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HomeMy WebLinkAboutMin - Planning and Zoning Commission - 1992 - 04/09 - RegularALLEN PLANNING & ZONING COMMISSION REGULAR MEETING APRIL 9, 1992 ATTENDANCE: Commission Members Present: John Garcia, Chairman Harold Biggs, Vice -Chairman Kenneth Fulk, Secretary Jeffery Kelley Noel Crume Commission Members Absent: Doug Gallagher City Staff Present: Tom Keener, Development Coordinator Sally Leeper, Secretary 0 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 7:31 p.m.p.m. by Chairman Garcia at the Allen Municipal Annex, City Council Chambers, One Butler Circle, Allen, Texas. Approve Minutes March 12, 1992 (Agenda Item II) Chairman Garcia read the agenda item into the record as follows: "Approve minutes of March 12, 1992, Regular Meeting." MOTION: Upon a motion by Commissioner Biggs and a second by Commissioner Crume, the Commission voted 5 FOR and 0 OPPOSED to approve the minutes of March 12, 1992, as presented. A ALLEN PLANNING & ZONING COMMISSION APRIL 9, 199E PAGE 2 Public Hearing Oak Ridge 2 Chairman Garcia read the agenda item into the record as follows: (Agenda Item III) "Public Hearing - Consider a request by The Nelson Corporation for the Resolution Trust Corporation to amend Planned Development No. 11 by changing the zoning on the Multi -family (MF) district to Single-family Residential (5000 sq. ft. lots, 1200 sq. ft. homes). The property is described as being a tract of land situated in the Peter Fisher Survey, Abstract No. 314, in the City of Allen, Collin County, Texas, and being a part of a 10.193 acre tract conveyed to University Savings Association by Substitutes Trustee's Deed recorded in Volume 3264, Page 520, Land Records of Collin County; further described as being southwest of the southwest corner of Exchange Parkway and Malone Road." Mr. Tom Keener presented the request to the Commission. He stated that Exchange Parkway will become a six -lane divided thoroughfare in the future and Malone Road will remain a two-lane collector with a third lane available for turning. The corner property is zoned retail, which is what is indicated on the master plan. The area under consideration is shown on the master plan as multi- family, and is currently zoned multi -family. The proposal includes a change in the zoning of the multi -family tract to residential, which is consistent with the garden home district in the zoning ordinance. The proponent is requesting a plan which includes 52 lots. A traffic study was not required. Mr. Keener expressed the following staff concerns: The two alley access points directly across from each other. The side yard on Lot 12, Block B, should be 20 feet. Mr. Keener added that the request, if approved, will eliminate the multi -family buffer between the retail and the residential. Mr. Craig Curry, The Nelson Corporation, and Mr. John Landon, Legacy Homes, were present to answer questions. Mr. Curry discussed the request. He stated that it was his understanding that the request is merely a technicality in that if this were not a planned development, single family would be allowed in a multi- family district. He added that the project will complement the development behind this project on Live Oak and Pin Oak. Mr. Curry stated that the proponent is agreeable to staff's request for a 20 -foot side yard on Lot 12, Block B. Mr. Curry presented an alternative design for the alley access points on the southern street. This proposal moves the southernmost alley access to the west # one lot. He suggested that the tract was too small to develop as multi -family. ALLEN PLANNING & ZONING CONWSSION 9 APRIL 9, 1992 PAGE 3 Public Hearing Oak Ridge 2 (Continued) (Agenda Item III) Chairman Garcia opened the public hearing. Ms. Leslie Ritchie, 1100 Pin Oak Lane, spoke in favor of the request. Mr. Mike Sneed, 405 Cambridge, Richardson, a tentative purchaser of a home on the adjacent tract, spoke in favor of the request. Chairman Garcia closed the public bearing. The following concerns were expressed by the Commission: 1. If this property is developed as single family, it would need to be screened from the adjacent retail property. Chairman Garcia discussed the requirements of the Zoning Ordinance for the retail to be screened from the residential. 2. Oak Ridge Addition (Pin Oak Lane and Live Oak Lane) is zoned Townhome (TH); however, traditional single family homes have been built. 3. The 10 -foot rear setback was a concern. Mr. Keener stated that the rear setback requirement in the TH District of the Zoning Ordinance is 15 feet. Mr. Landon suggested a rear setback of 18 feet to accommodate the neces- sary driveways. 4. An additional alley access to Shumard (the north/south street) was indicat- ed as needed. It was expressed that access is needed from the existing homes to the west. Mr. Keener stated that the City Engineer has reviewed the submission and it is acceptable except for the position of the alley access on the south. Staff would prefer to see it two to three lots to the east. 5. Deletion of the multi -family buffer between the retail and the single family. Mr. Curry discussed the probability that the master plan shows this property as multi -family because the zoning was in place at the time the master plan was adopted. He suggested that the proposed product is more of a medium density, and would be a more appropriate buffer than multi- family. Mr. Keener stated that the Comprehensive Plan does not require a buffer between the single family and commercial. ALLEN PLANNING & ZONING CONffiSSION APRIL 9, 199E PAGE 4 Public Hearing Oak Ridge 2(Continued) (Agenda Item III) Chairman Garcia discussed the original zoning on this property. The property was zoned prior to the Comprehensive Plan being adopted. The Plan calls for commercial to be located at intersections of major thoroughfares rather than collector streets. He suggested that the 7 -acre retail tract might be appropriate- ly rezoned to residential. Mr. Landon stated that the proposed lot sizes relate the medium density residen- tial and it is his opinion that this is a proper buffer between the traditional single family and the retail. The following comments were made by Commission members: 1. The commercial tract is larger than appropriate for this intersection. It would be appropriate to rezone the entire property, if possible, at one time. 2. The buffering question is important; however, the multi -family does not appear to be appropriate on the proposed tract. 3. Multi -family would be inappropriate for this particular tract. 4. The rear setback and the questions of the alley access were serious consid- erations. 6. The garden home zoning would be a better transition than multi -family from the traditional single family to the retail tract. Discussion was held regarding the possibility of notifying future home purchasers as to the adjacent zoning and the proponent agreed to post in a conspicuous position in all sales offices a plat showing adjacent zoning. The proponent agreed to the following amendments to their request: 1. The southern alley access would be moved to the east, and an additional access would be made on the west side, possibly between Lots 3 and 4 and 25 and 26 of Block A, subject to city staff approval. 2. Lot 12, street side yard, would be 20 feet 3. Rear setback of 18 feet on all properties. 4. Adjacent property zoning will be indicated on the sales plat in all sales offices. ALLEN PLANNING & ZONING CONWSSION APRIL 9, 1992 PAGE 5 Public Hearing Oak Ridge 2 (Continued) (Agenda Item III) MOTION: Upon a motion by Commissioner Kelley and a second by Commissioner Fulk, the Commission voted 5 FOR and 0 OPPOSED to recommend approval of the request for Oak Ridge 2 with the following amend- ments: 1. Rear building line will be 19 feet. 2. City staff will review and approve the placement of two alley entrances on Block A from Oak Tree and Shumard. 3. Existing alley entrance on Oak Tree will be removed. 4. All sales offices will prominently display adjacent zoning of retail parcel. 5. The street side yard on Lot 12, Block B, will be 20 feet. The following findings were read into the record: 1. Buffering concept is not being abandoned, but this buffer is more appro- priate. The use is compatible to surrounding uses. Setbacks are consistent with City standards and adjacent zoning. OTHER BUSINESS Mr. Keener stated that the joint public hearing by City Council and Planning & Zoning Commission to hear the presentation on the update to the Comprehensive Plan will be held Tuesday, April 14, 1992, at 7:00 p.m. The next agenda will include a public hearing and possibly a plat. Chairman Garcia complimented staff on the publication "Economic Analysis," and announced the resignation of Judith Seale. A ALLEN PLANNING & ZONING CONRUSSION APRIL 9, 1992 PAGE 6 ADJOURN: MOTION: Upon a motion by Commissioner Cmme and a second by Commissioner Biggs, the Commission voted 5 FOR and 0 OPPOSED to adjourn the April 9, 1992, meeting of the Planning & Zoning Commission at 9:00 p.m. These minutes approved this a3 day of 1992. ul J n ia, Chairman A LLhnLC� Kenneth Fulk, Secretary