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 20 dwelling units per gross acre. "R-MF", Multifamily 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 dwellings, including apartments and 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 95 percent of the units in the development parcel.

B.

Secondary uses: The following uses shall be permitted as secondary 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 secondary uses shall be located at least 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 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, pergola, or roofed area.

6.

Mechanical and maintenance equipment related to a principal use no nearer than 120 feet to any adjacent residentially zoned district and housing within an enclosed structure.

7.

Screened garbage and/or solid waste storage on a concrete pad, no nearer than 50 feet to an 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 XIII of the Grapevine Code of Ordinances.

All secondary structures shall be setback from side and rear property lines a minimum of six feet. Secondary structures greater than 10 feet in height shall be set back from the side and rear property lines six feet plus one additional foot for each additional foot of height over 10 feet.

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 nonprofit institutions of an educational, religious or cultural type excluding correctional institutions and hospitals.

2.

Nonprofit community centers.

3.

Memorial gardens and cemeteries.

4.

Skilled nursing facilities.

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 three-fourths 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 stories, not to exceed 40 feet.

b.

Whenever two principal structures are arranged face-to-end or back-to-end, the minimum distance may be 30 feet. Whenever two principal structures are arranged end-to-end, the minimum distance may be 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.I.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.

10.

Electric vehicle (EV) charging stations. (See Section 42.I)

11.

Short-term rentals. (See Section 21)

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 72 consecutive hours, and not more than two instances during any 30-day period.

2.

Electric vehicle (EV) charging stations are only allowed as a secondary use to an existing, permitted primary use on a platted lot.

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 shall conform to the following requirements.

a.

The maximum density shall be 16 units per acre if the minimum nonvehicular open space is 20 percent or less of the total site area.

b.

The maximum density shall be 18 units per acre if the minimum nonvehicular open space is between 20 and 25 percent of the total lot area.

c.

The maximum density shall be 20 units per acre if the minimum nonvehicular open space exceeds 25 percent of the total lot area.

d.

The maximum density within the "R-MF", Multifamily District shall not exceed 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 acres. Day care centers and personal care facilities permitted as a conditional use shall meet the requirements of Section 22.N.1.

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. 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 secondary 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 secondary buildings and structures, and paved parking and driveway areas shall not exceed 75 percent of the total lot area.

6.

Minimum floor area—Every dwelling hereafter erected, constructed, reconstructed or altered in the "R-MF" Multifamily 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: 600 square feet.

b.

One-bedroom unit: 750 square feet.

c.

Two-bedroom unit: 900 square feet.

d.

Three-bedroom unit: 1,000 square feet.

e.

Units containing a minimum of 600 square feet to 750 square feet shall not exceed 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: 40 feet.

2.

Depth of rear yard: 30 feet.

3.

Width of side yard, each side: 20 feet.

4.

Width of lot: 200 feet.

5.

Depth of lot: 200 feet.

H.

Buffer area regulations: Whenever an "R-MF", Multifamily 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 40 feet from the adjoining property line. In addition, a buffer strip at least 20 feet in width shall be provided between the two districts. This buffer strip shall contain appropriate landscape improvements, fencing, berms or trees to adequately buffer adjoining uses.

I.

Maximum building height: The following maximum height regulations shall be observed:

1.

The maximum height of the principal structure shall be two stories not to exceed 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 stories or 35 feet.

2.

The maximum height of secondary structures shall not exceed 15 feet.

3.

The maximum height of a storage structure used for maintenance or mechanical equipment shall not exceed ten feet.

J.

Off-street parking: Off-street parking shall be provided in accordance with the provisions of Sections 56 and 58 of this appendix 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.

K.

Off-street loading: No off-street loading is required in the "R-MF", Multifamily District for residential uses. Off-street loading for conditional uses may be required as determined by the Planning and Zoning 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 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 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 20 degrees and under no circumstances shall a cluster of buildings exceed 250 feet in 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 60 continuous feet without a horizontal and vertical break of at least three feet.

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 that access any internal private streets or drives.

6.

The minimum distance between any two unattached buildings shall be 20 feet or the height of the building whichever is greater. Whenever two principal structures are arranged face-to-face or back-to-back, the minimum distance shall be 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 feet to any adjacent property line. Whenever an off-street parking, vehicular use or storage area is within 60 feet of any adjacent residentially zoned district, the parking area shall be physically screened by a fence, wall or berm at least six 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 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 feet from any adjacent property line.

9.

Multifamily projects approved prior to November 21, 2017, shall be considered lawfully approved uses. However, any subsequent multifamily development shall conform to the Design Standards Manual for Multifamily and Vertical Mixed Use Development, attached to Ord. No. 2017-081 as Exhibit "A." An affidavit of compliance with the aforementioned standards is required to be submitted at the time of application, sealed by a licensed architect, with accompanying exhibits and documentation demonstrating/illustrating said compliance.

N.

Design requirements for day care centers and assisted living facilities: The following minimum design requirements shall be provided in the "R-MF", Multifamily 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 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: 30 feet.

b.

Depth of rear yard: 25 feet.

c.

Width of side yard, each side: 20 feet.

d.

Width of lot: 150 feet.

e.

Depth of lot: 175 feet.

(Ord. No. 84-16, § 2(A), 4-9-84; Ord. No. 85-22, § 3(B), 5-21-85; Ord. No. 87-39, § 1(G)-(K), 7-21-87; Ord. No. 92-75, § 1F.—I., 11-17-92; Ord. No. 93-16, § 1(J), 4-20-93; Ord. No. 93-50, § 1(I), 10-19-93; Ord. No. 98-18, § 1B, 2-3-98; Ord. No. 2002-27, § 1J, 3-19-02; Ord. No. 2007-55, § 1.H, 9-18-07; Ord. No. 2011-27, §§ 1.E, F, 6-21-11; Ord. No. 2011-33, § 1B, C, 7-19-11; Ord. No. 2012-11, §§ 1A—1C, 3-20-12; Ord. No. 2014-36, § 1, 6-17-14; Ord. No. 2017-081, § 2, 11-21-17; Ord. No. 2023-094, § 14, 11-21-23; Ord. No. 2024-006, § 3, 1-16-24; Ord. No. 2024-007, § 4, 1-16-24; Ord. No. 2024-110, § 2, 12-17-24; Ord. No. 2024-111, § 21, 12-17-24; Ord. No. 2025-054, § 12, 8-19-25)