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TDO23-02; Brownstones Phase II
235 East Nash Street
0 60 120 180 240
Feet
²
Date Prepared: 9/26/2023 This data has been compiled by the City of Grapevine IT/GIS department. Various official and unofficial sources were
used to gather this information. Every effort was made to ensure the accuracy of this data, however, no guarantee is
given or implied as to the accuracy of said data.
SUBJECT
PROPERTY
FILE #: TDO23-02
GRAPEVINE BROWNSTONES, PH II
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: TDO23-02; Grapevine Brownstones, PH II
Applicant: Greg Gifford, NCP Grapevine Brownstones II
Location: 235 East Nash Street
Current Zoning: “LI”, Light Industrial District
Purpose of Request:
The public hearing is to consider an application submitted by Greg Gifford, NCP Grapevine
Brownstones II for property located at 235 East Nash Street and proposed to be platted as Block 1,
Lot 2, Hasten Addition. The applicant is requesting a transit district overlay to allow for a 20-unit
condominium development on 1.24-acres.
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, NOVEMBER 21, 2023
What: JOINT PUBLIC HEARING GRAPEVINE CITY COUNCIL
& PLANNING AND ZONING COMMISSION
Location: PUBLIC HEARING: COUNCIL CHAMBERS, 2nd FLOOR
COMMISSION'S DELIBERATION SESSION, 2nd FLOOR
200 S. MAIN STREET, GRAPEVINE, TEXAS
Applicant and Other Speakers' Presentation.
Public Input, Neighborhood Associations, Property Owners within 200 feet, Interested Citizenry.
Questions from City Council and Planning and Zoning Commission for Applicants, City Staff and
Guests Present.
FILE #: TDO23-02
GRAPEVINE BROWNSTONES, PH II
WRITTEN COMMENTS MUST BE RECEIVED BY THIS OFFICE NO LATER THAN 5 PM ON
MONDAY, NOVEMBER 20, 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: _________________
Please direct questions and responses to the Planning Services Department:
By mail: PO Box 95104, Grapevine TX 76099
Physical address: 200 S. Main Street, Grapevine, TX 76051
By email: planning@grapevinetexas.gov
Phone: 817-410-3155
BHA REAL ESTATE HOLDINGS LLC
8333 ROYAL RIDGE PKWY STE 100
IRVING, TX 75063
TDO23_02_092623_040815PM Labels - Label Count: 8 | Total Record Count 9
Page 1
CITY OF GRAPEVINE
PO BOX 95104
GRAPEVINE, TX 76099
TDO23_02_092623_040815PM Labels - Label Count: 8 | Total Record Count 9
Page 1
CLIFTON WAY JOHNSON
1030 MEADOW BEND LOOP N
GRAPEVINE, TX 76051
TDO23_02_092623_040815PM Labels - Label Count: 8 | Total Record Count 9
Page 1
D L ROGERS CORP
1225 S MAIN ST STE 300
GRAPEVINE, TX 76051
TDO23_02_092623_040815PM Labels - Label Count: 8 | Total Record Count 9
Page 1
GARY K MCMICKLE
PO BOX 3277
GRAPEVINE, TX 76099
TDO23_02_092623_040815PM Labels - Label Count: 8 | Total Record Count 9
Page 1
LP 925 MAIN
123 W MAIN ST #300
GRAND PRAIRIE, TX 75050
TDO23_02_092623_040815PM Labels - Label Count: 8 | Total Record Count 9
Page 1
NCP GRAPEVINE BROWNSTONES LLC
129 S MAIN ST SUITE 260
GRAPEVINE, TX 76051
TDO23_02_092623_040815PM Labels - Label Count: 8 | Total Record Count 9
Page 1
SUNBELT RENTALS INC
1799 INNOVATION PT
FORT MILL, SC 29715
TDO23_02_092623_040815PM Labels - Label Count: 8 | Total Record Count 9
Page 1
TDO23_02_092623_040815PM Labels - Label Count: 8 | Total Record Count 9
Page 1
AFFIDAVIT OF PUBLICATION
Account #Order Number Identification Order PO Amount Cols Depth
36004 486483 Print Legal Ad-IPL01466570 - IPL0146657 $324.24 1 141 L
Copy of ad content
is on the next page
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:
11/05/23
Sworn to and subscribed before me this 6th day of
November 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!
TDO23‐02.1 1
Email a PDF of the revised plans by August 25, 2023 at 12:00 p.m. to
emarohnic@grapevinetexas.gov, atriplett@grapveinetexas.gov, nlgale@grapevinetexas.gov and
lcarey@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: TDO23-02; a Transit District Overlay to build 20 condominium units.
The property is presently zoned “LI”, Light Industrial District
PLANNING SERVICES
All Sheets in Plan Set
1. Revise Title Block and Signature Block per site plan checklist. Example Title Block
below. As provided, all title blocks look grainy and heavily edited.
2. Update
the purpose statement on all sheets of the plan set to, “The purpose of this Transit District
overlay request is to develop 20 condominium units.”
Dimensional Control Site Plan – Sheet # 1
3. Site Plan Drawing: Add a list of TDO deviations to Site Plan Data Summary Table (see
example below).
TDO23-02 AUGUST 18, 2023
GRAPEVINE BROWNSTONES PHASE II
235 EAST NASH STREET
PROPOSED TO BE PLATTED AS BLOCK 1, LOT 2,
HASTEN ADDITION
Site Plan/Landscape Plan/Floor Plan/Photometric
Plan/Elevations
for
TDO23-02; Grapevine Brownstones, PH II
Block 1, Lot 2, Hasten Addition
William Dolley Survey, Ab. No. 601
City of Grapevine, Tarrant County, Texas
1.23 acres or 53,614 sq. ft.
Existing Zone: “LI”, Light Industrial District
Proposed: Transit District Overlay
Date of Preparation: July 20, 2023
TDO23‐02.1 2
4. Site Plan Drawing: Label and call out benches - similar to Phase 1.
5. Site Plan Drawing: Show Dallas Road full right-of-way, medians, and driveway openings
on north side.
6. Site Plan Drawing: Update purpose statement to include 20 condominium units.
7. Site Plan Drawing: Label sidewalk width along East Dallas Road.
8. Site Plan Drawing: Revise “Dallas Road” to “East Dallas Road”.
9. Site Plan Drawing: Label bearings and distances along the property lines.
10. Site Plan Drawing: Currently showing a small gap between the property line and 24’ fire
lane- is this accurate? Revise.
11. Site Plan Drawing: Label the 10’ utility easement adjacent to East Dallas as TDO build-to
line and unobstructed path.
12. Site Plan Drawing: Dimension the drive isle width between buildings 4 and 5.
13. Site Plan Drawing: Revise firelane label to “24’ fire lane with 3’ walkway”.
14. Site Plan Drawing: Add parking totals to the guest parking and add a typical parallel
parking space.
15. Site Plan Drawing: Dimension the distance between building 5 and 2 on Phase 1 and
building 6, 7, and 8 and any buildings to the west.
16. Site Plan Drawing: Ghost in adjacent improvement within 50-feet to the common
property lines to the east and to the west.
17. Site Plan Drawing: Label the north arrow and Phase 2 in the vicinity map.
18. Site Plan Drawing: Dimension the build-to line on East Nash Street.
19. Site Plan Drawing: Add hatching and dimensions the 3’ walkway separate from the fire
lane.
20. Add the following standard notes:
Standard notes shown below should be included separately from any other notes and
should have a title that states, “Standard Notes.”
1. Refuse disposal areas shall be landscaped and screened from view in
accordance with the Zoning Ordinance.
2. Mechanical and electrical equipment including air conditioning units, shall be
designed, installed, and operated to minimize noise impact on surrounding
property. All such equipment shall be screened from public view in accordance
with the Zoning Ordinance.
TDO23‐02.1 3
3. Open storage, where permitted, shall be screened in accordance with the Zoning
Ordinance.
4. The masonry requirements of Section 54 of the Zoning Ordinance shall be met.
5. Illuminated signage was included in the determination of the site illumination
levels.
6. Outdoor lighting shall comply with illumination standards within Section 55 of the
Zoning Ordinance unless specifically excepted.
7. Proposed ground signage shall meet the minimum requirements of Section 60 of
the Zoning Ordinance and is contingent upon approval of a separate building
permit with Building Services.
8. All onsite electrical conductors associated with new construction shall be located
underground.
9. Uses shall conform in operation, location, and construction to the following
performance standards in Section 55 of the Zoning Ordinance: noise, smoke and
particulate matter, odorous matter, fire or explosive hazard material, toxic and
noxious matter, vibration, and/or other performance standards.
10. All requirements of the City of Grapevine soil erosion control ordinance shall be
met during the period of construction.
Survey Plat - Sheet #2
20. Revise and correct lot area- it does not match Sheet 1.
Elevations – Sheets #5-7
21. Add standard elevation notes per the elevation plan checklist:
i. All signage subject to Building Services Department approval.
ii. Mechanical units shall be screened in accordance with the Zoning
Ordinance.
iii. Utility boxes and conduit shall be painted to match building color.
Landscape Plan – Sheet # 9
NOTE: Light fixtures excluding accent lighting of architectural building features and lighting of
public art or public monuments shall be mounted no higher than the highest point of the primary
structure on the property. In no case shall light poles be greater than 30 feet in height.
20. Landscape Plan Drawing: Find alternative tree or tall hedge row for 5’ area adjacent to
multifamily to the west.
21. Landscape Plan Drawing: Revise firelane label to “24’ fire lane with 3’ walkway”.
22. Landscape Plan Drawing: Dimension and call out the sidewalk along East Dallas Road.
23. Landscape Plan Drawing: Revise label “306 East Dallas” to “East Dallas Road”.
24. Landscape Plan Drawing: Revise legend for decomposed granite, it is unclear as show
on drawing.
25. Make the standard Landscape Notes a larger font size so they are legible.
Photometric Plan
No comments.
TDO23‐02.1 4
PUBLIC WORKS
Contact Paul Lee - Civil Engineer, Elizabeth Reynold – Civil Engineer or Cristin Turner
(Platting) – Civil Engineer at 817.410.3136 for the following comments:
1. There are a lot of public works comments and a meeting with the engineer will be required.
2. The existing grades indicated are 3’+ on the screen wall for the collision center. This wall
was not designed to handle this load. provide detail indicating the grades on both sides
of the screen fence.
3. Provide detailed grading showing the driveway approaches from fire lane and provide a
sections across the site. in the section Label the 3’ walkway shown to provide pedestrian
access.
4. Need more detailed plans for storm line reconstruction in Dallas Road.
5. Details of the drive approach on Dallas Road need to be shown. This location has several
6. Buildings show a living space on the roof, if this is considered a high rise the firelane will
need to be 30-feet.
7. Island missing from Phase 1 driveway. This needs to be shown and called out for
construction with this phase.
8. Utilities on Phase one need to be shown clearly.
9. Show electrical service and transformer locations on the utility plan.
10. This site needs meet the Dallas Road Corridor aesthetic. This should be demonstrated in
the site plan (decorative pavement, curb radii, etc.).
11. Meter locations for all lots need to be show. Meters should not be placed in pavement.
12. Abandonment of existing sewer needs to be called out back to main. Pavement repair will
be required for this abandonment.
13. ADA access needs to be provided from Dallas to Nash across the site.
14. Curb runouts will need to be added the driveways.
15. Some of the drainage from Phase 1 was directed on to the site for Phase 2 this needs to
be considered during the grading and drainage.
16. the two-inch line left will need to be abandon at the main if not being used. If keeping for
use it will need to be metered.
BUILDING SERVICES
Contact Larry Gray – Building Official at 817.410.3165 or lgray@grapevinetexas.gov
to discuss the following:
1. Anticipated adoption of 2021 I-codes: October 2023
FIRE MARSHALL
Contact Bryan Parker - Fire Marshal at 817.410.4420 or bparker@grapevinetexas.gov
for the following comments:
1. No comments provided.
PARKS
Contact Kathy Nelson – Capital Improvements Program Manager at 817.410.3394 or
knelson@grapevinetexas.gov to discuss the following:
1. Add dimensions to the sidewalk and hatch with pavement markings.
__
TDO23‐02.1 5
__________________________________________________________________________
Email a PDF of the revised final plans by August 25, 2023, at 12:00 p.m. to
emarohnic@grapevinetexas.gov, atriplett@grapveinetexas.gov, nlgale@grapevinetexas.gov,
and lcarey@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 at (8l7) 410-3154 or Albert Triplett at (817) 410-3151.
TDO23‐02.1 1
Email a PDF of the revised plans by September 27, 2023 at 12:00 p.m. to emarohnic@grapevinetexas.gov,
atriplett@grapveinetexas.gov, nlgale@grapevinetexas.gov and lcarey@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: TDO23‐02; a Transit District Overlay to build 20 condominium units. The property
is presently zoned “LI”, Light Industrial District
PLANNING SERVICES
All Sheets in Plan Set
1. ADDRESSED Revise Title Block and Signature Block per site plan checklist. Example Title
Block below. As provided, all title blocks look grainy and heavily edited.
2. ADDRESSED Update the purpose statement on all sheets of the plan set to, “The purpose of this
Transit District overlay request is to develop 20 condominium units.”
Dimensional Control Site Plan – Sheet # 1
3. PARTIALLY ADDRESSED: Site Plan Drawing: Add a list of TDO deviations to Site Plan Data
Summary Table (see example below). Remove the standard notes and the site data table from
sheet 1 and create a new sheet (sheet 0‐ cover sheet) of project notes and site data summary
table also add the following to the site data summary table:
a. Proposed deviations column,
b. Explanation column, and
c. Parking total – resident and guest
TDO23-02 SEPTEMBER 20, 2023
GRAPEVINE BROWNSTONES PHASE II
235 EAST NASH STREET
PROPOSED TO BE PLATTED AS BLOCK 1, LOT 2,
HASTEN ADDITION
Site Plan/Landscape Plan/Floor Plan/Photometric
Plan/Elevations
for
TDO23-02; Grapevine Brownstones, PH II
Block 1, Lot 2, Hasten Addition
William Dolley Survey, Ab. No. 601
City of Grapevine, Tarrant County, Texas
1.23 acres or 53,614 sq. ft.
Existing Zone: “LI”, Light Industrial District
Proposed: Transit District Overlay
Date of Preparation: July 20, 2023
TDO23‐02.1 2
4. REVISE: Make all label for benches legible on 11x17‐ when reviewing we can’t see how many are
proposed and read the label. Site Plan Drawing: Label and call out benches ‐ similar to Phase 1.
5. ADDRESSED Site Plan Drawing: Show Dallas Road full right‐of‐way, medians, and driveway
openings on north side.
6. ADDRESSED Site Plan Drawing: Update purpose statement to include 20 condominium units.
7. ADDRESSED Site Plan Drawing: Label sidewalk width along East Dallas Road.
8. ADDRESSED Site Plan Drawing: Revise “Dallas Road” to “East Dallas Road”.
9. ADDRESSED Site Plan Drawing: Label bearings and distances along the property lines.
10. NEW NOTE: Bold property line and enlarge some labels so that they are legible on 11x17.
11. ADDRESSED Site Plan Drawing: Currently showing a small gap between the property line and 24’
fire lane‐ is this accurate? Revise.
12. ADDRESSED Site Plan Drawing: Label the 10’ utility easement adjacent to East Dallas as TDO
build‐to line and unobstructed path.
13. ADDRESSED Site Plan Drawing: Dimension the drive isle width between buildings 4 and 5.
14. ADDRESSED Site Plan Drawing: Revise fire lane label to “24’ fire lane with 3’ walkway”.
15. REVISE‐ see note on site data summary table Site Plan Drawing: Add parking totals to the guest
parking and add a typical parallel parking space.
16. PARTIALLY ADDRESSED – Add dimensions between buildings 6 and 7. Site Plan Drawing:
Dimension the distance between building 5 and 2 on Phase 1 and building 6, 7, and 8 and any
buildings to the west.
17. ADDRESSED Site Plan Drawing: Ghost in adjacent improvement within 50‐feet to the common
property lines to the east and to the west.
18. ADDRESSED Site Plan Drawing: Label the north arrow and Phase 2 in the vicinity map.
19. ADDRESSED Site Plan Drawing: Dimension the build‐to line on East Nash Street.
20. ADDRESSED Site Plan Drawing: Add hatching and dimensions to the 3’ walkway separate from
the fire lane.
21. REVISE‐ SEE NOTE #3 to add this along with the site data summary table to sheet 0‐ cover sheet.
Add the following standard notes:
Standard notes shown below should be included separately from any other notes and should have a
title that states, “Standard Notes.”
1. Refuse disposal areas shall be landscaped and screened from view in accordance with
the Zoning Ordinance.
TDO23‐02.1 3
2. Mechanical and electrical equipment including air conditioning units, shall be designed,
installed, and operated to minimize noise impact on surrounding property. All such
equipment shall be screened from public view in accordance with the Zoning Ordinance.
3. Open storage, where permitted, shall be screened in accordance with the Zoning
Ordinance.
4. The masonry requirements of Section 54 of the Zoning Ordinance shall be met.
5. Illuminated signage was included in the determination of the site illumination levels.
6. Outdoor lighting shall comply with illumination standards within Section 55 of the
Zoning Ordinance unless specifically excepted.
7. Proposed ground signage shall meet the minimum requirements of Section 60 of the
Zoning Ordinance and is contingent upon approval of a separate building permit with
Building Services.
8. All onsite electrical conductors associated with new construction shall be located
underground.
9. Uses shall conform in operation, location, and construction to the following performance
standards in Section 55 of the Zoning Ordinance: noise, smoke and particulate matter,
odorous matter, fire or explosive hazard material, toxic and noxious matter, vibration,
and/or other performance standards.
10. All requirements of the City of Grapevine soil erosion control ordinance shall be met
during the period of construction.
Survey Plat ‐ Sheet #2
20. ADDRESSED Revise and correct lot area‐ it does not match Sheet 1.
Elevations – Sheets #5‐7
21. ADDRESSED Add standard elevation notes per the elevation plan checklist:
i. All signage subject to Building Services Department approval.
ii. Mechanical units shall be screened in accordance with the Zoning Ordinance.
iii. Utility boxes and conduit shall be painted to match building color.
Landscape Plan – Sheet # 9
NOTE: Light fixtures excluding accent lighting of architectural building features and lighting of public art
or public monuments shall be mounted no higher than the highest point of the primary structure on the
property. In no case shall light poles be greater than 30 feet in height.
20. ADDRESSED Landscape Plan Drawing: Find alternative tree or tall hedge row for 5’ area adjacent
to multifamily to the west.
21. NOT ADDRESSED Landscape Plan Drawing: Revise fire lane label to “24’ fire lane with 3’
walkway”.
22. NOT ADDRESSED Landscape Plan Drawing: Dimension and call out the sidewalk along East Dallas
Road.
23. ADDRESSED Landscape Plan Drawing: Revise label “306 East Dallas” to “East Dallas Road”.
24. ADDRESSED Landscape Plan Drawing: Revise legend for decomposed granite, it is unclear as
show on drawing.
TDO23‐02.1 4
25. ADDRESSED Make the standard Landscape Notes a larger font size so they are legible.
Photometric Plan
26. NEW NOTE: REVISE The property may not exceed 3.0‐foot candles at the property line. Review
and revise lighting levels accordingly.
PUBLIC WORKS
Contact Paul Lee ‐ Civil Engineer, Elizabeth Reynold – Civil Engineer or Cristin Turner (Platting)
– Civil Engineer at 817.410.3136 for the following comments:
1. There are a lot of public works comments and a meeting with the engineer will be required.
2. The existing grades indicated are 3’+ on the screen wall for the collision center. This wall was not
designed to handle this load. provide detail indicating the grades on both sides of the screen
fence.
3. Provide detailed grading showing the driveway approaches from fire lane and provide a sections
across the site. in the section Label the 3’ walkway shown to provide pedestrian access.
Addressed
4. Need more detailed plans for storm line reconstruction in Dallas Road. Addressed
5. Buildings show a living space on the roof, if this is considered a high rise the firelane will need to
be 30‐feet. Note: Never received a letter from fire on this, spoke with FM and received
clairification on our own.
6. Island missing from Phase 1 driveway. This needs to be shown and called out for construction with
this phase.
7. Utilities on Phase one need to be shown clearly. Utilities included in resumittal, we currently have
issues with service locations and location through site.
8. Show electrical service and transformer locations on the utility plan. Working with Engineer
9. This site needs meet the Dallas Road Corridor aesthetic. This should be demonstrated in the site
plan (decorative pavement, curb radii, etc.). Needs to be addressed with civil set in review and
with parks.
10. Meter locations for all lots need to be show. Meters should not be placed in pavement. Shown
but locations need to be discussed.
11. Abandonment of existing sewer needs to be called out back to main. Pavement repair will be
required for this abandonment. Addressed
12. ADA access needs to be provided from Dallas to Nash across the site. Addressed
13. Curb runouts will need to be added the driveways. Addressed
14. Some of the drainage from Phase 1 was directed on to the site for Phase 2 this needs to be
considered during the grading and drainage. Addressed
15. the two‐inch line left will need to be abandon at the main if not being used. If keeping for use it
will need to be metered. Addressed
16. NEW: From discussion with engineer we need a section across the entire site and on the the
conllsion center property. This has not been addressed.
BUILDING SERVICES
Contact Larry Gray – Building Official at 817.410.3165 or lgray@grapevinetexas.gov to discuss
the following:
1. Anticipated adoption of 2021 I‐codes: October 2023
TDO23‐02.1 5
FIRE MARSHALL
Contact Bryan Parker ‐ Fire Marshal at 817.410.4420 or bparker@grapevinetexas.gov for the
following comments:
1. No comments.
PARKS
Contact Kathy Nelson – Capital Improvements Program Manager at 817.410.3394 or
knelson@grapevinetexas.gov to discuss the following:
1. Add dimensions to the sidewalk and hatch with pavement markings.
__________________________________________________________________________
Email a PDF of the revised final plans by September 27, 2023 at 12:00 p.m. to
emarohnic@grapevinetexas.gov, atriplett@grapveinetexas.gov, nlgale@grapevinetexas.gov, and
lcarey@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 at (8l7) 410‐3154 or Albert Triplett at (817) 410‐3151.
TDO23‐02.1 1
Email a PDF of the revised plans by September 27, 2023 at 12:00 p.m. to emarohnic@grapevinetexas.gov,
atriplett@grapveinetexas.gov, nlgale@grapevinetexas.gov and lcarey@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: TDO23‐02; a Transit District Overlay to build 20 condominium units. The property
is presently zoned “LI”, Light Industrial District
PLANNING SERVICES
All Sheets in Plan Set
1. ADDRESSED Revise Title Block and Signature Block per site plan checklist. Example Title
Block below. As provided, all title blocks look grainy and heavily edited.
2. ADDRESSED Update the purpose statement on all sheets of the plan set to, “The purpose of this
Transit District overlay request is to develop 20 condominium units.”
Dimensional Control Site Plan – Sheet # 1
3. PARTIALLY ADDRESSED: Site Plan Drawing: Add a list of TDO deviations to Site Plan Data
Summary Table (see example below). Remove the standard notes and the site data table from
sheet 1 and create a new sheet (sheet 0‐ cover sheet) of project notes and site data summary
table also add the following to the site data summary table:
a. Proposed deviations column,
b. Explanation column, and
c. Parking total – resident and guest
TDO23-02 SEPTEMBER 20, 2023
GRAPEVINE BROWNSTONES PHASE II
235 EAST NASH STREET
PROPOSED TO BE PLATTED AS BLOCK 1, LOT 2,
HASTEN ADDITION
Site Plan/Landscape Plan/Floor Plan/Photometric
Plan/Elevations
for
TDO23-02; Grapevine Brownstones, PH II
Block 1, Lot 2, Hasten Addition
William Dolley Survey, Ab. No. 601
City of Grapevine, Tarrant County, Texas
1.23 acres or 53,614 sq. ft.
Existing Zone: “LI”, Light Industrial District
Proposed: Transit District Overlay
Date of Preparation: July 20, 2023
TDO23‐02.1 2
4. REVISE: Make all label for benches legible on 11x17‐ when reviewing we can’t see how many are
proposed and read the label. Site Plan Drawing: Label and call out benches ‐ similar to Phase 1.
5. ADDRESSED Site Plan Drawing: Show Dallas Road full right‐of‐way, medians, and driveway
openings on north side.
6. ADDRESSED Site Plan Drawing: Update purpose statement to include 20 condominium units.
7. ADDRESSED Site Plan Drawing: Label sidewalk width along East Dallas Road.
8. ADDRESSED Site Plan Drawing: Revise “Dallas Road” to “East Dallas Road”.
9. ADDRESSED Site Plan Drawing: Label bearings and distances along the property lines.
10. NEW NOTE: Bold property line and enlarge some labels so that they are legible on 11x17.
11. ADDRESSED Site Plan Drawing: Currently showing a small gap between the property line and 24’
fire lane‐ is this accurate? Revise.
12. ADDRESSED Site Plan Drawing: Label the 10’ utility easement adjacent to East Dallas as TDO
build‐to line and unobstructed path.
13. ADDRESSED Site Plan Drawing: Dimension the drive isle width between buildings 4 and 5.
14. ADDRESSED Site Plan Drawing: Revise fire lane label to “24’ fire lane with 3’ walkway”.
15. REVISE‐ see note on site data summary table Site Plan Drawing: Add parking totals to the guest
parking and add a typical parallel parking space.
16. PARTIALLY ADDRESSED – Add dimensions between buildings 6 and 7. Site Plan Drawing:
Dimension the distance between building 5 and 2 on Phase 1 and building 6, 7, and 8 and any
buildings to the west.
17. ADDRESSED Site Plan Drawing: Ghost in adjacent improvement within 50‐feet to the common
property lines to the east and to the west.
18. ADDRESSED Site Plan Drawing: Label the north arrow and Phase 2 in the vicinity map.
19. ADDRESSED Site Plan Drawing: Dimension the build‐to line on East Nash Street.
20. ADDRESSED Site Plan Drawing: Add hatching and dimensions to the 3’ walkway separate from
the fire lane.
21. REVISE‐ SEE NOTE #3 to add this along with the site data summary table to sheet 0‐ cover sheet.
Add the following standard notes:
Standard notes shown below should be included separately from any other notes and should have a
title that states, “Standard Notes.”
1. Refuse disposal areas shall be landscaped and screened from view in accordance with
the Zoning Ordinance.
TDO23‐02.1 3
2. Mechanical and electrical equipment including air conditioning units, shall be designed,
installed, and operated to minimize noise impact on surrounding property. All such
equipment shall be screened from public view in accordance with the Zoning Ordinance.
3. Open storage, where permitted, shall be screened in accordance with the Zoning
Ordinance.
4. The masonry requirements of Section 54 of the Zoning Ordinance shall be met.
5. Illuminated signage was included in the determination of the site illumination levels.
6. Outdoor lighting shall comply with illumination standards within Section 55 of the
Zoning Ordinance unless specifically excepted.
7. Proposed ground signage shall meet the minimum requirements of Section 60 of the
Zoning Ordinance and is contingent upon approval of a separate building permit with
Building Services.
8. All onsite electrical conductors associated with new construction shall be located
underground.
9. Uses shall conform in operation, location, and construction to the following performance
standards in Section 55 of the Zoning Ordinance: noise, smoke and particulate matter,
odorous matter, fire or explosive hazard material, toxic and noxious matter, vibration,
and/or other performance standards.
10. All requirements of the City of Grapevine soil erosion control ordinance shall be met
during the period of construction.
Survey Plat ‐ Sheet #2
20. ADDRESSED Revise and correct lot area‐ it does not match Sheet 1.
Elevations – Sheets #5‐7
21. ADDRESSED Add standard elevation notes per the elevation plan checklist:
i. All signage subject to Building Services Department approval.
ii. Mechanical units shall be screened in accordance with the Zoning Ordinance.
iii. Utility boxes and conduit shall be painted to match building color.
Landscape Plan – Sheet # 9
NOTE: Light fixtures excluding accent lighting of architectural building features and lighting of public art
or public monuments shall be mounted no higher than the highest point of the primary structure on the
property. In no case shall light poles be greater than 30 feet in height.
20. ADDRESSED Landscape Plan Drawing: Find alternative tree or tall hedge row for 5’ area adjacent
to multifamily to the west.
21. NOT ADDRESSED Landscape Plan Drawing: Revise fire lane label to “24’ fire lane with 3’
walkway”.
22. NOT ADDRESSED Landscape Plan Drawing: Dimension and call out the sidewalk along East Dallas
Road.
23. ADDRESSED Landscape Plan Drawing: Revise label “306 East Dallas” to “East Dallas Road”.
24. ADDRESSED Landscape Plan Drawing: Revise legend for decomposed granite, it is unclear as
show on drawing.
TDO23‐02.1 4
25. ADDRESSED Make the standard Landscape Notes a larger font size so they are legible.
Photometric Plan
26. NEW NOTE: REVISE The property may not exceed 3.0‐foot candles at the property line. Review
and revise lighting levels accordingly.
PUBLIC WORKS
Contact Paul Lee ‐ Civil Engineer, Elizabeth Reynold – Civil Engineer or Cristin Turner (Platting)
– Civil Engineer at 817.410.3136 for the following comments:
1. There are a lot of public works comments and a meeting with the engineer will be required.
2. The existing grades indicated are 3’+ on the screen wall for the collision center. This wall was not
designed to handle this load. provide detail indicating the grades on both sides of the screen
fence.
3. Provide detailed grading showing the driveway approaches from fire lane and provide a sections
across the site. in the section Label the 3’ walkway shown to provide pedestrian access.
Addressed
4. Need more detailed plans for storm line reconstruction in Dallas Road. Addressed
5. Buildings show a living space on the roof, if this is considered a high rise the firelane will need to
be 30‐feet. Note: Never received a letter from fire on this, spoke with FM and received
clairification on our own.
6. Island missing from Phase 1 driveway. This needs to be shown and called out for construction with
this phase.
7. Utilities on Phase one need to be shown clearly. Utilities included in resumittal, we currently have
issues with service locations and location through site.
8. Show electrical service and transformer locations on the utility plan. Working with Engineer
9. This site needs meet the Dallas Road Corridor aesthetic. This should be demonstrated in the site
plan (decorative pavement, curb radii, etc.). Needs to be addressed with civil set in review and
with parks.
10. Meter locations for all lots need to be show. Meters should not be placed in pavement. Shown
but locations need to be discussed.
11. Abandonment of existing sewer needs to be called out back to main. Pavement repair will be
required for this abandonment. Addressed
12. ADA access needs to be provided from Dallas to Nash across the site. Addressed
13. Curb runouts will need to be added the driveways. Addressed
14. Some of the drainage from Phase 1 was directed on to the site for Phase 2 this needs to be
considered during the grading and drainage. Addressed
15. the two‐inch line left will need to be abandon at the main if not being used. If keeping for use it
will need to be metered. Addressed
16. NEW: From discussion with engineer we need a section across the entire site and on the the
conllsion center property. This has not been addressed.
BUILDING SERVICES
Contact Larry Gray – Building Official at 817.410.3165 or lgray@grapevinetexas.gov to discuss
the following:
1. Anticipated adoption of 2021 I‐codes: October 2023
TDO23‐02.1 5
FIRE MARSHALL
Contact Bryan Parker ‐ Fire Marshal at 817.410.4420 or bparker@grapevinetexas.gov for the
following comments:
1. No comments.
PARKS
Contact Kathy Nelson – Capital Improvements Program Manager at 817.410.3394 or
knelson@grapevinetexas.gov to discuss the following:
1. Add dimensions to the sidewalk and hatch with pavement markings.
__________________________________________________________________________
Email a PDF of the revised final plans by September 27, 2023 at 12:00 p.m. to
emarohnic@grapevinetexas.gov, atriplett@grapveinetexas.gov, nlgale@grapevinetexas.gov, and
lcarey@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 at (8l7) 410‐3154 or Albert Triplett at (817) 410‐3151.
TO: HONORABLE MAYOR, CITY COUNCIL MEMBERS AND THE
PLANNING AND ZONING COMMISSION
FROM: BRUNO RUMBELOW, CITY MANAGER
ERICA MAROHNIC, DIRECTOR OF PLANNING SERVICES
MEETING DATE: NOVEMBER 21, 2023
SUBJECT: PLANNING SERVICES TECHNICAL REPORT OF TRANSIT
DISTRICT OVERLAY APPLICATION TDO23-02, GRAPEVINE
BROWNSTONES, PH II
APPLICANT: Greg Gifford, NCP Grapevine
Brownstones, LLC
PROPERTY LOCATION AND SIZE:
The subject property is located at 235 East Nash
Street and proposed to be platted as Block 1, Lot 2,
Hasten Addition. The addition contains 1.2420 acres
and has approximately 106 feet of frontage along
East Dallas Road and 105 feet of frontage along East
Nash Street.
REQUESTED TRANSIT DISTRICT OVERLAY AND COMMENTS:
The applicant is requesting a Transit District Overlay to allow for a condominium
development of 20 units on a 1.24-acre lot.
At a February 2019 meeting the Council approved and adopted an amendment to the
zoning ordinance relative to the Dallas Road transit corridor, specifically, Section 41B,
Transit District Overlay. The transit overlay was the culmination of several years of work
engaging the Planning and Zoning Commission, the City Council, and staff along with
consultants from ArchiTexas and Mesa Planning, who helped guide the process of
developing the Transit District Overlay ordinance. Taking into consideration the
considerable investment in the Grapevine Main rail stop and the Hotel Vinn, the goal was to
define an area which the newly developed ordinance would most appropriately be focused
and develop guidelines to capture the unique opportunities presented by the rail station
such as creating a walkable environment, encouraging a mixture of uses befitting the transit
corridor, allowing for higher density owner-occupied residential products and establishing
TDO23-02.4 2
architectural guidelines suitable for transit-oriented development.
Since then, development for Grapevine Brownstones, PH I, CU22-02 (Ord. 2022-22-016),
10-unit residential condominiums have begun. With this request the applicant intends to
demolish the existing 3,000 square foot construction office building (Johnson Excavation)
and the remaining site to develop a 20-unit residential condominium development which
aesthetically appears as four-story brownstones on the 1.24-acre site; 16.12 dwelling units
per acre. Condominiums are identified as an appropriate use with the High-Intensity Sub-
District per Section 41B, Figure 3: Preferred Use Matrix of the Zoning Ordinance.
Five structures will feature 20-units including three immediately fronting East Nash Street,
three fronting East Dallas Road and 14 internal to the development. All units will appear as
brownstone townhomes but will not be on fee simple lots. Each unit will be four stories in
height (51 feet/ three-stories under air with a fourth story as a rooftop terrace and a cupola),
feature at least three bedrooms, and each unit with have its own private two-car garage.
Six guest parking spaces are provided as parallel spaces adjacent to the lot’s east property
line. The site will have two access points, one from East Dallas Road, one from East Nash
Street and an internal access point to the north from phase I.
Attached as an exhibit to this agenda memorandum is a letter signed by the project
Architect stating the project follows both the Design Standards Manual for Multifamily and
Vertical Mixed-Use Development and the Transit District Overlay design standards.
Relative to the multifamily design standards, the subject site is located within District 2,
Central Transit District. This district has thirteen district specific standards along with the
general standards required of all districts. In addition, documentation has been provided
demonstrating, in the architect’s opinion, compliance with the Transit District Overlay
design standards. The applicant has included graphic exhibits that demonstrate compliance
with specific elements of both of the design standards.
PRESENT ZONING AND USE:
The site is presently zoned “LI”, Light Industrial District and is located within the Transit
District Overlay. At this time, there is an existing 3,000 square foot construction office
building (Johnson Excavation) along with associated parking and outside storage of heavy
equipment.
HISTORY OF TRACT AND SURROUNDING AREA:
The subject property and surrounding areas to the east were rezoned in the 1984 City-wide
Rezoning from “I-1”, Light Industrial District to “LI”, Light Industrial District. The properties to
the north and west were rezoned at the same time from “L-I”, Limited Industrial District to
“LI”, Light Industrial District and from “R-2”, Two-Family Dwelling district to “PO”,
Professional Office District.
TDO23-02.4 3
SURROUNDING ZONING AND EXISTING LAND USE:
NORTH: “GU”, Government Use District – Grapevine Main, Harvest Hall,
Hotel Vin, Parking Garage and Peace Plaza
SOUTH: “GU”, Governmental Use District – Grapevine Convention Center
EAST: “LI”, Light Industrial District – Flooring America and DFW Collision
Grapevine
WEST: “MXU”, Mixed-Use District & “PO”, Professional Office - Multifamily
Residential, Restaurants, Retail, and Grapevine Brownstones, PH I
AIRPORT IMPACT:
The subject tract is located within “Zone A” Zone of Minimal Effect as defined on the
“Aircraft Sound Exposure: Dallas/Fort Worth Regional Airport Environs” Map. Few activities
will be affected by aircraft sounds in “Zone A” except for sound sensitive activities such as
auditoriums, churches, schools, hospitals, and theaters. The applicant’s proposal is an
appropriate use in this noise zone.
MASTER PLAN APPLICATION:
Map 2: Land Use Plan of the Comprehensive Master Plan designates the subject property
as Commercial/Mixed Use (C/MU) land use. The proposed use in conjunction with the
Transit District Overlay can be considered to be in compliance with the Master Plan.
THOROUGHFARE PLAN APPLICATION:
The Thoroughfare Plan designates Dallas Road as a Type C Minor Arterial with a minimum
80-foot right-of-way developed as 4 lanes with a dedicated left turn lane. Nash Street is not
designated on the City’s thoroughfare plan.
/ng
235 E Nash St
Brownstones Phase II
TDO23-02
William Dooley Survey, Abstract No. 601
1.242 acres or 54,100 sf
Light Industrial (LI), proposed
08-03-2023
Grapevine Brownstones Phase II
Site Data Table Required Provided
Height of buildings (stories/ft)6/75ft 4/51ft
Total Building Area N/A 23,530sqft
Lot Area N/A 54,100sqft
Total Impervious Area N/A 44,270sqft
Open Space 5,410sqft 14,262sqft
Parking required per unit 2 per unit, 0.5 per guest 2 per unit, 0.5 per guest
Number of buildings N/A 5
Number of total dwellings N/A 20
Size of dwelling units N/A Avg. 3000sqft
Number of bedrooms per unit N/A 3
ADJACENT ZONING TO WEST:
“MXU” MIXED USE
ADJACENT ZONING TO EAST:
“LI” LIGHT INDUSTRIAL
ADJACENT ZONING TO SOUTH:
”GU” GOVERNMENTAL USE
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Site Plan
for
TDO23-02; Grapevine Brownstones, PH II
Block 1, Lot 2, Hasten Addition
William Dooley Survey, Ab. No. 601
City of Grapevine, Tarrant County, Texas
1.242 acres or 54,100 sq. ft.
Existing Zone: “LI”, Light Industrial District
Proposed: Transit District Overlay
Date of Preparation: September 13, 2023
The purpose of this Transit
District overlay request is to
develop 20 condominium units
SITE PLAN
Open storage, where permitted, shall be screened in accordance with the Zoning Ordinance.
The masonry requirements of Section 54 of the Zoning Ordinance shall be met.
Illuminated signage was included in the determination of the site illumination levels.
Outdoor lighting shall comply with illumination standards within Section 55 of the Zoning Ordinance unless
specifically excepted.
Proposed ground signage shall meet the minimum requirements of Section 60 of the Zoning Ordinance and is
contingent upon approval of a separate building permit with Building Services.
All onsite electrical conductors associated with new construction shall be located underground.
Uses shall conform in operation, location, and construction to the following performance
standards in Section 55 of the Zoning Ordinance: noise, smoke and particulate matter, odorous matter, fire or
explosive hazard material, toxic and noxious matter, vibration, and/or other performance standards.
All requirements of the City of Grapevine soil erosion control ordinance shall be met during the period of
construction.
Notes:
Refuse disposal areas shall be landscaped and screened from view in accordance with the Zoning Ordinance.
Mechanical and electrical equipment including air conditioning units, shall be designed, installed, and operated to minimize
noise impact on surrounding property. All such equipment shall be screened from public view in accordance with the Zoning
Ordinance.
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2
SURVEY
Miller Surveying, Inc
817-577-1052
2 12
EAST DALLAS ROAD
(A 90 foot public right of way)
EAST NASH STREET
(A 50 foot public right of way)
3
FLOOR PLAN
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D
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Ref
Garage
131
Foyer
132
Bedroom
133
Bath
134
20' - 0"
21
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15
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Patio
161
Porch
162
Utility
138
Storage
137
Elev.
139
Main Bedroom
154
Bedroom
148
Main Clos.
153
Main Bath
155
Util.#2
152
Stg.
156
Landing
151 Elev.
150
Clos.
149
Bath
147
17
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4
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12' - 4"
13' - 0"
10
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6
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16
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Dining
140 Family
141
Kitchen
144
Pwdr.
145
Pantry
146
Elev.
143
Landing
160
Balcony
142
25' - 9"
25
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12' - 6"
13
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Cupola
157
Roof Deck
158
Elev.
159
25' - 9"
39
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SCALE:8432 BLUE HERON COURT, FORT WORTH, TEXAS 76108
PHONE (817) 336-7077 FAX (817) 336-7776
1/8" = 1'-0"
FLOOR PLAN- UNIT 7GRAPEVINE BROWNSTONES
5-13-22CU22-02
1/8" = 1'-0"1 Level 1
1/8" = 1'-0"2 Level 3
1/8" = 1'-0"3 Level 2
1/8" = 1'-0"4 Cupola
AREA SCHEDULE
A/C LEVEL 1 = 727 sf
A/C LEVEL 2 = 1070 sf
A/C LEVEL 3 = 1050 sf
A/C CUPOLA= 108 sf
TOT. A/C = 2955 sf
FLOOR PLAN – RESIDENCES 117-124
12
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FLOOR PLAN
UP
WD
UP UP
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Loft
142
Bedroomn
143
Elev.
144
Bath
145
Clos.
146
Clos.
147 Laundry
148
Main Bedroom
149
Main Bath
150
WC
151
Lin.
165
13' - 8"
14
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8' - 6"
10
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8' - 3"
14' - 3"10
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Elev.
166
Roof Deck
167
22' - 5"
14
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21
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Pwdr
152Dining
153
Kitchen
154
Living
155
Wine
156
Elev.
157
Pantry
158
Broom
159
22' - 5"
12' - 8"16
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13
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18
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8
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Bedroom
160
Foyer
161
Elev.
162
Garage
163
Bath
136 Clos.
138
Coats
137
Stoop
164
24' - 0"
45
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2
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12
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13' - 0"
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SCALE:8432 BLUE HERON COURT, FORT WORTH, TEXAS 76108
PHONE (817) 336-7077 FAX (817) 336-7776
1/8" = 1'-0"
UNIT 1 FLOOR PLANGRAPEVINE BROWNSTONES
5-13-22CU22-02
1/8" = 1'-0"3 Level 3
1/8" = 1'-0"4 Cupola
AREA SCHEDULE
A/C LEVEL 1 = 458 SF
A/C LEVEL 2 = 1066 SF
A/C LEVEL 3 = 1066 SF
A/C CUPOLA = 55 SF
TOT. A/C = 2645 SF
1/8" = 1'-0"2 Level 2
1/8" = 1'-0"1 Level 1
4
FLOOR PLAN – RESIDENCES 111-116 AND 125-130
12
FLOOR PLAN
4
2
FACADE PLAN
5
X1 -UNIT A -Raised
Entries
0' -0"
X1 -UNIT A -Level 2
10' -6"
X1 -UNIT A -Level 3
24' -0"
X1 -UNIT A -GARAGE
-2' -0"
X1 -UNIT A -Roof
36' -6"
X1 -UNIT A -Level 3 CLG
34' -0"
X1 -UNIT A -Cupola Floor
38' -0"
X1 -UNIT A -Cupola Clg
47' -0"
X1 -UNIT A -Parapet
41' -4"
X1 -UNIT A -Level 1 ff
-1' -0"
DA1.03
3
DA1.03
5
DA1.03
4
X1 -UNIT A -Raised
Entries
0' -0"
X1 -UNIT A -Level 2
10' -6"
X1 -UNIT A -GARAGE
-2' -0"
X1 -UNIT A -Level 1 ff
-1' -0"
X1 -UNIT A -Level 2
10' -6"
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SCALE:8430 BLUE HERON COURT, FORT WORTH, TEXAS 76108
PHONE (817) 336-7077 FAX (817) 336-7776As indicated
Dallas Rd Front ElevationGRAPEVINE BROWNSTONES
12-9-21
1/8" = 1'-0"1 Dallas Rd Front
NTS2Details Study
1/2" = 1'-0"3 Cast Stone Entry Elements
1" = 1'-0"4 Cast Stone Balusters/Parapet Details
1" = 1'-0"5 Cast Stone Balcony Details
STRONG CAST STONE AND BRICK HORIZONTAL
BANDING FOR BUILDING DESIGN ORGINIZATION.
CAST
STONE
CAST
STONE
CAST
STONE
ORNATE LIGHTING
CAST STONE
WATER TABLE
CLASSICAL CAST
DETAILING
12
Notes:
i.All signage subject to Building
Services Department approval.
ii.Mechanical units shall be
screened in accordance with the
Zoning Ordinance.
iii.Utility boxes and conduit shall be
painted to match building color.
2
ELEVATIONS
6
DALLAS ROAD ELEVATION
12
Notes:
i.All signage subject to Building
Services Department approval.
ii.Mechanical units shall be
screened in accordance with the
Zoning Ordinance.
iii.Utility boxes and conduit shall be
painted to match building color.
2
ELEVATIONS
7
PHASE II SITE ELEVATION
12
Notes:
i.All signage subject to Building
Services Department approval.
ii.Mechanical units shall be
screened in accordance with the
Zoning Ordinance.
iii.Utility boxes and conduit shall be
painted to match building color.
GENERAL NOTES
TEXAS
LIGHTING
SOLUTIONS
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6
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NO. REVISION DATE
SCALE:
SHEET SIZE 30" X 42"
JOB NAME:
JOB LOCATION:
DRAWINGS AND DESIGNS USED TO CONSTRUCT,
INCLUDING THE OVERALL “LOOK AND FEEL” OF SUCH
WORKS, AND THE ARRANGEMENT AND COMPOSITION OF
FIXTURES AND ELEMENTS IN THE DESIGN ARE THE
PROPERTY OF TEXAS LIGHTING SALES, AND ARE NOT
TO BE REPRODUCED OR USED WITHOUT ANY WRITTEN
PERMISSION FROM TEXAS LIGHTING SALES.
Date:10/9/2023
Page Number: 1
-THIS CALCULATION IS BASED ON AN OPEN AREA. OBJECTS
AND OBSTRUCTIONS WITHIN THIS AREA WILL AFFECT
FINAL LIGHTING LEVELS.
-THE CALCULATED FOOTCANDLE LEVELS INDICATE LUMINAIRE
PERFORMANCE BASED ON THE INFORMATION PROVIDED TO
TEXAS LIGHTING SALES, INC. WE MAKE NO CLAIMS OF
COMPLIANCE WITH ANY LOCAL OR STATE LIGHTING CODES.
-CALCULATIONS ARE PROVIDED USING INDUSTRY RECOGNIZED
SOFTWARE AND ARE PROVIDED FOR ESTIMATION PURPOSES
ONLY. INPUT DATA FOR THE CALCULATIONS CORRESPONDS TO
THE INFORMATION PROVIDED TO US (ASSUMPTIONS MAY BE
MADE FOR INFORMATION THAT IS NOT PROVIDED). IT IS THE
RESPONSIBILITY OF THOSE USING THIS SERVICE TO VERIFY OUR
INPUT DATA IS CONSISTENT WITH EXPECTED FIELD CONDITIONS.
RESULTS OF THE LIGHTING CALCULATIONS ACCURATELY
REFLECT THE INPUT DATA. HOWEVER, ACTUAL LIGHTING LEVELS
WILL VARY DEPENDING ON FIELD CONDITIONS SUCH AS ROOM
CHARACTERISTICS, TEMPERATURE, VOLTAGE
AND LAMP/BALLAST OUTPUT AND OTHER FACTORS.
CALCULATIONS ARE ALSO SUBJECT TO THE LIMITATIONS OF
THE SOFTWARE. DUE TO THE ABOVE CONSIDERATIONS,
TEXAS LIGHTING SALES CANNOT GUARANTY THAT ACTUAL
LIGHT LEVELS MEASURED IN THE FIELD WILL MATCH OUR
INITIAL CALCULATIONS.
TL
S
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PHOTOMETRIC PLAN
SCALE: 1" = 16'-0"
WM2
MH: 10
WM2
MH: 10
WM2
MH: 10
MH: 10
WM3
WM3
MH: 10
PT2
MH: 10
PT1
MH: 10 MH: 10
WM3
SA4
MH: 12 MH: 12
SA4 MH: 12
SA4 SA4
MH: 12
MH: 10
WM3 MH: 10
WM3
MH: 10
WM3
MH: 10
WM3
MH: 10
WM2
WM2
MH: 10
MH: 10
WM2
PT1
MH: 10
MH: 10
PT2
4.1 4.0 1.9 0.5 0.2
0.4 1.04.6
4.7
1.8
3.42.11.11.10.91.12.3
1.6
1.1
0.9
0.50.51.2 2.1
0.9 1.0 0.8
0.9 2.0
0.91.00.50.90.90.8 0.90.8 0.60.8 0.90.90.60.20.50.90.80.7 0.8
0.9
2.93.61.30.4
0.20.51.73.43.83.8
1.1
1.6
0.3
0.90.90.91.71.60.90.60.61.82.6 2.9
1.6 2.11.40.81.32.01.52.01.30.91.42.8 1.81.5 1.00.30.81.41.61.61.32.4
0.2
0.7 1.81.8
4.9
2.5
5.21.62.61.91.32.55.01.60.2 0.2
2.2
0.1
1.32.12.21.31.72.24.91.80.2
0.4
0.3
0.1
3.5
0.0
0.10.83.10.60.80.30.50.8
1.6
0.9
5.8
0.11.24.31.11.60.70.91.83.91.4
2.7
0.3
0.4
0.30.30.40.30.30.20.10.20.3 0.40.3 0.42.41.55.32.00.4
0.52.30.81.10.7
0.3 1.6
1.72.71.60.42.51.75.81.90.3
0.60.4 4.7
0.2
1.91.10.30.10.30.40.40.40.40.3 2.7
2.6 0.20.10.10.10.10.10.10.20.2 0.10.5 0.02.72.72.70.50.2
0.00.10.10.10.1
0.2 0.3 0.10.10.10.10.10.10.10.10.20.10.2 0.10.1 0.10.10.00.10.20.20.10.00.0 0.10.1
0.0
2.7
0.00.00.00.10.10.10.10.00.0 0.10.0 0.10.00.10.10.10.20.20.20.20.10.1 0.0 0.1 0.10.10.00.00.00.00.00.00.00.00.1 0.1 0.10.00.00.00.00.10.10.10.00.00.1 0.0
4.00.4
0.91.01.82.72.82.51.10.4
0.1
1.8
1.2
1.3
4.65.02.50.80.40.40.40.40.50.5 0.4
2.6
0.1
0.1
0.91.82.73.62.71.91.12.2 2.03.51.2 1.20.41.02.43.02.72.20.90.50.8 2.7
0.3 0.40.60.70.70.60.61.02.93.93.9 0.40.9
0.3 0.10.20.40.60.60.60.7
0.3
0.2
1.9
3.0 0.90.9 1.00.20.81.20.61.41.50.31.61.40.91.0 0.42.4 2.02.22.3 0.4 1.0 2.0 1.2 1.81.8
1.4
1.6
1.2
1.8
1.8
1.6
1.2
0.9
0.8
0.6
0.4
1.0
1.9 0.01.6 0.1 0.0 0.1 0.6 0.2 0.0
0.7 0.1
0.00.0
0.0
0.0
0.00.10.20.10.10.00.00.10.10.1 0.11.0 0.10.10.10.10.10.10.20.61.30.5 0.3
0.1
0.0 0.0 0.4 0.5 0.2 0.0 0.0 0.0 0.2 1.5
0.3
0.10.0
0.1
0.2
0.3
0.4
0.4
0.4
0.4
0.3
0.10.1
0.8
0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.0 0.0
Luminaire Schedule
Symbol Qty Label LLF Description Lum. Watts Lumens/Lamp Lum. Lumens
2 PT1 0.900 USA - MRB21-PLED-VSQ-W-36LED-525mA-NW 59.4 N.A.5820
2 PT2 0.900 USA - MRB21-PLED-IV-20LED-525mA-40K-HS 33 N.A.2514
4 SA4 0.900 USA - MRB21-PLED-IV-FT-36LED-525mA-NW-HS 59.4 N.A.4274
6 WM2 0.900 USA - MRB12-PLED-II-20LED-350mA-NW 22 N.A.2227
7 WM3 0.900 USA - MRB12-PLED-III-W-20LED-350mA-NW 22 N.A.2076
Calculation Summary
Label CalcType Units Avg Max Min Avg/Min Max/Min
Property Line Illuminance Fc 0.31 1.9 0.0 N.A.N.A.
Site Illuminance Fc 1.12 5.8 0.0 N.A.N.A.
ILLUMINATION PLAN
8
TLS Consultant: Shad Campbell
(817) 267-9300
12
5.
0
0
'
ADD WALKWAY
TO FIRELANE
FOR EMERGENCY
R30.
0
0
'
2.
1
0
'
ACCESS. NO CURB.
STAMPED CONCRETE
DRIVE ENTRANCE
STAMPED CONCRETE
DRIVE ENTRANCE
STAMPED CONCRETE
DRIVE ENTRANCE
24' FIRELANE WITH 3' WALKWAY
R
5
0
.
0
0
'
MAILBOXES
(APPROVED)
PHASE 1
PHASE 1
PHASE 2
(PROPOSED)
PHASE 2
11
12
13
14
15
16
1718192021222324
25
26
27
28
29
30
BLD.4BLD.5
BLD.6
BLD.7
BLD.8
GUEST PARKING GUEST PARKING GUEST PARKING
GARAGE
DRIVEWAY
PARKING
GARAGE
GARAGE
GARAGE
GARAGE
GARAGE
GARAGE
GARAGE
GARAGE
GARAGE GARAGE
GARAGE
GARAGE
BROWNSTONES
PARK
24' FIRELANE 24' FIRELANE
W
A
L
K
WALK
TRASH
TRASH
TRASH
TRASH
WALK
12.03'
10.00'
11.22'
TRASH
TR
A
S
H
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N
A
S
H
S
T
.
EXISTING APARTMENTS
GRAPEVINE
BROWNSTONES
24
.
0
0
'
5.
6
3
'
MA
I
L
MA
I
L
7.
7
0
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R2
0
.
0
0
'
24
.
0
0
'
5.00'5.00'
BRICK
COLUMN
BRICK
COLUMN
27.75'
25.50'
25.50'
GARAGE
DRIVEWAY
PARKING
GARAGE
DRIVEWAY
PARKING
GARAGE
DRIVEWAY
PARKING
GARAGE
DRIVEWAY
PARKING
GARAGE
DRIVEWAY
PARKING
GARAGE
DRIVEWAY
PARKING
GARAGE
DRIVEWAY
PARKING
E
A
S
T
D
A
L
L
A
S
R
D
.
5.00'5.00'
DECOMPOSED
GRANITE (TYP)
DECOMPOSED
GRANITE (TYP)
DECOMPOSED
GRANITE (TYP)
DECOMPOSED
GRANITE (TYP)
SIDEWALK
LANDSCAPE ARCHITECTS
222 S. Elm St. Ste. 102
Denton, Texas 76201
ph:214.783.1715
C O N S U L T A N T :
O W N E R / C L I E N T :
Project No:
Drawn By:
Reviewed By:
Issue Type:
Issue Date:08/25/2023
Drawings
AAC
JDB
2023-001_04
R E V I S I O N S :
Date DescriptionNo.
P R O J E C T :
S H E E T T I T L E :
S H E E T N U M B E R :
AUGUST 25, 2023
GREGG GIFFORD
MANAGING GENERAL PARTNER
NUCITI CAPITAL PARTNERS, LLC
129 S. MAIN ST., SUITE 215
GRAPEVINE, TX 76051
BROWNSTONE
RESIDENTIAL
DEVELOPMENT PH2
GRAPEVINE, TX
.
HI
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SA
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42
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7 0
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RLDRE
CAANDS
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8/25/23
LANDSCAPE PLAN
LP101N
L A N D S C A P E P L A N
2 00
S C A L E : 1 "=2 0 '-0 "
4 0
PLANT SYMBOL LEGEND
CHINESE PISTACHE
CEDAR ELM
CANOPY TREES
LIRIOPE
PERENNIALS / G.C.TURF
BERMUDA SOD
PLANT MATERIAL SCHEDULE
QUANTITY COMMON NAME BOTANICAL NAME CAL.HT.SPREAD CONT.REMARKS
CANOPY TREES
12 CHINESE PISTACHE PISTACIA CHINENSIS 2.5"14'5'45 GAL.FULL & MATCHED, STRAIGHT TRUNK
4 CEDAR ELM ULMUS CRASSIFOLIA 2.5"12'4'45 GAL.FULL & MATCHED, STRAIGHT TRUNK
ORNAMENTAL TREES
9 TEXAS REDBUD 2.5"6'4'30 GAL.FULL & MATCHED, STRAIGHT TRUNK
SHRUBS & LARGE PERENNIALS
43 DWARF YAUPON HOLLY ILEX VOMITORIA 'NANA'-24"
MIN 24" MIN 5 GAL.36" O.C. TRIANGULAR SPACING, OR AS
INDICATED ON PLANS
84 DWARF BURFORD HOLLY LEX CORNUTA 'BURFORDII NANA'-24"
MIN 24" MIN 5 GAL.36" O.C. TRIANGULAR SPACING, OR AS
INDICATED ON PLANS
SMALL PERENNIALS & GROUNDCOVER
600 SF COMMON LIRIOPE LIRIOPE ---4" POT 12" O.C. TRIANGULAR SPACING
TURF GRASS
4,990 SF BERMUDA GRASS SOD CYNODON DACTYLON PATCH-LAID APPLICATION
OTHER
210 SF DECOMPOSED GRANITE ORANGE/BROWN COLOR RANGE, 12" MINUS WITH FINES
420LF BED EDGING BED EDGING 4" BROWN COLOR INSTALL 1" ABOVE ADJACENT GRADE
WITH STAKES
DWARF YAUPON HOLLY
SHRUBS OTHER
DECOMPOSED
GRANITE
ORNAMENTAL TREES
TEXAS REDBUD
PREL
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2
LANDSCAPE PLAN
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Developer:
NCP Grapevine Brownstones, LLC
129 South Main Street, Suite 260
Grapevine, Texas 76051
9 11
SHEET
9 OF 11
City of Grapevine, Tarrant County, Texas
1.24 acres or 54,100 sqft
Zoned: LI (light industrial), proposed TRANSIT
William Dooley Survey; A-422 Tract 29
Date of Preparation: 08-04-2023
Grapevine, TX 76051
CASE NUMBER: TDO23-02
CASE NAME: GRAPEVINE BROWNSTONES PHASE II
LOCATION: 235 E. Nash Street
MAYOR SECRETARY
DATE
PLANNING AND ZONING COMMISSION
CHAIRMAN
SHEET______________ OF_______________
APPROVAL DOES NOT AUTHORIZE ANY WORK
IN CONFLICT WITH ANY CODES OR ORDINANCES.
DEPARTMENT OF PLANNING SERVICES
FOR:GRAPEVINE BROWNSTONES PHASE II
DISTRICT OVERLAY.
10
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10' Utility Easement
24' Drainage, Utility
& Access Easement
24' Drainage, Utility
& Access Easement
10
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5.
0
0
'
R30.
0
0
'
3.
5
0
'
3' WALKWAY/FIRELANE EMERGENCY EXTENSION
EXISTING 2 STORY BRICK BUILDING
STAMPED CONCRETE
DRIVE ENTRANCE
STAMPED CON
C
R
E
T
E
DRIVE ENTRAN
C
E 27' FIRELANE (24' DRIVE + 3' WALKWAY)
R
5
0
.
0
0
'
PHASE 1
PHASE 2
11
12
13
14
15
16
1718192021222324
25
26
27
28
29
30
BLD.4BLD.5
BLD.6
BLD.7
BLD.8
GUEST PARKING GUEST PARKING GUEST PARKING
GARAGE
DRIVEWAY
PARKING
GARAGE
GARAGE
GARAGE
GARAGE
GARAGE
GARAGE
GARAGE
GARAGE
GARAGE GARAGE
GARAGE
GARAGE
WA
L
K
EXISTING APARTMENTS
24' FIRELANE
W
A
L
K
TRASH
TRASH
TRASH
TRASH
WALK
12.03'
10.00'
11.22'
306 DALLAS RD.
EXISTING APARTMENTS
24
.
0
0
'
5.
5
0
'
MA
I
L
MA
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WALK
7.
7
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WALK
WALK
24
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WALK
5.00'5.00'
BRICK
COLUMN
BRICK
COLUMN
.
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..
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..27.75'
25.50'
25.50'
GARAGE
DRIVEWAY
PARKING
GARAGE
DRIVEWAY
PARKING
GARAGE
DRIVEWAY
PARKING
GARAGE
DRIVEWAY
PARKING
GARAGE
DRIVEWAY
PARKING
GARAGE
DRIVEWAY
PARKING
GARAGE
DRIVEWAY
PARKING
WALK
WA
L
K
WA
L
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10.00'
PHASE 2
(PROPOSED)
R=1
0
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R
=
2
0
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R=1
0
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R=
1
0
'
ACCESS. NO CURB.FOR EMERGENCY TO FIRELANE ADD WALKWAY
GRAPEVINE
BROWNSTONES
PHASE 1
(APPROVED)
10 12
10 12
Site Plan
for
TDO23-02; Grapevine Brownstones, PH II
Block 1, Lot 2, Hasten Addition
William Dooley Survey, Ab. No. 601
City of Grapevine, Tarrant County, Texas
1.242 acres or 54,100 sq. ft.
Existing Zone: “LI”, Light Industrial District
Proposed: Transit District Overlay
Date of Preparation: September 13, 2023
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Developer:
NCP Grapevine Brownstones, LLC
129 South Main Street, Suite 260
Grapevine, Texas 76051
10 11
SHEET
10 OF 11
City of Grapevine, Tarrant County, Texas
1.24 acres or 54,100 sqft
Zoned: LI (light industrial), proposed TRANSIT
William Dooley Survey; A-422 Tract 29
Date of Preparation: 08-04-2023
Grapevine, TX 76051
CASE NUMBER: TDO23-02
CASE NAME: GRAPEVINE BROWNSTONES PHASE II
LOCATION: 235 E. Nash Street
MAYOR SECRETARY
DATE
PLANNING AND ZONING COMMISSION
CHAIRMAN
SHEET______________ OF_______________
APPROVAL DOES NOT AUTHORIZE ANY WORK
IN CONFLICT WITH ANY CODES OR ORDINANCES.
DEPARTMENT OF PLANNING SERVICES
FOR:GRAPEVINE BROWNSTONES PHASE II
DISTRICT OVERLAY.
10
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10' Utility Easement
10' Utility Easement
24' Drainage, Utility
& Access Easement
24' Drainage, Utility
& Access Easement
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R
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R30.
0
0
'
3.
5
0
'
3' WALKWAY/FIRELANE EMERGENCY EXTENSION
EXISTING 2 STORY BRICK BUILDING
STAMPED CONCRETE
DRIVE ENTRANCE
STAMPED CON
C
R
E
T
E
DRIVE ENTRAN
C
E 27' FIRELANE (24' DRIVE + 3' WALKWAY)
R
5
0
.
0
0
'
PHASE 1
PHASE 2
11
12
13
14
15
16
1718192021222324
25
26
27
28
29
30
BLD.4BLD.5
BLD.6
BLD.7
BLD.8
GUEST PARKING GUEST PARKING GUEST PARKING
GARAGE
DRIVEWAY
PARKING
GARAGE
GARAGE
GARAGE
GARAGE
GARAGE
GARAGE
GARAGE
GARAGE
GARAGE GARAGE
GARAGE
GARAGE
WA
L
K
EXISTING APARTMENTS
24' FIRELANE
W
A
L
K
TRASH
TRASH
TRASH
TRASH
WALK
12.03'
10.00'
11.22'
306 DALLAS RD.
EXISTING APARTMENTS
24
.
0
0
'
5.
5
0
'
MA
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L
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WALK
7.
7
0
'
WALK
WALK
24
.
0
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'
WALK
5.00'5.00'
BRICK
COLUMN
BRICK
COLUMN
.
.D ..
..
.
.D ..
..27.75'
25.50'
25.50'
GARAGE
DRIVEWAY
PARKING
GARAGE
DRIVEWAY
PARKING
GARAGE
DRIVEWAY
PARKING
GARAGE
DRIVEWAY
PARKING
GARAGE
DRIVEWAY
PARKING
GARAGE
DRIVEWAY
PARKING
GARAGE
DRIVEWAY
PARKING
WALK
WA
L
K
WA
L
K
10.00'
PHASE 2
(PROPOSED)
R=1
0
'
R
=
2
0
'
R=1
0
'
R=
1
0
'
ACCESS. NO CURB.FOR EMERGENCY TO FIRELANE ADD WALKWAY
GRAPEVINE
BROWNSTONES
PHASE 1
(APPROVED)
FF=627.9
FF=627.7
FF=627.0FF=626.3
FF=626.9
FF=627.4FF=625.3
FF=624.5
FF=624.3
FF=624.1
FF=623.8
FF=623.6
FF=623.4
FF=623.2FF=623.4
FF=623.0
FF=622.2
FF=622.6
FF=622.3
FF=621.9
G
E
T
R30.
0
0
'
STAMPED CONCRETE
DRIVE ENTRANCE
R
5
0
.
0
0
'
W
A
L
K
11.22'
R=1
0
'
R=
1
0
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REM. EX. DWY AND INLET.
CONST. NEW INLET
RELOCATE FIBER BOX EAST
TO AVOID CONFLIECT WITH
NEW DWY. CURB
CURB
RUNOUTS
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RUNOUTS
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BRICK
COLUMN
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R
=
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CURB
RUNOUTS
CURB
RUNOUTS 12
11 12
11
Site Plan
for
TDO23-02; Grapevine Brownstones, PH II
Block 1, Lot 2, Hasten Addition
William Dooley Survey, Ab. No. 601
City of Grapevine, Tarrant County, Texas
1.242 acres or 54,100 sq. ft.
Existing Zone: “LI”, Light Industrial District
Proposed: Transit District Overlay
Date of Preparation: September 13, 2023
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Developer:
NCP Grapevine Brownstones, LLC
129 South Main Street, Suite 260
Grapevine, Texas 76051
City of Grapevine, Tarrant County, Texas
1.24 acres or 54,100 sqft
Zoned: LI (light industrial), proposed TRANSIT
William Dooley Survey; A-422 Tract 29
Date of Preparation: 08-04-2023
Grapevine, TX 76051
CASE NUMBER: TDO23-02
CASE NAME: GRAPEVINE BROWNSTONES PHASE II
LOCATION: 235 E. Nash Street
MAYOR SECRETARY
DATE
PLANNING AND ZONING COMMISSION
CHAIRMAN
SHEET______________ OF_______________
APPROVAL DOES NOT AUTHORIZE ANY WORK
IN CONFLICT WITH ANY CODES OR ORDINANCES.
DEPARTMENT OF PLANNING SERVICES
FOR:GRAPEVINE BROWNSTONES PHASE II
DISTRICT OVERLAY.
11 11
SHEET
11 OF 11
10
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10
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y
E
a
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e
m
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10' Utility Easement
10' Utility Easement
24' Drainage, Utility
& Access Easement
24' Drainage, Utility
& Access Easement
10
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U
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45
3
E
E
5
R30.
0
0
'
3.
5
0
'
3' WALKWAY/FIRELANE EMERGENCY EXTENSION
EXISTING 2 STORY BRICK BUILDING
STAMPED CONCRETE
DRIVE ENTRANCE
STAMPED CON
C
R
E
T
E
DRIVE ENTRAN
C
E 27' FIRELANE (24' DRIVE + 3' WALKWAY)
R5
0
.
0
0
'
PHASE 1
PHASE 2
11
12
13
14
15
16
1718192021222324
25
26
27
28
29
30
BLD.4BLD.5
BLD.6
BLD.7
BLD.8
GUEST PARKING GUEST PARKING GUEST PARKING
GARAGE
DRIVEWAY
PARKING
GARAGE
GARAGE
GARAGE
GARAGE
GARAGE
GARAGE
GARAGE
GARAGE
GARAGE GARAGE
GARAGE
GARAGE
WA
L
K
EXISTING APARTMENTS
24' FIRELANE
W
A
L
K
TRASH
TRASH
TRASH
TRASH
WALK
12.03'
10.00'
11.22'
306 DALLAS RD.
EXISTING APARTMENTS
24
.
0
0
'
5.
5
0
'
MA
I
L
MA
I
L
WALK
7.
7
0
'
WALK
WALK
24
.
0
0
'
WALK
5.00'5.00'
BRICK
COLUMN
BRICK
COLUMN
.
.D ..
..
.
.D ..
..27.75'
25.50'
25.50'
GARAGE
DRIVEWAY
PARKING
GARAGE
DRIVEWAY
PARKING
GARAGE
DRIVEWAY
PARKING
GARAGE
DRIVEWAY
PARKING
GARAGE
DRIVEWAY
PARKING
GARAGE
DRIVEWAY
PARKING
GARAGE
DRIVEWAY
PARKING
WALK
WA
L
K
WA
L
K
10.00'
PHASE 2
(PROPOSED)
R=1
0
'
R
=
2
0
'
R=1
0
'
R=
1
0
'
ACCESS. NO CURB. FOR EMERGENCY TO FIRELANE ADD WALKWAY
GRAPEVINE
BROWNSTONES
PHASE 1
(APPROVED)
12
12 12
12
Site Plan
for
TDO23-02; Grapevine Brownstones, PH II
Block 1, Lot 2, Hasten Addition
William Dooley Survey, Ab. No. 601
City of Grapevine, Tarrant County, Texas
1.242 acres or 54,100 sq. ft.
Existing Zone: “LI”, Light Industrial District
Proposed: Transit District Overlay
Date of Preparation: September 13, 2023