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Home My WebLink AboutItem 02 - Z06-03; PD06-06 Stone Bridge Oaksdc' rmm it .1 J TO: HONORABLE MAYOR, CITY COUNCIL MEMBERS AND THE PLANNING AND ZONING COMMISSION eD to FROM: BRUNO RUMBELOW, CITY MANAGER SCOTT WILLIAMS, ACTING DEVELOPMENT SERVICES DIRECTOR MEETING DATE: MAY 16, 2006 SUBJECT: DEVELOPMENT SERVICES TECHNICAL REPORT OF ZONE CHANGE APPLICATION Z06-03 AND PLANNED DEVELOPMENT OVERLAY PD06-06 (l ----------- -- Grapevine 5 Lake ?1 APPLICANT: Laurie Gillespie �o�e Rd. PROPERTY LOCATION AND SIZE: I. H. 1635 Northwes 1 The subject property is located at 4600 State _! I s� �o06S ��'14 Highway 360 and is proposed to be platted as Lots 1- 1 16, Block 1, Lots 1-8, Block 2, Lots 1-11, Block 3, Lots 1-18, Block 4, Lots 1-8 Block 5, Lots 1-18 Block 1 Hall -Johnson S'y�� Aiirrport a 6, Lots 1-20, Block 7, Lots 1-22, Block 8, Lots 1-8 Block 9, Lots 1-9, Block 10, Lot 1, Block 11, Lot 1, Block 12, Lot 1, Block 13, Lot 1, Block 14, Lot 1, 1 m Glade Rd. Block 15, Lot 1, Block 16, Stone Bridge Oaks. The H c 3 property has approximately 1,540 feet of frontage along Grapevine -Euless Road and 236 feet of frontage along the south State Highway 360 service road. REQUESTED ZONE CHANGE, PLANNED DEVELOPMENT OVERLAY AND COMMENTS: The applicant is requesting a zone change to rezone approximately 23.577 acres from "R- MF -1" Multifamily District to "R-TH" Townhouse District and a planned development overlay to include but not limited to deviation from lot width relative to front entry garage access, building coverage, front, rear and side yard setbacks buffer area and building separation. The applicant proposes to develop a 138 -unit townhouse development on the subject tract that will have an overall density of 5.85 units per acre. To facilitate this development the 0:/ZCU/Z06-03.41 & PD06-06.41 1 May 11, 2006 (11:22AM) applicant proposes to deviate from the standard guidelines within the "R-TH" Townhouse District as follows: • Front entry garages on lots less than 40 -feet in width. Ordinance requires access from the rear or side if the lot is less than 40 -feet in width. • Building coverage not to exceed 80 percent. Ordinance requires lot coverage no greater than 40 percent for all main and accessory structures. • Front yard setback ten feet from the property line with garages set back 20 -feet from the curb or sidewalk. Ordinance requires a front yard setback of 25 -feet. • Rear yard setback of ten feet adjacent to public green belt. Ordinance requires a rear yard setback of 25 -feet. • Minimum side yard setback of 7.5 -feet. Ordinance requires a side yard setback of 15 -feet for each end unit in a row of townhouses containing three or more units. • Minimum side yard setback of 15 -feet adjacent to curb or sidewalk. Ordinance requires a minimum 25 -foot setback when adjacent to a dedicated pubic street. • Minimum 20 -foot buffer area setback and adjoining nonresidential zoning district. Ordinance requires a buffer of 40 -feet whenever a "R-TH" Townhouse District is adjacent to a nonresidential zoning district. • Minimum distance of 15 -feet between any two unattached buildings. Ordinance requires minimum distance of 30 -feet between and two unattached principal buildings. Justification for the establishment of the planned development overlay centers mainly on the desire to preserve natural open space. See the attached letter. This request was tabled at the April 18, 2006 meeting in order to give the applicant time to consider and address critical comments raised by the City Council and the Planning and Zoning Commission during the public hearing. On Monday, May 1, 2006, Staff met with Roy Stewart and Larry Oliver regarding the applicant's proposal. Councilman Stewart and Chairman Oliver discussed concerns of the Council and Planning and Zoning Commission regarding the specific requests being made under the proposed planned development submittal. Some of the issues discussed included, but were not limited to, private streets, 25 -foot street widths, the dead-end street segments, sidewalks on only one side of the street, fencing of back yards/open space areas, setbacks and building coverage. On Tuesday, May 2, 2006, Staff met with Laurie Gillespie and Ron Slovacek, representing the owner and developer. All of the items that were discussed on Monday, May 1, were presented. Despite the fact that Staff emphasized the importance of the Council and Commission's concerns, Ms. Gillespie and Mr. Slovacek felt that redesigning the project taking into account these concerns would destroy their vision of the project. They stated that the project, other than the platting of individual lots, could be achieved under the existing "R -MF -1" Multifamily zoning, and that they would consider developing the project 0:/ZCU/Z06-03.41 & PD06-06.41 2 May 11, 2006 (1122AM) as condominiums under the current zoning if the townhouse planned development was denied. It was indicated that Ms. Gillespie and Mr. Slovacek will again present the concept, essentially unchanged, at the May 16, 2006 public hearing. The only items that will be modified from the original submittal are: • Streets will be constructed to City design standards (only in terms of actual construction details, not in terms of width, dead -ends, etc), and will be inspected by the City and maintained by the homeowners association. • Back yards, if fenced, will have wrought iron style, open construction • Garage faces will be set back a minimum of 20 feet from street or sidewalk, whichever is greater. • Private streets to be dedicated fire lanes. • The City has been made a party to deed restrictions relating to street construction and maintenance, fire lanes and drainage. These particular covenants are attached as Exhibit "B" to the ordinance.. PRESENT ZONING AND USE: The property is currently zoned "R -MF -1" Multifamily District and is undeveloped. HISTORY OF TRACT AND SURROUNDING AREA: The northern two-thirds of the subject property as well as the property to the north were rezoned in the 1984 City Rezoning from 14' Light Industrial District to "PCD", Planned Commerce Development District. The southern third of the subject site and the property to the south were rezoned from "C-2" Community Business District to "PCD" Planned Commerce Development District at that time. The property to the north remains undeveloped. The property to the south was rezoned from "PCD" Planned Commerce Development District to "CN" Neighborhood Commercial District in March 2000 (Z00-05, Ord. No. 00-37). A conditional use permit for a retirement community was approved at that time as well. The site plan for the retirement community has been amended several times since the original approval. The property to the west was zoned "R-7.5" Single Family District and "C-2" Community Business District prior to the 1984 City rezoning, at which time the area zoned for community business was rezoned "R-7.5" Single Family District. The site was subsequently developed with the Glade Woods subdivision. A zone change (Z02-06) was approved on the subject tract at Council's September 17, 2006 meeting rezoning the property from "PCD" Planned Commerce Development District to "R -MF -1' Multifamily District for a 124 -unit condominium project that was deed restricted 0:/ZCU/Z06-03.41 & PD06-06.41 3 May 11, 2006 (11:22AM) to no more than six units per acre. The project never moved beyond the initial planning stages. SURROUNDING ZONING AND EXISTING LAND USE: NORTH: "PCD" Planned Commerce Development District — Southern Baptist Convention office building SOUTH: "CN" Neighborhood Commercial District and "PCD" Planned Commerce Development District — Glade Corner Retirement Community and vacant property EAST: "PCD" Planned Commerce Development District—vacant property WEST: "R-7.5" Single Family District — Glade Woods subdivision AIRPORT IMPACT: The subject tract is not located within any of the noise zones as defined on the "Aircraft Sound Exposure: Dallas/Fort Worth Regional Airport Environs" map. MASTER PLAN APPLICATION: The Master Plan designates the subject property as a Residential High Density land use. The proposed zone change does not comply with this designation. THOROUGHFARE PLAN APPLICATION: The Thoroughfare Plan designates Euless -Grapevine Road as a Type D Minor Arterial with a minimum 75 -foot right-of-way developed as four lanes. /rs 0:/ZCU/Z06-03.41 & PD06-06.41 4 May 11, 2006 (11:22AM) saE_., l'25i J.401� 4soe � � 9 28 ---_4 21 507 BURYDR- m so9 j 1m F72,213 14 is 025 QM 30 50� 15�i POS3 OAK R - --- -C 5 51, `34Q 505 IU 51Q Wiz 501`2 a9 b a7 K X43 a2 41 5� 5� `313 510 ¢QQ 50� 501 `� 500 49 N q b 45 43 a2 41 aI le S 1154, �1a 2 `35 25 13 24 2s 14 9.L4 15 18 t `33 `3�-Q 17 soe �70 16 � 19 E,711 4703 2 1 OS Z 3 4 519 `31Z 45 15 � 58 � �� O s 4708 J « O +tet 9 e / 516 5 5,0 503 4�3 47 3 15 74 13 12 1, 10 7 - ARBOR OAK DR 7 4801 e 513 5� 509 07 mi 10 11 12 13 14 n_ 2 22 2 � �2, 5107D 15g 721! 1017 � 1s � 3 4805 CMASEWOOD DR 4807 5�j 515 5�3 517 � � I 16>� 12 11 10 9 8 7 505 4808 5�3 5�2 52§ 5� 520 5]� 3 0 17 18 19 20 21 22 23 24 25 26 508 504 D 973 IT#— 22 5 1 g 14 is 18 17 18 5124 24 1' 167 8 s 4 / 49013 1000 _..-DR- `' � � TR 7A48 2 0 1 inch equals 300 feet • 440, 4500 • ! M PCD Q 9 • Y L ra2e,c 46015 dQ �� C� T► `\! PCD 1R 281E TR 281 -12 TR 291 A 4501 • • : TP_ZByJ : • • • • • • TR IB \ • r� TR 261A2 TR 2B 460♦ . . . . JR �S_ . . . . . . _ . . . TR 284 ♦'.. ..------• R -MIF -94001 :...._... ...............•------- .....................10�o P N� a,� '4911 .: :: :: :: ■ , 20� .T:,off 1\, 4801- - - - - - - - i\':. :::.::::::. PCD 15391 300 S M TR IC TR,G,''`.. CN \! 1 •� \,�, lil. \' Z06-037 PD06-06 STONE BRIDGE OAKS RECEIVED MAR 16 2006 PLANNING CITY OF GRAPEVINE PLANNED DEVELOPMENT OVERLAY APPLICATION • �+� , a.wnn mrvr�mA 1 WtV Narra of applicant! agent: r ,, all ✓/G Street adahess of applManf /agent: J e city /State /Zip Code of applicant /agent: Telephone number of applicant lagenf:_A,-!�/At,! Fax number of applicant !agent: 9? -� - a1 ro,—=�._�j� - 90 EmaN d1iE aass of 70lc>�l'iV a�lp.O PART 2 PROPERTY INFORMATION skeet address of subject prope%�t/may /- Legal description of subject Ky (metes b booEfs must be described on 8 142'x f 1' sheeQ 4z A ize of subject property Acres.53� ;1 v Square fbota rZoning EZO* classification: P rpoased use of the property:ximum district size forret: / Ye /rc c�� >� 7"e ordinance provision requesting d iation m: SP PART 3. PROPERTY OWNER INFORMATION Name ofcurent property owner. Sheet adaress o�``— `�� pro owner. �-- ---- --. — _ Cityl State l e -1p t ode of prroperty ow Telephone number of PrOpdty bwner Fax number of property owner: 0AZCU\FORMSiapp.pd.doc 04.05 2 01/06/2006 FRZ 14:33 FAX ®003/015 ❑ Submit a letter describing the proposed Planned Development and note the request on the site plan document. O Describ any special requirements or conditions that require devialio✓r of the zoning district regulations. O Descdbe whether the proposed overlay WN,, or will not cause substantial harm to the value, use or enjoyment of other property in the neighborhood. O Describe how the proposed planned development will add to the value, use or enjoyment of other property in the neighborhood. ❑ The site plan submission shall meet the requbements of Section 4 7, Site Plan Requirements. O All planned development overlay applications are assumed to be complete when filed and vWN be placed on the agenda for public hearing at the discretion of the staff. Based on the size of the agenda, your application may be scheduled to a 18 tar date. ❑ All public hearings wilt be opened and testimony given by applicants and interested citizenry. Public hearings may be continued to fire next public hearing. Public hearings will not be tabled. O Any changes to a site plan (no matter how minor or major) approved with a planned development overlay can orgy be approved by city council through the public hearing process. ❑ I have read and understand all the requirements as set forth by the appkcstion for planned devekipment overlay and acknowledge that all requirements of this application he ve been met at the lime of submittal. PART 4. SIGNATURE TO AUTHORIZE PLANNED DEVELOPMENT OVERLAY REQUEST AND PLACE A Pj,�pl OVERLAY REQUEST SIGN ON THE SUBJECT PROPERTY MAR Y 6 006 Print Applicant's Name: Applleant'sS nature: PLANNI 4G /---� The State County Of Before Me/ P � on this day personafly appeared Q.(.�'Z-( (nota (applkan0 known to me (or proved to me on the oath of card or other document' to be the person whose name is subscribed to the foregoing instrument and acknowledged to me that he executed fire sante for the purposes and co id anon therein expressed. (Seep Given Linda of 0— r oV KIMBERLY ANN WEBB :off, _ Notary Public State of Texas My Corrxnission E.a l.s L. 'Qftg `)Morch 11 2009 _ a , Notary 1n A For State f Texas 2� ILa Print Prraperty Owned Name: Property Owner's'tlynature: The State Of �XCI 5 County Of S ) /_ Before Me/4)tO b. on this day personally appeared (n ry) (property owner) known to me (or proved to me on the oath of card or other document) to be the person whose name is subscribed to the foregoing instrument and acknowledged to me that he executed the same for the purposes and consi'deJrtion� thlere, expressed. (Seep Given under my hand and seal of office this day of %i r rU !Uf —A D .11M �s KIMBERLY ANN WEBB .t Notary Public, State of Texas ;f/t'f`ti1`•�` MyCwnrnim 20Ex res Notary 1n And State Texas Morch 0:VCU\F0RMSiapp.pd.doc 04.05 RECEIVED ACKNOWLEDGEMENT MAR 1 6 2006 PLANNING All Planned Development Overlay Applications are assumed to be complete when filed and will be placed on the agenda for public hearing at the discretion of the staff. Based on the size of the agenda, your application may be scheduled to a later date. All public hearings will be opened and testimony given by applicants and interested citizenry. Public hearings may be continued to the next public hearing. Public hearings will not be tabled. Any changes to a site plan (no matter how minor or major) approved with a planned development overlay can only be approved by city council through the public hearing process. Any application for a change In zoning or for an amendment to the zoning ordinance shall have, from the date of submittol, a period of four months to request and be scheduled on an agenda before the Planning and Zoning Commission and City Council. If after said period of four months an application has not been scheduled before the Commission and Council said application shall be considered withdrawn, with forfeiture of all filing fees. The application, Wong with the required filing fee may be resubmitted any time thereafter for reconsideration. Delays in scheduling applications before the Planning and Zoning Commission and City Council created by city staff shall not be considered a part of the four month period. i have read and understand all of the requirements as set forth by the application for planned development overlay and acknowledge that all requirements of this application have been met at the time of submittal. Signature of Applicant Date: �ZUe Signature of Owner Date: C v 0AZCUiF0RM51a pp.pd.d0c 04.05 4 Applicant/Agent Name Company Name CITY OF GRAPEVINE ZONE CHANGE APPLICATION Zaie /iG 6/",i RECEIVED JAN 3 2006 Address �y �e�,t'�r�, tte. .2 City �i'✓i�� State /X Zip 7-4TOG �- Phone# dos- 009� e�c,�./o7 Fax# 971-�o�-9a3� Email 2. Applicant's interest in subject property /nw��o�,� ,d e✓e%o,��,, 3. Property owner(s) name Jer/Trase, 0/O O&A Address -570 L ee klei STC -2eO City State -77 Zip 7S"06,2, Phone # Y9aS eel /Oy Fax # 97.� - 401 �- 403;-- 4. Address of subject property �oo J4L . f e �� h tk)a y 3b O i 4e1� e28 ana�aBlA, f�'les�i��7`io83 Legal Description: Lot Block Addition Size of subject property ,123. a-- acres �, D�•� S3/. Xo square foot Metes & Bounds must be described on 8'/2 " x 11" sheet 5. Present Zoning Classification 6. Present Use of Property L—M,11 7. Requested Zoning District �� /71 8. The applicant understands the master plan designation and the most restrictive zone that would allow the proposed use is Al � Q% 9. Minimum/Maximum District size for requested zoning 4 -'rt O:%ZCUV+PP-ZN 2 5/99 www.ci.grapevine.tx.us 10. Describe the proposed use /0-W< zob--o3 CIES JAN 3 2006 All Zone Change Requests are assumed to be complete when filed and wil bL pa� jPh e agenda for public hearing at the discretion of the staff. Based on the size of the agenda, your application may be scheduled to a later date. All public hearings will be opened and testimony given by applicants and interested citizenry. Public hearings may be continued to the next public hearing. Public hearings will not be tabled. Any changes to a concept plan approved with a zone change request can only be approved by city council through the public hearing process. l have read and understand all of the requirements as set forth by the application for zone change request and acknowledge that all requirements of this application have been met at the time of submittal. 11. Signature to authorize a zone change request and place a zone change request sign on the subject property. Applicant (print): Applicant signature: Property Owner (print): S4,# A;'ost- Property Owner signature: O:\ZCUTAPP-ZN 3 5199 www.d.grapevineAx.us -ZOC9 -- ® � RECEIVED JAN 3 2006 LAN SIV- 3 The State of / PVO5 County of Before me j/��o��, on this day personally appeared known to m_ e (or proved to me on the oath of or through ... hz,c)"91-S f -7 n (description of identity card or other document) to be the person whose name is subscribed to the foregoing instrument and acknowledged to me that he executed the same for the purposes and consideration therein expressed. Given under my hand and seal of office this day of A. D. Nota ignure KIMBERLY ANN WEBB '•� �^y Notary Public, State of Texas My corrxnission Expires March 11, 2009 MOICh�1 Dais The State o�C 5 County of lCr,tc& / l Before me on this day personally appeared �,�r"Q� 2C��• known to me (or proved to me on the oath of orthrough(description of identity card or other document) to be the person whose name is subscribed to the foregoing instrument and acknowledged to me that he executed the same for the purposes and consideration therein expressed. I Given under my hand and seal of office this SEAL KIMBERLY ANN WEBB `•' • Notary Public State of Texas My Commission Expires March 11, 2009 O:\ZCUTAPP-ZN 4 5/99 www.d.grapevineAx.us we] -E0t-0--0-f) JAN 3 2006 ACKNOWLEDGEMENT All Zone Change Request are assumed to be complete when filed and will be placed on the agenda for public hearing at the discretion of the staff. Based on the size of the agenda, your application may be scheduled to a later date. All public hearings will be opened and testimonygiven by applicants and interested citizenry. Public hearings may be continued to the next public hearing. Public hearings will not be tabled. I have read and understand all of the requirements as set forth by the application for zone change request and acknowledge that all requirements of this application have been met at the time of submittal. Signature of Applicant, Date: 13 oG Signature of Owner - Date: "'13104 WZCUTAPP-ZN rj 5/99 www. ci. g ra pevin e. tx. U s 01/06/2006 FRI 14:33 FP,X � M6 -0 2002/015 19 ECEIVFED 2006 PLANNING CITY OF GRAPEVINE VIII-T PLANNED DEVELOPMENT OVERLAY APPLICATION PART 1. APPLICANT INFORMATION Name of applicant / agent: K qGlr�C Street address of applicant /agent. : r�1 p�9e City/State/Zip Code of applicant /agent: ---% Telephone number of applicant /agent: Fax number of applicant/agent: g Ar/7' 944 --) )�5 �� 9c' �-2— subject . erty: Xtw, e Je PART 2. PROPERTY INFORMATION Street address of subject property L" J 2 �. Legal description of subject property (metes & bou s must be described on 8 112'x 11' sheeQ Size of subject property - Acres / GJ �Y 57-31 1; Square footage Resent Z;r dassilrcation: Proposed use of the property: Minimum /maximum district sire for rr st:Zn 7 Zoning ordinance provision requesting deWation fr m: PART 3. PROPERTY OWNER INFORMATION Name of current property owner: Sheet address�4wrnwr../x Pe City /State / Zip Code of property ow Telephone number of pr caner: Fax number of property owner: 0:\ZCU\FORMS\app.pd. doc 04.05 01/06/2006 FRI 14: 33 FAX 2003/015 ❑ Submit a letter describing the proposed Planned Development and note the request on the site plan document. ❑ Describ any special requirements or conditions that require deviation of the zoning district regulations. ❑ Describe whether the proposed overlay will, or will not cause substantial harm to the value, use or enjoyment of other property in the neighborhood. O Describe how the proposed planned development will add to the value, use or enjoyment of other property in the neighborhood - 0 The site plan submission shall meet the requirements of Section 47, Site Plan Requirements. O Ail planned development overlay applications are assumed to be complete when filed and will be placed on the agenda for public hearing at the discretion of the staff. Based on the size of the agenda, your application maybe scheduled to a later date. ❑ All public hearings wX be opened and testimony given by applicants and interested citizenry. Public hearings may be continued to the next public hearing. Public hearings will not be tabled. O Any changes to a site plan (no matter how minor or major) approved with a planned development overlay can only be approved by city council through the public hearing process. ❑ I have read and understand all the requirements as set forth by the application for planned development overlay and acknowledge that all requirements of this application have been met at the time of submittal. PART 4. SIGNATURE TO AUTHORIZE PLANNED DEVELOPMENT OVERLAY REQUEST AND PLACE A PI?p1! OVERLAY REQUEST SIGN ON THE SUBJECT PROPERTY PA?? Zelhlf,'� J Print Applicant's Name: �s The State Of—I XQ County Of J Before Me / P ��L✓ on (nota Applicant's MAR 1 6 )006 MINIM this day personally appeared LC4-4. 1C 1, &:g' (applicanl) known to me (or proved to me on the oath of card or other document) to be the person whose name is subscribed to the foregoing instrument and acknowledged to me that he executed the same for the purposes and consd Rtan therein expressed. (Seal) Given and thic of ,.,•�.• �.,s� KIMBERLY ANN WEBS Notary Public, Stets of Texas My Commission Expires -, ! , 10 March 11, 2009 Notary In Anff For StateOf Texas Print Property bwnenf Name: Property Owne s ignaiure: The State Of f5 County Of Before Me y �� C b (n ry) on this day personally appeared J�vi4 4 (property owner) known to me (or proved to me on the oath of card or other document) to be the person whose name is subscribed to the foregoing instrument and acknowledged to me that he executed the same for the purposes and cons�de//r�,hon �. thlerein expressed. (Seaq Given under my hand and seal of office this V/ day of )IT %C//) A p KIMBERLY ANN WEBB Notary Public, State of Texas My Commission Expires ;,;; March 11, 2009 0:VCU\F0RMS\app.pd. doc 1.05 1 Notary In And State Texas January 26, 2006 Mr. H. T. Hardy Director of Development Services P.O. Box 95104 Grapevine, Texas 76099 Dear Mr. Hardy: �,�-- y,�,�,,,, e g (, p' DALLAS/FORT WORTH INTERNATIONAL AIRPORT @ k �k 3200 EAST AIRFIELD DRIVE, P.O. BOX 619428 DFW AIRPORT, TEXAS 7 526 1-9428 www-dfwairport.com MAR 2 1 2006 T 9'72 574 8888 F 972 574 0000 LA MING This is to inform you of the January 25"meeting this office had with Ms. Laurie D. Gillespie and Mr. Ron Slovacek, with Grapevine 360 LLP. Ms. Gillespie's firm is proposing to develop townhomes on the 23.53 acre site situated in the G.W. Minter survey, Abstract No. 1083, City of Grapevine. A map of the site is attached. After a review of Ms. Gillespie's proposed project, the DFW Airport Noise Compatibility Office finds no incompatibility between the proposed townhome development and airport operations. During our discussion of the proposed project we examined the precise location of the project on the Airport's noise contour map and found that it lies just outside the 65 DNL contour. In accordance with federal guidelines, since this proposed project's location is outside the 65 DNL (Zone'B) contour, it is considered compatible with airport operations. Ms. Gillespie was made aware that the site c6uld still be affected by aircraft noise from DFW Airport including thrust reverse, departure blast, and aircraft engine maintenance run -ups being conducted one mile or more from the development site. These types of ground -related noise sources are characterized by low -frequency rumble and vibration and are not accounted for in the Airport's noise contours. Ms. Gillespie informed us that the tallest structure would be two stories. There is no conflict with height restrictions for the project's structures. Ms. Gillespie and Mr. Slovacek are commendably pro -active in addressing any possible conflicts between the proposed development and the Airport. Should you have questions regarding this issue, please feel free to contact me at 972-574-0652. Best wishes, i Harvey Holden Noise Compatibility Planner Cc: Ron Stombaugh, Development Manager, City of Grapevine, Texas Laurie D. Gillespie, Executive Director, South Pointe Stone Bridge Oaks "The Vision, Plan and Realization of a community, driven by the preservation of natural space." Owner's Statement Vision — The owner's of this property have had a special interest in this site since it was purchased in 2002. They have entertained numerous opportunities to sell the property and have consistently chosen to retain the property to see this project come to Tuition. Once one walks the site and experiences the serenity of the surrounding landscape, it is easy to comprehend the vision for Stone Bridge Oaks. The owners/developers of this property desire to fulfill a lifestyle opportunity for Grapevine residents while melding a low maintenance community with wide-open spaces and trails all set in a unique living environment and community. The residences at Stone Bridge Oaks will include homes ranging from 2,000 to 3,400 square feet with per foot prices of $125 to $140. This will equate to townhomes priced from approximately $325-$450K. The homes in this community will appeal to both young professionals as well as empty - nesters looking for a smaller residence with less maintenance. This community is driven by the preservation of open space and trees while gently placing the homes within the context to enhance the overall setting. Need for "PD" Planned Development Overlay - The property's current zoning (RMF -1) allows for 6 units per acre while density with the proposed PD is reduced to 5.85 units per acre. R-TH Townhouse zoning inhibits the creative process and the ability to preserve open space and natural environments on this unique site. Additionally, approval of the PD Overlay provides for the following to be achieved: ✓ Frontloaded garages eliminate need for alleys and maintain green space, trees and preserve rear units for outdoor living environments and views of natural landscape. ✓ Increased lot coverage allows assembly of the remaining open space in a natural setting therefore allowing more existing trees to be preserved. ✓ Minimizing the rear yard allows extra open space to be collected into a natural preserve for the use of the entire community. Discussion items at Public Hearing April 18, 2006 ✓ �. reet *_ 114 c0*0 as fore lanes 010W for minimal impervious surfaces +e t space *bic4is comistent fbr the vis on`ofa,community e sg aowun±ctig, lanuapo. Cwt ac►'' ti d 'czeem+ts wed as,adiately -acd Additionaily., en ►' xtt of `°no on- e n -ed b1 do the: ca um 's V ✓ x i #1 Oj i O+ a has Pr i' ded l94904g0 i�V r1G1 h'fi l c ► p z*d an tlo` ��; to address .and mitigate ft City icotes regarding PA"g enforcement and maihtenance issues: (see Article attached) -1- Stone Bridge Oaks "The Vision, Plan and Realization of a community, driven by the preservation of natural space. " ✓ 25 ft. street width design was not a financial decision..Additional costs to widen streets would have been minimal compared to overall project.= The decision regarding street width was made to achieve desired streetscape on a unique piece of property and 'to develop an extraordinary townhome ;community. / St'reets to be eon,structed, inspected and maintained according to City of Cratpievine standards, �canta ed within the'Mmension Control document's geneial notes as w elf as . tyAtiorney provided Wigdage in NCR's)i street aeom ira on s d ried provides for emergeriey vehicle access and has btu asirttyierliit slaertd.'ir Marshall:.Note fire hydrants located f1.:sv,yy.a,a�v.�'r..�♦s.a..Ti'�:.d �i�nfh�ea�le4 rii.ren#inn BaAadn► all streets ins igen designed with wig occessibility via a Vie? .nr e�naa,' ad onal sidewalks were added `at Noble flak Dr. and .mce erfnrtst was.Presnted cirri+. ✓ dlibn ' tib #trteet n'MRlies been ado tlrou hqut the d01 em since twin p?Wislsa wasresentd +an/i�. "VUe have wo_ Asck.ed ti%e supp%in+t 7►f-teet pariing to'71�() 'i`hi is in addition to � 0 *6 1 refit p �s per Drat makdng a total ole spaces (Avg. ri 9apaeeaperW, ✓+ow ni°imn4dn �itrI. doeapmens re qujre.a,ininmum.Qf.2U ft b faee ofd; g and ide ik oxivi whichever is eloser, in rt, ehtoieS anoto!v orstreets t+ntairied vcthinatl�e eon +Corrol dgcunentsWs eneral notes), +�' �o sfd screenbi►genCCs le a for on residential lots (contained wt�e neoh btment's general notes) Iti.+a $OA, will ftMdemaiOtenance of the open space and enforcement is provided through the CMs. Stone Bridge Oaks Landscape Approach Stone Bridge Oaks is a unique community that offers a quality of life unlike that of many communities within the Greater Dallas/ Fort Worth Area. This community blends quality homes with the richness and diversity of flora and animals found within the natural vegetative fabric of Grapevine. Much effort was given to the preservation of existing woods and riparian corridors within Stone Bridge Oaks, thereby resulting in a community strongly connected to the surrounding landscape. This landscape harkens one's experience to that of a state park, providing this opportunity to both residents and neighboring communities alike. This unique commitment to the preservation and experience of the natural fabric is evident in the following areas: Perimeter Screening Landscape Treatments Stone Bridge Oaks utilizes a methodology of preservation in terms of its perimeter landscape approach. Through preserving much of the existing trees lines (with selective pruning that enhances the health and beauty of specimen trees), the perimeter benefits from a scale of mature material, rather the minimally -sized introduced material. Supporting the existing trees will be native ornamentals and evergreens, carefully situated to frame views into the development at key natural features, while screening parking areas and backyards. The ground plane for these natural areas will be a combination of -2- Stone Bridge Oaks "The Vision, Plan and Realization of a community, driven by the preservation of natural space. " shade -tolerant grasses and forest floor mulch. Security is accomplished through a black wrought iron fence that is intended to be transparent within the landscape, allowing the forest to be the dominant element. This relationship disposes of the `keep out' mentality often associated with masonry screen walls and wood fencing. This approach shares the beauty of this property's landscape with both the residents and the surrounding community by preserving views of the natural landscape. Entrance Feature Elements Keeping with the natural approach to the development, the entrance features are influenced from agrarian architecture, utilizing large stone boulders to create low walls that frame entrance into the community. The stone utilized within these features are native to the region, with entrance signage constructed form corten steel, indicative of agrarian elements. Community Commons Streetscape The streetscape for Stone Bridge Oaks benefits from a combination of preserved and transplanted existing trees, thereby providing a sense of scale that is pedestrian in nature. Supporting these existing trees are native canopy and ornamental trees that are arranged in natural groupings and drifts. Integrating the entire streetscape is a landscape bed of native grasses and shrubs that flow along the streetscape. Supporting the landscape material, special paving bands & fields signify key crossing within the streetscape, thereby reinforcing the notion of the `pedestrian dominated' street. Community Open Space & Amenities Stone Bridge Oaks is centered around a large open green that is comprised of preserved meadow and forest. This linear greenbelt expands north south through the community, linking the townhomes to both the open green and community/pool center. In order to preserve much of the existing vegetation, townhomes were elevated with sweeping stone retaining walls, allowing access at overlaps between walls. This relationship not only saved trees, but provided unique views into the forest from the units above. Amenities within the `central preserve' include, but are not limited to, a large forest amphitheatre/nature plaza situated around the existing canopy trees, a gazebo structure that overlooks the preserved meadow area, and a series of nature trails composed of either decomposed granite or wood chips. Completing this tapestry of materials is seating in the forms of natural boulders situated along the nature trails. Community/ Pool Center Nestled within the preserved landscape of Stone Bridge Oaks, a community center integrated with the landscape was created for the residents. This center utilizes a framed view between its Fitness and Club Rooms to focus upon its surrounding landscape. Terminating the view is a large fire pit/ overlook that rests above an existing riparian corridor preserved within the community. The pool within this facility responds to the geometries of the buildings (straight pool edges) while transitioning into the natural fabric surrounding (curvilinear edges). The spa completes this integration between center -3- Stone Bridge Oaks "The Vision, Plan and Realization of a community, driven by the preservation of natural space. " and nature. All materials utilized within the facility will once again reflect those indicative of the region, such as natural stone and landscape. Stone Bridge Oaks Architectural Approach Community Center - The community center is located in the heart of the project adjacent to the stone bridge. Perched at the top of the natural ravine and overlooking the dry creek bed the center is tied into the landscape with the use of stone, wood and other natural materials. Conceptually the center is an assemblage of pavilions connected by outdoor spaces. When entering the center one first passes through a grove of trees and glimpses through the building to the overlook beyond. To the right of the entry is the clubroom with a wall of glass overlooking the pool and a long Texas style porch. The club room is anchored with a large stone fireplace. The fitness center and restrooms are located to the left of the entry creating an L shaped building to maximize the views to the wet deck and spa area. Residential Buildings - The floor plans orient the living spaces and master bedrooms to the rear of the building to maximize views to the tree preserves and enhance the connection to the indoors and outdoors. Courtyards, landscaping and specialty pavers are used to soften the front elevation. Garage doors are recessed and detailed with trellises to enhance the garage entrances. The spaces within the units flow with the open and flexible floor plan, while the two story volumes and overlooks create a dramatic setting. Abundant balconies, porches and trellises accent the architecture while continuing to promote the indoor and outdoor living concept. The outdoor terraces are an extension of the living area and are designed as an outdoor room unto themselves. The elevations are influenced by a Texas regional architecture. Heavy stone walls ground and connect the architecture into the landscape while the large overhangs help shade from the summer Texas sun. Additionally porches and trellises are also used as shading devices. The rear elevation has expansive use of glass with stained wood detailing to maximize the views to the tree preserve and open spaces. -4- Ccp CD a o _° o o m m n a N O O 0) + �.- Ol C 'm0 N N (CL N O C Em cm 5 «� L) 0 U a C' _> m y O L° U °pp� m a m a C m 0 n m c N O C •y co m C U m o o E C E m «'x v a N C m m N m e in « C w �o G y m o me m o C mE m Q mL m •C 'X m Hm O m H°tea° m Nu m mE dm dm c_ me aEirn na NOCC, c rnd O U C N C m Nm O O. m" O" L v m •0 c C :0 -0 N air O O O V m m r m S3 0 m m o rt-. yw y m « m E m acm Z d W CD C m 0. 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Q 7 .� N E p O U E m N 0) m m m m U U m o L U L N L E C ._. m m U m 7 2 O` U L O d ._.. O N m V I- F Cn N m N d C i- 0_ O �$ •ML N 7 O C W E m U 040 La CD Z; m CLCL O N Cl) C11 co OOto mvt4) ��o m LL b 0 b d 2 ►' mr m i%iQ.M Z2' $0 o N 0 N 0 N 0 N 0 04 0 N 0 N 0 N ORDINANCE NO. AN ORDINANCE 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 OF GRAPEVINE, TEXAS, GRANTING ZONING CHANGE Z06-03 ON A TRACT OF LAND OUT OF THE G.W. MINTER SURVEY, ABSTRACT NO. 1083, DESCRIBED AS BEING A TRACT OF LAND LYING AND BEING SITUATED IN THE CITY OF GRAPEVINE, TARRANT COUNTY, TEXAS MORE FULLY AND COMPLETELY DESCRIBED IN THE BODY OF THIS ORDINANCE; ORDERING A CHANGE IN THE USE OF SAID PROPERTY FROM "R -MF -1" MULTIFAMILY DISTRICT REGULATIONS TO "R-TH" TOWNHOUSE DISTRICT REGULATIONS; 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 A ZONING CHANGE AND AMENDMENT THEREIN MADE; PROVIDING A PENALTY OF FINE NOT TO EXCEED THE SUM OF TWO THOUSAND DOLLARS ($2,000.00) FOR EACH OFFENSE, AND A SEPARATE OFFENSE SHALL BE DEEMED COMMITTED EACH DAY DURING OR ON WHICH AN OFFENSE OCCURS OR CONTINUES; DECLARING AN EMERGENCY AND PROVIDING AN EFFECTIVE DATE WHEREAS, applications were made to amend the Official Zoning Map, City of Grapevine, Texas by making applications for same with the Planning & Zoning Commission of the City of Grapevine, Texas as required by State statutes and the zoning ordinances 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 these requested changes 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 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 change 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, the 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, the City Council further considered among other things the character of the district and its peculiar suitability for particular uses and with the view to conserve the value of buildings, 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 zoning change, 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 does find that the change in zoning lessens the congestion in the streets, helps secure safety from fire, panic and other dangers; promotes health and the general welfare; provides adequate light and air; 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 change in zoning 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 a change in zoning classification for the particular piece of property is needed, is called for, and is in the best interest of the 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 of Grapevine Ordinance No. 82-73, being the Comprehensive Zoning Ordinance of the City of Grapevine, Texas same being also known ORD. NO. 2 as Appendix "D" of the City Code of Grapevine, Texas, be, and the same is hereby amended and changed by Zoning Application Z06-06 to rezone the following described property to -wit: being an 23.577 acre tract of land out of the G.W. Minter Survey, Abstract No. 1083, Tarrant County, Texas (4600 State Highway 360), more fully and completely described in Exhibit "A", attached hereto and made a part hereof, which was previously zoned "R -MF -1" Multifamily District Regulations is hereby changed to "R-TH" Townhouse District Regulations, all in accordance with Comprehensive Zoning Ordinance No. 82-73, as amended. Section 2. The City Manager is hereby directed to correct the official zoning map of the City of Grapevine, Texas to reflect the herein change in zoning. 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 ordinances 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 safety 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. 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 are in direct conflict with the provisions of this ordinance. 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. 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. ORD. NO. 3 Section 8. 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 16th day of May, 2006. _"C• ATTEST: APPROVED AS TO FORM: ORD. NO. 4 f--juoa ()V ORDINANCE NO. AN ORDINANCE 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 PD06-06 TO DEVIATE FROM THE FOLLOWING REQUIREMENTS: LOT WIDTH RELATIVE TO FRONT ENTRY GARAGE ACCESS, BUILDING COVERAGE, FRONT, REAR AND SIDE YARD SETBACKS, BUFFER AREA, AND BUILDING SEPARATION 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 ORD. NO. 2 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 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 PD06-06 to deviate from the following requirements: lot width relative to front entry garage access, building coverage, front, rear and side yard setback, buffer area, and building separation, within the following described property: Lots 1-16, Block 1, Lots 1-8, Block 2, Lots 1-11, Block 3, Lots 1-18, Block 4, Lots 1-8, Block 5, Lots 1-18, Block 6, Lots 1-20, Block 7, Lots 1-22, Block 8, Lots 1-8, Block 9, Lots 1-9, Block 10, Lot 1, Block 11, Lot 1, Block 12, Lot 1 Block 13, Lot 1, Block 14, Lot 1, Block 15, Lot 1, Block 16, Stone Bridge Oaks. (4600 State Highway 360) 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: City of Grapevine Provisions attached as Exhibit "B". Section 2. 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 ORD. NO. 3 of buildings and encouraging the most appropriate use of land throughout the community. Section 5. 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. 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. 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. 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 16th day of May, 2006. "C• W ATTEST: ORD. NO. 4 "ARTICLE XV CITY OF GRAPEVINE PROVISIONS The City of Grapevine (City) shall be a party to these covenants for the purpose, and only for the purpose, of enforcing this Article and for no other purposes. The streets and drainage facilities shall be maintained by the Homeowners Association (HOA) in compliance with all federal, state and local regulations and to the specifications of the engineer of record. In the event the owner and/or the HOA fails to maintain the drainage facilities for retaining wall in accordance with applicable federal, state and local laws and after receiving notice from the City of Grapevine and failing to correct the violations or to commence and substantially complete the necessary work within thirty (30) days of receipt of said written notice, the City, solely at its option, may make the necessary corrections and require the owner and/or the HOA to pay the reasonable costs, which shall include the recovery of its reasonable attorney fees incurred in making said corrections. The owner and/or the HOA do hereby relieve, release, quitclaim, indemnify and hold harmless the City, its agents, servants, officers, elected officials and employees for any claim, cause of action, lawsuit, damages, either personal injuries, death or property damage, arising out of or in connection with the ownership and maintenance of the drainage facility. The owner and/or HOA shall be required to notify any purchaser of any property within Stone Bridge Oaks of the requirement of the drainage and the detention facility located thereon. The streets shall be private streets constructed to satisfy City ordinance specifications. The City shall inspect the streets during construction regularly in order to ascertain that all construction was in compliance with applicable City ordinances. The streets shall be maintained by the Association in a manner that is consistent with and satisfies City standards. The City's Fire Marshall shall have the authority, right, and power to designate any portion or all of said private streets as fire lanes. The City shall have the authority to enforce all fire lane requirements in accordance with applicable City ordinances. The City shall have the right to designate either or both sides of said streets as "No Parking Zones" and enforce said restrictions as if the streets were public. Neither this Article, nor Article V, shall be amended, revoked, or revised without the written consent of the City, nor shall any other Article that relates to rights and authority of the City be amended, revoked or revised without the written consent of the City." H:\Boyle-Lowry\Grapevine\gv-zoning\gv-zoning stone bridge oaks -art xv.doc Awl irk X—p 41 Ir F '44 ILI avine MU LF a ,TWF E t rl , 41 ��_��uiil�I�i� � _ fir r, A•r I- jr- IWASAKI qzl ILL 0114! 'Nil Or got t Mmo " i a�i'1�F � � - � ,' aDt� PCD ��•''" ______ �• TREES Td BE F OR RESTajtED ooe .00 loe �� ' i i—•---- — �%� �, iii ;�� i ILNt -3ranevine 360 LP t - p iii�i r 9 LOT 2 NAM 9 • i!ML�MOIRYAT.� g, Y MLADf3oop"MADDm" iR' ' • a . * M "k PCDALI M-.i«'��/ ice- d.«.�3-�T-- k ii _..��«--- ! •-- r=��- ..-=: «— �------«- , - . .. _ ��..• _ T TO 4E F ZE3�ERkD!` R '_ i l i i i i . 7 r--�— T_1 f jr 1. •' •'�TO� �D .'°i �T � I i' i��• •� i i j � f� �4.! � i •� i I I I I I ir - i i i i �• ., i i t" i � i �--r--r � �� , •` � i i• � i � i I i i i i I I• � i I � 1-' S TO TE , EQv _ Ab01. IJ ol TgEE TQr B� PRESOR1tED! i R Tti�RE� !. isMm mu - v'v — I Ora t Al alalslrE laarwrm aaaaaarr + " -mom O j g STONE BRIDGE. OAKS -; L _ y _ ,�!!",#a+, ` !I�iw'!��r! _ .. ..��i„"+�'M t�',��► F •i•:i . '.�' `L: ��\': y�T�I .f l�'.. Y ,ky w.� �. Get _ � �y�.,ws.As.. �� SAM �wr-.•r.. ,'.a.+.•�11.ia - - .. 'S. , .. � 4 .• _ - -�.• _ .rte .:1. �.. .. � ..- 1 ka ski A r,i,` 'W qr; '1—,r�a! a�h'aacaar ! .�•w.�.+"wt.l.�•.•�1�Ji•^.'.• .. _ _ _ _ _ �`a.•-,. _ ..-�r•r.-,at''�"'�.'^" _.' avine 360 LP 1,4 Aw kc ,ts'pw. ��: a.:. nie. alb■ *•�sM�'r yrs rl� ��i- � �� +�. �R�:e` ■111~ .,.m��..�raur�r��r7t�,��i_' a "/.!+ w./� •?'�'�►' A/'.�.'nF'.r•w.ti ti'!�r�r•�MA�'..w r.r[' 4 a ..T ♦ r �i ♦ � � A.� �� f \�.1 '!.] It Q N z w Y 0 G • '., 0 i yy ref, 4 ° � 4 O r s CASE NAME: CASE NUMBER: 0 ` LOCATION- ). z '�'� �• "'.'��`" '_ " � ,w � � • � ,� � ,__� MAYOR��e _�.� SECRETARY fA. DATE.-- � r • ' PLANNING AND ZONING COMMISSION Jost • �� ' • . O O �� _ w; « CHAIRMAN DATE: `' • .` SHEET: OF O ' • APPROVAL DOES NOT AUTHORIZE ANY WORK IN CONFLICT WITH ANY CODES OR ORDINANCES. j� DEPARTMENT OF DEVELOPMENT SERVICES 1. Preserved Existing Trees 7. Forest Floor/ Shade Tolerant Ground EULESS-GRAPEVINE RD. 2. Evergreen & Perimeter Fence Screen cover 3. tone Wall Entrance Feature- 8. Bermuda Grass Lawn N FEET -- — - _ see enlargement 9. Special Paving @Entrance 0 10 20 40 4. Canopy Tree Plantings 5. Perimeter Sidewalk 6. Entrance Plantings 03-06-2006 JFTUD MESA Grapevine 360 LR MAIN ENTRANCE PLAN Stone Bridge Oaks Architects Grapevine, Texas II`"`k-R ` `I"` - J. Mark Wolf, Registered Architect -State of Texas, Registration no. 9 t 29 - JHP project no. 205065 IMPORTANT!! `ALL TREES SHALL COMPLY WITH THE LATEST AMENDED EDITION OF THE "AMERICAN NURSERY ASSOCIATION - RECOMMENDED TREE SPECIFICATIONS.' —ALL CONTRACTORS TO VERIFY AND BID THEIR OWN QUANTITIES. IF ANY DISCREPANCIES ARE FOUND ON PLANS, NOTIFY LANDSCAPE ARCHITECT IMMEDIATELY. -ALL LANDSCAPE AREAS ARE TO BE AUTOMATICALLY IRRIGATED EULESS-GRAPEVINE RD. SPECIAL PAVIN6 MAIN ENTRANCE LANDSCAPE PLAN SCALE: 11"=20'-O" 03.06-2006 PLANT LEGEND - REFER TO PLANT LIST FOR SPECIFICIATIONS COMMON NAME BOTANICAL NAME CANOPY TREE 6ROUPINSS CHINQUAPIN OAK Oueraus muehlenbergn BURR OAK Quercus --area SHUMARD RED OAK Over— shumordll CEDAR ELM Ul— crasetfolia LEYLAND CYPRESS Cupre scyparls leylandii PECAN Gary, Illinotnensts ORNAMENTAL TRS 6R0UPIN&5 SAVANNAH HOLLY Ilex x att.—tt. 'Savannah' GHITALPA Chltalpa tashkentensis CHASTE TREE Vlte..gnus castes DESERT WILLOW Ghll.psls Ilne.ris P055UM HAW Ilex decedua 'OKLAHOMA'REVULD Cercls canadareis 'Oklahoma 5RAM / 6ROIRmCOVEM MIX AAX MYRTLE Myrica cerifera 'POWI5 CA57LE' ARTEMESIA Art.mesl..rborescens 'Fowls Castle' 'AUTUMN EMBER5' ENCORE AZALEA Rhododendron 'Encore 5erles' INDIAN HAWTHORN Raphiolepls Indica TEXA5 5A6E Laucoplyllum fret—o- '5llver Cloud' SOFT LEAF YUCCA YO re rvif,Il, PURPLE WINTERGREEPER Euonymous furtunel 'Color.Gus' CORAL HONEYSUCKLE Lon emper LINDHEIMER'S MUHLY Muh I enberg 1. In d h. imer l MISCANTHUS 'ADAGIO' Miscanthus sinensis 'adagio' INLAND 5EA OATS Chasm,nthium lotifollum LIRIOPE / DAYLILY MIX Liri,p.,rt 'Big Blue' 6 Hem. talus 'stella d'Or,' BERMUDA HYDROMULGH Gynodan daotylon CASE NAME: CASE NUMBER - LOCATION: _____SECRETARY _ DATE: PLANNING AND ZONING COMMISSION CHAIRMAN DATE: SHEET OF APPROVAL DOES NOT AUTHORIZE ANY WORK � IN CONFLICT WITH ANY CODES OR ORDINANCES. DEPARTMENT OF DEVELOPMENT SERVICES Stone Bridge Oaks MESA Grapevine 360 LP. Architects Grapevine, Texas J. Mail, 4LLII', lkc+tctcd Architect - State, of Texas. Reglsttatioa Im )I 2`) - Jill' Ixoyect mT 203t16:i 1. Townhome Foundation Plantings - Evergreen & Grass Drifts Continuous at Building 2. Drive Islands with Preserved Canopy Trees & Restored Ornamentals 3.Townhome Lawns 4. Townhome Drives Into Garages 5. Preserve Access Path 6. Special Paving 7. Preserved Canopy Trees 8. Townhome Terraces 9. Introduced Canopy Trees N�r�� FEET 0 20 40 80 1 03-06-2006 MESAGrapevine 360 LP. TOWNHOME LANDSCAPE DETAIL Stone Bridge Oaks Architects Grapevine, Texas [.— ,I k ass T ?%/f—<AV,14- A—bit—t_ gt't' SFT .ac 017Q - UIP .,-i"t— ')OKnf 5 . v. _ ,�.J� { � - ' r• �• - •�� Jew � � _� r � ' � • arra• •rr•�q rsrsrr � 1� �. � ,t ` �!•- «t ` r•m.1' t - - � .. � .. fir. ].. R+� `y, �`• �•aR �' 1: !' >• �` -: ='moi q r•.yf •. •.,�s�� + F3s - —� •�.. " _.w. rte• •� srlr nr.laiml�`�/►'!►'�i*i�►�iiL"i►�►ri►'Mv All, IL q v► �. Vit.•—� p 1+ -4-11.; 1 -IT d _li_I 1 5 5 3 5 4 1 2 3 g 7 3 7 1 1 5 3 7 5 7 8 7 6 Legend 6 s 7 1. Stone Veneer A 2. Textured Stucco 3. Composite Shingle Roof 4. Stained Wood 5. Clear, Insulated Glass Window 6. Metal Railing 7. Stained Wood Trellis 8. Address Panel Key Plan Typical Building Elevation - Street 0' 10' 03-06-2006 CASE NAME: CASE NUMBER: LOCATION: MAYOR SECRETARY DATE: PLANNING AND ZONING COMMISSION CHAIRMAN DATE: SHEET: OF APPROVAL DOES NOT AUTHORIZE ANY WORK IN CONFLICT WITH ANY CODES OR ORDINANCES. DEPARTMENT OF DEVELOPMENT SERVICES 5' 20' i CYHHP Stone Bridge Oaks MESA Grapevine 360 LP. Architects Grapevine, Texas ,." " —,.n,nd.,.,i1,,m« 1,,, J. Mark Wolf, Registered Architect - State of Texas, Registration no. 9129 - JHP project no. 205065 Pit i I , t ar •r.:r� r = �ti i. l 1 E - •� !� s� � i �Aii�ai�y alin II l - i a IM�o•I! ate— 7!' .�1�1!•` JON 1 ,tea � <r • A -_ Ili r tubr 1 ., A 2 5 1 5 3 4 1 5 3 5 2 6 7 6 7 6 4 4 4 6 7 1 Legend 1. Stone Veneer A 2. Textured Stucco 3. Composite Shingle Roof 4. Stained Wood 5. Clear, Insulated Glass Window 6. Metal Railing 7. Stained Wood Trellis 8. Address Panel Typical Building Elevation - Preserve Key Plan 0' 10' 03-06-2006 0 0 0 N CASE NAME: CASE NUMBER: LOCATION: -------------- ---------------- MAYOR SECRETARY DATE:-----___—�— PLANNING AND ZONING COMMISSION CHAIRMAN DATE: SHEET: OF APPROVAL DOES NOT AUTHORIZE ANY WORK IN CONFLICT WITH ANY CODES OR ORDINANCES. DEPARTMENT OF DEVELOPMENT SERVICES 5 20 Stone Bridge Oaks MESA Grapevine 360 LP. Architects Grapevine, Texas ",.1', b,"", 1 gym— "," J. Mark Wolf, Registered Architect -State of Texas, Registration no. 9129 - JHP project no. 205065 o 3 - µ Key Plan 0' 10' 03-06-2006 0 0 0 N CASE NAME: CASE NUMBER: LOCATION: -------------- ---------------- MAYOR SECRETARY DATE:-----___—�— PLANNING AND ZONING COMMISSION CHAIRMAN DATE: SHEET: OF APPROVAL DOES NOT AUTHORIZE ANY WORK IN CONFLICT WITH ANY CODES OR ORDINANCES. DEPARTMENT OF DEVELOPMENT SERVICES 5 20 Stone Bridge Oaks MESA Grapevine 360 LP. Architects Grapevine, Texas ",.1', b,"", 1 gym— "," J. Mark Wolf, Registered Architect -State of Texas, Registration no. 9129 - JHP project no. 205065 F.�\��1=�� i ��'�,�,�►a^: ��* ��i�lMw. :a��er,w.yr„a��;!CXx �f��n�f' �y�' j. •/�iP�� , _ '' y 'rye. ot+♦ r•M4 T ��'° i J/.�9�1j ` `� �.� \"`� ►,uta • \�''�• pi!�.= ,..i , -� �., ,f ��s.9 • r--.,,4 \, .�+►ais: �' �� t9 t��]�'_,,, ass .j/,,'/ � �.�• .�...rt ��,Q � 'i ,�,�,�' . -,�� '4` �p��'- �•' rte,+ �i��t/% ,►,f�,�,/I',1.-_ � �` ��. , If !f f _ •. � ¢ ► �- �.,'. r' atsh ! tet, *Ar '..�'! �k � - ..QII,# SII (�, �i f'a � � ,�" • ;�` .,, � �. �...; j I `= a�''. �t�►�11�,t�1 i#� ♦ i4��11�`� ii��ii��l.�� < +', , t,:e �/'.• �. ,,� ♦ '� �`� � 1��►� Vit'- � �i�i � y �n �. � �� — w.�j>!1� r�� 'w. d �, r ' . � r � „ -_ /r # ,. _ e.. ; ,� .� �,� SIV "._-...+---•� — _'_' ! � _ -'!. 47 1l � ��• , i Q � _ t' � '► /' y1i •.. 'i �'T" �� sem, � �y+'° �y� � airy, z '� � ` � � fir{ � 1 '� ,�� j� �'—' - - - ' ►`�s !+f � ��:�'.. �s ��%//�!11►• �� '' 11 � .. "i .:3 a tiJ! � � I s �i 1 :i �`�t : �i �+ ,► - � , % \�► � �` - I,i.,. . ,,► f _� � !/'rte Q ` '�►. ti �r,wr ��\ ♦ ! • =1 k �,; ' f > a of �� ,� loin ol 'CASE NAME: CASE NUMBER� ! • ' .ter►, �� _�1� �� `• � �i ��' � � � ,d �� j r� alit. ,�,\,�ps+ PLANNING AND ZONING COMMISSION t� V*� Vii v �.'� +t,, . •' CHAIRMAN \i.. �► w ...RRR �' 1.' '` I '� 1 S an+s.asa►tw��rww ■r.l�OW00r 010108 � •! �'1\� iII, R��1�■ �+ari�... I� 1 ■�� 4� ~s mail t t i' z i• 1 'l \♦, i1` 9,. .: - iA ! i .�.L . DATE: �'� +. r��':�,��\�\`�►1_1�7��i�/_�_tE-/f��af�►�i��•,; �r �i111�111��.,�� ...Ji'��h`s�ll=-'�7� .:.,�'� �1�►a�s ft•iir%^ jan 1 u ;„�;:,• - :.04 " STONE BRIDGE t fY.. • „'�� , -'?s►, j ` CQMMUNfTY CE, . 1 `J .,►�� ,arm ! i ' � R � '�`I.. � � �+ IBM: I 2 I1� � i li + � 'i tib• ;' ' ^�' �; �1 IRMIA 3 1 5 1 2 4 1 3 5 Legend 1. Stone Veneer A 2. Stone Veneer B 3. Metal Roof 4. Metal Panels 5. Clear, Insulated Glass Window Community Center Street Elevation Key Plan 0' 10' = 03-06-2006 CASE NAME: CASE NUMBER: LOCATION: MAYORSECRETARY DATE: PLANNING AND ZONING COMMISSION CHAIRMAN DATE: SHEET: OF APPROVAL DOES NOT AUTHORIZE ANY WORK IN CONFLICT WITH ANY CODES OR ORDINANCES. DEPARTMENT OF DEVELOPMENT SERVICES 5' 20' Stone Bridge Oaks MESA Grapevine 360 LP. Architects Grapevine, Texas ^- I'—d I I J. Mark Wolf, Registered Architect- State of Texas, Registration no. 9129 - JHP project no. 205065 3 5 1 1 3 2 5 Legend 1. Stone Veneer A 2. Stone Veneer B 3. Metal Roof 4. Metal Panels 5. Clear, Insulated Glass Window Community Center Back Elevation Key Plan 0' 10, IIIIIIIIIIIIIIM s' 20' 03-06-2006 CASE NAME: CASE NUMBER: LOCATION: -------------- MAYOR SECRFTARY SECRETARY DATE: PLANNING AND ZONING COMMISSION --- ------------ CHAIRMAN DATE: -----____-- SHEET: OF APPROVAL DOES NOT AUTHORIZE ANY WORK IN CONFLICT WITH ANY CODES OR ORDINANCES. DEPARTMENT OF DEVELOPMENT SERVICES MESA Grapevine 360 LP. Stone Bridge Oaks Architects Grapevine, Texas J. Mark Wolf, Registered Architect- State of Texas. Registration no. 9129 - J H P Project no. 205065 IMPORTANT!! *ALL TREES SHALL COMPLY WITH THE LATEST AMENDED EDITION OF THE "AMERICAN NURSERY ASSOCIATION - RECOMMENDED TREE SPECIFICATIONS.* **ALL CONTRACTORS TO VERIFY AND BID THEIR OWN QUANTITIES. IF ANY DISCREPANCIES ARE FOUND ON PLANS, NOTIFY LANDSCAPE ARCHITECT IMMEDIATELY. ***ALL LANDSCAPE AREAS ARE TO BE AUTOMATICALLY IRRIGATED COMMUNITY CENTER PLAN SCALE: 1"=20'-0" 03-06-2006 PLANT LEGEND - REFER TO PLANT LIST FOR SPECIFICATIONS COMMON NAME BOTANICAL NAME CANOPY TREE 6ROUPIN65--- _ CHINGIUARN OAK OU-- muohlenbergii BURR OAK Ouercus m rooarpo SHUMARD RED OAK Quercus sh—rdlf CEDAR ELM Ulmus crassifolla LEYLAND CYPRESS Cupre ecyparis leylandil PECAN Cary. I l linoinensis ORNAMENTAL TREE5 692PIN56 SAVANNAH HOLLY Ilex x att—tt. 'Savannah' GHITALPA Chitalpa tashkentensis CHASTE TREE Vitex -gnus cast - DESERT WILLOW Chil-psis linearls POSSUM HAW Ilex decedua 'OKLAHOMA' REDBUD Cercls c nadensls 'Oklahoma' SHLRB / OROUPIDGOVMR MIX WAX MYRTLE Myrica —If... 'PONIS CASTLE' ARTEMESIA Artemesio arborescens 'Powis C-stie' 'AUTUMN EMBERV ENCORE AZALEA Rhododendron E—a Series INDIAN HAWTHORN Raphiolepis indica TEXAS SASE Leucoplyllum frutesc.ns 'Silver Cloud SOFT LEAF YUCCA Yucca recurvlfolla PURPLE NINTERCREEPER Euonymous furtunei'Coloratus' CORAL HONEYSUCKLE Lon empery LINDHEIMER'S MUHLY Muhlenberaia Ihdh.1—ri MISCANTHUS 'ADAGIO' Miscanthus sinensis 'ada5i-' INLAND SEA OATS Chasmanthium latffoll— LIRIOPE / DAYLILY MIX Liriop...scan 'Be Bluea Hemer-canis 'Stella d'Oro' BERMUDA HYDROMIILCH Cy—d- dactyl- CASE NAME: CASE NUMBER. LOCATION, ---SECRETARY DATE: PLANNING AND ZONING COMMISSION ^� CHAIRMAN -- DATE:_______________ SHEET: OF APPROVAL DOES NOT AUTHORIZE ANY WORK IN CONFLICT WITH ANY CODES OR ORDINANCES. DEPARTMENT OF DEVELOPMENT SERVICES � v Stone Bridge Oaks 111, MESA Grapevine 360 LP. Architects Grapevine, Texas I Bari. %Nolt Regmered Vdotw - Sian "I IV", Rezntratiolt 11" '71"/ - ,ll II' Inolect tu., '+Iiu+:� 15 �. �. _ L------�-- 8 / r34 20' GA GE LINE 6 \ _ T. ACK --- ' / 20' GARAGE LINE SETBACK..- --- CV 4 �.��- - r �T TRS e �� Ss R m - 1R . -- �' - Vnn 20' GARAGE LINE \: SETBACK Ila /\ A -1 -4 4' S/WALI / I B -B I 9 10 of 11 o" 7 $ 60.0' co a BLOCK 3 CnI - X30.5'--•-� J / N Z / R RL / I 1 1 L>J —30.5' - '30.5'— - -- — —— -- —I ------=--L----- -- GENERAL NOTES: a d d EULrSS STREETS 1. STREETS WILL BE CONSTRUCTED, INSPECTED AND MAINTAINED ACCORDING TO QTY OF GRAPEVINE STANDARDS. 2. STREETS WILL BE DESIGNATED FIRE LANES 3. PARKING WILL BE ALLOWED IN DESIGNATED PARKING AREAS ONLY; NOT IN STREETS. FENCES 1. NO SOLID SCREENING FENCES SHALL BE ALLOWED FOR RESIDENTIAL LOTS, BUILDING 1. THE ARCHITECT OF RECORD SHALL DETERMINE THE INDIVIDUAL BUILDING JOGS PER CORRESPONDING LOT CONFIGURATION. GARAGES I. GARAGE DOORS WILL BE NO CLOSER THAN 20' TO THE STREET OR SIDEWALK TO ALLOW FOR OFFSTREET PARKING IN FRONT OF THE GARAGES. 40 GRAPEVINE ROAD. d �4 GRAPHIC SCALE 0 20 40 80 ( IN FEET) 1 INCH = 40 FT. d a d L v d Y o � 4= O d 4 � o PLANNINIG & ZONING COMMISION 160 Date Approved: Chairman: Secretary: z,u W 16a Z 3:2 W p x H Y� NoQw- F RAVVN KEM HECKED CM E JOB No. SOS -080 ATE: TBO E: 04/042008 TE:TION SET E: TBD I 0 Q Y o � 4= O z w o �M o �� U m o Lu W Z Q O _-J a (q U W >- 0 F RAVVN KEM HECKED CM E JOB No. SOS -080 ATE: TBO E: 04/042008 TE:TION SET E: TBD I 0 Q Y o � 4= O w Z w o w a. �� M u.i V> Lu W O J� ~ (n w0 F RAVVN KEM HECKED CM E JOB No. SOS -080 ATE: TBO E: 04/042008 TE:TION SET E: TBD I