From
Chris Hartmann
Title
SU160702/S160702 - Specific Use Permit/Site Plan - Hyatt Place (City Council District 4). Approve a specific use permit/site plan to construct a four-story hotel. The 2.15-acre property, located at 2300 Interstate Highway-20 (IH-20), zoned Planned Development-29 (PD-29) District, is within the IH-20 Corridor Overlay District. The Owners is Infinite Hospitality and Development, LLC and applicant/Agent ADR Designs, LLC. (On July 11, 2016, the Planning and Zoning Commission recommended approval of this request by a vote of 6-0).
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 hotel. The 2.15-acre property, located at 2300 Interstate Highway-20 (I-20), zoned Planned Development-29 (PD-29) District, is within the IH-20 Corridor Overlay District.
ADJACENT LAND USES AND ACCESS:
|
Direction |
Zoning |
Existing Use |
|
North |
Planned Development-353 (PD-353) District for Multi-Family Residential Uses and within the I-20 and State Highway-161 (SH-161) Corridor Overlay District |
Light Industrial |
|
South |
I-20 |
|
East |
PD29 and within the I-20 and SH-161 Corridor Overlay Districts |
Undeveloped |
|
West |
PD29 and within the I-20 District |
Hotel |
PURPOSE OF REQUEST:
The applicant is proposing construction of a four-story-57,220-square-foot-100-room hotel on 2.75-acres in the PD-29 District and the I-20 Corridor Overlay District.
BACKGROUND:
On May 17, 2016, an application for a specific use permit approval was submitted for consideration.
On June 23, 2016, 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 June 20, 2016, legal notice of the July 11, 2016, Planning and Zoning Public Hearing was published in the Fort Worth Star Telegram.
On June 24, 2016, public hearing notices were mailed to affected property owners and notice of the upcoming public hearing was published in the Fort Worth Star Telegram.
On July 11, 2016, the item is scheduled to be heard by the Planning and Zoning Commission.
On August 2, 2016, 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 Commercial/Retail/Office (CRO) uses. The FLUM indicates Commercial/Retail/Office category should include office, neighborhood services, and general retail, commercial, and Planned Development districts with one or more of these uses. The proposed use is consistent 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 recreational facilities”; with transient lodging being defined as, “lodging where tenancy is arranged for periods of less than 30 days.” The underlying zoning for PD-29 is General Retail (GR) District. Hotels are permissible by-right in PD- 29 with approval of a site plan and a specific use permit if it is within 900 feet of a similar use or within a designated overlay district. The subject site is in two designated overlay districts and it is within 900 feet of a similar use. A specific use permit is required.
Dimensional Requirements
The proposal meets all applicable minimum dimension requirements outlined in UDC. The following table provides an evaluation of the proposal against the GR District dimensional requirements.
|
Standard |
Required |
Provided |
Meets |
|
Minimum Site Area |
5,000 s.f. |
119,845 s.f. |
Yes |
|
Minimum Lot Width |
50 ft. |
335 ft. |
Yes |
|
Minimum Lot Depth |
100 ft. |
364 ft. |
Yes |
|
Front Yard |
25 ft. |
25 ft. |
Yes |
|
Standard |
Required |
Provided |
Meets |
|
Rear Yard |
0 ft. |
0 ft. |
Yes |
|
Maximum Height |
25 ft. |
63ft |
No |
|
Maximum F.A.R. |
0.35:1 |
0.48:1 |
No |
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 100 guest rooms (rooming units) which would require 104 parking spaces.
The site plan graphically depicts 125 parking spaces. The parking requirement has been met.
Direct access to Sara Jane Parkway and access to the I-20 Frontage Road via a mutual access easement to the west has been provided.
Elevations
Appendix F of the UDC requires primary façades to have 100% primary masonry (brick or stone), however, it allows up to 20% EIFS or stucco. The resultant area (total area per façade minus openings (windows and doors) from the top plate to the ground) must be have a minimum of 80% brick or stone to meet the UDC requirement.
|
Façade |
Resultant Area |
Required Area |
Provided Area |
Masonry % Required |
Masonry % Provided |
Meets |
|
North |
3,384 s.f. |
2,707 s.f. |
3,350 s.f |
80% |
99% |
Yes |
|
South |
3,605s.f. |
2,884 s.f. |
3,571 s.f. |
80% |
99% |
Yes |
|
East |
10,281 s.f. |
8,225 s.f |
9,558 s.f. |
80% |
93% |
Yes |
|
West |
9,886 s.f. |
7,909 s.f. |
9,439 s.f. |
85% |
95% |
Yes |
Landscape
The subject site is governed by the UDC requirements are as follows:
|
Standard |
Required |
Provided |
Meets |
|
Minimum Landscape Area (5% 119,845 s.f.) |
5,993 s.f. |
33,200s.f. |
Yes |
|
Sidewalks |
Sara Jane Parkway I-20 Frontage Road |
Provided Provided |
Yes Yes |
|
Street Trees: 1 tree/25 - 50 l.f. |
Sara Jane Parkway - 7 I-20 Frontage Road - 7 |
Sara Jane Parkway - 7 I-20 Frontage Road - 7 |
Yes Yes |
|
Trees: 1/500 s.f. required landscape |
12 |
36 |
Yes |
|
Parking Lot Trees: 1 tree/20 parking spaces |
7 |
13 |
Yes |
|
Shrubs: 1/50 s.f. required landscape |
120 |
197 |
Yes |
|
All trees are minimum 3 in. caliper |
3 inch |
All required trees are 3 caliper inches |
Yes |
REQUESTED EXCEPTIONS AND APPEALS:
ü Appendix F Covered Walkway Exception - The applicant is requesting exceptions to the covered walkway requirement which will allow construction of the proposed building without covered walkways along the western façade.
- The applicant has provided additional landscape and an outdoor pool area along the western façade. Staff does not object to approval of the exception.
ü Appendix F Landscape Buffer Exception - The applicant is requesting an exception to the 30-foot wide landscape buffer requirement to allow a 28-foot-wide landscape buffer adjacent to Sara Jane Parkway and a 20-foot-wide landscape buffer adjacent to the I-20 Frontage Road.
- Access points east and west have been established off-site which impacts the applicant’s ability to provide 30-foot-wide landscape buffers. Staff does not object to approval of the exception.
ü UDC Dimensions Exception - The applicant is requesting an exceptions to the Floor Area Ratio (FAR) and to the maximum height requirements to allow the building to be constructed with an FAR 0.48 instead of 0.35 and a maximum height of 67 feet instead of 25 feet.
- There are three existing hotels in the vicinity of this hotel. All of them exceed the maximum height and FAR. Staff is supportive of this exception.
RECOMMENDATION:
Due to the exceptions requested by the applicant, Staff cannot recommend full support. However, Staff does not object to approval of the proposal subject to the following conditions:
ENVIRONMENTAL SERVICES: Terri Blocker, (972) 237-8461
SUP:
M. 1. Must be in compliance with TDSHS - Texas Food Establishment Rules and local ordinances regarding food service.
M. 2. Must be in compliance with TDSHS Swimming Pool and Spa regulations and local ordinances regarding swimming pools and spas.
M. 3. Must maintain compliance with all Federal, State and Local Environmental regulations.
SITE PLAN:
M. 1. DRINKING WATER PROTECTION: All new commercial establishments within the City of Grand Prairie must be equipped with appropriate cross connection device protection on the main waterline, fire line and irrigation lines.
Additional cross connections devices may be required under the provisions of City Code Chapter 13 Article X depending on how water will be used in the facility.
Any cross connection devices that are required must be shown on all plan submittals to building inspections. It is required that you provide the make model and location of the backflow preventer to be installed. Providing this information during first submission of building permits will speed up the permitting review process. Testing fees for backflow prevention devices must be paid prior to issuance of building permits.
M. 2. SAMPLE POINTS: The Environmental Services Department requires a sample point be installed on the sanitary sewer line. The location and a sample point detail must be shown on the building plans submitted for review with your application for a building permit. Structure and location should meet the requirements of the department. Providing this information during first submission of building permits will speed up the permitting review process.
M. 3. HEALTH PERMITS REQUIRED: Anyone wishing to operate a food or drinking establishment, food warehouse, child care center, grocery, public swimming pool, or convenience store must make application for a health permit and submit plans for review to the Environmental Services Department before construction is begun or before operation may begin within existing structures. Permits are non-transferable. These fees must be paid prior to issuance of building permits [city code 13-20].
M. 4. CONSTRUCTION ON ONE ACRE OR MORE: Before beginning site work on any tract which involves one (1) acre or more, or on any lot which is a portion of a tract which involves one (1) acre or more, owners or contractors must file a Notice of Intent (NOI) or complete an official Site Notice with the Texas Commission on Environmental Quality (TCEQ) for a construction storm water (general) permit. Contractors must have posted an official Site Notice. Contractors must provide a letter stating that they are posting an official site notice copy to the city’s Environmental Services Department, at least two (2) days in advance of the start of the project.
A Storm Water Pollution Prevention Plan (SWP3) which has been prepared and sealed by a licensed engineer showing storm water quality best management practices (BMPs) for construction activities must be submitted with building permit applications. BMPs must comply with the North Central Texas COG BMP manual, Storm Water Quality Best Management Practices for Construction Activities.
M 5 For development of a tract of land that is greater than one acre in area, the applicant must provide documents demonstrating compliance with Title 30, Part 1, Chapter 330, Subchapter T of the Texas Administrative Code relating to the use of land over closed municipal solid waste landfills. This is a state requirement designed to prevent the development of buildings over old landfills (known and unknown).
M. 6. REFUSE CONTAINERS: During all phases of construction projects, all waste disposal services shall be contracted with Grand Prairie Disposal Company, J.C. Duncan. Commercial-type refuse containers (dumpsters and roll-offs) shall be placed at a location arranged in advance with the city’s contractor, Grand Prairie Disposal Company, J.C. Duncan. If materials are to be recycled, they shall not be co-mingled with trash. All property owners or facility owners shall contact Grand Prairie Disposal Company at (817) 261-8812 [city code 26-105(a)]. Mechanical garbage and trash compactors shall conform to city code sections 29-74 and 26-75. The general contractor shall be held responsible for ensuring compliance with these city codes.
M. 7. WATER WELLS: Please note any abandoned or currently used water wells on the preliminary and final plat. According to the City of Grand Prairie ordinance and the Texas Water Code Chapter 32 § 32.017, Plugging of Water Wells, owners of any property where an abandoned well is located must have the well plugged by a licensed well driller, holding a valid registration with the TCEQ. A permit will be required to abandon the well. In addition a copy of the well completion report must be supplied to the Environmental Services Department before any building permit will be issued.
M. 8. DRILLING WATER WELLS: All property owners wishing to drill a well must obtain a well drilling permit from the Environmental Services Department prior to drilling. Drillers must be licensed by the Texas Well Drillers board. [Texas Water Well Drillers Act sub-section 287.91].
M. 9. NUISANCE: No operations or activities may result in creation of a nuisance as defined in city code 29-68(12) to (29). Specifically, no building, road or construction activity may cause water to stand and result in mosquito harborage.
I. 10. MOSQUITO HARBORAGE: Property owners shall be responsible for all mosquito control activities on any body of water created as part of the site drainage plan. [city code 29-68(3)]
I. 11. NOISE: All noise created during the construction and subsequent operational activities conducted on the subject property must comply with City Code Chapter 13, Article XIII, Sections 13-275 to 13-286. Construction must be limited the daytime hours between six o’clock a.m. and ten o’clock p.m. when constructing a building with 300 feet of a residence.
A Noise abatement study may be required on any new businesses which may affect residence that live within 300 feet.
All businesses must comply with City Code Chapter 13, Article XIII Noise Ordinance
I. 12. ILLEGAL STORM WATER RUNOFF: Only rain water is allowed into the storm water system. Any wastewater generated from any swimming pool maintenance, commercial or industrial operations must be discharged to the sanitary sewer. All discharges into the sanitary sewer must comply with all federal, state, and local industrial discharge requirements [40 CFR part 122 and city code 26-40 to 26-69]
M. 13. WASH BAYS: Wash bays must be covered to prevent storm water or surface runoff from entering the sanitary sewer system. (City code 26-45(a)(1)]
M. 14. GREASE AND SAND TRAPS: Grease and sand traps from automotive centers, service centers, and vehicle wash operations shall be connected to the sanitary sewer system [city code 26-41)]
M. 15. VEHICLES IN THE FLOOD PLAIN: Vehicles must not become flooded so that greases, oils, or other automotive fluids do not contaminate storm water. A bulk storage permit is required for these fluids [city code 29-150(22)].
M. 16. UNDERGROUND STORAGE TANKS: Applicants for permits to install, repair, or remove underground or above ground storage tanks or their associated piping or any part thereof must contact the Texas Commission of Environmental Quality (TCEQ) and the City of Grand Prairie Environmental Services Department at (972)237-8055 prior to beginning work on the project.
M. 17. MANUFACTURING: The Environmental Services Department must review all manufacturing or industrial operations before construction is begun. [City code 26-51]
M. 18. SPECIFIC COMMENTS: All existing buildings and facilities must be upgraded to comply with current health and water quality standards before a new certificate of occupancy can be issued. These issues will be addressed during the building review process.
I. 20. STRIP CENTER/RETAIL BUILDING: If the retail building has a projected food service use, the sanitary sewer must be designed in a way that a grease trap and an industrial waste sample point can be installed for each of those proposed suites.
M. 21. DUMPSTER ENCLOSURE: For new business customers seeking a certificate of occupancy or submitting a site layout, must adhere to requirements outlined in “Commercial Garbage Collection and Container Requirements, which may be accessed at: <http://www.gptx.org/index.aspx?page=1808>
TRANSPORTATION SERVICES: Daon Stephens, (972) 237-8319
M. 1. Provide a north/south cross access easement to tie the shown access easements together.
M. 2. Dedicate right-of-way so that there is 10’ of right-of-way between the existing curb line and the new property line. This allows enough room for the sidewalk and utilities to be in the right-of-way.
M. 3. Driveway radius needs to be a minimum of 30’ and 30’ width
M. 4. Fire lanes require 28’ inside turning radius.
M. 5. Loading dock shown does not have enough room for a truck to maneuver in front of it.
Body
AN ORDINANCE OF THE CITY OF GRAND PRAIRIE, TEXAS AMENDING THE ZONING ORDINANCE AND MAP BY SHOWING THE LOCATION, BOUNDARY, AND USE OF CERTAIN PROPERTY FOR A SPECIFIC USE PERMIT FOR A HOTEL IN THE INTERSTATE-20 (I-20) CORRIDOR OVERLAY AND PLANNED DEVELOPMENT-29 (PD-29) DISTRICTS WITHIN 900 FEET OF A SIMILAR USE, TO WIT: BEING A 2.15-ACRE TRACT OUT OF THE CHARLES D. BALL SURVEY, ABSTRACT NO. 197, IN THE CITY OF GRAND PRAIRIE, TARRANT COUNTY, TEXAS, AND BEING LOT 1, BLOCK A, OF THE SMITH I-20 ADDITION; 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 900 feet of a similar use and within a designated overlay district; specifically, the I-20 Corridor Overlay District; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on July 11, 2016, 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 900 feet of a similar use and within a designated overlay district; specifically, the I-20 Corridor 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 6 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 900 feet of a similar use and within a designated overlay district; specifically, the I-20 Corridor 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 August 2, 2016, 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 1002 for the property, legally described as Lot 1, Block A, of the Smith I-20 Addition, depicted in Exhibit A - Location Map.
SECTION 2.
Specific Use Permit
FOR THE OPERATION OF A HOTEL WITHIN 900 FEET OF A SIMILAR USE AND WITHIN A DESIGNATED OVERLAY DISTRICT; SPECIFICALLY, THE I-20 CORRIDOR 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 “B”.
2. This specific use permit authorizes the motel 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. Per City Council approval the following exceptions have been granted:
a. Appendix F Covered Walkway Exception - The City Council grants an exception to the covered walkway requirement which will allow construction of the proposed building without covered walkways along the western façade, as depicted in Exhibit “B” - Site Plan Package.
b. Appendix F Landscape Buffer Exception - The City Council grants an exception to the 30-foot wide landscape buffer requirement to allow the site to be developed in substantial conformance with Exhibit “B” - Site Plan Package.
c. UDC Dimensions Exception - The City Council grants an exception to the Floor Area Ratio (FAR) and to the maximum height requirements to allow the building to be constructed in substantial conformance with Exhibit “B” - Site Plan Package.
SECTION 3.
Compliance
All development must be in substantial conformance with Exhibit “B” of this ordinance, which is herein incorporated by reference.
1. By this Ordinance, this Specific Use Permit shall automatically terminate in accordance with Section 5.4.1 of the Unified Development Code if a Building Permit has not been obtained on the premises within one (1) year after City Council adoption of this Ordinance, or upon cessation of said use for a period of six (6) months or more.
2. Furthermore, by this Ordinance, the City Council shall conduct a public hearing one (1) year after City Council approval of this Specific Use Permit to confirm compliance with all applicable codes which shall include, but not be limited to, the requirements of this 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.
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 imposed by the City Council when a Specific Use Permit is granted, and the violation of those conditions could result in a citation being issued by the appropriate enforcement officers of the City of Grand Prairie. Violation of this provision may be punishable in accordance with Section 1-8 of the Code of Ordinances of the City.
5. This Specific Use Permit shall run with the land and therefore may be transferred from owner to owner; however, each new owner shall obtain a new Certificate of Occupancy.
6. The Certificate of Occupancy shall note the existence of this Specific Use Permit by its number and title.
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 2ND day of AUGUST, 2016.
ordinance no. 10107-2016
specific use permit no. 1002
case no. SU160702/S160702