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HomeMy WebLinkAboutMin - Planning and Zoning Commission - 2015 - 03/17 - RegularMarch 17, 2015 PLANNING AND ZONING COMMISSION Regular Meeting March 17, 2015 CITY OF ALLEN ATTENDANCE: Commissioners Present: Jeff Cocking, Chair Shirley Mangrum, I" Vice -Chair Ben Trahan, 2"a Vice -Chair Luke Hollingsworth John Ogrizovich Michael Orr Stephen Platt, Jr. Absent: City Staff Present: Ogden "Bo Bass, AICP, Director of Community Development Shawn Poe, PE, Assistant Director of Engineering 1 Kevin Laughlin, Citv Attomey Tiffany McLeod, Senior Planner Madhuri Kulkarm, Planner Call to Order and Announce a Quorum is Present: With a quorum of the Commissioners present, Chairman Cockingcalled the meeting to order at 702 p.m.in the City Hall Council Chambers Room at Allen City Hall, 305 Century Parkway Director's Report 1. Action taken on the Planning & Zoning Commission items by City Council at the February 24, 2015, and March 10, 2015, regular meetings attached. Consent Aeenda 2 Capital Improvement Plan CIP Status Report. 3. Approve minutes from the February 17, 2015, regular meeting. 4. Final Plat — Consider a request for a Final Plat for Assured Self Storage, Lot 1, Block A, being 5.36201 acres of land situated in the Catherine Parsons Survey, Abstract No 711, City of Allen, Collin County, Texas; located southeast of Exchange Parkway and Alma Drive. (FP -9/2/14-62) [Assured Self Storage] March 17, 2015 Motion: Upon a motion by Commissioner Platt, and a second by 2n° Vice -Chair Trahan, the Commission voted 7 IN FAVOR, and 0 OPPOSED to approve the Consent Agenda. The motion carried. Reeular Aeenda 5. Tabled Item/Public Hearing (WITHDRAWN) — Conduct a Public Hearing and consider a request to amend the development regulations and adopt a Concept Plan and Building Elevations for a 10.04± acre portion of Planned Development PD No 105 located in the David H. Nix Survey, Abstract No. 668, the T G Kennedy Survey, Abstract No. 500, and the James H. Wilcox Survey, Abstract No. 1017, City of Allen, Collin County, Texas; and generally located southeast of the intersection of Alma Drive and Bethany Drive (Z-10/7/14-73) [Montgomery Urban Tree Farm Headquarters] Chairman Cocking opened the item. He stated that the applicant has requested to withdraw the item. He closed the public hearing. 6. Public Hearing — Conduct a Public Hearing and consider a request to amend the development regulations of Planned Development No 54 and adopt a Concept Plan and Building Elevations relating to the Property The Property is a 5.37± acre portion of Planned Development PD No. 54 located in the Catherine Parsons Survey, Abstract No. 711, City of Allen, Collin County, Texas; and generally located southeast of the intersection of Alma Drive and Exchange Parkway (Z-3/3/15-11) [Twin Creeks Marketplace — Streetlevel] Mr. Ogden "Be" Bass, Director of Community Development, presented to the Commission. He stated this is a request to amend PD -54 which has been in place since 1993. The proposed development is on approximately 5.37 ± acres of land, and is generally located southeast of the intersection of Exchange Parkway and Alma Drive. Mr. Bass explained that all PD amendments include three components: a concept plan, building elevations, and development regulations He stated that this project had been heard by the Commission before, and is largely the same except for activity that has occurred within that time period. He mentioned that the applicant has reached out to the surrounding citizens which has helped the project progress to make the grocery store a reality The properties to the south and west (across Alma Drive) are zoned Planned Development No. 54 Single Familv Residential SF The properties to the north (across Exchange Parkway) are zoned Shopping Center SC and Planned Development No. 54 Single Family Residential SF The property to the east is zoned Planned Development No. 54 Shopping Center SC, for Assured Self Storage. He stated the area is within residential areas, but that this specific location was always intended for shopping center elements to serve the needs for the immediate residential areas. Mr. Bass went over the site plan, which has not significantly changed. He pointed out that there are two reasons for this hearing. The first reason is to fit the size and shape of the grocer as well as the amount of parking required by the grocer on this lot. Because of these reasons, the 50' setback cannot be met. Initially, this area was intended to be a large-scale shopping center, with an HED or Kroger. Over time, this property has been partially converted it to a self -storage use. The Assured Self Storage included a 1 provision for 8' masonry screening for the entire property This project has been delayed, but staff is currently reviewing their screening wall permit and their building plans. The plat has already been approved There will still be a single -style masonry wall, depending on which project is completed first. If March 17, 2015 Streetlevel is completed first, lei, portion of the wall will match the Assured Self Storage all section The first change, then, is the setback from 50' to 34' Additional items are in place to mitigate this reduced setback — the dock -high area has been moved to the eastern side instead of the rear of the building, 360 architecture (similar colors and design features so it doesn't look like the back of a typical grocery building), and no penetration, storage, or activity at the back of the building. Thus, even though there is a reduced setback, there is an 8' masonry screening wall, enhanced landscaping, a building with no penetration or activity on the southern side, and enhanced elevations The second reason for the zone change is the spacing of the driveways on Exchange Parkway Edge -to -edge driveways have a certain standard — this distance has been vetted and the Engineering Department is satisfied with a reduced distance (which is only I foot less than the standard). This provision will be included in the Development Regulations. If the changes for these two items (reduced setback and driveway spacing) were not proposed, then this project would not have been a public hearing. There are a total of four (4) access points into the property. There are two (2) access points on Exchange Parkway and two (2) access points on Alma Drive Mr. Bass stated that the Concept Plan shows four buildings: an approximately 30,000 square foot grocery store building with about 140 parking spaces, a 5,180 square foot building with a common wall and additional parking spaces, a 3,400 square foot restaurant building with a drive-thru (on the hard corner), and a 5,100 square foot building for retail and restaurant uses, also with a drive- thru. The applicant volunteered to self -limit the hours of operation for restaurants with drive-through from 400 a.m. to midnight An informal poll conducted shows coffee vendors usually open up at 4:00 a.m. The closing hours are also typical Mr Bass asked that the Commission make the hours of operation a part of the recommendation. The hours of operation will be in the deed restrictions, included as a note on the Concept Plan, and in the Development Regulations. 1 Mr. Bass then presented the building elevations. The grocer building includes brick, cornice elements, and storefront glass. He pointed out the 360 architecture of the building. He also stated there are no penetrations at the rear of the grocer building, prohibiting any activity in that area A note is placed on the elevations regarding the dock -high area that the wall be tall enough to hide the trucks. The contiguous building is modern and includes awnings as well as stucco and stone materials. This same design theme carries to all the outparcel buildings. The elevations will generally conform to the graphics shown. Lot 2 and Lot 3, with the restaurants and drive-thru component, will limit the hours of operation as mentioned earlier. Other elements negotiated include enhanced landscaping. There is a 10' wide landscape area with a row of trees to the south, along with the 8' masonry screening. Specifically, Skyrocket Juniper will be planted and will be 10' high with spacing of 25' (rather than the typical 40') to further mitigate the southern setback. Mr Bass pointed out that the same provision was applied to Assured Self Storage — a reduced setback in exchange for enhanced landscaping. Thus, the precedence for a reduced setback is in place. Any loading dock, according to the Code, is not permitted to be visible from the public street However, to mitigate the impact on the rear of the building, the loading dock location was changed Due to this change and a potential view from Exchange, the landscaping in that area has been enhanced. Additionally, the loading dock colors match the main building. These elements are in place to hide the loading dock from view Mr. Bass then explained the third element of zoning, the Development Regulations. - Lot I Rear Yard Setback — 34 feet - Truck Loading Area — on the exchange side, doors to be painted the same color as the main building, and high screening wall at sufficient height to adequately screen trucks from view - Street Standards — off-site improvements put into place by the applicant: I A double left turn lane constructed on northbound Alma Drive at its intersection with Exchange Parkway; and March 17, 2015 2. A hooded left turn lane constructed on southbound Alma Drive and aligned with the southernmost driveway on Lot 4 of the Property Street standards also include the reduced driveway spacing on Exchange Parkway as well as that the fire lane on the southern end of the budding be in place before a Building Permit is issued. - Screening — %' masonry wall and landscaping on the southern property boundary, with no building permits or Certificate of Occupancies issued until the wall is complete. Additionally, if the Assured Self Storage project does not construct the wall first, then a portion will be constructed by Streetlevel to match with the Assured Self Storage screening. - Operations: I The shipping or receiving of goods, materials, inventory, equipment, and/or any other personal property into or out of the building(s) is prohibited. 2. The location, placement or storage of trash, debris, refuse and/or recyclables and/or any containers in which such trash, debris, refuse and/or recyclables might otherwise be contained, regardless of whether such containers are in actual use is prohibited. 3 The temporary or permanent location, placement, or storage of goods, materials, inventory, equipment, motorized or non -motorized vehicles and/or any other personal property, whether or not placed in a storage container is prohibited. - Fire Code. Assurance for adequate hose pull requirements if the Assured Self Storage project lags. - Deed restrictions: Enforced by the land owner and the City An Ordinance ultimately approved by the City Council will include the Deed restrictions. Prohibited Uses (six among several listed in the Deed Restrictions). 1. Manufacturing facility 2. Any facility for the sale, lease, rental of automobiles, trucks, motorcycles, RVs, boats, or other vehicles 3. Car wash, tire store, automobile repair shop or service station or any facility storing or selling gasoline or diesel fuel in or from tanks 4. Any facility whose primary business is a smoke shop (including cigars, cigarettes, vapor cigarettes, and e -cigarettes) 5. Amusement center, carnival, virtual reality, laser tag, jump/trampoline facility, game arcade, or children's recreational facility or play center of any kind 6. Hotels or lodging facilities intended for human use Mr. Bass stated that the ordinance and deed restrictions run with the land. Additionally, the deed restrictions cannot be amended or terminated without a public hearing before City Council. The City has the power to take action in a court or may withhold any building permit or other permit for development, Certificate of Occupancy, or final inspection. I" Vice -Chair Mangrum asked if there is a fire escape door on the backside of the grocery store. Mr. Bass stated that it would be vetted through the Site Plan review process. The requirement would have to meet all Fire Codes. He stressed that no activity is allowed in the back. I" Vice -Chair Mangrum stated that her concern is the safety of employees in the grocery store, and asked if there are doors on the east and west side towards the back. Maxwell Fisher, 900 Jackson St Suite 640, Dallas, Texas, applicant/representative, answered that he will answer that in his presentation. March 17, 2015 1 Commissioner Ogrizovich sought clarification that smoke shops of any kind are not allowed. Mr. Bass stated that he is correct — smoke shops are not allowed. 2nd Vice -Chair Trahan asked if there are any warning signs or stop signs when traffic exists from Alma into the rear fire lane since there is no outlet towards the east. He does not want cars turning in that back area. Mr. Bass stated that ultimately, signage will be provided. Commissioner Platt asked about the double left-hand turns and if it is actually a right-hand tum Mr. Bass stated there are double left-hand turns on Alma Drive northbound to tum on Exchange Parkway westbound. Mr. Bass also stated there is the hooded turn southbound on Alma Drive. Commissioner Ogrizovich asked about the vacant parcel that is remaining and if it would also have the same restrictions as this project. Mr. Bass stated that it is not part of the zoning case and it is subject to the previous zoning regulations of PD -54. Usually PD amendments are required as what was marketable in 1993 does not fit in today's time, but he said there are no promises that the PD will be amended. Commissioner Ogrizovich asked if there was a reason that piece was not included in this development. Mr Bass answered that he didn't think it was part of the sale. Commissioner Orr clarified the truck route — it would go east on Exchange and loop into the dock. Mr. Bass answered yes. It is not intended for trucks to access from Alma. If it consistently occurred, it would require an enforceable action. Chairman Cocking opened the public hearing Maxwell Fisher, 900 Jackson St. Suite 640, Dallas, Texas, applicant/representative, presented to the Commission.Mr. Fisher, the land use consultant with MasterPlan, went over the project The only two amendments are the driveway spacing and the setbacks He said they spoke with neighbors and increased the setback from 30' to 34', which is the most they can compromise on setbacks. He stated that the uses allowed there will be maintained, but some will be taken away or restricted. He said they met with Twin Creek neighbors in August. They met with select neighbors in late February to continue working on the project. Mr. Fisher discussed the concessions for the project, including deed restrictions for restaurant hours, restricting certain uses, and buffering to the south Mr. Fisher stated that citizens have been concerned about the outparcels, which will most likely be used by a national coffee user (hard corner) and other personal service user (medical or retail). He then showed a list of targeted users. Mr. Fisher then mentionedspecific prohibited uses such s smoke shops, bowling alley, and adult movie store The uses they want to target are for immediate neighbors, so they are capturing trips that are already generated. Mr. Fisher then went over architecture and stated it will be built as to what is shown Next, he touched on the loading area on the site (increased setback and enhanced landscaping). The loading area will be recessed and dip down, so trees will be the only thing that will be seen. Mr. Fisher provided an example of a Sprouts store as an anchor and supporting retail (coffee, bike mart, hobby store) which are low trip generators. Mr Fisher showed examples of stores with loading in the back — in the back, there is no policing. If it's in the front, it's self -policing as the store would not want a mess. He then showed a profile of the store to a potential neighbor —there will be a 24' fire lane, landscape buffer and Junipers which will be 20' tall, a masonry wall, and the deep setback of the residential structure. The back of the budding will be extended and will buffer the loading area from the residential area He then discussed the surrounding proposed storage units, which would be a buffer and would also keep the traffic low The tax information was then presented — taxes would increase by 8 to 9 times after full build -out. He discussed the TIA and stated it is very conservative. With the targeted users, traffic counts would be 80% or lower than what the TIA shows. If the property was developed by right, piecemeal development with undesirable uses would be permitted However, this is a comprehensive development. March 17, 2015 Chris Fair, 1102 Italy Dr., Allen, Texas addressed the Commission. He said he and Debbie Jacobs met with staff members and was appreciative of everyone's time The concerns for residents were hours of operation, which is acceptable if time was restricted to no operations from midnight to 4.00 a.m He wanted to see a time restriction on delivery time. His other concern was regarding traffic, which was addressed through another TIA that was conducted. He was concerned with commercial traffic through neighborhoods all involving accidents with children, which he understands is not preventable, but is a concern He concluded by stating he is happy with the project. Greg Jacobs, 1421 Salado Dr., Allen, Texas, spoke to the Commission. He complimented City staff and the developer for listening to the concerns of the residents of Allen. A lot of his concerns have been addressed The biggest concern was the restaurant operation hours, which is now a reasonable compromise. His other concern was traffic volumes and the exiting traffic on Alma, which has not yet been fully addressed. The City will need to monitor the routing of traffic after the site is developed His last point was on the screening wall on the south side — and that it is not open at the bottom due to concern with rodents He requested it be closed to minimize animal impacts. Mary Vail Grube, 918 Granger Dr., Allen, Texas, addressed the commission She is in support of the project This project will enhance Allen with the elevations and landscaping. Sprouts and the additional retail will be beneficial for the surrounding residents It will enhance the sense of community in that area She would love to walk to Sprouts or a coffee user to meet friends and family and not take a car. There has been tremendous effort from the developer and staff to meet the concerns of the neighbors Chairman Cocking closed the public hearing. The following letters were received in support of the project: Steve Aman, 1220 Granger Dr., Allen, Texas - Don Valk, 1251 W Exchange Pkwy., Allen, Texas Gerry and Diane Angeli, 504 Bristol Dr., Allen, Texas - John and Mary Frampton, 1232 Granger Dr., Allen, Texas Kendall Hutton, somerset20050sbcelobal.net 2n° Vice -Chair Trahan stated this looked like a good proposal. Commissioner Hollingsworth asked about the screening wall and if it would be open or closed at the bottom. Mr. Bass stated that staff will minimize or eliminate the opening, but it's a grading/drainage issue, and will be examined closely during the Site Plan process. Commissioner Platt stated that the screening wall would be a benefit in general. Commissioner Ogrizovich commended the applicant and staff and supported the project. Commissioner Orr asked is the first left -turn lane heading north on Alma would be a U -Tum lane. Mr. Bass answered yes. 1" Vice -Chair Mangrum repeated her question about the doors towards the back. Mr. Fisher answered that there is a door planned on the west elevation and on the other side, for fire emergency or employee access. There are no doors on the rear elevations. 1" Vice -Chair Mangrum stated her concern was fire. Mr. Fisher stated they have to meet the minimum fire access requirements. March 17, 2015 Mr. Bass further stated that the Fire Marshall and the Building Division would review this to the Site Plan process. However, anything south of that main lot will not have any activity Chairman Cocking asked discussed cut -through traffic on Comanche Drive and Granger Drive and that those roads were designed so that the traffic and speed would be reduced. Mr. Bass agreed That path may still be taken by drivers, but it would be discouraged. Chairman Cocking asked about the prohibited use listed as"Surplus Store," and wanted examples of what that meant Mr. Fisher stated that used good sales or thrift stores would not be permitted. I" Vice -Chair Mangrum asked about truck delivery time and the store hours for Sprouts. Mr Fisher stated that delivery to Sprouts occurs early in the morning and that the timing varies. He said it also depends on shipping schedules and that they cannot regulate the timing He did not know the store hours for Sprouts Anne Kuta, 5846 Mercedes Ave., Dallas, Texas, stated that Sprouts' general hours are 7:00 a an. to 10.00 pm Motion: Upon a motion by 1" Vice -Chair Mangrum, and a second by Commissioner Orr, the Commission voted 7 IN FAVOR, and 0 OPPOSED to recommend approval of the request to amend the development regulations of Planned Development No. 54, and adopt a Concept Plan and Building Elevations for a 5.371 acre property, generally located southeast of the intersection of Alma Drive and Exchange Parkway, for Twin Creeks Marketplace — Streetlevel, with the additional provision that restaurants with drive-thrus can only be open for business from 4:00 a.m. to 12:00 a.m. midnight. The motion carried. Adjournment The meepn& adjourned at 8:10 p.m. These i booed [his 7 day of %V r 2015. u '� �� Te*TXki&Vhmrman Madhuri Kulkarm, Planner P March 17, 2015 I Director's Report from 2/24/2015 City Council Meeting • There were no items taken to the February 24, 2015 City Council Meeting. Director's Report from 3/10/2015 City Council Meeting • There were no items taken to the March 10, 2015 City Council Meeting