From
Chris Hartmann
Title
S151201 - Site Plan - Ikea (City Council District 2). Approve a Site Plan authorizing the development of a 296,836 sq. ft. IKEA, an international retail store that specializes in selling ready to assembly furniture, home appliances and décor, on Lot 1 (a 31.5908 acre tract) of the proposed Mayfield Road Retail Addition. The Site Plan includes a 13.7544 acre out lot, Lot 2 of the proposed Mayfield Road Retail Addition that is being reserved for future development. The subject 45.3452 acre property, zoned Planned Development 294 (PD-294) for General Retail (GR) District uses, is located at the southeast corner of S.H. 161 and Mayfield Road. The property is also located within the S.H. 161 Corridor Overlay District. The applicant is Michael Doggett, Winkelmann and Associates and the owner is Rick O'Brien, Campbell-Mayfield Road LP. (On December 7, 2015, the Planning and Zoning Commission recommended approval of this request by a vote of 8-0).
Presenter
Chief City Planner Jim Hinderaker
Recommended Action
Approval
Analysis
SUMMARY:
Consider a request to approve a Site Plan authorizing the development of a 296,836 sq. ft. IKEA, an international retail store that specializes in selling ready to assembly furniture, home appliances and décor, on Lot 1 (a 29.702 acre tract) of the proposed Mayfield Road Retail Addition. The Site Plan includes a 15.577 acre outlot, Lot 2 of the proposed Mayfield Road Retail Addition, that is being reserved for future development. The subject 45.279 acre property, zoned Planned Development 294 (PD-294) for General Retail (GR) District uses, is located at the southeast corner of S.H. 161 and Mayfield Road. The property is also located within the S.H. 161 Corridor Overlay District.
ADJACENT LAND USES AND ACCESS:
North - Directly north is Mayfield Road, which is classified on the Master Transportation Plan (MTP) as a four lane divided arterial (P4D). Across Mayfield Road, at the hard northeast corner of Mayfield and SH 161, is a 6.6 acre vacant tract zoned Planned Development 266 (PD-266) for Commercial One (C-1) uses. East of this property is a vacant out-parcel zoned Planned Development 91 (PD-91) for planned development uses, which appears to allow both residential and commercial uses. East of the noted out-parcel is the First Baptist Church of Grand Prairie campus, which is also zoned PD-91. Access to these vacant tracts will be from SH 161, Mayfield Road and established cross access easements.
South - Directly south of the subject property is a vacant tract of land zoned Planned Development 294 (PD-294), which is the same zoning classification as the subject property. Future access to this tract will likely come from SH 161, Robinson Road, and from yet to be platted private access easements and/or public roadways.
East - Directly east is Robinson Road, which is classified on the Master Transportation Plan (MTP) as a four lane divided arterial (P4D). Farther east is the Greenwood Addition No. 2 and a portion of the Royal Valley Estates Addition, both single-family detached residential zoning districts. At the southwest hard corner of Mayfield Road and Robinson Road is a stand-alone 0.64 acres tract zoned PD-294A for commercial uses. At the southeast hard corner of the same intersection are two tracts totaling 2.58 acres zoned PD-152A for General Retail (GR) District uses. Future access to these tracts will likely come from Robinson Road, and from yet to be platted private access easements and/or public roadways.
West - Directly west of the subject property is SH 161.
Note: The subject property is also located within the I-20 Corridor Overlay District, but as the I-20 Corridor Overlay District standards are identical to the SH 161 Corridor Overlay District standards, staff has not listed the district as a separate set of standards within this report.
PURPOSE OF REQUEST:
Section 16.2.1 of the Article 16 of the UDC, stipulates that site plan approval is required whenever a project is located within a planned development zone district (in this case PD-294) and/or a designated corridor overlay district (in this case SH 161 Corridor Overlay District). As such, the development proposal must meet the minimum requirements prescribed within the UDC for the property’s underlying zoning district classification, as applicable, and also adhere to the additional architectural standards specified in Appendix F: Corridor Overlay District Standards of the UDC.
To comply with the above noted requirement, Campbell-Mayfield Road LP and Winkelman & Associates, the property owner and applicant, respectively, seek City Council approval of a Site Plan application to obtain authorization allowing IKEA to develop their retail store on a 31.5908 acre tract of land, together with a13.7544 acre out-parcel reserved for future development. The 45.3452 acre property is located south of Mayfield Road and between SH 161 and Robinson Road.
CHARACTERISTICS AND FUNCTION:
Use:
IKEA, an international retail store that specializes in selling ready to assembly furniture, home appliances and décor, seeks to construct and operate a retail store. Phase 1 of the proposal includes: a 296,836 sq.ft. single-story, steel framed w/metal-insulated-panel exterior walled building, concrete paved private access roads, concrete parking & drive aisles, loading docks, detention ponds and landscape improvements. Phase 2 of the proposal includes a 40,222 sq.ft. expansion of the store and converts a portion of the landscape area located at the south end of the Phase 1 parking lot into additional parking. The balance of the property, specifically the 15.577 acre out-parcel to be legally known as Lot 2 of the proposed Mayfield Road Retail Addition, is being reserved for future commercial development. A separate site plan will review will be required at the time of development of this out-parcel.
Staff has classified the proposed retail store/use as a Furniture Store as listed by the North America Industry Classification System (NAISC) as Code No. 442110 and defined as “[An] industry comprises establishments primarily engaged in retailing new furniture, such as household furniture (e.g., baby furniture box springs and mattresses) and outdoor furniture; office furniture (except those sold in combination with office supplies and equipment); and/or furniture sold in combination with major appliances, home electronics, home furnishings, or floor coverings.” In accordance with Article 4 of the Unified Development Code (UDC), a Furniture Store is a permitted use by right in the General Retail (GR) District. As such, the proposed use complies with PD-294.
Lot & Dimensional Standards:
The subject property is zoned PD-294 with General Retail (GR) District standards. The following table provides detailed dimensional requirement information for proposed Lot 1, which is the IKEA store site. Lot 2 is an out-parcel and is not formally being reviewed as part of this site plan review. As proposed, the development meets or exceeds all minimum lot & dimensional standards.
Note: Both Lots 1 and 2 are also being reviewed, to ensure that the minimum dimensional standards and dedication of necessary access and utility easement, as part of preliminary plat application (P151201- Mayfield Road Retail Addition) that was submitted concurrently with this application.
|
Ordinance Provision |
PD-294 & GR Zone District Standards |
Proposed Conditions |
Meets |
|
Min. Lot Size |
20,000 s.f. |
29.702 acres |
Yes |
|
Min. Lot Width |
100 ft. |
Approx. 989 ft. @ narrowest pt. |
Yes |
|
Min. Lot Depth |
150 ft. |
Approx. 1250 ft. |
Yes |
|
Front Yard Setback |
25 ft. |
149 ft. @ SH 161 90 ft. @ Mayfield Road 610 ft. from south property line |
Yes |
|
Internal Side Yard |
10 ft. |
203 ft. @ east property line |
Yes |
|
Rear Yard Setback |
0 ft. |
N/A |
N/A |
|
Bldg. Separation |
|
N/A |
N/A |
|
Bldg. Height |
50 ft. |
44.6 ft. |
Yes |
|
Bldg. Coverage |
0.35:1 Max. Floor Area Ratio |
0.23:1 @ Phase 1 0.26:1 @ Phase 2 |
Yes |
|
Paving Type |
Concrete or Equivalent |
Concrete |
Yes |
Access:
Access to the subject property is proposed from two new private roadway locations - one onto S.H. 161, to be named IKEA Place, and another onto Mayfield Road, to be named IKEA Way. As the subject property, the 29.70 acre tract, is part of larger retail tract totaling 45.3452 acre, these access points and private roadways are being established as mutual-access easements to ensure that there is legal access to the balance of the future retail development and to also limit the necessity for additional access drives onto these arterial streets to serve future development. As part the Mayfield Road Retail Addition preliminary plat, a third access connection at Robinson Road and an extension of the east/west internal private road is being provided. However, this access connection and internal roadway are not needed as part of the IKEA development and therefore the connection and internal roadway will not be built with this project, but will be deferred to a future date when the development of the surrounding property warrants the connection and construction of the roadway.
As required by the city, Lee Engineering, LLC submitted a Traffic Impact Analysis (TIA) study that reviewed the traffic impact the development will likely have on the overall circulation of the project site and surrounding roadways based on vehcile trips anticipated to be generated by the IKEA store. A summary of that report is included within the P & Z packet. Staff has reviewed the report and is substantially in agreement with it
Parking Standards:
|
Proposed Use/Parking |
Parking Rate/sq.ft. |
Required |
Proposed |
Meets |
|
Retail Sales (Phase I) Retail Sales (Phase II) |
1/275 |
1,080 1,226 |
1,130 1,212 |
Yes No |
|
Restaurant (on-site cafeteria) Applies only if sq.ft. over 20% of total area of store |
1/100 of dining and waiting area |
|
|
N/A |
|
Handicapped Spaces |
20 PLUS 1 for each 100 spaces over 1,000 |
22 23 |
26 26 |
Yes |
|
Max. Parking (Phase 1) (115% of Required Parking) |
|
1,242 |
1,130 |
Yes |
Note: The Development Review Committee, in accordance with 10.13.1 of Article 10 of the UDC, approved the reduction in the required amount of parking for Phase 2 build out from 1,226 spaces to 1,212 spaces.
Building Elevations - Articulation and Masonry Standards:
IKEA is a very unique company with a very strong corporate identity. The IKEA logo was designed in 1943. They are truly an international retailer that is at the forefront of international business. Their corporate identity is unique in that their name sells products. From a brand recognition standpoint, they are very similar to Apple.
IKEA strongly believes that their international success is based on their strong corporate identity and strong corporate brand. In order for the Grand Prairie site to be considered as a potential site for an IKEA store, its corporate image for the store is non-negotiable. This gives IKEA a high “brand recognition” in whatever market they decide to open a store.
During staff's initial conversations with IKEA representatives, staff was informed that any decision by IKEA to locate in Grand Prairie would be predicated on the city's willingness to grant full adherence to their worldwide corporate branding and image, which includes the use of bright blue and gold colors, interstate navigation signage, and a building construction style that is industrial in appearance with straight lined facades finished with structural insultated metal panels with no embellishments other than surface reveals. IKEA representatives further stated to staff that any requirement or mandate by the city to require IKEA to adhere to the city's adopted S.H. 161 Corridor Overlay District standards was a non-starter for their corporate decision makers looking at sites in which to locate a new store in the Metroplex.
While staff does not discount the importance of the overlay’s building facade standards, staff contends that an IKEA store is a unique and a one-of-a-kind opportunity. Staff did raise the question about their proposed use of structural insultated metal panels in lieu of concrete tilt-wall, which is the material used on the IKEA store located in Frisco, TX. IKEA representative responded by saying that the decision to move away from concrete tilt-wall to the metal panels was a corporate-wide decision to address the problem the company was having with the exterior paint (the bright blue corporate color) fading too quickly when applied to masonry walls. In the end, staff contents that IKEA is an exceptional and sought after retailer. Staff suggests that the approval of an IKEA store along the State Highway 161 Corridor, without adherence to our building design standards, simply out-weighs the benefit of an enhanced building design. Much like the Outlet Mall from a regional draw perspective, the approval of this store will most definitely create an environment that attracts other retailers to the corridor and will likely create the needed synergy to kick start the full development of the area.
Staff anticipates that not only will Grand Prairie benefit from the regional draw of IKEA shoppers here to spend their out of town dollars in Grand Prairie, but those same shoppers will have an opportunity to see and discover other shopping venues and attractions in our community that may make Grand Prairie a future destination spot for these individuals and families that may not have otherwise ever considered Grand Prairie. For these reasons, staff is very supportive of IKEA store as presented.
Landscape and Screening:
The landscape and screening requirements of the subject site are governed Planned Development 294 (PD-294), Article 8 (as General Retail) of the UDC, and Section 4 of Appendix F of the UDC as shown below. Perimeter screening are not proposed or required as there is no residential adjacency or proposal for outdoor storage, which are triggers for screening requirements.
|
Ordinance Provision (PD-294) |
Standards |
Existing/Proposed Conditions |
Meets |
|
Minimum Landscape Area (10%) |
Minimum landscape area 129,662 sq.ft. |
372,720 provided |
Yes |
|
Parking Lot/Drive Aisle Buffer |
30 feet |
30 feet provided |
Yes |
|
Parking Lot Hedgerow |
36’ Hedgerow, Berm, or wall |
36” Berm w/landscaping |
Yes |
|
Required Number of Total Trees (1/500 sq.ft.) |
260 trees |
260 |
Yes |
|
Street Trees: |
1 tree/25 to 50 l.f. |
Provided |
Yes |
|
Parking Lot Trees: |
1 tree/20 spaces |
Provided |
Yes |
|
All trees are minimum 3 in. caliper |
|
|
Yes |
|
All parking lot islands minimum 5 ft. wide |
|
|
Yes |
|
Required Number of Shrubs (1/50 sq. ft.) |
2,593 |
2,617 |
Yes |
|
Sidewalk Along Roads |
|
5 ft. wide |
Yes |
|
Fence (Outside Storage) |
N/A |
N/A |
N/A |
|
Dumpster Enclosure |
Masonry Enclosure |
Chain Link w/grey mesh screening material |
No |
|
Loading Dock Screening Wall |
8-foot wall, berm, or landscaping of a length capable of screenings trailers |
Provided |
Yes |
Dumpster Enclosure:
The applicant is proposing to utilize a trash compactor that will be located at the north side of the building along the east side loading dock/doors. The applicant further proposes to utilize two large roll-off dumpsters that will be screened by a 10-foot chain link fence with a grey mesh screening material. The dumpsters are located next to the trash compactor. In addition to the screening fence, the applicant has bolstered the level of landscaping along the northwest corner of the property to better screen the back off house operations including the loading dock area and dumpsters.
Outdoor Storage/Display:
No outdoor storage or display of product is proposed or considered as part of this review.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The subject property is designated as appropriate for Commercial/Retail/Office on the Future Land Use Map (FLUM). The proposal is consistent with the FLUM. Annually the City amends the FLUM to resolve conflicts between zoning and FLUM designations.
REQUESTED APPEALS BY OWNER/APPLICANT:
1. Building Facade Material Standards - the applicant is seeking a full waiver of the masonry standards in order to utilize the new corporate-wide mandated exterior facade material in use all new IKEA stores, which is structural insultated metal panels painted bright blue with gold lettered signage.
2. Building Facade Articulation Standards - the applicant is seeking a full waiver of all articulation standards.
RECOMMENDATION:
Development Review Committee recommends approval of the request.