HomeMy WebLinkAboutAM1992-06DATE: NOVEMBER 9, 1992
TO: HONORABLE MAYOR AND MEMBERS OF CITY COUNCIL AND
THE PLANNING AND ZONING COMMISSION
FROM: TRENT PETTY, CITY MANAGER
H.T. HARDY, DIRECTOR OF COMMUNITY DEVELOPMENT
SUBJECT: PROPOSED AMENDMENTS TO COMPREHENSIVE ZONING
ORDINANCE 82-73, SECTION 12, DEFINITIONS, SECTION 21, "R-
MF -1" MULTI FAMILY, SECTION 22, "R -MF -2" MULTI FAMILY,
SECTION 24, "CN" NEIGHBORHOOD COMMERCIAL AND
SECTION 27, "PO" PROFESSIONAL OFFICE FOR PERSONAL CARE
FACILITIES
MEETING DATE: NOVEMBER 17, 1992
RECOMMENDATION
Staff recommends the City Council and the Planning and Zoning Commission consider adopting
the proposed amendments for personal care facilities.
BACKGROUND
The proposed amendments are the result of a citizen's request to consider allowing personal care
facilities in Grapevine. Mr. J.C. Jones requested at the Planning and Zoning Commission's
regular September 15, 1992 meeting to consider the proposed use. The Planning and Zoning
Commission tabled request to the September 29, 1992 Workshop, so Staff could survey how
other cities regulate personal care facilities. The Planning and Zoning Commission after
discussing the proposed personal care facilities and other cities' regulations, asked Staff to bring
forth proposed amendments at the October 20, 1992 regular meeting. The proposed amendments
were to define personal care facilities and to list it as a conditional use in "R -MF -1", "R -MF -2",
"CN" and "PO" districts and specific parking regulations. The Planning and Zoning
Commission after reviewing the proposed amendments at the October 20, 1992 meeting,
authorized Staff to set a public hearing for the November 17, 1992 meeting to consider adopting
the proposed amendments.
Fa
333. PERSONAL CARE FACILITY shall mean an establishment
that furnishes, in one or more facilities, food and
shelter to four or more persons who are unrelated
to the proprietor of the establishment; and
Provides personal care services• and in addition
Provides minor treatment under the direction and
_supervision of the resident's attending physician
licensed by the Texas State Board of Medical
Examiners, or services which meet some need beyond
basic provision of food shelter, and laundry.
Incidental uses and/or services may include
Protective supervision, personal care, social and
recreational services, transportation services
private or common kitchen/dining facilities so
lona as such services are provided to residents
only.
332-359. RESERVED FOR FUTURE USE.
360. RAILROAD EQUIPMENT STORAGE YARDS shall mean a place
for the storage of railway cars, boxcars and
engines and related equipment.
361. RAILWAY FREIGHT STATION shall mean an establishment
which charges for the transport of goods, by
railway from one city to another, designed for
storing and hauling of goods so transported or to
be so transported, but excluding the outside
storage of railway cars, boxcars, and engines.
362. REAR YARD shall mean a space unoccupied by a
principal structure extending for the full width of
the lot between a principal structure and the rear
lot line.
363. RELIGIOUS INSTITUTION shall be held to include a
church as defined herein.
364. RETAIL STORE shall mean a place where goods, wares,
merchandise and commodities are sold and
transferred directly to the purchaser or consumer
in small quantities such as by the single yard,
pound, gallon, single articles as opposed to
wholesale trade.
365. REVERSE FRONTAGE LOTS shall mean a corner lot, the
rear of which abuts the side of another lot.
366-388. RESERVED FOR FUTURE USE.
389. SALVAGE YARD shall mean the outside storage of
refuse and the recovery of usable portions of same.
051992 18 Section 11-12
R -MF -1 Multi Family Section 21 Draft 10/21/92
2. Swimming pools and tennis courts no nearer than
seventy-five (75) feet to any residentially zoned
district.
3. Laundry room for use of tenants.
4. Meeting, party and/or social rooms in common areas
only.
5. Cabana, pavilion or roofed area.
6. Mechanical and maintenance equipment related to a
principal use no nearer than one hundred twenty
(120) feet to any adjacent residentially zoned
district and housed in an enclosed building.
7. Screened garbage and/or solid waste storage on a
concrete pad, no nearer than fifty (50) feet to any
adjacent R-3.5, R-TH, R-5.0, R-7.5, R-12.5, R-20
zoned district, and not within the front setback.
C. CONDITIONAL USES: The following conditional uses may be
permitted provided they meet the provisions of Section 48
and a Conditional Use Permit is issued.
1. Public and non-profit institutions of an
educational, religious or cultural type excluding
correctional institutions and hospitals.
2. Non-profit community centers.
3. Memorial gardens and cemeteries.
4. Nursing homes.
5. Day care centers (See Section 21.N.).
6. Personal Care Facilities (See Section 21.N.)
D. LIMITATIONS OF USES: None specified.
E. PLAN REQUIREMENTS: No application for a building permit
for construction of a principal building shall be
approved unless:
1. A Plat, meeting all requirements of the City of
Grapevine has been approved by the City Council and
recorded in the official records of Tarrant County.
2. A Site Plan, meeting the requirements of Section
47, has been approved.
081688 2 Section 21
3. A Landscape Plan, meeting the requirements of
Section 53, has been approved.
F. DENSITY REQUIREMENTS: The following density requirements
shall apply.
1. MAXIMUM DENSITY: The maximum density within the R-
MF -1 District shall not exceed twelve (12) dwelling
units per gross acre.
2. LOT SIZE: Lots for any permitted use shall have a
minimum area of two (2) acres. Day care centers
and personal care facilities permitted as a
conditional use shall meet the requirements of
Section 21.N.1.
3. MINIMUM OPEN SPACE: Not less than twenty-five (25)
percent of the gross site area shall be devoted to
open space, including required yards and buffer
areas. Open space shall not include areas covered
by structures, parking areas, driveways and
internal streets.
A portion of the minimum open space equivalent to
two hundred fifty (250) square feet per dwelling
unit shall be devoted to planned and permanent
usable recreation areas. The amount, location and
type of usable recreation space shall be shown on
the site plan.
4. MAXIMUM BUILDING COVERAGE: The combined area
occupied by all main and accessory buildings and
structures shall not exceed fifty (50) percent of
the total lot area.
5. MAXIMUM IMPERVIOUS AREA: The combined area
occupied by all main and accessory buildings and
structures, and paved parking and driveway areas
shall not exceed seventy-five (75) percent of the
total lot area.
6. MINIMUM FLOOR AREA: Every dwelling hereafter
erected, constructed, reconstructed or altered in
the R -MF -1 District shall have a minimum square
feet of floor area, excluding common corridors,
basements, open and screened porches or decks, and
garages as follows:
a. Efficiency unit, square feet...... 600
b. One bedroom unit, square feet..... 750
081688 3 Section 21
C. Two bedroom unit, square feet..... 900
d. Three bedroom unit, square feet... 1000
e. Units containing a minimum of six hundred
(600) square feet to seven hundred fifty (750)
square feet shall not exceed fifteen (15) per
cent of the total number of units in the
development.
G. AREA REGULATIONS: The following minimum standards shall
be required. Day care centers and personal care
facilities permitted as a conditional use shall meet the
requirements of Section 21.N.2.
1.
Depth
of
front yard, feet ...................
30
2.
Depth
of
rear
yard, feet ....................
25
3.
Width
of
side
yard, each side ...............
20
4.
Width
of
lot,
feet ..........................200
5.
Depth
of
lot,
feet ..........................200
H. BUFFER AREA REGULATIONS: Whenever an R -MF -1 District is
located adjacent to an existing or zoned residential
district or lower density development, without any
division such as a dedicated public street, park or
permanent open space, all principal buildings or
structures shall be set back a minimum of forty (40) feet
from the adjoining property line. The setback area shall
contain appropriate landscape improvements, fencing,
berms or trees to adequately buffer adjoining uses.
I. HEIGHT REGULATIONS: The following maximum height
regulations shall be observed.
1. The maximum height of the principal structures
shall be two (2) stories not to exceed thirty-five
(35) feet. Whenever a multi -family structure is
erected contiguous to an existing single-family
dwelling, the number of stories and height of the
multi -family structure shall not exceed the number
of stories and height of the contiguous single-
family dwelling. In no instance shall the height
of a multi -family structure exceed two (2) stories
or thirty-five (35) feet.
2. The maximum height of an accessory structure shall
be one (1) story not to exceed fifteen (15) feet.
081688 4 Section 21
111 11"
•. , _ ♦ • �.
6. The minimum distance between any two (2) unattached
buildings shall be twenty (20) feet or the height
of the building whichever is greater. Whenever two
(2) principal structures are arranged face to face
or back to back, the minimum distance shall be
fifty (50) feet. The point of measurement shall be
the exterior walls of the buildings and does not
include balconies, railings or other architectural
features.
7. Off-street parking areas shall not be closer than
ten (10) feet to any adjacent property line.
Whenever an off-street parking, vehicular use or
storage area is within sixty (60) feet of any
adjacent residential district, it shall be screened
by a fence, wall or berm at least six (6) feet
high.
8. Parking of recreational vehicles, trailers, motor
homes, boats, towed trailers and similar vehicular
equipment are permitted provided they are located
in a designated vehicular use area which is
screened from adjacent residential districts by a
fence, wall or berm at least eight (8) feet in
height. No vehicular use or storage area shall be
located in a required front yard or adjacent to a
public right-of-way. Such areas shall also be
located at least ten (10) feet from any adjacent
property line.
N. DESIGN REQUIREMENTS FOR DAY CARE CENTERS AND PERSONAL
CARE FACILITIES: The following minimum design
requirements shall be provided in the R -MF -1 Multi -Family
District.
1. MINIMUM LOT SIZE OF DAY CARE CENTERS AND PERSONAL
CARE FACILITIES: Lots for day care centers and
personal care facilities permitted as a conditional
use shall have a minimum lot area of one (1) acre.
2. MINIMUM AREA REGULATIONS OF DAY CARE CENTERS AND
PERSONAL CARE FACILITIES: The following minimum
standards shall be required for day care centers
and personal care facilities permitted as a
conditional use:
1. Depth of front yard, feet........... 30
2. Depth of rear yard, feet............ 25
3. Width of side yard, each side....... 20
081688 6 Section 21
V1111
• , °y • •
d. Width of lot, feet .................. 150
e. Depth of lot, feet .................. 175
081688 7 Section 21
R-MF
2 Multi
a
Family
C.
2. Swimming pools and tennis courts no nearer than
seventy-five (75) feet to any residentially zoned
district.
3. Laundry room for use of tenants.
4. Meeting, party, and/or social rooms in common areas
only.
5. Cabana, pavilion, or roofed area.
6. Mechanical and maintenance equipment related to a
principal use no nearer than one hundred twenty
(120) feet to any adjacent residentially zoned
district, and housed within an enclosed building.
7. Screened garbage and/or solid waste storage on a
concrete pad and no nearer than fifty (50) feet to
any adjacent R-3.5, R-TH, R-5.0 R-7.5, R-12.5, R-20
zoned district and not within the front setback.
CONDITIONAL USES: The following conditional uses may be
permitted provided they meet the provisions of Section 48
and a Conditional Use Permit is issued.
1. Public and non-profit institutions of an
educational, religious, or cultural type excluding
correctional institutions and hospitals.
2. Nonprofit community centers.
3. Memorial gardens and cemeteries.
4. Nursing Homes.
5. Day Care Centers (See Section 22.N.).
6. Personal Care Facilities (See Section 22.N
D. LIMITATION OF USES: None specified.
E. PLAN REQUIREMENTS: No application for a building permit
for construction of a principal building shall be
approved unless:
1. A Plat, meeting all requirements of the City of
Grapevine has been approved by the City Council and
recorded in the official records of Tarrant County.
2. A Site Plan, meeting the requirements of Section
47, has been approved.
081688 2 Section 22
R®NIR-2 Multi Family Section 22 Draft 10/21/92
3. A Landscape Plan, meeting the requirements of
Section 53, has been approved.
F. DENSITY REQUIREMENTS: The following density requirements
shall apply.
1. MAXIMUM DENSITY - The maximum density within the R-
MF -2 District shall conform to the following
requirements.
a. The maximum density shall be sixteen (16)
units per acre if the minimum nonvehicular
open space is twenty (20) percent or less of
the total site area.
b. The maximum density shall be eighteen (18)
units per acre if the minimum nonvehicular
open space is between twenty (20) and twenty-
five (25) percent of the total lot area.
C. The maximum density shall be twenty (20) units
per acre if the minimum nonvehicular open
space exceeds twenty-five (25) percent of the
total lot area.
d. The maximum density within the R -MF -2 District
shall not exceed twenty (20) dwelling units
per gross acre.
e. Nonvehicular open space is any area not
devoted to buildings, parking, loading,
storage, or vehicular use.
2. LOT SIZE: Lots for any permitted use shall have a
minimum area of two (2) acres. Day care centers
and personal care facilities permitted as a
conditional use shall meet the requirements of
Sections 22.N.1.
3. MINIMUM OPEN SPACE: Not less than twenty (20)
percent of the gross site area shall be devoted to
open space, including required yards and buffer
areas. Open space shall not include areas covered
by structures, parking areas, driveways and
internal streets.
A portion of the minimum open space equivalent to
two hundred fifty (250) square feet per dwelling
unit shall be devoted to planned and permanent
usable recreation area. The amount, location and
type of usable recreation space shall be shown on
the site plan.
081688 3 Section 22
4. MAXIMUM BUILDING COVERAGE: The combined area
occupied by all main and accessory buildings and
structures shall not exceed (50) percent of the
total lot area.
5. MAXIMUM IMPERVIOUS AREA: The combined area
occupied by all main and accessory buildings and
structures, and paved parking and driveway areas
shall not exceed seventy-five (75) percent of the
total lot area.
6. MINIMUM FLOOR AREA: Every dwelling hereafter
erected, constructed, reconstructed or altered in
the R -MF -2 District shall have a minimum square
feet of floor area, excluding common corridors,
basements, open and screened porches or decks, and
garages as follows:
a. Efficiency unit, square feet...............600
b. One bedroom unit, square feet..............750
c. Two bedroom unit, square feet..............900
d. Three bedroom unit, square feet .......... 1,000
e. Units containing a minimum of six hundred
(600) square feet to seven hundred fifty (750)
square feet shall not exceed fifteen (15)
percent of the total number of units in the
development.
G. AREA REGULATIONS: The following minimum standards shall
be required. Day care centers and personal care
facilities permitted as a conditional use shall meet the
requirements of Section 22.N.2.
1. Depth of front yard, feet .................... 40
2. Depth of rear yard, feet ...................... 30
3. Width of side yard, each side ................. 20
4. Width of lot, feet ............................ 200
5. Depth of lot, feet ............................ 200
H. BUFFER AREA REGULATIONS: Whenever an R -MF -2 District is
located adjacent to an existing or.zoned residential
district of lower density development, without any
division such as a dedicated public street, park or
permanent open space, all principal buildings or
081688 4 Section 22
w1 111111 _ � • •
N. DESIGN REQUIREMENTS FOR DAY CARE CENTERS AND PERSONAL
CARE FACILITIES: The following minimum design
requirements shall be provided in the R -MF -2 Multifamily
Residential Zoning District.
1. MINIMUM LOT SIZE OF DAY CARE CENTERS AND PERSONAL
CARE FACILITIES: Lots for day care centers and
Personal care facilities permitted as a conditional
use shall have a minimum lot area of one (1) acre.
2. MINIMUM AREA REGULATIONS OF DAY CARE CENTERS AND
PERSONAL CARE FACILITIES: The following minimum
standards shall be required for day care centers
and personal care facilities permitted as a
conditional use.
a.
Depth
of
front yard,
feet.......... 40
b.
Depth
of
rear
yard,
feet ........... 30
C.
Width
of
side
yard,
each side ...... 20
d.
Width
of
lot,
feet................150
e.
Depth
of
lot,
feet................175
081688 7 Section 22
NEIGHBORHOOD COMMERCIAL DRAFT 10-12-92 SECTION 24
(120) feet to any residentially zoned district.
3. Screened garbage storage on a concrete pad no nearer than
fifty (50) feet to a residentially zoned district and not
located between the front of the building and any street
right-of-way.
4. Off-street parking to serve permitted uses provided that
any off-street parking or vehicular use area within sixty
(60) feet of a residentially zoned district shall be
separated from said lot by a blind fence, berm, wall or
landscaping at least six (6) feet high.
5. Signs advertising uses on the premises in accordance with
Section 60 of this Ordinance.
C. CONDITIONAL USES: The following uses may be permitted
provided they meet the provisions of, and a Conditional Use
Permit is issued pursuant to, Section 48 of this Ordinance.
1. Alcoholic beverage sales provided a special permit is
issued in accordance with Section 42B of this Ordinance.
2. Tire, battery, and accessory stores located within a
planned shopping center.
3. Automotive parts and supplies completely in an enclosed
building.
4. Commercial parking lots.
5. Drive-in or drive-through restaurants.
6. Gasoline services.
7. Private clubs and service organizations.
8. Veterinarian including veterinary hospitals where small
animals are kept overnight.
9. Planned Commercial Centers.
10. Any individual retail store, office, personal service
establishment, restaurants, or other uses provided for in
Section 24.A. with a floor area open to the public,
including display, service and sales, greater than
ninety-five hundred (9,500) square feet.
11. Personal Care Facilities
D. LIMITATION ON USES:
081691 2 Section 24
PROFESSIONAL OFFICE DRAFT 10-12-92 SECTION 27
B. ACCESSORY USES: The following uses shall be permitted as
accessory uses, provided that such use shall be located not
less than twenty (20) feet from any street right-of-way:
1. Mechanical equipment no nearer than one hundred twenty
(120) feet to any residentially zoned district.
2. Screened garbage storage on a concrete pad and no nearer
than fifty (50) feet to a residentially zoned district
and not located between the front of the building and any
street right-of-way.
3. Parking of automobiles, provided that such facilities are
within sixty (60) feet of a residentially zoned district
be separated from said lot by a blind fence or wall at
least six (6) feet high.
4. Parking garage.
5. Signs advertising uses on the premises in accordance with
Section 60 of this Ordinance.
C. CONDITIONAL USES:
1. Restaurants, including alcoholic beverage sales provided
a special permit is issued in accordance with Section
42.B. of the Ordinance. Drive-in and drive-through
restaurants shall not be allowed.
2. Funeral homes and mortuaries.
3. Personal Care Facilities
D. LIMITATIONS OF USES: None specified.
E. PLAN REQUIREMENTS: No application for a building permit for
construction of a principal building shall be approved unless:
1. A Plat, meeting all requirements of the City of Grapevine
has been approved by the City Council and recorded in the
official records of Tarrant County.
2. A Site Plan, meeting the requirements of Section 47, has
been approved.
3. A Landscape Plan, meeting the requirements of Section 53,
has been approved.
F. DENSITY REQUIREMENTS: The following bulk and intensity of use
requirements shall apply:
071990 2 Section 27
NUMBER OF REQUIRED FOR
USE PARKING SPACES EACH
Motels or Hotels with
conference facilities
with less than 25,000
sq. ft. of conference
area.
Motels or Hotels with
restaurants, clubs or
conference facilities
with more than 25,000
sq. ft. of conference
area.
Church
Public Health Center
Community, Civic Center
Institution; religious,
charitable or philanthropic
organization.
Place of public assembly
Hospital
Nursing, convalescent home
or institutional home for
elderly.
Residence home for elderly
Day Care Center
Personal Care Facility
1.5
1.5
requirements for
eating or drink-
ing establishment
Guest room, plus
requirements for
eating or drink-
ing establish-
ment.
Guest room, plus
1 parking space
per 100 sq. ft.
of conference
area.
1 3 seats in main
sanctuary.
1 200 sq. ft. of
gross floor area.
1 3 Seats
1 200 sq. ft. of
gross floor area.
1 3 Seats
2 Bed
1 Each bed (Design
Cap.)
1.1 Dwelling unit.
1 300 sq. ft. of
day care activity
space.
5 plus 1 2 beds
051992 2 Section 56
CLRAMONT RESIDENTIRL CRRE'CORPORRTION
P.O. BOX 1058 GRAPEVINE, TX
-����.� 76099
$ �f.
OV 5199'
m
November 5, 1992 w 1
Ms. Marcy Ratcliff
The City of Grapevine
Dept. of Community Development
P.O. ` Box 95104
Grapevine,">TX 75051
RE: Personal Care Zoning Amendment
Dear Marcy:
Please accept the following observations of the proposed amendments to, the City of
Grapevine,. Zoning Ordinances for Personal Care` Facilities. These items are
respectfully submitted to the Commission and Council for their review and discussion.
1) The R -MF -1, R -MF -2, lot size restriction of 1 acre for a Conditional Use Personal
Care Facility presupposes a building size of approximately 10,000 square feet. This
limitation will, in _many cases, preclude the use of affordable neighborhood sites by the
smaller personal care facilities (a, small facility being 16 or fewer residents; TDN, Title
25, Subchapter S; pp.24). This lot size stipulation might be reconsidered in the light of
these smaller units.
2) For property zoned R -MF -1 and R -MF -2, the design requirement for off-street
parking to be set back. 15 feet from the building face to the parking edge is somewhat
excessive for use by the elderly. This stipulation might be reconsidered understanding
that the elderly will be assisted to; and from the parking lot by family members and care
givers., A sometimes ;difficult and dangerous life process for the elderly. This design
limitation might better serve the users of these facilities if it were reduced to a 10 foot
minimum.
;'. I
3) The proposed parking requirements, for the personal care facility, 5 plus 1, are
perhaps alittle excessive," given the potential variations in facility sizes and more
importantly the facility users themselves. For example, a, 5 bed facility would be
required to accommodate -8 parking spaces for its facility. An 'amount more than
sufficient, given the usual non -driving status of the typical personal care resident. This
requirement might be reviewed in light of the state regulations which requires
providing -one space: "for each four beds or fraction thereof, or per local code,
whichever is less stringent," (TDH, Title 25, Subchapter S; pp,30).
Respectfully Submitted,
J. Jones, AIA
GRAPEVINE
October 27, 1992
Ms. Mary Jane Robilliard
Fort Worth Star Telegram
P.O. Box 1870
Fort Worth, Texas 76102
A Fulure Will) A Past
RE: Grapevine Account # CIT 25
Dear Ms. Robilliard,
Please find enclosed, the following for publication on Sunday. November L. 1992, in the
Northeast Edition of the Neighborhood Extra Section of the Fort Worth Star Telegram. (One
time only)
Item
Notice of Public Hearing
Classic Chevrolet
Notice of Public Hearing
Charles Barbee
Notice of Public Hearing
North Texas Convenience Stores
Meeting Date
November 17, 1992
November 17, 1992
November 17, 1992
THE CITY OF GRAPEVINE
COMMUNITY DEVELOPMENT P.O. Box 95104 • Grapevine, Texas 76051 • Phone Metro 817/481-0377
FAX # 817/481-0369
Notice of Public Hearing November 17, 1992
Zoning Ordinance 82-73
Notice of Public Hearing November 17, 1992
City of Grapevine Fire Station
As always, your assistance is greatly appreciated. If you have any questions please contact me
at (817) 481-0359.
Sincerely,
7 II d'1 -
Marcy Ratclif
Planner
Community Development
Enclosure
MR/tw
THE STATE OF TEXAS
COUNTY OF TARRANT
CITY OF GRAPEVINE
NOTICE OF JOINT PUBLIC HEARING BY THE PLANNING AND ZONING
COMMISSION (THE COMMISSION) AND CITY COUNCIL OF THE CITY OF
GRAPEVINE, TARRANT COUNTY, TEXAS, (THE CITY), PURSUANT TO TEX.
REV. CIV. STAT. ANN. ART. 1011A -1011E TO CONSIDER AMENDMENTS AND
CHANGES TO THE CITY OF GRAPEVINE'S ZONING ORDINANCE, NO 82-73,
SAME BEING APPENDIX D OF THE CODE OF ORDINANCES OF THE CITY.
TO ALL CITIZENS, PROPERTY OWNERS AND TAXPAYERS OF THE CITY OF
GRAPEVINE, TEXAS:
The City Council of the City of Grapevine, Texas and the City of Grapevine's Planning
and Zoning Commission do hereby notify each of you that a joint Public Hearing will be
conducted by both the Commission and the City Council to consider amendments and changes
to the City of Grapevine's Comprehensive Zoning Ordinance, No. 82-73, as amended, same
being Appendix D of the Code of Ordinances of the City of Grapevine, pursuant to and in
accordance with the City of Grapevine's Comprehensive Zoning Ordinance, No. 82-73, as
amended and Grapevine's Comprehensive Zoning Ordinance, No. 82-73, as amended and Tex.
Rev. Civ. Stat. Ann. Art. 1011a-101le on the 17th Day of November, 1992, at 7:30 o'clock
PM in the Council Chambers, Room 205, 307 West Dallas Road, Grapevine, Texas. All
interested parties will be given an opportunity to appear and be heard and express their views.
The City Council and the Commission will consider amendments and changes to the City
of Grapevine's Comprehensive Zoning Ordinance, No. 82-73, same being Appendix D of the
Code of Ordinances of the City, specifically amending Section 12 Definitions, Section 21 "R-
MF -1" Multi -Family District, Section 22 "R -MF -2" Multi -Family District, and Section 24
Neighborhood Commercial, Section 27 Professional Office and Section 56 Off -Street Parking
Regulations and any other additions, deletions or changes to various section, articles and
provisions contained in said Ordinance No. 82-73.
After all parties have been given an opportunity to speak, the public hearing will be
closed and the Commission and the City Council will deliberate the pending matters.
Please contact the Department of Community Development concerning any questions, 307
West Dallas Road, Grapevine, Texas, 76051 or P.O. Box 95104, Grapevine, Texas, 76099 481-
0377.
Transmit Confirmation Report
No. 004
Receiver STARTELEGRAM
Transmitter GRAPEVINE PUBLIC WORKS
Date Oct 30,92 12:14
Time 06'23
t,lode Norm
Pr--i.ges 10
Result OK
af� 2- *,-, P7
DATE: OCTOBER 13, 1992
TO: PLANNING & ZONING COMMISSIONERS
FROM: H.T. HARDY, DIRECTOR OF COMMUNITY DEVELOPMENT
MARCY RATCLIFF, PLANNER -7)17 7
SUBJECT: PROPOSED AMENDMENTS FOR PERSONAL CARE FACILITIES
MEETING DATE: OCTOBER 20, 1992
Please read the attached materials for proposed amendments for a personal care facility as
defined in Section 12, Definitions, allowed as a conditional use in Section 21, "R -MF -1" Multi -
Family District, Section 22, "R -MF -2" Multi -Family District, Section 24, Neighborhood
Commercial, and Section 27, Professional Office and parking regulations for such a facility in
Section 56, Parking. Also find a list of parking requirements from various cities for personal
care facilities or similar uses. Also find the Staffing Requirements per the Minimum Licensing
Standards for Personal Care Facilities from the Texas Department of Health.
1
CXCEFINITIONS DRAFT COPY 10-12-92
333. PERSONAL CARE FACILITY shall mean an establishment
that furnishes, in one or more facilities, food and
shelter to four or more persons who are unrelated
to the proprietor of the establishment; and
provides personal care services; and in addition
Provides minor treatment under the direction and
supervision of a physician licensed by the Texas
State Board of Medical Examiners or services which
meet some need beyond basic provision of food
shelter, and laundry. Incidental uses and/or
services may include protective supervision,
personal caret social and recreational services
transportation services, private or common
kitchen/dining facilities, so long as such services
are provided to residents only.
332-359. RESERVED FOR FUTURE USE.
360. RAILROAD EQUIPMENT STORAGE YARDS shall mean a place
for the storage of railway cars, boxcars and
engines and related equipment.
361. RAILWAY FREIGHT STATION shall mean an establishment
which charges for the transport of goods, by
railway from one city to another, designed for
storing and hauling of goods so transported or to
be so transported, but excluding the outside
storage of railway cars, boxcars, and engines.
362. REAR YARD shall mean a space unoccupied by a
principal structure extending for the full width of
the lot between a principal structure and the rear
lot line.
363. RELIGIOUS INSTITUTION shall be held to include a
church as defined herein.
364. RETAIL STORE shall mean a place where goods, wares,
merchandise and commodities are sold and
transferred directly to the purchaser or consumer
in small quantities such as by the single yard,
pound, gallon, single articles as opposed to
wholesale trade.
365. REVERSE FRONTAGE LOTS shall mean a corner lot, the
rear of which abuts the side of another lot.
366-388. RESERVED FOR FUTURE USE.
389. SALVAGE YARD shall mean the outside storage of
refuse and the recovery of usable portions of same.
051992 Section
RESIDENTIAL -MULTI -FAMILY 1 DRAFT 10-12-92 SECTION 21
seventy-five (75) feet to any residentially zoned
district.
3. Laundry room for use of tenants.
4. Meeting, party and/or social rooms in common areas
only.
5. Cabana, pavilion or roofed area.
6. Mechanical and maintenance equipment related to a
principal use no nearer than one hundred twenty
(120) feet to any adjacent residentially zoned
district and housed in an enclosed building.
7. Screened garbage and/or solid waste storage on a
concrete pad, no nearer than fifty (50) feet to any
adjacent R-3.5, R-TH, R-5.0, R-7.5, R-12.5, R-20
zoned district, and not within the front setback.
C. CONDITIONAL USES: The following conditional uses may be
permitted provided they meet the provisions of Section 48
and a Conditional Use Permit is issued.
1. Public and non-profit institutions of an
educational, religious or cultural type excluding
correctional institutions and hospitals.
2. Non-profit community centers.
3. Memorial gardens and cemeteries.
4. Nursing homes.
5. Day care centers (See Section 2.N.).
6. Personal Care Facilities
D. LIMITATIONS OF USES: None specified.
E. PLAN REQUIREMENTS: No application for a building permit
for construction of a principal building shall be
approved unless:
1. A Plat, meeting all requirements of the City of
Grapevine has been approved by the City Council and
recorded in the official records of Tarrant County.
2. A Site Plan, meeting the requirements of Section
Section 21
081688
2
RESIDENTIAL -MULTI -FAMILY 2 DRAFT 10-12-92 SECTION 22
2. Swimming pools and tennis courts no nearer than
seventy-five (75) feet to any residentially zoned
district.
3. Laundry room for use of tenants.
4. Meeting, party, and/or social rooms in common areas
only.
5. Cabana, pavilion, or roofed area.
6. Mechanical and maintenance equipment related to a
principal use no nearer than one hundred twenty
(120) feet to any adjacent residentially zoned
district, and housed within an enclosed building.
7. Screened garbage and/or solid waste storage on a
concrete pad and no nearer than fifty (50) feet to
any adjacent R-3.5, R-TH, R-5.0 R-7.5, R-12.5, R-20
zoned district and not within the front setback.
C. CONDITIONAL USES: The following conditional uses may be
permitted provided they meet the provisions of Section 48
and a Conditional Use Permit is issued.
1. Public and non-profit institutions of an
educational, religious, or cultural type excluding
correctional institutions and hospitals.
2. Nonprofit community centers.
3. Memorial gardens and cemeteries.
4. Nursing Homes.
5. Day Care Centers (See Section 22.N.).
6. Personal Care Facilities
D. LIMITATION OF USES: None specified.
E. PLAN REQUIREMENTS: No application for a building permit
for construction of a principal building shall be
approved unless:
1. A Plat, meeting all requirements of the City of
Grapevine has been approved by the City Council and
recorded in the official records of Tarrant County.
2. A Site Plan, meeting the requirements of Section
47, has been approved.
072181 2 Section 22
NEIGHBORHOOD COMMERCIAL DRAFT 10-12-92 SECTION 24
(120) feet to any residentially zoned district.
3. Screened garbage storage on a concrete pad no nearer than
fifty (50) feet to a residentially zoned district and not
located between the front of the building and any street
right-of-way.
4. Off-street parking to serve permitted uses provided that
any off-street parking or vehicular use area within sixty
(60) feet of a residentially zoned district shall be
separated from said lot by a blind fence, berm, wall or
landscaping at least six (6) feet high.
5. Signs advertising uses on the premises in accordance with
Section 60 of this Ordinance.
C. CONDITIONAL USES: The following uses may be permitted
provided they meet the provisions of, and a Conditional Use
Permit is issued pursuant to, Section 48 of this Ordinance.
1. Alcoholic beverage sales provided a special permit is
issued in accordance with Section 42B of this Ordinance.
2. Tire, battery, and accessory stores located within a
planned shopping center.
3. Automotive parts and supplies completely in an enclosed
building.
4. Commercial parking lots.
5. Drive-in or drive-through restaurants.
6. Gasoline services.
7. Private clubs and service organizations.
8. Veterinarian including veterinary hospitals where small
animals are kept overnight.
9. Planned Commercial Centers.
10. Any individual retail store, office, personal service
establishment, restaurants, or other uses provided for in
Section 24.A. with a floor area open to the public,
including display, service and sales, greater than
ninety-five hundred (9,500) square feet.
11. Personal Care Facilities
D. LIMITATION ON USES:
081691 2 Section 24
PROFESSIONAL OFFICE ' DRAFT 10-12-92 SECTION 27
B. ACCESSORY USES: The following uses shall be permitted as
accessory uses, provided that such use shall be located not
less than twenty (20) feet from any street right-of-way:
1. Mechanical equipment no nearer than one hundred twenty
(120) feet to any residentially zoned district.
2. Screened garbage storage on a concrete pad and no nearer
than fifty (50) feet to a residentially zoned district
and not located between the front of the building and any
street right-of-way.
3. Parking of automobiles, provided that such facilities are
within sixty (60) feet of a residentially zoned district
be separated from said lot by a blind fence or wall at
least six (6) feet high.
4. Parking garage.
5. Signs advertising uses on the premises in accordance with
Section 60 of this Ordinance.
C. CONDITIONAL USES:
1. Restaurants, including alcoholic beverage sales provided
a special permit is issued in accordance with Section
42.B. of the Ordinance. Drive-in and drive-through
restaurants shall not be allowed.
2. Funeral homes and mortuaries.
3. Personal Care Facilities
D. LIMITATIONS OF USES: None specified.
E. PLAN REQUIREMENTS: No application for a building permit for
construction of a principal building shall be approved unless:
1. A Plat, meeting all requirements of the City of Grapevine
has been approved by the City Council and recorded in the
official records of Tarrant County.
2. A Site Plan, meeting the requirements of Section 47, has
been approved.
3. A Landscape Plan, meeting the requirements of Section 53,
has been approved.
F. DENSITY REQUIREMENTS: The following bulk and intensity of use
requirements shall apply:
071990 2 Section 27
PARKING DRAFT COPY 10-12-92
NUMBER OF
USE PARKING SPACES
Motels or Hotels with
conference facilities
with less than 25,000
sq. ft. of conference
area.
Motels or Hotels with
restaurants, clubs or
conference facilities
with more than 25,000
sq. ft. of conference
area.
2. INSTITUTIONAL:
Church
Public Health Center
Community, Civic Center
Institution; religious,
charitable or philanthropic
organization.
Place of public assembly
Hospital
Nursing, convalescent home
or institutional home for
elderly.
Residence home for elderly
Day Care Center
Personal Care Facility
REQUIRED FOR
EACH
requirements for
eating or drink-
ing establishment
1.5 Guest room, plus
requirements for
eating or drink-
ing establish-
ment.
1.5 Guest room, plus
1 parking space
per 100 sq. ft.
of conference
area.
1 3 seats in main
sanctuary.
1 200 sq. ft. of
gross floor area.
1 3 Seats
1 200 sq. ft. of
gross floor area.
1 3 Seats
2 Bed
1 Each bed (Design
Cap.)
1.1 Dwelling unit.
1 300 sq. ft. of
day care activity
space.
5 plus 1 2 beds
051992 2 Section 56
PARKING REQUIREMENTS FOR
PERSONAL CARE FACILITIES OR SIMILAR USES
City of Colleyville
Assisted Living or Nursing Homes
City of Hurst
Nursing, Rest or Convalescent Home
City of North Richland Hills
1 space per each 3 beds or 1 space
per individual sleeping unit,
whichever is greater
1.5 spaces each 3 beds - The space
required for an equal number
of parking spaces shall be
planned but reserved in
landscaped open space until
90 percent of the other
parking spaces are observed
occupied at any time during
any 3 days during any 60
consecutive days, at which
time the enforcing officer
shall require construction of
the additional parking spaces;
such additional parking shall
be constructed within 6
months of the date of written
notice by the enforcing
officer.
Home for Aged and Convalescent Home 1.5 spaces
City of Bedford
Retirement Housing
each 3 beds
a)Ambulatory Independent Residents 1.5 spaces each unit
b)Nursing Home Facilities 1 space each 2 beds
1
City of Arlington
Supervised Living Facility
1 space 1.5 dwelling units
Nursing Home 1 space each 6 beds
lii; 01. 92 10:20 '$817 792 7273
TxDH LongTrmCare Q(Io2
(III)
approval from the
local fire marshal having
jurisdiction over
the facility.
(ii) Upon
receipt of the prescribed application, the
licensing agency
will evaluate the request in a
timely manner. A license
will be granted
only if the
facility is found
to be in compliance with
applicable laws
and standards.
Compliance will
be ascertained by on-site
inspections by
appropriate
inspection teams,
including architectural
evaluations.
(2) The intentional submission of false information by any
applicant for an original or renewed state license shall constitute grounds
for denial or revocation of license.
(3) The use of subterfuge or other evasive means, such as filing
for license through a second party when an individual is disqualified for
licensing, shall constitute grounds for denial or revocation of license.
145.327. Staffing.
(a) Manager.
(1) Each facility shall designate, in writing, a manager to have
authority over the operation.
(2) The manager shall have proof of graduation from an
accredited high school or certification of equivalency of graduation.
(3) The manager of a licensed facility shall show evidence of six
hours of annual continuing education that includes at least one of the
following areas:
(A) resident and provider rights and responsibilities,
abuse/neglect, and confidentiality;
(B) basic principles of supervision;
(c) skills for working with residents, families, and other
professional service providers;
(D) resident characteristics and needs;
(E) community resources;
(F) accounting and budgeting; or
(G) basic emergency first aid (e.g., CPR, choking, etc.)
(4) The manager shall be on duty 40 hours per week.
(5) An individual competent and authorized to act in the ab-
sence of the manager shall be designated in writing. in a small facility
if a resident is designated, he/she shall be competent and shall only work
14
1u U1-'92 10:21 V817 792 7273 TxDH LongTrmCare i�Tuu3
a maximum of three hours per day in the absence of the manager.
(b) Attendants.
(1) There shall be an attendant (as defined by Section
145.322 of this title (relating to Definitions))in the facility at all
times when residents are in the facility. Additionally, there shall be
other attendant personnel as needed to maintain order, safety, and clean-
liness; to assist with medication regimens; to prepare and service meals;
assist with laundry; and to assure that each resident receives the kind
and amount of supervision and care required to meet his basic needs.
(2) The following staff -resident .ratio shall be maintained in a
Type A or Type B facility. The shift time designations in this section are
for illustration purposes only. The facility management has the authority
to use other shift designations to define day, evening, and night shift
start and end times.
(A) 7 a.m. - 3 p.m. = 1 to 15
(B) 3 P.M. - 11 P.M. - 1 to 20
(C) 11 p.m. - 7 a.m. = i to 40
(i) Type A facility: 11 p.m. - 7 a.m. staff in a 40 or
less licensed bed capacity facility only needs to be immediately available
(as defined by Section 145.322). in a 41+ licensed bed capacity facility
the staff must be awake; and
(ii) Type 8 facility: 11 p.m. - 7 a.m. staff must be awake
regardless of the number of licensed beds.
(D) when the time schedules and staff -resident ratios
as described in subparagraphs (A) -(C) of this paragraph results in all
presidents being away from the facility, an attendant in the facility is
not required at those times.
(3) The attendants shall have the following knowledge prior to
assuming responsibilities: needs of the resident(s) and tasks to be
provided, resident's health conditions and how it may affect provision of
tasks, conditions about which the attendant should notify the facility
manager, and a job description.
145.328. operational Policies, Admission Policies, and Records.
(a) Operational policies.
(1) Each facility shall prepare and make available for
distribution detailed written operational policies. Copies shall be
furnished to staff personnel and to residents and/or residents' responsible
parties at time of admission.
(2) The statement of policies shall cover such details as
residents accepted, services provided, charges, refunds, responsibilities
is
DEFINITIONS DRAFT 10-20-92
333. PERSONAL CARE FACILITY shall mean an establishment
that furnishes in one or more facilities, food and
shelter to four or more persons who are unrelated
to the proprietor of the establishment; and
provides personal care services• and in addition
Provides minor treatment under the direction and
supervision of the resident's attending physician
licensed by the Texas State Board of Medical
Examiners, or services which meet some need beyond
basic provision of food, shelter, and laundry.
Incidental uses and/or services may include
Protective supervision, personal care social and
recreational services, transportation services
private or common kitchen/dining facilities so
long as such services are provided to residents
only.
332-359. RESERVED FOR FUTURE USE.
360. RAILROAD EQUIPMENT STORAGE YARDS shall mean a place
for the storage of railway cars, boxcars and
engines and related equipment.
361. RAILWAY FREIGHT STATION shall mean an establishment
which charges for the transport of goods, by
railway from one city to another, designed for
storing and hauling of goods so transported or to
be so transported, but excluding the outside
storage of railway cars, boxcars, and engines.
362. REAR YARD shall mean a space unoccupied by a
principal structure extending for the full width of
the lot between a principal structure and the rear
lot line.
363. RELIGIOUS INSTITUTION shall be held to include a
church as defined herein.
364. RETAIL STORE shall mean a place where goods, wares,
merchandise and commodities are sold and
transferred directly to the purchaser or consumer
in small quantities such as by the single yard,
pound, gallon, single articles as opposed to
wholesale trade.
365. REVERSE FRONTAGE LOTS shall mean a corner lot, the
rear of which abuts the side of another lot.
366-388. RESERVED FOR FUTURE USE.
389. SALVAGE YARD shall mean the outside storage of
refuse and the recovery of usable portions of same.
051992 18 Section 11-12
RESIDENTIAL MULTI -FAMILY 1 DRAFT 10-20-92 SECTION 2
Sec. 21. R -MF -1. Multifamily District Regulations
PURPOSE: The R -MF -1 Multifamily district is established to provide
adequate space and site diversification for multiple -family
apartment and condominium developments where the maximum density
does not exceed twelve (12) dwelling units per gross acre. R -MF -1
Districts should be characterized by landscaping and open space and
should be convenient to major thoroughfares and arterial streets.
Such districts should have adequate water, sewer, and drainage
facilities.
USES GENERALLY: In an R -MF -1 Multifamily district, no land shall
be used and no building shall be erected for or converted to any
use other than as hereinafter provided.
A. PERMITTED USES: The following uses shall be permitted as
principal uses:
1. Multifamily dwellings, including apartments and
condominiums.
2. Churches, convents, and other places of worship.
3. Parks, playgrounds and nature preserves, publicly
owned.
4. Public utility uses required to service the
District.
5. Temporary buildings when they are to be used only
for construction purposes or as a field office
within the development parcel. Such temporary
construction buildings shall be removed immediately
upon completion or abandonment of construction and
such field office shall be removed immediately upon
occupancy of ninety-five (95) percent of the units
in the development parcel.
B. ACCESSORY USES: The following uses shall be permitted as
accessory uses to the multiple -family dwellings provided
that none shall be a source of income to the owners or
users of the multiple -family dwellings. All accessory
uses shall be located at least twenty (20) feet from any
street right-of-way and shall not be located between the
building line and the front property line.
1. Detached covered common parking, off-street parking
and private garages in connection with any use
permitted in this district provided that such
parking shall not be located in a required front
yard.
081688 1 Section 21
2. Swimming pools and tennis courts no nearer than
seventy-five (75) feet to any residentially zoned
district.
3. Laundry room for use of tenants.
4. Meeting, party and/or social rooms in common areas
only.
5. Cabana, pavilion or roofed area.
6. Mechanical and maintenance equipment related to a
principal use no nearer than one hundred twenty
(120) feet to any adjacent residentially zoned
district and housed in an enclosed building.
7. Screened garbage and/or solid waste storage on a
concrete pad, no nearer than fifty (50) feet to any
adjacent R-3.5, R-TH, R-5.0, R-7.5, R-12.5, R-20
zoned district, and not within the front setback.
C. CONDITIONAL USES: The following conditional uses may be
permitted provided they meet the provisions of Section 48
and a Conditional Use Permit is issued.
1. Public and non-profit institutions of an
educational, religious or cultural type excluding
correctional institutions and hospitals.
2. Non-profit community centers.
3. Memorial gardens and cemeteries.
4. Nursing homes.
5. Day care centers (See Section 21.N.).
6. Personal Care Facilities (See Section 21.N—.l
D. LIMITATIONS OF USES: None specified.
E. PLAN REQUIREMENTS: No application for a building permit
for construction of a principal building shall be
approved unless:
1. A Plat, meeting all requirements of the City of
Grapevine has been approved by the City Council and
recorded in the official records of Tarrant County.
Section 21
081688
081688 2 Section 21
2. A Site Plan, meeting the requirements of Section
47, has been approved.
3. A Landscape Plan, meeting the requirements of
Section 53, has been approved.
F. DENSITY REQUIREMENTS: The following density requirements
shall apply.
1. MAXIMUM DENSITY: The maximum density within the R-
MF -1 District shall not exceed twelve (12) dwelling
units per gross acre.
2. LOT SIZE: Lots for any permitted use shall have a
minimum area of two (2) acres. Day care centers
and personal care facilities permitted as a
conditional use shall meet the requirements of
Section 21.N.1.
3. MINIMUM OPEN SPACE: Not less than twenty-five (25)
percent of the gross site area shall be devoted to
open space, including required yards and buffer
areas. Open space shall not include areas covered
by structures, parking areas, driveways and
internal streets.
A portion of the minimum open space equivalent to
two hundred fifty (250) square feet per dwelling
unit shall be devoted to planned and permanent
usable recreation areas. The amount, location and
type of usable recreation space shall be shown on
the site plan.
4. MAXIMUM BUILDING COVERAGE: The combined area
occupied by all main and accessory buildings and
structures shall not exceed fifty (50) percent of
the total lot area.
5. MAXIMUM IMPERVIOUS AREA: The combined area
occupied by all main and accessory buildings and
structures, and paved parking and driveway areas
shall not exceed seventy-five (75) percent of the
total lot area.
6. MINIMUM FLOOR AREA: Every dwelling hereafter
erected, constructed, reconstructed or altered in
the R -MF -1 District shall have a minimum square
feet of floor area, excluding common corridors,
basements, open and screened porches or decks, and
Section 21
081688
081688 3 Section 21
G.
garages as follows:
a. Efficiency unit, square feet...... 600
b. One bedroom unit, square feet..... 750
C. Two bedroom unit, square feet..... 900
d. Three bedroom unit, square feet... 1000
e. Units containing a minimum of six hundred
(600) square feet to seven hundred fifty (750)
square feet shall not exceed fifteen (15) per
cent of the total number of units in the
development.
AREA REGULATIONS: The following minimum standards shall
be required. Day care centers and personal care
1. Depth of front yard, feet ................... 30
2.
Depth
of
rear
yard, feet ....................
25
3.
Width
of
side
yard, each side ...............
20
4.
Width
of
lot,
feet ..........................200
5.
Depth
of
lot,
feet ..........................200
H. BUFFER AREA REGULATIONS: Whenever an R -MF -1 District is
located adjacent to an existing or zoned residential
district or lower density development, without any
division such as a dedicated public street, park or
permanent open space, all principal buildings or
structures shall be set back a minimum of forty (40) feet
from the adjoining property line. The setback area shall
contain appropriate landscape improvements, fencing,
berms or trees to adequately buffer adjoining uses.
I. HEIGHT REGULATIONS: The following maximum height
regulations shall be observed.
1. The maximum height of the principal structures
shall be two (2) stories not to exceed thirty-five
(35) feet. Whenever a multi -family structure is
erected contiguous to an existing single-family
dwelling, the number of stories and height of the
Section 21
081688
081688 4 Section 21
multi -family structure shall not exceed the number
of stories and height of the contiguous single-
family dwelling. In no instance shall the height
of a multi -family structure exceed two (2) stories
or thirty-five (35) feet.
2. The maximum height of an accessory structure shall
be one (1) story not to exceed fifteen (15) feet.
3. The maximum height of a storage building used for
mechanical or maintenance equipment shall be one
(1) story not to exceed ten (10) feet.
J. OFF-STREET PARKING: Off-street parking shall be provided
in accordance with the provision of Section 56 and 58 of
this Ordinance and other applicable ordinances of the
City. No off-street parking shall be allowed in the
front yard.
K. OFF-STREET LOADING: No off-street loading is required in
the R -MF -1 District for residential uses. Off-street
loading for conditional uses may be required as
determined by the Planning Commission.
L. LANDSCAPING REQUIREMENTS: Landscaping shall be required
in accordance with Section 53 of this Ordinance.
M. DESIGN REQUIREMENTS: The following minimum design
requirements shall be provided in the R -MF -1 Multi -Family
District.
1. Buildings and structures shall conform to the
masonry requirements as established in Section 54
of this Ordinance.
2. Individual window air conditioning units are
prohibited. Central air conditioning units, heat
pumps and similar mechanical equipment, when
located outside, shall be landscaped and screened
from view in accordance with the provisions of
Section 50.
3. The maximum length of any building shall not exceed
two hundred (200) linear feet. Such limitation
shall apply to any cluster of attached buildings
unless there is a break in the deflection angle of
at least twenty (20) degrees and under no
circumstances shall a cluster of buildings exceed
two hundred fifty (250) feet in length.
Section 21
081688
081688 5 Section 21
4. Buildings shall be designed to prevent the
appearance of straight, unbroken lines in their
horizontal and vertical surface. Buildings shall
have no more than sixty (60) continuous feet
without a horizontal and vertical break of at least
three (3) feet.
5. No building shall be located closer than fifteen
(15) feet to the edge of an off-street parking,
vehicular use, or storage area. Day care centers
shall be exempt from the requirement.
6. The minimum distance between any two (2) unattached
buildings shall be twenty (20) feet or the height
of the building whichever is greater. Whenever two
(2) principal structures are arranged face to face
or back to back, the minimum distance shall be
fifty (50) feet. The point of measurement shall be
the exterior walls of the buildings and does not
include balconies, railings or other architectural
features.
7. Off-street parking areas shall not be closer than
ten (10) feet to any adjacent property line.
Whenever an off-street parking, vehicular use or
storage area is within sixty (60) feet of any
adjacent residential district, it shall be screened
by a fence, wall or berm at least six (6) feet
high.
8. Parking of recreational vehicles, trailers, motor
homes, boats, towed trailers and similar vehicular
equipment are permitted provided they are located
in a designated vehicular use area which is
screened from adjacent residential districts by a
fence, wall or berm at least eight (8) feet in
height. No vehicular use or storage area shall be
located in a required front yard or adjacent to a
public right-of-way. Such areas shall also be
located at least ten (10) feet from any adjacent
property line.
N. DESIGN REQUIREMENTS FOR DAY CARE CENTERS AND PERSONAL
CARE FACILITIES: The following minimum design
requirements shall be provided in the R -MF -1 Multi -Family
District.
1. MINIMUM LOT SIZE OF DAY CARE CENTERS AND PERSONAL
CARE FACILITIES: Lots for day care centers and
Section 21
081688
081688 6 Section 21
Personal care facilities permitted as a conditional
use shall have a minimum lot area of one (1) acre.
2. MINIMUM AREA REGULATIONS OF DAY CARE CENTERS AND
PERSONAL CARE FACILITIES: The following minimum
standards shall be required for day care centers
and personal care facilities permitted as a
conditional use:
1.
Depth
of
front
yard, feet...........
30
2.
Depth
of
rear
yard, feet............
25
3.
Width
of
side
yard, each side.......
20
4.
Width
of
lot,
feet ..................
150
5.
Depth
of
lot,
feet ..................
175
Section 21
081688
081688 7 Section 21
RESIDENTIAL MULTI -FAMILY 2 DRAFT 10-20-92 SECTION 22
Sec. 22. R -MF -2 Multifamily District Regulations
PURPOSE: The R -MF -2 Multifamily district is established to provide
adequate space and site diversification for multiple -family
apartment and condominium developments where the maximum density
does not exceed twenty (20) dwelling units per gross acre. R -MF -2
District should be characterized by landscaping and open space and
shall be convenient to major thoroughfares and arterial streets.
Such districts should have adequate water, sewer, and drainage
facilities.
USES GENERALLY: In an R -MF -2 Multifamily district, no land shall
be used and no building shall be erected for or converted to any
use other than as hereinafter provided.
A. PERMITTED USES: The following uses shall be permitted as
principal uses.
1. Multifamily dwelling, including apartments &
condominiums.
2. Churches, convents, and other places of worship.
3. Parks, playgrounds, and nature preserves, publicly
owned.
4. Public utility uses required to service the
district.
5. Temporary buildings when they are to be used only
for construction purposes or as a field office
within the development parcel. Such temporary
construction buildings shall be removed immediately
upon completion or abandonment of construction and
such field office shall be removed immediately upon
occupancy of ninety-five (95) percent of the units
in the development parcel.
B. ACCESSORY USES: The following uses shall be permitted as
accessory uses to the multiple -family dwellings provided
that none shall be a source of income to the owners or
users of the multiple -family dwellings. All accessory
uses shall be located at least twenty (20) feet from any
street right-of-way and shall not be located between the
building line and the front property line.
1. Detached covered common parking, off-street parking
and private garages in connection with any use
permitted in this district provided that such
parking shall not be located in a required front
yard.
072181 1 Section 22
2. Swimming pools and tennis courts no nearer than
seventy-five (75) feet to any residentially zoned
district.
3. Laundry room for use of tenants.
4. Meeting, party, and/or social rooms in common areas
only.
5. Cabana, pavilion, or roofed area.
6. Mechanical and maintenance equipment related to a
principal use no nearer than one hundred twenty
(120) feet to any adjacent residentially zoned
district, and housed within an enclosed building.
7. Screened garbage and/or solid waste storage on a
concrete pad and no nearer than fifty (50) feet to
any adjacent R-3.5, R-TH, R-5.0 R-7.5, R-12.5, R-20
zoned district and not within the front setback.
C. CONDITIONAL USES: The following conditional uses may be
permitted provided they meet the provisions of Section 48
and a Conditional Use Permit is issued.
1. Public and non-profit institutions of an
educational, religious, or cultural type excluding
correctional institutions and hospitals.
2. Nonprofit community centers.
3. Memorial gardens and cemeteries.
4. Nursing Homes.
5. Day Care Centers (See Section 22.N.).
6. Personal Care Facilities (See Section 22.N.)
D. LIMITATION OF USES: None specified.
E. PLAN REQUIREMENTS: No application for a building permit
for construction of a principal building shall be
approved unless:
1. A Plat, meeting all requirements of the City of
Grapevine has been approved by the City Council and
recorded in the official records of Tarrant County.
2. A Site Plan, meeting the requirements of Section
47, has been approved.
072181 2 Section 22
F.
3. A Landscape Plan, meeting the requirements of
Section 53, has been approved.
DENSITY REQUIREMENTS: The following density requirements
shall apply.
1. MAXIMUM DENSITY - The maximum density within the R-
MF -2 District shall conform to the following
requirements.
a. The maximum density shall be sixteen (16)
units per acre if the minimum nonvehicular
open space is twenty ( 2 0 ) percent or less of
the total site area.
b. The maximum density shall be eighteen (18)
units per acre if the minimum nonvehicular
open space is between twenty (20) and twenty-
five (25) percent of the total lot area.
C. The maximum density shall be twenty (20) units
per acre if the minimum nonvehicular open
space exceeds twenty-five (25) percent of the
total lot area.
d. The maximum density within the R -MF -2 District
shall not exceed twenty (20) dwelling units
per gross acre.
e. Nonvehicular open space is any area not
devoted to buildings, parking, loading,
storage, or vehicular use.
2. LOT SIZE: Lots for any permitted use shall have a
minimum area of two (2) acres. Day care centers
and personal care facilities permitted as a
conditional use shall meet the requirements of
Sections 22.N.1.
3. MINIMUM OPEN SPACE: Not less than twenty (20)
percent of the gross site area shall be devoted to
open space, including required yards and buffer
areas. Open space shall not include areas covered
by structures, parking areas, driveways and
internal streets.
A portion of the minimum open space equivalent to
two hundred fifty (250) square feet per dwelling
unit shall be devoted to planned and permanent
usable recreation area. The amount, location and
type of usable recreation space shall be shown on
the site plan.
072181 3 Section 22
4. MAXIMUM BUILDING COVERAGE: The combined area
occupied by all main and accessory buildings and
structures shall not exceed (50) percent of the
total lot area.
5. MAXIMUM IMPERVIOUS AREA: The combined area
occupied by all main and accessory buildings and
structures, and paved parking and driveway areas
shall not exceed seventy-five (75) percent of the
total lot area.
6. MINIMUM FLOOR AREA: Every dwelling hereafter
erected, constructed, reconstructed or altered in
the R -MF -2 District shall have a minimum square
feet of floor area, excluding common corridors,
basements, open and screened porches or decks, and
garages as follows:
a. Efficiency unit, square feet...............600
b. One bedroom unit, square feet..............750
c. Two bedroom unit, square feet..............900
d. Three bedroom unit, square feet.......... 1,000
e. Units containing a minimum of six hundred
(600) square feet to seven hundred fifty (750)
square feet shall not exceed fifteen (15)
percent of the total number of units in the
development.
G. AREA REGULATIONS: The following minimum standards shall
be required. Day care centers and personal care
facilities permitted as a conditional use shall meet the
requirements of Section 22.N.2.
1.
Depth
of
front
yard, feet ....................
40
2.
Depth
of
rear
yard, feet ......................
30
3.
Width
of
side
yard, each side .................
20
4.
Width
of
lot,
feet ............................
200
5.
Depth
of
lot,
feet ............................
200
H. BUFFER AREA REGULATIONS: Whenever an R -MF -2 District is
located adjacent to an existing or zoned residential
district of lower density development, without any
division such as a dedicated public street, park or
permanent open space, all principal buildings or
072181 4 Section 22
structures shall be set back a minimum of forty (40) feet
from the adjoining property line. The setback area shall
contain appropriate landscape improvement, fencing, berms
or trees to adequately buffer adjoining uses.
I. HEIGHT REGULATIONS: The following maximum height
regulations shall be observed:
1. The maximum height of the principal structure shall
be two (2) stories not to exceed thirty-five (35)
feet. Whenever a multifamily structure is erected
contiguous to an existing single-family dwelling,
the number of stories and height of the multifamily
structure shall not exceed the number of stories
and height of the contiguous single-family
dwelling. In no instance shall the height of a
multifamily structure exceed two (2) stories or
thirty-five (35) feet.
2. The maximum height of an accessory structures shall
be one (1) story not to exceed fifteen (15) feet.
3. The maximum height of a storage building used for
maintenance or mechanical equipment shall be one
(1) story not to exceed ten (10) feet.
J. OFF-STREET PARKING: Off-street parking shall be provided
in accordance with the provisions of Section 56 and 58 of
this Ordinance and other applicable ordinances of the
City. No off-street parking shall be located closer than
then (10) feet to any adjacent property line. No off-
street parking shall be allowed in the front yard.
K.
am
OFF-STREET LOADING: No off-street loading is required in
the R -MF -2 District for residential uses. Off-street
loading for conditional uses may be required as
determined by the Planning Commission.
LANDSCAPING REQUIREMENTS: Landscaping shall be required
in accordance with Section 53 of this Ordinance.
DESIGN REQUIREMENTS: The following minimum design
requirements shall be provided in the R -MF -2 MultiFamily
District.
1. Buildings and structures shall conform to the
masonry requirements as established in Section 54
of this Ordinance.
2. Individual window air conditioning units are
prohibited. Central air conditioning units, heat
pumps, and similar mechanical equipment, when
072181 5 Section 22
located outside, shall be landscaped and screened
from view in accordance with the provisions of
Section 50.
3. The maximum length of any building shall not exceed
two hundred (200) linear feet. Such limitation
shall apply to any cluster of attached buildings
unless there is a break in the deflection angle of
at least twenty (20) degrees and under no
circumstances shall a cluster of buildings exceed
two hundred (250) feet on length.
4. Buildings shall be designed to prevent the
appearance of straight, unbroken lines in their
horizontal and vertical surface. Buildings shall
have no more than sixty (60) continuous feet
without a horizontal and vertical break of at least
three (3) feet.
5. No building shall be located closer than fifteen
(15) feet to the edge of an off-street parking,
vehicular use, or storage area. Day care centers
shall be exempt from the requirement.
6. The minimum distance between any two (2) unattached
buildings shall be twenty (20) feet or the height
of the building whichever is greater. Whenever two
(2) principal structures are arranged face-to-face
or back-to-back, the minimum distance shall be
fifty (50) feet. The point of measurement shall be
the exterior walls of the buildings and does not
include balconies, railings, or other architectural
features.
7. Off-street parking areas shall not be closer than
ten (10) feet to any adjacent property line.
Whenever an off-street parking, vehicular use or
storage area is within sixty (60) feet of any
adjacent residentially zoned district, the parking
area shall be physically screened by a fence, wall,
or berm at least six (6) feet high.
8. Parking of recreational vehicles, trailers, motor
homes, boats, towed trailers and similar vehicular
equipment is permitted provided they are located in
a designated vehicular use area which is screened
from adjacent residential districts by a fence or
wall at least eight (8) feet in height. No
vehicular use or storage area shall be located in a
required front yard or adjacent to a public right-
of-way. Such areas shall also be located at least
ten (10) feet from any adjacent property line.
072181 6 Section 22
N. DESIGN REQUIREMENTS FOR DAY CARE CENTERS AND PERSONAL
CARE FACILITIES: The following minimum design
requirements shall be provided in the R -MF -2 Multifamily
Residential Zoning District.
1. MINIMUM LOT SIZE OF DAY CARE CENTERS AND PERSONAL
CARE FACILITIES: Lots for day care centers and
personal care facilities permitted as a conditional
use shall have a minimum lot area of one (1) acre.
2. MINIMUM AREA REGULATIONS OF DAY CARE CENTERS AND
PERSONAL CARE FACILITIES: The following minimum
standards shall be required for day care centers
and personal care facilities permitted as a
conditional use.
a.
Depth
of
front yard,
feet.......... 40
b.
Depth
of
rear
yard,
feet ........... 30
C.
Width
of
side
yard,
each side ...... 20
d.
Width
of
lot,
feet................150
e.
Depth
of
lot,
feet................175
072181 7 Section 22
DATE: SEPTEMBER 24, 1992
TO: PLANNING & ZONING COMMISSIONERS
FROM: H.T. HARDY, DIRECTOR OF COMMUNITY DEVELOPMENT
MARCY RATCLIFF, PLANNER
SUBJECT: SPECIAL WORKSHOP OF THE PLANNING AND ZONING
COMMISSION
MEETING DATE: SEPTEMBER 29, 1992
DISCUSSION OF AMENDMENTS FOR "ASSISTED LIVING"
Mr. J.C. Jones made a small presentation at the last Planning and Zoning Commission meeting
on September 15, 1992. The Planning and Zoning Commission tabled the item to the September
29, 1992. Staff was instructed to survey other cities to find information regarding what zoning
districts allow the proposed use, how it is defined, occupant loads, facility size and other
requirement imposed. Attached is the information we have collected from Arlington, Bedford,
Colleyville, Euless, Hurst and North Richland Hills. Also attached is a portion of the Minimum
Licensing Standards For Personal Care Facilities from the Texas Department of Health, which
was furnished by Mr. Jones.
Staff felt after reviewing the attached material the recommendation to allow "assisted living" as
a Special Use was not necessarily appropriate. Staff has spoken with Mr. Jones about other
possible zoning districts to allow the use such as Neighborhood Commercial, Professional Office
and maybe some multi -family districts. Staff stated that the proposed use would not be
appropriate in any of the single family districts or even Zero Lot Line District.
REGULATION OF ANTENNAS AND SHORT WAVE RADIO TOWERS IN
RESIDENTIAL DISTRICTS
Staff wanted to inform the Planning and Zoning Commission of future amendments to be
proposed for regulating antennas and short wave radio towers in residential districts.
REVIEW OF THE MASTER THOROUGHFARE PLAN
This item has been added at the request of Commission member Curtis Young. He wants to
discuss the possibilities of removing the proposed Type B, Major Arterial thoroughfare proposed
to go through the Dallas/Fort Worth International Airport.
REVIEW OF THE HERITAGE CENTER PLAN
The Planning and Zoning Commission expressed interest in the expansion plans for the Heritage
Center. Mr. Ron Emrich will present the plan approved by the Heritage Foundation for the
Heritage Center.
PROPOSED AMENDMENTS TO ALLOW WINERIES WITH OFF -PREMISE WINE
SALES
According to recent interpretation of Texas State Law, it was determined by the City Attorney
that wineries could have retail sales of off -premise consumption of wine with limitations.
Attached are proposed amendments that allow a winery to request to locate in the districts
proposed to be amended.
The amendments include the Definition Section, (definition of a winery), and the Community
Commercial, Hotel Corporate Office and Light Industrial Districts for the proposed use to be
listed as a conditional use. These proposed amendments would also allow wineries to be located
in Planned Commerce Development and Planned Industrial Development.
PROPOSED AMENDMENT TO REVISE THE HEIGHT REQUIREMENTS OF THE
LIGHT INDUSTRIAL DISTRICT
The proposed amendment would change the maximum height requirement from 3 stories or 30
feet to 50 feet unless the property is located contiguous to a residential district. The proposed
maximum height is the same in the Community Commercial District.
PLANNING & ZONING RESEARCH
ASSISTED LIVING CONCEPT
FOR ELDERLY
City of Arlington - Leo Sims
They do not have any assisted living concept properties. They do have
supervised living facilities which require 24 hour supervision by staff. They are
limited to six tenants and are allowed in multi -family zoning " A l " apartment
communities only.
City of Bedford - Scott Barnett
They do not have any assisted living concept properties with the exception of Parkwood
Retirement Community which provides a central dining room serving two meals daily for
the apartment community. Tenants reside in independent units with bath and kitchen
facilities. Cleaning services are provided as well as day trip excursion van service to
area malls and shopping. The city has a MHMR group home for four with 24 hour
supervision. An assisted living facility would be allowed only in multi -family
communities.
City of Colleyville - John Warden
This type of facility would only be allowed in multi -family or professional office
districts. They were recently approached on a new facility to be placed in a
single family residential area but application was not made. They understood that
the developers had changed their mind on Colleyville in lieu of a site in
Grapevine. They have a present facility in Colleyville which was built over ten
years ago in a neighborhood commercial area. They requested a special
exception several years ago to build on to the facility at the present location.
City of Euless - Ron Tyler
They do not have any assisted living facilities in their City.
City of Hurst - Mary Ellen Shermire
They created a zoning district for assisted living by ordinance (see attached).
These types of facilities are allowed in multi -family districts. A facility was
approved several years ago but was never built due to a property line dispute.
City of North Richland Hills - Clayton Husband
They do not have any assisted living facilities in their city. They would be a
permitted use in a multi -family district only.
SEP -21-'92 HON 11:87 ID:ARL DEV SERVICES DSK TEL N0:817-459-6669
ZONING CITY OF ARLINGTON
9-1900
IX -18
3/26/91
#968 P02
commodities, including raw, semi -finished and
finished materials, the storage of which is not
accessory to a residential use, and which is
visible from ground lever provided, however, that
vehicular parking shall not be deemed to be outside
storage.
S-1917 Story: That portion of a building between
the surface of any floor and the surface of the
floor next above it, or if there is not floor above
it, then the space between the floor and the
ceiling next above.
S-1918 Substantial or Si nificant: Substantial or
significant shall mean over fifty percent (508) of
stock in trade, display areas or presentation time
in any three (3) month increment period beginning
from the date of issuance of a certificate of
occupancy. Stock in trade and material shall be
measured in terms of titles or objects on display
with nonidentical items, with same title or name,
considered a separate title or object. (Amend Ord
85-274, 12/3/85)
S-1919 Story,_Half: A story under a gable, hip or
gambrel roof, the wall plates of which are on at
least two (2) exterior walls not more than two feet
(2') above the floor of such story.
S-1920 Street: Any public thoroughfare dedicated
to the publ c use and not designated as an alley or
officially approved place.
S-1921 Stucco: Exterior portland cement plaster
constructed as specified in the Construction
Chapter of the Code of the City of Arlington.
(Amend Ord 87-41, 3/3/87)
S-1922 Supervised living Facility: A residential
facility of three (3) or more dwelling units
providing living quarters restricted to the elderly
who require access to services but not daily
nursing or medical intervention. Incidental uses
and/or services may include protective supervision,
personal care, social and recreational services,
assistance with medical requirements, laundry and
transportation services, private or common kitchen/
dining facilities, so long as such services are
provided to residents only. (Amend Ord 85-252,
10/22/85)
SEF' -21-'92 MON 11:08 ID7:APL DEV SERI)ICES DSK TEL W:817-45'=J-hbnJ
' ZONING.
11-500
11-500 "A-111 Dwelling District (Medium DensitX Residential):
11-501 Use Regulations: A building or premises in this
Zoning District shall 1 be used only for the following
purposes:
(1) Any use permitted in the "T" or "D" District
(2) Multi -family dwellings, including Supervised
Living Facilities, subject to the density and other
regulations of the district in which located.
`- (Amended Ord 85-252, 10/22/85)
(3) College and universities (non-public)
(4) Student religious center
R�.
� (5) Fraternity
or sorority house (no residential
�) facilities for members; living quarters for custo-
dial personnel only)
t
'Al (6) Accessory buildings, including a private
� garage. Accessory buildings shall not be used for
commercial purposes.
(7) A one -family garage apartment; provided,
however, that the same shall conform to the spacing
requirements applicable to accessory buildings.
(8) Day care centers (Amend Ord 86-65, 4/8/86)
(4) A customarily incidental. use.
11-502 Height Regulations:
(1) The maximum height of a residential structure
or structure accessory thereto shall be thirty-five
feet (35')1 provided, the height of such structure
may be increased to not more than forty-five feet
(45' ) when, in addition to the minimum front, side
and rear setback requirements contained herein,
each of said setbacks shall be increased an addi-
tional foot for each toot such structure exceeds
thirty-five feet (35') in height.
(2) To provide for an appropriate transition from
single-family or duplex neighborhoods of predomi-
nantly one-story dwellings to multi -family uses of
higher density and building height, portions of the
"A-1" District may be designated by the suffix "S".
In the portions so designated, no residential
structure shall exceed one (1) story in height.
Such suffix may be added or removed from the Zoning
XI -1
4/8/86
Resldentlat Districts:
R Single Fatuity District: Single-famMy detached dwellings on 7,200 square foot lots; schools; parks;
churches; utility distribution lines. No mobile homes.
R-1 Single Family District: All uses permitted in R plus: Single-family detached dwonings on 6,000 square
foot tots. R-I(Z) Sinpta Family Distrlcl: Single-family detached dwellings on 5,0oo square foot Iola, one
side of dwelling must C located on one side jot line.
T Townhouse: All ton-residentlal uses permitted In A plus: Townhouses (attached single-family) on 3.60o
square toot lots.
D Duplex: All uses permitted in T plus: Duplex dwellings on 6,000 square foot lots.
A-1 Muiti-Femity (Medium Density): All uses permitted In D plus: Apartments at 14 dwelling units per acre;
su ervised livitigi-14011y, student teliglous center; fraternity or sorority house (no residential facilities): day
care con or. (S) ►estrkits structures to one story.
A-2 Multi -Family (Medium Density): An uses permitted in A-1 plus: Apartments at 10 dwelling unite per acre.
A -a Multi -Family (Medium Density): AN uses permitted In A-2 plus: Apartments at 22 dwelling units per acre;
pprivate dormitory; lodging or boarding house; fraternity or sorority house; foster home.
,► �A-4 Mill -Family (High bensitA, Apartments at least four or more stories in height, no maximum dwelling
units per acre; supervised living tacnity; any non-residentlal use permitted in the A-3 district.
Commercial Districts:
PS Profssslonal Business: Offices for a doctor, dentist, attorney, architect, CPA, engineer, psychoiogist,
chiropractor, podiatrist; day care center, customarily incidental uses. PB(S) limits structures to one story in
helgght.
o Office: Any use permitted in PB plus: General business offices not offering on-premlas sale, rental or
re lr of goods; veterinarian clinic; mortgage banking company (no drive-in windows); optometrist office.
O S) limits structures to one story in height. O(H) permits structures up to 76 teat In height.
LR Local Astall: All uses permuted In O plus: Convenience store without gasoline sales; retall store;
supermarket; beauty shop; washaterda; health studio; drugstore; Portal; nursing home; restaurant with no
drive-in service or onaite consumption of alcoholic beverages; private vocational schools; mortgage
banking company; pet shop Indoor only; kindergarten. One story maximum height.
LB Local Business: All usespermitted in LR plus: Convenience store with gasoline sales; car wash; bank,
savings and loan; hospital, home or center dor the acute or chronically In; boat and accessory sales, rental
and service; garment cleaners; garden shop, greenhouse or nursery; restaurant with drive-In/plck•up
service with on -premise consumption of aicohoile beverages; racquet or swim club; theater: hotel or motel:
now auto pans store; Indoor retail sales. L8(L) Ilmks structures to two atones in height.
B Business: An uses permitted In LB plus: Motor vehicle sales; muffler shop; motor vehicle repair garage;
building material sales; wholesale supply business; amusement center, rental stores; nightclubs and teen
clubs; custom craftsman shop; trade school; second hand goods stores or pawn shops; traitor park: pet
shop (no outside runs).
B-1 Business: All uses permitted In 8 plus: Building material and lumber sales with outside storage;
warehousing less than 25,000 sq.H.; trallar rental or sales; driving range or minlatute golf course; tire
recapping; plumbing, electrical, air conditioning sales and service shop.
industrial Districts
LI Light industrial= An uses permitted in 13.1 plus: Contractor's plant, &hop and storage yard; bars: heavy
machinery sales and storage: scientific research laboratory; freight terminal• kennel with outside runs;
veterinary hospital, outside storage with conditions; adult entertainment establishment.
I Industrial: AN uses permitted In LI plus: Used motor vehicle parts; auto paint shop; small appliance
manufacture; warehouse or distribution center; metal fabrication (no riveting).
M-1 tight Manufacturing: An uses permitted in I plus: Manufacturing of wood, paper, and plastic containers,
textile, automobiles, mobile homes, heavy equipment, furnitura, cabinets, aircraft pans, oil well equipment,
chemical and food processing; petroleum products wholesale storage; metal fabrlcatlon.
M-2 Heavy Manufacturing: All uses permitted M M-1 plus: Petroleum or chemical products bulk storage and
manufacturing; galvanizing, hot dlp metal processing; aircraft manufacture; foundry. Some uses allowed In
this district also require approval of a Special exception by the Zoning Board of Adjustment.
Development Plan Districts:
CP Commercial Plan: Any use permitted in PB thru M-2 11 specifically approved by Council. An approved
development plan is required prior to issuance of a building permit.
PD Planned Development: An forms of residential uses 0 speciMmIly approved by Council; day care canter.
An approved development plan Is required prior to issuance of a building permit. Minimum development
Site of 2.5 acres.
Special Purpose Districts:
A Agricultural: Farm; ranch; plant nursery; other agricultural uses; public schools; parks; churches.
MH Mobile t=ome: Mobile home parks and subdivisions with incidental uses. Minimum development site of 10
acres.
MW Mini -warehouse; Rental of long-term storage units. Minimum development site of 3 screw maximum 50%
site coverage; maximum 5,000 square feet per building.
IN institutional: Church; day care center; private or parochial schools; supervised living facility. No
minimum lot area.
Overlay Districts.-
BP
istricts:
BP Business Park: Special use and development standards are applied in this district to promote high
quality, high intensity, mixed-use development in dose proximity to control access freeways and other
appropriate locations thoughout the City.
LP Landmark Preservation: intended to Drotect and preserve those buildlnus, structures, sties and areas of
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SCAT BY:
SECTION X
R -7 -MF MULTIFAMILY DISTRICT
10.1 PURPOSE
The R -7 -MF District is intended to permit medium density multifamily dwelling units. The District may be
combined with a PD (Planned development) District to provide for a grouping of dwelling units to achieve larger
open space areas, community recreation areas and to provide for certain local business and office uses which
may be deemed compatible with multifamily use through the use of an approved site plan. Density within this
district shall not exceed sixteen (16) living units per acre (except as may be granted when combined with a PD
District).
10.2 PERMITTED USES
The following are the only permitted uses within the 8 -7 -MF dwelling district and are subject to the general
conditions of this section and such other sections as are applicable:
10.2.1
Multifamily dwellings
10.2.2
parks and playgrounds
10.2.3
Churches and public schools
-- 101.2.4
Residence apartments for the aged
10.2.5
Public buildings, libraries, fire stations
10.2.6
City and utility uses
10.3 PD (Planned Development) Uses
10.3.1 Condominiums
10.3.2 Civic clubs, fraternal organizations, lodges, all without alcoholic beverage sale to members or to
the public
10.3.3 Recreational facilities
10.3.4 Day nurseries and kindergartens which shall not exceed a maximum of forty-five (45) children.
10.4 GENERAL CONDITIONS
10.4.1 Lot area requirements:
(a) Minimum lot area: Every lot within the R -7 -MF District shall be at least four (4) acres in
area (except where a parcel of land is contiguous with like zoning; then the minimum
shall be as approved by the Planning and Zoning Commission).
(b) Minimum lot width: Every lot within the R -7 -MF District shall be at least two hundred
(200) feet in width measured at the front building line.
(c) Minimum lot depth: Every lot within the R -7 -MF District shall be at least one hundred
ten (110) feet average depth.
(d) Maximum lot coverage: No more than forty (40) percent of the lot shall be covered by
buildings.
10.4.2 Average dwelling unit size: Every dwelling unit hereafter erected, reconstructed, or altered in
this district shall have a floor area of not less than six hundred fifty (650) square feet average
per approved site plan per phase for each living unit exclusive of breeze -ways, basements,
open and enclosed porches, common corridors, parking area, garages and accessory buildings.
10-1
§ 27-7
HURST CODE
stucco (as that term is defined in this
chapter) may be utilized to fulfill up to
one-third of the masonry requirement.
The use of stucco within three (3) feet
of the top of the slab is prohibited. If a
type of construction other than concrete
slab is utilized, stucco is prohibited below
four (4) feet above grade.
c. Single-family detached houses con-
structed within this district are sub-
ject to the masonry requirements of
subsection (eX10) of section 27-4, R-1
Dwelling District.
(f) Planned development regulations:
(1) R-3 PD uses shall be subject to R-3 general
conditions and the general requirements of
the planned development section; provided,
however, the following R-3 general condi-
tions shall not apply except as specifically
imposed by the site plan or ordinance adopt-
ing such site plan:
a. Minimum lot size;
b. Minimum lot width;
c. Yard requirements; provided, however,
there shall be twenty-five (25) feet in
exterior in all cases;
d. Height;
e. Access;
L Building -lot ratio;
g. Maximum lot coverage;
h. Maximum percentage of efficiency apart-
ments.
(2) Maximum density shall not exceed eighteen
(18) dwelling units per acre, or such lower
density as may be established by the site
plan adopted by ordinance.
(Code 1965, Ch. 27, §§ 6.1-6.6; Ord. No. 1124, §
2, 3-25-86; Ord. No. 1306, § 1, 11-27-90)
Sec. 27-7.1. RH Retirement Housing District.
(a) Purpose of district, The RH Retirement Hous-
ing District is intended to permit the development
of retirement dwelling units for occupancy pri-
marily by persons sixty (60) years of age and over.
This district requires site planning to assure both
flexibility as well as the amenities required for
good retirement housing. Although this district is
Supp. No. 8
designed primarily for unassisted living by elderly
persons, both assisted housing and nursing homes
are permitted limited accessory uses. Dwelling
unit density is limited by controls to approximately
fifteen and one-half (15'x) units per acre.
(b) Permitted uses. The following are the only
permitted uses within the RH Dwelling District
and are subject only to the general conditions of
this section, and such other sections as are
applicable:
(1) Residences:
a. Single-family detached residences.
b. Single-family attached residences.
c. Multifamily retirement apartments.
(2) Parks and playgrounds.
(3) Public buildings, libraries, fire stations.
(4) Accessory uses named in subsection (c) below.
(c) RH accessory uses. The following uses shall
be allowed only as accessory uses under RH zon-
ing, subject to the conditions set forth herein, as
well as to the general conditions of this district:
(1) Nursing home, assisted housing, hospital,
convalescent facility, provided, however, the
number of beds for all such facilities shall
not exceed the number of single-family and
multifamily dwelling units in the project.
The term "assisted housing" shall be deemed
to mean housin fpr persons who must re-
ceive limited personal care assistance and
orTinarily will mean a bed in a single oc-
cupancy bedroom with a private bath.
(2) Staff residences not exceeding ten (10) per-
cent of the total number of dwelling units,
office, recreational, food preparation, din-
ing facilities and other amenities serving
residents.
(3) Beauty and barber shop with a maximum
floor area of one thousand (1,000) square
feet.
(4) Snack bar with a maximum of three hun-
dred fifty (350) square feet per one hundred
(100) dwelling units.
1730
ZONING
(5) . Convenience retail shop with a maximum
of three hundred fifty (350) square feet per
one hundred (100) dwelling units to pro-
vide for the sale of food items, nonprescription
drugs, small household items and gifts to
the residents and their guests, but not in-
tended for use by the general public.
(6) Indoor and outdoor recreational facilities.
(d) Reserved
(e) General conditions.
(1) Area requirements.-
a.
equirements.a. Minimum lot size: Every lot within the
zoning district shall be at least three
(3) acres in area (one hundred thirty
thousand six hundred eighty (130,680)
square feet).
b. Maximum lot coverage: No more than
twenty-five (25) percent of the total lot
area shall be covered by buildings; pro-
vided, however, if at least one (1) cov-
ered parking space is provided for each
dwelling unit, up to thirty (30) percent
of the total lot area may be covered by
buildings.
c. Building -lot ratio. There shall be at
least two thousand eight hundred (2,800)
square feet of lot area for each dwell-
ing unit built on any lot, plus four hun-
dred (400) square feet of lot area for
each nursing home bed.
(2) Minimum dwelling unit size. Every dwell-
ing unit hereafter erected, constructed, re-
constructed or altered in this district shall
have a floor area exclusive of breezeways,
basements, open and screened porches, cor-
ridors, parking area, garages and accessory
buildings of not less than the following:
a. Single-family detached: Twelve hundred
fifty (1250) square feet.
b. Single-family attached: Eleven hundred
(1100) square feet.
c. Apartments: One bedroom, six hundred
(600) square feet.
d. Efficiency: Five hundred (500) square
feet.
Supp. No.1
§ 27-7.1
e. Two bedroom: Seven hundred fifty (750)
square feet.
f. No more than twenty (20) percent of
the total dwelling units shall be effi-
ciencies.
(3) Yard requirements. Every lot within this
district shall have exterior yards of at least
twenty-five (25) feet. Such lot shall have
minimum interior yards of at least twenty
(20) feet for one-story buildings and an ad-
ditional five (5) feet for each story thereaf-
ter, subject to provisions of section 27-21(b).
Every part of a required yard or court shall
be maintained as open space; provided that
ordinary projections may ektend into a min-
imum side yard or court not more than
twenty-four (24) inches.
In this district the following rules shall be
followed in the establishment of the mini-
mum width of a yard:
a. When the exterior walls of one (1) build-
ing or of adjacent buildings are within
sixty (60) degrees of being parallel and
neither contains windows or doors, such
walls shall be separated by not less
than ten (10) feet of open space.
b. When the exterior walls of one (1) build-
.ing or of adjacent buildings are within
sixty (60) degrees of being parallel and
one (1) but not both contains windows
or doors, such walls shall be separated
by not less than twenty (20) feet of
1730.1
open space.
c. When the exterior walls of one (1) build-
ing or of adjacent buildings are within
sixty (60) degrees of being parallel and
both contain windows or doors, such
walls shall be separated by not less
than forty (40) feet of open space.
(4) Height restrictions. No building shall ex-
ceed thirty-five (35) feet in height, unless
specifically approved for a greater height
by site plan.
(5) Fences and screening. Fences and screen-
ing shall be provided and maintained as
set forth in section 27-21(e).
§ 27.7.1
HURST CODE
(6) Parking. Parking as required in Table 20-3
shall be provided.
(7) Signs. Subject to the general restrictions of
section 27-22.
(8) Accessory buildings. Accessory buildings,
including garages, tool sheds, and green-
houses shall be permitted behind the front
building line; provided, however, that no
structure shall be allowed in any required
yard.
(9) Refuse containers. All refuse and refuse con-
tainers shall be screened from view of ad-
jacent public streets.
(10) Open space. In addition to paved parking
and driving areas, and reserve for parking,
at least fifteen (15) percent of the lot shall
be maintained in landscaped open area.
(11) Outdoor recreation space. In addition to the
required minimum open space, the amount
of a lot equal to twenty (20) percent of the
total dwelling unit floor area shall be main-
tained in minimum outdoor recreation space.
(12) Exterior wall surfaces.
a. The exterior surface of walls of all dwell-
ings in this district other than single-
family detached houses shall be at least
ninety (90) percent masonry, excluding
window and door openings.
b. Notwithstanding the definitions of ma-
sonry contained in the building code,
stucco, as that term is defined in this
chapter, may be utilized to fulfill up to
one-third (%) of the masonry require-
ments. The use of stucco within three
(3) feet of the top of the slab is prohib-
ited. If a type of construction other than
concrete slab is utilized, stucco is pro-
hibited below four (4) feet above grade.
C. Single-family detached houses con-
structed within this district are sub-
ject to the masonry requirements of
section 27-4(eX10) of the R-1 dwelling
district.
(13) Required amenities. The following are min-
imum requirements:
Supp. No. 1
1730.2
a. Meeting rooms, dining halls, indoor rec-
reation space: Seventy-five (75) square
feet multiplied by the number of dwell.
ing units.
b. Each dwelling unit shall have a kitch-
en; the project must have kitchen and
dining facilities adequate to serve all
residents.
c. Housekeeping services.
d. Safety enhancements:
1. Automatic sprinkler system.
2. Two-way calling system with pro-
visions for notification.
3. Grab bars around tubs/showers.
4. Doors in areas into which resi-
dents may be expected to go shall
be wide enough to accommodate
wheelchairs.
5. EIectrical outlets at least twenty-
four (24) inches above floor.
6. Safety devices on tub/shower to pre-
vent scalding injuries.
7. Flameless cooking surfaces in dwell-
ing units.
8. All floor surfaces in areas normally
open to residents shall be non-skid.
9. Wherever steps are located in areas
normally open to residents, ramps
or elevators shall be provided in
addition.
e. Individually adjustable refrigerated
air/central heat in each dwelling unit.
f. Groundskeeping.
g. Transportation services (mini -bus or van
service for residents).
(14) Age of residents. Except for accessory staff
housing as provided for in this section, at
least one (1) of the occupants of each dwell-
ing unit in this district shall be at least
sixty (60) years of age, as shall at least
eighty (80) percent of the occupants of nurs-
ing home beds.
(15) Site plan approval All uses within this dis-
trict require site plan approval. No zone
change to RH shall be considered without a
site plan fulfilling all the requirements of
this district.
I
ZONING
§ 27-7.1
(16) Site plan information The site plan shall
o. Detailed architectural renderings of the
show at least the following items of infor-
front, back and side elevations of each
mation:
building.
a.
The land area included with the site,
p. Recreational facilities plan depicting
the land area of all abutting sites Q
indoor and outdoor structures and
the zoning classification thereof, all pub-
amenities.
lic and private rights-of-way and ease-
q. A final landscaping and irrigation plan
ments bounding and intersecting the
showing the following information: lo -
site and the abutting sites which are
cation and type of vegetation; official
proposed to be continued, created, re-
count of existing tree stand and the
located and/or abandoned.
designation of those trees that will be
b.
The proposed finished grade of the site,
preserved as a permanent part of the
shown to contour intervals of not to
landscaping; total square footage and
exceed two (2) feet.
percentage of site maintained as land-
c.
A legal description of the proposed site
scaped open space; required landscaped
and the boundaries thereof.
area reserved for future parking spac-
d.
The location of each existing and each
es; formal, landscaped entryways.
proposed structure on the site, the gen-
r. Transportation service plan designat-
eral category of use or uses to be con-
ing the following items: number and
tained therein, the number of stories,
type of vehicles to be utilized; storage
gross floor area, and the location of
and maintenance of vehicles; proposed
entrances and exits to buildings.
routes and schedule of services to be
e.
A columnar chart of the following data:
provided to the residents of the retire-
number, and square footage of each type
ment complex.
of dwelling unit; number of nursing,
s. Security system plan depicting location
assisted living, and hospital beds; square
of gates, guard stations and surveillance
footage of all other accessory uses.
equipment (only applicable to projects
f.
The location of all on-site facilities for
providing this service).
liquid and solid waste disposal.
g.
The location and width of all curb cuts
(17) Administrative On approval of the site plan,
and driving lanes.
all necessary permits or certificates author -
h.
The dimensions and capacities of park-
ized thereby may be issued. Subsequent to
ing areas and loading areas, and the
such approval, minor changes may be au -
character and location of illumination
thorized by the enforcing officer when such
facilities for same.
minor changes will not cause any of the
L
All pedestrian walks, malls and open
following circumstances to occur:
areas for use by tenants or the public.
a. A change in the character of the devel-
j.
The location, height and design of all
opment.
walls and fences.
b. An increase in the ratio of the gross
k.
The location, size, height, orientation
floor areas in structures to the area of
and design of all signs.
any lot.
1.
The types of surfacing, such as paving,
c. An increase in the intensity of use.
turfing or gravel, to be used at the
d. A reduction in the originally approved
various locations.
separations between buildings.
m.
The location of fire hydrants.
e. An increase in the problems of circula-
n.
Drainage plans and information as may
tion, safety, and utilities.
be available to show that the develop-
f. An increase in the external effects on
ment will not be adversely affected by
adjacent property.
flooding action.
Supp. No. 1
i�EcZi193
§ 27=7.1
CITY OF HURST
HURST CODE
g. A reduction in the originally approved
(2)
Staff residences not exceeding ten (10) per -
setbacks from property lines.
cent of the total number of dwelling units,
h. An increase in ground coverage by
office, recreational, food preparation, din.
structures.
ing facilities and other amenities serving
i. A reduction in the ratio of off-street
residents.
parking and loading space to gross floor
area in structures.
(3)
Beauty and barber shop with a maximum
j. A change in the subject, size, lighting,
floor area of one thousand (1,000) square
or orientation of originally approved
feet.
signs.
(4)
Snack bar with a maximum of three hun-
(Ord. No. 1134, § 1, 7-8-86; Ord. No. 1157, § 1,
dred fifty (350) square feet per one hundred
11-11-86)
(100) dwelling units.
vl Seci 2? -7.2: Assisted Living District:
(5)
Convenience retail shop with a maximum
of three hundred fifty (350) square feet per
(a) Purpose of district. The AL Assisted Living
one hundred (100) dwelling units to pro -
District is intended to permit the development of
vide for the sale of food items, nonprescrip-
dwelling units for occupancy by persons requir-
tion drugs, small household items and gifts
ing that level of care and support defined by the
to the residents and their guests, but not
State of Texas as "supervised living." This dis-
intended for use by the general public.
trict requires site planning to assure both flexi-
bility as well as the amenities required for qual-
(6)
Indoor and outdoor recreational facilities.
ity housing. Although this district is designed
(d)
Reserved
primarily for assisted living, nursing homes are a
(e)
General conditions:
permitted use.
(b) Permitted uses. The following are the only
(1)
Area requirements:
permitted uses within the AL District and are
a. Minimum lot size: Every lot within the
subject only to the general conditions of this sec-
zoning district shall be at least three
tion, and such other sections as are applicable:
(3) acres in area (one hundred thirty
(1) Residences:
thousand six hundred eighty (130,680)
square feet).
a. Multifamily assisted living apartments
b. Maximum lot coverage: No more than
and/or single occupancy bedrooms with
twenty-five (25) percent of the total lot
private bath. The term "assisted liv-
area shall be covered by buildings; pro-
ing" shall be deemed to mean housing
vided, however, if at least one (1) cov-
for persons who must receive limited
ered parking space is provided for each
personal care assistance.
dwelling unit, up to thirty (30) percent
b. Nursing home.
of the total lot area may be covered by
(2) Parks and playgrounds.
buildings.
c. Building -lot ratio: There shall be at
(3) Public buildings, libraries, fire stations.
least two thousand eight hundred (2,800)
(4) Accessory uses named in subsection (c) below.
square feet of lot area for each dwell-
ing unit built on any lot, plus four hun-
(c) AL accessory uses. The following uses shall
dred (400) square feet of lot area for
be allowed only as accessory uses under AL zon-
each nursing home bed.
ing, subject to the conditions set forth herein, as
well as to the general conditions of this district:
(2)
Minimum assisted living unit size Every
assisted living unit hereafter erected, con -
(1) Adult day care centers providing nonresi-
structed, reconstructed or altered in this
dential care; hospitals.
district shall have a floor area exclusive of
Supp. No. l
1730.4
I
ZONLNG
§ 27-7.2
breezeways, basements, open and screened
specifically approved for a greater height
porches, corridors, parking area, garages
by site plan.
and accessory buildings of not less than the
following:
(5)
Fences and screening. Fences and screen-
ing shall be provided and maintained as
Apartments:
set forth in section 27-21(e).
One bedroom: Six hundred (600) square
(6)
Parking. Parking as required in Table 20-3
feet.
Efficiency: Five hundred (500) square
shall be provided.
feet.
(7)
Signs. Subject to the general restrictions of
Two bedroom: Seven hundred fifty (750)
section 27-22.
square feet.
(8)
Accessory buildings. Accessory buildings,
(3) Yard requirements. Every lot within this
including garages, tool sheds, and green -
district shall have exterior yards of at least
houses shall be permitted behind the front
twenty-five (25) feet. Such lot shall have
building line; provided, however, that no
minimum interior yards of at least twenty
structure shall be allowed in any required
(20) feet for one-story buildings and an ad-
yard.
ditional five (5) feet for each story thereaf-
ter, subject to provisions of section 27-21(bX4).
(9)
Refuse containers All refuse and refuse con -
Every part of a required yard. or court shall
tainers shall be screened from view of ad -
be maintained as open space; provided that
jacent public streets.
ordinary projections may extend into a min-
(10)
Open space. In addition to paved parking
imum side yard or court not more than
and driving areas, and reserve for parking,
twenty-four (24) inches.
at least fifteen (15) percent of the lot shall
In this district the following rules shall be
be maintained in landscaped open area.
followed in the establishment of the mini-
(11)
Outdoor recreation space. In addition to the
mum width of a yard:
required minimum open space, the amount
a. When the exterior walls of one (1) build-
of a lot equal to twenty (20) percent of the
ing or of adjacent buildings are within
total dwelling unit floor area shall be main -
sixty (60) degrees of being parallel and
tamed in minimum outdoor recreation space.
neither contains windows or doors, such
(12)
Exterior wall surfaces:
walls shall be separated by not less
than ten (10) feet of open space.
a. The exterior surface of walls of all dwell -
b. When the exterior walls of one (1) build-
ings in this district shall be at least
ing or of adjacent buildings are within
ninety (90) percent masonry, excluding
sixty (60) degrees of being parallel and
window and door openings.. -
one (1) but not both contains windows
b. Notwithstanding the definitions of ma -
or doors, such walls shall be separated
sonry contained in the building code,
by not less than twenty (20) feet of
stucco, as that term is defined in this
open space.
chapter, may be utilized to fulfill up to
c. When the exterior walls of one (1) build-
one-third of the masonry requirements.
ing or of adjacent buildings are within
The use of stucco within three (3) feet
sixty (60) degrees of being parallel and
of the top of the slab is prohibited. If a
both contain windows or doors, such
type of construction other than concrete
walls shall be separated by not less
slab is utilized, stucco is prohibited below
than forty (40) feet of open space.
four (4) feet above grade.
(4) Height restrictions. No building shall ex- (13) Required amenities: The following are min-
ceed thirty-five (35) feet in height, unless imum requirements:
Supp. No. 1
1730.5
ZONING
p. Recreational facilities plan depicting
indoor and outdoor structures and
amenities.
q. A final landscaping and irrigation plan
showing the following information: lo-
cation and type of vegetation; official
count of existing tree stand and the
designation of those trees that will be
preserved as a permanent part of the
landscaping; total square footage and
percentage of site maintained as land-
scaped open space; formal landscaped
entry ways.
r. Transportation service plan designat-
ing the following items: number and
type of vehicles to be utilized; storage
and maintenance of vehicles; proposed
routes and schedule of services to be
provided to the residents of the retire-
ment complex.
s. Security system plan depicting location
of gates, guard stations and surveillance
equipment (only applicable to projects
providing this service).
(17) Site plan changes. On approval of the site
plan, all necessary permits or certificates
authorized thereby may be issued. Subse-
quent to such approval, minor changes may
be authorized by the enforcing officer when
such minor changes will not cause any of
the following circumstances to occur:
a. A change in the character of the devel-
opment.
b. An increase in the ratio of the gross
floor areas in structures to the area of
any lot.
c. An increase in the intensity of use.
d. A reduction in the originally approved
separations between buildings.
e. An increase in the problems of circula-
tion, safety and utilities.
f. An increase in the external effects on
adjacent property.
g. A reduction in the originally approved
setbacks from property lines.
h. An increase in ground coverage by
structures.
Supp. No. 8
§ 27-8
i. A reduction in the ratio of off-street
parking and loading space to gross floor
area in structures.
j. A change in the subject, size, lighting
or orientation of originally approved
signs.
(Ord. No. 1191, § 1, 5-26-87)
Sec. 27-8. 0-1 Office District.
(a) Purpose of district The 0-1 Office District
is intended to permit areas of limited low -intensity
office uses having similar land use controls to the
R-1 district.
(b) Permitted uses. The following are the only
permitted uses within the 0-1 Office District and
are subject to the general conditions of this sec-
tion and such other sections as are applicable:
(1) Professional offices and any other office not
requiring the display or inventory of mer-
chandise;
(2) Libraries, parks and playgrounds, churches,
elementary and junior high schools, and
educational institutions offering programs
equivalent to public school grades;
(3) Public buildings including fire stations, mu-
nicipal buildings and city halls;
(4) Water wells, water storage and pumping
facilities.
(c) Planned development use& The following uses
shall be allowed in 0-1 planned development uses:
Permitted uses under R-1 zoning.
(d) Conditional uses. Lodges, fraternal organi-
zations, civic clubs subject to conditional use re-
quirements of R-1 and the additional requirement
that there be no sale of alcoholic beverages to
members or the public.
1731
(e) General conditions.
(1) Area requirements.
a. Minimum lot size. Every lot within the
zoning district shall be at least ten thou-
sand (10,000) square feet in area.
b. Minimum lot width. Every lot within
this zoning district shall be at least
§ 27-7.2 HURST CODE f
l
a. Meeting rooms, dining halls, indoor rec-
a.
The land area included with the site,
reation space: Seventy-five (75) square
the land area of all abutting sites and
feet multiplied by the number of as-
the zoning classification thereof, all pub-
sisted living units.
lic and private rights-of-way and ease -
b. The project must have kitchen and din-
ments bounding and intersecting the
ing facilities adequate to serve all
site and the abutting sites which are
residents.
proposed to be continued, created, re -
c. Housekeeping services.
located and/or abandoned.
d. Safety enhancements.
b.
The proposed finished grade of the site,
1. Autpmatic sprinkler system.
shown to contour intervals of not to
2. Two-way calling system with pro-
exceed two (2) feet.
visions for notification.
c.
A legal description of the proposed site
3. Grab bars around tubs/showers and
and the boundaries thereof,
toilets.
d.
The location of each existing and each
4. Doors in areas into which resi-
proposed structure on the site, the gen-
dents may be expected to go shall
eral category of use or uses to be con -
be wide enough to accommodate
tained therein, the number of stories,
wheelchairs.
gross floor area, and the location of
5. Electrical outlets at least twenty-
entrances and exits to buildings.
four (24) inches above floor.
e.
A columnar chart of the following data:
6. Safety devices to prevent scalding
number and square footage of each type
injuries in bathrooms.
of dwelling unit; number of nursing,
7. Flameless cooking surfaces in dwell-
assisted living, and hospital beds; square
ing units.
footage of all other accessory uses.
8. All floor surfaces in areas normally
f.
The location of all on-site facilities for
open to residents shall be nonskid.
liquid and solid waste disposal. -
9. Wherever steps are located in areas
g.
The location and width of all curb cuts
normally open to residents, ramps
and driving lanes.
or elevators shall be provided in
h.
The dimensions and capacities of park -
addition.
ing areas and loading areas, and the
10. Corridors shall be at least eight
character and location of illumination
(8) feet wide with hand rails.
facilities for same.
11. Bathrooms shall provide five (5)
i.
All pedestrian walks, malls and open ,
feet clearance to wheelchair.
areas for use by tenants or the public.
e. Individually adjustable refrigerated
j.
The location, height and design of all
air/central heat in each dwelling unit.
walls and fences.
f. Groundskeeping.
k-
The location, size, height, orientation
g. Transportation services (mini -bus or van
and design of all signs.
service for residents).
1.
The types of surfacing, such as paving,
turfing or gravel, to be used at the
(15) Site plan approval. All uses within this dis-
various locations.
trict require site plan approval. No zone
m.
The location of fire hydrants.
change to AL shall be considered without a
n.
Drainage plans and information as may
site plan fulfilling all the requirements of
be available to show that the develop -
this district.
ment will not be adversely affected by
flooding action.
(16) Site plan information. The site plan shall
o.
Detailed architectural renderings of the
show at least the following items of infor-
front, back and side elevations of each
mation:
building.
Supp. No. 1
1730.6
91
MINIMUM LICENSING STANDARDS
FOR PERSONAL CARE FACILITIES
TITLE 25, HEALTH SERVICES
PART 2, TEXAS DEPARTMENT OF HEALTH
CHAPTER 145, LONG TERM CARE
SUBCHAPTER S
145.321 - 145.335
TEXAS DEPARTMENT OF HEALTH
1100 WEST 49TH STREET
AUSTIN, TEXAS 78756
EFFECTIVE: JANUARY 1, 1991
REVISED: SEPTEMBER 1, 1991
REVISED: MAY 5, 1992
Stock No. 12-194
MINIMUM LICENSING STANDARDS
FOR PERSONAL CARE FACILITIES
145.321 - 145.335
Table of Contents
145.321 - Purpose and Scope...........................................1
145.322 - Definitions.................................................3
145.323 - General Characteristics of Personal Care Residents
and Types of Personal Care Facilities ......................5
145.324 - General Requirements........................................7
145.325 - General Enforcement........................................10
145.326 - Administrative Management..................................11
145.327 - Staffing...................................................14
145.328 - Operational Policies, Admission Policies And Records ......15
145.329 - Medications................................................16
145.330
- Accident,
Injury, Or Acute Illness .........................18
145.331
- Personal
Belongings and Finances ...........................19
145.332 -
Dietary Service
............................................19
145.333 - Resident Bill of Rights and Provider Bill of Rights........ 21
145.334 - Building Construction......................................24
145.335 - Plans, Approvals, and Construction Procedures..............40
eINIMUM LICENSING STANDARDS
FOR PERSONAL CARE FACILITIES
145.321 Purpose and scope.
WN
(a) The minimum licensing standards for personal care facilities are
promulgated under the authority of the Health and Safety Code, Chapter
247.
(b) A person or governmental unit, acting severally or jointly with
any other person or governmental unit, may not establish or operate a
personal care facility without a license issued under the Health and
Safety Code, Chapter 247.
'(c) The purpose of the standards in this subchapter is to promote the
public health, safety, and physical and mental well-being of the residents
and to; provide for the development, establishment, and enforcement of
standards:
(1) for the care of individuals in facilities of the character
defined and covered in this subchapter; and
(2) for the establishment, construction, maintenance, and
operation of such facilities which will promote safe and adequate care of
individuals in these facilities.
(d) A personal care facility does not include an establishment which
furnishes food, shelter, and care to fewer than four persons unrelated to
the proprietor or a foster care type residential facility that serves fewer
than five persons and operates under rules adopted by the Texas Department
of Human Services.
(e) The philosophy of personal care facilities is as follows.
(1) Persons who contract for and receive personal services which
are in excess of room, board, and laundry, and are housed in facilities or
environment for the express purpose of receiving these services, need and
deserve the protection of the law in assuring that they are provided safe
and sanitary living conditions and basic care fitting their physical and
mental needs.
(2) A personal.care facility covered by this subchapter in-
cludes an establishment, including a board and care home, that: furnish-
es, in one or more facilities, food and shelter to four or more persons
who are unrelated to the proprietor of .the establishment; and provides
personal care services; and in addition, provides minor treatment under
the direction a_nd supervision of a p�sician licensed by the Texas State
Board of Medical Examiners, or services h h__M `e't'iome need beyond basic
provision of food, shelter, and laundry.
.0
(3) Facilities or establishments licensed under the standards
in this subchapter are known as personal care facilities. Residents in
these facilities depend on staff to provide them with various degrees of
assistance in everyday living. In providing this assistance, a personal
care facility shall function as follows.
(A) The personal care facility shall provide the basic and
primary needs of the residents. All residents will need:
(i) a safe, comfortable, and sanitary environment;
(ii) a food service which provides wholesome and
` satisfying meals meeting general nutritional needs; and
(iii) humane treatment.
(B) The personal care facility shall meet other basic and
primary needs of the residents. Residents may require at least one or more
of the following needs, while some residents may require all of the
following needs:
(i) assistance with meals, dressing, movement,
bathing, or other personal needs or maintenance;
(ii) the administration of medication by a person
licensed to administer medication or the assistance with or supervision of
medication; or EP54ZItIr7 ` Aa—, !" �iCd �1�iJ 15 I-Ak- v
(iii) general supervision or oversight of the physical
and mental well-being of a person who needs assistance to maintain a
private and independent residence in the facility or who needs assistance
to manage his personal life, regardless of whether TjII3Y3'ian has been
appointe or a person.
(C) Residents whose needs cannot be met by the personal
care facility, or the necessary services secured by the resident, shall not
be admitted or retained in the facility. when services beyond assistance
are needed, the decision that such services can be provided or secured
shall be the responsibility of facility management with written Qoncurrence
of the resident, resident's attending physician _and/or responsible Darty.
This concurrence shall be placed in the facility file. Refe�to
*145.330(e) of this title (relating to Accident, Injury, or Acute Illness).
(D) The basic and primary needs of the residents shall be
provided in the least restrictive environment and manner possible.
(4) Structured or organized medical, nursing, or other care as
found in licensed hospitals, licensed nursing homes, licensed custodial
care homes, and similar specialized facilities, cannot be furnished by the
licensed personal care facility staff, but can be provided by professional
2
personnel as could be delivered in a person's home, when contracted bv the
resident. Refer to *145.330(e) of this ti (relating to Accident,
Injuryy,, or Acute Illness).
(5) Personal care has at least two basic elements:
(A) the delivery of services requires the presence bf'a
facility staff member; and
(B) the services performed are of a protective or safeguard
nature in efforts to maintain or restore basic health, safety, and well-
being of the residents.
1445.322, Definitions. The following words and terms when used in this
subchapter shall have the following meanings, unless the context clearly
indicates otherwise.
Act - The Personal Care Facility Licensing Act, Health and
Safety Code, Chapter 247.
'Attendants Any individual who is providing service to the
residents, and can include, but is not limited to aides, cooks, janitors,
porters, maids, laundry workers, security personnel, bookkeepers, managers
etc. as they are also of service to the residents.
3
�) Authority having jurisdiction(AHJ) - Texas Department of Health.
' rD iet'ti n -'A dietitian is as follows.
Z(A)
A registered dietitian is a dietitian who is currently
registered by the Commission on Dietetic Registration.
T�ctJ
(B) A li:ensed dietitian is a dietitian who is currently
L::I,
licensed by the Texas State Board of Examiners of Dietitians and who has
l'2,S N J
15 hours of dietetic continuing education annually.
Facility - An institution coming under the scope of Personal
Care Facility Licensing Act, Health and Safety Code, Chapter 247, and
furnishes room, board, and one or more services of a personal care or
protective nature.
Governmental unit - The state or any county, municipality or
other political subdivision," or any'department, division, board, or other
agency of any of the foregoing.
Immediately Available - The capability of facility staff to
immediately respond to an emergency situation after being notified through
a communication and/or alarm system. The staff is to be no more than 600
feet from the farthest resident.
3
impractical resident - An impractical resident is:
(A) a resident with a physical disability_ of a nature that
he/she is not capable of maneuvering in a wheelchair, walker, etc.,,
unaided;
(B) a resident who will not take or cannot understand
instructions from a staff member; or
{�lM —�► (C) a resident that is taking medication which will make it
difficult for a staff member to arouse the person quickly.
4e%� o7 W Cc xv►'� t_, % 11 15 1
Licensing agency - The Texas Department of Health.
Medication - Medication is:
(A) any substance recognized as a drug in the official
United States Pharmacopoeia, Official Homeopathic Pharmacopoeia of the
United States, Texas Drug Code Index or official National Formulary, or any
supplement to any of the above;
(B) any substance intended for use in the diagnosis, cure,
mitigation, treatment, or prevention of disease;
(C) any substance (other than food) intended to affect the
structure or any function of the body;
(D) any substance intended for use as a component of any
substance specified in this definition. It does not include devices or
their components, parts, or accessories.
Medication administration - The direct application of a
medication or drug to the body of a resident by an individual licensed to
administer medication in the state of Texas.
Medication assistance or supervision - The assistance or
supervision of the medication regimen by facility staff. Refer to
*145.329(b) of this title (relating to Medications).
Medication (self -administration) - The capability of resident's
to administer their own medication/treatments without assistance from the
facility staff.
G __._ NFPA 101 - the 1988 publication titled "NFPA 101 Life Safety
Code" published by the National Fire Protection Association, Inc,
Batterymarch Park, Quincy, Massachusetts 02269.
Person - Any individual, firm, partnership, corporation,
association, or joint stock association, and the legal successor thereof.
4
Personal care - Acts of a protective nature. Personal care is
understood to mean adult"Oand responsible supervision of or assistance with
routine living functions in instances of a resident's condition necessi-
tating such
ecessi-
tating-such supervisionor assistance. - Personal care includes a wide
variety of services which would require or result in the presence of an
intermediary for the protection and care of the resident. Refer to
*145.321(e)(3)(A) and (B) of this title (relating to Purpose and Scope).
Physician - A practitioner licensed by the Texas State Board of
Medical Examiners.
Resident - Anyone accepted for care in the personal care
facility.
t 1 %
_Re_ s_ pite, - The provision by a facility of room, board, and care at
the level ordinarily provided for permanent residents of the facility to a
person for not more than 60 days for each stay in the institution.
Safety - Action taken to protect from injury or loss of life due
to such conditions as fire, electrical hazard, unsafe building or site
conditions, and the hazardous presence of toxic fumes and materials.
Sanitation - Action taken to protect from illness, the
transmission of disease or loss of life due to unclean surroundings, the
presence of disease -transmitting insects, or rodents, unhealthful
conditions or practices in the preparation of food and beverage, or the
care of personal laundry.
�)N1 Service Plan - A written re or t e
supervision and nonmedical care needed by person.
-�.r---......n
Standards - The minimum licensing standards in this subsection
intended to protect the health and safety of the residents.
145.323. General Characteristics of Personal Care Residents and Types of
Personal Care Facilities.
(a) General characteristics of personal care residents include, but
are not limited to, the following. A resident may:
(1) not have a disease endangering other residents;
( 2 ) exhibit symptoms of emotional disturbance, but are not
considered dangerous to himself/herself or other residents;
{3)_ need occasional assistance with walking; -
(4) require assistance with bathing, dressing, and grooming;
(5) require occasional assistance with routine skin care, such
as application of lotions, treatment of minor cuts and burns;
5
(6) need reminders to encourage toilet routine and prevent
incontinence;
(7) require the occasional or temporary services by professional
personnel, if provided by contract with the individual resident;
(8) need assistance with medications, supervision of self-
medication, or administration of medication;
(9) require encouragement to eat or monitoring for brief periods
of time due to social or psychological reasons of temporary illness;
(10) be hearing impaired or speech impaired;
(11) be incontinent without skin breakdown; ?
(12) require established therapeutic diets;
(13) require self-help devices;
r ''�,�' (14) occasionally require restraints with physician's orders.
r
Ll.n- t�jr, Refer to *145.333(a)(2) of this title (relating to Resident Rights); and
�r:��l c, ) (15 ) need assistance with meals.
(b) Types of personal care facilities are as follows:
(1) Type A. In a Type A facility a resident:
(A) is physically and mentally capable of evacuating the
facility unassisted in the event of an emergency. This may include the
mobile nonambulatory, e.g., persons in wheelchairs having the capacity to
transfer and evacuate themselves in an emergency;
(B) does require usual and routine attendance during
nighttime sleeping hours; and
(C) must be capable of following directions for taking
appropriate action for self-preservation under emergency conditions.
(2) Type B. In a Type B facility a resident may:
(A) be physically and/or mentally incapacitated or
handicapped, and would require staff assistance to evacuate;
(B) be incapable of following directions and taking
appropriate action for self-preservation under emergency conditions;
(C) require routine supervision during nighttime sleeping
hours. An attendant must be awake and on call for assistance;
6
(D) not be bedfast, but may be chairfast needing assist-
ance with transferring ul�on arising and retiring, but once into the chair
is able to move about independently; or
(E) have needs such as indwelling catheter, I routine
colostomy care, etc., when self care is provided and appropriate or when
care is provided by contract with professional personnel by the individual
resident;
145.324. General Requirements.
(a) Each license, good for one year, shall specify the name of the
facility, location of the facility, and the type and maximum allowable
number of residents to be cared for at any one time. No greater number of
residents shall be kept than is authorized by the license. The license is
not transferable or assignable.
(b) Copies of these standards shall be made available, upon request,
to facility personnel and to residents and/or resident's responsible
parties. Personnel shall be instructed on the requirements of the law and
the regulations pertaining to their respective duties.
(c) The term "hospital", "nursing home", and/or "custodial care
home" may not be used as part of the name of a personal care facility;
however, a personal care facility may be a distinct unit of a licensed
hospital, licensed nursing home, or licensed custodial care home.
(d) Any personal care facility licensed on or before December 31,
1990, under Health and Safety Code, Chapter 242 shall be granted a
r temporary permit to continue operation until the licensing agency has
performed any inspection and investigation required by this article. The
facility will be given 60 days to attain compliance with operational
standards and 6 months for physical plant compliance. If additional time
is needed for physical plant compliance, permission must be received from
the licensing agency.
(e) Existing facilities, of eight beds or less, (facilities that have
residents but are not licensed as a personal care facility) will be given
twelve months, from the date of the initial architectural inspection, to
meet the Life Safety Code and physical plant requirements of these
standards.
(f) Alternative provisions or variations of these standards may be
acceptable to the licensing agency for any facilities or institutions
subject to licensure and which are operated by, and under the supervision
of, or approved by governmental agencies primarily engaged in thetrain-
ing, rehabilitation, or education of residents, based on and commensurate
with the needs of the residents and the scope and guidelines or standards
of the program. Additionally, certain institutions or establishments may
be determined to be exempt from licensure.
(g) These standards have been written primarily based on residents
being present in the facility essentially at all times; however there may
C(may,L �9 �t i� �'5 � tt�,
cilities in which residents are away from the facility at certain
ds of the day on a coordinated basis as appropriate or on approval of
acility management. In those instances variations or alternative
provisions wi respect to some of the details of the standards may be
appropriate.
(h) The personal care facility shall be constructed and operated in
accordance with all applicable local, state, or federal requirements.
(i) The facility shall provide an activity and/or social program at
least weekly far the
- (j) Upon request, the facility management shall make available to the
licensing agency representatives copies of the relevant facility documents
or records which in the opinion of the licensing agency representatives
contain evidence of conditions that threaten the health and safety of
residents. Documents or records which may be made available and copied are
1 admission sheets, medication profiles, observation note s medication
refusal notes, and menu records. The face ity may charge the licEnsing
agency at the rate not o exceed the rate c arged by the department for
copies. Collection shall be by billing the licensing agency. The procedure
of copying will be the responsibility of the manager or designee. If
copying requires the records be removed from the facility, a
representative of the facility will be expected to accompany the records
and assure their order and preservation. It will be the responsibility of
the licensing agency to maintain the -confidentiality of all records or
Kll"t documents photocopied for their use, in accordance with recognized
standards of medical records practice, applicable state laws, and licensing
agency policy.
(k) In the event any facility licensed under the Personal Care Facil-
ity Act, Health and Safety Code, Chapter 247, ceases operation temporarily
or permanently, voluntarily or involuntarily, notice of the closure shall
be provided the residents and residents' relatives or responsible parties.
If the closure is voluntary, notice to residents' relatives or responsible
parties shall be in writing, giving at least seven days notice for reloca-
tion after receipt of notice. In involuntary closure actions, notices
shall be provided as required within seven days of ownership's final
decision to close. Written notice is waived for involuntary closure;
however, the facility remains responsible for immediate verbal notice to
residents, relatives, or responsible parties.
(1) Each licensed facility shall conspicuously and prominently post
the facility license in one area of the facility that is readily and
customarily available to the public. In the case of a licensed section
that is part of a larger building or complex, the posting shall be in the
licensed area where public notices are usually posted.
(m) Inspection reports, and related reports prepared by the licensing
agency are available to the public through the established licensing
agency's public disclosure procedures. The most current 12 months
inspection reports shall be available at the business office or manager's
office on premises during normal facility office hours.
8
(n) Abuse or. neglect of residents or possible abuse or neglect of
residents must be reported0 in accordance with the following requirements:
(1) A person, including an owner or employee of a facility, who
^� has cause to believe that the physical or mental health or welfare of a
resident has been or may be adversely affected by abuse or neglect caused
by another person shall report the abuse or neglect to the licensing agency
or any local or state law enforcement agency.
(2) Each facility shall require each employee of the facility,
who has cause to believe that the physical or mental health or welfare of a
resident has been or may be adversely affected by abuse or neglect caused
by another person, to report the abuse or neglect to the licensing agency.
(3) Nonaccusatory reports reflecting the reporting person's.
belief that a facility resident has been or will be abused or neglected or
)C has died of abuse or neglect shall be made to the licensing agency or any
N local or state law enforcement. agency. All reports must contain the name
>�-5 d+J and address of the facility resident, the name and address of the person
,6k'1PCL51C sponsible for the care of the resident, if available, and any other
relevant information. All reports received by any local or state law
enforcement agency shall—Ue referred to the i.censing ncy or to the
agency designated by the court to be res ob a or t --Fe protection of the
aci ity resident.
)1j
-
(4) An oral report shall be made immediately on learning of the
abuse or neglect and a written report shall be made within five days to the
same agency. Anonymous reports, while not encouraged, will be received and
acted on in the same manner as acknowledged reports. Anonymous reports
about a specific individual, accusing the individual of abuse or neglect,
need not be roves ig
(o)_ A facility that is licensed under these standards shall care for
a person according to a service plan that is filed at the facility and
agreed upon between the facility and the person arranging the care before
the facility admits the person for the care.
(p) For residents receiving respite care, the service plan must be
signed by a licensed physician if the person for whom respite care is
arranged needs medical care or treatment. If the person does not need
medical care or treatment, the service plan must be signed by the person
arranging for the respite care. The facility may keep an agreed service
plan for not longer than six months from the date it is received and
during a per1.o a m.it a person for respite care as frequently as is
needed and as accommodations are available.
r(q), Facilities serving the elderly or -disabled are required by the
Human Resources code,-Chapter•106,- to_request criminal conviction -records
of prospective employees effective September 1, 1989. The Department of
Human S ill obtain criminal -conviction records for facilities
i.censed by the Licensing Agency un er a an a e y Code, Chapter 2
,or Chapter 247.
9
(1 LA facility may offer tempora.r-i_ mnLaYment--pe-nding_ here_
sults of a criminal con�iiction check. The facility may offer permanent
p oymen a ter 45 days if it has not received notification of a bar on
employability. Facilities must provide to the Texas Department of Human
Services the required information on a job applicant no later than 72
hours after the hour when the person accepts temporary employment.
(2) Facilities must provide to the Texas Department of Human
Services the following in ormat . comp ete name, maiden name aliases,
da e o it , ecuri y num er, and date hired. The
in orma ion must be submitted on designated Texas Department of Hu n
Services forms. The Texas Department o uman Services may require
app can s o provide their fingerprints.
(r) Senate Bill 959, Section 5.07, 71st Legislature, 1989,_requires
►C�`j that all health care facility employees complete an educational course
{Jl� about human immunodeficiency virus infect!_on based on the model education
program developed by the Texas Department of Health. (see section 97.19 of
this title (relating to Model Health Education Program/ Resource Guide for
HIV/AIDS)). For information about this document refer to the Texas AIDS
Community Resource Directory or call the Texas Department of Health, Public
Health Promotion Division, at 512/458-7405.
145.325 General Enforcement.
(a) The licensing agency or the licensing agency's representative may
1M, make any inspection or investigation that it considers necessary an may
enter the premises of a personal care facility a any i.me ay r nig t to
make an inspection in accorance_with board rules. The icensing agency
...1.a is entitled to access books, records, and other documents maintained by or
on behalf of a facility to the extent necessary to—enforce the Personal
Care aci i c , ealth and Safety Code, Chap er , an t e rules
adopted under this Act. A license holder or an applicant for a license is
considered to have consented to entry and inspection of the facility by a
representative of the licensing agency in accordance with this subchapter.
The licensing agency is entitled to preserve all relevant evidence of
conditions found during an inspection or investigation that the licensing
agency reasonably believes threaten the health and safety of a resident,
including photography and photocopying of relevant documents, such as a
license holder's notes, etc. for use in any legal proceeding. When photo-
graphing a resident, the licensing agency shall respect the privacy of the
resident to the greatest extent possible and may not make public the
identity of the resident..
(b) Each year, the licensing agency shall conduct at least one
unannounced inspection of each facility. The licensing agency shall
invite at least one person as a citizen advocate from:
(1) the American Association of Retired Persons;
(2) the Texas Senior Citizen Association;
(3) the Texas Retired Federal Employees;
10
LIGHT INDUSTRIAL
provided in accordance with the provisions of Section 50 of
this Ordinance.
I. HEIGHT:
(a). No principal structure shall be erected or altered
to a height exceeding tree—( 3 ss eery
(59) feet- fifty (50) feet except buildings located
continuous to an existing R-20 R-12.5 or R-7.5
District, height shall not exceed one (1) story or
twenty-five (25) feet in height
(b) No accessory structure shall be erected or altered
to a height exceeding one (1) story or thirty (30)
feet.
J. LANDSCAPING REQUIREMENTS: Landscaping shall be required in
accordance with the provisions of Section 56 of this
Ordinance.
K. OFF-STREET PARKING: No off-street parking shall be provided
in accordance with the provisions of Section 56 of this
Ordinance.
L. OFF-STREET LOADING: No off-street loading is required in the
LI District.
M. MASONRY REQUIREMENTS: The masonry requirements of Section 54
shall be met.
092392 6 Section 31
DEFINITIONS
the side line of the lot.
450. WINERY shall mean the manufacturing bottling
labeling and packaging of wine containing not
more than twenty-four (24) percent alcohol by
volume from grapes fruits and berries grown
on premise or imported, and to include the
manufacturing and importation of grape brandy
for fortifying purposes only. Wine sales may
be to holders of wholesaler's permits winery
permits, wine bottlers permits. Retail sales
to ultimate consumers in unbroken packages for
off -premise consumption may not exceed an
amount of 25,000 gallons annually. A winery
may include the following accessory uses; a
tasting room to dispense free wine for on -
premise consumption, meeting/banquet
facilities, restaurants and retail sales area
of wine for off -premise consumption.
B. AMENDMENTS TO THE DEFINITIONS in this section, or
additional definitions to be added to this section, may
be made by the city council of the City of Grapevine
after receiving the recommendations and report of the
planning and zoning commission on such amendments or
additions, and after a public hearing before the City
Council, as provided by law. Public hearings before the
Planning and Zoning Commission on any proposed Amendment
or addition to the definitions of this section shall be
held by the Planning and Zoning Commission after notice
of such hearing shall have been given by publication at
least one time in a newspaper of general circulation in
the City of Grapevine, of the time and place of such
hearing at least ten (10) days prior to the date of such
hearing.
22 Section 11-12
COMMUNITY COMMERCIAL
DRAFT 9-23-92
7. Automobile sales and service.
8. Building materials and supplies.
9. Garden supply stores.
10. Sign and sign painting shops.
11. Automobiles washing business; automatic, coin-operated,
or moving line wash. (Requires desirable aesthetics,
proper traffic circulation, and adequate drainage.
12. Planned Commercial Centers.
13. Automotive repair garages, within a completely enclosed
building. Salvage and/or wrecking yards are prohibited.
All storage areas must be surfaced, and screening shall
be provided in accordance with Section 58 and Section 50.
14. Outdoor commercial amusements such as golf driving
ranges, miniature golf, archery.
15. Winery with alcoholic beverage sales provided a special
permit is issued in accordance with Section 42.B. of this
ordinance.
D. LIMITATION ON USES:
1. Whenever the C -C Community Commercial District is
utilized for hotel -motel office or hospital use, the
minimum open space shall be increased to thirty (30)
percent of the total lot area.
2. Vehicular use or storage areas other than required
parking associated with permitted uses such as automobile
sales and service, boat sales, building materials, and
supplies shall be visually screened from any adjacent
residential district by a fence, wall or berm at least
six (6) feet in height.
3. The minimum size of any C -C District shall be five (5)
acres.
E. PLAN REQUIREMENTS: No application for a building permit for
construction of a principal building shall be approved unless:
1. A Plat, meeting all requirements of the City of
Grapevine has been approved by the City Council and
recorded in the official records of Tarrant County.
2. A Site Plan, meeting the requirements of Section 47, has
been approved.
071990 3 Section 25
dining rooms, bars, personal service shops such as beauty
and barber shops, newsstands, retail and offices provided
the following minimum standards are met:
a. Serving of a alcoholic beverages shall require a
permit in conformance with Section 48 of this
Ordinance.
b. Such uses shall be located in the main building and
shall be of a design and size as to cater primarily
to the guests or occupants of the main use.
C. Access to such conditional uses shall be limited to
the interior of the building and there shall be no
direct public access from the exterior of the
building, provided that doors for exit purposes or
fire and safety purposes may be located in the
exterior walls of the building.
d. There shall be no show windows or displays relating
to retail stores, personal service shops or offices
on the exterior of the building or visible from any
street or adjacent property.
5. Convenience Stores, including gasoline sales, prepared
food carry -out service with alcoholic beverage sales for
off -premise consumption of beer only, provided a special
permit is issued in accordance with Section 42.B of the
Ordinance.
6. Alcoholic beverages, provided a special permit is issued
in accordance with Section 42.B. of this Ordinance.
7. Winery with alcoholic beverage sales provided a special
permit is issued in accordance with Section 42.B. of this
ordinance.
D. LIMITATION OF USES: None specified.
E. PLAN REQUIREMENTS:
1. A Site Plan shall be required in accordance with the
provisions of Section 47 of this Ordinance.
2. A Landscape Plan, in accordance with Section 53 of this
Ordinance, shall be required.
F. DENSITY REQUIREMENTS: The following density requirements
shall apply:
1. MAXIMUM DENSITY - The maximum density within the HCO
District shall not exceed a floor area ratio of 3.0.
092392 3 Section 29
LIGHT INDUSTRIAL
DRAFT 9-23-92
6. Bulk storage of flaminable'liquids associated with a
permitted use, subject to the provisions of City and/or
State Fire Codes.
C. CONDITIONAL USES: The following conditional uses may be
permitted, provided they meet the provisions of Section 48 and
a Conditional Use Permit is issued pursuant to Section 48 of
this Ordinance.
1. Freight forwarding warehouses.
2. Bulk storage of flammable liquids not associated with a
permitted use, subject to the provisions of City and/or
State Fire Codes.
3. Railroad yards, areas for car storage, and switching
facilities.
4. Aviation ground schools.
5. Central mixing plants for asphalt, concrete, or other
paving materials (batching plant).
6. Automobile Impound. Salvage and/or wrecking yards are
prohibited. All storage areas must be surfaced and
screening shall be provided in accordance with Section 58
and Section 50. All required screening shall be in
accordance with Section 50, Alternatives A or E.
7. Convenience stores, including prepared food carry -out
service with alcoholic beverage sales for off -premises
consumption of beer only, provided a special permit is
issued in accordance with Section 42.B of the Ordinance.
8. Public institutions and nonprofit institutions of any
educational, religious or cultural type, but excluding
corrective institutions and hospitals.
9. Any other manufacturing, warehousing, or wholesale uses,
not provided for in Section 31.A. Permitted Uses, Section
31.0 Conditional Uses, and not listed in Section 31.D.,
Limitation of Uses.
10. Winery with alcoholic beverage sales provided a special
permit is issued in accordance with Section 42.B. of this
ordinance.
D. LIMITATION OF USES: The following uses shall not be permitted
within this District:
1. Dwelling units (including motels and hotels) except as
provided under accessory uses; hospital or clinics
112189 3 Section 31
SERVICES AND OPERATIONAL OVERVIEW
The Clairmont Care Home concept calls for the establishment of a private pay assisted
living facility serving the needs of twenty (20) residents; within a safe, secure, open,
co-ed, home like environment. The Care Home is authorized and regulated by Title 25
of the Texas Department of Health, under Chapter 145, Subchapter 145.321 -
145.335, revised May 1992.
The Care Home concept calls for the construction of a residence of approximately
8,000 square feet in area on a site of about one acre. The appearance of the facility
will be that of a neighboring home, with parking for approximately 12 cars and the
"house van" provided at the rear of the building.
The Care Home will accommodate twenty (20) residents in two living styles. Eight (8)
residents will occupy double sleeping room accommodations, while the remaining
twelve (12) residents will have individual sleeping quarters. The bedrooms will be
designed for the residents to use their own furniture and contain the service functions
of clothes closet and water closet and vanity lavatory. The bathing facilities will be
centralized and staff assisted to prevent residents from injuring themselves while
bathing. The intent of this concept is to keep the facility small, congenial and personal
for the benefit of residents, children and staff alike.
There will be a central kitchen for food preparation for the residents; serving three
meals a day in the separate dining areas. The Care Home will have a large open
comfortable living room with an adjacent "sun''room" for socializing, playing parlor
games and watching TV. The interior hallways, although wider than the standard
residential hall, will not contain the finishes and handrails found in medically oriented
facilities.There will be an enclosed central courtyard and covered front porch. The
main entry is intended to have a porte-cochere for protection of the residents when
entering or leaving the facility in inclement weather. The facility will accommodate a
small exercise room for use by the residents in maintaining their health. The one acre
of grounds will be large enough to accommodate a garden area to be tended by the
residents and staff for the growing of vegetables and flowers, as part of an overall
resident health maintenance program.
The facility staff will consist of a (1) Resident Manager, three (3) Day Supervisors and
a (1) cook. Their function will be to assist the residents in their day to day living in such
matters as ensuring that medication is taken, proper hygiene is maintained; assisting
with dressing and dining and other daily living functions as may be required by each
individual resident. Each resident's laundry is washed on site with staff assistance, as
may be required. The staff will organize activities and field trips for the residents while
assisting in the creation and maintenance of a homelike environment; until such time
as a resident may return home or require a move to a more advanced care facility.
The purpose of this concept is to create an environment based upon the personal
interaction between the staff and residents within a home like atmosphere. It is for this
reason that the concept is best served by locating the Care Home in smaller
communities, within strong existing neighborhoods; enhancing the capability for full
community integration of the household. "The closer to home, the more it feels like
home" It is felt that the stronger the personal relationship is between the living
assistants, the residents and the local community the happier the resident will be and
.the happier the children of the resident will be; enhancing the staff's sense of job
satisfaction and ensuring a successful care provider practice. The key to a successful
enterprise such as this is individual care and service by the Care Home staff. It is felt
that by employing -staff from the local community, the fabric of the existing social
structure within the community will assist in reinforcing a environment of care, concern
and responsibility to and for the residents:
Clairmont is aware of a fundamental need for this kind of living environment in our
world today.'A need for a place to properly support those who have supported us in life
is our primary goal and purpose for being. We feel that with the development of West
College Manor a portion of that debt will begin to be repaid.
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