HomeMy WebLinkAboutPZ Item 03 - Hotel - Motel Zoning Ordinance
MEMO TO: PLANNING AND ZONING COMMISSION
FROM: ERICA MAROHNIC, PLANNING SERVICES DIRECTOR
MEETING DATE: MAY 17, 2022 WORKSHOP
SUBJECT: RECEIVE A REPORT, HOLD A DISCUSSION AND PROVIDE STAFF
DIRECTION REGARDING AMENDMENT TO THE HOTEL AND MOTEL
USE-SPECIFIC STANDARDS, PARKING REQUIREMENTS, AND
VESTING LANGUAGE IN VARIOUS SECTIONS OF THE ZONING
ORDINANCE.
BACKGROUND:
Previously, at the joint Planning and Zoning Commission and City Council work session on
October 25, 2021, city staff briefed the Commission on major changes occurring in the
hospitality industry post-COVID-19. As a result, offerings by hotel developers and operators
are trending in the hotel industry utilizing “segmentation” to introduce different hotel brands
meant to meet the unique demands of changing demographics. Current offerings in hotel
branding and design lend themselves toward vibrant and interactive common spaces, grab-
and-go food service, 24-hour fitness options, free wireless internet (wi-fi), contactless guest
experiences (e.g. check-in), blending of work and family travel (also known as “Bleisure”), ride-
sharing, social networking, and passive outdoor recreation features including fire pits and patio
seating that are electronic device friendly.
ISSUES:
Use-Specific Standards
Staff informed the Commission and Council that trends in industry segmentations have created
challenges for the City of Grapevine and others who have defined what quality hotel
development should look like through use-specific standards, such as minimum guest room
numbers, minimum floor area per guest room, required full-service restaurants and/or meeting
spaces and onsite amenities.
Below is a side-by-side comparison of the current use-specific standards found in Section
26, Highway Commercial District, Section 25, Community Commercial District, Section
29, Hotel and Corporate Office District, and Section 32, Business Park District with proposed
language for an amendment to lessen the required number of guest rooms, reducing minimum
room size, and reducing the number of amenity features.
Revisions are depicted in a strikethrough/underline format to show deletions and insertions.
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Current Proposed Changes
Section 25, Community Commercial District, Section 25, Community Commercial
Section 26, Highway Commercial District, District, Section 26, Highway Commercial
Section 29, Hotel and Corporate Office District, Section 29, Hotel and Corporate
District, and Section 32, Business Park Office District, and Section 32, Business
District Park District
Use-Specific Standards Use-Specific Standards
Hotel/motel facilities are required to meet the Hotel/motel facilities are required to meet the
following standards: following standards:
(a) Each guestroom shall have a minimum (a) Each guestroom shall have a minimum
area of three hundred eight (380) square area of three hundred thirty eighty
foot. (3380) square foot.
(b) A full service restaurant with full kitchen (b) A full service restaurant with full kitchen
facilities and which provides services to facilities and which provides services
the general public shall be required. to the general public shall be required.
(c) On-site staff is required 24-hours a day, A warming kitchen intended for the
seven days a week. preparation, staging and sale of food
(d) The following amenities shall be provided: by a caterer brought to the
1. A minimum of ten thousand establishment from off-site to serve or
(10,000) square foot of meeting or foodservice options including the
conference room space; and offering of prepared and packaged
2. A swimming pool with a minimum foods.
area of one thousand (1,000) (c) On-site staff is required 24-hours a
square foot. day, seven days a week.
(e) A minimum room count of 300 rooms. (c) The following amenities shall be
provided:
1. A minimum of four ten thousand
(410,000) square foot of
meeting or conference room
space; and
2. A swimming pool and/or
equivalent outdoor
congregation/flexible space with
a minimum area of one
thousand (1,000) square foot.
(d) A minimum room count of 225 300
rooms in a single building or within
multiple buildings on one lot.
If developing multiple buildings on one
lot, the buildings must be conjoined
and architecturally integrated and
cannot appear to be separate buildings
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externally or internally. Construction of
multiple buildings must occur at one
time and cannot be phased.
Parking
The current parking requirements for Hotels and Motels are distinguished from those that have
restaurants or clubs and those with conference areas. Hotels and Motels with conference areas
are further separated based on the area dedicated to the conference area.
Planning Services staff would like the Commission to consider simplifying this calculation as
shown below.
Current Proposed Changes
Section 56, Off-Street Parking Section 56, Off-Street Parking
Requirements Requirements
1 parking space per guestroom for a
Motels or Hotels 1 Guest room,
hotel/motel with no restaurant or meeting
with restaurants or plus
facilities; 1.25 parking spaces per guestroom
clubs requirements
of a hotel/motel with restaurant or meeting
for eating or
facilities., plus requirements for eating or
drinking
drinking establishment. The minimum
establishment
number of parking spaces may be reduced
Motels or Hotels 1.5 Guest room,
up to 30% of the total required through
with conference plus
approval of a Parking Reduction Program
facilities with less requirements
with an approved site plan.
than 25,000 sq. ft. for eating or
of conference area drinking
establishment
Hotels or motels 1.5 Guest room,
with restaurants, plus 1 parking
clubs or conference space per
facilities between 100 sq. ft. of
25,001 and less conference
than 100,000 sq. ft. area
of conference area
Hotels or motels in 1 Guest room,
excess of 500 plus 1 parking
rooms with space per
restaurants, clubs 250 sq. ft. of
or conference conference
facilities in excess area
of 100,000 sq. ft. of
conference area
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Parking Reduction Program
Cities establish through their zoning ordinance a minimum number of off-street parking spaces
by use to avoid any negative spillover effects onto adjacent public right-of-way or neighboring
properties. For dense or more intense single uses of a lot, flexibility may be warranted to
reduce the total number of parking spaces through approval of a Parking Reduction Program
as there are circumstances where a one-size-fits-all parking requirement results in excess land
dedicated to parking that might otherwise be used for future development or additional green
space.
Below is a rough outline to assist with the creation of a Parking Reduction Program that would
allow large single-tenant users to reduce overall parking by up to 30% with approval of a site
plan through the Commission and Council.
Section 56, Off-Street Parking Requirements
Proposed Addition
PURPOSE. This section establishes requirements and procedures for instituting a Parking
Reduction Program for certain uses. The program is designed to address the actual parking
needs of large single-tenant buildings by requiring fewer parking spaces than normally required
by the zoning ordinance. The program promotes a reduction in traffic congestion through
parking management techniques.
ELIGIBILITY. The Parking Reduction Program may be used for single-tenant buildings or
building expansions exceeding 100,000 square feet. This program applies specifically to
professional office, scientific and research laboratories, governmental operations, and
hotel/motels but may be utilized for other operations with approval by the Planning & Zoning
Commission.
EXTENT OF REDUCTION. Up to 30% of the parking spaces required (calculated using the
standard parking rates for the particular use in the zoning ordinance) may be permanently
reduced.
PRE-APPLICATION MEETING. The applicant should schedule an appointment with the
Planning Services Department staff to discuss the Parking Reduction Program and its
applicability to the project.
PROCEDURE. The Parking Reduction Program must include the items required in Secs. XX
and a site plan must be submitted for approval with any application for participation in a Parking
Reduction Program. To ensure the submission of adequate information, the Planning Services
Department will maintain and distribute a list of specific requirements for the Parking Reduction
Program.
BASELINE PARKING ASSESSMENT. The total parking requirement must be
calculated using the standard parking rates for the particular use in the zoning
ordinance.
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ESTIMATED ACTUAL DEMAND. The estimated actual demand for parking must be
calculated on planned employee occupancy and visitor needs. Estimates should be
based on peak demands and should provide excess parking to accommodate parking
turnover and shift overlaps. The estimated actual demand shall not include parking
management techniques. A building program with interior plans must be provided listing
the amount (square footage) of space by function and projected occupancy level.
SITE PLAN. A site plan showing how the total parking requirement (baseline
assessment) could be met, including cost estimates, must be approved by the Planning
& Zoning Commission and City Council. The site plan shall also show which parking
areas are proposed for construction to meet the reduced or estimated actual parking
demand. Construction of or additions to structured parking are acceptable methods of
meeting the baseline parking assessment. Parking areas or structures must be on land
owned or controlled through a permanent, irrevocable agreement by the applicant.
ESTIMATE OF OVERFLOW PARKING IMPACT. The potential impact of parking exceeding
the estimated actual demand must be assessed, along with its impact on on-street parking and
parking lots not owned or controlled by the primary user. Measures to mitigate these impacts
must be included in the performance agreement.
NOTATION ON FINAL PLAT AND SITE PLAN. Special notice of the Parking Reduction
Program must appear on the final plat that is filed of record with the county and on the approved
site plan. Areas reserved for meeting deferred parking must be delineated on the site plan and
plat. No building may be constructed on an area reserved for deferred parking.
PLANNING & ZONING COMMISSION REPORT. The Planning & Zoning Commission shall
review all proposed Parking Reduction Programs. The Planning and Zoning Commission shall
make a recommendation to the City Council for approval, modification, or denial of the
proposed project, based on a finding that the Parking Reduction Program will not negatively
impact adjacent streets or properties.
Vesting Language
On January 18, 2005, City Council adopted the current use-specific standards for Hotels and
Motels. At that time, language was written into the Zoning Ordinance that made any Hotel
approved before that date a lawful, permitted use. However, it also stated that no building,
structure, or use can be altered, changed, or expanded unless a conditional use permit was
granted to allow the requested changes. Planning Services staff requests that the Commission
consider amending this vesting language to allow existing non-conforming hotels the
opportunity to improve and expand their properties.
Proposed Amendment for Discussion Purposes:
Subsections 25.C., Conditional Uses, 17. Hotels and Motels. Hotels approved prior to
January 18, 2005 shall be deemed a lawful permitted use and shall have the same status as
that authorized pursuant to this Ordinance; provided, however, no such building, structure, or
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use shall be altered, changed or expanded unless a conditional use permit therefore has been
granted pursuant to this ordinance.
Existing Hotels
At this time 11 of the 17 hotels within the City of Grapevine do not meet the current use-specific
standards. Fourteen of these hotels were developed before January 2005. Below is a table of
the 19 current hotels constructed within the city limits. This list includes two hotels that are on
the DFW Airport property that are typically included in our calculation of total room numbers
throughout the city but did not go through the city’s entitlement process for approval.
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Number Pre-
Meets Use-Specific
Name Address of Year and Method of Approval January Tools Used
Standards?
Rooms 2005
1 Comfort Inn 301 Capital Street 100 1996: SP96-59 & Z1996-19 No No
2 Comfort Suites 1805 Enchanted Way 98 1997: CU97-24, CU99-03 No No
3 Courtyard/TownePlace 2200 Bass Pro Court 301 2011: CU2011-34 Yes Yes Two flags on one
by Marriott lot policy.
4 Embassy Suites Outdoor 2401 Bass Pro Drive 329 1997: CU97-61 Yes Yes
World
5 Gaylord Texan Resort & 1501 Gaylord Trail 1814 1999: CU99-69, CU2018-12 Yes Yes
Convention Center on
Lake Grapevine
6 Grand Hyatt DFW Airport Property 298 Airport Property Does Not Apply
7 Great Wolf Lodge 100 Great Wolf Drive 605 2006: CU2006-01/SU2006-Yes No
01/Z2006-01
8 Hampton Inn & Suites 1750 State Hwy. 121 North 94 1999: CU99-03 No Yes
9 Hilton DFW Lakes 1800 Hwy. 26 East 393 1990: CU90-04/S90-01 Yes Yes
10 Hilton Garden Inn 205 W. State Hwy. 114 110 2004: CU2004-40 No Yes
11 Holiday Inn Express 309 State Hwy. 114 West 95 1998: CU98-70 No Yes
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12 Homewood Suites 2214 Grapevine Mills Circle 1999: CU99-71 No Yes
Grapevine West
13 Hyatt Place Grapevine 2220 Grapevine Mills Circle 125 1998: CU98-63 No Yes
West
14 Hyatt Regency DFW Airport Property 811 Airport Property Does Not Apply
15 Residence Inn by 2020 State Highway 26 133 1999: CU99-31 No Yes
Marriott
16 Springhill Suites 2240 W. Grapevine Mills 111 2000: CU00-21 No Yes
Circle
17 Super 8 Grapevine 250 Hwy. 114 East 100 1995: CU95-21 No Yes
18 Hilton Garden Inn 2240 Bass Pro Court 152 2016: CU16-23 & PD16-08 Yes No Three flags on
Silverlake Crossings one lot policy.
19 Hotel Vin 215 E. Dallas Road 120 2017: CU2017-20/S2017-No No GU District
02/PD2017-03/Z2017-06
TOTAL 5894
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DIRECTION:
1. Ask Planning Services staff to do nothing.
2. Ask Planning Services staff to study the topic further and bring back more information
at a future workshop.
3. Ask Planning Services staff to prepare and agenda item to be discussed a future joint
workshop with the Commission and City Council.
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