From
Chris Hartmann
Title
S160901A - Site Plan Amendment - Sonic Drive-Thru Restaurant (City Council District 4). Amend a site plan to allow for variance to required masonry fence/screening requirements associated with proposed restaurant with drive-through. The 0.67 acre property is generally located north of W. Camp Wisdom Road and approximately 580 feet east of Magna Carta Boulevard (2864 W. Camp Wisdom Road). The property is zoned Planned Development 130B (PD-130B) District and was granted Specific Use Permit 1006 (SUP-1006) allowing for restaurant with a drive-through. The agent is Michael Salcedo, Salcedo Group, Inc. and the owner is J.D. Franks. (On April 3, 2017, the Planning and Zoning Commission recommended approval of this request by a vote of 4-1). (Tabled at the 4-18-2017 Council Meeting)
Presenter
Assistant City Manager Bill Crolley
Recommended Action
Approve
Analysis
SUMMARY:
Consider a request to approve an amendment to site plan in associated with the construction and operation of a restaurant with drive-through. The 0.67-acre property, located at 2864 W. Camp Wisdom Road, is zoned Planned Development-130 (PD-130) District.
• Planning & Zoning Commission held a public hearing and recommended approval on August 29, 2016.
• City Council held a public hearing and approved this item September 20, 2016.
ADJACENT LAND USES AND ACCESS:
|
Direction |
Zoning |
Existing Use |
|
North |
PD-130 for Single Family Residential uses |
Religious Institution |
|
South |
PD-267 for Single Family Residential Uses |
Single Family Detached Residential Uses |
|
East |
PD-130 for Single Family Residential uses |
Religious Institution |
|
West |
PD-114A for Single Family Townhouse uses and General Retail-1 (GR-1) District |
Restaurant with drive through |
PURPOSE OF REQUEST:
The applicant requesting approval of a specific use permit and site plan to construct and operate a 1,608-square-foot restaurant with drive-through on 0.67 acres in PD-130 district. This proposal has companion cases that will change the zoning from PD-130 for single family-1 (SF-1) District to PD-130 for GR-1 district uses on 0.67 acres, as well as, a replat to subdivide 9.76 acres into two lots; one-9.09-acre lot and one-0.67-acre lot.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The Future Land Use Map (FLUM) of the 2010 Comprehensive Plan shows this area as appropriate for Low Density Residential (LDR) uses. This use is inconsistent with this FLUM designation. Annually, the Future Land Use Map is revised to address inconsistencies that arise during the year.
BACKGROUND:
On July 12, 2016, applications were submitted to replat Lot 1, Block 1, of the Trinity Oaks Baptist Church Addition, a zoning change and concept plan to change the zoning on 0.67 acres within PD-130 to allow GR-1 uses, and a specific use permit and site plan to allow construction and operation of a 1,608-square-foot restaurant with drive-through.
On August 18, 2016, a Development Review Committee (DRC) meeting was held. Staff met with the applicant to discuss the proposal. The proposal was cleared to move forward subject to conditions found in the recommendation section of this report.
On August 15, 2016, legal notice was mailed to affected property owners and notice of the upcoming public hearing was published in the Fort Worth Star Telegram.
On August 29, 2016, the item scheduled and approved by the Planning and Zoning Commission.
On September 20, 2016, the item scheduled and approved by the City Council.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
Parking and Access
The 0.67-acre property is undeveloped. One access point has been provided to Camp Wisdom Road which links to a mutual access easement through the property to the east and west. The site will be developed with a 1,608-square-foot restaurant with associated parking. The table below provides details regarding parking. Article 10 indicates the parking requirement for restaurants is one space per 100 square feet of designated dining and waiting area, including outdoor dining areas. The site plan indicates the area devoted to dining and waiting is 564 square feet.
|
Building Area |
Parking Rate |
Required |
Provided |
Meets |
|
564 s.f. |
1 sp/100 s.f. of dining area (in and out) |
6 |
7 |
Yes |
SUP Operation
The statement of operation indicates the restaurant will be open from 6:00 a.m. to 12:00 p.m. seven days a week.
ZONING REQUIREMENTS
Dimensional Requirements
A request to change the zoning from PD-130 for Single Family-1 (SF-1) district to PD-130 for GR-1 district. The proposal meets all applicable minimum dimension requirements outlined in UDC. The following table provides detailed dimensional requirements information.
|
Standard |
Required |
Provided |
Meets |
|
Minimum Site Area |
5,000 s.f. |
29,274 s.f. |
Yes |
|
Minimum Lot Width |
50 ft. |
130 ft. |
Yes |
|
Minimum Lot Depth |
100 ft. |
225 ft. |
Yes |
|
Front Yard |
25 ft. |
25 ft. |
Yes |
|
Rear Yard |
0 |
73 ft. |
Yes |
|
Side Yard |
10 ft. (west)/20 ft. (east) |
27 ft. (west)/68 ft. (east) |
Yes |
|
Maximum Height |
25 ft. |
22 ft. |
Yes |
|
Maximum F.A.R. |
0.5:1 |
0.05:1 |
Yes |
|
Minimum Masonry |
100% |
100% |
Yes |
Elevations
The elevations as proposed are consistent with the UDC requirements. The UDC requires façades to be 100% masonry, excluding doors and windows. The applicant is proposing a brick and stone façade. Based on the information submitted by the applicant, 97%-99% of the building will be primary masonry. The staff recommendation is that the applicant provide the minimum required 100% masonry on all façades.
|
Façade |
Total Area |
Reductions* |
Resultant Area |
Masonry Area |
Masonry % |
Meets |
|
North |
544 s.f. |
49 s.f. |
495 s.f. |
482 s.f. |
97% |
No |
|
South |
575 s.f. |
61 s.f. |
514 s.f. |
503 s.f. |
98% |
No |
|
East |
1,424 s.f. |
68 s.f. |
1,357 s.f. |
1,318 s.f. |
97% |
No |
|
West |
1,420 s.f. |
30s.f. |
1,371 s.f. |
1,371 s.f. |
99% |
No |
Landscape
The subject site is governed by the UDC. The requirements are as follows:
|
Standard |
Required |
Provided |
Meets |
|
Minimum Landscape Area (10% 29,274 s.f.) |
2,927 s.f. |
5,184 s.f. |
Yes |
|
5-ft. wide sidewalks |
Camp Wisdom Rd. |
Yes |
Yes |
|
Street Trees: 1 tree/25 - 50 l.f. |
Camp Wisdom = 3 trees |
4 |
Yes |
|
Trees: 1/500 s.f. required landscape |
6 |
6 |
Yes |
|
Parking Lot Trees: 1 tree/20 parking spaces |
2 |
4 |
Yes |
|
Shrubs: 1/50 s.f. required landscape |
59 |
61 |
Yes |
|
All trees are minimum 3 in. caliper |
3 |
3 |
Yes |
The site plan does comply with all of the minimum landscape requirements set forth in the UDC.
REQUESTED APPEALS BY APPLICANT:
Unified Development Code (UDC) Article 8, Section 8.95; Non-Residential Screening
(A)
All non-residential development shall be required to erect a minimum six (6) foot “Type 1” masonry fence on property lines adjacent to any property which is zoned for residential uses.
The applicant request to construct a six (6) foot wooden fence “Type 4” in lieu of the required “Type 1” masonry fence required per UDC for commercial properties abutting residential zoned property.
RECOMMENDATION:
The DRC does not support this amendment to the site plan as requested.
The Planning & Zoning Commission recommended approval by a vote of 4 to 1 subject to the following conditions:
• The northern boundary shall provide a wrought-iron type fence similar in style to development to the west.
• The eastern boundary shall provide a temporary living screen.