Town Center West-CS020516CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO: S- 1194R, Frost Bites Italian Ice
P & Z HEARING DATE:
May 16, 2002
C.C. HEARING DATE:
June 11, 2002
STAFF REP.:
Marcie Diamond, Assistant Planning Director
LOCATION:
In the Town Center West Retail Center at 171 N. Denton Tap
Road.
SIZE OF AREA:
Approximately 1,405 - square foot restaurant.
CURRENT ZONING:
PD- 178R -S -1194 (Planned Development- 178 - Special Use Permit -
1194)
REQUEST:
PD- 178R- S -1194R (Planned Development -178R, Special Use
Permit -1194 Revised)
APPLICANT:
Joy Harris
Frost Bites
171 N. Denton Tap Road
Coppell, Texas 75019
972 - 304 -6000
HISTORY: This property was rezoned from C (Commercial) to Conceptual Plan
Development District (PD -178) for commercial uses. In March
2000, Council approved detail plans for this property. The eastern
1.8 acres was proposed for retail/medical/restaurant uses, and the
western 2.7 acres for a day -care building and a child development
facility.
On January 9, 2001, Council approved S -1183 for Quizno's
restaurant and S -1182 for a coffeehouse in this shopping center.
Revised signage for CC's Coffee House was approved in May of
2001. On September 18, 2001, Council approved S -1190, for the
Page 1 of 3
Item # 4
On December 11, 2001, Council approved Ordinance No. 91500 -A-
309 to allow for the occupancy of the lease space between Quizno's
and CC's Coffee for Frost Bites Italian Ice, subject to specific floor
and sign plans which were attached to and made a part of the
ordinance establishing this use.
TRANSPORTATION: Denton Tap Road is a P6D, six -lane divided thoroughfare, with 37
feet of paving in each direction, contained within 110 -120 feet of
right -of -way. Town Center Blvd. West is a 27 -foot wide local street
allowing access to the Coppell High School property.
SURROUNDING LAND USE & ZONING:
North- single family development; PD -129, SF -9
South - undeveloped; C (Commercial)
East - Comerica Bank; TC (Town Center)
West - single family development; SF -12
COMPREHENSIVE PLAN: The Comprehensive Plan shows the property as suitable for
retail and commercial uses.
DISCUSSION: As stated in the HISTORY section of this report, Council
approved a Special Use Permit for an Italian ice cream shop
at this location late last year. The approved ordinance
established a specific floor plan and signage. Since that
time, the applicant received a sign permit and installed a
sign, which was not the same design as approved in the
original ordinance. Specifically, the approved sign, as
shown on the attached Exhibit A, simply included the
words "FROST BITES" and was 16.75 - square feet in size.
Since approval of the SUP, the applicant designed a logo for
this store, which was incorporated into the design of the sign.
The installed sign measures 16.4 -square feet, approximately
one -half of which is the round, red and white logo with the
words "Frost Bites" and the remaining portion of the sign
states "Italian Ice ". This use has 17 feet of frontage on
Denton Tap Road, so the square footage of the sign is in
compliance with the size regulations.
On February 21, 2002, this sign issue was brought to the
attention of the Planning and Zoning Commission. The
Commission stated that given the significant differences
between the installed and approved signs, if Frost Bites
Page 2 of 3
Item # 4
desired to retain the revised sign, it would be required to
formally amend their SUP.
On March 19, 2001, Council approved various revisions to
the Zoning Ordinance based on recommendations of the
C.I.V.I.C. Report. One of the provisions specifically states
that:
"(i) Attached signs shall consist of individually mounted
channel letters in white, ivory, black or neutral
colors. Raceways shall match the color of the
materials to which they are mounted. All
illumination shall be limited to white or off - white.
Logos in any color shall be permitted, but shall not
exceed 20 percent of the area of the sign."
The existing Frost Bites sign is in accordance with'this
provision, except that the logo is approximately 50% of the
sign area. Given this provision was not in effect at the time
that this sign permit was issued, the retroactive imposition
of this regulation is not required.
Therefore, staff can support this revision to the SUP to
allow the retention of the sign as installed, which is in
accordance with the sign permit issued for this restaurant.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of the revision to S -1194 to permit the revised
signage.
ALTERNATIVES:
1)
Recommend approval of the request.
2)
Recommend disapproval of the request
3)
Recommend modification of the request
4)
Take under advisement for reconsideration at a later date.
ATTACHMENTS:
1) Requested (existing) sign
2) Sign approved with the original Special Use Permit.
Page 3 of 3
Item # 4