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.