CCPHAGNREQ Letter 121107
AGENDA REQUEST FORM
THE.CiTY.OF
DEPT:
PLANNING
corrELL
DATE:
December 11, 2007
ITEM #: 1 0
D WORK SESSION
D CONSENT
[{] REGULAR
ITEM TYPE: PUBLIC HEARING
ITEM CAPTION:
Consider approval of Case No. PD-232-C, Chicken Express, zoning change request from C (Commercial) to PD-232-C
(Planned Development 232-Commercial) to allow the construction of a 3,348-square-foot freestanding restaurant with
drive-thru, drive-in and eat-in service on approximately 1.1 acres of property located on the north side of E. Belt Line
Road, approximately 175 feet east of S. Denton Tap Road.
GOAL(S):
EXECUTIVE SUMMARY:
The following P&Z conditions remain outstanding:
1) Coordinate with the property owner to the north regarding the driveway curb return located in front of their
property line.
2) The drainage will be further evaluated during engineering plan review.
3) Clearly designate the left-turn decellane at the first median opening for east bound traffic on Belt Line Road to
facilitate U-turns and church traffic, subject to the approval of the City Engineering Department.
FINANCIAL COMMENTS:
RECOMMENDED ACTION: ACTION TAKEN BY COUNCIL:
On November 15, 2007 the Planning Commission recommended
approval of this zoning change (4-2), subject to the above-stated
conditions. Commissioners Shute, Haas, Fox, and Kittrell voted in favor, Motion to close Public Hearing & Approve subject to
Commissioners Shipley and Sangerhausen opposed. conditions 1, 2 & 3 above
M - Peters
Staff recommends APPROVAL. S _ Faught
Vote - 6-0 · Libby Ball
U 2007.1218
Brancheau not present for the vote 1610.59
-06'00'
I@Ol PD-232-C. Chicken Express, ]-AR
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
Case No.: PD-232-C, Chicken Express
P&Z HEARING DATE:
C.C. HEARING DATE:
November 15, 2007
December 11, 2007
STAFF REP:
Matt steer, City Planner
LOCATION:
North side of E. Belt Line Road, 175 feet east of S. Denton Road
SIZE OF AREA:
1 .1 acres of property
CURRENT ZONING:
C (Commercial)
REQUEST:
Zoning change request to PD-232-C (Planned Development 232-
Commercial) to allow a 3,348-square-foot freestanding restaurant
with drive-thru, drive-in and eat-in service.
APPLICANT:
Owner:
Richard stuart
Chicken Express
P.O. Box 1309
Mineral Wells, TX 76068
Phone: 817.594.9300
Fax: 817.594.9302
Engineer:
Marc Bentley
Bentley Engineering, Inc.
4125 Broadway Blvd, Suite A250
Garland, TX 75043
Phone: 972.240.4821
Fax: 972.240.0922
HISTORY:
There has been no development history on this vacant tract.
TRANSPORTATION:
South Denton Tap and East Belt Line Roads are designated as P6D,
six-lane divided thoroughfares, built to standard within 120-foot
rights-of-way.
SURROUNDING LAND USE & ZONING:
North - The Mercantile office complex; "C" Commercial
South - Vacant; "R" Retail
East - Riverside Church of Christ; "c" Commercial
West - Mobil Gas Station; "C" Commercial
COMPREHENSIVE PLAN: The Comprehensive Plan of May 1996 shows the property as
suitable for Mixed Use.
ITEM # 4
PAGE 1 of 4
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DISCUSSION: This is a zoning change request to allow a 3,350-square-foot restaurant with
drive-thru; drive-in and eat-in service on a 1.1 acre site located 175 feet east of the
intersection of South Denton Tap and East Belt Line Roads. The hours of operation are
proposed to be from 10 a.m. to 10 p.m. everyday. The reason for the Planned Development
proposal in place of the standard Special Use Permit request is due to the minor exceptions
to the Zoning and Subdivision Ordinances needed to develop this site.
Site Plan:
The proposed 3,348-square-foot restaurant is setback approximately 150 feet from E. Belt Line
Rd. The covered parking canopy extends as close as 63 feet, and meets the 60-foot front
yard setback requirement of the Zoning Ordinance. There are 11 parking spaces proposed
for drive-in dining and 23 parking spaces proposed for indoor dining and employees, which
meets the requirements of the Zoning Ordinance. There is a fire lane proposed to extend
north from E. Belt Line Rd., encircle the building, and then reconnect with the same proposed
ingress/egress point on E. Beltline Rd. The drive thru order board is on the east side of the
building and the pick-up window is on the west side. Additionally, there is a one-way exit
drive proposed along the north side of the property extending west to Denton Tap Rd. An
exception to the driveway spacing requirements of the Subdivision Ordinance is required for
this request. A minimum of 150 feet is normally required, and the applicant is requesting 25.5
feet. This is a reasonable request, as this drive will be an exit only and curved to the north,
making it difficult for someone traveling northbound on Denton Tap to turn into this exit. In
addition, the applicant is proposing a "Do Not Enter" sign at this drive. The details of this sign
will require an exception to the movement control signage requirements of the Zoning
Ordinance, which call for a maximum size of three square-feet. It is recommended that the
applicant reduce the width of the sign from five feet to two feet and the height remain at
four feet. A 40-square-foot monument sign is proposed along E. Belt Line Road. The Zoning
Ordinance calls for the sign to be setback at least 15 feet from the right-of-way and at least
75 feet from each side property line. The applicant is proposing to locate the sign 15 feet
from E Belt Line and 11 feet from the west property line, causing the need for an exception to
the 75-foot requirement. Staff can support this exception due to the narrowness of the lot
and the location of the proposed drive from/to East Belt Line.
Landscape Plan:
Each of the proposed landscaping area categories (perimeter, interior and nonvehicular) will
require an exception to the standard requirements. Ten feet are required on all internal
property lines and 15 feet abutting street rights-of-way. All of the proposed perimeter
landscaping is meeting the requirements except that only seven feet is being provided on
the south side of the drive leading to Denton Tap Rd. Staff can support this request, as the
property at this location is only 30 feet wide, leaving little room to accommodate a drive and
the required landscaping. There will be 10 feet along the north side of the drive aisle; the 13 -
foot drive aisle, and seven feet of landscaping south of the drive. The interior landscaping
category is deficient by 1,290 square-feet. The applicant is proposing 1,455 square-feet of
enhanced paving (stamped concrete) to compensate for this. Staff can support this
exception due to there being landscape islands proposed at the end of each parking row
(this alone would typically reach the interior area requirements, but in this case, does not due
to the number of drive aisles proposed). Also, the deficiency partially exists due to the
covered, drive-in area being included as part of the paved area used in the calculations.
One could argue that this should be excluded, as it is covered and cannot support any
ITEM # 4
PAGE2of4
- T
landscaping. Also, the nonvehicular landscaping in the front yard is underprovided by 77
square-feet. This is an insignificant amount. In sum, staff can support these slight deficiencies
due to area constraints of the lot and the applicant providing 1,455 square-feet of enhanced
pavement.
Elevations:
The elevations of the building consist of three primary materials, "Ruby Red" brick, "Hill
Country Chalk" stone and a "Desert Tan" standing seam metal roof. The stone is found at
the bottom of each wall, at the drive thru window and used in the towers and columns.
There is 13 square-feet of black, attached signage proposed on each elevation, except the
rear. This is in compliance with the ordinance, which allows for a total square footage of
signage equivalent to or less than the lineal frontage (49 feet) of the building. The logo is
allowed to be maximum 20% of the signage; therefore, the chicken logo proposed should be
reduced to 2.6 square-feet per sign. The only remaining concern with the elevations is the
menu boards proposed. The color of the casings and supports should match either the
bronze storefront color or the standing seam color. All and all, staff is in favor of this request
and can support the minor exceptions to the Zoning and Subdivision Ordinances outlined as
PD conditions.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of this request subject to the following conditions being
met:
1. Revise color of menu board casings and supports to match either the storefront or the
standing seam metal roof and include note on Site Plan.
2. Modify the signage on Denton Tap from five feet to two feet in length, and include in
PD Conditions table on the site plan.
3. If functionality of dumpster would be improved consider reconfiguring its location
slightly into the buffer area and include in PD conditions table, as these are not
typically allowed in the ten-foot perimeter landscaping.
4. Reduce size of chicken logo in the attached signage (maximum 20% permitted).
5. Change "Variance List" to "PD Conditions Table" and outline in detail the exceptions
requested:
a. 150-foot driveway spacing required along Denton Tap, 25.5 feet provided;
b. Ten-foot perimeter landscaping required along south side of drive leading to
Denton Tap Road, 7foot provided;
c. 2,71 7 square-feet interior landscaping required, 1,430 square-feet provided
(1,455 square-foot enhanced paving provided to compensate for the
deficiency);
d. 3,355 square-feet required in front yard nonvehicular landscaping and 3,278
square-feet provided;
e. Three square-feet directional signage allowed by right, eight square-feet
provided; and
f. Location of monument sign required to be at least 75 feet from side property
lines 11 feet provided.
6. On the Landscape Plan, include the correct required and provided perimeter
landscaping calculations along the south side of the drive to Denton Tap Road.
7. Coordinate with the property owner to the north regarding the driveway curb return
located in front of their property line.
ITEM # 4
PAGE 3 of 4
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8. The drainage will be further evaluated during engineering plan review.
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) Site Plan
2) Landscape Plan/Tree Survey
3) Floor Plan
4) Elevations (2 pages)
ITEM # 4
PAGE 4 of 4
- T
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