Planning & Zoning Commission Briefing Session and Regular Meeting - June 6, 2019

The Planning & Zoning Commission of Carrollton, Texas, held a briefing session and regular meeting on June 6, 2019. All nine commissioners were present. The commission considered a variety of items including a church expansion, a cell tower special use permit, a 24-unit townhome development (Charles Ridge), and the repeal of five special use permits.

Public Comments & Testimony

• Charles Ridge (Items 5 & 6): John Macintosh, president of the Warmington Meadows Homeowners Association, stated that the majority of the HOA was in favor of the proposed Charles Ridge townhome development. He confirmed that the developer had addressed the HOA's main concerns regarding sufficient buffer, screening, and building height. He specifically expressed the HOA's desire that overflow parking from the new development not spill onto Charles Street.
• No public testimony was offered on the Sacred Heart church expansion, the T-Mobile cell tower, or the repeal of five special use permits.

Discussion Items

• Sacred Heart of Jesus Catholic Diocese (Item 3): Staff presented a proposal to amend Planned Development District 102 to allow demolition of the existing church and construction of a new approximately 20,000-square-foot church, a pastor facility, and a 3,000-square-foot storage building. Discussion focused on the need for additional landscaping along Denton Drive and foundation plantings, with commissioners expressing a desire to soften the east elevation visible from the street. The transportation engineer confirmed a deceleration lane was not required as the facility would not include a school or daycare. The commission discussed the removal of a required masonry screening wall along the east and south property lines in favor of existing fencing and evergreen shrubs.
• T-Mobile Cell Tower (Item 4): Staff reported that the applicant had not resubmitted materials necessary for a complete review. The commission agreed to open the public hearing and continue the item to the July 3, 2019 meeting to allow additional time for the applicant.
• Charles Ridge - Comprehensive Plan & Zoning (Items 5 & 6): Staff presented a joint proposal to rezone an approximately 3.1-acre tract from Corporate Commercial to a Planned Development allowing 24 single-family attached townhomes. The corresponding Comprehensive Plan amendment sought to change the Future Land Use Map from Medium Intensity Office to Single-Family Attached Residential.
  • Parking and Circulation: Staff confirmed a minimum of two parking spaces per unit were provided, with eight guest spaces exceeding the six-space requirement. Street parking on the interior streets would also be available.
  • Fencing and Security: Significant discussion occurred regarding the proposed six-foot ornamental metal fence along Plano Parkway versus a continuous masonry wall. Commissioners raised concerns about the visibility of rear garages and driveways. Commissioner Kaiser expressed strong concern for child safety regarding an open tot lot adjacent to Plano Parkway with only the metal fence, suggesting it could be an attractive nuisance and requesting a gated enclosure. The applicant agreed to provide a security gate for the area.
  • Land Use and Product Saturation: The Chair and Commissioner Averett voiced opposition to the project, citing an overabundance of similar townhome products in the immediate area (Hebron, Mustang Park) and expressing a preference for a masonry wall along the entire Plano Parkway frontage.
  • Design: The developer noted that north-facing units would have no second-floor windows to ensure privacy for the neighboring subdivision.

Key Outcomes

• Approval of Minutes (Item 1): The commission unanimously (9-0) approved the minutes of the May 2, 2019 meeting.
• 2100 Belt Line Road Final Plat (Item 2): Approved unanimously (9-0) to establish a legal lot of record for future development at 2090 East Belt Line Road.
• Sacred Heart PD Amendment (Item 3): The public hearing was closed and the amendment was approved unanimously (9-0) with staff recommendations.
• T-Mobile Cell Tower SUP (Item 4): The public hearing was opened and the item was formally continued to the July 3, 2019 meeting. Vote 9-0.
• Charles Ridge Comprehensive Plan Amendment (Item 6): The amendment to change the Future Land Use Map was approved on a vote of 6-3. Commissioners Kaiser, Averett, and Chadwick voted in opposition.
• Charles Ridge Zoning Amendment (Item 5): The Planned Development zoning amendment was approved on a vote of 7-2. Commissioners Averett and Chadwick voted in opposition. The approval included staff stipulations and a friendly amendment requiring a security gate on the triangular tot lot area on the northwest corner of the property to address child safety concerns.
• Repeal of Five Special Use Permits (Item 7): The commission unanimously (9-0) approved the repeal of five SUPs (Nos. SUP-54, SUP-115, SUP-212, SUP-251, and SUP-387), deeming them no longer necessary.
• Staff Reports: Staff reported that the City Council had denied the I-35 Point warehouse development without prejudice, allowing it to return within a year, and had approved the WUO Special Use Permit.