From
Chris Hartmann
Title
S170607 - Site Plan - Retail at Bush & Pioneer Centre (City Council District 2). A request to approve a Site Plan authorizing the construction of two buildings for retail and restaurant uses. The 3.796-acre property is zoned Planned Development-351 (PD-351) District, within the SH 161 Overlay District, and addressed as 1215 W. Pioneer Parkway. The agent is Kevin Wier, Spiars Engineering, Inc. and the owner is Robert Dorazil, Bush Pioneer Property LP c/o UCD Development. (On August 7, 2017, the Planning and Zoning Commission recommended approval of this request by a vote of 9-0).
Presenter
Chief City Planner David Jones, AICP
Recommended Action
Approve
Analysis
ADJACENT LAND USES AND ACCESS:
North: A doctor’s office and salon, on property zoned Commercial (C) District, are north of the subject property. North of Pioneer Parkway is Man’s Best Friend, a dog grooming and boarding facility, and undeveloped property, both zoned Commercial.
South: The Walmart parking lot and undeveloped pad sites, zoned PD-351 District for commercial uses.
East: The Pioneer Special Event Center and Quik Trip, both zoned Commercial.
West: Two undeveloped parcels. City Council approved a Specific Use Permit/Site Plan for Panda Express located on one of the parcels, zoned PD-351 District. The other parcel is zoned Commercial (C) District. State Highway 161 is west of the undeveloped parcels.
PURPOSE OF REQUEST:
The applicant intends to develop two multi-tenant buildings for retail and restaurants in the State Highway 161 Corridor. Development in the SH 161 Overlay District requires City Council approval of a Site Plan.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The Site Plan depicts two buildings, totaling 21,024 square feet, for retail and restaurants. The buildings are oriented so that their primary entrances face Walmart. The site is accessible by two drives on Southgate and from the center’s internal drive which connects to Arkansas Ln.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The 2010 Comprehensive Plan’s Future Land Use Map (FLUM) designates this area Commercial/Retail (C/R). The proposal is consistent with the FLUM.
ZONING REQUIREMENTS:
Density and Dimensional Requirements
The property is subject to the density and dimensional requirements found in Article 6 of the Unified Development Code (UDC). Table 1 evaluates the density and dimensional standards of the proposed development. The proposal meets the density and dimensional requirements.
|
Table 1: Site Data Summary |
|
Standard |
Required |
Provided |
Meets |
|
Min. Lot Area Sq. Ft. |
5,000 |
165,370 |
Yes |
|
Min. Lot Width (Ft.) |
50 |
155 |
Yes |
|
Min. Lot Depth (Ft.) |
100 |
470 |
Yes |
|
Front Setback (Ft.) |
25 |
25 |
Yes |
|
Rear Setback (Ft.) |
0 |
0 |
Yes |
|
Max. Height (Ft.) |
25 |
25 |
Yes |
|
Max. F.A.R |
.5:1 |
0.127:1 |
Yes |
Landscape and Screening
The property is subject to the landscaping and screening requirements found in Article 8 and Appendix F of the UDC. Table 2 summarizes what is required and what is provided. The proposal meets or exceeds the landscaping and screening requirements.
|
Table 2: Landscape & Screening Requirements |
|
Standard |
Required |
Provided |
Meets |
|
Landscape Area (Sq. Ft.) |
8,268.5 |
36,606 |
Yes |
|
Trees |
17 |
31 |
Yes |
|
Shrubs |
166 |
287 |
Yes |
|
Parking Lot Screening |
36” Hedge |
36” Hedge |
Yes |
|
Dumpster Enclosure |
Masonry Enclosure |
Masonry Enclosure |
Yes |
|
Roof Mounted Equipment |
Screened by Parapet |
Screened by Parapet |
Yes |
OVERLAY REQUIREMENTS:
Appendix F applies to properties within an overlay district and contains standards intended to increase the quality of development. These standards include requirements for building materials, articulation, and architectural elements.
Exterior Building Materials
The proposed elevations consist of brick masonry veneer, stone veneer, split face Concrete Masonry Units (CMU), and Exterior Insulating Finishing System (EIFS). Tables 3 and 4 show the percentage of each building material by façade. Under the standards applied to this application, Appendix F prohibits CMU on primary facades and limits EIFS to 20% of a façade.
|
Table 3: Building Materials for Building A |
|
Façade |
Primary Masonry (Brick, CMU) |
Secondary Masonry (Stone) |
EIFS |
|
North |
68.26 |
26.66 |
5.08 |
|
South |
41.74 |
34.79 |
23.47 |
|
West |
49.13 |
33.77 |
17.09 |
|
East |
53.57 |
41.14 |
5.29 |
|
Table 4: Building Materials for Building B |
|
Façade |
Primary Masonry (Brick, CMU) |
Secondary Masonry (Stone) |
EIFS |
|
North |
58.33 |
24.04 |
17.26 |
|
South |
49.31 |
29.28 |
21.41 |
|
West |
62.02 |
32.08 |
5.90 |
|
East |
52.59 |
42.87 |
4.53 |
Architectural Features
Appendix F requires that primary facades include architectural features summarized in the table below. With an exception to the required windows on the north facades of both buildings, the proposal meets the requirements for architectural features.
|
Table 5: Architectural Features for Primary Facades |
|
Standard |
Required |
Meets |
|
Architectural Elements |
Distinct base, field wall and parapet with cornice |
Yes |
|
Parapet with Cornice |
Parapet with projecting cornice |
Yes |
|
Covered Walkways |
Along 50% of the length of the façade |
Yes |
|
Windows |
50% of the length of the façade |
No |
|
Roof Line |
Roof profile variation |
Yes |
REQUESTED APPEALS:
1. Concrete Masonry Unit (split-face CMU) on Primary Façade.
2. Building A, North Façade - Windows required along 50% of length. This side of the building functions as the back of house. Dumpster enclosure is immediately north of the building in front of part of the north façade. Trees and shrubs are proposed north of the building and north of the drive to screen the rear of the building. Staff recommends the use of faux windows or architectural detailing on the portion of the north façade nearest to the main drive through the development.
3. Building B, North Façade - Windows required along 25% of the length. The north side of the building functions as the back of house. Dumpsters and enclosures are located on the north side of the building. The location of the building, landscaping, and existing development minimizes the visibility of the north façade from W. Pioneer Parkway. Staff recommends the use of faux windows and additional contrasting elements on the eastern most portion of the north façade which will be visible from Southgate Drive.
4. EIFS exceeds 20% on the south facades. Building A has 23.47% EIFS and Building B has 21.41%.
The applicant has revised the building elevations so that no exceptions are required.
RECOMMENDATION:
The Planning and Zoning Commission recommended approval (9-0) of the proposal with the following conditions: that an alternative to CMU be used on primary facades, that the use of EIFS not exceed 20%, and that windows or glazing be provided on the northwest corner of Building A and on the north façade of Building B.
Staff recommends approval of the proposal with the following modifications: that an alternative to CMU be used on primary facades, that use of EIFS not exceed 20%, and that windows or glazing be provided on the northwest corner of Building A and on the north façade of Building B.