HomeMy WebLinkAboutItem 03 - PO Professional Office TO: HONORABLE MAYOR, CITY COUNCIL MEMBERS AND
THE PLANNING AND ZONING COMMISSION
FROM: BRUNO RUMBELOW, CITY MANAGER
ERICA MAROHNIC, DIRECTOR, PLANNING SERVICES
MEETING DATE: JULY 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)
BACKGROUND:
At the April 21 meeting, the City Council directed the Planning and Zoning Commission
to re-evaluate the proposed text amendments to Section 24. "CN", Neighborhood
Commercial District, Section 27. "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 was to revisit these
items in order to better align the amendments with the Council's guidance and feedback
from stakeholders.
During the special meeting of the Planning and Zoning Commission on May 19, the
Commission began discussing proposed revisions to the text amendments for the "CN",
Neighborhood Commercial District, the "PO", Professional Office District, Section 12.
Definitions, and Section 41 . Planned Development Overlay District. Due to time
constraints, the Chairman adjourned the meeting's discussion because of lack of
adequate time. The Chairman instructed Planning Services staff and reconvened the
subcommittee to schedule an additional meeting to continue evaluating the proposed
revisions.
On the afternoon of May 27, the subcommittee convened to continue discussions on the
proposed amendments and to formulate additional recommendations for the full Planning
AM25-02.4b 1
and Zoning Commission. These recommendations were to be considered at the
commission's meeting on June 16. During a special meeting on June 16, the full
commission reviewed the subcommittee's recommendations, which were slightly
modified. A summary of the final recommendations is provided below.
"CN", Neighborhood Commercial District and "PO", Professional Office District
Amendment Subcommittee Update May 27
The commission's updated recommendation is to retain Assisted Living Facilities as the
one and only conditional use within the "PO", Professional Office District under Section
27. rather than completely remove this use from the district.
Further amendments discussed included incorporating the permitted use list (Subsection
A.1-4) from Section 23. "LB", Limited Business District into Section 24. "CN",
Neighborhood Commercial District to simplify and clarify the permitted uses within the
district. Proposed revisions would also specify that retail sales uses in completely
enclosed buildings would include coffee shops and cafes as permitted uses within the
"CN" District. The commission discussed adding "Specialty Fitness Studios" as a new
permitted use by right within the "CN" District and amending the definition of "Specialty
Fitness Studios" to include "stretching studios", however, limiting all "Specialty Fitness
Studios" 2,000 square feet or less in size. The proposed specialty fitness studio use would
also require that any activities occurring outside of a completely enclosed building be
confined to a designated area that does not interfere with or make use of required parking
spaces.
Finally, the proposed amendment in Section 41 . "PD", Planned Development Overlay,
Subsection D., Limitation of uses, that the addition or Parking for professional office
"districts" be corrected to, parking for professional office developments in the "PO",
Professional Office District.
PROPOSED REVISIONS
Proposed revisions are provided below in a trketh -ou^ lunderline 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 in one loL. See Section 24.
AM25-02.4b 2
Specialty fitness studio. A facility designed primarily for small-group or individual
fitness instruction and training in specialized disciplines, such as yoga, Pilates, barre,
spin, boxing, some martial arts, dance fitness, >tretching studio and similar activities Df a
similar nature. These studios typically operate with scheduled classes or limited
membership access, accommodating fewer than 50 people at any given time and
occupying no more than 5,000 square feet of floor space. Additionally, they may engage
in ancillary retail sales of related products, such as apparel, nutritional supplements, or
equipment, and offer incidental personal services like massage or wellness coaching.
Sec. 24. CN 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.Any in the "LB", Limited Business Dostr��T
4.3. Day nursery and kindergarten.
4.Convenience stores.
6 Retail solos of soGend hang goods in on on�� provided the space
vac r�aTc�-vrac gvvcrs�rr-arrcrr cc��.�" "I"�ucc
.•loos not eXGee J 3,000 square foot in area
5. Retail sales in completely enclosed buildings limited to stores and shops for the
following: bakery, books, confectionery coffee shop, cafe, 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.
AM25-02.4b 3
9. Specialty fitness studio. (See Section 24.D.4.)
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.
4.Drove On or drove through restaurants.
4.Gasoline service station.
6. 5.Private clubs and service organizations.
6.Veterinarian including veterinary hospitals where small animals are kept
overnight.
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.
4-0. 9. Assisted living facilities.
4� 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.
1 Call Genterc
4� 13. Public institutions and nonprofit institutions of any educational, religious or
cultural type, including private and charter schools, but excluding corrective
institutions and hospitals.
46- 14. 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.
AM25-02.4b 4
D. Limitation on uses:
1 . The "CN", Neighborhood Commercial District is intended for neighborhood scale
shopping and service facilities and the total retail or commercial shopping floor area on
any lot or parcel shall not exceed 100,000 square feet. No individual retail store, office,
personal service establishment, restaurant or other uses provided for in Section 24.A.
shall have a floor area open to the public including display, service and sales, greater
than 9,500 square feet.
2. The maximum size of any "CN", Neighborhood Commercial District shall not exceed
12 acres in size.
3.The hours of operation for uses provided for in Section 24.C.10 shall be limited to
between the hours of 7.00 a.m. to 10.00 p.m. unless specifically provided for in the
conditional use permit.
4. Specialty fitness studios are limited to a maximum floor area of 2,000 square feet. All
exercise activities must be within a fully enclosed building unless occurring within a
designated area shown on the approved site plan for the property. Activities are not
permitted in any required parking spaces or vehicle maneuvering areas.
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 a sStudios for art, dancing, drama, music, photography, interior
decorating or reducing.
AM25-02.4b 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.
C. Conditional uses:
Il. Restaurants, OnGluding a'Gc)hc)!OG beverage sales, provided a speGial permit is
issued in a^GGrdan^e with SeG�n 42 R of the Drove On and d,,'vo_
r�a�cmrrac ra-arTc�wTcrrQc rr�� rnvrrraiT
through restaurants shall not he allowed
2. Funeral homes and mer ries
-� 1 . Assisted living facilities.
4. Any use allowed within this diJtFiCtwFth drove On er drove through serviGe.
F. Planned Professional Offi^e Centers
v
6.OwrnTeer OF GaretakeY..r residential faaGilFties haavmgaGGOrn 'rnedaa per--aarnd
GGGUpied by only one_family win a single professional nfrfii^e hi @-.
7 Call ^enters
8. Di bli^ institutions and nonprofit institutions of any ed i nal religious er
t+tuti�� Rt�t�,����Gat+o„-�-rT �
GUltural type, TcIi iding private and SGheels,, but exding GGrreGtcrye
i nstiti itiens 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.
N. RESERVED. Oann°^'�ssi^ ri^Guenter desig'. regp;Te11.ents=€aGh Itor
the fellewine reel iirements-
1 Minimum yard requirements of Olanned Or�?ion fiGe Centers.-- f� frent
yard requirements
n `�F G Q shall he apple hle a^h let
�-a,�Teq�+ren}en�c�tai� eGti�� �aF�Ga,��to-e�«,�
or par el of land within a Planned Professional Offi^e Center. 4 minimum 26-or t k�„-a-mar-�n � aT-o„ erFt
feet side and a minima im 25_feet rear yard shall he required around the ei itsiiJe
perimeter of a Planned Professional Offi^e Center. Minimum side and re
� „-«eat "`^, yard
^
re -GFrel elits of interiorr lets may be required Of deelnecd neGesrsiaary by City
Co ian^i
crl irrn ear
der eee provisions of SeGtienn 48.Peerimeter lets in a Planned
wiTrrr tmcct t
Professional Offi^e ('enter shall have a minima im 20 feet of frontage en a pi ihli^
right_of_way. Interior lets in a Planned Business Dark that have ne frontage en-a
AM25-02.4b 6
publi right_of_way must have a minimum 25 fn�GGntt dear-Eater- o--hlmG acmes
easement GonneGting to a o--hlmG right_of_way,
2Larnradas.�n.ng requirements of Panned OrofesTJion"P/ 7{fne Centers.--
lands oi�Teg�--irr C shall he apply h
Ea e�e�s of�QeE �� - „--, �c-a, le�
around outside perimeter of a Planner) Professional Offine Cente�err.
arvarrct- TJ"faG—r7GTT1"Tr �cT��-rc�vcrrc
rterinarTtDr lots-the minim--m laniJ SGapi�Teq requirements 3.H 2 (h) may
he required if deemed neGessary by City CounGil in order to meet the prn�yisinns
v. Minimum on SpaGe of Panned Or�?ion fine Centers_ 4t
least 20 perGent of the total site area of the Planner) Professional Offine Center
shall be to n�vevehoGUlor open�ane (hlnnyehin--lor omen space is any
area not devoted to buildings parking, loading, storage or yehin--lar use.)
buildings, - - -a�c�vr� ca�ar�a�,c,.�,,� The
4. Building separat+orequirermrrents of planned n inn finGe_center-s-�he
minim--m il'ihs`ta Gbewe prinGipalor seGondary buildings ir the same lot
required by SeGtion `fir, G 6 may he modified Of deeemrreed ne essar�� by py City
CounGil to annnmmniJate for sennndary stFUGt--res
5. bRyyi d ng elevations of proposed
�t}StFUc��l Building elevates of proposed
strUGt��ssh'IIur be submitted witihe site plan required by SeGtivn ^rrTv-��
0. RESERVED.
D. Master Site Development Pan requ rements_ GaGh lot or parGel of lane!
Ereacrted 1W0thinn a v41auteer Site-Development Plan shall reply with folln ng
reg--irements•
'I Purpose_ The purpose of the Master Site-Development Plan to eanGE--r�c
thoughtful, -
retail,and purposeful utilization of land that prGrnGtes a MixtUre Gf
uses that blends
OffiGe and/or residential funGtions whereby
0 ,�
those ar��TCally and funEtiE ally integrated, with appropriate
vehmGUlar and pedestrian GonneGtivity. The MasterFte Development PI��
allows t Planning and Zoning Commission andthe City CounGil a on y t
GGrT"cider these multiple
uses, inn 1dInn tionaT"I'Ul uses,s eGTal uses,—and
planner- development overlays upon one or more parcels of land fide aGres in
-
size or greater through one appliGatinn prGGess
-
2 Additional rises alloweyl• (_'mien the elements that Gan he inGorpnrated within a
Z�TLTC!!"�TG liTr—QTPGTr TT
Master Cite Development Plan in an effort to aGhieye a sUGGessful multifaGeteyl
-
development, additional -Ices many he nnnsidered by Planning and n-ng
�aacrr i-ru----a�.r-n-rcxy--v�Gc�i-r�-rGcrccr-��
Commission and City CounGil are not normally nsidered as individual
I�.aa vrnvm�urr�.�i-r�rucrca--cr��rraTv�a-acrr
elements al-allowed as permitted, GondTti1naIr-a , or speGmal es within the izoning
rlG}�-s�tFC�htie_ following -Ices may een�dererlG� --r ninE n with at leans one
other permitted or Gondtit n a I use aiiow the T 0" Professional 0 nGeG
-
DmstrmGt:
(a) Any -Ices allowed within CeGtien 1 C. "R 5 0" Zero Lot one Dist�Ct
cad-`vv'r rrCQcc � sere- �rrra�via z
(h\ Any -Ices allowed within Section 17 °P_Q 5° Two Family DistrCt
=n\ Any -Ices allowed within
S'eGtion 18 --P_`2 75T ree and Four Family DistrC�
Any -I(d) Any allowedw
ithin Section 20-
°P_TH" Townhouse DistriG
\ Any -Ices allowed withinSectmGn 22, °R MP Multifamily istrfGt
AM25-02.4b 7
3. Request for C7—Ma Master Site Dev nment Pan apnpn iGa n nrn G. s.-- The
pToEedure tomato establish a Master Site Development pment Plan shall be the
�.r� -cr�vrcrrccr-vr «.sri�nr�c�rrc
some prnness as that required to establish amend, or alter a development as
spenified ginner Cention 48o Uses,
Conditional
4 Site plan requirements_ No applination for a building permit for nnnstruntion of a
prinnipal building shall he approved without the following•
(a) A Plot meeting all the requirements of the City of Grapevine has been approved
by the City Co innil and rennrded in the nffinial rennrds of Tarrant andler Dallas
Co inties
vvarrrrcT
(h) A site plan meetingt requirements� of Qec�n T47r-Site Fan Review of thee
tt :
Zoning Ordinan�? he approved spenified under Cention 4&rm��.�ram-arr ��.e�--�rv� �Frccrrr crcr-Qcc r� ,
('�Ttme n a I��. ReeAgqizing+ the eee I e�uGG p e of a large m u I tifacetea
development has mama r+nmponents each rnmpenent in an effort to provide
o �
clarity and ease of understanding magi rnnsist of its own individual site plan as
port of the eyeroll Master Site Development Plan
Developments lanrn-red to�F.onn UGted in phases may submit n
as required pe�QeGtio t`t-!,Site Plan Plarnr Review for phase(s) ofthe p"rn)'i tt�
to he initially developed, g with a eAne t plan for the remaining
initially , crr-cT '� e�r�ran—car- e�urrrrr,cq
pphas however, development of the remaining phases of the prnicrct�
n\ shall reg�sire aI I yal of a site plan in annnrdanne with Certion 47
t"/ 'D I andSGappe Plan meetingthe requirements Of SeGtion 53, LaarnidSGapTTng
Peggy nations
5 Master Site B,ey nmenit Paten desi '�cermrr nts_ In additmen to the
Te �e e s already established Qeet"M T� " Professional (lffi
L , ..ter-rv-r�.r��n�-rai--v��-rC�
Ilistrint eanh lot or parnel of land Greaten within a Master Site Development Plan
0
shall eAmplywntth the �teria.�ra- established in paragraph hl Planned
rvovrmr McFGmal Center Design Requirements.
For individual eAm�nents of a
Master IImo,. Fte Development Plan that h��-r�aVe Gt orly defined boundaries�het�v between
uses Telaticrve to Paragraph `) above, the development itercrraa�o�that paartfuliar
0
distrint shall apply nI
v P Site Planon GonrijunGtien wi hih aa-Master Site Development
Plan shall f a peried longer theene year�from rthe ate on whim the
City unGil grants unless
approval, nlesss within aoh one year peried. (a) a Building
Permit is obtained and the, use eFeGtion or alterationtFUGttUre is started, orTb)
an yEc� Permit is obtained and a se GommrmrrernGed The City GounGil pp-ay
grant one additional extension not exceeding one year, upen written appliratinn
wothout nntiGe or hearing No additional extension shhaullTl be 9rranteed with
as-
required in C G n 67 �menrJm „ It should he reG gnized t F
-err-QeGt�e„--D,�, CT,TGTnfQ"ffTefTts�f�J„VATQ--pV�cGe9,-,TCCQ-tk�a-�tri--e
establishment of a Master Sate Development pment Plan is Gentront� al in nature and
�nrrr crraTrarrrr rrcrac�a ti-arra
upvrre I .-atmen of a Site Plan ovee-w-�rrrt in Gen unction with a Masterite
i-r-vr�vT ca--rrr- i-i--vvrcrr-a--rasa cc
Developmentr— property will revert underlying zening distriC�
� erc�wTrrT r�m9-raid
AM25-02.4b 8
the underlying diStFiGt shall apply. There shall be no vested right(s) aSSOGiated
with at expired site plan opp-re ied on GenjunGtion with a Master Site
Development Plan Al ornoor1, thot has ronoiyed approval as port of o Mastor
Site Development Plan be eligibleprovisions oofr�? or�ramarnrcc
provided "I that the applriGation fnr o Master Site—Development Plan has
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 developments in the "PO", Professional Office
District.
AM25-02.4b 9
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, AMENDING
SECTION 12, DEFINITIONS TO AMEND THE DEFINITION
FOR PLANNED NEIGHBORHOOD SHOPPING CENTERS
AND SPECIALTY FITNESS STUDIOS, SECTION 24, "CN",
NEIGHBORHOOD COMMERCIAL DISTRICT TO AMEND
PERMITTED, CONDITIONAL USES AND LIMITATIONS,
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);
REPEALING CONFLICTING ORDINANCES; PROVIDING A
PENALTY; PROVIDING A SEVERABILITY CLAUSE;
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.
Specialty fitness studio. A facility designed primarily for small-group or individual
fitness instruction and training in specialized disciplines, such as yoga, Pilates, barre,
spin, boxing, martial arts, dance fitness, stretching studio and activities of a similar nature.
These studios typically operate with scheduled classes or limited membership access,
Ordinance No. 2026-026 2 AM25-02
accommodating fewer than 50 people at any given time and occupying no more than
5,000 square feet of floor space. Additionally, they may engage in ancillary retail sales of
related products, such as apparel, nutritional supplements, or equipment, and offer
incidental personal services like massage or wellness coaching.
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.
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. Day nursery and kindergarten.
4. Convenience stores.
5. Retail sales in completely enclosed buildings limited to stores and shops for the
following: bakery, books, confectionery, coffee shop, cafe, 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.
9. Specialty fitness studio. (See Section 24.D.4.)
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.
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.
Ordinance No. 2026-026 3 AM25-02
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.
D. Limitation on uses:
1 . The "CN", Neighborhood Commercial District is intended for neighborhood scale
shopping and service facilities and the total retail or commercial shopping floor area on
any lot or parcel shall not exceed 100,000 square feet. No individual retail store, office,
personal service establishment, restaurant or other uses provided for in Section 24.A.
shall have a floor area open to the public including display, service and sales, greater
than 9,500 square feet.
2. The maximum size of any "CN", Neighborhood Commercial District shall not exceed
12 acres in size.
3.The hours of operation for uses provided for in Section 24.C.10 shall be limited to
between the hours of 7:00 a.m. to 10:00 p.m. unless specifically provided for in the
conditional use permit.
4. Specialty fitness studios are limited to a maximum floor area of 2,000 square feet. All
exercise activities must be within a fully enclosed building unless occurring within a
designated area shown on the approved site plan for the property. Activities are not
permitted in any required parking spaces or vehicle maneuvering areas.
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.
Ordinance No. 2026-026 4 AM25-02
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.
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:
1 . Assisted living facilities.
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.
N. RESERVED
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.
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14.Parking for professional office developments 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
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 21 st day of July, 2026.
APPROVED:
William D. Tate
ATTEST: Mayor
Tara Brooks
City Secretary
APPROVED AS TO FORM:
Matthew C.G. Boyle
City Attorney
Ordinance No. 2026-026 6 AM25-02