The property is generally located on the northeast corner of Rivercrest Boulevard and Greenville Avenue. The properties to the north and east are zoned Single Family Residential R-4. The properties to the south (across Rivercrest Boulevard) are zoned Planned Development No. 6 Shopping Center and Community Facilities. The property to the west (across Greenville Avenue) is zoned Planned Development No. 58 Community Facilities.

The property is currently zoned Planned Development No. 104 Community Facilities. The applicant is requesting to change the base zoning from Community Facilities to Single Family Residential R-7 for a single-family residential subdivision, and to adopt development regulations, a concept plan, and building elevations for the property.

The proposed development is approximately 6.89± acres. The Concept Plan shows 35 front-entry lots with a minimum lot size of 5,000 square feet, and a minimum lot dimension of 50' x 90'.

The Concept Plan shows eight Home Owner Association areas, with six interior open space lots totaling 0.47± acres of open space, meeting the open space requirement. An agreement has been made between the Parks Department and the applicant regarding tree mitigation.

There are two (2) 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. A 5' sidewalk is required along Rivercrest Boulevard and Greenville Avenue; the developer will reconstruct and widen the existing sidewalks.

Screening for the property will consist of an eight foot (8') masonry screening wall along Greenville Avenue, except for the emergency access area which will include sliding wrought iron gates. An eight foot (8') masonry screening wall will also be constructed along Rivercrest Boulevard. The screening on the eastern side of the property (along the existing alley) will consist of a six foot (6') board on board fence. The screening along the northern property line will consist of a six foot (6') board on board fence with brick columns. 

The primary exterior building materials consist of brick, cement fiber board, and composition shingle roofing. The minimum dwelling unit size is 2,200 square feet; which exceeds the R-7 standard. 

The development regulations establish design criteria that include screening, landscaping, tree mitigation, lot standards, setbacks, and required improvements. 

At the June 7th Planning and Zoning Commission meeting, the item was tabled due to concerns with the two-story elevations and shade trees required on each lot.

To resolve the concerns with the two-story elevations, the developer has submitted floor plans and rear elevations as shown in the building elevations. The developer has also stipulated that any windows on the second floor of the rear elevations of Lots 1-14, Block B, must either be transom windows or made of opaque glass. This condition is also listed in the development regulations.

Additionally, two shade trees will be provided for each dwelling unit per the Allen Land Development Code. The developer will either plant both required trees in the front yard or plant one in the front yard and one in the rear yard. The developer has committed to plant 4" caliper trees (measured 3 feet above the base of the trunk the time of planting) instead of the required 3" caliper trees; this is an increase of 33% over the standard requirement. This condition is also listed in the development regulations.

The request has been reviewed by the Technical Review Committee.

On June 21, 2016, the Planning and Zoning Commission recommended approval of the request.

LEGAL NOTICES:

Property Owner Notices - Mailed May 27, 2016
Sign Installed - Installed May 27, 2016
Newspaper Notice - Published June 23, 2016

Staff recommends approval of the request.

I make a motion to adopt Ordinance No. ____________ to amend the base zoning of Planned Development No. 104 from Community Facilities to Single Family Residential R-7, and adopt a Concept Plan, Development Regulations, and Building Elevations for Rivercrest Park; generally located on the northeast corner of Rivercrest Boulevard and Greenville Avenue.