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HomeMy WebLinkAboutMin - Planning and Zoning Commission - 1986 - 08/28 - RegularALLEN PLANNING & ZONING COMMISSION REGULAR MEETING AUGUST 28, 1986 ATTENDANCE: Commissioners Present: Bobby Glass, Chairman Wayne Armand Eileen Karlsruher Ken Browning Carolyn Latimer Charles Lee Commissioners Absent: John Garcia City Staff Present: Bill Petty, Director of Community Development Tom Keener, Development Coordinator Sally Leeper, Secretary CALL TO ORDER (Agenda Item I) The Allen Planning & Zoning Commission was called to order at 7:35 p.m. at the City Council Chambers of the Allen Municipal Annex, One Butler Circle, Allen, Texas 75002. Approve Minutes August 14, 1986 (Agenda Item II) Chairman Glass read the agenda item into the record as follows: "Approve minutes of August 14, 1986, Regular Meeting." MOTION: Upon a motion by Commissioner Armand and a second by Commissioner Karlsruher, Commission voted 6 FOR and 0 OPPOSED to approve the minutes of August 14, 1986, as presented. The motion carried. Tabled Item Hassie Hunt Trust (Agenda Item III) Chairman Glass read the agenda item into the record as follows: "Tabled Item - Consider a request by Hassie Hunt Trust for rezoning 144.012 acres of land from "A -O" 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. 877 and in the Henry Wetsel Survey, Abstract 221 Tabled Item Hassie Hunt Trust (Cont.) (Agenda Item III) "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." MOTION: Upon a motion by Commissioner Browning and a second by Commissioner Armand, Commission voted 6 FOR and 0 OPPOSED to remove Agenda Item III from the table. Mr. Jack Hatchell, Barton-Ashmann & Associates, reviewed the proposal with the Commission. He stated that they have revised their plan. He discussed the following changes that they have made to their plan: 1. Multi -family tract has been divided into two tracts; one MF with 18 units/acre, with 200 maximum units; the second tract would be a garden home area, 60 units with 5,000 sq. ft. lots. The SC tract, designed to serve more than just this neighborhood, has been changed to 17.9 acres net. He stated that the market study completed by the consultants was distributed to City staff for review. He then distributed to the Commission a traffic impact study. He stated that he had been advised by COG that the traffic study was correct. He stated that proponent would agree with the need for dual left turn lanes and exclusive right turn lanes at all four corners of the intersection. He presented a possible site plan for the SC tract and stated that the center would be heavily landscaped. Commissioner Armand questioned the deed restrictions referred to in Mr. Keener's memorandum to the Commission. Mr. Keener stated that those would have had to do with the multi -family and garden home districts, but rather than deed restrictions, staff had recommended a land use plan be attached to the ordinance setting forth the units per acre in the MF tract. As to the garden home district, everything with the exception of Tract 4 would be one submission. Tract 4 would be submitted as "GH" garden home zoning, to be officially adopted after the amendment to the current zoning ordinance which would adopt a GH district. 222 ALLEN PLANNING & ZONING COMMISSION e AUGUST 28, 1986 PAGE TWO Tabled Item Hassie Hunt Trust (Cont.) (Agenda Item III) "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." MOTION: Upon a motion by Commissioner Browning and a second by Commissioner Armand, Commission voted 6 FOR and 0 OPPOSED to remove Agenda Item III from the table. Mr. Jack Hatchell, Barton-Ashmann & Associates, reviewed the proposal with the Commission. He stated that they have revised their plan. He discussed the following changes that they have made to their plan: 1. Multi -family tract has been divided into two tracts; one MF with 18 units/acre, with 200 maximum units; the second tract would be a garden home area, 60 units with 5,000 sq. ft. lots. The SC tract, designed to serve more than just this neighborhood, has been changed to 17.9 acres net. He stated that the market study completed by the consultants was distributed to City staff for review. He then distributed to the Commission a traffic impact study. He stated that he had been advised by COG that the traffic study was correct. He stated that proponent would agree with the need for dual left turn lanes and exclusive right turn lanes at all four corners of the intersection. He presented a possible site plan for the SC tract and stated that the center would be heavily landscaped. Commissioner Armand questioned the deed restrictions referred to in Mr. Keener's memorandum to the Commission. Mr. Keener stated that those would have had to do with the multi -family and garden home districts, but rather than deed restrictions, staff had recommended a land use plan be attached to the ordinance setting forth the units per acre in the MF tract. As to the garden home district, everything with the exception of Tract 4 would be one submission. Tract 4 would be submitted as "GH" garden home zoning, to be officially adopted after the amendment to the current zoning ordinance which would adopt a GH district. 222 ALLEN PLANNING & ZONING COMMISSION AUGUST 28, 1986 PAGE THREE Tabled Item Hassie Hunt Trust (Cont.) (Agenda Item III) Mr. Keener stated that he had been advised by Michael Morris that the traffic study was correct in establishing an LOS C, but COG recommended that the intersections proposed by PAWA and Friebele be consistent. He stated further that staff had not been able at this time to arrive at the proper percentage of construction costs each property owner would be liable for. Staff was requesting flexibility to work with COG to arrive at a pro rata formula. Mr. Keener stated that staff had the opportunity to study the market analysis that proponent submitted, and its methodology was inadequate. He stated that the residential is in compliance with the Comprehensive Plan except where the medium density is slightly over. He added that proponent was being required to dedicate most of the right-of-way for the dual turn lanes and this is the reason for the significant difference in the net and gross acreage on the shopping center. Commissioner Armand stated that he had a concern that the SC tract was still over the 15 acres allowed by the Plan. Mr. Hatchell stated that the additional acreage will allow more landscaping for a more beautiful center. The landscaping will cover approximately three acres. Mr. Keener stated that if the proposal passes as is, the commercial will be over by approximately 208 in this neighborhood district. Also, references to landscaping should not be considered at this time since this is not a site plan submission. MOTION: Upon a motion by Commissioner Browning and a second by Commissioner Latimer, Commission voted 6 FOR and 0 OPPOSED to approve Agenda Item III with the following modifications: 223 Bill Petty stated that staff would request that the land use plan be submitted as two separate plans, separating out Tract 4 and showing more specifically the right-of-way for the inter- sections. He questioned the meaning of the wording "dedication by separate instrument" with regard to the Community Facilities tract. Proponent stated that the dedication would take place after zoning is complete, or at the time of platting, whichever the City desires. Commissioner Lee questioned the 808 excess on the medium density referred to in Mr. Keener's memorandum. Mr. Keener corrected that number to be 668. Bill Petty stated that anything over and above on this property would need to be recognized as being in consideration of the CF tract dedication. Commissioner Armand stated that he had a concern that the SC tract was still over the 15 acres allowed by the Plan. Mr. Hatchell stated that the additional acreage will allow more landscaping for a more beautiful center. The landscaping will cover approximately three acres. Mr. Keener stated that if the proposal passes as is, the commercial will be over by approximately 208 in this neighborhood district. Also, references to landscaping should not be considered at this time since this is not a site plan submission. MOTION: Upon a motion by Commissioner Browning and a second by Commissioner Latimer, Commission voted 6 FOR and 0 OPPOSED to approve Agenda Item III with the following modifications: 223 ALLEN PLANNING & ZONING COMMISSION AUGUST 28, 1986 PAGE FOUR Tabled Item Hassie Hunt Trust (Cont.) (Agenda Item III) (1) details of the row's and easements should be defined; (2) further information from COG as to pro rata formula for off-site construction of the traffic intersection improvements; (3) provision for Tract 4 to be in a separate submission to be adopted as a separate ordinance after the amendment to the Comprehensive Zoning Ordinance establishes this district; (4) the land use plan will be attached restricting the MF to 18 units per acre. FINDINGS: 1. Recognize the fact that the commercial is over the plan and that would be held as consideration for the 6 acre CF tract. 2. From a planning standpoint it is recognized that the SC is restricted from flexibility on the eastern portion because of the CF tract, and possible restric- tions to the south to eliminate short turn radius on the surrounding street. 3. The MF has been reduced by splitting the tract. Tabled Item Majestic Savings (Agenda Item IV) Chairman Glass did not read the agenda item into the record. MOTION: Upon a motion by Commissioner Armand and a second by Commissioner Karlsruher, Commission voted 6 FOR and 0 OPPOSED to remove Agenda Item IV from the table. The motion carried. Mr. Craig Curry reviewed the plan with the Commission. He stated the private pool and clubhouse has been removed from the plan, as well as the homeowner's association. The park still contains five acres which will be dedicated to the City. He presented the revised concept of the park area, and discussed the requirements being presented for subdistrict A and B. In subdistrict A, 1800 sq. ft. minimum unit sizes will be changed to 2000 sq. ft. There are six lots that abut the neighboring property; these six lots will have a minimum of 14,000 sq. ft. with 50 foot rear yards and 25 foot front yards. 224 I I I ALLEN PLANNING & ZONING COMMISSION AUGUST 28, 1986 PAGE FIVE Tabled Item Majestic Savings (Cont.) (Agenda Item IV) Mr. Curry stated that the use requirements would be changed to those allowed in the R-2 district. Also, the wording regarding the subdistricts would be changed in the area requirements. The lot size requirements are shown as 8000 sq. ft. and do not include the patio home area. Subdistrict A minimum floor area should be 2000 sq. ft. In the patio homes, change maximum number of patio homes to 74 units instead of 67 units, keeping the overall units to 301. Chairman Glass questioned the need for a traffic analysis. Tom Keener stated a traffic study was originally submitted; however, with the different configuration submitted, staff has requested a new study be submitted and it has not been reviewed by the COG or staff at this time. Mr. Curry stated that a new study was being prepared. Jack Hatchell discussed the original traffic study. The study under the new plan is not ready at this time. He added that it will be prepared in time for COG to review before the next meeting. The consensus of the Commission was that the new plan conforms with the Comprehensive Plan, except Commissioner Armand stated he still feels most comfortable with the zoning as it stands on the property. MOTION: Upon a motion by Commissioner Lee and a second by Commissioner Armand, Commission voted 6 FOR and 0 OPPOSED to table Agenda Item IV. The motion carried. Other Business: (Agenda Item V) Mr. Tom Keener discussed the traffic impact analysis requirements. He stated the handout discussed tonight would be given to each developer. Commission discussed the study area and other aspects of the requirements. The consensus of the Commission was to look at this analysis again at the next meeting. Adjourn: (Agenda Item VI) MOTION: Upon a motion by Commissioner Latimer and a second by Commissioner Karlsruher, Commission voted 6 FOR and 0 OPPOSED to adjourn the August 28, 1986, meeting of the Allen Planning & Zoning Commission at 10:00 p.m. 225 ALLEN PLANNING & ZONING COMMISSION AUGUST 28, 1986 PAGE SIX These minutes approved this 11 ut day of 1986. Bey Glaltlls, Chairman HI Eileen Karlsruher, Secretary 226