From
Chris Hartmann
Title
SU150407/S150402 - Specific Use Permit/Site Plan - Comfort Suites (Paddock Way Drive) (City Council District 1). Approve a specific use permit/site plan to construct a four-story-58,456-square-foot-88-room hotel. The 1.84-acre property, located at 702 Paddock Way, zoned Light Industrial, is within the State Highway 360 (S.H. 360) Corridor Overlay District. The agent is Hugo Monsanto, Monsanto Architects, the applicant: Mike Patel, DITWIN II LLC, and the owner is Stephen Korkmas, Cedars Heritage, LTD. (On April 6, 2015, the Planning and Zoning Commission recommended approval of this request by a vote of 9-0.)
Presenter
Chief City Planner Jim Hinderaker
Recommended Action
Approve
Analysis
SUMMARY:
Consider a request to approve a specific use permit/site plan to construct a four-story-58,456-square-foot-88-room hotel. The 1.84-acre property, located at 702 Paddock Way, zoned Light Industrial, is within the State Highway 360 (S.H. 360) Corridor Overlay District.
ADJACENT LAND USES AND ACCESS:
Direction |
Zoning |
Existing Use |
North |
Light Industrial (LI) |
Warehouse |
South |
Commercial (C) and LI |
Industrial Uses |
East |
LI |
Industrial Uses |
West |
Commercial (C) |
Industrial Uses |
PURPOSE OF REQUEST:
The applicant is proposing construction of a 58,456-square-foot, four-story, 91-unit hotel on a 1.84-acre platted lot in the Light Industrial District. The subject site is currently zoned LI and is within the State Highway 360 Corridor Overlay District.
BACKGROUND:
On February 17, 2015, an application was submitted which requested approval to construct and operate a hotel on 1.84 acres at 702 Paddock Way Drive.
On March 26, 2015, a Development Review Committee (DRC) meeting was held. Staff met with the applicant to discuss the proposal. The proposal was cleared to move forward subject to conditions found in the recommendation section of this report.
On March 23, 2015, notice of the upcoming public hearing was published in the Fort Worth Star Telegram.
On March 27, 2015, legal notice was mailed to affected property owners.
On April 6, 2015, the item is scheduled to be heard by the Planning and Zoning Commission.
On April 21, 2015, the item is scheduled to be heard by the City Council.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The Future Land Use Map (FLUM) of the 2010 Comprehensive Plan designates this area as Light Industrial (LI) uses. The FLUM indicates Light Industrial uses category should include uses such as Research and Development on non-toxic/non-biological material, warehousing, distribution, light assembly, and fabrication. The proposed use is more commercial in nature; however, it is compatible with the FLUM designation.
UNIFIED DEVELOPMENT CODE ANALYSIS:
Hotel Use
Hotels are defined by the UDC as a "facility offering transient lodging accommodations to the general public and may provide additional services such as restaurants, meeting rooms, and recreation facilities."; with transient lodging being defined as, "lodging where tenancy is arranged for periods of less than 30 days." Hotels are permissible by-right in the Light Industrial district with approval of a site plan and a specific use permit if it is within an overlay district. The property is within the State Highway 360 Corridor Overlay District, so a specific use permit will be required.
Dimensional Requirements
The proposal has been compared to the Light Industrial District dimensional requirements. The proposal meets all applicable minimum dimension requirements outlined in UDC. The following table provides detailed dimensional requirements information.
Standard |
Required |
Provided |
Meets |
Minimum Site Area |
15,000 s.f. |
80,020 s.f. |
Yes |
Minimum Lot Width |
100 ft. |
290 ft. |
Yes |
Minimum Lot Depth |
150 ft. |
287 ft. |
Yes |
Front Yard |
30A ft. |
30 ft. |
Yes |
Rear Yard |
0 ft. |
54.5 ft. |
Yes |
Maximum Height |
50 ft. |
50 ft. |
Yes |
Maximum F.A.R. |
1:1 |
.73:1 |
Yes |
A - the front yard setback in the LI district is 25 feet; however, the overlay requires a 30-foot wide buffer adjacent to rights-of-way.
Parking and Access
Hotel and motels in the City are parked at a ratio of one space per rooming unit plus four. The proposal would allow 91 guest rooms (rooming units) which would require 95 parking spaces. The site plan graphically depicts 96 parking spaces. The parking requirement has been met.
Access to Paddock Way Drive is gained through two driveway accesses.
Elevations
The project is subject to the Appendix F design standards. Based on the Section 2.A.1 of Appendix F, all four sides of the proposed hotel are considered primary façades. The building meets all of the requirements of Appendix F and the UDC.
Landscape
The subject site is governed by the UDC. The requirements are as follows:
Standard |
Required |
Provided |
Meets |
Minimum Landscape Area |
3,200 s.f. |
8,209 s.f. |
Yes |
Sidewalks |
Paddock Way Drive |
Provided |
Yes |
Street Trees: 1 tree/25 l.f. |
11 |
11 |
Yes |
Trees: 1/500 s.f. required landscape |
7 |
15 |
Yes |
Parking Lot Trees: 1 tree/20 parking spaces |
5 |
5 |
Yes |
Shrubs: 1/50 s.f. required landscape |
64 |
166 |
Yes |
All trees are minimum 3 in. caliper |
3 inch |
All required trees are 3 caliper inches |
Yes |
30 foot buffer from rights-of-way |
Paddock Way Drive |
Paddock Way Drive |
Yes |
The landscape plan does comply with the landscape requirements contained in Article 10 of the UDC.
REQUESTED EXCEPTIONS AND APPEALS:
No appeals have been requested as part of this proposal.
RECOMMENDATION:
This proposal has been reviewed by the Development Review Committee and has been cleared to proceed to the Planning and Zoning Commission for consideration .
Body
AN ORDINANCE OF THE CITY OF GRAND PRAIRIE, TEXAS AMENDING THE ZONING MAP AND ORDINANCE BY SHOWING THE LOCATION, BOUNDARY, AND USE OF CERTAIN PROPERTY FOR A SPECIFIC USE PERMIT FOR A HOTEL IN THE SH-360 OVERLAY AND LIGHT INDUSTRIAL (LI) DISTRICTS TO WIT: BEING A 1.84-ACRE TRACT OUT OF THE J. BROWN SURVEY, ABSTRACT NO. 110, IN THE CITY OF GRAND PRAIRIE, TARRANT COUNTY, TEXAS, AND BEING ADDRESSED AS 702 PADDOCK WAY DRIVE; SAID ZONING MAP AND ORDINANCE BEING NUMBERED ORDINANCE NUMBER 4779 AND PASSED ON NOVEMBER 20, 1990; REPEALING ALL ORDINANCES OR PARTS OF ORDINANCES IN CONFLICT HEREWITH; CONTAINING A SAVINGS CLAUSE; AND TO BECOME EFFECTIVE UPON ITS PASSAGE AND APPROVAL.
WHEREAS, the owners of the property described herein below filed application with the City of Grand Prairie, Texas, petitioning an amendment of the Zoning Ordinance and map of said city so as to amend the zoning designation of said site to include a Specific Use Permit for a Hotel within a designated overlay district; specifically, the SH-360 Overlay District; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on April 6, 2015, after written notice of such public hearing before the Planning and Zoning Commission on the proposed Specific Use Permit had been sent to owners of real property lying within 300 feet of the property on which the creation of a Specific Use Permit for a Hotel within a designated overlay district; specifically, the SH-360 Overlay District; is proposed, said Notice having been given not less than ten (10) days before the date set for hearing to all such owners who rendered their said property for City taxes as the ownership appears on the last approved City Tax Roll, and such Notice being served by depositing the same, properly addressed and postage paid, in the City Post Office; and
WHEREAS, after consideration of said application, the Planning and Zoning Commission of the City of Grand Prairie, Texas voted 9 to 0 to recommend to the City Council of Grand Prairie, Texas, that said Zoning Ordinance and Map be amended to allow a Specific Use Permit for a Hotel within a designated overlay district; specifically, the SH-360 Overlay District; and
WHEREAS, Notice was given of a further public hearing to be held by the City Council of the City of Grand Prairie, Texas, in the City Hall Plaza Building at 6:30 o'clock P.M. on April 21, 2015, to consider the advisability of amending the Zoning Ordinance and Map as recommended by the Planning and Zoning Commission, and all citizens and parties at interest were notified that they would have an opportunity to be heard, such Notice of the time and place of such hearing having been given at least fifteen (15) days prior to such hearing by publication in the, Fort Worth Star Telegram, Fort Worth, Texas, a newspaper of general circulation in such municipality; and
WHEREAS, all citizens and parties at interest have been given an opportunity to be heard on all the matter of the Specific Use Permit and the City Council of the City of Grand Prairie, Texas, being informed as to the location and nature of the specific use proposed on said property, as well as the nature and usability of surrounding property, have found and determined that the property in question, as well as other property within the city limits of the City of Grand Prairie, Texas, has changed in character since the enactment of the original Zoning Ordinance to the extent that a specific use may be made of said property as herein provided and by reason of changed conditions, does consider and find that this amendatory Ordinance should be enacted since its provisions are in the public interest and will promote the health, safety and welfare of the community.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF GRAND PRAIRIE, TEXAS:
SECTION 1.
That Ordinance Number 4779, being the Unified Development Code of the City of Grand Prairie, Texas, showing the locations and boundaries of certain districts, and said Zoning Ordinance and Map having been made a part of an Ordinance entitled:
"THE UNIFIED DEVELOPMENT CODE OF THE CITY OF GRAND PRAIRIE, TEXAS, AS PASSED AND APPROVED BY THE CITY COUNCIL ON THE 20TH DAY OF NOVEMBER, 1990, TOGETHER WITH ALL AMENDMENTS THERETO AND ENACTING A REVISED ORDINANCE ESTABLISHING AND PROVIDING FOR ZONING REGULATIONS; CREATING USE DISTRICTS IN ACCORDANCE WITH A COMPREHENSIVE PLAN..."
passed and approved November 20, 1990, as amended, is hereby further amended so as to establish a Specific Use Permit numbered 951 for the property location described as Lot 2R, Block 2, of the Paddock Place Business Park Addition.
SECTION 2.
Specific Use Permit
FOR THE OPERATION OF A HOTEL WITHIN A DESIGNATED OVERLAY DISTRICT; SPECIFICALLY, THE SH-360 OVERLAY DISTRICT; the following conditions are hereby established as part of this ordinance:
1. The hotel shall be in substantial conformance with the Site Plan Package, attached hereto as Exhibit "A".
2. This specific use permit authorizes the hotel to operate as a "transient lodging" facility as defined by Article 30 of the Unified Development Code.
3. Must be in compliance with TDSHS - Texas Food Establishment Rules and local ordinances regarding food service.
4. Must be in compliance with TDSHS Swimming Pool and Spa regulations and local ordinances regarding swimming pools and spas.
SECTION 3.
Compliance
All development must be in substantial conformance with Exhibit "A" of this ordinance, which is herein incorporated by reference.
1. This Specific Use Permit (SUP) shall automatically terminate in accordance with Section 5.4.1 of the Unified Development Code if a building permit is not issued for a Hotel within a designated overlay district; specifically, the SH-360 Overlay District, within one (1) year after City Council adoption of this Ordinance, or upon cessation of the use for a period of six (6) months or more.
2. Furthermore, by this SUP Ordinance, this Specific Use Permit shall automatically terminate if a Certificate of Occupancy is not issued for a Hotel within a designated overlay district; specifically, the SH-360 Overlay District, within six (6) months after the issuance of a building permit.
3. The operation of this site shall be in strict compliance with the requirements of this SUP Ordinance, the Unified Development Code, the City of Grand Prairie Code of Ordinances, city adopted building codes, city adopted fire codes, and with other applicable regulatory requirements administered and/or enforced by the state and federal government.
4. It shall be unlawful for the owner, manager, or any person in charge of a business or other establishment to violate the conditions of this Specific Use Permit as granted. The violation of those conditions could result in a citation being issued by the appropriate enforcement officers of the City of Grand Prairie, and/or an action to revoke the SUP.
SECTION 4.
It is further provided that in case a section, clause, sentence or part of this Ordinance shall be deemed or adjudged by a Court of competent jurisdiction to be invalid, then such invalidity shall not affect, impair or invalidate the remainder of this Ordinance.
SECTION 5.
All ordinances or parts of ordinances in conflict herewith are specifically repealed.
SECTION 6.
That this Ordinance shall be in full force and effect from and after its passage and approval.
PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF GRAND PRAIRIE, TEXAS, THIS the 21st of April, 2015.
ordinance no. 9849-2015
case no. su150407/s150402
specific use permit no. 951