Valley R Plaza A-CS 991021CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD-157R6, Valley Ranch Plaza
P & Z HEARING DATE:
C.C. HEARING DATE:
LOCATION:
SIZE OF AREA:
October 21, 1999
November 9, 1999
At the southwest coroer of E. Beltline Road and S. MacArthur
Boulevard.
Overall Planned Development: 200,593 s.f.; 4.6 acres
Phase I: 159,414 s.f.
Retail/Restaurant Building: 19,200 s.f.
McDonalds Restaurant: 3,278 s.f.
Phase II: 35,624 s.f.; .818 acres
New Retail/Restaurant Building: 8,000 s.£.;
Enclosure of the existing PlayPlace at McDonalds: 1,360 s.f.
CURRENT ZONING:
REQUEST:
APPLICANT:
HISTORY:
PD-C (Planned Development, Commercial)
Planned Development Site Plan Amendment.
McDonalds Corporation
511 E. Carpenter Freeway, #275
Irving, TX 75062
(972) 869-1888
FAX: (972) 869-5380
Architect:
Cornerstone Architectural
Services, Inc.
12021 Plano Rd., #175
Dallas, TX 75243
(972) 669-1900
FAX: (972) 669-2565
This property was platted in 1987 and replatted in 1992. The
Coppell City Council granted three Special Use Pemiits 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.
Item # 14
In August 1996, Council approved a commercial planned
development that permitted con~kaction of a 3,278 s.f. drive-through
restaurant and a separate 19,200 s.f. retail/restaurant building on
3.676 acres. On February 18, 1999 the Planning and Zoning
Commission approved an 8,000 s.f. retail building. When Council
heard the case on March 9, 1999, the applicant had submitted a site
plan showing a 10,000 s.f. structure. Based on the fact that the plan
did not meet the city's parking regulations and that the Planning and
Zoning Commission had not reviewed that particular plan, Council
denied the zoning request.
The applicant resubmitted the following month a 10,000 s.f. retail
building site plan for both Planning and Zoning Commission and
Council review. On May 11, 1999, Council approved the site plan
amendment for a new 10,000 s.f. retail building at this site.
TRANSPORTATION:
MacArthur Boulevard is a P6D divided major thoroughfare built to
standard in a 110'-wide fight-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-S.U.P. Light Industrial, Special Use Permit
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 applicant is requesting a site plan amendment to reduce the size of the
Phase II retail building from 10,000 s.f. to 8,000 s.f., as well as enclose
1,360 s.f. of outdoor patio space of the McDonald's restaurant. The
proposed changes affect both the required parking and landscaping
requirements on site. With this submittal the applicant has demonstrated
that they have furnished adequate parking, as well as retained the 22%
overall site landscape percentage as previously approved.
The new building expansion at McDonald's will entail a loss of 96 s.f. of
existing landscaping. However, approximately 483 s.f. of additional
landscaping is being added, therefore, the net change is positive. Staff
adds that any plant material that dies during construction will have to be
replaced with plant material of similar variety and size. Also, shown on
Item # 14
the site plan are 9 new parking spaces along the western elevation of the
new building. Staff would like to point out when the original planned
development was approved, the 9 parking spaces closest to the eastern
elevation of the McDonalds structure were approved without a planting
island at the northern end of the row of parking. As the zoning case is
being reopened, staff is requesting direction from the Planning and Zoning
Commission with regards to requiring the applicant to provide a planting
island. The area in question is currently paved, and it may be cost
prohibitive for the applicant to provide a landscaped island at this location.
If the Commission does not feel it is appropriate to require one, staff
requests that the Commission waive the requirement and stipulate it as a
condition of the new planned development.
The submitted building elevations show an 18.76 s.f. ivory channel letter
"Playplace" sign, as well as an alternate sign proposal for ~e. yellow
"Golden Arch M" McDonald's sign. ~taff hofified the Valley Ranch
Association of the proposed changes at the McDonald's site and learned
that the Valley Ranch Master Association Architectural Review
Committee denied both sign requests (see letter from Brace Crawford).
Planning staff would concur with the Architectural Review Board's
recommendation.
With regards to the new 8,000 s.f. retail building, staff would recommend
enforcement of the restaurant usage limitation on the entire 4.6 acres of
property to a total of 17,300 square feet' of both interior/exterior space.
The applicant is providing 48 new parking spaces and a loading space for
this new facility. 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 (although generally we do not support
plastic boxes). The exterior building materials submitted show the new
retail building will match the color and type of materials of the exiting
retail center.
Regarding the proposed signage, staff recommends a 40 square foot
monument sign identifying the building (not the establishments) be
allowed on this site. The Planning and Zoning Commission in April of
this year approved a sign with tenant names. Since this is a new submittal,
the Commission is asked to make the determination again.
Item# 14
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) 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 of 17,300 square feet of both interior/exterior space,
provided parking requirements are met.
2) No additional signage or alteration of existing signage will be allowed
on McDonald's existing structure, as well as on the expansion.
3) Waive the planting island requirement at the north end of the 9 parking
spaces closest to the eastern elevation of the McDonalds building and
list it as a condition of the planned development.
4) Tenant names on the monument sign elevation must be approved by the
Planning and Zoning Commission, if allowed at all.
5) Approval of the sample of the color board showing all exterior building
materials.
6) Roadway impact fees will be required for the additional McDonald's
building space. (See Engineering Comments)
7) Minimum inside radius on fire lanes is 30 feet. (See Fire Comments)
8) No TXU facilities shall be included in the enclosure. (See TXU
Comments)
ALTERNATIVES:
1) Recommend approval of the request
2) Recommend disapproval of the request
3) Recommend modification of the request
4) Continue the public hearing
A'I'TACHMENTS:
1) Memo from Bruce Crawford of the Valley Ranch Association
2) Brace Cmwford's letter dated October 4, 1999 to the McDonald's Corp.
3) Irrigation Plan
4) Proposed Elevations
5) Proposed Floor Plan
6) Site Plan
7) Landscape Plan
8) Elevations
9) Departmental Comments
Item # 14
, ~
0ct~12-99 02:42P Va~_ ~anch Assoc 972 [ ~ 2579 P.02
VALIL'YRANI H
Prom:
Da~' 1 r~ t2-99
Subject: MGDOIVALD'S
I SAB!,:r. LE MORO
BRUCE D. CRAF/FORD, AMS
As per our conversation, please be advised the Valley Ranch Master Association
Architectm-al Review Committee has reviewed tile construction plans for the McDonald's
located at the Intersection of MacArthur Blvd. and Beltline Road.
The Association has approved enclosing the play area and expanding the parkIng
lot. All new buildIng materials must match existing.
Furthermore, I would like to point out that additional signage or .alteration of
existing signuge was not approved. Enclosed please L'md u copy of the correspondence in
relation to the addition.
L api~reciatc the City s attention to detail and calling to confirm the status of the
alteration. Should you have any questions or require additional information please feel
free to call.
0ct.-:'12-99 02:42P Va'll~*"'""Ranch Assoc 972 mg
ASSOCIATIONS
257g
Po03
October 4, 1999
McDonald's Corporation
Attn: Mr. Michael Motta
511 E. Carpenter Freeway, Suite 375
lr~ing, TX 75062
Re: 813 N. MacArthur Blvd.
12 1999,
DcarMr. Motta:
Your request was received and r~viewed by representatives of thc Valley Ranch Master
association ,architectural Review Committee. The following are the comments from the
committee:
· Additional outdoor seating and enclosed playground was approved. All new building
mntcrials must match existing.
· Additional signagc was denied.
Please be advised th~'~ the Architectural Review Committee does not warrant improvements
including structural design, functional concerns, and building code compliance. It is the
responsibility o f the owner to ensure the quality of craftsmanship and materials, to gain proper
approvals Imm appropriate local government officials, and to verify the adequacy of'design.
Please note that deviation from the approved submittal may require resubmission to the
Architectural Review Committcc.
Should you have any questions regarding this decision or the resubmitta[ process, please feel free
to contact our office at (972) 869-1430.
Sincerely,
Community Manager
As Agent lbr Valley Ranc~//
0~N'II E. Valley R;mch Pkwy., ..guile 20.t0 * Irvinll. Texas 75063 * (9721 869-1430
DE VEL OPMENT RE VIE W COMMITTEE
FIRE PREVENTION COMMENTS
ITEM: PD-157R6-VALLEY RANCH PL~ZA
DRC DA TE: SEPTEMBER $0, 1999
CONTACT: TRAVIS CRUMP, FIRE MARSHAL 972.304.3503
COMMENT STATUS:
PRELIMINARY ......
1. Minimum iaside radius on fire lanes is 30 feet.
TXU Electric & Gas
4200 North Belt Line
I~vin~, TX 75038
Comments for City of Coppell
Development Review Committee
September 30,1999
PD- 15 7R6, Valley Ranch Plaza-Zoning Change Acceptable
No TXU facilities shall be included in the enclosure.
Bobby Oney
OCT - ] 1999