From
Chris Hartmann
Title
CP190401 - Concept Plan - Northwest Corner of Robinson Rd & IH-20 Service Road. (City Council District 2). Concept Plan to depict proposed commercial uses and building layouts as well as circulation and driveway locations at the northwest corner of Interstate 20 and Robinson Road. Property described as a portion of a 22.18 acre tract out of the Stephen B. McCommas survey, abstract no. 888, City of Grand Prairie, Dallas County, Texas, approximately 3.27 acres zoned Planned Development (PD-28) within the I-20 Corridor Overlay and SH-161 Corridor Overlay and addressed as 3900 Robinson Road, Grand Prairie, Texas. (On April 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:
Approval of a Concept Plan for a restaurant and hotel on 3.27 acres. The subject property, addressed as 3900 Robinson Rd and located on the northwest corner of Interstate 20 and Robinson Road, zoned Planned Development (PD-28) District, and within the IH 20 Overlay District and the SH 161 Overlay District.
PURPOSE OF REQUEST:
The applicant intends to develop commercial uses on a 3.27 acre portion of a 22.18 acre tract. The proposal includes two commercial buildings on individual lots, depicted as a 1,500 square foot restaurant (Lot 1) and a 4-story, 100 room hotel (Lot 2). 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-294 for Multi-Family Uses |
Undeveloped; FEMA floodplain |
|
South |
SF-1, Single-Family |
IH-20, Single-Family Residential |
|
West |
PD-294B for General Retail |
Gas well, IKEA sign |
|
East |
PD-27 for Single-Family Uses |
Drainage/City-owned property |
PROPOSED DEVELOPMENT OVERVIEW:
The following table provides a summary of the proposed development.
|
Table 2: Development Standards |
|
|
Lot 1 |
Lot 2 |
|
Lot Area Acres |
2.74 |
0.53 |
|
Lot Area Sq. Ft. |
119,516 |
22,956 |
|
Land Use |
Hotel |
Restaurant |
|
Building Footprint |
14,900 |
1,500 |
|
Gross Building Area |
59,600 |
1,500 |
|
F.A.R |
.5:1* |
.07:1 |
|
Parking Required |
104 |
15 |
|
Parking Provided |
109 |
15 |
*Requires approval of Specific Use Permit
DEVELOPMENT REVIEW:
Section 17.5.1 of the Unified Development Code (UDC) provides criteria by which Concept Plans should be evaluated, along with requirements of the Drainage Design Manual
Specific Use Permit
UDC Article IV requires a Specific Use Permit for hotels located in a corridor overlay district or within 300 feet of single family zoning districts. The hotel depicted on Lot 1 will require a Specific Use Permit because it is within the SH 161 Overlay District and 300 feet from a single-family zoning district, and because the hotel depicted exceeds the maximum FAR of .35:1 allowed by the PD (underlying GR zoning). Approval of this Concept Plan does not confer a vested right to the uses depicted therein.
Site Plan
A Site Plan is required for any commercial development on the property. PD-28 requires a Site Plan for any construction, and UDC Articles VII and Appendix F require Site Plan approval within a corridor overlay district. Approval of the Concept Plan does not confer any variances to the property or to future development.
SITE LAYOUT:
The site has frontage along the IH-20 Frontage Road and S. Robinson Road. The Concept Plan depicts one access point on the IH-20 Frontage Road and one access point on S. Robinson Road. The access from IH-20 Frontage Road will be shared by Lot 1 and Lot 2, while the drive from S. Robinson will directly serve Lot 1. Approval of this Concept Plan will be considered part of TXDOT’s process to approve the access from the IH-20 Frontage Road.
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 and will be evaluated for the individual lots at the Site Plan phase.
RECOMMENDATION:
The Development Review Committee (DRC) recommends approval.