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Commissioners review Southbridge Marketplace phase‑2 plans; concerns about drive‑through stacking and retention
Summary
The commission discussed DRP25‑18 for Southbridge Marketplace North, a multi‑building commercial phase including a 10,000‑sq. ft. multi‑tenant building and drive‑through pads. Staff described site layout and drainage; commissioners pressed for solutions to drive‑through queuing and clarified access and retention basin details.
The Planning and Zoning Commission on Oct. 27 reviewed DRP25‑18, a phase‑2 development review permit for Southbridge Marketplace North, which includes multi‑tenant commercial buildings and several restaurant pads.
Planner Derek Shearer said the overall development is about 8.48 acres with the phase under review containing a 10,000‑square‑foot multi‑tenant building, a 6,500‑square‑foot multi‑tenant building with a restaurant component and a 3,200‑square‑foot restaurant. He told commissioners the site is zoned Shopping Center and follows the architectural theme used on the east side of the center. Notification letters went to property owners within 600 feet and staff had not received public comment before the hearing.
Commissioners asked detailed questions about a retention basin shown behind Shops B, the planned extension of Edwards Avenue under a bridge to a private drive, and whether future cross‑access would be possible. Shearer said the basin is required and the Edwards Avenue extension will tie into a private drive; he noted prior approved townhouse plats that never recorded complicated proposed cross‑access solutions.
Several commissioners raised congestion concerns if multiple drive‑thru restaurants locate close together. One commissioner warned that when high‑volume drive‑thrus cluster "it turns into a problem child" with lengthy queues that can block neighbors and hamper other tenants. Staff said they tried to concentrate drive‑thrus on the west side to create maximum queuing space, design right‑in/right‑out access with a large island to prevent left turns, and plan internal circulation so Honeycutt Avenue traffic is reduced.
Staff also noted that pad elevations will match the approvals on the opposite side of the center and that tenant signage will be coordinated via a comprehensive sign plan.
The commission did not take a final vote on the DRP; staff asked the applicant to address proportion and circulation comments and to provide additional details where requested.
What’s next: Applicants will refine plans to address the circulation, retention and elevation questions raised by commissioners; staff will continue review under the DRP process.
