HomeMy WebLinkAboutCU2019-28/PD2019-01/Z2019-04 CC ITE-M ft 4, 25, 26, 27, 28
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TO: HONORABLE MAYOR, CITY COUNCIL MEMBERS AND THE
PLANNING AND ZONING COMMISSION
PROW BRUNO RUIMBELOW', CITY MANAGER
SC OTT WILLIAMS, DEVELOPMENT SERVICES DIRECTOR
MEETING1 DATE- OCTOBER 15, 20191
SUBJECT: DEVELOPMENT SERVICES TECHNICAL, REPORT OF ZQNE
CHANQE APPLICATION Z19-04, _CQ MITI QNAL ., QSE
APT QATION QU19-29, AN ELANNED DEVELOEMEN
OVERLAY PD19&1 JEFFER59N $HAIRY" ER
---------- - APPLICANT: Miller Sylvan
Grapevine
0% Lake
1835
PROPERTY LOCATION AND SIZE,
The subject property is located at 431 Scribner Street
and is proposed to be platted as Lot 1, Block 1,
I ft-jolown Nirport Jefferson Shady Brook Addition, The property
contains 14.65 acres and has approximately 530 feet
U -I
of frontage along Shady Brook Drive and 1,00 feet
of frontage,along Scribner Street,
REQUESTED ZONE CHANGE, CONDITIONAL USE, AND PLANNED DEVELOPMENT
OVERLAY AND COMMENTS-
The applicant is requesting a zone change to re one ag2roxiaiftly 12.21 jcresjroM"R-
MHi" Manufactumd Home District and 2.44 acres from"R-MF-2"'Multifamilv District to"R:-
MF"Mulfifamgy Distrigt for the d'evelgpment of a 362-unit mulftmil The licanty pr(*ct, a__ _h_ 12p
is also seeking a conditional use permit to exceed densi!y. reduce the front and setback,
increage hgighl, agdfgduce ggrki_ng,—A glanned� develoOMPfIl gygdoy is also being
Mgnested to deviate from,but not be limited to reducing the side and setback, increasing
the overallOrcentage of units between 600-750,§gcare feet,increasing maximum!building
IeMthqpd,,.Aecrea§jng building se "on.
It is the applicant's intent to develop a 362-uniit, gated multifamily complex on an
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approximate 1 5-acre parcel of land located at the southwest corner of Shady Brook Drive
and Scribner Street. This project will have a primary and secondary point of controlled
access both from Scribner Street. relative to unit mix, the complex will consist of 198 one
bedroom units ranging from 600-97 square feet in size; 134 two-bedroom units ranginig
from 1,0 0-1„ 10 s.f.; and 15 three-bedroom units 1, 1b s;f, in, size. Also as part of this
project the applicant intends to develop 15 brownstone-style apartments that are three-
stories in height ,and resemble a product similar to an attached town,home with
incorporated garages on the first floor. These brownstone apartments will consist of six,
two-bedroom units 1,349 s.f. in size and nine, three-bedroom units ranging from 1,59,6-
1,799 s,f. in size.
The proposed project consists of a total of eleven primary structures with, four specific
building types,
• Building Type A: the largest structure within the project; four stories in height `5
feet)with a portion of the structure located below grade.This structure contains 166
units, 110 of which are below grade. Immediately adjacent to,the west is a two level
garagne level below grade and the second level at grade..
• Building Type B: the project will have two structures of this type for a total of 66
units, three stories in height g feet)with incorporated private garages.
• Building Type C: the project will have five structures of this type for a total of 111
units, three stories in height 39 feet)with incorporated private garages..
• wilding Type l : the project will have three structures of this type---the brownstone
units, three stories in height (35 feet)with incorporated private garages as part of
the first level.
The flexible design standards within the conditional use section of the"R- F"Miiulti-Family
District allow through the conditional use process consideration for increased density
beyond)the 20 dwelling units allowed per acre, increased height in excess of the two-story„
35 feet maximum as stated in the district as well as a reduction in the front yard setback
40 feet) and a reduction in required parsing (two spaces per unit), With,this request the
applicant is proposing a diensity not to exceed 25 dwelling units per acne and a maximum
height not to exceed four stories (65 feet) for a portion of Building A. The front yard
setback along Scribner Street is proposed to be reduced to 20 feet for all structures with
frontage along Scribner Street except for wilding D-lll which will be set back 16 feet.
Required parking for the project is 724 spaces the applicant conducted a parking study
which recommended a ratio of one space per bedroom(550 total bedrooms)along with a
guest parking ratio of 0.20 spaces per unit. With a total 623 spaces recommend by the
study, the applicant has provided a total of 642 spaces for a ratio of 1..77 spaces per
dwelling unit, Parking will consist of 308 general surface spaces, 106 private garage(tuck-
under)spades, and 4 tandem spaces. A two-level parking garage immediately adjacent
to Building A to the west willI have g at-grade surface spaces and 94 below-grade span
the applicant has also provided 10 on-street spaces along Scribner Street.
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The 'R-MF" Multifamily District regulations require a minimum building separation of bg
feet for structures that are arranged face-to-face or back-to-back. The applicant is seeking!
a planned development overlay to reduce this separation to 21 feet between Building A4
and -I in, are effort to provide a sense of community and space between the two
structures. Building length is limited to 200 feet;the applicant is requesting to not emceed
300, feet for Building A which is the center piece of the development The side yard
setback within the "R- F" Multifamily (District is established at 20 feet'. the applicant is
requesting a side yard setback of 10 feet for Building C-1 located at the southeast corner of
the site to better position the structure relative to the main entrance to the site and its
alignment with Peach Street. Lastly„ the applicant is utilizing the planned development
overlay to increase the ratio of units within the complex between 600- b0 s.f.to 35 percent
of the total number of units; the ordinance limits this ratio to 15 percent. This percentage
increase is based on a market demand study and an above average unit size for units
within the complex..
Relative to the relocation of the existing residents within the mobile home park, the
applicant has partnered with GRACE to put in place a process to assist residents to
transition to new Irving accommodations within an approximate six-month period. GRACE
has hired a case manager that will help provide as-needled financial assistance and rent
relief during this transition period. ,See the attached letter.
Contained within your packet is an affidavit of compliance signed and sealed bythe project
architect stating the project is in compliance with the adopted Design Standards Manuel for
Multifamily 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 (Misted criteria those,standards that are directly applicable to the subject site given its
unique aspects such as, location, topography, access, and visibility. The applicant, has
included,graphic exhibits that demonstrate compliance with specific elements of the design
standards.
PRESENT ZONING AND USE;
The property is currently Zoned "R-I E-I"' Manufactured Home District and OR-ME- "
Multifamily District. That portion of the property zoned"R-MI-l"Manufactured Home District
is currently developed as a 72 lot mobile home park, That portion currently zoned"R- F-
Multifamily District is currently, undeveloped.
HISTORY OF TRACT AND SURROUNDING AREA-
The subject property and the property to the north and the southernmost portion of
property to the east were zoned "ill Mobile Home District prior to the 1984, City
Rezoning. The property to the south and the majority of the property to the east were
zoned "R-V Bungle Family District prior to the 1984 City Rezoning.orning. The property to the
west was zoned "S-P"Specific Use Permit prior to the 1984 City l e ou~niing. At the,duly 19,
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2016 meeting the property to the west (111.83 acres,) was rezoned from "R-MF-2"
Multifamiilly District and "PRD-1 2" Planned Residential Medium Density District to"R-5 V
Zero Lot Line District for the development of 52 residentiail lots but was never developed.A
subsequent planned development request(PD 17-05)was considered andl approved at the
Jia,nivary 16, 2018 meeting on the property to the west which allowed for 44 residential lots
along with an increase in building and impervious coverage along with a reduction in front,
rear', and side yard setbacks and a reduction in separation between structures on adjacent
lots.
SURROUNDING ZONING AND EXISTING LAND USE-
NORTH- "GU"'Governmental Use District—City of Grapevine property;GRACE
office facilities
SOUTH- 'R-MF-1" Multifamily District and "GU" Governmental Use, District—
mini-stora:ge warehouse facility-, GCI�SD Middle School property
EAST- "GU"Governmental Use District, "R-MF-1"Multifamily District,and"R-
5.0"Zero Lot Line District"-City of Grapevine Service Center;existing
single family homes
WEST- "R-5.0" Zero Lot Line District, "R-MF-2" Multifamily District and "GU"
Governmental Use District--single family residences currently under
development', existing multifamily complex- GCIS,D Middle School
property
AIRPORT IMPACT:
The subject tract is not located within any of the noise zones as defined on the"Aircraft
Sound Exposure: Dallas/Fort Worth Regional Airport Environs" map.
MASTER PLAN APPLICATION:
The Master Plan designates that portion of the subject property currently zoned "R-MH"
Manufactured Home District between Shady Brook south to Peach Street as an ORM"
Residential, Medium Density land use.That portion of the subject property zoned both,"R-
MH"Man,ufactured Home District anid"R-MF.2 Multifamily District south of Peach Street is
designed as an "RH" Residential, High, Density land use. This multifamily project has a
density of 24.7 dwelling units per acre. The land use designation of "RM" Residential,
Medium Density was established to accommodate densities between four and twelve
dwelling units per acre. Relative to that portion of the subject property with the land use
designation of"RM"Residential, Medium Density,the request is not incompliance with the
Master Plan, That portion, of the subject property with the land use designation "RH"
Residential, High Density is in compliance with the Master Plan.
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THOROUGHFARE PLAN APPLICATION-
Shady Brook Drive and�,Scribner Street are not designated thoroughfares as shown on the
City's Thoroughfare Plan., Scribner Street has a variable width right-of-way with paved
street sections varying between 24-28 feet in width. The applicant's traffic impact analysis
report suggest improvements w illl be needed at the intersections of Scribner
Street/Northwest Highway and Scribner Street/Shady Brook Drive. If the request is
approved the applicant will considier further improvements to Scribner Street and possible,
cost sharing with the City in a,future development agreement.
Yrs
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Kimley�'*Horn
MEMORANDUM
To: Bryan Grant
JPI Construction
600 Las Colinas BIWE, Irving,TX 75039
From: Hiron Fernando, P.B.
Marianna Borrego, EIT
Kimley-Horn and Associates, Inc.
Registered Firm F-928
Date: August 29,2019
Subject: Grapevine JPI Scribner
Grapevine, Texas
Parking Demand Analysis of Comparable Multi-,Family Developments
Intro duction,
Kimley-Horn and Associates. lnc. was retained to conduct a parking study for the JPJ Scribner
Development located at Shady Brook Drive and N Scribner Street in Grapevine,TX A site vicinity map
is provided as Exhibit I. The study is intended to examine the parking demand in comparable muft'i
family development and:, make observations of parking demand from the current land uses, This
memorandum documents the line of Inquiry which was investigated to support the City standard of 2.00
spaces per unit parking rate: national research and local observations of perking occupancy at
comparable sites,
Careful sizing of parking areas to specific uses will prevent the waste of space and building materials
that is caused by Providing parking that Is rarely if ever used, Excessive parking also has negative
Impacts on often-hidden issues Ike walkable design,storm water runoff,and urban heat island effects.
,Pro osed Deve,loptnent
The proposed multifamily development will consist of 362 dwelling units of multi-family apartments with
a total of 550 bedrooms.Table I shows the proposed multifamily unit mix.The proposed site Is k>cated
at Shady Brook Drive and N Scribner Street,which Is east of State Highway 114 and north,of Northwest
Highway in Grapevine,i Texas, Currently, Shady Brook Drive and N Scribner Street are two-lene
undivided roads with a posted speed of 30 mph, The proposed parking supply is estimated to be 623
parking spaces using I space per bedroom,andi a guest parking ratio of 01.20 spaces par dwelling unit
A site plan is provided as Exhibit 2.
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Table 1: Proposed Muttifamily Unit Mix
moultOW01111 Bedrooms
Oommml 1 Bed Units 1_98 1098
2 Bed Units 140 280
3 Bed Units 24 72
36 2
According to the City parking requirements,the parking ratio Is .0 spaces per dwelling uinit. Table 2
shows the total parking spaces required for the proposed 362 dwelling units based on the city parking
criteria.
Table 2:City Code Parking Requirement
................
Planking Ratio Total Oweliflng UnNs TotW Parking
2 spaces per DU 362 724
. .........
F"arking Research,
ITE published Paddng Generation 6M Edflion, a compendium of parking demand research at sites
across the country. IT E provides,more Information on each,base parking demand rate than do most
other sources, although the number of observations is, still limited. The ITS tracks suburban,, dense
mulfi-use,, and central business district differences. The suburban,location is the most suitable for the
JPI Scribner DeveIppment.Table 3 shows the average parking demand rates for suburban multifamily
uses which are in similar areas to the JPi Scribner Development,
Table 3-IT E Parking Generation Demand
IT E Land Use ITE a m pew asi ww rra Parking
Code Demand par Dw*tjI!Ntlhlt Demand gar ft room
0
Multifamily Housing(Low-Rise)
Week 7—
Suburban, day 220 111 0.66
............
Multibmily Wusing(Low-Rise), 220 1,31 Ol,80
Suburban, Saturday
Datz Coffection and Local Otmer%eatiorts
Kimleyl collected parking occupancy data on Thursday,August 22,,and Saturday,August 24,,2019
between 10 PM and 12 AM. The data was collected at five, different multi-familly apartment
developments,located within a 5-mile radius,from the study site.The data collection included vehicles
located behind the access-,restnicted gate, which is available for residents only; vehd,as outside the
gate,which,is available for visitors and future residents; and parking garages. It should be noted that
for this study,each enclosed parking garage is Irestedas an occupied parking space.A couple of sites
had trailers, bloats, and portable storage containers at the parking units, which were Included as
occupied parking spaces.
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Kimley,,o#Horn
Based on the site visit observations, all the study locations had plenty of parking: spaces available,
therefore these transportation vehicles and storage units did not interfere with the regular parking
operation on the study locations. The average occupancy across the study sites Is effectively above
90%
The data collected was conducted at the following apartment locations:
1. Grapevine Station
2 tone"e
& Enclave,at Grapevine
4. Terrawood
& The Asher
As it is shown In Table 4, the weekday parking demand for the five study locations averaged to 1136
vehicles,per dwelling uink, The average number of vehicles per bedroom was equal to 0.914.Table 5
shows the parking demand observed on Saturday equals to 1.34 vehicles per dwelling unh and .94
vehicles per bedroom. All study locations had parking garages available. Several apartments had
driveways available at each,parking garage,which residents use as a parking space area.This Instance
was counted' as double occupied parking space, which created a conservative high ratio of parked
vehicles per unfl.
Table 4 and Table 6 provide the number of units and the parking demand at each study location during
the weekday and Saturday,
Table 4:Weekday Parking Demand
C*s*Md PAMOO Demand
obser04 r"d
L00100", $bAY$40 Dwol""g 1 send (En dand0sraps tact a" Ow""Onopor o9roand pore
1 Gmpeune station I 20AS 300, 343 1.66 1,14
2 312 463 454 148 Ose
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3 Endew at GrapeOne 243 391 24,2 1.00 0.62
4 Ten%Wd 291 401 419 1.44 t04
5 Ashw 450 Sol 1.29,
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Xqtkft"Itp oft RMS I
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vets 'M 301 309
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Table 6:Saturday Parking Demand
d PorNing Depend 010wra rod
wrr46*4004 Garagestoctodog)
Oon a"site Wits sedmoms — 040"ON I Oardetw per
I GMP"rW swim 2W 3W 3113 1,60 1,04
2 31-2 4-63 "----419 ""'--134 0190
..........
3 Ersdaw at Grape4mi 243 391 330
4 Termwood 291 401 403 1.38
5 Ashef 4W 649 1.22
2.014
TIOIAW
_tU 1.34 04
",jig 30 03
Conclusion
The proposed supply will be the development's bedrooms plus a,guest parking ratio of 0.20 spaces per
dwelling unit.Based on the parking data collection and field observabons,the proposed parking supply
of 623 spaces, (1.72 parking spacers per dwelling unit or 1.13 spaces per bedroom)will provide an
appropriate capacity to meet the parking demand for the proposed,multilfamily development.
According to fTIE parking average rates, 474 spaces meet the parking criteria for the 362 units (550
bedrooms), The observed demand shows a total of 617 parkingi spaces. Therefore, by applying a
conservative,parking ratio per dwelling unit,the proposed supply*11 provide a satisfactory amount of
parking spaces, These results show that the actual parking demand is comfortably below the City
standard of 2,0 spaces per unit.
Table 6 shows a summary of the parking analysis for tare proposed multifamily development
Table 6:Paddnig,Analysis Summary
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SOW" Pandas ftdoMwotllaq UhIt tea ROVOW1*0"
woakdav $8UMUY so ss�reomq
cay paddag Requimment 2.OD 724
474
ITE,AW"e PA9 1,21 111 0,66
Mowed Demand 13l 1,34 044 0,94 517
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Pmpmed Supp y 1,72 1113 623
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END,
Attached:
* Exhibit 1 Vicinity Map
* Exhibit 2-Site Plan
* Parking Count Data Summary Table
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