HomeMy WebLinkAboutPZ Item 01 - CN and PO Zoning TO: PLANNING AND ZONING COMMISSION MEMBERS
FROM: ERICA MAROHNIC, DIRECTOR, PLANNING SERVICES
MEETING DATE: MAY 19, 2026, SPECIAL MEETING
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)
BACKGROUND:
At the April 21 meeting, the City Council directed the Planning and Zoning Commission
to re-evaluate the proposed text amendments to the "CN", Neighborhood Commercial
District, the "PO", Professional Office District, Section 12, Definitions, and Section 41
Planned Development Overlay District. This direction was prompted by concerns raised
by affected property owners, particularly regarding the importance of maintaining
opportunities for neighborhood-scale retail, professional office, and personal service uses
within the "CN" District. Additionally, there was a request to reconsider certain conditional
uses that had been proposed for removal from the "PO" District. The purpose of the
Commission's special meeting on May 19 is to revisit these items in order to better align
the amendments with the Council's guidance and feedback from stakeholders.
Staff has organized the primary discussion items into three categories for additional
Commission consideration and policy direction.
1 . Elimination of "LB", Limited Business District reference to permitted uses from the
"CN", Neighborhood Commercial District
One of the primary concerns expressed by property owners and tenants relates to
the proposed removal of the reference allowing permitted uses in the "LB", Limited
Business District within the "CN", Neighborhood Commercial District. The
Commission may wish to discuss options such as to incorporate the "LB" District
permitted uses, Subsection 23.A.1 .4., directly into the "CN" District as specifically
enumerated permitted uses or leave the existing "LB" District reference.
AM25-02.4a 1
Stakeholders have expressed concern that removal of the "LB" cross-reference
may unintentionally eliminate opportunities for neighborhood-scale retail, personal
service, office, and limited commercial uses within existing multi-tenant
commercial centers currently zoned "CN". Additional concerns were raised
regarding the long-term marketability and redevelopment potential of certain
commercially zoned properties if these uses are no longer permitted.
2. Assisted Living Facilities within the "PO", Professional Office District and
Proposed Vesting Language
Another significant concern raised during public comments involved the proposed
removal of assisted living facilities as a conditional use within the "PO",
Professional Office District. Property owner representatives expressed concerns
regarding long-term operational certainty and the legal nonconforming status that
could result from adoption of the proposed amendment.
In response, staff has explored potential vesting or continuation language intended
to provide additional operational assurances to existing lawfully established
assisted living facilities. The proposed approach would allow existing facilities to
continue operating and maintain the ability to repair, renovate, or improve facilities
without requiring Board of Zoning Adjustment consideration for ordinary
continuation of the use in the event of catastrophic events such as tornadoes, fires,
or other calamities where more than sixty percent (60%) of the structure may be
damaged or destroyed.
The Commission may wish to discuss whether assisted living facilities should
remain as a conditional use within the "PO" District; whether existing facilities
should receive additional vesting protections; whether continuation rights should
remain administrative or require Board of Zoning Adjustment review under certain
circumstances; and balancing neighborhood compatibility with long-term
operational certainty for existing providers.
3. Call Centers within the "PO", Professional Office District
A speaker requested additional discussion regarding whether call centers, or
similar intensity office-related uses should remain permissible within the "PO",
Professional Office District. Staff notes that the city currently has no approved call
centers operating within the city under the "PO" District. However, questions were
raised regarding the appropriateness of allowing future call center office or
technology-related uses within districts originally intended to function as
transitional or buffering zoning districts between residential neighborhoods and
more intensive commercial areas.
The Commission may wish to discuss whether call centers are compatible with the
intent of the "PO" District; whether such uses should remain permitted, conditional,
AM25-02.4a 2
or prohibited; and/or potential operational standards related to noise, generators,
screening, utility infrastructure, or building design.
PROPOSED REVISIONS WITH OPTIONS
Proposed revisions are provided below in a st44ethr-e gh underline format. Language
added for potential consideration is formatted in green italics for discussion purposes,
differing from the April 21 ordinance and memo.
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 on one Ic . 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.
3 ^�RY 616a Pe-FMritt in thhI R , L0rMrotedr -1-'S_; rrP_�0 zf�lrio. ��
r
4-.3. Day nursery and kindergarten.
5- 4.Convenience stores.
AM25-02.4a 3
v RRpytA Alps; n�frS; Gds ink eAr--lnJ b iildiRg PFA-VirlP-d- }hie Space
rl noc not oXGeed o999 69 1aFe foot in AFAR "h
Relocated from Subsection 23.A, Permitted Uses of Section 23, "LB", Limited
Business District:
5. Retail sales in completely enclosed buildings limited to stores and shops for the
following. bakery, books, confectionery, dairy products, drug, delicatessens,
florist, gift, jewelry, hobby, music, pet, tobacco, newsstands, wearing apparel,
toys, and camera and photo development shops.
6. Personal service establishments including beauty, barber, dry cleaning and
laundry pickup, shoe repair, self-service laundromats, and express or mailing
offices.
7. Medical offices.
8. Restaurants excluding drive-in or drive-through restaurants.
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 MFi„o_in „r dFi„o_thrG61g„ FeSta6lFaRtS.
4.Gasoline service station.
5.Private clubs and service organizations.
AM25-02.4a 4
6.Veterinarian including veterinary hospitals where small animals are kept
overnight.
9, 7.Planned commercial centers.
-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.
4S- c. Assisted living facilities.
44- 10. Any use allowed within this district with drive-in or drive-through service.
4-2-. 11. Inns.
4-3-. 12. Outside display and sales of merchandise.
14. Call GeRteFS
45- 13. Public institutions and nonprofit institutions of any educational, religious or
cultural type, including private and charter schools, but excluding corrective
institutions and hospitals.
4-6-. I,+. Retail sales of secondhand goods in an enclosed building where the size of
the space exceeds 3,000 square feet in area.
4-7-. 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. gGhGGIS a s tudios for art, dancing, drama, music, photography, interior
decorating or reducing.
AM25-02.4a 5
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: RESERVELi. or Existing Uses and Structures
1. Applicability: Any use or structure lawfully permitted as of July 21, 2026, will be
considered legal and conforming, regardless of later amendments to the Zoning
Ordinance. This includes land uses with a certificate of occupancy issued by the
City of Grapevine before this date.
2. Continuation and Maintenance: Existing uses and structures may continue to
operate, be maintained, or restored, but any expansion that increases
nonconformity requires City Council approval. Changes in ownership do not
impact the continued use of the structure.
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D. Limitations on uses.-
1 . Professional offices shall not include animal grooming salons, dog kennels,
f inorW hemes 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
AM25-02.4a 7
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.
AM25-02.4a 8
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. RESERVED. Planned -r-eess;ona-1 Office Gencer design1 &&. Ganmh let nr
the fnllron,ino ren''irements•
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feet side and a minim''m 254eet rear yard shall he peg i'irerl areu.p. the C''tside
Perimeter Cf a Dlonned Drnfeccinnal Offine Ge,n�teF Minim''m sirde anrJ rear "aryl
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('n"nnil in Crder tC meet the PreyisiCns Cf CentiCn /lit Derimeter Into in a Dlannerl
Drefessienal O#ine ('enter shall have a minim''. '_?Q feet Cf frCntaee en a pi'hlin
right_Cf_way-
Interior Into in a Dlanned Rosiness Dark that have An frCntaoe Cn a
P"hliright_ f_way must have a minimum 25_feet dediGaat
easement nennentino to a Pi'hlin right_ef_wa"
2 nds ping r „iremeRtS of Dlaped Drefess;ona/ Off;ne Gent The
minimum Ianrlsnapinn rp�Lelllpn}C Cf C tinn 53 I I \ shall be PIy i
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terinc�-rvi-ivrsrtrhre minimum Ianrlsnap!Rg rp9111-11f-11.6 gen6ti n 53 H2 /h\ may
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c. ll/linivn„vn onpn &LGe Feq,�W� Planned D�ss ents of Planninn fe-e Centers. 4t
least 20 Pernent of the t`'etal site area of the Planned DrefesslCnal Offine ('enter
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ed b eGt�LC. G 6 may, he medifi� a F ceMetl-- �eeessaP� by--by Gi y
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O. RESERVED. Master Site /leye/onment Plan rerv„irevnents. Ganh let er Parnel of IanrJ
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AM25-02.4a 9
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d PmeRt�ditieRol �o�GGRsid by the DTORniRg oRd Ring
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ether ner�ttepl nr nnni-litinn.�I i isn .I"AthtQ °D (l"� Drnfnssinn.�I Offing
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4 Site
pla ;ents. Ne aPPlinatiGR fGr a hiiililing Permit fnr nnnstri intinn of a
PrinGiPal hiiililing shall he aPPreyerl withe it the fell ing
by the. City Ge inGil and rGGGn-led in the. GffiGial reGGFds Gf Tarrant and/nr [Dallas
('n i iRties
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(h\ A site R mee g regiiir eRts Gf CeGtIGR 47, Site aR Review Gf
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Part Gf the Gyeroll N/loster Site DeVelGPment PAR
DeVolnpmentS I�Tt-QP-t_t���+ niliinteil in phases may submit site plaI4
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AM25-02.4a 10
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district shall apply.
6 D Site PleR in nnRii inn ' R Iniith�63teeF Site D y pmeR
Dle�heall be v�alirl fer a peried IGRgeF tho year�fremr the date P-A yVhirgh the
Git y ('ni 1Rnil gFaRts appmyal i iRleoo�it� in 6 inh nRe dear peried- (a) a B iildinry
o
Pe mot�hbtamned and theiere Lien er alt Lien of a StFUGtUFe is staFted r)r /h\
rrc�--arrc� crcEcTvrr-vrcrr e�cTvrrvr-cT� ,
aR QGG paRGY Der�t OR A•htA0 ei-I PAP] A i ice nnmmeRGed. The Git y ('ni 1Rnil "
,
Rntir-69 AF ng NG adds gel extenci�mhal�earart wmthn.it
Tp�` iR SeGtinn�vR 67,Ame ei"FY. It IShe111G--pcQFe 7Led thAt tc TL
��t lichiment of A. MaSteF Site DeVelnpment Dlen is nnntrenti iel in nets ire aR-
i r_01-a inn of a Cite PlaR appmyed in nnRiiinntie�.4ith teiF Site
fl eRt Plan prep re�iert i lAd g Ring dic t
�ev cnr-r-rar, cvcrrte` cr Grnrr9-�,atG-c
_,_Iy+Rg diStFiGt shall apply. There shall be Ae vested right(s) asser-mated
Y A... 1'1 A e x p r�t�'IL'�Tr—'rG'�7'pTPP OR
6y n i��i gR�T VPT�'G OTCTJcCY"9FIG
Development DI;;R All h-t has renei a! as port of a Master
S,ite-Bee'�eRt DL;R sh�I- �e-ee-�9F the rrn1.i,ic_;rie„Rq_ of tch,isS nn-IiRARnace
r pprv�jvided that the a r�tcivn fnr a N/IeSt Site-DeVeIcrep imT nt DIen hecat
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.
AM25-02.4a 11
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.
LOCATION OF "PO" DISTRICT - ASSISTED LIVING FACILITIES
PROFESSIONAL OFFICE ZONING DISTRICT
Use Type, Business Name&Address
Use Name Address
Assisted Living Meadowood 4545 Merlot Ave
Assisted Living Mariella of Grapevine 3735 Ira E Woods Ave
Assisted Living The Lodge at Bear Creek 3729 Ira E Woods Ave
r.. „
id
' The Lodge A ,
at Bear 1 °
7
Creek
PS
Mariella of
Grapevine -.4 --- * -
AM25-02.4a 12
r� Meadowood r +
Q I I 1
x `•w 11 r w
w �_ j zi
r T
r
a IF
up
AM25-02.4a 13