From
Chris Hartmann
Title
S200106 - Site Plan - Twin Peaks at Epic West Towne Crossing (Commissioner Hedin/City Council District 2). Site Plan for Twin Peaks, an 8,152 sf restaurant. Lot 7R (proposed), Block B, Epic West Towne Crossing Phase 1, in the C. J. Babcock Survey, Abstract 59, City of Grand Prairie, Dallas County, Texas, 1.917 acres zoned PD-364 and located in the SH-161 Corridor Overlay District. The agent is William Winkelmann, Winkelmann & Associates, the applicant is Paul Stevens, Twin Peaks Restaurant, and the owner is Mark Davis, Epic West Towne Crossing LP. (On January 6, 2020, 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 Twin Peaks, an 8,152 sf restaurant on 1.92 acres. Lot 7R (proposed), Block B, Epic West Towne Crossing Phase 1, in the C. J. Babcock Survey, Abstract 59, City of Grand Prairie, Dallas County, Texas, 1.917 acres zoned PD-364 and located in the SH-161 Corridor Overlay District.
PURPOSE OF REQUEST:
The applicant intends to construct an 8,152 sf restaurant on 1.92 acres. Any development in a planned development district or overlay district requires City Council approval of a Site Plan. Development at this location requires site plan approval by City Council because the property is zoned PD-364 and is within the SH 161 Overlay District.
ADJACENT LAND USES AND ACCESS:
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-390 |
The Summit; EpicCentral |
|
South |
PD-143 |
Undeveloped |
|
West |
PD-127 |
Elementary School; Single-Family Residential |
|
East |
PD-364 |
Epic East; SH-161 |
HISTORY:
• July 18, 2017: City Council approved PD-364, a planned development district for retail, restaurant and entertainment uses.
• August 1, 2017: The Planning and Zoning Commission approved a preliminary plat for Epic Towne Crossing West.
• September 11, 2017: Planning and Zoning Commission approved a final plat for Epic West Towne Crossing, Phase 1, creating Lot 1, Block A, Lots 1-7, Block B, Lot 1, Block C, and Lot 1, Block D.
• December 3, 2018: Planning and Zoning Commission approved an amending plat to revise easements and create a separate maintenance lot for Kirby Creek.
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The proposed use is a full service restaurant. The site plan includes the restaurant, dumpster enclosure, drive aisles, and 127 parking spaces. The site is accessible directly from Esplanade and the SH 161 Service Road via an access drive to be constructed by the developer. A replat of Lot 7, Block B will be required to establish a lot for the restaurant, as well as an access easement across the adjoining property.
ZONING REQUIREMENTS:
Density and Dimensional Requirements
The property is subject to density and dimensional requirements in Article 6 of the Unified Development Code (UDC). The following table summarizes these requirements. The proposal meets the density and dimensional requirements.
|
Table 2: Site Data Summary |
|
Standard |
Required |
Provided |
Meets |
|
Min. Lot Area (Sq. Ft.) |
5,000 |
83,522 |
Yes |
|
Min. Lot Width (Ft.) |
50 |
345 |
Yes |
|
Min. Lot Depth (Ft.) |
100 |
227 |
Yes |
|
Front Setback (Ft.) |
25 |
27.5 |
Yes* |
|
Rear Setback (Ft.) |
0 |
N/A |
Yes |
|
Max. Height (Ft.) |
25 |
23.7 |
Yes |
*Dumpster in front yard setback due to double frontage lot
Landscape and Screening
The property is subject to landscape and screening requirements in Article 8 and Appendix F of the UDC. The table below summarizes these requirements. The proposal meets or exceeds the landscape and screening requirements with the exception of parking lot trees.
|
Table 3: Landscape & Screening Requirements |
|
Standard |
Required |
Provided |
Meets |
|
Landscape Area (Sq. Ft.) |
8,345 |
8,345 |
Yes |
|
Site Trees |
17 |
17 |
Yes |
|
Street Trees |
7 |
7 |
Yes |
|
Parking Lot Trees |
13 |
12 |
No |
|
Shrubs |
167 |
167 |
Yes |
|
Seasonal Plantings |
126 |
240 |
Yes |
|
Dumpster Enclosure |
Masonry Enclosure |
Masonry Enclosure |
Yes |
Building Design
The building is primarily clad in cement fiber and stucco siding with stone and metal panel accents. The following tables address Appendix F building requirements:
|
Table 4: Windows Street-Facing Facades (min. 30%) |
|
Facade |
Windows |
|
North |
24.2% |
|
South |
3.5% |
|
West |
7.2% |
|
East |
19.4% |
|
Table 5: Covered Walkways (min. 25%) |
|
Facade |
Covered Walkways |
|
North |
75% |
|
South |
7% |
|
West |
42% |
|
East |
91% |
|
Table 6: Menu Items (min. 6 required) |
|
Materials Mix 60% or less |
|
Color Contrast |
|
Articulated Public Entrance |
|
Articulation Elements |
|
Canopy Variation |
|
Enhanced Windows |
VARIANCES:
1. Window calculation: Appendix F requires windows along 30% of street facing façades. The site has street frontage on both the east and west facades, with the west facade primarily serving as “back of house”, including the dumpster and enclosure. The closest nearby restaurant is Olive Garden, which received a variance for windows in 2018. That restaurant also used brick veneer to create “false” windows as part of the window calculation. The windows proposed by Twin Peaks are transparent.
2. Parking lot trees: Parking lot trees are required at a rate of 1 per 10 parking spaces, and no more than 10 consecutive parking spaces are allowed without a tree island. The applicant requests variances to both of these requirements in order to provide more parking spaces. This request is consistent with other sites in Epic West.
3. Excess Parking Spaces: The applicant requests to exceed the required parking by 45 spaces, which is consistent with other sites in Epic West.
RECOMMENDATION:
The Development Review Committee (DRC) recommends approval, noting that signage is not approved with the Site Plan and will be reviewed under separate permit.