From
Chris Hartmann
Title
S200202 - Site Plan - Longhorn Steakhouse at Epic West Towne Crossing (City Council District 2). Site Plan for a 5,660-sq. ft. restaurant on 1.463 acres. Lot 6R, Block B, Epic West Towne Crossing Phase 1, City of Grand Prairie, Dallas County, Texas, zoned PD-364, within the SH-161 Corridor Overlay District, and addressed as 3134 S HWY 161. The applicant is James Powell, Darden, the consultant is Kourtnie Airheart, CDS Development, and the owner is John Weber, Epic West Towne Crossing LP. (On February 3, 2020, the Planning and Zoning Commission recommended approval of this request by a vote of 7-0).
Presenter
David P. Jones, AICP, Chief City Planner
Recommended Action
Approve
Analysis
SUMMARY:
Site Plan for a 5,660-sq. ft. restaurant on 1.463 acres. Lot 6R, Block B, Epic West Towne Crossing Phase 1, City of Grand Prairie, Dallas County, Texas, zoned PD-364, within the SH-161 Corridor Overlay District, and addressed as 3134 S HWY 161.
PURPOSE OF REQUEST:
The applicant intends to construct a 5,660 sq. ft. restaurant on Lot 6R, Block B, Epic West Towne Crossing Phase 1. Development in a Planned Development District or a 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-3 and within the SH-360 Corridor Overlay District.
The purpose of site plan approval is to ensure that development meets requirements in the Unified Development Code (UDC), provides adequate circulation, and uses quality site planning techniques. The UDC identifies criteria for evaluating proposed developments. Criteria include density and dimensional standards, landscaping and screening requirements, and architectural design for special districts.
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 |
Creek; SP Approved for Twin Peaks |
|
South |
PD-364 |
Restaurant (Olive Garden) |
|
West |
PD-364 |
Retail/Restaurants |
|
East |
PD-364 |
Undeveloped |
PROPOSED USE CHARACTERISTICS AND FUNCTION:
The applicant is proposing to construct a 5,660 sq. ft. restaurant. The site will be accessible from two points on Esplanade. The first drive, already constructed, will provide direct access. The second drive will provide access via a mutual access drive across the Olive Garden site.
The Site Plan includes the 5,660 sq. ft. building, parking, fire lane and access drives, and a dumpster enclosure.
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 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 |
Meets |
|
Min. Lot Area (Sq. Ft.) |
5,000 |
63,719 |
Yes |
|
Min. Lot Width (Ft.) |
50 |
244.23 |
Yes |
|
Min. Lot Depth (Ft.) |
100 |
232.16 |
Yes |
|
Front Setback (Ft.) |
25 |
25 |
Yes |
|
Rear Setback (Ft.) |
0 |
0 |
Yes |
|
Max. Height (Ft.) |
25 |
24* |
Yes |
|
Max. Floor Area Ratio |
.5:1 |
.08:1 |
Yes |
*The flag poles on the roof extend to a height of 33.5 ft. Article 6 of the UDC allows certain features to be constructed 15 ft. higher than the maximum height requirement if not more than one-third of the total roof area is consumed by such features and the features are set back from the edge of the roof a minimum distance of one foot for every foot by which such features extend above the roof surface of the principal building to which they are attached. The flag poles require an exception because they are set back 3 ft. from the roof.
Parking
Appendix F states that parking calculations in Article 10 of the UDC shall serve as parking maximums. The proposal includes 93 parking spaces, which exceeds the maximum allowed.
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 |
|
Standard |
Required |
Provided |
Meets |
|
Area (Sq. Ft.) |
6,372 |
19,645 |
Yes |
|
Trees |
22 |
16 |
Yes* |
|
Shrubs |
128 |
194 |
Yes |
|
Seasonal Color (C.G.) |
96 |
364 |
Yes |
*The UDC allows shrubs to be substituted for trees at the rate of 10 shrubs equal one tree. The applicant is proposing to substitute 60 shrubs for six trees.
APPENDIX F STANDARDS:
Building Design
The exterior building materials include brick, stone, stucco, and fiber cement siding. Appendix F contains two windows requirements. The first is that facades shall include windows in an area that equals 50% of the overall vertical surface of all facades or that equals 50% of the length of all facades. The second requirement is that windows shall account for 30% of the area of street-facing facades. The building includes wood shutters on the west, north, and south facades. The applicant is proposing that the wood shutters count towards the window requirements and are included in the calculations below. The proposed building elevations do not meet the window requirements.
|
Table 4: Windows |
|
Façade |
Required |
Provided |
Meets |
|
West |
30% |
7% |
No |
|
East |
30% |
16% |
No |
|
Total (Area) |
50% |
23% |
No |
|
Total (Length) |
50% |
35% |
No |
Menu Items
Appendix F requires that applicants provide Menu Items from four categories: Usable Open and Pedestrian Walkways, Site Design and Building Orientation, Building Design, and Healthy, Smart, and Sustainable Community. The table below lists the Menu Items included in the proposal. The proposal includes 13 Menu Items and exceeds the Appendix F Menu Items requirements.
|
Table 5: Appendix F Menu Items |
|
Category |
Amenity |
|
Building Design |
Materials Mix |
|
Building Design |
Stone Accent |
|
Building Design |
Color Contrast |
|
Building Design |
Articulated Public Entrance |
|
Building Design |
Roof Profile Variation |
|
Building Design |
Articulation Elements |
|
Building Design |
Canopy Variation |
|
Building Design |
Design Elements |
|
Healthy, Smart & Sustainable Community |
70% Native Plants |
|
Healthy, Smart & Sustainable Community |
Recycling Program |
|
Healthy, Smart & Sustainable Community |
Pollinator Friendly Flowers |
|
Alternative Compliance |
Foundation Plantings |
|
Alternative Compliance |
Enhanced Landscape Area |
|
Alternative Compliance |
Darden Harvest Program |
|
Alternative Compliance |
Community Involvement |
VARIANCES:
City Council may approve variances to Appendix F if the applicant demonstrates that the proposal meets the intent of the ordinance and that the alternative design or measure provides an equal or greater level of quality and standard of development as mandated by the regulations.
As a part of this Site Plan, the applicant is requesting the variances listed below.
1. Windows on Street-Facing Facades. Appendix F requires that windows account for 30% of street-facing facades. Windows account for 7% of the west facade and 16% of the east facade when 30% is required.
2. Total Windows. Appendix F requires that windows account for 50% of the area of all facades or 50% of the length of all facades. Windows account for 35% of the length of all facades when 50% is required.
3. Number of Parking Spaces. The proposed number of spaces exceeds what is allowed.
4. Maximum Height of Architectural Features: The maximum height of the architectural roof is 24 ft. The flag poles on top of the building extend to 33.5 ft. Article 6 of the UDC allows certain features to be constructed 15 ft. higher than the maximum height requirement if not more than one-third of the total roof area is consumed by such features and the features are set back from the edge of the roof a minimum distance of one foot for every foot by which such features extend above the roof surface of the principal building to which they are attached. The flag poles require an exception because they are set back 3 ft. from the roof.
RECOMMENDATION:
The Development Review Committee (DRC) recommends approval with the condition that the applicant add windows to the east facade.
At its February 3, 2020 meeting, the Planning and Zoning Commission voted unanimously to recommend approval as requested by the applicant.