HomeMy WebLinkAboutItem 07 - Landmark Coffee TO: HONORABLE MAYOR, CITY COUNCIL MEMBERS AND THE
PLANNING AND ZONING COMMISSION
FROM: BRUNO RUMBELOW, CITY MANAGER
ERICA MAROHNIC, DIRECTOR, PLANNING SERVICES
MEETING DATE: MAY 20, 2025
SUBJECT: PLANNING SERVICES TECHNICAL REPORT OF
CONDITIONAL USE APPLICATION CU25-12; LANDMARK
COFFEE
APPLICANT: Landmark Coffee, LLC
PROPERTY LOCATION AND SIZE:
The subject property is located at 530 South Main
Street, Suite 100 and is platted as Block 4, Lot 3A,
Original Town of Grapevine. The property contains
0.1165 acres (5,074 sq. ft.) and has approximately
73 feet of frontage along South Main Street, and 69
feet of frontage along West College Street.
REQUESTED CONDITIONAL USE AND COMMENTS:
The applicant is requesting a conditional use permit to allow a 1,256 square-foot coffee
shop with outdoor dining.
503 South Main Street, a former gas station, has been a part of the Main Street Historic
Overlay since 1992, the building was subdivided into a 706 sq. ft. retail space (Nomad)
and a 1,256 sqft. former winery in 2020. With this request, the applicant intends to
repurpose the former winery space as a coffee shop. The proposed changes to the interior
floor plan includes demolition of a half-height wall by the restrooms and the addition of a
coffee bar and a pastry display case. Landmark Coffee’s hours of operation are 7:00 a.m.
to 7:00 p.m. Sunday through Thursday and 7 a.m. to 9 p.m. on Friday and Saturday.
Twelve outdoor seats are proposed under the existing canopy. Signage is proposed on
the canopy next to the existing Nomad signage. The applicant is also proposing a replica
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CU25-12.4
vintage gas pump on the southeast curb of the property to allude to the historic use of the
property.
Total required parking for the proposed coffee shop is 9 parking spaces (17 spaces are
required for both the coffee shop and attached retail tenant) and 6 parking spaces are
provided on site. A parking plan has been provided as part of the proposed plan set. The
applicant anticipates peak hours to be between 7:00 a.m. and 10:00 a.m.
PRESENT ZONING AND USE:
The property is zoned “CBD", Central Business District and is developed as a multitenant
building.
HISTORY OF TRACT AND SURROUNDING AREA:
The subject property and surrounding areas were rezoned in the 1984 City Rezoning from
“C-2", Community Business District to “CBD”, Central Business District. The subject
property is also located within the Main Street Historic Overlay District (HL92-03).
• On September 17, 1996, the Planning and Zoning Commission approved parking
plan PP96-02 to reduce the minimum off-street parking requirements to allow a
coffee shop.
• On December 21, 1999, the Planning and Zoning Commission approved parking
plan PP99-01 to eliminate two parking spaces under the canopy, stripe head-in
parking along College, and to add outdoor seating under the canopy.
• On September 15, 2020, City Council approved conditional use permit CU20-18
(Ord. 2020-045) to allow the possession, storage, retail sales, and on- and off-
premise consumption of alcoholic beverages (wine only) in conjunction with a
winery.
SURROUNDING ZONING AND EXISTING LAND USE:
NORTH: “CBD” Central Business District - multi-tenant retail building
SOUTH: “CBD” Central Business District - Blagg Tire and Service
EAST: “CBD” Central Business District - Foust Funeral Home
WEST: “CBD” Central Business District - multi-tenant retail building
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CU25-12.4
AIRPORT IMPACT:
A portion of the subject tract is located within "Zone A" zone of minimal effect as defined
on the "Aircraft Sound Exposure: Dallas/Fort Worth Regional Airport Environs" map. Few
activities will be affected by aircraft sounds in Zone A, except for sound sensitive activities
such as auditoriums, churches, schools, hospitals, and theaters. The applicant’s proposal
is an appropriate use in this noise zone.
MASTER PLAN APPLICATION:
The Master Plan designates the subject property as a Central Business (CB) land use.
The applicant’s proposal is in compliance with the Master Plan.
THOROUGHFARE PLAN APPLICATION:
The City of Grapevine’s Thoroughfare Plan designates South Main Street as a Type F
Collector with a minimum 60-foot right-of-way developed as two lanes.
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CU25-12; Landmark Coffee
530 South Main Street, Suite 100
0 40 80 120 160
Feet
²
Date Prepared: 5/7/2025 This data has been compiled by the City of Grapevine IT/GIS department. Various official and unofficial sources were
used to gather this information. Every effort was made to ensure the accuracy of this data, however, no guarantee is
given or implied as to the accuracy of said data.
SUBJECT PROPERTY
Re: Conditional Use Permit Narrative | Landmark Coffee
530 S. Main Street, Grapevine, TX
Dear Planning Department and City Council,
Our Background:
We are Brady and Whitney Johnson, experienced coffee entrepreneurs with multiple successful
concepts, including a hotel-based shop in Las Colinas, one in The Domain (Austin), a mobile coffee
business, and a track record of consulting with other operators on brand, efficiency, and quality. Our
expertise centers around building intentional, community-oriented spaces through coffee.
The Concept:
We propose opening a craft coffee shop inside the historic building at 530 S. Main Street. We plan no
structural changes, just a thoughtful refresh and the addition of a replica vintage gas pump as a nod to
the building’s history. Interior updates will honor the historic charm while adding an upscale modern
Texas influence and updates suitable for craft coffee.
Operations:
Open 7 AM – 7 PM Sunday through Thursday, and 7 AM – 9 PM Friday and Saturday. While our peak
hours are in the morning (7–10 AM), we anticipate a steady but manageable flow throughout the day.
Parking:
With 6 on-site parking spaces and 550 public spaces within 1,000 feet, our business fits best into the
existing infrastructure. Our morning peak hours occur when most Main Street businesses are closed,
which not only relieves parking strain, but uniquely activates downtown during underutilized hours.
Even beyond peak hours, our size, operational model, and short-stay nature make this a compatible long-
term use for the space.
Connection to Grapevine:
This project is more than professional—it’s personal. Whitney’s mom has lived in Grapevine for over a
decade, and we relocated our family to Grapevine on May 1st. We care deeply about becoming positive
contributors to this community and planting roots here as a family.
Commitment to Main Street:
In Las Colinas, we served guests as an extension of the hotel’s brand and hospitality. In Grapevine, we
carry that same mindset. Though independent, we see ourselves as representatives of Main Street and
the city. We want every visitor who walks through our doors to leave with a great impression of
Grapevine.
Why It Matters:
Coffee—like wine—creates a natural space for community and connection. But unlike most current
businesses on Main Street, we bring this energy to the morning hours. We believe that makes our shop a
unique and needed addition to downtown’s rhythm, offering both contrast and complement to what’s
already here. With our alignment to the building's scale, character, and operating needs, we truly believe
our concept represents the highest and best use for this property.
Thank you for your time and thoughtful consideration,
Brady and Whitney Johnson
Landmark Coffee
ORDINANCE NO. 2025-023
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS, ISSUING CONDITIONAL USE PERMIT
CU25-12 TO AMEND THE PREVIOUSLY APPROVED SITE
PLAN CU20-18 (ORDINANCE NO. 2020-045) TO ALLOW
FOR THE POSSESSION, STORAGE, RETAIL SALES, AND
ON- AND OFF-PREMISE CONSUMPTION OF ALCOHOLIC
BEVERAGES (WINE ONLY) IN CONJUNCTION WITH A
WINERY; THIS REQUEST IS SPECIFICALLY TO ALLOW A
1,256 SQUARE-FOOT COFFEE SHOP WITH OUTDOOR
SEATING, FOR BLOCK 4, LOT 3A, CITY OF GRAPEVINE
ADDITION (530 SOUTH MAIN STREET, SUITE 100) IN A
DISTRICT ZONED “CBD”, CENTRAL BUSINESS DISTRICT
ALL IN ACCORDANCE WITH A SITE PLAN APPROVED
PURSUANT TO SECTION 47 OF ORDINANCE NO. 82-73
AND ALL OTHER CONDITIONS, RESTRICTIONS AND
SAFEGUARDS IMPOSED HEREIN; CORRECTING THE
OFFICIAL ZONING MAP; PRESERVING ALL OTHER
PORTIONS OF THE ZONING ORDINANCE; PROVIDING A
CLAUSE RELATING TO SEVERABILITY; DETERMINING
THAT THE PUBLIC INTERESTS, MORALS AND GENERAL
WELFARE DEMAND THE ISSUANCE OF THIS
CONDITIONAL USE PERMIT; PROVIDING A PENALTY NOT
TO EXCEED THE SUM OF TWO THOUSAND DOLLARS
($2,000.00); DECLARING AN EMERGENCY AND
PROVIDING AN EFFECTIVE DATE
WHEREAS, an application was made requesting issuance of a conditional use
permit by making applications for same with the Planning and Zoning Commission of the
City of Grapevine, Texas, as required by State statutes and the zoning ordinance of the
City of Grapevine, Texas, and all the legal requirements, conditions and prerequisites
having been complied with, the case having come before the City Council of the City of
Grapevine, Texas, after all legal notices requirements, conditions and prerequisites having
been complied with; and
WHEREAS, the City Council of the City of Grapevine, Texas, at a public hearing
called by the City Council did consider the following factors in making a determination as to
whether this requested conditional use permit should be granted or denied: safety of the
motoring public and the pedestrians using the facilities in the area immediately surrounding
the site; safety from fire hazards and measures for fire control; protection of adjacent
property from flood or water damages, noise producing elements, and glare of the vehicular
and stationary lights and effect of such lights on established character of the neighborhood;
location, lighting, and types of signs and relation of signs to traffic control and adjacent
property; street size and adequacy of width for traffic reasonably expected to be generated
Ordinance No. 2025-023 2 CU25-12
by the proposed use around the site and in the immediate neighborhood; adequacy of
parking as determined by requirements of this ordinance for off-street parking facilities;
location of ingress and egress points for parking and off-street locating spaces, and
protection of public health by surfacing on all parking areas to control dust; effect on the
promotion of health and the general welfare; effect on light and air; the effect on the
overcrowding of the land; the effect on the concentration of population; the effect on the
transportation, water, sewerage, schools, parks and other facilities; and
WHEREAS, the City Council of the City of Grapevine, Texas, at a public hearing
called by the City Council of the City of Grapevine, Texas, did consider the following factors
in making a determination as to whether this requested conditional use permit should be
granted or denied; effect on the congestion of the streets, the fire hazards, panics and other
dangers possibly present in the securing of safety from same, the effect on the promotion
of health and the general welfare, effect on adequate light and air, the effect on the
overcrowding of the land, the effect on the concentration of population, the effect on the
transportation, water, sewerage, schools, parks and other public facilities; and
WHEREAS, all of the requirements of Section 48 of Ordinance No. 82-73 have been
satisfied by the submission of evidence at a public hearing; and
WHEREAS, the City Council further considered among other things the character of
the existing zoning district and its peculiar suitability for particular uses and with the view to
conserve the value of buildings and encourage the most appropriate use of land throughout
this City; and
WHEREAS, the City Council of the City of Grapevine, Texas, does find that there is
a public necessity for the granting of this conditional use permit, that the public demands it,
that the public interest clearly requires the amendment, that the zoning changes do not
unreasonably invade the rights of those who bought or improved property with reference to
the classification which existed at the time their original investment was made; and
WHEREAS, the City Council of the City of Grapevine, Texas, does find that the
conditional use permit lessens the congestion in the streets, helps secure safety from fire,
panic and other dangers, prevents the overcrowding of land, avoids undue concentration of
population, facilitates the adequate provisions of transportation, water, sewerage, schools,
parks and other public requirements; and
WHEREAS, the City Council of the City of Grapevine, Texas, has determined that
there is a necessity and need for this conditional use permit and has also found and
determined that there has been a change in the conditions of the property surrounding and
in close proximity to the property requested for a change since this property was originally
classified and, therefore, feels that the issuance of this conditional use permit for the
particular piece of property is needed, is called for, an is in the best interest of the public at
large, the citizens of the City of Grapevine, Texas, and helps promote the general health,
safety and welfare of this community.
Ordinance No. 2025-023 3 CU25-12
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS:
Section 1. That the City does hereby issue a conditional use permit in accordance
with Section 48 of Ordinance No. 82-73, the Comprehensive Zoning Ordinance of the City
of Grapevine, Texas, same being also known as Appendix "D" of the City Code, by granting
Conditional Use Permit CU25-12 to amend the previously approved site plan of CU20-18
(Ordinance No. 2020-045) to allow the possession, storage, retail sales, and on- and off-
premise consumption of alcoholic beverages (wine only) in conjunction with a winery. This
request is specifically to allow a 1,256 square-foot coffee shop with outdoor seating in a
district zoned “CBD” Central Business District within the following described property: Block
4, Lot 3A, City of Grapevine Addition (530 South Main Street, Suite 100) all in accordance
with a site plan approved pursuant to Section 47 of Ordinance No. 82-73, attached hereto
and made a part hereof as Exhibit "A", and all other conditions, restrictions, and safeguards
imposed herein, including but not limited to the following: None.
Section 2. The City Manager is hereby directed to amend the official zoning map
of the City of Grapevine, Texas, to reflect the herein conditional use permit.
Section 3. That in all other respects the use of the tract or tracts of land herein
above described shall be subject to all the applicable regulations contained in said City of
Grapevine zoning ordinance and all other applicable and pertinent ordinances of the City of
Grapevine, Texas.
Section 4. That the zoning regulations and districts as herein established have
been made in accordance with the comprehensive plan for the purpose of promoting
health, safety, morals and the general welfare of the community. They have been designed
with respect to both present conditions and the conditions reasonably anticipated to exist in
the foreseeable future; to lessen congestion in the streets; to secure safely from fire, panic,
flood and other dangers; provide adequate light and air; to prevent overcrowding of land, to
avoid undue concentration of population; facilitate the adequate provisions of
transportation, water, sewerage, drainage and surface water, parks and other public
requirements, and to make adequate provisions for the normal business, commercial needs
and development of the community. They have been made with reasonable consideration,
among other things, of the character of the district, and its peculiar suitability for the
particular uses and with a view of conserving the value of buildings and encouraging the
most appropriate use of land throughout the community.
Section 5. This ordinance shall be cumulative of all other ordinances of the City of
Grapevine, Texas, affecting zoning and shall not repeal any of the provisions of said
ordinances except in those instances where provisions of those ordinances which are in
direct conflict with the provisions of this ordinance.
Section 6. That the terms and provisions of this ordinance shall be deemed to be
severable and that if the validity of the zoning affecting any portion of the tract or tracts of
Ordinance No. 2025-023 4 CU25-12
land described herein shall be declared to be invalid, the same shall not affect the validity
of the zoning of the balance of the tract or tracts of land described herein.
Section 7. Any person violating any of the provisions of this ordinance shall be
deemed guilty of a misdemeanor and upon conviction thereof shall be fined in a sum not to
exceed Two Thousand Dollars ($2,000.00) and a separate offense shall be deemed
committed upon each day during or on which a violation occurs or continues.
Section 8. The fact that the present ordinances and regulations of the City of
Grapevine, Texas, are inadequate to properly safeguard the health, safety, morals, peace
and general welfare of the inhabitants of the City of Grapevine, Texas, creates an
emergency for the immediate preservation of the public business, property, health, safety
and general welfare of the public which requires that this ordinance shall become effective
from and after the date of its final passage, and it is accordingly so ordained.
PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS on this the 20th day of May, 2025.
APPROVED:
_________________________________
William D. Tate
Mayor
ATTEST:
_________________________________
Tara Brooks
City Secretary
APPROVED AS TO FORM:
_________________________________
Matthew C. G. Boyle
City Attorney