Valley R Plaza 2B-CS 990415 CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD-157RS, VALLEY RANCH PLAZA
P & Z HEARING DATE: April 15, 1999
C.C. HEARING DATE: May 11, 1999
LOCATION: Southwest corner of Beltline Road and MacArthur Boulevard.
SIZE OF AREA: Overall Planned Development: 200,593 sf; 4.6 acres
Phase I: 164,969 sf
1 Existing Retail/Restaurant Building: 19,200 sf
MacDonald's Restaurant: 3,278 sf
Phase II: 35,624 sf; .818 acres
1 New Retail/Restaurant Building: 10,000 sf
CURRENT ZONING: LI (Light Industrial)
REQUEST: PD-C (Planned Development-Commercial))
APPLICANT: Owner: Engineer:
John T. Evans Co. Winkelman & Associates
5950 Berkshire Lane, Ste. 410 12800 Hillcrest Rd., Ste. 200
Dallas, TX 75225 Dallas, TX 75230
(214) 891-3200 (972) 490-7900
FAX- (214) 891-3232 (972) 490-7099
HISTORY: This property was platted in 1987 and replatted in 1992. City
Council granted three Special Use Permits on portions of the
property in 1987 - one for a service station, one for a car wash,
and one for a convenience store. In mid-1994 Council granted
Special Use Permits for a Schlotzsky's on the most northwesterly
portion of the site and for an Arby's on the most southerly portion.
In late 1994 Council granted a Special Use Permit for a SpeeDee
Oil Change facing Beltline Road adjoining the east side of the
proposed Schlotzsky's. None of these proposals were built.
In August of 1996, City Council approved a commercial planned
development that permitted construction of a 3,278 square foot
drive-through restaurant and a separate 19,200 square foot
retail/restaurant building on 3.676 acres. On February 18, 1999
Item # 6
the Planning and Zoning Commission approved an 8,000 sf retail
building. When the case was heard by City Council on the March
9, 1999 the applicant had submitted a site plan showing a 10,000 sf
structure. Based on the fact that the plan did not meet the city's
parking regugations and that the Planning and Zoning Commission
had not reviewed that particular plan, the City Council denied the
zoning request.
TRANSPORTATION: MacArthur Boulevard is a P6D divided major thoroughfare built to
standard in a ll0'-wide right-of-way. Beltline Road is shown on
the thoroughfare plan as a P6D and is scheduled for construction
by Dallas County, but currently is a 2-lane asphalt roadway
contained within a 120'-wide right-of-way.
SURROUNDING LAND USE & ZONING:
North- vacant; "C' Commercial
South- restaurant; "LI-SUP'
East - shopping center; "LI' Light Industrial
West - vacant; "C' Commercial
COMPREHENSIVE PLAN: The Comprehensive Plan shows the property as suitable for
regional retail uses.
DISCUSSION: With this zoning change request, the applicant is incorporating
approximately 35,624 sf of property zoned Light Industrial into an existing
commercial planned development that currently measures approximately
164,969 square feet. The site plan shows a 10,000 sf retail/restaurant.
The original planned development was approved with approximately
35,790 sf of landscaping, significantly less than the 48,601 sf required by
Code. The total landscaping coverage of the initial phase of this planned
development was approximately 22 %. A typical conforming development
would contain 25 % - 30% landscaping.
According to the landscape plan submitted for this new phase of
development, 10% of the pavement is 1,479 square feet. The street
frontage is approximately 133.5', requiring 2,003 square feet of perimeter
landscape. The area of the lot less the combined area of the building is
25,624 sf - requiring 3,844 sf of non-vehicular landscaping. The total
landscaping required is the sum of those three numbers, or 7,326 square
feet. In comparison, the total mount proposed for this phase is 7,149
square feet or 20.06% of landscape coverage, slightly less than required
by Code. As shown on this new plan the applicant is providing 20%
landscaping on thi.q site, as well as on the overall site as requested by staff.
Item # 6
However, there are inconsistencies between the site plan and the landscape
plan that need to be rectified. The configuration of the ADA walkway and
the size of the planting island at the northeast corner of the building do not
track on the two exhibits. The landscape plan shows Clarissa Hollys being
planted in the parking space just west of the planting island. Also, some
landscaping is being sacrificed to accommodate the ADA accessible
walkway. Staff is not sure if the extra planting island at the southeast
corner of the building offsets the losses just iterated. As the applicant
barely meets the 20% landscape requirement, any landscaping loss could
dramatically affect the percentages. Applicant is asked to prove that any
landscaping loss does not negatively impact their ability to meet the 20%
requirement on this site, as well as on the overall development.
Staff does appreciate the applicant's efforts to provide additional
landscaping and plant material against the eastern and western elevations,
which softens the solid brick facades. Also, the three planter pots (4
square feet large) at the entrance of this retail center enhances the
aesthetics of the overall project.
Regarding proposed signage, the sign ordinance permits only one
monument sign on the total property. The planned development was
approved with one 48 square foot monument sign for the retail/restaurant
building and one additional monument sign for the McDonald's.
Ordinance 91500-A-191, which stipulates all the conditions of this
particular planned development, does not address the monument sign issue
for Phase II. However, the Site Plan drawing attached to the ordinance
document references a future monument sign. Staff recommends a 40
square foot monument sign identifying the building not the establishments
be allowed on this site. The Planning Commission last month approved a
sign with tenant names. Since this is a new submittal, the Commission is
asked to make that determination again.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
The planning staff recommends approval of the zoning change request subject to
the following conditions being met:
1) Submission of sample building materials to be approved and specified in the
amending ordinance.
2) Applicant is asked to prove that any landscaping loss does not negatively
impact the 20% landscaping requirement on the retail site, as well as on the
overall Planned Development.
3) Modify the Landscape Plan to reflect the Site Plan.
4) Tenant names on the monument sign elevation must be approved by the
Planning and Zoning Commission.
5) Limitation of restaurant usage on the entire 4.6 acres of property (including
ice cream, yogurt, bagel, sandwich, coffee, deli shops, and the like) to a total
Item# 6
of 17,300 square feet of both interior/exterior space, provided parking
requirements are met.
6) No outside storage.
7) Submit an irrigation plan that is signed and sealed by a licensed irrigator.
8) TU easements for facility will be required by plat or separate instrument.
9) Building must be equipped with auto fire sprinkler system
ALTERNATIVES: 1) Recommend approval of the request
2) Recommend disapproval of the request
ATTACHMENTS: 1) Site Plan
2) Landscape Plan
3) Building Elevations
4) Correspondence from the applicant
Item# 6 ~
April 6, 1999 I~
Mr. Mike M~
P.E., ~sist~t CiW Eng~e~
CiW of Coppell
P.O. Box 478
Coppell, Tex~ 75019
~: Placement ora "~e Way" si~ a ~e sourest comer of~e n~ 10,000 squ~e foot
ret~l buil~g. PD-157~ Vflley ~eh Plea
De~ Mike:
As ins~eted ~ ~e April 1, 1999 DRC mee~g, we ~e ~g ~s lea~ to eo~ ~at
upon completion of ~e new 10,000 squ~e foot ret~l buil~ng we ~11 be plae~g a "One
Way" si~ at ~e sourest comer of ~e new bulldog m~ng ~e ~ve be~een
McDonal& ~d ~e new building One Way.
If you have ~y questions plebe feel flee to efll ~ at (214) 891-3200.
Sincerely,
BELTLINE/MACARTHUR JOINT VENTURE
By: THE JOHN T. EVANS COMPANY, INC.
VENTI.rRE MANAGER
ident
5950 Btrksl~irt LAst, S#it~ 410, l}allas, T~gat 75225 · (214) 891-3200 leas (214) 891-3232