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

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.