PD-285R-C, Andy's Frozen Custard Staff ReportITEM # 8
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CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO.: PD-285R-C, Andy’s Frozen Custard
P&Z HEARING DATE: September 20, 2018
C.C. HEARING DATE: October 9, 2018
STAFF REP.: Marcie Diamond, Assistant Director of Community Development/Planning
LOCATION: 180 W. Sandy Lake Road
SIZE OF AREA: 1.21 acres of property
CURRENT ZONING: C (Commercial)
REQUEST: A zoning change request to PD-285R-C (Planned Development-285R-
Commercial), to attach a Detail Site Plan for a 1,168 sq. ft. drive-through and
walk up restaurant, with no indoor seating.
APPLICANT: Owner
Stephen McGuirk
Leon Capital Group.
LG 214 Woodside Coppell, LLC
3500 Maple Ave. Suite 1600
Dallas, TX 75219
214-935-2546
smcguirk@leoncapitalgroup.com>
HISTORY: In 1987, Council approved a Final Plat for the development of this shopping
center, including an approximate 65,000-square-foot anchor grocery store. This
store was originally a Skaggs Alpha Beta and became an Albertsons in the mid-
1990s. Albertsons closed in June 2008. A Special Use Permit for Sprouts was
approved in December 2008 to occupy 28,900 square feet of this space. In May
of 2015, Council approved a Special Use Permit for Urban Air to be located to
the east of Sprouts, containing 28,900 square feet. Subsequently, Urban Air and
ATA Karate were constructed, containing 28,340 square feet, 4,000 square feet,
respectively. A shared parking agreement has been in place since September
1986 for the four lots of the Connell Skaggs Addition.
On March 24, 2016, the Planning and Zoning Commission approved a Site Plan
Amendment for Señor Locos on Lot 1 which allowed the re-occupancy of a retail
space for a 6,040-square-foot restaurant with a 640-square-foot outdoor patio and
façade improvements (abutting the ATA Karate). At the same Planning and
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Zoning Commission meeting, a Site Plan Amendment for Mi Cocina was
approved (abutting Denton Tap) which allowed the re-occupancy of a vacant
restaurant (formerly Sfizio’s) and retail space for a 4,900-square-foot restaurant,
with a 470-square-foot outdoor patio. Subsequent to the approval of these
restaurants, the cross parking agreement for the overall shopping center was
amended, which states that each of the lots will need parking independent of each
other, or will provide sufficient parking through the use of separate shared
parking agreements.
In October 2016, PD-285R-C was approved which allowed the retention of the
existing retail building (Sprouts, Urban Air, ATA and Senor Locos) additional
parking to the rear of and development of a 30,800-square-foot, expansion in two
buildings. This building expansion has recently been completed, and the first
restaurant, Sunny Street Café opened last week. The current request area is a
separate lot from this expansion area.
HISTORIC COMMENT: There is no historic significance associated with the subject property.
TRANSPORTATION: Sandy Lake is a recently widened four-lane divided thoroughfare within an
approximate 112-foot right-of-way.
SURROUNDING LAND USE & ZONING:
North – Woodside Village; PD-285-C
South – Arbor Manors and Retail; PD-214R-C
East – Woodside Village (parking lot); PD-285-C
West – Office; C
COMPREHENSIVE PLAN:
The Comprehensive Plan shows this property as suitable for Mixed Use
Community Center uses (no residential).
DISCUSSION: As mentioned above, this is the final parcel to be developed in this recently
expanded shopping center. Andy’s Frozen Custard is a franchise which started
in Missouri in 1986, and now is in 10 states with over 60 stores. The menu
consists of custard with various toppings, shakes and sodas. This is strictly a
drive-through operation, no indoor or designated outdoor seating is provided.
The hours of operation will be daily 11 a.m. to 11:30 p.m. and until midnight on
Friday and Saturday nights.
Site Plan/Landscape Plan
The site plan indicates a 1,168 square foot building, with the rear 1/3 of the
building being devoted to mechanical equipment and service. This facility will
be served by a drive though lane, with stacking for nine cars, exceeding the
minimum requirement for a five-car stacking prior to the first point of order.
Additional queuing of vehicles may occur within the shopping center and will not
impact the street. This restaurant will have direct entry via a mutual access
drive/fire lane from Sandy Lake Road and can be accessed from Denton Tap Road
through the existing shopping center. There are 17 parking spaces required for
this type and size of restaurant, and 17 new spaces are constructed. There are an
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additional existing 29 parking spaces on this lot for this restaurant which may
also be used by patrons of the remainder of the shopping center. A 5’ sidewalk
is being provided to the west of the building providing pedestrian access from
Sandy Lake to this facility and the remainder of the shopping center.
The Landscape Plan appears to exceed the requirements of the Landscape
Ordinance, by devoting approximately 38% of the lot to landscape areas, most of
which is within the 42-foot-wide landscape buffer along the west property line.
Eight Live Oak trees are proposed within this area, east of the drainage and utility
easement. The Landscape Plan also indicates that there will be protection for 6
existing trees along the west property line. A verification that these trees are on
this property is required. There are several calculation errors in the landscape
table which will need to be resolved.
Building Elevations and Signage
This 30+ year old franchise has a branded image which includes a large-free
standing and/or roof mounted ice cream cone, and bright red neon lights
encircling the metal front façade and substantial signage. Since initial discussions
in January (see attached), Andy’s has offered to modify the prototypical design
and materials to be compatible with the adjacent shopping center and to address
some of the City of Coppell’s requirements. Several variances are being requested
to allow the retention of the brand identification as well as its internal operations.
This building is complying with the 80% masonry materials requirements and are
incorporating two brick colors which match the bricks on the recently completed
expansion to this shopping center, which is commendable. One of the variances
being requested is to the requirement in the Commercial Zoning District that
“Glass should not exceed 50 percent of the total area of any one facade of a
building”. The front façade of the building is essentially, 80% glass which is a
function of the pedestrian accessibly and visibility of the walk-up service and is
part of their company branding. Specifically, Andy’s in support of this requested
variance, stated the following:
“The retail sale occurs at these windows outside, and as such this
facade becomes exceptional in the way it is configured, to give the
client the ability to see and experience the product before buying.
Complying with the 50% restriction on glazing completely changes
the client’s concept and the connection they need to create with
their customer.”
Per the Sign Ordinance, 39 square feet of attached signage would be permitted.
Andy’s is requesting two attached signs (18.5 square foot each) one on the west
and one on east façade. Additional information on the detail and materials are
required to ensure compliance with the Sign Ordinance. Second, attached to the
front façade is a 42 square foot sign affixed to the inside of the glass, which may
be interpreted as a window sign instead of an attached sign. If interpreted as such,
it appears to comply with the maximum of 10% of the area of the windows along
this facade.
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Finally, the typical prototype includes a bright neon lit, red/white striped facia.
This type of lighting is also prohibited on canopy structures in Coppell, such as
over gas pumps. The elevations for this building include fully shielded, indirect
facia lighting, which will appear to be red and silver stripes, which is still not
complaint with the Zoning Ordinance. Staff is recommending that the red be
removed from facia, and it be a solid grey/silver to match the trim color.
Instead of constructing a new monument sign for this use, a refacing of the
existing monument sign on the west side of the driveway is being requested.
Additional details of this sign face need to be provided.
In summary, although not compliant with all provisions of the Zoning and Sign
Ordinances, this represents a reasonable compromise allowing for the retention
of the corporate branding while insuring compatibility with the abutting shopping
center, and the community standards.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of PD-285R-C, Andy’s Frozen Custard subject to the following
conditions being met:
1. PD Conditions
a. Allowing for glass exceeding 50% of the front façade of the building
b. Allowing for the refacing of the existing monument sign which does not meet the current
setback requirements
c. Allowing for a window sign
d. Allowing for a fully shielded indirect facia lighting, if grey/silver in color.
e. Approval of a Landscape Plan which provides allows the deficiency in the perimeter
landscaping on the east and north property lines to be compensated along the west
property line.
2. This property will need to be replatted to provide necessary easements.
3. Additional comments will be generated at the time of Detail Engineering review and Building
permit review.
4. Drafting errors/clarifications
a. More clearly define the fire lane and relabel to “fire lane/mutual access easement”.
b. Rectify landscape calculations discrepancies.
c. Verify location of 6 trees along west property line.
d. Revise the notation that reads 15’ landscape and sign setback to delete the word “sign”.
e. Provide additional specifications on the attached and monument signs in terms of
materials, lighting source, etc.
f. Delete the utilities and topography from the Site Plan, and include all existing and
proposed easements
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
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ATTACHMENTS:
1. Pictures of Exiting Andy’s Frozen Custard
2. Initial Elevations submitted
3. Location Exhibit
4. Site Plan
5. Landscape Plan/Tree Survey
6. Elevations