HomeMy WebLinkAboutZ2023-03/ PD2023-02 DENIEDDE
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Z23-03/ PD23-02; Grapevine Springs
1600 West Northwest Highway
0 150 300 450 600
Feet
²
Date Prepared: 10/2/2023 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
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FILE #: Z23-03/ PD23-02
GRAPEVINE SPRINGS
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: Z23-03/ PD23-02; Grapevine Springs
Applicant: H. Creek Development, LLC
Location: 1600 West Northwest Highway
Current Zoning: “PO”, Professional Office District and “CC”, Community Commercial District
Proposed Zoning: “R-7.5”, Single-Family District and “R-5.0”, Zero-Lot-Line District
Purpose of Request:
The public hearing is to consider an application submitted by H. Creek Development, LLC to rezone
11.248 acres from the “PO”, Professional Office District and “CC”, Community Commercial District
to “R-7.5”, Single-Family District and “R-5.0”, Zero-Lot-Line District with a planned development
overlay to develop 32 single-family detached lots and one open space/common area lot. The
planned development overlay is to allow for private streets in a single-family/zero-lot-line residential
development and for the front lot lines to also be the centerline of the private street. Front yard
setbacks for each residential lot will be measured for the centerline of the private street that it fronts
on.
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, OCTOBER 17, 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.
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FILE #: Z23-03/ PD23-02
GRAPEVINE SPRINGS
WRITTEN COMMENTS MUST BE RECEIVED BY THIS OFFICE NO LATER THAN 5 PM ON
MONDAY, OCTOBER 16, 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
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Z23-03/ PD23-02
GRAPEVINE SPRINGS
PROPERTY OWNERS WITHIN THE 200 FOOT NOTIFICATION
AREA
Official Notification Letters Received Back
SUPPORT: 0
OPPOSITION: 17
Attached is a map showing 30.95% of the swTounding property owners
have submitted an official protest letter.
PROPERTY OWNERS WITHIN THE 200 FOOT NOTIFICATION
AREA-ALL OTHER CORRESPONDENCE
SUPPORT: 0
OPPOSITION: 28
Email / Letters: 20 Petition Signatures: 8
Attached is a 1nap showing 44.4% of the surrounding property owners that
have submitted a protest letter and/ or been cross-referenced as a protest
from email, letter, or petition co1Tespondence.
CORRESPONDENCE FROM CITIZENS THAT DO NOT OWN
PROPERTY WITHIN THE 200 FOOT NOTIFICATION AREA
Including letters, emails, and petitions.
SUPPORT: 29
OPPOSITION: 188
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SP
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MANOR OAKS ADDITION
BlocN 1 Lot 5R
108 CROSS CREEK DR
MANOR OAKS ADDITION
BlocN 2 Lot 2
105 CROSS CREEK DR
MANOR OAKS ADDITION
BlocN 2 Lot 3R1B
101 CROSS CREEK DR
MANOR OAKS ADDITION
BlocN 1 Lot 1A
100 CROSS CREEK DR
MANOR OAKS ADDITION
BlocN 1 Lot 2R
104 CROSS CREEK DR
DOVE CREEK PHASE 2
SUBDIVISION NO LEGAL
PLAT 388-158-14
500 N DOVE RD
GRAPEVINE OFFICE PARK
ADDITION BlocN 1 Lot 1B
W NORTHWEST HWY
PARK WALL Lot 6R
1929 W
NORTHWEST HWY
LAKEVIEW PLAZA
SUBDIVISION
BlocN 1 Lot 1R
1701 W NORTHWEST
HWY STE 100
ABUNDANT LIFE
ASSM OF GOD ADDN
BlocN 1 Lot 1R1
1520 W WALL ST
NORTHWEST PLAZA
ADDITION BlocN 1 Lot 2
1601 W NORTHWEST HWY
NORTHWEST PLAZA
ADDITION BlocN 1 Lot 1
1601 W NORTHWEST HWY
AUTOZONE NO 1
ADDITION BlocN 1 Lot 1
1573 W NORTHWEST HWY
GRAPEVINE OFFICE PARK
ADDITION BlocN 1 Lot 1A1
1600 W NORTHWEST HWY
GRAPEVINE OFFICE PARK
ADDITION BlocN 1 Lot 1B
W NORTHWEST HWY
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Protest Map for official Property Owner Notifications
Z23-03/ PD23-02; Grapevine Springs
1600 West Northwest Highway
0 110 220 330 440
Feet
²
Date Prepared: 10/17/2023 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.
DE
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Z23-03/ PD23-02
GRAPEVINE SPRINGS
PROPERTY OWNERS WITHIN THE 200 FOOT NOTIFICATION
AREA
Official Notification Letters Received Back
SUPPORT: 0
OPPOSITION: 17
Attached is a ,nap showing 30.95% of the surrounding property owners
have submitted an official protest letter.
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Z23-03/ PD23-02
GRAPEVINE SPRINGS
Additional Responses Received between October 18, 2023 and November 20, 2023 at 5:00 p.m.
PROPERTY OWNERS WITHIN THE 200 FOOT
NOTIFICATION AREA
Official Notification Letters Received Back
SUPPORT: 0
OPPOSITION: 9
New Total of 26 Official Letters of Opposition
Attached is a map showing 43.77% of the surrounding property
owners have submitted an official protest letter.
PROPERTY OWNERS WITHIN THE 200 FOOT
NOTIFICATION AREA – ALL OTHER
CORRESPONDENCE
SUPPORT: 0
OPPOSITION: 5
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HUBBE
L
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DDS
20615
ROSE
PLAZA
35155
DOVE R
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ADDN
10133JHUBBE
L
L
DDS
20615
GTE
GRAPE
V
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ADDN
14975H
STONE
ADDN
40451
LAKEV
I
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W
PLAZA
23355
GRANT
PITTAR
D
ADDN
16047
1.263 @ 1.043 @
1.263 @
3
3
21
2 1
1 1
1 1
1
WI
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W
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DO
V
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P
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HARVEST MOON D
DO
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E
E
K
R
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INWOOD RD
CR
O
S
S
C
R
E
E
K
R
D
W NORTHWEST HWY
1 191 11314 21222324
15 22218 20
17 33316 19
1181644417 186
51555 2
1719202166314616
57137 4 157
8891081112
14
9
5B 9 11 1312111010
6
5R1
5
4
4
2 N PT 3
3R2 2R3R1A
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Protest Map for Official Property Owner Notifications
Z23-03/ PD23-02; Grapevine Springs
1600 West Northwest Highway
0 110 220 330 440
Feet
²
Date Prepared: 11/21/2023 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.
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RECEIVED 11/15/2023
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RECEIVED 11/15/2023
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RECEIVED 11/15/2023
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RECEIVED 11/15/2023
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PROPERTY OWNERS WITHIN THE 200 FOOT
NOTIFICATION AREA – ALL OTHER
CORRESPONDENCE
Additional Responses Received between October 18, 2023 and November 20, 2023 at 5:00 p.m.
SUPPORT: 0
OPPOSITION: 5
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On Mon, Nov 20, 2023 at 5:39 PM, Anna Klosterman
<aklosterman@gmail.com> wrote:
We hope this letter finds you well. We are writing to express our deep concerns with the proposed zoning
change for Z23-02 PD23-02 Grapevine Springs that would allow for a change from commercial zoning,
significant variances in development/construction code, and reduction of green space in favor of a new
high-density residential development in our community. We believe that this zoning change would have far-
reaching and negative consequences for the current homeowners, native wildlife, city infrastructure, and the
overall culture of our city. The implications to our community are significant and we respectfully request that
this proposal be denied.
The changes requested in the planned setback rules and the private road vs public road for this planned
property will have a negative effect on the surrounding property values due to homes being built closer to them
and a road being placed directly behind their properties without a buffer zone as are normally required by the
code. The houses proposed have only a 15.5’ setback due to it starting in the middle of the road which will put
those large two-story homes closer to the neighboring yards. THIS IS A SIGNIFICANT VARIATION FROM
THE CURRENT CITY RESIDENTIAL CODE. The proposed high-density residential development includes
new multi-story homes that will overlook existing properties. This intrusion will have a detrimental effect on the
privacy, tranquility, and property values of these homeowners. The loss of green space and the addition of
densely packed structures will change the character of our neighborhoods and diminish the quality of life for
those who have invested in their homes and communities.
Changing zoning from commercial to residential should also be approached with caution. The existing
homeowners have chosen their residences with certain expectations about the surrounding environment and
property values. A dramatic change in zoning disrupts these expectations creating uncertainty which leads to
the frustration and dissatisfaction among residents due to the precedent being set.
Additionally, the proposed development threatens the well-being of our native wildlife. Green spaces provide
essential habitats for local wildlife, from birds to insects to small mammals. The proposal calls for aggressive
destruction of these natural areas which will displace and disrupt the lives of these creatures, and this
disruption can have a ripple effect on the entire local ecosystem. Preserving these green spaces is not only a
matter of environmental responsibility but also vital for maintaining our city's biodiversity.
Furthermore, high-density housing can strain our city's infrastructure, including utilities, transportation, and
public services. It is crucial to consider the increased demands on water, sewage, and electricity that such
developments will place on our already stressed systems. Additionally, higher population density may lead to
increased traffic congestion, impacting our roads and public transportation services. Proper infrastructure
planning should be a priority, and the proposed zoning change may not align with the long-term sustainability
of our city.
Lastly, it's important to remember that our city has a long-term plan in place for a reason. Deviating from this
plan could disrupt the existing culture, which has been carefully cultivated over the years. Grapevine has a
unique character with it’s beautiful parks and recreation areas, our beautiful lake, tall trees, and historical
architecture. This contributes to our sense of identity and community. Changing this character too drastically
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may lead to a loss of cultural heritage and identity that residents hold dear. This is what makes us different
from Southlake and HEB areas.
In conclusion, we urge you to deny the proposed zoning change. We understand the need for development,
but it should be balanced with a commitment to protecting our natural environment, respecting the rights and
investments of current homeowners, ensuring the sustainability of our city's infrastructure, and preserving the
unique culture that makes our city special. Please take the time to engage with the neighboring property
owners and the citizens of Grapevine as a whole. It is crucial that any changes to our cityscape align with the
best interests and well-being of our residents.
Thank you for your attention to this critical issue, and for your commitment to our community's well-being. We
hope that you will take our concerns seriously and work towards a solution that maintains the character and
quality of life we have come to value.
Sincerely,
Bill and Anna Klosterman
1206 Bellaire Drive
Grapevine, Texas. 76051
214-693-2868
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Lindsay Carey
From:Erica Marohnic
Sent:Tuesday, November 21, 2023 9:08 AM
To:Lindsay Carey
Cc:Natasha Gale
Subject:FW: Protest Zoning Change- Z23-03/PD23-02, Grapevine Springs
FYI.
Erica Marohnic, AICP
Director of Planning Services
City of Grapevine
200 S. Main St. Grapevine, TX 76051
p: 817.410.3155
www.grapevinetexas.gov
‐‐‐‐‐Original Message‐‐‐‐‐
From: Michelle Gambaro <mgambaro@grapevinetexas.gov>
Sent: Tuesday, November 21, 2023 9:04 AM
To: Erica Marohnic <emarohnic@grapevinetexas.gov>; Jennifer Hibbs <jhibbs@grapevinetexas.gov>
Subject: FW: Protest Zoning Change‐ Z23‐03/PD23‐02, Grapevine Springs
Michelle Gambaro
Administrative Assistant
City of Grapevine
City Manager’s Office
817‐410‐3105
‐‐‐‐‐Original Message‐‐‐‐‐
From: Leslie Andre <lesliekandre@gmail.com>
Sent: Monday, November 20, 2023 3:20 PM
To: William D. Tate <wtate@grapevine.onmicrosoft.com>
Subject: Protest Zoning Change‐ Z23‐03/PD23‐02, Grapevine Springs
*** EXTERNAL EMAIL COMMUNICATION ‐ PLEASE USE CAUTION BEFORE CLICKING LINKS AND/OR OPENING
ATTACHMENTS ***
Hello, my name is Leslie Andre and I live at 540 Dove Creek Pl in Grapevine.
I am writing to voice my opposition to the requested zoning change for Z23‐03/PD23‐02, Grapevine Springs.
One of my favorite things about living in this part of Grapevine is that there are still trees and green spaces.
Unfortunately, those green spaces are being threatened, forcing wildlife out of their habitats into neighborhoods,
increasing traffic and noise for residents, and lowering our property values by so densely packing people in. The
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proposed development on this property will only serve to make these problems worse. It is just too close to a well‐
established neighborhood and will infringe on our safety, comfort, and happiness.
Please vote against the proposed rezoning of this property.
Thank you for your time,
Leslie Andre
Sent from my iPhone
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Z23‐04.1 1
Email a PDF of the revised plans by April 21 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: The applicant is requesting to rezone 11.30 acres from the “CC”, Community
Commercial and “PO”, Professional Office Districts to “R‐TH”, Townhouse District with a planned
development overlay to deviate from but not limited to a reduction of side yard setback, allow for front
entry garages on lots less than 40 feet in width, and allow townhomes to be detached with no common
wall.
PLANNING SERVICES
Zoning Exhibit (Sheet 1 of 7):
1. Provide a zoning exhibit per the Zone Change checklist. An example is attached to the email.
Dimensional Control Site Plan (Sheet 2 of 7):
1. Title Block: Rename from “PD Overlay Plan” to “Dimensional Control Site Plan.”
2. Title Block: Update the block and lot numbers to be consistent with the submitted
preliminary plat.
3. Title Block: Correct the existing zoning to “PO”, Professional Office District and “CC”,
Community Commercial District.
4. Title Block: Add the proposed zoning district to “R‐TH”, Townhouse District with
Planned Development Overlay
5. Title Block: Add in the total property area in acres and square feet.
6. Signature/Approval Block: Utilize the example below with P&Z Chair and Mayor
signature blocks:
Z23‐03 AND PD23‐02 APRIL 12, 2023
EASON MAYKUS
1600 WEST NORTHWEST HIGHWAY
A PORTION OF LOTS 1, BLOCK 1
GRAPEVINE OFFICE PARK
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Z23‐04.1 2
7. Signature/Approval Block: Correct the Lot and Block ranges proposed to be consistent
with the submitted preliminary plat.
8. Signature/Approval Block: Insert the sheet number for plan sheet series. The Zoning
Exhibit should be the first sheet with the Dimensional Control Site Plan as the second
sheet.
9. Correct all references to “PD Overlay Plan” throughout the sheet to “Dimensional
Control Site Plan.”
10. 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‐TH
requirements and proposed PD Overlay deviations. This level of detail has not been provided.
11. Add standard site plan notes found here.
12. Add a purpose statement, “The purpose of this zone change request is to rezone 11.248 acres
from the “PO”, Professional Office District and “CC”, Community Commercial District to “R‐TH”,
Townhouse District with a Planned Development Overlay for the purposes of developing 39
single‐family detached lots and one open space/common area lot.”
13. Remove the Zoning Notes. The deviation table is sufficient.
14. Deviation Table: Add a requested PD overlay deviation to Subsection 20.I.1, Height Regulations.
Whenever a townhouse structure is erected contiguous to an existing single‐family dwelling, the
number of stories and height of the townhouse structure shall not exceed the number of stories
and height of the contiguous single‐family dwelling. In no instance shall the height of a
townhouse structure exceed two (2) stories or thirty‐five (35) feet.
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Z23‐04.1 3
15. Provide a site data summary table using the established format below (cut ‘n paste and fill‐out):
Site Plan Data Summary Table
Item Required 40’ x 110.5’ 40’ x 100.5’ 45’x96’ 70’x125’
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
Parking Ratio (from Zoning Ordinance)
Accessible Parking (# of spaces)
16. The current data table states there are five open space lots. Only one is labeled on the drawing.
Revisit and correct.
17. The current data table states the average lot size is 2,015 sq. ft. This doesn’t meet the
established R‐TH requirements and proposed PD Overlay deviations. Revisit and correct.
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18. The current data table states the existing zoning as “R‐5.0”, Zero Lot Line. Revisit and correct.
19. The current data table states the current use as Residential. Revisit and correct. The current use
is undeveloped remainder of office park lot.
20. The current data table states the proposed use as Single‐family Residential. Revisit and correct.
The proposed use is Single‐family Residential.
21. Provide a screen wall or fence adjacent to the existing office park to the south
between the proposed patio homes, along the new developments southern property
line consistent with Section 50, Screening.
22. Show access easement connecting from proposed firelane/drainage and access
easements in proposed subdivision to the existing public access easements connecting
to West Northwest Highway. Clearly label.
23. Show all existing driveways/drive approaches along West Northwest Highway.
24. There are a lot of labels over labels on the drawing which makes it hard to read.
25. There is a proposed 9 foot retaining wall proposed along the site’s northern property
line adjacent to an existing residential subdivision. This retaining wall and any
screening atop it needs to be labeled and the area in which it is constructed, the width
needs to be dimensioned.
26. Add fire hydrant locations to the plan and symbols to a legend.
27. Add note: No parking permitted in striped fire lanes.
28. Clearly delineate and label the established floodplain and floodway.
29. Label the finished floor elevation of each lot.
Landscape and Tree Preservation Plan (Sheet 3 of 7):
1. Provide a landscape plan consistent with Subsection 53.E of the Zoning Ordinance.
2. Title Block: Update the block and lot numbers to be consistent with the submitted
preliminary plat.
3. Title Block: Correct the existing zoning to “PO”, Professional Office District and “CC”,
Community Commercial District.
4. Title Block: Add the proposed zoning district to “R‐TH”, Townhouse District with
Planned Development Overlay
5. Title Block: Add in the total property area in acres and square feet.
6. Signature/Approval Block: Utilize the example below with P&Z Chair and Mayor
signature blocks:
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7. Signature/Approval Block: Correct the Lot and Block ranges proposed.
8. Signature/Approval Block: Insert the sheet number for plan sheet series. The Zoning
Exhibit should be the first sheet, the DCSP as the second sheet and Landscape Plan as
the third sheet.
9. Provide a landscape data summary table on the plan sheet, utilize the table format link provided
and below:
Landscape Plan Data Summary Table
Item Required 40’ x 110.5’ 40’ x 100.5’ 45’x96’ 70’x125’ Open Space Lots
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
Impervious 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)
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10. 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.
11. Add a purpose statement, “The purpose of this zone change request is to rezone 11.248 acres
from the “PO”, Professional Office District and “CC”, Community Commercial District to “R‐TH”,
Townhouse District with a Planned Development Overlay for the purposes of developing 39
single‐family detached lots and one open space/common area lot.”
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
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. Crape Myrtles are not on a city approved tree list. Revisit and revise
Building Elevations and Plot Plans (Sheet 4‐6 of 7):
1. Provide a sample elevation, floor plan and plot plan view for all proposed lot sizes, including: 40’
x 110.5’, 40’ x 100.5’, 45’ x 95’, and 70’ x 125’.
2. Elevations: No building overhang or projections will be permitted on the 2‐foot side yard
setback side of a unit.
3. Elevations: A maximum of 12 inches of building overhand or projections will be permitted on the
3‐foot side yard setback side of a unit.
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4. Elevations: Two‐hour fire walls will be required on side elevations.
5. 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’x19’ each.
6. Add a Title Block.
7. Title Block: Rename from “PD Overlay Plan” to “Dimensional Control Site Plan.”
8. Title Block: Update the block and lot numbers to be consistent with the submitted
preliminary plat.
9. Title Block: Correct the existing zoning to “PO”, Professional Office District and “CC”,
Community Commercial District.
10. Title Block: Add the proposed zoning district to “R‐TH”, Townhouse District with
Planned Development Overlay
11. Title Block: Add in the total property area in acres and square feet.
12. Add a Signature/Approval Block: Utilize the example below with P&Z Chair and Mayor
signature blocks:
13. Signature/Approval Block: Correct the Lot and Block ranges proposed to be consistent
with the submitted preliminary plat.
14. Signature/Approval Block: Insert the sheet number for plan sheet series. The Zoning
Exhibit should be the first sheet with the Dimensional Control Site Plan as the second
sheet.
15. Add a purpose statement, “The purpose of this zone change request is to rezone 11.248 acres
from the “PO”, Professional Office District and “CC”, Community Commercial District to “R‐TH”,
Townhouse District with a Planned Development Overlay for the purposes of developing 39
single‐family detached lots and one open space/common area lot.”
Photometric Plan (Sheet 7 of 7):
1. Add a Title Block.
2. Title Block: Rename from “PD Overlay Plan” to “Dimensional Control Site Plan.”
3. Title Block: Update the block and lot numbers to be consistent with the submitted
preliminary plat.
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4. Title Block: Correct the existing zoning to “PO”, Professional Office District and “CC”,
Community Commercial District.
5. Title Block: Add the proposed zoning district to “R‐TH”, Townhouse District with
Planned Development Overlay
6. Title Block: Add in the total property area in acres and square feet.
7. Add a Signature/Approval Block: Utilize the example below with P&Z Chair and Mayor
signature blocks:
8. Signature/Approval Block: Correct the Lot and Block ranges proposed to be consistent
with the submitted preliminary plat.
9. Signature/Approval Block: Insert the sheet number for plan sheet series
10. Add a purpose statement, “The purpose of this zone change request is to rezone 11.248 acres
from the “PO”, Professional Office District and “CC”, Community Commercial District to “R‐TH”,
Townhouse District with a Planned Development Overlay for the purposes of developing 39
single‐family detached lots and one open space/common area lot.”
11. Show illumination levels based on proposed street lights and their locations.
Cannot exceed 3.0 foot‐candles at the property lines adjacent to rights‐of‐way or
nonresidential uses. Must be less than 0.2 foot‐candles adjacent to residential. Look at
Performance Standards in Section 55 of the Zoning Ordinance.
Refer to Section 55. Performance Standards
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
PUBLIC WORKS
Contact Paul Lee ‐ Civil Engineer, Elizabeth Reynold EIT or Cristin Turner (Platting) – Civil
Engineer at 817.410.3136 for the following comments:
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1. Lots of easements under houses currently. Show these easements to be abandoned and
relocated.
2. Parking will not be permitted within fire lanes.
3. CLOMR and LOMR required to clearly delineate and map floodplain and floodway through
site.
4. 9‐ foot retaining wall being constructed on north side of property, based on the
information provided, the footings for this wall will go 6’‐8’ into fire lane.
5. TIA required for access in and out of Northwest Highway and to determine needs of
existing signal.
6. Easements need to be abandoned on plat.
7. Replat into two pieces with two different zoning districts shown on one plat.
BUILDING SERVICES
Contact Larry Gray – Building Official at 817.410.3163 or lgray@grapevinetexas.gov if you
have question regarding your building permit after you have approval through the BZA
process.
Provide a sample floorplan for each of the three plan types.
Remove overhangs from all plans where they project into the 2’ side yard.
Overhangs in the 3’ side yard are limited to a maximum of 12” with 1‐hour fire protection on the
underside of the overhang with no openings.
A 1‐hour fire wall must be indicated on walls parallel to the property line on the 2’ and 3’ side
yards.
No building openings are permitted in fire walls in the 2’ side yard, and building openings in the
fire walls on the 3’ side yard is limited to a maximum of 25% of the wall area.
FIRE MARSHALL
Contact Bryan Parker ‐ Fire Marshal at 817.410.4420 or bparker@grapevinetexas.gov for the
following comments:
1. Fire lanes are an issue due to enforcement of parking in the fire lane.
2. 150’ hose lay required. Show compliance.
3. Add hydrants to site plan.
4. Show length of firelanes.
PARKS
Contact Kathy Nelson – Capital Improvements Program Manager at 817.410.3394 or
knelson@grapevinetexas.gov to discuss the following:
1. Parks will not maintain open space.
2. Provide public pedestrian access to Northwest Highway.
____________________________________________________________________
Email a PDF of the revised final plans by April 21 at 12:00 p.m. to emarohnic@grapevinetexas.gov,
atriplett@grapevinetexas.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 Natasha Gale or Albert Triplett at (817) 410‐3155.
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Z23‐03.1a & PD23‐02.1a 1
Email a PDF of the revised plans by June 2 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: The applicant is requesting to rezone 11.30 acres from the “CC”, Community
Commercial and “PO”, Professional Office Districts to “R‐TH”, Townhouse District with a planned
development overlay to deviate from but not limited to a reduction of side yard setback, allow for front
entry garages on lots less than 40 feet in width, and allow townhomes to be detached with no common
wall.
PLANNING SERVICES
Project Narrative
1. New Comment: Only four deviations are mentioned in the project narrative letter dated May 19,
2023. The deviation table on the Dimensional Control Sit Plan mentions eight (8), including garage
location, minimum lot size, minimum front yard, minimum side yard, minimum side yard adjacent
to the street, minimum lot width, minimum lot depth, and maximum height.
It appears that the buffering/screening between the proposed units to existing surrounding
single‐family detached units to the west and north will not be met consistent with Section 50,
Screening of the Zoning Ordinance. If this is the intent, it needs to be included in the PD Overlay
request of the Project Narrative and the deviation table on the Dimensional Control Site Plan.
Additionally, because a building height is requested to increase to two‐stories, 35 feet maximum
to three‐stories, 45 feet, this needs to be mentioned not only in the deviation table and in the
Project Narrative. The request for a maximum height increase is also asking for a deviation from
the height adjacency requirement of whenever a townhouse structure is erected contiguous to
an existing single‐family dwelling, the number of stories and height of the townhouse structure
shall not exceed the number of stories and height of the contiguous single‐family dwelling. In no
instance shall the height of a townhouse structure exceed two (2) stories or thirty‐five (35) feet.
Street Names
1. New Comment: Submit proposed street names for private streets. 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 private street.
Zoning Exhibit (Sheet 1 of 7):
1. ADDRESSED. Provide a zoning exhibit per the Zone Change checklist. An example is attached to
the email.
Z23‐03 AND PD23‐02 MAY 26, 2023
EASON MAYKUS
1600 WEST NORTHWEST HIGHWAY
A PORTION OF LOTS 1, BLOCK 1
GRAPEVINE OFFICE PARK
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Z23‐03.1a & PD23‐02.1a 2
New Comments after submittal of the Zoning Exhibit 5/25/23:
1. Title Block: correct spelling of the word Community under the Existing zoning label. It
currently has a “u” where a “y” should be.
2. Drawing: Add the purpose statement requested on all other plan sheets for the set, “The
purpose of this zone change request is to rezone 11.248 acres from the “PO”, Professional
Office District and “CC”, Community Commercial District to “R‐TH”, Townhouse District with
a Planned Development Overlay for the purposes of developing 39 single‐family detached
lots and one open space/common area lot.”
3. Sheet: Provide a curve data table.
4. Sheet: Provide a line data table.
5. Drawing: Show the point of commencement mentioned in the legal description.
6. Legal Description: The legal description doesn’t mention the point of beginning that is
denoted on the zoning exhibits drawing.
7. Sheet: Add an abbreviations table, if they are used on the drawing.
8. Drawing: The zoning exhibit drawing does not mention the corners set or found. These
should be labeled on the drawing as described in the legal description (e.g. ½” iron rod set,
or iron rod found).
Dimensional Control Site Plan (Sheet 2 of 7):
1. ADDRESSED. Title Block: Rename from “PD Overlay Plan” to “Dimensional Control Site
Plan.”
2. ADDRESSED. Title Block: Update the block and lot numbers to be consistent with the
submitted preliminary plat.
3. PARTIALLY ADDRESSED. Correct spelling of the word Community with a “y” at the end
instead of a “u”. Title Block: Correct the existing zoning to “PO”, Professional Office
District and “CC”, Community Commercial District.
4. ADDRESSED. Title Block: Add the proposed zoning district to “R‐TH”, Townhouse
District with Planned Development Overlay
5. ADDRESSED. Title Block: Add in the total property area in acres and square feet.
6. ADDRESSED. Signature/Approval Block: Utilize the example below with P&Z Chair and
Mayor signature blocks:
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Z23‐03.1a & PD23‐02.1a 3
7. ADDRESSED. Signature/Approval Block: Correct the Lot and Block ranges proposed to
be consistent with the submitted preliminary plat.
8. ADDRESSED. Signature/Approval Block: Insert the sheet number for plan sheet series.
The Zoning Exhibit should be the first sheet with the Dimensional Control Site Plan as
the second sheet.
9. ADDRESSED. Correct all references to “PD Overlay Plan” throughout the sheet to
“Dimensional Control Site Plan.”
10. ADDRESSED. 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‐TH requirements and proposed PD Overlay deviations. This level of detail has not
been provided.
11. NOT ADDRESSED. Not provided. Add standard site plan notes found here.
12. ADDRESSED. Add a purpose statement, “The purpose of this zone change request is to rezone
11.248 acres from the “PO”, Professional Office District and “CC”, Community Commercial
District to “R‐TH”, Townhouse District with a Planned Development Overlay for the purposes of
developing 39 single‐family detached lots and one open space/common area lot.”
13. ADDRESSED. Remove the Zoning Notes. The deviation table is sufficient.
14. ADDRESSED. Additional deviation for building height has been included to add to 3‐stories/45
feet in height. None of the three‐plot plan/building elevation sheets show a building this height.
Are you also deviating for decreased building height adjacent to an existing one‐story single‐
family dwelling? Deviation Table: Add a requested PD overlay deviation to Subsection 20.I.1,
Height Regulations. Whenever a townhouse structure is erected contiguous to an existing single‐
family dwelling, the number of stories and height of the townhouse structure shall not exceed
the number of stories and height of the contiguous single‐family dwelling. In no instance shall
the height of a townhouse structure exceed two (2) stories or thirty‐five (35) feet.
15. ADDRESSED. But mostly blank. We are requesting that all data be put into this format. There
are also discrepancies between the two data tables and the deviation table provided. Provide a
site data summary table using the established format below (cut ‘n paste and fill‐out):
Site Plan Data Summary Table
Item Required 40’ x 110.5’ 40’ x 100.5’ 60’x96’ 70’x125’
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)
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Z23‐03.1a & PD23‐02.1a 4
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)
16. ADDRESSED. The current data table states there are five open space lots. Only one is labeled
on the drawing. Revisit and correct.
17. ADDRESSED. The current data table states the average lot size is 2,015 sq. ft. This doesn’t meet
the established R‐TH requirements and proposed PD Overlay deviations. Revisit and correct.
18. ADDRESSED. The current data table states the existing zoning as “R‐5.0”, Zero Lot Line. Revisit
and correct.
19. ADDRESSED. The current data table states the current use as Residential. Revisit and correct.
The current use is undeveloped remainder of office park lot.
20. ADDRESSED. The current data table states the proposed use as Single‐family Residential.
Revisit and correct. The proposed use is Single‐family Residential.
21. PARTIALLY ADDRESSED. No detail or inset is provided on the 5 ‐sheet preliminary
engineering drawings indicating the type, height or construction material for the
proposed “retaining wall per engineering plans” provided. Provide a screen wall or
fence adjacent to the existing office park to the south between the proposed patio
homes, along the new developments southern property line consistent with Section
50, Screening.
22. NOT ADDRESSED. Not provided. Show access easement connecting from proposed
firelane/drainage and access easements in proposed subdivision to the existing public
access easements connecting to West Northwest Highway. Clearly label.
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Z23‐03.1a & PD23‐02.1a 5
23. ADDRESSED. Show all existing driveways/drive approaches along West Northwest
Highway.
24. ADDRESSED. There are a lot of labels over labels on the drawing which makes it hard
to read.
25. PARTIALLY ADDRESSED. No detail or inset is provided on the 5 ‐sheet preliminary
engineering drawings indicating the type, height or construction material for the
proposed “retaining wall per engineering plans” provided. There is a proposed 9 foot
retaining wall proposed along the site’s northern property line adjacent to an existing
residential subdivision. This retaining wall and any screening atop it needs to be
labeled and the area in which it is constructed, the width needs to be dimensioned.
26. NOT ADDRESSED. Not provided. Add fire hydrant locations to the plan and symbols to
a legend.
27. ADDRESSED. Add note: No parking permitted in striped fire lanes.
28. ADDRESSED. Clearly delineate and label the established floodplain and floodway.
29. ADDRESSED. Label the finished floor elevation of each lot.
30. NEW COMMENT: Label number parking spaces in each row of off‐street parking along
the internal private street.
31. NEW COMMENT: Include the number of off‐street parking spaces per unit/lot and
number of guest parking spaces within the Site Data Table.
32. NEW COMMENT: Fill out the site data table completely.
33. NEW COMMENT: The minimum lot dimension changes requested in the deviations
table and the Legend are not consistent. See snippet below:
Landscape and Tree Preservation Plan (Sheet 3 of 7):
1. PARTIALLY ADDRESSED. Data table not provided. Provide a landscape plan consistent with
Subsection 53.E of the Zoning Ordinance.
2. ADDRESSED. Title Block: Update the block and lot numbers to be consistent with the
submitted preliminary plat.
3. PARTIALLY ADDRESSED. Correct spelling of the word Community, current version
provided has a “u” instead of a “y” at the end of the word “Community.” Title Block:
Correct the existing zoning to “PO”, Professional Office District and “CC”, Community
Commercial District.
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Z23‐03.1a & PD23‐02.1a 6
4. ADDRESSED. Title Block: Add the proposed zoning district to “R‐TH”, Townhouse
District with Planned Development Overlay
5. ADDRESSED. Title Block: Add in the total property area in acres and square feet.
6. ADDRESSED. Signature/Approval Block: Utilize the example below with P&Z Chair and
Mayor signature blocks:
7. ADDRESSED. Signature/Approval Block: Correct the Lot and Block ranges proposed.
8. ADDRESSED. Signature/Approval Block: Insert the sheet number for plan sheet series.
The Zoning Exhibit should be the first sheet, the DCSP as the second sheet and
Landscape Plan as the third sheet.
9. NOT ADDRESSED. Not provided. Provide a landscape data summary table on the plan sheet,
utilize the table format link provided and below:
Landscape Plan Data Summary Table
Item Required 40’ x 110.5’ 40’ x 100.5’ 60’x96’ 70’x125’ Open Space Lots
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
Impervious Area
Building Footprint Area (square feet)
Area of Sidewalks, Pavement & other
Impervious Flatwork (square feet)
Other Impervious Area
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Z23‐03.1a & PD23‐02.1a 7
10. ADDRESSED. 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.
11. PARTIALLY ADDRESSED. Correct spelling of the word Community, current version
provided has a “u” instead of a “y” at the end of the word “Community.” Add a purpose
statement, “The purpose of this zone change request is to rezone 11.248 acres from the “PO”,
Professional Office District and “CC”, Community Commercial District to “R‐TH”, Townhouse
District with a Planned Development Overlay for the purposes of developing 39 single‐family
detached lots and one open space/common area lot.”
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.
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. PARTIALLY ADDRESSED. “Dots” provided but no indication which are staying or being
removed. Indicate which trees proposed for removal versus preservation. Place an “X” or
triangle symbol over all trees to be removed.
15. NOT ADDRESSED. Not provided. This is information that should be provided in the requested data
table. 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.
Total Open Space (square feet and
percentage)
Total Impervious Area (square feet
and percentage)
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Z23‐03.1a & PD23‐02.1a 8
16. ADDRESSED. Crape Myrtles are not on a city approved tree list. Revisit and revise
Building Elevations and Plot Plans (Sheet 4‐6 of 7):
1. PARTIALLY ADDRESSED. Plot plans and elevations provided for the 40’ wide lots and
then a 45’ wide lot. However, the dimensional control site plan shows a 60’x96’
instead of a 45’ lot. Update the Plan “C” plot plan to reflect that its on a 60‐foot‐wide
lot. Provide a sample elevation, floor plan and plot plan view for all proposed lot sizes,
including: 40’ x 110.5’, 40’ x 100.5’, 60’ x 95’, and 70’ x 125’. PROVIDE A SAMPLE FLOOR PLAN
FOR EACH LOT TYPE.
2. INFORMATIONAL. Elevations: No building overhang or projections will be permitted on the 2‐
foot side yard setback side of a unit. ALL UNIT ELEVATIONS INDICATE A 6” OVERHANG IN THE
TWO‐FOOT SIDE YARD WHICH MUST BE REVISED FOR CONSISTENCY WITH COMMENTS.
3. INFORMATIONAL. Elevations: A maximum of 12 inches of building overhand or projections will
be permitted on the 3‐foot side yard setback side of a unit.
4. COMMENT RECINDED. Elevations: Two‐hour fire walls will be required on side elevations. A
ONE‐HOUR FIRE WALL WILL BE REQUIRED IN TWO‐FOOT AND THREE‐FOOT SIDEYARDS.
5. 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’x19’ each.
6. PARTIALLY ADDRESSED. Acreages shown as 3.79 acres. The acreage provided with the
title block should be the same for each plan sheet of the total property/project
acreage. Add a Title Block.
7. ADDRESSED. Title Block: Rename from “PD Overlay Plan” to “Dimensional Control Site
Plan.”
8. ADDRESSED. Title Block: Update the block and lot numbers to be consistent with the
submitted preliminary plat.
9. ADDRESSED. Title Block: Correct the existing zoning to “PO”, Professional Office District
and “CC”, Community Commercial District.
10. ADDRESSED. Title Block: Add the proposed zoning district to “R‐TH”, Townhouse District
with Planned Development Overlay
11. PARTIALLY ADDRESSED. Acreages shown as 3.79 acres. The acreage provided with the
title block should be the same for each plan sheet of the total property/project
acreage. Title Block: Add in the total property area in acres and square feet.
12. ADDRESSED. Add a Signature/Approval Block: Utilize the example below with P&Z Chair
and Mayor signature blocks:
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Z23‐03.1a & PD23‐02.1a 9
13. ADDRESSED. Signature/Approval Block: Correct the Lot and Block ranges proposed to be
consistent with the submitted preliminary plat.
14. ADDRESSED. Signature/Approval Block: Insert the sheet number for plan sheet series.
The Zoning Exhibit should be the first sheet with the Dimensional Control Site Plan as
the second sheet.
15. ADDRESSED. Add a purpose statement, “The purpose of this zone change request is to rezone
11.248 acres from the “PO”, Professional Office District and “CC”, Community Commercial
District to “R‐TH”, Townhouse District with a Planned Development Overlay for the purposes of
developing 39 single‐family detached lots and one open space/common area lot.”
Photometric Plan (Sheet 7 of 7):
1. PARTIALLY ADDRESSED. Correct title blocks as shown below. Add a Title Block.
2. ADDRESSED. Title Block: Rename from “PD Overlay Plan” to “Dimensional Control Site
Plan.”
3. ADDRESSED. Title Block: Update the block and lot numbers to be consistent with the
submitted preliminary plat.
4. ADDRESSED. Title Block: Correct the existing zoning to “PO”, Professional Office District
and “CC”, Community Commercial District.
5. ADDRESSED. Title Block: Add the proposed zoning district to “R‐TH”, Townhouse District
with Planned Development Overlay
6. ADDRESSED. Title Block: Add in the total property area in acres and square feet.
Photometric Plan
for
Grapevine Springs
Block 1, Lots 1‐30 & 40X, 1600 W. Northwest Hwy.
Thomas Mahan Survey, A‐1050
City of Grapevine, Tarrant County, Texas
11.248 acres (489,940 sq. ft.)
Existing Zoning: “PO”, Professional Office District and “CC”, Community
Commercial District
Proposed Zoning: “R‐TH”, Townhouse District with Planned Development
Overlay
Date of Preparation: May, 2023
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Z23‐03.1a & PD23‐02.1a 10
7. ADDRESSED. Add a Signature/Approval Block: Utilize the example below with P&Z Chair
and Mayor signature blocks:
8. ADDRESSED. Signature/Approval Block: Correct the Lot and Block ranges proposed to be
consistent with the submitted preliminary plat.
9. ADDRESSED. Signature/Approval Block: Insert the sheet number for plan sheet series
10. ADDRESSED. Add a purpose statement, “The purpose of this zone change request is to rezone
11.248 acres from the “PO”, Professional Office District and “CC”, Community Commercial
District to “R‐TH”, Townhouse District with a Planned Development Overlay for the purposes of
developing 39 single‐family detached lots and one open space/common area lot.”
11. ADDRESSED. Show illumination levels based on proposed street lights and their
locations.
Cannot exceed 3.0 foot‐candles at the property lines adjacent to rights‐of‐way or
nonresidential uses. Must be less than 0.2 foot‐candles adjacent to residential. Look at
Performance Standards in Section 55 of the Zoning Ordinance.
Refer to Section 55. Performance Standards
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
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. Lots of easements under houses currently. Show these easements to be abandoned and
relocated.
2. Parking will not be permitted within fire lanes.
3. CLOMR and LOMR required to clearly delineate and map floodplain and floodway through
site.
4. 9‐ foot retaining wall being constructed on north side of property, based on the
information provided, the footings for this wall will go 6’‐8’ into fire lane.
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Z23‐03.1a & PD23‐02.1a 11
5. TIA required for access in and out of Northwest Highway and to determine needs of
existing signal.
6. Easements need to be abandoned on plat.
7. Replat into two pieces with two different zoning districts shown on one plat.
BUILDING SERVICES
Contact Larry Gray – Building Official at 817.410.3163 or lgray@grapevinetexas.gov if you
have question regarding your building permit after you have approval through the BZA
process.
Provide a sample floorplan for each of the three plan types.
Remove overhangs from all plans where they project into the 2’ side yard.
Overhangs in the 3’ side yard are limited to a maximum of 12” with 1‐hour fire protection on the
underside of the overhang with no openings.
A 1‐hour fire wall must be indicated on walls parallel to the property line on the 2’ and 3’ side
yards.
No building openings are permitted in fire walls in the 2’ side yard, and building openings in the
fire walls on the 3’ side yard is limited to a maximum of 25% of the wall area.
FIRE MARSHALL
Contact Bryan Parker ‐ Fire Marshal at 817.410.4420 or bparker@grapevinetexas.gov for the
following comments:
1. Fire lanes are an issue due to enforcement of parking in the fire lane.
2. 150’ hose lay required. Show compliance.
3. Add hydrants to site plan.
4. Show length of firelanes.
PARKS
Contact Kathy Nelson – Capital Improvements Program Manager at 817.410.3394 or
knelson@grapevinetexas.gov to discuss the following:
1. Parks will not maintain open space.
2. Provide public pedestrian access to Northwest Highway.
____________________________________________________________________
Email a PDF of the revised final plans by June 2 at 12:00 p.m. to emarohnic@grapevinetexas.gov,
atriplett@grapevinetexas.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 Natasha Gale or Albert Triplett at (817) 410‐3155.
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ANDREA CASSATA
576 DOVE CREEK CIR
GRAPEVINE, TX 76051
PD23_02_Z23_03_100223_035651PM Labels - Label Count: 34 | Total Record Count 35
Page 1
BRIAN HARKINS
2150 W NORTHWEST HWY STE 114
GRAPEVINE, TX 76051
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Page 1
CHARLES L MARTIN
511 DOVE CREEK PL
GRAPEVINE, TX 76051
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COREY J COX
110 CROSS CREEK DR
GRAPEVINE, TX 76051
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Page 1
DAVID BRADFORD
900 FALL CRK
GRAPEVINE, TX 76051
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Page 1
DTX HOLDINGS LLC
3427 CEDAR SPRINGS RD 1127
DALLAS, TX 75219
PD23_02_Z23_03_100223_035651PM Labels - Label Count: 34 | Total Record Count 35
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FRANK R COLBY
538 DOVE CREEK CIR
GRAPEVINE, TX 76051
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GREG NIMERICK
1805 HARVEST MOON DR
GRAPEVINE, TX 76051
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Page 1
H CREEK DEVELOPMENT LLC
604 E NORTHWEST HWY STE 102
GRAPEVINE, TX 76051
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Page 1
JAMES W SINOR
549 DOVE CREEK CIR
GRAPEVINE, TX 76051
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Page 1
JAMES WALDECK
103 CROSS CREEK DR
GRAPEVINE, TX 76051
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Page 1
JASON DILTS
508 DOVE CREEK PL
GRAPEVINE, TX 76051
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Page 1
JULIE JACOB
503 DOVE CREEK PL
GRAPEVINE, TX 76051
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Page 1
KARIN HAKANSON
PO BOX 353
OAKVILLE, CA 94562
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Page 1
KATELYN MARSH
500 WINTER WOOD DR
GRAPEVINE, TX 76051
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Page 1
KEVIN N CARROLL
104 CROSS CREEK DR
GRAPEVINE, TX 76051
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Page 1
KRISTOFER ERVING
106 CROSS CREEK DR
GRAPEVINE, TX 76051
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Page 1
LARRY R GENTRY
541 DOVE CREEK CIR
GRAPEVINE, TX 76051
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Page 1
MARGARITA B CADDICK
565 DOVE CREEK CIR
GRAPEVINE, TX 76051
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Page 1
MARVIN D REEP
108 CROSS CREEK DR
GRAPEVINE, TX 76051
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MARY E GEORGIOU
504 DOVE CREEK PL
GRAPEVINE, TX 76051
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OFFICES AT NORTHWEST HIGHWAY LLC
126 DEETRACK LN
IRVINGTON, NY 10533
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Page 1
PATRICK R PALMEIRO
569 DOVE CREEK CIR
GRAPEVINE, TX 76051
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Page 1
R GREG HARTWIG
6008 TIMBER CREEK LN
DALLAS, TX 75248
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RACHAEL JACKSON
2404 POPLAR CT E
COLLEYVILLE, TX 76034
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Page 1
RANDALL S SMITH
100 CROSS CREEK DR
GRAPEVINE, TX 76051
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Page 1
RICHARD A BURGER
545 DOVE CREEK CIR
GRAPEVINE, TX 76051
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ROMAN SHEVCHUK
2066 WILLOWOOD DR
GRAPEVINE, TX 76051
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Page 1
SHARON GRIPPE
553 DOVE CREEK CIR
GRAPEVINE, TX 76051
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TEXAS MSI LTD
8582 KATY FWY STE 201
HOUSTON, TX 77024
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TOMMY L JOHNSON
105 CROSS CREEK DR
GRAPEVINE, TX 76051
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TOMOTAKA GOJI
5050 QUORUM DR STE 225
DALLAS, TX 75254
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VILLARREAL FAMILY REVOCABLE LIVING TRUST
109 CROSS CREEK DR
GRAPEVINE, TX 76051
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WRIGHT GVS PROPERTIES LLC
601 W WALL ST
GRAPEVINE, TX 76051
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AFFIDAVIT OF PUBLICATION
Account #Order Number Identification Order PO Amount Cols Depth
36004 473396 Print Legal Ad-IPL01418190 - IPL0141819 $172.40 1 69 L
lcarey@grapevinetexas.gov
Lindsay CareyAttention:
Lindsay Carey
200 S. Main St.
Grapevine, Texas 76051
THE STATE OF TEXAS
COUNTY OF TARRANT
Before me, a Notary Public in and for said County
and State, this day personally appeared Stefani
Beard, Bid and Legal Coordinator for the Star-
Telegram, published by the Star-Telegram, Inc. at
Fort Worth, in Tarrant County, Texas; and who,
after being duly sworn, did depose and say that
the attached clipping of an advertisement was
published in the above named paper on the listed
dates:
1 insertion(s) published on:
10/01/23
Sworn to and subscribed before me this 2nd day of
October in the year of 2023
Notary Public in and for the state of Texas, residing in
Dallas County
Extra charge for lost or duplicate affidavits.
Legal document please do not destroy!
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Z23-03 & PD23-02 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: OCTOBER 17, 2023
SUBJECT: PLANNING SERVICES TECHNICAL REPORT OF ZONE
CHANGE APPLICATION Z23-03, AND PLANNED
DEVELOPMENT OVERLAY PD23-02; GRAPEVINE SPRINGS
APPLICANT: H. Creek Development, LLC - Eason
Maykus
PROPERTY LOCATION AND SIZE:
The subject property is located at 1600 West
Northwest Highway and is proposed to be platted as
Lots 1-32, and 33X, Block 1, Grapevine Springs. The
property contains approximately 11.248 acres and
has no roadway frontage.
REQUESTED ZONE CHANGE, PLANNED DEVELOPMENT OVERLAY AND
COMMENTS:
The applicant is requesting a zone change to rezone approximately 11.248 acres from
“PO”, Professional Office District and “CC”, Community Commercial District to “R-7.5”,
Single-Family District and “R-5.0”, Zero-Lot Line District for the development of 32 single-
family detached dwellings at two different district standards. The planned development
overlay is to allow for private streets in a single-family/zero-lot-line residential development
and for the front lot lines to also be the centerline of the private street. Front yard setbacks
for each residential lot will be measured from the centerline of the private street that it
fronts.
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Z23-03 & PD23-02 1
The subject site has remained undeveloped although zoned both “PO”, Professional Office
District, and “CC”, Community Commercial District. Several zone change requests with the
intent to develop a single-family subdivision in the 1990s were withdrawn or denied for the
subject property, as well.
It is the applicant’s intent to rezone the subject 11.248 acres to develop 32 single-family
detached dwellings around a 4.8-acre central open space lot and internal private ring road.
Twenty-four (24) residential lots are proposed to be developed to “R-7.5”, Single-Family
District standards. Six (6) of the “R-7.5”, Single-Family District lots are proposed along the
subject site’s western property line adjacent to the Manor Oaks Addition residential
subdivision. Lots 7 through 24 are proposed immediately adjacent to the proposed open
space lot, Lot 33X, internal to the proposed ring road. The remaining Lots 25-32 are
proposed to be developed to “R-5.0”, Zero-Lot Line District standards, and are located
along the site’s southern property line immediately adjacent to the parking areas associated
with two existing professional and medical office buildings.
Access to the proposed subdivision through the existing professional and medical office
development will be from existing driveways with public access along West Northwest
Highway and one shared cross-access point along West Northwest Highway, within Block
1, Lot 1 Hubbell DDS Addition to the south.
The lots in this proposed subdivision will be on a private street, 31 feet in width with the
centerline of the street also being the front lot line. The density for this proposed
subdivision is 2.84 dwelling units per acre.
Front yard setbacks will be consistent with the 30-foot minimum in the R-7.5”, Single-Family
District and 25-feet minimum in the “R-5.0”, Zero-Lot Line District, however, the building
setback will be measured from the center line of the private street. All other block,
dimensional, and setback requirements for the residential lots will be consistent with base
district requirements. All residential structures are designed with front entry garages and
will typically be two stories in height. Twenty-nine (29) off-street parking spaces have been
provided throughout the proposed subdivision for visitors of future residents.
The applicant is seeking a planned development overlay relative to allowing a private street
within a single-family/zero-lot line subdivision and to be able to vary the location of the front
lot line.
PRESENT ZONING AND USE:
The property is currently zoned “PO”, Professional Office District, and “CC”, Community
Commercial District, and remains undeveloped although part of a larger professional office
park development.
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Z23-03 & PD23-02 1
HISTORY OF TRACT AND SURROUNDING AREA:
The subject property and the property to the west were zoned “R-1”, Single-Family District
prior to the 1984 City-wide Rezoning at which time the property was rezoned to “PO”,
Professional Office District.
On March 25, 1995, City Council approved zone change request Z95-01 (Ord. 1995-
16) within the subject site rezoning 5.306 acres from “PO”, Professional Office
District to “CC”, Community Commercial District for a proposed retail development
that never occurred.
On June 17, 2003, City Council approved zone change request Z2003-02 (Ord.
2003-39) on the subject site rezoning 7.64 acres from “PO”, Professional Office
District to CC”, Community Commercial District for office and retail development.
On April 19, 2005, the City Council approved conditional use request CU05-16 (Ord.
2005-29) to allow for the development of a financial institution with drive-through
service and additional signage along Northwest Highway for a portion of Lot 1, Block
1, Grapevine Office Park Addition.
On July 6, 2016, the Site Plan Review Committee (SPRC) approved additional
signage along West Northwest Highway for an existing financial institution with a
drive-through service.
SURROUNDING ZONING AND EXISTING LAND USE:
NORTH: “R-MF-2”, Multifamily District and “R-7.5”, Single-Family District - existing
multifamily complex, Dove Creek Villas and Dove Creek, PH II single-family
residential subdivision
SOUTH: “CC”, Community Commercial – Professional and medical offices, financial
institutions with drive-through service
EAST: “R-TH”, Townhouse District and “HC”, Highway Commercial District -
Detached Townhomes under construction, Grapevine Golf Carts and Fox Rental
WEST: “R-20”, Single-Family District – Manor Oaks Addition single-family residential
subdivision
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:
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Z23-03 & PD23-02 1
Map 2: Land Use Plan of the Comprehensive Master Plan designates the subject property
as Commercial Low Intensity (LC) future land use. The applicant’s proposal is not compliant
with the Master Plan.
THOROUGHFARE PLAN APPLICATION:
The Thoroughfare Plan designates West Northwest Highway as a Type “C” Minor Arterial
with a minimum 80-foot right-of-way developed as four lanes with a center left turn lane.
North Dove Road is designated a Type “E” Collector with a minimum 75-foot right-of-way
developed at four lanes.
/em
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TO: 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 ZONE
CHANGE APPLICATION Z23-03, AND PLANNED
DEVELOPMENT OVERLAY PD23-02; GRAPEVINE SPRINGS
APPLICANT: Eason Maykus, H. Creek Development,
LLC
PROPERTY LOCATION AND SIZE:
The subject property is located at 1600 West
Northwest Highway and is proposed to be platted as
Lots 1-32, and 33X, Block 1, Grapevine Springs. The
property contains approximately 11.248 acres and
has no roadway frontage.
REQUESTED ZONE CHANGE, PLANNED DEVELOPMENT OVERLAY AND
COMMENTS:
The applicant is requesting a zone change to rezone approximately 11.248 acres from
“PO”, Professional Office District and “CC”, Community Commercial District to “R-7.5”,
Single-Family District and “R-5.0”, Zero-Lot Line District for the development of 32 single-
family detached dwellings at two different district standards. The planned development
overlay is to allow for private streets in a single-family/zero-lot-line residential development;
a reduction in minimum lot area, minimum lot depth, and front-yard building setbacks for the
"R-5.0”, Zero-Lot-Line lots.
The subject site has remained undeveloped although zoned both “PO”, Professional Office
District, and “CC”, Community Commercial District. Several zone change requests with the
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Z23-03 & PD23-02 2
intent to develop a single-family subdivision in the 1990s were withdrawn or denied for the
subject property, as well.
It is the applicant’s intent to rezone the subject 11.248 acres to develop 32 single-family
detached dwellings around a central open space lot and internal private ring road. Twenty-
four (24) residential lots are proposed to be developed to “R-7.5”, Single-Family District
standards. Six (6) of the “R-7.5”, Single-Family District lots are proposed along the subject
site’s western property line adjacent to the Manor Oaks Addition residential subdivision.
Lots 7 through 24 are proposed immediately adjacent to the proposed open space lot, Lot
33X, internal to the proposed ring road. The remaining Lots 25-32 are proposed to be
developed to “R-5.0”, Zero-Lot Line District standards, and are located along the site’s
southern property line immediately adjacent to the parking areas associated with two
existing professional and medical office buildings.
Access to the proposed subdivision through the existing professional and medical office
development will be from existing driveways with public access along West Northwest
Highway and one shared cross-access point along West Northwest Highway, within Block
1, Lot 1 Hubbell DDS Addition to the south.
The lots in this proposed subdivision will be on a private street, 31 feet in width. The density
for this proposed subdivision is 2.84 dwelling units per acre. All residential structures are
designed with front entry garages and will typically be two stories in height. Twenty-nine
(29) off-street parking spaces have been provided throughout the proposed subdivision for
visitors of future residents.
The applicant is also seeking a planned development overlay relative to allowing a private
street within a single-family/zero-lot line subdivision and to be able to vary minimum lot size
and front yard building setback requirements for eight proposed “R-5.0”, Zero-Lot Line
District lots.
Minimum bulk, dimensional, and setback requirements will be met with each proposed R-
7.5”, Single-Family District lot. The “R-5.0”, Zero-Lot Line District requires a minimum 25-
foot front yard building setback. The applicant is proposing to vary this requirement through
a planned development overlay by providing a 9.5-foot building setback and a 19.5-foot
garage setback. Additionally, the applicant is proposing to vary the minimum lot size for the
proposed “R-5.0”, Zero-Lot Line District lots from a minimum of 5,000 square feet to 4,500
square feet, a reduction of 500 square feet. These planned development overlay requests
will restrict the size of future dwelling units as the proposed lot coverage and maximum
building coverage are not proposed to change with the overlay.
PRESENT ZONING AND USE:
The property is currently zoned “PO”, Professional Office District, and “CC”, Community
Commercial District, and remains undeveloped although part of a larger professional office
park development.
HISTORY OF TRACT AND SURROUNDING AREA:
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Z23-03 & PD23-02 3
The subject property and the property to the west were zoned “R-1”, Single-Family District
prior to the 1984 City-wide Rezoning at which time the property was rezoned to “PO”,
Professional Office District.
On March 25, 1995, City Council approved zone change request Z95-01 (Ord. 1995-
16) within the subject site rezoning 5.306 acres from “PO”, Professional Office
District to “CC”, Community Commercial District for a proposed retail development
that never occurred.
On June 17, 2003, City Council approved zone change request Z03-02 (Ord. 2003-
39) on the subject site rezoning 7.64 acres from “PO”, Professional Office District to
CC”, Community Commercial District for office and retail development.
On April 19, 2005, the City Council approved conditional use request CU05-16 (Ord.
2005-29) to allow for the development of a financial institution with drive-through
service and additional signage along Northwest Highway for a portion of Lot 1, Block
1, Grapevine Office Park Addition.
On July 6, 2016, the Site Plan Review Committee (SPRC) approved additional
signage along West Northwest Highway for an existing financial institution with a
drive-through service.
SURROUNDING ZONING AND EXISTING LAND USE:
NORTH: “R-MF-2”, Multifamily District and “R-7.5”, Single-Family District - existing
multifamily complex, Dove Creek Villas and Dove Creek, PH II single-family
residential subdivision
SOUTH: “CC”, Community Commercial – Professional and medical offices, financial
institutions with drive-through service
EAST: “R-TH”, Townhouse District and “HC”, Highway Commercial District -
Detached Townhomes under construction, Grapevine Golf Carts and Fox Rental
WEST: “R-20”, Single-Family District – Manor Oaks Addition single-family residential
subdivision
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:
Map 2: Land Use Plan of the Comprehensive Master Plan designates the subject property
as Commercial Low Intensity (LC) future land use. The applicant’s proposal is not compliant
with the Master Plan.
THOROUGHFARE PLAN APPLICATION:
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Z23-03 & PD23-02 4
The Thoroughfare Plan designates West Northwest Highway as a Type “C” Minor Arterial
with a minimum 80-foot right-of-way developed as four lanes with a center left turn lane.
North Dove Road is designated a Type “E” Collector with a minimum 75-foot right-of-way
developed at four lanes.
/em
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Planner:
13 NOV 23
0 50' 100'200'
1" = 50'
SAGE GROUP, INC.
Master Planning
Urban Design
Architecture
Landscape Architecture
1130 N. Carroll Ave., Ste. 200
Southlake, Texas 76092
817-424-2626
Owner:
H Creek Development, LLC
P.O. Box 92747
Southlake, Texas 76092
Tel: 817-329-3111
Contact: Eason Maykus
Engineer:
Deotte, Inc.
420 Johnson Rd., ste. 303
Keller, TX 76248
TEL. 817-337-8899
Contact: Richard DeOtte, P.E.
13 NOV 23
CASE NAME: Grapevine Springs
CASE NUMBER: Z23-03; PD2-02
LOCATION: 1600 W. Northwest Highway
Block 1, Lots 1-32 & 33X
Grapevine, Tarrant County, Texas
MAYOR SECRETARY
DATE:
PLANNING AND ZONING COMMISSION
CHAIRMAN
DATE:
SHEET: 1 OF 10
APPROVAL DOES NOT AUTHORIZE ANY
WORK IN CONFLICT WITH ANY CODES OR
ORDINANCES.
PLANNING SERVICES DEPARTMENT
Surveyor:
Spry Surveyors
8241 Mid-Cities Blvd, Suite 102
North Richland Hills, TX 76182
TEL. 817-776-4049
Contact: David Lewis
P.O.B.
1/2" IRF (BENT)
PASSING AT 226.98'
A 1/2" IRF
PASSING AT 43.68'
A 1/2" IRF
1/2" IRS w/CAP
"SPRY 5647"
1/2" IRF (C.M.)
1/2" IRS w/CAP
"SPRY 5647"
1/2" IRS w/CAP
"SPRY 5647"
1/2" IRS w/CAP
"SPRY 5647"
1/2" IRS w/CAP
"SPRY 5647"
1/2" IRS w/CAP
"SPRY 5647"
1/2" IRS w/CAP
"SPRY 5647"
1/2" IRS w/CAP
"SPRY 5647"
1/2" IRS w/CAP
"SPRY 5647"
1/2" IRS w/CAP
"SPRY 5647"
1/2" IRS w/CAP
"SPRY 5647"
1/2" IRF (C.M.)
1/2" IRF (C.M.)
5/8" IRF w/CAP
"SEMPCO" (C.M.)
P.O.C.
D.R.T.C.T. DEEP RECORDS OF TARRANT COUNTY, TEXAS
P.R.T.C.T. PUBLIC RECORDS OF TARRANT COUNTY, TEXAS
VOL. VOLUME
PG. PAGE
CAB. CABINET
DOC. NO. DOCUMENT NUMBER
P.O.C. POINT OF COMMENCING
P.O.B. POINT OF BEGINNING
C.M. CONTROLLING MONUMENT
IRF IRON ROD FOUND
IRS IRON ROD SET
R.O.W. RIGHT-OF-WAY
B.L. BUILDING LINE
G.S.B. GARAGE SET BACK
D.&U.E. DRAINAGE & UTILITY EASEMENT
S.D&U.E. STREET, DRAINAGE & UTILITY EASEMENT
P.A.D.&U.E. PEDESTRIAN ACCESS, DRAINAGE & UTILITY EASEMENT
U.E. UTILITY EASEMENT
D.E. DRAINAGE EASEMENT
S.S.E. SANITARY SEWER EASEMENT
T.E.D.C. TXU ELECTRIC DELIVERY COMPANY
O.E.D.C.E. ONCOR ELECTRIC DELIVERY COMPANY EASEMENT
ABBREVIATIONS
ForGrapevine Springs
Block 1, Lots 1-32 & 33X, 1600 W. Northwest Highway
City of Grapevine, Tarrant County, Texas
Date of Preparation: November 13, 2023
Zoning Exhibit
Thomas Mahan Survey, A-1050
Existing zoning:"PO", Professional Office District and "CC",
Community Commercial District
11.248 Acres (489,940 s.f.)
Proposed zoning:"R-7.5", Single Family Residential and
"R-5.0", Zero-Lot-Line
Proposal for R-7.5 Single Family
Residential
Proposal for R-5.0 Single Family
Residential
Note:
The purpose of this zone change request is to rezone 11.248 acres from
the “PO”, Professional Office District and “CC”, Community Commercial
District to “R-7.5”, Single-Family District and “R-5.0”, Zero-Lot-Line with a
planned development overlay to develop 32 single-family detached lots and
one open space lot. The planned development overlay is to allow for private
streets in a single-family/zero-lot-line development; and for a reduction in
minimum lot area, lot depth, and front-yard building setbacks for the
"R-5.0, Zero-Lot-Line lots."
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Planner:
13 NOV 23
0 50' 100'200'
1" = 50'
SAGE GROUP, INC.
Master Planning
Urban Design
Architecture
Landscape Architecture
1130 N. Carroll Ave., Ste. 200
Southlake, Texas 76092
817-424-2626
Owner:
H Creek Development, LLC
P.O. Box 92747
Southlake, Texas 76092
Tel: 817-329-3111
Contact: Eason Maykus
Engineer:
Deotte, Inc.
420 Johnson Rd., ste. 303
Keller, TX 76248
TEL. 817-337-8899
Contact: Richard DeOtte, P.E.
13 NOV 23
CASE NAME: Grapevine Springs
CASE NUMBER: Z23-03; PD2-02
LOCATION: 1600 W. Northwest Highway
Block 1, Lots 1-32 & 33X
Grapevine, Tarrant County, Texas
MAYOR SECRETARY
DATE:
PLANNING AND ZONING COMMISSION
CHAIRMAN
DATE:
SHEET: 2 OF 10
APPROVAL DOES NOT AUTHORIZE ANY
WORK IN CONFLICT WITH ANY CODES OR
ORDINANCES.
PLANNING SERVICES DEPARTMENT
Surveyor:
Spry Surveyors
8241 Mid-Cities Blvd, Suite 102
North Richland Hills, TX 76182
TEL. 817-776-4049
Contact: David Lewis
Total Zoning Area
Note:
The purpose of this zone change request is to rezone 11.248 acres from
the “PO”, Professional Office District and “CC”, Community Commercial
District to “R-7.5”, Single-Family District and “R-5.0”, Zero-Lot-Line with a
planned development overlay to develop 32 single-family detached lots and
one open space lot. The planned development overlay is to allow for private
streets in a single-family/zero-lot-line development; and for a reduction in
minimum lot area, lot depth, and front-yard building setbacks for the
"R-5.0, Zero-Lot-Line lots."
ForGrapevine Springs
Block 1, Lots 1-32 & 33X, 1600 W. Northwest Highway
City of Grapevine, Tarrant County, Texas
Date of Preparation: November 13, 2023
Zoning Exhibit
Thomas Mahan Survey, A-1050
Existing zoning:"PO", Professional Office District and "CC",
Community Commercial District
11.248 Acres (489,940 s.f.)
Proposed zoning:"R-7.5", Single Family Residential and
"R-5.0", Zero-Lot-Line
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8,477 s.f.
24
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24' FIRE LANE (TYP)
31
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B-
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.
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31'
B-B
31
'
B-
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9,597 s.f.
31
'
B-
B
10'
DRAINAGE &
UTILITY ESMT
25' REAR SETBACK (TYP)
25
4,500 s.f.
6
9
.
5
5
'
70
'
70
'
2
7,708 s.f.
111'
3
7,700 s.f.
110'
4
7,700 s.f.
110'
5
7,700 s.f.
110'
6
8,361 s.f.
110'
30
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LOT 33x
COMMON AREA
LOT
209,437 s.f.
FRONT SETBACKS ARE FROM EDGE
OF MAIN ACCESS DRIVE
6' SIDE
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6' SIDE SETBACK (TYP)
6' SIDE SETBACK (TYP)
19.5' GARAGE SETBACK (TYP)
9.5 'FRONT SETBACK (TYP)
20'
9'
TY
P
24' FIRE LANE (TYP)
FF=616.3
(min=602)
FF=615.6
(min=595)
FF=614.1
(min=594.5)
FF=612.6
(min=594)
FF=611.9
(min=594)
FF=611.2
(min=594)
FF=610.5
(min=594)
FF=614.9
(min=595)FF=616.3
(min=596)
FF=615.6
(min=595)
FF=614.1
(min=594.5)
FF=613.4
(min=594.5)
FF=612.6
(min=594)
FF=611.9
(min=594)
FF=620.0
(min=599)
FF=619.0
(min=599)
FF=618.0
(min=599)
FF=617.0
(min=599)FF=616.0
(min=598)
FF=615.0
(min=598)
FF=611.0
(min=596)
FF=609.0
(min=596)FF=606.0
(min=595)
FF=604.0
(min=595)
FF=601.5
(min=594)
FF=625.0
FF=623.5
(min=599)
FF=621.5
(min=607)
FF=618.5
(min=607)
FF=615.5
(min=607)
FF=611.0
(min=607)
FF=614.1
(min=595)
Retaining Wall as per
engineering plans
Retaining Wall as per
engineering plans
Flood Plain
8
7,540 s.f.
9
7,540 s.f.
10
7,540 s.f.
11
7,540 s.f.
12
7,540 s.f.
13
7,540 s.f.
14
7,540 s.f.
15
7,540 s.f.
16
8,700 s.f.
17
7,577 s.f.
18
7,561 s.f.
19
7,540 s.f.
20
7,540 s.f.
21
7,540 s.f.
22
7,540 s.f.
23
7,540 s.f.
24
7,662 s.f.
30 'FRONT SETBACK (TYP)
25' REAR SETBACK (TYP)
25' REAR SETBACK (TYP)
6'
S
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6'
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6'
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(
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6'
S
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B
A
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(
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25' REAR SETBACK (TYP)40' REAR SETBACK (TYP)
30 'FRONT SETBACK (TYP)
11
6
'
25
'
R
E
A
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S
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T
B
A
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K
(
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P
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25
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R
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26
4,500 s.f.
27
4,500 s.f.
28
4,500 s.f.
29
4,500 s.f.
30
4,500 s.f.
31
4,500 s.f.
32
4,500 s.f.
50.00 50.00
50.0038.00 38.00 38.00
67.21
55.92
65.00
53.00
65.00
53.00
65.00
53.00
65.00
53.00
6'
S
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(
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6'
S
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53.00
73.50
52.31
15
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S
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(
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SCOTTIE DRIVE
SC
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E
D
R
I
V
E
CAMBRIA LANE
RAWLINS ROAD
Accessible Route
65.00
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
15' SIDE SETBACK (TYP)
42'-7"
2'
-
1
0
"
3'
-
1
"
3'
-
1
1
"
25
'
R
E
A
R
SE
T
B
A
C
K
(
T
Y
P
)
SIDEWALK EASEMENT
SIDEWAL
K
E
A
S
E
M
E
N
T
5' SIDEWALK EASEMENT
30
'
F
R
O
N
T
SE
T
B
A
C
K
(
T
Y
P
)
90
'
90
'
90
'
90
'
90
'
90
'
90
'
5' PRIVATE HOA WALL, FENCE & DRAINAGE EASEMENT
Vicinity Map
Engineer:
Deotte, Inc.
420 Johnson Rd., ste. 303
Keller, TX 76248
TEL. 817-337-8899
Contact: Richard DeOtte, P.E.
Applicant:
H Creek Development, LLC
P.O. Box 92747
Southlake, Texas 76092
Tel: 817-329-3111
Contact: Eason Maykus 13 NOV 23
Planner:
13 NOV 23
0 50' 100'200'
1" = 50'
SAGE GROUP, INC.
Master Planning
Urban Design
Architecture
Landscape Architecture
1130 N. Carroll Ave., Ste. 200
Southlake, Texas 76092
817-424-2626
CASE NAME: Grapevine Springs
CASE NUMBER: Z23-03; PD2-02
LOCATION: 1600 W. Northwest Highway
Block 1, Lots 1 - 32 & 33X
Grapevine, Tarrant County, Texas
MAYOR SECRETARY
DATE:
PLANNING AND ZONING COMMISSION
CHAIRMAN
DATE:
SHEET: 3 OF 10
APPROVAL DOES NOT AUTHORIZE ANY
WORK IN CONFLICT WITH ANY CODES OR
ORDINANCES.
PLANNING SERVICES DEPARTMENT
Dimensional Control Site Plan
Site Data
Gross Acreage
Gross Density
44.88%
55.12%
100.00%
Site Data Summary Chart
Single Family Residential Lots
Common Area Lot
Open Space Lots and
Paving
Residential Lots
Common Area Lot
Gross Acreage
32
4,500 s.f.
6,961 s.f.
270,034 s.f.
191,604 s.f.
78,430 s.f.
32
1
5.049 ac.
6.199 ac.
11.248 ac.
Zoning & Current Use
Existing Zoning:
Proposed Zoning:
Current Use:
Proposed Use:
PO & CC
R-7.5 & R-5.0 w/ Planned Development Overlay
Undeveloped
Single-family Residential
11.248 ac.
2.84/units
per ac.Lot Summary
Residential Lots
Minimum Lot Size
Average Lot Size
Common Area Lot
Open Space
Paving
LOTS
6 - 70' Lots
18 - 65' Lots
8 - 50' Lots
LEGEND
65' x 116' Lots 7-24
50' x 85' Lots 25-32
70' x 110' Lots 1-6
All private streets will be designated as fire lanes and will be
built according to City Construction Standards and inspected by
City staff relative to compliance with said standards.
ForGrapevine Springs
Block 1, Lots 1-32 & 33X, 1600 W. Northwest Highway
City of Grapevine, Tarrant County, Texas
Date of Preparation: November 13, 2023
Thomas Mahan Survey, A-1050
Existing zoning:"PO", Professional Office District and "CC",
Community Commercial District
11.248 Acres (489,940 s.f.)
Proposed zoning:"R-7.5", Single Family Residential and
"R-5.0", Zero-Lot-Line
Note:
The purpose of this zone change request is to rezone 11.248 acres from
the “PO”, Professional Office District and “CC”, Community Commercial
District to “R-7.5”, Single-Family District and “R-5.0”, Zero-Lot-Line with a
planned development overlay to develop 32 single-family detached lots and
one open space lot. The planned development overlay is to allow for private
streets in a single-family/zero-lot-line development; and for a reduction in
minimum lot area, lot depth, and front-yard building setbacks for the
"R-5.0, Zero-Lot-Line lots."
DE
N
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1 - BLK 1 9,597 s.f.
Max.
Impervious
Coverage
S.F.
Lot
No.
Lot Data Summary Chart
Lot Area
Max.
Impervious
Coverage
%
2
3
4
5
6 8,361 s.f.
7 8,477 s.f.
8
9
10
11
12
14
15
16
17
18
19
20
60%
Building
Coverage
%
40%
7,708 s.f.
7,700 s.f.
13
30
31
32
25
22
23
24
26
28
29
27
21
60%40%
60%40%
60%40%
60%40%
60%40%
60%40%
60%40%
60%40%
8,700 s.f.60%40%
7,577 s.f.60%40%
7,561 s.f.60%39%
60%40%
60%40%
60%40%
60%40%
60%40%
7,662 s.f.60%40%
4,500 s.f.60%40%
60%40%
60%40%
60%40%
60%40%
60%40%
60%40%
60%40%
Total 222,763 s.f.
7,700 s.f.
7,700 s.f.
7,540 s.f.
7,540 s.f.
7,540 s.f.
7,540 s.f.
7,540 s.f.
7,540 s.f.
7,540 s.f.
7,540 s.f.
7,540 s.f.
7,540 s.f.
7,540 s.f.
7,540 s.f.
7,540 s.f.
5,086 s.f.
4,524 s.f.
5,220 s.f.
4,546 s.f.
4,537 s.f.
4,524 s.f.
4,597 s.f.
2,700 s.f.
4,524 s.f.
4,524 s.f.
4,524 s.f.
4,524 s.f.
4,524 s.f.
4,524 s.f.
4,524 s.f.
4,524 s.f.
4,524 s.f.
4,524 s.f.
4,524 s.f.
Max
First Floor
S.F.
3,361 s.f.
3,003 s.f.
3,003 s.f.
3,003 s.f.
3,003 s.f.
3,003 s.f.
3,003 s.f.
3,003 s.f.
3,003 s.f.
3,462 s.f.
3,014 s.f.
2,962 s.f.
3,003 s.f.
3,003 s.f.
3,003 s.f.
3,003 s.f.
3,003 s.f.
3,024 s.f.
1,800 s.f.
4,500 s.f.
4,500 s.f.
4,500 s.f.
4,500 s.f.
4,500 s.f.
4,500 s.f.
4,500 s.f.
1,800 s.f.
1,800 s.f.
1,800 s.f.
1,800 s.f.
1,800 s.f.
1,800 s.f.
1,800 s.f.
2,700 s.f.
2,700 s.f.
2,700 s.f.
2,700 s.f.
2,700 s.f.
2,700 s.f.
2,700 s.f.
Impervious
Coverage
Sidewalk/Trail
Common Area Lot Data Chart
Open
Space
(s.f.)
270,034 s.f.
Common
Area Lot
191,604 s.f. 18,765 s.f.
Impervious
Coverage
Road / Parking
78,430 s.f.
7
8,477 s.f.
24
'
F
I
R
E
L
A
N
E
(
T
Y
P
)
31
'
B-
B
20'
9'
TY
P
FF=620.0
(min=599)
FF=619.0
(min=599)
8
7,540 s.f.
30 'FRONT SETBACK (TYP)
25' REAR SETBACK (TYP)
6'
S
I
D
E
S
E
T
B
A
C
K
(
T
Y
P
)
11
6
'
53.00
73.50
52.31
15
'
S
I
D
E
S
E
T
B
A
C
K
(
T
Y
P
)
SC
O
T
T
I
E
D
R
I
V
E
65.00
11
6
'
31
'
B-
B
25' REAR SETBACK (TYP)
25
4,500 s.f.
90
'
19.5' GARAGE SETBACK (TYP)
9.5 'FRONT SETBACK (TYP)
FF=616.3
(min=602)
FF=615.6
(min=595)
FF=614.1
(min=594.5)
FF=614.1
(min=595)
Retaining Wall as per
engineering plans
26
4,500 s.f.
27
4,500 s.f.4,500 s.f.
50.00
38.00
6'
S
I
D
E
S
E
T
B
A
C
K
(
T
Y
P
)
CAMBRIA LANE
90
'
90
'
Planner:SAGE GROUP, INC.
Master Planning
Urban Design
Architecture
Landscape Architecture
1130 N. Carroll Ave., Ste. 200
Southlake, Texas 76092
817-424-2626
Applicant:
H Creek Development, LLC
P.O. Box 92747
Southlake, Texas 76092
Tel: 817-329-3111
Contact: Eason Maykus
Engineer:
Deotte, Inc.
420 Johnson Rd., ste. 303
Keller, TX 76248
TEL. 817-337-8899
Contact: Richard DeOtte, P.E.
13 NOV 23
13 NOV 23
0 50' 100'200'
1" = 50'
CASE NAME: Grapevine Springs
CASE NUMBER: Z23-03; PD2-02
LOCATION: 1600 W. Northwest Highway
Block 1, Lots 1 - 32 & 33X
Grapevine, Tarrant County, Texas
MAYOR SECRETARY
DATE:
PLANNING AND ZONING COMMISSION
CHAIRMAN
DATE:
SHEET: 4 OF 10
APPROVAL DOES NOT AUTHORIZE ANY
WORK IN CONFLICT WITH ANY CODES OR
ORDINANCES.
PLANNING SERVICES DEPARTMENT
Dimensional Control Site Plan
TYPICAL LOT DETAIL
1" = 30'
TYPICAL LOT DETAIL
1" = 30'
(Lot width may vary)
ForGrapevine Springs
Block 1, Lots 1-32 & 33X, 1600 W. Northwest Highway
City of Grapevine, Tarrant County, Texas
Date of Preparation: November 13, 2023
Thomas Mahan Survey, A-1050
Existing zoning:"PO", Professional Office District and "CC",
Community Commercial District
11.248 Acres (489,940 s.f.)
Proposed zoning:"R-7.5", Single Family Residential and
"R-5.0", Zero-Lot-Line
Note:
The purpose of this zone change request is to rezone 11.248 acres from
the “PO”, Professional Office District and “CC”, Community Commercial
District to “R-7.5”, Single-Family District and “R-5.0”, Zero-Lot-Line with a
planned development overlay to develop 32 single-family detached lots and
one open space lot. The planned development overlay is to allow for private
streets in a single-family/zero-lot-line development; and for a reduction in
minimum lot area, lot depth, and front-yard building setbacks for the
"R-5.0, Zero-Lot-Line lots."
DE
N
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11.248 ACRES
7
8,477 s.f.
24
'
F
I
R
E
L
A
N
E
(
T
Y
P
)
24' FIRE LANE (TYP)
24
'
F
I
R
E
L
A
N
E
(
T
Y
P
)
24' FIRE LANE (TYP)
31
'
B-
B
15
.
5
'
15
.
5
'
31'
B-B
31
'
B-
B
1
9,597 s.f.
31
'
B-
B
10'
DRAINAGE &
UTILITY ESMT
25' REAR SETBACK (TYP)
25
4,500 s.f.
6
9
.
5
5
'
70
'
70
'
2
7,708 s.f.
111'
3
7,700 s.f.
110'
4
7,700 s.f.
110'
5
7,700 s.f.
110'
6
8,361 s.f.
110'
30
'
F
R
O
N
T
S
E
T
B
A
C
K
(
T
Y
P
)
55'
90
'
LOT 33x
COMMON AREA
LOT
209,437 s.f.
FRONT SETBACKS ARE FROM EDGE
OF MAIN ACCESS DRIVE
6' SIDE
S
E
T
B
A
C
K
(
T
Y
P
)
6' SIDE SETBACK (TYP)
6' SIDE SETBACK (TYP)
19.5' GARAGE SETBACK (TYP)
9.5 'FRONT SETBACK (TYP)
20'
9'
TY
P
24' FIRE LANE (TYP)
FF=616.3
(min=602)
FF=615.6
(min=595)
FF=614.1
(min=594.5)
FF=612.6
(min=594)
FF=611.9
(min=594)
FF=611.2
(min=594)
FF=610.5
(min=594)
FF=614.9
(min=595)FF=616.3
(min=596)
FF=615.6
(min=595)
FF=614.1
(min=594.5)
FF=613.4
(min=594.5)
FF=612.6
(min=594)
FF=611.9
(min=594)
FF=620.0
(min=599)
FF=619.0
(min=599)
FF=618.0
(min=599)
FF=617.0
(min=599)FF=616.0
(min=598)
FF=615.0
(min=598)
FF=611.0
(min=596)
FF=609.0
(min=596)FF=606.0
(min=595)
FF=604.0
(min=595)
FF=601.5
(min=594)
FF=625.0
FF=623.5
(min=599)
FF=621.5
(min=607)
FF=618.5
(min=607)
FF=615.5
(min=607)
FF=611.0
(min=607)
FF=614.1
(min=595)
Retaining Wall as per
engineering plans
Retaining Wall as per
engineering plans
Flood Plain
8
7,540 s.f.
9
7,540 s.f.
10
7,540 s.f.
11
7,540 s.f.
12
7,540 s.f.
13
7,540 s.f.
14
7,540 s.f.
15
7,540 s.f.
16
8,700 s.f.
17
7,577 s.f.
18
7,561 s.f.
19
7,540 s.f.
20
7,540 s.f.
21
7,540 s.f.
22
7,540 s.f.
23
7,540 s.f.
24
7,662 s.f.
30 'FRONT SETBACK (TYP)
25' REAR SETBACK (TYP)
25' REAR SETBACK (TYP)
6'
S
I
D
E
S
E
T
B
A
C
K
(
T
Y
P
)
6'
S
I
D
E
S
E
T
B
A
C
K
(
T
Y
P
)
6'
S
I
D
E
S
E
T
B
A
C
K
(
T
Y
P
)
6'
S
I
D
E
S
E
T
B
A
C
K
(
T
Y
P
)
25' REAR SETBACK (TYP)40' REAR SETBACK (TYP)
30 'FRONT SETBACK (TYP)
11
6
'
25
'
R
E
A
R
S
E
T
B
A
C
K
(
T
Y
P
)
25
'
R
E
A
R
S
E
T
B
A
C
K
(
T
Y
P
)
26
4,500 s.f.
27
4,500 s.f.
28
4,500 s.f.
29
4,500 s.f.
30
4,500 s.f.
31
4,500 s.f.
32
4,500 s.f.
50.00 50.00
50.0038.00 38.00 38.00
67.21
55.92
65.00
53.00
65.00
53.00
65.00
53.00
65.00
53.00
6'
S
I
D
E
S
E
T
B
A
C
K
(
T
Y
P
)
6'
S
I
D
E
S
E
T
B
A
C
K
(
T
Y
P
)
53.00
73.50
52.31
15
'
S
I
D
E
S
E
T
B
A
C
K
(
T
Y
P
)
SCOTTIE DRIVE
SC
O
T
T
I
E
D
R
I
V
E
SC
O
T
T
I
E
D
R
I
V
E
CAMBRIA LANE
RAWLINS ROAD
65.00
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
15' SIDE SETBACK (TYP)
42'-7"
2'
-
1
0
"
3'
-
1
"
3'
-
1
1
"
25
'
R
E
A
R
SE
T
B
A
C
K
(
T
Y
P
)
SIDEWALK EASEMENT
SIDEWAL
K
E
A
S
E
M
E
N
T
5' SIDEWALK EASEMENT
30
'
F
R
O
N
T
SE
T
B
A
C
K
(
T
Y
P
)
90
'
90
'
90
'
90
'
90
'
90
'
90
'
5' PRIVATE HOA WALL, FENCE & DRAINAGE EASEMENT
Planner:SAGE GROUP, INC.
Master Planning
Urban Design
Architecture
Landscape Architecture
1130 N. Carroll Ave., Ste. 200
Southlake, Texas 76092
817-424-2626
Engineer:
Deotte, Inc.
420 Johnson Rd., ste. 303
Keller, TX 76248
TEL. 817-337-8899
Contact: Richard DeOtte, P.E.
Applicant:
H Creek Development, LLC
P.O. Box 92747
Southlake, Texas 76092
Tel: 817-329-3111
Contact: Eason Maykus
Legend
Existing Tree
Cedar Elm
Chinese Pistache
Live Oak
Red Oak
Desert Willow
Little Gem Magnolia
13 NOV 23
0 50' 100'200'
1" = 50'
CASE NAME: Grapevine Springs
CASE NUMBER: Z23-03; PD2-02
LOCATION: 1600 W. Northwest Highway
Block 1, Lots 1 - 32 & 33X
Grapevine, Tarrant County, Texas
MAYOR SECRETARY
DATE:
PLANNING AND ZONING COMMISSION
CHAIRMAN
DATE:
SHEET: 5 OF 10
APPROVAL DOES NOT AUTHORIZE ANY
WORK IN CONFLICT WITH ANY CODES OR
ORDINANCES.
PLANNING SERVICES DEPARTMENT
Landscape and Tree Preservation Plan
13 NOV 23
- Shrubs shall be 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.
- All requirements of the City of Grapevine soil erosion control ordinance shall be met during the period of
construction.
- Light fixtures excluding accent lighting of architectural building features and lighting of public art or public
monuments shall be mounted no higher that the highest point of the primary structure on the property. In no case
shall light poles be greater than 30 feet in height.
- All landscape areas shall comply with Section 52, Tree Preservation and Section 53, Landscaping Regulations.
- No parking permitted in striped fire lanes.
ForGrapevine Springs
Block 1, Lots 1-32 & 33X, 1600 W. Northwest Highway
City of Grapevine, Tarrant County, Texas
Date of Preparation: November 13, 2023
Thomas Mahan Survey, A-1050
Existing zoning:"PO", Professional Office District and "CC",
Community Commercial District
11.248 Acres (489,940 s.f.)
Proposed zoning:"R-7.5", Single Family Residential and
"R-5.0", Zero-Lot-Line
Note:
The purpose of this zone change request is to rezone 11.248 acres from the “PO”, Professional Office District
and “CC”, Community Commercial District to “R-7.5”, Single-Family District and “R-5.0”, Zero-Lot-Line with a
planned development overlay to develop 32 single-family detached lots and one open space lot. The planned
development overlay is to allow for private streets in a single-family/zero-lot-line development; and for a
reduction in minimum lot area, lot depth, and front-yard building setbacks for the "R-5.0, Zero-Lot-Line lots."
DE
N
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100-YR.
F
L
O
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D
P
L
A
I
N
100-YR. F
L
O
O
D
P
L
A
I
N
24' FIRE LANE (TYP)
PROPOSED STREET LIGHT
(SHIELD TO THE NORTH)
PROPOSED
STREET LIGHT
PROPOSED
STREET LIGHT
PROPOSED STREET LIGHT
(SHIELD TO THE NORTH)
31
'
B-
B
15
.
5
'
15
.
5
'
31'
B-B
15.5'15.5'
15
.
5
'
31
'
B-
B
15
.
5
'
15
.
5
'
31
'
B-
B
15
.
5
'
10'
DRAINAGE &
UTILITY ESMT
25' REAR SETBACK (TYP)
10
0
.
5
0
'
6
9
.
5
5
'
70
'
70
'
126'
125'
125'
125'
125'
15
'
F
R
O
N
T
S
E
T
B
A
C
K
(
T
Y
P
)
25
'
G
A
R
A
G
E
S
E
T
B
A
C
K
(
T
Y
P
)
60'
10
0
.
5
0
'
LOT 33x
COMMON AREA
LOT
209,437 s.f.
FRONT SETBACKS ARE FROM EDGE
OF MAIN ACCESS DRIVE
6' SIDE S
E
T
B
A
C
K
(
T
Y
P
)
6' SIDE SETBACK (TYP)
6' SIDE SETBACK (TYP)
35' GARAGE SETBACK (TYP)
25 'FRONT SETBACK (TYP)
20'
9'
TY
P
FF=616.3
(min=607)
FF=615.6
(min=599)
FF=614.1
(min=599)
FF=612.6
(min=598)
FF=611.9
(min=597.5)
FF=611.2
(min=597.5)
FF=610.5
(min=597)
FF=614.9
(min=598.5)
FF=616.3
(min=600)
FF=615.6
(min=599)
FF=614.1
(min=598)
FF=613.4
(min=597.5)
FF=612.6
(min=597)
FF=611.9
(min=596.5)
FF=620.0
(min=601)
FF=619.0
(min=601)
FF=618.0
(min=602)
FF=617.0
(min=602)FF=616.0
(min=601)
FF=615.0
(min=599.5)
FF=611.0
(min=599)
FF=609.0
(min=598.5)FF=606.0
(min=597.5)
FF=604.0
(min=597.5)
FF=601.5
(min=596.5)
FF=625.0
FF=623.5
(min=601)
FF=621.5
(min=609.5)
FF=618.5
(min=609.5)
FF=615.5
(min=609.5)
FF=611.0
(min=609.5)
FF=614.1
(min=599)
Retaining Wall
30.5 'FRONT SETBACK (TYP)
40.5' GARAGE SETBACK (TYP)
30.5 'FRONT SETBACK (TYP)
40.5' GARAGE SETBACK (TYP)
25' REAR SETBACK (TYP)25' REAR SETBACK (TYP)
6'
S
I
D
E
S
E
T
B
A
C
K
(
T
Y
P
)
6'
S
I
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E
S
E
T
B
A
C
K
(
T
Y
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)
6'
S
I
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B
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K
(
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Y
P
)
6'
S
I
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E
S
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T
B
A
C
K
(
T
Y
P
)
25' REAR SETBACK (TYP)25' REAR SETBACK (TYP)
40.5' GARAGE SETBACK (TYP)
30.5 'FRONT SETBACK (TYP)
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
25
'
R
E
A
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T
B
A
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K
(
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)
25
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R
E
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K
(
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)
10
0
.
5
0
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10
0
.
5
0
'
10
0
.
5
0
'
10
0
.
5
0
'
10
0
.
5
0
'
10
0
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5
0
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10
0
.
5
0
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50.00 50.00
38.00 38.00 38.00
67.21
55.92
65.00
53.00
65.00
53.00
65.00
53.00
65.00
53.00
6'
S
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(
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)
6'
S
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(
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53.00
11
6
.
0
0
65.0073.51
89.00
53.00
Retaining Wall
Retaining Wall Retaining Wall
7
5
9
8
18 19 20 21 22 23 24
25 26 27 28 29 30 31 32
1
2
3
4
5
6
7 8 9 10 11 12 13 14 15 16 17
PROPOSED
STREET LIGHT
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0 5025
50
100
NOTE:
STREET LIGHTS SHALL BE SHIELDED
AND/OR DIRECTED (LED) TO ENSURE LIGHT
IS NOT CAST ACROSS PROPERTY LINES OF
OTHER RESIDENTIAL PROPERTIES.
DETAILS TO BE PROVIDED IN FINAL DESIGN.
NO AREA LIGHTING AS IN A PARKING LOT IS
PROPOSED ON THIS PROJECT.
CASE NAME: Grapevine Springs
CASE NUMBER: Z23-03; PD2-02
LOCATION: 1600 W. Northwest Highway
Block 1, Lots 1 - 32 & 33X
Grapevine, Tarrant County, Texas
MAYOR SECRETARY
DATE:
PLANNING AND ZONING COMMISSION
CHAIRMAN
DATE:
SHEET: 6 OF 10
APPROVAL DOES NOT AUTHORIZE ANY
WORK IN CONFLICT WITH ANY CODES OR
ORDINANCES.
PLANNING SERVICES DEPARTMENT
ForGrapevine Springs
Block 1, Lots 1-32 & 33X, 1600 W. Northwest Highway
City of Grapevine, Tarrant County, Texas
Existing Zoning: "PO", Professional Office District and "CC",
Community Commercial District
Proposed Zoning: "R-7.5" Single-Family District and "R-5.0",
Zero-Lot-Line District with a Planned Development Overlay
Date of Preparation: November 14, 2023
Photometric Plan
Thomas Mahan Survey, A-1050
11.248 Acres (489,940 sq. ft.)
6 OF 10
ZONING PURPOSE
The purpose of this zone change request is to rezone 11.248 acres from
the “PO”, Professional Office District and “CC”, Community Commercial
District to “R-7.5”, Single-Family District and “R-5.0”, Zero-Lot-Line District
with a planned development overlay to develop 32 single-family detached
lots and one open space/common area lot. The planned development
overlay is to allow for private streets in a single-family/zero-lot-line
residential development and for the front lot lines to also be the centerline
of the private street. Front yard setbacks for each residential lot will be
measured for the centerline of the private street that it fronts on.
DE
N
I
E
D
24' FIRE LANE (TYP)
FARRIS BRA
N
C
H
10'DRAINAGE &UTILITY ESMT
LOT 33xCOMMON AREALOT
209,437 s.f.18 19 20 21 22 23 24
25 26 27 28 29 30 31 32
1
2
3
4
5
6
7 8 9 10 11 12 13 14 15 16
17
OS-1
230 820
A1
0.6 3.8
B
1.8 11.5
C1
2.3 14.7
D2
1.2 7.7
D1
1.2 7.7
D3
.4 2.5
D4
1.3 8.3 D5
1.5 9.6
A2
0.9 5.7
A3
1.1 7.0
A4
1.4 8.9
C2
0.9 5.7
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NAME
AC Q100 DRAINAGE AREA LABEL
FLOW ARROW (POST-PROJECT)
DRAINAGE DIVIDE
EXISTING CONTOUR MINOR
EXISTING CONTOUR MAJOR
LEGEND
EX
I
S
T
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G
D
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0 4020
40
80
1. 100-year (1%) FLOW RATE TAKEN FROM THE TARRANT COUNTY FIS FOR FARRIS
BRANCH AT THE CONFLUENCE WITH FARRIS BRANCH EAST. (820 CFS 100-YEAR)
2. FINAL CALCULATIONS TO BE PROVIDED WITH FINAL ENGINEERING PLANS
3. FINAL ENGINEERING REVIEW AND COORDINATION MAY RESULT IN MINOR
ADJUSTMENTS TO THIS PLAN
DO
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.
2
0
2
2
1
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6
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CASE NAME: Grapevine Springs
CASE NUMBER: Z23-03; PD2-02
LOCATION: 1600 W. Northwest Highway
Block 1, Lots 1 - 32 & 33X
Grapevine, Tarrant County, Texas
MAYOR SECRETARY
DATE:
PLANNING AND ZONING COMMISSION
CHAIRMAN
DATE:
SHEET: 7 OF 10
APPROVAL DOES NOT AUTHORIZE ANY
WORK IN CONFLICT WITH ANY CODES OR
ORDINANCES.
PLANNING SERVICES DEPARTMENT
ForGrapevine Springs
Block 1, Lots 1-32 & 33X, 1600 W. Northwest Highway
City of Grapevine, Tarrant County, Texas
Existing Zoning: "PO", Professional Office District and "CC",
Community Commercial District
Proposed Zoning: "R-7.5" Single-Family District and "R-5.0",
Zero-Lot-Line District with a Planned Development Overlay
Date of Preparation: November 14, 2023
Existing Drainage Plan
Thomas Mahan Survey, A-1050
11.248 Acres (489,940 sq. ft.)
7 OF 10
DE
N
I
E
D
100-YR.
U
L
T
.
F
L
O
O
D
P
L
A
I
N
100-YR. U
L
T
.
F
L
O
O
D
P
L
A
I
N
24' FIRE LANE (TYP)
FARRIS BRA
N
C
H
10'
DRAINAGE &
UTILITY ESMT
LOT 33x
COMMON AREA
LOT
209,437 s.f.18 19 20 21 22 23 24
25 26 27 28 29 30 31 32
1
2
3
4
5
6
7 8 9 10 11 12 13 14 15 16 17
A1
0.6 3.8
B
1.8 11.5
C1
2.3 14.7
D2
1.2 7.7
D1
1.2 7.7
D3
.4 2.5
D4
1.3 8.3
D5
1.5 9.6
A2
0.9 5.7
A3
1.1 7.0
A4
1.4 8.9
C2
0.9 5.7
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NAME
AC Q100 DRAINAGE AREA LABEL
FLOW ARROW (POST-PROJECT)
DRAINAGE DIVIDE
EXISTING CONTOUR MINOR
EXISTING CONTOUR MAJOR
LEGEND
PR
O
P
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S
E
D
D
R
A
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A
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0 5025
50
100
1. FINAL CALCULATIONS TO BE PROVIDED WITH FINAL ENGINEERING PLANS
2. FINAL ENGINEERING REVIEW AND COORDINATION MAY RESULT IN MINOR
ADJUSTMENTS TO THIS PLAN
DRAINAGE NOTE:
This project discharges directly into the floodplain for Farris Branch. The Farris Branch contributing
watershed area at the confluence of Farris Branch and Farris Branch East (at the downstream end of this
project), according to the Tarrant County FIS, is 0.36 square miles, or approximately 230 acres while the
developed area of the project is approximately 7.0 acres or 3.0% of the overall watershed. Section 2.4 of
the iSWM Technical Manual recognizes a Zone of Influence where the discharge from a proposed
development no longer has a significant impact upon the receiving stream or storm drainage system. The
general rule of thumb to determine the Zone of Influence is the point where a drainage area controlled by
a detention or storage facility comprises 10% of the overall watershed. This project falls well below this
rule of thumb, and therefore it has been determined that this project will have no significant impact upon
the receiving stream of Farris Branch, and detention is not necessary for the project.
DO
I
N
o
.
2
0
2
2
1
0
6
0
0
-
P
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A
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G
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,
T
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A
S
CASE NAME: Grapevine Springs
CASE NUMBER: Z23-03; PD2-02
LOCATION: 1600 W. Northwest Highway
Block 1, Lots 1 - 32 & 33X
Grapevine, Tarrant County, Texas
MAYOR SECRETARY
DATE:
PLANNING AND ZONING COMMISSION
CHAIRMAN
DATE:
SHEET: 8 OF 10
APPROVAL DOES NOT AUTHORIZE ANY
WORK IN CONFLICT WITH ANY CODES OR
ORDINANCES.
PLANNING SERVICES DEPARTMENT
ForGrapevine Springs
Block 1, Lots 1-32 & 33X, 1600 W. Northwest Highway
City of Grapevine, Tarrant County, Texas
Existing Zoning: "PO", Professional Office District and "CC",
Community Commercial District
Proposed Zoning: "R-7.5" Single-Family District and "R-5.0",
Zero-Lot-Line District with a Planned Development Overlay
Date of Preparation: November 14, 2023
Proposed Drainage Plan
Thomas Mahan Survey, A-1050
11.248 Acres (489,940 sq. ft.)
8 OF 10
DE
N
I
E
D
11.248 ACRES
100-YR.
U
L
T
.
F
L
O
O
D
P
L
A
I
N
100-YR.
F
L
O
O
D
P
L
A
I
N
100-YR. U
L
T
.
F
L
O
O
D
P
L
A
I
N
100-YR. F
L
O
O
D
P
L
A
I
N
24' FIRE LANE (TYP)
X-608.0
X-616.0
X-614.8
X-615.3 X-614.5 X-613.8 X-613.1
X-612.4 X-611.6 X-610.9 X-610.2 X-609.45 X-608.7
X-612.4
X-606.0
X-608.5
X-613.0
X-616.0
X-619.0
X-620.0
X-619.0 X-618.0 X-617.0 X-615.0 X-612.2 X-610.0 X-605.3 X-603.0
X-600.5 X-600.0 X-599.5
X-598.0
X-598.75X-607.6
X-625.0
X-623.0
X-621.0
X-618.0
X-615.0
X-610.5
X-612.0
MATCH EXISTING
X-603.98
MATCH EXISTING
X-62
3
.
5
6
1
5
.
8
X-62
2
.
3
6
1
3
.
9
X-62
1
.
0
6
1
2
.
4
X-61
8
.
0
6
1
0
.
9
X-61
7
.
0
6
0
9
.
5
X-61
6
.
0
6
0
8
.
5
X-61
4
.
0
6
0
9
.
5
61
5
.
8
-
X
61
5
.
8
X -
625
.
0
6
2
1
.
0
X -
624
.
0
6
1
9
.
7
X -
620
.
0
6
1
6
.
5
X -
615
.
0
6
0
8
.
1
X -
610
.
0
6
0
0
.
0
X -
605
.
0
5
9
9
.
3
X -
601
.
0
5
9
9
.
6
X -
6
1
3
.
4
60
0
.
0
X -
6
1
2
.
7
60
2
.
0
X -
6
1
2
.
0
60
2
.
5
X -
6
1
1
.
2
60
2
.
5
X -
6
1
0
.
5
60
0
.
0
X -
6
0
9
.
7
59
8
.
0
60
8
.
0
-
X
60
8
.
0
61
5
.
0
-
X
61
5
.
0
X -
6
1
3
.
4
6
0
3
.
0
X -
6
1
5
.
8
60
3
.
0
X -
6
0
9
.
3
59
8
.
0
X - 60
9
.
0
60
0
.
0
61
0
.
0
-
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60
6
.
5
61
0
.
0
-
X
60
1
.
0
61
2
.
0
-X61
2
.
0
31
'
B-
B
15
.
5
'
15
.
5
'
31'
B-B
15.5'15.5'
15
.
5
'
31
'
B-
B
15
.
5
'
15
.
5
'
31
'
B-
B
15
.
5
'
10'
DRAINAGE &
UTILITY ESMT
25' REAR SETBACK (TYP)
10
0
.
5
0
'
6
9
.
5
5
'
70
'
70
'
126'
125'
125'
125'
125'
15
'
F
R
O
N
T
S
E
T
B
A
C
K
(
T
Y
P
)
25
'
G
A
R
A
G
E
S
E
T
B
A
C
K
(
T
Y
P
)
60'
10
0
.
5
0
'
LOT 33x
COMMON AREA
LOT
209,437 s.f.
FRONT SETBACKS ARE FROM EDGE
OF MAIN ACCESS DRIVE
6' SIDE S
E
T
B
A
C
K
(
T
Y
P
)
6' SIDE SETBACK (TYP)
6' SIDE SETBACK (TYP)
35' GARAGE SETBACK (TYP)
25 'FRONT SETBACK (TYP)
20'
9'
TY
P
FF=616.3
(min=607)
FF=615.6
(min=599)
FF=614.1
(min=599)
FF=612.6
(min=598)
FF=611.9
(min=597.5)
FF=611.2
(min=597.5)
FF=610.5
(min=597)
FF=614.9
(min=598.5)FF=616.3
(min=600)
FF=615.6
(min=599)
FF=614.1
(min=598)
FF=613.4
(min=597.5)
FF=612.6
(min=597)
FF=611.9
(min=596.5)
FF=620.0
(min=601)
FF=619.0
(min=601)
FF=618.0
(min=602)
FF=617.0
(min=602)FF=616.0
(min=601)
FF=615.0
(min=599.5)
FF=611.0
(min=599)
FF=609.0
(min=598.5)FF=606.0
(min=597.5)
FF=604.0
(min=597.5)
FF=601.5
(min=596.5)
FF=625.0
FF=623.5
(min=601)
FF=621.5
(min=609.5)
FF=618.5
(min=609.5)
FF=615.5
(min=609.5)
FF=611.0
(min=609.5)
FF=614.1
(min=599)
Retaining Wall
30.5 'FRONT SETBACK (TYP)
40.5' GARAGE SETBACK (TYP)
30.5 'FRONT SETBACK (TYP)
40.5' GARAGE SETBACK (TYP)
25' REAR SETBACK (TYP)25' REAR SETBACK (TYP)
6'
S
I
D
E
S
E
T
B
A
C
K
(
T
Y
P
)
6'
S
I
D
E
S
E
T
B
A
C
K
(
T
Y
P
)
6'
S
I
D
E
S
E
T
B
A
C
K
(
T
Y
P
)
6'
S
I
D
E
S
E
T
B
A
C
K
(
T
Y
P
)
25' REAR SETBACK (TYP)25' REAR SETBACK (TYP)
40.5' GARAGE SETBACK (TYP)
30.5 'FRONT SETBACK (TYP)
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
25
'
R
E
A
R
S
E
T
B
A
C
K
(
T
Y
P
)
25
'
R
E
A
R
S
E
T
B
A
C
K
(
T
Y
P
)
10
0
.
5
0
'
10
0
.
5
0
'
10
0
.
5
0
'
10
0
.
5
0
'
10
0
.
5
0
'
10
0
.
5
0
'
10
0
.
5
0
'
50.00 50.00
38.00 38.00 38.00
67.21
55.92
65.00
53.00
65.00
53.00
65.00
53.00
65.00
53.00
6'
S
I
D
E
S
E
T
B
A
C
K
(
T
Y
P
)
6'
S
I
D
E
S
E
T
B
A
C
K
(
T
Y
P
)
53.00
11
6
.
0
0
65.0073.51
89.00
53.00
Retaining Wall
Retaining Wall
Retaining Wall
7
5
9
8
18 19 20 21 22 23 24
25 26 27 28 29 30 31 32
1
2
3
4
5
6
7 8 9 10 11 12 13 14 15 16 17
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CASE NAME: Grapevine Springs
CASE NUMBER: Z23-03; PD2-02
LOCATION: 1600 W. Northwest Highway
Block 1, Lots 1 - 32 & 33X
Grapevine, Tarrant County, Texas
MAYOR SECRETARY
DATE:
PLANNING AND ZONING COMMISSION
CHAIRMAN
DATE:
SHEET: 9 OF 10
APPROVAL DOES NOT AUTHORIZE ANY
WORK IN CONFLICT WITH ANY CODES OR
ORDINANCES.
PLANNING SERVICES DEPARTMENT
ForGrapevine Springs
Block 1, Lots 1-32 & 33X, 1600 W. Northwest Highway
City of Grapevine, Tarrant County, Texas
Existing Zoning: "PO", Professional Office District and "CC",
Community Commercial District
Proposed Zoning: "R-7.5" Single-Family District and "R-5.0",
Zero-Lot-Line District with a Planned Development Overlay
Date of Preparation: November 14, 2023
Grading Plan
Thomas Mahan Survey, A-1050
11.248 Acres (489,940 sq. ft.)
9 OF 10
DE
N
I
E
D
100-YR.
F
L
O
O
D
P
L
A
I
N
100-YR. F
L
O
O
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P
L
A
I
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3-10X5 MBC
WITH HDWLS
10' C.I.
24" RCP
SLOPED END
10' C.I.
24" RCP
SLOPED END
18" HDPE PIPE WITH (4) YARD GRATE INLETS
24" HDPE PIPE WITH
(3) YARD GRATE
INLETS AND SLOPED
END TREATMENT
24' FIRE LANE (TYP)
CONST NEW SSMH
CONST NEW
SSMH
CONST NEW SSMH
CONNECT TO
EX. SSMH
CONST NEW
SSMH
CONST NEW
SSMH8" PVC SEWER
8" PVC SEWER
8"
P
V
C
S
E
W
E
R
8" PVC WATER
8" PVC WATER
8"
P
V
C
W
A
T
E
R
8"
P
V
C
W
A
T
E
R
8" PVC WATER
ABANDON EX.
SEWER
ABANDON 8"
WATER
HYD
HYD HYD
EX HYD
HYD
HYD HYD
8"
P
V
C
W
A
T
E
R
HYD
HYD
31
'
B-
B
15
.
5
'
15
.
5
'
31'
B-B
15.5'15.5'
15
.
5
'
31
'
B-
B
15
.
5
'
15
.
5
'
31
'
B-
B
15
.
5
'
10'
DRAINAGE &
UTILITY ESMT
25' REAR SETBACK (TYP)
10
0
.
5
0
'
6
9
.
5
5
'
70
'
70
'
126'
125'
125'
125'
125'
15
'
F
R
O
N
T
S
E
T
B
A
C
K
(
T
Y
P
)
25
'
G
A
R
A
G
E
S
E
T
B
A
C
K
(
T
Y
P
)
60'
10
0
.
5
0
'
LOT 33x
COMMON AREA
LOT
209,437 s.f.
FRONT SETBACKS ARE FROM EDGE
OF MAIN ACCESS DRIVE
6' SIDE S
E
T
B
A
C
K
(
T
Y
P
)
6' SIDE SETBACK (TYP)
6' SIDE SETBACK (TYP)
35' GARAGE SETBACK (TYP)
25 'FRONT SETBACK (TYP)
20'
9'
TY
P
FF=616.3
(min=607)
FF=615.6
(min=599)
FF=614.1
(min=599)
FF=612.6
(min=598)
FF=611.9
(min=597.5)
FF=611.2
(min=597.5)
FF=610.5
(min=597)
FF=614.9
(min=598.5)FF=616.3
(min=600)
FF=615.6
(min=599)
FF=614.1
(min=598)
FF=613.4
(min=597.5)
FF=612.6
(min=597)
FF=611.9
(min=596.5)
FF=620.0
(min=601)
FF=619.0
(min=601)
FF=618.0
(min=602)
FF=617.0
(min=602)FF=616.0
(min=601)
FF=615.0
(min=599.5)
FF=611.0
(min=599)
FF=609.0
(min=598.5)FF=606.0
(min=597.5)
FF=604.0
(min=597.5)
FF=601.5
(min=596.5)
FF=625.0
FF=623.5
(min=601)
FF=621.5
(min=609.5)
FF=618.5
(min=609.5)
FF=615.5
(min=609.5)
FF=611.0
(min=609.5)
FF=614.1
(min=599)
Retaining Wall
30.5 'FRONT SETBACK (TYP)
40.5' GARAGE SETBACK (TYP)
30.5 'FRONT SETBACK (TYP)
40.5' GARAGE SETBACK (TYP)
25' REAR SETBACK (TYP)25' REAR SETBACK (TYP)
6'
S
I
D
E
S
E
T
B
A
C
K
(
T
Y
P
)
6'
S
I
D
E
S
E
T
B
A
C
K
(
T
Y
P
)
6'
S
I
D
E
S
E
T
B
A
C
K
(
T
Y
P
)
6'
S
I
D
E
S
E
T
B
A
C
K
(
T
Y
P
)
25' REAR SETBACK (TYP)25' REAR SETBACK (TYP)
40.5' GARAGE SETBACK (TYP)
30.5 'FRONT SETBACK (TYP)
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
11
6
'
25
'
R
E
A
R
S
E
T
B
A
C
K
(
T
Y
P
)
25
'
R
E
A
R
S
E
T
B
A
C
K
(
T
Y
P
)
10
0
.
5
0
'
10
0
.
5
0
'
10
0
.
5
0
'
10
0
.
5
0
'
10
0
.
5
0
'
10
0
.
5
0
'
10
0
.
5
0
'
50.00 50.00
38.00 38.00 38.00
67.21
55.92
65.00
53.00
65.00
53.00
65.00
53.00
65.00
53.00
6'
S
I
D
E
S
E
T
B
A
C
K
(
T
Y
P
)
6'
S
I
D
E
S
E
T
B
A
C
K
(
T
Y
P
)
53.00
11
6
.
0
0
65.0073.51
89.00
53.00
Retaining Wall
Retaining Wall
Retaining Wall
7
5
9
8
18 19 20 21 22 23 24
25 26 27 28 29 30 31 32
1
2
3
4
5
6
7 8 9 10 11 12 13 14 15 16 17
C
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V
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L
E
N
G
I
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0
3
1
1
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7
6
2
4
8
81
7
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3
3
7
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8
8
9
9
(
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)
8
1
7
-
3
3
7
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5
1
3
3
(
F
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)
PR
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7
6
0
9
2
PH
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:
(
8
1
7
)
3
2
9
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3
1
1
1
CO
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K
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NOTES:
1. ALL SEWER LINE SHALL BE SDR-35 OR SDR-26 PVC.
2. ALL WATER PIPE SHALL BE SDR-18 C-900.
3. ALL CONSTRUCTION SHALL BE IN CONFORMANCE WITH THE CITY OF GRAPEVINE
STANDARDS FOR PUBLIC WORKS CONSTRUCTION.
4. ALL SEWER SERVICES ARE PRIVATE.
5. ALL WATER SERVICES ARE PRIVATE FROM THE BUILDING TO THE METER AND PUBLIC
FROM THE METER TO THE WATER MAIN.
6. ALL WATERLINE SHALL HAVE A MINIMUM 2' VERTICAL CLEARANCE FROM DRAINAGE
STRUCTURES AND SEWER SERVICES.
7. THE LOCATION OF EXISTING WATER AND SANITARY SEWER UTILITIES ARE
APPROXIMATE.
8. ALL WATERLINE SHALL BE INSTALLED WITH A MINIMUM COVER OF 42" UNLESS
OTHERWISE NOTED OR EXPLICITLY APPROVED BY THE CITY ENGINEER.
9. FIRE HYDRANTS SHALL BE PLACED WITH STEAMER NOZZLE AT LEAST 3' BEHIND BACK OF
CURB.
10. PRIVATE SANITARY SEWER SERVICES NEED A PLUMBING PERMIT AND MUST BE
INSPECTED BY BUILDING INSPECTIONS PRIOR TO BURIAL.
11. INSTALL BACKFLOW PROTECTION (DOUBLE CHECK VALVE) FOR SPRINKLER SYSTEM ON
RISER.
LEGEND
PROP. 8" WATER LINE
PROP. 8" SEWER LINE
EXIST. WATER MAIN
PROP. FIRE HYDRANT
PROP. CULVERT
EXIST. SEWER MAIN
PROP. SEWER MANHOLE
0 5025
50
100
DO
I
N
o
.
2
0
2
2
1
0
6
0
0
-
P
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S
-
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I
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,
T
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X
A
S
CASE NAME: Grapevine Springs
CASE NUMBER: Z23-03; PD2-02
LOCATION: 1600 W. Northwest Highway
Block 1, Lots 1 - 32 & 33X
Grapevine, Tarrant County, Texas
MAYOR SECRETARY
DATE:
PLANNING AND ZONING COMMISSION
CHAIRMAN
DATE:
SHEET: 10 OF 10
APPROVAL DOES NOT AUTHORIZE ANY
WORK IN CONFLICT WITH ANY CODES OR
ORDINANCES.
PLANNING SERVICES DEPARTMENT
ForGrapevine Springs
Block 1, Lots 1-32 & 33X, 1600 W. Northwest Highway
City of Grapevine, Tarrant County, Texas
Existing Zoning: "PO", Professional Office District and "CC",
Community Commercial District
Proposed Zoning: "R-7.5" Single-Family District and "R-5.0",
Zero-Lot-Line District with a Planned Development Overlay
Date of Preparation: November 14, 2023
Preliminary Utility Plan
Thomas Mahan Survey, A-1050
11.248 Acres (489,940 sq. ft.)
10 OF 10
DE
N
I
E
D
EX
U
R
B
S
T
U
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I
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.
E
X
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CASE NAME: Grapevine Springs
CASE NUMBER: Z23-03; PD23-02
LOCATION: 1600 W. Northwest Highway
Block 1, Lots 1 - 32 & 33X
Grapevine, Tarrant County, Texas
MAYOR SECRETARY
DATE:
PLANNING AND ZONING COMMISSION
CHAIRMAN
DATE:
SHEET: 11 OF 13
APPROVAL DOES NOT AUTHORIZE ANY
WORK IN CONFLICT WITH ANY CODES OR
ORDINANCES.
PLANNING SERVICES DEPARTMENT
For
Grapevine Springs
Block 1, Lots 1-32 & 33X, 1600 W. Northwest Highway
City of Grapevine, Tarrant County, Texas
Date of Preparation: November 13, 2023
TYP. PLOT PLAN / ELEVATIONS
Thomas Mahan Survey, A-1050
Existing zoning:"PO", Professional Office District and "CC",
Community Commercial District
11.248 Acres (489,940 s.f.)
Proposed zoning:"R-7.5", Single Family Residential and
"R-5.0", Zero-Lot-Line
“”“”
“”“”
”
DE
N
I
E
D
EX
U
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B
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.
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CASE NAME: Grapevine Springs
CASE NUMBER: Z23-03; PD23-02
LOCATION: 1600 W. Northwest Highway
Block 1, Lots 1 - 32 & 33X
Grapevine, Tarrant County, Texas
MAYOR SECRETARY
DATE:
PLANNING AND ZONING COMMISSION
CHAIRMAN
DATE:
SHEET: 12 OF 13
APPROVAL DOES NOT AUTHORIZE ANY
WORK IN CONFLICT WITH ANY CODES OR
ORDINANCES.
PLANNING SERVICES DEPARTMENT
For
Grapevine Springs
Block 1, Lots 1-32 & 33X, 1600 W. Northwest Highway
City of Grapevine, Tarrant County, Texas
Date of Preparation: November 13, 2023
TYP. PLOT PLAN / ELEVATIONS
Thomas Mahan Survey, A-1050
Existing zoning:"PO", Professional Office District and "CC",
Community Commercial District
11.248 Acres (489,940 s.f.)
Proposed zoning:"R-7.5", Single Family Residential and
"R-5.0", Zero-Lot-Line
“”“”
“”“”
”
DE
N
I
E
D
EX
U
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B
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.
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CASE NAME: Grapevine Springs
CASE NUMBER: Z23-03; PD23-02
LOCATION: 1600 W. Northwest Highway
Block 1, Lots 1 - 32 & 33X
Grapevine, Tarrant County, Texas
MAYOR SECRETARY
DATE:
PLANNING AND ZONING COMMISSION
CHAIRMAN
DATE:
SHEET: 13 OF 13
APPROVAL DOES NOT AUTHORIZE ANY
WORK IN CONFLICT WITH ANY CODES OR
ORDINANCES.
PLANNING SERVICES DEPARTMENT
For
Grapevine Springs
Block 1, Lots 1-32 & 33X, 1600 W. Northwest Highway
City of Grapevine, Tarrant County, Texas
Date of Preparation: November 13, 2023
TYP. PLOT PLAN / ELEVATIONS
Thomas Mahan Survey, A-1050
Existing zoning:"PO", Professional Office District and "CC",
Community Commercial District
11.248 Acres (489,940 s.f.)
Proposed zoning:"R-7.5", Single Family Residential and
"R-5.0", Zero-Lot-Line
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