Min - Planning and Zoning Commission - 2013 - 02/05 - RegularI ; V�
CITY OF ALLEN
ATTENDANCE:
Commissioners Present:
Robert Wendland, Chairman
Jeff Cocking, 1" Vice Chair
Shirley Mangrum, 2"d Vice Chair
Barbara McNutt
John Ogrizovich
Steven Platt, Jr.
Ben Trahan
PLANNING AND ZONING
COMMISSION
Regular Meeting
February 5, 2013
City Staff Present:
Ogden "Bo" Bass, AICP, Director of Community Development
Lee Battle, AICP, Assistant Director of Community Development
Shawn Poe, PE, Assistant Director of Engineering
Tiffany McLeod, Senior Planner
Shelby Griffin, Planner
Kevin Laughlin, City Attorney
Call to Order and Announce a Quorum is Present:
With a quorum of the Commissioners present, Chairman Wendland called the meeting to order at 7:00
p.m in the City Hall Council Chambers at Allen City Hall, 305 Century Parkway
Director's Report
1. Action taken on the Planning & Zoning Commission items by City Council at the January 22,
2013 regular meeting.
Consent Aeenda
2. Approve minutes from the January 15, 2013 regular meeting
3. Receive the Capital Improvement Program (CIP) Status Report.
4. Combination Plat — Consider a request for a Combination Plat for 7 -Eleven, Custer Hedgcoxe
Addition, Lot 1, Block A. The property is 1.31± acres located at the northeast comer of Custer
Road and Hedgcoxe Road. (FP- 12/21/13-91) [7 -Eleven -Custer Hedgcoxe Addition]
Commissioner Ogrizovich asked to remove Agenda Item 42.
Motion: Upon a motion by F' Vice Chair Cocking, and a second by
2°" Vice Chair Mangrum, the Commission voted 7 IN FAVOR, and 0
OPPOSED to approve Agenda Items #3 and #4 on the Consent Agenda.
The motion carried.
Commissioner Ogrizovich asked to correct the minutes to show that he was absent at the Januaryl5, 2013
meeting.
Motion: Upon a motion by Commissioner Ogrizovich, and a second by
Commissioner Platt, the Commission voted 7 IN FAVOR, and 0 OPPOSED
to approve Agenda Item #2 on the Consent Agenda with the correction.
The motion carried.
Reeular Aeenda
Agenda Item #5 Preliminary Plat — Consider a request for a Preliminary Plat for Belmont,
being 9.851 acres located south of Stacy Road and east of Angel
Parkway (PP- 12/21/12-92) [Belmont]
Ms. Tiffany McLeod, Senior Planner, presented to the Commission. The property is located south of
Stacy Road; between Angel Parkway and Goodman Drive. The property is currently zoned Planned
Development No. 61 Single Family Residential R-6. The property to the east (across Goodman Drive) is
zoned Single Family Residential R-3. The property to the west (across Angel Parkway) is zoned Planned
Development No. 69 Shopping Center SC and Single Family Residential SF The property to the south is
zoned Planned Development No. 61 Single Family Residential SF The property to the north is zoned
Planned Development No. 61 Shopping Center SC.
A Concept Plan for the property was approved in January 2013. The Preliminary Plat is the next step in
the development process. The plat shows thirty-two (32) single-family residential lots, eight (8) open
space lots and one (I) drainage and detention area lot. There are two access points into the site; one
access point off of Angel Parkway and one access point off of Goodman Drive. The plat also shows
various easements necessary to develop the site.
Ms McLeod reminded the Commission that the plat notes reference the PD provisions; which include an
enhanced detention analysis, specific garage orientation for Lots 13, 14, 24 and 25 and responsibilities for
detention pond maintenance
The Preliminary Plat has been reviewed by the Technical Review Committee, is consistent with the
approved PD Concept Plan and meets the standards of the Allen Lund Development Code ALDC.
Motion: Upon a motion by Commissioner Platt, and a second by
Commissioner Trahan, the Commission voted 7 IN FAVOR, and 0
OPPOSED to approve the Preliminary Plat for Belmont.
The motion carried.
1 Agenda Item #6 Residential Replat/Public Hearing — Conduct a Public Hearing and
consider a request for a Residential Replat for Lots IR -18R, Block A,
Lots IR -14R, Block B, and Lots IIR-18R, Block C for Villas of
Cottonwood Creek, Phase 2; being a replat of Lots 1-20, Block A, Lots
1-17, Block B, and Lots 11-20, Block C, located south of Stacy Road and
east of Curtis Lane. (R-12/10/13-90) [Villas of Cottonwood Creek, Phase
2]
Ms. Tiffany McLeod presented to the Commission. The property is located south of Stacy Road and east
of Curtis Lane. The property to the north (across Stacy Road) is zoned Planned Development No. 92
Single Family Residential R-7 and Community Facilities CF The property to the east is zoned Planned
Development No. 93 Townhome TH. The property to the west (across Curtis Lane) is zoned Planned
Development No. 86 Single Family Residential R-6 and Shopping Center SC. The property to the south
is zoned Planned Development No. 93 for Townhome TH.
She explained that in November 2012, Planned Development PD No 93 was amended to incorporate a
revised Concept Plan into the ordinance. The Concept Plan changed the lot configuration from forty-five
(45) townhome units to forty (40) duplex units.
A replat of the property is the last step in the development process to secure this new lot configuration.
The Villas of Cottonwood Creek, Phase 2 Replat shows forty (40) residential lots and various easements
required for this phase of the development. The open space and right-of-way dedication are consistent
with the original Final Plat
Ms. McLeod added that the Replat has been reviewed by the Technical Review Committee, is consistent
with the approved Concept Plan and meets the standards of the ALDC
Chairman Wendland opened the Public Hearing.
With no one coming forward the Public Hearing was closed.
Motion: Upon a motion by Commissioner Platt, and a second by
Commissioner Trahan, the Commission voted 7 IN FAVOR, and 0
OPPOSED to approve the Residential Replat for the Villas of Cottonwood
Creek, Phase 2.
The motion carried.
Agenda Item #7 Replat / Public Hearing— Conduct a Public Hearing a consider a request
for a Replat for Kids R Kids Addition, Lots 1R, 3, & 4, Block A, located
north of Exchange Parkway and west of Alma Drive. (R-1/21/13-7)
[Kids R Kids Addition, Lots IR, 3 & 4]
Ms. Shelby Griffin, Planner, presented to the Commission. The property is located northwest of Exchange
Parkway and Alma Drive The property to the north is zoned Planned Development PD No. 53 for Single
1 Family Residential R-6 and PD No. 53 for Shopping Center SC, the property to the east, across Alma
Drive, is zoned Shopping Center SC; the property to the south, across Exchange Parkway, is zoned
Planned Development PD No. 54 for Single Family Residential SF; the property to the west is zoned
Planned Development PD No 53 for Shopping Center SC and PD No. 53 Community Facilities CF
Ms. Griffin explained that the General Development Plan was amended in October of 2012 by Legacy ER
medical clinic. Staff has approved the Site Plan for Legacy ER and the last step in the development
process is to replat the property Lot 1 is being replaced into three lots, those being Lots I R, 3, and 4. Lot
3 is the proposed location for the medical clinic use.
There are two existing access points into the Kids R Kids commercial subdivision; one being off of Alma
Drive and one being off of Exchange Parkway
An additional access and utility easement is located along the south and part of the east side of Lot 3
where it connects into the existing fire lane on Lot IR. This replat also shows various landscape, utility,
and drainage easements.
Ms. Griffin added that the Replat has been reviewed by the Technical Review Committee and is
consistent with the approved General Development Plan and meets the standards of Planned Development
No 53 and the ALDC
Chairman Wendland opened the Public Hearing.
With no one coming forward to speak the Public Hearing was closed.
Motion: Upon a motion by Commissioner McNutt, and a second by
1 Commissioner Platt, the Commission voted 7 IN FAVOR, and 0 OPPOSED
to approve the Replat for Kids R Kids, Lot 1R, 3 & 4.
The motion carried.
Agenda Item #8 Public Hearing — Conduct a Public Hearing and consider a request for a
Specific Use Permit for a Gymnastics and Sports Training Facility use
for Envy Cheer. The property is Tract G & H, Allen Business Centre and
commonly known as 21 Prestige Circle, Allen, TX. (SUP -1/8/13-4)
[Envy Cheer]
Ms. Shelby Griffin, presented to the Commission. The property is located north of Prestige Circle and
west of Greenville Avenue. The property to the north is zoned Planned Development PD No. 3 for
Multifamily MF -12. The property to the west, east, and south is zoned Planned Development PD No. 3
for Light Industrial, LI.
The applicant is proposing to tenant a 7,780 square foot suite space in an existing building for a
competitive cheerleading training facility. Staff categorizes this type of use as a Gymnastics and Sports
Training Facility use.
The base zoning for the property is Planned Development No. 3 for Light Industrial LI use The Allen
Lund Development Code requires a Specific Use Permit (SUP) for a Gymnastics and Sports Training
1 Facility use within the Light Industrial zoning district.
Ms. Griffin added that in conjunction with submitting the SUP application, the applicant submitted a
parking study that was reviewed and approved by the Director of Community Development and Director
of Engineering. Through the parking study analysis, it was determined that 25 parking spaces is adequate
for this use. There are 61 parking spaces on site.
There are no proposed changes to the exterior of the building and only minor changes to the building
interior
The SUP meets the standards of the ALDC
Chairman Wendland opened the Public Hearing.
With no one coming forward to speak the Public Hearing was closed.
Motion: Upon a motion by Commissioner Platt, and a second by
Commissioner Ogrizovich, the Commission voted 7 IN FAVOR, and 0
OPPOSED to recommend approval of the request for a Specific Use Permit
for a Gymnastics and Sports Training Facility for Envy Cheer located at 21
Prestige Circle.
The motion carried.
1 Agenda Item 99 Public Hearing — Conduct a Public Hearing and consider a request for a
Specific Use Permit for a Gymnastics and Sports Training Facility use
for Crossfit Ammo. The property is a portion of Lot 1, Block A, Allen
Heights Shopping Center and commonly known as 1201 E. Main Street,
suite 220, Allen, Texas (SUP -1/7/13-3) [Crossfit Ammo]
Ms. Shelby Griffin presented to the Commission. The property is located north of Main Street and west of
Allen Heights The property to the north is zoned Planned Development PD No. I for Single Family
Residential R-6; the property to the west is zoned Light Commercial LC, the property to the south, across
Main Street, is zoned Planned Development PD No. 33 for Shopping Center SC; the property to the east,
across Allen Heights, is zoned Planned Development PD No.I for Local Retail LR.
The applicant is proposing to tenant a 1,870 square foot suite space in an existing budding for a fitness
facility This facility specializes in programs that range from recreational fitness to competitive athletic
conditioning. Staff categorizes this type of use as a Gymnastics and Sports Training Facility use.
The zoning for the property is Planned Development No. I for Shopping Center use. The Allen Lund
Development Code requires a Specific Use Permit (SUP) for a Gymnastics and Sports Training Facility
use within the Shopping Center zoning district.
There are no proposed changes to the exterior of the budding and only minor changes to the building
interior. The required parking for this use is already provided for on the site.
The SUP meets the standards of the ALDC
Chairman Wendland opened the Public Hearing.
With no one choosing to come forward the Public Hearing was closed.
Motion: Upon a motion by 2"d Vice Chair Mangrum, and a second by
Commissioner Trahan, the Commission voted 7 IN FAVOR, and 0
OPPOSED to recommend approval of the request for a Specific Use Permit
for a Gymnastics and Sports Training Facility for Crossfit Ammo located at
1201 E. Main Street, Suite 220.
The motion carried.
Agenda Item #10 Public Hearing — Conduct a Public Hearing and consider a request to
amend Planned Development No. 54 for Industrial Technology IT to
allow a Day Care use and adopt a Concept Plan, building elevations, and
development regulations for Lot 2R -2E, Block G, Bray Central One
Addition; located south of Exchange Parkway and east of Watters Road.
(10/31/12-77) [Children's Lighthouse]
Mr. Lee Battle, Assistant Director of Community Development, presented to the Commission. The
property is located south of Exchange Parkway and east of Watters Road. The property to the north,
across Exchange Parkway, is zoned PD Planned Development No. 108 for Mixed uses; the property to the
west is zoned PD Planned Development No. 108 for SF Single Family; the property to the south is zoned
PD Planned Development No. 108 for Office O; and the property to the east is zoned PD Planned
Development No. 54 for Industrial Technology IT
Mr. Battle explained that the applicant is proposing to build a Children's Lighthouse daycare facility on
this property The Land Use Plan designates this area for office and industrial technology type uses.
Development in this area has primarily been office, medical office and medical services, which is
consistent with the Land Use Plan Recently this general area was studied as part of the PD 108 (Twin
Creeks Urban Center) zoning request, which also reaffirmed an emphasis on office and medical uses for
land south of Exchange Parkway Therefore, this property is considered highly suitable for continued
office/medical services A daycare in this location is considered a less desirable use and is inconsistent
with the intentions of the Land Use Plan.
The Land Use Plan is implemented through zoning. The zoning districts that are used to implement office
/ industrial technology / medical service land uses include. Industrial Technology (IT), Light Industrial
(LB, and Office (0). These districts exclude daycares as a permitted use. In addition, PD 108 (Twin
Creeks Urban Center) does not permit daycares in most of its subdistricts including properties south of
Exchange Parkway As a result, the existing zoning of this property, and of other properties in the area,
including recently zoned property, does not support the daycare use Daycares are considered more
suitable in other locations, generally closer to residential where they serve as a transitional use. The
zoning districts that do permit daycares include MF (Multi -family), LR (Local Retail), CF (Community
Facilities), LC (Light Commercial) and GB (General Business). Therefore, the proposed daycare is
inconsistent with the land use and zoning for this area.
Mr. Battle described the property as being located mid -block along Exchange Parkway and that there will
not be direct access for west bound traffic. Traffic that is on the "going home" side of Exchange Parkway
will have to maneuver through adjacent parking lots and/or make potentially dangerous U-tums to access
the site. This is a serious concern for a daycare use that generates significant daily traffic. Due to these
access concerns, this site is not considered a suitable location for this use.
1 The proposed zoning request is inconsistent with the Land Use Plan, current zoning and recent zoning
approvals In addition, access for this specific location is limited and could be problematic for this type of
use. Therefore staff recommends denial of this zoning request
Commissioner Ogrizovich confirmed that the property to the south is an existing day care facility Mr.
Battle agreed that the property directly south of the subject site is an existing day care use.
I" Vice Chair Cocking inquired about the Technical Review Committee (TRC) review process. Mr.
Battle explained that the case did go through the TRC review At that time, the applicant was informed
that staff did not support the use; however, the project was reviewed to meet the code requirements in the
ALDC. I" Vice Chair Cocking also asked if the traffic concerns were brought up during the TRC review.
Mr. Battle explained that part of the development of this site includes the offsite improvements to
mitigate the traffic concerns.
2"d Vice Chair Mangrum inquired about the number of day care services within a I mile location. Mr.
Battle stated that there are approximately three within a half a mile of this location. 2"d Vice Chair
Mangmm also inquired about the occupancy of those day cares. Mr. Battle did not know the occupancy
load of the surrounding day care facilities.
Barry Knight, 2728 N. Hartwood, Dallas, applicant representative, addressed the Commission.
Chairman Wendland announced that Mayflower/ Jay Meng, 1150 N. Watters Rd., submitted a letter of
support.
1 Chairman Wendland opened the Public Hearing.
Doug Conner, 9342 Forestridge, Dallas, spoke in opposition of the request
With no one else choosing to come forward the Public Hearing was closed.
Commissioner Trahan stated his concern for the traffic related to this site.
Commissioner McNutt stated her concern for the traffic and congestion along Exchange Parkway.
Commissioner Platt stated he was not concerned with the use but was concerned with the traffic pattern.
1" Vice Chair Cocking stated that he was not concerned with the use. He was concerned with the
potential for spot zoning and would like to see more comprehensive zoning for this area. Mr. Battle
explained that when PD -108 was initiated, staff encouraged the applicants for PD -108 to include other
property owners. Mr. Battle added that staff would like to see more consistent zoning across this area as
well.
I" Vice Chair Cocking inquired about the Technical Review Committee's ability to stop the project
because of concerns for traffic. Mr. Battle explained that the TRC committee does not have the authority
to stop a zoning request. The applicant has the right to come forward to a public hearing. I° Vice Chair
Cocking inquired about the staffs opinion on the land use and relating it to the traffic concerns. Mr.
Battle stated that the main issue is a land use issue and because of the traffic concerns, the applicant was
asked to provide offsite improvements to mitigate as best as possible I' Vice Chair Cocking stated that
he could move forward with the request.
2ntl Vice Chair Mangmm stated that she would not be in support of this request because of traffic.
Commissioner Ogrizovich added that he is sure that the facility is a first class facility but would defer to
staffs recommendation.
Chairman Wendland explained that he is not opposed to the day care use being adjacent to office use
however, he is opposed to the project because of the traffic concerns for this site being mid -block on
Exchange Parkway
Motion: Upon a motion by 2" Vice Chair Mangrum, and a second by
Commissioner McNutt, the Commission voted 6 IN FAVOR, and 1
OPPOSED (by 1" Vice Chair Cocking) to recommend denial of the zoning
request for Lot 2R -2E, Block G, Bray Central One Addition for a day care
use for Children's Lighthouse.
The motion carried.
Adjournment
Upon acclamation, the meeting adjourned at 8.32 p.m.
T se tes app ove [his �d of 2013.
end and, Chairman �T��������iii elby n
IDirector's Report from 1/22/13 City Council Meeting
There were no items taken to the January 22, 2013 City Council meeting for consideration.
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