Coppell Cross L4-CS010621CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: S-1188, Pan Acean Noodle Shot & Grill
P & Z HEARING DATE:
C.C. HEARING DATE:
LOCATION:
SIZE OF AREA:
June 21,2001
July 10, 2001
Coppell Crossing IV Shopping Center at 777
Boulevard.
Approximately 2,950 square feet.
S. MacArthur
CURRENT ZONING:
C (Commercial)
REQUEST:
C-S.U.P. (Commercial, Special Use Permit) for a Chinese Restaurant.
APPLICANT:
HISTORY:
Terra Builders, LC
2200 Morass Road, Suite 310
Flower Mound, TX 75028
Phone: (972) 355-1014
Fax: (972) 355-1940
There has been considerable development history on the property
surrounding this request including site plan approvals as well, as
platting activity. A site plan for an 11,570 square foot retail building
and final plat for this property was denied by the City Council on
December 14, 1999. Lack of adherence to the city's landscaping
requirements, size of the building as well as need for additional
information on proposed signage were the major areas of concern.
On March 2, 2000 the Board of Adjustment considered requests for
variances and special exceptions for this (lot 4) as well as Lot 5 of this
development. The only favorable ruling relating to this lot was a
special exception to reduce the number of parking spaces required for
this lot. This special exception was granted by the Board of
AdjUSlment, subject to the size of restaurant uses being limited to a
maximum 4,000 square feet. This requirement remains in effect.
Item # 8
On May 9, 2000 the City Council approved a detailed site plan for an
8,498 square foot building and a final plat on this property, subject to
the raceway of the signage matching the material on which it is
mounted.
Special Use Permits
S- 1181-On November 14, 2000 City Council approved S- 1181 for
CC's Coffee house which was to be located at the eastern end
of this building, in approximately the same location as the
current requested Chinese restaurant. Since that time, CC's
has decided not to locate in this building. Within a separate
agenda item, staff is concurrently requesting that you revoke
the Special Use Permit, to allow the Chinese restaurant to
occupy this space.
S-1185-Additionally, on May 8, 2001, City Council approved S-1185
for Sergio's Market/Mangia! Market & Bakery which was to
be located at the western end of this building On June 12,
2001, City Council denied the Ordinance for Mangia!, due to
a letter received fi.om Mockingbird Management Company
(dated May 21, 2001), indicating that a lease had not been
signed by Mangia!. Two restaurant leases have been signed
for Coppell Crossing IV; one for the subject application, Pan
Acean Noodle Shop & Grill, and another for Tasty Donuts.
Revocation of the previously approved Special Use Permit, S-1181,
and denial of the ordinance for Mangia! will allow for the subject
2,950 square foot Chinese restaurant and the concurrem application
for the 1,050 square foot donut shop, to operate within the 4,000
square foot maximum for restaurants applied to this site by the Board
of Adjustment.
TRANSPORTATION:
MacArthur Blvd. is a P6D, shown as a six-lane divided thoroughfare
on our Thoroughfare Plan. It is currently an improved four-lane
divided roadway contained within a 110-foot R.O.W.
SURROUNDING LAND USE & ZONING:
North- retail; "C" Commercial
South - DART R.O.W., and retail; "A" Agriculture and "C-PD157", Commercial
East - shopping center; "R" Retail
West - retail; "C" Commercial
COMPREHENSIVE PLAN:
The Comprehensive Plan shows the property as suitable for
retail uses.
Item# 8
DISCUSSION:
This request would allow the operation of an
approximately 2,950 square foot Chinese restaurant with
private club. The floor plan indicates the restaurant will
contain a small bar and a mix of tables 8: booths, with a
seating capacity of 114. The requested hours of operation
are Sunday through Saturday: 11 a.m. to midnight.
As noted, approval for this site plan was granted in April of
last year, and construction is nearing completion. Staff
should note that changes were made to the parking lot
during construction that varied from the approved site plan.
The applicant is currently in the process of reconstructing
the parking lot according to the approved site plan. Staff
has included a condition that a Certificate of Occupancy
shall not be issued until the site and landscaping is in full
compliance with the approved site plan.
The signage approved for this building is the same
approved for buildings 1 and 2 of Coppell Crossing that
specifies:
"ivory lettering will be used for all signs and, if
necessary, a tenant may also incorporate a logo of a
different color as part of the allowable signage,
provided that the logo occupies less area than the
ivory lettering".
Per Section 294.3(B) of the Zoning Ordinance, attached signs
for buildings and leaseholds with multiple facades are
permitted with a maximum aggregate effective area on any
one facade equal to one square foot per one lineal foot of
facade width and a maximum total aggregate effective area of
two square feet per lineal foot of tenant frontage. The
applicant has proposed to place two, 45 square feet signs on
the building; one sign will be located on the south elevation
and the other will be located on the east elevation. Both signs
are in compliance with the allowable area for attached signs.
The signs will consist of ivory individually mounted letters.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of S-1188 for Pan Acean Noodle Shop & Grill,
subject to the following conditions:
1. The hours of operation being limited to Sunday through Saturday: 11
a.m. to midnight.
2. The development of this property shall be in accordance with the site
plan, elevations, floor plan and sign plans.
Item# 8
o
No Certificate of Occupancy shall be issued until the site is
constructed according to the approved site plan, including required
landscaping.
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)
2)
3)
4)
Site Plan for Coppell Crossing IV
Elevations for Coppell Crossing IV
Floor Plan for Pan Acean Noodle Shop & Grill
Proposed Sign - detail
Item# 8
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