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Home My WebLink AboutZ2025-08/CU2025-50CU25-50/Z25-08 MIXED-USE DEVELOPMENT NOTICE OF PUBLIC HEARING GRAPEVINE CITY COUNCIL AND PLANNING AND ZONING COMMISSION Because you are a property owner within 200 feet of the subject tract of land as shown by the last City-approved tax rolls, you received this notice. If you cannot or do not wish to attend the hearing, the attached form is provided for your convenience. If owners of more than 20% of the property within 200 feet of the subject tract object to the case, a 3/4 vote of the City Council is required to approve the request. Case Number/Name: CU25-50/Z25-08 Applicant: Kevin Hickman, Trammel Crow Grapevine Land, LLC Location: 2800 and 3421 Grapevine Mills Parkway Current Zoning: “HCO”, Hotel and Corporate Office District Regulations, and “CC”, Community Commercial District Regulations Proposed Zoning: “CC”, Community Commercial District Regulations Purpose of Request: The public hearing is to consider an application submitted by Kevin Hickman of Trammell Crow Company for property located at 2800 and 3421 Grapevine Mills Parkway, proposed to be platted as Block 1, Lots 2-5, Grapevine Mills Wells Addition. The applicant is requesting : 1. To rezone 28.7 acres from “HCO”, Hotel Corporate Office District , to “CC”, Community Commercial District, and 2. A conditional use permit to: a. Develop a master site development with a 246 -unit multifamily development on Lot 2, exceeding the maximum building height of 50 feet in the “CC”, Community Commercial District, b. Reduce the minimum distance between primary and secondary structures from 40 feet to 20 feet, c. Allow the possession, storage, retail sales of on - and off- premise consumption of alcoholic beverages (beer, wine, and mixed beverages) in conjunction with a restaurant, within a 75-foot-tall, six-story hotel with 249 rooms, exceeding the maximum building height of 50 feet in the “CC”, Community Commercial District, on Lot 3, and d. Show, in concept, future hotel developments on Lots 4 and 5. The property is currently zoned “HCO”, Hotel and Corporate Office District, and “CC”, Community Commercial District and is owned by Total E&P USA Real Estate, LLC. A copy of the site plan is on file with the Department of Planning Services or online with the City Council packets at https://grapevinetexas.gov/89/Agendas-Minutes three business days prior to the meeting. CU25-50/Z25-08 MIXED-USE DEVELOPMENT Hearing Procedure: When: 7:30 PM, TUESDAY, APRIL 21, 2026 What: JOINT PUBLIC HEARING GRAPEVINE CITY COUNCIL & PLANNING AND ZONING COMMISSION Location: PUBLIC HEARING: COUNCIL CHAMBERS, 2nd FLOOR COMMISSION'S DELIBERATION SESSION, 2nd FLOOR 200 S. MAIN STREET, GRAPEVINE, TEXAS Applicant and Other Speakers' Presentation. Public Input, Neighborhood Associations, Property Owners w ithin 200 feet, Interested Citizenry. Questions from City Council and Planning and Zoning Commission for Applicants, City Staff and Guests Present. JACKS O N ADDN 21347 CIMMAR R O N CROSS I N G 7334H MAGIC MIKES ADDN 24605 GRAPE V I N E FIRE STATIO N N O 5 16061H FARHA T PLAZA 13572C FARHA T BROTH E R S WEST 13572H FARHA T PLAZ A 13572C 32.7401 @ 5.93 AC 42.26 @ 0.506 @ 32.7401 @ 5.87 @ 1.763 @ 13.883 @ 3.061 @ 5.89 @ 4.228 @ 2.874 @ 4.8114 @ 1.369 @ 0.7317 @ 0.5766 @ 1 1 1 1 2 1 1 GRA P E V I N E M I L L S C I R C L E (F M 2 4 9 9 ) AN D E R S O N G I B S O N R D STARS A N D S T R I P E S WAY TR 5B1C TR 2A1A TR 2A1B TR 5A1 TR 2A1 21R1 1RA 1R1 1 2 AR1 1 104 102 102 100 1R 4R1 2A 1A 101 3A GRAPE V I N E VINEYA R D 16075H 6R 1.2059 @ 3R1 1.284 @ WAGON WHEEL ADDN 44776 1 1 WAGON WHEEL ADDN 44776 MILLS RUN ADDN 26167 MILLS RUN ADDN 26167 GRAPE V I N E MILLS WELL S 16071M GRAPE V I N E MILLS 16071H GRAPE V I N E MILLS 16071H GRAPEVINE MILLS BLVD N GR A P E V I N E M I L L S P K W Y 1 2 2.7042 @ HCO GU MXU R-MF R-MF-2 CC GU CU25-50 & Z25-08; Mixed-Use Development 2800 and 3421 Grapevine Mills Parkway 0 160 320 480 640 Feet ² Date Prepared: 4/2/2026 SUBJECT PROPERTY 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. CU25-50/Z25-08 MIXED-USE DEVELOPMENT WRITTEN COMMENTS MUST BE RECEIVED BY THIS OFFICE NO LATER THAN 5 PM ON MONDAY, APRIL 20, 2026. Procedure to Respond: As (a Property Owner within 200 feet of the subject tract) or (an interested citizen), I (approve) (protest) and/or (have the following comments ) ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ______________________________________________________________________ Printed Property Owner Name and Address, or Lot, Block and Subdivision: ________________________________________________________________________ ________________________________________________________________________ Signature :______________________________________(Phone No.)________________ Printed Name of Signee: ______________________________ Title: _________________ Direct questions, mail, and email responses to: Telephone: (817) 410-3155 Email: planning@grapevinetexas.gov Planning and Zoning Commission Department of Planning Services City of Grapevine 200 S. Main Street Grapevine, TX 76051 3225 N GRAPEVINE (TX) LP PO BOX A-3878 CHICAGO, IL 60690 CU25_50_Z25_08_040226_103300AM Labels - Label Count: 8 | Total Record Count 12 Page 1 CITY OF GRAPEVINE PO BOX 95104 GRAPEVINE, TX 76099 CU25_50_Z25_08_040226_103300AM Labels - Label Count: 8 | Total Record Count 12 Page 1 CROSS CREEK COMMERCIAL LLC 520 N MAPLE DR BEVERLY HILLS, CA 90210 CU25_50_Z25_08_040226_103300AM Labels - Label Count: 8 | Total Record Count 12 Page 1 CROSS CREEK OWNER I LLC 520 N MAPLE DR BEVERLY HILLS, CA 90210 CU25_50_Z25_08_040226_103300AM Labels - Label Count: 8 | Total Record Count 12 Page 1 GRAPEVINE MILLS MALL LP 225 W WASHINGTON ST INDIANAPOLIS, IN 46204 CU25_50_Z25_08_040226_103300AM Labels - Label Count: 8 | Total Record Count 12 Page 1 LOGAN GRAPEVINE ASSOCIATES LP 11540 E HWY 92 SEFFNER, FL 33584 CU25_50_Z25_08_040226_103300AM Labels - Label Count: 8 | Total Record Count 12 Page 1 TOTAL E&P USA REAL ESTATE LLC PO BOX 17180 FORT WORTH, TX 76102 CU25_50_Z25_08_040226_103300AM Labels - Label Count: 8 | Total Record Count 12 Page 1 VICTRON STORES LP PO BOX 2599 WAXAHACHIE, TX 75168 CU25_50_Z25_08_040226_103300AM Labels - Label Count: 8 | Total Record Count 12 Page 1 CU25_50_Z25_08_040226_103300AM Labels - Label Count: 8 | Total Record Count 12 Page 1 1st Review Memo 1 Email a PDF of the revised plans by January 16, 2026 at 12:00 p.m. to emarohnic@grapevinetexas.gov, atriplett@grapveinetexas.gov, and 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: submitted by Trammell Crow Company for property located at 2800 and 3421 Grapevine Mills Parkway, proposed to be platted as Block 1, Lots 2-5, Grapevine Mills Wells Addition. The applicant is requesting to rezone 28.7 acres from “HCO”, Hotel Corporate Office District to “CC”, Community Commercial District. The applicant is also requesting a conditional use permit to develop a master site development with a 246-unit multifamily development on Lot 2, exceeding the maximum building height of 50 feet in the “CC”, Community Commercial District and to reduce the minimum distance between primary and secondary structures from 40 feet to 20 feet. This is also a request to allow the possession, storage, retail sales of on- and off- premise consumption of alcoholic beverages (beer, wine, and mixed beverages) in conjunction with a restaurant, within a six-story hotel with 249 rooms, exceeding the maximum building height of 50 feet on Lot 3 in the “CC”, Community Commercial District to 75 feet. Lots 4 and 5 are proposed in concept to allow for a 221-room hotel, exceeding the maximum building height of 50 feet in the “CC”, Community Commercial District to 75 feet and the possession, storage, retail sale of on- and off- premise consumption of alcoholic beverages (beer, wine, and mixed beverages) in conjunction with a restaurant (Lot 4); and to allow a 220-room hotel, exceeding the maximum building height of 50 feet in the “CC”, Community Commercial District to 75 feet and the possession, storage, retail sale of on- and off-premise consumption of alcoholic beverages (beer, wine, and mixed beverages) in conjunction with a restaurant (Lot 5). The property is zoned “HCO”, Hotel and Corporate Office District and “CC”, Community Commercial District and is owned by Total E&P USA Real Estate, LLC. PLANNING SERVICES All Sheets in Plan Set P1. Ensure that lot/blocks are labeled and have consist ent numbers. Correct all instances of “Block A” to be “Block 1”. P2. Update case numbers in approval blocks, title block s, and purpose statements on all sheets. New case numbers are: Z25 -08 and CU25-50. P3. Remove “Town Case No. D17-0063” on title blocks. P4. Correct title blocks so that proposed zoning is “CC with CUP”. P5. Ensure that acres in title blocks match the total a cres for lots shown on that sheet. P6. Remove Preliminary and Final Plat sheets from Plan Set for Rezone and CUP. P7. Revise purpose statement throughout all pages of pl an set. CU25-50 & Z25-08 JANUARY 12, 2026 MIXED-USE DEVELOPMENT 2800 AND 3421 GRAPEVINE MILLS PARKWAY UNPLATTED REMAINDER 1st Review Memo 2 P8. Remove Index to Sheets page, this is unneeded for t he CUP and Rezone request. P9. Reorder Plan Set as follows: o Zoning Exhibit o Site Plan o Landscape Plan o Building Elevations o Floor plans o Photometric o Preliminary Engineering P10. Zoning Exhibit o Label all proposed lot/block numbers. Match the lot/block numbers shown in the preliminary/final plats. (Be sure to use “Block 1”, not “Block A”.) o Add existing zoning and land use for surrounding properties to drawing. We need to see where the existing division between HCO and CC is and where it is proposed to be changed. o Please remove the labels, dimensions and boundaries of the setback distances and buffer areas as per the Zoning Exhibit Checklist. o Show and label existing easements. Provide recording information. o Show and label floodway and drainage easements. Provide recording information. P11. Lot 2, Block 1 (Multifamily) Site Plan (Sheets 8-9) o Square footage/acres within title block does not match the proposed platted size for Lot 2. o Label “Town Homes” as "Multi-family"; these are not considered townhomes since the ground underneath isn’t going to be sold fee simple. o Fix lot label to “Lot 2, Block 1”. o Label existing zoning and land use for surrounding property. o Label proposed lot / block numbers for other proposed lots in the project. o Show match line on Sheet 8. o Remove stray text within approval block. o The parking spaces directly in front of the leasing center appear to only be 2 accessible spaces. Fix label that identifies it as 3 spaces. o Label area to the west of the leasing center. Is this a swimming pool? o Site Data Summary Table:  Update proposed zoning to “CC – Community Commercial District with CUP”.  Landscape plan on Sheet 42 lists building footprint area as 110,846 SF. Reconcile or explain difference.  Standard 3-bedroom unit minimum floor area appears to be 1,000 SF. (Sec. 22(F)(6)). Update under “required” column.  Residential density does not appear to be correctly calculated. The proposed calculation appears to use total acres, not net acres. 1st Review Memo 3  Typical parking standard for multifamily is 2 spaces per unit. Update under “required” column.  Double-check parking counts. I am only counting 218 surface head- in spaces (not including accessible ones). Update totals and parking ratio accordingly.  There appears to only be 8 accessible spaces. Make sure all are correctly marked on site plan.  The total open space and impervious area numbers do not match the landscape plan. Please confirm / reconcile.  Add total recreational open space to summary table, per Sec. 22(F)(3): "A portion of the minimum open space equivalent to 250 square feet per dwelling unit shall be devoted to planned and permanent usable recreation area. This recreational open space shall be located internal to the site. The amount, location and type of usable recreation space shall be shown on the site plan."  Site plan data table lists 248 multifamily units, the CUP Narrative as well as the Landscape Plan cites 246 units. Please reconcile and provide accurate modifications to required parking if needed.  Use labeling consistently so that it does not obscure any improvements.  Label the 25-foot-wide buildings setbacks also as landscape buffers. There must not be any parking proposed within the 25-foot- wide landscape buffers/front yards.  Add the property line symbol and label to the Legend/Key. P12. Master Site Development Plan (Sheet 10) o Title block incorrectly indicates that only Lots 2-4 are shown; master site plan shows Lots 2-5. Make sure total acreage in title block is updated to match shown lots. o Move approval block closer to title block. o Update site plan data summary table per changes made on Sheet 8. o Label existing zoning and land use for all surrounding lots. o Fix lot/block labels to indicate “Block 1” on all lots, not “Block A”. o It is not clear which lots the Landscape Area table on this sheet is for. Can this information be removed from this sheet and just be shown on the lot landscape plans? o Typo in Landscape Area table – “Toal Landscape Area”. o Written scale on bottom of the sheet (1” = 80’) does not match the graphic scale (1” = 40’). P13. Lot 4, Block 1 (Hotel) Site Plan (Sheet 54) o This lot is shown as Lot 4 in the plat and master site development plan. Update title block and site plan label to reflect this. o Add existing zoning and land use for surrounding properties. 1st Review Memo 4 o Update surrounding lots within the project to reflect correct proposed lot/block numbers. o Site Plan Data Summary Table:  Typo: “First Floor-Building Footrpint Area”.  Table indicates that 9 accessible spaces are required but only 8 spaces are provided. Check the requirements and provide necessary accessible spaces.  Per Sec. 25(D)(1): “Whenever the "CC", Community Commercial District is utilized for hotel-motel office or hospital use, the minimum open space shall be increased to 30 percent of the total lot area.”  Within the site data summary table, add in the guest room schedule or provide it as a separate table. This needs to include the area in square feet for each room. o Use labeling consistently so that it does not obscure any improvements. o Label the 25-foot-wide buildings setbacks also as landscape buffers. There must not be any parking proposed within the 25-foot-wide landscape buffers/front yards. Concept Plan P14. Drawing: label Lots 3 and 5 as concepts for future development. P15. Revise purpose statement, see comment under All Sheets subheading. P16. Site Data Summary Table: Revise parking ratio from 1.5 spaces per unit to 2.0 spaces per unit. P17. Site Data Summary Table: Revised open space and impervious surface area calculations as they are wrong in the table. The numbers are not adding up. P18. Lot 4’s proposed parking is depicted in the required building setback/landscaped area (25-feet minimum) Landscape Plan NOTE: 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. P19. Provide an overall landscape plan sheet. This needs to include the landscape data table, label and dimension all building setbacks/minimum landscaped setbacks/areas, add lines and any symbols to the legend/key. P20. Remove all pedestrian benches from all landscape plan sheets P21. Lot 2, Block 1 (Multifamily) Landscape Plan (Sheets 42-45) o This landscape plan is only for Lot 2. Update title block for clarity; update total acres in title block. o Landscape Plan Data Summary Table 1st Review Memo 5  Building footprint area does not match the building footprint area listed in Lot 2 Site Data (76,049 SF).  Total open space and impervious area numbers do not match the Lot 2 Site Data. Please confirm / reconcile. o Add tree counts to the planting schedule on Sheet 45. P22. Lot 4, Block 1 (Hotel) Landscape Plan (Sheets 59-62) o In Landscape Plan Summary Data Table, calculate required interior landscape area – parking lot landscape in square feet, under “requirement” column. Building Elevations P23. Floor Plan/Building Elevation for Multifamily (Lot 2) (Sheets 51-53) o Buildings 6-11 do not maintain the residential pitched roof form, which is a design consideration of the Grapevine Mills North District per the "Design Standards Manual for Multifamily and Vertical Mixed Use Development". Floor Plan (for Restaurants) P24. Ground Floor Plan for Hotel (Lot 4) (Sheet 63) o Swimming pool does not appear to meet the minimum 1,000 SF requirement (Sec 25(M)(7)(d)). Photometric Plan No comments. Speaker Plan No comments. PUBLIC WORKS Contact Paul Lee - Civil Engineer, Elizabeth Reynold EIT or Cristin Turner (Platting) – Civil Engineer at 817.410.3000 for the following comments: 1. Two different engineers are doing two different projects. Set up so that MF goes first and then Hotel. Provide construction phasing and timing. The plans need to be coordinated that we are not describing them as the hotel set and the Multi Family set. If these are 2 sperate projects, they need to be separated. If they are one set (which is probably the only way this will be approved) The plans need to join with single cover sheet and sheet numbers. 2. Note provided – “Deceleration Lane by separate project.” Hotel is assuming everything with MF is complete and they simply connect after construction by MF. 3. Need to provide language that the MF and Hotel go in at the same time. Need the narrative to describe that the MF and Hotel are opening simultaneously. 4. More details of the type of is required on the Concept plan lots to make sure infrastructure can support the development. 5. Will need a new TIA. Indicate traffic counts for the concept lots. 1st Review Memo 6 6. Across Lot 5 – bringing easement for sanitary sewer to serve Hotel, not labeled. Encumbering Lot 5 in a design that is a concept plan holder (almost bisects the lot). Reconsider that it needs to hug the more to the perimeter of the lots. 7. When will Trail easements on concepted lots be dedicated and constructed? If they are not 8. Show the improvements that exist on the Gas Well site for reference. 9. Call out compactor on MF site on site plan and master site plan. 10. Fire Lane Pavement must meet City of Grapevine standard details. 11. Need verification from TXDOT that the deceleration lane on frontage road is acceptable. There have been changes at the TXDOT Area office and some of the past personnel are not in the same position. Agreements have changed. 12. Grading plan indicates a large ditch being graded across lot 3. This ditch serves multiple lots and will need to be in a drainage easement. The Alignment does not match the concept plan provided. 13. Label Contour Elevations on ALL grading sheets. 14. Sheet C3 of the apartment set shows a hole being dug on the hotel lot. This will require haul off of material that will need to be brought back during the hotel construction 15. Show median in in stars and stripes. No Median cut will be allowed. 16. Rainfall intensity per City code is 11.6 for the 100year 10-minute storm not 9.24 as shown on sheet C15. 17. Indicate locations for electrical transformers and other franchise utilities. These cannot move parking spaces or landscape in final design. BUILDING SERVICES Contact Larry Gray – Building Services at 817.410.3163 or lgray@grapevinetexas.gov to discuss the following: 1. Electric Vehicle (EV) Charging Stations are not permitted in parking garages/structures. FIRE MARSHALL Contact Sam Daniel - Fire Department at 817.410.4421 or sdaniel@grapevinetexas.gov for the following comments: 2021 IFC with locally adopted amendments High-Rise Hotel Requirements: · Fire Pump · Smoke Control · Sprinklers · Riser room location · FDC within 100’ of hydrant · hydrants every 300’ · Standpipe 1st Review Memo 7 · Fire Alarm · Fire Command Control Room · Emergency Responder Radio Coverage · Fire fighter air replenishment systems (FARS) shall be provided in accordance with this appendix in new buildings when any of the following conditions occur: 1. Any new building is five or more stories in height. 2. Any new building with two or more floors below grade. 3. Any new building 500,000 square feet or more in size. Each stairwell shall have a supply riser. SCBA fill panels shall be located on odd numbered floors commencing at the first level in the primary stairwell and on even numbered floors commencing at level two in the remaining stairwells. Fill panels in buildings over 500,000 square feet shall be located adjacent to each standpipe connection. · Fire Lanes requirements: o Buildings over 30 feet high, the minimum lane width adjacent to one side of the building is 26 feet and be within 15-30 feet of the building on that one side. (North side fire lane will need to be closer to building) o Building over 55 feet to the top “floor”, the fire lane located next to the building must be 35 feet in width when adjacent to the building and be no further than 35’ from the base of the building on that one side. Multi family Project · Hydrants every 300’ throughout · FDC’s within 100’ of hydrant · confirm dead-end fire lane distances. If over 150’, dedicated turnaround is required. · Riser room locations *****All sprinkler, fire alarm, access control and smoke control need 3rd party review from an FD approved firm which can be found on FD website. PARKS Contact Kathy Nelson – Capital Improvements Program Manager at 817.410.3394 or knelson@grapevinetexas.gov to discuss the following: 1. Trail – try to tie-in across Grapevine Mills Blvd.; pedestrian access 1st Review Memo 8 2. Trail – continuing down 2499 frontage road 3. Open Space – recreational open space needs to be provided. ____________________________________________________________________ Email a PDF of the revised final plans by January 16, 2026, at 12:00 p.m. to emarohnic@grapevinetexas.gov, atriplett@grapveinetexas.gov, and 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 Albert Triplett at (817) 410-3151. 2nd Review Memo 1 Email a PDF of the revised plans by January 28, 2026 at 12:00 p.m. to emarohnic@grapevinetexas.gov, atriplett@grapveinetexas.gov, and 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: submitted by Trammell Crow Company for property located at 2800 and 3421 Grapevine Mills Parkway, proposed to be platted as Block 1, Lots 2-5, Grapevine Mills Wells Addition. The applicant is requesting to rezone 28.7 acres from “HCO”, Hotel Corporate Office District to “CC”, Community Commercial District. The applicant is also requesting a conditional use permit to develop a master site development with a 246-unit multifamily development on Lot 2, exceeding the maximum building height of 50 feet in the “CC”, Community Commercial District and to reduce the minimum distance between primary and secondary structures from 40 feet to 20 feet. This is also a request to allow the possession, storage, retail sales of on- and off- premise consumption of alcoholic beverages (beer, wine, and mixed beverages) in conjunction with a restaurant, within a six-story hotel with 249 rooms, exceeding the maximum building height of 50 feet on Lot 3 in the “CC”, Community Commercial District to 75 feet. Lots 4 and 5 are proposed in concept to allow for a 221-room hotel, exceeding the maximum building height of 50 feet in the “CC”, Community Commercial District to 75 feet and the possession, storage, retail sale of on- and off- premise consumption of alcoholic beverages (beer, wine, and mixed beverages) in conjunction with a restaurant (Lot 4); and to allow a 220-room hotel, exceeding the maximum building height of 50 feet in the “CC”, Community Commercial District to 75 feet and the possession, storage, retail sale of on- and off-premise consumption of alcoholic beverages (beer, wine, and mixed beverages) in conjunction with a restaurant (Lot 5). The property is zoned “HCO”, Hotel and Corporate Office District and “CC”, Community Commercial District and is owned by Total E&P USA Real Estate, LLC. PLANNING SERVICES All Sheets in Plan Set P1. ADDRESSED. Ensure that lot/blocks are labeled and have consist ent numbers. Correct all instances of “Block A” to be “Block 1”. P2. NOT ADDRESSED. Sheet 2 (Zoning Exhibit) title block has a typo on case number. It should be “CU25-50”, not “CO25-50”. Shee ts 56-58 and Sheet 64 still have outdated case numbers in purpose stat ement. Update to Z25- 08 and CU25-50. Update case numbers in approval blocks, title block s, and purpose statements on all sheets. New case numbers are: Z25-08 and CU25-50. P3. NOT ADDRESSED. This incorrect case number is still shown on Concep t Site Development Plan (Sheet 3). Remove “Town Case No. D17-0063” on title blocks. CU25-50 & Z25-08 JANUARY 23, 2026 MIXED-USE DEVELOPMENT 2800 AND 3421 GRAPEVINE MILLS PARKWAY UNPLATTED REMAINDER 2nd Review Memo 2 P4. NOT ADDRESSED. Typo on Sheet 4 – “Propsed”. Either “Proposed” and/or “with CUP” still needs to be added to title blocks on Sheets 3 and 44-64. Correct title blocks so that proposed zoning is “CC with CUP”. P5. NOT ADDRESSED. Square footage on Master Site Development Plan (Sheet 4) title block does not match total of all l ots from plat. Remove SF from this title block and just have acres matching the platted acres (28.704 Acres). Ensure that acres in title blocks match the total a cres for lots shown on that sheet. P6. ADDRESSED . Remove Preliminary and Final Plat sheets from Plan Set for Rezone and CUP. P7. ADDRESSED. Revise purpose statement throughout all pages of p lan set. P8. ADDRESSED. Remove Index to Sheets page, this is unneeded for the CUP and Rezone request. P9. Partially Addressed. Reorder so that Lot 2 and Lot 4 site plans are together, and Lot 2 and Lot 4 landscape plans are t ogether. Reorder Plan Set as follows: o Zoning Exhibit o Site Plan o Landscape Plan o Building Elevations o Floor plans o Photometric o Preliminary Engineering P10. Zoning Exhibit (Sheet 2) o ADDRESSED. Label all proposed lot/block numbers. Match the lot/block numbers shown in the preliminary/final plats. (Be sure to use “Block 1”, not “Block A”.) o ADDRESSED. Add existing zoning and land use for surrounding properties to drawing. o NOT ADDRESSED. Show existing zoning district boundary between HCO and CC districts. See Grapevine's online Zoning Map for reference. We need to see where the existing division between HCO and CC is and where it is proposed to be changed. o ADDRESSED. Please remove the labels, dimensions and boundaries of the setback distances and buffer areas as per the Zoning Exhibit Checklist. o ADDRESSED. Show and label existing easements. Provide recording information. o ADDRESSED. Show and label floodway and drainage easements. Provide recording information. P11. Lot 2, Block 1 (Multifamily) Site Plan (Sheets 8-9) o ADDRESSED. Square footage/acres within title block does not match the proposed platted size for Lot 2. 2nd Review Memo 3 o NOT ADDRESSED. Addressed on site plan. But on Concept Site Development Plan (Sheet 3) and Master Site Development Plan (Sheet 4), the labels still say “Town Homes”. Label “Town Homes” as "Multi-family"; these are not considered townhomes since the ground underneath isn’t going to be sold fee simple. o ADDRESSED. Fix lot label to “Lot 2, Block 1”. o ADDRESSED. Label existing zoning and land use for surrounding property. o ADDRESSED. Label proposed lot / block numbers for other proposed lots in the project. o ADDRESSED. Show match line on Sheet 8. o ADDRESSED. Remove stray text within approval block. o ADDRESSED. The parking spaces directly in front of the leasing center appear to only be 2 accessible spaces. Fix label that identifies it as 3 spaces. o ADDRESSED. Label area to the west of the leasing center. Is this a swimming pool? o Site Data Summary Table:  ADDRESSED. Update proposed zoning to “CC – Community Commercial District with CUP”.  NOT ADDRESSED. These numbers still do not match. Site plan (Sheets 3-5) indicates building footprint area as 76,049 SF and total building area as 110,846 SF. Landscape plan (Sheet 44) indicates building footprint area as 111,127 SF. Landscape plan on Sheet 42 lists building footprint area as 110,846 SF. Reconcile or explain difference.  ADDRESSED. Standard 3-bedroom unit minimum floor area appears to be 1,000 SF. (Sec. 22(F)(6)). Update under “required” column.  ADDRESSED. Residential density does not appear to be correctly calculated. The proposed calculation appears to use total acres, not net acres.  NOT ADDRESSED. Required parking ratio was correctly updated. However, required parking count was not updated to 496 spaces; table still says 372. While it is understood that modifications are requested, please correct this required number so the difference between typically required and proposed is accurate/clear. Typical parking standard for multifamily is 2 spaces per unit. Update under “required” column.  ADDRESSED. Double-check parking counts. I am only counting 218 surface head-in spaces (not including accessible ones). Update totals and parking ratio accordingly. 2nd Review Memo 4  New Comment. Either round down the proposed parking ratio to 1.64 or add significant figures so that when the proposed parking ratio is multiplied by the number of units provided, the parking meets the proposed modified requirement. For example, 1.65 X 248 = 409.2 spaces, so the plan would be two spaces short. But it would meet a proposed ratio of 1.64.  ADDRESSED. There appears to only be 8 accessible spaces. Make sure all are correctly marked on site plan.  New Comment. Total lot area is incorrect. Zoning exhibit, plat, and title block indicate Lot 2 is 540,228 SF.  NOT ADDRESSED. Total open space now matches, but total impervious area is still slightly different between the two summary tables. Once the total lot area is corrected on the site plan sheets, recalculate total impervious area and make sure it matches the landscape plan (Sheet 44). The total open space and impervious area numbers do not match the landscape plan. Please confirm / reconcile.  ADDRESSED. Add total recreational open space to summary table, per Sec. 22(F)(3): "A portion of the minimum open space equivalent to 250 square feet per dwelling unit shall be devoted to planned and permanent usable recreation area. This recreational open space shall be located internal to the site. The amount, location and type of usable recreation space shall be shown on the site plan."  ADDRESSED. Site plan data table lists 248 multifamily units, the CUP Narrative as well as the Landscape Plan cites 246 units. Please reconcile and provide accurate modifications to required parking if needed.  ADDRESSED. Use labeling consistently so that it does not obscure any improvements.  PARTIALLY ADDRESSED Added but one label (marked on plan) needs to be moved so it is fully visible. Label the 25-foot-wide buildings setbacks also as landscape buffers. There must not be any parking proposed within the 25-foot-wide landscape buffers/front yards.  ADDRESSED. Add the property line symbol and label to the Legend/Key. P12. Master Site Development Plan (Sheet 10) (Sheet 4) o Square footage on Master Site Development Plan (Sheet 4) title block does not match total of all lots from plat. Remove SF from this title block and just have acres matching the platted acres (28.704 Acres). Title block incorrectly indicates that only Lots 2-4 are shown; master site plan shows Lots 2-5. Make sure total acreage in title block is updated to match shown lots. 2nd Review Memo 5 o ADDRESSED. Move approval block closer to title block. o PARTIALLY ADDRESSED. Addressed with previous changes, but update again with all new changes on Lot 2 site plan data summary table with this revision. Update site plan data summary table per changes made on Sheet 8. o ADDRESSED. Label existing zoning and land use for all surrounding lots. o ADDRESSED. Fix lot/block labels to indicate “Block 1” on all lots, not “Block A”. o ADDRESSED. It is not clear which lots the Landscape Area table on this sheet is for. Can this information be removed from this sheet and just be shown on the lot landscape plans? o ADDRESSED. Typo in Landscape Area table – “Toal Landscape Area”. o ADDRESSED. Written scale on bottom of the sheet (1” = 80’) does not match the graphic scale (1” = 40’). o New Comment. Label “Town Homes” as "Multi-family"; these are not considered townhomes since the ground underneath isn’t going to be sold fee simple. o New Comment. Typo in proposed zoning information in title block: “Propsed”. P13. Lot 4, Block 1 (Hotel) Site Plan (Sheet 54) (Sheet 59) o ADDRESSED. This lot is shown as Lot 4 in the plat and master site development plan. Update title block and site plan label to reflect this. o NOT ADDRESSED. Existing zoning for proposed Lot 5, Block 1 is CC. Correct label. Add existing zoning and land use for surrounding properties. o ADDRESSED. Update surrounding lots within the project to reflect correct proposed lot/block numbers. o Site Plan Data Summary Table:  ADDRESSED. Typo: “First Floor-Building Footrpint Area”.  ADDRESSED. Table indicates that 9 accessible spaces are required but only 8 spaces are provided. Check the requirements and provide necessary accessible spaces.  ADDRESSED. Per Sec. 25(D)(1): “Whenever the "CC", Community Commercial District is utilized for hotel-motel office or hospital use, the minimum open space shall be increased to 30 percent of the total lot area.”  NOT ADDRESSED. Add row in site plan data summary table for minimum room size (300 SF required) and then under proposed, specify what is the smallest room size proposed. (Per Sec. 25(M)(7)(a), each guestroom shall have a minimum area of three hundred thirty (330) square feet.) Kimley-Horn has indicated that an updated room schedule will be provided with next submittal. Within the site data summary table, add in the guest room schedule or 2nd Review Memo 6 provide it as a separate table. This needs to include the area in square feet for each room. o ADDRESSED. Use labeling consistently so that it does not obscure any improvements. o ADDRESSED. Label the 25-foot-wide buildings setbacks also as landscape buffers. There must not be any parking proposed within the 25- foot-wide landscape buffers/front yards. o New Comment. Add “Proposed” to “Zone: CC with CUP – Community Commercial District” in title blocks. Concept Plan (Sheet 3) P14. ADDRESSED. Drawing: label Lots 3 and 5 as concepts for future development. P15. ADDRESSED. Revise purpose statement, see comment under All Sheets subheading. P16. ADDRESSED. Site Data Summary Table: Revise parking ratio from 1.5 spaces per unit to 2.0 spaces per unit. P17. ADDRESSED. Site Data Summary Table: Revised open space and impervious surface area calculations as they are wrong in the table. The numbers are not adding up. P18. ADDRESSED. Lot 4’s proposed parking is depicted in the required building setback/landscaped area (25-feet minimum) P19. New Comment. Written scale on bottom of the sheet (1” = 80’) does not match the graphic scale (1” = 40’). P20. New Comment. Remove “Town Case No. D17-0063” on title block. P21. New Comment. Update title block acres to 28.704 Acres. P22. New Comment. Label “Town Homes” as "Multi-family"; these are not considered townhomes since the ground underneath isn’t going to be sold fee simple. Landscape Plan NOTE: 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. P23. Provide an overall landscape plan sheet. This needs to include the landscape data table, label and dimension all building setbacks/minimum landscaped setbacks/areas, add lines and any symbols to the legend/key. P24. ADDRESSED. Remove all pedestrian benches from all landscape plan sheets P25. Lot 2, Block 1 (Multifamily) Landscape Plan (Sheets 42-45) (Sheets 44-47) 2nd Review Memo 7 o NOT ADDRESSED. In title block, update lot number to only Lot 2 and update acres (12.402 acres). This landscape plan is only for Lot 2. Update title block for clarity; update total acres in title block. o Landscape Plan Data Summary Table  NOT ADDRESSED. Not addressed. Site plan (Sheets 3-5) indicates building footprint area as 76,049 SF and total building area as 110,846 SF. Please reconcile and make clear if this is building footprint or total building area. Building footprint area does not match the building footprint area listed in Lot 2 Site Data (76,049 SF).  NOT ADDRESSED. Total open space now matches, but total impervious area is still slightly different between the two summary tables. It appears the error lies in the incorrect lot area listed on the site plan summary table. Once the total lot area is corrected on the site plan sheets (Sheets 5-6), make sure it matches the landscape plan. Total open space and impervious area numbers do not match the Lot 2 Site Data. Please confirm / reconcile. o PARTIALLY ADDRESSED. Tree counts were added to legend on Sheet 45. Are these just for the trees on this sheet? Or for the entire site? Tree counts should be for entire site. Add tree counts to the planting schedule on Sheet 45. P26. Lot 4, Block 1 (Hotel) Landscape Plan (Sheets 59-62) (Sheets 56-58, 64) These sheets have gotten out of order. LP 3.01-3.03 (Sheets 56-58) should be after LP 1.01 (Sheet 64). o ADDRESSED. In Landscape Plan Summary Data Table, calculate required interior landscape area – parking lot landscape in square feet, under “requirement” column. o New Comment. Total impervious area (SF and percentage) listed on Sheet 58 has not been updated with changes to total open space and does not match the site plan summary table for Lot 4 (Sheet 59) or in the copy on this same sheet. o New Comment. Sheets 56-58 and Sheet 64 still have outdated case numbers in purpose statement. Update to Z25-08 and CU25-50. o New Comment. Add “Proposed” to “Zone: CC with CUP – Community Commercial District” in title blocks. Building Elevations P27. Floor Plan/Building Elevation for Multifamily (Lot 2) (Sheets 51-53) o ADDRESSED. Refer to Narrative. Buildings 6-11 do not maintain the residential pitched roof form, which is a design consideration of the Grapevine Mills North District per the "Design Standards Manual for Multifamily and Vertical Mixed Use Development". 2nd Review Memo 8 Floor Plan (for Restaurants) P28. Ground Floor Plan for Hotel (Lot 4) (Sheet 63) o NOT ADDRESSED. Kimley-Horn indicated in response letter that the pool size has been increased to be over 1,000 SF. However, hotel floor plans are no longer included in the submittal. Are updated floor plans going to be submitted with next submittal to confirm? Swimming pool does not appear to meet the minimum 1,000 SF requirement (Sec 25(M)(7)(d)). Photometric Plan No comments. Speaker Plan No comments. PUBLIC WORKS Contact Paul Lee - Civil Engineer, Elizabeth Reynold EIT or Cristin Turner (Platting) – Civil Engineer at 817.410.3000 for the following comments: 1. Two different engineers are doing two different projects. Set up so that MF goes first and then Hotel. Provide construction phasing and timing. The plans need to be coordinated that we are not describing them as the hotel set and the Multi Family set. If these are 2 sperate projects, they need to be separated. If they are one set (which is probably the only way this will be approved) The plans need to join with single cover sheet and sheet numbers. 2. Note provided – “Deceleration Lane by separate project.” Hotel is assuming everything with MF is complete and they simply connect after construction by MF. 3. Need to provide language that the MF and Hotel go in at the same time. Need the narrative to describe that the MF and Hotel are opening simultaneously. 4. More details of the type of is required on the Concept plan lots to make sure infrastructure can support the development. 5. Will need a new TIA. Indicate traffic counts for the concept lots. TIA is future dates need to be updated for a 2026 submittal (3 years from date of completion). Additional concept lots for future development need to have realistic uses and be included in this TIA as part of the final build out. 6. Across Lot 5 – bringing easement for sanitary sewer to serve Hotel, not labeled. Encumbering Lot 5 in a design that is a concept plan holder (almost bisects the lot). Reconsider that it needs to hug the more to the perimeter of the lots. 7. When will Trail easements on concepted lots be dedicated and constructed? If they are not 8. Show the improvements that exist on the Gas Well site for reference. 9. Call out compactor on MF site on site plan and master site plan. 10. Fire Lane Pavement must meet City of Grapevine standard details. 11. Need verification from TXDOT that the deceleration lane on frontage road is acceptable. There have been changes at the TXDOT Area office and some of the past personnel are not in the same position. Agreements have changed. 12. Grading plan indicates a large ditch being graded across lot 3. This ditch serves multiple lots and will need to be in a drainage easement. The Alignment does not match the concept plan provided. 13. Label Contour Elevations on ALL grading sheets. 2nd Review Memo 9 14. Sheet C3 of the apartment set shows a hole being dug on the hotel lot. This will require haul off of material that will need to be brought back during the hotel construction 15. Show median in in stars and stripes. No Median cut will be allowed. 16. Rainfall intensity per City code is 11.6 for the 100year 10-minute storm not 9.24 as shown on sheet C15. 17. Indicate locations for electrical transformers and other franchise utilities. These cannot move parking spaces or landscape in final design. BUILDING SERVICES Contact Larry Gray – Building Services at 817.410.3163 or lgray@grapevinetexas.gov to discuss the following: 1. Electric Vehicle (EV) Charging Stations are not permitted in parking garages/structures. FIRE MARSHAL Contact Sam Daniel - Fire Department at 817.410.4421 or sdaniel@grapevinetexas.gov for the following comments: 2021 IFC with locally adopted amendments High-Rise Hotel Requirements: · Fire Pump · Smoke Control · Sprinklers · Riser room location · FDC within 100’ of hydrant · hydrants every 300’ · Standpipe · Fire Alarm · Fire Command Control Room · Emergency Responder Radio Coverage · Fire fighter air replenishment systems (FARS) shall be provided in accordance with this appendix in new buildings when any of the following conditions occur: 1. Any new building is five or more stories in height. 2. Any new building with two or more floors below grade. 3. Any new building 500,000 square feet or more in size. 2nd Review Memo 10 Each stairwell shall have a supply riser. SCBA fill panels shall be located on odd numbered floors commencing at the first level in the primary stairwell and on even numbered floors commencing at level two in the remaining stairwells. Fill panels in buildings over 500,000 square feet shall be located adjacent to each standpipe connection. · Fire Lanes requirements: o Buildings over 30 feet high, the minimum lane width adjacent to one side of the building is 26 feet and be within 15-30 feet of the building on that one side. (North side fire lane will need to be closer to building) o Building over 55 feet to the top “floor”, the fire lane located next to the building must be 35 feet in width when adjacent to the building and be no further than 35’ from the base of the building on that one side. Multi family Project · Hydrants every 300’ throughout · FDC’s within 100’ of hydrant · confirm dead-end fire lane distances. If over 150’, dedicated turnaround is required. · Riser room locations *****All sprinkler, fire alarm, access control and smoke control need 3rd party review from an FD approved firm which can be found on FD website. PARKS Contact Kathy Nelson – Capital Improvements Program Manager at 817.410.3394 or knelson@grapevinetexas.gov to discuss the following: 1. Trail – try to tie-in across Grapevine Mills Blvd.; pedestrian access 2. Trail – continuing down 2499 frontage road 3. Open Space – recreational open space needs to be provided. ____________________________________________________________________ Email a PDF of the revised final plans by January 28, 2026, at 12:00 p.m. to emarohnic@grapevinetexas.gov, atriplett@grapveinetexas.gov, and 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 Albert Triplett at (817) 410-3151. 3rd Review Memo 1 Email a PDF of the revised plans by Tuesday, February 24, 2026 at 12:00 p.m. to emarohnic@grapevinetexas.gov, atriplett@grapveinetexas.gov, and 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: submitted by Trammell Crow Company for property located at 2800 and 3421 Grapevine Mills Parkway, proposed to be platted as Block 1, Lots 2-5, Grapevine Mills Wells Addition. The applicant is requesting to rezone 28.7 acres from “HCO”, Hotel Corporate Office District to “CC”, Community Commercial District. The applicant is also requesting a conditional use permit to develop a master site development with a 246-unit multifamily development on Lot 2, exceeding the maximum building height of 50 feet in the “CC”, Community Commercial District and to reduce the minimum distance between primary and secondary structures from 40 feet to 20 feet. This is also a request to allow the possession, storage, retail sales of on- and off- premise consumption of alcoholic beverages (beer, wine, and mixed beverages) in conjunction with a restaurant, within a six-story hotel with 249 rooms, exceeding the maximum building height of 50 feet on Lot 3 in the “CC”, Community Commercial District to 75 feet. Lots 4 and 5 are proposed in concept to allow for a 221-room hotel, exceeding the maximum building height of 50 feet in the “CC”, Community Commercial District to 75 feet and the possession, storage, retail sale of on- and off- premise consumption of alcoholic beverages (beer, wine, and mixed beverages) in conjunction with a restaurant (Lot 4); and to allow a 220-room hotel, exceeding the maximum building height of 50 feet in the “CC”, Community Commercial District to 75 feet and the possession, storage, retail sale of on- and off-premise consumption of alcoholic beverages (beer, wine, and mixed beverages) in conjunction with a restaurant (Lot 5). The property is zoned “HCO”, Hotel and Corporate Office District and “CC”, Community Commercial District and is owned by Total E&P USA Real Estate, LLC. PLANNING SERVICES All Sheets in Plan Set Order of Plan Set: Zoning Exhibit (all lots), Master Site Plan (all lo ts) Site Plan (both lots), Landscape Plan (both lots), Building E levations (both lots), Floor plan (both lots), The plats and full civils with de tails need to be removed from of the plan set. We only need the drainage area map, g rading plan and preliminary utility layout. Purpose Statement: Needs to be consistent (the same) on the Spiars an d Kimley Horn plans. The statements don’t match. P1. ADDRESSED. Ensure that lot/blocks are labeled and have consist ent numbers. Correct all instances of “Block A” to be “Block 1”. P2. ADDRESSED. Sheet 2 (Zoning Exhibit) title block has a typo on case number. It should be “CU25-50”, not “CO25-50”. Shee ts 56-58 and Sheet CU25-50 & Z25-08 FEBRUARY 18, 2026 MIXED-USE DEVELOPMENT 2800 AND 3421 GRAPEVINE MILLS PARKWAY UNPLATTED REMAINDER 3rd Review Memo 2 64 still have outdated case numbers in purpose stat ement. Update to Z25- 08 and CU25-50 . Update case numbers in approval blocks, title block s, and purpose statements on all sheets. New case numbers are: Z25-08 and CU25-50. P3. ADDRESSED. This incorrect case number is still shown on Concep t Site Development Plan (Sheet 3). Remove “Town Case No. D17-0063” on title blocks. P4. ADDRESSED. Typo on Sheet 4 – “Propsed”. Either “Proposed” and/or “with CUP” still needs to be added to title blocks on She ets 3 and 44-64. Correct title blocks so that proposed zoning is “CC with CUP”. P5. ADDRESSED. Square footage on Master Site Development Plan (She et 4) title block does not match total of all lots from p lat. Remove SF from this title block and just have acres matching the platte d acres (28.704 Acres). Ensure that acres in title blocks match the total a cres for lots shown on that sheet. P6. NOT ADDRESSED. Remove Preliminary and Final Plat sheets from Plan Set for Rezone and CUP. P7. ADDRESSED. Revise purpose statement throughout all pages of p lan set. P8. NOT ADDRESSED. Remove Index to Sheets page, this is unneeded for the CUP and Rezone request. P9. NOT ADDRESSED. Reorder so that Lot 2 and Lot 4 site plans are together, and Lot 2 and Lot 4 landscape plans are t ogether. Reorder Plan Set as follows: o Zoning Exhibit o Site Plan o Landscape Plan o Building Elevations o Floor plans o Photometric o Preliminary Engineering P10. Zoning Exhibit (Sheet 2) o ADDRESSED. Label all proposed lot/block numbers. Match the lot/block numbers shown in the preliminary/final plats. (Be sure to use “Block 1”, not “Block A”.) o ADDRESSED. Add existing zoning and land use for surrounding properties to drawing. o ADDRESSED. Show existing zoning district boundary between HCO and CC districts. See Grapevine's online Zoning Map for reference. We need to see where the existing division between HCO and CC is and where it is proposed to be changed. o ADDRESSED. Please remove the labels, dimensions and boundaries of the setback distances and buffer areas as per the Zoning Exhibit Checklist. 3rd Review Memo 3 o ADDRESSED. Show and label existing easements. Provide recording information. o ADDRESSED. Show and label floodway and drainage easements. Provide recording information. P11. Lot 2, Block 1 (Multifamily) Site Plan (Sheets 8-9) o ADDRESSED. Square footage/acres within title block does not match the proposed platted size for Lot 2. o ADDRESSED. Addressed on site plan. But on Concept Site Development Plan (Sheet 3) and Master Site Development Plan (Sheet 4), the labels still say “Town Homes”. Label “Town Homes” as "Multi-family"; these are not considered townhomes since the ground underneath isn’t going to be sold fee simple. o ADDRESSED. Fix lot label to “Lot 2, Block 1”. o ADDRESSED. Label existing zoning and land use for surrounding property. o ADDRESSED. Label proposed lot / block numbers for other proposed lots in the project. o ADDRESSED. Show match line on Sheet 8. o ADDRESSED. Remove stray text within approval block. o ADDRESSED. The parking spaces directly in front of the leasing center appear to only be 2 accessible spaces. Fix label that identifies it as 3 spaces. o ADDRESSED. Label area to the west of the leasing center. Is this a swimming pool? o Site Data Summary Table:  ADDRESSED. Update proposed zoning to “CC – Community Commercial District with CUP”.  ADDRESSED. These numbers still do not match. Site plan (Sheets 3-5) indicates building footprint area as 76,049 SF and total building area as 110,846 SF. Landscape plan (Sheet 44) indicates building footprint area as 111,127 SF. Landscape plan on Sheet 42 lists building footprint area as 110,846 SF. Reconcile or explain difference.  ADDRESSED. Standard 3-bedroom unit minimum floor area appears to be 1,000 SF. (Sec. 22(F)(6)). Update under “required” column.  ADDRESSED. Residential density does not appear to be correctly calculated. The proposed calculation appears to use total acres, not net acres.  NOT ADDRESSED. So, the MF is short parking? Required parking ratio was correctly updated. However, required parking count was not updated to 496 spaces; table still says 372. While it is understood that modifications are requested, please correct this 3rd Review Memo 4 required number so the difference between typically required and proposed is accurate/clear. Typical parking standard for multifamily is 2 spaces per unit. Update under “required” column.  ADDRESSED. Double-check parking counts. I am only counting 218 surface head-in spaces (not including accessible ones). Update totals and parking ratio accordingly.  ADDRESSED. New Comment. Either round down the proposed parking ratio to 1.64 or add significant figures so that when the proposed parking ratio is multiplied by the number of units provided, the parking meets the proposed modified requirement. For example, 1.65 X 248 = 409.2 spaces, so the plan would be two spaces short. But it would meet a proposed ratio of 1.64.  ADDRESSED. There appears to only be 8 accessible spaces. Make sure all are correctly marked on site plan.  New Comment. Total lot area is incorrect. Zoning exhibit, plat, and title block indicate Lot 2 is 540,228 SF.  NOT ADDRESSED. Total open space now matches, but total impervious area is still slightly different between the two summary tables. Once the total lot area is corrected on the site plan sheets, recalculate total impervious area and make sure it matches the landscape plan (Sheet 44). The total open space and impervious area numbers do not match the landscape plan. Please confirm / reconcile.  ADDRESSED. Add total recreational open space to summary table, per Sec. 22(F)(3): "A portion of the minimum open space equivalent to 250 square feet per dwelling unit shall be devoted to planned and permanent usable recreation area. This recreational open space shall be located internal to the site. The amount, location and type of usable recreation space shall be shown on the site plan."  ADDRESSED. Site plan data table lists 248 multifamily units, the CUP Narrative as well as the Landscape Plan cites 246 units. Please reconcile and provide accurate modifications to required parking if needed.  ADDRESSED. Use labeling consistently so that it does not obscure any improvements.  ADDRESSED. Added but one label (marked on plan) needs to be moved so it is fully visible. Label the 25-foot-wide buildings setbacks also as landscape buffers. There must not be any parking proposed within the 25-foot-wide landscape buffers/front yards.  ADDRESSED. Add the property line symbol and label to the Legend/Key. P12. Master Site Development Plan (Sheet 10) (Sheet 4) 3rd Review Memo 5 o ADDRESSED. Square footage on Master Site Development Plan (Sheet 4) title block does not match total of all lots from plat. Remove SF from this title block and just have acres matching the platted acres (28.704 Acres). Title block incorrectly indicates that only Lots 2-4 are shown; master site plan shows Lots 2-5. Make sure total acreage in title block is updated to match shown lots. o ADDRESSED. Move approval block closer to title block. o ADDRESSED. Addressed with previous changes, but update again with all new changes on Lot 2 site plan data summary table with this revision. Update site plan data summary table per changes made on Sheet 8. o ADDRESSED. Label existing zoning and land use for all surrounding lots. o ADDRESSED. Fix lot/block labels to indicate “Block 1” on all lots, not “Block A”. o ADDRESSED. It is not clear which lots the Landscape Area table on this sheet is for. Can this information be removed from this sheet and just be shown on the lot landscape plans? o ADDRESSED. Typo in Landscape Area table – “Toal Landscape Area”. o ADDRESSED. Written scale on bottom of the sheet (1” = 80’) does not match the graphic scale (1” = 40’). o ADDRESSED. Label “Town Homes” as "Multi-family"; these are not considered townhomes since the ground underneath isn’t going to be sold fee simple. o ADDRESSED. Typo in proposed zoning information in title block: “Propsed”. P13. Lot 4, Block 1 (Hotel) Site Plan (Sheet 54) (Sheet 59) o ADDRESSED. This lot is shown as Lot 4 in the plat and master site development plan. Update title block and site plan label to reflect this. o ADDRESSED. Existing zoning for proposed Lot 5, Block 1 is CC. Correct label. Add existing zoning and land use for surrounding properties. o ADDRESSED. Update surrounding lots within the project to reflect correct proposed lot/block numbers. o Site Plan Data Summary Table:  ADDRESSED. Typo: “First Floor-Building Footrpint Area”.  ADDRESSED. Table indicates that 9 accessible spaces are required but only 8 spaces are provided. Check the requirements and provide necessary accessible spaces.  ADDRESSED. Per Sec. 25(D)(1): “Whenever the "CC", Community Commercial District is utilized for hotel-motel office or hospital use, the minimum open space shall be increased to 30 percent of the total lot area.”  ADDRESSED. Add row in site plan data summary table for minimum room size (300 SF required) and then under proposed, 3rd Review Memo 6 specify what is the smallest room size proposed. (Per Sec. 25(M)(7)(a), each guestroom shall have a minimum area of three hundred thirty (330) square feet.) Kimley-Horn has indicated that an updated room schedule will be provided with next submittal. Within the site data summary table, add in the guest room schedule or provide it as a separate table. This needs to include the area in square feet for each room. o ADDRESSED. Use labeling consistently so that it does not obscure any improvements. o ADDRESSED. Label the 25-foot-wide buildings setbacks also as landscape buffers. There must not be any parking proposed within the 25- foot-wide landscape buffers/front yards. o New Comment. Add “Proposed” to “Zone: CC with CUP – Community Commercial District” in title blocks. Concept Plan (Sheet 3) P14. ADDRESSED. Drawing: label Lots 3 and 5 as concepts for future development. P15. ADDRESSED. Revise purpose statement, see comment under All Sheets subheading. P16. ADDRESSED. Site Data Summary Table: Revise parking ratio from 1.5 spaces per unit to 2.0 spaces per unit. P17. ADDRESSED. Site Data Summary Table: Revised open space and impervious surface area calculations as they are wrong in the table. The numbers are not adding up. P18. ADDRESSED. Lot 4’s proposed parking is depicted in the required building setback/landscaped area (25-feet minimum) P19. ADDRESSED. Written scale on bottom of the sheet (1” = 80’) does not match the graphic scale (1” = 40’). P20. ADDRESSED. Remove “Town Case No. D17-0063” on title block. P21. ADDRESSED. Update title block acres to 28.704 Acres. P22. ADDRESSED. Label “Town Homes” as "Multi-family"; these are not considered townhomes since the ground underneath isn’t going to be sold fee simple. Landscape Plan NOTE: 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. 3rd Review Memo 7 P23. Provide an overall landscape plan sheet. This needs to include the landscape data table, label and dimension all building setbacks/minimum landscaped setbacks/areas, add lines and any symbols to the legend/key. P24. ADDRESSED. Remove all pedestrian benches from all landscape plan sheets P25. Lot 2, Block 1 (Multifamily) Landscape Plan (Sheets 42-45) (Sheets 44-47) o ADDRESSED. In title block, update lot number to only Lot 2 and update acres (12.402 acres). This landscape plan is only for Lot 2. Update title block for clarity; update total acres in title block. o Landscape Plan Data Summary Table  ADDRESSED. Not addressed. Site plan (Sheets 3-5) indicates building footprint area as 76,049 SF and total building area as 110,846 SF. Please reconcile and make clear if this is building footprint or total building area. Building footprint area does not match the building footprint area listed in Lot 2 Site Data (76,049 SF).  ADDRESSED. Total open space now matches, but total impervious area is still slightly different between the two summary tables. It appears the error lies in the incorrect lot area listed on the site plan summary table. Once the total lot area is corrected on the site plan sheets (Sheets 5-6), make sure it matches the landscape plan. Total open space and impervious area numbers do not match the Lot 2 Site Data. Please confirm / reconcile. o ADDRESSED. Tree counts were added to legend on Sheet 45. Are these just for the trees on this sheet? Or for the entire site? Tree counts should be for entire site. Add tree counts to the planting schedule on Sheet 45. P26. Lot 4, Block 1 (Hotel) Landscape Plan (Sheets 59-62) (Sheets 56-58, 64) These sheets have gotten out of order. LP 3.01-3.03 (Sheets 56-58) should be after LP 1.01 (Sheet 64). o ADDRESSED. In Landscape Plan Summary Data Table, calculate required interior landscape area – parking lot landscape in square feet, under “requirement” column. o ADDRESSED. Total impervious area (SF and percentage) listed on Sheet 58 has not been updated with changes to total open space and does not match the site plan summary table for Lot 4 (Sheet 59) or in the copy on this same sheet. o ADDRESSED.. Sheets 56-58 and Sheet 64 still have outdated case numbers in purpose statement. Update to Z25-08 and CU25-50. o ADDRESSED. Add “Proposed” to “Zone: CC with CUP – Community Commercial District” in title blocks. Building Elevations 3rd Review Memo 8 P27. Floor Plan/Building Elevation for Multifamily (Lot 2) (Sheets 51-53) o ADDRESSED. Refer to Narrative. Buildings 6-11 do not maintain the residential pitched roof form, which is a design consideration of the Grapevine Mills North District per the "Design Standards Manual for Multifamily and Vertical Mixed Use Development". Floor Plan (for Restaurants) P28. Ground Floor Plan for Hotel (Lot 4) (Sheet 63) o ADDRESSED. Kimley-Horn indicated in response letter that the pool size has been increased to be over 1,000 SF. However, hotel floor plans are no longer included in the submittal. Are updated floor plans going to be submitted with next submittal to confirm? Swimming pool does not appear to meet the minimum 1,000 SF requirement (Sec 25(M)(7)(d)). PUBLIC WORKS Contact Paul Lee - Civil Engineer, Elizabeth Reynold EIT or Cristin Turner (Platting) – Civil Engineer at 817.410.3000 for the following comments: 1. Two different engineers are doing two different projects. Set up so that MF goes first and then Hotel. Provide construction phasing and timing. The plans need to be coordinated that we are not describing them as the hotel set and the Multi Family set. If these are 2 sperate projects, they need to be separated. If they are one set (which is probably the only way this will be approved) The plans need to join with single cover sheet and sheet numbers. NOT ADDRESSED – Everything is still designed for the MF to be built out first then the hotel to be constructed. 2. Note provided – “Deceleration Lane by separate project.” Hotel is assuming everything with MF is complete and they simply connect after construction by MF.NOT ADDRESSED- This is shown as a TXDOT requirement. Have you recieved updated TXDOT approval. Many changes have occurred at TXDOT in the last 2 years. 3. Need to provide language that the MF and Hotel go in at the same time. Need the narrative to describe that the MF and Hotel are opening simultaneously. NOT ADDRESSED - 4. More details of the type of is required on the Concept plan lots to make sure infrastructure can support the development. NOT ADDRESSED – In conversations with the TIA we were told that there are 2- 200 room hotels planned for the lots in hte concept plan. Lot 5 is not shown as a hotel with 2 buildings. What use are you planning the parking area for? 5. Will need a new TIA. Indicate traffic counts for the concept lots. TIA is future dates need to be updated for a 2026 submittal (3 years from date of completion). Additional concept lots for future development need to have realistic uses and be included in this TIA as part of the final build out.NOT ADDRESSED 6. Across Lot 5 – bringing easement for sanitary sewer to serve Hotel, not labeled. Encumbering Lot 5 in a design that is a concept plan holder (almost bisects the lot). Reconsider that it needs to hug the more to the perimeter of the lots. NOT ADDRESSED -Storm drain and Santary Sewer are designed to accomandate the concept plan shown. This lot is listed as a hotel in the TIA. The 2 buildings shown on this lot are not a hotel. 7. When will Trail easements on concepted lots be dedicated and constructed? If they are not 3rd Review Memo 9 8. Show the improvements that exist on the Gas Well site for reference. NOT ADDRESSED – The well site has 2 driveways. The driveway analysis in the TIA does not addrwess the driveways not shown. There should be a mutal access easement and the s 9. Call out compactor on MF site on site plan and master site plan. ADDRESSED 10. Fire Lane Pavement must meet City of Grapevine standard details. 11. Need verification from TXDOT that the deceleration lane on frontage road is acceptable. There have been changes at the TXDOT Area office and some of the past personnel are not in the same position. Agreements have changed. NOT ADDRESSED 12. Grading plan indicates a large ditch being graded across lot 3. This ditch serves multiple lots and will need to be in a drainage easement. The Alignment does not match the concept plan provided. NOT ADDRESSED 13. Label Contour Elevations on ALL grading sheets. NOT ADDRESSED – Contours are not labeled on many of the sheets. Existing and Preoposed. Show proposed grading in landscape areas. 14. Sheet C3 of the apartment set shows a hole being dug on the hotel lot. This will require haul off of material that will need to be brought back during the hotel construction NOT ADDRESSED – Is the Hotel site bing massed graded for Future work? Will you be stockpiling material to fill the hole created? 15. Show median in in stars and stripes. No Median cut will be allowed. NOT ADDRESSED 16. Rainfall intensity per City code is 11.6 for the 100year 10-minute storm not 9.24 as shown on sheet C15. NOT ADDRESSED 17. Indicate locations for electrical transformers and other franchise utilities. These cannot move parking spaces or landscape in final design. NOT ADDRESSED BUILDING SERVICES Contact Larry Gray – Building Services at 817.410.3163 or lgray@grapevinetexas.gov to discuss the following: 1. ADDRESSED. Electric Vehicle (EV) Charging Stations are not permitted in parking garages/structures. FIRE MARSHAL Contact Sam Daniel - Fire Department at 817.410.4421 or sdaniel@grapevinetexas.gov for the following comments: 2021 IFC with locally adopted amendments High-Rise Hotel Requirements: · Fire Pump · Smoke Control · Sprinklers · Riser room location · FDC within 100’ of hydrant · hydrants every 300’ 3rd Review Memo 10 · Standpipe · Fire Alarm · Fire Command Control Room · Emergency Responder Radio Coverage · Fire fighter air replenishment systems (FARS) shall be provided in accordance with this appendix in new buildings when any of the following conditions occur: 1. Any new building is five or more stories in height. 2. Any new building with two or more floors below grade. 3. Any new building 500,000 square feet or more in size. Each stairwell shall have a supply riser. SCBA fill panels shall be located on odd numbered floors commencing at the first level in the primary stairwell and on even numbered floors commencing at level two in the remaining stairwells. Fill panels in buildings over 500,000 square feet shall be located adjacent to each standpipe connection. · Fire Lanes requirements: o Buildings over 30 feet high, the minimum lane width adjacent to one side of the building is 26 feet and be within 15-30 feet of the building on that one side. (North side fire lane will need to be closer to building) o Building over 55 feet to the top “floor”, the fire lane located next to the building must be 35 feet in width when adjacent to the building and be no further than 35’ from the base of the building on that one side. Multi family Project · Hydrants every 300’ throughout · FDC’s within 100’ of hydrant · confirm dead-end fire lane distances. If over 150’, dedicated turnaround is required. · Riser room locations *****All sprinkler, fire alarm, access control and smoke control need 3rd party review from an FD approved firm which can be found on FD website. PARKS Contact Kathy Nelson – Capital Improvements Program Manager at 817.410.3394 or knelson@grapevinetexas.gov to discuss the following: 3rd Review Memo 11 1. Trail – try to tie-in across Grapevine Mills Blvd.; pedestrian access 2. Trail – continuing down 2499 frontage road 3. Open Space – recreational open space needs to be provided. ____________________________________________________________________ Email a PDF of the revised final plans by February 24, 2026, at 12:00 p.m. to emarohnic@grapevinetexas.gov, atriplett@grapveinetexas.gov, and 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 Albert Triplett at (817) 410-3151. Z25-08 & CU25-50.4b 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 2, 2026 SUBJECT: DEVELOPMENT SERVICES TECHNICAL REPORT OF ZONE CHANGE APPLICATION Z25-08 AND CONDITIONAL USE PERMIT REQUEST CU25-50; MIXED-USE DEVELOPMENT APPLICANT: Kevin Hickman, Trammel Crow Company PROPERTY LOCATION AND SIZE: The subject property is addressed as 2800 and 3421 Grapevine Mills Parkway and is proposed to be platted as Block 1, Lots 2-5, Grapevine Mills Wells Addition. The site contains approximately 28.7 acres with approximately 2,039 feet of frontage along North Grapevine Mills Boulevard, 771 feet of frontage along Grapevine Mills Parkway, 310 feet of frontage along Stars and Stripes Way and 648 feet of frontage along East Grapevine Mills Circle. REQUESTED ZONE CHANGE AND CONDITIONAL USE PERMIT COMMENTS: These requests and their public hearings were continued from the April 21, 2026, joint public hearing and denied at the May 19, 2026, joint public hearing. The applicant is requesting to rezone 28.7 acres from “HCO”, Hotel Corporate Office District to “CC”, Community Commercial District. The applicant is also requesting a conditional use permit to develop a master site development plan with 2 48 multifamily units in buildings 3-4 stories in height and to allow the possession, storage, retail sales and on- and off- premise consumption of alcoholic beverages (beer, wine, and mixed beverages) in conjunction with a restaurant, within a six-story hotel with 222 rooms. On February 21, 2017, The City Council approved AM2016-03 (Ord. 2017-012) to establish the Master Site Development Plan which allows the Planning and Zoning Commission and City Council, through the conditional use process, the ability to consider multiple requests through one application on tracts of land five acres in size or larger Z25-08.4 and CU25-50.4b 2 along with the ability to consider additional uses, including residential uses , without the need for separate zone change request. Overall, the subject site is a 28.70-acre tract that will be subdivided into four separate lots for the multifamily and hotel portions of the project. The applicant intends to develop 11 multifamily buildings on Lot 2, approximately 12.4 acres of land. Two points of access along North Grapevine Mills Boulevard are proposed, including shared access between Lots 2 and 3. The City’s trail system and adjacent developments, such as Grapevine Mills Mall, can be accessed from the development by internal curvilinear, meandering sidewalks, which connect to perimeter public sidewalks, and interface with two proposed midblock pedestrian crosswalks on East Grapevine Mills Circle and North Grapevine Mills Boulevard. The exterior elevations are a combination of residentially derived styling , pitched roofs, and commercially derived styling, flat roofs. They range from 3 stories and 48 feet to 4 stories, 62 feet in height. An applicant can request to vary from the maximum building height requirements as part of the conditional use permit. A total of 248 units are proposed with a density of 20 units per acre, and 176,749 square feet (32.7%) of open space. The unit mix is as follows: • Eight (8) efficiency units (659 square feet) • 162 one-bedroom units (822 square feet) • 49 two-bedroom units (1,247 square feet) • 29 three-bedroom units (2,000 square feet) Required parking for the multifamily portion is 496 parking spaces (2.0 spaces per unit). The proposal includes 424 (1.64 spaces per unit). The parking provided are in the following categories: • Surface head-in: 218 spaces • Surface parallel: 30 spaces • One-car garage: 47 spaces • One-car tandem garage: 32 spaces • Two-car garage: 58 spaces • Two-car tandem garage: 30 spaces • Accessible: 9 spaces The Flexible design standards found in Subsection C.9., of Section 22 of the Zoning Ordinance allow parking requirements to be considered fl exible for the needs of the proposed multifamily development. In addition to the proposed multifamily development, the applicant also intends to develop the 5.9-acre Lot 4 with a six-story, 135,735-square-foot, 222-room, Sandman Hotel that is approximately 75 feet in height. The hotel exterior features two main entries along the north and south building elevations, an 8,647 square foot, 275 seat full-service restaurant and warming kitchen, approximately 4,200 square feet of banquet and meeting room space, and an approximate 1,040-square-foot full-service indoor exercise facility with fitness equipment and an outdoor pool. Z25-08.4 and CU25-50.4b 3 The proposed restaurant has a dedicated main entrance along the north building elevation and will feature a main dining area, a lounge area with a u-shaped bar, and an indoor patio area. The site requires 277 parking spaces, and 287 parking spaces are proposed. There are two points of access to the hotel lot; one along the southbound lanes of Grapevine Mills Parkway and the other is a shared access within lot 2 along North Grapevine Mills Boulevard. Lots 3 and 5 are shown in concept only as future hotels. Any future development proposed for these lots will require a public hearing for consideration by the City Council and the Planning and Zoning Commission. PRESENT ZONING AND USE: The property is currently zoned “HCO”, Hotel Corporate Office and “CC”, Community Commercial District and is currently undeveloped. HISTORY OF TRACT AND SURROUNDING AREA: The subject properties were zoned “C-W”, Commercial Warehouse District and “I-1”, Light Industrial District prior to the 1984 City-wide Rezoning at which time they were rezoned to “HCO”, Hotel Corporate Office and “CC”, Community Commercial District. • On December 21, 1991, City Council approved Z99-20 (Ord. 1999-181) to rezone 7.93 acres from “HCO”, Hotel Corporate Office to “CC”, Community Commercial District to develop a restaurant and convenience retail store. • On July 1, 1996, the Board of Zoning Adjustment approved BZA96-27, special exceptions to reduce the minimum perimeter landscape requirement to 10-feet, exceptions to Section 60, Sign Standards, and a variance to allow the elimination of required trees within the fuel line easement on the subject site. • On February 21, 2017, City Council approved AM2016-03 (Ord. 2017-012) to establish the Master Site Development Plan which allows the Planning and Zoning Commission and the City Council, through the conditional use process, the ability to consider multiple requests through one application on tracts of land five acres in size or larger, along with the ability to consider additional uses, including residential uses, without the need for separate zone change request. • On July 16, 2024, City Council denied Z24-03 and CU24-17 to rezone 28.7 acres from “HCO”, Hotel Corporate Office District to “CC”, Community Commercial District and for a conditional use permit to develop a master site development plan with a 296-unit multifamily development and to allow the possession, storage, retail sales and on- and off- premise consumption of alcoholic beverages (beer, wine, and mixed beverages) in conjunction with a restaurant, within a six-story hotel with 249 rooms. Z25-08.4 and CU25-50.4b 4 • On May 19, 2026, City Council denied Z25-08 and CU25-50 to rezone 28.7 acres from “HCO”, Hotel Corporate Office District to “CC”, Community Commercial District and for a conditional use permit to develop a master site development plan with a 248-unit multifamily development and to allow the possession, storage, retail sales and on- and off- premise consumption of alcoholic beverages (beer, wine, and mixed beverages) in conjunction with a restaurant, within a six-story hotel with 222 rooms. SURROUNDING ZONING AND EXISTING LAND USE: NORTH: “R-MF-2”, Multifamily District, “GU”, Governmental Use District, and “CC”, Community Commercial District – Dane Park Apartments, Terrawood Apartments, Exxon, and Fire Station #5 SOUTH: “HCO”, Hotel Corporate Office District and “CC”, Community Commercial District – Chesapeake Energy, Rooms To Go, and Grapevine Mills Mall EAST: “CC”, Community Commercial District – La-Z-Boy Furniture and Ashley Furniture Store WEST: “R-MF-2”, Multifamily District and “GU”, Governmental Use District – Dane Park Apartments and Cowboys Golf Club AIRPORT IMPACT: The subject tract is located within Aircraft Sound Exposure "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 Commercial (CO) land use. The request is compliant with the Master Plan. THOROUGHFARE PLAN APPLICATION: The Thoroughfare Plan designates this portion of North Grapevine Mills Boulevard as a Type B Major Arterial thoroughfare with a minimum 80 -foot right-of-way. Developed as six lanes with a turn lane, Grapevine Mills Parkway is designated as a Type A* Major Arterial. Consult TxDot for right-of-way width. /em