Min - Planning and Zoning Commission - 1986 - 03/27 - Regularl�
ALLEN PLANNING & ZONING COMMISSION
REGULAR MEETING
MARCH 27, 1986
Present:
Commissioners:
Bobby Glass, Chairman
Eileen Karlsruher
Ken Browning
Wayne Armand
Citv Staff Present
Bill Petty, Director of Community Development
Tom Keener, Development Coordinator
Sally Leeper, Secretary
The Regular Meeting of the Allen Planning & Zoning Commission
was called to order by Chairman Glass at 7:30 p.m, in the
Council Chambers of the Allen Municipal Annex, One Butler Circle,
Allen, Texas.
Approve Minutes
March 13, 1986
(Agenda Item II)
Chairman Glass read the agenda item into the record as follows:
"Approve minutes of March 13, 1986, Regular Meeting."
MOTION: Upon a motion by Commissioner Armand and a second
by Commissioner Karlsruher, Commission voted 9 FOR
and 0 AGAINST to approve the minutes of the Regular
Meeting of March 13, 1986. The motion carried.
Tabled Item
Betsy Bush Sandison
(Agenda Item III)
Chairman Glass read the agenda item into the record as follows:
"Tabled Item - Consider a request by Betsy Bush
Sandison to change the present zoning from "AO"
Agriculture -Open Space to "PD" Planned Development
to include "LI" Light Industrial and "O" Office.
This request for zoning change is on 100.17 acres
of land in the Francis Dosser Survey, Abstract No.
280, and being part of a called 152 acre tract of
land and a called 295 acre tract of land as described
in a deed recorded in Volume 203, Page 31, of the
Collin County Deed Records, further described as being
north of Stacy Road and west of U.S. Hwy. 75."
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ALLEN PLANNING & ZONING COMMISSION
MARCH 27, 1986 PAGE TWO
Tabled Item
Betsy Bush Sandison (Cont.) (Agenda Item III)
MOTION: Upon a motion by Commissioner Browning and a second
by Commissioner Armand, Commission voted 4 FOR and 0
AGAINST to remove Agenda Item III from the table.
The motion carried.
Mr. J. T. Dunkin presented the proposal to the Commission. He
stated the traffic study has been prepared and will be presented
by Mr. John Friebele. He discussed the "PD" Planned Development
standards that had been submitted. On page two at the top of
the page, it should read "45 feet in height." On the last page,
the floor area ratio for the "LI" Light Industrial district,
is 1:1 rather than 1:2.
Mr. Tom Keener stated that staff had sent the traffic analysis to
the Council of Governments where it was reviewed by Mr. Michael
Morris. His response was presented to the Commission at this time
and is made an attachment to the March 27, 1986 packet. Mr.
Morris states in his response that he agreed with the conclusions
that a level of service C was obtainable.
MOTION: Upon a motion by Commissioner Browning and a second
by Commissioner Armand, Commission voted 4 FOR and
0 AGAINST to approve Agenda Item III as presented.
The motion carried.
FINDINGS:
1. This request is compatible with the Bryan
Bush request and the established theme
of Special District 3.
2. The LI District is in compliance with the
Comprehensive Zoning Ordinance.
3. The traffic analysis allows Level C as required
by the Comprehensive Plan.
Public Hearing
Greatwestern Inn
(Agenda Item IV)
Chairman Glass read the agenda item into the record as follows:
"Public Hearing - Consider a request by Mr. R. C.
Sevak of Greatwestern Inn to amend "PD" Planned
Development No. 27 and approve the site plan for a
motel on one (1) acre of land, being part of Lot 1,
Block H, Bray Central Addition. This 13.8606 acre
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ALLEN PLANNING & ZONING COMMISSION
MARCH 27, 1986 PAGE THREE
Public Hearing
Greatwestern Inn (Cont.) (Agenda Item IV)
"tract of land is situated in the W. J. Jackson Survey,
Abstract No. 484, Collin County, Texas; further
described as being the northeast corner of Raintree
Circle and Allen Drive."
Mr. R. C. Sevak, Rt. 5, Box 150, Stamford, Texas, representing
Greatwestern Inn, presented the site plan for this project.
This is a 52 -unit motel. He stated they have a franchise from
Quality Inns. The Commission discussed the landscaping plans
and the location of the dumpster. Mr. Sevak stated there will
be a six foot fence around the dumpster. He showed the traffic
flow. Staff commented that the site plan had been cleared by
the Fire Marshal, and the location of the fire hydrants were
shown. Mr. Sevak stated he had been advised by Poole Lake
Partners, the present owners of the land, that the two adjacent
streets will be constructed before this project is begun.
Chairman Glass opened the Public Hearing.
With no one wishing to speak for or against this request, Chairman
Glass closed the Public Hearing.
Mr. Bill Petty stated that this plan is the second rendition
presented to staff. Proponent had reduced the number of rooms to
meet the requirements of parking, etc. Huitt-Zollars Engineering
has reviewed the plan and it is in conformance with City requirements.
Chairman Glass stated that it appeared the proponent was using the
least amount of land that would be allowed, and this might not
be the best situation for patrons with regard to parking near
their rooms.
MOTION: Upon a motion by Commissioner Browning and a
second by Commissioner Karlsruher, Commission
voted 3 FOR and 1 AGAINST to approve Agenda
Item IV as presented. The motion carried.
FINDINGS:
The project meets the minimum requirements as
set out in the Comprehensive Zoning Ordinance
and the Planned Development for this area.
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ALLEN PLANNING & ZONING COMMISSION
MARCH 27, 1986 PAGE FOUR
Public Hearing
Folsom-Whisenant Property (Agenda Item V)
Chairman Glass read the agenda item into the record as follows:
"Public Hearing - Consider a request by Mr. J. T. Dunkin
representing Mr. Denny Holman of Folsom Investments
and Mr. David Whisenant to rezone 423.38 acres of land
from "AO" Agriculture -Open Space to "FD -PD" Flood Plain
Planned Development including "SC" Shopping Center, "O"
Office, "MF" Multi -family, and "R" Residential. This
request is on the following five (5) tracts of land:
1. Being 160.770 acres of land situated in
Collin County, Texas, in the Mary Standifer
Survey, Abstract No. 812, being a resurvey of
the 160 acres of land described in a deed from
W. F. Bush, and wife, Eula M. Bush, to M.
Whisenant, recorded in Volume 261, Page 494,
of the Collin County Deed Records;
2. Being 64.563 acres of land situated in the
Catherine Parsons Survey, Abstract No. 711,
Collin County, Texas, and being part of an
82.7 acre tract conveyed to M. F. Sims from
M. A. Brown as recorded in Volume 283, Page
294 of the Deed Records of Collin County;
3. Being 91.887 acres of land situated in the
Henry Brandenburg Survey, Abstract No. 110,
Collin County, Texas;
4. Being 100.035 acres of land situated in the
Henry Brandenburg Survey, Abstract No. 110,
and the J. W. Parsons Survey, Abstract No.
705, Collin County, Texas;
5. Being 6.129 acres of land situated in the
Catherine Parsons Survey, Abstract No. 711,
Collin County, Texas, and being part of an
82.7 acre tract conveyed to M. F. Sims from
M. A. Brown as recorded in Volume 283, Page
294, of the Deed Records of Collin County,
Texas."
Mr. J. T. Dunkin presented this proposal to the Commission. He
stated there is a total of 423 acres involved; 160 belong to the
Whisenant family, and 263 acres are owned by Folsom Investments.
The property is located just west of the Raintree property. Mr.
Dunkin stated that the alignment of Exchange as shown on this
proposal would allow a right angle intersection where Exchange
will cross Alma Drive.
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ALLEN PLANNING & ZONING COMMISSION
MARCH 27, 1986 PAGE FIVE
Public Hearing
Folsom-Whisenant (Cont.) (Agenda Item V)
Mr. Dunkin reviewed the land use plan with the Commission.
Mr. Jack Hatchell of Barton-Aschmann Associates, presented the
traffic study on this property. He stated that they had used
Level C capacity of 30,000 cars per day. He stated he will
combine the two reports and supply a cumulative report to the
Commission.
Chairman Glass opened the Public Hearing.
With no one wishing to speak FOR or AGAINST this request,
Chairman Glass closed the Public Hearing.
Mr. Tom Keener advised the Commission of the following concerns
of Staff:
1. The intersection at Alma and Exchange is a realignment
from the Comprehensive Plan.
2. The Shopping Center as discussed by Mr. Dunkin in Neighborhood
District 16 is shown as 30 acres, while shopping centers at
the corners of two major intersections should be approximately
15 to 20 acres.
3. In ND 8 at the northwest corner of Alma and Exchange, the
Shopping Center is contrary to the tables and the land use
plan, although it is less than the suggested 15 to 20 acres.
4. The church located south of the multi -family tract might be
better suited to a location adjacent to a Shopping Center
to facilitate parking.
5. Mr. Mark Thornton has proposed there be two 10 -acre park
sites in this proposal.
6. According to our policy, if a school site is needed, it
will probably be adjacent to a park site.
7. Staff has assigned density credits based on the flood plain,
excluding floodway.
oft 8. The apartments do not exceed 200 units, which agrees with
our policy.
Mr. Bill Petty added that this being a Planned Development, our
zoning requires setting aside 1 acre for every 75 dwelling units
for open space. Of approximately 25 acres, 20 acres are located
in the floodway itself, so credit could be given for 5 acres. An
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ALLEN PLANNING & ZONING COMMISSION
MARCH 27, 1986 PAGE SIX
Public Hearing
Folsom-Whisenant (Cont.) (Agenda Item V)
additional 18 acres will be needed to satisfy the open space
requirements.
Mr. J. T. Dunkin stated they were in contact with Mr. Thornton
with regard to the park sites.
Mr. Thornton stated that District 16 affords the possibility
of a park site. Another location would be in District 7. He
stated the 18 to 20 acres required for open space could provide
two parks, each nearly 10 acres.
Chairman Glass stated that the Commission was short by three
members this evening and would appreciate some time to acquaint
the new Commissioners, as well as Mr. Garcia, with this project.
It was the consensus of the Commission that a workshop session
will be necessary for this proposal. The size of the Shopping
Center District, the park and school sites, and the location of
the church site should be addressed at a workshop.
Mr. Dunkin asked if the Commission was satisfied with the alignment
of the road as shown on the proposal. The consensus of the
Commission was that they agreed with this road alignment as
presented.
MOTION: Upon a motion by Commissioner Armand and a second by
Commissioner Karlsruher, Commission voted 4 FOR and 0
AGAINST to table Agenda Item V. The motion carried.
Public Hearing
Mr. Floyd Decker (Agenda Item VI)
Chairman Glass read the agenda item into the record as follows:
"Public Hearing - Consider a request by Mr. Floyd
Decker for a Specific Use Permit for an automotive
repair and service shop. This property is located
at Lot 3, Chester Addition to the City of Allen;
further described as being 602 N. Federal, Suites A
and B, Allen, Texas."
Mr. Bill Chester appeared before the Commission and presented
the site plan for this property. He stated there would be no
outside storage or car repairs done outside the building.
Chairman Glass opened the Public Hearing.
With no one wishing to speak FOR or AGAINST this request, Chairman
Glass closed the Public Hearing.
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ALLEN PLANNING & ZONING COMMISSION
MARCH 27, 1986 PAGE SEVEN
Public Hearing
Mr. Floyd Decker (Cont.) (Agenda Item VI)
Mr. Tom Keener stated this submission will be subject to the
performance standards required in the Central Business District,
such as noise control and outside storage.
Mr. Chester stated there will be no body work done.
Commissioner Armand stated the signage should not be excessive.
Mr. Keener stated that this is an allowed use in the Central
Business District with a Specific Use Permit.
MOTION: Upon a motion by Commissioner Browning and a second
by Commissioner Armand, Commission voted 4 FOR and
0 AGAINST to approve Agenda Item VI as presented.
The motion carried.
FINDINGS:
1. The submission satisfies the requirements of the
Specific Use Permit for this particular use.
2. This is an allowed use in the Central Business
District with a Specific Use Permit.
Public Hearing
Buckingham Crossing
The Nelson Corporation
(Agenda Item VII)
Chairman Glass read the agenda item into the record as follows:
"Public Hearing - Consider a request by Mr. Craig Curry
of The Nelson Corporation, to change the current zoning
on five (5) tracts of land, being a tract of land
situated in the J. T. Roberts Survey, Abstract No. 777,
and also being part of a tract of land situated in the
Henry Wetsel Survey, Abstract No. 1026, and being part of
a 71.02 acre tract as conveyed from H. K. Shelton and
Ruby Shelton to David A. Witts, as recorded in Volume
617, Page 508, of the Deed Records, Collin County, Texas,
and further described as being that tract of land known
as Buckingham Estates, east of Hwy 5 and south of Stacy
Road, and containing 52.3± acres of land.
1. Tract A-1 and A-2
9± acres of land from "AO" to "R-4" Residential;
2. Tract B-1, B-2, and B-3
24.5± acres of land from "AO" to "R-5"
Residential;
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ALLEN PLANNING & ZONING COMMISSION
MARCH 27, 1986 PAGE EIGHT
Public Hearing
Buckingham Crossing
The Nelson Corporation (Cont.) (Agenda Item VII)
"3. Tract C-1
4.3± acres of land from "AO" to "TH" Townhouse;
4. Tract D-1
6.3± acres of land from "AO" to "MF" Multi -family;
5, Tract E-1 and E-2
8.4± acres of land from "AO" to "LR" Local Retail."
Mr. Craig Curry made this presentation to the Commission. He
gave the Commission an overview of the zoning surrounding this
property. He stated that a 60 -foot access easement that
currently exists in this area is being proposed as an 80 -foot
right-of-way secondary thoroughfare, with some changes in the
alignment. He stated there would be a commitment to a 10 -foot
landscape buffer along Highway 5.
Chairman Glass opened the Public Hearing.
Mr. Bill Dyer, resident of Buckingham Estates, also speaking
for Mr. Richard Duke, spoke before the Commission and his
comments are made a part of these minutes.
Mr. Craig Curry spoke before the Commission.
Chairman Glass closed the Public Hearing.
Mr. Tom Keener stated that a major consideration in this case
is the proper determination of the location of the secondary
arterial.
Mr. Keener made a correction to page 4 of the analysis that
was given the Commissioners. Section E should read "Conclusion...
without density..."
Chairman Glass stated it might be best to table this request, hear
the next agenda item, and then return to this item.
MOTION: Upon a motion by Commissioner Karlsruher and a second
by Commissioner Browning, Commission voted 4 FOR and 0
AGAINST to table Agenda Item VII. The motion
carried.
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ALLEN PLANNING & ZONING COMMISSION
MARCH 27, 1986 PAGE NINE
Public Hearing
Buckingham Crossing
Bill Dyer/Richard Duke (Agenda Item VIII)
Chairman Glass read the agenda item into the record as follows:
"Public Hearing - Consider a request by Mr. William
T. Dyer and Mr. Richard Duke, to change the current zoning
on two (2) tracts of land, being a tract of land situated
in Collin County, Texas, out of the J. T. Roberts Survey,
Abstract No. 777 and the Henry Wetsel Survey, Abstract No.
1026, and being a part of a 71.015 acre tract of land, said
part being a portion of the land conveyed by H. K. Shelton
and wife Ruby Shelton to David Witts as recorded in Volume
617, Page 508 of the Collin County Deed Records, Collin
County, Texas, and further described as being that tract
of land known as Buckingham Estates, east of Hwy. 5 and
south of Stacy Road, and containing 8.8± acres of land.
1. Tract 3-A and 3-B
3.8 acres of land from "AO" to "R-5" Residential;
2. Tract 2
5.0 acres of land from "AO" to "R-5" Residential."
Mr. Bill Dyer made the presentation to the Commission on behalf of
himself and Mr. Richard Duke.
He stated they are requesting R-5 zoning for their properties.
Chairman Glass opened the Public Hearing.
With no one wishing to speak FOR or AGAINST this request, Chairman
Glass closed the Public Hearing.
MOTION: Upon a motion by Commissioner Armand and a second
by Commissioner Karlsruher, Commission voted 9 FOR
and 0 AGAINST to table Agenda Item VIII. The
motion carried.
Chairman Glass discussed the location of the secondary thoroughfare
proposed through the Buckingham properties. If the thoroughfare
does indeed go through Buckingham Crossing, then this is a proper
location for the Local Retail zoning proposed. However, this
thoroughfare needs to be located all the way through the district
before zoning is established. He suggested a workshop format to
consider the location of this thoroughfare. He further recommended
that at the next regular meeting a workshop session be set with
both groups of proponents to be in attendance, along with any other
property owners in this area.
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ALLEN PLANNING & ZONING COMMISSION
MARCH 27, 1986 PAGE TEN
Mr. Petty stated that if the zoning will be established with
consideration being given to the thoroughfare location, then
the right-of-way needs to be established by plat.
The consensus of the Commission was for a workshop session to
be set at the next regular meeting of the Planning & Zoning
Commission.
Other Business (Agenda Item IX)
Mr. Keener reviewed the upcoming agenda with the Commission.
Staff presented the Overview of Responsibilities of the Planning
& Zoning Commission that was used when the prospective Commissioners
were interviewed.
Staff requested input from the Commission as to the number of
public hearings they would like to see on each upcoming agenda.
MOTION: Upon a motion by Commissioner Armand and a second by
by Commissioner Browning, Commission voted 4 FOR and
0 AGAINST to approve the following guidelines for
public hearings to be included on future agendas:
1. There will be no limitation on Specific
Use Permit submissions;
2. No limitation on straight zoning of tracts less
than 100 acres;
3. No limitation on plats;
4. There should be no more than three (3) public
hearings on planned developments and zoning
cases in excess of 100 acres;
5. No. 4, above, shall be considered on a first-
come, first-served basis.
Adjourn:
MOTION: Upon a motion by Commissioner Browning and a second
by Commissioner Karlsruher, Commission voted 4 FOR and 0
AGAINST to adjourn the March 27, 1986, meeting of the
Allen Planning & Zoning Commission at 10:20 p.m. The
motion carried.
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ALLEN PLANNING & ZONING COMMISSION
MARCH 27, 1986
O
These minutes approved this 6+1� day of
1986.
PAGE ELEVEN
62,�zBobby Glass', Chairman
, ;�' w-
Waynd L. Armand, Secretary
51
MARCH 27, 1986
NELSON COMPANY ZONING REQUEST BUCKINGHAM ESTATES, ALLEN, TEXAS
OBJECTIONS
From: William Dyer and Richard Duke
1) We object to the inbalance of density distribution indicated
in the Nelson Company zoning application for Buckingham Estates.
They have requested high density for their clients at the
western end of the tract - moving to low density at the eastern
end, thereby, relegating other land owners to lower densities.
For example, Tract A-1 of the Nelson proposal involving 1.6 acres
is requested at R-4 zoning. This appears to negatively bias the
zoning for other property owners immediately to the east and
west of Tract A-1. This is done by the same owners who are
requesting R-5 zoning immediately to the north and throughout
the Buckingham neighborhood, as well as requesting high density
Multi -family zoning to the west. We believe this not to be in
the best interests of the neighborhood. While we do not disagree with
the densities suggested, we do object to their distribution.
2) Further, we object to the proposed 80' right of way requested
in the Nelson plan as it appears to be inappropriate for
residential zoning in an area such as this. Also, it appears
to have been created only as a justification for the requested
Multi -family tract without consideration of the remaining majority of
Buckingham property owners.
This 80' right of way might be better placed directly to the
north of Buckingham which is closer to the geographic center of
Allen District 14.
We feel this matter is better decided by the City of Allen and
future developers.
52
March 27, 1986
BUCKINGHAM POLO CLUB ESTATES
ZONING REQUEST FOR DUKE PROPERTY AND DYER PROPERT7Ew ;'""
N.
RATIONALE k•<=`i�:§%'RZ:"�"i • .._ .
This is to request R-5 (or equivalent) zoning for the above • >lj t�',,y
properties currently designated A -O. That is to say, zoning -
that will accommodate: detached single family homes, 7,500 sgyf,.e:e;.
lots (approx.) and 1,400 sq. ft. (approx.) dwelling size..=LL
Our reasons are:
1) R-5 zoning appears to be compatible with the size of W.;4 residences alread existin in Buckin ham as well as the'=
densities indicated in PD -25 and those developments to the
north and south of Exchange Parkway and Allen Heights Drive.
Also, the majority of the zoning requested by the Nelson Company
for Buckingham is that of R-5 or higher density.
Further, we feel that the designation of approximately six lots
directly to the south of our properties as R-3 in PD -25 is no
longer appropriate to what has been developing with subsequent
zoning applications and should have no bearing on this request.
2) It is anticipated that the proposed extension of Allen
Heights Drive will pass within a few yards east of our properties
further suggesting the appropriateness of our zoning request as
it would relate to similar zoning in place for areas such as
Fountain Park.
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