From
Chris Hartmann
Title
CP170301 - Concept Plan - SEC of Hwy 161 and Arkansas Ln (City Council District 2). Approval of a Concept Plan for three retail/restaurant buildings, two restaurants, and one hotel on 10 acres. The subject property, addressed as 951 and 1001 Arkansas Lane, is located on the southeast corner of S. Highway 161 and Arkansas Lane, zoned Planned Development 273-A (PD-273A) District, and within the SH 161 Corridor Overlay District. The agent is Byron Waddey, Vasquex Engineering, LLC and the owner is James F. Mason Jr., FRC/AC Grand Prairie Arkansas, LLC. (On March 6, 2017, the Planning and Zoning Commission recommended approval of this request by a vote of 7-0).
Presenter
Assistant City Manger Bill Crolley
Recommended Action
Approve
Analysis
PURPOSE OF REQUEST:
The applicant intends to develop restaurants, retail, and a hotel on the 10-acre site. The proposal includes three retail/restaurant buildings, two quick service restaurants, and a four-story hotel with 120 rooms. The Concept Plan serves as a mechanism to review land use, circulation, drainage, and infrastructure requirements so that site design issues are resolved early on in the development process.
ADJACENT LAND USE:
The following table summarizes the zoning designation and land use of surrounding properties.
|
Table 1: Adjacent Zoning and Land Uses |
|
Direction |
Zoning |
Existing Use |
|
North |
PD-351 for Commercial Uses |
Commercial (Undeveloped pad sites, future Walmart) |
|
South |
PD-273A for Commercial Uses |
Education (Dubiski Career High School) |
|
West |
S Highway 161 |
|
East |
PD-273A for Single Family Uses |
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 includes office, service, and retail uses. The proposal is consistent with the Comprehensive Plan.
PROPOSED DEVELOPMENT OVERVIEW:
The following table provides a summary of the proposed development.
|
Table 2: Concept Site Data Summary |
|
|
Lot 1 |
Lot 2 |
Lot 3 |
Lot 4 |
Lot 5 |
Lot 6 |
|
Lot Area Acres |
1.56 |
0.99 |
1.74 |
0.96 |
3.06 |
1.51 |
|
Lot Area Sq. Ft. |
67,767 |
43,092 |
75,738 |
41,630 |
133,486 |
65,993 |
|
Land Use |
Restaurant |
Restaurant/ |
Restaurant/ |
Restaurant |
Hotel |
Restaurant/ |
|
|
|
Retail |
Retail |
|
|
Retail |
|
Building Footprint |
3,308 |
6,800 |
6,800 |
2,900 |
16,654 |
8,000 |
|
Gross Building Area |
3,308 |
6,800 |
6,800 |
2,900 |
66,616 |
8,000 |
|
F.A.R |
.05: 1 |
.16: 1 |
.09: 1 |
.07: 1 |
.50: 1 |
.12: 1 |
|
Parking Required |
17 |
31 |
31 |
15 |
124 |
32 |
|
Parking Provided |
40 |
46 |
56 |
37 |
124 |
61 |
DEVELOPMENT REVIEW:
Specific Use Permit
The UDC requires a Specific Use Permit for restaurants with a drive-through located in an overlay district or within 300 feet of single family zoning districts. A restaurant with a drive-through located on Lot 1, Lot 4, or Lot 6 will require a Specific Use Permit because it is within the SH 161 Overlay District. A restaurant with a drive-through located on Lot 3 will require a Specific Use Permit because it is within 300 feet of a single family zoning district and because it is in the SH 161 Overlay District.
The UDC requires a Specific Use Permit for hotels located in an overlay district or within 300 feet of single family zoning districts. A hotel located on Lot 5 will require a Specific Use Permit because it is in the SH 161 Overlay District and within 300 feet of a single family zoning district.
Site Plan
The UDC requires a Site Plan for construction in a planned development or an overlay district. Since the proposed development is within PD-273A and the SH 161 Overlay District, a Site Plan will be required for each lot.
Unified Signage Plan
PD-273A requires that developers of multi-tenant buildings submit a signage plan for review to encourage unified design treatments and consolidation of multi-tenant signs.
SITE LAYOUT:
The site is accessible by a drive on Highway 161 and two drives on Arkansas Lane. A mutual access easement will provide access to each lot and facilitate circulation. Restriping of the drive on the north side of Arkansas Lane is required. A traffic signal at this location may be required.
BUILDING DESIGN:
Development within the SH 161 Overlay District is required to meet the standards contained in Appendix F of the UDC. These standards include building articulation, materials, architectural features, and other design elements. A central design theme will be developed prior to the submittal of Site Plans to create a cohesive design for the development.
ADDITIONAL CONSIDERATIONS:
Texas Power and Light Company Easement
The 100-foot power line easement with overhead transmission lines is located along the east property line. Structures and tall landscaping are prohibited from being placed within the easement.
Screening of Non-Residential Use
The proposed development is adjacent to single family uses. The UDC requires a masonry wall along the property line. An existing stone wall on the property line is maintained by the HOA. Staff has suggested that the applicant coordinate with the HOA to share in the cost of maintaining the portion of the wall adjacent to the subject property.
The UDC requires a 15-foot landscape buffer along the wall planted with trees every 15 feet. Tall landscaping is prohibited from being planted within the 100-foot power line easement; the proposal is unable to meet the landscape buffer requirements. Staff has suggested that the applicant meet with the HOA to discuss an alternative that meets the intent of the ordinance.
Alcohol Sales
The sale of alcoholic beverages is prohibited within 300 feet of a school with a student enrollment greater than 100 students. This distance is measured in a direct line from the property line of the school to the property line of the place of business, and in a direct line across intersections. Dubiski Career High School is located south of the subject property; student enrollment at Dubiski exceeds 100.
Meeting with Brookfield North HOA
The applicant and Staff met with representatives of the Brookfield North Homeowners Association on Friday, March 10, 2017 to discuss the proposal. The applicant presented the design for an open space within the 100-foot power line easement. The open space design includes walking trails, short plantings and benches. Residents will be able to access the green space amenity through a portal in the existing wall. Representatives of the HOA requested that the portal be gated and locked. Phasing of the open space, design of the portal, and gate access and maintenance will be further discussed during Site Plan review.
Representatives of the HOA voiced concerns about hotel lighting and late night drive-through traffic on Lot 3. The applicant agreed to limit drive-through hours of operation on Lot 3; this will be done as a part of the Specific Use Permit/Site Plan review. Other design concerns will be addressed during Specific Use Permit/Site Plan or building permit review.
RECOMMENDATION:
The Planning and Zoning Commission recommended approval with a vote of 7-0.
The Development Review Committee (DRC) recommended approval subject to the conditions contained in the Planning and Zoning staff report.