Value Place-CS060119CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: S-1232-C Value Place Hotel
P & Z HEARING DATE:
C.C. HEARING DATE:
January 19, 2006
February 14, 2006
STAFF REP.:
Marcie Diamond, Assistant Planning Director
LOCATION:
Northeast coruer of S.H. 121 and Northpoint Drive
SIZE OF AREA:
2.076 acres of property.
CURRENTZONING:
LI and C (Light Industrial and Commercial)
REQUEST:
To change the current Light Industrial and Commercial zoning
classifications to Special Use Permit 1232-Commercial to allow for
a 42,640-square-foot, four-story limited-service/extended-stay hotel,
with 121 studio rooms.
APPLICANT:
Quanah Properties, LP
16610 Dallas Parkway
Suite 1300
Dallas, TX. 75248
(214) 368-8780
Fax (214) 368-8796
Engineer/Planner
Jones and Boyd, Inc.
Chuck McKi~mey, ASLA
17090 Dallas Parkway, #200
Dallas, TX. 75248
(972) 248-7676
Fax (972) 248-1414
HISTORY:
Page 1 of 6
There has been no recent history on the subject property although a
mini-warehouse facility has been constructed immediately east and
north of this parcel. At the time of that development, it was noted on
the approved Site Plan that this two-plus acres was a "potential
restaurant site."
Item # 4
TIL~\NSPORTATION:
Northpoint Drixe is a C4U four-lane, undivided concrete street
constructed to standard wilhin a 90-thor right-of-way; State Highway
121 is a variable width six-lane, concrete State Highway constructed
to standard.
SURROUNDING LAND USE & ZONING:
North mini-warehouse; LI (Light Industrial) and C (Commercial) zoning
South vacant; LI (Light Industrial) zoning
East mini-warehouse; Ill (Light Industrial) zoning
West State Highway 121; City of'Grapevine, CC (Community
Commercial) zoning
COMPREHENSIVE PLAN: The Comprehensive Plan of May 1996 shows the property as
suitable tbr light industrial/showroom uses.
DISCUSSION:
Page 2 of 6
This request is for a 121-room, four-story hotel, which, at first blush,
might appear desirable; however, upon closer evaluation, this proposal is
troublesome to staff.
I)EFIN1TION OF USE
Value Place is a relatively new franchise "botel" chain being developed
nationwide. This type of facility is knoxvn as a "limited-service" hotel,
meaning, the amenities typically found in a hotel, such as restaurants,
workout facilities, spas, pools, gift shops, etc., do not exist. The only
service (common area) is a self-service laundP:' for the guests, provided on
the first floor. Consequently, this is not a hotel as typically cnvisioncd.
Although the name of this facility is Value Place Hotel, per their own
marketing materials, this use is defined as "a hotel and apartment hybrid
intended lbr ~short-term residential lodging.'" Their web site
(www.myvalueplace.com) also describes this facility as '~a short term
residential product that blends the best of extended-stay lodging and
furnished apartments." Each room is equipped with a full-size refrigerator
with freezer, microwave oven and a two-burner stove.
Value Place further markets their product as "Our rates are priced for a
minimum one week stay. While many people decide to stay with us for
months, many people staying less than one week find us cheaper than
traditional hotels." This property is also within CISD. Our neighboring
cormnunity has documented that occupants of an extended-stay hotel
reside long enough to send children to public school. An extended-stay
residential facility was never envisioned lbr this area of the City.
Item # 4
Page 3 of 6
In sum. given the characteristics of this development, its use could be
classified as an apartment development (at 58~du/ac) instead ora hotel and
needs to be evaluated as snch.
PARKING
Per the regulations of the Zoning Ordinance, parking for a hotel is
required at a ratio of "One parking space for each one sleeping rooms or
suites plus one space for each 200 square feet of commercial floor area
contained therein." For this project, given that the "commercial floor
area" is limited to 96-sq. ft. of public area (guest laundromat), only 122
parking spaces are required for an 121-room facility.
Itowever, given that it is defined as a "hybrid" apartment-hotel, the
parking requirement for apartments was also reviewed. Apartment
developments require "two spaces for every, one and two bedroom
units"..., plus "one-half space...per unit is required for guest parking."
Therefore, if this were classified as an apartment, 303-parking spaces
would be required. Although ail of these units are one bedroom, almost
40% of them are either doubles (two beds) or studio sleeper (one bed, one
fold-out couch). Different than hotel facilities for vacationing families,
with generally one car, this is a "business-oriented" Ihcility where it is safe
to assume that most of the occupants will have their own vehicle. There is
also no provision Ibr employee or visitor parking. In addition, studies have
been conducted on these uses and if contractors, construction managers,
etc., are target occupants of these units, large pick-ups and construction
trucks are generally the vehicle of choice. Parking may become
problematic. The applicant has stated that they do not perrnit (provide
larger parking spaces) for these types of vehicles on the property.. At fulI
occupancs, if only 122 spaces are provided, it appears that overflow
parking, of all types of vehicles, will be on Northpoint Drive.
Therefore, il is recommended that, at minimum, two-parking spaces
should be proxided for each double and sleeper rotan, increasing the
number of parking spaces from 122 to 169, plus one space per employee.
AIRPORT/FREEWAY NOISE
This property is located within the flight path of the DFW Airport. This
proposed facility is located within the 75 DNL noise contour, which is an
area that experiences regular and routine aircraft over flights From the
airport. Our own airport noise study and lhe FAA have consistently
opposed any type of residential use in areas that exceed 65 LDN, let alone
75 LDN This noise factor will be further compounded by the proximity
to S.II. 121, which is currently carrying approximately 73,000 vehicles per
Item # 4
day. ()ncc improved to a full freeway, the ambient noise level will
increase. Again. staff cannot support these residential units being this
close to the freeway and within the noise levels indicated by our studies.
SIGNAGE
'lwo signs arc being proposed tbr this project, one attached and one
monument, neither of which is in compliance with the Sign Ordinance.
The attached sign. while in compliance with size, is not in compliance
with color. The lettering of the attached sign are proposed to be black;
however, they will be illuminated with red neon. Therefore, they will have
a red-halo effect when lit. Section 12-29-4.3(A)1 of the Sign Ordinance
specifically states... '~All illumination shall be limited to white or off-
white.." ]'he placement of the attached sign is also in question, in that it
appears to be placed over an air vcnt in the front faqade of the building.
The nronument sign is proposed to be a 60-square-£oot, red, yellow and
black metal sign. Although not specifically stated as to internal or external
illumination, there is a UL - Electric Sign stamp on the plans. The metal
materials are not in compliance with the Si,tm Ordinance, as provided for
in the definition ora monument sign in Section 12-29-1. Further, Section
12-29-3.3(N) prohibits %an signs" w-hich are defined as % sign
constructed ora frame, usually steel, surrounded by sheet goods, usually
sheet metal and/or plastic, within which light fixtures may be placed."
Therefore, typical of thc commercial/retail areas in Coppell, monument
signs are constructed with tbc same masonry materials as the main
structure on the lot, with individually pin-mounted letters or similar with
external illumination.
COMPREHENSIVE PLAN
The Comprehensive Plan designates this area for
office/showroom/industrial uses. As previously stated, when the abutting
property was zoned, this area was to be targeted for restaurant uses. A
hybrid apartment-hotel, specilically a residential use, ~s not what was
envisioned fl0r under either of those development scenarios.
ECONOMIC BENEFIT
Included in the marketing materials provided by the applicant was a chart
of the economic benefits of this project to the City of Coppell. l-his data
was analyzed by the City's Finance Departmcnt, and it appears that thc
applicant has overstated the annual economic impact to the City of
Coppcll by oxcr $300,000. Assuming full occupancy of the facility, the
following financial impact to thc Cil5 of Coppell is estimated as follows:
Page 4 of 6
Item # 4
___.Cit~' Staff1 Difference
$20,000
Annual Tax. L_p~!~c_~ A licant
Sales Tax* / $116.300
Bed Tax (Ilotel'Motel)**~, $183,300
t'r°~YY7~ax*-* ~/ ~ $161,200
$460,800
~-$ 6,a00
$98.000 j -$85,300
$36000 ~ -$125,2b0
~15~,000 I -5;306,800
*Only collected on ancillary, retail uses within the hotel, staff questions if
thc self-service laundry facility and other services provided for an
additional fee bv the hotel (coffee and internet access) will generate a
significanl amount of tax revenue.
** Based on 7% to the City of Coppell
*** Based on $0.6486 to the City of Coppell
S.H. 121R.O.~.
State Highway I21 is scheduled to be improved to a full freeway within
the next few years. At this point in time, there is not a final determination
if additional R.O.W. will be needed from this property. This site is so
tight, any additional R.O.W. could adversely affect the development of the
property.
DRAFTING ISSLIES
There are several drafting issues with the plans as submitted. There is a
discrepancy on the Landscape Plan between the number of trees indicated
on the Plant I,ist (45 overstory trees) and the Landscape Data Table (43
overstory treeM. There is one landscape island missing at the southeast
corner of the property. Fhe color of metal gates on dumpster needs to be
indicated and the air conditioning units also need to be defined by color.
The fire hydrant needs to be relocated to the east side of the fire lane at the
southern driveway.
P,I{COMMiSNDAT1ON TO THE PLANNING AND ZONING COMMISSION:
Staff is recommcnding DENIAL of S- 1232-C, Value Place 1 lotel based on:
· Inappropriateness of a rcsidential use under the DFW flight path and being in
close proximity to the freeway.
· lusufficient parking being provided for residents, guests and einployees and the
potential impact on surrounding streets.
· Incompatible with the uses envisioned in the Comprehensive P/an.
· Uncertainty as to the affect that the widening oFS.H. I21 will have on this
property.
Non-compliant signs.
Potential impact on CISD.
Item # 4
Page 5 of 6
ALTERNATIVES 1) Recommend approval of the request
2) Recommend disapproval of the request
3) Recommend modification of the request
4) Take under advisement for reconsideration at a later date.
ATTACHMENTS:
1)
3)
4)
6)
Marketing Brochure pro,tided b.~ Value Place
Site Plan
Landscape Plan
Floor Plan ( 2 sheets)
Elevation
Sign Package (4 sheets)
Page 6 of 6
Item # 4
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: Seenrlock Small Business Park, Lot 2, Block
Minor Plat
P & Z HEARING DATE:
C.C. HEARING DATE:
January 19, 2006
Febmary 14, 2006
STAFF REP.:
Marcie Diamond, Assistant Planning Director
LOCATION:
Northeast comer of S.H. 121 and Northpoint Drive
SIZE OF AREA:
2.076 acres of property.
CURRENT ZONING:
LI and C (Light Industrial and Commercial)
REQUEST:
Minor Plat approval to allow for the construction of a four-story'
limited service/extended stay hotel, with 121 studio rooms.
APPLICANT:
HISTORY:
Quanah Properties, LP
16610 Dallas Parkway
Suite 1300
Dallas, TX 75248
(214) 368-8780
Fax (214) 368-8796
Engineer/Planner
Jones and Boyd, Inc.
Chuck McKinney, ASLA
17090 Dallas Parkway, #200
Dallas, TX 75248
(972) 248-7676
Fax (972) 248-1414
There has been no recent history on the subject property although a
mini-warehouse facility has been constructed immediately east and
north of this parcel. That property was platted as the Securlock Small
Business Park and Storage Addition, Lot 1, Block A.
Page 1 of 3
Item # 5
TRANSPORTATION:
Northpoint Drive is a C4U four-lane, undivided concrete street
constructed to standard within a 90-foot right-of-way; State Highway
l 21 is a variable width six-lane, concrete State Highway constructed
to standard.
SURROUNDING LAND USE & ZONING:
North -mini-warehouse; LI (Light Industrial) and C (Commercial) zoning
South -vacant; LI (Light Industrial) zoning
East mini-warehouse; LI (Light Industrial) zoning
West State Highway 121; City of Grapevine, CC (Cormmunity
Commercial) zoning
COMPREHENSIVE PLAN: The Comprehensive Plan of May 1996 shows the property as
suitable for light industrial/showroom uses.
DISCUSSION:
This is the companion request to the rezoning to allow for a four-story,
limited-service, extended-stay hotel. Staff is recommending DENIAL of
rezoning and the Special Use Permit to allow this use; therefore, this plat
is also being recommended for DENIAL.
The following issues are also outstanding:
· TXU has stated that the Plat is unacceptable and to contact Larry
Redick at (972) 323-8917 to discuss easement requirements.
Engineering Department made the following comments:
· Coordinate with TxDOT regarding their plans to widen SH 121. S.H.
121 R.O.W. - State Highway 121 is scheduled to be improved to a
full freeway within the next few years. At this point in time, there is
not a final determination if additional R.O.W. will be needed from this
property. This site is so tight, any additional R.O.W. could adversely
affect the development of the property.
· Obtain permission and/or the proper permits from TxDOT in order
to drain the site to their ROW.( Prelimina~ Drainage Area Map).
· Additional comments may be generated upon detailed engineering
review.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending DENIAL of the Securlock Small Business Park,
Lot 2, Block A, Minor Plat.
Page 2 of 3
Item # 5
ALTERNATIVES 1) Recommend approval of the request
2) Recormmend disapproval of the request
3) Recommend modification of the request
ATTACHMENTS:
1 ) Minor Plat
Page 3 of 3
Item# 5