From
Chris Hartmann
Title
Z170401 - Zoning Change - Epic Towne Crossing (City Council District 2). A request to expand the boundary of and amend the requirements for Planned Development-266 (PD-266) District for a mixed use development totaling 88.15 acres. The subject property, located on both sides of S. Highway 161 between Mayfield Road and W. Warrior Trail, is zoned PD-266, PD-91, PD-273A, and PD-187 and within the SH 161 Overlay District. The agent is Gerald Luecke, Hodges Architecture, the applicant is Mark Davis, Weber & Company, and John Weber, Weber & Company, and the owners are Sally Smith Mashburn, Bob Smith Management Company, LTD, John P. Weber, Epic West Towne Crossing L.P., John P. Weber, Mayfield Towne Crossing L.P., and John P. Weber, Epic East Towne Crossing L.P. (On July 10, 2017, the Planning and Zoning Commission recommended approval of this request by a vote of 8-0).
Presenter
Assitant City Manager Bill Crolley
Recommended Action
Approve
Analysis
SUMMARY:
A request to expand the boundary of and amend the requirements for Planned Development-266 (PD-266) District for a mixed use development totaling 88.15 acres. The subject property, located on both sides of S. Highway 161 between Mayfield Road and W. Warrior Trail, is zoned PD-266, PD-91, PD-273A, and PD-187 and within the SH 161 Overlay District.
ADJACENT LAND USES AND ACCESS:
North - Warrior Trail, designated as a four-lane, undivided, minor arterial (M4U) on the City’s Master Transportation Plan, is north of the subject site. The Summit and an undeveloped parcel is north of Warrior Trail on the west side of State Highway 161. Dubiski Career High School is located north of Warrior Trail on the east side of State Highway 161.
South - Mayfield Road, designated as a four-lane, divided, principal arterial (P4D) on the City’s Master Transportation Plan, is south of the subject site. A gas well padsite and single family residences are located south of Mayfield Road on the west side of State Highway 161. IKEA Home Furnishings, currently under construction, is located south of Mayfield Road on the east side of State Highway 161.
East - Single Family residential uses, undeveloped land with floodplain, and a church are located east of the subject property.
West - Single family residential uses, a school, and a church are located west of the subject property.
PURPOSE OF REQUEST:
The applicant intends to develop Epic Towne Crossing, an 88-acre shopping center along both sides of the 161 Corridor. The purpose of the request is to expand the boundary of and amend the development standards in PD-266. The proposed changes to will rezone 13.25 acres from PD-273A, PD-187, and PD-91 to PD-266A.
Existing & Proposed Base Zoning Districts
The existing base zoning districts include General Retail (GR), Office (O), Commercial (C), and Multi-Family Two (MF-2). The proposed planned development will establish Commercial (C) as the base zoning district and retain the MF-2 base zoning designation at the existing locations.
Concept Plan & Development Standards
The concept plan provides a conceptual site layout and establishes the general location of critical access drives. The proposal includes revised building materials, alternative standards for building articulation, covered walkways, and glazing, and a unified signage plan.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
Epic Towne Crossing is an 88-acre phased development along both sides of the 161 Corridor. Once complete, the development will total about 600,000 sq. ft. of retail, restaurants, and related uses.
Epic West Towne Crossing
Epic West Towne Crossing, about 58 acres on the west side of State Highway 161, includes a Junior Anchor Lineup/Multi-Tenant In-Line building, five multi-tenant buildings, and nine pad sites. A proposed private street runs through the center of the development, connecting Warrior Trail to Mayfield Road. The private street will provide access to sites within the development. State Highway 161 will provide limited access.
Kirby Creek bisects Epic West Towne Crossing. The applicant has proposed improvements to Kirby Creek that will create a unique open space amenity. This linear park includes landscaping, benches, and a 10 ft. trail. The linear park connects to an 8 ft. trail along the proposed private road north of the creek. The trail provides pedestrian connectivity from the neighborhood to the west to retail and restaurants in the development as well as The Epic located to the north.
Epic East Towne Crossing
Epic East Towne Crossing, about 30 acres on the east side of State Highway 161, includes a Junior Anchor Lineup/Multi-Tenant In-Line building, three multi-tenant buildings, and 11 pad sites. Access to the development will be provided from Warrior Trail, Mayfield Road, and State Highway 161.
Land Use
The applicant is seeking to establish Commercial (C) District as the underlying zoning designation. Uses currently listed as permitted by right or by Specific Use Permit within properties zoned Commercial (C) District will continue to be either permitted by right or by Specific Use Permit with the following modifications:
1. The following uses are allowed by right in Commercial (C) District but shall be prohibited in the development:
• Passenger Terminal
• Transfer and Storage Terminal
• Transit Maintenance Equipment Facility
• Auto Dealer Retail (Franchise Used)
• Auto Glass (Repair and Tint)
• Auto Repair (Assoc. Use)
• Motorcycle Dealer
• Motorcycle Sales
• Recreational Vehicle Sales
• Specialty Auto Repair
• Contractor Office/Sales (Inside)
2. The following uses are allowed with a Specific Use Permit in Commercial (C) District but shall be prohibited in the development:
• Crematorium
• Heavy Machine Sales - Outside
• Mobile Home Dealer
• Air/Heliport
• Auto Wrecker Service
• Mini Storage
• Auto Body Shop
• Auto Body & Paint Shop
• Auto Dealer (Franchise New/Used)
• Auto Interior Shop
• Auto Sales Retail (Used)
• Auto Paint Shop
• Auto Sales (Wholesale)
• General Auto Repair
• Motorcycle Repair
• Used Auto Parts Sales
3. A convenience store with gasoline sales shall be permissible by right on Lot 1, Block B of Epic Towne Crossing West and Lot 4 of Epic Towne Crossing East. The number of convenience stores with gasoline sales in Epic Towne Crossing West shall not exceed one. The number of convenience stores with gasoline sales in Epic Towne Crossing East shall not exceed one. If one of the convenience stores with gasoline sales ceases to operate, another convenience store with gasoline sales can be considered at a different location with approval of a Specific Use Permit.
The UDC currently requires a Specific Use Permit for convenience stores with gasoline sales. If City Council chooses to accept the Planning and Zoning Commission’s recommendation to continue to require a Specific Use Permit for convenience stores with gasoline sales in this Planned Development District, the attached ordinance will need to be revised.
CONFORMANCE WITH THE COMPREHENSIVE PLAN:
The 2010 Comprehensive Plan’s Future Land Use Map (FLUM) designates this area as Mixed Use (MU). Mixed Use development should include a mixture of retail, high density residential, personal service and some limited office uses in a pedestrian oriented development. The proposal includes retail, restaurants, and related uses; these uses are consistent with the Comprehensive Plan.
DENSITY AND DIMENSIONAL IMPACTS:
Building Materials
The subject property is located within the SH 161 Overlay District. Properties within an overlay district are subject to the building materials requirements in Appendix F. Table 1 (Exhibit 1 - Staff Report Exhibits, page 1) compares the existing building materials requirements with the applicant’s proposal. The applicant proposes the following changes:
• Include stucco and architectural panels as a primary masonry material;
• No texture appliques required for poured-in-place concrete or tilt-wall facades;
• Allow a combination of brick and stone accent for primary facades;
• 20% stone (or brick) accent on primary facades of Anchor Line Up/Multi-Tenant In-line buildings.
Staff does not object to including stucco and architectural panels as primary masonry materials.
Building Design
Appendix F requires building articulation, covered walkways, and windows on primary facades. The applicant is proposing alternatives to these standards for the Junior Anchor Lineup/Multi-Tenant In-line buildings and the Freestanding Multi-Tenant buildings. Table 2 (Exhibit 1- Staff Report Exhibits, page 2) compares the existing building design requirements with the applicant’s proposal.
The applicant is proposing a change in building articulation (depth of the articulation, length the articulation extends, and spacing between articulation). Exhibit 7 - Appendix F Alternative Compliance graphically depicts the building types. The alternative building articulation is proposed for the Junior Anchor Lineup/Multi-Tenant In-Line buildings (dark blue) and Freestanding Multi-Tenant buildings (light blue). No change to the building articulation is proposed for the pad sites (green).
The applicant is proposing to provide covered walkways along 20% of the primary facades of Junior Anchor Lineup/Multi-Tenant In-Line buildings (dark blue) and windows along 15% of Junior Anchor Lineup/Multi-Tenant In-Line buildings (dark blue) and buildings greater than 10,000 sq. ft.
Landscape & Screening
The applicant is requesting relief from the 30 ft. landscape buffer at specific locations due to easements and parcel configuration. Staff does not object to the request.
The applicant proposes a 16 ft. landscape buffer along Esplanade. Staff recommends that the applicant provide a 20 ft. landscape buffer at the north and south ends of the private road to ensure that parking lots are adequately screened at the entrances of the development with the landscape buffer tapering to a 16 ft. landscape buffer at the first median break on both ends of the proposed private road.
The UDC requires screening of non-residential use. In addition to a 15 ft. wide landscaped buffer, the applicant is required to construct a masonry wall with an authentic mortar bond finish at least 6 ft. in height. The applicant is proposing to install a pre-fabricated masonry screening wall that is 8 ft. in height along property lines adjacent to residential zoning districts. Natural screening will be provided along the east property boundary that is within the floodplain.
Unified Signage Plan
The unified signage plan includes multi-tenant and monument signs. Sign materials will coordinate with the building materials. While the proposed design is not consistent with the design standards in the UDC, staff does not object to the design changes as shown.
The UDC requires 300 ft. spacing between multi-tenant signs. The unified signage plan requires an exception to the spacing requirement for one multi-tenant sign.
REQUESTED APPEALS BY APPLICANT:
The applicant requests the following appeals to Appendix F design standards:
• Horizontal and vertical building articulation for the junior anchor lineup/multi-tenant in-line buildings and freestanding multi-tenant buildings,
• Covered walkways for the junior anchor lineup/multi-tenant in-line buildings, and
• Glazing (windows) for the junior anchor lineup/multi-tenant in-line buildings.
As a compensatory measure the applicant has proposed two showcase buildings with an upgraded design. These buildings are located on Lot 1, Block A of Epic Towne Crossing West in front of the Junior Anchor Lineup/Multi-Tenant In-Line building. They feature a plaza, additional articulation, tower features, enhanced lighting, more brick and stone, projected cornices, special paving, and deepened shade awning features.
RECOMMENDATION:
The Planning and Zoning Commission recommended approval of the following by a vote of 8-0:
• Expand the boundary of PD-266, establish Commercial (C) as the base zoning district while retaining the existing Multi-Family Two (MF-2),
• Continue to require a Specific Use Permit for convenience stores with gasoline sales, and
• Meet the requirements in Appendix F.
Staff is supportive of the request and recommends approval as proposed or with the following modification: alternative building articulation for freestanding multi-tenant buildings can be approved by Staff during Site Plan review if the proposal meets the intent of Appendix F and compensatory measures are provided. Page 3 of Exhibit 1 - Staff Report Exhibits provides examples of compensatory measures.
Body
ORDINANCE NO. 10301-2017
PLANNED DEVELOPMENT NO. 364
CASE NO. Z170401
AN ORDINANCE AMENDING THE ZONING MAP TO REZONE APPROXIMATELY 88.15 ACRES OF LAND OUT OF THE CHARLES J. BABCOCK SURVEY, ABSTRACT NO. 59, THE J. C. TURNER SURVEY, ABSTRACT NO. 1739, AND THE D. R. CAMERON SURVEY, ABSTRACT NO. 295 (DALLAS COUNTY, TEXAS), GENERALLY LOCATED BETWEEN MAYFIELD ROAD ON THE SOUTH, WARRIOR TRAIL ON THE NORTH AND ON THE EAST AND WEST SIDES OF STATE HIGHWAY NO. 161 FROM PLANNED DEVELOPMENT 91 (PD-91) DISTRICT (+/- 9.78 ACRES), PLANNED DEVELOPMENT 187 (PD-187) DISTRICT (+/- 2.16 ACRES), PLANNED DEVELOPMENT 273A (PD-273A) DISTRICT (+/- 1.30 ACRES), AND PLANNED DEVELOPMENT 266 (PD-266) DISTRICT (+/- 74.9 ACRES) TO A PLANNED DEVELOPMENT DISTRICT WITH A BASE ZONING DESIGNATION OF COMMERCIAL (C) DISTRICT AND MULTI-FAMILY TWO (MF-2) DISTRICT; SAID ZONING MAP AND ORDINANCE BEING NUMBERED ORDINANCE NUMBER 4779 AND PASSED ON NOVEMBER 20, 1990; REPEALING ALL ORDINANCES OR PARTS OF ORDINANCES IN CONFLICT HEREWITH; CONTAINING A SAVINGS CLAUSE; AND TO BECOME EFFECTIVE UPON ITS PASSAGE AND APPROVAL.
WHEREAS, the owners of the property described herein below filed application with the City of Grand Prairie, Texas, petitioning an amendment of the Zoning Ordinance and Map of said city so as to change the zoning designation of said property from Planned Development 91 (PD-91) District, Planned Development 187 (PD-187) District, Planned Development 273A (PD-273A) District, and Planned Development 266 (PD-266) District to a Planned Development District with a Base Zoning Designation of Commercial (C) District and Multi-Family Two (MF-2) District; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on July 10, 2017 after written notice of such public hearing before the Planning and Zoning Commission on the proposed zoning change had been sent to owners of real property lying within 300 feet of the property on which the zoning change is proposed, said Notice having been given not less than ten (10) days before the date set for hearing to all such owners who rendered their said property for City taxes as the ownership appears on the last approved City Tax Roll, and such Notice being served by depositing the same, properly addressed and postage paid, in the City Post Office; and
WHEREAS, after consideration of said application, the Planning and Zoning Commission of the City of Grand Prairie, Texas voted 8 to 0 to recommend to the City Council of Grand Prairie, Texas, that said Zoning Ordinance and Map be amended to allow a zoning change from Planned Development 91 (PD-91) District, Planned Development 187 (PD-187) District, Planned Development 273A (PD-273A) District, and Planned Development 266 (PD-266) District to a Planned Development District with a Base Zoning Designation of Commercial (C) District and Multi-Family Two (MF-2) District; and
WHEREAS, Notice was given of a further public hearing to be held by the City Council of the City of Grand Prairie, Texas, in the City Hall Plaza Building at 6:30 o'clock P.M. on July 18, 2017, to consider the advisability of amending the Zoning Ordinance and Map as recommended by the Planning and Zoning Commission, and all citizens and parties at interest were notified that they would have an opportunity to be heard, such Notice of the time and place of such hearing having been given at least fifteen (15) days prior to such hearing by publication in the Fort Worth Star Telegram, Fort Worth, Texas, a newspaper of general circulation in such municipality; and
WHEREAS, all citizens and parties at interest have been given an opportunity to be heard on the matter of the zoning change, and the City Council of the City of Grand Prairie, Texas, being informed as to the location and nature of the use proposed on said property, as well as the nature and usability of surrounding property, have found and determined that the property in question, as well as, other property within the city limits of the City of Grand Prairie, Texas, has changed in character since the enactment of the original Zoning Ordinance, changing the zoning from its classification of Planned Development 91 (PD-91) District, Planned Development 187 (PD-187) District, Planned Development 273A (PD-273A) District, and Planned Development 266 (PD-266) District to a Planned Development District with a Base Zoning Designation of Commercial (C) District and Multi-Family Two (MF-2) District; and, by reason of changed conditions, does consider and find that this amendatory Ordinance should be enacted since its provisions are in the public interest and will promote the health, safety and welfare of the community.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF GRAND PRAIRIE, TEXAS:
I.
That Ordinance Number 4779, being the Zoning Ordinance and Map of the City of Grand Prairie, Texas, showing the locations and boundaries of certain districts, and said Zoning Ordinance and Map having been made a part of an Ordinance entitled:
"THE UNIFIED DEVELOPMENT CODE OF THE CITY OF GRAND PRAIRIE, TEXAS, AS PASSED AND APPROVED BY THE CITY COUNCIL ON THE 20TH DAY OF NOVEMBER, 1990, TOGETHER WITH ALL AMENDMENTS THERETO AND ENACTING A REVISED ORDINANCE ESTABLISHING AND PROVIDING FOR ZONING REGULATIONS; CREATING USE DISTRICTS IN ACCORDANCE WITH A COMPREHENSIVE PLAN…”
being passed and approved November 20, 1990, as amended, is hereby further amended so as to change the zoning district of the following described area from its classification of Planned Development 91 (PD-91) District, Planned Development 187 (PD-187) District, Planned Development 273A (PD-273A) District, and Planned Development 266 (PD-266) District to a Planned Development District with a Base Zoning Designation of Commercial (C) District and Multi-Family Two (MF-2) District;
Description of Land:
BEING APPROXIMATELY 88.15 ACRES OF LAND OUT OF THE CHARLES J. BABCOCK SURVEY, ABSTRACT NO. 59, THE J. C. TURNER SURVEY, ABSTRACT NO. 1739, AND THE D. R. CAMERON SURVEY, ABSTRACT NO. 295 (DALLAS COUNTY, TEXAS), GENERALLY LOCATED BETWEEN MAYFIELD ROAD ON THE SOUTH, WARRIOR TRAIL ON THE NORTH AND ON THE EAST AND WEST SIDES OF STATE HIGHWAY NO. 161, AND AS DESCRIBED IN EXHIBIT A - LEGAL DESCRIPTION AND DEPICTED IN EXHIBIT B - ZONING EXHIBIT AND EXHIBIT C - LOCATION MAP, WHICH ARE INCORPORATED HEREIN BY REFERENCE.
II.
PURPOSE AND INTENT
The purpose of this Planned Development District is to provide the appropriate restrictions and development controls to permit commercial development of the subject property in a manner compatible with the surrounding development and zoning and in compliance with the City’s Comprehensive Plan and the Unified Development Code.
III.
DEVELOPMENT AND DESIGN GUIDELINES
A. DEVELOPMENT CHARACTER
1. Epic Towne Crossing’s brand and identity are built upon the defining features of the development:
a. A strong retail presence complemented by pedestrian orientation and highlighted visibility vistas will create the backbone of the development.
b. Kirby Creek bisects the site and will be enhanced to provide a major focus as a natural element.
c. A set of showcase buildings around a pedestrian walkway will provide a gathering point for an upscale experience.
B. PEDESTRIAN ORIENTATION
1. Pocket parks, plazas, and courtyards should be used to create outdoor pedestrian spaces.
2. Linear parks, trails, sidewalks, and pedestrian walkways should be used to provide connections among buildings, services, and amenities.
C. KIRBY CREEK NATURAL AMENITY
1. Improvements to Kirby Creek should be used to create an open space amenity and encourage pedestrian linkages from the residential neighborhood west of the development to the development.
D. DESIGN THEME
1. The developer shall establish a design theme for Epic Towne Crossing. The intent is to create a development with a distinct identity and cohesive design. The design theme should reinforce the Epic Towne Crossing brand by coordinating the overall design while allowing for flexibility with individual sites.
2. Prior to approval of the first Site Plan within Epic Towne Crossing, the developer shall establish the design theme and submit the following to the Planning Director or designee:
a. A written statement that describes the design theme and elements included in the theme.
b. A visual statement that uses images to illustrate the design theme and elements included in the theme. The types of images should include, but not be limited to, sketches, renderings, and photographs.
c. A materials board (physical) and an electronic materials board (PDF).
d. A design theme checklist or menu. The checklist or menu should list elements of the design theme and specify exactly what is required to comply with the design theme. This will be used by Staff to evaluate development proposals during the Site Plan review.
3. The developer/applicant shall submit a completed design theme checklist or menu with the Site Plan request.
IV.
DEVELOPMENT STANDARDS
A. APPLICABILITY
1. All development on land located within the boundaries of this Planned Development District shall conform to all development and land use standards contained in this Ordinance. Development and land use standards not contained in this Ordinance shall be governed by all pertinent development and land use standards specified in the Unified Development Code (UDC), as amended.
B. CONCEPTUAL PLAN
1. Development shall be in substantial conformance with the zoning exhibit and conceptual plan contained in Exhibit D - Base Zoning Districts and Exhibit E - Concept Plan of this ordinance, as determined by the Planning Director or designee.
C. DEFINITIONS
1. Junior Anchor Lineup/Multi-Tenant In-Line Buildings: Linear buildings depicted in dark blue on Exhibit F - Building Type.
2. Freestanding Multi-Tenant Buildings: Freestanding buildings with multiple lease spaces depicted in light blue on Exhibit F - Building Type.
3. Padsites: Sites depicted in green on Exhibit F - Building Type.
D. LAND USE
1. Base Zoning Districts: Development shall comply with the UDC provisions for the base zoning districts as shown in Exhibit D - Base Zoning Districts.
a. Commercial (C) District: Development in the Commercial (C) District shall comply with the UDC provisions for Commercial (C) District, as amended.
b. Commercial/Multi-Family Two (C/MF-2) District: Development in the Commercial/Multi-Family Two (C/MF-2) District shall comply with either the UDC provisions for Commercial (C) District or Multi-Family Two (MF-2) District, but not both.
2. Permitted Uses: Uses shall be those uses provided for in Article 4 of the UDC, as amended, for the base zoning districts as shown in Exhibit D - Base Zoning Districts.
a. Commercial (C) District: The uses in the Commercial (C) District shall be those uses provided for in Article 4 of the UDC for the Commercial (C) District, as amended.
b. Commercial/Multi-Family Two (C/MF-2) District: The uses in the Commercial/Multi-Family Two (C/MF-2) District shall be those uses provided for in Article 4 of the UDC, as amended, for either the Commercial (C) District or Multi-Family Two (MF-2) District, but not both.
3. Prohibited Uses:
a. The following uses shall be prohibited in this Planned Development District:
• Passenger Terminal
• Transfer and Storage Terminal
• Transit Maintenance Equipment Facility
• Auto Dealer Retail (Franchise Used)
• Auto Glass (Repair and Tint)
• Auto Repair (Assoc. Use)
• Motorcycle Dealer
• Motorcycle Sales
• Recreational Vehicle Sales
• Specialty Auto Repair
• Contractor Office/Sales (Inside)
• Crematorium
• Heavy Machine Sales - Outside
• Mobile Home Dealer
• Air/Heliport
• Auto Wrecker Service
• Mini Storage
• Auto Body Shop
• Auto Body & Paint Shop
• Auto Dealer (Franchise New/Used)
• Auto Interior Shop
• Auto Sales Retail (Used)
• Auto Paint Shop
• Auto Sales (Wholesale)
• General Auto Repair
• Motorcycle Repair
• Used Auto Parts Sales
E. DEVELOPMENT STANDARDS
1. Development shall comply with the UDC provisions for the base zoning districts as shown in Exhibit D - Base Zoning Districts.
a. Commercial (C) District: Development in the Commercial (C) District shall comply with the UDC development standards for the Commercial (C) District, as amended, and the Corridor Overlay District Standards, as amended, except those provisions explicitly contained in this ordinance.
b. Commercial/Multi-Family Two (MF-2) District: Development in the Commercial/Multi-Family Two (MF-2) District shall comply with development standards for either Commercial (C) District or Multi-Family Two (MF-2) District, but not both.
i. Commercial Development: Commercial development shall comply with the UDC development standards for the Commercial (C) District, as amended, and the Corridor Overlay District Standards, as amended, except those provisions explicitly contained in this ordinance.
ii. Multi-Family Development: Multi-Family development shall comply with the UDC development standards for the Multi-Family Two (MF-2) District, as amended.
2. Exterior Building Material Requirements
a. Principal Masonry Requirement - One hundred percent (100%) of the exterior of all new buildings (excluding doors and windows) shall be finished with one or more of the following principal masonry materials:
i. Brick, stone, cast stone, cultured stone, rock, marble, granite, and poured-in-place tilt wall concrete.
ii. Exterior Portland cement plaster (Stucco) with three coats over metal lath or wire fabric lath (As defined in the most recently adopted Building Code and approved by the Building Official).
iii. Architectural wall panels. The use of architectural wall panels shall not exceed thirty percent (30%) of any exterior wall of the building.
iv. The use of either split-face or smooth-face Concrete Masonry Units (CMU’s) shall be prohibited on a Primary façade, but shall be permitted on a Secondary façade only.
v. A minimum stone or brick requirement shall be applied and credited as specified below.
b. Material Substitution may be approved by the Development Review Committee. The percentage of materials substitution shall not exceed thirty percent (30%) of any exterior wall of the building.
i. The developer/builder shall be allowed, but not required, to substitute Exterior Insulating Finishing System (EIFS). The use of EIFS shall not exceed fifteen percent (15%) of any exterior wall of the building, and may not be utilized on any portion of a wall that is less than eight feet (8’) in height from finished grade elevation of said wall. EIFS shall be allowed for roof parapet cornice molding, ornamental roundels or similar decorative elements.
ii. The developer/builder shall be allowed, but not required, to substitute architectural glass (other than windows and doors), spandrel glass or polished metal panels with less than twenty percent (20%) reflectance. However, a maximum of twenty percent (20%) of any building façade may be constructed with such materials.
iii. The developer/builder shall be allowed, but not required, to substitute the following accent materials on up to 10% of any façade type, excluding all windows, doors and glass construction materials as approved by the Development Review Committee:
• Pre-coated and roll formed architectural aluminum wall panels and standing seam metal roof panels;
• Glass block,
• Tile, and
• Terracotta Façade Panels.
c. Integrated color and texture or pattern (reveals) shall not be required for poured-in-place concrete or tilt-wall façade.
d. Stone or Brick Accent for Junior Anchor Lineup/Multi-Tenant In-Line Buildings: A stone or brick accent shall be provided on Primary facades to establish a local architectural theme for the area.
i. A minimum of twenty percent (20%) of the Primary shall be finished in a stone/brick accent.
ii. Stone shall conform to the requirements listed in Appendix F.
e. Stone or Brick Accent for Freestanding Multi-Tenant Buildings: A stone or brick accent shall be provided on Primary facades to establish a local architectural theme for the area.
i. A minimum of twenty-five percent (25%) of the Primary façade shall be finished in a stone or brick accent.
ii. Stone shall conform to the requirements listed in Appendix F.
f. Stone Accent for Padsite Buildings: A stone accent shall be provided on Primary facades to establish a local architectural theme for the area.
i. A minimum of twenty-five percent (25%) of the Primary façade shall be finished in stone.
ii. Stone shall conform to the requirements listed in Appendix F.
3. Building Articulation Required for Primary Building Facades
a. Horizontal and vertical flat wall articulation for Junior Anchor Lineup/Multi-Tenant In-Line buildings and Freestanding Multi-Tenant buildings shall be in substantial conformance with the articulation shown in Exhibit G - Building Elevations.
4. Arcades, Covered Walkways, Architectural Awnings, Canopies, and Porticos
a. The use of arcades, covered walkways, architectural awnings, canopies or porticos is required along fifty percent (50%) of Primary facades of Freestanding Multi-Tenant buildings and Padsite buildings.
b. The use of arcades, covered walkways, architectural awnings, canopies or porticos is required along twenty percent (20%) of Primary facades of Junior Anchor Lineup/Multi-Tenant In-Line buildings.
5. Windows
a. Windows, which may include see-through doors, shall be provided along all Primary facades.
i. 15% of the length of that façade for Junior Anchor Lineup/Multi-Tenant In-Line buildings.
ii. 50% of the length of that façade for Padsite buildings and Freestanding Multi-Tenant buildings under 10,000 square feet in size.
iii. 25% of the length of that façade for Padsite buildings and Freestanding Multi-Tenant buildings over 10,000 square feet in size.
6. Showcase Buildings: The developer shall build two showcase buildings on Lot 1, Block A as compensatory measures.
a. The design of the showcase buildings shall be in substantial conformance with Exhibit H - Showcase Buildings.
b. Showcase buildings shall include the following compensatory elements: green spaces, pedestrian lighting, enhanced lighting, outdoor seating, string lights, special paving, additional articulation, tower features, projected cornices, and deepened shade awning features.
F. LANDSCAPE AND SCREENING
1. Landscaping and screening shall comply with the provisions set forth in the UDC, as amended, except for those provisions contained in this ordinance.
2. The developer shall provide a 20 ft. landscape buffer at the north and south ends of the private road to ensure that parking lots are adequately screened at the entrances of the development with the landscape buffer tapering to a 16 ft. buffer at the first median break on both ends of the private road.
3. Exceptions to landscape requirements shall not exceed those shown in Exhibit I - Landscape Exceptions.
4. Screening of Non-Residential Uses: Nonresidential development that adjoins, and is contiguous with, a residential zoning district shall provide landscaping and screening as required by the UDC with the following modifications:
a. A prefabricated masonry wall, 8 feet in height, may be installed in lieu of a masonry wall with an authentic mortar bond finish if approved by the Planning Director and Chief Building Official.
b. A screening wall is not required along the segments of property lines shown on Exhibit E - Concept Plan.
c. Natural screening shall be provided along the portion of the property line that intersects the floodplain in Epic East Towne Crossing.
d. A screening wall is not required along the portion of the property line that intersects Kirby Creek Linear Park in Epic West Towne Crossing.
G. OPEN SPACE AMENITY & PEDESTRIAN CONNECTIVITY
1. The developer shall provide improvements to Kirby Creek to create a linear park in Epic West Towne Crossing. The linear park shall be in substantial conformance with Exhibit J - Kirby Creek Improvements. At a minimum, the developer shall provide landscape plantings, benches, and a 10-foot trail along the linear park. The trail shall be designed to allow future connection to other sidewalks and trails west of the development.
2. The developer shall construct an eight-foot trail along the proposed private road. The trail shall begin at a connection to the trail in the Kirby Creek Linear Park and extend to Warrior Trail.
3. Any trail not otherwise located in the public right-of-way shall be placed in a trail/pedestrian easement and incorporated into the Preliminary Plat and Final Plat.
4. The developer shall submit plans for the open space amenity as a part of the Site Plan application submittal. Plans for the open space amenity shall include the following:
i. Linear Park Site Plan depicting improvements including, but not limited to, landscaping, benches, and the 10-foot trail;
ii. A rendering or cross section view of the linear park; and
iii. Provisions for the maintenance of the linear park.
H. UNIFIED SIGNAGE PLAN
1. Design and location of multi-tenant and monument signs shall be in substantial conformance with Exhibit K - Unified Signage Plan, as determined by the Planning Director or Designee.
I. SITE PLAN APPROVAL
1. No construction or development within this Planned Development District may commence, and no building permit may be issued unless a Site Plan has been approved.
V.
It is further provided, that in case a section, clause, sentence, or part of this Ordinance shall be deemed or adjudged by a Court of competent jurisdiction to be invalid, then such invalidity shall not affect, impair, or invalidate the remainder of this Ordinance.
VI.
All ordinances or parts of ordinances in conflict herewith are specifically repealed.
VII.
That this Ordinance shall be in full force and effect from and after its passage and approval.
PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF GRAND PRAIRIE, TEXAS, THIS 18th DAY OF JULY, 2017.
ORDINANCE NO. 10301-2017
PLANNED DEVELOPMENT NO. 364
CASE NO. Z170401