HomeMy WebLinkAboutORD 2019-008 ORDINANCE NO. 2019-008
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 ORDINANCES FOR GRAPEVINE,
TEXAS BY ADDING SECTION 41B TRANSIT DISTRICT
OVERLAY; REPEALING CONFLICTING ORDINANCES;
PROVIDING A PENALTY NOT TO EXCEED TWO
THOUSAND DOLLARS ($2,000.00); PROVIDING A
SEVERABILITY CLAUSE; DECLARING AN EMERGENCY;
AND PROVIDING AN EFFECTIVE DATE
WHEREAS, Section 41B of the Zoning Ordinance of the City of Grapevine
regulates Transit District Overlay; and
WHEREAS, the City Council wishes to add Section 41 B of the Zoning Ordinance;
and
WHEREAS, the City Council of the City of Grapevine deems the passage of this
ordinance as necessary to protect the public, health, safety, and welfare; and
WHEREAS, the City Council is authorized by law to adopt the provisions contained
herein, and has complied with all the prerequisites necessary for the passage of this
ordinance, including but not limited to the Open Meetings Act.
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 41B. Transit District Overlay, is hereby added in its
entirety.
See attached Exhibit "A".
Section 4. That 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this ordinance shall be and hereby are deemed repealed and of no force or effect
provided, however, that the ordinance or ordinances under which the cases currently filed
and pending in the Municipal Court of the City of Grapevine, Texas shall be deemed
repealed only when all such cases filed and pending under such ordinance or ordinances
have been disposed of by a final conviction or a finding of not guilty, nolo contendere, or
dismissal.
Section 5. Any person, firm or corporation violating any of the provisions of this
111 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) and a separate offense
shall be deemed committed upon each day during or on which a violation occurs or
continues.
Section 6. 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 remain in full force and effect.
Section 7. 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.
PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS on this the 19th day of February 2019.
APPROVED:
William D. Tate
Mayor
ATTEST:
GRAPE
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Tara Brooks r 4 a
City Secretary
* *
APPROVED AS TO FORM:
City Attorney
Ordinance No. 2019-008 2
021919
Section 41B. Transit District Overlay
PURPOSE: Given the creation of the TEXRail Station within the city, this type of public
transportation center can lead to development pressure within close proximity to the
station which is often referred to as Transit Oriented Development (TOD). This
combination of commuter rail along with the rail station, hotel and parking structure
investment and its proximity to Grapevine’s Historic Main Street will lead to some of the
most unique development and land opportunities within the city. With this in mind, the
Transit District Overlay is intended to encourage development within the boundaries of
the Transit District which encompasses approximately 175 acres centered at the
Grapevine Main Station/Hotel Vin complex at the northeast corner of Dallas Road and
Main Street and continuing east to Ball Street and west to Texan Trail and bounded to
the north by the TEXRail rail line. The purpose of the overlay is to promote an alternate
and progressive means of development within the Transit District keeping in mind the
varied existing and potential land uses. This overlay will enable uses that are typically
associated with the established principles of Transit Oriented Development and provides
the tools and mechanisms necessary to plan, design, and construct such uses. Potential
benefits associated with the overlay include increased density and lot coverage, reduced
building setbacks, a wider range of potential land uses, and alternative parking strategies.
The discretionary oversight granted in this section shall allow the Planning and Zoning
Commission and the City Council the ability to establish standards and impose conditions
upon such requests to mitigate or eliminate potentially adverse effects upon the
community or upon properties within the vicinity of the proposed use. Designation under
this section shall not affect the underlying zoning of the property except as provided in
the ordinance establishing the overlay.
GENERAL GUIDELINES: All development and uses intended within the Transit District
utilizing the Transit District Overlay will follow the criteria established within Section 41B.
Transit District Overlay, and The City of Grapevine Transit District Overlay, Design and
Development Standards, attached hereto as Exhibit “A”, and incorporated herein as if
contained in its entirety. In situations where a conflict between the overlay and the Zoning
Ordinance may occur, the provisions of the Overlay shall prevail.
APPLICATION FOR UTILIZING THE TRANSIT DISTRICT OVERLAY: An application for
a Transit District Overlay shall be filed with the Director of Development Services, which
shall be forwarded to the Planning and Zoning Commission and the City Council. The
procedure to follow to establish a Transit District Overlay shall be the same process as
that required to establish, amend, or alter a development as specified under Section 48,
Conditional Uses. The application shall contain a Site Plan as outlined in Section 47, Site
Plan Review, along with appropriate information, drawing and exhibits demonstrating
adherence to the Overlay requirements as well as any additional information as may be
required by the Planning and Zoning Commission, City Council, or the Director of
Development Services. Failure to meet the following submittal requirements will result in
the rejection of the application.
021919
CITY OF GRAPEVINE
TRANSIT DISTRICT OVERLAY
DESIGN AND DEVELOPMENT
STANDARDS
EXHIBIT ‘A’
February 19, 2019
021919
TABLE OF CONTENTS
Page
1 Introduction 1
2 Boundaries of District 2
3 Implementation of the Overlay and Application to Existing Zoning 3
4 Intensity Sub-Districts and Uses
High Intensity Sub-District 5
Medium Intensity Sub-District 5
Low Intensity Sub District 6
5 Development and Design Standards
Specific Standards 11
General Standards 31
Sign Standards 61
Appendix A
Boundary Map 70
Appendix B
Intensity Sub Districts 72
Appendix C
Urban Design Plan with Street Sections 74
Appendix D
Dallas Road and Hike and Bike Trail Improvements 86
Appendix E
Street Tree Plan 99
Appendix F
Approved Plant List 103
1
1) Introduction
In 2007, The Fort Worth Transportation Authority (“The T”), now Trinity Metro, initiated a
Southwest to Northeast rail corridor project from Downtown Fort Worth, through the
Northside of Fort Worth, North Richland Hills, Grapevine, the North entrance to DFW
Airport, and ending at Terminal B in DFW Airport. Initial ridership in January 2019 is
anticipated to be 8,000 per day, with 13,000 riders per day expected by 2035.
The City of Grapevine has entered into a public/private development agreement with
Coury Hospitality to build and operate an iconic, historically themed train station that will
also provide public meeting spaces, food service, other public amenities, a 121 room
boutique hotel (Hotel Vin), a 532 space parking garage, and a large public plaza at the
northeast corner of Dallas Road and Main Street. Public transportation centers often lead
to development pressure, often called Transit Oriented Development (TOD). This
combination of commuter rail, major station/hotel/parking structure investment, and the
proximity to Grapevine’s Historic Main Street will lead to some of the most unique land
use and development opportunities anywhere within the city, if not the region.
Public meetings were held in 2008 and 2011 to gather input from citizens and
stakeholders regarding their vision for the areas around the station. Numerous workshops
and meetings with the Planning and Zoning Commission and City Council have also been
held to help plan for the development within the Dallas Road Corridor. Some of the
important general concepts arising from these meetings included:
· The master plan should designate areas of varying energy/intensity, with
possibly different design standards for each
· There should be a wide range of uses, spread throughout the District
· The architectural style of buildings should be unique, compatible with, but
not copy, that of Historic Main Street
· This area should have its own identity, with good marketing/branding and
signage
· Integration of architecture with landscape/streetscape is important. Shade,
courtyards and greenspace should be provided
· Pedestrian access, connectivity and amenities are critical. There should be
connectivity on Main Street from the CBD south of Dallas Road, and east
and west on both sides of Dallas Road for the entire length of the District
· Access to multiple modes of transportation is important
· Shared parking and/or structured parking is important. Newly developed
parking should be behind buildings
This overlay, combined with the Dallas Road infrastructure improvements (including the
hike and bike trail) addresses all of the above features, and does so in a way that ensures
all development and redevelopment is unique to Grapevine, as well as appropriate to its
specific location within the Transit District. Additionally, standards are provided to ensure
that design and construction is attractive and durable.
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2) Boundaries of District
Transit Oriented Development is typically considered to be within ¼ mile (walking
distance) of a transit hub, in this case, the Grapevine Main/Hotel Vin complex at the
northeast corner of Dallas Road and Main Street. The City of Grapevine City Council
and Planning and Zoning Commission have designated the boundaries for the district
consisting of approximately 175 acres stretching from Ball Street on the west to Texan
Trail on the east, roughly bordering the path of the TEXRail tracks through the core of
Grapevine (see Figure 1). The Grapevine Transit District Overlay will be optionally
applicable to the parcels within these boundaries. Certain parcels such as Faith
Christian School and Northfield Distribution Center are excluded from the boundaries of
the District. The Sunshine Harbor residential subdivision, and properties to the east of
it to Texan Trail will likely be included in future planning.
Figure 1: Grapevine Transit District (Larger map in Appendix”A”)
3
3) Implementation of the Overlay and Application to
Existing Zoning
Implementation
The implementation of this overlay for a development is available for any property
owner/developer within the boundaries of the Transit District, and is entirely voluntary. If
an owner/developer chooses to use the overlay, it would be subject to review by the
Planning and Zoning Commission and City Council through the Conditional Use
process as outlined in Section 48 of the Grapevine Zoning Ordinance. There can be
many potential benefits for one to choose to develop using this overlay, including but not
limited to: increased density, increased lot coverage, reduced setbacks, wider range
of potential land use, etc. The benefit to the City of Grapevine would be having property
within the boundaries of the Transit District that contribute to the overall vision for the
district through optimum land use, improved pedestrian amenities, continuity of
architectural theme, etc. Because of the mutual benefits, all fees associated with the
Conditional Use Permit, zoning and platting will be waived for those who elect to
develop using this overlay. Furthermore, developers will be eligible for a building permit
fee credit for up to ten hours of architectural consultation with the City of Grapevine’s
contracted architectural and planning consultant. City Council may authorize more than
ten hours of consultation for especially large or complex developments.
Where there are conflicts between this Overlay and the Zoning Ordinance, the provisions
of this Overlay shall prevail.
If a property that utilizes this Overlay is also located within a Historic District, or has an
individual Historic Overlay, a Certificate of Appropriateness is required in accordance with
Appendix G of the Grapevine Code of Ordinances.
Multi-family projects within the boundaries of this overlay shall also be subject to Multi-
Family Design Standards in Sec 22, Exhibit “A” of the Grapevine Comprehensive Zoning
Ordinance.
Application to Existing Zoning
There are currently many different zoning categories for properties within the boundaries
of the Transit District, and this Overlay does not affect the current zoning. A property
owner/developer may elect to develop their property as allowed by the current zoning.
However, because of the incentives referenced above, this Overlay was written with the
anticipation that its many benefits will encourage developers to choose to use it.
4
4) Intensity Sub Districts and Uses
The Grapevine Transit District is divided into three “Intensity Sub-Districts”, consisting of
specific groups of parcels to which varying levels of activity are anticipated. While
“intensity” is somewhat related to land use and density, it also has a higher meaning
related to types of uses, energy, concentration of activity, and excitement. The City
Council and Planning and Zoning Commission specifically selected the use of “intensity”
as a differentiator for Transit District sub-districts to ensure that the uses within those sub-
districts focus on more than just density as development standards are created.
Figure 2: Intensity Sub-Districts (Larger map in Appendix “B”)
5
HIGH-INTENSITY SUB DISTRICT
The High-Intensity Sub District focuses on the core of the Transit District, the area most
closely adjacent to the rail station up to approximately one-quarter mile from the station
platform. “High-intensity” refers not only to the desire for moderately high levels of
density, but also to high levels of activity focused on public uses. Walkability and
pedestrian amenities are very important to this Sub-District, as is landscaping including
street trees and other shade elements. The vision of the City of Grapevine for the High
Intensity Sub-District is for it to be the most energetic and exciting area within the transit
corridor. Uses would include but not be limited to: family oriented attractions and
entertainment venues, local and regional retail and restaurants, and higher density mixed
use developments. Grouped clusters of uses, along a pedestrian path similar to a
European village would be appropriate. Specialty/boutique retail is encouraged, as are
artisan and craft studios and shops. Sidewalk vendors and kiosks might be considered in
conjunction with appropriate developments. Residential uses should be medium to high
density owner-occupied products, such as townhomes or condominiums. See Fig. 3.
All uses in developments within this Overlay will be Conditional Uses. Please refer to the
“Preferred Use Matrix” for additional information on potential uses within this district. Uses
not listed in this document may be considered, and appropriate unique uses are
encouraged.
MEDIUM-INTENSITY SUB-DISTRICT
The Medium-Intensity Sub-District focuses on areas of development and potential
redevelopment that are in most cases adjacent to the High-Intensity Sub-District and
generally range from a quarter-mile to a half-mile from the rail station platform. It includes
the area immediately east of the High-Intensity Sub-District between Dallas Road and the
rail line, the area immediately south of the platform along Main Street stretching to the
civic complex, and extending west along Dallas Road to William D. Tate Avenue.
“Medium-intensity” in this case refers not only to moderate density but also to a moderate
degree of public-focused activity and development. Pedestrian connectivity is still very
important in this Sub-District. The vision of the City of Grapevine for this Intensity Sub-
District includes but is not limited to less intensive retail and commercial uses,
restaurants, small-scale but high density employers- such as an urban corporate campus,
and educational facilities. Again, specialty retail, craft, and artisan shops are encouraged.
Moderate density residential (such as townhomes) and small scale neighborhood
commercial uses would be appropriate in areas adjacent to the Low Intensity Sub-District
and adjacent to minor streets. Lower density mixed-use development would still be
appropriate for consideration in the Medium Intensity Sub-District. See Fig. 3.
All uses in developments within this Overlay will be Conditional Uses. Please refer to the
“Preferred Use Matrix” for additional information on potential uses within this district. Uses
not listed in this document may be considered, and appropriate unique uses are
encouraged.
6
LOW-INTENSITY SUB-DISTRICT
The Low-Intensity Sub-District includes primarily areas on the east and west peripheries
of the Transit District, including the area on the far northwest of the Transit District
between the rail line and Hudgins St. on the south and north and between Ira E. Woods
Ave. and William D. Tate Avenue on the east and west, and a small number of parcels
on the southwest side of the Transit District near W. Nash St. In this case, “low intensity”
means that this sub-district has the lowest potential to have significant densities and/or
commercial and retail-focused activity. The vision of the City for the Low Intensity Sub-
District is that these areas provide important transition zones to surrounding
neighborhoods, including established single-family neighborhoods. Most development or
redevelopment in the Low Intensity Sub-District would include moderate to low density
residential, such as single family or two-family homes. Carefully planned projects of
slightly higher density residential such as small townhome developments might be
considered, especially adjacent to the Medium Intensity Sub-District. All development or
redevelopment should include pedestrian connectivity to the rest of the district. See Fig.
3.
All uses in developments within this Overlay will be Conditional Uses, however, please
refer to the “Preferred Use Matrix” for additional information on potential uses within this
district. Appropriate uses not listed in this document may be considered.
7
Figure 3: Preferred use Matrix
PREFERRED USE MATRIX*
Intensity Sub-District
High Medium Low
Entertainment X
Attractions X
Restaurant X X
Winery X X
Craft Brewery X X
Distillery X X
Retail X X
Artisan/Craft Studios & Shops X X
Temporary Retail (Vendors/Kiosks) X X
Mixed Use X X
Office X X
Personal Service X X
Educational/Vocational Institution X
Live/Work Space X X
Condominium / Townhome X X X
Single Family Attached X X X
Two Family X
Single Family Detached X
*This is a summary of some of the more common possible appropriate uses; all uses will
be approved through the Conditional Use process in accordance with Section 48 of the
Grapevine Zoning Ordinance.
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5) Development and Design Standards
A. Application of Standards
The Grapevine Transit District Development and Design Standards includes 3 sets
of Standard Types as follows:
1. Those applicable to specific sub-districts/parcels
2. Those generally applicable to all sub-districts/parcels
3. Sign Standards
To comply with these Standards, a development proposal must demonstrate that
it satisfies the requirements of those Standards specifically applicable to the
Intensity District and Parcel Type within which the proposal is located; as well as,
all generally applicable standards.
B. Flexible Standards
While compliance with these standards is important to the integrity of the Transit
District, it is understood that their highly prescriptive format and the unique nature
of development within a Transit District may mean that certain projects may need
to vary from some of the provisions of this document. Alternate methods of
compliance may be considered through the Conditional Use process by the
Planning and Zoning Commission and City Council in unique or unusual
circumstances.
STANDARDS FOLLOW
9
DEVELOPMENT AND DESIGN STANDARDS
SPECIFIC STANDARDS
GENERAL STANDARDS
SIGN STANDARDS
10
SPECIFIC STANDARDS
11
TABLE 1. APPLICATION OF SPECIFIC STANDARDS
The following Matrix indicates which of the Specific Standards applies within a particular
Intensity Sub-District of the Grapevine Transit District:
High Medium Low
Guideline/Standard Intensity
Intensity Intensity
1. Rail/ Street Definition
a. Addressment of Rail Frontage X X
b. Main Street/Dallas Rd. Frontage X X
c. Other Street Frontage X X
d. Lot Occupancy, Urban Areas X X
e.
Lot Occupancy Single Family
Detached X
f.
Lot Occupancy Single Family
Attached X X
g.
Extension of Established
Streetscape Themes X X
2. Circulation and Connectivity
a. A General Circulation Plan X X
b. Sidewalks and Walkways X X X
c. Creation of a Semi-Public Domain X X
d. Open Space X X
e. Porches and Stoops X X X
f.
Thematic Articulation of Sidewalk
Space X X X
g. Street Furniture and Appointments X X
h. Alleyway Connection X X X
i. Vehicular Access X X
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Specific Standards:
1. Rail/ Street Definition Standards
a. Addressment of Rail frontage
It is the intent of these standards to create an active urban context along the
rail frontage east of Main Street to west of Dooley Street, and west of Main
Street to the intersection of Ira E. Woods and Dallas Rd . Therefore, all
development, in this area having frontage on the Rail Right of Way must
anticipate and provide for an extension of the Grapevine Main Transit Plaza
at the Station and Hotel (hereinafter called Transit Plaza). This Transit Plaza
will in effect continue east and west from Grapevine Main Station along the
south side of the Rail ROW, thereby creating an extension of the Transit
Plaza in such a way that the Transit Plaza and Station connect directly with
the trail. Thereby the Transit Plaza becomes the primary and central public
space feature engaging development in the core of the Transit District and
along the rail line.
Extension of the Transit Plaza shall be accomplished in the following ways:
i. Set back: All parcels having frontage on the rail line must maintain a
minimum 26-foot set back from the rail track right of way as shown
on the Urban Design Plan, Appendix “C”, Section #4.
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ii. Continuity of Ground Plane: The ground plane within this setback
must be at the elevation of the track but a slope grade transition is
permitted provided that the following are accomplished in the design
thereof:
1. The slope is held to approximately two percent between the
rail safety fence or an adjacent setback plaza development
and lowest point in the 26 ft. setback on any site when there
are no intervening retainage structures.
2. The connection from track or any adjacent setback plaza
development to the lowest grade within the required 26 ft.
setback on any site complies with all requirements of the
American Disabilities Act (ADA).
3. When retaining walls are employed to make decorative grade
change, the material of any visible retaining wall must be brick
matching the brick employed for plaza improvements at
Grapevine Main. No retainage structure shall prevent the
creation of a fire lane as shown on the Urban Design Plan,
Street Section #4.
In addition, any plaza development of the required 26 ft. setback
must be paved in a material that, at a minimum, matches the pattern
and design of the materials used at the Transit Plaza and Station and
creates a coherent overall plaza identity. Pavement may be partially
eliminated for landscaping relief and features.
iii. Architectural recognition: All development of parcels with rail
frontage must build to the required rail setback with an architectural
building frontage. Addressment of the rail frontage with rear yards,
parking lots, storage areas or other utilitarian use of the site is
prohibited. If a proposed site plan places landscape or activity
amenities at this frontage they may be permitted with City approval
and such approval may allow the creation of site amenities to replace
the minimum setback.
iv. Activity Association: Development of the rail frontage, in
accordance with the above standards, must also locate some portion
of the pedestrian active aspects of the proposed overall development
at the rail frontage, transit plaza extension. If continuity of the plaza
is not such that a connection with the rail station exists at the time of
development, then the proposed project must retain the capability to
locate such activities at the rail frontage when the needed continuity
is achieved.
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v. Street/ Rail Connections: Those parcels with dual frontage on both
the rail and a parallel or intersecting street must provide a means of
pedestrian connection between the rail frontage and street frontage
within the project design. Such connection must be legible, public
and identified with a portal treatment. This requirement could be
accomplished with the private development of King Street by one or
more properties, if abandonment of King Street is approved by the
City of Grapevine for the purpose of its incorporation into private
development as an enhancement pedestrian connectivity.
b. Main Street and Dallas Road Frontage: All development fronting Main
Street and/or Dallas Road (as identified in the Urban Design Plan, Street
Sections 1 and 2) must provide for an extension of a Thematic Streetscape
and accommodation of anticipated pedestrian activity (hereinafter called
Thematic Street Space). This Thematic Street Space will continue east and
west along the north and south sides of Dallas Road as well as north and
south along the east and west sides of Main Street; thereby creating an
extension of the Transit Hub in such a way that the Transit Station is the
center of a pedestrian space network engaging development along the
streets radiating from it.
Thematic Street Space shall be achieved in the following ways:
i. Build-to line for frontage along Transit District Streets:
Structures fronting a street within the Grapevine Transit District, must
build to a “Build-to” line as specified in table 2 below (also, as
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indicated on the Urban Design Plan, Appendix “C” Street Sections #1
through #10). The build-to line sets a distance between the location
of a structure and the street (hereinafter the “Street Zone”). The
Street Zone is divided into four parts as follows:
1. A Permitted Encroachment Zone: Certain Building Features,
namely supported canopies, marquee signs, horizontal mast
signs, building arcades (provided that the space within the
covered area of the arcade is no less than eight feet wide),
marquee signs, building architectural features, sidewalk seating
areas, portion of required on-site utility easements, and certain
building offsets/ projections required by this ordinance. Such
Building Features may encroach into the street zone up to a
maximum encroachment of five ft. (hereinafter the
“Encroachment Zone”). Other shade producing elements such as
arbors, canopies, awnings, etc. may, and are encouraged to
encroach beyond all setback lines and may extend all of the way
to the front property line. Canopies and awnings may extend into
the public right-of-way, provided a minimum 12’-0” clear height is
maintained, the structure is at least 5’ from the back of curb, and
such structure is approved by the Public Works and Development
Services Departments, public utility companies, and the Planning
and Zoning Commission/City Council through the issuance of a
Conditional Use Permit.
2. An Unobstructed Pathway: A clear walkway, free of any
obstruction or encroachment except public signage and public
lighting and the hardware associated therewith; must be
maintained along the street.
3. Landscape Zone: A portion of the Street-space is reserved for
thematic landscaping and other landscape enhancements of
the public way.
4. Street Parking: Along certain streets, a portion of the street
space may be used to provide head-in or parallel parking
(such head-in parking options are indicated on Street Sections
#1 through #10 of the Urban Design Plan in Appendix “C”).
Build-to lines specified herein are subject to compliance with
adequate sight distance requirements and adequate utility access
(including emergency services), easements, and clearances.
Landscape development of the space between the Build-to line and
the curb (Landscape Zone) shall conform to Section 4 of the
Generally Applicable Guidelines portion of this ordinance.
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TABLE 2. THEMATIC STREET SPACE STANDARDS
Street Build-to- Permitted Unobstructed Landscape Street Street
Line* Encroach Path Zone* Parking Section
Dallas Road North Side 20 ft. ** 5 ft. 10 ft. 5 ft. No #1
Dallas Road South Side 15 ft. ** 5 ft. 10 ft. 5 ft. No #1
Dallas Road East End NA NA 6 -7 ft. where 5 ft. No #6
space permits
Main Street 28.5 ft. * NA 23.5 *** 5 ft. Parallel #2
Bellaire Street 25 ft* 5 ft. 15 ft. *** 5 ft. Head-in #9
Pine Street 25 ft. * 5 ft. 15 ft. *** 5 ft. Head-in #9
Church Street 25 ft. * 5 ft. 15 ft. *** 5 ft. Head-in #9
Ira E. Woods Ave ***** 15 ft. 5 ft. 6 ft. 5 ft. No #10
Jean Street West Side 25 ft. * 5 ft. 15 ft. *** 5 ft. No #8
Jean Street East Side 20 ft. * 5 ft. 10 ft. 5 ft. No
Nash Street 25 ft. * 5 ft. 15 ft. *** 5 ft. Head-in #3
Dooley Street East Side 15 ft. ***** 5 ft. 10 ft. 5 ft. No #5
Dooley Street West Side 25 ft. * 5 ft. 15 ft. ***
Rail Plaza 26 ft. ** 5 ft. 26 ft.****** Rail ROW No #4
* Measured from the Back of Curb
** Measured from Street ROW or Rail Row where applicable
*** May be used for street retail activity provided that a minimum ten
foot unobstructed path is maintained.
**** Build-to-Line and Encroachment measurements applicable where
grade permits.
***** Measured from edge of Trail
****** Including 5 Ft. from Rail ROW as shown on Section #4
ii. Modification of Build-To Line: Where build-to lines apply, buildings may be set back
from the build to line a maximum of 15 feet for up to 50 percent of the building façade to
provide pedestrian amenities such as outdoor seating, public plazas, landscaping and
public art or art exhibits. Where porches and stoops are built in compliance with Standard
1f, below, such porches may abut the build-to line or extend into the Encroachment Zone
(where such encroachment is permitted) and the rest of the structure may set back from
the Build-to-Line a distance no greater than six feet. Also, Build-to-Lines may be modified
as required to avoid encroachment on an existing utility easement.
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iii. Street Corners: Building Facades shall be parallel to the street
frontage except street intersections, where a corner façade
containing a primary building entrance may be curved or angled
toward the intersection
iv. Feature Buildings: Buildings in the High and Medium Intensity
Districts located on axis with a terminating street, plaza, or open
space; or at any street intersection with Main Street or Dallas Road,
are considered “Feature Buildings”. Feature Buildings shall be
designed with accentuated/ distinctive entrances and articulation that
is offset from the wall planes and extends above the eave or parapet
line of the main building, hereinafter called “Feature Articulation”.
Feature Articulations may be used to satisfy the requirement for
building articulation and massing (Standard 1ai in the Generally
Applicable Standards Section of this document).
A Feature Building height may be increased up to 20 percent more
than the maximum permitted height (standard 1aiv in the Generally
Applicable Standards Section of this document) with the approval of
the City, if such increased height is used to create a landmark
distinction. Where additional building height is allowed for creating a
landmark distinction, the building plane of the distinctive element
should be set forward from the plane of the host structure a minimum
of three feet and may encroach beyond the build-to line but may not
encroach into the unobstructed street zone specified above. If
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adjustment to the “Build-To” line is required to accomplish this
standard, the applicant may propose such adjustment where
necessary, for consideration by the City of Grapevine.
c. Other Street Frontage:
All development fronting streets designated in the urban Design Plan (other
than Main Street and Dallas Road) must facilitate transformation of such
street into a place more attractive to, and nurturing of, pedestrian activity.
These Streets generally connect to Main Street, Dallas Road, and/or the
Rail Plaza and thereby offer potential to extend the range of pedestrian
activity flowing from Grapevine Main Station, Hotel Vin, Main Street, and
Dallas Road. Some of these Streets connect Main Street/ Dallas Road to
the Transit Plaza and are of particular importance in supporting pedestrian
connectivity and interchange. Secondary Streets identified in the Street
Hierarchy Plan shall meet the following:
i. Build-to line for Other Designated Streets: Structures fronting a
Designated Street, as indicated on the Urban Design Plan, must build
to a “build-to-line (as shown in Table 2 and the Urban Design Plan
Street Sections 3,4,5,7,8,9, and 10). The pedestrian space provided
is intended to transform these streets into more pedestrian friendly
walkways. The additional unobstructed street zone shall provide
space for less directed use of the walkway such as outdoor vending.
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Building Features, namely supported canopies, marquee signs,
horizontal blade signs, building arcades (provided that the space
within the covered area of the arcade is no less than eight feet wide),
architectural features, sidewalk seating areas, required on-site utility
easements, and certain building offsets/ projections required by this
ordinance; may encroach into a designated zone up to a maximum
encroachment of five feet (hereinafter the “Encroachment Zone”),
thereby leaving a space for possible parking (if permitted in the chart
above and referenced as an option in the applicable street section),
street landscape, and a minimum unobstructed path for pedestrian
use . Other shade producing elements such as arbors, canopies,
awnings, etc. may, and are encouraged to encroach beyond all
setback lines and may extend all of the way to the front property line.
Canopies and awnings may extend into the public right-of-way,
provided a minimum 12’-0” clear height is maintained, the structure
is at least 5’ from the back of curb, and such structure is approved by
the Public Works and Development Services Departments, public
utility companies, and the Planning and Zoning Commission/City
Council through the issuance of a Conditional Use Permit.
When a permitted “Parking Option” encroaches into the pedestrian
space, a minimum five ft. “Transition” (indicated in certain street
sections) must be created at any common lot line where the parking
option is not employed. Therefore, when the parking option is used,
the five ft. Encroachment Zone must be preserved for pedestrian
walkway and cannot be encroached upon with any building
appurtenance (e.g. sign or canopy) lower than 12 ft. above grade or
any portion of the building structure.
Build-to lines specified herein are subject to compliance with
adequate sight distance requirements and adequate utility access
(including emergency services), easements, and clearances.
Landscape development of the space between the Build-to line and
the curb shall conform to Section 4 of the Generally Applicable
Guidelines portion of this ordinance.
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ii. Other Applicable Standards: The Standards applicable to
Modification of the Building Line (bii), and Street Corners (biii),
shall also apply to Other Designated Streets.
d. Lot occupancy in Urban Areas (exclusive of fee simple housing in the
Medium and Low Intensity Sub-Districts)
The present-day physical fabric of Grapevine’s Transit District is a typical
“open space dominated” suburban setting. To move toward a more “building
dominated”, urban pattern, the following apply (in addition to the standards
specified in 1bi, 1bii, and 1biii; above):
1. Zero Side Yard: Development within the High Intensity and
Medium Intensity Sub-Districts shall build to both side lot lines
whenever access to interior parking and loading can be
acquired from a point other than the front property line and
when the placement of utilities allows this.
When “side driveways” preclude building to both side lot lines, the
structure shall be to one side lot line and the following shall apply to
the remaining side yard. Two access drives which separate the
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structure from both side lot lines will only be permitted when such is
required by the City of Grapevine for Emergency Access purposes
2. Extension of the building plane to both side lot lines:
When needed front yard drive access prevents a structure
from building to both side lot lines, the span of the resulting
side yard shall be screened with a vehicular portal that is a
horizontal extension of the primary building plane and defines
a vehicular portal at the “Build-To Line. Subject to final
approval by the City of Grapevine Fire Marshal.
e. Lot Occupancy for single-family detached development in the Low
Intensity Sub-District
Single Family detached structures in the Low Intensity Sub-District must
maintain a front, side, and rear yard setback that is consistent with the
established setback for existing single-family structures in and/or adjacent
to the Low Intensity Sub-District.
However, a single-family product with a five foot side yard setback along
both side lot lines is permitted provided that at least eight contiguous lots
are proposed for such development.
A five ft. side setback cannot be established along any lot line that is a
shared lot line with a single- family structure which maintains a side-yard
setback in excess of five ft., in which case a side yard equivalent to the
existing lot must be observed. Also, where at least eight contiguous lots are
proposed for redevelopment, the rear yard may be reduced to ten ft.
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provided that a drive apron of at least 18 ft. is maintained at the garage. The
minimum lot width for any 5 foot lot-line single family product is 40 ft.
f. Lot occupancy for single family attached structures
Where attached units are proposed, the encroachment zone provision
(identified in applicable street sections) is no longer applicable and a front
yard shall be provided which separates the unit from the unobstructed
walkway with transition space no greater than eight-feet and no less than
five feet. This space may be encroached upon by required porches or
stoops. (see standard 2e, below). When at least eight contiguous lots are
proposed, units may be attached, provided that any adjacent single-family
front yard setback is maintained. Also, where at least eight contiguous lots
are proposed for development, the rear yard may be reduced to ten ft.
provided that a drive apron of at least 18 ft. is maintained at any rear entry
garage. The minimum lot width for an attached single-family product is 30
ft. providing that the lots abutting any single-family detached use with two
side yards maintains a side yard setback at the common lot line equal to the
side yard of the adjacent single family detached property.
Front entry single-family garages are prohibited on Dallas Road.
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g. Extension of the established streetscape themes
For development along streets where a general streetscape has been
established, subsequent development must maintain a visual continuity with
that streetscape. This means that where a canopy type is established and
the current development under consideration proposes a canopy, that
canopy must bear relationships (such as width, height, and general style) to
the established canopy pattern. The same is true for pedestrian furniture
and hardware, which must be selected from the City of Grapevine approved
list of vendors and products.
2. Circulation and Connectivity
a. A general circulation plan: The City of Grapevine seeks to enhance value
and connectivity within the Grapevine Transit District by promoting multiple
pedestrian connections to the Transit Station from/across/ through larger
properties in the High and Medium Intensity Sub-District. Therefore, any
proposed project located in the High Intensity or Medium Intensity Sub-
Districts shall provide a General Circulation Plan with the proposed
development submittal. This General Circulation Plan shall identify:
i. Pedestrian and bicycle connections to pedestrian and bicycle ways
outside the project and the Transit Station.
ii. Connection to land uses and pedestrian facilities within the project
when the project and the site is developed with such uses and/or
facilities.
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iii. Street connections and driveways for vehicle access and their
intersection with pedestrian systems
iv. On-site parking facilities
v. Loading facilities and loading areas.
vi. Relation of land uses to street frontage and street level pedestrian
amenities.
vii. Multiple Pedestrian Connection: Where alternate pedestrian
connections (connections other than street or rail frontage) can
occur, these shall be indicated on the required Circulation Plan
b. Sidewalks and walkways: Sidewalks and walkways shall comply with the
following:
i. All sidewalks along streets designated on the Urban Design Plan
shall maintain the unobstructed pathway as indicated in Table 2
(Standard 1bi) and a total paved walkway as specified on the
applicable Urban Design Plan Street Section.
ii. Sidewalks along streets within the Transit District and not designated
on the Urban Design shall comply with applicable City of Grapevine
Sidewalk Standards.
iii. All walkways connecting to the street from any interior pedestrian
amenity (provided to meet the Pedestrian Amenity Standard 2Ci)
shall have a minimum width of eight feet.
iv. All walkways shall be continued across vehicular access drives by
continuation of the sidewalk demarcation and pavement
texture/material/pattern across the drive width to link the sidewalk on
both sides as if not interrupted.
c. Creation of a semi-public domain
The vision of the High Intensity Sub-District is to achieve both intensity in
development and intensity in pedestrian activity, focusing on pedestrian use
of the street/sidewalk space.
To accomplish this, development must provide at least one of the following:
i. Pedestrian Amenity: Pedestrian amenities, including pedestrian
open spaces, and/or plazas, and/or pedestrian landscaping shall be
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provided to enhance the pedestrian environment by creating an
aesthetic visual experience and providing spatial opportunities for
pedestrians to walk and gather. Space provided for public art
qualifies as a pedestrian amenity. Pedestrian amenities shall be
designed to provide adequate space for pedestrians, pedestrian
furniture, and landscaping to enhance the pedestrian experience and
maintain the minimum unobstructed walkway as specified in Table 2
(Standard 1bi).
Space provided for at street sales, public art, or dining qualifies as
meeting this standard provided that the specified clear path is
maintained. A pedestrian amenity shall have a minimum area of 200
sq. ft. and may be located under a canopy or arcade or created within
a permitted building offset (as permitted in this ordinance).
Pedestrian amenities may be located within the site if they are
connected to the street and publicly accessible from the street.
Provision of a Pedestrian Amenity must not alter the Build-To Line
more than permitted by Standard 1bii, above.
ii. Public Arcade: A semi-public space can be created within the
architectural envelope of the structure as an Arcade. Such spaces
typically parallel the unobstructed walkway and are a lateral
expansion of the walkway into the first - floor plate of the structure.
Arcades may occupy the encroachment Zone where permitted by
Table 2 (see Standard 1bi1 and 1ci, above). Such spaces are often
used for outdoor sales or pedestrian furniture. If an Arcade
encroaches into the permitted encroachment zone, it must be eight
feet wide within the arcade.
iii. Pedestrian Streetscape: A widened walkway permitting the
placement of pedestrian furniture along the unobstructed path that
does not encroach on the Unobstructed Path and allows people to
break from Directed movement patterns and enjoy the presence of
urban activity while engaging in alternate activity.
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d. Open Space
Site Open Space shall be provided for Development. Such open space may
include rooftop gardens and upper story terraces created by required upper
story setback. Open space may be a landscaped area (which can include
landscaped areas intended to enhance or screen parking) or activity area
or include any Pedestrian Amenity provided in compliance with the
Pedestrian Amenity Standard. Open Space (achieved as a single space or
a combination of required spaces and landscaped areas) shall encompass
a total square footage equal to a minimum of ten percent of the development
site area.
e. Porches and Stoops
The street front characteristic of urban settings where attached dwelling
units are prevalent is distinguished by the interface between the domestic
domain and public domain achieved with the transitional function of porches
and stoops. Therefore, where single-family attached housing is provided
that complies with standard 1e and 1f, these transitional devices are
required as follows:
i. Porches: Porches must be at least five ft. deep and architecturally
enclosed.
ii. Stoop: a stoop must be at least six feet deep and covered with a roof
extending from the primary structure.
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iii. Necessary modification of applicable Build-to-lines must conform to
Standard 1bii, or lci above (Modification of the Build-to-Line).
f. Thematic Articulation of the Sidewalk Space
The sidewalk along any street shall maintain a consistent theme that
complies with the Urban Design Plan in the following ways:
i. Continuity of pavement material
ii. Continuity of pavement pattern
iii. Continuity of, and placement of, street furniture
iv. Continuity of street tree spacing, street tree size, and street tree
species.
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g. Street furniture and appointments
Every building site required to meet standard 2c (above) must serve the
pedestrian activity encouraged by the provision of a “Semi-public Domain”
with appropriate street furniture and fixtures. Where a “Semi-Public
Domain” is provided, the following pedestrian furniture and fixtures must
also be provided:
i. Benches: Any type of Semi-Public Domain space provided must
provide at least one bench for every 200 sq. ft. of such space.
ii. Trash Receptacles: Any type of Semi-Public Domain space
provided must provide at least one trash receptacle and an additional
trash receptacle for every three benches.
iii. Drinking Fountain: Any type of Semi-Public Domain space
provided must provide at least one public drinking fountain if that
Semi-Public Domain is greater than 1,000 sf. Any drinking fountain
provided must include a pet watering feature and meet ADA
requirements.
iv. Pedestrian lighting: Any Public Amenity provided to meet the
Semi-Public Domain standard must provide pedestrian lighting.
Pedestrian lighting does not have to provide a uniform light level
across the Pedestrian Amenity but can provide islands of light around
pedestrian furniture. Pedestrian lighting may be either:
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· Landscape Down Lighting which illuminates the pedestrian seating
area, or
· Pedestrian scale light standards and fixtures which compliment the
streetscape hardware motif. This does not apply to Semi-Public
Domain created within an arcade of lateral expansion of the
unobstructed walkway.
· Building sconces or soffit down lights within an arcade. This is
typically applicable to arcades and lateral expansions of the
unobstructed walkway.
All pedestrian amenities shall be selected from the City of Grapevine
approved list of vendors and products.
h. Alleyway Connection
Development adjacent to an alley shall be designed to incorporate alley
access (thereby relieving the burden on street access).
i. Vehicular access
Where vehicular access to a proposed development is acquired from a
street, adjacent developments shall use shared drive entrances where ever
possible.
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GENERAL
STANDARDS
31
GENERALLY APPLICABLE STANDARDS
INTRODUCTION AND APPLICABILITY:
The following Standards are generally applicable to all parcels and within any Intensity
Sub-District. However, certain standards may only apply to certain building types within
an individual Intensity Sub-District and are so noted within the body of the Standard.
Generally Applicable Standards:
1. Street Facing Building Standards:
a. Building Articulation and Massing: The Grapevine Transit District is in
the process of transitioning from an historically suburban to a more
urban/transit oriented fabric. Therefore, each proposed development or
redevelopment must contribute to this transformation and movement toward
a transit oriented context in the following ways:
i. Relationship to the transit oriented pattern and adjacent
contexts: To help define a development’s relationship with the vision
of the Transit District, buildings other than a fee simple housing form
shall be articulated and subdivided into a massing that is reflective of
the mass modulations (hereinafter Bay Modulation) of the Historic
Grapevine Downtown Core. Therefore, if a building exceeds 60 feet
in width, its façade articulation shall be visually divided to appear as
though it is multiple buildings. See standard 2gii for horizontal offset
requirements that must be met within this Bay Modulation when
applicable.
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ii. Tri-partite architecture: All buildings other than fee simple housing
forms fronting a street shall architecturally differentiate the street
level space from second story spaces through the following:
• Void to solid ratio where the percent of void is greater than the
percent of solid in the first-floor wall plane. The void to solid
ratio shall not be less than 1.5:1, and
• A minimum first floor plate height of 15 feet, and
• Canopies or arcade, or
• Architectural expression of a podium, or
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• Material differentiation which complies with the Material
change standard of this document.
Buildings that are two stories or greater shall be designed so that the
building elevation presents a clear base, middle and top (cap) in a
holistic architectural composition. While these attributes are clearly
visible in the historic architecture of Grapevine’s downtown core, they
may also be interpreted in more contemporary design, subject to the
approval of the City.
iii. Upper Story Setback: To create a pedestrian scale, and establish
an architectural complexity that is responsive to the design of
Grapevine Main Station, at least 50 percent of the street-facing
elevation of all upper stories of a building that exceeds three stories
in height shall be set back a minimum of ten feet from the street
facing lower stories. It is recommended that the terrace space
created by this setback be used for patios, rooftop gardens, or other
such people spaces.
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iv. Maximum Building Height: Much of the expression of intensity that
defines the Intensity Sub-Districts (High Intensity, Medium Intensity,
and Low Intensity) is determined by the scale of development as
expressed in Building Height. Therefore, the following building height
maximums are established for the various Intensity Sub-Districts:
MAXIMUM BUILDING HEIGHT TABLE
HIGH
INTENSITY
SUB-
DISTRICT
MEDIUM
INTENSITY
SUB-
DISTRICT
LOW
INTENSITY
SUB-
DISTRICT
NOTES
MAXIMUM
BUILDING HEIGHT 75 55 40 1,2,3,4
MAXIMUM
NUMBER OF
STORIES
6 4 3
Notes:
1. Feature buildings located within the High Intensity Sub-District may exceed the
permitted height specified above in accordance with standard 1biv (Feature Buildings)
in District Specific Standards.
2. May be modified by “v” below.
3. Exclusive of roof top mechanical penthouses in the High Intensity and Medium
Intensity Sub-District.
4. Building height for buildings with sloped roofs shall be measured to the mid-point of
the sloped roof
v. Height Transition: Development of any parcel abutting a Low
Intensity Sub-District at a property line or alleyway is required to
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comply with the following Height Transition. In cases where Height
Transition applies, the permitted height of development must fit with
a height-to-setback envelope created by a sloping line extending
from the common property line of the Low Intensity Sub-District
property or alley way right of way line abutting the Low Intensity Sub-
District, and starting at a height of 30 ft above grade. This line shall
slope at an angle equal to one ft. of height for every one and one-half
ft. of set-back up to the maximum permitted building height in the
Medium Intensity Sub-District and shall apply up to a maximum of 55
ft. from the property line affected by this standard, in the High
Intensity Sub-District.
Any development required to meet this standard must be set back
from the Low Intensity Sub-District property line a distance no less
than of 15 ft.
b. Vehicle and bicycle Parking
i. Required Parking: All parking shall comply with the appropriate
Section of the Grapevine Comprehensive Zoning Ordinance. This
section may be updated for due cause following a parking study(s)
conducted by the City of Grapevine.
ii. Parking Study: City Council and the Planning and Zoning
Commission may consider modifications to the parking requirements
of the Zoning Ordinance for unusual circumstances when supported
36
by a parking study. Unless strict compliance with the Parking
Standards of the Zoning Ordinance is proposed, such study must
substantiate the combination of parking provisions being applied
against parking requirements, and shall identify, at a minimum:
· Parking demand
· Off-site Parking
· On-site Parking
· Hours of peak use as compared to hours pf peak use within ¼
mile
· Ingress and egress to on-site parking and relationship to
adjacent properties.
iii. On-site Surface Parking: Surface Parking areas shall be located so
that they are not directly fronting the rail frontage (within the High
Intensity District) or a street. There shall be an intervening building
and/or building in combination with pedestrian activity space between
the proposed parking area and any frontage defined above. Any
portions of a surface parking facility visible to a street or rail row must
be screened with a built six-foot masonry screen extending from a
structure so as to appear as part of that structure or a built screen in
combination with a landscape screen. Any surface parking area
fronting a public pedestrian way must be screened. A landscaped
open space screen with 75 percent screening efficiency may be used
to satisfy this requirement if meeting other requirements of this
ordinance prevent the use of a building and/or pedestrian amenity as
described above.
iv. Bicycle Parking: Bicycle parking shall be provided equal to ten
percent of the vehicular spaces required.
v. On-site Structured Parking: Any portion of an on-site parking
structure which fronts any street or rail right-of-way must have an
architectural elevation which meets all the requirements of these
standards and is substantially consistent with the building elevations
fronting the same street or rail right-of-way. 50 percent of the ground
floor fronting a street or rail right-of-way within the High Intensity Sub-
District must contain commercial lease space, or (with the approval
of the City of Grapevine) be so constructed that this portion of the
ground floor could be converted to commercial use when demand for
such space is available to the project. Structured parking (including
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podium parking) is required for any residential project with a density
greater than 30 units per acre or any development where:
· the on-site accommodation exceeds 30 vehicles.
· the on-site demand cannot be met, through surface parking, in a way
that allows compliance with the other conditions of this ordinance.
c. Loading and Drive Through Facilities
i. Loading: Dedicated on-site loading areas shall not be visible to any
street or rail right-of-way frontage. Such facilities shall be
incorporated into the vehicle access and parking design. Where alley
access is available, all loading facilities shall be accessed from the
alleyway. Loading service from the street is permitted for loading
vehicles no larger than 26,000 lbs. If facilities for loading by larger
vehicles (larger than 26,000 lbs.) or any vehicle requiring a loading
dock is proposed, all such loading shall be completely off street and
not visible to the street or rail right-of-way.
ii. Drive-up and Drive-through Facilities: Drive-up/Drive-through
facilities and windows are only allowed in conjunction with financial
uses having an existing drive-through service which is being re-
developed, and are subject to the following:
• The number of drive-through lanes shall not be increased
• No menu/order boards are allowed unless they comply with
the sign standards of this ordinance and do not encroach into
the space between the building and the street or the building
and the rail line.
• The drive-up lane shall be adequately screened through the
use of materials matching the materials of the primary
building. The drive-up aisle shall not be entered or exited to
Dallas Road or Main Street.
• The Drive-up lane shall not conflict with pedestrian or vehicle
access or parking.
2. Building Design
a. Integrity of Architectural Form Articulation: Most style associated
features of a building are associated with the roof, the edges, the openings,
and closures to weather (such as the cornice or parapet). Therefore, the
employment of architectural detailing associated with a style must use the
38
characteristic detailing of that style in ways authentic to the style, especially
as it relates to cornice, parapet, corner, opening, entry, belt-courses, mid
story bands, and first floor expression as applicable.
b. Integrity of Material Usage: Most styles, whether the style is traditional or
contemporary, employ materials by which crafted construction (a key aspect
of the building quality sought by the City of Grapevine) can be executed.
Therefore, construction details which are traditionally derived from the work
of the stone mason, the carpenter, the glass artisan, the metal worker, etc.
must use a material that the characteristic craftsperson can work in. The
39
employment of systems or materials that replicate the work of a trade or
artisan are prohibited.
c. Storefronts: The first floor of a street or rail right-of-way frontage of any
structure must create a first-floor articulation that visually reads as a “store
front”. This standard does not apply to any form of fee simple residential
construction. To attain this visual distinction the first floor must
architecturally express the following qualities:
• Set within a minimum first floor plate height of 15 feet.
• Have void to solid ratio no less than 1.5:1 in which the
unsupported area of glazing is no larger than 28 sf.
• Vertical and horizontal subdivision of storefront glazing shall
be at least two inches wide at the frame and one inch wide at
the mullion.
d. Continuity of openings and features within the building form: The
elements of form that comprise a building elevation must derive from a
common justification (e.g. function, proportion, alignment, balance) that
visually explains their placement within the façade composition.
Continuity within the building form includes:
i. Openings: The articulation of openings is a key aspect of building
design. Openings are a primary focus of architectural detail and
treatment of openings reveals consideration to detail and investment
40
in the craftsmanship of construction. Therefore, the following
standards apply to the positioning of, and articulation of, openings in
the architectural façade:
• Relationship to cornice or Parapet: All windows shall be
below the cornice/parapet detail except for dormer windows
when a pitched roof design is employed and at least three feet
below the parapet when a flat roof design is employed. When
the design employs both roof types in the same elevation, the
window heads of the windows regulated by this standard must
align horizontally. Windows may abut a cornice detail or be
engaged with it if the window header modulates with the
banding or detailing of the cornice.
• Purposeful Design: To maintain a sense of purposeful
design and compositional continuity, it is required that the
openings within an elevation have a common reference line
that engages the sill or head. In addition, windows within an
elevation must have a common vertical reference line from the
first to the top floor. Therefore, the random placement of
windows is prohibited. However, a difference reference line for
first floor store front and upper story windows is permitted
where storefront is employed. Where internal functions require
that the positioning of an opening deviates from the regulating
lines, described above, those windows must be decorative or
otherwise have a shape that does not require a reference line
(e.g. round, ocular, or square windows). Alternate window
arrangements may be permitted if such arrangement is the
41
result of purposeful exterior design and is approved by the City
of Grapevine.
• Openings in the elevation: Such openings must be
coordinated with the articulations of mass in the architecture.
Therefore, windows must align with the features that define
the architectural form. For example, windows in a gable shall
not be arbitrarily distributed within the face of the gable so that
they are not responsive to the symmetry of the gable.
However, deviations are permitted when such deviations are
a purposeful act of exterior design and approved by the City
of Grapevine.
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• Orientation of openings: All openings shall be square or
portrait orientation. This does not limit the joining of portrait
units in a single assembly to create an area of glazing or a
balcony/patio entrance provided that the structure that joins
units is clearly expressed in the elevation. This provision does
not include first floor storefronts where such storefronts are
required or used.
• Articulation of openings: Windows, doors, and other
openings or portals shall be articulated with a projected
surround or header unless the absence thereof is deemed by
the City of Grapevine to be characteristic of the style being
proposed and such style is acceptable in the applicable
context.
e. Holistic visual treatment of structure: The City of Grapevine seeks to
eliminate the architectural outcome common to most suburban
development, wherein the street facing façade is the recipient of full
investment in style articulation and other facades are given a lesser
treatment. The City of Grapevine prohibits “facadism” and requires
consistent treatment of style on all elevations of a structure. Herein called
Four-Sided Architecture.
f. Architectural Enclosure: All projected stair ways, elevator shafts,
cantilevered building projections, and bays must be contained within an
architectural enclosure that meets the following conditions:
i. Enclosed within an architectural skin, and
ii. is either expressed within the roof massing or fully contained within
a mass defined by a larger form.
Projected stair ways without architectural enclosure are prohibited.
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g. Motif and Context Continuity: Continuity within the Block-face shall be
maintained as follows:
i. Void-to-solid Ratio: The relationship of the area of void (openings)
to the area of solid (wall) is a key manifestation of the influence of
historic styles in Grapevine’s present day urban streetscape.
Therefore, a void to solid ration is established to maintain continuity
with the existing fabric of the City and the following void to solid ratios
shall apply to all construction other than fee simple housing in the low
intensity sub-district:
• First floor of any structure designed to accommodate a
commercial use as required by these standards: The
amount of void shall be greater than the amount of solid. The
general void to solid ratio shall not be less than 1.5:1, meaning
that there shall should be at least 1.5 times more void than
solid unless another void-to-solid ratio is approved by the City
to maintain consistency with other buildings in the block-face
context. The solid portions of the first-floor façade must extend
vertically to the floors above and to the parapet detail.
• Upper Floors: Floors above the first floor of any structure
except fee simple residential structures in the Low Intensity
44
Sub-District; shall have a solid to void ratio wherein the
amount of solid shall be greater than the amount of void and
not exceed 1:2, meaning that there should be at least two
times more solid than void unless another void-to-solid ratio is
permitted by the City for design expression.
ii. Building Wall Complexity: Except as specified above in Standard
1ai (Relationship to Transit Oriented Pattern and adjacent contexts),
a façade complexity is required to mitigate the potential massiveness
of larger building blocks. Mitigation of massiveness is achieved by a
complexity of plan that reduces the presentation of mass to the
pedestrian. Therefore, a minimum four foot, horizontal offset must be
provided an any building wall exceeding 60 feet. These offsets can
include architectural treatments/ enclosure of balconies. However,
projected balconies which are not enclosed in and architectural form
do not qualify to meet this standard. The Encroachment Zone can be
used to comply with this standard.
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h. Building Entrances: Building entrances of structures other than fee simple
housing structures are considered a primary place of architectural
articulation. Therefore, building entrances shall be clearly defined within the
street fronting or rail fronting elevation.
i. Relief-In-Articulation: Relief in Articulation means the dimensional aspects
of exterior materials assembly. Therefore, the minimum projection of any
element in a built-up profile or decorative assembly shall be ¾ inch per
element of the assembly. Therefore, a parapet cap comprised of corbeled
brick and containing a series of six projected rows of brick will have an
overall projection of 6 X ¾ = 4.5 -inches. Variations of this which include
double/ pared rows are permitted upon approval of the City of Grapevine.
The minimum Relief in Articulation requirements are:
i. Cornice Detail In any pitched roof design: A wall termination at the
roof shall have a cornice detail comprised of at least three projected
elements. Single Family structures in the Low Intensity Sub-District
are required to only have two elements.
ii. Parapet Caps: Parapet caps must be comprised of four projected
elements. This may be reduced to three projected elements when
the parapet is used to conceal a flat roof of a secondary component
of a larger pitched roof structure.
j. Window Surrounds and belt courses: All openings in the exterior skin
shall have an architecturally appropriate header and sill with an optional
jamb except where the style of the architecture is associated with the
absence of such detailing (such as contemporary industrial styles). The
46
required header and sill shall project at least ¾ inch beyond the wall veneer
(full surrounds are encouraged). Window headers/ sills/ surrounds may be
either of the following:
i. Stone, Cast Stone, Terra cotta in all structures
ii. Heavy Timber or carpentered wood for fee simple residential
buildings located in the Medium Intensity or Low Intensity Sub-
Districts.
Other architectural details such as belt courses and base courses shall also
be executed in the above listed materials (as applicable) when such details
are employed and have a minimum projection of ¾ inch for each element of
the detail as stated in standard “i” above.
When an opening header/ sill/ surround is not used because such detail is
not typical of the style, and approved by the City, standards related to the
required offset between the plane of the exterior wall and face of the door
or window still apply.
k. Material Change: Material Change: Material changes in any elevation may
only occur under the following conditions:
i. Material change at an inside corner
ii. Material change that addresses an outside corner must wrap the
corner and change at a location as specified below and is designed
as the termination of an architectural detail/element (such as a
pilaster corner):
• 24 inches from the outside corner for all construction except
the construction identified below,
• 12 inches from the outside corner for all fee simple residential
construction in the Medium and Low Intensity Sub-Districts.
iii. Material change wherein the different material is contained within a
distinct architectural form that projects from the primary architectural
mass.
iv. Material change reflecting an offset between a lower floor and an
upper floor that is at least eight inches for structures two floors or less
and ten inches for structures three floors or more.
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l. Roof Screening and Appurtenances: Roof elements (projections and
appurtenances) shall be screened from street level view as follows:
• Roof Projections: No plumbing stacks, venting stacks,
skylights, cell phone equipment, dishes, or ventilators shall
penetrate the roof surfaces of pitched roofs which face the
street unless multiple street exposures make compliance
impossible and an alternative addressment of the projections
is approved by the City of Grapevine. All such devices shall
be mounted straight and perpendicular to the ground (except
for skylights and ventilators) and be painted to blend with the
roof color. Turbine vents are prohibited except when used on
buildings with an industrial theme. When Roof projections
occur on flat roof structures, they must be hidden from street
view by being set back from the building a distance which
makes public view impossible.
• Roof Mechanical: Roof top mechanical must be screened
behind a parapet wall, set back from the building edge so that
street view is impossible, screened by a City approved/
architecturally appropriate screed structure (mechanical
penthouse) or recessed into a pitched roof so that the incline
of the roof created a screen. Mechanical penthouses must be
designed to appear as integral to the architecture design,
utilitarian screen structures added to the roof of a building,
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which do not appear to be an extension of/ element of the
architectural design/style, are prohibited.
3. Building Construction
a. Primary Veneer Material: All buildings shall comply with the following
permitted use of veneer material as the dominant material of the proposed
structure. At least 80 percent (exclusive of openings) of a structure over
three stories in the Medium Intensity Sub-District or 100 percent (exclusive
of openings) of any structure in the High Intensity Sub-District, any structure
less than three stories, or any structure (regardless of height) fronting a
street or the rail right-of-way; shall be one of the following primary materials.
This primary material requirement does not include secondary architectural
features (defined as cantilevered bays, rooftop structures, upper story
exterior walls fully located within an architectural enclosure, and/or other
feature approved by the City and consistent with this example) where a
secondary material is permitted. The permitted Primary Materials are:
i. Brick: Clay brick, modular size or other sizes that can modulate with
the brick detailing/articulation of openings, cornice, and/or parapet,
and/or other decorative brick details. All brick shall be hard-fired
brick, meeting severe weather standards. Embossed or molded brick
which seeks to creates a sense of aged/ distressed brick material is
generally prohibited unless approved by the City. All brick shall be
laid in a manner as to avoid stacked joints. All building corners (inside
and outside corners) shall be executed in a “toothed” masonry
fashion. Mortar joints shall not generally exceed what is specified in
the diagram below. Weeping or slumped joints are prohibited.
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ii. Stone: Stone laid in a Pattern appropriate to the Commercial
Romanesque styles that dominate the urban fabric of Grapevine. The
general characteristics of this stylistic use include:
a. Tightly coursed pattern such as an ashlar or other coursed
pattern that employs a cut stone, with
b. Worked surface treatments which includes Chisel
drafting, surface tooling (such as struggle face,
Broached face, Drove face, Sparrow pecked, etc.) or
smooth face, or
c. Artificial rustication, as well as
d. Carved stone to create a decorative motif or elements
of a classical order
e. All stone-work shall be laid in a manner as to avoid
stacked joints. All building corners (inside and outside
corners) shall be executed in a “toothed” masonry
fashion.
Such stones are typically used in combination with brick to articulate
architectural features or secondary forms or specialty components of
the design. Where stone is used as the dominant material the
architectural style generally leans toward classicism or Richardsonian
Romanesque. Where stone is used as a veneer material, the City of
Grapevine may approve the use of a stone system that is mechanically
attached, provided that the system uses a true stone.
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iii. Metal: Metal panels may be used as a primary exterior material
where the industrial nature of the design justifies such use, provided
that:
• The metal panel is part of a wall system where joints between
panels are well crafted (e.g. framed by structural elements,
“butt joint” or join at an architectural reveal). The overlapping
of metal panels, as is typical with agricultural structures and
metal utility buildings is prohibited unless such use of metal is
approved by the City of Grapevine because it represents an
historic restoration or reconstruction.
• The metal has a thickness equal to or greater than 18 gauge
iv. Siding: Wood siding and/or a cementitious siding may be used as a
material for fee simple housing forms in the Low Intensity Sub-
Districts only. When siding is used, the corners may be either:
• Mitered: When a wood siding material is being used, corners
may be mitered of the mitered corner is fully blocked and
properly nailed. The detail for closure must be approved by
the City of Grapevine.
• Addressed with a corner board: When a corner board is
used to make corners or terminate siding against openings,
the siding must abut the corner board. In no case shall a
corner board that overlaps the siding be permitted. In all
cases, the corner board material must have sufficient
thickness to fully cover the edge of lapped siding with a ¼ in.
projection beyond that siding but may not be less than 1.5
inches thick. Corner boards joined to complete a tall corner
must be connected with a “spline” joint.
Mechanical attachment clips or prefabricated corner strips for siding
are not permitted.
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v. Stucco: Three coat stucco on metal lath over a structural frame with
expansion joints concealed by filling the joint with an expandable filler
that is troweled flat with the stucco, is the same color as the stucco,
and matches the surface of the stucco texture may be used as a
primary material for fee simple housing forms in the Low Intensity
Sub-Districts only. Drivit/ EFS type systems are prohibited.
b. Secondary Veneer Material: Any portion of a structure not required to be
veneered with a primary material, may be veneered in a secondary material.
Secondary Materials include the following:
i. Stucco: Three coat stucco on metal lath over a structural frame with
expansion joints concealed by filling the joint with an expandable filler
that is troweled flat with the stucco, is the same color as the stucco,
and matches the surface of the stucco texture. Dryvit/ EFS type
systems are prohibited.
ii. Metal: Architectural metal wall systems. Also, fabricated decorative
metal panels, opening frames, pediments, edging, columns, bases,
and entablatures are permitted.
iii. Siding: Wood or cementitious siding complying with the restrictions
on its use specified above in Standard 3aiii.
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c. Prohibited Materials: For the purpose of establishing an enduring building
stock that is reflective of the civic commitment to this Transit District as well
as promoting excellence in construction, the following materials are
prohibited for any application visible on the exterior of a building:
i. Fiber Glass
ii. Styrofoam or stucco over Styrofoam
iii. Plastic
iv. Aluminum
v. Stucco applied to look like a projected stone, cast stone, or terra cotta
vi. Cementitious material used in any application which makes a spline,
corner, miter, or decorative shape.
vii. Stucco board or cementitious panels other than siding used as
specified above.
viii. Masonite and Masonite products
ix. Composition wood products used as an exterior material with the
exception of exterior grade finished veneer plywood, trim craft used
as a soffit board, or other smooth finish soffit board that is not
Masonite like product.
x. Dryvit/ EFS type systems.
xi. Cast in place concrete
xii. Precast concrete (other than cast stone)
xiii. Concrete masonry units, except when used as part of an industrial
themed design upon approval by the Planning and Zoning
Commission and City Council.
d. Roof Material: Acceptable Roof materials include:
i. Flat roof: Flat roofs may be either a built-up bituminous roof or a
membrane roof provided it is installed in accordance with
manufacturer‘s specifications and issued a 30 yr. warranty. All flat
roofs shall be hidden from view, behind a minimum 12-inch parapet.
53
ii. Pitched Roof: Pitched roofs may be either a true standing seam
(standing, folded and soldered seams), a commercial metal roof
system that looks like a traditional hand-crafted metal roof and is
approved by the City of Grapevine, slate, simulated slate, clay tile for
any pitched roof. A 40-year warranty, high profile Composition
Shingle may be used for pitched roofs on fee simple housing in both
the Medium Intensity and all housing in the Low Intensity Sub-
Districts.
iii. Parapet cap: Parapet caps shall be either clay brick, cut stone, cast
stone, tile, or terra cotta. In addition, Pressed Metal (specifically
created to decoratively cap a parapet) may be used when approved
by the City
e. Window Glazing: All Glazing and Glazing systems shall comply with the
following:
i. Glass: Reflective Glass is prohibited. Tinted glass and dark adhesive
films where the transmission coefficient exceeds 27 percent is
prohibited.
ii. Stained Glass: Stained Glass is permitted if the glass unit is crafted
in accordance with one of the following techniques:
• Soldered camming
• “H” camming
iii. Prohibited Glazing Materials: No acrylic or pourable decorative
glass is allowed. Glazing systems (such as a Pilkington System) may
be used in certain accent areas of a more contemporary design if
approved by the City.
f. Carpentered Exterior Trim: All carpentered exterior trim shall be a high
quality finished grade wood stock. Composition wood products are
prohibited with the exception that exterior grade finished veneer plywood,
smooth finished soffit board, or trim craft soffit board may be used for soffits.
Masonite type products are prohibited for exterior use. If a trim installation
is to be joined along any continuous run of material, the necessary joint must
be a “spline” joint. All outside corners must be mitered and blocked, having
sufficient closure that that the joint is not visible from the street. Corners
may not be closed by any other means than a carpentered joint or
decorative detail. Trim clips and prefabricated corner devices are prohibited.
Fascia and gable molds must be stepped at the drip mold unless hidden by
a gutter. Carpentered trim that forms a masonry/veneer pocket must have
a complexity achieved in one of the following ways:
54
i. Trim Mold
ii. Built-up step molding
iii. Other traditional detail such as dentil mold
g. Wall Construction: For the purpose of higher energy ratings, depth of
offset at facade openings, and more enduring construction; all wood framed
exterior walls must be constructed as follows:
i. When Shim mounted or Flange mounted windows are used in brick
or stone veneered walls, framing may be conventional 2 x 4 framing
provided that a minimum offset between the surface of the opening
and the surface of the exterior wall is 3.5 inches.
ii. When shim mounted windows are used in walls veneered with any
permitted material other than brick or stone, the required 3.5-inch
offset from the face of the window or door unit from the exterior face
of the veneer, exterior walls must be framed with 2 x 6 members in
order to achieve a 3.5-half -inch minimum off set within the opening.
iii. When flange mounted windows are used in walls veneered with any
permitted material other than brick or stone, the required 3.5-inch
offset from the face of the window or door unit, exterior walls must be
framed with:
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• 2 x 6 members and the flange mounted window attached to a
nailing frame that flushes with the interior face of the 2 x 6
framing member, in order to achieve a 3.5-inch minimum off
set within the opening.
• Double 2 x 4 members and the flange mounted window
attached to inner 2 x 4 section and the second 2 x 4 section
providing the required 3.5-inch minimum offset from the
window sash or door opening.
iv. The required offset may be achieved by the projection of a brick,
stone, cast stone, or terracotta window surround for fee simple
residential structures in the Medium Intensity and Low Intensity Sub-
Districts. Carpentered Wood may be used as a window surround to
achieve the required 3.5-inch offset for single family detached
structures in the Low Intensity Sub-Districts only.
4. Landscaping: The purpose of Landscape Standards is to establish continuity in
the streetscape, a consistently high level of pedestrian amenity, and preservation
of the value created by public investment in the Grapevine Transit District.
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Therefore, the following Standards are applicable to all Development within the
High Intensity and Medium Intensity Sub-Districts:
a. Street and rail frontage landscaping: Each property fronting a street or
rail line must plant trees that extend and contribute to the public streetscape/
rail scape. The specie of tree (hereinafter “Thematic ROW Tree”) to be
planted and placement of such trees shall conform to the Urban Design Plan
attached to this ordinance. Thematic ROW Trees are required along all
street and rail frontage. Thematic ROW Trees s shall be spaced no further
than 30 feet on center and shall be located in either:
i. A five-foot wide planter strip (hereinafter streetscape planting zone)
between the back of curb and the unobstructed walkway, as shown
of Urban Design Plan Sections #1,#2,#3,#5,#6,#8,#9,#10; or a wider
landscape strop along the rail ROW as shown on the Urban Design
Plan Section #4.
ii. Within tree-wells, the center of which is located no more than three
ft. from the street curb or in tree wells along the rail ROW as shown
on the Urban Design plan.
iii. Within four feet of public connections/walkways on private parcels.
Thematic ROW planting shall be provided by the property owner as part of
the development of any parcel unless such landscape is part of a Public
Improvement Project approved by the City of Grapevine.
b. Other planting in the Streetscape Planting Zone: Where Thematic ROW
Trees are located in Streetscape Planting Zones rather than tree grates,
programs of ornamental flowers are permitted provided that they are
properly irrigated and maintained by the fronting property owner and
approved by the City of Grapevine. Otherwise, the infill planting shall be the
Thematic ground cover and understory plants specified in the Urban Design
plan.
Infill planting shall be provided by the property owner as part of the
development of any parcel unless such landscape is part of a Public
Improvement Project approved by the City of Grapevine.
c. Installation and Maintenance of Thematic ROW Trees and the
Streetscape Planting Zone: All planting shall conform to the installation
standards indicated in the typical planting section illustrated below. All
installation and maintenance of Thematic ROW Trees and Streetscape
Planting Zone shall be the responsibility of the fronting property owner as
part of the development of any parcel unless such landscape is part of a
Public Improvement Project approved by the City of Grapevine.
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d. Park and Plaza Landscaping: Parks and plazas should provide adequate
landscape enhancement for pedestrians. Therefore, all plazas, open
spaces, and/or Pedestrian Amenities provided in accordance with this
ordinance shall provide one of or a combination of the following:
i. One canopy tree for every 350 sf. This standard does not apply to
Arcades or Pedestrian Streetscapes as described in standard 2ci and
2cii under District Specific Guidelines. Approved canopy trees are
specified on the Plant list attached to this ordinance.
ii. Ornamental landscape containing ornamental trees (as specified in
the attached plant list) and other decorative planting.
e. Parking lot landscaping: All parking lots must have trees planted such that
no parking space is more than four contiguous parking spaces away from a
tree. Additionally, all parking lots should be screened from streets as
specified in standard 1biii (above).
f. Maintenance: All landscaping installed in accordance with this ordinance
shall be maintained by the property owner as provided in Sec 53,
Landscaping Regulations of the Grapevine Comprehensive Zoning
Ordinance. An automatic in-ground irrigation system with rain and freeze
sensory capability shall be provided for all landscaping.
g. Submission of a Site Landscape Plan: All properties seeking approval
under this ordinance must submit a complete site landscape plan for City
approval, showing:
58
i. Plants and Plant List
ii. All landscape features that comply with this ordinance
iii. All other proposed landscaping
5. Lighting: The purpose of lighting in the Grapevine Transit District is to enhance its
night-time form by creating: A. a lower ambient light level at the ground, in street
and rail frontage settings, that allows the internal lighting of retail and entertainment
activity to be highly visible to the street and B. provide security in those areas that
do not have rail or street frontage. In the street and rail setting, lighting is also
meant to accentuate signage as a key visual expression of activity and use…as
well as highlight distinctive architecture.
a. The following types of lighting are prohibited:
i. Sodium Vapor Light Source
ii. Flood lights on building facades with street or rail frontage
iii. Internally lit signage
iv. Building down lights and utility lights (exclusive of building sconces
and other decorative fixtures specified below) on any street or rail
fronting façade.
b. The following types of lighting are permitted:
i. Building down lighting achieved through decorative light fixtures
projected from the building façade by ornamental light arms. Parapet
or Building mounted security lighting meant to light the ground plane
or the street/ rail fronting façade that is not a decorative fixture is
prohibited.
ii. Soffit lighting in canopies, arcades, entryways, or other permitted
cover of an activity area.
iii. Front lighting for building mounted signs and horizontal mast signs
iv. Halo light for building mounted signs
v. Temporary, portable area lighting meant for special purpose activity
vi. Marquee lighting
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vii. Neon signage
viii. Patio String Lights
ix. Landscape lighting
x. Pedestrian lighting standards and fixtures that are compatible with
the thematic street lighting selected by the City of Grapevine for the
Transit District.
xi. Parking lot lighting necessary to create the ambient light level
required by code.
c. Visibility of Light Source: All projected lighting or front lighting shall be
hooded by an ornamental fixture that prevents visibility of the light source
from neighboring properties.
d. Excluded from this regulation:
i. Emergency lighting required by any code
ii. Other lighting required by any code
iii. Special lighting required for safety, such as step lights.
6. Outdoor Furnishings. Benches and other public seating, bollards, freestanding
light fixtures, water fountains, pet watering stations, directional/wayfinding
signs, trash/recycling receptacles, and other outdoor elements provided for the
public or semi-public domain shall be utilized from the City of Grapevine’s list
of approved public elements.
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SIGN STANDARDS
61
SIGN STANDARDS APPLICABLE TO ALL DISTRICTS (DRAFT)
a. Permitted Signs
The Permitted Attached/Building Mounted Sign Types in the High Intensity
and Medium Intensity Development Districts include:
Awning Signs:…………………………………………..
Corner Building Signs: ………………………………
Header Signs: ………………………………………….
Horizontal Blade Signs:………………………………..
Mid Story Building Signs: ……………………………..
Parapet Building Signs………………………………..
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Window Signs: ………………………………………….
Marquee Signs:…………………………………………
Parapet Cap Signs: ……………………………………
Flags and Banners: ……………………………………
Sandwich Board Signs: ……………………………….
b. Sign Regulations for Sign Types and creating a Sign Space Envelope
i. Building Signs (exclusive of Marquee Signs and Parapet Cap
Signs)
A sign placed on a building must be located in architecturally
meaningful location on the building façade, hereinafter referred to
as a “Sign Space Envelope”. Therefore, all permitted building
signs must be located within a “Sign Space Envelope” as illustrated
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below. Any Building Sign located within a Sign Space Envelope
must maintain a minimum edge distance as specified in the diagram
below. Permitted Building signs are:
· Painted Sign
· Pin mounted pierced metal
· Framed panel mounted on brackets or pins
· Individual pin mounted letters
All building signs may be front lit, or halo lit. Internal illumination is
prohibited for building mounted signs except for Marquee Signs.
Building signs may have more than one tenant in the same sign
provided there is only one Building Sign per building, or individual
Building Signs for each tenant may be permitted below the second
floor, provided they are all placed within the Sign Space Envelope.
ii. Horizontal Blade Signs
Horizontal Blade signs are signs boards and shapes hung from a sign
arm mounted to a building arcade, or canopy. Post mounted blade
signs are prohibited. All Horizontal Blade Signs shall meet the
specifications laid out in the following diagram. These specifications
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address size, ground clearance and maximum projection. In no case
shall a blade sign:
· Project over a vehicular way (including private drives)
· Project over a fire lane or utility easement
· Project over a street right of way or the minimum unobstructed
pathway
iii. Awning Signs
Awning Signs shall comply with the specifications laid out in the
following diagram. These specifications address:
· Awning Sign Area
· Awning Fascia
· Awning projection
· Ground Clearance
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· Awning side
iv. Marquee Signs
Marquee Signs shall comply with the specifications laid out in the
following diagram. These specifications address:
· Minimum Ground Clearance
· Maximum Vertical Projection above the parapet
· Maximum Horizontal Projection
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v. Header Signs
Header Signs shall comply with the specifications laid out in the
following diagram:
v. Parapet Cap Signs
Parapet Cap Signs are permitted and may extend above the parapet
line a maximum distance of four feet provided the location of the sign
reinforces a significant architectural element of the building it serves
(such as located over the main entry, or on a landmark feature).
Internal illumination of letters is prohibited in a Parapet Cap Signs
(except for neon letters permitted below). The following types of
illumination are permitted:
· External up or down lighting
· Neon letters and decorative elements
· Individual light bulbs infilling a frame
· Halo lighting
67
Neon light Individual light bulbs Halo light External Down Light
in a Frame
vi. Portable Sandwich Board Sign
A portable sign, consisting of two panels of equal size, made of
painted, decay resistant wood, which are hinged at the top and
placed on the ground or pavement so as to be self-supporting.
Portable Sandwich Boards must conform to the following regulations:
· Maximum sign height shall be three feet.
· Maximum sign width shall be two feet.
· Signs shall not be placed in front of adjoining property.
· A minimum clear sidewalk width of 48 inches shall be
maintained.
· Chalkboards may be used for daily changing messages. No
changeable letters on tracks may be used.
· Sign must be removed after business hours.
vii. Flags and Banners
Flags and Banners are allowed provided that:
· A Temporary Sign permit is obtained accordance with the
City of Grapevine Sign Ordinance
· That the installation of Flags and Banners complies with
standards for Flags and Banners established in the City of
Grapevine Sign Ordinance
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viii. Applicability
The number of permitted signs per building are as follows:
· Corner, Parapet, Mid-story signs: one per building (where
there are multiple tenants to be represented in a Building
Corner, Parapet, or Mid-Story Sign’ such tenants must be
identified in a single sign). Mid-Story signs between the first
and second floor, and header and parapet signs on one-
story buildings are not limited when advertising multiple
tenants, but must remain within the sign space as identified
in bi above.
· Marquee signs: one per building
· Awning signs: one per awning in each permitted location
· Horizontal Blade Signs: one per premise, or one per tenant
when there are more than one tenant per building
· Window Signs: Located on the storefront only and no sign,
or combination of signs, may cover more than 50 percent of
the glazed area in which the sign is located.
ix. Excluded from this regulation
· Any signage required by any code
· Directional signage as needed for circulation management
· Any cautionary or warning sign
· Signs indicating “open” or “closed”
· City owned and sponsored signs
· Any sign that replicates a historic sign, or any sign with
historic significance when approved by the Historic
Preservation Officer and the Building Official
· Any sign approved by the Planning and Zoning Commission
and City Council through the Conditional Use Permit process
69 APPENDIX A Transit District Boundaries
70
71 APPENDIX B Intensity Sub-Districts
72
73 APPENDIX C Urban Design Plan With Street Sections
74
75
76
77
78
79
80
81
82
83
84
85 APPENDIX D Dallas Road Hike and Bike Trail Plans Dallas Road Improvement Plans
86
87
88
89
90
91
92
93
94
95
96
97
98 APPENDIX E Thematic Street Tree Plan
99
100
101
102 APPENDIX F Approved Plant Lists
103 NO. COMMON NAME BOTANICAL NAME PREFERRED LOCATIONS TREE LIST 1 Autumn Blaze Maple Acer freemanii Extended rail plaza 2 Shantug Maple Acer truncatum Extended rail plaza 3 Dura Heat River Birch Betula nigra “BNMTF” Site landscape & private pedestrian 4 Ginkgo Ginkgo biloba Main Street 5 Skyline Honeylocust Gledistia triacanthos var inermis “Skycole” Skyline Main Street 6 Golden Rain Tree Koeireuteria paniculata Site landscape & private pedestrian 7 Tulip Tree Liriodendron Site landscape & private pedestrian 8 Texas Pistache Pistacia texana Dallas Road 9 Chinkapin Oak Quercus muehlenbergii Site landscape & private pedestrian 10 Southern Live Oak Quercus virginiana “Heritage” “Cathedral” Dallas Road (median) 11 Princeton American Elm Ulmus Americana “Princeton” Dallas Road 12 Allee Elm Ulmus Chinensis Allee Site landscape & private pedestrian 13 Cedar Elm Ulmus crassifolia Extended rail plaza 14 Bosque Elm Ulmus parviflia “Bosque” Site landscape & private pedestrian 15 Athena Classic Elm Ulmus Parvifolia “Emer I” Site landscape & private pedestrian ORNAMENTAL TREE LIST 1 Japanese Maple Acer Palmatum Planters along Dallas Road 2 Desert Willow Chilopsis linearis Planters along Dallas Road 3 Chinese Fringetree Chionanthus retusus Planters along Dallas Road 4 Possumhaw Ilex decidua Planters along Dallas Road 5 Yaupon Holly Ilex vomitoria Planters along Dallas Road 6 Mexican Plum Prunus Mexicana Planters along Dallas Road 7 Eve’s Necklace Styphnolobium affine Planters along Dallas Road 8 Viburnum Viburnum opulus Planters along Dallas Road 9 Chaste Tree Vitex agnus-castus Planters along Dallas Road
104 10 Crepe Myrtle Lagerstroemia Planters along Dallas Road 11 Redbud Cercis Canadensis Planters along Dallas Road EVERGREEN LIST 1 East Palatka Holly Ilex x attenuate “East Palatka” Extended rail plaza 2 Foster’s Holly Ilex x attenuate “Fosteri” Screening along rail plaza 3 Savannah Holly Ilen x attenuate “Savannah” Screening along rail plaza 4 Nellie R Stevens Holly Ilex “Nellie R Stevens” Screening along rail plaza SHRUB LIST 1 Glossy Abelia Abelia x grandiflora “kaleidoscope General site landscape 2 Ornamental Onion Allum x “gladiator” General site landscape 3 Artemisia “Powis Castle” Artemisia “Powis Castle” General site landscape 4 Hardy Plumbago Ceratosigma plumbaginoides General site landscape 5 Coreopsis “Early Sunrise” Coreopsis grandiflora “Early Sunrise” General site landscape 6 Grey Leaf Cotoneaster Cotoneaster glaucophyllus General site landscape 7 Beautiful Chinese Wood Fern Dryopteris pulcherrima General site landscape 8 Blue Wildrye Elymus glaucus “Buckley” Rail Plaza/General site landscape 9 Greyser White Gaura Gaura lindheimen “greyser white” General site landscape 10 Gaura “Whirling Butterflies” Gaura lindheimen “Whirling Butterflies” General site landscape 11 German Iris Iris germanica General site landscape 12 Juncus “Blue Arrows Rush” Juncus inflexus General site landscape 13 Juncus Blue Arrow Juncus inflexus “blue arrow” General site landscape 14 Gayfeather Liatris pycnostachya General site landscape 15 Texas Sage “Thunder Cloud” Leucophyllum candidum “Thunder Cloud” General site landscape 16 Giant Lilyturf Lirope gigantea General site landscape 17 Lantana “New Gold” Lantana x hybrid “New Gold” General site landscape 18 Texas Lantana Lantana urticoides General site landscape 19 Black Foot Daisy Melampodium Leucanthum General site landscape
105 20 Little Kitten Maiden Grass Miscanthus sinensis “Little Kitten” General site landscape 21 Gulf Muhly Muhienbergia capillaris “gulf coast” Rail Plaza/General site landscape 22 Pine Muhly Muhienbergia dubia Rail Plaza/General site landscape 23 Walkers Low Catmint Nepeta x faassenii “walkers low” General site landscape 24 Russian Sage Perovskia atriplicifolia General site landscape 25 Rosemary Rosmarinus officinalis General site landscape 26 Black-eyed Susan Redbeckia fuldida “Goldstrum” General site landscape 27 Autumn Sage Salvia greggii General site landscape 28 Indigo Spires Salvia x “indigo spires” General site landscape 29 Lavender Cotton Santolina chamaecyparissus General site landscape 30 Little Bluestem Schyzacharium scoparium Rail Plaza/General site landscape 31 Texas Betony Stachys coccinea “texas betony” General site landscape 32 Skelton Leaf Goldeneye Viguiera senoloba General site landscape 33 Common Periwinkle Vinca minor General site landscape 34 Orange Zexmenia Wedelia acapulcensis var hispida General site landscape TURF/GROUNDCOVER LIST 1 Horseherb Calyptocarpus vialis General site landscape 2 Blue Sedge Carex flacca General site landscape 3 Texas Sedge Carex retroflexa var “texensis” General site landscape 4 Bermuda Grass Cynodon dactylon General site landscape 5 Liriope Liriope muscari General site landscape 6 Large Yellow Daffodill Narcissus x “dutch master” General site landscape 7 Mondo Grass/Dwarf Mondo Grass Ophiopogon japonicas General site landscape 8 Aztec Grass Ophiopogon intermedius General site landscape 9 Creeping Phlox Phlox subulata General site landscape 10 Dwarf Katie Ruellia Ruellia brittoniana “Katie” General site landscape 11 Lambs Ear Satchys byzantine General site landscape 12 Wooly Stemodia Stemodia lanata General site landscape 13 Woolly Thyme Thymus pseudolanuginosus General site landscape
106 VINE LIST 1 Crossvine Bignonia capreolata General site landscape 2 Trumpet Vine Campsis radicans General site landscape 3 Sweet Autumn Clematis Clematis paniculata General site landscape 4 Sweet Summer Clematis Clematis “Sweet Summer Love” General site landscape 5 Carolina Jasmin Gelsemium sempervirens General site landscape 6 Evergreen Wisteria Millettia reticulata General site landscape 7 Virginia Creeper Parthenocissus quinquefolia General site landscape 8 Boston Ivy Parthenocissus tricuspidata General site landscape 9 Confederate Jasmine Trachelospermum jasminoides General site landscape Note: All plant materials listed are preferred. However, alternate plant materials can be considered on a case by case basis.