Item 6B Item 6B — Updated Staff Report dated August 16, 2011
/ 1
CITY OF
SOUTHLAKE
Department of Planning & Development Services
STAFF REPORT
August 16, 2011
CASE NO: ZA11 -031
PROJECT: Site Plan for Dunkin' Donuts
EXECUTIVE
SUMMARY: On behalf of Dunkin' Brands, Inc., LandPlan Engineering, P.A. is requesting
approval of a site plan to add a patio and trellises /pergolas in front of the existing
building and to reconfigure the drive - through on approximately 0.692 acres located
at 2255 W. Southlake Blvd. SPIN # 10
DETAILS: Dunkin' Brands, Inc. is opening a Dunkin' Donuts restaurant at 2255 W. Southlake
Blvd. in the former Taco Bell building. LandPlan Engineering, P.A. is requesting
approval of a site plan to add a patio and trellises /pergolas in front of the existing
building and to reconfigure the drive - through. In addition, the area of the existing
dumpster enclosure is shown to be reduced. The applicant has received approval
of a building permit from City staff for improvements to the building facade,
including modifications to the entry feature and the addition of window awnings.
The addition of the patio and trellises /pergolas and the reconfiguration of the drive -
through require that a site plan be approved by City Council.
VARIANCE
REQUESTS: 1) Zoning Ordinance No. 480, Section 43.9(c)1(e) requires exposed support
columns to be constructed of, or clad in, the same masonry material as the
principal structure. The applicant is requesting a variance to allow wood
columns to be used for the trellis. At the request of the Planning Zoning
Commission at their August 4, 2011 meeting, the applicant has revised the
trellis /pergola detail to show the concrete pergola footers clad in stucco to
match the rest of the building.
The following variance request was added after P &Z approval when staff
determined that the dumpster enclosure would need to meet the Corridor Overlay
height requirement since it was being altered:
2) Zoning Ordinance No. 480, Section 43.9(c)2(d) requires trash receptacles
to be screened by a minimum eight foot solid masonry screen with similar
materials to the principle structure. The applicant is requesting a variance
to the height requirement to allow the existing height of approximately six
and a half to seven feet.
ACTION NEEDED: 1) Conduct a public hearing
2) Consider approval of a site plan
Case No.
ZA11 -031
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plans and Support Information
(D) Variance Request Letter
(E) SPIN Report dated July 25, 2011
(F) Site Plan Review Summary No. 2, dated July 27, 2011
(G) Surrounding Property Owners Map
(H) Surrounding Property Owners Responses
(I) Full Size Plans (For Commission and Council Members Only)
STAFF CONTACT: Richard Schell (817) 748 -8602
Dennis Killough (817) 748 -8072
Case No.
ZA11 -031
BACKGROUND INFORMATION
OWNER: Dunkin Brands, Inc.
APPLICANT: LandPlan Engineering, P.A.
PROPERTY SITUATION: 2255 W. Southlake Blvd.
LEGAL DESCRIPTION: Lot 3R2, Block 1, Southlake Crossing, Phase I
LAND USE CATEGORY: Retail Commercial
CURRENT ZONING: "C -3" General Commercial District
HISTORY: -A revised Concept Plan for Southlake Crossing was approved by City
Council September 21, 1993.
-The existing building that was formerly occupied by Taco Bell was
completed in 1995.
CITIZEN INPUT/
BOARD REVIEW: A SPIN meeting was held on July 25, 2011. A report from that meeting is
included as Attachment E.
TREE PRESERVATION: No protected trees would be affected by the proposed improvements.
P &Z ACTION: August 4, 2011; Approved (4 -0) approving the variance request to allow the
wood columns to be used and subject to the staff report dated July 29,
2011.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated July 27, 2011.
Case No. Attachment A
ZA11 -031 Page 1
Vicinity Map
Dunkin' Donuts
A �r W �
'a
ii,...
J
_,
irs.
f
__-
"Ei .0
re
J �
45 0
111°* 44
W.4 ,
o . is h J
Q ( - - ∎. •v
\ IF/ \ t
'
6 �• ',
A ZA11 -031
1=f I
�'y.. -: -? Site Plan
� a 2255 W. Southlake Blvd.
n -4iFq Vii_:
1 k3 'tip ''JO' •
1 W F'
0 350 700 1,400
Feet
S
Case No. Attachment B
ZA11 -031 Page 1
PLANS AND SUPPORT INFORMATION
SITE PLAN
J I
_J ( 0 _ 1� - EXISTING CURB LOT 2R
o 4-C' ' CUT TO REMAIN
in C��� ■ P \ O i t / BLCOK 1
z loT" ,. SOUThHLAKE CROSSING
s0� c- EXISTING _ x. PHASE 1
� c I \`\'''. PAVEMENT ♦ N R // / ZONED C -3
i ■ GENERAL
PROPOSED PATIO AND TRELLIS AREAS / R ,, / COMMERCIAL
P ROPOSED 5' WALK - / '/
PROVIDED FOR SITE ' Q� 4iiiiiib/
ACCESSIBILITY - .. 16 • i '4/ • / 4,'S.' /
EXISTING 1 •...., A � \'
MULCH, T /
GRASESXISARN \ EEA �! �. NitielF A EXISTING LIGHT
POLE, G L EXISTING CONCRETE
•
PROPOSED - , 76 ' -4 Q �� PAVEMENT
FIRE LA
I,A `'- • S PROPO B00
N �,
). , , �. ' ' S.F. C PATIO R
EXISTING = N� _ \ ,� � • y WITH TREWS COVER •
PROPERTY UNE / � ?> y EXIS G
EXISTING GEOREFERENCE:
EXISTING 1
! / 4 B • I PRINT 39609H -1 -3R2
2'
WATERLINE , ' 4 •., 2,040 S.F. i 1
. EXISTING
C R RE E C ' N4 1 - STORY `' • CONCRETE
WIRE RE AND - - -� -
CABLE LINES I ... \ / PII�VEMENT AD STA L I I , � DRIVE -THRU
LANE
EXISTING NG 6' _._ / ' OCATED ` 1 EXISTING
SANITARY SEWER s / - MULCH, rep. / , RI OCA ADA - V, ®'. EXISTING
- 1ALL PER TAS y V , GRASS
�� . EWER 'TN WAL t C ' ' t PROPOSED 5 LANDING WITH
WNTEM SION
0
�/ 1 ADJUSTED RAMPS W/TRUNCATED
�, r % , R � I - i; - ( g D OMES TO THE NW AND NE
ROW. _ y� . : EXISTING
YBr ./..1 ♦ \' t TRANSFORMER
m PAO
A0 EXISTING -, ❑
-' � ,.' EXISTING
. I MENU SIGN
TRAyN ENCLSURE^ u _ _ LOT I EXISTING
MUL NG o .. Tr ZONED C-�3 . �� \ TALK POLE
EXISTING I _ EXISTING
- FIRE HYDRANT. / . _ i s , LIGHT POLE
TYP.
R3'
— B.
all ,I.
205.D0 RELiS�Ti�ED --.-175 SHRUBS FROM FR. T PREVIEW BOAR INSTALL
1 RECONFIGURED DRIVE -THRU _ FACADE, TYP. PER DO STANDA
PROPOSED HEIGHT ii EXISTING
UMITATION BAR MULCH \
f t
EXISTING 30' X 52' _ 1.------- DRAINAGE ESMT.
COMMON ACCESS I b — 1 REMOVE EXISTING CURB NANO
EASEMENT CAB. A. VOL 9614 PG. 1733 I GUTTER OPEN FOR ADDITIONAL %
.-, ...- .- . f1 R T C. T CTArvin,r 7rtirorrury [en .tor
Case No. Attachment C
ZA11 -031 Page 1
TRELLIS /PERGOLA DETAIL
L
..
1 EXISTING BUILDING I 4.
NEMOF SALES NEA
t ' It r i . uT _=
_==...______, Cp ..-• . 4 • ,. ' ' '
1 ._r,� _, �� H_,
(� 7)' '0 - . s -
V -i
D
I PROPOSED PATIO AND TRELLIS AREAS I
Case No. Attachment C
ZA11 -031 Page 2
VARIANCE REQUEST LETTER
Civil Engineering
A 111 Landscape Architecture
Community Planning
Surveying
Landplan Engineering, P.A. 13ro Wakarusa Drive (ere 7
Lawrence, Kansas 66049 fax 785.843.2.410
email info@landplan- pa.com
July 19 2011
City of Southlake
Planning Department
Ref: Site Plan ZA11 -031: Dunkin' Donuts
Variance Request:
Dunkin' Donuts respectfully request a Variance to the Corridor Overlay Zone regulation in
Zoning Ordinance No. 480, Section 43.9.c.1.e that requires exposed structural columns to be
constructed of, or clad in, the same masonry material as the principal structure. Dunkin' wishes
to have the support columns be rough sawn 6 x 6 stained wood posts. The reason for this is to
give additional architectural character, and to match the proposed Lrellis overhang structure.
Sincerely,
Andrew Buchwitz
Lawrence, Kansas • Kansas City, Missouri • Manhattan, Kansas • Blue Sprincis, Missouri • The Woodlands, Texas
Case No. Attachment D
ZA11 -031 Page 1
SPIN MEETING REPORT
SOUTHLAKE
SPIN MEETING REPORT
CASE NO. ZA11 -031
PROJECT NAME: Dunkin Donuts
SPIN DISTRICT: SPIN # 10
MEETING DATE: July 25, 2011; 6:00 PM
MEETING LOCATION: 1400 Main Street, Southlake, TX
Training Rooms 3A — 3B
TOTAL ATTENDANCE: Five (5)
• SPIN REPRESENTATIVE(S) PRESENT: Ronald Evans (# 10), Mike Terry (# 6)
• APPLICANT(S) PRESENTING: Tom Loscheider, Dunkin Brands — Construction Mgr.
• STAFF PRESENT: Lorrie Fletcher, Planner I
STAFF CONTACT: Richard Schell, Planner II, ( 817) 748 -8602; rschell@ci.southlake.tx.us
EXECUTIVE SUMMARY
Property Situation
• The property is located at 2255 W. Southlake Blvd. in Southlake Crossing at the
southeast comer of W. Southlake Blvd. and Davis Blvd.
Development Details
• The applicant is requesting approval of a site plan to add a patio and trellises in front of
the existing building (previously occupied by Taco Bell) and to reconfigure the drive -thru.
The applicant has received approval of a building permit from City staff for improvements
to the building facade, including modifications to the entry feature and the addition of
window awnings. The addition of the patio and trellises and the reconfiguration of the
drive -thru require that a site plan be approved by City Council.
• The applicant stated they would start construction mid - August and open in October
2011. The reconfiguration proposed for the drive thru would offer a secondary entrance.
With that modification, the existing trash enclosure area would be reduced by 50% to
free up room for stacking. This location is unique in that it will be company developed
and company operated. We plan to take great pride in the appearance of this location.
QUESTIONS f CONCERNS
• With the drive thru reconfiguration, will drivers in the other lane be able to see those
trying to enter?
o Yes. We are counting on considerate action of people allowing tums.
• What are the trellises going to be made of?
o They will be a dark brown stained cedar wood. We may also install misters for
the Summer months.
Case No. Attachment E
ZA11 -031 Page 1
• Where is the patio located?
o In the front of the store facing Southlake Boulevard. The trellises will offer a nice
shaded area for customers to relax with their coffee and pastry.
• Why even have a drive thru?
o It is a huge convenience for customers. The drive thru exists today.
• Trellis poles often times get vandalized. Will you be applying graffiti protection?
o This store will have plenty of glass area, as well as video surveillance and great
lighting. I don't foresee a problem with vandalism.
• Did the original site plan go to SPIN?
o No. Since the building is existing, our plan is in compliance, and the zoning is
appropriate, the site plan was administratively approved.
• Is the color scheme going to be typical of Dunkin Donuts? Pink?
o Our approved plan shows some orange, neutral colors and very little pink in the
signage. This being a company operated store, we are planning high end finishes
in the interior.
• I wish you would spend more money on the exterior. You are lucky to be moving into an
existing building. This would never fly if built from the grass. This is an important corner
for our city.
o We looked at this location and our options. A complete scrape would not be
viable. The project is doable in the existing building. It will look good. We are very
proud of this project as it is the first company developed and operated location.
• What are you going to do about the landscaping?
o We will clean it up and do some general upgrades.
• When you purchased the property, did you include a parking participation agreement?
I am not sure there will be a need for that.
o I am concerned about your grand opening causing traffic and parking problems.
You might want to talk to the property owner.
• Personally, I would like to see more stone and less orange so it will fit in to what
Southlake looks like.
o We will make this store look nice. The monument sign will be redone very nicely;
we are going to use stucco; we are downsizing the trash enclosure; and,
upgrading the landscaping.
• How many employees will you have?
c About 6.
• What will be the hours of operation?
6 a.m. to 11 p.m.
• Will you be making the donuts on -site?
o Yes. We will have a full production kitchen.
SPIN Meeting Reports are general observations of SPIN Meetings by City staff and SPIN Representatives. The
report is neither verbatim nor official meeting minutes; rather it serves to inform elected and appointed officials, City
staff, and the public of the issues and questions raised by residents and the general responses made. Responses as
summarized in this report should not be taken as guarantees by the applicant. Interested parties are strongly
encouraged to follow the case through the Planning and Zoning Commission and final action by City Council.
Case No. Attachment E
ZA11 -031 Page 2
SITE PLAN REVIEW SUMMARY
Case No.: ZA11 -031 Review No.: Two Date of Review: 07/27/11
Project Name: Site Plan — Dunkin Donuts
APPLICANT: John Damrath OWNER: Tom Loscheider
Landplan Engineering, P.A Dunkin Brands, Inc.
37740 Hills Tech Dr. 1028 Cove Meadow Court
Farmington Hills, MI 48331 Cedar Hill, TX 75104
Phone: (248) 987 -4011 Phone: (972) 358 -8595
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
07/20/11 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY
MADE CONDITIONS OF SITE PLAN APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY
COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE
CONTACT RICHARD SCHELL AT (817) 748 -8602 OR DENNIS KILLOUGH AT (817) 748 -8072.
1. The Corridor Overlay district requires exposed structural support columns to be constructed of,
or clad in, the same material as the principal structure. Architecturally significant columns (e.g.
fluted, etc.) may be used. A variance request letter has been submitted.
2. The number of required ADA accessible parking spaces is incorrect in the Site Data Summary
Chart. One space is shown to be required, but two spaces are required for over 25 total
parking spaces in the lot.
3. Provide fire lanes in compliance with the City Fire Code. Show and label the fire lane width and
any curve radii. Also label any radius of any curbs adjacent to the fire lane.
4. Note the City approved benchmark used for topographical information.
Informational Comments:
• No review of proposed signs is intended with this site plan. A separate building permit is
required prior to construction of any signs. A variance to the Sign Ordinance No. 704, as
amended, was approved by City Council on May 17, 2011.
• The proposed landscape plan meets the landscape requirements that were in place when the
building was constructed. The proposed improvements to the site do not initiate requirements
for additional bufferyard or interior landscape plantings. The applicant is proposing to relocate
the existing shrubs in front of the building where the trellises are proposed to the west side of
the parking between the building and the drive - through. The applicant is also proposing to
replace the shrub hedgerow in front of the parking spaces facing West Southlake Blvd. and
Davis Blvd.
• For all developments requiring a City Council approved site plan, a five -foot wide concrete
sidewalk is required along all public streets. However, the City Engineer has determined that
the proposed improvements are not roughly proportional to the sidewalk requirement.
• All mechanical equipment must be screened of view right -of -ways and residential properties in
accordance with the Zoning Ordinance No. 480, as amended.
Case No. Attachment F
ZA11 -031 Page 1
All lighting must comply with the Lighting Ordinance No. 693, as amended with regard to type
of lighting, intensity, glare and spill -over.
All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment
Control Ordinance No. 946, as amended.
Development must comply with all requirements in Zoning Ordinance No. 480, Section 43,
Overlay Zones.
The applicant should be aware that prior to issuance of a building permit a Plat must be
processed and filed in the County Plat Records, a fully corrected site plan, landscape plan,
irrigation plan, and building plans, must be submitted for approval and all required fees must be
paid. This may include but not be limited to the following fees: Park Fee, Perimeter Street
Fee, Water & Sewer Impact and Tap Fees, and related Permit Fees.
Denotes Informational Comment
Case No. Attachment F
ZA11 -031 Page 2
SURROUNDING PROPERTY OWNERS
Dunkin' Donuts
milmmilim IIIIII lirrA
w
J
i J AA �
is 4 00, ,
6
N � 6
•
1 7
<
0
J G - � �
A 1 14S I C I C 5
a
o
IINIMP
..4-- ii
-,... ....... ..`. .1.4■1~.
Owner Zoning Land Use Acreage Response
1. Holidan Investments Inc C2 Retail Commercial 1.04 F
2. Armstrong Slake Randol Mill Lp SP2 Retail Commercial 0.82 NR
Retail Commercial, N
3' R Armstrong Slake Randol Mill Lp SP2 Office Commercial 3.80
4. Stanley Crossing Lp C2 Retail Commercial 1.34 NR
5. Southlake Dunhill Holdings I C3 Retail Commercial 2.59 NR
6. Abs Tx Investor Lp C3 Retail Commercial 5.84 NR
7. Raio, Steven & Susan M C3 Retail Commercial 0.85 NR
8. Metroplex Multifoods Inc C3 Retail Commercial 0.96 NR
Responses: F: In Favor 0: Opposed To U: Undecided NR: No Response
Notices Sent: Eight (8)
Responses Received: One (1) - Attached
Case No. Attachment G
ZA11 -031 Page 1
SURROUNDING PROPERTY OWNER RESPONSES
07/28/2011 18:51 0174219192 FOOD MART PAGE 01
Notification Response F • rm
ZA11 -031
Meeting Date: August 4, 2011 at 6.30 PM
Hohden Investments; Inc
2210 W Southlake Blvd
Southlake Tx, 76092
8398 1 1
PLEASE PROVIDE COMPLETED FORMS VIA MAI , THE START OF THE SCHEDULE t PUBLIC LIVERY
BEFORE C HEARING .
Being the owner - of the property so not above, are hereby
in favor of opposed to u • ecided about
(circle or underline one
• the proposed Site Plan referent • above,
Space for comments regarding your position:
Signature: Date: 7 Z
IS..1�_ t,IC17i,1.._
IP 11,
Additional Signature: Date:
Printed Name(s): VO t \.)(7- t . � T"
Must be property owner(s) whose name(s) are printed at top. Otherwise cant's th Planning Department _ One Form per property,
Phone Number (optional):
Case No. Attachment H
ZA11 -031 Page 1