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HomeMy WebLinkAboutMin - Planning and Zoning Commission - 1992 - 10/08 - RegularALLEN PLANNING 6 ZONING COMMISSION REGULAR MEETING OCTOBER 9, 1992 ATTENDANCE: Commission Members Present: John Garcia, Chairman (arrived 7:50 p.m.) Harold Biggs, Vice -Chairman Kenneth Fulk, Secretary Douglas Gallagher Jeffery Kelley Steve Allen Noel Crume Commission Members Absent: City Staff Present: Tom Keener, Development Coordinator Sally Leeper, Secretary I 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 7:40 p.m. by Acting Chairman Biggs at the Allen Municipal Annex, City Council Chambers, One Butler Circle, Allen, Texas. Approve Minutes (Agenda Item II) September 24 1992 Acting Chairman Biggs read the agenda item into the record as follows: "Approve minutes of September 24, 1992, Regular Meeting." MOTION: Upon a motion by Commissioner Crume and a second by Commissioner Fulk, the Commission voted 6 FOR and 0 OPPOSED to approve the minutes of September 24, 1992, as presented. I �I PLANNING & ZONING COMMISSION OCTOBER 8, 1992 PAGE 2 Tabled Item Review of Subdivision Ordinance (Agenda Item III) Acting Chairman Biggs read the agenda item into the record as follows: "Tabled Item - Review of Subdivision Ordinance." This item was moved to the end of the meeting. Public Hearing Calvary Baptist Church (Agenda Item IV) Acting Chairman Biggs read the agenda item into the record as follows: "Public Hearing - Consider a request by Intermandeco, Inc. for Calvary Baptist Church for a Specific Use Permit for a church to be located in a Shopping Center (SC) District of Planned Development No. 22, being 4.1450 acres of land situated in the R. C. Whisenant Survey, Abstract No. 1012, in the City of Allen, Collin County, Texas, and part of a 22.4 acre tract as described in Instrument No. 92-0043521 of the Deed Records of Collin County, Texas; further described as being the southwest corner of Allen Heights Drive and Bethany Drive." Mr. Keener presented the request to the Commission. He stated that the subject property is currently zoned PD22-Shopping Center. It is in Neighborhood District No. 25. He discussed the history of this tract. It was originally a 22.4 - acre shopping center tract and was recently reduced to 6.6 acres. If this request is approved, it will further reduce the shopping center tract to 1.4 acres and will effectively eliminate this corner as a future retail site. Acting Chairman Biggs discussed the problem of leaving a small shopping center tract to the south. Commissioner Fulk questioned the future location of a dumpster, and the fact that there appears to be no possible location except in required, designated parking spaces. It was discussed that the city's policy does not require that a dumpster be shown on the site plan; however, Commissioner Fulk expressed concern about maintaining the minimum number of parking spaces. Acting Chairman Biggs opened the public hearing. Pastor Paul Price, applicant, spoke in favor of the request. He discussed the fact that the flood plain study is not complete at this time. He stated that the parking fulfills city requirements for a 250 -seat auditorium. He stated that the purchase is contingent upon receiving a favorable response to this zoning request. PLANNING & ZONING COMMISSION L OCTOBER 8, 1992 PAGE 3 Public Hearing Calvary Baptist Church ( Cont.) (Agenda Item IV) Commissioner Kelley discussed the need for handicapped parking spaces and questioned the location of a future dumpster and how this would relate to the required parking spaces. He questioned whether there would be a problem with building a driveway over a sewer easement. Mr. Keener stated that permanent structures are not allowed on sewer easements. Chairmen Garcia closed the public hearing. Commissioner Kelley stated that the building is 11,000 sq. ft., rather than the 10,000 sq. ft. as stated in staff's memo. Further discussion was held regarding the need to maintain the 83 parking spaces, regardless of how many handicapped spaces are designated and where the dumpster is located. Mr. Commissioner Kelley discussed the possibility of requiring developers to have their dumpster location plans reviewed by BFI for approval of the site. Discussion was held regarding the drive approaches and staff advised that the city's current guidelines are less than 100', but staff attempts to maintain at least 150'. A fire plug is located at the corner of the property. It was indicated that the site plan shows only 79 actual parking spaces and this should be corrected. Commissioner Crume discussed the fact that there are no plans to widen Allen Heights Drive in the near future. It was also discussed that the flood plain line may change when the study is completed at the time of platting. The hike and bike trail will be on the west side of the creek, included in the Heritage Heights Addition. The areas on the site plan marked "Greenbelt" which actually satisfy the land- scaping requirements, should be redesignated as "Landscape" areas. Mr. Price stated that there are no plans at this time to install automatic sprinklers. The Commission discussed the need for the landscaping to be sprinklered. Commissioner Allen stated he would be not be in favor of requiring sprinklers because of the financial burden it would place on the proponent. Chairman Garcia suggested that if this were a commercial request, the Commission would probably require sprinklers because of its proximity to the intersection of two major thoroughfares. PLANNING & ZONING COMMISSION .j OCTOBER 8, 1992 PAGE 4 Public Hearing Calvary Baptist Church (Cont.) (Agenda Item IV) Commissioner Gallagher questioned whether this request would result in giving up too much of the Shopping Center district. Commissioner Folk stated he had the same concern. This district will have been reduced from 22.4 acres to 1.4 acres if this request is approved. Commissioner Kelley discussed the fact that this was a major concern when the property was rezoned from the 22.4 acres to the current 6.6 acres. Commissioner Folk questioned staff as to the developability of the 6.6 acres as a shopping center. Mr. Keener stated that 6.6 acres would allow for a small strip center, not a major commercial development. He stated the question remains as to whether the Commission feels this corner is needed as a commercial site. He added that there is a commercial site at Chaparral and Allen Heights; however, this will not develop for a long time. Commissioner Folk discussed the fact that the southeast and southwest corners of the intersection in question are planned for commercial, the northwest corner is residential, and the northeast corner is Bethany Lakes Park. He feels this corner might be necessary for commercial development. It was discussed that the southeast corner might allow, sufficient commercial development. MOTION: Upon a motion by Commissioner Kelley and a second by Commissioner Gallagher, the Commission voted 3 FOR and 4 OPPOSED to approve the request subject to the parking being corrected to show actual 83 spaces; including adequate number of handicapped spaces, and that if there is going to be a dumpster, the parking spaces must be maintained and it must be screened; the wording "Greenbelt" in the areas that are to be landscaped should be changed to "Landscape," and the landscaping along Bethany and Allen Heights only be irrigat- ed. The other areas would not be required to be irrigated. The motion failed. Commissioners Biggs, Crams, and Allen stated that they voted against the motion because they did not feel the property required irrigation, and discussion was held requiring the need for irrigation. Mr. Price stated that he wants to build a nice facility and if other churches are required to be irrigated, then his church should be required also; however, if they are not required, he would prefer not to install the system. Commissioner Falk stated that this is not a community facilities district, but rather a specific use permit in a shopping center district. He voted against the motion because he is not in favor of allowing the use at this site, but rather preserving it commercial uses. PLANNING & ZONING COMMISSION OCTOBER 8, 1992 PAGE 5 Public Hearing Calvary Baptist Church (Cont.) (Agenda Item IV) Commissioner Kelley suggested that the City needs a landscape ordinance which requires all commercial landscaping to be irrigated. He suggested that allowing grass as the entire landscaping is not sufficient. Commissioners Gallagher and Kelley stated that they felt that the southeast corner of this intersection would allow for sufficient commercial development. Chairman Garcia stated that his concern regarding the irrigation was that this location is a major, visible commercial district. MOTION: Upon a motion by Commissioner Kelley and a second by Commissioner Gallagher, the Commission voted 6 FOR and 1 OPPOSED to approve the request subject to the parking being corrected to show actual 83 spaces; including adequate number of handicapped spaces, and that if there is going to be a dumpster, the parking spares must be maintained and it must be screened; the wording "Greenbelt" in the areas that are to be landscaped should be changed to "Landscape," and the landscaping along Bethany and Allen Heights only be irrigat- ed. The other areas would not be required to be irrigated. FINDINGS: 1. A church is an allowable use in a Shopping Center district. 2. The parking issues were addressed. 3. Ingress and egress was addressed. 4. The request has approval of the Fire Marshal. 5. Landscaping is adequate. 6. A variety of uses at this intersection will be an asset. 7. The church is appropriate adjacent to the greenbelt. MINORITY FINDINGS: 1. The use is appropriate; however, the landscaping should not be required to be irrigated. PLANNING & ZONING COMMISSION OCTOBER 8, 1992 PAGE 6 Tabled Item Subdivision Ordinance (Agenda Item III) This item was not removed from the table; however, at this time, Chairman Garcia took the opportunity to share with the Commission items that were discussed at the meeting of the previous night with the Mayor and other Board and Commission members. Chairman Garcia discussed procedural matters for future meetings and suggested that future public hearings should be closed to the public after the public hearing is closed. Commissioner Crume requested staff to begin the consider developing a landscap- ing ordinance. This was discussed by the Commission and the consensus of the Commission was to request staff to bring forward information regarding this issue. The Thanksgiving meeting was canceled. A decision will be made when necessary as to whether to schedule a special meeting date in place of the Thanksgiving meeting. The Christmas Eve (Dec. 24) meeting was canceled. Adiourn MOTION: Upon a motion by Commissioner Biggs and a second by Commissioner Crume, the Commission voted 7 FOR and 0 OPPOSED to adjourn the October 8, 1992, meeting of the Planning & Zoning Commission at 9:30 p.m. minutes approved thio? n N day of —CGe.e-ue.t� , 1992. arcia, Chairman Kenneth ^ulk, Secretary