HomeMy WebLinkAboutWS Item 02 - Zoning Ordinance Amendment�) r ITEM 4P Z-� -_
TO: HONORABLE MAYOR AND MEMBERS OF CITY COUNCIL
FROM: ROGER NELSON, CITY MANAGER
H.T. HARDY, DIRECTOR OF DEVELOPMENT SERVICES7°°' J
MEETING DATE: MARCH 15, 2005
SUBJECT: ZONING ORDINANCE AMENDMENT REQUEST TO SECTION 40,
"MXU" MIXED USE DISTRICT
RECOMMENDATION:
Staff recommends the City Council consider amending Section 40, "MXU" Mixed Use
District relative to allowing ground level residential uses on public right-of-way consisting
of two lanes only (collector streets), and take any action necessary:
Staff recommends the City Council consider amending Section 40, "MXU" Mixed Use
District relative to allowing the "build to" line to exceed ten feet to accommodate head -in
or parallel parking such that parking does not intrude into the public right-of-way, and take
any action necessary.
BACKGROUND INFORMATION:
Staff has received a letter from Mr. Paul Johnson of Fairfield Development requesting
consideration of two amendments to Section 40, "MXU" Mixed Use District relative to
Fairfield's proposed development of the "OmniAmerican tract" at the southeast corner of
Dallas Road and South Main Street. This is an approximate 5.5 -acre tract of land bordered
by Dallas Road to the north, South Main Street to the west, and Nash Street to the south.
Given the fact the property is bordered by three streets, Fairfield is requesting that Council
consider amending the MXU District guidelines relative to the requirement that buildings
fronting on streets must be designed to accommodate ground level retail or office uses.
Fairfield proposes ground level retail along South Main Street and residential uses along
Dallas Road and Nash Street.
Fairfield is also requesting an amendment to the ten -foot "build to" line requirement for all
primary buildings and structures along public street frontages. With the possibility of
parallel or head -in parking along all three street frontages and the speeds traveled coupled
with truck traffic along Dallas Road, a greater setback from the street that the current ten -
foot build to line may be necessary to provide adequate buffering from traffic. See the
attached letter.
/rs
O:\ZCU\Fairfield. memo 1
03/10/05 11:41 AM
FF RESIDENTIAL LLC
www.fairfield-propeffies.com
RECEIVED
March 09, 2005 MAR 9 2005
Mr. Tommy Hardy BY.
Director of Development Services
City of Grapevine
200 South Main Street
Grapevine, TX 76051
Re: OmniAmerican Property, Main and Dallas
Fairfield on Main Street
Grapevine, TX
Dear Tommy,
Thank you for this opportunity to present our request before you and the City Council. Fairfield remains
excited about the opportunity to develop another quality deal in your City, especially in this location.
Fairfield is requesting consideration for some adjustments to the City of Grapevine's Mixed Use Ordinance.
Having developed numerous mixed-use projects in different parts of the country, we are qualified to state
that the current ordinance embodies many of the elements and tools necessary to achieve a quality,
functional mixed-use project. In fact, we are requesting relief from only two provisions of the current
ordinance.
This need for relief stems largely from the unique characteristics of the subject property. The Omni -
American property at only 5.5 acres has a significant amount, 1,423 linear feet, of frontage on three public
streets: Main, Dallas and Nash. This disproportionate amount of public street frontage burdens the
property, under the current Mixed Use Ordinance — Section G. 1., with the requirement to provide
approximately 20,500 gsf of retail and 21,100 gsf of office uses. Fairfield, along with several other experts
in the retail and office market, is very concerned about the ability for the market to absorb this significant
amount of non-residential square footage. Our requested remedy is for the Council to amend the Mixed
Use Ordinance to provide an administrative relief mechanism for properties with significant amounts of
public street frontage as well as consideration for the type of public streets, in order to allow for residential
uses on the ground floor. For the OmniAmerican property, we are proposing ground floor residential on
Dallas and Nash. Main Street would be comprised of ground floor retail, with three levels of residential units
above. As we discussed last week, please find several successful examples of mixed-use projects with
ground floor residential fronting public streets or primary private streets.
• Addison Circle - has ground floor residential on Morris, Artist, Goodman, and
other public streets.
• The Cabochon at Las Colinas - ground floor retail along Las Colinas Blvd. with
ground floor residential on interior streets. Across the street on Las Colinas
Blvd. is the Grand Treviso with ground floor residential that relates back to The
Cabochon ground floor retail.
2045 North Highway 360, Suite 250 5510 Morehouse Drive, Suite 200
Grand Prairie, Texas 75050 San Diego, California 92121
(817)816-9400 . Fax(817)640-9474 (619)457-2123 9 Fax(619)457-3982
OMNIAMERICAN PROPERTY
MARCH 09, 2005
PAGE 2
• Post Legacy in Plano
• Post Square in Uptown
• Post Coles Corner in Uptown
♦R R 00
BY:
• Part of West Village that fronts on Cole, which also relates across the street on
Cole to Gables Turtle Creek.
• Cityplace which has ground floor residential with stoops.
Our second request is for an amendment to the current Mixed-use Ordinance — Section 1.2. a., providing for
administrative relief to allow greater building movement than as allowed by a strict application of the 10'
build to line on all public streets. The provision of parallel parking on Main, Dallas and Nash could require a
greater setback than the current 10' build to line. Additionally, we would like to stagger our building along
Dallas to provide for some greater buffering given the section of this street, rate of speed it is traveled, and
the amount of truck traffic. Fairfield would ensure that a portion of the building fronting Dallas met the 10'
build to line, as potentially adjusted for parallel parking, just not all of the building. The site plan we shared
with you and your staff depicts our initial thoughts on how to accomplish high end ground floor residential
units along Dallas.
Again, thank you for your consideration and this opportunity to deliver a high quality, mixed-use
development in the City of Grapevine. We look forward to your response in the near term.
Sincerely,
H. Paul Johnson, Jr., AICP
Senior Vice President