HomeMy WebLinkAboutItem 09 - AC Hotel 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 CU25-16; AC HOTEL
APPLICANT: Connor Walker, Type-Six
PROPERTY LOCATION AND SIZE:
The subject properties are addressed as 1701 State
Highway 26 and platted as Block A, Lot 1A2-1, Bluffs
at Grapevine Addition. The property contains 4.33
acres and has approximately 661.72 feet of frontage
along State Highway 26 and approximately 238.00
feet of frontage along Bass Pro Court.
REQUESTED CONDITIONAL USE AND COMMENTS:
The applicant is requesting a conditional use permit to amend the previously approved
site plan CU19-16 (Ord. 2019-037) to allow for a multi-brand hotel complex (Renaissance,
Element, and A.C. Hotel) with on-premise alcohol beverage sales (beer, wine, and mixed
beverages), outdoor dining, and outdoor speakers, minor site plan and elevation changes
to the previously approved Hilton Garden Inn, and minor site plan and elevation changes
to the previously approved office building. This request is specifically to allow the
possession, storage, retail sales of on- and off- premise consumption of alcoholic
beverages (beer, wine and mixed beverages) and outdoor speakers in conjunction with
one, five-story hotel with 200 rooms, and to exceed the maximum building height of 50
feet in a “CC”, Community Commercial District.
The applicant intends to develop the existing vacant lot, Lot 1A2-1 into a five-story, 200
room, AC Hotel by Marriott. The proposed building is approximately 71 feet in height. The
applicant is proposing to vary the height in the “CC”, Community Commercial District
through the conditional use request. The hotel exterior features one main entry along the
CU25-16.4 2
north building elevation facing towards the existing Newcrest Image multi-story office
building. The hotel will also feature a 3,183 square-foot outdoor area, including a 700
square foot outdoor pool, a 1,255 square foot full-service gym, meeting space, and full-
service restaurant. Outdoor area is within a ”cut-out” area consists of 1,430 square feet
of turf lawn with a 700 square foot pool, and outdoor speakers and will be visible when
facing the southern elevation. Beer, wine, and mixed-beverage sales are offered
internally within the hotel’s first floor within a bar area to the immediate west of the main
entrance, a food storage area adjacent to the kitchen at the northeast corner of the hotel
and with an owner’s club central to the first floor.
The floor plan shows the locations of eight outdoor speakers in the outdoor flex space
and pool area, which faces south.
The site requires 250 parking spaces, and a total of 262 parking spaces are proposed.
To accommodate parking needs, the developer has established a reciprocal access and
cross-parking agreement between Lot 1A3-1 (the office building) and Lot 1A2-1 (the
proposed hotel). This agreement allows 58 parking spaces from the proposed hotel lot to
be used by the multi-tenant office building, considering the differing peak parking
demands of each structure/use.
There are two existing shared access points to the site: one along the southbound lanes
of West State Highway 26 and another along Bass Pro Court, which is shared with
properties to the north and west.
No new monument signs are being proposed as part of this conditional use request. The
hotel will utilize existing multi-tenant monument signs located within the master site
development plan at the southwest corner of West State Highway 26 and Bass Pro Court,
as well as on either side of the access drive between the existing hotel (Lot 1A3-1) and
the proposed hotel lot (Lot 1A2-1) along the West State Highway 26 frontage.
PRESENT ZONING AND USE:
The property is currently an undeveloped platted lot, is zoned “CC”, Community
Commercial District, and is within a master site development plan designation along with
an existing adjacent office building (Newcrest Image), 371-unit multifamily development,
one co-branded hotel (Marriott Courtyard, TownePlace Suites, and Hilton Garden Inn).
HISTORY OF TRACT AND SURROUNDING AREA:
The subject and surrounding property was zoned “SP”, Site Plan District and “I-1”, Light
Industrial District prior to the 1984 City-wide Rezoning. Portions of the subject property
were once part of Austin Ranch which received approval from Council (Z77-18) and Z81-
44) for on-premise consumption of acholic beverages.
• On September 21, 1999, the City Council approved a rezone of the subject site
and surrounding property, 52.8 acres from “PID”, Planned Industrial Development
CU25-16.4 3
District to “CC”, Community Commercial District (Z99-13) for a mixture of uses to
include retail, hotel, and restaurant development.
• On May 15, 2001, the City Council approved conditional use permit CU01-22 for a
restaurant with on-premise alcohol beverages sales and outdoor dining, however
the restaurant was never developed.
• On August 1, 2009, the City Council considered and subsequently allowed the
applicant to withdraw zone change Z09-04, rezoning 21.2 acres of the subject site
and surrounding properties from “CC”, Community Commercial District to “MXU”,
Mixed Use District along with three conditional use requests CU09-21, CU09-22,
and CU09-23 to allow for three hotels, a multifamily complex and a standalone
parking garage.
• On September 15, 2009, the City Council approved conditional use request CU09-
32 for a 300-room hotel with increased height, on-premise alcohol beverage sales
in conjunction with a restaurant, and a pole sign. The hotel was never developed.
• On January 17, 2012, the City Council approved conditional use request CU11-34
for a six-story, 300-room hotel (Marriott Courtyard and TownePlace Suites) with
the possession, storage, retail sale and on-premise consumption of alcoholic
beverages in conjunction with a restaurant, increase in building height, outdoor
speakers, and a 20 foot tall pole sign at 2200 Bass Pro Court, southwest of the
site.
• On December 17, 2013, the City Council approved a conditional use request
CU13-33 at 2200 and 2250 Bass Pro Court to establish a planned commercial
center on the subject site and surrounding property to allow for a 20-foot pylon sign
for the TownePlace Suites/Mariott Courtyard hotel complex at the southeast corner
of Bass Pro Court and State Highway 26.
• On October 18, 2016, the City Council denied zone change request Z16-07,
conditional use request CU16-24, and planned development overlay PD16-09 on
the 13.58-acre tract property to the north and west. The rezone request was from
“CC”, Community Commercial District to “R-MF”, Multifamily District for a 359-unit
multifamily project.
• On December 17, 2016, the City Council approved several requests, including
conditional uses CU16-22 and CU16-23, as well as planned development overlays
PD16-07 and PD16-08 for the subject property and surrounding area. These
approvals expanded the planned commercial center to accommodate a new nine-
story, 300-room Renaissance Hotel, with reduced parking. Additionally, approved
was a 150-room expansion of the existing 300-room co-branded hotel (Mariotto
Courtyard and TownePlace Suites), also with reduced parking, along with a shared
parking garage on the Renaissance property.
CU25-16.4 4
• On April 18, 2017, the City Council approved conditional use request CU17-05 on
the subject property which allowed for the creation of a master site development
plan to include: a multi-story, 371 unit multifamily complex, a 3-story, 55,000
square foot multi-tenant office building, and the inclusion of two previously
approved hotel projects (300 room Marriott Renaissance and the addition of the
150 room Hilton Garden Inn to the existing dual branded hotel).
• On October 3, 2018, the Site Plan Review Committee (SPRC) reviewed conditional
use request CU18-23 for the property to the north. The request involved adding a
fourth floor to an already approved office building, increasing its height from 54
feet to 62.5 feet, and expanding the total size from approximately 55,000 square
feet to 82,787 square feet. As part of this application, it was agreed that 23,430
square feet of the building would not be occupied until the adjacent lot to the west
is developed. This adjacent lot will provide 58 shared parking spaces. The
arrangement is based on a study of parking demand that considers the different
peak parking needs of the office structure and the retail orientation of the adjacent
lot.
• On November 7, 2018, the SPRC approved conditional use request CU18-26
allowing for minor elevation and footprint changes to the previously approved
Hilton Garden Inn and allowed for temporary off-site parking to the north during the
construction process.
• On June 18, 2019, the City Council approved conditional use request CU19-16 to
allow revisions to the previously approved master site development plan relative
to the multi-brand hotel, hotel expansion and office building.
SURROUNDING ZONING AND EXISTING LAND USE:
NORTH: “CC”, Community Commercial District and “HCO”, Hotel and
Corporate Office District – Newcrest Image multi-story office
building, D/FW Hilton Hotel
SOUTH: “GU”, Governmental Use District – vacant and undeveloped land,
multi-brand hotels (TownePlace Suites, Courtyard, and Hilton
Garden Inn)
EAST: “CC”, Community Commercial District – State Highway 26, 7-
Eleven convenience store with gasoline canopy/sales, and
Embassy Suites hotel
WEST: “CC”, Community Commercial District – The Silverlake multifamily
complex, Settler’s Park
CU25-16.4 5
AIRPORT IMPACT:
The subject tract is located within “Zone C” Zone of Greatest Effect, as defined on the
“Aircraft Sound Exposure: Dallas/Fort Worth Regional Airport Environs” map. Industrial
and commercial uses that can tolerate high levels of sound exposure are appropriate in
“Zone C.” The applicant’s proposal is appropriate to use in this noise zone.
MASTER PLAN APPLICATION:
Map 2: Land Use Plan of the Comprehensive Master Plan designates the subject property
as Commercial/Mixed Use (C/MU) land use. The applicant’s proposal is compliant with
the Master Plan.
THOROUGHFARE PLAN APPLICATION:
The City of Grapevine’s Thoroughfare Plan designates State Highway 26 as a Type A
Major Arterial with a minimum 100-foot right-of-way developed as six lanes with a median.
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CU25-16; AC Hotel
1701 State Highway 26
0 100 200 300 400
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
ORDINANCE NO. 2025-025
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS ISSUING CONDITIONAL USE
PERMIT CU25-16 TO AMEND THE PREVIOUSLY
APPROVED SITE PLAN CU19-16 (ORDINANCE NO. 2019-
037) FOR A MASTER SITE DEVELOPMENT PLAN,
SPECIFICALLY TO ALLOW THE POSSESSION, STORAGE,
RETAIL SALES OF ON- AND OFF- PREMISE
CONSUMPTION OF ALCOHOLIC BEVERAGES (BEER,
WINE AND MIXED BEVERAGES) AND OUTDOOR
SPEAKERS IN CONJUNCTION WITH ONE, FIVE-STORY
HOTEL WITH 200 ROOMS, AND TO EXCEED THE
MAXIMUM BUILDING HEIGHT OF 50 FEET IN A “CC”,
COMMUNITY COMMERCIAL DISTRICT FOR BLOCK A,
LOT 1A2-1, BLUFFS OF GRAPEVINE ADDITION (1701
STATE HIGHWAY 26) IN A DISTRICT ZONED “CC”,
COMMUNITY COMMERCIAL DISTRICT ALL IN
ACCORDANCE WITH A SITE PLAN APPROVED
PURSUANT TO SECTION 47 OF ORDINANCE NO. 82-73
AND ALL OTHER CONDITIONS, RESTRICTIONS AND
SAFEGUARDS IMPOSED HEREIN; CORRECTING THE
OFFICIAL ZONING MAP; PRESERVING ALL OTHER
PORTIONS OF THE ZONING ORDINANCE; PROVIDING A
CLAUSE RELATING TO SEVERABILITY; DETERMINING
THAT THE PUBLIC INTERESTS, MORALS AND GENERAL
WELFARE DEMAND THE ISSUANCE OF THIS
CONDITIONAL USE PERMIT; PROVIDING A PENALTY
NOT TO EXCEED THE SUM OF TWO THOUSAND
DOLLARS ($2,000.00); DECLARING AN EMERGENCY AND
PROVIDING AN EFFECTIVE DATE
WHEREAS, an application was made requesting issuance of a conditional use
permit by making applications for same with the Planning and Zoning Commission of the
City of Grapevine, Texas, as required by State statutes and the zoning ordinance of the
City of Grapevine, Texas, and all the legal requirements, conditions and prerequisites
having been complied with, the case having come before the City Council of the City of
Grapevine, Texas, after all legal notices requirements, conditions and prerequisites
having been complied with; and
WHEREAS, the City Council of the City of Grapevine, Texas, at a public hearing
called by the City Council did consider the following factors in making a determination as
to whether this requested conditional use permit should be granted or denied: safety of
the motoring public and the pedestrians using the facilities in the area immediately
surrounding the site; safety from fire hazards and measures for fire control; protection of
Ordinance No. 2025-025 2 CU25-16
adjacent property from flood or water damages, noise producing elements, and glare of
the vehicular and stationary lights and effect of such lights on established character of the
neighborhood; location, lighting, and types of signs and relation of signs to traffic control
and adjacent property; street size and adequacy of width for traffic reasonably expected
to be generated by the proposed use around the site and in the immediate neighborhood;
adequacy of parking as determined by requirements of this ordinance for off-street
parking facilities; location of ingress and egress points for parking and off-street locating
spaces, and protection of public health by surfacing on all parking areas to control dust;
effect on the promotion of health and the general welfare; effect on light and air; the effect
on the overcrowding of the land; the effect on the concentration of population; the effect
on the transportation, water, sewerage, schools, parks and other facilities; and
WHEREAS, the City Council of the City of Grapevine, Texas, at a public hearing
called by the City Council of the City of Grapevine, Texas, did consider the following
factors in making a determination as to whether this requested conditional use permit
should be granted or denied; effect on the congestion of the streets, the fire hazards,
panics and other dangers possibly present in the securing of safety from same, the effect
on the promotion of health and the general welfare, effect on adequate light and air, the
effect on the overcrowding of the land, the effect on the concentration of population, the
effect on the transportation, water, sewerage, schools, parks and other public facilities;
and
WHEREAS, all of the requirements of Section 48 of Ordinance No. 82-73 have
been satisfied by the submission of evidence at a public hearing; and
WHEREAS, the City Council further considered among 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
Ordinance No. 2025-025 3 CU25-16
originally classified and, therefore, feels that the issuance of this conditional use permit
for the particular piece of property is needed, is called for, and is in the best interest of
the public at large, the citizens of the City of Grapevine, Texas, and helps promote the
general health, safety and welfare of this community.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF GRAPEVINE, TEXAS:
Section 1. That the City does hereby issue a conditional use permit in
accordance with Section 48 of Ordinance No. 82-73, the Comprehensive Zoning
Ordinance of the City of Grapevine, Texas, same being also known as Appendix "D" of
the City Code, by granting Conditional Use Permit CU25-16 to amend the previously
approved site plan for a master site development plan CU19-16 (Ordinance No. 2019-
037), specifically to allow the possession, storage, retail sales of on- and off- premise
consumption of alcoholic beverages (beer, wine and mixed beverages) and outdoor
speakers in conjunction with one, five-story hotel with 200 rooms, and to exceed the
maximum building height of 50 feet in a district zoned “CC”, Community Commercial
District within the following described property: Block A, Lot 1A2-1, Bluffs at Grapevine
Addition (1701 State Highway 26) all in accordance with a site plan approved pursuant to
Section 47 of Ordinance No. 82-73, attached hereto and made a part hereof as Exhibit
"A", and all other conditions, restrictions, and safeguards imposed herein, including but
not limited to the following: None.
Section 2. That the City Manager is hereby directed to amend the official zoning
map of the City of Grapevine, Texas, to reflect the herein conditional use permit.
Section 3. That in all other respects the use of the tract or tracts of land herein
above described shall be subject to all the applicable regulations contained in said City
of Grapevine zoning ordinance and all other applicable and pertinent ordinances of the
City of Grapevine, Texas.
Section 4. That the zoning regulations and districts as herein established have
been made in accordance with the comprehensive plan for the purpose of promoting
health, safety, morals and the general welfare of the community. They have been
designed with respect to both present conditions and the conditions reasonably
anticipated to exist in the foreseeable future; to lessen congestion in the streets; to secure
safely from fire, panic, flood and other dangers; provide adequate light and air; to prevent
overcrowding of land, to avoid undue concentration of population; facilitate the adequate
provisions of transportation, water, sewerage, drainage and surface water, parks and
other 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.
Ordinance No. 2025-025 4 CU25-16
Section 5. That this ordinance shall be cumulative of all other ordinances of the
City of Grapevine, Texas, affecting zoning and shall not repeal any of the provisions of
said ordinances except in those instances where provisions of those ordinances which
are in direct conflict with the provisions of this ordinance.
Section 6. That the terms and provisions of this ordinance shall be deemed to
be severable and that if the validity of the zoning affecting any portion of the tract or tracts
of land described herein shall be declared to be invalid, the same shall not affect the
validity of the zoning of the balance of the tract or tracts of land described herein.
Section 7. That any person violating any of the provisions of this ordinance shall
be deemed guilty of a misdemeanor and upon conviction thereof shall be fined in a sum
not to exceed Two Thousand Dollars ($2,000.00) and a separate offense shall be deemed
committed upon each day during or on which a violation occurs or continues.
Section 8. That the fact that the present ordinances and regulations of the City
of Grapevine, Texas, are inadequate to properly safeguard the health, safety, morals,
peace and general welfare of the inhabitants of the City of Grapevine, Texas, creates an
emergency for the immediate preservation of the public business, property, health, safety
and general welfare of the public which requires that this ordinance shall become effective
from and after the date of its final passage, and it is accordingly so ordained.
PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS on this the 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