Cover Memo1
MEMORANDUM
To: Mayor and City Council
From: Mindi Hurley, Director of Community Development
Date: October 10, 2017
Reference: Consider approval of PD-157R7-C, Valley Ranch Plaza, to allow revisions to the site plan
including the addition of a drive-through restaurant, revising the parking, circulation,
landscaping and building facades on 4.6 acres of property located at the southwest corner
of E. Belt Line Road and S. MacArthur Blvd.
2030: Business Prosperity
Executive Summary:
The purpose of this request is three-fold: to revise the circulation patterns to allow a drive-through
restaurant and increase the queuing for an existing restaurant, modifications to the façade to update the
appearance of this shopping center, and to revise the lighting to enhance the visibility and safety for this
three-building shopping center.
Introduction:
The most significant changes will be the renovation of the building facing E. Belt Line Road which are
proposed to include:
• the addition of a drive-through facility for the eastern end-cap lease space;
• the conversion of indoor space to a small patio area to accommodate limited outdoor seating;
• sunbrella (fern color) awnings being installed on the front façade;
• installation of enhanced paving in the pedestrian areas in front of the building; and
• the addition of planters on the north side of the building.
The addition of the drive-through for this building coupled with the additional stacking areas for the
McDonalds will improve the circulation patterns from E. Belt Line Road into this site. The renovations
to the retail/restaurant building facing MacArthur Boulevard will include façade improvements to the
restaurant entry and updating the windows and attached light fixtures.
These renovations do not increase the footprints of buildings; however, several parking spaces have been
deleted to improve the circulation and provide sufficient queuing and loading area for the existing
McDonalds and proposed drive-through facilities. Currently, 253 parking spaces are required, and 239
parking spaces proposed, a 5% (14 space) deficit. Staff is supportive of this variance considering the
McDonalds play area is currently parked at the same ratio as the restaurant and the queuing for both
drive-throughs have been increased to accommodate a total of 24 vehicles. Therefore, this 14-space
deficit is recommended for approval.
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One final modification to this shopping center is to increase to the site lighting; using both pole and wall
mounted fixtures, for additional safety and visibility. The photometric study submitted is complaint with
the Zoning Ordinance which limits the maximum intensity measured at the property line of a residential
use to 0.25 foot candles. The physical and visual separation of this existing shopping center to the newly
developed residential subdivision is further augmented by the 75’ wide landscaped HOA lot which abuts
the western property line of this shopping center.
Analysis:
On September 14, 2017, the Planning and Zoning Commission recommended APPROVAL of PD-
157R7-C, Valley Ranch Plaza, the following condition remains outstanding and will be incorporated into
the PD Conditions:
1. Restaurant uses shall be limited to a maximum of 17,900 square feet of this shopping center.
Legal Review:
This did not require city attorney review
Fiscal Impact:
None
Recommendation:
The Planning Department recommends approval.
Attachments:
1. Staff Report
2. Site Plan
3. Landscape Plan
4. Elevations – Belt Line Road
5. Elevations – MacArthur Blvd.
6. Photometric Study