[{"_1":2,"_88":-5,"_89":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,76],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},"mediaId",5980061,"mediaKeyId","5774823-abec22d83c0ff53a601d7c4cdc9521f1","parentId",5774823,"title","Coppell panel approves McDonald’s rebuild with conditions on noise, lighting and monument sign placement","audioSeconds",2857,"startMs",935000,"endMs",3792000,"viewUrl","/Search/View?dp=1&key=5774823-abec22d83c0ff53a601d7c4cdc9521f1&start=935&end=3792","thumbnailUrl","https://assets.pipeline.soar.com/5774823-abec22d83c0ff53a601d7c4cdc9521f1/thumbnail_935000.jpg","articleUrl","/articles/5980061/Texas/Coppell-panel-approves-McDonalds-rebuild-with-conditions-on-noise-lighting-and-monument-sign-placement","mediaUrl","https://secure.pipeline.soar.com/5980061-b67b886a00533ebd4831993298f9f03b/orig.mp4?Expires=1770272258&Signature=TWsDSEUtzeIlsIq2y4x4MFjhpgXmJenFnJuZrbWatHZUDJ24tuzxaWyXSd0vaan2MdgBNyBU1G-6Wc1HQ7-hDoTHu2j~Yrg3KbnDGKVYrEQdmdtNo1k2VSSQyxqKt~SM1vu1ukvF10ojL0n2~BYuwN3L6LJvS4eX9L5ZtQCZUcf94XUGrK0nesGdSCAnS6jgka3r20tXHzNTsx5sSWxQ5pVrgZNad5Mti9AfWx9L~1F5LOwhSVQY7R3D0mDA18txPdM5SG2Mm23rbmZyQVarMDB4MXvXCUvycResKHp6LRZhzJ8~ZTHaihw~u9btyMYLrhNeGA89C8ecFwJAzuD3tQ__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of Coppell TX","date","2025-09-17T21:14:53Z","article","The Coppell Planning and Zoning Commission on Sept. 18 approved a planned development allowing a new McDonald’s restaurant at 125 South Denton Tap Road, subject to conditions requiring a noise‑reduction plan for drive‑through audio and administrative review of monument‑sign placement to accommodate utilities and sight triangles.

Staff and the applicant told the commission the 1987 McDonald’s will be demolished and replaced with a new 4,180‑square‑foot building that retains a double drive‑through and adds a third window configuration (pay and two pickup windows). Mary Parr Boswell, senior planner, described the project and said staff recommended approval with conditions that include maintaining existing hours (lobby 5 a.m. to 10 p.m., drive‑through 24 hours), the proposed landscaping plan, and approval of a slightly taller monument sign due to site's slope and easements.

Mary Parr Boswell said staff received two written responses from nearby residents expressing concerns about delivery noise, early trash pickup, pressure washing after hours and lighting glare. One neighbor who spoke at the hearing, Christophe Sirui of 118 Arbor Manor, told the commission: “We can hear the trash pickup at 05:30 in the morning. That's horrible.” Sirui asked for lowered light levels, shielding of fixtures and additional landscaping along the west property line to buffer sound and light.

McDonald’s representatives described operational controls and mitigation steps. Larkhill Ludwig, operations manager for the McDonald’s property, said: “Currently, there is no issues with parking on the site. With the double drive through, you know, more people are going through there.” The applicant noted drive‑through sales account for the majority of business and said deliveries to this McDonald’s occur mid‑day on Sunday and Wednesday; the applicant also said commercial‑scale power washing of the lot occurs approximately once per year and typically takes about two hours.

Commissioners pressed for enforceable measures addressing late‑night noise and lighting. After discussion, the commission added two conditions to staff’s recommendation: (1) a noise reduction plan for the kiosk audio system must be submitted for administrative review and approval, demonstrating ambient noise at the property line meets the commission’s expectations between 10 p.m. and 7 a.m.; and (2) administrative approval for the monument sign location so staff can finalize placement given underground utilities and site triangles. Mary Parr Boswell and staff will review photometric (lighting) plans and building‑permit submittals; the photometric review occurs during the building permit process.

The new site plan shows 35 standard parking spaces and 13 stacked drive‑through stalls; by ordinance the restaurant would require about 41 spaces (one space per 100 square feet). Staff supported the variance because the applicant reported a high drive‑through share and proposed operational controls; staff also noted the new design adds more landscaping overall than the existing site.

Commissioner Mower moved to approve PD‑325R McDonald’s subject to the staff conditions plus the two additional administrative conditions; Chairman Haas seconded. The motion passed unanimously on roll call.

Next steps: staff will require photometric plans and will administratively review the submitted noise‑reduction plan and final monument sign location before building permits are issued. If neighbors report unresolved noise or lighting problems after construction, staff retains enforcement authority under local ordinances.","mediaType","Video","parentTitle","Planning & Zoning - 09/18/25","oneSentenceSummary","The Planning and Zoning Commission approved a plan to demolish and replace the McDonald’s at 125 S. Denton Tap Road with a new 4,180‑square‑foot restaurant and double drive‑through, adding conditions to address noise, lighting and sign placement after neighbors raised concerns.","taxTitle","Coppell, Dallas County, Texas","taxId",55075,"location","Texas","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},5980066,"Commission approves AC by Marriott amendment adding four rooms; requires shuttle to justify parking variance",2689,441000,3130000,"/Search/View?dp=1&key=5774823-abec22d83c0ff53a601d7c4cdc9521f1&start=441&end=3130","https://assets.pipeline.soar.com/5774823-abec22d83c0ff53a601d7c4cdc9521f1/thumbnail_441000.jpg","/articles/5980066/Texas/Commission-approves-AC-by-Marriott-amendment-adding-four-rooms-requires-shuttle-to-justify-parking-variance","https://secure.pipeline.soar.com/5980066-2766dfab37fed3c4b3f0f15e9a8455df/orig.mp4?Expires=1770272258&Signature=L6g5eF9rE-fpKGgHWpfEaicUI-9svZr0KQVafqkwZCxynfuOjUaLlpyImPAN8nRwFmfK1OLQwj7a9~9npFmLdn2v4-Qo3owM5tn7xriOHx18~0vITpJWCzYYU2TpcQQ0vOoxJKkTbEN8pUMbQ3Ag6sd3J9gzmWBz~w5sjnPwBuJVorV8p69GaO8F5J5SRLVPSozj8iwNZvt9h-c9him8sbBcSkLqp5sPecNw6DJFsI2zD~bvCcDxkG028HgB1Gfl0MARJervt5NKOGdGX~r1aOaReWOPsP-FnWDPKJ4Zp1XeCJEePEitUV0MPT1yNQrB4AmRgRzoRg3hs2j-0MlfyA__&Key-Pair-Id=KUT5TJCACFTXG","The Coppell Planning and Zoning Commission on Sept. 18 approved an amendment to the detailed planned development for AC by Marriott that increases the hotel by four rooms and adds roughly 402 square feet, contingent on a shuttle service to offset a parking variance.

The decision amends PD-221R3R6 for the five-story hotel on the northwest quadrant of Highway 635 and South Belt Line Road. The commission voted unanimously to approve the amendment after staff recommended the change and outlined conditions tied to parking and design.

Senior planner Mary Parr Boswell introduced the item and staff presentation. Development Services Administrator Matt Steer told the commission the request increases the room count by four and therefore requires four additional parking spaces. Steer said staff recommended approval with conditions, adding that “staff is comfortable recommending approval of this request with this as an added PD condition.” The staff conditions carried in the motion require a shuttle service to and from DFW Airport and surrounding businesses, allow parking as proposed (one required parking space per room and one required space per 450 square feet of meeting space), and carry forward previously approved PD requirements including a five-foot landscape buffer on the southern property line and one loading zone on the west side of the building.

Commission members asked about enforcement and contingency if on‑site parking became an issue. Steer and other staff noted options including requiring additional shuttle buses or a shared‑parking agreement with adjacent properties; he told the commission the city could require proof the shuttle service is in place at permit review. Commissioner John Daubmeier moved to approve the PD amendment and Commissioner Mauer seconded the motion. The roll call was unanimous: Daubmeier, Vice Chair Sue Blankenship, Chairman Haas (virtual), Commissioner Maurer and Commissioner Bishop all voted aye.

The project site was previously approved in April 2020 as a five‑story Hilton Garden Inn and later administratively amended to AC by Marriott with the prior room and parking counts. The applicant is represented by Alex Trimple of Quidity Engineering LLC on behalf of Whitestone Hospitality Management (D.K. Patel). Trimple told the commission the developer currently plans to provide one shuttle bus but “he would definitely be willing to do 2” if the commission wanted that as a condition.

Staff noted only minor landscape changes and a small tree relocation to avoid utilities. The amendment documents show the building façade materials and colors consistent with the hotel prototype, and staff will review final engineering and building permit details before construction proceeds.

The commission’s approval allows the developer to proceed to final engineering and building permit review subject to the PD conditions approved on the record. Staff will require evidence of the shuttle service as part of subsequent permit submittals and may request additional mitigation if operational issues emerge.

Details recorded in the hearing record: the amendment adds four rooms and about 402 square feet; the site is roughly 2.66 acres at the northwest quadrant of Highway 635 and South Belt Line Road; approved parking ratio for this amendment is one space per room and one per 450 square feet of meeting space; the motion carried unanimously.","Coppell Planning and Zoning Commission approved a detailed planned development amendment allowing AC by Marriott to add four rooms and about 402 square feet, granting a parking variance conditioned on a shuttle service and carry‑forward PD conditions.","actionData","errors"]

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Coppell panel approves McDonald’s rebuild with conditions on noise, lighting and monument sign placement

Commission approves AC by Marriott amendment adding four rooms; requires shuttle to justify parking variance