Min - Planning and Zoning Commission - 1994 - 07/14 - RegularALLEN PLANNING & ZONING COMMISSION
REGULAR MEETING
JULY 14, 1994
John Garcia, Chairman
Douglas Gallagher, Vice -Chairman
Harold Biggs
Jeffery Kelley
Steve Allen
Kenneth Fulk, Secretary
Noel Crume
Tom Keener, Development Coordinator
George Conner, Director of Public Works
Sally Leeper, Secretary
With a quorum of the Commissioners present, the Allen Planning & Zoning Commission was called
to order at 7:30 p.m. by Chairman Garcia at the City Council Chambers, One Butler Circle, Allen,
Texas.
Approve Minutes
June 23. 1994
Chairman Garcia read the agenda item into the record as follows:
"Approve minutes of June 23, 1994, Regular Meeting."
MOTION: Upon a motion by Commissioner Gallagher and a second by Commissioner Kelley,
the Commission voted 5 FOR and 0 OPPOSED to approve the minutes of June 23,
1994, as presented.
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PLANNING & ZONING COMMISSION
JULY 14, 1994 PAGE 2
Approve Minutes
June 29. 1994 (Aeenda Item III)
Chairman Garcia read the agenda item into the record as follows:
"Approve minutes of lune 29, 1994, Workshop Meeting."
MOTION: Upon a motion by Commissioner Gallagher and a second by Commissioner Kelley,
the Commission voted 5 FOR and 0 OPPOSED to approve the minutes of June 29,
1994, as presented.
Tabled Item
Suncreek Zoning Request (Agenda Item IV)
Chairman Garcia read the agenda item into the record as follows:
"TABLED ITEM - Public Heating - Consider a request by Plano/Allen Suncreek, Ltd., HC
Associates, lack Evans, Jr. and the Baptist Church Loan Corporation to amend Planned
Development No. 31 (PD 31) to include Local Retail, Office, Multi -family, Single-family,
Public and Private Community Facilities districts, and a tree preservation policy on 282.7
acres of land located south of West McDermott Drive, north of Hedgecoxe Road, in the
vicinity of proposed Alma Drive and Suncreek Boulevard, in the following surveys and ab-
stracts.
5.442 acres in Joseph H. Wilcox Survey, Abstract 1017;
51 175 acres in Joseph H. Wilcox Survey, Abstract 1017,
177 451 acres in Joseph H. Wilcox Survey, Abstract 1017, 1018;
33.702 acres in GW Ford Survey, Abstract 326;
10.3 acres in Joab Butler Survey, Abstract 47 and J H. Wilcox Survey,
Abstract 1017;
4.7 acres in GW Ford Survey, Abstract 326"
MOTION: Upon a motion by Commissioner Gallagher and a second by Commissioner Kelley,
the Commission voted 5 FOR and 0 OPPOSED to remove Agenda Item IV from the
table.
Chairman Garcia discussed the process for closing the public hearing and it was announced that the
public hearing will be recessed until the next regularly scheduled meeting, which is July 28, 1994
Mr. Tary Arterbum discussed the use regulations proposed in the planned development. He provided
copies to the Commission of amendments to the request. The height in all of the single family
districts is being requested at 35', 2ih stories. Mr. Keener added that consideration is being given to
amending the Zoning Ordinance to allow 35' Side yards are proposed for SF -1 of 10% or 8',
whichever is less; SF -2 is 10% or 6', whichever is less; SF -3, 5' plus 5' or 9' plus 1', SF -4 is 5' or
9' plus 1' The lot width and depth was discussed. SF -4 is indicated to be a minimum lot width of
35' This will be a single family detached product. A 10 -foot separation will always be kept between
dwellings.
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JULY 14, 1994 PAGE 3
The height in the MF district is 36', or 3 stories, which is comparable to the Zoning Ordinance MF -2
category
LR is the same as existing zoning and is in conformance to Zoning Ordinance except for the 35 -foot
height and 15 -foot landscape buffer requirement.
The Office conforms to Zoning Ordinance except for the 35 -foot height and 15 -foot landscape buffer
and lighting requirements.
Mr Arterbum reviewed the uses to be allowed in the Office and LR Districts. The request is to
mirror the uses allowed in the Zoning Ordinance.
Consensus was to delete the use of Utility Substation, Helistop, Radio Tower, Hotel/Motel, Parking
Lots, Private Garage, and Public Garage. Mr. Arterbum suggested that language could be added to
insure that the uses allowed would be those allowed in the current or any revised Zoning Ordinance
for LR and Office.
Mr. Keener provided information regarding additional deviations from the Zoning Ordinance on
setback requirements.
1. Front yard setbacks are being requested at 20'
[L 2. Normal rear yard is 15', and the request indicated 10'
Maximum lot coverage is 40% in R-5, and the request indicated 50%
The Commission indicated that they had no further comments regarding the setback requirements.
Staff further recommended that should a lighting ordinance be adopted, that those requirements would
supersede the requirements indicated in this PD request.
Commissioner Gallagher questioned the completion of the floodplain study, and Mr. Greg Rich stated
that the study would be available before next week's scheduled workshop on July 20th.
Chairman Garcia indicated that he had discussed the case with Mr. Lonnie Thomas of the Park Board,
and as a result, Ms. Leah Magruder of the Park Board will be attending the workshops and acting as
liaison between the Commission and the Park Board.
Chairman Garcia opened the public hearing.
Ms. Mary McDermott Cook requested clarification regarding the public hearing process and requested
permission to be allowed to speak at the workshop sessions. She further requested permission to
speak at a public hearing after final discussions are held. Chairman Garcia indicated that the public
hearing will be recessed until the next regularly scheduled meeting on July 28 at 7.30 p.m Ms.
Cook indicated that she has met with the proponent and appreciates the time they have spent with her.
She is in support of the 35 -foot height, but not in support of the narrower side, front and rear yards.
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JULY 14, 1994 PAGE 4
Chairman Garcia recessed the public hearing until July 28, 1994, at 7:30 p.m.
Chairman Garcia questioned the accessibility of the property for the tour by the Commissioners. A
tentative time was set for 4,00 p.m. Monday and 6:00 p.m. Wednesday Those interested should
meet at City Hall.
Commissioner Gallagher indicated that he will be out of town for the next two weeks and will be
missing the two workshop meetings that are scheduled. He offered the following comments and
concerns regarding this request:
1. Tree preservation - care should be given with heavy equipment being used near the tree
covers
The tree preservation requirements includes a number of exceptions such as roadways,
easements, right-of-ways, etc., rear entry lots.
The City Manager and Director of Community Development has discussed the purchase of the
20 -acre tree area with the proponent; Commissioner Gallagher believes that the City is paying
more for the tree area than it is worth. Additional density is being given and the City is not
being given enough to compensate for this increased density
Chairman Garcia requested City staff to provide copies of the minutes of the upcoming
workshops to Commissioner Gallagher as soon as they are available.
Mr. Rich stated that they are not asking for more density than is currently allowed in the
Planned Development zoning. The submission includes a request for 1231 units
He requested that the value of the land to be purchased should be set now, at today's values.
Mr. Rich suggested using a third party to establish the value within the next three months and
set that as the purchase price with the inclusion of some interest.
Commissioner Kelley discussed lighting issues in the residential areas for street lighting. Mr. Rich
stated that they are planning special feature lighting in the residential area which is being offered to
them by both Denton County Coop and TU Electric. Commissioner Kelley suggested that consider-
ation be given to brightness.
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July 14, 1994 PAGE 5
Public Hearing
Kendall Land Comuanv (Agenda Item V)
Chairman Garcia read the agenda item into the record as follows:
"Public Hearing - Consider a request by Kendall Land Corporation for planned development
zoning to include single family, commercial, multi -family, and community facilities districts.
The property is currently under consideration for annexation by the City The property is
described as being located at the southeast corner of McDermott Drive (F.M. 2170) and
Custer Road, being 65.117 acres situated in the John Huffman Survey, Abstract No. 416,
Collin County, Texas; further described as being at the southeast corner of Custer Road and
McDermott Drive.
Mr. Keener provided the Commission with a memo from Mr. Bill Petty, Director of Community
Development, regarding regional issues between the City of Allen and the City of Plano. A letter
was also provided from Phyllis Jerrell in Plano addressing the zoning along Custer and McDermott
The Commission was further provided an addenda by the petitioner regarding the shopping center
tract which places a maximum FAR of .2:1 on that tract. The Zoning Ordinance allows a 1. 1.25
FAR and the proponent is limiting this to .2:1 voluntarily This is being done in order to validate the
traffic study
Open space had been a concern of City staff, and the proponent has agreed to provide development
standards regarding open space.
The Commission was also provided letters regarding traffic study review
Mr. John Glad, Glad Associates, presented the request to the Commission The site includes 57+
acres at the southeast corner of McDermott and Custer. The State is planning to reconstruct Custer
Road in 1995 to a 6 -lane divided road. He stated that this site is appropriate for residential and
commercial development. This particular tract is being planned for a slightly higher density than
would be appropriate for property to the east. The property is designed to buffer property to the east
and south The proponent has agreed to dedicate 1.5 acres for a water tower at this location. They
are proposing a master service plan for utilities. Development of this site will cause the construction
of the utilities all along McDermott, and therefore provide the utilities to this section of Allen.
It was noted that the entire right-of-way of Custer Road is in the City of Plano. Mr. Glad suggested
that the densities should be placed along the western edge of Allen to allow for buffering between the
dense development planned in Plano and the lower density to the east
Mr. Glad stated that they feel they should be allowed the higher density being requested in the single
family tract because of their agreement to dedicate the 1.5 acre water tower site. They are requesting
4 8 units per acre for 25.1 acres. They are requesting 200 multi -family units with an increase based
on bonus credits for landscaping and architectural improvements to increase the density to 24 units
per acre.
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July 14, 1994
PAGE 6
Mr. Glad indicated that Tract C includes 20 acres for commercial. The Comprehensive Plan would
allow a higher density of retail space than they are proposing.
Regarding open space, they are proposing to use open areas surrounding the multi -family as well as
the 1.5 acres in the water tower site and some land to the south of the commercial to meet the open
space requirement. There are 4.2 acres required. Maintenance of the open space will be the
responsibility of the property owner.
Commissioner Allen questioned whether there was a major tree stand in the open space area and Mr.
Glad stated there was not.
Mr. Keener complimented the proponent for their creativity, especially with regard to the open space.
He discussed the plan with respect to comparison to the Comprehensive Plan. The request is for 20
acres of Commercial. The Comprehensive Plan established and identified this corner as an important
commercial comer. The zoning in Plano includes commercial on both corners. He added that the
Comprehensive Plan suggests 10-15 acres for commercial sites, and the proponent is requesting an
additional 5 acres. He noted that the multi -family is compatible to the retail. The request is for 200
units of multi -family, with provisions for an increase to 264 units with enhancements. The Plan
allocated 270 multifamily units for this neighborhood district. The Suncreek proposal contains 290
units, and this request is for a potential 264 units. The Commission should note that should they
approve the proposal, there will be an excess of the Plan tables. This would need to be addressed in
other neighborhood districts. He added that there is a substantial amount of multi -family to the west
to Plano.
Mr Keener added that this is an ideal site for the water storage site, and is identified in the Compre-
hensive Plan as such. The proponent has indicated dedication of 1.5 acres for this site. They will
provide fee title within 1 year, or at the time of platting of any tract, whichever comes first. He
agreed that the location of this site will lead to some decline in value for the residential, and the
proponent is requesting a higher density for compensation. He suggested a slightly higher density
than allowed by the Plan be allowed.
Mr. Keener added that the lot size and area requirements are similar to the Garden Home District.
He stated that the Commission should consider the following
1. Dedication of the water tower is being used to satisfy part of the open space requirement.
2. logging trail around the multi -family appears to be a unique concept.
3. Roadway between single family and commercial to Custer needs to be defined to maintain the
open space.
4. No major tree stands and no major creeks are located on this property
5. Traffic study concerns.
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July 14, 1994
PAGE 7
At this point the Commission and the traffic consultants discussed the traffic study and Mr. John
Friebele's review of that study at great length.
Chainuan Garcia opened the public hearing.
The following persons spoke regarding this request:
Mr. Jack Roach, owner of the 33 acres north of McDermott between Twin Creeks and the
McDermott property He expressed concern regarding the watershed. He discussed the recent
annexation process in the northwest quadrant, and stated that they were promised protection through
the zoning process and sees this request as a change to what has been started in Twin Creeks. He
discussed the shopping center properties in the area. The proposal represents a change in character of
what currently exists in the area with Twin Creeks, Watters Crossing, and The Woods.
Mr. Greg Judah, 11 Wooded Lane, representing the development of The Woods, stated that they had
a homeowners meeting and 80% of the people in this development have moved to Allen to get away
from the traffic. He is surprised to hear that McDermott is planned for 8 lanes He understands that
the State is not considering construction of McDermott at this time. He stated he feels that 20 acres
of commercial is almost twice that which is necessary An appropriate size would be 10-12 acres. It
is their opinion that this is going backwards for this corridor. Regarding the multi -family tract, they
request it be eliminated. He discussed his reasons for eliminating the multi -family Regarding the
community facilities tract (water tower), they do not object to this, but do agree it will decrease the
value of the single family property He discussed water problems they have in The Woods. They
support single family development on the majority of the tract, but expressed concern regarding the
higher density proposed. He has been told that the McDermott property is planned for development
in 1-3 acre estates, and recommended 9,000 square foot lots. He added that the traffic in the morning
is stop -n -go to Custer.
Mary McDermott Cook, co-owner of the McDermott Ranch, indicated that she plans to develop her
property into estate lots. There is a pond and specimen trees on the proposed tract. She recommend-
ed a 12 -acre commercial development She prefers that the multi -family be eliminated.
Chairman Garcia closed the public hearing.
Mr. Tom Keener requested that the City Engineer address the water concerns that were mentioned
during the public hearing. Commissioner Allen questioned whether there were other locations for the
proposed water tower. Mr. George Conner stated that this location is the highest spot on the west
side, and towers are generally located at the exteriors of the City The tower would need a high
elevation. This property has been identified for a water tower site for over 10 years. Mr. Conner
indicated that the City is at the edge of acceptable pressure in this area. The current system could
provide approximately one additional development. It is possible that growth might have to be
limited until water can be supplied to the area. Only one 12" line is in place at this time. The
solution would be an additional water line along Rowlett or along Bethany Twin Creeks has
promised, before Phase 3, to bring an 18" line along Rowlett with a 12" line along Alma to create a
loop in that area. This will alleviate the problem on the west side. The problem with The Woods is
that they are vulnerable to any cut in the line. He is working with the City of Plano to connect to
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July 14, 1994 PAGE 8
their water source if there is a drop in pressure. He also discussed the plans by North Texas
Municipal Water district for a water line along proposed Ridgeview
Mr. Glad expressed appreciation to the City staff and the neighborhood association representatives for
their comments He indicated again that this proposal includes a development opportunity and also a
buffer from the commercial to be developed in Plano.
Commissioner Gallagher asked what the appropriate density would be for this tract to allow accept-
able traffic Bow on McDermott. Mr. Glad stated it would depend on the assumptions used in the
traffic study Commissioner Gallagher indicated that the request, together with the Suncreek
proposal, represents more than twice the allotment for multi -family in this neighborhood district. Mr.
Keener stated that although this is true, consideration needs to be given to the economics involved.
Commissioner Gallagher suggested a buffer would be necessary between the commercial and single
family He questioned plans for parkland and Mr. Glad stated that he would be paying park
dedication fees at the time of platting. The open space shown on the plan is not used to satisfy the
park dedication fees, but rather the open space requirements of a planned development. Commission-
er Gallagher stated that he does not feel that the water tower area should be used to satisfy open
space. He indicated that there is a pond on the commercial tract, and questioned the treatment of
that. Mr. Glad indicated that this is located on the property that is planned for a grocery store. He
has been told that this is not a natural feature, but rather a stock pond.
Commissioner Gallagher questioned drainage concerns on the property Mr. Conner stated that this
would be studied at the time of platting.
Commissioner Allen commented that he is not in favor of the multi -family zoning, and questioned
whether this tract should include a shopping center.
Chairman Garcia indicated that he feels that the densities proposed are too high, but the uses are
appropriate. He added that by using the "standard" approach to the traffic review, there is a traffic
problem on McDermott.
Commissioner Allen questioned Ms. Cook as to the intentions for the property to the north. Ms.
Cook stated there are 80 acres north of McDermott and 520 acres south of McDermott and east of the
proposal. These 520 acres are guaranteed to be held for large estate lots. She stated she hopes the
property to the north will be consistent with the Comprehensive Plan.
The consensus of the Commission was to table the request.
Mr. Keener asked the proponent if he had any questions of the Commission regarding the direction he
should take. Mr. Glad stated he was not sure what the Commission's desires were
MOTION: Upon a motion by Commissioner Gallagher and a second by Commissioner Biggs, the
Commission voted 5 FOR and 0 OPPOSED to table the request.
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■(it July 14, 1994 PAGE 9
Amended Plat
Allen Business Park Lot 1-A Block A (Agenda Item VI)
"Amended Plat - Consider amended plat of Lot 1-A, Block A, Allen Business Park, being
38.240 acres located in the Rufus Sewell Survey, Abstract No. 875, and William Perrin
Survey, Abstract No. 708, City of Allen, Collin County, Texas; further described as being
located southwest of S.H. 5 and Bethany Drive.
Mr. Tom Keener indicated that this amended plat is the result of the expansion of Lyrick Enterprises
for the development of a movie/TV lot. The proposal is in conformance with the approved zoning on
this property Engineering and fire marshal approval has been given. Necessary services are being
provided, and minor tree removal will be necessary Mr. Chris Henry and Ms. Betty Buckley of Big
Feats Entertainment, and Jun Coke, Engineer, were present to represent the request.
Commissioner Gallagher suggested that a subcommittee might be considered to work on this project.
Commissioner Allen suggested that the direction should be toward development of a landscape
ordinance and the only tree preservation that needs to be considered is that contained in the flood-
plain. Commissioner Biggs requested staff to consider proposing an ordinance that has been
acceptable by another city The consensus was to continue this agenda item on each agenda.
MOTION: Upon a motion by Commissioner Gallagher and a second by Commissioner Biggs, the
Commission voted 5 FOR and 0 OPPOSED to adjourn the July 14, 1994, meeting at
11.10 P.M.
These minutes approved this'day of 1994.
Johnfarcia, Chairman Kenneth Fulk, Secretary
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