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Section 12, Definitions
Existing definitions with amendments
Breezeway a covered one-story On height, open-sided passageway not exceeding six feet
in width, connecting a main structure to a secondary ,tructure building.
Height, building structure the vertical distance from grade plane to the average height of
the highest roof surface. If a flat surface, to the deck line of mansard roofs and to the
mean height level between eaves and ridge for hip and gable roofs. In measuring the
height of buildings, the following structures shall be excluded:
Chimneys, cooling towers, elevator bulkheads, radio towers, ornamental cupolas, domes
or spires, and parapet walls not exceeding four feet in height.
Proposed definition
Height, of secondary structure The vertical distance measured from finished grade of the
lowest side where the building is set to the highest roof surface, excluding non-structural
elements such as antennas, chimneys, ventilators, or skylights.
Section 13, R-20, Single-Family District Regulations
B. Secondary uses: The following uses shall be permitted as secondary uses to a single-
family detached dwelling provided that none shall be a source of income to the owner
or user of the principal single-family dwelling, except for customary home occupation.
1 . Off-street parking and private garages in connection with any use permitted in
this district.
2. Accessory dwelling unit. Refer to Section 42.C.6. for supplementary district
standards related to accessory dwelling units.
3. Cabana, pavilion, pergola, or roofed area.
4. Private swimming pools and tennis courts.
5. Secondary buildings (storage buildings, hobby shops, barns).
6. Signs subject to the provisions of section 60.
7. Customary home occupation.
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8. Communication equipment meeting the requirements of euhapter 7, aArticle
XII . of the Grapevine Code of Ordinance.
9. Sale of merchandise or goods, including but not limited to garage sales and yard
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.
With the exception of Items 2 and 9, when any of the foregoing permitted secondary uses
are detached from the principal single-family dwelling, said uses shall be located not less
than 45 feet from the front lot line and shall meet the requirements of Section 42.C., D.,
E., F. and G.
All S econdary buildings structures shall be setback from side and rear property lines a
minimum of 15 feet. mere than 46 Secondary structures greater than 10 feet in height
shall be set back from the side and rear property lines six 15 feet plus twe one additional
feeoot for each additional foot of height over 446- feet. The height of the StFUG«:res shall
bm measured from the to p of the slob nr from its bettnom fir.
I. Maximum Height: The following maximum height regulations shall be observed-
1 . Principal structure: two (2) stories, 35 feet.
2. Secondary structure: one and one half (1 14) steries,20 16 feet.
Section 14, R-12.5, Single-Family District Regulations
B. Secondary uses: The following uses shall be permitted as secondary uses to an single-
family detached dwelling provided that none shall be a source of income to the owner or
user of the principal single-family dwellings, except for customary home occupation:
1 . Off-street parking and private garages in connection with any use permitted in
this district.
2. Cabana, pavilion, pergola, or roofed area.
3. Private swimming pool.
4. Secondary ;tructures buildings.
5. Signs subject to the provisions of Section 60.
6. Customary home occupation.
7. Communication equipment meeting the requirements of Chapter 7, Article XII
of the Grapevine Code of Ordinances.
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8. Sale of merchandise or goods, including but not limited to garage sales and yard
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.
With the exception of Item 8, when any of the foregoing permitted secondary uses are
detached from the principal single-family dwelling, said uses shall be located not less than
45 feet from the front lot line and shall meet the requirements of Section 42.C., D., E., F.,
and G.
All Ssecondary cgs structures shall be setback from side and rear property lines a
minimum of eight feet mere than 46 Secondary structures greater than 10 feet in height
shall be set back from the side and rear property lines s*eight feet plus two one additional
feeoot for each additional foot of height over 446-10 feet. The height of the Strz�Ores shall
be measured from the of the slab or from its bottom fir.
I. Maximum Height regulations: The following maximum height regulations shall be
observed:
1 . Principal structure: two (2) stories, 35 feet.
2. Secondary structure: ene and one half (1 14) stem 20 16 feet.
Section 15, R-7.5, Single-Family District Regulations
B. Secondary uses: The following uses shall be permitted as secondary uses to a single-
family detached dwelling provided that none shall be a source of income to the owner or
user of the principal single-family dwellings, except for customary home occupation:
1 . Off-street parking and private garages in connection with any use permitted in
this district.
2. Cabana, pavilion, pergola, or roofed area.
3. Private swimming pools.
4. Secondary Structures buildings .
5. Signs subject to the provisions of Section 60.
6. Customary home occupation.
7. Communication equipment meeting the requirements of ELhapter 7, aArticle
XII .
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8. Sale of merchandise or goods, including but not limited to garage sales and yard
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 subsection, the month of
January shall constitute the first month of the first quarter.
With the exception of Item 8, When any of the foregoing permitted secondary uses are
detached from the principal single-family dwelling, said uses shall be located not less than
45 feet from the front lot line and shall meet the requirements of Section 42.C., D., E., F.,
and G.
All secondary structures shall be setback from side and rear property lines a minimum of
six feet. Secondary structures greater than 10 feet in height shall be set back from the
side and rear property lines six feet plus one additional foot for each additional foot of
height over 10 feet.
I. Maximum Height regulations: The following maximum height regulations shall be
observed:
1 . Principal structure: two (2) stories, 35 feet.
2. Secondary structure: 16 feet.
Section 16, R-5.0, Zero-Lot-Line District Regulations
B. Secondary uses: The following uses shall be permitted as secondary uses to an R-5.0
zero-lot-line district provided that none shall be a source of income to the owner or user
of the principal single-family dwellings, except for customary home occupation:
1 . Off-street parking and private garages in connection with any use permitted in
this district.
2. Cabana, pavilion, pergola, or roofed area.
3. No dwelling shall be closer than 12 feet between the face of the exterior walls
of neighboring dwelling unit.
4. Private swimming pool.
5. Storage "ructurPs buildings 120 square feet or less and having no plumbing.
6. Signs subject to the provisions of Section 60.
7. Customary home occupation.
8. Communication equipment meeting the requirements of Chapter 7, Article XII
of the Grapevine Code of Ordinances.
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9. Sale of merchandise or goods, including but not limited to garage sales and yard
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.
With the exception of Item 9, when any of the foregoing permitted secondary uses are
detached from the principal single-family dwelling, said uses shall be located not less than
45 feet from the front lot line and shall meet the requirements of Section 42.C., D., E., F.,
and G.
All AGGessery buildings of Secondary structures mere than 16 foot in hoirrh+ shall be set
back from the rear property line a minimum of six feet. Secondary structures greater than
10 feet in height shall be set back from the side and rear property lines six feet plus two
one additional feeoot for each additional foot of height over 4-&-10feet. The height of the
aGGessery buildings OF StFUGtUres shall be measured from the top of the slab er frern
bettena floor.
I. Maximum Height regulations: The following maximum height regulations shall be
observed:
1 . Principal structure: two (2) stories, 35 feet.
2. Secondary structure: 16 feet.
Section 17, R-3.5, Two-Family District Regulations
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 users of the principal
use. All secondary uses shall be located at least 20 feet from any street right-of-way and
shall not be located between the building line and the front property line.
1 . Off-street parking and private garages in connection with any use permitted in
this district.
2. One storage structure building per dwelling unit 120 square feet or less, and
having no plumbing.
3. Private swimming pools and private tennis courts no closer than 75 feet to any
adjacent residential district.
4. Signs subject to the provisions of Section 60.
5. Communication equipment meeting the requirements of Chapter 7, Article XII
of the Grapevine Code of Ordinances.
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6. Sale of merchandise or goods, including but not limited to garage sales and yard
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.
With the exception of item 6, when any of the foregoing permitted secondary uses are
detached from a principal dwelling, said uses shall be located not less than 45 feet from
the front lot line nor less than 20 feet from any street right-of-way, and at least six feet
from the rear and side lot lines.
All Ssecondary structures shall be setback from side and rear property lines a minimum
of six feet. m,,,an 46 Secondary structures greater than 10 feet in height shall be set
back from the side and rear property lines six feet plus tw-o one additional feeoot for each
additional foot of height over 44E�-10 feet. The height of StFU Ures shall be mersT
fr�rthetop of the slab or from its bottom floor.
I. Maximum Height regulations: The following maximum height regulations shall be
observed.
1 . Principal structure: two (2) stories, 35 feet.
2. Secondary structure: 15 feet.
Section 18, R-3.75 Three-and Four-Family District Regulations.
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 users of the
dwelling. All secondary uses shall be located at least 20 feet from any street right-of-
way and shall not be located between the building line and the front property line.
1 . Detached covered common parking, off-street parking and private garages.
2. Private swimming pools and private tennis courts no closer than 75 feet to any
adjacent residential district.
3. Laundry room for tenants' use.
4. Cabana, pavilion, pergola, or roofed area.
5. Signs subject to the provisions of Section 60.
6. Communication equipment meeting the requirements of Chapter 7, Article XII of
the Grapevine Code of Ordinances.
7. Sale of merchandise or goods, including but not limited to garage sales and yard
sales, shall be limited to a maximum of once per quarter, for a period not to exceed
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three continuous days. For the purpose of this paragraph, the month of January
shall constitute the first month of the first quarter.
All secondary structures shall be setback from side and rear property lines a minimum
of six feet. mere than 4-6 Secondary structures greater than 10 feet in height shall be set
back from the side and rear property line six feet plus tw-o one additional feeoot for each
additional foot of height over 46-_ feet. The height of the StrUGtUres shall be measur
from the tep of the slab nr from its bettnm fr.
I. Maximum Height regulations: The following maximum height regulations shall be
observed:
1 . Principal structure: two (2) stories, 25 feet. Whenever a triplex or fourplex
structure is erected contiguous to an existing single-family dwelling, the number
of stories and height of the triplex or fourplex structure shall not exceed the
number of stories and height of the contiguous single-family dwelling. In no
instance shall the height of a triplex or fourplex structure exceed two stories or
25 feet.
2. Secondary structure: 15 feet.
Section 19, R-MH Manufactured Home District Regulations.
B. Secondary uses: The following uses shall be permitted as secondary uses of a
manufactured home subdivision:
1 . Manufactured home plot rental office.
2. Common swimming pool no nearer than 120 feet to any residentially zoned
district.
3. Laundry room for the use of residents.
4. Screened garbage storage on a concrete pad, no nearer than 50 feet to any
residentially zoned district, and not within the front setback.
5. Toilet and shower facilities.
6. Community or recreation structure t idirli n.
7. One storage structure building per lot 120 square feet or less, and having no
plumbing.
8. Communication equipment meeting the requirements of Chapter 7, Article XII
of the Grapevine Code of Ordinances.
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When any of the foregoing permitted secondary uses are detached from the
principal single-family dwelling, said uses shall be located not less than 45 feet from the
front lot line, 20 feet from any street right-of-way, and six feet from rear and side lot lines.
All Ssecondary structures shall be setback from side and rear property lines a minimum
of six feet. mere than 4-6 Secondary structures greater than 10 feet in height shall be set
back from the side and rear property line six feet plus two one additional feeoot for each
additional foot of height over 46-_ feet. The height of the StrUGtUres shall be measur
from the tep of the slab or from its bottom fr.
E. Maximum Height regulations: The following height regulations shall be observed-
1 . Principal structure: One-story, 15 feet.
2. Secondary structure. One-story, 15 feet.
Section 20, R-TH Townhouse District Regulations
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 family dwelling:
1 . Private swimming pools and tennis courts no closer than 75 feet to any adjacent
residential district.
2. Cabana, pavilion, pergolas, or roofed area.
3. Meeting, party, and/or social rooms in common areas only.
4. Off-street parking and private garages in connection with any use permitted in
this district.
5. One storage structure building per dwelling unit 1 square feet or less, and
having no plumbing.
6. Communication equipment meeting the requirements of Chapter 7, Article XII
of the Grapevine Code of Ordinance.
7. Sale of merchandise or goods, including but not limited to garage sales and yard
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.
No secondary uses may be located between the building line and the front property
line.
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Private garages on lots having a minimum width of less than 40 feet must be
entered from the side or rear. Said lots shall not have driveways on or within the front
building setbacks.
All secondary structures shall be setback from side and rear property lines a
minimum of six feet. Secondary structures greater than 10 feet in height shall be set back
from the side and rear property lines six feet plus one additional foot for each additional
foot of height over 10 feet.
I. Maximum Height regulations: The following maximum height regulations shall be
observed:
1 . Principal structure: Two-story, 35 feet. Whenever a townhouse structure is
erected contiguous to an existing single-family dwelling, the number of stories
and height of the townhouse structure shall not exceed the number of stories
and height of the contiguous single-family dwelling. In no instance shall the
height of a townhouse structure exceed two stories or 35 feet.
2. Secondary structure: 15 feet.
Section 22, R-MF Multifamily District Regulations
B. Secondary uses: The following uses shall be permitted as secondary uses to the
multiple-family dwellings provided that none shall be a source of income to the owner
or users of the multiple-family dwellings. All secondary uses shall be located at least
20 feet from any street right-of-way and shall not be located between the building line
and the front property line.
1 . 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 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, pergola, or roofed area.
6. Mechanical and maintenance equipment related to a principal use no nearer than
120 feet to any adjacent residentially zoned district and housing within an enclosed
structure Wig.
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7. Screened garbage and/or solid waste storage on a concrete pad, no nearer than
50 feet to an 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 Ordinances.
All secondary structures shall be setback from side and rear property lines a minimum
of six feet. Secondary structures greater than 10 feet in height shall be set back from
the side and rear property lines six feet plus one additional foot for each additional
foot of height over 10 feet.
I. Height regulations: The following maximum height regulations shall be observed:
1 . The maximum height of the principal structure shall be two stories not to exceed
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. In no instance shall the height of a multifamily structure
exceed two stories or 35 feet.
2. The maximum height of secondary structure shall be ene stery not exceed
15 feet.
3. The maximum height of a storage structure used for maintenance or mechanical
equipment shall be one story not tG-exceed ten feet.
Section 22A, R-MODH Modular Home District Regulations
B. Secondary uses: The following uses shall be permitted as secondary uses to a single-
family detached modular home provided that none shall be a source of income to the
owner or user of the principal use:
1 . Private garage.
2. Private swimming pool.
3. Storage Structures bergs 120 square feet or less and having no plumbing.
4. Cabana, pavilion, pergola, or roofed area.
5. Communication equipment meeting the requirements of Chapter 7, Article XII
of the Grapevine Code of Ordinances.
6. Sale of merchandise or goods, including but not limited to garage sales and yard
sales, shall be limited to a maximum of once per quarter, for a period not to
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exceed three continuous days. For the purpose of this paragraph, the month of
January shall constitute the first month of the first quarter.
With the exception of Item 6, when any of the foregoing permitted secondary uses
are detached from the principal single-family dwelling, said uses shall be located not less
than 45 feet from the front lot line, 20 feet from any street right-of-way, and six feet from
rear and side lot lines.
All secondary structures shall be setback from side and rear property lines a
minimum of six feet. Secondary structures greater than 10 feet in height shall be
set back from the side and rear property lines six feet plus one additional foot for
each additional foot of height over 10 feet.
E. Maximum Height and area regulations:
1 . Principal structure: two (2) stories, 25 feet.
2. Secondary structure: One-stef}� 16 feet. EXGept a storage b iildi-Rg
whinh shall not eXGeed fen foot in height
3. Lot coverage by principal structure: 40 percent of total lot area.
Section 41, "PD" Planned Development Overlay
D. Limitation of uses: Uses prohibited shall be those uses specifically prohibited within
the underlying zoning district. The following uses are expressly prohibited within a "PD"
Planned Development Overlay and cannot be established as a permitted, conditional, or
secondary use under any circumstances:
1 . Freight forwarding warehouses.
2. Outside storage of material/equipment.
3. Retail establishments for used car sales and service.
4. Commercial parking lots.
5. Automotive repair garages.
6. Salvage/wrecking yards.
7. Retail sales of building material displayed in an unenclosed or incompletely
enclosed area with outside storage.
8. Those uses specifically designated in paragraph D. Limitation of Uses in Section
, "LI" Light Industrial District.
9. Off-premise/billboard signage.
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10. Pawn shops.
11 . All uses listed in Section 49, Special Uses.
12. Bed and Breakfast.
13. Residential properties consisting of one-lot.
Section 42, Supplementary District Regulations
Subsection C., Secondary structures,b0d+ng-s:
1. A seGendary building not eXGeeding ene story On height may C)GGUpy not More than
60 nornont of a minims im ro I irort roar yard
These standards cannot be changed through a planned development overlay for an
individual residential lot. Variations to the standards may only be granted as part of an
entire residential subdivision prior to platting and the initial construction of the properties.
1. In residential zoning districts and on residential properties, the number of secondary
structures is limited, as follows:
a. No more than two (2) per lot or property, however specific zoning districts may limit
the number of secondary structures to one; and
b. Limited to a maximum size of 0 of the habitable buoldonq feetpront of the prom
St.rractUre, and must not eXGeedthe maximum b uildono area�wed foort
nroperty's zeninq dictrint (coo table below), and
b. The following size limitations apply cumulatively to the maximum of two secondary
structures on a single lot or property.
Lot Size Limitation on Secondary Structure Size
5,000-7,499 sq. ft. 500 sq. ft. maximum and complying with all building
setbacks
7,500-12,499 sq. ft. 1,000 sq. ft. maximum and complying with all building
setbacks
12,500-19,999 sq. ft. 1,500 sq. ft. maximum and complying with all building
setbacks
20,000 sq. ft. and larger 1,500 sq. ft. maximum and complying with all building
setbacks
For lots 20,000 sq. feet and larger, a conditional use permit is required to exceed the
maximum secondary structure size of 1,500 sq. ft or the maximum structure height of 16
feet.
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A seGendary building eXGeeding ene stery er mere in height may C)GGUpy not mere than
nn nernent of the mi red rear yaf
2. Secondary structures shall not have finished attics with habitable rooms or plumbing,
and ceiling height shall be less than six feet-eight inches.
3. Additional secondary structure requirements:
A seGendary building attaGhed to the main building shall be made StWGWral"
part and have a GOmmon wall withthe main building and GGMPI i in all
resnerts with the requirements of this ordinanne annlirahle to the main-. vr I Inlcess so
rt �.ry
attaGhed, a seGendary building On a residential diStFiGt shall be IC)Gated en the rear
one half of the lot and
i. Secondary structures shall be at least ten feet from any dwelling or structure
building existing or under construction on the same lot or any adjacent lot.
In all residential districts, a building er structure attached to the principal
building--er structure by only a breezeway having a maximum which shall
be) no wider * six feet anc shall be considered ash a detached
bu
ilding tFng e structure. Ne building shall be Innoted nearer than throe foot
to any side or rear lot Tine
iii_ In the ease of a For corner lot , no secondary structure building shall be located
within any side yard required on the street side. ° garag .detached from the main
building, may he IGGated no nearer n sox feet to a�T rear In�ne and shall he
rcc�rr�rrccrrcr �r �ur-ry
s�phi t W me side yard requirements ents as nrinrinal str� Gt�ire
aa��F.rtG rrr ccfa-rre��.rt crpararracrai .
iv. Any secondary structure with a roof pitch less than 3/12 cannot be taller than
12 feet in total height.
4. No swimming pool shall be located nearer than six feet to any rear lot line and shall be
subject to the same side yard requirements as the principal structure. Below-ground
swimming pools may be located no nearer than six feet to the side lot line adjacent to the
street. On corner lots that require a side yard to be the same as required for the front
yard, pools shall be located no nearer than 15 feet to the side lot line adjacent to the
street. Swimming pools may be located nearer than ten feet from any dwelling or building
existing ructure, as long as the excavation of the swimming pool does not in any way
harm or endanger the existing building or dwelling.
5. Play structures, including but not limited to tree houses, play houses, play forts, swing
sets, jungle gyms, etc. where any portion of the structure exceeds eight feet in height
above grade may only be placed behind the main structure, and shall be placed a
minimum of six feet from any property line.
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Section 43, Nonconforming Uses and Structures
J. Existinq secondary structures.-
(a) Applicability.
Any secondary structure lawfully constructed or lawfully permitted and under construction
as of August 19, 2025, in accordance with all applicable ordinances and regulations in
effect at the time of its permitting or construction, shall be deemed a legal, conforming
structure, notwithstanding any provisions of this Section or other amendments to the
zoning ordinance adopted thereafter.
(b) Continuation and Maintenance.
Such existing secondary structures may continue to be used, maintained, repaired, and
restored, provided that no expansion, enlargement, or alteration of the structure shall be
made that increases its nonconformity with the provisions of this Section or any other
applicable ordinance in effect after August 19, 2025.
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