From
Chris Hartmann
Title
S180805 - Site Plan - Restaurant and Retail at Grand Central Crossing Lot 5 (City Council District 2). A Site Plan for Lot 5 of Grand Central Crossing, including a 10,863 sq. ft. building for retail and restaurant uses. Lot 5, Block A, Grand Central Crossing, Grand Prairie, Dallas County, Texas, zoned PD-273A, located within the SH 161 Overlay District, and addressed as 2860 S Hwy 161. The agent is Donald F. Sopranzi and the owner/applicant is Chad Debose, Grand Central Crossing LLC. (On September 10, 2018, the Planning and Zoning Commission recommended approval of this request by a vote of 8-0).
Presenter
David P. Jones, AICP, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
Site Plan for Lot 5 of Grand Central Crossing, including a 10,683 sq. ft. building for retail and restaurant uses. Lot 5, Block A, Grand Central Crossing, Grand Prairie, Dallas County, Texas, zoned PD-273A, located within the SH 161 Overlay District, and addressed as 2860 S HWY 161.
PURPOSE OF REQUEST:
The applicant intends to construct a 10,683 sq. ft. building for retail and restaurant uses on Lot 5 of Grand Central Crossing. Any development in a planned development district or overlay district requires City Council approval of a Site Plan. 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 use for the surrounding properties.
|
Table 1: Adjacent Zoning and Land Uses |
|
Direction |
Zoning |
Existing Use |
|
North |
PD-273A |
Undeveloped |
|
South |
PD-273A |
Dubiski Career High School |
|
West |
PD-187 |
SH 161; undeveloped lots within EpicCentral |
|
East |
PD-273A |
Undeveloped (approved for Hotel); Single family residential uses |
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The proposed multi-tenant building is for retail and restaurant uses. Most of the proposed10,683 sq. ft. building is intended for a single restaurant which includes outdoor dining. The remaining 3,025 sq. ft. is designated for retail. The 1.4-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 site is accessible from SH 161 frontage road and Arkansas Ln by a mutual access easement. The 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. |
11 |
11 |
Yes |
|
Min. Spaces for Restaurant |
1 per 100 Sq. Ft. of dining & waiting |
62 |
62 |
Yes |
|
Total Spaces |
|
73 |
73 |
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 |
60,847 |
Yes |
|
Min. Lot Width (Ft.) |
50 |
243.48 |
Yes |
|
Min. Lot Depth (Ft.) |
100 |
249.39 |
Yes |
|
Front Setback (Ft.) |
25 |
25 |
Yes |
|
Rear Setback (Ft.) |
0 |
0 |
Yes |
|
Max. Height (Ft.) |
25 |
22 |
Yes |
|
Max. Floor Area Ratio (FAR) |
0.35:1 |
.17:1 |
Yes |
Landscape and Screening
The property is subject to landscape and screening requirements in Article 8 and Appendix F of the UDC. The table below summarizes these requirements. The proposal meets the landscape and screening requirements.
|
Table 4: Landscape & Screening Requirements |
|
Standard |
Required |
Provided |
Meets |
|
Landscape Area (Sq. Ft.) |
6,084 |
15,439 |
Yes |
|
Trees |
12 |
12 |
Yes |
|
Shrubs |
122 |
163 |
Yes |
|
Dumpster Enclosure |
Masonry Enclosure |
Masonry Enclosure |
Yes |
Exterior Building Materials
The building materials consist primarily of stone (two types) and brick, with stucco and EIFS accents. The applicant is proposing to use an engineered wood product on the tower element on the west and south façades. The proposed building materials meet Appendix F with one exception.
Architectural Features
All four façades are considered primary façades. Primary façades are required to include the architectural features listed in Table 5. The proposed building elevations are in substantial compliance with Appendix F.
|
Table 5: 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 primary façade |
Yes |
|
Windows |
25% of the length of primary façade |
Yes |
|
Roof Line |
Roof profile variation |
Yes |
EXCEPTIONS OR APPEALS:
The applicant is requesting the following exceptions:
1. Off-Street Loading Space: Article 10 requires off-street loading space(s) for non-residential structures with an area of 10,000 sq. ft. or more. One 12 ft. by 65 ft. loading space is required. The applicant is requesting that this requirement be waived. Staff does not object because the building size is just above the threshold for requiring loading spaces and because applicant is using the area which could be used for a loading space for additional landscaping. The applicant has indicated that deliveries to tenants typically occur before normal business hours; delivery vehicles are parked in front parking spaces and deliveries made through the front door.
2. Engineered Wood Product: The applicant is requesting an exception to permissible building materials in Appendix F to allow the use of an engineered wood product. Staff does not object. The use of engineered wood product is minimal- it accounts for 12.2% of the south façade and 8.3% of the west facade-and is part of the branding theme for the restaurant.
3. Articulation on the West Façade: The applicant is requesting an exception to the building articulation requirements to allow a wall to extend greater than 60 ft. without articulated elements. Staff does not object to this exception. The wall extends 71 ft. without articulation and the length of the articulated offsets at either end of the façade exceeds what is required.
RECOMMENDATION:
The applicant has revised the east façade to meet Appendix F requirements and will provide a sidewalk along the south of the building to allow hotel guests to walk from the hotel to the restaurant.
The Development Review Committee (DRC) recommends approval as presented with the recommendation that the site plan revised to show the sidewalk along the south of the building once Staff has received a site plan showing the location of the connecting sidewalk for the adjacent lot.