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Meeting Date: 10/17/2017  
Item Title:    Z 17-18 Dunaway Associates, LP (District 6)
Submitted By: Kira Wauwie

REQUEST
Approval of 1) an amendment to Planned Development (PD) District 95-34; 2) an amended Concept Plan; and 3) a Detail Plan for a Grocery/Supermarket (>5,000 sf), on property zoned Planned Development (PD) 95-34 for Community Retail (CR) District Uses.
OWNER
Raeleins Properties LTD
PLAN COMMISSION RECOMMENDATION
On September 25, 2017 the Plan Commission, by a vote of six (6) to zero (0), recommended approval of 1) an amendment to Planned Development (PD) District 95-34; 2) an amended Concept Plan; and 3) a Detail Plan for a Grocery/Supermarket (>5,000 sf), on property zoned Planned Development (PD) 95-34 for Community Retail (CR) District Uses.
STAFF RECOMMENDATION
Staff recommends approval of 1) an amendment to Planned Development (PD) District 95-34; 2) an amended Concept Plan; and 3) a Detail Plan for a Grocery/Supermarket (>5,000 sf), on property zoned Planned Development (PD) 95-34 for Community Retail (CR) District Uses.
BACKGROUND
The applicant is seeking approval of a Planned Development amendment to develop an approximately 36,000 square-foot grocery store.  The grocery store tract is part of a larger property which is unimproved.  In 1995 the subject site was zoned Planned Development (PD) District 95-34 for Shopping Center Uses.  PD 95-34 was approved with a Concept Plan and requires any future development proposal to complete a Detail Plan review through a public hearing process.
 
The PD 95-34 Concept Plan included four pad sites and one commercial retail building.  In 1997 a pharmacy/drug store (Walgreens, PD 97-10 for a Detail Plan) was approved and subsequently developed at the west side of the site on one of the PD 95-34 pad sites.  The drug store is the only developed tract of PD 95-34.  This proposal would add a grocery store building and reduce the number of pad sites from four to two, and restructure the in-line commercial retail building by splitting it into three (3) buildings.
SITE DATA
The overall subject property contained by the Concept Plan is approximately fifteen (15) acres with 770 feet of frontage along West Buckingham Road and 420 feet of frontage along North Jupiter Road.
 
The proposed Detail Plan portion of the site is approximately ten (10) acres with 310 feet of frontage along West Buckingham Road and 265 feet of frontage along North Jupiter Road.
USE OF PROPERTY UNDER CURRENT ZONING
Planned Development (PD) District 95-34 allows Community Retail (CR) District uses.  The CR District is intended to accommodate a variety of retail, service, and business establishments that may or may not be designed in a shopping center configuration. The district may be used as a transition district between lower intensity retail or office uses and more intense uses. A CR District is generally appropriate along major transportation corridors but is generally not appropriate in proximity to low density residential districts without significant buffering and screening features. An example of allowed use in a CR District is a retail shopping area that may be large in scale with very limited or no outside storage. Traffic generated by uses in a CR District must be focused onto the major thoroughfare network. Development in a CR District may not be designed in a manner that increases traffic through residential areas.
 
A Grocery/Supermarket (>5,000 square feet) is an allowed use in Planned Development (PD) District 95-34.
CONSIDERATIONS
  1. Concept Plan:  The applicant requests approval of an amended Concept Plan and a Detail Plan to develop a grocery store.  The Concept Plan establishes a future site layout with allocation of one pad site and one separate parcel for future retail development in addition to the proposed grocery store site.  The drive-through restaurant shown on the southwest corner of the existing PD 95-34 Concept Plan is removed and replaced with open space.  The Concept Plan is also updated to accurately reflect the existing Walgreens development.
     
    Access to the overall site would be reduced from five access points to four.  The Concept Plan would not remove any existing drives and the Walgreens drives would not be impacted.  Specifically, the proposed Concept Plan shows two access drives onto North Jupiter Road and two access drives onto West Buckingham Road.  The existing Concept Plan shows two drives onto North Jupiter Road and three drives onto West Buckingham Road.
     
    The proposed Concept Plan is in conformity with the Garland Development Code (GDC) standards and requirements, thus the Concept Plan establishes an acceptable layout for future development.  More specifically, there are two out-parcels (pad sites):  the first pad site is the Walgreens and the second is the retail building with frontage onto Buckingham Road on the west side of the site.  There are two larger parcels each providing for larger retail buildings.  These larger parcels include the grocery/supermarket site and a parcel that comprises the east approximate third of the overall Concept Plan.
     
  2. Detail Plan:  The 35,962 square-foot grocery store building is sited on the middle of the property along West Buckingham Road.  Shared drives allow secondary access points to the site from West Buckingham Road and North Jupiter Road.  One access drive directly serving the grocery store site is located at the east side of its property line and this driveway is shown as a shared driveway with the property to the east.  The grocery store building entrance is oriented towards West Buckingham Road, with a double loaded parking lot at the north side of the grocery store building.  The majority of the parking area is provided on the west side of the building.  Three potential future electric vehicle charging stations are shown in the parking lot at the frontage of West Buckingham Road.
     
    Bicycle parking is shown beneath a canopy on the west side of the building near the building entrance.  Adjacent to the bicycle parking is a shopping cart storage area screened by a four foot, six inch (4’ 6”) high solid screen wall to match the building façade brick.  Service areas such as refuse and loading are located at the south side of the building, away from the street.  An existing tree row and creek buffer the single-family residential properties to the south, providing a natural screen between the uses.
     
  3. Parking: The site is designed with adequate parking, and includes a ten (10) percent increase in parking above the GDC requirement of one-hundred forty-four (144) parking spaces.  One-hundred sixty (160) parking spaces are provided.
     
  4. Parking Lot Landscaping:  Parking lot landscaping is provided with a proposed deviation, limited to three trees, to allow development without trees at the terminus of certain parking rows.  Each deviation is described as follows:
     
    1. At the south terminus of a parking row adjacent to the southwest corner of the building beside the loading dock;
    2. At the north terminus of a parking row adjacent to the west side of the building and south of the bicycle parking area; and
    3. At the west terminus of the parking row adjacent to the north side of the building
Each of these areas presents challenges for locating landscaping including utility connections, accessibility for large vehicle maneuvering, space allocation for cart storage and bicycle parking, and retaining an open environment at the primary entrance to the grocery store.
  1. Landscape Screening:  PD 95-34 requires landscaping and screening in conformity with the GDC.  However, in PD 95-34, loading docks were restricted to the south side of buildings A-D (the south side of the proposed grocery store); along the west side of Building F (the west side of the western retail building shown on the proposed Detail Plan); and the north side of  Building G (the Walgreens).  The Walgreens was built with its loading on the east side of the building.  The proposed Detail Plan depicts the loading space for the western retail building at the south side of the building.  The loading area for the grocery store is shown on the south side of the building.  The key difference in the location of the loading areas and associated impacts would be to the residential development located to the south.  However, the grocery store loading area is proposed 200 feet farther north compared to the existing Concept Plan.  The other loading areas are farther north in comparison to the grocery store loading.  Specifically the approved Concept Plan allows loading approximately 110 feet north of the south property line whereas the proposed Detail Plan places the grocery store loading approximately 310 feet north of the south property line.
     
    In addition, PD 95-34 requires a minimum eight (8) foot high brick masonry screening wall along the south and east property lines and the GDC requires nonresidential developments to provide perimeter screening where located adjacent to residential district boundary lines.  The screening options listed in the GDC include: 1) a masonry wall with landscaping, 2) ornamental fence with screening hedge, or 3) earthen berm and landscaping.  Alternative designs may be considered to meet screening requirements other than the standards listed in the GDC. The proposal would maintain the existing trees which include large canopy trees, understory trees, shrubs and smaller plants south of the grocery store.  This natural area would provide screening to the residential subdivision.  Screening of the east property line would be considered with a future Detail Plan.
     
    The proposed refuse location is behind the West Buckingham Road building line, at the south side of the proposed building set away from the street frontage.  The refuse container will be enclosed with a screen wall to match the building materials.  The GDC requires the refuse enclosure to be placed behind the building.  There is no building between the refuse enclosure and North Jupiter Road; however, the refuse enclosure would set more than seven hundred (700) feet from the street.
     
  2. Landscape Buffers:  Landscape Buffers are required along perimeter streets.  A deviation is requested for the frontage along North Jupiter Road.  The development proposes no site construction along North Jupiter Road; the existing natural condition of turf, shrubs and trees would remain.
     
    Along Buckingham Road, the applicant proposes a deviation from the GDC.  As there are overhead power lines along the buffer of Buckingham Road, per the GDC large canopy trees cannot be placed in this area.  Therefore, the applicant is proposing a replacement of large canopy trees with small ornamental trees.  The GDC allows a replacement rate for properties having one hundred twenty (120) feet or more street frontage of up to twenty-five (25) percent of the required number of large canopy trees within buffers with small ornamental trees at a rate of one (1) large canopy tree equals three (3) small ornamental trees.  However, the applicant is proposing all of the large canopy trees be replaced with small ornamental trees due to the overhead power lines.  The GDC rate would result in thirty-three (33) required small ornamental trees; thirty-six (36) small ornamental trees are proposed.
     
  3. Signage: PD 95-34 limits signage for the shopping center to no more than two freestanding signs and one monument sign for each of the four pad sites.  The number of pad sites is reduced from four to two pad sites including the existing Walgreens’ site with its multi-tenant pole sign on North Jupiter Road and monument sign on West Buckingham Road.  The proposed signage includes only signage for the proposed grocery/supermarket with one monument sign at the east drive on West Buckingham Road, and a wall sign attached to the building.  Future development will provide its own signs.

    The application requests a deviation from the GDC monument sign height maximum of seven (7) feet to allow an eight (8) foot tall monument sign.  In addition, the proposal requests an attached wall sign fabricated as a panel sign; this panel sign constitutes a deviation from the GDC standards.  All other signage requirements of the GDC are satisfied.
     
  4. Building Elevations: The GDC contains specific requirements for building elevations including materials, elements, and articulation.
     
    Materials.  The GDC requires street facing facades to be eighty (80) percent masonry, excluding windows, doors, and similar openings.  The proposed street facing façade (north) is composed of approximately ninety-two (92) percent brick and stucco masonry which exceeds the GDC minimum requirement.  The only type of metal materials that may be used for the solid wall portions of building facades remaining after the minimum masonry requirement has been met are architectural metal veneers such as Alucobond or equivalent.  The proposal includes the use of architectural metal veneer, Berridge pre-weathered galvalume.
     
    Elements.  Architectural element requirements of the GDC are proposed with the following six selections:  awning/canopy, display window, recessed entry, varied roof height, ornamental façade trim, and transom.
     
    The recessed entry proposal is shown as the storefront entry set below a roof overhang.  The GDC does not define or describe a recessed entry, although a photograph in the GDC shows an example of a recessed entry which demonstrates the entry sits behind a tall arcade.
     
    The ornamental façade trim consists of three flat panels set beneath the roofline, while the GDC suggests a more decorative cornice with an upper decorative crown molding and lower picture mold.
     
    Articulation.  The horizontal articulation as proposed consists of one (1) horizontal offset whereas four (4) are required.  This offset is located at the building entrance.  The offset is thirteen (13) feet deep and thirteen (13) feet wide.  In addition, the roof canopy extends four (4) feet beyond the face of the building.  The GDC requires a minimum of thirty (30) percent of the building’s total street-facing length, or thirty-nine (39) feet, to be projected or recessed.  The building is designed as a modern store front with significant span of curtain wall (glass window).  The window will be transparent offering some degree of relief to the flat appearance of the building.  In addition, the selection of the dark brick material on the left of the front elevation contrasts with the lighter colored brick set at the east side and bottom of the façade which minimizes the potential monotony of the front elevation.  Although the north elevation articulation requirement per the GDC would not include the canopy above the cart storage and bike rack area along the west side of the building, these features also minimize the appearance of a flat façade.
     
    The vertical articulation shown on the elevation sheets is demonstrated through the incorporation of a sloping and slightly curved roof line.  The roofline is also stepped at two locations.  The GDC vertical articulation requires a minimum of one (1) vertical articulation of at least twenty (20) percent of the façade width; in this case articulation would be required at a rate of twenty-six (26) feet of width and at a height of eight (8) feet for flat roofs.
COMPREHENSIVE PLAN
The Future Land Use Plan of the Envision Garland 2030 Comprehensive Plan designates this site for Compact Neighborhoods.  These areas accommodate uses such as convenience retail (goods and services), office space, and public services. The architectural character and scale of these areas are compatible with adjacent residential development.
COMPATIBILITY OF REQUEST WITH SURROUNDING ZONING AND LAND USES
The land use pattern within the area surrounding the subject property includes a mixture of retail, office and residential development.  The proposed use is complementary and compatible with the surrounding area and will provide more local shopping opportunities.
 
Additionally, the applicant has provided a design that is contextually compatible and complimentary to the site and general area.
Attachments
Z 17-18 Dunaway Associates, LP Attachments
Z 17-18 Dunaway Associates, LP Responses

  

    

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