Min - Planning and Zoning Commission - 1990 - 08/09 - RegularALLEN PLANNING & ZONING COMMISSION
REGULAR MEETING
AUGUST 9, 1990
ATTENDANCE:
Commission Members Present:
Eileen Karlsruher, Chairman
Harold Biggs, Vice -Chairman
Melissa Owen
Kenneth Fulk, Secretary
Mike Nichols
Commission Members Absent:
Douglas Gallagher
John Garcia
City Staff Present:
Bill Petty, Director of Community Development
Tom Keener, Development Coordinator
Sally Leeper, Secretary
CALL TO ORDER:
The Allen Planning & Zoning Commission was called to order at 7:30 p.m. by
Chairman Karlsruher at the Allen Municipal Annex, City Council Chambers, One
Butler Circle, Allen, Texas.
Approve Minutes
July 26, 1990 (Agenda Item II)
Chairman Karlsruher read the agenda item into the record as follows:
"Approve minutes of July 26, 1990, Regular meeting."
MOTION: Upon a motion by Commissioner Fulk and a second by Commissioner
Owen, the Commission voted 5 FOR and 0 OPPOSED to approve the
minutes of July 26, 1990, as presented.
I
ALLEN PLANNING & ZONING CONAUSSION
AUGUST 9, 1990 PAGE 2
Public Hearing
Mr. John R. Landon (Legacy Homes) (Agenda Item III)
Chairman Karlsruher read the agenda item into the record as follows:
"Public Hearing - Consider request to change the current zoning from
Agriculture -Open Space (AO) to Planned Development - Residential (PD -R)
zoning as requested by Mr. John R. Landon, representing Mr. Wayne Lee.
The property is described as being a 13.8214 tract of land located in the
George W. Ford Survey, Abstract No. 328, further described as being
located south of Park Place Drive and east of Heritage Parkway."
Mr. Pat Atkins of Don Tipton, Inc., with John Landon, Legacy Homes, presented
the request to the Commission. He stated that the property is east of the Heritage
Park Addition and south of Park Place. The property to the south and east is
undeveloped at this time. This property includes a large number of trees. The
proposal indicates that the trees will be protected wherever possible. He added
that the proposed developer, Legacy Homes, is also planning to be the ultimate
builder. Mr. Atkins stated that the streets have been designed to align with the
existing streets in Heritage Park 1B,
Mr. Atkins stated that the average lot size is 9,000 square feet.
He added that he was aware of staff's recommendations for screening along Park
Place, and locating alleys so that they do not empty into the collector street
(Heritage Parkway).
The proponent has been meeting with neighboring homeowners regarding their
concerns. As a result of these meetings, Mr. Atkins presented a new proposal to
the Commission that staff had not reviewed. This new proposal included an
outparcel on the southern end of the tract preserved for future development of the
property to the south of this tract; alleys that exit to Heritage Parkway, and no
screening wall along Park Place. Mr. Atkins stated that the smallest lot on this
revised plan would be 7995 square feet. The average in the subdivision is still
9000 square feet.
Mr. Keener presented two photographs of the area.
Chairman Karlsurher opened the public hearing.
Mr. Lee Gray, 3 Heritage Circle, spoke regarding the request. He questioned the
average lot size in Heritage Park and the treatment of the trees.
Mr. Jim Brazeal, Route 1, Allen, owner of the property to the southeast of the
subject tract, spoke regarding access to his property from Heritage Parkway. He
stated the revised plan was a good one and would provide an orderly development
of the area.
ALLEN PLANNING & ZONING CO➢IISSION
AUGUST 9, 1990 PAGE 3
Public Hearing
Mr. John R. Landon (Legacy Homes) (Cont.) (Agenda Item III)
Mr. Jack Pennington, 204 Whisensat Drive, owner of the property immediately
south of the subject tract, stated he was concerned with the original proposal
because of the road alignment with Oxford Circle. He stated he is in favor of the
revised plan as presented at this meeting.
With no one else wishing to speak for or against the request, Chairman Karlsruher
closed the public hearing.
Mr. Petty stated the plan is comparable in density to that across the street, which
is 3.5. He added that the City's design standards indicate that houses cannot
back up to a street.
For safety and aesthetic reasons, staff suggested a 4-5 foot masonry wall,
approved by the Parks Maintenance Division.
Staff did not express a concern with the design of the outparcel on the southern
end of the property. Mr. Petty stated this portion will be zoned as an outparcel
of the Planned Development,
Mr. Petty stated that staff does not agree with the revised plan because of the
alley design exiting to Heritage Parkway. He stated that this negative condition
already exists on the west side of Heritage Parkway. Staff is suggesting that the
alley design on the original proposal would be the acceptable design.
In general, staff recommends the revised plan; however, recommends strongly
that the houses along Park Place have some type of structure approved by the
Parks Maintenance Division, and that the alleys do not empty into Heritage
Parkway.
Commis stoner Nichols questioned whether there was a need for a traffic study.
Mr. Keener stated that traffic studies are required for developments that would
generate over 1000 trips per day.
Mr. Brazeal reviewed the positive street alignment that would be allowed by the
revised plan.
Chairman Karlsruher questioned the width of the side yards. Mr. Keener stated
that the traditional zoning districts require side yards 10% of the lot width.
Commissioner Owen questioned the length of the cul-de-sacs and Mr. Petty stated
that these are within the allowed range for cul-de-sacs. The longest one in this
subdivision is 4110 feet.
C
I
ALLEN PLANNING & ZONING COMMISSION
AUGUST 9, 1990 PAGE 4
Public Hearing
Mr. John R. Landon (Legacy Homes) (Cont.) (Agenda Item 1II)
Chairman Karlsruher questioned the wording of the Use Regulations which state
that the construction would be 75% masonry on the first floor. Mr. Atkins stated
that existing builders have indicated some confusion over the interpretation of the
City's current ordinance and this wording would clarify that the requirement was
to the first floor only. Mr. Petty stated that most cities require a percentage of
masonry up to the 9 -foot brick ledge; however our ordinance stated "75$ of the
structure." Commissioner Nichols stated that he disagreed with the change in the
wording bemuse of the existing neighbors in Heritage Park.
Mr. John Landon, 4312 Shadow Lynn Drive, Dallas, an existing builder in Allen,
stated it is not their intention to place siding on the entire second floor.
Mr. Landon stated that although the proponent does not agree with the reasoning
of City staff regarding the configuration of the alleys, they will agree to staff's
proposal of turning the alleys into the cul-de-sac streets. Regarding the
screening, or safety wall, he does not see the need for it since each of the
homeowners along that street will have a 6 -foot fence included with their home.
He suggested that a requirement for 6 -foot fences could be included in the zoning.
He proposed a live screening wall out of Photinias along Park Place.
Mr. Petty stated that City staff will have to take the maintenance on this screen,
and experience has shown that live screening walls are difficult to maintain.
Mr. Landon stated that the proponent agreed to remove the wording "first floor
only" on the masonry requirement.
Chairman Karlsruher indicated that there is a typographical error in the use
regulations regarding the side yard which shows "five (6)."
Commissioner Nichols suggested that the safety screening wall would be a
beginning of a wall that would eventually be extended to Allen Heights Drive. Mr.
Landon stated that if the Commission desires a 4-5 foot wall, he will agree to that
requirement.
Mr. Atkins suggested a 4-5 foot wall, reviewed by staff and approved by the
Parks Maintenance Division.
Mr. Landon confirmed that the proposal is being amended to include the following:
Alleys will be turned into the infrastructure, and not Heritage Parkway.
The masonry requirement will be changed to state "75$ of structure."
Construction of screening wall along Park Place that would be acceptable by
City staff for maintenance.
ALLEN PLANNING & ZONING CONMUSSION
AUGUST 9, 1990 PAGE 5
Public Hearing
Mr. John R. Landon (Legacy Homes) (Cont.) (Agenda Item III)
4. An outparcel reserved for future development on the southern portion of the
property will be included in the plan.
MOTION: Upon a motion by Commissioner Nichols and a second by Commissioner
Biggs, the Commission voted 5 FOR and 0 OPPOSED to recommend
approval of the revised proposal for this development.
FINDINGS:
1. The proposed land use and density is consistent with the Comprehensive
Plan.
2. Screening wall is needed for safety and aesthetic reasons.
3. Design is alleys which do not empty on collector streets is in the interest of
good traffic management.
1 4. Out parcel on southern end of property needed for development of adjacent
property.
Final Plat Vacation
Cottonwood Bend 4 (Agenda Item IV)
Chairman Karlsruher read the agenda item into the record as follows:
"Final Plat - Consider vacation of final plat for Cottonwood Bend 4 Addition
to the City of Allen as requested by Issam Karanouh for CB4, Ltd."
Mr. Warren Corwin, Engineer for the developer, presented the request to vacate
this plat.
Mr. Keener reviewed the need for vacation of this plat.
MOTION: Upon a motion by Commissioner Fulk and a second by Commissioner
Owen, the Commission voted 5 FOR and 0 OPPOSED to approve the
request to vacate the final plat of Cottonwood Bend 4 Addition.
u
LI
ail
ALLEN PLANNING & ZONING CONMUSSION
AUGUST 9, 1990 PAGE 6
Final Plat
Cottonwood Bend 4A (Agenda Item V)
Chairman Karlsruher read the agenda item into the record as follows:
"Final Plat - Consider final plat approval for Cottonwood Bend No. 4A, being
a tract of land situated in the McBain Jamison Survey, Abstract No. 491 and
the R.C. Ingraham Survey, Abstract No. 462, in the City of Allen, Collin
County, Texas, and being out of a 71.712 acre tract recorded in Volume
1266, Page 208, of the Deed Records of Collin County, Texas; further
described as being located east of Jupiter Road and south of Ridgemont
Drive."
Mr. Warren Corwin, project engineer, presented the final plat to the Commission.
The plat conforms to the preliminary plat approved by the Commission two weeks
ago.
Mr. Keener stated the plat is consistent with the preliminary plat, and the
engineering has been approved by City staff.
MOTION: Upon a motion by Commissioner Biggs and a second by Commissioner
Nichols, the Commission voted 5 FOR and 0 OPPOSED to approve the
final plat for Cottonwood Bend 4A.
Other Business
Mr. Keener advised that the next agenda may include a request for a plat in the
Country Meadow Addition.
Adjourn
MOTION: Upon a motion by Commissioner Biggs and a second by Commissioner
Owen, the Commission voted 5 FOR and 0 OPPOSED to adjourn the
August 9, 1990, meeting of the Allen Planning & Zoning Commission
at 8:55 p.m.
These minutes approved this X3� day of 1990.
Eileen Karlsru er, Chairman Kenneth FuIX, Secretary