HomeMy WebLinkAboutItem 04 - Floor & Decor
TO: HONORABLE MAYOR, CITY COUNCIL MEMBERS AND THE
PLANNING AND ZONING COMMISSION
FROM: BRUNO RUMBELOW, CITY MANAGER
ERICA MAROHNIC, DIRECTOR, PLANNING SERVICES
MEETING DATE: JUNE 17, 2025
SUBJECT: PLANNING SERVICES TECHNICAL REPORT OF CONDITIONAL
USE APPLICATION AND PLANNED DEVELOPMENT OVERLAY
CU25-14/ PD25-02, FLOOR & DECOR
APPLICANT: Caitlin Pipkin – Floor and Décor Outlets
of America, Inc.
PROPERTY LOCATION AND SIZE:
The subject property is located at 3200 Grapevine
Mills Parkway and is proposed to be platted as Block
A, Lot 2R-AB, Grapevine Vineyards Addition. The
addition contains approximately 4.9613 acres. The
entire planned center contains approximately 14.73
acres and has approximately 1,360 feet of frontage
along Grapevine Mills Parkway, 815 feet of frontage
along North State Highway 121 and 511.64 feet
along Stars and Stripes Way.
REQUESTED CONDITIONAL USE, PLANNED DEVELOPMENT OVERLAY AND
COMMENTS:
The site was previously approved for a conditional use permit to allow for a 45,000 square
foot fitness and workout center. This request is specifically to allow for a 60,378 square-foot
retail store for building materials and supplies and a planned development to deviate from
but not be limited to a reduction in the minimum open space requirement and an increase
to the maximum impervious surface requirement, Section 25, “CC”, Community
Commercial District, F. Density Requirements of the Comprehensive Zoning Ordinance,
No. 82-73.
The subject site was originally developed in 2006 as a fitness and workout facility. The
applicant proposes repurposing the existing building for use by a specialty retailer, Floor &
Décor. To accommodate this change in use, the project requires a larger lot size, an
expanded building footprint, and modifications to the exterior elevations.
The applicant proposes to increase the lot area by 25,321 square-feet, expanding it from
190,793 square feet to a total of 216,114 square-feet. Additionally, an 18,094 square-foot
building expansion to the south of the existing building is proposed, for a total building area
of 60,378 square-feet. The project also includes updates to the building’s exterior
elevations.
Required parking for the proposed use is 242 parking spaces; 273 parking spaces are
provided. The applicant intends to utilize wall signs as well as the four existing signs that
were previously approved for the planned commercial center. These include three multi-
tenant pole signs located adjacent to Grapevine Mills Parkway and North State Highway
121, and one on-site monument sign adjacent to Stars and Stripes Way.
To accommodate the additional lot area and building expansion, the applicant requests a
planned development overlay to allow for a reduction in the required open space from 20%
to 16.98% (108,931 square feet), and an increase in the allowable impervious coverage
from 80% to 83.02% (532,706 square feet). The minimum open space and the maximum
impervious coverage are not met throughout the planned commercial center.
PRESENT ZONING AND USE:
The property is zoned “CC”, Community Commercial District and is developed with a former
L.A. Fitness Building.
HISTORY OF TRACT AND SURROUNDING AREA:
The subject site was rezoned in the 1984 City-wide Rezoning from “I-1”, Light Industrial
District to “HCO”, Hotel Corporate Office District.
On June 18, 1996, City Council approved Z96-08 (Ord. 1996-42) to rezone 35.505
acres from “HCO”, Corporate Office District to “CC”, Community Commercial District to
develop a retail shopping center.
On October 19, 2004, City Council approved CU04-32 (Ord. 2004-66) for a planned
commercial center for retail and restaurant uses.
On May 16, 2006, City Council approved CU06-16 (Ord. 2006-35) to allow for a 45,000
square foot fitness and workout center.
On May 18, 2021, City Council denied CU20-26 to establish master site development
plan for a multifamily complex.
SURROUNDING ZONING AND EXISTING LAND USE:
NORTH: “CC”, Community Commercial District – Ashley Furniture Store
SOUTH: “CC”, Community Commercial District – undeveloped parking lot and
CU25-14/ PD25-02 2
Cracker Barrell Old Country Store
EAST: “CC”, Community Commercial District – undeveloped lot
WEST: “CC”, Community Commercial District – two multi-tenant retail
buildings, Leather Sofa Company, Fuzzy’s Taco, Mattress Firm, and
FedEx Office
AIRPORT IMPACT:
The subject site is located within “Zone B” Middle Zone of 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 the building design:
multifamily apartments, motels, office buildings, movie theatres, restaurant, personal and
business services. Single-family residential and sound sensitive uses such as schools and
churches should avoid this zone. The applicant’s proposal is an appropriate use in this
noise zone.
MASTER PLAN APPLICATION:
Map 2: Land Use Plan of the Comprehensive Master Plan designates the subject property
as a Commercial (CO) land use. The applicant’s proposal is compliant with the Master
Plan.
THOROUGHFARE PLAN APPLICATION:
The City of Grapevine’s Thoroughfare Plan designates Grapevine Mills Parkway as a Type
A, Major Arterial with a right of way width determined by TxDOT.
/at
CU25-14/ PD25-02 3
GRAPE
V
I
N
E
VINEYA
R
D
16075H
NORTH
P
O
I
N
T
30293G
5.87 @ 1.4876 @3.061 @
0.456 @ 0.149 @
4.228 @
2.874 @
2.034 AC
2.539 @
1.7877 @
4.132 @
1.369 @
2
2 1
(F
M
2
4
9
9
)
STA
T
E
H
W
Y
2
6
STARS AND STRIPES WAY
STARS A N D S T R I P E S WAY
TR 2A1A
TR 5A1
TR 5F TR 1F
2
2RA
AR1
5
3
2
4R1
3A
GRAPEVINEMILLSCROSSING16071K
A
GRAPE
V
I
N
E
VINEYA
R
D
16075H
B
4.267 @
1A
3.377 @
TR 1
5R
5.304 @
6R
1.2059 @
3R1
4.388 @A
(Tarrant County)
2.025 @
1RA
1.284 @
GRAPE
V
I
N
E
MILLS
16071H
GR
A
P
E
V
I
N
E
M
I
L
L
S
P
K
W
Y
CHARL
E
S
T
O
N
ADDN
7098
Bak
e
r
S
t
10.4935 @
(TAD 10.4238 AC)
1
A
CC
CU25-14/PD25-02; Floor & Decor
3200 Grapevine Mills Parkway
0 120 240 360 480
Feet
²
Date Prepared: 6/3/2025 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. 2025-029
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS ISSUING CONDITIONAL USE PERMIT
CU25-14 TO AMEND THE PREVIOUSLY APPROVED SITE
PLAN OF CU06-16 (ORDINANCE NO. 2006-035) FOR A
PLANNED COMMERCIAL CENTER FOR THE
DEVELOPMENT OF A 45,000 SQUARE-FOOT FITNESS AND
WORKOUT CENTER. THIS REQUEST IS SPECIFICALLY TO
ALLOW FOR A 60,378 SQUARE-FOOT RETAIL STORE FOR
BUILDING MATERIALS AND SUPPLIES FOR BLOCK A, LOT
2R-AB, GRAPEVINE VINEYARD ADDITION (3200
GRAPEVINE MILLS PARKWAY) 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 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 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.
Ordinance No. 2025-029 CU25-14
2
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 No. CU25-14 to amend the previously approved site plan of CU06-
16 (Ordinance No. 2006-035) for a planned commercial center for the development of a
45,000 square-foot fitness and workout center. This request is specifically to allow for a
60,378 square-foot retail store for building materials and supplies (Floor & Decor) in a
district zoned “CC”, Community Commercial District Regulations within the following
described property: Block A, Lot 2R-AB, Grapevine Vineyard Addition (3200 Grapevine
Mills Parkway) 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. 2025-029 CU25-14
3
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 17th day of June, 2025.
APPROVED:
________________________________
William D. Tate
Mayor
ATTEST:
_________________________________
Tara Brooks
City Secretary
APPROVED AS TO FORM:
_________________________________
Matthew C.G. Boyle
City Attorney
Ordinance No. 2025-029 CU25-14
4
ORDINANCE NO. 2025-030
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS ISSUING PLANNED DEVELOPMENT
OVERLAY PD25-02 TO DEVIATE FROM, BUT NOT BE
LIMITED TO, A REDUCTION IN THE MINIMUM OPEN
SPACE REQUIREMENT AND AN INCREASE TO THE
MAXIMUM IMPERVIOUS SURFACE REQUIREMENT FROM
SECTION 25, “CC” COMMUNITY COMMERCIAL DISTRICT,
F. DENSITY REQUIREMENTS OF THE COMPREHENSIVE
ZONING ORDINANCE, NO. 82-73. WITHIN THE FOLLOWING
DESCRIBED PROPERTY: BLOCK A, LOT 2R-AB,
GRAPEVINE VINEYARDS ADDITION (3200 GRAPEVINE
MILLS PARKWAY) 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 PLANNED DEVELOPMENT OVERLAY 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 planned
development overlay 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 planned development overlay 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 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 planned development overlay
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 41 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 planned development overlay, 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
planned development overlay 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 planned development overlay 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 planned development overlay for
the particular piece of property is needed, is called for, and is in the best interest of the
Ordinance No. 2025-030 2 PD25-02
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 planned development overlay in
accordance with Section 41 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 Planned Development Overlay No. PD25-02 to deviate from, but not be limited
to a reduction in the minimum open space requirement and an increase to the maximum
impervious surface requirement from Section 25, “CC” Community Commercial District, F.
Density Requirements of the Comprehensive Zoning Ordinance, No. 82-73 within the
following described property: Block A, Lot 2R-AB, Grapevine Vineyards Addition (3200
Grapevine Mills Parkway) 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 planned development overlay.
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
Ordinance No. 2025-030 3 PD25-02
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. 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 this ordinance shall become effective from and after the date of its
final passage.
PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF
GRAPEVINE, TEXAS on this the 17th day of June, 2025.
APPROVED:
_________________________________
William D. Tate
Mayor
ATTEST:
_________________________________
Tara Brooks
City Secretary
APPROVED AS TO FORM:
_________________________________
Matthew C.G. Boyle
City Attorney
Ordinance No. 2025-030 4 PD25-02