HomeMy WebLinkAboutItem 06 & 19 - CU19-16 Silver Lake CrossingsTO: HONORABLE MAYOR, CITY COUNCIL MEMBERS AND THE
PLANNING AND ZONING COMMISSION
FROM: BRUNO RUMBELOW, CITY MANAGER
SCOTT WILLIAMS, DEVELOPMENT SERVICES DIRECTOR
MEETING DATE: JUNE 18, 2019
SUBJECT: DEVELOPMENT SERVICES TECHNICAL REPORT
CONDITIONAL USE APPLICATION CU19-16 SILVERLAKE
CROSSINGS
Grapevine
oo
Lake 5 APPLICANT: Mike Patel
Rd.
I
l I
F I
A' I.H. 1635
PROPERTY LOCATION AND SIZE:
o)The subject property is located at 2200, 2225, 2250
I
Bass Pro Court and 1701, 1775, 1785 State Highway
Sy DFW 3 I
Hall -Johnson Airport60M26andisproposedtobeplattedasLots1, and 2,
L;
T____ o Block 1, Silver Lake Crossings and Lots 1A1, 1A2,
1A3, and 2A, Block 1, The Bluffs at Grapevine. The
Glade Rd. , I
property contains approximately 51.74 acres and has
523 feet of frontage along Bass Pro Court and 1,263
feet of frontage along State Highway 26.
REQUESTED CONDITIONAL USE AND COMMENTS:
The applicant is requesting a conditional use permit to amend the previously approved site
clan of CU 17-05 (Ord. 17-23) for a master site develor)ment clan sr)ecifically to allow for a
multi -brand hotel complex (Renaissance, Element, and A.C. Hotel) with on -premise alcohol
beverage sales (beer, wine, and mixed beverages), outdoor dining, and outdoor speakers,
minor site plan and elevation changes to the previously approved Hilton Garden Inn, and
minor site plan and elevation changes to the previously approved office building.
The subject 52 -acre site referred to as Silver Lake Crossings received a conditional use
permit from the City Council at an April 18, 2017 meeting which approved a master site
development plan to allow for the development of a 371 -unit multi -family complex and a
0:\ZCU\CU19-16.4 June 12, 2019 (1:38PM)
three-story, 55,500 s.f. multi -tenant office building along with the inclusion of the previously
approved 300 -room Marriott Renaissance and the existing co -branded hotel (Marriott
Courtyard and TownePlace Suites) and the 150 room Hilton Garden Inn expansion. At an
October 3, 2018 meeting the Site Plan Review Committee approved a conditional use
request (CU18-23)on the subject site, adding a fourth floor to the previously approved
office structure, increasing the height from 54 feet to 62.5 feet and increasing the size of
the structure from approximately 55,500 square feet to 82,787 square feet.
With this request, the applicant intends to revise the previously approved master site
development plan relative to three specific areas of the site referred to as the Multi -Brand
Hotel, Hotel Expansion, and the Office Building.
Multi -Brand Hotel:
This area, previously the site of the Marriott Renaissance and parking garage, will now
contain three hotels (Marriott Renaissance, Element, and A.C. Hotel) and a parking garage
increased in size to accommodate the additional rooms which is relocated at the western
edge of the lot. These three hotels, totaling 556 guest rooms (Renaissance -300 rooms
and six, separate "Villa" spaces, Element -120 rooms, A.C. Hotel -130 rooms) along with
20,425 s.f. of conference center space will be contained within one structure with a
maximum height of 112 feet (nine stories). The meeting and conference center space will
be below grade; no guest rooms will be on this level. Parking will be provided primarily by
a parking structure that is 60 feet in height—six levels above grade and two below grade
for a total of 727 spaces along with an additional 41 surface spaces (total -468 spaces).
The lake is intended to be platted and separated from the hotel property and will be given
to the City. The lake will be improved to include various amenities, camp sites, trails etc.
with access to the lake from various points throughout the site and from the hike/bike trail
along State Highway 26.
Hotel Expansion:
The applicant intends to make minor elevation and building footprint changes to the
previously approved 150 -room Hilton Garden Inn expansion that was initially approved as
part of the master site development plan approved in April, 2017. With this revision the
Hilton Garden Inn will have an increase of two rooms for a total of 152 rooms and a
reduction of 4,105 s.f. in meeting space. When completed, a total of 452 rooms will be
available along with14,105 s.f. of meeting space. A total of 344 surface parking spaces will
be provided on-site and 150 will be provided in the parking garage located on the Multi -
Brand site. Due to the delay in the construction process between the Multi -Brand concepts
and the parking garage, the applicant intends to construct 135 temporary parking spaces
on the lot immediately adjacent to the east (Lot 2R, Block 1, The Bluffs at Grapevine) of
the Hilton Garden Inn to provide parking for the hotel that will be displaced during the
construction process and while awaiting the completion of the parking garage. It is
0:\ZCU\CU19-16.4 2 June 12, 2019 (1:38PM)
anticipated that this temporary parking will be needed for no longer than two years post
completion of the Hilton Garden Inn.
Office Building:
Initially approved as a three story, 55,500 s.f. multi -tenant office building, the Site Plan
Review Committee approved a revision to the structure in October, 2018 which added a
fourth floor to the building and increasing the size of the structure to 82,787 s.f. With this
request the applicant has updated the exterior design and facade material locations and
reallocated window coverage. The building length was slightly shortened resulting in a
reduced total building size to 82,450 s.f. Parking for the revised structure is 239 spaces;
the applicant intends to provide 181 surface spaces on site with the stipulation that 17,439
s.f. of the structure will remain unoccupied until such time that the adjacent lot to the west
Lot 1A2, Block 1, The Bluffs at Grapevine) is developed. Based on the parking study that
was submitted as part of the previous approved site plan for the office building, 58 parking
spaces on this adjacent lot will be shared with the office structure, given the different peak
period parking needs of the office structure relative to the retail orientation of the adjacent
lot.
PRESENT ZONING AND USE:
The property is currently zoned "CC" Community Commercial District with a master site
development plan designation and is partially developed with one existing co -branded
hotel (Marriott Courtyard and TownePlace Suites) and a 371 -unit multifamily complex
nearing completion.
HISTORY OF TRACT AND SURROUNDING AREA:
The subject and surrounding property was zoned "SP" Specific Use Permit Zoning and 1-
1" Light Industrial District prior to the 1984 City Rezoning. Portions of the subject property
were once part of the Austin Ranch which received approval from Council (Z77-18 and
Z81-44) for on -premise consumption of alcoholic beverages. At Council's September 21,
1999 meeting the subject and surrounding property (52.8 acres) was rezoned from "PID"
Planned Industrial Development District to "CC" Community Commercial District (Z99-13)
for a mixture of uses to include retail, hotel, and restaurant development. At the May 15,
2001 meeting Council approved a conditional use permit (CU01-22) for a restaurant with
on -premise alcohol beverages sales and consumption and outside dining however the
restaurant was never developed. At Council's August 1, 2009 meeting, a zone change
Z09-04) rezoning 21.2 acres of the subject and surrounding properties from "CC"
Community Commercial District to "MXU" Mixed Use District along with three conditional
use requests (CU09-21, CU09-22, and CU09-23) to allow for three hotels, a multifamily
complex and a stand-alone parking garage was considered and later withdrawn by the
applicant. The following month at the September 15, 2009 meeting, Council approved a
conditional use request (CU09-32) to allow for a 300 room hotel with increased height and
on -premise alcohol beverage sales in conjunction with a restaurant and a pole sign; the
0:\ZCU\CU19-16.4 3 June 12, 2019 (1:38PM)
hotel was never developed. At the January 17, 2012 meeting, a conditional use request
was approved (CU 11-34) for a six story, 300 room hotel (Marriott Courtyard and
TownePlace Suites) on the subject site. At a December 17, 2013 meeting the Council
approved a conditional use permit on the subject property to establish a planned
commercial center on the subject site and allow for a 20 -foot pylon sign for the
TownePlace Suites/Marriott Courtyard hotel complex at the southeast corner of Bass Pro
Court and State Highway 26. At the September 17, 2016 meeting, two conditional use
permits (CU16-22, CU16-23) and two planned development overlays (PD1 6-07, PD1 6-08)
were approved on the subject property expanding the size of the planned commercial
center and allowing for a new nine story, 300 room Renaissance Hotel with reduced
parking and a 150 room expansion (Hilton Garden Inn) to the existing 300 room co-
branded hotel (Marriott Courtyard, TownePlace Suites) also with reduced parking along
with a shared parking garage on the Renaissance property. Also on the subject property a
zone change request (Z16-07), conditional use permit (CU16-24), and planned
development overlay (PD16-09)tabled from the September 17, 2016 meeting were all re-
considered at the October 18, 2016 meeting for a 13.58 -acre tract to be rezoned from "CC"
Community Commercial District to "R -MF" Multi -Family District for a 359 unit multi -family
project which was subsequently denied by the Council.
At an April 18, 2017 meeting, the Council considered an approved a conditional use permit
CU17-05) on the subject property which allowed for the creation of a master site
development plan to include but not be limited to a multi -story, 371 unit multi -family
complex, a three story, 55,500 square foot multi -tenant office building, and the inclusion of
two previously approved hotel projects i.e. the 300 room Marriott Renaissance and the
addition of the 150 room Hilton Garden Inn to the existing dual branded hotel. The Site
Plan Review Committee at their October 3, 2018 meeting approved a conditional use
request (CU18-23) on the subject site adding a fourth floor to the previously approved
office structure increasing the height from 54 feet to 62.5 feet and increasing the size of
the structure from approximately 55,500 s.f. to 82,787 s.f. Along with this request the
applicant agreed to not occupy 23,430 s.f. of the building until such time that the adjacent
lot to the west is developed in which 79 parking spaces on this adjacent lot will be shared
with the office structure given the different peak period parking needs of the office
structure relative to the retail orientation of the adjacent lot based on a parking demand
study. At a November 7, 2018 meeting the Site Plan Review Committee approved a
conditional use permit (CU 18-26) that allowed for minor elevation and footprint changes to
the previously approved Hilton Garden Inn and allowed for temporary off-site parking to
the north during the construction process.
SURROUNDING ZONING AND EXISTING LAND USE:
NORTH: "CC" Community Commercial District, "HCO" Hotel and Corporate
Office District—undeveloped vacant property, D/FW Hilton Hotel
SOUTH: "GU" Governmental Use District—D/FW International Airport
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EAST: "CC" Community Commercial District—undeveloped vacant property
WEST: "GU" Governmental Use District—Corps of Engineers/Grapevine
Lake, Cowboy's golf course
AIRPORT IMPACT:
The subject tract is located within "Zone C" Zone of Greatest Effect, as defined on the
Aircraft Sound Exposure: Dallas/Fort Worth Regional Airport Environs" map. In "Zone C,"
industrial and commercial uses that can tolerate a high level of sound exposure are
acceptable. With appropriate sound attenuation for the project, the applicant's proposal is
an appropriate use in these noise zones.
MASTER PLAN APPLICATION:
The Master Plan designates the subject property as a Commercial/Mixed Use Land Use.
The applicant's proposal is in compliance with the Master Plan.
rs
0:\ZCU\CU19-16.4 5 June 12, 2019 (1:38PM)
A
VINGME'
i
T E X A Nme
CITY OF GRAPEVINE
CONDITIONAL USE APPLICATION
Form "A"
PART 1. APPLICANT INFORMATION
lame of applicant/ ageni:Icompany/contact
Grapevi.ne...Equity Partners, LLC
Street address of applicant/agent.
700 State Hwv 121, Suite 175
City I State I Zip Code of applicant / agent:
Lewisville Tx 75067
Telephone number of applicant/ agent: Fax number of applicantlagent
2 1 -744-4 214-988-9006
Email address of applicantlagent Mobile phone number of applicant/agent
N/A
PART 2. PROPERTY INFORMATION
Street address of subject property
Legal description of subject property (metes & bounds must be described on 8 7/2" x 7 I" sheet)
Lot 1 Block 1 Addition Silver Lake Crossin s Addition
Size of subject property
52.99 Acres 2,308;244.4 Square footage
Present zoning classification: Proposed use of the property:
cc Hotel, Convention Center, office
Circle yes or no, if applies to this application
Outdoor speakers Yes lllo %
Minimum I maximum district size for conditional use request:
N/A
Zoning ordinance provision requiring a conditional use:
Section 29: Conditional Uses
PART I PROPERTY OWNER INFORMATION
Marne of current property owner.- wner:
GraGrapevineevine Equity Partners LLC
Street address of property owner.,
700 State Hwy 121= Suite 175
City I State I Zip Code of property owner:
Lewisville, Tx 75067
Telephone number of property owner., Fax number of property owner:
214-744-4650 214-988-9006 _ <q
Submit a lever describing the proposed conditional use and note the request on the site plan document
In the same letter, describe or show on the site plan, and conditional requirements or conditions imposed upon the particular conditional
use by applicable district regulations (example: buffer yards, distance between users)
In the same letter, describe whether the proposed conditional use will, or will not cause substantial harm to the value, use, or enjoyment of
other property in the neighborhood. Also, describe how the proposed conditional use will add to the value, use or enjoyment of other
property in the neighborhood.
Application of site plan approval (Section 47, see attached Form "B').
The site plan submission shall meet the requirements of Section 47, Site Plan Requirements.
All conditional use and conditional use 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 conditional use or conditional use permit can only be approved
by city council through the public hearing process.
I have read and understand all the requirements as set forth by the application for conditional use or conditional use permit and
acknowledge that all requirements of this application have been met at the time of submittal.
10
PART 4. SIGNATURE TO AUTHORIZE CONDITIONAL USE REQUEST AND PLA A CONDITIONAL USE
REQUEST SIGN ON THE SUBJECT PROPERTY
Print Applicant's Name:
The State of TOM
County Of 0A - - -
Before Jule AP121L Ta&J
notary)
Appli rt's Signature:
on this day personally appeared- P4- TVI
applicant)
known to me (or proved to me on the oath of card or other document) to be the person whose name is subscribed to the foregoing instrument and
acknowledged to me that he executed the same for the purposes and consideration therein expressed.
Seal) Given under my hand and seat of office this v44kday of _ , A.D.
APRIL. TRAM
x Notary ID #1 1y31b23 SU
f! My Commission Expiresa
June 27, 2022
ft %, ftTf-l-
Print Property Owners Name:
The State Of
Notary In An r St4e Of Texas
s
Property O ner's Signature:
County Of I- LAS ............_..._. W .
Before Me KtJ on this day personally appeared
notary)
T
property owner)
known to me (or proved to me on the oath of card or other document) to be the person whose name is subscribed to the foregoing instrument and
acknowledged to me that he executed the same for the purposes and consideration therein expressed.
Seal) Given under my hand and seal of office this day of , A. D.
APRIL TRAM
Notary ID #131623180
r My Commission Expires
June 27, 2022
Notary In And For State Of Texas
I -A-, LR am I Lo
A CK11l O WL ED O F'lV1F'N T
All conditional Use and special Use 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 continuer) 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
conditional use or a special use permit 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 slate 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 conditional use or special use permit and acknowledge that all requirements of
this application have been met atffie time of submittal.
Signature of Applicant
Date: 04
Signature of owner
Dater
F
RSIT
HUI'IT-ZoLLA RS, INC. 1 500 West 7th St. # Suite 300 s MaD Unit 23 t Fort Worth, TX 76102-4773 r 8 17.335,3000 phone l 817.335.1025 fax E huitt-zollars.corn
June 10, 2019
City of Grapevine
Development Services
Planning Division
P.O. Box 95104 ...... w,_.N._.._.,
Grapevine, TX 76099
Reference: Silver Lake Crossings —Multi -brand hotel, Hotel Expansion & office Building
Grapevine, TX
Mr. Stombaugh,
This letter documents the changes to previously approved site plans for Silver Lake Crossings. The
changes are as follows:
Multi -brand hotel
Changes to the building and site plan have occurred since Conditional Use Permit CU16-22.
This project was previously approved in 10/2016 as a Renaissance hotel. It comprised of a Soo -room
hotel and conference center with detached garage. Since then, we have added another tower with a
250 -roam dual brand hotel. we have also updated the footprint so that the towers join to the shared
conference facility that overlooks the lake. We have moved the location of the garage to the west end
so that it's at the back of the site. We have also increased the hotel tower heights to 9 stories and the
garage to 6 stories (above grade). we have created a more dense footprint, so that we can donate more
of our site to Parks & Recreation. The exterior design elements are still sleek and modern but in
different proportions due to the density changes. In addition, three 6,000 SF villa structures have been
added north of the hotel. Each of these villas will be 2 -stories in height and have two bedrooms each.
Parking previously approved at a 1:1 parking ratio per previously approved CU16-22.
Design process will approximately take 6 months, and we plan to submit for building permit in
November 2019. We plan to start construction by January 2020 with construction of the parking garage
following right after. We anticipate construction to be complete by September 2021
HGI Expansion
Changes to both the building and site plan have occurred since Conditional Use Permit CU18-26
approved late 2018 and PD16-08 approved in late 2016. A summary of changes are as follows:
1. Ground floor: We are maintaining the existing parte cochere at the conference center in lieu of
a new porte cochere and expanded breakout room per the previous submittal. The meeting
room square footage has been reduced to 4,105. There have been minor changes to the building
footprint.
2. Floors 2-6: There have been minor changes to the building footprint..we have increased the
number of guestrooms to 152.
3. Exterior elevations: The elevations were updated to coordinate with the minor changes to the
building footprint. EIFS is indicated in lieu of stucco. A percentage of stone has been added. The
profile for the highest parapet, Parapet C, was modified per the current Hilton prototype. The
hotel porte cochere shifted to the west.
4. Site Plan adjustments:
a. Addition of offsite temporary asphalt parking for 135 spaces has moved from Lot 2,
Block 1 to Lot 2-R, Block 1. This is a reduction from the previously approved 158parking
spots as part of CU18-26. These spots were added to due to the adjustment of the
building footprint and site plan adjustments to meet code. The original request
contemplated the renaissance project and associated garage occurring at the same
time, due to additional approvals of the brand the Renaissance Hotel will lag slightly
behind the Hilton Garden Inn Project. City Council previously approved the temporary
parking to be valid only 1 year post completion of construction of the Hilton Garden
Inn.
b. Building length adjusted, which required property line adjustments to meet open space.
c. Parking Layout adjustments to accommodate new building.
d. Adjustment of main eastern driveway into hotel parking lot. Driveway located to the
west to improve traffic circulation
e. Modify parking/drive due to hotel parte cochere adjustment
With the design process near completion, we plan to start construction by July 2019 and anticipate construction
to be complete by December 2020.
Office
Changes to the building elevations have occurred since Conditional Use Permit CU18-26 approved late
2018.
This project was previously submitted in September 2018 and approved as 82,787 SF office building.
Since then, we have updated the exterior design, reallocating window area and revising some exterior
material locations. The basic footprint is nearly unchanged, but the building length was shortened slightly
and some exterior terrace on Level 3 was changed back to interior leasable space, resulting in the revised
building gross area of 82,450 SF and a reduction of the building net area to 70,239 SF. The large shading
structure over the previous design entry court has been eliminated and the design incorporates horizontal
sunshades on the ends of the building. outdoor seating areas with planters have been added to enhance
the pedestrian experience at the entry facade. with the reduction in building net area, the onsite parking
spots remain unchanged at 181 spaces but reduces the off-site shared parking on the adjacent lot west
Lot 1A2, Block 1) that will be shared with the office structure to 58 spaces. The building plans have been
approved by the city, and the building permit is ready. we anticipate starting construction by end of June.
With the design process near completion, we plan to start construction by July 2019 and anticipate construction
to be complete by August 2020.
Please let us know if you need any additional information or have any further questions regarding the
adjustments to the site plan.
Sincerely,
Huitt-Zollars
Kimberly R. Cole, P.E.
HUM-IGLLARS. INC. E SW Wext 7th St. a SUN* 300 1 ACIR ut# 23 r Fat Worth, tx 76102-4773 t 817.=.3tln0 phone t 817,3SS.IO2S hat i hunt-zonars.corn
September 25, 2018
Ron Stombaugh
City of Grapevine
Development Services
200 S. Main Street
Grapevine, TX 76051
Reference: Silverlake Crossings office Building CIDP Application
Dear Ron:
Please find this letter as a clarification to the CUP Application recently submittedated to the Ci ty ofGrapevinefortheSilverlakeCrossingOfficeBuildingonSeptember4s2018. A
The CUP application was made given minor adjustments to thero osedpp office building, whichaddedafloorlevelgoingfromthreetofourstories. This adjustment to the building . J ld ng adjusted theoriginalsiteplanandlandscapeplan.
With the increase office square footage, the parking requirement within thee site is not in
compliance with Grapevine parking requirements. Sharedarkin from adjacentAg future retail lotwillbeprovided. Currently the retail project is not beingpermitted orp constructed. The officedeveloperhasagreedtonotoccupy23,430 square feet of the office building,. until such time the
retail project is completed, or a sufficient parking is provided within the Lot I A2 Block 1 tract.
Included with this letter you will findthe parking study analysis reformed forP the development. To meet the required parking, off-site shared parking is bean proposed at Lot I A2gpp ,Block 1 (thefutureretailsite). In Table 3 of the report, the peak parkin occupancy rate o f . o
g P y the office buildingwillbe100 /o between 8 am -- 5prn Monday through Friday. with Lot I A2 Bloc ' k I intending tobearetailspacemovingforwardinthemastersiteplandevelopment, the additionalp , tonal uses shownonTable3donotpeakduringthestandardworkweekhours (Sam — 5 m makinp g shared parkingfeasibleonthisadjacentproperty. Given the results of the parking stud wePgy, request the Cityapprovetheparkingvariancewithintheofficesiteandallowanoff-sitearkinp g agreementbetweenthepropertiesfortheofficeproject.
Please feel free to contact me with any questions at '
Sincerely,
HUITT-ZOLLAR.S
Jordan V. Marlia, P.I.T.
Table 3 Parking Occu!nc Rates
a t a
SECTION 1
411 sps
4 LVL Office 74,100
sec M -F f -F fti-F Sat.9.
20%
Surface Parking: 148 sps
On -Street Parking: 24 sps
Sun, un,
Increased office Area
y8anl-5p i
yam " rbpi1i" i 2a i 1 L.am-6a F Bar -5pni 6p[ 1 - 120-111 2a 1 -barn
Residential 600A 100% 100% 8096 10096 10096
Cft.1_ ce/. Warehouse. 10D% 20%
Required Parking:
S
Total Required Parking: 234 sps
industrial
Surface Parking: 181 sps
On -Street Parking: 53 sps
Total Provided Parking:
Commercial 90% 80% 5% 100% 70% 5%
Hotel 70%1100%
Surface Parking:
100% 70% 100% 10
Restaurant 70% 100% 10% 70% 1, , 20%
Movie Theater 40% 80% 10% 8 100` 10%
Entertainment 40% 100% 10Y6 8 100% 5 T
Conference/Convention 100%.100% 5% 100%6 100x6 5%
Institutional (non- 100% 20 % 5% 1096 10% 5%
church)
Institutional (church) 10'x& 596 596 1U096 5 1% 5%
This table defines the percent of the basic minimum needed during each time period for- sharedYparking. (M -F Monday toFriday)
P r j e c t D a t a
SECTION 1
411 sps
4 LVL Office 74,100 Net 0
Mon -Fri
Rett. 1 spl300 sf)
Total Required Parking: 247 sps
Provided Parking:
20%
Surface Parking: 148 sps
On -Street Parking: 24 sps
Total Provided Parking: 172 sps
Increased office Area
Required -Shared Parking
Approved by City
SECTION 2
1 LVL Restaurant A 111900s.f.
Req, 1 spl100 sJ.)
Required Parking: 119 sps
1 LUL Restaurant B 11 500s.f.
Required Parking: 115 sps
Total Required Parking: 234 sps
Provided Parking:
Surface Parking: 181 sps
On -Street Parking: 53 sps
Total Provided Parking: 234 sps
SECTION 3
1 LVL Restaurant 6,200 s.f.
Total Required Parking:
Req. 1 spit QO 5.0
62 sps
Provided Parking:
Surface Parking: 62 sps
Total Provided Parking: 62 sps
Mon -Fri
Sam -Spm
Office 100%
Required Parking: 247 sps
Resturant
Required Parking:
70%
164 sps
Total Required Parking: 411 sps
Total Provided Parking; 406 sps
Mon -Fri
bpm-12am
Office 20%
Required Parking: 50 sps
Restu ra nt 100%
Required Parking: 234 sps
Total Required Parking: 284 sps
Total Provided Parking: 406 sps
fable 2 Acca tae Walking DistancesEvalusItion)
Adjacent=Medi'Um Lon g
less- fan 1.,200 1 1 ' , ' rtiew
People with disabilities Grocery stores General retail Airport parking
Deliveries and loading Professional seRlices Restaurant Major sport or cultural
Emergency services Medical clinics Employees event
Convenience store Residents Entertainment center overflow parking
Religious Institution
This table indicates maxi MUM acceptable walking distonce from parking to destinations for various activities and user.,. It
assumes good pedestrian conditions (sidewalks, crosswolk's, level terrain) that are outdoors and uncovered, with a mild climate.
Table 3 Park ccu ancy Rates
Usrz-S F VN -F at, ?' at, 8-,
gyp{; ¢
y}{.
Sun, S u •
4. Sun.
6 M_ .2y
5 5p 6pm- 1 tam 12an-6a
Residential 1 80% 110/ 140
Office/ Warehouse 100% 20%5% 5% 5% 5%
industrial
Commercial 90% 80% 5% 100% 70% 5%
Hotel 70% 100% 100% 70% 100% 10D%
Resta u ra nt 7M 1
100% 10% 70% 100% 20%
Movie Theater 40% 80% 1016 80%1100761
Entertainment 40/6 1009 10% 80% 100 50%
Conference/Convention 100%'-----l00% 5% l00% 1000/
5%
Institutional non- 100% 20% 5% 10% 1 5l0
church)
Institutional (church) 10 5% 5% 100% 5pmpwnwmwq0' 5%
This to defines the percent of the basic minimum needed during each time period for shearedarkin M - p g ( F Monday toFriday)
Table 2 Acceptable walking Distances
Adjacent
Less than 30ft)
S h a ri Vie dLfu M [Longlessthan800ft! lessthan 1.200 ft i(less than 1,600 ftNNIN
People with disabilities Grocery stores General retail Airport ParkingPPgDeliveriesandloadingProfessionalservicesRestaurantMajorspurtor cultural
Emergency services Medical clinics Employees event
Convenience store Residents Entertainment center Overflow parkin
Religious Institution
This table indicates maximum acceptable walking disto nce from parking to destinations for various activities and users, It
assumes good pedestrian conditions (sidewalks, crosswalks, level terroin ) that are outdoors and uncovered, with a mild climate,
Table I Peak Parking Demand
Banks Auditoriums Religious institutions
Schools Bars and dance halls Parks
Distribution facilities Meeting halls Shops and malls
Factories Restaurants
Medical clinics Theaters
Offices
Professional services
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MARCH 29, 2019
SILVERLAKE TRAFFIC IMPACT ANALYSIS
GRAPEVINE., TEXAS
H1.,--1'1T7r 7u[
Texas Registered Engineering Firm F-761
50011. 7th Street, Suite 300
Mail Unit 23
Fart Worth, TX 76102-4728
Phone: (817) 335-3000
Fax: (817) 335-1025
0
GrapWm,TX Nth 29, 21H9
Introduction
This study investigates the traffic impacts for the proposed hotel, mid -rise apartments, and restaurants
that are part of the Silverlake development that occupies the northern corner of SH 26 and Bass Pro
Court in Grapevine, TX. The proposed hotel will be on the north side of Bass Pro Court across the street
from the existing Courtyard Marriot. In addition, an expansion of the existing Courtyard Marriot will be
analyzed as part of this report. The proposed apartments and restaurants will be located adjacent to
Bass Pro Court and SH 26. Also part of this project, a reconstruction of Bass Pro Court and an additional
right turn lane into the project site was analyzed to serve the proposed developments. Currently, the
site of the proposed development is vacant. Exhibits 1 and 2 identify the project area.
Exhibit 1-- Project Location Map
The proposed hotel will consist of 570 rooms, 19,687 square feet of meeting space, and a parking garage
with an expected capacity of 767 spaces and minimal surface parking. The expansion of the Courtyard
Marriot will include a 150 room wing built on the existing site of the hotel. Proposed apartments at the
development consist of nine, two to three story buildings containing a total of 360 units. The proposed
restaurants are arranged in two separate areas on the site, one 10,000 square feet and the other 12,000
square feet. Bass Pro Court is proposed to be reconstructed with a lane arrangement of four lanes (two
lanes in each direction). At Intersection 3, a proposed 540 foot right turn lane will be off of southbound
SH 26 into the driveway on the north side of SH 26. In addition, the northbound left turn lane at
Intersection 3 is increased by approximately 50 feet. Exhibit 2 shows the proposed site plan in addition
to the access points into the proposed development. The Driveway Concept Plan in the Appendix shows
the proposed geometry for the driveway and deceleration lane off of SH 26.
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5822 Cromo Drive
Suite 210
EI Paso Texas 79912
915.58.4339
Firm No. F-761
www. huitY-zoIIar5.com
Silverlake Traffic Impact Analysis
Project Area
N.T.S.
Exhibit
2
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The proposed development is near existing hotels, restaurants, a Bass Pro Shop, approximately a mile
away from Grapevine Mills Mall, and approximately five miles from Dallas/Fort Worth (DFW)
International Airport. The development will be adjacent to SH 2E and about two miles away from SH 121
by way of Bass Pro Drive. SH 26 is a major arterial that provides direct access to the city of Grapevine
west of the proposed development and many communities further east. SH 121 is a major state highway
that leads to DFW Airport to the south and several communities to the north and east. Traffic to and
from the proposed development and DFW Airport is expected to utilize Bass Pro Drive and SH 121.
The City of Grapevine's Traffic Engineering Department was consulted regarding the study area and
intersections to include in the study. From this consultation, it was determined that the study area
would include the intersection shown in Table 1. Table 1 also includes the intersection numbering
convention used in this report as well as the intersection control type. Exhibits 1 and 2 show the
proposed development in relation to the study area intersections.
Table 1-- Intersection Numbering and Control Type
Intersection
NumberingYID
Location Control Type
1 SH 26 and Grapevine Mills Trail Signalized
2 SH 26 and Grapevine Mills Blvd. Signalized
3 Proposed Driveway #1 Unsignalized
4 SH 26 and Bass Pro Drive Signalized
5
f
SH 26 and Fairway Drive
Bass Pro Drive and Big Bucks Drive
Signalized
Signalized
7 Bass Pro Drive and SH 1.21 SB Signalized
8 Bass Pro Drive and SH 121 NB Signalized
9 Bass Pro Court and Proposed Driveway #2 Unsignalized
to Bass Pro Court and Proposed Driveway #3 Unsignalized
11 Bass Pro Court and Proposed Driveway #4 Unsignalized
12 Bass Pro Court and Existing Driveway Unsignalized
13 Bass Pro Court and Proposed Driveway #5/Existing Driveway Unsignalized
14 Bass Pro Court and Proposed Driveway #6/Existing Driveway Unsignalized
Intersections 31 91 lo, 11, and 14 are proposed intersections and currently do not exist. Intersections 3,
9, and 10 will serve the proposed restaurant and apartments. Intersections 11, 12, 13, and 14 will serve
the existing and proposed hotels. The driveways at intersections 3, 9 and 10 are one lane in — one lane
out. The lane configuration for the driveways of Intersections 11 through 14 is shown in Exhibit 3. The
parking garage has a main entrance/exit on Bass Pro Court that will be opened at all times. It also has a
secondary garage entrance/exit in the back of the parking garage. Traffic in and out of this secondary
garage entrance is controlled and will only be allowed during high volume events.
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Exhibit 3 — Traffic Access, Intersections 11 through 14
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51Page
S P"%joiake Traffic Impact A -- -- i- =i.. 1
With City approval, the following scenarios were analyzed to fully determine the traffic impacts of the
proposed development. The scenarios include:
1. Existing conditions (2016)
2. Full build -out year (2017)
3. 5 years after full build -out (2022)
It is estimated that the full build out year will be 2017 with the 5 year post -build out being 2022. The
2022 scenario represents the highest background traffic volumes and full build -out traffic from the
project and will be used to determine the extent of impacts and need for improvements.
Traffic Circulation
The proposed development is adjacent to SH 26 and Bass Pro Court. SH 26 serves as a main route to and
from the City of Grapevine as well as the nearby Grapevine Mills Mall, restaurants, and other large retail
areas. Bass Pro Court transitions to Bass Pro Drive east of SH 261, which in turn provides access to SH 1.21
and DFW Airport.
Access to the proposed hotel will be off of Bass Pro Court only while the proposed apartments and
restaurants will be able to be accessed from either Bass Pro Court or SH 26. An existing median cut at
the driveway off of SH 26 (Intersection 3) will allow traffic to directly access the proposed apartments
and restaurants directly from both north and southbound SH 26. The exact locations of these access
points are shown in Exhibit 2. The characteristics of the roadways analyzed in this study are shown in
Table 2.
Table 2 — Analyzed Roadway Characteristics
Roadway
Number
of Lanes
Classification Speed Limit
SH 26 6 Principal Arterial 55
Bass Pro Drive 4 Minor Collector 40
Fairway Drive 2 Minor Collector 30
Bass Pro Court 4-2 Minor Collector 30
Big Bucks Drive 2 Private Road 15
Grapevine Mills Blvd. 4 Minor Collector 30
Grapevine Mills Blvd. 4 Minor Collector 30
SH 1.21 SB 2 Frontage Road 40
SH 121 NB 2 Frontage Road 40
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Tref tic Impact
11-1-,T
Existing Conditions and Volumes
Intersection 1 is a signalized four -leg intersection at SH 26 and Grapevine Mills Trail. Southbound SH 26
is a four lane approach with a dedicated left turn lane, two through lanes, and a shared through -right
turn lane. The left turns at this approach are treated as leading protected. Northbound SH 26 is a four
lane approach with a dedicated left turn lane, two through lanes, and a dedicated right turn lane. Left
turns at this approach are lagging protected movement. The eastbound approach to Grapevine Mills
Trail has a dedicated left, through, and right turn lane. Left turns at this approach are treated as
permitted. Westbound Grapevine Mills Trails consists of a dedicated left turn lane and a shared through -
right turn lane. Protected -permitted left turns are allowed at this approach.
Intersection 2 is a signalized four -leg intersection at SH 26 and Grapevine Mills Boulevard. Southbound
SH 26 consists of a dedicated left turn lane, two trough lanes, and a shared through -right lane. The left
turns at this approach are lagging protected. Northbound SH 26 consists of two dedicated left turn
lanes, three through lanes, and a dedicated right turn lane. Northbound left turns are leading protected.
The eastbound approach of Grapevine Mills Boulevard consists of a dedicated left, through, and right
turn lanes. This approach is treated as a split phase due to the east leg of the intersection being an on-
ramp for SH 121 and does not have any westbound traffic.
Intersection 3 is a proposed un -signalized intersection that will serve the proposed apartments and
restaurants. The approaches from the proposed development and Bass Pro Shop are stop controlled.
The north and southbound approaches of SH 26 both have three through lanes and a dedicated left turn
lane, but the northbound approach also has a right turn lane that serves the Bass Pro Shop. Through
coordination with Texas Department of Transportation (TxDOT) traffic engineers, an increase of 50 feet
to the northbound left turn lane is proposed. Under input from TOOT, it was determined that the
additional length will aid in serving turning vehicles into the development. A 540 foot right turn lane is
proposed for the southbound approach of SH 26. The right turn lane will aid traffic turning into the
proposed development by safely separating turning traffic from through traffic. The 540 foot distance
was determined based off of estimated right turn volumes, design guidelines from the TxDOT Roadway
Design Manual, and coordination with local TOOT traffic engineers. Storage length calculations are
shown in the Appendix.
Intersection 4 is the four -leg signalized intersection of SH 26 and Bass Pro Drive/Court. The north and
southbound lane arrangements on SH 26 both consist of a dedicated left turn lane and three through
lanes, but southbound SH 26 has a dedicated right turn lane while northbound has a shared through -
right lane. Northbound left turns are leading protected and southbound are lagging protected.
Westbound Bass Pro Drive consists of two dedicated left turn lanes and a shared through -right turn
lane. Left turns at this approach are lagging protected. Eastbound Bass Pro Court consists of a dedicated
left, through, and right turn lane. Left turns at this approach are lagging protected as well.
Intersection 5 is a three leg intersection of SH 26 and Fairway Drive. Southbound SH 26 consists of two
through lanes and a shared through -right lane. Northbound SH 26 has three through lanes and a
71P0-ge
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TX March23,M19
dedicated left turn lane with a lagging -protected treatment. The Fairway Drive approach consists of two
dedicated right turn lanes and a dedicated left turn lane.
Intersection 6 is a three leg intersection of Bass Pro Drive and Big Bucks Drive. Eastbound Big Bucks
consists of a dedicated left turn lane and two through lanes while westbound consists of two through
lanes and a dedicated right turn lane. The left turn phase turning into Big Bucks Drive operates as lagging
protected -permitted. Big Bucks Drive is the southbound approach and consists of a dedicated left and
right turn lane.
Intersections 7 and 8 are the SH 121 south and north frontage road intersections with Bass Pro Drive,
respectively. The southbound approach consists of a dedicated left turn lane, dedicated through lane,
and shared through -right lane. Eastbound Bass Pro Drive at intersection 7 consists of two through lanes
and a dedicated right turn lane. The westbound lane arrangement of Bass Pro Drive at Intersection 7
consists of two dedicated through lanes and a dedicated left turn lane. westbound left turns at
intersection 7 are protected permitted while southbound operates as a split phase with the northbound
bound frontage road approach at intersection 8. At intersection 8, eastbound Bass Pro Drive has a
dedicated left turn lane and two through lanes. Westbound Bass Pro Drive consists of a through lane
and shared through -right lane. The northbound SH 121 frontage road lane arrangement includes
through lane and shared through -right. Bass Pro Drive eastbound left turns at intersection 8 are
protected -permitted.
Intersections 12 and 13 currently serve the existing hotel off of Bass Pro Court. They both have
northbound approaches and are arranged as one lane in, one lane out driveways. In addition, both
intersections may be accessed from both east and west bound Bass Pro Court.
The City of Grapevine provided intersection turning movement counts for Intersection 4 that were
collected on April 7, 2016 and deemed acceptable for use in this study by the City. Existing turning
movement counts and field observations for all other project intersections were obtained during the AM
and PM peak hours on July 23, 2016. The data was collected between the hours of 7:00 AM to 9:00 AM
and 4:00 PM to 6:00 PM. Turning movement count data is included in the Appendix. Although existing
turning movement counts were not collected at intersections 12 and 13, estimates at these
intersections were gained from the data collected at the Bass Pro Court approach for Intersection 4. The
only traffic coming or going at this approach is related to the existing hotel and is utilizing the driveways
at Intersections 12 and 13. The estimated turning movement counts at these intersections for the AM
and PM peak periods may be observed in Figure 2.
Traffic volumes were analyzed to determine the AM and PM peak hour volumes (PHV) and peak hour
factors (PHF). PHVs were calculated by taking the highest four -consecutive 15 -minute volumes for each
turning movement at each approach over the two hour data collection period. Using this calculated
peak hour, corresponding peak hour factors were calculated for each turning movement. Figures 1 and
2, shows the peak hour turning movement counts for the AM and PM periods.
81 Page
Traffic I , A,
QaWWnei -M March;9, 2W
Peak hour factors are a traffic parameter used to describe the relationship between the peak 15 -minute
flow rate within the peak hour and the total peak hour volume. A high PHF (closer to 1) indicates that
traffic is spread out relatively evenly throughout the peak hour. A Cow PHF (closer to 0) indicates that
traffic is concentrated within the peak 15 minutes.
By using this method, the PHVs and PRFs can show the "worst case scenario" for each turning
movement. High traffic generators, such the shopping centers near the development, can have effects
on left and right turn intersection movements that do not necessarily align with the highest through
movement volumes. Calculating PHVs and PHFs by this method account for these differences and better
show the impacts of high turning volumes. Complete PHV and PHF calculations may be found in the
Appendix. Intersection 4 is expected to experience the greatest volume change from the proposed
development and the PHV and PHF calculations for this intersection is shown below in Table 3
Table 3 — Peak Hour Turning Movements for Intersection 4
From Table 3, it is observed that AM peak hours at Intersection 4 varied from 7:15 AM to 8:00 AM, with
the most common peak hours occurring at 7:15. PRFs during the AM period range from 0.57 to 0.89.
The highest PHFs were in the northbound through, southbound through, westbound left, westbound
right, and eastbound right movements indicating spread out traffic during the peak hour. The rest of the
movements have PHFs less than 0.75, indicating more concentrated traffic during the highest 15 minute
interval for their respective peak hours.
During the PM period for Intersection 4, the movement peak hours occurred from 4:00 PM to 5:00 PM
with the most common peak hour at 4:30 PM and 5:00 PM. PHFs at this intersection range from 0.63 to
0.94. The movements with the most concentrated traffic volumes were westbound through, eastbound
left, and eastbound through. The movements with the most dispersed volumes over the peak hour
included westbound right, northbound through, eastbound right, and southbound through.
Intersection Analysis
Traffic circulation is commonly evaluated with intersection Level of Service (LOS). LOS is a measure of
driving conditions and vehicle delay. It is calculated using principles in the Highway Capacity Manual,
published by the Transportation Research Board. LOS allows discussion and comparison of traffic
operations on roadway facilities. It ranges from A (best) to F (poorest). LOS of A, B, and C indicate
conditions where traffic can move freely. LOS of D describes conditions where delay is noticeable. LOS E
and F indicate conditions where traffic volumes are close to capacity or beyond capacity, experiencing
9 1 P a g e
Bass Pro Court SH 26 Bass Pro Drive SH 26Int. #4 - SH 26 &Bass
Pro Drive/Court
westbound Northbound Eastbound Southbound
Left Thru Right Left Thru Right Left Thru Right Left Thru Right
AM PH Start 7:15 AM 7:15 AM 8:00 AM 7:15 AM 7:30 AM 7:15 AM 7.15 AM 7:00 AM 8:00 AM 7:15 AM 7:45 AM 7:15 AM
AM Volume 233 27 147 10 827 997 16 29 21 137 465 15
AM phf 0.86 0.68 0.83 0.63 0.89 0.80 0.57 0.66 0.88 0.73 0.85 0.75
PM PH Start 4:45 PM 4:30 PM 5:00 PM 5:00 PM 4:30 PM 4:30 PM 4:45 PM 4:45 PM 5:00 PM 4:00 PM 4:30 PM 5:00 PM
P M V o l u m e 699 15 359 16 112.2 327 18 24 18 145 592 15
PM phf 0.83 0.63 0.89 80 0.93 0.85 0.64 0.67 0.90 0.82 0.94 0.75
From Table 3, it is observed that AM peak hours at Intersection 4 varied from 7:15 AM to 8:00 AM, with
the most common peak hours occurring at 7:15. PRFs during the AM period range from 0.57 to 0.89.
The highest PHFs were in the northbound through, southbound through, westbound left, westbound
right, and eastbound right movements indicating spread out traffic during the peak hour. The rest of the
movements have PHFs less than 0.75, indicating more concentrated traffic during the highest 15 minute
interval for their respective peak hours.
During the PM period for Intersection 4, the movement peak hours occurred from 4:00 PM to 5:00 PM
with the most common peak hour at 4:30 PM and 5:00 PM. PHFs at this intersection range from 0.63 to
0.94. The movements with the most concentrated traffic volumes were westbound through, eastbound
left, and eastbound through. The movements with the most dispersed volumes over the peak hour
included westbound right, northbound through, eastbound right, and southbound through.
Intersection Analysis
Traffic circulation is commonly evaluated with intersection Level of Service (LOS). LOS is a measure of
driving conditions and vehicle delay. It is calculated using principles in the Highway Capacity Manual,
published by the Transportation Research Board. LOS allows discussion and comparison of traffic
operations on roadway facilities. It ranges from A (best) to F (poorest). LOS of A, B, and C indicate
conditions where traffic can move freely. LOS of D describes conditions where delay is noticeable. LOS E
and F indicate conditions where traffic volumes are close to capacity or beyond capacity, experiencing
9 1 P a g e
i M Aj. a
significant delays, slow speeds, stop -and -go conditions, and queuing. Roadway LOS was not analyzed for
this project. The intersection LOS was used for evaluation since the intersections will be the limiting
factor for capacity. Table 4, lists the LOS definitions for signalized and un -signalized intersections as
defined in the Highway Capacity Manual 2010.
Table 4 — Level of Service
Intersection delay is calculated by taking a weighted average of the total delays for each intersection
lane group. Total delay includes queue delay and delay from stopping. Using this intersection delay, a
LOS value may be assigned to the intersection.
The volume to capacity (v/c) ratio indicates the amount of congestion for each lane group. Any v/c ratio
greater than or equal to one indicates that the approach is operating at or above capacity. The
intersection v/c ratio is the maximum ratio from all the lane groups.
The LDS, delay, and volume -capacity ratios for the existing conditions were calculated using Synchro and
summarized in Table 5 for both AM and PM peak hours. Detailed results are included in the Appendix.
10 1 f'- _ g e
Delay (s/veh) at Delay (s/veh) at
LOS Signalized Unsignalized Traffic Flow Characteristics
Intersection Intersection
Virtually free flaw, completely
A 510 sec. 10 sec.
unimpeded
Stable Flow with slight delays, less
B 1- sec. X10-15 sec.
freedom to maneuver
Stable Flaw with delays, less
C 2-35 sec. X15-5 sec.
freedom to maneuver
D X35-55 sec. X25--35 sec. High density, but stable flow
Operating conditions at or near
E X55 -8o sec. X35 -5o sec.
capacity, unstable flow
F 80 sec. 50 sec. Forced flow, breakdown conditions
Intersection delay is calculated by taking a weighted average of the total delays for each intersection
lane group. Total delay includes queue delay and delay from stopping. Using this intersection delay, a
LOS value may be assigned to the intersection.
The volume to capacity (v/c) ratio indicates the amount of congestion for each lane group. Any v/c ratio
greater than or equal to one indicates that the approach is operating at or above capacity. The
intersection v/c ratio is the maximum ratio from all the lane groups.
The LDS, delay, and volume -capacity ratios for the existing conditions were calculated using Synchro and
summarized in Table 5 for both AM and PM peak hours. Detailed results are included in the Appendix.
10 1 f'- _ g e
Grawjinei ' "
x' e
Table 5 - Existing Condition (2016) Operational Measures
11 l 1 L t..
W1
Intersection AM Peak Hour PM Peak Hour
Location
Delay LOS WC Delay LOS V/CNumber
SH 26 and Grapevine Mills
1
Trail
33.7 C 0.67 35.3 D 0.79
SH 26 and Grapevine Mills
Blvd.
16.7 B 0.73 22.8 C 0.8S
3 Proposed Driveway #1 N/A N/A N/A N/A N/A N/A
4 SH 26 and Bass Pro Drive 23.8 C 0.80 31.3 c 0.85
5 SH 26 and Fairway Drive 1.3.2 B 0.68 15.7 B 0.8
Bass Pro Drive and Big Bucks6
Drive
4.6 A 0.52 5.3 A 0.61
7 Bass Pro Drive and SH 121 SB 27.4 C 0.96 45.7 D 1..07
8 Bass Pro Drive and SH 121 NB 38.7 D 0.96 60.5 E 1.07
Bass Pro Court and Existing12
Driveway
3.7 A 0.04 3.7 A 0,03
Bass Pro Court and Existing13
Driveway
6.4 A 0.03 6.9 A 0.03
Trip Generation
The estimated number of trips generated for the proposed development were calculated using the ITE
Trip Generation Monuol, 9t" Edition. The average trip rates for the peak hour of the adjacent street
traffic were used for this study. These trips represent the highest peak hour vehicle trip ends generated
by the development for the peak hour between 7 to 9 AM and the peak hour between 4 to 6 PM. The
generated trips for the proposed hotel, apartments, and restaurant space are shown in Table 6. All trips
are considered to be vehicular.
Trdflk Impact ArWVsisp .
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Table 6 -- Proposed Development Generated Trips
Type of Development
Number
of hits
Proposed
5C2 FT
Generated Trips
AM Peak P111i Peak
Residential 360 135 162
Restaurant #1 10000 109 99
Restaurant #2 12000 130 119
Hotel 720 382 432
TOTAL 756 812
Total In: 399 445
Total out: 357 367
Trip Distribution
Traffic generated by the proposed development had to be distributed and assigned to the study area
intersections so that impacts can be analyzed. The generated trips were assigned to signalized
intersections and driveways considering such factors such as connectivity, capacity, and congestion.
Engineering judgment was applied to these factors when developing assumptions for the analysis. The
following factors affected the trip distribution:
1. A large amount of hotel trips are expected to and from DFW Airport.
2. Residential and restaurant trips are expected to follow existing traffic volume patterns.
3. Bass Pro Court will be the only access point for hotel traffic while apartment and restaurant
traffic will utilize Bass Pro Court and SH 26.
4. A typical day was considered for the traffic distributions; therefore, it was assumed that drivers
in route to the proposed hotel would only use the parking garage and the parking garage
entrance on Bass Pro Court.
Considering the factors stated above, the trip distributions turning movements were assigned for all the
land uses and illustrated in Figures 3-10.
Using the trip distributions from Figures 3-10, generated trips were developed for all the land uses and
summarized in Figure 11 and 12.
Background Growth
Regardless of proposed developments, the study area population and corresponding traffic volume will
continue to grow. The rate of traffic volume growth, or growth rate (GR), is expressed as a percentage
of growth over a year. The City of Grapevine was consulted for this growth rate and provided a rate of
3% per year.
Using the provided growth rate, future background traffic forecasts for the full build -out year (2017) and
5 years after full build -out (2022) may be determined. In Synchro traffic modeling software, future
121Page
Serf "TrAK:hipactAn*sis
i
traffic forecasts are determined using a growth factor (GF). This growth factor is calculated using the
equation GF = (1 + GR)', where n is time in years. The calculated growth factors are shown in Table 7.
Table 7 -Traffic Volume Growth Factors
GF (2017) GF (2022)
1.030 1.194
The existing turning movements in the study area are then multiplied by the respective growth factors
to determine the forecasted background turning movements for 2017 and 2022.
Future Conditions with and Without Development
The opening year scenario was analyzed by creating Synchro models using the background 2017 traffic
volumes with and without the proposed development. Model analysis provided the delay, LOS, and
volume to capacity ratios and are shown in Table 8.
Table 8 -Operational Measures for Opening Year (2017)
Intersection
Number
Location
AM Peak Hour PM Peak Hour
Delay LDS WC Delay LDS V/C
1 SH 26 and Grapevine Mills Trail
Background 34.3 C 0.68 35.5 D 0.79
With Project 36.3 D 0.73 37.1 D 0.83
2 SH 26 and Grapevine Mills Blvd.
Background 16.4 B 0.74 22.8 C 0.86
With Project 14.7 B 0.75 23.0 C 0.86
3 5H 26 and Proposed Driveway #1
Background N/A N/A N/A N/A N/A N/A
With Project 0.5 A .24 0.4 A 0.35
4 5H 26 and Bass Pro Drive
Background 24.8 C 0.83 32.2 C 0.88
With Project 73.0 E 1.56 103.6 F 3.23
5 SH 26 and Fairway Drive
Background 13.4 B 0.68 16.0 B 0.81
With Project 14.4 B 0.68 16.1 B 0.81
6 Bass Pro Drive and Big Bucks
Drive
Background 4.7 A 0.53 5.4 A 0.62
With Project 5.7 A 0.53 4.8 A 0.62
7 Bass Pro Drive and SH 1215B
Background 29.2 C 0.97 48.9 D 1.10
With Project 34.5 C 1.13 55.8 E 1.12
8 Bass Pro Drive and SH 121 NB
Background 39.6 D 0.97 67.6 E 1.10
With Project 71.0 E 1.13 80.6 F 1.12
9
Bass Pro Court and Proposed
Driveway #2
Background N/A N/A N/A N/A N/A N/A
With Project 1.9 A 0.21 1.6 A 0.17
10
Bass Pro Court and Proposed
Driveway #3
Background N/A N/A N/A N/A N/A N/A
With Project 0.8 A 0.12 0.5 A 0.12
11
Bass Pro Court and Proposed
Driveway #4
Background N/A N/A N/A N/A N/A N/A
With Project 1.8 A 0.10 1.4 A 0.11
12 Bass Pro Court and Existing
Driveway
Background 3.8 A 0.04 3.7 A 0.03
With Project 2.1 A 0.10 2.2 A 0.Q9
131Page
miake Tra& kTWdAnalysis \r
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Table 8 -- Operational Measures for opening Year (2017) Cont.
Intersection
Number
Location
AM Peak Hour PM Peak Hour
Dela LOS v C Dela LOSDelay1v v C1
13
Bass Pro Court and Proposed
Driveway #5/Existing Driveway
Background 6.4 A 0.03 6.9 A 0.03
With Project 3.8 A 0.08 3.6 A 0.06
14
Bass Pro Court and Proposed
Driveway #6/Existing Driveway
Background N/A N/A N/A N/A N/A N/A
with Project 4.3 A 0.12 4.9 A 0.16
From the data analysis shown in Table 8, it's observed that intersections 4 and 8 experienced significant
added delays with the proposed development. At intersection 4, the delay increased 48.2 seconds in the
AM peak hour 71.4 seconds in the PM peak hour. Delays at Intersection 8 in the AM peak hour increased
by 31.4 seconds and 13 seconds in the PM peals hour. The increase in delays at intersection 4 is
observed to be caused by the large jump in traffic volume that is expected enter and exit the
development from the west leg of this intersection. At intersection 8, delays increase the greatest in the
northbound left movement.
The 2022, 5 years after opening scenario, was analyzed and considered for mitigation measures because
it represents the worst case scenario for the traffic study. Synchro models were created for 2022 with
and without the proposed development. Figures 1316 show the turning movement counts for 2022
background growth and 2022 background with the development, respectively. Table 9 compares the
delay, LOS, and volume to capacity ratios for the study intersections for the existing conditions, 2022
background, and 2022 with development.
141 Page
abkeTral 1cknpad
Table 9 - operational Measures for 5 Years After opening Year (2022)
Intersection
Number
Location
AM Peak Hour PM Peak Hour
Delay LDS V/C Delay Los VAC
1
SH 26 and Grapevine
Mills Trail
Background 35.9 D 0.71 36.9 D 0.82
With Project 38.5 D 0.79 40.7 D 0.87
2
SH 26 and Grapevine
Mills Blvd.
Background 16.6 B 0.77 24.0 C 0.88
With Project 15.1 B 0.77 23.5 C 0.88
3 Proposed Driveway #1
Background N/A N/A N/A N/A N/A N/A
With Project 0.5 A 0.25 0.4 A 0.37
4 SH 26 and Bass Pro Drive
Background 38.9 D 1.00 43.3 D 1.23
With Project 1.07.2 F 1.82 228.3 F 3.51
5 SH 26 and Fairway Drive
Background 15.1 B 0.70 18.3 B 0.85
With Project 15.7 B 0.70 29.1 B 0.85
6 Bass Pro Drive and Big
Bucks Drive
Background 5.3 A 0.56 5.5 A 0.66
With Project 6.5 A 0.56 5.1 A 0.66
7
Bass Pro Drive and SH
121 SB
Background 42.6 D 1.16 79.6 E 1.31
With Project 55.3 E 1.29 95.0 F 1.33
8
9
Bass Pro Drive and SH
121 NB
Bass Pro Court and
Proposed Driveway #2
Background 76.1 E 1.16 119.1 F 1.31
With Project
Background
111.3
N/A
F
N/A
1.29
N/A
135.2 F
N/A N/A
1.33
N/A
With Projectect 2.0 A 0.22 1.6 A 0.18
10
Bass Pro Court and
Proposed Driveway #3
Background N/A N/A N/A N/A N/A N/A
With Project D.7 A 0.13 0.5 A 0.12
11
Bass Pro Court and
Proposed Driveway #4
Background N/A N/A N/A N/A N/A N/A
With Project 1.8 A 0.11 1.4 A 0.11
12
Bass Pro Court and
Existing Driveway
Background 3.8 A 0.05 4.4 A 0.04
With Project 2.1 A 0.10 2.0 A 0.09
13
Bass Pro Court and
Proposed Driveway
S/Existing Driveway
Background 6.4 A 0.03 7.0 A 0.03
With Project 3.9 A 0.07 3.6 A 0.07
14
Bass Pro Court and
Proposed Driveway
46/Existing Driveway
Background N/A N/A N/A N/A N/A N/A
With Project 4.3 A 0.12 4.9 A 0.16
From the data analysis shown in Table 9, it's observed that Intersections 4, 7, and 8 experienced added
delays causing the LOS to deteriorate. During the AM peak hour at Intersection 4, the delay increase
68.3 seconds while the PM peak hour saw an increase of 85 seconds. These increases are a result of the
large jump in turning movements in and out of the proposed development. Intersection 7 experienced
delay increases of 12.7 seconds in the AM peak and 15.4 seconds in the PM peak. The delay
deterioration is attributed to the expected increase in eastbound right turn movements and westbound
through movements due to the development. At Intersection 8, the added delays of 35.2 seconds in the
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9WdakeTrdffiCIMPadAna1YSi5
Ck4eikie, TX March 29, ?019
AM period and 16.1 seconds in the PM period are a result of the large amount of trips making the
northbound left turn movement.
In an effort to return traffic operations at Intersections 4, 7, and S to levels analyzed in the 2022
Background scenario without the proposed development, mitigation measures were further analyzed to
improve traffic operations.
Mitigations
To address the added delays at Intersection 4, improvements to the traffic signal operation to consider
the extra turning movements into and out of Bass Pro Court were analyzed. From traffic model analysis,
it was determined that utilizing flashing yellow arrow left turns on the east and westbound approaches,
adding an additional westbound through lane, and adjusting split and offset times were able to return
the intersection LOS for both the AM and PM peak periods back to 2022 Background conditions at
Intersection 4. With these changes, the traffic signal was able to manage the added development trips
and the existing high number of background turning movements more efficiently than using protected
left turns on Bass Pro Court/Drive. For the implementation of the flashing yellow arrow signals at the
westbound approach, it is recommended that the dual left turn lanes be offset by at least four feet
towards the median to improve sight distance for drivers performing permitted left turns from the dual
left lanes. Sight distance may also be improved by shifting the eastbound left turn lane a similar distance
into the median. The percent financial responsibility by the developer for the phasing changes and split
adjustments at Intersection 4 is expected to be 15% based on the proposed Development's generated
traffic and 2022 Background scenario traffic volumes at the Intersection. A Syn chro representation of
the mitigation lane arrangement is shown in Exhibit 4.
Exhibit 4 — Intersection 4 Mitigation Lane Arrangement
16 1 Page
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reriake Traffic Impact Analysis
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After analyzing several options, adjusting the split times at Intersections 7 and 8 proved to mitigate the
LOS to that of 2022 Background levels. The adjustments made were able to improve delays at turning
movements significantly affected by the proposed development while not compromising operations at
the other turning movements. Based on the proposed development's generated traffic and the 2022
Background scenario traffic volumes at Intersections 7 and 8, the Developer's expected financial
responsibility of for the mitigation measures at Intersections 7 and 8 is 4%.
In addition to the mitigation efforts at Intersections 4, 7, and 8, the splits and offsets at all the other
project intersections were updated for optimum traffic operations. Results of the mitigation measures
for all the project intersections is shown in Table 10.
Table 10 -Operational Measures for 5 Years After Opening Year (2022) with Mitigation Measures
Intersection
Number
Location
AM Peak Hour PM Peak Hour
Delay LOS V/C Delay LOS V/C
1
SH 26 and Grapevine
Mills Trail
Background 35.9 D 0.71 36.9 D 0.82
With Project 38.5 D .70.79 40.7 D 0.87
Mitigation 29.8 C 0.67 27.9 C 0.74
2
3
SH 26 and Grapevine
Mills Blvd.
Proposed Driveway #1
Background 16.6 B 0.77 24.0 C 0.88
With Project 15.1 B 0.77 23.5 C 0.88
Mitigation
Background
17.5 B 0.77 21.2 C
N/A N/A N/A N/A N/A
0.88
N/A
With Project 0.5 A 0.25 0.4 A 0.37
Mitigation 0.5 A 0.25 0.4 A 0.37
4
SH 26 and Bass Pro
Background 38.9 D 1.00 43.3 Q 1.23
With Project 107.2 F 1,8282 128.5 F 3.51
Mitigation 48.8 D 1.06 52.5 D 1.14
SH 26 and Fairway5
Drive
Background 15.1 B 0.70 18.3 B 0.85
with Project 15.7 B 0.70 19.1 B 0.85
Mitigation 16.8 B 0.72 16.9 B 0.88
6 Bass Pro Drive and Big
Bucks Drive
Background 5.3 A 0.56 5.5 A 0.66
with Project 6.5 A 0.56 5.1 A 0.55
Mitigation 4.0 A 0.56 6.5 A 0.66
7
Bass Pro Drive and SH
121 SB
Background 42.6 D 1.16 79.6 E 1.31
With Project 55.3 E 1.29 95.0 F 1.33
Mitigation 53.0 D 1.19 78.6 E 1.44
8
Bass Pro Drive and SH
121 NB
Background 76.1 E 1.1.6 119.1 F 1.31
with Project 111.3 F 1.29 135.2 F 1.,33
Mitigation 68.6 E 1.19 126.3 F 1.44
9
Bass Pro Court and
Proposed Driveway #2py
Background N/A N/A N/A N/A N/A N/A
With Project 2.0 A 0.22 1.6 A 0.18
Mitigationg 1.6 JA 0.18 1.6 A 0.15
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gverlakeTraf
Table 10 - Operational Measures for 5 Years After Opening Year (2022)
with Mitigation Measures (Cont.)
Intersection
Number
Location Peak HourAMeaou PM PPeak Hour
10
Bass Pro Court and Proposed
Driveway #3
Background N/A N/A N/A N/A N/A N/A
With Project 0.7 A 0.13 0.5 A 0.12
Mitigation 0.5 A 0.12 0.5 A 0.12
11
Bass Pro Court and Proposed
Driveway #4
Background N/A N/A N/A N/A N/A N/A
With Project 1.8 A 0.11 1.4 A 0.11
Mitigation 1.4 A 0.11 1.4 A 0.11
12
Bass Pro Court and Existing
Driveway
Background 3.8 A 0.05 4.4 A 0.04
With Project 2.1 A 0.10 2.0 A 0.09
Mitigation 2.3 A 0.10 2.3 A 0.10
Background 6.4 A 0.03 7.0 A 0.03
13
Bass Pro Court and Proposed
Driveway #S/Existing Driveway
With Project 3.9 A 0,07 3.6 A 0.07
Mitigation 3.6 A 0.07 3.6 A 0.07
14
Bass Pro Court and Proposed
Driveway #6/Existing DrivewayF-mitigation
Background N/A N/A N/A N/A N/A N/A
With Project 4.3 A 0.12 4.9 A 0.16
4.9 A 0.16 4.9 A 0.16
From Table 10, it can be observed haw the mitigations maintained the LOS of the 2022 Background
scenario for Intersections 41, 7, and 8 . It can also be observed that the delay increases at all other project
intersections are minimal and in some cases reduced with the optimized mitigation timing.
Decision Sight Distance and Intersection Sight Distance
Decision sight distance and intersection sight distance were considered for analysis at Intersection 3,
particularly for the eastbound right turn movements turning onto 5H 26. Using design criteria from the
American Association of State Highway Transportation Officials (AASHTO) -- A Policy on Geometric
Design of Highways and Streets (6th Ed.), decision sight distance on level terrain for a design speed of 55
mph and avoidance maneuvers on suburban roads is 980'. In addition, intersection sight distance for
right turns from a stop on level terrain at a design speed of 55 mph is 530'. These distances in relation to
Intersection 3 are shown in Exhibit S. Level terrain and no obstructions within these distances were
observed. From this analysis it is determined that southbound drivers on SH 26 will have adequate
decision sight distance to stop or maneuver the vehicle to avoid collisions with vehicles entering SH 26
from Intersection 3. Drivers entering SH 26 will also have satisfactory intersection sight distance to safely
assess time gaps and enter SH 26.
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9WdakeTraffic
GrapWMTX
Exhibit 5 — Intersection 3 Decision and Intersection Sight Distance
Dedsion Sight Distance
Intersection sight DUUnae
Conclusion
The traffic impact analysis identified three Intersections that are expected to see significant delay
increases as a result of traffic generated by the proposed development, Intersections 4, 7, and 8. To
address the increased volumes and delays at Intersection 4, flashing yellow arrow left turns on the east
and west approaches were considered in addition to an additional westbound through lane, split, and
offset modifications. From Synchro analysis, it was determined that these measures would improve
operations and return the intersection to the LOS in the Background scenario without the proposed
development.
At Intersections 7 and 8, additional delays were able to be mitigated with minor adjustments to the split
times on all the intersection approaches for the AM and PM periods. In addition, field observations
during data collection showed that even during the peak hours, the traffic signals at these Intersections
handled current traffic volumes easily. The proposed mitigation split and offset adjustments would only
be expected to further improve traffic operations.
Overall, the traffic effects from the proposed development are not anticipated to significantly disrupt
operations at the project intersections. The surrounding network of streets and thoroughfares is
expected to adequately serve the proposed development.
191 Page
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Firm No. F-761
www.hunt-zollars.com
ORDINANCE NO. 2019-037
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS, ISSUING CONDITIONAL USE PERMIT
CU 19-16 TO AMEND THE PREVIOUSLY APPROVED SITE
PLAN OF CU17-05 (ORDINANCE NO. 2017-23) FOR A
MASTER SITE DEVELOPMENT PLAN, SPECIFICALLY TO
ALLOW FOR A MULTI -BRAND HOTEL COMPLEX
RENAISSANCE, ELEMENT, AND A.C. HOTEL) WITH ON -
PREMISE ALCOHOLIC BEVERAGE SALES (BEER, WINE,
AND MIXED BEVERAGES), OUTDOOR DINING, OUTDOOR
SPEAKERS, MINOR SITE PLAN AND ELEVATION CHANGES
TO THE PREVIOUSLY APPROVED HILTON GARDEN INN,
AND MINOR SITE PLAN AND ELEVATION CHANGES TO
THE PREVIOUSLY APPROVED OFFICE BUILDING FOR
LOTS 1 AND 2, BLOCK 1, SILVER LAKE CROSSINGS, (2200
AND 2225 BASS PRO COURT) AND LOT 1A3, BLOCK 1,
THE BLUFFS AT GRAPEVINE (1785 STATE HIGHWAY 26)
IN A DISTRICT ZONED "CC" COMMUNITY COMMERCIAL
DISTRICT ALL IN ACCORDANCE WITH A SITE PLAN
APPROVED PURSUANT TO SECTION 47 OF ORDINANCE
NO. 82-73 AND ALL OTHER CONDITIONS, RESTRICTIONS
AND SAFEGUARDS IMPOSED HEREIN; CORRECTING THE
OFFICIAL ZONING MAP; PRESERVING ALL OTHER
PORTIONS OF THE ZONING ORDINANCE; PROVIDING A
CLAUSE RELATING TO SEVERABILITY; DETERMINING
THAT THE PUBLIC INTERESTS, MORALS AND GENERAL
WELFARE DEMAND THE ISSUANCE OF THIS
CONDITIONAL USE PERMIT; 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 conditional use
permit 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 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
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 otherthings 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
Ordinance No. 2019-037 2
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, an 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.
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 CU19-16 to amend the previously site plan
of CU 17-05 (Ordinance No. 2017-23) for a master site development plan specifically to
allow for a multi -brand hotel complex (Renaissance, Element, and A.C. Hotel) with on -
premise alcoholic beverage sales (beer, wine, and mixed beverages), outdoor dining and
outdoor speakers, minor site plan and elevation changes to the previously approved Hilton
Garden Inn, and minor site plan and elevation changes to the previously approved office
building in a district zoned "CC" Community Commercial District within the following
described property: Lots 1 and 2, Block 1, Silver Lake Crossings, (2200 and 2225 Bass
Pro Court) and Lot 1A3, Block 1, The Bluffs at Grapevine (1785 State Highway 26) all in
accordance with a site plan approved pursuant to Section 47 of Ordinance No. 82-73,
attached hereto and made a part hereof as Exhibit "A", and all other conditions,
restrictions, and safeguards imposed herein, including but not limited to the following:
None.
Section 2. That the City Manager is hereby directed to amend the official zoning
map of the City of Grapevine, Texas, to reflect the herein 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
Ordinance No. 2019-037 3
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.
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 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 18th day of June, 2019.
APPROVED:
William D. Tate
Mayor
ATTEST:
Tara Brooks
City Secretary
Ordinance No. 2019-037 4
APPROVED AS TO FORM:
City Attorney
Ordinance No. 2019-037
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W
MEMO TO: THE HONORABLE MAYOR, MEMBERS OF THE CITY COUNCIL,
AND THE PLANNING & ZONING COMMISSION
FROM: BRUNO RUMBELOW, CITY MANAGER %—
MEETING DATE: JUNE 18, 2019
SUBJECT: FINAL PLAT APPLICATION
LOTS 2 AND 3, BLOCK 1, SILVER LAKE CROSSINGS ADDITION
PLAT APPLICATION FILING DATE........................................................... June 11, 2019
APPLICANT.................................................Mital Patel, Grapevine Equity Partners, LLC
REASON FOR APPLICATION ......................................Platting to build a 556 room hotel
PROPERTY LOCATION ............................... North of Bass Pro Court and west of SH 26
ACREAGE........................................................................................................ 21.6 acres
ZONING...................................................................................................................... CC
NUMBEROF LOTS....................................................................................................... 2
PREVIOUS PLATTING................................................................... Preliminary Plat 2016
CONCEPT PLAN................................................................................................CU19-16
SITEPLAN.................................................................................................................... No
OPEN SPACE REQUIREMENT.................................................................................. Yes
AVIGATION RELEASE............................................................................................... Yes
PUBLIC HEARING REQUIRED....................................................................................No
C:\Users\tbrooks\AppData\Local\Temp\Item 06b - FP Silver Lake_713702\Item 06b - FP Silver Lake.doc
PLAT INFORMATION SHEET
FINAL PLAT APPLICATION
LOT 2 AND 3, BLOCK 1,
SILVER LAKE CROSSINGS ADDITION
GENERAL:
The applicant, Mital Patel is platting the 21.6 acres to build a 556 room hotel.
The property is north of Bass Pro Court and west of State Highway 26.
STREET SYSTEM:
The development has access to Bass Pro Court and State Highway 26.
ALL abutting roads: are on the City Thoroughfare Plan:
are not on the City Thoroughfare Plan:
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 10.00/LF
Periphery Street Fees are not due:
TOTAL
STORM DRAINAGE SYSTEM:
Length Cost
The site drains north towards the onsite pond.
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.
C:\Users\tbrooks\AppData\Local\Temp\Item 06b - FP Silver Lake_713702\Item 06b - FP Silver Lake.doc
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 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.
VI. MISCELLANEOUS:
Water and Wastewater Impact Fees are not required for: Lot 3, Block 1,
Silver Lake Crossings Addition
Water and Wastewater Impact Fees are due prior to the issuance of building
permits for: Lot 2, Block 1, Silver Lake Crossings Addition
Single Family Residential ( $ 2,191/ Lot)
Multifamily 1,026 / Unit)
Hotel 38,107/ Acre)
Corporate Office 18,847/ Acre)
Government 4,037/ Acre)
Commercial / Industrial 5,209 / Acre)
Open Space Fees are not required for: Lots 2 & 3, Block 1, Silver Lake
Crossings Addition
Open Space Fees are required for:
R-5.0, 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)
C:\Users\tbrooks\AppData\Local\Temp\Item 06b - FP Silver Lake_713702\Item 06b - FP Silver Lake.doc
Public Hearing Only
Variances were required on the following items:
Front building line
Rear building line
Lot width & depth
Max. Impervious Area
Special Exception to the required front yard landscape setback
The following items associated with this plat are not in accordance with the
current subdivision standards:
50' ROW dedication not met: Developer is proposing to dedicate
variable width private access easements throughout the development.
The access easements will be owned and maintained by a Home
Owners Association (HOA).
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.
C:\Users\tbrooks\AppData\Local\Temp\Item 06b - FP Silver Lake_713702\Item 06b - FP Silver Lake.doc
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.
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 2 & 3, Block 1, Silver Lake Crossing Addition."
C:\Users\tbrooks\AppData\Local\Temp\Item 06b - FP Silver Lake_713702\Item 06b - FP Silver Lake.doc
I
111-7
N89°41'01"E I
I
620,769.59 SO. FT.)/
WHTTLESEY INVESTMENT INC /1
VOL 1383. PG. 1383
TEXAS POWER R UG;-EASENEM
D.R.T.C.T.
1
J2• 1 1
D.R.T.C.T.
piIII1
FA 2
11 EXSTING VARIABLE MOTH
UTILITY EASEMENT
S59°OD'19"EN75°20'06'E\
104.12'
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5/8" ON RI
NAD 83 GPoD
N58°41'D1"E COORDINATES
N: 7035503.0
BUILDING-rm.
E 2413687.4
DFW HILTON ADDITION
INSTR. D208201714
P.R.T.C.T.
LOT 1A
DFW HILTON ADDITION
INSTR. 0208201714
P.RT.C.T.
LOT 3
GRAPEVINE!Q ERS, LLC. ADDLTION
INSTR. 160241 — — — — * — —
SILVER LAKE CROSSINGS
111-7
N89°41'01"E I
ADDITION
I
620,769.59 SO. FT.)/ 17.78' -
1
TEXAS POWER \ /. 7\
TEXAS POWER R UG;-EASENEM e•
317,014.79 SO. FT.)
Nt LIGHT
D.
E.
C.T.
f /
VOL 10022 PG. s71
VOL 10022 PC. 571 / J2•
D.RLC.T,
1 1
D.R.T.C.T.
piIII1
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11 EXSTING VARIABLE MOTH
UTILITY EASEMENT
r ,
L.1--------- L 1L__—_
ABN -FINISHED FLOOR OF
BUILDING-rm.
OPER: I
IX. LAKE
GRAPEVINE EQUITY PARTNERS, LLD.
INSTR.j 0208160241 S44.51'35"E I .
W/S 507.3
D.R.T.C.T. 70.71' 12' ACCESS FASEUDIT \\ I I NAD 83NATESGRIDCOON. 7034327.3577
OF GRAPEVINE/
100 -YEAR--
FLOODPLAIN
LnmSA, 0
0
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OWNER y.
EVERGREEN GOLF
ALLIANCE
S08°18'11
2824'
S20°34'12'
24.70'
OWNER rSILVER LAKE CROSSINGS
DFW HILTON ADDITION
INSTR. D208201714
P.R.T.C.T.
LOT 1A
DFW HILTON ADDITION
INSTR. 0208201714
P.RT.C.T.
LOT 3
GRAPEVINE!Q ERS, LLC. ADDLTION
INSTR. 160241 — — — — * — —
SILVER LAKE CROSSINGS
03
LOT 3, BLOCK.l
14.x51 ACRES) N89°41'01"E I
ADDITION VARIABLE WIDTH PUBLIC
620,769.59 SO. FT.)/ 17.78' -
1TEXASPOWERRUG;-EASENEM e•
317,014.79 SO. FT.)
VOL 10022 PC. 571 / J2• i 1 1
D.R.T.C.T.
piIII1
FA 2
11 EXSTING VARIABLE MOTH
UTILITY EASEMENT
r ,
L.1--------- L 1L__—_
ABN -FINISHED FLOOR OF
BUILDING-rm.
OPER: I
GRAPEVINE EQUITY PARTNERS, LLD.
INSTR.j 0208160241 S44.51'35"E I .
5/8" IRON ROD
D.R.T.C.T. 70.71' 12' ACCESS FASEUDIT \\ I I NAD 83NATESGRIDCOON. 7034327.3577
EXISTING 31' ACCESS EASEN
I SILVER LAKE CROSSINGS ADDN.
INSTR. /D212128971
DA T.C.T.
1 I I LOT 1, BLOCK 1 /
I /
I
N89°51'35"W I
28.49' j
R= 202.40'
A. 088°03'09"
CH BEARING= S28°25'41"W
CRAPfl'INE ,DD -YEAR
FLDODPW\
vN
UMRS
J/
W -3500"W
I \
THE BLUFFS AT \
GRAPEVINE ADDN. \
I LOT u eLoac , \
X\\
THE BLUFFS AT GRAPEVINE ADDN.
NSTR. /D218005358
P.RTC.T.
LOT 1Al, BLOCK 1
X\
THE BLUFFS AT GRAPEVINE ADDN.
LOT in, BLOCK i
SHEET 1 OF 2
ProFna.:d Zo, r.4: PCU Prm_d Cc,•. -.:.cry GorU
CURVE TABLE
CURVE LENGTH RADIUS DELTA CH BEARING CH LENGTH
Cl 154.54' 969.50' 009"07'59" S70'40'27 -E 154.38'
C2 108.61' 934.50' 006'39'32' N8743'04"W 108.55
0 50 100 200
SCALE: 1" = 100'
LEGEND
IRF - IRON ROD FOUND WITH PLASTIC CAP D.RT.C.T. - DEED RECORDS, TARRANT COUNTY, TEXAS
IRS - 518' IRON ROD SET WITH PLASTIC CAP P.R.T.0 T. - PLAT REGARDS, TARRANT COUNTY, TEXAS
STAMPED"HURi-ZOLLARS'
TOTAL PLATTED AREA: 939,519.76 SQ. FT.
NET PLATTED AREA 764,355.5 SQ. FT.
RIGHT OF WAY DEDICATION: 0 SQ. FT.
EASEMENT DEDICATION: 175,126.5 SQ, FT.
RECEIVED
JUN 1 2 2019,
BY: • •.
PLANNING & ZONING COMMISSION:
DATE APPROVED:
CHAIRMAN:
GRAPEVINE CITY COUNCIL:
DATE APPROVED:
MAYOR:
CITY SECRETARY:
FINAL PLAT
OF
LOTS 2 & 3, BLOCK 1
SILVER LAKE
CROSSINGS ADDITION
21.57 ACRES
2 LOTS
SITUATED IN THE A.W. ANDERSON SURVEY ABSTRACT NO. 28
CITY OF GRAPEVINE, TARRANT COUNTY, TEXAS
THIS PLAT FILED ON INSTRUMENT #D
SILVER LAKE CROSSINGS
03 288'15
ADDITION VARIABLE WIDTH PUBLIC
LOT 2, BLOCK i ACCESS EASDAENTT
7.278 ACRES)
I I 317,014.79 SO. FT.)
I 19
1
N89'51 ' 26.50
piIII1
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11 EXSTING VARIABLE MOTH
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r ,
L.1--------- L 1L__—_
3199
EXISTING 31' ACCESS EASEN
I SILVER LAKE CROSSINGS ADDN.
INSTR. /D212128971
DA T.C.T.
1 I I LOT 1, BLOCK 1 /
I /
I
N89°51'35"W I
28.49' j
R= 202.40'
A. 088°03'09"
CH BEARING= S28°25'41"W
CRAPfl'INE ,DD -YEAR
FLDODPW\
vN
UMRS
J/
W -3500"W
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X\\
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NSTR. /D218005358
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LOT 1Al, BLOCK 1
X\
THE BLUFFS AT GRAPEVINE ADDN.
LOT in, BLOCK i
SHEET 1 OF 2
ProFna.:d Zo, r.4: PCU Prm_d Cc,•. -.:.cry GorU
CURVE TABLE
CURVE LENGTH RADIUS DELTA CH BEARING CH LENGTH
Cl 154.54' 969.50' 009"07'59" S70'40'27 -E 154.38'
C2 108.61' 934.50' 006'39'32' N8743'04"W 108.55
0 50 100 200
SCALE: 1" = 100'
LEGEND
IRF - IRON ROD FOUND WITH PLASTIC CAP D.RT.C.T. - DEED RECORDS, TARRANT COUNTY, TEXAS
IRS - 518' IRON ROD SET WITH PLASTIC CAP P.R.T.0 T. - PLAT REGARDS, TARRANT COUNTY, TEXAS
STAMPED"HURi-ZOLLARS'
TOTAL PLATTED AREA: 939,519.76 SQ. FT.
NET PLATTED AREA 764,355.5 SQ. FT.
RIGHT OF WAY DEDICATION: 0 SQ. FT.
EASEMENT DEDICATION: 175,126.5 SQ, FT.
RECEIVED
JUN 1 2 2019,
BY: • •.
PLANNING & ZONING COMMISSION:
DATE APPROVED:
CHAIRMAN:
GRAPEVINE CITY COUNCIL:
DATE APPROVED:
MAYOR:
CITY SECRETARY:
FINAL PLAT
OF
LOTS 2 & 3, BLOCK 1
SILVER LAKE
CROSSINGS ADDITION
21.57 ACRES
2 LOTS
SITUATED IN THE A.W. ANDERSON SURVEY ABSTRACT NO. 28
CITY OF GRAPEVINE, TARRANT COUNTY, TEXAS
THIS PLAT FILED ON INSTRUMENT #D
NOW THEREFORE, KNOW ALL MEN BY THESE PRESENTS:
NOW, THEREFORE KNOW ALL MEN BY THESE PRESENTS, THAT SUPREME BRIGHT GRAPEVINE 111, LLC,
does hereby adopt this plat of Lots 2 &3 Block 1, SILVER LAKE CROSSINGS ADDITION, an addition to the City
of Grapevine, Tarrant County, Texas, and does hereby dedicate to the public use forever the right-of-way and
easements shown hereon. The easements shown hereon are hereby reserved for the purposes as indicated. The
utility easements shall be open for all City or franchised public utilities for each particular use. The maintenance of
paving on the easements is the responsibility of the property owner. No buildings or auxiliary structures shall be
constructed, reconstructed, or placed upon, over, or across the easements as shown. Said easements being
hereby reserved for the mutual use and accommodation of all public utilities using, or desiring to use same. Any
City or franchised utility shall have the full right to remove and keep removed all orparts of any fences, trees,
shrubs, or other improvements or growths which in any way endanger or interfere with the construction,
maintenance, or efficiency of its respective system on the easements and all City or franchised utilities shall at all
times have the full right of ingress and egress to and from and upon said easements for the purpose of
constructing, reconstructing, inspecting, patrolling, maintaining, and adding to or removing all or parts of its
respective system without the necessity at any time of procuring the permission of anyone. I have reviewed the
City's findings concerning dedications and I do agree that the statements are true and correct
This plat approved subject to all platting ordinances, rules, regulations, and resolutions of the City of Grapevine,
Texas.
Witness my hand this the day of 2019
SUPREME BRIGHT GRAPEVINE Iil, LLC
NOTARY PUBLIC
This instrument was acknowledged before me on the day of
2019, by of SUPREME BRIGHT GRAPEVINE III, LLC.
Notary Public
State of
My Commission Expires
AVIGATION RELEASE
THE STATE OF TEXAS §
COUNTY OF TARRANT §
WHEREAS, SUPREME BRIGHT GRAPEVINE Ill, LLC hereinafter called "Owner" (whether one or more): is the
owner of that certain parcel offend situated in the City of Grapevine, Tarrant County Texas, being said property
as described as shown on this plat.
NOW THEREFORE, in consideration of the sum of Ten AND 00/100 ($10.00) DOLLARS and other good and
valuable consideration, Me receipt and sufficiency of which is hereby fully acknowledged and confessed, Owner
does hereby waive, release, remise and quitclaim to the City of Grapevine, Tarrant County, Texas, the Dallas -Fort
Worth International Airport Board, the Cities of Dallas, Texas and Fort Worth, Texas, their successors and assigns,
hereinafter called 'Cities", for the use and benefit of the public and its agencies, any and all claims for damages
of any kind to persons or property that Owner may suffer by reason of the passage and fight of all aircraft in the
air space above Owner's property above the height restriction as presently established by Ordinance No. 7350 for
the City of Grapevine, known as the Airport Zoning Ordinance of the Dallas -Fort Worth International Airport, to an
infinite height above same whether such damage shall originate from noise, vibration, fumes, dust, fuel and
lubricant particles, and all other effects that may be caused by the operation of aircraft, landing at, or taking off
from or operating at or on the Dallas -Fort Worth International Airport.
This instrument does not release the owners or operators ofaircraft from liability for damage to person or property
caused by falling aircraft or falling physical objects from afrcra@, except as stated herein with respect to noise,
fumes, dust, fuel, and lubficent particles.
It is agreed that this release shall be binding upon said owner and his heirs and assigns, and successors in
interest to said property; and it is further agreed that this instrument shall be a covenant running with the land,
and shall be recorded in the Deed Records or the county or counties in which the property is situated.
Witness my Hand at this_ day of , 2019.
SUPREME BRIGHT GRAPEVINE Ill, LLC.
NOTARYPUBLIC
This instrument was acknowledged before me on the day of
by ofSUPREME BRIGHT GRAPEVINE Ill, LLC.
Notary Public
State of
My Commission Expires
OWNERS CERTIFICATE
LAND DESCRIPTION
BEING tract of land situated in the A.W. Anderson Survey, Abstract No. 26, City of Grapevine, Tarrant
County, Texas and being a portion of a tract offend described in instrument to Grapevine Equity Partners,
LLC, as recorded in Instrument No. D208160241 of the Official Public Records, Tarrant County Texas,
Texas, and a portion of Lot IA, Block 1, of the Amended Final Plat of The Bluffs at Grapevines, an
addition to the City of Grapevine as recorded under Instrument No. D213153562 of the Plat Records of
Tarrant County, Texas, and a portion of Lot 1, Block 1 of Silver Lake Crossings Addition, an addition to the
City of Grapevine as recorded under Instrument No. D212050937 of the Plat Records of Tarrant County,
Texas and being more particularly described as follows,
BEGINNING at a 518 inch iron rod found with plastic rap stamped "Huitt-Zollars' at the northwest comer of
Lot 1, Block 1, Silver Lake Crossings Addition, an addition to the City of Grapevine as recorded under
Instrument No. D212050937 of the Plat Records of Tarrant County, Texas, said comer being in the west
line of the Grapevine Equity Partners tract
THENCE, North 00 degrees 35 minutes 50 seconds West along the west line of the Grapevine Equity
Partners, a distance of 261.12 feet to a Corp of Engineers concrete monument found;
THENCE, North 44 degrees 41 minutes 33 seconds East continuing along the west line of the Grapevine
Equity Partners, a distance of 942.80 feet to a 518 inch Iron rod set with plastic cap stamped "Huitt-Zollars;
THENCE, North 00 degrees 34 minutes 41 seconds West continuing along the west line of the Grapevine
Equity Partners, a distance of 504.44 feet to a 518 inch iron rad set with plastic cap stamped "Huitt-Zollars"
at the northwest comer of the Grapevine Equity Partners,
THENCE, along the north line of the Grapevine Equity Partners the following courses and distances
North 89 degrees 25 minutes 19 seconds East, a distance of256.95 feet to a 518 inch iron rod set
with plastic cap stamped "Huitt-Zollars";
North 58 degrees 41 minutes 01 second East, a distance of 127.20 feet to a 518 inch iron rod set with
plastic cap stamped "Huitt-Zollars";
North 75 degrees 20 minutes 06 seconds East, a distance of 104.12 feet to a 518 inch iron rod set
Kith plastic cap stamped "Huitt-Zollars
South 59 degrees 00 minutes 19 seconds East, a distance of 124.13 feet to a 578 inch iron rod set
with plastic rap stamped "Huitt-Zollars
THENCE, along the east line of the Grapevine Equity Partners the following courses and distances:
South 04 degrees 06 minutes 41 seconds East, a distance of 84.96 feet to a 518 inch iron rod set
with plastic cap stamped "Huitt-Zollars";
South 00 degrees 44 minutes 26 seconds East, a distance of 98.23 feet to a 518 inch iron rod set
with plastic cap stamped "Huitt-Zollars"
South 18 degrees 21 minutes 31 seconds West, a distance of22.80 feet to a 518 inch iron rod set
with plastic cap stamped "Huitt-Zollars";
South 05 degrees 09 minutes 28 seconds West, a distance of 124.87 feet to a 518 inch Iron rod set
with plastic cap stamped "Huitt-Zollars;
South 45 degrees 14 minutes 23 seconds East, a distance of 104.84 feet to a 5/8 inch iron rod set
with plastic cap stamped "Huitt-Zollars"
South 18 degrees 02 minutes 09 seconds East, a distance of 41.94 feet to a 518 inch iron rod set
with plastic cap stamped'Huitt-Zollars",
South 47 degrees 18 minutes 39 seconds West, a distance of 32.03 feet to a 518 inch iron rod set
with plastic cap stamped "Huitt-Zollars";
North 82 degrees 36 minutes 32 seconds West, a distance of 69.88 feet to a 518 inch iron rod set
with plastic cap stamped "Huitt-Zollars",
North 60 degrees 59 minutes 33 seconds West, a distance of 71.14 feet to a 57B inch iron rod set
with plastic cap stamped "Huitt-Zollars";
North 74 degrees 09 minutes 17 seconds West, a distance of 60.26 feet to a 5/8 inch iron rod set
with plastic cap stamped 'Huitt-Zollars"
South 66 degrees 44 minutes 42 seconds West, a distance of 81.89 feet to a 578 inch iron rod set
with plastic cap stamped "Huitt-Zollars"
South 08 degrees 31 minutes 04 seconds West, a distance of377.00 feet to a 518 inch iron rod set
with plastic cap stamped'Huitt-Zollars",
South 08 degrees 18 minutes 14 seconds East a distance of 28.24 feet to a 518 inch iron rod set
with plastic cap stamped "Huitt-Zollars
South 20 degrees 34 minutes 12 seconds East, a distance of 24.70 feet to a 5/8 inch iron rod set
with plastic cap stamped "Huitt-Zollars"
North 89 degrees 41 minutes Of second East, a distance of 17.78 feet to a "X" cut found on rock at
SHEET 2 OF 2
the northwest comer of Lot IA, Block 1 of the Amended Final Plat of The Bluffs at Grapevines, and
being the beginning of a non -tangent curve to the fight having a central angle of 88 degrees 03
minutes 09 seconds, a radius of 202.40 feet, subtended by a 281.33 foot chord which bears South 28
degrees 25 minutes 41 seconds West,
THENCE, along the west line of said Lot 1A, Block 1 of the Amended Final Plat of The Bluffs at
Grapevines the following courses and distances:
Along said curve to the right an am distance of 3f 1.05 feet to a 518 inch iron rod set with plastic cap
stamped "Huitt-Zollars
South Of degree 34 minutes 42 seconds West, a distance of 364.90 feet to a 518 inch imn rod set
with plastic cap stamped 'Huitt-Zollars" and being the beginning of a non -tangent curve to the right
having a central angle of 02 degrees 20 minutes 24 seconds, a radius of 969.50 feet, subtended by a
39.59 foot chord which bears South 74 degrees 04 minutes 14 seconds East,
THENCE, departing the west line of said Lot 1A, Block 1 o1 The Bluffs at Grapevines over and across Lot
1A, Block 1 of The Bluffs at Grapevines, along said curve to the tight an arc distance of 39.60 feet to a
518 inch iron rod found with plastic cap stamped "Huitt-Zollars' at the northwest comer of Bass Pro Court
as established by said Silver Lake Crossings Addition;
THENCE, South 05 degrees 35 minutes 00 seconds West, along the west line of said Bass Pro Court and
an east line Lot IA, Block 1 of The Bluffs at Grapevines, passing at a distance of 5.60 feet a 5/8 inch iron
rod found with plastic cap stamped "Huitt-Zollars" at the northeast comer of Lot 1, Block 1, Silver Lake
Crossings Addition, continuing along the west line of said Bass Pro Court and the east line of Lot 1, Block
1, Silver Lake Crossings Addition, a total distance of 35.75 feet to a cross cut in concrete, and being the
beginning of a non -tangent curve to the left having a central angle of 14 degrees 35 minutes 04 seconds,
a radius of 934.50 feet, subtended by a 237.23 foot chord which bears North 79 degrees 45 minutes 18
seconds West,
THENCE, departing the west line of said Bass Pro Courtand the east line of Lot 1, Block 1, Silver -Lake
Crossings Addition, over and across Lot 1, Block 1, Silver Lake Crossings Addition, passing at 129.17 feet
a 518 inch iron rod found with plastic cap stamped "Huitt-Zollars"at an angle point in the north line of said
Lot 1, Block 1, Silver Lake Crossings Addition, continuing along the north line of said Lot 1, Block 1, Silver
Lake Crossings Addition and along said curve to the left a total am distance of237.87 feet to a 518 inch
iron rod found with plastic cap stamped "Huitt-Zollars";
THENCE, North 87 degrees 02 minutes 50 seconds West continuing along the north line of said Lot 1,
Block 1, Silver Lake Crossings Addition, a distance of 173.72 feet to a 518 inch iron rod set with plastic
cap stamped "Huitt-Zollars
THENCE, North 89 degrees 51 minutes 35 seconds West continuing along the north line of said Lot 1,
Block 1, Silver Lake Crossings Addition, a distance of 474.49 feet to the POINT OF BEGINNING and
CONTAINING 21.569 acres or 939,530 square feet of land, more or less.
SURVEYORS STATEMENT
I, Mitchell S. Pillar, of Huitt-Zollars Inc., Registered Professional Land Surveyor No. 5491 of the State of
Texas, have prepared this plat from an actual and accurate survey made on the ground and that the
comer monuments shown thereon were properly placed under my personal supervision in accordance
with the platting rules and regulations of the City of Grapevine.
PRELIMINARY, THIS DOCUMENT SAHLL NOT BE RECORDED FOR ANY PURPOSE AND SHALL
NOT BE USED OR REVIEWED OR RELIED UPON AS A FINAL SURVEY DOCUMENT
Date:
PLANNING & ZONING COMMISSION
DATE APPROVED:
CHAIRMAN:
SECRETARY:
GRAPEVINE CITY COUNCIL:
DATE APPROVED:
MAYOR:
CITY SECRETARY.,
FINAL PLAT
OF
LOTS 2 & 3
SILVER LAKE
CROSSINGS ADDITION
27.50 ACRES
2 LOTS
SITUATED IN THE A.W. ANDERSON SURVEY ABSTRACT NO. 20
CITY OF GRAPEVINE, TARRANT COUNTY, TEXAS
THIS PLAT FILED ON INSTRUMENT#D