Title:
Review and Consideration of a Detailed Site Plan for an Eating Place Without Drive-Through Service on 1.47 Acres known as Lot 3, Block 2, Jacob Back Addition and a Portion of Lot 1R, Block 1, Mansfield ISD Athletic Complex, Located at 1101 N. Holland Rd. and 3700 E. Broad St.; Christian J. Conners of Graham Associates, Inc. (Engineer) and Aron Fogiel of H.B. Restaurants, Inc. (Developer) on Behalf of Chad DuBose of Holland Crossing, L.P. and Jeff Brogden of Mansfield ISD (Owners) (DS#21-009)
Requested Action:
To review and consider the subject Detailed Site Plan.
Recommendation:
Staff recommends approval.
Description/History:
Synopsis
The property is part of a Planned Development (PD) that requires approval of a detailed site plan by City Council. The proposed plans provide for a restaurant development that substantially conforms to the PD, except for deviations to the landscaping and signage requirements due to site constraints.
Staff Analysis
The subject property consists of 1.47 acres located at the southwest corner of E. Broad St. and N. Holland Rd. Per the PD regulations, development of this property is limited to restaurants without drive-through facilities. To ensure compliance with the PD regulations, this property requires Detailed Site Plan review and approval by City Council. The applicant is requesting to develop a Hoffbrau Restaurant on the property.
Site Plan
The proposed Site Plan includes a one-story 6,077 sq. ft. restaurant building with 1,497 sq. ft. covered patio, 509 sq. ft. uncovered patio, trash enclosure, and 94-space parking lot. The building will be located on the west-central portion of the existing lot, with the patio areas accentuating the east and north sides of the building facing N. Holland Rd. and E. Broad St. The parking lot will wrap around the north, east, and south sides of the building. In addition, the applicant will acquire a portion of the MISD stadium parking lot located behind Wendy’s to accommodate additional parking in anticipation of the expected demand; this parking area will be reconfigured to connect to the Hoffbrau lot. The total 94 parking spaces to be provided exceed the 80 spaces that are required for the use. The trash enclosure will be located in the rear of the development and all equipment will be screened in accordance with the City’s Code of Ordinances.
Access and Circulation
Direct access will be provided from N. Holland Rd.; however, this access point is right-in/right-out due to the location of the median on Holland. Two additional access points are provided to connect to the Wendy’s property to the west, which provide full access to E. Broad St. and N. Holland Rd. through the Denny’s Restaurant and MISD Stadium properties. Full circulation is provided around the north, east, and south sides of the building, and a full access point will provide access to the auxiliary parking area. To serve pedestrians, a sidewalk will be extended along E. Broad St. and N. Holland Rd. along the frontage of the property and a direct pedestrian access point will be provided into the development from N. Holland Rd. Sidewalks around the perimeter of the building and through the parking areas behind the building will provide internal pedestrian access.
Elevations and Perspectives
Elevations and perspectives are provided for the proposed building and patio attachments, as well as details for the trash enclosure, patio wall, and retaining wall. The building will include mostly brick materials, as well as a stone base and cementitious siding accents. Not including glass, the building will be 89% masonry. The color scheme will use mostly earthen or neutral tones. The building will include a mostly flat-roof design with a soldier course along the top of the building, as well as metal sloped-roof accents over the patio areas and main entrance. In addition, a sloped-roof cathedral ceiling element in the center of the building will provide the illusion of a second story and give the building more prominence and bulk. Abundant windows and doors will be provided on the north and east elevations, including several garage doors with clear glass to provide more openness and flow between the indoor and outdoor portions of the restaurant. Clearstory windows on the east, west, and south elevations will provide further architectural relief. The patio wall will be stone to match the base of the building and will include planter boxes on top of the wall. The trash enclosure will also include stone walls to match the building, along with metal gates. The retaining wall will include stacked stone.
Landscaping and Screening
A Landscape Plan has been provided, showing the landscaping and screening to be provided throughout the site. The required 20’ landscape setback is provided along E. Broad St., planted with burr oak trees. Per Section 6 of the PD regulations, the landscape setback along N. Holland Rd. is to be reduced to 10’. However, due to topographical and site area constraints, the applicant is requesting a deviation that will eliminate the landscape buffer along N. Holland Rd., with the parking lot still proposed to be screened by shrubs. There will be a 10’ landscape buffer with live oak trees provided along the south property line and the parking lot islands will include a mix of canopy trees, ornamental trees, shrubs, and groundcover. The west side of the building will include foundation plantings. The patio areas along the north and east sides of the building will be accented by a low stone wall (to match the building) with planter boxes along the top of the wall. In addition to tables for outdoor dining and a bar area that is shared with the indoor portion of the restaurant, the patio area will include a fire pit in the uncovered patio area near the main entrance. To accommodate grade changes, a stacked stone retaining wall ranging in height from one to five feet will be provided along the property’s frontage on E. Broad St. and a portion of the property’s frontage on N. Holland Rd. Details for the patio wall and retaining wall are provided with the architectural elevations.
Sign Plan
Per the PD regulations, signage is to follow the typical standards applicable to C-2 Community Business District zoning. Per the typical C-2 regulations, one monument sign or wall sign is allowed per street frontage, as well as one wall sign for each business that occupies the premises. Since the property has two street frontages, a total of three business signs would be allowed. Due to site constraints, and in lieu of a freestanding monument sign, the applicant proposes to provide a sign with ghost letters on the retaining wall facing the intersection of E. Broad St. and N. Holland Rd. The sign on the retaining wall will adhere to the size requirements for monument signs, with the sign area not to exceed 50 sq. ft. In addition, wall signage will be provided on both the north and east elevations, facing E. Broad St. and N. Holland Rd. respectively. An ancillary “to-go/curbside” sign will also be provided on the east elevation. Murals (with artwork to be determined) will also be provided on the east and west elevations; these murals will not be allowed to display a commercial message.
Summary
The site plan provides for a restaurant with a layout, circulation, access, parking, landscaping, and signage that is largely consistent with the approved PD, aside from a few deviations due to site area and topographical constraints. The quality architecture of the building as well as enhancements to the retaining wall, patio area, and landscaping, as well as the auxiliary parking area will help to offset the requested deviations and provide for the required elements necessary to meet the needs of the business and provide for a quality development.
Recommendation
Staff recommends approval with the following requested deviations from the PD:
i. To waive the requirement that the required landscape buffer along the east property line (i.e., N. Holland Rd.) be 10’ in width as set forth in the Landscaping and Screening Standards of the PD, provided that such waiver does not relieve the developer from visually screening parking areas with a retaining wall and plantings.
ii. To allow a deviation from the signage regulations for the installation of a sign on the retaining wall as shown in the Sign Plan; and that the sign on the retaining wall shall not exceed 50 sq. ft. in size for monument signs in the C-2, Community Business District, as set forth in Section 155.090.
Prepared By:
Andrew Bogda, Planner I
817-276-4287