Agenda Number : PC 13-42, DRC 14-01 PC MEETING : February 6, 2014
DRC MEETING : February 13, 2014
SUBJECT : Byhalia Retail Center, Lot 2, McDonalds Restaurant
Relocation - Request approval of a Preliminary Site Plan for a 5,206
+/- square foot restaurant on 1.17 acres located on the north side of
Poplar and west of New Byhalia Road.
INTRODUCTION: Loy Taylor with McDonald’s USA, LLC., is requesting a recommendation from the Planning Commission (PC) and Design Review Commission (DRC) for a Preliminary Site Plan to allow a 5,206 +/- square foot restaurant on 1.17 acres located on the north side of Poplar and west of New Byhalia Road. The property is zoned SCC: Shopping Center Commercial. The subject property is part of the Byhalia Retail Center and is surrounded by a Taco Bell and an access drive on the west, a retail center and its detention basin to the north, and a Walgreens Pharmacy to the east.
1.
2.
3.
EXHIBITS:
Applicant’s cover letter (10/25/13)
Preliminary Site Plan Exhibits
Town’s Consultant Engineer’s
Traffic Study Analysis (11/22/13)
4.
DRC Worksession Memo (11/14/13)
5.
Supplemental Exhibits (01/21/14)
PC ISSUES: There are no major PC issues; however, the Traffic
Impact Study (Exhibit 3) identifies the additional impact to the Poplar
Avenue and Byhalia Road intersection.
DRC ISSUES: There are only minor issues with the franchise restaurant outparcel which are identified in the conditions of approval.
DISCUSSION: The cover letter (Exhibit 1) indicates that the proposed McDonald’s site is
TABLE 1 SITE LAYOUT DATA SUMMARY
Byhalia Retail Center, Lot 2 (McDonald’s)
Zoning District SCC: Shopping Center Commercial intended to replace the nearby McDonald’s at
721 W. Poplar Ave. Exhibit 2 shows a drive-thru
Site Area
Gross Building Floor Area
1.17 ac. (51,123 sq. ft.)
5,206 sq. ft. restaurant with vehicle stacking for up to 12 vehicles, indoor seating, parking, lighting, a trash enclosure, and landscaping. The restaurant will
Floor Area Ratio (FAR)
Maximum Allowed in SCC
Proposed FAR
0.25
0.10 be approximately 5,206 square feet in size, oriented towards Poplar Avenue. The back of the
Parking Requirements
Minimum Required (1/200)
Maximum Allowed (1/2 seats)
Proposed Parking
26
54 (107 indoor seats)
38 (39 counting drive-thru space) building will face the Byhalia Retail Center, the drive-thru will face the Byhalia Retail Center access drive to the west, and the pedestrian
Green Space (%)
Minimum Required
Proposed Green Space
30.0%
32.0% entrance from the parking lot will face east towards the existing Walgreens.
Building Height
Maximum allowed 70’
Parking for the site is located primarily along the east side of the restaurant. The Zoning Ordinance counts the drive thru as one required parking space. There are 38 parking spaces in the parking
Proposed Bldg Height (Max.)
Setbacks – Required
Front: 50’ (Poplar)
Side: 15’ (adjoining non-res.)
Rear: 30’
23.33’
Setbacks – Proposed
Front: 50’ Poplar
Side: 56’ (west), 124’ (east)
Rear: 60’ area of which 2 are handicap accessible spaces. There are a total of 39 spaces provided which is under the maximum permitted of 54 spaces (1 space/2 seats) for the 107 indoor seats.
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The minutes of the DRC Work Session held on November 14, 2013 (Exhibit 4), at which the potential
McDonald’s application was discussed, show concerns about open space, buffer yards, dumpster location, and signage/franchise design which were addressed in the latest submission (Exhibit 2).
Existing Conditions (Exhibit 2): The Existing Conditions plan indicates the survey for the subject property, along with Poplar Avenue. The site has no existing buildings or parking.
Traffic Analysis (Internal and External Circulation): The cover letter (Exhibit 1) indicates the existing (nonconforming) McDonald’s, located east of the intersection, will be demolished, shifting traffic on Poplar Avenue from the east side of the Byhalia intersection to the west side of the Byhalia intersection. The Town’s primary concerns were related to the stacking of vehicles at the driveways which connect to Poplar Avenue as well as the impact of more traffic on the Poplar Avenue and Byhalia Road intersection. Following review of the Peters
& Associates traffic study, James Collins, with Kimley Horn and Associates, Inc., the Town’s third party traffic consultant, has determined that the study appears to address the major issues and areas of concern (Exhibit 3).
The Town was looking for assurance that the stacking of vehicles would not spill into Poplar Avenue, but the study determined that the intersection movements will still operate at acceptable levels and it does not appear as though there will be queuing into Poplar Avenue. However, the study appears to determine that the major traffic impact will be to the intersection of Poplar Avenue and Byhalia Road, where the north bound left turn will see an increase in both the AM and PM peak hours. Kimley Horn indicates that the solution to the problem at Poplar and Byhalia is to add an additional northbound and southbound lane on Byhalia Road to address the existing lack of roadway capacity which is not due to the relocation of the McDonald’s restaurant. The increase in delays is not excessive but any increase will have a negative impact to this intersection, (which currently is a
Level of Service F). Other than possibly obtaining more right-of-way dedication, no other traffic related improvements were identified for this site. Not directly addressed by the study is the added connectivity that the site provides allowing Walgreens and the adjacent retail and office center to connect to the Byhalia Retail
Center without entering either Poplar Avenue or Byhalia Road. This additional connectivity may help address some of the additional traffic generated by McDonalds by taking vehicles off Poplar Avenue and Byhalia Road and distribute vehicles through private connections between businesses within that block. Pending review, the applicant will be required to restripe Poplar Avenue west of Byhalia Road to increase the number of westbound lanes from two to three (PC Condition 10).
Preliminary Site Layout (Exhibit 2): The subject property is located near Poplar Avenue and Byhalia Road intersection, both arterial roads. The Design Guidelines (Ch.III.A.3) recommend using building placement and special elements (walls, monuments, landscaping, etc.) to orient towards the street. The intent of the Guidelines has been met by orienting the building towards Poplar Avenue with only a drive and landscaping along the
Poplar frontage. The internal drive aisles and circulation within the site meet the Zoning Ordinance and the Fire
Marshal requirements. Open space will exceed the 30% minimum at 32% and will utilize pervious pavers in several parking islands; however, no manufacturers cut sheets have been provided on the plans (DRC Condition
21). The proposed building meets the minimum setback requirements of the Zoning Ordinance.
Sidewalks will connect the entry/dining area to sidewalks along Poplar Avenue. The applicant also proposes to install a bicycle rack on the east side of the building near the entry. A trash enclosure will be located at the northeast corner of the property and will be required (DRC Condition 30) to be designed to match the primary structure (the elevations indicate a rendering of the enclosure - see Exhibit 2). The menu board will be located near the northeast corner of the property and the monument sign centered on the Poplar Avenue frontage.
Preliminary Grading Plan (Exhibit 2): Site drainage will primarily be collected in inlets located on the site and only minimal drainage from the two site entrances will surface flow offsite. Rooftop drainage will be collected and tie in with existing storm sewer pipes.
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Preliminary Utility Plan (Exhibit 2): Utilities, including gas, electric, water, sanitary sewer, and storm sewer exist to serve the site utilizing underground lines.
Preliminary Landscape Plan (Exhibit 2): The Design Guidelines (Appendix II) require a 40-foot landscape buffer along Poplar Avenue. The applicant is meeting this requirement with no building or parking encroaching into this buffer; the driveway as it circulates in front of the building encroaches into this buffer but represents an improved condition as compared to the adjacent Taco Bell and Walgreens sites. The rear drive near the menu boards slightly encroaches into the required rear 10’ buffer but on average exceeds the 10’ requirement. The site otherwise meets the open space requirements of the Design Guidelines.
The existing mature street trees along the Byhalia Retail Center access drive will remain. The landscape plan indicates new street trees along Poplar Avenue, as well as trees within parking islands. Additional trees and shrubs are required in the 10’ landscape buffer along the north and east property lines (DRC Condition 20).
Additional screening is required around the trash enclosure (DRC Condition 24) as well as to screen the menu boards from Poplar Avenue and a substitute should be made for the Dwarf Fountain Grass which is not an acceptable plant material for screening parking or menu boards (DRC Condition 24 & 25). There are bike racks listed, but no details or manufacturers cut sheets have been provided, nor are there details for trash receptacles typically placed in McDonald’s parking lots (DRC Condition 22).
Preliminary Lighting Plan (Exhibit 2): Light pole cut sheets have been provided (Exhibit 5); however, no fixture schedule or manufacturer cut sheets are indicated on the plans (DRC Condition 32). Evergreen shrubs will be required to screen the base of the proposed ground sign and all lighting will be required to be shielded and screened with evergreens (DRC Condition 33).
Preliminary Elevations (Exhibit 2): The storefront wraps the primary corners of the building and canopies are included on the facades facing Poplar
Avenue, at the main entrance on the east side of the building, as well as over the drive thru area on the west facade. See Table 2 for Colors and
Materials which primarily consist of nonreflective, muted colors. The primary building
TABLE 2: COLORS & MATERIALS
Byhalia Retail Center, Lot 2 (McDonald’s)
Façade CMU Brick (Primary) Quick Brik “Earthtone” (tan)
Façade CMU Brick (Accent) Quick Brik “Wilksboro” (brown)
Cultured Stone (Arcades)
Canopy (Primary Facade)
APFW Ledgestone (beige)
White (See DRC Condition 29)
Canopy (Trellis)
Storefront Trim & Coping
Storefront Glazing
Non-Reflective Aluminum
Non-Reflective Aluminum
1” Insulated Clear Glass material for the building is brick with stone accents and metal canopies as the secondary materials all of which are consistent with the Design Guidelines. The proposed tan, brown, and beige are acceptable building colors; however, the white color of the primary canopies conflict with the Design Guidelines (IV.C.5) which require muted earth tone colors and cream colors rather than white. The white canopy should be a subdued and muted earth tone color such as the non-reflective aluminum matching the trellis canopy as it would fit better with the character of Collierville, and would help limit the number of colors (see DRC Condition 29). The supplemental exhibits (Exhibit 5) indicate that the canopy color will be changed to match the trellis color. Facade articulation is accomplished using stone accents and canopies; brick banding is included into the façade to provide interest and add depth. Roof articulation is needed to break up the large expanse of the roofline especially along the drive-thru (west) and rear (north) elevations (DRC Condition 28) and the supplemental exhibits indicate that roof articulation will be accomplished by raising the stone and brown brick accents above the roofline.
NEXT STEPS:

Board of Mayor and Aldermen (BMA) Approval of Preliminary Site Plan: Once the PC and DRC have made recommendations, the BMA will consider the Preliminary Site Plan.

Easements: Prior to building permits being issued, the applicant shall submit a revision to the Final
Subdivision Plat for review and approval that includes the required easements or proof of amended recorded easements (see PC Conditions 8 & 17).
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
Memorandum of Lease: It is noted the applicant’s response letter of December 13, 2013 that, “McDonald’s legal department has acknowledged [that the restaurant covenants in Instrument AB 4462, Memorandum of
Lease, between A. J. Cartwright, Jr., Landlord, and Taco Bell Corporation, Lessee requires legal attention] and is working it out with the appropriate parties”. Inform the Development Department if the results of these efforts would have any effect on this application.

Final Site Plan Application: Assuming the BMA approves the Preliminary Site Plan, an application for approval of a Final Site Plan shall be submitted for review by the Departmental Review Team (DRT) followed by a Development Agreement to the Board of Mayor and Aldermen. Provide written responses stating how each comment/condition was addressed.

Signage: is not included in this approval. A sign permit application shall be submitted to the Planning
Division prior to the erection of any signage.
PC EXAMPLE MOTION: To recommend that the BMA approve the request for a Preliminary Site Plan for a
5,206 +/- square foot McDonald’s restaurant on 1.17 acres at the Byhalia Retail Center, Lot 2, located on the north side of Poplar and west of New Byhalia Road, with the following conditions:
1.
This development is subject to all applicable standard conditions of approval as adopted by the Board of
Mayor and Aldermen, Resolution 2006-54.
2.
Use a “Plans Review Checklist”, which is available on-line or one can be provided to you, to make sure all required information is submitted and shown on the correct sheets at the time of final submittal.
3.
On all sheets: Label the proposed drainage easements as private.
4.
Provide a letter of permission/easement for any proposed offsite work.
5.
All sheets shall be numbered consistently Sheet 1 thru 11 of 11.
The sheet numbers are to be located at the bottom right hand corner of each sheet (see detail TOC-102 on the Town website www.collierville.com
/Departments/Development).
6.
The letter of response dated December 13, 2013 indicates that a new survey has been ordered. Provide the updated survey with the Final Site Plan and revise any affected sheets in this Preliminary Site Plan set.
7.
At the time of final, the existing handicap ramp at the southwest corner, at the shopping center drive and
Poplar Avenue, will need to be upgraded to current ADA and Town regulations.
8.
The letter of responses dated December 13, 2013, indicates that, “McDonalds and Walgreens are currently working out an easement, which will be shown on plans as it becomes available.” In addition to placing it on the plans it shall be recorded with the Shelby County Recorder of Deeds as a separate instrument as they do not recognize easements created by virtue of a plat. Provide a copy of the instrument when it is available.
9.
The sight triangles shown on the plans do not appear to be correct. Sight triangles need to be shown for the following 2 conditions: 1) cars exiting the McDonald’s property at the new west driveway and 2) cars exiting onto Poplar Ave. at the existing west private drive. There is not a Town standard for the sight triangles on interior private drives in a parking lot. There is a general provision in the Town Code of Ordinances which applies at subsection 92.03: “TREES OBSTRUCTING VIEW AT INTERSECTION PROHIBITED. It shall be unlawful for any property owner or occupant to have or maintain on his or her property any tree, hedge, bill board or other obstruction which prevents persons driving vehicles on public streets or alleys from obtaining a clear view of traffic when approaching an intersection.” Therefore, it is recommended that site triangles be looked at based on a 15 mph speed limit using AASHTO methodology for a minor street intersection with a stop control for the interior intersection. For the drive onto Poplar Ave., it is recommended that site triangles be looked at based on the 40 mph speed limit using AASHTO methodology for a minor street intersection with a stop control on the minor street. Site triangles should be indicated on both the site plan and landscape plans.
10.
With the Final Site Plan, McDonalds shall provide a restriping plan for Poplar Avenue between Byhalia
Road and Market Boulevard for review. The plan shall incorporate seven lanes with lane width dimension that match the striped section at Market Boulevard and Poplar Avenue. The striping plan will be reviewed to determine if restriping and sensor relocation will be a requirement for site development.
11.
There are two angled parking spaces (at the end of the row opposite the main access drive, and at the end of the row on the east side of the building next to the drive through lane) that appear not to have the minimum
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18 feet of depth from the point where the wheel strikes the curb. Please check this and if necessary resolve before the final site plan submittal.
12.
At the time of Final Site Plan, a complete drainage system analysis report will be required. It will need to include the immediate downstream storm sewer system.
13.
Fire protection line at point of connection shall be installed by a Tennessee Licensed Sprinkler Contractor.
14.
The Developer is responsible for the 12 inch x 8 inch tapping sleeve and valve, not the Town. This should also be noted as a “Stainless Steel Tapping Sleeve & Valve.”
15.
Label the size of the domestic water meter.
16.
All new Town utilities easements shall be 20 feet.
17.
Mark who the easements are for on the utility drawing and the plat.
18.
Indicate what type of storm water quality control will be used.
19.
With the final site plan, provide a plan or performance specification (if design-build) for the required irrigation system. Upon completion, an as-built survey is required, as is consultant certification that the irrigation system provides adequate coverage of the site (Site Plan Checklist).
DRC EXAMPLE MOTION: To recommend that the BMA approve the request for a Preliminary Site Plan for a 5,206 +/- square foot McDonald’s restaurant on 1.17 acres at the Byhalia Retail Center, Lot 2, located on the north side of Poplar and west of New Byhalia Road, with the following conditions:
20.
Maintain an average 10 foot buffer landscape yard on the north (Design Guidelines Appendix II). On the Final
Site Plan, provide landscaping as required for the 10 foot side and rear buffer yard (most particularly on the east side where the property boarders Walgreens), as well as landscape planting details and notes.
21.
With the Final Site Plan, provide manufacturers cut sheet of the Grasscrete pavers on the detail sheet and a material and color sample for approval.
22.
With the Final Site Plan, provide manufacturers cut sheet of the bike rack and any other proposed site furnishings on the detail sheet and submit material and color samples for approval.
23.
With the Final Site Plan, indicate all utility structures, transformers, generators, backflow preventers, rooftop units, etc. Locate such structures at the rear of the building where possible and indicate how they will be screened. Include a note indicating that the transformer shall be screened from all public views with landscaping when it is determined where it will be located.
All roof top mechanical and communications equipment shall be screened from public view, adjacent streets and adjoining developments by parapet walls.
Consistently paint all roof equipment with a color compatible with the roof or trim. Conduit, cameras, spouting and other wall equipment should be painted to match the architectural façade or trim on a building.
Landscaping and screen walls can aid in concealing equipment (D.G. III., H).
Provide perspective that shows adequate roof top unit (RTU) screening from the north (most specifically from the adjoining parking lot).
24.
Additional evergreen shrubs are needed to ensure adequate screening of parking and the trash enclosure from
Poplar Avenue and surrounding properties; Dwarf Fountain Grass is not an acceptable plant material for screening purposes. Plant additional Burford Hollies on east and west sides of the Trash Enclosure structure.
25.
Internally illuminated menu boards and their clearance canopies shall not be visible from the public right-ofway (Poplar Avenue) and adjacent properties (D.G. III., G., 6 & Sign Ordinance §151.178).
Dwarf Fountain
Grass is not an appropriate plant for screening menu boards. Provide upright evergreen landscaping such as
Emerald Green Arborvitae or Little Gem Magnolia dense enough that the two menu boards with the yellow canopies are blocked from view. This may be accomplished by suitable landscaping along the perimeter.
26.
With the final site plan, indicate landscape installation details for each plant category (Site Plan Checklist).
27.
Landscaping shall not encroach within 3 feet of any fire protection equipment.
28.
In accordance with Design Guidelines IV.,C., 2,4, & 6 use vertical and horizontal articulation via roof forms to avoid a visible monolithic expanse of roof on large-scale buildings. Please add articulation to the roofline especially along the drive-thru elevation which faces the primary entrance drive to the Byhalia Retail Center.
The rear of all visible parapet walls must be finished with the sane material as the face of the parapet. For example, on the north façade, this may be accomplished by extending the “brand wall” above the parapet.
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29.
In order to limit the number of color choices as generally there is a wall color, trim color, accent color, and roof color change the color of the white canopies to a subdued and muted earth tone colored canopy (such as a non-reflective aluminum such as the color of the trellis) (Design Guidelines IV.C.1 & IV.C.5.b).
30.
The exterior finish on the trash enclosure should match the predominant material on the building (D.G. III., H.,
1 & D.G. IV., C., 5). The detail of the enclosure indicates CMU which does not match the predominant material on the building.
31.
Provide mortar, canopy, cornice, parapet, window, door details and material and color callouts with the Final
Site Plan.
All openings shall be of one, consistent material (D.G. IV.C.3.b).
32.
With the Final Site Plan, provide manufacturer cut sheets of all exterior lighting; including call outs for heights, wattage, shielding, as well as color and finishes of all light fixtures.
33.
All exterior lighting shall contain shielding to prevent glare and light trespass. Ground mounted floodlights shall be screened with evergreen landscaping. All lighting shall meet the Lighting Ordinance (§151.190) and intent of the Design Guidelines (D.G. III., F).
34.
With the Final Site Plan, provide a photometric plan for all fixtures on the lighting plans as well as the Town of
Collierville Standard Lighting Data Chart including footcandle average, minimum, maximum, and uniformity ratio. In addition, p rovide lighting notes and installation details (§151.190).
35.
Provide the light “corridor” per building code. Include emergency lighting on the plan at all entrances as well cut sheets.
36.
Emergency lighting should be painted to match the architectural façade or trim on a building (D.G. III., H).
37.
Signage is fully reviewed through a separate process. Submit sign application(s) prior to erection of any signage (Sign Ordinance).
CONTACTS:
Contact:
Organization:
Owner
Richard Dropp
Wells Fargo Bank N.A.
Address:
1034 Hammond Drive
Atlanta, Georgia 30128
Phone:
Fax:
(770) 391-3349
(770) 391-3380
Email: rick.dropp@wellsfargo.com
Contact:
Applicant/Consultant
Casey Ross
Organization:
Address:
Adams Engineering
910 South Kimball Avenue
Southlake, Texas 76092
Phone: (817) 328-3200
Fax: (817) 328-3299
Email: casey.ross@adams-engineering.com
Applicant’s Representative
Loy Taylor
McDonald’s USA, LLC
3350 Players Club Parkway,
Suite 250
Memphis, Tennessee 38125
(901) 748-0366
(901) 748-3701 loy.taylor@us.mcd.com
Project Planner
R. Scott Henninger, RLA
Town of Collierville
500 Poplar View Parkway
Collierville, TN 38017
(901) 457-2360
(901) 457-2354 shenninger@ci.collierville.tn.us
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EXHIBIT 1

EXHIBIT 2

EXHIBIT 2

EXHIBIT 2

EXHIBIT 2

EXHIBIT 2

EXHIBIT 2

EXHIBIT 2

EXHIBIT 2
ITEM
NO.
REVISION
DESCRIPTION OF
CHANGE
DIVISION OF ENGINEERING
XX/XX
XX/XX
XX/XX
PROJECT NO.:
BOOK:
SCALE:

EXHIBIT 2
ITEM
NO.
REVISION
DESCRIPTION OF
CHANGE
DIVISION OF ENGINEERING
XX/XX
XX/XX
XX/XX
PROJECT NO.:
BOOK:
SCALE:

ITEM
NO.
REVISION
DESCRIPTION OF
CHANGE
DIVISION OF ENGINEERING
XX/XX
XX/XX
XX/XX
PROJECT NO.:
BOOK:
SCALE:
EXHIBIT 2

EXHIBIT 2
ITEM
NO.
REVISION
DESCRIPTION OF
CHANGE
DIVISION OF ENGINEERING
XX/XX
XX/XX
XX/XX
PROJECT NO.:
BOOK:
SCALE:

EXHIBIT 3

EXHIBIT 3

DEVELOPMENT
DEPARTMENT
Planning Division
EXHIBIT 4
Jaime W. Groce AICP
Town Planner
Nancy Boatwright AICP
Assistant Town Planner
MEMORANDUM
DATE: November 22, 2013
TO: Loy
FROM: Scott Henninger, Project Planner
CC: Nancy Boatwright, Assistant Town Planner
SUBJECT : McDonald’s at Byhalia Retail Center
Mr. Taylor,
To document what was reviewed at the November 14, 2013 Design Review Commission (DRC) work session the following issues were identified and reflect some advice on how to proceed:
1.
The yellow canopies on the building should be changed to a muted color (such as the aluminum trellis on the building, etc.).
2.
It was debated whether the roof cap elements or “swoosh” will be treated as an architectural element or signage. Staff has determined that due to the franchise color that it will be considered signage counting towards its allowable sign area. The “swoosh” is considered part of the sign and it must not extend above the roofline or parapet. On the revised drawings, show the two signs on the front elevation (McDonald’s and arches) and the roof cap in a single sign polygon. The 112’-8” storefront only permits a total sign area for all wall and ground mounted signs of (100’ x 1.5 sq. ft.) + (12’-8” x 0.45 sq. ft.) =
155.70 sq. ft. Following the DRC work session you indicated the desire to appeal to the highest level in order to retain the “swoosh” as well as the “McDonald’s” and the
“Golden Arches” signage as they are franchise signage requirements. Appeals of the allowable sign area can be requested of the Board of Zoning Appeals and staff recommends that you proceed with the appeal prior to the commission review for the
Preliminary Site Plan process as the outcome will determine the design of the exterior of the restaurant.
3.
The site must meet the open space requirement of 30% and required buffer standards; this can be accomplished by a combination of the following methods: a.
Remove 2 spaces near the southwest corner which are located in the 40’ buffer area and conflict with sight lines to the Byhalia Retail Center Project Sign along
Poplar Avenue.
500 Poplar View Parkway • Collierville, TN 38017 • (901) 457-2360 • Fax: (901) 457-2354

EXHIBIT 4 b.
Remove 1 parking space opposite the one-half landscape island at the north end of the parking east of the building and enlarge the island to mirror the east portion. c.
Change all striped parking islands to landscape islands which are required at the ends of parking rows. Where truck circulation, demonstrated by using turning templates, prevents this consider permeable pavers. d.
A possibility not discussed is to expand the site northward to meet the 10’ buffer requirement screening the parking and service areas with evergreen plantings.
4.
Relocate the dumpster enclosure and related screening away from the parking lot entrance as it conflicts with site triangles for the retail centers main entrance from Poplar
Avenue. Provide a detail of the enclosure.
5.
Provide upright evergreen landscaping dense enough to screen the two menu boards and their yellow canopies from view from Poplar Avenue.
6.
Include 3-D banding and color changes into the façade as follows: a.
Use the darker accent brick for the base (aligned with the bottom of the windows). b.
Use the lighter brick color for the middle section and consider using the darker brick for banding. c.
Use the darker accent brick as a soldier coarse at the top adjacent to the metal cornice.
Our community appreciates McDonald’s working with us on our design goals and we look forward to seeing the project completed. Please let me know if you have any questions.

EXHIBIT 4
PLOTTED BY: Jill Busby
ZONE
PE
DMH TOP=356.01
FL OUT=349.13
Existing Tree
To Remain, Typ.
8"OAK
Steel Edge, Typ.
SOD
10TREE
BB
TRASH
ENCLO.
8TREE
STORAGE
FF = 354.50
BB
SOD
IH
DJ
15' Site Visibility
Triangle
APPROXIMATE LOCATION OF UNDERGROUND ELECTRIC PER MLGW PLANS
SOD
DJ
Steel Edge, Typ.
IH
LE
15' Site Visibility
Triangle
SC
S 86°09'11" E
227.93
SOD
Boulder, Typ.
SC
YC
SOD
DJ
SC
CL
DR
WB
SOD
DJ
IH
LOT 2, PHASE 1 BYHALIA
WB
RETAIL CENTER SUBDIVISION
PLAT BOOK 210 PAGE 51
"SOUTHTRUST BANK"
INSTRUMENT 04171586
51,123 SQ.FT.
1.17 AC
TAX ID: C0244 A00570
ZONED: SCC
FG
FG
FG
DR
CL
RR
DR
Light Pole, Typ.
Steel Edge, Typ.
CL
DRIVE
THRU
LE
6"TREE
SOD
30' REAR YARD SETBACK
PER P.B. 210 P. 51
SOD
28 1/2" X 18" ARCP
LE
355
355
SOD
SOD
APPROXIMATE LOCATION OF 4 PE HP GAS LINE PERMLGW PLANS
APPROXIMATE LOCATION
OF 12" WATER LINE
PER PLANS
APPROXIMATE LOCATION
OF 12" WATER LINE
PER PLANS
40'
PROPOSED INGRESS/
EGRESS EASEMENT PER
P.B. 210 P. 51
ACCESS EASEMENT PER
INSTRUMENT 04171587
24"RCP
Existing Tree
To Remain, Typ.
15"RCP
DRAIN INLET
TOP=352.71
FL IN(N)=349.14
FL IN(W)=349.01
FL OUT=348.94
45-114 BUILDING
±5,206 S.F.
8TREE
Light Pole, Typ.
WB
PROPOSED UNDERGROUND
DETENTION AREA
(TO BE DETERMINED)
LE
20' PUBLIC SEWER EASEMENT PER P.B.
8TREE
NO BUILDINGS EXISTING ON THE
SURVEYED PROPERTY
PROPOSED UNDERGROUND
DETENTION AREA
(TO BE DETERMINED)
SOD
SOD
LANDSCAPING
WM
IM
RAMP
IH
FF = 355.00
DMH TOP=353.77
FL=348.71
DR
Boulder, Typ.
RR
50' FRONT YARD SETBACK
PER P.B. 210 P. 51
FDC
IH DJ IH
FG
6"TREE YOU
THANK
Light Pole, Typ.
36 1/4"x22 1/2" ARCP
Mulch, Typ.
UNABLE TO DETERMINE
DIRECTION OR EXTENT
OF PIPE
SOD
Boulder, Typ.
DR
FG
WO
FG
DR
IH WB IH
DJ
Flag Pole
DJ
APPROXIMATE LOCATION
OF DRAINAGE EASEMENT
PER INST. E8 0617
DR
Steel Edge, Typ.
IH
Mulch, Typ.
DR
RR
SOD
SOD
DMH TOP=353.19
FL IN(W)=348.75
FL IN(N)=348.79
FL OUT=348.49
RR
SIDEWALK
FG
CL
SOD
N 86°09'11" W
226.50
WO
DR
WO
SC
DR
Monument Sign
28 1/2" X 18" ARCP
WO
YC
IH
WB
SOD
YC
YC
WB
CURB/GUTTER
DMH TOP=352.27
FL IN (NW)=348.07
FL IN (NE)=348.39
FL OUT=348.03
POPLAR AVENUE
(U.S. HIGHWAY 72)
(STATE ROUTE 57)
(PUBLIC)
CATCH BASIN
TOP=351.62
FL=347.66±
(90' R O W PER HIGHWAY PLANS AND RECORDED PLAT)
IH
DRIVE THRU
Steel Edge, Typ.
WO
ASPHALT PAVEMENT
APPROXIMATE LOCATION
OF ABAND 4 CWS GAS
LINE PER MLGW PLANS
SOD
P.O.B.
IH
21"PINE
24"PINE
355
18"PINE
CURBING
355
Existing Tree
To Remain, Typ.
PHASE 1, POPLAR SQUARE
SUBDIVISION
PLAT BOOK 222 PAGE 35
"X-L SERVICE, INC."
INSTRUMENT S1 7395
& K 7 0 3 0 9 0
GRAPHIC SCALE
30 60 FEET
TAX ID: C0244 A00591
ZONED: SCC
APRON
300.15' TO THE WEST LINE
OF NEW BYHALIA ROAD
(86' RIGHT-OF-WAY)
1" = 30'
LANDSCAPE PLAN
COLLIERVILLE, TN
11/06/2013
910 S. Kimball Avenue ■ Southlake, Texas 76092 ■ (817) 328-3200
C Copyright 2006, Adams Engineering
PLOT DATE: Wednesday, May 31, 2006 PLOT TIME: 1:08:35 PM FULL PATH: I:\Projects\2010\2010.237 McDonalds -Collierville, TN (HWY 57)\DrawingsI:\Projects\2010\2010.237 McDonalds -Collierville, TN (HWY 57)\Drawings\L1.0 LANDSCAPE & LIGHTING PLAN

EXHIBIT 4

EXHIBIT 4

OF 4 PE HP GAS LINE PERMLGW PLANS
APPROXIMATE LOCATION
OF 12" WATER LINE
PER PLANS
APPROXIMATE LOCATION
OF 12" WATER LINE
PER PLANS
. S
APPROXIMATE LOCATION
OF 12" WATER LINE
PER PLANS
SITE BENCH
MARK
EXHIBIT 5
PROPOSED
DETENTION POND
PER P.B. 210 P. 51
LOT 1, PHASE 1 BYHALIA
RETAIL CENTER
SUBDIVISION
PLAT BOOK 210 PAGE 51
"MCW-RD COLLIERVILLE CROSSING, LLC"
INSTRUMENT 07131382
TAX ID: C0244 A00569
ZONED: SCC
D
CURBING
Existing Tree
To Remain, Typ.
10TREE
IM
WM
SOD
BF
8TREE
SOD
8"OAK
IH
IH
SOD
WB
Existing Tree
To Remain, Typ.
6"OAK
S 86°09'11" E
227.93
IH
LE
CL Light Pole, Typ.
15' Site Visibility
Triangle
Steel Edge, Typ.
IH
15' Site Visibility
Triangle
SC
LE
DJ
SOD
IH
WB
Pervious Pavers
WB
IH
LE IH
SC
Boulder, Typ.
YC
WB
SOD
DJ
SOD
DJ
SC
DR
CL
IH
WB
LOT 2, PHASE 1 BYHALIA
RETAIL CENTER SUBDIVISION
PLAT BOOK 210 PAGE 51
"SOUTHTRUST BANK"
INSTRUMENT 04171586
51,123 SQ.FT.
1.17 AC
TAX ID: C0244 A00570
ZONED: SCC
FG
FG
FG
DR
CL
AJ
PROPOSED UNDERGROUND
DETENTION AREA
DR
Light Pole, Typ.
(TO BE DETERMINED)
Pervious Pavers
Steel Edge, Typ.
CL
Light Pole, Typ.
DRIVE
THRU
LE
6"TREE
BH
CL
SOD
LE
SOD
S
TRASH
ENCLO.
SOD
SOD
21"PINE
T
24"PINE
Light Pole, Typ.
8TREE
45-114 BUILDING
±5,206 S.F.
FF = 355.00
Light Pole, Typ.
WB
PROPOSED UNDERGROUND
DETENTION AREA
(TO BE DETERMINED)
LE
T
18"PINE
8TREE
SOD
SOD
Existing Tree
To Remain, Typ.
NO BUILDINGS EXISTING ON THE
SURVEYED PROPERTY
LANDSCAPING
RAMP
6"TREE
SOD
Pervious Pavers
IH
LE
Boulder, Typ.
Light Pole, Typ.
CL
WB
FDC
IH
CR
DR LE
D
YOU
Mulch, Typ.
DJ
Mulch, Typ.
DJ
Flag Pole
Boulder, Typ.
Light Pole, Typ.
DRIVE THRU
Steel Edge, Typ.
Existing Tree
To Remain, Typ.
PHASE 1, POPLAR SQUARE
SUBDIVISION
PLAT BOOK 222 PAGE 35
THANK
IH
DR D
FG
WB
IH
WB
Steel Edge, Typ.
DR
FG
Mulch, Typ.
AJ
DR
SC
IH
SOD
YC
IH
WB
SOD
YC
YC
WB IH
SOD
"X-L SERVICE, INC."
INSTRUMENT S1 7395
& K 7 0 3 0 9
TAX ID: C0244 A00591
ZONED: SCC
WO
DR AJ
SOD
DR
Monument Sign
SIDEWALK
SOD
N 86°09'11" W
226.50
WO
WO
D
T
WO WO
S
APRON
P.O.B.
CURB/GUTTER
300.15' TO THE WEST LINE
OF NEW BYHALIA ROAD
(86' RIGHT-OF-WAY)
POPLAR AVENUE
ASPHALT PAVEMENT
SCALE: 1" = 50'
(U.S. HIGHWAY 72)
(STATE ROUTE 57)
(PUBLIC) APPROXIMATE LOCATION
OF ABAND 4 CWS GAS
)
LOT 2 PHASE 1 - MCDONALDS 01.16.2014
2010.237
910 S. Kimball Avenue ■ Southlake, Texas 76092 ■ (817) 328-3200
C Copyright 2006, Adams Engineering

EXHIBIT 5

ssP sEriEs
• Square straight steel shaft
• One-piece construction
• 2 3 /
8
” OD tenons, or factory-drilled side mount
• Ground lug standard ( 3 /
8
” 16 thread)
• Steel base plate
• Four 1” headed fully galvanized straight anchor bolts with nuts, washers and metal template
• Fully hot dip galvanized steel pole finished in weatherproof powder coat paint
• Gasketed hand hole standard
EXHIBIT 5
OrDErinG inFOrMATiOn
Pole Catalog Number 1 ssP-4118-XXX-XX ssP-5722-XXX-XX ssP-5728-XXX-XX
Height
18
22
28
90mph
EPA
13.8
22.4
13.7
Wind Load Rating
100mph
EPA
10.6
17.3
9.9
EPA
8.2
13.5
7.1
2,5
110mph
1 Catalog Number, as listed, does not include tenons or machining for side mounting.
Fixture mounting must be specified by substituting for all Xs in Catalog Number.
Refer to Catalog Logic for top type and for mounting arrangements.
2 Maximum allowable luminaire and bracketing weight is determined by multiplying the EPA values above
by 30 pounds.
3 Factory supplied template must be used when setting anchor bolts. Security lighting
will deny any claim for incorrect anchorage placement resulting from failure to use
factory supplied template.
120mph
EPA
11 GAUGE
6.3
Pole
Size
4”
7 GAUGE
10.5
4.9
5”
5”
Base
Square
10.25”
12”
12”
Anchor
Bolt Size 3
1”
1”
1”
Suggested
Bolt Circle
Bolt Circle
Range
10.5”
10.5”
10.5”
8-11”
10-13.5”
10-13.5”
4 Anchor bolt weights not included.
5 Allowable EPA loading based on AASHTO 2009 (LTS5) specification;
Group II Loading, 50 year recurrence internal calculations are based
on 3-second-gust wind speed data.
Bolt
Projection
4”
4”
4”
BOLT TEMPLATE
Pole
Weight 4 lbs
147
263
340
CATALOG LOGiC sAMPLE CATALOG nuMBEr
SSp xx xx
Series
Shaft Size
Square
Nominal
Height
SerieS ssP Square Straight Steel
Shaft Size Square / GauGe
41 4.0”, 11 ga.
57 5.0”, 7 ga.
nominal pole heiGht (in feet)
See ordering information above x
Top Type x x xx xx
Mounting
Arrangement
Fixture Type Option top type
1 2 3 / 8 ” OD Tenon 1
5
6
Removable Tenon 1
Side mount
Finish
NOTES: • Aluminum poles available, consult factory.
• All factory stocked poles are shipped as tenon tops
unless drill mounting holes are specified.
• Consult factory for available pole options (receptacle,
mid-pole brackets, and banner mounting arm)
D
F
P
mountinG arranGement
A One Fixture
B
C
Two Fixtures at 90°
Two Fixtures at 180°
Three Fixtures at 90°
Four Fixtures at 90°
Tenons only fixture type
0 None, tenon only
2 ASB-F, RSB-RCS/RCL, WL, MXC, SL, CR1, CM, CM2 option
GL Hot Dip Galvanized
4” Square Pole 5” Square Pole
finiSh
Ps Platinum Silver (Standard finish)
DB Dark Bronze (Replacement poles only)
1 Only for use with optional tenon top mounting brackets or
ASB mounting brackets.
a hubbell lighting, inc. company
Performance Designed Lighting Products www.securitylighting.com
1085 Johnson Drive • Buffalo Grove, IL 60089 • toll-free: 800-544-4848 • phone: 847-279-0627 • fax: 847-279-0642
Rev. 2/12

EXHIBIT 5
A fully adjustable and directional lighting system designed for maximum flexibility and the challenges of today’s lighting needs. Adjustable mounting allows for up to 45° tilt above horizontal to optimize performance.
Fixed arm mounting provides true cutoff in the same value-priced luminaire.
• Formed aluminum housing
• Access to lamp and ballast compartments through hinged door assembly
• One-piece tempered glass lens
• Optical system fabricated of polished aluminum; provides optimum efficiency for long and wide light distributions
• Luminaire finished in weatherproof powder-coat finish
• Type C includes adjustable tenon adapter
• Includes integral/adjustable light cut-off shield
• Consult factory for external glare shield options
• Includes lamp and arm (Type F)
• Available with photocell
• Suitable for wall mounting
• UL listed for wet locations
ORDERING INFORMATION
SAMPLE CATALOG NUMBER
ASB X XXXXXXX
Series Type
SERIES
ASB Adjustable Shoe Box
Wattage/
Source
XX
C
TYPE
F
Adjustable cut-off
Fixed arm (forward throw)
XX
Finish Voltage
FINISH 2
DB
WH
Dark bronze
White
BK
PS
Black
Platinum Silver
VOLTAGE
MT Multi-Tap ballast (120, 208, 240, 277V)
48 480 volt
WATTAGE/SOURCE 1
175PMH 175 watt pulse start metal halide
250PMH 250 watt pulse start metal halide
320PMH 320 watt pulse start metal halide
1000MH 1000 watt metal halide
250HPS 250 watt high pressure sodium
400HPS 400 watt high pressure sodium
1000HPS 1000 watt high pressure sodium
ACCESSORIES
PC Field-installed photocell (specify voltage)
GS Universal glare shield
1 Consult factory for other wattages and Pulse Start availability.
2 Consult factory for other finishes.
3 EPA based on 30° tilt. For other EPA values, consult factory.
A
C
Adjustable cut-off
B
E
B
A
D Fixed arm
(forward throw)
400
A
17.0"
B
17.0"
C
9.5"
D
10.0"
E
5.0"
EPA
1.44
1000 22.0" 22.0" 10.5" 10.0" 5.0" 2.54
3
MOUNTING BRACKET ORDERING
INFORMATION
TT-1A* TT-2A
TT-4A
TT-3A
TT-4AX
(90°)
TT-WM
* TT-1A not required with tenon top pole. Use only for retrofit
(specify 4" or 5" pole).
A HUBBELL LIGHTING, INC. COMPANY
Performance Designed Lighting Products www.securitylighting.com
1085 Johnson Drive • Buffalo Grove, IL 60089 • TOLL FREE : 800-544-4848 • PHONE : 847-279-0627 • FAX : 847-279-0642