Slider And Blues-CS 950216CITY OF COPPELL
PLANNING DEPARTMENT
P & Z HEARING DATE: February 16, 1995
C. C. HEARING DATE: March 14, 1995
LOCATION: At the southeast corner of Sandy Lake and Denton Tap Roads
SIZE OF AREA: 0.55 acres
CURRENT C (Commercial)
ZONING:
REQUEST: C- S.U.P. (Commercial, Special Use Permit)
APPLICANT: The Peter Buell Company, Inc.
Peter Buell, President
104 S. Denton Tap Road
Coppell, TX 75019
393 -9040
HISTORY: The site is Lot 1, Block A, of Townoaks Centre Subdivision,
approved for recording in 1984. The site was reclassified from C
to C.SUP in 1992 to accommodate construction of the existing
restaurant. A consideration in the granting of the original special
use permit was the effort put forth by the applicant to preserve the
post oaks and other trees on the site.
TRANSPORTATION: Denton Tap Road is an existing 6-lane divided major arterial
(P6D) in a 120' -wide right -of -way. Sandy Lake Road is an
existing 4 -lane divided major arterial located in a 110' -wide right -
of -way capable of accommodating a 6 -lane divided thorough1kre.
Item 7
SURROUNDING LAND USE & ZONING:
North - Undeveloped commercial property; TC
South - Retail center; C
East - Retail center; C
West - Automobile service and food service uses; R (SUP on
service station site)
COMPREHENSIVE PLAN: The Comprehensive Plan shows the property as suitable for
commercial uses.
ANALYSIS: The applicant proposes to enclose an area currently used as an
outdoor dining patio, enlarging the total building area 25 % (from
approximately 3,200 square feet to approximately 4,000 square
feet). The existing parking provides 35 spaces on site and,
through agreement with the adjoining property owner, 14 spaces
off site. The resulting 49 parking spaces are more than adequate
to satisfy the zoning requirement of 1 space per 100 square feet of
restaurant building area. The Inspections Department has reviewed
with the applicant the proposed signage and the method of
calculating the area to be devoted to signs. The amount of
signage, as proposed, will meet the requirements of the sign
ordinance.
In evaluating the proposal, one way to view it is as if the property
were still vacant. If it were, then, would the proposal to build a
4,000 square -foot restaurant on the site in this configuration
receive favorable consideration? If the answer is no, because it
would take down 2 large trees unnecessarily, then there is scant
justification to decide differently just because the applicant has
approached the ultimate objective in two steps. If the answer is
yes, because the property could be developed with over 50 other
commercial uses without concern for any of the trees, other than
to replace them caliper inch for caliper inch, then there is
considerable justification.
The current use has proven to be economically viable, suitably
located and compatible with the adjoining retail facilities.
Restaurant usage has not impacted unduly on public
accommodations, and design -wise this facility is far superior to the
typical franchise restaurants we now are encountering more
frequently. Increasing the size of interior space will create little
additional impact, because the space to be enclosed already
provides table service when weather permits.
r ) I
The review then focuses on the tree issue. The applicant has
stated that the two affected 24'- caliper post oaks are slowly dying,
and reference has been made that "tree people" have verified the
applicant's statement. With tangible evidence that the trees are
dying (in the form of a written statement), approval of the S.U.P
could be made subject to the applicant's landscape plan specifying
locations of replacement trees of adequate size and number to
compensate for the 48 caliper- inches of lost trees, as required by
the tree preservation requirements of the zoning ordinance.
Therefore, staff recommends approval of the S.U.P., provided that
no attempt is made to avoid the required replacement of the trees
to be removed, caliper inch for caliper inch, with new trees.
ALTERNATIVES: 1) Approve the S.U.P.
2) Deny the S. U. P.
3) Modify the S.U.P.
ATTACHMENTS: 1) Floor Plan of Existing Structure
2) Summary of Signs (4 pages)
3) Proposed Floor Plan and Site Plan (2 sheets)