The property is generally located at the southwest corner of Stacy Road and US Highway 75. The properties to the north (across Stacy Road) are zoned Planned Development No. 92 Single-Family Residential R-3, Planned Development No. 92 Single-Family Residential R-5, Planned Development No. 92 Shopping Center, and Planned Development No. 78 Corridor Commercial. The properties to the west are zoned Planned Development No. 93 Townhome, Planned Development No. 93 Single-Family Residential R-7, and Corridor Commercial. To the south, the property is zoned Corridor Commercial. To the east (across US Highway 75), the properties are zoned Planned Development No. 73 Shopping Center.
The property is currently zoned Planned Development No. 45 Corridor Commercial. The applicant is requesting to amend the Planned Development and change the base zoning to Shopping Center for a mixed-use development containing retail, restaurants, and urban residential uses. The PD Amendment includes Development Regulations, a Concept Plan, Building Elevations, Open Space Plan and Cross-Sections, Sub-Area Plan, Phasing Plan, Sign Plan, and Fire Lane Plan for the property. The rezoning to a mixed-use development is consistent with the Land Use Plan.
The Concept Plan includes four major areas: pad sites with retail and restaurant at the northern and eastern perimeter along Stacy Road and US Highway 75; floodplain along the western perimeter; urban residential on the southwestern portion of the property; and a mixed-use area within the center of the development.
A total of seventeen (17) pad sites are shown with retail and restaurant buildings totaling approximately 154,000± square feet. The pad site elevations show primary exterior building materials as brick and concrete with wood and metal accents.
The floodplain area is approximately 13.3± acres and will be dedicated to the City but maintained by the developer through a separate agreement. The existing floodplain may be modified and is subject to approval by the Engineering Department and the Federal Emergency Management Agency (FEMA) through a Conditional Letter of Map Revision (CLOMR) and Letter of Map Revision (LOMR). The floodplain will be dedicated to the City of Allen, but maintained by the developer through a separate maintenance or facility agreement. A 12' hike and bike trail is proposed within the floodplain along the western side of the development and will connect to existing trail to the north and will extend to the south.
The urban residential portion of the development is approximately 16.2± acres. The Concept Plan shows five buildings and structured parking with a maximum height of 4 stories. A total of 699 units are proposed. The buildings have an urban styling and are primarily composed of stucco and stone with some accent metal elements and a flat composition shingle roof with varying parapets, as shown on the urban residential elevations. The development regulations provide a list of requirements that must be met when the urban residential portion will develop.
The mixed-use area in the center of the development is approximately 19± acres and includes a variety of potential uses such as a theater, hotel, office uses, and retail/restaurant uses totaling a building area of approximately 418,927± square feet. The office/retail representative elevation for the mixed-use area includes materials such as brick, concrete, and aluminum storefront with metal accents. Elevations include pedestrian features such as green screens, planters, benches, and pavers.
The Sub-Area Plan shows a total of five sub-areas and is included to distinguish the different characteristics of each area, including uses, height, and area regulations. A Phasing Plan is also included and shows a total of four phases, with the floodplain as the first phase; the perimeter infrastructure, pad sites, and a portion of the urban residential as the second phase; the mixed-use portion as the third phase, and the remaining urban residential as the fourth phase. A Firelane Plan is included to distinguish between 24' and 26' firelanes. A Sign Plan is also included to show the sign locations on the plan as well as specific sign elevations to be adopted with this PD Amendment. Single-tenant and multi-tenant monument signs are the primary sign types with two pylon signs along US Highway 75.
There are a total of eight (8) access points for the site; four (4) on Stacy Road and four (4) on US Highway 75. A Traffic Impact Analysis was conducted and several mitigation strategies will be included to alleviate traffic. Chelsea Boulevard will be extended as a public road from Stacy Road to US Highway 75 by the developer. A traffic signal is proposed at the intersection of Stacy Road and Sweetwater Lane. The developer will enter into an escrow agreement for the cost of the new traffic signal. Deceleration lanes and turn lanes will be constructed by the developer on Stacy Road and US Highway 75. Parking provided for the pad sites, urban residential, and mixed-use portion of the development meet ALDC standards.
The Open Space Exhibit shows the open space areas provided at 6.97± acres. Additionally, land will be acquired on the eastern side of US Highway 75 to complete the trail extension. The cross-sections provided are for the entrance of the Chelsea Road extension at US Highway 75, along the pad sites and urban residential development, and along the floodplain.
The development regulations include design standards to establish the Planned Development, including permitted uses, height and area regulations, a temporary use/special events section specifically for Subarea 5, the criteria for urban residential and fueling station uses, traffic mitigation, floodplain reconfiguration, landscaping, and tree mitigation requirements.
The request has been reviewed by the Technical Review Committee and meets the requirements of the Allen Land Development Code.
On September 5, 2017, the Planning and Zoning Commission recommended approval of the request.
On September 26, 2017, the City Council tabled the item in order to allow the
applicant to address concerns regarding the project phasing plan. As of the deadline for the agenda posting, the attached Ordinance and related development plans remain unchanged.
LEGAL NOTICES:
Property Owner Notices - Mailed August 25, 2017
Sign Installed - Installed August 25, 2017
Newspaper Notice - Published September 7, 2017