Min - Planning and Zoning Commission - 2017 - 01/03 - Regular1_
CITY OF ALLEN
ATTENDANCE:
Commissioners Present:
Jeff Cocking, Chair
Ben Trahan, 0 Vice -Chair
Stephen Platt, Jr., 2nd Vice -Chair
John Ogrimvich
Luke Hollingsworth
Michael Orr
Shirley Mangmm
Absent:
January 3, 2017
PLANNING AND ZONING COMMISSION
Regular Meeting
January 3, 2017
City Staff Present:
Ogden `Bo" Bass, AICP, Director of Community Development
Joseph Cotton, PE, Assistant Director of Engineering
Meredith Nurge, 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 Allen Public Library Auditorium at 300 North Allen Drive.
Chairman Cocking shared the protocols regarding the Planning Zoning Commission Regular Meeting
occurring in the Allen Public Library Auditorium. Chairman Cocking said that attendees who wish to
address the Commission may step forward to the podium. He stated a microphone is available to
accommodate those with functional and access needs who wish to make comments. Chairman Cocking said
that the January 17, 2017, Planning and Zoning Commission Regular Meeting would occur in the City
Council Chambers.
Directors Renort
1. Action taken on the Planning & Zoning Commission items by City Council at the December 27, 2016,
regular meeting, attached.
January 3, 2017
Consent Agenda (Routine P&Z business. Consent Agenda is approved by a single majority vote. Items
may be removed for open discussion by a request from a Commission member or member of staff)
2. Approve minutes from the December 20, 2016, regular meeting.
3. Final Plat —Consider a Final Plat for Allen High Point Addition, Block A, Lots 3 and 4, being 1.9175±
acres situated in the Henry Weisel Survey, Abstract No. 1026; generally located north of Exchange
Parkway and west of Greenville Avenue. (FP -12/14/16-125) [Allen High Point Addition]
4. Final Plat —Consider a Final Plat for Montgomery Ridge Phase Il, being 8.382± acres situated in the
Thomas G. Kennedy Survey, Abstract No. 500; generally located south of Montgomery Boulevard and
west of US Highway 75. (FP -11/28/160-115) [Montgomery Ridge Phase 11]
Motion: Upon a motion by 2°d Vice -Chair Platt, and a second by
P' Vice -Chair Trahan, the Commission voted 7 I FAVOR, and 0OPPOSED
to approve the Consent Agenda.
The motion carried.
Reeular Agenda
5. Public Hearing/Replat— Conduct a Public Hearing and consider a request for the Replat of Rivercrest
Park Addition, being a Replat of Lot 1, Block 1, Bethany Worship Addition; generally located at the
northeast comer of Greenville Avenue and Rivercrest Boulevard. (RP -8/16-16-70) [Rivercrest Park]
' Ms. Meredith Nurge, Planner, presented the item to the Commission. She stated the item is a Replat for
Rivercrest Park. She said that the property is generally located at the northeast comer of Greenville Avenue
and Rivercrest Boulevard. The properties to the north and east are zoned Single Family Residential District
R-4. The properties to the south (across Rivercrest Boulevard) are zoned Planned Development PD No. 6
Shopping Center SC and Community Facilities CF. The property to the west (across Greenville Avenue) is
zoned Planned Development PD No. 58 Community Facilities CF.
A Planned Development amendment was approved in July 2016 for a single-family residential subdivision.
Platting is the last step in the development process.
Ms. Norge said that the Replat shows approximately 6.89± acres subdivided into 35 residential lots and six
HOA lots. There are two access points for the property. The primary access point for the development is
located on Rivercrest Boulevard. There is also a gated emergency access drive on the northwestern end of
the property on Greenville Avenue. 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 PD Amendment
Concept Plan, and meets the standards of the Allen Ltmd Development Code.
Chairman Cocking opened the Public Hearing.
Chairman Cocking closed the Public Hearing.
January 3, 2017
' Motion: Upon a motion by 2°d Vice -Choir Platt, and a second by
1" Vice -Chair Trahan, the Commission voted 7 IN FAVOR, and 0 OPPOSED
to approve the Replat of Lot 1, Block 1, Bethany Worship Addition; generally
located at the northeast corner of Greenville Avenue and Rivercrest
Boulevard.
The motion carried.
6. Public Hearing — Conduct a Public Hearing and consider a request for a Specific Use Permit for a
Fueling Station use. The property is 0.999-6 acres out of the W itsaul Fisher Survey, Abstract No. 323;
generally located north of Main Street and west of Angel Parkway. (SUP -6/14/1649) [East Allen
Retail]
Ms. Meredith Nurge, Planner, presented the item to the Commission. She stated the item is a Specific Use
Permit for East Allen Retail. She said that the property is generally located north of Main Street and west
of Angel Parkway. The property is zoned Planned Development PD No. 42 Shopping Center SC. The
properties to the north, west, and east are zoned Planned Development PD No. 42 Shopping Center SC.
The property to the south (across Main Street) is zoned Planned Development PD No. 44 Shopping Center
SC.
Ms. Nurge explained that a Site Plan for approximately 11.148± acres is currently being reviewed on the
hard corner (north of Main Street and west of Angel Parkway) for a retaillrestaurant development. All
proposed uses are permitted by right with the exception of the fueling station. The applicant is requesting a
Specific Use Permit (SUP) for the Fueling Station use. The Allen Land Development Code (ALDC) requires
' a Fueling Station use to receive a Specific Use Permit (SUP) to locate within a Shopping Center SC zoning
district. The SUP for the fueling station use is supported as an accessory use associated with the
Market/Grocery use. The fueling station is to be developed in conjunction with or after the Market/Grocery
use is developed. This condition will be added to the SUP ordinance.
Ms. Norge said that the SUP Site Plan shows the approximately 0.999-6 acre property for a Fueling Station
use. There are six double sided fuel pumps on the property as well an approximately 3,000 square foot
proposed retail building.
There is one primary access point into the site through a proposed fire lane which connects to Main Street.
Parking and open space exceed ALDC standards. A 5' sidewalk will be constructed along Main Street.
Ms. Norge said that the proposed retail building is one story with a maximum building height of 19'.
Primary building materials include brick, stone, metal, and glass. The fueling station canopy is 21' feet in
height and is constructed of stone and metal with a mansard roof.
The Specific Use Permit request has been reviewed by the Technical Review Committee and meets the
standards of the Allen Land Development Code.
Commissioner Ogrizovich confirmed that the fueling station will not be built until, or after, the grocery
store.
Ms. Nurge said yes.
1" Vice -Chair Trahan asked if the notification was sent to the areas surrounding the fueling station.
January 3, 2017
' Ms. Norge said that is correct.
Chairman Cocking asked if the retail facility will always be connected to the grocery store. Chairman
Cocking asked what assurances were in place so that the retail facility will always be connected to the
grocery store.
Ms. Norge said that the ordinance for the East Allen Retail SUP will have specific language to ensure that
the fueling station lot is tied to the grocery store component.
Chairman Cocking asked if the fuel pumps closed down, could the retail store remain open?
Ms. Norge said that the retail store will always be connected to the grocery store.
Chairman Cocking opened the Public Hearing.
Chairman Cocking closed the Public Hearing.
Motion: Upon a motion by Commissioner Ogrizovich and a second by
21d Vice -Chair Platt, the Commission voted 7 IN FAVOR, and 0 OPPOSED
to approve the request for a Specific Use Permit SUP for a Fueling Station
use, being 0.999± acres; generally located north of Main Street and west of
Angel Parkway.
' The motion carried.
7. Tabled Item/Public Hearing — Conduct a Public Hearing and consider a request to change the zoning
of 10.839± acres located in the Jas T. Roberts Survey, Abstract No. 777 and the Henry Weisel Survey,
Abstract No. 1026; generally located south of Stacy Road and east of Greenville Avenue, from
Shopping Center SC to a Planned Development for Townhome Residential TH, and adopt Development
Regulations, a Concept Plan, Hardscape Plan, and Building Elevations. (Z-9/16-16-87) [Stacy Villas]
Ms. Meredith Norge, Planner, presented the item to the Commission. She stated that the item is a request
to change the zoning from Shopping Center "SC" to a Planned Development for Townhome Residential
"TH". She said that the property is generally located south of Stacy Road and east of Greenville Avenue.
The property to the north is zoned Shopping Center SC, and further north (across Stacy Road), is the Town
of Fairview. The properties to the east are zoned Community Facilities CF and Single -Family Residential
R-7. To the south, the property is zoned Single -Family Residential R-7. The properties to the west are zoned
Shopping Center SC, and further west (across Greenville Avenue), zoned Shopping Center SC and Single -
Family Residential R-5.
Ms. Nurge said that the property is currently zoned Shopping Center SC. The applicant is requesting to
change the zoning by creating a Planned Development for a townhome development, and adopting
Development Regulations, a Concept Plan, Hardscape Plan, and Building Elevations for the property.
Ms. Norge said that staff received several letters of opposition; most of the letters were received before the
item was tabled, at the previous Planning and Zoning Commission meeting. Ms. Norge said that between
the time that the item was tabled (on December 6, 2016) and the January 3, 2017, Planning and Zoning
Commission Meeting, the applicant has reached out to the surrounding homeowners to address the
concerns. Ms. Nurge said that the main concerns were as follows:
January 3, 2017
' 1. Additional traffic in the area
2. Increased school population
3. Privacy concerns
4. Decreased property values in the Silhouette subdivision.
Ms. Norge said the Engineering Department is available to address any concerns regarding traffic. Ms.
Nurge read from a letter that the City received from the Silhouette subdivision:
"The Board of Directors has determined that there are no foreseeable issues with the development of a
townhome community nearby and this will not negatively effect property values for the Silhouette owners.
We have been informed that all upstairs windows of the townhomes would he frosted glass to protect the
privacy of Silhouette owners as well as new buyers in the developing community."
Ms. Nurge said that Allen ISD had no concerns regarding school capacity from the Townhome
Development.
Ms. Norge presented the Concept Plan. The proposed residential development is approximately 10.839f
acres. The Concept Plan shows a total of eighty-eight residential lots and six HOA lots. All lots have a
minimum lot size of 25'X90' (2,250 square feet) and will be front -entry with a minimum dwelling unit area
of 1,300 square feet. The gross lot density equates to 8.11 units/acre.
Of the six HOA lots, four are open space lots. Open Space provided exceeds ALDC standards. Pedestrian
walkways with seating areas are provided throughout the open space areas. Two 3" caliper shade trees are
' required for each dwelling unit. A minimum of one tree will be planted on each dwelling unit, and the
remaining shade tree will be planted either on the lot with the dwelling unit or within the open space areas
of the property.
Ms. Norge said that there are two primary access points into the development; one on Greenville Avenue,
and one on Stacy Road through an Access, Utility, and Fire Lane Easement. Parking within the development
will be provided through parking in the garage, driveway, and designated head -in puking areas. Parking
along internal roadways is prohibited, and will be marked by curb striping indicating "No Puking."
Ms. Nurge presented the Hardscape Plan which showed the screening for the property. Perimeter screening
consists of an existing eight foot masonry (brick) screening wall on the southern and eastern portions of the
property adjacent to the single-family development. An eight foot masonry (brick) screening wall will also
be constructed along the northern and western portions of the property adjacent to the commercial lots.
Screening on the western side of the development (and a small portion on the northern side of the
development) will include an eight foot masonry (stone) wall. Interior screening will consist of six foot
ornamental metal fencing.
Ms. Nurge said that staff is very pleased with the building elevations. She said that the primary building
materials, shown on the three types of building elevations, are brick and stone with composition shingle
roofing. Each of the three elevation types will be used on at least four (out of the 18) buildings in the
development. Garage doors and driveways will be enhanced and treated. The maximum building height
will be 2 '/z stories or 39'. Any windows on the second floor of the rear elevations of Lots 24-29, Block A,
will be opaque glass/privacy windows.
' Ms. Nurge then summarized the Development Regulations as follows:
- Base Zoning District: TH
January 3, 2017
Tree Planting: A minimum of 2 shade trees shall be planted for each dwelling unit. At least one of the
required shade trees must be planted on the lot. The remaining shade tree can either be planted on the
lot or within the open space areas of the Property. The Director of Community Development can
withhold final inspections until the required number of shade trees has been planted.
Steve Lenart, 520 E. Central Parkway Suite 104, Plano, Texas, Applicant, presented to the Commission.
Mr. Lenart said he met with the adjacent homeowners to discuss their concerns. Mr. Lenart said he is
working with the surrounding property owners on relocating the fire lane so that it connects to Lisa Court.
He also said that he is willing to construct an 8' screening wall along MJ Brown Street. Mr. Lenart
summarized the citizen's concems, which were as follows:
1. Proximity to the Townhomes
2. School Capacity Issues
3. Traffic Concerns
4. Building Height and Street Lighting
5. Home Values/Rental Concerns
Mr. Lenart said that he has revised the PD Concept Plan to allow for more space between the proposed
development and the Silhouette subdivision. He described how several of the lots have been shifted to allow
for more open space. He also described how Lots 12, 13, and 14, Block A, may be rotated due to a potential
Concept Plan: The Property shall be developed in general conformance with the Concept Plan,
_
Lot Design Criteria:
'
- Minimum Lot Width: 25'
- Minimum Lot Area: 2,250 sq. ft.
- Minimum Dwelling Unit Size: 1,300 sq. ft. (air conditioned space)
- Garage Setback: 20' (to face of structure)
- Building Elevations:
• The Property shall be developed in general conformance to the Building Elevations.
• Each of the three elevation types shall be used on at least four (ora of the 18) buildings in the
development.
• Garage doors shall be pattered with a wood -like texture.
• The driveways shall be treated with a decorative concrete aggregate, with one of the following
finishes:
1. Exposed Aggregate
2. Stained Concrete
3. Salt Finished Concrete
- Any windows on a second floor of the rear elevation of Lots 24 through 29, Block A, must be opaque
glass/privacy window.
- Maximum Building Height: 39'
- Screening: Screening on the Properly shall be developed in general conformance with the Hardscape
Plan.
- No building permit will be issued until the fence permit has been issued and construction begun. No
final inspections will be conducted until the screening has been completed.
- No Parking: No on -street parking is allowed on the Property except where designated head -in parking
is provided or anywhere that on -street parking is otherwise authorized by the Fire Marshall. "No
Parking" will be indicated by curb striping.
Ms. Nurge described how the parking is strategically placed around the development to allow for the
parking to be evenly distributed.
Tree Planting: A minimum of 2 shade trees shall be planted for each dwelling unit. At least one of the
required shade trees must be planted on the lot. The remaining shade tree can either be planted on the
lot or within the open space areas of the Property. The Director of Community Development can
withhold final inspections until the required number of shade trees has been planted.
Steve Lenart, 520 E. Central Parkway Suite 104, Plano, Texas, Applicant, presented to the Commission.
Mr. Lenart said he met with the adjacent homeowners to discuss their concerns. Mr. Lenart said he is
working with the surrounding property owners on relocating the fire lane so that it connects to Lisa Court.
He also said that he is willing to construct an 8' screening wall along MJ Brown Street. Mr. Lenart
summarized the citizen's concems, which were as follows:
1. Proximity to the Townhomes
2. School Capacity Issues
3. Traffic Concerns
4. Building Height and Street Lighting
5. Home Values/Rental Concerns
Mr. Lenart said that he has revised the PD Concept Plan to allow for more space between the proposed
development and the Silhouette subdivision. He described how several of the lots have been shifted to allow
for more open space. He also described how Lots 12, 13, and 14, Block A, may be rotated due to a potential
January 3, 2017
' change in the fire lane configuration. Mr. Lenart explained that the detention pond will be irrigated and
landscaped, but will not have any active amenities. A sidewalk will be built along the right-of-way near the
detention pond. Mr. Lenart showed a graphic explaining the distance from the Townhomes to the homes in
the Silhouette subdivision. He also stated that opaque windows will be used to provide privacy to the
Silhouette subdivision.
Mr. Lenart presented a report provided by Allen ISD to address the school capacity concerns. Mr. Lenart
reviewed the estimated number of students that would be attending the surrounding schools. He said that
the majority of the residents living in Stacy Villas would be empty nesters or young professionals. He
reviewed the Allen ISD capacity report and said that he did not anticipate the schools being impacted.
Tra flc concems were discussed next. Mr. Lenart said the trips generated for the current Shopping Center
zoning would be 4,150 trips per day and 4,875 trips per Saturday, if the subject property were to become a
retail development. He explained that the trips generated by the townhome development, both for weekdays
and Saturdays, were only 516 trips per day.
The maximum building height of the proposed development is 32'-9" in contrast to the maximum height
of a commercial building that could be 45'.
The residential lighting is proposed to be 16' in height and would be LED full -cut off lights in which all of
the light shines down.
The townhomes are estimated to be priced between $290,000 -mid $300,000. Mr. Lenart stated that he does
not feel comfortable with deed restrictions against rentals because of the legal concerns around enforcing
the deed restrictions. He feels that the price of the townhomes will assist with the development in not
becoming rental properties.
2nd Vice -Chair Platt asked for clarification regarding Lots 12, 13, and 14 being rotated.
Mr. Lenart said he is seeking staff level approval on the lots being rotated if the masonry screening wall
along MJ Brown is not attainable.
Chairman Cocking said that this is a situation in which a fire lane is being shared by the residential property
and the adjacent commercial property.
Mr. Lenart stated that they would need to adjust the lot lines.
Chairman Cocking reiterated that the request is to allow for staff to work with the applicant to adjust Lots
12, 13, and 14, Block A, to support the changing of the fire lane.
Chairman Cocking opened the Public Hearing.
Doug Galletti, 439 Deer Brooke Dr., Allen, Texas, spoke in favor of the request. He voiced concerns
regarding traffic and traffic lights in the area.
Wendy Wilson, 1001 Shelbom Dr., Allen, Texas, spoke in opposition of the request. She voiced concerns
regarding school capacity issues at Marrion Elementary and the ability for the school nurses to continue to
treat students. She also voiced concerns regarding the increase in traffic both in Allen and in Fairview.
Sari Eljarmh, 1025 Shelbom Dr., Allen, Texas, spoke in opposition of the request He voiced concerns
regarding traffic in the area as well as density.
January 3, 2017
' Christopher Carrigan, 1007 S. Shelbom Dr., Allen Texas, spoke in opposition of the request. He voiced
concerns regarding parking in the area and the increase in noise and headlights. He also asked about adding
more landscaping to assist with the lights and noise.
Hossam Hmimy, 1000 Shelborn Dr, Allen, Texas, spoke in opposition of the request. He voiced concerns
regarding the capacity issues at the schools as well as an increase in traffic in the area.
Steve Bartels, 1711 White Rock Ct. Allen, Texas, spoke in opposition of the request. He commended the
developer for reaching out to the citizens. He voiced school capacity concerns at Marrion Elementary and
overall traffic concerns. He also voiced concerns regarding the potential forthe townhomes becoming rental
properties.
Chaimnan Cocking closed the Public Hearing.
Commissioner Ogrizovich asked if staff had communicated with Allen ISD and if the school district had
any concerns regarding capacity issues.
Ms. Norge said that she spoke with a representative of Allen ISD who said the school district is not
concerned about the development.
Commissioner Orr asked about the traffic and ingress and egress.
Joseph Cotton, Assistant Director of Engineering, said that the development does not generate enough
traffic to warrant a Traffic Impact Analysis (TIA). He said that a TLA was initially conducted when the
General Development Plan (GDP) was approved. During the GDP process, the TIA revealed that the subject
property would generate over 4,000 trips per day as a commercial property. Mr. Cotton stated that an inner
local agreement was made between the City of Allen and the Town of Fairview for the expansion of
Greenville Avenue at Stacy Road. He said that as of now, there are no plans to put in a traffic light at either
of the entrances of the proposed development because of the close proximity to the Greenville Avenue and
Stacy Road intersection. Mr. Cotton said that the completion of construction on US Highway 75 should
assist with the traffic congestion in the area. Mr. Cotton said that ongoing discussions are occurring between
the City of Allen and the Town of Fairview regarding traffic needs.
Chairman Cocking asked about the process for citizens to seek information regarding traffic lights to see if
traffic lights could be added at intersections.
Mr. Cotton said that citizens could discuss traffic light concerns with him. He further explained that the
initial TIA that was conducted during the GDP did not determine if any additional lights needed to be added;
however, two deceleration lanes are being built, one of which will assist with turning into the proposed
development. He said that there was never a plan install a light at MJ Brown Street at Greenville Avenue
or Stacy Road.
Commissioner Mangmm voiced concerns regarding the unknowns about the 8' screening wall on
Greenville Avenue and MJ Brown Street. She also said she was concerned with Lots 12, 13, and 14 being
rotated to face Greenville Avenue. She asked about the parking spaces that are currently shown in the area.
Mr. Lenart said that an 8' masonry screening wall would be built adjacent to Greenville Avenue with the
fire lane connecting to Lisa Court, if able. Mr. Lenart said that Lots 12, 13, and 14 would be rotated to avoid
headlight visibility at night. He said that the parking spaces would be relocated.
January 3, 2017
' Chairman Cocking summarized that the first option is to adjust the two fire lane drive aisles to a single fire
lane drive aisle lining up with Lisa Court. However, if the developer is unable to get agreements from the
other land owners to adjust the fire lane, then Lots 12, 13, and 14 would be shifted and an 8' masonry
screening wall would be built.
1" Vice -Chair Trahan said that the proposed development is the best use of the property for the surrounding
homeowners. He said that he would be in support of the proposed development providing that Lots 8, 9,
I8-23, Block A, have the same opaque windows on the second floor facing the homeowners to the south as
Lots 24-29.
Chairman Cocking said the distance between Lots 18-23 and the Silhouette neighborhood would be 90'-
200'.
Mr. Lenart confirmed the location of Lots 8, 9, 18-23, Block A. He said that he was willing to change the
windows to opaque on Lots 8 and 9, Block A, but asked for the windows on Lots 18-23 to remain because
the units overlook open space and an 8' screening wall.
Commissioner Hollingsworth said that he appreciated the applicant reaching out to the surrounding
homeowners.
2" Vice -Chair Platt said that he agreed with I" Vice -Chair Trahan regarding adding opaque windows on
the second floor to Lots 8 and 9, Block A. He said there was enough distance between Lots 18-23, Block
A, and the Silhouette subdivision to not add the opaque windows. He voiced concerns regarding the
unknowns about the 8' screening wall on Greenville Avenue and MJ Brown Street. He believed that the
' proposed development was a better fit for the area than a retail center.
Chairman Cocking read the other citizen concern letters who did not speak during the public hearing.
The following residents submitted citizen responses:
- Wael EI -Jarrod, 1025 Shelbom Dr, Allen, Texas — Opposed
- Craig Healey, 1002 Shelbom Dr., Allen, Texas — Opposed
- Thuy Ngugen, 1004 Shelbom Dr, Allen, Texas — Opposed
- Jerry E. Hawkins, 1719 Zavala Dr., Allen, Texas — Opposed
- Steve Bartels, 1711 White Rock Ct, Allen, Texas — Opposed
- Hossam Hmimy, 1000 Shelbom Dr., Allen, Texas — Opposed
- Najwa EI-Jarrah, 1000 Shelbom Dr, Allen, Texas — Opposed
- Wendy Wilson, 1001 Shelbom Dr., Allen, Tens—Opposed
- Christopher Cme, 1108 Burnett Dr., Allen, Texas — Opposed
- Irma Luna, 1718 Zavala Dr, Allen, Texas — Opposed
- Derek Barr, 1716 Zavala Dr., Allen, Texas — Opposed
- Dhnilo Dimafeux, 1712 White Rock Ct., Allen, Texas—Opposed
- Jerry Hawkins, 1712 White Rock Ct., Allen, Texas — Opposed
- Michelle Parsons, 1702 Terrell Dr., Allen, Texas — Opposed
- Chris Lawrence, 1730 Honey Creek Ln., Allen, Texas — Opposed
- Yijun Xiang, 1313 Rusk Dr., Allen, Texas — Opposed
- Mei Wang Yijun Xiong, 1324 Lamar La, Allen, Texas — Opposed
' - Cory Schneider, 1707 Zavala Dr., Allen, Texas — Opposed
- Priscilla Ignaclo, 1701 White Rock CL, Allen, Texas — Opposed
- Damian Foy, 1714 White Rock Ct., Allen, Texas — Opposed
- John Spencer, 1012 Burnet Dr., Allen, Texas — Opposed
January 3, 2017
' - Jose S. Rohas, 1012 Shelbom Dr., Allen, Texas — Opposed
Chairman Cocking asked about the price per square foot of the proposed development
Mr. Lenart said the price range is $290,0004340,000 which equates to $200 per square foot
Chairman Cocking said that most of the homes in the Silhouette neighborhood are selling for $95-$100 per
square foot.
Chairman Cocking said that another question that came up was regarding the townhomes becoming rental
properties. He said that the only way in which deed restrictions can be enforced is if the neighbors sue the
other neighbors. He said that deed restrictions are not managed by the City or the State, but by the Courts.
Chairman Cocking said that another question was regarding trees along Lots 24-29 to be used as screening.
Mr. Lenart said that there are a total 88 proposed lots with the requirement of 2 trees per lot However, the
townhomes will be front entry causing space constraints to accommodate the 2 trees per lot. Mr. Lenart said
that there will be one tree per lot with the remainder of the trees planted throughout the open space areas
and along Greenville Avenue. He said that lots 24-29 will have trees in the backyards to provide screening,
He said that there will be potentially more trees in the backyards than the front because of the space
constraints in the front.
Chairman Cocking said that he understood that most of the concerns regarding the potential development
are traffic, but that the proposed development will have significantly less traffic than a retail development.
' Chairman Cocking further stated that Allen ISD does not have any concerns regarding capacity issues.
Chairman Cocking said that his concerns were alleviated. He asked about the timing regarding whether on
if the fire lane will connect to Lisa Court or if an 8' screening wall would be built.
Mr. Lenart said that he was unsure regarding timing. He said he will construct an 8' masonry screening
wall on the north side of Lisa Ct. and rotate Lots 12, 13, and 14. He said he was unsure if this issue would
be resolved by the tentatively scheduled City Council date of January 24, 2017.
Chairman Cocking said that the decision would need to be made before a Preliminary Plat. Chairman
Cocking asked staff regarding timing.
Bo Bass, Director of Community Development, said that the zoning must be approved to make a
determination on timing. Mr. Bass said that staff is comfortable with including two potential options. He
said that the first option is for the developer to construct an 8' screening wall on MJ Brown Street He
explained that there is not a way to add another access point into the proposed development because it
would be too close to the intersection and median break. Mr. Bass said that staff has the authority, according
to the ALDC, to rotate units in order to improve the quality of life of the residents as long as the number of
units do not increase or decrease and primary access points do not change or substantially alter the
circulation. Mr. Bass said that the rotation of the units would only occur if the two fire lanes are not able to
be consolidated into one. Mr. Bass said that the applicant is being required to purchase the tract of land to
the north as well as the vacant tract of land between Firestone and Walgreens. Mr. Bass said that he was
comfortable with the Planning and Zoning Commission recommending that staff have the authority to make
the decisions.
I
Kevin Laughlin, City Attorney, said that the ordinance would have optional language to allow for the fire
lane issue to be resolved.
January 3, 2017
Mr. Bass said that the graphics for City Council will have both potential situations; the masonry screening
walls between the fire lanes with the units rotated or the fire lanes connecting to Lisa Court.
Chairman Cocking said that he heard three potential addendums to the motion: the revised Concept Plan
used in the applicant's presentation to be used as part of the recommendation; that Lots 8 and 9, Block A,
have opaque windows on the second floor windows; and that staff would have the option of working
through the resolution of the fire lane reconfiguration.
Mr. Laughlin recommended that the ordinance include those revisions.
Motion: Upon a motion by 1" Vice -Chair Trahan, and a second by Commissioner
Mangrum, the Commission voted 7 I FAVOR, and 0 OPPOSED to approve
the request to change the zoning of 10.839± acres generally located south of
Stacy Road and east of Greenville Avenue, from Shopping Center "SC" to a
Planned Development for Townhome Residential "TW', and adopt
Development Regulations, a Concept Plan, Hardscape Plan, and Building
Elevations for Stacy Villas, along with the three items of revision; that Lots 8
and 9, Block A, have opaque windows on the second floor of the south facing
side; to use the revised Concept Plan that was provided by the applicant; and
for staff to work with the developer regarding the potential fire lane
reconfiguration.
The motion carried.
' 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
The meeting adjourned at 8:55 p.m.
These n proved this L % "day of JGt3U0 V 017.
T
Je ry' Chairman ere1ith Norge, Planner
11
Director's Report from 12/27/2016 City Council Meeting
No meeting was held by City Council on December 27, 2016.
1
January 3, 2017