DRC ReportPD18-11-000293 Plan Case ID
CITY OF COPPELL
DRC REPORT
Project Name , Lot , BkCOMMENTS
2920 N SH 121 Address
Marcie Diamond Case Manager
11/20/2018 Application Complete Date
Planned Development - Conceptual PD Plan Type / Workclass
a Concept Site Plan for hotel, retail, restaurants and office uses on 16.57 acres of property, and a Detail Site Plan for a hotel
and a residence hotel on approximately 5 acres
Project Description
Agency Reviewed By Review Date Plan Review Details
Building Suzanne Arnold 11/26/2018 If "sintered compact surface panels" are included in masonry
calculation, provide more information on the composition and
installation specs.
Engineering Kumar Gali 11/21/2018 TIA Major comments:
1. They identified that with the driveway not aligning properly
with Royal to the south due to the existing transmission line
pole in the NW corner of the intersection, they are
recommending split-phase operation. I believe the
recommendation is really based on the adjustment of the lane
assignment on the south side of the intersection and the
change of the center NB lane from a left-only to a shared
thru-left. This is not an acceptable solution given the amount of
traffic that will be generated by this site and the traffic that exists
there today. This site is generating the need for a thru
movement, so they need to add the lane to accommodate that
thru movement without permanently impacting the operation of
this signal. The NB to WB movement requires more than a
single left-turn lane, so this development will need to add a
lane to the NB approach to allow dual-left, single thru, single
right. It appears that there is enough median width to
accommodate the added
lane, but it will result in the loss of some of the
landscaping/hardscaping in that area. It will also require a new
signal pole for the northbound approach so that the mast-arm
reaches the new lane.
2. They will need to add the signal pole/arm for the SB
approach. I am hoping that the signal design for this
intersection planned for this pole, so this may or may not
require new conduit and cable. And, since I am mentioning
new signal equipment, they will need to add ped heads to the
poles on the north side of the intersection. Depending on the
lighting of the site, this may also require pole-mounted
illumination for the north side of the intersection. (I realize
these are not necessarily TIA comments, but they are traffic or
traffic equipment-related).
TIA Report comments:
1. They only project out to Year 2020. Is that the build-out
year? If so, okay, but it seems pretty aggressive and I would
have expected at least a 5-year project horizon.
2. Their lane assignment/volume graphics need to have
legends added to them. They are labeled timing plans, but the
numbers in the graphic represent vehicular volume.
Utility Plan Comments
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PD18-11-000293 Plan Case ID
CITY OF COPPELL
DRC REPORT
Project Name , Lot , BkCOMMENTS
1. Drainage area maps show the 4’ x 3’ culvert discharge for
100 year storm is 154.15 cfs. Is this flow the total capacity of
the culvert? Or future flow allocated for the proposed
development? Please provide additional flow coming into the
culvert?
2. What is the drainage plan (storm sewer layout) for the
parking lot to the west of the site?
3. What is the drainage plan for the 2.25 acres located to the
southwest corner of the site?
Fire Tim Oates 11/29/2018 1. Fire lane to be extended to east side of hotels to meet the
minimum requirements.
2. Fire lane to be unobstructed...no center median with
landscaping is permitted.
3. Fire hydrants are required to be spaced at a minimum of
every 300lf along fire lane easements.
4. The number of fire hydrants is determined by construction
type and square footage of buildings, inadequate number
shown.
5. Fire riser/fire alarm control room shall be a minimum of 64sf
(8ft min. dimension) with direct access to exterior.
6. Show Fire Department Connection (FDC) locations on both
Site and Utility plans. Must be adjacent to a fire hydrant.
7. Comply with Engineering Standards for 'private' water -
looped system with double detector check valve vaults at the
property lines.
8. Building Inspections Department to determine the
addresses...definitely not 2920 N SH 121
Parks John Elias A tree removal permit will be required prior to the removal of
any trees.
Planning Marcie Diamond Concept Plan
1. Include PD-297-HC in title block on all sheets
2. Include the 2.250 acres at the corner as part of this PD to
be included in the T.I.A. as well as the development standards
provided for the remaining property, as this will be the front
door (entry portal) to the development.
3. The HC district requires a minimum of 20’ landscaping
along SH 121, and the Comprehensive Plan calls for “A
minimum of 50-ft of privately owned land along the
freeway/highway right-of-way should be free of buildings and
parking, with a total of 80-ft in width landscaped, including
privately owned land and available public highway right-of-way”
– it appears that they buffer is shown as 15”.
4. Detail Landscape Plan is not required for the Concept
Plan areas, however, an exhibit of the areas required to be
landscaped is required to provide a more accurate picture of
the density of development that could be expected on the
remainder of the property.
5. Include a phasing plan for infrastructure and amenity
construction.
6. A Property Owners Association (POA) will be required to
maintain the common areas/amenities.
7. Designate fire lanes and mutual access easements. Fire
lane widths may need to be adjusted to accommodate median
proposed plantings.
8. Need to include more detail on the maintenance of the
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PD18-11-000293 Plan Case ID
CITY OF COPPELL
DRC REPORT
Project Name , Lot , BkCOMMENTS
median plantings.
9. Need more detail on the trail - width, materials, etc.- may
need to be in a common area lot to be maintained by the POA.
a. If the trail is proposed as an REQUIRED amenity for the
hotels, it must be constructed in the first phase.
b. Include the trees adjacent to the trail with the first phase
development.
10. Need to designate the “tree preserve” area as a separate
common area lot and the pedestrian access this area is to be
maintained by a POA.
11. Both monument signs are shown to be off-site, no other
monument signs are being proposed?
12. Add PD conditions including items such as:
a. A Detail Site Plan shall be required prior to development
within this tract. The Detail Site Plan shall meet all
development code requirements unless specifically varied at
that time. Detail Site Plans shall also include elevation
facades to assure architectural compatibility.
b. This property will be platted to provide building sites,
easements and fire lanes prior to any development.
c. There shall be a coherent architectural theme and
consistent sign package for all attached signs.
d. Property Owners Association shall maintain all common
areas, including the landscape medians, trail system and
abutting trees, and all enhanced paving surfaces. Property
Owners Association documents areas shall be submitted for
staff review prior to the filing of the Final Plat.
e. The phasing of this development shall…
f. The Royal Lane/Sandy Lake Intersection improvements
shall be included in the 1st phase infrastructure plans and
constructed by the owner/developer prior to the issuance of a
building permit for the first building.
g. etc.
Detail Site Plan:
1. Incorporate applicable comments from Concept Plan and
Landscape Plan.
2. Include a detailed list of PD Conditions
3. Include the location and dimensions of the required
off-street loading areas
4. Include pervious and impervious surface calculations
5. Home2 Suites –
a. need to request a variance to Sec. 12-30-18. (2) c. Not
more than 22 room units per acre. – and provide rational
based on room size, amenities, etc.
b. Parking is required as follows: “Hotel: One parking space
for each one sleeping rooms or suites plus one space for each
200 square feet of commercial floor area contained therein”. –
the meeting space also need to be parked at a minimum of
one space per 200.
c. Include fire lanes/mutual access easements
6. LaQuinta –
a. Parking is required as follows: “Hotel: One parking space
for each one sleeping rooms or suites plus one space for each
200 square feet of commercial floor area contained therein”. –
the meeting space also need to be parked at a minimum of
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PD18-11-000293 Plan Case ID
CITY OF COPPELL
DRC REPORT
Project Name , Lot , BkCOMMENTS
one space per 200.
b. Maximum of 15 parking spaces in a row , there is a row of
16 along the east property line.
Tree Survey –
1. Include all preserved trees on the landscape plan
Landscape Plan
1. Include all applicable comments from the Concept Plan –
including tree preservation area, trail and providing an exhibit of
the areas in the Concept Plan area required to be landscaped
to provide a more accurate exhibit of the density of
development that could be expected on the remainder of the
property.
2. Need to include the specific quantities and tree types on
this Detail Landscape Plan.
3. Include all the trees that are to be preserved.
4. Provide an exhibit indicating the areas proposed to fulfill
the perimeter, parking lot and non-vehicular landscape
requirements.
a. Where is 10’ wide landscape that is required along the
west property line been provided internal to the site?
b. There appears to be less than 20’ along the mutual lot line
between the two hotels.
c. There appears to be less than 10' wide buffer the northern
lot line of the Home2Suites tract.
5. Provide a calculation of overall landscape areas, per tract.
LaQuinta
Building Elevations
1. Sinter Compact Surface Panels, or stucco or composite
metal are not considered a masonry product in the HC District
– revise elevations or request a variance as a PD condition.
2. Provide additional details on the proposed attached
signage – color, size, materials, quantity. – Note that the
sunburst would be considered signage.
Ground Floor Plans –
1. jogging trial can only be counted if included in the 1st
phase development – what is the entire length? It would need
to be ¼ of a mile for each hotel.
2. May consider meeting this requirement with the outdoor
plaza area and/or another amenity.
3. 1,200 of meeting space typically does not include 40%
being in the “pre-function” area.
Home2-Suites
Building Elevations
1. Provide additional details on the proposed attached
signage – color, size, materials, quantity. – Note that the green
stripe would be considered signage.
Floor Plans
1. Jogging trial can only be counted if included in the 1st
phase development – what is the entire length? It would need
to be ¼ of a mile for each hotel.
2. May consider meeting this requirement with the outdoor
plaza area and/or another amenity.
3. 1,200 of meeting space typically does not include 27%
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PD18-11-000293 Plan Case ID
CITY OF COPPELL
DRC REPORT
Project Name , Lot , BkCOMMENTS
being in the “pre-function” which as shown here is simply a
hallway.
4. need to request a variance to Sec. 12-30-18. (2) c. Not
more than 22 room units per acre. – and provide rational
based on room size, amenities, etc. (only 5 queen ones –
which is the only floor plan with separate bedroom?)
Street Cross Section
1. 6- foot wide enough for median plantings?
2. The medians need to be maintained by an POA.
3. May need to adjust lane widths for Fire Lanes
Intersection paving
1. Need additional detail on this paving – color, materials, etc.
Pylon - Monument Sign
1. Not permitted by ordinance.
a. will all name plates be consistent size and fonts?
b. Will this be externally illuminated?
c. Are any other monument signs proposed?
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