HomeMy WebLinkAboutItem 03 - Gateway PlanningMEMO TO
FROM:
MEETING DATE
SUBJECT
BACKGROUND:
HONORABLE M
PLANNING AND
BRUNO RUMBEL
SCOTT WILLIAM;
AUGUST 16, 201
JOINT WORKSHC
TO THE REMAINI
CITY AND THEIR
This is a joint work session with Planning
report to the June 21, 2016 Commissio
Gateway Planning regarding the remainii
possible development potential, and take
Attached is a copy of the second phase c
Planning that was discussed during a Jui
expand upon that discussion.
)R, CITY COUNCIL MEMBERS, AND THE
NING COMMISSION Z
N, CITY MANAGER
DEVELOPMENT SERVICES DIRECTOR
,P—BRIEFING BY SCOTT POLIKOV RELATIVE
NG SIGNIFICANT PROPERTIES WITHIN THE
DEVELOPMENT POTENTIAL
I Zoning and City Council relative to a follow up
i work session conducted by Scott Polikov of
g significant properties within the city and their
any necessary action.
a report prepared by Scott Polikov of Gateway
21 work session. This joint work session will
Development Potential and Policy
Impact of Remaining Significant Infill Properties on the Future of Grapevine
A Report Prepared by Gateway Planning Group for the City Council
(Part 2)
May 2, 2016 (v2)
GATEWAYPI ANNIN(
Design • Implementation • Value Capture
Prepared by Ga t e w a y Planning for the Grapevine City Council — Page 1
Purpose of this Report—Context and Implications
As discussed in the initial White Paper provided for this initiative, Grapevine has become a
major center of commerce and an anchor for the DFW Region. Grapevine's "360 degrees" of
connectivity to the DFW Region and to the rest of the world through DFW Airport provides the
backdrop for this analysis of the remaining significant new development opportunities within
the City. Those locations are broken into five study areas as delineated in the map attached
hereto.
The Sites
Study Area 1 consists of two major parcels along SH360 west of the airport. Study Area 2
straddles Dallas Road bisected by South Main Street and the future Commuter Rail Station.
Study Area 3 consists of two major parcels adjacent to Great Wolf Lodge and is adjacent to the
large undeveloped area controlled by DFW Airport within the jurisdiction of Grapevine. Study
Area 4 is well located between the clusters of hotels on SH26 west of Bass Pro. Study Area 5
consists of two distinct parcels with one adjacent to Grapevine Mills and the other adjacent to
the SH121 southbound frontage road and due south of the 185 acres purchased by the City.
The Policy Context
In conducting this analysis, the City Council and the Planning & Zoning Commission were
interviewed to understand the city leadership's short and long term goals as well as its
community and development philosophy. Several important themes and conclusions emerged:
• The Comprehensive Master Plan and implementing zoning has served the city
effectively for almost two generations; but that tweaks to the land use policy and
implementing tools may be warranted as Grapevine has transitioned from a "new
frontier community" to an "in -fill city."
• There are limited opportunities to locate and execute additional uses and development
that would serve as a complement to the core "retail-tainment" or
"retail/entertainment destinations" along the SH26 Corridor; but that commercial
formats and consumer preferences have evolved within retail and hospitality since the
development of the Grapevine Mills Mall, the Bass Pro Shop and the Gaylord Texan.
• The key to future development is to continue to focus on the concept of destinations
and the notion of Grapevine as the "epicenter" of the region's hospitality and
entertainment.
P r e p a r e d b y G a t e w a y P l a n n i n g f o r t h e G r a p e v i r e City Council — P a g e 2
• Multifamily has a place in the remaining development of the City; but that it must be
programmed, designed, integrated and executed high quality in locations that serve
additional goals such as supporting corporate job creation and responding to the
broadening housing choices of the Grapevine Community, and that do not foreclose
core opportunities for additional retail/entertainment/hospitality.
• The undeveloped Grapevine parcels located within the DFW Airport boundaries will
have substantial impact on the future of the City; but the ability to predict today the
potential of that development is so remote that policy decisions today should not be
dependent on assumptions of what might happen with those parcels.
• The consideration of appropriate development for the remaining undeveloped in -fill
sites should be considered within multiple development cycles in order to best
position the sites, especially when considering co -tenancy opportunities and the need
for phasing and maturing potential multiple tenant types.
•
There is recognition with Kubota and Mercedes selecting Grapevine that additional
corporate uses may make sense as long as they are planned and executed in a way
that is synergistic with other
economic development
opportunities such as maintaining
and growing the hospitality and
entertainment base of the city.
The determination of what is the
best development strategy and
approach for any given undeveloped
site should be considered in the w^�
context of its impact on and the
nature of likely redevelopment in the surrounding areas such as underperforming
retail centers or aging neighborhoods.
• Decisions made today should stand the test of time the next 30 to 40 years just as the
decisions made the last 30 to 40 years have done so; and that a sustainable tax base for
future generations should be the touchstone of any decisions made.
P r e p a r e[ by G a t e w a y M a n n i n o f o r t h e G r a p e v i n e City C o u n c i l — P a g e 3
• The character of the community in Grapevine can be maintained with new, creative
approaches to development to maintain Grapevine's attractiveness as long as those
approaches are considered with long-term consequences in mind.
• Rail can be a remarkable opportunity for the City if considered in as broad a sense as
possible; but the execution of the immediate station -area must be carefully
undertaken so as to enhance historic downtown in addition to providing the broader
impact.
These summary points from the leadership interviews set the stage for the following Analysis.
Additionally, the analysis was based on extensive on -the -ground site visits, a review of select
market information—including recent retail studies, the consultant team's knowledge of the
DFW development projects and trends, as well as extensive discussions with city staff.
P r e p a r e d b y G a t e w a y P l a n n i n g f o r t h e G r a p e v i n e City Council — P a g e 4
Study Area Analysis
Study Area 1
Existing Conditions and Context
Study Area 1 is comprised of a 69 -acre parcel on SH360 between
Glade Road and Euless -Grapevine Road. That parcel is narrow in
shape with a significant topographical drop-off along the east
lk=
creek bordering the parcel. That parcel
is not served by water, which will
.,,' require a line extension from the west
"'"". side of SH360 at significant cost.
The second parcel to the northwest and across Euless -Grapevine
Road is 101 acres. That parcel backs up to a significant
industrial/commercial area to the north and shares the same creek
that frames the "hard corner" at SH360 and Euless- j
Grapevine Road. In addition, Euless -Grapevine Road is
improved along the parcel's east boundary.
Both parcels are located directly west of DFW Airport
and the west runway. The parcels face across SH360 to
predominant single-family neighborhoods. High quality
small lot single family homes are being constructed at — ---- -- –
the undeveloped southwest corner of SH360 and Euless -Grapevine. The southeast corner of
that intersection remains undeveloped. South of that undeveloped
parcel, a single tenant and a couple of small multi -tenant
professional offices sit along the southbound frontage road of
SH360. Other than that small cluster of office and the
industrial/commercial development north of the 101 -acre parcel,
there is no other non-residential development along the stretch of
SH360 west of DFW Airport.
It should be noted that during a weekend site visit, numerous cyclists were observed along
Glade Road and the northbound SH360 frontage Road. Airfield Drive that circumscribes the
airport is a popular route for cyclists. It is assumed that Glade and SH360 are used as additional
legs of that general cycling route.
P r e p a r e s by G ate w a y P l a n n i n g f o r t h e G r a p e v i n e C i t y C o v n c i I — G a G e S
General Development Potential
These two sites are located in a transition area between the airport and the associated
industrial/commercial east of SH360 and well established single family neighborhoods on the
west side. Regionally, the sites are located between major retail clusters in Euless, Colleyville
and North Grapevine. With the combination of the sites (i) stranded next to the airport—a de
facto barrier and (ii) situated between several saturated retail clusters, retail is not likely a
viable option. In addition, the professional office cluster across SH360 has remained limited
even though substantial remaining in -fill sites remain available north and south of those offices.
Given that fact and the stranded nature of the sites, additional professional office is also
unlikely.
The remaining uses that appear viable are additional industrial/commercial, institutional and
more dense residential. The tendency for industrial/commercial remains north, east and south
of the airport. In fact, the industrial/commercial north of the 101 -acre site is an anomaly west
of the airport. With the tendency for industrial/commercial to cluster and with the availability
of substantial land for industrial still available north, east and south of the airport,
industrial/commercial is unlikely to be attracted to the Study Area 1 sites although appropriate.
If it is considered, the 101 -acre parcel is the better candidate due to its adjacency to the
industrial/commercial to the north, the location onsite of a natural gas site, and the more
effective existing surrounding access with Euless -Grapevine Road and SH360 (that the 69 -acre
site does not enjoy).
The use of multifamily in Study Area 1 has already been considered but not approved by the
City. From a market and general context perspective, multifamily remains viable, although
DFW Airports previously raised concerns about general adjacency. Notwithstanding those
general concerns, the location lends itself to multifamily because of the sites' location along
SH360 and at the transition of the single family neighborhoods.
One significant concern, however, would be the potential isolation of the multifamily. Isolation
of multifamily has proven to lead to a lack of community cohesion over time. Multifamily
developments without context typically do not maintain long-term stability as they age because
they are not part of a larger neighborhood context. Accordingly, for multifamily to be
considered, special contextual strategies should be employed.
Finally, limited hospitality might be a consideration; but any additional hospitality executed in
the City should be done so carefully to reinforce the entertainment/retail gravity of the city as
well as its hospitality brand. Accordingly, the likely lower quality hospitality viable in the Study
Area 1 location may not be desirable.
Prepared by Gateway Planning for the Grapevine City Council — Page 6
Appropriate Development Character and Special Considerations
In light of the considerations above, multifamily development is appropriate for Study Area 1.
In order to avoid long-term decline, multifamily development should be contextualized with
some special considerations. Those considerations include:
• Multiple multifamily types should be clustered to broaden the range of the market in
one location, including quality apartments, townhomes and potential institutional
housing such as aging in place.
• Special design considerations should be employed such as internal walking trails and
connections for regional cycling.
• The site design should embrace the creek as an amenity in addition to retaining as much
of the natural tree stands as possible. That design should embrace the natural
topography in order to create a special context.
• In light of the paradox that SH360 offers substantial commuter traffic, but that the
location of Study Area 1 along that particular location of SH360 is not a good candidate
for substantial retail in terms of regional demand, a limited neighborhood retail
component should be considered and planned for once a substantial number of
multifamily units are developed if multifamily is considered. It should be noted,
however, that the ramping configuration and visibility on northbound SH360 for even
neighborhood retail uses are limiting.
P r e p a r e d b y G a t e w a y Planning for the G r a p e v i n e City Council — P a g e 7
Study Area 2
Existing Conditions and Context
Study Area 2 is comprised of approximately 100+ acres
anchored by the future TexRail Station and the intersection
of Dallas Road and S. Main Street. This area is not only an
important future mixed use destination with a variety of
businesses and uses located in the area; but is also a critical
location in terms of the transition from the 121/114 Gateway
into Grapevine's
historic downtown. ----------- � NE
c• ,j - _ Dallas Road also
F
acts as one of the
key corridors that transitions the city itself in terms of
its local submarkets—such as the
entertainment/hospitality district to the northeast
with the core retail destinations along the 121/114
corridors to the southwest. It also links the larger market destinations of the DFW
Airport/Industrial to the east with the Southlake/Colleyville markets to the west. That complex
local and regional function should be understood in order to anticipate the relationship of
Dallas Road's future character and design with the desired redevelopment of the study area
itself as well as its attraction factor to draw from those various markets.
In terms of redevelopment potential, parcels
and sites vary with uses and structures in
varying states of underutilization. Several small
f'!t[e7e16M sites are available east of Main Street, and
��V several larger sites are candidates for
''`` redevelopment. The rail station site itself is
less than 5 acres. The site, and its size
limitation relative to the site's potential, has
sparked a substantial amount of community
discussion about the nature of transit -oriented development (TOD)—architectural style, scale
and uses—that is appropriate given the station area's special location as the gateway to the
historic downtown.
P r e p i, r e d b y G a t e w a 1 P l a n n i n g for t h e G r a p e v i n e City Council — Page 3
Those considerations are important in order to mesh several goals for the study area including:
• Ensuring that the rail station is not just a commuter depot; but that it also functions as a
destination in and of itself;
• Relating and seamlessly transitioning the various redevelopment opportunities along
Dallas Road east -west and Main Street north -south; and
• Achieving a cohesive scale and branding of the station area that complements and
enhances the historic core of Grapevine
The aging industrial sites along Dallas Road provide a tremendous opportunity. But a cohesive
development strategy must guide each separate opportunity.
Prepared by Gateway Planning for the Grapevine C'ty Counc - P r,e 9
General Development Potential and Appropriate Development Character
Because of the conditions and context discussed above, it is difficult to separate development
potential from appropriate development character. The key planning principle that should be
employed for Study Area 2 is that there is no one answer in terms of land uses and
development types; but that the urban design context of each element should be related in
terms of connectivity, scale transition and walkability along Main Street as well as Dallas Road.
In terms of market potential and uses, this unique location provides an opportunity to carefully
introduce a broader housing mix into Grapevine. As discussed in the "white paper" provided as
a prelude to this report, Grapevine can take advantage of the future TOD's adjacency to the
historic core in terms of meeting the broadening preferences of professionals, millennials and
empty -nesters who do not want to live in the core of the larger cities such as Dallas, Fort Worth
and Richardson, but who want a more walkable, urban lifestyle.
Appropriate housing types could include narrow lot single-family detached homes, townhomes
and urban multifamily. That multifamily should be sited contextually in locations that do not
seem out of scale directly adjacent to the single family fabric northwest of the study area and
which take advantage of
the future rail station
and the amenities of the
REC Center and
community fields to the
southeast. The design
and execution of the
925 has already set such
a precedent.
The transitional scale of
townhomes and even
narrow lot single-family
homes are appropriate
candidates for the areas between any new urban multifamily as well as the in -fill areas west of
Main Street and adjacent to Ira E. Woods Avenue and Hudgins Street.
Concern has been raised about the limited nature of available land for redevelopment in this
area in terms of saving enough land for retail development. The nature of this in -fill TOD area,
in the context of Grapevine's retail profile as studied by Catalyst Commercial, is such that retail
needs to be very carefully sited and programmed with regard to context and a specialty focus.
Retail in that area already has been marginally successful. In part, the study area is between
P r e p a r e d by G ate w a y P I a n n i n 2 f) r t h e G r a p e v i n e C i t y C o u n c i l — P a g e 1 C
the gravity of the historic Main Street retail cluster and the national -credit -tenant retail to the
south and west along the major highway and arterial corridors.
Accordingly, quality well -executed retail should be encouraged that takes advantage of a
cohesive and active urban context, which will require significant evening and weekend
residential activity so that the area does not "go dark" after work hours or which likely cannot
take advantage effectively of the tourism visits to
Main street to the north as that corridor is perceived
to be too far and disconnected from the station
area. Correspondingly, the station area has the
potential to serve effectively the dual purpose of
bringing visitors into the historic area to the north
while anchoring its own more unique and
appropriately -scaled transit neighborhood to the
east and south. Places like the Grapevine Craft
Brewery and Tap Room already set the stage for this
story to unfold.
Viewing the station area as an opportunity for a
regionally unique transit neighborhood will also
ensure that the TOD development will be
complementary too and not competitive with
historic Main Street. It also can attract opportunities
for micro -office uses and maker -spaces that are being developed around the country in areas
that offer the combination of a more industrial hip context along with diverse housing options
that provide a neighborhood experience. From an economic development perspective, that
combination can take advantage of both a particularly unique location in Grapevine and the
growing innovation economy that has emerged very strongly North Texas—an opportunity not
realizable in many places within the region.
P re p a r e d by G:, t c w a y P I z n n t n s for t h e G r a p^ v i n e City Council — P a g 11
Special Considerations
The following strategies are recommended in order to achieve a cohesive development context
for the study area consistent with the policy goals gleaned from the City Council, the Planning &
Zoning Commission and Staff:
• Dallas Road should be considered for redesign and reconstruction in order to connect
the private frontages of separate sites through a common pedestrian -oriented public
frontage, enabling a transition of character and scale so that respective redevelopment
projects function as a single destination like Main Street. An example of such a
reinvention is underway for Irving Boulevard in Downtown Irving adjacent to the TRE
Station. The Turnback from TxDOT to the city will include the reduction of lane
capacity—as traffic demand does not warrant the current capacity—in order to
introduce on -street parking and cycle -track adjacent to the downtown TRE Rail Station
creating connectivity for redevelopment.
• An urban design overlay should be considered for Study Area 2 in order to encourage
successful TOD development in the greater study area, while also ensuring that the scale
and relationship of specific projects is complementary from site to site especially
P r e p a r e d b y G- t e w a y P l a n n i n g f o r t h e G r a p c v i n e City Council — ^age 1 2
adjacent to the rail station. (This tool would be in addition to any architectural controls
that the City would want to implement for the immediate station area itself.)
• A comprehensive development strategy for the Dallas Road/TexRail Station Area
properly executed—with the potential reinvention of Dallas Road and orderly
development under an urban design overlay—can provide market -momentum and
context for the repurposing of the aging retail centers to the southwest along William
D Tate Avenue as well as potentially south of SH114.
P r e p a r e d by Gateway P l a n n i n g for the G r a p, v i n c City Council — Pape 1 3
Study Area 3
Existing Conditions and Context
Study Area 3 is comprised of an 18 acre and 36 acre parcel east of v
Texan Trail with the 18 acre comprising an undeveloped parcel
controlled by the Great Wolf Lodge. Both the lodge itself and the 36 '
�- Area J
SNQy
acres are located directly adjacent to undeveloped property St
AftK.77
controlled by the DFW Airport in Grapevine's jurisdiction. The
parcels are split north south by an unimproved roadway. y�
The Study Area is the gateway to the de facto retail/entertainment i
and hospitality/convention cluster of Grapevine. This area is
branded informally, regionally and nationally, as the Gaylord Texan/Great Wolf destination.
Combined with the additional retail/entertainment destinations anchored by Grapevine Mills
Mall and Bass Pro Shops to the north, Study Area 3 already acts as a key undeveloped location
in the de facto retail/entertainment district of Grapevine.
The site design and semi- mixed use functionality of Grapevine Station across the street
provides a quality context for future development in the study area. That quality design
context, however, may not provide a sufficient use analog from which to expand for the
reasons discussed below in addition to its direct adjacency to DFW Airport
P r e p a r e d b G a t e w a y P a n n i n g f o r t h e G r a p e v i n e City Council — P a? e 1 4
General Development Potential
This area is challenged in terms of general market potential for any given particular use. For
example, its location between the Grapevine Mills anchored retail to the north and the retail
gravity southeast along the 121/114 corridors, combined with the "no man's land" nature of
the parcels controlled by DFW Airport to the east, limits the ability to aggregate significant
additional stand-alone retail gravity. Catalyst Commercial's retail analysis and the somewhat
underperforming existing retail across Texan Trail supports that conclusion.
Quality multifamily is certainly a theoretical candidate for the study area given the success of
Grapevine Station across the street and the broader strong market for urban- or quasi -urban
residential in the Grapevine submarket. Nevertheless, development of multifamily should be
considered only as part of a very purposefully integrated mixed use project to catalyze other
primary uses. Said a bit differently, a contextually designed site execution will be necessary if
an urban residential use is to be used effectively to activate other primary uses such as
entertainment, specialty destination retail, hospitality or some combination of those other
uses. Regardless, the importance of this location to Grapevine's retail/entertainment district
suggests that the primary driver of development should not be multifamily.
Although this analysis was not initiated to assess the most current and cutting edge trends in
the marketplace for retail/entertainment and hospitality destinations, the nature of those
development types is important to the consideration of the best potential disposition of the
parcels in Study Area 3. Because those development types are subject today to constant
evolution in the market place in terms of format, programming, design, psychographic shifts,
etc., the consideration of what does make sense in Study Area 3 should be considered very
much in flux.
A clear trend, however, has been retail/entertainment developments designed with intimate,
walkable and connected public and private spaces. This has been especially true when
communities and developers are seeking to attract millennials and empty -nesters whose
preferences are shifting to urban and quasi -urban contexts.
With those trends in mind and considering the important nature of its location in the larger
retail/entertainment district, the unique location of the study area suggests patience in terms
of a development program that ultimately makes sense. This is not to say that a given retail,
multifamily, hospitality or other particular use may make sense. But rather, any particular use
in this study location should be considered in the context of how it relates to the Texan Trail
hospitality corridor and the broader retail/entertainment district.
Prepared ')y Gateway Planning for t he G pevine City Council — Page 15
Appropriate Development Character and Special Considerations
The discussion above regarding the retail/entertainment focus also is germane to site design.
In order to determine the best program, which will likely need to be phased as Study Area 3
comprises more than 50 acres, any proposed project should be measured in the context of a
larger site design context so that it both can be leveraged for later adjacent phases and also so
that it does not preclude potential additional analog uses.
In addition, because program and design formats in retail/entertainment and hotel/convention
are shifting and evolving on a continuous basis, a vetting of a particular project use element
through a larger site design vision should be considered as a critical component of the private -
sector's pre -development and underwriting process. Accordingly, the City should consider
requiring the demonstration of a larger vision rather than just piecemeal proposals for
standalone retail, hotel, office, multifamily or other use. Said another way, the cohesion of the
two tracts as a perceived potential cohesive destination with multiple components is intuitive;
and therefore that potential should not be abandoned by consideration of ad hoc development
projects.
Prepared by Gateway Planning for the Grapevine City Council — Page 16
Study Area 4
Existing Conditions and Context
iaAt 52 total acres, study Area 4 is one of the more unique remaining
SWdY Area. ,� ., undeveloped parcels in Grapevine. It has already been partially
T«alAtnay.17.7J '.,; developed with a co -branded hotel. With SH26 frontage and sitting on
a beautiful wooded lake, this property enjoys significant visibility and a
preeminent location. It is also located between several hotels and
conference centers. The parcel also is located at the periphery of the
substantial retail cluster anchored by Grapevine Mills Mall.
It enjoys good visibility, but not necessarily visibility sought by typical retailers similar to the
ones in the sub -market; but the site is irregular and somewhat challenging in terms of
topography. Finally, the frontage of the site includes access to the regional bike/ped trail
system.
Prepared by Gateway Planning for the Gra p e v i n c City C^until — r a „ e 17
General Development Potential
The adjacent Grapevine Mills Mall/Bass Pro Shop retail cluster will continue to face some
challenges to remain relevant long term in terms of shifting retail/entertainment consumer
preferences. In particular, retail is trending towards a more live -work -play context. Because of
the substantial retail already in the area and relatively low demand for additional similar retail,
standalone retail probably should not be seen as a priority use. Accordingly, the site offers the
potential to introduce some unique residential or specialty hospitality to provide the adjacent
retail/entertainment district with some live -work -play attributes.
In terms of hospitality, a focused study would need to be undertaken to determine the
opportunity for a more boutique and complementary type of hospitality that would be
differentiated from the more conventional mid-level flags in the area.
In terms of residential, the introduction of higher quality integrated housing, taking advantage
of the adjacent small lake and the trail, can serve as an attractor for millennial professionals
and empty -nesters seeking locations for active living with an emphasis on nature rather than
urban lifestyles. The site's convenient juxtaposition to Lake Grapevine generally and the North
Shore Mountain Bike Trail also make the site a candidate for active living residential and
specialty hospitality.
P r e p a r e c: by G a t L w Plan n i n o for the G r., pe v i n e City Council — Page 18
Appropriate Development Character and Special Considerations
or a given element of a development Plan should provide for walking and
Any site design f
the adjacent lake on the back of
cycling connectivity to the other elements of the development, the framework plan below set the
the property and the perimeter trail on SH26. For examplLine State Farm site in Richardson.
stage for the overall connectivity
strategy for the City plan should be
Although the Study Area 4 Site is much smaller, a frams gle/developimentvity component is
developed and demonstrated for the site before any
considered for entitlement.
L"6"
Prepared by Gatewa•; Planning for the G raP=vice Page
City Council — 1^
Study Area 5
Existing Conditions and Context
Study Area 5 provides an opportunity to link together three very important properties—the
City's remaining 185 acres, the 30 -acre Chesapeke property and the 20 -acre Billingsley property
adjacent to SH121. Each of those properties
share unique attributes but collectively
represent literally and figuratively the capstone
of the retail/entertainment district of Grapevine.
The 30 -acre parcel is in a transition area
between quality garden -style multifamily and
the mall; and it provides the linkage between the
power -center retail on the east side of FM2499 and the mall on the west. The 185 acres
represents a burgeoning corporate cluster in Grapevine with the development of Kubota (and
somewhat with the Mercedes facility even though it is a training -focused facility).
The 20 -acre site sits south of the 185 -acre city owned parcel between FM 2499 and SH121. The
parcel's adjacency to SH121 is a conundrum. The location is opportune generally in terms of
location; but the sense of isolation across FM2499 and the elevated southbound exit ramp
poses both challenging access from the north and visual barriers at ground level from the
property in terms of any given standalone use such as retail or entertainment.
P r e p a r e d b y G a t e w a P l a n n i n g for the G r a p e v i n e C i t y C 0 u n c i I — P a g e 2 6
General Development Potential
The big idea could be the linkage of the of the Study Area 5 properties with the remaining city
property to the north. Linkage in terms of program, design and phasing could ensure that the
separate ownerships act in "coopetition" rather than competition. The result could be the
perception and reality of a single larger destination with multiple facets of program,
differentiated by program and scale but connected through urban design.
That effective singular destination approach could also strengthen the existing
retail/entertainment and hospitality down the SH26 corridor through a complementary
program. Such a complementary program could provide an opportunity to take advantage of
the live -work -play trend in the regional market place. In this regard, the Kubota corporate
facility provides an anchor and market-maker in terms of siting Class A Corporate development
in Grapevine. The focus of live -work -play for corporate relocations nationally and in DFW—such
as CityLine/State Farm in Richardson and Plano West/Liberty Mutual in Plano—suggests that
Grapevine can offer its own unique version of corporate -anchored live -work -play by building on
the retail/entertainment district already in place. The respective 30- and 20 -acre sites in the
study area plus the remaining 185 city -owned property provide unique attributes that can be
coordinated to realize this potential.
The 30 -acre site's juxtaposition at the edge of the mall and adjacent to existing residential
provides an opportunity for a walkable urban mixed use character anchored by a variety of
more dense urban residential housing types. This variety of uses and scales can take advantage
of the emerging neighborhood feel of that side of the mall. Additionally, some combination of
urban residential on that 20 -acre site with the urban residential approved on the 185 -acre
property as well as a variety of residential on the 30 -acre site could provide a true
neighborhood context in which to nestle specialty retail, restaurants and smaller scale
commercial to create a true live -work -play context for additional professional corporate
development on any of those three tracts.
Appropriate Development Character and Special Considerations
The specific combination of program uses, urban design for connectivity and scale transition
from SH121 west towards Grapevine Mills Boulevard, as well as detailed co -tenancy analysis
and program phasing to achieve maximum sustainable value is beyond the scope of this
document. Nevertheless, those design, market and development elements should be explored
in the context of a fresh look at the need to reinforce the existing retail/entertainment base
and the potential to take advantage of the strong opportunity for live -work -play in this location.
This is especially opportune given the amazing natural amenities east and north framing the
study area.
P r e p a r e d b y G a t e w a y Planning for the Grapevine City Council — P a g e 2 1
In terms of detailed site design strategy enabling a cohesive destination feel beyond each
particular site, the 30 -acre parcel has a framed semi -natural feel that could be enhanced
through careful design to capture the transition of the commercial corridors of SH121 and
FM2499 to the east and the natural amenities of the creek, golf course and lake to the west.
Because of the paradox of its isolation across FM2499 but its adjacency to the 185 -acre
property, the 20 -acre property will require a very strong urban design strategy to create both a
strong self -identified destination and one that is perceived to be connected to the 20 -acre and
185 -acre parcels.
For example, the core of CityLine in Richardson was implemented with this strategy due to the
site's potential isolated feel adjacent to US75 and the PGBT tollroad as well as split off from the
remaining land to the east across Piano Road. The zoning exhibit below for the core of CityLine
demonstrates how a combined strong urban design framework and zoning regime creates both
destination gravity at the site and intuitive connectivity for the larger unfolding CityLine
development around it.
H ti
TOD
Core
i A
A f TOD
Mixed Use
Arterial
� Mixed Use
GAT LWAY
Prepared by Gateway Planning for the Grapevine City Council - Page 22
Conclusions and Next Steps
This paper analyzes four study areas in north Grapevine and one in the south. The one south,
Study Area 1, presents somewhat isolated considerations that should be resolved as a unique,
essentially standalone location.
Conversely, the four study areas north present an opportunity to create a more connected and
walkable city in terms of unique but linked destinations. Those sites present not only a variety
of opportunities in terms of uses, but they also can collectively—if carefully programmed and
designed—can take Grapevine's regional and national strengths to another level for the next
several generations.
Additionally, each of those study areas present their own respective combination of
considerations; but if they are linked together through innovative infrastructure design in terms
of walkability and additional trail linkages, they offer an opportunity to create a Grapevine of
the future that continues to evolve through sustainable economic development without any
one neighborhood or destination losing the character that has become cherished by the
community and so reflected in a stellar national brand.
This paper will be followed up by an analysis of the comprehensive master plan policies and
implementing zoning tools to determine what tweaks if any to those policies and tools could be
advantageous to advance the opportunities explored in this paper.
P r e p a r e d b y G a t e w a y P l a n n i n g f o r t h e G r a p e v i n e City Council - P a g e 2 3
4 Development Study Areas
Legend
Gtaocrre CN lmp
C- W Avwl B-14-V
Development Study Areas
fStudy Area
1 I - Sous GMp— Ext of 3W
2.0.1. Rd T—t C—dw
J - GIoI I Boz / CIN{.P.A`I batt
SM1 S W- $�yerYkO
P r e p a r e d b y G a t e w a y P l a n n i o g for t h e G r a p e v i n e City Council — P a E e 2 4