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Home My WebLink AboutItem 06 - Nash and Berry TownhomesTO- HONORABLE MAYOR, CITY COUNCIL MEMBERS AND THE PLANNING AND ZONING COMMISSION FROM- BRUNO RUMBELOW, CITY MANAGER ERICA MAROHNIC, DIRECTOR OF PLANNING SERVICES MEETING DATE- APRIL 16, 2024 SUBJECT- PLANNING SERVICES TECHNICAL REPORT OF TRANSIT DISTRICT OVERLAY APPLICATION TDO24-01. NASH AND BERRY TOWNHOMES t ~' Grapevine 5? ' APPLICANT. Richard Giberson Berry, Jean, & ooV� Lake Nash, LLC I I.H. 1635 Northwest PROPERTY LOCATION AND SIZE- I Y� The subject property is primarily located at 931, 937, and 943 Jean Street and 930 and 936 Berry Street sy iFW Arport and proposed to be platted as Block 2-R, Lots 1-17 Hall -Johnson Aso and 18X, Nash &Berry Addition. The property contains 1.015 acres and has approximately 215 Glade Rd. feet of frontage along Berry Street, 207 feet of H c frontage along East Nash Street, and 210 feet of frontage along Jean Street. REQUESTED TRANSIT DISTRICT OVERLAY AND COMMENTS - The applicant is seeking permission to develop 17 single-familv attached townhomes and one open space lot on a 1.015-acre area by requesting a Transit District Overlay. A previous request for 19 single-family attached townhomes was denied by the City Council on November 21, 2023. However, the applicant has modified the proposal by removing two units and adding open space and off-street parking. The Transit District Overlay is a hybrid form -based code, which differs from the base zoning ordinance requirements in form and function as it focuses on regulating the physical form and design of buildings and public spaces rather than residential density or land uses. It governs features such as building height, setbacks, fagade design, and street widths to establish a cohesive urban environment. A Euclidean zoning ordinance primarily regulates land use by separating different types of land uses into distinct zones such as residential, commercial, and industrial. It controls elements like lot size, density, and allowable uses within each zone, but it doesn't provide comprehensive guidelines for specific design elements like form -based codes. A zoning overlay is a tool used to impose specific requirements or regulations on a geographic area. It adds additional zoning regulations on top of the existing base zoning regulations for that area or replaces them entirely without changing base zoning regulations. Overlays are often used to address specific concerns or objectives such as preserving historic districts, promoting sustainable development, enhancing design standards, or protecting environmentally sensitive areas. In February 2019, the City Council approved and adopted an amendment to the zoning ordinance relative to the Dallas Road transit corridor, specifically, Section 41 B, Transit District Overlay. 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. With this request, the applicant intends to demolish four existing residential structures located along Jean Street, East Nash Street, and Berry Street. The intent is to develop 17 single-family attached townhomes on 1.015 acres, with 16.7 dwelling units per acre. Townhomes are identified as an appropriate use within the High -Intensity Sub -District per Section 41 B, Figure 3: Preferred Use Matrix of the Zoning Ordinance where the subject site is located. The 17 units will be in four structures including four units fronting East Nash Street, four fronting Berry Street, five fronting Jean Street, and four fronting the adjacent multifamily development to the north. All units will be on fee simple lots except for the open space lot, which will be managed by the Homeowners Association. Each unit will be four stories in height and will range from 3,181 square feet to 5,145 square feet of living space, including the garage on the ground floor and a fourth -floor attic. The townhomes will feature up to five bedrooms and four and a half baths, and each unit will have its private two -car garage. Tandem parking spaces are configured for some units. The development of 17 townhomes will include a total of 61 parking spaces located within garages, in designated driveways, and off-street within the site. An internal courtyard accessible from Jean Street is proposed to accommodate pedestrian activity throughout the development. The internal shared access easement allows for vehicular circulation, including individual solid waste and recycling pick-up. The following conditions are unique features to achieve the intent of the ordinance to create a more expansive public domain that can accommodate, nurture, and enhance pedestrian activity: 1. An end of block condition at Nash Street, 2. The existing multi -family development to the North that enhances the streetscape TD024-01.4 2 design for one block of Jean Street and Berry Street, and 3. The Rec/ Park to the south. The result of these unique conditions includes- 1 . An invitation to the public space as the sidewalk gradually narrows on Nash Street towards Jean Street, 2. Berry Street maintains the dimensions of the sidewalk that begins on the property to the north and the outward facing garages to reduce the pressure from interior spaces which is now intended for pedestrian circulation, and 3. The sidewalk and street planting space on Jean Street that matches the block to the north allowing the creation of a more generous internal space for pedestrians to gather. An affidavit of compliance signed by the project architect has been attached to this agenda memorandum. It confirms that the project adheres to the Transit District Overlay design standards. Furthermore, the architect has provided documentation that demonstrates compliance with the Transit District Overlay design standards. The applicant has also submitted graphic exhibits that illustrate compliance with specific elements of the required overlay design standards. PRESENT ZONING AND USE: The site is presently zoned "LI", Light Industrial District and is located within the Transit District Overlay. There are five non -conforming separate residential lots, four of which have residential structures on them, and one lot remains vacant. HISTORY OF TRACT AND SURROUNDING AREA: The subject property was zoned "B", Dwelling District prior to the adoption of the city's first zoning ordinance in 1955. The subject properties were zoned "R-2", Two -Family Dwelling District prior to the 1984 City-wide Rezoning at which time the subject site was rezoned to "LI", Light Industrial District. SURROUNDING ZONING AND EXISTING LAND USE: NORTH: "CBD", Central Business District — AMLI Multi -Family and Restaurants and Retail SOUTH: "GU", Governmental Use District — Grapevine Rec Center EAST: "CBD", Central Business District and "LI", Light Industrial District — AMLI Multi -Family and DFW Airport property WEST: "LI", Light Industrial District — Network Thermostat and Residential Hilltop Addition TD024-01.4 3 AIRPORT IMPACT: The subject tract is located within "Zone A" Zone of Minimal Effect as defined on the "Aircraft Sound Exposure: Dallas/Fort Worth Regional Airport Environs" Map. Few activities will be affected by aircraft sounds in "Zone A" except for sound sensitive activities such as auditoriums, churches, schools, hospitals, and theaters. The applicant's proposal is an appropriate use in this noise zone. MASTER PLAN APPLICATION: Map 2: Land Use Plan of the Comprehensive Master Plan designates the subject property as Commercial/Mixed Use (C/MU) land use. The proposed use in conjunction with the Transit District Overlay is compliant with the Master Plan. THOROUGHFARE PLAN APPLICATION: Berry Street, East Nash Street, and Jean Street are not designated on the City's Thoroughfare Plan. /em TD024-01.4 4 00 co ry LF 1R1 1.129 @ SUBJECT PROPERTIES Feet 0 40 80 120 160 101, V�\'v 18�a� 1 RA s.0784 @ 2 TR 1H 25.537 @ TD024-01; Nash and Berry Townhornes ,GRAP VIN.E, T E x A S� N 931/ 937/ 943 Jean Street wE ri 930/ 936 Berry Street I Date Prepared: 4/3/2024 This data has been compiled by the City of Grapevine ITIGIS department. Various official and unofficial sources were used to gather this information. Every effort was made to rt ensure the accuracy of this data, however, no guarantee is given or implied as to the accuracy of said data. CITY OF GRAPEVINE TRANSIT DISTRICT OVERLAY APPLICATION I PART 1. APPLLANT INFOyq�) IQN Nerve of epplroant pen oompanY ceni%ecc(( BerJJyy Jean & Nash LLC sese(ar aes ofapplicant /pent I 3828 Kelsey Ct City/Srate/Lp Code ofaAbN ant/pens: GraJn1e nu TX 76051 Teleplwrrenumber of app"a:am/agent Fax mother ofaAuf=N/agent. 214-796-4194 Email address of applicant/pent Mobile phone numbest applicant/pew AAake of a interest in subject property' Develt of sip e-family attached fee simple residences PART 2.pF��PFpTY I C MATIbN Sheet address sublecF popery I931. 937. and 943 Jean Street: 930 ZT6 Berry Street LLegal description of subjectpropertv limses 8bw,rrcie 6e dex'dbed on 81/2"x i f°sheet) Lotpi A Bbat2 AddtoHilltnn Aririifnn Size6s7nPiesentzming dassilicauon: Proposed use oftire property: Light Industrial Transit District Overlay / Townhome Residential Use Mi mum/ mavimum cust" size request N/A Zoning calinance pm✓lalon requesting de Nation from: N/A I ART 3. pgOyEjjJJI�ER INFORMATION Name ofc rren Ward O. Hayworth I Sfraetaddress o/propertyowrrer. 2757 Mesquite Lane City / State /7p Cade d propeny owner.' Grapevine, TX 76051 TaWftca mmWet of property owner: 817-917-5043 O\Z Ml Famslapp td doc 12W021 Fax number Wpropeny owner: MAR 0 4 2024 lbn i' DI ........... Scuam fnmace ❑ Submits letter describing the proposed transit district overlay and note the request on the site plan document. ❑ Describe any special requirements or constants that require deviation of Me zoning district regulations. ❑ Describe whether the proposed overlay will, or Wilmer cause substantial harm to the value, use or eMoymen t of otherpropeny in the neighborhood. ❑ Describe how tie proposed transit dWrictoverlay will add to the value, use or enjoyment of other property in the neighborhood. ❑ 77p/ de pip/s (rmrs pn sha(I rt�et the reouire r(� p Section 47. Site Plan Repuiremems. ❑ Jil' �ns� �yhic}ove ay applrcahons are assumed io be complete when filedard will be placed on Hre agenda torpublic hearing at the discretion of the staff. Based on the size of the agenda, your application may be scheduled to a later date. ❑ Allpublic hearings will be opened and testimonygnvan by applicants and interested ciazonry. Publichaadngsmaybecontinuedd the nextieubac hearing. Public hearings will not be tabled ❑ Any changes to a site plan (no matter how miteror major) approved with a trannsitd/strhd overiaycan only be approvedbyctry council through the public hearing process. ❑ 1 have read and understand all the requirements as set forth by the application for transit district oveday and acknowledge that all [�uirements of the Velocity have been metat the time of su iaal. PAgT d. SIGNATUd 70 AUTHORIZE TRANSIT DISTRICT OVERLAY REQUEST AND PLACE A TRANSIT DISTRICT OVERLAY REQUEST SIGN ON THE SUBJECT PROPERTY Richard O. Giberson Print Appflemtre Name: AppHeaitb S/gnelu e Countryof tIIttl,, __ Before He IiAaAW-P, /ftDj- on HHsdarpersorstly4PPeered 9F6AdJ--rf (hoary) ( t brown ro me for proved M me on the part of cad or offer document) to be are person whaae name is subscribed M the heregarg msbument and acknowledged to me that he executed the same for the purposes and mnsyid�ere�t�xm_ thr�erein d expresse (Sear) Grven under my handard sest of off= are 4qA dayof llwl ' . A.D. �20 +�v14." y MAIjP lic H.4�RERT IdJf1I 3f _ Notary Public, sine of Teaaelly��/�� syy.)+.? Comm Ezplres Os-O6-2024 f/otay In For a area "oFt;�•' Notary ID 1326D509-i / Ward O. Hayworth Print Properly Owners Name: P16parly Ownwar Signature;The stag of ! ,ei)CC1 S Before Me AA at) ig da& onaredaypersoneltyappeared YYd% P 7/7.(�I WL1;441 %ry) Pro ny owner) krrown m me (Or pried to me m are afar of rare Or oars' tlocumant) to be the person whose name is subscribed to Me foregoing instrument and acienowledged to may drat he executed this same for Mee/��peaposes and consideration ond Harm expresse'/ (Seal)Givenundermyridandseatof0ftem A depot `✓a _ ,AO. a4aT. MAUREEN Halrh- IOtery P':I_ a. are el Iexal Comm. Expires 08-05.2D24 Notary ID 10260509 O= Al Fomclapp.td doo 1/2erm21 MAR 0 4 2024 ................. 0... K. n wrMZ 4-o I ACKNOWLEDGEMENT All Transit District Overlay Applications are assumed to be complete when filed and will be placed on the agenda for public hearing at the discretion of the staff. Based on the size of the agenda, your application may be scheduled to a later date. All public hearings will be opened and testimony given by applicants and interested citizenry. Public hearings may be continued to the next public hearing. Public hearings will not be tabled. Any changes to a site plan (no matter how minor or major) approved with a transit district overlay can only be approved by city council through the public hearing process. Any application for a change in zoning or for an amendment to the zoning ordinance shall have, from the date of submittal, a period of four months to request and be scheduled on an agenda before the Planning and Zoning Commission and City Council. If after said period of four months an application has not been scheduled before the Commission and Council said application shall be considered withdrawn, with forfeiture of all filing fees. The application, along with the required filing fee may be resubmitted any time thereafter for reconsideration. Delays in scheduling applications before the Planning and Zoning Commission and City Council created by city staff shall not be considered a part of the four month period. I have read and understand all of the requirements as set forth by the application for transit district overlay and acknowledge that all requirements of this application have been met at the time of submittal. Signature of Applicant v Date: 3 Z Signature of Owner A vr� Date: _? / y l 2 � IM"M"M MAR 0 4 2024 By:..................... 0 =2Fomns�app.M.tloc : 9CU1 ILLUMINATION PLAN An illumination plan to include a site photometric (including illuminated signs) and all fixture details shall be submitted as part of the site plan review process. Applications will not be accepted without this requirement. I hereby acknowledge that an Illumination plan has been included as a part of this submittal. Applicant Signature Date: 3 2 `f Property Owner Signature Date: 3 f `l / 2. `r G3@6GflbG$D� MAR 0 4 2CN By: .......... .......... O'�Ml Fom sWp.td.dw 1/MD2/ Nash &Berry Townhomes February29, 2024 Ms. Erica Marohnic Director of Planning Services 200 S. Main Street P.O. Box 95104 Grapevine, TX 76099 RE: Nash & BerryTownhomes Development Dear Ms. Marohnic: We propose to develop seventeen single-family townhomes on the property bordered by East Nash, Jean, and Berry Streets ("Nash & Berry'7, under the City's Transit District Overlay (TOO). Our application demonstrates adherence to the intents of the TOO and its high -intensity sub -district. Application ofTDO provisions in this development will not cause harm, but rather enhance the use and value of neighboring properties. Nash & Berry sidewalks and streetscapes will connect The REC and its athletic field with current and future Dallas Road developments, enhanci ng walkability throughout the neighborhood. The homes will bring new walking -distance patrons for The REC and the nearby restaurants, shops, and TEXRail station. By their design and craftsmanship, the Nash & Berry townhomes seek to honor both Grapevine's past and its vision for the future. Nash & Berry will clearly demonstrate how high quality, relatively compact development in the Transit District can complement the Historic Districtto its north, and show a path forward for a thoughtful, sustainable future that is still uniquely Grapevine. Reespectfully, (N v Richard O. Giberson Manager Berry, Jean & Nash LLC MAR 0 4 2024 By: ...................... Nash &Berry Townhoanes February 29, 2024 Ms. Erica Marohnic Director of Planning Services 200 S. Main Street P.O. Box 95104 Grapevine,TX76099 ,Mo74 . D I MAR 0 4 2024 RE: Nash & BerryTownhomes, Compliance with TDO Design and Development Standards (Updated Submission 2024) Dear Ms. Marohnic: With the site plan and building designs forthe Nash & BerryTownhomes, our intent is to create a vibrant city block of high -quality townhomes, with walkable connections and a desired Transit District character. This letter notes certain aspects of our plans and describes variances from the specifics of the Transit District Overlay (TDO) Design and Development Standards, as needed to best meet site conditions and project objectives. Throughout our design process, we have been careful In our review and application of the TOO standards. Specifically, we follow standards related to single-family attached townhomes and the high - Intensity sub -district. We also reflect guidance specific to Jean Street and Nash Street, as appropriate. In instances where the technical wording of the standard seemed incompatible with, or detrimental to, the desired character of our residential project, we sought to comply with the standards"in spirit" A. Site Plan The TDO standards describe pedestrian access,connectivity, and amenities as'critical; and we agree. They also call for an integration of architecture with the streetscapes, and for shade and courtyards. Our design achieves all of these objectives. landscaped walkways on the ful I perimeter of the site, together with an inviting central courtyard, are important contributions to the neighborhood and to the development of the Transit District generally. The TDO asks for expanded sidewalk widths along Jean Street (east side) and Nash Street, namely unobstructed paths of 10' and 15'respectively, in addition to 5' landscape zones. The TOO also provides for head -in parking along Nash which, where provided, compresses the minimum unobstructed path to 5'. Given the context of our site, and the residential nature of our development, we felt some adjustments were appropriate to balance competingobjectives. Our design provides the following: Along Jean Street (east side) we generally provide a 5'landscape zone and a 5'unobstructed path, before beginning semi-public spaces with stoops up to primary home entries, steps down to ground floor entries, and additional planting areas. By their design, the semi-public spaces are inviting accessible, and additive to the pedestrian streetscape experience. They also encourage interactions between residents and those utilizing the sidewalks through multiple landings with seat height walls. Page 2 of 2 Along Nash Street in front of Block C, we forgo any head -in parking (as would be allowed under TDO) in exchange for parking space on the courtyard side. This is accomplished by shifting the Block C build -to line by T W4.5' (just enough to provide 8 non -garage parking spaces on the rear of the block). We still provide 5' minimum unobstructed path and 5' landscaping zones, and a semi-public space between the sidewalk and home entries with stoops and additional planting areas, similar to that described for Jean Street above. Along Nash Steet, the western Block D (the Jean -facing homes) and eastern Block C faces align. There Is 19 ft. streetscape width on the west, with a 14ftwide space acting as an open pedestrian space for gathering The wheelchair -accessible ramp and the wide stair invite the public from the Nash streetscape, through the paseo, and into the gathering space of the courtyard. The design activates pedestrian flow and sets a precedent of enhanced pedestrian space for future redevelopment to the west along Nash through public amenity offerings. B. Building Design The townhome designs are reminiscent of classic urban residential forms, treasured for generations in cities across North America and beyond. We did not seek to fol low any one historic style, but were clearly Informed by historical precedents as we crafted townhomes fit to the site and mindful of emerging Transit District character. The historical light industrial zoning of the site also influenced our design vision. Under the building code, the townhomes are three stories plus an "inhabited attic" TDO General Standards (1.a.iii, Upper Story Setback) call fora 10'setback on portions of street-facingelevations above three stories in height The intent is to maintain a'pedestrian scale" to the building All of our townhomes provide a setback from the front elevation for this inhabited attic, but in keeping with our desired residential character, the setback is typically less than 10'. We believe we meet the spirit of the requirement by the combination of setback from the parapet wall and a sloping roof to the attic space. From the sidewalk immediately below on Jean and Nash streets, the townhomes generally present as if three stories and a flat roof. Stepping a little farther away reveals the sloped attic space. Thank you for your consideration of our TDO application. pectf`u^llyM//, Richard O. Giberson M(�nabimU Manager Berry, Jean &Nash LLC MAR U 4 N244 By! ..................... Wj+®1 Nash &Berry Townhomes TDO Aoolication for Nash & BerryTownhomes (Undated Submission 2024) Site Plan Reauirements. Item 32 Case Name: Nash & BerryTownhomes Case Address: 931/ 937/ 943 Jean Street and 930/ 936 BerryStreet Current Legal Description: Lots 6, 7 and B, Block 2, Hilltop Addition to the City of Grapevine, Tarrant County, Texas Proposed Legal Description: Lots 1-17 and Lot 16X, Block 2-R, Nash & Berry Addition PROPOSED SECTION REGULATION DEVIATION EXPLANATION 41B Specific Standards, Unobstructed sidewalk Our proposed streetscape provides Lb.i.including path of at least 5 ft continuity to north (mixed -use AMLI Table (exactwidth varies Grapevine), with a richer landscaping "Thematic Street between 5 ft. and 6 ft, element befitting a residential character. Space Standards"- as curb line, property Between the unobstructed sidewalk path I Jean Street Fast fine, and building line and the building face is a semi-public space Side, Unobstructed are not precisely with stoops up to the building, steps down path 30 ft parallel). to ground floor entries, and additional planting areas. Bytheir design, the semi- public spaces are inviting, accessible, and additive to the pedestrian streetscape experience. They also encourage Interactions between residents and those utilizing the sidewalks through multiple landinjwith seat height walls. 41B Specific Standards, Unobstructed sidewalk While the TDOprovidesforacompression 1.b.I.Including path of at least 5 ft. of unobstructed path to 5 ft. with head -in Table (varies from 5 f. to 14 parking on Nash Street, we felt the parking "Thematic5treet ft., as we provide a mix would be better placed on the interior/ Space Standards"- of plantings, benches, courtyard side given the residential nature Nash Street sidewalk, ramp, steps of the development We accomplish this by Unobstructed path down to paseo, and a3ftto 4.5 ft. shift outward of the Block 15 ft. Exception is expanded pedestrian building allowing for 8 non -garage parking given for head -in spaa). spaces on the rear of the building. The parking, in which streetscape is a 5 ft unobstructed path, a 5 case provide ft landscape zone, and a 5 ft semi-public minimum 5 ft. space between the sidewalk and building unobstructed path. face that is similar to Jean Street facing e. LRiLs.'c MAR 04 2' rDOIA'd y..... ..,.. ..B papi of z SECTION REGULATION 41B General Standards, 1 a.iii. - Upper Story Setback,on portions of street- facingelevations above three stories in height Nash &Berry Townhomes PROPOSED DEVIATION Less than 10 ft. setback of top half -story "inhabited attic," but with sloped roofs to this space and multiple terraces Along Nash Steet, the western Block D (the Jean -facing homes) and eastern Block C building faces align. There Is 19ft. streetscape width on the west, with a 14ft Wide space acting as an open pedestrian space for gathering. The design activates pedestrian flow and sets a precedent of enhanced pedestrian space for future redevelopment to the west along Nash through public amenity offerings. EXPLANATION The three primary stories of the townhomes present as if with a flat roof behind the parapet wall, and set back from the wal I is a sloped roof half story. The combination of provided setback and sloped roofs meet the spirit of the standard, helpingto maintain a pedestrian scale to the building for those on the sidewalks immediately below. MAR 0 4 2024 By: ..................... �s 2az Nash &Berry Townhames TDO AmAication for Nash & Ber" Townhomes Current Addresses of Property: 931/ 937/ 943 Jean Street and 930/ 936 Berry Street Grapevine, Texas 76051 Current Legal Description: Lots 6,7 and 8, Block 2, Hilltop Addition to the City of Grapevine, Tarrant County, Texas Replatas Lots 1-17 and 18X, Block 2-R, Nash & Berry Addition M dmws.wn o-alWmnmo"wawamplea]uren ennar.swaw..Acrn,.rrra. ax].+.,wrctasmY.lmnwtl m pu&a Yaws. emt wwlwpwerrrcx aancaY wrtapaYpa, iwnscwmr. 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"b g6Wlnp T UK 3! < ' imym]f5.15w wtlID9Y5 1M1ww01aM Riau MWmwQ MS.Inai 315.w (a 2sVt m[Cwjm-ao av; MII,rp ennyM sa15ry SINt4Fr5' fn nwsmymYrt wrmawf Lat& MIw � ills /IwM1MY yltal-w0Y fMec'HWISwC, a vwYMe wkN ffjal�Ywayi 1xv2[awtrt w oepeees IamlwnA mw wenwN wtl wMeM AW-W+h Mw a wN awm, wmmeeel waunp a Illatll awl meamwaa w mmw!'MlSk5Wvh5•.mbnrap wM nN.gheaM1wsYF wle)MM mby eUtlMmf adsa Wm no srwwvl'PAISMSlX4CY5•. mall ]OS.K bl Nx ]/]u¢M1 sNd M# nt WM up lbnawl'IWSN SIIRYIH' b rMniEllwa wierntamf le[$ hWq M ew mxWlr elam-t6wuv 0m aX SVw{, a'a y rym'Omar ♦- LMCKE Mmrfr al Py/sw N mmam 30 a ~allf withal gfw"famR]0.w(m,ymLy s SI{ Mao wpwtl awl W rnwq aNww W" M]I1 419. 11 ffrm maflACE O WNROwMQ aw WMdFp 1 915 mmw(a4.IpSfry RJ aNM. MOM n prtt m(K ono 'j'bp2y'0 MAR 0 4 2024 By: ..................... Architexas CREATE + CONSERVE March 25, 2024 Ms. Erica Marohnic Director of Planning City of Grapevine 200 S. Main Street Grapevine, Texas 76099 Re: Nash & Berry Townhomes Grapevine Transit District Overlay Review (TDO) Dear Erica: Robin and I have reviewed the Nash Berry materials you sent and have the following response: 1. Nash Street Frontage (in Plan): During our meetings with the applicant, it was determined that the Nash Street frontage at this location presented a special condition. The Nash Street streetscape standards, as put forward in the guidelines, were formulated to create continuity, wherein continuity meant continuation of thematic features coming to, and extending from a particular site. The Nash Berry site is not so located, as it concludes the Nash Street ROW, there is no extension of Nash Street east of this site. Therefore, something is needed that will be an appropriate design conclusion, thereby preventing an abrupt and inconclusive "termination" of the Nash Street "themes". To that end, we agreed that a kind of "pedestrian cul-de-sac" was appropriate where in the first portion of the Nash fronting block would carry the themes of Nash Street (as presented in the TDO Guidelines) eastward, to a point mid -block. At this point a wide (spatially generous) opening into the interior of the site would be provided (note the pedestrian stair on the plan) and a connection made to a generous interior space would be made sothat pedestrian flow (which cannot physically go further east) would be returned to Nash Street, now facing a westerly direction. Thus, constituting an intentional and designed conclusion to Nash Street, not an unresolved termination. 2. Berry Street Frontage (in Plan): A similar condition exists on Berry Street. Here the subdivision of the public space is already defined by recent developments to the north of this site. Therefore, what is needed is a design solution that transitions from the TDO streetscape vision to this preexisting and more confined condition. To accomplish this, the applicant has treated the southerly portion of that easterly frontage with generous public space (hard scape and landscape) and transitions to a more lineal treatment as the sidewalk extends northerly toward the pre-existing condition, as per our discussions with the applicant. Dallas I Austin I San Antonio 1907 Marilla St. www.architexas.com Second Floor Dallas, Texas 75201 2900 S. Congress Ave. Suite zoo Austin, Texas 78704 417 8`h Street San Antonio, Texas 78215 p 234.748.4563. p 512-4444220 p 210.998.2422 Ms. Erica Marohnic Re: Nash & Berry Townhomes 2 1 P a g e 3. Jean Street Frontage (in Plan): Like Berry Street, Jean Street is a condition where at least half of its 2-block frontage is determined by recent development north of the subject site. Therefore, insertion of a different streetscape would be disruptive to continuity, not supportive. In this case, it was agreed that a better solution was to continue the streetscape already existing and thereby make a more coherent connection between Dallas Road and Nash Street (2 blocks). 4. Nash Street Elevation: This applicant has taken a more "contemporary" approach to the design of these units, one which remembers a more industrial archetype, not commercial. To that end, the general plate will be larger than the finer "bay modulation" of traditionally styled townhomes. However, to preserve the texture of a residential bay modulation, the applicant agreed to the following: a. Atexture of bay type windows that project from the masonry fagade b. Employment of brick offsets and detailing that set up a rhythm of bay dimensions across the fagade C. The strong articulation of entry for each unit d. The roof top component of the units could be a more industrial metal clad while everything below is brick and a finer grain brick detailing of opening, cornice, etc. is employed Additional Comments: This project is unusual as it seeks to implement the TDO Guidelines while saddled with numerous constraints influencing how it integrates with its location and neighboring projects, we feel that the design solutions described above accomplish that complex task. Sincerely, L Craig Melde Sr. Principal cc. Robin McCaffrey - MESA Planning Dallas I Austin I San Antonio 1907 Marilla St. www. architexas.com Second Floor Dallas, Texas 75201 1023 Springdale Road Building il, Suite E Austin, Texas 78721 417 8th Street San Antonio, Texas 78215 p 214.748.4561 p 512.444 4220 p 210.998.2422 TD024-01 NASH AND BERRY TOWNHOMES CORRESPONDENCE FROM CITIZENS THAT DO NOT OWN PROPERTY WITHIN THE 200 FOOT NOTIFICATION AREA SUPPORT: 1 OPPOSITION: 0 From: To: Lindsav Carev Subject: Support for the Nash & Berry Townhomes Project Date: Thursday, April 4, 2024 10:54:54 AM Attachments: imaae001.Dna *** EXTERNAL EMAIL COMMUNICATION - PLEASE USE CAUTION BEFORE CLICKING LINKS AND/OR OPENING ATTACHMENTS * * * Hello Lindsay. I wanted to write in support of an upcoming project going before the City Council this month: The Nash & Berr Townhomes Project. As one of the first retail oriented business on Jean St, we've seen the are grow and change for the better. A business such as ours relies on having a customer base that is close in proximity. It is what has allowed us to build our business as a part of the community. We think that having more residents within walking distance of our business and the rest of Main Street is crucial to the success of our community. It is crucial to the development of the Transit Overlay District as well. We are directly across the street from 3 public parking areas and probably 3 of the largest in the city (you would know better than me!). I don't see parking being an issue outside of the festival weekends and Christmas event days, however that already is an issue and I don't foresee these residences adding to that issue. Thank you for your time. Jon Powell E: P: 817-658-1974 A: 906 Jean St, Grapevine, TX 76051 W: www.hoDandstine.com ORDINANCE NO. 2024-036 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GRAPEVINE, TEXAS ISSUING TRANSIT DISTRICT OVERLAY TDO24-01 TO ALLOW THE DEVELOPMENT OF SEVENTEEN SINGLE-FAMILY ATTACHED TOWNHOMES, FOR BLOCK 2-R, LOTS 1-17 AND 18X, NASH & BERRY ADDITION (931, 937, AND 943 JEAN STREET AND 930 AND 936 BERRY STREET) IN A DISTRICT ZONED "LI", LIGHT INDUSTRIAL DISTRICT ALL IN ACCORDANCE WITH A SITE PLAN APPROVED PURSUANT TO SECTION 41 B 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. 2024-036 2 TDO24-01 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 41 B 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 nineteen single-family attached townhomes in a district zoned "LI", Light Industrial District within the following described property: Block 2-R, Lots 1-17 and 18X, Nash & Berry Addition (931, 937, and 943 Jean Street and 930 and 936 Berry Street) all in accordance with a site plan approved pursuant to Section 41 B 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. 2024-036 3 TDO24-01 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 April, 2024. APPROVED- William D. Tate Mayor ATTEST - Tara Brooks City Secretary APPROVED AS TO FORM: Matthew C.G. Boyle City Attorney Ordinance No. 2024-036 4 TDO24-01 MEMO TO: THE HONORABLE MAYOR, MEMBERS OF THE CITY COUNCIL, AND THE PLANNING AND ZONING COMMISSION FROM: BRUNO RUMBELOW, CITY MANAGER MEETING DATE APRIL 16, 2024 SUBJECT: FINAL PLAT APPLICATION LOTS 1-17, 18X, BLOCK 2-R, NASH & BERRY ADDITION (BEING A REPLAT OF LOTS 6, 7 AND 8, BLOCK 2, HILLTOP ADDITION) PLAT APPLICATION FILING DATE..............................................................April 9, 2024 APPLICANT ...............................................Greg Gifford, NCP Grapevine Brownstones II REASON FOR APPLICATION ..................................... Final platting 17 single family lots and one (1) HOA lot PROPERTY LOCATION ............................................. 931, 937 and 943 Jean Street and 930 and 936 Berry Street ACREAGE................................................................................................................ 1.015 ZONING..................................................................... Existing: LI; Light Industrial District Proposed: LI, Light Industrial with Transit District Overlay NUMBER OF LOTS ....................17 Single Family Residential Lots and one (1) HOA lot PREVIOUS PLATTING............................................................................................. 1949 CONCEPTPLAN........................................................................................................ N/A SITE PLAN...................................................................................................... TDO 24-01 OPEN SPACE REQUIREMENT.................................................................................. Yes AVIGATION RELEASE............................................................................................... Yes PUBLIC HEARING REQUIRED.................................................................................. Yes C:\Users\tbrooks\Downloads\Agenda Memo 273200.doc PLAT INFORMATION SHEET FINAL PLAT APPLICATION LOTS 1-17, 18X, BLOCK 2-R, NASH & BERRY ADDITION (BEING A REPLAT OF A LOTS 6, 7 & 8, BLOCK 2, HILLTOP ADDITION) GENERAL: • The applicant, Richard Giberson, Berry, Jean & Nash, LLC replatting 1.015 acres into seventeen (17) single family attached townhomes and one (1) HOA lot. Property is located north of Nash Street between Jean and Berry Streets. STREET SYSTEM: • The development has access to East Nash Street. • Abutting roads: ❑ is on the City Thoroughfare Plan: ® are not on the City Thoroughfare Plan: Nash Street • Sidewalk: ® Developer required to build sidewalk on adjacent street right of ways of Nash, Berry and Jean Streets ❑ Curb, gutter and sidewalk exist across the frontage of this lot. ❑ Periphery Street Fees are due as follows: Type of Roadway Cost / LF ❑ Major Arterial (A) $ 234.57 / LF ❑ Major Arterial (B) $ 178.35 / LF ❑ Minor Arterial (C) $ 203.06 / LF ❑ Minor Arterial (D) $ 170.33 / LF ❑ Collector (E) $ 170.33 / LF ❑ Collector (F) $ 150.98 / LF ❑ Sidewalk $ 25.00 / LF ❑ Curb & Gutter $ 15.00 / LF ® Periphery Street Fees are not due: STORM DRAINAGE SYSTEM: Length Cost • The site drains south and east into Nash and Berry Streets storm system. C:\Users\tbrooks\Downloads\Agenda Memo 273200.doc • The developer will be required to design for onsite as well as offsite drainage in accordance with the requirements of the City of Grapevine's Code of Ordinances. IV. WATER SYSTEM: ® The existing water supply system bordering the subject site is adequate to serve the development. ❑ The existing water supply system bordering the subject site is not adequate to serve the development. Additional off site water system improvements will be necessary to loop water service to serve the site. V. SANITARY SEWER SYSTEM: ® The existing sanitary sewer collection system bordering the subject site is adequate to serve the development. ❑ The existing sanitary sewer collection system bordering the subject site is not adequate to serve the development. Owner has submitted construction plans to extend sanitary sewer to this property. VI. MISCELLANEOUS: ❑ Water and Wastewater Impact Fees are not required for: ® Water and Wastewater Impact Fees are due prior to the issuance of building permits for: Lots 1-17, Block 1, Nash & Berry Addition ® Single Family Residential ( $ 2,388/ Lot) ❑ Multifamily ( $ 1,049/ Unit) ❑ Hotel ( $ 43,606/ Acre) ❑ Corporate Office ( $ 20,572/ Acre) ❑ Government ( $ 4,426/ Acre) ❑ Commercial / Industrial ( $ 5,670/ Acre) ❑ Open Space Fees are not required for: ® Open Space Fees are due prior to the preconstruction meeting for public infrastructure improvements for: Lots 1-17, Block 2-R, Nash & Berry Addition ® R-5.0, R-TH, Zero Lot District ( $ 1,416.00 / Lot) ❑ R-7.5, Single Family District ( $ 1,146.00 / Lot) ❑ R-12.5, Single Family District ( $ 1,071.00 / Lot) ❑ R-20.0, Single Family District ( $ 807.00 / Lot) ❑ Public Hearing Only C:\Users\tbrooks\Downloads\Agenda Memo 273200.doc ❑ Variances were required on the following items: ❑ Front & Rear building lines ❑ Allowing a setback of 3 feet for the rear property line for an accessory building ❑ Lot width & depth; ❑ Max. Impervious Area ❑ Landscaping Regulations, allowing no landscape buffer between the edge of the parking area and the adjacent property line. ❑ The following items associated with this plat are not in accordance with the current subdivision standards: ❑ 50' ROW dedication not met: ❑ Length of cul-de-sac street exceeds the 600-foot limit: ❑ Driveway Spacing not met. VII. STATEMENT OF FINDINGS: A. The City has determined that the right-of-way and easements required to be dedicated for streets, utilities, drainage, access, sidewalks and other municipal needs and services are consistent with the City's ordinances and master plan, are reasonable and are connected to the proposed project in the following manner: ❑ The right-of-way provides for future widening of public streets that will serve the development of this site. ® The onsite utility easements provide for a utility network to serve the development of this site. ® The onsite drainage easements provide for a drainage network to serve the development of this site. ® The onsite access easements provide cross access capabilities to this site and surrounding property. ❑ The onsite sidewalk easements provide for a sidewalk network to serve the development of this site. B. The City further finds that the required dedication is related both in nature and extent to the impact of the proposed development as follows: ❑ The right-of-way is necessary to provide for future widening of public streets that will serve the development of this site. C:\Users\tbrooks\Downloads\Agenda Memo 273200.doc ® The onsite utility easements are necessary to provide for a utility system to serve this development and connect to existing utilities on surrounding property. ® The onsite drainage easements are necessary to provide for storm drainage improvements to serve the development of the site. ® The onsite access easements are necessary to provide cross access capabilities to this site and surrounding property. ❑ The onsite sidewalk easements are necessary to provide for a sidewalk network to serve the development of this site. ® All of the dedications benefit the development to at least the extent of the impact of such on the development. VIII. RECOMMENDATION: The members of the City Council and The Planning & Zoning Commission consider the following motion: "Move that the City Council (Planning and Zoning Commission) approve the Statement of Findings and the Final Plat of Lots 1-17, 18X, Block 2-R, Nash & Berry Addition" C:\Users\tbrooks\Downloads\Agenda Memo 273200.doc