Min - Planning and Zoning Commission - 1987 - 01/22 - RegularC
ALLEN PLANNING & ZONING COMMISSION
REGULAR MEETING
JANUARY 22, 1987
ATTENDANCE:
Commissioners Present:
Wayne Armand, Vice -Chairman
Ken Browning
Eileen Karlsruher, Secretary
John Garcia
Carolyn Latimer
Commissioners Absent:
Charles Lee
City Staff Present:
Bill Petty, Director of Community Development
Sally Leeper, Secretary
Tom Keener, Development Coordinator
CALL TO ORDER:
The Allen Planning & Zoning Commission was called to order
at 7:30 p.m. by Vice -Chairman Armand at the Allen Municipal
Annex, City Council Chambers, One Butler Circle, Allen, Texas
75002, on January 22, 1987.
Mr. Bill Petty advised the Commission that former Chairman
Glass had submitted his resignation earlier this week from the
Planning & Zoning Commission and has filed for Place 3 of
City Council. He added that based on action taken in February,
1984, officer election will be held at the first meeting in
February.
Approve Minutes
January 8, 1987
(Agenda Item II)
Vice -Chairman Armand read the agenda item into the record as
follows:
"Approve minutes of January 8, 1987, Regular meeting."
Vice -Chairman Armand stated that a correction had been made to
the minutes on page 2 to correct the wording in the last paragraph
to indicate "MF -2 is 24 units per acre and MF -3 is 18 units per
acre."
ALLEN PLANNING & ZONING COMMISSION
JANUARY 22, 1987 PAGE TWO
Approve Minutes
January 7, 1987 (Cont.) (Agenda Item II)
MOTION: Upon a motion by Commissioner Garcia and a second
by Commissioner Latimer, the Commission voted 5 FOR
and 0 OPPOSED to approve the minutes as corrected.
Public Hearing
Seeliqson & Sullivan (Agenda Item III)
Vice -Chairman Armand read the agenda item into the record as
follows:
"Public Hearing - Consider a request by Mr. Henry
Seeliqson and Mr. Roger Sullivan, represented by The
Nelson Corporation, to change the zoning on 41.6
acres of land from "A -O" Agriculture -Open Space to
"PD" Planned Development including single family,
multi -family, and shopping center uses, on 41.6 acres
of land located in the William Snider Survey, Abstract
No. 672, Paqe 82, Deed Records, Ccllin County, Texas,
further described as being the southwest corner of
F.M. 2551 and F.M. 2170."
Mr. Craig Curry, The Nelson Corporation, presented the request
to the Commission. He stated that the submission refers to the
current zoning ordinance of the City as to the shopping center
and multi -family tracts. The density on the multi -family is
shown as 16.5 dwelling units per acre, and the open space
requirement is satisfied in the multi -family tract.
Mr. Curry presented a concept plan, but stated he did not wish
to make it a part of the submission. He stated he had met with
the residents of High Point Estates last Monday evening.
Mr. Bill Petty discussed the existing zoning in Neighborhood
District 26. He advised that there are 14 acres of retail and
24 acres of MF currently available, and there are two major
corners remaining in the district for retail use; F.M. 2551 and
F.M. 2170, and Bethany and F.M. 2551. He discussed the distance
restrictions the proponent has across the northern portion of
the property. This plan reflects approximately half of the multi-
family acreage available in this Neighborhood District, and exceeds
the Comprehensive Plan for residential by 9%, or 6 units. He
stated staff recommends the dwelling units be reduced by 6 units.
The City's agreement with the City of Lucas regarding boundaries
is that the present or future alignment of the roadways would
constitute the boundary line between the two cities. It is
planned that F.M. 2551 will be straightened to go north, and
the 1 to li acres involved will be included in the shopping
F
ALLEN PLANNING & ZONING COMMISSION
JANUARY 22, 1987 PAGE THREE
Public Hearing
Seeligson & Sullivan (Cont.) (Agenda Item III)
center tract. If this parcel is later included, then the
shopping center tract will be approximately 12 acres.
The Commission discussed the abandonment of the curved
section of F.M. 2551 in question, and the participation of
proponent in the construction of the new section.
The consensus of the Commission was that the wording of
the building materials section of the proposal should be
consistent with other districts, and that the wording for
the multi -family district should be consistent with the
wording for the MF -3 district.
Mr. Petty discussed the amendment that was placed on the Majestic
tract to the north regarding drainage. The amendment stated
that prior to development, proponent would need to submit a
staff -approved engineered drainage plan. Staff recommends
that if this request is approved, some similar stipulation be
added to this proposal.
Vice -Chairman Armand opened the public hearing.
The following persons spoke in regard to this request.
Mr. Ira E. Martin
owner of land at F.M. 2551 and Bethany
(the northwest corner)
Mr. Charlie Couser spoke against the request
303 Clearcrest
Mr. Craig Curry responded to comments made by staff. He
agreed with comments regarding the multi -family. He stated
he felt that language was presently contained in the proposal
regarding the drainage situation under site plan review.
In response to the variance of the housing, he feels this
is because of the lack of flexibility in this tract. fie
responded further to comments by Mr. Martin and Mr. Couser.
Patty Sharp spoke against the request
Lot 199D
High Point Estates
The following person spoke in favor of the request:
Mrs. Susie Seeligson Nash
proponent
Vice -Chairman Armand closed the public hearing.
i
I
11
ALLEN PLANNING & ZONING COMMISSION
JANUARY 22, 1987 PAGE FOUR
Public Hearing
Seeligson & Sullivan (Cont.) (Agenda Item III)
Vice -Chairman Armand referred to the letter from Majestic
Savings regarding the drainage situation which had been
provided to the Commissioners.
Commissioner Garcia stated his concerns were mainly with the commer-
cial acreage remaining in the neighborhood district after this
property is zoned. He prefers the multi -family to wrap
around the shopping center. The building materials and side
yards for the single family are items of concern to him.
Commissioner Karlsruher stated her concerns were only with
the number of acres in the shopping center tract. She feels
it is too much, considering what will remain available.
Commissioner Browning stated no one really knows how much land
will be needed for commercial in the neighborhood district,
but does feel that F.M. 2170 will require the commercial
acreage prior to the intersection of F.M. 2551 and Bethany
to the south.
Commissioner Latimer questioned the planning stages of the
Comprehensive Plan, and how the acreage needs were determined.
Mr. Petty stated that the problem with wrapping the shopping
center with the multi -family was the limited space between the
shopping center and Clearview Estates. He stated that the
Comprehensive Plan does suggest that multi -family could
be adjacent to a major thoroughfare as an alternative location.
He advised the Commission that the shopping center zoned at
Malone and Bethany was done before the development of the
Comprehensive Plan.
Commissioner Browning stated that since the Clearview Estates
residents are already there, he feels they should be protected
from the shopping center.
Mr. Tom Keener stated that the retail acres in the Comprehensive
Plan are tied to the number of dwelling units in that neighborhood
district.
Commissioner Latimer stated she feels the commercial location shown
on the Plan is appropriate, and recognized that there is flexibility
in the Comprehensive Plan to review it at a later date. She stated
the drainage problem had been addressed and was comfortable with
the multi -family district as it complies to the new wording.
C
ALLEN PLANNING & ZONING COMMISSION
JANUARY 22, 1987 PAGE FIVE
Public Hearing
Seeligson & Sullivan (Cont.) (Agenda Item III)
Mr. Keener stated that the open space requirement is shown as
being satisfied in the multi -family tract. The traffic
study was reviewed by staff and the Council of Governments
with an LOS C. He further reminded the Commission that the
housing units are over by 6 units or 9%.
Mr. Petty stated thatstaff feels comfortable with the open
space being allocated in the multi -family district because
of the school/park site nearby on Malone.
Mr. Curry stated that the six units that the plan is over the
Comprehensive Plan are caused by the problems of transitioning.
Staff recommended that the Plan should be adhered to in regard
to number of allowed units.
MOTION: Upon a motion by Commissioner Browning and a second
by Commissioner Latimer, the Commission voted 9 FOR
and 1 OPPOSED to approve the request with the following
amendments: (1) the alignment of F.M. 2551 shall be
specified to satisfaction of staff; (2) the wording of
the building materials shall be consistent with the
Comprehensive Zoning Ordinance for the same uses; (3)
MF -3 district shall be consistent with the wording
being proposed for the MF -3 district, which is "the
minimum floor area of any dwelling unit shall be 500
square feet, with an average of no less than 775
square feet, exclusive of garages, breezeways, and
porches;" (9) prior to site plan approval, a drainage
plan shall be submitted that is acceptable to City
staff; (5) the density shall be reduced by 6 units.
Findings:
1. The Commission realizes that the shopping center is
not wrapped by apartments, but Clearview Estates
already exists and the single family tract in this
development will buffer the existing single family
in Clearview Estates.
2. This intersection will probably develop before the intersection
at F.M. 2551 and Bethany, and thus the need for
commercial is better established at this intersection.
3. The Commission agrees that the open space is best
placed in the multi -family tract.
9. The traffic study has been reviewed by City Staff
and COG and indicated an LOS C.
C
ALLEN PLANNING & ZONING COMMISSION
JANUARY 22, 1987
PAGE SIX
Public Hearing
Seeligson & Sullivan (Cont.) (Agenda Item III)
5. The alignment with the shopping center district
across F.M. 2170 is appropriate.
6. The proposal agrees with the land use plan of
the Comprehensive Plan.
7. The number of dwelling units, as amended, meets
the land use tables.
Final Plat
Allen Independent School District (Agenda Item IV)
Vice -Chairman Armand read the agenda item into the record as
follows:
"Final Plat - Consider final plat approval for the Allen
Independent School District for right-of-way dedication,
being Tract 1, a 0.0689 acre tract of land out of the
James L. Read Survey, Abstract No. 758 and being part
of the Allen Independent School District tract as
recorded in Volume 293, Page 381, Deed Records of
Collin County, Texas; and being Tract 2, a 0.1722
acre tract of land out of the James L. Read Survey,
Abstract No. 758, and being part of the Allen
Independent School District Tract as recorded in
Volume 168, Page 125, Deed Records of Collin OSunty,
Texas; further described as being two tracts of land
east and west of Birch Drive adjacent to the existing
McDermott Drive."
Mr. Bill Petty presented this plat to the Commission and
stated it was a portion of the acquisition of right-of-way
for the McDermott expansion.
MOTION: Upon a motion by Commissioner Garcia and a second by
Commissioner Karlsruher, the Commission voted 5 FOR
and 0 OPPOSED to approve this final plat for the AISD.
Discussion of Recommended Changes
to the Comprehensive Zoning Ordinance
(Agenda Item V)
Vice -Chairman Armand read the agenda item into the record as
follows:
"Discussion of recommended changes and additions
to the Comprehensive Zoning Ordinance."
ALLEN PLANNING & ZONING COMMISSION
JANUARY 22, 1987 PAGE SEVEN
Discussion of Recommended Changes
to the Comprehensive Zoning Ordinance (Agenda Item V)
By a vote of 5 FOR and 0 OPPOSED the decision of the
Commission was to retain the "S" designation for Day Care
use in the Corridor Commercial District.
The next item for discussion was vehicle parking. It was the
consensus of the Commission to table this item for final
consideration at the next meeting. Mr. Keener offered to
supply the Commissioners with parking ordinances from Plano
and one other city.
C
I
D
ALLEN PLANNING & ZONING COMMISSION
JANUARY 22, 1987
PAGE EIGHT
Discussion
Comprehensive Zoning Ordinance (Cont.)
(Agenda Item V)
The following uses were considered
appropriate for
inclusion in
the districts indicated:
LI
GI
Commercial
Other
RESIDENTIAL USES:
1. Caretaker or Guard Res.
S
S
EDUCATIONAL & INSTITUTIONAL USES:
2. Church
S
S
3. Day Care for Children
S
S
9. School
ACCESSORY, UTILITY & INCIDENTAL USES:
Add Health Club
*
LC, CC
SC, -,B
5. Accessory Building
6. Radio Tower
S
S
7. Private Swimming Pool
RECREATIONAL & ENTERTAINMENT USES:
8. Circus
T
T
9. Public Playground
10. Restaurant/Private Club
Review
ordinance
for decision
11. Commercial Stable
*
(S)CF
12. Private Stable
(S)CF
A -O
TRANSPORTATION RELATED USES:
13. Boat Storage
19. Bus Station
15. Helistop
T
T
16. Railroad Track
17. Light Truck Rental
C
GB
r:
ALLEN PLANNING & ZONING COMMISSION
JANUARY 22, 1987
Discussion
Comprehensive Zoning Ordinance (Cont.)
Apparel Stores
LI
18. New Truck Sales and Repair
only
19. Truck Storage
Auto Display
AUTOMOBILE & RELATED USES:
use
20. Auto Painting
26.
21. Private Garage
22. Public Garage
S S
23. Commercial Parking Lot
S S
RETAIL & SERVICE USES:
PAGE NINE
(Agenda Item V)
GI Commercial Other
C,CC GB
*
24.
Apparel Stores
Incidental
use
only
25.
Auto Display
Incidental
use
only
26.
Doctor Office
27.
Day Care
S S
28.
Drug Store
Incidental
use
only
29.
Fabric Shop
Incidental
use
only
30.
Florist or Garden Shop
Incidental
use
only
31.
Hardware Store
Incidental
use
only
32.
Office supplies
Incidental
use
only
33.
Personal Service
Incidental
use
only
34.
Retail Store
Incidental
use
only
35.
Travel Agent
Incidental
use
only
COMMERCIAL TYPE USES:
36.
Bank
37.
Circus
T T
38.
Carpentry, Painting Shop
C,LC,CC
11
L
ALLEN PLANNING & ZONING COMMISSION
JANUARY 22, 1987
Discussion
Comprehensive Zoning Ordinance (Cont.)
Motor Freight Terminal
S
LI
39.
Cleaning Plant, Laundry
40.
Construction Building
T
41.
Creamery, Dairy Products
51.
42.
Exterminator
43.
Farm Implement Sales & Service
44.
Field Office
T
45.
Hotel or Motel
S
46.
Laboratory, Medical & Dental
ordinance for decision
47.
Mini -warehouse
PAGE TEN
(Agenda Item V)
GI Commercial Other
x *
T
*
*
* *
T
S
*
*
48.
Motor Freight Terminal
S
S
49.
Office Building
50.
Office Showroom/warehouse
51.
Plumbing Shop
52.
Small Job Print Shop
53.
Printing Plant or Newspaper
54.
Restaurant/Private Club
Review
ordinance for decision
55.
Radio or TV Broadcast
56.
Real Estate Sales Office
T
T
57.
Commercial Trade School
58.
Sign Shop
59.
Warehousing
ALLEN PLANNING & ZONING COMMISSION
JANUARY 22, 1987
Discussion
Comprehensive Zoning Ordinance (Cont.)
LI GI
PAGE ELEVEN
(Agenda Item V)
Commercial Other
78. Motor Freight Terminal S S
79. Musical Instruments Assembly
80. Parking Lot (Truck)
INDUSTRIAL & MANUFACTURING USES:
60.
Apparel and Related Mfg.
61.
Bottling Works
62.
Carting, Express, Hauling
S
or Storage
63.
Concrete or Asphalt Batch
T
T
Plant
64.
Contractor's Yard
T
T
65.
Cosmetic Manufacturing
66.
Drugs, Pharmaceutical Mfg.
67.
Electrical Generating Plant
S
68.
Electronics Products Mfg.
69.
Food Processing
70.
Forge Plant
S
71.
Gas, Butane, Propane Storage
S
S
72.
Glass Mfg.
73.
Heavy Machinery Sales &
S
Storage
74.
Household Appliance Assembly
75.
Light Fabrication & Assembly
76.
Machine Shop, Welding
*
* S
77.
Metal Fabricator
S
78. Motor Freight Terminal S S
79. Musical Instruments Assembly
80. Parking Lot (Truck)
�. ALLEN PLANNING & ZONING COMMISSION
�I JANUARY 22, 1987 PAGE TWELVE
Discussion
Comprehensive Zoning Ordinance (Cont.) (Agenda Item V)
LI GI Commercial Other
81. Printing Plant or Newspaper
Plant
82. Radio, TV or Microwave Tower S S
83. Soft Drink or Bottling Plant
84. Utility Sub or Regulation Sta. S S
85. Warehousing S
AGRICULTURE & RELATED USES:
86. Private Club Stable (S)CF
A -O
Other Business:
Mr. Keener reviewed the tentative agenda with the Commission.
Adjourn:
MOTION: Upon a motion by Commissioner Garcia and a second
by Commissioner Karlsruher, the Commission voted
5 FOR and 0 OPPOSED to adjourn the January 22, 1987,
meeting of the Allen Planning & Zoning Commission
at 10:30 p.m. The motion carried.
These minutes approved this day of
1987.
Eileen Karlsruher, Secretary