AGNREQ/SR 070808
AGENDA REQUEST FORM
THE.CiTY.OF
DEPT: PLANNING
DATE: July 8, 2008
ITEM #: 1 2
corrELL
o WORK SESSION
o CONSENT
o REGULAR
ITEM TYPE: PUBLIC HEARING
ITEM CAPTION:
Consider approval of Case No. PD-209R2-C, TownOaks Centre, a zoning change request from PD-209R-C (Planned
Development-209-Revised-Commercial) 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 on property located at the southeast corner of Sandy Lake Road
and Denton Tap Road.
GOAL(S):
EXECUTIVE SUMMARY:
See attached letter from Alen Hinckley dated June 24, 2008 appealing the Planning Commission's decision to
Council.
A 3/4 VOTE OF COUNCIL (6 OUT OF 7) IS NECESSARY TO OVERTURN THE PLANNING COMMISSION'S DENIAL OF THIS
ZONING CHANGE.
FINANCIAL COMMENTS:
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 restauralits. The umbrellas can be maroon and red.
2) The face of the monument sign to be red letters with bronze.
3) The patio shall consist of decorative metal railings instead of mesh.
4) Five foot sidewalks being provided along Denton Tap Road and Sandy Lake Road, and a
sidewalk easement to be provided along Sandy Lake Road.
5) Awnings must be fabric instead of metal.
On June 19, 2008, the Planning Commission denied this zoning change
(4-1). Commissioners Frnka, Shute, Haas and Kittrell voted in favor,
Commissioner Shipley opposed.
ACTION TAKEN BY COUNCIL:
APPROVED BY
CITY COUNCIL
ON ABOVE DATE
Motion to close Public Hearing & Approve subject to
conditions 1, 2, 3, 4 & 5 highlighted above
RECOMMENDED ACTION:
Staff recommended APPROY AL subject to conditions,
M - Tunnell
S - Faught
Vote - 7-0
. Libby Ball
~ 2008.07.15
.. . 10:10:32
-05'00'
I@04 PD-209R-C. TownOaks etr, 1-AR
CITY OF COPPELL
PLANNING DEPARTMENT
5T AFF 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
Page 1 of 6
the plans, etc, prior to the adoption of the ordinance requiring ten
feet of landscaping and that providing the ten feet would create a
hardship (current ordinances would require a minimum of 15 feet of
landscaping along street rights-of-way).
In January 2005, Council approved placing this property under a
Planned Development District to allow a revised elevation and
variances to the sign ordinance including a 150-square-foot
attached sign for Express Fitness, and two 63-square feet, externally-
lit monument signs with variances to the setback requirements. In
April of this year, an additional sign variance was granted through
the Planned Development processes, allowing a 51.9-square-foot
sign for Tuesday Morning, where a 25.6-square-foot sign would
normally be permitted.
This restaurant building also has a long zoning/occupancy history.
This building was constructed for a restaurant use (Sliders and Blues)
in 1992. In 1995, the SUP was amended to permit the patio to be
enclosed. To satisfy the parking requirement of this expanded
restaurant use, the property owner entered into a parking
agreement with the abutting shopping center to allow the use of
an additional 14 parking spaces. In 2001 CJ's Clubhouse occupied
this restaurant, and in April 2003 it was Kelly's. Most recently from
2006 to 2007 Bin555 occupied this building.
TRANSPORTATION:
Denton Tap Road is a six-lane divided thoroughfare built to standard
within a 120-foot right-of-way.
SURROUNDING LAND USE & ZONING:
North -Frost Bank and Tom Thumb shopping center; TC (Town Center)
South -Braewood shopping center; C (Commercial)
East-Braewood West subdivision; SF-7 (Single Family-7)
West- McDonalds, Exxon gas station; R (Retail)
COMPREHENSIVE PLAN: The Comprehensive Plan of May 1996 shows the property as
suitable for mixed uses.
DISCUSSION:
As detailed above, this building has a long history of restaurant
tenants. The current request is to divide this building into two, add
two outdoor patios, revise the fa<;ades by adding new doors,
windows and metal awnings, include a monument sign and
attached signage. A recent revision to the Zoning Ordinance
allows the re-occupancy of a building for a new restaurant use to
be administratively approved by staff; however, this application
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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 odes
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
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Road. A sidewalk easement will be needed along Sandy Lake
Road due to the lack ot sufficient right-ot-way to accommodate
this sidewalk on public property. This sidewalk has been aligned not
to disturb the existing mature trees.
The second setback variance is to allow the monument sign to be
10 feet from the R.O.W. There is a safety concern with the sign being
so close to the street, although, not within visibility triangle, the
previous sign at this location was destroyed in a vehicular accident.
However, this variance is consistent with variances granted for the
other monument signs in this particular shopping center and
therefore could be supported. The monument sign meets the size
criteria as regulated in the Zoning Ordinance. However, the face of
the sign appears to be white aluminum, with red letters. It is
recommended that this sign be more compatible the existing
monument signs in this shopping center with bronze plates and
white letters.
Metal Awnings
This proposal includes standing seam metal awnings on three
facades. Metal Awnings are specifically prohibited by the Zoning
Ordinance, in the Commercial District;
"Sec. 12-23-5. Type of exterior construction. Awnings are
limited to 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 remaining up to 2
percent, if different, shall be contrasting. Awnings shall not be
backlit" .
The prohibition of metal awnings was part of the 1997 CIVIC Report
which guided the retail developments in Coppell, and was codified
as part of the Zoning Ordinance in 2002. Fabric awnings were
specifically required to soften the appearance of the facades of
the retail buildings. There are no other metal awnings, such as these,
in this shopping center, or any other retail areas in Coppell. Staff
does not see a justification for their inclusion here.
Given that the patios will not be covered, it is staff's understanding
that there will be umbrellas over the tables. The color of the
umbrellas will have a significant visual impact. The applicant
submitted a color sample for the Chipotle's umbrellas, which is a
deep burgundy, but they have not submitted the color intended for
Mooyah. Staff is concerned that they intend to be the bright red
like their logo. Consistency in the colors of the umbrellas is
recommended (i.e. deep burgundy). No additional advertising
(signage) is permitted on these umbrellas.
ITEM #5
Page 4 of 6
Sign Variances
The final variances being requesting relates to attached signage.
This shopping center as well as most of the retail centers in Coppell,
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 fa<;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,
etc, 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
Page 5 of 6
ALTERNATIVES:
ATTACHMENTS:
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
1. Site Plan
2. Building Elevations (2 pages)
3. Floor Plans (2 pages)
4. Landscape Plan
5. Mooyah Sign Package (7 pages)
ITEM #5
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