HomeMy WebLinkAboutItem 05 - AM12-01 Zoning Ordinance Amendments III1"°"III` # 54- AS'
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MEMO TO: HONORNABLE MAYOR, CITY COUNCIL MEMBERS AND THE
PLANNING AND ZONING COMMISSION
FROM: BRUNO RUMBELOW, CITY MANAGER
SCOTT WILLIAMS, DEVELOPMENT SERVICES DIRECTOR °
MEETING DATE: MARCH 20, 2012
SUBJECT: ZONING ORDINANCE AMENDMENTS AM12-01
RECOMMENDATION:
Staff recommends the City Council consider the attached amendments to Section 22, "R-
MF" Multifamily District and Section 56, Off Street Parking Requirements and take any
necessary action.
BACKGROUND INFORMATION:
The Planning and Zoning Commission and city staff conducted a workshop on February 8,
2012 to discuss multifamily development within the city, recent requests for multifamily
zoning and possible amendments to the zoning ordinance. An overview of the most recent
zoning cases relative to their specific conditional use/planned development overlay
requests was provided as well as an updated area-wide survey of other cities' multifamily
regulations. A follow up workshop was held on February 21, 2012 to discuss actual
proposed amendments to the ordinance.
Staff received direction to draft several changes to the"R-MF"Multifamily District ordinance
and to the Off Street Parking regulations specifically:
• Incorporate wording directing potential multifamily developers to locate planned
usable recreational open space "internal" to the site
• Create wording to allow for a reduction from 40 feet to 15 feet to the landscaped
front yard area requirement with incorporation of a landscaped berm to allow for off-
street parking
• Create wording to allow the use of tandem parking, i.e. parking areas immediately
behind enclosed garage spaces
• Reduce the off-street parking requirement from 2.5 spaces per unit to 2.0 spaces
per unit
Staff recommends the Council consider the attached draft ordinances and take any
necessary action.
Irs
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Section 22. R-MF Multifamily District Regulations
PURPOSE: The R-MF 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 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 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. 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.
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.
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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.
8. Communication equipment meeting the requirements of Chapter 7,
Article XII of the Grapevine Code of Ordinance.
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. Assisted Living Facilities (See Section 22.N.).
7. Any off-street parking for churches, convents and other places of
worship developed on property other than the platted lot of record of
the principal use, provided all or a portion of the property utilized for
parking is located within 300 feet of the platted lot of record.
8. The following conditional uses may be permitted provided they meet
the provisions of Section 48, are located within an area that is no
greater than % of a mile due north and northeast of property zoned
and developed as a Planned Commercial Center containing in excess
of 1,000,000 square feet of gross leasable space and north of
Grapevine Mills Boulevard and a Conditional Use Permit is issued.
a. The maximum height of principal structures may be a
maximum of three (3) stories, not to exceed forty (40) feet.
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b. Whenever two (2) principal structures are arranged face to end
or back to end the minimum distance may be thirty (30) feet.
Whenever two (2) principal structures are arranged end to end
the minimum distance may be twenty (20) feet. The point of
measurement shall be the exterior walls of the buildings and
does not include balconies, railings or other architectural
features.
9. Flexible Design Standards: The standards set forth in Sections
22.F.1. (Maximum Density), 22.F.3. (Minimum Open Space), 22.G.1
(Front Yard Setback), 22.1.1 (Height Regulations) and Section 56.1
(Off-Street Parking Requirements) may be considered flexible in order
to encourage development within the R-MF Multifamily District. In
some situations, the above referenced sections may vary from the
specific standards established upon approval of a conditional use
permit by the City Council.
D. LIMITATION OF USES:
1. No Storage boxes or any other containers to be picked up or dropped
off by curbside self-storage services, moving services and other
similar services shall be placed within a public right-of-way. Storage
containers to be picked up or dropped off by such services shall be
visible from a public right-of-way or adjacent property for a period not
exceeding seventy-two(72)consecutive hours, and not more than two
(2) instances during any thirty (30) day period.
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 density requirements shall
apply-
1. MAXIMUM DENSITY-The maximum density within the R-MF District
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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 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 assisted living 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. This recreational open space
shall be located internal to the site and not within any
landscaped areas around the perimeterledae of the subject
Property. 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 (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
071911 4 Section 22
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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 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 assisted living 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 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 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
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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 (10)feet to any adjacent property line. No off-street parking shall
be allowed in the front yard however, with an appropriate landscaped
berm the front yard setback relative to parkina may be reduced to no
less than 15-feet. Such berm shall be a minimum of four feet in height
of combined berming and landscape plantings. It is preferred that
berms undulate and vary in height and width for a more natural
appearance. Similarly while plantings shall extend_the length of the
front yard it is preferred that they vary in distance from the Property line
and complement the berming as opposed to being planted in a straight
line. Though the front yard setback maybe reduced relative to parking,
the building setback shall remain at 40-feet.
K. OFF-STREET LOADING: No off-street loading is required in the R-MF
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 MultiFamily District.
1. Buildings and structures shall conform to the masonry requirements
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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 (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. This re uirement shall not
apply to tandem parkina spaces located immediately behind
enclosed naraaes that access any internal private streets or
drives,
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
071911 7 Section 22
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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 ASSISTED
LIVING FACILITIES: The following minimum design requirements shall be
provided in the R-MF Multifamily Residential Zoning District.
1. MINIMUM LOT SIZE OF DAY CARE CENTERS AND ASSISTED
LIVING FACILITIES: Lots for day care centers and assisted living
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
ASSISTED LIVING FACILITIES: The following minimum standards
shall be required for day care centers and assisted living 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
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Section 56. Off-Street Parking Requirements
In all zoning districts there shall be provided in connection with appropriate allowable
uses, off-street parking space in accordance with the following requirements:
A. MINIMUM OFF-STREET PARKING REQUIREMENTS: The minimum number of
off-street parking spaces herein required shall be computed and provided in
accordance with the following specifications:
1. The number of spaces required shall serve residents, customers, patrons,
visitors and employees.
2. Each parking space shall have adequate drives and room for ingress and
egress to each parking space with a minimum size of eight (8) feet by
twenty-two (22) feet for each parallel parking space and nine (9) feet by
eighteen (18) feet for each angular head-in parking space, and shall be
designed in accordance with minimum City standards.
3. All maneuvering for off-street parking shall be accomplished on private
property.
4. The minimum required off-street parking shall be provided to patrons of
the associated use free of charge, unless approved with a Special Use
Permit in accordance with Section 49 of this ordinance.
B. UNCLASSIFIED USE: Where the proposed land use cannot be classified within
the uses herein specified, the City Council shall determine the specified use most
clearly related to the proposed use and the minimum requirements for the
specified use so determined shall apply to the proposed use.
C. NUMBER OF PARKING SPACES REQUIRED: Multi-use projects shall have
aggregate parking requirements. The minimum number of off-street parking
spaces required shall be as follows:
1. RESIDENTIAL:
NUMBER OF
USE PARKING REQUIRED FOR EACH
SPACES
Single-family dwellings:
attached, detached, 2 Dwelling unit
townhouse, duplex
Mobile home subdivision 2 Dwelling unit
Apartment, Condominiums, 2-5 Dwelling unit
triplex, four lex
121801 1 Section 56
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS AMENDING ORDINANCE
NO. 82-73, THE COMPREHENSIVE ZONING ORDINANCE
OF THE CITY OF GRAPEVINE, TEXAS, SAME BEING ALSO
KNOWN AS APPENDIX "D" OF THE CITY CODE, BY
PROVIDING FOR AMENDMENTS AND CHANGES TO
ZONING REGULATIONS BY AMENDING SECTION 22
"R-MF" MULTIFAMILY DISTRICT REGULATIONS AND
SECTION 56 OFF-STREET PARKING REQUIREMENTS
PROVIDING A PENALTY NOT TO EXCEED THE SUM OF
TWO THOUSAND DOLLARS ($2,000.00)AND A SEPARATE
OFFENSE SHALL BE DEEMED COMMITTED UPON EACH
DAY DURING OR ON WHICH A VIOLATION OCCURS;
DECLARING AN EMERGENCY AND PROVIDING AN
EFFECTIVE DATE
NOW, THEREFORE, BE IT ORDAINED BYTHE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS:
Section 1. That Ordinance No. 82-73, the Comprehensive Zoning Ordinance of
the City of Grapevine, Texas, same being also known as Appendix"D" of the City Code is
hereby amended in the following particulars, and all other sections, subsections,
paragraphs, definitions, words and phrases of said Appendix "D" and not amended but
hereby ratified, verified, and affirmed:
A. That Section 22 "R-MF" Multifamily District Regulations is hereby amended
by amending subsection F.3. to read as follows:
"3. MINIMUM OPEN SPACE: Not less than 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 250 square feet
per dwelling unit shall be devoted to planned and permanent usable
recreation area. This recreational open space shall be located
internal to the site and not within any landscaped areas around the
perimeter/edge of the subject property. The amount, location and type
of usable recreation space shall be shown on the site plan."
B. That Section 22 "R-MF" Multifamily District Regulations is hereby amended
by amending subsection J. to read as follows:
"J. OFF-STREET PARKING: Off-street parking shall be provided in
accordance with the provisions of Sections 56 and 58 of this
Ordinance and other applicable ordinances of the City. No off-street
parking shall be located closer than ten feet to any adjacent property
line. No off-street parking shall be allowed in the front yard, however,
with an appropriate landscaped berm, the front yard setback relative
to parking may be reduced to no less than 15 feet. Such berm shall
be a minimum of four feet in height of combined berming and
landscape plantings. It is preferred that berms undulate and vary in
height and width for a more natural appearance. Similarly while
plantings shall extend the length of the front yard it is preferred that
they vary in distance from the property line and complement the
berming as opposed to being planted in a straight line. Though the
front yard setback may be reduced relative to parking, the building
setback shall remain at 40 feet."
C. That Section 22 "R-MF" Multifamily District Regulations is hereby amended
by amending subsection M.S. to read as follows:
"5. No building shall be located closer than 15 feet to the edge of an off-
street parking, vehicular use, or storage area. Day care centers shall
be exempt from the requirement. This requirement shall not apply to
tandem parking spaces located immediately behind enclosed garages
at access any internal private streets or drives."
D. That Section 56 Off-Street Parking Requirements is hereby amended by
amending subsection C.1. Residential Use to read as follows:
"1. RESIDENTIAL:
NUMBER OF
USE PARKING REQUIRED FOR EACH
SPACES
Single-family dwellings:
attached, detached, 2 Dwelling unit
townhouse, duplex
Mobile home subdivision 2 Dwelling unit
Apartment, Condominiums, 2 Dwelling unit
triplex, four lex
Motels or Hotels with Guest room, plus
restaurants or clubs 1 requirements for eating or
drinking establishment
ORD. NO. 2
NUMBER OF
USE PARKING REQUIRED FOR EACH
SPACES
Motels or Hotels with Guest room, plus
conference facilities with 1.5 requirements for eating or
less than 25,000 sq. ft. of drinking establishment
conference area
Hotels or motels with
restaurants, clubs or Guest room, plus 1 parking
conference facilities 1.5 space per 100 sq. ft. of
between 25,001 and less conference area
than 100,000 sq. ft. of
conference area
Hotels or motels in excess
of 500 rooms with
restaurants, clubs or Guest room, plus 1 parking
1 space per 250 sq. ft. of
conference facilities in conference area"
excess of 100,000 sq. ft. of
conference area
Section 2. That any person violating any of the provisions of this ordinance shall
be deemed guilty of a misdemeanor and upon conviction thereof shall be fined in a sum
not to exceed Two Thousand Dollars($2,000.00) and a separate offense shall be deemed
committed upon each day during or on which a violation occurs or continues.
Section 3. That if any section, article, paragraph, sentence, clause, phrase or
word in this ordinance, or application thereto any person or circumstances is held invalid or
unconstitutional by a Court or competent jurisdiction, such holding shall not affect the
validity of the remaining portions of this ordinance; and the City Council hereby declares it
would have passed such remaining portions of the ordinance despite such invalidity,which
remaining portions shall remain in full force and effect.
Section 4. That the fact that the present ordinances and regulations of the City of
Grapevine, Texas, are inadequate to properly safeguard the health, safety, morals, peace
and general welfare of the inhabitants of the City of Grapevine, Texas, creates an
emergency for the immediate preservation of the public business, property, health, safety
and general welfare of the public which requires that this ordinance shall become effective
from and after the date of its final passage, and it is accordingly so ordained.
PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS on this the 20th day of March, 2012.
ORD. NO. 3
APPROVED:
ATTEST,-,
APPROVED AS TO FORM:
ORD. NO. 4