Commission recommends five alternate standards for small delivery-focused eateries at I‑35 East frontage

The Lewisville City Planning and Zoning Commission on Feb. 18 voted 4-1 to recommend five alternative standards for a proposed cluster of delivery-focused quick-serve kitchens on the north corner of Interstate Highway 35 East Frontage Road and Fox Avenue.

Staff said the applicant, Runtime Centers LLC, seeks relief from the I‑35 East Quarter Overlay District standards because the site’s irregular geometry and right-of-way acquisitions leave a small, constrained parcel. Proposed alternatives include reducing required parking from 42 spaces to 24; reducing the I‑35 frontage landscape buffer from 20 feet to 5 feet; waiving a secondary walkway requirement between entrances; allowing live (vegetative) screening in lieu of a masonry wall along a boundary where an underground sanitary sewer easement prevents building a wall; and reducing required glass storefront percentage on the I‑35 frontage from 40% to 0% because these structures are commercial kitchens with limited windowing.

Why it matters: Staff noted the development is intended for delivery-only kitchens (no customer dining), so on-site parking demand and pedestrian circulation expectations differ from conventional restaurants. "None of these 3 buildings will allow any customers or any access from the public. They are all kitchens with just drive through access for the intended food delivery platforms," a planning staff member said. The proposed layout also anticipates limited future redevelopment because of the parcel’s geometry.

Details and constraints: Staff and the applicant explained a 6–8 inch sanitary sewer with an associated 20-foot maintenance buffer runs adjacent to the property; Public Services will not allow a masonry wall within that buffer, which is why live screening is proposed. Staff said photometric and civil review will later verify lighting and spillover limits for adjacent residential areas; the site plan will need to meet ADA requirements and lighting standards during civil review. The applicant described the circulation strategy: small internal queuing spaces near each building with gate-arm-style order boards so vehicles can wait without blocking frontage roads.

Commission discussion and vote: Commissioners raised questions about potential lighting, noise, and whether the approvals would create a competitive preference for one operator. Staff said a drafted ordinance is being prepared to be equitable across operators and that similar alternative standards have been granted elsewhere. Commissioner Jack moved to recommend approval; a second was recorded and the motion passed 4-1.

Next steps: The recommendation will be forwarded to City Council for final consideration in March 2025.