From
Chris Hartmann
Title
S170506 - Site Plan - Grocer at Victory @ Lakeridge (City Council District 6). A request to approve a Site Plan authorizing the construction of a 35,962-square-foot grocery store. The 6.17-acre property is generally located on the northeast corner of W. Camp Wisdom Road and Lake Ridge Parkway, zoned Planned Development-283 (PD-283) District, and within the Lakeridge Parkway Overlay District. The agent is Patrick Hogan, Kimley-Horn and the owner is Kris Ramji, Victory at Lake Ridge. (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 35,962 square foot grocery store on 6.17 acres. City Council approval of a Site Plan is required to develop property within a planned development district or an overlay district. Since the project site is in PD-283 and the Lakeridge Overlay District, site plan approval is required.
ADJACENT LAND USES AND ACCESS:
The following table summarizes the zoning designation and existing land use for surrounding properties.
|
Table 1: Adjacent Zoning and Land Uses |
|
Direction |
Zoning |
Existing Use |
|
North |
PD-51 |
Single Family Residential |
|
South |
PD-283 |
Undeveloped |
|
West |
PD-283B |
Commercial |
|
East |
PD-51 |
Single Family Residential |
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 grocer is a European grocery chain with 10,000 stores in 27 European countries. This is the grocer’s first time in the DFW market. The grocer will occupy a 35,962 square foot building on 6.17 acres. The project site is one of six lots in the Victory @ Lakeridge Addition, a development that is roughly 14 acres on the northeast corner of Lake Ridge Parkway and W. Camp Wisdom Road.
Access and Parking
The property is accessible by a drive on Lake Ridge Parkway. Mutual access easements provide access and facilitate circulation. The number of parking spaces required is calculated based on use. The proposal provides160 parking spaces and exceeds the number of spaces required.
ZONING REQUIREMENTS:
Density and Dimensional Requirements
The subject property is zoned PD-283 with a base zoning of General Retail (GR) District; development is subject to the standards for PD-283 and the GR District in the Unified Development Code (UDC). Table 2 evaluates the density and dimensional standards of the proposed development. With the exception of building height, 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 |
268,766 |
Yes |
|
Min. Lot Width (Ft.) |
50 |
353.37 |
Yes |
|
Min. Lot Depth (Ft.) |
100 |
788.4 |
Yes |
|
Front Setback (Ft.) |
55 |
286.14 |
Yes |
|
Rear Setback (Ft.) |
20 |
178 |
Yes |
|
Max. Height (Ft.) |
25; 30 at Entrance |
28.24; 36 at Entrance |
No |
|
Max. F.A.R |
.35:1 |
.13:1 |
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 3 summarizes what is required and what is proposed. The proposal meets or exceeds the required landscaping and screening.
|
Table 3: Landscape & Screening Requirements |
|
Standard |
Required |
Provided |
Meets |
|
Landscape Area (Sq. Ft.) |
13,439 |
102,608 |
Yes |
|
Trees |
27 |
27 |
Yes |
|
Shrubs |
269 |
269 |
Yes |
|
Dumpster Enclosure |
Masonry Enclosure |
Masonry Enclosure |
Yes |
|
Roof Mounted Equipment |
Screened by Parapet |
Screened by Parapet |
Yes |
|
Screening of Non-Residential Use |
Wall and Buffer |
Wall and Buffer |
Yes |
APPENDIX F STANDARDS:
Appendix F contains standards that apply to development in an overlay district. These standards include requirements for building articulation, materials, and architectural elements. Table 4 shows the building materials for each façade. With the exception of the west façade, which exceeds the allowable percentage of metal and does not meet the required 25% stone accent, the proposal generally complies with the materials standards.
|
Table 4: Building Materials |
|
Façade |
Brick 1 |
Brick 2 |
Stone Accent |
Stucco |
Metal |
|
North |
52.91% |
8.80% |
30.89% |
7.40% |
0% |
|
South |
62.45% |
3.85% |
24.22% |
6.60% |
2.88% |
|
East |
44.52% |
18.71% |
33.94% |
2.83% |
0% |
|
West |
33.34% |
0% |
11.36% |
0% |
55.30% |
Architectural Elements for Primary Facades
All four façades are considered primary façades and must provide building articulation, covered walkways, and windows. With the exception of the east elevation, the proposal provides the required architectural elements.
EXCEPTIONS AND APPEALS:
The proposal requires exceptions to the following standards: maximum building height, building materials for the west façade, covered walkways and windows for the east façade. During the review process, the applicant revised the building elevations to provide vertical articulation. This change increased the height of the building and the percentage of metal used on the west façade.
Staff does not object to the exception to the covered walkways and windows on the east façade - the east side of the building functions as the back-of-house and is not visible from the street.
Alternative Design
The Planning and Zoning Commission recommended approval of elevations with the original roofline. This design does not require exceptions to the maximum building height and building materials for the west façade.
The following table summarizes the two building designs and exceptions required.
|
Table 5: Exceptions Required for Building Elevations |
|
Standard |
Proposed Elevations |
Alternative Design |
|
Building Height |
Exception to Max. |
Meets |
|
Metal Panels % |
Exception for West Façade |
Meets |
|
Stone Accent |
Exception for West Façade |
Meets |
|
Building Articulation |
Meets |
Meets intent of Appendix F |
|
Windows |
Exception for East Façade |
Exception for East Façade |
|
Covered Walkways |
Exception for East Façade |
Exception for East Façade |
RECOMMENDATION:
The Planning and Zoning Commission recommended approval of the alternative design by a vote of 7-0.