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Min - Planning and Zoning Commission - 2015 - 07/21 - RegularJuly 21, 2015 ;j'_ PLANNING AND ZONING COMMISSION Regular Meeting July 21, 2015 CITY OF ALLEN ATTENDANCE: Commissioners Present: Jeff Cocking, Chair Ben Trahan, 2nd Vice -Chair John Ogrizovich Michael Orr Stephen Platt, Jr. Absent: Shirley Mangrum, I" Vice -Chair Luke Hollingsworth City Staff Present: Ogden "Bo" Bass, AICP, Director of Community Development Lee Battle, AICP, LEED AP, Assistant Planning Director Shawn Poe, PE, Assistant Director of Engineering Tiffany McLeod, Senior Planner Madhuri Kulkami, 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 Report I Action taken on the Planning & Zoning Commission items by City Council at the July 14, 2015, regular meeting attached. Consent Aeenda 2. Capital Improvement Plan CIP Status Report 3 Approve minutes from the July 7, 2015, regular meeting. 4. Final Plat— Consider a Final Plat for Lots I - 4, Block 1, Twin Creeks Marketplace Addition The property is 5 362± acres, located in the Catherine Parsons Survey, Abstract No. 711, City of Allen, Collin County, Texas; generally located at the southeast corner of Exchange Parkway and Alma Drive. (FP -6/9/15-35) [Twin Creeks Marketplace] July 21, 2015 Motion: Upon a motion by Commissioner Platt, and a second by Commissioner Orr, the Commission voted 5 IN FAVOR, and 0 OPPOSED to approve the Consent Agenda. The motion carried. Regular Arenda 5. Replat/Public Hearing — Conduct a Public Hearing and consider a request for a Replat for Lots 2R & 3, Block 1, Allen Station Business Park II, being a Replat of Lot 2, Block 1, Allen Station Business Park, Phase II The property is 6.728± acres located in the L.K. Pegues Survey, Abstract No. 702, City of Allen, Collin County, Texas; generally located north of Exchange Parkway and west of Andrews Parkway (RP -6/9/15-36 [Caliber Collision] Ms. Madhuri Kulkarni, Planner, presented to the Commission. She stated this is a public hearing and a replat for Caliber Collision. The property is generally located north of Exchange Parkway, south of Cabela Drive, and west of Andrews Parkway, and is zoned Planned Development PD No.58 for Light Industrial LI The property to the east and south is zoned Planned Development PD No. 58 for Light Industrial LI. The property to the north is zoned Planned Development PD No 103 for Shopping Center SC. The property to the west is zoned Planned Development PD No. 45 for Corridor Commercial CC and Planned Development PD No 58 for Shopping Center SC Ms. Kulkarni stated that the Replat is for 6.728 t acres of land and divides the property into two (2) lots. A Site Plan for an Auto Body Shop use (Caliber Collision) is currently being reviewed by staff for the southern portion of the property. Replatting the property is the last step in the development process. There are two (2) access points into this lot, both on Andrews Parkway through a Firelane, Access, and Utility Easement. The plat creates additional easements and dedicates right-of-way required for development. The Replat has been reviewed by the Technical Review Committee, is consistent with the Site Plan, and meets the standards of the Allen Land Development Code. Chairman Cocking opened the public hearing Chairman Cocking closed the public hearing Chairman Cocking referred to an existing automotive collision repair facility on Greenville Avenue and Prestige Circle and stated that parking for employees is an issue there as many vehicles are parked on the street. He hoped that parking was taken into consideration for this project. Motion: Upon a motion by Commissioner Orr, and a second by 2"" Vice -Chair Trahan, the Commission voted 5 IN FAVOR, and 0 OPPOSED to approve the Replat for Lots 2R & 3, Block 1, Allen Station Business Park 11, for 6.728± acres, generally located north of Exchange Parkway and west of Andrews Parkway, for Caliber Collision. The motion carried. July 21, 2015 6, Replat/Public Hearing — Conduct a Public Hearing and consider a request for a Replat for Lot 4R, Block A. Allen Watters, L.P Addition, being a Replat of Lot 4, Block A, Allen Watters, L.P Addition. The property is 1 175± acres, located in the Michael Lee Survey, Abstract No 543, City of Allen, Collin County, Texas; generally located south of McDermott Drive and west of Watters Road (RP -6/16/15-40) [Express Oil Change] Ms. Madhuri Kulkarni, Planner, presented to the Commission. She stated this item is a public hearing and a replat for Express Oil Change. The property is generally located southwest of the intersection of McDermott Drive and Watters Road, and is zoned Shopping Center SC. The properties to the north, west, and south are zoned Shopping Center SC. The property to the east (across Watters Road) is zoned Planned Development No 55 for Commercial/Office C/O, The Replat is for 1.175± acres of land for one (1) lot The property is zoned Shopping Center SC. A Specific Use Permit for a Minor Automotive Repair use (Express Oil Change) was approved in May 2015. A Site Plan is currently being reviewed by staff. Replatting the property is the last step in the development process. There are three (3) access points into the site; two (2) access points to the north through an existing Fire Lane and Access Easement, and one (I ) access point to the south through an existing Firelane, Access, and Utility easement on the property to the south. The plat shows various easements and right-of-way dedication required for development. The Replat has been reviewed by the Technical Review Committee, is consistent with the approved Specific Use Permit, Site Plan, and meets the standards of the Allen Land Development Code Chairman Cocking opened the public hearing. Chairman Cocking closed the public hearing. Motion: Upon a motion by 2"" Vice -Chair Trahan, and a second by Commissioner Platt, the Commission voted 5 IN FAVOR, and 0 OPPOSED to approve the Replat for Lot 4R, Block A, Allen Watters, L.P. Addition, being 1.175± acres, generally located south of McDermott Drive and west of Watters Road, for Express Oil Change. The motion carried. 7 Public Hearing — Conduct a Public Hearing and consider a request to change the zoning to create a new Planned Development for Single -Family, Multi Family, Office and Retail Uses. The property is a 91 3± acre portion of land located in the Thomas G Kennedy Survey, Abstract No. 500, City of Allen, Collin County, Texas; generally located north and south of Montgomery Boulevard and west of US Highway 75. (Z-2/4/15-4) [Montgomery Ridge Ph. 2] Ms. Tiffany McLeod, Senior Planner, presented to the Commission. She stated this item is a public hearing to create a new PD for Montgomery Ridge Ph 2 July 21, 2015 Ms. McLeod stated that the subject property is approximately 91.3 acres and currently zoned PD -74, O. It 1 is located west of US 75, South of Bethany Dr, and once Montgomery Blvd. is completed, it will be located North and South of Montgomery Blvd. The property to the north is zoned Planned Development PD No, 76 Townhome Residential (TH). The property to the east is zoned Planned Development PD No 99 Mixed Use (MIX) and Planned Development PD No 66 Corridor Commercial (CC). The property to the south is zoned Floodplain — Community Facilities (FP -CF) and Agriculture Open Space AO. The property to the west is zoned Planned Development PD No. 74 Single Family Residential R-7 Ms. McLeod stated that the Montgomery Ridge Development Plan was introduced to the Planning and Zoning Commission in July of last }ear The plan features a unique, mixed-use community with single- family, multi -family, office, retail, and commercial uses organically oriented into pedestrian -oriented environment. Phase 1 has been approved by the Council, and established standards such as lot layout, street design and classification, landscape requirements, architectural styles and patterns, building materials, and Flexible design standards. This request is to transition to Phase 11. The plan subdivides the 91 acres into various character zones that transition from lower density residential to higher density residential to commercial from west to east (as the property west of the site is single-family residential and east of the site is the US 75 commercial corridor). There are four different character zones: Neiahborhood Ph 2 Zone — The neighborhood zone is a continuation of Montgomery Ridge Phase I It is single-family residential detached with front and rear entry products. There are 61 lots that range from 50' to 60' wide lots. Transition Zone — The transition zone includes higher density residential. There are 32 townhomes with minimum lot size of 1800 square feet for a townhome lot. Multi -family residential is also a part of the transition zone and will include structured parking with 3 to 5 stories in height. Mixed -Use Residential Zone Ms. McLeod stated that one of the goals for the PD is to grant the applicant enough Flexibility to keep up with market demands and still maintain a level of land use control and design consistency. Staff believes that this has been achieved through the development standards in the mixed-use areas The mixed-use residential zone is intended for multifamily residential but also with the potential for retail and commercial uses. At least 50% of the first Floor units that will border Montgomery Blvd. and wrap to Street 5 will be retail ready These spaces will have 14' clear ceilings and mechanical chases and devices installed to provide an easy conversion from residential to retail space (for greater flexibility). Ms McLeod gave an example of the new building in Watters Creek which is also retail ready Structured parking is provided for this area as well Mixed Use Employment Zone — The Mined Use Employment area is intended for Office and Commercial uses Residential uses in this area would be required to obtain a Specific Use Permit. Multiple multi -story buildings with structured parking are shown on the plan. Mixed Use Flex Zone — July '_1,2015 1 The last character zone is the Mixed -Use Flex area — there are two such areas identified on the plan. One is labeled as Block A on the northern end of the property, and the other is labeled Block B and located on the southern end of the property. These areas will either develop residentially (as shown on the plan) or as mixed use employment (for the Block A portion) and mixed-use residential and/or employment (for the Block B portion). The character zones encompass 60% of the 91 -acre property The remaining acreage consists of Floodplain and open space The applicant has also provided a trail network through the development both within the property boundary as well as outside of the property boundary The finalized network will provide connectivity to Montgomery Ridge Phase 1, Watters Creek through a pedestrian bridge, and ultimately connect to the Six Cities Trail Ms. McLeod stated that street design for majority of the streets and alleys proposed in the development were vetted and established during Phase 1. Montgomery Boulevard, as a reminder, is to be a four -lane divided roadway that will connect from Bethany Drive to US 75; with the completion timing in March 2016. This will be the main access point to the development. The internal streets will be two lanes with parking provided on one side of the street or parking provided on both sides of the street depending on the street classification (neighborhood street or a mixed-use street) Regarding streetscape, there are street tree requirements within a 9.5' landscape strip as well as a wide sidewalk on both sides of the streets Ms. McLeod presented the elevations and architectural styles planned for and stated the residential examples are identical to Montgomery Ridge Phase I. The mixed-use building style is being added as part of Phase II. All of the building materials generally will be brick, stone, stucco, and cement siding. The proposed development regulations establish the uses and design standards for the development. It establishes the base zoning for each of the character zones — single-family residential, multifamily residential, and corridor commercial. Flexible design standards were introduced in Montgomery Ridge Phase 1. Additional Flexible design standards are being added to Phase 11 for flexibility on lot coverage, lot widths on cul-de-sac, and mixed-use street width The character zones with the uses permitted, dimensional standards and street classifications are established through the development regulations. Building materials, streetscape and landscape standards, and floodplain reconfiguration requirements are also listed in the development regulations Ms. McLeod mentioned that this project has been reviewed by the Technical Review Committee which includes a representative from the school district Phase II is consistent with the overall plan that was initially introduced for Montgomery Ridge Phase I. It is also consistent with the Comprehensive Plan which describes this area as a mix of residential and commercial uses for a live, work, play lifestyle. Bill Dahlstrom, 901 Main St., Suite 6000, Dallas, Texas, applicant, presented to the Commission. He stated that they will provide a unique, mixed-use development with diverse housing as well as retail and commercial services within a pedestrian -oriented environment He explained that this project is consistent with the original vision of the development The west side includes the single-family homes and the east side, across the ridge, transitions to more intensive type uses The key in this development is the diverse housing types, connectivity within the development and with external uses, as well as the traffic spine of Montgomery Boulevard through the site. This site is located strategically to provide an opportunity to allow surrounding uses to be more successful, such as Watters Creek and eventually the Allen Central Park. Mr Dahlstrom commented they will be providing a variety of housing types for people in the immediate community and that will help the local environment. Mr. Dahlstrom stated they are proposing a mix of housing types and uses in a pedestrian environment with trails and pocket parks within a block of every July 21, 2015 home. The open space that will be provided within the mixed use areas is not clearly shown on the Concept Plan, but will be provided and more clearly shown in a detailed site plan that will have to be submitted He mentioned that they have worked closely with the Parks Department to provide not just internal trails but also the City's regional trail system. This is really important as a part of the overall concept to provide the pedestrian connect[vrty They worked with the Park's Department to provide a substantial amount of land for the trail system and open space. Additionally, Mr. Dahlstrom stated that he believes it is important to set the stage for this high quality development by providing a high quality entrance into the property through the design of Montgomery Boulevard, which will include landscaping and a round -about. He concluded by stating that this project allows flexibility to adjust to market demands and it also provides the necessary regulations for the predictability for each of the character zones. Mr. Ogrizovich stated that there is so much in this project, and wanted to know if the applicants had an idea of what would be built first Mr. Dahlstrom stated that the first part of the development will be the Mixed -Use residential area. Chairman Cocking opened the public hearing. Chairman Cocking closed the public hearing. Commissioner Trahan stated that every question he had was answered and that everything else would come with time. Commissioner Platt commented that this project is well thought out and that the details have been covered. Commissioner Orf commented that this project is something Allen can use He sought clarification on the phasing of Montgomery Boulevard, Mr Poe stated that Montgomery Boulevard is under design and it is planned to be opened in March of 2016. This includes the entire stretch from Bethany Drive to the US 75 service road. Commissioner Ogrizovich asked if it connecting to the feeder road. Mr Poe replied that it is connecting to the south -bound frontage road. Commissioner Ogrizovich asked about the distance and time it will take to get onto US 75 as people are coming out of Watters Creek. Mr. Poe stated that with the US 75 expansion the ramp further south will be relocated; which will be fairly close to where the Montgomery Boulevard connection is going to occur. People can tum right on the Frontage Road and they will have to go to Legacy Drive to get onto US 75 Chairman Cocking asked if there are any stop lights before Spring Creek Parkway Mr Poe stated there are no stop lights. Commissioner Trahan commented that they have reconfigured the US 75 interchange to where it is a more direct flow from Allen. Chairman Cocking asked if the townhome lots shown in the transition zone would be substituted for 5 - story mufIfam ly The zoning states that multifamily is permitted where the 32 townhome lots are shown. July 21, 2015 Ms. McLeod stated that the use chart does permit the multi -family use in the transition zone, but there are the development regulations and also the Concept Plan. There are dimensional setbacks, lot coverage, and parking requirements that have to be adhered to. If there is any other development other than townhomes, it would be small lot detached products, not multifamily Chairman Cocking stated that he is concerned with the ability to put multifamily along the townhome strip. If that becomes multifamily then there would be a 5 -story residential budding backing to single- family homes. He does not see any limitations on the regulations that states there cannot be any multifamily homes in that strip. Ms. McLeod stated that multifamily use is permitted in the transition zone but per the dimensional standards, parking requirements and the layout shown on the Concept Plan multifamily would not fn in that strip. That area is intended for attached single-family or detached single-family Chairman Cocking stated that a 5 -story building is shown in the Mixed Use Employment zone along a very similar size strip. He has several concerns with 5 -story buildings adjacent to single-family: which has not been done anywhere else in the City Ms. McLeod stated that this project is very unique to Allen and a true mixed development. It all comes down to what fits within the space provided. She reiterated that the Concept Plan shows attached single- family, not multi -family With setbacks, parking requirements and open space requirements that must fit in that area multi -family is not forecasted. Chairman Cocking stated that the Concept Plan does show townhome lots, but multi -family is a permitted use. Mr. Dahlstrom stated that the Concept Plan will be part of the ordinance and in order to change that area to multifamily the property would have to be rezoned Commissioner Trahan asked if the Chair wanted to excise the permitted use and memorialize that in the motion. Chairman Cocking said no Chairman Cocking stated he Just has some height concerns with townhomes adjacent to a 5 -story budding The front door of a person's townhome will open up to a 5 -story multifamily facility This is not common in Allen. It is interesting because any place where multifamily is placed it has to be 5 stories Ms. McLeod stated that is the maximum building height and there is also a minimum. Mr Dahlstrom stated the height is intended to be a maximum of 5 stories. Chairman Cocking focused on the transition zone around Street 6, which is the road on the south side of the transition zone. There are 3 -story buildings proposed, and that is not a concern. However, there is the potential for a 5 -story building. He asked whether anyone would buy a single-family home with a 5 -story building across the street. Mr Dahlstrom stated that there is market receptivity and several single-family developers interested in this development knowing that there is multifamily across the street. The 5 -story is also a matter of quality The height is needed in order to provide the quality, amenities, open space, and structured parking. July 21, 2015 Chairman Cocking stated that with greater height, typically the setbacks increase as well. He did state, though, that he liked the concept. Tom Field, 1600 North Collins, Richardson, Texas, spoke to the Commission. He stated that he has been working several years on the project with the family There is a significant slope that runs where the townhomes are. The ridge slopes dramatically down to the east and it will take away the height "feeling" because of the dramatic slope. He commented that the family wants a unique streetscape and a different feeling other than a traditional suburban product. They are trying to create greater walkability People want interest when walking — hence open space, street trees, etc. to drive people out of the cars. This development would create a sense of place Mr Dahlstrom stated the single-family homes (depending on the street) would be 74' to 84' away from the multifamily building Mr. Field offered that the 5 -story can be limited to the Montgomery Boulevard frontage. Montgomery Boulevard could be 5 stories, but all of the other minor streets would be reduced to 4 story maximum. Chairman Cocking stated that mixed-use across from single-family residences is where he would like to see that height limitation. It would reduce the height difference. Mr. Field said they would be comfortable with that — to have 4 stories everywhere except Montgomery Boulevard. Chairman Cocking stated that he is concerned with the height for the mixed-use employment. That building also has the potential to be 5 stories which is adjacent to townhomes (north of this proposal). Mr. Leland Montgomery stated that he grew up on the property and is very familiar with it. He pointed out the ridge and stated it runs through the property Height considerations were made and it is intended for residential uses to be on the west side of the ridge with more intense uses on the east side of the ridge. The slope is 8% and quite steep. As you move east along the northern border, a dramatic drop off occurs so that the property to the north (which is currently owned by Montgomery Farm) maintains its relative height but this property drops off to the creek. The height difference is as much as 12' extending to almost 20' He thinks that someone may have filled it in over the years to create a more level structure. There is a substantial amount of height differential in the plan. Chairman Cocking asked how the building is measured when there is a slope Mr Bass, Director of Community Development, answered that it depends and the point of measurement is flexible It may be measured from the ground floor, adjacent land use grade, or adjacent road grade. There is no fixed way to do it. From a building permit's perspective, height is measured from the base plate to the top plate. In terms of land design, there is a degree of latitude. Chairman Cocking suggested there needs to be more clarity before taking this to City Council. He likes that there is concession on reducing the height adjacent to single-family development. Chairman Cocking then asked about trails and the timing of trails. Mr. Dahlstrom replied that they are working with the Parks Department. The trails would be built at the time of platting July 21, 2015 Chairman Cocking asked about the plans for green space for the multifamdv mixed use area. Multifamily is challenging to put on the ground yet that has the highest need for green space as there are more people. The lack of green space is common in urban areas. Fle expressed concern as it is not shown on the Concept Plan Mr. Dahlstrom said there is a certain amount of open space already proposed for the 7 9 acres and it equates to "X" number of units for the entire propertv. They would have to supplement the open space for each of the multifamily block to provide for the requirement per the Code. Mr Bass added that there is a standard in the ALDC that for every 75 units, 1 acre of open space is required. Parks has the authority to negotiate. In exchange for structured parking, urban architecture and integrated trails, the total acreage may not be received — but instead, perhaps more trees are planted (as an example). This is a 91 -acre project. The multifamily component does not show the open spaces, but the site plan will show that amount Commissioner Orr asked about the area north of Maverick Drive and asked if that concept is just a suggestion or a real configuration — he checked whether variations to the height, number of buildings, etc. is a possibility Ms. McLeod said yes — this is a conceptual plan for all mixed-use zones. Each character zone will ultimately have to go through the Site Plan process. Chairman Cocking stated the buildings there will be for employment only, which can be 3 to 5 stories ' Commissioner Ogrizovich asked if they are limited to 3 to 5 stories. Mr. Bass stated that the ordinance will have a minimum 3 story and maximum 5 story requirement. Anything outside of that will have to be reconsidered at a public hearing with a PD amendment. Commissioner Orr stated it is hard to get a 3-dimensional view of how that fits within the geography of the land. The height won't be as impactful if the ground is lower. Mr Bass commented that one of the unique aspects of this plan is the ridge where there is clear demarcation. There is a natural landform that is being taken advantage of. Commissioner Ogrizovich confirmed that the property to the north is where the Montgomery Boulevard pavement stops. Motion: Upon a motion by Commissioner Ogrizovich, and a second by Commissioner Orr, the Commission voted 5 IN FAVOR, and 0 OPPOSED to recommend approval of the request to create a new Planned Development for Single -Family, Multi -Family, Office and Retail Uses, and adopt a Concept Plan, Development Regulations, and Building Elevations for a 91.3± acre portion of land generally located north and south of Montgomery Boulevard and west of US Highway 75 for Montgomery Ridge Phase 2, with the stipulation that the maximum building height is 4 stories for any buildings across the street from an area zoned for single-family. The motion carried. IAdiournment The meeting adjourned at 8:07p.m These �u s ppr ed this lb day of �,?,�2015. J c �rtnan Maghuii Kulkamm, Planner 1 July 21, 2015 July 21, 2015 Director's Report from 7/14/2015 City Council Meeting 1 • The request to adopt an Ordinance to amend Specific Use Permit No. 129 relating to the identity of the Owner/Operator of the business authorized to operate under this Specific Use Permit for the property located at 909 W Stacy Road for Emler Swim School, was approved. 1 1