Short answer: Triple C is outside Van Alstyne city limits, in unincorporated Grayson County. There is no municipal zoning district here, no permitted-use table to check your business against, and no city certificate-of-occupancy process.
The review that actually applies is by the Grayson County Fire Marshal, and the question is a narrow one: does your operation pose a fire hazard to the building? For most contractors, trades, service businesses, and automotive operators, the answer is straightforwardly no.
Why there is no zoning here
This surprises people, so it is worth explaining properly. In Texas, cities have broad zoning authority granted by state law. They divide land into districts, publish permitted-use tables, and require rezoning or a specific use permit when a proposed business does not fit its district. That is the process most commercial tenants have been through, and it is why they arrive expecting a fight.
Texas counties do not have that authority. There is no county equivalent of a municipal zoning ordinance. Counties can regulate a defined set of things, subdivision platting, on-site sewage facilities, floodplain, and fire safety among them, but they cannot zone land into use districts the way a city does.
Because Triple C sits in unincorporated Grayson County rather than inside Van Alstyne's city limits, that entire layer simply does not exist for this property. There is no district your business has to fit into, no use table to be excluded from, and no hearing to sit through.
How that compares to leasing inside city limits
| Inside a city's limits | Triple C (unincorporated county) | |
|---|---|---|
| Zoning district | Yes, your use must fit it | None |
| Permitted-use table | Yes | Not applicable |
| Rezoning / specific use permit | Sometimes required | Not applicable |
| Public hearing | Often, for conditional uses | Not applicable |
| City certificate of occupancy | Usually required before opening | No city CO process here |
| Who reviews your use | City planning, building, and fire | Grayson County Fire Marshal |
| The question being asked | "Is this use allowed in this district?" | "Does this pose a fire hazard to the building?" |
| Typical time to open | Weeks to months if anything is conditional | Substantially faster |
For a business that has been told "no" by a city, or told "yes, after a hearing in eleven weeks", this is usually the single most useful thing on this page. Trades, fabrication, and automotive operations are exactly the categories city zoning tends to push out to industrial districts and then price accordingly.
What the fire marshal actually reviews
The county fire marshal's concern is fire safety in the building, not the merits of your industry. In practice that means the categories fire code exists to control:
- Flammable and combustible liquids. how much you keep on site, in what containers, and where. Quantity and storage method matter far more than the fact that you have any.
- Spray finishing. paint, coatings, and anything atomised. This is the most heavily regulated common shop activity and needs to be discussed before you plan it.
- Hot work. welding, cutting, brazing, and grinding, particularly as a routine primary activity rather than occasional.
- Compressed gases. oxygen, acetylene, propane: storage, securing, and separation.
- Battery charging. forklift, EV, and lithium battery charging at scale.
- Housekeeping and egress. clear exits, unobstructed extinguishers and electrical panels, and how combustible material and waste are stored. Oily rags in a pile are a genuine ignition risk and a classic finding.
None of this is exotic. A tidy shop that stores its chemicals sensibly and keeps the exits clear is not going to have a problem. The businesses that need to plan ahead are the ones doing spray finishing or holding significant quantities of flammable liquid.
Uses that are straightforward here
These raise no unusual fire-safety questions and are the core tenant profile for the park:
- Contractor and trade base, tools, materials, crew vehicles, and an office
- HVAC, plumbing, electrical, roofing, concrete, landscaping, fencing, irrigation
- Auto detailing, window tint, vinyl wraps, paint protection film, ceramic coating
- Powersports, ATV, and motorcycle service, boat, marine, and RV service
- General mechanical auto repair
- Small-scale distribution, e-commerce fulfilment, and wholesale
- Assembly, woodworking and cabinetry with sensible dust control
- Screen printing, embroidery, signage, and upholstery
- Equipment, fleet, and seasonal inventory storage
- Any service business wanting an office plus real warehouse space
Uses that need a conversation first
Not prohibited, but tell us before you sign so it is handled properly rather than discovered later:
- Spray painting or a paint booth. The single biggest one. Booths, ventilation, and coating storage carry real requirements.
- Welding or cutting as your primary activity, as opposed to occasional fabrication.
- Bulk storage of flammable or combustible liquids, fuels, solvents, thinners, beyond ordinary shop quantities.
- Large-scale battery charging operations.
- Significant hazardous or reactive materials of any kind.
- Anything you have previously been refused elsewhere on fire-safety grounds, tell us what the objection was and we can be useful about it.
Tell us early rather than late. These conversations are much easier before a lease than after a build-out. We would rather tell you honestly that something needs a different setup, or is not a fit here, than have you discover it once you have moved in.
What still applies regardless
No zoning does not mean no obligations, and we would rather set the expectation correctly. Independent of anything above, you remain responsible for:
- Your trade or professional licensing. State-level requirements for your occupation are unaffected by the property's location.
- Proper handling and disposal of waste. Used oil, solvents, coolant, filters, and chemical waste are governed by state and federal environmental rules wherever you operate. Discharging anything to the ground, the lot, or a drain is not acceptable.
- Your own insurance. You will carry general liability and contents coverage, and the lease will require it.
- The lease's permitted-use clause. Your specific operation should be written into the lease. That protects you as much as us.
- Work done to code. Electrical work, equipment installation, and any modification to the unit needs to be done properly and approved with us first.
How to confirm your use
Simpler than the city process it replaces:
- Describe your operation plainly. What you do, what you store, what equipment you run, roughly what volumes. Industry labels are less useful than specifics; "auto shop" covers everything from interior detailing to spray painting.
- Tell us before you sign. We will tell you directly whether it works here, and where something needs the fire marshal's input we will say so rather than guess on your behalf.
- Get your use written into the lease. A verbal yes helps nobody eighteen months from now.
Call 214-385-3945 or see current availability. If you are an automotive, detail, or tint operator, the auto shop page covers the building specifics, trades should start with the contractor shop page.
General information, not legal advice. This page describes how use is governed at this specific property as of July 2026. Requirements can change, your particular operation may raise questions this page does not cover, and you should confirm specifics with us, and with your own advisers for anything consequential, before committing.
Common questions
Is this actually better than being inside city limits?
For most industrial and trade tenants, yes, materially. You skip rezoning, specific use permits, hearings, and the city CO queue. For a business whose customers come to a storefront, a city address may still be worth its cost. for a mobile or shop-based operation, this removes friction without removing anything you were using.
Will my address still say Van Alstyne?
Yes. The property address is 14596 US Highway 75, Van Alstyne, TX 75495. A Van Alstyne mailing address and being inside Van Alstyne's city limits are two different things. The first is postal, the second is jurisdictional.
What if I am not sure which category my business falls into?
Call and describe what you actually do day to day. That is a five-minute conversation and it is the fastest way to a reliable answer.