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Dairy Queen-CS 950817 CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT CASE NO: S-1094R, DAIRY QUEEN RESTAURANT P & Z HEARING DATE: August 17, 1995 C.C. HEARING DATE: September 12, 1995 LOCATION: Northwest comer of the intersection of Southwestern Boulevard and Denton Tap Road SIZE OF AREA: 0.837 acres CURRENT C (Commercial) ZONING: REQUEST: C-S.U.P. (Commercial, Special Use Permit) APPLICANT: Owner: Architect: Parrish Chapman Arthur Weinman P. O. Box 2368 6777 Camp Bowie, Ste. 339 Coppell TX 75019 Fort Worth TX 76116 (214) 638-4055 (817) 737-0977 Fax (214) 351-6989 Fax (817) 737-2203 HISTORY: The property consists of Lot 37 and a portion of Lot 36 within the North Lake Estates Subdivision, recorded in 1961. There has been no recent zoning or platting activity on the property. TRANSPORTATION: Denton Tap Road is a P6D six-lane major thoroughfare within a 100' fight-of-way. The portion of Southwestern Boulevard adjoining the Dairy Queen is asphalt pavement with bar ditches within a 60'-wide fight-of-way. It provides one-way, one-lane, westbound access between Denton Tap Road and the Dairy Queen south driveway entrance. West of the driveway the road is two- lane and two-way. Item 7 SURROUNDING LAND USE & ZONING: North - Undeveloped C (Commercial) South - Undeveloped LI (Light Industrial) East - Service Station with C (Commercial) West - Residential uses within C(Commercial) COMPREHENSIVE PLAN: The 1987 Comprehensive Plan designates a special use district in the area north of Southwestern Boulevard and west of Denton Tap Road. The plan anticipates that, as residential uses become obsolete, the area will transition to more intensive land utilization, including commercial, industrial, retail and office usage. The plan also recommends special development controls which recognize the existence of residential neighborhoods during the period prior to their conversion to other uses. ANALYSIS: The original Dairy Queen building provided exterior patio space under roof. Enclosure of the space requires the provision of additional parking. The Zoning Ordinance requires that parking spaces be on the same lot with the building except where an increase in the number of spaces is required by a change or enlargement of use. In such case the parking spaces may be as much as 600' distant. The original site and the expansion property are lots within a recorded subdivision, so platting is not required. Because the additional parking is permitted on the adjoining lot, replatfing is unnecessary. If platting or replatting were required, the Subdivision Ordinance would exact the dedication of 10 feet of additional right-of-way along Denton Tap Road, as well as the provision of a 5'-wide sidewalk. The City could have required a sidewalk as a condition of the permit for the original building, but apparently did not. City Council could require a sidewalk now as a condition of a Special Use Permit. However, the space between the back of curb of Denton Tap Road and the edge of the existing Dairy Queen on-site pavement is virtually the only space available for frontyard landscaping, is only 41/2 feet wide, and is insufficient to provide for a standard sidewalk. In addition, requiring the sidewalk without any continuation sidewalks either north or south appears impractical. The proposed site plan shows a modification of the striping on the existing paved parking area, the construction of additional paved parking on the expansion site and the provision of landscape buffers surrounding the additional parking space. Enclosure of the patio area and remodeling of the interior space are the only other proposed changes to the existing layout. Item 7 RECOMMENDATION: Planning staff takes the position that the enclosure of patio space under an existing roof does not constitute a major modification of the restaurant and, therefore, does not justify additional on-site improvements other than as necessary to add parking which complies with landscaping guidelines. Staff recommends approval of the S.LI.P. in accordance with the site plan and building plan submitted. We suggest further that the provision of sidewalks may occur when deemed necessary by additional construction activity around this site which could justify their provision. ALTERNATIVES: 1) Approve the S.U.P. 2) Deny the S.U.P. 3) Modify the S.U.P. ATTACHMENTS: 1) Site Plan 2) Building Plan 3) Departmental Comments Item 7 ENGINEERING COMMENT ITEM: S-1094R, Dairy Queen Restaurant. zoning change'from C (Co~,n~.rcinO to C-S. U.P. (Commercial, Special Use Permit) to allow the expansion of the existing restaurant located at the northwest corner of the intersection of Southwestern Blvd., and Denton Tap Road, at the request of Arthur Weinman Architects. DRC DATE: Jury 27, 1995 and August 3, 1995 CONTACT: Ken Griffin, P.E., Assistant City Manager/City Engineer 004-3679) COMMENT STATUS: PRELIMINARY ./'FINAL REVISED AFTER P&Z Site Plan Comments: 1. Please provide a 5' sidewalk adjacent to Denton Tap Road. If your intent is to request a waiver of the 5' sidewalk, please submit written request. 2. Grading and drainage plans need to be submitted to Engineering Dept. prior to receiving permit. DEVELOPMENT REVIEW COMMITTEE ENGINEERING COMMENTS ITEM: S-1094R. Dairy Queen Restaurant. zoning change from C (Commercial) to C-S. U.P. (Commercial, Special Use Permit) to allow the expansion of the existing restaurant located at the northwest corner of tke intersection of Southwestern Blvd., and Denton Tap Road, at tke request of Arthur Weinman Architects. DRC DATE: July 27, 1995 and August 3, 1995 CONTACT: Ken Griffin, P.E., Assistant City Manager/City Engineer 004-3679) · · COMMENT STATUS: P.REI~MINARY ,/FINAL REVISED ~R P&Z · Site Plan Comments: 1. Please provide a 5' sidewalk adjacent to Denton Tap Road. If your intent is to request a waiver of the 5' sidewalk, please submit written request. 2. Grading and drainage plans need to be submitted to Engineering Dept. prior to receiving permit. DEVELOPMENT REVIEW COMMITTEE ENGINEERING COMMENTS ITEM: S-1094R. llairy ~Ueen Restaurant. zoning change from C (Commercial) to C-S. U.P. (Commercial, Special Use Permit) to allow the expansion of the existing restaurant located at the northwest corner of the intersection of Southwestern Blvd., and Denton Tap Road, at the request of Arthur Weinman Architects. DRC DATE: July 27, 1995 and August 3, 1995 CONTACT: Ken GrifJ~n, P.E., Assistant City Manager/City Engineer 004-$679) COMMENT STATUS: ./PRELIMINARY FINAL REVISED AFTER P&Z Site Plan Comments: 1. It appears that the drive-thru direction is shown wrong. 2. Please provide a 15' landscape easement adjacent to Demon Tap Road with a 5' sidewalk will be required. 3. New concrete parking lots must be 5" with 6" lime stabilized base as per the City's Subdivision Ordinance. 4. Show stacking length for cars in drive-thru.