HomeMy WebLinkAboutPZ Item 02 - Brownstone DistrictMEMO TO: PLANNING AND ZONING COMMISSION SUBCOMMITTEE
FROM: ERICA MAROHNIC, DIRECTOR, PLANNING SERVICES
MEETING DATE: AUGUST 19, 2025
SUBJECT: RECEIVE AND DISCUSS A REPORT FROM THE BROWNSTONES
DISTRICT SUBCOMMITTEE
BACKGROUND:
On August 11, 2025, a subcommittee of the Planning and Zoning Commission met to
discuss the creation and drafts of a new Section 34, "BR", Brownstones District of the Zoning
Ordinance. During the discussion and directions, the following changes were discussed-
- Removed the word "party" from Section B. Secondary Uses
- Removed Section C. Conditional Uses in its entirety.
- Clarified that the maximum structure height as 3 stories of living space and 50 feet to
the tallest point of the roof.
- Clarified that the Transit District Overlay (TDO) cannot be utilized to vary the
maximum height.
- Consider removing the requirement that a brownstone erected within 30 feet of an
existing single-family dwelling cannot exceed the number of stories and height of the
single-family dwelling. Added language for a 20 foot buffer.
- Clarified that parking of recreational vehicles, trailers, motor homes, boats, towed
trailers, and similar vehicular equipment are prohibited.
- Removed the language stating that a planned development overlay shall not be used
to deviate from the minimum sidewalk width requirement of 4-feet.
- Increased the number of on -site guest parking spaces to 0.5 per dwelling unit from
0.25.
AM22-02.4
DRAFT
ti*ethrn„rvh = Deletion
Underline = Insertion
DELETED DEFINITIONS - Section 12, Definitions
PART ENT shall neon a room er suite of rooms arranged designed or onn„nied as a
residence by a sinnlofamily, individual er group of individuals.
APART ENT HOUEE shall moan on.,^ building, er no }
T�tiFereefwriGh 'is desig ed-,
built, rented, looser! let er hirer! eut to he orr,,nied ac three (3) er mnro apartments
which is nrr,inied ac the home er resirleGe of thee (3) or mnro families living
independently of eanh other and maintaining separate nookinn facilities
AMENDED DEFINITIONS - Section 12, Definitions
Condominium means the separate ownership of singlo unite or apartmonto in a multiple
unitctruefure Or s+r,,r+Ures ,nii+h nnmmnn elements ac defined �nAriirve 13(lvicrTexaj
Revised ri„il &.'atutes Anne+a+erl A 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 mean a A_ detached building �)n one lot having separate accommodations for
two (2) single-family dwellings or occupied by two (2) families.
Efficiency Unit APARTMENT shall mean _A 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 ci,1c hundred-(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.
Fourolexbuildinq-I NIT APARTMENT HOUSEshal mean detached building containing
four (4) single-family attached dwellings units on one platted lot.
Multifamily dwelling shall mean A building or buildings containing or aggregating more
than four (4) single-family dwelling units )ccunied as the home or residence of five (5) or
more families living independently of each other and maintaining separate cooking
facilities.
Single-family attached dwelling shall mean i, portion of an enclosed building having
accommodations for and occupied by only one family, attached to like units, which units
AM22-02.4 1 DRAFT Amendments
may be sold individually provided that the entire building meets all lot area, front yard,
side yard, rear yard, height and other zoning requirements.
Single-family detached dwelling enclosed building )none r latted 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 r. single-family attached dwelling unit on a separately platted lot
conveyed 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 only one family.
Triplex shall moon A_ 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 an urban form 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
conveyed by fee simple title.
Intensitv Acceptable publicly focused activity levels for development within the Transit
District Overlay. Development within the overlav boundary is intended to generate heavv
foot traffic and attract substantial public interest 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 - none dwelling units per gross acre.
AM22-02.4 2 DRAFT Amendments
Section 34, PRD-6 PlannedResidential Low-Densmty District BR Brownstone
Residential District Regulations
The PRD-6 language is proposed for deletion and replaced with the proposed "BR",
Brownstone Residential 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 upon completion or abandonment of construction of the
subdivision and shall not be present longer than two (2) vears.
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 and/or social rooms in common areas only for the use of residents.
AM22-02.4 3 DRAFT Amendments
3. Off-street parking and private garages in connection with anv use permitted 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. 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 alleys 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
containers to be picked up or dropped off by such services shall be visible from
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.
D. 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.
AM22-02.4 4 DRAFT Amendments
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.
E. 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.
F. Area regulations: The following minimum standards shall be required-
1. Depth of front yard:
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
exception that the face of a rear or side entry garage shall be 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.
AM22-02.4 5 DRAFT Amendments
c. The minimum distance between principal and secondary
buildings, if detached, shall be 15 feet.
G. 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.
H. Maximum height: The following maximum height regulations shall be observed:
1. Principal structures: 3 living stories. 50 feet to the tallest point of the roof. The
transit district overlav cannot be utilized to vary the maximum height
requirement of this district.
Whenever a brownstone structure immediatelv abuts an existing single-familv
residential lot or use, a 20-foot landscaped buffer area is required between the
uses.
I. 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.
J. Landscaping requirements:
1. Landscaping shall be required in accordance with Section 53 of this ordinance.
K. 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.
3. The maximum length of anv cluster of brownstones units shall not exceed 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.
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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.
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. Brownstones located within the transit district overlav shall comply with
minimum sidewalk, walkwav, and unobstructed path width as stipulated in
Table 2. Thematic Street Space Standards in Section 41.B., Transit District
Overlav of this ordinance.
SeEt+on 26, P-RD-12 Planned Residential I►Ani-ium Densmty Dmstrir4
The PRD-12 language is proposed for deletion in its entirety and left as Reserved.
AM22-02.4 7 DRAFT Amendments
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
Onsite quest parking for
0.50
brownstone and townhouse
developments
Apartment Multifamily
2
Dwellings, Scondominiums,
triplex., and fourplex,
live/work space — 2 parking
spaces per dwelling unit
Table added for reference:
RL - Residential Low
Density
R-20 R-12.5 R-7.5 R-MODH
Single- Single- Single- Modular
Family Family Family Home
Maximum Density Requirements
Required for Each
Dwelling unit (outside of
the unit's garage)
RM - Residential Medium Density
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.
Dwelling unit
Dwelling unit
RH -
Residential
High
Density
R-3.75 R-MH R-MF
Three & Manufactur
Four ed Home Multifamily
Family
Provides
minimum
acreage
DU/ac 10 DU/ac and lot 20 DU/ac
dimensions
but does
not specify
DUs/ac.
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