M E M O R A N D U M. Property Description: Located on the northwest corner of Keller Parkway (FM 1709) and Rufe Snow Drive, at 989 Keller Parkway.

Transcription

1 M E M O R A N D U M Meeting Date: January 9, 2012 Item No. E-3 To: From: Subject: Planning and Zoning Commission Douglas McDonald, Planner II Consider a recommendation of an amended site plan for McDonald s, a 1,449 square foot building addition and a parking lot expansion to be constructed, located on a 0.82-acre lot, being Lot 2, Block 8, Bluebonnet Trails Addition and an approximately 0.96-acre lot, being a portion of Lot 3, Block 8, Bluebonnet Trails Addition, on northwest corner of Keller Parkway (FM 1709) and Rufe Snow Drive, at 989 Keller Parkway, and zoned TC (Town Center). McDonald s Corporation, owner/applicant/ developer, Adams Engineering, engineer. (Case No. SP ). Action Requested: Consider a recommendation of an amended site plan for McDonald s to construct a 1,449 square foot building addition and parking lot expansion. Property Description: Located on the northwest corner of Keller Parkway (FM 1709) and Rufe Snow Drive, at 989 Keller Parkway. Applicant/ Developer/ Owner: Current Zoning: Background: McDonald s Corporation TC (Town Center) On February 10, 1992, City Council approved a final plat for Bluebonnet Trails, consisting of two (2) retail lots. On December 17, 1991, City Council approved a site plan for a 3,150 square-foot McDonald s restaurant and drive-thru with an outdoor play area (Ordinance No. 428). On September 7, 1999, City Council approved an amended site plan for Page 1 of 7

2 McDonald s to enclose the existing playground within a 1,415 square-foot building addition (Resolution No. 1271) with the following conditions: 1) The ten-foot (10 ) wide band of pavers in the driveways shall be located in the area where the sidewalk crosses the driveways as required by the Keller Town Center Design Guidelines. 2) Provide a three-foot (3 ) tall evergreen hedge with brick columns spaced a maximum of thirty feet (30 ) on center along both Price Street (FM 1709) and Rufe Snow Drive frontages as required by the Keller Town Center Design Guidelines. 3) Two (2) signs shall be allowed on the front of the building. Each sign shall not exceed thirty inches (30 ) in height and the two (2) existing signs on the east and west sides shall be removed. 4) An alternative to a steel plate over the drainage flume shall be constructed for sidewalk connection. A detail shall be provided to the developer by the City of Keller prior to construction. 5) The sidewalk connection on the adjacent property shall be constructed subject to the City of Keller providing a sidewalk easement. Analysis: Building Exterior: The applicant has submitted an amended site plan for McDonald s, which consists of a 1,449 square foot building addition for seating and storage, additional parking, sidewalk and landscaping improvements and a double lane drive-thru. In addition, as part of a corporate remodeling and branding project, the applicant is proposing exterior improvements to the existing building and building signage. This amended site plan meets all UDC requirements with the exception of five (5) variances. These variances are outlined in the following sections. The proposed exterior building improvements and addition will be constructed of brick, stone, and split-face block on all four (4) sides of the building. Section 8.03 (P.4.d.1) within the Town Center zoning district states that seventy percent (75%) of overall wall surfaces other than glass shall be of brick, stone, or cast stone. The remaining twenty-five percent (25%) may be stucco, EIFS, split-face block, or other masonry material. EIFS or stucco may be used on wall surfaces of a minimum ten feet (10 ) above grade level. Page 2 of 7

3 Variance: The current building has EIFS material below ten feet (10 ) above grade level on portions of the south and east elevations. The applicant is requesting a variance to retain the EIFS that is below ten feet (10 ) above grade level. No other EIFS will be added with the proposed building additions and alternations. The applicant also proposes to use metal parapet bands on the top of all sides of the building s exterior. The Town Center zoning district states that all other non-masonry wall surface materials may be approved by City Council at the time of site plan. After the improvements and additions have been completed, the building s exterior finish will be approximately eighty percent (80%) masonry, approximately fifteen percent (15%) split-faced CMU block and approximately four percent (4%) EIFS. These material calculations meet the UDC s required building materials. Roof Type: Section 8.03 (P.4.c.8) within the Town Center zoning district states that sloping roof forms (pitched roof) or mansard roof shall be utilized on all buildings in Town Center. Variance: The applicant is requesting a variance to allow the use of a flat roof with parapet walls. Illustrations of the proposed building elevations are included with the packet. Signage: As part of the approved resolution (Resolution No. 1271) for McDonald s, City Council required the following condition in relation to building signage: 3. Two (2) signs shall be allowed on the front of the building. Each sign shall not exceed thirty inches (30 ) in height and the two (2) existing signs on the east and west sides shall be removed. As part of this amended site plan application, the applicant is proposing to install two (2) McDonald s signs on the south and east side elevations and three (3) yellow arch logos on the south, east, and north elevations. The proposed building elevations have been included with the applicant s exhibits. The two (2) McDonald s signs and two (2) of the proposed three (3) yellow arch logos meet the current UDC signage requirements in Section However, Resolution No restricts building signage to two (2) signs on the front of the building and does not allow any other signage on the building. Variances: As part of this site plan amendment, the applicant is requesting to remove condition No. 3 in its entirety. The Page 3 of 7

4 removal of this condition would require the applicant to meet the current UDC signage requirements. The applicant is requesting a variance to allow a third logo on the north side of the building. The McDonald s building is allowed two (2) attached signs and two (2) logos due to street frontages along both Rufe Snow Drive and Keller Parkway. The applicant proposes to meet these signage requirements, but is also requesting a third logo on the north side of the building. The applicant proposes to meet all other sign regulations at the time of sign permit application review. Landscaping: The Town Center zoning district has specific landscaping and buffer requirements along Rufe Snow Drive which are required for the proposed parking lot expansion. A thirty-foot (30 ) landscape buffer along the east property line is being provided in accordance with Section 9.03 (F.1.c) of the UDC and a row of Red Oak trees within this buffer between the street curb and sidewalk is proposed for the development. The applicant is also installing brick columns spaced thirty feet (30 ) on-center with evergreen shrubs planted between the columns along the west side of the five foot (5 ) sidewalk as required by the Town Center zoning district. Section 9.03 (F.2.c) of the UDC also states that a minimum three inch (3 ) caliper canopy trees spaced thirty feet (30 ) on center in a straight line is required along the north and west landscape buffers. All other UDC landscaping requirements have been met with this site plan application. A landscaping plan is enclosed with the applicant s attachments. Landscaping buffers along the side and rear property lines of the existing developed lot will not be required to meet the current UDC standards as these areas were previously developed with an earlier phase. This site was originally developed prior to the 1992 Zoning Ordinance (Ordinance No. 690) which did not require landscaping along the side and rear property lines. Parking: The UDC requires one (1) parking space for every one hundred fifty (150) square feet of restaurant space. After the building expansion is complete, the building will total 6,014 square feet and will require forty one (41) parking spaces. The site currently has twenty-four (24) parking spaces and three (3) handicap parking spaces. The applicant proposes to install twenty-three (23) additional parking spaces on the adjacent lot to the north for a total of forty seven (47) spaces for the development. The three (3) handicap parking spaces will also be retained for this parking lot addition. The forty-seven (47) Page 4 of 7

5 total provided spaces meet the UDC s minimum parking requirement. Lighting: Sidewalks: As part of the original site plan for McDonald s, the applicant was not required to install pedestrian light poles along Keller Parkway or Rufe Snow Drive as required by the UDC as stated in Section 8.03 (P.4.f.1). The Town Center zoning district requires pedestrian light poles to be installed every one hundred twenty feet (120 ) on center long both these streets. As part of this site plan amendment, the applicant will only be required to install one (1) pedestrian light pole along Rufe Snow Drive for the proposed parking lot expansion. Additional lighting will also be provided within the new parking lot and meets all UDC lighting and glare standards. A photometric lighting plan has been included with this Site Plan package and meets all UDC requirements. Five-foot (5 ) wide concrete sidewalks along Rufe Snow Drive and Keller Parkway (FM 1709) have already been installed as part of the existing developed lot. A new five foot (5 ) wide concrete sidewalk will be installed along Rufe Snow Drive for the proposed parking lot expansion and will connect to the development to the north. Drainage & Utilities: Civil construction plans for the building and parking expansions are currently being reviewed by the Public Works Department. These plans will be approved separately from this amended site plan application. Existing Roadway Access: Surrounding Land & Zoning Uses: Requested Variances: Keller Parkway (FM 1709), a six-lane divided arterial street to the south and Rufe Snow Drive, a four-lane divided arterial to the east. North: Miscellaneous office buildings zoned O (Office) South: Chase Bank zoned TC (Town Center) East: CVS Pharmacy zoned TC West: American Bank zoned TC The applicant is requesting five (5) variances with this amended site plan application: 1. To retain the existing EIFS below ten feet (10 ) of grade level on the south and east sides of the building s exterior. Page 5 of 7

6 2. To allow the use of metal parapet bands on the building s exterior. 3. To allow a flat roof with parapet wall construction in lieu of the required sloping roof or pitched roof construction in Town Center. 4. To amend Resolution No to remove the following condition: Two (2) signs shall be allowed on the front of the building. Each sign shall not exceed thirty inches (30 ) in height and the two (2) existing signs on the east and west sides shall be removed. 5. To allow the use of a third logo on the north building elevation. Public Input: Supporting Documents: Summary: An amended site plan application does not require a public hearing so no public hearing notifications were sent out to the surrounding property owners for this request. There has been no response from the public to this amended site plan application. The public will have an opportunity to speak on this agenda item at the Persons To Be Heard. Supporting documents include: Property Maps o Zoning Map (Dated March 2011) o Aerial View (Dated March 2011) Exhibit A o Applicant s Letter of Justification o Site Plan o Grading Plan o Paving and Utility Plan o Drainage Plan o Landscape Plan o Building Elevations o Photometric Lighting Plan Staff Attachments o McDonald s Site Plan, Elevations, and Resolution No (Approved September 7, 1999) The applicant has met the requirements of the UDC for this amended site plan application with the exception of the five (5) requested variances. Civil construction plans and a final plat application must be approved by the City before a building permit can be issued. Page 6 of 7

7 Recommended Actions: The Planning and Zoning Commission has the following options when considering an amended site plan application with variances: 1. Recommend approval as submitted (with requested variances); 2. Recommend approval with modified or additional condition(s); 3. Tabling the agenda item to a specific date with clarification of intent and purpose; or 4. Recommend denial. Staff Recommendation: Staff forwards this amended site plan application for Planning and Zoning Commission consideration with the following conditions: 1. The variance request to retain use of EIFS below ten feet (10 ) of grade level on the south and east sides of the building s exterior to be considered. 2. The request to allow the use of metal parapet bands on the building s exterior to be considered. 3. The variance request to allow a flat roof with parapet wall construction in lieu of the required sloping roof or pitched roof construction in Town Center to be considered. 4. The request to amend Resolution No to remove the following condition: Two (2) signs shall be allowed on the front of the building. Each sign shall not exceed thirty inches (30 ) in height and the two (2) existing signs on the east and west sides shall be removed. to be considered. 5. The variance request to allow the use of a third logo on the north building elevation to be considered. City Council Action: This amended site plan application will be scheduled for City Council action on January 17, Page 7 of 7