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HomeMy WebLinkAboutMin - Planning and Zoning Commission - 1991 - 07/25 - RegularALLEN PLANNING & ZONING COMMISSION REGULAR MEETING JULY 25, 1991 ATTENDANCE: Commission Members Present: John Garcia, Chairman Harold Biggs, Vice -Chairman Kenneth Fulk, Secretary Douglas Gallagher Jeffery Kelley Judith Seale Noel Crume Commission Members Absent: City Staff Present: Bill Petty, Director of Community Development Tom Keener, Development Coordinator Sally Leeper, Secretary CALL TO ORDER AND ANNOUNCE A QUORUM: With a quorum of the Commissioners present, the Allen Planning & Zoning Com- mission was called to order at 7:30 p.m. by Chairman Garcia at the Allen Municipal Annex, City Council Chambers, One Butler Circle, Allen, Texas. Approve Minutes June 13, 1991 (Agenda Item II) Chairman Garcia read the agenda item into the record as follows: "Approve minutes of June 13, 1991, Regular meeting." MOTION: Upon a motion by Commissioner Fulk and a second by Commissioner Crume, the Commission voted 7 FOR and 0 OPPOSED to approve the minutes of June 13, 1991. ALLEN PLANNING & ZONING COMMISSION JULY 25, 1991 PAGE 2 Election of Officers (A¢enda Item III) Chairman Garcia read the agenda item into the record as follows: "Election of Officers. Chairman, Vice -Chairman, and Secretary." Commissioner Gallagher placed the name of John Garcia in nomination for the office of chairman. Commissioner Fulk seconded the nomination, and Commission- er Garcia was elected Chairman by acclamation. Commissioner Kelley placed the name of Harold Biggs in nomination for the office of vice-chairman. Commissioner Fulk seconded the nomination, and Commissioner Biggs was elected Vice -Chairman by acclamation. Commissioner Biggs placed the name of Ken Fulk in nomination for secretary. Commissioner Crume seconded the nomination, and Commissioner Fulk was elected secretary by acclamation. Public Hearing Wilbow Peck Corporation (Lily Yang) (Agenda Item IV) Chairman Garcia read the agenda item into the record as follows: "Public Hearing - Consider a request by Wilbow Peck Corporation, repre- senting Lily Yang, to change the zoning from R-2 Residential to Flood Plain -Planned Development Garden Homes No. 49 (FP -PD -GH -No. 49) on a 37.006± acre tract of land located in the William Perrin Survey, Abstract No. 708 and the G. W. Ford Survey, Abstract No. 328, in the City of Allen, Collin County, Texas, and being all of the tract described in Volume 530, Page 243, Volume 243, Volume 626, Page 523 and Volume 3000, Page 275 in the Deed Records of Collin County; further described as being located east of Jupiter Road and north of Cottonwood Bend North Addition." Mr. Keith Jackson, Cook -Jackson, Inc., 4901 Victor St., Dallas, Texas, present- ed the request to the Commission. He stated it is a 37 acre tract adjacent to Cottonwood Creek with a tributary of that creek running through the tract. A major sewer line runs through the tract. Proponent is requesting garden home zoning. Their request is comparable to the Cottonwood Bend North Subdivision to the south. It is shown as low density residential on the master plan; however, the zoning to the north and south would indicate that this property would better be developed with the proposed zoning. Chairman Garvie opened the public hearing. With no one wishing to speak for or against the request, Chairman Garcia closed the public hearing. Mr. Keener provided comments from Council of Governments (COG) regarding the traffic impact analysis. COG is recommending that the analysis be accepted. He added that Ms. Katherine Parks had telephone city staff to register her support for the project. Her address is 6446 Orchid, Dallas, Texas. Mr. Keener stated C G Lill ALLEN PLANNING & ZONING COMMISSION JULY 25, 1991 PAGE 3 Public Rearing Wilbow Peck Corporation (Lily Yang) (Cont.) (Agenda Item IV) that the request is for zoning only, and no preliminary design or site plan is being considered. Mr. Petty discussed the flood plain status of the request. The property will drain at least 160 acres and therefore a flood study will be required before any street layout can be considered. Site plans are required in all planned develop- ment zoning requests; however, the City Council has stated in the past that a preliminary plat will act as a site plan for residential planned developments. The planned development requirement for open space is one acre for every 75 dwelling units. Staff feels that dedication of the flood plain area will accommodate this requirement. Commissioner Gallagher questioned the building material requirements. Mr. Keener stated that the applicant is accepting the zoning ordinance requirements for Garden Home zoning. Mr. Jackson added that if a house backs to Jupiter Road then their proposal includes the statement that 100% of that face of the structure will be brick, in addition to meeting the 75% requirement on the remain- der of that structure. He added that any houses adjacent to Jupiter will be 100% brick. Mr. Petty discussed the structural problems with requiring 100% brick on 2 -story homes. He stated that the 75% masonry requirement gives staff the flexibility to exclude gables from the brick requirement. Mr. Jackson stated that he would amend the request to clarify that homes would conform to the 75% brick requirement with the additional 100% brick on the side or rear N it abuts Jupiter Road. Commissioner Gallagher discussed the size of the lots and Mr. Jackson stated that the market conditions dictated the request as presented. Commissioner Crume asked the square footage of the homes in Cottonwood Bend North. Mr. Keener stated that the Cottonwood Bend North zoning requires different minimum sizes by percentages, with the average being 1300 in North 1 and 1375 in North 2. The smallest minimum size in North 1 is 1225 square feet and in North 2 is 1300. The actual product that has been built is larger. Mr. Petty discussed that the plat procedure includes platting the flood plain and it could dedicated as a public use easement. Mr. Jackson stated that there are probably 6.7 acres of anticipated flood plain. Commissioner Milk questioned the boundary survey which shows future right-of- way on Jupiter Road. Mr. Keener stated that the right-of-way was prescriptive right-of-way and dedication by plat will be required at the time of platting. Chairman Garcia reviewed the zoning analysis provided by city staff. He stated the Comprehensive Plan numbers regarding dwelling units and acres were ALLEN PLANNING & ZONING COMMISSION JULY 25, 1991 PAGE 4 Public Hearing W1bow Peck Corporation (Lily Yang) (Cont.) (Agenda Item IV) estimates, and should be considered in any zoning request, but recognized as estimates only. He added that ingress and egress along Jupiter will need to be addressed at the time of platting, as well as landscaping requirements. He stated that the Comprehensive Plan should be used as a point of reference and consider- ation should be given to compatibility with adjacent property. He stated that he feels the request is compatible with adjacent properties. Commissioner Gallagher questioned whether their might be a problem with the fact that although the zoning to the south allows minimum house sizes, the product is actually much larger. He suggested a larger minimum house size for this develop- ment. Mr. Petty advised the Commission that adjacent property owners have been notified of the public hearing. Commissioner Kelley questioned the existing zoning on the property. Mr. Keener advised that Residential -2 (R-2) zoning calls for 2000 square foot homes. At the time this property was annexed into the city it was zoned R-2, which was the standard holding pattern at that time. Today, Agriculture -Open Space (A -O) is used for newly annexed property. Commissioner Gallagher suggested that 1300 square foot minimum for house size would be more compatible to the adjacent property. Mr. Jackson stated that the request follows R-5 zoning, and stated that the project will most likely develop with 1800+ s.f. homes and the sales price would be approximately $100,000 to $110,000. The Commission further discussed the need to raise the minimum house size to 1300 square feet. Mr. Jackson stated he would amend his proposal to include a minimum house size of 1300 square feet. MOTION: Upon a motion by Commissioner Biggs and a second by Commissioner Fulk, the Commission voted 7 FOR and 0 OPPOSED to approve the request as amended to include 1300 square foot minimum house size and the above -stated brick requirement on homes adjacent to Jupi- ter. Findings: 1. Proposal includes compatible land use to the adjacent areas. 2. Setbacks and other area regulations are comparable with the standard R-5 zoning requirements. 3. The proposal is in conformance with the Comprehensive Plan. ALLEN PLANNING & ZONING COMMISSION JULY 25, 1991 PAGE 5 Public Hearing Wilbow Peck Corporation (Lily Yang) (Cont.) (Agenda Item IV) 4. The flood plain has been noted and will be studied. 5. The traffic study was recommended by COG. 6. Square footage was raised because of the standard housing square foot minimums to the south. Other Business Mr. Keener stated that no items are scheduled at this time for the next agenda. He further recognized and welcomes the new commissioners. Chairman Garcia stated that staff will be preparing a training session for the commission. Mr. Petty stated that Mr. Pitstick was unavailable for the presentation scheduled for this meeting, and it would be rescheduled for a later date. Adjourn MOTION: Upon a motion by Commissioner Biggs and a second by Commissioner Crume, the Commission voted 7 FOR and 0 OPPOSED to adjourn the July 25, 1991, meeting of the Allen Planning & Zoning Commission at 8:25 p.m. These minutes approved this day of !,(tin 1991. John rcia, Chairman ......h Fulk, Secretary