HomeMy WebLinkAboutWS Item 01 - Zoning Ordinance AmendmentsMEMO TO: HONORABLE MAYOR AND CITY COUNCIL MEMBERS
FROM: BRUNO RUMBELOW, CITY MANAGER �5?—
MEETING DATE: SEPTEMBER 4, 2007
SUBJECT: AM07-05 - AMENDMENTS TO THE COMPREHENSIVE
ZONING ORDINANCE SECTION 25, "CC" COMMUNITY
COMMERCIAL, SECTION 26, "HC" HIGHWAY COMMERCIAL,
SECTION 29 "HCO" HOTEL/CORPORATE OFFICE, SECTION
32, "BP" BUSINESS PARK, SECTION 40, "MXU" MIXED USE
DISTRICT REGULATIONS RELATIVE TO HOTEL/MOTEL
MINIMUM ROOM SIZE; SECTION 40, "MXU" MIXED USE
DISTRICT REGULATIONS RELATIVE TO REAL ESTATE
SIGNAGE; AND ALL RELEVANT SECTIONS OF THE ZONING
ORDINANCE RELATIVE TO PUBLIC UTILITY USES
RECOMMENDATION:
Staff recommends the City Council consider the amendments to Section 25, "CC"
Community Commercial, Section 26, "HC" Highway Commercial, Section 29, "HCO"
Hotel/Corporate Office, Section 32, "BP" Business Park and Section 40 "MXU" Mixed
Use District Regulations relative to hotel/motel minimum room size, Section 40 "MXU"
Mixed Use District Regulations relative to real estate signage and all relevant sections
of the zoning ordinance relative to public utility uses, and take any necessary action.
BACKGROUND INFORMATION:
Proposed amendments to Sections 25, 26, 29, 32, 40 relative to Hotel/Motel
minimum room size:
The City of Grapevine zoning ordinance requires new hotel/motel projects to contain a
minimum of 300 rooms, have a minimum room size of 380 square feet, contain at least
10,000 square feet of meeting space, and have a full service restaurant. The building
code ordinance has also been amended to require hotel/motel occupancies to meet all
of the highly restrictive building code requirements for high rise buildings.
While these provisions have insured that Grapevine has had high quality, safe hotels,
they have effectively prohibited the newly emerging and very popular boutique hotels.
These boutique hotels, such as aloft, NYLO, Element, and others can and do meet all of
Grapevine's restrictions except for minimum room size. These hotels utilize cutting
edge and space -saving design features such as flat screen TV's and modular furniture
to save approximately 40 square feet over traditional hotel rooms.
The developer of the Grapevine Station project has informed staff that the average
room size of aloft and Element products is approximately 348 square feet, and has
requested that the City Council consider amendments to accommodate his plans.
R:\AGENDA\09-04-07\AM07-05.41WK.doc 8/30/2007 3:14:43 PM
When one factors in the 40 square feet saved through innovative interior features the
"effective" average room size becomes 388 square feet, exceeding our current
standards.
Staff has attached a proposed zoning ordinance amendment requiring a minimum room
size of no less than 275 square feet with an average area for all guestrooms of 340
square feet. The attached drafts show the proposed amendments to Section 25, "CC"
Community Commercial, Section 26, "HC" Highway Commercial, Section 29, "HCO"
Hotel/Corporate Office, Section 32, "BP" Business Park and Section 40 "MXU" Mixed
Use District Regulations. This would accommodate the changes being made in the
hotel industry in utilizing space saving design elements, while our current restrictions
would ensure that only quality products would come to Grapevine. See the attached
draft amendments and email from Mr. Joseph Champ. Should City Council wish to
proceed with these amendments they will be placed on the October 16, 2007 public
hearing agenda.
Proposed amendment to Section 40 relative to real estate signage:
On February 20, 2007, City Council approved amendments to Section 60, Sign
Regulations reducing the size of real estate signs. However, signs within the "MXU"
Mixed Use District are addressed in Section 40, not Section 60, and this was not
brought to City Council for consideration. See attached draft amendments to Section
40, "MXU" Mixed Use Regulations that reduce the size of real estate signs to match the
previous amendments to Section 60, Sign Regulations. Should City Council wish to
proceed with these amendments they will be placed on the October 16, 2007 public
hearing agenda.
Proposed amendment to all relevant sections of the zoning ordinance relative to
public utility uses:
As the ordinance is currently written, "public utility uses required to service the district"
are considered permitted uses within nearly all sections of the zoning ordinance and as
such could be approved administratively without Council oversight. This use has broad
implications that perhaps were not fully realized when originally written. Any type of
public utility use could be interpreted to meet this requirement. City Council may wish to
consider eliminating this use within the permitted use paragraph of all relevant sections
of the zoning ordinance. In a situation where a pubic utility related use is requested,
Section 49, Special Uses has a provision for these uses which would allow the Council
the oversight necessary to consider the appropriateness of such requests. Should City
Council choose to authorize a public hearing for this amendment, it will be placed on the
September 18, 2007 public hearing. The attached draft amendment is for the
Professional Office district as an example of proposed amendments to all relevant
sections.
0AZCU\AM07-05.41WK.doc 8/29/2007 4:47:54 PM
Scot' William's - Fwd: RE: Aloft Hotel Room Size Page 1
From: Tommy Hardy
To: Scott Williams
Date: 8/7/2007 8:44:26 AM
Subject: Fwd: RE: Aloft Hotel Room Size
Scott, would you look this over and see if it meets the Minimum rood size we discussed as an
amendment.
H. T. (Tommy) Hardy
Assistant City Manager
City of Grapevine
(817) 410.3104 ofc
(817) 410.3002 fax
thardy@ci.grapevine.tx.us
>>> "Joe Champ" <jchamp@champhospitality.com> 8/6/2007 10:10 PM >>>
Tommy:
I have attached renderings of the W aloft hotel rooms and a list of
calculations regarding average and actual room sizes for our
contemplated 177 room W aloft and 123 Westin Element complex hotel.
The room design for aloft is innovative and also reflects a current and
innovative approach to hotel design. By making the aloft room wider and
square (rather than rectangular), the guest perception of the room is
that it is quite spacious. It is also very light due to the fact that we
have two windows in the room. In addition, we are incorporating the use
of a flat screen HDTV which is wall mounted which eliminates the need
for space consuming armoires or table top TV applications. This
innovation relative to a traditional guest room allows us to save
roughly 40 square feet over a traditional hotel room. The room also uses
a modular headboard/storage piece which has space for clothing, bathroom
items, coffee maker, in -room amenities, etc, in a compact user friendly
format. All of these design innovations have taken place since the 1999
ordinance was put in place.
By reducing the inefficient square footage found in the guestrooms, we
are able to focus more square footage in the public space while
providing a comfortable room. Aloft comes from the successful heritage
of W Hotels. W created an overall experience for the guest starting with
arrival and carrying throughout the hotel. Our first W had 250 SF rooms
and was an instant success. Even the newest W Hotel which opened
recently in Dallas would not meet the guestroom size criteria in the
Grapevine Ordinance and this is a luxury property designed to compete
directly with Ritz Carlton, ZaZa, Mandarin Oriental, Crescent, etc.
The Ordinance effectively elminates Select Serve and Limited Service
properties due to its requirements that hotels have 300 rooms, 10,000
Scott Williams - Fwd: RE. Aloft Hotel Room Size Page 2
gross square feet of meeting space and a restaurant. However, the room
size criteria will eliminate new and innovative boutique brands. These
are the defining criteria rather than guestroom size. Given current
construction costs and design considerations, it is likely that
guestroom sizes in new brands will continue to change.
We know our aloft will be a spectacular hotel and will bring the spirit
and "buzz" of W Hotels to Grapevine. Please take a look at the attached
and let's discuss how we might be able to proceed. Tony Bowen asked me
to attend his meeting with you tomorrow so perhaps we can grab some time
to discuss this during or after that meeting.
I look forward to speaking with you.
Thank You,
Joe
Joseph H. Champ
President I Champ Hospitality, L.P.
4100 Midway Road, Suite 2115 1 Carrollton, TX 75007
T 214 550 5539 1 F 214 295 3576 1 C 214 207 4998
achamP6a champhospitality.com <mailto:ichamp anchamphospitality.com>
www.champhospitality.com<http://www.champhospitality.com/>
-----Original Message-----
Scoit�Williarns= Fwd: RE: Aloft Hotel Room Size Page 3
From: Gary Hazlewood fmailto:ghhazlewoodo_westwoodland.coml.
Sent: Sunday, August 05, 2007 10:08 PM
To: Joe Champ
Cc: Tommy Hardy
Subject: Re: Ron Stombaugh-Hotel Room Size
Ok here is tommys email so you can forward the hotel numbers directly
to him on monday. Thanks Joe let mw know what else I can do to expedite
things.
Sincerely
Gary hazlewood
Sent from my Verizon Wireless BlackBerry
CC: Bruno Rumbelow; George Kakos; Paul McCallum
Scott Williams - roomsize_xls Page 1
Grapevine aloft 177
King
Rooms
size
%
T. SF
Aloft
136
404
3%
2020
King
83
280
61%
23240
King Accessible
4
404
3%
1616
Queen/queen
45
327
33%
14715
Queen/queen accessible
4
449
3%
1796
vera e rm size aloft
304
41367
Element
123
One bedroom
27
448
22%
12096
Standard King
11
321
9%
3531
Studio king
52
407
42%
21164
Studio Double Queen
30
407
24%
12210
Conference suite
3
542
2%
1626
vera e rm size element
412
50627
Grapevine aloft 177
King
108
280
61%
30240
King Accessible
5
404
3%
2020
Queen/queen
59
327
33%
19293
Queen/queen accessible
5
449
3%
2245
Total SF Aloft
53798
Total SF element
50627
v . room size grapevine
348
104425
DRAFT 082107
Section 25, Community Commercial
7. Hotel/motel facilities are required to meet the following standards:
(a) Each guestroom shall have a minimum area of -390 no less than two
hundred seventy five (275) square feet with an average area for
all questrooms of three hundred forty (340) square feet.
(b) A full service restaurant with full kitchen facilities and which provides
service to the general public shall be required.
(c) On-site staff is required 24 -hours a day, seven days a week.
(d) The following amenities shall be provided:
A minimum of ten thousand (10,000) square foot of meeting or
conference room space; and
2. A swimming pool with a minimum area of one thousand
(1,000) square foot.
(e) A minimum room count of 300 rooms.
N. PLANNED COMMERCIAL CENTER DESIGN REQUIREMENTS: Each lot or parcel
of land created within a Planned Commercial Center shall comply with the following
requirements:
MINIMUM YARD REQUIREMENTS OF PLANNED COMMERCIAL
CENTERS: The front yard requirements contained in Section 25.G.3. shall
be applicable to each lot or parcel of land within a Planned Commercial
Center. A minimum twenty (20) foot side and a minimum twenty-five (25)
foot rear yard shall be required around the outside perimeter of a Planned
Commercial Center. Minimum side and rear yard requirements of interior
lots may be required if deemed necessary by City Council in order to meet
the provisions of Section 48. Perimeter lots in a Planned Business Park shall
have a minimum twenty (20) feet of frontage on a public right-of-way. Interior
lots in a Planned Commercial Center th'at have no frontage on a public right-
of-way must have a minimum twenty-five (25) foot dedicated public access
easement connecting to a public right-of-way.
2. LANDSCAPING REQUIREMENTS OF PLANNED COMMERCIAL
8
021505 Section 25
DRAFT
082107
Section 26, Highway Commercial
be erected to effectively screen the HC District from the residential area and
no streets, alley, vehicular storage area or use shall be permitted in the
required buffer strip.
5. The Masonry Requirements of Section 54 shall be met.
6. All sales, display, or outdoor storage areas shall be surfaced in accordance
with Section 58 except those areas of nurseries and garden center where
living plants are located.
7. Storage areas for any product, excluding automobile and truck sales and
leasing, shall be completely enclosed by a blind fence or wall at least seven
(7) feet high. No materials or products shall be stacked higher than one (1)
foot below the top of the fence or wall.
8. ADDITIONAL BUFFERING, SCREENING, FENCING, & LANDSCAPING.
The Planning and Zoning Commission may recommend and the City Council
may require buffering, screening, fencing and landscaping requirements on
any zone change, conditional use, or special use case or concept plan in
addition to or in lieu of buffering, screening, fencing or landscaping
requirements set out specifically in each use district when the nature and
character of surrounding or adjacent property dictate a need to require such
methods in order to protect such property and to further provide protection
for the general health, welfare and morals of the community in general.
9. Hotel/motel facilities are required to meet the following standards:
(a) Each guestroom shall have a minimum area of -380 no less than two
hundred seventy five (275) square feet with an average area for
all questrooms of three hundred forty (340) square feet.
(b) A full service restaurant with full kitchen facilities and which provides
service to the general public shall be required.
(c) On-site staff is required 24 -hours a day, seven days a week.
(d) The following amenities shall be provided:
A minimum of ten thousand (10,000) square foot of meeting or
conference room space; and
021505 9 Section 26
DRAFT
Section 29, Hotel/Corporate Office
082107
7. Hotel/motel facilities are required to meet the following standards:
(a) Each guestroom shall have a minimum area of -3W no less than two
hundred seventy five (275) square feet with an average area for
all questrooms of three hundred forty (340) square feet.
(b) A full service restaurant with full kitchen facilities and which provides
service to the general public shall be required.
(c) On-site staff is required 24 -hours a day, seven days a week.
(d) The following amenities shall be provided:
A minimum of ten thousand (10,000) square foot of meeting or
conference room space; and
2. A swimming pool with a minimum area of one thousand
(1,000) square foot.
(e) A minimum room count of three hundred (300) rooms.
N. PLANNED COMMERCIAL CENTER DESIGN REQUIREMENTS: Each lot or parcel
of land created within a Planned Commercial Center shall comply with the following
requirements:
MINIMUM YARD REQUIREMENTS OF PLANNED COMMERCIAL
CENTERS: The front yard requirements contained in Section 29.G.3. shall
be applicable to each lot or parcel of land within a Planned Commercial
Center. A minimum twenty-five (25) foot side and a minimum forty (40) foot
rear yard shall be required around the outside perimeter of a Planned
Commercial Center. Minimum side and rear yard requirements of interior
lots may be required if deemed necessary by City Council in order to meet
the provisions of Section 48.
2. LANDSCAPING REQUIREMENTS OF PLANNED COMMERCIAL
CENTERS: The minimum landscaping requirements of Section 53.H.2(b)
shall be applicable around the outside perimeter of a Planned Commercial
Center. For interior lots the minimum landscaping requirements of Section
53.H.2.(b) may be required if deemed necessary by City Council in order to
meet the provisions of Section 48.
3. MINIMUM OPEN SPACE REQUIREMENTS OF PLANNED COMMERCIAL
122104 7 Section 29
082107
Section 32, Business Park
(100) percent of the total exterior walls, excluding doors and windows
constructed of brick, stone or other masonry, or material of equal
characteristics in accordance with the City Building Code and Fire
Prevention Code which may not allow for some business park type
developments.
5. ADDITIONAL BUFFERING, SCREENING, FENCING, &
LANDSCAPING. The Planning and Zoning Commission may
recommend and the City Council may require additional buffering,
screening, fencing and landscaping requirements on any zoning
change, conditional use or special use case or concept plan in
addition to or in lieu of buffering, screening, fencing, or landscaping
requirements set out specifically in each use district when the nature
and character of surrounding or adjacent property dictate a need to
require such protection for the general health, welfare and morals of
the community in general.
6. Hotel/motel facilities are required to meet the following standards:
(a) Each guest room shall have a minimum area of -89 no less
than two hundred seventy five (275) square feet with an
average area for all questrooms of three hundred forty
340 square feet.
(b) A full service restaurant with full kitchen facilities and which
provides service to the general public shall be required.
(c) On-site staff is required 24 -hours a day, seven days a week.
(d) The following amenities shall be provided:
1. A minimum of ten thousand (10,000) square foot of
meeting or conference room space; and
2. A swimming pool with a minimum area of one thousand
(1,000) square foot.
(e) A minimum room count of three hundred (300) rooms.
N. PLANNED BUSINESS PARK PROVISIONS: Each lot or parcel of land
created within a Planned Business Park shall comply with the following
requirements:
122104 8 Section 32
DRAFT 082107
,i
Section 40, MXU Mixed Use District Regulations
PURPOSE: The purpose of the Mixed Use MXU District is to encourage the
mixing of residential, retail, and office uses within an urban framework which is
small in scale and compatible with adjacent developments. This section is also
intended to promote flexibility in the development process.
USES GENERALLY: In a "MXU" Mixed Use District no land shall be used and no
building shall be erected for or converted to any use other than as hereinafter
provided.
The following uses of Land are authorized as permitted uses within the Mixed
Use District, strictly in accordance with an approved Site Plan as provided for
herein below. Uses are further classified according to general categories of land
uses. To the extent expressly authorized by these district regulations, a general
use category shall be identified on a Site Plan. Upon approval of such plan, any
use appearing in the use list, which is classified under such general category, is
authorized to be established in accordance with the Site Plan, and any conditions
attached thereto.
A. PRINCIPAL USES:
1. Residential uses:
a. Townhouse/Rowhouse.
b. Multifamily uses.
2. Commercial uses:
a. Hotels, provided the following design criteria is met:
1. Each guestroom shall have a minimum area of -39
no less than two hundred seventy five (275)
square feet with an average for all questrooms of
three hundred forty (340) square feet.
2. A full service restaurant with full kitchen facilities and
which provides service to the general public shall be
required.
3. On-site staff is required 24 -hours a day, seven days a
week.
4. The following amenities shall be provided:
041905 1 Section 40
DRAFT
082107
Section 40, MXU Mixed Use District Regulations
a. Nameplate Signs:
1. Wall
b. On -Premise Signs:
1. Wall signs
2. Awning, canopy, marquee
3. Projecting
4. Portable sandwich board
C. Real Estate Signs:
1. Wall
2. Number Of Signs Permitted:
a. Nameplate: One (1) per storefront.
b. On -Premise Signs: Awning, canopy, marquee, and either
one (1) wall sign per each individual wall for each lease
space or one (1) projecting sign per storefront.
C. Real Estate: One (1) per storefront.
3. Maximum Gross Surface Area:
a. Nameplate: Two (2) square feet.
b. Projecting Signs: Twenty-five square feet.
C. Real Estate: Thirty twe ( sixteen (16) square feet exce t
that signs located on lots fronting State Highways 114,
121, 360 and State Highway 26 east of Texan Trail/Ruth
Wall Street may be thirty-two (32) square feet.
d. Wall Signs: Fifteen (15) percent of the wall.
e. Awning, Canopy and Marquee: Twenty-five (25) percent of
the awning, canopy or marquee.
4. Maximum Height: No sign shall protrude above the roof or eave
line of the principal structure. Projecting signs shall be a minimum
of eight (8) feet above sidewalk grade and shall not protrude above
the roof or eave line of the principal structure.
5. Illumination: Illuminated signs are permitted for nameplate and on -
premise signs only.
041905 15 Section 40
DRAFT
Section 27. P -O Professional Office District Regulations
082707
PURPOSE: The P -O Professional Office District is established to create a restrictive
district for low intensity office or professional uses which may be located close to all types
of residential uses, with appropriate buffer and landscaping so as not to create a blighting
effect on adjacent residential area.
USES GENERALLY: In a P -O Professional Office District no land shall be used and no
building shall be erected for or converted to any use other than as hereinafter provided.
A. PERMITTED USES: The following uses shall be permitted as principal uses.
1. Administrative, executive and editorial offices for business, professional or
industrial organizations.
2. Financial offices such as banks, savings and loan associations, mortgage
bankers and insurance offices.
3. Governmental office buildings and uses.
4. Prescription pharmacy.
5. Medical and dental clinics.
6. Medical and dental laboratories, but not including the manufacture of
pharmaceutical or other products for general sale or distribution.
7. Professional offices for the conduct of the following professional and
semiprofessional occupations: Accountant, architect, attorney, dentist,
engineer, insurance agent, real estate agent, personal or family counselor,
chiropractor, physical therapist, physician, public secretary, surgeon, or any
other office or profession which is the same general character as the
foregoing, but excluding animal grooming salons, dog kennels, funeral
homes, veterinarian and veterinary hospitals.
8. Public institutions and nonprofit institutions of any educational, religious or
cultural type, but excluding corrective institutions and hospitals.
10. Schools and studios for art, dancing, drama, music, photography, interior
decorating or reducing.
122104 1 Section 27
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