From
Chris Hartmann
Title
SU140801/S140801 - Specific Use Permit/Site Plan - Home 2 - Suites by Hilton (City Council District 4). Approve a site plan to construct a four-story-63,225-square-foot-63-room hotel. The 2.30-acre property, located at 2123 W. IH-20, zoned Planned Development 30 (PD-30) for commercial, retail, and residential uses, is within the Interstate 20 Highway (I-20) Overlay District. The agent is Amir Safvat, Mayse and Associates, Inc. and the owner is Daryl Snadon, I-20 and Matthew Road Partners, LLC. (On August 4, 2014, the Planning and Zoning Commission recommended approval of this request by a vote of 8-0.)
Presenter
Chief City Planner Jim Hinderaker
Recommended Action
Approve
Analysis
SUMMARY:
Consider a request to approve a site plan to construct a four-story-72,958-square-foot-96-room hotel. The 2.30-acre property, located at 2123 W. IH-20, zoned Planned Development 30 (PD-30) for commercial, retail, and residential uses, is within the Interstate 20 Highway (I-20) Overlay District.
ADJACENT LAND USES AND ACCESS:
|
Direction |
Zoning |
Existing Use |
|
North |
IH-20 |
Highway |
|
South |
PD-30 for Light Industrial uses and I-20 Corridor Overlay District |
Warehouse |
|
East |
PD-303 for commercial uses |
Single Family Residential |
|
West |
PD-30 for commercial uses and I-20 Corridor Overlay District |
Hotel |
PURPOSE OF REQUEST:
The applicant is proposing construction of a 72,958-square-foot, four-story, 96-unit hotel on a 2.30-acre platted lot in PD-30. The subject site is currently zoned PD-30 for commercial uses and is within the I-20 Corridor Overlay District. The project will be reviewed against PD-30 standards in conjunction with Commercial District standards, Appendix F and Appendix S of the Unified Development Code.
PLANNING AND ZONING COMMISSION ACTION:
On August 4, 2014, the Planning and Zoning Commission voted 8 - 0 to recommend approval of SU140801/S140801 and including all requested waivers and exceptions to the City Council.
BACKGROUND:
On March 4, 1980, the City Council approved Planned Development District 30 (PD-30). The PD designated commercial uses for this property.
On September 8, 2008, the Planning and Zoning Commission approved replat P080901, which replatted 9.46 acres into three non-residential lot; among them, the 2.30-acre subject site.
On June 17, 2014, an application was submitted which requested approval to construct and operate a hotel on 2.3 acres within PD-30.
On July 24, 2014, 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 July 25, 2014, legal notice was mailed to affected property owners and notice of the upcoming public hearing was published in the Fort Worth Star Telegram.
On August 4, 2014, the item was held by the Planning and Zoning Commission.
On August 19, 2014, 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, 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 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 Commercial district with approval of a site plan and a specific use permit if it is within 900 feet of a similar use. A hotel exists on the adjoining property so a specific use permit will be required.
Dimensional Requirements
The PD-30 Ordinance allows Commercial (C) district uses in this area as provided for in the Unified Development Code (UDC). 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 |
5,000 s.f. |
100,188 s.f. |
Yes |
|
Minimum Lot Width |
50 ft. |
214 ft. |
Yes |
|
Minimum Lot Depth |
100 ft. |
410ft. |
Yes |
|
Front Yard |
25 ft. |
30 ft. |
Yes |
|
Rear Yard |
0 ft. |
0 ft. |
Yes |
|
Maximum Height |
25 ft. |
64 ft. 5 in. |
No |
|
Maximum F.A.R. |
0.5:1 |
.73:1 |
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 96 guest rooms (rooming units) which would require 100 parking spaces.
The site plan graphically depicts 100 parking spaces. The parking requirement has been met.
Access to Matthew Road and the I-20 Frontage Road are gained through a combination direct access and mutual access easements through the existing hotel property east of the subject site. Access is also provided to the property south of the subject property through the use of mutual access easements.
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. Below you will find a table that analyzes the requirements of Appendix F and the proposals compliance. Exceptions have been requested as part of this proposal, which are discussed later in the report.
|
Standard |
Required |
Provided |
Meets |
|
Minimum Masonry |
100% |
North - 53% stone veneer + 47% brick veneer South - 30% stone veneer + 70% brick veneer East - 30% stone veneer + 70% brick veneer West - 32% stone veneer + 68% brick veneer |
Yes |
|
Horizontal and Vertical Roof line Articulation1 |
8 ft. 4 in. every 60 ft. |
North - None (façade = 77 ft.) South - None (façade = 73 ft.) East - 183.5 ft. West - 88.5 ft. |
No No No No |
|
Cornice |
18 inches from wall |
None |
No |
|
Covered Walkways |
50% of Primary Façade |
North - 54% South - None provided East - 17% West - 37% |
Yes No No No |
|
Glazing |
25% of Primary Facade |
North - 21% South - 8% East - 33% West - 29% |
No No Yes Yes |
|
Roof Profile |
Curvilinear, dome, or arched formations |
None |
No |
|
Roof Pitch |
2 or more 5:12 elements |
None |
No |
1 - Horizontal and vertical roof line articulation are a function of height. The height of this building, which exceeds the maximum height set by the Commercial District, is required to have horizontal and vertical offsets that are 8-feet 4-inches for each primary façade (which in this case is all four sides of the building) at a distance of 60 feet apart.
Landscape
The subject site is governed by the UDC and PD-30. The requirements are as follows:
|
Standard |
Required |
Provided |
Meets |
|
Minimum Landscape Area (10% 100,188 s.f.) |
10,019 s.f. |
27,230 s.f. |
Yes |
|
Sidewalks |
I-20 Frontage Rd. Matthew Rd. |
Provided Provided |
Yes Yes |
|
Street Trees: 1 tree/25 - 50 l.f. |
I-20 Frontage Rd. - 5 Matthew Rd. - 9 |
I-20 Frontage Rd. - 5 Matthew Rd. - 9 |
Yes Yes |
|
Trees: 1/500 s.f. required landscape |
20 |
20 |
Yes |
|
Parking Lot Trees: 1 tree/20 parking spaces |
5 |
5 |
Yes |
|
Shrubs: 1/50 s.f. required landscape |
201 |
267 |
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 |
I-20 Frontage Rd. - 30 ft. Matthew Rd. - 30 ft. |
I-20 Frontage Rd. - 30 ft. Matthew Rd. - 30 ft. |
Yes Yes |
The landscape plan does comply with the landscape requirements contained in Article 10 of the UDC.
REQUESTED EXCEPTIONS AND APPEALS:
The applicant is request relief from numerous requirements, they are as follows:
Ø An exception to allow an increase in floor area ratio - The UDC limits the floor area ratio (FAR) for this property to 0.5:1; however, the applicant is requesting an FAR of 0.73:1. Essentially, the UDC limits the area of building allowed on the subject site to approximately 50,094 square feet. The applicant’s proposal is to construct a 72,958 square foot building; 22,864 square feet in excess of what the code permits.
Ø An exception to allow additional height - The UDC limits the height of buildings in this zoning district to 25 feet; however, the applicant is requesting permission to construct a building with a maximum height of 64 feet 5 inches.
Ø Overlay District Design Guidelines Relief - The applicant is requesting relief from the following Appendix F requirements:
o Horizontal and Vertical Roofline - Offsets are required for all primary façades no less than 60 feet apart bumped out a distance determined by the height of the building. The applicant is required to provide 8-foot 4-inch deep offsets for each façade; because they are all primary. The applicant is requesting relief from these requirements to allow the hotels elevations presented in the staff report.
o Cornice Treatment around Roof Perimeter - The applicant is required to provide a cornice treatment along the perimeter of the roof with an 18-inch depth from the wall. The applicant is requesting relief from this requirement to allow construction of the hotel in a manner consistent with the elevations depicted in the elevation plan.
o Covered Walkways on Primary Façades - The primary façade is required to have a covered walkway that covers not less than 50% of the linear frontage. The applicant is requesting relief from this requirement to allow less than 50% of the primary façades to be cover by a walkway.
o Glazing on Primary Façades - Twenty-five percent of primary façades are required to be glazed (doors and windows). The applicant is requesting relief from this requirement to allow less than 25% of the primary façades to have glazing.
o Roof Elements - The roof profile is required to include elements such as: curvilinear features, domes, or arched formations. The applicant is requesting relief from this requirement to allow construction of the hotel as depicted in the elevations.
o Roof Planes - The roof planes must have at least two sloped elements with a 5:12 pitch. The applicant is requesting relief from this provision to allow construction of the hotel as depicted in the elevations.
RECOMMENDATION:
Staff is unable to recommend full support due the numerous appeals/exceptions request. However, if it is the intent of the Planning and Zoning Commission to recommend approval Staff recommends the conditions recommended by the Development Review Committee be part of the approval.
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 WITHIN 900 FEET OF A SIMILAR USE, IN PLANNED DEVELOPMENT DISTRICT NO. 30 (PD-30) TO WIT: BEING A 2.30-ACRE TRACT OUT OF THE MEMUCAN SURVEY, ABSTRACT NO. 1723, IN THE CITY OF GRAND PRAIRIE, DALLAS COUNTY, TEXAS, AND MORE PARTICULARLY DESCRIBED BELOW, AND BEING ADDRESSED AS 2123 W IH 20; 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 in PD-30 District; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on August 4, 2014, 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 in PD-30 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 8 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 in PD-30 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 19, 2014, 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 940 for the property location described as Lot 2-B, Block C, of the Great Southwest Crossing Addition.
SECTION 2.
Specific Use Permit
FOR THE OPERATION OF A HOTEL WITHIN 900 FEET OF A SIMILAR USE IN PD-30 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. The following exceptions are granted as part of this specific use permit:
a. An exception to allow an increase in floor area ratio to a maximum of 0.73:1.
b. An exception to allow height up to 64 feet 5 inches.
c. Exceptions to Appendix F design guidelines to allow hotel construction in substantial conformance with elevations contained in Exhibit “A” of this ordinance.
4. Access and parking must be oriented in such a way that minimizes conflict between the automobiles that carry the hotel customers and the semi-trucks and trailers that access the adjacent warehouses through the mutual access easement along the west side of the property.
5. Must be in compliance with TDSHS - Texas Food Establishment Rules and local ordinances regarding food service.
6. 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 are 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 900 feet of a similar use in PD-30 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 900 feet of a similar use in PD-30 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 19th of AUGUST, 2014.
Ordinance No. 9747-2014
Specific Use Permit No. 940
Case No. SU140801/S140801