Staff ReportITEM # 11
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CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
PD-297R-HC, Whitestone
P&Z HEARING DATE: October 21, 2021
C.C. HEARING DATE: November 9, 2021
STAFF REP.: Mary Paron-Boswell, Sr. Planner
LOCATION: S.H. 121 and Sandy Lake Road, N.E.C.
SIZE OF AREA: 16.57 acres of property
CURRENT ZONING: PD-297-HC (Planned Development-297-Highway Commercial)
REQUEST: A zoning change request from PD-297-HC (Planned Development -297-Highway
Commercial) to PD-297R-HC/LI (Planned Development-297 Revised-Highway
Commercial/Light Industrial), to establish a new Concept Site Plan for hotels, an
Office/Warehouse and a commercial building on 16.57 acres of property and a
Detail Site Plan for two Hotels, a Home2Suites and a Marriott Element hotel, on
approximately 6.01 acres of land located, 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 Commercial to Industrial on the 9.01
acre portion,
APPLICANT: Owner: Engineer:
Victor Munson Dave Littleton
Ferguson Reality Co. Halff Associates, Inc.
2115 Royal Dominion Court 1201 N. Bowser Road
Arlington, Texas 76006 Richardson, Texas 75081
214-237-2920 214-346-6213
Email: vmunson@flash.net Email: dlittleton@halff.com
Developer Lots 2 & 3: Developer Lots 1 & 4:
Whitestone Hospitality MCII Development Company, LLC
1200 W. Walnut Lane, Suite 2525 3811 Turtle Creek Blvd, Suite 1460
Irving, TX 75038 Dallas, TX 75219
DK Patel Marc Meyers
Email: dk@whitestonehm.com Email: jmarcmyers@myerscrow.com
972-600-8162 214-520-7800
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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. A Concept Plan for hotels, office and retail uses was approved
in 2018, along with a Detail Site Plan for two hotels on 6 acres along the eastern
portion of the site. No specific retail or offices users were identified for the
remaining 11 acres of the site. This plan was not acted upon and was never platted.
HISTORIC COMMENT: This property does not have any historic significance.
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: Dallas College Coppell Center (DCCC, formerly Northlake College) – PD-
224R- HC & office/warehouse LI
East: office/warehouse – LI
West: SH 121 and vacant land
COMPREHENSIVE PLAN: The Coppell 2030 Comprehensive Master Plan shows this property as
Freeway Special District.
DISCUSSION: This is a three-part request. Part one is to establish a Concept Site Plan for two
hotels, an office warehouse use 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.
As mentioned in the history section of this report, this property was a part of a city-
initiated effort, 18 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. 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.
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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.
Concept Plan
This property is located at the 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 different phases of development. The office
warehouse is proposed for the first phase, to be constructed on the eastern portion
of the site, adjacent to another Light Industrial property with 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 future commercial building, zoned HC and no tenant is currently proposed
for this lot.
A focal point will be provided at the main entry (north/south driveway at Royal
Lane and Sandy Lake Road). The developer is providing an art piece that will be
approximately 9 feet in height and placed on a raised platform. The piece will be
constructed of mirror-polished stainless steel rolled in the shape of an hourglass
with an internal gold light piece that will act as “sand” trickling down the hourglass.
Traffic Impact Analysis
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. 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.
Signs
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.
There is a 60-sf monument sign proposed that will have both hotel names on it and
will be illuminated from below by ground mounted lights. This sign is proposed
to be located on the SH 121 frontage at the common driveway entrance between
the hotels. The office warehouse building is also proposing a monument sign that
is 60-sf and have room for the possibility of two tenant names. The sign will be lit
by ground mounted light fixtures. The sign will be placed along Sandy Lake Road
in front of the industrial lot (Lot 1).
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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. Detail Landscaping plans to be submitted to staff prior to City Council and
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 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.
Detail Site Plan – Home2 Suites
This 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 hotel meets the minimum requirements of the Hotel
Ordinance.
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The rooms will have limited kitchen facilities (microwave, full size refrigerator,
convection oven and dishwasher) which does not include a stove top. In 2018, 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.
Below is a breakdown of the ordinance amenity requirements and what is proposed
to be provided at Home2 Suites:
Building Elevations and Signage
The first floor will have a brick façade with a light grey blend. The remaining floors will
be constructed mainly of EIFS with neutral colors for the façade and trims. (Spalding Gray,
Gossamer Veil, Mountain Air). There is a vertical element that spans the height of the
structure that will be a Dark clove color with the signature lime green (Stay in Lime) stripe
as illustrated in the elevations. A note is on the plans to have signage conform to City
Standards. They are requesting a laminated translucent enclosure lighted from within be
allowed on the roof over the hotel sign.
Detail Site Plan – Element Hotel
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 requirement. They are providing
132 parking spaces, where 133 spaces are required.
Below is a breakdown of the ordinance amenity requirements and what is proposed to be
provided at the Element Hotel:
Required - Home2 Suites 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 2.85
Staff on-site 24 hours a day √
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.
Outdoor Plaza Area, minimum 1,000 square feet, exclusive of pool. 1,171 sq. ft.
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Building Elevations and Signage
This Element Hotel is a combination of EIFS and Stonewood Panels. The EIFS colors
proposed are neutral and the same as those used for the Home 2 Suites Hotel (Gossamer Gray
and Spalding Gray). The Stonewood Panels are colored Madison Walnut and White
Aluminum. The front entrance vertical articulation will consist of the White Aluminum
panels and the Madison Walnut panels will form other vertical articulation portions on the
other elevations. The attached signage will need to be in compliance with the sign ordinance
as noted on the elevation and PD Conditions.
Detail Site Plan – Office/Warehouse
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 are required, providing more
flexibility for the use of this building. No outside storage is proposed on this site.
Building Elevation & Signage
The building will be made of concrete tilt wall with form liner and reveals. There will
consist of two main colors (Sherwin Williams – Gossamer Veil and Network Gray) used on
the façade and one trim color (Sherwin Williams - Eider White), neutral in color. The north,
south and western elevations will be a combination of the concrete tilt wall and aluminum
and glass storefront system. Signage for this site will be in the form of a monument sign out
front and if granted, a space on the off-premise 40-ft sign, as well as building signage.
Landscape Plans & Tree Mitigation
The Landscape Plans provided show that all three sites meet the minimum requirements,
however, the details for the exact types of trees and plant materials to be used have not been
Required – Element Hotel Provided
minimum of 125 rooms 125
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
2,500
Restaurant - limited service √
porte-cochere or other covered area √
Meeting space 1,200 sq. ft. 1,200
minimum of 2 acres 3.16
Staff on-site 24 hours a day √
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.
Outdoor Plaza Area, minimum 1,000 square feet, exclusive of pool. 1,790 sf
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provided. The landscape designer was unavailable to provide this prior to the resubmission
deadline. Staff has spoken to them, and a PD condition is in place that landscaping detail
will need to be provided. Staff will require that they be presented prior to going to City
Council. While the previous PD had a variance to provide a 20-foot-wide buffer along Sandy
Lake and SH 121, this proposal will provide a 30-foot landscape buffer in these areas with a
wider area at the SH 121 and Sandy Lake Road intersection. At the main entrance along
Sandy Lake Road a landscaped median is proposed. 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, some existing trees are proposed to
be saved along SH 121. The tree mitigation fees for this site total approximately $42,500.
The majority of trees were located in the building footprint and parking areas. For Lot 4, the
future building, it is the same story, with some existing trees along SH 121 being saved and
others being mitigated in the amount of approximately $25,800. Staff will reverify the
amounts at time of permitting. Lot 1, the office warehouse lot is preserving a few 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.
Land Use Amendment
As mentioned in the history section of this report, this property was a part of a city-initiated
effort, 18 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. 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 proposed request will
provide a 130,000-sf office warehouse building adjacent to other office warehouse buildings
that line the north side of W. Sandy Lake Road. The proposed developer has provided
enhancements to the building in the form of glazing and articulations. Staff is not opposed
for Land Use Designation for this 9-acre portion be amended back to Industrial Special
District.
Staff is recommending APPROVAL of PD-297R-HC, Whitestone, 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.
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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.
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.
m. To allow for more than 50% parking in the front yard as shown on the plans.
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. Concept Plan
2. Detail Site Plans
3. Phasing Plan
4. Landscape Plans
5. Tree Survey & Mitigation Plans
6. Building Elevations and Floor Plans
7. 40-foot Multi-Tenant Sign & Hotel Monument Sign
8. Focal Point Art Piece