From
Chris Hartmann
Title
S191001 - Site Plan - Epic East Towne Crossing Retail (City Council District 2). Site Plan for Epic East Towne Crossing including 154,541 sq. ft. of retail and restaurants on 14.3 acres. Epic East Towne Crossing Phase 1, Lots 2, 3, 7, and 8, Block A, City of Grand Prairie, Dallas County, Texas, zoned PD-364, within the SH-161 Corridor Overlay District, generally located east of SH-161 and north of Mayfield Rd, and addressed as 1010 Mayfield Rd, 1020 Mayfield Rd, 1030 Mayfield Rd, 3162 S HWY 161, and 3182 S HWY 161. The applicant is William Winkelmann, Winkelmann & Associates and the owner is Mark Davis, Epic East Towne Crossing, L.P. (On October 7, 2019, the Planning and Zoning Commission recommended approval of this request by a vote of 8-0).
Presenter
David P. Jones, AICP, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
Site Plan for Epic East Towne Crossing including 154,541 sq. ft. of retail and restaurants on 14.3 acres. Epic East Towne Crossing Phase 1, Lots 2, 3, 7, and 8, Block A, City of Grand Prairie, Dallas County, Texas, zoned PD-364, within the SH-161 Corridor Overlay District, generally located east of SH-161 and north of Mayfield Rd, and addressed as 1010 Mayfield Rd, 1020 Mayfield Rd, 1030 Mayfield Rd, 3162 S HWY 161, and 3182 S HWY 161.
PURPOSE OF REQUEST:
The applicant intends to construct Epic East Towne Crossing Phase 2, which includes over 150,000 sq. ft. for retail and restaurants. Any development in a Planned Development District or Corridor Overlay District requires City Council approval of a Site Plan. Development at this location requires City Council approval of a Site Plan because the property is zoned PD-364 and within the SH-161 Corridor Overlay District.
ADJACENT LAND USES:
The following table summarizes the zoning designation and existing use for the surrounding properties.
|
Table 1: Adjacent Zoning and Land Uses |
|
Direction |
Zoning |
Existing Use |
|
North |
PD-364 |
Undeveloped |
|
South |
PD-364; PD-294 |
Undeveloped; Retail (IKEA) |
|
West |
PD-364 |
Retail/Restaurants |
|
East |
PD-364; PD-91 |
Undeveloped; Church; Floodway/Floodplain |
HISTORY:
• July 18, 2017: City Council approved a Zoning Change and Concept Plan (Case Number Z170401), creating a planned development district for Commercial and Multi-Family uses (PD-364).
• August 7, 2017: The Planning and Zoning Commission approved a Preliminary Plat for Epic East Towne Crossing Phase 1 (Case Number P170804).
• September 11, 2017: The Planning and Zoning Commission approved a Final Plat for Epic East Towne Crossing Phase 1 (Case Number P170903).
• The proposal is located on Lots 2, 3, 7, and 8 of Epic East Towne Crossing Phase 1. The applicant will replat the property to create two lots out of the existing four.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The proposal includes a junior anchor lineup (tenant spaces range from 9,000 sq. ft. to 55,215 sq. ft.) and retail inline along the east property line and two freestanding retail buildings. Retail B (14,096 sq. ft.) and Retail D (16,000 sq. ft.) both include spaces for a Restaurant with a Drive-Through.
The site will be accessible from Mayfield Rd. and the SH-161 frontage road. Internal drives established by cross-access easements and Epic East Towne Crossing’s covenants, conditions, and restrictions will provide access and circulation throughout the development. The applicant will need to make off-site improvements with the construction of Epic East Towne Crossing Phase 2. These improvements include an access drive along the east property line, a bridge across Kirby Creek, a driveway on Warrior Trail, and a connection to an existing driveway on the SH-161 frontage road.
ZONING REQUIREMENTS:
Density and Dimensional Requirements
The subject property is zoned PD-364 with a base zoning district of Commercial (C). Development is subject to the standards in PD-364 and the Unified Development Code (UDC). The following table evaluates the density and dimensional standards of the proposed development. The proposal meets or exceeds the density and dimensional requirements.
|
Table 2: Site Data Summary |
|
Standard |
Required |
Provided 8R |
Provided 9 |
Meets |
|
Min. Lot Area (Sq. Ft.) |
5,000 |
398,761 |
224,171 |
Yes |
|
Min. Lot Width (Ft.) |
50 |
248.83 |
359.15 |
Yes |
|
Min. Lot Depth (Ft.) |
100 |
663 |
662.92 |
Yes |
|
Front Setback (Ft.) |
25 |
401.42 |
103.16 |
Yes |
|
Rear Setback (Ft.) |
0 |
70.27 |
49.8 |
Yes |
|
Max. Height (Ft.) |
25 |
25 |
25 |
Yes* |
|
Max. Floor Area Ratio |
.5:1 |
.249:1 |
.246:1 |
Yes |
*The roof line for the junior anchor line up and retail inline does not exceed 25 ft. The height including parapet walls and articulated public entrances ranges from 25.5 ft. to 36 ft. Article 30 of the UDC excludes parapet walls not exceeding ten feet in height from the calculation of building height.
Landscape and Screening
The property is subject to landscape and screening requirements in Article 8 and Appendix F of the UDC and PD-364. The table below summarizes these requirements. The proposal meets the landscape and screening requirements.
|
Table 3: Landscape & Screening Requirements for Lot 8R |
|
Standard |
Required |
Provided |
Meets |
|
Landscape Area (Sq. Ft.) |
40,046 |
55,825 |
Yes |
|
Trees |
117 |
105* |
Yes |
|
Shrubs |
801 |
924 |
Yes |
|
Pollinator Friendly Plants (Container Gallons) |
801 |
1189 |
Yes |
*120 shrubs are substituted for 12 trees at a rate of 1 tree equals 10 shrubs.
|
Table 4: Landscape & Screening Requirements for Lot 9 |
|
Standard |
Required |
Provided |
Meets |
|
Landscape Area (Sq. Ft.) |
22,418 |
31,277 |
Yes |
|
Trees |
71 |
60* |
Yes |
|
Shrubs |
449 |
562 |
Yes |
|
Pollinator Friendly Plants (Container Gallons) |
450 |
895 |
Yes |
*110 shrubs are substituted for 11 trees at a rate of 1 tree equals 10 shrubs.
Building Materials and Design
The exterior finish materials include stone, brick, texture-coated concrete, stucco, and architectural panels. The proposed building elevations meet the stone/brick accent, articulation, and covered walkways requirements and exceed the windows requirement in PD-364.
Appendix F Standards
The building materials and design requirements for inline buildings and multi-tenant buildings were established with creation of PD-364 in 2017. Since then, City Council has approved revisions to Appendix F: Corridor Overlay District Standards.
The applicant has worked with Staff to show how the proposed building elevations compare to the revised Appendix F standards. Appendix F now requires that windows account for 30% of the area of street facing facades. The table below shows the percentage of windows of street-facing facades for the retail inline (Building A), Building B, and Building D. These percentages are consistent with Appendix F window requirements for street-facing facades.
|
Table 5: Windows for Street-Facing Facades |
|
Facade |
Windows |
|
Retail A West |
32.5% |
|
Retail A South |
34% |
|
Retail D West |
32.5% |
|
Retail B West |
32.7% |
The applicant has also included eight Building Design Menu Items, exceeding the six Menu Items required by the new standards.
EXCEPTIONS OR APPEALS:
1. Variance to the Side Yard Setback: The applicant intends to replat the existing four lots into two lots. The new lot line would run between Anchor and Junior Anchor 2 and create a zero ft. setback when a 20 ft. setback is required.
RECOMMENDATION:
The Development Review Committee (DRC) recommends approval.
At its October 7, 2019 meeting, the Planning and Zoning Commission voted 8-0 to recommend approval.