Planning commission recommends Residence Inn amendment despite neighborhood runoff and lighting concerns

The DeSoto Planning and Zoning Commission on March 24 recommended approval of zoning case Z154225, an amendment to Planned Development 20 that would allow a 120‑room Residence Inn product on a 4.153‑acre site at 1307 North I‑35 E, with kitchens in each guest room in lieu of the PD’s existing restaurant requirement.

Staff presented the request and listed the three primary deviations: reducing the required number of rooms from 128 to 120, removing the ordinance’s restaurant requirement (staff said the PD already allows kitchen facilities in individual rooms as an in‑lieu option), and deleting building‑material requirements the commission may no longer regulate under House Bill 2439. Kevin Patel, the engineer of record for Triangle Engineering, said the site plan includes tree preservation and landscape measures and that the proposal includes a small bar/lounge and a morning breakfast area in addition to in‑room kitchenettes. “For this particular case, we do have a kitchen in each guest room that should consist of the cooktop as well as the microwave as well as the full size refrigerator,” Patel said when describing operations and how the PD language accommodates the change.

Neighbors who live behind the site urged caution. Joyce Hill, a DeSoto resident, said the city needs grocery stores, restaurants and other neighborhood amenities and warned about a retaining‑wall and creek issues behind properties abutting the site. “So to me, DeSoto is kinda boxed in,” Hill said, adding that several nearby property owners submitted opposition letters. Resident Gary Woods described prior clearing that he said contributed to flooding and said he was concerned about lighting and nighttime spill into backyards. Maria Diaz, another neighbor, said erosion and land loss along the creek have been ongoing and that she fears a new development would worsen the problem.

The applicant responded that plans retain a greenbelt and that a dry detention pond will be designed so post‑development runoff does not exceed pre‑development conditions, and that lighting will be shielded to produce “0 foot‑candle” spill at adjacent residential property lines. Commissioners pressed staff on procedural questions, including whether additional letters received today could be counted (staff said those arrived after the March 18 deadline) and whether the 20% protest threshold is calculated by land area (staff said it is and offered to confirm calculations). After discussion, a motion to recommend approval passed with four ayes and two nays; the recommendation will go to DeSoto City Council for final action.