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City Council Memo.Whitestone1 MEMORANDUM To: Mayor and City Council From: Mindi Hurley, Director of Community Development Date: November 9, 2021 Reference: Public Hearing: Consider approval of PD-297R-HC/LI, Coppell Whitestone, a zoning change request from PD-297-HC (Planned Development -297 -Highway Commercial) to PD-297R- HC/LI (Planned Development-297Revised-Highway Commercial/Light Industrial), to establish a new Concept Site Plan for hotels, an Office/Warehouse and a commercial building on 16.58 acres of property and a Detail Site Plan for two Hotels (Home2Suites and a Marriott Element), on approximately 6.01 acres of land, and a Detail Site Plan for an Office/Warehouse building on 9.01 acres of land and an amendment to the 2030 Comprehensive Master Plan from Freeway Special District to Industrial Special District on the 9.01 acre portion, located at the northeast corner of Sandy Lake Road and SH 121 at the request of the property owner Ferguson Realty Co, being represented by Dave Littleton, Halff Associates, Inc. 2040: Create Business & Innovation Nodes Executive Summary: This is a three-part request: • Part one is to establish a Concept Site Plan for two hotels, an office warehouse and a flex commercial building for office or retail on 16.57 acres of property. • Part two is a Detail Site Plan for two hotels on approximately 6 acres and a Detail Site Plan for an office/warehouse building on approximately 9 acres. • The third part is also associated with the office/warehouse component, which requires a change to the Future Land Use Map from Freeway Special District to Industrial Special District. The request before you will leave approximately half of the property HC and rezone approximately half of the property back to Light Industrial (LI). The portion to the east proposed, for the office warehouse, is requesting to be rezoned to LI. Introduction: In 2018 a Concept Plan for hotels, office and retail uses was approved for the 16.57 acres. Only the two hotels took the next step in the process having a Detail Site Plan approved on approximately 6 acres along the eastern portion of the site. No specific retail or offices users were identified or have come forward since with a Detail Site Plan for the remaining 10+ acres of the site. Although the Detail Site Plans for the hotels were approved, the plan was not acted upon and the property was never platted. This is a new Concept Plan proposed for the site and is proposed to contain two hotels, an office warehouse and a future commercial building. A Detail Site Plan for three of the four lots are also part of this request. The office warehouse is proposed for the first phase of development, to be constructed on the eastern portion of the site, adjacent to another Light Industrial property currently housing an Amazon office warehouse facility. The two hotels previously proposed to be located on the eastern portion of the site will now be located on the western corner and center portion of the site and are phases 2 and 3. The fourth lot located at the northern point of the site is a 2 future commercial building, zoned HC and no tenant is currently proposed for this lot. In keeping with the Freeway Special District, a focal point will be provided on the industrial lot at the main entry (north/south driveway at Royal Lane and Sandy Lake Road). The developer is providing an art piece in the shape of an hour glass that will be approximately 9 feet in height and placed on a raised platform. An internal gold light piece that will act as “sand” trickling down the hourglass. A Traffic Impact Analysis has been submitted for this property and the existing street at the intersection of Sandy Lake Road and Royal Lane will be modified to accommodate a new lane and will include a new traffic signal pole for the southbound direction and pedestrian signals for all legs. This will be constructed with the first phase of construction, the office/warehouse building. Included in this Concept Plan is a request for one 40-foot tall, 800 square foot multi-tenant pylon sign, proposed to be illuminated from below by ground mounted lights. The sign will have four areas for signage, one for each of the four lots. The sign is proposed to be located on the SH 121 frontage on the hotel lot. The previous PD had three 40-foot 1,040 sf signs approved. PD Conditions As mentioned above, this application includes the following PD conditions to address the development of this site: 1. The property will be platted into 4 lots and create the building sites, easements and fire lanes prior to any building permits being issued. 2. There shall be a coherent architectural theme and consistent sign package for attached signs for Lots 2 and 3. 3. There shall be a coherent architectural theme and consistent sign package for attached signs for Lots 1 and 4. 4. The Royal Lane/Sandy Lake Road intersection improvements shall be included in the Lot 1 and Lot 4 infrastructure plans and constructed by the owner/developer prior to or concurrent with issuance of a building permit for the first building. 5. The existing signal at the intersection of Sandy Lake Road and Royal Lane shall be modified to accommodate the new southbound leg. This will include a new traffic signal pole for the southbound directions and pedestrian signals for all legs. 6. Final northbound Royal Lane configuration subject to current TIA requirements. 7. Provide for one 40-ft tall sign on Lot 2 as shown and provide for off-premise signage for all four lots as shown. 8. Building elevations for each lot to be approved as presented. 9. Irrigation plans to be submitted during the permit process. 10. Site lighting shall meet City of Coppell requirements. 11. A Property Owners Association (POA) documents required for the two hotel sites (Lots 2 & 3) and a separate POA required for the commercial and industrial sites (Lots 1 & 4). These POA’s must be reviewed by the City and be in place prior to filing the plat. There are variances being requested with the detail site plans for this development. The first variance is to allow for a reduction in one parking space for the hotel located on Lot 3. Staff is not opposed to this request. The second variance is to request a variance to the requirement that 50% of the required parking be located outside of the front yard. The site itself, being a corner lot, has a double frontage and is triangular, limiting the area where the hotels can fit on the lot. A good portion of the parking is located to the south and east part of the site, the sides and behind the hotels. Staff has no objection to this request. A Detail Site Plan is proposed for the two hotels and the office warehouse building. The Home2 Suites is a proposed 126 room hotel was previously approved with the original PD but was located on the eastern portion of the site. This new proposal has the hotel located in the central portion of the site with an entrance from SH 121 and from Sandy Lake Road. The original PD had a second hotel as well located on the eastern portion of the site. This was a La Quinta brand hotel. This current proposal has the five story Marriott Element Hotel instead and it is proposed to be located at the corner of SH 121 and Sandy Lake Road. This proposed 125 room hotel meets all the requirements of the Hotel Ordinance, however the applicant is seeking a small exception to the parking 3 requirement. They are providing 132 parking spaces, where 133 spaces are required. Staff is not opposed to that request. The office/warehouse proposed would be located on the eastern portion of the site and would the first phase of development. It is proposed to be constructed adjacent to the existing Amazon office warehouse on Sandy Lake Road and will be approximately 130,000 sf. Dock doors will be located on the eastern portion of the building and a 10-ft in height screening wing wall will be constructed on both ends of the truck court area on the east side. This is a speculative building and the developers indicated it would most likely be used for one to two tenants. The north, south and western sides of the building have car parking spaces adjacent to them. This site is providing 205 parking spaces, where 146 parking spaces are required, providing more flexibility for the use of this building. No outside storage is proposed on this site. The Landscape Plans provided show that all three sites meet the minimum requirements. A 30-foot landscape buffer occurs along the Street frontages with a wider landscape area at the SH 121 and Sandy Lake Road intersection. Some trees along the perimeter of the site, both SH 121 and the eastern boundary have existing trees that are proposed to be saved. In terms of tree mitigation, Lots 2 and 3, the hotel lots, fees for this site total approximately $42,500. For Lot 4, the future building, tree mitigation is approximately $25,800. Lot 1, the office warehouse lot is preserving trees along the eastern perimeter, but the other trees internal to the site will be removed to allow for the building and associated parking to be constructed. The tree mitigation for this site is approximately $11,400. This is assuming that the LI zoning is granted, which allows for the trees that fall within the footprint to be exempt from tree mitigation. If the zoning were not granted, then the tree mitigation fees for this site would be approximately $113,000. The final portion of this request is to amend the Future Land Use Map. Currently the map identifies th is area as Freeway Special District, with Industrial Special District to the east of this site along Sandy Lake Road. The proposed request will change Lot 1 to Light industrial in order to provide a 130,000-sf office warehouse building. The proposed developer has provided enhancements to the building in the form of glazing and articulations which would act as a good transition from the HC to the more industrial looking buildings and truck courts. Staff is not opposed for this 9-acre portion be amended back to Industrial Special District. Analysis: On October 21, 2021, the Planning and Zoning Commission recommended APPROVAL (6-1) of PD-297R-HC/LI, subject to the following conditions: 1. Concept Plan Conditions: a. A Detail Site Plan in compliance with the concept plan and city ordinance can be administratively approved by the Director of Community Development. b. Approve the land use amendment for the 9 acres to Industrial Special District. 2. Detail Site Plans: a. The property will be platted into 4 lots and create the building sites, easements and fire lanes prior to any building permits being issued. b. There shall be a coherent architectural theme and consistent sign package for attached signs for Lots 2 and 3. c. There shall be a coherent architectural theme and consistent sign package for attached signs for Lots 1 and 4. d. The Royal Lane/Sandy Lake Road intersection improvements shall be included in the Lot 1 and Lot 4 infrastructure plans and constructed by the owner/developer prior to or concurrent with issuance of a building permit for the first building. e. The existing signal at the intersection of Sandy Lake Road and Royal Lane shall be modified to accommodate the new southbound leg. This will include a new traffic signal pole for the southbound directions and pedestrian signals for all legs. f. Final northbound Royal Lane configuration subject to current TIA requirements and any other TIA requirement. 4 g. Provide for one 40-ft tall sign on Lot 2 as shown and provide for off-premise signage for all four lots as shown. h. Building elevations for each lot to be approved as presented. i. Irrigation plans to be submitted during the permit process. j. Site lighting shall meet City of Coppell requirements. k. A POA is required for the two hotel sites and a separate POA is required for the commercial and industrial sites. These POA’s must be reviewed by the City and be in place prior to filing the plat. l. To allow for a one parking space deficit for the Element Hotel. To allow for more than 50% parking in the front yard as shown on the plans. Legal Review: N/A Fiscal Impact: None Recommendation: The Planning and Zoning Commission recommended APPROVAL of the PD request subject to staff conditions listed above. Attachments: 1. PZ Staff Report 2. Concept Plan 3. Detail Site Plans 4. Phasing Plan 5. Landscape Plans 6. Tree Survey & Mitigation Plans 7. Building Elevations and Floor Plans 8. 40-foot Multi-Tenant Sign & Hotel Monument Sign 9. Focal Point Art Piece