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CC approval on 5/9/00AGENDA REQUEST FORM May9,2000 ITEM ITEM CAPTION: PUBLIC HEARING: Consider approval of Case No. S-1176, Jack In The Box Restaurant, zoning change request from (LI) Light Industrial to LI-S.U.P. (Light Industrial, Special Use Permit), to allow the construction of a 2,742 square foot fast food drive through restaurant on approximately 1 acre of property located on the south side of S.H. 121, approximately 320' east of N. Denton Tap Road. TITL~X,~_ D~ectorofPIgnning and Community Services STAFF COMMENTS: APPROVZ'-D BY CITY DA, :: ...... Date of P&Z Meeting: April 20, 2000 Decision of P&Z Commission: Approved (6-0) with Commissioners Nesbit, McGahey, Kittrell, Clark, Halsey and Stewart voting in favor. None opposed. Approval recommended, subject to the following conditions: · ~,,..... n.....~,., t-- m-.~,a (CONDITION MET) 1) No s:~:age .... o .......... v (CONDITION MET) 4) A ,..lm,-,mlm-r,a~4,~',~ 1 .... l~t. n~" ~ ~ 11"11 ~ ........... ~ (CONDITION MET) 5) ...... ~.. ~...a .uo r~ T c n ...... ~., w.. a;o...,.. ..... c ...... ;.~.~,.~,.. ,~n'~ m,~. _ (CONDITION MET) Staff recommends denial. DIR. INITIALS: ~' Agenda Request Form - Revised 2/99 FIN. REVIEW~ CITY MANAGER REVIEW: Document Name: ~Sl176jb CITY OF COPPELL PLANNING DEPARTMENT STAFF REPORT CASE NO.: S-1176, Jack In The Box Restaurant P & Z HEARING DATE: C.C. HEARING DATE: LOCATION: SIZE OF AREA: CURRENT ZONING: April 20, 2000 (originally scheduled for a March 16 Planning Commission hearing but postponed until April by the applicant) May 9, 2000 Along the south side of S.H. 121, approximately 320' east of N. Denton Tap Road. Approximately 1 acre of property (1.0328 acres), for a 2700 square foot franchise restaurant LI (Light Industrial) REQUEST: LI-S.U.P. (Light Industrial, Special Use Permit) APPLICANT: HISTORY: Mr. David Bunnell Denton Tap Dev., L.L.C. 3721 Shenandoah Dallas, Texas 75205 (214) 520-3611 Engineer: Thomas Holland C and P Engrs., Ltd. 3501 FM 2181, Ste. 230 Corinth, Texas 76205 (940) 270-8211 Fax: (940) 270-8201 There has been no recent development history on the subject tract. TRANSPORTATION: State Highway 121 will eventually be built here as a six lane divided freeway. The subject tract is adjacent to the eastbound one way service road of this highway and consists of three lanes of pavement. SURROUNDING LAND USE & ZONING: North- State Highway 121; City of Lewisville zoning South -Denton Creek Middle School; SF-7 East - Denton Creek Middle School; SF-7 West -vacant; "LI", Light Industrial zoning Item # 5 COMPREHENSIVE PLAN: The Comprehensive Plan shows the property as suitable for regional retail uses of which restaurants are a part. DISCUSSION: Because of a number of concerns expressed by staff before the March hearing (see below), the applicant requested this case be postponed until April. This is a request for another fast food restaurant (Burger King was the earlier request) in the general location of Denton Tap Road and Highway 121. Being on the 121 Service Road, buffered from any residential community by the Middle School, and taking primary access from 121, this case will undoubtedly draw lesser neighborhood opposition than the Burger King request. There are several problems with this proposal, however, which warrant additional attention. Our primary concern relates to access, proposed building materials, landscaping calculations, and size of the site. Signage, and requested zoning classification, along with some minor site revisions round out our criticism of the proposal. A major problem with this request is access to the restaurant. The applicant should consider either moving this use to front Denton Tap Road or provide enough frontage on 121 to properly address access from the service road. Coupled with this concern is the fact that a deceleration lane must be provided, and reviewed plans do not address this requirement. A deceleration lane now appears (partially) on the submitted plans although width, length, etc, is not shown. The zoning requested, LI-SUP can easily be amended to reflect an HC designation. We feel HC is more appropriate here as the LI zoning is typically reserved for those areas where large warehouse type buildings are constructed. The mere size of this parcel can not accommodate warehouse uses, and our discussion regarding zoning classifications at the Commission workshop meeting of April 6 reflected HC zoning for the current LI area. In addition, the only difference between this proposal and HC zoning is a side yard setback (30 feet vs. 10) and the dumpster location (shown as 21 feet) can be moved west 9 feet with no disruption to the overall site plan. Regarding building materials, a color board was submitted which reflected a rather bright red brick with white trim. Staff felt a more muted red brick with a less bright trim was more in keeping with the principles expressed by the CIVIC report. Although the applicant has verbally agreed to modify his color board, we have not yet seen his revisions. A revised color board will be presented at the meeting. Item # 5 The proposal's landscaping calculations initially included off-site landscaping material. Our ordinance clearly states that all landscaping must be provided on the lot of main use. We do not believe our landscaping requirements can be met with the current lot size and suggest more land be acquired to legally meet ordinance stipulations. The revised landscaping plan shows a total of 16,379 square feet of landscaping, our rough estimate indicates a minimum of 16,242 feet being required, thus the landscaping requirement appears to be met. The revised plan still has flaws which warrant staff concern. Access to this site from Denton Tap is awkward, at best. The revised plans now show two curb cuts along the 121 Bypass, and although access to the site from 121 will be dictated by Lewisville and the State, our guidelines only allow two curb openings at least 200 feet apart; this plan shows them 75 feet apart, thus raising a serious safety issue. In our opinion, the site needs additional acreage to properly accommodate traffic movement. Finally, there are a number of extraneous signs ("thank you", "do not enter", "drive thru") that only serve to clutter up the site. RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION: Because of the vast number of concerns not properly addressed by this application, we must recommend denial of the proposal. Upon review of the revised plan, staff still has concerns as offered above. We still recommend this case be denied, more land be acquired to properly accommodate the proposed development. 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) 2) 3) 4) 5) Detailed Site Plan (Package of information including Site Plan, Planting Plan, Drainage, Utility, Plat, Elevations, etc.) Landscape Plan Elevations Departmental comments (Engineering) Concept Plan Details, Item # 5 DEVELOPMENT REVIEW COMMITTEE ENGINEERING COMMENTS ITEM: S-II 76, Jack In The Box Restaurant, zoning change request from (LI) Light Industrial to HC-S.U.P. (Highway Commercial, Special use Permit), to allow the construction of a 2, 742 square foot fast food drive through restaurant on approximately I acre of property located on the south side of S.I-I. 121, approximately 320' east of N. Denton Tap Road, at the request of C&P Engineering, Ltd. DRC DATE: March 30, 2000 and April 6, 2000 CONTACT: Mike Martin, P.E., Assistant City Engineer (972-304-3679) The driveway onto Vista Ridge Blvd. must be approved by Lewisville and TxDOT. A deceleration lane may be required off of Vista Ridge Blvd.