Min - Planning and Zoning Commission - 2004 - 06/01 - RegularPLANNING AND ZONING
_ COMMISSION
CITY OF ALLEN Regular Meeting
June1,2004
ATTENDANCE:
Commissioners Present:
Gary Caplinger, Chair
Alan Grimes, Vice -Chair
Ken Harvey
Douglas Dreggors
Darion Culbertson
Robert Wendland
Robin Sedlacek
Commissioners Absent:
None
City Staff Present:
David A. Hoover, Director of Planning
Lee Battle, Senior Planner
Sally Leeper, Planner
Kellie Wilson, Planning Technician
Tim Dentler, Director of Parks and Recreation
Joe Gorda, City Attorney
Regular Agenda
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 May 25, 2004 City Council Action.
o Council held a Public Hearing to consider a change in zoning of Planned Development
No. 65 — Shelley Farms. After hearing comments from numerous neighboring residents,
the Council closed the public hearing and tabled action until the next meeting. There are
concerns that Council wants to address (enhanced landscape as a buffer from commercial
property).
o The CDBG Comp Plan will be delivered to HUD on Thursday.
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JUNE 1, 2004
Consent Aeenda
Item Number 1 Approve Minutes of May 18, 2004, Regular Meeting.
Motion: Upon a motion by Commissioner Wendland and a second by Commissioner
Culbertson, the Commission voted 6 IN FAVOR, and 0 OPPOSED to
approve the Consent Agenda. Commissioner Harvey did not participate in
the vote because of technical difficulties with headset. The motion carried.
Reeular Aeenda
Item Number 2 Public Hearing — Public Hearing and consideration of an ordinance
amending and expanding PD Planned Development No. 76 to permit
development of a residential and mixed-use project to include R5 Single
Family Residential, Medical Office, and TH Townhomes. The property is
68.24E acres located north of Bethany Drive and west of Bel Air Drive,
and 31.80± acres located south of Bethany Drive east of Bel Air Drive.
Mr. Hoover presented the Plan to the Commission. In this proposal the parcel currently zoned
R5 is not changing from existing zoning. However, the Proponent wants to design the
development with a little more creativity. Before the platting process, Proponent will do an
inventory of the property focusing on the topographical features. The intent is to keep the
development environmentally friendly, labeling this type of development as "conservation
planning."
Mr. Hoover presented a proposed street alignment plan. The plan does not include cul-de-sacs;
however, adds a loop design to the streets allowing for more green space. Mr. Hoover also
presented a "concept' rendering of the Wellness Center and of the Development as a whole.
Their plans include preserving the existing grade of the land.
Mr. Hoover explained that this proposal includes a concept plan showing a possible layout of the
lots. The proposal asked for flexibility now, and then at platting stage the specific lot design
would then be decided. Mr. Hoover requested approval of the zoning, and suggested adding a
condition that Council will be included in the preliminary and final plat approval process.
Amy Monier addressed the Commission stating she had met with AISD, City staff, and adjacent
neighborhoods.
Chairman Caplinger opened the Public Hearing.
The following individuals spoke for or against the proposal. Afterwards, Chairman Caplinger
read into record the letters and e-mails that were received prior to the meeting.
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.TUNE 1, 2004
Karen Hawkins (spoke -opposed)
507 Riverside
William Hall (spoke for with some concerns)
1009 Ashland Court
Linda Wickersham (spoke with concerns)
1119 Hampton Drive
Mark Hawkins (spoke opposed)
507 Riverside
Shawn Eldridge (sent an e-mail — opposed)
1115 Hampton
Larry Wainwright (mailed form — opposed)
1012 Madera Court
Joseph Walker (mailed form — opposed)
1219 Irvine
Dave Denison for Allen Central, Ltd. (mailed form -support)
N/W corner of Bethany and Waters
Concerns with Mr. Hoover's response:
o Children safety with increase traffic — Looping the streets should reduce traffic in the
development. The plan is consistent with the Allen Thoroughfare Plan
o Decrease in property values because of Townhomes and smaller lots — Larger lots do not
guarantee the quality of the product. Product will be similar to the adjacent
subdivision Watters Crossing.
o Conserving trees — Mrs. Monier responded by stating she was involved with the City
when the tree ordinance was adopted and supported all of its restrictions.
o Wellness Center towering over residential homes — The Wellness Center rendering is
accurate. The grade of the land provides privacy for those homes.
o Grading changes — The grading that changed during the East Bethany expansion was
done for the construction of the bridge and the water flow.
o Need a setback standard
o Traffic noise off Bethany
o Density —The density in the R5 portion is in place and not changing; in fact, the
proposal will lower the density with the style of street layout they are proposing.
o Number of Townhomes
o Assurance that there will be public access to open space — Public access issues will be
addressed through a Facilities Agreement.
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JUNE 1, 2004
o Want to be kept up-to-date as the platting process moves forward — would like public
input. Chairman Caplinger stated that the platting process is not done through a
Public Hearing. However, at a Planning & Zoning Commission meeting the
Chairman can recognize anyone in attendance and could allow for public statements.
Citizen comments are allowed at the beginning of all City Council meetings.
o Doesn't want alley behind homes where there is an existing tree line — The trees will not
be disturbed The alley will run east and west, not north and south. The Proponent is
working with the City's Traffic Engineer, Stanton Foerster for creative ways to
eliminate alleys. Commissioner Culbertson inquired if there would be an alley near the
trees. Mr. Hoover stated there is no guarantee. However, the plan for the development is
to protect as many trees as possible. The City will address alley issues further during the
platting process. "We do not want the alley to be used as an access to the school," stated
Mr. Hoover.
Chairman Caplinger closed the Public Hearing and asked for comments or questions from the
Commissioners.
Commissioner Culbertson asked when the Commission will see a final product of the Concept
Plan. Mr. Hoover stated it would be 60-90 days.
Other comments/concems from the Commission:
o Traffic should not be a problem because of this development. There have been concerns
in the past for previous development — no problems were encountered.
o Feels the grade for the Wellness Center is appropriate.
o Property values should increase — they are not going to build a product of lesser quality
than the existing neighbors.
o Proposed uses are appropriate
o Topography of land lends itself to the zoning.
o Consistent with Land Use Plan
o Wellness Center should buffer noise from traffic on U.S. Highway 75
o Wants public access to open space
o Concern with the number of requests for Townhomes
Ms. Monier provided the Commission and citizens with a website address for questions and
status reports. Proponent will stay in contact with the HOA in the adjacent neighborhood.
Parking has recently been added for public access to Connemara — the Proponent is supportive of
public access to their open space.
Motion: Upon a motion by Commissioner Wendland and a second by Commissioner
Grimes, the Commission voted 7 IN FAVOR, and 0 OPPOSED to
recommend approval with the condition that the Preliminary and Final Plat
be forwarded to the City Council for approval after recommendation from
the Planning & Zoning Commission, and a Facilities Agreement be entered
into addressing public access to open space. The motion carried.
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PLANNING & ZONING COMMISSION
JUNE 1, 2004
Other Business
Upcoming Agenda Items:
• Allen Land Development Code amendment relating to beer and wine sales
• Final plat — Twin Creeks
• General Development Plan
Adjournment
PAGES
Motion: Upon a motion by Commissioner Harvey and a second by Commissioner
Wendland, the Commission voted 7 IN FAVOR and 0 OPPOSED to adjourn
the Planning and Zoning Commission meeting at 8:30 p.m.
These minutes approved this \flay of 2004.
plinger, r
irman
Kellie Wilson, Planning Technician