Vista Ridge Retail-CS100121CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: S- 1250 -PD- 228 -HC, Subway
P&Z HEARING DATE:
C.C. HEARING DATE:
STAFF REP.:
LOCATION:
SIZE OF AREA:
CURRENT ZONING:
January 21, 2010
February 9, 2010
Matt Steer, City Planner
760 N. Denton Tap Road, #100
1,805 square feet
PD- 228 -HC (Planned Development- 228 - Highway Commercial)
REQUEST: A zoning change to S- 1250 -PD- 228 -HC (Special Use Permit -
1250- Planned Development- 228 - Highway Commercial) to allow a
1,805- square -foot restaurant with drive -thru.
APPLICANT:
Applicant:
Tom Chapman
TDC Enterprise L.P. (Subway)
P.O. Box 170
Coppell, Texas 75019
Phone: 214 - 632 -1912
Fax: 972- 462 -8381
Property Owner
Robert Dorazil
Coppell Crossing, L.P.
7001 Preston Road, Suite 500
Dallas, Texas 75205
Phone: 214 - 224 -4644
Fax: 214 - 219 -2080
HISTORY: In August 2007, a Conceptual Planned Development zoning
change was granted on the 14 -acre parcel allowing seven
individual lots. A Detail Plan was approved for three of the lots in
the first phase. This allowed for a 2,300- square -foot gas
station /convenience store on 1.2 acres, a 69,800- square -foot
Market Street grocery on 6.9 acres, and a 20,000- square -foot
retail building on 2.9 acres, the subject site. In January 2008, a
bank site was approved on a one acre pad site located directly on
the northeast corner of State Highway 121 and Denton Tap Road,
south of the gas station site.
ITEM # 4
Page 1 of 3
TRANSPORTATION: Denton Tap Road is a P6D, six -lane divided concrete
thoroughfare (120 feet of right -of -way). Highland Drive is in the
City of Lewisville and has been developed to Lewisville standards
in a 75- foot - right -of -way. State Highway 121 has been developed
to freeway standards, contains one -way service roads, each 33
feet wide, within 450 feet of right -of -way.
SURROUNDING LAND USE & ZONING
North — single - family residences /church; City of Lewisville
South — gas station /convenience store; PD- 228 -HC (Planned
Development- 228 - Highway Commercial)
East — grocery store; PD- 228 -HC (Planned Development-228-
Highway Commercial)
West — vacant & office under construction; PD- 240 -HC & PD-
240R2-HC
COMPREHENSIVE PLAN: The Comprehensive Plan of May 1996 as amended shows
the property as suitable for regional retail uses.
DISCUSSION: This request is to allow an 1,805 - square -foot Subway restaurant
with drive -thru to be located in the northern end of the recently
constructed retail building located at 760 N Denton Tap Road.
This restaurant will have 29 seats and a large kitchen /prep area.
The hours of operation will not exceed 6 :30 a.m. to 10 p.m., seven
days a week.
Parking:
When the site plan was approved for this development, this site
was well "over- parked" having 142 spaces; 37 spaces in excess of
the tenant -mix that was anticipated. However, Lot 6 (Market
Street) was "under- parked" by 16 spaces (only 385 provided).
Therefore, if developed with the originally anticipated tenant -mix,
there would be 21 extra spaces between the two sites. The
attached parking analysis provided by the owner of the retail
center indicates that there is an excess of 24 parking spaces with
the actual tenant -mix of the retail building; therefore, today, with
the addition of Subway, the two sites would have eight more
spaces than required.
ITEM # 4
Page 2 of 3
Signage /Exterior Elevations:
When the elevations for the retail building were approved, specific
signage locations and sizes were dictated. The two proposed 24-
square -foot black signs (one on the west and one on the north)
meet those specifications. The tenant name plate proposed for
the existing monument sign is acceptable. The north elevation is
being altered to accommodate a drive -thru window. This is
depicted on the north elevation exhibit and will be very simple in
design and will tie -in well with the existing window.
Drive -Thru /Fire Lane /Stacking
The drive -thru will be located on the north end of the building and
the queuing will be to the east and south of the menu board. The
drive -thru meets the ordinance requirements calling for five
stacking spaces outside the fire lane from the first point of order.
Where queuing could potentially go into the fire lane to the north,
two "Do Not Enter" signs are shown on the islands at the
northeastern and northwestern portion of the drive. A double -
sided "Drive- Thru" arrow directional sign is proposed at the entry.
The drive -thru directional arrows and notes will be painted as
depicted. All and all, staff is in support of this request and is
recommending approval.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of S- 1250 -PD- 228 -HC, subject to the following
conditions:
1. The development shall be in accordance with the Floor Plan, Site Plan,
Elevations, Sign Plan, Menu Board Plan, and Vehicular Control Plan.
2. The hours of operation shall not exceed 6:30 a.m. to 10 p.m., seven days a
week.
ALTERNATIVES:
1. Recommend approval of the request
2. Recommend disapproval of the request
3. Recommend modification of the request
4. Take under advisement for reconsideration at a later date
ATTACHMENTS:
1. Floor Plan
2. Site Plan
3. North Elevation
4. Exterior Signage (3 pages)
5. Exterior Menu Board
6. Parking Analysis (2 pages)
7. Vehicular Control Plan (2 Pages)
ITEM # 4
Page 3 of 3