Title
Public Hearing and Consideration of a Request for a Specific Use Permit for an Eating Place with Drive-Through Service on Approximately 1.921 Acres out of the James Grimsley Survey, Abstract No. 578, Tarrant County, TX, Including all of Lot 4, Block 2, Weatherford Addition, Located at 1570 E. Debbie Ln.; Priya Acharya of Wier & Associates, Inc. (Engineer) and Getra Sanders of Chick-fil-A, Inc. (Developer) on Behalf of Edgar Guevara of BDR Realty LLC and Morreta A. & James A. Weatherford of Deblock, Ltd. (Owners) (SUP#21-007)
Requested Action
To consider the subject specific use permit request.
Recommendation
Planning and Zoning Commission Recommendation
The Planning and Zoning Commission held a public hearing on December 6, 2021 and voted 6-0-1 (Weydeck left early) to recommend approval. There was discussion regarding traffic circulation, vehicular and pedestrian access, drive-through stacking, potential safety improvements such as signage and striping, building size and orientation, signage, curbside to-go service, indoor dining, and whether there would be an indoor playground. The applicant has not made any changes to the plans.
Staff Recommendation
Staff recommends approval.
Description/History
Existing Use: Vacant land
Existing Zoning: C-2, Community Business District
Land Use Plan: Sub-Area 5
Surrounding Land Use & Zoning:
North - Debbie Lane; fitness center, PD, Planned Development District (across the street)
South - Vacant land, C-2, Community Business District
East - Vacant land, C-2, Community Business District
West - Shopping center, C-2, Community Business District
Thoroughfare Plan Specification:
Debbie Lane - principal arterial (six-lane divided)
Synopsis
The requested Specific Use Permit is for a use that may “require special consideration in certain settings or are of a public or semi-public character often essential or desirable for the general convenience and welfare of the community, which without specific consideration may have possible adverse impact on neighboring properties” pursuant to Section 155.080 of the Zoning Ordinance. The Specific Use Permit for an eating place with drive-through service is compatible with the surrounding land uses, is consistent with the Land Use Plan, and will adhere to all zoning requirements while elevating the standards for architecture and urban design.
Staff Analysis
The subject property consists of a total of 1.921 acres situated on the south side of Debbie Lane, east of the Sprouts shopping center, including all of Lot 4, Block 2, Weatherford Addition, and a portion of an unplatted tract. The applicant is requesting a Specific Use Permit to accommodate a Chick-fil-A restaurant with drive-through service.
Site Plan
The proposed Site Plan includes a one-story 4,817 sq. ft. building with a trellis-covered front patio, canopies over portions of the drive-through facility, trash enclosure, and parking lot with drive-through facility. The building will be located in the central portion of the property, with the drive-through facility wrapping around the south and east sides of the building and the bulk of the parking situated on the north and west sides. Additional parking will be provided in the form of parallel parking spaces along a shared access drive along the southern boundary of the property; the parallel parking spaces are contingent upon approval of a proposed development to the south. A total of 72 parking spaces will be provided, which exceeds the 65 spaces that are required for the use. The drive-through facility will include two stacking lanes and one bypass lane to accommodate the high volume of drive-through traffic generated by the business. The stacking lanes will accommodate up to 29 vehicles (e.g., 10 spaces ahead of the order board and 19 spaces between the order board and pickup window). The stacking lane capacity exceeds the special requirements for drive-through uses (e.g., 5 spaces ahead of the order board and 4 spaces between the order board and pickup window). Canopies will be provided over portions of the drive-through lanes to shield employees and others in the drive-through area. The trash enclosure will be located in the rear of the building and all equipment will be screened in accordance with the City’s Code of Ordinances.
Access and Circulation
Direct access to the site will be provided from the existing driveway around the adjacent shopping center anchored by a Sprouts grocer; this access drive has full access to both Debbie Lane and Matlock Road. An additional off-site access drive to Debbie Lane will be provided through the property to the east. Future access will be provided along the south boundary of the development, which is contingent on approval of a development proposed to the south. Two-way circulation through the site will be provided around the west and north sides of the building, while one-way circulation will be provided along the south and east sides of the building via the bypass lane around the drive-through facility. To accommodate pedestrians, sidewalks will be installed along the north, west, and south boundaries of the property and two direct pedestrian connections will be provided from the north and west perimeter sidewalks.
Elevations and Perspectives
Elevations and perspectives are provided for the proposed building and canopy attachments. Details have also been provided for the trash enclosure. The building will be predominantly brick, with stone and cementitious board accents. Not including doors and windows, the building will be 74% masonry. The building will include earthen tones of brown, red, and white; and it will also feature horizontal and vertical articulations by projections along all sides. Additionally, the building will be capped by a decorative cornice treatment and a well-defined projection on the northwest corner where the main entrance is to be located. Abundant windows along with a stone banding, window sills, and headers will provide additional relief. Finally, divided window panes and decorative lanterns will give the building a residential character that will complement future residential development proposed to the south. To accentuate and activate the front portion of the building, a patio area will be provided, and adorned by a trellis with masonry columns to match the building. The canopies in the drive-through area and trash enclosure will include masonry materials matching the building.
Landscaping and Screening
In accordance with the requirements for an eating place with drive-through service, a 20-foot landscape setback will be provided along Debbie Lane; 20-foot landscape buffers will be provided along the side property lines; and a 10-foot landscape buffer will be provided along the rear property line. The buffer areas will include a mix of oak, magnolia, elm, and cypress trees, as well as extensive ornamental trees, shrubs, and groundcover. Along the shopping center driveway, four (4) existing trees will be preserved and protected during construction, while three (3) trees will be removed to accommodate driveways. The parking lot will include canopy trees, shrubs, and groundcover in the islands and will be screened from surrounding properties by shrubs in accordance with requirements. A mix of trees, shrubs, and groundcover will also soften the perimeter of the building and patio area, as well as provide screening of the trash enclosure area and ground equipment.
Signage
The plans specify that all signage will comply with the regulations applicable to C-2, Community Business District. A Sign Plan has been provided, showing a monument sign along Debbie Lane and a wall sign on the west façade of the building. In addition to the business logo, the monument sign will include changeable copy to accommodate special messaging; the monument sign will also include a two (2) foot tall masonry base to match the building. Menu boards will be provided in the drive-through area and a flagpole will be located near the main entrance to the building.
Land Use Plan
The subject property is located in Sub-Area 5 of the Land Use Plan. The Plan identifies a commercial node at the intersection of Matlock Road and Debbie Lane; and notes that much of the sub-area is already built out and that most of the development continuing forward will be considered infill. With regard to infill development, the Plan recommends: (i) allowing neighborhood-oriented retail and service and (ii) that care be taken to match or complement existing development.
Summary
The subject property is located in the C-2, Community Business District, which allows for an eating place with drive-through service, subject to the approval of a Specific Use Permit. The plans provide for a well-articulated building with an outdoor patio area that exceeds the City’s architectural requirements and will complement existing and future development. Additionally, the plans also call for a drive-through facility that is anticipated to adequately handle projected volumes, promote safe circulation in regards to the proposed use and future development, and ensure future pedestrian access to the south.
Prepared By:
Andrew Bogda, Planner
(817) 276-4287