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HomeMy WebLinkAboutMin - Planning and Zoning Commission - 2015 - 12/01 - RegularDecember 1, 2015 PLANNING AND ZONING COMMISSION Regular Meeting December 1, 2015 CITY OF ALLEN ATTENDANCE: Commissioners Present: Jeff Cocking, Chair Ben Trahan, 1" Vice -Chair John Ogrizovich Michael Orr Shirley Mangrum Absent: Luke Hollingsworth Stephen Platt, Jr., 2"s Vice -Chair City Staff Present: Ogden "Bo" Bass, AICP, Director of Community Development Shawn Poe, PE, Assistant Director of Engineering Tiffany McLeod, AICP, 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 1. Action taken on the Planning & Zoning Commission items by City Council at the November 24, 2015 regular meeting, attached. Consent Agenda (Routine P&Z business. Consent Agenda is approved by a single majority vote. Items mai, be removed for open discussion by a request from a Commission member or member ofstaff.) 2. Approve minutes from the November 17, 2015, regular meeting. Motion: Upon a motion by Commissioner Mangrum, and a second by Commissioner Ogrizovich, the Commission voted 5 IN FAVOR, and 0 OPPOSED to approve the Consent Agenda. The motion carried. Regular Agenda December 1, 2015 3 Public Hearing/Residential Replat — Conduct a Public Hearing and consider a request for a Residential Replat of Lots I-19, Block A, 1-24, Block B, and IX -11X, Glendover Gardens, being a replat of Lot 2, Block A, Allen Stake Center, generally located north of Exchange Parkway and west of Alma Drive, Allen, Texas (FP -10/5/15-71) [Glendover Gardens] Ms. Tiffany McLeod, Senior Planner, presented the item to the Commission. She stated that the item is a Public Hearing and a Residential Replat for Glendover Gardens. 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 Ms. McLeod stated that the property was zoned PD -53 for Tuwnhomes in August 2015. The last step in the development process is to replat the property to subdivide this one lot into townhome residential lots for the development The Replat subdivides the property into 43 townhome residential townhome lots, ten (10) open space lots, and one (1) HOA lot for the firelane and access easement that will connect to the property to the west. The plat also shows various easements and right-of-way dedication required to develop the site. The Replat has been reviewed by the Technical Review Committee, meets the requirements of the Allen Land Development Code and is consistent with the approved Concept Plan Commissioner Mangrum confirmed that once the property has been entered heading north, the road can be looped. Ms. McLeod answered yes — the area to the north is a cul-de-sac Chairman Cocking opened the public hearing Chairman Cocking closed the public hearing. Motion: Upon a motion by Commissioner Orr, and a second by Commissioner Mangrum, the Commission voted 5 IN FAVOR, and 0 OPPOSED to approve the Residential Replat for Glendover Gardens; being Lots 1-19, Block A, 1-24, Block B and IX -11X, and generally located north of Exchange Parkway and west of Alma Drive. 4. Public Hearing — Conduct a Public Hearing and consider a request for amendments to the development and use regulations of Lots 2, 3R, 4 and 5, and adopt a Concept Plan and Building Elevations for a 6.862± acre portion of Lot 3R, all being in Block A, Millennium Office Park, City of Allen, Collin County, Texas; said property being generally located on the northwest corner of the intersection of US 75 and Bethany Drive and in Tracts I OA and 10B of Planned Development PD No 55. (Z-10/1/15-70) [Millennium Office Park/Allen Convention Center] December I, 2015 Mr. Bo Bass, Director of Community Development, presented to the Commission. He stated the item is to consider a PD Amendment for PD -55, including development regulations for the entire area and development regulations, concept plan, and elevations on a subset property (the convention and hotel area). The property is located at the northwest corner of Bethany Drive and US 75. The property to the north is zoned Planned Development PD No. 55 Light Industrial LI. The property to the south is zoned Planned Development PD No. 99 for Mixed Use MIX. The property to the east (across US 75) is zoned Planned Development PD No. 68 Corridor Commercial CC and Light Industrial LI -C. The property to the west is zoned Planned Development PD No. 55 Garden Office GO, Mr. Bass stated that the total area of the site is 31.139± acres. The subset portion for the hotel/convention center is 6.8623 acres. Initially the PD was only going to amend the 6.8 acre area, but the plan for the entire 31 1 acre area is to include office development, so an ordinance amendment was required. The height and the Floor Area Ratio (budding to site ratio) was also limited in the original ordinance, and would confine the design of the site To allow for maximum flexibility, the applicant agreed to remove the height and FAR limitation for the entire area. Additional development regulations, a concept plan, and elevations for the subset portion (68 acres) for the hotel/convention center are also included in this amendment. Mr. Bass then showed a graphic and explained that the area is already platted as Millennium Office Park, Block A into Lot 2 (west of Central Park Avenue), Lot 311 (future hotel/convention area), Lot 4 (sculpture), and Lot 5 (Duke Center) The platting helps define the area of the land for the convention center location. When PD -55 was created in 1988, the platted lots were not used in the ordinance. Rather, tracts were used. Thus, in PD -55, there were two tracts — Tract I OA (east of Central Park) and Tract l OB (west of Central Park). To carve out the 6.8 acres for the convention center, Tract IOA will be broken into 10A-1 (to remain consistent with the original terminology) Mr. Bass then explained that all Planned Developments include a concept plan, building elevations, and development regulations. The question at the zoning stage is whether the project will fit at the specific location. And the answer in this case is yes it will; as determined through vetting it through the development process. The detailed design and construction questions have not been answered yet. Through construction drawings, architectural plans, and detailed site plan and platting, the final math will ultimately be conducted. The Concept Plan was presented showing the proposed Allen Convention Center. The plan shows a single budding complex Mr. Bass explained that the basic single footprint is over 191,000 square feet for the single floor. This development includes three pieces — convention center, hotel facility, and the parking garage. The total square footage for the entire budding is over 381,000 square feet Mr Bass explained the three areas on the site. The first is the convention center, which is a full service convention center with an open space exhibit hall, banquet kitchen, storage, ballroom, ,junior ballroom, and many other components. The next area is a full-service 4 -star hotel which has 300 guest rooms with a full-service restaurant, housekeeping, bar/registration area, courtyard area, and other amenities This hotel is five stories; three stories of guest rooms and two podium stories (lobby/bar area and executive/business offices) Thus, two stories will be non-residential and the rest will consist of guest rooms. The last area is a six story parking structure (with one floor under grade and five above) with 1,000 cars proposed to be parked. Based on standards for the hotel use and a parking study that was conducted, parking is satisfactory to meet the convention and hotel needs. December I, 3015 Mr. Bass described that the convention center is one story and 48-50' in height —this is not concrete yet as the full drawings have not been calculated. He explained that this is the reason that the height requirement is being taken out of the PD, as a maximum height may require the project to go through the zoning process again and would not allow for innovation. Mr. Bass summarized that the site would consist of a full-service convention center, a full-service hotel, and a 1,000 space parking garage, all integrated into a 191,000 square feet footprint As the structures are multistory, the total building square footage is more than 381,000 square feet. There are four (4) access points into the development, including an access point on the US 75 frontage road. He said that there is an internal roadway to be used for fire access and for valet circulation. When there is a major convention event, Bethany Drive and the US 75 service road would not conflict with the valet circulation. The valet service will be clockwise — into Bethany Drive with a turn onto Central Park Avenue to reach the destination The valet would park the cars in the parking area, and would then drive on the internal road to access Bethany directly This valet road will not be open all the time. When not heavily used, it will be closed with a gate and only fire/police can use the road so that there is not a back door circulator. Traffic will undoubtedly be generated, so traffic improvements will be in place. To mitigate impact, on/off site improvements will be required. One of the improvements is a queuing/deceleration lane on the US 75 service road so the service road will not be stalled. Mr Bass pointed out the gate improvement on the plan. On Bethany Drive, a dedicated right -turn queuing lane will be provided. A direct through lane to Watters Creek, a dedicated right turn lane, and a dedicated left tum will be provided on Central Park Avenue Median improvement and marking improvements will also be provided on Central Park Avenue to further redirect traffic. Mr Bass presented the proposed elevations The exterior building materials include brick, wood cladding, precast concrete, metal and glass front. Additional architectural enhancements and improvements, through landscaping and lighting, will be designed, reviewed, and approved at the time of site planning Slight, positive variations to the elevations will be approved at the staff level. If the variations are significantly different, they will come back through the P&Z process Mr. Bass summarized the development regulations - For the entire property (10A, 10A-1, and 10B): Remove maximum height and floor area ratio requirements - For Tract 10A-1 only o Use: Add Convention Center Use o Setbacks: Building setbacks as shown on the Concept Plan to guide setbacks of the project o Track Loading Area. Do not apply to this area, so will be what is shown on the Concept Plan o Stacking Depth: Based on the Concept Plan and can be modified at a later time o Landscape Buffer: Enhanced landscaping will be provided o Construction Codes: The design and construction of structures are subject to budding codes effective at the date of the ordinance if delivered to the City on or before the end of the eighteenth (18th) month. If permit have not been pulled within that time -frame, then the project is subject to building codes at the present time o Traffic Improvements: right -turn, left -tum, and through lane to enter Watters Creek; median modifications on Central and markings; deceleration lane on west bound Bethany December I, 2015 Drive; deceleration lane on southbound frontage road on US 75; and gated access control a on the fire access valet circulator Commissioner Ogrizovich asked about the west -bound Bethany feeder lane and that it is "to be built" and not existing Mr Bass answered correct, it will be an additional built lane. I" Vice -Chair Trahan asked about drivers exiting from US 75, and confirmed that they would need to take the McDermott exit southbound to enter into the US 75 feeder road access point. Mr. Bass said yes. Some drivers, especially local, will enter through the US 75 service road access point and others would enter through the access point on Bethany Drive. The division or disaggregation of traffic is important. Chairman Cocking confirmed that the Floor Area Ratio and the height are going to be removed for Tract I OA. Mr Bass said yes, the Floor Area Ratio and the height are going to be removed for the entire site. Chairman Cocking confirmed that there is a concept plan for Tract IOA, and Mr. Bass said yes. Chairman Cocking asked that if something fundamentally changes in that concept plan, it would go back through P&Z for review, in order to avoid, for example, a 99 -story office building. Mr Bass said a maximum height could be assigned, but if a project wants to develop a one-story taller building than allowed, for example, that it would necessitate an 8-10 week zoning process plus public Irl hearings. Mr. Bass said this has to do with faith, because nothing too low (market-driven) or too high ■L°� (may create issues) will occur. The market knows the sweet spot, and the height will largely depend on the market. He said the easiest thing to do is to have a maximum height and FAR and then go back through the rezoning process, but doing so would not offer market flexibility Chairman Cocking asked what the review and determination process would be. Mr Bass stated that if a project comes in and meets all requirements with the exception of the Floor Area Ratio and height, they can go through the site plan process The likelihood, however, is that the project would not meet a certain requirement(s), so the project would have to go back through the PD process He stated that these regulations would offer maximum flexibility at a minimum gamble I" Vice -Chair Trahan stated that they would just like to see projects again if any changes do occur. Chairman Cocking said it is uneasy to approve something that is "unlimited:' Mr. Bass said he understood, and that if this was anywhere else in Allen, it would not happen. This location is by Central Park Avenue and within Millennium Park, and this project will be the point of synergy in Allen Chairman Cocking asked about signage as convention centers usually have electronic signs. He asked about the plans and review process Mr. Bass stated that if free standing digital signs are proposed, signage will go through a zoning amendment process and with P&Z and Council approval Digital signs may be wall mounted as well to create something dynamic for advertising purposes. Chairman Cocking opened the public hearing. December 1, 2015 Chairman Cocking closed the public hearing. i Commissioner Mangrum commented that she is excited about this project and has been waiting 6-10 years. I" Vice -Chair Trahan said this project seems like a compliment to the Allen Event Center rather than a competitor Chairman Cocking asked about the target audience for the convention center. Mr Bass said the City will be heavily engaged in filling the space with office space, but mainly will see professional associations, TML, firefighter associations, home and garden shows, and so forth. Chairman Cocking said this will not be a mega convention center with thousands of people, but was curious of the target audience. Roger Cortez, developer, answered that there will be coordination with the City Convention and Visitors Bureau. There will be office space in the hotel for them to have their offices. In addition, the operator of the hotel has a dedicated sales and marketing staff. The hotel flag will have a dedicated budget for sales and marketing as well. Civic and social groups, trade associations, interest groups, and sports activities are some examples of targeted audiences to come to this facility There is a large amount of flexibility from a small 10 -person meeting to a gathering of 4,000 people. The combined sales and marketing efforts anticipate many events such as social events, weddings, parities, and so on, which will be promoted along with all other possible, legal uses. Motion: Upon a motion by 1" Vice -Chair Trahan, and a second by Commissioner Mangrum, the Commission voted 5 fN FAVOR, and 0 OPPOSED to recommend approval of the request for amendments to the development and use regulations of Lots 2, 3R, 4 and 5, and adopt a Concept Plan and Building Elevations for a 6.862+ acre portion of Lot 3R, all being in Block A, Millennium Office Park; and being generally located on the northwest corner of US 75 and Bethany Drive, and in Tracts 10A and lOB of Planned Development PD No. 55, for the Millennium Office Park/Allen Convention Center. 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 IThe meeting adjourned at 7.38 p.m. I 0 December 1, 2015 of c.[ � — 2015. Madhuri Culkami, Planner Director's Report from 11/24/2015 City Council Meeting • There were no items taken to the November 24, 2015 City Council Meeting 0 December I, 2015