From
Chris Hartmann
Title
SU170804/S170806 - Specific Use Permit/Site Plan - Courtyard by Marriott at Grand Central Crossing (City Council District 2). A request to approve a Specific Use Permit and Site Plan authorizing the construction and operation of a hotel on 3.064 acres. The subject property, Lot 6, Block A of Grand Central Crossing Addition, is generally located on the SEC of State Highway 161 and Arkansas Lane. The property is zoned Planned Development-273A (PD-273A) District and within the SH 161 Overlay District. The applicant is Ray Francis, Grand Prairie Hotels, LLC. (On August 7, 2017, the Planning and Zoning Commission recommended approval of this request by a vote of 9-0).
Presenter
Chief City Planner David Jones, AICP
Recommended Action
Approve
Analysis
ADJACENT LAND USES AND ACCESS:
North: Undeveloped land, zoned PD-273A District. City Council has approved Site Plans for two multi-tenant buildings for retail and restaurants. Arkansas Lane is further north. Bush & Pioneer Centre, which includes Walmart and pad sites, is north of Arkansas Lane.
South: Dubiski Career High School.
East: Single family homes, part of the Brookfield North subdivision
West: Undeveloped land, zoned PD-273A District, is west of the subject property. State Highway 161 is west of the undeveloped land.
PURPOSE OF REQUEST:
The applicant intends to develop a four-story, 120-unit hotel in the SH 161 Corridor. Hotels located within 300 feet of a residential zoning district, or in an overlay district, require a Specific Use Permit and Site Plan approval.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The four-story hotel includes a pool, outdoor lounge area, indoor bistro, and an exercise room. The site is accessible from State Highway 161 and Arkansas Lane by mutual access easements. Hotels require one parking space per unit plus four spaces; the proposal includes 124 parking spaces and meets the parking requirements.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The 2010 Comprehensive Plan’s Future Land Use Map (FLUM) designates this as Commercial/Retail. The proposal is consistent with the FLUM.
ZONING REQUIREMENTS:
Density and Dimensional Requirements
The property is subject to density and dimensional requirements in Article 6 of the Unified Development Code (UDC). Table 1 evaluates the density and dimensional standards of the proposed development. With the exception of the building height and Floor Area Ratio (FAR), the proposal meets the density and dimensional requirements.
|
Table 1: Site Data Summary |
|
Standard |
Required |
Provided |
Meets |
|
Min. Lot Area Sq. Ft. |
5,000 |
133,486 |
Yes |
|
Min. Lot Width (Ft.) |
50 |
429.94 |
Yes |
|
Min. Lot Depth (Ft.) |
100 |
307.34 |
Yes |
|
Front Setback (Ft.) |
25 |
86 |
Yes |
|
Rear Setback (Ft.) |
20 |
135.7 |
Yes |
|
Max. Height (Ft.) |
25 |
47.5, 56 w/ parapet |
No |
|
Max. F.A.R |
.5:1 |
.52:1 |
No |
Landscape and Screening
The property is subject to the landscaping and screening requirements found in Article 8 and Appendix F of the UDC. Table 2 summarizes what is required and what is provided. The proposal meets or exceeds the landscaping and screening requirements.
|
Table 2: Landscape & Screening Requirements |
|
Standard |
Required |
Provided |
Meets |
|
Landscape Area (Sq. Ft.) |
13,348 |
42,074 |
Yes |
|
Trees |
27 |
27 |
Yes |
|
Shrubs |
267 |
322 |
Yes |
|
Parking Lot Screening |
36” Hedge |
36” Hedge |
Yes |
|
Dumpster Enclosure |
Masonry Enclosure |
Masonry Enclosure |
Yes |
|
Roof Mounted Equipment |
Screened by Parapet |
Screened by Parapet |
Yes |
The applicant has proposed an open space amenity within the 100-foot power line easement as an alternative to the required landscape buffer with trees. The open space design includes walking trails, short plantings and benches. Residents will be able to access the green space amenity through a portal in the existing wall. The open space amenity was presented to representatives of the Brookfield North Homeowners Association (HOA). Representatives of Brookfield North HOA requested that the portal be gated and locked.
OVERLAY REQUIREMENTS:
Appendix F applies to development within an overlay district and contains standards intended to increase the quality of development. These standards include requirements for building materials, articulation, and architectural elements.
Exterior Building Materials
The building elevations consist of brick, stone veneer, metal panels, and Exterior Insulating Finishing System (EIFS). Table 3 summarizes the building materials for each façade.
|
Table 3: Building Materials |
|
Façade |
Brick |
Stone Accent |
EIFS |
Metal |
|
North |
33 |
21 |
0 |
46 |
|
South |
23 |
27 |
0 |
50 |
|
East |
23 |
38 |
16 |
21 |
|
West |
38 |
18 |
15 |
33 |
Appendix F requires that one hundred percent of building façades be finished with principal masonry materials but allows material substitutions for up to 50% of the building façade. Metal panels may be substituted for up to 30% of a façade. Metal exceeds 30% on three facades.
Appendix F also requires that 25% of primary facades be accented in stone. The north, south, east, and west facades are considered primary. The north and west facades do not meet the percentage of required stone.
Architectural Features
Primary facades are required to include the architectural features listed in Table 4. The proposed building elevations are in substantial compliance with Appendix F.
|
Table 4: Architectural Features for Primary Facades |
|
Standard |
Required |
Meets |
|
Architectural Elements |
Distinct base, field wall and parapet with cornice |
Yes |
|
Parapet with Cornice |
Parapet with projecting cornice |
Yes |
|
Covered Walkways |
Along 50% of the length of the façade |
Yes |
|
Windows |
50% of the length of the façade |
Yes |
|
Roof Line |
Roof profile variation |
Yes |
REQUESTED APPEALS:
1. Building Height & FAR - The applicant is requesting exceptions to the maximum building height and maximum FAR to construct a building with a height of 56 feet and an FAR of 0.52. Similar exceptions have been granted for hotels. Staff is supportive of the request.
2. Metal Panels - The applicant is requesting a building materials exception to allow the use of metal panels on greater than 30% of the building façade. The intent of Appendix F is to encourage development that contributes to a visually distinct corridor and uses a variety of materials. The metal panels will be finished in three different colors. The variation in color meets the intent of Appendix F. Staff is supportive of the request.
3. Stone Accent - The applicant is requesting a building materials exception to the requirement for 25% stone accent for the north and west facades. Staff does not object to the request.
RECOMMENDATION:
The Planning and Zoning Commission recommended approval by a vote of 9-0.
The Development Review Committee (DRC) recommends approval subject to DRC comments.
Body
ordinance no. 10321-2017
specific use permit no. 1026
case no. su170804/s170806
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 TO WIT: BEING A 3.064-ACRE TRACT OUT OF THE D. R. CAMERON SURVEY, ABSTRACT NO. 295, CITY OF GRAND PRAIRIE, DALLAS 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
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on August 7, 2017, 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 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; 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 15, 2017, 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:
I.
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, for the following described area;
Description of Land
A 3.064-ACRE TRACT OUT OF THE D. R. CAMERON SURVEY, ABSTRACT NO. 295, CITY OF GRAND PRAIRIE, DALLAS COUNTY, TEXAS, AND AS DESCRIBED IN THE ATTACHED EXHIBIT A - LEGAL DESCRIPTION INCORPORATED HEREIN BY REFERENCE.
II.
SPECIFIC USE PERMIT
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, attached hereto as Exhibit “B”.
2. Per City Council approval the following exceptions have been granted:
a. Maximum Height Exception: The City Council grants an exception to the maximum height requirement which will allow construction of the proposed building in excess of the 25 feet maximum.
b. Maximum Floor Area Ratio: The City Council grants an exception to the Floor Area Ratio (FAR) requirement to allow the building to be constructed with an FAR exceeding 0.5:1.
c. Building Materials: The City Council grants exceptions to the building materials requirements to allow the building to be constructed with metal panels exceeding 30% of a façade and stone accent less than 25%.
3. Prior to the issuance of a Certificate of Occupancy, the developer shall provide an open space amenity and wall portal in substantial conformance with Exhibit B - Site Plan Package.
4. 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.
5. Must be in compliance with TDSHS - Texas Food Establishment Rules and local ordinances regarding food service.
III.
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. 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. Violation of this provision may be punishable in accordance with Section 1-8 of the Code of Ordinances of the City.
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.
IV.
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.
V.
All ordinances or parts of ordinances in conflict herewith are specifically repealed.
VI.
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 AUGUST, 2017.
ordinance no. 10321-2017
specific use permit no. 1026
case no. su170804/s170806