Burger King-CS 951116CASE NO.:
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
S-1099R, BURGER KING RESTAURANT
P & Z HEARING DATE: November 16, 1995
C.C. HEARING DATE: December 12, 1995
LOCATION:
SIZE OF AREA:
South side of Beltline Road; approximately 202.40' east of the
intersection of MacArthur Boulevard and Beltline Road
18,625 square feet, or 0.43 acres
C~
ZONING:
LI (Light Industrial)
REQUEST:
LI-S.U.P. (Light Industrial, Special Use Permit)
APPLICANT:
Huge American Restaurants, Inc.
800 East Campbell Road
Richardson TX 75081
(214) 644-9494
FAX (214) 644-9490
HISTORY:
Originally platted in 1988 within a 4.6768-acre tract, replatted in
1993 within a 31,000-square-foot or 0.71-acre tract, and further
reduced to the current size by replat in 1994. Planning and
Zoning Commission considered the current request in public
hearing on October 19, 1995, holding the public hearing open for
further consideration on November 16. The Commission asked the
applicant to make a determined effort to obtain all necessary
agreements from the parties with rightful interests in the shopping
center property to reconfigure the site or otherwise solve the
pedestrian-vehicular conflict inherent with the land use as
proposed.
Item # 5
TRANSPORTA~ON:
Beltline Road is an existing 6-1ane divided major arterial in a 120'-
wide right-of-way.
SURROUNDING LAND USE & ZONING:
North -
South -
East-
West -
Existing shopping center in R District
Existing shopping center in LI District
Existing shopping center in LI District
Existing service station in LI (SUP) District
COMPREHENSIVE PLAN:
The area of MacArthur Blvd. and Beltline Road has been
designated as a special land use category for mixed uses
since it is considered a gateway to the City.
DISCUSSION:
The staff recommendation for the October 19 meeting stated:
"Reduction of the site area to less than a half acre limits its usability as
a commercial outparcel, as evidenced by the number of times this ease has
been reviewed. A drive-thru restaurant is one of the worst choices for
such a tight site because the drive-thru lane impedes pedestrian access to
the table service area and because half the required parking must be
separated from table service by the 30-foot-wide shopping center driveway
adjoining on the east. Several other uses are permissible, however,
without a special use permit and with one-half to one-third the parking
requirement of a restaurant. A real estate office, an insurance agency, a
florist and an auto parts store are all viable alternatives, to mention just
a few."
Since October 19, the applicant has included traffic buttons, a brick-paved
crosswalk, and caution signs on the site plan. However, the basic flaw
pointed out in the previous paragraph still remains.
To provide further evidence of the degree to which (by fast-food industry
standards) this site is undersized, the following comparisons show most
of the local competition to be on sites 54% to 166% larger:
Amount Larger than
Competitor Site Size Proposed Burger King
Sonic 28,675 s.f. 54%
KFC 30,496 s.f. 64%
Boston Market 31,945 s.f. 72%
Dairy Queen 36,460 s.f. 96%
McDonalds 39,055 s.f. 110%
Wendys on MacArthur 40,390 s.f. 117%
Wendys on Denton Tap 43,732 s.f. 135%
Taco Bell 49,552 s.f. 166%
Item # 5
RECO~ATION:
Staff still recommends, as the preferred course of action, denial of
the special use permit in favor of an alternative use. Alternative
uses could include, for example:
a 60' x 65' (3900 s.f.) one-story office building with 13
on-site parking spaces; or
a 50' x 52' (2600 s.L) one-story retail building with 13 on-
site parking spaces.
However, staff will support the special use permit for a drive-
through restaurant if the following conditions can be met:
replat the adjoining site to the east to relocate the 30'-wide
fire lane eastward.
2. replace two of the entrances from Belt Line Road with one.
place all of the required parking west of the fire lane.
eliminate the monument sign.
final type and location of the directional signs will need to
be approved by the Engineering Department.
1) Recommend approval of thc zoning change
2) Recommend denial of the zoning change
3) Modify the zoning change
EXHIBITS:
1) Site Plan
2) Floor Plan
3) Landscape Plan
4) Building Elevations
5) Sign Elevations
6) Site Location Map
7) Departmental Comments
Item # 5
DEVELOPMENT ItRVIEW COMMI i ilil
_ ~¥ I O 199~
ENGINEERING COMMENTS
$-1099R. Bunter ging Restaunnt, zoning change from LI (Light
Industrial) to LI-$. II.P. flight ~ Special Use Permit) to allow
the operation of a dri~e-thmugk restaurant, located on tke soutk side of
Belttine Road; approximately 202.40' east of the intersection of
MacArtkur and Beltline Road, at the request of Architectural Design and
Engineering..
DRC DATE: October 26, 1995 and November 2, 1995
CONTACT: Ken GriJ~n, P.E., Assistant City Manager/City Engineer (304-369'9)
COMMENT STATUS:
1. The final type and location of the directional signs will need to be approved by the
Engineering Department.