Coppell Cross L4-CS020815CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: 5-1188R, Pan Acean Noodle Shon & Grill
P & Z HEARING DATE: August 15, 2002
C.C. HEARING DATE: September 10, 2002
LOCATION: Coppell Crossing IV Shopping Center at 777 S. MacArthur
Boulevard.
SIZE OF AREA: Approximately 2,950-square feet.
CURRENT ZONING: C-S-1188 (Commercial, Special Use Permit-1188) for a restaurant
and private club.
REQUEST: C-S-1188R (Commercial, Special Use Permit-1188 Revised) for an
additional attached sign for the restaurant.
APPLICANT: Dave L. Gale
Gale Sign Consultants
10673 Live Oak Drive
Fomey, TX 75126
Phone: (972) 564-4874
Fax: (972) 564-2450
HISTORY: 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 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.
The Board of Adjustment granted this special exception, subject to
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the size of restaurant uses being limited to a maximum of 4,000-
square feet. This requirement remains in effect.
On May 9, 2000, 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.
TRANSPORTATION: On our Thoroughfare Plan, MacArthur Blvd. is a P6D, shown as a
six-lane divided thoroughfare. 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-PD-157 (Commercial
Planned Development)
East -shopping center; R (Retail)
West - retail; C (Commercial )
COMPREHENSNE PLAN: The Comprehensive Plan shows the property as suitable for
retail uses.
DISCUSSION: On August 14, 2001, Council approved S-1188, allowing the
subject 2,950 square-foot restaurant and private club. Since
that time, tenant improvements have been underway. The
initial special use permit approval for Pan Acean Noodles
& Grill indicated that two forty-five (45) square-foot
attached signs would be installed on the south and east
building elevations. However, when the sign permits were
submitted to the City for approval, the applicant requested
that the sign originally proposed to be placed on the south
building wall be relocated to the north building wall. As
there was no increase in square footage, staff
administratively permitted this change and the signs were
installed accordingly.
The applicant now wishes to install a 39-square foot sign
on the south elevation facing Belt Line Road. Per Section
29-4.3(Bi) of the Zoning Ordinance, attached signs for
buildings and leaseholds with multiple facades are permitted
with a maximum aggregate effective area on any one fagade
equal to one-square foot per one-lineal foot of facade width
and a maximum total asereaate effective area of two-scLuare
feet per lineal foot of tenant frontage. The applicant's lease
space possesses 65' of linear frontage, allowing a maximum
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total sign area of 130-square feet. Inclusion of the additional
sign brings the total sign area to 129-square feet, just within
the maximum pemutted. The additional sign will consist of
ivory individually mounted letters with bronze returns and is
consistent with the existing wall signs.
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".
Staff has no objection to the subject request, as it is in full
compliance with the Zoning Ordinance.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of S-1188R allowing an additional sign for Pan
Acean Noodle Shop & Grill, subject to compliance with all conditions required by
5-1188, as follows:
1) The hours of operation shall be Sunday through Saturday from 11 a.m.
to 12 p.m. (midnight).
2) The external illumination adjacent to the retail facility shall remain on
during the hours of operation.
3) The site shall be developed in accordance with the approved site plan,
elevations, floor plan and revised sign plan.
ALTERNATNES:
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,
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ATTACHMENTS:
1) Site Plan for Coppell Crossing IV
2) Elevations for Coppell Crossing IV
3) Floor Plan for Pan Acean Noodle Shop & Grill
4) Proposed Sign-detail
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DEVELOPMENT REVIEW COMMITTEE
ENGINEERING COMMENTS
ITEM: S-1188R. Pan Acean Noodle Shop & Grill, zoning change from C-S-1188
(Commercial-Special Use Permit-1188) to C-S-1188R (Commercial-Special
Use Permit-1188 Revised), to allow an additional attached sign for the
Chinese restaurant and private club to be located in the Cappell Crossing
IV Shopping Center at 777 S. MacArthur Blvd, at the request of Dave
Gale, Gale Sign Consultants.
STAFF REP.: Andrea Rov
DRC DATE: July 25, 2002 and August 1, 2002
CONTACT: Teresa Turner, E.I.T. Graduate Engineer, (972/304-3681)
COMMENT STATUS: I /FINAL I S€B
No comments.