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HomeMy WebLinkAboutMin - Planning and Zoning Commission - 1986 - 04/24 - RegularL' r 0 ALLEN PLANNING & ZONING COMMISSION REGULAR AND WORKSHOP MEETING APRIL 24, 1986 Present: Commissioners: Bobby Glass, Chairman Charles Akin Eileen Karlsruher Wayne Armand John Garcia Chuck Lee City Staff Present: Bill Petty, Director of Community Development Tom Keener, Development Coordinator Sally Leeper, Secretary The Regular Meeting of the Allen Planning & Zoning Commission was called to order at 7:30 p.m. on April 24, 1986, by Chairman Glass at the Allen Municipal Annex, City Council Chambers, One Butler Circle, Allen, Texas. Approve Minutes April 10, 1986 (Agenda Item II) Chairman Glass read the agenda item into the record as follows: "Approve minutes of April 10, 1986, Regular Meeting." MOTION: Upon a motion by Commissioner Garcia and a second by Commissioner Browning, Commission voted 7 FOR and 0 OPPOSED to approve the minutes of the April 10, 1986, Regular Meeting. Approve Minutes April 16, 1986 (Agenda Item III) Chairman Glass read the agenda item into the record as follows: "Approve minutes of April 16, 1986, Workshop meeting." MOTION: Upon a motion by Commissioner Garcia and a second by Commissioner Akin, Commission voted 7 FOR and 0 OPPOSED to approve the minutes of the April 16, 1986, Workshop Meeting. 71 ALLEN PLANNING & ZONING COMMISSION APRIL 24, 1986 PAGE TWO Public Hearing Christ the Servant Lutheran Church (Agenda Item IV) Chairman Glass read the agenda item into the record as follows: "Public Hearing - Consider a request by Christ the Servant Lutheran Church to amend "PD" Planned Development No. 4 and approve the site plan for a church on 3 acres of land, situated in the State of Texas, County of Collin, and City of Allen, being part of the Rufus Sewell Survey, Abstract No. 875, being all of Tract B and the southerly portion of Tract A as described and recorded in Volume 977, Page 652, of the Collin County Deed Records, and further described as being the northeast corner of Hwy. 5 and Hightrail Drive." Mr. Jim Simpfenderfer presented the site plan for this development. Mr. Tom Keener stated the new site plan that was distributed tonight included the designated landscaped areas, and indicates the minimum standards are met. Mr. Bill Petty discussed the fire lane as shown on the site plan. He stated this plan meets all of the City's design criteria, but there was a need for a drainage study. The site plan has been reviewed by the Fire Marshal; however, because of an oversight, the fire lane is not marked on the site plan. Approval of this site plan should be subject to the stipulation that at the time engineering is submitted for this property, staff would have an opportunity to study the drainage calculations and the fire lane and utility easement be designated on the plat. Chairman Glass opened the public hearing. Mr. Dennis Allen, Architect on this project, spoke in favor of this development. Chairman Glass closed the public hearing. Commissioner Armand questioned the number of parking spaces that were provided. It was shown that when the handicapped spaces are included, 106 spaces are provided, which meets the minimum requirements. MOTION: upon a motion by Commissioner Akin and a second by Commissioner Karlsruher, Commission voted 7 FOR and 0 OPPOSED to approve Agenda Item IV with the stipulation that at the time engineering is submitted for this property, staff would have an opportunity to study the drainage calculations and the fire and utility easement be designated prior to final plat submission. The motion carried. 72 11 ALLEN PLANNING & ZONING COMMISSION APRIL 24, 1986 PAGE THREE Public Hearing 258 Acres Joint Venture (Agenda Item V) Chairman Glass read the agenda item into the record as follows: "Public Hearing - Consider a request by 258 Acres Joint Venture to change the present zoning of "AO" Agriculture -open Space to "FP -PD" Flood Plain - Planned Development to include Single Family, Local Retail, Community Facilities, and Multi -family on a tract of land situated in the Shadrick Jackson Survey, Abstract 489, Collin County, Texas, and being a part of the 181.094 acre tract conveyed to Austin -Fairchild Corporation by deed recorded in Volume 1881, Page 140, in the Deed Records of Collin County, Texas; and a tract of land situated in the D.M. Tucker Survey, Abstract 914, Collin County, Texas, and being the 15.717 acre tract of land conveyed to Austin -Fairchild Corporation by deed recorded in Volume 1881, Page 140 in the Deed Records of Collin County, Texas, further described as being south of Ridgeview Drive and west of Rowlett Creek." Mr. Greg Boyd, Mr. Pete Boecher, Mr. Dennis McDaniel, and Mr. Shelley Johnston were present to discuss this submission. Mr. Greg Boyd stated that they are asking for Planned Development zoning and feel that they have followed the Comprehensive Plan as nearly as possible. He stated that in the traffic study it will show that the City requirements are met. Mr. Mark Thornton has advised Mr. Boyd that a neighborhood park is not needed in this area. In Mr. Thornton's opinion, the flood plain should satisfy most of the open space requirements. Chairman Glass opened the public hearing. With no one wishing to speak for or against this submission, Chairman Glass closed the public hearing. Mr. Tom Keener discussed the Special District 1 application previously presented by Austin -Fairchild north of Ridgview. He mentioned the differences between this request and the Com- prehensive Plan. He stated that there are no acreages available for retail in this district. The Comprehensive Plan suggests that commercial properties should be located at two major arterials. The proposed retail tract is buffered by patio homes, and the requested multi -family is the remainder of that allowed in ND 6. Approval of this multi -family area would designate Rowlett Road as a secondary arterial. 73 P A ALLEN PLANNING & ZONING COMMISSION APRIL 24, 1986 PAGE FOUR Public Hearing 258 Acres Joint Venture (Cont.) (Agenda Item V) It was stated that 1.5 acres of open space remains to be designated on the plan. There are 20 acres of wooded lots in this request and special consideration needs to be given to this area. The density is over by approximately 30 units in the medium and low density categories. Concerns expressed by the Commissioners were with the high density residential, the open space requirements, the local retail tract, and the traffic study results. Commissioner Armand suggested the possibility of using R-2 or R-3 lots along the creek. He further expressed concern with the multi -family minimum size shown as 650 square feet, rather than what is suggested in the Comprehensive Plan. Mr. Petty discussed the amount of trees on the property, and the Comprehensive Plan would allow allocation of higher densities in other areas of the development to save the trees. He stated that the Comprehensive Plan indicates that higher density areas should be closest to the open space. Chairman Glass stated that the open space requirement still needs to be decided. The question remains as to the flood fringe acreage allocation. He stated that a tree preservation policy might need to be addressed. Mr. Boyd addressed the Commission at this time. He stated the densities were consistent with the Comprehensive Plan. He stated the map in the Commissioner's packet shows the flood fringe, and using this designation, they feel that the open space is satisfied if they only add an additional 30 feet to the flood fringe. The reason they chose to use multi -family was because of the unusual shape of this tract and the lack of trees. They wanted the local retail because there was no other retail in this district except in the far south of the district. He passed out a preliminary traffic study for the development. Mr. Keener stated the density was not calculated with the multi- family. If the multi -family in tract 4 is approved, the density would be over by approximately 30 units. If not approved with the multi -family, the density is over by approximately 230 units. The consensus of the Commission on Tract 4 was that multi -family was not appropriate in this location. Some of the Commissioners suggested that Tract 5 might be a good location for multi -family or patio homes. 74 D r A ALLEN PLANNING & ZONING COMMISSION APRIL 24, 1986 PAGE FIVE Public Hearing 258 Acres Joint Venture (Cont.) (Agenda Item V) Mr. Petty suggested that the Commission could allow the transition of the density in the 8' acres of trees to other portions of the district. Commissioner Akin reiterated that Tract 2 and Tract 1 might need some buffering of MDR along the south side of Ridgeview. Mr. Keener stated he would need to send the traffic study to the Council of Governments. Commission stated that the completed traffic study could wait until a plan is decided upon. Mr. Keener advised the Commission that Mr. Mark Thornton, Director of Parks and Recreation, indicated a park was not needed in this development. MOTION: Upon a motion by Commissioner Armand and a second by Commissioner Browning, Commission voted 7 FOR and 0 OPPOSED to table Agenda Item V. The motion carried. Final Plat Raintree Phase 3 R.O.W. (Agenda Item VI) Chairman Glass read the agenda item into the record as follows: "Final Plat - Consider final plat approval by Mr. John Ferguson for Right -of -Way Dedication of Phase Three Raintree Addition, being a tract of land situated in the John Fykes Survey, Abstract No. 325, and the L. K. Pegues Survey, Abstract No. 702, Collin County, Texas, and being part of the 40.482 acre tract as described in Volume 1776, Page 689 and being part of the 280.00 acre tract as recorded in Volume 1870, Page 330, and also being part of the 31.112 acre tract as described in Volume 1776, Page 687 of the Deed Records of Collin County." Mr. Petty presented the plat to the Commission. The plat is in accordance with the City and State Highway Department specifications. MOTION: Upon a motion by Commissioner Garcia and a second by Commissioner Karlsruher, Commission voted 7 FOR and 0 OPPOSED to approve Agenda Item VI as presented. The motion carried. 75 ALLEN PLANNING & ZONING COMMISSION APRIL 24, 1986 PAGE SIX Final Plat Greengate IV (Agenda Item VII) Chairman Glass read the agenda item into the record as follows: "Final Plat - Consider final plat approval by General Homes for Greengate Addition Section IV, a tract of land situated in the J. A. Taylor Survey, Abstract No. 908, City of Allen, Collin County, Texas, and further being part of that certain 213.675 acre tract of land known as the Greenwood Valley P.V.D. Zoning District to the City of Allen, Texas, as recorded in Volume 1172, Page 766, of the Deed Records of Collin County, Texas, further described as being adjacent to Malone Road, south of F.M. 2170, and west of High Point Estates." Mr. Mike Toelle of General Homes Corporation presented the plat on this subdivision. He stated that this plat is in confor- mance with the approved preliminary plat. Mr. Pettv presented the engineering concerns to the Commission. South of the property there is a natural drainage -way going across another person's property. This adjacent landowner has refused to allow the water from this subdivision to drain across his property. As a temporary solution, a 20 foot drainage easement has been proposed behind the existing alley and west to the Bass property. This would be abandoned at the time the property to the south is developed. General Homes has escrowed $5,000 with the City and agreed to maintain this drainage ditch. Engineering has been approved at this time; however, the final engineering has not been received. With regard to the school site and park, the City is participating with General Homes on portions of Edelweiss and Malone Road. Mr. Petty pointed out differences from the preliminary plat to the Commission. The side yard building line is being reduced to 15 feet from 20 feet on certain lots where it would not interfere with adjacent homeowners. Staff feels this would be appropriate to allow this. MOTION: Upon a motion by Commissioner Akin and a second by Commissioner Armand, Commission voted 7 FOR and 0 OPPOSED to approve Agenda Item VII with the stipulations that the engineering be approved and further, upon receipt of a letter from Mr. Don Bass allowing the emptying of the water from this subdivision onto his property. The motion carried. 76 ALLEN PLANNING & ZONING COMMISSION APRIL 29, 1986 PAGE SEVEN Adjourn to Workshop Session (Agenda Item VIII) MOTION: Upon a motion by Commissioner Karlsruher and a second by Commissioner Armand, Commission voted 7 FOR and 0 OPPOSED to adjourn to workshop session. The motion carried. Utal Development Chairman Glass reconvened the Commission into workshop session for Utal Development. Mr. Steve Kanoff, Mr. Chris Rador and Ms. Lydia Turner appeared at this workshop session representing Utal Development. Mr. Kanoff presented the Commission with the zoning booklets and explained the uses and changes being requested as shown therein. He stated the following reasons for requesting the reductions shown: 1. The reduction in the open space requirement is offset by the large open space adjacent to these tracts. 2. With regard to the alley requirements, Tract 6A is adjacent to the flood plain and the greenbelt. He feels that the City should not require alleys in all cases because of the removal of the trees. This would be the same consideration as was given in Tract 6B. 3. With regard to the street paving and alley paving, the existing PD calls for 31' of paving on streets. They are requesting 27' streets within a 50' ROW. This would be so that the houses would appear to be set back further from the street (actually, the ROW). This same idea would stand for the alley paving request. Mr. Kanoff at this time continued with his presentation regarding Tract 11. Chairman Glass asked proponent if the additional flood plain had not been shown, could they have obtained the 10.8 units per acre density required. Proponent stated that they could not. Mr. Petty discussed the 1981 adoption of the Zoning Ordinance when approximately 10.8 units per acre was suggested. Because of the current flood plain shown on the plan, we are now dealing with a reduction in usable land. He stated that if the street and alley paving width are not appropriate, then the subdivision ordinance should be addressed for a possible increase in the width required. The Commission has the discretion at the time of site plan or plat approval to address the unique lot widths on cul-de-sacs, and the possibility of front entry garages in certain locations. 77 C E ALLEN PLANNING & ZONING COMMISSION APRIL 24, 1986 PAGE EIGHT Utal Development (Cont.) Mr. Petty stated further that staff is very concerned about the proposed changes to the subdivision regulations. Commissioner Akin questioned the 27' proposed street width and the narrower alleyways. He was also concerned with the elimination of alleys along the greenbelt. In summary, the acreage has been reduced by approximately four acres because of the flood plain study. Utal Development is proposing building, rather than townhomes, a mix of townhomes and patio homes. Chairman Glass stated he does not feel that Tract 11 should be included in the submission with Tract 6A and 6B. The consensus of the Commission was that Tract 11 should be deleted from the request. Staff requested actual figures on what land is remaining in Tract 6A. MOTION: Upon a motion by Commissioner Garcia and a second by Commissioner Browning, Commission voted 7 FOR and 0 OPPOSED to adjourn the Workshop Session of the Allen Planning & Zoning Commission. The motion carried. Reconvene Regular Session (Agenda Item IX) Chairman Glass reconvened the Commission into Regular Session at 10:30 p.m. Other Business (Agenda Item X) Mr. Keener reviewed the upcoming agenda and workshop meetings that are scheduled. Mr. Petty advised the Commissioners of the workshop at COG on May 16, from 11 a.m. to 4:30 p.m., titled "Planning for Fiscal Responsibility." He requested the Commissioners advise the department secretary as soon as possible if they can attend. Mr. Petty advised the Commission of the report from the Bureau of Census. The report shows lower population because of the fact that COG is using 2.983 persons per household at this time. MOTION: Commissioner Garcia made a motion to adjourn and it was seconded by Commissioner Karlsruher. 0 ALLEN PLANNING & ZONING COMMISSION APRIL 24, 1986 Other Business (Cont.) PAGE NINE Mr. Petty presented the zoning analysis as revised by staff. Commissioners Garcia and Karlsruher withdrew their motion to adjourn. Consensus of the Commission was that staff input was helpful in the revision of the zoning analysis. MOTION: Upon a motion by Commissioner Garcia and a second by Commissioner Browning, Commission voted 7 FOR and 0 OPPOSED to send the revised zoning analysis presented tonight to Council for approval. The motion carried. Adjourn: (Agenda Item XI) MOTION: Upon a motion by Commissioner Garcia and a second by Commissioner Armand, Commission voted 7 FOR and 0 OPPOSED to adjourn the April 24, 1986, meeting of the Allen Planning & Zoning Commission at 10:46 p.m. The motion carried. These minutes approved this day of 1986. —� Wayhe L. Armand, Secretary 79