HomeMy WebLinkAboutTDO2023-03 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: JANUARY 16, 2024
SUBJECT: PLANNING SERVICES TECHNICAL REPORT OF TRANSIT
DISTRICT OVERLAY APPLICATION TDO23-03, 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 18 units on a 1.24-acre lot.
This project was heard and denied without prejudice at a joint meeting of the Council and
Commission on November 21, 2023, proposing 20 condominium units on 1.24 acres.
Since this meeting, the applicant has revised their site plan, and removed two end-units
from the centrally located building bringing the net density from 16 dwelling units per acre
to 14.5 dwelling units per acre, making it closer in density to Phase II of the development
to the west. In addition, through the removal of the two units, the site has gained four
additional off-street parking spaces for guests and 2,353 square feet of additional open
space in two new courtyards. Below is a quick reference comparison table:
TDO23-03.4 2
Case Comparison Table
TDO23-02
(denied 11/21/23)
TDO23-03
Number of Units 20 18
Open Space 14,262 sq. ft. 16,615 sq. ft.
Impervious Surface Area 44,270 sq. ft. 37,485 sq. ft.
Off-Street Parking Spaces 22
(6 parallel and 16
driveway for central
building)
22
(6 parallel, 4 within new
courtyards, and 12
driveways for the central
building)
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 in 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 architectural guidelines suitable for transit-oriented development.
Since then, development for Grapevine Brownstones, PH I, CU22-02 (Ord. 2022-22-016),
and 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 an 18-unit residential condominium
development which aesthetically appears as four-story brownstones on the 1.24-acre site;
14.5 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 18 units including three immediately fronting East Nash Street,
three fronting East Dallas Road, and 12 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 will have a private two-car
garage. Six guest parking spaces are provided as parallel spaces adjacent to the lot’s
east property line and four, two on the north and south sides of Building No. 6 within two
new courtyard areas. 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.
TDO23-03.4 3
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.
On November 21, 2023, City Council denied without prejudice, transit district
overlay request TDO23-02 to allow for 20 condominium units that resemble
brownstone townhomes on 1.24 acres. The council provided the applicant with
direction regarding density and off-street parking.
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
TDO23-03.4 4
AIRPORT IMPACT:
The subject tract is located within “Zone A” 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 comply 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/em
ORDINANCE NO. 2024-011
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS ISSUING TRANSIT DISTRICT
OVERLAY TD023-03 TO ALLOW THE DEVELOPMENT OF
A 18-UNIT CONDOMINIUM DEVELOPMENT, FOR BLOCK
1, LOT 2, HASTEN ADDITION (235 EAST NASH STREET)
IN A DISTRICT ZONED "LI", LIGHT INDUSTRIAL DISTRICT
ALL IN ACCORDANCE WITH A SITE PLAN APPROVED
PURSUANT TO SECTION 47 OF ORDINANCE NO. 82-73
AND ALL OTHER CONDITIONS, RESTRICTIONS AND
SAFEGUARDS IMPOSED HEREIN; CORRECTING THE
OFFICIAL ZONING MAP; PRESERVING ALL OTHER
PORTIONS OF THE ZONING ORDINANCE; PROVIDING A
CLAUSE RELATING TO SEVERABILITY; DETERMINING
THAT THE PUBLIC INTERESTS, MORALS AND GENERAL
WELFARE DEMAND THE ISSUANCE OF THIS TRANSIT
DISTRICT OVERLAY; PROVIDING A PENALTY NOT TO
EXCEED THE SUM OF TWO THOUSAND DOLLARS
2,000.00); DECLARING AN EMERGENCY AND
PROVIDING AN EFFECTIVE DATE
WHEREAS, an application was made requesting issuance of a Transit District
Overlay by making applications for same with the Planning and Zoning Commission of
the City of Grapevine, Texas, as required by State statutes and the zoning ordinance of
the City of Grapevine, Texas, and all the legal requirements, conditions and prerequisites
having been complied with, the case having come before the City Council of the City of
Grapevine, Texas, after all legal notices requirements, conditions and prerequisites
having been complied with; and
WHEREAS, the City Council of the City of Grapevine, Texas, at a public hearing
called by the City Council did consider the following factors in making a determination as
to whether this requested Transit District Overlay should be granted or denied: safety of
the motoring public and the pedestrians using the facilities in the area immediately
surrounding the site; safety from fire hazards and measures for fire control; protection of
adjacent property from flood or water damages, noise producing elements, and glare of
the vehicular and stationary lights and effect of such lights on established character of the
neighborhood; location, lighting, and types of signs and relation of signs to traffic control
and adjacent property; street size and adequacy of width for traffic reasonably expected
to be generated by the proposed use around the site and in the immediate neighborhood;
adequacy of parking as determined by requirements of this ordinance for off-street
parking facilities; location of ingress and egress points for parking and off-street locating
spaces, and protection of public health by surfacing on all parking areas to control dust;
effect on the promotion of health and the general welfare; effect on light and air; the effect
on the overcrowding of the land; the effect on the concentration of population; the effect
on the transportation, water, sewerage, schools, parks and other facilities; and
WHEREAS, the City Council of the City of Grapevine, Texas, at a public hearing
called by the City Council of the City of Grapevine, Texas, did consider the following
factors in making a determination as to whether this requested Transit District Overlay
should be granted or denied; effect on the congestion of the streets, the fire hazards,
panics and other dangers possibly present in the securing of safety from same, the effect
on the promotion of health and the general welfare, effect on adequate light and air, the
effect on the overcrowding of the land, the effect on the concentration of population, the
effect on the transportation, water, sewerage, schools, parks and other public facilities;
and
WHEREAS, all of the requirements of Section 48 of Ordinance No. 82-73 have
been satisfied by the submission of evidence at a public hearing; and
WHEREAS, the City Council further considered among other things the character
of the existing zoning district and its peculiar suitability for particular uses and with the
view to conserve the value of buildings and encourage the most appropriate use of land
throughout this City; and
WHEREAS, the City Council of the City of Grapevine, Texas, does find that there
is a public necessity for the granting of this Transit District Overlay, that the public
demands it, that the public interest clearly requires the amendment, that the zoning
changes do not unreasonably invade the rights of those who bought or improved property
with reference to the classification which existed at the time their original investment was
made; and
WHEREAS, the City Council of the City of Grapevine, Texas, does find that the
Transit District Overlay lessens the congestion in the streets, helps secure safety from
fire, panic and other dangers, prevents the overcrowding of land, avoids undue
concentration of population, facilitates the adequate provisions of transportation, water,
sewerage, schools, parks and other public requirements; and
WHEREAS, the City Council of the City of Grapevine, Texas, has determined that
there is a necessity and need for this Transit District Overlay and has also found and
determined that there has been a change in the conditions of the property surrounding
and in close proximity to the property requested for a change since this property was
originally classified and, therefore, feels that the issuance of this Transit District Overlay
for the particular piece of property is needed, is called for, and is in the best interest of
the public at large, the citizens of the City of Grapevine, Texas, and helps promote the
general health, safety and welfare of this community.
Ordinance No. 2024-011 2 TDO23-03
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF GRAPEVINE, TEXAS:
Section 1. That the City does hereby issue a Transit District Overlay in
accordance with Section 48 of Ordinance No. 82-73, the Comprehensive Zoning
Ordinance of the City of Grapevine, Texas, same being also known as Appendix "D" of
the City Code, by granting a Transit District Overlay to allow for a 18-unit condominium
development in a district zoned "LI", Light Industrial District within the following described
property: Block 1, Lot 2, Hasten Addition (235 East Nash Street) all in accordance with a
site plan approved pursuant to Section 47 of Ordinance No. 82-73, attached hereto and
made a part hereof as Exhibit "A", and all other conditions, restrictions, and safeguards
imposed herein, including but not limited to the following: None.
Section 2. That the City Manager is hereby directed to amend the official zoning
map of the City of Grapevine, Texas, to reflect the herein Transit District Overlay.
Section 3. That in all other respects the use of the tract or tracts of land herein
above described shall be subject to all the applicable regulations contained in said City
of Grapevine zoning ordinance and all other applicable and pertinent ordinances of the
City of Grapevine, Texas.
Section 4. That the zoning regulations and districts as herein established have
been made in accordance with the comprehensive plan for the purpose of promoting
health, safety, morals and the general welfare of the community. They have been
designed with respect to both present conditions and the conditions reasonably
anticipated to exist in the foreseeable future; to lessen congestion in the streets; to secure
safely from fire, panic, flood and other dangers; provide adequate light and air; to prevent
overcrowding of land, to avoid undue concentration of population; facilitate the adequate
provisions of transportation, water, sewerage, drainage and surface water, parks and
other public requirements, and to make adequate provisions for the normal business,
commercial needs and development of the community. They have been made with
reasonable consideration, among other things, of the character of the district, and its
peculiar suitability for the particular uses and with a view of conserving the value of
buildings and encouraging the most appropriate use of land throughout the community.
Section 5. That this ordinance shall be cumulative of all other ordinances of the
City of Grapevine, Texas, affecting zoning and shall not repeal any of the provisions of
said ordinances except in those instances where provisions of those ordinances which
are in direct conflict with the provisions of this ordinance.
Section 6. That the terms and provisions of this ordinance shall be deemed to
be severable and that if the validity of the zoning affecting any portion of the tract or tracts
of land described herein shall be declared to be invalid, the same shall not affect the
validity of the zoning of the balance of the tract or tracts of land described herein.
Ordinance No. 2024-011 3 TDO23-03
Section 7. That any person violating any of the provisions of this ordinance shall
be deemed guilty of a misdemeanor and upon conviction thereof shall be fined in a sum
not to exceed Two Thousand Dollars ($2,000.00) and a separate offense shall be deemed
committed upon each day during or on which a violation occurs or continues.
Section 8. That this ordinance shall become effective from and after the date of
its final passage.
PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS on this the 16th day of January, 2024.
UAN I 19:M
O
pRAPF`
a,ds ``yta
Tara Brooks
City Secretary
z
Matthew G. Boyle
City Attorney
Ordinance No. 2024-011 4 TDO23-03
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Total Building Area N/A 21,177sqft
Lot Area N/A 54,100sqft
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Primary Applicant:
NuCiti Capital
Partners, LLC Greg Gifford (
469)487-6101 The purpose
of this Transit District overlay
request is to develop 18
condominium units meeting Section
41B, Transit District Overlay
standards of the Zoning
Ordinance Name of
Preparer: Schaumburg Architects
Jeff Payne (
817)336-7077 Z., CASE
NAME.
Brownstones Phase 11 CASE NUMBER:
TD023-03 LOCATION: 235
E Nash St EXISTING Grapevine,
TX 76051 DRIVE ENTRANCE
MAYOR SECRETARY
II DATE
SHEET
OF.
13 APPROVAL DOES NOT
AUTHORIZE ANY WORK IN CONFLICT WITH
ANY CODES OR ORDINANCES. DEPARTMENT OF PLANNING
SERVICES SITE PLAN for
TD023-03;
Grapevine
Brownstones, PH 11 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: "Ll".
Light Industrial District Proposed: Transit District
Overlay Date of Preparation:
December 4, 2023
Line Beasring Distance
EL-1 N 47018'39" E 2.46'
EL-2 N 07008'04" E 41.98'
EL-3 N 01 002'40" W 44.67'
EL-4 S 61 °22'50" W 5.77'
EL-5 N 00055'27" W 24.00'
EL-6 N 61 °08'48" E 5.73'
EL-7 N 01 002'40" W 2.40'
EL-8 N 06020'41 " W 39.42'
EL-9 N 14011'29" W 12.21'
EL-10 N 8502313" E 24.34'
EL-11 S 14011'29" E 8.16'
EL-12 S 06020'41 " E 40.53'
EL-13 S 0700751 " W 48.16'
EL-14 S 23052'06" E 2.51'
EL-15 N 8802412" W 33.25'
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LOT 5A, BLOCK 53
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I INST. NO. D22234407, O.P.R.T.C.T. OWNER: D. L. ROGERS CORP.
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EC-2 4.26' 30.00' 800817" N 03003'56" E 4.26' 1 I p
EC-3 13.52' 30.00' 25049'48" N 13°57'33" W 13.41' 1 ( 1 w
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EC-7 7.85' 5.00' 90000'00" N 46002'40" W 7.07' ( I I
EC-8 7.85' 5.00' 90000'00" N 4305720" E 7.07' (
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EC-9 6.85 50.00 7050 48 N 10o 16 05 W 6.84 I M & H ADDITION EC-
110.13' 74.00' 7050'48" S 10°16'05" E 10.13' ( 1--24' CAB. A, SL. 10901, P.R.T.C.T. EC-
11 23.75' 54.00' 25011'50" S 1103315" W 23.56' ( 1 I OWNER: BHA REAL. ESTATE EC-
12 13.19' 30.00' 2501140" S 11 033'20" W 13.09' 1 I I HOLDINGS, LLC 1
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10' 50.00' 8008'17" S 03003'56" W 7.10' I ( I P W,
EC-16 5.
66' 10.00' 3202635" S 07038'48" E 5.59' - I w I ®
F, 4 Z LOT 1,
BLOCK
1, HASTEN ADDITION I I W CABINET A, SLIDE 12126, I .R.T.C: T. 1 " L o
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OWNER: 929
MAIN, LP CURRENT ZONING: MXU
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Utility Easement i • t EL-1 -7v N 88-34-31" W 553.55' I I \W FI 15 EL-14
N 88024'
12" W
105.84, 1/2" steel rod
found 1/2" "MILLER 5665'
capped steel ___`"'- N: 7024702.82 E: 2405375.52 rod set from which
a 1/2" steel rod (NAD 83 TX 4202) found bears N 72048'
04"W at 1.77' EAST NASH STREET - o---- - -
A 50 foot
public
right of way) i IN+ millersury y.
rlet 30'
0' 15, 30'
i r M Y
on
Original Print AVIGATION
RELEASE THE STATE
OF TEXAS §
COUNTY OF TARRANT § WHEREAS
Sidney Suzette Fenton
and Hughey A. AAdams, hereinafter called "Owner" (whether one or more), is the owner of that certain parcel
of land situated in the City of Grapevine, Tarrant County, Texas, being more particularly described as shown on this plat.
NOW THEREFORE, in consideration
of the sum of ONE AND 00/100 ($1.00) DOLLAR and other good and valuable consideration, the receipt and
sufficiency of which is hereby fully acknowledged and confessed, Owner does hereby waive, release, remise and
quitclaim to the City of Grapevine, Tarrant County, Texas, the Dallas -Fort Worth International Airport Board, the Cities
of Dallas, Texas and Fort Worth, Texas, their successors and assigns, hereinafter called "Cities", for the use and
benefit of the public and its agencies, any and all claims for damages of any kind to persons or property that Owner may suffer
by reason of the passage and flight of all aircraft in the air space above Owner's property above the height restriction as
presently established by Ordinance No. 73-50 for the City of Grapevine, known as the Airport Zoning Ordinance of the
Dallas -Fort Worth International Airport, to an infinite height above same, whether such damage W shall originate from
noise, vibration, fumes, dust, fuel and lubricant particles, and all other effects that may be caused by the operation of aircraft,
landing at, or taking off from, or operating at or on the Dallas -Fort Worth International Airport. This instrument does not
release the owners or operators of aircraft from liability for damage or injury to person or property caused by falling
aircraft or falling physical objects from aircraft, except as stated herein with respect to noise, fumes, dust, fuel, and
lubricant particles. It is agreed that
this Release shall be binding upon said owner and his heirs and assigns, and successors in interest to said property; and it
is further agreed that this instrument shall be a covenant running with the land, and shall be recorded in the Deed Records
of the county or counties in which the property is situated. Greg Gifford STATE OF
TEXAS COUNTY
OF TARRANT 1
Before me, A
Notary Public in and for said County and State, on this day personally appeared Greg Gifford, known to me to be the person
whose name is subscribed to the foregoing instrument and acknowledged to me that he executed the same for the purposes
and consideration therein expressed. Given under my hand
and seal of office this day of 20 Notary Public for the
State of Texas FLOOD STATEMENT: Based on
scaling the Surveyed PLANNING & ZONING COMMISSION: Tract onto the current
published FEMA Flood Rate Map No. 48439C0105K, Effective
9/25/2009, said Date Approved: tract lot lies within
FEMA Zone X and does not lie Chairman: within the FEMA designated
100-year flood plain. Miller Surveying, Inc. makes
no statement as to the Secretary: likelihood of the actual
flooding of the Surveyed Tract. GRAPEVINE CITY COUNCIL: Date
Approved: OWNER: NCP
GRAPEVINE BROWNSTONES
II,
LLC Mayor: 129 SOUTH MAIN STREET
STE. 215 GRAPEVINE TX 76051 City
Secretary: 469-487-6101 CONTACT:
GREG GIFFORD GE
J a m
COLLEGE YI -I L-
J-
WCOLL r-- -` -- i--- of l
OXFORD
HUDGINS HUDGINS-,.--,'=-
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HANGER m R M VICINITY
MAP20 ar
rimary Applicant: NuCitl
Capital Partners, LLC
Greg Gifford (469)487-
6101 STATE OF TEXAS COUNTY
OF TARRANT WHEREAS
NCP Grapevine Brownstones
II, LLC is the owner of a tract of land out of the William Dooley Survey, Abstract No. 422, and
situated in the City of Grapevine, Tarrant County, Texas, said tract being the same tract of land described in the
deed to Clifton Wayne Johnson, Jr. recorded in Volume 12126, Page 1506 of the Deed Records of Tarrant County,
Texas, and being more particularly described by metes and bounds as follows: The of this Transit
Beginning at a 5/8 inch capped steel rod found for the northwest corner of said Johnson tract, said rod being purpose the northeast corner of
Lot 1A, Block 1, Shia Business Park Addition, an addition to the City of Grapevine, Texas District is according to
the platthereofrecordedinCabinetA, Slide 1813 of the Plat Records of said County and also being overlay request to in the southerly right-
of-way line of E Dallas Road; develop 18 condominium units
Thence North 85 degrees23minutes13secondsEastwiththenortherlyboundarylineofsaidJohnsontractandwithsaidright-
of-way line a distance of 106.59 feet to cross in concrete set for the northeast corner of said meeting Section 41B, Transit
Johnsntract; Thence South 00degrees
55 minutes 30 seconds East with the easterly boundary line of said Johnson tract a District Overlay distance of 515.28feettoa1/2 inch steel rod found for the southeast corner thereof, said rod being in the standards of northerly right-of-way
line of E Nash Street; the Zoning Ordinance Thence
North 88 degrees24minutes12secondsWestwiththesoutherlyboundarylineofsaidJohnsontractandwithsaidnorther)
right-of-way line a distance of 105.84 feet to a 1/2 inch capped steel rod set for the w .., , , , , , ,,., ,. ....... .:........„,.,, „, southwest corner of said
Johnson tract, said rod being the southeast corner of Lot 1, Block 1, Hasten Addition, Name of r an addition to theCityofGrapevine, Texas according to the plat thereof recorded in Cabinet A, Slide 12126 of said Plat Records; Thence
North 01 degrees
02 minutes 40 seconds West with the westerly boundary line of said Johnson tract a Miller Surveying I n c distance of 302.13feettoa1/2 inch capped steel rod found for an angle point therein, said rod being an outer corner of said Hasten
Addition and also being the southeast corner of said Shia Business Park Addition; 817-5 77-105
2 Thence North 00 degrees55minutes27secondsWestwithcontinuingwithsaidwesterlyboundarylineandtheeasterlyboundarylineof
said Shia Business Park Addition a distance of 201.64 feet to the point of beginning and containing 1.2420
acres of land, more or less; NOW, THEREFORE KNOW ALL
PERSONS BY THESE PRESENTS, that NCP Grapevine Brownstones ll, LLC, Owner") , acting by and
through the undersigned, does hereby adopt this plat of LOT 2, BLOCK 1, HASTEN ADDITION, an addition to
the City of Grapevine, Tarrant County, Texas, and do hereby dedicate to the public use forever the right-of-
way and easements shown hereon. The easements shown hereon are hereby reserved for the purposes as indicated.
The utility easements shall be open for all City or franchised public utilities for each particular use. The maintenance
of paving on the easements are the responsibility of the property owner. No buildings or auxiliary structures
shall be constructed, reconstructed, or placed upon, over, or across the easements as shown. Said
easements being hereby reserved for the mutual use and accommodation of all public utilities using, or
desiring to use same. Any City or franchised utility shall have the full right to remove and keep removed all or
parts of any fences, trees, shrubs, or other improvements or growths which in any way endanger or interfere with
the construction, maintenance, or efficiency of its respective system on the 1 easements and all City
or franchised utilities shall at all times have the full right of ingress and egress to and .. from and upon said
easements for the purpose of constructing, reconstructing, inspecting, patrolling, maintaining, and adding to
or removing all or parts of its respective system without the necessity at any time of procuring the permission of
anyone. I have reviewed the
City's Findings concerning dedications and I do agree that the statements are true and correct. This plat approved
subject
to all platting ordinances, rules, regulations, and resolutions of the City of Grapevine, Texas. Witness my hand
this
day of 20 . Greg Gifford Managing Partner
CASE NAME.
Brownstones Phase NCP Grapevine Brownstones II,
LLC E TD023-03 CAS
STATE OF TEXASCOUNTY
OF TARRANT LOCATIOW
235 E Nash St Before me, A Notary
Public in and for said County and State, on this day personally appeared Greg Gifford, Grapevine, TX 76051 managing partner of NCP
Grapevine Brownstones II, LLC, known to me to be the person whose name is subscribed to the foregoing
instrument and acknowledged to me that he executed the same for the purposes and consideration therein expressed.
Given under my hand
and seal of office this day of 20 ENGINEER: MAYOR ET ARY
DEOTTE
ENGINEERING, INC. Notary
Public for the State of Texas 420 JOHNSON ROAD STE.
303 SITE PLAN SUMMARY: KELLER, TEXAS 76248 TOTAL
PLATTED AREA: 54,
100 SF T NET PLATTED AREA: 54,
100 SF RIGHT-OF-WAY DEDICATION
AREA 0 SF EASEMENT DEDICATION AREA: 15,
056 SF PLANNINGICOMMISSION I, Jason B.
Rawlings,
of Miller Surveying, Inc., a Registered Professional Land Surveyor of the State of Texas, do hereby declare that I
prepared this plat from an actual and accurate survey on the land and that the corner monuments shown thereon were
properly placed under my personal supervision in accordance with the platting FINAL, PLAT rules and regulations of
the State of Texas and the City of Grapevine. PRELIMINARY - THIS DOCUMENT SHALL
NOT E PILED OF RECORD FOR ANY PURPOSE. LOT 2, BLOCK I CHAIRMAN Jason B. Rawlins RPLS
No. 5665 HASTEN ADDITION 2 Rawlings,
T 13 ANADDITIONTO THE
CITY OF GRAPEVINE, TEXAS MILLERBEING A REPLAT OF
LOT 4, BLOCK 53, ORIGINAL TOWN OF GRAPEVINE APPROVAL DOESAUTHORIZE ANY WORK CONSISTING OF ONE LOT
BEING 1.2420 ACRES OUT OF THE IN CONFLICTI I . S U R V
E Y I N G, I N C WILLIAM DOOLEY SURVEY, ABSTRACT NO. 422 I TARRANT COUNTY, TEXAS
DEPARTMENT OF PLANNINGVIA Professional Precision. I J
AUGUST 2023
8504 Precinct Line Rd. Ste.180 SURVEY collet' illersur34v-081y7-n57e71o5z
Existing
Zoning: LI (Light Industrial) with Transit District Overlay TxLSF No.10100400 for
TD023-03; Grapevine Brownstones,
PH II This Plat Filed as
Instrument No. Date: Job No. 23039 • Plot File 23039 Plat 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: December
4, 2023
Bedroom138
F--1 133
ItAg
Foyer
132
Porch
162
Level I
118 if. I 1 011
Patio
161
Garaqe
F-1-31-]0
N
oil
Landin
160
25'-911
Balcony
142
Familv
141
i
I 1
4 Leve12
3 it. 11 0111/8
Main Bedroom
154
t-
r
12'-411
Level 3
2 )118 11. 1 111`Orf
SCALE: 1/8" = F-0"
13'-011
Main Clos.
1
J"'y
cu'pola4118It. I 1 011
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
E EE M EE
A R C H I rT' E C E S
8432 BLUE HERON COURT, FORT WORTH, TEXAS 76108
PHONE (817) 336-7077 FAX (817) 336-7776
r
The purpose of this Transit
District overlay request is to
develop 18 condominium units
meeting Section 41B, Transit
District Overlay standards of
the Zoning Ordinance
Name f Preparer.,
Schaumburg its
PayneJeff1m
1' 10 1
NAME.CASE Brownstones Phase II
CASE NUMBER: TD023-03
Ti 235 E Nash StGrapevine, TX 76051
LMI
PLANNING AND ZONING COMMISSION
CHAIRMAN
SHEET 3 OF— 13
APPROVAL DOES NOT AUTHORIZE ANY WORK
IN CONFLICT WITH ANY CODES OR ORDINANCES.
DEPARTMENT OF PLANNING SERVICES
FLOOR PLAN
for
TD023-03; 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: December 4, 2023
Garage
F1631
24'-011
11111111
Elev.
162
i
7%P '
22'-511
Level 2
118 FIF= I F Orr
r. Bedroomn
143
0
14'-311
Clos.
146
Main Bath
150 --
I
8'-6"
0MainBedroom
lzl- 9
13'-811
Level 3
FLOOR PLAN -RESIDENCES 111-116 AND 125-130
SCALE: 1 /8" = 1'-0"
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
F-qF=91 M F=R
A R C H I T E C T S
8432 BLUE HERON COURT, FORT WORTH, TEXAS 76108
PHONE (817) 336-7077 FAX (817) 336-7776
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Primary Applicant:
NuCitlCapitali Partners,
Greg Gifford (469)487-,6101
The purpose of this Transit
District overlay request is to
develop 18 condominium units
3 meeting Section 41B, Transit
District Overlay standards of
the Zoning Ordinance
Name f Preparer.,
Schaumburgitts
Jeff Payne (817)336-7077
g ..
1`
NAME:CASE Brownstones Phase II
CASE NUMBER: TD023-03
LOCATION.-235 E Nash St
Grapevine, TX 76051
m
SHEET 4 pf 13
APPROVAL DOES NOT AUTHORIZE ANY WORK
IN CONFLICT WITH ANY CODES OR ORDINANCES.
DEPARTMENT OF PLANNING SERVICES
TD023-03; Grapevine Brownstones, PH II t
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: December 4, 2023
STRONG CAST STONE AND BRICK HORIZONTAL
BANDING FOR BUILDING DESIGN ORGINIZATION.
CLASSICAL CAST ORNATE LIGHTING
DETAILING
Cast Stone Entry Elements
112 if = I ,-o It
X1 - UNIT A - Level 2 AJ10'- 6" li-
R-- -
CAST
STONE
WATER TABLE
X1 - UNIT A - Raised
Entries
Y-L,,-[ J, J , L-U-u '' I Irm
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Detafls Study
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J I 1 1. 1 ) I I I 1j"I 1,11
GRAPEVINE BROWNSTONES Dallas Rd Front Elevation
sommon
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.
Cast Stone HalusterslParapet Details
lei -0 -L-
6"
Cast Stone Balcony Details
IIf= 1, 0„
M M
CAST
STONE
47' -
X1 - UNIT A -_Parapet-
41'- 4"
X1 - UNIT A - Cupola Floor
X1 - UNIT A - Roof 38'- 0"
36'-i6"
X1 - UNIT A - Level
34' - U-
X1 - UNIT A - Level 3
24'- 0"
X1 - UNIT A - Level 2
10'- 6"
X1 - UNIT A - Raised
Entrie s
1 ffX1 - UNIT A -Level
X1 - UNIT A - GA-1: -zo::
2 -0
A R C H I T E C T S
8430 BLUE HERON COURT, FORT WORTH, TEXAS 76108
PHONE (817) 336-7077 FAX (817) 336-7776
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Primary Applicant:
NuCitl Capital Partners, LLC
Greg Gifford (469)487-,6101
The purpose of this Transit
District overlay request is to
develop 18 condominium units
meeting Section 41B, Transit
District Overlay standards of
the Zoning Ordinance
Name of Preparer.,
Schaumburg Architects
Jeff Payne (817)336-7077
CASE NAME, Brownstones Phase 11
CASE NUMBER: TD023-03
LOCATION: 235 E Nash St
Grapevine, TX 76051
MAYOR SECRETARY
Im
CHAIRMAN
SHEET 5 oF-13
APPROVAL DOES NOT AUTHORIZE ANY WORK
IN CONFLICT WITH ANY CODES OR ORDINANCES.
DEPARTMENT OF PLANNING SERVICES
ELEVATIONS
for
TD023-03; Grapevine Brownstones, PH 11
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: "Ll". Light Industrial District
Proposed: Transit District Overlay
Date of Preparation: December 4, 2023
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Notes:
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Department approval. ii.
Mechanical units shall be screened
in accordance with the Zoning
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Utility boxes and conduit shall be painted
to match building color. u
Primary
Applicant: NuCitl
Capital Partners, LL Greg
Gifford (469)487-61] The
purpose of this Transit District
overlay request is to develop
18 condominium units meeting
Section 41B, Transit District
Overlay standards of the
Zoning Ordinance µw.............-,..-- . , ,.........
Name
f Preparer., Schaumburg
itts Jeff
Payne (817)336-7077 x ,„ •
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NAME.
Brownstones Phase 11 SE
E TD023-03 LOCATION.-
235 E Nash St Grapevine,
TX 76051 f
ff +wrl MW
DEFT
6 13 APPROVAL
ES NOT AUTHORIZE ANY WORK IN
CONFLICT'WITH ANY CODES OR ORDINANCE DEPARTMENT
OF PLANNINGE VIA S ELEVATIONS
for
TD023-
03; 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: December 4, 2023
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iii. Utility boxes and conduit shall be
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M :I'A . ........
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Primary Applicant:
NuCitl Capital Partners, LLC
Greg Gifford (469)487-,6101
The purpose of this Transit
District overlay request is to
develop 18 condominium units
meeting Section 41B, Transit
District Overlay standards of
the Zoning Ordinance
Name of Preparer.,
Schaumburg Architects
Jeff Payne (817)336-7077
NY
CASE NAME. Brownstones Phase 11
CASE NUMBER: TD023-03
LOCATIONr 235 E Nash St
Grapevine, TX 76051
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PLANNING AND ZONING COMMISSION
1N 7 13 SHEETOF- APPROVAL
DOES NOT AUTHORIZE ANY WORK IN
CONFLICT WITH ANY CODES OR ORDINANCES. DEPARTMENT
OF PLANNING SERVICES ELEVATIONS
for
TD023-
03; Grapevine Brownstones, PH 11 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: "Ll". Light Industrial District Proposed:
Transit District Overlay Date
of Preparation: December 4, 2023
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Utility boxes and conduit shall be painted
to match building color. 111
II
Y Primary
Applicant: NuCiti
Capital Partners, LLC Greg
Gifford (469)487-,6101 f
this Transit ThepurposeoauawiayN
10 District overlay request is to develop
18 condominium units meeting
Section 41B, Transit District
Overlay standards of the
Zoning Ordinance Name
of Preparer., Schaumburg
Architects Jeff
Payne (817)336-7077 Nkl
CASE
NAME, Brownstones Phase 11 M
R: TD023-03 CASEINUBEJ. LOCATION,
235 E Nash St Grapevine,
TX 76051 ETARY
MAYORSECRr4ap
All
DATE
PLANNING
AND ZONING COMMISSION SHEET
8 OF- 13 APPROVAL DOES
NOT AUTHORIZE ANY WORK IN CONFLICT
WITH ANY CODES OR ORDINANCES. DEPARTMENT OF
PLANNING SERVICES ELEVATIONS for
TD023-
03;
Grapevine Brownstones, PH 11 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: "
Ll". Light Industrial District Proposed: Transit
District Overlay Date of
Preparation: December 4, 2023
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Primary
Applicant:
i NuCiti
Capital Partners, LL Greg i"(
469)487-6101 EXISTING The
of this Transit DRIVE ENTRANCEpurposeDistrictoverlay
request is to develop 18
condominium units meeting Section
41B, Transit District Overlay
standards of the Zoning
Ordinance TLS Consultant.
Shad t Campbell817) 267-
9300 EXISTING DRIVE
ENTRANCE
EXISTING DRIVE
ENTRANCE
NORTH CZ!)
EXISTING
CROSSWALK 0
10'
20'
30' 40' 50' CD N
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1) Illuminated signage was included in the determination of illuminations levels. M 2)
The
monument sign was included in the determination of the illumination levels. 3) Foot-
candles at the property line shall not exceed O.S. 10' Utility
EaSE 4) On -
premise light fixtures including the base shall not exceed 19 feet in height. 5) All
onsite electrical conductors associated with new construction shall be located underground. A i^
TEXAS
LIGHTING
NAME,
CASE
BrownstonesPhase II CASE NUMBER:
TD023-03 LOCATION: 235
E Nash St Grapevine, TX
76051 SHEET 9-
OF 13 APPROVAL ODES
NOT AUTHORIZE ANY WORK IN CONFLICT
WITH ANY CODES OR OftDINANCEs, DEPARTMENT Of
PLANNING SERVICES PHOTOMETRIC PLAN
TD023-03;
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: December 4, 2023
LANDSCAPE PLAN
SCALE: V=21
0 20 40
oM.
shall1) Shrubs .e a minimum of two
measuredfeetinimmediately
after planting.
height
edge where installed,
shall be planted and maintainedto
form rt unbroken,
screen which will ,. three (3) .
within one (1) year ..
All requirementsof #"
soil erosion• ordinance shall be
during the period of construction.
WIN 1 Eu _114 :: 1
QUANTITY 1 COMMON NAME I BOTANICAL NAME CAL. HT. SPREAD CONT REMARKS
CANOPY TREES
2 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 AUTUMN BLAZE MAPLE ACER X FREEMANII 2.5' 6' 4' 3o GAL. FULL & MATCHED, STRAIGHT TRUNK
12 VITEX (SINGLE TRUNK) VITEX AGNUS-CASTUS 2.5' 6' 4' 3o GAL.
FULL & MATCHED, SINGLE STRAIGHT
TRUNK
10 SKYROCKET JUNIPER
JUNIPERUS SCOPULORUM
2" 6' 4' 10 GAL. FULL & MATCHED, STRAIGHT TRUNK
SKYROCKET'
SHRUBS & LARGE PERENNIALS
42 DWARF YAUPON HOLLY ILEX VOMITORIA'NANA'
24 24' MIN 5 GAL. 36" O.C. TRIANGULAR SPACING, OR AS
MIN INDICATED ON PLANS
76 DWARF BURFORD HOLLY I CORNUTA 'BURFORDII NANA'
24 24' MIN 5 GAL. 36 O.C. TRIANGULAR SPACING, OR AS
MIN INDICATED ON PLANS
GROUNDCOVER & ORNAMENTAL GRASS
310 SF MEXICAN FEATHERGRASS NASSELLA TENUISSIMA 12" MIN 1 GAL. 12" O.C. TRIANGULAR SPACING
245 SF AUTUMN SAGE SALVIA GREGGII 12" MIN 1 GAL. 12" O.C. TRIANGULAR SPACING
1,555 SF GULF MUHLY MUHLENBERGIA CAPILLARIS 12" MIN 1 GAL. 12" O.C. TRIANGULAR SPACING
1,400 SF ASIAN JASMINE TRACHELOSPERMUM ASIATICUM 12" MIN 1 GAL 12" O.C. TRIANGULAR SPACING
930 SF GIANT LIRIOPE LIRIOPE MUSCARI 12" MIN i GAL. 12" O.C. TRIANGULAR SPACING
TURF GRASS
1,990 SF BERMUDA GRASS SOD CYNODON DACTYLON PATCH -LAID APPLICATION
OTHER
78o SF DECOMPOSED GRANITE ORANGE/BROWN COLOR RANGE, z" MINUS WITH FINES
5o5 LF BED EDGING BED EDGING 4" BROWN COLOR
INSTALL 1" ABOVE ADJACENT GRADE
WITH STAKES
PLANT SYMBOL LEGEND
CANOPY TREES ORNAMENTAL TREES G.0 / ORNAMENTAL GRASS SHRUBS
P
MEXICAN FEATHERGRASS 0 DWARF YAUPON HOLLY
o` CHINESE PISTACHE AUTUMN BLAZE MAPLE
p AUTUMN SAGE
71 DWARF BURFORD HOLLY
D D
VITEX TURF
CEDAR ELM ®
GULF MUHLY
SKYROCKET JUNIPER
BERMUDA SOD
ASIAN JASMINE
GIANT LIRIOPE OTHER
j DECOMPOSED
GRANITE
0
VaUw Cumt
LANDSCAPE ARCHITECTS
222 S. ELm St. Ste. 102
Denton, Texas 76201
ph: 214,783.1715
CONSULTANT:
OWNER / CLIENT:
THE PURPOSE OF THIS TRANSIT DISTRICT OVERLAY
GREGG GIFFORD
MANAGING GENERAL PARTNER
REQUEST IS TO DEVELOP 18 CONDOMINIUM UNITS NUCITI CAPITAL PARTNERS, LLC
MEETING SECTION 41B, TRANSIT DISTRICT 129 S. MAIN ST., SUITE 215
OVERLAY STANDARDS OF ZONING ORDINANCE. GRAPEVINE, TX 76051
O
i
N 01' 02'40° W 302.13' - -
Ill llilliiii 10
777777- Y__ y /
MULCH * \
EDGING I MULCH EDGING 4*,*
MULCH EDGING
4111
GIANT LIRIOPE
3' .wal 9a ,
ASIAN JASMINE
t«
1.242o ACRES ~` «`
ASIAN JASMINE
Z ! ` ' - '— ' DECOMPOSED EDGING , DECOMPOSED
DECOMPOSED GRANITE (TYP)
GRANITE (TYP)
0 OC EDGING GRANITE (TYP) T DECOMPOSED
00 GULF MUHLY
f - - ,
GRANITE (TYP) -
N oo'
11T--H-F7
2
ASIAN JASMINE - -
C,
EDGING
SIDEWALK
S 00' 5530" E 515.28
1
I
Project No: 2023-001_04
Drawn By: JDB
Reviewed By: AAC
Issue Type: Drawings
Issue Date: 12/ 21/2023
REVISIONS:
No. Date Description
12/21/23
DECEMBER 21, 2023
PROJECT:
BROWNSTONE
RESIDENTIAL
DEVELOPMENT PH2
GRAPEVINE, TX
SHEET TITLE:
LANDSCAPE PLAN
SHEET NUMBER:
The purpose of this Transit
District overlay request is to
develop 18 condominium units
meeting Section 41B, Transit
District Overlay standards of
the Zoning Ordinance
valley oluest
0,
NAME,CASE Brownstones Phase II
CASE NUMBER: TD023-03
LOCATION: 235 E Nash St
Grapevine, TX 76051
MAYORSECRETARY
T
PLANNING AND ZONING COMMISSION
CHAIRMAN
HEFT 10 OF 13
APPROVAL T AUTHORIZE ANY WORK
IN IT WITH ANY CODES OR ORDINANCES.
DEPARTMENT OF PLANNING SERVICES
LANDSCAPE PLAN
TD023-03; 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: December 4, 2023
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1 INCH =
30 FT Developer: NCP
Grapevine
Brownstones, LLC 129 South
Main Street, Suite 260 Grapevine, Texas
76051 CASE NAME:
GRAPEVINE BROWNSTONES PHASE II CASE NUMBER:
TD023-03 LOCATION: 235
E. Nash Street Grapevine, TX
76051 MAYOR DATE
SECRETARY
PLANNING
AND
ZONING COMMISSION eci_- SHEET
OF
APPROVAL DOES
NOT AUTHORIZE ANY WORK IN CONFLICT
WITH ANY CODES OR ORDINANCES. DEPARTMENT OF
PLANNING SERVICES FOR: GRAPEVINE
BROWNSTONES
PHASE William Dooley
Survey; A-422 Tract 29 City of
Grapevine, Tarrant County, Texas 1.24
acres or 54,100 sgft Zoned: LI (
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Developer:
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129 South Main Street, Suite 260
Grapevine, Texas 76051
CASE RAITTIE: GRAPET7111E BRO1111STORES PAASE Ii.
CASE NUMBER: TD023-03
LOCATION: 235 E. Nash Street
Grapevine, TX 76051
SECRETARY
DATE
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CHAIRMAN
SHEET OF
APPROVAL DOES NOT AUTHORIZE ANY WORK
IN CONFLICT WITH ANY CODES OR ORDINANCES.
DEPARTMENT OF PLANNING SERVICES
FOR:
GRAPEVINE BROWNSTONES PHASE 11
William Dooley Survey; A-422 Tract 29
City of Grapevine, Tarrant County, Texas
1.24 acres or 54,100 sqft
Zoned: LI (light industrial), proposed TRANSIT
DISTRICT OVERLAY.
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Texas 76051 CASE
NAME: GRAPEVINE BROWNSTONES PHASE 11 CASE
NUMBER: TD023-03 LOCATION:
235 E. Nash Street Grapevine,
TX 76051 MAYOR
DATE
SECRETARY
PLANNING
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OF APPROVAL
DOES NOT AUTHORIZE ANY WORK IN
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OF PLANNING SERVICES FOR:
GRAPEVINE
BROWNSTONES PHASE 11 William
Dooley Survey; A-422 Tract 29 City
of Grapevine, Tarrant County, Texas 1.
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TDO23-03.1 1
Email a PDF of the revised plans by December 21, 2023 at 12:00 p.m. to
emarohnic@grapevinetexas.gov, atriplett@grapveinetexas.gov, and
nlgale@grapevinetexas.gov. Verify that all text is legible on an 11”x 17” sheet. Do not reproduce
final copies requested below prior to Planning Staff approval.
PROJECT DESCRIPTION: TDO23-03; 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 an 18-
unit condominium development on 1.24-acres. The property is zoned “LI”, Light Industrial District
and is owned by C. Wayne Johnson.
PLANNING SERVICES
All Sheets:
P1. Revise purpose statement in ribbon on right hand side of sheet to read, “The purpose of this
transit district overlay request is to develop 18 condominium units meeting Section 41B, Transit
District Overlay standards of the Zoning Ordinance.”
Sheet 1 of 13: Site Plan
P2. Revise purpose statement in ribbon on right hand side of sheet to read, “The purpose of this
transit district overlay request is to develop 18 condominium units meeting Section 41B, Transit
District Overlay standards of the Zoning Ordinance.”
P3. Site plan drawing: shift the site plan notes out of the drawing so that it does not overlay with
labeling off site to the South.
P4. Standard site plan notes: number all site plan notes.
P5. Vicinity map: relocate the subject site box over the subject site in the aerial. It is currently
shown over an adjacent property to the east and not the subject site.
P6. Site data summary table: add the percentage of total impervious site area under the
provided column.
P7. Site data summary table: add the percentage of total open space on the site under the
provided column.
P8. Site data summary table: right in under the provided column the number of provided off St.
guest parking spaces.
P9. Provide an inset/detail on the site plan sheet of the 18-foot-deep parking pads with 3 food
wide walkways denoting that the 18-foot depth is measured from the face of the proposed
garage to the outer edge of the proposed walkway. Indicate minimum and maximum slopes of a
typical parking pad per the submitted grading plan documents, all within the inset.
TDO23-03 DECEMBER 15, 2023
GRAPEVINE BROWNSTONES, PH II
235 EAST NASH STREET
PROPOSED TO BE PLATTED AS BLOCK 1,
LOT 2, HASTEN ADDITION
TDO23-03.1 2
P10. Show and label the location of all proposed electrical transformers on the site plan. These
need a ten-foot clearance area around each proposed transformer.
Sheet 2 of 13: Final plat, Hasten Addition, Block 1, Lot 2
P11. Provide the updated plat as sheet 2 of 13 which should reflect requested access
easements along the proposed 24-foot wide firelane from Dallas Road to Nash Street and
connectivity to Phase 1, to the west. Additionally, the easements in the Shia Business Park
Addition should also be shown on the plat drawing.
Sheet 3 of 13: Floor Plan
P12. Revise purpose statement in ribbon on right hand side of sheet to read, “The purpose of
this transit district overlay request is to develop 18 condominium units meeting Section 41B,
Transit District Overlay standards of the Zoning Ordinance.”
Sheet 4 of 13: Floor Plan
P13. Revise purpose statement in ribbon on right hand side of sheet to read, “The purpose of
this transit district overlay request is to develop 18 condominium units meeting Section 41B,
Transit District Overlay standards of the Zoning Ordinance.”
Sheet 5 of 13: Elevations
P14. Revise purpose statement in ribbon on right hand side of sheet to read, “The purpose of
this transit district overlay request is to develop 18 condominium units meeting Section 41B,
Transit District Overlay standards of the Zoning Ordinance.”
Sheet 6 of 13: Elevations
P15. Revise purpose statement in ribbon on right hand side of sheet to read, “The purpose of
this transit district overlay request is to develop 18 condominium units meeting Section 41B,
Transit District Overlay standards of the Zoning Ordinance.”
Sheet 7 of 13: Elevations
P16. Revise purpose statement in ribbon on right hand side of sheet to read, “The purpose of
this transit district overlay request is to develop 18 condominium units meeting Section 41B,
Transit District Overlay standards of the Zoning Ordinance.
Sheet 8 of 13: Elevations
P17. Revise purpose statement in ribbon on right hand side of sheet to read, “The purpose of
this transit district overlay request is to develop 18 condominium units meeting Section 41B,
Transit District Overlay standards of the Zoning Ordinance.
Sheet 9 of 13: Photometric Plan
P18. Revise purpose statement in ribbon on right hand side of sheet to read, “The purpose of
this transit district overlay request is to develop 18 condominium units meeting Section 41B,
Transit District Overlay standards of the Zoning Ordinance.
P19. Indicate in a response letter or on the photometric plan whether there will be overhead
lighting in the new North and South courtyards where there had previously been end-units. If
TDO23-03.1 3
overhead lighting is proposed in these new courtyards, provide lighting levels on the
photometric plan with your revised submittal.
Sheet 10 of 13: Landscape Plan
P20. Revise purpose statement in ribbon on right hand side of sheet to read, “The purpose of
this transit district overlay request is to develop 18 condominium units meeting Section 41B,
Transit District Overlay standards of the Zoning Ordinance.
P21. The proposed Red Bud trees are not consistent with the TDO plans along East Dallas Road.
Review and revise and reach out to Kathy Nelson when plans for planting start to occur, approval
by Kathy and Parks required.
P22. Review and revise trees. Too many trees depicted where the new open space is shown with
parking. These trees will require either major pruning and potentially disrupt the buildings
foundations. Bermuda grass will not last in the shade – consider other ground cover in these
areas too.
PUBLIC WORKS
Contact Paul Lee - Civil Engineer, Elizabeth Reynold EIT or Cristin Turner (Platting) –
Civil Engineer at 817.410.3136 for the following comments:
• The 3-foot walkway is being shown adjacent to unit 22; this is not a sufficient walkway; it
is personal driveways areas. There is not a grade change being shown.
• Decorative paving shown will need to match the aesthetic of E. Dallas Road.
• Indicate the location of electrical transformer and other site appurtenances that will affect
the site plan.
• Indicate the distance from unit 26 to the sidewalk.
• Show how section for the sidewalk along Nash Road. The sidewalk shown does not match
the City standard for the driveway approach detail.
• Public works will have several other comments on the engineering set. These comments
do not need to be addressed prior to the site plan approval and will be forwarded when
final engineering plans are submitted.
BUILDING SERVICES
Contact Larry Gray – Building Official at 817.410.3165 or lgray@grapevinetexas.gov
to discuss the following:
• No comments.
FIRE MARSHALL
Contact Bryan Parker - Fire Marshal at 817.410.4420 or bparker@grapevinetexas.gov
for the following comments:
• Review and revise fire lane; be sure they meet requirements.
PARKS
Contact Kathy Nelson – Capital Improvements Program Manager at 817.410.3394 or
knelson@grapevinetexas.gov to discuss the following:
TDO23-03.1 4
• The proposed Red Bud trees are not consistent with the TDO plans along East Dallas
Road. Review and revise and reach out to Kathy Nelson when plans for planting start to
occur, approval by Kathy and Parks required.
• Review and revise trees. Too many trees depicted where the new open space is shown
with parking. These trees will require either major pruning and potentially disrupt the
buildings foundations. Bermuda grass will not last in the shade – consider other ground
cover in these areas too.
___________________________________________________________________
Email a PDF of the revised final plans by December 21, 2023 to emarohnic@grapevinetexas.gov,
atriplett@grapveinetexas.gov, and nlgale@grapevinetexas.gov. Verify that all text is legible on
an 11”x 17” sheet. Do not reproduce final copies requested below prior to Planning Staff approval.
Please direct all questions to Erica Marohnic at (8l7) 410-3155 or Albert Triplett at (817) 410-
3151.
2nd Review Memo
TDO23-03.1a 1
Email a PDF of the revised plans by January 8, 2024 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: TDO23-03; 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 an 18-
unit condominium development on 1.24-acres. The property is zoned “LI”, Light Industrial District
and is owned by C. Wayne Johnson.
PLANNING SERVICES
All Sheets:
P1. ADDRESSED. Revise purpose statement in ribbon on right hand side of sheet to read, “The
purpose of this transit district overlay request is to develop 18 condominium units meeting
Section 41B, Transit District Overlay standards of the Zoning Ordinance.”
Sheet 1 of 13: Site Plan
P2. ADDRESSED. Revise purpose statement in ribbon on right hand side of sheet to read, “The
purpose of this transit district overlay request is to develop 18 condominium units meeting
Section 41B, Transit District Overlay standards of the Zoning Ordinance.”
P3. ADDRESSED. Site plan drawing: shift the site plan notes out of the drawing so that it does
not overlay with labeling off site to the South.
P4. ADDRESSED. Standard site plan notes: number all site plan notes.
P5. ADDRESSED. Vicinity map: relocate the subject site box over the subject site in the aerial.
It is currently shown over an adjacent property to the east and not the subject site.
P6. ADDRESSED. Site data summary table: add the percentage of total impervious site area
under the provided column.
P7. ADDRESSED. Site data summary table: add the percentage of total open space on the site
under the provided column.
P8. ADDRESSED. Site data summary table: Write in under the provided column the number of
provided off St. guest parking spaces.
P9. NOT ADDRESSED. Typical slopes per the submitted grading plans not provided. Staff is
looking to show that vehicles will not encroach into the proposed 3-foot-wide walkway. Example
Section View of what we are requesting in the inset to be provided:
TDO23-03 JANUARY 3, 2024
GRAPEVINE BROWNSTONES, PH II
235 EAST NASH STREET
PROPOSED TO BE PLATTED AS BLOCK 1,
LOT 2, HASTEN ADDITION
2nd Review Memo
TDO23-03.1a 2
Provide an inset/detail on the site plan sheet of the 18-foot-deep parking pads with 3-foot-wide
walkways denoting that the 18-foot depth is measured from the face of the proposed garage to
the outer edge of the proposed walkway. Indicate minimum and maximum slopes of a typical
parking pad per the submitted grading plan documents, all within the inset.
P10. NOT ADDRESSED. Not provided. Legend should be provided to denote the symbology
used. Show and label the location of all proposed electrical transformers on the site plan. These
need a ten-foot clearance area around each proposed transformer.
Sheet 2 of 13: Final plat, Hasten Addition, Block 1, Lot 2
P11. ADDRESSED. Provide the updated plat as sheet 2 of 13 which should reflect requested
access easements along the proposed 24-foot wide firelane from Dallas Road to Nash Street
and connectivity to Phase 1, to the west. Additionally, the easements in the Shia Business Park
Addition should also be shown on the plat drawing.
Sheet 3 of 13: Floor Plan
P12. ADDRESSED. Revise purpose statement in ribbon on right hand side of sheet to read,
“The purpose of this transit district overlay request is to develop 18 condominium units meeting
Section 41B, Transit District Overlay standards of the Zoning Ordinance.”
P12a. NEW COMMENT. 4th Floor roof tops do not show the pergolas shown on the building
elevations sheets. Show all improvements proposed. Information from sheet to sheet must be
consistent.
Sheet 4 of 13: Floor Plan
P13. ADDRESSED. Revise purpose statement in ribbon on right hand side of sheet to read,
“The purpose of this transit district overlay request is to develop 18 condominium units meeting
Section 41B, Transit District Overlay standards of the Zoning Ordinance.”
P13a. NEW COMMENT. 4th Floor roof tops do not show the pergolas shown on the building
elevations sheets. Show all improvements proposed. Information from sheet to sheet must be
consistent.
Sheet 5 of 13: Elevations
P14. ADDRESSED. Revise purpose statement in ribbon on right hand side of sheet to read,
“The purpose of this transit district overlay request is to develop 18 condominium units meeting
Section 41B, Transit District Overlay standards of the Zoning Ordinance.”
2nd Review Memo
TDO23-03.1a 3
Sheet 6 of 13: Elevations
P15. ADDRESSED. Revise purpose statement in ribbon on right hand side of sheet to read,
“The purpose of this transit district overlay request is to develop 18 condominium units meeting
Section 41B, Transit District Overlay standards of the Zoning Ordinance.”
P15a. NEW COMMENT. 4th Floor roof tops show pergolas on the building elevations sheets.
This is note denoted on the preceding floorplan sheets. Information from sheet to sheet must be
consistent.
Sheet 7 of 13: Elevations
P16. ADDRESSED. Revise purpose statement in ribbon on right hand side of sheet to read,
“The purpose of this transit district overlay request is to develop 18 condominium units meeting
Section 41B, Transit District Overlay standards of the Zoning Ordinance.
P16a. NEW COMMENT. 4th Floor roof tops show pergolas on the building elevations sheets.
This is note denoted on the preceding floorplan sheets. Information from sheet to sheet must be
consistent.
Sheet 8 of 13: Elevations
P17. ADDRESSED. Revise purpose statement in ribbon on right hand side of sheet to read,
“The purpose of this transit district overlay request is to develop 18 condominium units meeting
Section 41B, Transit District Overlay standards of the Zoning Ordinance.
P17a. NEW COMMENT. 4th Floor roof tops show pergolas on the building elevations sheets.
This is note denoted on the preceding floorplan sheets. Information from sheet to sheet must be
consistent.
Sheet 9 of 13: Photometric Plan
P18. ADDRESSED. Revise purpose statement in ribbon on right hand side of sheet to read,
“The purpose of this transit district overlay request is to develop 18 condominium units meeting
Section 41B, Transit District Overlay standards of the Zoning Ordinance.
P19. ADDRESSED. Indicate in a response letter or on the photometric plan whether there will
be overhead lighting in the new North and South courtyards where there had previously been
end-units. If overhead lighting is proposed in these new courtyards, provide lighting levels on
the photometric plan with your revised submittal.
Sheet 10 of 13: Landscape Plan
P20. ADDRESSED. Revise purpose statement in ribbon on right hand side of sheet to read,
“The purpose of this transit district overlay request is to develop 18 condominium units meeting
Section 41B, Transit District Overlay standards of the Zoning Ordinance.
P21. ADDRESSED. The proposed Red Bud trees are not consistent with the TDO plans along
East Dallas Road. Review and revise and reach out to Kathy Nelson when plans for planting start
to occur, approval by Kathy and Parks required.
P22. ADDRESSED. Review and revise trees. Too many trees depicted where the new open
space is shown with parking. These trees will require either major pruning and potentially disrupt
2nd Review Memo
TDO23-03.1a 4
the buildings foundations. Bermuda grass will not last in the shade – consider other ground cover
in these areas too.
PUBLIC WORKS
Contact Paul Lee - Civil Engineer, Elizabeth Reynold EIT or Cristin Turner (Platting) –
Civil Engineer at 817.410.3136 for the following comments:
• NOT ADDRESSED. The 3-foot walkway is being shown adjacent to unit 22; this is not a
sufficient walkway; it is personal driveways areas. There is not a grade change being
shown.
• COMMENT RESERVED UNTIL CIVIL CONSTRUCTION PLAN REVIEW. Decorative
paving shown will need to match the aesthetic of E. Dallas Road.
• COMMENT RESERVED UNTIL CIVIL CONSTRUCTION PLAN REVIEW. Indicate the
location of electrical transformer and other site appurtenances that will affect the site plan.
• COMMENT RESERVED UNTIL CIVIL CONSTRUCTION PLAN REVIEW. Indicate the
distance from unit 26 to the sidewalk.
• COMMENT RESERVED UNTIL CIVIL CONSTRUCTION PLAN REVIEW. Show how
section for the sidewalk along Nash Road. The sidewalk shown does not match the City
standard for the driveway approach detail.
• COMMENT RESERVED UNTIL CIVIL CONSTRUCTION PLAN REVIEW. Public works
will have several other comments on the engineering set. These comments do not need
to be addressed prior to the site plan approval and will be forwarded when final
engineering plans are submitted.
BUILDING SERVICES
Contact Larry Gray – Building Official at 817.410.3165 or lgray@grapevinetexas.gov
to discuss the following:
• No comments.
FIRE MARSHALL
Contact Bryan Parker - Fire Marshal at 817.410.4420 or bparker@grapevinetexas.gov
for the following comments:
• ADDRESSED. Review and revise fire lane; be sure they meet requirements.
PARKS
Contact Kathy Nelson – Capital Improvements Program Manager at 817.410.3394 or
knelson@grapevinetexas.gov to discuss the following:
• ADDRESSED. The proposed Red Bud trees are not consistent with the TDO plans along
East Dallas Road. Review and revise and reach out to Kathy Nelson when plans for
planting start to occur, approval by Kathy and Parks required.
• ADDRESSED. Review and revise trees. Too many trees depicted where the new open
space is shown with parking. These trees will require either major pruning and potentially
disrupt the buildings foundations. Bermuda grass will not last in the shade – consider other
ground cover in these areas too.
___________________________________________________________________
2nd Review Memo
TDO23-03.1a 5
Email a PDF of the revised final plans by January 8, 2024 to emarohnic@grapevinetexas.gov,
atriplett@grapveinetexas.gov, and nlgale@grapevinetexas.gov. Verify that all text is legible on
an 11”x 17” sheet. Do not reproduce final copies requested below prior to Planning Staff approval.
Please direct all questions to Erica Marohnic at (8l7) 410-3155 or Albert Triplett at (817) 410-
3151.
FILE #TDO23-03
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: TDO23-03; Grapevine Brownstones PH II
Applicant: NCP Grapevine Brownstones II, LLC/ Greg Gifford
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 with NCP Grapevine
Brownstones II, LLC for property located at 235 East Nash Street, proposed to be platted as Block
1, Lot 2, Hasten Addition. The applicant is requesting a transit district overlay to allow for an 18-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, JANUARY 16, 2024
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 #TDO23-03
GRAPEVINE BROWNSTONES PH II
WRITTEN COMMENTS MUST BE RECEIVED BY THIS OFFICE NO LATER THAN 5 PM ON
MONDAY, JANUARY 15, 2024.
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: _________________
Direct questions, mail, and email responses to:
Telephone: (817) 410-3155
Email: planning@grapevinetexas.gov
Planning and Zoning Commission
Department of Planning Services
City of Grapevine
200 S. Main Street
Grapevine, TX 76051
SHIA
BUSINE
S
S
PARK
38447
HASTE
N
17480
M & H
24524J
HILLTO
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18480
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TDO23-03; Grapevine Brownstones PH II
235 East Nash Street
0 60 120 180 240
Feet
²
Date Prepared: 12/29/2023 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
BHA REAL ESTATE HOLDINGS LLC
8333 ROYAL RIDGE PKWY STE 100
IRVING, TX 75063
TDO23_03_122923_104636AM Labels - Label Count: 8 | Total Record Count 9
Page 1
CITY OF GRAPEVINE
PO BOX 95104
GRAPEVINE, TX 76099
TDO23_03_122923_104636AM Labels - Label Count: 8 | Total Record Count 9
Page 1
CLIFTON WAY JOHNSON
1030 MEADOW BEND LOOP N
GRAPEVINE, TX 76051
TDO23_03_122923_104636AM Labels - Label Count: 8 | Total Record Count 9
Page 1
D L ROGERS CORP
1225 S MAIN ST STE 300
GRAPEVINE, TX 76051
TDO23_03_122923_104636AM Labels - Label Count: 8 | Total Record Count 9
Page 1
GARY K MCMICKLE
PO BOX 3277
GRAPEVINE, TX 76099
TDO23_03_122923_104636AM Labels - Label Count: 8 | Total Record Count 9
Page 1
LP 925 MAIN
123 W MAIN ST #300
GRAND PRAIRIE, TX 75050
TDO23_03_122923_104636AM Labels - Label Count: 8 | Total Record Count 9
Page 1
NCP GRAPEVINE BROWNSTONES LLC
129 S MAIN ST SUITE 260
GRAPEVINE, TX 76051
TDO23_03_122923_104636AM Labels - Label Count: 8 | Total Record Count 9
Page 1
SUNBELT RENTALS INC
1799 INNOVATION PT
FORT MILL, SC 29715
TDO23_03_122923_104636AM Labels - Label Count: 8 | Total Record Count 9
Page 1
TDO23_03_122923_104636AM Labels - Label Count: 8 | Total Record Count 9
Page 1
AFFIDAVIT OF PUBLICATION
Account #Order Number Identification Order PO Amount Cols Depth
36004 504976 Print Legal Ad-IPL01535580 - IPL0153558 $199.06 2 72 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:
12/31/23
Sworn to and subscribed before me this 3rd day of
January in the year of 2024
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!