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GARLAND PLANNING REPORT
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Agenda Item 12.a. |
City Council Regular Session Agenda |
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REQUEST |
Approval of a Specific Use Provision for a Restaurant, Drive-Through on a property zoned Community Retail (CR) District. Approval of a Plan for a Restaurant, Drive-Through on a property zoned Community Retail (CR) District. LOCATION 6102 North Jupiter Road |
OWNER |
Golden Southern Realty, LLC |
PLAN COMMISSION RECOMMENDATION |
During their November 21, 2022 meeting, the Plan Commission, with a vote of eight (8) to zero (0) voted approval of a Specific Use Provision for a Restaurant, Drive-Through on a property zoned Community Retail (CR) District. The Commission also recommended approval of a Plan for a Restaurant, Drive-Through on a property zoned Community Retail (CR) District. |
STAFF RECOMMENDATION |
Approval of a Specific Use Provision for a Restaurant, Drive-Through on a property zoned Community Retail (CR) District. Approval of a Plan for a Restaurant, Drive-Through on a property zoned Community Retail (CR) District. |
BACKGROUND |
The subject property is currently vacant. The applicant proposes to develop an approximately 1,069 square-foot drive-through restaurant on the subject property. |
SITE DATA |
The subject property is approximately 0.415 acres. It has approximately ninety-five (95) feet of linear street frontage along North Jupiter Road. The site is accessed from North Jupiter Road. |
USE OF PROPERTY UNDER CURRENT ZONING |
The subject property is zoned Community Retail (CR) District. The Community Retail (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 Community Retail (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 Community Retail (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 Community Retail (CR) District must be focused onto the major thoroughfare network. Development in a Community Retail (CR) District may not be designed in a manner that increases traffic through residential areas. Restaurant, Drive-Through Use requires a Specific Use Provision (SUP) in the Community Retail (CR) District. |
CONSIDERATIONS |
- The applicant proposes to develop an approximately 1,069 square-foot drive-through restaurant [Golden Chick]. In addition, the restaurant will not have indoor seating for dining; it will be walk-up / to-go and drive-through only.
- The site plan (Exhibit C) complies with the parking requirements of the Garland Development Code (GDC).
- There is an existing masonry screening wall along the eastern property boundary buffering the existing residential neighborhood from commercial development. The wall will remain and the applicant requests not to provide an additional wall, but will provide four (4) large canopy trees [Southern Magnolias] along the masonry wall on the subject property as required by the GDC. Otherwise the landscape plan (Exhibit D) complies with the landscaping and screening requirements of the GDC.
- The design of the building (Exhibit E) complies with the building design standards per the GDC.
- A Specific Use Provision for twenty-five (25) years is requested by the applicant, which aligns with the SUP Time Period Guide.
- No deviations have been requested regarding signage.
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COMPREHENSIVE PLAN |
The Envision Garland Plan designates the subject property as Neighborhood Centers. Neighborhood centers provide a mix of retail, services and community gathering places. This center should be appropriately scaled to adjacent residential areas. This type of center is predominantly, but not exclusively, non-residential. Neighborhood centers are served by local roads and transit routes. The proposed use is consistent with the Comprehensive Plan. |
COMPATIBILITY OF REQUEST WITH SURROUNDING ZONING AND LAND USES |
The property directly to the north of the subject property is zoned Community Retail (CR) District and is developed with a drive-through restaurant [Sonic Drive-In]. The properties to the east of the subject property are zoned Planned Development (PD) District 92-40 and developed with single-family residential homes. The property immediately to the south is zoned Agricultural (AG) District and includes a creek. Across the creek further to the south are additional single-family homes, zoned Single-Family-7 (SF-7) District. The properties to the west, across North Jupiter Road, are located in Richardson. |
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