Staff ReportITEM # 9
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CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
PD-221R9R2-HC, Homewood Suites
P&Z HEARING DATE: September 20, 2018
C.C. HEARING DATE: October 9, 2018
STAFF REP.: Marcie Diamond, Assistant Director of Community Development/Planning
LOCATION: East side of Point West Blvd., South of Dividend Drive
SIZE OF AREA: 3.024 acres of property
CURRENT ZONING: PD-221R9R-HC (Planned Development-221 Revision 9 Revised-Highway
Commercial)
REQUEST: PD-221R9R2-HC (Planned Development-205 Revision 9 Revision 2-Highway
Commercial), to amend the Planned Development to attach a Detail Site Plan to
allow a 129-room suite (residence) hotel
APPLICANT: OWNER: ENGINEER:
Trophy Lodging, LTD The Bousquet Group, Inc.
Hitesh Jariwala Travis Bousquet
3001 Kari Lane 501 S. Carroll Blvd., Suite 201
Greenville, TX. 75402 Denton, TX. 76201
(469) 233-3078 (940) 566-0088
Email: tom.jariwala@hilton.com email: travis@tbgsolutions.com
HISTORY: In 2006, a 184-acre Planned Development was established to allow light industrial,
office, retail, and hotel uses at the northwest corner of LBJ Freeway and Beltline
Road. Since that time, through various PD amendments and minor lot adjustments,
approximately one-third of the property has been developed for its intended use
including office, warehouse, and hotel buildings. In November of 2015, a
conceptual development for office, hotel, bank, and related retail/commercial
buildings on 17 acres with a detailed plan for two retail/commercial/office/retail
buildings on 3.5 acres, was submitted for review. After some revisions to the plan,
Council approved the Detail Plan for two retail/commercial buildings and the
Concept Plan for six additional buildings on the remainder of the 17-acre property
in March of 2016. The first three phases have received Detail Site Plan approval
and are currently under construction.
On June 14, 2016 Council approved PD-221R9-HC which amended the Concept
Plan for hotel, office, retail and restaurant uses on 8.21 acres and attached a Detail
Site Plan on approximately 2.7 acres to allow a five-story 127-guestroom TRU
hotel, and designated the subject tract as a future hotel site.
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HISTORIC COMMENT: There is no historical significance attached to this property.
TRANSPORTATION: Belt Line Road is a P6D, 6- lane, concrete, major thoroughfare built to standard in a
one hundred twenty-foot right-of-way.
LBJ Freeway is an Interstate Highway (IH-635) built to federal highway guidelines.
Point West Boulevard is an improved concrete roadway with a fifty-foot right-of-way
and pavement width of thirty-two feet.
SURROUNDING LAND USE & ZONING:
North: warehouse; Planned Development 222-R4-LI
South: TRU Hotel under construction; Planned Development 221R9-HC
East: office building; Planned Development 221-R6-HC
West: vacant land; Planned Development 221-R4-HC
COMPREHENSIVE PLAN:
Coppell 2030, A Comprehensive Master Plan, shows this property as appropriate
for Freeway Special District of which hotel as a specific use and office/retail as a
conceptual use is supported.
DISCUSSION: As detailed in the History of this property, the subject tract was designated as a
future hotel site in the Concept Plan when a Detail Plan for the TRU hotel was
approved on the lot abutting to the south. This proposed 129 room meets all the
requirements of the Hotel Ordinance, except for the additional acreage/density
requirement for Residence Hotels.
Required Provided
minimum of 125 rooms 129
minimum room size of 285 square feet 459
interior climate-controlled corridor √
lobby/waiting/atrium areas – min 750 sq. ft. or 5 sq. ft. per guest
room
966
Restaurant - limited service √ (Breakfast & HH)
porte-cochere or other covered area √
Meeting space 1,200 sq. ft. 1,258 + 461
minimum of 2 acres 3.024
Min. separation of 1,500 other residence hotel √
Contain Kitchen Facilities √
Maximum 22 dwelling units per acre X (43 du/ac)
Optional Amenities – include min. of 3
Indoor/outdoor pool (min 600 sq. ft. water surface area) 800 sq. ft.
Equipped Weight room/fitness center (min. 600 sq. ft.) 700 sq. ft.
Play ground
Sports court 750 sq. ft.
Jogging trail (min ¼ mile)
Gift/pantry Snack Shop ( min. 300 sq. ft.)
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Per the regulations of the Hotel Ordinance a Homewood Suites Hotel is classified
as a Residence Hotel which is defined as:
“A multi-dwelling, extended stay lodging facility consisting of efficiency units or
suites with a complete kitchen (which are defined as containing a stove top and
oven and full size refrigerator) suitable for long-term occupancy. Customary hotel
services such as linens, maid service and telephone are provided.”
As noted, this Homewood Suites complies or exceeds all requirements of the Hotel
Ordinance, except for Sec. 12-30-18. (2) c. Not more than 22 room units per acre.
It is staff’s understanding the purpose of the retention of this density condition in
the most recent revision to the Hotel Ordinance was to insure sufficient land to
provide parking for a traditional multi-family development, if this no longer
functions as a hotel. The applicant/hotel owner-operator has submitted data on
general guest profiles from on their similar property in Trophy Club and detail
information about the Homewood Suites brand to support their requested variance.
Given the location, surrounding zoning and development patterns, augmented by
the operational functions of this flag, it is improbable that this conversion to
apartments would occur, and without the additional parking it would be not be
viable. However, staff cannot support the variance to this provision of the Hotel
Ordinance. If deemed appropriate, the granting of this variance would ultimately
be the purview of the City Council.
Landscape Plan
The Landscape Plan generally meets the requirements of the Landscape Ordinance,
where 30% of the site is being devoted to landscaped areas in addition to the 4,193
square feet of patio, pool and game court areas being provided. Continuing the
landscape design from the TRU hotel site to the south, Cedar Elms are proposed
along Point West Boulevard, Chinese Pistache and Shumard Oaks along the other
property lines, and Lacebark Elms internal to the site. The Detail Site Plan includes
the extension of the proposed 3’ wide decomposed granite path parallel to the
eastern property line to provide for pedestrian movements between this hotel, the
TRU and the Four Points and Conference Center to the south.
Elevations and Signage
The elevations of this building are similar to the recently constructed facility in
Trophy Club and meet the masonry requirements of the Highway Commercial
District regulations. The materials incorporate a similar dark brown accent brick
used on the abutting TRU hotel.
The front façade is approximately 316 linear feet, and three attached signs are
proposed, one on the east, west and south elevations. The Sign Ordinance allows
for increase in the effective area of signs when located above 35’ feet, with a
maximum of 400 square feet. It appears that if the area is calculated around the
elements of the sign instead of the entire sign, these signs would be complaint with
the maximum of 400 square foot permitted. These signs are registered trademark
logos, therefore and are permitted to be of any color. The monument sign proposed
ITEM # 9
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at the driveway complies with the Sign Ordinance in terms of size and location but
needs to be redesigned to meet the materials requirement.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending DENIAL of PD-221R9R2-HC, Homewood Suites, due to noncompliance with Sec.
12-30-18.(2) c. Not more than 22 room units per acre. In the event that City Council grants a variance to
this section, then the following conditions would apply:
1. This property will need to be replatted to provide necessary easements.
2. Traffic Impact Analysis being submitted prior to submission of a Replat to determine if deceleration
lane(s) will be required.
3. Signs to be compliant with the provisions of the Sign Ordinance
4. Additional comments will be generated at the time of Detail Engineering review and Building permit
review.
5. Correction of the room count in the site summary table and verify the impervious coverage calculation.
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. Homewood Suites Guests – submitted by the applicant
2. Homewood Suites Information – submitted by the applicant
3. Sign Package (5 pages)
4. Overall Site Plan
5. Detailed Site Plan
6. Landscape Plan
7. First Floor Plan
8. Typical 2nd-5th Floor Plan
9. Elevations