HomeMy WebLinkAboutCU2025-20TRINIT
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STATE HWY 114
NORTHWEST PKWY EAST
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Grapevine GIS
CU25-20; McDonald's
101 East State Highway 114
0 90 180 270 360
Feet
²
Date Prepared: 11/12/2025 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
CU25-20 – 1st Review Memo
Email a PDF of the revised plans by October 20, 2025 at 12:00 p.m. to
emarohnic@grapevinetexas.gov, atriplett@grapevinetexas.gov, and
amosley@grapevintexas.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: CU25-20; submitted by Olsson Associates for property located at 101
East State Highway 114, platted as Block A, Lot 1, Trinity Industries Addition. This site was
previously approved for a conditional use permit CU96-16 (Ord. 96-49) to allow a combination
restaurant and convenience store with gasoline sales, car wash, and the possession, storage,
retail sale and off premise consumption of alcoholic beverages (beer and wine only). This request
is specifically to convert the existing single-lane drive-through to a double-lane drive-thru and
modify traffic flow east of the existing building for the McDonald’s restaurant. The property is
zoned “CC”, Commercial District and is owned by 7-Eleven Inc.
PLANNING SERVICES
All Sheets in Plan Set
P.1. Title Block: Update all sheets in three sheet plan set to have the title block present
in the lower, right-hand corner of the sheet per the conditional use permit check
list. Current title block is only shown on page SP-1.The standard title block is
provided below. As currently shown on page SP-1, th e title block is missing the
following information: Abstract Number, City of Grapevine, Texas under the
address, the size of the lot in acres and square feet, the zoning district and the
date of preparation. This should be provided on all sheets in the lower-right hand
corner. Example provided below.
P.2. Approval/Signature Block: Relocate the standard approval/signature block
above the standard title block on all sheets above the required title block in the
lower, right-hand corner of each sheet in the plan set.
P.3. Approval/Signature Block: Add the assigned case number within the standard
approval/signature block, CU25-20 on all plan sheet s in the set.
P.4. Approval/Signature Block: Correct the department name at the bottom of block
from “Development Services Department” to “Planning Services Department” on
all plan sheets in the set.
CU25-20 OCTOBER 13, 2025
MCDONALD’S
101 EAST STATE HIGHWAY 114
BLOCK A, LOT 1A1, 1B1, 1C1, AND 1C2A, TRINITY
INDUSTRIES (GPVNE)
CU25-20 – 1st Review Memo
P.5. The plan set submitted appears to only be a “focused site plan”. We need to see
the linework and data for the entire lot, including linework and the existing driveway
along E. State Highway 114.
P.6. Purpose Statement: Add the following purpose statement near the title and
approval/signature blocks to each sheet of the thre e-page plan set. “The purpose
of this Conditional Use Permit is to is to convert the existing single-lane drive-through
to a double-lane drive-thru and modify traffic flow east of the existing building for the
existing McDonald’s restaurant.”
P.7. If the lot with the proposed dual drive-through scope of construction results in the lot no
longer meeting minimum pervious and impervious surface area requirements, then a
special exception will be required by the Board of Zoning Adjustment (BZA). When action
from the BZA is required, then there will need to be a first and second reading of the
conditional use request at the joint Planning and Zoning Commission and City Council
meeting with a BZA public hearing in between (three total meetings).
Dimensional Control Site Plan and Landscape Plan – Sheet # SP-1
P.8. Title Block: Update sheet set to have the title block present i n the lower, right-
hand corner of the sheet per the conditional use pe rmit check list. Current title
block is only shown on page SP-1.The standard title block is provided below. As
currently shown on page SP-1, the title block is missing the following information:
Abstract Number, City of Grapevine, Texas under the address, the size of the lot
in acres and square feet, the zoning district and t he date of preparation. This
should be provided on all sheets in the lower-right hand corner. Example provided
below.
P.9. Title Block: Rename the name of the first plan sheet in the thr ee-page plan set as
“Dimensional Control Site Plan and Landscape Plan.”
P.10. Approval/Signature Block: Relocate the standard approval/signature block
above the standard title block on the sheet above t he required title block in the
lower, right-hand corner of the sheet in the plan s et.
P.11. Approval/Signature Block: Add the assigned case number within the standard
approval/signature block, CU25-20 on the plan sheet in the set.
P.12. Approval/Signature Block: Correct the department name at the bottom of the
block from “Development Services Department” to “Pl anning Services Department”
on the plan sheet.
P.13. The plan set submitted appears to only be a “focused site plan”. We need to see
the linework and data for the entire lot, including linework and the existing driveway
along E. State Highway 114.
CU25-20 – 1st Review Memo
P.14. Purpose Statement: Add the following purpose statement near the title and
approval/signature blocks on the sheet. “The purpose of this Conditional Use
Permit is to is to convert the existing single-lane drive-through to a double-lane drive-thru
and modify traffic flow east of the existing building for the existing McDonald’s restaurant.”
The plan set submitted appears to only be a “focused site plan”. We need to see
the linework and data for the entire lot, including linework and the existing driveway
along E. State Highway 114.
P.15. Total impervious area of the lot has been exceeded. Section 25.F.4 of the City of
Grapevine Zoning Ordinance requires a maximum of 80 % of impervious surface
area. Landscaping has been removed from the east side of the building to
accommodate the extended width of the double drive-through. Potential areas to
reclaim for landscaping include the drive-through c ar wash facility on the property
which appears to not be operable/in-use.
P.16. Based on comment # P.15 above, if the lot with the proposed dual drive-through scope of
construction results in the lot no longer meeting minimum pervious and impervious surface
area requirements, then a special exception will be required by the Board of Zoning
Adjustment (BZA). When action from the BZA is required, then there will need to be a first
and second readying of the conditional use request at the joint Planning and Zoning
Commission and City Council meeting with a BZA public hearing in between (three total
meetings).
P.17. Provide labels of species and size of all relocated trees and shrubs per Section 53.E.4 and
5 of the Landscape Ordinance, Section 53.
P.18. While not part of this construction, there may be a n error on the site plan. There is
a ramp on the south side of the building labeled as an ADA ramp which does not
lead to a marked off area nor does the ramp appear to have the correct width or
slope for an ADA ramp. It is most likely a ramp use d to load supplies into the
building through the door immediately north of the ramp.
P.19. As this will be processed as a Conditional Use, and not a Specific Use Permit,
review the conditions under Section 48.F of the Zon ing Ordinance pertaining to the
decision by the Planning and Zoning Commission and City Council in determining
whether a conditional use may be granted.
Be prepared when brought to the public hearing to a nswer any questions regarding
these standards that the Commission or Council may ask.
P.20. Landscape Plan Notes: Add the following standards landscape plan notes -
1. Shrubs shall be a minimum of two (2) feet in height when measured immediately after
planting. Hedges, where installed, shall be planted and maintained to form a continuous,
unbroken, solid, visual screen which will be three (3) feet high within one (1) year after
time of planting.
2. All requirements of the City of Grapevine soil erosion control ordinance shall be met
during the period of construction
3. Light fixtures excluding accent lighting of architectural building features and lighting of
public art or public monuments shall be mounted no higher than the highest point of the
primary structure on the property. In no case shall light poles be greater than 30 feet in
height.
CU25-20 – 1st Review Memo
P.21. Drawing: Label the building use as Convenience Store with Restaurant with Drive-
through over the building linework.
P.22. Drawing: Show, label, and dimension the gas canopy, dimension from other buildings
on the lot and from the nearest lot lines.
P.23. Drawing: Label gross building area (square feet), building height (# of stories), and
building height (in feet to tallest element of the building).
P.24. Drawing: Show existing and proposed water utilities and associated easements.
Dimension easement widths. Label line sizes. Show and label water meters and provide
identification symbols. Show and label valves, Fire Department connections, fire
hydrants, detector check vaults, and other associated structures.
P.25. Drawing: Show existing and proposed sanitary sewer utilities and associated
easements. Dimension easement widths. Label line sizes. Label cleanouts, manholes,
and other associated structures.
P.26. Drawing: Show existing and proposed storm sewer utilities and associated easements.
Dimension easement widths. Label line sizes. Label culverts, inlets, junction boxes, and
other associated structures.
P.27. Drawing: Label dumpster enclosure screening height and material(s).
P.28. Drawing: Show and label type and height of screening walls, retaining walls, headlight
screens, and/or living screens. For living screens, state plant type, size, and spacing.
P.29. Drawing: Show and label type and height of fences and gates
P.30. Legend: Under Grass Landscape Area - Be specific, what type of ground cover is
proposed or existing (e.g. species name).
P.31. Sign Legend and Symbols: Indicate if these wayfinding and menu board signs exist or
are proposed. If proposed, provide additional information including elevations of
proposed signage.
Floor Plan (for restaurants) – Sheet Not Provided
P.32. Not provided as sheet within plan set. Are any interior floor plan revisions proposed? If
yes, provide an updated floorplan with your revised plan set resubmittal.
Elevations – Sheet Not Provided
P.33. Not provided as sheet within plan set. Are any exterior elevations revisions proposed? If
yes, provide updated elevations with your revised plan set resubmittal.
Photometric Plan – Sheet Not Provided
P.34. Not provided as sheet within plan set. Are any exterior overhead lighting revisions
proposed? If yes, provide an updated photometric plan with your revised plan set
resubmittal.
NOTE: See Section 55. Performance Standards
Reduce light levels at ground level of all property lines of the subject property to the following
levels based on the zoning of the adjacent properties:
· Single-family – 0.2 footcandles
· Multi-family – 0.5 footcandles
· Non-residential districts, streets – 3.0 footcandles
CU25-20 – 1st Review Memo
· Industrial districts – 5.0 footcandles
Speaker Plan – Sheet Not Provided
P.35. Not provided as sheet within plan set. Are any outdoor exterior speakers proposed to be
added or removed beyond existing or proposed menu ordering boards/signs? If yes,
provide an updated outdoor speaker plan with your revised plan set resubmittal.
NOTE: See Section 55. Performance Standards
P.36. Show and label all proposed outdoor speakers. Dimension distance from speakers to
closest property line. If adjacent to residential, show direction of speaker face and add
table depicting maximum sound level (dBA) and hours speakers will be operating. See
above table for maximum permissible sound levels.
PUBLIC WORKS
Contact Paul Lee - Civil Engineer, Elizabeth Reynold EIT or Cristin Turner (Platting) –
Civil Engineer at 817.410.3000 for the following comments:
· Show entire limits of lot, including linework for curb line adjacent to SH 114 (show full extent
of the lot). Show all line work.
· Ensure vehicles don’t stack into right-of-way.
· If plat doesn’t match site plan, an amended plat will be required.
BUILDING SERVICES
Contact Larry Gray – Building Services at 817.410.3163 or lgray@grapevinetexas.gov
to discuss the following:
· Show entire limits of lot, including linework for curb line adjacent to SH 114 (show full extent
of the lot). Show all line work.
FIRE MARSHALL
Contact Sam Daniel - Fire Department at 817.410.4421
or sdaniel@grapevinetexas.gov for the following comments:
· Confirm Fire Lane is a minimum 24 feet in width (appears to be the case in the plans).
PARKS
Contact Kathy Nelson – Capital Improvements Program Manager at 817.410.3394 or
knelson@grapevinetexas.gov to discuss the following:
· No comments.
____________________________________________________________________
CU25-20 – 1st Review Memo
Email a PDF of the revised final plans by October 20, at 12:00 p.m. to
emarohnic@grapevinetexas.gov, atriplett@grapevinetexas.gov, and
amoseley@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 Albert Triplett at (817) 410-
3151.
09/26/2025
SP-1
Verify this is a ADA
Ramp. Angle and
width looks all
wrong. Looks like a
load-in ramp.
Was a tree removed
here?
Section 25.F.4 CC
Zoning Requires a
maximum of 80% of
total lot area. The site
needs to convert
another 4,037.2 SF to
be in compliance with
zoning.
Non-operational
carwash and adjacent
concrete could be
converted to
landscape area.
Loss of foundation
planting along the
east side of the
building can be made
up in here with
additional shrub beds
and ornamental trees.
Please provide labels
of species and size of
all relocated trees.
and shrubs. Section
53.E.4 and 5.
Remove this purpose statement in this location. Add the
following purpose statement near the title and
approval/signature blocks on the sheet. “The purpose of this
Conditional Use Permit is to is to convert the existing
single-lane drive-through to a double-lane drive-thru and
modify traffic flow east of the existing building for the existing
McDonald’s restaurant.”
Landscape Plan Notes: Add the following
standards landscape plan notes -
1. Shrubs shall be a minimum of two (2) feet
in height when measured immediately after
planting. Hedges, where installed, shall be
planted and maintained to form a continuous,
unbroken, solid, visual screen which will be
three (3) feet high within one (1) year after
time of planting.
2. All requirements of the City of Grapevine
soil erosion control ordinance shall be met
during the period of construction.
3. Light fixtures excluding accent lighting of
architectural building features and lighting of
public art or public monuments shall be
mounted no higher than the highest point of
the primary structure on the property. In no
case shall light poles be greater than 30 feet
in height.
Label as a
Convenience Store
with Restaurant
Indicate if these
wayfinding and menu
board signs exist or
are proposed. If
proposed, provide
additional information
including elevations
of proposed signage.
Label gross building area (square
feet), building height (# of stories),
and building height (in feet to tallest
element of the building).
CUP
Be specific, what type
of ground cover is
proposed or existing
(e.g. species name)
Label dumpster
enclosure screening
height and
material(s).
Add case # CU25-20
Revise to read:
Planning Services
Department
Update with missing
information per
comment letter.
Relocate Title Block
per comment letter.
Relocate
Approval/Signature
Block per comment
letter.
SSMH-2
6"
LTP
12"
J
16"
EM
EM
LTP
12"
16"
SS
G
G G
G
EM EM
FO FO FO FO FO FO FO FO FO FO
FO
DRIVE THROUGH WINDOW
ADA WALKWAY
ADA WALKWAY
ADA WALKWAY
N89° 34' 58.96"E
265.37 L =6 0.2 2,R =7 6 5.0 0
SINGLE-STORY
RESTAURANT
BRICK/STUCCO
F.F.E. = 652.00'
GRA
S
S
GRA
S
S
GR
A
S
S
GRASS
GRA
S
S
GR
A
S
S
GRASS
CONTROL POINT # 100
65
1
651
64
9
65
1
65
0
64
9
651
650
651
6
5
1
652
SSMH-1
TRINITY INDUSTRIES ADDITION
DOC. NO 068737-2009
CALLED 2.7772 ACRES, 120974 SQ. FT.
LOT 1, BLOCK 1
AN ADDITION TO THE CITY OF
GRAPEVINE, TEXAS
O.P.R.T.C.T.
DRIVE THRU WINDOW OUTER
DRIVE THRU WINDOW OUTER
DRIVE THRU WINDOW CENTER
W
W
W
W
W
W
W
W
W
W
W
W
W
W
WW
WWWWWW
F
L
F
L
FL
FL
FL
FL
FL
FL
F
L
F
L
FL
FL
FL
FL
FL
FL
35°0'0"'25°0'0"'
50°0'0"'
35°0'0"'
8.5'
8'
14'
15'
5.75'
1.50'
5.75'
15.00'
1.50'
R1.50'
R20'
1.25'
1.25'
R3'
R10'
R30'
R10'R10'
R10'R10'
R20'
R30'
22.24'
15.88'
14'
2.00'
58.29'
5'
20'
6.59'
10'
18'
24'19.34'
10'
4'
POINT TABLE
POINT #
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
NORTHING
7022287.7149
7022261.3563
7022261.5130
7022254.8333
7022254.8197
7022229.6710
7022229.4290
7022221.8294
7022288.3162
7022268.6738
7022201.5649
7022191.4390
7022209.6529
7022209.7596
7022199.1723
7022235.1561
7022246.0150
7022245.1472
7022235.3341
7022249.3566
7022282.8743
7022298.3153
7022194.7523
7022206.7067
7022240.8354
7022246.6040
7022242.5764
7022294.2689
7022282.6764
7022237.0052
7022231.4003
7022217.3865
7022209.7062
7022217.9345
7022232.9454
7022238.4257
7022194.1731
7022194.4045
7022265.9732
7022262.0915
7022261.9403
7022298.2642
7022193.7471
7022193.7987
EASTING
2404958.2493
2404958.5158
2404974.0150
2404974.0825
2404972.7426
2404972.9968
2404949.0581
2404949.1349
2404957.7124
2404977.9699
2404979.1644
2404970.1856
2404991.0223
2404997.0214
2404994.2094
2404996.5693
2404993.1323
2404990.3906
2405006.5678
2405002.8044
2404984.2049
2404957.5821
2404976.6481
2404994.0752
2404995.6402
2404991.4377
2405005.5472
2404973.0245
2404971.8955
2404975.3495
2404976.6330
2404975.9828
2404994.0219
2404994.1304
2404994.6084
2404992.8681
2404994.2983
2405007.2963
2404993.5836
2404986.5884
2404978.0898
2404953.6542
2404988.6389
2405000.2513
FULL DESCRIPTION
COB
COB
COB
COB
COB
COB
COB
COB
EOR
EOR
EOR
EOR
EOR/EOS
EOR/EOS
EOR
EOR
EOR
EOR
EOR
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EOR
EOR
COR
COR
COR
COR
COR
COR
COR
COF
COF
COF
COF
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LAYOUT NOTE
NORTHING-EASTING LOCATION GIVEN AT BACK OF CURB.
DIMENSIONS ARE GIVEN AT FACE OF CURB.
COB - CORNER OF BUILDING FOUNDATION
EOR - END OF RADIUS
COR - CENTER OF RADIUS
COF - CENTER OF FOUNDATION
EOS - END OF STRIPING
ALL PAVEMENT DIMENSIONS ARE TO FACE OF CURB, OR EDGE OF PAVEMENT
WHERE NO CURB IS PRESENT, UNLESS OTHERWISE NOTED. DIMENSIONED TIES
BETWEEN PROPERTY LINES AND BUILDING FACES OR PAVEMENT ARE AS
INDICATED. THE CONTRACTOR IS RESPONSIBLE FOR MAKING ANY ADJUSTMENTS
NECESSARY FOR FOUNDATIONS, BEDDING EXTENSIONS, SURCHARGING, ETC.
NOTES
10'20'5'0'
SCALE IN FEET
09/26/2025
SP-2
F
L
F
L
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FL
FL
FL
FL
FL
F
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ADA RAMP
ADA WALKWAY
N89° 34' 58.96"E
265.37 L =6 0.2 2,R =7 6 5 .0 0
S
4
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5
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W
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FFE = 652.00
TC/ME=651.98
TC=651.80
TC=651.20
TC=651.12
TC=651.00
TC/ME=650.99
TC=650.55TC=650.79
TC=650.90
TC=651.26 TC=651.15
TP/ME=649.43TP/ME=650.49
TP/ME=651.21 TP/ME=648.94
TP/ME=648.81
TC/ME=648.53
TC=648.75
TC=649.49
TP/ME=650.06
TC/ME=649.31
TS/TC=650.94
TS/TC=651.11
TP/ME=648.37
65
1
65
0
64
9
649
64
9
65
0
65
1
65
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64
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65
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TP/ME=649.37 TP/ME=648.13
TC/ME=649.38
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TS=650.61
TS=650.51
TC (HP)=649.74
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CONSTRUCTION:
1.THE CONTRACTOR SHALL INSTALL TRAFFIC CONTROL WHILE WORKING IN
THE PUBLIC RIGHT-OF-WAY AS SHOWN IN THESE PLANS. IF PLANS ARE NOT
PROVIDED, CONTRACTOR SHALL COORDINATE AND PROVIDE CONTROLS TO
THE SATISFACTION OF THE RIGHT-OF-WAY OWNER
2.THE CONTRACTOR SHALL PROTECT ALL TREES OVER 3" CALIPER FROM
DAMAGE. NO TREE SHALL BE REMOVED WITHOUT PERMISSION OF THE
OWNER, UNLESS SHOWN OTHERWISE ON THESE PLANS.
3.AS A MINIMUM THE CONTRACTOR SHALL PERFORM THE GRADING AS
FOLLOWS:
3.1.THE CONSTRUCTION AREA SHALL BE CLEARED, GRUBBED, AND
STRIPPED OF TOPSOIL AND ORGANIC MATTER FROM ALL AREAS TO BE
OCCUPIED BY BUILDING AND PAVING. STRIPPING EXISTING TOPSOIL AND
ORGANIC MATTER SHALL BE TO A MINIMUM DEPTH OF 6 INCHES. TOPSOIL
FOR REPLACEMENT ON SLOPES MAY BE STOCKPILED ON SITE IN AREAS
DESIGNATED BY THE OWNER. CONTRACTOR SHALL REMOVE EXCESS
STRIPPINGS AND EXCESS EXCAVATION WITHIN 30 DAYS OF COMPLETION
OF GRADING OPERATIONS.
3.2.AREAS TO RECEIVE FILL AND AREAS CUT TO SUBGRADE LEVEL SHALL BE
SCARIFIED AND THE TOP 8-INCH DEPTH COMPACTED TO 95% STANDARD
PROCTOR DENSITY. THE SUBGRADE SHALL BE PROOF ROLLED WITH A
MODERATELY HEAVY LOADED DUMP TRUCK OR SIMILAR APPROVED
CONSTRUCTION EQUIPMENT TO DETECT UNSUITABLE SOIL CONDITIONS.
ANY UNSUITABLE AREAS SHALL BE UNDERCUT AND REPLACED WITH
SUITABLE MATERIAL BEFORE AN FILL MATERIAL CAN BE APPLIED.
3.3.FILL SHALL BE PLACED IN MAXIMUM OF 8 INCH LIFTS.
3.4.TOPSOIL SHALL BE PLACED TO A MINIMUM DEPTH OF 6 INCHES OVER ALL
AREAS DISTURBED BY THE WORK. LARGE STONES, STICKS AND LUMPS
SHALL BE REMOVED OR BROKEN UP, AND THE TOPSOIL SHALL BE
LEVELED AND RAKED. ALL DISTURBED AREAS SHALL BE LANDSCAPED
PER LANDSCAPE PLANS OR SHALL BE SEEDED, FERTILIZED, MULCHED,
WATERED AND MAINTAINED UNTIL HARDY GRASS GROWTH IS
ESTABLISHED.
3.5.CONTRACTOR SHALL PROVIDE COMPACTION TEST RESULTS AS
REQUIRED.
4.THE CONTRACTOR SHALL DISPOSE ALL WASTE MATERIAL RESULTING FROM
THE PROJECT OFF-SITE AND IN STRICT CONFORMANCE WITH ALL LOCAL
CODES AND ORDINANCES.
5.ALL MANHOLES, CATCH BASINS, UTILITY VALVES AND METER PITS ARE TO BE
ADJUSTED OR REBUILT TO GRADE AS REQUIRED, NOT ALL ADJUSTMENTS
ARE INDICATED IN THE PLANS.
6.THE CONTRACTOR SHALL STREET SWEEP OR OTHERWISE CLEAN ALL
ACCESS ROUTES TO THE SITE AT CONCLUSION OF THE PROJECT.
7.THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE CONTROL OF DUST AND
DIRT RISING AND SCATTERING IN THE AIR DURING CONSTRUCTION AND
SHALL PROVIDE WATER SPRINKLING OR OTHER SUITABLE METHODS OF
CONTROL.
8.THE EXISTING AND PROPOSED FINISHED GROUND SURFACES ARE AVAILABLE
ELECTRONICALLY FOR CONTRACTOR VERIFICATION VIA E-MAIL (IN AUTOCAD
FORMAT). THE CONTRACT SHALL BE RESPONSIBLE FOR FIELD VERIFYING THE
EXITING GROUND SURFACE ELEVATIONS.
GRADING PLAN NOTES:
1.THE CONTOUR LINES, SPOT ELEVATIONS AND BUILDING FLOOR ELEVATIONS
SHOWN ARE TO FINISH GRADE, SURFACE OF PAVEMENT, TOP OF CURBS, ETC.
REFER TO TYPICAL SECTIONS FOR PAVING, SLAB AND AGGREGATE BASE
THICKNESS TO DEDUCT PAVEMENT DEPTH FROM ELEVATIONS SHOWN.
2.THE CONTRACTOR SHALL FINISH GRADE SLOPES AS SHOWN NO STEEPER
THAN 1 FOOT VERTICAL IN 3 FEET HORIZONTAL.
3.THE CONTRACTOR SHALL GRADE LANDSCAPED AREAS TO PROVIDE POSITIVE
DRAINAGE AWAY FROM BUILDING AND SIDEWALKS WHEN FINISH LANDSCAPE
MATERIALS ARE IN PLACE.
4.SPOT ELEVATIONS ARE TO EDGE OF PAVEMENT, BACK OF CURB, OR FINISHED
GRADE UNLESS OTHERWISE INDICATED. (SEE LEGEND)
5.ACCESSIBLE PARKING STALL SHALL NOT EXCEED 2.00 PERCENT IN ANY
DIRECTION. ACCESSIBLE SIDEWALKS HAVE A MAXIMUM CROSS SLOPE OF 2
PERCENT AND A MAXIMUM LONGITUDINAL SLOPE OF 5 PERCENT.
SPOT ELEVATION LEGEND
TC TOP OF CURB
TP TOP OF PAVEMENT
TS TOP OF SIDEWALK
ME MATCH EXISTING
LEGEND
PROPOSED MAJOR CONTOUR
PROPOSED MINOR CONTOUR
EXISTING MAJOR CONTOUR
EXISTING MINOR CONTOUR
20'40'10'0'
SCALE IN FEET
09/26/2025
GR-1
CU25-20 – 2nd Review Memo
Email a PDF of the revised plans by October 29, 2025, at 12:00 p.m. to
emarohnic@grapevinetexas.gov, atriplett@grapevinetexas.gov, and
amosley@grapevintexas.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: CU25-20; submitted by Olsson Associates for property located at 101
East State Highway 114, platted as Block A, Lot 1, Trinity Industries Addition. This site was
previously approved for a conditional use permit CU96-16 (Ord. 96-49) to allow a combination
restaurant and convenience store with gasoline sales, car wash, and the possession, storage,
retail sale and off premise consumption of alcoholic beverages (beer and wine only). This request
is specifically to convert the existing single-lane drive-through to a double-lane drive-through and
modify traffic flow east of the existing building for the McDonald’s restaurant. The property is
zoned “CC”, Commercial District and is owned by 7-Eleven Inc.
PLANNING SERVICES
All Sheets in Plan Set
NEW COMMENT S ON SHEET NAMES:
• Rename Sheet SP -1 within the Title Block: Site and Landscape Plan
• Rename Sheet SP -2 within the Title Block: Focused Site Plan Or Stacking
Exhibit
• Rename Sheet SP -3 within the Title Block: Grading Plan
• Rename Sheet SP -4 within the Title Block: Details or Detail 1
• Rename Sheet SP -5 within the Title Block: Details or Detail 2
P.1. ADDRESSED. Title Block: Update all sheets in three sheet plan set to have the
title block present in the lower, right -hand corner of the sheet per the conditional
use permit check list. Current title block is only shown on page SP -1.The standard
title block is provided below. As currently shown on page SP -1 , the title block is
missing the following information: Abstract Number, City of Grapevine, Texas
under the address , the size of the lot in acres and square feet, the zoning district
and the date of preparation. This should be p rovided on all sheets in the lower -
right hand corner . Example provided below.
CU25-20 OCTOBER 27, 2025
MCDONALD’S
101 EAST STATE HIGHWAY 114
BLOCK A, LOT 1A1, 1B1, 1C1, AND 1C2A, TRINITY
INDUSTRIES (GPVNE)
CU25-20 – 2nd Review Memo
P.2. ADDRESSED. Approval/Signature Block: Relocate the standard
approval/signature block above the standard title block on all sheets above the
required title block in the lower, right -hand corner of each sheet in the plan set.
P.3. ADDRESSED. Approval/Signature Block: Add the assigned case number within
the standard approval/signature block, CU25 -20 on all plan sheets in the set .
P.4. ADDRESSED. Approval/Signature Block: Correct the department name at the
bottom of block from “Development Services Department” to “Planning Services
Department” on all plan sheets in the set .
P.5. PARTIALLY ADDRESSED. The plan set submitted appears to only be a “focused
site plan”. We need to see the linework and data for the entire lot, including
linework and the existing driveway along E. State Highway 114.
P.6. ADDRESSED. Purpose Statement: Add the following purpose statement near the
title and approval/signature blocks to each sheet of the three -page plan set. “The
purpose of this Conditional Use Permit is to is to convert the existing single-lane drive-
through to a double-lane drive-thru and modify traffic flow east of the existing building for
the existing McDonald’s restaurant.”
P.7. PARTIALLY ADDRESSED. Revision needs to show the whole lot which goes northward,
on the other side of Capitol Street. Refer to email attachments sent 10/21/2025 (plat and
screenshot). If the lot with the proposed dual drive-through scope of construction results in
the lot no longer meeting minimum pervious and impervious surface area requirements,
then a special exception will be required by the Board of Zoning Adjustment (BZA). When
action from the BZA is required, then there will need to be a first and second reading of the
conditional use request at the joint Planning and Zoning Commission and City Council
meeting with a BZA public hearing in between (three total meetings).
Dimensional Control Site Plan and Landscape Plan – Sheet # SP-1
P.8. PARTIALLY ADDRESSED. If this sheet acts as a combination site plan/ landscape
plan it needs to say Site plan AND Landscape Plan in the title block (SP-1). Title
Block: Update sheet set to have the title block present in the lower, right -hand
corner of the sheet per the conditional use permit check list. Current title block is
only shown on page SP -1.The standard title block is provided below. As currently
shown on page S P -1, the title block is missing the following information: Abstract
Number, City of Grapevine, Texas under the address, the size of t he lot in acres
and square feet, the zoning district and the date of preparation. This should be
provided on all sheets in the lower -right hand corner . Example provided below.
CU25-20 – 2nd Review Memo
P.9. NOT ADDRESSED. See Comment P8. above. Title Block: Rename the name of
the first plan sheet in the three -page plan set as “Dimensional Control Site Plan
and Landscape Plan.”
P.10. ADDRESSED. Approval/Signature Block: Relocate the standard
approval/signature block above the standard title block on the sheet above the
required title block in the lower, right -hand corner of the sheet in the plan set.
P.11. ADDRESSED. Approval/Signature Block: Add the assigned case number within
the standard approval/signature block, CU25 -20 on the plan sheet in the set.
P.12. ADDRESSED. Approval/Signature Block: Correct the department name at the
bottom of the block from “Development Services Department” to “Planning
Services Department” on the plan sheet.
P.13. PARTIALLY ADDRESSED. Revision needs to show the whole lot which goes
northward , on the other side of Capitol Street. Refer to email attachments sent
10/21/2025 (plat and screenshot). The plan set submitted appears to only be a
“focused site plan”. We need to see the linework and data for the entire lot,
including linework and the existing driveway along E. State Highway 114.
P.14. ADDRESSED. Purpose Statement: Add the following purpose statement near the
title and approval/signature blocks on the sheet. “The purpose of this Conditional
Use Permit is to is to convert the existing single-lane drive-through to a double-lane drive-
thru and modify traffic flow east of the existing building for the existing McDonald’s
restaurant.”
P.15. PARTIALLY ADDRESSED. Revision needs to show the whole lot which goes
northward, on the other side of Capitol Street. Refer to email attachments sent
10/21/2025 (plat and screenshot). Total impervious area of the lot has been
exceeded. Section 25.F.4 of the City of Grapevine Zoning Ordinance requires a
maximum of 80% of impervious surface area. Landscaping has been removed from
the east side of the building to accommodate the extended w idth of the double
drive -through. Potential areas to reclaim for landscaping include the drive -through
car wash facility on the property which appears to not be operable/in -use .
P.16. PARTIALLY ADDRESSED. Revision needs to show the whole lot which goes northward,
on the other side of Capitol Street. Refer to email attachments sent 10/21/2025 (plat and
screenshot). Based on comment # P.15 above, if the lot with the proposed dual drive-
through scope of construction results in the lot no longer meeting minimum pervious and
impervious surface area requirements, then a special exception will be required by the
Board of Zoning Adjustment (BZA). When action from the BZA is required, then there will
need to be a first and second readying of the conditional use request at the joint Planning
and Zoning Commission and City Council meeting with a BZA public hearing in between
(three total meetings).
P.17. ADDRESSED. Provide labels of species and size of all relocated trees and shrubs per
Section 53.E.4 and 5 of the Landscape Ordinance, Section 53.
P.18. ADDRESSED. While not part of this construction, there may be an error on the site
plan. There is a ramp on the south side of the building labeled as an ADA ramp
which does not lead to a marked off area, nor does the ramp appear to have the
CU25-20 – 2nd Review Memo
correct width or slope for an ADA ramp. It is most likely a ramp used to load
supplies into the building through the door immediately north of the ramp.
P.19. FYI. As this will be processed as a Conditional Use, and not a Specific Use Permit,
review the conditions under Section 48.F of the Zoning Ordinance pertaining to the
decision by the Planning and Zoning Commission and City Council in determining
whether a condi tional use may be granted.
Be prepared when brought to the public hearing to answer any questions regarding
these standards that the Commission or Council may ask.
P.20. ADDRESSED. Landscape Plan Notes: Add the following standards landscape plan
notes -
1. Shrubs shall be a minimum of two (2) feet in height when measured immediately after
planting. Hedges, where installed, shall be planted and maintained to form a continuous,
unbroken, solid, visual screen which will be three (3) feet high within one (1) year after
time of planting.
2. All requirements of the City of Grapevine soil erosion control ordinance shall be met
during the period of construction
3. Light fixtures excluding accent lighting of architectural building features and lighting of
public art or public monuments shall be mounted no higher than the highest point of the
primary structure on the property. In no case shall light poles be greater than 30 feet in
height.
P.21. ADDRESSED. Drawing: Label the building use as Convenience Store with Restaurant
with Drive-through over the building linework.
P.22. ADDRESSED. Drawing: Show, label, and dimension the gas canopy, dimension from
other buildings on the lot and from the nearest lot lines.
P.23. ADDRESSED. Drawing: Label gross building area (square feet), building height (# of
stories), and building height (in feet to tallest element of the building).
P.24. ADDRESSED. Drawing: Show existing and proposed water utilities and associated
easements. Dimension easement widths. Label line sizes. Show and label water meters
and provide identification symbols. Show and label valves, Fire Department connections,
fire hydrants, detector check vaults, and other associated structures.
P.25. ADDRESSED. Drawing: Show existing and proposed sanitary sewer utilities and
associated easements. Dimension easement widths. Label line sizes. Label cleanouts,
manholes, and other associated structures.
P.26. ADDRESSED. Drawing: Show existing and proposed storm sewer utilities and
associated easements. Dimension easement widths. Label line sizes. Label culverts,
inlets, junction boxes, and other associated structures.
P.27. ADDRESSED. Drawing: Label dumpster enclosure screening height and material(s).
P.28. Drawing: Show and label type and height of screening walls, retaining walls, headlight
screens, and/or living screens. For living screens, state plant type, size, and spacing.
P.29. ADDRESSED. Drawing: Show and label type and height of fences and gates
P.30. ADDRESSED. Legend: Under Grass Landscape Area - Be specific, what type of ground
cover is proposed or existing (e.g. species name).
P.31. ADDRESSED. Sign Legend and Symbols: Indicate if these wayfinding and menu
board signs exist or are proposed. If proposed, provide additional information including
elevations of proposed signage.
CU25-20 – 2nd Review Memo
Floor Plan (for restaurants) – Sheet Not Provided
P.32. ADDRESSED. Not provided as sheet within plan set. Are any interior floor plan revisions
proposed? If yes, provide an updated floorplan with your revised plan set resubmittal.
Elevations – Sheet Not Provided
P.33. ADDRESSED. Not provided as sheet within plan set. Are any exterior elevations revisions
proposed? If yes, provide updated elevations with your revised plan set resubmittal.
Photometric Plan – Sheet Not Provided
P.34. ADDRESSED. Not provided as sheet within plan set. Are any exterior overhead lighting
revisions proposed? If yes, provide an updated photometric plan with your revised plan
set resubmittal.
NOTE: See Section 55. Performance Standards
Reduce light levels at ground level of all property lines of the subject property to the following
levels based on the zoning of the adjacent properties:
• Single-family – 0.2 footcandles
• Multi-family – 0.5 footcandles
• Non-residential districts, streets – 3.0 footcandles
• Industrial districts – 5.0 footcandles
Speaker Plan – Sheet Not Provided
P.35. ADDRESSED. Not provided as sheet within plan set. Are any outdoor exterior speakers
proposed to be added or removed beyond existing or proposed menu ordering
boards/signs? If yes, provide an updated outdoor speaker plan with your revised plan set
resubmittal.
NOTE: See Section 55. Performance Standards
P.36. ADDRESSED. Show and label all proposed outdoor speakers. Dimension distance from
speakers to closest property line. If adjacent to residential, show direction of speaker
face and add table depicting maximum sound level (dBA) and hours speakers will be
operating. See above table for maximum permissible sound levels.
PUBLIC WORKS
Contact Paul Lee - Civil Engineer, Elizabeth Reynold EIT or Cristin Turner (Platting) –
Civil Engineer at 817.410.3000 for the following comments:
• PARTIALLY ADDRESSED. Revision needs to show the whole lot which goes northward, on
the other side of Capitol Street. Refer to email attachments sent 10/21/2025 (plat and
Agenda item # III. A.
CU25-20.4sprc 1
TO: SITE PLAN REVIEW COMMITTEE MEMBERS
FROM: ALBERT L. TRIPLETT JR., PLANNER II
DATE: DECEMBER 3, 2025
SUBJECT: CONDITIONAL USE REQUEST CU25-20; MCDONALD’S, E. 101 STATE
HIGHWAY 114
RECOMMENDATION
Staff recommends the Site Plan Review Committee (SPRC) consider amendments to
conditional use permit CU96-16 (Ord. 96-49) to allow a combination restaurant and
convenience store with gasoline sales, car wash, and the possession, storage, retail sale
and off premise consumption of alcoholic beverages (beer and wine only). This request
is specifically to convert the existing single-lane drive-through to a dual-lane drive-through
and modify traffic flow east of the existing building for the McDonald’s restaurant. The
property is zoned “CC”, Community Commercial District and is platted as Block A, Lot 1,
Trinity Industries Addition.
REQUEST
The proposed changes at existing McDonald’s restaurant are to convert the existing
single drive-through into a dual drive-through and adjust the traffic flow east of the current
building to improve circulation and reduce on-site congestion. These modifications are
coordinated with the combination convenience store building and to ensure safe and
efficient access for all customers on the lot.
BACKGROUND INFORMATION
The subject property was zoned both “C-2”, Community Business District and “S-P”, Site
Plan District prior to the 1984 City-wide Rezoning at which time the subject site was
rezoned to both “PO”, Professional Office District and “CC”, Community Commercial
District.
• On July 16, 1996, Council approved Conditional Use Request CU96- 16 (Ord. 96-
46) on the subject site to allow the possession, storage, retail sale and off premise
consumption of alcoholic beverages (beer and wine only) gasoline sales and a
drive through car wash in conjunction with a convenience store with a drive through
restaurant.
• On September 17, 1996, Council approved Conditional Use Request CU96-27
(Ord. 96- 80) an amendment to the subject site to allow for a 40-foot pole sign
containing 288 square feet.
Agenda item # III. A.
CU25-20.4sprc 2
• On March 18, 1997, Council approved Conditional Use Request CU97- 09 (Ord.
97- 26) for revisions to the site plan, floor plan, exterior building elevations and
landscape plan.
• On May 2, 2012, the Site Plan Review Committee (SPRC) approved Conditional
Use Request CU12-12 to allow for expanding the drive-lane for the McDonald's
restaurant from a single to a dual-lane drive-through. The proposal was never
constructed.
• On July 12, 2017, the SPRC approved Conditional Use Request CU17-17 to allow
exterior elevation changes, a minor floor plan change and a drive-lane modification
to the McDonald’s restaurant.
/em
Planning Services
The City of Grapevine P.O. Box 95104 Grapevine, Texas 76099 (817) 410-3155
https://bit.ly/GrapevinePlanning
December 4, 2025
Olsson
ATTN: Madeline Knecht
5700 Tennyson Parkway, Suite 100
Plano, TX 75024
Re: GRAPEVINE FILE # CU25-20 [McDonald’s ]
To Whom It May Concern,
This letter is to verify that your request for a conditional use permit located at E. 101 State
Highway 114, platted as Block A, Lot 1, Trinity Industries Addition, to convert the existing
single-lane drive-through to a double-lane drive-through and modify traffic flow east of the
existing building for the McDonald’s restaurant was approved by the Site Plan Review
Committee on December 3, 2025. A copy of the approved site plan is enclosed.
Any changes to a site plan or elevations approved with a conditional use or a
special use (no matter how minor or major) can only be approved by city council
through the public hearing process.
No Conditional Use Permit shall be valid for a period longer than one (1) year from the
date on which the City Council grants the Conditional Use, unless within such one (1)
year period: (1) a Building Permit is obtained and the erection or alteration of a structure
is started, or (2) an Occupancy Permit is obtained and a use commenced.
The City Council may grant one additional extension not exceeding one (1) year, upon
written application, without notice or hearing. No additional extension shall be granted
without complying with the notice and hearing requirements for an initial application for a
Conditional Use Permit.
Your next milestones in the development review process are to obtain civil construction
drawing approval from Public Works and Building Permit approval with the Building
Services Department. For questions related to this process, please reach out to the
following individuals to coordinate:
· Public Works – Paul Lee at (817) 410-3144 or plee@grapevinetexas.gov
Planning Services
The City of Grapevine P.O. Box 95104 Grapevine, Texas 76099 (817) 410-3155
https://bit.ly/GrapevinePlanning
· Building Permits – Larry Gray at (817) 410-3163 or lgray@grapevinetexas.gov
Building Permit applications are accepted at any point in the development review process
but will not be released until any associated zoning cases or site plans are approved, civil
engineering plans are approved, and any required plats are approved and filed.
Please do not hesitate to contact us if we may be of further assistance (817) 410-3155.
Sincerely,
Erica Marohnic, AICP
Director, Planning Services
cc: 7-Eleven
ATTN: Nathanael Gardner or Kimberly Parenzan
3200 Hackberry Road
Irving, TX 75063