that the proximity of the Dallas/Ft. Worth Airport creates a
noise and height constraint to development in Grapevine, and to protect
the future population accordingly by development controls and positive
sound -proofing development techniques.
Goal 2 - Objective 6 - Policy 6-1
The City will enforce the Airport Hazard Zoning Ordinance.
Goal 2 - Objective 6 - Policy 6-2
In Zone A, defined on the North Central Texas Council of Goverrnnents
Aircraft Sound Exposures Dallas/Fort Worth Regional Airport as the zone
of minimal noise effect, activities that are sound sensitive, such as
auditoriums, churches, schools, hospitals, theaters and open air
activities, will be discouraged, and other activities will be required to
use sane type of sound control in their building design.
35
Goal 2 - objective 6 - Policy 6-3
I
In Zone B, the middle zone of noise effect, residential development will
not be considered a suitable use. The construction of auditoriums,
schools, churches, hospitals, theaters, and like activities shall be
avoided wherever possible. Activities where uninterrupted conwMication
is essential shall utilize sound exposure control.
Goal 2 - objective 6 - Policy 6-4
In Zone C, land will be reserved for activities that can tolerate a high
level of sound exposure such as some agricultural, industrial and
commercial uses. All regularly occupied structures shall utilize sound
control in the design. Residential and sound sensitive activities will
not be allowed to locate in this area.
GOAL 3
To encourage a level and type of development that will sustain the quality
of life desired in the city.
Goal 3 - objective 1
To provide enough land for all types of land uses and housing for
residents of all income levels.
Goal 3 - objective 1 -Policy 1-1
The Comprehensive Plan will attempt to show land uses sufficient to
support the ultimate population that maximum development at the current
densities and land use intensities can accommodate. Residential land uses
will maintain the desired relative proportions of the numbers of dwelling
units by type as follows:
36
37
Single Family Low density 50%
0 through 4 units per acre
Townhouses, Duplexes Medium density 25%
Zero Lot Line over 4 through 12 units per
acre
Apartments High density 25%
over 12 through 20 units per
i
acre
Goal 3 - Objective
1 - Policy 1-2
The City will monitor the amount of land developed and/or rezoned for
residences by type
of dwelling units proposed and will deny those requests
that will disrupt the ultimate housing mix.
Goal 3 - Objective
1 - Policy 1-3
All development and zoning designations proposals submitted after the
adoption of the Comprehensive Master Plan either must be consistent with
the adopted Map 2,
Land Use Plan, or must show that they meet the policies
contained in the
plan, or must include a proposal to amend the plan.
Comprehensive plan
amendments must be processed prior to and separate from
rezone and project
approval applications. Amendments to the Land Use Plan
Map that increase
the area allotted to any land use over what is shown in
the comprehensive
plan shall require an offsetting decrease of the area
for that land use
in another location on the map such that the adopted
land use mix is
maintained citywide unless the City Council adopts a
different land use
mix as an amendment to the comprehensive plan.
Goal 3 - Objective
2
To use the City's
statutory powers to prohibit substandard development as
determined by the
City Council from occurring within the city or its
extraterritorial jurisdiction.
37
Goal 3 - Objective 2 - Policy 2-1
The City shall not allow substandard subdivisions or
any development on
property that meets the definition of subdivided property but has not had
a plat approved by the City and recorded. The City's major statutory
powers include:
a. denial of plat approval
b. withholding of utilities and services
c. denial of access
d. refusal to issue building permits
e. court injunctions
Goal 3 - Objective 3
To direct and encourage growth so that is occurs
as a logical and
contiguous addition to the existing community.
Goal 3 - Objective 3 - Policy 3-1
The City will require development that is not adjacent
to existing utility
lines or streets to pay for the utility and street
extensions under a
uniform rate setting procedure to be established and
adopted by the City
Council.
Goal 3 - Objective 3 - Policy 3-2
The City shall require a concept plan of all development except Low
Density Residential as to the layout or the proposed developments impact
on existing or future development. A concept plan may be required for
low density development whenever there is scene doubt as to the impact on
existing or future development.
38
Goal 3 - Objective 4
To require new development to pay as many direct, -and indirect costs
created by that development as possible, thereby reducing the tax load on
the existing residents.
Goal 3 - Objective 4 - Policy 4-1
Developers will be required to pay for any costs that can be identified as
being created by their development, including administrative costs.
Goal 3 - Objective 5
To require development in accordance to Chapter 7, Article IX of the
Grapevine Code of ordinances to reduce or eliminate entirely, development
in the flood plain that exposes persons or property to the hazard of
flooding, or increases the possibility of flooding downstream.
Goal 3 - Objective 5 - Policy 5-1
The City will prohibit development in areas that the City determines is
subject to flooding, with the exception of development that can utilize
the flood plain and not substantially alter it.
Goal 3 - objective 5 - Policy 5-2
The City will utilize as much of the flood plains as possible for public
open space, parks, golf courses and other uses that are compatible with
the flood hazard.
Goal 3 - Objective 6
To recognize that the proximity of the Dallas/Ft. Worth Airport creates a
noise and height constraint to development in Grapevine and to protect the
future population accordingly by development controls and positive
sound -proofing development techniques.
Goal 3 - objective 6 - Policy 6-1
The City will enforce the Airport Hazard Zoning Ordinance.
39
Goal 3 - Objective 6 - Policy 6-2
In Zone A, defined on the North Central Texas Council of Governments
Aircraft Sound Exposure: Dallas/Fort Worth Regional Airport and Environs
Map as the zone of minimal noise effect, activities that are sound
sensitive, such as auditoriums, churches, schools, hospitals, theaters and
open air activities, will be discouraged, and other activities will be
required to use some type of sound control in their building design.
Goal 3 - objective 6 - Policy 6-3
In Zone B, the middle zone of noise effect, residential development will
not be considered a suitable use. The construction of auditoriums,
schools, churches, hospitals, theaters, and like activities shall be
avoided wherever possible. Activities where uninterrupted communication
is essential shall utilize sound exposure control.
Goal 3 - objective 6 - Policy 6-4
In Zone C, land will be reserved for activities that can tolerate a high
level of sound exposure such as some agricultural, industrial and
commercial uses. All regularly occupied structures shall utilize sound
control in the design. Residential and sound sensitive activities will
not be allowed to locate in this area.
GOAL 4
To encourage a level of growth that provides housing opportunities to meet
the different housing needs of all income groups of the city's present and
future populations.
Goal 4 - Objective 1
To provide enough land for all types of land uses and housing for
residents of all income levels.
Goal
4 - Objective
1 - Policy
1-1
The
Comprehensive
Plan will
attempt to show land uses sufficient to
support the ultimate population that maximum development at the current
densities and land use intensities can acccmTK)date. Residential land uses
will maintain the desired relative proportions of the numbers of dwelling
units by type as follows:
Single Family Low density 50%
0 through 4 units per acre
Townhouses, Duplex Medium density 25%
& Zero Lot Line over 4 through 12 units per
acre
Apartments High density 25%
over 12 through 20 units per
acre
Goal 4 - objective 1 - Policy 1-2
The City will monitor the amount of land developed and/or rezoned for
residences by type of dwelling units proposed and will deny those requests
that will disrupt the ultimate housing mix.
Goal 4 - Objective 1 - Policy 1-3
All development and zoning designations proposals submitted after the
adoption of the Comprehensive Master Plan either must be consistent with
the adopted Map 2, Land Use Plan, or must show that they meet the policies
contained in the plan, or must include a proposal to amend the plan.
Comprehensive plan amendments must be processed prior to and separate from
rezone and project approval applications. Amendments to the Land Use Plan
41
Map
that increase
the area allotted to
any land use over what is
shown in
the
comprehensive
plan shall require an offsetting decrease of
the area
for
that land use
in another location
on the map such that the adopted
land
use mix is
maintained citywide
unless the City Council
adopts a
different land use
mix as an amendment to the comprehensive plan.
Goal
4 - Objective
2
To use the City's statutory powers to prohibit substandard development as
determined by the City Council from occurring within the city or its
extraterritorial jurisdiction.
Goal
4 -
objective 2
- Policy 2-1
The
City
shall not
allow substandard subdivisions or any development on
property that meets the definition of subdivided property but has not had
a plat approved by the city and recorded. The City's major statutory
powers include:
a. denial of plat approval
b. withholding of utilities and services
c. denial of access
d. refusal to issue building permits
e. court injunctions
Goal 4 - Objective 3
To direct and encourage growth so that it occurs as a logical and
contiguous addition to the existing community.
Goal 4 - objective 3 - Policy 3-1
The City will require development that is not adjacent to existing utility
lines or streets to pay for the utility and street extensions under a
uniform rate setting procedure to be established and adopted by the City
Council.
42
i
Goal 4 - Objective 3 - Policy 3-2
The City will refuse services or utility extensions to development that is
premature based on the phasing in the City's capital improvements program
and which would place an undue burden on city services, unless developer
will bear the total related cost.
Goal 4 - Objective 3 - Policy 3-3
The City shall require a concept plan of all development except Law
i
Density Residential as to the layout or the porposed developments impact
i
on existing or future development. A concept plan may be required for low
density development whenever there is some doubt as to the impact on
existing or future development.
Goal 4 - Objective 4
To require new development to pay as many direct and indirect costs
created by that development as possible, thereby reducing the tax load on
the existing residents.
Goal 4 - Policy 4-1
Developers will be required to pay for any costs that can be identified as
being created by their development, including administrative costs.
Goal 4 - Objective 5
To require development in accordance to Chapter 7, Article IX, of the
Grapevine Code of Ordinances. To reduce or eliminate entirely development
in the flood plain that exposes persons or property to the hazard of
flooding, or increases the possibility of flooding downstream.
Goal 4 - Objective 5 - Policy 5-1
The City will prohibit development in areas that the City determines is
subject to flooding, with the exception of development that can utilize
the flood plain and not substantially alter it.
43
Goal 4 - Objective 5 - Policy 5-2
The City will utilize as much of the flood plains as possible, for public
open space, parks, golf courses and other uses that are compatible with
the flood hazard.
Goal 4 - Objective 6
To recognize that the proximity of the Dallas/Ft. Worth Airport creates a
noise and height constraint to development in Grapevine, and to protect
the future population accordingly by development controls and positive
sound -proofing development techniques.
Goal 4 - Objective 6 - Policy 6-1
The City will enforce the Airport Hazard Zoning Ordinance.
Goal 4 - Objective 6 - Policy 6-2
In Zone A, defined on the North Central Texas Council of Governments
Aircraft Sound Exposure: Dallas/Fort Worth Regional Airport and Environs
Map, as the zone of minimal noise effect, activities that are sound
sensitive, such as auditoriums, churches, schools, hospitals, theaters and
open air activities, will be discouraged, and other activities will be
required to use some type of sound control in their building design.
Goal 4 - Objective 6 - Policy 6-3
In Zone B, the middle zone of noise effect, residential development will
not be considered a suitable use. The construction of auditoriums,
schools, churches, hospitals, theaters, and like activities shall be
avoided wherever possible. Activities where uninterrupted communication
is essential shall utilize sound exposure control.
Goal 4 - Objective 6 - Policy 6-4
E
In Zone C, land will be reserved for activities that can tolerate a high
level of sound exposure such as some agricultural, industrial and
44
commercial uses. All regularly occupied structures shall utilize sound
control in the design. Residential and sound sensitive activities Will
not be allowed to locate in this area.
GOAL 5
To encourage a level of growth that provides sufficient commercial and
industrial development to provide a diversified economic base and
employment opportunities for the future population of the city.
Goal 5 - Objective 1
To use the City's statutory powers to prohibit substandard development as
determined by the City Council from occurring within the city or its
extraterritorial jurisdiction.
Goal 5 - Objective 1 - Policy 1-1
The City shall not allow substandard subdivisions or any development on
property that meets the definition of subdivided property but has not had
a plat approved by the City and recorded. The City's major statutory
powers include:
a. denial of plat approval
b. withholding of utilities and services
c. denial of access
d. refusal to issue building permits
e. court injunctions
Goal 5 - objective 2
To direct and encourage growth so that it occurs as a logical and
contiguous addition to the existing community.
45
Goal 5 - objective 2 - Policy 2-1
The City will require development that is not adjacent to existing utility
lines or streets to pay for the utility and street extensions under a
uniform rate setting procedure to be established and adopted by the City
Council.
Goal 5 - objective 2 - Policy 2-2
The City will refuse services or utility extensions to development that is
premature based on the phasing in the City's capital improvements program
and which would place an undue burden on city services, unless developer
will bear the total related cost.
Goal 5 - Objective 2 - Policy 2-3
The City shall require a concept plan of an entire area whenever there is
scene doubt as to the layout or the proposed development's impact on
existing or future development. A concept plan may be required for low
density development whenever there is some doubt as to the impact on
existing or future development.
Goal 5 - Objective 3
To require new development to pay as many direct and indirect costs
created by that development as possible, thereby reducing the tax load on
the existing residents.
Goal 5 - objective 3 - Policy 3-1
Developers will be required to pay for any costs that can be identified as
being created by their development, including administrative costs.
Goal 5 - Objective 4
To require development in accordance to Chapter 7, Article IX of the
Grapevine Code of ordinances to reduce or eliminate entirely, development
46
in the flood plain that exposes persons or property to the hazard of
flooding, or increases the possibility of flooding downstream.
Goal 5 - Objective 4 - Policy 4-1
The City will prohibit development in areas that the City determines is
subject to flooding, with the exception of development that can utilize
the flood plain and not substantially alter it.
Goal 5 - objective 4 - Policy 4-2
The City will utilize as much of the flood plains as possible, for public
open space, parks, golf courses and other uses that are compatible with
the flood hazard.
Goal 5 - objective 5
To recognize that the proximity of the Dallas/Ft. Worth Airport creates a
noise and height constraint to development in Grapevine, and to protect
the future population accordingly by development controls and positive
sound -proofing development techniques.
Goal 5 - objective 5 - Policy 5-1
The City will enforce the Airport Hazard Zoning Ordinance.
Goal 5 - Objective 5 - Policy 5-2
In Zone A, defined on the North Central Texas Council of Governments
Aircraft Sound Exposure: Dallas/Fort Worth Regional Airport and Environs
Map as the zone of minimal noise effect, activities that are sound
sensitive, such as auditoriums, churches, schools, hospitals, theaters and
open air activities, will be discouraged, and other activities will be
required to use some type of sound control in their building design.
Goal 5 - Objective 5 -Policy 5-3
In Zone B, the middle zone of noise effect, residential development will
not be considered a suitable use. The construction of auditoriums,
schools, churches, hospitals, theaters and like activities shall be
47
avoided wherever possible. Activities where uninterrupted camTun
ication
is essential shall utilize sound exposure control.
Goal 5 - objective 5 - Policy 5-4
In Zone C, land will be reserved for activities that can tolerate a high
level of sound exposure such as some agricultural, industrial and
camercial uses. All regularly occupied structures shall utilize sound
control in the design. Residential and sound sensitive activities will
not be allowed to locate in this are.
GOAL 6
To recognize that land is a valuable and limited resource, and to
acknowledge that there is a limited amount of land in the city that can be
developed, and that the use of that land must be planned and developed
with careful consideration given to the conservation of land resources.
Goal 6 - objective 1
To provide enough land for all types of land uses and housing for
residents of all inane levels.
Goal 6 - objective 1 -Policy 1-1
The Comprehensive Plan will attempt to show land uses sufficient to
support the ultimate population that maximum development at the current
densities and land use intensities can acccnuKDdate. Residential land uses
will maintain the desired relative proportions of the numbers of dwelling
units by type as follows:
M
Single Family Low Density 50%
0 through 4 units per acre
Townhouses, Duplexes Medium density 25%
and Zero Lot Line over 4 through 12 units per acre
Apartments High density 25%
over 12 through 20 units per acre
Goal 6 Objective 1 -Policy 1-2
The City will monitor the amount of land developed and/or rezoned for
residences by type of dwelling units proposed and will deny those requests
that will disrupt the ultimate housing mix.
Goal 6 - objective 1 - Policy 1-3
All development and zoning designations proposals submitted after the
adoption of the Comprehensive Master Plan either must be consistent with
the adopted Map 2, Land Use Plan, or must show that they meet the policies
contained in the plan, or must include a proposal to amend the plan.
Comprehensive plan amendments must be processed prior to and separate from
rezone and project approval applications. Amendments to the Land Use Plan
Map that increase the area allotted to any land use over what is shown in
the comprehensive plan shall require an offsetting decrease of the area
for that land use in another location on the map such that the adopted
land use mix is maintained citywide unless the City Council adopts a
different land use mix as an amendment to the comprehensive plan.
Goal 6 - objective 2
To use the City's statutory powers to prohibit substandard development as
determined by the City Council from occurring within the city or its
extraterritorial jurisdiction.
49
i
Goal 6_- Objective 2 - Policy 2-1
The City shall not allow substandard subdivisions or any development on
property that meets the definition of subdivided property but has not had
a plat approved by the City and recorded. The City's major statutory
powers include:
a. denial of plat approval
b. withholding of utilities and services
c. denial of access
d. refusal to issue building permits
i e. court injunctions
Goal 6 -Objective 3
To direct and encourage growth so that is occurs as a logical and
contiguous addition to the existing community.
Goal 6 - Objective 3 - Policy 3-1
The City will require development that is not adjacent to existing utility
lines or streets to pay for the utility and street extensions under a
uniform rate setting procedure to be established and adopted by the City
Council.
Goal 6 - Objective 3 - Policy 3-2
The City will refuse services or utility extensions to development that is
premature based on the phasing in the City's capital improvements program
and which would place an undue burden on city services, unless developer
will bear the total related cost.
Goal 6 - Objective 3 - Policy 3-3
The City shall require a concept plan of all development except Low
Density Residential as to the layout or the proposed developments impact
on existing or future development. A concept plan may be required for low
50
i
1
density development whenever there is scene doubt as to the impact on
existing or future development.
Goal 6_- Objective 4
k_
To require new development to pay as many direct and indirect costs
created by that development as possible, thereby reducing the tax load on
the existing residents.
Goal 6 - Objective 4 - Policy 4-1
i
Developers will be required to pay for any costs that can be identified as
being created by their development, including administrative costs.
i
Goal 6 - Objective 5
To require development in accordance to Chapter 7, Article IX of the
Grapevine Code of Ordinances to reduce or eliminate entirely, development
in the flood plain that exposes persons or property to the hazard of
flooding or increases the possibility of flooding downstream.
I_
Goal 6 - Objective 5 - Policy 5-1
The City will prohibit development in areas that the City determines is
subject to flooding, with the exception of development that can utilize
the flood plain and not substantially alter it.
Goal 6 - Objective 5 - Policy 5-2
The City will utilize as much of the flood plains as possible, for public
open space, parks, golf courses and other uses that are canpatible with
the flood hazard.
i
Goal 6 - Objective 6
To recognize that the proximity of the Dallas/Ft. Worth Airport creates a
noise and height constraint to development in Grapevine, and to protect
the future population accordingly by develoFMnt controls and positive
sound -proofing development techniques.
51
Goal 6 - Objective 6 - Policy 6-1
The City will enforce the Airport Hazard Zoning Ordinance.
Goal 6 - objective 6 - Policy 6-2
In Zone A, defined on the North Central Texas Council of Governments
Aircraft Sound Exposure: Dallas/Fort Worth Regional Airport and Environs
Map, as the zone of minimal noise effect, activities that are sound
sensitive, such as auditoriums, churches, schools, hospitals, theaters and
open air activities, will be discouraged, and other activities will be
required to use some type of sound control in their building design.
Goal 6 - objective 6 - Policy 6-3
In Zone B, the middle zone of noise effect, residential development will
not be considered a suitable use. The construction of auditoriums,
schools, churches, hospitals, theaters, and like activities shall be
avoided wherever possible. Activities where uninterrupted ccmmmication
is essential shall utilize sound exposure control.
Goal 6 - Objective 6 - Policy 6-4
In Zone C, land will be reserved for activities that can tolerate a high
level of sound exposure such as same agricultural, industrial and
ccnuercial uses. All regularly occupied structures shall utilize sound
control in the design. Residential and sound sensitive activities will
not be allowed to locate in this area.
To discourage and prevent, as appropriate, the development of land uses in
flood prone areas or in other environmentally sensitive or hazardous areas
in such cases that the health, safety or welfare of the local citizens or
the natural environment is threatened.
52
Goal 7 - Objective 1
To use the City I s statutory powers to prohibit substandard development as
determined by the City Council from occurring within the city or its
extraterritorial jurisdiction.
Goal 7 - objective 1 - Policy 1-1
The City shall not allow substandard subdivisions or any development on
property that meets the definition of subdivided property but has not had
a plat approved by the City and recorded. The City's major statutory
powers include:
a. denial of plat approval
b. withholding of utilities and services
c. denial of access
d. refusal to issue building permits
e. court injunctions
Goal 7 - objective 2
To require new development to pay as many direct and indirect costs
created by that development as possible, thereby reducing the tax load on
the existing residents.
Goal 7 - objective 2 - Policy 2-1
Developers will be required to pay for any costs that can be identified as
being created by their development, including administrative costs.
Goal 7 -Objective 3
To require development in accordance to Chapter 7, Article IX of the
Grapevine Code of Ordinances to reduce or eliminate entirely, development
in the flood plain that exposes persons or property to the hazard of
flooding, or increases the possibility of flooding downstream.
53
f
Goal 7 - Objective 3 - Policy 3-1
f
The City will prohibit development in areas that the City determines is
subject to flooding, with the exception of development that can utilize
the flood plain and not substantially alter it.
Goal 7 - Objective 3 - Policy 3-2
The City will utilize as much of the flood plains as possible, for public
open space, parks, golf courses and other uses that are compatible with
the flood hazard.
Goal 7 - Objective 4
To recognize that the proximity of the Dallas/Ft. Worth Airport creates a
noise and height constraint to development in Grapevine, and to protect
i
the future population accordingly by development controls and positive
sound -proofing development techniques.
Goal 7 - Objective 4 - Policy 4-1
The City will enforce the Airport Hazard Zoning Ordinance.
Goal 7 - Objective 4 - Policy 4-2
In Zone A, defined on the North Central Texas Council of Governments
Aircraft Sound Exposure: Dallas/Fort Worth Regional Airport and Environs
Map, as the zone of minimal noise effect, activities that are sound
sensitive, such as auditoriums, churches, schools, hospitals, theaters and
open air activities, will be discouraged, and other activities will be
required to use some type of sound control in their building design.
Goal 7 -Objective 4 - Policy 4-3
In Zone B, the middle zone of noise effect, residential development will
not be considered a suitable use. The construction of auditoriums,
schools, churches, hospitals, theaters, and like activities shall be
i
54
i
avoided wherever possible. Activities where uninterrupted communication
is essential shall utilize sound exposure control.
Goal 7 - Objective 4 - Policy 4-4
In Zone C, land will be reserved for activities that can tolerate a high
level of sound exposure such as some agricultural, industrial and
commercial uses. All regularly occupied structures shall utilize sound
control in the design. Residential and sound sensitive activities will
not be allowed to locate in this area.
55
IV. LAM USE
A. GENERAL
The land Use Plan reflects current circumstances in the City of
Grapevine that were not foreseeable when the Comprehensive Master Plan
was prepared in 1974 and 1980. This Comprehensive Plan
reflects the
revised population projections which moderate those made in
1974 and 1980
because of the trend toward smaller families and an increasing number of
single person households.
This Plan looks at maximum potential build -out
of the city,
which, according to the projections herein, could occur by
the year 2000
when the city reaches a population of approximately 62,873 persons. Since
this is an update of an existing plan, the primary purpose
is to adjust
planning practice as deemed necessary by the trends of the
last decade,
the 1984 City-wide rezoning and current circumstances.
This update
amends the existing Comprehensive Master Plan and adds
new goals,
objectives, and policies which have been added to meet
the planning
challenges through the year 1994.
The Land Use Plan takes a comprehensive approach in its land
use recommendations. Land use plans from adjacent communities have
been considered in developing this Plan. With such explosive population
growth and because of the rapid econamic development of the Dallas/Fort
Worth metroplex, however, it is extremely important that population growth
and development trends be monitored closely and the Comprehensive Master
Plan be updated every five to ten years. Also, as Grapevine grows and
becomes more complex, the city will need and will want to add more
56
elements to its plan, especially in the general area of ccmminity
facilities and services.
Map 2, the Land Use Plan is a graphic representation of the
city's adopted land use policies as they relate to the physical
characteristics of Grapevine. These policies establish the reasoning and
set the design standards for the type and density of development shown on
the map. The land use patterns of the map cannot be achieved without
adopted policies directed toward that end.
Unlike other land use plans in which projections are made as
to what the most likely development of property will be, no such
projection is made here. A11 land is shown as being developed, and no
land is being left out as agricultural or for future development. This
does not mean that Grapevine will develop all the land in the planning
area by the year 2000. This mans that any tract of land may be developed
in the planning area at any time as long as the developer meets the
conditions imposed by the plan.
B. Needs Identification
1. The need to keep dwelling unit densities consistent with
the Plan. The residential lots in some areas of Grapevine are
overcrowded due to multiple single family dwellings or mobile hares on
lots subdivided for one single family house. The problem is not density
per se. Rather the problem is that when the subdivision was approved, only
one house per lot was anticipated and public. facilities and services were
sized and allocated based on that assumption. The City shall not rezone
to a more intense use, single family subdivisions with streets, water, and
57
sewage lines sized and in place to serve only a fraction of the average
daily load that would be generated by the more intense use. In the same
manner, crowding several dwelling units on one single family lot or
converting a single family neighborhood to multifamily usage tends to
overload water and wastewater lines, to increase traffic
disproportionately, and to create access and parking problems. With the
rezoning in 1984, the areas disproportionately zoned were rezoned to fit
within the density constraints of the surrounding areas.
2. The need to protect residential land values without overly
restricting access to commercial and industrial areas. Conventional
zoning ordinances are based on the principle that land uses should be
segregated into single use districts in order to preserve property
values. However, a mixture of land uses can be complementary in the
proper proportions, on the proper scale, and depending on the type of
activity and the hours of that activity. For example, neighborhood
shopping centers that include medical and professional services,
restaurants, and other sources of entertainment can be quite complementary
to a residential neighborhood. on the other hand, industrial and
commercial uses that generate noise, noxious odors, or fumes, or heavy
truck traffic, are not compatible with residential neighborhoods. These
sources of employment cihruilA be readil-- 4 I'l - tI A -4-S ; 1-I.L.
3. The need to encourage redevelopment under current standards
along the Northwest Highway corridor. Grapevine has some heavy commercial
58
%J L= -Z Ult'-Y
should be
physically buffered from residential areas.
The mixture
of land
uses that are complementary to one another were
accomplished
in the
adoption
of the Appendix D Zoning Ordinance which
created well
defined
principal
uses for each zoning district.
3. The need to encourage redevelopment under current standards
along the Northwest Highway corridor. Grapevine has some heavy commercial
58
and industrial land uses, especially along Northwest Highway, that do not
mix well with surrounding residential development. The deterioration of
some of the commercial and industrial structures adds to the "blighting"
influence on the neighborhoods. The outside storage of equipment, junk,
and possibly flammable or otherwise hazardous materials is not
aesthetically pleasing and is a potential health hazard in a residential
neighborhood. The 1984 rezoning of the Northwest Highway corridor to
"HC", Highway Commercial and subsequent amendments to the Highway
Commercial District requirements were accomplished to work toward
eliminating these problems. Redevelopment of the Northwest Highway
corridor is essential to improve the image of one of the min doorways to
the City of Grapevine.
4. The need to continually review the zoning ordinance. The
Zoning Ordinance shall continually be revised to address the needs and
goals of the Comprehensive Master Plan. The Appendix D Zoning ordinance
was totally rewritten in 1984 following the completion of the City-wide
rezoning. The development guidelines established by continual Ordinance
revisions will provide a workable tool for implementation of the
Comprehensive Master Plan.
5. The need for controls on corridor development. The
tendency to establish commercial retail development along traffic
corridors creates the potential for strip commercial development of
inadequate design that creates traffic problems with visual obstructions
and distractions, and with numerous entrances and exits.
Strip or ribbon commercial development is spreading in Grapevine.
Commercial development along a major thoroughfare does not have to be
59
hazardous or unsightly. In order to avoid the negative connotations of
the terms "strip" or "ribbon" commercial development, this plan uses the
terms "corridor" or "linear" ccmmrcial development along thoroughfares.
For further clarification, undesirable strip commercial devlogrKent can be
characterized by the following problems:
a. shallow lots, usually between 100 and 200 feet deep
b. numerous small ownerships
c. numerous curb cuts for entrances
d. numerous small buildings with no architectural unity
e. little or no landscaping in and around the parking lots
f. limited parking usually restricted to the front setback
area or along the street, and sometimes backing into the
street
g. building entrances directly facing the major thoroughfare
h. the lack of landscaping or other buffers especially in
the rear.
In contrast with the above indicators of strip commercial development, a
properly planned linear commercial development is often characterized by
ownership by a single group, large amounts of commonly owned parking,
preferably in the rear, architectural unity or consistency of building
styles and bulk, controlled and limited access and egress points, and
landscaped buffers separating the commercial development from adjacent
residential development.
This is not to say that small, independent retailers cannot
create appropriate linear commercial development. Nevertheless, there is
a need to provide a mechanism to establish cooperation, organization, and
unity among independently owned small businesses along a major
thoroughfare..
60
Attempts were made to solve problems, a through h, of "strip"
or "ribbon" ccmmercial development through the 1984 rezoning and adoption
of the Appendix D Zoning Ordinance. Regulations now in place prevent the
majority of the problems mentioned. It should be noted that there are
still potential problems with the Highway Commercial District and the
Central Business District which are special districts created to
acccmTK)date existing developed areas. Rezoning to "BC" or "CBD" could
result in further "strip" or "ribbon" commercial development.
6. The need for buffering between incompatible land uses.
For those commercial land uses that are incompatible with surrounding or
adjacent residential or other land uses, visual and sound buffers,
shall be used. Multifamily housing in itself is not a suitable buffer
between low density residential and more intense land uses, and actually
needs the same buffering that single family neighborhoods do. Buffering
was added to the various zoning districts of the Appendix D Zoning
Ordinance to accomplish this need.
7.
The need to protect
the character of existing neighborhoods
and encourage rehabilitation.
As older
single family residential
neighborhoods
begin to deteriorate, valuable
housing stock, much of which
is available
at a low cost, is
subject to
transition to more intensive
residential,
commercial, or even
industrial
uses. Such is the case in
residential areas around the CBD
in Grapevine. These neighborhoods do
have opportunities
for canpatible
mixed uses
that can provide a range of
housing types
and prices; but the
mix must be
stable, the character of the
neighborhood reaffirmed, and land values protected. This situation can be
achieved through proper buffering, increased code enforcement, and
incentives, such as a public or private loan program or assistance, for
a
rehabilitating hares.
Also, thoroughfares should be established to handle
through traffic frau apartments and cam)--rcial uses without impacting low
density residential areas.
8. The need to segregate light ccrnrercial activities from
heavy camiercial and industrial land uses. Retail and some wholesale
establishments have very different needs than and are often incompatible
with warehousing and industrial land uses. Yet, in Grapevine, there are
several instances in which these land uses cane into contact with each
other.
9. The need to facilitate through traffic and truck traffic on
arterials away frau local and residential collector streets. In certain
instances, industrial and ccmwrcial land uses generate truck traffic that
must use residential streets. There is a need to provide designated truck
routes within the city.
10. The need for historic preservation and conservation
policies. Whereas many residents of Grapevine recognize the historic
value of the CBD, there is no City policy that insures the preservation
and conservation of the historic resources in the downtown area. The City
should adopt a historical preservation district for the protection of
existing buildings which would include the CBD and any area deemed
historical by the City. The City should use and encourage the use of
zoning controls, deed restrictions, or merely a requirement for council
review of all proposals within a defined historical district, which should
include Main Street from the railroad tracks to Northwest Highway.
62
i
11. The need to coordinate the planning efforts in Grapevine
with the Dallas/Fort Worth International Airport master plan, the COG
regional plan, and the comprehensive plans of the surrounding
communities. There are residential, commercial and industrial uses
within the jurisdictions of the U.S. Army Corps of Engineers, the
Dallas/Fort Worth International Airport, the cities of Southlake,
Colleyville, and Euless, and other surrounding communities that have
impacts on land use and the thoroughfare system in Grapevine. Particular
attention should be given to the interfacing land use activities among
these jurisdictions.
63
GOALS, OBJECTIVES AND POLICIES AS REVISED AND ADOPTED
BY THE CITY OF GRAPEVINE
C. Urban Standards Goals
The goals that follow are oriented toward utilization of the combined
corridors/centers concept as the means of systematically directing the
city's urban form (see Figure 2).
GOAL 1
To recognize that the physical environment is the single most important
element in determining a city's desirability and efficiency
GOAL 2
To direct that the corridors/centers concept as defined be utilized to
guide the city's future development.
GOAL 3
To develop an overall community structure made up of smaller, identifiable
subareas, each with its own characteristics and appropriate community
services, yet each an integral part of the total community.
GOAL 4
To plan land uses in such a manner as to produce an efficient, convenient,
and harmonious land use pattern, eliminating mixtures of incompatible and
conflicting uses.
GOAL 5.
To promote the identity of the city by emphasizing significant physical
features and providing better boundary definitions between neighborhoods.
GOAL 6
To promote orderly, timely, economical growth and to recognize current
land use patterns.
GOAL 7
To provide for the health, safety and welfare of the people of the city
through effective land use planning.
GOAL 8
To establish a living environment that is aesthetically pleasing, as well
as functionally efficient and practical.
Because managed growth has been determined to be desirable in the city and
because the corridors/centers concept has been adopted as the urban
standards most desirable, the objectives and policies have been
incorporated into their respective sections under land use, housing, and
transportation.
D. Land Use Goals
The overall development goals, objectives, and policies in Chapter III,
"Guide to Managed Growth," and the urban standards in the preceding
section set the tone for the residential, commercial, and industrial
development goals that follow. This package of goals, in turn, provides a
framework within which to interpret has the more specific land use
objectives and policies should be implemented.
65
1. Residential Development
GOAL 1
To provide sufficient and adequate space in appropriate locations for
residential development in order to provide safe and sanitary housing, to
meet the housing and social needs for a desired standard of living for the
city's present and future population, and to meet the housing mix ratio as
previously defined in Policy 1-1, Section III D. which are the overall
growth policies.
GOAL 2
To provide within the framework of the residential land use plan a wide
choice of owner -occupied and rental housing types that will give adequate
housing to families and individuals of all inccrm levels.
To allow residential densities that reflect not only the desired lifestyle
of the citizens but also the fact that housing demand is sensitive to
price, which is based on land values, and that density and site design
flexibility can compensate for rising land values.
GOAL 4
To plan and develop public facilities and services consistent with the
residential densities designated on the land use plan and to recognize and
uphold the principles that different residential densities require
different housing solutions and that land designated for one density on
the land use plan may not be suitable for a different density without
substantial modifications in existing or planned public facilities and
services.
GOAL 5
To encourage the protection of residential neighborhoods or structures
with historical or cultural value to the comTunity.
GOAL 6
To prevent, as appropriate, the development of residences in flood prone
areas or in other environmentally sensitive or hazardous areas such that
the health, safety, or welfare of the residents or the natural environment
is threatened.
Objectives and Policies of Residential Development
OBJECTIVE I
To utilize the corridors/centers concept as herein defined, and the
neighborhood concept as defined in the 1974 plan to create as many
neighborhoods as needed to accommodate the community's future population.
The City will encourage the development of quiet, safe, clearly defined
neighborhoods with an inwardly oriented atmosphere.
POLICY 1-2
Developers will be encouraged to utilize thoroughfares, water bodies and
creeks, and other topographic or physical features to define the boundary
of a neighborhood clearly, and to orient their developments inward from
such boundaries.
POLICY 1-3
The City will encourage land use patterns that reflect this inward
function of a neighborhood. The interior of the unit will generally
contain low and medium density uses. Heavy traffic generators, such as
apartments or commercial uses will be located on the periphery of the
67
neighborhood along the designated arterials in corridors of intensified
development.
POLICY 1-4
Existing stable residential neighborhoods shall be protected from
encroachment of commercial or higher density residential uses.
POLICY 1-5
Land uses which support the neighborhood, such as neighborhood shopping
centers and churches, are important elements for a neighborhood's
development and shall be located on the periphery of the neighborhood.
POLICY 1-6
Schools and parks shall be encouraged to locate centrally within walking
distance of any section of the neighborhood. This will also give the
neighborhood a central focal point, a center of interest.
POLICY 1-7
The concept plan, and neighborhood planning should be used as often as
feasible to address the cumulative effects of growth and residential
development and to provide adequate social amenities through complementary
land uses on the neighborhood level.
POLICY 1-8
Residential development will be discouraged in areas that do not have
adequate public facilities and services. Adequate public facilities and
services include, but should not be limited to roads and streets, police
and fire protection,
sewage disposal, water supply and pressure,
telephone, gas, electricity, schools, parks, and sidewalks.
OBJECTIVE 2
To discourage the concentration of any type of multi -family or single
family residential development in such concentrations and expanses that,
M.
by accepted planning standards and in the opinion of the city council,
there are not sufficient amenities to support such development and
additional development of similar kind would diminish the quality of life
in the area.
POLICY 2-1
Residential areas, especially higher density uses, should have access to
shopping, recreation, and work places that are convenient not only for
automobile traffic but also for foot and bicycle traffic in order to
minimize energy consumption, air pollution, and traffic congestion.
POLICY 2-2
Public facilities and services should be scaled to match different
residential densities.
POLICY 2-3
Multi -family and other medium and high density housing shall not be
allowed in areas planned for single family or otherwise low density
residential dwelling units.
-OBJECTIVE 3
To use open space or other natural or structural buffers between land uses
or residential densities where appropriate but not to preclude a mixture
of land uses and densities when advantageous and not disruptive to the
social unity of the neighborhood.
POLICY 3-1
Physical buffers, such as permanent open space, land uses that are
transitional and unobtrusive, landscaping, fencing, or walls should be
used as appropriate between residential areas and non-residential areas
and between residential areas of different densities except where mixed
land uses are desired in specific circumstances.
POLICY 3-2
Residential uses shall provide adequate buffering.
POLICY 3-3
The City and developers should recognize that higher density dwelling
units and mobile hones require the same buffering from incompatible land
uses as low density, single family housing and that such residential
development shall not be used as a buffer between single family and
commercial and industrial areas.
POLICY 3-4
Different housing densities may abut one another as long as a proper
buffer is provided and traffic generated by each use does not mix within
the neighborhood.
OBJECTIVE 4
To protect single family residential areas from truck traffic, traffic
congestion and all through traffic, including traffic generated by
commercial, industrial, and multi -family uses.
POLICY 4-1
To prohibit residential developments that, because of design or location,
will expose the residents to through traffic or heavy traffic fran other
types of land uses.
POLICY 4-2
Residential lots along major thoroughfares shall be designed in one of the
following ways:
a. Deep lots shall be designed such that the houses back onto
the major thoroughfare and are screened frau the traffic by a fence or a
wall as part of the site development. When high noise levels from traffic
are anticipated on the property, a masonry wall or other suitable noise
70
dampening device or design standard shall be used on the site to provide
adequate outdoor living space that is not impacted by excessive noise
levels.
b. If houses are to face a major thoroughfare, they shall be
given access via a frontage road or service street that will give the
house an additional setback from the highway.
C. Whenever possible, the developer shall construct short
cul-de-sacs or loop streets, extending from the arterial into the
subdivision so that the lots front on that local residential street and
houses do not directly face the arterial and all outdoor living spaces are
protected from traffic noise by the same standards mentioned above.
d. Houses may face a major thoroughfare without the provision
of access from a service road if they are sufficiently set back, are
protected from traffic noise in the same manner as mentioned above, and
are given access from rear alleys or drives such that direct access to the
highway is limited or prohibited. If access to the arterial must be
provided, then circular drives shall be required so that vehicles will not
back into the arterial.
POLICY 4-3
High density residential development shall have direct access to developed
four -lane streets, excluding parking, to accommodate the traffic volumes
and turning patterns generated by high concentrations of people. They
shall be located on arterials such that low density residential
development is not impacted by heavy traffic.
POLICY 4-4
i
Medium density residential development shall have direct access to
collector width (40 feet of pavement width or more) streets to accommodate
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the traffic volumes generated. Their traffic should not be routed
through single family neighborhoods.
POLICY 4-5
Through traffic should be limited to arterials and away from residential
development as much as possible. Local truck traffic should be limited to
specifically designated truck routes except for deliveries, in which case
the shortest and least disruptive route over local streets should be
designated and used.
POLICY 4-6
Residential subdivisions should be designed to include loop streets and
cul-de-sacs to discourage through traffic on residential streets.
OBJECTIVE 5
To provide, within residential areas, open areas for relaxation,
recreation , and visual enjoyment.
i
POLICY 5-1
The approved Parks and Recreation Master Plan shall be an element to the
city's comprehensive plan.
POLICY 5-2
Land should be acquired for parks in advance of development or dedicated
with development, and land in the flood plain and other areas where
development is constrained should be given highest priority for public use.
OBJECTIVE 6
To recognize that different types of residential uses have different
requirements, and that land developed for one density requires more than
rezoning to make it suitable for another density.
POLICY 6-1
Medium and high density residential developments shall be located on
72
larger sites of sufficient size to allow for proper buffering, adequate
parking and landscaping, and enough flexibility in design and layout to
insure adequate development.
POLICY 6-2
Medium and high density developments will be required to have wider
internal streets, increased utility and drainage capacity, increased fire
protection, and more facilities than a single family type development.
POLICY 6-3
Existing neighborhoods designed for single family use that, because of age
or other factors, are in transition to other uses, will not be rezoned
without meting current standards.
POLICY 6-4
The City will not rezone property to a more intensive residential district
without determination that the street system, utilities, drainage and
other requirements are adequate for that density.
POLICY 6-5
The City will not rezone property to a residential use that is not in
accordance with the comprehensive plan without a prior amendment to that
plan.
nn c rvtrrc 7" "7
To revise the zoning and subdivision ordinances and capital improvements
program, as necessary, and utilize the ordinances to implement the above
policies.
POLICY 7-1
The zoning ordinance shall be enforced and revised as needed.
POLICY 7-2
The subdivision ordinance shall be enforced and revised as needed.
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POLICY 7-3
A capital improvements plan will be developed and implemented to meet the
facilities and service demands of existing and proposed residential
developments.
2. Commercial Development
GOAL 1
To provide an economic climate for the City that will encourage the
improvement of traditional and other existing businesses and the
establishment of new businesses that will be of benefit to the community.
GOAL 2
To promote the use of a corridors /centers concept for the most desirable
use of land and to influence the direction of development as part of a
comprehensive growth policy.
GOAL 3
To promote stability of commercial development and to strengthen the
economic base of the city.
Objectives and Policies of Commercial Development
OBJECTIVE 1
To maintain our sufficient amount of commercially zoned land to met the
existing and future shopping and employment needs of the citizens and to
encourage the clustering of like commercial and accessory uses as
appropriate and a diversity of uses where complementary.
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POLICY 1-1
The City shall maintain enough land designated for commercial areas to
meet the economic demand, but should at the same time direct the location
of commercial development so that all land uses, whether mixed or
segregated, are compatible with each other.
POLICY 1-2
The City shall allow development of commercial land in the future, in
approximately the same ratio as it currently exists in comparison with
other land uses, unless there is a substantial change in the land use
trends, as determined by the city council.
POLICY 1-3
The City shall discourage the zoning or rezoning of property solely for
the intent of inflating the property's market value or where the zoning is
to the benefit of the applicant and to the detriment of the adjacent
property owners.
POLICY 1-4
The City recognizes that retail uses may or may not be compatible with
other types of commercial or industrial uses, and will provide for the
separation of the various camiercial enterprises that are incompatible and
the clustering of those that are compatible, and shall approve properly
zoned land in which those types of camiercial activities can conduct
business.
POLICY 1-5
The City recognizes that commercial and residential uses are not
necessarily conpatible and shall prohibit residential usage of land in
commercial districts. These considerations include giving close
neighborhood access to only those commercial establishments, such as
75
convenience
stores, that have a direct relationship with the
neighborhood.
In all cases, truck traffic should not use local
residential streets, and local retail traffic should not mix with
wholesalers' trucking operations.
POLICY 1-6
The City will
rezone land for more intensive (non-residential) cam)ercial
purposes only
in areas that met the following criteria:
a.
are along a designated activity corridor
b.
are central to the market that is served
C.
are sufficiently large to allow adequate buffering frcin
adjacent land
uses, adequate parking, truck loading areas and landscaping,
and flexible
enough in design to meet city staff approval based on
accepted design standards.
d.
will not cause traffic to be routed through residential
neighborhoods
or force ccmTercial traffic onto residential sized streets
e.
have an adequate overall transportation system to handle
the additional
traffic
f. have adequate public facilities, including sewer, water,
electricity, and fire protection, to support such developwnt
9. have sufficient drainage for a high percentage of
impervious cover.
OBJECT= 2
To encourage commercial land uses to develop in accordance with the
corridors concept as defined herein, and to discourage develoFment that is
"strip commercial" as herein defined.
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POLICY 2-1
The City will discourage the zoning or commercial usage of land that has
the potential of becoming undesirable strip commercial development, which
is characterized by one or more of the following problems:
a. shallow lots, usually between 100 and 200 feet deep
b. numerous small ownerships
c. numerous curb cuts for entrances
d. numerous small buildings with no architectural unity
e. little or no landscaping in and around the parking lots
f. limited parking usually restricted to the front setback
area or along the street
g. the lack of landscape or other buffers, especially in the
rear, with the adjacent residential areas exposed to a blighting influence.
POLICY 2-2
Land that is currently zoned or cannot be used for anything but commercial
usage and falls under one or more of the conditions in Policy 2-1 will be
encouraged to develop as low traffic generating uses, such as professional
or neighborhood services, that support the residential uses rather than
creating instability and transition from residential to commercial use.
POLICY 2-3
Linear commercial districts shall be located based on the following
criteria:
a. only on designated corridors on the land use plan
b. with lots deeper than 200 feet
C. on large parcels with single ownership or on smaller
parcels whose owners are organized into an association and have the
ability to share parking or entrances
77
f
d. where the curb cuts are minimized and/or shared while still
maintaining adequate traffic circulation on parking lots
e. where adequate parking is provided, preferably to the side
and/or in the rear
f. where adequate landscaping and/or open space is provided
for visual buffers from adjacent residential development
g. where nearby residential areas are adequately buffered frau
nose, traffic, and air pollution
h. where the proposed development will not disrupt the orderly
development of adjacent residential neighborhoods.
POLICY 2-4
The City will designate sufficient space in residential areas for
commercial services on a scale that is compatible with and caters to the
convenience needs of the neighborhood.
POLICY 2-5
Major shopping centers shall be encouraged to be located in commercial
nodes at the intersection of major arterials, meeting the same
requirements as Policy 2-3. This policy shall not be interpreted to
warrant commercial development at all arterial intersections.
POLICY 2-6
The City shall require a concept plan of the layout or the proposed
developmentIsimpact on existing or future development.
OBJECTIVE 3
To preserve the integrity of those existing commercial areas, especially
the central business district, which have made significant contributions
to the well-being of the citizens.
W
POLICY 3-1
The City shall update and revise its plans for the central business
district and shall plan to maintain and increase the viability of the CBD
as a commercial center.
POLICY 3-2
The City should seek any funding sources available to enhance the
attractiveness of the urban street-scape and the viability of the CBD.
POLICY 3-3
The City should designate as nonconforming uses those that are not
compatible with established commercial land uses.
POLICY 3-4
The city will encourage proposed commercial development to consider the
central business district first among alternative sites for proposed
cammercial development.
3. Industrial Development
GOAL 1
To maintain a sufficient amount of appropriate land areas within the City
for existing and future industrial and heavy commercial activities.
GOAL 2
To guide land development in a desirable pattern and in a manner that
utilizes efficiently City facilities and services, while protecting the
City's employment base, the character of industrial areas, accompanying
land values, and the City's tax base.
79
Objectives and Policies of Industrial Development
OBJECTIVE 1
To provide enough industrially zoned land to meet the existing and future
manufacturing and employment needs of the City.
POLICY 1-1
The City should provide enough land designated for industrial uses to meet
the economic demand, but should at the same time direct the location of
industrial development so that all land uses, whether mixed or segregated,
are compatible with each other.
POLICY 1-2
The City shall not rezone land to industrial other than in the airport
noise zones or in proximity to the airport.
POLICY 1-3
The City will discourage the zoning or rezoning of property solely for the
intent of inflating the property's market value or where the zoning is to
the benefit of the applicant and to the detriment of the adjacent property
owners.
POLICY 1-4
The city recognizes that industrial, commercial and residential uses are
not compatible. The City shall prohibit residential and some types of
commercial use of land in industrial districts, unless they are a Planned
Industrial Development that has taken the basic difference of the two uses
into account.
POLICY 1-5
Industrial areas will be protected from the encroachment of residential or
commercial land uses that could inhibit the full expansion of the district
80
through the use of specific industrial land use designations and the use
of open space buffers at the edge of the industrial district.
OBJECTIVE 2
To encourage industrial development on sites that are large enough to be
planned as unified, fully integrated industrial districts, that are
located with access to major highways and away from residential areas. The
City shall require landscaped or natural buffers separating Light
Industrial Districts from adjacent residential or commercial districts
and offer a variety of locations and site configurations toet the needs
eeds
of local industries.
POLICY 2-1
Industrial districts shall be located based on the following criteria:
a. the site has appropriate transportation access, and routes
for the types of activities Proposed including truck routes and/or rail
access
b. the traffic generated by the proposed development will not
go through residential or light commercial areas, or other areas that
would be adversely impacted by such traffic
C. the public services and facilities are or can be made
available in sufficient quantities or capacity to support the proposed
development, including:
1. extra width and strengthened streets for truck
traffic
2. oversized utilities
3. sufficient drainage for a high percentage of impervious
cover
4. extra fire protection
B1
7
d. on sites large enough to be planned as a unified, fully
integrated industrial district or unit, capable of accomodating buffer
zones, accessory land uses, parking, truck loading, and other amenities
necessary for viable development.
�i POLICY 2-2
Truck traffic shall be routed to avoid residential areas and industrial
and heavy commercial land uses shall not be located at the end of
collectors that serve or pass through residential areas.
E. FUTURE LAND USE
Map 2 is the Land Use Plan for the City of Grapevine, and is the graphic
representation of the goals, objectives and policies of the City of
s
Grapevine, as adopted by the City Council. The land use policies
establish the reasoning and set the design standards for the type, amount,
and density of development shown on the map. The land use patterns of the
map cannot be achieved without adopted policies directed toward that end,
and when the map is in conflict with the policies, the map should be
revised to meet those policies. Likewise, when a development proposal is
in conformance with the policies but in conflict with the map, it is in
accordance with the ccoprehensive plan as the map is nothing more than a
graphic representation of those polices.
m
Residential Low Density Residential Medium Density
"R-20" Single Family "R-5.0" Zero Lot Line
"R-12.5" Single Family "R-3.5" Two Family District
"R-7.5" Single Family "R-3.75" Three & Four Fam.
"R -MH" Mobile Home
"R-TH" Townhouse
"R-MODH" Modular Home
"PRD -6" Planned Residential
Low Density
"PRD -1 2" Planned
Residential Medium Density
Residential High Density Governmental Use
"R -MF -1 " Multi -Family "GU" Governmental Use
"R -MF -2" Multi -Family if R A if
Recreation/Amusement
Central Business District Flood Plain
"CBD" Central Business District Any District
;.nl
Low Intensity Commercial Commercial
"LB" Limited Business VT C C VV C o m m u n i t y
Commercial
WN
"GV" Grapevine Vintage
"CN" Neighborhood Commercial
"PO" Professional Office
Industrial
"Ll" Light Industrial
"PID" Planned Industrial Dev
"BP" Business Park
Recreational/Amusements
"RA" Recreation/Amusement
M.
"HC" Highway Commercial
vvHCO'v Hotel Corporate
Office
"PCD" Planned Comm. Dev.
"BP" Business Park
if R A
Recreation/Amusement
Industrial/Commercial
All the zoning districts listed
under Industrial and
Commercial Land Uses
MAP 2 LAND USE PLA
AMENDMENTS I
1. Z87-17 COMMERCIAL
2. Z87-20 GOVERNMENTAL USE
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