REQUEST |
Approval of a Specific Use Provision for a Restaurant, Drive-Through Use. Approval of a Detail Plan for a Restaurant, Drive-Through Use on a property zoned Planned Development (PD) District 20-35 for Neighborhood Office Uses. LOCATION 4680 North Shiloh Road |
OWNER |
Shiloh Arapaho Partners LTD |
PLAN COMMISSION RECOMMENDATION |
On December 12, 2022 the Plan Commission, by a vote of seven (7) to zero (0), recommended approval of a Specific Use Provision for a Restaurant, Drive-Through Use on a property zoned Planned Development (PD) District 20-35 for Neighborhood Office Uses. The Plan Commission, by a vote of seven (7) to zero (0), also recommended approval of a Detail Plan for a Restaurant, Drive-Through. |
STAFF RECOMMENDATION |
Approval of a Specific Use Provision for a Restaurant, Drive-Through Use. Approval of a Detail Plan for a Restaurant, Drive-Through Use on a property zoned Planned Development (PD) District 20-35 for Neighborhood Office Uses. |
BACKGROUND |
The applicant proposes to carve out 1.15-acres from a larger lot and construct a 1,286 square-foot Dutch Bros coffee shop with a drive-through and patio. |
SITE DATA |
The site contains 1.15 acres with approximately 150.09 lineal feet of frontage along North Shiloh Road and 49.91 lineal feet of frontage along Arapaho Road. The site can be accessed from Arapaho Road and North Shiloh Road. |
USE OF PROPERTY UNDER CURRENT ZONING |
The subject property is zoned Planned Development (PD) District 20-35 for Neighborhood Office Uses. The PD 20-35 Detail Plan was approved for a convenience store with fuel pumps and it has been constructed. All future development requires approval of a Detail Plan through the public hearing process. In addition, a Restaurant, Drive-Through Use is permitted only by SUP. |
CONSIDERATIONS |
- The applicant proposes to carve out a 1.15-acre pad site from a larger lot and construct a 1,286 square-foot Dutch Bros coffee shop with a drive-through and patio (Exhibit C). The proposed Dutch Bros site will be accessed from existing access points on North Shiloh Road, as well as a mutual access drive off Arapaho Road.
- The parking for the proposed Dutch Bros site complies with the Garland Development Code (GDC).
- The landscape layout (Exhibit D) for the proposed Dutch Bros site is in compliance with the Garland Development Code (GDC).
- The building elevations (Exhibit E) for the proposed Dutch Bros are in compliance with the Garland Development Code (GDC).
- The applicant is not requesting any signage deviations with this request.
- 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 recommends Compact Neighborhoods for the subject site. Compact neighborhoods provide areas for moderate increases in residential density, including single-family attached and single-family detached housing. It expands housing options through infill and redevelopment, while continuing walkable development patterns. These areas provide transitions between traditional residential neighborhoods and higher density residential neighborhoods and non-residential developments. 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 properties to the west, across North Shiloh Road, are zoned Planned Development (PD) District 17-32, Planned Development (PD) District 13-28, Planned Development (PD) District 19-06 and Planned Development (PD) District 17-40 for Community Retail Uses; these properties are developed with a charter high school, a Starbucks, and a car wash. The properties to the north, across Arapaho Road, are zoned Planned Development (PD) District 14-09 and Planned Development (PD) 02-28 for Community Retail Uses; these properties are developed with a bank institution and a self-storage. The property to the east is zoned Planned Development (PD) District 08-45 for Community Office Uses; it is currently unimproved. The property directly to the north is also zoned Planned Development (PD) District 20-35 for Neighborhood Office Use; this site is developed with a convenience store with fuel pumps. The property directly to the south is also zoned Planned Development (PD) District 20-35 and is vacant. The proposed use is generally compatible with the surrounding area. |