Dickey's BBQ-CS 981217CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: S-1155, DICKEY'S BARBECUE
RESTAURANT
P & Z HEARING DATE:
C.C. HEARING DATE:
LOCATION:
SIZE OF AREA:
CURRENT ZONING:
REQUEST:
APPLICANT:
HISTORY:
December 17, 1998
January 12, 1999
Along the west side of Denton Tap Road, south of the St. Louis
Railroad right-of-way and east of Bullock Drive.
4,000 square foot restaurant on two parcels totaling 1.2 acres;
parcel 1 contains .775 acres, parcel 2 contains .36 acres
C (Commercial)
C-S.U.P. (Commercial, Special Use Permit)
Owner:
Dickey's Barbecue Pit
T. D. Dickey, Chairman
7770 Forest Lane
Dallas, TX. 75230
(214) 691-5659
Fax: (214) 691-6162
Architect:
Burson and Williams, Inc.
David Williams, AIA
3838 Oak Lawn, Suite 1505
Dallas, TX. 75219
(214) 520-2221
Fax: (214) 528-6820
There has been no recent zoning or platting history on the subject
tract, although the applicant postponed this case from our
November docket in an attempt to address staff concerns.
TRANSPORTATION:
Denton Tap Road is a P6D, six-lane divided thoroughfare built to
standard within a 120 foot right-of-way.
SURROUNDING LAND USE & ZONING:
North- vacant, owned by First Baptist Church; PD 108 (LI)
South-vacant; "C', Commercial
East - self-storage warehousing; "LI", Light Industrial and "C', Commercial
West -existing single-family and commercial uses; "C', Commercial
Item # 4
COMPREHENSIVE PLAN:
The Comprehensive Plan shows the property as suitable
for mixed commercial/retail use
DISCUSSION:
This case is problematic from at least two angles. First, the site appears
too small for the use that is proposed and the traffic circulation/parking
plan/landscaping being provided in strategic locations requires redesign.
The building needs to be reduced in size or the site needs to be expanded
to the south to comply with our development requirements. Second, the
building does not lend itself to complementing the tenets of our
streetscape plan as related to Primary Image zones, nor our desire to,
promote a distinctive architectural style in Coppell.
Regarding the site plan, by utilizing property directly behind the
proposed restaurant (the lot/house on Bullock) the applicant secures the
required amount of parking and technically meets our landscaping
requirements. Before gaining staff support--if we could endorse this
request--substantial improvement to the landscape plan would be
required. Berms, low-level lighting, additional landscaping, greater tree
caliper sizes are some examples of what would be minimal requirements.
Landscaping guidelines are drafted to compliment buildings being
constructed in the community, and the additional landscaping behind the
restaurant does nothing to enhance the aesthetic quality of the
development nor promote street-side landscaping. In addition, there is
concern regarding the house on Bullock. What becomes of it? Is it
viable for continued residential use with an 18 space, lighted parking lot
directly behind it? Can it be adaptively re-used for another activity?
What impact will it have on the families currently living on Bullock?
There are many unanswered questions regarding this proposal.
In evaluating the building design itself, although the architectural style
might be frae for Old Coppell, at this location the building needs to be
redesigned to better fit with our more traditional architecture along
Denton Tap Road. Dark red brick, perhaps cast stone quoins at coruers,
metal awnings replaced with a "softer" shape and of fabric material as
suggested by CIVIC, less and more muted signage, a roof line that is
more uniform, a redesign of windows and doors, less wood and more
brick detailing are all suggestions which would make this restaurant
more compatible with what has already been developed in Coppell. If
the applicant insists upon this design, then a location in Old Coppell
would be more appropriate.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Item # 4
Although the applicant postponed this case in November in an attempt to
address staff concerns, and recognizing that several modifications have
been made to the plan, in the final analysis, there are too many
unanswered questions remaining, several elaborated above. The ultimate
development of parcel two and the impact it can have on the surrounding
neighborhood, a restaurant design that is not in keeping with the design
guidelines we have implemented in several other restaurants along
Denton Tap, and the fact that the site under consideration is just too
small to accommodate a 4000 square foot restaurant leads us to
recommend denial of this request. The site is too small, the parking
extended across an alley r.o.w, and into a different neighborhood setting
is troubling, and the inappropriate design of the structure lead us to the
denial conclusion. ,
ALTERNATIVES: 1) Recommend approval of the request
2) Recommend disapproval of the request
ATTACHMENTS: 1) Site Plan
2)Landscape Plan
Item # 4