Min - Planning and Zoning Commission - 2004 - 09/07 - RegularPLANNING AND ZONING
COMMISSION
LRegular Meeting
September 7, 2004
CITY OF ALLEN
ATTENDANCE:
Commissioners Present:
Gary Caplinger, Chair
Douglas Dreggors
Robert Wendland
Robin Sedlacek
Alan Grimes, Vice -Chair
Darien Culbertson
Commissioners Absent:
Ken Harvey
City Staff Present
David A. Hoover, Director of Planning
Lee Battle, Senior Planner
Sally Leeper, Planner
Kellie Wilson, Planning Tech
Dennis Abraham, Engineering
Regular Agenda
Call to Order and Announce a Quorum is Present:
With a quorum 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 August 24, 2004 City Council Action.
• Zoning was approved for the Twin Creeks Garden Office and Villas of Cottonwood
Creek.
• Council discussed and held a public hearing on proposed amendments to the CDBG
Action Plan.
PLANNING & ZONING COMMISSION PAGE 2
SEPTEMBER 7, 2004
Consent Agenda
Item Number 1: Approve Minutes of August 17, 2004, Regular Meeting.
Item Number 2: Consider a 60 -day extension of approval for a Final Plat for Chaparral
Gardens Senior Housing, Lots 1 & 2, Block A, being 10.89± acres of land
located east of Greenville Avenue and north of Chaparral Road.
Item Number 3: Consider a 60 -day extension of approval for a Final Plat for Twin Creeks
Phase 7A1 being 80.646± acres of land located at the future intersection of
West Exchange Parkway and Ridgeview Drive.
Motion: Upon a motion by Commissioner Grimes and a second by Commissioner
Culbertson, the Commission voted 6 IN FAVOR, and 0 OPPOSED to
approve the Consent Agenda. The motion carried.
Reeular Auenda
Item Number 4: Public Hearing — Public Hearing and consideration of a recommendation
to grant a change in zoning from SC Shopping Center to PD Planned
Development No. 94 for a mixed use development, being 65.9± acres in
the Jonathan Phillip Survey, Abstract No. 719, City of Allen, Collin
County, Texas; located south and west of the southwest comer of SH 121
and US 75.
Item Number 5: Public Hearing - Public Hearing and consideration of a recommendation
to grant a change in zoning from AO Agriculture -Open Space to PD
Planned Development No. 95 for a mixed use development, being 25.699±
acres in the Jonathan Phillip Survey, Abstract No. 719, City of Allen,
Collin County, Texas; located at the southwest comer of SH 121 and US
75.
Mr. Hoover stated if there were no objections, he was presenting both requests simultaneously
because the requests were exactly the same except for different ownership. The two parcels are
adjacent to each other, and will be developed together.
Mr. Hoover reviewed the proposed plan, and outlined the amendments that staff recommends:
Retail Uses:
Auto Parts Sales and Indoor Building Materials should be removed.
Drive-thm restaurants should be permitted by SUP only
Convalescent homes should be permitted by SUP
Radio or TV stations should be allowed by right.
PLANNING & ZONING COMMISSION PAGE 3
SEPTEMBER 7, 2004
SignagC:
Staff is not in favor of the 30% increase in signage, however would support off-site signage as
long as all signage is located within the development.
Private Streets:
Text should be added stating that approval by TxDOT and City of Allen will be needed for any
connections to the frontage roads and they must meet applicable regulations including distance
separations.
Landscape:
• Item i - Landscape setback buffers along Shelby Drive, SH 121 and US 75 shall not be
than less than 25 feet wide (rather than 20 feet as proposed). Landscape buffers along
other streets are not required.
• Item ii - Comer landscaping at public street intersections is not required. However,
comer landscaping not less than 600 square feet on each corner is required at the
intersections of Shelby Drive and SH 121, Shelby Drive, and US 75, and internal streets
that intersect with SH 121 and US 75. This appears to be acceptable.
• Item iii — No internal landscaping will be required in structured parking garages,
however, a 10 foot wide landscape buffer shall be placed around the perimeter of the
structure.
L• Item iv — A 10 -foot (rather than 5 -foot) wide landscape strip should be required around
parking lots except where parking lots are adjacent to one another.
• Item v — Should be added requiring street trees to be planted along all roadway frontages,
at a minimum of 30 foot spacing, in tree wells or using other acceptable methods as
approved by the City Parks Department. Trees are to be located within all sidewalk
areas.
Sidewalks:
Proposal shows sidewalk widths from 5 feet to 10 feet, depending on building height.
Recommendation is that sidewalks adjacent to buildings less than 35 feet in height be 20 feet
wide; those adjacent to buildings greater than 35 feet shall be a minimum 10 feet in width.
• The wider sidewalks would accommodate pedestrian traffic, trees and landscaping as
needed, amenities such as public art and sidewalk cafes, etc.
The Commission discussed the use of Radio/TV, and the consensus was to allow radio/tv studio
by right.
Chairman Caplinger opened the Public Hearing.
Bill Blackburn spoke in opposition
9400 N. Central Expressway
Dallas, TX
PLANNING & ZONING COMMISSION PAGE 4
SEPTEMBER 7, 2004
Mr. Blackburn is an attorney who represents Mr. Charles Forbes. In his comments to the
Commission he stated that he feels the zoning is speculative with no contract in place. His client
wanted the request to be tabled for 120 days so that the applicant and Mr. Forbes could meet
with each other and try and create a master plan. In Mr. Forbes' opinion, the master plan should
include not only the two requests on the agenda, but include his property as well. Mr. Blackburn
stated that Mr. Forbes was not against the zoning, but would like to see a plan in place before the
zoning is approved.
Mr. Charles Forbes (spoke in opposition)
2111 Woodward Avenue
Detroit, MI
Mr. Forbes addressed the Commission by stating he had no problem with this concept, but would
like more time. He also stated that he had a contract with a major shopping center contractor
dated July 29, 2004. Mr. Forbes also stated other items of concern or items that the Commission
needed to consider:
Need to maximize the development in this area — consider that it is the entrance way to
Allen. Landowners should work together to produce a master plan.
• A traffic study should be done. Wants to make sure this development will not diminish
his property value.
Will the north/south road be a thoroughfare?
Mr. Stan Itzkowitz spoke for Mr. Forbes. He assured the Commission that they will have a plan
in 120 days.
Chairman Caplinger closed the Public Hearing.
Jeff Blackard addressed the Commission for the Applicant, Greyhawk Realty. He stated that he
has met with Mr. Forbes about creating a master plan. At that time, Mr. Forbes was not
interested because his zoning was already in place.
Mr. Anthony Sosebee with Huitt-Zollars addressed the Commission as the Planner for the
development. He stated that he and the applicant have met with City staff over the last several
months and are ready to move forward.
Mr. Hoover addressed the Commission and stated that Mr. Forbes does not currently have a
Consultant on his project, and in his opinion, he did not feel Mr. Forbes would have a plan in
place within the next 120 days.
Mr. Hoover addressed Mr. Forbes' concerns on the internal streets. He explained those proposed
streets are collector streets, and are not "etched in stone."
PLANNING & ZONING COMMISSION
SEPTEMBER 7, 2004
PAGE
The Commissioners agreed that the plan was good. However, they did want modifications on
some of the "permitted uses."
Commissioner Wendland wanted to exclude heavy machinery from "Equipment Rental."
Motion: Upon a motion by Commissioner Wendland and a second by Commissioner
Culbertson, the Commission voted 6 IN FAVOR, and 0 OPPOSED to
approve Agenda Item Number 4 subject to the comments of staff as outlined
in the communication, and restrictions set forth therein; that radio or TV
studio be allowed by right, and that equipment rental be shown as accessory
only. The motion carried.
Motion: Upon a motion by Commissioner Wendland and a second by Commissioner
Sedlacek, the Commission voted 6 IN FAVOR, and 0 OPPOSED to approve
Agenda Item Number 5 subject to the comments of staff as outlined in the
communication, and restrictions set forth therein; that radio or TV studio be
allowed by right, and that equipment rental be shown as accessory only.
The motion carried.
Other Business
Upcoming Agenda Items:
L• Two Final Plats
3 General Development Plans
• Changes to the Allen Land Development Code
Adjournment
Motion: Upon a motion by Commissioner Grimes and a second by Commissioner
Wendland, the Commission voted 6 IN FAVOR and 0 OPPOSED to adjourn
the Planning and Zoning Commission meeting at 8:40 p.m.
These inutes approved this qday of C�V 2004.
ary aplinger airman Kellie Wilson, Planning Technician