Valley R Plaza 2-CS 960718CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO: PD -157 VALLEY RANCH PLAZA
P & Z HEARING DATE: July 18, 1996
CC HEARING DATE: August 13, 1996
LOCATION: Southwest corner of Beltline Road and MacArthur Boulevard
SIZE OF AREA: 160,130 square feet, or 3.676 acres
CURRENT ZONING: LI (Light Industrial)
REQUEST: PD -C (Planned Development, Commercial)
APPLICANT: Owner:
Beltline /MacArthur Joint Venture
John T. Evans Company, Inc.
5950 Berkshire Lane, Suite 410
Dallas TX 75225
(214) 891 -3200
Fax (214) 891 -3232
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.
TRANSPORTATION: MacArthur Boulevard is a P6D divided major thoroughfare built
to standard in a 110' -wide right -of -way. Beltline Road is shown
on the thoroughfare plan as a P6D and is scheduled for
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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" Light Industrial
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: The site plan for this two - building complex shows a total of 22,478 square
feet of interior space, plus an 800 - square -foot exterior dining patio. The
total number of parking spaces shown is 200. At a ratio of one parking
space for each 100 square feet of restaurant area, plus one parking space
for each 200 square feet of retail area, the site plan will support a
maximum of 16,700 square feet of restaurant space (15,900 of it inside
and 800 of it outdoors) with 167 parking places and 6,578 square feet of
retail space with 33 parking places. The parking shown exceeds the
City's minimum requirements for the amount of restaurant and retail space
shown. However, if restaurant space in excess of an additional 1,022
square feet were to displace retail space, parking then would become
insufficient.
The amount of landscaping required by Section 32 is:
Interior Vehicular -Use Area
Vehicular -Use Area Perimeter
Non - Vehicular -Use Area
10% of pavement
15' x street frontage perimeter
+ 10' x remaining perimeter
15 % of the area of the lot not
covered by building
The non - vehicular -use area requirements are in addition to the vehicular -
use area requirements.
According to the landscape plan submitted, 10% of the pavement is 8,120
square feet. The street frontage is approximately 742', requiring 11,130
square feet of perimeter landscape. The remaining vehicular perimeter is
approximately 855', requiring 8550 square feet of landscape. The area of
the lot, less the combined area of the two buildings, is 137,652 square
feet -- requiring 20,648 of non - vehicular landscaping. The total landscaping
required by Section 32, therefore, is the sum of those four numbers, or
48,448 square feet. In comparison, the total amount proposed for this
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Planned Development District is 21,200 square feet, far less than that
required by Code.
Regarding signage, and again for comparison purposes, the sign ordinance
permits only one monument sign on the total property, not to exceed 6
feet in height nor 60,000 square feet in area. Also, the current sign
regulations permit only 10% of the window glass on any building facade
to be occupied by a window sign. The window sign shown on the west
facade is less than 10 %, but the window sign on the east facade exceeds
this requirement.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Because of the significance of this corner at the intersection of two
thoroughfares, both of which are classified as primary image zones in the
City's Streetscape Plan, and at a principal entrance to the city, staff is
concerned that all development standards be met. Therefore, staff would
recommend approval of a Planned Development District at this important
location for the purpose of enhancing the overall aesthetics and design.
However, we believe that the plans submitted need revisions and
refinement.
Staff is favorable to a Planned Development District for uses permitted in
the "C" Commercial District, including restaurants, subject to the site
plan, landscaping plan, architectural elevations and sign criteria submitted,
with the sign criteria applicable to both buildings; and subject to the
following further conditions:
1) submission of sample building materials to be approved and
specified in the amending ordinance,
2) revision of the landscape plan to show substantial increases in the
amount of plant materials to compensate for reduction of the total
area of landscaping prescribed by Section 32,
3) revision of the site plan to show only one monument sign,
4) revision of the east elevation of the McDonalds building to show
removal of the window sign from the glass, or a solid panel in
place of the window sign and a revised sign detail,
5) limitation of restaurant usage on the property (including ice cream,
yogurt, bagel, sandwich, coffee, deli shops, and the like) to a total
of 15,900 square feet of interior space and 800 square feet of
exterior patio area (i.e., no more than 1,022 square feet of the
7,600 square feet of retail space shown devoted to restaurant
usage),
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6) no outside storage,
7) roof top mechanical equipment to be screened,
8) compliance with Engineering Department recommendations.
ALTERNATIVES: 1) Recommend approval of the zoning change
2) Recommend disapproval of the zoning change
3) Recommend modification of the zoning change
4) Continue the Hearing
ATTACHMENTS: 1)
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9)
Zoning Exhibit
Site Plan
Landscape Site Plan
Patio Seating Landscape
Floor Plan of 19,200 s.f. building
Elevations of 19,200 s.f. building
Elevations of McDonalds building
Departmental Comments
Sign Criteria
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