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HomeMy WebLinkAboutCU2025-18Project Overview for Napoli’s Italian Kitchen CU #25-001369 Napoli’s is ready to implement its plan to remodel. In 2022 we were approved to add seating and rezone the building to FSRest (full-service restaurant). With this approval we still wanted to keep a portion of our Italian Market. After a few years we have decided to move forward. Over the past few years, we have contemplated the design layout and have determined to move a few things around. The changes we want to make will provide a better flow for patrons depending on what they want. Instead of restaurant patrons having to cut through the market area and get in the way of market patrons, the market will have its own entrance from the outside sidewalk as well as in the restaurant. With this design change, we will also enlarge and modernize our kitchen as well as relocate and add to the number of restrooms that we currently have. Our design change, will create better use for our space, and will stay within the parameters of the pervious approved plans. Over the past 20 years, we have pieced together Napoli’s, starting as an order at the counter pizza shop to a full-service restaurant with an Italian Market. Now it’s time to give our business and building a better flow, fresh look and be prepared to go for another 20 years. THEAT R E 31441 .5 AC 20 19 1 2 J E N K I N S S T MA I N S T TR 59 TR 6 0 A 1 1213B13A 15 1 5 4 3 1 5 2 13 12 11 10 8 7 9 615 14 11 19A 17 16 18 1A .258 @ TR 60A1 .666 AC .615 AC GU CBD R-7.5 CU25-18; Napoli's 309 South Main Street 0 25 50 75 100 Feet ² Date Prepared: 4/29/2025 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 CU25-18 First Review Memo Email a PDF of the revised plans by April 25 at 5:00 p.m. to emarohnic@grapevinetexas.gov/atriplett@grapveinetexas.gov/lflores@grapevinetexas.gov. Verify that all text is legible on an 11”x 17” sheet. Do not reproduce final copies requested below prior to Planning Staff approval. PROJECT DESCRIPTION: CU25 -18; Napoli’s – submitted by James Kinzel for property located at 309 South Main Street, platted as Block 20, Lot 1 -2 -S ½ 3 & Block 19, Lot 13, City of Grapevine. The applicant is requesting a conditional use permit to amend the previously approved site plan CU19 -31 (Or d. 2019 -085) to allow access, indoor dining, and on -premise alcohol beverage sales (beer, wine, and mixed beverages) in conjunction with a restaurant. This request is specifically to revise the previously approved floor plan. The property is zoned “CBD”, C entral Business District and is owned by Napoli’s Italian Kitchen and Market. PLANNING SERVICES Floor Plan – Sheet # AS -1 • ADDRESSED PS1. Fill in the case name (Napoli’s), case number (CU25 -18), and location (309 South Main Street) in the signature block and relocate to the bottom right of the page. o ADDRESSED CLARIFY – Are the proposed changes completely within 309 South Main or does it also include 311 South Main? If the far right portion of the building is outside of scope of work, note that with a label or hatching. • ADDRESSED PS2. Label as Sheet 1 of 1 in the signature block • ADDRESSED PS3. Add signature block with correct information • NEW PS19. Add title block with corr ect information • ADDRESSED PS4. Add purpose statement, “The purpose of CU25 -13 is to revise the previously approved floor plan of an existing restaurant”. • PS5. Add site plan summary data table. Below is the start of one. Complete with correct information and add it to the floor plan. o NOT ADDRESSED Revise parking information – see PS20 Site Plan Data Summary Table Item Provided General Site data Zoning (from zoning map) CBD Land Use (from Zoning Ordinance; include all applicable uses) Restaurant with alcohol sales Total Lot Area (square feet and acres) -- SQFT First Floor-Building Footprint Area (square feet) -- SQFT Total Building Area (square feet) -- SQFT CU25-18 APRIL 23, 2025 NAPOLI’S 309 SOUTH MAIN STREET BLOCK 20, LOT 1-2-S ½ 3 & BLOCK 19, LOT 13, CITY OF GRAPEVINE CU25-18 First Review Memo Building Height (feet/# stories) -- Story Parking Parking Ratio (from Zoning Ordinance) -- • PS6. Provide a breakdown of occupancy load and seating count . Below is how it was calculated in the previously approved. Recalculate based on new floor plan and add to the page. o NOT ADDRESSSED PS20. Parking is calculated as a restaurant. Recalculate as: 1 space per 3 outdoor seats + 1 spaces per 3 occupants (indoors) CU25-18 First Review Memo • ADDRESSED PS7. Use existing white area to enlarge the floor plan. Make sure it is legible on an 11x17 sheet of paper • ADDRESSED PS8. The floor plan needs to be signed and sealed by a registered architect, engineer, or surveyor. • PS9. Change label to “proposed floor plan” o NEW PS9. My apologies, please change the name to just “floor plan” • ADDRESSED PS10. Provide a vicinity map • ADDRESSED PS11. Provide a graphic scale • ADDRESSED PS12. Label main entrance(s) • ADDRESSED PS13. PS13. Correct the direction of the floor plan or the north arrow. The way it is shown now is not accurate. • PS14. Label all areas on the floor plan that will be used for “alcohol storage”. Label all points of sale. One area is shown now, make sure all are labeled and all POS systems are labeled as well. o NOT ADDRESSED: POS systems should be shown on the floor plan as POS. I assume that not all points of sale will be located in the suite that is out of scope. • ADDRESSED PS15. Label the following areas: • ADDRESSED PS16. Show any outdoor seating. Make sure that it provides (and label) at least a 4- foot clear pedestrian path. o ADDRESSED Label existing sidewalk • ADDRESSED PS17. Show curb cut into the parking lot. • NEW PS18. Show number of parking spaces in the parking lot PUBLIC WORKS Contact Paul Lee - Civil Engineer, Elizabeth Reynold EIT or Cristin Turner (Platting) – Civil Engineer at 817.410.3000 for the following comments: • No comments BUILDING SERVICES Contact Larry Gray – Building Official at 817.410.3165 or lgray@grapevinetexas.gov to discuss the following: • A new C/O will be required for a single suite FIRE MARSHALL Contact Fire Department at 817.410.4421 or sdaniel@grapevinetexas.gov for the following comments: • No comments PARKS CU25-18 First Review Memo Contact Kathy Nelson – Capital Improvements Program Manager at 817.410.3394 or knelson@grapevinetexas.gov to discuss the following: • No comments ____________________________________________________________________ Email a PDF of the revised final plans by April 25 at 5:00 p.m. to emarohnic@grapevinetexas.gov/atriplett@grapveinetexas.gov/lflores@grapevinetexas.gov. Verify that all text is legible on an 11”x 17” sheet. Do not reproduce final copies requested below prior to Planning Staff approval. Please direct all questions to Erica Marohnic at (8l7) 410-3155 or Lindsay Flores at (817) 410-3154. TE X A S S T R E E T MAIN STREET EA S T 9 4 . 0 0 ' WE S T 9 4 . 0 0 ' SOUTH 104.00' NORTH 104.00' 01 PROPOSED SITE PLAN 1" = 10'-0" N EX I S T I N G B U I L D I N G JENKINS STREET 104'-0" STREET PARKING APPROXIMATE END OF CURB NA P O L I S GENERAL SITE NOTES: 1) ALL EXISTING SITE IS EXISTING TO REMAIN - ALL WORK IS TENANT INTERIOR FINISH OUT BA R S E R V I C E CO U N T E R CO O L E R CO O L E R CO O L E R KI T C H E N AL C O H O L ST O R A G E RE S T R O O M RE S T R O O M ST O R A G E OF F I C E PU B L I C A R E A 4 4 4 4 6 6 6 6 6 66 6 6 2 2 66 HI T O P S HI T O P S HI T O P S HI T O P S 6 64 SE A T S 48 SE A T S 4 4 4 LEGAL DESCRIPTION: LOTS 1,2, AND THE SOUTH 1/2 OF 3 AND BLOCK 19, LOT 13 OF THE ORIGINAL TOWN OF GRAPEVINE AS RECORDED IN VOLUME 388-309 PAGE 72 P.R.T.C.T DW SI N K IC E TA B L E HS SI N K 4 4 COLD PREP COOLER STOVESTOVE PIZZA OVEN PR E P F GRILL MI X E R PURPOSE STATEMENT: THE PURPOSE OF CU25-13 IS TO REVISE THE PREVIOUSLY APPROVED FLOOR PLAN OF AN EXISTING RESTAURANT GRAPHIC SCALE 5'10'20' NOT IN SCOPE OFFICERESTROOM RESTROOM GELATO STORAGE KITCHEN SERVERS AREA DINING AREA NOT IN SCOPE STAIR TO ADJACENT SPACE MAIN ENTRANCE MAIN ENTRANCE NOT TO SCALE VICINITY MAP ITEM PROVIDED: GENERAL SITE DATA ZONING (FROM ZONING MAP)CBD LAND USE (FROM ZONING ORDINANCE; INCLUDE ALL APPLICABLES USES)RESTAURANT WITH ALCOHOL SALES TOTAL LOT AREA (SQUARE FEET AND ACRES)9,776 SQ FT OR (0.224) ACRES FIRST FLOOR-BUILDING FOORPRINT AREA (SQUARE FEET)4,329 SQ FT TOTAL BUILDING AREA (SQUARE FEET)4,329 SQ FT BUILDING HEIGHT (FEET & IN / # STORIES)16 FT 8 IN / 1 STORY (EXISTING) PARKING 44 SPACES REQUIRED PARKING RATIO (FROM ZONING ORDINANCE)1 SPACE PER 100 S.F. GROSS FLOOR AREA SITE PLAN DATA SUMMARY TABLE 309 SOUTH MAIN BREAK DOWN OF BUILDING AREAS: -DINING & SEATING (NET)1,540 SQ FT -OFFICE (NET)51 SQ FT -CORRIDOR (NET)110 SQ FT -RESTROOMS (NET)181 SQ FT -KITCHEN (NET)64 SQ FT -WALL / STRUCTURE 151 SQ FT AREA (GROSS) - 2,097 SQ FT 309 SOUTH MAIN - SUITE 100 BREAK DOWN OF BUILDING AREAS: -DINING & SEATING (NET)836 SQ FT -KITCHEN (NET)998 SQ FT -GELATO (NET)286 SQ FT MINUS (MW / FFE)-67 SQ FT -WALL / STRUCTURE 112 SQ FT AREA (GROSS) -2,232 SQ FT BUILDING AREA - 4,329 SQ FT OCCUPANCY: 1,540 / 15 = 103 OCC 51 / 150 = 1 OCC = UNOCCUPIED = UNOCCUPIED 64 / 200 = 1 OCC = UNOCCUPIED = 105 OCCUPANTS OCCUPANCY: 836 / 15 = 56 OCC 998 / 200 = 5 OCC 219 / 15 = 15 OCC = UNOCCUPIED = 76 OCCUPANTS = 181 OCCUPANTS 309 SOUTH MAIN SEATING AS PER LAYOUT: 9 TABLES @ 4 EA 36 SEATS 2 TABLES @ 2 EA 4 SEATS 2 TABLES @ 6 EA 12 SEATS 2 BOOTHS @ 6 EA 12 SEATS 1 TABLE @ 4 EA 4 SEATS OUTDOOR 64 SEATS 309 SOUTH MAIN - SUITE 100 SEATING AS PER LAYOUT: 5 TABLES @ 6 EA 30 SEATS 3 BOOTHS @ 6 EA 18 SEATS 2 TABLES @ 2 EA 6 SEATS OUTDOOR 48 SEATS REQUIRED PARKING SECTION 56 OF THE GRAPEVINE, TX APPENDIX D - ZONING--ORDINANCE NO. 82-73 - OFF-STREET PARKING REQUIREMENTS USE: FOR FOOD ESTABLISHMENT WITH CARRYOUT SERVICE ONLY: 1 SPACE IS REQUIRED PER 100 SQ FT OF GROSS FLOOR AREA 4,329 SQ FT => 44 SPACES ARE REQUIRED TOTAL SEATS - 112 SEATS 10 SEATS OUTDOOR 122 SEATS TOTAL EXIT ONLY 2 4 2 4' - 0 " C L R SI D E W A L K 2 PRELIMINARY THIS DOCUMENT SHALL NOT BE USED FOR REGULATORY APPROVAL, PERMIT, OR CONSTRUCTION. RELEASED UNDER THE AUTHORITY OF NICHOLAS K. CADE, TBAE LICENSE #9301 NA P O L I S 24058NCA JOB #: 5 6 4 6 M I L T O N S T . S U I T E 6 1 0 D A L L A S , T X 7 5 2 0 6 2 1 4 . 3 6 1 . 9 9 0 1 2 1 4 . 3 6 1 . 9 9 0 6 F A X n c a p a r t n e r s . c o m 30 9 S . M A I N S T R E E T GR A P E V I N E , T X ©2025 NCA PARTNERS, INC. ALL RIGHTS RESERVED. THESE PLANS HEREIN ARE THE PROPERTY OF NCA PARTNERS, INC. AND ARE PROTECTED UNDER APPLICABLE COPYRIGHT LAWS. A R C H I T E C T U R E DATE 04-07-2025 DESCRIPTION PLAN REVIEW OW N E R : JA M E S K I N Z E L 81 7 - 3 1 0 - 0 3 8 5 RE S T A U R A N T / R E T A I L CASE NAME: ( NAPOLI'S ) CASE NUMBER: ( CU25-18 ) LOCATION: (309 SOUTH MAIN STREET) ____________________________________________ MAYOR SECRETARY DATE: ______________________ PLANNING AND ZONING COMMISSION ______________________ CHAIRMAN DATE: _________________________ SHEET: 1 OF 1 _ APPROVAL DOES NOT AUTHORIZE ANY WORK IN CONFLICT WITH ANY CODES OR ORDINANCES. PLANNING SERVICES DEPARTMENT #25-001369 - CONDITIONAL USE 04-21-2025 CITY COMMENTS, PLAN UPDATE AS-1 PROPOSED SITE PLAN N NW HWY MA I N S T ST HWY 114 DALLAS RD TE X A S T R A I L Agenda item # III. C. CU25-18.4 1 TO: SITE PLAN REVIEW COMMITTEE MEMBERS FROM: ALBERT L. TRIPLETT, JR. PLANNER II DATE: MAY 7, 2025 SUBJECT: CONDITIONAL USE REQUEST CU25-18, NAPOLI’S, 309 SOUTH MAIN STREET RECOMMENDATION Staff recommends the Site Plan Review Committee (SPRC) consider the proposed changes to amend the previously approved site plan CU19-31 (Ord. 2019-085) ) to allow access, indoor dining, and on-premise alcohol beverage sales (beer, wine, and mixed beverages) in conjunction with a restaurant. This request is specifically to revise the previously approved floor plan. The property is zoned “CBD”, Central Business District and is owned by JBK Main St Properties, LLC. REQUEST With this request, the applicant proposes to reduce the size and relocate the existing Italian market portion of the building into the middle suite to open up the existing dining space. With this request, 63 parking spaces are required, and 17 are provided on site as well as any available surrounding public parking. The following are the proposed changes to the site: • Relocate the gelato and market retail area from the far northern suite to the middle suite; • Decrease the gelato and market retail area from 317 sq.ft. to 286 sq.ft.; • Increase the size of the kitchen from 380 sq.ft. to 1.062 sq.ft.; • Remove a partition wall between the far northern suite to the middle suite; and • Reconfigure the seating, restrooms, and servers areas. The indoor seating count is proposed to increase by 8 seats and the outdoor seating count is proposed to decrease by four, for a total of 4 additional proposed seats. Seating Count Approved with CU19-31 Seating Count Proposed with CU25-18 Indoor 104 Indoor 112 Outdoor 14 Outdoor 4 Total 118 Total 116 The increase in the required parking count is due to an increase of approximately 1,000 sqft. of dining area that was previously market area, waiting area, and kitchen space. Agenda item # III. C. CU25-18.4 2 Parking Count Approved with CU19-31 Parking Count Proposed with CU25-18 Required 56 Required 63 No other changes are proposed on site. BACKGROUND INFORMATION 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 a Historic Overlay District (HL92-03). • On April 19, 2005, City Council approved CU05-12 (Ord. 2005-27) for a restaurant with on-premise alcohol beverage sales and consumption at the property addressed at 309 South Main Street, Suite 100. • On July 20, 2010, City Council approved CU10-15 (Ord. 2010-034) to allow for a 2,235 square foot expansion to the south for a confectionary. • On May 6. 2015, the Site Plan Review Committee approved CU15 -17 to allow for minor floor plan changes to the existing restaurant without an increase in seating. • On October 16, 2016, the Site Plan Review Committee approved CU16 -21 to allow 16 outdoor seats along Main Street. /lf