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GARLAND PLANNING REPORT
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Agenda Item 8.h. |
City Council Regular Session Agenda |
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REQUEST |
Approval of a Specific Use Provision for an additional Drive-Through to an existing Restaurant, Drive-Through (McDonald’s). Approval of a Plan on a property zoned Industrial (IN) District. LOCATION 119 East Buckingham Road |
OWNER |
McDonalds USA LLC |
PLAN COMMISSION RECOMMENDATION |
On February 13, 2023, the Plan Commission, by a vote of nine (9) to zero (0), recommended approval of Specific Use Provision for an additional Drive-Through to an existing Restaurant, Drive-Through (McDonald’s). The Plan Commission, by a vote of nine (9) to zero (0), recommended approval of a Plan on a property zoned Industrial (IN) District. |
STAFF RECOMMENDATION |
Approval of a Specific Use Provision for an additional drive-through for an existing Restaurant, Drive-Through (McDonald’s). Approval of a Plan on a property zoned Industrial (IN) District. |
BACKGROUND |
The applicant proposes to open a second drive-through lane for an existing McDonald’s building. The GDC requires a Specific Use Provision for a Restaurant, Drive-Through use in the Industrial (IN) District. The existing drive-through is considered a legal non-conforming use. |
SITE DATA |
The 0.875-acre site contains a 5,010 square-foot McDonald’s building with a drive-through. The applicant wishes to add another drive-through lane. The site is accessed from two entrance points on East Buckingham Road as well as an access easement on North First Street. |
USE OF PROPERTY UNDER CURRENT ZONING |
The subject property is zoned Industrial (IN) District. It contains a McDonald’s restaurant with a drive-through. The Industrial (IN) district is intended to provide for a wide range of industrial uses that are generally not compatible adjacent to residential neighborhoods, and may or may not be compatible with some nonresidential uses. Such uses include manufacturing, processing, assembling, research and development, and warehousing and distribution. The Industrial district also accommodates support services for industrial development such as office, commercial, personal and professional services, and limited retail activities. The Industrial district regulations are designed to ensure compatibility among the various uses allowed in the district, and to protect adjacent non-industrial development from potentially incompatible uses and conditions. |
CONSIDERATIONS |
Specific Use Provision:
- The applicant proposes to add a second drive-through to an existing McDonald’s, which is classified as a Restaurant, Drive-Through use in the GDC.
- Due to the removal of 10 parking spaces, the applicant is requesting a deviation in parking spaces provided. The site requires 51 spaces, while the applicant is requesting 42. In a parking study submitted, it is noted that a majority of sales come from the drive-through. It is also noted that the majority of their current parking spaces go unused throughout the day.
- The applicant is requesting approval of a twenty-five (25) year Specific Use Provision. The SUP Time Period Guide recommends a range of twenty (20) to twenty-five (25) years.
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COMPREHENSIVE PLAN |
The Future Land Use Map of the Envision Garland Plan recommend Business Centers for the subject site. Business centers provide a cluster of business offices and/or low impact industry, including campus-type development that cumulatively employ large numbers of people. Operations within this development type occur internal to buildings resulting in minimal negative impacts (sound, air, traffic, outdoor lighting, storage, etc.) and are compatible with adjacent development types in architecture, character, scale, and intensity. Business centers are generally located at intersections of major and/or secondary arterial streets or significant transit areas (bus/rail). Proximity and access to residential areas are encouraged to reduce travel times to employment. Site design addresses function and visual aesthetics providing appropriate buffering at gateway corridors, between adjacent developments, and for residential neighborhoods.
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COMPATIBILITY OF REQUEST WITH SURROUNDING ZONING AND LAND USES |
The properties to the North, South, East, and West are zoned Industrial (IN). These properties contain minor automobile repair, major automobile repair, restaurants, retail stores, and office space. The adjacent property to the North is vacant, as well as the adjacent property to the Northwest that contains the access easement from North First Street. To the West of North First Street, properties are zoned Community Retail (CR) District for a Walmart and Single-Family-7 (SF-7) District for single-family detached homes. The proposed use is generally compatible with the surrounding area. |
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