This site plan amendment is for modification to the existing McDonald’s restaurant located near the intersection of Hwy 71 and Bee Caves Rd.  The renovation will consist of an enclosure of the existing outdoor play area.  Scope of work also includes remodeling interior lobby and restroom, interior and exterior accessibility improvements; replacing the existing green Mansard roof with parapet, modifying the exterior elevation, landscaping, and changing the exterior pole mounted lighting fixtures.  No change to the parking lot and traffic circulation will occur.

The applicant will need to apply separately for building and signage permit.

This approximately 4,000 SF first food restaurant is located over a 0.87 acre land.  The facility had originally obtained Site permit back in May 1999 and has been opened for business since 2001.  The most recent site plan amendment was in 2015.  Zoning for the tract is Town Center. Though surrounded by the Hill Country Galleria, this piece of land is not part of HCG development ordinances. 

Play Place area: The existing outdoor Play Place is 1,032 SF, which includes a 300 SF playground.  This site plan proposes to enclose the Play Place area entirely inside the building and reduce the footprint to 680 SF. The existing outdoor Play land foundation and Play equipment will be removed.

A new improved sidewalk around the area will be constructed.  Remaining area will be landscaped.

Building’s Exterior Elevation: The exterior walls will go through an extensive makeover.  Please see attached file for visual.  Materials to be used are portion of existing stone, Corrugated Metal Panel (CMP), Tile, Stucco, Aluminum Trellis, and Aluminum Fascia.  Maximum glazing will be 18%. 

The southern front elevation will be completely new looking. They will remove the mansard roof overhang on all other sides and convert it to a flat roof with metal and stucco parapet wall.  They will add an arcade wall at the main entrance on the east side.  They will also add arcade wall surrounding the drive through windows on the western side.  New canopy over windows will be added on three sides.

Building’s height will increase from 16’-11” to 18’.  The exterior elevation plan meets requirement for vertical articulation and variation in materials.

Impervious Cover: Existing impervious cover is approximately 74% of land area. Proposed modifications to the site will decrease existing impervious cover by 238 SF.

Landscape Plan: This revision will create a new landscape area of 468 SF. Two Crape Myrtle, shrubs, and groundcover will be planted.  Irrigation system will be extended.

 Lighting: Existing High Intensity Discharge (HID) lighting will be replaced with higher efficiency LED lighting in exiting poles.  No new poles will be installed.  Some of the existing light poles have two fixtures, but there will be one fixture in proposed condition.

Generally, outdoor lighting systems shall not produce light onto adjacent property and there should be zero (0) foot-candle at the property line.  The photometric plan indicates insignificant amount of light spilling over the HCG property on the north side and also towards Hwy 71 on the south side.  This is difficult to control without relocating the light pole location.  This spilling will provide extra light over the driveways which will add safety.  Furthermore, lighting levels are higher at the drive-thru route and near the payment and pick-up windows.  McDonald’s argued that this is a vulnerable location where monetary transaction takes place and it requires additional lighting. Same occurrence is at the main entry with accessible ramp for additional safety purpose.  Lighting fixtures will be shielded and dark sky compliant.

McDonald’s typically turn off the main exterior building lights at 12:00 am and leave on only the exterior security lighting.  Lot lights will be scheduled to turn off at 12:00 am with only a portion staying on for security reasons. 

The P&Z Commission meeting has not been held yet and it is scheduled to occur on Monday, January 8. Staff recommended to the Commission for approval of this site plan amendment. Staff recommends your approval for the proposed changes as an amendment to the Site plan.