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HomeMy WebLinkAboutAM1993-06� £a DATE: NOVEMBER 2, 1993Aft , MEMO TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL AND PLANNING AND ZONING COMMISSIONERS FROM: TRENT PETTY, CITY MANAGER DAVID TESMER, ASSISTANT TO CITY MANAGER H.T. HARDY, DIRECTOR OF COMMUNITY DEVELOPMENT q4"�4 SUBJECT: ADOPTION OF THE WILLIAM D. TATE/STATE HIGHWAY 121 CORRIDOR STUDY AS AN AMENDMENT TO THE COMPREHENSIVE MASTER PLAN MEETING DATE: NOVEMBER 16, 1993 Planning and Zoning Commission consider the William D. Tate/State Highway 121 Corridor Study as an amendment to the Comprehensive Master Plan and make a recommendation to the City Council. BACKGROUND The Planning and Zoning Commission has been reviewing the proposed William D. Tate/121 Corridor Study since December 1992. The Commission held 2 workshops in December, a Mobile Workshop on January 16, 1993 and another Workshop January 26, 1993 to discuss the land use issues in the Corridor. The Commission has been working with the citizens in the affected areas and dealing with two zone change applications in the vicinity. The Planning and Zoning Commission held another Workshop on May 25, 1993 to make changes prior to the Joint Workshop with City Council on June 8, 1993. A Joint Public Hearing on the Corridor Study was held June 15, 1993. Council and the Commission received a great amount of public input at this meeting from the surrounding neighborhood and the applicants of the two zoning cases, Since the Joint Workshop, the Planning and Zoning Commission has been working diligently on developing proposed buffer yard amendments in the Comprehensive Zoning Ordinance. The buffer yard amendments, adopted September 21, 1993, are inherent to the Corridor Study, because they provide the additional buffering thought to be necessary 0:\ZCU\CS121 when commercial property abuts residential property. In addition, the Commission met September 14 and September 21, 1993 to discuss the proposed Grapevine Vintage District and proposed amendments to regulate concept plans, off-street parking, and signage. Attached you will find a reduced copy of the proposed State Highway 121/William D. Tate Corridor Study Land Use Map. Staff will also have available at the meeting the wall size State Highway 121/William D. Tate Corridor Land Use Map. The proposed land uses changes will amend the current Comprehensive Master Plan, Map 2 as adopted. Additionally, there are draft amendments to the text of the Comprehensive Master Plan 1974-94 Update 1987 to indicate which zoning districts are in the particular land use designations. The attached text amendments were necessary to explain how zoning and land use are reflected in the graphic form of a map. /mr 0:\ZCU\CS121 Map 2 is the Land Use Plan for the City of Grapevine, and is the graphic representation of the goals, objectives and policies of the City of Grapevine, as adopted by the City Council. The land use policies establish the reasoning and set the design standards for the type, amount and density of development shown on the map. the land use patterns of the map cannot be achieved without adopted policies directed toward that end, and when the map is in conflict with the policies, the map should be revised to meet those policies. Likewise, when a development proposal is in conformance with the policies but in conflict with the map, it is in accordance with the Comprehensive Plan as the map is nothing more than a graphic representation of those policies. Map 2 as a graphic representation denotes the land uses with colors. The land use designations are divided by density and use. The color yellow represents residential low density (O through 4 units per acre) land use. Tan represents residential medium density, (over 4 units through 12 units per acre) land use. Brown represents residential high density (over 12 units through 20 units per acre) land use. Green represents governmental use land use. Fuchsia represents the central business district land use Light pink represents low intensity commercial land use. Red represents commercial land use. Blue represents industrial land use Blue with black slash marks represents industrial/commercial land use Below is a chart denoting what the zoning districts are designated Residential Low Density Residential Medium Density "R-20" Single Family "R-5.0" Zero Lot Line "R-12.5" Single Family "R-3.5" Two Family District "R-7.5" Single Family "R-3.75" Three & Four Fam. "R -MH" Mobile Home "R-TH" Townhouse "R-MODH" Modular Home "PRD -6" Planned Residential Low Density "PRD -12" Planned Residential Medium Density Residential High Density Governmental Use "R -MF -1 " Multi -Family "GU" Governmental Use "R -MF -2" Multi -Family District Central Business District Flood Plain "CBD" Central Business District Any District Low Intensity Commercial Commercial "LB" Limited Business "CC" Community Commercial "GV" Grapevine Vintage "HC" Highway Commercial "CN" Neighborhood Commercial "HCO" Hotel Corporate Office "PO" Professional Office "PCD" Planned Comm. Dev. Industrial "LI" Light Industrial "PID" Planned Industrial Development Industrial/Commercial All the zoning districts listed under Industrial and Commercial Land Uses E7 (9) C/3 AVE. HERITAGE ,i HER =ST. HWY. 121/W.D. TATE A xMi TJIL -U '01 FTT r T E. Tj T 7 CITY OF GRAPEVINE STATE HIGHWAY 121/WILLIAM D. TATE CORRIDOR AMENDMENT TO MAP 2 LAND USE PLAN EXHIBIT A ADOPTED: NOVEMBER 16, 1993 ORDINANCE NO: 93-55 dwarfilkl1 is �Nm-- 00 1 -sea all go, 4 BONNOeweee nilll"Mmm'l a 7 O 4u . . . .......... 7 ' Residential Low Density Commercial Residential High Density Low Intensity Commercial Governmental Use Planned Industrial Development ITEM # DATE: OCTOBER 11, 1993 MEMO TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL AND PLANNING AND ZONING COMMISSIONERS FROM: TRENT PETTY, CITY MANAGER DAVID TESMER, ASSISTANT TO CITY MANAGER H.T. HARDY, DIRECTOR OF COMMUNITY DEVELOPMENT SUBJECT: ADOPTION OF THE WILLIAM D. TATE/STATE HIGHWAY 121 CORRIDOR STUDY AS AN AMENDMENT TO THE COMPREHENSIVE MASTER PLAN MEETING DATE: OCTOBER 19, 1993 RECOMMENDATION Staff recommends the City Council and the Planning and Zoning Commission consider adopting the William D. Tate/State Highway 121 Corridor Study as an amendment to the Comprehensive Master Plan and take any action deemed necessary. BACKGROUND The Planning and Zoning Commission has been reviewing the proposed William D. Tate/121 Corridor Study since December 1992. The Commission held 2 workshops in December, a Mobile Workshop on January 16, 1993 and another Workshop January 26, 1993 to discuss the land use issues in the Corridor. The Commission has been working with the citizens in the affected areas and dealing with two zone change applications in the vicinity. The Planning and Zoning Commission held another Workshop on May 25, 1993 to make changes prior to the Joint Workshop with City Council on June 8, 1993. A Joint Public Hearing on the Corridor Study was held June 15, 1993. Council and the Commission received a great amount of public input at this meeting from the surrounding neighborhood and the applicants of the two zoning cases, Since the Joint Workshop, the Planning and Zoning Commission have been working _ diligently on developing proposed buffer yard amendments in the Comprehensive Zoning Ordinance. The buffer yard amendments, adopted September 21, 1993, are inherent to the Corridor Study, because they provide the additional buffering thought to be necessary o:\ZCU\CS 121 ITEM # when commercial property abuts residential property. In addition the Commission met September 14 and September 21, 1993 to discuss the proposed Grapevine Vintage District and proposed amendments to regulate concept plans, off-street parking, and signage. Staff will have available at the meeting the wall size draft land use map of the William D. Tate/121 Corridor Study. Additionally there are draft amendments to the text of the Comprehensive Master Plan 1974-94 Update 1987 to indicate which zoning districts are in the particular land use designations. See the attached map and amendments. /mr 0:\ZCU\CS121 Map 2 is the Land Use Plan for the City of Grapevine, and is the -graphic representation of the goals, objectives and policies of the City of Grapevine, as adopted by the City Council. The land use policies establish the reasoning and set the design standards for the type, amount and density of development shown on the map. the land use patterns of the map cannot be achieved without adopted policies directed toward that end, and when the map is in conflict with the policies, the map should be revised to meet those policies. Likewise, when a development proposal is in conformance with the policies but in conflict with the map, it is in accordance with the Comprehensive Plan as the map is nothing more than a graphic representation of those policies. Map 2 as a graphic representation denotes the land uses with colors. The land use designations are divided by density and use The color yellow represents residential low density (0 through 4 units per acre) land use. Tan represents residential medium density (over 4 units through 12 units per acre) land use Brown represents residential high density (over 12 units through 20 units per acre) land use. Green represents governmental use land use Fuchsia represents the central business district land use Light pink represents low intensity commercial land use Red represents commercial land use. Blue represents industrial land use Blue with black slash marks represents industrial/commercial land use Below is a chart denoting what the zoning districts are designated Residential Low Density Residential Medium Density "R-20" Single Family "R-5.0" Zero Lot Line "R-12.5" Single Family "R-3.5" Two Family District "R-7.5" Single Family "R-3.75" Three & Four Fam. "R -MH" Mobile Home "R-TH" Townhouse "R-MODH" Modular Home "PRD -6" Planned Residential Low Density "PRD -12" Planned Residential Medium Density Residential High Density Governmental Use "R -MF -1" Multi -Family "GU" Governmental Use "R -MF -2" Multi -Family District Central Business District Flood Plain "CBD" Central Business District Any District Low Intensity Commercial Commercial "LB" Limited Business of cc it Community Commercial "GV" Grapevine Vintage "HC" Highway Commercial "CN" Neighborhood Commercial "HCO" Hotel Corporate Office "PO" Professional Office "PCD" Planned Comm. Dev. m Industrial Industrial/Commercial "LI" Light Industrial All the zoning districts listed under Industrial and Commercial Land Uses "PID" Planned Industrial Development M. u t.. • '.1 Heritage Ave J'• CITY OF GRAPEVINE CORRIDOR STUDY - STATE HIGHWAY NO. 121 AMENDMENT TO MAP 2 LAND USE PLAN EX MIT A Residential Low Density Residential High Density Governmental Use Commercial Low Intensity Commercial Planned Industrial Development_ _ DATE: JUNE 9, 1993 TO: HONORABLE MAYOR AND MEMBERS OF CITY COUNCIL AND THE PLANNING AND ZONING COMMISSION FROM: TRENT PETTY, CITY MANAGER • 1 MICHAEL WEBB, ASSISTANT TO t ITY MANAGER H.T. HARDY, DIRECTOR OF CO MUNITY DEVELOPMENT SUBJECT: PUBLIC HEARING RELATIVE TO THE WILLIAM D. TATE/121 CORRIDOR LAND USE MAP MEETING DATE: JUNE 15, 1993 RECOMMENDATION Staff recommends the City Council and the Planning and Zoning Commission conduct a public hearing relative to the William D. Tate/121 Corridor Land Use Map and take any action necessary. BACKGROUND The City Council and the Planning and Zoning Commission held a joint workshop on Tuesday, June 8, 1993 to review the proposed William D. Tate/121 Corridor Land Use Map. The Planning and Zoning Commission began the Corridor Study in December and have had several workshops since that time. Ron Cook, Chairman of the Planning and Zoning Commission presented the Draft Land Use Map and the thoughts behind the proposed land uses. If the Draft Land Use Map is adopted it will be an amendment to the existing 1974-1994 Comprehensive Master Plan. MR/mr O:\ZCU\CSA Heritage Ave ------- 1 CITY OF GRAPEVINE CORRIDOR STUDY - STATE HIGHWAY NO. 121 AMENDMENT TO MAP 2 LAND USE PLAN EXHMIT A SECENED JUN 11: 193 PLANNING Residential Low Density Residential High Density Governmental Use Commercial Low Intensity Commercial Planned Industrial Development, ITEM s ,_ / DATE: JUNE 2, 1993 TO: HONORABLE MAYOR AND MEMBERS OF CITY COUNCIL AND THE PLANNING AND ZONING COMMISSION FROM: TRENT PETTY, CITY MANAGER MICHAEL WEBB, ASSISTANT TO , ITY MANAGER ck� H.T. HARDY, DIRECTOR OF CO UNITY DEVELOPMENT t� SUBJECT: REVIEW OF THE WILLIAM D. TATE/121 CORRIDOR STUDY BY THE PLANNING AND ZONING COMMISSION AND CITY COUNCIL MEETING DATE: JUNE 8, 1993 RECOMMENDATION Staff recommends the Planning and Zoning Commission and City Council review the William D. Tate/121 Corridor Study for changes and authorize Staff to set a public hearing on June 15, 1993 and take any necessary action. BACKGROUND The Planning and Zoning Commission has been reviewing the proposed William D. Tate/121 Corridor Study since December 1992. The Commission held 2 workshops in December, a Mobile Workshop on January 16, 1993 and another Workshop January 26, 1993 to discuss the land use issues in the Corridor. The Commission has been working with the citizens in the affected areas and dealing with two zone change applications in the vicinity. The Planning and Zoning Commission at the Workshop on May 25, 1993 made the latest draft changes before setting the Joint Workshop with City Council. Attached is a copy of the latest draft of the land use map developed at the Planning and Zoning Commission's May 25, 1993 workshop meeting. Please review the proposed draft land use map for discussion purposes at the Joint Workshop. Staff will have available at the Joint Workshop the wall size existing zoning map, existing land use map and the draft land use map to present the Planning and Zoning Commission's work to date on the William D. Tate/121 Corridor Study. MR/mr 0:\ZCU\WS06-08.93 MEMO TO: HONORABLE MAYOR, CITY COUNCIL AND PLANNING AND ZONING COMMISSION FROM: TRENT PETTY, CITY MANAGER H. T. (TOMMY) HARDY, COMMUNITY DEVELOPMENT DIRECTOR SUBJECT: PUBLIC HEARING ON 121 CORRIDOR PLAN AREA SOUTH OF HIGHWAY 360 MEETING DATE: DECEMBER 15, 1992 RECOMMENDATION Instruct the Planning and Zoning Commission and staff to take any necessary action on the Highway 121 Corridor Plan resulting from the public hearing. BACKGROUND INFORMATION On October 6, 1992, Council authorized Staff to commission Dan Boutwell with Planning Resource Group to prepare a land use study along William D. Tate Avenue. Please use the draft copy of the study you received December 3, 1992, for your reference at the public hearing. The Planning and Zoning Commission held a workshop on the study, December 8, 1992. The attached Figure 7 Land Use Plan supplements the Figure 7 in your draft copy. The revised Figure 7 was developed by Dan Boutwell and the Planning and Zoning Commission at the December 8, 1992, workshop. On Page six of the study, there is a detailed explanation of the purpose of the study. The consultant has broken the study purpose into five areas: a. analyze existing and past plans for the Highway 121 Corridor, b. analyze the nature of existing undeveloped parcels, C. consider the impact of noise generated by the freeway system, d. consider appropriate buffering practices between incompatible uses, and e. provide a refined land plan for the corridor that will give the staff, the Planning and Zoning Commission and the City Council guidance regarding future development requests in the Highway 121 Corridor. The study area is defined in Figure 1 of the Study Area Map. The consultant has provided an Executive Summary of the study on page three. All property owners effected by the study area have been notified of the public hearing on the study. MEMO TO: PLANNING AND ZONING COMMISSION FROM: H. T. (TOMMY) HARDY, COMMUNITY DEVELOPMENT DIRECTOR SUBJECT: HIGHWAY 121 CORRIDOR STUDY Attached is the draft study of the Highway 121 Corridor Study. The purpose of the study is to analyze existing land uses, and the current 1987 Land Use Plan for the area, and identify any possible needs for land use amendments in the area. Please review the plan carefully and be prepared to discuss the study at the December 8, meeting. Dan Boutwell with Planning Resources Group will be at the workshop to give a presentation on the plan. R- 12.5 Z 9 1— O 9 11.4 BAC, WINDSOR FOREST ADDITION R -7.F 787-04 BEAR RUN ADDITION PO M�Z8�7.(-� �JYt.'L^kYYiw` CC CC IH MU SAYBROOKI ADDITION I`e CC 2K•al_ !4I_= Z91-12 RECEIVED JUN 171993 PLA IN Ml M 10011 f FROM:TRANS UNION TO: 1 817 481 0369 JUN 15, 1993 5:40PM #577 P.01 June 15, 1993 Grapevine City Council 307 W. Dallas Road Room 209 Grapevine, Texas 76051 Dear Sirs Please accept the fallowing in support of the IZESID12NTIAL ZONING of the 12.1 corridor in Southern Grapevine. I personally find the action Of disclosing information to the public on Thursday and voting the following Tuesday to be irresponsible and not in the hest interest of the residents of Southern Grapevine. Grapevine is a residential community with excellent schools and wonderful duality of life, Currently, Grapevin6 more closely competes with Golleyville and has real estate appreciation moving in the right direction. However, if the zoning as proposed for extensive commercial development along the 121 corridor passes, the area will more closely resemble Hurst/Eule�s/Bedford which is not where 1 would choose to live. This action is even more disturbing when there arc areas zoned for commercial development that would not harrn property values but would indeed enhance their value. If you pass the commercial z6ning, you are not serving the best interests of the people who elected you, the constituents of Grapevine. Sincerely, Mick. Martin 4201 Fair Oaks Drive Grapevine, Texas 76051 M Wck FAXED. 6-15-93 Post -It'" brand fax transmittal memo 7671 8 of pages ► To From y 0, ,y i i f< Dep ,Ptfode b Fax M L/ p� _ Fax ► ,.. June 15, 1993 Grapevine City Council 307 W. Dallas Road Room 209 Grapevine, Texas 76051 Dear Sirs Please accept the fallowing in support of the IZESID12NTIAL ZONING of the 12.1 corridor in Southern Grapevine. I personally find the action Of disclosing information to the public on Thursday and voting the following Tuesday to be irresponsible and not in the hest interest of the residents of Southern Grapevine. Grapevine is a residential community with excellent schools and wonderful duality of life, Currently, Grapevin6 more closely competes with Golleyville and has real estate appreciation moving in the right direction. However, if the zoning as proposed for extensive commercial development along the 121 corridor passes, the area will more closely resemble Hurst/Eule�s/Bedford which is not where 1 would choose to live. This action is even more disturbing when there arc areas zoned for commercial development that would not harrn property values but would indeed enhance their value. If you pass the commercial z6ning, you are not serving the best interests of the people who elected you, the constituents of Grapevine. Sincerely, Mick. Martin 4201 Fair Oaks Drive Grapevine, Texas 76051 M Wck FAXED. 6-15-93 ALL C+C1MMNTS MUST HE CE 91) B 1V'O IATER `IHM $PM ON MONDAY, DE+CktIER 140 � r Prmedure to Resnond: As (a Property Owner/interested citlrein), I (gpprb*e)-I/oar (have the folio*ing comments) Telephone: 4$1-0311 Pax: 48140369 b reet questions 6tid ivafi rap6nsti tot maty katcliffo pianrner Dopadment of Cotnftimity tvelopment City ti s //J�/§ iJ�d ✓ �IL.iI® ®A9N ®O/ /w. � �i 1-4 O Q� F-0 'tt 00 Q. N v .—� .—i 00 ti CC3 CA °OCIS_° o v o° ° U 4 cd Cd O 0 U ° +U N C4 v 4-, o to C4 cd y rA �x � wcd L' v.- v O N �� � � Q. � �O v U v N cd �• ° o CA 0"i3 Cd Cd U O Cd� 0 O o .0.� w . � Cd t v U 3 0 0 'A cd• � Cd °� 'cn cd � � O v O 4a � 0 45 t ce Z -�' Cd �. cd to v r: �r+O,x O Q � l cd eq � i.o v o v � ow� O i-+ V1 m .5.: 0. � � � O -b OV O Q cd r+ C 2 cd 0 — Ucd C s. amcd i v CA ct3 v En � O ° v s~ �`°4 O O Q. O ia. cd O v s•. .,.., H ° _ O cd cd Cd on U o U� A o CC3 CA °OCIS_° o v Cd w o 2 cd O 0 v '- 0,0 04 N C4 v 4-, 0 cd N rA cd +— y rA �x � wcd L' v.- O N �� O �=+ O -- o. Cd 4) `"w° v bn3 v o ) 0E v W O N U�° U O O "C N bD -0 b v . � Cd t v U cd• � ' Gj ��, R7 N ~ °� � Ln Cd � � ��-0o -�' Cd �. cd to v r: t-. w � ° `"' v v eq � i.o v o v 0. p -b OV Ucd C s. v 0 >C � ++ v v O ° O O Q. O ia. cd v O = v s•. .,.., O N •=• U 00 by O 'l7 '>7 O on O v O baQ �, 03 —ciscl ed U bA E .5 k Cd 4. O U -0 F, c O 30 3 0 to 00 z �' , . O cd v cd 0 �.En ° o Cd cd 0 CA CA _-�cd;j A 00 �•�` 1 A1 N y .0 4-iY1. >1 V rn d O v v .d cn Q v �ti. v 4168 Hallmont Dr. Grapevine, Tx 76051 817-540-5423 June 15, 1993 Marcy Ratcliffe City Planner 307 W. Dallas Rd., Rm 209 Grapevine, Tx 76051 Dear Ms. Ratcliffe, Thank you very much for returning my call yesterday. I realize that you had many similar calls related to the requested zoning changes in the Rt. 121 and Hall Johnson area to be discussed and perhaps voted on this evening and appreciate the time that you took to answer all of my questions! I am writing to express an opinion related to the multi -family dwellings planned to be built in what I believe is Section II of Western Oaks and the area northwest of Belfort Addition. It is my opinion that single-family dwelling would be much more appealing to the area for several reasons. First, Heritage Elementary already has a space problem and having difficulty accommodating all of the students they already have - to add apartments would significantly increase the number of students and create a less than favorable atmosphere for our children to learn in. (Teachers would be overworked and the teacher - student ratio would have to remain too high and I believe overcrowding increases the potential for behavior problems among the students.) Secondly, multi -family dwellings tend to house people that are fairly transient and one of the reasons we chose this area is because of the stability that single-family dwellings promote. Thirdly, after having lived in Emerald Oaks apartments for 6 weeks 2 years ago, we found that too many children with working parents were left on their own for hours at a time - even children as young as 5 years old which creates obvious problems for the neighbors. I recognize that even single-family dwellings will add children to the neighborhood, but at a much smaller percentage than multi -family dwellings. Fourthly, apartment buildings tend to lessen the overall beauty of an area by their size and will ruin the view of many of the single -homes as well as leave the single-family dwellings more vulnerable because the at home town feeling will be lost. It is therefore my opinion that single-family dwellings mixed with neighborhood commercial in the Heritage Rd. area and single-family dwellings (in Western Oaks) mixed with community commercial on Rt. 121 would be a logical alternative to the presently planned zoning. Thank you, �l� Robin W. Lemieux June 15, 1993 TO ALL CITY COUNCIL MEMBERS OF THE CITY OF GRAPEVINE: This is a letter to vehemently protest the proposed Commercial Zoning of the 121 Corridor Land Use Plan. This is truly an abomination. Surely you do not have the right to intrude in a residential and school area by allowing such zoning. There is an abundance of undeveloped freeway property available for such commercial zoning. We urge you to use not only common sense but think about what is truly the RIGHT DECISION to be made. Would you like such treatment from a governing body? Clearly, the answer is NO!!! We urge you to not allow commercial zoning near Hall Johnson, Heritage Elementary and Middle schools. Please do not impulsively zone this area commercial to improve the city's future tax base at the expense of our residential community. You DO HAVE A RESPONSIBILITY to ALL citizens of Grapevine. Allan D. Miller 4144 Hallmont Drive Grapevine, Texas 76051 Mary Elizabeth Miller 4144 Hallmont Drive Grapevine, Texas 76051 I JUN -15-1993 13:06 FROM MICROTURBO IrdC TO 8174610369 P.02 JUN 1 51993� ; 3 June 15, 1993 Gary M. Fahs 3137 Fox Run Drive Grapevine, TX 76051 City of Grapevine City Council Grapevine, TX 76051 Dear sits, I am writing this letter to express my deep concern and opposition to the 121 Corridor Lana Use Flan. This plan directly conflicts with the reasons 1 chose to purchase my new home in south' Grapevine. The beauty of the country atmosphere we feel in our residential development will be affected as well as the traffic and congestion caused in the area by commercial development. I realize the need to increase the tax base of the city, but I can't understand why you aren't using the 2500 acres of undeveloped freeway property that won't affect residential areas for this purpose. My support is also with the current owners of the land west of 121 and north of Hall Johnson who want to develop a residential area and their zoning request. This area needs to stay residential with quiet, peaceful neighborhoods and schools where our children will be safe. I am unable to attend the Tuesday night meeting, but I strongly urge the City Council to listen to our appeal and not adopt the 121 Corridor Land Use loan. Since 1 , Gary M. Fah FROM:TRANS UNION T0: May 20, 1993 Grapevine City Council 307 W. Dallas Road Room 209 Grapevine, Texas 76051 1 817 481,0369 JUN 15, 1993 1:12PM #572 P.01 Post -It- brand fax transmittal memo 7671 N of pepee w Yo 5 rtrrn , Dep .CoAiie# - Fax N i' (�/ 1 / Faz N f — (') G 0 � nnn rr yr�gry 1� !s1 a {t l � S Dear Sirs.- Please irs:Please accept the following in support of the RESIDENTIAL ZONING of the 121 corridor in Southern Grapevine. 1 personally find the fiction of disclosing information to the public on Thursday find voting the following Tuesday to be irresponsible and not in the best interest of the residents of Southern Grapevine. Graevine is a residential community with excellent schools and wonderful quality of life. Currently, Grapevine moreclosely competes with Collcyville and has real estate appreciation moving in the right direction. However, if the zoning as proposed for extensive commercial development along the 121 corridor passes, the area will more closely resemble Hurst/Euless/Bedford which is not where would choose to live. This action is even more disturbing when there are areas zoned for commercial development that would not harm property values but would indeed enhance their value. If you pass the commercial zoning, you are not serving the best interests of the people who elected you, the constituents of Grapevine. Sincerely, Mi k Martin 420 Fair Oaks Drive Grapevine, Texas 76051 MM/ck FAXED. 6-15-93 JUN 15 '93 11:51 FROM R HACkHE`' REG OFC TO 8174810369 PAGE.001/001 19913 To the Grapevine City Council and Planning and Zoning Commission My family and I relocated to the area from Chicago in January of this year. After reviewing a number of areas (Colleyville, Southlake, Keller, North Richland Hills and others), we decided that we could build a fine home in the Drees' development at Westover (just south of Hall Johnson and just west of Heritage). Many of the local real estate agents we spoke with during our house search raised concerns about buying in Grapevine (suprisingly, some of these issues came from a broker operating within the city itself!). We considered many options, cities and neighborhoods. My wife and I concluded that we could save some of the money we had earned from the sale of our home in Chicago and still build a comfortable home in Grapevine. We are just six weeks away from our closing date and have already gone '#out of pocket" for approximately $7,500 in deposits and the like. The idea of having the surrounding neighborhood ruined by a proposed commercial development/zoning has so thoroughly upset us, that we are seriously considering backing out of our purchase agreement with the developer/Drees. We know that this very unpleasant decision would cost us a beautiful home and undoubtedly, our entire $7,500. However; we truly believe that our future home's value would be so detrimentally affected by this type of development/zoning that, we would probably lose more when we attempted a future resale of the home (assuming we were to go on to purchase the house). in a strange way we still consider ourselves lucky, as we only stand to lose $7,504, our hearts go out to those people who have already invested in Grapevine and now stand to lose alot more because of this impending disaster. in the spirit of compromise between the city of Grapevine, all of it's inhabitants (read TAXPAYERS/VOTERS) and, the current owners of this property ... Why shouldn't the overall concept plan for Western Oaks Estates and the Belfort addition be approved? It appears to provide for additional attractive housing, a more "appropriate/traditional', placement of low density commercial development along the service road/highway 121 and, will still contribute tax monies to the City coffers. what more could the city ask for? ... or want? Sincerely, nKathlyn c. Porter A. Fitts sing at 4134 Heartstone (817) 868-1894, and have contracted to purchase at 4113 Williams Court in Drees' Westover development. FROM : Grapevine City Manager Off ice CW, I)w ��pIII Ouf-If Ir- I lf-I : 817 424 05?n t tZez 7e- 5199 PCII LH ID:214-448-5(00 JUN 15'93 10:26 No .011 P.02 CAROL SHIELDS 317 FOX RUN DRIVE z GRAPEVINE, TX. 76051 FR�, JUNE 15, 1993 City of Grapevine City Council Grapevine, TX. Gentlemen: I wish to voice my strong opposition to the 121 Corridor Land Use Plan. I have recently purchased a new home in S. Grapevine. The primary reasons I selected this community was because of the quiet neighborhoods, "country" atmosphere", and the fact that there is very little commercial development in the immediate area. If I had known of the potential of the 121 Corridor Land Use Plan, I definitely would not have selected Grapevine as my homesite. I am appalled that the City Council would seriously consider allowing the type of businesses called for in this plan to be located so near a beautiful and expensive residential community. I understand that the city has in excess of 2500 acres of undeveloped freeway property available for commercial use. I strongly urge that this property be utilized for the type of commercial development that you are considering. Further, I wish to express my support for the proposal of existing owners of the land northwest of Hall Johnson Rd. and Hwy 121 that includes a landscaped jogging path and a playground. This is a very sensitive and emotional issue for the many homeowners in this neighborhood and I expect that the City Council will seriously consider our' demands. Very truly yours, Carol Shields VIA FACSIMILE ;$10369 Grapevine City Council & Zoning Commission C/o Marcy Ratcliff 307 W. Dallas Rd, Room 209 Grapevine, TX 76051 Re: Tate/121 Corridor Plan LeBlanc, AMRESCO Applications Fellow Citizens of Grapevine: lived in Grapevine for one year we are proud our children here. Although we have only Calculated, of our new hometown and lardsonook tor Grapevine w s provided Our relocation from Rich ua��t of education endent School District. Our the q with the pivotal attraction being primarily within the Grapevine/Colleyville Indepis purchase in Grapevine rather Western oakthan s neighborhood. ille home p of our attributable to the beauty ed WM. Western s D. Tate/121 Corri �°the area surround r Land Use Plan presents �sen sal Thp PrOPO hasizes C01mercl direct threat to the sten a vironment that emp family holueowner . Oaks by encouraging expense of the Single commercial strip along the western side of decrc�l�?pm+�ni- at the Allowing a low intensity seems an appropriate use of the land n Of the Wm. D. Tate/Hwy 121 certainly extensive commercializat io antes adjacent to a high t-raff zc area, LeBlanc and pMRSco p p treed and somewhat hilly of the highly appealing espeCialYy �n light tensible, Pro residential i.n progress. It would appears irresp residential property pre£tigious residential building �'le family be anticipated that increased sing Grapevine's virion of community development is more supe prtive of Grap apRthetic and than additional commercial devQlopment from bot an financial perspective=. ing gvinp, "I 90as wm . o , mats Avonug tyle entrance to Western Oaks Driving north along impress -von many the new vineyard on the eastside and it in e hill to the west. This is` 'the initial imp on the evi.ne. An attractive rssi.er image of our town people have of Orap resents a much better nag might See in this highly visible area P meets such as Blanc and AMgESCt7 than miles of commercial deve poEalp from Lg parks, jogging Euless along Hwy 10• The F P adding' homes, Grapevine by ©ods• enhance the allure of in a word n� paths, and. limited commercial development, JUN -15-1993 10:52 FROM 4 Grapevine City Council & Zoning Commission June 15, 1993 Page 2 TO 94810369 P.03 Due to the recently passed state legislation effecting school funding the LeBlanc and AMRESCQ proposals, and not the 121 corridor Lana Use Plan, will strengthen the G/CISD since residential property tax revenues are not diverted to the poorer school districts. Property tax revenues generated by commercial areas will have to be surrendered by G/CISD pursuant to the legislative and judicial mandates. A strong G/CISD is essential to continued growth for the city of Grapevine. The Grapevine city council knows the fueling of helplessness experienced by the underdog when fighting an uncaring, autocratic institution (D/FW Airport), and therefore should be empathetic to the rights, concerns, and feelings Of homeowners like us. We honestly feel ethadorh hand LeBlanc Plan, would proposals, its not ' my your to the 121 C rra neighborhood, but all of Grapevine. sincerely Your- Charles ourCharles gol.odkin Wendy Kol.odkin Management Consultants International WORLDWIDE MARKETING & INCENTIVE CONSULTATION 2808 Scarborough Ct. • Grapevine, Texas 76051 • Telephone: (817) 481 Chairperson Community Development Department City of Grapevine 307 West Dallas Road Grapevine, Texas Dear Sir/Madam: June 14, 1993 I just received notice regarding plans for the 121 Corridor Land Use. Frankly, I am shocked over what appears to be authorization for heavy commercial development. It had been my understanding that some very light commercial activity would accompany the proposed widening of Hall -Johnson Road. All of a sudden, there is extremely short notice of City Council's rezoning plan indicating the former, rather than the latter. Though I cannot attend the hearing on this matter, I want to register a very strong protest against this plan. It appears that it would have a substantial detrimental effect on home values, as well as the quality of life in this area. Sincerel J: 'layor Tate & City Council Mors. June 14. 1993 from: Dick Hoffman Richard 1'. Hoffman III 2932 Timber hill Dr. Grapevine. TY 76051 (817) 488-4190 Mayor Bi 11 Tate. Grapevine City Council Members. and Grapevine Planning and Zoning Commission Members 6-14-93 7:04pm P. 1 of 1 15, As a resident and qualified voter in the nnniicipal elections for the City of Grapevine. I would like this letter containing my opinions to be read into the record at the Council Meeting Tuesday evening, June 15th. I Nvish to register my veru strong opposition to the recent]\- introduced amendment,to Map 2. Land Use Plan, which provides for extensive commercial development of the land northwest of the intersection of Hall Johnson Rd. and Hwy 121, adjoining the Western Oaks, Westeni Oaks Estates, and Yorkshire Meadows additions. The existing owners of this land have already prepared plans for highly appropriate and lovely residential developments. including such amenities as a landscaped jogging trail and a small park with children's' play equipment. 'These two developers are ready to go ahead it their plans 170111.1 To disallow their proposal and to dictate. instead, that commercial development cover this deliglltfidly wooded.. rolling land which immediately abuts expensive single-family homes, would be a travesty_! This is particularly so in light of the ve1)� lame number of freewav acres available in Grapevine for commercial development which does not immediately adjoin areas of single- farnily residential. A hilly appropriate future tax base of commercial use land can be comfortably established in our cite in a responsible manner which does nat negatively ilnpact onr residential coin inii. nities. I also wish to register my strong opposition to the manner in which this proposal was submitted to the public and then. only a very fey days later. is placed before the Council for approval. This does not provide the public a reasonable opporhmity to examine and comment on actions being taken by onr cite government. Voting citizens of our city view such activity as w7derhanded and nnaccej?tahle. Please keep in mind... our mayor and cite council members are in place to do the bidding of their constituents - not to i1nivo.se themselves on their constituency. Very truly Yours, Richard Y. Hoffman III ROBERT G. ROSE, ?H"- 59 -IA JjTNER LANA, SUITE 504 T>AI_LAS,'TEKA' 752 25 FAX 214/373-6360 214/373-4467 Members of the Community uncil Members: V Development Department, Mayor and City Co much oppose intense cord as saying that we very one of the We wish to go on re 1993. We 1 development of the western Eori�une + 15 , comer oia Council Mee g homes and law -intensity topics of the City le -family are very much in favor of sing commercial building. and the first that we will We re -adjusted workschedules third This is the third e to atm nd council meeting take place, titird utO likely not be ab which did not oor subs the first twa meetings This letter may serve as a p strike may take us aur sent at the meeting - for actually being P well-suited for a beautiful , wooded are ea, - such f ami1Y- Oaks area is ht coTmercial dev'elopa area The Western homes and lig the present attraction theft to single family helping oriented development would cOT ra evine as residents, has for people who will join Grail heavy industrial grow. a buildings► of the lots, storage appear other The addition of used car only degrade the app er such facilities Canmore People and additional traff ic- and, oth introducing tion area as well as expanded desorip concerns 'merit exp homes and light These custom Of living next to trees► car lots with,plastic Given a choice heavy industry and used across the car - commercial areas eakers booming outs it? Would the s a -flying. their �lonat much of a choice% f lag it,s d lots.••well, h a location far their families? filled ers choose suc number of Council memo greatly increase the ontial such facilities would g residents and p The workers at coo le, causing it is doubtful that the transient non-resident P P .Moreover► about crime. such concerns• councilts concerncould convincingly allay drivers with no vested children who use these The additional traffic �°futhe manyore ated Y Th safety interest in the that streets. ears of Grail the Tommy tidsor� house have been Grapevine recon of stheraity years, ► d rest faith in �` ha the central ports s had g 'lived in central!) We have allay ten. Others. be more c elected leaders to lis could hardly of our the villin aos not. apparentlyr Rose, Ph. D. 21 43736360 c, Some well-meaning but rather agitated residen " of Western have suggested that the City Council has n tte sa in the concerns of the "south end" residents and will listen to nothing we have to say. We do not believe that for a momenti Elected. officials who would not listen to their most immediately affected constituents would necessarily have ulterior, selfish and malicious motives. Since we do not believe the Council has such motives we have reassured our neighbors that our voices will be heard. Thank you for your kind attention. conc n d 'itizens of Grapevine. ,sRo�ber�t,�,t Rose, Ph.D. Patricia R. Rose, Ph.D. 2704 Cypress Creek Court Grapevine, Texas 76051 We remain the sincerely JUH-14-' 93 t' OH 16-f-712 I D: TAtJI1EH TELECOM PLAT IO TEL tAO: 2144220401 To: Grapevine City council, Grapevine Zoning and planning Commission Subject: Proposed Zoning Change for western Oaks From: Huett Bishop 7925 Timber Hill Drive Grapevine, TX 76051 (all) 424 -1445 (214)516-6539 (days) Date: 5/14/93 I am writing to express my concern and dismay at the proposed zoning change of the property which joins my neighborhood, Western Oaks. This zoning change would allow "heavy commercial" development adjacent to one of the most affluent neighborhoods in Grapevine. The current owners of the property have announced their plans to build custom single family homes in this area and I would like to know why the Council and Zoning commission sees fit to try and ram this proposal down the homeowners throats. Why would you wish to destroy the potential tax base provided by the homes in this area (by lowering the current property values and eliminating any new revenues from new custom homes)? How can you, the City council stand by and allow or even permit thiel? Ladies and gentlemen this is EXACTLY what the DFW Airport Board in doing to Grapevine, and now our own city Council and zoning board is going to turn around and do it to their OWN citizens! I am appalled at this callous disregard of the wishes of the people who live in this area. I am further outraged that this plan was not announced until last Thursday and to be voted on this Tuesday, only 5 days before the vote ie to be taken. Why is this even being considered? There is plenty of undeveloped land in Grapevine which would be more suitable for commercial development. why would select Some of the most prized residential land for things like "u -store It buildings" or Welding shop$. I urge you to reconsider this "plan" and remember that while you are attempting to behave like the Airport Board, there is a major difference between the Airport Board and the Grapevine city council. The Grapevine City Council is an elected body. I will be at the meeting tomorrow night, and the citizens of Grapevine will be expecting you to do the right thing. Huett Bishop JUH-15-1993 13:16 FROM MICROTURBO IHC June 15, 1993 Sue A. Rhode 413 W. College Grapevine, TX 76051 City of Grapevine City Council Grapevine, TX 76051 Dear sirs, TO 8174810369 P.81 � 7 LEL,�j IL9 I am writing this letter to express my deep concern and opposition to the 121 Corridor Land Use Plan. This plan directly conflicts with the reasons I chose to live in Grapevine. The beauty of the country atmosphere will be affected as well as the traffic and congestion caused in; the area by conunercial development. I realize the need to increase the tax base of the city, but I can't understand why you aren't using the 2500 acres of undeveloped freeway property that won't affect residential areas for this purpose. My support is also with the current owners of the land west of 121 and north of Hall Johnson who want to develop a residential area and their zoning request. This area needs to stay residential with quiet, peaceful neighborhoods and schools where our children will be We. I am unable to attend the Tuesday night meeting, but I strongly urge the City Council to listen to our appeal and not adopt the 121 Corridor Land Use Plan. Sincerely, t 2 3 4 e s 7 9 10 ti U 13 14 is 18 17 18 19 20 21 22 23 24 25 2e 27 29 29 30 32 33 34 35 30 JUN 15 '93 14:50 I BM- I RV I IAG PAGE . 0 1 ... a , ... . June 15, To: Grapevine City Council Planning & Zoning From: Ben C. Pardue 4010 Whitby Lane Grapevine, Texas I have been a resident of Grapevine for the past 7 years. The reason I chose this area as a home for my family was the fact that It was NOT like all of the surrounding, commercialized areas. I know I am in the majority who feel like we want to preserve some of this rural flavor in spite of the rapid growth. The traffic in the Hall Johnson area has increased greatly in the time I have lived here. Being realistic, I know this is just something that I must accept to enjoy the other benefits of living here. Something I feel I cannot just accept is the new 121 Corridor Land Use Plan. I find it hard to believe the City Council has no more sense of responsibility to the citizens of Grapevine than to try a stunt like this. As I understand it, the city has no legal obligation to inform us of the land use plan. However, if anyone has the opinion that you have no moral obligation to make this plan known (and in time for all who have a concern about it to be heard), has no business being a council member. Please put me on record as being opposed to this plan if that has not been made clear already. I ask that you do the right thing by listening to the people who are impacted by this proposal and NOT the people who will benefit financially from it. If not, stop wasting tax payer money, by opposing the DFW runway because you will have destroyed the area anyway. Ben C. Pardue Post -It' brand fax transmittal memo -W1 I sof pager ► ?,4 cew' l I 0-4_11L I� w . JUN 15 Y93 16:57 MbTRQNIC ' bJ REG ION City of Grapevine JUN 151993 community Development Dept.: June 15, 1993 P.1/1 We oppose the extensive commercial zoning proposed in the City's 121 corridor land use plan scheduled for discussion and adoption in tonight's council meeting. such development would seriously and negatively impact our: --quality of life -property values flow of traffic on Hall -Johnson and other roads -safety of our school children at Heritage elementary and middle schools There is plenty of already existing commercial development to support the City's tax base. The City already has an excess of 2500 acres of commercial zoned undeveloped freeway property that would not infringe on residential areas. We support the single family residential development in this area as proposed by the current property owners. We dQ not support additional commercial development in this area of Gr vine. A more prudent approach to city planning and development would be to have a controlled, managed growth plan. The proposed approach could lead to uncontrolled, damaging growth in our city. Large commercial development in such close proximity to residential areas would be a set back for the city of grapevine and not in the best interest of all of the citizens of Grapevine. sincerely , Dennis Tiffan Patricia Tiffany Registered voters 4124 Bentley Ct. Grapevine, TX .�ENi BY',PB%MK TEAM ; , 3;36PM ; 214'!636796-4 1 VI 461 Od6�;;; 2 June 15, 1993 i i Mr. Tommy Hardy Director -Community Development The City of Grapevine P. O. Box 95104 Grapevine, Texas 76051 Dear Mr. Hardy, I apologize for not attending and addressing the City Council personally tonight but a school meeting concerning the multiple high school concept is also scheduled for tonight. There are two items on the Agenda I would like to address. The first is the public hearing on the William 1). Tatell2l Corridor Land Use Plan. I have been fortunate to attend a few of the meetings dealing with this issue and wish to commend the efforts of all the citizens involved in this Land Use Pian. The Planning and Zoning Commission and the City Council have spent countless hours arriving at a plan which provides for the most advantageous use of this corridor and I wish to express my endorsement for this Land Use Plan. The second item concerns the proposed zoning change applications Z92-10 and Z93-01. Having endorsed the Land Use Plan as proposed, to immediately weaken it by supporting these two zoning change requests would be, in my opinion, a mistake. I am against both of the proposed zoning requests because they would, in effect, void the Land Use Plan for the William D. Tate/121 Corridor, Sincerely, J. R. Zengler 914 Hummingbird Grapevine, Texas 76051 (817) 488-8298 4104 Bentley Court Grapevine, TX 76051 June 14, 1993 Grapevine City Council Grapevine, TX 76051 Dear City Council: We are residents of Greenbriar Estates on Hall Johnson Road. This letter is in response to a notice we received in our mail box concerning your vote on the rezoning of the land which is northwest of Hall Johnson Rd and Hwy 121. We support the City Council decision and zoning board recommendation to disapprove this plan to build 100 single family homes. We prefer your decision to allow tax producing commercial development. We are concerned about the overload to our new schools on Heritage Ave. that another residential subdivision in this area would provide. Please follow thru with your commercial development plan for this Hall Johnson/121 area. Very Truly Yours, Marion Vat Mo kridge l ymond G. Mockridge { 1 i=il i -t-1 U.�UJ GRAPEVINE PUBLIC WORKK'`�S_ TEL:1%%-8817-481-0369 Jun 14,93 15:34 No .011 P.01 JUN 1 4 1993 1 , tA, zt r' ILIII I5 , 15: Fiq FPCIIH Fl-iPF, 111_tT1_1P 1__0PP(_1LLT1_1H 2733 Mesquite Lane Grapevine, Texas 76051 June 15, 1993 To: Grapevine City Council Zoning Commission Attention: Ms. Marcy Ratcliff Subject: Zoning Meeting - Tuesday, June 15, 1993 PA G E . 0027, JUINI 19J3 PLANNING Commercial zoning, as proposed in the City of Grapevine Corridor Study - State Highway No. 121, for the area roughly defined by Western Oaks Drive, W. D. Tate and Heritage Avenue, is in no way responsive to area residents input. For months, residents of far South Grapevine have steadfastedly insisted on corridor use that enhances - not jeopardizes - area property values. Apparent- ly, our voices were unheard, or as many fervently believe, unheeded. ' At the subject meeting, zoning changes to R-7.5 will be reviewed for the areas in question. An overall concept plan, referred to as Relfort Addition - West- ern Oaks Estates, Section ITT, will be presented as an alternative to the cor- ridor zoning plan. Given the extremely limited time available to the Beverly Group to prepare a land usage proposal, T feel their aggressive attempt to ascertain local homeowners concerns and craft a solution addressing these con- cerns, most commendable. It is unfortunate that, in the matter at hand, developers can be perceived as more responsive to Grapevine residents interests than our elected officials. I urge you to listen to the voice of your cus- tomers and: - Do not accept the Corridor Plan - Approve zoning change to R7.5. From a broader perspective, I have lived in several different States and experience tells me that Grapevine is at a major crossroad to the future. A successful upscale community marked by active resident participation and ex- cellence of educational opportunity with an ambience attractive to newcomers or, driven by "tax base" greed, another faceless Redford, Euless, Hurst or, worse yet, another parking lot like Plano - the choice for the future will be made now. The collective values of our property will be determined -- now. Respectfully yours, Larry Allen J""p 15, 1993 RECEIVED " IS 1993 Community Development Pppartmont PLANNING 307 West Dallas Rd. Grapevine, TX 76051 To Whom It May Concern: I are very much opposed to the new 121 Corridor Land Use Plan which will allow commercial use of land immediately abbuting neighborhoods. A good example to look at is Food Lion located at the corner. of Hall -Johnson and Poole Rd. This business was constructed even though there was a tremendous amount of opposition from the surrounding neighborhoods. Now Instead of a thriving business, the store has but a few customers. 1, personally, have never set foot Inside the Food Lion, I encourage my friends and neighbors to use other supermarkets. Should there be businesses in this proposed area instead of single-family homes, I fully intend to boycott these also. There Is ample land already zoned for commercial use that Is not adjacent to neighborhoods. I encourage you to explore these possibilities further. Thank you for you time. Sincerely, Cheryl Ord 3221 Meredith Lane Stonegate Addition Grapevine, TX 76051 ( 817 ) 283-0946 Grapovin = City Council Zoning Hearing +` 6/15193 RECEIVED i U N A 5 1993 PLANNING As a homeowner and voter living in grapevine, I would like to speak against the proposed Amendment to Map 2 of the Land Use Plan. When we knew we were moving to the DFW area from California eight years ago, we spent quite a while researching the surrounding areas. We looked at the schools, city governments, quality of life and potential growth of the individual cities. Included in this research was checking on the zoning, land use Plans and future airport plans. Our decision to move to Grapevine was made after receiving favorable information to all of these inquiries, When we moved into the Western Oaks sub -division, the zoning plan called for multi -family zoning with a commercial strip along the highway. Somewhere along the line this zoning was changed. We were not "informed" homeowners at that time and did not understand how the city government in this area worked. We have since educated ourselves. Two years ago, when Centex Developers proposed the building of inexpensive tract homes in Western Oaks Estates we came to you with our concerns and you worked with us to insure the integrity and quality of life surrounding us. We worked with you and the developer to come up with a set of deed restrictions governing the development of this addition to our sub- division. We were very clear during those proceedings as to what our desires for the continued growth of our part of Grapevine was and the standards that we wanted to uphold. I felt at that time that you understood our needs and supported us. This had a lot to do with how i and others here tonight voted at election time. Our focus on the quality of life and standard of building has not changed since that time. We have met with you in these chambers several times throughout this current round of zoning petitions, and thought that you stili intended to support and represent us fairly. On Friday I found that my faith in our elected officials had been grossly misplaced when I was made aware of the proposed change in the land Use Plan. It is obvious from the proposal that you have not been listening to us and are definitely not representing those of us who elected you. I don't know if it was your hope that releasing this information so late would not give the homeowners enough time to respond - but i think you will agree that this turn out shows that we are all actively involved with the growth of our area. I fail to understand the logic of putting commercial property in the back, ` r nsive custom homes, Especially in light of the large amount of undeveloped freeway aPot interfering with residential property - available in grapevine. Most of this available land has much better access from the freeway then the land under discussion. If Grapevine developed only a fraction of this land for commercial use, we would have more commercial space then most surrounding cities, find this proposed land use plan amendment even more perplexing taking into consideration the fact that We have two developers who currently own a large part of the property in question and have a residential proposal up for review by the council tonight These two developers have been working closely with the home owners on this proposal and have designed a plan that is highly appropriate for this area. The proposal calls for a landscaped Jogging trail with a small park with playground equipment. They propose the jogging trail and a brick wall to separate the residential land from the strip commercial property. The developers have agreed to, and drawn up for submission tonight, deed restrictions for both the residential and commercial land that not only protects our investments but enhances the area. Close attention has been paid to preserving this beautifully wooded land. I understand that you need to have a commercial tax base to help support the city, but hope that you recognize how inappropriate it is to expect that base to come at the expense of the highly desirable residential areas that are drawing new residents and subsequently encouraging commercial growth to the city of Grapevine I would hope that you would restore our confidence in those that we helped to elect to represent us by turning down the proposed Amendment to the Land Use Plan to allow time for much needed modifications and furthermore will give proper attention to the proposal for residential development of the Belfort addition and Western Oaks Estates - Section 111, Thank you. Michele Hoffma 2832 Timber Hill Dr. Grapevine, TX 75051 (A. 1.51,93 1-x:36 $817 963 1924 A SCIS SYS DEV V�j (m I RECEIVED jUN 15 1993 June 15, 1993 PLANNING Attn: Community DevelopMOnt DepartmoriL City Council Office Re: 6/15 Toning Muting I am apalled at the information I haw, recently received regarding the City of Grapevine's 121 Corridor Land [Tf--,e. Plan_ Apparently the City proposes to use the land for heavy commercial development:. I arn a new homeowner, just ovor 1 year, tend I selected the, Woodland Hills part of Grapevine for it's "rural" feel. As, asingle' parent of an elementary school aged child, I an-, NOT in favor of increased traffic and congestion, all trees on Said property removed, lower property values, and increased noise. Please utilize the reported undeveloped freeway property that will not infringe uIlk'XI any residential areas in Grapevine. I am sorry I can not personally tk- at tonight's meeting, as I strongly oppose conunercial developmeriL so noax to my home. Cynthia follow 3509 Quail Crest Grapevine, Texas 76051 Property ,'. owner Issues and Questions •' Relevant to Zoning Cases Z92-10 & Z93-01 & the William D. Tate/121 Corridor dg 1. What is the difference between a Land Use Plan and zoning of property? The LAND USE PLAN is a designation for the highest and best use of the land. It is a guide for future zoning development. The LAND USE PLAN is fundamentally a guide to the physical development of the City. It is a translation of values into a scheme that describes how, why, when, and where to build, rebuild or preserve the City ZONING OF PROPERTY is for the purpose of regulating what uses are allowed as permitted uses and what uses are conditional uses (takes Council's approval) and how they are to be designed and developed. Zoning is how property can be developed today, it is not a plan or a guide. 2. Are welding shops, used car lots, public storage facilities, and shopping centers allowed in "CC" Community Commercial? What uses are allowed in "CC" Community Commercial? Welding shops are not allowed in the Community Commercial District. Mini Warehouses are allowed as a conditional use, which requires Council's approval. Community Commercial District allows as permitted uses professional offices, medical & dental offices, hospitals, hotels and motels, restaurants, retail uses, shopping centers, indoor commercial amusements (skating, bowling etc.), nurseries, and furniture stores. The conditional uses include mini warehouses, boat and car sales, garden supply stores, alcoholic beverage sales, and gasoline sales. 3. Why does the city want to land use plan and zone the area around Western Oaks to Commercial? The vacant area around the eastern edge of Western Oaks Section II has been zoned Community Commercial and Neighborhood Commercial and "R -MF -2" Multi Family since a zone change request by a Mr. Willard Baker in 1984. Western Oaks Section II was zoned "R -MF -2" Multi. Family until it was rezoned to "R-7.5" Single Family in September of 1990. The current Comprehensive Master Plan is consistent with the zoning of the vacant land around Western Oaks Section II. 4. Why were property owners only given 4 days notice of the Corridor Study and the Zoning Cases? The surrounding property owners were notified of the zone change request for Z92-10 and Z93-01 according to State Law ten days prior to the hearing, which was scheduled for April 20, 1993. The public hearing for the two zoning cases was tabled at the request of the applicants, on April 20th to the May 18th hearing date. The applicants requested at the May 18th hearing date that the case be table until the June 15, 1993 public hearing. The surrounding property owners were notified at the public hearing of the date changes. Staff sent a courtesy notice to 2 the surrounding property owners to remind them the cases had been tabled to the June 15th meeting and also the Corridor Study was to be considered for adoption on the 15th. 5. Why is Council interested in protecting so much commercial along William D. Tate Avenue and Western Oaks Section II? The logical location for commercial development is along freeways and major thoroughfares so as not to create traffic congestion or allow commercial traffic to route through single family areas. There should be significant land set aside for commercial and industrial development to provide jobs, service and tax base to adequately support single family residential development. Council has consistently been concerned of developing single family residences too close to the freeway because of the environmental impact of noise from the freeway. Council also has been concerned with the amount of multi family zoning. The proposed land use plan reduces the amount of property land use planned for multi family. Council and the Planning and Zoning Commission have recently begun looking at the current buffering requirements to see what improvements can be made. 6. Has Council already decided not to support these to zoning cases? Council and the Planning and Zoning Commission have not heard nor taken action on either case. The Council and Planning and Zoning Commission have not taken a position on either case. Positions are not taken by Council or the Planning and Zoning Commission until all the evidence at the public hearing is given. 3 7. Why haven't the property owners of the Corridor Study been notified before now? Does the Corridor Study not impact our properties? Why was there been no mention of the Study in the newspaper? Property owners have been noticed beyond State requirements. There is no property owner notification requirement for workshops or public hearings relative to the Corridor Study, other than agendas for these meeting are posted in accordance with the Open Meeting Requirements. Staff did notify the Fort Worth Star Telegram and the property owners within the study area of the first public hearing on December 15, 1992. Staff at the direction from City Council, sent notices of the public hearing scheduled for today on the Corridor Study as a courtesy to the surrounding property owners, homeowner associations and property owners. In addition Staff sent notices to those citizens who requested to be informed of future action on the zoning cases Z92-10 and Z93-01. S. What is the City doing to protect the integrity of the single family neighborhoods and still allow for adequate commercial development? The Comprehensive Zoning Ordinance stipulates in each district the various types of buffers required when residential and commercial uses are adjacent to one another. The majority of these requirements have been in place since 1982. Buffers include setbacks, height restrictions and landscaped buffer yards. The current buffer requirements are listed by each zoning district. 11 Current Buffer Requirements for Single Family Residential "R-20" "R-12.5" & "R-7.5" SINGLE FAMILY Western Oaks Estates, Section II along the eastern edge is adjacent to Neighborhood Commercial, Community Commercial and "R -MF -2" Multi Family has the required 40 foot rear buffer yard currently in place. Current Buffer Requirements for Low Intensity Commercial Uses "CN" NEIGHBORHOOD COMMERCIAL If a development were to occur in the "CN" area, the off-street parking and vehicular use area would be screened by a blind fence, berm, wall or landscaping at least 6 feet high. Individual users would be limited to 9,500 square feet unless a conditional use permit approved by City Council authorizes a larger facility. The hours of operation are limited to between 7:00 a.m. and 10:00 p.m. for those users larger than 9,500 square feet. The buildings are limited to 1 story or 25 feet in height and are required to be setback a distance equal to the height of the building. Additionally a wall, fence or berm is required to be erected in a 20 foot wide landscaped strip between the 2 districts. All commercial development is required to submit a concept plan with a plat or a zone change application. Council has the ability to add any additional screening or buffering deemed necessary. 5 TO" PROFESSIONAL OFFICE If a development were to occur in the "PO" area, off-street parking within 60 feet of the residential area is to be separated by a blind fence, berm, wall or landscaping at least 6 feet high. All buildings or structures are limited to 1 story or 20 feet in height and shall not be located nearer to any residentially zoned property than a distance equal to 1-1/2 times the height of the building or structure or 25 feet, whichever is greater. All commercial development is required to submit a concept plan with a plat or a zone change application. Council has the ability to add any additional screening or buffering d e e m e d n e c e s s a r y Current Buffer requirements for Commercial Uses "CC" COMMUNITY COMMERCIAL If a development were to occur in the "CC" area, the off-street parking and vehicular use area within 60 feet of the residential area would be screened by a blind fence, berm, wall or landscaping at least 6 feet high. Any vehicular use or storage areas for automobile sales and service, boat sales, building materials and supplies will be required to be screened from any adjacent residential district by a fence, wall or berm at least 6 feet in height. Development of hotel -motel office or hospital uses would require the open space/landscape area to be increased from 20% to 30%. The buildings are limited to 1 story or 25 feet in height and are required to have a side and rear yard setback a distance 1-1/2 times the height of the tallest building on the lot. Additionally a wall, fence or berm is required to I be erected in a 20 foot wide landscaped strip between the 2 districts. All commercial development is required to submit a concept plan with a plat or a zone change application. Council has the ability to add any additional screening or buffering deemed necessary. Proposed Buffer Requirements for Commercial Uses 1. Increase the commercial building setbacks from Single Family property. The higher the commercial building the further the setback will be. The Hotel Corporate Office district requires the height not to exceed half the shortest distance between the structure and the nearest adjacent residential zoning district. 2. Create a special zoning district specifically for wineries and vineyards, which would provide a low intensive commercial use and provide extensive open space area to serve as a buffer between residential uses and other commercial uses. 3. List as a performance standard in the design criteria of each commercial and industrial district that additional screening, fencing and landscaping requirements on any zoning case in addition to or in lieu of screening or fencing requirements set out specifically in each use district when the nature and character of surrounding or adjacent property dictates a need to require such devices on order to protect such property and to further provide protection of the general health, welfare and morals of the community in general. MR/mr O: \TATE N OPPOSITION TO AMENDMENT TO MAP W"AN We oppose the commercial development from Western Oaks Blvd. toAall Jo as proposed in the Corridor Study - State Highway No. 121, Amendt and Use Plan. We support the concept plan for Belfort Addition and Western Oak aces, Section III as submitted. NAME ADDRESS DATE �YP-A;dj- 3LTZ�c Z ly'K IL s i L /fit/ /J J03 s'3 %112J 61hadV lin P i M/ w ELA Aj�= / F 1 2 -7 -> Sr~ 7NI 627-00 Ott. ooop Hmewners•6-Westover Addition Grapevine June 15, 19LANNING 15711 1 1 1111 0 We, the homeowners of the Westover Addon, gtLqng1_y oppose the plan which would allow the heavy commercial use of the property west of Hwy. 121. Such developments would seriously impact our property value and the safety of our school children. The current homeowners of this area would like the area to be zoned single-family homes with a narrow strip of low -intensity commercial along the freeway. Please, follow the wishes of your constituents rather than the pressure from business. MorlITZ-4 =77- A CALk2l, j , __. �InSi tia- 7() �W/) _Llv� Z4"I < 4 � ��w d 10 0 A00 7 91 We oppose the commercial development from Western Oaks Blvd. to Hall JoRLMNANG proposed in the Corridor Study - State Highway No. 121, Amendment to Map 2 Land Use Plan. We support the concept plan for Belfort Addition and Western Oaks Estates, Section III as submitted. NAME ADDRESS DATE Y-3 RECEIVED OPPOSITION TO AMENDMENT TO MAP 2 LAND USE PLAN S+Ji w , We oppose the commercial development from Western Oaks Blvd. to Tohn on'' as proposed in the Corridor Study - State Highway No. 121, Amendment to Map 2 Land Use Plan. We support the concept plan for Belfort Addition and Western Oaks Estates, Section III as submitted. 7 VIM N I 1 77 p OPPOSITION TO AMENDMENT TO MAP 2 LARfifiRVED We oppose the commercial development from Western Oaks Blvd. to Hal=p-"�Aan son Rd�, asp proposed in the Corridor Study - State Highway No. 121, Amendment tod tse Pian. We support the concept plan for Belfort Addition and Western Oaks Estates, Section III as submitted. NAME ADDRESS DATE a We oppose the commercial development from Western Oaks Blvd., past Hall Joliign�lkd.-'a§'far as Heritage Elementary and down to Highway 121, as proposed in the Corridor t d - Statand way No. 121, Amendment to Map 2 Land Use Plan. We support the concept plan for Western Oaks Estates, Section III as submitted. NAME ADDRESS DATE A I - 8 CEIVED OPPOSITION TO AMENDMENT TO MAP 2 LAN SE PLAN, - We oppose the commercial development from Western Oaks Blvd. to Hall John ;on/-'!kcF.', as proposed in the Corridor Study - State Highway No. 121, Amendment to Map 2 Land Use Plan. We support the concept plan for Belfort Addition and Western Oaks Estates, Section III as submitted. NAME ADDRESS DATE / I-- J-,, * 13 51 & In 4A &44J. Ott 3 .35 4- PQ - 1J 7 41- 51 & In 4A &44J. Ott OPPOSITION TO AMENDMENT TO MAP 2 LAISfj"Vr�o We oppose the commercial development from Western Oaks Blvd., past Hall Jo.. Heritage Elementary and down to Highway 121, as proposed in the Corridor StW-1t4tig*hwayNo. 121, Amendment to Map 2 Land Use Plan. We support the concept plan for Belfort Addition and Western Oaks Estates, Section III as submitted. - 1,41 - � t -ILL -1 1, , /" /� , , - ",' N IN 0 0 P OPPOSITION TO AMENDMENT TO MAP 2 LKVGUSE, JUN Ij fW 1�3 We oppose the commercial development from Western Oaks Blvd., past Hal s n kd', as far as Heritage Elementary and down to Highway 121, as proposed in the Corridor Study - State Highway No. 121, Amendment to Map 2 Land Use Plan. We support the concept plan for Belfort Addition and Western Oaks Estates, Section III as submitted. NAME ADDRESS DATE i 2111111111 im M im RECENEPo, OPPOSITION TO AMENDMENT TO MAP 2 LAND USE PLAN 6/15/93 We oppose the commercial development from Western Oaks Blvd., past Hall Johnsp4k, as',---" Heritage Elementary and down to Highway 121, as proposed in the Corridor Study - State Highway No. 121, Amendment to Map 2 Land Use Plan. We support the concept plan for Belfort Addition and Western Oaks Estates, Section III as submitted. PRINTED NAME RESIDENCE SIGNATURE 7- 17<.- 2 L LIL Le�c- 711,- " x L�JLL41e- 6eesr- 3- -he�W&1-4eef 811-t C r Lz)cx-qxA-- oi— (% 0(/ kc Fw';� z = �r, -zL HL fF?X) OPPOSITION TO AMENDMENT TO MAP 2 LANDFfFiSEAVED 6/15/93 'i U !� ", Cl , J We oppose the commercial development from Western Oaks Blvd., past Hall Johnson Rd., as far as Heritage Elementary and down to Highway 121, as proposed in the Corridor Stjl",�*$Wv�ay No. 121, Amendment to Map 2 Land Use Plan. We support the concept plan for Belfort Addition and Western Oaks Estates, Section III as submitted. PRINTED NAME RESIDENCE SIGNATURE ,4111,1 SEj,3cf 70 41agiK�e),Kc 10 A P -2 1 A!&Nai - 41A Lq- M We oppose the commercial development from Western Oaks Blvd., past Hallj6hnson Rd., as far as Heritage Elementary and down to Highway 121, as proposed in the Corridt 'i*kNG-ghway t No. 121, Amendment to Map 2 Land Use Plan. We support the concept pVIn"4Telfort Addition and Western Oaks Estates, Section III as submitted. PRINTED NAME RESIDENCE SIGNATURE �Mym PlW bp- L4 41 H c-1 Olt �'Ar -A n 1-0-n L')al-exS -3W-�H 4i WDide Tr RtkL- r- MR OPPOSITION TO AMENDMENT TO MAP 2 LANDj*jBjAVED' r-111 01:z - 3 We oppose the commercial development from Western Oaks Blvd., past Hall Johnson Rd. ,a r as Heritage Elementary and down to Highway 121, as proposed in the Corridor St El` H y No. 121, Amendment to Map 2 Land Use Plan. We support the concept plan for Belfort Addition and Western Oaks Estates, Section III as submitted. C-LJYEJ T4014 NZV1rE*j -b-flj -bc. A6rf- L-1644teo /A I RP hU0 \1.J_; &XA 2- 6 wl- V�-' L -4- 19k, SIGNATURE OPPOSITION TO AMENDMENT TO MAP 2 L A FNP We oppose the commercial development from Western Oaks Blvd., past Hall" £`fir as Heritage Elementary and down to Highway 121, as proposed in the Corridor=FNtae ghway No. 121, Amendment to Map 2 Land Use Plan. We support the concept plan for Belfort Addition and Western Oaks Estates, Section III as submitted. a N 01 OPPOSITION TO AMENDMENT TO MAP 2 LAND UM(,A 6/15/93 '_ 'n(go We oppose the commercial development from Western Oaks Blvd., past Hall Johnso'ntd., a sr y Heritage Elementary and down to Highway 121, as proposed in the Corridor Study -,, y a No. 121, Amendment to Map 2 Land Use Plan. We support the concept plan for BZfffXd-clition and Western Oaks Estates, Section III as submitted. PRINTED NAME RESIDENCE SIGV-,&rdSE 7,33 Ott 4 'r (z 3265- "4&- C, t2 C--: S 7 ce,n Qr -'� 0 2® Z42�1� (n ul'A'--i Cif - 'ck 117&J1S4;LtC1'1e- Z/7 o0 44 7,33 Ott 4 'r (z 3265- "4&- C, t2 C--: S 7 ce,n Qr -'� 0 OPPOSITION TO AMENDMENT TO MAP 2 LAND USE P 6/15/93 We oppose the commercial development from Western Oaks Blvd., pa a I Johnson Rd, has far as Heritage Elementary and down to Highway 121, as proposed in the Corridor S -b $fy -StaAwion way No. 121, Amendment to Map 2 Land Use Plan. We support the concept plan for and Western Oaks Estates, Section III as submitted. SIGNATURE f-- ID OPPOSITION TO AMENDMENT TO MAP 2 LAND 6/15/93 arc° We oppose the commercial development from Western Oaks Blvd., past Hall Johnso Heritage Elementary and down to Highway 121, as proposed in the Corridor Stud n 1 ways No. 121, Amendment to Map 2 Land Use Plan. We support the concept plan for Belfort Addition and Western Oaks Estates, Section III as submitted. RESIDENCE 0 A, LLV— I,-,- 411 es ll SIGNATURE IQ OPPOSITION TO AMENDMENT TO MAP 2 LAND USE PLAN 6/15/93 We oppose the commercial development from Western Oaks Blvd., past Hall Johnson Rd., as far as Heritage Elementary and down to Highway 121, as proposed in the Corridor Stud S i hway No. 121, Amendment to Map 2 Land Use Plan. We support the conc ;�U)igl=' ion and Western Oaks Estates, Section III as submitted. PRINTED NAME RESIDENCE SIC ,jNAjTV:RE '- 7, � to 6' /, 4 / ,rte , /z x, c-, 6,-1 z- E �271 �'�) tj 41 ' 3FI'l -s-ILll") 0('j 9 7,� C Nil, !I, ' 41, .: CC tie a rq 7/24o 0;7 f §q Igo �` f �S �.:�✓'r'` ' >�,a'=-�=. , f f' ,� � � .1 �'<�1 !� r'..... a r> ?� J°-�.-�. ,.,�_..—�; ,f.r€.`-X` f,`"r�-�' "f G'- t�'�`` _ f p� [ � 1� ��. �' ",,� �,.,1 .�'�M f ��is�'� F;1 �`q�. � j a�'tle�7�``� d,' ' .°,��• ��f i�f f��'�'`� �° e `'jam"'"' q, /q / t f rid /eic t t%" t u F � (,/ ��,.' l t` !"�. � M`i --� � � � i(f � f (�'� f �t `, r f ,, M < < � ? _,."j t %j+'`% Y. WESTERN OAKS A large developer (The Baj Nu'�tting rtment complex on than, the at -tractive �.x requested the City Council accommodate their plan. ?zany western Oaks h, downgrade their quali{ increase in traffic and wishes to build an yaks and Higghway 121 s Estates. Th eY have , ,commission for rezoning to is area would (with an �e. :7:xi:«;,:i�.�� M'*i i' 4 A! i •tt�k�n: '�%x'w3'.' k: •>>..y•>�:'r%,.%wv' :!w ;.:x<M:.ik,i.>.>:re�. that at 1si nilde familywe aretold couhomes in this area. , k, x . •eie �. '";'s. w,:.jye;• k6 , r> .{> wa 's successfully be use k ess= y ��`� •' xWxk� %ox•Witis�Ex�f w» k'�'WRP '�uA Nursery on the of w. k x.x.ttxxMkx} � ir?iRi�k'a+ W It will all be decide x ezon ' Meeting on w �: �ay 18th. Set w ^h•��}^jCpCp �,k,�x. ', x•x•k•.,.�Y.•N•x`f'+}k t! Y'.• ',K x" •N vrtii.Kn.c•NY:Y •j,�. .....pk.,tS,.j�.�'n•n,y.i . P 7 yyj0 �I Y. o'Ym e e t i n {.k.. .ww::,,•,,�0u`:d. : kT+:yKM%vii; xqx rim x 4t key �: Y� di w'xkne nW+, �. . a At 9 _ ...LZ A LF 4-11 JUN r 6993 Becky B. Folger 4011 Meadow Drive Grapevine, Texas 76051 (817)481-3712 June 17, 1993 Mr. Ron Cook Chairman Grapevine Planning & Zoning Commission =e, bonnet Drive Texas 76051 Dear Mr. Cook: I live in the Yorkshire Meadows Subdivision; north side of Hall-Johnson Road, west of 121. ; I attended the first public hearing on the Land Use Plan/121 Corridor Study and attended the January 26th working session. I think you'll agree that Tuesday night's public hearing was a frustrating experience for everyone involved. Many people, including myself, feel that our opinions and wishes -- contributed during the planning process, not the "last minute wolf s cry" -- were neither heard nor heeded. The comments from P&Z members to the effect of "Everyone tells us exactly what they don't want but can't tell us exactly what they do want." are not true. I thought the neighborhood representatives made it abundantly clear that they support the developers' plans both in the January 26th working session and at Tuesday night's public hearing. The proposed plan of commercial strips, with buffer zones of greenways and jogging trails, and single family home additions seems like an effective compromise for everyone. If the details of those development plans don't satisfy the Planning & Zoning Commission, then at least work with the interested and affected parties to iron them out. Most frustrating of all was the quick tabling of a controversial issue for more "work." You aren't nearly as quick to schedule another meeting on the Land Use Plan/121 Corridor Study. It is absolutely outrageous that you wouldn't commit to a date for another work session or public hearing. This is not something that needs to be dragged out for another six months. Let's get it done and over with! Equally disturbing was the displayed attitude that the next meeting does not need to be promoted and that people do not necessarily need to be invited or able to participate. You might Becky B. Folger Page 2 be charged with the planning and zoning for the City of Grapevine. But please remember that you're planning and zoning my home and my neighborhood. Don't even consider that my neighbors mid I will not be invited or ready for comment! Your Commission has been working on this plan since December. How much longer are you going to allow this process to take? What do you expect is going to change -- the opinions of the homeowners? (Doubtful.) The opinions of the P&Z members? (Doubtful.) Are you hoping the homeowners will get frustrated and disappear. Well, that's what's going to happen to the developers. They already ,dew the planning & zoning process in Grape,n.'ne as completely "unstable." The proposed development plans will have much less of an adverse impact on the value of existing homes than high-density commercial developments. The price of the homes sold by the volume builders has steadily increased since they started building in our neighborhood. The proposed Belfort Addition will probably raise the price per square foot in this iminediate area. The custom home development almost certainly will raise that equation! A high density commercial development would drop the current price per square foot considerably. I urge you to consider the following: Incorporate the developers' concept into the proposed Land Use Plan. Iron out the details with the developers and neighborhood groups before platting; Carry that concept to the south side of Hall -Johnson Road, so that our schools will not be forced to deal with such an undesirable neighbor as a commercial. development; Schedule another Land Use Plan/121 Corridor Study work session or public hearing soon - not next month or the month after; Promote the next meeting and invite all interested parties -- homeowners, developers, Council, etc. -- to participate and comment. Sincerely CC: Mayor Bill Tate Grapevine City Council Tom Hardy - Director of Development 3513 Deer Creek Grapevine, Texas 76051 June 15, 1993 Grapevine Planning and Zoning Commission Grapevine City Hall Main Street Grapevine, Texas 76051 Dear Sirs: This is to inform the Planning and zoning commission that Mr. and Mrs. Fred H. Aiken, at the above address in the Western Hills Addition of Grapevine, ,do highly ,support the elfort Addition, (Western Oaks Estates, section III) submitted by AMRESCO and LeBlanc. This is in direct opposition to the change of zoning being attempted by the commission and/or the city council. Any construction other than residential, such as the "121 Corridor nand Use Plan", will have a negative effect on the quality of life inthistown and at our address. With 2500 acres of undeveloped freeway property that is available for commercial use in the city and this property would not infringe on resiential.zoning. It is beyond us why a zoning action is necessary in our neighborhood. 2�" cerely r. Fre rAiken A, ��jA� Mrs. Bo bye Aiken rapl.lt ha 4104 Bentley Court Grapevine, TX 76051 June 14, 1993 Dear City Council: MN We are residents of Greenbriar Estates on Hall Johnson Road. TIhi 1 letter is in response to a notice we received in our mail bo concerning your vote on the rezoning of the land which is northwes of Hall Johnson Rd and Hwy 121. We su*pport the City Counci I t decision and zgni board recommendation disa rov�eth�is laLn t build 100 single famil _y homes-. We prefer your decision to allow tax producing commercial development. We are concerned about the overload to our new schools on Heritage Ave. that another residential subdivision in this area would provide. Please follow thru with your commercial development plan for this Hall Johnson/121 area. Very Truly Yours, Marian Vat h/ Mlo koridge y y mond G. Mockridge 4 Qu live in the south end of Grapevine. The Grapevine City Council doesn't given order to e ert their precious central portion of the city, they intend t sacrifice y approving extensive dense commercial devel- opment in your immediate ac yard without meaningful buffer zones and without consideration of the best use of individual land parcels. They wish to sneek this through by proposing it and then,r four days later, voting it in as a permanent plan. They've treated their own citizens this way before and they will do it again. You're only chance is t . Call City Hall on Monday or Tuesday, and 2. Attend the zoninghearing TIES TUESDAY, GRAPEVINE POLICE DALLASBUILDING (307 W. ., t7O6 0S ON G920 TSt LTS T &�S:JO1_I_i 62 ,' T 76 'bT: '9F1 'This map shows proposed -_ _, - - - commercial development (dark areas) along Hwy 121 (shown as W.D. Tate Ave). It is an extensive = area immediately abutting single-family residential. AA-lM f > ,�, � __ �� ilei ,, �—•.—�� -' - POO r :•�_r. _.. �. `-``•.T-...;•I• ^• ,, ,•,-�'• --•7-,K. ill.t.c-_` ,.,ii.,r,.+.tt '<` r;—:::I.r-i_'.=..._ Y ,� it -._ .: • , ; ;�h; ' �'` •:7 �t '—` �arZR 2:X7 - t �•t`7 i4 { � •{, � ,)"� •fit \ i i _ •F _ 4 .� _ ! 11 t . + j•_ „yr.� �-'`F .`t t� 1"--` t ''^ �^ � A� + R '� r ... L � � .iii Yyi � `• �• ` i "t ,' �� � i.�� 2 •, 1 4 ,if ,6e fy pc•''c C� ,{ I 1 , —"r. _ "-^' _,I '?ilt—,� i7 pfes, — r+ W Tt a 0Q 2E,/bZ /90 .\t ,' j �' � ,i ,�.,•w�rr'rsitF,z rt, i. ,�l��' '� � `T C.1320 s6t zis i � GNUKIh-i SdDdo0a 2E,/bZ /90 117 I.i proposal of existing owners of the land northwest of Mall ,Johnson Rd. and Hwy 121. it includes a landscaped jogging path and a playground. The City Council says they will disapprove this plan and build commercial in this area. INS BIG TROUBLE IN OUR NEI - GHBORHOOD The City of Grapevine's brand new 121or Land Use Plan is scheduled for discussion and adoption THIS TUESDAY EVENING. It�7e commercial to Oill development in our Immediate area, (see the attached map) as USED CAP. LOTS, WELDWO The plan will allow co=ercial 1=30z SHOP$, PUBLIC STORAGE __:;TC.) immediately abutting our beautiful residential areas. Such d8v ely impact our quality of life, our property values, the the safety of our school children more, attending the Heritip 10 City Council members4 Ib 1 improve the city's future tx*-i the city has in excess Of 2501 would NOT infringe upon TO* just days before the Tuesday effective defense. The current single-family homes zoning request will ii'W", intend to WISHES. We think th3S at developments in `DLita: ==E AND V; BE Na SIMPLY MUST DEVELOP= Howy OU FEE AM MUST BE that 7e to 1 8E "taPS.-VONMY AND (481-0377) AND THE CITY COUI advised that, to be effective, ALL I lopment around us in order to - all this despite the fact that Mable for commercial use that this plan until this Thursday, zeamer efforts to mount an E06 90IS'ON Mi VJMr1=$_1 W1 0 4 like to build Leeway, Their 1.d u that they flies now is A THEM WILL imus. You cownry TELL THEM rTIES IN T=— 6920 TSt7 LT8 T *- GNU-�EKI '8 Sa3dOOD 92:2T 26/tT/90 Zoning Meeting mn -30 h... 7:30 pm Tuesday, June 15th... �7- pm June Tuesday,June .1J E06 90IS'ON Mi VJMr1=$_1 W1 0 4 like to build Leeway, Their 1.d u that they flies now is A THEM WILL imus. You cownry TELL THEM rTIES IN T=— 6920 TSt7 LT8 T *- GNU-�EKI '8 Sa3dOOD 92:2T 26/tT/90 JUN 14 '93 14 43 WHITE MARKETING SVCS 817 5716386•:,_ it�i;---`,-'�=.moi •�'•• •�� l .•re tom- ..�• Jr--'�,,_;, %,��'`,^-_� 7i. .;rt:. -. r•w•^'G ...- E.,,,,• ..�"f.�� -"._.'-•I- .til '�•-`l"`-. �y,. ••is. 11-1 JT1���yi_— f �. — r:. ice— •---'t:-.j i.: ?� r�1 a rAL r. � a z• � r' 1; r' P.4 mss,_ '—°-•-. I _- - : _. A } 7.1 TV 7fy�r•`.�,. �, _. �.� `x r iti: i '. �' I '� Sr ' v "LL r .-• t (T . � -, ,rc�-;�;'." _ �::. 1, t • J. y' :. � I I tt ,r' .. � . v , . • , �`i.?� r' "=i.�. 'F :•• i�,. i i� ! ,I ,j . . X �'`.:' �,firrr• �,_y,/ .L,. �'Y,J7 r�,$ »•1' e.•a'. H. fya l ,{ i'i •j" '�-"'• • f '••�. { t9' :. s 1. ,., ; , .:,i' .i "�,: `• , � �t .. j. 11 . �s�t+Cfs�!k, u+.'•w`,s: 7-1 -1!-U—.,• �+ ;ter _""—� „ter •r - a E t 1. This map shows proposed commercial development (dark areas) along Hwy 121 (shown as V11.D. Tate Ave}, It is an extensive Area immediately abutting tingle -family residential. Address: �21SyZ t✓C2ojCity: 4"P -GPC-6"; . - State: ✓ey c S Zip: 760x1 IV Telephone: Item to Address: Name: Addre RETURN TO CITY SECRETARY CITIZENS REQUEST FORM FMS City: e� U State: �ZLZip=_�&I�S/ Telephone: ( ��) q&---4-�b Item to Address: Name: ICTtyz RETURN TO CITY SECRETARY CITIZENS REQUEST FORM it 2 tI-r- Address: 2-9dt City: State: Zip: Telephone: A RETURN TO CITY SECRETARY CITIZENS REQUEST FORM Item to Address:-2c)K-)o Name• 7- q Q -10 't 7"7701 Address: � (�> I I w�i �� G t L �G' 14, to 7' ' City: r State: T k 7p` Telephone: 017) q(-3 Ll I D RETURN TO CITY SECRETARY CITIZENS REQUEST FORM Item to Address: Zoy-�esla PrtZt>�tCc �yt Z`�Z-to �- 2�3-ca( Name:- -�-D Wl C„o Yana -ft j Address: �Z4;�jq,—'C-\wADeC �k\�j �-OLwg City: ��c�.C�eJ`� (1sZ. State: Zip: `1(QOs Telephone:( 11 ) �Z.GI-q(U-j� RETURN TO CITY SECRETARY CITIZENS REQUEST FORM Item to Address: fj,\,7n I i�r,Ad 2t `Z S -0 Name: �) 0 L� Address: City: �n.2.i�t c, State: Zip: 7 )J"J Telephone: (16-0)(�ySs� RETURN TO CITY SECRETARY CITIZENS REQUEST FORM Item to Address: //E ZI " Z,93 --c Name: Address: City: 71-)( - 61,'AfIEVIN,�-5 State: zip: Telephone: (317) 48>1— 412-3 RETURN TO CITY SECRETARY CITIZENS REQUEST FORM Item to Address:- -zg Name: �u F I I S Address: Z -TSL - Mt,-SQQCM LAN City: State: TX zip: 120,S71 Telephone: (0-1 ) 10000PIRM �.,, CITIZENS REQUEST FORM Item to Address: tl 0=5 � /V/) C --Z-,Ts - 0() 1 Name: / 1 11C //t-11 I ( 2-71 Z-- qc)— —/0 Address: �T A/-) lrm,60t. City:State: zip: v Telephone:( F17) Z& - SZS- 7 RETURN TO CITY SECRETARY k Property owner Issues and Questions Relevant to Zoning Cases Z92-10 & Z93-01 & the William D. Tate/121 Corridor Study 1. What is the difference between a Land Use Plan and zoning of property? The LAND USE PLAN is a designation for the highest and best use of the land. It is a guide for future zoning development. The LAND USE PLAN is fundamentally a guide to the physical development of the City. It is a translation of values into a scheme that describes how, why, when, and where to build, rebuild or preserve the City ZONING OF PROPERTY is for the purpose of regulating what uses are allowed as permitted uses and what uses are conditional uses (takes Council's approval) and how they are to be designed and developed. Zoning is how property can be developed today, it is not a plan or a guide. 2. Are welding shops, used car lots, public storage facilities, and shopping centers allowed in "CC" Community Commercial? What uses are allowed in "CC" Community Commercial? 1 was scheduled for April 20, 1993. The public hearing for the two zoning cases was tabled at the request of the applicants, on April 20th to the May 18th hearing date. The applicants requested at the May 18th hearing date that the case be table until the June 15, 1993 public hearing. The surrounding property owners were notified at the public hearing of the date changes. Staff sent a courtesy notice to the surrounding property owners to remind them the cases had been tabled to the June 15th meeting and also the Corridor Study was to be considered for adoption on the 15th. 5. Why is Council interested in protecting so much commercial along William D. Tate Avenue and Western Oaks Section II? The logical location for commercial development is along freeways and major thoroughfares so as not to create traffic congestion or allow commercial traffic to route through single family areas. There should be significant land set aside for commercial and industrial development to provide jobs, service and tax base to adequately support single family residential development. Council has consistently been concerned of developing single family residences too close to the freeway because of the environmental impact of noise from the freeway. Council also has been concerned with the amount of multi family zoning. The proposed land use plan reduces the amount of property land use planned for multi family. 3 Council and the Planning and Zoning Commission have recently begun looking at the current buffering requirements to see what improvements can be made. 6. Has Council already decided not to support these to zoning cases? Council and the Planning and Zoning Commission have not heard nor taken action on either case. The Council and Planning and Zoning Commission have not taken a position on either case. Positions are not taken by Council or the Planning and Zoning Commission until all the evidence at the public hearing is given. 7. Why haven't the property owners of the Corridor Study been notified before now? Does the Corridor Study not impact our properties? Why was there been no mention of the Study in the newspaper? Property owners have been noticed beyond State requirements. There is no property owner notification requirement for workshops or public hearings relative to the Corridor Study, other than agendas for these meeting are posted in accordance with the Open Meeting Requirements. Staff did notify the Fort Worth Star Telegram and the property owners within the study area of the first public hearing on December 15, 1992. Staff at the direction from City Council, sent notices of the public hearing scheduled for today on the Corridor Study as a courtesy to the surrounding property owners, homeowner associations and property 11 owners. In addition Staff sent notices to those citizens who requested to be informed of future action on the zoning cases Z92-10 and Z93-01. 5 15th meeting and also the Corridor Study was to be considered for adoption on the 15th."Th-e-re... is__no.--notifrcati-on--Tequ-ifefnnT"for:. public—heari-ngs--r-dative- to -_the ®• = 5. Why is Council interested in- so much commercial along William D. Tate Avenue and Western Oaks Section II? The logical location for commercial development is along freeways and major thoroughfares. There should be significant land set aside for commercial and industrial development to provide jobs, service and tax base to adequately support single family residential development. Council has consistently been concerned of developing single family residences too close to the freeway because of the environmental impact of noise from the freeway. 6. JWI has Council already decided not to support these to zoning cases? Council and the Planning and Zoning Commission have not heard nor taken action on either case. The Council and Planning and Zoning Commission have not taken a position on either case. Positions are not taken by Council or the Planning and Zoning Commission until all the evidence at the public hearing is given. 3 7. 'F Why haven't the property owners of the Corridor Study been notified before now? Does the Corridor Study not impact our properties? Why was there no mention of the Study in the newspaper? Property owners have been noticed beyond State requirements. There is no property owner notification requirement for workshops or public hearings relative to the Corridor Study other than agendas for these meeting are posted in accordance with the Open Meeting Requirements. Staff did notify the Fort Worth Star Telegram and the property owners within the study area of the first public hearing on December 15, 1992. Staff at the direction from City Council, sent notices of the public hearing scheduled for today on the Corridor Study as a Courtesy to the Surrounding property owners, homeowner associations and property owners. In addition Staff sent notices to those citizens who requested to be informed Of future action on the zoning cases. )IIx- , 11UJ(e,,j kk f -I F U, 4 pp a November 23, 1992 Ms. Mary Jane Robilliard Fort Worth Star Telegram P.O. Box 1870 Fort Worth, Texas 76102 A Future With A Past RE: Grapevine Account # CIT 25 Dear Ms. Robilliard, Please find enclosed, the following for publication ' on Sunday, November 28, 1992, in the Northeast Edition of the Neighborhood Extra Section of the Fort Worth Star Telegram. (One time only) Item Notice of Public Hearing CU92-19 Wendy's International Notice of Public Hearing CU92-20 T.G.I.Friday's Notice of Public Hearing CU92-21 J. C. Jones Notice of Public Hearing CU92-22 Chick-Fil-A Meeting Date December 15, 1992 December 15, 1992 December 15, 1992 December 15, 1992 THE CITY OF GRAPEVINE COMMUNITY DEVELOPMENT P.O. Box 95104 • Grapevine, Texas 76099 • Phone Metro 817/481-0377 FAX # 817/481-0369 Notice of Public Hearing CU92-23 Cencor Realty Notice of Public Hearing Z92-09 Cencor Realty Notice of Public Hearing State Highway 121 Corridor Study December 15, 1992 December 15, 1992 December 15, 1992 As always, your assistance is greatly appreciated. If you have any questions please contact me at (817) 481-0359. Sincerely, MarcyRatclif Planner Community Development Enclosure MR/tw NOTICE OF PUBLIC HEARING FOR CITY COUNCIL & PLANNING COMMISSION CITY OF GRAPEVINE, TEXAS STATE HIGHWAY 121 CORRIDOR STUDY Notice is hereby given to all interested persons that the Planning and Zoning Commission and City Council will conduct a public hearing on Tuesday evening, December 15, 1992, at 7:30 PM in the City Council Chambers, Room #205, 307 West Dallas Road, Grapevine, Texas, to consider adoption of the State Highway 121 Corridor Study. The purpose of the Study is to provide City Council and the Planning and Zoning Commission with an in-depth land use analysis to serve as basis for zoning decisions. A copy of the Study is on file at the Department of Community Development, 307 West Dallas Road, Suite #209. Marcy Ratcliff, Planner Department of Community Development Kelly Pickett Harry Markley J. R. Zengler 2754 Mesquite Lane 2927 Mesquite Lane 914 West Hummingbird Grapevine, TX 76051 E Grapevine, TX 76051 G Grapevine, TX 76051 Bill Crandall Dave Benson s Todd & Barbara Love j 3302 Sweet Gum Lane 2702 Devonshire Court 2749 Mesquite Lane Grapevine, TX 76051 Grapevine, TX 76051 Grapevine, TX 76051 Jay Daniels 2918 Woodland Hill Grapevine, TX 76051 Bob Rose r 2704 Cypress Creek Court Grapevine, TX 76051 Michele & Richard Hoffman 2832 Timber Hill Drive Grapevine, TX 76051 r Centex Real Estate 1660 S. Stemmons, Suite 150 Lewisville, TX 75067-6314 North Texas Convenience Stores 6350 Glenview Dr., Suite 101 Ft. Worth, TX 76180-8580 Floyd & Christene Coleman `/ 2604 Hall Johnson Road Grapevine, TX 76051-6428 Jerry & Penny Livingstone 2901 Woodland Hills Drive Grapevine, TX 76051 Dan Lukitsch \/ 2848 Timber Hill Drive Grapevine TX 76051 John Bonewitz VI 2701 Cypress Creek Court Grapevine, TX 76051 Joanne & Mark Bennett 2830 Timber Hill Drive Grapevine, TX 76051 Gary Nordling, Inc. s 1909 Central Drive, Suite 103 Bedford, TX 76021-5831 Nall & 63rd Street Asso. s 1101 Walnut St., Suite 1710 Kansas City, MO. 64106-2122 Richard M. Biggar 2640 Hall Johnson Road Grapevine, TX 76051-6428 Peter Streit V 2801 Timber Hill Drive Grapevine, TX 76051 Tony & Robin Keegle / 2702 Wooded Trail Court Grapevine, TX 76051 Mike & Diane Klepin 2828 Timber Hill Drive Grapevine, TX 76051 Charles Kolodkin 3806 Hillside Trail Grapevine, TX 76051 Bright Banc Savings 5550 LBJ Frwy, Suite 900 Dallas, TX 75240-6263 Federal Savings Bank Attn: Bob Barger 3500 Maple Avenue Dallas, TX 75219-3901 Robert T. Walker 3830 W. T. Parr Road Grapevine, TX 76051 Tom Connally 2838 Timber Hill Drive Grapevine, TX 76051 Bob Offutt \ Ed Gibbons Donald W. King 2758 Mesquite Lane 3309 Spruce Lane 2810 Timber Hill Drive Grapevine, TX 76051 Grapevine, TX 76051 Grapevine, TX 76051 Gene Orr 3333 Spruce Lane Grapevine, TX 76051 Kenneth & Paula Boerman 2705 Shady Hill Court Grapevine, TX 76051 Texas Department of Highways P. 0. Box 6868 Ft. Worth, TX 76115 FDIC, NCNB Texas ` 1201 Main St. Floor 11 Dallas, TX 75202 Dov Schwartz 608 5th Avenue, Room 408 New York, NY 10020 Fuller Schwartz Land Ptnsp 15164 Marsh Lane Dallas, TX 75234-2621 Federal Savings Bank Attn: Bob Barger 3500 Maple Avenue Dallas, TX 75219 Cary & Beverly Strickland 2700 Shady Hill Court Grapevine, TX 76051 Richard A. Isome 2707 Shady Hill Court Grapevine, TX 76051 Pittsburg Limited Partnership 2201 N. Collins St., Suite 354 Arlington, TX 76011-2565 Kerry McCombs 403 Huffman Euless, TX 76039 Newport Classic Homes 4608 Booth Drive Plano, TX 75093 Hall -Johnson Partnership, Ltd. 4043 Trinity Mills Road, S#115 Dallas, TX 75287 John Cole Ip 10440 N. Central Expressway Building 700 Dallas, TX 75231-2215 p Booher Consultants, Inc. 804 Overlake Ct Suite 200 iF Euless, TX 76039-2150 Lyon Realty Co. p 4225 Wingren Dr.Suite 200 Irving, TX 7506f2-2762 James D. Fuller p 15164 Marsh Lane Dallas, TX 75234-2621 Robert Grunnah s/ / 8144 Walnut Hill Lane, Suite 752 Dallas, Tx. 75231 Biller Farrar 600 W. Park Row Drive Ar4ington, TX 76010 Memorial Baptist Church 3100 Timberline Drive Grapevine, TX 76051 Richard Panchasarp P.O. Box 58288 Dallas, TX 75258 Promenade National Bank P. 0. Box 835010 Richrdson, TX 75083 Phala Helm p 2701 Wooded Trail Court Grapevine, TX 76051 William J. Yeager r` 2926 Parr Road Grapevine, TX 76051 Jack Prewitt & Associates Joe Frank & Beverly Edgar 3029 Airport Freeway 2410 Los Robles St. Bedford, TX 76021 Grapevine, TX 76051 Seamans Bank For Savings Gary Fox 5080 Spectrum Drive, Suite 1000-E 4302 Heritag� Avenue Dallas, TX 75248 Grapevine, TX 76051 Truman Reynolds P. 0. Box 1371 Grapevine, TX 76051 FI d & GAristene Colem ?$ 04 Hal Johnsoi Ro Grap-evi e, TX 76' 1 b V Michael D. Raines 2830 20th Street Boulder, CO 80304-2704 NOTICE OF PUBLIC HEARING File #: State Highway 121 Corridor Study City of Grapevine Because you are a property owner within the area of the State Highway 121 Corridor Study as shown by the last City -approved tax rolls, you received this notice. Purpose of Request: The public hearing is to consider adoption of the State Highway 121 Corridor Study. The Planning and Zoning Commission, at the December 8, 1992 Workshop revised the Draft Proposed Land Use Map. The attached map indicates the boundaries of the Corridor Study. A copy of the revised Proposed Land Use Map is on file at the Department of Community Development, which is located at 307 West Dallas Road, Room #209. The purpose of the Study is to provide City Council and the Planning and Zoning Commission with an in-depth land use analysis to serve as a basis for zoning decisions in the 121 Corridor area. Hearing Procedure: When: 7:30 PM TUESDAY DECEMBER 15 1992 What: JOINT PUBLIC HEARING GRAPEVINE CITY COUNCIL/PLANNING AND ZONING COMMISSION Location: Public Hearing: Council Chambers, Room #205 Commission's Deliberation Session: Room #204 307 West Dallas Road, Grapevine, Texas Applicant and Other Speakers' Presentation: 20 Minute Limit Each Public Input, Neighborhood Associations, Property Owners Within 200 feet, Interested Citizenry: 20 Minute Limit Each Questions from City Council and Planning and Zoning Commission for Applicants, City Staff and Guests Present. A T-Utui-e With A Past GRAPEVINE November 16, 1992 Ms. Ann K. Zadeh Planning Resources Group P.O. Box 370 Burleson, TX. 76028 Dear Ms. Zadeh: Enclosed please find our list of owners with the location address and acreage for the State Highway 121 corridor. Should you have any questions, please do not hesitate to call. Sincerely, Ax— -------- Carol Baron Community Development Enclosure TVIF CITY OF GRAPEVINE ('()MMI JNI YY DEVFLOPMENT P.O. Box 9510/1 • Grapevine, Texas 76099 • Phone Metro 817/481-0377 FAX # 8l '7/481-0369 1 (D 1 OWNER LOCATION ADDRESS 1. A-440-TR4C & 4D 4995 William D. Tate Pittsburg Limited Partnership 23.003 acres 2201 N. Collins St. Suite 354 Arlington, Tx. 76011-2655 2. A-440-TR4D Same as above 3. A-440-TR4B 4805 William D. Tate John Cole 14.745 acres 10440 N. Central Expressway Building 700 Dallas, Tx. 75231-2215 4. A-440-TR4E 1901 Hughes Road FDIC, NCNB Texas 12.949 acres 1201 Main St. Floor 11 Dallas, Tx. 75202 5. A-440-TR4131 2019 Hughes Road Kerry McCombs 1.020 acres 403 HoffmanO Ct. Euless, Tx. 76039 6. A-440-TR4B2 2035 Hughes Road Booher Consultants, Inc. .745 acres 804 Overlake Ct. Suite 200 Euless. Tx. 76039-2150 7. A-440-TR4133 2041 Hughes Road City of Grapevine 1.000 acres 413 S. Main Grapevine, Texas 76051 8. A-405-TR3133 1918 Hughes Road Dov Schwartz 5.000 acres 608 5th Avenue, Room 408 New York N.Y. 10020 1 9. 1 A-405-TR3132 000000 Hughes Road W.R. Rogers 6.000 acres 416 E. Irving Blvd. Irving, Tx. 75060-3040 10. A-405-TR313 000000 Hughes Road Dov Schwartz 9.820 acres 608 5th Avenue, Room 408 New York N.Y. 10020 11. A-405-TR3131 000000 Hughes Road Lyon Realty Co. 1.000 acres 4225 Wingren Drive, Suite 200 Irving, Tx. 75062-2762 12. A-405-TR2A 000000 Hughes Road Richard Panchasarp 6.621 acres P.O. Box 58288 Dallas, Tx. 75258 13. A-405-TR3A 000 St. Hwy. 121 Don Schwartz 14.360 acres 608 5th Avenue. Rm. 408 New York, N.Y. 10020 14. A405-TR3A1 000 St. Hwy. 121 Fuller Schwartz Land Partnership 4.530 acres 15164 Marsh Lane Dallas. Tx. 75234-2621 15. A405-TR3AlC 000 St. Hwy. 121 Fuller Schwartz Land Partnership 1.070 acres 15164 Marsh Lane Dallas. Tx. 75234-2621 16. A-405-TR3 000 St. Hwy. 121 James D. Fuller 2.044 acres 15164 Marsh Lane Dallas. Tx. 75234-2621 17. A405-TR3DlA 000 St. Hwy. 121 James D. Fuller 1.557 acres Same as above 2 18. A405-TR31) 1 000 St. Hwy. 121 James Fuller 2.600 acres Same as above 19. A405-TR3C & 3D 000 St. Hwy. 121 Hall -Johnson, 157 2.869 acres 2001 Bryan St. # 3000 Dallas, Texas 75201-2183 20. A234-TR2B 000 William D. Tate Ave. Hall Johnson, 157 2.300 acres Same as above 21. A234-TR2A1C 000 William D. Tate Ave. Promenade National Bank 4.970 acres P.O. Box 835010 Richardson, Tx. 75083-5010 22. A234-TR2A 1 C DELETED Promenade National Bank Same as above 23. A352 -TR 1 & 2 000 Hall Johnson Road Federal Savings Bank 43.799 acres ATT: Bob Barger 3500 Maple Avenue Dallas, Tx. 75219-3901 24. A352-TRlA 000 Hall Johnson Road Hall -Johnson Partners Ltd. 30.800 acres 4043 Trinity Mills Road Su. 115 Dallas, Tx. 75287 25. A352-TR3 000 St. Hwy. 121 State of Texas 4.310 acres 26. A352-TR5 000 St. Hwy. 121 Bright Bank Savings Assn. 5.000 acres 5550 LBJ Freeway, Suite 900 Dallas, Texas 75240-6263 3 27. A 1466 -TR 1 C Bright Banc Savings Assn. 2355 N. Stemmons Freeway Dallas, Tx. 75207-2703 28. A1466-TRlD Bright Bank Savings Assoc. Same as above 29. A 1466-TR3 Robert Grunnah 8144 Walnut Hill Lane, Suite 752 Dallas, Tx. 75231-3375 30. A1466-TR3A Robert Grunnah Same as above 31. A1466 -TRI. Phala Helm 2701 Wooded Trail Ct. Grapevine, Tx. 76051-7118 32. A 1466-TR2A Biller (ETAL) Farrar 600 W. Park Row Drive Arlington, Tx. 76010-4104 33. A1393 -TRIC Memorial Baptist Church 3100 Timberline Dr. Grapevine, Tx. 76051-3852 34. A207-TR2A 1 William J. Yeager 2926 Parr Road Grapevine, Tx. 76051-5607 35. A207-TRlA City of Grapevine Parks Dept. P.O. Box 729 Grapevine, Texas 76051 4 000 St. Hwy. 121 37.708 acres 000 St. Hwy. 121 .660 acres 3426 William D. Tate Ave. 3.270 acres 3420 William D. Tate Ave. 2.980 acres 2800 Western Oaks Dr. 10.038 acres 000 William D. Tate Ave. 17.767 acres 000 St. Hwy. 121 42.337 acres 000 Parr Lane 14.810 acres 3000 Parr Lane 19.140 acres 36. A1393-TR1D3 1 000 Los Robles Jack Prewitt & Associates Inc. 6.990 acres 3029 Airport Freeway Bedford, Tx. 76021-6011 37. A-1393-TR1D2 000 Los Robles Jack Prewitt & Associates Inc. 1.940 acres Same as above 38. A1393-TR1D4 2410 Los Robles Joe Frank (ETUX) Beverly Edgar .883 acres 2410 Los Robles St. Grapevine, Tx. 76051-4308 39. A1393 -TR -1D5 000 Los Robles Truman Reynolds .790 acres P.O. Box 1371 Grapevine, Tx. 76099-1371 40 A-1490-TRlD 000 Heritage Ave. FDIC 18.056 acres 1201 Main St. Suite 11 Dallas, Tx. 75202-3912 41. A -1490 -TR 1 000 Heritage Ave. NCNB 2.057 acres 1201 Main Dallas, Tx. 75202-3904 42. A 1490-TR2 000 St. Hwy. 121 FDIC 3.648 acres 1201 Main, Suite 11 Dallas, Tx. 75202-3912 43. A530-TR12A 000 William D. Tate Ave. FDIC 1.256 acres Same as above 44. A1532-TRlE 000 Mustang Drive Centex Real Estate 4.959 acres 1660 S. Stemmons Freeway, Suite 120 Lewisville, Tx. 75067-6314 5 45. A-1490-TR2H 000 Mustang Drive Centex Real Estate 13.673 acres 3333 Lee Parkway Dallas, Tx. 75219-5111 46. A 1393 -TR l A l A 2300 Timberline Drive FDIC, Seamans Bank for Savings 7.519 acres 5080 Spectrum Drive, Suite 1000-E Dallas, Tx. 75248-6412 47. A 1393 -TR 1 A04 2400 Timberline Drive FDIC 8.304 Same as above 48. A 1034 -TR 1 A 1 000 Heritage Ave. Gary Fox 3.000 acres 4302 Heritage Avenue Grapevine, Texas 76051-5702 49. A 1034 -TR 1 A2 4302 Heritage Ave. Gary Fox 3.000 acres Same as above 50. A 1034 -TR 1 A3 000 Heritage Ave. Gary Fox 3.000 acres Same as 51. A-788-TR2131A 2640 Hall Johnson Rd. Richard M. Bigger 5.620 acres 2640 Hall Johnson Grapevine, Tx. 76051-6428 52. A788-TR2131 DELETED Same as Above 53. A788-TR2B &2B1 2604 Hall Johnson Rd. Floyd Coleman (ETUX) Christene 1.870 acres 2604 Hall Johnson Grapevine, Tx. 76051-6428 2 54. A788-TR2B2 DELETED Floyd Coleman Same as Above 55. A788 -TR 1 B -Robert Walket 383 0-W--T.-Parr Parr Road .,Grapevine, Tx `76051 Es._ . '?ego - 7 3830 William D. Tate Ave. 1.000 acres November 10, 1992 A Future With -A Past Ms. Ann K. Zadeh Planning Resources Group P.O. Box 370 Burleson, Texas 76028 Dear Ms. Zadeh: Enclosed please find our revised list of owners for the State Highway 121 corridor. Should you have any questions, please do not hesitate to call . Sincerely, -:tclt- Marcy Ra cli f, Planner MR/cb Enclosure THE CITY OF GRAPEVINE ACX COMMUNITY DEVELOPMENT P.O. Box 95104 o Grapevine, Texas 76099 o Phone Metro 817/481-0377 FAX # 817/481-0369 REVISED PROPERTY OWNER'S LIST OWNER LOCATION ADDRESS 1. A-440-TR4C & 4D 4995 William D. Tate Pittsburg Limited Partnership 23.003 acres 2201 N. Collins St. Suite 354 Arlington, Tx. 76011-2655 2. A-440-TR4D Same as above 3. A-440-TR4B 4805 William D. Tate John Cole 14.745 acres 10440 N. Central Expressway Building 700 Dallas, Tx. 75231-2215 4. A-440-TR4E 1901 Hughes Road FDIC, NCNB Texas 12.949 acres 1201 Main St. Floor 11 Dallas, Tx. 75202 5. A-440-TR4B1 2019 Hughes Road Kerry McCombs 1.020 acres 403 Hoffmane Ct. Euless, Tx. 76039 6. A-440-TR4132 2035 Hughes Road Booher Consultants, Inc. .745 acres 804 Overlake Ct. Suite 200 Euless. Tx. 76039-2150 7. A-440-TR4133 2041 Hughes Road City of Grapevine 1.000 acres 413 S. Main Grapevine, Texas 76051 8. A-405-TR3133 1918 Hughes Road Dov Schwartz 5.000 acres 608 5th Avenue, Room 408 New York N.Y. 10020 9. A-405-TR3132 000000 Hughes Road W.R. Rogers 6.000 acres 416 E. Irving Blvd. 1.000 acres Irving, Tx. 75060-3040 4225 Wingren Drive, Suite 200 10. A-405-TR3B 000000 Hughes Road Dov Schwartz 9.820 acres 608 5th Avenue, Room 408 A-405-TR2A New York N.Y. 10020 11. A-405-TR3B1 000000 Hughes Road Lyon Realty Co. 1.000 acres 4225 Wingren Drive, Suite 200 Irving, Tx. 75062-2762 12. A-405-TR2A 000000 Hughes Road Richard Panchasarp 6.621 acres P.O. Box 58288 Dallas, Tx. 75258 13. A-405-TR3A 000 St. Hwy. 121 Don Schwartz 14.360 acres 608 5th Avenue. Rm. 408 New York, N.Y. 10020 14. A405-TR3A1 000 St. Hwy. 121 Fuller Schwartz Land Partnership 4.530 acres 15164 Marsh Lane Dallas. Tx. 75234-2621 15. A405-TR3A1C 000 St. Hwy. 121 Fuller Schwartz Land Partnership 1.070 acres 15164 Marsh Lane Dallas. Tx. 75234-2621 16. A-405-TR3 000 St. Hwy. 121 James D. Fuller 2.044 acres 15164 Marsh Lane Dallas. Tx. 75234-2621 17. A405-TR3131A 000 St. Hwy. 121 James D. Fuller 1.557 acres Same as above 2 18. A405-TR3D 1 James Fuller Same as above 19. A405-TR3C & 3D Hall -Johnson, 157 2001 Bryan St. # 3000 Dallas, Texas 75201-2183 20. A234-TR2B Hall Johnson, 157 Same as above 21. A234-TR2A 1 C Promenade National Bank P.O. Box 835010 Richardson, Tx. 75083-5010 22. A234-TR2A 1 C Promenade National Bank Same as above 23. A352 -TR 1 & 2 Federal Savings Bank ATT: Bob Barger 3500 Maple Avenue Dallas, Tx. 75219-3901 24. A352-TRlA Hall -Johnson Partners Ltd. 4043 Trinity Mills Road Su. 115 Dallas, Tx. 75287 25. A352-TR3 State of Texas 26. A352-TR5 Bright Bank Savings Assn. 5550 LBJ Freeway, Suite 900 Dallas, Texas 75240-6263 3 000 St. Hwy. 121 2.600 acres 000 St. Hwy. 121 2.869 acres 000 William D. Tate Ave. 2.300 acres 000 William D. Tate Ave. 4.970 acres II�/1�111�1�7 000 Hall Johnson Road 43.799 acres 000 Hall Johnson Road 30.800 acres 000 St. Hwy. 121 4.310 acres 000 St. Hwy. 121 5.000 acres 27. A1466 -TRIC _ 000 St. Hwy. 121 Bright Banc Savings Assn. 37.708 acres 2355 N. Stemmons Freeway Dallas, Tx. 75207-2703 28. A1466-TRlD 000 St. Hwy. 121 Bright Bank Savings Assoc. .660 acres Same as above 29. A 1466-TR3 Robert Grunnah 8144 Walnut Hill Lane, Suite 752 Dallas, Tx. 75231-3375 30. A1466-TR3A Robert Grunnah Same as above 31. A 1466 -TR 1 Phala Helm 2701 Wooded Trail Ct. Grapevine, Tx. 76051-7118 32. A1466-TR2A Biller (ETAL) Farrar 600 W. Park Row Drive Arlington, Tx. 76010-4104 33. A1393 -TRIC Memorial Baptist Church 3100 Timberline Dr. Grapevine, Tx. 76051-3852 34. A207-TR2A 1 William J. Yeager 2926 Parr Road Grapevine, Tx. 76051-5607 35. A207-TRlA City of Grapevine Parks Dept. P.O. Box 729 Grapevine, Texas 76051 4 3426 William D. Tate Ave. 3.270 acres 3420 William D. Tate Ave. 2.980 acres 2800 Western Oaks Dr. 10.038 acres 000 William D. Tate Ave. 17.767 acres 000 St. Hwy. 121 42.337 acres 000 Parr Lane 14.810 acres 3000 Parr Lane 19.140 acres 36. A1393-TR1D3 Jack Prewitt & Associates Inc. 3029 Airport Freeway Bedford, Tx. 76021-6011 37. A -1393 -TR 1 D2 Jack Prewitt & Associates Inc. Same as above 38. A1393-TR1D4 Joe Frank (ETUX) Beverly Edgar 2410 Los Robles St. Grapevine, Tx. 76051-4308 39. A1393-TR-lD5 Truman Reynolds P.O. Box 1371 Grapevine, Tx. 76099-1371 40 A-1490-TRlD FDIC 1201 Main St. Suite 11 Dallas, Tx. 75202-3912 41. A -1490 -TR 1 NCNB 1201 Main Dallas, Tx. 75202-3904 42. A 1490-TR2 FDIC 1201 Main, Suite 11 Dallas, Tx. 75202-3912 43. A530-TR12A FDIC Same as above 44. A1532-TRlE Centex Real Estate 1660 S. Stemmons Freeway, Suite 120 Lewisville, Tx. 75067-6314 5 000 Los Robles 6.990 acres 000 Los Robles 1.940 acres 2410 Los Robles .883 acres 000 Los Robles .790 acres 000 Heritage Ave. 18.056 acres 000 Heritage Ave. 2.057 acres 000 St. Hwy. 121 3.648 acres 000 William D. Tate Ave. 1.256 acres 000 Mustang Drive 4.959 acres 45. A-1490-TR211 000 Mustang Drive Centex Real Estate 13.673 acres 3333 Lee Parkway Dallas, Tx. 75219-5111 46. A 1393 -TR l A l A 2300 Timberline Drive FDIC, Seamans Bank for Savings 7.519 acres 5080 Spectrum Drive, Suite 1000-E Dallas, Tx. 75248-6412 47. A1393-TR1A04 2400 Timberline Drive FDIC 8.304 Same as above 48. A 1034 -TR 1 A 1 000 Heritage Ave. Gary Fox 3.000 acres 4302 Heritage Avenue Grapevine, Texas 76051-5702 49. A 1034 -TR 1 A2 4302 Heritage Ave. Gary Fox 3.000 acres Same as above 50. A 1034 -TR 1 A3 000 Heritage Ave. Gary Fox 3.000 acres Same as 51. A-788-TR2131A 2640 Hall Johnson Rd. Richard M. Bigger 5.620 acres 2640 Hall Johnson Grapevine, Tx. 76051-6428 52. A788-TR2131 DELETED Same as Above 53. A788-TR2B &2B1 2604 Hall Johnson Rd. Floyd Coleman (ETUX) Christene 1.870 acres 2604 Hall Johnson Grapevine, Tx. 76051-6428 0 54. A788-TR2B2 DELETED Floyd Coleman Same as Above 55. *Al034-TRlB Hall Johnson *Michael D. Raines 1.763 acres *2830 20th Street *Boulder, Co. 80304-2704 7 November 5, 1992 Mr. Dan C. Boutwell, AICP Planning Resources Group P.O. Box 370 Burleson, Texas 76028 RE: Grapevine Zoning History of the State Highway 121 Corridor Study Dear Dan, The attachments are a complete zoning history of the State Highway 121 Corridor, since the 1984 City Rezoning. If you have any questions please call me at 481-0359. Sincerely yours, Marcy Ratcliff Planner Community Development East Side of State Highway 121 The tract as indicated on Exhibit 1 was zoned as a Site Plan District in 1983 (Ordinance 83-35) for a townhouse development. The Site Plan District stayed with this property through the 1984 City Rezoning. The townhouse subdivision is still reflected on the zoning map. In 1986 the property owner requested to rezone his property from Site Plan to "CC" Community Commercial, "R-TH" Townhouse District and "R-7.5" Single Family District (Z86-17, Exhibit 2). The "R-7.5" Single Family portion of the tract is developed as the Glade Crossing Addition Phase 3. The townhouse portion of the tract was later rezoned (Z87 -04A, Exhibit 3) to "R-7.5" Single Family. The property has been replatted to an "R-7.5" subdivision (Bear Run Addition), but is not reflected on the zoning map. The next area to rezone in the same vicinity was a 24.574 acre tract, zoned "R-TH" Townhouse and "PCD" Planned Commerce Development in the 1984 City Rezoning to "R-5.0" Zero Lot Line (Z87-10, Exhibit 4). The property was platted as the Bloomingfield Addition. Due north of the property above was rezoned from "R-TH" Townhouse and "PO" Professional Office to "R-5.0" Zero Lot Line and "CC" Community Commercial (Z87-16, Exhibit 5 & 6). The "R-5.0" portion was added to the Bloomingfield Addition as Phase II (Exhibit 7). The "CC" Community Commercial and "R-TH" Townhouse tract from Z86-17 as shown in Exhibit 3 east of the "R-7.5" request along William D. Tate Avenue is rearranged somewhat. There is a small exchange of zoning from "R-TH" to "CC" and vice versa, to align with the new Bear Run Drive alignment. This was not a significant case, merely a cleaning up some ruff spots on the map. There is a 29.83 acre tract east of the Glade Crossing Addition Phase III that was rezoned (Z89- 13, Exhibit 8) from "PCD" Planned Commerce Development to "R-7.5" Single Family and is currently platted as Glade Crossing Addition Phase IV. This development put in the majority of the Hall -Johnson Extension. There is a 7.435 acre tract to the south and east of the Glade Crossing Addition Phase 3 that was rezoned from "R-TH" Townhouse to "R-7.5" Single Family (Z90-01, Exhibit 9) The "R -MF -2" Multi -Family 12.966 acre tract east of Shadow Glen IIB was requested to be rezoned twice. The first request (Z90-12, Exhibit 10) was to rezone from "R -MF -2" Multi - Family to "R-7.5" Single Family but was withdrawn at the request of the applicant because of the concern with the high line wires creating an electromagnetic field causing cancer, Council. The second request on the property (Z91-02) to "R-7.5" Single Family, but was denied because of the proximity of State Highway 121 and the existing zoning across the street, which is "HCO" Hotel Corporate Office and Community Commercial (Exhibit 10). The Council and Planning and Zoning Commission felt the "R -MF -2" Multi -Family served as a good buffer between the single family uses and commercial uses. A 5.87 acre tract at the corner of Hughes Road State Highway 121 and Hollyberry Trail was rezoned (Z91-12, Exhibit 11) from "CN" Neighborhood Commercial and "HCO" Hotel, Corporate Office to "CC" Community Commercial. The remaining tracts have not been rezoned since 1984. The only development has been on the tracts which have been rezoned. See Exhibit 8 for Pre -1984 City Rezoning. West Side of State Highway 121 An 8.9866 acre tract that has been rezoned (Z91-07, Exhibit 12) since 1984 is located south of Timberline Road, east of the Timberbrook Addition was rezoned from "CC" Community Commercial to "R-7.5" Single Family. Two tracts located on the north and south side of Timberline Drive were rezoned (Z90-13, Exhibit 13) from "PO" Professional Office (Tract 1 - 11.264 acres) and "R-TH" Townhouse (Tract 2 - 5.092 acres) to "R-7.5" Single Family. The development of Tract 2 have connected Heritage Avenue to Timberline Drive. A 30.1679 acre tract that have been rezoned since 1984 is located south of Western Oaks Drive and is east of Heritage Avenue. It is currently platted as Western Oaks Estates - Section II and is being developed. The tract was originally zoned "R-1" Single Family. The tract was rezoned in the 1984 City Rezoning to "R -MF -2" Multi -Family with a maximum density of 20 dwelling units per acre. An application (Z90-03, Exhibit 14) was made requesting to rezone the property to "R-5.0", the case was requested to be withdrawn by the applicant and Council approved. The same property was rezoned (Z90-08, Exhibit 14) from "R -MF -2" Multi -Family to "R-7.5" Single Family (maximum of 4 dwelling units per acre). The applicant proposed on a 30.1679 acre tract an 89 lot development with a density of 2.95 dwelling units per acre. A 27.715 acre tract at the northwest corner of State Highway 121 and Hall -Johnson Road was requested to be rezoned from "R -MF -2" Multi -Family, "CN" Neighborhood Commercial and "CC" Community Commercial to "R-7.5" Single Family twice. The first case (Z91-08, Exhibit 15) was denied because it was felt that buffering between the single family zoning and commercial zoning was not adequately addressed. The second request for "R-7.5" Single Family (Z91-13, Exhibit 16 & 17) was also denied even though the applicant proposed a park and a greenbelt area to buffer the single family from commercial and multi -family zoning. A 16.29 acre tract was zoned "R -MF -2" prior to the 1984 City Rezoning and remained so, until a request in 1986 was filed and approved by City Council to rezone the property to "CC" Community Commercial (Z86-01, Exhibit 18). The only development to occur on the tract is the Texaco - Hansom Hank's Convenience Store located at the southwest corner of the State Highway 121 and Hall -Johnson Road. The three Conditional Use Applications CU89-18, CU90- 021 CU90-13 are all for the Texaco - Hansom Hank's. v u •if Em= - ru �8Lo-1T7 rIt- u) M I i • V) t i IXR�Y � D_OG CI .IIt M U Yf. z a J CL a W 0 z 0 U \` 0 z z 0 N ;: 3i W y Y- : ........ - . 3 H Ott M 90 101.99 G ee d t P .S l.i/ �•. - Yf. z a J CL a W 0 z 0 U \` 0 z z 0 N ;: W y Y- : ........ - . 3 H Ott M 90 101.99 G •3)3.0 1. l , .S l.i/ �•. - •• Kr f w ' g Ot CGr 7 Ir tt.ttN � 1, � tc oto � cr or.ta a i Yf. z a J CL a W 0 z 0 U \` 0 z z 0 N W y Y- : ........ - . 3 H Ott M 90 101.99 G •3)3.0 1. l , .S l.i/ �•. - •• Kr f w ' g Ot CGr 7 Ir tt.ttN � 1, � tc oto � cr or.ta a i t. ar w Yf. z a J CL a W 0 z 0 U \` 0 z z 0 N W y Y- ........ - . �• N H Ott M 90 101.99 G •3)3.0 1. l , •Ori l.i/ �•. - •• Kr f w ' Ot CGr 7 Ir tt.ttN � 1, tc oto � cr or.ta a i t. ar w Yf. z a J CL a W 0 z 0 U \` 0 z z 0 N /CC R -MF -2 IN cc 139 13 R- IPFf2 R -MF -2 139 IN 11 W lif&t*Wm ID PCD R -MF -2 cc ldZoe 0, It R - 7.5" PCD r VIPC It R-TH R -MF -2 140 13 3 k- -aft. IN Gi F-2 5 5r ...... L HCO -zp T 5- R - 7.5 R� R-7.5 HCO ........... F- 2 F R-7.5, i i1 ij R-7.5 I N cc I O� PID if R -TH / Zoe.#? PID I -', �Pl PID D R TH R- TH Rk7.5 R-TH p APO 102 U 75 IS PCD R -MF -2 cc ldZoe 0, It R - 7.5" PCD r VIPC It R-TH R -MF -2 140 13 3 k- -aft. IN Gi F-2 5 5r ...... L HCO -zp T 5- R - 7.5 R� R-7.5 HCO ........... F- 2 F R-7.5, i i1 ij R-7.5 I N cc 146G City of I►OGRA►NIC MAP' Grapevine m 'PID I .... .... CC 'D PID ;�A CC PID e c cc 3 128 127:-` ... 127 [l I A /* cc PID C R T7 97-1 -WASHINGT TFASSOCj)kT--E. R- 5.0 CSC 129 12 , Pcy, f B if PCD D + cc - Z8601 it, rt R-7.51 1\11,,P c It J;l \1PCD R-TH R -MF -2 140 n\I 1 13 N EEL CN F MF -2 MF HCO -77 T QL; G ilo r - R-7.5 R-7.5 R- HCO MF- — ---------- 2 R-7.5'\ MF HINT . IM E-:-'kAj,bIJ 6 It -i I HINT . IM E-:-'kAj,bIJ 6 It -i ■- ! � "r 9 �/ k\}/ \ u o /\) E2 G ■ ■ § a.2 b $ § CL �w`��|��§-// .� . a %!§ 7`§§ q 2 �]%`z « ; ... q q � . §�7z \ § \ iK§, � ],o \222JrrE:! ■- ! � �Xhl)OJ —� m 'AMw 31VIS "r 9 �/ k\}/ \ u o /\) E2 G ■ ■ § a.2 b $ § CL �w`��|��§-// .� . a %!§ 7`§§ q 2 �]%`z « ; q q §�7z \ § \ iK§, � ],o �Xhl)OJ —� m 'AMw 31VIS /\) ! $| fx R - 7.5 Z9T-04A 86-IT(TN) .65AC. -7.135 Acres HUG E ROAD eNAfectt ,lo�.,Awr utR 4-TH Z86-17 mw-llrl�� A All w a 1 � i » M 1 a[RR•A+IRC LANE IIr Q f t C N JQLAJ t 1 mxybL mm CIRCLE r 1 44 s ! ! w • i .: �' • • > ! s n 49 ! i • 75 • t n ■ r: 1 44 DRI V _ of � � R T RY M . 1 t ♦ � i .f 'A Y r. i N INTOCNtICNO tIRClC • 1 •f WESTCNASC CN. 1 .• — — — — _ _ -. R w >+ R r • 41 .t .� ID9T OAK ROAD It is f{ R N 1 20 s• >. 1• • f>4 K 1. . 1 (!• K NATUC/fIPl1D r CIRCLE » • _— Fe-CAD �� + OA NilI UNtOTOM Ct. VCD ARK VVV ••• 1 as f4 !! !{ !{ ft set emit :s M IMROr C!t[lR M. ! I h •t • N r `• t2 1 a L • l i s � r t r r— � • r - r .' !. M 1 ' r ' �' •� » M N t If i .. All w a 1 � i » M 1 a[RR•A+IRC LANE IIr Q f t C N JQLAJ t 1 mxybL mm CIRCLE r 1 44 s ! ! w • i .: �' • • > ! s n 49 ! i • 75 • t n ■ r: 1 44 DRI V _ of � � R T RY M . 1 t ♦ � i .f 'A Y r. i N INTOCNtICNO tIRClC • 1 •f WESTCNASC CN. 1 .• — — — — _ _ -. R w >+ R r • 41 .t .� ID9T OAK ROAD It is f{ R N 1 20 s• >. 1• • f>4 K 1. . 1 (!• K NATUC/fIPl1D r CIRCLE » • _— Fe-CAD �� + OA NilI UNtOTOM Ct. VCD ARK VVV ••• 1 as f4 !! !{ !{ ft set emit :s cc u,Kt.• ayo S. 4CWf I CU89-18 II P C cc + �� \\\ 446 SIf '86- 01 i 6.29 AC. 01 r-1 j �/ Ir i' ---- --�' 1 l Z 9— If + �) 11 R - M F- 2 ` li ;i `, �r /'1- ' ' (I' , wa,., arra. aw�g-�7 ® ■ 7 HE 0 1/t tR' I GLA E 13 3 .aN• .,.N.... •• 1 CN • • �! r sq. Branc Hollow aF HCO _ a M i N N •h N ::� ; • N N ewo at � N A 1 .•W�;• � � � p �1t r 1 " + . � •; •; ire � `" « N ~ 5 — H CO M~ �• s t • N •• N i r » " • � �•• ' yes �• a , r ttw rN g AaO111Y �OLttVMO 1 1r ove$tda�e cc ��• p +• r 1 ( `-1 k r 1.—J 1I -CT .. -4. W ' y M •• f• n !• f• !. Z$7 -04A 4 .. 11 %\C12LZ87-I6 / In-; • rA1R rl[#o oR. .. &83A '..' n •• 9.36 AC. i •• 1/ • • •iMrORD COAD _R- C C 288 I .08 1• N » 7 MM, I.• » • f.. 8• I I cc •H f•• 8 • M fM ,•• . ,�, IM•O•M•Z• LC) • • rt�lnORO .n eN .N N• N• n• N. '� w• •i ' 'fe » A7 • OQrvt SAYBROOKE (� H 287-10 (R o) Q• L._ 3 ADDITION I \ " 129 • ROAD •..•M #..OAC. ' w• IN / ( , 1. 4011 • a • OVA YCM ROAD ' ol. p� , • \ I I • ...DAG 1 C U 8 9 -18 HANSOM7 y CU 90-02 HANK'S ii R-5 gall J cu90-13 � .. N 11— — —% N / 3 ACO ( Cl) M I i ~ PCD ii ,~ �`pCb - s , 1 1111 I� �� ' .• R - M F- 2 "',� 1.12—JOHN COLE'N i� j� D � 140 •:'sii:;...�w.• is ::•. �:::. Hug es Rd -.--- {y7.. r, a •.•:S`.S•�� .•: �. 1 y .AAKM HOLLOW IAM& } R. _ - 12X. .c id9e •. ,,�� . , N + _ _ 1 r O N 4.; .. SH D Ha*j enb_ e LZ seeee eeeeu aeaoo ■aooaooao dexo ■0000aeeo ease eon©ee vdoo: maa a©adeeeo n e o aaao o � r meleeon so oaoawoao �oae si s. ©eeaa Olson o oao�- aaaee aaaeedeee alae© Immune o o; aoiaae amaao oaaaaeaav d o o ��v� ©enure eemeeu � ooaaeo me I�UN o a100�1� w► aAaee avameee ® �,o as .... • 11 r 1 • Q irii�''�i .. Li iii/�• P,M '�� o:o� - oo �-/ Oaksm 11 • t �t i { • T { • N 11 11 r ,• � TM ♦ • N TN• R• 7h Nf 7 • ••♦•• ••i•y�• • •••i••Y• ` ` MIA R . I • • • • • • • • • • AIL 0 • 1� M • • ♦ • • IN • r • • • • i i • • . . •N • •7.If1 n.N • i • •► •• -u • • • M • • • ♦ • • • • • • . „ ` • • • •Y11i,• Y • e • • • • • .,j- • •{ t•�• • • • i — . . .•.•.•••.•. .•••f • ••.•••• J . . . . ♦ . . • .. OE LI ` � 1 • I R-20 \4{A{ti f woo ./114 CU 86-C h If GUS6- ti•Nrwer r A willfIII F -I- ONE i u co W! 9 84 1414 MM • w . tof• • •• ® { _ 1T 1 a o • w • of • t N It j�•• i H 1••.H H t.NPw w • A N _ coed r N r N 0lIIv6 N _ 1• N _ N > 1• � ,• u n N 1,10,•• ••I• N 11 •• 1• 0 of u ,,��i0 O• IS Q •• 1 • I i N • 1 u 11 • Idl .!=•"1• a •• 11 • t �t i { • T { • N 11 11 r ,• � TM ♦ • N TN• R• 7h Nf 7 • ••♦•• ••i•y�• • •••i••Y• ` ` MIA R . I • • • • • • • • • • AIL 0 • 1� M • • ♦ • • IN • r • • • • i i • • . . •N • •7.If1 n.N • i • •► •• -u • • • M • • • ♦ • • • • • • . „ ` • • • •Y11i,• Y • e • • • • • .,j- • •{ t•�• • • • i — . . .•.•.•••.•. .•••f • ••.•••• J . . . . ♦ . . • .. OE LI ` � 1 • I R-20 \4{A{ti f woo ./114 CU 86-C h If GUS6- ti•Nrwer r A willfIII F -I- ONE i u co W! t 'CREST DRIVE 1 w _. a T 2. 27 W V Q r_ z 21 20 u �! 24 1 27 1 25 T w L -71 n t K is a G�' Q S�Po�c 22 M 21 ,2 P It ! t, q T BER HILL DRIVE u 20 7.5 IiVE CAK DRIVE ' • 1 � 1) t a w — I c a s s 2 II t w 11 J TIMBER HILL DRIVE 1 � T a t to I ti - tt i m Is la t. w T„ C 3A cc Q Z90-08 / .. CE TEX / :: :.::: : :1:::.::. 30.167 Acres / / / :ADOW DRIVE -MF -2 M t i VT/aL 3a n tt ZR q EVONSHIRE CT. \ � 2s tm- Ic I t 39 A x f ' 22 14 ' , '_a CI1 21 \\ i; 13 m It It OPEN 1 . rc.. W \ \ x f Z91-08,-Nall Johnson Partners, LTO Bluebonnet Savings Bank J, �t ;�, R-MF-2 `S i 1 i< T RN S TES t 4)EdTl .0-0 R R-20. i lid! 4 • 11 Mf CI _�.• AI I{ ya i• _rr { , I � , L nYOIR 0:e•::; 1 W m ... 1468 f - - h GCCNNEt PLAC�� .. n . 1 1 - i'� a CUSS son R� r I ADDiT- ..«�.�. _ 04 CU89-18 _ - R —MF-2 .., cuso os NAMK'S CU90-13 j! �— ��. 1-20 R-7.5 41 > Z86-01 289-12--- �'•T• 16.29AC. r �, _..<eo wen acres � 1 y � Z _� ova..erwoo awv< ` aNG9AQQ � A I I P. I• ` f+ t {{ {r ,E iADD. Qi <rCj" /, ASE IT I,"(.) , (.) v4 R - 2 p z-20 m _ --- -'- RMF-2 STO A E T R E N Z89-15 3. O• C 10.46 AC L T Y SCHOOL ADD. 146C I { i . City ,••. rt A{RLAL W*V9 R• Rrc. TOPOGRAPHIC MAP of r. tt• rawftevint, ..... .. r.00, a < a� ■ cc ^ 0 7 G !• n F _! i. , E S� ?A T•1•ER I L DRM l�� S N i N N � � _ t. •i ! AM -IY L • f N 7 LrvE OAK O—C3wrEr co, 1 . 1, • • V • J 1' /� • _ .0 ' `v = = t } , • — r y n n / TINDER "LL DRIVE i =__ \ , 1 i. _ R -MF -2 .... ; ... �, - - - L.0 SA I GS - .1 1. ' ST RN & `ra r ECTI MEADOW DRIVE '•' R-7.5 Zoning RequestI R-20 DEVOM!aIIRE CT. � ..� � •+•,.• �;(^•.•. . • ... wT`. .• , ;:��:�:�:•:•:• Proposed Deed ,. ,�--- N :a:•:•:•:•:•: estricted ' �..... �... „ ;. .�:� :�k:• park/ �>,,�I w'0'l' -ANE ' • ' 'ice �ti Y....•��.:NX146 B- �� --- �a• o nson Rd ®: - o CU87- IY w t• 89-18 CUHANSOM •••`. Y t• r == - 04 CU 90-02 HANK'S ) ' s 94 VR -MF -2 o CU90-13 It U KRT[ • ' of^�- l r • Z86-01 16.29 AC. e i Z 0- 7 ' VALl[rw000 DRIVE Z It A Le ` ' o: I"� ! Y 1 111114 Ir'jgj l `jji. �;.• Y .=a, gra: � � .. $ o �'.j i ,! ,►_� ! � r rd .!i ! a!!+' �31g !F �� ��� oil s( a�•B , =f�:i =i'ti=! =�•!S 'rat BP' B3='a'�rtiai � " rr i,ii1_ r���i ,!, _ (-!Is .1iij : , ( ai aa,. 71 !i;! -2 !S a°f + �' S � � � ar= i }' , _ = s!s +_!� '�i i¢= .. :� 3''F �; � B��3i p(i t(=� _ r- !. 9 t jiia F 10 Pal 1, `1- 'SbWdnO P ai r !' r r I ��} r=�+ =1 = } 3 r F r= '( ,� !lj- a,r a , !� :1°�� a! ;�� !�i ��'i a!= 6a rpt ' �s;*] i!- •._: t --- boo '- A 331 t ! a l ; f. 3 :y •- f.� , r� l!r.3:+ = B u: 3 �•, = r 1 � it !• , SrA t,r ,• S' i �i 3@ •. � C @2� �a�`"c� =lr: boo � f 1 i. !_r_!! ►a";, a s M ; @y B. ! i.: _3 -1 •@012 .��=i�; -.sf3 aB;..zy: y= '..,�ir !' as " ° i �' 4` `i ilia $iF; 3>> B,a ! Bg, B 4 l%' eF 41 E'" lip! �: E:?'1ud E= E tf 11 @, t( t f A I P a' i t4 i! ai i i a � :i � �J� 3 Qv r !! s s s i:.s.. i r =r_ is �7 �iF��et3�c,�2 ti Oai. � oo CUP. U W 0 (/.t'OX 'wyzy -'9-off '3/10' 310'1 .O %X _ _ :.. ..._ I OF 0 9 I, 1 l l 1 (j \ Z n 0 1 11 li If li I II 11 it li II H II \\\ _ II a I I N O I to ' O xhl"bt P 1'9 I / / n f / I --- ----------- • .r.' �. r � - w.�. 'rte ■ ���r! —� ... ... .. ..-.."--- i P.O. Box 370 p! a n n i n g resources g r c� u p Burleson, Tx., 76028 Tele: 817 457-1107 September 9, 1992 Ms. Marcy Ratcliff, Planner City of Grapevine P.O.Box 729 Grapevine, Texas 76051 RE: Proposal/Agreement for Professional Services fora 121 Corridor Study Dear Ms. Ratcliff: We would like to thank you for the opportunity to provide this proposal/agreement for professional services. In accordance with our recent conversation we have developed the following Scope of Work. It is our understanding that yaur planning staff will provide background and/or base data for this study. SCOPE -OF -WORK 1. Planning 12esources Group will evaluate available comprehensive plan documents that have been prcpared for the City of Grapevine. This analysis will compare these original plans with how land in the 121 Corridor is being used and how it is zoned. 2. Planning Resources Group will evaluate all zoning cases that. have been proposed and granted in the HWY 121 Corridor to determine if there are identifiable development trends being established in the area. 3. Planning Resources Group will identify (fie land uses which are proposed for the 121 Corridor in adjacent cities to determine (he ]and use "loads" within the area. 4. An analysis of environmental issues pertaining to noise abatement, buffering, screening, and land use compatibility will be prepared for the 121 Corridor. Possible methods used to mitigate noise from freeways will be addressed. S. An analysis of gathered materials will be preformed in order to make reconuriendations regarding po.ssiblc zoning changes within the 121 Corridor. Ms. Marcy Ratcliff, Planner Proposal/Agreement September 9, 1992 Page 2 of 2 6. Planning Resources Group will prepare a written report describing the findings of" the 121 Corridor Study to present recommendations. SCHEDULE Planning Resources Group proposes to preform the efforts described above within sixty (60) days of authorization to proceed. In the event that additional time in the form of review or meetings is required, the schedule will be adjusteJ accordingly. COMPENSATION Planning Resources Group proposes to perform the services described in this proposal/agreement on the basis of a ILwIp stun rate of $5,: 00. This sum includes the total labor costs and contingencies. Additional services will be provided to the City ol' Grapevine only upon request of the City. All requests for additional services will be (1ocUunanted in writing. In the event that the City requests additional services, such services and expenses shall be compensated in accordance with Attachment A Rate and lee lnft7r111a1ion. If you are in agreement with the terms of this proposal, please return one signed copy of this document and retain the other for your Files. 11' we may be of further assistance to you or if you have any questions please do not hesitate to contact us. Respectfully submitted, PLANNING RESOURCES GROUP CITY OF GRAPEVINE B Y: id pl�! I)ATF: )"A CL CL 01 ZIA— i 1 r �; I 1 � `.%`J� --'__ �_ / �- -�- r� 5 irr�t; + �-•- .—.n i 1 + / �/ J 1 I� Fr_'f va, �, r � 1" . ° f 1 t / ;�--�•I / �� + t. } r..:' c x /i � I: + i � i �1. .+ ��. � ,�: I�•, ey ! '— l - /IL�� L f - � '. ALL '--,•--• j I • � � I t n I ii 1 1L � _ — — c �j l— E'�..t��.• I � `� ,/� j �i ' F ` � ��� I v \ I (�- e s . i � ��Y-' '•i .{'�q•�•• t� (Q -------- l(--___— / ' ` �" ` � / � .--f � � 1 ?;,{sur. d . � • �` ., , I \ - �—~ T �' � ' � - .I � • .... I I I tt i .. r. # _ _ I - 1 _III- ---- n e . 7i%r'fita'i%r7�;�.: tf t 1 \�� �BF-JI� f - - $i { • �FL1A J -ii t 1.,1 .i..,RS,.� i I ti: {jj••rr :.l1•<ti�.yr•rq/ '.zatfh•'1` *'+r \� — � #i,�! t•t• T, T�I.f'`,Y��. /''_ 1 '/ � � t�i I i,•s'E'}i: 1 .�,'.w `< E '1_• ♦ i 1 ' • ' \',o . •,e, •i`•• �' LL N 04 �1 - , - LL � — sem. i u �: a .I r- - ----------------------- ---- - Co. u a 1 f 9 - o 4 I u Q i .� 1 • IRR _ u•• 'I • -• .. s t �•� L N Z '\ a,,� ; `C•. R, iN� 7 . I LL ------- � N - I C LL \U } . v /1 � S f Z � �+•` � � loo u ¢ II N - •nl. I I t s=k_ 't: ! \J - �� pu ��)�W � ���0 --�_ s � � __-_ � �. - ' � •moi E • :; . = I _ „� __ _ t - LQ 14=� � �.______-_---�_= n n a .... , . • . I ... •-- .1 a ® \� "',- - j r � ;n -•�•i-� T�1 � t �'i{ 'r''I � I - _ •�TI�Z?`Il�•1•�'`F�Fl• I• •i�T• r� •- i - �� � __ � -� _ h � ' � �.�T.�r�,1�' �'�.� 's,,�� �' _ ``'r`_ __ 11'x, _ -- LL •o �� I,y� o Y_=z=�=* __. } ..-•" llt!r 1.1.1 -t I 7(�,- ��Iti�• 1 ��I ILS' 1 __-- __ —_—._ w I W I LL 19 SEMI Alli AlNNOo sviiva i Q .. J - - a W ` Q , s � U ss3N►sne v« N W � ■ z J _ W Z � Z � O C7 = y dw ¢ Q 001 3110 VOa 3AOG -i o N 47 ° 'Z' O ° = o W CO Z W oa 11VOWDI w ° OVOa 100d s z Z 0 0 Z z 01 a ° y w w o 0 _L Wndswept Lane �� - - �# - i— m aAua unlj Jeag � o v_ m 44 I� cm m _J 0 m auel mopeaW F LL O JCD - \ o, *op��bL \ 1 sJ a c o m// ° to auel uol%u!Ila'+A — �T--- CD 0 p C \ Q N m OL Otq tf Z Al mala )Jed -_ — ly � m _ lJod 15W ID Pu!M Trs .LU < LU !� � V -6i M Aem421.N alel5 HIGHWAY CORRIDOR tDO ! CITY OF GRAPEVINETEXAS CITY COUNCIL William D. Tate Shane Wilbanks Sharon Spencer Will Wickman Jerry L. Pitman Ted R. Ware Gil Taverse PLANNING AND ZONING COMMISSION Ron Cook Lary Oliver Cathy Martin Curtis Young Darlene Freed Marvin Balvin Steven Stamos COMMUNITY DEVELOPMENT STAFF H.T. Hardy - Director Marcy Ratcliff Ray Collins Assisted by PLANNING RESOURCES GROUP December 1992 State Hiehway 121 Corridor Study -- CITY OF GRAPEVINE„ TEXAS Page I City Of Grapevine Highway 121 Corridor Study Description Page No. Executive Summary 3 Introduction 6 Purpose of Study 6 Study Area 7 Past Planning Documents 8 Goals, Objectives, Policies, and Needs Identification 8 Centers and Corridors Concept 9 Noise 10 Existing Conditions 12 Existing Land Uses 12 Current Zoning 13 History of Re -Zoning Requests 14 Ownerships 14 Noise Abatement and Mitigation 18 Noise Abatement Techniques 19 Highway 121 Corridor Plan 24 Urban Form 24 Neighborhood Concept 25 Nodal Development Form 28 Corridor Development Form 28 Application of Urban Form Principles 29 MRS planning resources group State Highway 121 Corridor Study -- CITY OF GRAPEVINE, TEXAS Paget List of Figures Figure No. and Description_ Following Page No. Figure 1 Study Area Map 7 Figure 2 Existing Land Use Map 12 Figure 3 Exisiting Zoning Map 13 Figure 4 Current Land Use Plan 13 Figure 5 Zoning History Map 14 Figure 6 Ownership Map 14 Figure 7 Proposed Land Use Plan 24 Figure 8 Neighborhood Concept 25 List of Tables Following Table No. and Description Page No. Table 1 Existing Land Use Within The Highway 121 Corridor 13 Table 2 Grapevine Corridor Study, History of Rezoning Requests 14 Table 3 Ownership Parcel in the Highway 121 Corridor 14 IRS planning resources group State Highway 121 Corridor Study -- CITY OF GRAPEVINE, TEXAS Paee3 Executive Summary A summary of conclusions and recommendations developed by this study is provided below. Many of the items shown here require additional explanation. The page on which the text addresses the item is shown in parenthesis at the end of each item. 1. If the development philosophies for this study area are to be revised, then the Comprehensive Plan must be revised and adopted by ordinance. (p.13-14) 2. If the Comprehensive Plan is revised then the zoning should also be adjusted to reflect the Comprehensive Plan. (pg. 14) 3. The City should establish a policy which requires, with the exception of sites which demonstrate unusual limitations, commercial property located within "corridor" development areas to be limited to a depth not to exceed 300 feet. In addition, right-of- way access into the interior of the property must be provided for. (p. 17, 29, 31) 1PIi3S planning resources group State Hijzhway 121 Corridor Study -- CITY OF GRAPEVINE, TEXAS Nee 4. The City should establish a policy which requires commercial property developed within a "corridor" to be designed in such a manner that strip commercial characteristics are not present. (p. 17, 18) 5. Modifications should be made to the site plan application and checklist specifically requiring noise abatement treatment for the site (Section 47 - Site Plan Review). In addition, staff review, Planning and Zoning Commission action and City Council action should pay special consideration to these treatments on a site specific basis. (p. 21-22) 6. The application and checklist used for preliminary platting should be revised to specifically include a requirement that noise abatement treatment be indicated on the preliminary plat. In addition, staff review, Planning and Zoning Commission action and City Council action should pay special consideration to noise abatement treatment on a site specific basis. (p. 22) 7. We suggest that for residential structures constructed within the Highway 121 Corridor, and especially for any residential structure constructed adjacent to the corridor, that the building codes be modified to include those noise abatement construction treatments suggested herein which the building officials consider as being enforceable. (p.22-24) 8. We would recommend that a mixture of low intensity commercial and multi -family be located along the Highway 121 corridor to serve as a buffer from single family residential units. (p.28, 31) 9. Major commercial "nodes" should be located at the intersection of Glade Road and Hall - Johnson Road and Highway 121. Secondary commercial "nodes" should be located at the intersections of Highway 121 and Hughes Road, Timberline Drive, Grayson Drive, Southwest Grapevine Parkway, and Western Oaks Drive. (p. 29, 30) 10. Zoning along the "corridor" between identified nodes should encourage professional office and low intensity commercial uses. (p. 29,30) TWO planning resources group State Highway 121 Corridor Study -- CITY OF GRAPEVINE, TEXAS Pages 11. The City should encourage "corridor" development and discourage "strip -commercial' development by including regulations within the zoning ordinances that discourage parking in front yards, encourage landscaping, regulate the height, size, number, and locations of signage, and encourage shared driveway entrances. (p. 30) 13. Land uses should be layered along the Highway 121 corridor in accordance to perceived intensity, from higher to lower intensities as the land uses move away from Highway 121. In addition lesser intense commercial uses should be used along "corridor" development between major commercial "nodes." Multi -family may also be used to buffer the Highway 121 corridor from single family residential uses. (p.28, 31) 14. Multi -family uses should have sufficient depth and area to insure that adequate landscaping, parking, on-site amenities and building placement may be accomplished. A minimum width of 300 feet and a desired width of 400 feet as an average should be used as buffer between single-family residential uses and the Highway 121 corridor or commercial development, where possible. (p. 31) 15. Appropriate buffering between incompatible land use should consist of a combination of screening, landscaping, distance, and other land uses. (p.21) I'I (G planning resources group State Highway 121 Corridor Study -- CITY OF GRAPEVINE, TEXAS Page Purpose of Study According to the Thoroughfare Section of the Grapevine, Texas Comprehensive Master Plan 1974 to 1994 the Highway 121 Corridor is a regional facility. It was designed to serve very large urban areas and to move heavy traffic volumes traveling from one area of population concentration to another. By design, the Highway 121 Corridor moves traffic through or around urban areas quickly and without interference from access and exit ways. Because of the amount of traffic, the intensity of the use, and the noise generated by major corridors such as Highway 121, the land use issues associated with these areas require special study. The City of Grapevine has experienced rapid growth since the mid 1970s. As this growth continues to occur, it is evident that the availability of undeveloped land is becoming a premium. During the boom days of the 1980s the Highway 121 corridor was in constant transition due to construction of the current freeway system. Recently, the 360 freeway system IPI:RCG planning resources group State Highway 121 Corridor Study -- CITY OF GRAPEVINE, TEXAS Pagel has been extended to merge with Highway 121. The completion of these two freeway systems affords easy access to the northeast Tarrant County area and to Grapevine. Partially because of the difficulty of access during the construction periods of these freeway systems, much of the Highway 121 Corridor remains vacant. But with the completion of the freeway systems and the dwindling amount of available land, the land within the Highway 121 Corridor is prime for development. The City of Grapevine has historically planned for development. However, recent requests for rezoning within the Highway 121 Corridor area has prompted the City to readdress the existing zoning ordinance and the comprehensive plans which have been prepared and updated. The purpose of this study is to: a. analyze existing and past plans for the Highway 121 Corridor, b. analyze the nature of existing undeveloped parcels, c. consider the impact of noise generated by the freeway system, d. consider appropriate buffering practices between incompatible uses, and e. provide a refined land plan for the corridor that will give the staff, the Planning and Zoning Commission and the City Council guidance regarding future development requests in the Highway 121 Corridor. This study of the Highway 121 Corridor focusses on the needs of this specific area. Although some of the planning principles and noise abatement issues discussed are included in previous planning documents, this study addresses the Highway 121 Corridor specifically and applies planning principles and noise mitigation techniques to this area. Study Area The Highway 121 Corridor Study is limited to that portion of State Highway 121 which extends from the southern City limit line at Glade Road to Mustang Road to the north. The width of the corridor was determined by extending a line east and west from the centerline of IPI RG planning resources group Heritage Ave-:�---u V CITY OF GRAPEVINE CORRIDOR STUDY - STATE HIGHWAY NO. 121 Figure I Study Area Map �planning resources gLo =pp State Hiiehway 121 Corridor Study -- CITY OF GRAPEVINE, TEXAS Paee8 Highway 121 to include the majority of undeveloped land in the area. As shown on Figure 1, Study Area Map, these east and west limits were generally defined as Heritage Avenue on the west and Baze Road on the east. Past Planning Documents Grapevine has developed a Comprehensive Master Plan and updated it twice in an effort to address land use needs in Grapevine. The Comprehensive Master Plan: 1974-1994 was updated in 1980 and again in 1987. The Highway 121 Corridor has been included these past plans and studies. These past documents recognized that different land uses are impacted differently by major thoroughfares. Residential land uses, for example, are more sensitive to noise and other negative impacts that can be caused by the traffic generated in the corridor. Various approaches addressing land development adjacent to major arterials are included in the goals and objectives of the Comprehensive Master Plan for the City of Grapevine. Goals, Objectives Policies, and Needs Identification: In the Comprehensive Master Plan 1974-1994 Update 1980 Section IV. Land Use Subsection B. Needs Identification several issues pertinent to this study of the Highway 121 Corridor are addressed. These issues include the need to: 1) to control corridor development, 2) to buffer between incompatible land uses, 3) to protect the character of existing neighborhoods, 4) to facilitate through traffic and truck traffic on arterials away from local and residential collector streets. Specifically Goal 2 of the Commercial Development section states "To promote the use of corridor/centers concepts for the most desirable use of land and to influence the direction of development as part of a comprehensive growth policy." In addition Policy 4-1 of the Comprehensive Master Plan 1974-1994 Update 1980 addresses the development of residential land uses adjacent to major thoroughfares as follows: Iii EZ planning resources group State Highway 121 Corridor Study -- CITY OF GRAPEVINE, TEXAS Page Policy 4-1 Residential lots along major thoroughfares shall be designed in one of the following ways: a. Deep lots shall be designed such that the houses back onto the major thoroughfare and are screened from the traffic by a fence ora wallas part of the site development. When high noise levels from traffic are anticipated on the property, a masonry wall or other suitable noise dampening devise or design standard shall be used on the site to provide adequate outdoor living space that is not impacted by excessive noise levels. b. If houses are to face a major thoroughfare, they shall be given access via a frontage road or service street that will give the house an additional setback from the highway. C. Whenever possible, the developer shall construct short cul-de-sacs or loop streets, extending from the arterial into the subdivision so that the lots that front on that local residential street and houses do not directly face the arterial and all outdoor living spaces are protected from traffic noise by the same standards mentioned above. d. Houses may face a major thoroughfare without the provision of access from a service road if they are sufficiently set back, are protected from traffic noise in the same manner as mentioned above, and are given access from rear alleys or drives such that direct access to the highway is limited or prohibited. If access to the arterial must be provided, then circular drives shall be required so that vehicles will not back into the arterial Centers and Corridor Concepts In addition to identifying needs, setting goals, objectives, and policies, past planning documents have addressed urban form concepts which are vital to planning within major thoroughfare corridors such as the Highway 121 Corridor. Previous planning efforts have addressed two of these urban form concepts. The "Centers Concept " and the "Corridor Concept" are introduced in the Comprehensive Master Plan 1974-1994 Update 1980 Section III. Guide to Manage Growth Subsection C. Urban Form Alternatives. These concepts are MRS planning resources group State Highway 121 Corridor Study -- CITY OF GRAPEVINE, TEXAS Page 10 also included in the Comprehensive Master Plan 1974-1994 Update 1987 identically to the Comprehensive Master Plan 1980 Update. In general the Centers Concept stresses the importance of protecting neighborhoods and low density residential housing from incompatible uses such as heavy commercial and major thoroughfares and freeways. The idea of buffer zones is introduced in this section for the purpose of separating residential homes from major streets. This buffer zone is accomplished by providing commercial and higher density residential land uses between low density housing and major roadways such as highway 121. The Corridors Concept directs multi -family residential, commercial, and industrial land uses into a linear configuration or "corridor" of activity along the major arterials of transportation network. The concept locates the most intense development along the major transportation corridors. Less intensive uses are set back from the arterial and are buffered from the raodway by the more intense uses. The Comprehensive Master Plan utilizes the combined centers and corridors concept. Generally the existing land uses are already following an uncontrolled strip commercial concept according to the Comprehensive Master Plan 1987 Update. Therefore, the update calls for a focus on development around centers. The update also calls for the city to work to unify the strip development into linear groupings with controlled access and landscaping. This study takes the next step by introducing the many implementation efforts available to carry out the concepts of corridor and centers concepts. Noise In addition to controlling the patterns in which land uses develop there are other techniques available to protecting sensitive land uses within thoroughfare corridors. For example, the City has included in the section of goals and objectives in the 1987 update some policies which MRS planning resources group State Highway 121 Corridor Study -- CITY OF GRAPEVINE, TEXAS PaQeII establish noise zones for properties affected by the Dallas Fort Worth Airport. These zones require some type of sound control in building design as well as the avoidance of sound sensitive land uses such as auditoriums, schools, churches, hospitals, theaters, in these areas whenever possible. The zones most directly effected are reserved for activities that can tolerate a high level of sound exposure such as some agricultural, industrial, and commercial uses. Sound control design is utilized in these building and sound sensitive uses such as those listed above and any residential uses is not allowed in this area. Policies similar to those utilized in these airport zones could be utilized in land use planning adjacent to major thoroughfares such as Highway 121 as well. IPIR(G planning resources group State Hiehway 121 Corridor Study -- CITY OF GRAPEVINE, TEXAS Page 12 Existing Conditions Existing Land Use The majority of area within the Highway 121 study area is undeveloped, as shown in Figure 2 - Existing Land Use Map.. It appears that, for reasons that include availability of services, construction of the highway, and market driven factors, the principal development activity has been limited to residential uses that have been extensions of existing developments; the exception being the area located generally north and south of Timberline Drive. The remainder of the property located immediately adjacent to the Highway 121 Corridor has generally remained vacant. A listing of land uses within this area according to type and quantity is provided in Table I Existing Land Use Within the Highway 121 Corridor. IPIR(G planning resources group Legend Existing Land Use Map - Low Density Residential - Medium Density Residential a - High Density Residential - Public ®- Commercial (Retail) Commercial (Service) - Parks and Open Space IP55planning resources group_ State Highway 121 Corridor Study -- CITY OF GRAPEVINE, TEXAS Page 13 Table 1 Existing Land Use Within the Highway 121 Corridor Land Use Tyne Low Density Residential Medium Density Residential High Density Residential Commercial (Retail) Commercial (Service) Parks and Open Space Public Vacant / Undeveloped Freeway Total Acres Within Study Area 153 2 37 4 8 15 21 671 169 1,080 Source: Field Survey Conducted by Planning Resources Group - November 1992 Percent of Study Area 14.2 0.2 3.4 0.4 0.7 1.4 1.9 62.1 15.7 100.0 Current Zoning The current zoning within the Highway 121 Corridor is indicated on Figure 3 - Existing Zoning Map. Current zoning includes a combination of residential and commercial development. The majority of commercial districts are located adjacent to the highway along with some high density residential. An exception is a parcel of R-20 single family residential located west of Highway 121 Corridor between Timberline East and Western Oaks Drive. This single family residential district is directly adjacent to the highway. Current zoning is in agreement with the Comprehensive Plan, as indicated on Figure 4 - Current Comprehensive Plan. The only major deviation being that area located in the vicinity of Los Robles Estates. However, it is a significant fact that the City is following the Comprehensive Plan regarding zoning that is in place. This reinforces two major positions of the City regarding zoning. First, it confirms the prominence placed on the Comprehensive Plan by the City. If the development philosophies for this study area are to be revised, then the IPIRZ planning resources group Heritage Ave q Le er.4 x R-20 Single Family Residential PO Professional Office R-7.5 Single Family Residential HCO Hotel Corporate Office -R-TH Townhouse Residential PCD Planned Commerce Development RMF -2 Multiple Family Residential PID Planned Industrial Development CN Neighborhood Commercial GU Governmental Use CC Community Commercial Development CITY OF GRAPEVINE CORRIDOR STUDY - STATE HIGHWAY NO. 121 Figure 3 Existing Zoning Map 5ROLpLagging.Le-sources group= i Heritage Ave q Le er.4 x R-20 Single Family Residential PO Professional Office R-7.5 Single Family Residential HCO Hotel Corporate Office -R-TH Townhouse Residential PCD Planned Commerce Development RMF -2 Multiple Family Residential PID Planned Industrial Development CN Neighborhood Commercial GU Governmental Use CC Community Commercial Development CITY OF GRAPEVINE CORRIDOR STUDY - STATE HIGHWAY NO. 121 Figure 3 Existing Zoning Map 5ROLpLagging.Le-sources group= _px- P- State Highway 121 Corridor Study -- CITY OF GRAPEVINE, TEXAS Paee 14 Comprehensive Plan must be revised and adopted by ordinance. Second, If the Comprehensive Plan is revised then the zoning should also be adjusted to reflect the Comprehensive Plan. History of Re -Zoning Requests The requests for zoning change within the Highway 121 Corridor are indicated on Figure 5 - Zoning History Map and in Table 2 - History of Rezoning Requests Since the 1984 rezoning in the City of Grapevine there have been nineteen requests for changes in zoning in the vicinity of the Highway 121 Corridor. Four of these properties have had two zoning change requests. Of the nineteen requests all except five have been approved. Of the five requests that were not approved, two were withdrawn and three were denied. In a majority of these cases the requests have been to change from a higher density residential or commercial zoning to R-7.5 low density residential. The three unsuccessful requests were denied due to concerns about adjacent land uses, buffering issues and the close proximity to Highway 121. Twelve requests to change zoning from either higher density residential or commercial to low density residential have been successful. In spite of the high number of zoning changes and as stated earlier, the zoning still is in agreement with the Comprehensive Plan. Ownership Figure 6 - Ownership Map shows the location of current parcels of undeveloped land within the Highway 121 Corridor which are listed in the Tax Rolls under one ownership. This map relates that there are numerous large parcels under single ownership. The significance of this is that it is easier to control development and zoning when there are a limited number of larger parcels involved verses numerous small parcels. The presence of numerous smaller parcels under a myriad of ownerships usually require special directed action on the part of the development community in order to combine and consolidate smaller parcels in to larger parcels for development. In addition to the Ownership Map, Table 3 - Ownership of Parcels in the Highway 121 Corridor provides a list indicating the owners of the undeveloped land. MRCS planning resources group Legend ® - Zoning Site Location �l - Zoning Site Number (Corresponds to table in text) Figure 5 Zoning Historv...Mat) 11FRO Lplanning resources 9LO ip_ Al c 3 0 a 04 V 0 CZ .04 x � H U C U M C 0 a H �aoi � b I i 10 r- r- r- 'o rn o r• � O o 70 0 ;- %0w w 00 00 00 w rn ar rn o. CNC, w C` ONrn C. 00 Q rn rn C, C. C� (7\ C, C) C, C. C. CN C� 0� rn rn ON C C �a � � a� Cou 0a� 78 72 a� > a� > abi > > ami > ami > H v$ > > > > > H v > > 0 0 0 0 0 o o 0 0 0 o o o C c a v a a a a a o u a a a a a a U cu a H a an U G O C O C 41 a ti H c N ti a a v,o o W) W� x c vi x U x x x a x x x U x x x x x x x x U U U U U b � C C oj c cc cct a U O G OU U U -. xi ca S! N N N N N N N a. G=. ti. V. " n c Q Cl ris Cz Cz U P. w Cx U U a. C� C� C� 0% x x x 0 z O N N M M It N �o �o rr w C% — .-. .-. .-. — — — G7 O ¢ mcc3 00 O 999-9 O O � � w 00 00 w 00 CO w 00 w 00 Q\ CCN � Q\ a\ D\ Q, ' � CN D\ C�00 U N N N N N N N N N N N N I N N N N N Heritage Ave —• -_—t) d Legend - Ownership Site - Site Number (Corresponds to table in text) ea C 0 '� CiBIQ{WPa a o► n,vo�' A 40 1114, ass- vo�lilecE:or oSIR ap�CC' ��oCCC1 aaCEC� CITY OF GRAPEVINE CORRIDOR STUDY - STATE HIGHWAY NO. 121 Figure 6 Ownership Man E�pLanning resources croup== Table 3 Ownership of Parcels in the Highway 121 Corridor Parcel No. Owner 01 Gary Fox 02 Robert Walker 03 Federal Savings Bank att. Bob Barger 04 Floyd Coleman (ETUX) Christene 04 Floyd Coleman 05 Richard M. Bigger 06 Hall -Johnson Partnership Ltd. 07 State of Texas 08 Bright Bank Savings Assn. 09 Robert Grunnah 10 Phala Helm 11 Biller (ETAL) Farrar 12 Memorial Baptist Church 13 Jack Prewitt & Associates Inc. 14 Joe Frank (ETUX) Beverly Edgar 15 Truman Reynolds 16 FDIC, Seamons Bank of Savings 17 FDIC 18 NCNB 19 Hall -Johnson, 157 19 Hall -Johnson, 157 20 Pittsburg Limited Partnership 21 John Cole 22 Promenade National Bank 23 Kerry McCombs 24 Booher Consultants, Inc. 25 City of Grapevine 26 Don Schwartz 27 W.R. Rogers 28 Lyon Realty Co. 29 Richard Panchasarp 30 Fuller Schwartz Land Partnership 30 Fuller Schwartz Land Partnership 31 James D. Fuller Street Address 4302 Heritage Avenue 3830 W.T. Parr Road 3500 Maple Avenue 2604 Hall Johnson 2604 Hall Johnson 2640 Hall Johnson 4043 Trinity Mills Road Suite 115 2355 N. Stemmons Freeway 8144 Walnut Hill Lane, Suite 752 2701 Wooded Trail Ct. 600 W. Park Row Drive 3100 Timberline Drive 3029 Airport Freeway 2410 Los Robles Street P.O. Box 1371 5080 Spectrum Drive, Suite 1000-E 1201 Main St. Suite 11 1201 Main 2001 Bryan St. #3000 2001 Bryan St. #3000 2201 N. Collins St. Suite 354 10440 N. Central Expressway Bld. #700 P.O. Box 835010 403 Hoffmane Ct. 804 Overlake Ct. Suite 200 413 S. Main 608 5th Avenue, Room 408 416 e. Irving Blvd. 4225 Wingren Drive Suite 200 P.O. Box 58288 15164 Marsh Lane 15164 Marsh Lane 15164 Marsh Lane City / State Grapevine, Texas Grapevine, Texas Dallas, Texas Grapevine, Texas Grapevine, Texas Grapevine, Texas Dallas, Texas Dallas, TX Dallas, Texas Grapevine, Texas Arlington, Texas Grapevine, Texas Bedford, Texas Grapevine, Texas Grapevine, Texas Dallas, Texas Dallas, Texas Dallas, Texas Dallas, Texas Dallas, Texas Arlington, Texas Dallas, Texas Richardson, Texas Euless, Texas 76039 Euless, Texas Grapevine, Texas New York N.Y. Irving, Texas Irving, Texas Dallas, Texas Dallas, Texas Dallas, Texas Dallas, Texas State Highway 121 Corridor Study -- CITY OF GRAPEVINE, TEXAS Page 17 It is also important to note that the parcels have not been divided into smaller parcels which front along major arterials and collector streets. Often large parcels are divided and sold into smaller parcels adjacent to streets, leaving large portions of commercial property located behind them. An example of this is located along Harwood Road in Bedford between Highway 121 and Martin Drive. The danger in this pattern of development is that, if not carefully controlled, two things can happen. First, the smaller parcels begin to form a strip of commercial development. Secondly, a larger parcel of land becomes located behind the "split -off' parcels and may suffer from lack of visibility from the street as well as become effectively land -locked. Two areas within the Highway 121 Corridor that appears to be establishing a trend that would encourage this type of development are: 1) parcels 23,24, and 25 located along Hughes Road and 2) the parcels identified as La Petite Addition and Handsome Hanks Addition located along Hall -Johnson Road. Neither of these areas presents a development problem at this time. However, care must be given to follow proper development guidelines if this type of development is allowed to occur. We would recommend that the City establish the following policies: 1. Except on sites which demonstrate unusual limitations, commercial property located within "corridor" development areas should be limited to a depth not to exceed 300 feet. The property located behind this strip of commercial should have appropriate zoning to serve as a buffer between commercial land uses and low density residential uses. In addition, right-of-way access into the interior of the property must be provided for. 2. Commercial property developed within a "corridor" must be designed in such a manner that strip commercial characteristics are not present. Strip commercial characteristics include at a minimum the following: MRS planning resources group State Highway 121 Corridor Study -- CITY OF GRAPEVINE, TEXAS Page 18 a. numerous driveway entrances and a lack of shared drives; b. parking located on or in the right-of-way; and facing the street; C. lack of landscaping in the front yard; d. numerous signs of various heights, shapes, styles, and locations. e. structures setting either on or near the right-of-way. It is important to note that simply because a number of commercial properties are located adjacent to one another along a corridor does not signify strip commercial development. Strip commercial development occurs when several of the above described characteristics are present along the corridor. MRS planning resources group State Highway 121 Corridor Study -- CITY OF GRAPEVINE, TEXAS Page 19 The City of Grapevine is well aware of the significance of noise pollution as it is related to urban land uses, especially residential uses. As well as the Dallas -Fort Worth International Airport, there are three major freeway systems that bisect the City: State Highway 360, State Highway 114, State Highway 121. As development occurs adjacent to these highways, it is prudent to consider special treatment during the development stages of these land uses. The purpose of considering noise in the land use planning process of the Highway 121 Corridor is not to prevent development but rather to encourage development that is compatible with the noise generated by the freeway system. The objective is to guide the placement and MRS planning resources group State Highway 121 Corridor Study -- CITY OF GRAPEVINE, TEXAS Pa, -e20 orientation of noise sensitive land uses. Where is this not possible, measures should be considered to help reduce the effects of the noise. Any noise problem is composed of three basic elements: the noise source, a transmission path, and a receiver. In the situation of the Highway 121 Corridor the source is the traffic traveling the freeway. This "source" element is existing and is not subject to change. At the moment the primary "receiver" is undeveloped land. However, in the near future it is inevitable that the receiver will be commercial and residential land uses. The remaining element is the "path" of the noise source. The path of noise may be interrupted and/or subdued by guiding physical development within the corridor through land use and construction regulations. Noise Abatement Techniques There are several techniques for decreasing the effects of noise within a noise sensitive area suggested by the U.S. Department of Transportation in a report titled, The Audible Landscape: A Manual for Highway Noise and Land Use. Control of noise can be accomplished through administrative techniques, physical methods or a combination of the two. This study will address the regulatory means available to the City. These regulatory means fall within the jurisdiction of zoning, platting of property, and building code enforcement. Zoning Ordinances: In general the zoning ordinance is a strong tool for controlling new development within a city; but it has little control over existing uses. However, since the area within the Highway 121 Corridor is significantly undeveloped, zoning can play a major role in mitigating noise generated by Highway 121. The primary means by which zoning may accomplish this is by controlling the placement of noise sensitive land uses, requiring site plans for developments located adjacent to Highway 121, and requiring special noise abatement treatments relative to area and building requirements. IPRCG planning resources group State Highway 121 Corridor Study -- CITY OF GRAPEVINE, TEXAS Page 21 Buffering, screening, and landscaping requirements become critical in the corridor area. In many situations, buffering, screening, and landscaping are can be satisfied by a single treatment. For example a stand of trees may provide buffering, screening, and landscaping. Buildings may provide both screening and buffering of noise. And even an open green space can provide both landscaping and buffering by means of distance. As a rule, however, the most effective treatment is a combination of these elements. Distance alone, unless it is a significant distance, will not lessen the impact of noise from the source. Therefore, the treatment must provide for a combination of landscaping, particularly trees, the placement of structures to block and deflect noise, and an adequate buffering area located between single family residential uses and the highway. Site plan requirements located in the zoning ordinances should provide for specific physical noise abatement treatment to be addressed by applicants developing adjacent to Highway 121. Physical techniques of controlling noise vary widely in their effectiveness depending on the specific location and conditions of an area. Consequently, physical techniques should not be applied broadly to an entire area but should be implemented on a site specific basis depending on their effectiveness for that specific location. Site plans within the Highway 121 Corridor should use the arrangement of buildings on a tract of land to minimize noise impacts by capitalizing on the site's natural shape and contours. In particular, the following physical treatment should be addressed as applicable to the site: 1) Place as much distance as possible between the noise source and the noise sensitive activity; 2) Place noise -compatible activities such as parking lots, open space, and commercial facilities, between the noise source and the sensitive activity; 3) Use buildings as barriers; 4) Orienting noise -sensitive buildings to face away from the noise source. IPIR(G planning resources group State Highway 121 Corridor Study -- CITY OF GRAPEVINE, TEXAS Paee22 Site plan approval by the City Council is currently required for all non -single family development on property. Modifications should be made to the site plan content list specifically requiring the applicant to specify any and all noise abatement treatment. In addition, staff review, Planning and Zoning Commission action and City Council action should consider these treatments on site specific situations. Subdivision Regulations: Subdivision regulations may also address the use of appropriate buffering, screening, and landscaping. At the time of preliminary plat review, the location of appropriate buffering, screening, and landscaping that serve as noise abatement treatment may be required. In addition, the arrangement of lots and the locations of streets should be addressed with consideration as to the optimum noise abatement design. Similar to the zoning process, the application and checklists used for preliminary platting should be revised to specifically include a requirement that noise abatement treatment be indicated on the preliminary plat. Building Codes Building codes can specify construction details such as acoustic insulation and sealed windows. Acoustical architectural design incorporates noise -reducing concepts in the details of individual buildings, particularly residential uses. The areas of architectural concern include, room arrangement, window placement, and balcony and courtyard design. The following architectural design methods may reduce noise impacts: 1. In residential development place bedrooms, living areas and other noise sensitive rooms in the part of the building which is furthest from the noise source while placing kitchens and bathrooms closer to the noise source. 2. Use of solid walls with a limited number of doors and windows on noise source side of buildings. 3. Placement of balconies and courtyards in such a way as they will not reflect traffic noise directly into the interior of the building. Place these amenities on the shielded side of the building or in the interior. IPIR(G planning resources group State Highway 121 Corridor Study -- CITY OF GRAPEVINE, TEXAS Page 23 Acoustical building construction is the treatment of the various parts of a building to reduce interior noise impacts. Using construction techniques on walls, windows, doors, ceilings, floors, and interior design can all reduce interior noise from highways traffic. 1. Walls provide the most protection from exterior noise. There are several techniques for wall construction that will accomplish is end. a. Increase the mass and stiffness; b. Use cavity partitions; c. increase width of the airspace; d. Increase spacing between studs; e. Use staggered studs; f. Use resilient materials to hold studs and panels together. g. Use dissimilar leaves (different materials, and/or thicknesses); h. Add acoustical blankets; L Seal cracks and edges; 2. Windows are one of the weakest parts of a wall through which a substantial amount of external noise enters a building. The following are some suggestions for limiting the entrance of noise through windows. a. Close and seal windows; b. Reduce window size; c. Increase glass thickness; d. Install Double -Glazed Windows; 3. Doors are weaker than windows and harder to treat for noise reduction. Not only do doors reduce the insulation value of the surrounding walls they can not be permanently sealed as windows can. To strengthen a door against noise the U.S. Highway Department suggests the use of a solid core door that is well sealed. In addition carpet on the floor inside the door also reduces interior noise. The most effective way to reduce noise is to eliminate doors from the severely impacted walls and place them in more shielded walls. I" M(G planning resources group State Highway 121 Corridor Study -- CITY OF GRAPEVINE, TEXAS Page 24 4. Ceilings and Floors: Acoustical treatment of ceilings and floors is usually not necessary unless the noise is extremely severe or the noise source passes directly over or under the building. The techniques for reducing noise by treating the ceiling and or floor is very expensive. 5. Interior Design: The overall design of the interior of a building can help reduce the noise levels within a structure by the use of thick and heavy carpet, draped, wall hangings, and acoustical ceiling tiles. Although these materials do not limit the amount of noise entering the structure they do reduce the overall sound levels by reducing sound reverberations. We suggest that for structures constructed within the Highway 121 Corridor, and especially any residential structure constructed adjacent to the corridor, that the building codes be modified to include the above described noise abatement treatments which the building officials consider as being enforceable. MRS planning resources group �' ':OdOpOas a a Q= �J o eases - '• ,•tow sow - isms 4`P w, - Ohl eeeea v a� p 0 ID' •' .y .� gas i� I, a '$ � •IBQAeBAA�.1 .- . s a'�► `'po � � ; F o •' „'ice IN,. oCs s os o 6 Q FIRM= a� dna o� o •�1 a ad1 01 es �eeeawe�eoe s sa��e� a....• �,!-------- @� mullio09iLN 000a0 Pte•- "' %I State Highway 121 Corridor Study -- CITY OF GRAPEVINE, TEXAS Page 25 • / j Urban Form "Urban Form" is generally interpreted to mean the physical pattern and form that cities take as land is actually developed. When planned according to accepted urban planning principles, the form of a city may develop into patterns that have been determined appropriate for orderly and progressive development. There are three "urban form" principles that have been applied to the Highway 121 Corridor Plan: 1) the neighborhood concept, 2) the corridor development form, and 3) the nodal development form. These "urban form" principles have been applied to the Highway 121 Corridor area. A proposed land use plan for the Highway 121 Corridor is shown in Figure 7 - Proposed Land Use Plan. IPIR(G planning resources group State Hi.ehway 121 Corridor Study -- CITY OF GRAPEVINE, TEXAS Page 26 Neighborhood Concept City Planners have long determined that the principal function of a city is for people to live there. Opportunity for employment in or near a person's home is necessary to enable a family to remain in residence at a given location; but, the most important function of the city is to provide quality spaces for people to establish homes. The neighborhood concept places primary emphasis on creating habitable neighborhoods that buffer the impacts of elements from outside the neighborhood system. The concept of a well designed residential neighborhood area is one that utilizes several standard planning criteria. The concept of "centers" as developed in the original Grapevine Comprehensive plan contains much of this idea of neighborhood. These criteria deal with such things as the location of streets by functional classification, the location of residential and non- residential areas within the neighborhood, and the number and location of access points to the neighborhood. Figure 8 - The Neighborhood Concept, illustrates many of the characteristics that are present in a well planned neighborhood. In Grapevine, it is important to begin the process of thinking in terms of neighborhood concepts. For example, streets such as Heritage Ave., Hall -Johnson Road, Glade Road, and Timberline Road form natural boundaries for supporting the neighborhoods identified in this Plan. Streets A neighborhood is typically served by three functionally different types of streets. The first of these are arterials. Arterial streets provide for traffic circulation throughout the city and are typically 4 to 6 lanes in width, with or without medians. Arterials are typically located on the periphery of neighborhoods with a limited number of access points in order to facilitate traffic movement. Streets which serve as arterials are Heritage Ave., Hall -Johnson Road, Glade Road, and State Hwy 121. MRS planning resources group C y O N .C. CIS O 'In ' i.1" O R _R .0 N r0 00 'O 'n R ,a C .U. R N =O DO 8= °' G R s .N. ; y 8 8 L SCA—' OCIS N u N U L 00 3 R N b C V N 'C pp .'C.. U p .�.. U R O R t O OO R U U U y 'y _ 'C '. ►i sj c 3 w :e N R O Q C O C N w y c" O R U .O 3 C •v R A a m O v •Q. G. 'Kc C aRi .oC L a� R O OL g R O y 'C C .0 N :C �' O N '� G• � b C U 'y N 0 U m a u 0 0. R ll :,3 0 U u ° A o p y °: o t1A O N N .0 U a O L R 0 Oy •� CD /V1 C p V a C N .R. O yL' .0 o N w e C •� 1j.i�� L R a U R O •C � .R O •y •w a R R R •y N 0. Gl. r .�.. V .C.. U a.. y R '« b R N N U R �' O R A 0 fTl W E U c- y U 4=. p i C R t1. cU.» i w O Z R Q O L" L L 0 Q' V f_` 0 O U aL. .� R N R R y w U O r d V t O C.1. .C.. N y y N H`�jj.•,j� E G v u cue a[i v o o 0 o U w v a Q a �' x a C o _ R L' R LO y w' Vi ob b c o N C N Q) � 0 •N cz R. •y + •y .R. O a L O y O N .r CC G U ,O " O N N N C3 A Q? L U a U O ca 0 Aj •-' m N C U O U w R O 00 p T N 8 O --4 :.- N U •C3 •3 U y cCCt w U b A p R N .sem"—�.--`...:6`ry y V R 0 y C;3R - N N O ti Q' ' ~ y •� y 7 ° L G7 0 N aUC.. .-N. O u A °C�° O C" ..C. C .a y 'O .yH R „ O c _ cis d cya �+ L 3 O. C C '.. w y C CY A yy O •i;i ii O Cr.* 8 6 0 O o -0 c R 3 N R y U y K S" 0 `" L 0 0 o L 8 L 4..0 O A .: . N ' as a o 4° .0 0 00 'a� O0 C & p' '0 A ,tl a 151 42. w Uo cn W yy i T2 .Ci o rm F a .. ao R o o C Epi 0 N y C L i7 U O U a N 2 N � a a ar State Highway 121 Corridor Study -- CITY OF GRAPEVINE, TEXAS Page 28 The second type of streets are collectors. Collectors are typically two (2) to four (4) lanes wide and should not bisect the neighborhood thereby discouraging through traffic. Timberline Road, Hughes Road, and Western Oaks Drive are a good example of a collector street. The third street type are local streets. Local streets are generally short curvilinear and cul-de- sac streets providing direct access to residences and which feed the Collector street system. Local streets should not access directly onto arterials if possible and any local street with through traffic potential should be discouraged. Land Use The well designed neighborhood concept considers the location of different land uses within and on the periphery of the neighborhood. Low density single family residences should be located primarily away from Arterial streets and should not be mixed with non-residential uses without the use of higher density residential uses or physical buffers to separate them. Typically the neighborhood, bounded by Arterial streets, will have areas of commercial use concentrated at the intersections and perhaps along the length of Arterial streets. These areas are best suited to these uses due to the high volume of traffic and potential "customers". Higher density residential uses (Apartments, Duplexes, Townhouses) typically are located near the periphery of the neighborhood and on Collector streets and may be used as a buffer between commercial and single family uses. General Criteria There are also several other general criteria that are typically present in a well designed neighborhood. For example, to discourage the use of Collector streets for through traffic, the number of entrances to the neighborhood from Arterials should be limited. Cross intersections should be avoided in favor of "T" intersections which are safer. Additional criteria refer to the MRS planning resources group State Hizhway 121 Corridor Study -- CITY OF GRAPEVINE, TEXAS Page 29 layout of lots and lot design. Lots adjacent to Arterial streets and corners should be deeper and wider with larger rear and side yard setbacks to facilitate sight distance at street intersections. Low density residential lots should not have direct access to adjacent Arterial streets. This would create safety hazards to the residents and impede traffic flow on the arterials. Typically, larger neighborhoods will also typically make provisions for the location of schools and community facilities such as parks and fire stations within the area, providing easy access from the residential areas. These characteristics and criteria and those mentioned previously function collectively to protect the integrity of the neighborhood from external pressures and to enhance its identity. Nodal Development Form The nodal form consists of commercial land which generally develops around intersections of major thoroughfares. High intensity commercial uses are typically located at the intersection of arterial streets. Less intense commercial uses such as professional office uses may then be located between the high intense commercial uses and residential land uses located in the interior of the neighborhood. Corridor Development Form In comparison, corridor development, locates commercial uses along an arterial. High intense commercial uses are located near the intersections of major arterials and less intense uses lay along the arterial between. Again, the residential uses are located in the interior of the neighborhood. It is important to limit commercial development along the corridors to depths not exceeding 300 to 400 feet. Deeper development will create possible conflicts in land uses and potential land -lock situation for properties. Residential, schools, parks and open space land uses generally occur adjacent to the commercial or industrial areas, with the less intense uses being located in the interior to the neighborhood. MRS planning resources group State Highway 121 Corridor Study -- CITY OF GRAPEVINE, TEXAS Page 30 Application of Urban Form Principles The application of the above described urban form principles for the Highway 121 Corridor is described below: "Nodal" Urban Form Application: 1. There are only two roadways that extend across Hwy 121. Both of these roadways are separated by grade from the highway. In addition both of the roadways pass under the overpass of the highway. The exit and entrance ramps and grade separated underpass of Hall -Johnson Road and Glade Road make these locations ideal for commercial retail uses at the intersection with Highway 121. The traffic volume at these locations would likely support shopping center type commercial uses. Therefore, we have proposed that major commercial "nodes" be identified at these two intersections. These major "nodes" would be suited for shopping center or mixed commercial uses. 2. Other locations (Hughes Road, Timberline Drive, Grayson Drive, Southwest Grapevine Parkway, and Western Oaks Drive) where roadways intersect with Highway 121 will also be suited for commercial uses, however these commercial uses are expected to be less intense than shopping center uses and would be limited to stand alone retail businesses, rather than numerous mixed uses as exists in shopping centers. "Corridor" Urban Form Applications: 3. Commercial land uses that are not located within shopping center sites, will likely locate along the corridor in strip fashion. Zoning within these areas should encourage professional office or less intense commercial uses. The easy access to Hwy 121 will be an asset for these types of uses whereas the limitations of the exit and entrance ramps should not be a detriment, since professional office uses are not traffic oriented. 4. The City must be careful to not let commercial uses located along the "corridor" between "nodes" assume the characteristics of strip commercial. Therefore we would suggest that the City include regulations within the zoning ordinances that discourage parking in front Ii LR(G planning resources group State highway 121 Corridor Study -- CITY OF GRAPEVINE, TEXAS Page 31 yards, encourage landscaping, regulate the height, size, number, and locations of signage, and encourage shared driveway entrances. 5. Depths of commercial property, which are not planned to be used for shopping center or mixed use commercial centers, should not exceed a depth of three hundred (300) feet. Experience has shown that property greater than three hundred (300) feet is often incrementally divided. The property located adjacent to the corridor tends to develop first and the property located deeper in the use may be isolated from visibility from the corridor and may become land -locked or at least severely limited for commercial use. "Neighborhood" Urban Forel Application: 6. Because of the limited locations of overpasses and/or underpasses and the location of exit and entrance ramps from Highway 121, it is unlikely that all of the frontage along Highway 121 can be used for commercial purposes. We would recommend, therefore, that a mixture of low intensity commercial and multi -family be located along the Highway 121 corridor to serve as a buffer from single family residential units. 7. Land uses should be layered along the Highway 121 corridor in accordance to perceived intensity. Higher intense commercial uses should be placed at major intersections. Lesser intense commercial uses should be placed between higher intense commercial uses and residential uses. In addition lesser intense commercial uses should be used along "corridor" development between major commercial "nodes." Multi -family may also be used to buffer the Highway 121 corridor from single family residential uses. 8. Multi -family uses should have sufficient depth and area to insure that adequate landscaping, parking, on-site amenities and building placement may be accomplished. A minimum width of 300 feet and a desired width of 400 feet as an average should be used as buffer between single-family residential uses and the Highway 121 corridor or commercial development, where possible. For example, a single-family residential area may be buffered from a freeway by a multi -family land use. The structures in the multi- family use may be placed such that noise from the freeway is deflected off of the higher IPIR(G planning resources group State Hijzhway 121 Corridor Study •- CITY OF GRAPEVINE, TEXAS Page 32 structures of the multi -family. Foliage, especially trees, may also be located on the multi- family site to provide additional noise reduction as well as soften the aesthetics between the multi -family and single family uses. In addition, a street may be located between the multi -family and the single family, which provides additional buffer in the form of distance. However, it is important to reiterate that the most desired buffering treatment involves a combination of elements. The placement of a street between a multi -family and single family use may provide a degree of buffering because of the added distance; however, the visual, aesthetic, and noise reduction characteristics of the site may not be addressed at all. In addition, the requirement to place streets between multi -family and single family uses could in fact require that streets be located at locations that are not well suited for the neighborhood. The placement of streets should be determined by circulation of traffic and service to the neighborhood and not simply for the purpose of buffering. In addition, multi -family uses must have adequate land area to incorporate the combination of buffering elements for the buffering character of a multi -family use to be successful. MRS planning resources group