From
Chris Hartmann
Title
S200104 - Site Plan - Spec's on Ragland Road (Commissioner Connor/City Council District 4). Site Plan for Spec's, authorizing the construction of a 11,180 sq. ft. retail building on 1.509 acres. A portion of Lot 1, Block 1, Prairie Waters-Southgate Development, City of Grand Prairie, Tarrant County, Texas, zoned PD-352, within the SH-360 Corridor Overlay District, and generally located east of S HWY 360 on the southwest corner of Ragland Rd and N Day Miar Rd. The applicant is applicant: John McClure, McClure Partners and the owner is Charles Anderson, TA Southgate Land Partners. (On January 6, 2020, the Planning and Zoning Commission recommended approval of this request by a vote of 8-0).
Presenter
David P. Jones, AICP, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
Site Plan for Spec’s, authorizing the construction of an 11,180 sq. ft. retail building on 1.509 acres. A portion of Lot 1, Block 1, Prairie Waters-Southgate Development Addition, City of Grand Prairie, Tarrant County, Texas, zoned PD-352, within the SH-360 Corridor Overlay District, and generally located east of S HWY 360 on the southwest corner of Ragland Rd and N Day Miar Rd.
PURPOSE OF REQUEST:
The applicant intends to construct an 11,180 sq. ft. retail building on 1.509 acres at the corner of Ragland Rd and N Day Miar Rd. Development in a Planned Development District or a Corridor Overlay District requires City Council approval of a Site Plan. Development at this location requires City Council approval of a Site Plan because the property is zoned PD-352 and within the SH-360 Corridor Overlay District.
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 |
PD-319 |
Undeveloped |
|
South |
PD-308 |
Cell Tower, Self-Storage Facility |
|
West |
PD-352 |
Undeveloped |
|
East |
A |
Loyd Park |
HISTORY:
• October 13, 2015: City Council approved a Zoning Change (Case Number Z151002), creating a Planned Development District for Commercial-One and Multi-Family uses (PD-352).
• October 3, 2016: The Planning and Zoning Commission approved a Final Plat for Prairie Waters-Southgate Development Addition (Case Number (P161003).
• The applicant has submitted a Replat in order to create two lots out of Lot 1, Block 1 (Case Number RP200201), which is currently under Staff review.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The applicant is proposing to construct an 11,180 sq. ft. retail store. The proposed store sells packaged alcohol for off-premise consumption and must comply with Chapter 29, Article VIII of the City of Grand Prairie Code of Ordinances.
The site will be accessible from Ragland Rd and N Day Miar Rd. The Site Plan includes the 11,180 sq. ft. building, parking, fire lane and access drives, and a loading bay located on the east side of the building.
ZONING REQUIREMENTS:
Density and Dimensional Requirements
The subject property is zoned PD-352 with a base zoning district of Commercial-One (C-1). Development is subject to the standards in PD-352 and the UDC. The following table evaluates the density and dimensional standards of the proposed development. The proposal meets or exceeds the density and dimensional requirements.
|
Table 2: Site Data Summary |
|
Standard |
Required |
Provided |
Meets |
|
Min. Lot Area (Sq. Ft.) |
5,000 |
65,718 |
Yes |
|
Min. Lot Width (Ft.) |
50 |
254.82 |
Yes |
|
Min. Lot Depth (Ft.) |
100 |
176.75 |
Yes |
|
Front Setback (Ft.) |
10 |
10 |
Yes |
|
Rear Setback (Ft.) |
10 |
10 |
Yes |
|
Max. Height (Ft.) |
10 Stories |
17-30 |
Yes |
|
Max. Floor Area Ratio |
2:1 |
0.17:1 |
Yes |
Parking
Appendix F states that parking calculations in Article 10 of the UDC shall serve as parking maximums. The number of parking spaces cannot exceed the parking maximum without approval by City Council and compensatory measures. The proposal includes 67 parking spaces, which exceeds the maximum allowed number of spaces by 26. As a compensatory measure, the applicant is providing 13 reduced size parking spaces reserved for compact cars.
Landscape and Screening
The property is subject to landscape and screening requirements in Article 8 and Appendix F of the UDC and PD-352. The table below summarizes these requirements. The proposal meets the landscape and screening requirements.
|
Table 3: Landscape & Screening Requirements |
|
Standard |
Required |
Provided |
Meets |
|
Area (Sq. Ft.) |
6,572 |
16,829 |
Yes |
|
Trees |
20 |
29 |
Yes |
|
Shrubs |
132 |
151 |
Yes |
|
Seasonal Color |
99 |
100 |
Yes |
Appendix F requires enhanced screening of the parking area along Ragland Rd. The Landscape Plan depicts a 7 ft. wide planting bed with street trees, ornamental trees, and shrubs. This satisfies the requirement for enhanced screening.
APPENDIX F STANDARDS:
Building Design
The exterior building materials include stone and stucco. Appendix F contains two windows requirements. The first is that facades shall include windows in an area that equals 50% of the overall vertical surface of all facades or that equals 50% of the length of all facades. The second requirement is that windows shall account for 30% of the area of street-facing facades. The proposed building elevations do not meet the window requirements.
|
Table 4: Windows |
|
Façade |
Required |
Provided |
Meets |
|
North |
30% |
16.58% |
No |
|
East |
30% |
6.74% |
No |
|
Total (Length) |
50% |
46.44% |
No |
Menu Items
Appendix F requires that applicants provide Menu Items from four categories: Usable Open and Pedestrian Walkways, Site Design and Building Orientation, Building Design, and Healthy, Smart, and Sustainable Community. The table below lists the Menu Items included in the proposal. The proposal meets the Appendix F Menu Items requirements.
|
Table 5: Appendix F Menu Items |
|
Category |
Amenity |
|
Site Design & Building Orientation |
Additional Parking Lot Trees |
|
Site Design & Building Orientation |
Permeable Surface |
|
Building Design |
Stone Accent |
|
Building Design |
Color Contrast |
|
Building Design |
Corner Treatment |
|
Building Design |
Articulated Public Entrance |
|
Building Design |
Roof Profile Variation |
|
Building Design |
Enhanced Windows |
|
Healthy, Smart & Sustainable Community |
Green Infrastructure |
|
Healthy, Smart & Sustainable Community |
Preserve Open Space |
|
Healthy, Smart & Sustainable Community |
70% Native Plants |
|
Healthy, Smart & Sustainable Community |
Pollinator Friendly Flowers |
|
Alternative Compliance |
Low Emission Parking with Charging Station |
VARIANCES:
City Council may approve variances to Appendix F if the applicant demonstrates that the proposal meets the intent of the ordinance and that the alternative design or measure provides an equal or greater level of quality and standard of development as mandated by the regulations.
As a part of this Site Plan, the applicant is requesting the variances listed below.
1. Windows on Street-Facing Facades. Appendix F requires that windows account for 30% of street-facing facades. Windows account for 16.58% of the north facade and 6.74% of the east facade when 30% is required. The applicant added windows so that windows account for 31% of the north facade and 31% of the east facade.
2. Total Windows. Appendix F requires that windows account for 50% of the area of all facades or 50% of the length of all facades. Windows account for 47% of the length of all facades when 50% is required.
3. Roll-Up Door Facing the Street. Garage doors shall not be oriented parallel to a dedicated street. The garage door for the loading bay is parallel to Day Miar Rd.
RECOMMENDATION:
The Planning and Zoning Commission voted 8-0 to recommend approval with the conditions that the applicant add windows, move the roll up door to the east facade, and eliminate the compact parking spaces.
Staff recommends that the applicant meet Appendix F.