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Burger King 2-CS000217 STAFF REPORT CASE NO.: S-1174, Burger King P & Z HEARING DATE: February 17, 2000 C.C. HEARING DATE: March 14, 2000 LOCATION: Along the west side of N. Denton Tap Road, approximately 135 feet south of the S.H. 121 Bypass. SIZE OF AREA: 0.92 acres of property. CURRENT ZONING: PD-133-HC (Planned Development, Highway Commercial) REQUEST: PD-HC-S.U.P. (Planned Development, Highway Commercial- Special Use Permit) for a 3900 square foot fast-food restaurant APPLICANT: Architect: Mr. Socrates Lazaridis 11100 Stratford Drive, Suite A-100 Oklahoma City, OK. 73003 (405) 749-4642 Fax: (405) 749-4652 HISTORY: There has been no recent development on this parcel, although the property directly behind and to the west is building-out as single family housing. TRANSPORTATION: Denton Tap Road is a P6D, six lane divided thoroughfare contained within a 100-120 foot right-of-way SURROUNDING LAND USE & ZONING: p..,~ North- vacant; PD-HC, Highway Commercial . ~ South - developing single-family; PD-133 ~ ~ ~' V East - vacant and Denton Creek Middle School; LI and SF-7 ,~-0 West -~levelqping single-family; PD-133 COMPREHENSIVE PLAN: The Comprehensive Plan shows the property as suitable for regional retail uses. DISCUSSION: Regional retail uses as called for in the Comprehensive Plan allow for a variety of uses, including restaurants. The Plan also points out that Denton Tap Road is a primary image zone, and as such the architectural design, signage, landscaping, and other physical development forms need to be carefully thought out. It could be argued that a fast-food restaurant (as proposed here) might not be the highest and best use for this important entry into the City. The applicant was aware of our concerns, and has designed a 3900 square foot restaurant that is more in keeping with our traditional design criteria than a typical franchise user. Of additional concern is the fact that the first user on a parcel of this size will set the tone for all additional development. The proposed use has a very high content of brick (at least 90%), the landscaping is adequate (although additional trees adjacent to Denton Tap would be more in line with design elements of the Comp. Plan), there is no play space (which has a tendency to exaggerate the scale of these franchises), the screening fence along the back and side give the residential neighborhood a physical buffer, and access to the property occurs along Denton Tap Road. In addition, the monument sign proposed for the site is shown in two formats, one with the orange and red typical Burger King color. The second proposal, and the one that conforms more to the CIVIC report and to staff's wishes, contains a cast stone sign with black outline. Once the zoning request sign was placed on the property, staff received several calls regarding the screening wall on the west and south sides of this parcel. Concerns expressed ranged from increasing the height of the proposed wall (6 feet) to 8 feet, to constructing the entire screening wall--not just the portion around the restaurantmto protect the developing residential neighborhood, and to ensure that the entire wall was consistent in material, color, and appearance. In addition, the lighting of this and subsequent properties in this area drew questions. All these concerns warrant additional discussion at the public hearing. There is a discrepancy regarding the size of the restaurant, which could dramatically affect the site plan. Parking is very tight on this lot and if the building size is 3893 square feet, 39 parking spaces meets code. However, if the building size is 3967 square feet as shown on the landscape plan, 40 spaces are required and the development does not meet code. Finally, the applicant has provided a Mixed Use Development Concept to offer ideas concerning how this entire area might develop out. This Item # 14 Concept Plan is not being considered with the case before you (in fact, there are some uses shown that we would not support--the gas station at the corner, for example). The Concept Plan is just one way future sites might be developed although, at a minimum, detailed site plans would be required before any additional building could occur. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Staff recommends approval of this request subject to the following conditions: Monument sign be brick/cast stone with black outline Brick screening wall at west and south property boundaries be built prior to building construction Consider an 8 foot screening wall Consider screening the entire property (more the land owners responsibility than this applicant's) Color board showing all building colors and materials Plan must meet parking requirements Show signage on perspective drawing Specify exact location of monument sign Indicate square footage of signage on each facade Separate Site Plan from Engineering package for Council More specificity regarding lighting (Lighting needs to be low level "neighborhood friendly") Non-vehicular open space calculations need to be shown on landscape plans 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) Building Elevations 2) Monument Sign Design 3) Site Plan (see Plat submittal) 4) Trash Enclosure Elevations 5) Brick Wall Elevation 6) Landscape Plan 7) Irrigation Plan 8) Floor Plan 9) Departmental comments 10) Mixed Use Development concept Item # 14 DE VEL OPMENT R E VIE W COMMITTEE FIRE PREVENTION COMMENTS ITEM: S-1174, B UR GER KING RESTA UR. ANT AND PRELIMINARY pLA T DRC D/ITE: January 27, 2000 CONT~CT: TR~4VIS CRUMP, FIRE MARSHAL 972.304.3503 COMMENT STATUS: I rnrrr,.~ r l PRELIMiN. ARY ~r~Ar 1. Minimum inside radius on fire lane is 30 feet. Minimum outside radius is 54 feet. 2. A on-site fire hydrant will be required. Locate fire hydrant between 3 - 6 feet from the fire lane. 3. No dead end fire lanes in excess of 150' allowed without an approved turnaround. JA,'.I 2 7 2CC0 DEVELOPMENT REVIEW COMMITTEE BUILDING INSPEC~ON COMMENTS 1TEa~: Burger DRC DATE: Jan 27, CONTACT: C, reg Jo~s, C~'def ~su~n~ CO-MMF-NT STA TUS: 1. Monumentsign too clase to sldepropo'ty line. Min. 75' 2. BU-RGER KING DENTON TAP ROAD COPPELL, TEXAS MODUL,IR BRICK. TO M~TGN Ef~JILDIN~ B-KIN6: 51~.N MONUMENT SIGN SCALE: 1/2" = 1'-0" DOUBLE FACED BU'RGER KING DENTON TAP t~OAD COPPELL, TEXAS MODULx~P-. TO M~ TC, t-I E~-KIN~ 51~N MONUMENT SION SCALE: 1/2" -" 1.'-0" OOUBLE FACEO ~ PAiR C:~= "~ ~' L~,TC:t-I ~ KEEPEr, Z / DEGO~-. E ~YE5 / TO M~T~ ~. 5TL. C~E ~LT/ ~ ~ NORTN ELEv. 8," OONC. BLOCK BETOND (INTErIOr) TO BE P~,INTED U.J-tlTE TO M4,TCI-I ,.5OLITN ELEv. 4" BRICK,, YENEER ~ TO MATCH E~I..DG. ~ EAST ELEv. UJEST ELEv. IDLJF~GEI~ KING - COPPELL, TX. "¢DENTON TAP RD. TIRASN ENCLOSURE ELEVATION5 tELtEV'ATION OF DRIOK I/,,IALL 5(.;.ALE: ~/,¢," = I'-O"