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Commission approves 7 Brew Coffee drive‑through site plan with landscaping and parking conditions
Summary
Planning staff recommended approval of a 7 Brew Coffee drive‑through site plan with exceptions for sidewalk and landscaping; the commission conditionally approved the plan after the applicant agreed to remove one parking space on the west frontage and add street trees to improve the FM‑120/Morton Street streetscape.
The Denison Planning and Zoning Commission on May 27 conditionally approved a site plan for a 7 Brew Coffee drive‑through restaurant along FM‑120 (Morton Street) after negotiating adjustments to the applicant's requested exceptions for landscaping depth and sidewalk continuity.
Staff presented the site plan as meeting most development standards but noted several requested exceptions. The applicant sought a reduced landscaping strip along the FM‑120 frontage (staff said the highway overlay normally requires a 15‑foot landscape strip but the applicant's plan showed roughly a 4‑foot strip) and an exception to the requirement that sidewalks extend from property line to property line. Staff said the proposed parking exceeds minimum ordinance requirements — the zoning ordinance would require about five or six spaces for the building size, while the applicant proposed 13 — and asked for justification for the number of front‑row spaces along FM‑120.
Commission discussion focused on how to preserve tree planting and streetscape objectives for Morton Street while allowing the compact site plan. One commissioner suggested removing one head‑in parking space on the west frontage and lengthening the landscape areas at each end of the row to create room for two trees (minimum 3‑inch caliper), which would meet tree‑planting intent even if the landscape strip stayed narrower than 15 feet. The fire marshal confirmed the double drive lane would satisfy the escape‑lane requirement, sidewalks would need to be routed to connect property‑to‑property at civil‑plan review, and staff said the dumpster placement on the northeast side was unavoidable due to site constraints.
The commission approved the site plan with a condition that the applicant reduce the parking along the west frontage by one space and provide additional landscape islands with trees to satisfy the landscape ordinance's tree requirements. Staff and the applicant will coordinate a resubmittal to show the revised striping, the added trees, sidewalk routing and any other civil engineering adjustments prior to final civil plan approval.
