HomeMy WebLinkAboutPZ Item 15 - BrownstonesMEMO TO: PLANNING AND ZONING COMMISSION
FROM: ERICA MAROHNIC, DIRECTOR, PLANNING SERVICES
MEETING DATE: JUNE 17, 2025
SUBJECT: BROWNSTONES (AM22-02)
RECOMMENDATION: Planning and Zoning Commission to hold a discussion and
provide staff direction regarding possible amendments to the
Comprehensive Zoning Ordinance (Ordinance No. 82-73) same
being Appendix "D" of the Code of Ordinances, as follows:
creation of a new zoning district for urban Brownstone
developments, removal of Planned Residential Districts (PRD-6
and PRD-12), amending related definitions, and revisions to
Table 3, Preferred Use Matrix in Section 41.13 of the Transit
District Overlay (TDO).
BACKGROUND:
The Planning and Zoning Commission will continue discussing the deletion, creation, and
amendment of definitions in Section 12, Definitions. This includes the establishment of a
new zoning district, the Brownstone District; setting bulk, dimensional, setback, and parking
standards related to brownstones; the removal of Planned Residential Districts (PRD-6 and
PRD-12); and the amendment of Table 3, Preferred Use Matrix in Section 41 B, Transit
District Overlay. This discussion follows workshops held on December 13, 2023, January
16, 2024, and February 20, 2024.
ISSUES:
Summary of draft changes from the June 10, 2025 Commission Subcommittee meeting:
- The Planned Residential Districts (PRD-6 and PRD-12) have been removed, as there
are no properties within the city zoned as PRD-6 or PRD-12.
- Section 34, "PRD-6", Planned Unit Residential District Regulations, will be replaced
with the new "BR", Brownstone District Regulations, which will include associated
bulk, dimensional, and setback requirements.
- The previously drafted "CR", Condominium Residential District Regulations have
been removed, as condominiums are already included as a conditional use within the
"R-MF", Multifamily District Regulations.
- Off-street parking requirements have been amended to include brownstones and
live/work units, requiring two (2) parking spaces per unit and an additional 0.25 space
per unit for visitor parking in brownstone and townhouse developments.
- Table 3, Preferred Use Matrix in Section 41 B, Transit District Overlay, has been
amended to refer to offices as professional offices, to remove condominiums as a
preferred use, and to suggest that professional offices, personal services, and
education/vocational institutions may be appropriate uses in the Low Intensity Sub -
District.
AM22-02.4
Planning and Zoning Commission
June 17, 2025
DRAFT
ti*ethro o = Deletion
Underline = Insertion
DELETED DEFINITIONS - Section 12. Definitions
... 1.1
,E44T ohall mean a room er suite of reerns arranged, designed C)F C)GGUpied as
D D�� . -
-• o apartments e
-- - -
ci•�iu�i�c s �i � 0 I �ii�iii � ��� r�i.��i�o � ���i��o �cv` ��iiiu �ic�ii�u� r�Wa:
AMENDED DEFINITIONS - Section 12. Definitions
Condominium means the separate ownership of single „nits er apart ntc in to multiple
unit c�r� �Etdi^e Or car! �rec �nii�h �mmnnIementC oC rinerl in �rFinle I `i(1 I o Texas
unit Stra �OrStr-G tia�rith rumen Tic defined on TrtiGle 1301a Teri
Revised Civil Statutes AnnetatA dwelling on one platted lot within which designated
units are conveyed by fee simple title, with an undivided interest in the building's common
elements, to include, but not limited to: halls, stairs, elevators, roofs, parking spaces and
the land as defined in the Texas Condominium Act.
Duplex shall moon o A_ detached building Dn one to having separate accommodations for
two (2) single-family dwellings or occupied by two (2) families.
Efficiency Unit APARTMEP4T shall mean dwelling unit in a multifamily structure,
consisting of not more than one habitable room, together with kitchen or kitchenette and
sanitary facilities, and having a minimum floor area of silt hunda,ed-(600) square feet. A
habitable room shall be defined as being a space in a structure for living, sleeping, eating
or cooking. Bathrooms, toilet compartments, closets, halls, storage or utility space, and
similar areas, shall not be considered habitable space.
Fourolexbuildina-UNIT APARTMENT HOUSE shall mean A detached building containing
four (4) single-family attached dwellings units on one platted lot.
Multifamily dwelling shall A_ building or buildings containing or aggregating more
than four (4) single-family dwelling units ccupied as the home or residence of five (b) or
more families living independently of each other and maintaining separate cooking
facilities.
Single-family attached dwelling shall P portion of an enclosed building having
accommodations for and occupied by only one family, attached to like units, which units
may be sold individually provided that the entire building meets all lot area, front yard,
side yard, rear yard, height and other zoning requirements.
AM22-02 1 DRAFT Amendments
Planning and Zoning Commission
June 17, 2025
Single-family detached dwelling shall scan An enclosed building :)none olattea lot having
accommodations for and occupied by only one family, which building must of itself meet
all the lot area, front yard, side yard, rear yard, height and other zoning requirements.
Townhouse A_ single-family attached dwelling unit on a separately platted lot
conveved by fee simple titlE which is joined at another dwelling unit on one or more sides
by a party wall or abutting walls and occupied by not more than one family.
Triplex shall roan H detached building containing three (3) single-family attached
dwelling units on one platted lot.
NEW DEFINITIONS - Section 12, Definitions
Brownstones A grouping of four (4) or more single-familv attached dwelling units
connected in a row, ioined to another dwelling unit on one or more sides by abutting walls
whose dwellings and are uniformlv laid out, featuring urban thematic design with the units
oriented towards the public street and where front-entry garages are prohibited.
Brownstones are occupied by not more than one familv where each unit is on a separately
platted lot and conveved by fee simple title.
Intensitv Acceptable publicly focused activitv levels for development within the Transit
District Overlay. Development within the overlav boundary is intended to attract large
numbers of people to live, work or plav emploving significant vehicle or pedestrian traffic
for a sustained period. Intensitv subdistricts consider factors such as residential densitv
and other features common to a traditional urban area.
Live/work space A type of building that serves as both a dwelling and a workspace. The
workspace shall meet the following requirements: (1) it should not exceed 40% of the total
unit floor area. (2) it should be restricted to professional office, personal service, artist's
workshop, studio, or similar uses. (3) it should be constructed on the street level and meet
commercial-readv standards. The living area can be located on the street level (behind
the workspace) or anv other level of the building, but it must not be less than 60% of the
total unit floor area. A live -work unit is different from a customary home occupation in that
the workspace is not required to be secondary to the living area. Furthermore, the
workspace can emplov more than one individual who is not an occupant of the unit.
Section 20, R-TH Townhouse District Requlations
D. Density requirements: The following density requirement shall apply:
1. Maximum Density: The maximum density within the R-TH District shall not
exceed 8 none dwelling units per gross acre.
AM22-02 2 DRAFT Amendments
Planning and Zoning Commission
June 17, 2025
Section 34, PRD-6 PlannedResidential mow-Densmty District EsR oiUmIstone
Residential District Regulations
The PRD-6 language is proposed for deletion and replaced with the proposed "BR",
Brownstone District.
NEW Section 34, BR Brownstone Residential District Requlations
PURPOSE: The "BR". Brownstone District is established to accommodate the residential
housing tvpes and medium densities, not to exceed 8 dwelling units per acre on fee
simple, individually platted lots in an urban design form. This district includes medium
densitv residential development that is single-family, on separately platted lots with
frontage onto publicly dedicated streets, and tvpically owner -occupied.
USES GENERALLY: In an "BR". Brownstone District, no land shall be used, and no
building shall be erected or converted to anv use other than as hereinafter provided.
A. Permitted uses: The following uses shall be permitted as principal uses:
1. Brownstones.
2. Churches, convents, and other places of worship.
3. Parks, plavgrounds, and nature preserves publicly owned.
4. Temporary buildings when thev are to be used only for construction purposes
or as a field office within a subdivision approved by the citv for the sale of the
real estate of that subdivision only. Such temporary construction buildings shall
be removed immediatelv upon completion or abandonment of construction and
such field office shall be removed immediatelv upon occupancv of ninetv-five
(95) percent of the lots in the subdivision.
5. Model homes and model home parking lots are permitted as a temporary use
in new subdivisions, provided a notice is continually posted in a prominent
place in a livable area in the home and the owner signs an affidavit on a form
approved by the Planning Services Director affirming compliance with all the
regulations of this Section.
B. Secondary uses: The following uses shall be permitted as secondary uses to
dwelling units provided that none shall be a source of income to the owner or user
of the principal familv dwelling. No secondary uses may be located between the
building line and the front property line.
1. Cabana, pavilion, pergola, or roofed area.
2. Meeting, party, and/or social rooms in common areas only.
AM22-02 3 DRAFT Amendments
Planning and Zoning Commission
June 17, 2025
3. Off-street parking and private garages in connection with anv use uc, mitteu in
this district.
4. Communication equipment meeting the requirements of Chapter 7, Article XIII
of the Grapevine Code of Ordinance.
5. Sale of merchandise or goods, including but not limited to garage sales and
vard sales, shall be limited to a maximum of once per quarter, for a period not
to exceed three continuous days. For the purpose of this paragraph, the month
of January shall constitute the first month of the first quarter.
6. Private garages must be entered from the side or rear via a public allev or
access easement. Said lots shall not have driveways on or within the front
building setbacks.
C. Conditional uses: The following conditional uses may be permitted provided thev
meet the provisions of Section 48, and a conditional use permit is issued.
1. Nonprofit communitv centers, swimming pools, or sport courts no closer than
75-feet to anv adjacent residential district.
2. Public and private noncommercial recreation areas and facilities such as country
clubs and golf courses excluding miniature golf courses and driving ranges.
D. Limitation of uses:
1. There shall be a separate platted lot of record for each brownstone dwelling
unit.
2. No more than three persons unrelated by blood or marriage may occupv
residences within an "BR". Brownstone District.
3. Storage of mechanical or maintenance equipment incidental to anv permitted
or conditional use shall be screened in accordance with the provisions of
Section 50, Alternate B or E, from anv adiacent residential development or use.
4. Public allevs shall not be located in the required rear vards. Whenever rear
access or parking is provided, access shall be from a platted allev or easement.
All allevs shall be dedicated at a minimum of 15 feet as a mutual access
easement with a minimum 10 feet of pavement section. No single lot shall have
more than a 7 1/2-foot easement located upon it, except that when it is
necessary to exceed 7 '/2-feet, lot depth shall be increased to accommodate
the additional width of easement necessary for the allev.
5. No Storage boxes or anv 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-wav or access easements. Storage
AM22-02 4 DRAFT Amendments
Planning and Zoning Commission
June 17, 2025
containers to be picked up or dropped off by such services shall be visible rrom
a public right-of-wav or adiacent propertv for a period not exceeding 72
consecutive hours, and not more than two instances during anv 30-dav period.
E. Plan requirements: No application for a building permit for construction of a
principal building shall be approved unless:
1. A plat, meeting all requirements of the Citv of Grapevine, has been approved
by the citv council and recorded in the official records of Tarrant Countv.
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 densitv requirement shall apply:
1. Maximum density: 8 dwelling units per gross acre.
2. Minimum lot size: 3.000 square feet. No "BR" District shall be created on an
area of less than one (1) acre in size.
3. Minimum Open Space: All areas not devoted to buildings, structures or off-
street parking area shall be devoted to grass, trees, gardens, shrubs or other
suitable landscape material. In addition, all developments shall reserve open
space in accordance with the provisions of Section 51.
4. Maximum Building Coverage: 65 percent of the total lot area.
5. Maximum Impervious Area: 80 percent of the total lot area.
6. Minimum Floor Area: Every brownstone dwelling unit hereafter erected,
constructed, reconstructed, or altered in this dwelling district shall have at
least 1.200 square feet of floor area, excluding common corridors,
basements, open and screened porches, and garages.
G. Area regulations: The following minimum standards shall be required-
1. Depth of front vard:
a. Minimum: 10 feet.
b. Maximum: 15 feet.
Where there is a conflict for those properties within the Transit District Overlav
boundaries, the required front vard setbacks stated in Table 2. Thematic Street
Space Standards, in Section 41 B. Transit District Overlav (TDO) shall control.
2. Depth of rear vard:
a. Minimum: 10 feet measured from the nearest edge of the public
right-of-wav or public or private access easement, with the
AM22-02 5 DRAFT Amendments
Planning and Zoning Commission
June 17, 2025
exception that the face of a rear or side entry garage w idi, oe set
back no less than 18 feet from the edge of the right-of-wav or allev
pavement.
3. No side vard width is required except for the following-
b. 15 feet shall be required for each end unit in a row of brownstones
containing five or more units.
c. The minimum distance between principal and secondary
buildings, if detached, shall be 15 feet.
H. Encroachment zone: Certain architectural features including building offsets,
proiections, roof eaves and overhangs, and stoops or porches may encroach up
to 3-foot past the maximum front vard setback, side vard for end units and rear
vard for all units regardless of location.
Maximum height: The following maximum height regulations shall be observed:
1. Principal structures: 3 stories. 50 feet: however, an increase in height may be
aranted upon approval of a conditional use request by city council.
Whenever a brownstone structure is erected within 30 feet of an existing
contiguous single-familv dwelling, the number of stories and height of the
brownstone structure shall not exceed the number of stories and height of the
contiguous single-familv dwelling. Bevond the 30-foot distance, the height of the
brownstone structure may increase to a maximum of 50 feet.
J. Off-street parking: Provisions for the parking of automobiles shall be allowed as a
secondary use to anv principal permitted use provided that such shall not be
located on a required front vard or side vard. Off-street parking areas shall be
landscaped in accordance with Section 53. Off-street parking shall be provided in
accordance with the provisions of Sections 56 and 58 of this ordinance and other
applicable ordinances of the citv.
K. Landscaping requirements:
1. Landscaping shall be required in accordance with Section 53 of this ordinance.
L. Design requirements: The following minimum design requirements shall be
provided in the "BR". Brownstone District.
1. Front-entry garages are prohibited.
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.
AM22-02 6 DRAFT Amendments
Planning and Zoning Commission
June 17, 2025
3. The maximum length of anv cluster of brownstones units shall not exceea 200
linear feet.
4. Buildings shall be designed to prevent the appearance of straight, unbroken
lines in their horizontal and vertical surface. There shall be no more than two
continuously attached brownstone buildings without a break in the horizontal
and vertical elevations of at least 3-feet.
5. No building shall be located closer than 10-feet to the edge of an off-street
parking, vehicular use, or storage area.
6. The minimum distance between anv two unattached principal buildings shall
be determined by the building and fire codes.
7. Off-street parking areas shall not be closer than 10-feet to anv adiacent
property line. Whenever an off-street parking, vehicular use or storage area is
within 20 feet of anv adiacent residentially zoned district, the parking area shall
be phvsically screened by a fence or wall at least 6-feet high. All fencing shall
be finished on both sides.
8. Parking of recreational vehicles, trailers, motor homes, boats, towed trailers
and similar vehicular equipment are prohibited unless within a fullv enclosed
building. Such buildings shall also be located at least 10 feet from anv adiacent
property line.
9. Private streets are prohibited.
10. Sidewalks shall be provided along public streets within a brownstone
development upon which a brownstone has frontage and shall be a minimum
of 4-feet in width. A planned development overlav shall not be used to deviate
from this requirement.
a. Brownstones located within the transit district overlav shall comply with
minimum sidewalk, walkway, and unobstructed path width as stipulated in
Table 2. Thematic Street Space Standards in Section 41.B., Transit District
Overlav of this ordinance.
Section 35, PRD_12 Planned Residential Medium Densmty Dmstrin4
The PRD-12 language is proposed for deletion in its entirety and left as Reserved.
AM22-02 7 DRAFT Amendments
Planning and Zoning Commission
June 17, 2025
Section 56, Off -Street Parking Requirements
Proposed Changes Number of parking
spaces
Residential
Single-family dwellings: 2
attached, detached, townhouse,
brownstone, duplex - 2 parking
spaces per dwelling unit
Guest parking for brownstone 0.25
and townhouse developments
Apartment Multifamily 2
Dwellings, Scondominiums,
triplex., and fourplex and
live/work space — 2 parking
spaces per dwelling unit
Table added for reference:
Required for Each
Dwelling unit (outside of
the unit's garage)
Dwelling unit
Dwelling unit
Maximum Density Requirements
RH -
RL - Residential Low RM - Residential Medium Density Residential
Density High
Density
R-20 R-12.5 R-7.5 R-MODH R-5.0 R-3.5 R-TH R-3.75 R-MH R-MF
Single- Single- Single- Modular
Family Family Family Home
Zero- Two- Townhouse Brownstone
Lot -Line Family
Refers to
Max. 2 3 4 consistency 8 DU/ac 8 DU/ac 8 DU/ac
Density DU/ac DU/ac DU/ac with R-7.5
District.
Three & Manufactur
Four ed Home Multifamily
Family
Provides
minimum
acreage
8 DU/ac 10 DU/ac and lot 20 DU/ac
dimensions
but does
not specify
DUs/ac.
AM22-02 8 DRAFT Amendments
Planning and Zoning Commission
June 17, 2025
Section 4113, Transit District Overlav
Figure 3: Preferred use Matrix
Intensity Sub -District
High
Medium
Low
Entertainment
X
Attractions
X
Restaurant
X
X
Winery
X
X
Craft Brewery
X
X
Distillery
X
X
Retail
X
X
Artisan/Craft Studios &
X
X
Shops
Temporary Retail
X
X
(Vendors/Kiosks)
Mixed Use
X
X
Profession Office
X
X
X
Personal Service
X
X
Education/Vocational
X
X
X
Institution
Live/Work Space
X
X
Gendominium;T^we
V
X
X
Townhome
X
X
Brownstone
X
X
Song! e Family +o++hed
X
X
Two-Family/Duplex
X
X
Single -Family Detached
X
*This is a summary of some of the more common possible appropriate uses; all uses will
be approved through the Conditional Use process in accordance with Section 48 of the
Grapevine Zoning Ordinance.
AM22-02 9 DRAFT Amendments