Carrollton Planning & Zoning Commission Meeting – June 18, 2020

The Carrollton Planning & Zoning Commission met virtually via Zoom on Thursday, June 18, 2020. The meeting was called to order at 7:13 p.m. and adjourned at 11:22 p.m. All nine commissioners were present. The commission held public hearings on three items: an alternate screening material request for Josey Place Apartments, a special use permit (SUP) for an AutoZone store, and an SUP for a Residence Inn hotel. It also approved the minutes from the May 7, 2020 meeting.

Public Comments & Testimony

• Josey Place Apartments (Item 2): Tim Garing, a resident at 1829 Cravley Drive, spoke in opposition, stating that he had surveyed 14 homes adjacent to the property and 12 of those households had signed a petition against replacing the existing masonry wall with a wooden fence. He cited concerns about security, noting that residents preferred the masonry wall for vehicle and safety protection. Another resident, Jose Zeniga of 1823 Graveler Drive, expressed concerns about cleanliness and safety, referencing trash, break-ins, and a general feeling of insecurity associated with the apartment complex.

• AutoZone (Item 3): No members of the public spoke on this item.

• Residence Inn (Item 4): A large number of residents spoke in opposition. Key speakers included Melanie Hoy (1603 Reunion Circle), Philip Owen (1600 Reunion Circle), Linda Elamdo (2711 Lookout Place), Margaret O'Connor (1610 Reunion Circle), Tommy Stewart (1606 Railhead Place), Roberta Staveley (2707 Spy Glass Drive), Laurie Foster (1806 Crestview Drive), Ivan Diaz de Leon (1613 Railhead Place), Marilyn Hayes (1625 Blackstone Drive), Adam Poulter (4180 Creek Hollow Drive), Karen McNally (1607 Railhead Place), Thomas Verney (1604 Reunion Circle), John Godby (1642 Crooked Creek Drive), Sarah Ferry (1601 Railhead Place), Catherine Roberts (1603 Sutter's Mill), Al Overholt (2216 Ridgewood), Kareem Karnell (1548 Blossom Drive), Mo Elamdo, Albert Aragon (1609 Sutter's Mill Drive), and Tanya Kulo (3001 Cemetery Hill). Their concerns included loss of privacy due to a six-story hotel overlooking backyards, decreased property values, increased traffic on McCoy Road, crime risks associated with extended-stay hotels, the lack of restaurants or retail promised in the original 2010 master plan, and the hotel's incompatibility with the surrounding single-family neighborhood. Adam Poulter stated his home value had already dropped by $10,000 due to a nearby apartment complex and cited external obsolescence. Al Overholt noted that 143 people from 102 homes signed a petition against the SUP. One speaker, Doug Garbacik of 1406 North Maine, supported the project, arguing it was an appropriate and highest-and-best use of the land.

Discussion Items

• Approval of May 7, 2020 Minutes: Commissioner Chadwick moved to approve the minutes as presented; Commissioner Taylor seconded. The motion passed unanimously with all nine commissioners voting yes.

• Agenda Item 2 – Josey Place Apartments (Case PLAW 2020-38): The applicant requested approval to use a pre-stained cedar wood fence (either horizontal or vertical board-on-board) instead of the required solid opaque masonry screening wall along the south property line, adjacent to a single-family subdivision. The fence would be eight feet tall and run approximately 1,600 linear feet, with a six-foot landscaped shrub buffer. Staff, represented by Michael McCauley, recommended denial, stating that cedar fence and shrubs would not provide a more durable or visually attractive screen than masonry. The applicant argued that the fence would be maintained and would allow for a more affordable housing model, but acknowledged that a masonry wall would last 4–5 times longer. During discussion, Commissioner Romo and Commissioner Dennell indicated they would vote against approval due to lack of benefit and concerns about scalability and maintenance. The public hearing was closed, and the motion to approve failed unanimously (9-0).

• Agenda Item 3 – AutoZone (Case PLSUP 2020-35): The applicant sought a special use permit to operate an automobile parts sales store at 2700 East Trinity Mills Road, a roughly 4.64-acre site zoned LR-2 Local Retail. The proposal included converting an existing 40,000-square-foot building into an AutoZone superstore with a larger inventory, improvements to the facade and landscaping, and two new parking islands. Staff recommended approval with stipulations requiring that landscaping be irrigated, handicapped parking be relocated to the nearest retail entrance, all business operations be conducted inside the building, and no vehicle servicing activities be performed in the parking lot. Staff also noted the applicant agreed to install a raised parapet to screen rooftop units. The applicant, Carolyn Faymer, and regional operations manager Domingo Medellin described the store as an upscale retail concept with about 70 employees, and they addressed questions about delivery vehicles and on-site parking. There were no public comments. The motion to approve with stipulations passed 9-0.

• Agenda Item 4 – Residence Inn (Case PLSUP 20-1X1): The applicant proposed a six-story, 71-foot-tall Residence Inn by Marriott on a 4.6-acre site within PD-189, located about 800 feet north of E. Trinity Mills Road between Raiford Road and McCoy Road. Staff gave a detailed presentation on the history of the 110-acre Rayford tract, explaining that the city's 2010 master plan envisioned three hotels, and that the Residence Inn was the third hotel. The applicant (Lowen Hospitality) and Marriott representatives (including Ron Stewart, Regional VP) described the upscale nature of the Residence Inn brand, its strong occupancy and revenue metrics, and the collaborative relationship with Marriott. The proposed hotel would include amenities such as an indoor pool, fitness center, business center, sports court, and daily hot breakfast. Staff recommended approval, noting the hotel meets or exceeds PD-189 requirements, including a 200-foot setback from McCoy Road, a 100-foot conservation buffer, and seven additional live oak trees. A traffic engineer stated the hotel would not create significant traffic impacts; access would be from Rayford Road, not McCoy. The hotel would also provide mutual cross-access with the adjacent Courtyard Marriott. Public testimony overwhelmingly opposed the project, with residents citing privacy, property value, traffic, crime, and the area already having enough hotels. Some proposed the Trinity Mills Urban Village as a better location. After deliberation, Commissioner Dennell moved to approve with stipulations, seconded by Commissioner Sundrin. The motion failed on a 5-4 vote, with Commissioners Taylor, Diamond, Chadwick, Kaiser, and Powell voting no, and Commissioners Dennell, Romo, Sundrin, and the Chairman voting yes.

Key Outcomes

• Approved: May 7, 2020 meeting minutes (unanimous 9-0).
• Denied: Josey Place Apartments alternate screening material request (Case PLAW 2020-38) – motion failed 9-0. The applicant may appeal in writing to the city within 10 calendar days.
• Approved: AutoZone special use permit (Case PLSUP 2020-35) with staff stipulations – unanimous 9-0.
• Denied: Residence Inn special use permit (Case PLSUP 20-1X1) – motion failed 5-4. The applicant may appeal in writing to the city within 10 calendar days.
• Staff Reports: Staff reminded commissioners that the next P&Z meeting is scheduled for July 2, 2020, with packets to be distributed by June 26. City Council had approved previous P&Z cases from April on May 12, 2020.