Planning commission recommends MPD amendment, approves site plan for Freddy’s with 30‑foot pylon sign

The Sunnyvale Planning and Zoning Commission voted to recommend a concept plan amendment to the Long Creek Crossing master planned development (MPD O2) and approved a companion site plan for a Freddy’s Hamburgers drive‑through on Lot 2R.

The commission’s recommendation on the legislative concept plan amendment was made during the April 16 meeting; commissioners then considered the site plan for the approximately 1.233‑acre parcel and approved the plan 6–1 with a condition that the proposed pylon sign be reduced to 30 feet to match existing signage in the development.

The proposal would replace the originally planned gas‑station/retail use for Lot 2R with a 3,026‑square‑foot single‑story Freddy’s restaurant that includes a drive‑through lane, an outdoor patio with about 16 seats and roughly 17 interior seats. The site plan shows 31 on‑site parking spaces and landscaping covering about 24 percent of the lot, with proposed shade trees including live oaks, lacebark elm and chinkapin oak.

Planning staff presented the amendment as a response to how Long Creek Crossing has developed since the MPD’s 2017 adoption, noting several restaurants and a medical office already constructed on MPD O2 lots. Planning and development director Shuru Bassen told commissioners the amendment is required because the original concept plan identified a gas station/retail use for the subject lot and the applicant is requesting a restaurant with an integrated drive‑through.

Resident comments were split. Gene Swank, president of the Stone Canyon Homeowners Association, urged commissioners to slow down and raised concerns about traffic, the proliferation of quick‑service restaurants in the development and unmet promises from the developer, including planned tree plantings along a retaining wall. “I am concerned with the MPD and if you now say that we’re giving another variance, that we’re allowing another exception,” Swank said, adding that promised trees have not been planted.

Other speakers supported the project. Bridal Mays said she canvassed families and found broad enthusiasm, calling Freddy’s “a place for birthday parties” and praising the company’s cleanliness and custard. Joe DePinto, the Lone Star Custard franchisee for Freddy’s, described the brand’s focus on “quality, cleanliness, and hospitality” and said sit‑down dining typically represents 50 percent or more of Freddy’s sales mix. DePinto said the franchisee would match existing pylon sign height at 30 feet.

Staff and the applicants addressed traffic and landscaping questions. Planning staff said a prior traffic impact analysis (for an earlier, smaller drive‑through use) concluded the single restaurant previously considered would not be responsible for more than 1 percent of the cost of a new signal; TxDOT declined a signal warrant at that time because the location did not meet its minimum separation requirements. Staff told commissioners the user and square footage have changed from earlier submittals and that an updated traffic analysis may be required at permitting.

Commissioners also discussed a separate landscaping question about a rear parcel originally intended for on‑site trees. Staff said the developer paid into the town’s tree mitigation fund in lieu of planting trees on that back lot; the parcel is now owned by the town’s economic development corporation and staff said the town is working on solutions to plant trees there but that irrigation issues must be resolved.

On the site plan, commissioners discussed building materials, lighting and the sign. The approved site plan shows masonry cladding, metal awnings and LED roof‑line strip lights; the applicant included a proposed flagpole about 35 feet tall and a pylon sign originally at 40 feet. Commissioners conditioned approval on reducing the pylon to 30 feet to match existing pylon signage on the property; the franchisee stated they had no issue matching the 30‑foot height.

The commission’s recommendation on the concept plan will be forwarded to the Sunnyvale Town Council for final action as required by the town’s Unified Development Ordinance.

Votes at a glance: The commission voted to recommend the Long Creek Crossing MPD concept plan amendment (motion made by Points, seconded by Parisi; result: passed) and approved the Freddy’s Hamburgers site plan with the 30‑foot sign condition (motion passed 6–1).

The commission then moved on to orientation and training for members.