The property is generally located north of Stockton Drive and east of Bossy Boots Drive. The properties to the north are zoned Single-Family Residential R-6 and Community Facilities CF. The properties to the east (across Stockton Drive) south, and west (across Bossy Boots Drive) are zoned Planned Development PD No. 108 Mixed Use MIX.
The property is currently zoned Planned Development PD No. 108 Mixed Use MIX. The original PD 108 was adopted in October 2011 and included several districts. The subject property falls within District H, which was intended to provide a transition within PD No. 108. A Concept Plan, Concept Plan Details, and an Overall Landscape Plan for District H were subsequently adopted in July 2012. While District H was generally intended to support office, retail, urban living, and other uses, the Planned Development Amendment showed medical or dental offices throughout the area north of Stockton Drive.
The proposed development is approximately 11.000± acres consisting of four lots. This Planned Development Amendment outlines vehicular connections, pedestrian connections, and traffic improvements for all four lots to establish a logical pattern of development. Additionally, it outlines the development of a Senior Independent Living use on Lot 3. The 1.161± acres at the hard corner of Bossy Boots Drive and Stockton Drive are not included in this request. This property is currently under construction for a daycare use, which was zoned in December 2019. The improvements approved with that development are reflected in this Planned Development Amendment.
The Concept Plan shows Lot 3 at approximately 2.662± acres with a 153,024± square foot building for Senior Independent Living. The applicant is proposing a single floor of underground parking and 62 dwelling units, of which 54 units are two-bedroom and eight are one-bedroom. The gross density is 23.29 dwelling units per acre. The provided parking slightly exceeds the Allen Land Development Code requirement of 1.5 spaces per dwelling unit.
The Allen Land Development Code requires one acre of open space for every 75 dwelling units. Planned Development No. 108 requires this amount of open space for residential developments and classifies it as civic space. Civic space has more specific requirements, including spacing and size requirements. The applicant is proposing a mix of the open space and civic space regulations for this site. The site exceeds the minimum area required by providing approximately 0.8485± acres of civic space. The civic space fronting Stockton Drive contains benches, a brick paver path, seating area, and shade structure.
The building elevations show the four-story building at approximately 48± feet tall with primary building materials of fiber cement, brick, concrete, and stone veneer. While building materials cannot be regulated by the proposed ordinance, these materials are shown for illustrative purposes.
An eight-foot-tall masonry screening wall is required along the northern boundary of the development. With the development of Lot 3, just over half of this wall will be constructed, as shown on the Concept Plan. The remainder of the screening wall would be constructed with the development of Lot 5. Upon development of their respective lots, Lot 4 and Lot 5 would install a landscape buffer with trees and a five-foot-wide sidewalk.
The Access Exhibit details the driveway spacing, traffic improvements, and throat depths as supported by the Traffic Impact Analysis. It also details the phasing of these improvements.
The development regulations include permitted uses, screening wall phasing, and requirements of the northern landscape buffer.
The request has been reviewed by the Technical Review Committee.
On February 2, 2021, the Planning and Zoning Commission voted to recommend approval of the request.
Public Hearing Sign - January 22, 2021
Public Hearing Letters - January 22, 2021
Newspaper Notice - February 4, 2021