HomeMy WebLinkAboutItem 06 - The Reserve at Bear CreekTO- HONORABLE MAYOR, CITY COUNCIL MEMBERS AND THE
PLANNING AND ZONING COMMISSION
FROM- BRUNO RUMBELOW, CITY MANAGER
ERICA MAROHNIC, PLANNING SERVICES DIRECTOR
MEETING DATE- NOVEMBER 21, 2023
SUBJECT- PLANNING SERVICES TECHNICAL REPORT OF PLANNED
DEVELOPMENT OVERLAY PD23-04, THE RESERVE AT BEAR
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APPLICANT- Wright Group, Architects -Planners
PROPERTY LOCATION AND SIZE -
The subject property is located at 4201 State
Highway 360 and is platted as The Reserve at Bear
Creek. The subject property is comprised of 13.65
acres and has approximately 975 feet of frontage
along Euless -Grapevine Road and 2,400 feet of
frontage along the northbound State Highway 360
service road.
REQUESTED PLANNED DEVELOPMENT OVERLAY AND COMMENTS -
The applicant is requesting a planned development overlav to deviate from, but not be
limited to lot size, side vard setback, front vard setback, lot width, lot depth, maximum
building height, and to allow front entry garages for lots less than 40-feet in width in
coniunction with a townhouse development. This request amends the previously approved
PD22-03 (Ord. 2022-26), specifically to increase the number of lots from 69 to 71.
On June 19, 2018, City Council approved Z18-03 to rezone 13.65 acres from "R-7.5",
Single -Family District to "R-TH", Townhouse District for the development of a 69-unit
townhouse development. The City Council also approved PD18-02 (Ord. 2018-051) to
allow for a planned development overlay to deviate from, but not be limited to lot size, side
yard setbacks, front yard setbacks, lot width, lot depth, maximum building height, and to
allow front entry garages for lots less than 40-feet in width. Civil construction began but
was not completed. Since that time, PD18-02 had expired and the applicant applied for a
planned development overlay, PD22-03 (Ord. 2022-026), with the same request as PD18-
02 which added a request to increase proposed building height to 38-feet. Since that time,
PD22-03 expired in April 2023. The current request, PD23-04 is for a planned
development overlay with all previously approved planned development requests and to
add two residential lots for a total of 71-townhouse lots. The two additional lots will be
taken from existing Lot 6X, removing the previously approved amenity center, cabana, and
pool. No other changes are proposed in accordance with this request.
Case Number
Number of
Residential Lots
Minimum Lot Size
Front yard setback
Side yard setback
Lot Width
Lot Depth
Maximum Height
PD18-02
69
2,424 sf
20 ft.
5 ft.
28 ft.
78 ft.
3 stories/ 45 ft
PD22-03
69
2,424 sf
20 ft.
5 ft.
28 ft.
78 ft
3 stories/ 38 ft.
PD23-04
71
2,412 sf
20 ft.
5 ft.
28 ft.
78 ft
3 stories/ 38 ft
Relative to the planned development overlay, the applicant proposes the following
deviations from the "R-TH", Townhouse District regulations:
• Lot size: for lots less than 40-feet in width, the minimum lot size is 2,550 square
feet. The applicant is requesting a minimum lot size of 2,412 square feet.
Side yard setback: a minimum side yard of 15-feet is required for each end unit in a
row of townhouses containing three or more units. The applicant is requesting a
reduction in this requirement to five feet. Side yards adjacent to a dedicated public
street shall be a minimum of 25 feet. For Lots 11 and 13, Block 3 the applicant is
requesting a reduction of approximately three feet for Lot 11 and a complete
reduction of this requirement at the northeast corner of the lot.
• Front yard setback: the ordinance requires the face of a front entry garage be set
back no less than 25-feet from the sidewalk. The applicant is requesting a reduction
of this requirement to 20 feet.
• Lot width: the minimum lot width shall be 30-feet. The applicant is requesting a
minimum lot width of 28 feet.
• Lot depth: for lots less than 40 feet in width the minimum lot depth is 85-feet. The
applicant is requesting a minimum lot depth of 78-feet.
• The maximum height of principal structures shall be two stories, not to exceed 35-
feet. The applicant proposes the townhouse structures be three stories and 38-feet
in height.
PD23-04 2
• Private garages on lots having a minimum width of less than 40-feet must be
entered from the side or rear. The applicant is requesting that all lots be accessed
from the front.
The applicant intends to develop 71-townhouse units, three stories in height on the subject
property with two points of access to the northbound service road of State Highway 360.
All streets within the proposed townhouse development will be public streets developed to
city standards. The entrances and central street through the development will be
dedicated as 50-foot right-of-way with 31-feet of pavement for a two-way driving lane. The
three circular drives shown on the plan are proposed to be one-way streets with a
dedicated 42-foot right-of-way with 25-feet of pavement for a one-way driving lane. The
applicant has included 40 parking spaces in the circular drive areas of the development to
provide additional parking for visitors that also serves to affirm the one-way orientation of
the three, one-way portions within the project.
Density for the project is 5.05 dwelling units per acre; a maximum of nine dwelling units per
acre is allowed within the "R-TH" Townhouse District. The smallest lot size in the proposed
development is 2,412 square feet and the largest is 3,974 square feet. The average lot
size is 2,725 square feet.
The applicant has stated that there are several unique challenges relative to the
development of the property, such as existing Trinity River Authority easements, floodplain
limitations, highway frontage and irregular shape, which are mitigated/offset by:
• Landscape buffering from the State Highway 360 service road and creation of
internal open space;
• Creation of curvilinear internal streets and internal park land;
• Donating three plus acres of land for park dedication, providing and building
connection to the city-wide trail system, and contributing funds necessary to
connect the trail under State Highway 360 to provide access to the new dog park;
and
PRESENT ZONING AND USE:
The property is currently zoned "R-TH", Townhouse District and is partially developed with
utilities and streets.
HISTORY OF TRACT AND SURROUNDING AREA:
The subject property and surrounding properties to the north, south and west were zoned
"R-1 ", Single -Family Dwelling District prior to the 1984 City-wide Rezoning. The property
PD23-04 3
to the east was zoned" 1 -2", Heavy Industrial District prior to the 1984 City-wide Rezoning.
On June 19, 2018, City Council approved Z18-03 (Ord. 2018-50) and PD18-02
(Ord. 2018-051) to rezone 13.65 acres from "R-7.5", Single Family District to "R-
TH", Townhouse District for the development of a 69-unit townhouse development.
The applicant sought a planned development overlay to deviate from, but not be
limited to lot size, side yard setback, front yard setback, lot width, lot depth,
maximum building height, and to allow front entry garages for lots less than 40 feet
in width. Construction began but was not completed before it expired.
On April 19, 2022, City Council approved PD22-03 (Ord. 2022-026) for a planned
development overlay to deviate from, but not be limited to lot size, side yard
setback, front yard setback, lot width, lot depth, maximum building height of 38-feet,
and to allow front entry garages for lots less than 40 feet in width. Construction
began but was not completed before it expired.
SURROUNDING ZONING AND EXISTING LAND USE:
NORTH: "PID", Planned Industrial Development District - vacant
undeveloped property
SOUTH: State Highway 360 right-of-way
EAST: "PCD", Planned Commerce Development District and D/FW
International Airport - vacant undeveloped property and vacant
undeveloped airport property
WEST: "PID", Planned Industrial Development District and State Highway
360 right-of-way - vacant undeveloped property
AIRPORT IMPACT:
Approximately two thirds of 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 and an approximate one third portion of the tract is located within "Zone A" Zone of
Minimal Effect as defined on the "Aircraft Sound Exposure: Dallas/Fort Worth Regional
Airport Environs" Map. Few activities will be affected by aircraft sounds in "Zone A" except
for sound sensitive activities such as auditoriums, churches, schools, hospitals, and
theaters. The applicant's proposal is an appropriate use in this noise zone.
MASTER PLAN APPLICATION:
Map 2: Land Use Plan of the Comprehensive Master Plan designates the subject property
as Commercial/Mixed (C/MU) land use. The applicant's request is not compliant with the
Master Plan.
PD23-04 4
THOROUGHFARE PLAN APPLICATION:
The Thoroughfare Plan designates Euless -Grapevine Road as a Type "D" Minor Arterial
thoroughfare with 75-feet of right-of-way developed as four lanes.
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PD23-04 5
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,GRAPEVIN.E,
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T E IX A S
VIN
PD23-04; Reserve at Bear Creek
4201 State Highway 360
I
Date Prepared: 11/7/2023
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.
0
CITY OF GRAPEVINE
PLANNED DEVELOPMENT OVERLAY
APPLICATION
I Pmeea boenrjPPY ANTJNFORJNgTION
Na BEAR CREEK
/age any
BEAR CREEK GRAPEVINE TOWNHOMES LLC
Street address ofapagent
2548 DICKERSON SON PARKWAY
City/State/Zlp Coda dappNmM/egeN
CARROLLTON, TX 75W6
TeATp=�enumber of appNcant/e9ent- Fax number dapplicent/epent
214-392-7863 214-317-4900
Email address de /e t M2,t392-786'2774 be
3 rof apokant/agent
214-
AppAcam's interest m su4uucf prperty
OWNERS
I PART Z,pR�pEA INFORMATION
Street ress o s prtpe
4201 STATE HIGHWAY 360
1 Legal Wscdpdon of sublecl prommy(metas 4 bounds must be described on 8 l/Yx 11"sheet)
Ld Bb Ackhtum
Sim of sub/ed property
1365 Acres
Present zoning Nessdkaa'on: Pmposeduseof hopropedy
R-TH TOWN HOME RESIDENTIAL
Mmlmum/maxomm oldrtct s request
Zoning on hnann pmWsbn requesting mnAmon hom
IPART3.PRPPERTY OWNER INFORMATION
Nsmedcuna pmpe owner
BEAR CREEK GRAPEVINE TOWNHOMES, LLC
Sbeef address ofpmPedy owner
2548 DICKERSON PARKWAY
Coy/Stab/Zip Code&Pm edy owner
CARROLLTON, TX 75006
Telephone mimberdpropertyowner
214-566-6766
594,594
Fax numbs of pmpedy owner
214-3174900
T,v,-oy
Sauare fnntane
❑ Submit a lefterdescdbing the proposed Planned Development and note the requestno the site plan document.
❑ Describe any special requirements or cmrbhons that recluse dewabon of the zoning district regulations.
❑ Describe whether the proposed overlay mil, or will not cause substantial harm to the value, use or enjoyment of other property in
the neighborhood
❑ Describe how the proposed planned development will add to the value, use or enjoyment of other property m the neighborhood.
❑ The site plan suu44//nniss�lorII shall/neat tt� rypmremenGs o/Section 4Z Site Plan/uirenrents.
All planned deve�opmrend overlay appficah'ons am assumed to be complete w/�en fi'adand wig be placed on the agenda for public
hearing at the discretion of the staff. Based on the size of the agenda, your application may be scheduled to a later date.
❑ Allpublic hearings will be opened and teshmonygiven by applicants and interested citizenry Publicheadngs maybe cominuedto
how Honor ormajod approved with a planned development overlay can only be approvedby
process.
mrements asset forth by the application forplanned development ovedayand acknowledge
DEVELOPMENT OVERLAY REQUEST SIGN OI
BEAR CREEK GRAPEVINE TOWNHOMES LLC
Print Applicant's Name.
The Stale Or �E1CN S
Cormty0f NO"
Before Nle �L SA fJ
(rotary)
AND PLACE A PLANNED
on this dey pernowly appeani AI A3-ALT
(applicant)
known M me (or proved M me on the meth of card or other doanned) in be the parson whose name is subscribed to the foregoing mahument and
acknowledged to me Met he executed the same for the purposes and conrsderation thereto expressed
(Scrag Given untlsrmY heMentlseelofoMx fMs �Qa deyof (t)tA.D. kJ0 23
BEAR CREEK GRAPEVINE TOWNHOMES, LLC
Print ProPerfy Owners Name:
The Slate Of T��wn'-�)LI'a S
County Of I>"at - L
Behlre Me kbiK FL 4MP
("ry)
Nomry In AM For re Dpjn'�e-' 1A �
ON.u13t2mro
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P ire air Hawn:
on me daypersonany appeared 2,41i-aB r-fc.l
(pmpemr owned
known to me (orproved to me on the oath d card or abler document) to be Me person whose name rs subsciibec to fire foregoing Msfrumem and
ackri wedged m rea that he executed the same for the purposes and mm instabon therm expressed
(Seag Gfven urdermy harrdantl seal ofoiTrce tlxsdayoi !L AD 2023
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JUN o 5 2023
ACKNOWLEDGEMENT
All Planned Development Overlay Applications are assumed to be complete when filed and
will be placed on the agenda for public hearing at the discretion of the staff. Based on the size
of the agenda, your application may be scheduled to a later date.
All public hearings will be opened and testimony given by applicants and interested citizenry.
Public hearings may be continued to the next public hearing. Public hearings will not be
tabled.
Any changes to a site plan (no matter how minor or major) approved with a planned
development overlay can only be approved by city council through the public hearing
process.
Any application for a change in zoning or for an amendment to the zoning ordinance shall
have, from the date of submittal, a period of four months to request and be scheduled on an
agenda before the Planning and Zoning Commission and City Council. If after said period of
four months an application has not been scheduled before the Commission and Council said
application shall be considered withdrawn, with forfeiture of all filing fees. The application,
along with the required filing fee may be resubmitted any time thereafter for reconsideration.
Delays in scheduling applications before the Planning and Zoning Commission and City
Council created by city staff shall not be considered a part of the four month period.
I have read and understand all of the requirements as set forth by the application for planned
development overlay and acknowledge t all requirements of this application have been met
at the time of submittal. /
Signature
nco�f�Applicant r'
V
Date: tf. g" 11, 70L
Signature of Owner
Date: II, 70y3
=?"Dza-oil
nS UJ
ILLUMINATION PLAN
An illumination plan to Include a site photometric (including illuminated signs) and all fixture
details shall be submitted as part of the site plan review process. Applications will not be
accepted without this requirement.
I hereby acknowledge that an ilium' atio plan has been included as a part of this submittal.
Applicant Signature
Date: if hY3 ti�� PropertyOwner Signature
Date:
i
JUN 0 � 'i023
?D23 oy—
11/14/23, 11:08 AM
Franchise Search Results
Franchise Tax Account Status
As of : 11/14/2023 11:08:06
This page is valid for most business transactions but is not sufficient for filings with the Secretary of State
BEAR CREEK GRAPEVINE TOWNHOMES LLC
Texas Taxpayer Number 32071951886
Mailing Address 2548 DICKERSON PKW RROLLTON, TX
75006-1457
0 Right to Transact Business in ACTIVE
Texas
State of Formation TX
Effective SOS Registration Date 09/16/2019
Texas SOS File Number 0803421400
Registered Agent Name RAJAB
stered Office Street Address 2548 DICKERSON PKWY STE 202 CARROLLTON, TX
75006
https://mycpa.cpa.state.tx.us/coa/coaSearchBtn# 1/1
WRIGHT GROUP
1430 S. Broadway St, Carrollton, Texas 75006
RE: Street address and Description of property
Architects -Planners, PLLC
tel. 972.242.1015
This is a resubmittal of the proposed PD, the civil has no change, the building has been updated to a
more modern design with 3 color schemes to create variety throughout the site.
The applicant is proposing a Single -Family Attached (Townhome) Residential development of 69
home sites on a 13.65-acre tract along SH-360, at Euless Grapevine Road, in Grapevine.
The request is to apply a Planned Development Overlay with R-TH uses for a total of 69 Townhome
Lots, with requested deviations to allow for a three-story structure and customizing the product to
meet the high -quality intent of the development and meet market demand. There are 3 versions of the
modern style homes to create verity within the development. In addition, these deviations enable us to
incorporate more of a curvilinear street layout, increase openings and visibility to the open space, and
build a three-story product- minimizing the impact of the layout on the open space and increasing
views toward the open space reserve/ park dedication.
Specifically, the deviations we are requesting to accomplish this are:
1. A decrease in the minimum lot size from 2,550 s.f to 2,423 s.f.
2. A decrease in the minimum Side Yard Setback between buildings from 15' to 5'.
3. A decrease in the minimum Side Yard Setback adjacent to a street from 25' to 15'. (Only for
Lots 11 & 13, Block 3)
4. A reduction in the Front Yard Setback for a front facing garage from 25' to 20'.
5. A reduction in the minimum Lot Width from 30' to 28'.
6. A reduction in the minimum Lot Depth from 85' to 78'.
7. An increase in the Maximum Building Height from 2 stories/35' to 3 stories/45'
8. Allow front entry garages for lots less than 40 feet in width.
The property is bounded on the north by Big Bear Creek, to the East by Euless Grapevine Road and
the southwest by State Highway 360. There are no immediate neighbors to this property.
The property gently slopes from west to east, toward the Big Bear Creek, where the floodway area will
be retained in a natural state, preserving this tree covered area. There are also underground pipeline
easements traversing the site. The plan has been designed to work around this easement, but will
utilize the resulting greenbelt for a pedestrian trail connecting the internal walks with a Trail along the
creek open space. Additional, internal open space areas for the use of the residents, have also been
provided within the plan.
Architecturally, we are proposing a unique, custom theme for the design on the townhomes. Given all
this, we believe this zoning change would allow for the Highest and Best Use of the property.
Nash
&Berry
Townhomes
June 29, 2023
Ms. Erica Marohnic
Director of Planning Services
200 S. Main Street
P.O. Box 95104
Grapevine, TX 76099
RE: Nash & Berry Townhomes Development
Dear Ms. Marohnic:
We propose to develop nineteen single-family townhomes on the property bordered
by East Nash, Jean, and Berry Streets ("Nash & Berry"), under the City's Transit District
Overlay (TDO). Our application demonstrates adherence to the intents of the TDO and
its high -intensity sub -district.
Application of TDO provisions in this development will not cause harm, but rather
enhance the use and value of neighboring properties. Nash & Berry sidewalks and
streetscapes will connect The REC and its athletic field with current and future Dallas
Road developments, enhancing walkability throughout the neighborhood. The homes
will bring new walking -distance patrons for The REC and the nearby restaurants, shops,
and TEXRail station.
By their design and craftsmanship, the Nash & Berry townhomes seek to honor both
Grapevine's past and its vision for the future. Nash & Berry will clearly demonstrate
how high quality, relatively compact development in the Transit District can
complement the Historic District to its north, and show a path forward for a thoughtful,
sustainable future that is still uniquely Grapevine.
Respectfully,
I'L,
Richard O. Giberson
Manager
Berry, Jean & Nash LLC
_�D23-01
'JUL 0 3 2023
Nash
&Berry
Townhomes
June 29, 2023
Ms. Erica Marohnic
Director of Planning Services
200 S. Main Street
P.O. Box 95104
Grapevine, TX 76099
RE: Nash & Berry Compliance with TDO Design and Development Standards
Dear Ms. Marohnic:
With the site plan and building designs for the Nash & Berry Townhomes, our intent is
to create a vibrant city block of high -quality townhomes, with walkable connections
and a desired Transit District character. This letter notes certain aspects of our plans
and describes variances from the specifics of the Transit District Overlay (TDO) Design
and Development Standards, as needed to best meet our end objective.
Throughout our design process, we have been careful in our review and application of
the TDO standards. Specifically, we follow standards related to single-family attached
townhomes and the high -intensity sub -district. We also reflect guidance specific to
Jean Street and Nash Street, as appropriate. In instances where the technical wording
of the standard seemed incompatible with, or detrimental to, the desired character of
our residential project, we sought to comply with the standards "in spirit."
A. Site Plan
1) The TDO standards describe pedestrian access, connectivity, and amenities as
"critical," and we agree. They also call for an integration of architecture with the
streetscapes, and for shade and courtyards. Our design achieves all of these objectives.
The TDO asks for expanded sidewalk widths along Jean Street (east side) and Nash
Street, namely unobstructed paths of 10' and 15' respectively, in addition to 5'
landscape zones. While 10' and 15' sidewalks would be entirely appropriate for a
commercial space, we felt they would be out of character for a purely residential
development. Furthermore, to provide the extra width along Jean and Nash would
hamper our ability to create a welcoming interior courtyard and keep us from also
TV7.1,-V J
Page 2 of 3
creating pleasant pedestrian paths along Berry and along the north side of the
property. Therefore, our design provides the following:
• Along Jean Street (east side) we generally provide a 5' landscape zone and a 5'
unobstructed path, before beginning steps up to townhome porches. The focus
on Jean is to provide efficient, pleasant, shaded passage from The REC and other
points south, to the sidewalks of AMLI Grapevine apartments, Dallas Road, and
other points north.
• Along Nash Street we provide varying widths of landscaping and sidewalks, with
a minimum of 5' unobstructed path, along with frequent benches. The focus here
is on stopping to enjoy the space, meeting up with neighbors, or connecting to
the city's athletic field and trail system to the south and east.
2) The TDO asks for 8' wide walkways to access the interior pedestrian amenity
courtyard. Given the purely residential nature of the site, we felt the 8' width was
excessive. That said, we feel we have met this standard in spirit. Our design provides
the following:
• Pedestrian access to the interior courtyard is from all four sides of property.
East and west entrances are shared with vehicle entrance and exit. The north
entrance is a smaller, pedestrian -only access with a typical size of walkway. The
south pedestrian -only entrance is more open and grand, with step and ramp
options within an approximately 25' gap between Block C and Block D
townhomes. Once entered on the site, the space is shared with vehicles.
3) We thoughtfully selected landscaping trees and plants in recognition of the local
climate, soils, space requirements, and city precedents. Selections vary for each side
based on need for shade and privacy, as well as border context (more urban to north
and west, more open to south and east). Most selected plants are found in TDO
"Appendix F Approved Plant Lists." However, there are a few selections not found on
the list which create a minor variance relative to TDO specifications.
B. Building Design
1) The townhome designs are reminiscent of classic urban residential forms, treasured
for generations in cities across North America and beyond. We did not seek to follow
any one historic style, but were clearly informed by historical precedents as we crafted
townhomes fit to the site and mindful of emerging Transit District character. The
historical light industrial zoning of the site also influenced our design vision.
Under the building code, the townhomes are three stories plus an "inhabited attic."
TDO General Standards (1.a.iii, Upper Story Setback) call for a 10' setback on portions
of street -facing elevations above three stories in height. The intent is to maintain a
"pedestrian scale" to the building. All of our townhomes provide a setback from the
Page 3 of 3
front elevation for this inhabited attic, but in keeping with our desired residential
character, the setback is typically less than 10'. We believe we meet the spirit of the
requirement by the combination of setback from the parapet wall and a sloping roof to
the attic space. From the sidewalk immediately below on Jean and Nash streets, the
townhomes generally present as if three stories and a flat roof. Stepping a little farther
away reveals the sloped attic space.
Thank you for your consideration of our TDO application.
Respectfully,
I�
Richard O. Giberson
Manager
Berry, Jean & Nash LLC
Nash
& Berry
Townhomes
TDO At) rlication for Nash & Ber-. Townhomes
Current Addresses of Property:
931, 937, and 943 Jean Street; 930 and 936 Berry Street
Grapevine, Texas 76051
Current Legal Description:
Lots 6,7 and 8, Block 2, Hilltop Addition to the City of Grapevine, Tarrant County, Texas
Replat as Lots 1-19 and 20X, Block 2-R, Nash & Berry Addition
ALL of that certain tract or parcel of land situated in the WILLIAM DOOLEY SURVEY, ABSTRACT NO. 422, Tarrant County. Texas and being Lots 6, 7 and 8, Block 2,
hILCTOP ADDI T ION to the City of Grapevine, Tarrant County, Texas as recorded in Volume 388-F, Page 37, Pfat Records, Tarrant County, Texas and as descrlbed in
Deed tj Ward O. 11eywort3, as recorded;n Irrstruurerrt No. 1)20R269322, Deed riecurds, Tarrdnt Cuun!y, :exd5 and betng:;lure PdtGCufdriy described by metes dnd
bounds as fot;owst
PFGTNN?NG at 112 Inch steel and found whh ran stamped '•H7" (CM) for the northwest Corner of said I of 6, being Me, southwest rmmrr of t.or I - RA, Mork 7.
1-1111TOP ADViTION to the City of Grapevine, Tarrant County, Texas a5 recorded in instrument Na. 'D210047900 of said Deed Records, a:sa being in the easterly
rlght-of-way tine of lean Street, a variable width rlght-of-way;
IrfENCE h'urlh 89 uegrees eU men,rl.es 1J secvr,d5 fast wi:r« said curnnrun boundary )ire between saftfLo_ 6 dnd saru Lu! 1-kA, dt 188.49 feet pdssirg d 212 m0i
steer red set with cap stamped "PRISM SURVEYS" on fine, 'n all 209.49 feet to a 5/8 inch steel rod found wlrh cap stamped W" (CM) for the northeast comer of
said Lot 6, being in the wesstedy right-of-way fine of Bevy Stmet, a variable width right-of-way;
IHENCE South 00 degrees 40 minutes 09 seconds east wlth the said westerly right-of-way line, at 20-00 feet passing a 5,18 inch carped str-er nod found stamped
"02", cnnf7nuing with said right-of-way line, at 195.46 feet passing a 5/8 inch capped steel rod found stamped "HZ", In all 215.46 feet tc a 1/2 inch steel and set
with cap stamped "PRISM SURVEYS" for Me southeast corner of said I -or 8, being in the northefy r fight-or-w3y tine Of Nash Street, a variable width right-of-way;
THENCE North 89 degrees 10 minutes 57 seconds West with said northerly right-of-way tine of Nash Street, at 20.00 feet passing a 1/2 inch steel rod set with cap
stamped "PRISM SURVEYS', continuing with said right-❑t-way One, at 187.05 feet passing a 1/2 inch steel rod set with cap stamped "PRISM SURVEYS", in all
207 06 feet to a 1/2 irv:h steel and set with capstamped "PRISM SURVEYS' for the southeast rnrner P,T said tot P, being 'n the easterly r,nht-r+f-way irne of Jn-an
Street, a varfab!e width right-of-way;
THENCE North 01 degrees 04 minutes 39 seconds West with said right-of-way fine, at 20.00 feet passing a 5/8 inch capped steel red found stamped "HZ", ;n art
210.1x tact to Inc PLACE OF BEGINNING and containing 1.015 acres or (44,203 sq. tr.) at land, more or less.
ID11 ,to\
Nash JUL 0 3 2023
& Berry
Townhomes
TDO A�;nlication for Nash & Berr,. Townhomes
Site Plan Requirements. Item 32
Case Name: Nash & Berry Townhomes
Case Address: 943 Jean Street, Grapevine, Texas 76051(Site includes 931, 937, and 943
Jean Street; and 930 and 936 Berry Street)
Current Legal Description:
Lots 6,7 and 8, Block 2, Hilltop Addition to the City of Grapevine, Tarrant County, Texas
Proposed Legal Description:
Lots 1-19 and Lot 20X, Block 2-R, Nash & Berry Addition
SECTION REGULATION
41B Specific Standards, l.b.i.
including Table 2
"Thematic Street Space
Standards" - Jean Street
East Side, Unobstructed
path 10 ft.
41B Specific Standards,l.b.i.
including Table 2
"Thematic Street Space
Standards" - Nash Street,
Unobstructed path 15 ft.
PROPOSED
DEVIATION
Unobstructed sidewalk
path of 5 ft. (exact width
varies from 5 ft. to 5 ft. 9
in., as curb line, property
line, and building line are
not precisely parallel).
Unobstructed sidewalk
path of at least 5 ft.
(exact width varies from
5 ft. to 11 ft., as we
create a varying pattern
of landscaping, benches,
and sidewalk to promote
stopping to enjoy the
space, meeting with
neighbors, etc.).
EXPLANATION
Given the purely residential nature
of the development, the extra width
would be out of character, and that
space was better utilized to provide
for a central courtyard and the
sidewalk space along Berry Street.
Our proposed streetscape
connects well with the segment just
to our north (mixed -use AM LI
Grapevine), except that we are
proposing a richer landscaping
element befitting the purely
residential nature of our
develo, ; ment.
Given the purely residential nature
of the development, the extra width
would be out of character.
Furthermore, we felt the space was
better utilized to provide for wider
landscaping and benches along
Nash, to provide for a central
courtyard, and to create a pleasant
pedestrian path along the north
side of the property.
Note that our East Nash segment is
its eastern terminus, where it
wraps around to join the more
standard sidewalk width of Berry
Street
page 1 of 2
�D
�3'0l
SECTION REGULATION
41B Specific Standards, 2.b.iii.
- Walkways connecting
to street from interior
pedestrian amenity,
minimum 8 ft. width
41B Appendix F: Approved
Plant Lists
41B General Standards,l.a.iii.
- Upper Story Setback,
on portions of street -
facing elevations above
three stories in height
Nash
&Berry
Townhomes
PROPOSED
DEVIATION
Our interior courtyard is
accessible from the
streets on all sides with
gaps between building
blocks of approximately
25 feet. These widths are
shared space, as vehicles
also use them for access
to garages and
driveways.
The south gap only
allows for pedestrian
street access (no
vehicles). We provide
access via stairs (almost
7 ft. wide) and a ramp.
Some proposed plants
not found on lists.
Less than 10 ft. setback
(typically -4 ft.) of top
half -story "inhabited
attic," but with sloped
roofs to this space.
EXPLANATION
Our focus with the central
courtyard of this purely residential
development was to create a
shared "living yard;' where all
vehicle traffic is slowed to interact
carefully with residents and others
using the space. Thus there is a very
intentional blending of spaces used
by vehicles and pedestrians within
the courtyard, rather than a
dedicating of wide pedestrian -only
paths. That said, we do provide
ample pedestrian -only street
access to Nash (via stairs and
ramp). In addition, we provide a
smaller pedestrian -only access
int on the north side.
We thoughtfully selected
landscaping trees and plants in
recognition of the local climate,
soils, space requirements, and city
precedents. Selections vary for
each side based on need for shade
and privacy, as well as border
context (more urban to north and
west, more open to south and east).
Most selected plants are from the
TDO plant lists. However, there are
a few selections not found on the
list which create a minor variance
relative to TDO specifications.
The three primary stories of the
townhomes present as if with a flat
roof behind the parapet wall. But
set back from the wall is a sloped
roof half story. We believe the
combination of provided setback
and sloped roofs meet the spirit of
the standard, helping to maintain a
pedestrian scale to the building for
those on the sidewalks immediately
below.
page 2 of 2
1) The purpose of thle Rnel plat Is - o 11 twenty late out of three.
2) The marline I, data Provided N based on the Texas Coordinate System (MAD83), all
coordinates are 9dd.
3) Beating Source Is ra8dve to the Texas Coordinate, System (NAD83), aI caordlnalas are
grid and the nonhwest and northeast comers are control monuments (CM).
4) This
property may be subject to charges related M Impad fees, and the applicant
should damatt the CRY regarding any allshcable fees due.
5) Sooq a portion of any lac In Mla addition by metes and bounds Is a violation of state
law and dry ordlnanca and is subject to penalties Imposed by law.
VICINITY MAP
NOT TO SCNE
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I
CITY OF GRAPEVINE - GPS, Nap B3 DATA TEXAS COORDINATE SYSTEM
COORDINATE DATA AND BEARING SOURCE SHOWN HEREON IS BASED ON THE TEXAS
COORDINATE BYSTEM NAD 83, NORTH CENTRAL ZONE, COMBSNED SCALE FACTOR OF
D.99984971 AND A CONVERGENCE ANGLE OF ODa46'38.75'. ALL DVVrANCES AND
COORDINATES SHOWN ARE BASED ON FEET - US DEF NRION, BASED ON 2023 DATUM,
ROOD NOTE SURVEYOR
AacpMnglo Me FederM Ememe,ay Management AperRY's Flood fravfrante Pea -Mop. Map Number46/39COIISN, Map Revised: PRISM SURVRYB. 1-.September 25, 2009, Law bast shown hae0n does rot apMar AI ae within Zone AE (Soloist Mad Aunbmf areas Inunaared by IDO year 153NRT',1 HHLL DaNR
se Road - bagood l—tions dide-Ined). However the ball does appear to Ile within Zare M X - unshaded (areas dMLemined 1 be HL' "AS 76R53
I artdde SW -Year BuodPla!nJ. %I]-5� X417.2AC
YAT -RIT-2W IJN
Thla In -motion is only ar up;mm1 based an our slnaN e7arts of sullnp data iron the above marUored FEMp Nap In Nntbn -the CONTACT: JnHN \Y. ""CAN
1` aubpct tram and edas not reprcxm a Bond —1 anWrM by "am Surveys, rM. Ereh1A1L: JnlroWprbm-snrv<ys min
C
3-
OWNER'S CERTIFICATE AND MEDICATION
LOT ZD STATE OF TEKA5 I
COUNTY OF TAUAL NT I
f, 'Ward 0. HeywoM II Me sole owner of the iNIOwMg desOfbed Lots:
P0.0P�D� ALL of Met ceHNn Matt ar paroSA of land situated 0 Me WILLIAM DOMEY SURVEY, MB ASACT NO. 422, Tawant County, Texas and being Lob 6, ]antl B, Block 2,
AC a/ \ H[LLTOP ADDITION to Me City of Grapevine, Tarrant County, Taxas As recalled In Volume 388-F, Page 37, Plet Records, Tarrant County, Texu am as descri a in
EBWT LOT 19 ', Dead M Ward 0. Hayworth 85 recorded 11 Instrument No. D208269322, Deed Remrds, Tarrant County, Texas antl Whip more pilftulaHy d—nbed by mates ark
bounds as falkws:
BEGINNING at 1/21nCh stela rud round with rap atamped'HZ' (CM) for Me northwest canner of said Lot 6, bong the souNlwoet comer of Lot I- RA, elod, 2,
LOT 18 HILLTOP ADOITfON to Ma City of Grapevine, Tarrant County, Taxes as t ,w,l An hi,mment No. 02t50479B0 of sak Dead Rewrds, also NAL q In Me eastMy
HpM-Ohw•ay Ilrw of Joan SOeat, a variable Moth hghtrar-way;
THENCE North 99 degrees 20 mmu-a I] seconds East MINT said mmmon boundary line between min Lof 6 end saki Lot r-RA, a[ t88.49 f t p.smy a 1/21nM
EASEMENT EXHIBIT "A" steal rod set with Sap stamped "PRISM SURVEYS" an fine, In all 208.49 Afloat to a 5/8 JIM seal Md found Wlth bet, stamped "HZ" (CM) Tor Me northeast corner of
sold tat 6, bong In Ma westerly rl9htor-way Ilne of Berry Street, a ...at.w d. right-of-way;
`- THENCE Stull 00 degrees 4O minutes - seconds Est Wth the said westerly H9hi at -way line, at 11.1 feet passing a 518 Into tapped shoes rod fount stamped
�IaaA�,Rm ,�aftf 'H2', mnUWig with sand mit-r-way Ilne, at 195.46 feet passing a 5/B MM oapead steel and found sWmped'"Z", In all 215,46 fee to a 1/21nM ISSN and set
with cap s—;L F.S."SURVEYS" In, Me southeast came created Lot 8. "no In Me northerly r19h1-1-1 ilne of Mash Smoot, a Wmabla wed. nighlrear-way,
THENCE NOM 89 aegrus JD mimmeA 57 Seconds West with said nWMAmy Hyht-ofmay (lne of Nash Sttast, at 20.Oo fee[ passlnp a 112 la h stool and set w1M up
m m sta .06 fee o a SURVEYS", madding with sod ampedl-way Me, at 19].OS het pasAmr a bo arch steel rod set wJM cap a ended, dqM SURVEYS", o all
ZO),O6 ?et ro a 1/2 Inch steel rod set MINT cap stamped "pRiSM SURVEYS" Ia Me souMeett corner of Said Lot B, bNnp In the eaahHy Hght-oFway Mrs of Jean
Stroh, a vawab:e width Hph[-af-way;
.v THENCE N.I. 0t degrees 04 menu-s 39 S—rd, West wah sakiHght-of-wey..,all... het passing a 5/B Inch capped stela rW found s-mped "HZ". In all
y 210.12 / t 0 Ma PLACE OF BEGIMILMU and mmahung 1.015 acres pr (44,203111. ft.) of lark, mat or less
- A NOW, THEREFORE, KNOW ALL PERSONS BY THESE PRESENTS:
THAT , ward 0. N� oM do hereove ed by adopt MI, plot designating Me herein abdes Tibreal property as Lob 1 Mm 20, Rleck 2, WASH a BERRY aDDMDN W
EASEMENT EXHIBIT "B" Me City of Grapevine, Taman County, Taxes ark does hereby dedlcah ro the publlNs use Me strceb and easemenb shown thereon, Thfs PrwPblty does not alter
pr rempYa ex:at-q seed reatnmpns dr roYmen-,nary. on t-I pmMrty.
Ward D, NaywoM — -
STATE OF TEXAS
Lor la COUNTY OF TARRANT§
on BEFURE ME, Me undomol mad authPHty, a Notary PUbbc in and to sod Counly aW S-ta m this day Personally appeared Ward 0. Hayworth, known N m . be Ma
Parton whose name;, subsaibed W the reroB0M9 m ument aW acknowleaped to me that no ""Mired Hfe same Por Me III— and tomuderar ens thereNn
waow- expressed.
Eire ={ �rq GIVEN UNDER MY HAND AND SEAL OFOFFICE this _ day of2023.
NASH STREET Notary Public In eta hr the Stele of Tex.
My wm. mn expires:
EASEMENT EXHIBIT -C"
y� NOW, THEREFORE, KNOW ALL PERSONS BY THESE PRESENTS:
Z SURVEYOR'S CERTTFtO\TE
M That1, John W. Morgan, Registered ProfesNanel taco Surveyor, de hooray they Mat 1 Preparedthis plat from an ab ual and a 11L, survey of tin land end that
Me comer monumentsMaroonwere pmperlY pieced, Under my personal sUPeWSIAM, In aocordimbe with Me suWlvlsMn ragwiatiom of the City of Crins, TexasM7D.aA8AARy.THIS DOCUMENT StH(L NOTBEREODRI)ED FORAW PUWbSE
Lx�_L_
A n SWA1t NOTBE UMORMRAED ORREIED UPONASAR94L 5VRVE1'OOCIJAIFNT
Jahn C. Morgan
e� Regkl ,ad pm/nssbnal Ia,M Surveyor No. SIBB
NASH STREET gTATE OF TEAS I J U L 032023
COUNTY OF TARRANT I
EASEMENT EXHIBIT -D- BEFDBE ME, Me undersigned auM rity, a Nolery PUbllc In 1. to sell County and Shte al this day samnaliy appeared Jahn W. Morgan, known to me - be Me
Fermin M.e name Is su.LHaed -the mrcgalnp Instrument all acknnwlMgW - me Ma[ he nxavta0 Me same fir the purpose all cansdoaanns Maon
ezpr¢ssed.
GIVEN UNDER fiY HAND ANp SEAL OFOFFlCE MI+_day of __„ 2023.
Notary Publk In ant nor Me Ste- If Texas
My commfnAul expires:
PLANNING R 20NNG COMM9910N
Dale Approved•
Chat--
Sab come
GNAPEVMIECDYCOHNGL N
Dare Appab a -
Mayor
CRY Beaab y.
AMENDING PLAT SHOWING
LOTS 1 THRU 20, BLOCK 2—R, �I
NASH & BERRY
ADDITION
HEINO A REPLAT OF LOTS 6,7 AND R, BLOCK 2, HILLTOP
ADDITION, AN ADDITION TO TIIE CITY OF GRAPEAZNE, TARRANT
COTTNIY. TEXAS .'\5 RECORDED IN VOLUME 388-F, PAGE 37,
MAP RECORDS, TARRANT COUNTY, TEXAS.
CONTAINING - 1.015 ACRES - 41,203 SO. FT. +/-
CURRENT ZONING/ LIOHT IN0U5'TR WL - Ll
irim
ENUINEIRIDIEWELUPLR
ON'NMiAPPLICANI
PRISM SURVEYS, INC.
YERMRTTY
av
a
LEGEND
SYCYdME TO AKRT 51' LifETDRS,' W_
I ISS-11 hK AVP,NUH
WARD O.HAY\5'ORTH
2757 MYSOUI IT. LA et.O
FOUNDWEELROD
SET CAPPED STEEL ROD
mplle`J4. nCS10DnRL aGIJtWY
Rlx'K wALL,'I"M. 7SM7
GRAPBVLV E.'I EXAS, tons
6TANIC.-PRI6M SURVEYS'
gN6NyDMT. TdWRNNIC. LIRE
6tlN£Ia. PU111Ma NO
CONTACT: TIMOTHY WRIGHT. P.E.
ONTACT: RICHARD O. GDSERSON
D 3D 60 90 120
4
CRO66 CUTINCONCRET.
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214-0304450-0[T.202
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GRAPHIC SCALE IN FEET I. = 3O
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(fN)
DSTEEL FIPE
R INiD IXNB D'AHC STANE
EPRE9ENTS CONTROL MONUMENT
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Jm ss err SUBMIT I m I
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1
SIIA* FR 7 RI C PNR I \ 1 h:�
Januan- 31. 2018
City of Grapevine
206 S Main Street
Grapevine. TX 76051
Mayor. Members of City Council. and P&Z Commissioners.
The Exhibit attached to this letter outlines our proposal as to the Extension. Construction. and
Regional Connectivity of the Grapevine Trail System.
Trail Portion A - Will he installed simultaneously with The Preserve development. which will
commence approximately 90 days after Council approval.
"Trail Portion B - Will be installed upon Council approval and development on that tract of land.
Trail Portion C - Will be installed upon Council approval of development. which request is
coming before the City within the next-2-3 months.
Trail Portion D - This Bear Creek Park Trail extension has full support of the Grapevine Parks
and Recreation Department. The landowners of Tracts A and B agree to provide $200,000 and
the landowner of Tract C agrees to provide $50.000 to the City of Grapevine for construction of
this portion of the Trail.
Hope the details above help explain the Exhibit attached to this letter. As always. we are happy
to answer any questions you may have concerning this proposal.
Sincerely.
(4;2
Paul A. Gardner Terry Castleberry
Landowner Tracts A and B Landowner Tract C
1
1
11
Proposed Grapevine Trail Extension Exhibit
ac
�+w
360
TEXAS
w. 61Ne lN.
Public Trail Addition
1�1
0
101
r `—
ORDINANCE NO. 2023-091
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS ISSUING PLANNED DEVELOPMENT
OVERLAY PD23-04 TO DEVIATE FROM, MINIMUM LOT
SIZE, SIDE YARD SETBACK, FRONT YARD SETBACK, LOT
WIDTH, LOT DEPTH, MAXIMUM BUILDING HEIGHT, AND
TO ALLOW FRONT ENTRY GARAGES FOR LOTS LESS
THAN 40-FEET IN WIDTH IN CONJUNCTION WITH
TOWNHOUSE DEVELOPMENT REQUIREMENTS (4201
STATE HIGHWAY 360) 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
Ordinance No. 2023-091 2 PD23-04
overlay for the particular piece of property is needed, is called for, and is in the best
interest of the public at large, the citizens of the City of Grapevine, Texas, and helps
promote the general health, safety and welfare of this community.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS:
Section 1. That the City does hereby issue a planned development overlay in
accordance with Section 41 of Ordinance No. 82-73, the Comprehensive Zoning
Ordinance of the City of Grapevine, Texas, same being also known as Appendix "D" of the
City Code, by granting Planned Development Overlay PD23-04 to deviate from, minimum
lot size, side yard setback, front yard setback, lot width, lot depth, maximum building
height, and to allow front entry garages for lots less than 40-feet in width in conjunction
with townhouse development requirements in Section 20, Subsection G, Area Regulations
within the following described property: Block 1, Lots 1-21, 22X, 23-43, and 44X; Block 2,
Lots 1-4, 5R, 6X-R, 6-R-1, 6-R-2, 7R, 10, 11 X, 12-16 and 17X ; Block 3, Lots 1-5, 6X7 7-117
12X7 13-15 and 16X, The Reserve at Bear Creek (4201 State Highway 360) all in
accordance with a site plan approved pursuant to Section 47 of Ordinance No. 82-73,
attached hereto and made a part hereof as Exhibit "A", and all other conditions,
restrictions, and safeguards imposed herein, including but not limited to the following-
1 . A Homeowners Association (HOA) maintain any portion of the trail that is traversed
onto their current property;
2. $50,000 be paid to the City of Grapevine to construct a portion of the trail in Tract D
as per original agreement;
3. Lot 22X and the trail that is wholly in 22X be dedicated to the City; and
4. The trail currently traversing into lots 34-37 at the southeast portion of the
development be a trail easement.
Section 2. The City Manager is hereby directed to amend the official zoning map
of the City of Grapevine, Texas, to reflect the herein planned development overlay.
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
Ordinance No. 2023-091 3 PD23-04
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.
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. That this ordinance shall become effective from and after the date of
its final passage.
PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS on this the 21st day of November, 2023.
APPROVED:
William D. Tate
Mayor
ATTEST:
Tara Brooks
City Secretary
Ordinance No. 2023-091 4 PD23-04
APPROVED AS TO FORM:
Matthew C.G. Boyle
City Attorney
Ordinance No. 2023-091 5 PD23-04
MEMO TO: THE HONORABLE MAYOR, MEMBERS OF THE CITY COUNCIL,
AND THE PLANNING & ZONING COMMISSION
FROM: BRUNO RUMBELOW, CITY MANAGER
MEETING DATE NOVEMBER 21, 2023
SUBJECT: FINAL PLAT APPLICATION
LOTS 5-R, 6X-R, 6-R-1, 6-R-2, AND 7-R, BLOCK 2, THE RESERVE
AT BEAR CREEK
(BEING A REPLAT OF LOTS 5, 6X AND 7, BLOCK 2, THE
RESERVE AT BEAR CREEK)
PLAT APPLICATION FILING DATE ...................................................November 14, 2023
APPLICANT........................................................................ Richard DeOtte, DeOtte, Inc.
REASON FOR APPLICATION .............................................. Replatting three (3) lots into
five (5) single family residential lots
PROPERTY LOCATION ......................Northwest intersection of State Highway 360 and
Euless Grapevine Road
ACREAGE.............................................................................................................. 0.3337
ZONING....................................................................................................................R-TH
NUMBEROF LOTS........................................................................................................ 5
PREVIOUS PLATTING............................................................................................. 2018
CONCEPTPLAN........................................................................................................ N/A
SITE PLAN.......................................................................................................... PD23-04
OPEN SPACE REQUIREMENT.................................................................................. Yes
AVIGATION RELEASE............................................................................................... Yes
PUBLIC HEARING REQUIRED.................................................................................. Yes
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PLAT INFORMATION SHEET
FINAL PLAT APPLICATION
LOTS 5-R, 6X-R, 6-R-1, 6-R-2 AND 7-R, BLOCK 2, THE RESERVE AT BEAR CREEK
(BEING A REPLAT LOTS 5, 6X, AND 7, BLOCK 2,
THE RESERVE AT BEAR CREEK)
GENERAL:
• The applicant, Richard DeOtte, DeOtte, Inc. is replatting 0.33 acres into five (5)
single family residential lots. Property is located at 4201 State Highway 360.
STREET SYSTEM:
• The development has access to State Highway 360 and Euless — Grapevine
Road
• Abutting roads: ® is on the City Thoroughfare Plan: Euless
Grapevine Road
® are not on the City Thoroughfare Plan: SH 360
❑ Curb, gutter and sidewalk exist across the frontage of this lot.
❑ Periphery Street Fees are due as follows:
Type of Roadway Cost / LF
❑ Major Arterial (A)
$ 234.57 / LF
❑ Major Arterial (B)
$ 178.35 / LF
❑ Minor Arterial (C)
$ 203.06 / LF
❑ Minor Arterial (D)
$ 170.33 / LF
❑ Collector (E)
$ 170.33 / LF
❑ Collector (F)
$ 150.98 / LF
❑ Sidewalk
$ 25.00 / LF
❑ Curb & Gutter
$ 15.00 / LF
® Periphery Street Fees are not due:
Length Cost
® Development is required to construct sidewalk along SH360
STORM DRAINAGE SYSTEM:
• The site drains northeast towards Bear Creek.
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• The developer will be required to design for onsite as well as offsite drainage in
accordance with the requirements of the City of Grapevine's Code of
Ordinances.
IV. WATER SYSTEM:
® The existing water supply system bordering the subject site is adequate to
serve the development.
❑ The existing water supply system bordering the subject site is not adequate
to serve the development. Additional off site water system improvements will
be necessary to loop water service to serve the site.
V. SANITARY SEWER SYSTEM:
® The existing sanitary sewer collection system bordering the subject site is
adequate to serve the development.
❑ The existing sanitary sewer collection system bordering the subject site is
not adequate to serve the development. Owner has submitted construction
plans to extend sanitary sewer to this property.
VI. MISCELLANEOUS:
❑ Water and Wastewater Impact Fees are not required for:
® Water and Wastewater Impact Fees are due prior to the issuance of building
permits for: Lots 5-R, 6X-R, 6-R-1, 6-R-2 and 7-R, Block 2, The Reserve at
Bear Creek
® Single Family Residential ( $ 2,388/ Lot)
❑
Multifamily
( $ 1,049/ Unit)
❑
Hotel
( $ 43,606/ Acre)
❑
Corporate Office
( $ 20,572/ Acre)
❑
Government
( $ 4,426/ Acre)
❑
Commercial / Industrial
( $ 5,670/ Acre)
❑ Open Space Fees are not required for:
® Open Space Fees are due prior to the preconstruction meeting for public
infrastructure improvements for: Lots 5-R, 6X-R, 6-R-1, 6-R-2 and 7-R,
Block 2, The Reserve at Bear Creek
®
R-5.0, R-TH, Zero Lot District
( $ 1,416.00 / Lot)
❑
R-7.5, Single Family District
( $ 1,146.00 / Lot)
❑
R-12.5, Single Family District
( $ 1,071.00 / Lot)
❑
R-20.0, Single Family District
( $ 807.00 / Lot)
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❑ Public Hearing Only
❑ Variances were required on the following items:
❑ Front & Rear building lines
❑ Allowing a setback of 3 feet for the rear property line for an accessory
building
❑ Lot width & depth;
❑ Max. Impervious Area
❑ Landscaping Regulations, allowing no landscape buffer between the
edge of the parking area and the adjacent property line.
❑ The following items associated with this plat are not in accordance with the
current subdivision standards:
❑ 50' ROW dedication not met:
❑ Length of cul-de-sac street exceeds the 600-foot limit:
❑ Driveway Spacing not met.
VII. STATEMENT OF FINDINGS:
A. The City has determined that the right-of-way and easements required to be
dedicated for streets, utilities, drainage, access, sidewalks and other
municipal needs and services are consistent with the City's ordinances and
master plan, are reasonable and are connected to the proposed project in
the following manner:
❑ The right-of-way provides for future widening of public streets that will
serve the development of this site.
® The onsite utility easements provide for a utility network to serve the
development of this site.
❑ The onsite drainage easements provide for a drainage network to
serve the development of this site.
❑ The onsite access easements provide cross access capabilities to
this site and surrounding property.
❑ The onsite sidewalk easements provide for a sidewalk network to
serve the development of this site.
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B. The City further finds that the required dedication is related both in nature
and extent to the impact of the proposed development as follows:
❑ The right-of-way is necessary to provide for future widening of public
streets that will serve the development of this site.
® The onsite utility easements are necessary to provide for a utility
system to serve this development and connect to existing utilities on
surrounding property.
❑ The onsite drainage easements are necessary to provide for storm
drainage improvements to serve the development of the site.
❑ The onsite access easements are necessary to provide cross access
capabilities to this site and surrounding property.
❑ The onsite sidewalk easements are necessary to provide for a
sidewalk network to serve the development of this site.
❑ All of the dedications benefit the development to at least the extent of
the impact of such on the development.
VIII. RECOMMENDATION:
The members of the City Council and The Planning & Zoning Commission
consider the following motion: "Move that the City Council (Planning and
Zoning Commission) approve the Statement of Findings and the Final Plat of
Lots 5-R, 6X-R, 6-R-1, 6-R-2, and 7-R, Block 2, The Reserve at Bear Creek"
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