From
Chris Hartmann
Title
S170505 - Site Plan - Restaurant and Retail at Grand Central Crossing, Lot 2 (City Council District 2). A request to approve a Site Plan authorizing the construction of a 6,813-square-foot building for retail and restaurant uses on Lot 2 of Grand Central Crossing Addition. The 0.99-acre property is generally located on the southeast corner of State Highway 161 and Arkansas Lane, zoned Planned Development-273A (PD-273A) District, and within the SH 161 Overlay District. The agent is Byron Waddey, Vasquez Engineering, LLC, the owner is Chad DuBose, JCD Holdings, LLC, and the owner is James F. Mason Jr., FRC/AC Grand Prairie Arkansas, LLC. (On May 1, 2017, the Planning and Zoning Commission recommended approval of this request by a vote of 7-0).
Presenter
Assistant City Manager Bill Crolley
Recommended Action
Approve
Analysis
PURPOSE OF REQUEST:
The applicant intends to construct a 6,813 square foot building on Lot 2 of Grand Central Crossing Addition. City Council approval of a Site Plan is required for properties within a planned development district or an overlay district. Development at this location requires site plan approval by City Council because the property is zoned PD-273A and within the SH 161 Overlay District.
ADJACENT LAND USES AND ACCESS:
The following table summarizes the zoning designation and existing land use for the surrounding properties.
|
Table 1: Adjacent Zoning and Land Uses |
|
Direction |
Zoning |
Existing Use |
|
North |
PD-351 |
Undeveloped pad sites, Walmart |
|
South |
PD-273A |
Education (Dubiski Career High School) |
|
West |
State Highway 161 |
|
East |
PD-273A |
Single Family Residential (Brookfield North) |
CONFORMANCE WITH COMPREHENSIVE PLAN:
The 2010 Comprehensive Plan’s Future Land Use Map (FLUM) designates this area as Commercial/Retail/Office (C/R). Commercial/Retail/Office development should include office, service and retail uses. The proposed use is consistent with the Comprehensive Plan.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The proposed multi-tenant building is for retail and restaurant uses. The 0.99-acre property is one of six lots in the Grand Central Crossing Addition, a 10-acre development that includes restaurants, retail, and a hotel.
Access and Parking
The property is accessible by a drive on Arkansas Lane; a mutual access easement provides access to and circulation around the development. The required number of parking spaces is determined by use. Table 2 provides the parking calculations for the proposed development. The number of parking spaces provided exceeds the number of spaces required.
|
Table 2: Parking Calculations |
|
Standard |
Calculation |
Required |
Provided |
Meets |
|
Min. Spaces for Retail |
1 per 275 Sq. Ft. |
10 |
16 |
Yes |
|
Min. Spaces for Restaurant |
1 per 100 Sq. Ft. of Dining |
21 |
28 |
Yes |
|
Total Spaces |
|
31 |
44 |
Yes |
ZONING REQUIREMENTS:
Density and Dimensional Requirements
The subject property is zoned PD-273A with a base zoning of General Retail (GR) District; development is subject to the standards for GR District in the Unified Development Code (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 3: Site Data Summary |
|
Standard |
Required |
Provided |
Meets |
|
Min. Lot Area Sq. Ft. |
5,000 |
43,092 |
Yes |
|
Min. Lot Width (Ft.) |
50 |
127.19 |
Yes |
|
Min. Lot Depth (Ft.) |
100 |
330.58 |
Yes |
|
Front Setback (Ft.) |
25 |
102.7 |
Yes |
|
Rear Setback (Ft.) |
0 |
151.9 |
Yes |
|
Max. Height (Ft.) |
25 |
22 |
Yes |
|
Max. F.A.R |
0.35:1 |
0.16:1 |
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 4 summarizes what is required and what is proposed.
|
Table 4: Landscape & Screening Requirements |
|
Standard |
Required |
Provided |
Meets |
|
Landscape Area (Sq. Ft.) |
4,309 |
7,162 |
Yes |
|
Trees |
9 |
9 |
Yes |
|
Shrubs |
87 |
94 |
Yes |
|
Dumpster Enclosure |
Masonry Enclosure |
Masonry Enclosure |
Yes |
|
Roof Mounted Equipment |
Screened by Parapet |
Screened by Parapet |
Yes |
CORRIDOR OVERLAY DISTRICT STANDARDS:
The purpose the overlay district is to maximize the 161 corridor’s potential as a city asset and increase the quality of development; the standards in Appendix F are used to achieve this. These standards include requirements for building articulation, materials, and architectural elements.
Exterior Building Materials
The building exterior is primarily clad in brick and stone. Table 5 summarizes the building materials by façade. The proposed building elevations meet the materials requirement.
|
Table 5: Building Materials |
|
Façade |
Total Masonry |
Stone Accent |
Metal Accent |
Stucco |
|
North |
85.5% |
38.3% |
5.2% |
9.3% |
|
South |
81.8% |
52.4% |
0% |
18.2% |
|
East |
86.4% |
48.1% |
4.3% |
9.3% |
|
West |
81.1% |
52.9% |
3.1% |
15.8% |
Building Articulation and Architectural Features
The proposed building elevations provide the required horizontal and vertical articulation. Primary building facades are required to include the architectural features listed in Table 6. The proposed elevations substantially comply with these standards.
|
Table 6: 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 |
No |
|
Windows |
50% of the length of the façade |
No |
|
Roof Line |
Roof profile variation |
Yes |
The south and west building facades do not meet the requirement of covered walkways and windows along 50% of the length of the façade. The west building façade is considered a primary façade because it is adjacent to a vacant lot. The vacant lot has the potential to develop so that a parking lot containing more than ten parking spaces is adjacent to the west façade of the proposed building. However, if development of the vacant lot is consistent with what is shown on the Concept Plan (Case Number CP170301), the west façade of the proposed building will not be considered a primary façade. Staff has determined that the west façade meets the intent of the ordinance.
The applicant is requesting an exception to the requirements for covered walkways and windows along the south façade.
ADDITIONAL CONSIDERATIONS:
Unified Signage Plan
PD-273A requires that developers of multi-tenant buildings submit a unified signage plan to encourage unified design treatments and consolidation of multi-tenant signs. The signage plan submitted by the applicant meets UDC standards.
Unified Design Theme
This Site Plan establishes the design theme for the development. Subsequent development shall be required to use a minimum of three of the elements. The design theme includes the following elements: predominant use of complimentary earth tones, a color palette that favors the warm end of the spectrum, light/dark contrast between two masonry veneers, textural contrast between two masonry veneers, and limited use of a deep saturated color as an accent.
APPEALS AND EXCEPTIONS:
The applicant is requesting an exception to the requirement for covered walkways and windows along 50% of the length of the façade for the south façade.
Compensatory Measures
The applicant has proposed the following compensatory measures: higher percentage of stone and cast stone and brick accent banding.
RECOMMENDATION:
The Planning and Zoning Commission recommends approval by a vote of 7-0.
Staff recommends approval.