From
Chris Hartmann
Title
Z180602 - Zoning Change - EpicCentral (City Council District 2). Zoning Change Plan for EpicCentral, creating a planned development district for hotel, restaurant, and entertainment uses. Lots 1-4, Block 1, Lots 1-4, Block 2, Lots 1-2, Block 3, and Lot 1, Block 4, Central Park Addition and TR 7 of Jose A Gill Abstract No. 1714, City of Grand Prairie, Dallas County, Texas, zoned PD-187 and PD-194, within the SH 161 Overlay District, and addressed as 1525 Arkansas Ln, 2100 W Warrior Trl, 2222 W Warrior Trl, 2252 W Warrior Trl, 2940 Esplanade, 2955 Esplanade, 2960 Esplanade, 2975 Esplanade, 2980 Esplanade, 2945 Epic Pl, 2958 Epic Pl, 2960 Epic Pl, 2970 Epic Pl, and 2975 Epic Pl. The owner/applicant is the City of Grand Prairie. (On July 1, 2019, 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:
Zoning Change and Concept Plan for EpicCentral, creating a planned development district for hotel, office, restaurant, multi-family, and entertainment uses. Lots 1-4, Block 1, Lots 1-4, Block 2, Lots 1-2, Block 3, and Lot 1, Block 4, Central Park Addition and TR 7 of Jose A Gill Abstract No. 1714, City of Grand Prairie, Dallas County, Texas, zoned PD-187 and PD-194, within the SH 161 Overlay District, and addressed as 1525 Arkansas Ln, 2100 W Warrior Trl, 2222 W Warrior Trl, 2252 W Warrior Trl, 2940 Esplanade, 2955 Esplanade, 2960 Esplanade, 2975 Esplanade, 2980 Esplanade, 2945 Epic Pl, 2958 Epic Pl, 2960 Epic Pl, 2970 Epic Pl, and 2975 Epic Pl.
PURPOSE OF REQUEST:
The purpose of the request is to create a planned development district to facilitate the development of this district as a regional destination for entertainment, cultural, and recreational attractions.
This zoning change will facilitate development east of the lakes and north of The Summit. This area is depicted on Exhibit i - Development Location.
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 |
LI |
Industrial and Commercial (Living Spaces, Solo Cup) |
|
|
MF-1 |
Multi-Family Residential |
|
|
PD-341 |
Multi-Family Residential |
|
|
C |
Institutional (Remynse Elementary School) |
|
South |
PD-364 |
Undeveloped (Site Plan approved for Main Event) |
|
|
PD-127 |
Single Family Residential |
|
|
PD-59 |
Undeveloped |
|
|
PD-58 |
Undeveloped, Office/Warehouse |
|
West |
MF-1 |
Multi-Family Residential |
|
|
PD-241A |
Industrial (Fresh Express) |
|
East |
PD-273A |
Undeveloped, Restaurant and Retail (Under Construction) |
|
|
PD-273A |
Institutional (Dubiski Career High School) |
PROPOSED USE CHARACTERISTICS AND FUNCTION:
EpicCentral is a consists of approximately 172 acres that includes Grand Prairie’s Public Safety Building, Epic Waters Indoor Waterpark, The Summit, and The Epic. EpicCentral is oriented around a system of five lakes and connected by trails and the boardwalk. Restaurants, hotels, and retail are additional elements envisioned for EpicCentral. Though notices were delivered to surrounding residents regarding the PD change, no development is envisioned at this time that would be immediately adjacent to an existing residential neighborhood.
CONFORMANCE WITH THE COMPREHENSIVE PLAN:
The 2018 Comprehensive Plan’s Future Land Use Map (FLUM) designation for this location is Commercial/Retail/Office and Parks and Recreation. The proposal is consistent with the FLUM with the exception of a 7.6 acre tract at Esplanade and Warrior Trl. The FLUM may need to be changed in the future if developed as a use other than Parks and Recreation.
The proposal is consistent with goals, policies, and objectives in the 2010 and 2018 Comprehensive Plans, including:
• Promote and enhance economic development strengths;
• Provide recreational options and protect open space; and
• Encourage a mix of integrated community uses within walking or bicycling distance.
DEVELOPMENT STANDARDS:
Land Use
The zoning change would establish a base zoning district of Office. Permissible uses shall be those provided for in Article 4 of the UDC for Office District with the exceptions and additions below.
• The following uses shall be allowed by right: The following uses shall be allowed by right: hotel, office, restaurant (with equal to or exceeding 75% of alcohol sales), restaurant (with alcohol sales including entertainment), kiosk restaurant, dinner theater, and brewpub.
• The following accessory use shall be allowed by right: helistop.
• The following uses shall require a Specific Use Permit: multi-family apartments, entertainment, and retail.
Density and Dimensional Standards
Development shall comply with the density and dimensional standards for Office District with the following exceptions:
• The maximum height shall be 120 feet;
• The maximum Floor Area Ratio (FAR) shall not apply; and
• Table B in Article 6 of the UDC shall be used to calculate the side yard setback when adjacent to residential.
City Partnership
Development that occurs through a partnership with the City of Grand Prairie shall conform to the Development Agreement. When there is a conflict between development and land use standards specified in the UDC and the Development Agreement, the Development Agreement shall take precedence.
All development within the boundaries of this Planned Development District that occurs through a partnership with the City of Grand Prairie shall not require site plan approval from the Planning and Zoning Commission and the City Council at a public hearing.
RECOMMENDATION:
At its July 1st meeting, the Planning and Zoning Commission voted 7-0 to recommend approval.
The Development Review Committee (DRC) recommends approval.
Body
AN ORDINANCE AMENDING THE ZONING ORDINANCE AND MAP TO REZONE APPROXIMATELY 180.07 ACRES OUT OF THE D R CAMERON AND JOSE A GILL SURVEYS, ABSTRACT NOS. 295, T567, AND 1714, FROM PLANNED DEVELOPMENT-187 DISTRICT AND PLANNED DEVELOPMENT-194 DISTRICT TO A PLANNED DEVELOPMENT FOR HOTEL, OFFICE, RESTAURANT, MULTI-FAMILY, AND ENTERTAINMENT USES, WITH A BASE ZONING OF OFFICE DISTRICT; SAID ZONING MAP AND ORDINANCE BEING 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 rezone and reclassify said property from its classification of Planned Development-187 District and Planned Development-194 District to a Planned Development for Hotel, Office, Restaurant, Multi-Family, and Entertainment Uses with a base zoning of Office District; and
WHEREAS, the Planning and Zoning Commission of Grand Prairie, Texas, held a public hearing on said application on July 1, 2019, after written notice of such public hearing before the Planning and Zoning Commission on the proposed rezoning had been sent to owners of real property lying within 300 feet of the property on which the change of classification 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 7 to 0 to recommend approval to the City Council of Grand Prairie, Texas, of the request that the hereinafter described property be rezoned from its classification of Planned Development-187 District and Planned Development-194 District to a Planned Development for Hotel, Office, Restaurant, Multi-Family, and Entertainment Uses with a base zoning of Office 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 16, 2019, 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, Grand Prairie, 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 all the matter of the proposed rezoning 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 from its classification of Planned Development-187 District and Planned Development-194 District to a Planned Development for Hotel, Office, Restaurant, Multi-Family, and Entertainment Uses with a base zoning of Office 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:
SECTION 1.
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:
“AN ORDINANCE AMENDING IN ITS ENTIRETY CHAPTER 28 OF THE CODE OF ORDINANCES KNOWN AS THE ZONING ORDINANCE 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…”
and passed and approved November 20, 1990, as amended, is hereby further amended so as to rezone from its classification of Planned Development-187 District and Planned Development-194 District to a Planned Development for Hotel, Office, Restaurant, Multi-Family, and Entertainment Uses with a base zoning of Office District; as depicted in Exhibit A - Location Map and legally described as LOTS 1-4, BLOCK 1; LOTS 1-4, BLOCK 2; LOTS 1-2, BLOCK 3; AND LOT 1, BLOCK 4, CENTRAL PARK ADDITION, CITY OF GRAND PRAIRIE, DALLAS COUNTY, TEXAS AND TARRANT COUNTY, TEXAS, ALONG WITH 2100 W. WARRIOR TRL., DESCRIBED AS TRACT 7 OF JOSE A GILL SURVEY, ABSTRACT NO. 1714, CITY OF GRAND PRAIRIE, DALLAS COUNTY, TEXAS, GENERALLY LOCATED WEST OF SH-161, SOUTH OF ARKANSAS LANE, AND NORTH OF WARRIOR TRAIL.
SECTION 2. Purpose and Intent
The intent of this Planned Development District is to encourage and facilitate the development of this district as a regional destination for entertainment, cultural, and recreational attractions.
SECTION 3. Applicability and Development Review
A. APPLICABILITY
1. 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;
2. 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;
3. Development that occurs through a partnership with the City of Grand Prairie, after approval and execution of a written Development Agreement by the City Council, shall conform to the Development Agreement. When there is a conflict between development and land use standards specified in the UDC and the Development Agreement, the Development Agreement may take precedence.
B. SITE PLAN REVIEW
1. Accelerated Development Review - Site Plan approval for development within the boundaries of this Planned Development District that occurs through a partnership with the City of Grand Prairie, after approval and execution of a written Development Agreement by the City Council, may be approved administratively by the City Manager or his designee.
2. Public Hearing Required - Site Plan approval for development within the boundaries of this Planned Development District that does not occur through a partnership with the City of Grand Prairie shall require site plan approval from the Planning and Zoning Commission and the City Council at a public hearing.
SECTION 4. Development Standards
A. BASE ZONING DISTRICTS
1. Development shall conform to the requirements for Office (O) District unless otherwise specified herein.
B. PERMISSIBLE USES
1. Permissible uses shall be those provided for in Article 4 of the UDC for Office (O) District with the following exceptions and additions.
2. The following uses shall be allowed by right: hotel, office, restaurant (with equal to or exceeding 75% of alcohol sales), restaurant (with alcohol sales including entertainment), kiosk restaurant, dinner theater, and brewpub.
3. The following use shall be allowed by right as an accessory use: helistop.
4. The following uses shall require a Specific Use Permit: multi-family apartments, entertainment, and retail.
C. DENSITY AND DIMENSIONAL REQUIREMENTS
1. Non-residential development shall comply with the density and dimensional standards for Office (O) District with the following exceptions.
a. The maximum height shall be 120 ft.
b. Maximum Floor Area Ratio (FAR) shall not apply.
c. Article 6, Table B of the UDC shall be used to calculate the side yard setback when adjacent to residential.
SECTION 5. Variances
Notwithstanding the provision in Section 3.A.3 of this Ordinance, requested variances to the requirements of this Ordinance shall require approval by the City Council upon recommendation of the Planning and Zoning Commission.
Consideration of any appeal is conditioned upon the applicant demonstrating that such appeal will fulfill the total intent of these regulations if the appeal is granted. Appeals to these regulations shall be granted only when an applicant demonstrates that an alternative design or measure provides an equal or greater level of quality and standard of development as that mandated by these regulations.
SECTION 6. THAT 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.
SECTION 7. THAT all ordinances or parts of ordinances in conflict herewith are specifically repealed.
SECTION 8. 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 the 16th day of July, 2019.
Ordinance No. 10664-2019
Zoning Case No. Z180602
Planned Development No. 390