Staff ReportITEM # 6
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CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
PD-297-HC, Whitestone
P&Z HEARING DATE: December 20, 2018
C.C. HEARING DATE: January 8, 2019
STAFF REP.: Marcie Diamond, Assistant Director of Community Development/Planning
LOCATION: S.H. 121 and Sandy Lake Road, N.E.C.
SIZE OF AREA: 16.57 acres of property
CURRENT ZONING: HC (Highway Commercial)
REQUEST: A zoning change request from HC (Highway Commercial) to PD-297-HC (Planned
Development 297-Highway Commercial) to establish a Concept Site Plan for
hotel, retail, restaurants and office uses on 16.57 acres of property and a Detail Site
Plan for two Hotels, one being a Residence Hotel on approximately 6 acres.
APPLICANT: Owner: Engineer:
Victor Munson Alek Strimple
Ferguson Reality Co. Jones Carter
6060 N Central Expressway 6509 Windcrest Drive
Suite 560 Suite 600
Dallas, Texas 75206 Plano, Texas 75024
214-237-2920 972-265-7174
Email: vmunson@flash.net astrimple@jonescarter.com
HISTORY: In 2003, the Planning and Zoning Commission called a series of public hearings to
determine the appropriate zoning along the limited frontages the city of Coppell has
along freeways. The intent of this initiative, which was adopted by City Council,
was to revise the 1996 Future Land Use Plan and to rezone these properties from
Light Industrial to Highway Commercial to “allow the land owners significant
flexibly in development options to take advantage of the highway access while
assuring compliance with the vision for the City’s most visible corridors”. The 2030
Comprehensive Plan reinforced this vision by designating this property as Freeway
Special District.
HISTORIC COMMENT: This property does not have any historic significance.
ITEM # 6
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TRANSPORTATION: SH 121 is a state highway, recently built to standard.
Sandy Lake Road is a six-lane divided thoroughfare.
SURROUNDING LAND USE & ZONING:
North: vacant land & office/warehouse – HC and LI
South: DCCC – PD- 224R- HC
East: office/warehouse – LI
West: SH 121 and vacant land
COMPREHENSIVE PLAN: The Coppell 2030 Comprehensive Master Plan shows this property as
suitable Freeway Special District.
DISCUSSION: This is a two-part request. Part one is to establish a Concept Site Plan for hotel,
retail, restaurants and office uses on 16.57 acres of property; and part two is a Detail
Site Plan for two hotels, one being a Residence Hotel on approximately 6 acres.
As mentioned in the history section of this report, this property was a part of a city-
initiated effort, 15 years ago, to establish Highway Commercial (HC) zoning along
the freeway frontages to enhance development standards, ensuring that the limited
freeway frontage and entry portals into the City of Coppell are of the high-quality
developments envisioned. Specifically, the stated purpose of the Highway
Commercial District includes:
To create “….an impressive gateway into the community. Because these
areas are designated as major thoroughfare entry points, emphasis has been
placed on building arrangement, setbacks, parking, and landscape
treatment, which are intended to be elements influencing the character of
entrance into the city”
The 2030 Master Plan adopted in 2011, echoed that intent by designating this area
as Freeway Special District, which also speaks to site elements including:
“Focal Points - Corners of major intersections should include a “focal
point” near major intersections and around “gateway” areas. Focal points
should include vertical architectural features, fountains, public art, and/or
public plazas.
“Setbacks - 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, and
“Building Form and Character - Buildings within a development should
have a coherent architectural theme in terms of mass, height, rooflines, and
materials”.
ITEM # 6
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Concept Plan
This property is located at the prominent corner of Sandy Lake Road and S.H. 121.
The purpose of the Concept Plan is to establish the preliminary layout of uses and
circulation patterns to support the first phase of development, which are two hotels
at the eastern portion of the property, closest to the existing office/warehouse
developments. To the south of this property directly across Sandy Lake Road is
Dallas County Community College. They are contemplating an expansion to their
facilities in the near future. Therefore, a combination of retail, office and hotel uses
are will complement the college and is in accordance with the types of uses
envisioned in the Comprehensive Plan.
The two hotels will occupy almost 6 acres, however, there are no specific retail and
office users currently identified for the remaining 11 acres of this property. Detail
Site Plan approvals will be required for subsequent developments and must adhere
to the HC District regulations as amended and/or augmented in the conditions
incorporated in this Planned Development. Conditions such as future development
will have a coherent architectural theme and consistent sign package, will ensure
that this property is a well-planned development. One of the key features of this
overall development will be the trees preservation amenity consisting of over 40
oak and elm trees located in the midsection of the property. This preserve will be
adjacent to the future retail development and will have pedestrian connection to the
main driveway and the hotel development. This preserve will be established either
as an easement or a common area lot during the platting process.
Another amenity will be the main north/south driveway, the main access to the
hotels and the retail, it is proposed to contain an 8’-wide landscaped median. An
enhanced paving design is proposed in the main “intersection” of this driveway and
the hotels. The northbound lane will be a full 24 feet in width and will serve as a
fire lane and mutual access easement for this property. There will be a POA
(Property Owners Association) established to maintain the common areas and
provide architectural controls.
A Traffic Impact Analysis has been submitted for this property and the specific
conditions of approval are listed in the Recommendation section of this report.
Monument Pylon Signs
Included in this Concept Plan is a request for three- 40-foot tall, 1,040 square foot
multi-tenant pylon signs. They are proposed to be illuminated from an internally lit
cornice and contain five signage panels. The uppermost, 80-square foot panel, is
proposed to contain a digital marquee, and the four remaining 50-square foot panels
are noted to be externally illuminated. Two of these signs are proposed to be
located along Sandy Lake and S.H. 121 within Phase 1, and the third sign at the
intersection of S.H.121 and Sandy Lake Road in Phase 2. The maximum retail
signage permitted by the Sign Ordinance is one 60 square feet per two-acre lot,
with a maximum height of 6 feet. The applicant has stated that these signs are being
proposed to “collectively organize current and future tenant signage”, however
there is no commitment to not request additional monument signs as the retail lots
develop in the future. Staff cannot support these signs which substantially exceed
the standards of the Sign Ordinance, including the proposed digital marquee is
specifically prohibited in the ordinance.
ITEM # 6
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PD Conditions
As mentioned above, this application includes PD conditions to address
architectural compatibly in design and attached signs for the future retail
developments. An additional request is to allow additional colors than currently
permitted in the HC District:
Exterior wall surfaces should consist of no more than three colors; a base
color, and/or a trim color, and/or an accent color, the second color up to
only five percent, and an accent color on up to only one percent of any one
façade.
Variances to this provision of the Ordinance may be recommended but must be
reviewed on a case by case basis. The particular variances are discussed below
specific to the branding of these particular hotels. Future variances will be
reviewed at the time of Detail Site Plan approval.
The final variance being requested as a PD condition is not to provide the 30-50-
foot setbacks as encouraged by the 2030 Master Plan along the freeway frontages.
Although the 20-foot wide landscape buffer, as required by the HC District, is being
provided along SH 121, it is recommended at the time of Detail Site Plan approval
for the remaining 11 +/- acres consideration be given to providing additional buffers
along the freeway as well as a focal point feature at the intersection of SH 121 and
Sandy Lake Road, other than a 40’ tall non-compliant multi-tenant sign.
Detail Site Plan – Home2 Suites
This proposed 126 room hotel meets the minimum requirements of the Hotel
Ordinance, except for: Sec. 12-30-18. (2) c. Not more than 22 room units per acre,
and additional amenity as required for a Residence Hotel, and the HC District
masonry requirements. There is some question whether this would be classified or
function as a Residence Hotel as defined in the Ordinance.
It must be noted that none of the 126 rooms in this hotel will have separate
bedrooms, and they will have limited kitchen facilities (microwave, full size
refrigerator and dishwasher) which does not include a stove top. These two factors
detract from the suitability for long term-occupancy which can occur in residence
hotels. Data provided by the prospective owner/operator on the Home2 Suites he
owns at DFW Airport South, indicate that over 90% of the guests stayed 1-4 nights
from July-December 2018. It is reasonable to assume similar lengths of stay at this
location.
Although it generally meets the definition of Residence Hotels per the Hotel
Ordinance, as written, it appears to function and be designed as a typical short term
stay hotel and it would not reasonably convert to an apartment complex where
density is an issue. It must also be noted that if classified as a Residence Hotel,
four amenities are required, instead of three. This plan is providing three amenities,
a pool, weight room and the plaza. The variance to the density requirement (Sec.
12-30-18. (2) c) and the additional amenity area are being requested.
ITEM # 6
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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. 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.
Building Elevations and Signage
As discussed under the Concept Plan, the Home2 Suites is requesting a variance to the HC
District regulations to allow three brick colors plus two accent colors. The main brick color
is same as the main brick color as the LaQuinta. However, an additional variance request
is to allow for a reduction in the masonry requirement in the front (west elevation). The
elevations indicate almost 40% stucco. Staff cannot support the use of stucco for more
than the 20% of the façade as it is classified as a non-masonry product. A light grey brick
could be substituted, while still allowing for the limited green stucco stripe as a true
accent/architectural feature along the north façade. The attached signage appears to be in
compliance with the provision of the sign ordinances, final determination will be made at
the time of sign permit.
Detail Site Plan – LaQuinta
This proposed 125 room hotel meets all the requirements of the Hotel Ordinance, however
the applicant is seeking an exception to the masonry requirements.
Required - Home2 Suites – Residence Hotel Provided
minimum of 125 rooms 126
minimum room size of 285 square feet 323
interior climate-controlled corridor √
lobby/waiting/atrium areas – min 750 sq. ft. or 5 sq. ft. per guest
room
750
Restaurant - limited service √
porte-cochere or other covered area √
Meeting space 1,200 sq. ft. 1,245
minimum of 2 acres 2.275
Min. separation of 1,500 other residence hotel √
Contain Kitchen Facilities √
Maximum 22 dwelling units per acre X (55 du/ac)
Optional Amenities – include min. of 4
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.)
Outdoor Plaza Area, minimum 1,000 square feet, exclusive of pool. 3,400 sq. ft.
ITEM # 6
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Building Elevations and Signage
This design of the LaQuinta is their most recent prototype. While staff can support the
inclusion of a blend of three grey and two red/brown tones, staff cannot support the
significant variance to the masonry requirements to allow the use of “Sintered Stone
Compact Surface Panels” from both a building and fire code perspective. These surface
panels do not meet the definition of masonry as defined in the Zoning Ordinance or Building
Code. Given the nature of these materials, the Fire Marshal would require the fire lane to be
located out of the ‘collapse zone’ (1.5 times the height of the building away from the
building) due to the potential of these panels falling off the building if the building catches
on on fire. In conversations with the applicant, it is staff’s understanding that in other
municipalities, a standard brick has been used instead of these panels on LaQuinta hotels,
and is recommended here. The attached signage appears to be in compliance with the
provision of the sign ordinances, final determination will be made at the time of sign permit.
Detail Landscape Plans
The Detail Site Plans for the two hotels include Detail Landscape Plans. The two sites are
consistent in design and use of materials. A 20-wide buffer with 19 overstory trees
(preserving two existing trees) will provide a visual buffer between this development and the
existing office warehouse, at least for the lower floors of the hotel. Adjacent to the west
elevations of the hotels is an 8-foot wide median in the divided driveway which will be
planted with evergreen shrubs and accent perennial plants (Overstory trees were not
permitted due to this being a fire lane). This will address the requirement for a10-foot front
yard buffer. The overstory trees that would normally be along the perimeter of the property
have been placed along the front façade of the building. Given the slight deficits in overall
landscaped areas all trees have been upsized to 4” caliper to address the adjustments in the
landscaping.
Required – LaQuinta Provided
minimum of 125 rooms 125
minimum room size of 285 square feet 335
interior climate-controlled corridor √
lobby/waiting/atrium areas – min 750 sq. ft. or 5 sq. ft. per guest
room
820
Restaurant - limited service √
porte-cochere or other covered area √
Meeting space 1,200 sq. ft. 1,200
minimum of 2 acres 2.4
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.)
Outdoor Plaza Area, minimum 1,000 square feet, exclusive of pool. 2,617
ITEM # 6
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Staff is recommending APPROVAL of PD-297-HC, Whitestone, subject to the following conditions:
1. Concept Plan Conditions:
a. At the time of Detail Site Plan approval for the remaining 11 +/- acres, consideration be given to
providing additional buffers along the freeway as well as a focal point feature at the intersection
of SH 121 and Sandy Lake Road, other than a 40’ tall non-compliant multi-tenant sign.
b. Detail Site Plans shall meet all development code requirements unless specifically varied at that
time.
c. There shall be a coherent architectural theme and Detail Site Plans shall include elevation facades
to assure architectural compatibility. Variances to Sec. 12-22-5. Type of exterior construction
relating to the color of wall surfaces will be reviewed at the time of Detail Site Plan approval.
d. There shall be a consistent sign package for all attached signs and signs to be compliant with the
provisions of the Sign Ordinance.
e. This property shall to be replatted to provide building sites, necessary easements, tree preservation
area and Property Owners Association.
f. The following traffic improvements are required to support this development, based on the T.I.A.
submitted and shall be at the time of the platting of the property:
i. Provide an eastbound left turn lane with 150 feet of storage on Sandy Lake Road at Royal
Lane.
ii. Provide a northbound right turn lane with 425 feet of deceleration including 100-foot taper
on SH 121 Northbound Frontage Road at Driveway 2.
iii. Provide a northbound right turn lane with 300 feet of deceleration including 100-foot taper
on SH 121 Northbound Frontage Road at Driveway 3.
iv. Modify existing signal at the intersection of Sandy Lake Road and Royal Lane to
accommodate for southbound leg and eastbound left turn lane including a new traffic signal
pole for the southbound direction and pedestrian signals for all legs.
In addition,
v. To construct one additional northbound through lane to the development at the intersection
of Sandy Lake and Royal Lane.
vi. The addition of a deceleration lane for the right turn into the Royal Lane Driveway.
g. At the time of platting Fire lane shall be stubbed-out at intersections to Phase 2 to allow connection
of future buildings.
h. Property Owners Association shall maintain all common areas, including the landscape medians,
tree preservation area pedestrian areas, and all enhanced paving surfaces. Property Owners
Association documents areas shall be submitted for staff review prior to the filing of the Final Plat.
i. Additional comments will be generated at the time of Detail Engineering review.
2. Detail Plan – Home2-Suites, staff is recommending DENIAL of variance to Sec. 12-30-18.(2) c. Not
more than 22 room units per acre, and the deficit in one amenities, however, in the event that City
Council grants a variance to this section, then the following conditions would apply:
a. Allowance to the variance in the number of colors of masonry and accent materials, subject
revisions to the materials the reduction in the stucco areas to be compliant with the 80%
masonry requirement.
b. All signs shall be compliant with the Sign Ordinance.
3. Detail Plan – LaQuinta, staff is recommending Approval, subject to:
a. Allowance to the variance in the number of colors of masonry and accent materials, subject
revisions to the materials to replace the Sintered Stone Compact Surface Panels with brick.
b. All signs shall be compliant with the Sign Ordinance.
c. Allowing for a one parking space deficit, with 131 parking spaces being provided.
ITEM # 6
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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. Hotel Narrative
2. Concept Plan
3. Detail Site Plan – Hotels
4. Landscape Plan
5. Tree Survey
6. LaQuinta Elevations
7. LaQuinta First Floor Plans
8. LaQuinta 2-5 Floor Plans
9. Home2Suites Elevations
10. Home2Suites First Floor Plans
11. Home2Suites 2-5 Floor Plans
12. Home2Suites – room layout
13. Street Cross Section
14. Intersection Design
15. 40-foot Multi-Tenant Sign