HomeMy WebLinkAboutItem 10 - Zoning Ordinance ChangesTO: HONORABLE MAYOR, CITY COUNCIL MEMBERS
FROM: BRUNO RUMBELOW, CITY MANAGER
ERICA MAROHNIC, DIRECTOR, PLANNING SERVICES
MEETING DATE: MARCH 17, 2026
SUBJECT: REQUEST TO CALL A PUBLIC HEARING TO AMEND THE
COMPREHENSIVE ZONING ORDINANCE (82-73), SAME
BEING APPENDIX "D" OF THE CODE OF ORDINANCES,
AS FOLLOWS: SECTION 12, DEFINITIONS TO AMEND
THE DEFINITION FOR PLANNED NEIGHBORHOOD
SHOPPING CENTERS, SECTION 24, "CN",
NEIGHBORHOOD COMMERCIAL DISTRICT TO AMEND
PERMITTED AND CONDITIONAL USES, SECTION 27,
"PO", PROFESSIONAL OFFICE DISTRICT TO AMEND
PERMITTED, CONDITIONAL USES, AND LIMITATIONS ON
USES; AND SECTION 41, PLANNED DEVELOPMENT
OVERLAY TO CREATE A NEW LIMITATION WITHIN
SUBSECTION 41.D. (AM25-02)
RECOMMENDATION: City Council to consider calling a public hearing to amend
Section 12, Definitions, Section 24, "CN", Neighborhood
Commercial District, Section 27, "PO", Professional Office
District, and Section 41, Planned Development Overlay.
BACKGROUND:
This is a request to call a public hearing to address targeted amendments to the Zoning
Ordinance, the primary focus is to remove ten (10) currently listed conditional uses from
the "PO", Professional Office District and make minor clarifications to definitions and
permitted uses in "CN", Neighborhood Commercial and "PD", Planned Development
Overlay districts. These amendments are intended to restore the original intent and
function of the "PO" District and improve long-term land use compatibility.
The "PO" District was established to serve as a transition or buffer between higher -
intensity commercial corridors and adjacent residential neighborhoods. The district was
intended to accommodate lower -intensity office and service uses, such as professional
offices, medical offices, and similar low -impact activities. Over time, conditional use
approvals have allowed more intense commercial uses to locate in "PO" -zoned areas.
These uses often generate higher traffic volumes, noise, lighting, and extended operating
hours, which are inconsistent with the buffering role of the district.
In summary, the text amendment would eliminate ten (10) conditional uses from the PO
District, including but not limited to: restaurants, including those with drive-throughs and
speaker systems, alcohol sales, assisted living facilities, caretaker residences, and office
parks up to 100,000 sq. ft. It would also clarify permitted uses and definitions in the "CN"
District and create a new limitation within the "PD" overlays. The goal of this amendment
is to restore the intended land use function of the "PO" District and improve long-term
compatibility between commercial and residential areas by directing the ten land uses to
more appropriate commercial zoning districts. It would also make it clear the that the "PO"
District is a low -intensity buffer and would prevent additional incremental encroachment
into this buffer zone.
The Professional Office Subcommittee of the Planning and Zoning Commission met on
August 14, 2025, to discuss proposed changes to the conditional uses listed in Section
27, "PO," Professional Office District Regulations. Several amendments were discussed,
including changes to Section 12, Definitions, Section 24, "CN", Neighborhood
Commercial District, and Section 41, Planned Development Overlay of the Zoning
Ordinance. This amendment was also discussed at two subsequent meetings of the full
Commission on August 19, 2025 and February 17, 2026. On March 7, 2026, the City
Council provided feedback, discussion, and asked questions regarding proposed
amendments.
Proposed revisions are provided below in a trketh -oughl "nderline format.
Sec. 12. Definitions.
A. The following words, when used in this ordinance, shall have the meanings
respectively ascribed to them in this section, unless such construction would be
inconsistent with the manifest intent of the City Council or where the context of
this ordinance clearly indicates otherwise:
Planned neighborhood shopping center. A combination of retail stores, offices,
personal service establishments and similar uses whose aggregate gross floor area does
not exceed 1000 square feet See Section 24.
Sec. 24. C-N Neighborhood Commercial District Regulations.
PURPOSE: The purpose of the "CN", Neighborhood Commercial District, is to
provide locations for the development of planned retail shopping and service facilities
which are located and designed expressly to serve the needs of adjacent residential
neighborhoods. "CN", Neighborhood Commercial Districts are intended for retail
commercial uses which have a neighborhood orientation and which supply necessities
requiring frequent purchase with a minimum of consumer travel. Such facility should not
be so large or so broad in scope of services as to attract substantial amounts of trade
from outside the neighborhood.
USES GENERALLY: In a "CN", Neighborhood Commercial District no land shall be
used, and no building shall be erected for or converted to any use other than as
hereinafter provided.
A. Permitted uses: The following uses shall be permitted as principal uses
1. Planned neighborhood shopping centers.
2. Any use permitted in the "P-O", Professional Office District provided that the total
floor area devoted to office use does not exceed 30 percent of total floor area
permitted on the lot.
3Any use permitted in tho "LE", Limited ✓jciness DiStr;
4.3. Day nursery and kindergarten.
4.Convenience stores.
6 Retail solos of se nd hang goods in on en�� provided the space
vac raaTc�vr�c va��Tr-arrcrr cc���TT� �"�" I�"�crcc
sloes not evneed 3,000 square foot in area
o
B. Secondary uses: The following uses shall be permitted as secondary uses provided
that such use shall be located not less than 20 feet from any street right-of-way.
1. Swimming pool no nearer than 120 feet to any residentially zoned district.
2. Mechanical equipment located within 120-feet of any residentially zoned district
must meet the standards established for noise regulation as stated in Section
55, Performance Standards.
3. Screened garbage storage on a concrete pad no nearer than 50 feet to a
residentially zoned district and not located between the front of the building and
any street right-of-way.
4. Off-street parking to serve permitted uses provided that any off-street parking or
vehicular use area within 60 feet of a residentially zoned district shall be
separated from said lot by a blind fence, berm, wall or landscaping at least six
feet high.
5. Signs advertising uses on the premises in accordance with Section 60 of this
ordinance.
C. Conditional uses: The following uses may be permitted provided they meet the
provisions of, and a conditional use permit is issued pursuant to, Section 48 of this
ordinance.
1. Alcoholic beverage sales provided a special permit is issued in accordance with
Section 42.13. of this ordinance.
2. Automotive parts and supplies stores located within a planned shopping center.
3. Automotive parts and supplies completely in an enclosed building.
�. Drive On or drove through r aural
4.Gasoline service station.
6- 5.Private clubs and service organizations.
6.Veterinarian including veterinary hospitals where small animals are kept
overnight.
6- 7.Planned commercial centers.
g- 8.Any individual retail store, office, personal service establishment, restaurants, or
other uses provided for in Section 24.A. with a floor area open to the public,
including display, service and sales, greater than 9,500 square feet.
4-0-.= Assisted living facilities.
44 10. Any use allowed within this district with drive-in or drive -through service.
a-? 11. Inns.
4-3- 12. Outside display and sales of merchandise.
4-5-. 13 Public institutions and nonprofit institutions of any educational, religious or
cultural type, including private and charter schools, but excluding corrective
institutions and hospitals.
4-&-. 'd Retail sales of secondhand goods in an enclosed building where the size of
the space exceeds 3,000 square feet in area.
47-. 15. Any use allowed within this district with outdoor speakers.
Sec. 27. PO Professional Office District Regulations.
PURPOSE: The "P-O", Professional Office District is established to create a
restrictive district for low intensity office or professional uses which may be located close
to all types of residential uses, with appropriate buffers and landscaping so as not to
create a blighting effect on adjacent residential areas.
USES GENERALLY: In a "P-O", Professional Office District no land shall be used
and no building shall be erected for or converted to any use other than as hereinafter
provided.
A. Permitted uses: The following uses shall be permitted as principal uses-
1 . Offices, including professional, business and administrative.
2. Financial institutions or banks.
3. Governmental office buildings and uses.
4. Pharmacies.
5. Medical offices, but not including laboratories for the manufacture of
pharmaceutical or other products for general sale or distribution.
6 SGheels one s0tudios for art, dancing, drama, music, photography, interior
decorating or reducing.
7. Permanent cosmetic application with approval of a tattoo studio license from the
Texas Department of Health and licensure from the Texas Cosmetology
Commission.
B. Secondary uses: The following uses shall be permitted as secondary uses, provided
that such use shall be located not less than 20 feet from any street right-of-way:
1. Mechanical equipment located within 120-feet of any residentially zoned district
must meet the standards established for noise regulation as stated in Section
55. Performance Standards.
2. Screened garbage storage on a concrete pad and no nearer than 50 feet to a
residentially zoned district and not located between the front of the building and
any street right-of-way.
3. Parking of automobiles, provided that such facilities within 60 feet of a
residentially zoned district shall be separated from said lot by a blind fence or
wall at least six feet high.
4. Parking garage.
5. Signs advertising uses on the premises in accordance with Section 60 of this
ordinance.
C. Conditional uses: RESERVED.
1— Rocfaurantc, in —sliding aIGehoh li-rvliG beverage saIles, '�'�Qed--a-spepermit is
0ssued on aEEe danGe with QeGtion ' 2.B. of the ordina,TGe. Drovo in and drove
through rocfaurantc shall not he alle e
2 Funeral homes and morn caries
3. Assisted living faGilities.
4. Any use allowed within this diStFiGtwith drove On or drove _through seFViGe
6. Planned Professional Offi^e Centers
6. Owner OF Garetaker res;dontial faGi4bc ha irnedatens forand
family-within a single pre essienal nffi^e building-.
7 Cell ^enters
g. Public incfitutionc and nenprefit instituters o�yedUGati nnal, religious 0r
cultural type, inGluding private -and -GharterSGheolc, but eXGlUding Gerre^ti"e
incfituti^ns and hospitalc.
Q Any use allowed within this diStri^t with outdoor speakers
10Master Site Deyelo m-ant Plan.
D. Limitations on uses.-
1 . Professional offices shall not include animal grooming salons, dog kennels,
funeral homes veterinarian or veterinary hospitals.
2. Drive-in and drive -through restaurants shall not be allowed.
E. Plan requirements: No application for a building permit for construction of a principal
building shall be approved unless:
1. A plat, meeting all requirements of the City of Grapevine has been approved by
the City Council and recorded in the official records of Tarrant County.
2. A site plan, meeting the requirements of Section 47, has been approved.
3. A landscape plan, meeting the requirements of Section 53, has been approved.
F. Density requirements: The following bulk and intensity of use requirements shall
apply:
1. Maximum density: 1.0 floor area ratio.
2. Minimum lot size: 10,000 square feet.
3. Minimum district size: two (2) acres for Planned Professional Office Centers,
approved as a conditional use permit.
4. Minimum open space: 20 percent of the total lot area, devoted to nonvehicular
open space. (Nonvehicular open space is any area not devoted to buildings,
parking, loading, storage or vehicular use.)
a. Landscaping in excess of the required minimum open space that is located in
the rear yard of the site shall not be used to meet the minimum open space
requirements for the site.
5. Maximum building coverage: 60 percent of the combined area occupied by all
main and secondary structures.
6. Maximum impervious surface: 80 percent of the combined area occupied by all
main and secondary structures, parking, storage, loading and other paved areas
of the total lot area.
G. Area regulations: The following minimum standards shall be required-
1 . Minimum lot width: 80 feet.
2. Minimum lot depth: 100 feet.
3. Minimum front yard: 25 feet which shall be utilized as a landscaped setback
area. Front yards shall not be used for any building structure, fence, wall or
storage area, except that signs may be permitted in this area. Front yards shall
be landscaped with grass, shrubbery, vines, or trees and no part shall be paved
or surfaced except for minimum access, driveways and sidewalks.
4. Minimum side yards: 10 feet, every lot shall have two side yards.
5. Minimum rear yard: 25 feet.
6. Minimum distance between buildings: 20 feet between detached principal or
secondary buildings on the same lot.
H. Buffer area regulations: Whenever a "P-O", Professional Office District abuts a
residential district, an appropriate buffer and screen shall be provided in accordance
with the provisions of Section 53 of this ordinance. In addition, no building or structure
shall be located nearer to any residentially zoned property than a distance equal to
two times the height of such building or structure or 25 feet, whichever is greater.
I. Maximum building height.-
1 . Principal structure: two (2) stories, 30 feet. Principal structures located
contiguous to a R-20, R-12.5, or R-7.5 District shall not exceed one (1) floor level
and 20 feet in height, however an increase up to five (5) feet to the above stated
height requirements may be granted upon approval of a conditional use permit
by the City Council.
2. Secondary structure: 15 feet.
J. Landscaping requirements: Landscaping shall be required in accordance with
Section 53 of this ordinance. Planned Professional Office Centers permitted as a
conditional use shall meet the requirements of Section 27.N.3.
K. Off-street parking: Off-street parking shall be provided in accordance with the
provisions of Sections 56 and 58 and shall be landscaped in accordance with Section
53 of this ordinance.
L. Off-street loading: Off-street loading shall be provided in accordance with the
provisions of Section 57 of this ordinance.
M. Design requirements: The following design requirements shall apply in the "P-O",
Professional Office District:
1. No outdoor storage, except for refuse disposal, shall be permitted. Refuse
disposal areas shall be landscaped and screened from view.
2. Mechanical and electrical equipment, including air conditioning units, shall be
designed, installed and operated to minimize noise impact on surrounding
property. All such equipment shall be screened from public view.
3. Lighting shall be designed to reflect away from any adjacent residential area.
4. Whenever a "P-O", Professional Office District is adjacent to any residentially
zoned district, a buffer strip, at least 20 feet in width shall be provided between
the two districts. A wall, fence or berm shall be erected to effectively screen the
"P-O", Professional Office District from the residential area.
5. The masonry requirements of Section 54 shall be met.
6. Additional buffering, screening, fencing, and landscaping —The Planning and
Zoning Commission may recommend and the City Council may require
buffering, screening, fencing and landscaping requirements on any zone
change, conditional use or special use case or concept plan in addition to or in
lieu of screening for fencing requirements set out specifically in each use district
when the nature and character of surrounding or adjacent property dictate a
need to require such methods in order to protect such property and to further
provide protection for the general health, welfare and morals of the community
in general.
N. Planned Professional Office Center design requirements: Each lot or parcel of land
created within a Planned Professional Office Center shall comply with the following
requirements:
1. Minimum yard requirements of Planned Professional Office Centers: The front
yard requirements contained in Section 25.G.3. shall be applicable to each lot
or parcel of land within a Planned Professional Office Center. A minimum 20-
foot side and a minimum 25-foot rear yard shall be required around the outside
perimeter of a Planned Professional Office Center. Minimum side and rear yard
requirements of interior lots may be required if deemed necessary by City
Council in order to meet the provisions of Section 48. Perimeter lots in a Planned
Professional Office Center shall have a minimum 20 feet of frontage on a public
right-of-way. Interior lots in a Planned Business Park that have no frontage on a
public right-of-way must have a minimum 25-foot dedicated public access
easement connecting to a public right-of-way.
2. Landscaping requirements of Planned Professional Office Centers: The
minimum landscaping requirements of Section 53.H.2(b) shall be applicable
around the outside perimeter of a Planned Professional Office Center. For
interior lots the minimum landscaping requirements of Section 53.H.2.(b) may
be required if deemed necessary by City Council in order to meet the provisions
of Section 48.
3. Minimum open space requirements of Planned Professional Office Centers: At
least 20 percent of the total site area of the Planned Professional Office Center
shall be devoted to nonvehicular open space. (Nonvehicular open space is any
area not devoted to buildings, parking, loading, storage, or vehicular use.)
4. Building separation requirements of planned professional office centers: The
minimum distance between principal or secondary buildings on the same lot
required by Section 25.G.6 may be modified if deemed necessary by City
Council to accommodate for secondary structures.
5. [Building elevations of proposed structures.] Building elevations of proposed
structures shall be submitted with the site plan required by Section 48.D.7.
0. RESERVED. Master Site Development
• masterSite Development '
1. Purpose.-- The purpose of the Master Site Develop
thoughtful, effiGient, and purposeful utili--ation of land that • - o • mixtur
usco that blends retail, GE)rnrneFGiaI, ow-11-11il--e .-1-id/er resident'
these fun • • - - - •••
vehiGUIar and pedestrian GenneGtivity. The Master Site Developm
allows the Planning and Zening Commission and the City GeunGil the ability
o •- - - -
- - - -- - - - - - - - - uses, - -
planned development overlays upen ene er mere paFGels of land, five aGres
2. Additional uses -Given- - - -nte thatbe
Master Development
development, additional usoc rrx3Y be Gensideredthe Planning and Zeno
Commission and City Council that are not normally Gensid-ered ac in
elements allowed as permitted, Genditional, er speGial uses within the
diStFiGt. The following uses may be Gensidered on GenjunGtion with at least on
other permitted OF Genditional uce allowed in the -
5 "R 6.T
■
�Gj . ny uses allowed within SeGtion 12, "R 2.75" Three and Four Family iStFiGt
uses allowed- o Dictrist
uses allowed- • - N�� ■
3. Request for a Master Site Development -ii
PFOGedure to follow to-ectablic/h a Master Site Development Plan Ghall be t
required establish,-nd, or alter a development
4- Conditional
- •r o buildiRg permit for GonStFUGtion-of-
pfiacipal• •e c/holl be approved
Plot meeting- - - - - City of Grapevine has beonapprove
Tarrant an 110, all -
Counties.
(b) A site plan meeting the requirements of SeGtion 47, Site Plan Review of th
Zoning OrdinanG hoe beon approved ac cpeGified- - 4
Conditional- the SGale and SGGpe of a large multifaGet
development 0 0ny GOMponents, eaGh GOMponent,effort
Glarity and ease of understanding, I . t of its own individual site plan
�i ■_
...� _��..c,.
1.5'evelvap.s.a,entc planned te b- GondUGted in phoces Ma ujbmito cite plan
o Plan Reviewthe - the project
L* �e initially developed, along with a GonG-Opt plan for the r
.�e-romaining phasesthe prej
�MMCVM-19001W.
5. Master Development -
I . its already -• in - 'Oessme
ID;S+F;G+, eaGh lot or paFGelGreat- o Master Site D- - -nt PIo
Ch011 OISO GOMPly with the Griteriaestablished in paragrapho
-
■_ Requirements.
Master - Developmont Planthat r - Glearly defined- - --
uses relative to Parag-raph 2. above, the development
diStFiGt shall a",(.
Plan c/�a!l be valid for a peried longer than one year frorn the date on whiGh
City CounGfl-granto approval, unlessone year peried:o 0
Permit ic obtained and the ereGtion or alteration of o - is sqt-AF
an C)GGUpanGy Permit is obtained and a use GE)rnrnenGed. The City CounGil
grant one additional extension not -- -year,o o••
without n0tiGe or hearing. No additional extension o -
or an initial applic;atmen as
establishment of a Master ■ -
velopment Plan OS GentraGtual on nature and
Plan approved f Master
designation and all uses and the general development guideline ac Developmont Plan, the property will revert te the underlying zening distric-t
districtthe underlying f O f f — f chall be no vested
with an expired so f plan approved f Master
Development P- that f - - - ac part
Site Developmant Planf be eligible fer the
Sec. 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 31, "LI", Light Industrial District.
9. Off-premises/billboard signage.
10. Pawn shops.
11.All uses listed in Section 49, Special Uses.
12. Bed and Breakfast.
13. Residential properties consisting of one -lot.
14. NarKinq Tor protessionai office aistricts in the "PO". Professional Office District.
AM25-02.RCPH 11