MacPlaza1 Sonic-CS 960321 CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO: S-1106, SONIC ADDITION
P & Z HEARING DATE: March 21, 1996
C.C. HEARING DATE: April 9, 1996
LOCATION: West side of MacArthur Boulevard; approximately 860' north of
Belt Line Road
SIZE OF AREA: Total site area: .79 acres
Building area: 1,338 sq. ft.
CURRENT ZONING: C (Commercial)
REQUEST: C-S.U.P. (Commercial, Special Use Permi0
APPLICANT: Wainscott & Associates, Inc. Engineer:
16775 Addison Rd., Ste. 360 Dowdey, Anderson, &Associates, Inc.
Dallas, TX 75248 16250 Dallas Parkway
(214) 447-9119 Dallas, TX 75248
(214) 931-0694
HISTORY: In 1994 the City reclassified the zoning of this property from MF-2,
Multi-Family Residential to O, Office. A lawsuit resulted. In connection
with a settlement agreement not yet approved by the court, the City
changed the zoning to C, Commercial in late 1995. Agents for the owners
are in the process of preparing a preliminary plat of the property between
MacArthur Boulevard and the electric transmission line, north of
Riverchase Drive. On February 15, 1996, the Planning and Zoning
Commission held the public hearing open on this case for the purpose
of receiving coordinated submissions on all four sites within the
proposed MacArthur Plaza subdivision.
Item # 13
TRANSPORTATION: MacArthur Boulevard is a 4 lane divided thoroughfare built in a
110'-wide right-of-way shown on the thoroughfare plan as a P6D,
6-lane divided thoroughfare.
SURROUNDING LAND USE & ZONING:
North- vacant; ~C~ Commercial
South- vacant; "C~ Commercial
East - Jefferson at Riverchase Apartments; *MF-2~ Multi-Family
West vacant; "C" Commercial
TP&L transmission line r.o.w.; "A~ Agriculture
COMPREHENSIVE PLAN: The 1987 Comprehensive Plan shows Office. The
proposed 1996 Comprehensive Plan shows the area as
suitable for regional retail use.
DISCUSSION: As noted in the staff comments for the other MacArthur Plaza special use
permit applications (and for the benefit of this applicant, who does not
have access to those comments), many communities are reluctant to permit
drive-in restaurants within high-profile areas because of factors which hurt
surrounding property values. The Coppell Zoning Ordinance recognizes
the potential for adverse impacts by requiring a special use permit for
most auto related uses, including drive-ins.
As early as November of 1995, staff met with the real estate broker and
the various prospective purchasers of sites within MacArthur Plaza. Staff
stressed repeatedly its opinion that, while not easily accomplished, it
would be possible to establish auto related uses on MacArthur Boulevard
without damage to the surroundings. The key elements would be unified
building materials, coordination and restraint on signage, and extensive
landscaping so that the result would be similar in appearance to
neighboring commercial projects.
Sonic has an excellent track record in Coppell in terms of property
upkeep. With attention to the three key elements mentioned above, and
with reasonable conditions on operation, a drive-in restaurant in this
location could be a convenience to the community.
The site plan submitted, however, does not comply with an important
provision of the zoning ordinance. It does not provide 15 % of the site
(less building) with non-vehicular landscaping. To compensate for the
shortfall, the developer of MaeArthur Plaza is providing Lot 2 as a
common landscape area. Staff is agreeable to the concept, but would
prefer dealing with the departure from requirements through use of a
planned development district in place of special use permits.
Item # 13
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff recommends approval of the property as a "PD-C" Planned
Development District, permitting this use and all uses allowed in the 'C~
Commercial District, and subject to construction and operation in
accordance with the site plan submitted, with engineering comments, and
with the following conditions:
Plans shall be approved by the Riverchase Architectural Review
Committee.
All roof-top mechanical equipment and antennae shall be screened.
Exterior signs shall be limited to those as shown on the site plan
elevations.
Sign colors shall be limited to Plexiglas 2050 Blue, Gemini 7138
White, 3M 830-43 Red, and Black.
Monument sign shall include the designation "at Riverchase' to
denote that the project is part of the overall Riverchase Planned
Community's architectural concept.
Building materials shall be limited to:
Predominant brick - U.S. Brick Patriot Executive (Mineral
Wells PlanO
Accent brick - U.S. Brick Hillstone (Ogden Plant)
Facia and trim paint - Glidden Master Palette Historic Tan
30YY 50/176
Awning - Color to match Historic Tan paint color.
Standing seam roof - Same as at Sonic on Denton Tap
Road
ALTERNATIVES: 1) Recommend approval of the Special Use Permit
2) Recommend disapproval of the Special Use Permit
3) Recommend modification of the Special Use Permit
Item # 13
ATTACHMENTS: 1) Site Plan
2) Landscape Plan
3) Irrigation Plan
4) Elevations of Detached Monument Sign
5) Front Elevation
6) Elevations
7) Architectural Rendering
8) Departmental Comments
Item # 13
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SONIC DRIVE-IN ..'~' ..: .,~" ,n:. _
, MACARTHUII BLVD. -/
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COPPELL, TEXAS '" : ......................................