HomeMy WebLinkAbout2015-06-04 WorkshopAGENDA
CITY OF GRAPEVINE
QUARTERLY WORKSHOP
PLANNING & ZONING COMMISSION
THURSDAY, JUNE 4, 2015 AT 6:00 P.M.
PLANNING & ZONING CONFEREVa�ffij
N119 son
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CALL TO ORDER
WORK SESSION
Discuss strategy for commuter rail station area planning.
2. Consider the minutes of'the May 12, 2015 Planning and Zoning Workshop and take
any necessary action.
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If you plan to attend this briefing session and you have a disability that requires special
arrangements at the meeting, please contact the office of Development Services at (817)
410-3154 at least 24 hours in advance. Reasonable accommodations will be made to
assist your needs.
In accordance with Texas Government Code, Chapter 551.,001 et. seq. Acts of the 1993
Texas Legislature, the Planning and Zoning Commission Workshop Agenda was prepared
and posted on this the 1st day of June 2015 at 5:00 p.irn.
S6 t Iliams
De Services Director
FROM: SCOTT WILLIAMS, DEVELOPMENT SERVICES DIRECTOR
MEETING DATE: JUNE 4,, 2015
i;I ;l;11;I =12 E
Planning and Zoning Commission to discuss strategy for commuter rail station area
planning, and take any necessary action.
Following the last (thirdl) Planning and Zoning Commission workshop, the Commission
asked the staff to do the following:
1) Clean up and refine the draft of the proposed transit district to reflect the work
that has been performed to-date,
2) Develop a working draft of a purpose statement for the proposed district';
3) Develop a draft of potential residential uses that reflect small scale, low
impact, and integration with other uses, as a starting point for further
discussion and refinement.
4) Incorporate the city owned property containing The REC, Convention Center
and Library into the map of the study area.
The requested information is provided in your packet. Items that warrant further discussion
and/or clarification are highlighted in red. The residential information: is intentionally brief,
as staff would like the Commission's input as to whether we are headed in the right
direction. Also included in your packet is an article provided by Commissioner Tiggelaar
regarding mixed use development.
Following the upcoming meeting, it is anticipated that the Commission will provide staff with
comments on the work performed on the district so far, provide input on the purpose
statement, and give staff further direction on the potential residential uses that could be
utilized in the district. Lastly, at the request of the Commission, a joint P&Z/Council
workshop will be scheduled in the near future.
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PURPOSE-. The purpose of the (Grapevine Commuter Rail Overlay District?) is to
encourage the combination of appropriate small-scale transit oriented uses within
individual developments, and to group or cluster these individual developments in a
manner that is compatible with the adjacent Historic Districts, and that complement the
nearby commuter rail depot. The (Grapevine Commuter Rai] Overlay District?) is also
intended to encourage redevelopment of obsolete structures, promote creative design
flexibility, and alllow the Planning and Zoning Commission and City Council to review
and approve unique and/or appropriate projects that may not meet all of the use or
design criteria set forth within this section, and/or other sections of the Zoning
Ordinance.
USES GENERALLY: Language to be determined
N N 1110 UN 191.1
1. Commercial uses:
a. Restaurants excluding drive-ins or drive-through facilities.
PQ 0 0 0 1111103 M, 9 9M
a. Antique shop,
b., Art Gallery.
C. Bakery, retail sales only.
cl. Barber/beauty shop, nail salon and spa services,
e. Book or stationery store,
f. Cameras, film developing, printing and photographic supplies.
9. Candy store.
h. Cigar and tobacco store.
Cleaning, dying and laundry pick-up station for receiving and
delivery of articles to be cleaned, dyed, and laundered, but no
actual work to be done on the premises.
Drug store.
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k. Electronics store.
I. Florist, retail sales only,
Mi. Hardware.
n. Sporting goods.
0. Toy Store.
P. Home decor and furnishings.
q- Jewelry store.
r. Musical instruments.
S. Photographers and artist studios.
t. Public parking garage.
U. Retail store or shop.
V. Seamstress, dressmaker, or tailor.
X. Shoe repair shop.
Y. Studios, dance, music, drama.
Z. Wearing apparel.
aa. Copy shop, office supply and mail/shipping store.
bb. Cinema (limited) (further discussion needed)
cc., Resale shop in an enclosed building provided the space
not exceed 3,0010 (three thousand square feet in area.
dd. Museum
Office
does
a. Governmental 'Uses, higher education, vocational education,
b. Professional offices for the conduct of the following professional
and semiprofessional occupations: Accountant, architect, attorney,
engineer, insurance agent, real estate agent, or any other office or
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profession which is the same general character as the foregoing,
but excluding animal groomingi salons, dog kennels, funeral homes,
veterinarian and veterinary hospitals.
B. ACCESSORY USES: The following uses shall be permitted as accessory
uses, strictly in accordance with an approved Site Plan as provided for
herein below:
1. Banks (similar to what you see in a grocery store)
2, Parking and parking structures,
3. Other uses customarily incidental to the permitted uses.
C. CONDITIONAL USES: The following uses may be permitted, provided
they meet the provisions of Section 48 of the Zoning Ordinance, and a
Conditional Use Permit is issued, and is strictly in accordance with an
approved Site Plan as provided herein below.
1. Day care facility.
2. Alcoholic beverage sales provided a special permit is issued in
accordance with Section 42.13 of the Zoning Ordinance, including
wineries, wine tasting facilities, breweries or distilleries. All
alcoholic beverage, sales shall be consistent with the Texas
Alcoholic Beverage Code,
3. Health clubs.
4. Medical offices, Dentist, personal or family counselor, chiropractor,
physical therapist, physician, surgeon, or any other office or
profession with a state license or certification, but excluding
veterinarian and veterinary hospitals.
5. Any use allowed within this district with amplified sound or outdoor
speakers.
& Boutique hotels, provided the following design criteria is met,-
a. Each guestroom shall have a minimum area of 380 square
feet.
b. A full service restaurant with full kitchen facilities and which
provides service to the general public shall be required,
(Optional)
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C. On-site staff is required 24-hours a day, seven days a week.
7. Indoor commercial amusement.
8. Any commercial business or service not included in any of the other
commercial districts provided that all such uses shall be completely
within an enclosed building and are not noxious or offensive by
reason, of the emission of odor, dust, gas fumes, noise, or vibration
and provided that no warehousing or manufacturing or treatment of
products or equipment shall be permitted', except when such is
clearly incidental to the conduct of a permitted use.
9, Residential Uses:
a. Town homes/Rowhomes, iin accordance with Sec 20, R-TH
Townhouse District Regulations
b. Multi-Family Uses
(1) Only permitted in buildings with two or more uses (not
including parking structures)
(2) May not exceed more than (80%?) of the total area of
uses (not including parking garages)
C. Limited to no more than (20?, 30?) units per structure
d. LiveNVork Units? (possibly allow within town ho me/rowhome,
and multi - family?)
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D. REQUEST FOR MIXED USE DISTRICT ZONING CLASSIFICATION: The
procedure to follow to establish a Mixed Use Zoning (MXU) classification shall be
the same as that required to amend, repeal or alter the zoning on a tract, or
parcel of land as specified under Section 48 of the Zoning Ordinance relating to
Conditional Uses, except as otherwise provided for herein. In the event of a
conflict between Section 48 and this ordinance, the terms of this ordinance shall
take precedence. MXU zoning shall permit development only in accordance with
a Site Plan that has been approved by the City Council. Property zoned MXU
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05.12.15
may only be used and/or developed in accordance with its approved Site Plan.
No amendment(s) to an approved Site Plan are permitted without City Council
approval. A request to amend a Site Plan in a MXU district is a request to re-
zone the tract. Uses permitted under an approved Site Plan are only permitted in
strict accordance with the corresponding, approved Site Plan.
If the project is to be developed in phases, a proposed phasing plan that
identifies the anticipated sequence of development is required at the time of
application. The phasing plan shall delineate areas, buildings sites, land use and
improvements to be constructed in independent phases, and the scheduled time
frames, and sequencing of such phases.
E. SITE PLAN REQUIREMENTS- No application for a buildling permit for
construction of a principal building shall be approved unless'.
1. A Plat, meeting all requirements of the City of Grapevine has been
approved by the City Council and recorded in the official records of
Tarrant County.
2. A Site Plan meeting the requirements of Section 47 of the Zoning
Ordinance has been approved as specified under Section 48, Conditional
Uses.
3. A Landscape Plan, meeting the requirements of Section 53 of the Zoning
Ordinance and Section N, has been approved.
F PERIOD OF VALIDITY. No Site Plan for the Mixed Use District shall be valid for
a period longer than one (1) year from the date on which the City Council grants
approval, unless within such one (1) year period: (1) a Building Permit is
obtained and the erection or alteration of a structure is started, or (2) an
Occupancy Permit is obtained and a use commenced. The City Council may
grant one additional extension not exceeding one (1) year, upon written
application, without notice or hearing. No additional extension shall be granted
without complying with the notice and hearing requirements for an initial
application for a zone change.
Upon expiration of an MXU Site Plan, the property cannot be developed until a
change in zoning is approved by the City Council. There shall be no vested right
to uses permitted by a Site Plan under MXU upon the expiration of the Site Plan.
G. GENERAL CONDITIONS: To insure that development within the "MXU" Mixed
Use District is consistent with the City's Comprehensive Master Plan, the
following special conditions shall be established:
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1 Ground Level Retail- Buildings fronting on streets must be designed to
accommodate ground level retail. The ground level floor area may be
used for office uses.
2. Free Standing Retail: Free standing retail is prohibited.
3. Free Standing Banks: Free standing banks are prohibited.
4. Free Standing Movie Theaters: Free standing movie theaters are
prohibited.
5. Maximum Retail Floor Area: The maximum allowable gross floor area per
retail establishment is 5,000 square feet. Any retail establishment greater
than 5,000 square feet shall be considered a Conditional Use,
6. Office Uses: A building which has "office" as a predominant use shall not
be permitted unless a detailed facilities study which includes a traffic
impact analysis demonstrating that the project can be adequately
supported by the utilities and transportation facilities in a timely manner is
approved by the city.
DENSITY AND AREA STANDARDS: The density and area standards shall
apply'.
i
1 Maximum Lot Coverage- The combined area occupied' by all main and
accessory structures shall not exceed eighty (80) percent of the total lot
area.
a. The area of an above grade parking structure is included in the
calculations of lot coverage
b. The area of a porch or arcade fronting a public street is not
included in, the calculation of lot coverage.
2. Minimum Density/FAR — The gross minimum density/floor area ratio (FAR)
for the Mixed Use District shall be 1 .5,
3. Minimum Floor Area per Dwelling Unit:
a. Townhouse /Rowhouse -
b. Multifamily use:
1. Efficiency -
2. 1 Bedroom -
N.
1,600 square feet
6010 square feet
750 square feet
3. 2 Bedroom - 900 square feet
4. 3 Bedroom - 1,000 square feet
4. Height: Minimum and maximum height of buildings shall be:
a. Town h o use/Rowhouse —
Minimum height of 24-feet and maximum hieigiht of 42-feet.
b. Multifamily use —
Minimum height of 40-feet and maximum height of 92-feet*,
C. Hotel use —
Minimum height of 40-feet and maximum height of 92-feet*.
d, Retail use —
Minimum height of 40-feet and maximum height of 92-feet*,
e. Office use —
Minimum height of 40-feet and maximum height of 92-feet*.
f. Mixed use —
Minimum height of 40-feet and maximum height of 92- feet'.
*No building shall exceed fifty (50) feet in height unless the additional
height is set back from the setback line/build to line one (1) additional foot
for each two (2) feet of height above the 50-foot limit.
A turret, spire or tower may exceed maximum height of a building provided
that any such structure is no more than 15-feet higher than the maximum
permitted height and has a floor area which is ten percent, or less, of the
ground floor area of the building of which it is a part.
AREA REGULATIONS: The following minimum standards shall be required:
1. Minimum Lot Width and Depth.,
Use
Minimum Width of Lot
Minimum Depth of Lot
(Feet)
(Feet)
Townhouse/ Rowhouse
25
60
Multifamily use
200
200
Hotel use
200
200
Retail use
200
200
Office use
200
200
Mixed use
200
200
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2, Setbacks:
a. Build -to line: The build-to line for primary buildings, structures, walls
and fences shall be ten (10) feet on all public street frontages.
Twenty-five (25) percent of any street frontage of a building shall be
located five (5) feet from the front property line.
1 The zone between the right-of-way line and the build-to line
shall be landscaped in accordance with Section N of this
section.
2. There shall be no build-to-line/setback for temporary
buildings, structures or tents erected in accordance with
Section Q, provided sidewalks are not obstructed.
b. Perimeter Setbacks- Primary buildings and parking structures shall
be setback from the district boundary lines a minimum of ten (10)
feet.
C. Accessory buildings and detached garages — accessory buildings
and parking structures shall be set back from lot lines as provided
below for the applicable use of the lot. The zone between the right-
of-way line and the setback line shall be landscaped in accordance
with Section N.
1. 'Town house/Rowhouse — 40-feet from public right-of-way
2. Multifamily use — same as setback for primary buildings
3. Hotel use - same as setback for primary buildings
4. Retail use - same as setback for primary buildings
5. Office use - same as setback for primary buildings
6. Mixed use - same as setback for primary buildings
d. Overhangs and fireplaces-. The minimum setback requirements
shall apply in all cases, except that fireplaces, eaves, bays,
balconies and fireproof stairways located above the first floor may
extend up to a maximum of five (5) feet into the required setbacks.
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e. Patios: Patios may not be constructed within the required setback
zones. This limitation, however, does not apply to sidewalk cafes,
J. OPEN SPACE:
1. Land proposed to be ded'i'cated as public open space shall be clearly
shown on the Site Plan.
2. Sufficient land for open space shall be provided in each phase of the
development to assure that the recreational needs of district residents are
satisfied, taking into consideration the nature of open space required to
serve the district, and the amount of land previously pirovidled, or to be
provided, in conjunction with the phase of the development.
1 In its approval of the Site Plan, the City shall impose such conditions as
deemed necessary to assure that the intent and purpose of this section is
satisfied.
K. PARKING: Off-street and on-street facilities shall be provided for multifamily
uses, hotel uses, retail uses, office uses, civic uses and mixed uses, in
accordance with this section.
1 All at-grade parking lots frontingi streets designated on the thoroughfare
plan shall be set back snot less then ten- (10) feet from the right-of-way
line of such roadways, and screened from view as outlined in Section N.
2. Parking garages that have frontage on public streets shall comply with
standards established in Section 1,2.b and Section N.
a. A maximum of two hundred (200) feet of frontage for parking
structures shall be allowed along any one-block.
b,. Ramps shall not be placed on the face of parking structures
fronting, or visible from, public streets.
C. Steel parking garages and steel guard cables on garage facades
are prohibited.
3. Off -street below grade parking is permitted to the lot lines, but must be
designed to allow planting of landscape as defined in Section N.
4. Off-street parking spaces for the applicable use classification shall meet
the following minimum number of spaces.
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a. Residential — One (1) space per bedroom to a maximum, of two (2)
spaces per unit.
b. Hotel — One (1) space Iper hotel room plus one (1) space per every
300 square feet of conference/banquet facillities.
C. Retail - One (1) space for every 200 square feet of gross floor area,
d, Office — One (1) space for every 300 square feet of gross floor
area.
e. Mixed use — Number of spaces resulting from application of ratios
provided above for respective uses in the development.
f. Conditional uses — As specified in Section X, Design Requirements
for conditional uses.
5. On-Street Parking: On-street parking within three hundred (300) feet of the
proposed use may be counted to meet the parking requirements for retail
uses and other conditional uses. Assignment of on-street parking shall be
at the time of approval of the Site Plan and shall be allocated at the time of
the Site Plan's approval.
6. Shared Parking: Uses may join in establishing shared parking areas if it
can be demonstrated that the parking for two or more specific uses occurs
at alternating time periods. Required parking shall be determined based
on parking demand for the peak parking period, as determined by a
parkingi analysis study approved by the Director of Development Services.
STREETS: All streets and blocks in the Mixed Use District shall conform to the
provisions of this section.
1 Street Standards: It is the intent of this ordinance to encourage pedestrian
oriented streetscapes within the Mixed Use District. Standards for streets
within the district shall be as set forth in Appendix E, Construction
Standards of the City of Grapevine Subdivision Ordinance. Alternate
street widths and standards may be considered at the time of application.
2. Street Type and Pattern: The types and pattern of all streets in the district
shall be in conformity with the Thoroughfare Plan for the City. The
location of streets on the Thoroughfare Plan is approximate. Precise
location of streets shall be determined in conjunction with approval of the
Site Plan. Street patterns shall be based upon a small-scale grid system
of interconnecting streets.
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3. Block Length- The length of a block shall not be less than two hundred
(200) feet, or more than six hundred (600) feet.
1. Materials:
a. At least ninety (90) percent of the exterior cladding of all exterior
walls fronting or visible from public streets (including above grade
parking structures) shall be brick construction. An applicant
however may submit a design that employs alternative construction
materials for exterior cladding with an application for a Mixed Use
District designation. The alternative may be approved by the City
upon determination that such construction will result in an
appearance that is compatible with surrounding buildings and the
overall character of the district.
1. Upon a finding that the alternative design will result in an
appearance that is compatible with surrounding buildings
and the overall character of the district, waivers may be
granted for alternatives employing a minimum of forty (40)
percent brick cladding, provided that the ground floor of the
structure (up to a height of twelve [12] feet), is a minimum of
ninety (90) percent brick.
b. At least eighty (80) percent of the exterior cladding of all walls not
fronting, or not visible from public ways (including above grade
parking structures) shall be brick construction, exterior cement
plaster, or a combination thereof.
C. The exterior clladding, (excluding glass), of all buildings, (including
above grade parking structures), shall be composed of not more
than three (3) materials, (excluding roofs).
d. The following materials are prohibited as primary cladding
materials:
1. Aluminum siding or cladding.
2. Galvanized steel or other bright metal.
3. Wood or plastic siding.
4. Wood roof shingles,
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05.12.15
5. Unfinished concrete block (architecturally finished concrete
block is permitted as a cladding material).
e. The following materials are prohibited as primary roofing materials-.
1. Wood roof shingles.
2. Composition shingles on any portion of a roof visible from
any adjacent street. Where composition shingles are
allowed, they must meet a minimum standard of U1. Class
Afire rating and U.L. wind rating.
2. Colors:
a. The dominant color of all buildings (including above grade parking
structures) shall be shades of red, beige, gray with red tones (warm
gray) and/or brown. Black and stark white shall not be used, There
are no restrictions on accent colors, except that fluorescent colors
are prohibited.
b. The roof colors shall be a shade of cool gray, warm gray, brown or
red.
3. Windows:
a. Where a retail use occupies the first floor, at least seventy (70)
percent of the first floor exterior wall facing a thoroughfare, street,
boulevard or parking plaza shall be transparent glazing.
bn The exterior wall surface of all buildings above the first floor shall
not be more than fifty (50) percent glass,
C. Glass is to be clear or tinted, not reflective.
4. Walls- Walls attached to buildings shall be developed as architectural
extensions of the buildings, constructed of the same material and in the
same style.
5,. Lighting- All on-site lighting must meet the requirements of Section 55.A.5
of the Zoning Ordinance.
N. LANDSCAPE REQUIREMENTS: Landscaping within the Mixed Use District shall
comply with the provisions in this section and with the standards contained in
Section 53, Landscaping Regulations of the City of Grapevine Zoning Ordinance.
Where conflicts exist between this article and the landscaping regulations,
requirements in this article shall be applied.
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1 Street Trees: Street trees shall be large shade tree species having a
minimum caliper of three (3) inches, selected in accordance with the city's
landscape regulations.
2. Plant Material: Front yards shall be landscaped except at building entries,
seating areas, and adjacent to commercial uses, where the front yard may
be paved. Plant materials shall consist of shade trees, ornamental trees,
shrubs, evergreen ground covers, vines, and seasonal color.
1 Paving Material:
a. Paving material in front yards and on sidewalks shall be warm
toned, natural materials such as brick, stone and concrete.
b. Asphalt and gravel as paving materials are prohibited.
4. Parking Lot Landscape:
a. Surface parking lots shall be screened from all adjacent public
streets and neighboring sites. The screen must extend along all
edges of the parking lot and must be three (3) feet in height, eighty
(80) percent opaque, and may be accomplished through the use of
masonry walls, ornamental metal, evergreen plant materials, or a
combination thereof. Planting beds for screen planting shall be a
minimum of three (3) feet in width.
b. Interior parking lot landscaping shall be consistent with Section 53,
Landscape Regulations of the City of Grapevine Zoning Ordinance.
C. Parking spaces shall not exceed twelve (12) spaces in a row
without being interrupted by a landscaped island (nine-foot
minimum). Islands shall be planted with a minimum of one shade
tree per every twelve (12) cars.
G. Screening:
1 Mechanical equipment shall be screened from view of all public roadways
and located to minimize noise intrusion off the lot. The required screening
must be composed: of the same exterior materials as the buiildings on the
lot, or through the use of masonry walls, ornamental fence (eighty [80]
percent opaque), evergreen landscape material, or combination thereof.
2. Loading, service and trash, storage areas shall ) be screened from all public
roadways. Refuse containers must be placed on a designed, reinforced
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concrete pad and approach. The required screening must be composed
of the same exterior materials as the buildings on the lot.
3. All roof-mounted mechanical elements must be screened from view of the
public right-of-way and neighboring properties. Screening must be
architecturally compatible with the building design.
P. SIGNS: Signage within the Mixed Use District shall comply with the provisions in
this section and with the standards contained iin Section 60, Sign Standards of
the City of Grapevine Zoning Ordinance. Where conflicts exist between this
article and the Sign Standards, requirements in this article shall be applied,
1. Functional/Structural Types Permitted:
The following permitted functional uses shall be limited to the associated
structural types of signs:
a Nameplate Signs:
1. Wall
b. On-Premise Signs-,
1. Wall signs
2. Awning, canopy, marquee
3. Projecting
4. Portable sandwich board
C. Real Estate Signs:
'I. Wall
2. Number Of Signs Permitted:
a. Nameplate: One (1) per storefront.
b. On-Premise Signs- Awning, canopy, marquee, and either one (1)
wall sign per each individual wall for each lease space or one (1)
projecting sign per storefront.
C. Real Estate- One (1) per storefront,
3. Maximum Gross Surface Area:
a. Nameplate: Two (2) square feet.
b. Projecting Signs: Twenty-five square feet.
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05.12.15
C. Real Estate: Sixteen (16) square feet except that signs located on
lots fronting State Highways 114, 121, 360 and State Highway 26
east of Texan Train /Ruth Wall Street may be thirty-two (32) square
feet.
d. Wall Signs: Fifteen (115) percent of the wall,
e. Awning, Canopy and Marquee: Twenty-five (25) percent of the
awning, canopy or marquee.
4. Maximum Height: No sign shall protrude above the roof or cave line of the
principal structure. Projecting signs shall be a minimum of eight (8) feet
above sidewalk grade and shall not protrude above the roof or eave line of
the principal structure.
5. Illumination: Illuminated signs are permitted for nameplate and on-
premise signs only.
OUTSIDE SALES AND/OR COMMERCIAL PROMOTIONS:
1. Any temporary outside sales shall be required to obtain a permit and be
subject to the requirements of this section.
2. Temporary outside sales may be permitted for a period of fourteen (14)
days each calendar year with a maximum two (2) permits allowed per
calendar year, providing such goods, products or merchandise is
displayed on a sidewalk within ten (10) feet of the business building.
3
4
Temporary outside sales shall be deemed to include merchandise-
dispensing units placed adjacent to, and outside of, a business building.
In order to qualify for a permit, the applicant must:
a. Provide a plan showing the location of the outside display.
b. Provide the City with a Site Plan showing location(s) of all tents (if
applicable). Submit documentation showing compliance with all
building and fire codes including, but not limited to, flame spread
certificate(s),
c. Provide a imap, plan, or drawing to indicate adequate off-street
parking for patrons, employees and delivery trucks-, such map, plan
or drawing should also indicate that no fire lanes, streets or other
public rights-of-way will be blocked as a result of the sale or
promotion.
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d. If food is served, provide food service facilities in accordance with
the Grapevine food and food establishment ordinance.
e. Provide for adequate trash and waste removal and cleanup of the
area.
Comply with all other reasonable conditions imposed by the City.
R. OUTSIDE STORAGE OR OUTSIDE DISPLAY: Except for the equipment and/or
the materials stored on a construction site and used for a temporary construction
project, the outside storage or outside display of equipment, building and/or other
materials, goods and products shall be prohibited within the district, with the
exception of outside dining shown on an approved Site Plan.
S. PATIOS AND BALCONIES: Balconies and patios facing public streets shall not
extend beyond the build-to-line except as permitted in Sections 1.2.d and 1.2.e.
T. DESIGN GUIDELINES: From time to time, the City may develop and amend
design guidelines, which shall be approved by resolution of the City Council, as
an aid to implementation of this article. Such guidelines shall be used by the City
to assist decision-makers in interpreting standards applicable to development
within the Mixed Use District.
U. FLEXIBLE STANDARDS
Alternative Uses or Phases: In order to encourage an integrated
development pattern of mixed uses over time within the district, it is
understood that flexibility in the development of phases or sites may be
necessary. Whenever an applicant of a Mixed Use District proposes
alternative land uses or phases of an approved Mixed Use District, such
alternative uses or phases shall be incorporated in a zoning amendment
to the Mixed Use District, The zoning amendment for alternative land
uses or phases shall follow the same procedures established in Section D,
REQUEST FOR A MIXED USE DISTRICT ZONING CLASSIFICATION.
In no case, however, may the Council approve an alternative use not
allowed within Sections A, B and C of the Mixed Use District.
2. Flexible Design Standards-, It is intended that the general conditions, as
well as the dimensional and design standards set forth in Sections G, H
and M of this article be flexible in order to encourage development in the
Mixed Use District. In some cases, Sections G, H and M set forth limits
within which specific standards may be varied. For requests other than
those set out in Sections G. H and IM, the developer must request a waiver
from a specific standard. The Council may approve such waiver in
conjunction with its decision to establish or amend the district in those
cases where the waiver addresses a standard applicable to the Site Plan.
im
Procedure: An application for a waiver to a development standard
authorized under Section U of this article must be made by a property
owner, lessee, or contract purchaser at the time of submission of an
application to establish a "M:XU" Mixed Use District, A contract purchaser
or lessee must file with the application, a copy of the contract, or lease, or
other form of written statement containing the property owners'
endorsement of the application. The application shall be filed in dupllicate
with Department of Development Services on forms provided by the City.
Upon a determination that the waiver application is complete, the Director
of Development Services shall forward the request to the Planning and
Zoning Commission and the City Council for decision in conjunction with
its decision on the application, to establish a Mixed Use District,
2. Standards for Granting Waiver: The Planning and Zoning Commission in
making its recommendations, and the City Council in deciding whether to
grant the request for waiver, shall determine that the following standards
are met:
a. The waiver for the specific development site is in harmony with the
policies in the Comprehensive Master Plan.
b. The waiver is in harmony with the general purpose and intent of this
article and the zoning ordinance.
C. The waiver shall not adversely affect the use of neighboring
property, and the public's use and enjoyment of public areas, in
accordance with the provisions of this article,
d. The waiver is in conformity with the approved Site Plan.
3. Conditions: In granting a waiver to a development standard authorized
under Section U of this article, the Planning and Zoning Commission may
recommend, and the City Council may impose mpose such conditions and
safeguards as it deems necessary to insure harmony with the general
purpose and the intent of this article. Any such condition shall be satisfied
as a condition precedent to issuance of a certificate of occupancy for the
development to which the waiver applies.
4. Lapse of Waiver: A waiver granted under this section shall lapse with the
lapse of the approved Site Plan or amendment to the "MXU" Mixed Use
District, in accordance with Section F of this article.
17
-7
—F _JF
05.12.15
General' Requirement-, Amendments of any Site Plan shall be made in
accordance with the procedure required for approval of the initial plan.
Amendments to a Site Plan shall be considered amendment to the "MXU" Mixed
Use Zoning District.
K DESIGN REQUIREMENTS
1. Day Care Facility:
a. Freestanding day care facilities shall not be permitted.
b. Day care facilities shall only be permitted on the ground floor level.
C. Maximum allowable size for a day care facility shall be 5,000
square feet.
d. Parking for a day care facility shall be provided at a minimum ratio
of one (1) space per every ten (10) students.
2. Restaurant: A restaurant may be permitted in the Mixed Use District as a
conditional use, subject to the following requirements:
a. Freestanding restaurants shall not be permitted.
b. Drive-through restaurants shall not be permitted.
C. Maximum allowable size for a restaurant shall be 7,000 square feet,
d. Required parking shall be provided at a ratio of one (1) parking space for
every 70 square feet of gross floor area.
3. Outdoor Seating Area: Ouitdoor seating (i.e. side walk cafes) may be
permitted in the Mixed Use District, subject to the following requirements:
a. Preparation of food outside is prohibited,
b. Food service facilities must be provided in accordance with the
Grapevine food and food establishment ordinance,
C. Adequate trash and waste removal and cleanup of the area must
be provided.
4. Health Clubs:
1E.0
05.12.15
a. The maximum allowable size for a health club in the Mixed Use
District is 10,000 square feet, unless the club entrances are directly
adjacent to required parking,
b. Parking shall be provided at a ratio of one (1) space per every three
(3) people, maximum occupancy capacity.
5. Medical Office:
a. Freestanding medical office buildings are not permitted.
b. Maximum allowable size for a medical office is 3,000 square feet.
C. Parking shall be provided at a ratio of one (1) space per every two
hundlred (200) square feet.
19
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FEATURES I MARKET DATA I PEOPLE I EVENT CALENDAR I VIDEO I ARCHIVES I SEARCH
FEATURES, PEOPLE
PERSPECTIVES ON PLACEMAKING
INDUSTRY EXPERTS GAVE THEIR VIEWPOINT ON PLACEMAKING AND MIXEID -USE.
April 20, 2615 - 11,08am Christine Perez
Scott Rohrman - Pounder: 42 Real Estate LLC
Q: What components are required for a successful mixed -use development?
Our mood, outlook, and disposition are directly influenced by where we live out our lives. The feeling we innately
sense in the middle of our surroundings tends to bleed into our very nature. The architecture, landscape„ and view
corridors we experience are perspectives we carry over into our internal context, acting on our thoughts and actions
with us rarely knowing their effect. However, studying people and their tendencies gives real estate developers clues
as to how to enhance rather than detract from this dance of life in the midst of man -made structures.
Why is it that night after night a certain patio has the same end full of people while the other end only has people in it
when there is no more room anywhere else? It is because for some mysterious reason the customers have an innate
sense that one end provides a superior experience over the other end? We all ask why. We don't always agree on
the answer.
Why is it that sometimes all the services and amenities one needs are in one place, but the customer traffic is too
low to support all the businesses providing those saroices? We ask why all the time. We don't always perceive the
answer. However, through quiet reflection, reading, research, interviews, and mentor input, I have developed my own
general theoretical answer about how this (happens, The theoretical answer can be stated in one word: relationships.
Where relationships flourish, . places are born. There is that word: places. I can't get away from this word and I don't
even know how to define it I think the word or concept of place is a (lot like the quote famously used in 1964 by U.S.
Supreme Court Justice Potter Stewart when he said that he may never succeed in defining pornography, but "I know
it when I see it", Place is like that. We can't define place, but place is known instantly by almost everyone when they
experience it.
Place is created in many ways In our environments including but not limited to inputs such as familiarity, structure,
emotion, light, materials, height, temperature, perspective, and color. But in my opinion, the most reliable creative
input for a specific environment to become a place is relationships. We all want to develop environments where .
people say, "That is a place I want to frequent See, the word place is there.
READ THE PRINT EDITION
Relationships create places. How does a person relate to the environment? Does the environment foster
relationships with other people? Does the environment relate to the human parts of us: mind, emotion, physical and
will? Does the environment cause us to relate to a stimulant causing an experience !in us that stretches us or
challenges us? If so, then that environment ceases to be simply an environment, but rather becomes a place. Some
environments can be a place for some but not for others. Therefore, design and development should identify the
relationships desired.
However, many times the desired outcome is lost because the process drives the decisions. Sometimes profit drives
a taller building to maximize the land value, but the height overpowers the people. Sometimes the desire is to have a
list of as many uses as possible so leasing agents can pitch something for everyone, but the site itself does not
foster the relationships of people to use.
Mixed -use projects are simply environments where multiple uses are installed. One can develop a mixed use project
with or without relationship building as a focus and outcome, but it if human relationships are Ignored, the project will
simply be a mixed -use project —a project where uses are mixed. However, a place where relationships with other
people, the buildings, and the views are the leading design criteria, then place is discovered.
Q. The words "placemaking" and "mixed -use" are often intermingled. How do you differentiate between the
two?
I don't think Michelangelo picked just any block of marble to carve "David" out of it. I think Michelangelo perceived
the David inside a particular block of marble.
I think it is a developer's responsibility to discern aspects of a particular environment and develop that environment's
qualities and characteristics. I believe many times developers buy a tract of land, then meaning well, hire architects
and consultants to have them "make" a place through designing multiple uses mixed together on that tract of land.
The project is designed with the uses all mixed together, but that projects place by default is not considered in the
overall fabric of the broader context, due to multiple ownerships and other restraints.
However, I do think developers can enhance the discovery of place iin a particular environment with contemplative
design. I was recently in Washington, D.C. It has a lot of "places." However, It also has a let of mixed -use
environments that will never become places.
At one new project, the developer built a wonderful office tower with condos in it and the leasing is fast and furious
and above preforms due to its proximity to government offices. However, the ground floor was designed as "mixed
use." They installed high -end retailers and popular restaurants (with subsidies), a courtyard, a Eight show, a water
fountain, and expensive landscaping. The courtyard is full and overflowing during office hours because the land is
near desired centers of business and government and companies have filled it with office workers. To exit or enter
the building one has to pass through the courtyard.
However, as soon as working hours are over, the courtyard empties. There are no people in this area. The condo
residents exit the courtyard on their way to places for the evening and the restaurants are destinations. The
courtyard is emptily crying out for relationships. It is destitute because even though it is mixed use, it has nothing to
offer other than a label and an expensive passageway with a lot of "toys." No one is experiencing a place that fosters
relationships. . ....
I admit I do not know how to create a place. I simply discover them sometimes, and sometimes I miss out on them..
However, I do know that focusing on the people iin the environment is the right starting.. point.
THE WOW FACIOR
"From my builder/owner point of view, 'placemaking' and
'mixed -use' are two very different things. Mixed -use represents a
mix of residential, retail, and office use all In one area or
building. Placemaking may involve that same mix of uses, but
must include additional items to create a place that can be
described with the word "wow." The "wow" factor is what creates
place. And when we create place, it attracts people, and people
make projects successfu..l.... The formula of entertainment,
beauty, art:, and safety will work in most areas to create thriving,
successful places."
DON DAY, Owner. DFA Ltd
Q: The words "placemaking" and "mixed - use " are often intermingled. How do you d'iff'erentiate between the
two?
I have been involved in the renovation of downtown McKinney for approximately 20 years. My company has
renovated more than 30 buildings in downtown McKinney and has constructed several new downtown buildings.
Over that time, downtown McKinney has changed from a forgotten, bypassed, location to a thriving successful
"'place. ` That change happened because of a joint public- private effort to add these three necessary elements
• Entertainment. This has been a key component in downtown McKinney's revitalization. In today's America, people
look for places where they can spend quality time. Entertainment in downtown McKinney involves food, drink, and
music supplied
by thriving establishments; art galleries; a historic Performing Art Center; and numerous privately owned boutique
retail shops. Downtown McKinney went from one eatery 20 years ago to more than 20 such establishments today.
Those restaurants, cafes, pubs, bars, and delis combined serve approximately 2 million meals each year. And many
of those 2 million customers also visit our retails shops. The energy created while serving those customers attracts
office users.
Beauty. In addition to entertainment, we added beauty by restoring the historic buildings to original beauty and by
the city adding a new pedestrian - friendly streetscape involving wider sidewalks, patios for dining, landscaping, safer
streets and enhanced lighting. Beauty was also added with the placement of public art pieces„ art galleries, and the
performing arts center.
• Safety. Humans want to feel safe, and they will visit places where they feel safe. Downtown McKinney's enhanced
lighting, police bicycle patrols, and police horseback patrols add both charm and safety. Safety is one of the main
pillars of civilized society. Without safety, commerce cannot thrive. In McKinney we support our police and appreciate
them.
Because of these changes to McKinney's downtown, the city was Money magazine's pick for the best place to live in
America last year, primarily because of its "gem of a downtown." "Gem" translates to "wow."
Q: What are some other successful "places " in Dallas -Fort Worth?
Downtown Fort Worth is a hugely successful place because of the same factors mentioned above. It has many
beautiful buildings, It has entertainment, it has art museums, it has fine dining, it is safe and it Is thriving.
Frisco is also a successful place, with its focus on sports entertainment, art, and quality developments. Allen has a
place in the Walters Creek development which encompasses retail, office, and residential uses, along with art,
entertainment, beauty, and safety.
These are just a few of the places that make Oallas -Fort Worth one of the fastest - growing urban areas in America
today. The formula of entertainment, beauty, art, and safety will work in most areas to create thriving, successful
places.
'Ai ra/u i v r- �„u)e. LJJI.rit,PNI,)
'Standard definitions aside, to me, "placemaking' is about the
social environment of the physical realm. When we engage in
placemaking initiatives, we aim to create spaces for people
that encourage creative collisions, interaction that crosses secle-
aconomic divides, and experiences that enhance quality of life."
— KOURTNY GARRETT,.. Executive trice President,. Downtown
Dallas Inc.
Q: The words "placemaking" and "mixed -use" are often
intermingled. How do you differentiate between the two?
The scale varies. Often we create these experiences through
highly programmed initiatives driven by entertainment, wellness, or cultural value, or the same goals can be
achieved through the creation of simple elegant spaces that encourage thought, reflection, or chance
encounters. "Mixed-use" addresses the physical development. It is the intermingling of uses— office, retail, and
residential, for example - -in a particular location, most prevalent today in downtown areas or urban centers. Within
mixed -use developments, placemaking occurs, either by design or often spontaneously, as the uses interact to
create gathering spots and shared space — particularly when the development incorporates great urban design
principles.
Q: What components are required for a successful mixed -rose development?
Successful mixed -use developments meaningfully integrate uses, as opposed to designing the different uses to
operate parallel to one another. For example, residential, retail, office, and restaurant uses all have unique needs
related to peak hours of use, ingresWegress, incorporation of public space, public transit and vehicular usage,
walking paths, and so on. When the developer considers these needs holistically, the physical development then
naturally creates the symbiotic social fabric that promotes place. Furthermore, the interaction and communication
between the public and private realm of a mixed -use development's critical, with conslderatlons such as ground floor
design, which can balance human scale experiences no matter the overall size of the project. And finally,
consideration of adjacencies is a key trait of some of the most successful mixed use developments across the
country. Too often, mixed -use projects are designed to be insular, self- sufficient, internalized communities that turn
their backs on surrounding neighborhoods. Instead, 360- degree development and design is not only good for the
community, but also yields greater economic success for the project..
Q: Wbat do you see for the future of urban planning in Dallas-Fort Worth?
Dallas -Fort Worth is on the cusp of a paradigmatic shift related to several fundamental planning issues. We are
reevaluating how our transportation systems function (overall mobility), from highways to urban street grids and
public transit, and how., particularly in our urban neighborhoods, overall consumer behavior is changing and priority is
now on the pedestrian. Development and investment interest in the region is greater than we've seen in decades,
fueling conversations about land use and neighborhood character. Building density is yet another burning topic, with
the greatest opportunity for capacity and demand existing in the urban core. And in Downtown Dallas, specifically, a
long list of catalyst and lnfill projects either completed in just the last five years or on the horizon in the next five, will
recreate the physical and social core of our city.
Q: If you were doing a map of "placemaking " developments in the region, which ones would be on your
short list, and why?
Number one, of course, is downtown Dallas. But more specifically, through our strategic plan Downtown Dal a:s 360,
we articulate that downtown is comprised of 15 districts, multiple neighborhoods, each of which offers a unique
identity and experiences - -- placemaking —but all working together as a symbiotic whole.
S l'tC'B Y 1141 RAST't^ UC fURP,
"A successful mixed -used destination is not only sustained by
those who live there, but is also well- connected within the
community and attracts people from surrounding
neighborhoods. A critical mass of people should want to be there
and feel compelled to stay for a while. The infrastructure must be
'sticky.' By'sticky,` I mean that the streets and sidewalks are
more pedestrian - friendly than vehicle- friendly. Although good
circulation is important, cars should not be able to speed through
the streets, and people should feel comfortable walking
around. Also, the offerings In the mixed -use project should satisfy
several needs, such as work, services, food and beverage and
entertainment, and cater to the demographic."
—HEATH JOHNSON, Managing Director of Cornmerciai Development, Hines
Q: Now do you define mixed use?
I define mixed -use as simply a combination of more than one use, such as residential, office, retail, or hotel.
However, placemaking is the next iteration of mixed -use development. "The truly thriving destinations have a unique
sense of character and community. They connect to the urban fabric in an authentic way that attracts people. Some
successful examples of placemaking in Callas -Fort Worth over the past several years include West Village in (Dallas
and Sundance Square in Fort Worth, which have both become 2417 destinations.
Q: what components are required for a successful mixed -use development?
I like to use the three - legged stool analogy. You need all three components to work together, and each one of the
legs should be thoughtful in its execution. First, there must be a sense of place. Second', a diversified and
complementary tenant mix. Lastly, a warm and inviting urban design. One other thing that I haven't mentioned, but
could be the death of a mixed -use development if not completely addressed- adequate parking.
Jim Lake Jr. - CEO and Partner: Jim Lake cos.
Q: The words "placemaking" and "mixed -use" are often intermingled. How do you differentiate between the
two?
Placemaking, for us, is when you redevelop the project, you Integrate it with a neighborhood. Over in Bishop Arts, we
are on a grid, so we are not cut off from the neighborhood. We added bike racks and widened the sidewalks, making
it more walkable and making it, particularly in the neighborhood, family- friendly. We don't have late night hours over
there. So we don't disturb the neighbors.
Also, what we did unitentionally I later found out is a term called "friction:' There has to something interesting about
every 80 filet or so„ which is about the size of the storefronts. So there's either a plant, a door, or something to keep
you interested while you're walking. And you know, a bench for a guy to sit on while his wife goes into a clothing
store for 30 minutes. It's those kinds of things that are important.
Q: what components are required for a successful mixed -use development?
I'll use Jefferson Tower as an example of one of our successes, as well as Trinity Lofts. Jefferson Tower is a historic
office building built in 1912. We've got an eight -story office component. We've got retail that we've just renovated and
leasing on the ground floor. And wove got second -story ions. So you get eyes on the street, you get activity, not only
from the ground floor but also from above looking down on the streets. This improves what you see on the street in
those areas where we are pioneering.
The other mixed -use project we did was Trinity Lofts, the first residential project in the Design (District. I've seen a lot
of mixed -use done wrong, replicated across the nation by different apartment builders. In this case, we were already
in the Design District and understood what the commercial market was. We felt that there was a need for residential
and got the area rezoned to allow that. We built Trinity Lofts, a four -story project with ground -level retail and three
stories of residential. We created two separate communities in there with surface parking. That's another thing that I
think is important –which we have both at Bishop Arts and at Jefferson Tower. I think it's important that we knew the
area and catered to that.
It doesn't happen overnight. You have to be patient. You have to have staying power because it may not happen
right away.
ENERGY AND DEN'SlIiY
"The reason mixed -use places and districts or neighborhoods
work so well is the energy that is created from densification.
These areas are active 24171365, and the activity of each use
adds value to the other uses. People want to be around other
people and feel safer and more energized with others around,
above, and below."
— TERRY MONTESI, CEO, Trademark Property Co.
Q: What components are required for a successful
mixed -use development?
In my opinion, the components required for successful mixed -use
development are two or more commercial uses, vertically integrated with enough critical mass of each use to
successfully stand alone as a substantial project. For example, a multifamily project with 10,060 to 20,000 square
feet of retail that is in a non- primary retail location is not a mixed -use project. Also, the location has to be a viable
location for each use, and the uses should be more than a token effort or only included because of a municipal
requirement. Otherwise, I believe most successful mixed -use projects need a shared public space of some
significance and a shared parking arrangement also is key to most successful mixed -use developments.
THE SHARING ECONOMY
"The sharing economy presages yet another iteration in the way
in which real estate is supported and Implemented. Between the
evolution of communication and commerce, along with
the simultaneous overlay of a generationaI hand -off from the
consumer economy to the experience economy, cities and
buildings inevitably echo the societal impact on a larger scale."
- -- MICHAEL ABLON, Principal, PegasusAblon
They are related but different. Placemaking is all about creating memorable spaces between buildings—regardless
of type —while mixed -use generally refers a specific type of building or project. Where it gets interesting is that some
types of building have a special capacity to contribute to placemaking because they have uses that activate the
spaces around them - -think restaurant, entertainment, and retail uses. Since these uses are often the building blocks
of a mixed -use development, that means that mixed -use buildings have extra horsepower when it comes to
placemaking.
Cl; What do you see for the future of urban planning in Gallas -Fart Worth?
Perhaps the most significant and encouraging development regarding the future of urban planning In Dallas -Fort
Worth is the degree to which it has caught the general public's interest and attention, Thanks to projects pike IKlyde
Warren Park and the Trinity, it seems that everyone is following and talking about urban planning in ways that were
unimaginable just a few years ago. As such, ifs clear there is a growing and broad -based appreciation for urban
design that bodes well for the future and for North Texas.
Q« What differentiates Dallas-Fort Worth, in terms of placemaking?
We are still pretty car - centric, so a lot of cars come with the activity associated with great placemaking, and that
shapes 0 F development in a couple of distinctive ways. First, our placemaking is often in nodes versus the
A CHANCiF IN AT°ITITUDE
"People like active, memorable spaces, so you'll see more of
this. People are beginning to appreciate benefits of density and
i
the way it contributes mightily to activity and placemaking. It
wasn't that Gong ago that density had a negative connotation.
But with the advent of places Ilik'e West Village, Legacy Town
Center, uptown, and the new vibrancy downtown, that's
changing."
— DUNCAN FULTON, Founding Principal, President, and CEO,
Good Fallon & Farrell
Q: The words "placemaking" and "mixed -use " are often
intermingled. flow do you differentiate between the two?
They are related but different. Placemaking is all about creating memorable spaces between buildings—regardless
of type —while mixed -use generally refers a specific type of building or project. Where it gets interesting is that some
types of building have a special capacity to contribute to placemaking because they have uses that activate the
spaces around them - -think restaurant, entertainment, and retail uses. Since these uses are often the building blocks
of a mixed -use development, that means that mixed -use buildings have extra horsepower when it comes to
placemaking.
Cl; What do you see for the future of urban planning in Gallas -Fart Worth?
Perhaps the most significant and encouraging development regarding the future of urban planning In Dallas -Fort
Worth is the degree to which it has caught the general public's interest and attention, Thanks to projects pike IKlyde
Warren Park and the Trinity, it seems that everyone is following and talking about urban planning in ways that were
unimaginable just a few years ago. As such, ifs clear there is a growing and broad -based appreciation for urban
design that bodes well for the future and for North Texas.
Q« What differentiates Dallas-Fort Worth, in terms of placemaking?
We are still pretty car - centric, so a lot of cars come with the activity associated with great placemaking, and that
shapes 0 F development in a couple of distinctive ways. First, our placemaking is often in nodes versus the
districts you see in older cities. We have West Village, (Legacy Town Center, and Mockingbird Station, versus Kansas
City's Country Club Plaza, Boston's Back Bay, Washington, D.C.'s Georgetown. and Chicago's Magnificent Mile.
Second, those cars have to be hidden away in discrete ways so as not to detract from the people places with
ground -floor retail, underground parking, or architecturally enhance facades being common strategies in DFW
development. As DART matures we may have more Transit Orient Developments, and this may abate at some point,
but parking still takes up a disproportionate amount of time, energy, attention, and resources in when it comes to
placemaking in DFW.
Scott Polikov - President: Gateway Planning Group
Q: The words "placemaking" and "mixed -use" are often interminglled. How do you differentiate between the
two?
Placemaking is about creating the character of the neighborhood - - -the place for people. On the other hand,
mixed -use is like pornography: you know it when you see It, but it is hard to define. Mixed -use is often executed, .
however, with little regard for placemaking. In the projects we've set up in terms of a design and zoning, we work to
bring together both placemaking and mixed -use. In setting up C`.ityl_ine in Riohnrdson, for example, we established
the essential block structure appropriate for the site and how the site should relate to the Bush DART Station and the
surrounding properties. We then layered a performance -based mixed -use entitlement over a connected street
network, focusing on the character of the street design to ensure that, regardless of the use allocation within the
blocks and buildings, the new development would feel good for people from day one..
For downtown McKinney, we reconceived the "square" for human interaction by redesigning the streets for people,
rather than just cars blowing through downtown. We then rezoned greater downtown as form- based, to allow the
market to decide where and how much any particular use will be activated for infill.
From a real estate perspective, this approach of marrying placemaking with performance -based mixed -use zoning
yields premiums for the land seller and allows for more public, investment in am hies, which makes it more
attractive from a tenant perspective. This is one of the reasons why developer KDC purchased the site from our
client, the Parliament Group.
Q: What differentiates Dallas -Fort Worth, in terms of placemaking?
Dallas -Fort Worth's placemaking mirrors its risk taking- ethos. Cities and developers are willing to try new approaches
to an old craft —the art of neighborhood design. The key to implementing walkable neighborhoods in a modern
context is setting up adjacency predictability through walkability from property ownership to property ownership.
Conventional zoning and finance treats every project in physical isolation, More and more, however, we are finding
that cities and developers—especially in many of the suburbs of DFW -- -are embracing a design and zoning
approach that connects neighboring ownerships under a single place -based regulatory framework. This creates
more value in total. Each separate ownership benefits because neighboring developers are adding to the overall
character of the larger context rather than buffering. This creates adjacency predictability from separate ownership to
ownership, which in turn reduces risk and drives more value.
This approach has been developed in our practice from the techniques of city building we've garnered from our years
of involvement with the Congress for the New Urbanism.
Q. What are your thoughts on placemaking as the new frontline in Dallas -Fort Worth real estate?
NE'»'4° ECONOMICS OF PLACE
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rr drw- ri;y:;fV¢,n 1 ir.owr „r,r all k,, Ci gartlwpmy r-r, "Il1 ,
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lii ,r__ �,cr aHftlatre,u ur r ��rrtnry fr reA la, rR�rrnr; 1`rn: kY: r' - °p ,g,r,r w "riVy +dn tk a '�ieltaalpa.- � ?ttllV
!eare Pd ace: t IIot mldr.u!,Vorat tirta'r rlal.° iw,, and auw, and cirriI
_.smIa Pahkour. %Pn,,,r, nal"mvd are vva[r,I!ag:
From a present value perspective (privately), this creates more value. From a taxbase perspective (publicly), this
creates sustainable growth and fiscal capacity over time. That is true economic development. Plus, people get to
enjoy lovable and enduring neighborhoods from generation to generation, You don't have to look beyond DFW's own
Highland Park, a "New Urbanist" neighborhood at the time developed by Henry Exall.
THE idavMANCFOh OUTDOOR I
"The placemaking artistry critical to any successful mixed -use
development is the careful choreography and harmony of sheltr
scale, detail, materiality, connectivity, sensation, and romance
found in the walkable 'outdoor rooms' between the buildings. It
in these rare and sometimes accidental spaces where individua
human experiences inspire the countless memories that attach
and compel us to return again —like to a home —to those center
familiar and special places in our built environment.”
BARRY HAND, Studio Director and Regional Mixed -Use
Practice Area Leader, Gensler
Q: Time words "placemaking" and "mixed -use" are often ° J mwoww
Intermingled. How do you differentiate between the two?
Quality mixed -use developments are often seen as more complex than most development typologies; and they are
absolutely not formulaic. The long -term su3tainability of a successful, exciting, and vibrant mixed -use development is
rooted in the balance, variety, and flexibility of uses, event programming, and authenticity of its response to Its
neighborhood context and stakeholders. Neighborhood its key.
Ultimately, placemaking elements amidst plazas, passages, landscaping, open spaces, seating, event spaces, and
carefully programmed activities generally aren't enough on their own to buoy a development for the generations.
Successful developments also require a strategic diversity of uses (retail, workplace, dining, residential, hospitality,
entertainment, etc.), accessible and intuitive mobility/transit and parking, and connected (patrons that will supply
footfall, activity, and excitement as the project transitions from casual daytime through happy hour to nightlife on
weekdays and weekends.
Q: What do you see for the future of urban planning in Dallas -Fort Worth?
The story about urban planning in DFW is revealing Itself to be about Infill, the value of choreographed open spaces,
and the stitching together of neighborhoods as the city densities itself fueled by growth and demand for walkable
communities.
Q: What differentiates Dallas -Fort Worth, in terms of placemaking?
Dallas -Fort Worth is a relatively new metropolitan area, which is also seeing some of the highest rates of growth in
the nation. Texans are bold, and there will be countless opportunities to compose, reshape, and refine many areas
Into those coveted and sought -after memorable places that tie the community to particular neighborhoods and
districts.
fVNU 111.(i.'. UUR..UL I.
are given such a gift in life to be able to engage in creating
:es. And yet we feel the pressure of our budgets. We feel the
>sure of the expected norms. Somehow we need
mancipate ourselves - - -to do what we know is right, needed,
creative. If we will be so bold to do this, we will create places
are seen as natural fabric of our society and of nature. In
ig this, we will have fulfilled our purpose."
UCY BILLINGSLEY, Partner, Billingsley Co.
-he words "placemaking" and "mixed -use" are often
rmingled. How do you differentiate between the two?
Placemaking starts with thinking about the public arena and then framing up the private buildings so as to make the
public area fabulous. Placemaking starts with thinking about activities, reasons to come together, programming,
special spots for fun or for quiet moments of solitude. Whatever the words that are used, it all gust boils down to
humanity and understanding ourselves, our yearnings and our habits. We all desire to love and be loved, to think, to
reflect, to engage to five lives of purpose, to enhance our skills and self perception. Placemaking has to be set in this
context.
How do we leverage our lives? We all know that there are great cities on earth, Paris, Rome, and London are
obvious examples. They create environments that make us feel alive. They have a scale, a texture, broad swaths of
nature and beauty in architecture. They are not too tall, nor too dominated by cars, nor too harsh or cold in their
architecture.
Q: What do you see for the future of urban planning in Dallas -Fort Worth?
Dallas -Fort Worth is creating a series of small nodes with great personality. It feels as if we are following the model of
Los Angeles. Across that major metro are many fabulous spots with special personalities. DFW has this in our older
areas in Oak Cliff, Bishop Arts, Fort Worth, Deep Elora, downtown Dallas, and the list goes on, then into our newer
neighborhoods in Legacy, Austin Ranch, Southlake, and Cypress Waters. The future of urban planning in the
suburban areas will create pedestrian zones with great Texas roots. We are (bringing forth our music, our nature, our
technology, and our urbanity. We will have special retail nodes, celebrate the nature of trees and water (If they are
anywhere nearby), and offer convenience and down -to -earth experiences. This is the Texas can -do spirit of
tomorrow. Pretty nice.
IICH ISTIC Dl'.`;lGif4 4trlIROACH
"Placemaking is a holistic design approach that is focused on how
users interact with a project at the human level. It really applies at
many different scales of a project from the buildings, plazas, and
parks, to the streetscape.. It takes a talented and collaborative
project team of not just consultants but owners who understand
what it takes to make a place. We approach placemaking as a
responsibility when designing. I always envision my family
walking through the project. I want it not to just be safe and feel
good, I also want it to create lasting memories."
Q: The words "plaeemaking" and "mixed -use" are often
intermingled. Mow do you differentiate between the two?
Mixed -use is a catch -all phrase these days for a project or specific building that incorporates more than one use.
Many projects are mixed -use by definition but do not take plaeemaking into consideration.
Larry Good - Founding Principal and Chairman Good Fulton & Farrell
Q: What are your thoughts on the differences between vertical and horizontal mixed -use?
The two are both valid, but they're very different. When most people think about mixed -use projects, they think about
one use, such as residential or office, stacked on top of street -level restaurant or retail. These are the ones that are
harder to do, harder to finance. They're the ones that are challenges, because you're really mixing two building
types, two product types In the same building.
Q: What factors contribute to the success of a mixed -use project?
I can think of six factors. The first is critical mass. This can come from developing a smaller -mixed use project within
a larger scene. Two examples of this are recent West Village developments, 3636 McKinney and 3700M. It can also
come from project that is huge itself by itself to create critical mass. An example of this is Park Lane.
A second component of successful mixed -use projects is an advantageous sharing of parking, in which office
workers use the parking during the day, white entertainment- seekers use it during the evening. This makes a project
more flnandally feasible, because you're not overbuilding the parking, but you've got that wonderful sharing, which
benefits mixed -use.
A third component is walkability
A fourth component to mixed -use success is making the project transit - adjacent. Park Lane, Mockingbird Station,
and West Village are all successful examples of this.
A fifth necessity is the creation of a pleasant public realm. This means when you stand on the sidewalk, in the streets
of the mixed -use development, it feels safe, comfortable, lively, and vibrant. And for a mixed -use development to be
successful, it should have that.
Lastly, intentional, thoughtful developer partnerships can be the key to a successful project.
John Ruggferi - Vice President: RTKL
Q: The words "plaeemaking" and "mixed -use" are often intermingled,. We'd like your take on it
This is a good observation. And Its answer has many parts. I often hear the words "mixed -use" used by developers
to mean the horizontal mix of uses, where planners and designers mean vertical. Both terms are right, but they imply
entirely different intentions and results. It really depends upon how the uses are integrated --or maybe better said,
how they are not separated.
Many times in city council meetings, the developer will say the project is mixed -use, as if It is the magic key that
opens the doors of increased or facilitated entitlement. In fact, the buildings are separated by vast parking lots that
require one to drive from one parking space to another. That is not to say there cannot be an admirable "place" within
the project that is lauded as its testimony to plaeemaking. Unfortunately, this has become the typical urban form of
mixed -use and placemaking since the end of WWII and the suburbanization of America. Let's say we are going to
discount this type of urban form for that sake of what makes places really great. Or vital. Or memorable. Better yet,
what is it about a place that makes you want to return, again and again, and van take an emotional ownership in it?
Let's start with scale. People only realistically relate to great urban spaces at the size of a district in part, because
that is what we can perceive, comprehend, and access. Districts also hang together by the ability to support a
cohesive commercial function. By the way, that does include residential, because living in a place is pad of the
commerce of a full daily life. Districts come in all shapes and sizes, but what we rind is there are seven district types
that are differentiate by their principal purpose. They also range from about 15 to 100 acres. (Legacy Town Center, a
project we did some years ago In Plano, is considered a successfully performing district It is about 80 acres. We
consider this to be two districts, with the retail, food and beverage, and office district interlocking with the larger
residential district around the lake and open space.
Back to district types. A major sports and entertainment district, Like L.4 Live in Los Angeles and the San Francisco
49er's district in Santa Clara, are vastly different from a primarily residential or education -based district like Addison
Circle or State Thomas in Uptown. Recognizing their functions in a society are different, our design of these districts
are vastly different In both use and design. All of them are mixed -use and considered good placemaking. The
ingredients that are required for that district to function vitality are different.
This may sound obvious, but without understanding the role of density, intensity of use, block size, street widths,
entrances, parking areas, and the proper mix and type of uses, the district will be inherently dulled and eventually
underperform. The underperformance is both a result of poor patronage and its cause. Which leads to answering the
question of what makes places great. This is a slightly different way of saying, what is great placemaking because it
refers to the design and programming elements that relate to overall performance. The making of place requires finer
design and programming details that relate to people on an intimate scale. I think both need to be present to making
mixed -use districts and their places great.
Q: What other components are required for a successful mixed -use devOopment?
Once we have a district that is the proper size with all of the above attributes, we have created the basic ingredients
for a district to be perceived by people as a desirable place to be. Yet, many districts are designed or have been
functioning for decades or centuries that are not considered great places. Why is this? Why do people say that
Times Square in New York is better than Main Street in Dallas or LA Live is better performing than Victory Park?
The answer is complex, and it evolves periodically based upon the sensitivities and expectations of the generations
of current users. Let's consider two fundamentally understood terms, genuine and relevant. We can say that odder
districts that have aged are less attractive because they may be in disrepair, but this does not hold up for many of the
world's great historic places that just entered your mind. They are genuine and still relevant because we find value in
honoring past cultures as well as its current vibrancy. Conversely, an older district in disrepair in may Ide a poor place
despite good architecture because it does not provide a sense of relevancy or genuineness.
They reflect this position in a society by the height of their buildings, the width of the street, the attention to detail in
the walks, spaces, streetscape, location of spaces that provide respite and opportunity for congregating, pedestrian
level architecture, distance between alcove and doorways, sizes of windows, and about 50 other design
considerations that we feel but can't easily identify.
What needs to happen in downtown Dallas, while it assumes great place status, is to pay attention to these details. It
needs to rind ways to make its public spaces better. These are its streets, sidewalks, spaces, and facades and how
they make people feel comfortable and pleased, The aesthetics of the place needs to be both inviting, engaging, and
safe, The combination of these tactics, whether along a street or at a destination, is critical to creating a successful
bigger place at the district level.
In Dal as, streets and their accompanying facades and streetscape rnaterWs need to be better designed for
pedestrians. Facades need to activated whenever possible, which may not work if improvements made at the lot or
building do not address the needs of the whole block and its relationship within a multi -block area. When we as a
society or business concern only consider the building, we lose the opportunity to provide for people's essential
needs. Consideration must be given to the reduction of intrusions such as noise, pollution, and smells, as well as
places to collect sunlight in winter and shade in summer, etc. Additionally, the uses in the places and district need to
be relevant to today's consumer, be it a place to live, play, or work or all!
Q: What makes a great place, in today's terms, for Dallas?
Once again, it depends on its relevancy to us and the age -old principles of design, which Dallas, and most cities,
have generally abdicated for the benefit of driving and parking our cars. That is not to say that neighborhoods with
streets are not great places. But most would admit that the M Streets in Dallas, off Main Street in Grapevine, and
downton McKinney feel batter than a subdivision on the periphery simply because the buildings have more diverse
materials, scale is more human, front yards have better opportunity for landscape, the trees have matured —and let's
not to forget that there are windows on the street instead of garage doors. So II vote for good old -style neighborhoods
as great mixed -use and placemaking, as long as it has a comer store and coffee shop where you can walk to and
meet your neighbors along the way. I will admit, the above are horizontal mixed use places. But for the most parking,
the streets and parking do not give a sense of separation. Also, if design Is used as a means to separate society
rather than to promote a more diverse interaction, it likely loses its great place status for me.
In today's world of Institutionally funded real estate, it requires some courage and finesse to include these
ingredients In a way that performs for the investors as well as for you and me when we visit it. Let's talk about this
concept of performance, because like it or not, its every bit as real as that door on the front of the building and it has
everything to do with the great mixed use (places and placemaking of our future. Greatness requires that places
perform for all of society, not just a few.
If a place is high performing, then it holds meaning for people in a manner that encourages repeat visits and creates
energy in the commerce of that place. These can be of all shapes and sizes, look different and have different turban
designs. The design of these places is an important contributing factor, but so is its mix of uses, types of retail,
housing and workplaces, and the mix and balance of retail and food and beverage. A lot of time is spent on
understanding these relationships in a given place to make sure that both the design and its programming is
responsive to the commercial needs and sensitivities of is surrounding market(s). More than likely, it does not
happen by chance unless nature protects us from failing.
Q,: How can the success of a mixed -use district be measured?
The latest technologies and social media now allow us to understand the DNA of successful mixed -use districts as
places that people adopt. Social media, urban shopping, the changing nature of work and the conscious consumer is
requiring both revisions in design and programming-- -or maybe more accurately stated, a return to and modification
of the age -old wisdom of designing mixed use places and not just shopping town centers.
We have found that actively communicating the personality, character, and value of a place through branding and an
ongoing communications effort is vital in keeping us plugged in. Younger people especially are requiring them to
converge all the aspects of a person's Rife into a place where they can fully do so. As the recent downtrends in the
homeownership market has taught us, younger buyers of housing have dropped out and are opting for more flexible
lifestyles that require a variety of housing options to be integrated into a flexible work place. Work can occur both in
and outside the building. The days of chat around the coffee or water cooler are history. That takes place at the
coffee shop or in flexible outside Wi -Fi spaces that we refer to as "The Third Place." Shopping is integrated with
eating and working so that all is connected and porous.
For today's mixed use districts to be great, they need to integrate most aspects of a person's life, especially those of
us who are now just discovering how we want to live. They need to be immersive and highly experiential yet speak to
eternal values. The design and function of the place needs to enter our beings not just through our eyes but also
though our hearts and minds. Just as we demand more from our cars, we also demand more from our places.
See Also:
The Evolution of Mixed - -Use
Pacemaking
Roundtable: Mixed List,,
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PLANNING & ZONING COMMISSION
MAY 12, 2015
STATE OF TEXAS
COUNTY OF TARRANT
CITY OF GRAPEVINE
The Planning and Zoning Commission of the City of Grapevine, Texas met in Workshop
on this the 12th day of May 2,015 in the Planning and Zoning Conference Room, 200
South Main Street, 2nd Floor, Grapevine, Texas with the following members present-to-
wit:
Larry Oliver
Chairman
B J Wilson
Member
Monica Hotelling
Member
Jimmy Fechter
Member
Gary Martin
Member
Beth Tiggelaar
Member
Dennis Luers
Alternate
Theresa Mason
Alternate
constituting a quorum with Herb Fry absent and the following City Staff:
Scott Williams
Ron Stombaugh
Albert Triplett, Jr.
Susan Batte
Development Services Director
Development Services Asst. Director
Planner 11
Planning Technician
Chairman Oliver called the meeting to order at 6:03 p.m.
MAXIM
Discussion was held regarding the commuter rail area planning. The Commission
discussed whether Dallas Road would become a pedestrian friendly road with medians
and crosswalks to include the walkability factor to the business on the south side of
Dallas Road as well as The Rec, Library and Convention Center.
Residential uses were discussed as long as it was a mixed use project with a small
amount of residential units, perhaps restricting the amount of residential-live/work space
in the buildings.
Wineries, wine tasting, breweries, distilleries and a catch all phrase should be included
in the conditional use section.
051215wk 1
PLANNING &ZONING COMMISSION
MAY 12, 2015
Density, height, scale and orientation of the development should be considered. Green
development should also be discussed.
Following is a draft summary of uses as agreed to by the Commission:
A. PRINCIPAL USES:
1. Commercial uses:
a. Restaurants excluding drive -ins or drive-through facilities.
2. Retail uses:
a. Antique shop,
b. Art Gallery.
C. Bakery, retail sales only.
d. Barber/beauty shop, nail salon and spa services.
e. Book or stationery store.
f. Cameras, film developing, printing and photographic supplies.
9- Candy store,
h. Cigar and tobacco store.
i. Cleaning, dying and laundry pick-up station for receiving and
delivery of articles to be cleaned, dyed, and laundered, but
no actual work to be done on the premises.
j. Drug store.
k. Electronics store.
I. Florist, retail sales only.
M. Hardware.
n. Sporting goods.
0. Toy Store.
P. Home decor and furnishings.
051215wk 2
PLANNING & ZONINIG COMMISSION
MAY 12, 2015
q, Jewelry store.
r. Musical instruments.
S. Photographers and artist studios.
t. Public parking garage.
u. Retail store or shop.
V. Seamstress, dressmaker, or tailor.
X. Shoe repair shop.
Y. Studios, dance, music, drama.
Z. Wearing apparel.
aa. Copy shop, office supply and mail/shipping store.
bb, Cinema (limited) (further discussion needed)
cc. Resale shop iin an enclosed building provided the space does not
exceed 3,000 (three thousand square feet in area).
dd. Museum
a. Governmental Uses, higher education, vocational education,
b. Professional offices for the conduct of the following professional
and semiprofessional occupations- Accountant, architect,
attorney, engineer, insurance agent, real estate agent, or any other
office or profession which is the same general character as the
foregoing, but excluding animal grooming salons, dog kennels,
funeral homes, veterinarian and veterinary hospitals,.
B. ACCESSORY USES: The following uses shall be permitted as accessory uses,
strictly in accordance with an approved Site Plan as provided for herein below:
1 Banks (similar to what you see in a grocery store)
2. Parking and parking structures.
051' 215wk 3
PLANNING & ZONING COMMISSION
MAY 12, 2015
1 Other uses customarily incidental to the permitted uses.
C. CONDITIONAL USES: The following uses may be permitted, provided they meet
the provisions of Section 48 of the Zoning Ordinance, and a Conditional Use
Permit is issued, and is strictly in accordance with an approved Site Plan as
provided herein below.
1. Day care facility.
2. Alcoholic beverage sales provided a special permit is issued in
accordance with Section 42.13 of the Zoning Ordinance, including
wineries, wine tasting facilities, breweries or distilleries. All
alcoholic beverage sales shall be consistent with the Texas
Alcoholic Beverage Code.
3. Health clubs.
4. Medical offices. Dentist, personal or family counselor, chiropractor,
physical therapist, physician, surgeon, or any other office or profession
with a state license or certification, but excluding veterinarian and
veterinary hospitals.
5. Any use allowed within this district with amplified sound or outdoor
speakers.
6. Boutique hotels, provided the following design criteria is met:
a. Each guestroom shall have a minimum area of 380 square
b. A full service restaurant with full kitchen facilities and which
provides service to the general public shall be required,
(Optional)
C. On-site staff is required 24-hours a day, seven days a week.
7. Indoor commercial amusement.
8. Any commercial business or service not included in any of the other
commercial districts provided that all such uses shall be completely within
an enclosed building and are not noxious or offensive by reason of the
emission of odor, dust, gas fumes, noise, or vibration and provided that no
warehousing or manufacturing or treatment of products or equipment shall
be permitted, except when such is clearly incidental to the conduct of a
permitted use.
9. Residential Uses:
051215wk 4
MAY 12,2015
a. Town homes/Rowh ornes, in accordance with Sec 20, R-TH
Townhouse District Regulations
b. Multi-Family Uses
(1) Only permitted in buildings with two or more uses (not
including parking structures)
(2) May not exceed more than (80%?) of the total area of
uses (not including parking garages)
C. Limited to no more than (20?, 30?) units per structure
d. Live/Work Units? (possibly allow within townhome/rowhome,
and multi - family ?)
ITFKA 9
Consider the minutes of the March 31, 2015 Planning and Zoning Workshop, No action
was taken on this item.
Chairman Oliver adjourned the meeting at 7:40 p.m.
PASSED AND APPROVED BY THE PLANNING AND ZONING COMMISSION OF THE
CITY OF GRAPEVINE, TEXAS ON THIS THE 4 th DAY OF JUNE 2015.
ATTEST:
PLANNING TECHNICIAN
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