Staff ReportITEM # 3
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CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
PD-240R6R-HC, Hat Creek Burger Company
P&Z HEARING DATE: August 15, 2019
C.C. HEARING DATE: September 10, 2019
STAFF REP.: Mary Paron-Boswell, Sr. Planner
LOCATION: Northwest Quadrant of Denton Tap Road and SH 121
SIZE OF AREA: 0.81 acres of property
CURRENT ZONING: PD-240R6-HC HC (Highway Commercial)
REQUEST: A zoning change request from PD-240R6-HC HC (Highway Commercial) to PD-
240R6R-HC (Planned Development - 240 - Revision 6 - Revised-Highway
Commercial) to allow a restaurant (approx. 1900-sf) with a drive-through, patio
(approx. 1100-sf) and play area to be constructed on approximately 0.81 acres, at
the northwest quadrant of SH 121 and Denton Tap Road, further identified as Lot
4, Block A, of the North Gateway Plaza Addition.
APPLICANT: Owner: Engineer:
RSPD Holding Inc. Clay Cristy
10580 John W Elliott Dr., Suite 80 Claymoore Engineering
Frisco, TX 75033 1903 Central Drive, Suite 406
Bedford, TX 76201
817-281-0572
clay@claymooreeng.com
HISTORY: The original Planned Development (PD-240-HC) was approved back in 2009. The
PD included approximately 12 acres and created nine lots located in the northwest
corner of Denton Tap and SH 121. Since then, the lots have been reconfigured to
six lots, with this lot being the last to develop. Plans for a Carl’s Jr. restaurant were
approved in 2016 for this site, however, it was not constructed.
HISTORIC COMMENT: This property does not have any historic significance.
TRANSPORTATION: Denton Tap Road is a P6D divided major arterial built to standard in a 150 -foot
right-of-way. State Highway 121 has recently been completed as a 140-foot, six-
lane divided tollway facility within a 450-foot right-of-way.
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SURROUNDING LAND USE & ZONING:
North: Fitness Facility & Office; PD-240R4R3-HC & PD-240-HC
South: SH 121
East: Restaurant; PD-240R-HC
West: Fitness Facility; PD-240R4R3-HC
COMPREHENSIVE PLAN: The Coppell 2030 Comprehensive Master Plan, shows the property as
suitable for Freeway Special District.
DISCUSSION: Several variances were granted with the overall PD for this area, these included
allowing for larger monument signs since they would be shared; allowing for more
than 50% of the parking to be located in the front yard; and to allow an exception
to the perimeter landscaping requirements along interior lot lines since there would
be areas of tree preservation interior to the site and this would allow for access
drives between lots. In 2016, a plan was approved for a Carl’s Jr. restaurant on this
site. This restaurant, however, was never constructed. The current application is
to construct a Hat Creek Burger Company restaurant.
According to their website the Hat Creek Burger Company started out as a food
truck in Austin in 2008. Since then it expanded into a brick and mortar
establishment and has expanded throughout Texas. They have expanded into the
DFW metroplex - McKinney, Allen, Dallas, Rowlett, Richardson, and Little Elm.
They are a fast-casual, family-friendly restaurant and one of their signature features
is their play yards and patio area.
Site Plan
This site is proposed to have a restaurant with a drive-thru and a patio area. The
restaurant is approximately 1,900 square feet with another 1,100 square feet of patio
area. They are providing adequate parking with 31 spaces. This lot faces SH 121
and is nestled in between the LA Fitness and Rosa’s Café. The restaurant has the
queuing for the drive-thru to the rear of the site. The portion of the site fronting SH
121 has their signature play yard which is proposed to have a tubular metal fence
with brick columns around the playground area, with lights strung across as shown
in the plans.
Building Elevations
The building will have a brick and stone façade that will compliment the materials
used in the neighboring developments. Accent materials made of Nichiha, a fiber
cement product made to look like wood will fill out the remaining portion of the
façade. A standing seam metal roof will cover the patio and a portion of the dining
area. The dining area and patio area are connected, with the windows being able to
be rolled up when the weather is nice. The south side of the building will also have
two garage style rollup doors that can be raised depending on the weather.
Signage
Signage for this site is limited to 40 square feet by a strict interpretation of the
ordinance, since the width of the front façade is 40 feet. The building itself is longer
ITEM # 3
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than it is wide, with a length of approximately 93 feet. The applicant is requesting
an exception to allow for 74 square feet of signage in lieu of the 40 square feet
allowed. The 10 square foot blade sign is allowed and would not impact their
overall sign allowance. There is a monument sign that is shared between LA
Fitness and the restaurant close to the frontage road, that will also not impact their
signage allowance. They are proposing three signs approximately 25 sq ft each that
will be located on the east and west sides of the building over the restaurant entrance
and drive-thru pick-up area and the third sign 24 square feet in size located at the
rear of the site. Staff has no objection to the signage size request, since the site is
located on the SH 121 frontage road with heavy traffic and higher speeds and the
building is narrow and setback from the road approximately 100 feet. The plans
need to be updated to reflect that halo lights must be white in color as required by
ordinance and not red as proposed on the plans. A PD condition is that all signage
comply with mounting and lighting regulations.
Landscaping
The site meets the landscaping requirements and will provide trees along the street
frontage as well as on the eastern and western boundaries. Additional shrubs will
line the drive-thru lane and eastern parking area. The sidewalk area leading to the
restaurant will consist of enhanced paving with an integral colored concrete with a
salt rock finish. 23 trees will be provided on site. The playground area will have
artificial grass. Approximately 32 % of the site will be landscaped.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of PD-240R6R-HC, Hat Creek Burger Company, subject to the following
conditions:
1. Additional comments will be generated at the time of Detail Engineering review.
2. Approval of the variance to the signage request for 74 square feet,
3. All signs must meet sign ordinance requirements relating to material and lighting.
4. Revise the elevation sheets to accurately reflect the signage.
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
3. Elevations & Rendering
4. Playground and Fencing