The property is located at the southeastern corner of the intersection of Ridgeview Drive and Watters Road. The properties to the north (across Ridgeview Drive), east, and west (across Watters Road) are zoned Planned Development PD No. 92 Corridor Commercial. The property to the south is zoned Planned Development No. 92 Single-Family Residential R-5.

The property is currently zoned Planned Development PD No. 92 Corridor Commercial CC and is in Tract A of the Planned Development. The Planned Development was adopted and amended in 2004, and Tract A focused on entertainment and commercial uses. The applicant is requesting to amend the development regulations to allow for the development of Office and Medical or Dental Office uses.

The subject property is approximately 4.575± acres. The Concept Plan shows the property divided into four lots, each with a single building. The size of each lot and associated building are included in the chart below. The applicant is proposing Medical or Dental Office and Office uses in all four of the buildings. While Lots 2 and 3 are under-served in parking, all four lots combined exceed the required parking of the site. A parking agreement will be required at time of replat to ensure all lots are adequately parked.

There are three points of access into the site--two on Ridgeview Drive and one through an internal drive. The access point through the internal drive will be stubbed out for a connection when the adjacent property redevelops. The distances between the driveway cuts on Ridgeview Drive are less than the standards listed in the Allen Land Development Code (ALDC), as shown in the Drive Exhibit. After review, staff has determined that the driveway cuts are adequate and safe to provide access to the site.

The Concept Plan and development regulations detail an alternative screening method. The rear of the property is adjacent to a single-family residential zoning district. The ALDC requires a masonry screen wall in this condition. However, the floodplain divides these two uses and contains dense tree cover. The applicant is proposing to install a six-foot-tall ornamental metal fence as identified on the Concept Plan and preserve the existing tree cover in the floodplain according to Section 7.06 "Tree Preservation" of the ALDC.

The applicant is requesting an additional multi-tenant monument sign for the property. Under the proposed regulations, the property would be entitled to a monument sign (single tenant or multi-tenant) for each lot and a multi-tenant monument sign for the overall development located at the corner of Watters Road and Ridgeview Drive. Planned Development No. 92 set out several locations north of Ridgeview for multi-tenant signs applicable to the entire development. At the time, the area south of Ridgeview Drive was anticipated to be residential uses and was not entitled to additional signage. Due to the change in land use, staff has determined that the request is consistent with the development north of Ridgeview Drive. There is an existing, nonconforming monument sign on the site, and these regulations would bring the sign into conformance.

The building elevations show an approximately 25-foot-tall building with brick and cast stone as primary building materials. While building materials cannot be regulated by the proposed ordinance, these materials are shown for illustrative purposes. All four buildings will be developed in general conformance with these elevations.

The development regulations include use regulations, screening, parking, and signage.

The request has been reviewed by the Technical Review Committee.

On September 1, 2020, the Planning and Zoning Commission recommended approval of this request.

LEGAL NOTICES

Public Hearing Sign - August 21, 2020
Public Hearing Letters - August 21, 2020
Newspaper Notice - September 3, 2020

I make a motion to adopt Ordinance No. ________ to amend the Development Regulations of Planned Development "PD" No. 92 Corridor Commercial CC and to adopt a Concept Plan, Building Elevations, and Drive Exhibit for a property generally located at the southeastern corner of the intersection of Ridgeview Drive and Watters Road.