HomeMy WebLinkAboutCU2018-25 IP&ZI11l-EM ft3, 8, 9, '1
TO- HONORABLE MAYOR, CITY COUNCIL MEMBERS AND THE
PLANNING AND ZONING COMMISSION
FROM- BRUNO RUMBELOW, CITY MANAGER
SCOTT WILLIAMS, DEVELOPMENT SERVICES DIRECTOR
MEETING DATE- DECEMBER 18, 2018
SUBJECT- DEVELOPMENT SERVICES TECHNICAL REPORT OF
CONDITIONAL USE APPLICATION CU18-25 ENCLAVE II
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Grapevine
Lake • APPLICANT- Kenneth Fambro
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Nuriiiwest 1PROPERTY LOCATION AND SIZE-
I
The subject property is addressed at 2103 Anderson-
Gibson Road and is proposed to be platted as Lots 1
Sy DFW 3 I
1 Hall-Johnson ,6, Airport ; & 2, Block 1, Carter Addition. The site contains
o 20.08 acres and has approximately 501 feet of
- - frontage along Anderson-Gibson Road.
'D Glade Rd. �, I
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D
REQUESTED CONDITIONAL USE REQUEST AND COMMENTS-
The applicant is requesting a conditional use permit to establish a master site development
plan to include, but not be limited to the development of a 303 room co-branded hotel
along with the development of 275 multi-family units.
With this request, the applicant intends to utilize the Master Site Development Plan which
was approved by the Council in February 2017 and allows the Planning and Zoning
Commission and the City Council through the conditional use process, the ability to
consider multiple requests through one application on tracts of land five acres in size or
larger along with the ability to consider additional uses, including residential uses,without
the need for a separate zone change request.
Overall the subject site is a 20.08 acre tract that will be subdivided into two separate lots
for the multi-family and hotel portions of the project. Two points of access will be provided,
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both from Anderson-Gibson Road that are not controlled access.
The hotel portion of the project sits on 9.43 acres and will be a co-branded hotel five
stories in height (approximately 66 feet) consisting of a Holiday Inn (155 rooms) and a
Staybridge Suites (148 rooms) with a total of 303 rooms. Room sizes will range from the
minimum 380 s.f. required, to a maximum of 925 s.f. A 61 seat restaurant is proposed
along with 11,580 s.f. of meeting space and a 1,250 s.f. swimming pool. Relative to
parking, 476 spaces are required; however, based on the parking study provided by the
applicant 326 are provided with 66 of these spaces being shared with the accompanying
multi-family project which would adequately serve the hotel project. The close proximity to
the airport, and transportation to and from the airport by way of airport shuttles, taxis, and
ride-sharing programs such as Uber and Lyft are factors stated in the study that reduce the
demand for parking.
The multi-family portion of the project contains four structures, four stories in height
(approximately 50 feet) occupying 10.65 acres. A total of 275 multi-family units are
proposed with a density of 25.8 units per acre. The unit mix is as follows:
• One bedroom units (762-1,080 s.f.) 155 units
• Two bedroom units (1,076- 1,365 s.f.) 120 units
Required parking for the multi-family portion of the project is 550 spaces with the applicant
providing 531 spaces (1.93 spaces per unit)with 66 of these spaces being shared with the
accompanying hotel project. The parking provided falls into the following categories:
• Surface: 330 spaces (66 shared)
• Podium (below grade): 123 spaces
• Tuck under (at grade): 40 spaces
• Tandem (behind garage at grade): 38 spaces
The attached parking study determined that the parking provided compares favorablywith
the 1.9 spaces/unit of the immediately adjacent 243-unit Enclave I project approved in
2012. The 66 spaces shared with the adjacent hotel will not need to be utilized by the
hotel and would be available for the multi-family portion of the project, if necessary.
Contained within your packet is an affidavit of compliance signed and sealed by the project
architect stating the project is in compliance with the adopted Design Standards Manual for
Multi-family and Vertical Mixed Use Development. Although the project is not within any of
the five specific districts listed with the design guidelines, the applicant has selected from
the 24 listed criteria those standards that are directly applicable to the subject site given its
unique aspects such as, location, topography, access, and visibility, with particular
attention given to District 4, Grapevine Mills South District—the most proximate of the
districts with similar proposed development. The applicant has included some graphic
exhibits that demonstrate compliance with specific elements of the design standards.
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Lastly, this request falls within both "Zone B" Middle Zone of Effect and "Zone C" Zone of
Greatest Effect as defined on the "Aircraft Sound Exposure: Dallas/Fort Worth Regional
Airport Environs" map. In Zone B, uses such as multi-family apartments, motels, office
buildings, movie theaters, restaurants, and personal/business services should be
considered only if sound treatment is included in building design. Single-family residential
and sound sensitive uses such as schools and churches should avoid this zone. Industrial
and commercial uses that can tolerate high levels of sound exposure are appropriate in
"Zone C." If the project is approved the applicant has agreed to the following:
• A 25dB Noise Level Reduction as typically recommended by the FAA for all
structures within the project;
• Provide full disclosure of the airport noise impact to all first and subsequent
purchasers/renters;
• An avigation easement be dedicated on the plat
PRESENT ZONING AND USE:
The property is currently zoned "HCO" Hotel/Corporate Office District and is vacant.
HISTORY OF TRACT AND SURROUNDING AREA:
The subject property and the property to the north, east, and west was zoned 1-1" Light
Industrial District prior to the 1984 City Rezoning. The property to the south was zoned "L-
I" Light Industrial District prior to the 1984 City Rezoning. In 1984 the City changed the
zoning designation for the site to "PID" Planned Industrial Development. The property to
the north was then rezoned in 1985 as a part of the "Terra Tract"to "R-MF-2" Multi-Family
District (Case No. Z85-60, Ord. No. 85-60), however the property was not developed. In
October 1995, the property to the north was part of a zoning request (Case No. Z95-06)
whose purpose was to amend, revise, eliminate or terminate portions of the deed
restrictions and the letter of agreement as adopted in Ordinance No. 85-60, and rezone
portions of the site.
Council considered and approved a zoning change (Z05-05), conditional use request
(CU05-68), and planned development overlay (PD05-07) on the property to the north for a
four tower, 12-story condominium project at their January 17, 2006 meeting. The project
involved the rezoning of approximately 11 acres from "PID" Planned Industrial
Development District to "CC" Community Commercial District and a conditional use permit
to exceed the height maximum of 50 feet. The planned development overlay was utilized to
allow the multi-family use within the "CC" Community Commercial District. Although
approved as submitted the Commission determined and the Council agreed to reconsider
the request as part of a City initiated case to bring the zoning into compliance with the
actual land use. At the March 21, 2006 meeting, Council approved a zone change (Z06-
04) and a planned development overlay (PD06-02) on the subject property rezoning
approximately 11 acres from "CC" Community Commercial District to "R-M-2" Multi-family
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District for a condominium project consisting of four towers, each twelve stories in height
containing 94 living units per each tower. The planned development overlay allowed for
variances to density (35.5 units/acre), height (160 feet), side yard setback, building length
and separation, parking (2.1 spaces/unit) and buffer area. This project was never
developed. At the December 20, 2011 meeting Council considered and denied a zone
change (Z11-06), conditional use (CU11-26) and planned development overlay(PD1 1-06)
on the property to the north of the subject site to rezone approximately 11 acres from "R-
MF-2" to "R-MF" to allow for a 278-unit apartment project and a conditional use permit to
vary from the established standards relative to density, height, parking and front yard
setback and a planned development overlay to include but not be limited to deviation from
building length, building separation and location, location of off-street parking and
landscaping. On this same property to the north the council approved at their May 15,
2012 meeting a zoning change, conditional use request and planned development overlay
to rezone 11 acres from "R-MF-2" Multi-family to "R-MF" Multi-family to allow for the
development of a 243 unit multifamily project, a conditional use permit to vary from the
established standards relative density, height, parking and the location of open space and
a planned development overlay to deviate from building length, building separation, and
landscaping.
SURROUNDING ZONING AND EXISTING LAND USE:
NORTH: "GU" Governmental Use District and R-MF" Multifamily District—
existing Enclave I multifamily development and Cowboy's Golf Course
SOUTH: "HCO" Hotel/Corporate Office District—Austin Ranch
EAST: "R-MF" Multifamily District and "CC" Community Commercial
District—Enclave 1 multifamily development and Grapevine Mills Mall
WEST: "PID" Planned Industrial Development District and "HCO"
Hotel/Corporate Office District—Cowboy's Golf Course and Austin
Ranch
AIRPORT IMPACT:
The subject tract is located within "Zone B" Middle Zone of Effect and "Zone C" Zone of
Greatest Effect as defined on the "Aircraft Sound Exposure: Dallas/Fort Worth Regional
Airport Environs" map. In Zone B, the following uses may be considered only if sound
treatment is included in building design: multi-family apartments, motels, office buildings,
movie theaters, restaurants, and personal and business services. Single-family residential
and sound sensitive uses such as schools and churches should avoid this zone. Industrial
and commercial uses that can tolerate high levels of sound exposure are appropriate in
"Zone C." The applicant intends to provide sound attenuation for all components of the
project.
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MASTER PLAN APPLICATION:
The Master Plan designates the subject property as a Commercial land use. The
applicant's proposal is in compliance with the Master Plan.
THOROUGHFARE PLAN-
Anderson-Gibson Road is not a designated thoroughfare as shown on the City of
Grapevine's Thoroughfare Plan.
/rs
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�IP&Z 111 -IM0446naction
3110 W. Southlake Blvd, Development
Suite 120 Integrated Housing
Southlake, Texas 76092 Solutions
Phone (817) 742-1851 Integrated Property
Fax (817) 742-1852 Management
Integrated Senior Living
w—
November 1,2018
Scott Williams
Director Development Services
City of Grapevine
200 S.Main Street
Grapevine,Texas 76051
Dear Mr.Williams;
Please lot this letter serve as an official request to allow the conditional use of'Master Site Development Plan'-R-
MF Multifamily District.The site is currently zoned HCO-Hotel Office District and is included in District 4
Grapevine Mills South of Section 22-R-MF Multifamily District Regulations.The site is located at 2103
Anderson Gibson Road.The use of'hotel' will remain on 9.4282 of the total 20.075 acres; multifamily will be
10.6464 acres.
Integrated Real Estate Group(Integrated)will be the overall master developer as well as owner/developer of the
multifamily portion.Over its history,Integrated has constructed and developed over 10,000 multifamily units,
including Enclave'at Grapevine,the adjacent multifamily community to the proposed site.The proposed 275 unit
multifamily community will provide Class A unit amenities(see Exhibit G),gorgeous lake and golf course views,
walkability and access to the City's hike& bike trail. The hotel portion will be developed by KADE
Development,a Dallas-based real estate development company, whose portfolio includes 30 U.S.hotels such as
Hilton,Marriot and IHG.The proposed hotel will be dual branded Holiday Inn and Staybridge Suites with 303
total rooms, conference space and a fW] service restaurant.
The conditional use will not have an undue adverse effect on either the neighborhood or adjacent property. In fact,
the area includes other multifamily zoned parcels.The conditional use will comply with all required ordinances,
restrictions and district-specific design standards. The enclosed plan sheets and exhibits illustrate the specific site
and building details deemed necessary for site development.Adhering to Section 22:R-MF Multifamily District
Regulations, we have worked extensively with Architexas for several months to determine the best layout taking
into account not only this site itself,but location in the City with corresponding access,topography,adjacency and
views.All aspects of the Design Standards Manual for Multifamily and Vertical Mixed-Use Development will be
strictly adhered to.
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Steep hillsides create falls of over 85 feet with multiple grade changes,We have developed various
building types(including podium parking)to accommodate the existing grade changes and have a
. . effect on the natural grade.The use of retaining was were rather strategic in an effort to
minimize the"clear cut"effect of the existing vegetatioiL While we weren't able to totally eliminate their
use,we did implement methods such as turn down foundations,parking structures within the grade and
split detention pond placement to compliment the natural setting.City staff was instrumental in the design
of utilities in order to lessen the environmental impact suggesting the use of borings(which add
additional cost) instead of using above ditch installation.
This heavily wooded site creates beautifW views of Grapevine and the Cowboys Golf Course which are
arguably the best views in Grapevine(as described by Mayor Tate during our first development phase).
An undisturbed 120 foot buffer is created to the north and east by the golf course preserving the-natural
setting. We've developed the sit to maximize this natural environment thus leaving approximately 19.6%
of the total site(3.9 acres)undisturbed with existing setting vegetation.The main boulevard between both
uses of multifamily and hotel create a'plaza'with connectivity to each use. Sidewalks vary from 5 to 15
feet to allow pedestrian access to adjoining commercial land uses. Completion of this development
provides a continuous strectscape for Grapevine Mills Circle and a 10 foot wide connection to the existing
hike&bike trail that already extends northward and will serve as a connection point for future
development to the soua
The addition of multifamily to the existing zoning,will not only increase rental housing options but
provide foot traffic to the surrounding local businesses. The neighborhood is highly desirable in terms of
location/access and is a destination for shopping,restaurants and entertainment experience.-;. Furthermore,
additional housing in this area can draw influential demographic groups such as young professionals and
empty nesters with spending power.This development is designed to provide connectivity to residential
and commercial land uses which will further help expand the consumer base necessary to sustain this
vibrant City for years to come.
Sincerely,
Kenneth W.Fambro,IF
Vice President/Applicant
IP&ZIIIFlF : ft3, 8, 9, '1
ARIZONA
TEXAS
NEW MEXICO
71uOKLAHOMA
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October 1,2018
Lki
Mr. Kash R. Patel
Managing Director
KADE Development
1125 Executive Circle,Suite 220
Irving,TX,75038
Re: Grapevine Apartments+Hotels Parking Study
Dear Mr. Patel:
Lee Engineering has completed our parking analysis for the proposed apartment and hotel complex in
Grapevine,Texas. This letter report documents our study procedures and findings.
INTRODUCTION
The proposed Grapevine li development is planned to be located to the west of the Anderson Gibson Road
and Grapevine Mills Circle intersection in Grapevine, Texas. It will consist of a 275-unit multifamily
development and a hotel complex with 303 rooms. The hotel complex(218,523 ft3)will contain two(2)hotels
with a total of 303 rooms (one hotel will have 148 rooms and the other hotel will have 155 rooms). A site
plan for the entire development is provided in Figure 1.
This site plan identifies a total of 791 parking spaces forthe development,with 465 dedicated parking spaces
forthe apartments,260 dedicated parking spaces for the hotel and 66 additional parking spaces to be shared
between the apartments and hotel.
HOTEL PARKING ACCUMULATION DATA COLLECTION
The projected parking demand for the hotel complex was estimated by counting the number of parked
vehicles which were occupied at a similar hotel facility during overnight operations (between 4:00 and 4:30
AM)on a'Friday, Saturday and Sunday. This time period (overnight) was chosen based on parking demand
data published by the Institute of Transportation Engineers and the Urban Land Institute indicating that the
peak demand for hotel land uses occurs during this time period. The existing Courtyard Dallas DFW Airport
North/Grapevine and TownePlace Suites Dallas DFW Airport North/Grapevine (2200 Bass Pro Court) were
selected as the site due to the similar characteristics of these hotels with the proposed hotel complex, as
shown in Table 1.
3030 LB1 Freeway,Suite 1660, Dallas,TX 75234
(972)248-3006 office (972)248-3855 fax I Page 1 of 6
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Table 1: Comparisons Between Existing Hotels and Proposed Hotel Complex
EXISTING PROPOSED
Courtyard/TownePlace Suites Hotel Complex
Number of Hotels 2 2
Are Hotels Connected? Yes Yes
Shared Parking? Yes Yes
Number of Rooms 300 303
Amount of Meeting Space 26,01$ft2 12,624 ft2
Dining Facilities? Yes Yes
Distance Between Hotels =%mile
The locations of the existing study hotel and the proposed hotel are shown in Figure 2. Parking accumulation
data was collected on a Friday morning(June 1,2018),Saturday morning(May 19,2018),and Sunday morning
(May 20, 2018)_ The number of vehicles in the parking lot was documented based on observations/counts
of parking spaces in the parking lot between 4:00 and 4:30 AM on each of these days.
Based on the parking accumulation data collected, there appeared to be a significant surplus of parking
available on the property. Table 2 summarizes the study hotel parking demand.
Table 2:Courtyard/TownePlace Suites Parking Lot Data
Handicap All Other % Occupied Parking
Date Spaces Spaces Total Occupied Spaces/Guest Room
Available -- 9 481 490 ---
Spaces
6/1/2018 4 249 253 52% 0.84
(Friday) 11
Occupied 5/19/2018 4 199 203 41% 0.68
Spaces (Saturday}
5/20/201$
(Sunday) 4 2121 216 4446 0.72
The average of the data collected indicates that the parking lot was approximately 46% full and that the
average occupied parking spaces/guest room ratio was 0.75.
LreFinanamne Page 3 of 6
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Figure 2. Proposed Hotel and Study Hotel Location
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CITY CODE PARKING CALCULATION
The number of parking spaces needed to accommodate the proposed development was calculated according
to City of Grapevine's development code requirements, The City of Grapevine's Zoning Ordinance requires
that"Apartment,Condominiums,triplex,fourplex"land uses providetwo(2)parking spaces foreach dwelling
unit. The Zoning Ordinance also states that"Motels or Hotels with conference facilities with less than 25,000
square feet of conference area" require 1.5 parking;spaces per guest room plus requirements for eating or
drinking establishment. For an"Eating or drinking establishment with no service to auto,"City Code requires
1 parking space for every 3 persons, based on the maximum occupant load of the establishment. Based on
this information,the required number of parking spaces for the proposed apartments is 550 parking spaces
and for the hotel is 476 parking spaces,as shown in Table 3.
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Table 3: City of Grapevine Code Parking Requirement Summary
Proposed Land Use Dwelling Units City Code Cade Requirement
Apartments 275 1:2.0 550
Proposed Land Use Guest Rooms City Code Code Requirement
Hotel 303 1:1.5 455
Proposed Land Use Maximum City Code Code Requirement
Occupant Load
Hotel Restaurant 61 3:1 21
Total Required By Code 1,026
PARKING REQUIREMENT DISCUSSION
As shown by the results of the parking data collected at the existing study hotel,that parking lot is less than
50% utilized on average. The lower parking usage can be attributed to several factors, including the close
proximity to DFW Airport and the availability of transportation between the Airport and the existing hotel via
taxis, transportation network companies (Uber, Lyft, etc.) and the airport shuttle provided by the existing
hotel. The proposed hotel will have similar characteristics,including at least two(2)shuttles fortransporting
customers to/from the airport and to/from area destinations (restaurants, shopping, etc.), as well as a
designated rideshare pick-up/drop-off areas for ridesharing services. Based on the parking accumulation
data collected at a similar hotel property,an average ratio of 0.75 parked vehicles/hotel room was identified.
Applying this average ratio to the proposed hotel site results in a total of 228 parking spaces forthe proposed
hotel,which is approximately 12% less than the number of dedicated parking spaces (260) provided for the
hotel.
Forthe apartments,a previous parking study was developed for Phase I of this apartment project(Enclave 1).
This study, which is attached to this document, indicated that 1.9 parking spaces/room was being provided
for that apartment complex. Applying this ratio to the proposed Enclave II apartments with 275 dwelling
units, a total of 523 parking spaces would be provided. While the number of proposed dedicated parking
spaces for the apartments(465)is less than the number identified in the previous study,this study indicates
that the hotel complex would not need the"shared" parking being provided. Therefore,if these 66"shared"
parking spaces were assigned to the apartment land use,if necessary,a total of 531 parking spaces would be
available for the apartment complex.
CONCLUSIONS
Based on the parking accumulation data collected at a similar hotel property, and a previous apartment
parking study,the 791 parking spaces for the development could be assigned such that the parking count
could accommodate both the apartment and hotel land uses. A total of 40 extra parking spaces would be
available for the development, assuming an average ratio of 0.75 parked vehicles/hotel room that was
identified (32 extra parking spaces)and the 66"shared"parking spaces being utilized by the apartment land
use(8 extra parking spaces). The proposed site plan with 791 parking spaces is predicted to provide sufficient
parking for the property based on this study.
LN Enia-ME.E.11inG Page 5 of 6
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We appreciate the opportunity to provide traffic engineering services to you. If you have any questions about
our data collection or analysis,please do not hesitate to contact me at 972.248.3006.
Sincerely,
Kelly D. Parma,P.E.,PTOE
Senior Project Manager
Lee Engineering,LLC
TBPE Firm F-450
LainoinuaRina Page 6 of 6
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3030 LBJ FREEWAY
SUITE 1660
DALLAS.TEXAS 75224
9721240-30019 FAX 972124a-3865
TOLL FREE 898!290-3006
M
L7L'111 anancamnis:
April 6,2012
Mr.Rick Simmons
Integrated Real Estate Group
3110 W.Southlake Blvd,Suite 120
Southlake,TX 76092
Re: Parking Needs Assessment—Enclave at Grapevine Apartments
Dear Mr.Simmons:
Lee Engineering has assessed the parking needs of the proposed Enclave at Grapevine apartment
complex located on Grapevine Mills CirclO, west of Grapevine Mills Mail in Grapevine, Texas. The
proposed multifamily development will include one,two, and three bedroom floor plans with a total of
243 units. The distribution of unit types is summarized in Table 1.
Table 1.,Enclave at Grapevine Unit Breakdown
Type of Unit Number of Units Number of Bedrooms
I Bedroom 109 109
2 Bedrooms 104 208
3 Bedrooms 30 90
Total 243 407
Area City Parking Requirements
As part of this analysis,we identified the parking requirements for several cities in the Dallas-Fort Worth
area,with the selected cities representing the largest in the Metroplex and cities adjacent to Grapevine.
Table 2 summarizes the multifamily parking requirements for each of the selected cities.
Table Z:Multifamily Parking Requirements of Selected Cities
City Ity Off-street Parking Requirement
_Arlington on
2/unit for first So units and 1.75/unit for remainft_units
1.5 1 bed unit
Bedford 2.0 2 bed unit
2.5 3 bed unit
Coppell 2/(I+2 bed)units
25/3 bed unit
Dallas 1/5003f
Maximum of 2/unit for buildings>36 feet tall
1.5 11 bed unit
Denton 1.75/2 bed unit
2 3 bed unit
Euless I unit+0.5 1 bedroom+1 per 5 total units
—0 Worth I_bedroom plus I/250 sf of common.....,-.n area
A—flower'_' Mound _2/unIt
City of Grapevine's ordinance currently requires two(2)parkifig spaces per apartment unit.
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National Standard Parking Data
The Institute of Transportation Engineers (ITE) publication Parking Generation (3'a Edition) includes
parking demand data for multifamily developments. The Low/Mid Rise Apartment(Land Use Code 221)
use was identified as the most similar to the proposed development with the largest sample size. Based
on the data presented, peak demand for parking at a suburban multifamily development occurs
between midnight and 4:OOAM. The average peak period demand observed at the 19 study sites was
1.2 vehicles per dwelling unit.
i
The Urban Land Institute's publication Shared Parking(2n°Edition) recommends a base parking ratio of
1.5 parking spaces per unit for residential developments that are primarily for rent.
The Eno Foundation's publication Parking suggests parking space zoning requirements for multifamily
developments be based on the type of unit and number of bedrooms. Efficiency or Studio units need
1.0 space per unit,one bedroom units need 1.5 spaces per unit,and those with two or more bedrooms
need 2.0 spaces per unit.
i
Another publication, The Dimensions of Parking (5u' Edition), was developed jointly by the Urban Land
Institute and the National Parking Association (NPA). This publication cites a recommendation for
zoning standards from the NPA's Parking Consultants Council for Rented Multifamily units of 1.65 spaces
per unit.
Area City Parking Requirements and National Standards Applied to Proposed Development
a
The required parking of the D-FW area cities and the national standards for an apartment complex with
the proposed makeup of the Enclave at Grapevine was calculated and the results are presented in Table
3 and Table 4.
Table 3:Parking Required for Enclave at Grapevine Applying D-FW Area City Requirements
Spaces Required
City Off-street Parking Requirement Variable CaIculatlons Total
2/unit first 50 units+ 50 units
Arlington 438 438
1.75/unit for remaining 193 units
1.5/1 bed unit 1091-bedroom units
Bedford 2.0/2 bed unit 104 2-bedroom units 447 447
2.5/3 bed unit 30 3-bedroom units
2.0/1 bed unit 1091-bedroom units
Coppell 2.0/2 bed unit 104 2-bedroom units 501 501
2.5/3 bed unit 30 3-bedroom units
Dallas 1/500 sf 259,599 sf 519 486
Max 21 unit for buildings>36'tall >36 feet tall 486(max)
_.........mm................................ ....r.._.............. ....._.... _ ...........rv_..._._..._............_...__......� ........ .__._....__............... ................ .
1.5/�bed unit 1091-bedroom units
Denton 1.75/2 bed unit 1 104 2-bedroom units 447 406
2/3 bed unit 303-bedroom units
1/unit+ 243 units
Euless 0.5/bedroom+ 407 bedrooms 495 495
1 per 5 total units 49 units
Flower Mound 2/unit 243 units 486 486
Fort Wvrth 425 425
i J bedroom+ 407 bedrooms
1 J 250 sf of common area 4, 00 sf of common area
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The results in Table 3 indicate that the proposed 462 spaces would fall above the parking requirements
for half of the eight (8) area cities. The average requirement for the proposed development based on
the requirements of the selected cites would be 461 spaces or 1.9 spaces per unit. The proposed
development is providing 1.9 spaces per unit for a total of 462 spaces.
Table 4:Parking Required for Enclave at Grapevine Using National Standards
Document �
I
ITE ULI ENO ULVNPA
Unit T e , Parking Generation shared Parking barking dimensions of Parking
1 Bedroom 1.5 x 189
2 Bedroom 1.2 x 243units 1.5 x 243 units _ _ 2.0 x 104 1.65 x 243
3 Bedroom ._2.0 x 30
Total 292 355 432 401
The results In Table 4 indicate that the proposed 462 parking spaces would exceed the requirements of
these national standards. The average requirement for the proposed development based on the
selected national standard publications would be 373 spaces or 1.53 spaces per unit.
Conclusions
The proposed parking supply for the Enclave at Grapevine apartment complex exceeds the requirements
for four of the eight comparison cities and all of the national standards reviewed. The proposed supply
is greater than the average harking requirements of the selected cities by one (1) parking space and
exceeds the average of the national standards by 24 percent.
If you have any questions regarding this study, please contact me at(972)248-3006. We appreciate the
opportunity to provide these services.
Sincerely,
Kelly larma,P.E.,PTOE
Project Manager
Lee Engineering, LLC
TBPE Firm F-450
11FEWft 4, 25, 26, 27
I•
r VIA ��P&Z 11FEWft 3, 8, 9, 10
ARCHITECTURE GROUP
2344 Rgtway 121•Su to 100•Bedford,Texas 76021
P:BUS14.0S84
November 1, 2018
Scott Williams
Director Development Services
200 South Main Street
Grapevine,Texas 76051
RE: Design Standards—Compliance letter
"The Carter"
Dear Mr. Williams,
Thank you for the time and attention for our above referenced project. We are forwarding you this letter to
confirm the status of our proposed development's compliance with the City's Design Standards.
We are pleased to confirm that we are either in total compliance or in some cases in compliance with the spirit
of the Design Standards. While we realize the site was not considered in one of the districts that was included in
the design standards for the amended multifamily ordinance, we worked closely with Architexas on the district
standards deemed reasonably consistent with our location (near Grapevine Mills Mall). In doing so, the most
"appropriate"components from the entire design standard guidelines were used throughout our design not one
specific area given the uniqueness of the property.
As you know, the site presents many development challenges given heavy vegetation, power lines and
topography—dropping approximately 85 feet across the site with extremely high slopes around the site. We've
developed the site plan in a manner that engages both the nature vegetation and topography to enhance
building/site design. Each building is four stories with two containing podium parking designed within the
hillside. We worked closely with Architexas on incorporating the Design Standards through building architecture
and site planning which creates a"Town Plaza"feel to engage pedestrians within the overall development. Site
amenities for both the hotel and multifamily provide open areas that will be utilized by the entire community.
Thank you for your consideration of this confirmation letter. We look forward to continuing our dialogue with
the City Staff as we go through this process.
Sincerely,
J. Marc Tolson, AIA
Managing Principal
Aftc D
c ro'e Oct,
c�:x s rC
�r OF
Architecture I Planning I Project Management
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District-Specific Design Standards
1. Architectural Accommodations of Grade Change Complies:
Does the plan retain grade to support the building plate including Yes No In Spirit
terraces, patios, decks and any accessory buildings adjoined to the
primary structure?
Comments:
The site has over 85 feet of fall with steep hillsides that create multiple grade changes. We've developed
various building types — 5 story hotel, 4 story multifamily with (2) buildings containing subgrade podium
parking and (1) building of tuck under garage parking to accommodate the existing grade changes (see
attached topographic survey). In addition, the largest building was designed with turn-down footings on the
foundation to have a minimal effect on the natural grade. Furthermore, we worked through multiple
interactions of engineering to minimize retaining walls throughout the site (see Exhibit A).
2. Pedestrian Connection Beyond The Project And District Complies:
Does the plan provide pedestrian connections from units within the Yes No In Spirit
project to existing trails, sidewalks or other public and private [3 1]
walkways.
Does the plan provide pedestrian connections to places within the
development that abut pedestrian walkways that the City's approved
plans identify for the future?
Comments:
The site was developed to accommodate a "Plaza" within the main boulevard. Sidewalks along this area
range between 5-15 feet to allow pedestrian access to amenity areas. Collectively the design team has
(W worked together to create connection points throughout the project development. The development will
provide a 10' wide connection to the existing hike/bike trail that already extends northward and will serve as a
connection point for future development to the south.
3. Preserve and/or Restore The Natural Characteristic Of the District Complies:
Does the plan include landscape development that continues the Yes No In Spirit
natural characteristics of the projects surroundings? Q
Comments:
The landscape plan includes tree species natural to the site and comparable to those we're working to save
onsite. We will look to extend the native vegetative mosaic into the project and such plant materials will be
arrayed in natural drifted forms.
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4. Perpetyate Residentially Derived Styling And Forms Complies:
Does the plan use the following architectural components? Yes No In Spirit
Pitched roof(gable or hip) Q 0
(W • Organized roof massing where a dominant roof has
subordinate roofs that extend form it.
12 inch roof overhang
Roofed porches and balconies
• No more than 45 horizontal feet of continuous wall without a
horizontal offset of at least 4 feet
• Dormers that break the cornice
• Windows that align both horizontally and vertically
• Openings in architectural forms defined by a roof are located
symmetrically within the form
• Three stories maximum. These three stories may be over a
parking podium.
• Openings are treated with a jamb and/or head surround
• The Void-to-Solid relationship for window-in-wall elements is
less than 50%
Comments:
Arrive has designed the project based on required design standards per City requirements and have
maintained the spirit of the style with included elements as listed above. We worked in tandem with Architexas
to adhere to the Grapevine Mills South District while at the same time incorporating the architecture with the
nature grade as best as possible.
5. Provide Buffer Adjacent to Residentially Adverse Conditions Complies:
Does the plan provide a buffer between residential land use and Yes No In Spirit
adjacent environmental conditions (e.g. loud sound)that would
negatively impact the livability of the residential land?
Comments:
The site is buffered on the north and west by Cowboys Golf Course (an average of 120 feet of undisturbed
vegetation), to the south by vacant land and to the east by (2) hotels and existing multifamily development.
We conform to the existing adjacent environment; therefore, no additional buffers are deemed necessary.
(W
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6. Providq A Land Use And Scale Transition Between Multifamily/Vertical Complies:
Mixed-Use Development And Abutting Single Family Development
If the plan abuts an area of single-family residential land use, does it Yes No In Spirit
provide a "residential transition"? A residential transition must include 1]
two components:
�r • Height Transition: For any element with a height above 35ft,
this element can't exceed one foot above 35ft in height for
every 1ft of setback beyond 15ft. For example, you may have
36ft at 16ft setback, 37ft at 17ft and so on.
• Scale Transition: Any element located within 20ft of a
property line abutting a single-family land use must not have
an elevation face area more than 1200 sq. ft.
Comments:
The master site plan takes into account the vertical elements of the mixed-use (hotel) and proceeds to a
transition to a lower pedestrian scale along the street elements at the multifamily buildings. Existing site
characteristics were paramount to the development configuration; therefore, we worked to encompass natural
elements to minimize verticality where needed by designing within the grade. While no single-family
residential abuts our property, we worked to make the transition between mixed-use component and
residential to be cohesive and complementary to each other.
7. Provide Development That Maximizes Uses Appropriate To The Value Complies:
Of The Setting And/Or Characteristic Of The Context
If the surrounding street-level use is NOT predominately residential, Yes No In Spirit
does the plan provide--or is the structure such that it could be leased
to provide--first-floor or street-level land uses that are consistent with
(W the context?
If the plan has a distinct locational opportunity (such as being close to
logistic, movement or transit hubs), does it provide—or is the
structure such that is could be leased to provide—first-floor or street-
level land uses that are consistent with this context?
If the answer to either question is YES, does the plan provide—or
could be rented to provide–these land uses for at least 70% of the
street-fronting first-floor space?
Comments:
This standard is not applicable to our district.
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8. ,Perpetpate Commercially Derived Styling And Forms Complies:
Does the plan employ architectural styles and forms that include the Yes No In Spirit
following elements:
• A predominately flat roof concealed by a raised parapet of at
least 12in in height.
• All openings are vertically and horizontally aligned.
• Balconies are projected.
• Steel construction is exposed.
• The first floor plate is at least 15ft high at the street level.
• Void-to-solid relationships are 50% or greater void.
Comments:
This standard is not applicable to our district.
9. Preserve And Extend Thematic Streetscapes Complies:
Does the plan continue the established streetscape of its surrounding Yes No In Spirit
District?
This includes:
• Matching light fixtures and spacing of light fixtures.
• Matching tree species, scale, placement and spacing.
• Matching paving material and paving pattern.
• Continuation of defined inset areas for on-street parking.
Comments:
This is not applicable to our district.
L
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10.,Mainta;n Compatibility With District Thematic Sign Features Complies:
Does the plan provide signage that is compatible with signage in the Yes No In Spirit
surrounding District? Q ❑ ❑
This includes:
• Maintaining the relationship of signage to street-fronting
building planes.
• Marinating the general appearance of the District's signage.
• Maintaining sign illumination consistent with the District and its
nightscape.
• Use of sign types consistent with the District and the context.
This includes commercial tenant signs, premise signs and
project signs.
Comments:
The development signage will be compatible with existing signage currently within the District as well as new
requirements. We plan to install a dual sided monument sign along Anderson Gibson, with additional brand
signage at the front facade of three buildings (see Exhibit E).
11. Provide Responsive Interface To Open Space And Open Space Complies:
Amenities
Does the plan address open space in ways that extend the open Yes No In Spirit
space into the project?
This includes:
• Elimination of parking aprons in the foreground between the
structure and the open space.
• Extension of landscape species and patterns characteristic of
the open space into the project.
• Orientation of buildings to that building placement breaks free
from the normal orthogonal relation to street and bears
relationship to features of the larger landscape.
• Extension of trails into the project.
• Use of fence design that does not visually disrupt the
continuous ground plane.
Comments:
We've identified numerous opportunities to extend the open space into the overall development. The "Plaza"
area as well as the (2) lawn areas create pedestrian friendly environments. The plaza has zero curb
transitions to encourage walkability throughout the site. Block building orientations allow for both pedestrian
access and open space engagement. The site provides connectivity to the trail system which further extends
to the north. Each building will contain access control doors in lieu of site fencing (with exception to pools and
detention pond areas), thus no visual disruptions (see renderings).
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12.,Resort/Lodge/Prairie Styling And Forms Complies:
Does the plan use architectural styles derived from Yes No In Spirit
resort/lodge/prairie architectural precedents?
These include:
• Flat pitched gable or hipped rooves with long and un-
interrupted ridges and cornices.
• Large roof overhangs with structural bracing such as brackets,
angled braces, canted braced and exposed rafters.
• Tapered columns that are full masonry or have masonry
bases.
• Use of flat roofs to accent pitched roofs.
• Variable plate heights.
• Vertical and Horizontal alignment of openings.
• Openings in architectural forms defined by a roof are located
symmetrically within the form.
• Use of decks and terraces.
• Architecturally enclosed balconies.
• Projected window jambs and/or headers.
• Structural details derived from timber construction detailing.
• Use of siding and masonry.
• Upper story insets within, or projections over, a lower story
base.
Comments:
This is not applicable to our district.
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13.Curvilinear Organization Of The Development Plan Complies:
Does the plan have a curvilinear organization? Yes No In Spirit
This includes: R1 ❑ ❑
• Gracefully meandering streets and drives with bends in the
street and drive alignment that is responsive to grade.
• Merging street intersections where operations permit.
• Organically-shaped parking areas.
• Building orientations that are not tied to uniform street
frontage.
• Drifted groupings of trees in lieu of straight rows with uniform
spacing.
Comments:
The site is curvilinear in appearance with organically-shaped parking. Our site plan conforms to all of the
above bullet points as demonstrated by street configuration and meandering parking design arranged within
the current topography.
14. Conceal Visibility Of Service And Parking Functions Complies:
Does the plan place service and parking functions so that such Yes No In Spirit
functions are NOT in the foreground yard space between any arterial ❑ ❑ ❑
or primary street and the buildings that are facing the street?
Comments:
This is not applicable to our district or site.
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15.PerpetVate Historic/Indigenous Derived Architectural Styling And Forms Complies:
Does the plan employ architectural styles and forms derived from the Yes No In Spirit
historic or indigenous character of the District? Such aspects include: ❑ ❑ ❑
• Commercially-scaled first floor with a 15ft plate.
• For building of three floors or greater, a tripartite architecture.
• Decorative and embellished front parapet.
• Street canopy.
• Portrait orientation of openings and subversion of openings.
• Continuous vertical corners often expressed as pilasters.
• Occasional use of roof forms as accent elements on the front
elevation.
• Void-to-Solid ration with greater void at the street level and
greater solid at other levels.
• Treatment of openings with jamb and/or header surrounds.
• Use of belt courses to establish horizontal reference for
placement of openings.
• Use of decorative brick bands and details.
Comments:
This is not applicable to our district.
16. Use Of Thematic Exterior Material, If Such Material Is Characteristic Of Complies:
District And Complies With The General Material Standards
If there is a surrounding District context, does the plan continue with Yes No In Spirit
the use of the dominant and characteristic material of the surrounding
District?
If so, is the use of that material in compliance with the General
Material Standards of the Building Manual?
Dominant use of material means material that comprises at least 70%
of the building exterior excluding openings.
Comments:
This standard is not applicable to our district.
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17..Orthogonal/Block Orientation Of The Development Plan Complies:
Does the plan have a block/orthogonal organization? Yes No In Spirit
This includes:
(W • Straight streets with right angle intersections.
• Continuous street wall defined by alignment of buildings.
• Uniform spacing of street trees and street fixtures.
• Continue the urban blocks which are adjacent to the project.
• Have decorative cross walks or other intersection
enhancements.
Comments:
This is not applicable to our district.
18. Pedestrian/Residential Activity Connection Between The Public Street Complies:
And Living Units Fronting The Street
Does the plan present the public street with an external expression of Yes No In Spirit
the residential activity? This means that the street level of the E] E] E
residential development is not commercially used or made capable
for commercial use. This includes porches, stoops, terraces, patios,
fenced front yards and steps up from an approach grade.
Comments:
This is not applicable to our district.
19. Maintain Height And Scale Compatibility With The Height And Scale Complies:
Characteristic Of District
When height and scale are important attributes of the surrounding Yes No In Spirit
District's identity, is the plan compatible with this height and scale? E] E] E
Such compatibility can be achieved through one or both of the
following:
• Upper-story setbacks that create a building mass at the street
consistent with context.
• Horizontal offsets at the street level which reduce the lower floor
presentation of mass when the characteristic block size is
exceeded. This creates the image of a block that is further
subdivided through built recognition of individual properties as
described in the "Bay Modulation" section of the Building Manual.
Comments:
This is not applicable to our district.
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20. Use of,Bay Modulation Patterns That Are Compatible With Bay Complies:
Modulation Of The District
Does the plan create a street frontage that continues the bay Yes No In Spirit
modulation of the block? Bay modulation refers to the architectural
(W expression of individual buildings within the block face.
This is important to emulate the traditional block face of a downtown
where buildings are normally built lot-line to lot-line in direct
juxtaposition. In such downtowns, there is a complex street wall
referred to as the "Bay" and the rhythmic and varied offset and
appearance of that bay is referred to as "Bay Modulation".
Comments:
Not applicable to our district.
21. Provide An Urbanized Streetscape Complies:
Does the plan provide an urbanized streetscape along the primary Yes No In Spirit
street frontage that is consistent with the characteristic urban street 11 0
fabric within the District? Key features of an urbanized streetscape
include:
• The architectural plane fronting the primary street must create
a continuous street wall along the primary street frontage.
Buildings must establish a "built-to" zone which extends from
the primary street front property line and extends into the
property a distance of 3ft and at least 75% of the primary
street frontage must lie within this zone. NOTE: the location
and depth of this zone may be modified upon City approval
when the modification results in lateral expansion of a side
walk space for a sidewalk restaurant or sidewalk retail or in
the creation of an arcade along the street.
• Street trees used in the streetscape should continue the use
of an existing tree species when the larger urban setting
contains a thematic tree. If the surrounding urban setting
does not have a thematic tree, the plan must choose from a
list of approved plants.
• Street lights must continue the uniform spacing and
placement characteristic of the surrounding primary street.
When a larger urban setting contains a thematic light or light
standard, the plan must use that light standard. When no
thematic light exists, the plan must choose a light or light
standard appropriate for urban streetscape use.
• Decorative paving should continue the characteristic paving
material and pattern of the urban context when that context
includes a thematic sidewalk treatment. When no thematic
treatment exists, the project must use a sidewalk paving
material and pattern appropriate for urban streets-scape use.
Comments:
(W This is not applicable to our site.
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22-Provide A "Borrowed Landscape" For The Primary Street Frontage Complies:
Does the plan provide a "borrowed landscape" along the primary Yes No In Spirit
street frontage that preserved the general character of the District? 1]
This includes:
(W • Elimination of parking aprons or walls between the building
and street unless the landscape space abutting the street is
greater than 20ft.
• Creation of an expanded parkway that is varied in dimension
with the minimum parkway expansion being 15ft from the
street right of way and with variations in width occurring at
least every 200ft. Creation of pads for horizontal mixed use
qualifies as varied Borrowed Landscape space.
• Use of a pedestrian trail in lieu of a pedestrian sidewalk.
Sidewalks within the borrowed landscape space must be
meandering pedestrian ways at least 8ft wide.
Comments:
Not applicable to our site.
23. Promote Horizontal Mixed Use Complies:
Does the project create opportunities for stand-alone retail/restaurant Yes No In Spirit
pads within the street frontage of the primary street? In no case
should the provision of a retail pad consume more than 50% of the
multifamily frontage.
Where the multifamily frontage is 300ft or less, a retail pad leave-out
is not required. This retail pad requirement may be waived upon City
Approval but a requirement for variable street definition (#24) still
applies.
Comments:
The hotel retail/restaurant use at first level along with residential constitute a horizontal mixed use.
24. Provide Variable Street Definition Within The Block Face Along Primary Complies:
Streets
Does the plan create a variable street definition through the variable Yes No In Spirit
setback of multifamily structures fronting the primary street? No more 1]
than 50% of the project frontage may adhere to a uniform setback
dimension. Horizontal offsets in the development plan set back line
must be no less than 1Oft.
Comments:
Not applicable to our site.
(W
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District Standards Application Matrix
District Specific Standards 360/Airport Grapevine Grapevine Gaylord/SH Central
(A=Applicable) District Mills South Mills North 26 District Transit
District District District
1 Architectural accommodation of
rade change
2 Pedestrian connection beyond
project and district
3 Preserve/restore characteristic
natural mosaic
4 Residentially derived styling and
forms/ itched roof
5 Buffer adjacent environmental
encroachments
6 Land use/scale transition from
MF/SF
7 Maximize value capture
ODDortunities
8 Commercially derived styling and
forms
9 Preserve/perpetuate thematic
streetsca e
10 Compatible with district, thematic
si na a features
11 Responsive interface with open
space and amenities
12 Resort/lodge derived styling and
forms
13 Curvilinear organization of
develo ment plan
14 Conceal visibility of service/parking
functions from
arterials/pr maroads
15 Historic/indigenous derived styling/
forms
16 Use of thematic exterior material if
characteristic of
district and complies with standards
17 Orthogonal, block organization of
development plan
18 Pedestrian/residential activity
connection between
street and living unit fronting street
19 Height and scale compatibility with
height and scale
characteristic of district
20 Bay modulation pattern
compatibility with thematic bay
modulation of district
21 Urbanized streetsca e
22 Provide"Borrowed" landscape for
street enhancement
23 Promote horizontal mixed-use
24 Variable street definition to create a
more complex
(W streetspa e
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General Standards for Multifamily Development
Part A: Site and Design
a. Contextual Relationships
1. Community Structure: Complies:
Each plan for a project larger than 100 units must provide: Yes No In Spirit
i. Benches: at least one every 700ft or one per block,
whichever is less
ii. Bike Racks: a capacity for 4 bikes at each residential
building and 14 at the central pedestrian facility
iii. Trash Disposal Units: one trash receptacle at each bench
iv. Pedestrian Lighting: one light standard at least every 1 00f
Comments:
Each of the above items will be strategically placed throughout the development (near buildings, dog parks,
open space and along the Plaza).
2. Cognitive Structure: Complies:
Development site plans should avoid a "maze-like" arrangement of Yes No In Spirit
streets and drives and should provide a clear demarcation of sub-
areas arranged with reference to an internal destination.
Comments:
Buildings, streets and drives are arranged in a manner to enhance the internal destination created by the
Plaza along the main intersection. Furthermore, pavilion area, dog park, pool, clubhouse, etc. all work
together to provide a pedestrian accessible site.
3. Edge Definition: Complies:
Planting of the edge must provide visual concealment of at least 70% Yes No In Spirit
of the perimeter fence using evergreen plants. Moreover, at least
70% of these plants must have foliage from ground to top capable of
providing a screen. Edge screening must be planted in natural drifts
that appear as native plant clusters.
Comments:
While our site doesn't have perimeter fencing, the landscaping is designed in a manner that enhances the
existing environment. Landscape screening will be utilized in nature drifts as native plant clusters.
4. Traffic Calming: Complies:
Any multifamily plan must illustrate traffic calming measures using Yes No In Spirit
traffic tables, intersections, traffic circles, chokers, roadway neck
downs at intersections, center island narrowing or rumble strips.
Speed bumps are prohibited.
Comments:
Our site contains both a roundabout feature as well as traffic table. These features not only aid in calming
traffic but also provide pedestrian access and connectivity between open space areas.
G
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b. Connections Beyond The Project
1. Relationship With And Connections To The City Fabric: Complies:
(W The site plan for any multifamily development must portray the extent Yes No In Spirit
to which the following elements of the City Fabric are continued or E] E]
otherwise responded to:
i. Curb Cuts and Driveways: Development plans must seek to
continue flow between projects by coordinating points of
ingress and egress so that efficient maneuvers to and from
serving public streets are possible. Coordination of routing
traffic volumes anticipated by individual project TIA's is a
required consideration of a development plan being
considered by the City.
ii. Thoroughfares And Roadways: A development plan that
lays within the path of a thoroughfare as planned or
committed to by adjacent development or of a thoroughfare
that has been adjusted by the Council must make provision
for the extension of the right of way of such thoroughfare
when traffic projected densities necessitate extension.
iii. Trails: A proposed multifamily development plan must
consider appropriate trail routing through the proposed
development so that a cohesive trail network can evolve over
time.
iv. Open Space: The proposed development plan must consider
(W extension of the open space or expansion of the open space,
or consider how development portrayed by the development
plan can relate to and define the open space.
V. Contextual Characteristics: Any multifamily development
plan must illustrate how various aspects of the context will
also be manifest in the development design. Key aspects of
the context include streetscape themes, continuity of water or
water bodies, extension of indigenous plan drifts, continuity of
road sections, treatment of parking, protection of and
continuity with adjacent land uses, continuation of tree
canopies and canopy species, continuity of natural features,
extension of surface water management strategies, and
continuity of edge treatments.
Comments:
i. Not applicable as the site does not allow for connectivity given the topography.
ii. Not applicable.
iii. Our site will connect to the existing trail system located along Anderson Gibson.
iv. Open space will be shared between the hotels and multifamily.
V. We are developing the site in the context of existing topography and vegetation. Various building
orientations take into account the natural site features. The use of retaining walls will be limited to
only those areas necessary for support of parking and building structures.
(W
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c. Lot Ocpupancy
1. Complies:
(W In a development plan that's required to be curvilinear as outlined by Yes No In Spirit
the District Specific Standards, such a plan must establish a building Q
relationship to the street such that:
i. At least 60% of the interior street and drive-fronting buildings
within the development plan design and 75% of buildings
facing public streets serving the project must be sited so that
the front building plane (the plane facing the street) is not
parallel to the street right of way.
ii. A minimum of 30% of the yard space along interior streets
and drives, and 50% of the yard space fronting public streets
serving the project, must be covered by a landscape approach
defined by organic plant massing and natural drifts.
Comments:
i. Each building has been sited to address the street, which combined exceeds 60% of the interior
street and drive-fronting buildings.
ii. 100% of our 15' buffer along the ROW consist of landscape and plant material in natural drifts.
2. Building Relation to the Street and Orthogonal Plan Layouts: Complies:
Plan designs that are required to be orthogonal, as outlined by the Yes No In Spirit
District Specific Standards, must establish a building relationship to Q
the street such that:
(W i. The development plan must establish a "build-to" line for the
interior streets and drives of the project that will vary from the
required 3ft build-to line along the plan's exterior public streets
as specified in the District Specific Standards. This build-to
line must be at least 9ft from the street or drive back of curb.
ii. The presence of repetitive stoops, terraces or porches which
project into the yard space created by the build-to line cannot
be closer than 5ft to the street or drive back of curb and must
project at least 4ft from the primary building mass. These
projections must be architecturally contained such that they
are part of the overall fagade composition. The offset space
created between the projected stoop, porch or terrace and the
primary building mass must be a landscape space, leaving a
5ft minimum pedestrian space at the street edge.
Comments:
Not applicable to our site as we are pursuing a "curvilinear" plan.
(W
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d. Parking: Placement and Configuration
1. Parking Facility Type: Complies:
L Structured Parking: Parking within the Transit Center Yes No In Spirit
Character Zone must be structured when the project exceeds Q
20 units per acre. Projects exceeding 40 units per acre in any
other Character Zone must provide structured parking.
ii. Surface Parking Areas: Projects with a unit density between
28 and 39 units per acre that provide aggregated surface
parking must comply with the following:
1. Aggregated parking areas with more than 70 parking
spaces (not including street or drive head-in parking) must
be located in a place that is not visible to the primary street
serving the project or located so that the parking area may
be screened. Parking garages located such that they face
a public street must have architectural elevations that
complement the design style of the multifamily structures.
"Complement" in this context means that they must share
similar horizontal offsets, organization of openings, and
use of materials.
2. Aggregated parking areas in non-orthogonal development
plan designs must also have a curvilinear configuration.
(W 3. Aggregated parking areas must be landscaped.
Comments:
All aggregated parking areas have been shaped for a more natural configuration.
2. Head-in Parking Along Streets Complies:
Before the parking demand for aggregated parking areas is Yes No In Spirit
determined, head-in street and drive parking must be provided to the Q 11 0
extent permitted by the streetscape design.
Comments:
Head-in street and drive parking along the Plaza area is provided in conjunction with the zero curb
streetscape design.
(W
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e. Site Open Space Requirement
1. Open space as a percent of total development area: Complies:
At least 20% of the site area identified in any multifamily plan must be Yes No In Spirit
set aside as open space. Site areas that qualify as open space set 0 0 0
asides include:
L Areas protecting existing natural features and/or plant
communities.
ii. Areas used for the surface management of storm water that are
not structures.
iii. Any retained water.
iv. Project amenity areas that are visually accessible from streets
and/or drives.
V. Playgrounds.
vi. Pedestrian trails.
vii. Borrowed street landscape areas.
viii. Pedestrian accessible areas between structures open to access
by the project population.
(W Comments:
Over 44% of the multifamily site shall be set aside as open space which will include many of the above
features. We've worked to keep a large portion of the said open space undisturbed — approximately
19.6% (3.9 acres) of the overall site. This preserved area includes roughly 2.4 acres on the hotel site and
1.5 acres on the multifamily site. Project amenity areas will be visually accessible from interior drives
through strategic view corridors. The site open space will be easily accessible via pedestrian walkway
corridors by project population (see Exhibit D).
2. Form Giving Influence: Complies:
Open space provided within any development plan must serve as a Yes No In Spirit
frontage for at least 25% of the structures within the project, where
buildings can define the edge of open space, except for the Transit
Center District where street frontage is prioritized.
Comments:
We comply by providing two separate open lawn areas which function within the pedestrian accessible Plaza
area, allowing transition between development structures and site open space.
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f. Preservation of Natural Drainage
1. Natural Drainageways: Complies:
Any development plan for multifamily development in Grapevine must Yes No In Spirit
(W illustrate the extent to which natural drainage within the lot, parcel or
tract exists and is preserved through design initiatives that preserve,
restore or replicate natural drainage patterns. Any disruption of
natural drainage patterns must be approved by the City of Grapevine.
Comments:
The intent of the current grading concept plan is to preserve the steep treed slopes along the perimeter of the
property adjacent to the Cowboys Gold Course (i.e. north, west and southwest portions of the site). To
accommodate for the steep topography, the multi-family buildings located along the north and west sides of
the site incorporate subgrade podium parking and tuck under garages. The site will also comply with the tree
protection provisions of the city's ordinance.
g. Storm Weather Management Facilities
1. Storm weather management structures: Complies:
Any development plan for multifamily development in the City of Yes No In Spirit
Grapevine, where structured storm water management solutions are 0
required must adhere to the following:
i. Minimize structured means of water management: Plans
must minimize the use of cross drainage structures, armored
(W channels, concrete flow ways, and other structured solutions
to storm water management, unless such structures are for
the purpose of creating a pedestrian or urban activity at a
water edge.
ii. Maintain natural shapes and form in the creation of
detention/retention facilities and created drainageways
(a.k.a. flow management facilities): Water collection points
and/or pools created by nature have shapes that are clearly
organic. Therefore, plans should avoid straight lines, hard
angles, and regular geometric shapes in the creation of flow
management facilities.
iii. Landscape with natural elements: Where storm water
management design creates conditions that support
indigenous plants, measures must be taken to landscape
such facilities in ways that allow such plants.
iv. Respect natural sub-systems: Proper design of flow
management facilities should, where appropriate, include
diverse ecological settings such as deep water(limnetic
zones) in combination with shallow water(littoral zones),
wetlands, ephemeral flows, and greater states of hydration
which can support plant communities associated with these
(` zones.
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Comments:
The proposed drainage plan preserves the natural drainage patterns of the site. The site currently drains
toward the Cowboys Golf Course located immediately west and north via sheet flow runoff to the existing
drainageways (natural ditches/ravines) along the southwest and north quadrants of the site. The western
portion of the property with steep topography that slopes toward the existing golf cart path is planned to be left
(W in a natural state (i.e. natural buffer to remain ranges from 40 feet to 200 feet). All drainage patterns will be
approved by the City of Grapevine Engineering Department prior to construction (see Exhibit C).
h. Grading
1. Grading for multifamily development in the City of Grapevine must Complies:
adhere to the following:
L Avoid steep grades: Grades equal to or greater than 20% Yes No In Spirit
are considered steep and shall not be graded to create
building lots. However, individual buildings which make grade
transition within the building, porch or terrace expansions are
permitted and therefore the limited disturbance of grade
needed to accomplish this is permitted also.
ii. Conform to standards for tree protection: Any tree over
three inches in caliper remaining on a lot, parcel or tract (that
is, trees not approved for removal) and exposed to the
building activity or within 30ft of the building activity
(hereinafter regulated trees) shall be protected as follows:
a. Tree fencing: Regulated tree trunks shall be protected
within a visible "tree fence" at least 36 inches tall and
protecting the tree and ground around the tree to a
(W minimum distance from the trunk equal to the distance of
the tree drip line or 10 feet, whichever is less.
b. Tree marking: All regulated trees shall be marked with a
green surveyor tape which indicates "Protected Tree"
status.
c. Ground compaction avoidance: Measures shall be taken
to minimize ground compaction within the dripline of a
Regulated Tree. Grading within the ground protected by a
tree fence is prohibited.
d. Maintenance of normal hydration: Measures shall be
taken to maintain normal hydration of a Regulated Tree.
Comments:
The intent of the current grading concept plan is to preserve the steep treed slopes along the perimeter of the
property adjacent to the Cowboys Gold Course (i.e. north, west and southwest portions of the site). To
accommodate for the steep topography, the multi-family buildings located along the north and west sides of
the site incorporate subgrade podium parking and tuck under garages. The site will also comply with the tree
protection provisions of the city's ordinance (see Exhibit B).
(W
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Part B: Site and Design
a. Street Interface
1. Semi-public space adjacent to streets: Complies:
L Canopies and store fronts are limited to urban setting such as Yes No In Spirit
primary street frontage in the Transit Center Character Zone. E] E
ii. In any single building block, there must be at least one
expression of a first-floor, semi-public space within the street-
facing elevation. If a canopy of storefront is used to meet this
standard, it must occupy at least 50% of the length of the
elevation.
Comments:
The first floor contains multiple projected, covered areas that constitute a first floor expression of a semi-
public space within the street elevation.
2. Residential Design Standards: Complies:
If building frontage defines the edge of an open space, each building Yes No In Spirit
block must have at least one first-floor pedestrian space that is part of R1 ❑ ❑
the architectural design.
L Store fronts must be set within a minimum first-floor plate
height of 15ft. and must be comprised of vertical and
horizontal subdivisions within which any area of un-supported
glass is no smaller than 16 square feet. Vertical and
(W horizontal subdivisions shall be at least two inches wide.
Comments:
All buildings have access breezeways and lobbies which function as first-floor pedestrian space.
b. Elevation Composition
1. The exterior design of any multifamily structure must comprise of an Complies:
overall pattern. This pattern includes:
L Regulating lines that organize its elements. Yes No In Spirit
ii. Proportioning. ❑ ❑
iii. Hierarchy of dominant and subordinate elements.
Comments:
The design reflects horizontal regulating lines that reflect the character of the style thru brick & stucco bands
& material transitions. The design also uses proportions to delineate public & private realms and to
contextually fit with in the surrounding buildings and environment. Additionally, the design reflects hierarchy to
organize architectural elements and to define base middle and top of the architectural style of the buildings.
(W
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2. Openings and features of any building must have a common justification. Complies:
i. When a pitched roof design is used, all windows—except Yes No In Spirit
dormer windows—must be below the cornice detail. 1]
ii. When a flat roof design is used, all windows must be at least
2ft below the parapet.
iii. When both a pitched roof and flat roof design are used in the
same elevation, the window heads must align horizontally.
iv. Windows may abut the cornice detail if the window header
modulates the banding or detailing of the cornice.
V. Openings within an elevation must have a common reference
line that engages the sill or head.
vi. Windows within an elevation must have a common vertical
reference line from the first to the top floor.
vii. Windows must align with the features that define the
architectural form. For example, windows in a gable cannot
be arbitrarily distributed within the face of the gable unless
specifically approved by the City.
viii. Excepting first floor store front or vertical mixed-use structure,
all openings must be square or portrait in orientation.
ix. Windows, doors and other openings must be articulated within
a projected surround or header unless otherwise approved by
the City.
Comments:
We comply (see elevations as a generic reference).
3. Complies:
All elevations of a structure must receive equal treatment of style on Yes No In Spirit
all elevations of a structure so as to avoid the common pitfall whereby El
only the street-facing facade is adequately styled and structured.
Comments:
Each building facade is designed in the same style and structure as outlined in the design standards.
4. Complies:
Forms created within the elevation, such as towers, bays and plate Yes No In Spirit
changes, must be derived from functions within the plan. Design ❑
approaches which seek to decorate a "space plan" derived
independent of the elevation design are prohibited.
Comments:
Refer to rendering/elevations for compliance standard.
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c. Street wall complexity and exterior offsets
1. Building offsets: Complies:
L Residential building blocks may not have more than 50 linear Yes No In Spirit
feet of wall without a wall offset. Q
ii. Horizontal wall offsets must be at least 4ft. This may include
balconies if contained within the confines of the offset. Any
balconies projected from the face must have an architectural
enclosure.
iii. Architectural forms such as enclosed porches, stair towers,
projected bays or stacked balconies maybe projected from the
building block or recessed within it and must be accompanied
by a roof in the roof massing that corresponds to the
architectural form.
Comments:
Refer to elevations for compliance standard.
d. Void to Solid Ratio
(W
1, Complies:
For the first floor of a vertical mixed-use plan wherein the first floor Yes No In Spirit
has a commercial use, the void-to-solid ratio must be greater than or Q
equal to 1.5:1 (the amount of void being greater than the amount of
solid). The solid portions of the first floor fagade must extend
vertically to the floors above and parapet detail.
Comments:
This standard is being complied with in that portion of the hotel where the first floor entertainment is available
to the street. However, those portions which enclosed the conference facility cannot comply.
2. Complies:
For floors above the first floor in a vertical mixed-use plan (or for all Yes No In Spirit
floors in a residential plan), the void-to-solid ratio must be less than or Q
equal to 0.5:1 (the amount of void being less than the amount of
solid).
Comments:
Refer to rendering for compliance standard.
(W
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(W e. Architectural Enclosures
1, Complies:
All projected stair towers, elevator shafts, and cantilevered building Yes No In Spirit
projections (other than balconies) must be architecturally enclosed.
This means that they must be enclosed in an architectural skin and
must be expressed as a roof.
Comments:
Refer to elevations for compliance standard.
f. Roof form
Roofs and the roof lines they create are essential design elements for higher-value structures. Visible roof
design must:
1. Be legible. Complies:
There must be a clear organization of a dominant roof mass from Yes No In Spirit
which subordinate roof masses extend.
Comments:
(W Refer to elevations for compliance.
2. Be balanced. Complies:
A single roof pitch must be used within the total composition. Yes No In Spirit
Different roof pitches are permitted for tower forms which are not
engaged with the general roof form. Permitted roof forms include
gables, hips, barrels if used as secondary forms, sheds if used as
secondary forms, and flat.
Comments:
Refer to elevations for compliance.
g. Style Integrity
1. Complies:
The use of architectural detailing associated with a style must use the Yes No In Spirit
characteristic detailing of that style. R1 ❑
Comments:
The development will comprise of materials that comply with this
standard in that such materials allow the proper execution of style
appropriate details shown on the elevations.
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2. Complies:
The use of systems or materials that replicate the work of a trade or Yes No In Spirit
artisan are prohibited. Construction details which are traditionally R1 ❑ ❑
derived from the work of an artisan (such as a metal smith, carpenter
or stonemason) must use a material in which the characteristic
craftsperson can work.
Comments:
The development will comprise of materials that comply with this standard in that such materials allow the
proper execution of style appropriate details shown on the elevations.
h. Chimneys
1. Complies:
In pitched roof styles and other traditional styles, the chimney must Yes No In Spirit
be terminated with a chimney cap that conceals the metal spark ❑ ❑ ❑
arrestor and visually reads as a traditional tile flue system, unless
otherwise approved by the City.
Comments:
Not applicable as no chimneys are present within our development style.
(W 2. Complies:
In pitched roof styles and other traditional styles, the chimney shaft Yes No In Spirit
must be enclosed with unit masonry, stone or 3-coat stucco with a ❑ ❑ ❑
minimum dimension of 4.5ft x 3ft, unless otherwise approved by the
City.
Comments:
Not applicable as no chimneys are present within our development style.
3. Complies:
In pitched roof styles and other traditional styles, the rise of the Yes No In Spirit
chimney shaft must be detailed so that the chimney has complexity in ❑ ❑ ❑
plan as well as elevation.
Comments:
Not applicable as no chimneys are present within our development style.
(W
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Part C: IBuilding- Construction Standards
a. Materials and Application of Materials
(W
1. Primary Material Complies:
At least 70% of the exterior fagade of a 4-story structure or 80% of Yes No In Spirit
the exterior fagade of a 3-story structure or 100% of the exterior ❑
fagade of a structure less than 3 stories must be one of the following:
L Brick. Clay brick, modular size, hard-fired and meeting severe
weather standards. Embossed or molded brick is generally
prohibited unless specifically approved by the City. All brick
shall be laid so as to avoid stacked joints and all building
corners—both inside and outside—must be executed in a
toothed masonry fashion. Weeping or slumped joints are
prohibited.
ii. Stone. Stone must be laid in a typical load-bearing pattern.
Characteristics of such pattern include:
1. Tight mortar joints with no more than 30% of joints larger
than 3/8 inches.
2. Coursed patterns such as Ashlar, Coursed Chopped
Stone and Coursed Rubbed Stone. Mosaic and un-
coursed rubble stone-work are prohibited unless
specifically approved by the City.
3. Cultured stone or other faux stone products are prohibited.
4. All stone must be laid so as to avoid stacked joints and all
corners—both inside and outside—must be executed in a
toothed masonry fashion.
iii. Other Stone. Cut stone/smoothed-face stone or Cut
stone/smoothed-face stone that is mechanically attached with
a stone veneer system may be used provided that the system
uses a true stone.
Comments:
We will comply where applicable.
i. The design uses modular brick, which will be laid in typical load bearing pattern, no "stacked"joints
with inside and outside corners laid with typical toothed masonry fashion.
ii. Not applicable as stone is not used.
1. Design will comply and will use no more than 30% of joints larger than 3/8".
2. Design currently does not use any stone finishes.
3. Design currently does not use any stone finishes.
4. Design currently does not use any stone finishes.
(W 5. Design currently does not use any stone finishes
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2. Secondary Material Complies:
No more than 30% of the building fagade may be a secondary Yes No In Spirit
material. This includes: R1 ❑ ❑
L Stucco. 3-coat stucco on lath over a structural frame with
expansion joints concealed by filling the joint with expandable
filler that is troweled flat with the stucco, is the same color as
the stucco and that matches the stucco surface texture is
permitted. Dryvit/EFS type systems are prohibited. Stucco is
not permitted in the Central Transit District.
ii. Metal. Architectural metal wall systems are permitted.
iii. Siding. Wood or Cementitious siding is permitted in those
Character Zones where pitched roof styles are permitted.
Comments:
We will comply. A 3-coat stucco system is being designed and spec'd for
this project with control joints that are filled with expandable material and
to be troweled flat with the stucco.
3. Roof Material. Complies:
Acceptable materials include: Yes No In Spirit
L Flat Roof. Flat roofs may be either a built-up bituminous roof
or a membrane roof provided that it is installed in accordance
with the manufacturer's specifications and issued a 30-year
warranty. All flat roofs must be hidden from ground level view,
behind a 12-inch parapet.
ii. Pitched Roof. These may be either a standing-seam metal
roof with standing folded and soldered seams, a commercial
metal roof if approved by the City, slate, clay tile, or 40-year
high profile composition shingle. All composition shingle roofs
must have closed valleys. Concrete shingle products with a
relief greater than 1/2 inch are prohibited.
iii. Parapet Cap. These must be either clay brick, cut stone, cast
stone, tile, or terra cotta. Pressed metal may be used if it is
specifically created to decoratively cap a parapet and if
specifically approved by the City.
Comments:
We will comply.
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4. .Material Change. Complies:
Material changes in any elevation may occur only under the following Yes No In Spirit
conditions: E] E]
i. Change occurs at an inside corner.
ii. Change that occurs at an outside corner must wrap the corner
and change at a location at least 12 inches from the corner
and be designed as the termination of an architectural detail.
iii. Change that occurs wherein the different material is contained
within a distinct architectural form that projects from the
primary architectural mass.
iv. Change that reflects an offset between a lower and an upper
floor where the offset is at least 6 inches. Material changes
within the same architectural plane are prohibited.
Comments:
We will comply; we will provide an 6" offset for materials changes in vertical face of same plan
(such as brick to stucco).
5. Relief Complies:
The City seeks to promote relief and dimension in architectural Yes No In Spirit
surfaces, details, and motifs with the following requirements: 0 0
i. The following materials are prohibited: Fiberglass, Styrofoam
or stucco-over-styrofoam, plastic, aluminum, Stucco applied to
look like projected stone, Stucco applied to look like cast
(W stone, Stucco applied to look like terra cotta, cementitious
boards used in any application which makes a corner,
cementitious boards used in any application which makes a
mitre or decorative shape, Masonite or Masonite products,
composition wood products used as an exterior material,
trimcraft used as a soffit board, or other smooth finished soffit
board.
ii. Relief in the treatment of cornices, overhangs, gable
projections, bay windows, dormers, water tables, belt
coursers, sills, surrounds, timber components and other
expressions must be executed in ways that produce depth,
shadow and texture.
iii. In coursed rubble stonework, stones must be laid into the wall
as the stone would lay on the ground. No more than 20% of
the stones in any elevation may be "flipped" sideways.
iv. The minimum projection in any built-up profiles and decorative
assembly must be 3/ inch per element of the assembly. A
cornice detail comprised of three stepped bricks must have a
total projection of 2 and '/ inches.
Comments:
We comply (see Exhibit H).
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6. Carpentered Exterior Trim Complies:
L All carpentered exterior trim must be high-quality finished grade Yes No In Spirit
wood stock.
ii. If a trim installation is to be joined along any continuous run of
material, the required joint must be a "spline joint".
iii. All outside corners must be mitered and blocked with sufficient
closure that the joint is not visible from the street.
iv. Corners must be closed by a carpentered joint. Trim clips are
prohibited.
V. Fascia and gable rake must be stepped at the drip mod unless
hidden by a gutter.
vi. Carpentered trim that forms the veneer pocket must have a
complexity achieved in trim mold, built-up step molding, or other
traditional detail such as a dentil mold.
Comments:
We will comply (see Exhibit 1).
i. As discussed with Architexas, our window trim for the top floor portion
of the building (4th/ 5 th floor)will be a pre-fab hardi-trim board set into
the stucco field. Wood trim details will be used for the gable detailing
at the top floor( 4th/ 5th floor) as shown on our elevation exhibits.
ii. A "spline joint" will be used if a trim installation is to be joined along
any continuous run of material.
iii. All outside corners to be mitered and blocked so that a joint is not
visible from the street.
iv. Building corners will be finished and closed by a "carpentered joint",
no trim clips.
v. Fascia and rakes must be stepped at the drip, unless hidden by
gutter.
vi. Currently we do not plans to have any "veneer pockets".
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b. Wall Construction
1. Wall Section Complies:
(W All wood-framed exterior walls must be constructed as follows: Yes No In Spirit
i. When shim—or flange-mounted windows are used in masonry
veneered walls, framing may be conventional 2x4 framing.
ii. When shim-mounted windows are used in stucco veneer walls
or other permitted material that does not require a masonry
ledge or that does not project more than 3.5 inches from the
sheathing, exterior walls must be framed with 2x6 members in
order to achieve a 3.5-inch minimum offset within the opening.
iii. When flange-mounted windows are used in stucco veneer
walls or other permitted material that does not require a
masonry ledge or that does not project more than 3.5 inches
from the sheathing, a double 2x4 framing assembly is
required that allows the flange to be mounted on the inner 2x4
section with the second 2x4 section providing the required
offset from the window sash or door at the opening.
Comments:
We will comply.
2. Parapets Complies:
Where there is a flat roof, a parapet must extend at least 12 inches Yes No In Spirit
above the roof surface and conceal the roof material from ground-
it level view.
Comments:
We will comply.
3. Cornice Detail Complies:
All wall terminations at the roof must have a cornice detail comprised Yes No In Spirit
of at least 2 projected elements. Parapets must have a cap detail
comprised of at least 2 projected elements.
Comments:
We will comply.
4. Window Surrounds, Belt Courses and Base Courses Complies:
i. All openings in the exterior skin must have an architecturally Yes No In Spirit
appropriate header and sill with an optional jamb. The R1 ❑
required header and sill must project at least 3/ inches beyond
the wall veneer. Window headers or sills may be either stone,
cast stone, terra cotta, heavy timber(where appropriate for
the style), or wood (where appropriate for the style).
ii. Other architectural details like belt courses and base courses
must be executed in the above materials and have a minimum
(W projection of 3/ inch per element of detail.
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Comments:
We will comply.
i. We will comply and will provide head &jambs in appropriate material that is appropriate for the style.
Our architectural style uses stucco for the top portion of the building and therefore we would use a
(W stucco head and sill as it is appropriate for the style. Per your guidelines stucco on foam shapes are
prohibited —to use high quality wood, would be prohibited on multi-family budget; please clarify what
materials we can use that are affordable and appropriate to the style.
ii. We will comply and will provide a min. projection for architectural elements of W.
c. Roof screening and appurtenances
1. Roof Projections Complies:
No plumbing stacks, venting stacks, skylights, or attic ventilators may Yes No In Spirit
penetrate the roof surfaces facing the street/drive. If there are
multiple street/drive facing exposures, no roof projection may
penetrate the roof slope that slopes to the "fronting" street or drive.
All such penetrations must be mounted straight and perpendicular to
the ground (except for skylights and attic ventilators) and painted to
blend with the roof color. Turbine vents are prohibited. All vent
stacks must have lead jacks.
Comments:
We will comply.
(W 2. Roof Mechanical. Complies:
Roof mechanical must be screened behind a parapet wall or platform Yes No In Spirit
that is recessed into a pitched roof so that the incline of the roof slope
creates a parapet wall.
Comments:
We will comply.
3. Gutters, Downspouts, Scuppers and Collection Boxes Complies:
These must be copper or an enduring prefinished metal with a Yes No In Spirit
minimum 20-gauge thickness. Gutters must be a minimum of 6 0
inches, half-round profile and attached with gutter straps.
Downspouts must be a minimum of 4 inches and round. Elbows and
bends must be a minimum of 4 inches, plain and round. Fascia
mounted gutter systems are prohibited unless custom designed and
integral to the architecture.
Comments:
We will comply.
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d. Windows and Glazing
1. Glazing and Glazing Systems Complies:
Reflective glass is prohibited. Tinted glass and dark adhesive films Yes No In Spirit
(W where the transmission coefficient exceeds 27% is prohibited. Q ❑ ❑
Stained glass is allowed provided that the glass is crafted in
accordance with soldered camping or"H" camping. No acrylic or
pourable techniques are allowed. Glazing systems may be used in
certain accent areas of specifically approved by the City.
Comments:
We will comply.
(W
(W
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Part D• Landscaping, Fencing and Screening-
a.
creeninga. Site Landscaping
1. Leaf Mass Between Buildings Complies:
(W All multifamily development must provide trees between buildings. At Yes No In Spirit
least 60% of the planted area must be comprised of over-story Q
(canopy).
Comments:
We comply as the amount of trees planted between buildings will exceed this requirement.
2. Layered Landscaping at Building Entries Complies:
Landscaping must be provided at building entries and must be Yes No In Spirit
"layered". The building entry landscaping area must be comprised of
at least 3 layers: one upper layer of medium evergreen shrub
approximately 30-36 inches high and 2 layers of shorter shrubs or
one shrub and an ornamental grass. These must be planted in beds
having a minimum width of 72 inches. Upper layer shrubs must be 5-
gallon container plants planted 30 inches on center with triangular
spacing. Lower layer shrubs may be 3-gallon container plants
planted 24 inches on center with triangular spacing.
Comments:
Will comply
3. Complies:
All landscape beds must be associated with walkways, roadways, Yes No In Spirit
amenity feature, buildings or screens. Floating, ornamental or non-
(W landscape beds are prohibited.
Comments:
Will comply; all landscape beds are associated with pedestrian areas, roadways, amenities or buildings.
These planting areas will coincide with the large pedestrian areas and will include pots, tree wells, etc. to
ensure the survival of the plant material.
4. Plant Sizing Complies:
Shrubs that serve a screening function must be sized at the time of Yes No In Spirit
planting such that they can serve as an effective screen within 2
years of the planting date. 3-gallon plants must be planted 30 inches
on center with triangular spacing and 2-gallon plants must be planted
24 inches on center with triangular spacing. Smaller container and
bedding plants must be planted at least 12 inches on center with
triangular spacing.
Comments:
Will comply
b. Fences and Screening Walls
(W 1. Fence Materials Complies:
32Page
IP&Z 11- � ft 3, 8, �, , '1
Visible perimeter fences that are compliant with the General Yes No In Spirit
Standards may be made of unit masonry, wrought iron with unit Q 0 0
masonry corner columns, or masonry. If masonry, corner column and
masonry interim column spacing is not to exceed 15ft and must have
a masonry knee wall supporting wood or wrought iron infill.
Comments:
Not applicable as our site does not contain perimeter fencing. However, any fencing required for pools, dog
parks, etc. will comply. The design standard established with Architexas calls for screen walls throughout the
site which we've incorporated and enhanced into private tenant yards. Yards in this condition typically only
exist in single family settings so they'll be a unique amenity to this development (see Exhibit F).
2. Gate Materials Complies:
Gates and fences constructed in accordance with Db1 above may be Yes No In Spirit
made from wrought iron with a wrought iron frame (complying with
General Standards)or wood with frame members measuring a
minimum of 1 and 1/2 inches thick by 3 and 1/2 inches wide and planks
measuring at least 1 and 1/2 inches thick. Gates must be comprised
of the same material as the fence.
Comments:
Not applicable as our site does not contain perimeter fencing. However, any fencing required for pools, dog
parks, etc. will comply.
3. Corner Expression of Support Structure Complies:
All property corners of a property line fence must be supported by a Yes No In Spirit
masonry column that is at least 10 square inches.
Comments:
Not applicable as our site does not contain perimeter fencing.
4. Complies:
Thin wall construction, cast or embossed concrete walls, picket Yes No In Spirit
materials not in compliance with the General Standards, iron fences
with mechanical connection assemblies, pre-fabricated decorative
elements designed to slip over stock or tubular steel shapes, and
plastic or vinyl fence component systems are prohibited.
Comments:
Will comply
331 Page
nl 11 l , 25, 26, 27
IP&Z 11- � ft 3, 8, 9, 1
c. Street Visible Wrought Iron
1. Complies:
Frames and other structural support members may not be less than 1 Yes No In Spirit
and 3/4 inches in either width measurement or 1 and 3/ inches in Q ❑ ❑
diameter if round.
Comments:
Not applicable as our site does not contain perimeter fencing. However, any fencing required for pools, dog
parks, etc. will comply.
2 Complies:
Pickets that are 5ft in length or height or less must have a minimum Yes No In Spirit
width of 3/4 inches in either width dimension or diameter. When Q ❑ ❑
pickets are longer or taller than 5ft, the minimum with dimension is
increased to 1 inch in the dimension that faces the street or 1 inch in
diameter.
Comments:
Not applicable as our site does not contain perimeter fencing. However, any fencing required for pools, dog
parks, etc. will comply.
3 Complies:
Panels must be made of metal plate material with a minimum Yes No In Spirit
thickness of 3/16 inches. Q ❑ ❑
Comments:
Not applicable as our site does not contain perimeter fencing. However, any fencing required for pools, dog
parks, etc. will comply.
4 Complies:
The wall thickness of any tubular steel must not be less than 3/32 Yes No In Spirit
inches. Q ❑ ❑
Comments:
Not applicable as our site does not contain perimeter fencing. However, any fencing required for pools, dog
parks, etc. will comply.
5 Complies:
Decorative elements such as finials and rings must be made of solid Yes No In Spirit
stock material and welded to the pickets or to the frame made from Q ❑ ❑
the pickets if the pickets are solid stock material. Attachments to the
pickets or frame and all other components of the wrought iron
construction must be welded. Mechanical connections are prohibited.
Comments:
Not applicable as our site does not contain perimeter fencing. However, any fencing required for pools, dog
(W parks, etc. will comply.
341 Page
�IP&Z 11-EWft 3, 8, 9, 10
Exhibit A
UNITED,STATES OF"ERICA
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CROSS SECTION LOCATION EXHIBIT
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PROPOSED
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AREAMAW T1.FAWLW
E7ETFNTIaM AP,E'A y ;i/ 1 '+. { E OWS C'OWEIRAGE 254 SSM 9A 5d 936' OU40ING1 BDG AREA ,�.,�mm,....
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NM1TES.
1,. SANITATION CONTAINER SCREENENG WALLS AND PAD SITE VA LL BE CONSTRUCTED IN ACCORDANCE NTH THE CITY1 DESIGN
of F P "� .- ^" m ';a ''^•.m - "" 'SPE,CIFICATIONS
i
, ,�?� �,`rpt '. •� ^' E;r�.raw.., - :.`• ,.., .-. �.. YI �� 2- LIGHTING FOR THE 54FR3.tlE�CT PROPERTY WdILL.BE C{7N$fiR'IYCTEQ11Af CCpNIF�CDRN�dANCE+hItlTYM%N CITY OF GRAPEVINE CODES,
•� wv -. m-.11'1«1 ' r �.:.,,.._..._. ' xn�EseE 'rx SPECIFIED,
��NILI�IN�� r „ �� I � �: qua.WIRE LANE aasaol AT INTERSECTIONS ARE 35'UNLESS DrHERWWSE s
1 . E"r,inpAt tP"w7m 4. ALL DIMENSIONS O THIE BACK CURB UNLESS OTHER4WLSE SPECIFIED. '...
ARE T
, . `. . .. .,�.�•,...,,."". ,�.- 1111.. ,.. rm.,' '1 Y� `,,.,� m�;RAG Pcwr x a. 5. ALL.THE R'EQUIREMENT'S OF THE'.GRAPEVINE£OIIL EROSION CONTROL ORDINgANCE,SHALL BE MET'DURING THE PERIOD OF CONSTRUCT'EON..
A, ,n - L L «�,r`"""` P .-u"cm0wm a u>w14 1 5.. AWA 4N-SITE EkErCTRICAL CONDUCTORS ASSOCIATED WITd'V....,NEW CONSTRUCTION SHALL BE LOC'A'TED UNDERGROUND..
aru a,' Im.
d j --.! ?, REFEf{TD LANDSCAPE FLAN FOR PROPOSED LhIN'OS PING FOR THUS DEVELOPMENT-THE.LANDSCAPING F THIS DEVELOPMEN1Ti'SHALL.BE
,r 1111 1 N ¢ qq 1111. IN COMPLIANCE WITH SECTION 53 OF THE CITY OF GRAPEVINE ZONING CODE.,
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�N NT"I - I (. .. C REFER TO THE PRELIMflM+tA�RM LGTNLIT'M PL,4RrY FOR LOCATION OF EXISTING UTILITIES WITHIN THE LIMITS OF AND SURROUNDING THIS PROPOSED
WN"
21
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MULTIFAMILY,10 541 ACRE'S
T' T _, 1E .„„•.. r„„.n n n n.. n n ., t HOTEL LOT;0,428 ACRES 925 SURFACE PRDvoDED 4O WHICH E�ARE SHAR )
r'�"v"-0 { .91 T -:m ....._..�9 HOTEL.
CAl rER GRAPE:"W,,. + ,. 7N' 18 r"' - ""'. ., a 1 LJ LV 1 1 ,w .,. .., ., k �_,� ., W .,�, F ED
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_. PLAZA, ., _. _ m,r , 1111
T�RUSTEE'CW'FHE `' � r H ;r<39-SURFACE PROVIDED(OF WHICH SFa.ARE SHARED)
CANSTANCECAR:TEAB ..A ., jj - -�,,. "tl1IAFFFf LaE'' ? r„ I r"`" "...�..""' TEL. 123,•PODIUIM
ANE'Vd7Cu6N7Cr 7XP475T k J'.,r q .. "' - k' w ®-:..a ,T f. a W b d..�w �...,A "ti, U IvwAR M „_ �,.,.... 9@3.ROOMS 123
t7I Td'8 UNITS dRy-TUCK UNDER.
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RESTAURANT 41.61,,SEATS
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PROP,, d BUILDN aa,TT _ TING SPACE
UNITS
GY �.,; 4�1dAS I 275
3, ro, i T E 4� 2BUILDING 1�-94 UNITS-4 STORY WTPOLMUM B TUCK UNDER
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dosely as possidte',.Colors shorn tend to vary diem to norma umdawdaes clsed nn the nndwtry. the pvuperty of Fours Communications, Ltd,
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10'PERIMETER BUFFER QMTHIJ
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Exhibit G
Executive Summary
Apartment Amenities
(W Audio Package-with Surround Speakers*
Expansive I OFT/ l2ft.Ceilings with 8 ft.doors.*
Under Cabinet Lighting
Wood Plank Flooring
Pantry
Built-in shelves
Under Mount Sinks
42"Pointed Cabinets
Open Kitchen Plan with Island*
Single Basin Farmhouse Kitchen Sink
Vegetable Sprayer
Granite or Quartz Countertop
USB Charging Stations in Kitchen/Master
Designer Glass Bocksplash
Stainless Steel Appliances
Side-by-Side Refrigerator with Ice and Water in Door
Balcony with Storage*
Separate Dining*
Ceiling Fans in Living area and All Bedrooms
2"Wood Blinds
Entry Coat Closet
Wood Shelving in all Closets
Large Walk-in closets with Built-in Shoe Shelves
Walk-in Shower*
Framed Mirror in Bathrooms
Garden Soaking Tubs*
Linen Closets*
Double Vanity*
(W Private Yards in Select Units*
Washer/Dryer connections
Wine Fridge*
Golf Course Views*
Community Amenities
Concierge Services
Valet Trash
Podium parking
Elevators in Every Building
Controlled Access
Fully Equipped Wellness Center
Free Weights and Kettlebells
Peloton Bikes
Yoga Room
Business Center with Mac/PC
Conference Room
Poker and Gaming Lounge
Billiards With Wi-Fi Caf6
Media lounge
Starbucks Coffee Bar
Shuffleboard
Pingpong
WiF1 in all common areas
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