PZ Staff ReportITEM # 6
Page 1 of 4
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
PD-214R9R-C, Lot 1, Block A, 151 Coffee Addition
P&Z HEARING DATE: September 17, 2020
C.C. HEARING DATE: October 13, 2020
STAFF REP.: Mary Paron-Boswell, Sr. Planner
LOCATION: 131 S Denton Tap
SIZE OF AREA: 0.7 acres of property
CURRENT ZONING: PD-214R9-C (Planned Development 214-Revision 9-Commercial)
REQUEST: PD-214R9R-C (Planned Development-214 Revision 9 Revised-Commercial) to
revise the Detail Site Plan to allow for a larger building (857-sf), outdoor patio area,
revised drive thru configuration, landscaping and elevations on 0.7 acres of land,
located on the west side of S. Denton Tap Road, approximately 400 feet south of
W. Sandy Lake Road, at the request of 151 Coffee, being represented by Danny
Giesbrecht.
APPLICANT: Owner: Engineer:
151 Coffee Triangle Engineering
6242 Rufe Snow Dr. #226 1784 W. Mc Dermott Dr. #110
North Richland Hills, TX Allen, TX 75013
DannyGiesbrecht@151Coffee.com kpatel@triangle-engr.com
Phone: 208-449-8821 Phone: 469-331-8566
HISTORY: This property was part of a larger 29-acre development located at the southwest
quadrant of Sandy Lake Road and Denton Tap Road. The original Planned
Development contained both a residential and commercial component. On the
interior portion of the property, Arbor Manors, a single-family subdivision was
approved in 2007. This allowed for the construction of 73 single-family homes and
all tree mitigation for this area was accounted for with this Planned Development.
The properties located along Sandy Lake Road and Denton Tap Road were reserved
for commercial development. Two of the lots along Denton Tap Road have since
developed – a medical office building (Vision Source/Elliot Eye) in 2010 and retail
strip center in 2012 (Coppell Manors). This property was rezoned to PD-214R8-C
in 2018 to allow for an office development, which was never constructed. In 2019
this property was rezoned to PD-214R9-C to allow for 151 Coffee with a double
drive thru in a slightly different configuration but was not constructed. The property
ITEM # 6
Page 2 of 4
along Sandy Lake Road and this lot are the last vacant parcels of this Planned
Development.
HISTORIC COMMENT: There is no historic significance related to the subject property.
TRANSPORTATION: Denton Tap is a P6D, six lane divided thoroughfare (120-foot right -of -way).
SURROUNDING LAND USE & ZONING:
North – Restaurant (McDonalds) & Retail; R (Retail)
South – Restaurant (Schlotzskys/Cinnabon); C (Commercial)
East - Retail Center (Coppell Town Oak Center); PD-209-C
West – Residential (Arbor Manors); PD-214R2-SF-9
COMPREHENSIVE PLAN: Coppell 2030, A Comprehensive Master Plan, indicates this property as Mixed
Use Community Center – Without Residential.
DISCUSSION: This property sits between the McDonald’s and the Schlotzsky’s/Cinnabon parcels on
Denton Tap Road. A portion of the lot is developed, with existing parking along the Denton
Tap Road frontage. This infill lot has some challenges. It is rather narrow, irregularly
shaped, partially developed and approximately half of it is covered with existing access
easements. This is a modified request to the already approved 151 Coffee request made in
2019. Since this application was approved in 2019, 151 Coffee has opened up several other
locations around the Metroplex and are using information gleaned from those experiences
to make some operational changes to this location. These changes are proposed to provide
better customer service, queuing, address customer preferences and also some pivoting due
to changes caused by Covid-19. This request increases the coffee shop building to
approximately 858-square feet and includes a covered patio area, restroom for customers
and a dual drive-thru. The proposed store hours are from 5 am to 10 pm daily, as was
previously approved. The typical peak time is from 7:45 a.m. to 10:00 a.m. The PD
Conditions being requested were previously granted with the original request and related
to perimeter and overall landscape areas, sign area, masonry requirements for the menu
board, hours of operation and hours for speakers to be on.
Site Plan:
This proposal is to construct a 858-square foot coffee shop, which is larger than the original
581-square foot coffee shop. Part of this increase is to accommodate a restroom for patrons
which is required with the addition of the covered canopy area. The canopy area will
contain some tables and chairs for people to sit outside and enjoy their beverage. The site
will still have a dual drive thru queuing area, but they will be side by side versus on both
sides of the building; and will merge just before the pick-up window. There are 16 parking
spaces proposed for the site (five parking spaces in front and 11 in the rear), which would
provide sufficient parking for the employees and walk up customers. One of the existing
parking spaces at the northern drive from Denton Tap is proposed to be eliminated replaced
with landscaping. Access to this site is provided from two existing driveways, one on
ITEM # 6
Page 3 of 4
Denton Tap Road, and the other on Sandy Lake Road. According to the applicant, the
orders will be taken in person at the car by one of the employees (similar to some of the
Chick-Fil-A restaurants). No speaker box will be installed on any of the four menu boards.
There will be speakers on the building that will be playing music for customers and staff
to enjoy.
Landscaping & Screening
Due to the irregular shape of the lot, and roughly half the lot consisting of easements, the
location of the landscaping had to be adjusted on-site to accommodate the existing parking
and access easements. There are two variances requested to the landscape ordinance.
a) To allow the existing parking adjacent to Denton Tap within the required 15’ landscape
setback.
b) To have 24% landscape area as opposed to the 30% landscape area required. Of the
30% requirement, 5% is allowed to be enhanced paving. The applicant is proposing to
use colored enhanced paving on the sidewalks adjacent to the building. This will bring
their total area to 29%, which can be supported by staff. There are five 4” caliper
overstory trees proposed to be planted throughout (4 Cedar Elm and one Live Oak).
These coupled with the existing trees will sufficiently landscape the site. The parking
area is sufficiently screened with Needle Point Hollies along Denton Tap and a variety
of other shrubs and grasses in the other areas.
Building Elevations & Signage:
The building is proposed to be constructed primarily of a Coronado Stone thin veneer, with
a Galvalume Finish standing seam metal roof. Metal siding is proposed to project from the
front façade above the covered canopy area. This will provide an area appropriate for their
signage. The facia and soffits are proposed to be painted black, keeping with the black
color from their logo. There are red accent colors on the poles that support the canopies.
The applicant is requesting two 60-square-foot attached signs (one on the north and south
elevations). Staff is comfortable recommending an exception to the size requirement.
Typically, the sign area would only be allowed to be one square foot per linear foot width
of the building fronting a dedicated street (14 square feet). Because this is not practical
and would not be visible, staff is recommending that the length of the building be used for
this measurement. (61-feet). We would also recommend that both the north and south sides
be granted this exception.
The applicant is requesting a variance to the masonry requirement for the four menu boards.
Because this has not been consistently required in the past, and because the two proposed
for this site will be a greyish silver color, staff is comfortable recommending a variance to
this requirement. The dumpster and monument sign will have the same color brick as the
building. The location of the monument sign is required to be setback a minimum 10-feet
from the right-of-way and is listed as a condition of staff’s recommendation.
Operations:
Because staff is familiar with the Flower Mound Location, staff asked the applicant if there
is any music proposed to be played on outdoor speakers. If so, how loud and if there were
specific hours the music will be played. The applicant said that music is played on speakers
that are placed on the north and south side of the building next to the drive thru lanes. There
ITEM # 6
Page 4 of 4
will be no speakers facing the residences to the West. The sound will be kept at a level
that is non-offensive and played between 7:30 a.m. and 8:00 p.m. This was approved with
the previous request.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending APPROVAL of PD-214R9R-C, subject to the following conditions:
1. There may be additional comments at the time of Building Permit and Detail Engineering Review.
2. Tree Removal Permit required prior to start of construction.
3. Ensure that all lights are shielded from the residential properties to the west and all onsite lighting meets
the glare and lighting standards within Article 36 of the Zoning Ordinance.
4. Allow two 60-square-foot building signs as depicted on the Sign Plan.
5. Allow an exception to the interior (parking lot), perimeter and overall 30% landscape area requirements
as shown on the Landscape Plan.
6. Change the dumpster gate material to solid metal and paint the same grey color as the brick.
7. Allow four menu boards without masonry construction.
8. Hours of operation 5 a.m. to 10 p.m. Sunday-Saturday
9. Speakers must face east towards Denton Tap Road and volume not to disturb the neighbors
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 pages)
3. Elevations & Dumpster Enclosure (2 pages)
4. Sign Plans
5. Stacking Plan