Valley R Plaza 2B-CS 990218CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD- 15784, VALLEY RANCH PLAZA
P & Z HEARING DATE: February 18, 1999
C.C. HEARING DATE: March 9, 1999
LOCATION: Southwest corner of Beltline Road and MacArthur Boulevard.
SIZE OF AREA: Overall Planned Development: 200,593 sf, 4.6 acres
Phase I: 160,130 sf; 3.676 acres
1 Existing Retail /Restaurant Building: 19,200 sf
MacDonald's Restaurant: 3,278 sf
Phase II: 41,179 sf; .945 acres
1 New Retail /Restaurant Building: 8,000 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.
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TRANSPORTATION: MacArthur Boulevard is a P61) divided major thoroughfare built to
standard in a 110' -wide right -of -way. Beltline Road is shown on
the thoroughfare plan as a P613 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 41,000 sf of property zoned Light Industrial into an existing
commercial planned development that currently measures approximately
3.6 acres. The site plan shows an 8,000 sf retail/restaurant building on
41,179 sf site.
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 1,808 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
27,624 sf — requiring 4,144 sf of non - vehicular landscaping. The total
landscaping required is the sum of those three numbers, or 7,955 square
feet. In comparison, the total amount proposed for this phase is 4,901
square feet or 13.7 % of landscape coverage, far less than that required by
Code.
Initially, the landscape coverage for Phase II totaled 9.9% of the site. Staff
advised the applicant not to count the pavement area of the western fire
lane that was required during construction of Phase I. In doing so, the lot
in question was reduced from 41,179 to 35,624 sf. and the total
landscaping requirement was decreased by 2,286 square feet. Combining
the landscape coverage of both phases, the landscape coverage for the
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entire site drops to 19 %. Staff is of the opinion that the overall site
landscape coverage should not drop below 20%. Therefore, the applicant
must provide at least an additional 1,433 square feet of landscaping on
Phase H.
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 4 square foot planter
pots at the entrance of this retail center, as well as the 8 foot wide
landscape buffer strip with Crape Myrtles separating the site from the
McDonald's driveway enhances the aesthetics of the overall project.
One solution to the landscape shortages on Phase II, would be to reduce
the size of the building. That would automatically reduce the total
required number of parking spaces. Another solution would be to increase
the landscaping provided on this site by increasing the quantity and size of
the proposed planting material. For instance, increasing the caliper inches
of the proposed trees from 3" to 5" or substituting accent trees with over -
story trees and adding more trees around the retail building would partially
address the landscaping shortage. A third possibility would be for the
applicant to enhance the existing landscape on the overall site. If that were
to occur, staff would suggest additional plant material along the public
access areas along Beltline Road and MacArthur Boulevard.
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 H. 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.
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) Revision of the landscape plan to show at least 20% landscape coverage on the
overall site. Applicant may choose to increase the size and amount of plant
material on Phase II, as well as Phase I to compensate for reduction of the
total landscaping required by Section 32 of the Zoning Ordinance.
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3) Modify the monument sign elevation to reflect a 40 square foot monument
sign identifying the building (no tenants).
4) 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 17,900 square feet of interior space and 800 square feet of exterior patio
area.
5) No outside storage.
6) Roof top mechanical equipment to be screened.
7) The landscape plan must be signed and sealed by a licensed landscape
architect or bonafide nurseryman.
8) Submit an irrigation plan that is signed and sealed by a licensed irrigator.
ALTERNATIVES: 1) Recommend approval of the request
2) Recommend disapproval of the request
ATTACHMENTS: 1) Phase II: Site Plan
2) Phase II: Landscape Plan
3) Phase II: Building Elevations
4) Phase I: Site Plan
5) Phase I: Landscape Plan
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