HomeMy WebLinkAboutORD 2011-012 ORDINANCE NO. 2011-12
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS, ISSUING A PLANNED
DEVELOPMENT OVERLAY IN ACCORDANCE WITH
SECTION 41 OF 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 GRANTING
PLANNED DEVELOPMENT OVERLAY PD11-01 FOR THE
DEVELOPMENT OF A 313 UNIT APARTMENT COMPLEX
TO INCLUDE BUT NOT BE LIMITED TO DEVIATION FROM
DENSITY, FRONT YARD SETBACK, HEIGHT,
LANDSCAPING, BUILDING LENGTH AND PARKING ALL IN
ACCORDANCE WITH A SITE PLAN APPROVED PURSUANT
TO SECTION 47 OF ORDINANCE NO. 82-73 AND ALL
OTHER CONDITIONS, RESTRICTIONS AND SAFEGUARDS
IMPOSED HEREIN; CORRECTING THE OFFICIAL ZONING
MAP; PRESERVING ALL OTHER PORTIONS OF THE
ZONING ORDINANCE; PROVIDING A CLAUSE RELATING
TO SEVERABILITY; DETERMINING THAT THE PUBLIC
INTERESTS, MORALS AND GENERAL WELFARE DEMAND
THE ISSUANCE OF THIS PLANNED DEVELOPMENT
OVERLAY PERMIT; 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
WHEREAS, an application was made requesting issuance of a planned
development overlay by making applications for same with the Planning & Zoning
Commission of the City of Grapevine, Texas, as required by State statutes and the zoning
ordinance of the City of Grapevine, Texas, and all the legal requirements, conditions and
prerequisites having been complied with, the case having come before the City Council of
the City of Grapevine, Texas, after all legal notices requirements, conditions and
prerequisites having been complied with; and
WHEREAS, the City Council of the City of Grapevine, Texas, at a public hearing
called by the City Council did consider the following factors in making a determination as to
whether this requested planned development overlay should be granted or denied: safety
of the motoring public and the pedestrians using the facilities in the area immediately
surrounding the site; safety from fire hazards and measures for fire control; protection of
adjacent property from flood or water damages, noise producing elements, and glare of the
vehicular and stationary lights and effect of such lights on established character of the
neighborhood; location, lighting, and types of signs and relation of signs to traffic control
and adjacent property; street size and adequacy of width for traffic reasonably expected to
be generated by the proposed use around the site and in the immediate neighborhood;
adequacy of parking as determined by requirements of this ordinance for off-street parking
facilities; location of ingress and egress points for parking and off-street locating spaces,
and protection of public health by surfacing on all parking areas to control dust; effect on
the promotion of health and the general welfare; effect on light and air; the effect on the
overcrowding of the land; the effect on the concentration of population; the effect on the
transportation, water, sewerage, schools, parks and other facilities; and
WHEREAS, the City Council of the City of Grapevine, Texas, at a public hearing
called by the City Council of the City of Grapevine,Texas, did consider the following factors
in making a determination as to whether this requested planned development overlay
should be granted or denied; effect on the congestion of the streets, the fire hazards,
panics and other dangers possibly present in the securing of safety from same, the effect
on the promotion of health and the general welfare, effect on adequate light and air, the
effect on the overcrowding of the land, the effect on the concentration of population, the
effect on the transportation,water, sewerage, schools, parks and other public facilities; and
WHEREAS, all of the requirements of Section 41 of Ordinance No. 82-73 have been
satisfied by the submission of evidence at a public hearing; and
WHEREAS, the City Council further considered among other things the character of
the existing zoning district and its peculiar suitability for particular uses and with the view to
conserve the value of buildings and encourage the most appropriate use of land
throughout this City; and
WHEREAS,the City Council of the City of Grapevine, Texas, does find that there is
a public necessity for the granting of this planned development overlay, that the public
demands it, that the public interest clearly requires the amendment, that the zoning
changes do not unreasonably invade the rights of those who bought or improved property
with reference to the classification which existed at the time their original investment was
made; and
WHEREAS, the City Council of the City of Grapevine, Texas, does find that the
planned development overlay lessens the congestion in the streets, helps secure safety
from fire, panic and other dangers, prevents the overcrowding of land, avoids undue
concentration of population, facilitates the adequate provisions of transportation, water,
sewerage, schools, parks and other public requirements; and
WHEREAS, the City Council of the City of Grapevine, Texas, has determined that
there is a necessity and need for this planned development overlay and has also found and
determined that there has been a change in the conditions of the property surrounding and
in close proximity to the property requested for a change since this property was originally
classified and, therefore, feels that the issuance of this planned development overlay for
the particular piece of property is needed, is called for, and is in the best interest of the
ORD. NO. 2011-12 2
public at large, the citizens of the City of Grapevine, Texas, and helps promote the general
health, safety and welfare of this community.
NOW,THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS:
Section 1. That the City does hereby issue a planned development overlay in
accordance with Section 41 of 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 granting Planned Development Overlay PD 11-01 to allow for the development of a 313
unit apartment complex to include but not be limited to deviation from density, front yard
setback, height, landscaping, building length and parking in the "R-MF-2" Multifamily
District Regulations within the following described property: Lot 2R, Block 1, W. R. Boyd
Addition (401 Boyd Drive) all in accordance with a site plan approved pursuant to Section
47 of Ordinance No. 82-73, attached hereto and made a part hereof as Exhibit"A", and all
other conditions, restrictions, and safeguards imposed herein, including but not limited to
the following: That the JLB Partners design guidelines brochure is attached as part of the
ordinance.
Section 2. That the City Manager is hereby directed to amend the official zoning
map of the City of Grapevine, Texas, to reflect the herein conditional use permit.
Section 3. That in all other respects the use of the tract or tracts of land herein
above described shall be subject to all the applicable regulations contained in said City of
Grapevine zoning ordinance and all other applicable and pertinent ordinances of the City of
Grapevine, Texas.
Section 4. That the zoning regulations and districts as herein established have
been made in accordance with the comprehensive plan for the purpose of promoting
health, safety, morals and the general welfare of the community. They have been
designed with respect to both present conditions and the conditions reasonably anticipated
to exist in the foreseeable future; to lessen congestion in the streets; to secure safely from
fire, panic, flood and other dangers; provide adequate light and air; to prevent
overcrowding of land, to avoid undue concentration of population; facilitate the adequate
provisions of transportation,water, sewerage, drainage and surface water, parks and other
public requirements, and to make adequate provisions for the normal business, commercial
needs and development of the community. They have been made with reasonable
consideration, among other things, of the character of the district, and its peculiar suitability
for the particular uses and with a view of conserving the value of buildings and encouraging
the most appropriate use of land throughout the community.
Section 5. That this ordinance shall be cumulative of all other ordinances of the
City of Grapevine, Texas, affecting zoning and shall not repeal any of the provisions of said
ordinances except in those instances where provisions of those ordinances which are in
direct conflict with the provisions of this ordinance.
ORD. NO. 2011-12 3
Section 6. That the terms and provisions of this ordinance shall be deemed to be
severable and that if the validity of the zoning affecting any portion of the tract or tracts of
land described herein shall be declared to be invalid, the same shall not affect the validity
of the zoning of the balance of the tract or tracts of land described herein.
Section 7. 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 8. 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 15th day of March, 2011.
APPROVED:
William D. Tate
Mayor
ATTEST:
ally ' A'&11/1
Linda Huff
City Secretary
APPROVED AS TO FORM:
John F. Boyle, Jr.
City Attorney
ORD. NO. 2011-12 4
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GRAPEVINE TEXAN
NORTHWEST CORNER OF BOYD DRIVE
AND EAST NW HIGHWAY
GRAPEVINE, TEXAS
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CITY OF GRAPEVINE
PLANNING COMMISSION AND CITY COUNCIL PRESENTATION
MARCH 15, 2011
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PARTNERS
GRAPEVINE TEXAN DEVELOPMENT
March 8, 2011
City of Grapevine
200 South Main Street Page of a
Grapevine,Texas 76051
RE: Grapevine Texan Multifamily Development
Dear City Council and Planning Commission Members,
First of all we would like to thank you for the constructive feedback we received at your February 15th
joint City Council and Planning Commission meeting as it relates to this development. We have spent
the ensuing time working on our development plans and we look forward to sharing the changes that
we have made at your meeting on the 15th of March. During your February meeting, the majority of the
discussion about this request centered on the amount of, and type of variances that we had requested
from the R-MF2 zoning district. To address this, we have reduced the number of variances from ten to
seven, and we have spent more time preparing the rationale and reasoning to support the remaining
variance requests we have proposed. With regard to the variance requests that have been removed,
they are specifically:
1. We are no longer asking for a reduction in the minimum square footage required for one
bedroom units;
2. The site plan now fully complies with the amount of Active Recreational Open Space required in
the R-MF2 district; and
3. We are no longer asking for a reduction in the minimum building separations required between
structures
While we would have loved to remove all of the variance requests, we are still proposing seven. Of
those, all but two of the remaining requests are related to the uniqueness of the proposed building
design and our intention of providing a higher end resident experience than we believe is possible if we
followed the R-MF2 district standards to the letter. We hope to provide some of that reasoning both in
this letter and in particular during our public presentation by using not just this project's design as an
example, but also our Terrawood project located in Grapevine which was rezoned and built under
Planned Development standards similar to those we are proposing here.
As for the two "non-site plan" related variances, they address proposals which provide for an increase in
the number of units allowed for the site. This allows for an ideal size community while optimizing the
best current design principles for livability and efficiency in land use. Even with the requested increase
the community is still on the smaller side of other low rise multifamily developments within the City of
Grapevine The average low rise multi-family development that has been built in Grapevine over the last
ten years is 409 units. This proposal at 313 units is almost 25% smaller than that ten year average.
U3J Page 12
PARTNER S
GRAPEVINE TEXAN DEVELOPMENT
We have structured this informational packet in the following manner:
1. Property and Application Summary; •;� , -= =A oleo ab/i-)2.
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2. Introduction to the Design Intent including Graphics; 3
Page of ej?
3. Development Summary and R-MF2 Variance Request Detail; and
4. Closing
We look forward to discussing our request with you next Tuesday and thank you again for your time and
consideration.
Sincerely,
Paul R.Johnston
JLB Partners
JIB Page13
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GRAPEVINE TEXAN DEVELOPMENT
PROPERTY AND APPLICATION SUMMARY .,_ A . TO 4g1). 0101)- la
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Location The site is located at the northwest corner of Boyd Drive and E. NW Hwy in
Grapevine,Texas
Site Acreage 12.35 acres of land
Northern Tract to be rezoned—12.35 acres (Tract 1)
Southern Tract to remain CC—6.6 acres (Tract 2)
Requested Zoning To rezone the northern 12.35 acre tract (Tract 1) from Community
Commercial District to R-MF-2 with a PD Overlay and Conditional Use Permit
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Below is a breakdown of the adjacent uses:
Northern Boundary- Montelena and Wildwood Creek Apartments and Grapevine Fire Station
Eastern Boundary—Gaylord overflow parking lot and vacant land
Southern Boundary—Mad Duck Bike Shop and miscellaneous commercial uses across NW HWY
Western Boundary—Shell Gas Station, Storage Facility and The Hill School
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GRAPEVINE TEXAN DEVELOPMENT
DESIGN INTENT
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JLB Partners is requesting a planned development overlay district in order to create a community that
implements the best current design principles in the multi-family industry. Historically, suburban garden
apartment communities have been developed using "breezeway" style structures which are basically
straight buildings with open breezeways and exposed stairwells. The buildings are then normally
surrounded on three to four sides with surface parking spaces and community open space is located in
one courtyard with a pool located next to a leasing center.
Our request is for an "internal corridor" style development which consists of buildings shaped in "C" and
"L" patterns. These types of buildings allow the stairwells to be hidden and integrated into the buildings
and more importantly allow us to create larger and more impactful courtyards for amenities by placing
them inside of the C or L shapes. Terrawood is a project that reflects this design approach and is located
within Grapevine to the north of Grapevine Mills Mall. Developed and built by JLB in 2009-2010, the
project is a good reference to see the impact that the C and L shaped buildings allow particularly in the
courtyards as seen in the following photographs.
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The end result of using these building types is larger, more amenitized courtyards that are more like
resorts than apartments. Other amenities provided at Terrawood and planned for this project include:
• Private one and two space garages integrated into the buildings
• Clubhouse with internet café, designer serving kitchen,TV lounge and game area
• Fully equipped wellness center with high end cardio machines with integrated IPOD docking
stations and TVs, free weights, and individual strength training machines
• Community conference/meeting room
• Resort style saltwater swimming pool and fountain in courtyards
• Multi-leveled controlled building access
• Architecturally compatible carport parking
The quality of the development is consistent throughout the clubhouse area and the units which include
granite countertops, real wood floors, and maple cabinetry to name just a few items.
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The same level of finish out is planned for this new, proposed development.
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PROPOSED DEVELOPMENT
The Grapevine Texan Development will be a Class-A, luxury, three story, multi-family community C
consisting of 313 units. The community will have a 4,500 square foot leasing and amenity area with a
professional grade fitness center, resident's entertainment lounge, internet café, community kitchen,
and conference room. The community will also provide a resort style, saltwater pool and multiple
courtyard areas. There will be ten specifically designed one, two and three bedroom floor plans ranging
in size from 751 square feet to 1,455 square feet.
Exterior Elevations
The Grapevine Texan community will implement an architectural style that brings aspects of the
surrounding uses into the elevation. By using a blend of stone, stucco, cementitious siding, and wood
trim accents the community will complement the apartments to the north while continuing to bring the
architectural design of the Gaylord, Great Wolf Lodge and Grapevine Station.'.<.;:ik54',0,:ey.,,,e,,',;- f,,,,0%/4,dt.;.F:4"4"11,4,44t:i ',
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Site Plan
As can be seen on the below Site Plan, the project is characterized by two large, integrated courtyards.
The eastern courtyard is by all standards extremely large and contains the bulk of the outdoor amenities
while serving as the centerpiece of the community. The western courtyard, while smaller, allows for a
more passive experience in a heavily landscape environment. The C shaped building located at the
southern portion of the site plan has also been "flipped" since our original submittal in order to open up
to the buildings to the west. As can be seen, there is a tremendous amount of open, green space in the
plan which is centered in the middle of the site with the parking on the perimeter and in the enclosed
garages.
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Interior Specifications
Our interior finish out is driven by the need to provide the design and quality that you would find in
custom homes. The proposed finish out for this project is similar to Terrawood and includes:
Kitchen Area
• Granite counter tops with backsplash
• Oversized kitchen island with pendant lighting
• Custom Finished Wood Cabinetry
• Cabinetry with built-in features
• Track Lighting in kitchen/dining
Bedroom and Baths
• Custom cabinetry
• Tile tub and shower surrounds
• Spacious Walk in Closets
• Linen Closets (some incorporated in the closet)
• Ceramic tile in baths
Miscellaneous Details
• Private balconies
• Fenced in lawn area for courtyard units
• Wood plank flooring throughout entry, kitchen, living and dining areas
• Custom color accent walls
• Full Size Washer and Dryer connections
• Built-in Desk with Granite Top
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GRAPEVINE TEXAN DEVELOPMENT •
DETAIL OF PLANNED DEVELOPMENT AND AMENDMENT REQUESTS
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Like most standard multi-family zoning districts, the current R-MF2 ordinance is not currently written in
such a way to accommodate for this unique design style and the site planning that it requires. It is not
uncommon for this type of project to have to go through a Planned Development (PD) process in order
to be developed. Once approved, we have seen this product type be extremely well received in the
market, including in Grapevine where Terrawood has consistently received the highest rents of any of its
competitors with the exception of 925 Main which is a high density project which includes a structured
parking deck.
As with all PD's, this PD request contains requested amendments to a standard zoning district. Below
are detailed descriptions of the deviations we are requesting from the R-MF2 zoning district.
• Section 22 M.3 -Design Requirements—Maximum Building Length of 225 feet
Due to the design implemented on this site we are requesting a variance to allow for the maximum
building length to be 225 feet for two of the buildings we are proposing. This request is a reduction
from our original request which was for a minimum of 250 feet for the majority of the buildings and
was made possible after we redesigned a number of the buildings to meet the minimum .
requirement of 200 ft. We were not however able to redesign all of the buildings. We have
highlighted below the two buildings that we are requesting a maximum building length of 225 feet
for and as you can see a reduction in the building length would have a negative impact on the width
of the courtyard areas. By allowing the additional 25 feet we are able to create courtyard areas with
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• Section 22 G - Area Regulations — 15 Foot Front Yard Setback and Auxiliary Parking Structures in
Setback
We are requesting a fifteen foot front yard setback as opposed to the standard 40 feet along Boyd
Drive, but it's important for us to state that this is not so that we can put a building closer to the
road. Our buildings are actually set back 90 feet from Boyd. What we are really proposing is the
ability to park in the front yard. With the large amount of parking that we are providing, pushing
the parking out of the front yard would require us to park adjacent to or within the courtyards of the
buildings which would ruin the intent of the highly amenitized courtyards.
• Section 53 1.3.b - Landscape Requirements - Not less than 14%of the landscaping required on the
site will be located within the front yard setback
In all non-residential zoning districts, the current zoning ordinance
requires that a minimum of twenty (20) percent of the total site area shall
be devoted to landscaping with not less than fifty (50) percent of the that la. \ ,
landscaping being located in the required front yard. The way that the R- � 'ill
MF2 ordinance is written, the only front yard for this project is located fill
along Boyd Drive so that is where 50% of the landscaping is required to be 7-7 ;^�
provided. This frontage just happens to also be by far the smallest >'/ � -- ■: ,.,
frontage that we have making it almost impossible to provide that much /` �„ ` '! �—''
landscaping along such a small frontage. What we have designed in order Icy Y�.
to mitigate this is a substantially larger amount of landscaping throughout i _ w.- i! a-
the entire project. While the ordinance requires 20% of the site to be i_,t__4 frik,-
landscaped, in our design over 50%of the site is landscaped. Also in order ' B I t,,
to, enhance the landscaping along Boyd, have designed a landscaping plan ,�,A � I
that is far more stringent than the required code. The rendering below ;-1---1,:'
depicts the proposed plan for this area. In addition to the increased 1 ' `- ,
landscape plant coverage we have designed the street trees to be 4" 'I_ w
caliper trees instead of the required 3" caliper trees. Other considerations d, d
include an oversized eight foot sidewalk that will extend around our entire ,I" '+ C� n
property and wrap the remaining Miles Foundation land and continue 1 '' -
along the NW Hwy frontage. This will link this site to the bike trail located •. ! w
one block to the north. _i -
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• Section 22 M.5 -Design Requirements—Building to Travel Way
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The R-MF2 ordinance says that no building shall be located closer than fifteen (15) feet to the edge
of an off-street parking, vehicular use or storage area. As mentioned earlier, this project proposes
to provide private, enclosed one and two car garages within the buildings. Obviously, there must be
a driveway to reach the garage spaces and this request is to clarify that the parking and drives
located behind the garages does not conflict with this design requirement. We also have located a
number of the buildings along the travel ways to create a boulevard feel which encourages
interaction amongst the residents.
• Section 56 C.1 - Parking Variance
Adequate parking is critical for a multifamily development. Towards that, we commissioned a third-
party parking study by DeShazo, Tang and Associates, Inc., which determined that the average
requirement for the proposed development should be 592 parking spaces or 1.89 spaces per unit.
We are requesting a variance to allow for two (2) spaces per unit for a total of 626 parking spaces.
This is still a higher ratio of parking spaces per unit than the surrounding cities as shown below:
Parking Requirements Per City
700
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Ft.Worth Irving Dallas Southlake Plano Richardson Mesquite Grapevine Carrollton
Texan
Comparison Cities
• Section 22 1.1 — Building Height —The maximum height of any building will be three stories not to
exceed 39 feet in height, which is only four feet higher than is allowed in the R-MF2 District. This
also allows us to provide nine foot ceilings as opposed to eight on all floors which is demanded by
our targeted tenant profile who is seeking a custom home finish out level.
• Section 22 F.1 -Density Increase—313 units or 25.4 units per acre
This request allows for an ideal size community while optimizing the best current design principles
for livability and efficiency in land use. Even with the requested increase the community is still on
0
the smaller side of other low rise multifamily developments within the City of Grapevine . The
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PARTNER S
of a(°
4t.,
GRAPEVINE TEXAN DEVELOPMENT
average low rise multi-family development built in Grapevine over the last ten years is 409 units.
This proposal at 313 units is almost 25%smaller than that ten year average.
Low Rise Apartment Community Sizes-Since 2000
700 - —
600
600
500 — ------...._--.—._----- ------------- -- __..__.-.---480--- — -
= 392
n 400 ——
344 348
313
300 291 — —
200 — — — 1 rIt —
100 . — — — —
Terrawood Grapevine Texan Wildwood Creek Mustang Ridge Cross Creek Marquis at Silver Verde Riverwalk
Oaks
Apartment Communities
CLOSING
In closing, we feel that this multi-family design style is the ideal use for this site. By thoughtfully land
planning the overall site we were able to leave prime commercial land along the NW Hwy corridor with
appropriate depths while creating an efficient sized tract for an internal corridor style, multi-family
development with large and highly amenitized courtyards. The amendments requested to the R-MF2
District were limited to as few as possible without severely affecting our intended site plan and design,
and as stated before, it is the design of this product type that is driving these requests.
Thank you for your consideration and we look forward to answering any questions that you may have.
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