From
Chris Hartmann
Title
SU181001/S181001 - Specific Use Permit/Site Plan - Avid Hotel (City Council District 1). Specific Use Permit and Site Plan for a 4-story, 110 room Avid hotel. Lot 1, Block 1, Golden Corral - 360 Addition, City of Grand Prairie, Tarrant County, Texas. 2.34 acres zoned Light Industrial within the State Highway 360 Corridor Overlay (SH 360), and addressed as 1102 N Highway 360. The agent is Paul Cragun, Cumulus Design and the applicant is Kalpesh Patel, Buffalo Lodging. (On October 1, 2018, the Planning and Zoning Commission recommended approval of this request by a vote of 8-0).
Presenter
David P. Jones, AICP, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
SU181001/S181001 - Specific Use Permit/Site Plan - Avid Hotel (City Council District 1). Specific Use Permit and Site Plan for a proposed 4-story 110 room(s) hotel on 2.34 acres. Lot 1, Block 1, Golden Corral - 360 Addition, City of Grand Prairie, Tarrant County, Texas, zoned Light Industrial within the State Highway 360 Corridor Overlay (SH 360), and addressed as 1102 N Highway 360.
ADJACENT LAND USES AND ACCESS:
North - Avis/Budget Car Rental and Motel 6 is located North of the subject property and is zoned Light Industrial (LI).
South - An existing office building is located South of the subject property is zoned Light Industrial (LI).
East - Undeveloped land is located East of the subject property and is zoned Light Industrial (LI).
West - N. Highway 360 service road is located West of the subject property.
PURPOSE OF REQUEST:
The applicant is requesting a Specific Use Permit and Site Plan approval for a proposed 4-story 110 room(s) hotel on 2.34 acres.
ZONING/PLAT HISTORY:
Final Plat for Golden Corral - 360 Addition was approved on November 21, 1997.
CHARACTERISTICS AND FUNCTION:
The property is zoned Light Industrial and is located within the State Highway 360 (SH-360) Overlay Corridor District at 1102 North Highway 360. The proposed hotel is 4 stories with approximately 51,600 square feet of floor area. There will be 110 guest rooms and 118 parking spaces. The first floor will have 20 rooms and the remaining three floors will have 30 rooms each. The proposed common area includes a lobby, check-in area, cart stop, fitness center, laundry room, server room, pantry, and a work area along with employee break space. The hotel will have modern exteriors with open, airy retail-inspired entries with canopies. High speed Wi-Fi and a complimentary breakfast will be provided to Avid’s guests.
DEVELOPMENT STANDARDS:
Overlay Requirements:
The purpose the overlay district is to maximize the 360 corridor’s potential as a city asset and increase the quality of development; the standards in Appendix F are intended to achieve this. These standards include requirements for building articulation, materials, and architectural elements.
Zoning Requirements:
The subject property is located within the Light Industrial (LI) zoning district. The table shows the requirements for the zoning district.
Site Information Table: Light Industrial
|
|
Standard |
Meets |
|
Existing Zoning |
Light Industrial |
- |
|
Existing Land Use |
Closed Restaurant |
- |
|
Proposed Land Use |
Hotel |
Yes |
|
Site Acreage |
2.34 acres |
Yes |
|
Total Building Sq. Ft. |
51,600 sq. ft. |
Yes |
|
Front Setback |
25 ft. |
Yes |
|
Rear Setback |
0 ft. |
Yes |
|
F.A.R. (Max) |
1:1 |
Yes; 0.51:1 |
|
Total Parking |
114 spaces |
Yes; 118 spaces |
|
Building Height |
51.5 |
Exceeds 50 ft. max allowed |
Building Elevations - Articulation and Masonry Standards:
The UDC standards require the proposed building to be 100% masonry materials. Per the submitted site plan, the applicant is providing 100% masonry material for the site.
|
Material Calculations |
|
|
|
|
|
|
North |
South |
East |
West |
|
Total Façade Sq. Ft. |
4076 |
4099 |
11102 |
11130 |
|
Façade Sq. Ft. |
3250 |
3529 |
8992 |
8471 |
|
Doors and Windows SqFt |
826 |
570 |
2110 |
2659 |
|
Stucco Light Grey |
2278/70% |
2197/62% |
4336/48% |
3414/40% |
|
Stucco Dark Grey |
420/13% |
938/27% |
3598/40% |
1673/20% |
|
Synthetic Stone |
34/1% |
0/0% |
0/0% |
2803/33% |
|
Stucco Red |
518/16% |
394/11% |
1058/12% |
581/7% |
|
|
|
|
|
|
Landscaping Requirements (per Light Industrial):
|
|
Standard |
Required |
Provided |
Meets |
|
Parking Lot Trees |
1:20 |
6 |
23 |
Yes |
|
Street Trees |
1:50 |
5 |
5 |
Yes |
|
Total Landscape% |
Per Zon. |
4% |
38% |
Yes |
|
Total Landscape Area |
- |
- |
39,945 S.F. |
- |
CONFORMANCE WITH COMPREHENSIVE PLAN:
The subject property is designated as Commercial/Retail/Office on the Future Land Use Map (FLUM). A Hotel use is consistent with the FLUM.
REQUESTED APPEALS:
- Height of Building: Max allowed in the Light Industrial zoning district is 50 ft. The applicant is proposing a maximum height of 51.5 ft.
- Articulated Public Entrance Primary Façade: The applicant’s current articulation proposal is not consistent with Appendix F of the Unified Development Code. Note: The applicant believes that raising the primary façade height to 8 ft. (per Appendix F standards) will disrupt the aesthetics of the hotel. The applicant is currently proposing to keep the primary façade elevation at 4 ft. Two elevation options are provided as attachments with one as proposed by the applicant (Option A) and the other conforming to Appendix F requirements (Option B).
- Color: The applicant is not compliant with Appendix F due to exceeding 10% primary colors on three facades as shown in the materials calculations.
RECOMMENDATION:
DRC recommends approval contingent upon the variances being granted.
At its October 1, 2018 meeting, the Planning and Zoning Commission voted 8 to 0 to recommend approval as requested of option A along with variances to height and color limitations.
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; SPECIFICALLY, THE STATE HIGHWAY-360 (SH-360) CORRIDOR OVERLAY, AND ZONED WITHIN THE LIGHT INDUSTRIAL (LI) DISTRICT, TO WIT: BEING A 2.34-ACRE TRACT, LOT 1, BLOCK 1, GOLDEN CORRAL - 360 ADDITION, CITY OF GRAND PRAIRIE, 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; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on October 1, 2018, 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 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 7 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;
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 16, 2018, 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 the property, legally described as Lot 1, Block 1 of the Golden Corral - 360 Addition, depicted in Exhibit A - Location Map.
SECTION 2.
THAT, FOR THE OPERATION OF A HOTEL WITHIN A DESIGNATED 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, as fully described in Exhibit B - Site Plan and Exhibit C - Landscape Plan.
2. All signage depicted on the plans shall be for illustrative purposes only. Approval of this specific use permit shall not constitute approval of any signs. Sign permits shall be reviewed and approved through the Building Inspections Division as prescribed for by the Unified Development Code.
3. This specific use permit authorizes the hotel to operate as a “transient lodging” facility as defined by Article 30 of the Unified Development Code.
4. Must be in compliance with TDSHS - Texas Food Establishment Rules and local ordinances regarding food service.
5. Exhibit D, Exterior Elevations - Option A, shall be used as the official elevation exhibit for the Site Plan.
SECTION 3.
That 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. 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. Furthermore, by this Ordinance, the City Council shall conduct a public hearing one (1) year after the issuance of a Certificate of Occupancy to confirm compliance with all applicable codes including, but not 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.
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.
That 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.
That 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 16th day of October, 2018.
ordinance no. 10546-2018
specific use permit no. 1059
case no. SU181001/S181001