Min - Planning and Zoning Commission - 2004 - 02/17 - RegularI V�
CITY OF ALLEN
ATTENDANCE:
Commissioners Present:
Gary Caplinger, Chair
Ken Harvey
Robert Wendland
Gary Stocker
Robin Sedlacek
Darion Culbertson
Commissioners Absent:
Alan Grimes, Vice -Chair
City Staff Present:
Lee Battle, Senior Planner
Sally L. Leeper, Planner
Kellie Wilson, Planning Technician
Dennis Abraham, Civil Engineer
Robert Dillard, City Attorney
Regular Attenda
PLANNING AND ZONING
COMMISSION
Regular Meeting
February 17, 2004
Call to Order and Announce a Quorum is Present:
With a quomm of the Commissioners present, Chairman Caplinger called the meeting to
order at 7:00 p.m. in the City Hall Council Chambers at Allen City Hall, 305 Century
Parkway.
Director's Report on February 10, 2004 City Council Action.
PLANNING & ZONING COMMISSION PAGE 2
FEBRUARY 17, 2004
Consent Aeenda
Item Number 1 Approve Minutes of February 3, 2004, Regular Meeting.
Item Number 2 Final Plat - Consider a Final Plat for Lot 1, Block A, Our Lady of Angels
Catholic Church, being 5.3979± acres of land situated in the Chadrick
Jackson Survey, Abstract No. 489, City of Allen, Collin County, Texas,
located northwest of Ridgeview Drive and West Exchange Parkway.
Motion: Upon a motion by Commissioner Sedlacek, and a second by Commissioner
Wendland, the Commission voted 6 IN FAVOR, and 0 OPPOSED to approve
the Consent Agenda. The motion carried.
Regular Aeenda
Item Number 3 Public Hearing, Continued — Conduct a Public Hearing and consider an
ordinance granting a change in zoning on 29.174± acres of land from SC -
Shopping Center and TH-Townhome to 22.17± acres for R7 -Residential,
5.00± acres for TH-Townhome, and 2.00± acres for LR -Local Retail. The
property is situated in the J. W Parsons Survey, Abstract No. 705, City of
Allen, Collin County, Texas, located at the southwest corner of Ridgeview
Drive and Alma Drive.
Mr. Battle presented the request to the Commission. He stated that the applicant's current
proposal addresses the concerns that were discussed at the previous meeting. The townhomes
that were previously adjacent to Alma Drive are now closer to Ridgeview Drive. The number of
townhomes was reduced from 30 units to 27, being approximately 4.25 acres of land. Mr. Battle
also assured the Commissioners that all the streets in the proposed development meet the
standards set in the Land Development Code.
Chairman Caplinger continued the Public Hearing.
The following individuals spoke in opposition of the request:
Larry Vowell
1217 Bridgeway Lane
Larry and Sandra Johnson
1219 Ridgeway
Alan Haws
1211 Surrey Lane
Simon To
1118 Lamplight Way
PLANNING & ZONING COMMISSION PAGE 3
FEBRUARY 17, 2004
Gens Lohse
1416 Kingsley Drive
Their comments and concerns were:
'r 40 ft lot size sets a precedent for future developments — currently there is nothing like this
in Allen
Y Want the streets adjacent to Alma Drive to be cul-de-sacs
'r Doesn't like houses backing up to Alma Drive
"r Concerned about the traffic impact on Alma Drive
"r Is there an amenity building planned for the development?
Y Will the residents from this development join the HOA from Glendover?
'v This plan is better than the previous one, and appreciates the developer working with the
neighboring residents.
What are the City's plans for opening up Ridgeview
i Appreciated the Developer moving the townhomes to the Ridgeview side of the
development
i Drainage from the development
r Will there be a wall separating the southern portion of the development from the
Glendover subdivision?
Chairman Caplinger closed the Public Hearing.
Mr. Jerry Sylo with Jones & Boyd, representing the applicant, addressed the Commission. This
development hopes to target empty nesters. The open spaces were created throughout the
development to allow residents to enjoy the park atmosphere close to their home. The previous
request included 3.74 acres of open space. When the townhomes were moved to the Ridgeview
side of the development, the amount of open space was reduced to 3.69 acres. The developer
wanted to maintain as much of the open space as possible, therefore the lot sizes were not
increased. He added that to maintain the integrity of the open space adjacent to Alma Drive, cul-
de-sacs were not considered.
Mr. Sylo addressed the question of having a wall at the southern property line of the
development that would be adjacent to the Glendover Subdivision. He stated that the property
line for this development ends at the north boundary of the drainage easement He also indicated
that he is not aware of any plans at this time to pursue incorporating this development with the
Glendover HOA.
Chairman Caplinger asked for questions or comments from the Commissioners.
The Commissioners agreed that cul-de-sacs are a personal preference, and supported the layout
of the streets as they are in the request. The smaller lot size was a good trade off for the extra
open space planned for the development. Commissioner Sedlacek stated that this request brings
a high-end product to Allen.
PLANNING & ZONING COMMISSION PAGE 4
FEBRUARY 17, 2004
Commissioner Stocker reviewed the item in the development regulations regarding "Granny
Flats."
Mr. Battle advised that the Ridgeview Drive connection is on the City's thoroughfare plan, and
will be built as the area is developed. To address the concern of how this request would impact
the traffic on Alma Drive, Mr. Battle explained that this request would actually be less of an
impact than it would if the zoning were to stay as Shopping Center.
Mr. Battle assured the Commissioners that the City does have design standards. However, these
standards do not require a developer to design their streets to conform to the street designs of
surrounding development; i.e., cul-de-sacs.
Allowing for a 40 ft lot size does not set a precedent for future development. Staff would not
support a request for reducing the lot size, unless the City has something to gain. In this case, the
extra open space was considered a trade off for the smaller lot size.
Dennis Abraham stated that this development will improve the drainage in the area. The runoff
will drain into the streets, then into the detention to the south of the development. The
Glendover HOA is required to maintain the drainage easement on their property.
Motion: Upon a motion by Commissioner Wendland and a second by Commissioner
Harvey, the Commission voted 6 IN FAVOR, and 0 OPPOSED to
recommend the request to change the zoning. The motion carried.
Item Number 4: Preliminary Plat — Consider a Preliminary Plat for Greenville Crossing,
being 118.953 acres of land situated in the J. Roberts Survey, Abstract No.
777, City of Allen, Collin County, Texas; located southeast of Stacy Road
and SH 5.
Mr. Battle presented the request to the Commission. The development consists of IIS acres,
including 4.2 acres of Open Space, and 12 acres for a public park. He stated that the preliminary
plat is consistent with the General Development Plan that was unanimously approved by all the
Commissioners at their October 21, 2003 meeting, and recommended approval.
The Commission discussed Commissioner Stocker's concern with the view corridor from Zavala
Drive and Terrell Drive to the water storage tanks.
Mr. Scott Bussell, with Carter Burgess, addressed the Commission on issues regarding the
upcoming plat.
Motion: Upon a motion by Commissioner Culbertson and a second by Commissioner
Wendland, the Commission voted 5 IN FAVOR, and 1 OPPOSED with
Commissioner Stocker casting the negative vote, to approve the preliminary
plat for Greenville Crossing. The motion carried.
PLANNING & ZONING COMMISSION
FEBRUARY 17, 2004
Other Business
Upcoming Agenda Items:
➢ Plats currently under review
Adjournment
PAGE
Motion: Upon a motion by Commissioner Harvey and a second by Commissioner
Wendland, the Commission voted 6 I FAVOR and 0 OPPOSED to adjourn
the Planning and Zoning Commission meeting at 8:00 p.m.
These minutes approved this C_day of __OycG -N 2004.
Caplin V , Chairman
11
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Kellie Wilson, Planning Technician