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HomeMy WebLinkAboutMin - Planning and Zoning Commission - 2015 - 07/07 - RegularJuly 7, 2015 I 11_ PLANNING AND ZONING COMMISSION Regular Meeting July 7,2015 CITY OF ALLEN ATTENDANCE: Commissioners Present: Jeff Cocking, Chair Shirley Mangrum, I" Vice -Chair John Ogrizovich Luke Hollingsworth Stephen Platt, Jr. Absent: Ben Trahan, 2n' Vice -Chair Michael Orr City Staff Present: Ogden `Bo" Bass, AICP, Director of Community Development Shawn Poe, PE, Assistant Director of Engineering ' Tiffany McLeod, Senior Planner Madhuri Kulkami, Planner Devin 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 June 23, 2015, regular meeting attached. Consent Anemia 2 Approve minutes from the June 16, 2015, regular meeting Motion: Upon a motion by 1" Vice -Chair Mangrum, and a second by Commissioner Hollingsworth, the Commission voted 5 IN FAVOR, and 0 OPPOSED to approve the Consent Agenda. The motion carried. 1 Regular Aeenda July 7, 2015 3. Tabled Item/Public Hearing — Conduct a Public Hearing and consider a request to amend the development and use regulations applicable to Tract 4 of Planned Development PD No 53, from Community Facilities CF to Townhome Residential District TH, and adopt a Concept Plan, Building Elevations, and Development Regulations for the Property The Property is Lot 2, Block A, Allen Stake Center, City of Allen, Collin County, Texas; generally located west of Alma Drive and north of Exchange Parkway (Z-2/4/15-3) [Allen Stake Center] Ms. Tiffany McLeod, Senior Planner, presented to the Commission. She stated this is a tabled item for a PD amendment to PD No. 53. Ms. McLeod stated that the item was tabled at the June 2n° meeting, and then subsequently tabled at the June 16" meeting to give the applicant time to address questions and concerns that were voiced during the two meetings. The property is generally located north of Exchange Parkway and west of Alma Drive. The property to the north is zoned Planned Development No. 53 Single Family Residential SF The properties to the east are zoned Planned Development No 53 Single Family Residential R-6 and Planned Development No 53 Shopping Center SC. The properties to the south, across Exchange Parkway, are zoned Planned Development No 54 Single Family Residential SF The property to the west is zoned Planned Development No. 53 Community Facilities CF The applicant is requesting to amend PD -53 for a townhome subdivision with 43 front -entry lots. Ms. McLeod gave a summary of the proposal The lot width proposed is 25', lot depth 115', and lot area is 2875 square feet, which exceeds ALDC standards. The proposed dwelling unit size is 1350 square feet, and also exceeds ALDC standards. The open space provided is approximately 1.5 acres. The revised plan now provides for 24 visitor parking spaces and also exceeds ALDC standards. The significant change that was made to the plan relates to access. Previously, Street A curved andjoined into a shared driveway with the existing church The revised plan shows Street A as a straight road with a direct connection to Exchange Parkway. Because the distance between the new driveway and existing shared driveway does not comply with the Engineering separation standards, the existing shared driveway is proposed to be closed at the time of the subdivision is accepted if the case is approved. The second point of access for the Church is the easement which will connect to Street A. The applicant provided a letter from the Church of Jesus Christ LDS stating support of the new configuration and closure of existing driveway Ms. McLeod also stated that the open space/sidewalk/emergency access plan was submitted to explain the purpose for the 10' open space area in between and in the rear of the units. There will be a rear gate of each lot that will provide an access path from the open space to Street A. All of the lots will be sprinklered. The sidewalk is located within the public right-of-way. There is a 20' driveway provided for each lot. A screening plan is provided as well to further detail the screening proposed for the property On the north, northeastern, and southern boundary is an 8' tubular steel fence. On the eastern property boundary, there will be an 8' masonry wall, extended to southern lot line of the residential subdivision. On the west side, the 8' masonry wall extends to the northern boundary which crosses the existing utility easement and fully encloses the property boundary Ms. McLeod presented the enhanced landscaping for the property There is now a view corridor from Exchange Parkway along Street A. On the north end, the landscaping provided are Eastern red cedars. This will also be accompanied by tubular steel fence. Within the open space, there will be red oaks, live July 7, 2015 oaks, crepe myrtles, and various shrubs around the cul-de-sac. On the southern end, Chinese Pistache and Live Oaks are provided along Exchange Parkway as well as various shrub screening. A subdivision entrance sign, to be located at the southeastern corner of the property, is also proposed and complies with ALDC standards. Ms McLeod presented the elevations, and stated the front elevation was corrected to show only two car garages. Masonry material is primarily stone, brick and composition shingle roofing. An enhanced driveway material (exposed aggregate) is also proposed. The development regulations did not change. The only change is that the landscape plan and the screening plan will be added as exhibits to the ordinance if the case moves forward to City Council. Ms. McLeod concluded by stating that staff believes the use is appropriate for the site. The enhancements provided by the applicant are improvements to the original plan Chairman Cocking reopened the public hearing. Chairman Cocking closed the public hearing. Chairman Cocking stated that one letter was received, but retracted No additional letters were received. Commissioner Ogrizovich asked if there is an HOA association for the property Ms. McLeod answered yes, an HOA will be required I" Vice -Chair Mangrum commended the developer for being creative. She fully supports the proposal and thanked the developer to listening to the Commission's concerns. Motion: Upon a motion by Commissioner Hollingsworth, and a second by Commissioner Platt, the Commission voted 5 IN FAVOR, and 0 OPPOSED to recommend approval of the request to amend the development and use regulations applicable to Tract 4 of Planned Development PD No. 53, from Community Facilities CF to Townhome Residential District TH, and adopt a Concept Plan, Building Elevations, and Development Regulations for Lot 2, Block A, Allen Stake Center. The motion carried. 4 Public Hearing — Conduct a Public Hearing and consider a request to change the base zoning of a portion of Planned Development No. 3 from Shopping Center SC to Light Industrial LI and amend the development regulations and adopt a Concept Plan and Building Elevations for the Property. The Property is a 6 5f acre tract of land situated in the William Perrin Survey, Abstract No. 708, a portion of Tract M, Allen Business Center, City of Allen, Collin County, Texas, generally located northwest of the intersection of Bethany Drive and Greenville Avenue. (Z-2/19/15-6) [The Tech Center on Greenville] Ms. Madhuri Kulkarni, Planner, presented to the Commission. She stated this item is a public hearing and a PD amendment for the Tech Center on Greenville. The property is currently zoned Planned Development PD No. 3 for Shopping Center SC. The applicant is requesting to change the base zoning of the property from Shopping Center SC to Light Industrial LI and July 7, 2015 1 adopt development regulations, a concept plan, and building elevations for the property Development plans are for a multi -building complex principally intended for office, warehouse, office/showroom uses, and a limited number of sales and service uses The purpose of this request is to provide market flexibility while providing effective parking and circulation. Ms. Kulkami stated that the overall purpose of this project is to change the base zoning of PD No 3 from Shopping Center to Light Industrial. The applicant has presented development plans for a multi -building complex, intended mainly for office uses, warehouse uses, office/showroom/warehouse uses, and a limited number of sales and service uses. Staff and the applicant have worked together to provide market flexibility and, at the same time, providing effective parking and circulation. One of the aspects of market flexibility is to change definitions of office, warehouse, and office/showroom/warehouse. The PD will adopt the Concept Plan, Landscape Plan, Building Elevations, and Development Regulations. Ms. Kulkarni presented the Concept Plan that shows 6.5 acres with 3 buildings on 3 lots. There are 2 access points that are provided. One of the access points is off Greenville Avenue and the other access point is on the southwestern portion of the property through an access easement (ultimately connecting to Bethany Drive). Specifically, each of the buildings range from 24,000 square feet to 38,000 square feet. The parking for each of the individual lots meets the standards for the Allen Land Development Code. Each of the buildings also includes a loading area. Each of these loading areas will include a screening wall that will screen the loading area from the western and eastern sides. A truck dock loading area is also provided on the southwestern portion of the property Parking and storage will not be permitted in this area. Additionally, the Landscape Plan is mainly provided to also show the enhanced landscaping that will be provided for the truck dock loading area. Enhanced landscaping will be of sufficient height to adequately screen vehicles from Greenville Avenue. 1 The Building Elevations for the three buildings were also presented. The primary material will be Concrete Panel. Lastly, the development regulations were summarized — Base Zoning District: Light Industrial LI Front Yard: 25' Side Yard 10' Rear Yard: 45' Additional Permitted Uses include Auto Parts Sales and Bicycle Shop among a few other uses listed in the Development Regulations No outdoor storage is permitted and all supplies and equipment have to be fully enclosed inside the budding. Service vehicles are permitted, but shall not be visible from any public right-of-way No storage or parking is permitted in the truck dock loading area (except during the active loading/ unloading of items), and shall be screened from Greenville Avenue. The office, warehouse, and office/showroom/warehouse use definitions were then explained. The primary purpose for these definitions, again, is to grant additional market flexibility for various future tenants and users and their business operations. Ms. Kulkami presented a rendering of the proposed development, and stated that staff and applicant have worked together to provide for market flexibility as well as adequate parking, circulation, and through the development standards established with the Concept Plan, Development Regulation, Landscape Plan, and Building Elevations. July 7, 2015 1 She also stated that she had a conversation with an individual on the east side of Greenville who had a hard time understanding the plan. However, he is satisfied after the conversation and understanding that this is a general concept that will be further vetted. The project will go to City Council on July 281h if the Planning and Zoning Commission recommend approval. Chairman Cocking asked for further explanation on the southern loading dock area. He said this looks like a skateboard magnet. He wanted to know how this will be used and if this has been done before in Allen. Mr. Bruce Heller, President of JaRyCo Development, 780 N. Watters Road, Suite 120, Allen, TX, addressed the commission. He said that the idea has been taken from the McKinney area. This project is coming out of the leasing activity over the Corporate Center project where there are a jot of office users indicating they need more storage for the clients The loading doors on the back of the buildings are all grade level. The southwest portion is proposed to have a dock high off-loading area. Mr. Heller said they are considering putting gates across that area to keep people from using it. Tenants would have access to open the gates to use from a loading standpoint, but then the gates would be closed to prevent a skateboard park. Chairman Cocking opened the public hearing Amanda DeGray, 502 White Oak St., Allen, TX, spoke to the Commission and recommended to put a fence around the entire property She is concerned that this area might become crime -ridden. She also said it does not look appealing. She also asked if the businesses will be open 24 hours Chairman Cocking closed the public hearing. ' Mr. Heller stated that tenants can access the property any hour of the day, but anticipates normal operation hours from 8 to 5. Staff has been adamant that this area does not become a retail area. A large detention pond will be constructed along Greenville Avenue that will be landscaped Instead of a 15' landscape easement, there will be a 60' wide greenbelt along Greenville. This project is designed similar to Corporate Center project on Watters Road. Office entrances are almost identical to the Corporate Center building. The backside has the overhead doors. Chairman Cocking asked what types of businesses may be included Mr. Heller stated that one of them is a computer company that is 75% office and 25% warehouse. They customize computers and take them to their corporate clients. Other companies he mentioned include an electric company and a company that would store camera components that would do surveillance on construction sites Chairman Cocking asked staff about the fencing concern that was brought up. Ms. Kulkami stated that the zoning on either side is non-residential, so there is no screening requirement. Chairman Cocking reiterated that any time residential zoning touches directly to non-residential zoning, there is an 8' masonry wall requirement, but that is not required in this case with the a major road and the 60' greenbelt area. 1 Chairman Cocking then stated that a few of the lots appear to be landlocked and asked if there are any public easements. F H July 7, 2015 Mr. Ogden "Bo" Bass, Director of Community Development, stated that mutual access easements will be provided when the property is platted. Motion: Upon a motion by Commissioner Platt, and a second by 1" Vice -Chair Mangrum, the Commission voted 5 IN FAVOR, and 0 OPPOSED to recommend approval of the request to change the base zoning of a portion of Planned Development No. 3 from Shopping Center SC to Light Industrial LI and amend the development regulations and adopt a Concept Plan and Building Elevations for the 6.5f acre tract of land situated in the William Perrin Survey, Abstract No. 708, a portion of Tract M, Allen Business Center, City of Allen, Collin County, for The Tech Center on Greenville. The motion carried Adjournment The mee(ing adjourned at 7:33 p in this I r `Y day of JUL 2015. Madhuri Kul carni, Planner July 7, 2015 • Director's Report from 6/23/2015 City Council Meeting The request to adopt an Ordinance to approve Development Regulations, a Concept Plan and Building Elevations for 10.498± acres of land, presently zoned as Shopping Center and Planned Development No. 113 for Multi -Family MF -18 to a Planned Development with a base zoning of Townhome Residential, generally located southeast of Main Street and Greenville Avenue, for Parkview Lane, was approved. 1 E