Town Center L2B1-CS 950615 CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: TOWN CENTER, LOT 2, BLOCK 1,
PRELIMINARY PLAT (WENDY'S)
P & Z HEARING DATE: June 15, 1995
C. C. HEARING DATE: July 11, 1995
LOCATION: East side of Denton Tap Road, approx. 523' north of Sandy Lake
Road
SIZE OF AREA: .934 acres
CURRENT TC (Town Center)
ZONING:
REQUEST: Approval of a preliminary plat.
APPLICANT: Wendy's International, Inc. Teri Jones
(Applicant) (Engineer)
4545 Fuller Drive, Ste. 404 Dowdey, Anderson & Associa~, Inc.
Irving, TX 75038 16250 Dallas Parkway, Ste. 100
(214) 717-0165 Dallas, TX 75248
(214) 931-0694
HISTORY: In 1994 the Planning and Zoning Commission recommended denial and
City Council denied a special use permit for a Wendy's restaurant on
property immediately adjacent to the south. Subsequently, the City and
The Parks of Coppell Trust entered into a settlement agreement entitling
the Parks of Coppell Trust to construct and operate 2 restaurants with
window service on two specific locations in Town Center. The Wendy's
site is one of the two specified restaurant sites. One of the terms of the
settlement is that no special use permit shall be required as a condition to
the issuance of a building permit or certificate of occupancy on either site.
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TRANSPORTATION: Denton Tap Road is a P6D, six-lane divided thoroughfare built to
standard in a 100 foot right-of-way.
SURROUNDING LAND USE & ZONING:
North - vacant; Town Center
South - vacant; Town Center 'TC'
East - vacant; Town Center
West - Woodside Village of Coppell; Commercial
COMPREHENSIVE PLAN: The 1987 Plan showed Town Center uses.
DISCUSSION: The Town Center zoning district requires no front, side or rear
yard setbacks. Consequently, for the purpose of constructing a
building or installing pavement, tree removal is permitted
anywhere on the site without replacement. The accompanying site
plan does, however, show some sensitivity to tree preservation.
The plan preserves 3 post oak trees ranging in size from 15" to
17' caliper. Only 3 post oak trees will require removal. They
range in size from 10" to 17" in caliper. All remaining trees are
hackberries. The trees which have grown up around the existing
windmill on the site are 9" and 12" hackberries. They, along with
the windmill, are to be removed.
Without the development of adjoining traffic circulation facilities~
accommodating 45 parking spaces and adequate stacking space for
a drive-through window is particularly difficult on this site. The
City Engineering Department worked extensively with Wendy's
consultants to devise a workable solution, although an exit
driveway shown conflicts with an existing fire hydrant location.
The parking spaces shown anticipate a reduction in the required
minimum size.
The proposed monument sign is cast stone on a brick pillar with
a cast stone cap. The total area of the face of the pillar is to be 60
square feet. Although we would prefer a sign of 40 to 50 square
feet in size, the proposed sign is acceptable if located 75' from the
side property lines in accordance with the Sign Code.
Landscaping shows cedar elm as the predominant street tree, and
screening of parking areas and driveways with phofinia on the
north and east and with holly on the south and west. A 20'
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landscape buffer is provided adjacent to Denton Tap Road. A
shared driveway is placed on the south side of the property
separated from the parking area by an 8' landscape strip. The north
and east sides of the property have 5'-wide landscape buffers in
anticipation of a reduction in the current requirements. Recent
conversations with members of Council have suggested no reduction
in the 10' landscape strip, so the dimensions shown on the plan may
require Board of Adjustment action. The Commission cannot
approve 5' buffers.
RECOMMENDATION: Although staff questions whether fast-food restaurants are
appropriate for the Town Center area, legal counsel has declared
that argument moot. The use is allowed by right. That being the
case, staff recommends approval of the preliminary plat, subject
to the following site plan changes:
1) correction of parking space size and peripheral buffer
widths if changes in the current requirements do not occur.
2) placement of the monument sign no closer to the north or
south property line than 75 feet.
'~.~ .., -.0. c~- '~ ~"~'~ ~' ,..r~.-,c ·
....,',\ ~.i. ~',* ~%~-'~ 3) relocation either of the existing fu'e hydrant or of the
v~' '9 ~ ~ -~' ~ '"" ~'~' ~'~'"~ '~ proposed exit drive to Denton Tap Road and revision of the
· ... ~a. ','.~.~-"'"':' "' ~,~ o... '-; drawings so that the site plan and landscape plan are
~ consistant as to location and configuration of the driveway.
4) provision of green space between the dumpster site and the
first diagonal parking space.
provision of an easement for the proposed off-site sanitary
sewer line.
ALTERNATIVES: 1) Approve the Preliminary Plat
2) Deny the Preliminary Plat
3) Modify the Preliminary Plat
ATTACHMENTS: 1) Preliminary plat
2) Site plan
3) Landscape plan
4) Monument sign elevation
5) Departmental Comments
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