HomeMy WebLinkAboutMin - Planning and Zoning Commission - 2014 - 01/07 - RegularI I V�
CITY OF ALLEN
ATTENDANCE:
Commissioners Present:
Jeff Cocking, I" Vice Chair
Shirley Mangrum, 21" Vice Chair
Barbara McNutt
John Ogrizovich
Stephen Platt, Jr.
Ben Trahan
Absent:
Robert Wendland, Chairman
PLANNING AND ZONING
COMMISSION
Regular Meeting
January 7, 2014
City Staff Present:
Ogden "Bo" Bass, AICP, Director of Community Development
Shawn Poe, PE, Assistant Director of Engineering
Tiffany McLeod, Senior Planner
Patrick Blaydes, Planner
Shelby Griffin, Planner
Kevin Laughlin, City Attorney
Call to Order and Announce a Quorum is Present.
With a quorum of the Commissioners present, 1" Vice Chair Cocking called the meeting to order at 7:00
p.m. in the City Hall Council Conference Room at Allen City Hall, 305 Century Parkway.
Director's Report
Action taken on the Planning & Zoning Commission items by City Council at the December 24,
2013 regular meeting.
Consent Aeenda
2. Approve minutes from the December 17, 2013, regular meeting.
Motion: Upon a motion by Commissioner
Trahan,
and
a second
by
Commissioner McNutt, the Commission
voted 6
IN
FAVOR, and
0
OPPOSED to approve the consent agenda.
IThe motion carried.
Reeular Aeenda
3. Public Hearing— Conduct a Public Hearing and consider a Replat of Lot 25, Block G, Arbor
Lakes Addition, City of Allen, Collin County, Texas, located at the southwest comer of Bethany
Drive and Angel Parkway (RP -8/27/13-59) [First Choice ER]
Shelby Griffin, Planner, presented to the Commission. The property is located at the southwest corner of
Bethany Drive and Angel Parkway and is 1.464+ acres and zoned Planned Development No. 70 for Local
Retail (LR). Ms. Griffin explained that previously a site plan had been approved by the Director of
Community Development for a medical clinic use at this location. The next step in the development
process is to Replat the property
She explained that there are two access points into the site and that there will be a five foot (5') Right Of
Way (ROW) dedication along Bethany Drive and Angel Parkway Other various easements are shown on
the Replat.
Ms. Griffin stated that the Replat has gone through the Technical Review Committee and it is compliant
with the.411en Land Development Code (d LDC) and the standards of Planned Development No. 70.
1" Vice Chair Cocking opened the Public Hearing
With no one choosing to come forward, the Public Hearing was closed.
Motion: Upon a motion by 2"d Vice Chair Mangrum, and a second by
Commissioner Platt, the Commission voted 6 IN FAVOR, and 0 OPPOSED
to make a motion to approve the Replat for Lot 25, Block G, for Arbor
Lakes Addition for First Choice ER
The motion carried.
4. Public Hearing — Conduct a Public Hearing and consider a request to amend the Development
Regulations of Planned Development No. 54 for Corridor Commercial "CC" relating to Lot 2-1,
Block F, Bray Central Addition, City of Allen, Collin County, Texas, located west of US Hwy
75/Central Expressway and north of Village Way (and commonly known as 325/333 N. Central
Expressway) to allow the property to be developed and used as a Hotel and adopt a Concept Plan,
Landscape Plan, and Building Elevations related to such Hotel use. (Z-11/11/13-80) [Hyatt Allen
Place]
Tiffany McLeod, Senior Planner, presented to the Commission The property is located west of US 75
and north of Village Way (and commonly known as 325/333 N. Central Expressway).
Ms McLeod explained that the applicant is proposing to build a limited service hotel on the subject
property The property is currently zoned Planned Development No. 54 for Corridor Commercial (CC)
use. The existing PD requires a Specific Use Permit SUP for a hotel use. In addition, the PD requires a
minimum front yard setback of 100 feet along US 75 and an additional side and rear yard setbacks for
structures that exceed 45 feet. The applicant is requesting to amend these development regulations to
allow a hotel use by right, reduce the front yard setback along US Hwy 75 to 70 feet and remove the
requirement of the additional side yard setback for buildings that exceed 45 feet in height. The applicant
is requesting a side yard setback of 25 feet (which is the ALDC standard for CC zoning).
The Concept Plan is for a limited service hotel. The proposed hotel building is four (4) stories and
approximately 63,000 square feet; with 103 guest rooms. The number of parking spaces as well as the
provided landscaping exceeds the requirements of the Allen Land Development Code(ALDC). The use is
compatible with the surrounding area.
Ms. McLeod explained that the site design complies with the requirements of the ALDC, Section
6.06.3.1forels. One of these requirements is that "an attached, covered, drive-through area adjacent to the
hotel lobby or main desk shall be provided for the temporary parking of vehicles during guest registration
or check-out' She explained that the City's Thoroughfare Plan requires a 30 foot R.O.W dedication
along US 75. The 30 foot shift of the property line causes the covered drive-through area (or porte-
cochere) located on the east side of the building to encroach in the 100 foot front yard setback. Ms.
McLoed explained that the applicant is requesting for the minimum required front yard setback to be 70
feet along US Hwy 75 eliminates this encroachment.
The Budding Elevations are also being incorporated into this PD amendment request. The attached
elevations show the exterior materials consisting of stucco and stone veneer. Ms. McLeod stated that the
elevations have been approved by the Twin Creeks Architectural Committee. In addition, she stated that
the PD amendment request has been reviewed by the Technical Review Committee.
Commissioner Ogrizovich asked for explanation for a limited service hotel. Ms. McLeod explained that it
is based off of the limited square footage of meeting space and the hours of available food service. This
hotel would be similar to the Homewood Suites.
Commissioner McNutt asked if the building could be pushed farther to the west to avoid the reduced front
yard setback. Ms. McLeod explained that the required parking and open space would not fit on the site.
1" Vice Chair Cocking opened the Public Hearing.
Michael Buta, 3620 N. Josey To., Ste 200, Carrolton, TX, representing Homewood Suites, spoke in
opposition of the request
Bryan Peaty, 112 NW 29" St , Fort Worth, TX, spoke in favor of the request.
Rhonda Staples, 1519 Edgewater Drive, Allen, TX, representing the Allen Hotel Association, spoke in
opposition of the request.
1" Vice Chair Cocking closed the Public Hearing and read the names of individuals submitting written
letters of opposition:
Ashok Kumar Khandelwal, 205 N. Central Expy., Allen, TX, representing Holiday Inn.
Angela Barfield, 705 S. Central Expy., Allen, TX, representing Hilton.
Michael Buta, 455 Central Expy., Allen, TX, representing Homewood Suites by Hilton.
Jason Barnard, 1220 N. Central Expy., Allen, TX, representing La Quints.
Rhonda Staples, 830 W Stacy Rd., Allen, TX, representing the Allen Hotel Association.
Vlad Gritsman, 455 N. Central Expy., Allen, TX, representing Hilton.
Mehamed Elmangy, 407 S. Central Expy., Allen, TX, representing Pyramid Hotels.
Maxwell Fisher, 900 Jackson Street, Ste. 640, Allen, TX, applicant, presented to the Commission.
Commissioner Ogrizovich asked if the owner of the property would be the operator. Mr. Fisher explained
that the owner of the hotel would also be the operator.
Commissioner McNutt asked Ms. McLeod if the other hotels in Allen were contacted. Ms. McLeod
explained that staff lets the market determine whether or not the use is viable.
Motion: Upon a motion by Commissioner Trahan, and a second by
Commissioner Ogrizovich, the Commission voted 6 IN FAVOR, and 0
OPPOSED to recommend approval of the request to amend the
Development Regulations of Planned Development No. 54 for Corridor
Commercial "CC" relating to Lot 2-1, Block F, Bray Central Addition, City
of Allen, Collin County, Texas; (and commonly known as 325/333 N. Central
Expressway) to allow the property to be developed and used as a Hotel and
adopt a Concept Plan, Landscape Plan, and Building Elevations for Hyatt.
The motion carried
5. Public Hearing — Conduct a Public Hearing and consider a request to change the zoning of Lots I
and 2, Block A, Downing Estates, City of Allen, Collin County, Texas; generally located south of
tacy Road, north of Monaco Drive, and in between Goodman Drive and Prescott Road from
Single Family Residential "R-3" to a Planned Development with a base zoning of Single Family
esidential "R-6" and adopt a Concept Plan, Development Regulations, and Building Elevations.
(Z-5/14/13-34)[The Enclave]
Tiffany McLeod, Senior Planner, presented to the Commission. The property is generally located south of
Stacy Road and east of Goodman Drive.
She explained that that the property is currently zoned Single-family Residential (R-3) and that the
applicant's request is to change the zoning to a Planned Development (PD) with a base zoning of Single-
family Residential (R-6) The Concept Plan shows 18 front entry lots with an average lot size of 62' x
110' The plan also shows approximately 1.79± acres of floodplain and detention areas (which will be
dedicated and maintained by the established HOA).
Ms. McLeod explained the access into the subdivision. The primary access point for the development is
located on Stacy Road and there is also a gated emergency access drive on the southern end of the
property that connects to Monaco Drive. The sidewalks will connect the development to the Stacy Ridge
Estates Phase III subdivision and Stacy Road. She explained that due to the Stacy Road widening project,
an escrow account will be created and held by the City for sidewalks to ultimately be built along Stacy
Road.
The screening for the property will consist of an eight foot (8') masonry wall located at the southern end
of the detention areas along Stacy Road, an eight foot (8') masonry wall along the southern end of Lot 12
and eight foot (8') wrought iron with emergency access gate at the southern emergency access driveway
Ms. McLeod described the building elevations as consisting of brick, stone, and composition shingle
roofing. The minimum dwelling unit size is 2,200 square feet; which exceeds the R-6 standard.
She stated the PD request has been reviewed by the Technical Review Committee and staff recommends
approval.
Commissioner Trahan asked if the reason for having the emergency access gate was the supported plan
from the residents on Monaco Drive. Ms. McLeod stated that perhaps the applicant can expand on that.
I ` Vice Chair Cocking opened the Public Hearing.
Tom Melton, 1906 San Carlos Ave, Allen, TX, spoke in favor with additional concerns for the
applicant and Commission to consider.
Jeff Colvin, 705 Featherbrook Ct., Allen, TX, spoke in opposition of the request.
1" Vice Chair Cocking closed the Public Hearing.
Shane Jordan, 6475 Dallas Pkwy, Ste. 540, Addison, TX, applicant, addressed the Commission.
He explained that the lots on the east side of the subject property will drain toward the street The
fences along the eastern boundary would be built so that the finished side of the fence would be
adjacent to the existing residential lots. He added that all of the drainage plans will meet the
standards of the Allen Land Development Code. In reference to Commissioner Trahan's
question, he explained that the cul-de-sac was the preferred option from the surrounding
residents.
Commissioner McNutt asked what the maximum anticipated retaining wall height would be. Mr.
Jordon stated that the maximum height would be approximately 3-4 feet.
1" Vice Chair Cocking and Commissioner Trahan inquired about the ALDC residential drainage
standards. Shawn Poe, Assistant Director of Engineering stated that by policy, the City does not
allow lot to lot drainage and that with this development the current drainage should be improved.
He also stated that all retaining walls require an inspection
Commissioner McNutt asked what the height of the fences located on top of the retaining walls. Ms.
McLeod stated that traditionally the fences are six feet to height.
Commissioner Platt stated that due to the depth of the lots and the homes being located on the front
building line, he does not see a concern for privacy between homes.
Mr. Jordan indicated that the maintenance of the retaining wall could be made part of the HOA
maintenance agreement.
Director Bass stated that at platting there would be a five foot maintenance easement
Motion: Upon a motion by Commissioner Platt, and a second by
2°" Vice Chair Mangrum, the Commission voted 6 IN FAVOR, and 0
OPPOSED to recommend approval of the request to create a Planned
Development for Lots 1 and 2, Block A, Downing Estates, generally located
east of Goodman Drive and south of Stacy Road, and adopt a Concept Plan,
Development Regulations and Building Elevations for The Enclave.
The motion carried.
6. Public Hearing — Conduct a Public Hearing and consider a request to change the zoning of the
property described as Cottonwood Business Park, an addition to the City of Allen, Collin County,
Texas, generally located east of Jupiter Road and south of Park Place Drive, from Light Industrial
"LI" zoning to a Planned Development for Single Family Residential "R-7" and adopt a Concept
Plan, Development Regulations, and Building Elevations. (Z-10/14/13-70) [Cottonwood
Crossing]
Ogden 'Bo" Bass, Director of Community Development, AICP, presented to the Commission. The
property is located east of Jupiter Road and south of Park Place Drive.
Director Bass reminded the Commission that the site is an infill development. He explained that the
applicant is requesting to change the zoning from Light Industrial to a Planned Development for a single-
family residential development. The proposed base zoning for the PD is Single-family Residential (R-7).
The attached Concept Plan shows 47 rear entry lots with a minimum lot size of 40' x 100' In addition,
Director Bass explained that the plan shows approximately 4 66t acres of Floodplain (which will be
dedicated to the City) and 0.2t acres of open space along Jupiter Road for periphery landscaping.
There are three (3) access points along Jupiter Road for the property Street B is the main entrance/exit
point for the development. Street A provides gated exit only and emergency access. Street C is reserved
for emergency access only Director Bass stated that the screening for the property will consist of an
eight foot (8') masonry wall along Jupiter Road and a portion of the northern property boundary and
enhanced landscaping along Jupiter Road, which is consistent with the ALDC
He stated that the minimum dwelling unit size is 1,800 square feet and that the exterior building materials
are 80% masonry (which exceeds the residential masonry standard) and consists of brick, siding and
composition shingle roofing. He reminded the Commission that both the dwelling unit size and
percentage of masonry material exceed the R-7 standards.
Lastly, Director Bass explained that the anticipated target market for this development will be young
couples and older active adult/empty nesters due to the floor plan designs, size of private open space on
each lot and anticipated housing price points. This market element does not generally produce a large
number of school aged children.
He explained that the Future Land Use Plan forecasts this property converting from Light Industrial use to
Single-family Residential use and therefore, staff recommends approval of the request.
Commissioner McNutt asked if the lots on the south would share the alley with the residents to the south.
Director Bass confirmed that the lots on the south end of the subject property would use the existing alley
to access the rear garages.
1" Vice Chair Cocking commented on the hike and bike Vail dead ending into the residential sidewalk on
the north end of the subject property Director Bass stated that this is not standard.
1" Vice Chair Cocking opened the Public Hearing.
Jeff Hykin, 1809 Saint John's Ave., Allen, TX, spoke in opposition of the request.
With no one choosing to come forward, the Public Hearing was closed
I' Vice Chair stated that it was originally zoned Light Industrial in 1984 and that he would support the
proposed zoning amendment
Motion: Upon a motion by Commissioner Platt, and a second by
Commissioner Trahan, the Commission voted 6 IN FAVOR, and 0
OPPOSED to recommend approval of the request to change the zoning of
the property known as Cottonwood Business Park, generally located east of
Jupiter Road and south of Park Place Drive, for a and adopt a Concept
Plan, Development Regulations and Building Elevations for Cottonwood
Crossing.
The motion carried
7 Public Hearing — Conduct a Public Hearing and consider a request to change the zoning of a
3 755± acre portion of Lot 59, Block 11, Walden Park Estates Addition, City of Allen, Collin
County, Texas; generally located east of Greenville Avenue and south of High Meadow Drive
from Local Retail "LR" zoning to a Planned Development with a base zoning of Community
Facilities "CF", for an Assisted Living/Memory Care use and adopt a Concept Plan, Development
Regulations, and Building Elevations. (Z-11/11/13-79) [Avalon Homes]
1 Ogden 'Bo" Bass, Director of Community Development, AICP, presented to the Commission. The
property is located at the southeast comer of Greenville Avenue and High Meadow Drive
Director Bass explained that the property is currently zoned Local Retail and that the applicant is
requesting to change the zoning from LR to a Planned Development for an assisted living facility that
specializes in memory care. He stated that the proposed base zoning for the PD is Community Facilities
and that the Concept Plan shows three (3) one-story 12,500 square foot buildings built on the property in
three (3) phases. Each building will contain sixteen (16) bedrooms and thirty (30) beds, for a total of 48
bedroom units and 90 beds within the development. The elevations are compatible with the surrounding
neighborhood.
There are four (4) access points for the development with two of those being emergency access only He
explained that the proposed screening for the property is an eight foot (8') wrought iron fence with
masonry columns along the southern, eastern and portion of the northern property lines. Drainage will be
managed through two (2) amenitized detention ponds on the western end of the property.
Director Bass explained that because the development will primarily serve memory care patients, staff
believes the 40 spaces being provided is adequate for the development.
Director Bass recommended approval of the request.
Commissioner McNutt asked if Phase 1 would include the construction of the fence. Director Bass
indicated that the fence would be built in its entirety at Phase 1.
1" Vice Chair Cocking opened the Public Hearing.
I" Vice Chair Cocking announced that the following individuals submitted speaker cards in support of the
request:
Juan Mata, 809 W Concord Ln., Allen, TX.
Judy Morrison, 811 W Concord Ln., Allen, TX.
Tommy Jeffcoat, 803 W Concord Ln, Allen, TX, spoke in opposition of the request.
Terry Tate, 807 W Concord Ln., TX, spoke in opposition of the request
Jim Morrison, 811 W Concord Ln., Allen, TX., spoke in favor of the request.
Jim Pallard, property owner, spoke in favor of the request.
Judy Morrison, 811 W Concord Ln, Allen, TX., spoke in favor of the request.
Preston Whisenant, 3747 Princess Ln., Dallas, TX., spoke in favor of the request.
With no one else choosing to come forward, the Public Hearing was closed.
1" Vice Chair Cocking announced that the following individuals submitted written letters of opposition:
Julie Butler, 606 High Meadow Dr., Allen, TX.
Tom Durke, 805 W Concord Ln., Allen, TX.
Laura Wyatt, 803 Rockcrossing Ln, Allen Texas
1 David Krukiel, 1625 N. Stemmons Pkwy., Dallas, applicant, addressed the commission. He explained the
Avalon facility provides assistance for daily living. The use is not a medical facility and that there are no
nurses on staff. There are third party vendors that can come to provide services.
Commissioner Ogrizovich asked if there were other facilities in the area. Mr. Krukiel stated that they have
multiple across the metroplex.
Commissioner Ogrizovich also asked how soon the second and third phase would begin. Mr. Kmkiel
stated that it would be 16-24 months after building 1 is occupied for phase 2 to begin construction.
I" Vice Chair Cocking stated that his only concerns were light and noise. Director Bass stated that those
performance standards would be reviewed and worked out at the Site Plan phase.
Motion: Upon a motion by 2n° Vice Chair Mangrum, and a second by
Commissioner McNutt, the Commission voted 6 IN FAVOR, and 0
OPPOSED to recommend approval of the request to create a Planned
Development for a 3.755± acre portion of property known as Lot 59, Block
11, Walden Park Estates, located east of Greenville Avenue and south of
High Meadow Drive, for an Assisted Living/Memory Care use and adopt a
Concept Plan, Development Regulations and Building Elevations for Avalon
Homes.
The motion carried.
IAdioumment
D
E
Upon acclamation, the meeting adjourned at 9.45 p.m.
i
These minu�o%roved/this day of -1 1,1 2014.
i Chairman Patrick B aydes, anner
C Qakr�
9