HomeMy WebLinkAbout2016-12-15 WorkshopAGENDA
CITY OF GRAPEVINE
QUARTERLY WORKSHOP
PLANNING & ZONING COMMISSION
THURSDAY, DECEMBER 15, 2016 AT 6:00 P.M.
CITY COUNCIL CONFERENCE ROOM
SECOND FLOOR
200 SOUTH MAIN STREET
CALL TO ORDER
WORK SESSION
Discussion of possible amendments to the Grapevine Comprehensive
Zoning Ordinance relative to the application process.
2. Discussion of possible amendments to the Comprehensive Master
Plan/Future Land Use map.
3. Discussion of possible amendments to the Grapevine Comprehensive
Zoning Ordinance relative to Section 22. R -MF Multifamily District.
ADJOURNMENT
If you plan to attend this briefing session and you have a disability that requires special
arrangements at the meeting, please contact the office of Development Services at (817)
410-3154 at least 24 hours in advance. Reasonable accommodations will be made to
assist your needs.
In accordance with Texas Government Code, Chapter 551.001 et. seq. Acts of the 1993
Texas Legislature, the Planning and Zoning Commission Briefing Session Agenda was
prepared and posted on this the 9th day of December 2016 at 5:00 p.m.
-ZL -ate -5L
Ron Stombaugh
Development Services Assistant Director
MEMO TO: MEMBERS OF THE PLANNING AND ZONING COMMISSION
FROM: SCOTT WILLIAMS, DEVELOPMENT SERVICES DIRECTOR
RON STOMBAUGH, ASST. DIR. DEVELOPMENT SERVICES
MEETING DATE: DECEMBER 15, 2016
SUBJECT: DISCUSSION OF POSSIBLE AMENDMENTS TO THE ZONING
ORDINANCE RELATIVE TO THE APPLICATION PROCESS;
POSSIBLE AMENDMENTS TO THE COMPREHENSIVE
MASTER PLAN/FUTURE LAND USE MAP; POSSIBLE
AMENDMENTS TO SECTION 22. "R -MF" MULTIFAMILY
DISTRICT
RECOMMENDATIONS:
Staff recommends the Planning and Zoning Commission consider proposed amendments
to the zoning ordinance relative to the application process; possible amendments to the
Comprehensive Master Plan and Future Land Use Map; and possible amendments to
Section 22. "R -MF" Multifamily District, and take any action necessary.
BACKGROUND INFORMATION:
Zoning Ordinance amendment(s) relative to the application process:
At the September 20 and October 18 meetings, the Commission and Council considered
multiple applications on a 52 acre tract of land with discussion centering on a multi -faceted
development consisting of an expansion to an existing hotel, the construction of a new
hotel, and the development of a 359 unit multi -family complex. These three development
proposals required seven different applications (one zoning change application, three
conditional use applications, and three planned development overlay applications) for
property that was intended to be developed as one project. Although the property
owner/developer intended to construct this project as one "development," each portion of
the project required individual advertising, property owner notification, and discussion
during the public hearing which may have inhibited the developer's ability to present the
case as one large, multifaceted development.
With the goal of reducing the cumbersome process of considering numerous applications
for the same parcel of land, staff has created a new conditional use category called,
"Master Site Development Plan" that would allow, through the conditional use process,
the ability to consider multiple requests, to include multiple conditional use, special use,
and planned development overlay requests, through one application on tracts of land five
acres in size or larger. Staff has also included in this amendment a process to consider
additional uses not normally considered in the commercial zoning districts but may be
appropriate when considered a part of a large multi -faceted development with a mixed of
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many uses, i.e., retail, office and residential uses. Only one example amendment to the
"CC" Community Commercial District has been presented; however, the Commission
may want to also consider adding similar language to the "HC" Highway Commercial
District, "PO" Professional Office District, "BP" Business Park District, and the "HCO"
Hotel/Corporate Office District. See the attached amended ordinance.
Comprehensive Master Plan/Future Land Use Map amendments:
Staff has been asked to provide suggestions for amendments to the Future Land Use
Map category designations, to accommodate mixed use projects. Therefore, City Council
and the Planning and Zoning Commission may wish to add a "C/MU" (Commercial/Mixed
Use) category to the Future Land Use Map, along with a list of zoning districts that would
be appropriate. A suggested amendment to the Comprehensive Master Plan is attached.
The Future Land Use Map itself contains draft amendments of areas that might be
considered for the "C/MU" designation, as suggested in Scott Polikov's study. The
proposed boundaries of the Commuter Rail District are tentatively shown as "C/MU",
although it is understood that this area will most likely require much additional study
before any changes to the Future Land Use Map are made.
Lastly, the Commission was asked to look at additional large tracts that might be
considered. In addition to the original 5 areas identified in the Polikov study, staff has
included maps of undeveloped areas for discussion that are labeled "Area 6" through
"Area 9."
Discussion of possible amendments to Section 22. "R -MF" Multifamily District:
Staff has included in your packet the ordinance for Section 22. "R -MF" Multifamily District
with the intent to consider and discuss any possible amendments to this section that may
be necessary given the current development cycle which has included several requests
for multifamily uses. Attending the workshop will be Craig Melde of Architexas to help
facilitate a discussion of the ordinance and possible amendments/changes for
consideration.
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Sec. 25. C -C Community Commercial District Regulations
PURPOSE: The C -C Community Commercial District is established to provide locations
for general commercial uses representing various types of retail trade, businesses,
services and planned commercial centers that serve a community or regional area. The
District is intended for community and regional shopping centers and clusters of
commercial development that attract a substantial amount of their trade from beyond the
immediate neighborhoods.
USES GENERALLY: In a C -C Community Commercial District no land shall be used and
no building shall be erected or converted to any use other than as hereinafter provided.
A. PRINCIPAL USES:
1. Any use permitted in a P -O Professional Office District or C -N Neighborhood
Commercial District except that there shall be no limitation on size of planned
shopping centers or total floor area.
2. Hospital.
3. Ambulance service.
4. Commercial amusements, the operation ofwhich is totallywithin an enclosed
building, including bowling alleys, video arcades, roller skating and ice
skating arenas, motion picture theaters, but excluding billiard parlors and
arcades.
5. Taxi dispatch office.
6. Professional dry cleaning, pressing, dyeing and laundry services.
8. Retail sales of second hand goods in an enclosed building provided the
space does not exceed 3,000 (three thousand) square feet in area.
9. Restaurants excluding drive-in or drive-through restaurants.
10. Nursery or greenhouse.
11. Radio and television broadcasting studios.
12. Department stores.
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13. Furniture stores.
B. ACCESSORY USES: The following uses shall be permitted as accessory uses:
1. Private garage.
2. Swimming pool no nearer than one hundred twenty (120) feet to any
residentially zoned district.
3. Mechanical equipment located within one hundred twenty (120) feet of any
residentially zoned district must meet the standards established for noise
regulation as stated in Section 55. Performance Standards.
4. Screened garbage storage on a concrete pad no nearer than fifty (50) feet to
a residentially zoned district and not located between the front of the building
any street right-of-way.
5. Provisions for the parking of automobiles provided that such provisions within
sixty (60) feet of a residentially zoned district shall be separated from said lot
by a blind fence or wall at least six (6) feet high.
6. Signs advertising uses located on the premises in accordance with Section
60 of this Ordinance.
C. CONDITIONAL USES: The following uses may be permitted, provided they meet
the provisions of, and a Conditional Use Permit is issued pursuant to, Section 48 of
the Ordinance.
1. Public storage garages, including mini -storage warehouses for storage
purposes only. Caretaker or watchmen residential facilities having
accommodations for and occupied by only one family may be permitted as
an accessory use to public storage garages or mini -storage warehouses. No
more than three (3) persons unrelated by blood or marriage may occupy the
caretaker or watchmen residential facilities.
2. Wholesale office and business completely within an enclosed building, but
excluding warehouse storage.
3. Commercial parking lots.
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4. Alcoholic beverage sales provided a special permit is issued in accordance
with Section 42.B. of this Ordinance.
5. Any commercial business or service not included in any of the other
commercial districts provided that all such uses shall be completely within an
enclosed building and are not noxious or offensive by reason of the emission
of odor, dust, gas fumes, noise, or vibration and provided that no
warehousing or manufacturing or treatment of products or equipment shall
be permitted, except when such is clearly incidental to the conduct of a
permitted use.
6. Boat sales.
7. Automobile sales and service.
8. Building materials and supplies.
9. Garden supply stores.
10. Sign and sign painting shops.
11. Automobiles washing business; automatic, coin-operated, or moving line
wash. (Requires desirable aesthetics, proper traffic circulation, and adequate
drainage.
12. Planned Commercial Centers.
13. Automotive repair garages, within a completely enclosed building. Salvage
and/or wrecking yards are prohibited. All storage areas must be surfaced,
and screening shall be provided in accordance with Section 58 and Section
50.
14. Outdoor commercial amusements such as golf driving ranges, miniature golf,
archery.
15. Planned Commercial Centers in excess of 1,000,000 square feet of gross
leasable space. Due to the development nature of planned commercial
centers in excess of 1,000,000 square feet of gross leasable space, it is
recognized that the requirements established in Section 25.F., Section 25.1.,
Section 53.H., Section 53.1., and Section 60 may be difficult to provide. The
Planning and Zoning Commission may recommend and the City Council may
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approve a request to establish different amounts and methods than
established in Section 25.F., Section 25.1., Section 53.H., Section 53.1., and
Section 60.
16. Restaurant with outside dining and/or drive through.
17. Hotels and motels. Hotels approved prior to January 18, 2005 shall be
deemed a lawful, permitted use and shall have the same status as that
authorized pursuant to this Ordinance; provided, however, no such building,
structure, or use shall be altered, changed or expanded unless a conditional
use permit therefore has been granted pursuant to this ordinance.
18. Winery with alcoholic beverage sales with on -premise and off -premise
consumption, provided a special permit is issued in accordance with Section
42.13 of the ordinance.
19. Structures in excess of fifty (50) feet in height. However, this provision shall
only apply to properties located east of Ruth Wall Street, Loop 382, and
Fairway Drive.
20. Outside display and sales of merchandise.
21. Call centers.
22. Retail sales of secondhand goods in an enclosed building where the size of
the space exceeds 3,000 (three thousand) square feet in area.
23. Public institutions and nonprofit institutions of any educational, religious or
cultural type, including private and charter schools, but excluding corrective
institutions and hospitals.
24. Any use allowed within this district with outdoor speakers.
25. Master Site Development Plan.
D. LIMITATION ON USES:
1. Whenever the C -C Community Commercial District is utilized for hotel -motel
office or hospital use, the minimum open space shall be increased to thirty
(30) percent of the total lot area.
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2. Vehicular use or storage areas other than required parking associated with
permitted uses such as automobile sales and service, boat sales, building
materials, and supplies shall be visually screened from any adjacent
residential district by a fence, wall or berm at least six (6) feet in height.
3. The minimum size of any C -C District shall be five (5) acres.
E. PLAN REQUIREMENTS: No application for a building permit for construction of a
principal building shall be approved unless:
1. A Plat, meeting all requirements of the City of Grapevine has been approved
by the City Council and recorded in the official records of Tarrant County.
2. A Site Plan, meeting the requirements of Section 47, has been approved.
3. A Landscape Plan, meeting the requirements of Section 53, has been
approved.
F. DENSITY REQUIREMENTS: The following bulk and intensity of use requirements
shall apply:
1. LOT SIZE: The minimum lot size in a C -C District shall be thirty thousand
(30,000) square feet and the minimum size of any C -C District shall be five
(5) acres.
2. MINIMUM OPEN SPACE: At least twenty (20) percent of the total lot area
shall be devoted to nonvehicular open space. (Non -vehicular open space is
any area not devoted to buildings, parking, loading, storage, or vehicular
use.) Planned Commercial Centers permitted as conditional use shall meet
the requirements of Sections 25.N.3.
a. Landscaping in excess of the required minimum open space that is
located in the rear yard of the site shall not be used to meet the
minimum open space requirements for the site.
3. MAXIMUM BUILDING COVERAGE: The combined area occupied by all
main and accessory structures shall not exceed sixty (60) percent of the total
lot area.
4. MAXIMUM IMPERVIOUS SURFACE: The combined area occupied by all
main and accessory structures, parking, storage, loading, and other paved
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areas shall not exceed eighty (80) percent of the total lot area.
G. AREA REGULATIONS: The following minimum standards shall be required:
1. LOT WIDTH: Every lot shall have a minimum width of one hundred twenty
(120) feet.
2. LOT DEPTH: Every lot shall have a minimum depth of not less than one
hundred twenty (120) feet.
3. FRONT YARD: Every lot shall have a front yard of not less than twenty-five
(25) feet which shall be utilized as a landscaped setback area. Front yards
shall not be used for any building, structure, fence, wall or storage area,
except that signs may be permitted in this area. Front yards shall be
landscaped with grass, shrubbery, vines, or trees and no part shall be paved
or surfaced except for minimum access, driveways and sidewalks in
accordance with Section 53 of this Ordinance.
4. SIDE YARDS: Every lot shall have two (2) side yards, each of which shall be
not less than twenty (20) feet in width. Planned Commercial Centers
permitted as a conditional use shall meet the requirements of Section
25.N.1.
5. REAR YARDS: Every lot shall have a rear yard of not less than twenty-five
(25) feet in depth except as specified below. Planned Commercial Centers
permitted as a conditional use shall meet the requirements of Section
25.N.1.
Whenever a side or rear yard is adjacent to any residential area, the
minimum side or rear yard, as the case may be, shall be increased to a
distance equivalent to two (2) times the height of the tallest building on the
lot.
6. DISTANCE BETWEEN BUILDINGS: The minimum distance between
detached principal or accessory buildings on the same lot shall be not less
than forty (40) feet.
H. BUFFER AREA REGULATIONS: Whenever a CC District abuts a residential
district, an appropriate buffer and screen shall be provided in accordance with the
provisions of Section 53 and 25-(M)4 of this Ordinance. In addition, no building or
structure shall be located nearer to any residentially zoned property than a distance
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equal to two (2) times the height of any building or structure.
HEIGHT:
1. No principal structure shall be erected or altered to a height exceeding fifty
(50) feet. Principal structures located contiguous to an existing R-20, R-12.5,
or R-7.5 Residential district shall not exceed one (1) floor level and twenty-
five (25) feet in height, however an increase up to five (5) feet to this
requirement may be granted upon approval of a conditional use request by
the City Council.
2. No accessory structure shall be erected or altered to a height exceeding
fifteen (15) feet.
J. LANDSCAPING REQUIREMENTS: Landscaping shall be required in accordance
with Section 53 of this Ordinance.
K. OFF-STREET PARKING: Off-street parking shall be provided in accordance with
the provisions of Sections 56 and 58 and shall be landscaped in accordance with
Section 53 of this Ordinance.
L. OFF-STREET LOADING: Off-street loading shall be provided in accordance with
the provision of Section 57 of this Ordinance.
M. DESIGN REQUIREMENTS: The following design requirements shall apply in the C-
C District:
1. Outdoor storage and refuse disposal shall be landscaped and screened from
view.
2. Mechanical and electrical equipment, including air conditioning units, shall be
designed, installed and operated to minimize noise impact on surrounding
property. All such equipment shall be screened from public view.
3. Lighting shall be designed to reflect away from any adjacent residential area.
4. Whenever a C -C Community Commercial District is adjacent to any
residentially zoned district, a buffer strip, at least twenty (20) feet in width
shall be provided between the two (2) districts. A wall, fence, or berm at
least six (6) feet high shall be erected to effectively screen the C -C District
from the residential area and no streets, alley, vehicular storage or use shall
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be permitted in the required buffer strip.
5. The masonry requirements of Section 54 shall be met.
6. ADDITIONAL BUFFERING, SCREENING, FENCING, & LANDSCAPING.
The Planning and Zoning Commission may recommend and the City Council
may require buffering, screening, fencing and landscaping requirements on
any zone change, conditional use, or special use case or concept plan in
addition to or in lieu of buffering, screening, fencing or landscaping
requirements set out specifically in each use district when the nature and
character of surrounding or adjacent property dictate a need to require such
methods in order to protect such property and to further provide protection
for the general health, welfare and morals of the community in general.
7. Hotel/motel facilities are required to meet the following standards:
(a) Each guestroom shall have a minimum area of three hundred eighty
(380) square foot.
(b) A full service restaurant with full kitchen facilities and which provides
service to the general public shall be required.
(c) On-site staff is required 24 -hours a day, seven days a week.
(d) The following amenities shall be provided:
1. A minimum of ten thousand (10,000) square foot of meeting or
conference room space; and
2. A swim' ing pool with a minimum area of one thousand
(1,000) square foot.
(e) A minimum room count of 300 rooms.
N. PLANNED COMMERCIAL CENTER DESIGN REQUIREMENTS: Each lot or parcel
of land created within a Planned Commercial Center shall comply with the following
requirements:
1. MINIMUM YARD REQUIREMENTS OF PLANNED COMMERCIAL
CENTERS: The front yard requirements contained in Section 25.G.3. shall
be applicable to each lot or parcel of land within a Planned Commercial
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Center. A minimum twenty (20) foot side and a minimum twenty-five (25)
foot rear yard shall be required around the outside perimeter of a Planned
Commercial Center. Minimum side and rear yard requirements of interior
lots may be required if deemed necessary by City Council in order to meet
the provisions of Section 48. Perimeter lots in a Planned Business Park shall
have a minimum twenty (20) feet of frontage on a public right-of-way. Interior
lots in a Planned Commercial Center that have no frontage on a public right-
of-way must have a minimum twenty-five (25) foot dedicated public access
easement connecting to a public right-of-way.
2. LANDSCAPING REQUIREMENTS OF PLANNED COMMERCIAL
CENTERS: The minimum landscaping requirements of Section 53.H.2(b)
shall be applicable around the outside perimeter of a Planned Commercial
Center. For interior lots the minimum landscaping requirements of Section
53.H.2.(b) may be required if deemed necessary by City Council in order to
meet the provisions of Section 48.
3. MINIMUM OPEN SPACE REQUIREMENTS OF PLANNED COMMERCIAL
CENTERS: At least twenty (20) percent of the total site area of the Planned
Commercial Center shall be devoted to nonvehicular open space
(Nonvehicular open space is any area not devoted to buildings, parking,
loading, storage, or vehicular use.)
4. BUILDING SEPARATION REQUIREMENTS OF PLANNED COMMERCIAL
CENTERS: The minimum distance between principal or accessory buildings
on the same lot required by Section 25.G.6 may be modified if deemed
necessary by City Council to accommodate for accessory structures.
5. BUILDING ELEVATIONS OF PROPOSED STRUCTURES SHALL BE
SUBMITTED WITH THE SITE PLAN REQUIRED BY SECTION 48.D.7.
O. MASTER SITE DEVELOPMENT PLAN REQUIREMENTS: Each lot or parcel of land
created within a Master Site Development Plan shall comply with the following
requirements:
PURPOSE: The purpose of the Master Site Development Plan is to allow the
Planning and Zoning Commission and the City Council the ability to consider
multiple uses, including conditional uses, special uses, and planned
development overlays upon one or more parcels of land, five acres in size or
greater, through one application process.
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2. ADDITIONAL USES ALLOWED: Given the elements that can be incorporated
within a Master Site Development Plan in an effort to achieve a successful,
multifaceted development, additional uses may be considered by the Planning
and Zoning Commission and Citv Council that are not normally considered as
individual elements allowed as permitted, conditional, or special uses within
the zoning district. The following uses may be considered in conjunction with
at least one other permitted or conditional uses allowed in the "CC"
Community Commercial District:
Any uses allowed within Section 20, "R-TH" Townhouse District
Any uses allowed within Section 22, "R -MF" Multifamily District
3. REQUEST FOR A MASTER SITE DEVELOPMENT PLAN/APPLICATION
PROCESS: The procedure to follow to establish a Master Site Development
Plan shall be the same process as that required to establish, amend, or alter a
development as specified under Section 48, Conditional Uses.
4. SITE PLAN REQUIREMENTS: No application for a building permit for
construction of a principal building shall be approved without the following:
a. A Plat meeting all the requirements of the City of Grapevine has been
approved by the City Council and recorded in the official records of
Tarrant County.
b. A site plan meeting the requirements of Section 47, Site Plan Review of
the Zoning Ordinance has been approved as specified under
Section 48, Conditional Uses. Recognizing the scale and scope of a
large multifaceted development has many components, each
component, in an effort to provide clarity and ease of understanding,
may consist of its own individual site plan as part of the overall Master
Site Development Plan.
Developments planned to be conducted in phases may submit a site
plan as required per Section 47, Site Plan Review for the phase(s) of the
project to be initially developed, along with a concept plan for the
remaining phase(s); however, development of the remaining phases of
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the project shall require approval of a site plan in accordance with
Section 47.
c. A Landscape Plan meeting the requirements of Section 53,
Landscaping Regulations.
5. MASTER SITE DEVELOPMENT PLAN DESIGN REQUIREMENTS: In addition to
the requirements already established in Section 25, "CC" Community
Commercial District, each lot or parcel of land created within a Master Site
Development Plan shall also comply with the criteria established in paragraph
N. Planned Commercial Center Design Requirements. For individual
components of a Master Site Development Plan that have clearly defined
boundaries between uses relative to Paragraph 2 above, the development
criteria for that particular district shall apply.
PERIOD OF VALIDITY: No Site Plan in conjunction with a Master Site
Development Plan shall be valid for a period longer than one year from the
date on which the City Council grants approval, unless within such one year
period: (a) a Building Permit is obtained and the erection or alteration of a
structure is started, or (b) an Occupancy Permit is obtained and a use
commenced. The City Council may grant one additional extension not
exceeding one year, upon written application, without notice or hearing. No
additional extension shall be granted without complying with the notice and
hearing requirements for an initial application as required in Section 67,
Amendments. It should be recognized that the establishment of a Master Site
Development Plan is contractual in nature and upon expiration of a Site Plan
approved in conjunction with a Master Site Development Plan, the property
will revert to the underlying zoning district designation and all uses and the
general development guidelines as stated in the underlying district shall
apply. There shall be no vested right(s) associated with an expired site plan
approved in conjunction with a Master Site Development Plan. All property
that has received approval as part of a Master Site Development Plan shall be
eligible for the provisions of this ordinance provided that the application for a
Master Site Development Plan has not expired.
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Section 22. R -MF Multifamily District Regulations
PURPOSE: The R -MF Multifamily district is established to provide adequate space and
site diversification for multiple -family apartment and condominium developments where the
maximum density does not exceed twenty (20) dwelling units per gross acre. R -MF District
should be characterized by landscaping and open space and shall be convenient to major
thoroughfares and arterial streets. Such districts should have adequate water, sewer, and
drainage facilities.
USES GENERALLY: In an R -MF Multifamily district, no land shall be used and no building
shall be erected for or converted to any use other than as hereinafter provided.
A. PERMITTED USES: The following uses shall be permitted as principal uses.
Multifamily dwelling, including apartments & condominiums.
2. Churches, convents, and other places of worship.
3. Parks, playgrounds, and nature preserves, publicly owned.
4. Temporary buildings when they are to be used only for construction
purposes or as a field office within the development parcel. Such
temporary construction buildings shall be removed immediately upon
completion or abandonment of construction and such field office shall
be removed immediately upon occupancy of ninety-five (95) percent
of the units in the development parcel.
B. ACCESSORY USES: The following uses shall be permitted as accessory
uses to the multiple -family dwellings provided that none shall be a source of
income to the owners or users of the multiple -family dwellings. All accessory
uses shall be located at least twenty (20) feet from any street right-of-way
and shall not be located between the building line and the front property line.
Detached covered common parking, off-street parking and private
garages in connection with any use permitted in this district provided
that such parking shall not be located in a required front yard.
2. Swimming pools and tennis courts no nearer than seventy-five (75)
feet to any residentially zoned district.
3. Laundry room for use of tenants.
4. Meeting, party, and/or social rooms in common areas only.
5. Cabana, pavilion, or roofed area.
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6. Mechanical and maintenance equipment related to a principal use no
nearer than one hundred twenty (120) feet to any adjacent
residentially zoned district, and housed within an enclosed building.
7. Screened garbage and/or solid waste storage on a concrete pad and
no nearer than fifty (50) feet to any adjacent R-3.5, R-TH, R-5.0 R-
7.5, R-12.5, R-20 zoned district and not within the front setback.
8. Communication equipment meeting the requirements of Chapter 7,
Article XII of the Grapevine Code of Ordinance.
C. CONDITIONAL USES: The following conditional uses may be permitted
provided they meet the provisions of Section 48 and a Conditional Use
Permit is issued.
1. Public and non-profit institutions of an educational, religious, or
cultural type excluding correctional institutions and hospitals.
2. Nonprofit community centers.
3. Memorial gardens and cemeteries.
4. Nursing Homes.
5. Day Care Centers (See Section 22.N.).
6. Assisted Living Facilities (See Section 22.N.).
7. Any off-street parking for churches, convents and other places of
worship developed on property other than the platted lot of record of
the principal use provided all or a portion of the property utilized for
parking is located within 300 feet of the platted lot of record.
8. The following conditional uses may be permitted provided they meet
the provisions of Section 48, are located within an area that is no
greater than 3/ of a mile due north and northeast of property zoned
and developed as a Planned Commercial Center containing in excess
of 1,000,000 square feet of gross leasable space and north of
Grapevine Mills Boulevard and a Conditional Use Permit is issued.
a. The maximum height of principal structures may be a
maximum of three (3) stories, not to exceed forty (40) feet.
b. Whenever two (2) principal structures are arranged face to end
or back to end the minimum distance may be thirty (30) feet.
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Whenever two (2) principal structures are arranged end to end
the minimum distance may be twenty (20) feet. The point of
measurement shall be the exterior walls of the buildings and
does not include balconies, railings or other architectural
features.
9. Flexible Design Standards: The standards set forth in Sections
221.1. (Maximum Density), 22.F.3. (Minimum Open Space), 22.G.1
(Front Yard Setback), 22.1.1 (Height Regulations) and Section 56.1
(Off -Street Parking Requirements) may be considered flexible in order
to encourage development within the R -MF Multifamily District. In
some situations, the above referenced sections may vary from the
specific standards established upon approval of a conditional use
permit by the City Council.
LIMITATION OF USES:
No Storage boxes or any other containers to be picked up or dropped
off by curbside self -storage services, moving services and other
similar services shall be placed within a public right-of-way. Storage
containers to be picked up or dropped off by such services shall be
visible from a public right-of-way or adjacent property for a period not
exceeding seventy-two (72) consecutive hours, and not more than two
(2) instances during any thirty (30) day period.
PLAN REQUIREMENTS: No application for a building permit for
construction of a principal building shall be approved unless:
A Plat, meeting all requirements of the City of Grapevine has been
approved by the City Council and recorded in the official records of
Tarrant County.
2. A Site Plan, meeting the requirements of Section 47, has been
approved.
3. A Landscape Plan, meeting the requirements of Section 53, has been
approved.
DENSITY REQUIREMENTS: The following density requirements shall
apply.
MAXIMUM DENSITY - The maximum density within the R -MF District
shall conform to the following requirements.
a. The maximum density shall be sixteen (16) units per acre if the
061714 3 Section 22
minimum nonvehicular open space is twenty (20) percent or
less of the total site area.
b. The maximum density shall be eighteen (18) units per acre if
the minimum nonvehicular open space is between twenty (20)
and twenty-five (25) percent of the total lot area.
C. The maximum density shall be twenty (20) units per acre if the
minimum nonvehicular open space exceeds twenty-five (25)
percent of the total lot area.
d. The maximum density within the R -MF District shall not exceed
twenty (20) dwelling units per gross acre.
e. Nonvehicular open space is any area not devoted to buildings,
parking, loading, storage, or vehicular use.
2. LOT SIZE: Lots for any permitted use shall have a minimum area of
two (2) acres. Day care centers and assisted living facilities permitted
as a conditional use shall meet the requirements of Sections 22.N.1.
3. MINIMUM OPEN SPACE: Not less than twenty (20) percent of the
gross site area shall be devoted to open space, including required
yards and buffer areas. Open space shall not include areas covered
by structures, parking areas, driveways and internal streets.
A portion of the minimum open space equivalent to two hundred fifty
(250) square feet per dwelling unit shall be devoted to planned and
permanent usable recreation area. This recreational open space shall
be located internal to the site. The amount, location and type of
usable recreation space shall be shown on the site plan.
4. MAXIMUM BUILDING COVERAGE: The combined area occupied by
all main and accessory buildings and structures shall not exceed (50)
percent of the total lot area.
5. MAXIMUM IMPERVIOUS AREA: The combined area occupied by all
main and accessory buildings and structures, and paved parking and
driveway areas shall not exceed seventy-five (75) percent of the total
lot area.
6. MINIMUM FLOOR AREA: Every dwelling hereafter erected,
constructed, reconstructed or altered in the R -MF District shall have a
minimum square feet of floor area, excluding common corridors,
basements, open and screened porches or decks, and garages as
061714 4 Section 22
follows:
a. Efficiency unit, square feet - 600
b. One bedroom unit, square feet - 750
C. Two bedroom unit, square feet - 900
d. Three bedroom unit, square feet - 1,000
e. Units containing a minimum of six hundred (600) square feet to
seven hundred fifty (750) square feet shall not exceed fifteen
(15) percent of the total number of units in the development.
G. AREA REGULATIONS: The following minimum standards shall be required.
Day care centers and assisted living facilities permitted as a conditional use
shall meet the requirements of Section 22.N.2.
Depth of front yard, feet - 40
2. Depth of rear yard, feet - 30
3. Width of side yard, each side - 20
4. Width of lot, feet - 200
5. Depth of lot, feet - 200
H. BUFFER AREA REGULATIONS: Whenever an R -MF District is located
adjacent to an existing or zoned residential district of lower density
development, without any division such as a dedicated public street, park or
permanent open space, all principal buildings or structures shall be set back
a minimum of forty (40) feet from the adjoining property line. In addition, a
buffer strip at least twenty (20) feet in width shall be provided between the
two districts. This buffer strip shall contain appropriate landscape
improvement, fencing, berms or trees to adequately buffer adjoining uses.
HEIGHT REGULATIONS: The following maximum height regulations shall
be observed:
The maximum height of the principal structure shall be two (2) stories
not to exceed thirty-five (35) feet. Whenever a multifamily structure is
erected contiguous to an existing single-family dwelling, the number of
stories and height of the multifamily structure shall not exceed the
number of stories and height of the contiguous single-family dwelling.
061714 5 Section 22
In no instance shall the height of a multifamily structure exceed two
(2) stories or thirty-five (35) feet.
2. The maximum height of an accessory structures shall be one (1) story
not to exceed fifteen (15) feet.
3. The maximum height of a storage building used for maintenance or
mechanical equipment shall be one (1) story not to exceed ten (10)
feet.
OFF-STREET PARKING: Off-street parking shall be provided in accordance
with the provisions of Section 56 and 58 of this Ordinance and other
applicable ordinances of the City. No off-street parking shall be located
closer than (10) feet to any adjacent property line. No off-street parking shall
be allowed in the front yard however, with an appropriate landscaped berm,
the front yard setback relative to parking may be reduced to no less than 15 -
feet. Such berm shall be a minimum of four feet in height of combined
berming and landscape plantings. It is preferred that berms undulate and
vary in height and width for a more natural appearance. Similarly while
plantings shall extend the length of the front yard it is preferred that they vary
in distance from the property line and complement the berming as opposed
to being planted in a straight line. Though the front yard setback may be
reduced relative to parking, the building setback shall remain at 40 -feet.
K. OFF-STREET LOADING: No off-street loading is required in the R -MF
District for residential uses. Off-street loading for conditional uses may be
required as determined by the Planning Commission.
L. LANDSCAPING REQUIREMENTS: Landscaping shall be required in
accordance with Section 53 of this Ordinance.
M. DESIGN REQUIREMENTS: The following minimum design requirements
shall be provided in the R -MF MultiFamily District.
Buildings and structures shall conform to the masonry requirements
as established in Section 54 of this Ordinance.
2. Individual window air conditioning units are prohibited. Central air
conditioning units, heat pumps, and similar mechanical equipment,
when located outside, shall be landscaped and screened from view in
accordance with the provisions of Section 50.
3. The maximum length of any building shall not exceed two hundred
(200) linear feet. Such limitation shall apply to any cluster of attached
buildings unless there is a break in the deflection angle of at least
061714 6 Section 22
twenty (20) degrees and under no circumstances shall a cluster of
buildings exceed two hundred (250) feet on length.
4. Buildings shall be designed to prevent the appearance of straight,
unbroken lines in their horizontal and vertical surface. Buildings shall
have no more than sixty (60) continuous feet without a horizontal and
vertical break of at least three (3) feet.
5. No building shall be located closer than fifteen (15) feet to the edge of
an off-street parking, vehicular use, or storage area. Day care centers
shall be exempt from the requirement. This requirement shall not
apply to tandem parking spaces located immediately behind enclosed
garages that access any internal private streets or drives.
6. The minimum distance between any two (2) unattached buildings
shall be twenty (20) feet or the height of the building whichever is
greater. Whenever two (2) principal structures are arranged face-to-
face or back-to-back, the minimum distance shall be fifty (50) feet.
The point of measurement shall be the exterior walls of the buildings
and does not include balconies, railings, or other architectural
features.
7. Off-street parking areas shall not be closer than ten (10) feet to any
adjacent property line. Whenever an off-street parking, vehicular use
or storage area is within sixty (60) feet of any adjacent residentially
zoned district, the parking area shall be physically screened by a
fence, wall, or berm at least six (6) feet high.
8. Parking of recreational vehicles, trailers, motor homes, boats, towed
trailers and similar vehicular equipment is permitted provided they are
located in a designated vehicular use area which is screened from
adjacent residential districts by a fence or wall at least eight (8) feet in
height. No vehicular use or storage area shall be located in a
required front yard or adjacent to a public right-of-way. Such areas
shall also be located at least ten (10) feet from any adjacent property
line.
N. DESIGN REQUIREMENTS FOR DAY CARE CENTERS AND ASSISTED
LIVING FACILITIES: The following minimum design requirements shall be
provided in the R -MF Multifamily Residential Zoning District.
MINIMUM LOT SIZE OF DAY CARE CENTERS AND ASSISTED
LIVING FACILITIES: Lots for day care centers and assisted living
facilities permitted as a conditional use shall have a minimum lot area
of one (1) acre.
061714 7 Section 22
2. MINIMUM AREA REGULATIONS OF DAY CARE CENTERS AND
ASSISTED LIVING FACILITIES: The following minimum standards
shall be required for day care centers and assisted living facilities
permitted as a conditional use.
a. Depth of front yard, feet - 40
b. Depth of rear yard, feet - 30
C. Width of side yard, each side - 20
d. Width of lot, feet - 150
e. Depth of lot, feet - 175
061714 8 Section 22
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Date: 11/9/16 1 *Acreage is approximate.
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STUDY AREA 4
OPTIMUM LAND USE (In order of preference)
Hospitality, restaurant, residential as an integral part of a fully connected mixed use
development, with physical links between public amenities (hike and bike trail) and
all elements of private development, including lake, as well as site design that
treats lake frontage as emphasized amenity.
EXPLANATION
Mixed use with residential component reinforces sustainable vibrant context for
core retail/entertainment north up State Highway 26.
DESCRIPTION
Large 49.92 acre site within entertainment/attraction corridor. Existing 300 room
co -branded Courtyard/Towneplace Suites Hotel.
SITE ADVANTAGES
Proximity to entertainment/attraction, hospitality venues, access to airport and
major highways. Beautiful site amenities including trees, topography, spring fed
lake, city hike and bike trail.
SITE CHALLENGES
Current vegetation limits visibility, impacting effectiveness for destination retail.
CURRENT DESIGNATION ON FUTURE LAND USE MAP
CO Commercial
PROPOSED CHANGES TO FUTURE LAND USE MAP
Redesignated the future land uses to reflect mixed uses
CURRENT ZONING
CC Community Commercial
PROPOSED ZONING
Redesignated the appropriate areas to multi -family to accomodate mixed use
Total Acreage: 49.92
f Legend
Grapevine City Limits Future Land Use CO - Commerical IN - Industrial RH - Residential High Intensity
®Development Study Area #4 C/MU - Commercial/Mixed Use GU - Governmental Use LC - Commerical Low Intensity RL - Residential Low Intensity
DFWAirport Boundary CB - Central Business I/C - Industrial/Commerical RA- Recreational/Amusement RM - Residential Medium Intensity
C
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Date: 11/9/16 1 *Acreage is approximate.
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•
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Acreages are approximate. I Date: 8/2016
Future Land Use
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GU - Governmental Use
t GATEWAYP LAN N I N E.
Developement Study Area #5 - Proposed Future Land Use
-y� STUDY AREA 5
OPTIMUM LAND USE (In order of preference)
These three large parcels would be ideally viewed as a singular development, with integration
of uses, and connectivity elements between sites. Ideal uses would include hospitality,
additional corporate office, destination restaurant, entertain ment/attraction, specialty retail, and
residential component, only if part of a mixed use development with connectivity between all
elements. Vertical gateway elements and strong pedestrian design along the perimeter of the
sites will be critical to create that connectivity in terms of visual and function.
EXPLANATION
This location offers opportunity to cement Grapevine as a new corporate destination center in
context of emerging national live -work -play worker and consumer preference. That mixed use
potential will reinforce sustainable vibrant context for core retail/entertainment anchored by
Grapevine Mills Mall.
DESCRIPTION
Three separate parcels of 20, 30 and 185 acres, located in northeast Grapevine.
30 acre site owned by Saddle Barnett Resources LLC and located adjacent to Grapevine Mills
Mall with frontage on Grapevine Mills Parkway and North Grapevine Mills Boulevard.
20 acre site owned by Crow Billingsley with frontage on State Highway 121.
185 acres site principally owned by City of Grapevine, with current development of Kubota
North America Headquarters, JLB Residential (454 units of multifamily), TST Impresso
(office/manufacturing) and Mercedes Benz Regional Training and Distribution facility.
Approximately 50 acres remain to be developed.
SITE ADVANTAGES
All sites have high visibility, are located within entertainment/attraction corridor. Have excellent
access to airport and major highways.
SITE CHALLENGES
Large, deep sites most likely require internal access. Some access challenges from highway
frontage. Creating a sense of cohesion and connection across Grapevine Mills Parkway and
Grapevine Mills Boulevard will be challenging from site to site.
CURRENT DESIGNATION ON FUTURE LAND USE MAP
20 & 30 acres - CO Commercial
185 acres - CO Commercial, IN Industrial
PROPOSED CHANGES TO FUTURE LAND USE MAP
None
CURRENT ZONING
30 acres — HCO Hotel/Corporate Office
20 acres - CC Community Commercial
185 acres — CC Community Commercial, LI Light Industrial, R -MF Multifamily
PROPOSED ZONING
None
s
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Grapevine City Limits
Development Study Area #5 -
Future Land Use
C/MU - Commercial/Mixed Use -
CB - Central Business
CO - Commerical 'w
GU - Governmental Use
I/C - Industrial/Commerical
N IN - Industrial
t LC - Commerical Low Intensity
RA - Recreational/Amusement
�w RH - Residential High Intensity
RL - Residential Low Intensity
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Total Acreage: 186.14
Date: 11/9/16 1 *Acreage is approximate.
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•
PLANNING & ZONING COMMISSION WORKSHOP
DECEMBER 15, 2016
STATE OF TEXAS
COUNTY OF TARRANT
CITY OF GRAPEVINE
The Planning and Zoning Commission of the City of Grapevine, Texas met in Workshop
on this the 15th day of December 2016 in the Planning and Zoning Conference Room,
200 South Main Street, 2nd Floor, Grapevine, Texas with the following members
present -to -wit:
Larry Oliver
B J Wilson
Monica Hotelling
Jimmy Fechter
Gary Martin
Beth Tiggelaar
Dennis Luers
Theresa Mason
Robert Rainwater
Chairman
Vice -Chairman
Member
Member
Member
Member
Member
Alternate
Alternate
constituting a quorum absent and the following City Staff:
Scott Williams
Ron Stombaugh
Albert Triplett, Jr.
Susan Batte
Development Services Director
Development Services Assistant Director
Planner II
Planning Technician
Chairman Oliver called the meeting to order at 6:02 p.m.
ITEM 1 — POSSIBLE AMENDMENTS TO THE GRAPEVINE COMPREHENSIVE
ZONING ORDINANCE RELATIVE TO THE APPLICATION PROCESS
At the September 20 and October 18 meetings, the Commission and Council
considered multiple applications on a 52 acre tract of land with discussion centering on
a multi -faceted development consisting of an expansion to an existing hotel, the
construction of a new hotel, and the development of a 359 unit multi -family complex.
These three development proposals required seven different applications (one zoning
change application, three conditional use applications, and three planned development
overlay applications) for property that was intended to be developed as one project.
Although the property owner/developer intended to construct this project as one
"development," each portion of the project required individual advertising, property
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DECEMBER 15, 2016
owner notification, and discussion during the public hearing which may have inhibited
the developer's ability to present the case as one large, multifaceted development.
In the future, for development requests of a similar nature whereby a sizeable tract of
land is proposed to be developed with multiple components that would require several
or more applications, the Commission and Council may want to consider several
options such as:
• Amending sections of the zoning ordinance that allow the planned commercial
center concept to include specific "uses" along with language that gives clear
direction on submittal requirements relative to the multiple components of a
request. For example, amending the planned commercial center language in the
"CC" Community Commercial District to include multi -family uses would have
allowed consideration of the project previously mentioned under one application
which would allow both specific discussion where necessary but also allow
consideration of the entire project/property as a whole. This could add clarity to
future proposals of similar size and complexity and allow an applicant/developer
the ability to present a project with multiple aspects as a "whole" project rather
than a compilation of individual parts.
• Creating an entirely new zoning district within the ordinance that would allow
consideration of multiple uses within a given tract of land with its own separate
guidelines relative to density, height, bulk, open space, setbacks, etc., as
required for any other zoning district established within the zoning ordinance.
The Planning and Zoning Commission discussed not allowing already developed
properties to be included with the minimum acreage of the development and encourage
connectivity to create intent. The Commission also choose to include R-5.0 Zero -Lot -
Line, R-3.5 Two Family and R-3.75 Three and Four Family districts to be listed in the
Additional Uses Allowed category.
If the project is to be in phases, a site plan for the initial phase would be required, with a
concept plan showing future phases. The approval of the site/concept plan would
establish approval for the entire project, however, the portion of the project that was
shown as a Concept Plan could not start until a full Site Plan is brought back for public
hearing.
These amendments will be discussed in workshop again.
ITEM 2 — DISCUSS POSSIBLE AMENDMENTS TO THE COMPREHENSIVE MASTER
PLAN/FUTURE LAND USE MAP
Next discussion was held regarding amendments to the Future Land Use Map category
designations, to accommodate mixed use projects. Therefore, City Council and the
Planning and Zoning Commission may wish to add a "C/MU" (Commercial/Mixed Use)
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PLANNING & ZONING COMMISSION WORKSHOP
DECEMBER 15, 2016
category to the Future Land Use Map, along with a brief description of the types of uses
that would be appropriate.
The Future Land Use Map itself contains draft amendments of areas that might be
considered for the "C/MU" designation, as suggested in Scott Polikov's study. The
proposed boundaries of the Commuter Rail District are tentatively shown as "C/MU".
Nine maps were presented to the Commission with possible areas to be changed to the
"C/MU' designation. The Commission choose to move forward with Study Areas 1, 2, 3,
4, 5 and 7.
These changes will be brought to public hearing on January 17, 2017.
ITEM 3 - POSSIBLE AMENDMENTS TO SECTION 22. R -MF MULTIFAMILY
DISTRICT
Craig Melde of Architexas discussed possible ordinance amendments to address multi-
family architectural design. The Commission will work with Mr. Melde to develop
standards that address sustainability, contextual design, height, density, parking, etc.
ADJOURNMENT
With no further business to discuss, Chairman Oliver adjourned the meeting at 8:43
PASSED AND APPROVED BY THE PLANNING AND ZONING COMMISSION OF THE
CITY OF GRAPEVINE, TEXAS ON THIS THE 17TH DAY OF JANUARY 2017.
APPROVED:
CHAIRM
ATTEST:
PLA ING TECHNICIAN
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