HomeMy WebLinkAboutPD2024-01 TO: HONORABLE MAYOR, CITY COUNCIL MEMBERS AND THE
PLANNING AND ZONING COMMISSION
FROM: BRUNO RUMBELOW, CITY MANAGER
ERICA MAROHNIC, PLANNING SERVICES DIRECTOR
MEETING DATE: MARCH 19, 2024
SUBJECT: PLANNING SERVICES TECHNICAL REPORT OF PLANNED
DEVELOPMENT OVERLAY PD24-01, THE RESERVE AT BEAR
CREEK
APPLICANT: Ben Ford – Wright Group, Architects-
Planners
PROPERTY LOCATION AND SIZE:
The subject property is located at 4201 State
Highway 360 and is platted as The Reserve at Bear
Creek. The subject property is comprised of 13.65
acres and has approximately 975 feet of frontage
along Euless-Grapevine Road and 2,400 feet of
frontage along the northbound State Highway 360
service road.
REQUESTED PLANNED DEVELOPMENT OVERLAY AND COMMENTS:
The applicant is requesting a planned development overlay to deviate from, but not be
limited to lot size, side yard setback, front yard setback, lot width, lot depth, maximum
building height, and to allow front entry garages for lots less than 40-feet in width in
conjunction with a townhouse development.
On June 19, 2018, City Council approved Z18-03 to rezone 13.65 acres from “R-7.5”,
Single-Family District to “R-TH”, Townhouse District for the development of a 69-unit
townhouse development. The City Council also approved PD18-02 (Ord. 2018-051) to
allow for a planned development overlay to deviate from, but not be limited to lot size, side
yard setbacks, front yard setbacks, lot width, lot depth, maximum building height, and to
allow front entry garages for lots less than 40 feet in width. Civil construction began but
was not completed. Since that time, PD18-02 had expired and the applicant applied for a
planned development overlay, PD22-03 (Ord. 2022-026), with the same request as PD18-
02 which added a request to decrease proposed building height to 38-feet from 45-feet.
PD24-01.4 2
Since that time, PD22-03 expired in April 2023. PD23-04 was heard and denied by Council
on November 21, 2023. With this request, the applicant would like to request the same
deviations as what was approved in PD22-03.
Case Number PD18-02 PD22-03 PD24-01
Number of
Residential Lots
69 69 69
Minimum Lot Size 2,424 sf 2,424 sf 2,424 sf
Front yard setback 20 ft. 20 ft. 20 ft.
Side yard setback 5 ft. 5 ft. 5 ft.
Lot Width 28 ft. 28 ft. 28 ft.
Lot Depth 78 ft. 78 ft 78 ft
Maximum Height 3 stories/ 45 ft. 3 stories/ 38 ft. 3 stories/ 38 ft.
Relative to the planned development overlay, the applicant proposes the following
deviations from the “R-TH”, Townhouse District regulations:
• Lot size: for lots less than 40-feet in width, the minimum lot size is 2,550 square feet.
The applicant is requesting a minimum lot size of 2,424 square feet.
• Side yard setback: a minimum side yard of 15-feet is required for each end unit in a
row of townhouses containing three or more units. The applicant is requesting a
reduction in this requirement to five feet. Side yards adjacent to a dedicated public
street shall be a minimum of 25 feet. For Lots 11 and 13, Block 3 the applicant is
requesting a reduction of approximately three feet for Lot 11 and a complete
reduction of this requirement at the northeast corner of the lot.
• Front yard setback: the ordinance requires the face of a front entry garage be set
back no less than 25-feet from the sidewalk. The applicant is requesting a reduction
of this requirement to 20 feet.
• Lot width: the minimum lot width shall be 30-feet. The applicant is requesting a
minimum lot width of 28 feet.
• Lot depth: for lots less than 40 feet in width the minimum lot depth is 85-feet. The
applicant is requesting a minimum lot depth of 78-feet.
• The maximum height of principal structures shall be two stories, not to exceed 35-
feet. The applicant proposes the townhouse structures be three stories and 38-feet
in height.
• Private garages on lots having a minimum width of less than 40-feet must be
entered from the side or rear. The applicant is requesting that all lots be accessed
from the front.
It is the applicant’s intent to develop 69 townhouse units, three stories in height on the
PD24-01.4 3
subject property with two points of access to the northbound service road of State Highway
360. All streets within the proposed townhouse development will be public streets
developed to city standards. The entrances and central street through the development will
be dedicated as 50-foot right-of-way with 31-feet of pavement for a two-way driving lane.
The three, circular drives shown on the plan are proposed to be one-way streets with a
dedicated 42-foot right-of-way with 25-feet of pavement for a one-way driving lane. The
applicant has included 40 parking spaces in the circular drive areas of the development to
provide additional parking for visitors that also serves to affirm the one-way orientation of
the three, one-way portions within the project.
Density for the project is 5.05 dwelling units per acre; a maximum of nine dwelling units per
acre is allowed within the “R-TH” Townhouse District. The smallest lot size in the proposed
development is 2,424 square feet and the largest is 4,102 square feet. The average lot size
is 2,739 square feet.
The applicant has stated that there are a number of unique challenges relative to the
development of the property, such as existing Trinity River Authority easements, floodplain
limitations, highway frontage and irregular shape, which are mitigated/offset by:
• Landscape buffering from the State Highway 360 service road and creation of
internal open space;
• Creation of curvilinear internal streets and internal park land;
• Donating over four acres of land for park dedication, providing and building
connection to the city-wide trail system, and contributing funds necessary to connect
the trail under State Highway 360 to provide access to the new dog park.
PRESENT ZONING AND USE:
The property is currently zoned “R-TH”, Townhouse District and is partially developed with
utilities and streets.
HISTORY OF TRACT AND SURROUNDING AREA:
The subject property and surrounding properties to the north, south and west were zoned
“R-1”, Single-Family Dwelling District prior to the 1984 City-wide Rezoning. The property to
the east was zoned “I-2”, Heavy Industrial District prior to the 1984 City-wide Rezoning.
• On June 19, 2018, City Council approved Z18-03 (Ord. 2018-50) and PD18-02 (Ord.
2018-051) to rezone 13.65 acres from “R-7.5”, Single Family District to “R-TH”,
Townhouse District for the development of a 69-unit townhouse development. The
applicant sought a planned development overlay to deviate from, but not be limited
to lot size, side yard setback, front yard setback, lot width, lot depth, maximum
building height, and to allow front entry garages for lots less than 40 feet in width.
Construction began but was not completed before it expired.
PD24-01.4 4
• On April 19, 2022, City Council approved PD22-03 (Ord. 2022-026) for a planned
development overlay to deviate from, but not be limited to lot size, side yard
setback, front yard setback, lot width, lot depth, maximum building height of 38-feet,
and to allow front entry garages for lots less than 40 feet in width. Construction
continued but was not completed before it expired.
• On November 21, 2023, City Council denied PD23-04 for a planned development
overlay to deviate from, but not be limited to lot size, side yard setback, front yard
setback, lot width, lot depth, maximum building height of 38-feet, and to allow front
entry garages for lots less than 40 feet in width and to increase the lot number from
69 to 71 by converting a common lot (Lot 6X) into two additional residential lots.
SURROUNDING ZONING AND EXISTING LAND USE:
NORTH: “PID”, Planned Industrial Development District - vacant
undeveloped property
SOUTH: State Highway 360 right-of-way
EAST: “PCD”, Planned Commerce Development District and D/FW
International Airport - vacant undeveloped property and vacant
undeveloped airport property
WEST: “PID”, Planned Industrial Development District and State Highway
360 right-of-way - vacant undeveloped property
AIRPORT IMPACT:
Approximately two thirds of the subject tract is not located within any of the noise zones as
defined on the "Aircraft Sound Exposure: Dallas/Fort Worth Regional Airport Environs"
map and an approximate one third portion of the tract is located within “Zone A” Zone of
Minimal Effect as defined on the “Aircraft Sound Exposure: Dallas/Fort Worth Regional
Airport Environs” Map. Few activities will be affected by aircraft sounds in “Zone A” except
for sound sensitive activities such as auditoriums, churches, schools, hospitals, and
theaters. The applicant’s proposal is an appropriate use in this noise zone.
MASTER PLAN APPLICATION:
Map 2: Land Use Plan of the Comprehensive Master Plan designates the subject property
as Commercial/Mixed (C/MU) land use. The applicant’s request is not compliant with the
Master Plan.
THOROUGHFARE PLAN APPLICATION:
The Thoroughfare Plan designates Euless-Grapevine Road as a Type “D” Minor Arterial
PD24-01.4 5
thoroughfare with 75-feet of right-of-way developed as four lanes.
/ng
PD24-01 First Review Memo
Email a PDF of the revised plans by February 22, 2024 at 12:00 p.m. to
emarohnic@grapevinetexas.gov/atriplett@grapveinetexas.gov/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: PD24-01; a planned development overlay to deviate from, but not be limited to
lot size, side yard setback, front yard setback, lot width, lot depth, maximum building height, and to allow
front entry garages for lots less than 40 feet in width in conjunction with a townhouse development.
PLANNING SERVICES
All Sheets in Plan Set
• Revise the case number in the signature block to “PD24-01” on each sheet.
Dimensional Control Site Plan – Sheet # 1
• Revise case number in purpose statement to “PD24-01”.
• Revise the proposed lot size deviation to 2,425 s.f. in the deviation table to the lower left-hand
side.
• Revise highway label to spell out “State Highway 360 Service Road”.
• Review and revise the site data summary chart. Review the highlighted portion below.
Landscape Plan – Sheet #
• Add sheet showing pool area enlargement to landscape plan. See the attached previously
approved sheet and example below.
PD24-01 FEBRUARY 14, 2024
RESERVE AT BEAR CREEK
4201 SH 360
THE RESERVE AT BEAR CREEK CONSISTING OF 69
TOWNHOME LOTS AND 8 COMMON AREA LOTS
PD24-01 First Review Memo
PUBLIC WORKS
Contact Paul Lee - Civil Engineer, Elizabeth Reynold EIT or Cristin Turner (Platting) – Civil
Engineer at 817.410.3136 for the following comments:
• Civil plans need revisions.
BUILDING SERVICES
Contact Larry Gray – Building Official at 817.410.3165 or lgray@grapevinetexas.gov to discuss
the following:
• Separate permits required for any additional retaining walls.
• Fire separation between each dwelling unit. (Sec. 317.2 IRC 2006)
• Each building required to be fully sprinkled.
• Each address is required to have separate building permits.
FIRE MARSHALL
Contact Bryan Parker - Fire Marshal at 817.410.4420 or bparker@grapevinetexas.gov for the
following comments:
• 13D System for Fire Safety required.
• Sprinkler systems will require 3rd party technical review from an FD approved vendor.
• Hydrants every 300 ft.
• Fire lanes have a 30’ turning radii.
PD24-01 First Review Memo
PARKS
Contact Kathy Nelson – Capital Improvements Program Manager at 817.410.3394 or
knelson@grapevinetexas.gov to discuss the following:
• Agreement for dedication still applicable to this conditional use.
• Refer to civil.
____________________________________________________________________
Email a PDF of the revised final plans by February 22, 2024, at 12:00 p.m. to
emarohnic@grapevinetexas.gov/atriplett@grapveinetexas.gov/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 #PD24-01
RESERVE AT BEAR CREEK
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: PD24-01; Reserve at Bear Creek
Applicant: Bear Creek Grapevine Townhomes, LLC
Location: 4201 State Highway 360
Current Zoning: “R-TH”, Townhouse District
Purpose of Request:
The public hearing is to consider an application submitted by Bear Creek Grapevine Townhomes,
LLC for property located at 4201 State Highway 360 and proposed to be platted as The Reserve
at Bear Creek consisting of 69 townhome lots and 8 common area lots. The applicant is requesting
a planned development overlay to deviate from, but not be limited to lot size, side yard setback,
front yard setback, lot width, lot depth, maximum building height, and to allow front entry garages
for lots less than 40-feet in width in conjunction with a townhouse development.
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, MARCH 19, 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 #PD24-01
RESERVE AT BEAR CREEK
WRITTEN COMMENTS MUST BE RECEIVED BY THIS OFFICE NO LATER THAN 5 PM ON
MONDAY, MARCH 18, 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
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PD24-01; Reserve at Bear Creek
4201 State Highway 360
0 140 280 420 560
Feet
²
Date Prepared: 3/5/2024 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
BEAR CREEK GRAPEVINE TOWNHOMES LLC
2548 DICKERSON PKWY STE 202
CARROLLTON, TX 75006
PD24_01_030524_040015PM Labels - Label Count: 5 | Total Record Count 81
Page 1
CITY OF AIRPORT FORT WORTH
1000 THROCKMORTON ST
FORT WORTH, TX 76102
PD24_01_030524_040015PM Labels - Label Count: 5 | Total Record Count 81
Page 1
CRP-GREP ELAN GRAPEVINE II OWNER LP
600 E LAS COLINAS BLVD #2100
IRVING, TX 75039
PD24_01_030524_040015PM Labels - Label Count: 5 | Total Record Count 81
Page 1
CURNES PARTNERS LP
3811 TURTLE CREEK BLVD STE 1825
DALLAS, TX 75219
PD24_01_030524_040015PM Labels - Label Count: 5 | Total Record Count 81
Page 1
OLUWATOYIN GBOLABO
708 STONE MESA CT
ARLINGTON, TX 76001
PD24_01_030524_040015PM Labels - Label Count: 5 | Total Record Count 81
Page 1
PD24_01_030524_040015PM Labels - Label Count: 5 | Total Record Count 81
Page 1
AFFIDAVIT OF PUBLICATION
Account #Order Number Identification Order PO Amount Cols Depth
36004 526742 Print Legal Ad-IPL01623940 - IPL0162394 $142.20 2 59 L
lcarey@grapevinetexas.gov
Tara BrooksAttention:
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:
03/03/24
Sworn to and subscribed before me this 4th day of
March 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!