From
Chris Hartmann
Title
SU190602/S190602 - Specific Use Permit/Site Plan - Raising Cane's at Epic West Towne Crossing, 3158 S. HWY 161 (City Council District 2). Specific Use Permit and Site Plan for a 3,639 sq. ft. Restaurant with a Drive-Through on 1.47 acres. Lot 1, Block B, Epic West Towne Crossing Phase 1, City of Grand Prairie, Dallas County, Texas, zoned PD-364, within SH-161 Corridor Overlay District, and addressed as 3158 S HWY 161. The agent is Lauren Nuffer, Kimley-Horn & Associates, Inc., the applicant is Luaron McCormack, Raising Cane's Restaurants, LLC, and the owner is Mark Davis, Epic West Towne Crossing LP. (On July 1, 2019, 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:
Specific Use Permit and Site Plan for a 3,639 sq. ft. Restaurant with a Drive-Through on 1.47 acres. Lot 1, Block B, Epic West Towne Crossing Phase 1, City of Grand Prairie, Dallas County, Texas, zoned PD-364, within SH-161 Corridor Overlay District, and addressed as 3158 S HWY 161.
PURPOSE OF REQUEST:
The applicant intends to construct a 3,639 sq. ft. Restaurant with a Drive-Through at the northwest corner of SH 161 and Mayfield Rd. Restaurants with a Drive-Through require City Council approval of a Specific Use Permit when located within a corridor overlay district. Any development in a planned development district or corridor overlay district requires City Council approval of a Site Plan. Development at this location requires Specific Use Permit/Site Plan approval by City Council because the property is zoned PD-364 and within the SH 161 Corridor Overlay District.
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-364 |
Restaurant/Retail |
|
South |
PD-143 |
Undeveloped, Gas Well Padsite |
|
West |
PD-364 |
Undeveloped |
|
East |
PD-364 |
Undeveloped |
HISTORY:
• July 18, 2017: City Council approved PD-364 (Case Number Z170401), a planned development for commercial and multi-family uses.
• August 7, 2017: The Planning and Zoning Commission approved a preliminary plat (Case Number P170805) for Epic West Towne Crossing Phase 1.
• September 11, 2017: The Planning and Zoning Commission approved a Final Plat (Case Number P170904) for Epic West Towne Crossing Phase 1.
• September 19, 2017: City Council approved a Specific Use Permit/Site Plan for RaceTrac, a Convenience Store with Gasoline Sales (Case Number SU170803/S170802).
• December 3, 2018: The Planning and Zoning Commission approved an amending Final Plat for Epic West Towne Crossing Phase 1 (Case Number P181204). The purpose of the amending plat was to establish, adjust, and abandon utility easements and create two separate lots for the creek channel.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The site is located at the corner of SH 161 and Mayfield Rd and is accessible from both SH 161 and Mayfield Rd via shared drives. The Site Plan depicts the 3,639 sq. ft. restaurant, an outdoor patio, parking, and dumpster enclosure. A double drive-through lane begins on the north side of the building, wraps around the building and merges into a single lane along the south side of the building.
ZONING REQUIREMENTS:
Density and Dimensional Requirements
The subject property is zoned PD-364 with a base zoning district of Commercial (C). Development is subject to the standards in PD-364 and 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 2: Site Data Summary |
|
Standard |
Required |
Provided |
Meets |
|
Min. Lot Area (Sq. Ft.) |
5,000 |
64,139 |
Yes |
|
Min. Lot Width (Ft.) |
50 |
253.25 |
Yes |
|
Min. Lot Depth (Ft.) |
100 |
258.75 |
Yes |
|
Front Setback (Ft.) |
25 |
25 |
Yes |
|
Rear Setback (Ft.) |
0 |
0 |
Yes |
|
Max. Height (Ft.) |
25 |
21 |
Yes |
|
Max. Floor Area Ratio |
.5:1 |
.05:1 |
Yes |
Landscape and Screening
The property is subject to landscape and screening requirements in Appendix W of the UDC. The table below summarizes these requirements. The proposed Landscape Plan exceeds the landscape and screening requirements.
|
Table 3: Landscape & Screening Requirements |
|
Standard |
Required |
Provided |
Meets |
|
Landscape Area (Sq. Ft.) |
6,195 |
27,473 |
Yes |
|
Trees |
17 |
21 |
Yes |
|
Shrubs (5 Gallon) |
124 |
410 |
Yes |
|
Drive-Through Screening |
Yes |
Yes |
Yes |
|
Enhanced Parking Screening |
Yes |
Yes |
Yes |
|
Dumpster Enclosure |
Masonry Enclosure |
Masonry Enclosure |
Yes |
Building Materials and Design
The exterior finish materials include two types of brick, two colors of stucco, and a reclaimed metal car hood panel as an accent. The proposed elevations include the following Building Design Menu Items: color contrast, specialty accent, corner treatment, articulated public entrance, roof profile variation, and enhanced windows.
Appendix F has two windows requirements. The first is that windows account for 30% of the area of facades that face the street. The second is that windows account for 50% of the area of all facades or 50% of the length of all facades. The applicant is requesting exceptions to the window requirements.
|
Table 4: Required Windows |
|
Standard |
Required |
Provided |
Meets |
|
South Facade |
30% |
5% |
No |
|
East Facade |
30% |
25% |
No |
|
Total Length |
50% |
28% |
No |
|
Total Area |
50% |
15% |
No |
Appendix F Design and Menu Items
Appendix F requires that applicants provide Menu Items from four categories: Usable Open Space 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 |
Rain Garden |
|
Building Design |
Color Contrast |
|
Building Design |
Specialty Accent |
|
Building Design |
Articulated Public Entrance |
|
Building Design |
Buildings at Key Intersection |
|
Building Design |
Roof Profile Variation |
|
Building Design |
Articulation Elements |
|
Building Design |
Enhanced Windows |
|
Building Design |
Design Elements |
|
Healthy, Smart & Sustainable Community |
70% Native Plants |
|
Healthy, Smart & Sustainable Community |
Pollinator Friendly Flowers |
|
Healthy, Smart & Sustainable Community |
Bike Racks |
EXCEPTIONS OR APPEALS:
1. Windows for Street-Facing Facades: Windows are required for 30% of the east and south facades. Windows account for 25% of the east facade and 5% of the south facade.
2. Windows for Building: Windows are required for 50% of the area of all facades or 50% of the length of all facades. Windows account for 15% of the area of all facades and 28% of the length of all facades.
RECOMMENDATION:
At its July 1, 2019 meeting, the Planning and Zoning Commission recommended approval by a vote of 7-0.
The Development Review Committee (DRC) recommends approval.
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 THROUGH IN THE SH-161 CORRIDOR OVERLAY DISTRICT TO WIT: BEING 1.227 ACRES OUT OF THE C. J. BABCOCK SURVEY, ABSTRACT NO. 59, CITY OF GRAND PRAIRIE, DALLAS COUNTY, TEXAS, AND BEING A PORTION OF LOT 1, BLOCK B OF EPIC WEST TOWNE CROSSING PHASE 1, CITY OF GRAND PRAIRIE, DALLAS COUNTY, TEXAS; 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 July 1, 2019, 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 July 16, 2019, 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:
SECTION 1.
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 for a Restaurant with a Drive-Through on the property depicted and legally described in Exhibit A - Boundary Description, attached hereto.
SECTION 2.
Purpose and Intent
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.
SECTION 3.
Specific Use Permit
For operation of a Specific Use Permit for a restaurant with drive-through in THE SH-161 CORRIDOR OVERLAY DISTRICT; the following standards and conditions are hereby established as part of this ordinance:
1. The development shall adhere to the City Council approved Exhibit B - Site Plan, Exhibit C - Building Elevations, Exhibit D - Landscape Plan, Exhibit E - Appendix F Menu Items Checklist, and Exhibit F - Operational Plan, which are herein incorporated by reference.
2. City has granted the following exceptions:
a. Windows for Street-Facing Facades: The City Council grants an exception to the required 30% windows to allow elevations consistent with Exhibit C - Building Elevations.
b. Windows for the Building: The City Council grants an exception to the windows required for the overall building to allow elevations consistent with Exhibit C - Building Elevations.
3. Landscaping shall be installed consistent with what is shown in Exhibit D - Landscape Plan.
4. The Rain Garden shall be constructed and maintained in accordance with North Central Texas Council of Government’s integrated Stormwater Management Program.
5. Signage shall comply with the provisions set forth in the UDC, as amended.
6. Development shall be in compliance with TDSHS - Texas Food Establishment Rules and local ordinances regarding food service.
7. DRINKING WATER PROTECTION: All new commercial establishments within the City of Grand Prairie shall be equipped with appropriate cross connection device protection on the main waterline, fire line, and irrigation lines.
8. Additional cross connections devices may be required under the provisions of City Code Chapter 13, Article X, depending on how water will be used in the facility. Any cross connection devices that are required shall be shown on all plan submittals to building inspections. It is required that you provide the make, model, and location of the backflow preventer to be installed. Providing this information during the first submission of building permits will speed up the permitting review process. Testing fees for backflow prevention devices shall be paid prior to issuance of building permits.
9. SAMPLE POINTS: The Environmental Services Department requires a sample point be installed on the sanitary sewer line. The location and a sample point detail shall be shown on the building plans submitted for review with your application for a building permit. Structure and location shall meet the requirements of the department. Providing this information during the first submission of building permits will speed up the permitting review process.
10. HEALTH PERMITS REQUIRED: Anyone wishing to operate a food or drinking establishment, food warehouse, child care center, grocery store, public swimming pool, or convenience store shall make application for a health permit and submit plans for review to the Environmental Services Department before construction begins for new development or before operation begins for existing structures. Permits are non-transferable. These fees shall be paid prior to issuance of building permits [city code 13-20].
11. REFUSE CONTAINERS: During all phases of construction projects, all waste disposal services shall be contracted with Grand Prairie Disposal Company, J.C. Duncan. Commercial-type refuse containers (dumpsters and roll-offs) shall be placed at a location arranged in advance with the city’s contractor, Grand Prairie Disposal company, J.C. Duncan. If materials are to be recycled, they shall not be co-mingled with trash. All property owners or facility owners shall contact Grand Prairie Disposal Company at (817)261-8812 [city code 26-1059(a)]. Mechanical garbage and trash compactors shall conform to city code sections 29-74 and 26-75. The general contractor shall be held responsible for ensuring compliance with these city codes.
12. WATER WELLS: Please note any abandoned or currently used water wells on the preliminary and final plat. According to the City of Grand Prairie ordinance and the Texas Water Code, Chapters 32 § 32.017, Plugging of Water Wells, owners of any property where an abandoned well is located must have the well plugged by a licensed well driller, holding a valid registration with the TCEQ. A permit will be required to abandon the well. In addition, a copy of the well completion report must be supplied to the Environmental Services Department before any building permit will be issued.
13. DRILLING WATER WELLS: All property owners wishing to drill a well must obtain a well drilling permit from the Environmental Services Department prior to drilling. Drillers must be licensed by the Texas Well Drillers board. [Texas Water Well Drillers Act § 287.91].
14. SPECIFIC COMMENTS: All existing buildings and facilities shall be upgraded to comply with current health and water quality standards before a new certificate of occupancy can be issued. These issues will be addressed during the building review process.
15. Grease trap, sewer lines, and fuel tanks shall be constructed at least 150 feet away from wellhead.
16. DUMPSTER ENCLOSURE: A 12-foot x 12-foot dumpster enclosure area shall meet City of Grand Prairie requirements. Dumpsters shall be in an area that allows easy accessibility to garbage trucks. Show city specifications. See the Unified Development Code, reference Article 8 for dumpster screening fences.
SECTION 4.
Compliance
1. By this Ordinance, this Specific Use Permit shall automatically terminate in accordance with Section 5.4.1 of the Unified Development Code if a Certificate of Occupancy is not issued for said use within one (1) year after City Council adoption of this Ordinance, or upon cessation of said use for a period of six (6) months or more.
2. 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.
3. 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.
4. The Certificate of Occupancy shall note the existence of this Specific Use Permit by its number and title.
SECTION 5.
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.
SECTION 6.
All ordinances or parts of ordinances in conflict herewith are specifically repealed.
SECTION 7.
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 16th of JULY, 2019.
ordinance no. 10663-2019
specific use permit no. 1077
case no. SU190602/S190602