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council cover memo1 MEMORANDUM To: Mayor and City Council From: Mindi Hurley, Director of Community Development Date: January 22, 2019 Reference: Consider approval of PD-297-HC to establish a Concept Site Plan for hotel, retail, restaurants and office uses on 16.57 acres and a Detail Site Plan for two Hotels, one being a Residence Hotel on approximately 6 acres located at the northeast corner of SH 121 and Sandy Lake Road. 2030: Business Prosperity Executive Summary: 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. Included in this request is a variance to Sec. 12-30-18. (2) c. Not more than 22 room units per acre for one of the hotels. Introduction: This property is located at the prominent corner of Sandy Lake Road and S.H. 121. The two hotels will occupy almost 6 acres along the eastern edge, however, there are no specific retail and office users 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. The two hotels planned include a 126 room Home2Suites and a 125 room LaQuinta. Both hotels have been revised to meet the ordinance requirements percentage of masonry, however they are requesting the utilization of an additional of colors than permitted as part of the HC District regulations. A PD condition permitting this variance is appropriate to allow for the branding. It is noted that both hotels are incorporating one if the same brick colors to provide some coherence. The Planning and Zoning Commission also recommended approval of the variance to Sec. 12-30-18. (2) c. Not more than 22 room units per acre, as required for Residence Hotels for the Home2 Suites considering the location, room layout and operational characteristics of this brand. 2 The applicant agreed to all conditions as recommended by Staff and the Planning and Zoning Commission except for the denial of the request for the three 40’ tall monument signs. The applicant revised the request by reducing the number of signs from 3 to 1 and eliminated digital marquee and replaced it with a City of Coppell logo. This sign is proposed to be located along the entry drive to the hotels from Freeport Parkway. The Planning and Zoning Commission discussed that a 40’ monument sign was not necessary in the first phase of development considering that this phase contained two – five story buildings which have attached signage exceeding the height of the proposed 40’ monument signs and will provide desired visibility from SH 121. Consideration later with the detail plans for phase two, an entry feature/ focal point/development sign may be incorporated at the corner of SH 121 and Sandy Lake Road, but the approval at the conceptual stage was premature. As detailed in Condition F, below, per the Traffic Impact Analysis prepared by the applicant, several infrastructure improvements will be required to support the proposed development. Since the Planning and Zoning Commission’s meeting, the applicant has met with the City’s engineering staff and there was an agreement that roadway impact fee credits for the design and construction of the right turn only deceleration lane at Royal Lane Driveway for the westbound approach on Sandy Lake Road will be provided. Additional details of the roadway impact fee credit will be discussed during the detail review of engineering plans. Analysis: On December 11, 2018 the Planning and Zoning Commission recommended approval of PD-297-HC, Whitestone, subject to the following conditions which have been incorporated into the Planned Development (except for d. as discussed above): 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. 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. v. To construct one additional northbound through lane to the development at the intersection of Sandy Lake and Royal Lane. 3 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, APPROVAL of a variance to Sec. 12-30-18.(2) c. Not more than 22 room units per acre, and the deficit in one amenities, 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. b. All signs shall be compliant with the Sign Ordinance. c. Allowing for a one parking space deficit, with 131 parking spaces being provided. Legal Review: This did not require city attorney review Fiscal Impact: None Recommendation: The Planning Department recommended APPROVAL of PD-297-HC, 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 and Denial of the residence hotel due to noncompliance with Sec. 12-30-18.(2) c. Not more than 22 room units per acre. and the denial of the three 40’ tall monument signs Attachments: 1. Staff Report 2. Hotel Narrative 3. Concept Plan 4. Detail Site Plan – Hotels 5. Landscape Plan 6. Tree Survey 7. LaQuinta Elevations 8. LaQuinta First Floor Plans 9. LaQuinta 2-5 Floor Plans 10. Home2Suites Elevations 11. Home2Suites First Floor Plans 12. Home2Suites 2-5 Floor Plans 13. Home2Suites – room layout 14. Street Cross Section 15. Intersection Design 4 16. 40-foot Multi-Tenant Sign