The property is generally located North of Bossy Boots Drive and Approximately 400± feet west of Stockton Drive. The properties to the north are zoned Single-Family Residential R-6 (Quail Run Phase I Subdivision); property to the west is zoned Community Facilities CF (Watters Montessori Academy); and the properties to the east and south (across Bossy Boots Drive) are zoned Planned Development PD No. 108 Mixed Use.

The property is currently zoned Planned Development PD No. 108 Mixed Use. The original PD 108 was adopted in October 2011 and included eight districts (District A-H). A Concept Plan, Concept Plan Details, and an Overall Landscape Plan for District H were subsequently adopted in July 2012. More recently, in February 2021, Planned Development PD 108 Mixed was amended for 11.000± acres (including Lots 1-5, Block A) to allow a Senior Independent Living use on Lot 3, Block A, and adopted the Zoning Exhibit, Concept Plan, Building Elevations, and Access Exhibit. 

The subject property is in District H, which serves as an area that transitions development types between the existing adjacent land uses and proposed development in this tract. This district aims to create pedestrian connections and access to adjacent residential areas. District H was generally intended to support office, retail, low-to-mid-density residential, urban living, and mixed use.

The proposed development is approximately 4.998± acres. This Planned Development Amendment outlines the development of a Senior Independent Living use on Lot 5, Block A. The Concept Plan shows a gated facility with a four-story building accommodating a Senior Independent Living use. 

The proposed building has a gross floor area of 160,863 square feet with 151 total dwelling units, consisting of 92 single-bedroom units and 59 two-bedroom units. The proposed development has a gross density of 30.21 dwelling units per acre. The applicant has confirmed that the residents will be deed age restricted to 55 years and older only and aims to create an "aging in place" community in Twin Creeks.

The Concept Plan outlines vehicular connections, pedestrian connections, screening fence, as well as, public and private civic space. 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. The proposal includes 1.994 acres of civic space which is slightly deficient from the open space requirement of 2.013 acres. To make up for the deficiency the applicant is proposing enhanced public and private civic spaces as detailed below:

• The public civic space along the frontage on Bossy Boots Drive is proposed to include  benches, accent paved pathway, a seating area, and a shade structure.

• The private civic space includes a 30-foot wide landscape buffer with a minimum five-foot-wide sidewalk along the entire northern property line. The proposal includes canopy trees with minimum of four  caliper inches to be installed not greater than 35 feet on center along the entire northern property line. In addition, the private civic spaces for the residents' use include amenities, such as, shade structures, gaming areas, a pool and a spa, lounge seating, a community garden, and a flex/lawn with plaza space.

An eight-foot-tall masonry screening wall is required along the entire northern boundary of the development. This will match the masonry screening wall to be constructed with the development of Lot 3 (Senior Cooperative Living) to the east. The timeline for the construction of the screening wall is as follows:

• If Lot 3 (Senior Cooperative Living) proceeds with development without starting Lot 5 (Priya Senior Independent Living), the eastern segment of the screening wall is required to be completed before the issuance of a certificate of occupancy for any building on Lot 3 (Senior Cooperative Living). 

• If Lot 5 (Priya Senior Independent Living) is developed first without developing Lot 3 (Senior Cooperative Living), the western segment of the screening wall is required to be completed before any building goes vertical on Lot 5 (Priya Senior Independent Living) and the eastern segment of the wall will be required to be completed before the issuance of a certificate of occupancy for any building on Lot 5 (Priya Senior Independent Living).  

Two vehicular access connections are proposed - one from Bossy Boots Drive via an access easement from the property to the west, Watters Montessori Academy (1292 Bossy Boots Drive) and a second access from Bossy Boots Drive. In the future, with the development of Lot 3, Block A (Senior Cooperative Living), access to Stockton Drive will be available and a future additional access to Bossy Boots Drive will also be available with the development of Lot 2, Block A, as shown on the Concept Plan. 

The proposed parking of 1.25 spaces per dwelling unit deviates from the Allen Land Development Code requirement of 1.5 spaces per dwelling unit. The applicant has provided a justification letter indicating that the reduced parking is consistent with the reduced automobile dependency as most residents do not own a vehicle and the facility provides group transportation and opportunities for ride share with other residents.

The applicant is proposing a gated facility due to safety considerations for the residents as shown on the concept plan. The fence will be a 6-foot tall ornamental metal fence enclosing the private civic space with sliding gates at the vehicular entrance on the west side and another gate  at the east side at the parking area. The proposed sliding gates will be decorative metal and will include a knox box and key code for emergency access. The proposed location(s) of the gates allows stacking of vehicle on-site to prevent potential backups on Bossy Boots Drive. The applicant has noted that  gates will generally remain open from 7:00 am to 7:00 pm (timing may be seasonally adjusted). It is staff's opinion that the gated facility contradicts the ALDC's intent and the Planned Development District Design Standards for District H since the plan does not provide continuous cross-connection between adjacent lots. Further, the applicant has not sufficiently demonstrated the need for gates on-site with regards to safety issues or topographical constraints. Therefore, gates as shown on the Concept Plan are not supported by staff.   

The development regulations include permitted uses, setbacks, parking, gates and fencing, screening wall along the north property line, and private and public civic space on-site.  

The request has been reviewed by the Technical Review Committee.

On March 16, 2021, the Planning & Zoning Commission voted to recommend approval of the request with the stipulation that the noted access gates not be included in the Concept Plan.

LEGAL NOTICES

Public Hearing Letters - Mailed March 5, 2021

Newspaper Notice - March 25, 2021

Staff recommends approval with the condition that the installation of gates at the drive entrance on the west side and at the eastern parking area, as shown on the Concept Plan, is not permitted.

I make a motion to adopt Ordinance No. ________________ to amend the Development Regulations of District H of Planned Development No. 108 Mixed Use and adopt a Zoning Exhibit, Concept Plan, and Building Elevations for the property generally located north of Bossy Boots Drive and approximately 400± feet west of Stockton Drive.