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Min - Planning and Zoning Commission - 1997 - 06/12 - RegularALLEN PLANNING & ZONING COMMISSION REGULAR MEETING L June 12, 1997 ATTENDANCE: Commission Members Present, Jeffery Kelley. Vice -Chairman Susan Bartlemas Pamela Smith Roan Obermeyer, Secretary Jeff McGregor Bruce Heller Mark Pacheco Commission Members Absent None LCtv Staff Present Bill Petty, Director of Community Development Marcie Diamond, Senior Planner Sally Leeper, Administrative Assistant Dan Tracv, Civil Engineer CALL TO ORDER AND ANNOUNCE A QUORUM: With a quorum of the CommlSslonera present, the Allen Planning & Zoning Commission was called to order at 7:30 p.m. by Chairman Kelley at the City Council Chambers, Allen Library, Two Allen Civic Plaza, Allen, Texas. Chairman Kelley introduced and welcomed Mark Pacheco to the Commission. I PLANNING & ZONING COMMISSION JUNE 12, 1997 PAGE 2 Consent Agenda (Agenda Item II) Chairman Kelley read the consent agenda Into the record as follows Consent Agenda A Approve Minutes of May 22, 1997 Final Plat - Consider Final Plat approval for City of Allen for Dedication plat of Custer Road right-of-way, being 0 0691 acres of land south of McDermott Drive, further described as being located adjacent to the City of Allen water tower site in the Custer Hill Addition. Replat - Consider Replat approval for Allen Economic Development Corporation for 13 123 acres being Lot IR, Block 3 of Millennium Business Park; further described as being located at the southeast comer of Century Parkway and the future extension of Butler Drive MOTION* Upon a motion by Commissioner Smith and a second by Commissioner McGregor, the C ontmission toted 7 FOR and 0 OPPOSED to approve the Consent Agenda. Density Report (Agenda Item 111) Chairman Kelley read the agenda item into the record as follows. "Discussion of Deusrty Report by Staff" Mr Petty indicated that the report provided to the Commissioners in their packet includes information regarding development of the City as It exists today compared to the proposed tables in the Comprehensive Plan Existing density city-wide is 3.5 net of Flood plain. This report was previously provided to the City Council, and further discussed with the Development Standing Committee at their meeting on June I oth It was the consensus of the Development Standing Committee that density figures should be viewed from the standpoint of net acres (developable land). They indicated that they would dISCUSS Nvrth the full Council the possibility of a joint workshop with the Commission to review this Issue. Mr. Petty reviewed the information provided in this report regarding house sizes in comparison to those proposed in the Comprehensive Plan. Mr Petty indicated that staff Is reviewing the information received from the 1997 Comprehensive Plan Survey Of the 1611 surveys mailed, 662 (41%) were returned He added that the Commission will be asked to make recommendations for the update of the Comprehensive Plan and will be using this data to make those recommendations He discussed the fact that the Comprehensive Plan is intended to be used as a guide, with zoning applied in general conformance to the Plan. I PLANNING & ZONING COMMISSION JUNE 12, 1997 PAGE 3 Mr Petty indicated that staff will be bringing forward a recommendation to review the Temporary Use Permit section of the Zoning Ordinance with respect to the possibility of limiting the size, restricting the uses, and addressing the time limits Mr Pettv indicated that he will be discussing this issue with the Cit\ Council and possibly requesting a moratorium be placed on the issuance of any further temporary use permits until this concern is addressed. Public Hearing Twin Creeks 5A (Agenda Item IV Chairman Kelley read the agenda item into the record as follows. "Public Hearing - Consider a request for a replat of Lots 31, 32, and 33, Block D. Twin Creeks 5A Addition, being 1 519 acres out of the David M. Tucker Survey, Abstract No. 914, in the City of Allen, Collin County. Texas, further described as being located at the southwest corner of Glen Rose Ct and Twin Creeks Dr " Ms. Marcie Diamond presented the request to the Commission. It represents a replat of three lots for the purpose of reflecting the centerline of the creek between the properties. The creek bisects two lots at this time CChairman Kelley opened the public hearing. Mr. Mike Robertson, Carter & Burgess, indicated that the intent of the replat is to incorporate equal property to the creek on each lot, and establish proper rear yards. With no one further wishing to speak for or against the request, Chairman Kelley closed the public hearing. Commissioner McGregor discussed the layout of the plan MOTION Upon a motion by Commissioner Heller and a second by Commissioner Obermeyer, the Commission voted 7 FOR and 0 OPPOSED to approve the replat for Twin Creeks 5A. Lots 31 32, and 33, Block D I �+ PLANNING & ZONING COMMISSION JUNE 12, 1997 PAGE 4 Public Hearing C E Stewart (Agenda Item VI Chairman Kelley read the agenda item into the record as follows: "Public Hearing - Consider a request by Mr C. E. Stewart to change the zoning from Agriculture -Open Space IA -O) to Shopping Center (SC) on 13.696 acres of land situated in the Michael See Survey, Abstract No 543, City of Allen, Collin County, Texas, further described as being located south of McDermott Drive and west of Watters Road." Ms Diamond presented the request to the Commission It includes 13.69 acres of land located at the corner of McDermott Drive and Watters Road The property is currently zoned Agriculture -Open Space (A -O) and the request is for Shopping Center (SC) zoning The Comprehensive Plan indicates that this area should be developed as commercial. A traffic study was prepared and reviewed by the City'+ traffic consultant All recommendations of the review have been agreed to and will be accomplished through the platting stages, which will include deceleration lanes for the entrance drive and southbound Watters from McDermott She added that 6 'h acres of retail are available in this neighborhood district, however, the surrounding land uses indicate that this property is appropriate for commercial development Mr C E. Stewart, 17290 Preston Road, Suite 210A, Dallas, TX, reviewed the proposal He stated �^ that the property was annexed in 1996 as assigned Agriculture -Open Space (A -O) zoning at that time. i He indicated drat the Comprehensive Plan in 1977 indicated this property was appropriate for ` commercial use and has remained on each update as commercial. He indicated that he will be dedicating 1.358 acres along Watters Road for right-of-way at the time of platting. The property will net 12.338 acres after the right-of-way dedication. Mr Stewart reviewed the surrounding zoning, which is shopping center, corridor commercial, office, and commercial. Chairman Kelley opened the public hearing. Ms Diamond iequested Ms Sally Leeper to read into the record a letter from Mr Philip Wiggins, Stratford Company, in support of the request This letter is attached hereto and made a part hereof. With no one wishing to speak for or against the request, Chairman Kelley closed the public hearing. Commissioner Bartlemay questioned staff as to whether a city-wide report on commercial acres existing compared to the Comprehensive Plan was available and Ms Diamond advised that it was not Commissioner Bartlemav indicated that he felt this property was appropriate for commercial use, even though it exceeds the limits established in the Comprehensive Plan for this neighborhood district. Commissioners discussed the possibility of assigning a portion of the property Office zoning and Ms. Diamond indicated that office uses are permitted in Shopping Center. Discussion was further held regarding the traffic study and the use of A.M. peak hours. Danny Cummings, Cummings & Pewitt, indicated that the study had indicated that the A.M. peak hour trips would be higher at this location than the P M. peak hour trips PLANNING & ZONING COMMISSION JUNE 12, 1997 PAGE 5 Commissioner Pacheco discussed the need for right-of-way on McDermott, and questioned whether a median break is planned for this property Ms Diamond indicated that one will be provided toward the western end of the property MOTION. Upon a motion by Commissioner Heller and a second by Commissioner Obermeyer, the Commission voted 7 FOR and 0 OPPOSED to approve the request for Shopping Center for Mr C E. Stewart. FINDINGS I The request generally conforms to the Comprehensive Plan. 2 The request is compatible with adjacent uses 3 The request conforms with traffic study recommendations. Final Plat Glendover Park Phase I (Agenda Item VI) Chairman Kelley read the agenda nem into the record as follows "Final Plat - Consider Final Plat approval for Glendover Park Phase I for D R. Horton - Texas Ltd , being 30.175 acres out of the Mary Standifer Survey, Abstract No 812, City of Allen, Collin County Texas; further described as being located north of Exchange Parkway and west of Alma Drive " Ms Diamond presented the final plat to the Commission She indicated that this plat would have been on the Consent Agenda except staff is requesting that the Commission direct staff to hold a Development Permit until the facilities agreement is consummated, the engineering for the off-site improvements is completed, and the right-of-way is dedicated for the off-site roads, Alma and Exchange The Commission discussed the problems associated with approving a plat under these conditions. Mr. Gordon Jones, Horton Homes, explained that the facilities agreement has been approved by Mr. Bill Pens, and Mr George Conner and is in the process of being finalized. The right-of-way for Alma Drive and Exchange Parkwav will be dedicated Mr Dan Tracy indicated that the Engineering Department is in agreement with this process. Commissioners Obermeyer, Heller, and Smith indicated that then would agree to approval of the plat however, they indicated that this is not an appropriate method to approve plats Commissioner Pacheco questioned whether these off-site improvements were going to provide the necessary public access to the property and Mr Jones indicated that they will. MOTION Upon a motion by Commissioner Bartemay and a second by Commissioner Heller, the Commission voted 7 FOR and 0 OPPOSED to approve the Final Plat for Glendover Park Phase I FINDINGS 1 A des, elopment permit should not be issued until the facilities agreement is consummated, engineering n completed for the off-site improvements, and the off-site rights-of-way dedicated 2 The Commissioners requested that they not be put in this position in the future PLANNING & ZONING COMMISSION JUNE 12, 1997 PAGE 6 Preliminary Plat Custer/MLDermou Addition (Agenda Item VIII Chairman Kelley read the agenda nem into the record as follows. "Preliminary Plat - Consider Preliminary Plat approval for Lots 1 through 8, Block A, of the Custer/McDermott Addition, for Custer/McDermott L.P and Albertson, being 17 457 acres out of the John Huffman Survey, Abstract No 416, City of Allen, Collin County, Texas, further described as being located at the southeast corner of Custer Road and McDermott Drive " Ms. Diamond presented the request to the Commission. The plat reflects eight lots on 17 457 acres to accommodate an Alhertsons Shopping Center with associated retail uses She indicated that staff recommends any motion to approve should include a statement that the final plat be presented with all eight lots at one nine. Mr Mike Clark. Wmkleman Associates, discussed the request. He indicated that road plans have been coordinated with the Cines of Allen and Plano for Custer Road and McDermott He added that they will agree to final plat the entire property at one time. Commissioner McGregor questioned the plans for screening between the commercial and residential property Mr Clark indicated that they will be providing screening as required by the Zoning Ordmam,e Commissioner Bartlemay reviewed the tree survey and questioned whether any of the trees shown will be maintained on the property Mr Clark indicated the most of the trees are unprotected and will not be saved because of the topography of the site. Ms. Diamond indicated that the appropriate right-of-way is being dedicated for Custer Road, and that median breaks on Custer are coordinated with the City of Plano. MOTION Upon a motion by Commissioner Bartlemay and a second by Commissioner Obermeyer, the Commission voted 7 FOR and O OPPOSED to approve the Preliminary Plat for Custer/McDermott Addition PLANNING & ZONING COMMISSION JUNE 12, 1997 PAGE 7 Prelimmary Plat Allen/Celina Phases 11. Ltd (Agenda Item VIII) Chairman Kelley read the agenda item into the record as follows "Preliminary Plat - Consider Preliminary Plat approval for Allen/Celina Phase 11. Ltd for 8 747 acres being Lot 1, Block 1, Allen Office Center Addition, situated in the William Perrin Survey, Abstract No 708, and Michael See Survey, Abstract No. 543, City of Allen, Collin County, Texas, further described as being located at the southeast corner of U S 75 and Bethany Drive " Ms. Diamond presented the request to the Commission. A final plat will be presented to the Commission in the near future. The traffic consultant has reviewed this plat and recommendations are being accomplished. Additional right-of-way on Bethany and the frontage road of U.S. 75 is being provided to allow for deceleration lanes Mr Dave Littleton, Half Associates, addressed the Commission. Commissioner Heller discussed easements. fire lanes, and drive lanes Mr Littleton indicated that the final plat may be modified to represent the alternate fire lanes shown on the preliminary plat There are no drives to the frontage road. The Fire Marshal has approved the fire lane turn-arounds. MOTION Upon a motion by Commissioner McGregor and a second by Commissioner Heller, the Commission voted 7 FOR and 0 OPPOSED to approve the Preliminary Plat for Allen Office Center Tabled Item Texas Land & Buddmg (Agenda Item IX) Chairman Kelley read the agenda item into the record as follows: "Tabled Item - Consider a request by the Texas Land and Budding Company for Gulf Coast Package, Ltd., to rezone 180.661 acres of land located in the Shadrick Jackson Survey, Abstract No 489 and the Jesse A. Gough Survey, Abstract No 347, City of Allen, Collin County. Texas, from Agriculture-Open Space (A-O) to Flood Plain-Planned Development with Single -family Residential, Multi-family Residential, Corridor Commercial, Shopping Center, and Communnv Facilities uses " MOTION Upon a motion by Commissioner Heller and a second by Commissioner McGregor, the Commission Noted 7 FOR and 0 OPPOSED to remove Agenda Item IN from the table Ms Diamond reviewed the changes to the request as submitted this week Two alternates have been submitted. Alternate A-3 includes the realignment of Rowlett Road to the south, midway across the Property connecting to Ridgev ew, with Corridor Commercial on both sides, and the remaining tract for single farad, flus reduces the single family units by approximately 100 Alternate A-4 proposes a realignment of RidgeNiew to the existing alignment of Rowlett This proposal increases the multi-family by 240 units, and increases the single fanuly by 47 units. PLANNING & ZONING COMMISSION JUNE 12, 1997 PAGE 8 Ms. Diamond indicated that staff was concerned with any possible realignment of Ridgeview because of the need to maintain full access to maintain the NTMWD line and because of the connection to Ridgeview in the City of Plano She indicated that the request is not in conformance with the Comprehensive Plan. Commissioner Heller discussed plan A-4 and the distance from Rowlett (new Ridgeview) from S.H. 121. He was advised that it is approximately 850 feet, which would allow for a median cut. Mr. Curtis Y Ming, Peckam-Young, Inc. discussed the request with the Commission. He indicated that he feels plan A-3 is the best plan (Ridgeview in its existing location with a reduction of single family to the north). He stated that they continue to feel that the Rowlett Creek corridor should be available to residential development He discussed plan A-4, which reflects a realignment of Ridgeview, and indicated that access to the existing NTMWD easement will be provided. He stated that they have discussed plans for Ridgeview in the City of Plano. It is planned to extend to Coit and turn north to intersect and end at S.H 121 This plan would save the cost of a bridge over the creek, and indicated that because of this savings, they would agree to construct at their expense the City's portion of Ridgeview at the new location. This plan increases the size of the park to accommodate the increased single family units Commissioner Smith indicated that she was not in favor of realignment of Ridgeview Drive. i Commissioner Hartlemay questioned the location shown for Rowlett Road and expressed concern that it is not shown to connect to the east She discussed the amount of savings the plan affords the developer. Commissioner McGregor indicated that he was not in favor of the proposal to alignment Ridgeview and increasing the multi -family He is more comfortable with Plan A-3, which reduces the single family north of Ridgeview. He agreed that the park is appropriate next to the residential. He is supportive of Plan A-3. Commissioner Heller indicated his support for Plan A-3 and general support for Plan A-4 Commissioner Smith requested staff to review the Comprehensive Plan intentions for this area and the plans for the S H. 121 corridor Ms. Diamond indicated that this property is included in the Special District along S.H 121, which is planned for Corridor Commercial uses She discussed the fact that staff has been working with adjoining cities in an effort to preserve this corridor for the future development of S.H. 121. She further reviewed the letter received from the Mixon property owners during the public hearing requesting that Rowlett Road remain in place along their boundary Commissioner Smith reviewed the traffic consultant's comments regarding the need to leave Rowlett Road in in location. Commissioncr Pacheco questioned whether the proponent had a specific plan they are requesting approval foi and Mr Young indicated they would be comfortable with either plan He expressed a concern with Plan A-3 whereb} the park is surrounded mostly by Corridor Commercial He indicated he would be in favor of the nmlt -fam ly and recognized that the creek was appropriate adjacent to the PLANNING & ZONING COMMISSION JUNE 12, 1997 PAGE 9 emgle fanuh Mr Young indicated the park is at this location in order to maintain the existing ponds and the trees. Chairman Kelley indicated that he feels that Plan A-3 is an improvement to the request, however, he feels it is adt erre to the Coinprehensive Plan m that it em inates much of the Corridor Commercial. He indicated that the entire area being Corridor Commercial may be excessive, and he would be in favor of Plan A-3 He expressed some concern regarding buffering the residential from the Corridor Commercial. With regard to Plan A-4, he agreed with the suggestion of fewer bridge crossings. Commissioner Bartlemay discussed the proposed residential density Tracts 5C and 6 are shown to be 4 units per a,re She questioned whether the proponent would be willing to reduce that overall density to 3 5 or 3.7 units per acre Mr Young indicated that Tracts 5C and 6 average density could be lowered to 3 7 units per net acre. Commissioner Heller questioned the possibility of expanding the park to allow additional acreage around the pond Mr. Young indicated that this could be possible. Commissioner Heller indicated that this would increase the park and the Corridor Commercial, and reduce the residential. Commissioner Obermeyer indicated that he continues to be opposed to the single family north of Ridgeview He indicated the pond area could be used as a business park rather than a City park. El Commissioner Smith questioned whether any development standards were proposed and Ms. Diamond indicated that there were none with the current submission at this time. The original development standards onuld need to be modified She discussed the 90 -day requirement for forwarding a decision to the Council The Commissioners made the following closing comments: Commissioner Pacheco feels that additional revisions should be made to the proposal. Commissioner Smnh: indicated she was opposed to the request. Commissioner Heller indicated the Comprehensive Plan is a guide only, and is in support of Plan A-3. Commissioner ( )bermever indicated he had no additional comments Commissioner McGregor: indicated he would support Plan A-3 Commissioner Bartlemay indicated she would support Plan A-3 with the provision that the residential densrtv be shown as 3.7 net. Commissioner McGregor: had no additional comments. I I I PLANNING & ZONING COMMISSION JUNE 12, 1997 PAGE 10 Mr. Young expressed a desire to receive specific direction from the Commission so that they could proceed with coin pletion of the development standards. Chairman Kelley indicated he feels a majority of the Commission would be in favor of Plan A-3, with some reconfiguration of the part. Mr. Young indicated he understands that the density should be reduced to 3 7 and the area and use regulations remain as previously submitted with the changes to the tract descriptions MOTION Upon a motion by Commissioner Bartlemay and a second by Commissioner Heller, the Commission voted 6 FOR and I OPPOSED, with Commissioner Smith opposed, to table the request to the June 26, 1997, meeting. OTHER BUSINESS. Ms. Diamond reviewed the comments made earlier by Mr. Petty regarding the need to review the temporary use permit section of the Zoning Ordinance. She further advised that staff will be bringing forward a i cquest for new and unlisted use of tattoo studio She reviewed the tentative agenda. ADJOURN MOTION. Upon a motion by Commissioner Obermeyer and a second by Commissioner Heller, the Commission voted 7 FOR and 0 OPPOSED to adjourn the June 12. 1997, meeting at 10.15 p.m. These nunutes approved this a� qday of , 1997 JefferyRe eN. Vice -Chairman Ross Obermeyer, Secretary SIF' QRD SIN Lomo Alto S.im 205 TdO:( (214) 6W3663 ]5225 E Wli(21g696.3625 F-. (211)6960015 June 4, 1997 The Planning and Zoning Commission The City of Allen One Butler Circle Allen, Texas 75013 Dear Commissioners: This letter is to inform you that the Allen -Central Partnership is amenable to the shopping center zoning C. E. Stewart is requesting for his property located at the southwest comer of future Watters Road and McDermott Road in Allen, Texas. I am the President of the company that is the General Partner of Allen -Central, Ltd., which is the owner of property both south and east of Mr. Stewart's property. If you should have any questions, please don't hesitate to call. PFW/mp Sincerely, /r Phi lip -F. �Wiggins " m ,m „ M m . .x I—, wrR , ,e.o ,.d .m.w , r111 m., o.wm It ..—