Plan commission recommends approval of Staycation major modification at 707 S. Floyd Rd.

Richardson City Plan Commission members on Feb. 4 recommended approval of a major modification to allow Staycation, a locally owned coffee shop, to relocate to 707 S. Floyd Road and make a 454-square-foot addition to a 1958 single-story building.

Staff presented the request as Zoning File 02/2002, a major modification to the West Spring Valley Corridor plan development that would allow the applicant to retain existing building setbacks and single-story height, keep an existing parking area between the building and James Street, install a walk-up window and outdoor seating, permit a solid wood fence up to 4 feet and allow murals and shading devices shown on the concept plans. Staff said the building is legally nonconforming to the plan development’s build-to and two-story height expectations; the proposed addition is 36% of the existing 1,269-square-foot structure, which exceeds the 15% addition threshold that requires commission and council review.

Why it matters: The request would adaptively reuse a mid-20th-century commercial building, preserve an existing small business’s operations, and allow site elements — including a yard and outdoor seating that the owner says are important to family customers — that do not meet the plan development’s build-to standards. Because the Plan Commission is a recommending body, the commission’s action advances the application to the City Council for final approval.

Site and proposal details

Staff member Amber Pollan told the commission the property sits at the northeast corner of S. Floyd Road and James Street and is just under half an acre with an existing single-story building of about 1,269 square feet and an eight-stall parking area. The applicant proposes a 454-square-foot addition, new doors and exterior seating areas with shade structures and lighting. Under the plan development, the build-to zone is intended to place building faces roughly 8 to 18 feet from the street; the existing building sits about 43 feet from Floyd Road and 60 feet from James Street, and the applicant proposes to maintain those setbacks.

Pollan said: "This public hearing item is ... a major modification for Staycation at 707 South Floyd Road." She added that the major modification addresses design and development standards; separate city codes govern operations such as noise and lighting.

Parking, hours and code limits

Staff explained that the parking standard in this district is one stall per 250 square feet; with the addition the minimum requirement would be seven stalls and the site’s eight stalls meet that minimum. Pollan said the parking lot across the street is private, but parallel spaces added with previous development provide about 20 public on-street spaces that could be used in the vicinity. Pollan also said operational issues such as allowable hours, noise and light spill are regulated under other sections of city code and would be handled through site plan and building permits: "the major modification is really specifically to just design guidelines. It doesn't cover any of those use, allowances," she said.

Applicant presentation and public comment

Nicole Gregory, owner of Staycation, told commissioners she chose the Floyd Road site because of its yard and the building’s character, and said the addition would create a small kitchen and more indoor capacity while preserving outdoor family-friendly seating. "I just I just wanted to tell the story of Staycation and kind of get..." Gregory said in her presentation and described plans to maintain a community-oriented atmosphere and add menu items and slightly extended evening hours.

More than 30 written comments in the project packet were described as supportive; during the public hearing more than two dozen residents and regular customers spoke in favor. April Anderson, a resident, said, "We are very sad to lose Staycation where it is because it just means so much," and multiple speakers described the business as a neighborhood gathering place that supports arts, family events and community programs.

Commission discussion and recommendation

Commissioners asked about occupancy (staff said that is set by building and fire codes and requires further design review) and about parking, lighting and noise. Several commissioners said the proposed modifications would create an appropriate transition to adjacent residential areas and praised the strength of community support. Commissioner Roberts moved to recommend approval of Zoning File 02/2002 — major modifications for Staycation at 707 S. Floyd Road — with the conditions presented by staff; the motion was seconded and acted on by the commission. The commission’s recommendation and staff conditions will be forwarded to City Council for final action.

Next steps

The Plan Commission’s favorable recommendation does not make the changes effective; the item will be scheduled for City Council consideration, where council members will decide whether to adopt the major modification and any related conditions. Building permits and site-plan review, including full review of occupancy, lighting, noise and other operational standards, will follow if council approves the modification.