Min - Planning and Zoning Commission - 2017 - 03/07 - RegularMarch 7, 2017
PLANNING AND ZONING COMMISSION
Regular Meeting
March 7, 2017
CITY OF ALLEN
ATTENDANCE:
Commissioners Present:
Jeff Cocking, Chair
Ben Trahan, I" Vice -Chair
Stephen Platt, Jr., 2nd Vice -Chair
John Ogrizovich
Michael Ort
Absent:
Luke Hollingsworth
City Staff Present:
Ogden `Bo" Bass, Director of Community Development AICP
Brian Bristow, Assistant Director of Parks and Recreation
Joseph Cotton, PE, Assistant Director of Engineering
Madhuri Mohan, AICP, Senior 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.
Directors Report
1. Action taken on the Planning & Zoning Commission items by City Council at the February 28, 2017,
Regular Meeting, attached.
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 February 21, 2017, Regular Meeting
3. Final Plat — Consider a request for a Final Plat for Connemara Crossing, being 20.592± acres out of the
T.G. Kennedy Survey, Abstract No. 500, D. Nix Survey, Abstract No. 668 and the M. See Survey,
Abstract No. 543; generally located north of Bethany Drive and east of Alma Drive. (FP -2/13/17-15)
[Connemara Crossing)
' Motion: Upon a motion by Commissioner Ogrizovich, and a second by
l" Vice -Chair Trahan, the Commission voted 5 I FAVOR, and 0 OPPOSED
to approve the Consent Agenda.
March 7, 2017
The motion carried.
Reeular Aeenda
4. Preliminary Plat — Consider a request for a Preliminary Plat for Stacy Villas, being 13.960-+ acres out
of the James T. Roberts Survey, Abstract No. 777, and the Henry Wetsel Survey, Abstract No. 1026;
generally located south of Stacy Road and east of Greenville Avenue. (PP -2/3/17-12) [Stacy Villas]
Ms. Madhuri Mohan, Senior Planner, presented the item to the Commission. She stated that the item is a
Preliminary Plat for Stacy Villas.
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. Mohan stated that a PD amendment was recommended for approval by the Planning and Zoning
Commission with the subsequent approval of City Council in January 2017 for a townhome development.
She stated that the Preliminary Plat shows roughly 14-+ acres subdivided into 88 residential lots for the
townhomes, six HOA open space lots, and two commercial lots.
There are two primary access points into the development; one on Greenville Avenue and one on Stacy
' Road through an Access, Utility, and Firelane Fasement. Ms. Mohan explained that the plat also shows
various easements required and right-of-way to be dedicated for development of the property.
The Preliminary Plat has been reviewed by the Technical Review Committee. The Plat is generally
consistent with the Concept Plan previously approved.
Motion: Upon a motion by Commissioner Orr, and a second by 2"a Vice -Chair Platt,
the Commission voted 5 IN FAVOR, and 0 OPPOSED to approve the
Preliminary Plat for Stacy Villas, generally located south of Stacy Road and
east of Greenville Avenue.
The motion carried.
5. Public Hearing — Conduct a Public Hearing and consider a request to establish a Planned Development
for Corridor Commercial and adopt Development Regulations, a Concept plan, Building Elevations,
and a Sign Plan for a 60-+ acres of land in the Chadrick Jackson Survey, Abstract No. 489; generally
located at the southeast corner of the intersection of Custer Road and Sam Rayburn Tollway (SH 121).
(Z-9/2/16-89) [Cornerstone Village at Allen]
Mr. Bo Bass, Director of Community Development, presented the item to the Commission. He stated this
item is a public hearing for a Planned Development for a series of mixed -uses for residential and retail uses.
He further explained that it is the City's intent for this type of development along State Highway 121.
The property is generally located at the southeast comer of the intersection of Custer Road and Sam
Rayburn Tollway (SH 121). The property to the north (across Sam Rayburn Tollway/SH 121) is the City
of McKinney. To the west (across Custer Road), is the City of Plano. The property to the east is zoned
Planned Development PD No. 101 for Corridor Commercial CC. The properties to the south are zoned
March 7, 2017
' Planned Development PD No. 63 for Corridor Commercial CC, Community Facilities CF, Planned
Development PD No. 63 for R-6 Single -Family Residential, and Planned Development PD No. 63 for
Community Facilities CF.
Mr. Bass explained that the Concept Plan is broken into two tracts containing a total of 60t acres. Tract 1,
approximately 323,480 square feet, is mainly along Custer Road and is exclusively retail/restaurant. There
are twenty-three total buildings that make up the retaillrestaurant portion. The proposed parking spaces for
Tract 1 meet the Allen Land Development Code standard. Tract 2 is a 16 -acre tract for a Multi -Family
development by Trammell Crow. The development for roughly 638 units will have 70% structured parking.
All of the corridors are air conditioned and climate -controlled with internal access only.
There are several points of access: five on SH 121, two on Custer Road, and three on the private road on
the south. The SH 121 access points will require permits from TxDOT. The vast majority of the traffic for
the multi -family tract have ingress/egress on one of the two peripheral roads the developer will build on the
eastern and southern sides alongside the property. The City of Plano has also been involved with a $300,000
escrow (traffic signal), dedicated left tum lanes, and improvements to the medians which is the
responsibility of the developer on Custer Road.
Elevations submitted for Tract I include various combination of materials and colors and all four sides of
the buildings will have distinct architecture. The Tract 2 MF portion ties down urban style architecture with
structured parking and a wrapped product. The maximum height for the MF buildings is four stories.
Mr. Bass also explained that sign locations are shown on the Concept Plan and specific sign elevations will
also be adopted with this PD Amendment.
' All existing and new power lines will be placed underground prior to the issuance of a Certificate of
Occupancy. City Staff is not requiring screening on the southern portion of the property to encourage future
developers of the vacant lot to mirror this standard of urban styling. There will, however, be an 8' masonry
screening wall behind the grocery anchor adjacent to the existing single-family lots. A cross -access
easement for vehicle/pedestrian travel and cross -easements will be granted among all lots prior to platting.
Throat -depths of driveways will meet ALDC, but other design criteria can be approved by the Director of
Engineering. Declaration lanes and roadway illumination is to be constructed at the same time as all
driveways are constructed. On-site detention/retention ponds are to be determined at the time of platting.
The developer is aware that if the detention/retention ponds are required on-site and substantially change
the spirit and intent of the project, the case will go back through the Planned Development process. A
building permit for Tract 2 will not be issued until either the "Retail 5/ main grocery anchor" within Tract
1 has commenced construction, or a combination of 85,000 square feet of Tract 1 pad sites have commenced
construction.
Mr. Ben Roodhouse, RPS Company Texas Manager and applicant, also presented to the Commission. He
stated that drainage still has to be contemplated and could affect the site. The drainage issues will be handled
with off-site facilities and will accommodate run-off to City standards. Traffic is also not fully satisfied,
but his team has met with the City of Plano and Allen to understand the requirements. RPS Company feels
comfortable with solving all the issues but will not be able to construct the traffic signal on Custer Road
until Plano provides approval because the potential signal is dependent on actual traffic counts.
' Chairman Cocking opened the public hearing.
Chairman Cocking closed the public hearing.
March 7.2017
' 2nd Vice -Chair Platt expressed concern for the traffic impact and the traffic light on Custer Road.
Mr. Bass responded that the traffic light's construction is dependent on the City of Plano's consent that
traffic counts warrant a traffic light. He said he will make sure Plano is aware the Commission would prefer
the installation occur as soon as possible.
1" Vice -Chair Tmhan stated he shared the same concerns on the traffic impact.
Kevin Laughlin, City Attorney, stated he is working on the negotiation and development of the agreements
and escrow with both the developer and inter -local agreement with the City of Plano. Mr. Laughlin stated
it is the City of Plano that requested the traffic light not be installed on Custer Road at this time. The City
of Plano prefers to wait for any additional development to occur in the area tojustify the need for the traffic
light before its installation.
Mr. Bass indicated that the largest of the signs will be placed on the southwest corner of the property on
Custer Road, which the City is anticipating to be the point of access for the bulk of the MF traffic. He stated
it would be far worse if the next point of access, just north of the potential main entrance, became the major
point of access as it would be too close to the future traffic light, which Plano would not allow.
2nd Vice -Chair Platt agreed with Mr. Bass' statement. However, he emphasized his discontent on the idea
that the traffic light, which would be much needed, could be put in at any time.
Chairman Cocking stated that the City does not arbitrarily put in traffic lights in advance and recognizes
the need for a traffic impact study. Too many lights can become a nuisance for the City.
' 2"d Vice -Chair Platt agreed with Chairman Cocking, but reiterated he does not like the ambiguity of when
the traffic light may or may not be installed.
Mr. Bass stated he understood and that ultimately Plano controls when the light is required, but by providing
for an opportunity to collect $300,000 (roughly a third of the cost) from the developer, and escrowing that
into an agreement with Plano, City staff has at least provided an opportunity when the need is warranted.
This escrow would also save time as this would not require going through a bond or Capital Improvements
Program. Mr. Bass also stated that this is a perfect retail comer where the property lines converge close to
a regional highway. There is confidence the traffic signal will ultimately help mitigate the impacts but the
timing is under Plano's control.
2nd Vice -Chair Platt stated that traffic and the ambiguity of the traffic signal is his only area of concern.
Chairman Cocking stated that there is typically a screening wall between commercial and residential
properties and that the residential property already has a screening wall along the eastern side. However,
he still has concems with the entire western side of Creekside at Ridgeview being wrought iron. If around
300-400 vehicles travel the firelane (one of the major entrances for the apartment complex), there would be
shining headlights along the side of the existing houses. Chairman Cocking recommended the screening
wall be extended along the southern border from the eastern most point of Creekside to the western most
part of Gulf Coast Package Limited property to protect the residents from light pollution shining on the
houses.
' Chairman Cocking also stated the property will be MF -18 at four stories, but one of the standards for MF -
I8 is that if there is any portion of the multi -family use that is within 100 feet adjacent to a single-family
residential district, then it shall not exceed 25' feet in height or have open balconies or decks. He asked that
the developers maintain this standard.
March 7.2017
' Mr. Bass asked for clarification on the height standards, which he thought was no more than 35' feet or 2.5
stories per the City Code. He stated if the Chairman is interested in two stories, it will be less than 35' feet,
but was not completely sure if 25' is enough to build two stories of MF.
Chairman Cocking said that he also did not know if 25' equated to two stories, and stated that he just does
not want this portion of apartments to exceed two stories.
Mr. Bass asked Mr. Roodhouse if he happened to know the height in feet, which he did not.
Mr. Bass stated one solution would be if this portion of the building is to be two stories, and clearly not as
high as 35', but around the 25' range, staff and the developer can decide on the height before the case is
heard at the City Council meeting.
Chairman Cocking agreed. He said the key issue is that there is an elevation change where the MF portion
is higher than the existing residential, so he would like to keep this area at two stories within the 100'
distance to keep people from looking into the single-family residential backyards and to be in compliance
with MF -18 standards.
Chairman Cocking stated his last concern is regarding the Certificate of Occupancy for the apartment
complex. The ordinance is currently written such that the developer either constructs Building 5 or a total
of buildings equaling 85,000 square feet in order to begin construction on Tract 2. He stated this number is
too low (only about 22% of the total square footage), and believes it should be closer to 1/3. He wanted to
change the development regulations to indicate that once a third of the proposed building square footage is
constructed, then the CO could be issued for the apartment complex. He stated this means the primary
tenant and one of the secondary tenants would have to be developed at around 108,000 total square feet.
Mr. Bass clarified that using that calculation, about 33% of the 324,480 total square footage would be about
108,000 square feet.
Chairman Cocking replied that he would like to see the number be defined as one third of the final square
footage because things change and buildings might have to be reduced or enlarged to accommodate
drainage and other factors.
Mr. Laughlin said he would be more comfortable stating a specific number like the previously mentioned
108,000 square feet to make sure the number is an objective measurement for future reference.
Chairman Cocking reiterated that he was concerned because the detailed site work had not been completed
yet and the square footage could change in the process. After further discussion, the final decision was to
refer to one third of the square footage as noted on the Concept Plan with the understanding that if the PD
Concept Plan is amended, the required square footage will change as well. Chairman Cocking stated that
hopefully there is enough demand to build the site all at once, but if not, this is a good way to ensure it
develops the way the City desires.
Chairman Cocking asked the developer if he could agree to these changes.
Mr. Roodhouse stated that this is the plan they expect to develop and the anchor grocery store is the main
' component that makes this whole plan work. He explained that that was the reason they chose to include
that language in there to begin with. They would prefer to keep it as the anchor, but are willing to agree to
the 113 standard. He also mentioned that the simpler the language, the easier it is for them to structure their
lease agreements and transfer land when required.
March 7, 2017
Chairman Cocking concluded by saying that those were the only three items he wanted to change.
Y' Vice -Chair Trahan asked if those items could be repeated to ensure he understood them.
Chairman Cocking stated the following changes/additions:
- To construct an 8' masonry screening wall on the southern border along the northern property of
the City of Allen Parks property to block light pollution, foot traffic, litter, etc;
- To limit the height to 2 stories and to not have any balconies or decks within 100 ft. of the existing
residential;
- To change the square footage requirement to one third of the total square footage of Tract 1 for the
development of Tract 2.
Mr. Bass said staff would translate two stories into feet and include that number in the final ordinance for
City Council.
I" Vice -Chair Trahan asked for clarification on the building stories.
Mr. Bass said staff will discuss the height with subject matter experts to determine the ultimate height in
feet.
Motion: Upon a motion by Chairman Cocking, and a second by 2°d Vice -Chair Platt,
the Commission voted 5 IN FAVOR, and 0 OPPOSED to recommend
approval of the request to change the zoning of 601 acres of land in the
' Chadrick Jackson Survey, Abstract No. 489; generally located at the
southeast corner of the intersection of Custer Road and Sam Rayburn
Tollway (SH 121), for Cornerstone Village at Allen, with the addition of the
following:
To construct an 8' foot masonry wall on the northern border of the City
of Allen Parks property (from the eastern edge of the Creekside at
Ridgeview addition to the western edge of the Gulf Coast Package
Limited);
To limit the height to 2 stories and not have open balconies or decks (and
the actual height in feet to be determined by City Staff before the City
Council meeting) within 100' foot adjacent to the single-family residential
subdivision property;
To remove clause "i" in Paragraph 6 of Section L within the development
regulations and to edit section "it" and replace it with the provision that
no Building Permit shall be issued for any building on Tract 2 until after
Commencement of Construction of 1/3 of the total total square footage
shown on the Concept Plan.
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.
March 7, 2017
' Director's Report from 02/28/2017 City Council Meeting
• The request to continue the Public Hearing and adopt an Ordinance approving Specific Use Permit
No. 151 for a Fueling Station use for 0.999± acres, generally located north of Main Street and west
of Angel Parkway, for the East Allen Retail - Fueling Station, was approved.
1
March 7, 2017
' Adiourumeut
The meeting adjourned at 8:03 p.m.
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