Min - Planning and Zoning Commission - 1994 - 09/22 - RegularALLEN PLANNING & ZONING COMMISSION
REGULAR MEETING
September 22, 1994
John Garcia, Chairman (arrived 8:15 p.m.)
Doug Gallagher, Vice -Chairman
Kenneth Fulk, Secretary
Harold Biggs
Jeffery Kelley
Steve Allen
Noel Crume
it Commission Members Absent:
City Staff Present:
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 Acting Chairman Gallagher at the City Council Chambers,
One Butler Circle, Allen, Texas.
Approve Minutes
Acting Chairman Gallagher read the agenda item into the record as follows:
Approve minutes of September 8, 1994, Meeting.
MOTION: Upon a motion by Commissioner Crume and a second by Commissioner Fulk,
the Commission voted 6 FOR and 0 OPPOSED to approve the minutes of
September 8, 1994, as presented.
PLANNING & ZONING COMMISSION
SEPTEMBER 22, 1994 PAGE 2
Public Hearing
Perdue Construction (Aeenda Item Ili)
Acting Chairman Gallagher read the agenda item into the record as follows:
"Public Hearing - Consider a request by ZDG - LLC, represented by Perdue Con-
struction Company, to amend Planned Development -Multi -family No. 19 by amending
the site plan, and to rezone a portion of Lot 2 of Eagle Plaza Shopping Center to
Planned Development - Multi -family; being located south of Main Street and east of
Jupiter Road in the City of Allen, Collin County, Texas."
Ms. Sally Leeper indicated that staff was requesting that the screening wall be increased to 8
feet, as required by the Zoning Ordinance. She further stated that the traffic analysis has
been reviewed and approved by Mr. John Friebele. She indicated to the Commission that the
site plan included parking garages on the south side of Roaming Road. Staff further
requested that the unit mix be included on the site plan.
Mr. Jim Kurtz, representing the proponent, presented the request to the Commission. He
stated that the majority of the property is currently zoned Planned Development -Multi -family
E No. 19 Approximately 1 7 acres adjacent to Jupiter Road is being added to the develop-
ment. This acreage is currently zoned Shopping Center.
The Commission discussed the increase in density from the current 14.1 units per acre to the
requested 18.6 units per acre and the fact that this is being requested as a trade-off for the
construction of Roaming Road from the proponent's property to Jupiter Road. Mr. Jerry
Green, one of the owners of the property, spoke to this issue. He further indicated that they
are requesting a variance to the standard parking requirements to match that of the City of
Plano. Mr Lionel Jaramillo, Perdue Construction, discussed the parking variance request.
It was determined that the request is for 2.25 parking spaces per unit.
Acting Chairman Gallagher opened the public hearing.
Mr. Chris Kirby, 153 West Way, expressed concern regarding traffic and the fact that
Roaming Road would be made a through street.
Mr. Ed Howard, 159 West Way Circle, expressed concern regarding traffic, property values,
and the taxing on the school system.
With no one else wishing to speak for or against the request, Acting Chairman Gallagher
closed the public hearing.
PLANNING & ZONING COMMISSION
SEPTEMBER 22, 1994 PAGE 3
Public Hearing
Perdue Construction (Cont. 1 (Agenda Item III)
The proponent advised that the product mix will be added to the site plan as follows:
TOTAL UNITS: 284
72 units:
1 bedroom, 1 bath
- 650 square feet
72 units:
1 bedroom, 1 bath
- 700 square feet
56 units:
2 bedroom, 2 bath
- 902 square feet
68 units:
2 bedroom, 2 bath
- 950 square feet
16 units:
3 bedroom, 2 bath
- 1012 square feet
The Commission discussed the fact that the Zoning Ordinance requires the screening wall to
be 8 feet in height and the proponent agreed to make the change on the site plan to indicate 8
feet for the entire screening wall. Mr Kurtz indicated that the entire property will be fenced
and screened.
The Commissioner questioned whether the Fire Marshal had reviewed the proposal and staff
advised that the Fire Marshal had reviewed and approved the proposal. The Commission
requested that staff request a final review of the Fire Marshal.
The proponent advised that they had attempted to purchase the land immediately north of
Roaming Road; however, the owner was not willing to sell that property, and therefore they
purchased the property just to the north below Eagle Plaza Shopping Center.
The proponent reviewed Mr. Friebele's review of the traffic analysis and advised that they
would agree to the recommendations made, providing right-of-way is available for the
deceleration lane on Jupiter.
Commissioner Fulk stated that he felt that the request would not impact the neighboring
property values since the current zoning is multi -family.
Commissioner Allen questioned the product design and the proponent indicated that the
screening will be a privacy fence with gates at the entrances. They displayed a rendering of
the design and disucssed amenities planned for the units. They will be of 100% masonry
construction, all 2 -story units. Both first and second floors will have 9 -foot ceilings, which
necessitates the request for 5 -foot height variance.
Commissioner Allen expressed concern regarding the increase in density over the existing
zoning and the affect that will have on the school system. The proponent indicated that he
felt the increase in density was appropriate because of their willingness to construct Roaming
Road all the way to Jupiter.
PLANNING & ZONING COMMISSION
SEPTEMBER 22, 1994 PAGE 4
Public Hearing
Commissioner Crume suggested that a written statement be requested from the Fire Marshal,
and the traffic consultant re -review the site plan.
The Commission discussed the requested parking variance and the consensus was to allow a
variance to 2.25 spaces per unit. Proponent indicated that the parking garages indicated on
the site plan south of Roaming Road are not included in the calculation of spaces on the site
plan. Commissioner Fulk indicated that he did not feel this was a good use of that particular
property
Possibilities for reimbursement to the developer of the costs of the off-site improvements to
Roaming Road were discussed.
MOTION- Upon a motion by Commissioner Biggs and a second by Commissioner Folk,
the Commission voted 5 FOR and 2 OPPOSED, with Commissioners Allen
andd Crume voting against, to approve the request by ZDG - LLC represented
by Perdue Construction with the following provisions:
1. The screening wall will be 8 feet.
2. All traffic recommendations are agreed to, subject to the availability of right-of-way
3. Fire Marshall shall be satisfied with site plan.
4 The density of 18.6 is allowed, provided Roaming Road is constructed by the
developer as shown to Jupiter Road.
5 Height variance is allowed for an additional 5 feet, with two stories only.
6. Parking variance is allowed for 2.25 parking spaces per unit.
MINORITY FINDINGS.
1. Density exceeds current zoning.
2. Deceleration lane will be difficult to achieve on property not owned by the proponent.
3. Position of gate on western side might cause a stacking problem.
0
PLANNING 8, ZONING COMMISSION
`c SEPTEMBER 22, 1994 PAGE 5
Public Hearing
Perdue Construction (Cont. 1 (Agenda Item III)
MAJORITY FINDINGS.
1. 18.64 density allows for a mix of apartment types.
2. Security gates will enhance the project.
3. Roaming Road will be constructed to allows east/west access from Jupiter.
4 Site plan will meet fire marshal and traffic consultant review
5. Variance of 5 feet for height allows for a more aesthetically pleasing development
with a maximum of two stories.
6. Same land uses as before.
7 Traffic is enhanced by the connection to Jupiter.
8. Parking requirement should be considered in the Zoning Ordinance review
9 The change from Shopping Center to Multi -family decreases traffic.
0
I
PLANNING & ZONING COMMISSION
SEPTEMBER 22, 1994 PAGE 6
Final Plat
Cottonwood Bend Estatess Phase II -A (Agenda Item IV)
Chairman Garcia read the agenda item into the record as follows:
"Final Plat - Consider final plat approval for Cottonwood Bend Estates Phase II -A for
C.B. 4 Ltd., being a 14.799 -acre tract of land situated in the R. C. Whisenant
Survey, Abstract No. 1012, in the City of Allen, Texas, and being part of a 63.11
acre tract, as described in Clerks File No. 92-0002909, in the Deed Records of Collin
County, Texas; further described as being located north of Chaparral Road and east
of Cottonwood Bend 4 "
Mr. Warren Corwin, Corwin Engineering, presented the plat to the Commission. Ms.
Leeper provided a letter from the City of Plano indicating the the right-of-way necessary for
the completion of Chaparral is prescriptive. Mr. Corwin indicated that the open space shown
to the east of Persimmon Court is owned by the City, and will he maintained by the City
MOTION. Upon a motion by Commissioner Biggs and a second by Commissioner Fulk,
the Commission voted 7 FOR and 0 OPPOSED to approve the final plat for
Cottonwood Bend Estates Phase II -A as presented.
The Commission did not act on this agenda item.
Other Business
None.
ADJOURN:
MOTION: Upon a motion by Commissioner Biggs and a second by Commissioner
Crume, the Commission voted 7 FOR and 0 OPPOSED to adjourn the Septem-
ber 22, 1994, meeting at 9:30 p.m.
These minutes approved this day of 1994
a
Chaim n ennetlt t, Secretary
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