Boston Chicken-CS 930916 CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE #: S-1070(R) (Boston Chicken Restaurant and Drive Through)
P & Z HEARING DATE: September 16, 1993 (Resubmitted for October 21, 1993)
C. C. HEARING DATE: October 12, 1993 November 9,1993
LOCATION: Near the southwest corner of MacArthur Blvd. and Beltline Road.
SIZE OF AREA: .68 acres (restaurant site); .69 acres (west parking site)
CURRENT
ZONING: LI
REQUEST: SUP for a drive through Boston Chicken restaurant.
APPLICANT: S.T. Lending, Inc. Winkleman and Assoc.
(Prospective Purchaser) (Engineer)
1420 Viceroy St. 12800 Hillcrest, Suite 200
Dallas, Tx. 75235 Dallas, Tx. 75230
(214) 879-5407 (214) 490-7090
HISTORY: A SUP for a Wendy's restaurant was granted on the property immediately
south of this request in 1992. At the September 16 Planning Commission
meeting, this request was denied due to concerns regarding adequate
parking and traffic movement
TRANSPORTATION: MacArthur Blvd. is a six-lane divided thoroughfare which has been
built to standard, contained within a 110 foot right-of-way. Beltline Road
is proposed to be a six lane thoroughfare similar to MacArthur, but is
currently not improved, although a 125 foot right-of-way has been
procured at the northern boundary of the replat.
Item 7
SURROUNDING LAND USE & ZONING: North - - vacant; LI
South - Wendy's restaurant; LI SUP
East - Valley Ranch Center (shopping center); LI
West - vacant; C
COMPREHENSIVE PLAN: The Plan indicates a mixed use area with no apartments.
ANALYSIS: In evaluating this request, your attention is directed to the replat of Valley
Ranch Plaza comments in which several concerns are expressed by staff
regarding the overall development of this entire area. We are concerned
about access, traffic patterns, the availability of adequate parking, the
number of curb cuts along MacArthur Blvd., and a host of other concerns.
Working to the advantage of the applicant is the fact that access to Beltline
Road will be provided with this development which will have a dramatic
effect on the access question. Still to be considered is the way this
request fits with other potential users (Blockbuster Video, an unnamed
user for the corner of MacArthur and Beltline, the car wash behind
Wendy's, the Wendy's restaurant, etc.), and the conclusions reached by
the traffic study submitted with the replat.
Taken by itself, this request complies with our streetscape requirements,
meets parking guidelines (just), signage shown is within code, and the
perspective drawing indicates what the finished product will look like.
However, based on staff concern regarding traffic, stacking problems,
access to the site, circulation interior to the area, adequacy of parking
shown, and our review of the traffic study which was not completed at
press time, we must recommend denial of the request at the present time.
Additional, more technical comments include provision of sidewalks along
MacArthur Blvd., drainage problems appear to be only partially addressed
(how does water exit from the parking area on the east side of the site, for
example), and 5 inches of concrete can only be granted by Council.
Since the above recommendation was drafted, and subsequent to the
Planning Commission action of September 16, the applicant has filed axm
request which addresses all the concerns expressed above; namely,
traffic circulation, congestion, and perhaps most importantly, the parking
concerns. With the addition of .69 acres of parking, which shows 32
initial spaces with an additional 16 to be added at a later date (it would be
wise to determine that point in time now), staff supports the requested
change.
ALTERNATIVES: 1) Approve the S.U.P.
2) Deny the S.U.P.
3) Modify the S.U.P.
AT'FACHMENTS: 1) SUP site plan
2) Preliminary landscape plan
3) Perspective drawing
.stf