From
Monica Espinoza, Executive Assistant
Title
S201002 - Site Plan - ATS Drive-Thru (City Council District 1). A site plan request for a 10,994 square foot building which will include retail and a drive through restaurant on 1.14 acres. Located at 2615 W Pioneer Parkway, legally described as Sam's Properties Addition, Lot 1R, City of Grand Prairie, Tarrant County, Texas, zoned Light Industrial District, and generally located south of Pioneer Parkway and west of South Great Southwest Parkway.(On October 26, 2020, the Planning and Zoning Commission recommended approval of this request by a vote of 9-0).
Presenter
Savannah Ware, AICP, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
A site plan request for a 10,994 square foot building which will include retail and a drive through restaurant on 1.14 acres. Located at 2615 W Pioneer Parkway, legally described as Sam's Properties Addition, Lot 1R, City of Grand Prairie, Tarrant County, Texas, zoned Light Industrial District, and generally located south of Pioneer Parkway and west of South Great Southwest Parkway.
PURPOSE OF REQUEST:
The applicant intends to construct an approximately 11,000 sq. ft. building which will provide retail/restaurant uses. Site Plan approval by City Council is required for any project involving subdivision of property that is not single family residential.
The purpose of site plan approval is to ensure that development meets requirements in the Unified Development Code (UDC), provides adequate circulation, and uses quality site planning techniques. The UDC identifies criteria for evaluating proposed developments. Criteria include density and dimensional standards, landscaping and screening requirements, and architectural design for special districts.
ADJACENT LAND USES:
The following table summarizes the zoning designation and existing use for the surrounding properties.
|
Table 1: Adjacent Zoning and Land Uses |
|
Direction |
Zoning |
Existing Use |
|
North |
LI |
Industrial |
|
South |
LI |
Vacant Land |
|
West |
LI |
Asia Times Square |
|
East |
LI, PD-350 |
Commercial, Vacant Land |
ZONING HISTORY:
• May 10, 2011: City Council approved a Specific Use Permit for a multipurpose room within Hong Kong Market (SU110502).
• July 1986: Planning and Zoning Commission approved Sam’s Properties Replat for Lots 1R & 5R.
• November 1985: City Council approved a Site Plan for Sam’s Club and Walmart (S852SW21).
• June 1985: Planning and Zoning Commission approved Sam’s Properties Final Plat.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The applicant is proposing to develop the north portion of Lot 1R (Hong Kong Market) into retail/restaurant spaces. The eastern portion of the building will provide a drive-through option a café or restaurant. The proposed layout will be approximately 75 percent restaurant and 25 percent retail. The applicant only has one tenant lined up at this time, 7 Leaves Café, which will be for the drive-thru portion of the building.
The property has access from W Pioneer Parkway and will have an access easement established to allow access from S Great Southwest Parkway. By having access from Great Southwest Parkway, this will allow for garbage trucks to access the dumpster location with ease. The owner has executed a written agreement with the property owner of Lot 5R (gas station located on the corner of W Pioneer and S GSW) to establish an access easement with the driveway situated on the east property line. Mr. Loh will be required to file this agreement as a separate instrument and provide staff with a copy and show the instrument on the replat.
ZONING REQUIREMENTS:
Density and Dimensional Requirements
The subject property is zoned Light Industrial; Since the property is not located in an Overlay District and is commercial in nature, the development is subject to the standards found in Article 6, 8, and 10 in the Unified Development Code (UDC). The following table evaluates the density and dimensional standards of the proposed development. The proposal meets the density and dimensional requirements with one exception.
|
Table 2: Site Data Summary |
|
Standard |
Required |
Provided |
Meets |
|
Min. Lot Area Sq. Ft. |
15,000 |
49,738 |
Yes |
|
Min. Lot Width (Ft.) |
100 |
295 |
Yes |
|
Min. Lot Depth (Ft.) |
150 |
151 |
Yes |
|
Front Setback (Ft.) |
25 |
25 |
Yes |
|
Rear Setback (Ft.) |
0 |
15 |
Yes |
|
Side Setback (Ft.) |
20 |
20 |
Yes |
|
Max Height (Ft.) |
50 |
27 |
Yes |
Parking
The table below evaluates the parking requirements. Due to physical restraints of the proposed lot, the applicant does not have enough space provide the necessary parking. To meet the requirements of Article 10, the applicant is proposing shared parking with the property to the south (Hong Kong Market). The applicant will need to execute a shared parking agreement to meet all parking requirements. This will ensure that each of the land uses meets City requirements and provides adequate parking. The applicant has demonstrated through the use of shared parking charts listed in Article 10 that there is a reduction in off-street parking and that the parking lot will sufficiently meet the needs of all uses. Since the proposed property will provide over half the required parking, the remaining parking was prorated and calculated in the formula.
|
Table 3: Parking Requirements |
|
Standard |
Required |
Provided |
Meets |
|
On Site Parking Spaces |
N/A |
33 |
N/A |
|
Off-Site (Shared) Parking Spaces |
N/A |
18 |
N/A |
|
Total Parking Spaces |
51 |
51 |
Yes |
|
Handicapped Spaces |
3 |
3 |
Yes |
Landscape and Screening
The property is subject to landscape and screening requirements in Article 8 of the UDC. The table below summarizes these requirements. The proposal does not meet all the requirements. The applicant is asking for a variance from the street trees requirement (6 required). First, street trees are not allowed under overhead utility lines. There is a 60-foot electric easement that runs parallel to Pioneer Parkway and the building. Second, the applicant is wanting to create a master landscape plan for the entire Asia Times Square project, that will be consistent along all street frontages. This “International Corridor” will provide enhanced beautification and streetscaping that will include elements of Asian countries.
|
Table 4: Landscape & Screening Requirements |
|
Standard |
Required |
Provided |
Meets |
|
Landscape Area (Sq. Ft.) |
4,974 (10%) |
12,282 (25 %) |
Yes |
|
Trees |
10 |
4 |
No |
|
Required Shrubs |
100 |
100 |
Yes |
|
Additional Shrubs |
N/A |
62 |
N/A |
|
Total Shrubs |
100 |
162 |
Yes |
|
Groundcover / Grass |
N/A |
79% |
N/A |
Exterior Building Materials
The exterior finish materials include brick, stucco, composite wood panel, and glass. The applicant is meeting and exceeding recommendations of Article 6 of the UDC. The building features sweeping articulations, a healthy blend of masonry, wood and a high percentage of glass frontage along Pioneer Parkway. The applicant added glass on the south façade to break up the masonry/wood, giving the building a finished product on all four sides. The building will blend well with the existing Asia Times Square, and Hong Kong Market.
|
Table 5: Building Materials |
|
Standard |
Required |
Provided |
Meets |
|
Masonry |
N/A |
65% |
N/A |
|
Engineered Wood |
N/A |
14% |
N/A |
|
Glass |
N/A |
21% |
N/A |
|
Dumpster Enclosure |
Masonry Enclosure |
Masonry Enclosure |
Yes |
VARIANCES:
1. Required Site/Street Trees - the proposal includes 0 street trees (6 required) and is deficient in total site trees (10 required, 4 provided). There is a 60-foot electric easement prohibiting trees from being planted under utility lines. UDC requires 1 tree per 500 sq. ft. of landscaped area and 1 tree per 50 linear feet along arterial street.
ANALYSIS:
Since the applicant is exceeding all other landscaping requirements and is wanting to complete a master redesign of the landscaping along Pioneer Parkway, staff does not object to the variance. Mr. Loh’s vision for a International Corridor will provide enhanced beautification and streetscaping to Pioneer Parkway.
Staff also believes that the shared parking agreement is appropriate for this use. By developing the frontage part of this lot, unused parking spaces can be transformed into useable retail and restaurant space.
RECOMMENDATION:
The Planning and Zoning Commission recommended approval with conditions by a vote of 9-0.
The Development Review Committee (DRC) recommends approval of the proposal as requested along with the following conditions:
• An access easement established with the property owner on the corner of W Pioneer and S Great Southwest Parkway. The applicant will need to file the agreement with the County and provide a separate instrument number on the replat.
• A shared parking agreement executed before the issuance of building permits.
• The property is replatted before the issuance of building permits.