Min - Planning and Zoning Commission - 2016 - 11/01 - RegularNovember 1, 2016
PLANNING AND ZONING COMMISSION
Regular Meeting
November 1, 2016
CITY OF ALLEN
ATTENDANCE:
Commissioners Present:
Jeff Cocking, Chair
Ben Trahan, 1" Vice -Chair
Stephen Platt, Jr., V Vice -Chair
John Ogrizovich
Luke Hollingsworth
Michael Ort
Shirley Mangrum
Absent:
City Staff Present:
Chris Flanigan, PE, Director of Engineering
Ogden `Bo" Bass, AICP, Director of Community Development
' Brian Bristow, Assistant Director of Parks and Recreation
Madhuri Mohan, AICP, Senior Planner
Meredith Norge, Planner
Kevin Laughlin, City Attorney
Call to Order and Announce a Quorum is Present:
With a quorum of the Commissioners present, Chairman Cocking called the meeting to order at 7:00 p.m
in the City Hall Council Chambers Room at Allen City Hall, 305 Century Parkway.
Director's Renort
1. Action taken on the Planning & Zoning Commission items by City Council at the October 25, 2016,
regular meeting, attached.
Consent Anenda (Routine P&Z business. Consent Agenda is approved by a single majority vote. Items
may be removed for open discussion by a request from a Commission member or member of staff)
2. Approve minutes from the October 18, 2016, regular meeting
Motion: Upon a motion by 26^ Vice -Chair Platt, and a second by
Commissioner Mangrum, the Commission voted 7 IN FAVOR, and 0
' OPPOSED to approve the Consent Agenda.
The motion carried.
November 1, 2016
Regular Agenda
3. Revised Preliminary Plat— Consider a Revised Preliminary Plat for Allen High Point Addition, Block
A, Lots 1, 2, 3, and 4, being 14.4801+/- acres; generally located at the northwest corner of Exchange
Parkway and Greenville Avenue. (PP -8/26/16-75) [Allen High Point Addition]
Ms. Meredith Norge, Planner, presented the item to the Commission. She stated that the item is a
Preliminary Plat for Allen High Point Addition. She said that the property is located at the northwest comer
of Greenville Avenue and Exchange Parkway. The properties to the north and east (across Greenville
Avenue) are zoned Shopping Center SC and Single Family Residential R-7. The property to the south
(across Exchange Parkway) is zoned Community Facility CF. The property to the west is zoned Planned
Development PD No. 58 Multi -family Residential W.
Ms. Nurge said that a Concept Plan for a grocery anchor, bank and fueling station was approved in January,
2014. A Preliminary Plat for Lots 1-3, Block A, was approved in August, 2014. This Revised Preliminary
Plat shows a total of four lots (the original Lot 3 is being further subdivided).
The Revised Preliminary Plat is the next step in the development process. The subject Revised Preliminary
Plat shows the property subdivided into four lots.
There are three proposed access points. There is one access point located on Greenville Avenue. There are
two access points located on Exchange Parkway. The plat also shows various easements and right-of-way
dedication required for development of the site.
The Revised Preliminary Plat has been reviewed by the Technical Review Committee, is generally
consistent with the Concept Plan, and meets the requirements of the Allen Land Development Code.
Commission Ogrizovich asked if there was a change in the proposed tenants to the lots.
Ms. Norge said that Lot 3 will be the site of Hat Creek Burger, Lot 4 will be the site of the bank, and Lot 2
will be the site of the fueling station.
Motion: Upon a motion by P' Vice -Chair Trahan, and a second by Commissioner
Hollingsworth, the Commission voted 7 IN FAVOR, and 0 OPPOSED to
approve the Revised Preliminary Plat for Allen High Point Addition, Block
A, Lots 1, 2, 3, and 4, being 14.4801+/- acres; generally located at the
northwest corner of Exchange Parkway and Greenville Avenue. (PP -8/26/16-
75) [Allen High Point Addition]
The motion carried.
4. Public Hearing — Conduct a Public Hearing and consider a request to establish a Planned Development
and adopt Development Regulations, a Concept Plan, and Building Elevations, for Lot 1, Block A,
Allen High School Addition, a 6.248+/- acre portion of land situated in the Peter Wetsel Survey,
Abstract No. 990; generally located north of Main Street and east of Jupiter Road. (Z-9/30/16-96)
[Lowery Freshman Center]
' Mr. Bo Bass, Director of Community Development, presented the item to the Commission. He stated that
the item is a request to rezone Planned Development No. 6 (which has been in existence since 198 1) and a
Community Facilities district into a Planned Development with a base zoning of Community Facilities.
November 1, 2016
' Mr. Bass said that the site is generally located north of Main Street and east of Jupiter Road and is
commonly known as the Lowery Freshman Center, formerly Allen High School. He highlighted the fact
that this is an important AISD facility and worthy of substantial investment to renovate and expand in the
future, which is the essence of this case. He provided an overview of the existing site pointing out the major
buildings and facilities as they exist today and remaining undeveloped property. He stated that if the
proposal is approved by the City Council, the new Planned Development will encompass both the existing
facilities and the vacant property, a total of 39.7± acres.
Mr. Bass explained the structure of Planned Development No. 6 and the requirement to have all subsequent
site plans approved by the Commission following a public hearing. He said that was a common practice
when the PD was approved in 1981. However, the present day PD process includes a detailed concept plan
review and requires two public hearings prior to approval. Thus, the process envisioned in 1981 is
essentially being met through the current public hearing process and additional site plan approval by the
Commission is no longer necessary. Mr. Bass then highlighted the surrounding zoning districts and land
uses,
Mr. Bass showed the proposed concept plan for the subject property and stated that it is a complex project
so he would break down all the different elements in the remainder of his presentation to make it easier to
understand. First, he pointed out that a portion of the site is currently zoned Shopping Center SC, which is
not an appropriate zoning category for a school site. To that end, if approved, the proposed PD would rezone
the entire site to a base district of Community Facility CF. He then showed a graphic indicating the portions
of the site that are to remain, be removed, and where new development is proposed. He stated that the main
portion that will remain is the 70,428 sq. ft. building off Main Street that houses 17 classrooms, the tennis
courts and stadium as well as field house buildings north of the stadium. The rest of the existing structure
' will be demolished and redeveloped to provide better circulation and parking. The new development will
occur on the rest of the site with a 313,600 ± sq. ft. building that will house approximately 63 classrooms,
as well as new practice turf areas and additional parking.
The Lowery Freshman Center will have eight points of access. There are two points of access on Main
Street, two points of access on Jupiter Rd, two points of access on Greenville Ave., and two points of
access on Pebblebrook Dr. Pebblebrook Dr. will also be widened with this development. Mr. Bass then
discussed the proposed screening standards and the public input received by the school district when they
conducted their public meetings with surrounding residents. He said that ultimately the school district
desires to provide appropriate screening and may utilize a combination of masonry walls and wrought iron
fencing for a portion of the screening to respect the existing tree lines. Ultimately, City Staff is supportive
of either as it is an improvement over the existing chain linked fence that exists today.
Mr. Bass then provided a map indicating the drop off/pick up circulation patterns for the facilities for both
buses and parents. He provided color elevations and an overview of the proposed PD regulations, which
generally encompass the concept plan, building elevation, screening and traffic improvements discussed
throughout the presentation. He reiterated that if any major changes occur, then the school district will be
required to come back through the PD process to request amendments. He highlighted the fact that the
traffic improvements will be implemented to the greatest extent possible given the site constraints and that
the proposal has been fully vetted by the Engineering Department, Fire Department and CWT), and deemed
acceptable. He stated that concerns have been raised regarding the effect the traffic will have on
Pebblebrook Dr. and that the City, in conjunction with the school district, will participate in the widening
of Pebblebrook Dr. from the existing 31 ft. right of way to 37 feet to allow for three lanes of traffic. He
' stated that Staff is in support of the proposal and recommends approval.
Chairman Cocking stated that before the Commission moved on to questions and the public hearing he
wanted to ask a clarifying legal question. He said that it was his understanding that only six of the total 39.7
November 1. 2016
' acres was currently zoned SC and the public hearing notice only mentions six acres specifically, so is it
okay that this request is for a rezoning for all 39.7 acres.
Kevin Laughlin, City Attorney, addressed the question stating that the public hearing notice calls out the
6.248 ± acres specifically because it is not platted, but the remainder of the area is called out by its platted
legal description which is Lot 1, Block A of the Allen High School Addition. Since the legal description is
used, it is not necessary to call out the acreage specifically. All together the site is 39.7 + acres, so the
description used on the public hearing notice is sufficient.
1" Vice -Chair Trahan asked where crossing guards would be stationed.
Chairman Cocking added to the question asking how the district will handle traffic as the project is phased
since it will be necessary to complete portions of the project while school is actively in session.
Mr. Daniel Pitcock, Chief Operations Officer for Allen ISD, came forward to address the Commission. He
explained the construction phasing, stating that there will not be interference between the two projects. The
new building will be open and operational before additional demolition occurs to balance the traffic patterns
and parking.
Chairman Cocking asked how the school will accommodate the parking and traffic during the renovations.
Mr. Pitcock said that the demolition of the parking lot will not occur until the new Lowery Freshman Center
is built. He said that student traffic will be limited because most freshman do not have a driver's license.
Mr. Pitcock said that the school will maintain the current pattern regarding parent drop off.
' Chairman Cocking opened the Public Hearing.
Chairman Cocking closed the Public Hearing.
The following residents submitted citizen responses:
- Tod Conway, 700 Green Brock Dr., Allen, Texas - Oppose
Commissioner Ogrizovich stated that he thought that Lowery Freshman Center was great and looked
forward to a new school.
Commissioner Ort ask for further clarification about the traffic plan and widening for Pebblebrook Dr.
Chris Flanigan, Director of Engineering, came forward to address the traffic questions. He said that
Engineering has worked closely with the school district to achieve desirable tragic patterns and roadway
improvements by widening Pebblebrook Dr. Mr. Flanigan said that the additional lane will provide
improvements to the Greenville Ave. intersection by creating a designated left and right hand turn lanes.
Commissioner Or asked if there were going to be any improvements to Greenville Ave. orjust Pebblebrook
Dr.
Mr. Flanigan stated that there will be a deceleration lane added to Greenville Ave. to aid in traffic
' movements fuming into the school as well as a crosswalk installed at the St. Mary Dr. intersection.
Commissioner Mangrum stated that she supports the project and that it is making a great school even
greater.
November 1, 2016
Commissioner Hollingsworth asked if more discussion was needed regarding the screening walls.
Mr. Pitcock said that the school district intends to be flexible in order to offer the best screening possible
that fits in with the desires of the neighborhood and existing natural features of the site.
Chairman Cocking stated that as the development regulations reads, that the district is committed to a
masonry wall with the exception of a portion of the wall by the stadium that can be wrought iron. If the
Lowery Freshman Center wants more flexibility, it will need to be written into the PD.
Mr. Bass confirmed that interpretation is correct and the Commission can recommend that Council approve
a provision to allow Staff to approve alternative screening at the time of site plan instead of it having to
come back through the Planning and Zoning Commission process at that time.
1" Vice -Chair Tmhan asked why the Commission would offer the flexibility if it has not been formally
requested by the school district.
Chairman Cocking asked if the school district wanted that flexibility.
Mr. Pitcock stated that the district would appreciate the flexibility to be able to provide a masonry wall or
masonry columns with wrought iron.
Chairman Cocking asked about future traffic signal plans
Mr. Flanigan stated that the Engineering Department will continue to analyze the school traffic patterns and
evaluate the area upon operation.
1" Vice -Chair Tmhan asked about the unintended traffic patterns of parents trying to save time and drop
off at an unauthorized point and then proceed towards Rivercrest Blvd.
Mr. Flanigan stated that it can be addressed through additional signage and enforcement procedures and the
City and school district are in continual communication about these matters in order to address them as the
needs arise.
Motion: Upon a motion by Commissioner Ogrizovich, and a second by Commissioner
Mangrum, the Commission voted 7 IN FAVOR, and 0 OPPOSED to approve
a request to establish a Planned Development and adopt Development
Regulations, a Concept Plan, and Building Elevations, for Lot 1, Block A,
Allen High School Addition, a 6.248+/- acre portion of land situated in the
Peter W etsel Survey, Abstract No. 990; generally located north of Main Street
and east of Jupiter Road with City staff having the ability to modify the
screening on the east side of property to allow either an 8 ft masonry wall or
a masonry pillar with wrought iron. (Z-9/30/16-96) ]Lowery Freshman
Center]
The motion carried.
' 5. Combination Plat — Consider a request for a Combination Plat for Lots 1R and 2, Block A, being
39.7432 +/- acres out of the Peter Wetsel Survey, Abstract No. 990; generally located north of Main
Street and east of Jupiter Road. (FP -9/30/16-95) [Lowery Freshman Center]
November 1, 2016
' Ms. Meredith Norge, Planner, presented the item to the Commission. She stated that the item is a
Combination Plat for the Lowery Freshman Center. She said that the property is generally located north of
Main Street and east of Jupiter Road. The property to the north is zoned Planned Development PD No. 6
Shopping Center SC and further north (across Pebblebrook Drive), zoned Community Facilities CF. The
properties to the east are zoned Single -Family Residential R-4, Single -Family Residential R-5, and Planned
Development PD No. 5 Shopping Center SC. To the south (across Main Street), the properties are zoned
Shopping Center SC and Planned Development PD No. 89 Shopping Center SC. The properties to the west
(across Jupiter Road) are zoned Shopping Center SC, and further to the west (across Greenville Avenue),
zoned Planned Development PD No. 10 Multi -Family MF -12, and Multi -Family MF -I8.
Ms. Norge said that the property is zoned Planned Development PD No. 6 Shopping Center and Community
Facilities CF. A Planned Development amendment is requested for the Lowery Freshman Center. Platting
the site is the last step in the development process. A Combination Plat is submitted as the tract of land is
subdivided into three lots or less, there is no change in street locations, and the requirements for both the
Preliminary Plat and Final Plat are met.
The Combination Plat shows approximately 39.743± acres subdivided into two lots. Lot 1R will include
the existing building and existing tennis courts. Lot 2 will develop with a proposed building. There are eight
points of access into the development. There are two points of access on Main Street, two points of access
on Jupiter Road, two points of access on Greenville Avenue, and two points of access on Pebblebrook
Drive. The plat also shows right-of-way dedication and various easements required for development.
The Combination Plat has been reviewed by the Technical Review Committee and meets the requirements
of the Allen Land Development Code.
Motion: Upon a motion by Commissioner Orr and a second by 2°d Vice -Chair Platt,
the Commission voted 7 IN FAVOR, and 0 OPPOSED to approve a request
for a Combination Plat for Lots 1R and 2, Block A, being 39.7432 +/- acres
out of the Peter Weisel Survey, Abstract No. 990; generally located north of
Main Street and east of Jupiter Road. (FP -9/30/16-95) ]Lowery Freshman
Center]
The motion carried.
6. Public Hearing— Conduct a Public Hearing and consider a request for a Specific Use Permit for a Minor
Automotive Repair use for Lot 12, Block A, Greenville Center Addition; generally located south of
Stacy Road and west of Greenville Avenue (and commonly known as 1711 N. Greenville Avenue).
(SUP -9/9/16-85) [Brakes Plus]
Ms. Meredith Norge, Planner, presented the item to the Commission. She stated that the item is a Specific
Use Permit for a Minor Automotive Repair use. She said that the property is generally located south of
Stacy Road and west of Greenville Avenue (and commonly known as 1711 N. Greenville Avenue). The
property is zoned Shopping Center SC. The properties to the north, west, and east (across Greenville
Avenue), are zoned Shopping Center SC.
The applicant is requesting a Specific Use Permit (SUP) for a Minor Automotive Repair use. The Allen
' Land Development Code (ALDC) requires a Minor Automotive Repair use to receive a Specific Use
Permit (SUP) to locate within a Shopping Center SC zoning district.
November I, 2016
' Ms. Norge presented the SUP Site Plan and said that it shows the proposed 4,843± square foot building for
minor automotive repair use. There are eight proposed service bay doors, which will face the northern end
of the property (away from Greenville Avenue). Any cars left overnight shall either be placed inside the
service bays or screened from public view from an 8' screening wall (shown on the southern end of the
property) prior to closing. Additionally, there shall be no outdoor storage or display of merchandise or
products.
There are three access points into the site; two access points on the east through an existing Public Access,
Fire Lane, and Utility Easement and one access point on the west through an existing Public Access, Fire
Lane, and Utility Easement.
Ms. Nurge stated that parking and open space exceed ALDC standards. A 5' sidewalk will be constructed
along Greenville Avenue; right-of-way will also be dedicated on Greenville Avenue.
The proposed building is one story with a maximum building height of 28'. The building is constructed of
stone, stucco, concrete, and glass.
The Specific Use Permit request has been reviewed by the Technical Review Committee and meets the
standards of the Allen Land Development Code.
Chairman Cocking opened the public hearing.
Ms. Sarah Beth White, 12750 Merit Dr. Suite #1000, Dallas, Texas, Applicant, described the hours of
operation of Brakes Plus, and said that there will not be any storage outside of the building.
Chairman Cocking closed the public hearing.
Commissioner Ogrizovich asked what additional services Brakes Plus provides other than brakes
Mr. Bob Easy, 2845 Exon Way, Castle Rock, Colorado, Developer, stated that Brakes Plus conducts
alignments, brake repair, and battery repair.
Mr. Bass, Director of Community Development, stated that the Certificate of Occupancy will be limited to
minor automotive use.
Chairman Cocking said that he was initially hesitant to see a minor automotive repair facility at this location,
but is glad that the vehicles will be screened.
Motion: Upon a motion by 21d Vice -Chair Platt, and a second by Commissioner
Hollingsworth, the Commission voted 7 IN FAVOR, and 0 OPPOSED to
approve a request for a Specific Use Permit for a Minor Automotive Repair
use for Lot 12, Block A, Greenville Center Addition; generally located south
of Stacy Road and west of Greenville Avenue (and commonly known as 1711
N. Greenville Avenue). (SUP -9/9/16-85) [Brakes Plus]
The motion carried.
' 7. Public Hearing — Conduct a Public Hearing and consider a request to amend the development
regulations of District E of Planned Development PD No. 108 and adopt a Concept Plan and Building
Elevations relating to the use and development of the Property. The property is a 9.661+/- acre portion
November 1, 2016
' of Tmct 1-R-1, Block F, Bray Central One Addition; generally located south of Allen Drive and west
of US Highway 75. (Z-9/23116-90) [Entertainment District E-Pinstack]
Mr. Bo Bass, Director of Community Development, presented the item to the Commission. He stated that
the item requested is to amend the development regulations of District E of Planned Development PD No.
108 and adopt a Concept Plan and Building Elevations for Pinstack. He said that the property is currently
zoned Planned Development PD No. 108 Mixed -Use MIX. The applicant is requesting to amend the
development regulations to allow an "Indoor Commercial Amusement", "Hotel", and "Theater" uses (in
addition to those already permitted in PD -108, District "E"), and adopt a concept plan and building
elevations for the property. -
Mr. Bass said that the property is generally located south of Allen Drive and west of US Highway 75. The
property to the north (across Allen Drive) is zoned Planned Development PD No. 54 Corridor Commercial
CC. The properties to the west (across Raintree Circle), are zoned Planned Development PD No. 54
Industrial Technology IT that is largely developed for medical use. The properties to the south are zoned
Planned Development PD No. 108 Mixed -Use MIX which is the existing Keller Williams facility. There
are three retention ponds south of the subject property. To the east (across US Highway 75), the properties
are zoned Shopping Center SC, Single -Family Residential R-3, and Single -Family Residential R-4.
The applicant is proposing to develop the 9.66± acre piece of property, to be subdivided into two lots - Lot
8 and Lot 9. Lot 8 (approximately 5.91± acres) is proposed to be developed for a Pinstack, an "Indoor
Commercial Amusement" use. The proposed building is approximately 45,900 square feet, with
approximately 11,400 square feet dedicated for the bowling alley area. Lot 9 (approximately 3.75± acres)
will remain vacant and will be developed in the future.
The parking provided for Lot 8 exceeds the Allen Land Development Code (ALDC) parking requirement.
Approximately 0.79± acres of landscaping is provided on the site, which exceeds ALDC requirements.
Additionally, PD -108 allows civic space to count towards the open space requirements. For this project,
civic space requirements will be met through acquisition and maintenance of the adjacent retention area
and existing and proposed recreation improvements. An agreement will be developed and approved by the
City Attorney providing for such dedication and long tens maintenance. This agreement will be executed
and recorded prior to the completion of final platting activity. A connection point between the site and the
retention area will be provided through a pedestrian area with stairs to connect to a future trail.
Mr. Bass explained that there are six points of access into the development. There are two points of access
on Raintree Circle, two points of access on US Highway 75, and two internal cross -access points between
Lots 8 and 9.
With the development of Lot 8, a 10'-12' hike and bike trail will be provided along Raintree Circle, and a
5' sidewalk will be constructed along US Highway 75.
Mr. Bass presented the building elevations and said they show brick and concrete as the primary exterior
building materials, as well as cedar siding. The cedar siding will meet the ALDC standards. There will be
additional architectural elements such as reveals in the concrete panels. The building will be one story, with
a maximum height of 35'. With the proposed architectural tower element, the maximum height will be 65'.
' A Sign Plan is also proposed with this PD request. The Sign Plan shows specific dimensions of the proposed
wall signage for the southern and eastern elevations, and a proposed monument sign along US Highway
75. The plan also includes provisions for non-standard LED accent lighting.
November 1, 2016
' Mr. Bass summarized the Proposed Development Regulations:
Base Zoning District: PD -108, District E
- Permitted Uses: "Indoor Commercial Amusement', "Hotel', and "Theater" in addition to the
permitted uses per Table 1: Schedule of Principal Uses in Exhibit "B" to Ordinance No. 3044-10-
11 (of PD -108).
- Concept Plan: The Property shall be developed in general conformance with the Concept Plan.
- Building Elevations: The Property shall be developed in general conformance with the height,
materials, and architectural style shown in the Building Elevations.
- Setbacks: The building shall be set back from the property boundaries as shown on the Concept
Plan.
- Sign Plan: The location, design, and size of signs located on the Property shall substantially
conform with the Sign Plan. Non-standard LED accent lighting may be permitted.
- Civic Space: Civic space requirements shall be met through acquisition and maintenance of the
adjacent retention area and existing and proposed recreation improvements. An agreement shall
be developed and approved by the City Attorney providing for such dedication and long term
maintenance. This agreement shall be executed and recorded prior to the completion of final
platting activity.
Commissioner Ogrizovich asked for clarification regarding Lot 8 and if Planned Development PD No. 108
covers both Lot 8 and 9.
Mr. Bass said that the PD Amendment is for both Lots 8 and Lot 9 because part of Lot 9 will be paying for
the maintenance of the retention ponds. He said if another development occurs on Lot 9 then the
' development will be required to create a Concept Plan.
Commissioner Cocking opened the Public Hearing.
Commissioner Cocking closed the Public Hearing.
Chairman Cocking asked a question regarding the LED lighting causing light pollution on adjacent
properties.
Mr. Bass said that LED lights can be adjusted if the LED lights cause complaints. Mr. Bass said that the
LED lights will be vetted during the Site Plan process.
Mark Moore, 12400 Coit Rd., Dallas, Texas, Developer, stated that the lights are mounted underneath the
channeling of the building and shine down the building.
Motion: Upon a motion by Commissioner Mangrum and a second by Commissioner
Ogrizovich, the Commission voted 7 IN FAVOR, and 0 OPPOSED to a
request to amend the development regulations of District E of Planned
Development PD No. 108 and adopt a Concept Plan and Building Elevations
relating to the use and development of the Property. The property is a 9.661+/ -
acre portion of Tract 1-R-1, Block F, Bray Central One Addition; generally
located south of Allen Drive and west of US Highway 75. (Z-9/23/16-90)
' [Entertainment District E-Pinstack]
The motion carried.
November 1, 2016
8. Tabled Item —A request to amend the Planned Development and change the base zoning from Shopping
Center SC to Single -Family Residential R-7, and adopt a Concept Plan, Building Elevations, and
Development Regulations, relating to a 19.4817+/- acre tract of land located in the Henry Wetsel
Survey, Abstract No. 1026, and a portion of Lot 2A, Block B, The Village at Allen; generally located
southeast of Andrews Parkway. (Z-6/8/16-47) [St. Andrews Park]
Ms. Madhuri Mohan, Senior Planner, presented the item to the Commission. She stated that the item is a
tabled item to amend the Planned Development and change the base zoning from Shopping Center SC to
Single -Family Residential R-7. She said that the property is generally located southeast of Andrews
Parkway. The properties to the north (across Andrews Parkway) and west are zoned Planned Development
PD. No. 73 Shopping Center SC. The properties to the south and east are zoned Single -Family Residential
R-5.
Based on the Planning and Zoning Commission's direction, staff conducted research regarding noise and
light complaints. Ms. Mohan summarized the complaints:
- Code Enforcement received four noise complaints.
- The Police Department received 12 noise complaints.
- Code Enforcement received 1 light complaint.
Ms. Mohan summarized the revised development regulations from the October 18, 2016, Planning and
Zoning Commission Meeting:
- Screening: Through further research, the applicant has discovered that adjustments need to be made
' to a box culvert on the property. These adjustments have been vetted and supported by the
Engineering Department. Accordingly, an approximate 50' portion of the existing screening wall
on the eastern side of the property will be removed and replaced (with materials and instillation
techniques to match the existing wall). The removed section shall be reconstructed with materials
and installation techniques substantially similar to the remaining portions of the existing wall. The
replacement shall be completed not later than 90 days after completion and acceptance by the City
Engineer of the work on the box culvert or prior to issuance of any COs.
- No Parking: No on -street parking is allowed along Street A except where designated parallel or
head -in parking is provided, within the fire lane and access easement along Lots 1-6, Block E, or
anywhere that parking is otherwise prohibited by the Fire Marshal. The parking restriction will
be marked by curb striping.
- Street A: Street A shall be 28 -ft wide (as measured from back -of -curb), and as shown on the
Concept Plan.
Shane Jordan, 16475 Suite 540 Dallas Parkway, Addison, Texas, Applicant, came forward to address the
Commission. He stated that his team has gone out on the property to search for golf balls and found balls
in a portion of their property that is generally designated for open space. In addition, Top Golf's balls are
considered low Flying balls and have chips for tracking, but they are only tracked within the target areas,
not outside the property, so there is no real way to understand the trajectory. He presented the PGA's
average club distances for reference to show average heights and distances which illustrated the
unlikelihood of someone being able to hit a ball far enough to actually hit a home based on the proposed
concept plan. He showed pictures indicating that there are some holes in Top Golf's netting that may be
allowing more balls through than there would be otherwise. He stated that he has spoken to Top Golf about
' addressing the issue. In addition, he said he had spoken to Top Golf about raising the netting, but it is cost
prohibitive and not a viable option. He said that Top Golf surveys the area and can track who the rouge
balls are registered to. If there is a recurring pattern of a particular person hitting them over the fence, then
corrective action is taken.
November 1, 2016
' Commissioner Mangrum re asked if all of the golf ball trajectory numbers acalculated from the ground
level.
Mr. Jordan stated yes, the numbers are calculated from the ground level so additional feet would be added
for additional height, which is why he thinks most of the overages are happening from people slicing on
the thud level.
Commissioner Ogrizovich stated that he spent some time at Top Golf asking similar questions and is
convinced that if a risk exists at all, it is for Lots 9-12 and if it happened, it would be from an unintentional
big slice. He said that people who live adjacent to golf course are accustomed to golf balls being in the area.
His sense is that this is a normal level of risk and likely less of a risk than people who live next to a typical
golf course or driving range. Commissioner Ogrizovich asked about the the property line on the eastern
side of the property, Block E, and asked if the individual homeowners would have a wall in their backyards.
Mr. Jordan stated that because of the curvilinear nature of the property, it is difficult to call out the exact
placement of the wall, but the wall will be maintained by the HOA, and any area that falls within the
homeowner's backyard will be open for their individual use. The homeowners can take their own personal
fence to the wall.
Commissioner Ogrizovich then asked for a ballpark price range for the houses to be built in the subdivision.
Mr. Jordan stated high $300,000.
' Chairman Cocking asked if anyone thought there should be additional disclosures required for potential
buyers regarding the risks or if it is just buyer beware. Ultimately, it was decided that it is the buyers
responsibly to be informed since it is such a large and noticeable venue.
2°d Vice -Chair Platt stated that he appreciates the developer's research and thinks it's a nice development,
but is still concerned about the location and the nuisances that will come from it for potential homeowners.
Chairman Cocking summarized that this is an interested dilemma because if this was already a residential
neighborhood, Top Golf would not be approved, but does it make sense to allow the opposite to happen.
He stated that he believes complaints will go up after homeowners live there for a while.
Motion: Upon a motion by 1" Vice -Chair Trahan, and a second by Commissioner Orr,
the Commission voted 5 IN FAVOR, and 2 OPPOSED (Chairman Cocking
and tad Vice -Chair Platt) to approve the request to amend the Planned
Development and change the base zoning from Shopping Center SC to Single -
Family Residential R-7, and adopt a Concept Plan, Building Elevations, and
Development Regulations, relating to a 19.4817+/- acre tract of land located
in the Henry Wetsel Survey, Abstract No. 1026, and a portion of Lot 2A, Block
B, The Village at Allen; generally located southeast of Andrews Parkway. (2-
6/8/16-47) )St. Andrews Park)
The motion carried.
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November 1, 2016
' Executive Session (As Needed)
As authorized by Section 551.071(2) of the Texas Government Code, this meeting may be convened into
closed Executive Session for the purpose of seeking confidential legal advice from the City Attorney on
any agenda item listed herein.
Adjournment
The meeting adjourned at 8:45 p.m.
These mAte p4oved this 1s t-"'- day of I�sCh)2016.
Nurge, Planner
November 1, 2016
' Director's Report from 10/25/2016 City Council Meeting
• The request to conduct Public Hearing and adopt an ordinance to change the zoning to a Planned
Development for Townhome Residential District TH, and adopt a Concept Plan, Open Space Plan,
Development Regulations and Building Elevations; being a 6.245+/- acre tract of land in the Henry
Wetsel Survey, Abstract No. 977, generally located south of Main Street and east of Greenville
Avenue, was tabled.
• The request to conduct a Public Hearing and adopt an ordinance to change the zoning from Corridor
Commercial "CC" to a Planned Development for a Data Center use and adopt a Concept Plan,
Building Elevations, Screening Plan, and Development Regulations for a 12.000+/- acre portion of
land situation in the George Phillips Survey, Abstract No. 701; generally located north of Allen
Commerce Parkway and west of US Highway 75, was approved.
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