HomeMy WebLinkAboutItem 03 - Professional Office District
TO: HONORABLE MAYOR, CITY COUNCIL MEMBERS
FROM: BRUNO RUMBELOW, CITY MANAGER
ERICA MAROHNIC, DIRECTOR, PLANNING SERVICES
MEETING DATE: APRIL 21, 2026
SUBJECT: CONSIDER AMENDMENTS AND CHANGES TO 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 amendments and changes to Section
12, Definitions, Section 24, “CN”, Neighborhood Commercial
District, Section 27, “PO”, Professional Office District, and
Section 41, Planned Development Overlay of the
Comprehensive Zoning Ordinance (82-73).
BACKGROUND:
City Council called a public hearing at their meeting on March 17, 2026, to address
targeted amendments to the Zoning Ordinance. The primary focus is to remove ten
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 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
AM25-02.4 1
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 strikethrough/underline 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 10025,000 square feet on one lot. 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.
AM25-02.4 2
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.
3. Any use permitted in the "LB", Limited Business District.
4.3. Day nursery and kindergarten.
5. 4. Convenience stores.
6. Retail sales of second hand goods in an enclosed building provided the space
does not exceed 3,000 square feet in area.
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.B. 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.
4. Drive-in or drive-through restaurants.
5. 4. Gasoline service station.
6. 5. Private clubs and service organizations.
7. 6. Veterinarian including veterinary hospitals where small animals are kept
overnight.
8. 7. Planned commercial centers.
AM25-02.4 3
9. 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.
10. 9. Assisted living facilities.
11. 10. Any use allowed within this district with drive-in or drive-through service.
12. 11. Inns.
13. 12. Outside display and sales of merchandise.
14. Call centers.
15. 13. Public institutions and nonprofit institutions of any educational, religious or
cultural type, including private and charter schools, but excluding corrective
institutions and hospitals.
16. 14. Retail sales of secondhand goods in an enclosed building where the size of
the space exceeds 3,000 square feet in area.
17. 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. Schools and sStudios 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:
AM25-02.4 4
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 are 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. Restaurants, including alcoholic beverage sales, provided a special permit is
issued in accordance with Section 42.B. of the ordinance. Drive-in and drive-
through restaurants shall not be allowed.
2. Funeral homes and mortuaries.
3. Assisted living facilities.
4. Any use allowed within this district with drive-in or drive-through service.
5. Planned Professional Office Centers.
6. Owner or caretaker residential facilities having accommodations for and
occupied by only one-family within a single professional office building.
7. Call centers.
8. Public institutions and nonprofit institutions of any educational, religious or
cultural type, including private and charter schools, but excluding corrective
institutions and hospitals.
9. Any use allowed within this district with outdoor speakers.
10. Master Site Development 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.
AM25-02.4 5
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 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 stories, 30 feet. Principal structures located contiguous
to a R-20, R-12.5, or R-7.5 District shall not exceed one floor level and 20 feet
AM25-02.4 6
in height, however an increase up to five 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
AM25-02.4 7
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.
O. RESERVED. Master Site Development Plan requirements: Each lot or parcel of land
created within a Master Site Development Plan shall comply with the following
requirements:
1. Purpose: The purpose of the Master Site Development Plan is to encourage
thoughtful, efficient, and purposeful utilization of land that promotes a mixture of
uses that blends retail, commercial, office and/or residential functions whereby
those functions are physically and functionally integrated, with appropriate
vehicular and pedestrian connectivity. The Master Site Development Plan also
allows the Planning and Zoning Commission and the City Council the ability to
consider these multiple uses, including conditional uses, special uses, and
planned development overlays upon one or more parcels of land, five acres in
size or greater, through one application process.
2. Additional uses allowed: Given the elements that can be incorporated within a
Master Site Development Plan in an effort to achieve a successful, multifaceted
development, additional uses may be considered by the Planning and Zoning
Commission and City Council that are not normally considered as individual
elements allowed as permitted, conditional, or special uses within the zoning
district. The following uses may be considered in conjunction with at least one
other permitted or conditional use allowed in the "P-O", Professional Office
District:
AM25-02.4 8
(a) Any uses allowed within Section 16, "R-5.0" Zero Lot Line District
(b) Any uses allowed within Section 17, "R-3.5" Two Family District
(c) Any uses allowed within Section 18, "R-3.75" Three and Four Family District
(d) Any uses allowed within Section 20, "R-TH" Townhouse District
(e) Any uses allowed within Section 22, "R-MF" Multifamily District
3. Request for a Master Site Development Plan/application process: The
procedure to follow to establish a Master Site Development Plan shall be the
same process as that required to establish, amend, or alter a development as
specified under Section 48, Conditional Uses.
4. Site plan requirements: No application for a building permit for construction of a
principal building shall be approved without the following:
(a) A Plat meeting all the requirements of the City of Grapevine has been approved
by the City Council and recorded in the official records of Tarrant and/or Dallas
Counties.
(b) A site plan meeting the requirements of Section 47, Site Plan Review of the
Zoning Ordinance has been approved as specified under Section 48,
Conditional Uses. Recognizing the scale and scope of a large multifaceted
development has many components, each component, in an effort to provide
clarity and ease of understanding, may consist of its own individual site plan as
part of the overall Master Site Development Plan.
Developments planned to be conducted in phases may submit a site plan
as required per Section 47, Site Plan Review for the phase(s) of the project
to be initially developed, along with a concept plan for the remaining
phase(s); however, development of the remaining phases of the project
shall require approval of a site plan in accordance with Section 47.
(c) A Landscape Plan meeting the requirements of Section 53, Landscaping
Regulations.
5. Master Site Development Plan design requirements: In addition to the
requirements already established in Section 27, "PO" Professional Office
District, each lot or parcel of land created within a Master Site Development Plan
shall also comply with the criteria established in paragraph N., Planned
Commercial Center Design Requirements. For individual components of a
Master Site Development Plan that have clearly defined boundaries between
uses relative to Paragraph 2. above, the development criteria for that particular
district shall apply.
6. Period of validity: No Site Plan in conjunction with a Master Site Development
Plan shall be valid for a period longer than one year from the date on which the
City Council grants approval, unless within such one year period: (a) a Building
Permit is obtained and the erection or alteration of a structure is started, or (b)
an Occupancy Permit is obtained and a use commenced. The City Council may
grant one additional extension not exceeding one year, upon written application,
without notice or hearing. No additional extension shall be granted without
AM25-02.4 9
complying with the notice and hearing requirements for an initial application as
required in Section 67, Amendments. It should be recognized that the
establishment of a Master Site Development Plan is contractual in nature and
upon expiration of a Site Plan approved in conjunction with a Master Site
Development Plan, the property will revert to the underlying zoning district
designation and all uses and the general development guidelines as stated in
the underlying district shall apply. There shall be no vested right(s) associated
with an expired site plan approved in conjunction with a Master Site
Development Plan. All property that has received approval as part of a Master
Site Development Plan shall be eligible for the provisions of this ordinance
provided that the application for a Master Site Development Plan has not
expired.
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. Parking for professional office districts in the “PO”, Professional Office District.
****
AM25-02.4 10
ORDINANCE NO. 2026-026
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, (AM25-02);
AMENDING 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.,
REPEALING CONFLICTING ORDINANCES; PROVIDING A
PENALTY; PROVIDING A SEVERABILITY CLAUSE; AND
PROVIDING AN EFFECTIVE DATE
WHEREAS, the “PO”, Professional Office District is intended to provide areas for
low-intensity office and related uses that serve as a transitional buffer between single-
family residential neighborhoods and more intensive commercial uses; and
WHEREAS, the “CN”, Neighborhood Commercial District is intended to provide for
limited retail, service, and office uses that are compatible with and serve nearby
residential areas; and
WHEREAS, the City of Grapevine has identified a need to refine the list of
permitted and conditional uses within these zoning districts to ensure compatibility with
adjacent residential uses and to better reflect the intended character of these districts;
and
WHEREAS, the proposed amendments clarify and revise the use regulations by
modifying certain uses to be allowed by right, through approval of a Conditional Use
Permit (CUP), and use limitations thereby providing appropriate review and discretion by
the city staff, the Planning and Zoning Commission and City Council; and
WHEREAS, the Conditional Use Permit process allows the City to evaluate site-
specific impacts, including but not limited to traffic, noise, lighting, hours of operation, and
compatibility with surrounding uses, and to impose appropriate conditions to mitigate
potential adverse impacts; and
WHEREAS, the proposed amendments will promote orderly development, protect
adjacent residential neighborhoods, and ensure that uses within these zoning districts
remain consistent with the goals and policies of the Comprehensive Master Plan; and
WHEREAS, the Planning and Zoning Commission held public meetings and
reviewed proposed amendments to the City’s development regulations for the proposed
changes, considering community input, staff recommendations, and best practices in
managing appropriate commercial development adjacent to residential uses and zoning
districts; and
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 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
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, as follows:
****
Planned neighborhood shopping center. A combination of retail stores, offices,
personal service establishments and similar uses whose aggregate gross floor area does
not exceed 25,000 square feet on one lot. See Section 24.
****
Section 3. That Section 24 of the Zoning Ordinance – “CN, Neighborhood
Commercial District Regulations”, is hereby, amended, as follows:
****
A. Permitted uses: The following uses shall be permitted as principal uses.
1. Planned neighborhood shopping centers.
Ordinance No. 2026-026 2 AM25-02
2. Any use permitted in the "PO", 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.
3. Day nursery and kindergarten.
4. Convenience stores.
****
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.B. 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.
4. Gasoline service station.
5. Private clubs and service organizations.
6. Veterinarian including veterinary hospitals where small animals are kept
overnight.
7. Planned commercial centers.
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.
9. Assisted living facilities.
10. Any use allowed within this district with drive-in or drive-through service.
11. Inns.
12. Outside display and sales of merchandise.
13. Public institutions and nonprofit institutions of any educational, religious or
cultural type, including private and charter schools, but excluding corrective
institutions and hospitals.
14. Retail sales of secondhand goods in an enclosed building where the size of the
space exceeds 3,000 square feet in area.
15. Any use allowed within this district with outdoor speakers.
****
Section 4. That Section 27 of the Zoning Ordinance – “PO, Professional Office
District Regulations”, is hereby, amended, as follows:
****
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. Studios for art, dancing, drama, music, photography, interior decorating or
reducing.
Ordinance No. 2026-026 3 AM25-02
7. Permanent cosmetic application with approval of a tattoo studio license from the
Texas Department of Health and licensure from the Texas Cosmetology
Commission.
****
C. Conditional uses: RESERVED.
****
D. Limitations on uses:
1. Professional offices shall not include animal grooming salons, dog kennels,
veterinarian or veterinary hospitals.
2. Drive-in and drive-through restaurants shall not be allowed.
****
O. RESERVED.
****
Section 5. That Section 41 of the Zoning Ordinance – “PD, Planned Development
Overlay.”, is hereby, amended, as follows:
****
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. Parking for professional office districts in the “PO”, Professional Office District.
Section 6. The City of Grapevine staff is hereby directed to proceed with the
development and implementation of a notice and enforcement initiative as to these
amendments.
Section 7. 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
Ordinance No. 2026-026 4 AM25-02
it would have passed such remaining portions of the ordinance despite such invalidity,
which remaining portions shall stay in full force and effect.
Section 8. 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 9. 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 10. 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.
PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF GRAPEVINE,
TEXAS on this the 21st day of April, 2026.
APPROVED:
________________________________
William D. Tate
Mayor
ATTEST:
_________________________________
Tara Brooks
City Secretary
APPROVED AS TO FORM:
_________________________________
Matthew C.G. Boyle
City Attorney
Ordinance No. 2026-026 5 AM25-02