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HomeMy WebLinkAboutItem 20 - CU04-32 Shoppes at GrapevineCC RTM 0 Pig .4 r TO: HONORABLE MAYOR, CITY COUNCIL MEMBERS AND THE PLANNING AND ZONING COMMISSION FROM: ROGER NELSON, CITY MANAGER* H.T. HARDY, DIRECTOR OF DEVELOPMENT SERVICES MEETING DATE: OCTOBER 19, 2004 SUBJECT: DEVELOPMENT SERVICES TECHNICAL REPORT OF CONDITIONAL USE APPLICATION CU04-32 APPLICANT: Costa Mazidji PROPERTY LOCATION AND SIZE: The subject property is located at the southeast corner of Grapevine Mills Parkway and Stars and Stripes Way and is proposed to be platted as Lots 2R, 3, and 4, Block 1, Grapevine Vineyard. The property contains 15.73 acres and has approximately 1,360 feet of frontage along Grapevine Mills Parkway and 770 feet of frontage along State Highway 121. REQUESTED CONDITIONAL USE AND COMMENTS: The applicant is requesting a conditional use permit to establish a planned commercial center for proposed retail and restaurant uses. This request was tabled by the Planning and Zoning Commission at the September 21, 2004 meeting due to concerns over the number of pole signs. During the public hearing several Council members expressed concerns over the look of the structures. At the September 21 meeting the applicant presented a plan that featured ten pole signs—four of which were 40 -foot pole signs, the remaining six being 20 -foot pole signs. With this resubmittal the applicant has reduced the number of requested signs from ten to six. Three 40 -foot pole signs are proposed along Grapevine Mills Parkway; one 40 -foot pole sign and one, 20 -foot pole sign is proposed along State Highway 121, and one 20 -foot pole sign is proposed along Stars and Strips Way. The applicant has approached the negative comments about the initial building elevation O:\ZCU\CU04-32.41 1 October 12, 2004 (12:14PM) design by creating an image of an individual storefront by varying parapet heights along the building front and varying canopy colors and exterior finishes. The applicant has also elected to change the name of the project from the Shoppes at Grapevine to Lone Star Crossing. See the attached letter and color elevations. This project is a proposed three lot planned commercial center development comprising some 15 -acres at the southeast corner of Stars and Stripes Way and Grapevine Mills Parkway. The development will be set back approximately 130 -feet east of Grapevine Mills Parkway due to the right-of-way needs for the future expansion and re -alignment of F.M. 2499. The initial development will begin with the two retail buildings on Lot 2R1. PRESENT ZONING AND USE: The property is currently zoned "CC" Community Commercial District and is undeveloped. HISTORY OF TRACT AND SURROUNDING AREA: The subject and surrounding properties were rezoned in the 1984 City Rezoning from 1-1" Light Industrial District to "HCO" Hotel Corporate Office District and "PID" Planned Industrial Development District. The subject property was rezoned (Z96-08) in June 1996 to "CC" Community Commercial District for a retail shopping development that never occurred. The property to the west currently occupied by the Grapevine Mills Mall and its associated outparcel development was rezoned in 1995 to "CC" Community Commercial District to facilitate the development of the mall. Numerous conditional use requests have been approved at this location since the development of the mall. The property to the immediate north has recently begun development with the opening of an Ashley's Furniture store. SURROUNDING ZONING AND EXISTING LAND USE: NORTH: "CC" Community Commercial District—Ashley Furniture SOUTH: "CC" Community Commercial District—State Highway 121, Fellowship of Las Colinas EAST: "CC" Community Commercial District—vacant WEST: "CC" Community Commercial District—Grapevine Mills Mall, Rooms To Go, Chuck -E -Cheese, Michael's AIRPORT IMPACT: The subject tract is located within "Zone B" Middle Zone of Effect as defined on the "Aircraft Sound Exposure: Dallas/Fort Worth Regional Airport Environs" map. In Zone B, the following uses may be considered only if sound treatment is included in building design: OAZWCU04-32.41 2 October 12, 2004 (12:14PM) multi family apartments, motels, office buildings, movie theaters, restaurants, personal and business services. Single family residential and sound sensitive uses such as schools and churches should avoid this zone. The applicant's proposal is an appropriate use in this noise zone. MASTER PLAN APPLICATION: The Master Plan designates the subject property as Commercial land use. The applicant's proposal is in compliance with the Master Plan. THOROUGHFARE PLAN APPLICATION: The Thoroughfare Plan designates Grapevine Mills Parkway as a Type E, Collector with a minimum 75 -foot rig ht-of-way—developed as four lanes. /rs OAZWCU04-32.41 3 October 12, 2004 (12:14PM) C110-5. ema ,.ne �\g, 3241 •,xro �]),1 r„r�w \3 010 WOO '7yi�1 m o' mre me , 11 GRAPEVIN MILLS B,4orioissor+ao GRAPEVINE MILLS BLVD N mu sera wi u, J400srnre zona I I & ;:o a' 344fayo / � � d a � / I i 2/ ... i4Q4 rr»e 2zU 4,m a 3Q44 ' ����✓, � / , N G j (85p plipQ \ pS 3334 J. 4 j 240 ' O , j ,'; 234 eaeee M / �i - ' ' :' : 2� CAV�t 2 f0 1 inch equals 500 feet CU04-32 Shoppes Grapevi.ne Per. ... CITY OF GRAPEVINE CONDITIONAL USE APPLICATION Form "A" PART 1. APPLICANT INFORMATION Name ofappl7carrt/agent. COSTA MAZIDJI/ CPH ENGINEERS INC. Street addrsssorapplicant /Agent: 5728 LBJ FREEWAY, SUITE 330 city state /zip code Of Applicant agent: DALLAS, TEXAS 75240 Tetepho»a number or applicanE /agent Fax number or applicant / agent: (972) 490-1515 (972) 490-1517 App#car linterestins*ectproperty:`CIVIL ENGINEER FOR SUBJECT PROPERTY PART 2. PROPERTY INFORMATION Sbvd address of su&ct Property SOUTHEAST CORNER OF 2499 & STARS AND STRIPES WAY Legal description of subjeai property (metes & bounds must be dascrrbed on $1I2' X 71 ° shaeij SEE ATTACHED stns ofsut)ec:t Property 15.734.ACRES Acres 685,373 SQ.FT. s uarefoota Present swhV ilesslficsUon: Proposed use of fire property: CC. RESTAURANT/RETAIL A4inirrxrrn /mmcimum dlsfrrcf etre far=xjborW use request: torr v Ordinance provision MqutrinB a ccnd tiorral use: PART'3.'PROPERTY OWNER INFORMATION —Azwd—amow pmperw owner. HENRY'BUTLER W;Wf address ofprupertyowner 1800 VALLEY VIEW LANE Csy/Stela lzip Code of property owner DALLAS, TEXAS 7534 Telephone number of property owner. Fax number of property owner 469-522-4420 469-522-4413 Q Submit a War desdibing the proposed c onndifiunat use and nate Me request on the sibs plan document ��r � �t use by In tetter, describe or shave on the Alto plan, and conditional requirements or condtions Imposed upon � Pg fire same A*ffMLWe dsbic s0a#D= (ems=bufferyards, distance between users] will not cause subsmntral horn to the value, use, or enJoymam of aitrer O in.the same letter, describe whether the.. proposed condtr m# use wMl, or property in the netghbafiood, Also, describe how the proposetl conxinlanat use wX Add to the value, use orergoyment of other prmperty in the O Appficattan of site plan approvel (Section 47• sea attached Dorm *B7- -Q The sire n subnvsslon Shan meet the ukements of Section 47, Site Flan R uirements, and section 45.E n Per............ when fiWWWw*rye pI8ftdw theagwWa brpwcho&-M&j ftdb=ton *(ffwsiert. Basad on: dw stoo OfV* 89004, your appikaffon vW be schadc"d I* s Aftler daft. O ArWatwVnfo 0 *%-#lwfwnwdwftwm#w0rmV0d approved oft a owxWorml tw oro=Rk" wwP9fn*can O* be approved by dW 0 xQukWwO Of#*-me!e9M Mw beam MW at ftAft of.bmftnt PART 4. 11MATURE, TO -AUTHORIZE COND11TIONAL USEREQUEBT AND PLACE A CONDMONAL USE I I IRERVEST SIGN.-,ON:THE SUBJECT PROPERTY MW A010000ft Mww App 'a ftnaMw COSTA MAZIDJI, PH.D., P.E. WM &*v C� TEXAS comw or -d*vWpw=w&vppsemd_ B 0 ft &xnm to on .(or proved to n* on the cam of owd or o0w documwit) to be the person Wtxw Rama is sUbWdbod to the foreguirig Mahianant end **W4wftdMd to no 6W to exacuMd the SwM WOOD1mW owsowsifm dwelh wmm"Pd. 7 (SW GMM undaraW hand end seW eaf of ft q ' day of y YV 1AVII k'011 SUSAN I WALLS Notary Public, State of Texas Noevy #h ArAdforftle Of TaxersMy Commission Expires February 01, 2007 re Mt HENRY BUTLER nweaft Of i exrx C. wor z cmaof V)P-))rc. 26naL, L Q—W�C'L IDUT (haft1h avowwo"o $mom la no. (or pmwd to im an the o&M - of and or ~ d=ww* ID be go perm *fwm name is =bwZI*d tp the Foragcft kn*wneat and doyal J-�' 71 CANDACE L GARWICK woomws"EXPIRES Aprill Z 2DOS Way In And For State Ran Stambaugh - 02-CoverLetter.docPage 1 /CAPITI&L Group, October 8, 2004 Ron Stambaugh City of Grapevine 200 South Main Street Grapevine, TX 76051 Re: Lone Star Crossing, 3300 Grapevine Mills Parkway, Grapevine, TX Dear Ron: Following up on the last P&Z /City Council Joint Meeting, we are resubmitting documents for presentation at the October 19th P&Z/City Council Joint Meeting. At the prior meeting, our CUP was tabled and the plat was declined because the CUP was not approved. We were told that we would be on the agenda for the October 19 meeting. Please note that the new plat and plat application were delivered to Scott Dyer today. The two issues that were raised at the last meeting as the reason for rejection of our CUP were the signage and the building design. 361 Group and Land Capital have addressed both of these issues, and hope that you are pleased with the results. We have attached elevations showing a new building design and also a revised signage plan. After the previous meeting, we took a hard look at Grapevine real estate and the properties in the vicinity of our site for ideas to help our building better fit and enhance the town image. Our new building design emphasizes a more individual storefront concept with varying parapet heights, varying awing colors and types, and varying exterior finish materials and colors. We took the "individual storefront" idea from old Main Street. We have incorporated decorative features such as "stars" in the EIFS and masonry, and have added more design features to the rear and sides of the buildings. The star d8cor will be representative of our new name for the development, Lone Star Crossing. The "stars" blend with other features in the area such as the Gaylord Texan, Grapevine Mills Mall, and the Stars & Stripes Way adjacent to our site. With our development being surrounded by Hwy 121, FM 2499/Grapevine Mills Parkway, Stars & Stripes Way, and being located near major metroplex highway interchanges, "Lone Star Crossing" practically named itself. Regarding the signage, we have conducted a careful study of the property, as well as closely evaluating our tenants' needs. We originally approached the City requesting 12 pole signs, and then reduced this to 10 poles signs prior to the last P&Z/City Council Joint Meeting. Our current proposal is for a total of 6 signs, 4 of which are forty -foot pole signs and 2 of which are 20 -foot pole signs. Please note that while the 20 -foot signs are referred to as "pole signs", in reality, they have a solid base below the sign can, just as a monument sign would (refer to the pole sign elevations on the attached Conceptual Master Plan). During our evaluation, we came to the conclusion that placing a pole sign at the southern tip of the development would not be a leasable location due to the future expansion of the FM 2499 overpass. Our conclusion is based on the existing 27' tall and future overpasses not allowing the necessary visibility of the signage. The attached plan shows the locations we are proposing for our signs. A summary of the signage is listed below. Note that two major factors to consider for this development to be successful as a whole are • Lot 211 is "hidden" from 121 and from FM 2499, and it is crucial to provide adequate signage on these two roads to bring in customers to Lot 2R. Note that there are no 40' poles signs at all on Lot 2R due to the lack of visibility from 121 and 2499. Therefore tenants on Lot 2R will need to use the signage that is located on other lots. • Currently FM 2499/Grapevine Mills Parkway is located 130 feet away from our property lines to allow for future expansion in eight to ten years as explained to us by TXDOT. It is imperative that the signage be of sufficient size to be able to be seen and read from that distance. 3300 Earhart Drive, Suite 213 Carrollton, TX 75006 Phone 972-661-8300 Fax 972-661-8301 Ron Stombaugh - 02-CoverLetter.doc page 2 Sign Height Adjacent Comments # Corridors 1 40' Stars & Stripes & This sign will be located at the southeast comer of the intersection of Stars & Stripes and 2499 FM 2499. Not only will this sign serve the buildings on Lot 3 and 4, but as mentioned above will provide crucial identification of the businesses less visible in Lot 2R. 2 20' Stars & Stripes This sign will be located between the two approaches on Stars & Stripes and will be a visual identification for the traffic at these two approaches. This will be the only sign we have on Stars & Stripes, besides the pole sign at the intersection, and will be the first sign visible as you drive down Stars & Stripes from 121. This sign will also provide visibility for many of the smaller tenants who will not be on the 40' signs, and will help provide visibility to the tenants on Lot 2R that do not have any frontage adjacent to 121 or 2499. 3 40' 121 This will be the only 40' pole sign we have adjacent to 121. It will be shared by some of the largest major anchors in the development but not by all. 4 20' 121 This 20' sign will serve the purpose of identifying the entrance to the development as well as provide signage for some of our smaller tenants. Note that there will not be enough space on the 40' pole sign on 121 for all of the large anchors, much less any of the small tenants. This sign will also help give identity to the entire development. 5 40' 2499 This sign will be the first sign customers will see as they drive north on 2499 and in the future as they come down the overpass ramp. The sign also marks the only approach entrance we have at FM 2499. This sign will be used by the anchor tenants in Phase 2. We have chosen to locate this sign here instead of at the southern tip of the development because the future overpass would block the view of the sign further south. 6 40' 2499 This sign will be located between Lot 3 in Phase IA and the future Phase 2 on FM 2499. It will be located on the inside edge of the property line of Lot 3 in Phase IA. Not only will this sign serve the buildings on Lot 3 and 4, but as mentioned above will provide crucial identification of the businesses less visible in Lot 2R The proposed Land Capital Group development, with enhanced building design, will be an asset to the surrounding properties and the City of Grapevine. Please let me know if there is anything else we need to provide to you for the October 19th meeting. We look forward to hearing from the P&Z and City Council, and would like to thank you and Scott Dyer personally for being so helpful during this process. Sincerely, Rick Wyly Project Manager 3300 Earhart Drive, Suite 213 Carrollton, TX 75006 Phone 972-661-8300 Fax 972-661-8301 O q - 3 2.. AN ORDINANCE ISSUING A CONDITIONAL USE PERMIT 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 CONDITIONAL USE PERMIT CU04-32 FOR A PLANNED COMMERCIAL CENTER IN A DISTRICT ZONED "CC" COMMUNITY COMMERCIAL DISTRICT REGULATIONS 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 CONDITIONAL USE PERMIT; PROVIDING A PENALTY NOT TO EXCEED THE SUM OF TWO THOUSAND DOLLARS ($2,000.00) AND A SEPARATE OFFENSE SHALL BE DEEMED COMMITTED UPON EACH DAY DURING OR ON WHICH A VIOLATION OCCURS; DECLARING AN EMERGENCY AND PROVIDING AN EFFECTIVE DATE WHEREAS, an application was made requesting issuance of a conditional use permit by making applications for same with the Planning & 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 conditional use permit 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 conditional use permit 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 effecton 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 conditional use permit, 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 conditional use permit 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 conditional use permit 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 conditional use permit 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. ORD. NO. 2 NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF GRAPEVINE, TEXAS: Section 1. That the City does hereby issue a conditional use permit 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 Conditional Use Permit No. CU04-32 to allow a planned commercial center in a district zoned "CC" Community Commercial District Regulations within the following described property: Lots 2R, 3, and 4, Block A, Grapevine Vineyard (southeast corner of Grapevine Mills Parkway and Stars and Stripes Way) all in accordance with a site plan approved pursuant to Section 47'of Ordinance No. 82-73, attached hereto and made a part hereof as Exhibit "A", and all other conditions, restrictions, and safeguards imposed herein, including but not limited to the following: None. Section 2. The City Manager is hereby directed to amend the official zoning map of the City of Grapevine, Texas, to reflect the herein conditional use permit. Section 3. That in all other respects the use of the tract or tracts of land herein above described shall be subject to all the applicable regulations contained in said City of Grapevine zoning ordinance and all other applicable and pertinent ordinances of the City of Grapevine, Texas. Section 4. That the zoning regulations and districts as herein established have been made in accordance with the comprehensive plan for the purpose of promoting health, safety, morals and the general welfare of the community. They have been designed with respect to both present conditions and the conditions reasonably anticipated to exist in the foreseeable future; to lessen congestion in the streets; to secure safely from fire, panic, flood and other dangers; provide adequate light and air; to prevent overcrowding of land, to avoid undue concentration of population; facilitate the adequate provisions of transportation, water, sewerage, drainage and surface water, parks and other public requirements, and to make adequate provisions for the normal business, commercial needs and development of the community. They have been made with reasonable consideration, among other things, of the character of the district, and its peculiar suitability for the particular uses and with a view of conserving the value of buildings and encouraging the most appropriate use of land throughout the community. Section 5. This ordinance shall be cumulative of all other ordinances of the City of Grapevine, Texas, affecting zoning and shall not repeal any of the provisions of said ordinances except in those instances where provisions of those ordinances which are in direct conflict with the provisions of this ordinance. Section 6. That the terms and provisions of this ordinance shall be deemed to be severable and that if the validity of the zoning affecting any portion of the tract or tracts of land described herein shall be declared to be invalid, the same shall not affect the validity of the zoning of the balance of the tract or tracts of land described herein. ORD. NO. 3 Section 7. Any person violating any of the provisions of this ordinance shall be deemed guilty of a misdemeanor and upon conviction thereof shall be fined in a sum not to exceed Two Thousand Dollars ($2,000.00) and a separate offense shall be deemed committed upon each day during or on which a violation occurs or continues. Section 8. The fact that the present ordinances and regulations of the City of Grapevine, Texas, are inadequate to properly safeguard the health, safety, morals, peace and general welfare of the inhabitants of the City of Grapevine, Texas, creates an emergency for the immediate preservation of the public business, property, health, safety and general welfare of the public which requires that this ordinance shall become effective from and after the date of its final passage, and it is accordingly so ordained. PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF GRAPEVINE, TEXAS on this the 19th day of October, 2004. Ala ATTEST: ORD. NO. 4 Ckirotle M EX I C A N G RILL �r� go dk MOE 5-- C. Novilot-= MEL,: a 7 J ILAiND CAPrrAiL GRoup, INc. October 8, 2004 Ron Stombaugh City of Grapevine 200 South Main Street Grapevine, TX 76051 Re: Lone Star Crossing, 3300 Grapevine Mills Parkway, Grapevine, TX Dear Ron: Following up on the last P&Z /City Council Joint Meeting, we are resubmitting documents for presentation at the October 19th P&Z/City Council Joint Meeting. At the prior meeting, our CUP was tabled and the plat was declined because the CUP was not approved. We were told that we would be on the agenda for the October 19 meeting. Please note that the new plat and plat application were delivered to Scott Dyer today. The two issues that were raised at the last meeting as the reason for rejection of our CUP were the signage and the building design. 361 Group and Land Capital have addressed both of these issues, and hope that you are pleased with the results. We have attached elevations showing a new building design and also a revised signage plan. After the previous meeting, we took a hard look at Grapevine real estate and the properties in the vicinity of our site for ideas to help our building better fit and enhance the town image. Our new building design emphasizes a more individual storefront concept with varying parapet heights, varying awing colors and types, and varying exterior finish materials and colors. We took the "individual storefront" idea from old Main Street. We have incorporated decorative features such as "stars" in the EIFS and masonry, and have added more design features to the rear and sides of the buildings. The star d6cor will be representative of our new name for the development, Lone Star Crossing. The "stars" blend with other features in the area such as the Gaylord Texan, Grapevine Mills Mall, and the Stars & Stripes Way adjacent to our site. With our development being surrounded by Hwy 121, FM 2499/Grapevine Mills Parkway, Stars & Stripes Way, and being located near major metroplex highway interchanges, "Lone Star Crossing" practically named itself. Regarding the signage, we have conducted a careful study of the property, as well as closely evaluating our tenants' needs. We originally approached the City requesting 12 pole signs, and then reduced this to 10 poles signs prior to the last P&Z/City Council Joint Meeting. Our current proposal is for a total of 6 signs, 4 of which are forty -foot pole signs and 2 of which are 20 -foot pole signs. Please note that while the 20 -foot signs are referred to as "pole signs", in reality, they have a solid base below the sign can, just as a monument sign would (refer to the pole sign elevations on the attached Conceptual Master Plan). During our evaluation, we came to the conclusion that placing a pole sign at the southern tip of the development would not be a feasable location due to the future expansion of the FM 2499 overpass. Our conclusion is based on the existing 27' tall and future overpasses not allowing the necessary visibility of the signage. The attached plan shows the locations we are proposing for our signs. A summary of the signage is listed below. Note that two major factors to consider for this development to be successful as a whole are • Lot 2R is "hidden" from 121 and from FM 2499, and it is crucial to provide adequate signage on these two roads to bring in customers to Lot 2R. Note that there are no 40' poles signs at all on Lot 2R due to the lack of visibility from 121 and 2499. Therefore tenants on Lot 2R will need to use the signage that is located on other lots. • Currently FM 2499/Grapevine Mills Parkway is located 130 feet away from our property lines to allow for future expansion in eight to ten years as explained to us by TXDOT. It is imperative that the signage be of sufficient size to be able to be seen and read from that distance. 3300 Earhart Drive, Suite 213 Phone 972-661-8300 Carrollton, TX 75006 Fax 972-661-8301 L C"ITAI, GRouip, ITc. Sign Height Adjacent Comments # Corridors 1 40' Stars & Stripes & This sign will be located at the southeast corner of the intersection of Stars & Stripes and 2499 FM 2499. Not only will this sign serve the buildings on Lot 3 and 4, but as mentioned above will provide crucial identification of the businesses less visible in Lot 2R. 2 20' Stars & Stripes This sign will be located between the two approaches on Stars & Stripes and will be a visual identification for the traffic at these two approaches. This will be the only sign we have on Stars & Stripes, besides the pole sign at the intersection, and will be the first sign visible as you drive down Stars & Stripes from 121. This sign will also provide visibility for many of the smaller tenants who will not be on the 40' signs, and will help provide visibility to the tenants on Lot 2R that do not have any frontage adjacent to 121 or 2499. 3 40' 121 This will be the only 40' pole sign we have adjacent to 121. It will be shared by some of the largest major anchors in the development but not by all. 4 20' 121 This 20' sign will serve the purpose of identifying the entrance to the development as well as provide signage for some of our smaller tenants. Note that there will not be enough space on the 40' pole sign on 121 for all of the large anchors, much less any of the small tenants. This sign will also help give identity to the entire development. 5 40' 2499 This sign will be the first sign customers will see as they drive north on 2499 and in the future as they come down the overpass ramp. The sign also marks the only approach entrance we have at FM 2499. This sign will be used by the anchor tenants in Phase 2. We have chosen to locate this sign here instead of at the southern tip of the development because the future overpass would block the view of the sign further south. 6 40' 2499 This sign will be located between Lot 3 in Phase IA and the future Phase 2 on FM 2499. It will be located on the inside edge of the property line of Lot 3 in Phase IA. Not only will this sign serve the buildings on Lot 3 and 4, but as mentioned above will provide crucial identification of the businesses less visible in Lot 2R. The proposed Land Capital Group development, with enhanced building design, will be an asset to the surrounding properties and the City of Grapevine. Please let me know if there is anything else we need to provide to you for the October 19th meeting. We look forward to hearing from the P&Z and City Council, and would like to thank you and Scott Dyer personally for being so helpful during this process. Sincerely, Rick Wyly Project Manager 3300 Earhart Drive, Suite 213 Carrollton, TX 75006 Phone 972-661-8300 Fax 972-661-8301 rMarTes FIRM............................... ................ I 11 BUILDING 'B'W EST ELEVATION SCALE: 3/32" = V-0" 0 'LR1Architecture Landscape Architecture * Interior Design - Planning 0 zr� P 114 7 j 1\111 1j: ) ��' SALT LAKE CITY, FORT WORTH T 1B, S GROUP, INC. l J W EST EAST NORTH SOUTH BUILDING 'B' ELEVATIONS L 0') N E S T 'Lr,\\', , C Lrr, � 0) S S I N Gl' GRoup, INC. _- };GAME BUILDING 'A' WEST ELEVATION SCALE: 3/32" = 1'-0" ilr J 'N air =A— ,..., IR 0 S S HUN ("S-11 SALT LAKE CITY, FORT WORTHArchitecture Landscape Architecture * Interior Design ]LAND CAPITAL GrRUUP, INC. W EST EAST NORTH SOUTH BUILDING 'A' ELEVATIONS '11', XPTI C) - . El rl�4 e" f f -.L\\- '-',rrZ Lrr� 0) S S H N G�,' I GRoup, INC. C 0 5 4 SIGN #5, 40' POLE SIGN NOTE CONDITIONAL USE REQUEST CU04-32 IS A REQUEST TO ESTABLISH A PLANNED COMMERCIAL CENTER FOR PROPOSED RETAIL AND RESTAURANT USES. CORNICE TO MATCH CORNICE TO MATCH BUILDING BUILDING WOOD COLOR �. ALUMINUM FRAME ILLUMINATED SIGN AREA = 286 SF iii AP CAST STONE LETTERING TEXAS LIMESTONE 5 3 FUTURE RIGt11' IN, SIGN #0, 40' POLE SIGN - RIGHT OUT ONLY DRIVE APPROACH �_• N lN4 CAf' P. C 9 � _ .. 2• I Tf 7TL E 3 BLDG2 'F 5,625 SF f R2SrAMWiT 8 FUTURE PHASE H - CONCEPTUAL ONL`.�t C 7 SIGN #4, 20' POLE SIGN C BLDG 4 � 6,350 SF RESTAIR1ANr 0 �'o� l 40' POLE SIGN SCALE 1/8' 4 i 6 , , _ BLDG.5 N GRAPVINE MILLS PARKWAY (F.M. 2499) - mo.w.-vAl2m) SIGN #1, 40' POLE SIGN I RETAIL 0 C ' BLDG. D .ANCHOR I - 28,200 SQ. Fr. 1 mCI RETAIL E 6,400 F D �I 5,400 Z� R� 5,185 Jr — I i LOT 2R - CONCEPTUAL ONLY — BACK LINE �-i — — — — —,0 LANDSCAPt= SACK LITW J SITE PLAN SCALE 1 =60-0 SIGN #3, 40' POLE SIGN GRAPHIC SCALE: 1 IN = 60 FT \ tabuLt,t �a ns 60 fl BD ,Ztl GROSS BUILDING ARAA TABULATIONS PERVIOUS AREA TABULATIONS 8. PARCEL EILDG. S.F. BLDG. TYPE PARCEL LOT AREA PERVIOUS COV. LOT 3 7,104 S.F. RETAIL LOT 354,663 S.F. / 1.25 AC.' 9,992 SF (18.28% 1,600 S.F. RESTAURANT LOT 4 74,923 S.F. / 1.72 AC. 8,706 SF (11.62% LOT 4 6,000 S.F. RETAIL LOT 2R 224 485 S.F. / 5.15 AC. 54,797 SF (4.41 ILLUMINATED SIGN 3,990 S.F. RESTAURANT PHASE 11 331,320 S.F. / 7.60 AC. 76,308 SF (23.03% AREA = 98 SF LOT 54;800 S.F. RETAIL PHASE II 21,300 S.F: RESTAURANT PROJECT 70TAL-685,391 S.F. j 15.73 AC. 149,803 SF (21.8576) ' WOOD COLOR RETAIL TOTAL 67.904 S.F. a ALUMINUM FRAME RESTAURANT TOTAL 32,890 S.F. CAST STONE TEXAS STAR TEXAS LIMES 20' POLE SIGN SCALE t 8 = 1':0_* 3 100.794 S.F. PARKING TABS WOOD COLOR 8, ALUMINUM FRAME b TEXAS LIMESTONE 40' POLE SIGN SCALE 1/8' 4 i 6 , , _ BLDG.5 N GRAPVINE MILLS PARKWAY (F.M. 2499) - mo.w.-vAl2m) SIGN #1, 40' POLE SIGN I RETAIL 0 C ' BLDG. D .ANCHOR I - 28,200 SQ. Fr. 1 mCI RETAIL E 6,400 F D �I 5,400 Z� R� 5,185 Jr — I i LOT 2R - CONCEPTUAL ONLY — BACK LINE �-i — — — — —,0 LANDSCAPt= SACK LITW J SITE PLAN SCALE 1 =60-0 SIGN #3, 40' POLE SIGN GRAPHIC SCALE: 1 IN = 60 FT \ tabuLt,t �a ns 60 fl BD ,Ztl GROSS BUILDING ARAA TABULATIONS PERVIOUS AREA TABULATIONS 8. PARCEL EILDG. S.F. BLDG. TYPE PARCEL LOT AREA PERVIOUS COV. LOT 3 7,104 S.F. RETAIL LOT 354,663 S.F. / 1.25 AC.' 9,992 SF (18.28% 1,600 S.F. RESTAURANT LOT 4 74,923 S.F. / 1.72 AC. 8,706 SF (11.62% LOT 4 6,000 S.F. RETAIL LOT 2R 224 485 S.F. / 5.15 AC. 54,797 SF (4.41 ILLUMINATED SIGN 3,990 S.F. RESTAURANT PHASE 11 331,320 S.F. / 7.60 AC. 76,308 SF (23.03% AREA = 98 SF LOT 54;800 S.F. RETAIL PHASE II 21,300 S.F: RESTAURANT PROJECT 70TAL-685,391 S.F. j 15.73 AC. 149,803 SF (21.8576) ' WOOD COLOR RETAIL TOTAL 67.904 S.F. a ALUMINUM FRAME RESTAURANT TOTAL 32,890 S.F. CAST STONE TEXAS STAR TEXAS LIMES 20' POLE SIGN SCALE t 8 = 1':0_* 3 100.794 S.F. PARKING TABS PARCEL RE6MIIRED PROVIDED LOT 3 RETAIL 35 RESTAURANT 16 31 LOT 4 RETAIL 40 40 RESTAURANT 40 40 LOT 2R RETAIL 220 240 PHASE 11 RESTAURANT 273 507 TOTAL 824 1 893 Parking Space & Access Aisle Notes 2. Restaurant parking calculations ore based on 3. All Double Sided Parking Strings at 51' O,C. City of Grapevine, Texas — Code of Ordinances with 9'x18' parking spaces. 1. Retail parking calculations are based on City Dated 10/21/2003, Section 56, Off—Street Parking of Grapevine, Texas — Code of Ordinances Dated Requirements — C-7 Shopping Center, Malls & 10/21/2003. Secb'oh 56. Off—Street Parking Multi—Occupancy Parking Adjustment Requirements: Requirements — C-6 Shopping Center, Mails & Eating or drinking establishments in shopping malls Multi—Occupancy Forking Requirements: Shopping & multi—occupancy having more than 25,000 sq. ft centers, malls & multi—occupancy with the GLA and less than 100,000 sq. ft. of GLA spaces — 10 over 25,000 sq. fi to 400,000 sq. ft. of GLA - additional per each 1,000 sq. ft. of food or 4 per 1,000 GLA. drinking centers establisment. 2 1 7291 ilk C-�-- '�``�� ICY jjGG�� tr 6 N..I DA*M I REVOON B NORTH LAND CAPITAL GROUP, INC. 3330 EARHART DRIVE, Sum 213 DALLAS, TX 75006 PHONE (972) 661-$303 rA%(972) 661-8301 LONE STAR CROSSING FILE NO. CU04-32 A IN.S.C. s.x.121 & Fi& 2499 GRAPEVINE, TEXAS SCHEMATIC DESIGN CONCEPTUAL MASTER PLAN DATC 'A' OROOI'ONtiR299{ DRAWN fO W a y� ci ce ht u: N J _J Z2VUTIL 3 DRAIN ESMT - W ROPOSED DRAINAGE - 0 CULVERT ii -- Y DRA/NFµ�E PITCH 25'LANDJ VWSETBACK. CITY 10'UTHJtt EASEMEM IV UTIL, ESMT 25' BLDG. LINE ------------------------- STARS — — — — y STARS & STRIPES WAY EAST - (R.O.W..8o,TYP.) EXISRINGUDEWALK _.... 100' 5''P�DESTWAN'ACCE55;-'-- 40 0 20 40 - - DR--& UTI. . ESMT. q� --T (iNFEET) GURRENTUTIUTY EASEMENT ry -� — ( -" — -E- ,_ E_ I INCH= 40FT AD S& 25' U2D GSETB`-�- '- e P 12 CONCRETE&DEWALK. SEE ARCH, TE INTO EX. ASPH4-T (AV) - AOAN VANArCEMBLE PLANS FOR SPEOFICATIONS AND ayp R 9950' � - (S) -a- STOP54N DETALS Iw DUMPSTER-REFERTOARCH. 6 ]p' LOT 4 J w PROP05EB WHEEL STOPS PROPOSED PLAJ3 FCR DETALS N DUMPSTER -- LOCATION DYSL 14• DOUBLE YELLOW SOLID LINEQ 4• - �e SWS1./24' SINGLEWHITE SOLID RETAIL B 2 4'WD 2I 9,990 S.F. EXISTING ASPf+AI.T j 11 93 FE: 533.502 WIDE (F WIDE (FIRE LANE) m O 80 W 0 n FOR DETAILS Im R PATRON PARKING © TRANSFORMERPAp ® PROPSA P>O ,p0. 9 � =i MO ' __ _ r S88.1351'E a - BT 24'ACCESS & MOV UTILITY EASEMENT W 9 o� i m PROPOSED - se832AP� •tom fr WHEEL STOPS T LLI vw © E Q s z - LOT 3 I 6o' w RETAIL A I m E 8,704 S.F. .v PROPOSED DUMPSTER LOCATION _ I 53 A � E 225.90 ...... _ (N v ADA Z CONCRETE&DEWALK. SEE ARCH, TE INTO EX. ASPH4-T (AV) - AOAN VANArCEMBLE PLANS FOR SPEOFICATIONS AND A PER DETAIL (S) -a- STOP54N DETALS DUMPSTER-REFERTOARCH. (JiR)v NO TRUCKS OR RVS � HFAVYDUTYCON CRETE B PLAJ3 FCR DETALS SWSL/4' SINGLE WHITE SOLID LINE 4• WIDE LIGHT DUTY CONCRETE DYSL 14• DOUBLE YELLOW SOLID LINEQ 4• - INTEGRAL CURB SWS1./24' SINGLEWHITE SOLID LANDSCAPE/SOD 2 4'WD 2I EXISTING ASPf+AI.T D PfLON SIGN GLE SUN -16' REI. SOLID LINE B' WIDE (F WIDE (FIRE LANE) BOLLARD- REFER TO ARCH, PLANS 0-0 LIGHT POLE FOR DETAILS 12 PATRON PARKING © TRANSFORMERPAp ® PROPSA P>O ,p0. PROPOSE . DFIRE HYDRANT SEWERMANHOLE NOTE: CONDITIONAL USE REQUEST 0004-3215 A REQUEST TO ESTABLISH APLANNED COMMERCIAL CENTER FOR PROPOSED RETAIL AND RESTAURANT USES, VICINITY MAP N.T.& SITE DATA GROSS BUILDING AREA TABULATIONS (S F )7 PHASE SLOG 8F. BDG. TYPE PHASE 1A - 18,61)4S.F. RETAIL GROSS SITE AREA TABULATIONS (S.F): PARCEL IMPERVIOUS S. F. PARCEL 1 56,9172 .F. PARCEL2 4401078 S. F. TOTAL 100,92803 FF. PARCEL LANDSGAPED AREA S. F. PARCEL I ll. -.41 S.F. PARCEL 2 10.66192 S.F. TOTAL 2B,s48.27 BY MPMCEL TOTAL LOTAREAS F. PARCEL 1 N911 S.F_ 7 PARCEL 54,602805E TOTAL 1R5T430 SA PARKING TABS (REQUIRED/PROVIDED: PARCEL CTY/OTHF a•iocly. D H C RADO PARCELI PETAL 35/36 35 2 4.0 RESTAURANT 16116 31 2 19.4 PARCEL 2 PETAL 40130 40 24.0 RESTAURANT 40140 40 2 10.0 TOTAL -111/122 1 206 B 8.3 •MAJOR ANCHOR, TENANT OR OWNER DEVELOPMENT REQUIREMENTS. FSSUMED 5/1000 AND 1011000 GENERALDATA PARCEL REQMRED PROVIDED HEIGHT- IN STORIES 8 FEET: 50 1 STORY- AO FT. FLOORAREARATIO. 60 % PARCEL1.18.28 IF PPRLE1-2-1162 % NOTES: ALL PROPOSED CURB RADII ARE T UNLESS OTHERWISE NOTED. CASE NAME: CASE NUMBER: LOCATION: MAYOR SEC TARY DATE, CFRMAN DATE: SHEET:—OF— APPROVAL DOES NOTAUTHORIZE ANY WORK IN CONFLICT WITH ANY CODES OR ORDINANCES, DEPARTMENT OF DEVELOPMENT SERVICES PRELIMINARY NOT FOR CONSTRUCTION THIS DOCUMENT IS ISSUED FOR THE PURPOSE OF SCHEMATIC REVIEW ONLY AND IS NOT INTENDED FOR PERMITTING OR CONSTRUCTION PURPOSES. PLANS PREPARED UNDER THE DIRECT SUPERVISION OF COSTA N. MAZIDJI, P.E. TEXAS REGISTRATION NO.B9922 DATE: 10/04/2004 -wcrncE. T EIWS OF TNA PIAN NM(HAW RESN Wo1TTLYALTEfta BY R�Kopuergx weoe®Nee. Txe Muer ae wxlx DelenwxlBN eawxaxxlrsxacucm lux wRTxe n)RP aF epuecnxla; evA Z CD r r OMAN NAA0.11 OKREtiMM STA CURRENT UTILITY EASEMENT O � ryx ° 2T3 G of i I F a�r ENSTHGDRAMGEDRCN J W O IAPFPROX UOCATIW / I �f 4 -- DRWNAGE ry y NOTE TALLTHERPAUCIEMENTS OPINE ORWIS WC80L EIMION =4111M QWKAN= SK%IL BE METDURWIG THE PElWO OFGWsTRLGTON. I VICINITY MAF N.T,B LEGEND TOPOFCIRB Tp EDGEOF PAVEMENT EP, PROP. FLOW DIRECTION ..� PROP.CONTWR '.. OWITINGOONTWR .. ......._.. ..o>.,.. .. .. _..._...... . PROP. STORM PPEPVO PROP. PROPERTY LINE PROP. HIGH POINT — — — _ _ _ — POST -DEVELOPMENT FLOW DISCHARGE FROM PARCEL 1 AND 2 PARCEL C 1100m/n AIA—) OI0 jr ) NOTES Al A2 CASE NAME'. CASE NUMBER: LOCATION: MAYOR SECRETARY DATE: CHAIRMAN DATE: SHEET:_OF__ APPROVAL DOES NOTAUTHORIZE ANY WORT( IN CONFUCT WITH ANYOODES OR ORDINANCES DEPARTMENTOF DEVELOPMENT SERVICES PRELIMINARY NOT FOR CONSTRUCTION THIS DOCUMENT IS ISSUED FOR THE PURPOSE OF SCHEMATIC REVIEW ONLY AND IS NOT INTENDED FOR PERMITTING OR CONSTRUCTION PURPOSES, PLANS PREPARED UNDER THE DIRECT SUPERVISION OF COSTA N. MAZIDJI, P.E. TEXAS REGISTRATION NO'89922 DATE: 10/04!2004 006TA N. i.L ON REG. YSSS22 u 'NOTICE' THE EM OF THA PWI MKY HAYS SEEN ELICNTLY ALTEW MY RtPN0000D-PROCEl=THIE MEAT EE CON;AOEREp WlifN eCADNOANYR9YlOWCmPLANF00.1NENIWOE OF COIJECTING au rn9 2 i PROPOSEDELEC — TRANSFORMER \ STARS STA XX 'SS1' .. .... EXISTING IO' S 5. CONSTRUCT'. - -' - 1-9' DI0. M H FL'(OUTTXX AST " (R,D.W.- So, TYP,) STA: 0+00.00'SSi' M B'(OUT)XXXXX „1 RIMEL XX - - STA :0+0 TOE1' CONSTRUCT: CONNECTM IN ST, Fl M.H. W .... 12'WAIER MAIN FL (II(OUT) X - T.... 5 PED ESTRIAV ACLE35,. I FLB'IOUT)521.18 T T tlRA1N&'III E57T NSTAtL .IZ^ ! RIMEL: 52956 warE:R Is s _ I ExIsnNG1r PROPOSEDELEC r WATER m Wp y UNE 59t• TRANSFORMER �� BTA: X%'W-1• I '. � ur §III INSTAit I 1 t2'XB'TEE I � 1 _ I: t FIRE HYDRANT ) } OF FUTUEDLOGARLN - ;;• TO FUTUREWATE18 , TO „TERVE PHA'E'.E 18 LOT 4 ................. CONSTRUCT : L F -4 DIA M H 8. (OU X.XX RETAILB� W RIMEL x 4 � sssa S.F.� 1 i FFE: 533.50 a.INSTALL w 3 STA. XX 'W.1. 1 -DOUBLE CLEANOUT INSTAL I FLXXX.XX ! N 2-MVTEES I-$ I 11-112`IRR STUB OUT 1-2'DOM STUB OUt I N ( ■ 25' UTIL. B ORPIN. ESMT + �� PROPOSED Lu DR LV RT _ 3 t-FHE HYDRANT 24'ACCEBB& DRAINAGE DITCH UTILITY EASEMENT i „t �� 3 INSTALL 6•• WATER s w I STA: XX ^N-1' INSTKL 'NI 2-M6 TEES `4 1112' IRR STUB OUT 12'DOMSTUBOUT 9 R20POSED LOCATION _j ; OF FUTURE WATERLINE TO SERE PHASE IB i I 1 LOT I w , 1O'UTIL. ESMT. .-.,._—,n__ I ._.___'__ 3 .'•''. RETAIL A . ,„ 25'BLDG. LINE . .f .i ».„. — f $,7a4 S.F. J I I EEE Q4 sv _..' 3 I I STA T+.STSSi` CONSTRUCT: i 3 14 DIA. M R +A FIL(IN)XXXXX R yP R alto UT) XXX XX RIM EL: 531 09 - vR :, „,.... _.__._ .. 1 -DOUBLE GLEANOINSTALL, ' W .._ W YJ--.�.,.___ FL XXXXX I \ PROPOSED LOGTION W - -- ' µ OF FUTURE WATERLINE TO SERVE PHASE IB UTILITY LEGEND 'PROP V CURB = = e = PROPOSED 4' IRRIGATION SLEEVE 06STINGFIRE HYDRANT / LIMITS OF CONSTRUCTION FW PROPOSED FIRE WATER LINE ® EXISTINGSTORMSEWERMANHOLE EASEMENTUMITS IW PROPOSED IRPoCATIDN WATER LINE ® PROPOSED SPNITARY MANHOLE — — — PROPERTYIINE EXISONGWATEftLINE W PROPOSEDWATERLINE • PROPOSED DOUBLE CLEANOUT / EXISTING STORM SEWER UNE T PROPOSED TELEPHONE LINE WO PROPOSEDFIREHYDRANT .._........._.......... ._.................... --X--- EXISTING FENCE LINE S PROPOSED SMITARY SEWER LINE ® PROPOSEDWATERINETER - EXISTING OVERHEAD ELECTRIC LINE E PROPOBEDELEGTWCLINE y PROPoBEDWATERV.N.VE ® PROPOSED STORM RPE ® EXISTING SANITARY SEWER MANHOLE _I PROPOSEDWATERTEE I PROPOSED WATER90• / GRAPHIC SCALE 40 p 20 40 (IN iSEf� i NCH- 40 FT. VICINITY MAP NI I . ALL WATER MAINS SHALL BE PVC CLAS5200 WITH FULL-BODIED FITTINGS, PGLY RAP ON ALL FITTINGS & F BASES. 2. ALL &INCH THROUGH 15HCH WASTEWATER WINS WHERE PJC PIPE IS USED SHALL BE ASTM 3034 (SDR -."u) OR ASTM FnWO3212. ➢ EXTEND WATER DEADHEADS ANDWASTEWATER LATERALS 2FEET BEYOND CURB ORASSHOWN. 4. WATERH4DWA TEWATEREASEMENTSSHALLALSOINGLUDEADDIl10NN.AREA OF WORKING SPACE FOR CONSTRUCTION -0 MAINTENANCE OF THE SYSTEM. 5. ALL WATER DEADHEADS SHALL BE COPPERAND LOCATED A.' WOWN, SIZED AND REFERENCED AS FOLLOWS. 6. ALL WASTEWATERLATERALS WN BE LOCATED AS SHOWN. SIZEDAND REFERENGEDASFOLLOWS'. T. THE MAXIMUM ALLOWABLE TRENCH WIDTH FORALL PIPES THROUGH 12 -INCH DIAMETER SHALL BE 32IMH. 0. THE CERTIFICATE OF ACCEPTANCE (COAT WILL NOT BE ISSUED UNTIL ALL WATER AND WASTEWATER APPURTENANCES HAVE BEEN ADJUSTED TO THEIR FINAL POSITION 9. ALL VALVES AND FIRE HYDRANTSSHALL HAVE RESTRAINED TYPE FITTINGS, 10. BACKFLOW PREVENTORS FOR THE DOMESTIC WATERLINE SHALL SE INSIDE THE BUILDING. 11 CON TRACTORSHALLTAKETHENECESSARYPRECA)JTIONSTOEIRSUREA MINIMUM CLEARANCE IS MAINTAINED AT CROSS POINTS MPPOVIDE PROTECTION PERSTANDARO. 12. ALL ONSITE ELECTRICAL CONDUCTORSASSOCIATED WITH NEW CONSTRUCTION SHALL BE LOCATED UNDERGROUND NOTE CONTRACTOR TO FIELD VERIFY THE FLOW LINE ELEVATION WHEN MNG TO EATING SYSTEM. ALL UTILITIES TO TERMINATE NOT LESS THAN I' AWAY FROM THEWILDING. EMBEDMENT FOR WATER CONDUIT IN EARTH IN ROCK FOR DEPTH OF COVER 15' AND SMALLER DUCTILE IRON D. C 8 C C B ALLPV.C. WATERRPE C+ 8+ 8* C+ B+ 8+ UTILRYNOTE THE MANHOLE COVER FRAME IS TO BE HEAVY DUTY TRAFFIC BEARING TY PE. CASENAME: CASE NUMBER'. LOCATION: MAYOR SECRETARY DATE: CHAIRM W DATE: SHEET:_OF_ APPROVAL DOES NOT AUTHORIZE ANY WORK IN CONFLICT WITH ANY CODES OR ORDINANCES. DEPARTMENT OF DEVELOPMENT SERVICES PRELIMINARY NOT FOR CONSTRUCTION THIS DOCUMENT IS ISSUED FOR THE PURPOSE OF SCHEMATIC REVIEW ONLY AND IS NOT INTENDED FOR PERMITTING OR CONSTRUCTION PURPOSES, PLANS PREPARED UNDER THE DIRECT SUPERVISION OF COSTA N. MAZIDJI, P.E. TEXAS REGISTRATION NO.89922 DATE 10AW2004 'No-ncE- THE8IZEIIF Im"A MY HALER sUpHTLYq.7mmBy REPItlJDIJDIpH PROCBSBEB. 9MpTnAuNpAH'rTaEawpDl,�m wTxN"H=110DO ;0= RO C09TAN. A4AaDJ OKRPA.ppYB?2 *Azrria� cj'z CU Z —+ [j I In CURRENT UTILITY EAS^_MENT 25 UTIL d D:AIN. ESMT. EROPDGED D.-G CUL.ERT DRAINAGE DTIH STARS & STRIPES WAY EAST - _ —_ EXIGITING SIDEWALK IL dsEieACK ' • ' ; SOD — tl I b I I 5.400 N 1 SQ. FT. _:. (°' k =W — LOT ( 6,400 � I c0/ss RETAIL B 3 -- I I I FFE:533.50 � I LOT 2R t PHASE 1 B I PHASE 1 IBLDG.D fl I ANCHc01 -28,200 I I SQ. FT. I 3. G L ACCEb UTL ' IY EA^+EMENT G 1 � .• 4 z -j 'I+ LOT 3 e I ' SQ. FT. 1-11 2 RETAILA W. ( I l l i r:_ � �_ 8,704 S.F. -� .50 '- _I_ _ S moo`° r'T �.^,�i.:.,,J � � i I ! l._.e.....—....✓ iV � � „,,„f � � I I liim� 0 20 40 80 SCALE: 1.'= 40' III PHASE 1A— PLANT LIST SYN. QTY. BOTANICAL NAME COMMON NAME TRE LIVE OAK 3" CALIPER, 13-14' HT., 6-B' SPRD. VIS q 17 QUERCUS VIRGINIANA LIVE OAK CC 32 CERCIS CANADENSIS VAR. MEXICANA MEXICAN REDBUD ---�QS 5 QUERCUS SHUMARDII TEXAS RED OAK HRUBS AND GRIXJNDCOVER q a Z OAS 344 ACACIA SCHOTTII SCHOTT ACACIA SOD/SS BY STEN07APHRUM SECUNDATUM RALEIGH ST.AUGUSTINE 3 GAL., 24" HT MIN., 30" O.C. SOLID SOD, CONTRACTOR TO VERIFY QTY. CONTR. 'RALEIGH' GRASS PHASE 113— PLANT LIST SYM. QTY BOTANICAL NAME COMMON NAME VICINITY MAP 1L,.06 DESCRIPTION 3" CALIPER, 13-14' HT., 6-8' SPRD. 3- CALIPER, 12-14" HT., 5-8' SPRD. 3 GAL., 24- HT MIN., 30" O.C. SOLID SOD, CONTRACTOR TO VERIFY QTY DESCRIPTION TREES l�1/C/_Y_\Y�\�_� s s s s OV 25 QUERCUS VIRGINIANA LIVE OAK 3" CALIPER, 13-14' HT., 6-B' SPRD. CC4 CERCIS CANADENSIS VAR. MEXICANA MEXICAN REDBUD - C4 G; :4 0 --"/OS 9 QUERCUS SHUMARDII TEXAS RED OAK 3" CALIPER, 12-14' HT., 5-8' SPRD. z q a Z HRUBS AND GROUNDCOVER `..� Q AS 426 ACACIA SCHDTTII SOD/SS BY STENOTAPHRUM SECUNDATUM CONTR. 'RALEIGH' NOTE SCHOTT ACACIA RALEIGH ST.AUGUSTINE GRASS 3 GAL., 24" HT MIN., 30" O.C. SOLID SOD, CONTRACTOR TO VERIFY QTY. a < IF SPECIFIED PLANTS ARE UNAVAILABLE AT TIME OF CONSTRUCTION, CONTRACTOR MAY REPLACE SPECIFIED PLANTS WITH PLANTS APPROVED BY LANDSCAPE ARCHITECT AND CITY STAFF. ALL OPEN SPACE AREAS WITHIN THE PROPERTY SHALL BE SODDED UNLESS PAVED, SEEDED AND MULCHED OR PLANTED WITH SHRUBS AND GROUND COVER. •Ny;/ j 6 Z Y 1 W Q yr V W p � v «a Z W o m W Z E J (L W d Q IL to Z :a LL PRELIMINARY NOT FOR CONSTRUCTION THIS DOCUMENT IS ISSUED FOR THE PURPOSE OF SCHEMATIC REVIEW ONLY AND IS NOT INTENDED FOR PERMITTING OR CONSTRUCTION PURPOSES. PLANS PREPARED UNDER THE DIRECT SUPERVISION OF COSTA N. MAZIDJI, P.E. TEXAS REGISTRATION NO 89222 DATE: 10/1112004 TE� PViII WYINVEE87AIRIILYKIkIi®5Y RVRooucnoR PRo�.Yxawere�eawoEReo 8191 >f CM1NB MIY PEp�O.10Efl PINI (DR TE AMOIE OF OOLLEiYMO au O t� 0O6rAN. W1aO.11 OKOEa MG 2