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HomeMy WebLinkAboutMin - Planning and Zoning Commission - 1986 - 08/14 - RegularP I ALLEN PLANNING & ZONING COMMISSION REGULAR MEETING AUGUST 14, 1986 ATTENDANCE: Commissioners Present: Bobby Glass, Chairman Charles Lee Carolyn Latimer Ken Browning Eileen Karlsruher Wayne Armand John Garcia City Staff Present: Bill Petty, Director of Community Development Tom Keener, Development Coordinator Sally Leeper, Secretary CALL TO ORDER• (Agenda Item I) Chairman Glass called the regular meeting of the Allen Planning & Zoning Commission to order at 7:34 p.m, on August 14, 1986, in the City Council Chambers of the Allen Munici- pal Annex, One Butler Circle, Allen, Texas. Approve Minutes July 24, 1986 (Agenda Item II) Chairman Glass read the agenda item into the record as follows: "Approve minutes of July 24, 1986, Regular Meeting." MOTION: Upon a motion by Commissioner Garcia and a second by Commissioner Armand, Commission voted 7 FOR and 0 OPPOSED to approve the minutes of July 24, 1986, as presented. The motion carried. Approve Minutes July 29, 1986 Called Special Workshop (Agenda Item III) Chairman Glass read the agenda item into the record as follows: "Approve minutes of July 29, 1986, Called Special Workshop of City Council and Planning & Zoning Commission." MOTION: Upon a motion by Commissioner Garcia and a second by Commissioner Armand, Commission voted 7 FOR and 0 OPPOSED to approve the minutes of the July 29, 1986, Special Called Workshop joint meeting of the Allen City Council and Planning & Zoning Commission. 209 ALLEN PLANNING & ZONING COMMISSION g AUGUST 14, 1986 PAGE TWO Tabled Item Mr. Joe Marchman (Agenda Item IV) Chairman Glass read the agenda item into the record as follows: "Tabled Item - Consider a request by Mr. Joe Marchman and Nor -Tex Development Corporation to change the current zoning on 3.553 acres of land from "A -O" Agriculture -Open Space to "SC" Shopping Center on a tract of land situated in the Catherine Parsons Survey, Abstract Number 711, situated in Collin County, Texas, and also being part of that certain 174.057 acre tract of land conveyed to H. Molsen by deed recorded in Volume 580, Page 213, of the Deed Records of Collin County, Texas, and further described as being south of F.M. 2170 and west of Hwy. 75." MOTION: Upon a motion by Commissioner Garcia and a second by Commissioner Armand, Commission voted 7 FOR and 0 OPPOSED to remove Agenda Item IV from the table. Chairman Glass read into the record a letter from Mr. Joe Marchman requesting that proponent be allowed to withdraw this request. MOTION: Upon a motion by Commissioner Garcia and a second by Commissioner Armand, Commission voted 7 FOR and 0 OPPOSED to allow proponent to withdraw his proposal. The motion carried. Public Hearing R. K. Davidson Co., Inc. (Agenda Item V) Chairman Glass read the agenda item into the record as follows: "Public Hearing - Consider a request by The Nelson Corporation for R. K. Davidson Co., Inc., to change the current zoning on 5.5± acres of land from "A -O" Agriculture -Open Space to "R-5" Residential. This 5.5± acre tract is located in Collin County, Texas, in the J. T. Roberts Survey, Abstract No. 777, and being a resurvey of a called 5.497 acre tract known as Tract 17 and Tract 18 of Buckingham Polo Club Estates, an unrecorded addition, and being a part of a 71.015 �y acre tract of land described in a deed from H. K. ■�`j� Shelton, et ux, to David A. Witts as recorded in Volume 617, page 508 of the Collin County Deed Records, and being more particularly described as being east of Hwy. 5 and south of Stacy Road." 210 I I ALLEN PLANNING & ZONING COMMISSION AUGUST 14, 1986 PAGE THREE Public Hearing R. K. Davidson Co., Inc. (Cont.) (Agenda Item V) Mr. Craig Curry of The Nelson Corporation presented the request to the Commission. Chairman Glass opened the public hearing. With no one present to speak FOR or AGAINST the request, Chairman Glass closed the public hearing. Mr. Tom Keener advised the Commission that in the original submission there were deed restrictions, and there are none in this request. This causes a small variation from the Comprehensive Plan. He stated that this zoning would be a compatible use to adjacent zoning. The Duke/Dyer tract is not deed restricted. MOTION: Upon a motion by Commissioner Browning and a second by Commissioner Latimer, Commission voted 5 FOR and 2 OPPOSED to approve Agenda Item V as presented. The motion carried. Public Hearing Planned Development No. 13, Tract 4 (Agenda Item VI) Chairman Glass read the agenda item into the record as follows: "Public Hearing - Consider a request by Landmark Properties to amend "PD" Planned Development No. 13 to provide for a variation of lot sizes in Tract 4, a tract of land situated in the R. L. Ingraham Survey, Abstract No. 462, and the McBain Jamison Survey, Abstract No. 491, City of Allen, Collin County, Texas, further described as being the Cottonwood Bend 4 Subdivision to the City of Allen, Texas, north of Chaparral Road and east of Jupiter Road." Mr. Pat Atkins presented the request to the Commission. He was accompanied by Mr. Lloyd Jones, Mr. Ken Chenault, and Mr. Mark Williams. Mr. Atkins presented an overview of PD 13 The current zoning on Tract 4 is traditional single family. The request is for a lot size of 5,000 sq. ft. Sixty percent will be 5,000 minimum and the remainder 6,000 to 9,000 sq, ft. Proponent is not asking for any variation on house sizes. Chairman Glass opened the public hearing. With no one wishing to speak FOR or AGAINST this request, Chairman Glass closed the public hearing. 211 I 0 I ALLEN PLANNING & ZONING COMMISSION AUGUST 14, 1986 PAGE FOUR Public Hearing P.D. 13, Tract 4 (Cont.) (Agenda Item VI) Commissioner Garcia stated he would consider this a very small change in the overall plan and that this is in line with the Comprehensive Plan. MOTION: Commissioner Garcia made a motion to approve Agenda Item VI as presented, and the motion was seconded by Commissioner Lee. Mr. Keener stated that this is a 3.48 dwelling unit increase over the Comprehensive Plan. It is compatible with the existing use in Cottonwood Bend 3. Commission voted 7 FOR and 0 OPPOSED. The motion carried. FINDINGS: 1. Garden home zoning is low density. 2. Proponent is not changing house sizes. 3. Note the 108 swing allowed in the Comprehensive Plan for flexibility. This is only a 3.48 increase. 4. Compatible use to adjacent homes. Public Hearing Hassie Hunt (Agenda Item VII) Chairman Glass read the agenda item into the record as follows: "Public Hearing - Consider a request by Hassie Hunt Trust for rezoning 144.012 acres of land from "A-0" Agriculture -Open Space to "PD" Planned Development to include Shopping Center, Multi -family, Community Facilities, and R-4 Residential. The request is on a tract of land situated in Collin County, Texas, in the James T. Roberts Survey, Abstract No. 1026, and being all that same tract or parcel of land called 148.614 acres conveyed by Hassie Hunt Trust to Hassie Hunt, Incorporated, by deed dated August 5, 1975, and recorded in Volume 966, page 462, of the Deed Records of Collin County, Texas, EXCEPT for a called 4.307 acre tract of land conveyed out of said 148.614 acre tract by Hassie Hunt, Incorporated, to the State of Texas by deed dated June 12, 1978 and recorded in Volume 1137, Page 857 of the Deed Records of Collin County, Texas and the remainder being more particularly described as being the northeast corner of S.H. 5 and Stacy Rd." 212 ALLEN PLANNING & ZONING COMMISSION AUGUST 14, 1986 PAGE FIVE Public Hearing Hassie Hunt (Cont.) (Agenda Item VII) Mr. Jack Hatchell, Barton Ashmann, accompanied by Mr. Jim Parker, Mr. Don Dillard, Mr. Roy Wilshire, Mr. Rick Horn, and Mr. Ray Noah, presented the plan to the Commission. Mr. Hatchell stated that the plan includes dedication of six acres of land for a water storage tank. He stated the plan includes proper buffering between the retail and the multi -family and the single family. He stated proponent recognizes the fact that the retail tract does not comply with the Comprehensive Plan, but they feel it is warranted for the following reasons: It provides a good land use for the property between the water storage area and Hwy. 5, and is bounded between two major thoroughfares. It allows for the development of a community type shopping center for not only the residents of Allen but also the residents of Fairview. 3. Retail center at intersection of two major thoroughfares both planned to be six lanes divided, and can be 11 supported from a traffic generation standpoint. Mr. Rick Horn discussed the proposed zoning and Mr. Roy Wilshire discussed the traffic analysis. He stated that they concur with the intersection improvements at Hwy. 5 and Stacy and Hwy. 5 and Exchange. He recommended careful attention be given to Hwy. 5 at site planning time with regard to median and driveway management. Mr. Keener asked Mr. Wilshire to address the points in the letter the City had received from the Council of Governments (COG). Point 1: COG stated that the current zoning was not included in the analysis. Mr. Wilshire said that they have run a new analysis since receiving this letter and referred the Commission to Table S. With the intersection improvements, this proposed zoning on S.H. 5 leaves it at a LOS C. Point 4: This item was addressed by the design improvements proponent is recommending through median service and driveway management. 213 ALLEN PLANNING & ZONING COMMISSION AUGUST 14, 1986 PAGE SIX Public Hearing Hassie Hunt (Cont.) (Agenda Item VIZ) Chairman Glass opened the public hearing. With no one wishing to speak FOR or AGAINST this request, Chairman Glass closed the public hearing. Commissioner Garcia stated he felt there was too much shopping center and multi -family, he was not comfortable with the traffic analysis, and he would request a submission closer to the Comprehensive Plan. Commissioner Armand stated the Commission should consider the multi -family. The plan calls for 355 units, and the Comprehensive Plan calls for 200. He referred to the statement contained in the Comprehensive Zoning Ordinance under "SC" stating that no parking is allowed within 100' of any residential district." Page three of the ordinance stated that in MF2 zoning there must be a rear yard of 20 feet. The plan submitted shows only 15 feet. Commissioner Browning discussed the amount of commercial shown in the plan with respect to serving the City of Fairview. j Mr. Keener stated that there are three corners currently in the plan for larger shopping centers; Hwy. 5 and F.M. 2170, Alma and F.M. 2170, and Watters and Exchange. Proponent stated that they were proposing to pay their share (21-26%) of the construction cost of the improvements to the intersection. Mr. Bill Petty stated the submission is a PD which required six acres of open space. Straight zoning could be approved with voluntary deed restrictions. He asked the Commission to offer the developer the opportunity to change the classification to straight zoning with deed restrictions on the multi -family to 18 units per acre. Mr. Petty suggested that the traffic impact analysis should be substantiated by COG. He further discussed the proposal in relation to the Comprehensive Plan. He stated that staff feels this is a good plan. It does exceed the limitations of this Neighborhood District according to the land use tables; however, 26 acres of commercial are taken in this neighborhood district. This leaves 11 acres to be zoned for commercial purposes. In the multi -family, 28 acres are allowed in this neighborhood district; 18 acres are already zoned. This proposal would be the appropriate location for the balance of the multi -family in this district. He stated that this submission could be close to the Comprehensive Plan in all aspects and allow approximately 15 acres for commercial at this corner. In regard to the multi -family, the same would apply except 214 ALLEN PLANNING & ZONING COMMISSION " AUGUST 14, 1986 PAGE SEVEN EPublic Hearing Hassie Hunt (Cont.) (Agenda Item VII) for the standard of 200 units in one location. He advised it would be appropriate to consider 15 acres commercial, 12 acres multi -family, and to examine the residential to see if it exceeds the 108 swing allowed in the Comprehensive Plan. Mr. Hatchell stated that proponent would like to consider this proposal and resubmit. Mr. Parker stated that the location of the water storage tank dictates much of the plan on this tract. MOTION: Upon a motion by Commissioner Garcia and a second by Commissioner Lee, Commission voted 7 FOR and 0 OPPOSED to table Agenda Item VII. The motion carried. Public Hearing Majestic Savings (Agenda Item VIII) Chairman Glass read the agenda item into the record as follows: "Public Hearing - Consider a request by The Nelson Corporation representing Majestic Savings to revise "PD" Planned Development 29 to reflect the extension of F.M. 2551, land uses of Shopping Center, Local Retail, Multi -family, Patio Homes, and Single-family Residential, to coincide with annexation of 10± acres of land. This tract of land is a portion of the Witsaul Fisher Survey, Abstract No. 323, Collin County, Texas, being all of that tract of land conveyed by deed to Omni Homes, Inc. in deed Volume 1795, Page 688, Collin County Deed Records, and also being all of a 97.72 acre tract conveyed to First Savings Association McKinney, from Freedom Financial Corporation, as recorded in Volume 2024, Page 380, of the Deed Records of Collin County, and also being part of a 13.550 acre tract of land conveyed to Naji O. Hamideh, et al from Vernon E. Day, et ux, as recorded in Volume 2025, Page 346 of the Deed Records of Collin County, and being more particularly described as being the northeast corner of F.M. 2170 and Malone Road." Mr. Craig Curry, The Nelson Corporation, representing Majestic Savings, presented the plan to the Commission. He stated that Mr. Sweet and Mr. Barnett have come into this request with Majestic. He submitted to the Commission a new development proposal and discussed the amenities being proposed for this development, including a club house and a swimming pool. He stated that they have allocated a 75 -foot drainage easement. He further presented a concept plan forthe proposal. He stated that they have spoken with some of the homeowners to the north and east of the property. The single family detached area was shown with 215 ALLEN PLANNING & ZONING COMMISSION AUGUST 14, 1986 PAGE EIGHT Public Hearing Majestic Savings(Cont.) (Agenda Item VIII) an average lot size of 7200 sq, ft.; average will now be 800 sq. ft. Overall density is 3.4 units per acre (R-3 and R-4). Unit sizes are minimum 1400 sq. ft. units, with average floor area of 1700 sq. ft. He discussed the park area that would be dedicated to the City but totally developed by the proponent. Chairman Glass opened the public hearing. Mr. Roy O'Neill spoke as a representative of the neighbors to the east and north of this property, and expressed opposition to the request. Mr. Ken Keesling spoke against this proposal. Chairman Glass closed the public hearing. Mr. Petty stated that in the use and area regulations the single family and medium density states that 258 of the structure may be constructed of w-od; staff would recommend wording stating the requirement of at least 758 masonry. He further stated that if this plan is approved, Commission should consider the water problems in this area. This tract receives the water from sur- rounding developments. The neighboring homes have developed with no attention to storm drainage. At the time of development of this property, consideration must be given to the handling of the water. Staff is recommending at this time that prior to development proponent will have to comply with an approved City of Allen drainage plan that would not place an additional burden on properties downstream. Commissioner Garcia requested time to consider the changes presented this evening. Commissioner Armand stated he felt that the buffering committed to previously should remain, he was not comfortable with a homeowners association, and would like the Parks Department to review the plans for the park. Commissioner Latimer stated she was not prepared to make a decision at this time. She agreed that the neighbors were entitled to transitional buffering. Commissioner Browning discussed the ideas of ranch estates providing their own buffering, and the thoughts about the shopping center being more than will be needed. Commissioner Armand questioned the expansion of Rock Ridge Road. Mr. Petty addressed this issue and advised that the road would be expanded at such time as the need was shown. 216 A I ALLEN PLANNING & ZONING COMMISSION AUGUST 19, 1986 PAGE NINE Public Hearing Majestic Savings (Cont.) (Agenda Item VIII) Mr. Craig Curry discussed the proponents' efforts in transitioning between the neighbors and this property. He stated the adjacent lots exceed the R-2 depths, with a 50 foot building setback. He discussed the landscaping buffer they had proposed. The overall density for the proposal is 3.9 units per acre. Commissioner Armand discussed the local retail height requirements being three stories in the Zoning Ordinance. Mr. Craig Curry advised that they would change the proposal to so state. MOTION: Upon a motion by Commissioner Garcia and a second by Commissioner Armand, Commission voted 7 FOR and 0 OPPOSED to table Agenda Item VIII. The motion carried. Final Plat Heritage Parkway (Agenda Item IX) Chairman Glass read the agenda item into the record as follows: "Final Plat - Consider final plat approval for street dedication of Heritage Parkway for Don A. Tipton, Inc., a tract of land situated in the G. W. Ford Survey, Abstract No. 328, City of Allen, Collin County, Texas, further described as lying north of Bethany Road and south of Park Place Drive." Bill Petty stated that this is the east side of Heritage Parkway. Staff recommended approval. MOTION: Upon a motion by Commissioner Browning and a second by Commissioner Karlsruher, Commission voted 5 FOR and 0 OPPOSED to approve Agenda Item IX. The motion carried. Final Plat Christ the Servant Lutheran Church (Agenda Item X) Chairman Glass read the agenda item into the record as follows: "Final Plat - Consider final plat approval for Christ the Servant Lutheran Church, a tract of land situated in the State of Texas, County of 217 ALLEN PLANNING & ZONING COMMISSION AUGUST 19, 1986 PAGE TEN Final Plat Christ the Servant Lutheran Church (Cont.) (Agenda Item X) "Collin, 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, 3 acres of land; further described as being the northeast corner of Hwy. 5 and Hightrail Drive." Bill Petty reminded the Commission that staff had previously requested a drainage study on this property. It has been submitted and staff finds this development should be allowed and will create no adverse effect. The engineer has noted that additional development between this property and Bethany Corners Shopping Center will tax the system, and the drainage will need to be considered at that time. Mr. Jim Simpfenderfer appeared before the Commission as a representative from the Lutheran Church. MOTION: Upon a motion by Commissioner Garcia and a second by Commissioner Armand, Commission voted 7 FOR and 0 OPPOSED to approve Agenda Item X. The motion carried. Final Plat Ridgemont Drive (Agenda Item XI) Chairman Glass read the agenda item into the record as follows: "Final Plat - Consider final plat approval for Don A. Tipton, Inc. for street dedication of Ridgemont Drive, being a tract of land situated in the R. C. Whisenant Survey, Abstract No. 1012, City of Allen, Collin County, Texas, being that portion of Ridgemont Drive east of Jupiter Road to Bent Creek Drive." Bill Petty presented this final plat to the Commission. This portion of Ridgemont Drive is necessary for completion of Cottonwood Bend 6B. Staff recommended approval. MOTION: Upon a motion by Commissioner Karlsruher and a second by Commissioner Lee, Commission voted 7 FOR and 0 OPPOSED to approve Agenda Item XI. The motion carried. 219 I L� L ALLEN PLANNING & ZONING COMMISSION AUGUST 14, 1986 PAGE ELEVEN Final Plat Cottonwood Bend 7A (Agenda Item XII) Chairman Glass read the agenda item into the record as follows: "Final Plat - Consider final plat approval for Cottonwood Partners for Cottonwood Bend 7A, a 14.81 acre tract of land out of the R. C. Whisenant Survey, Abstract No. 1012, Collin County, Texas, also being a portion of that called 100.442 acre tract of land described in a deed to Cottonwood Partners being recorded in Volume 2078, Page 945, of the Deed Records of Collin County, Texas; further described as being south of Bethany Road and west of Cottonwood Creek." Bill Petty stated this was the first phase of Cottonwood Bend 7. Engineering has been approved and staff recommended approval. MOTION: Upon a motion by Commissioner Browning and a second by Commissioner Lee, Commission voted 7 FOR and 0 OPPOSED to approve Agenda Item XII. The motion carried. Final Plat Cottonwood Drive and Deerlake Drive (Agenda Item XIII) Chairman Glass read the agenda item into the record as follows: "Final Plat - Consider final plat approval for Cottonwood Drive and Deerlake Drive for Cottonwood Bend Joint Venture, being 1.57 acres, more or less, being out of the R. C. Whisenant Survey, Abstract No. 1012, Collin County, Texas, also being out of that 252.043 acre tract conveyed to Landtex Development a Texas Joint Venture, by deed recorded in Volume 1171, Page 282, of the Deed Records of Collin County, Texas; further described as being south of Bethany Road and west of Cottonwood Creek." Bill Petty stated that staff recommended approval of this final plat. MOTION: Upon a motion by Commissioner Lee and a second by Commissioner Karlsruher, Commission voted 7 FOR and 0 OPPOSED to approve Agenda Item XIII. The motion carried. 219 ALLEN PLANNING & ZONING COMMISSION AUGUST 14, 1986 PAGE TWELVE Other Business: Commissioner Armand requested from Tom Keener the dates of the surrounding communities Planning & Zoning Commission meetings. Mr. Keener advised he would obtain that information. Mr. Petty presented to the Commission the work that staff had completed as a continuation of the joint workshop on August 13, 1986. This work includes a process which would become an amend- ment to the Comprehensive Plan for evaluation of zoning cases. It also includes a developer's statement of intent. Staff is recommending that the Planning & Zoning Commission recommend the attached items be adopted as part of the Comprehensive Plan. Commission discussed items regarding multi -family and community facilities. Tom Keener stated that staff is also working on a checklist to be used from a submission standpoint; the checklist presented tonight is a developer's checklist intended for review of the site plan when the submission is presented to Commission. MOTION: Upon a motion by Commissioner Garcia and a second by Commissioner Browning, Commission voted 7 FOR and 0 OPPOSED to forward staff recommendations to City Council for approval. The motion carried. Adjourn: MOTION: Upon a motion by Commissioner Armand and a second by Commissioner Garcia, Commission voted 7 FOR and 0 OPPOSED to adjourn the August 14, 1986, meeting of the Allen Planning & Zoning Commission at 11:45 P.M. The motion carried. These minutes approved this day of (,rcticLu,� 1986. Bobby Glass, Chairman � �CGZE�FiL/ Eileen Karlsruher, Secretary 220