Loading...
Min - Planning and Zoning Commission - 1994 - 07/28 - RegularALLEN PLANNING & ZONING COMMISSION REGULAR MEETING July 28, 1994, John Garcia, Chairman Kenneth Fulk, Secretary Harold Biggs Jeffery Kelley Steve Allen Noel Crurne Douglas Gallagher, Vice -Chairman City Staff Present: Bill Petty, Director of Community Development Tom Keener, Development Coordinator George Conner, Director of Public Works Rhoda Savage, Director of Parks and Recreation Sally Leeper, Secretary CALL TO ORDER AND ANNOUNCE A QUORUM. 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 July 14. 1994 (A2enda Item ID Chairman Garcia read the agenda item into the record as follows: "Approve minutes of July 14, 1994, Regular Meeting." MOTION: Upon a motion by Commissioner Cnune and a second by Commissioner Biggs, the Commission voted 6 FOR and 0 OPPOSED to approve the minutes of July 14, 1994, as presented. PLANNING & ZONING COMMISSION JULY 28, 1994 PAGE 2 Approve Minutes July 20. 1994 (Agenda Item IIII Chairman Garcia read the agenda item into the record as follows: "Approve minutes of July 20, 1994, Workshop Meeting," MOTION: Upon a motion by Commissioner Fulk and a second by Commissioner Biggs, the Commission voted 6 FOR and 0 OPPOSED to approve the minutes of July 20, 1994, as presented. Tabled Item Kendall Zoning Request (Agenda Item V) Chairman Garcia read the agenda item into the record as follows: "TABLED TEEM - Consider a request by Kendall Land Corporation for planned development zoning to include single family, commercial, multi -family, and commu- nity 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." MOTION Upon a motion by Commissioner Biggs and a second by Commissioner Crume, the Commission voted 6 FOR and 0 OPPOSED to remove Agenda Item V from the table. Mr. Tom Keener presented the revised submission and noted the changes as follows: Commercial district has been reduced to 17.3 acres. The FAR remains .2:1. 2. Multi -family district has been eliminated. The low density residential has been reduced from 4.8 units per acre to 4.6 units per acre. The proponent has provided three separate options for the layout plan regarding open space. �I Mr. Keener indicated that the reduction in the size of the commercial tract and a decrease in the residential density have allowed the traffic LOS to remain at C. PLANNING & ZONING COMMISSION JULY 28, 1994 PAGE 3 Tabled Item Kendall Zoning Request (Cont.) (Agenda Item V) The proponent further provided revisions to the proposed "Service Plan." This particular portion of the request is no longer connected to the dedication of the water tower. The water tower site will be dedicated at the time of the fust platting of any portion of this property Mr Keener indicated that Mr. George Conner, City Engineer, has determined that the pond of water on the property is a manmade tank, and the filling will not impact the normal drainage path. Mr. Conner added that zoning of this land will not impact the water pressure in this section of Allen. Mr Keener also discussed with the Commission the proposed layouts regarding the open space. He indicated that Community Development and the Parks Department have discussed these three proposals and are recommending that the open space be reserved, but the site specificity be decided at the time of preliminary platting. A portion of the water tower site is being used to satisfy the open space requirement. There was considerable discussion as to the need need to establish the specific location for the open space at this time. The total open space requirement is t21h acres. Discussion was held regarding the need for mainte- C nance on the open space to be established. Mr. Petty recommended using the following text: "At the time of platting, the City would have the option of determining the location and acceptance of maintenance." If the open space is determined at the time of platting the shopping center tract, the proponent has agreed to commit to the maximum density allowed on the single family; 4.6 units x 38.8 acres. The proponent stated that they would agree that if the construction of the water tower is needed before any of the property is platted, they would dedicate the property within six months, provided construction was complete within two years. Mr. Keener stated that the Zoning Ordinance requires screening between residential and commercial to be installed by the commercial property This can be either an 8 -foot wooden fence and/or 8 feet of landscaping. Commissioner Allen indicated that he is now of the opinion that the location of the shopping center tract at this intersection is appropriate and also that he is in favor of the elimination of the multi -family 0 PLANNING &, ZONING COMMISSION JULY 28, 1994 PAGE 4 Tabled Item Kendall ZoningRequest (Cont) (Agenda item V) MOTION: A motion was made by Commissioner Fulk and seconded by Commissioner Kelley to approve the request, to include dedication of the water tower site at the first platting of any property in the planned development; should the City desire to install the water tower, the land would be dedicated at that time, but the City would forfeit the site if it did not build the tower within two years; there will be 21h acres of open space provided with one of those acres being accounted for in the community facilities tract; and that the actual location of the open space area would be determined by the City of Allen at the time of platting; and the City would have the option to refuse ownership or waive the requirement for open space; the open space would be associated and located within the residential tract; and that the language indicated under the proposal regarding the Community Facilities dedication will be removed in favor of the aforementioned language. Commissioner Fulk amended the motion to remove the word "forfeit" and include "returned to the proponent" but be maintained as Community Facilities to be dedicated." He also amended the motion to delete the word 'located within residential, and include only associated with the residential." Commis - L sioner Kelley amended the second to the motion. Discussion was held to clarify the fact that 2.5 acres of open space will be dedicated regardless of the number of dwelling units actually constructed. The Commission voted 6 FOR and 0 OPPOSED in favor of the motion as amended, and the motion carried. The following findings were read into the record: 1. The request is in conformance with the Comprehensive Plan. 2. The proposal will maintain a LOS C. 3 Dedication of the Community Facilities site to the City of Allen as identified in the Comprehensive Plan. 4 The higher density allowed is in consideration of the water tower site. 5 The higher number of acres of commercial is allowed because of the water tower site and the higher probability that this will develop as a commercial tract. 6. The necessary open space will be dedicated and there is flexibility to set the location at the time of platting. L PLANNING ,& ZONING COMMISSION JULY 28, 1994 PAGE 5 Tabled Item Suncreek Regue% (Agenda Item IV) Chairman Garcia read the agenda item into the record as follows: "TABLED ITEM - Public Hearing - Consider a request by Plano/Allen Suncreek, Ltd., HC Associates, Jack 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 abstracts: 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 G.W 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 Crume and a second by Commissioner Biggs, the Commission voted 6 FOR and 0 OPPOSED to remove Agenda Item IV from the table. Chairman Garcia opened the recessed public hearing. Mr David Morgan, 1209 Noel Crest Ct., Grapevine, TX, representing the McDermott Ranch, spoke before the Commission and indicated the following concerns: 1) he feels the project is a good design; 2)the main concern is the preservation of the woods; 3)strong concern in preserving the creek corridor and associated woodlands; 4)more emphasis on a commitment on the part of the City to acquire these woods in the dual/zoned areas; 5)density in the tract adjoining the woods should be reduced; 6)concer with filling the floodplain adjoining Alma Drive; and 7)concer regarding access on the McDermott Ranch to future water and sewer lines. With no one else wishing to speak for or against the request, Chairman Garcia closed the public hearing. MOTION. Upon a motion by Commissioner Crume and a second by Commissioner Fulk, the Commission voted 6 FOR and 0 OPPOSED to table Agenda Item IV at Lthis time and continue to Agenda Item VI. PLANNING & ZONING COMMISSION JULY 28, 1994 PAGE 6 Site Plan Mike Williams (Agenda item VT) Chairman Garcia read the agenda item into the record as follows: "SITE PLAN - Review and make recommendation to City Council on a site plan submitted for an office development in the Central Business District requested by Mr Mike Williams at the northeast comer of Allen Drive and McDermott Drive." Mr. Bill Petty presented the site plan to the Commission. He reviewed a memo prepared by City staff dated July 22, 1994 The building at McDermott and Butler is under construction at this time. This site plan is being brought to the Commission and City Council because it does not completely meet City requirements; in particular, parking. Current parking requirements are 3 spaces for the first 500 square feet and 1 for each 200 square feet thereafter. This is the same requirement as that for retail development. Staff has researched parking requirements in surrounding cities and the consensus is to require 1 space per 300 square feet. Mr. Petty stated that if this were the City of Allen's requirement, the proposed construction would be sufficient, and actually over the requirement. Staff is requesting a recommendation from the Commission and future final action by the City Council on this site plan. Mr. Petty indicated that staff reviewed this proposal with the Development Subcommittee in order to reiterate the understanding of support by the City Council for the original site plan, and to obtain confirmation that the existing conditions would be allowed to remain. The Development Subcommittee confirmed support by the City Council, and that the current parking conditions could not be changed because of the existing building. They recommend- ed that staff exercise its option to bring this site plan forward to the Commission and Council for action. Mr. Petty added that there were three items that do not meet City standards. They are: 1. Parking spaces required under current ordinances would be 51, plan shows provision for 43 If standards were changed to 1 per 300 square feet, then 34 spaces would be required. 2. Existing parking lot in front of the existing building is limited in size; consequently, existing parking on west side is accommodated with a 2 -foot overhang past the property line onto public right-of-way This is an existing condition. He added that Allen Drive has no design criteria for sidewalks. 3. At the entrance on Allen Drive there is proposed a small concrete island west and behind 2 parking spaces. TU Electric has proposed that a pole will have to have guy wires, and this will cut the 24 -foot required maneuvering space to 20 feet.