From
Chris Hartmann
Title
SU191004/S191004 - Specific Use Permit/Site Plan - WoodSpring Suites Hotel (City Council District 2 and 4). Specific Use Permit and Site Plan for a four-story, 122-room hotel on 2.230 acres. Tract 2B02 of Charles D. Ball Survey, Abstract 197, City of Grand Prairie, Tarrant County, Texas, zoned PD-29, within the IH-20 Corridor Overlay District, and generally located north of IH-20, south of Sara Jane Pkwy, and west of Bob Smith Pkwy. The agent is Juan J. Vasquez, Vasquez Engineering LLC, the applicant: Ian McClure, Four VP GP Houston, Inc., and the owner is Sally Smith Mashburn, Bob Smith Management Company, LTD. (On October 7, 2019, the Planning and Zoning Commission recommended approval of this request, motion failed by a vote of 4-4).
Presenter
David P. Jones, AICP, Chief City Planner
Analysis
SUMMARY:
Specific Use Permit and Site Plan for a four-story, 122-room hotel on 2.230 acres. Tract 2B02 of Charles D. Ball Survey, Abstract 197, City of Grand Prairie, Tarrant County, Texas, zoned PD-29, within the IH-20 Corridor Overlay District, and generally located north of IH-20, south of Sara Jane Pkwy, and west of Bob Smith Pkwy.
PURPOSE OF REQUEST:
The applicant intends to construct a 122-room hotel in the IH-20 Corridor. Hotels require a Specific Use Permit when located within a Corridor Overlay District, 300 feet of residential zoning, or 900 feet of a similar use. Any development in a Planned Development District or Corridor Overlay District requires City Council approval of a Site Plan. Development at this location requires Specific Use Permit/Site Plan approval by City Council because the property is zoned PD-29, within the IH-20 Corridor Overlay District, within 300 feet of residential zoning and 900 feet of a similar use.
ADJACENT LAND USES:
The following table summarizes the zoning designation and existing use for the surrounding properties.
|
Table 1: Adjacent Zoning and Land Uses |
|
Direction |
Zoning |
Existing Use |
|
North |
PD-353 |
Multi-Family Residential |
|
South |
PD-250 |
Commercial |
|
West |
PD-29 |
Undeveloped (Site Plan approved for Texas Roadhouse) |
|
East |
PD-29 |
Undeveloped |
HISTORY:
• February 15, 1972: City Council approved PD-29, a planned development district for retail, apartment, office, and service uses.
• May 4, 2015: The Planning and Zoning Commission approved a Preliminary Plat for Lots 1-5, Block 1 of Smith I-20 Addition (Case Number P150501). The preliminary plat has expired.
• April 1, 2019: The Planning and Zoning Commission approved a Preliminary Plat for Lots 1-4, Block 1 of Smith I-20 Addition (Case Number P190402).
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The site is directly accessible from Sara Jane Pkwy and IH-20. The Site Plan depicts the 4-story, 122-room hotel, parking, and dumpster enclosure.
ZONING REQUIREMENTS:
Density and Dimensional Requirements
The subject property is zoned PD-29 with a base zoning district of General Retail (GR). Development is subject to the standards in Article 6 of the Unified Development Code (UDC). The following table evaluates the density and dimensional standards of the proposed development. The proposal requires two variances from the density and dimensional requirements.
|
Table 2: Site Data Summary |
|
Standard |
Required |
Provided |
Meets |
|
Min. Lot Area (Sq. Ft.) |
5,000 |
97,136 |
Yes |
|
Min. Lot Width (Ft.) |
50 |
258.88 |
Yes |
|
Min. Lot Depth (Ft.) |
100 |
369.39 |
Yes |
|
Front Setback (Ft.) |
25 |
25 |
Yes |
|
Rear Setback (Ft.) |
0 |
0 |
Yes |
|
Max. Height (Ft.) |
25 |
48.5 |
No |
|
Max. Floor Area Ratio |
.35:1 |
.50:1 |
No |
Landscape and Screening
The property is subject to landscape and screening requirements in Article 8 and Appendix F of the UDC. The table below summarizes these requirements. The proposed Landscape Plan exceeds the landscape and screening requirements.
|
Table 3: Landscape & Screening Requirements |
|
Standard |
Required |
Provided |
Meets |
|
Landscape Area (Sq. Ft.) |
9,714 |
22,327 |
Yes |
|
Trees |
33 |
47 |
Yes |
|
Shrubs |
195 |
204 |
Yes |
|
Seasonal Plantings (Container Gallons) |
147 |
165 |
Yes |
|
Dumpster Enclosure |
Masonry Enclosure |
Masonry Enclosure |
Yes |
Building Materials and Design
The exterior finish materials include stone and three colors of stucco.
Building Design Menu Items include materials mix, stone accent, color contrast, articulated public entrance, roof profile variation, and articulation elements.
Appendix F has two windows requirements. The first is that windows account for 30% of the area of street-facing facades. The second is that windows account for 50% of the area of all facades or 50% of the length of all facades. The applicant is requesting exceptions to both of the window requirements.
|
Table 4: Required Windows |
|
Standard |
Required |
Provided |
Meets |
|
North Facade |
30% |
11.7% |
No |
|
South Facade |
30% |
11.7% |
No |
|
Total Length |
50% |
21% |
No |
|
Total Area |
50% |
11.8% |
No |
Appendix F Design and Menu Items
Appendix F requires that applicants provide Menu Items from four categories: Usable Open and Pedestrian Walkways, Site Design and Building Orientation, Building Design, and Healthy, Smart, and Sustainable Community. The table below lists the Menu Items included in the proposal. The proposal provides 11.5 Menu Items.
|
Table 5: Appendix F Menu Items |
|
Category |
Amenity |
|
Site Design & Building Orientation |
100% Parking at side of building |
|
Site Design & Building Orientation |
Add Parking Lot Trees |
|
Site Design & Building Orientation |
15% Permeable Surface |
|
Building Design |
Materials Mix |
|
Building Design |
Stone Accent |
|
Building Design |
Color Contrast |
|
Building Design |
Articulated Public Entrance |
|
Building Design |
Roof Profile Variation |
|
Building Design |
Articulation Elements |
|
Healthy, Smart & Sustainable Community |
70% Native Plants |
|
Healthy, Smart & Sustainable Community |
Ride-Sharing Drop-Off |
|
Healthy, Smart & Sustainable Community |
Pollinator Friendly Flowers |
EXCEPTIONS OR APPEALS:
1. Maximum Allowable Height: The maximum allowable height in the General Retail District is 25 ft. The proposed building has a height of 48.5 ft.
2. Maximum Allowable Floor-Area-Ratio (FAR): The maximum allowable FAR is .35:1. The proposal has a FAR of .50:1.
3. Windows for Street-Facing Facades: Appendix F requires that windows account for 30% of the north and south facades. Windows account for 11.7% of the north facade and 11.7% of the south facade.
4. Windows for Building: Appendix F requires that windows account for 50% of the area of all facades or 50% of the length of all facades. Windows account for 11.8% of the area of all facades and 21% of the length of all facades.
5. Covered Walkways: Appendix F requires covered walkways, awnings, or canopies along 30% of the length of all facades. The proposed elevations do not include covered walkways along 30% of the length of all facades.
RECOMMENDATION:
At its October 7, 2019 meeting, a motion by the Planning and Zoning Commission to recommended approval failed by a vote of 4-4.
DRC Recommendation:
At the Planning and Zoning Commission meeting where this application was considered, some questions came up about the appropriateness of another hotel in this area, and the long-term effects of additional extended stay hotels in the area. Additionally, Police Department concerns were raised based on other extended stay hotels in the city. Recently, the city has seen a proliferation of hotels in the I-20 corridor. Based on these issues, staff has concerns with approving this SUP.
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 WITHIN A DESIGNATED OVERLAY DISTRICT AND WITHIN 900 FEET OF A SIMILAR USE TO WIT: BEING A 2.230 TRACT OF LAND OUT OF THE CHARLES D. BALL SURVEY, ABSTRACT NO. 197 AND THE CHARLES D. BALL SURVEY, ABSTRACT NO. 1699, CITY OF GRAND PRAIRIE, DALLAS COUNTY, TEXAS AND TARRANT COUNTY, TEXAS; 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 and 900 feet of a similar use; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on October 7, 2019, 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 and 900 feet of a similar use 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 4 to 4 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 and 900 feet of a similar use; 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 October 15, 2019, 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 for a Hotel within an overlay district and 900 feet of a similar use for the property depicted and legally described in Exhibit A - Boundary Description, attached hereto.
SECTION 2. OPERATIONS
FOR THE OPERATION OF A HOTEL WITHIN A DESIGNATED OVERLAY DISTRICT AND WITHIN 900 FEET OF A SIMILAR USE; the following conditions are hereby established as part of this ordinance:
1. The hotel shall be in substantial conformance with City Council approved Exhibit B - Site Plan, Exhibit C - Building Elevations, Exhibit D - Landscape Plan, Exhibit E - Appendix F Menu Items Checklist, and Exhibit F - Operational Plan.
2. Per City Council approval the following exceptions have been granted:
a. Maximum Height Exception: The City Council grants a variance to the maximum height requirement which will allow construction of the proposed building to height of 50 ft as shown on the approved Building Elevations.
b. Maximum Floor Area Ratio: The City Council grants a variance to the Floor Area Ratio (FAR) limitation to allow the building to be constructed with an FAR not to exceed that shown on the approved Site Plan.
c. Windows for Street-Facing Facades: The City Council grants a variance to the windows requirement for street-facing facades to allow windows to account for 15% of the north and south facades.
d. Windows for the Building: The City Council grants a variance to the requirement that windows account for 50% of the area of all facades or 50% of the length of all facades.
e. Covered Walkways: The City Council grants a variance to the requirement for covered walkways, awnings, or canopies along 30% of the length of all facades.
3. Signage shall comply with the provisions set forth in the UDC, as amended.
4. Must be in compliance with TDSHS - Texas Food Establishment Rules and local ordinances regarding food service.
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 twelve (12) months or more.
2. 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.
3. 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. A violation of this Ordinance is a misdemeanor punishable in accordance with Section 1-8 of the Code of Ordinances of the City of Grand Priaire, Texas. The penalty provided herein shall be cumulative of other remedies provided by state law, and the power of injunction as provided in V.T.C.A. Local Government Code Section 54.016 as it may be amended, may be exercised in enforcing this Ordinance whether or not there has been a complaint filed.
4. 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.
5. 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 15th day of OCTOBER, 2019.
ordinance no.
specific use permit no.
case no. SU191004/s191004