HomeMy WebLinkAboutItem 11 - Amend Definitions to Hotel or MotelMEMO TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: BRUNO RUMBELOW, CITY MANAGER
MEETING DATE: AUGUST 16, 2022
SUBJECT: PUBLIC HEARING TO AMEND THE ZONING ORDINANCE - SECTION
12, DEFINITIONS; SECTION 25, "CC" COMMUNITY COMMERCIAL
DISTRICT, SECTION 26, "HC" HIGHWAY COMMERCIAL DISTRICT;
SECTION 29, "HCO" HOTEL AND CORPORATE OFFICE DISTRICT;
SECTION 32, "BP" BUSINESS PARK DISTRICT; SECTION 41,
PLANNED DEVELOPMENT OVERLAY; AND SECTION 56, OFF-
STREET PARKING REQUIREMENTS
RECOMMENDATION: City Council to consider calling a public hearing to create and amend
definitions in Section 12, Definitions; amend uses and use -specific
standards in Section 25, "CC", Community Commercial District, Section
26, "HC", Highway Commercial District, Section 29, "HCO", Hotel and
Corporate Office District, and Section 32, "BP", Business Park District;
create ability to amend use -specific and other development standards
through Section 41, Planned Development Overlay; and amend Section
56, Off -Street Parking Requirements of the Zoning Ordinance relative to
the Hotel or Motel use.
FUNDING SOURCE: Not applicable.
BACKGROUND: BACKGROUND:
At the joint Planning and Zoning Commission and City Council workshop
on October 25, 2021, City staff briefed the Council and 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.
On May 17, 2022, the Commission held another workshop where staff
presented a draft amendment to solicit feedback. Topics included,
amendment to the Hotel or Motel definition, creation of a definition for
Boutique Hotel; amendment to use -specific standards and parking
requirements; creation of a parking reduction program; allowing the
Planned Development Overlay tool to be utilized to vary site design
requirements; and vesting language for hotels or motels developed in the
City prior to 2005.
The Commission posed additional questions and comments based on
staff's presentation, which are provided below:
• Will grab -and -go options rather than a full -service kitchen promote
smaller hotels/motels?
• Set new parking minimum requirements for hotels/motels.
• Vary parking requirements through a conditional use permit rather than
establishing a new program, variance, or waiver procedure.
• Hotels are moving right outside of Grapevine and are listed as located in
Grapevine - are we losing out?
• Are standards for hotels/motels applicable to boutique hotels?
The Commission asked Planning Services staff to update the language in
the ordinance for Hotel or Motel uses to better align with current market
offerings, establish parking minimums to address parking requirement
concerns for existing legal nonconforming hotels/motels, and allow
additional flexibility to existing hotels. The Commission was not in favor of
a proposed parking reduction program option or allowing legal
nonconforming hotels/motels to expand without the approval of a
conditional use permit. Furthermore, the Commission has requested that
Planning Services staff draft and organize definition options for a boutique
hotel for their consideration.
ISSUES:
Boutique Hotels
Boutique hotels are typically smaller offerings in the market with a distinct
personality and specialized and personalized amenities. These
increasingly popular hotel products would not currently be permitted within
any zoning district except for "GU", Government Use District due to the
established use -specific standards found in the Zoning Ordinance.
Planning Services staff proposes to create a definition for a new use of
Boutique Hotel and suggest appropriate zoning districts where it would be
permissible through approval of a conditional use permit by the
Commission and Council. Boutique hotels would not be subject to the
same guest room count, guest room size, and minimum amenities
required of all other hotels or motels.
Use -Specific Standards
Planning Services 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. At this time 11 of
the 19 hotels within the City of Grapevine do not meet the current use -
specific standards. Fourteen of these hotels were developed before
January 2005.
Planning Services staff requests to amend the current use -specific
standards by reducing the required number of guest rooms, reducing
minimum room size, and allowing hotel or motel developers to select a
minimum of three amenity features from a list that includes previously
required amenities and expands the amenity options.
Parking
There are currently four separate parking ratio requirements depending on
if the hotel has a restaurant, club, or conference meeting space. Hotels or
Motels with conference areas are further separated based on the range of
area dedicated to the conference area. Planning Services staff requests to
simplify the parking ratio and allow it to be varied at the discretion of
Council through the conditional use permit process.
Planned Development Overlay
The "PD", Planned Development Overlay is a planning tool that should be
utilized to improve property with a goal of establishing unique as well as
modern urban development in situations where strict adherence to
standard zoning criteria inhibits the creative process. To that end,
currently Hotels or Motels are expressly excepted and cannot utilize this
tool to vary site design requirements. This poses a steep hurdle for
existing legally non -conforming hotels in the city, of which there are 11 of
21. Staff is proposing to remove this existing limitation and allow new or
existing hotels or motels requesting to improve their property the ability to
utilize this tool in their request(s) to Council.
Attached are proposed draft revisions depicted in a
strikethrough/underline format to show deletions and insertions found in
various sections of the Zoning Ordinance.
DRAFT Section 12, Definitions
BED AND BREAKFAST FACILITY shall mean an accessory use to a single-family
dwelling in which no more than twelve {124 rooms in the principal residential structure are
set aside for guest clients; breakfast is available on -site to only such guest clients at no
extra cost, length of stay of guest clients ranges from one M to thirty days; and the
owner/operator of the principal structure resides on -site. Bed and breakfast homestay
does not include uses such as motels, hotels, community residential homes, boarding or
lodging houses, apartment multifamilv residential dwellings, guest cottages or single-
family dwelling transient rental.
HOTEL OR MOTEL shall mean a building or arrangement of buildings on one lot, in which
there are thirteen 13 or more guestrooms used, designed and occupied as a temporary
abiding lodging place of individuals who are ledged with or without meals, in which the
rooms are usually occupied singly for hire, in `"ihinh there are no provisions fnr Geeking in
apartme4#s. Access to guestrooms shall be restricted exclusively to
interior corridors. These corridors shall be accessed via the main lobby of the building or
entryways individually equipped with some form of security -controlled access system.
BOUTIQUE HOTEL shall mean a building or arrangement of buildings on one lot, in which
there are a minimum of 13 guestrooms, but not exceeding 125 guestrooms designed to
blend into a communitv and reflect the neighborhoods and cultures around them. These
lodging facilities are smaller in size, have a unique character, focus attention on design
aesthetics, are located in distinct districts or neighborhoods, offer high levels of services,
and provide authentic cultural and historic experiences, and exceptional guest services.
Section 25, Community Commercial District; Section 26, Highway Commercial
District; Section 29, Hotel and Corporate Office District; and Section 32, Business
Park District
Conditional Uses
Boutique Hotel.
Section 25, Community Commercial District; Section 26, Highway Commercial
District; Section 29, Hotel and Corporate Office District; and Section 32,
Business Park District
Use -Specific Standards
Hotel/motel facilities are required to meet the following standards:
{a) (a) Each guestroom shall have a minimum area of three hundred thirty eight
(3380) square foot feet.
(4i seNiGe retaurant with full kitnhen facilities and which provides ceniinec to
the public &hall be rem fired.
AM22-1.RCPH - Exhibit 1 - Draft Amendments to Hotel or Motel.docx
1-1 (b) On -site staff is required 24-hours a day, seven days a week.
(d) The following amenities shall be provided:
4—.A minimum of ten thousan
s
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= - - - - - -
----- - Co. - - -
(e) LLA minimum room count of -WO 200 rooms.
(d) If developing multiple buildings on one lot, the buildings must be conioined and
architecturally integrated and cannot appear to be separate buildings externally or
internally. Construction of multiple buildings must occur at one time and cannot be
phased.
Hotel or Motel facilities are required to provide at least three of the following features:
(a) A full -service restaurant with full kitchen facilities and which provides services to
the general public:
(b) A warming kitchen intended for the preparation, staging and sale of food by a
caterer brought to the establishment from off -site to serve or foodservice options
including the offering of prepared and packaged foods:
(c) A minimum four thousand (4,000) square foot meeting or conference room space:
(d) A swimming pool, indoor or outdoor:
(e) 4 full se dine indeer gym-
0
(f) A designated outdoor place of assemblv of flexible space: or
(g) Designated areas for outdoor recreation and olav, such as a plavground,
basketball court, vollevball court, tennis court, pickle ball court, etc.
Section 41, "PD", Planned Development Overlay
Subsection 41.D., Limitation of Uses
D. LIMITATION OF USES: Uses prohibited shall be those uses specifically prohibited
within the underlying zoning district. The following uses are expressly prohibited within a
"PD" Planned Development Overlay and cannot be established as a permitted,
conditional, or accessory use under any circumstances:
1. Freight forwarding warehouses
2. Outside storage of material/equipment
3. Retail establishments for used car sales and service
4 Hetellmete Lwith a minimum r^^m GGunt locc than 390 reems
4. Commercial parking lots
6 5. Automotive repair garages
6. Salvage/wrecking yards
8 7. Retail sales of building material displayed in an unenclosed or incompletely enclosed
area with outside storage
8. Those uses specifically designated in paragraph D. Limitation of Uses in Section 31,
"LI" Light Industrial District
4-0-. 9. Off-premise/billboard signage
44-. 10. Pawn shops
AM22-1.RCPH - Exhibit 1 - Draft Amendments to Hotel or Motel.docx
42-. 11. All uses listed in Section 49, Special Uses
4-3-. 12. Bed and Breakfast
Subsection C.1, Residential
Current
Motels or Hotels 1
with restaurants or
clubs
Motels or Hotels
with conference
facilities with less
than 25,000 sq. ft.
of conference area
Hotels or motels
with restaurants,
clubs or conference
facilities between
25,001 and less
than 100,000 sq. ft.
of conference area
Hotels or motels in
excess of 500
rooms with
restaurants, clubs
or conference
facilities in excess
of 100,000 sq. ft. of
conference area
1.5
1.5
Guest room,
plus
requirements
for eating or
drinking
establishment
Guest room,
plus
requirements
for eating or
drinking
establishment
Guest room,
plus 1 parking
space per
100 sq. ft. of
conference
area
1 Guest room,
plus 1 parking
space per
250 sq. ft. of
conference
area
Section 56, Off -Street Parking Requirements
Proposed Changes
1 parking space per guestroom for a
hotel/motel with no restaurant or meeting
facilities: 1.25 parking spaces per
guestroom of a hotel/motel with restaurant
or meeting facilities. The minimum number
of parking spaces may be varied subiect to
and conditions approval of a conditional use
permit, pursuant to Section 48 of this
ordinance and an approved site plan.
AM22-1.RCPH - Exhibit 1 - Draft Amendments to Hotel or Motel.docx 3