HomeMy WebLinkAboutZ2023-05/PD2023-03ORDINANCE NO. 2023-040
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS ISSUING PLANNED DEVELOPMENT
OVERLAY PD23-03 TO DEVIATE FROM A REDUCTION OF
BUILDING SETBACKS, A REDUCTION OF REQUIRED
DISTANCE BETWEEN BUILDINGS, REDUCTION IN
MINIMUM LOT DEPTH AND AN INCREASE IN BUILDING
COVERAGE AND IMPERVIOUS LOT COVERAGE (3051
DOVE ROAD) ALL IN ACCORDANCE WITH A SITE PLAN
APPROVED PURSUANT TO SECTION 47 OF ORDINANCE
NO. 82-73 AND ALL OTHER CONDITIONS, RESTRICTIONS
AND SAFEGUARDS IMPOSED HEREIN; CORRECTING
THE OFFICIAL ZONING MAP; PRESERVING ALL OTHER
PORTIONS OF THE ZONING ORDINANCE; PROVIDING A
CLAUSE RELATING TO SEVERABILITY; DETERMINING
THAT THE PUBLIC INTERESTS, MORALS AND GENERAL
WELFARE DEMAND THE ISSUANCE OF THIS PLANNED
DEVELOPMENT OVERLAY PERMIT; PROVIDING A
PENALTY NOT TO EXCEED THE SUM OF TWO
THOUSAND DOLLARS ($2,000.00); DECLARING AN
EMERGENCY AND PROVIDING AN EFFECTIVE DATE
WHEREAS, an application was made requesting issuance of a planned
development overlay by making applications for same with the Planning and Zoning
Commission of the City of Grapevine, Texas, as required by State statutes and the zoning
ordinance of the City of Grapevine, Texas, and all the legal requirements, conditions and
prerequisites having been complied with, the case having come before the City Council
of the City of Grapevine, Texas, after all legal notices requirements, conditions and
prerequisites having been complied with; and
WHEREAS, the City Council of the City of Grapevine, Texas, at a public hearing
called by the City Council did consider the following factors in making a determination as
to whether this requested planned development overlay should be granted or denied:
safety of the motoring public and the pedestrians using the facilities in the area
immediately surrounding the site; safety from fire hazards and measures for fire control;
protection of adjacent property from flood or water damages, noise producing elements,
and glare of the vehicular and stationary lights and effect of such lights on established
character of the neighborhood; location, lighting, and types of signs and relation of signs
to traffic control and adjacent property; street size and adequacy of width for traffic
reasonably expected to be generated by the proposed use around the site and in the
immediate neighborhood; adequacy of parking as determined by requirements of this
ordinance for off-street parking facilities; location of ingress and egress points for parking
and off-street locating spaces, and protection of public health by surfacing on all parking
areas to control dust; effect on the promotion of health and the general welfare; effect on
light and air; the effect on the overcrowding of the land; the effect on the concentration of
population; the effect on the transportation, water, sewerage, schools, parks and other
facilities; and
WHEREAS, the City Council of the City of Grapevine, Texas, at a public hearing
called by the City Council of the City of Grapevine, Texas, did consider the following
factors in making a determination as to whether this requested planned development
overlay should be granted or denied; effect on the congestion of the streets, the fire
hazards, panics and other dangers possibly present in the securing of safety from same,
the effect on the promotion of health and the general welfare, effect on adequate light and
air, the effect on the overcrowding of the land, the effect on the concentration of
population, the effect on the transportation, water, sewerage, schools, parks and other
public facilities; and
WHEREAS, all of the requirements of Section 41 of Ordinance No. 82-73 have
been satisfied by the submission of evidence at a public hearing; and
WHEREAS, the City Council further considered among other things the character
of the existing zoning district and its peculiar suitability for particular uses and with the
view to conserve the value of buildings and encourage the most appropriate use of land
throughout this City; and
WHEREAS, the City Council of the City of Grapevine, Texas, does find that there
is a public necessity for the granting of this planned development overlay, that the public
demands it, that the public interest clearly requires the amendment, that the zoning
changes do not unreasonably invade the rights of those who bought or improved property
with reference to the classification which existed at the time their original investment was
made; and
WHEREAS, the City Council of the City of Grapevine, Texas, does find that the
planned development overlay lessens the congestion in the streets, helps secure safety
from fire, panic and other dangers, prevents the overcrowding of land, avoids undue
concentration of population, facilitates the adequate provisions of transportation, water,
sewerage, schools, parks and other public requirements; and
WHEREAS, the City Council of the City of Grapevine, Texas, has determined that
there is a necessity and need for this planned development overlay and has also found
and determined that there has been a change in the conditions of the property
surrounding and in close proximity to the property requested for a change since this
property was originally classified and, therefore, feels that the issuance of this planned
development overlay for the particular piece of property is needed, is called for, and is in
the best interest of the public at large, the citizens of the City of Grapevine, Texas, and
helps promote the general health, safety and welfare of this community.
Ordinance No. 2023-040 2 PD23-03
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF GRAPEVINE, TEXAS:
Section 1. That the City does hereby issue a planned development overlay in
accordance with Section 41 of Ordinance No. 82-73, the Comprehensive Zoning
Ordinance of the City of Grapevine, Texas, same being also known as Appendix "D" of
the City Code, by granting Planned Development Overlay No. PD23-03 to deviate from a
reduction of building setbacks, a reduction of required distance between buildings,
reduction in minimum lot depth and an increase in building coverage and impervious lot
coverage within the following described property: Block 1, Lots 1-19, 20X and 21X Dove
Station Addition (3051 Dove Road) all in accordance with a site plan approved pursuant
to Section 47 of Ordinance No. 82-73, attached hereto and made a part hereof as Exhibit
A", and all other conditions, restrictions, and safeguards imposed herein, including but
not limited to the following:
1. The masonry wall along Parra Linda Estates to the south will be maintained,
repaired, and replaced as needed by the developer and homeowner's
association (HOA).
2. There will be no rear facing, second story windows on units on Lots 1-10,
Block 1, Dove Station.
3. A minimum lot depth of 92 feet allowed for Lots 8, 9, 15, and 16, Block 1,
Dove Station, as shown on the site plan and plat.
Section 2. The City Manager is hereby directed to amend the official zoning
map of the City of Grapevine, Texas, to reflect the herein conditional use permit.
Section 3. That in all other respects the use of the tract or tracts of land herein
above described shall be subject to all the applicable regulations contained in said City
of Grapevine zoning ordinance and all other applicable and pertinent ordinances of the
City of Grapevine, Texas.
Section 4. That the zoning regulations and districts as herein established have
been made in accordance with the comprehensive plan for the purpose of promoting
health, safety, morals and the general welfare of the community. They have been
designed with respect to both present conditions and the conditions reasonably
anticipated to exist in the foreseeable future; to lessen congestion in the streets; to secure
safely from fire, panic, flood and other dangers; provide adequate light and air; to prevent
overcrowding of land, to avoid undue concentration of population; facilitate the adequate
provisions of transportation, water, sewerage, drainage and surface water, parks and
other public requirements, and to make adequate provisions for the normal business,
commercial needs and development of the community. They have been made with
reasonable consideration, among other things, of the character of the district, and its
peculiar suitability for the particular uses and with a view of conserving the value of
buildings and encouraging the most appropriate use of land throughout the community.
Ordinance No. 2023-040 3 PD23-03
Section 5. This ordinance shall be cumulative of all other ordinances of the City
of Grapevine, Texas, affecting zoning and shall not repeal any of the provisions of said
ordinances except in those instances where provisions of those ordinances which are in
direct conflict with the provisions of this ordinance.
Section 6. That the terms and provisions of this ordinance shall be deemed to
be severable and that if the validity of the zoning affecting any portion of the tract or tracts
of land described herein shall be declared to be invalid, the same shall not affect the
validity of the zoning of the balance of the tract or tracts of land described herein.
Section 7. Any person violating any of the provisions of this ordinance shall be
deemed guilty of a misdemeanor and upon conviction thereof shall be fined in a sum not
to exceed Two Thousand Dollars ($2,000.00) and a separate offense shall be deemed
committed upon each day during or on which a violation occurs or continues.
Section 8. The fact that the present ordinances and regulations of the City of
Grapevine, Texas, are inadequate to properly safeguard the health, safety, morals, peace
and general welfare of the inhabitants of the City of Grapevine, Texas, creates an
emergency for the immediate preservation of the public business, property, health, safety
and general welfare of the public which requires that this ordinance shall become effective
from and after the date of its final passage, and it is accordingly so ordained.
PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS on this the 18th day of July, 2023.
APPROVED:
William D. Tate
Mayor
ATTEST: of
GRAP `
W I m
Tara Brooks r
r ,'
y
City Secretary
APPROVED AS TO FORM:
r . Q
Matt ew C.G. Boyle
City Attorney
Ordinance No. 2023-040 4 PD23-03
Whereas Mufasa Meadows, LLC is the owner of all that certain 3.789 acres land, by virtue of the
deeds recorded in Document Number D223 in the Deed Records of Tamm County,
Texas (D.R.T C.T.), which is all of Lot 2, Block 10. Parra Linda Estates, Section IV. recorded in
Cabinet A, Slide 71 I, in the Plat Records of Tarrant County. Texas (P.R.T C.T ). in the Franklin
Wood Survey, A 1688, City of Grapevine, Tarrant County, Texas and more particularly
described by metes and hounds as follows (All hearings shown hereon are based on the Texas
Coordinate System of 1983, North Central Zone)
BEGINNING at a 1/2" iron rod with a cap stamped "SPRY 5647 set for the most easterly
southeast corner of said Lot 2, Block 10. Parm Linda Estates, Section IV, common to the
northeast comer of recorded in Volume 388-152, Page I P.R.T.C.T), in the southwest right-of-
way line of Dove Road 180' R.O. W I:
THENCE South 53° 03' 56" West - 427. RY to a 1/2` iron rod with a cap stamped "SPRY 5647"
set for the most somberly southeast comer of said Lot 2. Block 10, Parts Linda Estates, Section
IV, common to a point for comer of said Block 9, Pam Lind Estates, Section 111;
THENCE South 89° 16' 05" West - 300.00' to a 1/2" iron rod with a cap stamped "SPRY 5647"
set for the southwest comer of said Lot 2. Block 10. Parts Linda Estates, Section IV, common to
the northwest comer of said Block 9, Pam Lind Estates, Section Ill, and in the east right -of --way
line of North Kimball Read (R.O.W. Varies);
THENCE North OW 47' 28" West — 100.05' along the east right-of-way line of said North
Kimball Road, to a 12" iron rod with a cap stamped -`Wier' found for the common west comer
of said Lot 2, Block 10. Parm Linda Estates. Section IV and Lot 1, Block 10, of said Parts Linda
Estates, Section IV:
THENCE along the common line of said Lot I and Lot 2, Block 10. Parts Linda Estates. Section
IV, the following courses and distances:
North 89c 12' 32" East - 67.94'to an angle comer of the herein described tract;
North 00° 47' 28" West - 54.50' to an angle comer of the herein described tract;
North 37° 50' 18" East - 230.50' io an "X" cm in concrete found for an angle comer of the
herein described tract,
South 52° 09' 42" Fast - 3.50' to an angle comer of the herein described react,
North 37° 50' 18" East - 205.50' to a 12" iron rod with a cap stamped "BRITTAIN &
CRA WFORD" found for the most northerly northwest comer of said Lot 2, Block 10,
Parm Linda Estates, Section TV. common to the most easterly northeast comer of said Lot
1, Block 10, Parrs Linda Estates. Section IV. in the south the southeast right-of-way line
or said Dove Road;
THENCE South 520 09' 42" East - 386.64' along the northerly line of said Lot 2, Block 10, Parts
Linda Estates' Section IV, common to the southeast right-of-way line to the POINT OF
BEGINNING and containing 3.788 acres of land.
Owner:
Mufasa Meadows, LLC
604 E. Northwest Highway
Grapevine, Texas 76051
Tel: 817-329-3111
Contact: Eason Maykus
Surveyor:
Spry Surveyors
8241 Mid -Cities Blvd, Suite 102
North Richland Hills, TX 76182
TEL.817-776-4049
Contact: David Lewis
Engineer:
Hamilton Duffy, P.C.
8241 Mid Cities Blvd., #100
North Richland Hills, TX 76182
TEL.817-268-0408
Contact: Keith Hamilton
Applicant:
Mufasa Meadows, LLC
604 E. Northwest Highway
Grapevine, Texas 76051
Tel: 817-329-3111
Contact: Eason Maykus
Planner: SAGE GROUP, INC.
Master Planning
Urban Design
Architecture
Landscape Arch@eture
4 O 1130 N, Carroll Ave., Ste. 200
Southlake, Texas 76092
TEL. 817-424-2626
12 JULY 23
1" = 40'
W0 Q. 80' 160'
RT EL.
2 ,.
z & A15 1 TRS &_ 4k,
ROC.IP F NO 15
ADDITION -- &
TRS 2FAJ&. 2F4-.
P.R .0
H
a
W
3
Existing Zoning R 7.5
Lact7 few. arnagYe Pmrrfuw 7tus`a r
r
Fire Station #2
Z Existing Zoning: "PO" Proi'un4l Office fssDistrict I_
ai li Li;m.: i}ire m tl®R #c; Proposed
Block 1, L 6t 2znove station A
e
Existing
Zoning "GU" Governmental Use Dystrlrt Proposed
Zoning: "R 5.0" Zero-Lot`Linc-District-.., with
Planned Development C)vcr)ay Z
d
a
W
N88
x-
0
Z =,
45'
8
16'n5" w JOG. Do' LOT ^,
LOT 2 LO. 3,_ GT 4 1.
ss
Existing Zoning: 7 `6 I
Land
Llsa.: Shpia-Famik esider,11 i i
li
PURPOSE
STATEMENT: The
purpose of this zone change is to rezone 3.79 acres from GU"
Governmental Use District to "R-5.0", Zero -Lot -Line District
with a Planned Development Overlay to vary some bulk,
dimensional and setback requirements of the "R-5.0, Zero -
Lot -Line District. LOT
9 dARWELL
ADDITION v0_'
388-'D6.PG. 19 F.R.
T.C.T LOT 18,
BLOCK 1 HARWELL ADDITION,
PH II VOL 388-
203, PG 63 P.R.
T. T. JUL 13
2023 Z23-051
PD23-03 Zoning Exhibit
For Dove
Station
Lots 1-
19, 20X and 21X HOA Lots, Block 1, 3051 Dove
Road Lot 2,
Block 10, Parrs Linda Estates, Section IV In the
Franklin Wood Survey, A-1688 City of
Grapevine, Tarrant County, Texas 3.79
Acres Existing Zonmg: "
Gtr'. Governmental Use District Proposed Zorvng "
R-5.0". Zero-Lot-Une, Distnct whh Planned Development Overlay Date of
Preparation: July 12, 2023
Site Plan Data Summary Table
item Required Proposed__
General Site data
Zoning (from zoning map) Deveb meritnrclL
Land Use (from Zonm Ordinance; include all applicable uses)
F-Aeslle
Total list Area (square feet and acrest
First Floor -Building Footprint Area (square feet) N/A N/A
N/ATotalBuildingArea (square feet) N/A
Building Height (feet/# stones) N/A 35'/2 St
N/AFloorAreaRatio (ratio xxx.l) N/A
Open storage (square feet). _
Number of lots
Residential Units _ _ _ _ _ _
Building Distance Separation
N/A
N/A
N/A
N/A
19
N/A
N/A
is of Studios/Efficlencles/Mmlmum Umt Sine _
a of I Bedrooms/Mmlmum Unit size
of 2 Becircoms/Mlnlmum Unit she
N/A
N/A _
N/A
N/A
N/A
N/A
of3Bedrooms/Mmlmum Unit size NA N/A
Total Unit count 19
Residential Density (Units/Net Acreage-)
Net Acreage = Total acreage minus streets and open space
6.76 du/ac.
Parking N/A N/A
Parking Ratio (from Zoning ordinance) N/A N/A
Accessible Parking (# of spaces)
Legend
4' Proposed Concrete Sidewalk ••-•-----•••••
6' Masonry Wall
6' Wood Fence with Masonry Columns
6' Wood Fence or Retain Existing Fence
Fire Hydrant Location
HOA Open Space Lots (2)
Residential Lots (19 total)
Owner:
Mufasa Meadows, LLC
604 E. Northwest Highway
Grapevine, Texas 76051
Tel: 817-329-3111
Contact: Eason Maykus
Surveyor:
Spry Surveyors
8241 Mid -Cities Blvd, Suite 102
North Richland Hills, TX 76182
TEL. 817-776-4049
Contact: David Lewis
Engineer:
Hamilton Duffy, P.C.
8241 Mid Cities Blvd., #100
North Richland Hills, TX 76182
TEL.817-268-0408
Contact: Keith Hamilton
Applicant:
Mufasa Meadows, LLC
604 E. Northwest Highway
Grapevine, Texas 76051
Tel: 817-329-3111
Contact: Eason Maykus
Planner: SAGE GROUP, INC.
Master Planning
Urban Design
Architecture
Landscape Architecture
Q0 0 1130 N. Carroll Ave., Ste. 200
Southlake, Texas 76092
TEL. 817-424-2626
12 JULY 23 1" = 40'
W0 40' 80' 160'
NORTH EL=
CASE NAME: Dove Station Date: 230703
CASE ADDRESS: 3051 Dove Road
SECTION 16. R-S.OZem-Lot-Line REGULATION PROPOSED DEVIATION EXPLANATION
F. DENSITY REQUIREMENTS
40% of total lot area4. Maximum Suildin eoverae 55% of total lot area Reflective of larger lot area& proposed setbacks
S. Maximumlmpervious Area Shall not exceed 60% of total lotarea 70%
G. AREA REGULATIONS
1. Depth of Front Yard 25' 20' ISetback deviation requested to allow larger floor
plates for higher quality and two-story homes. 2. Depth of Rear Yard 25' 15'
3. Width of Side Yard 6' 5-
5, Minumum Lot Depth 100' 92' Lot 13/9 and 15/16
6. Distance Between Buildings 12' 10' Consistant width 5'side setbacks
NOTE: All residences shall have a fully automated fire system.
Site Data Summary Chart
Single Family Residential Lots 19
HOA Open Space Lots 2
Residential Lots 74.14% 2.81 ac.
HOA Open Space 5.54% 0.21 ac.
R.O.W 20.32% 0.77 ac.
Gross Acreage 100.00% 3.79 ac.
Site Data
Gross Acreage 3.79 ac.
Gross Density 5.01/ac
Lot Summary
Residential Lots 19
Minimum Lot Size 5,000 S.f.
Average Lot Size 6,442 s.f.
HOA Open Space 2
Zoning & Current Use
Existing Zoning: GU" Governmental Use District
Proposed Zoning: R-5.0 zero -Lot -Line Plannec Development Oveday
Current Use: Commercial / Warehouse
Proposed Use: Single Family Residential
R,0 -'
R.O.W.
AR —RP.; rc
2- .2F2
Dedication
R D_ - n IS S RaF-
W2F -'2
Z
W
Q
a
Q
2 x
Rs 2r4 & 2F+c O
z
14
I'
I, Existing sidewalk ^ R,T C. f
eA.
y, '
15 \\` /I 6,767.sf.
6,145s.f i \\ iZ12
Fire Station #2 a16 S'<% X7115.f 0 1,,
L Existing Zoning PO Professional Office District +/-.\\\ 5,141 S.f..
Proposed Block I. Lot 22 Dovc Station
7 \\\ /
4n :%_., \\ 8,135 s.f. \
is
1\7 5 ,s.fI
P.. — Rso'HOLot2X6,
410 s.t1pExru'n
g " •nin 'GU Govermuefital Use District ss ' 5.175
s.f. // \•- Propos • Zoning "R-5 0" ZesA Lor Linc District with anned
DevelopmepCOvcday 19 9
k 5,
991 .f. i \•• / T . %! ••\\ 6,
515.
s-f„ ' ID ir
p \
9A i.LST 10 9 txsw ro HOA Lot20X •\.---" o- ! i\'<\ o
J
i
z,
gsss.
t 5,138 S. 1r: spa• —\ 74'
SIDEWALK \\ / LOT o
w o
N \ .\\ AlA o
o `
r \ \ 5,
000 s.f. I i
Existing
driveway
J F-'
C/]
a
I
W Existing
Zoning.
R 7 5 W u
RW'
L....
I.. AOD. C _ . 19
P.R.
C T. LUX SO'
250 SQ. FT. R.O.
W. DEDICATION BY THIS
PLAT 45' O.
W. i Existing
sidewalk
GW----- Y
i#
FAOM SEIBAQ Y •\ I
r-------• (
p--,----
ill ----''\ ' i I•
lil
I'1 1 I!; 2 I:, h 3 I! 4 I 7,
466
s.f. e j I I Z,007 s.f. i I 6,315 s.f. II I I 6,402 s.f. j I Ili
Ili Ili PURPOSE STATEMENT:
The purpose
of this zone change is to rezone 3.79 acres from GU" Governmental
Use District to "R-5.0r', Zero -Lot -Line District with
a Planned Development Overlay to vary some bulk, dimensional
and setback requirements of the "R-5.0, Zero -Lot -
Line District. SITE PLAN
1. Refuse
disposal areas shall be landscaped and screened from view in accordance with
the Zoning Ordinance. 2. Mechanical
and electrical equipment including air conditioning units, shall be designed, installed,
and operated to minimize noise impact on surrounding Property- All
such equipment shall be screened from public view in accordance with the
Zoning Ordinance. 3. Open
storage. where permitted, shall be screened in accordance with the Zoning Ordinance. 4.
The
masonry requirements of Section 54 of the Zoning Ordinance shall be met. 5. Illuminated
signage was included in the determination ofthe site illumination levels. 6. Outdoor
lighting shall comply with illumination standards within Section 55 of the Zoning Ordinance
unless specifically excepted. 7. Proposed
ground signage shall meet the minimum requirements of Section 60 of the Zoning
Ordinance and is contingent upon approval of a separate building permit with
Building Services. 8. All
onsite electrical conductors associated with new construction shall be located underground. 9.
Uses
shall conform in operation, location, and construction to the following performance standards
in Section 55 of the Zoning Ordinance: noisesmoke and particulate matter, odorous
matter, fire or explosive hazard material, toxic and noxious matter, vibration,
and/or other performance standards. ao' LOT 18,
BLOCK
1 I HARWELL. ADDI'
ION, PH II VOL 388 203
PG 63 5,000 s.
f LOT 8 i 5 oning.
R 7 5 \ 6,250 s.
f. \f \' / LOTant UP, ,, L Fal#ougFBreaG r < C, 5 E
1
1 `
R` F . LOT
2 3,.. _GT
4 Existing Zoning: RF7 S '
gamI 6 ' . Lord Usa- Sisk •PaLwoFy
FtggErieR"ia- I I LIGHTING NOTE:
All
outdoor
illumination shall
meet the requirements of Section 55.Performance Standards.
91 b O Zv-
0
turwTmx. '
151
uw, I.
a - I.,
ry o ,o r ,
I "
N tga, AiE sE[_A, O
PLANNING
AND -DIG
rm—
ION cHAmnAu onto: SHEET: I
OFe
Awawu
oors NOT AumoaorANY woax a ro#rucr
wrm Axvmors as maxxols smvaxs omAatsarrr Z23-
05 / PD23-03
Dimensional Control Site Plan
For Dove Station Lots
1-
19, 20X
and 21X HOA Lots, Block 1, 3051 Dove Road Lot
2, Block 10,
Parra Linda Estates, Section IV In the Franklin Wood
Survey A-1688 City of Grapevine, Tarrant
County, Texas 3.79 Acres Existing
Zoning.'GUJ'. Governmental
Use Distnct Proposed Zoning. "R-5.
0 Zem-Lot-Line District with Planned Development Overlay Date of Preparation: July
12, 2023
Legend
Cedar Elm
lamas mssaotia - 3' nl, inn.
Live Oak
Q,e vrama.-3..1. rum.
Desert Willow
cauol boys - is pl.
Site Data Summary Chart
Landscape Plan Data Summary Table
Item R uked Proposed
Arta
ramtsra pedrtaeter xea I -feet) N/A N/A
mtedortand:<apeAreaaarMn¢«tnwrcawng(wr<feetl N/A N/A
Addm«ullmen«tandreape Area N/A N/A
om<rLand:®I:Ar<aw+mmmalmlw+an•h<n N/A N/A
Total Lands. Area N/A N/A
louses
auading Footprmt Area (mwre feet) N/A N/A
Area of Sld—R.,Pavement &other hnpeMo us Flat k
Imwrefeet)
N/A N/A
othnImpe—Area N/A N/A
Total opev wrereet am p—otall 6,000 9401
Toaallnt—Arjt r<feetand penoentall N/A N/A
Single Family Residential Lots 19
HOA Open Space Lots 2
Residential Lots 74.14% 2.81 ac.
HOA Open Space 5.54% 0.21 ac.
R.O.W 20.32% 0.77 ac.
Gross Acreage 100.00% 3.79 ac.
Site Data
Gross Acreage 3.79 ac.
Gross Density 5.01/ac
Lot Summary
Residential Lots 19
Minimum Lot Size 5,000 s.f.
Average Lot Size 6,442 s.f.
HOA Open Space 2
Zoninn & Current Use
Existing Zoning: "GU" Governmental Use District
Proposed Zoning: °R-s.0 zero-tat-Une planned Development Overlay
Current Use: Commercial / Warehouse
Proposed Use: Single Family Residential
Owner:
Mufasa Meadows, LLC
604 E. Northwest Highway
Grapevine, Texas 76051
Tel: 817-329-3111
Contact: Eason Maykus
Surveyor:
Spry Surveyors
8241 Mid -Cities Blvd, Suite 102
North Richland Hills, TX 76182
TEL.817-776-4049
Contact: David Lewis
Engineer:
Hamilton Duffy, P.C.
8241 Mid Cities Blvd., #100
North Richland Hills, TX 76182
TEL.817-268-0408
Contact: Keith Hamilton
Applicant:
Mufasa Meadows, LLC
604 E. Northwest Highway
Grapevine, Texas 76051
Tel: 817-329-3111
Contact: Eason Maykus
Planner: SAGE GROUP, INC.
Master Planning
Urban Design
Architecture
landscape Architecture
W 4 1130 N. Carroll Ave., Ste. 200
Southlake, Texas 76092
TEL. 817-424-2626
12 JULY 23
1" = 40'
WORTH
0 40' 80' 160'
EL.P=
LANDSCAPE PLAN
1 All requirements of the City of Grapevine soil erosion control ordinance shall be
met during the period of construction.
2 Light fixtures excluding accent lighting ofarchaecturalbuilding features and lighting of
public monuments shall be mounted no higher than the highest point of primary structure
on the property. In no case shall light poles be greater than 30 feet in height.
Legend
4'
Proposed Concrete Sidewalk .............. 6'
Masonry Wall 6'
Wood Fence with Masonry Columns 6'
Wood Fence or Retain Existing Fence Fire
Hydrant Location HOA
Open Space Lots (2) Residential
Lots (19 total) I
R.
O.W. I
idewalk-
a
it
PURPOSE
STATEMENT: The
purpose of this zone change is to rezone 3.79 acres from GU"
Governmental Use District to "R-5.0", Zero -Lot -Line District
with a Planned Development Overlay to vary some bulk,
dimensional and setback requirements of the "R-5.0, Zero -
Lot -Line District. Exasti&
7111111nin7,.5 3 JULY
23 Z23-05 /
PD23-03 Landscape Plan
For Dove
Station
Lots 1-
19, 20X and 21X HOA Lots, Block 1, 3051 Dove
Road Lot 2,
Block 10, Parra Linda Estates, Section IV In the
Franldin Wood Survey. A-1688 City of
Grapevine, Tarrant County, Texas 3.79
Acres Existing Zoning- "
Glr. Govemmernal Use DlsMct Proposed Zoning. "
R-5.0", Zem-Lot-Line Doanct vain Planned Development Overlay Date of
Preparation: July 12, 2023
T'F. 103,50' IDEEF LOT
CONCEPTUAL EXTERIOR ELEVATIONS ARE SHOWN ONLY TO ILLUSTRATE DESIGN
INTENT AND GENERAL CHARACTER OF THE HOMES BEING BUILT IN DOVE STATION.
CONCEPTUAL'
FRONTELEvATION-P-AN 'A'
CONCEPTUAL'
REAR ELEVATION -PLAN 'A'
a.
roc.
CONCEPTUAL'
RIGHT ELEvATIDN-PLAN tiA'
G
CONCEPTUAL'
LEFT ELEVATION PLAN q'
m" 40'-0 _O
50.00,
I I
15''REAR BLDG. LINE
13(o' FIRE HOSE
i 1 I LAY LENGTH
1
1 11
i CVD-TERR 1
I 11
1
I JI I
tttt ,nn1
n1 m U II (ni 01wi)Ls AN A „
1
1
cit
I
j 1
1
1
136' FIRE HOSE
LAY LENGTH
THE PURPOSE OF THIS ZONE CHANGE REQUEST IS TO REZONE 3.79 ACRES FROM THE "GU",
GOVERNMENTAL USE DISTRICT TO "R-5-0", ZERO -LOT -LINE DISTRICT WITH A PLANNED
DEVELOPMENT OVERLAY TO VARY SOME BULK, DIMENSIONAL, AND SETBACK REQUIREMENTS
OF THE "R-5.0", ZERO -LOT -LINE DISTRICT,
I
1
PORCH
I % , 1
T
20' FRO T BLDG. LINE
CONC TE WALK DRIVEWAY'
i
STfREET
61TE FLAN 0
SCALE: I/8"=110" NORTH
LOT 19
DOVE ST]4TION
GFRA EVINE, TEXAS
SITE PLAN DATA SUMMARY CHART
E.rE uu
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BUILDING DATA SUMMARY
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VUNNYG SE0.YICE5 DEMKTHNT
4.
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DRAU1.1 BY:
EXS
C 4ECK BY:
EXS
P lECT NO.
DOVE STATION
SWEET NUMBE
A4
CONCEPTUAL EXTERIOR ELEVATIONS ARE SHOWN ONLY TO ILLUSTRATE DESIGN
INTENT AND GENERAL CHARACTER OF THE HOMES BEING BUILT IN DOVE STATION.
FRONT ELEVATION-PLAN'B'
00
RIGHT ELEVATION -PLAN 'B'
ve•nw
LEFT ELEVATION -PLAN 'B'
TT'f= 100' IDEEF LOT
0.' 40'-0" '-0y
I
I II
I III
I1I
I I
I
I I
jI
1I
I
I 11
I 1
I
0
1
cv I
CV
130t FIRE HOSE
LAY LENGTH
THE PURPOSE OF THIS ZONE CHANGE REQUEST IS TO REZONE 3.le ACRES FROM THE "GU",
GOVERNMENTAL USE DISTRICT TO "R-5.0", ZERO -LOT -LINE DISTRICT WITH A PLANNED
DEVELOPMENT OVERLAY TO VARY SOME BULK, DIMENSIONAL, AND SETBACK REQUIREMENTS
OF THE "R-5.0", ZERO -LOT -LINE DI6TRICT-
L
50.00'
I
132' FIRE HOSE
cvD.TEIZR LAY LENGTH
111
i
1
11
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1 I - 1
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mu ooe tYse
SITE FLAN (D
LOT -1
DOVE STATION
GRAPEVINE, TEXAS
SITE PLAN DATA SUMMARY CHART
Earl GI1
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BUILDING DATA SUMMARY
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Geepevse, Temnt launry, Tax
DBAII I BY:
EXS
Mown srcxirrecv C1•IECK BY:
r. EXS
ta.xxnc ero zornc wnsswx
FROJECT NO.
DOVE STATION
SWEET Nummg
oe
snrcr. s •wewu oo¢roreunaaw •Er
woecdwtt wmtercmoa aE
A` nuxcfs.
yJ Iwterc srtmffs orn.anex,
ORDINANCE NO. 2023-039
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS GRANTING ZONING CHANGE Z23-
05 FOR BLOCK 2, LOTS 1-19, 20X, 21X, DOVE STATION
ADDITION, BEING SITUATED IN THE CITY OF
GRAPEVINE, TARRANT COUNTY, TEXAS (3051 DOVE
ROAD) MORE FULLY AND COMPLETELY DESCRIBED IN
THE BODY OF THIS ORDINANCE; ORDERING A CHANGE
IN THE USE OF SAID PROPERTY FROM "GU",
GOVERNMENTAL USE DISTRICT TO "R-5.0", ZERO-LOT-
LINE DISTRICT; CORRECTING THE OFFICIAL ZONING
MAP; PRESERVING ALL OTHER PORTIONS OF THE
ZONING ORDINANCE; PROVIDING A CLAUSE RELATING
TO SEVERABILITY; DETERMINING THAT THE PUBLIC
INTERESTS, MORALS AND GENERAL WELFARE
DEMAND A ZONING CHANGE AND AMENDMENT
THEREIN MADE; PROVIDING A PENALTY OF FINE NOT
TO EXCEED THE SUM OF TWO THOUSAND DOLLARS
2,000.00); DECLARING AN EMERGENCY AND
PROVIDING AN EFFECTIVE DATE
L. WHEREAS, applications were made to amend the Official Zoning Map, City of
Grapevine, Texas by making applications for same with the Planning and Zoning
Commission of the City of Grapevine, Texas as required by State statutes and the zoning
ordinances of the City of Grapevine, Texas and all the legal requirements, conditions and
prerequisites having been complied with, the case having come before the City Council
of the City of Grapevine, Texas after all legal notices, requirements, conditions and
prerequisites having been complied with; and
WHEREAS, the City Council of the City of Grapevine, Texas at a public hearing
called by the City Council did consider the following factors in making a determination as
to whether these requested changes should be granted or denied; safety of the motoring
public and the pedestrians using the facilities in the area immediately surrounding the
site; safety from fire hazards and measures for fire control, protection of adjacent property
from flood or water damages, noise producing elements and glare of the vehicular and
stationary lights and effect of such lights on established character of the neighborhood,
location, lighting and types of signs and relation of signs to traffic control and adjacent
property, street size and adequacy of width for traffic reasonably expected to be
generated by the proposed use around the site and in the immediate neighborhood,
adequacy of parking as determined by requirements of this ordinance for off-street
parking facilities, location of ingress and egress points for parking and off-street locating
spaces, and protection of public health by surfacing on all parking areas to control dust,
L. effect on the promotion of health and the general welfare, effect on light and air, the effect
on the transportation, water sewerage, schools, parks and other facilities; and
WHEREAS, the City Council of the City of Grapevine, Texas at a public hearing
called by the City Council of the City of Grapevine, Texas did consider the following
factors in making a determination as to whether this requested change should be granted
or denied; effect on the congestion of the streets, the fire hazards, panics and other
dangers possibly present in the securing of safety from same, the effect on the promotion
of health and the general welfare, the effect on adequate light and air, the effect on the
overcrowding of the land, the effect on the concentration of population, the effect on the
transportation, water, sewerage, schools, parks and other public facilities; and
WHEREAS, the City Council further considered among other things the character
of the district and its peculiar suitability for particular uses and with the view to conserve
the value of buildings, encourage the most appropriate use of land throughout this city;
and
WHEREAS, the City Council of the City of Grapevine, Texas does find that there
is a public necessity for the zoning change, that the public demands it, that the public
interest clearly requires the amendment, that the zoning changes do not unreasonably
invade the rights of those who bought or improved property with reference to the
classification which existed at the time their original investment was made; and does find
that the change in zoning lessens the congestion in the streets, helps secure safety from
fire, panic and other dangers; promotes health and the general welfare; provides
adequate light and air; prevents the overcrowding of land; avoids undue concentration of
population; facilitates the adequate provisions of transportation, water, sewerage,
schools, parks and other public requirements; and
WHEREAS, the City Council of the City of Grapevine, Texas has determined that
there is a necessity and need for this change in zoning and has also found and determined
that there has been a change in the conditions of the property surrounding and in close
proximity to the property requested for a change since this property was originally
classified; and, therefore, feels that a change in zoning classification for the particular
piece of property is needed, is called for, and is in the best interest of the public at large,
the citizens of the City of Grapevine, Texas and helps promote the general health, safety,
and welfare of this community.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF GRAPEVINE, TEXAS:
Section 1. That the City of Grapevine Ordinance No. 82-73, being the
Comprehensive Zoning Ordinance of the City of Grapevine, Texas same being also
known as Appendix"D" of the City Code of Grapevine, Texas, be, and the same is hereby
amended and changed by Zoning Application Z23-05 to rezone the following described
property to-wit: being 3.79 acre tract platted as Block 1, Lots 1-19, 20X, 21X, Dove Station
Addition, Tarrant County, Texas (3051 Dove Road), more fully and completely described
in Exhibit"A", attached hereto and made a part hereof, which was previously zoned "GU",
Governmental Use District is hereby changed to "R-5.0", Zero-Lot-Line District, all in
accordance with Comprehensive Zoning Ordinance No. 82-73, as amended.
Ordinance No. 2023-039 2 Z23-05
Section 2. The City Manager is hereby directed to correct the official zoning
map of the City of Grapevine, Texas to reflect the herein change in zoning.
Section 3. That in all other respects, the use of the tract or tracts of land herein
above described shall be subject to all the applicable regulations contained in said City
of Grapevine zoning ordinances and all other applicable and pertinent ordinances of the
City of Grapevine, Texas.
Section 4. That the zoning regulations and districts as herein established have
been made in accordance with the comprehensive plan for the purpose of promoting
health, safety, morals and the general welfare of the community. They have been
designed with respect to both present conditions and the conditions reasonably
anticipated to exist in the foreseeable future, to lessen congestion in the streets; to secure
safety from fire, panic, flood and other dangers; provide adequate light and air; to prevent
overcrowding of land, to avoid undue concentration of population; facilitate the adequate
provisions of transportation, water, sewerage, drainage and surface water, parks and
other public requirements, and to make adequate provisions for the normal business,
commercial needs and development of the community. They have been made with
reasonable consideration, among other things, of the character of the district, and its
peculiar suitability for the particular uses and with a view of conserving the value of
buildings and encouraging the most appropriate use of land throughout the community.
Section 5. This ordinance shall be cumulative of all other ordinances of the City
of Grapevine, Texas affecting zoning and shall not repeal any of the provisions of said
ordinances except in those instances where provisions of those ordinances are in direct
conflict with the provisions of this ordinance.
Section 6. That the terms and provisions of this ordinance shall be deemed to
be severable and that if the validity of the zoning affecting any portion of the tract or tracts
of land described herein shall be declared to be invalid, the same shall not affect the
validity of the zoning of the balance of the tract or tracts of land described herein.
Section 7. Any person violating any of the provisions of this ordinance shall be
deemed guilty of a misdemeanor and upon conviction thereof shall be fined in a sum not
to exceed two thousand dollars ($2,000.00) and a separate offense shall be deemed
committed upon each day during or on which a violation occurs or continues.
Section 8. The fact that the present ordinances and regulations of the City of
Grapevine, Texas, are inadequate to properly safeguard the health, safety, morals, peace
and general welfare of the inhabitants of the City of Grapevine, Texas, creates an
emergency for the immediate preservation of the public business, property, health, safety
and general welfare of the public which requires that this ordinance shall become effective
from and after the date of its final passage, and it is accordingly so ordained.
Ordinance No. 2023-039 3 Z23-05
PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS on this the 18th day of July, 2023.
APPROVED:
William D. Tate
Mayor
ATTEST:
GRAPE
OFF "V 2
C.3 r to
UJ i• s
Tara Brooks 0)
City Secretary
APPROVED AS TO FORM
TM (7) •
Matthew C.G. Boyle
City Attorney
Ordinance No. 2023-039 4 Z23-05
Whereas Mufasa Meadows, LLC is the owner of all that certain 3.789 acres land, by virtue of the
deeds recorded in Document Number D223 in the Deed Records of Tamm County,
Texas (D.R.T C.T.), which is all of Lot 2, Block 10. Parra Linda Estates, Section IV. recorded in
Cabinet A, Slide 71 I, in the Plat Records of Tarrant County. Texas (P.R.T C.T ). in the Franklin
Wood Survey, A 1688, City of Grapevine, Tarrant County, Texas and more particularly
described by metes and hounds as follows (All hearings shown hereon are based on the Texas
Coordinate System of 1983, North Central Zone)
BEGINNING at a 1/2" iron rod with a cap stamped "SPRY 5647 set for the most easterly
southeast corner of said Lot 2, Block 10. Parm Linda Estates, Section IV, common to the
northeast comer of recorded in Volume 388-152, Page I P.R.T.C.T), in the southwest right-of-
way line of Dove Road 180' R.O. W I:
THENCE South 53° 03' 56" West - 427. RY to a 1/2` iron rod with a cap stamped "SPRY 5647"
set for the most somberly southeast comer of said Lot 2. Block 10, Parts Linda Estates, Section
IV, common to a point for comer of said Block 9, Pam Lind Estates, Section 111;
THENCE South 89° 16' 05" West - 300.00' to a 1/2" iron rod with a cap stamped "SPRY 5647"
set for the southwest comer of said Lot 2. Block 10. Parts Linda Estates, Section IV, common to
the northwest comer of said Block 9, Pam Lind Estates, Section Ill, and in the east right -of --way
line of North Kimball Read (R.O.W. Varies);
THENCE North OW 47' 28" West — 100.05' along the east right-of-way line of said North
Kimball Road, to a 12" iron rod with a cap stamped -`Wier' found for the common west comer
of said Lot 2, Block 10. Parm Linda Estates. Section IV and Lot 1, Block 10, of said Parts Linda
Estates, Section IV:
THENCE along the common line of said Lot I and Lot 2, Block 10. Parts Linda Estates. Section
IV, the following courses and distances:
North 89c 12' 32" East - 67.94'to an angle comer of the herein described tract;
North 00° 47' 28" West - 54.50' to an angle comer of the herein described tract;
North 37° 50' 18" East - 230.50' io an "X" cm in concrete found for an angle comer of the
herein described tract,
South 52° 09' 42" Fast - 3.50' to an angle comer of the herein described react,
North 37° 50' 18" East - 205.50' to a 12" iron rod with a cap stamped "BRITTAIN &
CRA WFORD" found for the most northerly northwest comer of said Lot 2, Block 10,
Parm Linda Estates, Section TV. common to the most easterly northeast comer of said Lot
1, Block 10, Parrs Linda Estates. Section IV. in the south the southeast right-of-way line
or said Dove Road;
THENCE South 520 09' 42" East - 386.64' along the northerly line of said Lot 2, Block 10, Parts
Linda Estates' Section IV, common to the southeast right-of-way line to the POINT OF
BEGINNING and containing 3.788 acres of land.
Owner:
Mufasa Meadows, LLC
604 E. Northwest Highway
Grapevine, Texas 76051
Tel: 817-329-3111
Contact: Eason Maykus
Surveyor:
Spry Surveyors
8241 Mid -Cities Blvd, Suite 102
North Richland Hills, TX 76182
TEL.817-776-4049
Contact: David Lewis
Engineer:
Hamilton Duffy, P.C.
8241 Mid Cities Blvd., #100
North Richland Hills, TX 76182
TEL.817-268-0408
Contact: Keith Hamilton
Applicant:
Mufasa Meadows, LLC
604 E. Northwest Highway
Grapevine, Texas 76051
Tel: 817-329-3111
Contact: Eason Maykus
Planner: SAGE GROUP, INC.
Master Planning
Urban Design
Architecture
Landscape Arch@eture
4 O 1130 N, Carroll Ave., Ste. 200
Southlake, Texas 76092
TEL. 817-424-2626
12 JULY 23
1" = 40'
W0 Q. 80' 160'
RT EL.
2 ,.
z & A15 1 TRS &_ 4k,
ROC.IP F NO 15
ADDITION -- &
TRS 2FAJ&. 2F4-.
P.R .0
H
a
W
3
Existing Zoning R 7.5
Lact7 few. arnagYe Pmrrfuw 7tus`a r
r
Fire Station #2
Z Existing Zoning: "PO" Proi'un4l Office fssDistrict I_
ai li Li;m.: i}ire m tl®R #c; Proposed
Block 1, L 6t 2znove station A
e
Existing
Zoning "GU" Governmental Use Dystrlrt Proposed
Zoning: "R 5.0" Zero-Lot`Linc-District-.., with
Planned Development C)vcr)ay Z
d
a
W
N88
x-
0
Z =,
45'
8
16'n5" w JOG. Do' LOT ^,
LOT 2 LO. 3,_ GT 4 1.
ss
Existing Zoning: 7 `6 I
Land
Llsa.: Shpia-Famik esider,11 i i
li
PURPOSE
STATEMENT: The
purpose of this zone change is to rezone 3.79 acres from GU"
Governmental Use District to "R-5.0", Zero -Lot -Line District
with a Planned Development Overlay to vary some bulk,
dimensional and setback requirements of the "R-5.0, Zero -
Lot -Line District. LOT
9 dARWELL
ADDITION v0_'
388-'D6.PG. 19 F.R.
T.C.T LOT 18,
BLOCK 1 HARWELL ADDITION,
PH II VOL 388-
203, PG 63 P.R.
T. T. JUL 13
2023 Z23-051
PD23-03 Zoning Exhibit
For Dove
Station
Lots 1-
19, 20X and 21X HOA Lots, Block 1, 3051 Dove
Road Lot 2,
Block 10, Parrs Linda Estates, Section IV In the
Franklin Wood Survey, A-1688 City of
Grapevine, Tarrant County, Texas 3.79
Acres Existing Zonmg: "
Gtr'. Governmental Use District Proposed Zorvng "
R-5.0". Zero-Lot-Une, Distnct whh Planned Development Overlay Date of
Preparation: July 12, 2023
ORDINANCE NO. 2023-___
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS ISSUING PLANNED DEVELOPMENT
OVERLAY PD23-03 TO DEVIATE FROM A REDUCTION OF
BUILDING SETBACKS, A REDUCTION OF REQUIRED
DISTANCE BETWEEN BUILDINGS, REDUCTION IN
MINIMUM LOT DEPTH AND AN INCREASE IN BUILDING
COVERAGE AND IMPERVIOUS LOT COVERAGE (3051
DOVE ROAD) ALL IN ACCORDANCE WITH A SITE PLAN
APPROVED PURSUANT TO SECTION 47 OF ORDINANCE
NO. 82-73 AND ALL OTHER CONDITIONS, RESTRICTIONS
AND SAFEGUARDS IMPOSED HEREIN; CORRECTING
THE OFFICIAL ZONING MAP; PRESERVING ALL OTHER
PORTIONS OF THE ZONING ORDINANCE; PROVIDING A
CLAUSE RELATING TO SEVERABILITY; DETERMINING
THAT THE PUBLIC INTERESTS, MORALS AND GENERAL
WELFARE DEMAND THE ISSUANCE OF THIS PLANNED
DEVELOPMENT OVERLAY PERMIT; PROVIDING A
PENALTY NOT TO EXCEED THE SUM OF TWO
THOUSAND DOLLARS ($2,000.00); DECLARING AN
EMERGENCY AND PROVIDING AN EFFECTIVE DATE
WHEREAS, an application was made requesting issuance of a planned
development overlay by making applications for same with the Planning and Zoning
Commission of the City of Grapevine, Texas, as required by State statutes and the zoning
ordinance of the City of Grapevine, Texas, and all the legal requirements, conditions and
prerequisites having been complied with, the case having come before the City Council
of the City of Grapevine, Texas, after all legal notices requirements, conditions and
prerequisites having been complied with; and
WHEREAS, the City Council of the City of Grapevine, Texas, at a public hearing
called by the City Council did consider the following factors in making a determination as
to whether this requested planned development overlay should be granted or denied:
safety of the motoring public and the pedestrians using the facilities in the area
immediately surrounding the site; safety from fire hazards and measures for fire control;
protection of adjacent property from flood or water damages, noise producing elements,
and glare of the vehicular and stationary lights and effect of such lights on established
character of the neighborhood; location, lighting, and types of signs and relation of signs
to traffic control and adjacent property; street size and adequacy of width for traffic
reasonably expected to be generated by the proposed use around the site and in the
immediate neighborhood; adequacy of parking as determined by requirements of this
ordinance for off-street parking facilities; location of ingress and egress points for parking
and off-street locating spaces, and protection of public health by surfacing on all parking
Ordinance No. 2023 - 2 PD23-03
areas to control dust; effect on the promotion of health and the general welfare; effect on
light and air; the effect on the overcrowding of the land; the effect on the concentration of
population; the effect on the transportation, water, sewerage, schools, parks and other
facilities; and
WHEREAS, the City Council of the City of Grapevine, Texas, at a public hearing
called by the City Council of the City of Grapevine, Texas, did consider the following
factors in making a determination as to whether this requested planned development
overlay should be granted or denied; effect on the congestion of the streets, the fire
hazards, panics and other dangers possibly present in the securing of safety from same,
the effect on the promotion of health and the general welfare, effect on adequate light and
air, the effect on the overcrowding of the land, the effect on the concentration of
population, the effect on the transportation, water, sewerage, schools, parks and other
public facilities; and
WHEREAS, all of the requirements of Section 41 of Ordinance No. 82-73 have
been satisfied by the submission of evidence at a public hearing; and
WHEREAS, the City Council further considered among other things the character
of the existing zoning district and its peculiar suitability for particular uses and with the
view to conserve the value of buildings and encourage the most appropriate use of land
throughout this City; and
WHEREAS, the City Council of the City of Grapevine, Texas, does find that there
is a public necessity for the granting of this planned development overlay, that the public
demands it, that the public interest clearly requires the amendment, that the zoning
changes do not unreasonably invade the rights of those who bought or improved property
with reference to the classification which existed at the time their original investment was
made; and
WHEREAS, the City Council of the City of Grapevine, Texas, does find that the
planned development overlay lessens the congestion in the streets, helps secure safety
from fire, panic and other dangers, prevents the overcrowding of land, avoids undue
concentration of population, facilitates the adequate provisions of transportation, water,
sewerage, schools, parks and other public requirements; and
WHEREAS, the City Council of the City of Grapevine, Texas, has determined that
there is a necessity and need for this planned development overlay and has also found
and determined that there has been a change in the conditions of the property
surrounding and in close proximity to the property requested for a change since this
property was originally classified and, therefore, feels that the issuance of this planned
development overlay for the particular piece of property is needed, is called for, and is in
the best interest of the public at large, the citizens of the City of Grapevine, Texas, and
helps promote the general health, safety and welfare of this community.
Ordinance No. 2023 - 3 PD23-03
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF GRAPEVINE, TEXAS:
Section 1. That the City does hereby issue a planned development overlay in
accordance with Section 41 of Ordinance No. 82-73, the Comprehensive Zoning
Ordinance of the City of Grapevine, Texas, same being also known as Appendix "D" of
the City Code, by granting Planned Development Overlay No. PD23-03 to deviate from a
reduction of building setbacks, a reduction of required distance between buildings,
reduction in minimum lot depth and an increase in building coverage and impervious lot
coverage within the following described property: Block 1, Lots 1-19, 20X and 21X Dove
Station Addition (3051 Dove Road) all in accordance with a site plan approved pursuant
to Section 47 of Ordinance No. 82-73, attached hereto and made a part hereof as Exhibit
"A", and all other conditions, restrictions, and safeguards imposed herein, including but
not limited to the following: None.
Section 2. The City Manager is hereby directed to amend the official zoning
map of the City of Grapevine, Texas, to reflect the herein conditional use permit.
Section 3. That in all other respects the use of the tract or tracts of land herein
above described shall be subject to all the applicable regulations contained in said City
of Grapevine zoning ordinance and all other applicable and pertinent ordinances of the
City of Grapevine, Texas.
Section 4. That the zoning regulations and districts as herein established have
been made in accordance with the comprehensive plan for the purpose of promoting
health, safety, morals and the general welfare of the community. They have been
designed with respect to both present conditions and the conditions reasonably
anticipated to exist in the foreseeable future; to lessen congestion in the streets; to secure
safely from fire, panic, flood and other dangers; provide adequate light and air; to prevent
overcrowding of land, to avoid undue concentration of population; facilitate the adequate
provisions of transportation, water, sewerage, drainage and surface water, parks and
other public requirements, and to make adequate provisions for the normal business,
commercial needs and development of the community. They have been made with
reasonable consideration, among other things, of the character of the district, and its
peculiar suitability for the particular uses and with a view of conserving the value of
buildings and encouraging the most appropriate use of land throughout the community.
Section 5. This ordinance shall be cumulative of all other ordinances of the City
of Grapevine, Texas, affecting zoning and shall not repeal any of the provisions of said
ordinances except in those instances where provisions of those ordinances which are in
direct conflict with the provisions of this ordinance.
Section 6. That the terms and provisions of this ordinance shall be deemed to
be severable and that if the validity of the zoning affecting any portion of the tract or tracts
of land described herein shall be declared to be invalid, the same shall not affect the
validity of the zoning of the balance of the tract or tracts of land described herein.
Ordinance No. 2023 - 4 PD23-03
Section 7. Any person violating any of the provisions of this ordinance shall be
deemed guilty of a misdemeanor and upon conviction thereof shall be fined in a sum not
to exceed Two Thousand Dollars ($2,000.00) and a separate offense shall be deemed
committed upon each day during or on which a violation occurs or continues.
Section 8. The fact that the present ordinances and regulations of the City of
Grapevine, Texas, are inadequate to properly safeguard the health, safety, morals, peace
and general welfare of the inhabitants of the City of Grapevine, Texas, creates an
emergency for the immediate preservation of the public business, property, health, safety
and general welfare of the public which requires that this ordinance shall become effective
from and after the date of its final passage, and it is accordingly so ordained.
PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS on this the 18th day of July, 2023.
APPROVED:
________________________________
William D. Tate
Mayor
ATTEST:
_________________________________
Tara Brooks
City Secretary
APPROVED AS TO FORM:
_________________________________
Matthew C.G. Boyle
City Attorney
From:Melissa Hunt
To:Lindsay Carey
Cc:Derrick Hunt
Subject:Support for Dove Station & Grapevine Springs
Date:Tuesday, June 20, 2023 1:16:47 PM
*** EXTERNAL EMAIL COMMUNICATION - PLEASE USE CAUTION BEFORE CLICKING LINKS
AND/OR OPENING ATTACHMENTS ***
To whom it may concern:
We currently live in Shady Brook in Grapevine. We’re proud to say we live in a neighborhood by HC Development
in a home built by Maykus Homes. We also previously lived in Cannon Homestead for 17 years in a house built by
Maykus Homes. After living in 2 homes built by Maykus Homes, we know they build a great product! With that
being said, we want to share our support for the proposed Dove Station and Grapevine Springs neighborhoods.
Sincerely,
Derrick & Melissa Hunt
ANDREW R CRAIN
2832 LONGHORN TR
GRAPEVINE, TX 76051
Z23_05PD23_03_070523_091306AM Labels - Label Count: 35 | Total Record Count 35
Page 1
ANDRIES VAN DER WESTHUIZEN
3058 PANHANDLE DR
GRAPEVINE, TX 76051
Z23_05PD23_03_070523_091306AM Labels - Label Count: 35 | Total Record Count 35
Page 1
ANTHONY J CAIOZZO
2814 LONGHORN TR
GRAPEVINE, TX 76051
Z23_05PD23_03_070523_091306AM Labels - Label Count: 35 | Total Record Count 35
Page 1
CALIN BAIA
2601 MILK RIVER CROSSING
SOUTHLAKE, TX 76092
Z23_05PD23_03_070523_091306AM Labels - Label Count: 35 | Total Record Count 35
Page 1
CHARLES C HART
3049 PANHANDLE DR
GRAPEVINE, TX 76051
Z23_05PD23_03_070523_091306AM Labels - Label Count: 35 | Total Record Count 35
Page 1
CHRISTOPHER NORTH
3040 PANHANDLE DR
GRAPEVINE, TX 76051
Z23_05PD23_03_070523_091306AM Labels - Label Count: 35 | Total Record Count 35
Page 1
CINCI ACES PROPERTIES LLC
715 ABERDEEN WAY
SOUTHLAKE, TX 76092
Z23_05PD23_03_070523_091306AM Labels - Label Count: 35 | Total Record Count 35
Page 1
DAVID C ALVAREZ
613 SILVER SPUR DR
SOUTHLAKE, TX 76092
Z23_05PD23_03_070523_091306AM Labels - Label Count: 35 | Total Record Count 35
Page 1
DAVID E POLASEK
2831 LONGHORN TR
GRAPEVINE, TX 76051
Z23_05PD23_03_070523_091306AM Labels - Label Count: 35 | Total Record Count 35
Page 1
FLOYD KING
1905 LONGHORN TR
GRAPEVINE, TX 76051
Z23_05PD23_03_070523_091306AM Labels - Label Count: 35 | Total Record Count 35
Page 1
GRAPEVINE CITY
200 S MAIN ST
GRAPEVINE, TX 76051
Z23_05PD23_03_070523_091306AM Labels - Label Count: 35 | Total Record Count 35
Page 1
HONGMEI JIA
1800 CASTLE CT
GRAPEVINE, TX 76051
Z23_05PD23_03_070523_091306AM Labels - Label Count: 35 | Total Record Count 35
Page 1
ISD CARROLL
2400 N CARROLL AVE
SOUTHLAKE, TX 76092
Z23_05PD23_03_070523_091306AM Labels - Label Count: 35 | Total Record Count 35
Page 1
JOHN C COBB
2802 LONGHORN TR
GRAPEVINE, TX 76051
Z23_05PD23_03_070523_091306AM Labels - Label Count: 35 | Total Record Count 35
Page 1
JOSHUA R KING
3029 ALICE CT
GRAPEVINE, TX 76051
Z23_05PD23_03_070523_091306AM Labels - Label Count: 35 | Total Record Count 35
Page 1
KEITH M MCDONALD
2813 LONGHORN TR
GRAPEVINE, TX 76051
Z23_05PD23_03_070523_091306AM Labels - Label Count: 35 | Total Record Count 35
Page 1
LARRY T DEVENDORF
2826 LONGHORN TR
GRAPEVINE, TX 76051
Z23_05PD23_03_070523_091306AM Labels - Label Count: 35 | Total Record Count 35
Page 1
LAURIE EGELAND
1 BASIN TR
GRAPEVINE, TX 76051
Z23_05PD23_03_070523_091306AM Labels - Label Count: 35 | Total Record Count 35
Page 1
LYNDI CONRADT
3067 PANHANDLE DR
GRAPEVINE, TX 76051
Z23_05PD23_03_070523_091306AM Labels - Label Count: 35 | Total Record Count 35
Page 1
MARK E LARRIBA
3025 ALICE CT
GRAPEVINE, TX 76051
Z23_05PD23_03_070523_091306AM Labels - Label Count: 35 | Total Record Count 35
Page 1
MICHAEL D BRAND
2002 HARWELL ST
GRAPEVINE, TX 76051
Z23_05PD23_03_070523_091306AM Labels - Label Count: 35 | Total Record Count 35
Page 1
MICHAEL JOHNSON
3046 PANHANDLE DR
GRAPEVINE, TX 76051
Z23_05PD23_03_070523_091306AM Labels - Label Count: 35 | Total Record Count 35
Page 1
MICHEAL D WATTERS
2819 LONGHORN TR
GRAPEVINE, TX 76051
Z23_05PD23_03_070523_091306AM Labels - Label Count: 35 | Total Record Count 35
Page 1
NICOLE MARIE MORIN
2808 LONGHORN TR
GRAPEVINE, TX 76051
Z23_05PD23_03_070523_091306AM Labels - Label Count: 35 | Total Record Count 35
Page 1
NORTH TEXAS PROPERTY HOLDINGS LLC-LONGHORN S
ERIES
2601 S QUAIL RUN CT
SOUTHLAKE, TX 76092
Z23_05PD23_03_070523_091306AM Labels - Label Count: 35 | Total Record Count 35
Page 1
ROBERT J KEMP
2006 HARWELL ST
GRAPEVINE, TX 76051
Z23_05PD23_03_070523_091306AM Labels - Label Count: 35 | Total Record Count 35
Page 1
ROGER MAYHEW
3034 PANHANDLE DR
GRAPEVINE, TX 76051
Z23_05PD23_03_070523_091306AM Labels - Label Count: 35 | Total Record Count 35
Page 1
ROGER VINSON
3033 ALICE CT
GRAPEVINE, TX 76051
Z23_05PD23_03_070523_091306AM Labels - Label Count: 35 | Total Record Count 35
Page 1
RONNIE D BINION
2007 HARWELL ST
GRAPEVINE, TX 76051
Z23_05PD23_03_070523_091306AM Labels - Label Count: 35 | Total Record Count 35
Page 1
SHAUN FERREIRA
3052 PANHANDLE DR
GRAPEVINE, TX 76051
Z23_05PD23_03_070523_091306AM Labels - Label Count: 35 | Total Record Count 35
Page 1
SILVER SPUR RESOURCES LLC
PO BOX 92761
SOUTHLAKE, TX 76092
Z23_05PD23_03_070523_091306AM Labels - Label Count: 35 | Total Record Count 35
Page 2
SIMON LEE
3043 PANHANDLE DR
GRAPEVINE, TX 76051
Z23_05PD23_03_070523_091306AM Labels - Label Count: 35 | Total Record Count 35
Page 2
STEPHEN LEE HOLBROOK
1901 LONGHORN TR
GRAPEVINE, TX 76051
Z23_05PD23_03_070523_091306AM Labels - Label Count: 35 | Total Record Count 35
Page 2
TAIL SPIN INVESTMENTS LLC-SERIES I
435 E BOB JONES RD
SOUTHLAKE, TX 76092
Z23_05PD23_03_070523_091306AM Labels - Label Count: 35 | Total Record Count 35
Page 2
TIMOTHY L HAITZ
705 HARTY CT
SOUTHLAKE, TX 76092
Z23_05PD23_03_070523_091306AM Labels - Label Count: 35 | Total Record Count 35
Page 2
Z23_05PD23_03_070523_091306AM Labels - Label Count: 35 | Total Record Count 35
Page 2
PARRA
LINDA
EST
31825
.87 AC
1.01 @ .848 @
.57 AC
2.740 @
1.019 @
.361 @.5 @
3.788 @
.45 @ .145 @
.239 @.45 @
.1
4
4
@
10
9 8
KI
M
B
A
L
L
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D
CASTLE
C
T
TR 2J1
TR 2M
TR 2GTR 2H
TR 2E2
TR
TR 2E 2E1
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TR 2A2BTR 2A2
TR
2
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2
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14
3
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4
1633
17
21 18
19
20
9
2117
212018
19 22
23
24 23 3
224
1
1
2
4
5
116
10
22R2
34
8
7
6
PANHANDLE DR
TUMBLEWEED TRL
9
54
9R
10R1516
1114 31
12 30131729
28
76321 88
7
.541 @
ROUN
D
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3
4
5
6
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2021
1922
1823
7
9R
8R
11
10LONG
H
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T
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3
1
2
321 54
9
8
7
6
10
11
CASTLE
COURT
2726B7
6
8
2
1A
4
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GAP
31985
1
1
HARWE
L
L
17398
PE
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8
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1312
8
2R22R1 2
31R
4
1110
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PECAN
GAP
31985
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6R
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THOMAS CT
ALICE CT
22R1
TR 2F1
1.40 @
2.0 @
TR 2F4
TU
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L
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W
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CT
CA
P
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CT
48
.844 @
58R
HARWE
L
L
17398
2
63
F THRO
O
P
NO 151
1
42083H
GU
R-5.0
PO
R-7.5
N
K
I
M
B
A
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A
V
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PANHANDLE
DR
D
O
V
E
R
D
T U M B L E W E E D T R L
Z23-05/ PD23-03; Dove Station
3051 Dove Road
0 100 200 300 400
Feet
²
Date Prepared: 7/5/2023 This data has been compiled by the City of Grapevine IT/GIS department. Various official and unofficial sources were
used to gather this information. Every effort was made to ensure the accuracy of this data, however, no guarantee is
given or implied as to the accuracy of said data.
PARRA
LINDA
EST
31825
1.01 @ .848 @
.57 AC
2.740 @
1.019 @
.361 @.5 @
3.788 @
.145 @
.239 @
.1
4
4
@
10
9 8
KI
M
B
A
L
L
R
D
CASTLE
C
T
TR 2J1
TR 2M
TR 2GTR 2H
TR 2E2
TR2E1
.239 @
TR 2A2BTR 2A2
TR
2
A
2
A
5
4
3 3
21
9
17
212018
19 22
23
24 23
24
1
2
4
5
6
10
34
7
6
PANHANDLE DR 9
54
9R
10R
1516
1114
76321 88
7
.541 @
ROUN
D
U
P
T
R
L
4
5
6
2021
1922
7
9R
8R
11
10LONG
H
O
R
N
T
R
L
3
1
2
321 54
9
8
7
6
10
11
CASTLE
COURT
2726B7
8
2
1A
4
1
HARWE
L
L
17398
7R
5
8
9
1312
8
4
1110
1414A15
5
6
7
16
HA
R
W
E
L
L
S
T
6R
1
LO
N
G
H
O
R
N
T
R
THOMAS CT
ALICE CT
TR 2F1
1.40 @
2.0 @
TR 2F4
TU
M
B
L
E
W
E
E
D
CT
HARWE
L
L
17398
F THROOPNO 151142083H
GU
R-5.0
PO
R-7.5
N
K
I
M
B
A
L
L
A
V
E
D
O
V
E
R
D
PANHANDLE
D
R
Z23-05/ PD23-03; Dove Station
3051 Dove Road
0 80 160 240 320
Feet
²
Date Prepared: 7/5/2023 This data has been compiled by the City of Grapevine IT/GIS department. Various official and unofficial sources were
used to gather this information. Every effort was made to ensure the accuracy of this data, however, no guarantee is
given or implied as to the accuracy of said data.
SUBJECT
PROPERTY
FILE #Z23-05/ PD23-03:
DOVE STATION
NOTICE OF PUBLIC HEARING
GRAPEVINE CITY COUNCIL AND
PLANNING AND ZONING COMMISSION
Because you are a property owner within 200 feet of the subject tract of land as shown by
the last City-approved tax rolls, you received this notice. If you cannot or do not wish to
attend the hearing, the attached form is provided for your convenience. If owners of more
than 20% of the property within 200 feet of the subject tract object to the case, a 3/4 vote of
the City Council is required to approve the request.
Case Number/Name: Z23-05/ PD23-03; Dove Station
Applicant: H. Creek Development
Location: 3051 Dove Road
Current Zoning: “GU”, Governmental Use District
Proposed Zoning: “R-5.0”, Zero-Lot-Line District
Purpose of Request:
The public hearing is to consider an application submitted by H. Creek Development for property
located at 3051 Dove Road, platted as Block 10, Lot 2, Parra Linda Estates. The applicant is
requesting to rezone 3.78 acres from “GU”, Governmental Use District to “R-5.0”, Zero-Lot-Line
District. The applicant is also requesting a planned development overlay to deviate from but not be
limited to a reduction of setbacks, a reduction of required distance between buildings, and an
increase in building coverage and impervious lot coverage.
A copy of the site plan is on file with the Department of Planning Services or online with the City
Council packets at https://grapevinetexas.gov/89/Agendas-Minutes 72 hours prior to the meeting.
Hearing Procedure:
When: 7:30 PM, TUESDAY, JULY 18, 2023
What: JOINT PUBLIC HEARING GRAPEVINE CITY COUNCIL
& PLANNING AND ZONING COMMISSION
Location: PUBLIC HEARING: COUNCIL CHAMBERS, 2nd FLOOR
COMMISSION'S DELIBERATION SESSION, 2nd FLOOR
200 S. MAIN STREET, GRAPEVINE, TEXAS
Applicant and Other Speakers' Presentation.
Public Input, Neighborhood Associations, Property Owners within 200 feet, Interested Citizenry.
Questions from City Council and Planning and Zoning Commission for Applicants, City Staff and
Guests Present.
FILE #Z23-05/ PD23-03:
DOVE STATION
WRITTEN COMMENTS MUST BE RECEIVED BY THIS OFFICE NO LATER THAN 12 PM ON
MONDAY, JULY 17, 2023.
Procedure to Respond:
As (a Property Owner within 200 feet of the subject tract) or (an interested citizen), I (approve)
(protest) and/or (have the following comments)
________________________________________________________________________
________________________________________________________________________
________________________________________________________________________
________________________________________________________________________
________________________________________________________________________
________________________________________________________________________
________________________________________________________________________
________________________________________________________________________
______________________________________________________________________
Printed Property Owner Name and Address, or Lot, Block and Subdivision:
________________________________________________________________________
________________________________________________________________________
Signature :______________________________________(Phone No.)________________
Printed Name of Signee: ______________________________ Title: _________________
Telephone: (817) 410-3155
Direct questions and mail responses to:
Planning Technician
Planning Services
City of Grapevine
P.O. Box 95104
Grapevine, Texas 76099
Z23-05 & PD23-03.1 1
Email a PDF of the revised plans by May 19, 2023 at 12:00 p.m. to emarohnic@grapevinetexas.gov,
atriplett@grapveinetexas.gov, and nlgale@grapevinetexas.gov. Verify that all text is legible on an 11”x
17” sheet. Do not reproduce final copies requested below prior to Planning Staff approval.
PROJECT DESCRIPTION: Z23-05/ PD23-03; Dove Station – submitted by H Creek Development
for property located at 3051 Dove Road, platted as Block 10, Lot 2, Parra Linda Estates. The
applicant is requesting to rezone 3.78 acres from “GU”, Government Use District to “R-5.0”,
Single Family District. The applicant is also requesting a planned development overlay to
deviate from but not be limited to a reduction of setbacks, a reduction of required distance
between buildings, an increase in building coverage and impervious lot coverage. The property
is owned by Carroll ISD.
PLANNING SERVICES
Project Narrative
1. Update project narrative to include other deviations present on site plan including
minimum lot width and depth.
2. Note on plans say higher quality, single story dwellings however, they are proposing
two-story.
Zoning Exhibit Sheet – Sheet 1 of 6
1. Title Block: Include both project numbers above the title block.
2. Title Block: Include total number of lots per plat checklist; differentiate between HOA lots,
residential lots and Fire Station #2 lot.
3. Title Block: Label existing zoning and proposed zoning:
Existing Zoning: “GU”, Governmental Use District
Proposed Zoning: “R-5.0”, Zero-Lot-Line District with Planned Development Overlay
4. Title Block: Reference Lot 1X and 21X as HOA open space lots.
5. Title Block: The lot and block series are not correct as shown. Should be Lots 1-20, 1X, and 21X,
Block 2
6. Owners: Listed as Carroll Independent School District on submitted preliminary plat. Submitted
zone change/PD Overlay request stated owner/developer as H Creek Development, LLC.
7. Developer: Listed as Mufasa Meadows, LLC on submitted preliminary plat. Submitted zone
change/PD Overlay request stated owner/developer as H Creek Development, LLC.
8. Zoning Exhibit Drawing: Add vicinity map.
9. Zoning Exhibit Drawing: Add purpose statement, “The purpose of this zone change is to rezone
3.79 acres from “GU”, Governmental Use District to “R-5.0”, Zero-Lot-Line District with a
Planned Development Overlay to vary some bulk, dimensional, and setback requirements of the
“R-5.0”, Zero-Lot-Line District.
10. Zoning Exhibit Drawing: Dimension Dove Road right-of-way width.
11. Zoning Exhibit Drawing: Dimension North Kimball Avenue right-of-way width.
12. Zoning Exhibit Drawing: Rename “Kimball Road” to “North Kimball Avenue.”
13. Zoning Exhibit Drawing: Add topographic contours at 5 feet.
Z23-05/PD23-03 MAY 15, 2023
3051 DOVE ROAD
BLOCK 10, LOT 2
PARRA LINDA ESTATES, SECTION IV
Z23-05 & PD23-03.1 2
14. Zoning Exhibit Drawing: Label existing and proposed zoning districts:
Existing Zoning: “GU”, Governmental Use District
Proposed Zoning: “R-5.0”, Zero-Lot-Line District with Planned Development Overlay
15. Zoning Exhibit Drawing: Take utility lines off the exhibit.
16. Zoning Exhibit Drawing: Complete the labeling of the bearings and distances along the
northwestern property boundaries.
17. Zoning Exhibit Drawing: Distance provided along Dove Road is not correct. It appears to include
par tor all of Lot 1, Block 10, Parra Linda Estates.
18. Legal Description: description states the owner as Mufasa Meadows, LLC. All other references
on the exhibit state the owner/applicant as H Creek Development, LLC.
19. Legal Description: The description appears to describe all of Block 10, Lot 1 Parra Linda Estates.
20. Legal Description: References that the exhibit drawing is 6.528 acres when the title block states
the total acreage is 3.79 acres.
Dimensional Control Site Plan – Sheet #2 of 6
1. Title Block: Include both project numbers above the title block.
2. Title Block: Include total number of lots per plat checklist; differentiate between HOA lots,
residential lots and Fire Station #2 lot.
3. Title Block: Label existing zoning and proposed zoning:
Existing Zoning: “GU”, Governmental Use District
Proposed Zoning: “R-5.0”, Zero-Lot-Line District with Planned Development Overlay
4. Title Block: Reference Lot 1X and 21X as HOA open space lots.
5. Title Block: The lot and block series are not correct as shown. Should be Lots 1-20, 1X, and 21X,
Block 2
6. Owners: Listed as Carroll Independent School District on submitted preliminary plat. Submitted
zone change/PD Overlay request stated owner/developer as H Creek Development, LLC.
7. Developer: Listed as Mufasa Meadows, LLC on submitted preliminary plat. Submitted zone
change/PD Overlay request stated owner/developer as H Creek Development, LLC.
8. Site Plan Drawing: Add purpose statement, “The purpose of this zone change is to rezone 3.79
acres from “GU”, Governmental Use District to “R-5.0”, Zero-Lot-Line District with a Planned
Development Overlay to vary some bulk, dimensional, and setback requirements of the “R-5.0”,
Zero-Lot-Line District.
9. Site Plan Drawing: Dimension the right-of-way width of Dove Road and North Kimball Avenue.
10. Site Plan Drawing: The area for each residential lot labeled does not match the area in acres in
square feet of the preliminary plat submitted to Public Works.
11. Site Plan Drawing: The right-of-way width of Street “A” is 40’. This is 10 feet less than required for
a residential street. The right-of-way width for a street cannot be varied through a planned
development overlay.
12. Site Plan Drawing: Label the adjacent zoning on Fire Station #2, “PO”, Professional Office District.
13. Site Plan Drawing: Show 40’ mutual access easement shown on Lot 22, Block 1.
14. Site Plan Drawing: Lot 17/ 16 interior lot line is less than 100’ and so is Lot 9/10 interior lot line.
This needs to be added to their PD Overlay deviation list request.
15. Site Plan Drawing: 40’ wide right-of-way width for Street “A” is less than minimum required of a
50’ width. Reduction in minimum residential street right-of-way width cannot be accomplished
through the PD Overlay request process.
16. Site Plan Drawing: Label front building lines on all lots
17. Site Plan Drawing: Lot 14 doesn’t meet minimum lot width of 50’ for R-5.0 District.
Z23-05 & PD23-03.1 3
18. Site Plan Drawing: Submit proposed street name for Street “A” to Planning Services Department
for review and approval. Submit at least five.
19. Site Plan Drawing: Label North Kimball Road as North Kimball Avenue
20. Site Plan Drawing: Indicate if the existing sidewalk along Dove Road is now within proposed
residential lots or constructed within the Dove Road 80’ right-of-way.
21. Site Plan Drawing: Show existing sidewalk along North Kimball Avenue to remain within right-
of-way.
22. Provide a site data summary table on the plan sheet, utilize the table format link provided. We
also need an exhibit in tabular format that indicates all proposed lots meet the established R-5.0
requirements and proposed PD Overlay deviations. This level of detail has not been provided.
Site Plan Data Summary Table
Item Required Plan “A” Plan “B”
General Site data
Zoning (from zoning map)
Land Use (from Zoning Ordinance; include all
applicable uses)
Number of Lots
Total Lot Area (square feet and acres)
First Floor-Building Footprint Area (square feet)
Total Building Area (square feet)
Building Height (feet/# stories)
Floor Area Ratio (ratio x.xx.1)
Front Yard Building Setback
Side Yard Building Setback
Rear Yard Building Setback
Corner Lot Side Yard Building Setback
Residential Units
Building Distance Separation
# of Studios/Efficiencies/Minimum Unit Size
# of 1 Bedrooms/Minimum Unit size
# of 2 Bedrooms/Minimum Unit size
# of 3 Bedrooms/Minimum Unit size
Total Unit Count
Residential Density (Units/Net Acreage*)
Net Acreage = Total acreage minus streets and open
space
Parking
Z23-05 & PD23-03.1 4
Parking Ratio (from Zoning Ordinance)
Accessible Parking (# of spaces)
23. Add standard site plan notes found here.
24. Remove the Zoning Notes. The deviation table is sufficient.
25. Provide a screen wall or fence adjacent to the existing fire station to the north/northwest
between the proposed patio homes, consistent with Section 50, Screening.
26. Site Plan Drawing: Label existing adjacent use for Para Linda Estates, Section III, Block 9 as “Use:
Single-Family Residential.”
27. Site Plan Drawing: Label existing adjacent use for Para Linda Estates, Block 10, Lot 1 as “Use: Fire
Station #2.”
28. Site Plan Drawing: Show and label locations for guest parking.
29. Site Plan Drawing: Show fire hydrant locations.
30. Site Plan Drawing: Show proposed water, sewer and stormwater line, manhole and inlet
locations.
31. Site Plan Drawing: Show and label driveway location for proposed Lot 1 and dimension from
North Kimball Avenue right-of-way.
32. Site Plan Drawing: Label Para Linda Estates, Block 10, Lot 1 as “Proposed Block 1, Lot 22, Dove
Station.”
33. Site Plan Drawing: Label open space lots, Lots 21X and 1X.
34. Zoning notes should not duplicate the PD Overlay requested deviation table. The only note
needed should be, “All residences shall have a fully automated sprinkler system.”
35. Site Plan Drawing: What the Lot 1 and Lot 2 “ghosted” in within the proposed Street “A”?
36. Site Plan Drawing: Show locations of proposed light poles. NOTE: Light fixtures excluding accent
lighting of architectural building features and lighting of public art or public monuments shall be
mounted no higher than the highest point of the primary structure on the property. In no case
shall light poles be greater than 30 feet in height.
Landscape Plan – Sheet # 3 of 6
1. Provide a landscape plan consistent with Subsection 53.E of the Zoning Ordinance.
2. Title Block: Include both project numbers above the title block.
3. Title Block: Include total number of lots per plat checklist; differentiate between HOA lots,
residential lots and Fire Station #2 lot.
4. Title Block: Label existing zoning and proposed zoning:
Existing Zoning: “GU”, Governmental Use District
Proposed Zoning: “R-5.0”, Zero-Lot-Line District with Planned Development Overlay
5. Title Block: Reference Lot 1X and 21X as HOA open space lots.
6. Title Block: The lot and block series are not correct as shown. Should be Lots 1-20, 1X, and 21X,
Block 2
7. Owners: Listed as Carroll Independent School District on submitted preliminary plat. Submitted
zone change/PD Overlay request stated owner/developer as H Creek Development, LLC.
8. Developer: Listed as Mufasa Meadows, LLC on submitted preliminary plat. Submitted zone
change/PD Overlay request stated owner/developer as H Creek Development, LLC.
9. Landscape Plan Drawing: Add purpose statement, “The purpose of this zone change is to rezone
3.79 acres from “GU”, Governmental Use District to “R-5.0”, Zero-Lot-Line District with a
Z23-05 & PD23-03.1 5
Planned Development Overlay to vary some bulk, dimensional, and setback requirements of the
“R-5.0”, Zero-Lot-Line District.
10. Provide a landscape data summary table on the plan sheet, utilize the table format link provided
and below:
11. Add the following standard notes:
a. Shrubs shall be a minimum of two (2) feet in height when measured immediately after
planting. Hedges, where installed, shall be planted and maintained to form a
continuous, unbroken, solid, visual screen which will be three (3) feet high within one
(1) year after time of planting.
b. All requirements of the City of Grapevine soil erosion control ordinance shall be met
during the period of construction.
c. Light fixtures excluding accent lighting of architectural building features and lighting of
public art or public monuments shall be mounted no higher than the highest point of
the primary structure on the property. In no case shall light poles be greater than 30
feet in height.
d. No parking permitted in striped fire lanes.
12. Refer to Section 52, Tree Preservation and Section 53, Landscaping Regulations – Minimum size of
new tree plantings is 3” caliper trees; list of permissible trees (two lists) found in our Zoning
Landscape Plan Data Summary Table
Item Required Plan “A” Plan “B”
Open
Space
Lot 1X
Open
Space
Lot
21X
Landscape Area
Landscape Perimeter Area (square
feet)
Interior Landscape Area-Parking Lot
Landscaping (square feet)
Additional Interior Landscape Area
Other Landscape Area within the lot
(square feet)
Total Landscape Area
Building Footprint Area (square
feet)
Area of Sidewalks, Pavement &
other Impervious Flatwork (square
feet)
Other Impervious Area
Total Open Space (square feet and
percentage)
Total Impervious Area (square feet
and percentage)
Z23-05 & PD23-03.1 6
Ordinance. The two tree lists are separated by parking area planter island trees and perimeter tree
requirements. Can remove trees in any utility easement, proposed building footprint and parking
area. Protected trees, minimum 3” caliper in size. If “trash trees” are over 10” in size, they are
considered protected.
13. No tree removal is allowed prior to applying for a building permit. Clearing the lot of trees prior to
applying for a building permit will result in a fine of $320/in.
14. Indicate which trees proposed for removal versus preservation. Place an “X” or triangle symbol over
all trees to be removed.
15. Indicate how much open space will be reserved with the proposed residential development. Per
Subsection 51.C.3.a, Character and Minimum Area, 300 square feet per dwelling unit is required in a
R-TH district. Indicate through notes that the reserved open space will be dedicated to the
homeowner’s association and privately maintained by the homeowner’s association.
16. What is the “Existing Tree” in the legend? Existing trees on the Landscape Plan should be labeled
with their species, size, and condition.
Building Elevations and Plot Plans – Sheets # 4 and 5 of 6
1. Combine the Plan “A” elevations to the same sheet as the Plan “A” plot plan. Shrink graphics if need-
be.
2. Combine the Plan “B” elevations to the same sheet as the Plan “B” plot plan. Shrink graphics if need-
be.
3. Add Title Block and Signature Block.
4. Title Block: Include both project numbers above the title block.
5. Title Block: Include total number of lots per plat checklist; differentiate between HOA lots,
residential lots and Fire Station #2 lot.
6. Title Block: Label existing zoning and proposed zoning:
Existing Zoning: “GU”, Governmental Use District
Proposed Zoning: “R-5.0”, Zero-Lot-Line District with Planned Development Overlay
7. Title Block: Reference Lot 1X and 21X as HOA open space lots.
8. Title Block: The lot and block series are not correct as shown. Should be Lots 1-20, 1X, and 21X,
Block 2
9. Owners: Listed as Carroll Independent School District on submitted preliminary plat. Submitted zone
change/PD Overlay request stated owner/developer as H Creek Development, LLC.
10. Developer: Listed as Mufasa Meadows, LLC on submitted preliminary plat. Submitted zone
change/PD Overlay request stated owner/developer as H Creek Development, LLC.
Z23-05 & PD23-03.1 7
11. Building Elevations and Plot Plan Drawing: Add purpose statement, “The purpose of this zone
change is to rezone 3.79 acres from “GU”, Governmental Use District to “R-5.0”, Zero-Lot-Line
District with a Planned Development Overlay to vary some bulk, dimensional, and setback
requirements of the “R-5.0”, Zero-Lot-Line District.
12. Plot Plans: Dimension length and width of parking pad in front of the garage on each plot plan,
minimum to parking spaces which are a minimum 9’x18’ each.
13. Building Elevations: Dimension length and width of front of the garage on each building elevation.
14. Label and dimension height of all elevations to the tallest point.
15. For each building elevation provide a table indicating the amount of materials used, and the percentage
each material covers. An example table is provided below for a 1,000 square foot facade:
South Elevation
Brick 500 sq. ft. (50%)
Stone 400 sq. ft. (40%)
Glass 50 sq. ft. (5%)
Metal 50 sq. ft. (5%)
TOTAL
(excluding doors and windows)
1,000 sq. ft. (100%)
Photometric Plan – Sheet Not Provided, Sheet # 6 of 6
1. Provide a photometric plan or add a note to the site plan stating that all outdoor illumination
shall meet the requirements of Section 55. Performance Standards
2. Provide a Title Block.
3. Provide a signature/approval block.
4. Provide a site plan showing the location and mounted height of all exterior lights on a 24”x36”
sized sheet. Fixture spec sheet with description, top and side drawing, and indication of lumen
ration. Point-by-point foot candle photometric plan showing the location and aim of exterior
lighting at the developed area and property lines.
5. Site Plan Drawing: Show locations of proposed light poles. NOTE: Light fixtures excluding accent
lighting of architectural building features and lighting of public art or public monuments shall be
mounted no higher than the highest point of the primary structure on the property. In no case
shall light poles be greater than 30 feet in height.
Reduce light levels at ground level of all property lines of the subject property to the following
levels based on the zoning of the adjacent properties:
• Single-family – 0.2 foot-candles
• Multi-family – 0.5 foot-candles
• Non-residential districts, streets – 3.0 foot-candles
• Industrial districts – 5.0 foot-candles
6. The following notes shall be included on the photometric plan:
1. All on-site electrical conductors associated with new construction shall be located
underground.
Z23-05 & PD23-03.1 8
2. Illuminated signage was included in the determination of the illumination levels.
PUBLIC WORKS
Contact Paul Lee - Civil Engineer, Elizabeth Reynold EIT or Cristin Turner (Platting) – Civil
Engineer at 817.410.3136 for the following comments:
1. Drive entrance on to Kimball and location of fire station drive do not allow for stacking traffic
coming out of both the neighborhood and the fire station.
2. Driveway locations for lot 1 will have location issues that will need to keep distance from the
entrance to the subdivision.
3. Some of the lots appear too narrow to have driveways, drive entrances out on to Dove will not
be permitted.
4. Knuckle layout for roadway does not work. The roadway distance is too short making the
knuckles too close together to be effective.
5. Fire Station Sight distance for emergency access will be required. Rezone changing setback may
require emergency signal Sight distance issues will occur with the driveway of the fire station on
Dove and the fences that will be put up with the home. An appropriate site distance easement
will need to be determined with input from fire.
6. Waterline connection cannot wrap around house. Another route for the line will need to be
located.
7. The boundary for the development plans and plat must include the right of way to be dedicated
for the entrance off Kimball.
8. Some of the easements on this lot are shared with the neighboring lot and will need to be
abandoned appropriately.
9. Minimum Street Centerline Radius of 300 feet per APPENDIX E - CONSTRUCTION STANDARDS,
ARTICLE I. - STANDARDS OF DESIGN, Item 2.3.
10. Does not meet Cul-de-sac requirements set forth in APPENDIX E - CONSTRUCTION STANDARDS,
ARTICLE I. - STANDARDS OF DESIGN, Item 2.7. Must meet needs for solid waste and street
sweeper.
11. Curb Returns shall have minimum of 30’ Radius APPENDIX E - CONSTRUCTION STANDARDS,
ARTICLE I. - STANDARDS OF DESIGN, Item 2.10
12. Grading sheets need to be provided.
13. Detention currently exists on the old Food lion parking lot per reference drawings. Engineer
needs to show no downstream drainage issue per "Downstream Property Owner's Permission"
requirements (Article I, Item 3, paragraph 3.2.8 of Appendix E) and "Downstream Structures;
Structural Improvements" requirements (Article I, Item 3, paragraphs 3.2.9 and 3.2.9.1).
14. Electrical layout will need to be included in the utility set.
15. Storm line behind houses is problematic. An alternative drainage solution needs to be found.
BUILDING SERVICES
Contact Larry Gray – Building Official at 817.410.3165 or lgray@grapevinetexas.gov to discuss
the following:
1. Note on plans say higher quality, single story dwellings however, they are proposing two-story.
2. Not thoughtful on a second story window on a 15’ build line.
FIRE MARSHALL
Contact Bryan Parker - Fire Marshal at 817.410.4420 or bparker@grapevinetexas.gov for the
following comments:
1. Turn radius does not work.
Z23-05 & PD23-03.1 9
PARKS
Contact Kathy Nelson – Capital Improvements Program Manager at 817.410.3394 or
knelson@grapevinetexas.gov to discuss the following:
1. No comments.
____________________________________________________________________
Email a PDF of the revised final plans by May 19, 2023, at 12:00 p.m. to emarohnic@grapevinetexas.gov,
atriplett@grapveinetexas.gov, and nlgale@grapevinetexas.gov. Verify that all text is legible on an 11”x
17” sheet. Do not reproduce final copies requested below prior to Planning Staff approval.
Please direct all questions to Erica Marohnic or Albert Triplett at (817) 410-3155.
1
OWNER_NAME OWNER_ADDRESS OWNER_CITY NER_Z SITUS_ADDRESS OWNER_STATE LEGAL_LINE
JIA, HONGMEI 1800 CASTLE CT GRAPEVINE 760511800 CASTLE CT TX CASTLE COURT Block 1A Lot 1
CARROLL, ISD 2400 N CARROLL AVE SOUTHLAKE 760923051 DOVE RD TX PARRA LINDA ESTATES Block 10 Lot 2
KEMP, ROBERT J 2006 HARWELL ST GRAPEVINE 760512006 HARWELL ST TX HARWELL ADDITION-GRAPEVINE Lot 8
KING, FLOYD 1905 LONGHORN TR GRAPEVINE 760511905 LONGHORN TR TX HARWELL ADDITION-GRAPEVINE Block 1 Lot 23
HOLBROOK, STEPHEN LEE 1901 LONGHORN TR GRAPEVINE 760511901 LONGHORN TR TX HARWELL ADDITION-GRAPEVINE Block 1 Lot 24
ALVAREZ, DAVID C 613 SILVER SPUR DR SOUTHLAKE 760923032 ALICE CT TX HARWELL ADDITION-GRAPEVINE Block 1 Lot 16
BRAND, MICHAEL D 2002 HARWELL ST GRAPEVINE 760512002 HARWELL ST TX HARWELL ADDITION-GRAPEVINE Lot 9
SILVER SPUR RESOURCES LLC PO BOX 92761 SOUTHLAKE 760923037 ALICE CT TX HARWELL ADDITION-GRAPEVINE Block 1 Lot 17
LARRIBA, MARK E 3025 ALICE CT GRAPEVINE 760513025 ALICE CT TX HARWELL ADDITION-GRAPEVINE Block 1 Lot 20
KING, JOSHUA R 3029 ALICE CT GRAPEVINE 760513029 ALICE CT TX HARWELL ADDITION-GRAPEVINE Block 1 Lot 19
VINSON, ROGER 3033 ALICE CT GRAPEVINE 760513033 ALICE CT TX HARWELL ADDITION-GRAPEVINE Block 1 Lot 18
BINION, RONNIE D 2007 HARWELL ST GRAPEVINE 760512007 HARWELL ST TX HARWELL ADDITION-GRAPEVINE Lot 1
WATTERS, MICHEAL D 2819 LONGHORN TR GRAPEVINE 760512819 LONGHORN TR TX PARRA LINDA ESTATES Block 8 Lot 4
BAIA, CALIN 2601 MILK RIVER CROSSING SOUTHLAKE 760922825 LONGHORN TR TX PARRA LINDA ESTATES Block 8 Lot 5
LEE, SIMON 3043 PANHANDLE DR GRAPEVINE 760513043 PANHANDLE DR TX PARRA LINDA ESTATES Block 6 Lot 5
HART, CHARLES C 3049 PANHANDLE DR GRAPEVINE 760513049 PANHANDLE DR TX PARRA LINDA ESTATES Block 6 Lot 4
EGELAND, LAURIE 1 BASIN TR GRAPEVINE 760513055 PANHANDLE DR TX PARRA LINDA ESTATES Block 6 Lot 3
TAIL SPIN INVESTMENTS LLC-SERIES I 435 E BOB JONES RD SOUTHLAKE 760923061 PANHANDLE DR TX PARRA LINDA ESTATES Block 6 Lot 2
HAITZ, TIMOTHY L 705 HARTY CT SOUTHLAKE 760922801 LONGHORN TR TX PARRA LINDA ESTATES Block 8 Lot 1
NORTH TEXAS PROPERTY HOLDINGS LLC-LONGHORN SERIES 2601 S QUAIL RUN CT SOUTHLAKE 760922807 LONGHORN TR TX PARRA LINDA ESTATES Block 8 Lot 2
MCDONALD, KEITH M 2813 LONGHORN TR GRAPEVINE 760512813 LONGHORN TR TX PARRA LINDA ESTATES Block 8 Lot 3
POLASEK, DAVID E 2831 LONGHORN TR GRAPEVINE 760512831 LONGHORN TR TX PARRA LINDA ESTATES Block 8 Lot 6
CONRADT, LYNDI 3067 PANHANDLE DR GRAPEVINE 760513067 PANHANDLE DR TX PARRA LINDA ESTATES Block 6 Lot 1
COBB, JOHN C 2802 LONGHORN TR GRAPEVINE 760512802 LONGHORN TR TX PARRA LINDA ESTATES Block 9 Lot 11
MORIN, NICOLE MARIE 2808 LONGHORN TR GRAPEVINE 760512808 LONGHORN TR TX PARRA LINDA ESTATES Block 9 Lot 10
CAIOZZO, ANTHONY J 2814 LONGHORN TR GRAPEVINE 760512814 LONGHORN TR TX PARRA LINDA ESTATES Block 9 Lot 9
CINCI ACES PROPERTIES LLC 715 ABERDEEN WAY SOUTHLAKE 760922820 LONGHORN TR TX PARRA LINDA ESTATES Block 9 Lot 8
DEVENDORF, LARRY T 2826 LONGHORN TR GRAPEVINE 760512826 LONGHORN TR TX PARRA LINDA ESTATES Block 9 Lot 7
MAYHEW, ROGER 3034 PANHANDLE DR GRAPEVINE 760513034 PANHANDLE DR TX PARRA LINDA ESTATES Block 9 Lot 5
NORTH, CHRISTOPHER 3040 PANHANDLE DR GRAPEVINE 760513040 PANHANDLE DR TX PARRA LINDA ESTATES Block 9 Lot 4
JOHNSON, MICHAEL 3046 PANHANDLE DR GRAPEVINE 760513046 PANHANDLE DR TX PARRA LINDA ESTATES Block 9 Lot 3
VAN DER WESTHUIZEN, ANDRIES 3058 PANHANDLE DR GRAPEVINE 760513058 PANHANDLE DR TX PARRA LINDA ESTATES Block 9 Lot 1
FERREIRA, SHAUN 3052 PANHANDLE DR GRAPEVINE 760513052 PANHANDLE DR TX PARRA LINDA ESTATES Block 9 Lot 2
CRAIN, ANDREW R 2832 LONGHORN TR GRAPEVINE 760512832 LONGHORN TR TX PARRA LINDA ESTATES Block 9 Lot 6
GRAPEVINE CITY 200 S MAIN ST GRAPEVINE 760513091 DOVE RD TX PARRA LINDA ESTATES Block 10 Lot 1
Z23_05PD23_03_070523_091306AM_d80cf22f
Z23-05.1a & PD23-03.1a 1
Email a PDF of the revised plans by June 2, 2023 at 12:00 p.m. to emarohnic@grapevinetexas.gov,
atriplett@grapveinetexas.gov, and nlgale@grapevinetexas.gov. Verify that all text is legible on an 11”x
17” sheet. Do not reproduce final copies requested below prior to Planning Staff approval.
PROJECT DESCRIPTION: Z23-05/ PD23-03; Dove Station – submitted by H Creek Development for
property located at 3051 Dove Road, platted as Block 10, Lot 2, Parra Linda Estates. The applicant is
requesting to rezone 3.78 acres from “GU”, Government Use District to “R-5.0”, Single Family District. The
applicant is also requesting a planned development overlay to deviate from but not be limited to a
reduction of setbacks, a reduction of required distance between buildings, and an increase in building
coverage and impervious lot coverage. The property is owned by Carroll ISD.
PLANNING SERVICES
Street Names
1. New Comment: Submit proposed street names for proposed looped roadway. Names change
when there is a 45-90-degree bend in the roadway. The proposed names must be provided to
Planning Services Department on a separate 8 ½”x11” paper for review and approval. Submit at
least five per street. Kosse Court was simply put on the dimensional control site plan and
landscape plan and may not be approved if it is too close to an existing street name in Grapevine
or phonetically sounds too close to an existing street name in Grapevine.
Project Narrative
1. ADDRESSED. Update project narrative to include other deviations present on site plan
including minimum lot width and depth.
2. ADDRESSED. on plans say higher quality, single story dwellings however, they are
proposing two-story.
Zoning Exhibit Sheet – Sheet 1 of 6
1. ADDRESSED. Title Block: Include both project numbers above the title block.
2. ADDRESSED. Title Block: Include total number of lots per plat checklist; differentiate between
HOA lots, residential lots and Fire Station #2 lot.
3. NOT ADDRESSED. Still says, “Zone R-5.0.” Title Block: Label existing zoning and proposed zoning:
Existing Zoning: “GU”, Governmental Use District
Proposed Zoning: “R-5.0”, Zero-Lot-Line District with Planned Development Overlay
4. ADDRESSED. Title Block: Reference Lot 1X and 21X as HOA open space lots.
5. ADDRESSED. Title Block: The lot and block series are not correct as shown. Should be Lots 1-20,
1X, and 21X, Block 2
6. ADDRESSED. Owners: Listed as Carroll Independent School District on submitted preliminary
plat. Submitted zone change/PD Overlay request stated owner/developer as H Creek
Development, LLC.
Z23-05/PD23-03 MAY 26, 2023
3051 DOVE ROAD
BLOCK 10, LOT 2
PARRA LINDA ESTATES, SECTION IV
Z23-05.1a & PD23-03.1a 2
7. ADDRESSED. Developer: Listed as Mufasa Meadows, LLC on submitted preliminary plat.
Submitted zone change/PD Overlay request stated owner/developer as H Creek Development,
LLC.
8. ADDRESSED. Zoning Exhibit Drawing: Add vicinity map.
9. ADDRESSED. Zoning Exhibit Drawing: Add purpose statement, “The purpose of this zone change
is to rezone 3.79 acres from “GU”, Governmental Use District to “R-5.0”, Zero-Lot-Line District
with a Planned Development Overlay to vary some bulk, dimensional, and setback requirements
of the “R-5.0”, Zero-Lot-Line District.
10. ADDRESSED. Zoning Exhibit Drawing: Dimension Dove Road right-of-way width.
11. ADDRESSED. Zoning Exhibit Drawing: Dimension North Kimball Avenue right-of-way width.
12. ADDRESSED. Zoning Exhibit Drawing: Rename “Kimball Road” to “North Kimball Avenue.”
13. NOT ADDRESSED. Zoning Exhibit Drawing: Add topographic contours at 5 feet.
14. ADDRESSED. Zoning Exhibit Drawing: Label existing and proposed zoning districts:
Existing Zoning: “GU”, Governmental Use District
Proposed Zoning: “R-5.0”, Zero-Lot-Line District with Planned Development Overlay
15. ADDRESSED. Zoning Exhibit Drawing: Take utility lines off the exhibit.
16. Zoning Exhibit Drawing: Complete the labeling of the bearings and distances along the
northwestern property boundaries.
17. ADDRESSED. Zoning Exhibit Drawing: Distance provided along Dove Road is not correct. It
appears to include part or all of Lot 1, Block 10, Parra Linda Estates.
18. ADDRESSED. Legal Description: description states the owner as Mufasa Meadows, LLC. All other
references on the exhibit state the owner/applicant as H Creek Development, LLC.
19. NOT ADDRESSED. Legal Description: The description appears to describe all of Block 10, Lot 1
Parra Linda Estates.
20. NOT ADDRESSED. Legal Description: References that the exhibit drawing is 6.528 acres when the
title block states the total acreage is 3.79 acres.
21. NEW COMMENT: Remove proposed street name, “Kosse Court”, from Zoning Exhibit.
22. NEW COMMENT: Two owners are now listed on the Zoning Exhibit: City of Grapevine and
Mufasa Meadows, LLC. We believe this should only be Mufasa Meadows, LLC as the exhibit does
not indicate that the Mutual Access easement is proposed to have its zoning district changed.
23. NEW COMMENT: Legal description on Zoning Exhibit describes a 6.528-acre property. Title Block
on Zoning Exhibit states total site acreage as 3.79 acres. Revisit and revise.
24. NEW COMMENT: PD project number is not complete in the Title Block. Finish out to “Z23-
05/PD23-03.”
Dimensional Control Site Plan – Sheet #2 of 6
1. NOT ADDRESSED. PD project number is not complete in the Title Block. Finish out to “Z23-
05/PD23-03.” Title Block: Include both project numbers above the title block.
2. ADDRESSED. Title Block: Include total number of lots per plat checklist; differentiate between
HOA lots, residential lots and Fire Station #2 lot.
3. NOT ADDRESSED. Still says, “Zone R-5.0.” Title Block: Label existing zoning and proposed zoning:
Existing Zoning: “GU”, Governmental Use District
Proposed Zoning: “R-5.0”, Zero-Lot-Line District with Planned Development Overlay
4. ADDRESSED. Title Block: Reference Lot 1X and 21X as HOA open space lots.
5. ADDRESSED. Title Block: The lot and block series are not correct as shown. Should be Lots 1-20,
1X, and 21X, Block 2
Z23-05.1a & PD23-03.1a 3
6. ADDRESSED. Owners: Listed as Carroll Independent School District on submitted preliminary
plat. Submitted zone change/PD Overlay request stated owner/developer as H Creek
Development, LLC.
7. ADDRESSED. Developer: Listed as Mufasa Meadows, LLC on submitted preliminary plat.
Submitted zone change/PD Overlay request stated owner/developer as H Creek Development,
LLC.
8. ADDRESSED. Site Plan Drawing: Add purpose statement, “The purpose of this zone change is to
rezone 3.79 acres from “GU”, Governmental Use District to “R-5.0”, Zero-Lot-Line District with a
Planned Development Overlay to vary some bulk, dimensional, and setback requirements of the
“R-5.0”, Zero-Lot-Line District.
9. ADDRESSED. Site Plan Drawing: Dimension the right-of-way width of Dove Road and North Kimball
Avenue.
10. NOT ADDRESSED. Page 1 of the preliminary plat was not resubmitted, only Page 2. Site Plan
Drawing: The area for each residential lot labeled does not match the area in acres in square feet
of the preliminary plat submitted to Public Works.
11. ADDRESSED. Site Plan Drawing: The right-of-way width of Street “A” is 40’. This is 10 feet less than
required for a residential street. The right-of-way width for a street cannot be varied through a
planned development overlay.
12. ADDRESSED. Site Plan Drawing: Label the adjacent zoning on Fire Station #2, “PO”, Professional
Office District.
13. ADDRESSED. Site Plan Drawing: Show 40’ mutual access easement shown on Lot 22, Block 1.
14. NOT ADDRESSED. Site Plan Drawing: Lot 17/ 16 interior lot line is less than 100’ and so is Lot
9/10 interior lot line. This needs to be added to their PD Overlay deviation list request.
15. ADDRESSED. Site Plan Drawing: 40’ wide right-of-way width for Street “A” is less than minimum
required of a 50’ width. Reduction in minimum residential street right-of-way width cannot be
accomplished through the PD Overlay request process.
16. ADDRESSED. Site Plan Drawing: Label front building lines on all lots
17. ADDRESSED. Site Plan Drawing: Lot 14 doesn’t meet minimum lot width of 50’ for R-5.0 District.
18. NOT ADDRESSED. Sheets were simply labeled with proposed street name. We requested 5 on a
separate document for review and approval by Planning Services Staff. Site Plan Drawing:
Submit proposed street name for Street “A” to Planning Services Department for review and
approval. Submit at least five.
19. ADDRESSED. Site Plan Drawing: Label North Kimball Road as North Kimball Avenue
20. ADDRESSED. Site Plan Drawing: Indicate if the existing sidewalk along Dove Road is now within
proposed residential lots or constructed within the Dove Road 80’ right-of-way.
21. ADDRESSED. Site Plan Drawing: Show existing sidewalk along North Kimball Avenue to remain
within right-of-way.
22. NOT ADDRESSED. Provide the requested data in the format below. Provide a site data summary
table on the plan sheet, utilize the table format link provided. We also need an exhibit in tabular
format that indicates all proposed lots meet the established R-5.0 requirements and proposed
PD Overlay deviations. This level of detail has not been provided.
Site Plan Data Summary Table
Item Required Plan “A” Plan “B”
General Site data
Z23-05.1a & PD23-03.1a 4
Zoning (from zoning map)
Land Use (from Zoning Ordinance; include all
applicable uses)
Number of Lots
Total Lot Area (square feet and acres)
First Floor-Building Footprint Area (square feet)
Total Building Area (square feet)
Building Height (feet/# stories)
Floor Area Ratio (ratio x.xx.1)
Front Yard Building Setback
Side Yard Building Setback
Rear Yard Building Setback
Corner Lot Side Yard Building Setback
Residential Units
Building Distance Separation
# of Studios/Efficiencies/Minimum Unit Size
# of 1 Bedrooms/Minimum Unit size
# of 2 Bedrooms/Minimum Unit size
# of 3 Bedrooms/Minimum Unit size
Total Unit Count
Residential Density (Units/Net Acreage*)
Net Acreage = Total acreage minus streets and open
space
Parking
Parking Ratio (from Zoning Ordinance)
Accessible Parking (# of spaces)
23. ADDRESSED. Add standard site plan notes found here.
24. ADDRESSED. Remove the Zoning Notes. The deviation table is sufficient.
25. ADDRESSED. Provide a screen wall or fence adjacent to the existing fire station to the
north/northwest between the proposed patio homes, consistent with Section 50, Screening.
26. ADDRESSED. Site Plan Drawing: Label existing adjacent use for Para Linda Estates, Section III,
Block 9 as “Use: Single-Family Residential.”
27. ADDRESSED. Site Plan Drawing: Label existing adjacent use for Para Linda Estates, Block 10, Lot 1
as “Use: Fire Station #2.”
28. NOT ADDRESSED. Site Plan Drawing: Show and label locations for guest parking.
29. NOT ADDRESSED. Site Plan Drawing: Show fire hydrant locations.
30. NOT ADDRESSED. Site Plan Drawing: Show proposed water, sewer and stormwater line,
manhole and inlet locations.
Z23-05.1a & PD23-03.1a 5
31. NOT ADDRESSED. Site Plan Drawing: Show and label driveway location for proposed Lot 1 and
dimension from North Kimball Avenue right-of-way.
32. ADDRESSED. Site Plan Drawing: Label Para Linda Estates, Block 10, Lot 1 as “Proposed Block 1,
Lot 22, Dove Station.”
33. ADDRESSED. Site Plan Drawing: Label open space lots, Lots 21X and 1X.
34. ADDRESSED. Zoning notes should not duplicate the PD Overlay requested deviation table. The
only note needed should be, “All residences shall have a fully automated sprinkler system.”
35. ADDRESSED. Site Plan Drawing: What the Lot 1 and Lot 2 “ghosted” in within the proposed
Street “A”?
36. NOT ADDRESSED. Site Plan Drawing: Show locations of proposed light poles. NOTE: Light fixtures
excluding accent lighting of architectural building features and lighting of public art or public
monuments shall be mounted no higher than the highest point of the primary structure on the
property. In no case shall light poles be greater than 30 feet in height.
37. NEW COMMENT: Two owners are now listed on the Dimensional Control Site Plan: City of
Grapevine and Mufasa Meadows, LLC. We believe this should only be Mufasa Meadows, LLC as
the exhibit does not indicate that the Mutual Access easement is proposed to have its zoning
district changed.
Landscape Plan – Sheet # 3 of 6
1. ADDRESSED. Provide a landscape plan consistent with Subsection 53.E of the Zoning Ordinance.
2. NOT ADDRESSED. PD project number is not complete in the Title Block. Finish out to “Z23-
05/PD23-03.” Title Block: Include both project numbers above the title block.
3. ADDRESSED. Title Block: Include total number of lots per plat checklist; differentiate between
HOA lots, residential lots and Fire Station #2 lot.
4. NOT ADDRESSED. Still says, “Zone R-5.0.” Title Block: Label existing zoning and proposed zoning:
Existing Zoning: “GU”, Governmental Use District
Proposed Zoning: “R-5.0”, Zero-Lot-Line District with Planned Development Overlay
5. ADDRESSED. Title Block: Reference Lot 1X and 21X as HOA open space lots.
6. ADDRESSED. Title Block: The lot and block series are not correct as shown. Should be Lots 1-20,
1X, and 21X, Block 2
7. NOT ADDRESSED. Two owners are now listed on the Zoning Exhibit: City of Grapevine and
Mufasa Meadows, LLC. We believe this should only be Mufasa Meadows, LLC as the exhibit does
not indicate that the Mutual Access easement is proposed to have its zoning district changed.
8. ADDRESSED. Owners: Listed as Carroll Independent School District on submitted preliminary
plat. Submitted zone change/PD Overlay request stated owner/developer as H Creek
Development, LLC.
9. ADDRESSED. Developer: Listed as Mufasa Meadows, LLC on submitted preliminary plat.
Submitted zone change/PD Overlay request stated owner/developer as H Creek Development,
LLC.
9. ADDRESSED. Landscape Plan Drawing: Add purpose statement, “The purpose of this zone
change is to rezone 3.79 acres from “GU”, Governmental Use District to “R-5.0”, Zero-Lot-Line
District with a Planned Development Overlay to vary some bulk, dimensional, and setback
requirements of the “R-5.0”, Zero-Lot-Line District.
10. NOT ADDRESSED. Provide the requested data in the format below. Provide a landscape data
summary table on the plan sheet, utilize the table format link provided and below:
Z23-05.1a & PD23-03.1a 6
11. NOT ADDRESSED. Light fixtures note not included. Add the following standard notes:
a. Shrubs shall be a minimum of two (2) feet in height when measured immediately after
planting. Hedges, where installed, shall be planted and maintained to form a
continuous, unbroken, solid, visual screen which will be three (3) feet high within one
(1) year after time of planting.
b. All requirements of the City of Grapevine soil erosion control ordinance shall be met
during the period of construction.
c. Light fixtures excluding accent lighting of architectural building features and lighting of
public art or public monuments shall be mounted no higher than the highest point of
the primary structure on the property. In no case shall light poles be greater than 30
feet in height.
d. No parking permitted in striped fire lanes.
12. INFORMATIONAL. Refer to Section 52, Tree Preservation and Section 53, Landscaping Regulations –
Minimum size of new tree plantings is 3” caliper trees; list of permissible trees (two lists) found in
our Zoning Ordinance. The two tree lists are separated by parking area planter island trees and
perimeter tree requirements. Can remove trees in any utility easement, proposed building footprint
and parking area. Protected trees, minimum 3” caliper in size. If “trash trees” are over 10” in size,
they are considered protected.
Landscape Plan Data Summary Table
Item Required Plan “A” Plan “B”
Open
Space
Lot 1X
Open
Space
Lot
21X
Landscape Area
Landscape Perimeter Area (square
feet)
Interior Landscape Area-Parking Lot
Landscaping (square feet)
Additional Interior Landscape Area
Other Landscape Area within the lot
(square feet)
Total Landscape Area
Building Footprint Area (square
feet)
Area of Sidewalks, Pavement &
other Impervious Flatwork (square
feet)
Other Impervious Area
Total Open Space (square feet and
percentage)
Total Impervious Area (square feet
and percentage)
Z23-05.1a & PD23-03.1a 7
13. INFORMATIONAL. No tree removal is allowed prior to applying for a building permit. Clearing the lot
of trees prior to applying for a building permit will result in a fine of $320/in.
14. NOT ADDRESSED. Indicate which trees proposed for removal versus preservation. Place an “X” or
triangle symbol over all trees to be removed.
15. NOT ADDRESSED. Indicate how much open space will be reserved with the proposed residential
development. Per Subsection 51.C.3.a, Character and Minimum Area, 300 square feet per dwelling
unit is required in a R-TH district. Indicate through notes that the reserved open space will be
dedicated to the homeowner’s association and privately maintained by the homeowner’s
association.
16. ADDRESSED. What is the “Existing Tree” in the legend? Existing trees on the Landscape Plan should
be labeled with their species, size, and condition.
17. NEW COMMENT: Two owners are now listed on the Zoning Exhibit: City of Grapevine and Mufasa
Meadows, LLC. We believe this should only be Mufasa Meadows, LLC as the exhibit does not
indicate that the Mutual Access easement is proposed to have its zoning district changed.
Building Elevations and Plot Plans – Sheets # 4 and 5 of 6
1. ADDRESSED. Combine the Plan “A” elevations to the same sheet as the Plan “A” plot plan. Shrink
graphics if need-be.
2. ADDRESSED. Combine the Plan “B” elevations to the same sheet as the Plan “B” plot plan. Shrink
graphics if need-be.
3. ADDRESSED. Add Title Block and Signature Block.
4. ADDRESSED. Title Block: Include both project numbers above the title block.
5. ADDRESSED. Title Block: Include total number of lots per plat checklist; differentiate between HOA
lots, residential lots and Fire Station #2 lot.
6. ADDRESSED. Title Block: Label existing zoning and proposed zoning:
Existing Zoning: “GU”, Governmental Use District
Proposed Zoning: “R-5.0”, Zero-Lot-Line District with Planned Development Overlay
7. ADDRESSED. Title Block: Reference Lot 1X and 21X as HOA open space lots.
8. ADDRESSED. Title Block: The lot and block series are not correct as shown. Should be Lots 1-20, 1X,
and 21X, Block 2
9. ADDRESSED. Owners: Listed as Carroll Independent School District on submitted preliminary plat.
Submitted zone change/PD Overlay request stated owner/developer as H Creek Development, LLC.
10. ADDRESSED. Developer: Listed as Mufasa Meadows, LLC on submitted preliminary plat. Submitted
zone change/PD Overlay request stated owner/developer as H Creek Development, LLC.
Z23-05.1a & PD23-03.1a 8
11. ADDRESSED. Building Elevations and Plot Plan Drawing: Add purpose statement, “The purpose of
this zone change is to rezone 3.79 acres from “GU”, Governmental Use District to “R-5.0”, Zero-Lot-
Line District with a Planned Development Overlay to vary some bulk, dimensional, and setback
requirements of the “R-5.0”, Zero-Lot-Line District.
12. ADDRESSED. Plot Plans: Dimension length and width of parking pad in front of the garage on each
plot plan, minimum to parking spaces which are a minimum 9’x18’ each.
13. COMMENT RESCINDED. Building Elevations: Dimension length and width of front of the garage on
each building elevation.
14. ADDRESSED. Label and dimension height of all elevations to the tallest point.
15. ADDRESSED. For each building elevation provide a table indicating the amount of materials used,
and the percentage each material covers. An example table is provided below for a 1,000 square
foot facade:
South Elevation
Brick 500 sq. ft. (50%)
Stone 400 sq. ft. (40%)
Glass 50 sq. ft. (5%)
Metal 50 sq. ft. (5%)
TOTAL
(excluding doors and windows)
1,000 sq. ft. (100%)
Photometric Plan – Sheet Not Provided, Sheet # 6 of 6
1. ADDRESSED. Provide a photometric plan or add a note to the site plan stating that all outdoor
illumination shall meet the requirements of Section 55. Performance Standards
2. No Longer Applies as Comment #1 requested a note to be provided. Provide a Title Block.
3. No Longer Applies as Comment #1 requested a note to be provided. Provide a
signature/approval block.
4. No Longer Applies as Comment #1 requested a note to be provided. Provide a site plan showing
the location and mounted height of all exterior lights on a 24”x36” sized sheet. Fixture spec
sheet with description, top and side drawing, and indication of lumen ration. Point-by-point foot
candle photometric plan showing the location and aim of exterior lighting at the developed area
and property lines.
5. No Longer Applies as Comment #1 requested a note to be provided. Site Plan Drawing: Show
locations of proposed light poles. NOTE: Light fixtures excluding accent lighting of architectural
building features and lighting of public art or public monuments shall be mounted no higher than
the highest point of the primary structure on the property. In no case shall light poles be greater
than 30 feet in height.
Reduce light levels at ground level of all property lines of the subject property to the following
levels based on the zoning of the adjacent properties:
• Single-family – 0.2 foot-candles
• Multi-family – 0.5 foot-candles
• Non-residential districts, streets – 3.0 foot-candles
Z23-05.1a & PD23-03.1a 9
• Industrial districts – 5.0 foot-candles
6. No Longer Applies as Comment #1 requested a note to be provided. The following notes shall
be included on the photometric plan:
1. All on-site electrical conductors associated with new construction shall be located
underground.
2. Illuminated signage was included in the determination of the illumination levels.
PUBLIC WORKS
Contact Paul Lee - Civil Engineer, Elizabeth Reynold EIT or Cristin Turner (Platting) – Civil
Engineer at 817.410.3136 for the following comments:
1. Drive entrance on to Kimball and location of fire station drive do not allow for stacking traffic
coming out of both the neighborhood and the fire station.
2. Driveway locations for lot 1 will have location issues that will need to keep distance from the
entrance to the subdivision.
3. Some of the lots appear too narrow to have driveways, drive entrances out on to Dove will not
be permitted.
4. Knuckle layout for roadway does not work. The roadway distance is too short making the
knuckles too close together to be effective.
5. Fire Station Sight distance for emergency access will be required. Rezone changing setback may
require emergency signal Sight distance issues will occur with the driveway of the fire station on
Dove and the fences that will be put up with the home. An appropriate site distance easement
will need to be determined with input from fire.
6. Waterline connection cannot wrap around house. Another route for the line will need to be
located.
7. The boundary for the development plans and plat must include the right of way to be dedicated
for the entrance off Kimball.
8. Some of the easements on this lot are shared with the neighboring lot and will need to be
abandoned appropriately.
9. Minimum Street Centerline Radius of 300 feet per APPENDIX E - CONSTRUCTION STANDARDS,
ARTICLE I. - STANDARDS OF DESIGN, Item 2.3.
10. Does not meet Cul-de-sac requirements set forth in APPENDIX E - CONSTRUCTION STANDARDS,
ARTICLE I. - STANDARDS OF DESIGN, Item 2.7. Must meet needs for solid waste and street
sweeper.
11. Curb Returns shall have minimum of 30’ Radius APPENDIX E - CONSTRUCTION STANDARDS,
ARTICLE I. - STANDARDS OF DESIGN, Item 2.10
12. Grading sheets need to be provided.
13. Detention currently exists on the old Food lion parking lot per reference drawings. Engineer
needs to show no downstream drainage issue per "Downstream Property Owner's Permission"
requirements (Article I, Item 3, paragraph 3.2.8 of Appendix E) and "Downstream Structures;
Structural Improvements" requirements (Article I, Item 3, paragraphs 3.2.9 and 3.2.9.1).
14. Electrical layout will need to be included in the utility set.
15. Storm line behind houses is problematic. An alternative drainage solution needs to be found.
BUILDING SERVICES
Contact Larry Gray – Building Official at 817.410.3165 or lgray@grapevinetexas.gov to discuss
the following:
1. Note on plans say higher quality, single story dwellings however, they are proposing two-story.
Z23-05.1a & PD23-03.1a 10
FIRE MARSHALL
Contact Bryan Parker - Fire Marshal at 817.410.4420 or bparker@grapevinetexas.gov for the
following comments:
1. Turn radius does not work.
PARKS
Contact Kathy Nelson – Capital Improvements Program Manager at 817.410.3394 or
knelson@grapevinetexas.gov to discuss the following:
1. No comments.
____________________________________________________________________
Email a PDF of the revised final plans by June 2, 2023, at 12:00 p.m. to emarohnic@grapevinetexas.gov,
atriplett@grapveinetexas.gov, and nlgale@grapevinetexas.gov. Verify that all text is legible on an 11”x
17” sheet. Do not reproduce final copies requested below prior to Planning Staff approval.
Please direct all questions to Erica Marohnic or Albert Triplett at (817) 410-3155.
Z23-05.4 and PD23-03.4 1
TO: HONORABLE MAYOR, CITY COUNCIL MEMBERS AND THE
PLANNING AND ZONING COMMISSION
FROM: BRUNO RUMBELOW, CITY MANAGER
ERICA MAROHNIC, PLANNING SERVICES DIRECTOR
MEETING DATE: JULY 18, 2023
SUBJECT: DEVELOPMENT SERVICES TECHNICAL REPORT OF ZONE
CHANGE APPLICATION Z23-05 AND PLANNED
DEVELOPMENT OVERLAY REQUEST PD23-03
APPLICANT: Mufasa Meadows, LLC
PROPERTY LOCATION AND SIZE:
The subject property is addressed as 3051 Dove
Road. The site contains approximately 3.79 acres
with approximately 386 feet of frontage along Dove
Road and 100 feet of frontage along North Kimball
Avenue.
REQUESTED ZONE CHANGE AND PLANNED DEVELOPMENT OVERLAY
COMMENTS:
The applicant is requesting to rezone 3.79 acres from “GU”, Governmental Use District
to “R-5.0” Zero-Lot-Line District for the development of a new residential subdivision and
a planned development overlay to allow deviations from but not be limited to a reduction
of building setbacks, a reduction of required distance between buildings, reduction in
minimum lot depth and an increase in building coverage and impervious lot coverage.
It is the applicant’s intent to develop 19 single-family detached residential lots, two open
space lots, and a public right-of-way for a new residential subdivision adjacent to the
existing residential development to the south/southeast, zoned “R-7.5”, Single-Family
District, and City of Grapevine’s Fire Station #2, zoned “PO”, Professional Office District,
to the north/northwest. The subject site was developed in 1991 as a Food Lion grocery
store, approximately 32,211 square feet, with the sale, storage and off-premise
consumption of alcoholic beverages (beer only). The property was most recently owned
Z23-05.4 and PD23-03.4 1
by the Carroll Independent School District and operated as an administration building and
storage.
As proposed, the development shows 19 single-family detached lots and one open space
lot wrapping around the exterior property boundary with one internal point of access and
public right-of-way off of North Kimball Avenue. The existing access through Fire Station
#2 to North Kimball Avenue and driveway on Dove Road would be removed and no
through connection is proposed. A large, 6,410 square foot open space lot is present
within the proposed right-of-way acting as a focal point for the proposed development.
The planned development overlay request is stated as needed to allow for larger floor
plate/units on smaller lots. The table below details minimum and maximum development
standards in the “R-5.0” Zero-Lot-Line District compared to the requested planned
development overlay standards:
Requirement R-5.0 PD Deviation Difference (+/-)
Maximum Building Coverage 40% 55% +15%
Maximum Impervious Surface Area 60% 70% +10%
Front Yard Depth 25 feet 20 feet -5 feet
Rear Yard Depth 25 feet 15 feet -10 feet
Side Yard Depth 6 feet 5 feet -1 foot
Minimum Lot Depth 100 feet 92 feet -8 feet
Distance Between Buildings 12 feet 10 feet -2 feet
Proposed Lots 1-9 are adjacent to existing Block 9, Parra Linda Estates, Section III. The
range of proposed lot widths adjacent to the existing single-family subdivision is 50 feet
to 111 linear feet while the lot width range for Block 9, Parra Linda Estates, Section III is
between 65 and 75 linear feet in width. Dove Station is not proposed to connect to Parra
Linda Estates.
PRESENT ZONING AND USE:
The property is currently zoned “GU”, Governmental Use District and is occupied by
32,211 square foot grocery store building and associated parking most recently utilized
as office and storage space.
HISTORY OF TRACT AND SURROUNDING AREA:
The subject property, Block 10, Lot 2, Parra Linda Estates, was zoned “C-2”, Community
Business prior to the 1984 City-wide Rezoning at which time it was rezoned to “CN”,
Neighborhood Commercial District. The remainder of Parra Linda Estates residential
subdivision to the south was rezoned from “R-1”, Single-Family to “R-7.5”, Single-Family
District in the City-wide Rezoning.
• On August 20, 1991, City Council approved conditional use request CU1991-10
(Ord. 1991-54) for the sale, storage, and off-premise consumption of alcoholic
Z23-05.4 and PD23-03.4 1
beverages (beer only) and operate a grocery store with floor area open to the
public containing more than 9,500 square feet. The approval also included a waiver
to Subsection 47.E.2, Site Plan Application.
• On December 17, 1996, City Council approved a zone change request Z1996-21
(Ord. 1996-101) for the subject property from “CN”, Neighborhood Commercial
District to “GU”, Governmental Use District in order to utilize the former grocery
store as office space and a storage facility for the Carroll Independent School
District.
SURROUNDING ZONING AND EXISTING LAND USE:
NORTH: “PO”, Professional Office District and “R-7.5”, Single Family District
– Fire Station #2, Harwell Addition and Pecan Gap Addition
SOUTH: “R-7.5”, Single Family District – Parra Linda Estates
EAST: “R-7.5”, Single Family District – Parra Linda Estates
WEST: City of Southlake
AIRPORT IMPACT:
The subject tract is not located within any of the noise zones as defined on the “Aircraft
Sound Exposure: Dallas/Fort Worth Regional Airport Environs” map.
MASTER PLAN APPLICATION:
The Master Plan designates the subject site as (GU) Governmental Use. The applicant’s
proposal is not compliant with the Master Plan.
THOROUGHFARE PLAN APPLICATION:
The City’s Thoroughfare Plan designates Dove Road as a Type “B”, Major Arterial
requiring 80 feet of right-of-way developed as four lanes with a turn lane. North Kimball
Avenue is designated a Type “E”, Collector requiring 75 feet of right-of-way developed as
four lanes.
/em
ORDINANCE NO. 2023-
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS GRANTING ZONING CHANGE Z23-
05 FOR BLOCK 2, LOTS 1-19, 20X, 21X, DOVE STATION
ADDITION, BEING SITUATED IN THE CITY OF
GRAPEVINE, TARRANT COUNTY, TEXAS (3051 DOVE
ROAD) MORE FULLY AND COMPLETELY DESCRIBED IN
THE BODY OF THIS ORDINANCE; ORDERING A CHANGE
IN THE USE OF SAID PROPERTY FROM “GU”,
GOVERNMENTAL USE DISTRICT TO "R-5.0”, ZERO-LOT-
LINE DISTRICT; CORRECTING THE OFFICIAL ZONING
MAP; PRESERVING ALL OTHER PORTIONS OF THE
ZONING ORDINANCE; PROVIDING A CLAUSE RELATING
TO SEVERABILITY; DETERMINING THAT THE PUBLIC
INTERESTS, MORALS AND GENERAL WELFARE
DEMAND A ZONING CHANGE AND AMENDMENT
THEREIN MADE; PROVIDING A PENALTY OF FINE NOT
TO EXCEED THE SUM OF TWO THOUSAND DOLLARS
($2,000.00); DECLARING AN EMERGENCY AND
PROVIDING AN EFFECTIVE DATE
WHEREAS, applications were made to amend the Official Zoning Map, City of
Grapevine, Texas by making applications for same with the Planning and Zoning
Commission of the City of Grapevine, Texas as required by State statutes and the zoning
ordinances of the City of Grapevine, Texas and all the legal requirements, conditions and
prerequisites having been complied with, the case having come before the City Council
of the City of Grapevine, Texas after all legal notices, requirements, conditions and
prerequisites having been complied with; and
WHEREAS, the City Council of the City of Grapevine, Texas at a public hearing
called by the City Council did consider the following factors in making a determination as
to whether these requested changes should be granted or denied; safety of the motoring
public and the pedestrians using the facilities in the area immediately surrounding the
site; safety from fire hazards and measures for fire control, protection of adjacent property
from flood or water damages, noise producing elements and glare of the vehicular and
stationary lights and effect of such lights on established character of the neighborhood,
location, lighting and types of signs and relation of signs to traffic control and adjacent
property, street size and adequacy of width for traffic reasonably expected to be
generated by the proposed use around the site and in the immediate neighborhood,
adequacy of parking as determined by requirements of this ordinance for off-street
parking facilities, location of ingress and egress points for parking and off-street locating
spaces, and protection of public health by surfacing on all parking areas to control dust,
effect on the promotion of health and the general welfare, effect on light and air, the effect
on the transportation, water sewerage, schools, parks and other facilities; and
Ordinance No. 2023- 2 Z23-05
WHEREAS, the City Council of the City of Grapevine, Texas at a public hearing
called by the City Council of the City of Grapevine, Texas did consider the following
factors in making a determination as to whether this requested change should be granted
or denied; effect on the congestion of the streets, the fire hazards, panics and other
dangers possibly present in the securing of safety from same, the effect on the promotion
of health and the general welfare, the effect on adequate light and air, the effect on the
overcrowding of the land, the effect on the concentration of population, the effect on the
transportation, water, sewerage, schools, parks and other public facilities; and
WHEREAS, the City Council further considered among other things the character
of the district and its peculiar suitability for particular uses and with the view to conserve
the value of buildings, encourage the most appropriate use of land throughout this city;
and
WHEREAS, the City Council of the City of Grapevine, Texas does find that there
is a public necessity for the zoning change, that the public demands it, that the public
interest clearly requires the amendment, that the zoning changes do not unreasonably
invade the rights of those who bought or improved property with reference to the
classification which existed at the time their original investment was made; and does find
that the change in zoning lessens the congestion in the streets, helps secure safety from
fire, panic and other dangers; promotes health and the general welfare; provides
adequate light and air; prevents the overcrowding of land; avoids undue concentration of
population; facilitates the adequate provisions of transportation, water, sewerage,
schools, parks and other public requirements; and
WHEREAS, the City Council of the City of Grapevine, Texas has determined that
there is a necessity and need for this change in zoning and has also found and determined
that there has been a change in the conditions of the property surrounding and in close
proximity to the property requested for a change since this property was originally
classified; and, therefore, feels that a change in zoning classification for the particular
piece of property is needed, is called for, and is in the best interest of the public at large,
the citizens of the City of Grapevine, Texas and helps promote the general health, safety,
and welfare of this community.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF GRAPEVINE, TEXAS:
Section 1. That the City of Grapevine Ordinance No. 82-73, being the
Comprehensive Zoning Ordinance of the City of Grapevine, Texas same being also
known as Appendix "D" of the City Code of Grapevine, Texas, be, and the same is hereby
amended and changed by Zoning Application Z23-05 to rezone the following described
property to-wit: being 3.79 acre tract platted as Block 1, Lots 1-19, 20X, 21X, Dove Station
Addition, Tarrant County, Texas (3051 Dove Road), more fully and completely described
in Exhibit "A", attached hereto and made a part hereof, which was previously zoned “GU”,
Ordinance No. 2023- 3 Z23-05
Governmental Use District is hereby changed to “R-5.0”, Zero-Lot-Line District, all in
accordance with Comprehensive Zoning Ordinance No. 82-73, as amended.
Section 2. The City Manager is hereby directed to correct the official zoning
map of the City of Grapevine, Texas to reflect the herein change in zoning.
Section 3. That in all other respects, the use of the tract or tracts of land herein
above described shall be subject to all the applicable regulations contained in said City
of Grapevine zoning ordinances and all other applicable and pertinent ordinances of the
City of Grapevine, Texas.
Section 4. That the zoning regulations and districts as herein established have
been made in accordance with the comprehensive plan for the purpose of promoting
health, safety, morals and the general welfare of the community. They have been
designed with respect to both present conditions and the conditions reasonably
anticipated to exist in the foreseeable future, to lessen congestion in the streets; to secure
safety from fire, panic, flood and other dangers; provide adequate light and air; to prevent
overcrowding of land, to avoid undue concentration of population; facilitate the adequate
provisions of transportation, water, sewerage, drainage and surface water, parks and
other public requirements, and to make adequate provisions for the normal business,
commercial needs and development of the community. They have been made with
reasonable consideration, among other things, of the character of the district, and its
peculiar suitability for the particular uses and with a view of conserving the value of
buildings and encouraging the most appropriate use of land throughout the community.
Section 5. This ordinance shall be cumulative of all other ordinances of the City
of Grapevine, Texas affecting zoning and shall not repeal any of the provisions of said
ordinances except in those instances where provisions of those ordinances are in direct
conflict with the provisions of this ordinance.
Section 6. That the terms and provisions of this ordinance shall be deemed to
be severable and that if the validity of the zoning affecting any portion of the tract or tracts
of land described herein shall be declared to be invalid, the same shall not affect the
validity of the zoning of the balance of the tract or tracts of land described herein.
Section 7. Any person violating any of the provisions of this ordinance shall be
deemed guilty of a misdemeanor and upon conviction thereof shall be fined in a sum not
to exceed two thousand dollars ($2,000.00) and a separate offense shall be deemed
committed upon each day during or on which a violation occurs or continues.
Section 8. The fact that the present ordinances and regulations of the City of
Grapevine, Texas, are inadequate to properly safeguard the health, safety, morals, peace
and general welfare of the inhabitants of the City of Grapevine, Texas, creates an
emergency for the immediate preservation of the public business, property, health, safety
and general welfare of the public which requires that this ordinance shall become effective
from and after the date of its final passage, and it is accordingly so ordained.
Ordinance No. 2023- 4 Z23-05
PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS on this the 18th day of July, 2023.
APPROVED:
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William D. Tate
Mayor
ATTEST:
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Tara Brooks
City Secretary
APPROVED AS TO FORM:
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Matthew C.G. Boyle
City Attorney