HomeMy WebLinkAboutItem 06 - BrownstonesMEMO TO: HONORABLE MAYOR, CITY COUNCIL MEMBERS AND THE
PLANNING AND ZONING COMMISSION
FROM: BRUNO RUMBELOW, CITY MANAGER
ERICA MAROHNIC, DIRECTOR, PLANNING SERVICES
MEETING DATE: SEPTEMBER 16, 2025
SUBJECT: CONSIDER AMENDMENTS TO THE COMPREHENSIVE ZONING
ORDINANCE (82-73), SAME BEING APPENDIX D OF THE CODE OF
ORDINANCES RELATED TO CREATION OF A BROWNSTONE
RESIDENTIAL DISTRICT, DELETION OF THE PLANNED
RESIDENTIAL DISTRICTS (PRD-6 AND PRD-12), AND AMENDING
RELATED DEFINITIONS.
BACKGROUND:
In March 2022, a request was submitted for a Transit District Overlay for a proposed
development of condominiums that resembled urban -style townhomes. City staff confirmed
that the terminology used for condominiums and townhomes aligns with the Preferred Use
Matrix in Section 41 B. of the Zoning Ordinance. However, the City Council and the Planning
and Zoning Commission expressed concerns about merging of different types of ownership
and requested clarifications for future projects within the Overlay.
The Commission held workshops to clarify the differences among rowhouses, townhomes,
and condominiums, ultimately favoring fee simple ownership and advocating for
condominiums to be treated as single-family homes.
Staff was tasked with defining these terms and considering two new zoning districts: a
Condominium District and a Brownstone District. However, during workshops on June 10
and August 11, 2025, the focus shifted to finalizing the Brownstone District. It was
determined that a separate Condominium District was redundant, as the existing "R-MF"
District already allowed condominiums with a conditional use permit. The Commission also
decided to eliminate the unused "PRD-6" and "PRD-12" zoning districts and establish new
standards for the Brownstone District and associated parking for brownstones and live/work
units.
AM22-02.4
DRAFT
ti*ethrn, 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
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-• o apartments e
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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 c�r,,rec ,nii�h �mmnnIementC oc rinerl in �rFinle I`i(1Io 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 APARTIVIEP4T 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.
Fournlexbuilding-UNIT APARTMENT HOUSE shall mean 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.
AM22-02.4 1 DRAFT Amendments
Single-family detached dwelling ehall mean An enclosed building Dn one platted IoL 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
conveyed by fee simple titlf 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 mean 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 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 employ 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.
AM22-02.4 2 DRAFT Amendments
Section 34, PRD-6 PlannedResidential Low -Deputy 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.
AM22-02.4 6 DRAFT Amendments
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.
AM22-02.4 8 DRAFT Amendments
ORDINANCE NO. 2025-067
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS AMENDING THE COMPREHENSIVE
ZONING ORDINANCE OF THE CITY OF GRAPEVINE,
TEXAS, SAME BEING ALSO KNOWN AS APPENDIX "D" OF
THE CITY CODE OF GRAPEVINE, TEXAS, AMENDING
VARIOUS SECTIONS OF THE ZONING ORDINANCE
RELATIVE TO CREATION OF A BROWNSTONES
RESIDENTIAL DISTRICT, DELETION OF PLANNED
RESIDENTIAL DISTRICTS (PRD-6 AND PRD-12), AND
AMENDING RELATED DEFINITIONS, (AM22-02);
REPEALING CONFLICTING ORDINANCES; PROVIDING A
PENALTY; PROVIDING A SEVERABILITY CLAUSE;
PROVIDING AN EFFECTIVE DATE
WHEREAS, the City has adopted a comprehensive zoning ordinance that
establishes various zoning districts to regulate the use and development of land in
accordance with adopted plans and policies; and
WHEREAS, the City's zoning ordinance is intended to provide a range of
residential district classifications to accommodate diverse housing types and
development patterns within the community; and
WHEREAS, there is a demonstrated need for moderately dense residential
products that provide a transition between traditional single-family neighborhoods and
higher -intensity districts; and
WHEREAS, the creation of a Brownstones Residential District will encourage a
high -quality, moderately dense housing option that complements surrounding land uses
while supporting the City's long-range planning and housing goals; and
WHEREAS, the Brownstones Residential District is particularly appropriate for
areas within the Transit District, where moderately dense residential development
supports walkability, enhances transit ridership, and contributes to a vibrant, mixed -use
environment; and
WHEREAS, establishing this new district will provide a clear regulatory framework
for the review and approval of brownstone -style residential developments and will further
the City's objective of diversifying housing opportunities.
WHEREAS, the Planned Residential Low -Density District Regulations-6 and
Planned Residential Medium Density District Regulations-12, are included among the
zoning tools authorized by the ordinance; and
WHEREAS, although these districts are currently available within the zoning
ordinance, no property within the City has been designated under these classifications;
and
WHEREAS, the City Council finds it necessary and appropriate to amend the
zoning ordinance in order to fully implement these district classifications, clarify their
intended application, and ensure that related definitions and standards are consistent and
effective; and
WHEREAS, the proposed amendments will provide property owners, developers,
and the community with additional zoning tools to guide quality development and
redevelopment in alignment with the City's long-range planning goals;
WHEREAS, the Planning and Zoning Commission held public meetings and
reviewed proposed amendments to the City's development regulations relative to these
amendments, considering community input, staff recommendations, and best practices
in managing residential infill development; and
WHEREAS, the City Council further finds that adoption of these amendments
promotes orderly development, preserves property values, and is consistent with the
goals and policies of the City's Comprehensive Plan.
WHEREAS, the City of Grapevine is a home -rule municipality authorized to adopt
and enforce ordinances necessary to protect heath, life, and property to preserve good
government and the security of its inhabitants; and
WHEREAS, the City of Grapevine has adopted a comprehensive Zoning
Ordinance to regulate the location and use of buildings and land in full accordance with
Chapter 211 of the Local Government Code; and
WHEREAS, the City Council of the City of Grapevine deems the passage of this
ordinance as necessary to protect the health, safety, and welfare of the public; and
WHEREAS, the City of Grapevine is authorized by law to adopt the provisions
contained herein.
WHEREAS, the City desires to implement those rules and regulations that protect
health, life, and property and that preserve good government, order, and security of the
City and its inhabitants; and
Ordinance No. 2025-0067 2 AM22-02
WHEREAS, all statutory and constitutional requirements for the passage of this
ordinance have been adhered to, including but not limited to the Open Meetings Act and
Chapter 211 of the Local Government Code.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS:
Section 1. That all matters stated hereinabove are found to be true and correct and
are incorporated herein by reference as if copied in their entirety.
Section 2. That Section 12 of the Zoning Ordinance — "Definitions.", is hereby
amended by deleting the "Apartment" and "Apartment House" definitions.
Section 3. That Section 12 of the Zoning Ordinance — "Definitions.", the following
definitions are hereby added, as follows
Brownstones A grouping of four (4) or more single-family attached dwelling units
connected in a row, joined to another dwelling unit on one or more sides by abutting walls
whose dwellings and are uniformly 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 family where each unit is on a separately platted lot and
conveyed by fee simple title.
Intensity Acceptable publicly focused activity levels for development within the Transit
District Overlay. Development within the overlay boundary is intended to generate heavy
foot traffic and attract substantial public interest for a sustained period. Intensity
subdistricts consider factors such as residential density 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 -ready standards. The living area can be located on the street level (behind
the workspace) or any 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 employ more than one individual who is not an occupant of the unit.
Section 4. That Section 12 of the Zoning Ordinance — "Definitions.", is hereby,
amended, as follows:
Ordinance No. 2025-0067 3 AM22-02
Condominium 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 A detached building on one lot having separate accommodations for two (2)
single-family dwellings or occupied by two (2) families.
Efficiency Unit 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 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.
Fourplex building A detached building containing four (4) single-family attached dwellings
units on one platted lot.
Multifamily dwelling A building or buildings containing or aggregating more than four (4)
single-family dwelling units occupied 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 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.
Single-family detached dwelling An enclosed building on one platted 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 and
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 A detached building containing three (3) single-family attached dwelling units on
one platted lot.
Ordinance No. 2025-0067 4 AM22-02
Section 5. That Section 20 of the Zoning Ordinance — "R-TH, Townhouse District
Regulations.", is hereby, amended, as follows:
D. Density requirements: The following density requirement shall apply:
1. Maximum Density: The maximum density within the R-TH District shall not
exceed 8 dwelling units per gross acre.
Section 6. That Section 34 of the Zoning Ordinance — "PRD-6, Planned Residential
Low -Density District.", is hereby amended in its entirety, repealed and replaced with, "BR,
Brownstone Residential District Regulations", as follows:
PURPOSE: The "BR", Brownstone District is established to accommodate the residential
housing types 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
density residential development that is single-family, on separately platted lots with
frontage onto publicly dedicated streets, and typically owner -occupied.
USES GENERALLY: In an "BR", Brownstone Residential District, no land shall be used,
and no building shall be erected or converted to any use other than as hereinafter
provided.
A. Permitted uses:
1. Brownstones.
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 a subdivision approved by the city 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) years.
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
Ordinance No. 2025-0067 5 AM22-02
of the principal family 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.
3. Off-street parking and private garages in connection with any 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
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.
6. Private garages must be entered from the side or rear via a public alley 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 occupy
residences within an "BR", Brownstone Residential District.
3. Storage of mechanical or maintenance equipment incidental to any permitted
or conditional use shall be screened in accordance with the provisions of
Section 50, Alternate B or E, from any adjacent residential development or use.
4. Public alleys shall not be located in the required rear yards. Whenever rear
access or parking is provided, access shall be from a platted alley 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 alley.
5. 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 or access easements. Storage containers
to be picked up or dropped off by such services shall be visible from a public
Ordinance No. 2025-0067 6 AM22-02
right-of-way or adjacent property for a period not exceeding 72 consecutive
hours, and not more than two instances during any 30-day 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 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.
E. Density requirements: The following density 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:
Depth of front yard:
a. Minimum: 10 feet.
b. Maximum: 15 feet.
Where there is a conflict for those properties within the Transit District Overlay
boundaries, the required front yard setbacks stated in Table 2: Thematic Street
Space Standards, in Section 41 B, Transit District Overlay (TDO) shall control.
2. Depth of rear yard:
a. Minimum: 10 feet measured from the nearest edge of the public
right-of-way or public or private access easement, with the
Ordinance No. 2025-0067 7 AM22-02
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-way or alley
pavement.
3. No side yard width is required except for the following:
a. 15 feet shall be required for each end unit in a row of brownstones
containing five or more units.
b. The minimum distance between principal and secondary
buildings, if detached, shall be 15 feet.
G. Encroachment zone: Certain architectural features including building offsets,
projections, roof eaves and overhangs, and stoops or porches may encroach up
to 3-foot past the maximum front yard setback, side yard for end units and rear
yard 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 overlay cannot be utilized to vary the maximum height
requirement of this district.
Whenever a brownstone structure immediately abuts an existing single-family residential
lot or use, a 20-foot landscaped buffer area is required between the uses.
Off-street parking: Provisions for the parking of automobiles shall be allowed as a
secondary use to any principal permitted use provided that such shall not be
located on a required front yard or side yard. 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 city.
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 Residential 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.
Ordinance No. 2025-0067 8 AM22-02
3. The maximum length of any 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.
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 any 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 any adjacent
property line. Whenever an off-street parking, vehicular use or storage area is
within 20 feet of any adjacent residentially zoned district, the parking area shall
be physically 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 overlay 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
Overlay of this ordinance.
Section 7. That Section 35 of the Zoning Ordinance — "PRD-12 Planned
Residential Medium -Density District.", is repealed and deleted in its entirety, and left as
"Reserved".
Section 8. That Section 56 of the Zoning Ordinance — "Off -Street Parking
Requirements.", Subsection C., "Number of parking spaces required." is hereby,
amended, as follows:
Ordinance No. 2025-0067 9 AM22-02
Proposed Chanqes
Residential
Single-family dwellings:
attached, detached, townhouse,
brownstone, duplex - 2 parking
spaces per dwelling unit
Number of parkinq
spaces
2
Required for Each
Dwelling unit (outside of
the unit's garage)
Onsite guest parking for 0.50 Dwelling unit
brownstone and townhouse
developments
Proposed Changes E
Residential
Multifamily Dwellings,
condominiums, triplex, fourplex,
and live/work space — 2 parking
spaces per dwelling unit
Number of parking
spaces
2
Required for Each
Dwelling unit
Section 9. If any section, article, paragraph, sentence, clause, phrase or word
in this ordinance, or application thereto any person or circumstance is held invalid or
unconstitutional by a Court of competent jurisdiction, such holding shall not affect the
validity of the remaining portions of this ordinance; and the City Council hereby declares
it would have passed such remaining portions of the ordinance despite such invalidity,
which remaining portions shall stay in full force and effect.
Section 10. The fact that the present ordinances and regulations of the City of
Grapevine, Texas are inadequate to properly safeguard the health, safety, morals, peace,
and general welfare of the public creates an emergency which requires that this ordinance
become effective from and after the date of its passage, and it is accordingly so ordained.
Section 11. Any person violating any of the provisions of this ordinance shall be
deemed guilty of a misdemeanor and upon conviction thereof shall be fined in a sum not
to exceed Two Thousand Dollars ($2,000.00) for each offense. Each day on which a
reported violation is committed will be deemed a separate offense.
Section 12. All ordinances or any parts thereof in conflict with the terms of this
ordinance shall be and hereby are deemed repealed and of no force or effect.
Ordinance No. 2025-0067 10 AM22-02
PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF GRAPEVINE,
TEXAS on this the 16th day of September, 2025.
APPROVED:
William D. Tate
Mayor
ATTEST:
Tara Brooks
City Secretary
APPROVED AS TO FORM:
Matthew C.G. Boyle
City Attorney
Ordinance No. 2025-0067 11 AM22-02