Chipotle & Mooyah-CS080619
CITY OF COPPEll
PLANNING DEPARTMENT
STAFF REPORT
Case No.: PD-209R2-C, TownOaks Centre
P&Z HEARING DATE:
c.c. HEARING DATE:
June 19,2008
July 8, 2008
STAFF REP.:
Marcie Diamond, Assistant Director of Planning
LOCATION:
The southeast corner of Sandy Lake Road and Denton Tap Road
SIZE OF AREA:
0.57 acres of property
CURRENT ZONING:
PD-209R-C (Planned Development-209-Revised-Commercial)
REQUEST:
A zoning change request to PD-209R2-C (Planned Development-
209-Revision 2-Commercial) to allow the re-occupancy of an
existing vacant restaurant building for two restaurants (Chipotle and
Mooyah Burgers and Fries) requiring variances to the Zoning
Ordinance including: the incorporation of metal standing seam
awnings on three facades; two outdoor patio areas encroaching
into the required setback areas, a monument sign to be setback
ten feet from the property line, and sign variances.
APPLICANT:
Alen Hinckley
Coppell Village, LTD.
12201 Merit Drive, Suite 170
Dallas, Texas 75251
(972) 991-4600
FAX: (972) 991-7500
HISTORY:
This property was originally platted into four lots in 1984. Lot 1 was
platted for a restaurant pad site (current request area), Lots 2 and 4
for "strip" retail and Lot 3 for a Minyards grocery store. In March of
that year, the Board of Adjustment granted a variance to the
required ten-foot front yard, decreasing the landscape setback to
seven feet. The applicant contended that they had already drawn
ITEM # 5
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requires an amendment to the PD (which necessitates a 60-day
public hearing process) due to the non-compliance with several
regulations of the Zoning Ordinance.
Specifically, this proposal will allow the occupancy of the western
portion of the building for a 1,981 square foot Chipotle Mexican Grill
with a new 550-square-foot patio, to accommodate a total of 83
seats. The remaining 2,474 square feet of the building will be
occupied by a Mooyah Burgers and Fries, with a new 200-square-
foot patio, and a total of 106 seats.
The following is a specific list of variances being requested to
accommodate these restaurants into this existin buildin
Re uest Ordinance Re uirement
Outdoor patio setbacks:
· 12.72' - Denton Tap
· 20' - Sand Lake
Monument Sign Setback
· 10' from R.O.W.
Standing Seam Metal
Panel Awnings:
· North, West and
South fa ades
Design, location size of
attached signs:
· Mooyah - includes
cabinet sign, logo
exceeding 20%,
and inconsistency in
color, material and
font.
· Chipotle - logo 39%
of area of si n
30' setback
15' setback
Awnings are limited to canvas, or
a lusterless, non-metal material
that closely resembles canvas
· Maximum logo size 20%
· Signs shall be individually
mounted channel letters.
· All tenant signage be the
same color in any individual
building".
Setback Variances
The first two variances, inclusion of outdoor patios which encroach
into the required setbacks and the placement of the monument
sign five feet closer to the right-of-way line merits favorable
consideration due to the re-developmental nature of this request.
Staff has some reservations as to the comfort of the patrons sitting
on these patios in such close proximity to a busy intersection, but
that is a business decision for the restaurateurs. Both patios will be
encircled with a railing. Staff is requesting clarification of the height,
color and materials intended for the patio railings. Given that these
patios will eliminate the existing landscaping along both streets
frontages, a landscape plan has been included. Five-foot
sidewalks are required along Denton Tap Road and Sandy Lake
ITEM #5
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Sign Variances
The final variances being requesting relates to attached signage.
This shopping center as well as most of the retail centers in Coppel!,
are fairly consistent in color and design of the signs. While the font
varies in some instances, the 20% logo requirement has been
adhered to. A major concern with this request is the variations in
the appearance and location of the signs. On the northern and
southern fo<;ades, the Chipotle portion of the sign is compliant with
the sign ordinance, and consistent with other signs in this shopping
center (white individually mounted channel letters), although the
logo is 39% of the area of the sign. The Mooyah sign is proposed to
be black letters outlined in white, with "Burgers & Fries" being a
cabinet sign. In addition, a 0.5 square foot red logo is proposed for
over the front door on the south elevation and a smaller version of
this logo in the window on the north elevation facing the patio. This
variety of sign types, colors and placement on one building is
contrary to the intent of the Sign Ordinance which requires that all
tenant signage be the same color in any individual building.
Adding the proposed metal canopies, the umbrellas on the patios,
ete, this building will appear both cluttered and chaotic.
As stated in the History section of this report there have been
several attempts over the past 16 years to support a full-service sit
down restaurant in this 4,454 square foot building. Staff would like to
welcome this national franchise and new concept into the city of
Coppell and feels the two restaurant concept may be workable,
however there are certain standards that have been traditionally
upheld in this, as well as surrounding retail centers, that should not
be ignored.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of PD-209R2-C, TownOaks Centre,
allowing setback variances for the patios and the monument signs,
subject to the following revisions:
1. Metal awnings being replaced with canvas, or a lusterless, non-metal
material that closely resembles canvas, at least 98 percent of which is a
single deep or neutral solid color. The same awning color shall be used
for both restaurants and the umbrellas shall be the same color materials
as the awnings but shall not contain any advertising.
2. Revisions to the placement and design of the attached signs to be
consistent along each fa<;ade, however allowing for logos exceeding
20% to recognize need for corporate branding.
3. The face of the monument sign to be bronze with white letters.
4. Include the height, color and materials intended for the patio railings.
5. Five foot sidewalks being provided along Denton Tap Road and Sandy
Lake Road, and a sidewalk easement to be provided along Sandy Lake
Road.
ITEM # 5
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