DRC Response Letter 12-11-18JIC - .. .,
December 11, 2018
Ms. Marcie Diamond
City of Coppell, Planning Department
265 Parkway Blvd.
Coppell, Texas 75019
P.O. Box 9478
Re: Comment Response Letter— PD Zoning Review
Coppell Whitestone
PD18-11-000293
Dear Ms. Diamond:
6509 Windcrest Drive, Suite 600
Plano, Texas 75024
'rel: 972.488.3880
Fax: 972.488.3882
�mww.onescarter, c:orri
DEVISED
DEC t 1 201
CITYOF COPPELL
PLANNING 8 ZONING DEPARTMENT
In response to comments received from city staff on 11/29/18, we have updated the proposed PD documents and
plans. We respectfully request your review and subsequent scheduling of our PD case for the next available Planning
&Zoning Commission hearing. Below are your comments and our responses:
BUILDING REVIEW —Suzanne Arnold
1. Comment: If "sintered compact surface panels" are included in masonry calculation, provide more
information on the composition and installation specs.
Response: Will Comply, Sinter Stone Compact Surface Panels are included in the masonry calculations,
please see Hotel Elevation LA1.11.
ENGINEERING REVIEW —Kumar Gali
TIA Major Comments:
1. Comment: They identified that 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 aleft -only to a shared thru-left. This is not an
acceptable solution given the amount of traffic that exists there today. 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.
Texas Board of Professional Engineers Registration No. F-439 � Texas Board of Professional Land Surveying Registratidn Ntl. 10046103
/'.
JONES
BARTER
Ms. Diamond
Page 2
December 11, 2018
Response: The TIA report was updated to remove the split phase operation. The recommended lane
assignmeRn s for the northbound approach are three lanes with double left turn lanes and a shared
i o 04r jF, la e. The northbound through traffic volumes generated by the development are relatively
small with only 34 vehicles in the AM Peak Hour and 32 vehicles in the PM Peak Hour. The capacity analysis
at the intersection does not project any operation issues at full build out of the development with a LOS of
l t* jAM,, ak Hour and LOS of C in the PM Peak Hour therefore widening to provide an additional
northbound lane is not recommended.
2. t�T ill need to add the signal pole/arm for the SB approach. l am hoping that the signal design
for,.�h s;jnx r ec io yplprIne- r this pole, so this may or may not require new conduit and cable. And, since 1
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).
Response: The TIA report was updated to include recommendation to install a new traffic signal pole for the
southbound approach and provide pedestrian signals for all movements at the intersection.
TIA Report Comments:
1. Comment: They only project out to year 2020. Is that the build -out year? If so, ok, but seems pretty
aggressive and I would have expected at least a 5 -year projection horizon.
Response: The TIA report was updated to a build out year of 2022.
2. Comment: 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.
Response: The TIA report was updated to include legends on graphics.
Utility Plan Comments:
1. Comment: Drainage area maps show the 4'x3' culvert discharge for 100 year storm is 154.15 cfs. Is the flow
the total capacity of the culvert? Or future flow allocated for the proposed development? Please provide
additional flow coming into the culvert?
Response: The cfs provided is the amount of future flow allocated for the proposed development by the
TxDOT plans. A copy of the TxDOT plans highlighting our site and the allocated cfs calculations is provided
with this resubmittal.
2. Comment: What is the drainage plan (storm sewer layout) for the parking lot to the west of the site?
Response: The west side (retail) of the development will be collected in an internal storm sewer and
conveyed directly to the SH 121 box culvert.
Texas Board of Professional Engineers Registration No. F-439 I Texas Board of Professional Land Surveying Registration No. 10046103
J
Ms. Diamond
Page 3
December 11, 2018
3. Comment: What is the drainage plan for the 2.25 awes located to the southwest corner of the site?
Response: The west side (retail) of the development will be collected in an internal storm sewer and
conveyed directly to the SH 121 box culvert.
FIRE REVIEW —Tim Oates
1. Comment: Fire lane to be extended to east side of hotels to meet the minimum requirements.
Response: Fire lane extended to loop around hotels.
2. Comment: Fire lane to be unobstructed...noeenter median with landscaping is permitted.
Response: Per conversation with Deputy Chief Tim Oates, the east lane has been updated to 24' to provide
adequate truck clearance. Median is no longer in the middle of the fire lane as west side of drive is no longer
part of the fire lane.
3. Comment: Fire hydrants are required to be spaced at a minimum of every 3001f along fire lane easements.
Response: Fire hydrants are spaced within 300' of each other along the main internal drive.
4. Comment: The number of fire hydrants is determined by construction type and square footage of buildings,
inadequate number shown.
Response: The proposed hotels are to be Type IIB construction. Given the size of the hotels (65,162 SF and
69,796 SF), afire flow of 2,625 gpm and 2,750 gpm would be required for each hotel (assuming a 50% fire
sprinkler reduction in the fire flow). Thus, three hydrants shall be accessible for each hotel.
5. Comment: Fire riser/fire alarm control room shall be a minimum of 64sf (8ft min. dimension) with direct
access to exterior.
Response: Will comply. See attached Floor Plans LA2.11 & HA2.11 for sufficient parameters.
5. Comment: Show Fire Department Connection (FDC) locations on both Site and Utility plans. Must be
adjacent to afire
hydrant.
Response: FDCs are now shown on each hotel and are within 100 -feet of a fire hydrant.
7. Comment: Comply with Engineering Standards for 'private' water -looped system with double detector
check valve vaults at the property lines.
Response: Double detector check valves have been added to the plans.
Texas Board of Professional Engineers Registration No. F-439 � Texas Board of Professional Land Surveying Registration No. 10046103
0 JONES ICA RTE R
Ms. Diamond
Page 4
December 11, 2018
8. Comment: Bung Inspections Department to determine the addresses... definitely not 2920 N SH 121.
Response: Noted.
PARKS REVIEW —John Elias
1. Comment: A tree removal permit will be required prior to the removal of any trees.
Response: Noted.
PLANNING REVIEW —Marcie Diamond
Concept Plan Comments:
1. Comment: Include PD -297 -HC in title block on all sheets.
Response: PD -297 -HC added to all sheets.
2. Comment: 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.
Response: The 2.250 acres have been added to this PD request and included in the TIA.
3. Comment: The HC district requires a minimum of 20' landscaping along SH 121, and the Comprehensive
Plan calls Jul "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'.
Response: The plans have been updated to show the minimum 20 -foot landscape buffer. A variance
from the Comprehensive Plan's call for a minimum of 50 -feet on private property free of parking is being
requested as there is between 55- and 70 -feet of grass area within the SH 121 ROW between the
frontage road and property line. This area, in addition to the 204eet of onsite landscape area, will be
provide the 80400t aesthetic visual buffer desired by the plan, while also allowing more developable
area to be preserved to provide high intensity regional commercial uses as called for in the Freeway
Special District.
4. Comment: 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.
Response: An exhibit has been provided with this resubmittal.
Texas Board of Professional Engineers Registration No. F-439 � Texas Board of Professional Land Surveying Registration No. 10046103
JONESICARTER
5. Comment: Include a phasing plan for infrastructure and amenity construction.
Response: Phasing is now shown on the concept, detailed site and utility plans.
Ms. Diamond
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December 11, 2018
6. Comment: A Property Owners Association (POAJ will be required to maintain the common areas
/amenities.
Response: Noted.
7. Comment: Designate fire lanes and mutual access easements. Fire lane widths may need to be adjusted to
accommodate median proposed plantings.
Response: Fire lanes and mutual access easements have been called out. Lane and median widths have
been adjusted. See new Site Plan(s) and Cross Section A4.01.
8. Comment: Need to include more detail on the maintenance of the median plantings.
Response: Median plantings will be maintained by the POA.
9. Comment: Need more detail on the trail -width, materials, etc.- may need to be in a common area lot to
be maintained by the POA.
CIO 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.
Response: No longer applicable. Trail has been removed.
10. Comment: 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.
Response: The tree preserve area has been shown on the concept plan and will be preserved via an
easement and/or POA documents.
11. Comment: Both monument signs are shown to be off-site, no other monument signs are being proposed?
Response: 3 monument signs are being proposed to collectively organize current proposed and future
tenant signage.
12. Comment: 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.
Texas Board of Professional Engineers Registration No. F-439 I Texas Board of Professional Land Surveying Registration No. 10046103
CARTER
Ms. Diamond
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December 11, 2018
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.
Response: Notes have been added to the Concept Plan.
Detail Site Plan Comments:
1. Comment: Incorporate applicable comments from Concept Plan and Landscape Plan.
Response: Updates included on plans.
2. Comment: Include a detailed list of PD Conditions.
Response: PD Conditions have been added as notes to the Detail Site Plan.
3. Comment: Include the location and dimensions of the required off-street loading areas.
Response: Loading areas and dimensions have been added to plans. A variance is being requested to
allow one loading area per hotel tract.
4. Comment: Include pervious and impervious surface calculations.
Response: Calculations added to Detail Site Plan.
5. Comment: Home2 Suites —
a. Need to request a variance to Sec. 12-30-18. (2J c. Not more that 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
Response: (a) Ho P2
is categorized per Sec 12-30-18 1. "Hotel &Motel" and nota 2. "Residence Hotel."
See HA3.21 for depicted room size and amenities.
(b) Home2 has a total parking requirement of 133 (1 space per room + 1 space per 200 SF of commercial).
We have provided 137 parking spots, please see Detailed Site Plan.
(c) Fire lanes and access easements called out.
Texas Board of Professional Engineers Registration No. F-439 i Texas Board of Professional Land Surveying Registration No. 10046103
JONESICARTER
6. Commerlt: LaQuinta —
Ms. Diamond
Page 7
December 11, 2018
a. Parking is required as follows: "Hotel: One parking space Jul each one sleeping raoms 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.
b. Maximum of 15 parking spaces in a row, there is a row of 16 along the east property line
Response: (a) LaQuinta has a total parking requirement of 132 (1 space per room + 1 space per 200 SF of
commercial). We provided 131 parking spots, see Detailed Site Plan. Will ask for Variance for a parking
requirement of 131 Spots.
(b) Parking has been updated to meet 15 space maximum.
Tree Survey Comments:
1. Comment: Include all preserved trees on the landscape plan.
Response: Included. Please see updated landscape plan.
Landscape Plan Comments:
1. Comment: 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.
Response: Please see updated exhibits.
2. Comment: Need to include the specific quantities and tree types on this Detail Landscape Plan.
Response: Quantities and tree types included. Please see updated Landscape plan.
3. Comment: Include all the trees that are to be preserved.
Response: Preserved trees shown. Please see updated Landscape Plan.
4. Comment: Provide an exhibit indicating the areas proposed to fulfill the perimeter, parking lot and non-
vehicularlandscape 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.
Texas Board of Professional Engineers Registration No. F-439 � Texas Board of Professional Land Surveying Registration No. 10046103
CARTER
Ms. Diamond
Page 8
December 11, 2018
Response: (a) Will seek variance. 10 wide landscape along Hotel's west lot lines to be amended in lieu of
building frontage and drive located along front property line.
(b) Please see updated plans. Area along mutual lot line increased to 201
.
(c) Applied 10' wide buffer on north lot line of Home2 Suites.
5. Comment: Provide a calculation of overall landscape areas, per tract.
Response: See updated Landscape Plan.
LaQuinta Building Elevation Comments:
1. Comment: 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.
Response: We have identified, per section 12-22-15, stucco and composite metals as non -masonry and
sinter stone compact surface panels as Masonry. We seek a variance for % of material only on one elevation
for each Hotel. See Hotel Elevations LA1.11 & HA1.21
2. Comment: Provide additional details on the proposed attached signage —color, size, materials, quantity. —
Note that the sunburst would be considered signage.
Response: Will comply, please see updated Monument Sign Plan A4.03.
LaQuinta Ground Floor Plan Comments:
1. Comment: jogging trial can only be counted if included in the 1st phase development —what is the entire
length? It would need C % of a mile Jul each hotel.
Response: No longer applicable. Trail removed.
2. Comment: May consider meeting this requirement with the outdoor plaza area and/or another amenity.
Response: Will comply. We have added outdoor Plaza as amenity, see Hotel Floor Plans LA2.11 & HA2
.21.
3. Comment: 1200
,of meeting space typically does not include 40% being in the "pre function" area.
Response: Will comply. Meeting space updated, see Hotel Floor Plans LA2.11 & HA2.21.
Home2 Suites Building Elevation Comments:
1. Comment: Provide additional details on the proposed attached signage —color, size, materials, quantity. —
Note that the green stripe would be considered signage.
Texas Board of Professional Engineers Registration No. F-439 � Texas Board of Professional Land Surveying Registration No. 10046103
Ms. Diamond
Page 9
December 11, 2018
Response: Will comply, Please see updated Home 2 Elevation HA1.21. The green color has been applied to
the entire volume of the tower, viewable from each elevation as an architectural feature.
Ho1 I le2 Suites Floor Plan Comments:
1. Comment: Jogging trial can only be counted if included in the 1st phase development — what is the entire
length? It would need to be '4 of a mile for each hotel.
Response: No longer applicable. Trail removed.
2. Comment: May consider meeting this requirement with the outdoor plaza area and/or another amenity.
Response: Will comply. We added outdoor Plaza as amenity, see Hotel Floor Plans LA2.11 & HA2.21.
3. Comment: 1,200 of meeting space typically does not include 27% being in the "pre function" which as
shown here is simply a hallway.
Response: Will comply. Meeting space updated, see Hotel Floor Plans LA2.11 & HA2.21.
4. Comment: need to request a variance to Sec. 12-30-18. (2J 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?)
Response: Home2 is categorized per Sec 12-30-18 1. "Hotel &Motel" and nota 2. "Residence Hotel." See
HA3.21 for depicted room size and amenities. Queen One is the only room type with enclosed bedroom.
Street Cross Section Comments:
1. Comment: 6 -foot wide enough for median plantings?
Response: Median has been increased to 8' wide.
2. Comment: The medians need to be maintained by a POA.
Response: Noted.
3. Comment: May need to adjust lane widths for Fire Lanes.
Response: Adjusted eastern lane to be 24' in order to be the fire lane. West lane is no longer part of the fire
lane.
Texas Board of Professional Engineers Registration No. F-439 � Texas Board of Professional Land Surveying Registration No. 10046103
JONES I C: A RTER
Intersection Paving Comments:
1. Comment: Need additional detail on this paving — color, materials, etc.
Response: Will comply, please see updated intersection.
Pylon Monument Sign Comments:
1. Comment: Not permitted by ordinance.
Response: Will seek variance for monument signs.
2. Comment: Will all names plates be consistent size and fonts?
Ms. Diamond
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December 11, 2018
Response: Name plates will be consistent, with the exception of "Coppell." — It is to be prominent.
3. Comment: Will this be externally illuminated?
Response: Monument will have illumination, see updated Monument Plan A4.03
4. Comment: Are any other monument signs proposed?
Response: 3 Monument Signs are being proposed to collectively organize current and future tenant signage.
Sincerely,
Shawn Graham, PE
Site Development Department Manager
SCG/I<Is
K:\16189\16189-0001-00 Coppell Mixed Use\Project Management\Deliverables\1st Comment Response Letter_PD Zoning Meeting
Enclosures
Texas Board of Professional Engineers Registration No. F-439 I Texas Board of Professional Land Surveying Registration No. 10046103