Staff ReportITEM # 9
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CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD-242R4-HC, Holiday Inn Express
P&Z HEARING DATE: July 19, 2018
C.C. HEARING DATE: August 14, 2018
STAFF REP.: Marcie Diamond, Assistant Director of Community Development/Planning
LOCATION: South of Northpoint Drive, east of S.H. 121
SIZE OF AREA: 2.4 acres of property
CURRENT ZONING: PD-242R2-HC (Planned Development-242 Revision 2-Highway Commercial)
REQUEST: A zoning change request to PD-242R4-HC (Planned Development-242 Revision 4-
Highway Commercial), to revise the Detail Site Plan to allow one five-story hotel
on the northern 2.4 acres of property
Owner: Architect:
Suketu Patel Sabrina Bala, A.I.A.
Northpoint Hotel Group, LLC Studio Red Dot
768 Lexington Ave. 5307 E. Mockingbird Ln 660
Coppell, Texas 75019 Dallas, Texas 75206
sukieon@gmail.com sabrina@studio-reddot.com
HISTORY: In spring of 2001, City Council approved a Site Plan and Plat for an office
development on this property. At that time, three buildings were planned for the
16-acre parcel, which lies in two cities, Grapevine and Coppell.
In February 2008, the Replat of Lots 1R and 2, Block 1 Northpoint Addition was
approved which: 1) abandoned the easements that were established to support the
office development; 2) retained various utility easements; 3) established a mutual
access easement from Northpoint Drive to S.H. 121; and 4) established a waterline
easement within in the City of Grapevine to serve the proposed retail development.
A 20-foot wide gas pipeline easement, which runs north/south parallel to and west
of the existing 30-foot wide access easement and then westward along the southern
R.O.W. line of Northpoint Drive has been established by separate instrument. The
30’ wide paved access easement which extends from the Fellowship Church
property north to Northpoint Drive was established in 1996.
In October 2009, Council approved a Concept Plan for retail/office/hotel and
restaurant uses on 9.078 acres of property, and a Detail Site Plan on 3.03 acres to
allow a six-story, 128-room Holiday Inn and Suites hotel on the subject property.
ITEM # 9
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In May of 2016, Council approved a PD amendment for a Detail Site Plan for two,
five-story hotels on one lot, with mutual access, shared dumpster and parking, with
a total room count of 254 plus 4,000 square feet of net meeting space.
February 14, 2017, Council approved a revised Detail Site Plan for the ALOFT
Hotel and revised the concept plan for the northern hotel (current request area) and
divided this property into two lots.
In March 2018, staff administratively approved a revised Detail Site Plan for the
ALOFT which increased the number of rooms to 140, increased the meeting space
and the parking. This necessitated the paving of additional parking on the northern
lot to accommodate the parking needs for the ALOFT.
HISTORIC COMMENT: We have found nothing of historic significance on the subject parcel.
TRANSPORTATION: Northpoint Drive is a C4D four-lane divided thoroughfare within 80 feet of right-of-
way to the east of the subject property. Northpoint continues to the west as a C4U
four-lane undivided street within 90 feet of right-of-way.
SURROUNDING LAND USE & ZONING:
North: vacant and mini-warehouse beyond; LI (Light Industrial)
South : Fellowship Church; LI (Light Industrial)
East: Freeport North existing office/warehouse; PD-212-LI (Light Industrial)
West: vacant land and S.H. 121; city of Grapevine
COMPREHENSIVE PLAN:
Coppell 2030, A Comprehensive Master Plan, shows this land as
appropriate for Freeway Special District which includes office, retail
restaurant and hotels as targeted uses.
DISCUSSION:
As stated above, this property was zoned to support two hotels last year. The
revised Detail Plan for the ALOFT includes a 140 room, 5 story-hotel with 4,000
square feet of meeting space in compliance with the Hotel Ordinance. To
accommodate this hotel and the subdivision of this property into two lots the
southern lot was configured with a “flag” to Northpoint allowing for additional
parking. A condition of approval was that all the fire lanes and mutual access
easements were built with the first hotel. This is currently under construction.
However, to allow a hotel on this northern lot which would be incompliance with
the provisions of the Hotel Ordinance, additional land was acquired from the
property owner to the west for parking, which is being incorporated into this PD.
Based on the hotel ordinance, 137 parking spaces would be required for this
Holiday Inn Express. Even with the additional land, there will be a four-parking
space deficient. Given that there will be a total of 314 parking spaces for 265 hotel
rooms and 5,200 square feet of meeting space on these two lots, all served by
mutual access and shared agreements, staff can support this minor variance.
ITEM # 9
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Floor Plans
The following table details what is required and what is requested for this Holiday
Inn Express. In sum, this meets the minimum requirements of the Ordinance and
exceeds the minimum room size by 40 square feet.
Landscape Plan
Approximately thirty percent (28,392 square feet) of the site will be devoted to
landscape areas, in addition 1,022-sq. ft. will be in an open patio area. As approved
with the ALOFT, the tree line along the east property line will be preserved. The
Landscape Plan indicates the planting of 43 Cedar Elm and Live Oak Trees and 6
ornamental trees throughout this site.
Along the southern property line (mutual line with the ALOFT) the Landscape Plan
indicates “7 transplanted Cedar Elms from East Property Line”. The ALOFT Plan
indicated “8 transplanted Cedar Elms from East Property Line” (one required in leu
of a parking lot tree). However, a total of 10 overstory trees are required within
this 20’ wide landscape buffer area, based on the minimum requirement of 10’ in
width, and an overstory tree for every 50 linear feet, per lot. In addition, no
landscaping, except for ground cover, is shown along the front façade of this hotel.
It is recommended that ornamental trees and /or shrubs be planted to enhance this
elevation of the building.
Elevations/Signage
The building elevations include thee shades of earth-tone brick with stone accents
at the entry and porte-cochere. It is recommended that the same stone be used on
this and ALOFT hotel to enhance the architectural compatibility while allowing for
the individual branding.
Provided
minimum of 125 rooms 125
minimum room size of 285 square feet 325
interior climate controlled corridor √
lobby/waiting/atrium areas –min 750 sq. ft. or 5 sq. ft. per guest room √
Restaurant - limited service √ (Breakfast)
porte-cochere or other covered area √
Meeting space 1,200 sq. ft.√(mtg + board room)
minimum of 2 acres √
Optional Amenities – include min. of 3
Indoor/outdoor pool (min 600 sq. ft. water surface area) 600 sq. ft.
Equipped Weight room/fitness center (min. 600 sq. ft.) 600 sq. ft.
Play ground
Sports court
Jogging trail (min ¼ mile)
Gift/pantry Snack Shop ( min. 300 sq. ft.)
Meeting space 5,000 sq. ft
Full service restaurant (minimum seating capacity of 35)
Outdoor Plaza (1,000 sq. ft.) 1,022 sq. ft.
ITEM # 9
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Two attached signs are proposed, a 108-square foot sign on the west elevation, to
be visible from SH 121 and what appears to be a similar sized sign foot sign on the
north elevation to be visible from Northpoint Drive. Monument Signs are located
close to the main driveways for hotel. Each contain their own logo, on a stone base.
Again, using the same stone on the building and the monument signs will provided
some consistency in design. While all the signs appear be incompliance with the
Sign Ordinance additional details in terms of colors, materials and size need to be
provided.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of PD-242R4-HC, Holiday Inn Express, subject to the following conditions:
1. There will be additional comments during detail engineering and building permit review.
2. This property will be required to be replatted prior to issuance of a building permit, incorporate the
additional land and shall reflect all existing and proposed access, fire lane and utility easements, shared
parking and dumpster facilities.
3. Revise the landscape plan to provide a minimum of 10 overstory trees along within this 20’ wide landscape
buffer area (for both lots). Consider including ornamental trees and /or shrubs along the front elevation of
the building.
4. Provide additional details on the attached and monument sign (size, color, materials, etc.).
5. Drafting issues:
a. Include all existing and proposed easements on the Site Plan and Landscape Plans, but delete the
existing and proposed utility lines within those easements.
b. Remove the notations “by this plat” on the Fire Lane and Mutual Access Easements.
c. Remove the Fire Lane notes and the hatching which encroach into the parking spaces along the
east property line.
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. Site Plan
2. First Floor Plan
3. Second to 5th floor plan
4. Landscape Plan
5. Building Elevations