From
Chris Hartmann
Title
SU181102/S181103 - Specific Use Permit/Site Plan - McDonald's Redevelopment, 3902 S. Great Southwest Parkway (City Council District 4). Specific Use Permit and Site Plan request to update and rebuild an existing McDonald's. Lot 1A, Block A, Southwest 20 Addition, City of Grand Prairie, Tarrant County, Texas, zoned Planned Development-32 (PD-32) within Interstate 20 Corridor Overlay (I 20) and addressed 3902 S. Great Southwest Pkwy. The applicant is Clay Cristy, Clay Moore Engineering. (On November 5, 2018, the Planning and Zoning Commission recommended approval of this request by a vote of 7-0).
Presenter
David P. Jones, AICP, Chief City Planner
.Recommended Action
Approve
Analysis
SUMMARY:
SU181102/S181103 - Specific Use Permit/Site Plan - McDonald's Redevelopment, 3902 S. Great Southwest Parkway (City Council District 4). SUP & Site Plan request to update and rebuild an existing McDonald's. Lot 1A, Block A, Southwest 20 Addition, City of Grand Prairie, Tarrant County, Texas, zoned Planned Development-32 (PD-32) within Interstate 20 Corridor Overlay (I 20) and addressed 3902 S. Great Southwest Pkwy.
ADJACENT LAND USES AND ACCESS:
North - Planned Development-32 (PD-32) District and developed for restaurant with drive-through facilities. (Taco Bell)
South - Planned Development-32 (PD-32) District and developed for convenience store with gasoline pumps. (Exxon Convenience Store)
East - Planned Development-31 (PD-31) District and is developed for fast-food restaurant with drive-through facilities (Kentucky Fried Chicken)
West - Planned Development-32 (PD-32) and developed for restaurant and hotel/motel uses. (Waffle House and Heritage Inn)
PURPOSE OF REQUEST:
Article 4, UDC requires Restaurant with Drive Thru Facilities acquire a Specific Use Permit.
The property is located within a planned development district as well as the the IH-20 Corridor Overlay; both require the Commission’s and Council’s oversight for site plans.
CHARACTERISTICS AND FUNCTION:
Use:
The original restaurant was constructed in 1999 on 1.287 acre lot with subsequent renovations. (Southwest 20 West Addition, Block A, Lot 4R). The restaurant provides for indoor dining and a children’s play area as well as drive-through services.
The applicant/owner (McDonald’s) proposes to demolish the existing restaurant and construct a new 6,200 square foot restaurant with drive through facilities. The proposed facility shall provide for indoor dining and children’s play areas as well.
Access and Parking:
The site provides adequate parking for patrons and employees (50 Spaces), including two accessible spaces. The site provides an existing commercial driveway for access from S. Great Southwest Parkway and ingress/egress via Outlet Parkway. The redevelopment provides for two (2) order-menu boards at the drive thru facility located on the north side of the facility allowing for vehicles to transverse in a counterclockwise flow and provides for 6 vehicle stacking spaces. Two pickup windows are located on the south side of the building and the site allows for an existing two-way mutual access drive to the south connecting both neighboring commercial properties.
Landscaping and Screening:
The existing landscaping for the 1.287 acre site consists of 5-10 foot landscape buffers from the street frontage and adjacent properties including a variety of plantings for headlight screening. The new landscape features are generally similar to the existing elements however it provides additional shrubbery along the perimeter of the property. Overall, the site exceeds the minimum requirements in providing:
• 12% site landscaping
• 10 Street Trees
• 13 Site Trees
• 3 Parking Lot Trees.
An exception to the required 30’ landscape buffer along Great Southwest Parkway and Outlet Parkway is requested.
Dumpster Enclosure:
The applicant is proposing to build two 12’ X 12’ (inside dimension) masonry dumpster enclosure that will be clad in the same masonry materials as the building. The dumpster enclosure is being relocated form the northwest portion of the property to the southwest section of the site. The enclosure conforms to city standards.
Building Elevations - Articulation and Masonry Standards:
Overlay Corridor Standards require the proposed building to be clad in 100% masonry materials, excluding doors, windows, and the parapet cornice features. The applicant proposes using brick as primary exterior materials and wood grain (brown) aluminum battens. The secondary materials consist of decorative masonry combination of exterior stone veneer. The building front ‘PlaySpace’ entry shall consist of two-foot masonry wainscot, glass storefront with metal canopy, with aluminum batten (wood-grain) brown exteriors finishes. The building’s materials and articulation generally complies with Corridor Overlay Standards as prescribed in
Appendix F of the Unified Development Code (UDC) with three exceptions.
Signage: -- Non-Conforming Signage
There are two existing pole signs associated with the McDonalds restaurant. One is an off-site pole sign located 200+ feet southwest of the McDonald's property fronting the I-20 Service Road; A second pole sign is located on-site. In October, City Council amended Article 9, Sign Ordinance of the UDC specifically prohibiting pole signage of any type. Existing signs may remain in place so long as the building or site is not vacated. The demolition of the existing restaurant will void the grandfathered status for the existing pole signs. The applicant has requested an exception for the two pole signs to remain as-is.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The subject property is designated as Commercial/Retail/Office on the Future Land Use Map (FLUM). A restaurant uses is consistent with FLUM of the Comprehensive Plan in providing redevelopment opportunities consistent with adjacent land uses along the commercial corridor.
EXCEPTIONS REQUESTED:
Appendix F, UDC-Unified Development Code requires certain development standards for properties within the Overlay Corridors. The applicant has requested the following exceptions to those standards.
• Covered walkway features along 50% of each facade. The west and south sides do not conform to this requirement. The applicant is proposing 100% coverings on the east facade facing Great Southwest Pkwy.
• 30’ Landscape buffer along street frontages. Applicant proposes to retain the existing buffer.
• Requirement of 25% minimum stone along each building face. Only the south elevation conforms to this requirement. On the other facades, the applicant is proposing 25% accent material through a combination of stone, glass/glazing, and architectural metal panels.
Staff does not object to the applicant’s request to the above mentioned exceptions.
RECOMMENDATION:
At its November 5, 2018 meeting, the Planning and Zoning Commission voted to recommend approval per staff’s recommendation, including the removal of the on-site pole sign.
Development Review Committee recommends approval of the request subject to the following:
• Staff recommends the existing on-site pole sign be removed following the demolition of the building in order to conform with the sign code. A monument sign is permissible in place of the on-site pole sign.
Body
AN ORDINANCE OF THE CITY OF GRAND PRAIRIE, TEXAS AMENDING THE ZONING ORDINANCE AND MAP BY SHOWING THE LOCATION, BOUNDARY, AND USE OF CERTAIN PROPERTY FOR A SPECIFIC USE PERMIT FOR A RESTAURANT WITH DRIVE THRU IN THE PLANNED DEVELOPMENT-32 (PD-32) DISTRICT FOR COMMERCIAL USE TO WIT: BEING 1.287 ACRES, SPECIFICALLY, LOT 1A, BLOCK A, OF SOUTHWEST 20 ADDITION; SAID ZONING MAP AND ORDINANCE BEING NUMBERED ORDINANCE NUMBER 4779 AND PASSED ON NOVEMBER 20, 1990; REPEALING ALL ORDINANCES OR PARTS OF ORDINANCES IN CONFLICT HEREWITH; CONTAINING A SAVINGS CLAUSE; AND TO BECOME EFFECTIVE UPON ITS PASSAGE AND APPROVAL.
WHEREAS, the owners of the property described herein below filed application with the City of Grand Prairie, Texas, petitioning an amendment of the Zoning Ordinance and Map of said city so as to amend the zoning designation of said site to include a Specific Use Permit for a restaurant with drive through; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on November 5, 2018, after written notice of such public hearing before the Planning and Zoning Commission on the proposed Specific Use Permit had been sent to owners of real property lying within 300 feet of the property on which the creation of a Specific Use Permit for a restaurant with drive through is proposed, said Notice having been given not less than ten (10) days before the date set for hearing to all such owners who rendered their said property for City taxes as the ownership appears on the last approved City Tax Roll, and such Notice being served by depositing the same, properly addressed and postage paid, in the City Post Office; and
WHEREAS, after consideration of said application, the Planning and Zoning Commission of the City of Grand Prairie, Texas voted 7 to 0 to recommend to the City Council of Grand Prairie, Texas, that said Zoning Ordinance and Map be amended to allow a Specific Use Permit for a restaurant with drive through; and
WHEREAS, Notice was given of a further public hearing to be held by the City Council of the City of Grand Prairie, Texas, in the City Hall Plaza Building at 6:30 o'clock P.M. on November 20, 2018, to consider the advisability of amending the Zoning Ordinance and Map as recommended by the Planning and Zoning Commission, and all citizens and parties at interest were notified that they would have an opportunity to be heard, such Notice of the time and place of such hearing having been given at least fifteen (15) days prior to such hearing by publication in the, Fort Worth Star Telegram, Fort Worth, Texas, a newspaper of general circulation in such municipality; and
WHEREAS, all citizens and parties at interest have been given an opportunity to be heard on all the matter of the Specific Use Permit and the City Council of the City of Grand Prairie, Texas, being informed as to the location and nature of the specific use proposed on said property, as well as the nature and usability of surrounding property, have found and determined that the property in question, as well as other property within the city limits of the City of Grand Prairie, Texas, has changed in character since the enactment of the original Zoning Ordinance to the extent that a specific use may be made of said property as herein provided and by reason of changed conditions, does consider and find that this amendatory Ordinance should be enacted since its provisions are in the public interest and will promote the health, safety and welfare of the community.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF GRAND PRAIRIE, TEXAS:
I.
That Ordinance Number 4779, being the Unified Development Code of the City of Grand Prairie, Texas, showing the locations and boundaries of certain districts, and said Zoning Ordinance and Map having been made a part of an Ordinance entitled:
"THE UNIFIED DEVELOPMENT CODE OF THE CITY OF GRAND PRAIRIE, TEXAS, AS PASSED AND APPROVED BY THE CITY COUNCIL ON THE 20TH DAY OF NOVEMBER, 1990, TOGETHER WITH ALL AMENDMENTS THERETO AND ENACTING A REVISED ORDINANCE ESTABLISHING AND PROVIDING FOR ZONING REGULATIONS; CREATING USE DISTRICTS IN ACCORDANCE WITH A COMPREHENSIVE PLAN..."
passed and approved November 20, 1990, as amended, is hereby further amended so as to establish a Specific Use Permit number # for the property, addressed as 3209 S. Great Southwest Parkway and depicted in Exhibit A - Location Map, attached hereto.
II.
PURPOSE AND INTENT
THAT the purpose of this Ordinance is to provide the appropriate restrictions and development controls that ensure this Specific Use Permit is compatible with the surrounding development and zoning and to also ensure that the development complies with the City’s Comprehensive Plan and Unified Development Code.
III.
SPECIFIC USE PERMIT
THAT For operation of a Specific Use Permit for a restaurant with drive thrU in the planned development-32 (pd-32) District; the following standards and conditions are hereby established as part of this ordinance:
1. Development, including location and number of access drives, circulation, impervious area, parking, and building orientation, shall conform with Exhibit B - Site Plan.
2. Landscaping, including landscape buffers along Great Southwest Parkway and Outlet Parkway shall conform with Exhibit C - Landscape Plan.
3. Building elevations, materials, and colors shall conform with Exhibit D - Building Elevations and Exhibit E - Color Elevations.
IV.
COMPLIANCE
1. By this Ordinance, if a Certificate of Occupancy is not issued for said use after City Council adoption of this Ordinance, or if the improvements herein described are not completed, the Specific Use Permit shall not automatically terminate, but shall cause the improvements existing on the effective date of this ordinance to become legally non-compliant in accordance with Article 16 of the Unified Development Code.
2. The existing Restaurant with Drive-Thru use shall be made legal upon adoption of this ordinance.
3. This Specific Use Permit will automatically terminate upon cessation of said use for a period of six (6) months or more, unless a permit has been obtained during the 6 month period to construct the improvements herein described. If construction of the improvements herein described is not completed, and a Certificate of Occupancy has not been issued within 12 months of building permit issuance, this Specific Use Permit will automatically terminate.
4. It shall be unlawful for the owner, manager, or any person in charge of a business or other establishment to violate the conditions imposed by the City Council when a Specific Use Permit is granted, and the violation of those conditions could result in a citation being issued by the appropriate enforcement officers of the City of Grand Prairie. Violation of this provision may be punishable in accordance with Section 1-8 of the Code of Ordinances of the City.
5. This Specific Use Permit shall run with the land and therefore may be transferred from owner to owner; however, each new owner shall obtain a new Certificate of Occupancy.
6. The Certificate of Occupancy shall note the existence of this Specific Use Permit by its number and title.
V.
THAT it is further provided that in case a section, clause, sentence or part of this Ordinance shall be deemed or adjudged by a Court of competent jurisdiction to be invalid, then such invalidity shall not affect, impair or invalidate the remainder of this Ordinance.
VI.
THAT all ordinances or parts of ordinances in conflict herewith are specifically repealed.
VII.
THAT this Ordinance shall be in full force and effect from and after its passage and approval.
PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF GRAND PRAIRIE, TEXAS, THIS the 20th of November, 2018.
ordinance no. 10565-2018
specific use permit no. 1065
case no. su181102/S181103